HomeMy WebLinkAboutCHOICE CENTER - Filed DA-DEVELOPMENT AGREEMENT - 2011-11-10RECEPTION#: 20110065029, 1012512011 at
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Scott Doyle, Larimer County, CO
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT A REEMENT (the "Agreement"), is made and entered
into this �Ot'v- day of am, 2011, by and between the CITY OF FORT
COLLINS, COLORADO, a Municipal Corporation, hereinafter referred to as the "City";
and CAPSTONE DEVELOPMENT CORP., an Alabama Corporation; and JOHNSON
INVESTMENTS, INC., a Colorado Corporation, and KELLY C. BROWN, an individual,
hereinafter jointly referred to as the "Owners."
WITNESSETH:
WHEREAS, the Owners are the current owners of certain real property situated
in the County of Larimer, State of Colorado, (hereinafter sometimes referred to as the
"Property" or the "Development") and legally described as follows, to wit:
Choice Center, being a Replat of a portion of Lot 3, Fox Center Shopping Center,
Lot 1 B Replat of a part of Lot 1 of the Spring Court Subdivision and a portion of
Lot 2, Spring Court Subdivision, located in the Northeast Quarter of Section 23,
Township 7 North, Range 69 West of the 6th Principal Meridian, City of Fort
Collins, County of Larimer, State of Colorado; and
WHEREAS, the Developer has entered into an agreement with the Owners to
acquire ownership of certain portions of the Property; and
WHEREAS, the Developer desires to develop the Property and has submitted to
the City all plats, plans (including utility plans), reports and other documents required for
the approval of a final plan according to the City's development application submittal
requirements master list (the "Final Development Plan Documents") copies of which are
on file in the office of the City Engineer 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
Property and not to the City of Fort Collins as a whole; and
WHEREAS, the City has approved the Final Development Plan Documents
submitted by the Developer, subject to certain requirements and conditions, which
J iIfy Clerk's Office., �ort Goilins. 0010radc
Avenue for those portions of said street abutting the Property as shown on the Final
Development Plan Documents. Reimbursement for College Avenue shall be for
oversizing the sidewalk from local (access) standards to major arterial standards, but
said reimbursement shall however be limited to only those portions of College Avenue
sidewalk being installed by the Developer where sidewalk does not already exist. The
City shall make reimbursement to the Developer for the aforesaid oversized street
improvements in accordance with Section 24-112 of the Code of the City. The
Developer agrees and understands that the City shall have no obligation to make
reimbursement payments for street oversizing unless funds for such payments shall first
have been budgeted and appropriated from the Street Oversizing Fund by the City
Council; and the Developer further understands that to the extent that funds are not
available for such reimbursement, the City may not, in the absence of the Developer's
agreement, require the construction, at the Developer's expense, of any oversized
portion of streets not reasonably necessary to offset the traffic impacts of the
Development. The Developer does hereby agree to construct the aforesaid oversized
street improvements with the understanding that the Developer may not be fully
reimbursed by the City for the cost of such construction. The Developer further agrees
to accept payment in accordance with Section 24-112 (d) of the Code of the City as full
and final settlement and complete accord and satisfaction of all obligations of the City to
make reimbursements to the Developer for street oversizing expenses. It is anticipated
by the City that the City's reimbursement, in accordance with Section 24-112 (d), would
not be less than fifty percent (50%) of the Developer's actual expenses incurred and will
be calculated in accordance with the formula as set forth in Section 24-112 (d).
2. It is understood that the improvements that are to be constructed in
the public right-of-way as described in this Section II(D) are "City improvements" (as
defined below) and, as such, any contract for the construction of the same must be
executed in writing. If the cost of such improvements exceeds the sum of Thirty
Thousand Dollars ($30,000), the contract for the construction of the same must be
submitted to a competitive bidding process resulting in an award to the lowest
responsible bidder; and evidence must be submitted to the City prior to the
commencement of the work showing that the award was given to the lowest responsible
bidder. If the cost of such improvements exceeds Fifty Thousand Dollars ($50,000), the
contract for the construction of the improvements must be insured by a performance
bond or other equivalent security. For purposes of this paragraph, the term "City
improvements" shall mean either (1) existing improvements owned by the City that are
to be modified or reconstructed, or (2) any improvements funded in whole or in part by
the City.
3. The pavement design and construction standards for privately
maintained streets shall be the same as the standards for public streets. Grades,
alignments, and widths may be modified in accordance with accepted design principles,
only on the condition that safe access is maintained for all future owners, visitors, the
general public and public safety officials and equipment. Such modifications from public
street standards may be made only if approved by the City Engineer. Easements for
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access, utilities and drainage shall be dedicated to the public and clearly shown on the
plat.
4. Choice Center Drive is a private drive and shall not be owned,
operated, maintained, repaired or reconstructed by the City and it is agreed that all
ownership, operation, maintenance, repair and reconstruction obligations shall be those
of the Developer or the Developer's successor(s) in interest.
