2002-07-02 Revised Development Agreement
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Michael C. Couri*
Andrew J. MacArthur
Robert T. Ruppe**
David R. Wendorf
'Also licensed in Illinois
COURI & MACARTHUR
Attorneys at Law
705 Central Avenue East
PO Box 369
St. Michael, MN 55376-0369
(763) 497-1930
(763) 497-2599 (FAX)
couriandmacarthur@pobox.com
"Also licensed in California
July 2, 2002
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Mr. Don Jensen
Pilot Land Development Company, Inc.
13736 N.E. Johnson Street
Ham Lake, MN 55304
Re: City of Albertville; Cedar Creek South 5th Developer's Agreement.
Dear Don:
Attached is the revised Cedar Creek South 5th Addition Developer's Agreement. I
have eliminated the requirement of constructing and maintaining the cul-de-sac island,
but have retained the island to the east. Upon buildout of the plat, Pilot can assign the
maintenance of the island to the abutting landowners (Paragraph 10.E.). I have also
eliminated the owner of the golf course from the signature page. Please review these
changes and call me with any questions you may have. If you have no questions, then
please have the agreement signed by Kent and returned to the City. You may need to
provide a new landscape plan which shows the cul-de-sac as all pavement rather than the
plantings previously submitted.
Once the agreement is fully executed, please contact my office to coordinate the
recording of the plat and the Developer's Agreement. Thank you.
Sincerely
Michael C. Couri
Couri & MacArthur
Enclosures
Cc: Linda Goeb
Cindy Sherman
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CITY OF ALBERTVILLE DEVELOPER'S AGREEMENT
Cedar Creek South Fifth Addition
THIS AGREEMENT, entered into this II day of J~ J , 2002 by and
between Pilot Land Development Company, Inc., referred to herein a "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 ofland
described in Exhibit A, attached hereto and incorporated herein by reference, which
parcel(s) ofland are proposed to be subdivided and platted for development, and which
subdivision, which is the subject of this Agreement, is intended to bear the name "Cedar
Creek South Fifth Addition" and may sometimes hereinafter be referred to as the "Subject
Property" or "Said Plat"; and
WHEREAS, the City has given preliminary approval of Developer's Development
Stage plan of Cedar Creek South Fifth Addition contingent upon compliance with certain
City requirements including, but not limited to, matters set forth herein; and
WHEREAS, the City requires that certain public improvements including, but not
limited to, grading, sanitary sewer, municipal water, storm sewer and streets (hereafter
"Municipal Improvements") be installed to serve the Subject Property and, further, to be
financed by Developer;
WHEREAS, the City further requires that certain on- and 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
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development, erosion control, and other site-related items; and
WHEREAS, this Agreement is entered into for the purpose of setting forth and
memorializing for the parties and subsequent owners, the understandings and agreements of
the parties concerning the development of the Subject Property; and
WHEREAS, the City and Developer have previously entered into a Developer's
Agreement titled "City of Albertville Developer's Agreement Cedar Creek Golf Course
Planned Unit Development Concept Plan Master Agreement" ("Master Agreement") under
which the City granted concept plan approval to the plan for the area covered by said Master
Agreement; and
WHEREAS, the City and Developer desire to supplement the Master Agreement
with the site specific details applicable to Cedar Creek South Fifth Addition, as evidenced
by the execution of this Agreement; and
WHEREAS, the City and Developer desire to have this Agreement and the Master
Agreement read together as if the entire Master Agreement were recited herein;
NOW, THEREFORE, IT IS HEREBY AND HEREIN MUTUALLY
AGREED, in consideration of each party's promises and considerations herein set forth, as
follows:
1. Concept Plan Master Ae:reement.
A. That certain Developer's Agreement entitled "City of Albertville Developer's
Agreement Cedar Creek Golf Course Planned Unit Development Concept Plan
Master Agreement" ("Master Agreement") between Pilot Land Development
Company, Inc. and the City of Albertville, dated February 27, 1998 is hereby
incorporated herein the same as if the text of said Agreement were contained within
this document.
B. It is the intent of the parties that this Developer's Agreement ("Developer's
Agreement") supplement the Master Agreement as to the specific development
issues related to Cedar Creek South Fifth Addition, 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 South Fifth Addition. 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
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any conflicting issues within Cedar Creek South Fifth Addition, 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 South Fifth Addition, as prepared by Meyer-Rohlin, Inc.
dated I~ -c1 8' "0 i 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 S\ 2002 with the wear course of bituminous pavement to be
installed after May 15th, 2003 but before August 31 S\ 2004.
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 and seed in all yards, grading control per lot, bituminous or concrete
driveways and parking lots, drainage swales, berming, and like items as necessary, street
cleanup during project development, and erosion control, all as required by City
ordinance. Front and side yards shall be sodded. Backyards may be seeded or sodded.
