HomeMy WebLinkAboutINTERSTATE LAND PUD - Filed DA-DEVELOPMENT AGREEMENT - 2003-12-04DEVELOPMENT AGREEMENT
THIS AGREEMENT, made and entered into this loth day of December
199 6, by and between the CITY OF FORT COLLINS, COLORADO, a
Municipal Corporation, hereinafter referred to as the "City"; and
RCK, LLC, a Colorado Limited Liability Company hereinafter referred
to as the "Developer".
WITNESSETH:
WHEREAS, the Developer has entered into an agreement with the
Owner to acquire ownership of certain property situated in the
County of Larimer, State of Colorado, (hereafter referred to as the
"Property") and legally described as follows, to wit:
Interstate Land PUD First Filing, A Tract of land located in
the Southeast quarter of Section 16, Township 7 North, Range
68 West of the 6th Principal Meridian, City of Fort Collins,
County of Larimer, State of Colorado.
WHEREAS, the Developer desires to develop the Property and has
submitted to the City a subdivision plat and/or a site plan and
landscape plan, a copy of which is on file in the office of the
Director of Engineering and made a part hereof by reference; and
WHEREAS, the Developer has further submitted to the City
utility plans for the Property, a copy of which is on file in the
office of the Director of Engineering and made a part hereof by
reference; and
WHEREAS, the parties hereto have agreed that the development
of the Property will require increased municipal services from the
City in order to serve such area and will further require the
installation of certain improvements primarily of benefit to the
lands to be developed and not to the City of Fort Collins as a
whole; and
WHEREAS, the City has approved the subdivision plat and/or
site plan and landscape plan submitted by the Developer subject to
certain requirements and conditions which involve the installation
of and construction of utilities and other municipal improvements
in connection with the Property.
NOW, THEREFORE, in consideration of the promises of the
parties hereto and other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, it is agreed
as follows:
I. General Conditions
L. This Agreement shall not be construed as or deemed to be
an agreement for the benefit of any third party or parties, and no
third party or parties shall have any right of action hereunder for
any cause whatsoever.
M. It is expressly understood and agreed by and between the
parties hereto that this Agreement shall be governed by and its
terms construed under the laws of the State of Colorado and the
City of Fort Collins, Colorado.
N. Any notice or other communication given by any party
hereto to any other party relating to this Agreement shall be hand -
delivered or sent by certified mail, return receipt requested,
addressed to such other party at their respective addresses as set
forth below; and such notice or other communication shall be deemed
given when so hand -delivered or three (3) days after so mailed:
If to the City: Engineering Development Review
City of Fort Collins
P.O. Box 580
Fort Collins, Cc 80522
With a copy to: City Attorney's Office
City of Fort Collins
P.O. Box 580
Fort Collins, Cc 80522
If to the Developer: RCK LTD. Liability Co.
2135 East Mulberry Street
Fort Collins. Cc 80524
With a copy to: Overlook Farm, Inc.
C/o LGT Real Estate Advisors, Inc.
Stanford Plaza
3555 Stanford Road, Suite 100
Fort Collins, Cc 80525
Notwithstanding the foregoing, if either party to this Agreement,
or their successors, grantees or assigns, wishes to change the
person, entity or address to which notices under this Agreement are
to be sent as provided above, such party shall do so by giving the
other party to this Agreement written notice of such change.
O. When used in this Agreement, words of the masculine gender
shall include the feminine and neuter gender, and when the sentence
so indicates, words of the neuter gender shall refer to any gender;
and words in the singular shall include the plural and vice versa.
This Agreement shall be construed according to its fair meaning,
and as if prepared by all parties hereto pertaining to the matters
addressed in this Agreement. There shall be deemed to be no other
terms, conditions, promises, understandings, statements,
representations, expressed or implied, concerning this Agreement,
unless set forth in writing signed by all of the parties hereto.
Further, paragraph headings used herein are for convenience of
reference and shall in no way define, limit or prescribe the scope
or intent of any provision under this Agreement.
APPROVED AS TO CONTENT:
Di ector of ngineeri
PRpOVED �S T' FORM:
�
As istant City Attorney
THE CITY OF FORT COLLINS, COLORADO,
a Municipal Corporation
/
DEVELOPER:
RCK, LLC, a Limited Liability
Company
By: ) ( D2 6 / WO
Manager
Ly' Co ]cson, g
Zz-
1�0n Coccson, Manage.
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EXHIBIT "A"
1. Schedule of water lines to be installed out of sequence.
Not Applicable.
2. Schedule of sanitary sewer lines to be installed out of
sequence.