5. The Developer hereby indemnifies and holds the City harmless
from any damage caused to the College Avenue (concrete, asphalt, curb and gutter)
when such damage is caused, directly or indirectly, by the acts or omissions of the
Developer in irrigating the landscaping within the medians on College Avenue within the
Development. Notwithstanding any provision in this Agreement to the contrary, this
indemnity may be assigned only to a bonafide business association which has lawfully
assumed the irrigation obligation from the Developer and only if such assignment is in
writing and duly and lawfully executed by such assignee and approved in writing by the
City
6. Notwithstanding any provision herein to the contrary, the Developer
shall be responsible for all costs for the initial installation of traffic signing and striping
for this Development, including both signing and striping related to the Developer's
internal street operations and the signing and striping of any adjacent or adjoining local,
collector or arterial streets that is made necessary because of the Development.
7. The Developer shall secure a state highway access permit(s) and
notice to proceed prior to any construction in College Avenue right-of-way in
accordance with Colorado Department of Transportation (CDOT) requirements.
8. Following completion of all public infrastructure improvements, the
Developer shall continue to have responsibility for maintenance and repair of said
improvements in accordance with Sections 2.2.3, 3.3.1 and 3.3.2 of the Land Use Code
of the City.
E. Natural Resources
1. The Final Development Plan Documents identify areas within the
Property which are not to be disturbed in order to prevent environmental damage to the
natural habitats or features ("Natural Habitats and Feature Buffer"). Neither the
Developer nor its contractor shall intrude upon, remove, fill, dredge, build upon, degrade
or otherwise alter natural habitats and features delineated on the Final Development
Plan Documents, except for the limited purposes allowed within the Final Development
Plan Documents. These activities are allowable under Section 3.4.1(E)(c) of the Land
Use Code.
2. The Developer shall ensure that all areas within the Natural
Habitats and Feature Buffer are properly maintained for a three (3) year period following
construction thereof to ensure that the vegetation are fully established. Monitoring of
the vegetation shall occur at least in June and September of the first growing season
and in late summer of the remaining growing seasons. The status and effectiveness of
the vegetation shall be evaluated and the results reported to the City of Fort Collins
Community Development & Neighborhood Services Department's Environmental
Planner semi-annually for review.
a. Seeding and shrub plantings shall occur in accordance with
the specifications on the Landscape Plan approved as part of the
Final Development Plan Documents.
b. The areas of the Development that are planned to be
seeded shall be inspected jointly by the Developer and the City at
specified intervals for three (3) seasons or until determined by the
City to be well established in accordance with the coverage
specifications of this paragraph. Areas seeded in the Spring shall
be inspected for required coverage each immediately subsequent
Autumn not later than October 1 st. Areas seeded at any other time
shall be inspected each immediately subsequent Summer not later
than August 1st. The required coverage for the first inspection shall
be ten (10) viable live seedlings of the specified species per 1000
square centimeters (approximately one square foot), or fifty percent
(50%) coverage of the specified foliage as measured from five feet
(5') directly overhead, with no bare spots larger than 1000 square
centimeters. At the time of the second growing season inspection,
there shall be seventy-five percent (75%) foliage cover of the
specified species planted as measured from five feet (5') directly
overhead. No more than ten percent (10%) of the species noted on
the site may be weedy species as defined by Article IV, Section 20-
41 of the Code of the City. The Developer shall be responsible for
weed control at all times. Determination of required coverage will
either be based on fixed (repeatable each year) transects each ten
meters in length, randomly placed in representative portions of the
seeded areas, with plant species or bare ground/rock/litter being
noted every ten (10) centimeters along each transect, or as
identified and approved on the development plan. The Developer
shall warrant all seeded areas for three (3) growing seasons from
the date of completion.
C. The Developer shall rework and reseed per original
specifications any areas that are dead, diseased, contain too many
weedy species, or fail to meet the coverage requirement at no
additional cost to the City. Developer shall provide to the City prior
to issuance of any building permits an acceptable form of security
(cash, letter of credit, etc.) to guarantee completion of the upland
buffer zone landscape improvements. An estimate for said
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landscape improvements shall be prepared by the Developer and
approved by the City. Said estimate of landscape improvements
shall constitute plant material and irrigation system improvements
at 67% of the construction value to be held until said landscape
improvements are constructed and accepted by the City. The City
shall return the security to the Developer upon the Developer's
installation of the landscape improvements and the City's
acceptance thereof. If the uplands have not been established in
accordance with the approved plans, then the Developer shall
promptly take such steps as are necessary with a written proposal
of steps and timing to bring the uplands into conformance with the
approved plans. If the Developer does not take action to bring the
uplands into conformance with the approved plans, the City shall
use the security provided by the Developer to install said landscape
improvements and the Developer forfeit any right to the security.
