HomeMy WebLinkAboutGREENBRIAR VILLAGE PUD THIRD - Filed DA-DEVELOPMENT AGREEMENT - 2003-11-17DEVELOPMENT AGREEMENT
THIS AGREEMENT, made and entered into this Z day of
199L, by and between the CITY OF FORT COLLINS, COLORAD a
Municipal Corporation, hereinafter referred to as the "City" and
BAYBERRY DEVELOPMENT, LIMITED LIABILITY COMPANY, a limited
liability company, hereinafter referred to as the "Developer".
WITNESSETH:
WHEREAS, the Developer is the Owner 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:
GREENBRIAR VILLAGE P.U.D., THIRD FILING, being a Replat of a
portion of Tract P, Greenbriar Addition situate in the
Northeast: 1/4 of Section 1, Township 7 North, Range 69 West of
the Sixth P.M., 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 is hereby acknowledged, it is agreed
as follows:
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.
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.
H. This; Agreement shall run with the Property and shall be
binding upon 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 real or
proprietary 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.
FU
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.
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.
EST
A T.Dr.►�tvtu
CITY CLERK
APPROVED AS TO CONTEN :
Di ector of Engineering
APPROVED AS TO FORM:
City Attorney'
THE CITY OF FORT COLLINS, COLORADO,
a Municipal
Corporation
By: 14 . I,a"
CityVManager
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DEVELOPER:
Bayberry Develop:
Liability// Company
limit�iability,c
B
ON
12
t, Limited
a Colorado
Manager
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.
Not Applicable.
4. Schedule of storm drainage improvements to be installed out
of sequence.
Not Applicable.
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NOT APPLICABLE
14
Greerrbriar Pond
EXHIBIT "C"
Scope of Services
A. Ecology of Pond - T.R. Boss
B. Creation of exposed surface water body
Lidstone/Anderson
C. Civil Engineering
1. Survey 12/95
2. Prior survey work
3. Projected sige construction staking
and verical control
4. Design
D. Landscape Architect - ZTI Architecture
E. Pond Excavation
1. Exported from site 5100 cu yds. @ 2.75
2. Redistributed on site 4900 cu yds. @2.60
3. Shore embankments
4. Shape pond at exit structure
5. Enhance existing wetland
F. Overlot grading north of pond
12,900 cu yds. @1.00
G. Pond structures - allowance 2,000 sf @ 3.00
H. Edge rip -rap south of pond 880 LF
I. Replaced wetland - 3200 sf
J. Landscape materials - allowance
K. Mobilization
L. Contingency
M. Construction P/O
TOTAL PROJECT
COST COST
1,642
1,642
3,200
0
620
620
2,000
0
5,000
5,000
2,000
2,000
4,000
4,000
14,025
14,025
12,740
0
12,500
12,500
1,540
1,540
2,100
2,100
12,900
12,900
6,000
6,000
3,520
3,520
2,100
N/A
15,000
15,000
Subtotal 80,847
2,000
8,000
TOTAL
RMOKeTMOV •I• •!
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. 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.
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 plat, site, landscape
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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 installed 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 by 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 development 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 directives that
may be given to the Developer by the City. 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 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.
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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 pursuant to this development. 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 pursuant to this development. 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 portions of the Property dedicated to the
City pursuant to this development.
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 (excluding the off -site
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detention pond) shall be completed by the Developer in accordance
with the approved plans prior to the issuance of more than 6
building permits. The off -site detention pond shall be completed
by the Developer in accordance with the approved plans prior to the
issuance of more than 13 building permits. Completion of
improvements shall include the certification by a licensed
professional engineer 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
more than said 6 and 13 building permits. Said certification shall
be submitted to the City at least two weeks prior to the date of
issuance for any building permit greater than said 6 and 13
building permits.
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.
The Developer shall also be required to post a security deposit in
the amount of $5,850.00 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
Storm Drainage Design Criteria and Construction Standards.
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 and the City agree that the storm
drainage system for this development contains some features that
make it important to construct the facilities on certain lots in
accordance with the plans and to ensure that the facilities are
maintained and kept operational throughout the buildout of this
development. For this reason the following additional requirements
shall be followed for building on Lots 1 through 11, 13, and 24
through 26:
The portions of the drainage improvement system required to be
constructed on any of the above lots and other portions
necessary for the system serving said lots to function shall
be completed in accordance with the approved utility plans and
said completion shall be certified as being completed in
accordance with said plans by a licensed professional
engineer. Said certification shall be received by the City
prior to the issuance of a building permit for any of the
above lots. A certification by such engineer that the
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drainage systems' function and adequacy to serve its purpose
has not been impaired by the construction and landscaping on
said lot shall be submitted to the City prior to the issuance
of a cert-ificate of occupancy for each of the above lots.
In addition the Developer shall be required to file a notice
with the Larimer County Clerk and Recorder describing the
landscaping and fencing restrictions that exist for the
drainage easements on each of said lots. Said notice shall
reference the location of the specific restrictions shown on
plans and notes in the approved utility plans for this
development. Said notice shall be filed in a City approved
form prior to the sale of any lots affected by such
restrictions.
4. Lots 14 through 18 and 21 through 24 abut certain
storm drainage facilities and it is agreed that it is of the utmost
importance that no storm water from said facilities enters houses
built on said lots. In order to provide the assurance that houses
built on said lots are constructed at an elevation that said storm
water cannot. enter, the approved utility plans contain
specifications for the minimum elevation for any opening to each
such house. Prior to the issuance of a certificate of occupancy
for each of said lots the Developer shall provide certification
from a licensed professional engineer that the lowest opening to
any such house is at or above the minimum elevations required on
said utility plans.