Not Applicable.
3. Schedule of street improvements to be installed out of
sequence.
a. The sidewalk and landscaping within the Frontage road
right-of-way adjacent to Lot 1 shall be completed prior
to the issuance of a certificate of occupancy for any
building on Lot 1. The sidewalk and landscaping within
the Frontage Road right-of-way adjacent to Lot 2 and
Tract A shall be installed prior to the issuance of a
certificate of occupancy for any building on Lot 2.
b. All other improvements to the Frontage Road adjacent to
the Interstate Land PUD First Filing shall be completed
prior to the issuance of any certificate of occupancy for
this development.
C. The design and construction of offsite improvements to
the Frontage Road and Prospect Road intersection shall be
completed in accordance with Section II.D.2. and II.D.3.
of this Agreement.
4. Schedule of storm drainage improvements to be installed out
of sequence.
Not Applicable.
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EXHIBIT "B"
NOT APPLICABLE
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A. The terms of this Agreement shall govern all development
activities of the Developer pertaining to the Property. For the
purposes of this Agreement, "development activities" shall include,
but not be limited to, the following: (1) the actual construction
of improvements, (2) obtaining a building permit therefor, or (3)
any change in grade, contour or appearance of said property caused
by, or on behalf of, the Developer with the intent to construct
improvements thereon.
B. All water lines, sanitary sewer collection lines, storm
sewer lines and facilities, streets, curbs, gutters, sidewalks, and
bikepaths shall be installed as shown on the approved utility plans
and in full compliance with the Council -approved standards and
specifications of the City on file in the office of the Director of
Engineering at the time of approval of the utility plans relating
to the specific utility, subject to a three (3) year time
limitation from the date of execution of this Agreement. In the
event that the Developer commences or performs any construction
pursuant hereto after three (3) years from the date of execution of
this agreement, the Developer shall resubmit the project utility
plans to the Director of Engineering for reexamination. The City
may require the Developer to comply with approved standards and
specifications of the City on file in the office of the Director of
Engineering at the time of resubmittal.
C. No building permit for the construction of any structure
within the development shall be issued by the City until the water
lines, fire hydrants, sanitary sewer lines and streets (including
curb, gutter and sidewalk and pavement with at least the base
course completed) serving such structure have been completed and
accepted by the City. Notwithstanding the foregoing, the Developer
shall be entitled to receive a footing and foundation permit for
the construct -ion of improvements within the development upon:
(1)the installation of adequate waterlines, fire hydrants and
emergency access to provide fire protection and other emergency
services to the site; or (2) the approval by the Poudre Fire
Authority of other steps taken by the Developer to ensure that
there is adequate water available to the development site and
access to the site to provide fire protection and other emergency
services to the site. No building permits shall be issued for any
structure located in excess of nine hundred feet (9001) from a
single point of access.
D. Any water lines, sanitary sewer lines, storm drainage
lines, and/or streets described on Exhibit "A," attached hereto,
shall be installed within the time and/or sequence required on
Exhibit "A." If the Director of Engineering has determined that
any water lines, sanitary sewer lines, storm drainage facilities
and/or streets are required to provide service or access to other
areas of the City, those facilities shall be shown on the utility
plans and shall be installed by the Developer within the time as
established under "Special Conditions" in this document.
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E. Except as otherwise herein specifically agreed, the
Developer agrees to install and pay for all water, sanitary sewer,
and storm drainage facilities and appurtenances, and all streets,
curbs, gutters, sidewalks, bikeways and other public improvements
required by this development as shown on the approved plat, site,
landscape and utility plans, and other approved documents
pertaining to this development on file with the City.
F. Street improvements (except curbs, gutters and walks)
shall not be iinstalled until all utility lines to be placed therein
have been completely installed, including all individual lot
service lines leading in and from the main to the property line.
G. The installation of all utilities shown on the utility
plans shall be inspected by the Engineering Department of the City
and shall be :subject to such department's approval. The Developer
agrees to correct any deficiencies in such installations in order
to meet the requirements of the plans and/or specifications
applicable to such installation. In case of conflict, the utility
plans shall supersede the standard specifications.