3. Fueling facilities shall be located at least one hundred (100) feet
from any natural body of water, wetland, natural drainage way or manmade drainage
way. The fuel tanks and fueling area must be set in a containment area that will not
allow a fuel spill to directly flow, seep, run off, or be washed into a body of water,
wetland or drainage way.
4. The Developer shall delineate the Development's property
boundary adjacent to all Limits of Development (L.O.D.) as defined by Article V, Section
5.1.2 of the Land Use Code, including boundaries around existing trees that are to be
undisturbed, with orange construction fence prior to any type of construction, including
overlot grading. In addition, silt fencing shall be placed as shown on the Final
Development Plan Documents to delineate the portions of the Natural Habitats and
Feature Buffer which are not to be graded.
F. Soil Amendment
1. In all areas associated with this Development that are to be
landscaped or planted in accordance with the Final Development Plan Documents, and
do not require a building permit, the soils shall be loosened and amended by the
Developer in accordance with Section 3.8.21 of the Land Use Code prior to the
issuance of any certificate of occupancy in this Development. Completion of soil
amendments shall include certification by the Developer that the work has been
completed. This certification shall be submitted to the City at least two (2) weeks prior
to the date of issuance of any certificate of occupancy in this Development.
G. Ground Water, Subdrains and Water Rights
1. The City shall not be responsible for, and the Developer (for itself
and its successor(s) in interest) hereby agrees to indemnify and hold harmless the City
against any damages or injuries sustained in the Development as a result of ground
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water seepage or flooding, structural damage, or other damage unless such damages
or injuries are proximately caused by the City's negligent operation or maintenance of its
storm drainage facilities in the Development. However, nothing herein shall be deemed
a waiver by the City of its immunities, defenses, and limitations to liability under the
Colorado Governmental Immunity Act (Section 24-20-101 CRS, et. seq.) or under any
other law.
2. If the Development includes a subdrain system, any such subdrain
system, whether located within private property or within public property such as street
rights -of -way or utility or other easements, shall not be owned, operated, maintained,
repaired or reconstructed by the City and it is agreed that all ownership, operation,
maintenance, repair and reconstruction obligations shall be those of the Developer or
the Developer's successor(s) in interest. Such subdrain system is likely to be located
both upon private and public property and, to the extent that it is located on public
property, all maintenance, operation, repair or reconstruction shall be conducted in such
a manner that such public property shall not be damaged, or if damaged, shall, upon
completion of any such project, be repaired in accordance with then existing City
standards. The City shall not be responsible for, and the Developer, for itself and its
successor(s) in interest, hereby agrees to indemnify and hold harmless the City against
any damages or injuries sustained in the Development as the result of groundwater
seepage or flooding, structural damage or other damage resulting from failure of any
such subdrain system.
3. Without admitting or denying any duty to protect water rights, the
Developer, for itself and its successor(s) in interest, hereby agrees to indemnify and
hold harmless the City against any damages or injuries to water rights caused, directly
or indirectly by the construction, establishment, maintenance or operation of the
Development.
4. The City agrees to give notice to the Developer of any claim made
against it to which the foregoing indemnities and hold harmless agreements 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 the 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 the Developer within ninety (90) days after the City first
receives notice of such claim under the Colorado Governmental Immunity Act for the
same, shall cause the forgoing indemnities and hold harmless agreements by the
Developer to not apply to such claim and such failure shall constitute a release of the
foregoing indemnities and hold harmless agreements as to such claim.
H. 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.
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2. Prior to beginning any building construction, and throughout the
build -out of this Development, the Developer shall provide and maintain at all times a
reasonable 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. Such accessway shall be constructed to an
unobstructed width of at least 20 feet with 4 inches of aggregate base course material
compacted according to city standards and with an 100 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. Prior to the construction of said accessway, a
plan for the accessway shall be submitted to and approved by the Poudre Fire Authority
and City Engineer. (Three plan sets shall be submitted to the Poudre Fire Authority at
102 Remington Street for review and processing.) If such accessway is at any time
deemed inadequate by the Poudre Fire Authority or City Engineer, the accessway shall
be promptly brought into compliance and until such time that the accessway is brought
into compliance, the City and/or the Poudre Fire Authority may issue a stop work order
for all or part of the Development.
Footing and Foundation Permits
1. Notwithstanding any provision in this Agreement to the contrary, the
Developer shall have the right to obtain Footing and Foundation permits upon the
installation of all underground water, sanitary sewer, and storm sewer facilities, and an
emergency accessway for the phase in which the permit is being requested. Facilities
shall include but not be limited to all mains, lines, services, fire hydrants and
appurtenances for the site as shown on the Final Development Plan Documents.
