HomeMy WebLinkAbout2006 [01] Jan 19 {Book 36}
Administrdtor
ludy 'Weyrens
MdYor
Richdrd Cctrlbom
Councilors
AI Rdssier
Ross Rieke
Renee Symdnietz
Ddle 'Wick
CITY OF ST. JOSEPH
www.cityofstjoseph.com
St. Joseph City Council
January 19, 2006
7:00 PM
1. Call to Order
2. Approve Agenda
3.
Consent Agenda
a. Minutes - Requested Action: Approve the minutes qf December 15,
2005 .
b. Bills Payable - Requested Action: Approve check npmbers 36694-
36781
c. Ordinance Adoption - Requested Action: Authorize the Mayor and
Administrator to execute the Ordinance adopting the In Lieu of
Assessment Ordinance.
d. Gambling Licens.e Renewal - Requested Action: Accept the Lawful
Gambling License Renewal for the St. Joseph Lion~ for the El Paso
Sports Bar, 200 2nd Avenue NW. I
e. Replace 2003 Patrol Car - Requested Action: Appr~ve the lease of a
new patrol car as the 2003 lease IS coming to an end.
4. Public Comments to the Agenda
5.
ARCON, Rivers Bend,
AUAR Amendment, PUD Amendment,iPreliminary Plat,
Variance, Developer Agreement, Memorandum of
Understanding i
i
7:05 PM
6.
Minnesota Skyline Partners
Final Plat, Development Agreement
7:20 PM
7. City Engineer Reports
a. Project Updates
b. Other Matters
8. Mayor Reports
a. 2006 Mayors Appointments
9.
Council Reports
Filel
i
I O. Administrator Reports
a. Percheron Properties, Development Agreement
b. Record Retention Schedule
11. Adjourn
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I Attachment: Yes or No
REQUEST FOR COUNCIL ACTION
Ordinance - In Lieu of Assessment
DATE: January 19,2006
ORIGINATING DEPARTMENT
DEPARTMENT APPROVAL
AGENDA ITEM
Ordinance Adoption - In Lieu of Assessment
PREVIOUS ACTION
The Council previously approve the improvement of the 2006 W atermain Ext~nsion. In approving the
improvements it was noted that certain property would be benefiting at some ~me in the future. As we
cannot assess Township Property the City must adopt an in-lieu of charge. This same process was
completed for the Hillstreet Project.
RECOMMENDED COUNCIL ACTION
Authorize the Mayor and Administrator to execute the Ordinance adopting th~ In Lieu of Assessment
Ordinance. .
FISCAL IMPACT
Adoption ofthe Ordinance allows the City to recover improvement costs in the future.
COMMENTS/RECOMMENDATIONS
ORDINANCE
An Ordlllinani:::e Relating to 1."t'aref Co~nnedjiOn Cha,rges
11J!'l Ueu ,0( Assessrnent
Section -..01' lo-Ueu-of-Charoe Estab!,iished... The City of St.. Joseph h,as mtbated the
2000 Trunlk'I,\i'aenmalin Ilmpll1"C"fement Prnjed:r'~ed')i,'",f1d1 benefits certain properbes located
outside the CiIt)' of StJoseph as ,desclnibedllln 1he 2006 Trunk W'aE!r Miallln Illrn:pw'tements
Feasibliift)' Report. December 1..2006. order to am\"e at areasonacte fair and equil'tai.bie
distnbutlloo of the costs of the Project among the pro,pe,I'ties'Nlh111ch the Pqed 'rasimproved the
Ci1y hereby estabillishes a. system of connection dlarg,es known as '"In-lieu-af charges' (811s.o
referred to as'Canne,ction Charges') to properties which have not been speciaUy assessed for
the cost of the Project in proportion to the front footage of the Project which, abuts suah property..
Saniitary Sewer Connections Chalrg'es. not ~delltified \Yith this ordinance" may allscbe
establUished for such properties lidentined ,b'j millS Ordllllnance and: ma')' be establiis"edi'n the
futuret:hrougll1 a special assessment process orb)/ a::n' .11:n Lieu of Charge' Salllidconnectl,olln
ch"ange does AOt,llidllJde water or sewer a''I'allii,aibliillt'icna,rges 'Ntl::id:I,""'11 addilirtloo,a,:III::)' be a.p'P~iililled to
the propertf uponconnectilQn to the Giit'J' san.lalrj 5e'tt'ef Of munitOipall' water system
Section -..02.: In-Lieu-of-Chame for Properties connectina to me P:rQiecL The foll~loW'ing
properties below' have not been speoialiify assessed' for the costs of the project ,In pmpod:iion to
the from fooitage orare,a of the Project wtli,iich, albuts such omperty.. Upon ronnedli~on of saiiid
properties ,oescnllOOd ,t:eIovI to the Project,. ear-....n SU"..lI1 propert'J stlal\ .paya Ccnned1icn Gharg,e in
me amountspedfied belliaw'ptir.Jf tcronnectn; an}' oorton off sud'I, prnpelt'~1 to the Cilt',tS
sanllta,r')'SS't\efio.r mUnl1cilpal! wate::sy'Sternrl:CQl.i'illect!~'.e'III')'''Git,' Utlillllllities ').. ,Of" if s:u.cn propeIT)' has
beenotheriMSe pennllirl:ted to connect to Girty Utillilties. said Goof1leCtion Charges shall,! be pad
prior to the tJllme any addilltiionaJllconnedlllooissna,111111 be made to the Cill)' Utililimes.i. Sue,h Connectllon
Charges'lN'ihen due and pa)'aitE maY.iiln the dii:screnil,on of the Gitj be s,peoil"allllll)" assessed ag1alllnst
the property to"#ffl'lldh said Connecti'1cn Charge alpplilllles.
Tile foiIlQl#t~,:ng Gonll'leCboo Charges sha!i' appr;Ii' tiC tirE tCiill,i":JI't111,:r,.g on)pertiesiilllisted bea",'
Otlf'nerof Recourc
PilDNllo
De,sonillplbliom"ct
II mprovemenrts
One unit
'Conne:tlon
Gha'll1O,es
-
54500..00
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312C68:9COJ
ytl,'arer
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3~20690 ..COJ
O!leunilt
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504500...0'0
Section -..03'.. Connecrion Cha:r;::;I,e for Subdi't"IS,!IIOn of land ConnectJlCOahalfges sha..II,
Oonly 3nse W1hen a tract at ,Ilalnd liS subsequent::',' QIII'1I1ided OOrnllnstratll\"e splii:it" or s.ubain[v"l~lded
pIlat or Dther""lse has a Idhangeilln use from rtscullrrerrt use. Conned'j,olt!ll'loha:!rges be due
and ::ayable at the timed Fina! P,iatOlf an)' s:Jbdi,riSon ... cr at appllloocabon rocaniCl ,plnlOr 10
I:SSuance aoolllilllidii:ng oeilirn,i[::n an) ,1111S:a:nce'I.if'le"re me use ,ot the ;andahanges and tn,e oalfee
is subdivided. A Connection Charge in the amount of $4,500.00 shall b$come due prior to the
connecting to the Project. Such Connection Charges when due and pa~able may, in the
discretion of the City, be specially assessed against the property to which said Connection
Charge applies. Connection Charges shall apply only to lots that connect to the Project via
service stub connection. Properties connecting to the Project via a water main connection shall
pay a Trunk Water Main Charge as established in the 2006 Trunk Water Main Feasibility
Report, December 1 ,2005. Trunk Water Main Charges shall be applied to all subdivided land
benefiting from the trunk water main according to the Feasibility Report. . Trunk Water Main
Charges shall be incorporated into the Development Agreement at the time of Final Plat.
a. Subdivisions with Outlots. In the event any portion of any parcel affected by this
section is subdivided into one or more outlots that are capable of further
subdivision and are otherwise reasonably suitable for future residential
development, Connection Charges shall not be due on such portions of property
until such time as said portions are replatted as non-outlots. In such event, the
Connection Charges detailed in Section 2 of this ordinance shall be applied to
the non-outlot portion of the property on a proportionate 9asis at the same ratio
of the total square feet of non-outlot property being platted or subdivided to the
total square feet of all property on any such plat or involved in such subdivision.
Section ~-.04 Annual Adiustment of Connection Chan:~es. The Connection Charges
shall automatically increase by 3.5% per annum. The cumulative annual increase in the
Connection Charge shall not exceed the cumulative annual percentage change of the overall
assessed market value for all residential properties in St. Joseph as determined by the City's
Assessor as measured from the date this ordinance becomes effective to the date payment of
the Connection Charges for such property comes due. The City Council may by resolution from
time to time increase or decrease said $4,500 Connection Charge consistent with the change in
any Consumer Price Index compiled by the US Government that the City deems appropriate.
Section --.5 Properties which are further subdivided in the future. A Connection
Charge in the amount of $4,500.00 shall become due prior to the connection to the Project upon
the further subdivision of property that benefits from the Project. Said $4,500.00 Connection
Charge shall apply to each new lot created upon which a principal use is established and
connects to the Project.
Section --.06 Severability. If the provisions of any section, par~graph, or sentence of
this Ordinance shall for any reason be held to be unconstitutional or invjalid by an court of
competent jurisdiction, the provisions of the remaining sections, paragraphs, and sentences
shall nevertheless continue in full force and effect.
Section --.07. Repealer. All ordinances, or portions of ordinances, in conflict herewith
are hereby repealed to the extent of such conflict.
Section --.08 Effective Date. This Ordinance shall be in full fo~ce and effect from after
its passage and publication.
Adopted by the Council this
day of
,2005.
I Attachm~nt: ~ or No
REQUEST FOR COUNCIL ACTION
DATE: January 19,2005
Administation
ORIGINA TING DEPARTMENT
DEPARTMENT APPROVAL
AGENDA ITEM
Gambling License Renewal
PREVIOUS ACTION
Previously, the St. Joseph Lions have conducted Lawful Gambling at the El Paso.
RECOMMENDED BOARD ACTION
Accept the Lawful Gambling License Renewal for the St. Joseph Lions for the EI Paso Sports
Bar, 200 2nd Avenue NW.
FISCAL IMP ACT
None
COMMENTS/RECOMMENDATIONS
L::;'
PW'innesota Lawful Gamb(ing
(LG200R) Lawful Gambling Ucense Renewal Application
Correc::t:ia1ls stlould be male dilrectl't ,an mlllls appjilCall:lion
s...m-wt ::ne ::'1e:IT.lr 3l ""e'5'3I! ie:s, :a.a::.e:;: 9i:3J:e :f Nnres:;!2
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1. ..An. anl"1i1ual organ~ iiicEnse fee of S35D IS l"eqIUliredL
Current ~,icense farm: &1'1.21)04 to 5./31/2'006
ReneYring icenIse tenn: 6,/11'2005 to 5/31'2'0018
Authorization: 2021
Organization: St. Joseph UlOflS Oub
12870287'thst SL Joseph" MN 56374
(320)363-4298
Gounlrf ,et Steams
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l~~:e Kruse
10528 295th St. St. Joseph, MN 56374
(320)363-7903
Treasurer:
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IAnnual Goal for 'Oialitable Contributions"
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~ clliisu 1"=1111. requin!Inents;
1.,A,n annualpremi5es ,perrr!llit: feeaf S 150,
2.1\ separate ,re5lillIu~oonotappro.\ai Ilinda::liling the SiitEaOairesslhnm, the ,bealll unl[ r:. 9O".'emlffient (The.1ocaI: U,lrdtcrf
9O"'<errIII1'1Ient does nd: sgn thiis rene'li\aI applliication)i and
3. A lG215 lease agreement for each site your organization does notal'.In isreQUlired.
Site numbel-DOl
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15;. State BanlllK or SL Joseph
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AttaChmen~ No
REQUEST FOR COUNCIL ACTION
DATE: January 17,2006
Police
ORIGlNA TlNG DEPARTMENT
AGENDA ITEM: Replace 2003 patrol car
PREVIOUS ACTION: None
RECOMMENDED BOARD ACTION: This patrol car is due to be rotated out as it is coming to the end
of the lease period.
FISCAL IMPACT: The current lease amount for the new patrol car would be! approx. $995.00 per mo.
This would again cover all expenses except tires. I have done a cost analysis and feel that at this time we
should keep leasing.
COMMENTS/RECOMMENDATIONS: Attached you will find a photo oftq.e new graphics that I would
like to change to. This would give us a new look that is both sharper and different than the other metro
area communities. The cars would be a two tone blue and white. The graphics that I show here are less
money than the current one we are using. This change over would take three years to compete. I will
have color photos for you at the meeting. If you would like to see these ahead of time please contact me.
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I Attachment: Yes or No
REQUEST FOR COUNCIL ACTION
Arcon Development - River's Bend
DATE: January 19,2006
ORIGINATING DEPARTMENT
DEPARTM~NT APPROVAL
AGENDA ITEM
Arcon Development - River's Bend
a. Dissolution of Previously approved plat
b. PUD Amendment/V ariance
c. AUAR Amendment
d. Preliminary/Final Plat
e. Development Agreement
f. Memorandum of Understanding
PREVIOUS ACTION
Arcon Development has entered into a purchase agreement with the School District whereby 71 acres of
the Arcon Development will be sold for a school campus. River's Bend was designed as a PUD whiGh--
was approved in 2005. The change of plat requires an amendment to the PUD. Therefore, a public
hearing will be conducted on January 17, 2006. Staff review has indicated that the plat can be approved.
However, the Council must first dissolve the original preliminary and final plat.
The planning process for River's Bend included the submittal and approval of an environmental
document entitled AUAR. The AUAR serves as a Comprehensive Plan for tpe development and address
key issues. Since the plat is being amended the Council must determine ifth,e AUAR needs to be revised
(see letter from Rajkowski Hansmeier). The City has requested the deve10p~r to review the transportation
segment of the AUAR, which has been completed. The revised traffic indicates that a signal may be
required at the intersection of CR 121 and Jade Road. At this point the developer and school district will
be made aware that signalization or intersection controls may be required at some point in the future.
RECOMMENDED COUNCIL ACTION
Since the public hearing is being conducted after the writing of this RFA, the action will be accept the
recommendation of the Planning Commission and authorize execution of the Development Agreement
and Memorandum of Understanding if appropriate. I will email the recommendation of the Planning
Commission to you on Wednesday.
FISCAL IMP ACT
COMMENTS/RECOMMENDATIONS
\IE:\IOR.~ '"DL~f OF L~l)ERST..~ 'Dr\G
This \{~ ofVnoel'57..aoding is er;;L~ imD. "hi; day 0:- Janca::r'.-.
h~-eenme Cir:;.- ofSt. Joseph,,", \fi:nn:..'~soUi municipal COrpar.-aOOL ,fberei~aiL~ dbe
De'\-elopmem. me... '"' ~fi:r:lDesota Corpoirawj()f!l) ,("n';:I;;;.;r.after ...-\r-OTI-,
by mil
me
Ra;'rals:
L
...!ucon is tbe O~.neT c:enain R~.a I Property which 15 b~flyd;;s:riberi
E'dn'DIt A_ (D~er called the "'ProPeIi0-"'" Dr .'De\-dDpmenC
-'De\-eiopment Propeny""l anached hereto and made,", 'Piar! berecl,f:
Dn
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...!\..""Con b.2:5 ~neC a: ?Jreiimm~
pro~q- ~tleC Rj-.as Beod PL"I>.
me Pl1)
na.5. Jeer:
erne
'":
_"\roon inrends [0" de~iek)lio the ~.- ffi 2pprOIImaIe1y
pha..-.es:anc
t
-t~
Toe City and _-\rcon d...~Ie tD memona:17e all
the unri::li ~"r:.ar:Idrn,gs. c~~e.en
the panies reg;a:rrling the ~.-elopmem., 3r'Al me k"d.llS
pJ~.2"',e.s (Ji,.fCle De\\~e'iUjJ';llire::l: Pm~err:~-,.
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re:oroing ,cII,i'me
~ow. THEREFORE., :in colJ:Siid,era.rion
_-\GREED :\5 FOLL()\i:S:
tile ourJJal oo'.e&2IlS e:\.-oressieC Ile!"eu:..
IS H:E:REB)-
1. Phases. The Property shall be developed in the s~quence shown on the phasing plan attached
hereto as Exhibit B, and the lot density and size will be in accordance with that shown on the
preliminary plat attached hereto as Exhibit C. Arcon must obtain prior approval from the City
for substantial deviations from the phasing plan. City approval shall not be unreasonably
withheld. The Developer shall be required to enter into a developer agreement with the City
prior to developing each phase of the POD. For seven (7) years from the date of this
Agreement, no amendments to the City's Comprehensive Plan or official land use controls
shall affect the use, development density, lot size, lot layout, or dedications of the
development which is a part of this Agreement unless required by State for Federal law or
agreed to in writing by the City and the Developer. This provision does not apply to SAC and
WAC, Trunk Charges, Stormwater Development Fees or othelf improvement fees. The City
may extend the exemption period for an additional five (5) years and such extension shall not
be unreasonably denied. Thereafter, notwithstanding anything in this Agreement to the
contrary, to the full extent permitted by State and Federal law, the City may require
compliance with any amendments to the City's Comprehensive Plan, official controls and
platting or dedication requirements enacted after the date of this Agreement.