H. All :storm drainage facilities shall be so designed and
constructed bill the Developer as to protect downstream and adjacent
properties against injury and to adequately serve the property (and
other lands as may be required, if any). The Developer shall meet
or exceed the minimum requirements for storm drainage facilities as
have been established by the City in its Drainage Master Plans and
Design Criteria. The Developer does hereby indemnify and hold
harmless the City from any and all claims that might arise,
directly or indirectly, as a result of the discharge of injurious
storm drainage or seepage waters from the Property in a manner or
quantity different from that which was historically discharged and
caused by the design or construction of the storm drainage
facilities, except for (1) such claims and damages as are caused by
the acts or omissions of the City in maintenance of such facilities
as have been accepted by the City for maintenance; (2) errors, if
any, in the City's master plans; and (3) specific directives that
may be given to the Developer by the City. The City agrees to give
notice to Developer of any claim made against it to which this
indemnity and hold harmless agreement by the Developer could apply,
and the Developer shall have the right to defend any lawsuit based
on such claim and to settle any such claim provided Developer must
obtain a complete discharge of all City liability through such
settlement. Failure of the City to give notice of any such claim to
Developer within thirty (30) days after the City first receives a
notice of claim under the Colorado Governmental Immunity Act for
the same, shall cause this indemnity and hold harmless agreement by
the Developer- to not apply to such claim and such failure shall
constitute a release of this indemnity and hold harmless agreement
as to such claim. In addition, the City shall not settle any such
claim without the Developer's prior written consent. Approval of
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and acceptance by the City of any storm drainage facility design or
construction shall in no manner be deemed to constitute a waiver or
relinquishment by the City of the aforesaid indemnification. The
Developer shall engage a Colorado licensed professional engineer to
design the storm drainage facilities as aforesaid and it is
expressly affirmed hereby that such engagement shall be intended
for the benefit of the City, and subsequent purchasers of property
in the development.
I. The Developer shall pay storm drainage basin fees in
accordance with Chapter 26, Article VII of the City Code. Storm
drainage improvements eligible for credit or City repayment under
the provisions of Chapter 26 are described together with estimated
cost of the improvements on the attached Exhibit "B," which
improvements, if applicable, shall include right-of-way, design and
construction costs. See Section II.C, Special Conditions, Storm
Drainage Lines and Appurtenances, for specific instructions.
J. The Developer shall provide the Director of Engineering
with certified Record Plan Transparencies on Black Image Diazo
Reverse Mylars upon completion of any phase of the construction.
K. The Developer specifically represents that to the best of
its knowledge all portions of the Property dedicated to the City
associated with this development are in compliance with all
environmental protection and anti -pollution laws, rules,
regulations, orders or requirements, including solid waste
requirements, as defined by the U. S. Environmental Protection
Agency Regulations at 40 C.F.R., Part 261, and that such portions
of the Property as are dedicated to the City pursuant to this
development, are in compliance with all such requirements
pertaining to the disposal or existence in or on such dedicated
property of any hazardous substances, pollutants or contaminants,
as defined by the Comprehensive Environmental Response Compensation
and Liability Act of 1980, as amended, and regulations promulgated
thereunder. The Developer does hereby indemnify and hold harmless
the City from any liability whatsoever that may be imposed upon the
City by any governmental authority, pertaining to the disposal of
hazardous substances, pollutants or contaminants, and cleanup
necessitated by leaking underground storage tanks, excavation
and/or backfill of hazardous substances, pollutants or
contaminants, or environmental cleanup responsibilities of any
nature whatsoever on, of or related to any property dedicated to
the City in connection with this development which existed at the
date of the dedication of such property. The Developer further
agrees to indemnify and hold harmless the City from any claims or
actions based directly, indirectly or in any manner on any of the
aforementioned environmental risks brought against the City by
third parties arising as a result of the dedication of portions of
the Property to the City in connection with this development. Said
indemnification shall not extend to claims, actions or other
liability arising as a result of any hazardous substance, pollutant
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or contaminant generated or deposited by the City, its agents or
representatives, and said indemnification shall also not extend to
claims, actions or other liability arising as a result of any
hazardous substance, pollutant or contaminant generated or
deposited by any third parties after the date of acceptance by the
City of those portions of the Property dedicated to the City in
connection with this development. The City agrees to give notice
to Developer of any claim made against it to which this indemnity
and hold harmless agreement by the Developer could apply, and the
Developer shall have the right to defend any lawsuit based on such
claim and to settle any such claim provided Developer must obtain
a complete discharge of all City liability through such settlement.
Failure of the City to give notice of any such claim to Developer
within thirty (30) days after the City first receives a notice of
claim under the Colorado Governmental Immunity Act for the same,
shall cause this indemnity and hold harmless agreement by the
Developer to not apply to such claim and such failure shall
constitute a release of this indemnity and hold harmless agreement
as to such claim. In addition, the City shall not settle any such
claim without the Developer's prior written consent.