J. Development Construction Permit
1. The Developer shall apply for and obtain a Development
Construction Permit for this Development, in accordance with Division 2.6 of the Land
Use Code, prior to the Developer commencing construction. The Developer shall pay
the required fees for said Permit and construction inspection, and post security to
guarantee completion of the public improvements ("Infrastructure Security") required for
this Development, prior to issuance of the Development Construction Permit. The
posting of Infrastructure Security to guarantee completion of the public improvements by
any party other than the Developer, shall not mean or imply that the City shall in any
way be responsible for managing the development work whether performed by the
Developer or its agents, employees, contractors or other representatives of any kind
whatsoever. The City shall be the sole beneficiary of said Infrastructure Security. In
addition, the City retains all of its rights to withhold issuance of a Development
Construction Permit until the Infrastructure Security provided to the City is in a form
acceptable to the City, whether provided by the Developer or any other party. The City
may withhold issuance of building permits and/or certificates of occupancy in order to
ensure completion of the public improvements without any responsibility upon the City
to call on the Infrastructure Security.
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K. Maintenance and Repair Guarantees
1. The Developer agrees to provide or cause its contractor to provide
a two-year maintenance guarantee and a five-year repair guarantee covering all errors
or omissions in the design and/or construction of the public improvements required for
this Development, which guarantees shall run concurrently and shall commence upon
the date of completion of the public improvements and acceptance thereof by the City.
More specific elements of these guarantees are noted in Exhibit "B." Security for the
maintenance guarantee and the repair guarantee shall be as provided in Section
3.3.2(C) of the Land Use Code. Notwithstanding the provisions of paragraphs III (H)
and (1) of this Agreement to the contrary, the obligations of the Developer pursuant to
this paragraph and Exhibit "B" may not be assigned or transferred to any other person
or entity unless the warranted improvements are completed by, and a letter of
acceptance of the warranted improvements is received from the City by, such other
person or entity.
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 City Engineer and
Traffic Engineer in accordance with the City's "Work Area Traffic Control Handbook"
and shall not remove said safety devices until the construction has been completed.
B. As required pursuant to Chapter 20, Article IV of the City Code, the
Developer shall, at all times, keep the public right-of-way free from accumulation of
waste material, rubbish, or building materials caused by the Developer's operation, or
the activities of individual builders and/or subcontractors; shall remove such rubbish as
often as necessary, but no less than daily 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 or as a result of building activity. 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 City Engineer. 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. The Developer also agrees to require all contractors within
the Development to keep the public right-of-way clean and free from accumulation of
dirt, rubbish, and building materials.
C. The Developer hereby agrees that it will require its contractors and
subcontractors to cooperate with the City's construction inspectors by ceasing
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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 Final Development Plan Documents, or any
documents executed in the future that are required by the City for the approval of an
amendment to a development plan, and the City may withhold (or to the extent
permitted by law, revoke) such building permits and certificates of occupancy as it
deems necessary to ensure performance in accordance with the terms of this
Agreement. The processing and "routing for approval" of the various development plan
documents may result in certain of said documents carrying dates of approval and/or
execution that are later than the date of execution of this Agreement. The Developer
hereby waives any right to object to any such discrepancy in dates.
E. Nothing herein contained shall be construed as a waiver of any
requirements of the City Code or the Land Use Code and the Developer agrees to
comply with all requirements of the same.
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. All financial obligations of the City arising under this Agreement that are
payable after the current fiscal year are contingent upon funds for that purpose being
annually appropriated, budgeted and otherwise made available by the Fort Collins City
Council, in its discretion.
H. This Agreement shall run with the Property, including any subsequent
replatting of all, or a portion of the Property. This Agreement shall also be binding upon
and inure to the benefit of the parties hereto, their respective 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 Developer shall be
released 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.
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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 ten (10) 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.
L. Except as may be otherwise expressly provided herein, 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, CO 80522
With a copy to: City Attorney's Office
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80522
If to the Developer: Capstone Development Corp.
c/o L. Jeff Jones
431 Office Park Dr.
Birmingham, AL 35226
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With a copy to: Capstone Development Corp.
c/o Tonia Christensen
431 Office Park Dr.
Birmingham, AL 35226
If to the Owners: Johnson Investments, Inc.
c/o Cheryl Olson
126 West Harvard, Suite 2
Fort Collins, CO 80525
Kelly C. Brown
801 East Pitkin Street
Fort Collins, CO 80524
With a copy to: Hasler, Fonfara and Goddard LLP
c/o Timothy W. Hasler
Post Office Box 2267
Fort Collins, CO 80522
Notwithstanding the foregoing, if any party to this Agreement, or its 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 parties 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, and shall be deemed to be and contain the
entire understanding and agreement between the 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.
P. The Owners are made a parties to this Agreement solely for the purpose
of subjecting the Property to the covenants contained in this Agreement. The City and
the Developer expressly acknowledge and agree that the Owners shall not be liable for
any obligations of the Developer under this Agreement, unless the Owners exercise the
rights of the Developer to develop the Property in which event the obligations of the
Developer shall become those of the Owners.