2. Platting. Arcon must include all of the Development Property in the final plat of the first
phase of the development, with future phases of the developmen;t platted as Outlots. The
final plat must be recorded prior to the City or Arcon initiating the installation of site grading
and Municipal Improvements on the Development Property.
3. Turn Lanes. Turn lanes from County Road 121 serving the Development shall be constructed
when deemed necessary by the City and/or Steams County Highway Department. Arcon shall
provide a letter of credit in an amount acceptable to the City to secure construction of the turn
lanes upon execution of the developer agreement for each particular phase in which a turn lane
shall be constructed.
4. Public Land Dedication. Arcon shall dedicate 44 acres of land (exclusive of wetlands) within
the Development to the City. The dedicated land is identified on the final plat as Outlot D
("Neighborhood Park") and Outlot L ("Sauk River Park"). The park property shall be deeded
to the City by Warranty Deed at the time the Park Board determines to develop the Outlots as
parks. Deeding of the property shall not relieve Arcon ofits obligation to develop the parks in
accordance with this agreement. The City shall grant to Arcon ~ license to enter the park
property for the purpose of constructing utilities and grading in ~ccordance with the plans
approved by the City. Arcon shall agree to indemnify and defend the City against any and all
claims for personal injury or property damage arising from Arcon's activities in the park
property. Arcon shall grade the park property in accordance with the final grading plans
approved by the City. Arcon will .complete access to and provide final site grading and
seeding, as required by City Ordinances now in effect, for the Neighborhood Park during
Phase 3A construction or by September 30, 2010, whichever occurs first. The Park Board will
provide Arcon with a plan for this park prior to commencing improvements on Phase 3A. In
the Sauk River Park, Arcon agrees to construct a temporary gravel parking lot adjacent to
Odell Street in conjunction with the construction of Odell Street. Grading for the canoe
2
access road and temporary parking iliot shall be completed no lata than Jw~- 31. 20(18. l~pon
completion of grading oflbecanoeaccess road and temporary pa:rlring: lot. AJ'COD;;hal1 grant
the Ci~' a pubnc easement fOI" ingress and egress and use of tbe tempoira:I)- parking:
Grading: for the remaind'elr oime Sauk R!,-er Pad:. 'li\itb the exception of me SloIDlv,'at;er pond..
sball be completed Jul~- 31, 20019. orsucb larer dare that the CiI!- deernsaprphJlpri.ne and
necessary fordf"lo'ellOpmCDt oftbepark. )\rooo.agrees to ,e:ne:od ,a6-mcb s...-w.-erand6-L"lrch
"A"3ler 5Ilib, 140i fed: he:.und the right ofwa:.-une ofRiy.ers Bend P'ari-v.ay in the ~.icmity of
Sullivan Street. tbeexact loc:arion of which sball be det...'"'t':minroo by the C ir:.-. at such time as
peIIDaIlent streets are in:s1:alled to that p,hase. AJ'Con shal.!! be reimbursed for the cost of this
~-rension through trtmk fee credits. .-\feonagrees to pro\ide a paved enllIance road '\\ith a
minimum VlidIh oftv.~en~.- fom feel with curb and guna and a pa'l,ed parting lot
perimerer curb and g:unerl aJt a j,ocarion and size to be determined by me City The City shall
be responsiMe for aD otbaconsttlJCtion 'li\ithin the Sank Ri\-e:r Park. ~o additional &..<>dicarion
Vlill be required for the [01i\Mouse units to bede'\'doped oonb of Cotmty Road 121
5. Gradin!! and Stonnwater Plans. Arconand the City agree that temporary stormwatC!'" control
measures u ill be in place during the phased de'l.elopmcol. At DO time shaH nmoff exceed pre
developmem rares.. _-\Dc:-- changes to tbe prdimlna-ry grading: plan. tbe bousmg types propo.s.ed
on the prdimin"'TY pIaL or the StofIDuater ~f :magrement Plan shall bere..iev.-ed and .a:pprm-ed
by the City Engineer. 'lii\\bo may impose s:ochalllemari~"e oraddiu<ooal ,conditions as deemed
IlleCessaJ')". _lJl pennmem SlOIlDVr.'ater ponds shall ha....ea P13:'t'ed access I'!) feet m
wblch access shall be dediC3IeO. t01 tbe Ci~i"
Jade Road}:!::! Avenue. Jade Road uill be constructed in three phases or less as a public
improvemcot proJect. funded by specIal asse:s.sments.ag:ainsI the ne,.'eJ,opment on a lineal
~-is. This impro"-ement shall include sanitary S;..Q'\\:'ef. W~~ Sloon 5;;:\1.-er, and rraiIs ill
accoroance v.itb !be dC'liellopmentplans approved. by me Cir:" Engme:er. Tbe assessed costs
"ill include all ClO)b""tnlCtion costs. engineering. consultants. legaLinsu:ra:nce. adrnini stratiye
costs. fiscal costs (mciodiu~caprita.tized im:ere::;"ltallcoSlS m..'UITed me acquisition
u-etland replaceme:nt5: ,COS[ i:nc:mred or rimea-pended by City s;caff for conducting
enYlroom,ental wetland poe-lI.uri1rin~costmcwred or rimen-pentL..-"d by City staff !~3rconducting
emironmental s:rudies and ass...=ssme:Ilt5~ required. and allC0st5 In'l.ohr-ai the a:quisitiOiC
of e.asanents fOT me project and otbrer "cooringieIlt costs. Toe assessm,ents he Ie'\ ied o'."er
a period of time and a! a raIe of imerest to be detemrined lbe after DnaniCillf::
arrangements ba",e beencomp l,eted.. rile SIOnnwater drainage from the propc,se:d Jade Road
;;haH be Incorporated into the l)e'1.-re}opm...'"li1I' 5, stormw:ata m;:;m:a~emenJl 5!3f..em. The crr:., as
pan of me publiirc project. sball install me ~-at..~ pipe .thaIlies "'il<ithiI: tJbe Jade Road
of Vlay. bm.m~' oilier SJtOO:mIi-ater pipe or pclOO :required 15 the respoili-ib,ilir:.- of ,-\renD.. ,-\reOlJ
bereby '!A-al'-es. its ri~;;; to aPubnc l~'.-.ement Hearin!! and tbe .-\.s~-:mem Hearin:2:
~I~'~ - '-
normally beld m accordance '\iI,ith ~fin.neso1l.a StaIUtes Chapter' 429 and smd waiver shall be
binding upon the lDd..'1Jendem: School District -..[! follo'llloi:ng: the transfer of On.ulot F ane upon
any ower successors or .ass:igns to .-\n:on's Inrerest to the Proprmy. ,-\felOn may 'i\imd,,~w E5
petition for me impro...-emenIs upon fe".ie'lll" of me propos..."'d :final assessm'eD.t and pri,or to
the lenlll~ of CODIl3i...~ on theimprm"emenL Th,e City v.ill use its~"t efforts Iocolle,c1 u;.ec'ost
this impro"'-eIDent from ~;;s which hID);; DO~ been specific.:al1yas~"'S.5>ed
to the benefit realized by such unassessed properties. Arcon will be reimbursed all such funds
up to the amount of benefit to the properties included in Arcon's assessment which are
collected by the City, less any administrative expenses the City incurs. The improvement of
Jade Road north of County Road 121 shall be simultaneous with the development of the
property adjacent thereto. This shall occur in no more than two phases. The construction of
the Jade Road trail shall coincide with the construction of Jade Road.
7. Low Water Pressure. Property within the Development may be subject to low water pressure.
The preliminary plat identifies the proposed home elevations on the preliminary grading plans.
Elevations greater than or equal to 1130 feet may be subject to low water pressure and may be
subject to an additional trunk fee for a water booster station.
8. Erosion Control. Responsibility for erosion control measures shall be in accordance with
Exhibit D attached hereto and incorporated herein.
9. Trails. Trails shall be constructed by Arcon in accordance with! the Trail plan attached hereto
as Exhibit E. Trials within the Development shall connect with existing trails and sidewalks,
including installation of a trail along College Avenue to Iverson constructed at Arcon's cost.
Arcon shall warranty all sidewalk and trails for a period of two years from the date of
acceptance of the improvement. The City will construct the trails located within the Park
properties.
10. Lighting. Arcori shall be responsible for the cost and installati~m of street lighting. Lighting
specifications for the County Road 121 trail are attached hereto as Exhibit F. The lighting on
County Road 121 may be spaced at 175'intervals. Arcon's responsibility includes internal
street lighting, County Road 121 trail lighting, County Road 121 intersection lighting at all
intersections and Jade Road intersection lighting. Arcon shall commission a lighting plan
prepared by Stearns Electric to be approved by the City. Stearns County shall approve the
lighting to be installed along County Road 121. All lighting, ex;ceot for trail1ighting, shall be
capable of being serviced by Stearns Electric.
i
11. County Road 121.Ser'Vices. At Arcon's cost, Arcon shall provide water and sewer services to
the property line of existing homes located along County Road 121 adjacent to the
Development.
12. Utility Location. Arcon agrees that all utilities within the Development will be installed
underground, including without limitations electrical, telephonr, cable television and natural
gas. Areon may receive an exemption from this requirement I if Areon demonstrates to the
City Engineer that underground utilities would not be physidlly possible. Any exemption
shall be limited to the minimal area necessary. The final location of stonn sewer, sanitary
sewer and watennains across Outlot F shall be determined during the site plan review process
for development of Outlot F. The City shall require an access easement from the southeast
corner of Outlot F.
4
13.
Street Si2IUU!e and \\~etland Desi~on Si2Da~e_ ArcOD shall be responsible for the ClOst of
Du:n:base and in:sta.Bari,on of street s;l2I1S and wetiand desi2Il2tion sims which compo ,.ly \l,ith
.IIi. _ _ _. _
C~- specificaDODS.. Stteet names 'lil>itbin me De\-elcpment haye been re'\.ie'lil>-ed andappm'\eQ
b:-- the City. AJlCOD shall submil a stJree[ sign plan uitheach phase.
! .~
..... .,. ~
AC_\R COlDDtiance. AfCon shall complY'IiI>ith tbe requirelnems ofme final ACARdared JIIIDe
21. 2!1))4, a smnmar~r of 'lii\,"m,chare ana:bed lbelreIIEo as Eilibit G and inoorpoca1ed herein.
15
Oama::!!es mOearHJD. _-\n:oo: shall imme:diaLei)-- repair any d:::un:age5 to CourntyRoad 121 due to
the constmctioo of improvements v.ithin the De\-dopmemand shaD be responsible .for promptly
remO\ing any soi4earth .or debris_
Reimbursement .of Cin"'s CO::.-:tS.. /UlCon shall reimburse the City far all cOstS.. indudingall
reasonable engineering, l,egaL planning and adminisuariye expem.es.. incurred by me City in
conna..""1lon \lith all mmers relating rothe negotiation. ad:min~~on and ~lforcement :his
Ag:reemenla:nd its pedilXIDaI)ce by .-\rean,
1-. Incorporation .of Documents bv Reference. An approved generalt and special conditioDS.
plans, proposals, specifications furnished to the City by Arcon \\im me preliminary pla! shall
be and berebyare made a pan of this Agreem,ent by reference as if full:.- s.e~ out ben~m
1 S. Default and Rc:n,edies.. If .-\r:con failS in any to perfonn '01' ohser.:e an2' COVeD3DL condition.
or obligation com:ai:ned :in tbls .-\g:reernt,eol the City may do any. allor-an:- 'DL"'1IIDbinarion the
foDow[n~ bal.taJ] fu:n:belrapplO'\ -al::s re;gardin,= p 1 anil'l'~ , Dnpruvernems OIr ]'s:)""'lliIDCe of building
permits Oif occupancy pennits relallug to me 'De-.-dopment Property. seek injuncri\-e relief.
t:enninaIe this _.\..greemen.t and all OIf the. obligations oomained berein '!iii.it.b..\iU1 renninaring
.-\Jrcoo's obligallioo 10 reimburse me C~- fOfoostS II has incurred' 'Am regard to this.-'\gTeement
or the Oe\-elopmem Property: ~. on or utilize an::-: fimds .or other-security which haye been
proYided to the City pmsu.anl to dris ..!\greel:nenc and or take any omef" action alt or
equit:-- -a, w,ch may be 3'\ -ailabll,e to me City.
1.'.. c""" ,.... FIn' " " I .~li
. ':' .""1.Uame": 'ee$. '.. me~'-enr tna.it tile 15 me pre">':3111-ing ~.. m ~eg.aJ action
against .-\Icon :to enforce the terms OIf this .-\greemenL including bur not to brmgmg
suit for damages or seeking an mjuncuye relief. .-\r:conag::rees 10 pay 'L.1r.e City reasocaOk
aIIomey's fees. The City shall be. deem,;;rl to be tb,c pre"'.aili:ng party action 15 resoh'oo
b:-- mediation after- such &~"OO is filed \\ith ihie caurt.
20'. Bindin:g Effect an Parries and Successors. The terms and plro\isions Agreem~t shall
be binding upon aDd accrue 190 me benefit of tbe heirs. representaIJi\"es., 9JlClCessors and as;signs
of'me pani,es berelo and shall be bIDding upon finure O"'"D"eI'S or any p:a.rt
ne,.-elopmemand sha]] be d:emoocoverr.2:nts ru:mring "ith the land. Ag:reem:en.L at
option of the Cil:--. shall be placed Oin record S(l.as to' give Dorice nereo,f to s;ub~"'quent
purchasers and 'eDICllDlbranC:eS .of all .01" any part of tbe De\-elopment recording fees
shall be paid by ..'\n:oo..
,;
21. Integration. This Agreement contains all of the understanding~ and agreements between the
parties. This Agreement may not be amended, changed, or modifled without the express, written
consent of the parties hereto. .
22. Execution in Counterparts. This Agreement may be executed in any number of counterparts,
each of which shall constitute one and the Same instrument.
23. Governed bv Minnesota Law. This Agreement shall be interpreted under the laws ofthe State of
Minnesota.
,
24. Representation. Rajkowski Hansmeier Ltd. represents the City ~ith regard to this Agreement.
Arcon is hereby advised to seek independent legal advice prior to execution of this Agreement.
The parties have entered into this Memorandum of Understanding as of the date first written above.
CITY OF ST. JOSEPH
By
Richard Carlbom, Mayor
By
Judy Weyrens, City Administrator/Clerk
ARCON DEVELOPM~NT, INC.
By
Its
STATE OF MINNESOTA )
) ss.
COUNTY OF STEARNS )
This instrument was acknowledged before me on , 2006, by Richard .
Carlbom and Judy Weyrens, the Mayor and City Administrator/Clerk respectively, of the City of St.
Josepsh, a Minnesota municipal corporation, on behalf of said City.
NOTARIAL STAMP OR SEAL (OR
OTHER TITLE OR RANK)
SIGNATURE OF NOTARY PUBLIC OR OTHER
OFFICIAL
6
SIATE OF .!I,fr\~""ESOTA
ss,.
CO(~ lY Of STE.'\R.'\S
This :l.n::,1IUmeDI v,-asact:no"Qd"edgoo before me on
. m,e
.\linne:sora cOlpOiraDon .oil behalf of saidcorporarion
. 2(11)6.
of An:uo Dew.-dopment. mc... :a
~OT_-\RL-\L STA.XIP OR SE-\L ,lOR
OTHER TITLE OR R:!!L'XI'
SIGl'ATlltE Of ~OT.-\RY PllJUC OR OTHER
OFFlCl-\L
CO~SE~-r
ro,e undersigned.. 00 beh.a.lfofIndependenr School Di.smct:S-o --'1-2. .a puhlic corporan()[t under
1a""'5 of.\finneso,ta. hereb:.- COn5eDts to (be terms ofmis .!I,lemorandum ofL'ooerstandIng.an agrees. to
be bound by the tenns contained herem, L'pon completion oime purchase afOudol F. the Independent
School District ~o_ 741 agrees to execu.te a petition for improvements and waiver regarding the
ass...~ents referelJ)lced mparagrapb 6..
Independent Scbool District :'\",,0... --112
By
1[5
STA IT OF .\~~"ESOTA
SS~
COl.~TY OF STE-\R..'\'S
Tms J::Ib,.U1llm'eDt was acknow~edged beibre me .on
.. 2C~)6 ~
. t.1,e lDdepelllidenl lli5l::ri ct
~o, -..e. a pubticcorporarioll under, tb,e ~3 of .\fumesota..and execmoo mile COns.eDI on b-ehalf
s.aid corporation
:S-OT.-\RL\L SI.-\.'-W OR SE-\L lOR
OTHER TITLE OR R..-\."\.X:I
SIG~A IL"RE OF :'\"OT _-\.RY Pl13LlC OR OTHER
OrnCL\L
THIS INSTRUMENT WAS DRAFTED BY:
Susan M. Dege - 0290385
Rajkowski Hansmeier Ltd.