5. The Developer and the City agree that the Developer
shall be responsible to obtain the City's 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 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
occupancies until the City has approved such changes as being
acceptable for the safe and efficient delivery of storm drainage
water.
6. The Developer is obligated to complete the design and
construction of the off -site detention pond adjacent to lots 14
through 18 and 21 through 24 in this development. Said design
shall be completed and approved by the City prior to the Developer
beginning said construction. Prior to the issuance of any building
permits for said lots, the Developer shall (1) complete said design
and delineate the limits of inundation for said pond to verify that
no water from said pond encroaches onto said lots; (2) complete the
grading of said lots in a manner the conforms to the approved plans
for this development; (3) verify that no elevation of the ground
surface alone the lot lines bordering said pond is less than an
elevation of 4965.3 in accordance with the Evergreen
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Park/Greenbrier Master Drainage Plan; and (4) present proof that
the existing detention pond has the necessary capacity to
accommodate the additional runoff generated by this development in
accordance with the City of Fort Collins Storm Drainage Design
Criteria and Construction Standards.
7. No building permits shall be issued for lots 1 and 2
until off -site downstream drainage improvements are completed that
would eliminate the need for the temporary retention pond which
occupies said lots for this development.
D. Streets.
1. The Developer and the City agree that the Developer
is obligated to complete the construction of street, utilities and
other related improvements for Redwood Street (including the curb,
gutter and pavement for the east half of the street) adjacent to
the Property prior to the issuance of more than 6 building permits
for this development. Said improvements shall be completed in
accordance with the approved utility plans for Greenbriar Village
P.U.D., Second Filing (Greenbriar 2nd), on file with the City. If
said improvements are constructed by the developer of Greenbriar
2nd and the developer of Greenbriar 2nd has entered into a
reimbursement agreement with the City whereby the City may collect
reimbursement from the Developer for the cost of constructing said
improvements, the Developer agrees to make the reimbursement in
accordance with the City Code. Payment shall be made to the City
prior to the issuance of the first building permit following the
effective date of the reimbursement agreement. If said
improvements have been constructed by the developer of Greenbriar
2nd but no reimbursement agreement has been entered into between
the developer of Greenbriar 2nd and the City (and the developer of
Greenbriar 2nd is still eligible to enter into a reimbursement
agreement with the City), the Developer shall deposit cash with the
City in the amount estimated by the developer of Greenbriar 2nd to
be the cost of such improvements plus 50% additional to guarantee
sufficient funds to cover the anticipated reimbursement amount. If
a reimbursement agreement is executed and an actual reimbursement
is made as provided in the City Code, the City shall remit any
remaining funds to the Developer, (less 3% of said remaining funds
deposited to cover City administration of the funds). If the
developer of Greenbriar 2nd fails to enter into a reimbursement
agreement with the City within the requirements of the City Code
prior to the :specified deadline of the City Code for entering into
such reimbursement agreement, the Developer shall be reimbursed the
full amount deposited with the City, less 3% of said funds
deposited to cover City administration of the funds.
2. The Developer and the City agree that no building
permits shall be issued for lots 1, 25 and 26 (all of which lots
have frontage on Redwood Street) until the street improvements on
Redwood Street have been completed with at least the construction
VI
of curb, gutter, sidewalk and pavement with at least the base
course, and said improvements have been approved by the City. No
certificate of occupancies shall be issued for any of said lots
until Redwood Street is completed with final pavement adjacent to
said lots.
3. The Developer and the City agree that no street
oversizing reimbursement is due the Developer for this development.
4. 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 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 (eg. all
signing and striping for a right turn lane into the development
site).
E. Wetland Greenbriar Pond and Natural Area.
1. The Developer shall design and construct
improvements to enhance the Greenbriar Pond Wetland and Natural
Area ("Pond")„ which is City owned property (approximately 7.6
acres) bordered by this Property, Redwood Street and Willox Lane.
Said improvements shall include construction of a pond with a
water surface area approximately 3.6 acres in size and having a
depth of 1 to 5 feet. The design shall be completed by the
Developer and approved by the City prior to any construction
beginning on the Pond. The estimated total cost to design and
construct said improvements is $95,847, shown as the total for
"Project Cost" on the attached Exhibit "C." The Developer and the
City agree to share the cost for said improvements as herein
described. The Developer shall pay $30,000 in the form of goods,
services and funds for the construction of the Pond. The City
shall pay the remaining amount for the cost to design and construct
the Pond following satisfactory completion of the work by the
Developer and its acceptance by the City. The Developer shall
apply for reimbursement to the City Natural Resources Division with
the submission of documentation of the Developer's cost including
the following:
a. A letter from the Developer requesting reimbursement
and indicating the planned unit development name, the
amount of reimbursement requested, the name and address
of the entity to receive the payment, a statement that
the Developer has incurred the expenses, and the
signature of the Developer.
b. Calculations used to determine both the Developer's
and the City's portion of the costs.
C. Documentation of prices and quantities, such as a
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copy of the bid and/or pay estimates submitted by the
contractor.
d. Proof of payment to the contractor, including a copy
of the final pay estimate or invoice from the contractor
and either copies of canceled checks or drafts issued to
the contractor for the work performed or a receipt
evidencing full payment for all work performed, and
copies of lien waivers of all subcontractors and
suppliers.
e. Copies of all bids received (minimum of three bids
required) for the project along with an explanation of
why the project was awarded to the contractor.
2. The Developer and the City recognize that this
development is; adjacent to the Pond and that seepage from the Pond
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 the City's failure to properly maintain its storm
drainage facilities in the development.
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
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