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involve the installation of and construction of utilities and other municipal improvements
in connection with the development of 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:
General Conditions
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 permit therefor, or (3) any change in
grade, contour or appearance of the 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 Final Development Plan Documents and in full compliance with the standards and
specifications of the City on file in the office of the City Engineer 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 approval of the site specific development plan. In the event that the
Developer commences or performs any construction pursuant hereto after the passage
of three (3) years from the date of approval of the site specific development plan, the
Developer shall resubmit the utility plans to the City Engineer for reexamination. The
City may then require the Developer to comply with the approved standards and
specifications of the City on file in the office of the City Engineer at the time of the
resubmittal.
C. No building permit for the construction of any structure within the Property
shall be issued by the City until the public water lines and stubs to each lot, fire
hydrants, electrical lines, sanitary sewer lines and stubs to each lot, and public streets
(including curb, gutter, and pavement with at least the base course completed) serving
such structure have been completed and accepted by the City. No building permits
shall be issued for any structure located in excess of six hundred and sixty feet (660')
from a single point of access, unless the structures contain sprinkler systems that are
approved by the Poudre Fire Authority.
D. Any water lines, sanitary sewer lines, storm drainage lines, electrical 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 City Engineer 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 Final Development Plan Documents and shall be installed by the
Developer within the time as established under "Special Conditions" in this Agreement.
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THE CITY OF FORT COLLINS, COLORADO,
a Municipal Corpo ation
By: (�
ity Manager
ATTEST: ' 'SEAL
City Clerk
APPROVED AS TO CONTENT:
City ngin(r
APPROV S TOO FORM:
G
Deputy City Attorney
DEVELOPER:
Capstone Development Corp., an Alabama
corporation
By:
L. J ones, xecutive Vice President
ATTEST:
onia Christensen, VP of Legal Affairs/Secretary
STATE OF ALABAMA )
) ss.
COUNTY OF JEFFERSON )
The foregoing instrument was acknowledged before me this I014' day of
Se�r, 2011, by L. Jeff Jones as Executive Vice President and by Tonia
OCfo be-r
20
Christensen as VP of Legal Affairs/Secretary of Capstone Development Corp., an
Alabama corporation. ���;;il►,�,,�,,
aa
Notary Public =
' PUBLIC
My Commission Expires:
STATE
►Ill
OWNER:
Johnson Investments, Inc., a Colorado
corporation
By:
Lewis Melvin nson, P sident
ATTEST:
By:
Cheryl(Olson, Secretary
STATE OF COLORADO )
) ss.
COUNTY OF LARIMER )
The foregoing instrument was acknowledged before me this l- rA day of
September, 2011, by Lewis Melvin Johnson as President and by Cheryl Olson as
Secretary of Johnson Investments, Inc., a Colorado corporation.
1 0X,/My Commission Expires: %/
Notary Public
OWNER:
Kelly C. Brown, an individual
By:
Kelly C. 15rown
rnrrn�,,��
\AA N SO
Q` NR Y
21
STATE OF COLORADO )
) ss.
COUNTY OF LARIMER )
The foregoing instrument was acknowledged
Seer, 2011, by Kelly C. Brown.
My Commission Expires:
before me this /3-jk day of
Notary Public
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PAPA
EXHIBIT "A"
Schedule of electrical service installation.
Electrical lines need to be installed prior to the installation of the sidewalk, curb
returns, handicap ramps, paving and landscaping. If the Developer installs any curb
return, sidewalk or handicap ramp prior to the installation of electrical lines in an area
that interferes with the installation of the electrical line installation, the Developer shall
be responsible for the cost of removal and replacement of those items and any
associated street repairs.
2. Schedule of water lines to be installed out of sequence.
Not Applicable.
3. Schedule of sanitary sewer lines to be installed out of sequence.
Not Applicable.
4. Schedule of street improvements to be installed out of sequence.
Not Applicable
5. Schedule of storm drainage improvements to be installed out of sequence.
Not Applicable.
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EXHIBIT "B"
MAINTENANCE GUARANTEE:
The Developer hereby warrants and guarantees to the City, for a period of two (2) years
from the date of completion and first acceptance by the City of the public improvements
warranted hereunder, the full and complete maintenance and repair of the public
improvements constructed for this Development. This warranty and guarantee is made
in accordance with the City of Fort Collins Land Use Code and/or the Transitional Land
Use Regulations, as applicable. This guarantee applies to the streets and all other
appurtenant structures and amenities lying within the rights -of -way, easements and
other public properties, including, without limitation, all curbing, sidewalks, bike paths,
drainage pipes, culverts, catch basins, drainage ditches and landscaping. Any
maintenance and/or repair required on utilities shall be coordinated with the owning
utility company or city department.
The Developer shall maintain said public improvements in a manner that will assure
compliance on a consistent basis with all construction standards, safety requirements
and environmental protection requirements of the City. The Developer shall also correct
and repair, or cause to be corrected and repaired, all damages to said public
improvements resulting from development -related or building -related activities. In the
event the Developer fails to correct any damages within thirty (30) days after written
notice thereof, then said damages may be corrected by the City and all costs and
charges billed to and paid by the Developer. The City shall also have any other
remedies available to it as authorized by this Agreement. Any damages which occurred
prior to the end of said two (2) year period and which are unrepaired at the termination
of said period shall remain the responsibility of the Developer.