11 Seventh Avenue North
P.O. Box 1433
St. Cloud, Minnesota 56302
Telephone: (320) 251-1055
8
EXHIBIT A
LEGAL DI:SCRIPTIO:S
The Soutbeas:m: Quaner of the Southv.-~"'t Quarter. the Southwest Qruaner me Sombeasr Quarter. and
the Southeast Quarter of the Southeast Qua:rter of Section 15, To~nsblp 124 ~onh. Range 29 ,.1.- est- less
and except the South 33 feet of said Southeast Quarter of me Southeast Quarter i::-mg~-:t of Steams
County Road 111. and als.o less and except the ~onh 208. 71 feet of me South 241 -1 fee1[ oftbe East
521.-- of said Southeast Quarter of the Southeast Quarter. Except
ThaI pan of tbe Southwest Quaner of tbe Southeast Quaner of Section 15.
Stearns County. \fum~ta des...-ribed as fonows.
114. Range 19.
Commencmg at tbe Southwesl:comer of said Southwest Quaner of the SOU1b~""t Quarter, thence ~onh
SSdegrees .41 minutes 17 seconds East. assum"ed bearing along the scuth line of said Southwest Quane!"
Dime Southeast Quarter, a distance of359.39 feel; thence ~orth 01 degrees 18 minmes 43 seconds West
a distance of 107.97 feet to the point of beginning ofthe tract to be described: thence South 5- degrees
16 minutes 06 seconds East a db-unce of 146.51 feet: thence ~onh 33 degrees 06 minutes 1- s,e.:onds
E~l a distance oB...U.51 feet to me s()utbedy right of way or Steams CounI::-' Highway ~o 121. m'eTIce
nonhw~'~dy. along said right of ~'ay to me intersection ",,-ith a line bearing ~onh 2 ~ degrees
mmutes 32 se.:olllds :E.<b""t from the JPCmr ofre-ginning:: tbencie South 2- degrees 210 minmes 32 s~"lConds
".1.-~-:t. along said line, a di:.tance of 181.94 feet tolthe point of beginning. _-\..'TI
roe ~on:hw~t Quarter of the ~orthwest Quarter ofSecrion 22, Township 124 ~onh.. Range 29 \Yes!
less and except that pan of said ~onhwest Quarter of me ~onbwest Quaner that lies s,outb\!"~-:[ed3'
][mers:taIe ~o. 94. said highway being more particularly ~denriiied as Parcd 34. STATE ffiGHl.,l,'A Y
RIGHT OF ".\-_,\Y PL\T ~o... -3-1'Ctacooromg to me plaI rberoo[ OD ruea:na of record In tbe Office
County Recorder. Sleams County. \fumesota. L...~ and exc~ep{ Pared .34. said ST.-\TE HlGHl;i.-A Y
RIGHT OF \VAY PL\T ~o, -3-2CJ...-\,,'1)
rne~onb'~-:t Quaner .afme ~onbw~'1t Quaner and tbe :S:on.l:r\il<;~""t Quaner :S:onhe::b""t Qila.:.1er
Section 22. Tov.nship 11.$. ~onh. Rmg,e 29 West less aDd except tha! plande~ubed as
Beginning a! the southeast ,comer of said ~'onheast Quzner ,0 f m,e :S:orthw.e::::-:t Quarter.. menlce South
degrees 5 2mmutes 5((11 seconds West. .as:.'1WIllro bearing.. me south m]we ~onnle:a...q Qu.an.er
:S:orili"":~-:t Vdmer.
} ~..45 feeL thence :S:OfM.h degrees 2- mmUles 22 seconds Ea~-;t,. pa..uJieIea:,-;r ilnf
~oP.heQ""t Qu2ner oime ~onhv.'est Quarter, 486,29 feet: tbence South 83 degrees 35 mL'1Ules 51 s-ecoads
1 'flJ6 5 ,93 feet 1[0 me centerline of a t09.nsmp road: thence South degrees 3,6 mInIIZes 49 s.econd.s
'~\-~-r. along said centerline, 3,64.6- feet to the 50mb line oftb,e said ~onbwe::::'"t Quarter .of the :S:onhea.st
Qu;an....'T: mence 50mb 89 degrees 1"9 mint.'1es 1 s.ecoOOs v; es:ltaJong lasl: mentiooed line. 854.19
feet 1(1 rin,e point ofbe~nning" ..!\... '-1)
pa.1 oime SoU1tb.u:est Quarter of me :S::ori.hl'lil'es;r 'Qu..2rw: of S'ectlon 22. 1:4 ~or.h.Ran2.e
.29 ".\-es;:[ h1n!! nonbeast-'"'Th' oime nonhea..qedv riern of wax tine ofInIerSta1e rnebwa,. ~o. 94 as
00'.- _ ..._ _ _....
delineated on STATE HIGHV.-AY RIGHT OF V;AY PL\T ~o,. 73-20.3: dclyrecordee ?laI en rile
~ecoro m Office ofm,e Coum:.- Recorder. Stearns COmIty. ~finnesota.
9
EXHIBIT B
PHASING PLAN
10
EXHIBIT D
EROSION CONTROL PROCESS
Task Responsible Party Action By
Prepare SWPPP and obtain General Developer (private) or City Developer's Engineer if private
Storm- Water Permit from MPCA. (public) project. project, City Engineer if public
project.
Establish erosion/sediment control Developer (private) or City Contraptor
and mass grade the site. (public) proiect. !
Place topsoil, seed, mulch except on Developer (private) or City Contractor
boulevards and front yard utility (public) project.
easements. Bring transformer pads to
grade. Wait for private utilities.
After curb and gutter is in, install Developer. Private Utility companies.
private utilities in easement area.
After utilities are in, construct Developer (private) or City Contraptor
sidewalk. (public) project. I
I
I
Place topsoil, seed, and mulch on Developer (private) or City Contractor
remaining disturbed areas. (public) project..
Complete "as-built" survey for all site Developer (private) or City Developer's Engineer if private
grading. This now becomes the (public) project. project, City Engineer if public
"Development Plan" pro] ect.
Place silt fence behind curb (or Developer (private) or City Contractor
sidewalk) throughout development. (public) project. i
i
Set Property Irons. Developer Developer's Surveyor
Transfer permit to Developer when City City Engineer
construction is complete.
Sell lot. Issue MPCA homeowner fact Developer Developer
sheet, and make Development Plan
and SWPPP available to Builder.
Submit building permit application. Owner Buildel1
Include site survey and MPCA !
"Subdivision Registration".
Issue building permit. City Building Inspector
Construct 24' wide opening in silt Owner Builder
fence at driveway and place rock
entrance. Place additional silt fence as
necessary to keep soil on lot.
Maintain silt fence and other Developer, or Owner if Developer, or Builder if sold.
erosion/sediment control items. sold. i
Sweep streets as required. Developer Developer, or City if agreement
to back charge Developer.
Submit certified lot survey showing Builder Builder
12
final structures and lotei~~arions."
Issue Cen:i.fiCale of Occupa:ocy.
S ubmit ~'~otice of Termination"" to
\fPC A ""itbin 3{)days offinaJI site
s:rabiliz.uJion and remo'\.u of aD DOIl-
builder- silt fence and om.er
erosion sed:imenl .comrol IL""ms..
. City
Del.-eloper
City
De'r.-eioper
EXHIBIT E
TRAIL PLAN
14
LXBIBIT F
UG~G SPEClFICATIO~S
i '""",
EXHIBIT G
FINAL ARCON ST JOSEPH AUAR
\)
16
an- OF ST. JOSEPH
DEVELOPER AGREEME~'"
)):De\-elop,cr and City COlli"'tJUcted Impro';emenrs ,I
.-\rCOfl Dt"\"e~Opl]}ienL Ine _. hereinafter called the'"ne..-:eIoper" . and th,e
mumcipa]oo~on. bereli:nafier called the
and Detv.eeJD.
St JOrr&~h. ~ iin:::le50 ta. a
THIS AGREE'\lD-i. made aDd eDterod
day (1 f
W I I ~ E SSE T H:
'i.l.1-IERE. ,,\5. me De'\"eloper is d:Ie (kl."'O'eTC;ef"'.zIn Real Property knov..nas RJ.""ef"5 Hend Pl.. V. is
des..-n"bOO 00 Eilibit .!\...{berci:nafter the "Propeny" or -'De-'."eEopmenC or "De~.-dopment
PropertY'''!(!an:arCboo B..'"'retO aJI:IJd: made a pan berrot and
\lHERE:\S.1tbe Cir:~}s Code oforoJnance requires me De"\o-ekllpef 10 pro\ide Jr"'OI" me CliJi[b-;rruCtlOn cercaID
public imprm-emems.. and for me financing of said unpro\"ements:
~O'\-. THEREfORE. in cons:id.-""f3ri'un
,,-\5 FOLLO\\"S
mll.1t'i:.laJ C:O\"ecant.s expres...;;;ed berein.. IT IS HEREBY .-\GREED
1.0 REQl~ST FOR ,,:\...","D cO:\"DrnO~S OF PL.\T APPROYAL
1.;' Request for PbI J\.ppfO\:al. Tne ne....doper has a.;;k-oo the gJaU! 3ppflO\"a.1 of a plar
tor a residenrialli suhdi\ ision called Rir..-eJ"S Bend P1..'D. rne l,egal ,des.."'TIpuon for me land proposed tor
de,"e1opmenr is described on E~bit :\.. attacbed berewand m.ade a part hereof
L2 CoodioonsofplaI aopro'\41, bereh:.: grants pIarr s:ubje-.cr w
the Oe\"eiorper eJl][e:r IDlO m~" Agree:me:aL firm:isil the a ;ac:;::ep1l:able as reqUIToo
me '\-mous pro'\isiOBS of rhi~ A~ent. and record the plaI me Co~- RXIO'ro..-=-r 1i\irhin 4-5 days aft.cr
!h,e City COi\ll:OCU appro""'e5 the
2.0 RIGHT TO PROCEED
The Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water
lines, streets, utilities, public or private improvements, or any buildings, until all the following conditions have
been satisfied: (1) this Agreement has been fully executed by both parties and filed with the City
Administrator; (2) the necessary security has been received by the City; (3) the City has issued a letter that all
conditions have been satisfied and that the Developer may proceed.
3.0 DEVELOPER CONSTRUCTED IMPROVEMENTS
3.1 Improvements. The Developer agrees to construct those improvements itemized below,
(hereinafter known as the "Improvements"):
Check all that apply:
.2L Site Grading
.2L Water Main
.2L Storm Sewer
.2L Holding Ponds
.2L Concrete Curb & Gutter
.2L Sanitary Sewer
.2L Sidewalks
.2L Bituminous Streets
.2L Street Signs
.2L Regulatory and Warning Signs
.2L Turning and Bypass Lanes
.2L On-site Wetland Mitigation
.2L Erosion Control
.2L Bituminous Trail & Lighting
The Improvements itemized above shall include all necessary appurtenant items of work as
determined by the City.
3.2 Completion Deadlines. The Developer agrees to proceed with said the Improvements
entirely at its expense, and to complete said improvements by August 30, 2006, except for
final wear course which shall be completed by September 15, 2007. The construction
documents shall establish completion dates at or before the dates shown above.
3.3 Engineering Services. The Developer will retain an engineer satisfactory to the City to
prepare complete construction Plans and Specifications fot The Improvements. The
Developer shall make his engineer aware of the provisions in this Agreement. The
Developer's engineer shall:
(a) Arrange for soil borings in accordance with Exhibit B and/or such other subsurface
investigations as the City may require.
(b) Prepare construction plans, specifications, and estimatlll in accordance with Exhibit
B.
2
(c) Secure all necessary permits including those required by the ~linnesota Pollution
Control .-\g,ency. me ~finnesota. Departmem of Health. the Department of X awral
Resoun:es. Stearns Coumy. or any o1tber regu1atorYa:=~cy thaI: has jurisdiction..
Submit items ODe H through eight (8:1 00 E"iliibir. "C. pnOI to bee1nnmg an'.-
COD..q]"Uj,.'"rion in me de'\"dopmenL
COIllp,lere an Ec"ironmenL1l.'\ssessmern Pbase l if neces::s:ar::- -.and anyotber relaroo
m'\1:room,enaJdo..'"1.lIIIll"em:s. report5. orstDdiesas ~- rea.~oaldy be required by me
Ci:ry
I)) fl PrO\id,e all nocessaryco&-::tnJCuon staking and related 5:JilI"\"e:. wod..
IlgII' Pm'\ide co~-rructi.()n"",tminisuariYe seoic:es on be1hra]fofthe De,,"doper. mduding
the fe'\i,e'\l>- sDL"'l\P dJa"l,1ii.n=,~coordirnaIe cOlbll:rUCrion stakin~ mOIDlOr
permiJr requiremeoa morriror site g:rad:ingmd. erosion d~-i gna1eJas
de-.'e1oper- 'srespoosibiJiity in Eilibit --n"'". process applicaDons t~or pa:- ID,ent. prepare
change Ord,efS, monitorcompktiondates.. coordinaIe fidd ~-ues v.ith ContracWf and
Deydoper. coordinate issues for conformance of work: to plans and specifications..
panicipaIe m final inspection. Prepare operation and malntenanc1e manuals in
accordance uith Eiliibit "B'-" Submit items nine I and lenl o.n Exhibit '-C' a
rimdy manner dlll"'.ngconSltIUCOOn
'(h
Prepare reooniarz,.-mgs.
:Engineer uitltrin da~.'S
repres...'~][uariYe .
it..,""m elli'e"'.-enll1 on
re::eir".ing fidd me:a:s~'e:nt.s
the CilY
S o;Jt-SHe
1(1
~.,."..,...1 ,. '.\.." .
JIc H..pW..... an'll suomn suen {)wer oocumentaUon as
rr..ay reqUITe.
3"4 The City Engineer shalL
Pro\ide SlJCh City pro~~a., .~ incbJll;iTn~ ~-ial de'~k irh--uranc:e req1.JJremenrs
and specificarill(lOS. as the C iIY ma~.- require..
lb i Re"\iev.- and appm"-e Plans and Sp,e...-iiicarions..
Ie
Pro'l.idea City Repres.enr.ariy,e for re::.i,d...~[ con:..~~o.n ooseo-ano.n
pubbc mUiti,esand p"ubnc s:tree"i.3 ~llghOli.ll the cocs:mxoon period.
pmposod
Pro:',iOe'D.ei",d
uJi.
De\-,e'ioP=' Io';r ~.l:-~ preoi;a:n;:n:E
d:--a''II.,in'~"
e Condoct ilL final! inspection and rey]ev.-
fi:I'
Conda,
cOOfrlJina1es :Door
5I.ll!""\-~- 10 d'e'\"elop Geographic:a1 ~er"'.1ces GIS
manholtes. \-a.l:'.-es.. ~-ms.mc 5e"Ift'ef"Wale'r s.-~.llCes
(g) Recommend Acceptance of Improvements to the City.
3.5 Cost Escrow. The Developer shall bear the cost of the above noted City Engineering
Services, consultant services, City Attorney services, and City Administrator costs and shall,
upon execution ofthis Agreement, place in escrow with the City cash or irrevocable letter of
credit in the amount of$25,000.00, which shall be applied to the payment ofthe cost of said
services. The City anticipates the consulting services shall exceed $50,000.00. Should the
above amount exceed the cost to the City, the City shall return to the Developer all unused
funds, including accumulated interest. Should the expense to the City exceed the above
amount, the City will notify the Developer of additional amounts to be paid into the escrow
account. The Developer shall fund the escrow account in the amount requested by the City
within 15 days after notice. No building permits shall be issued until the escrow account is
funded as requested by the City.
The Developer shall pay a reasonable fee for in-house administration ofthedevelopment by
the City staff and the City's consulting professionals to include but not be limited to
engineers, planners and attorneys. City administration will include monitoring of
construction observation, consultation with Developer and his engineer on the status of or
problems regarding the project, coordination for final inspection and acceptance, project
monitoring during the warranty period, and processing of requests of reduction in security.
The Developer shall pay for construction monitoring performed by the City's consulting
professionals at their customary hourly rates. Construction monitoring shall include part- or
full-time inspection of proposed public utilities and street construction by the City Engineer.
3.6 Citvas Third Party Beneficiary. The City shall not have any direct contractual relationship
with the Contractor, but shall be considered a third party beneficiary to the contract entered
between the Developer and the Contractor. The City shall not be liable to the Contractor for
the Developer's breach of a duty to the Contractor.