II. Special Conditions
A. Water Lines
Not Applicable
B. Sewer Lines
Not Applicable
C. Storm Drainage Lines and Appurtenances
1. The Developer and the City agree that all on -site and
off -site storm drainage improvements, as shown on the approved
utility plans for this development, shall be completed by the
Developer in accordance with the approved plans prior to the
issuance of any certificate of occupancy for this development.
Completion of improvements shall include the certification by a
professional engineer licensed in Colorado that the drainage
facilities which serve this development have been constructed in
conformance with said approved plans. Any deviations from the
approved utility plans shall be the responsibility of the Developer
to correct prior to the issuance of any certificate of occupancy.
Said certification shall be submitted to the City at least two (2)
weeks prior to the date of issuance for any certificate of
occupancy.
2. The Developer agrees to provide and maintain erosion
control improvements as shown on the approved utility plans to
stabilize all over -lot grading in and adjacent to this development.
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The Developer shall also be required to post a security deposit in
the amount of $ 7,350 prior to beginning construction to guarantee
the proper installation and maintenance of the erosion control
measures shown on the approved Plan. Said security deposit shall
be made in accordance with the criteria set forth in the City's
Storm Drainage Design Criteria and Construction Standards
(Criteria). If, at any time, the Developer fails to abide by the
provisions of the approved utility plans or the Criteria, the City
may enter upon the Property for the purpose of making such
improvements and undertaking such activities as may be necessary to
ensure that the provisions of said plans and the Criteria are
properly enforced. The City may apply such portion of the security
deposit as may be necessary to pay all costs incurred by the City
in undertaking the administration, construction and/or installation
of the erosion control measures required by said plans and the
Criteria.
3. The Developer shall obtain the City's prior approval
of any changes from the approved utility plans in grade elevations
and/or storm drainage facility configuration that occur as a result
of the construction of any building and/or development of any lot,
whether by the Developer or other parties under the Developer's
control. The City reserves the right to withhold the issuance of
building permits and certificates of occupancies for this
development until the City has approved such changes as being
acceptable for the safe and efficient delivery of storm drainage
water.
D. Streets.
1. A Colorado State Highway Access Permit must be
obtained by the Developer prior to beginning construction of the
driveways and related improvements for this development on the
Frontage Road of Interstate 25. All improvements of said access
shall be completed prior to the issuance of the first certificate
of occupancy for this development.
2. The Developer is obligated for the design and
construction of the west -bound right turn lane, southbound right
turn lane, and east -bound left turn lane at the Frontage Road and
Prospect Road intersection. The design, construction and City
approval and acceptance of these improvements shall be completed
prior to the issuance of any building permit for this development.
Notwithstanding the foregoing, the Developer shall have the option
to postpone the design and construction of the above described
improvements, following the escrow of funds to be deposited with
the City in the form of cash, bond, nonexpiring letter of credit or
other form of City approved security sufficient to guarantee
completion of said design and construction. The amount of said
funds shall :be the estimated cost to design and construct said
improvements, which estimate shall be prepared by the Developer and
approved by the City, plus $100,000 to cover any contingencies and
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unexpected costs. Said amount shall be deposited with the City
prior to the issuance of any building permit for this development.
3. The design of the Frontage Road and Prospect Road
intersection must be sufficiently completed so the City can
determine if any rights -of -way or easements are needed for the
construction of these improvements and such rights -of -way and
easements must: be provided to the City prior to the issuance of any
certificate of occupancy for this development.
4. The developer may enter into a reimbursement
agreement with the City pursuant to and in accordance with Section
29-678 of the City Code for those improvements to the Frontage Road
and Prospect Road.
S. The Developer and the City agree that the Developer
is responsible for all costs for the initial installation of
traffic signing and striping for this development related to the
development's local street operations. In addition the Developer
is responsible for all costs for traffic signing and striping
related to directing traffic access to and from the development
(e.g., all signing and striping for a right turn lane into the
development site).
E. Groundwater.
1. The Developer and the City recognize that this
development is adjacent to the Boxelder Creek and that seepage from
said creek may impact the ground water levels in this development.
Accordingly, it is agreed that the City shall not be responsible
for and that the Developer hereby indemnifies the City for any
claims of damages or injuries that may be alleged to have been
sustained in the development as a result of groundwater seepage,
whether resulting from groundwater flooding, structural damage or
other damage unless such damages or injuries are sustained as a
result of actions taken by the City or at the City's failure to
properly maintain its storm drainage facilities in the development.
F. Hazards and Emergency Access.
1. No combustible material will be allowed on the site
until a permanent water system is installed by the Developer and
approved by the City.