In all cases permanent turf or grass must be established over all areas of the lot not
covered by a hard or impervious surface. Said on- and off-site improvements shall be
installed no later than October 31, 2004, with the exception of erosion control, drainage
swales and berming, which shall be installed upon initial grading of Said Plat.
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.
5. Surety ReQuirements.
A. Developer will provide the City with an irrevocable letter of credit (or other
surety as approved by the City Attorney) as security that the obligations of the
Developer under this contract shall be performed. Said letter of credit or
surety shall be in the amount of$221,035.00 representing the sum of 100%
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of the estimated cost of the Municipal Improvements ($192,535.00),50% of
the on and off-site improvements ($13,800.00) and 150% of the estimated
cost oflandscaping ($14,700). 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.
B. The letter of credit or surety shall also provide security to the City that the
Developer will pay all park dedication fees that may be owed to the City (if
any) from the developments listed below after deducting a credit to the
Developer for the installation of trails in said developments. The City shall
provide Developer with a final accounting of such park dedication fees when
all trail cost information is made available to the City.
C. The City may draw on said letter of credit or surety to complete work not
performed by Developer (including but not limited to on- and off-site
improvements, Municipal Improvements described above, erosion control,
and other such measures), to pay liens on property to be dedicated to the City,
to reimburse itself for costs incurred in the drafting, execution, administration
or enforcement of this Agreement, to repair or correct deficiencies or other
problems which occur to the Municipal Improvements during the warranty
period, or to otherwise fulfill the obligations of Developer under this
agreement, including the park dedication obligations described in this
Agreement.
D. In the event that any cash, irrevocable letter of credit, or other surety referred
to herein is ever utilized and found to be deficient in amount to payor
reimburse the City in total as required herein, the Developer agrees that upon
being billed by the City, Developer will pay within thirty (30) days of the
mailing of said billing, the said deficient amount. If there should be an
overage in the amount of utilized security, the City will, upon making said
determination, refund to the Developer any monies which the City has in its
possession which are in excess of the actual costs of the project as paid by the
City.
E. Developer hereby agrees to allow the City to specially assess Developer's
property for any and all costs incurred by the City in enforcing any of the
terms of this agreement should Developer's letter of credit or surety prove
insufficient or should Developer fail to maintain said letter of credit or surety
in the amount required above within 30 days of mailing of written request by
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the City. Should the City assess Developer's property for said costs,
Developer agrees not to contest or appeal such assessment and waives all
statutory rights of appeal under Minnesota Statutes, including Minnesota
Statute 429.081.
F. That portion of said cash, irrevocable letter of credit or other surety with
respect to the performance of Site Improvements shall be released upon
certification of the City Engineer and approval of the City Council that all
such items are satisfactorily completed pursuant to this Agreement.
G. In the event a surety referred to herein is in the form of an irrevocable letter of
credit, which by its terms may become null and void prior to the time at
which all monetary or other obligations of the Developer are paid or satisfied,
it is agreed that the Developer shall provide the City with a new letter of
credit or other surety, acceptable to the City, at least forty-five (45) days prior
to the expiration of the original letter of credit. If a new letter of credit is not
received as required above, the City may without notice to Developer declare
a default in the terms of this Agreement and thence draw in part or in total, at
the City's discretion, upon the expiring letter of credit to avoid the loss of
surety for the continued obligation. The form of any irrevocable letter of
credit or other surety must be approved by the City Attorney prior to its
Issuance.
6. Surety Release.
A. Periodically, as payments are made by the Developer for the completion of
portions of the Municipal Improvements and/or On- and Off-site
Improvements, and when it is reasonably prudent, the Developer may request
of the City that the surety be proportionately reduced for that portion of the
Municipal Improvements which have been fully completed and payment
made therefor. All such decisions shall be at the discretion of the City
Council. The City's cost for processing reduction request(s) shall be billed to
the Developer. Such cost shall be paid to the City within thirty (30) days of
the date of mailing of the billing.
B. The Developer may request of the City a reduction or release of any surety as
follows:
1. When another acceptable letter of credit or surety is furnished to the
City to replace a prior letter of credit or surety.
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11. When all or a portion of the Municipal Improvements or the on- and
off-site improvements have been installed, the letter of credit or surety
may be reduced by the dollar amount attributable to that portion of
improvements so installed, except that the City shall retain the letter of
credit or surety in the amount of 10% of the estimated construction
price of the Municipal Improvements during the first year of the
warranty period and 5% of the estimated construction price of the
Municipal Improvements during the second year of the warranty
period.
111. As to all requests brought under this paragraph B, the City Council
shall have complete discretion whether to reduce or not to reduce said
letter of credit or surety.
C. The costs incurred by the City in processing any reduction request shall be
billed to the Developer and paid to the City within thirty (30) days of billing.