3.7 Easements. The Developer shall make available to the City, at no cost to the City, all
permanent and temporary easements necessary for installation and maintenance of The
Improvements.
3.8 Insurance. The Developer shall provide evidence of Comprehensive General Liability and
Broad Form Property Damage Insurance including contractual coverage in the amount of at
least $1,000,000 per occurrence and $1,000,000 aggregate. The Developer's insurance
certificate shall be in a form approved by the City, and shall be delivered to the City at least
three days prior to the commencement of any work on the Improvements. Such insurance
shall remain in full force and effect through the end of the warranty period described in
Section 3.11.
The Developer shall cause each person with whom Developer contracts for the construction
and installation of any Improvements to provide evidence of insurance. Said coverage shall
include Contractor's General Liability, Owner/Engineer Protective Liability, Automobile
Liability, Contractual Liability, and Worker's Compensation coverage. The Developer or
each person with whom the Developer contracts shall obtain! excess or umbrella liability
I
4
3.9
3.10
1: ..,.
_ 1 1
coyerage ofSLOOO,OOO.OO per occurrence and S2JJ()O,Q(J(U)O aggregate. The Ory and me
City Engineer shall De named as an additioral. iR..c;;ured on such potiey b:. e'lldorsement
Toe Oe\-eioper sh.aH pro'.ide builders risk mSu:n1lDce mere are any imlcrores to be
consuuctedas pan of the de\'e1opmenr (lift sutions. pump houses. etc. :\lllThUT"ance
coverage shall be pro\ided in accordance v.ith City specifications.
Perlorma.nce Securitv,. Prior to tbe actua!constnJI...-uon oftbe Impn!i"\-ements pledged to be
co~~ bytbe De.;elope:r, then in e\-enL tbe ne,.-doper shan post Vioith the City a
bond..i::JlTe\-ocaMe kncr of credit or dediC3Ied eSil..-rowac.counr 'Itbe"Securir:.c,"" II' In tl~'e
es:rim"Ted amount of 1_25 times the Cm!y Engineer's b-ri:mate tb,e costs sueD
impfO\-ements, conditioned upon the faithfuJI constnJ:Cnon oftbe improyem,entsaccording to
the Plans and Specifications, and final approvaJ. of the City Engineer, and the teullS of this
Development Agreement. As the improvements are paniaJJy completed, me Deye10per may
reqUf:=.-:t the City to release a portion oftbe Securi1[~Y repres...~ring tbe cost of me completed
impro\.-emems as detemri:ned by tbme City Engineer. but at all times there shall be SecuriTY in
anamoum of all lea:.., I::5'm'i tbe .~""ri:mal.ed CO::.-:t the Imfini,h,oo impm'.-em,ents, If the
COnSniD..~Oo. ;(:llJ~15 are unik.~ me control atone Prime Com:r:3iCtoc. me P"PJIle Contractor
may pro~.ide the periormance security required by this SiOCUOn.
Labor and Materialman's Bond. Cpon execution of this Agreement the Developer shall also
prm,ide the City '\1oiili a labor and materialman's bond, guaranteeing tbe p.a2-mem all
workmen performing labor or ser.ices.. and all supplies or materialmen pImiding ffiaIerials
fortbe 1mpro";e:nJienrs. This hood shall not be rel,e.L~ umil th,e ne\-,eloper has pro,.l:ded the
City Engineer ~ith prorrO,fof pa:. mem Labo['::I:l> arnd malterialm,en !be fiarIIl of release,
5lgned recelplltS.., or \\'al....-er-s. If the Qe-i.-ekllfJl:::::rcolI1t1:"'aL-:5 a smgjePrime CO[ludCtc,r.
and alloon..qroctionconuacts are u::Jlderoomrol oime Prime Cootrac:lor. tlbe Pr';:rne COn1tr2iCtof
may prm.ide the laborer and marenabnen bond required by this s..~'"t:ionas long as the Prime
Contr3iCtor ,agrees to waiye anynen rights for the labor and or malcrial priO'\ided by tbe Prime
Conn:actor.
\\-a:rranr\' Bood The De~.;eloper and camp,ly tb,e!eml5 an'.
and all CILJIJi1l[I"3ttS enrered by me Oe\-eloper the insraHaIlrionana
Tace Impro'\:'ern1f'lll'lt" hereby Vio:arr:ants gt:arantee5 the wori.:n:u;smpmd a
penoo =-"e'arS folio~ing the final acce1pta::DCe of me lrnpro"'emlents. In to
the Secu:ri~- required b:-- Section 3, berein.. tbe neyeloper bereh=-' warrants and POO'5t a
warranty bornl v.-a:rnm::ting the condition of the matcrialsand Vio-orllTllan"hip the
rmpro,.ements for a period of two ye.ars foiloViing the Cilr~/s accep[aDce of me
1mpro'l.em,enIS. If an=--daims are made Vioriring me warranr.. ;>eriod.. the blOnd shall
nol be re~e.a:s.OO until slIlch claims a..~ resch-M.
....""l>
Comolerion Dale 2nd m..~.:tion_ the De\e1oper 15 to p.eriJ'ml u.nder
_~enl m~-:t be ,oooeand performed ~-e}oper in a good and Vioori--m:mlike :I'i3liller
and loompieted by Ibe dare~"'t m par:agraph 3,.,::' of7hl<; Agreernent. The Sl:orm s,e'i\-er. water
and Se"'i\-er mains" roadu-a3''S. and aU orner mlpro"-emenltS called 10,r in tbe Plans IDa
Specifications Viom be subject to me rn..<;;;pe.cnoD and appro~.-a1 the City me
Engineer. and ;:;a;se. any ma.L.."'riaJ. or s:I.lpplierl be f'ele.:teG Cico, or
Engineer, as defective or unsuitable, then such rejected material or labor shall be removed
and replaced with approved material or labor, to the satisfactipn and approval of the City,
entirely at the cost and expense of the Developer.
3.13 Damage to City Infrastructure. Developer shall promptly repair, at the Developer's expense,
any damage to the City's existing infrastructure. Repairs shall be to original condition or
better.
4.0 CITY CONSTRUCTED IMPROVEMENTS _12TH AVENUE/JADE ROAD
4.1 Improvements. The Developer's Phase 1A shall be coordinated with the City to
accommodate the construction of the 12th Avenue/Jade Road improvements with the
schedule to be determined by the City Engineer. The Developer and all other persons having
an interest in the Property or persons that may be entitled to notice of these proposed
improvements and resulting assessments (hereinafter the Owners) hereby petition the City to
construct those improvements itemized below, (hereinafter the ~'Improvements") for the first
phase of12 th A venue/J ade Road as shown in Phase 1 A of the phasing plan to be constructed
within the right of way:
Check all that apply:
.x
.x
-X
Site Grading
Water Main
Storm Sewer
Holding Ponds
Concrete Curb & Gutter
Sanitary Sewer
Sidewalks
.x...
.lL
~
.lL
Bituminous Streets
Street Signs
Regulatory and Warning Signs
Turning and Bypass Lanes
On~siteWet1and Mitigation
Erosion Control
Bituminous Trail
-X
.x
.lL
.x..
.x..
The Developer shall be responsible for all tmil-lighting along Jade Road/12th Avenue. The
Improvements itemized above shall include all necessary appurtenant items of work as
determined by the City.
4.2 Consent of Owners. The Developer represents to the City that it has obtained the written
consent to this petition to construct the Improvements from all Owners; that such consents
are attached to the Development Agreement herein, or if such consents have not been
obtained, the name, address, and interest of each party known to the Developer to have an
interest, is attached hereto. If, at any time prior to the. actual construction of the
improvements and/or assessment of the improvements upon !the property, the Developer
elects to transfer any interest, whether by option, purchase agreement or other transfer to a
third party, it shall promptly give the name and address of such person, in writing, to the City
Administrator, disclosing the interest transferred and the property affected. The parties
holding a legal or equitable interest in the property comprising the Development are:
6
4.3 Payment ofImorovement Costs, The City agrees to proceed v.ith said Improvements.. Cost
of the Impro"ements v.ill be paid as foHows:
The City "",ill ~'e"'y speciali assessnleDtsagalft,1t tbe Prop~. or de'l<.e1opment pursuant to the
pro" isions of ~firmesota Swmes ~42'9 .031. Subd. 3.. The I)e..-doper and Ov. .neTS hereby
walye merr rights to Public Improyemenlt Hea:rmg and the .-\..sse:s.smi'e:nt Hea:r~g nonn.ally
held in accordance v.ith said Chapter 429. The Developer and Ov<ners hereby WaIVe tbeir
right to appeal said special assessment to the District Court pursuant to ~linnesota Stallues
S429.0S1. The Developer agrees to pay for all costs of the impTO'\;emems through special
assessm,ents ['e" ied against the Property.. In order to gu.arameecornphance tbe kI LU.S of
this Agreem,em bypa:.ment of rea! eswe ta.lI.:es,. including :imeresrmdpenalries., and pa:_ mem
oi special 3S..<;eS:Sm,enE. tbe De\-dope:r shall furnish to [be C ir:-- a. iener of credit m tbe amOUTI[
percent oitbe specia1as..~ents asse:ssed::!:~in~ the Prop~ Tbe bank issuing me
len.."'Tof,cred:it "haH be 5Ubject to me appro,,'al oime Cir:'- Ya,e security be lOT
a term ending upon completion ofp;a.)ment of all special assessments.. The Ciryili"'aw
dov.-n the security. v.ithom Dotice, if the special assessmems are OO{ paid in full or me
special assessm'elJJ:.s are ffi::",thciem to pa:. tbe anri,cIp31ed rood p3l:.ment s.cbedule
anticip31es tbat ]10(5 v.ill be solid and special a5S.."':SSffi,ents paid offbeiol'e th,e ~'l.JTiK:' date of
the assessmenIS.. CpoiD receipt of proof sat:isfacrol)" to tbe ithaI de\-elopmenrand sale of
lots are Icomph~ieandspecia1assesS[nenl.s haye been paid m fillL the 5.-""l:....ur1-r:". may be reduc:ed
v.ithappro...:a1 the City S02S mea:momI! of tbe 5eL-unry is 00 l'e5S than thea."IllouTIt
OUb-::randing a::ssessmems ::!~'in~ d:'.-eJ,lopmenL
4..4 Fea::.i."bili:r.- Determination. rille C it:;. prepare a F easibiiiry Repon omlining rjx~ propos..1d
scope of wodand e:.-:timared project costs.
4.5 Oe\-doDme:nl Costs. Tbe ~.elopme:n.t cosr..s to be p.rid in a::cordance
mdudecons:auc:rion OL"'b7:S..engin~~"""~ consultants.. lie::.a:a 1 m:..::;'i..u-a:rJlce.
:fu.calCCbitS I me ltl,(ibrg mterest.:I. costs mcurred th,e
replacements:: c~' ioc:mred or t:Ineexpen.aoo s:-.aff tor cooducnng
en\ ironmenital w,etiand permitting: .CO's:t mcurred or rime exp~~ by elK:' staff
cooducrni,u~ etnironmental srudies and assessmenE. ifrequi'"'ed. andcoS7:..s rm-oh-e;j ",iith
lbeacqubiltioD of easements Ior:tbe~hm[icipal Impmvementsand oilier c(mtingentco51.s. If
paid by asses:::.-ment. t.l)e assessments shaH be ie-.ied O'iie:ra per1'OO time and aT a ~te
mlefeS: to bedeterrn:med by me Cip... a.c;er financing a::rrang'ements ha'.c been COmpkled.
Costs 1[10 be paid m acev""lPdmee Section 4..3~h3n me Jude percent costs noted.
aDo';e Jil!JlJess the C iryagrees th:roughaadopred re5(!lhmon ofm1c ,C:Ju:nci111()
a portion of the improvement costs with City funds, or unless the City has determined
through the hearing process to assess part of the improvement costs to other properties.
4.6 Sale Pending Assessments. If the Development costs are assessed, and should the Developer
sell any part of the Property or Development to another party, other than the sale of Outlot F
to Independent School District No. 742, prior to the assesslllent roll being filed with the
County Auditor, the Developer agrees that said sale shall include all pending assessments,
estimated or actual, for the Improvements.
4.7 Rights-of- Way. Developer shall dedicate to the City as platted right-of-way or perpetual
easement all rights-of.,.way necessary to install, operate and maintain the Improvements, prior
to being granted the right to proceed in accordance with paragraph 2.0.
4.8 Ownership of Improvements. The Improvements will become!the property ofthe City when
they have been accepted for maintenance. Street lighting wi1~ become the property of the
City when it has been accepted for maintenance.
5.0 FUTURE IMPROVEMENTS
5.1 Future Improvements. The Developer and City hereby acknowledge that certain
improvements, not included as the Improvements outlined here~n, will have to be constructed
at some future date to complete service to the Development. T~ese improvements, known as
"future improvements" include the following:
Check all that apply:
Sanitary Sewer
Water Main
.2L Storm Sewer
-L Permanent Holding Ponds
Lift Station
5.2 Developer's Consent to Petition. If a petition to construct any or all of the above future
improvements in accordance with procedures outlined in Minnesota Statutes, Chapter 429, is
received by the City from affected property owners, the Developer shall be considered an
automatic signer of said petition for all affected properties within the Development
remaining under his ownership or otherwise under his control, the Developer being deemed
to have waived his right of notice of hearing upon the necessity or feasibility of the
improvement, understanding only that they have not waived apy rights or notice of hearing
for the purpose of an actual assessment or apportionment of Is aid assessment cost against
property still owned by Developer.
5.3 Developer's Consent to Council Action. If the City, not having received a petition to
construct any or all ofthe above future improvements, determines that construction of certain
future improvements is necessary and in the public interyst, the Developer shall be
considered an automatic signer of a petition for said improvement or improvements for
purposes of initiating action under Minnesota Statutes, Chapte~ 429; said automatic signature
8
shall apply wall affected properties within the o.e,.'etopment remaining under tbe
Developer's o\\:-nersbip or otherwise under his control, the Developer being deemed 10 haye
wai,,'ed his right of notice of bearing upon tOme necessity ar feasibility Df the impm\"'emem.
:u:ndel'St.mdi:ngionly.thaI tb'e:', !have not v..th"ooany rights Dr nODce ofbeanng the purpose
ofanacmal as:sessmenl ar apportionment ofsaidasseSSlnentcOSlaga]:nsJt property o'l.\ned
by Devdoper..
6.0 PIL-\SE.D DEYEI...OP!tIE.'l
If the deydopmem and improvemems \\mcb are tbe subj eel Qf this Agreement are a portiQn of a muJlri -p~"'rl
prel iminary plat. the City may refuse ta approve final plats of subsequent phases if the De",ieJQpec bas breached
Ibis Agreement and the breach has not been remedied DeyelQpment Qf subsequent phaso..~ ma2' not proceed
~..dopm,ent .-\g:reements far such phases areappro',,-oo by the City.
.....0 CIl.-\...~GI:S r\ OFFICIAL L-\...'"]) rSE CO~TROI.S
For ru-o (21 years from the dale Qf this Agreement. na amendments 10 tbe CitY's Camprdllensn"e Plan or
official land use controls shall affect the use, development density. lot size, 1m la:-'Out. or dedic,arions of the
developmem which is a pan of this Agreement unless required by State for Federal law Qr agreed to m ""'TIring
by the City and the Del.-eloper, Tber"'"...a.fier, notwithstanding an:1hing in this AgreemenI IO tbe comrary. IO the
eXlent pern:rirred by State and F ak"lrallaw. tbe C lity may require compliance v.ith anyamendmenrs to me
C it:."' s C ompl"ebensi\ie Plan.. officiali. controls and platting Qr dedication req1ri:remenrs enacled after tbedare
this _-\.:;reemenL
8.0 GE~IR.AI. TER-'\IS .~""]) CO~L>mO~S
S _1 Anome'\" Fees., In tb:ee".em tbar me C It:- 15 Ibe pre"l.ailing pany many iegallacrion
againSl De\ieioper IO enfQre;;:; m,e tenns of this Agreement. including hm DOl limited IO
bringirn~ suit lior da:ma~es o,r seeking an mjunctl\-,e relief. Oe"-doper .agrees IO pay me City
!"'....3:S()n3DIe attome:-"S fees., Thle City shall] be d,eemed to be the pre".aiiing parry ifsucnaction
IS resoh.-oo by media:tionaner such a...1Jion 15 filed the coon,
8,2 ProofQfTitle, The De\-elQper bereb:" w:a.rrants and 1 ep'f~"'DIS to the as mducemen: 10
tbe CitY's enlerin:g irno rh]'l; Agreement. De\-dope:r's imeres:r the ~.-eloDmen: 15 fee
OWalel, Prior tD e:xecurion Ag:reernl':e11r. tb'e ne,.-eTh"Oiper shallpro'"ide L"J!,e
opffil'On prepared bya Licensed anome'2' and directed t01 ili'e Cir:. staring the
of the property. Qr ()tber proof acceptable t01 the
Bindin!:! Effect Dn Pani,es and SOCc:es.S()iS, Tn,e k..JWlSmd Agreement shall
be binding upon andaccru,e to the beoefit 'Ottilie bcir~ repre:semariVe5. 5Ul.."Ces50i'S and a.ss1gDS
of me parri.es bcretoand shall be deemed coyen.ants rumnng with mle Ret""erren'..:~ herem
w De'\'eilopel". if there be more than one. stJi3l1 me:aneach and .of them.. This Ag:reemenL .II
me option of the City. be placed on record s() as 109:i'ie bcroof to subsequent
p~hasersand encumbrances or any pan of tbe ~'elopmentand all recQrdmg lees
,haJI be paid the De"l"eloper..