REPAIR GUARANTEE:
The Developer agrees to hold the City of Fort Collins, Colorado, harmless for a five (5)
year period, commencing upon the date of completion and acceptance by the City of the
public improvements constructed for this Development, from any and all claims,
damages, or demands arising on account of the design and construction of public
improvements of the Property shown on the approved plans and documents for this
Development; and the Developer furthermore commits to make necessary repairs to
said public improvements, to include, without limitation, the roads, streets, fills,
embankments, ditches, cross pans, sub -drains, culverts, walls and bridges within the
right-of-way easements and other public properties, resulting from failures caused by
design and/or construction defects. This agreement to hold the City harmless includes
defects in materials and workmanship, as well as defects caused by or consisting of
settling trenches, fills or excavations.
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Further, the Developer agrees that the City shall not be liable to the Developer during
the warranty period, for any claim of damages resulting from negligence in exercising
engineering techniques and due caution in the construction of cross drains, drives,
structures or buildings, the changing of courses of streams and rivers, flooding from
natural creeks and rivers, and any other matter whatsoever on private property. Any
and all monetary liability occurring under this paragraph shall be the liability of the
Developer.
The obligations of the Developer pursuant to the "maintenance guarantee" and "repair
guarantee" provisions set forth above may not be assigned or transferred to any other
person or entity unless the warranted improvements are completed by, and a letter of
acceptance of the warranted improvements is received from the City by, such other
person or entity.
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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 Final Development Plan
Documents and other approved documents pertaining to this Development on file with
the City.
F. Street improvements shall not be installed until all utility lines to be placed
therein have been completely installed, including all individual lot service lines (water
and sewer) leading in and from the main to the property line and all electrical lines.
G. The installation of all utilities shown on the Final Development Plan
Documents 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 Final Development
Plan Documents shall supersede the standard specifications, except that if the conflicts
are a result of Federal or State mandated requirements, then the Federal or State
mandated requirements shall prevail.
H. Public easements shall be provided for access, utilities and drainage as
required by the design and location of such infrastructure and as reflected on the plans.
Alignment and grades on privately maintained streets and drives shall allow for safe
access, ingress and egress by owners, visitors, the general public and public safety
officials and equipment, as approved by the City Engineer.
I. All storm drainage facilities shall be designed and constructed by the
Developer so 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, for itself and its successor(s) in interest, 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 general concept of the City's master plans (but not to include any
details of such plans, which details shall be the responsibility of the Developer); and (3)
specific written or otherwise documented directives that may be given to the Developer
by the City. The City agrees to give notice to the 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
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liability through such settlement. Failure of the City to give notice of any such claim to
the Developer within ninety (90) days after the City first receives a notice of such 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. Approval of 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.
J. The Developer shall pay the applicable "stormwater plant investment fee"
in accordance with Chapter 26, Article VII of the City Code. This fee is included with
building permit fees and shall be paid prior to the issuance of each building permit.
K. The Developer shall provide the City Engineer with certified Record Plan
Transparencies on Black Image Diazo Reverse Mylars upon completion of each phase
of the construction. Utilities will not be initially accepted prior to as -built drawings being
submitted to and approved by the City of Fort Collins.
L. The Developer specifically represents that to its knowledge all property
dedicated (both in fee simple and as easements) to the City associated with this
Development (whether on or off -site) is 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 property as is dedicated to the City pursuant to this
Development, is 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, for itself and its successor(s) in interest, does hereby
indemnify and hold harmless the City from any liability whatsoever that may be imposed
upon the City by any governmental authority or any third party, 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, provided that such damages or liability are
not caused by circumstances arising entirely after the date of acceptance by the City of
the public improvements constructed on the dedicated property, except to the extent
that such circumstances are the result of acts or omissions of the Developer. Said
indemnification shall not extend to claims, actions or other liability arising as a result of
any hazardous substance, pollutant or contaminant generated or deposited by the City,
its agents or representatives, upon the property dedicated to the City in connection with
this Development. The City agrees to give notice to the Developer of any claim made
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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 the 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 the Developer within ninety (90) days after the City first receives a notice of
such 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.
M. The Developer acknowledges and agrees that the City, as the owner of
any adjacent property (the "City Property") on which off -site improvements may be
constructed, or that may be damaged by the Developer's activities hereunder, expressly
retains (and does not by this Agreement waive) its rights as property owner. The City's
rights as owner may include without limitation those rights associated with the
protection of the City Property from damage, and/or the enforcement of restrictions,
limitations and requirements associated with activities on the City Property by the
Developer as an easement recipient.