7. 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 10.43 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 prior to the installation of a sanitary sewer
trunk line. Therefore, the Developer shall be required to pay $5,215.00 ($500.00 x
10.43 acres). Developer will pay said fee prior to the release ofthe final plat by the City.
8. 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.
9. Ditch Cleanio2. 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 necessary improvements or go through any necessary
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.
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10. Miscellaneous.
A. This Contract shall run with the land and shall be recorded against the title to the
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 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 adj acent 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.
E. There is one "island" (unpaved area) surrounded by pavement within the right of
way of Karston Court (located is adjacent to lots 3 and 4, Block 2). Developer
shall maintain said island until such time as all of the lots abutting said island are
developed, at which time Developer may assign the maintenance of said island to
the abutting landowners. Developer acknowledges that the City shall not be
7
responsible for the maintenance of said island.
F. If a subdivision sign is desired by the Developer to identify the Cedar Creek
South Seventh Addition development, a sign plan shall be submitted for the
review and approval of the City Planner. Deed restrictions or other appropriate
documentation shall be provided to identify that the private homeowners
association shall be responsible for the maintenance of the grounds as well as the
subdivision sign in perpetuity. Said documents shall also provide a clause
allowing the City to remove the sign in the event that it is not maintained. The
written documentation shall be subject to review and approval of the City
Attorney and filed with the Wright County Recorder's Office.
G. Developer shall guarantee that all new plantings as required by Exhibit C shall
survive for two full years from the time the planting has been completed or will
be replaced at the expense of the Developer.
H. Developer shall install street lights at Developer's expense of the type and in the
locations as approved by the City Engineer.
11. 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-Builts" 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 of 1.43 acres of park land (10.43 acres of
land x .10) are needed under the City's current park dedication. The Developer is
not dedicating any park land with this plat. Developer shall meet its park
dedication requirements through the payment of $1 ,500 per residential lot platted
in this plat, subject to offsets in favor of the Developer for excess park land
dedicated in prior plats and the cost of construction of trails built by Developer at
the City's direction. Developer shall make any payments due to the City under
this paragraph at such time as the City directs.
12. Indemnity. Developer shall hold the City and its officers, employees and agents
8
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. Maintain Public Property Dama2ed or Cluttered Durin2 Construction. Developer
agrees to assume full financial responsibility for any damage which may occur to
public property including but not limited to streets, street sub- base, base, bituminous
surface, curb, utility system including but not limited to watermain, sanitary sewer or
storm sewer when said damage occurs as a result of the activity which takes place
during the development of Said Plat. The Developer further agrees to pay all costs
required to repair the streets and/or utility systems damaged or cluttered with debris
when occurring as a direct or indirect result of the construction that takes place in
Said Plat.
Developer agrees to clean the streets on a daily basis. Developer further agrees that
any damage to public property caused by Developer, its agents or employees, will be
repaired immediately if deemed to be an emergency by the City. Developer further
agrees that any damage to public property caused by Developer, its agents or
employees, will be repaired within 14 days if not deemed to be an emergency by the
City.
If Developer fails to so clean the streets or repair or maintain said public property,
the City may undertake making or causing it to be cleaned up, repaired or
maintained. When the City undertakes such activity, the Developer shall reimburse
the City for all of its expenses within thirty (30) days of its billing to the Developer.
If the Developer fails to pay said bill within thirty (30) days, then the City may
specially assess such costs against the lots within Said Plat and/or take necessary
legal action to recover such costs and the Developer agrees that the City shall be
entitled to attorneys fees incurred by the City as a result of such legal action.
Developer knowingly and voluntarily waives all rights to appeal said special
assessments under Minnesota Statutes section 429.081.
14. Assi2nment 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.
15. A2reement Effect. This agreement shall be binding upon and extend to the
representatives, heirs, successors and assigns of the parties hereto.
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CITY OF ALBERTVILLE,
By
Its Mayor
By
Its Clerk
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PILOT LAND DEVELOPMENT: Jij: .: : : : : : . . ::
COMP INC. . : : : : :: . .:::::
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STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this day of
, 2002, by John Olson, as Mayor of the City of Albertville, a
Minnesota municipal corporation, on behalf of the city and pursuant to the authority of the
City Council.
Notary Public
STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this day of
, 2002, by Linda Goeb, as Clerk of the City of Albertville, a
10
Minnesota municipal corporation, on behalf of the city and pursuant to the authority of the
City Council.
Notary Public
STATE OF MINNESOTA)
) ss.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this day of
, 2002, by Kent Roessler, as President of Pilot Land Development
Company, Inc.