8.4 Notice. Any notices permitted or required to be given or mad~ pursuant to this Agreement
shall be delivered personally or mailed by United States mail to ithe addresses set forth in this
paragraph, by certified or registered mail. Such notices, demand or payment shall be deemed
timely given or made when delivered personally or deposited in the United States mail in
accordance with the above. Addresses ofthe parties hereto are as follows:
If to the City at:
City Clerk! Administrator
City of St. Joseph, P.O. Box 668,
St. Joseph, MN 56374
If to the Developer at:
Arcon Development, Inc.
7625 Metro Blvd., Suite 350
Edina, MN 55439
8.5 Acceptance and Ownership of Improvements. The City will accept said improvements or
portions thereof, upon certification by the City Engineer that, to the best of his knowledge
and belief, the improvements have been completed in conformance with the terms of this
Development Agreement and all documents incorporated herein by reference. Upon
completion ofthe work and construction required by this Agreement and final approval and
acceptance by the City, the improvements lying within public easements in the development
shall become City property without further notice or action.
8.6 Incorporation of Documents by Reference. All general and special conditions, plans, special
I
provisions, proposals, specifications and contracts for the im*ovements furnished and let
pursuant to this Agreement shall be and hereby are made a: part of this Agreement by
reference as if fully set out herein in full.
8.7 Indemnification. The City and its officers, agents and employees shall not be personally
liable or responsible in any manner to the Developer, contractor or subcontractors,
materialmen, laborers, or to any other person or persons w~omsoever, for any claims,
demands, damages, actions, or causes any action of any kind or Icharacter whatsoever arising
out of or by reason of the execution of this Agreement, or t4e design, performance, and
completion of the work and the improvements to be provided by Developer pursuant to this
Agreement. The Developer shall hold the City and City Engineer harmless from claims by
third parties, including but not limited to other property owners, contractors, subcontractors
and materialmen, for damages sustained or costs incurred resulting from plat approval and
the development of the Property. The Developer shall indeJ;1IDify the City for all costs,
damages or expenses, including engineering and attorney's fee~, which the City may payor
incur in consequence of such claims by third parties. !
8.8 License to Enter Land. The Developer hereby grants the City, its agents, employees, officers
and contractors a license to enter the Property to perform all work and! or inspections deemed
appropriate by the City during the development of the Property.
8.9 Streets.
10
(a) During any period of spring weight restIicrions. ~'beD the streets withm the
De\-e)opmem na'\-e the :fi:rg lift of p3yeroeniL bm poOl" 110 acc-eiptaDce of the
impro"-ements by me City. the De\-eloper shall post signagear ~h enllJraDce to L'le
~- as DO"Dce resm,etiJl1~ access cO \"ehides v.ithan a.ue v.e"/i g:l:n of s...~"en 10ns or
less..
The ~'-eJoper sha.lJ promptly dean .any soil earth ordebns from streeltS in or near
me Der.~eiopmem: resullting fromcofu-mJeuon work by me De".elcper cr its agents or
assigns as often as necessalry andasd:irect..."":Id by the City for t:Hwliic safe:rryand
cou"..m,mce.. In thee"'t"ent the De\-eloper fails to c Jearl 5Urets \\itbin 48 hours 0 f
me di:rea:iloD of me Cl1)", the Cir,y may u:nder!a.i:.e the woamd seek rrimbUI'Sl-.~em
from the secmity priil''\iderl by me De'lielo~ as sa: tionh in paragraph 8. 18
_-\greement. or aJternari'\-eil~",assess rbec~"t against prope:rt)'O'i'l<Ded bytbe De"\'e10per
tbe C it:-.
l>CI c-\ny rll2rna~ to exisri:ng City streets due IOCon::.-:rruction acunues 'i'l<ithm the
de\'dopmem..:h,"111 be repa:ired 10 tbe S3.1isfactioD tlb,e at the De\' e1op,er' s
expense..
S. :;11) Erosion Comrol. Tne Oe\'e~oper ~hall 'i'l<itb reql.ll:IreID,ents '"General Storm
Wa:tel!' Permirt fix Con..q:rncticn Actl.'\it:,'" ~-;Ued by the .\f.L"mesota Pelluticn Cont!'o! _-\geocy
tOi'c~-wocri.on3i.'"11'\itie.5.and v.ith {be t:i'!,k, o.n Ewbit '''D'' de:::,"lgnatedas tbe De'\'elop,er"s
res:ponsibilit:.-.. Tbe ne-.,-doper ma:-' install Viiood drips in lieu of me requirement trO
fmce behind the curb line. Howf'\'er. to,e De->'doper shall mstal] 51lr fence
opinion .of th,e City Buildli::ng ~--peaoif m,e chips 00 IlOot pro\"1deadoqu..aleeroslOD
control In additicn,. the Ciry ltII.Zy imposeaddlrionali ,eroslton:omm] requ.iJ"ern.,ents m the
IJP,inicnef tbe City Enginee:rSllCh req:ui::rernents are necessary to rei.G.lDand pn:\'ern
sih31ion cf 5tre3m5.. ponds. lakes.. cr other .adjacaIt properrc1'e.5.1tX cfCit:.. utility sysrrem5. The
~'-eloper shall comply v.ith tbe erosien ,oonool plans and \\ithany such additional
insu'ucrion it rec:eiyes from tbe Cit:. areas disturbed b~- tile exc3yat].oD and backiilling
operations shall beres..~ed ferthwith a...'1er me completi.on the wcrt in area. Seed
,h;aU mdude ~'e .grass .or Odlw;;:r fast gro\\.l1lg seed. to pro.idea tempClorary grotmd ccn.-eras
rapidly as possible.... All .seededa:reas be mukbed and dL"C-anchorerl as necessary for
seed retention. The parties re'::Iogni ze tha.J: IS of the e:s:S-"'D:e The
~.-eloper shall n.oti....~. the alle:3:,"t I \\.'eeik priiJrx toO the nr:ansfer ()f tbe '\J>DES
p,ern:nIL
s. . . Sile Gradin2..
')121'1
Sire gr:ading shall meet
~fanual and in tbe Genen.ll Slarm 'i,l; a:ter Permii
s De,..dopmem
\\'bentbe site grading has been. comp l,eted:
1. The Developer shall verify by field survey that the site grading has been completed in
accordance with. the approved grading plan submitt~d with the preliminary plat
documents, as modified by the construction plans. ThF Developer shall submit the
verified site plan to the City for approva1.' i
2. Elevations shall be taken on all lot comers, all buildings pads, and on drainage
breaks, ponding sites, ditches, and swales. Arrows shall show how the lot is to drain.
3. The approved site grading plan shall become the Development Plan.
4. The Developer shall make the Development Plan avaiUtble to subsequent owners of
I
the lots purchased from the Developer, and to their builUers. Upon completion ofthe
final lot grading by the lot owner, elevations shall closely match those set forth on the
Development Plan.
8.12 Certificate of Compliance. This Agreement shall remain in effect until such time as
Developer shall have fully performed all of its duties and oblig;;ttions under this Agreement.
Upon the written request ofthe Developer and upon the adoptilJn of a resolution by the City
Council finding that the Developer has fully complied with alll the terms of this Agreement
and finding that the Developer has completed performance of all Developer's duties
mandated by this Agreement, the City shall issue to the Developer on behalf of the City an
appropriate certificate of compliance. The Acceptance of the Improvements contracted in
accordance herewith by the City does not constitute a certificate of compliance and does not
release the Developer from ongoing duties or responsibilities arising under this contract. The
issuance of a Certificate of Compliance does not release the peveloper or any Surety from
warranty responsibilities arising under Section 3.12 herein. .
8.13 Public Land Contribution.
The Developer shall be deeding the City 44 acres of parkland for the entire Rivers Bend
PUD in accordance with the provisions of the Memorandum of Understanding dated January
_, 2006 by and between the City and Developer. The Developer shall receive credit for this
donation for all phases of the PUD.
8.14 Time of Performance. The Developer shall install all required public improvements for the
Development prior to the issuance ofbuilding permits by the City, with the exception of the
final wear course of asphalt on streets. The wear course on streets shall be installed between
August 15 and October 15 the first summer after the base layer of asphalt has been in place
one freeze-thaw cycle. The Developer may, however, request ~n extension oftime from the
City. If any extension is granted, it shall be conditioned upon u.rdating the security posted by
the Developer to reflect cost increases and the extended compl~tion date. Final wear course
placement outside of this time frame must have the written aPBroval of the City Engineer.
8.15 Ponds.
12
(a) Dedication of Pond .-\.reas. The Developer %ill dedicalte to the City tbe prop"erty
sbo,"n fm storm water or sed.im,entarion boldingpond purposes on the Preliminary
Plat and or as required by me PLmsand Spa."ificaJi,oD5., Said dedication shall mdude
an accessdri,-e to the pollid site. De\'eloper dedicaIe the drainage and storm
Si...'~'\i'-er urilit:~-ea.."iCIlleD1s SOO,""D .on !b,e PrdiiminarryPIIaI md Dr as requ:ired.by mle Plans
and Specifi,,::-arions. The De"ffelDpa agrees thaI all holding mds.edimentarioD ponds
and drainage eas..."'Ill,ents as sbov.n on m,e Pre~. Piat or as requ:ired the Plans
and Speciii,carions are required fOIr th,e de".elDpment of m,e Deydopmem Prop-err:--
l:bIOeanln~ of Ponds.. At such rime as tb,e City Director ofP'UIbli.c '.l;olks deremrines that
,ooDSl:lUCtion on tbe De\.e]opmem Property bas been suffi'cIlentlry completed 50 as nor to
cause signlficanterosion %mch v.ill conr::mnln,3lethe bOrlding ponds Si..."T'.icmg the
Oe\'elopment Property, De\-doper %ill dean dredge all boldin~polndsand storm waIel[
pipes on tbe Property. In the e"t-enl tbe ponds requ:irecleaning dret1~ng prior t{) !be
rompJerion of all such CO~"1::IUCriOIL the City D:lrecmr Public Works may roquest
th.a1 me De".elop,et" complete more than one cleaning oftbe holding ponds.
Ie', Buffer Area Adjacent to Ponds. _-\ll ponds ser:.i,cing tbe D;:,"..elopment Property
whether such ponds are located on City ov.noo propelT!'" easeID'eII)IS nmning
the City or on private propen;.' must maintain a minimum of 3D 8 foot naw:ral butTer
from the high wa.Iermar:k.. 'S0It'ii\iithsta:n.1in~ the abo'-e...IOO!e 311i:cess :ro each pond may be
CI""...a.Ied thre Cit;. :i:na loc:a:Don detemrined the City m its SlClle mSicrerioIl.
~-doper ..,halt be responsible for me cost of sign,age arlOund saIe buffer areas
mdi.caring that the buffer is part a wenand ~-:torarion project which may nor be
d:.b.-nibmoo y"itbomthe v.nn-=n permi~iOIl of tbe City Said SIgns: shall be p051ed in
~oc:arions reasonaJbly detem:rined by tbe City.
ld~ .-\DIy temporar:'- stormwaL.~ pone to be Iro'~1:nJCted for P'ha:..'C 1.-\ meet the same
requirememr:sas p,ermanenlSWirmwa:rer poodsas SlUbori.ned [be Storm water
.!o.bna~ement Plan and PreTimmary PlaI dOCUIDaIt5,. Tne De,.-,eilll'opef.agrees !tL') conSiT':.lct
a pennanent storIDWaIer pond P'UI"S1I.l3Dt to ID:ePreliminary Plat and SmnD,,'i,',uer
.!o.(anagement Plan dllringa fumrepba.se. Deyeloperv.ill pnJ\ide access to temporary
pond a:nd proliide temporary dramag,e ~DfDem: m City [)e..-eloper be
respons101e flOr allma:i:ntenaIllCe for mle temporary pond Ibe pe:rn::..a:n,ent pond IS
CODStl"l:liL'ied..
.s. StOlID v.,-,aIIe:lr.. The De\-eloper ..,haJI: storm waIer a:nd dt:rainage lmpro'.-emems .on the
ClUl'T'e:nt de,.-ejopmen.r pbase the gr""...aIer ofcimer S.:!'~) per sq1Jl.lare fOoOl of me "~e[
De\-dDpabl,e property" LI-8.81- squa.Te reet x S.~O = 5235. -'63.41] .Ol:" . tb:e a:Ctuaicost
Ilabor and materials,l plus reiat..."'Id. engineering cost for Slorm wa:rer Kmprovemenrs. '''~et
De".-eiopaJble Property" isdennoo as th:e gross landa.rea minus srreelt right-olf-way oilier
land area dedicated to me pubbc...--StormV.-arer Impro'.-em,enrs- are .defined as storm
Si...'"'"lil.'er p'ipe. c:alCQ basins,. 1lDaIlh0Jl,~~ riprap. and holding ponds tbe De',- eloper' s
Conn::a..101r.. If ltbe De\"doper does not expelldn kas:S2(11 per square
~-OD 5101I1J. v."2l-~ impro"ements. Oe"1.elloper shali] rennt m,edi:rfc~ci.Jlce DeitV<-eenuhe
amount actually spent on storm water improvements and the $.20 per square foot to the City.
This cost differential will be used for downstream storm water improvement costs which
may have been, or will be, incurred by the City. Developer shall provide the City with a
schedule of values for storm sewer improvements when the project is substantially compete.
Upon approval by the City ofthe schedule of values, the City~ill invoice the Developer for
the amount due. Payment is due within two weeks of the datej of the invoice.
8.17 Monuments. Developer may place, at Developer's sole cost and expense, identification
monuments on the entrances to the Development Property pursuant to City Ordinance
regulations. The location and type of monuments must be approved by the City Engineer prior
to installation. Prior to installation of any monuments on the Development Property,
Developer must create an association to maintain said monuments. The association documents
must be approved by the City's attorney and originals provid1d to the City's attorney for
recording against the Development Property. !
8.18 Reimbursement of City's Costs. The Developer shall reimburse the City for all costs,
including all reasonable engineering, legal, planning and administrative expenses, incurred
by the City in connection with all matters relating to the negotiation and administration of
this Agreement and its performance by the Developer. Developer shall also reimburse the
City for any add-to-construction costs related to the installatio~ of street lighting or private
utilities within the Development. Developer shall also be !responsible for the cost of
acquiring and installing street signage consistent with that used in other recent developments
within the City. Such reimbursement shall be made within 14 days ofthe date of mailing the
City's notice of costs. If such reimbursement is not made, the City may place a hold on all
construction or other work related to the Development, or refuse the issuance of building
permits until all costs are paid in full. The City may further declare a default and collect its
costs from the security deposited in accordance with Section 3.5 of this Agreement.
8.19 Renewal of Security. If any escrow account or bond deposite4 with the City in accordance
with this Agreement shall have an expiration date prior to the Developer's obligations
hereunder being complete, the Developer shall renew such security or deposit substitute
security of equal value meeting the approval of the City at least thirty (30) days prior to the
expiration of such security. Failure to post such alternate security or renew such security shall
constitute a default and the City may place a moratorium on all construction or other work
related to the Development, refuse the issuance of building pt:jrmits, and declare the entire
amount thereof due and payable to the City in cash. Such cash ~hall thereafter be held by the
City as a security deposit in the same manner as the security tl~eretofore held by the City.
8.20 Platting. Developer must include all of the Development Property in the final plat of the
first phase of the development, with future phases of the development platted as Outlots.
The final plat must be recorded prior to the City or Developerinitiating the installation
of Municipal Improvements on the Development Property.
8.21 Utility Location. Developer agrees that all utilities within the ~evelopment will be installed
underground, including without limitations electrical, telephon~, cable television and natural
14
gas. De,,-eloper may receive anexempuon from this requirement ifDe-.-ellL'lIpe'fOemoDstralDe:5
w the City Eng:lineer thaI llDI!d..."'rgIIOWld utilities would not be phYSICally po~ible_ _-\ny
exemption shall he limited! to tbe minimal area necessa..~-
8 ., '"I Plat DediCaDon. Cpon approvaJ and execution of this AgreeID,ent. the C ity;;h all appro,,-;: the
final plat prmided it oth~ise meets the requirements of me G1!)'s Ordinance go'.~enung
Subdivisions. Iftbe Pbt contains tbe d,edicarion oran ~~ent.1tb'e use ofpropefty v.ithin
tbe ar"'...3: of ane::a:s...~'ent is specificali~- re::,1Dicited by pmihibiring me cOIl..<;;;[IUCuon of any
suucnu-e or feDmce, planting trees Of" shrubs. or storing of persona] property Cl:le area of
1tb,eeasemenlt v.fucb could delay. restrict or i.rnr:pede acc:es:s ril,e ea..,,-~ent area by a
person or ':ehide.