2. Prior to beginning any building construction, the
Developer shall provide and maintain at all times an accessway to
said building or buildings. Such accessway shall be adequate to
handle any emergency vehicles or equipment, and the accessway shall
be kept open during all phases of construction. Prior to the City
allowing combustible material on the site (other than forming
material for concrete footings, foundations and/or concrete walls)
such accessway shall be improved to a width of at least 20 feet
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with 4 inches of aggregate base course material compacted according
to City Standards and with an 80 foot diameter turnaround at the
building end of said accessway. The turnaround is not required if
an exit point is provided at the end of the accessway.
III. Miscellaneous
A. The. Developer agrees to provide and install, at its
expense, adequate barricades, warning signs and similar safety
devices at all construction sites within the public right-of-way
and/or other areas as deemed necessary by the Director of
Engineering in accordance with the City's "Work Area Traffic
Control Handbook" and shall not remove said safety devices until
the construction has been completed and approved by the Director of
Engineering.
B. The Developer shall, at all times, keep the public right-
of-way free from accumulation of waste material or rubbish caused
by the Developer's operation; shall remove such rubbish no less
than weekly and; at the completion of the work, shall remove all
such waste materials, rubbish, tools, construction equipment,
machinery, and surplus materials from the public right-of-way. The
Developer further agrees to maintain the finished street surfaces
so that they are free from dirt caused by the Developer's
operation. Any excessive accumulation of dirt and/or construction
materials shall be considered sufficient cause for the City to
withhold building permits and/or certificates of occupancy until
the problem :is corrected to the satisfaction of the Director of
Engineering. If the Developer fails to adequately clean such
streets within two (2) days after receipt of written notice, the
City may have the streets cleaned at the Developer's expense and
the Developer shall be responsible for prompt payment of all such
costs.
C. The Developer hereby agrees that it will require its
subcontractors to cooperate with the City's construction inspectors
by ceasing operations when winds are of sufficient velocity to
create blowing dust which, in the inspector's opinion, is hazardous
to the public health and welfare.
D. The Developer shall, pursuant to the terms of this
Agreement, complete all improvements and perform all other
obligations required herein, as such improvements or obligations
may be shown on the original plat and related documents, or any
replat as subsequently filed by the Developer, and the City may
withhold such building permits and certificates of occupancy as it
deems necessary to ensure performance hereof.
E. Nothing herein contained shall be construed as a waiver of
any requirements of the City Code, and the Developer agrees to
comply with all requirements of the same.
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Q _.
F. In the event the City waives any breach of this Agreement,
no such waiver shall be held or construed to be a waiver of any
subsequent breach hereof.
G. Financial obligations of the City of Fort Collins payable
after the current fiscal year and/or not appropriated or budgeted
are contingent upon funds for that purpose being appropriated,
budgeted and otherwise made available by the Fort Collins City
Council.
H. This Agreement shall run with the Property and shall be
binding upon and inure to the benefit at the parties hereto, their
personal representatives, heirs, successors, grantees and assigns.
It is agreed that all improvements required pursuant to this
Agreement touch and concern the Property regardless of whether such
improvements are located on the Property. Assignment of interest
within the meaning of this paragraph shall specifically include,
but not be limited to, a conveyance or assignment of any portion of
the Developer's legal or equitable interest in the Property, as
well as any assignment of the Developer's rights to develop the
Property under the terms and conditions of this Agreement.
I. In the event the Developer transfers title to the Property
and is thereby divested of all equitable and legal interest in the
Property, the! City hereby agrees to release said Developer from
liability under this Agreement with respect to any breach of the
terms and conditions of this Agreement occurring after the date of
any such transfer of interest. In such event, the succeeding
property owner shall be bound by the terms of this Agreement.
J. Each and every term of this Agreement shall be deemed to
be a material element hereof. In the event that either party shall
fail to perform according to the terms of this Agreement, such
party may be declared in default. In the event that a party has
been declared in default hereof, such defaulting party shall be
given written notice specifying such default and shall be allowed
a period of five (5) days within which to cure said default. In
the event the default remains uncorrected, the party declaring
default may elect to: (a) terminate the Agreement and seek damages;
(b) treat the Agreement as continuing and require specific
performance or; (c) avail itself of any other remedy at law or
equity.
K. In the event of the default of any of the provisions
hereof by either party which shall require the party not in default
to commence legal or equitable action against said defaulting
party, the defaulting party shall be liable to the non -defaulting
party for the non -defaulting party's reasonable attorney's fees and
costs incurred by reason of the default. Nothing herein shall be
construed to prevent or interfere with the City's rights and
remedies specified in Paragraph III.D of this Agreement.
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