N. If the Developer or Contractor or any agent or representative thereof
causes damage to any public infrastructure (including without limitation, any surface
pavers, flagstones, or other stone or concrete surfaces, planters, street and decorative
lights, or canopies) such damage shall be promptly repaired with the same kind, quality,
color, serviceability and material composition aspects as was possessed by the
infrastructure damaged, unless otherwise expressly agreed to by the City in writing.
Paver repair and replacement in Downtown alleys shall comply with the City's specific
requirements for pavers.
II. Special Conditions
A. Water Lines
Not applicable
B. Sewer Lines
1. The City shall pay the Developer for oversizing the sanitary sewer
that will provide sewer service for the Development. The sewer which was originally
designed as a 12" sewer for the Development will be installed as a 21" sewer as
required by the City. This shall include the sewer from the point of connection to the
existing City sanitary sewer up to and including the manhole labeled as San MH-5 on
the utility plans. The oversizing will be paid on the following construction items which
are directly related to the oversizing:
a) 21" Sewer
b) 60" Dia. Sewer Manholes
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c) Tie-in to the Existing Sewer Main
Oversizing will be paid in accordance with Section 26-371 of City Code. The Developer
shall comply with all documentation requirements of Section 26-371.
C. Storm Drainage Lines and Appurtenances
1. All on -site and off -site storm drainage improvements associated
with this Development, as shown on the Final Development Plan Documents, shall be
completed by the Developer in accordance with said Final Development Plan
Documents prior to the issuance any certificate of occupancy. 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 Final Development Plan Documents. Said
certification shall be submitted to the City at least two weeks prior to the issuance of any
certificate of occupancy in this Development.
2. The Developer shall be responsible for maintaining the structural
integrity and operational functions of all drainage facilities and flood control channel
throughout the build -out of this Development. If at any time following certification (as
required pursuant to paragraph one (1) above) of said drainage facilities and during the
construction of structures and/or lots within this Development the City reasonably
decides that said drainage facilities no longer comply with the Final Development Plan
Documents, the City shall give written notice to the Developer of all items which do not
comply with the Final Development Plan Documents. Unless the Developer successfully
appeals the decision of non-compliance, it shall bring such facilities back up to the
standards and specifications as shown on the Final Development Plan Documents.
Failure to maintain the structural integrity and operational function of said drainage
facilities following certification shall result in the withholding of the issuance of additional
building permits and/ or certificates of occupancy until such drainage facilities are
repaired to the operational function and structural integrity which was approved by the
City.
3. The Developer agrees to provide and maintain erosion control
improvements as shown on the Final Development Plan Documents to stabilize all over -
lot grading in and adjacent to this Development. The Developer shall also be required
to post a security deposit in the amount of $15,600.00 prior to beginning construction to
guarantee the proper installation and maintenance of the erosion control measures
shown on the Final Development Plan Documents. Said security deposit(s) 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 erosion control provisions of the Final Development Plan Documents or the
erosion control provisions of the Criteria after receiving notice of the same or an
emergency situation exists which would reasonably require immediate mitigation
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measures, then, in either event, and notwithstanding any provisions contained in
paragraph III(J) to the contrary, 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(s) 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. In addition, the
City shall have the option to withhold building permits and certificates of occupancy, as
stated in Paragraph III.D of this Agreement, as it deems necessary in order to ensure
that the Developer installs and maintains the erosion control measures throughout the
build -out of this Development.
4. It is important that all lots be graded to drain in the configuration
shown on the Final Development Plan Documents. For this reason the following
requirements shall be followed for all buildings/structures on all lots:
Prior to the issuance of a certificate of occupancy for any lot or building
the Developer shall provide the City with certification that the lot and or the
building has been graded correctly. This grading certification shall
demonstrate that the lot or building finish floor elevation has been built in
accordance with the elevation specified on the Final Development Plan
Documents. The certification shall also show that the minimum floor
elevation or minimum opening elevation for any building constructed is in
compliance with the minimum elevation as required on the Final
Development Plan Documents. The certification shall demonstrate as well
that any minor swales adjacent to the building or on the lot have been
graded correctly and in accordance with the grades shown on the Final
Development Plan Documents. The certification shall also show that the
elevations of all corners of the lot are in accordance with the elevations
shown on the Final Development Plan Documents. Said certification shall
be completed by a Colorado licensed professional engineer and shall be
submitted to the City at least two weeks prior to the date of issuance of the
desired certificate of occupancy.
5. The Developer shall obtain the City's prior approval of any changes
from the Final Development Plan Documents in grade elevations and/or storm drainage
facility configuration that occur as a result of the construction of houses and/or
development of lots, whether by the Developer or other parties. The City reserves the
right to withhold the issuance of building permits and certificates of occupancy for this
Development until the City has deemed such changes as being acceptable for the safe
and efficient delivery of storm drainage water.