8.23 Street Li~tim! and SieDaQ:e. Develop'ef shall be re5pOfui'ble for ril,e cost of pm chase md
installation of street lights and street signs. Df,..doper v.iD name st:reets ,...imm the
Development in accord v.ilth tbe propos...."'rl street name map Ri"\"efS Bend appro',-oo D:. the
C iI!)- Thme impro'''eme~lt ;;ha] I Dot he ac;: e1P1 00 ofstreet arid s:::reet Sl gns
15 completed.
S.24 V.-eJands. De\;elop'ef sballitake tbe foUov.mg precautions to pro:tOCl my wetlands v.ithin the
Property. as that term is defined in.\.finnesota Stallne Section lli{)38J)05. Subd. t
all CpOD 'comp},~tiaD ofm,e site gradim~ piac,e signs on any wetlands or
,drainage'e.a:..~ien:I pPD"'~lJ,ding DOltiirC~ me :b:e lOr d..JL-ainage
ea:...'-"'Dlent... The signs be m at ibrmand size aspres...-ri1oed themd
forpmcha:..-.e t!l1'ough ..!\rlmirri'ilIi1tOr Cleik=s office.. TlOle location
and nw:nher of Slgns each s1haJl be as required by the Engmeer.
Ibl Prohibit filling of wed and;; so ~ong as De\-doper llS me o'li\ner afm'eaffocl~
Ie De\-doper SJi::nu.l1:a:n.oollus recording of the pIal tbeDe>,-dolJment
Property.:m ea:..-.ement andlie";,el"opmenr ~-m"crion ItO City proIe.:ting the
v..'etlmdsaf"'"...a5 klcaloo shov..n Oil the PreI;minary Plat. Saidea.,"ITlem and
de'\"e~opmen! restriction st,all be draiial by ril,e Ci::r:..- AttDmeyand IDlli-:t pn.-nide thaI
the v.edands }'OC:aI.ed aD the lots shov..n .on !h,e Preliminary Plal may not bie filled or
db,-uibuted 'iliithour tbe permission of the City, it may deny m its sole
discretion. and any omeraprplicable agie:Dcy. De''-!e~oper provide SIgns em the
Dew.-elopm"eIll!: Propen:' JtDd]c:::lnng the l(),..4Don proiLe.:too Sl'ms
md }ccaDoDS ffiUS: be~1.-ed C ir-.:-- w
~"o!i[V.i~-:taIldIDg anylhing m 1"hi,,;; Agreem'eDr ro th.e comrary.
~~~eloper
bwe
re5pOfuibie l"or all wetland mirig;:uiion which IS reqU1reld co~-::crurnon DIme
~{unicipa1 ImproYern~ts.and ,Oe\-ekIP!ef shall be responsible f.oir ''''-etla..''ld
mitigation whicb may be required because .of wod done by Of under the dire.cuon
the De".-eloper in th,eareas design,are(! 2:S futu:re parle.. oo.e~'~ complete and
poe:rmitring. pli.lTCh2:.::es..anld or .other .:o'sts be
involved. The City may, however, take action to mini~ize charges or costs to the
City in the event the Developer fails to obtain all permits and complete all mitigation
which may be necessary for the construction of the Municipal Improvements andlor
work in future parklands.
8.25 Proiect Specific Requirements.
(a) Developer shall submit a copy ofSWPPP and approved NPDES Permit from MPCA.
(b) Developer shall construct trail and lighting improvements on County Road 121
adjacent to Phase 1A Development and connect trail and lighting to City's existing
trail system at Iverson. Developer shall warranty sidewalks and trails for a period of
two years from the date of acceptance of these improvements by the City.
8.26 SACIW AC and Trunk Charges.
(a) Water and Sewer Connection Charges. Water and Sewer Access Charges shall be
paid by the owner of each lot at the time the building permit is issued. Charges shall
be those in effect at the time the permit is issued.
(b) Water and Sewer Area Trunk Charges. Developer shall pay at the time of approval
of each final plat for the Development Property sewer area trunk charges and water
area trunk charges in accordance with City policy i* effect at the time of such
approval.
8.27 Plowing Snow during winter carry-over. The Developer shall allow one winter to pass after
the bituminous base course has been placed before constructing the bituminous wear course.
The wear course will typically be placed near the end of the construction season following
winter carry-over. The city will plow those streets necessary for reasonable access to lots
where building permits have been issued provided the followiJ!lg conditions have been met:
(a) The Developer is current on all requirements in this Developer Agreement.
(b) The "as-built" grading plan has been completed and all grading and erosion control
items are current.
(c) Private utilities have been installed.
!
(d) All sanitary sewer and water main items have been te~ted and approved.
(e) Storm sewer, concrete curb and gutter and bituminous base course have been
constructed to project specifications.
(f) All signage is in place.
16
( g) All vah;e box and manhole C4SUng5 have been set below the sunace the
bimminous base coursemrl are acce5Sl-h~e I! casrin~ be ns...""fS
beiore pa-mg me h~tInninous ...-ea:rooo:rset
.'\ny damage to the curbmd guner or orner improvements due 11:0 sniOW plo'i\ ing opceraniOns
"i\ill be repa:ired hy me De'!,.-eIiOper betiiOre pla.."ing the final wear COIlJ1'Se, The DeveloP"ef v.ill
remo'\-e any snow hanks or piles that have accmnulaled due 11:0 snow plo%IDg iOperations tbal
res:trictaccess 11:0 build-in:: si~. SnQw plo'li\ing ne"lio\',ti..-.-dcl1pments TypIcally be
scheduled ailtelr otherexi.:.-ti:ng SlJl"ee(5 beai plO,,",,'ed.
5_.25 Def2ulland RerlCl1ed:1.es IfDe",,-ej(111pe: any %"3:'- tiO perlorm lOr ob5;er.-eany CO'\enarlL
conmnon. or oblig:arion contained m this Agreement tbe may do ,any. ail or any
combination oftllle followmg: 11 halt all fu.nher approvals fe'J~liin::plarning.. impro'..ernents
or is::.-uance ofbuilding permits 01' occup,ancy permits relating to tbe De-\-elopmem Propeny.
seek iniunL1ive reli,e[ tern:rina1e this Agreement and all of the obligations contained
berein %imoUl terminating De".-eloper's obligation 10 reimburse th,e CiT:-' liar costs it
rnc:u:rred \loithregard 10 This Agrcernent or the De'.-elopme:nr Prorpen:y; I:
my fimds 01' oma se.cmit:. baTe been pro,.1"ooo UJi the _-\greernem:
and. O'iTP.- iii :ake a:n.y oth'ef a..-tl.OD at ~- or inequity to C i r".
8.29 .-\ss:ii2:nmem_ This Ag:reeme.nr may not be assigned by Df'.eliOp,erexcepr upon obtaining
the express'1i\nnen cons.."nr ofrbe Cit:.-
S"..3ICH'
Ime2r'31JiolCt. This Agree:nenrcontains
of th,e understandings and agreements Oep"-een th,e
?wes.. This Agre:emlen! IDa!- noc be arnJ.,enderl.. .chang;erl.. j~)r
tb,re ~xpITe'Ss."
'i\ntJL..,~coc..qen!
me parries
S ,3 ill Execution m CounterpartS.., This Agreemem may be executed .;my nl.nnber
COunIerpa:rtS. eacb of \\/hich shall ,crnb-unne one and th,e same In:,-mrment
'-', ~,'
,~.,~-
G,,\.-emed b...- :\finnesota La%-..
the SWe of ~.'(in:nesolca.
Agreem,enr
be u:nerplrered UIl,dteT
S.33 R~~tatil/Jn. Hans;mie1'ef ~~.rs r,e<~c to, rrJls
_-\g1"eernmeDL Df'Io'doper 1.5 herebyad'.i.s...=>d 1:0 seeK md~pre:Ddem l,egal adY1Ce w execunon
of !hi <; Agreement.
5.3~
Additional Terms. Proe:u,,-e CO''-en2Il.lS
iDcorporaloo bel ;;;inas E...
Oe\-dopmenI are ar.acbed.
ltE:\L\r-..lJER
PAGE !rlFt r-.-ye..iIO:\:_-\Ll Y BL\.....'1K... S!G:\:ATLRE PAGE
FOliO',.',- -
Signed and executed by the parties hereto on this
day of
,2006
ATTEST
CITY OF ST JOSEPH
By
By
City Administrator/Clerk
Mayor
(SEAL)
ARCON DEVELOPMENT, INC.
By
Name
Title
STATE OF MINNESOTA )
)ss
COUNTY OF STEARNS )
On this _ day of , 2006, before me, a notary public within and for said
County, personally appeared Richard Carlbom and Judy Weyrens, to me personally known, who, being each
I
by me duly sworn did say that they are respectively the Mayor and the City Administrator/Clerk ofthe City of
St. Joseph, the municipal corporation named in the foregoing instrument, and that the seal affixed to said
instrument is the municipal seal of said corporation,- and that said instrument was signed and sealed in behalf
of said municipal corporation by authority of its City Council and said Mayor and CityAdministrator/Clerk
acknowledged said instrument to be the free act and deed of said corporation.
Notary Public
18
STATE OF :MI~1\'ESOTA )
~ss
COL~lY Of STE-\K"\S ..
On this ,da" o.etore me. a DtiJi'IaJr:."pubuliC for ~d Coun~..
per:..;ona1lyappeared . to me pel"""sooa.lly mo'll.TI. me duly
S"""om. did sa;:." thaI be sbe is the AJl:on ~."eIOpmenL mc.. tbe
corporation named m tbe foregoing insuumeDl.. and rn~l' the seal aifi"'{.ed to said J[[b,-rrum,em is the COTporat!e
seal of said COIporariOn. and that said instrument was signed and. se.aJed on behalf said corporation by
authority of its Boaro of Directors and said ackno\,,'ledged s.aid
instrument to be tbe free act and d,eed of said corporation.
:Sorar...-Prubilc
THIS ~STRl.1\.lE\l \\"AS DRAFTED BY:
Susan ~L Dege - 0290385
Rajkowslci Hansmeier Lid.
11 Se""enth c-\YeRue ~onh
P.D Box 1433
SLOom :\Iinnesoli3 5630C
I ekpbone:
251-1055
,;""".C::Y&:JliiCe r::oc
EXHIBIT A
LEGAL DESCRIPTION
The Southeast Quarter of the Southwest Quarter, the Southwest Quarter ofth~ Southeast Quarter, and the
Southeast Quarter of the Southeast Quarter of Section 15, Township 124 North, Range 29 West, less and
except the South 33 feet of said Southeast Quarter of the Southeast Quarter lying east of Stearns County
Road 121, and also less and except the North 208.71 feet of the South 241.71 feet of the East 521.77 of
said Southeast Quarter of the Southeast Quarter. Except
That part of the Southwest Quarterofthe Southeast Quarter of Section 15, Township 124, Range 29, Steams
County, Minnesota described as follows:
Commencing at the Southwest comer of said Southwest Quarter of the Southeast Quarter; thence North
88 degrees 41 minutes 17 seconds East, assumed bearing along the south line of said Southwest Quarter
of the Southeast Quarter, a distance of359.39 feet; thence North 01 degrees 18 minutes 43 seconds West
a distance of 107.97 feet to the point of beginning of the tract to be described; thence South 57 degrees
26 minutes 06 seconds East a distance of 146.51 feet; thence North 33 degrees 06 minutes 17 seconds
East a distance of341.51 feet to the southerly right of way of Steams County Highway No. 121; thence
northwesterly, along said right of way to the intersection with a line bearing North 27 degrees 20 minutes
32 seconds East from the point of beginning; thence South 27 degrees 20 min~tes 32 seconds West,
along said line, a distance of281.94 feet to the point of beginning. AND
The Northwest Quarter ofthe Northwest Quarter of Section 22, Township 124 North, Range 29 West
less and except that part of said Northwest Quarter of the Northwest Quarter that lies southwesterly of
Interstate No. 94, said highway being more particularly identified as Parcel 34, STATE HIGHWAY
RIGHT OF WAY PLAT No. 73-20, according to the plat thereof, on file and of record in the Office of
the County Recorder, Steams County, Minnesota. Less and except Parcel 34, said ST ATE HIGHWAY
RIGHT OF WAY PLAT No. 73-20. AND
The Northeast Quarter ofthe Northwest Quarter and the Northwest Quarter of the Northeast Quarter of
Section 22, Township 124 North, Range 29 West less and except that part described as follows:
Beginning at the southeast comer of said Northeast Quarter of the Northwest Quarter; thence South 89
degrees 52 minutes 50 seconds West, assumed bearing, along the south line of said Northeast Quarter of
the Northwest Quarter,
144.45 feet;'thence North 00 degrees 27 minutes 22 seconds East, parallel witq the east line of said
Northeast Quarter of the Northwest Quarter, 486.29 feet; thence South 83 degrbes 35 minutes 51 seconds
East 1055.93 feet to the centerline of a township road; thence South 08 degrees 36 minutes 49 seconds
West, along said centerline, 364.67 feet to the south line of the said Northwest Quarter of the Northeast
Quarter; thence South 89 degrees 29 minutes 10 seconds West along last mentioned south line, 854.19
feet to the point of beginning. AND
That part of the Southwest Quarter ofthe Northwest Quarter of Section 22, Township 124 North, Range
29 West lying northeasterly of the northeasterly right of way line of Interstate l[Iighway No. 94 as
delineated on STATE HIGHWAY RIGHT OF WAY PLAT No. 73-20, a duly!recorded plat on file and of
record in Office of the County Recorder, Stearns County, Minnesota.
20
EXHIBIT B
COSSTRL-CTIO~ J)()(X"",IE~" REorIRE:\IE..'.s
SO'ils Anal-:-'Sis
:J Location map sbO',",-mg boring and piezometer iocanoDS
:J Soil boring lo~
:Ji R - ,- a1ues or SouF a..'"T.wOrS u...;;;ed [:or d,es! gn
:J Sma.""'tIJTaJ ra.-ommendatioiJlS fOT S'I!l::reeItS and tr3:ils
21' Engineer's Preliminary Estimate and Final As-Built Coss
:Ji Itemized quantities
:Ji C nit prices
~
:Ji
:J
:l
:J
:J
:J
Plans
T iue sbeet genera.lll"oc:aDon map and
TyplCa] Sections: for streets~ ,d'riYe'\\-ays, parljng trails... and la.ndscape fe:aIlllTes
Typical Details for sanitary se"i\-er, water rna.irL storm 5e\\-er, sed.i:mem:arionmd bolding ponds.
curb gutter and side'\\-alL and erosion control items
Complete schedule for sanitary and storm s,e'9.-er smOCD.Il:eS
Traffic ~lanagement Plan sbouing bowco~1:n:lction tr:affi"c be muted th,e
coUectm- mel'ial nel1:\ll:od. to rile site.pbasing pLans.,. derou:rs.,.;md seasonal load resmctions
Grddingand Slll"'face Restoration Plan sbo\1ling exC3'.<iriOD ,emhankm,ent balance.. building pad
ele'\-ariOD:5.. bold-do'iili.TIS. house t:.pes foreacb pad. spo'lt eie"nnioDSar ,comers.. ovenlows. and
oth,ercritical areas... drainage 3IlO'iiIi.'S sbouing bow all SlJrface WaIer 15 intended to'.d:raiJ::L pro'\1sions
for pn'\.are utility :i:n::.-wlarion. and site access iliocarions
:Ji Limd...,ape Plan if shrubs. 1!l"e""--5., or otber p lanri:n~ are to be pro'.ided
:J Eros::ion Control PiLan
:J StripIng.. Signage. and Street lighting
::l Plan aJl}d pro:fi]ce sbeetsiOlr s,l:reets and stonn 5>.."""'ef. match 'berv>ee:n Sl:lee5,.
!e"mpOira;r:.cul-de-sacs bera:eeIl pha...~.. and turning b~'P3SS Jan,e reqtrirern,em:s Sr~.an::II5
Coutnty.