Notary Public
DRAFTED BY:
Couri & MacArthur Law Office
P.O. Box 369
705 Central Avenue East
St. Michael, MN 55376
(612)497-1930
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EXHIBIT A TO DEVELOPER'S AGREEMENT
The Real Property subject to the Developer's Agreement is legally described as follows
(after the filing of the Cedar Creek South Fifth Addition Plat):
Lots 1-13, Block 1
Lots 1-10, Block 2
All said property in Cedar Creek South Fifth Addition, City of Albertville, County of
Wright, Minnesota.
EXHIBIT B
Grading and Erosion Control Plan
EXHIBIT C
Landscape Plan
DECLARATION AND COVENANT TO MAINTAIN ROAD CENTER ISLAND
This Declaration and Covenant to Maintain a Road Center Island is made and executed
this _ day of _, 2002 by Pilot Land Development Company, a Minnesota corporation
(hereinafter "Declaran t").
RECITALS:
WHEREAS, Declarant is a developer of certain real property located in Wright County,
Minnesota and legally described as Lots 1-13, Block 1, and Lots 1-10 Block 2, Cedar Creek
South Fifth Addition;
WHEREAS, it is anticipated that each lot shall contain one single family home thereon;
WHEREAS, to improve the aesthetic value of the neighborhood, Declarant has
constructed a road median center island with grass and landscape plantings ("Improvements") on
Karston Court, which lies within Cedar Creek South Fifth Addition;
WHEREAS, Declarant desires that the lots immediately surrounding said center island
be required to maintain the landscaping installed by the Declarant within the center island so that
they maintain their installed aesthetic qualities;
WHEREAS, the Declarant desires to have the lot owners and their heirs and\or assigns
agree to a method of maintaining the landscaping in the center island through perpetuity.
NOW, THEREFORE, in consideration ofthe mutual covenants and agreements
contained herein, it is hereby agreed as follows:
1. The owners of Lots 9, 10, 11 & 12, Block 1, and Lots 3 & 4 Block 2 Cedar Creek
South Fifth Addition and their successors and assigns shall keep and maintain the improvements
now or hereafter located in the center island lying across from said lots on Karston Court in good
order, condition and repair, and shall replace such improvements as is required to keep them in
good order and condition. Such improvements shall consist oflandscaping for the center island
(including trees, shrubs, mulch and sod). Such maintenance, repair and replacement shall
include without limitation, mowing of grass, removal of trash and debris, pruning and replacing
the plant life contained thereon.
2. All costs of maintaining, repairing and replacing the improvements in the center
island as provided in the above-mentioned paragraph shall be shared equally by the owners of
the lots subject to this Declaration.
3. If an owner defaults in any obligation requiring the payment of money associated
with maintenance and repair ofthe center island and fails to cure the default within thirty (30)
days after receipt of written notice of such default and fails to proceed diligently thereafter to
cure such default, any non-defaulting lot owner who is subject to this Declaration may exercise
its remedies or relief as may be allowed at law or in equity, including without limitation, suit for
collection of amounts owed hereunder and for specific performance of the covenants contained
herein.
4. Notwithstanding anything in this Declaration to the contrary, the time for
performance of any obligations ofthis Declaration shall be extended by the number of days of
any delays in the commencement of performance of operation, construction, reconstruction,
repairs, maintenance or replacement costs by acts of God, civil commotion, embargo, riots,
strikes, picketing or other labor dispute, unavailability oflabor or materials or damage to work in
progress resulting from fire or other casualty and all other events which are beyond the
reasonable control of the effected party (except for unavailability of funds).
5. The invalidity of any covenant, restriction, condition, limitation, provision,
paragraph or clause of this Declaration, or any part of the same, or the inapplicability thereof to
any person or circumstance, shall not impair or affect in any manner the validity, enforceability,
or effect of the rest of this Declaration, or the inapplicability of any such covenant, restriction,
condition, limitation, provision, paragraph or clause to any other person or circumstance.
6.
Minnesota.
This Declaration shall be construed in accordance with the laws of the State of
7. All rights and easements ratified, confirmed, established, granted, reserved and
consented to by this Declaration are appurtenant to the Lots listed in paragraph 1 and shall run
with the land and, except as provided otherwise herein, shall inure to the benefit of and be
binding on all present and future owners of the Lots and their respective successors and assigns.
411. IN WITNESS WHEREOF, the Declarant has caused these presents to be executed this
~ day Of~, 2002.
By:
Its:
STATEOFMINNESOTA )
) ss.
COUNTY OF A1\o KQ )
The fo~g instrument was acknowledged befo~r me this -J.t" day of IJ. . , 2002,
by ~~ ,the ~~ O~D
DEVELOPMENT COMPANY, a Minnesota corporation, on behalf of said corporation.
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............-
(Notarial Seal)
Notary Pub
TillS DOCUMENT WAS DRAFTED BY:
Ernest F. Peake
Leonard, O'Brien, Wilford, Spencer & Gale, Ltd.
100 South Fifth Street, Suite 1200
Minneapolis, Minnesota 55402
(612) 332-1030
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