6. The Developer shall limit the construction of the off -site storm
drainage improvements to the limits of construction as shown on the Final Development
Plan Documents. The contractor shall re -seed and/or restore all areas that are
disturbed during construction of the off -site storm drainage improvements in accordance
with the Final Development Plan Documents promptly following construction. The
Developer shall ensure that no negative impact occurs to the adjoining properties during
the construction of these facilities. No grading shall be done outside of the approved
areas as shown on the Final Development Plan Documents.
7. The drainage design for this Development provides for the
evacuation of storm drainage runoff in a reasonable amount of time out of the water
quality and detention facilities and into the drainage outfall system. The water quality
and detention facilities have been designed to discharge stormwater runoff from
frequent storms over a 40 hour period through a small diameter outlet. Under the
intended operation of the water quality and detention pond, there will not be standing
water in the pond more than 48 hours after the end of a rainfall event. If after
construction and acceptance of the detention facilities associated with this
Development, surfacing or standing water conditions persist in these facilities; and if
such conditions are beyond what can be expected in accordance with the approved
stormwater design, the Developer shall promptly, upon such discovery, install an
adequate de -watering system in the detention facilities. Such a system shall be
reviewed and approved by the City prior to installation.
8. The Developer shall be responsible for maintenance of all storm
drainage facilities that are constructed outside of the public right-of-way, except for
storm drainage line A from the Stuart Street right-of-way to manhole SDOS — MH1A and
storm drainage lines B and B-1, which lines shall be maintained by the City following the
certification and warranty period for these lines, and following their acceptance by the
City. The existing storm drainage line from proposed manhole SDOS — MH1A to
proposed SDB — MH1 receiving City accepted rehabilitation, if the City determines
rehabilitation necessary, from the Developer will be maintained by the City following the
certification and warranty period for this rehabilitation and following its acceptance by
the City.
9. Portions of this property are located in the FEMA-regulatory 100-
year flood fringe and floodway of Spring Creek according to FEMA FIRM Panel No.
08069C0979G, effective June 17, 2008 and Panel No. 08069C0987F, effective
December 19, 2006. All activities in this Development are subject to the requirements
of Chapter 10 of the Fort Collins Municipal Code. Basements shall be expressly
prohibited in any structure built in this Development.
10. The overnight storage of any construction materials or equipment in
the Spring Creek current effective FEMA-regulatory floodway is expressly prohibited.
This includes, but is not limited to, machinery, stockpiles, fences, and any other
construction materials that can be dislodged or floated offsite and obstruct floodway
conveyance. Violations of this requirement will be subject to the penalties outlined in
Chapter 10 of the Fort Collins Municipal Code.
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11. Approved floodplain use permits are required prior to mobilization
for all structures and each site construction element (detention ponds, bike paths,
parking lot, utilities, landscaped areas, flood control channel, etc.) within the Spring
Creek 100-year floodplain limits as delineated on the Final Development Plan
Documents for this Development. An approved no -rise certification must accompany
the floodplain use permit for construction elements within the floodway portion of the
floodplain. Since development activities have a clear implication for public safety if left
incomplete, approval of site work floodplain use permits are conditioned upon the
Developer providing financial assurances for completion of proposed work within the
Spring Creek floodplain. The City reserves the right to adjust the total dollar value of
these assurances to guarantee all work is completed in accordance with the provisions
of Chapter 10 of City Code, and documented to the standards of the same.
12. A Conditional Letter of Map Revision (CLOMR), case number 09-
08-0735R was approved by FEMA and effective January 29, 2010 for this site
documenting the design floodway changes. Immediately following non-structural
construction activities, a Letter of Map Revision (LOMR) shall be submitted
documenting the as -built conditions meet both FEMA and City requirements outlined in
Chapter 10 of City Code. No building permits shall be issued for structures until
approval of the LOMR by the City and by FEMA for this project.
13. The Flood Control Channel and erosion revetment features shall be
constructed per manufacturer's specifications and Final Development Plan documents.
The Developer shall maintain the Flood Control Channel geometry, revetment, and
vegetation per Final Development Plan documents, CLOMR-approved support
materials, and Chapter 10 requirements in the City Code. The Developer shall irrigate
the Flood Control Channel vegetation until full establishment as determined by City
Officials. Irrigation shall continue for no less than 2 years. If mowing is desired, the
Developer shall not mow Flood Control Channel to height of less than 6 inches.
14. A FEMA Elevation Certificate shall be provided to and approved by
the Fort Collins Floodplain Administrator prior to the issuance of a Certificate of
Occupancy for any structure in the 100-year floodplain or floodway. This certification
can be completed in conjunction with the grading certification required in paragraph
II.C.4 above.
15. Failure to comply with all floodplain requirements in sections 9-14
above shall result in a stop work order and/or the withholding of the issuance of
additional building permits and/ or certificates of occupancy until the violation(s) are
corrected and approved by the City in accordance with Chapter 10 of City Code.
D. Streets.
1. Subject to the conditions of this Agreement, the City agrees to
reimburse the Developer for oversizing public street improvements along College
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