:Ji Plan and profile sheets rOT sanitary s..-a-er and WaL..""f main. v.1m maICh lin,es OeIfr"i1"een sbeets,
sbov.ing e:xisring cooditions and proposedcoIlStIUL"lion. and sho'"jjl,lng s::ca.tions t~or stubs and
. .
s.."T\;lCe connections
'I!.:!. COl!h~'iDion Specifications Pro~ ect :\Ianual
:Ji A(h-erUs..~em lD"itarion
:J Comp1ete bidscbedWe
::l Basis of award ifaltemate bids are called
:JI P.erfonnance and pa:-m,enI bond fonns appro\-ed by th,e City
EXHIBIT B (continued)
o General Conditions
o Special/supplementary provisions including the following:
· Contractor's liability insurance
· Related work at the site (private utilities, other contractors)
· Correction period (2-year warranty)
· Mediation as means for dispute resolution
· Substantial and final completion dates (allow for holding off on wear course)
· Ownership/disposition of excess excavation materials
· Field office
· Shop drawing and submittals process
· Laboratory testing requirements including an itemized list of tests to be conducted
· Soil borings
o Storm Water Pollution Prevention Plan (SWPPP) including provisions for dewatering
(5) Operation and Maintenance Manuals
o Documents for all mechanical and electrical equipment
(6) Record Drawings
o Final modifications to details and typical sections
o Final location for all pipes, valves, manholes, catch basins and sewer/water services
o Final modifications to pipe sizes and materials
o Final elevations for all pipe and structure inverts
22
EXHIBIT C
CO:SSTRLCIIO~ DOC1..~n:~1 Sl~~IlTIAL
III I Soilianalysis
:J T%"o oo'uod :copies .submined prior to design
!2) Engineer's Prdiminary D-rimate
:J Seyen C'l copies y,ith plans and specifications
13 Con.struetion Plans
:J Se"\"en reduced scale I-x 1 --III CIIJlPles
:J Tu.~o large scale (22-x34-~ copii,es
l-tl Construction Specifications Project ~{anual
:J Seyen bound copies
51 C mnpleted Bid FOrnl5
:J Two 11 copies of the acmal 10"'- bid
:J T wo( 11 copies of a complete tabularion
bids s;uhmlned
161 ConiiI'aCtor' 5 Bond and I:rb-:urance
:J Two (11 copies of me performance bond
:J Two 11coples of me pa~"ment bond
:J Tv.-o C copies oime COIltral..10"'S m::.-unm=:e .c:ertificate
:J TwocOip,llies oime executed a.g:reem'eIE'll 'betv.-eenconr.r:actor and d'e"\-e]"opef"
- Pi::illll.irs
:J Two C ~ecuted copies pem'.lts
:J Two i 1, ~ecuted copies Qf storm ~"2Ier permit transfers or modifications
:J T9.'O C ~ecuted copies oiaD Slorm walIer permit SJubdi'.b-10n reg1;)Jlrdrions
::l Two i1 copies of~-PDES Tr:msfer or Termination form
S I SchedllJ,e
:J T "iI.~O 1CCIp'les contr3l....:tor - 5 scheollJe
updares
Shop Drav.'n~md Change Orders
:J Two i: 1, copies .of 'sbopl~in::, final re".b-:}005
:J Two 11. executed copies ofaD change orders and Dr sJPP~emental agreem,enrs
Operationa::Jd ~{aJImenaoce ~b.:nllal ,
:J T,~o _il.seL5 of hound docume.OIS
11111 Rece<rrl Dra",in~
:J T"iI.-o 12 II reduced scale' 1 copIes
:J One leia.'"trOmccopy in amocad or micros-union forma::
(12) Final itemized, as-built, construction costs and quantities for street, stonnwater, sanitary sewer and
watermain improvements.
24
Task
Prepa..~ S\VPPP and oblain General
Stonn-\\-at...~ Permit from ~IPCA
EXHIBIT D - EROSIO:S CO~'TROL PROCESS
Responsible Pam-
~-emoper 'lprI"io:"3le" or Cir-i
~~ction By
-
Establish erosion s...<>dim.ent cODuul:md
mass grade the site.
Place topsoil seed. mulch except on
boulC'\'ards and from :-'3Irl utility
eas.ements. Bring tranSformer pads to
grade.. \\-ait lor pri.'i31e utilities..
After curll and gmrer is m.. iosI:all prrl""-are
utilities m easement area.
.-\iter utilities are m. constrUCt side"'ii\-a1k.
Place IOpsoil seed, and mulch on
remaining di::.-ru:rbed areas.
Complere""as-builC Sl!J]"'I.'~- for all site
gr;'!lding, This now becomes the
--De"'t:dopmem Plm-
Place silt fence bebindcmb O'f side"'iil,alkl
ti:JJ..."1)ughout Ge'\-dopmem.
Set Property Irons..
T ransia permit to nev.'eloper "-hen
coIb-:ttDcrion is complete.
Sell l.'-."lle ~'rPC A OOmOO'\liDlflr
sheet.. and make De\~dopmem P1anand
S v. -PPP 3"ailabie to Build'flr..
Submit huilding p,ernrit appbcarion..
Indude site SUJ"\-e;.- and ~IPCA
--Subdi'.l.sion R~-tration -.
~-ue building pemrit..
ConstrUCt 1~: wide opening silt fence
at dri\;f'Qi""3:-- and Pi lace rock. enrnmc~e..
Place additional fencea:s necessary m
keeo soil on lOll
.
~fam:::ain silt fence and orller
er".Jts1on sediment control items.
Sweep str:eelS as required
!public proj! ect.
l)e..-elopar Ilpnl,-me II or C rir:'
(publiCI proja.'"L
Del.-eloper .pri"atel or Cltr---
IpublicI project.
l)e..- el"oper.
De"'.eloper IpriYaIel or Cir-.
I; publiCI pmj ect.
:oe..-eJ,operl pri'l.aIe I or Cir-.-
IlpubbCI om] eeL.
i)e\-eioper 'lpri""-atell or City
'I pub licI p'roject.
~-eloper l:privae'l or C iry
II). public :11 pro~ect.
Detre'l,opel"
City
De~, ~e~I'opeI"
~'ner
Or-.-
Owner
I)ew,~-e'l,opel'.. ,or ~-nler- if
s.oid_
De"'.-eloper
Submit .certified
SUl"\:~' sbo'ii1oing finat Builder
5trUC'rJ"feS and lot ele'\.<ni.,OD;S
i)e\-eloper"s Engineer ifpriyate
project. C ilyEngineer if public
DI'O~ect..
"
COni1'3cto'l
Contractor
Pri'.-:a.re CtilIr-. compani es..
Comrac'tor
Contractor
De"'ieloper-s Engineer ifpriyate
Pro~"ec'":... Engin1eer
pro~iect.
Contractor
De\,-eloper - s S1JT\-eyor
C it:>- Engineer
~i1-e:lioper
B1.lllder
Building IfulP"ecwr
Builder
~i-e'loper.. oir B,ui1,d:ief if sold,"
~-eloper_ or C iry if agreemem
m back cna.rge Deyelooer.
Build'ef
Iss:ueC~ii~3.Ie [~; f 0::ctlD3I]CT.~"
'" ...
Submit --~,otic:e 'Iof 'J ernri.nari,oc.- tD'
~fPC\ 'i\imin 3;11) dayscf final sile
C it::*',
~~-=jlloper
C it:-
~.~doper
stabilization and removal of all non-
builder silt fence and other
erosion/sediment control items.
26
A~"~ Yes~~(II'
REQLIST FOR PL.\..'~r\G CO~BnSSIO~ ACTIO~
Prelimin2ry PlatrPL'D A.meDd1neDtl\~ ariance
DATE: Ju1W"y 17, 2006
..!\GP\"DA ITE\I
P::i: ~1mm~ry Put P'l"D .-\.r::lieDCrnerlt Yar,ance -R1yers B'ell,d
PRE\ li()CS ACTIO"S
m 1005 !be City appro"\"eda prefun:mz'~. pw .ennne.d Rnrers" Bend. Tne ?'Br a;:l"IfXox::marely:852
hi)u~-m.g rnrits and would be buili O'lo'C' a ; 1JiO 10' ~'e.tr p~"lllod.1In the sa:rne year a final plat \\'as appiro"'ex!
the fi:rst pOa...~ ....-m'eh mcl1.Xied approx:m::arery 54 boo:,-m:g 1lIl.J[tS..
RECO:!>BIE\TIru PL\_'~l"SG CO~~IISS]O~ ACIlO~
S:nce all me OUb,Li:uJ;.+m! items lla....ce i:leen add:ressed IT S re-.comTnf'nzia1 ";'~r the~...o...~
pen Prebn:m:n":.- Phi be .appro1\~.
CO~~['.L\ IS. RECO:!;.BIE\..DA TIO"SS
Re~i.!:' _-\:;:on ~.'f'~~!"h25, ,~ mt~) ;a:;.. ,~t DO~
E.
On{ itJe'RJ"i~;ef".'~ Be]jMjpro~i<
1J2< v1.s:r::i.Ci[ - ~1 a scbooI .~.... Tmsel"-.arnge::eqr~ ar: 2:J1]}E':n1~1 iO' t:le Pll)a::J!d
Rn--ers Bend rile pUt illl:.-<;;tta1eS~~ry -la...-res (],f ~. 1i!O be desl~tod foe tile scboo"l
and reccnfigmarioo 'of rlr h.'Y~g '!lIDJ[!3. 2f11i)f.:!Dld tbe 5i::boo~.. r!lle"~sit:. i;S reduced ],:.' .~o:x:mJ:areR~; I S-
hou~-m.g l.lilJl.lE.. Pari: DedJtcaD'OOl :reqa:::rernentsdlO nOi[cran ~. the same requ:rr:emcrI ms bee1 appnoo..
h: reyie"li!<'1ng!be staff comments :'Olll ..iI] :ClliJoce a;:om:rr::nenI regardmg a porlestnan a.:c:es,s [0 De
~.- Tmsoomm::nenlCS \\"as rnrcf'lln"'-WrlL....,.lS~-:I"OO', Ttx has sm;:e meT 'll\;ir.h Dism,C1 - .Q to
a::;::uss the poi1i.e:r1tials.:booN SI"~ piJ;manod li :t \\':3 fil."'m":: pnh,iJi[ nil 'l60lilldL be from me s.our::: Oi'
a.'"OlllT.., rl:le:;:b;)o,Th pe::1:rnelc:', Ch:il,dl"OC 'l6-:ri!mooe mi1e ofa s.:hoo,~ .are DO( eiJngIb~'e ioc T~eioc:e"
aJ11:be housm::g' solll1!:i:! of tle school ,it. be pedero-ml. ::n::nc, Tne s.:bool bras tha;: :J!x;.'oo no' mtrnc
ro p,"o".i,im,! a I::'a:iJl :and In :ta..'":[ ,ill p;:;clr:ran.]'y f~te Ihe pc:::rrrIJeler, If fie~ds &'eon tbe .area aqa,:e::Jc
10 r:Jx l:'OOb-Ing the scnool ,'UlI.:ltd lJI()! ...-ant pedesrnan nffi;:,::rearing a ptath Ii:muPgfl a gnDoomeri :fie 1d,
T:'llerefore. smite the s.:boo! '11..:11 D,ot bec~JO]!)ecting a pa!h 102 'i\~"aYa:!)IC the:.- m~-;: ...1:E iro:e me
per.::re"..e::-. :it does DO: :::r;-.a Ce' sen..-..e :10 reqJC:!"e me 'lli'G.li..,.. '2:'- sIDL'"eag:reerl tel no: :be
_-\r:::oc De~~""ejoprn~n!.h2s ,~i' !"a::~~da '7~-r~m=:e 100 me. ::r;aaTiml.:n:h,1,oci;.
we
sho(dd~~ IDcl~ 2ppro:'V.'2l
:i1e'f~":!...~c:e."
CITY Of ST. JOSEPH
www.cityofstjoseph.com
City of St. Joseph
Public Hearing
Administrator
Judy Weyrens
The Planning Commission for the City of 81. Joseph shall conduct a public hearing on Tuesday,
January 17, 2006 at 7:30 p.m. in the 81. Joseph City Hall. The purpose of the hearing is to
consider an amendment to the Planned Unit Development and preliminary plat entitled Rivers
Bend and a variance regarding maximum block length. The amendment is being requested to
allow the construction of a school along with the mixed housing.
Mayor 81. Joseph Code of Ordinances 54.16 subd. 2: a) Block Lenath. In generlill, intersecting
Richard CorUXJi'ltreets, determining block lengths, shall be provided at such intervals as to! serve cross traffic
adequately and to meet existing streets. Where no existing plats control, tlile blocks in
Councilors residential subdivisions shall normally not exceed one thousand-three hundred (1,300) feet in
length nor be less than three hundred (300) feet in length, except where topography or other
AI Rassier conditions justify a departure from this maximum. In blocks longer than eight hundred (800)
Ross Rieke feet, pedestrian ways and/or easements through the block may be required near the center of
Renee Symanietile block. Blocks for business or industrial use should normally not exceed six hundred (600)
Dale Wick feet in length. .
The property is legally described as
The Southeast Quarter of the Southwest QUl'irter, the Southwest Quarter of the Southeast Quarter, and
the Southeast Quarter of the Southeast Quarter of Section 15, Township 124 North, Range 29 West,
less and except the South 33 feet of said Southeast Quarter of the Southeast Quarter lying east of
Stearns County Road 121, and also less and except the North 208.71 feet of the South 241.71 feet of
the East 521 .77 of said Southeast Q.uarter of the Southeast Quarter. Except
That part of the Southwest Quarter of the Southeast Quarter of Section 15, Township 124, Range 29,
Stearns County, Minnesota described as follows:
Commencing at the Southwest comer of said' Southwest Quarter of the Southea$t Quarter; thence North
88 degrees 41 minutes 17 seconds East, assumed bearing along the south line of said Southwest
Quarter of the Southeast Quarter, a distance of 359:39 feet; thence North 01 degrees 18 minutes 43
seconds West a distance of 107.97 feet to the point of beginning of the tract to be described; thence
South 57 degrees 26 minutes 06 seconds East a distance of 146.51 feet; thence North 33 degrees 06
minutes 17 seconds East a distance of341.51 feet to the southerly right of way of Steams County
Highway No. 121; thence northwesterly, along said right of way to the intersection with a line bearing
North 27 degrees 20 minutes 32 seconds East from the point of beginning; thence South 27 degrees 20
2.~ College Avenue North. PO Box bb& . Saint. Joseph. Minnesota )'b"374
D h 0 n e ,2. 0 . ., bj . 72.6 I Fax 'p 0 . "3 b , . 0 , 4 2.
~
SEH
MEMORA.NDUM
TO
l:J!d:.' We:- 'reI:lS. .\:Mn"'stta!Olr
C it=- .of St.. Joseph. :!\.tinnes()il:a
FRO:!\.I:
T mC)>' Ekola. City Engmeer
D.-\TE:
January 3. 2006
RE:
Ri'.lC:'s Bend Re\""L~ Prehnmu:ry PLu
SEH ~o. A-STJOE ,1I]!211Jt6 ]-4
The fonol\1ng are engmeering c:omment5 foo-:J:jrl.e re"'.i.sed rn~' P':m:: tj,CII[ R.::'.e::r's Be:od Pt-o dated
Decernbe-r 16. 21005.
Will all me mtemS m the ~kmorandmn l'nderslanll1img, l; :21"1'"
s.cbeduJie b?.eQ under Irem ~O......'If Pubbc Land DedDcanoil2':'
:rJe
...
rne :re"\,el\' cornmer:.:ts .are re,eanimQ'ocly me areas the pLat 1tba: ~'.'e
changed .d:Jie to the proposed s.:honli~' .-\!1 otilerOOOJl!.XllDe:tL!S -of the prelimInary or
-genernJd...-'''elopme:ru i~"""!.leS 2re 2:..,q:mo:f IiO r:en:JJaI::l UOClrl:2n~ed from pre"li!!lJj'J:S Si:.Lbr::mu:als Te''l.leWS..
.-\c.;:ess to the 5CboQi~ propeny ,,'1::a n be ~~ 00 Jade 1:1lI .-\ '.'e::I::.Jle ""'! j-"e
mrer.:~-:non. A secondac;:ess ro, tile scbooL propeTy f~lJ 3e ~ocared !IJC l~ ' .,..::1
~:eL"",,:'l'.
,~~
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_\. "~~eiL,UC' ':ii ~l.l~
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~ _.!t;;:~:ess to the scboolli p:unpen:~. IOdei] S:tteet ,~-:r ~dJf' \i:lll cwC'
mamIeGa:!:l..:e pm:p...'1ISeS OOJ.l:, and l\Ul ind1..ilCe a puhbc u1:i.L'lJ' e::t..::ement to' sa.mtary
se"\li"el:" fon::ern:a:i:n. SkmLdl ~'er, :lI1'nrl v.;'2.~ ro be 1.00car.ed00 rile schoo.~~' 1i\1tb:.::: :be
ea:..::erne:::UI.
.:;
u:ilr:'li.e5 mdI1.dm..g i~.afi';r 5IDI::!:l s...-a.-er.tt .:atw -;l1m are 1[0 De
the 5:'ao.o~~.-,,, Tril1'D!ie5 tbro'Jg1:L ti:::e sc:hool ~~- M;:~n
a~!~~[ IO'~ ,a::Jrl ~iJ1 ~~'a e2:...~:" Tne~~e::;t s'" ,~~ 1'~ ~. ,3lC~"essiln,1.:e 1[0 'j)e
at ill tn:::leS The },ocatiOC 'iiIliill ':>eo-::;aO..:.,::bej .ci:unn:g the re-"1e'1i\"jJlf i1bJLe
Pre~, should sibov. mm,ca:te a ea:..-.eme:r:t ro be 00 school ,;xLlpe:-ty IOcr me
52:rL.~' ~'cr f~ "iIi'4.te:rm2:In.. and STlJOrn1 se"Io"'E:r
6.
l:adte 12,11 _~ ~~~'en:JJe C~1l'UL~II)on uill be ii!)':- P~;;;e : _~ (::"Ofu~tTl.1.:nIlD;:: 0:
Jade :::1m A VenlJe 1:5 Pf'OP'."'ISe.d. 25 a ~'e...--:: "iIiTJ::as:..;;ess::Ille':]!S f,oc ~oe :0
he l~~"1'eC';;I~'1r""S[ til-e ISDI -~: AnIC _-\r=CIC bi'ta: :=~~-r~'"'tiIIOC is :4)
;~:>>OFT~MQdJf' u;Tm ~, R.I"I.~.'~ 5 B~er.Jd P1=2-~ I _J\. CI" 'T6e ESD' s..~ :~~~illloprner:t ;~,! ~"T\.:':ae~~,"er :='~;)me'5
III :>.,.[(1' m 11[111)6 or 2'IIXi- TOllE m::tia1 ~'1roc:J.(ln wouLd u:durie S1lI'ee': CICll!:'b'1:"I,;L-:t:illOQ from CR 121 :0
~'ea:r:" St:reet m!C:"Sezoon 5i::hooI ent:ra:l,:e.
,\ll to be l::::h~ed~' A""COD l);,."el.~: as sno'iillin oc me ~lrn::r:lay ~-::;a]ja::lOc.
ofw4.~ ,and sr~~-;f'!" 00: 2ft _-\ ~~.JL.Je 5~;'? ITT be' ~-=anerl ~1t1 ~~~: _-\.b-:ca]Ja!]"D*:: ':~D X
CCIllOl[1.~~1!l?"d..i:h 6e ;C~-:rXi~'IOC Jade:::-.:\ "lf~,~t:e'
Sl!oort Eilliiott ,~1!1 ~K... . 2:<: ZS:"' .l. ''''''i~e So~c-._ = :- 3"",,. ...,. 7 -.- :;'o..c. I... 5".3::," -.. -
S~:- 53""":01:.3 :C1t:C~~"r:~ 9r700~E''''
_..sem,illR:..a:>>n
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River's Bend Revised Preliminary Plat
January 3, 2006
Page 2
8. Street names to reviewed by City staff. Odell Street may be renamed to 20th Avenue pending the
outcome of transportation planning. Jade Road/Ith Avenue designation depends on ultimate
design of 12th Avenue to the north of CRI2l. Additional comments to be provided regarding
street names following staff review.
9. An analysis of traffic volume impacts was submitted with the preliminary plans. While we
generally agree that the traffic impacts from a K~8 school would be minor, we have requested
additional information regarding the impacts from a K -12 school. A review of this information
will be completed when additional information is available.
10. A mid-block pedestrian access is recommended from Odell Street (at River's Bend Parkway
intersection) to the School Property for the following reasons. This issue should be reviewed
with ISD 742 for coordination with the school site plans.
1. Providing a dedicated access point will minimize the potential for pedestrians to cross
private property (at side yards along Odell Street). Access to bq a minimum of 15' wide
and would be part of school property. '
2. Student walking distances will be significantly reduced with the mid-block access to the
school property. It is our understanding that busing is not provided to residents within Y2
mile of the school. The mid-block pedestrian access will promote pedestrian traffic to
school and minimize traffic congestion.
3. Excessive block length on the north side of Odell Street would be eliminated by the
pedestrian access at mid-block.
4. Improved access between the school and the park ,(located by ithe Sauk River) may be
desirable to the school and residents. i
11. Items 3, 4,5 and 10 will require coordination with ISD742.
c: Joe Bettendorf, SEH
Kate Miner, SEH
Dick Taufen, City of St. Joseph
Ryan Gideon, Westwood Professional Services
Rick Packer, Arcon Development, Inc.
Kevin Januszewski, ISD 742
x:lslstjoeI020600Icorrlm-jweyrens rev prelim plat.doc
January .3. 2ii):J1I6
:!\{S, Judy We=.rens
CIeri;: Adm.inistr.nOT. Ot!' St. J05e"p,t
25 College .-\ 'ft-mue ~onh
P.O_ Box66S
St. Jos..oph. ~.~ 563"'4
RE' Prehminary Plat Rh-er':5 Hend PED 'l.-\reon De'\-etopment:'
Our File: 21957
Dear Judy:
I !rla\'e prepared this lener '!ilI.ith regard to II:be D<e'"\I.-Prelimin:rry Pm for tb,e River' 5 Bend peD ,,,,,'bjeh
will be considered by the Planning Commi~gon in January_ This letter is preliminary in narure and
may be subj eel to wee daboration..
I "ill defer to me City Engineer "im regard TO ~-ue:s related 10 proposed SUee5. traffic p.anem.
s.enice.and draina~e. ero,sion icontrol ~-ue:s Based. 00 the L~ has been
pli"o'.ided.. I baye t:he fioDo9.ing comm,ents:
l., .-\5 a pl'eliiminuy r:::u.Ih.'":r. me COllJIllru shouid by resolution re&-md appro vall of me
pfeI.ious]y arppro,,-oo finall plat tOr tbe Rin~r' s B...~d PL 1), This plat "'-as n..~"er record,ed. thu.s the
judiicial 'ft'ac.arion procedure is DOloec~" m order to ,"oid me pIal. Tbe de'\"doper shou.llid suhrrilt
a wrinen request .asKing me COWlcil. to do feSI..;oo me p taL
-"
In re'\ie'\1loiog me pbasing plan... I DO/lIe that mile -..!\p3J.'1tmenC s.."\.""tii'on of me
.any oftbe phases.., The de".'e~oper be recp.llred toidesignaae a p,h,25e
is nOt me Ruded
~ Th,e de"\-e'loper bas transposed !hIe OIU'"JOlt references m sheet three' m mwe Park Data b~axd;etaiL
4 AC.-\R roder tbe '!\.finneS1L'1!ta Adn:ri:n.istrariye Code.. me existing ,-\.R wowdhay!e to he
re'\i..."Gd anyoftbe follo"ing ia.."ors apply to me re'\ised pen:
A. Fi'.-e years na'\"e ~,a.d. since the RGC adOPI[!oo the AC-\R
B . A e,ompre:he;lsi"-earnwendIn'e:rJjt IS proposed rh;a;ja:l rncrea...-;e In
de"~"eJopmemo'''-erfue i:'\:elia:s...'::Jwned in the A"C.-\R
C Tow dte'l.:e:lliopID,em the area ""owe exceOO the ma'DIDll]]] 2SSIJIDeC In the
ACAR
D, ne..'elopment "ilithin any s:nbare.a deli:neared the AC.-\.R exceed tbe
marimum le'\"e]sassomoo 1011 that subarea in the document
E. A substantial change is proposed in public facilities intend~d to service development
in the area that may result in increased adverse impacts on the environme~t.
F. Development or construction of public facilities will occur ~m a schedule other than
that assumed in the AUAR or plan for mitigation so as to substantially increase the likelihood or
magnitude of potential adverse environmental impacts or to substantially postpone the
implementation of identified mitigation measures.
G. New information demonstrates that important assumptions or background conditions
used in the analysis presented in the AUAR are substantially in error and that environmental
impacts have consequently been substantially underestimated.
H. The RGU determines that other substantial changes have 04curred that may affect
the potential for, or magnitude of, adverse environmental impacts. I
The City will need to review site plans for the school site in order to determine whether the AUAR
will need to be revised.
5. The outlots that are to be preserved as open space for use by the residents of the proposed
subdivision, then a recorded declaration of restrictions should be required. ! The developer also
needs to identify the entity responsible for maintaining the undedicated outlots. lfthe outlots meet
the requirements of Ordinance Section 54.18, Subd. 3.C, then the developer may be eligible for
additional dedication credits.
6. Final plat approval and execution should be made contingent upon the negotiation and
execution of a Developer's Agreement for each phase and a Memorandum of Understanding which
will apply to all ofthe phases. There should also be a Memorandum of Understanding developed
between the School District and the developer to allocate responsibilities bietween the two entities.
!
If you have any questions, please feel free to contact me.
Very truly yours,
RAJKOWSKI HANSMEIER LTD.
By
Susan M. Dege
SMD/baz
\\?
Wutwood~a! Ser~!n:...
TRANSMITTAL
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St Joseph ,(Cirr, off)
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PO Box 668
25 ,North: 'CoiIllege ,A,.-erlllJe
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Re7'I'1alncs.. Enaosed '15 !:he. re'!t'~lsec prel!lmIl!1rary plar set ror Ril',.-er5 Bend T;ne r;"'SlI1XS!nCII!UOO tr1!e addition of
the sdnloof sIE.;.and:he clielie,oon elf a::lIlCII'OX'rnaiet', i 70 "eSi1Oa1oai:lcts.,. Tne aoo~illlcatrlcln aooresses
me sdt'lOOlaoc:i:iiOO 10 mile SI!Ie.. li,'"lie l".aYealilsc'IOOIJI!:ieC; a re\"1se1 n'''','dil''OlllOg','stud'yli:C!lndlliJOe the
schooll'il. and a SUIM'Tiat"'J of the 11!""11:ac::s 1IC t:'1IE :raf'ill: O::)JIir1:sdl'JE !C tneSC'iclo',
Dellll~t
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',I,leass:.JIl'1'1le :he ioillow'iIr'"lIC'~' ',. t""e:lil'"e'ii~C:IJS'"'' acprot."8.d'li"anances'br 1:'1e ::moen"', stili hOle (2 J me
enclosed trai"fc anal~~''SISDl''eEfT'lots TIe need 1tC anel"1o :t1e AUAR:anc. ,i. 3\: tr:e carlo;. dec"Cabc"n
S!"OliIIII'! or;; mlssJlClmllm' '""1ee:5 0'" "~xceeds. tte citY~!UIIIIIrerr'e"II!;S an:::s a~lb!e
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City of 81. Joseph
25 College Avenue North
81. Joseph, MN 56374
PH: (320) 363-7201 FAX: (320) 363-0342
APPLICANT(S) NAME: Arcon Development, Inc.
DATE: December 16,2005
7625 Metro Boulevard, Suite 350
ADDRESS: Edina,MN 55439
PHONE NUMBER(S): 952-835-4981
FAX: 952-835-0069
PROPERTY OVlNER(S) NAME (if different from Applicant): Same as applicant
ADDRESS:
PHONE NUMBER:
FAX:
PLEASE ATTACH ANY ADDITIONAL NAMES, ADDRESSES AND TELEPHONE NUMBERS OF ANY OTHER PERSONS,
.iIRM AND CORPORATION HOLDING INTERESTS IN SAID LAND.
11W e, the undersigned, hereby make the following application to the Planning Commission and City Council of tbe City of St. Joseph,
Stearns County, Minnesota. (Applicants have the responsibility of. checking all applicable ordinan~es pertaining to their application
and complying witll all ordinance requirements): I
A. Application is hereby made for: (Applicant must check any/all appropriate items)
X Preliminary Plat Review
Final Plat Review
X Planned Unit Development Plan Review
i
I
i
B. Parcel Identification Number(s) of Property: ~4.52433.064, 84.53434.100, 84.53434.080, 84.53434.525, 84.53434.090, 84.53434.075
Minor Subdivision Review
Legal Description of Property: (Please Attach Metes & Bounds Description)
See attached .
C. Required Information:
1. Name of Plat: Rivers Bend
2. Location:
County Road 121 and Jade Road
St. Joseph Development Manual
Forms for Platting, Zoning, and Building
Application for Subdivsion Review
Updated 04/04
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AppliliicatiOI"l fOf SubdiFvsi,on Review'
Ilj.:I:l:,,3:~: C~ "',=~
.i
other City code/plein would deprive you of rights commonly enjoyed by other pl'operties in the same district
un del- the terms of the zoning code (attach additional pages as needed)? .
Based on existing natural (wetlands) and manmade (County 121) features this site could not be qeveloped
according to ordinances. These areas are slotted for high density residential development accor~ing to the St.
Joseph Comprehensive Plan. Strict interpretation would prevent the Developer from the Develo~ment potential
.. . . i
implied by me c.;omprenenslve I-'Ian
State your reasons for believing that a variance will not confer on you any special privilege that is denied by
the code to other lands, structures or buildings in the same district:
These variance requests are in response to existing conditions and not by any actions of the applicant.
State your reasons for believing that the action(s) you propose to take is/are in keeping with the spirit and
intent of the code?
The St. Joseph Comprehensive Plan states that the areas adjacent to County Road 121 are slotted for high
density residential development. This plan complies with that intent.
State your reasons for believing that a strict enforcement oj the provisions of the code would cause undue
hardship. Undue hardship m(!an that the property in question cannot be put to a reasonable use if used under the
conditions allowed by the code. Economic considerations alone shall not constitute an undue hardship under the
terms of this code as r~ferenced in state statutes:
ThE'sE' <lrE'''S will hE' slfrrollnde-d by rA",iti"nti,,1 tiAIIAlnpmAnt with thp. RpproVRI of this plRt The mostlogical use
for this land in order to comply with the Comprehensive Plan and to create a harmonious environment for future
neighbors is to establish residential units. Not allowing residential on the site would cause hardship for the
developer as v.ell as future neighboring residents.
F. Describe the physical characteristics of the site, including but not limited to, topography;
erosion and flooding potential; soil limitations; and, suitability of the site for the type of developm~nt or use
contemplated. !
St. Joseph Development Manual
Forms for Platting, Zoning, and Building
Application for Subdivsion Review
Updated 04/04
The SES bc(tlle: ed :en so.;~ ~~. 'I'1e Sa..K R'ioel-arl: ::lse::ec 3.. R:a:: . 2~ t 1"'3$ 'hri!s :F-l~izer.:: a:c-:as ..
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t1el'1'.ert'oI'll'~ 2, Tre ,ardn,::rt11 ci 'Co,wnri R::a::: ~ 2'15 :large", ;'fa: Cut COlITal"S2 s.tsa:-r.:a aJ"'1:,unr; ci~cs ace
dUl::::hes 3 i The liard wes: ,e(.Jlaoe r:;aj an: so..1t1. of C::rUl'lil:"! Rea::: ~ 2" 1'1as '.ooded' hills I" re s::iU'Il!" rafanc S read!.~'.!
f.a:.~t": wetal"lds a11d drild"esrll'1e l1lClm ::al' sn:ia- 1:; t1e a:c-ca \"'iCf'tl, r:i C::'JI"l1?~ Fba::. ~. 2'
G. :Jes-...-iiile t:J.e ;!:"a 1 DC ~i "'-'U~ Iir:q::a=!:be .P-,.,,,.,::see drvi~ vi:: ..>ex ~;~ :,,,',,-~e:;:::" .~
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App"I;icat~o"n tor S.ubdiivs,ion RevierII'
_~liC,;a':e~: ')4.,,:':4
, Westwood Professional Services
7699 Anagram Drive
Eden Prairie, MN 55344
'"
MAIN 952-937-5150
fAX 952-937-5822
TOll FREE 1-888-937-5150
EMAIl wps@westwoodps.com
www.westwoodps.com
Westwood
Analysis of Traffic Volume Impacts of
Replacing Homes with Schools
Rivers Bend Development, St. Joseph, Minnesota
December 16,2005
A 70-acre portion of the Arcon Rivers Bend property, located in the southecilst quadrant of C.R.
121 and Jade Road, is to be sold to the local school district. The 173 single-family homes
originally planned for this location will be replaced by a K-8 school and perhaps ultimately by a
K-12 school. Westwood conducted a brief study to determine the impact of this change on the
amount of traffic estimated to be generated by the site.
The proposed K-8 school is expected to accommodate 1,000 students. The K-12 school would
be estimated to serve 2,000 students.
Trip generation was computed using the standard rates from the ITE reference Trip Generation,
th Edition, 2003. The trip generation estimates for the 173 single-family homes and the two
school alternatives are:
Alternative A.M. Peak P.M. Peak Daily
Hour Hour
AUAR Conditions - 130 175 1,656
173 Single-Family Homes
School Option 1 - ,
K-8 with 1,000 Students 475 215 1,455
School Option 2 - 885 355 3,165
K-12 with 2,000 Students
The following table shows total trips for the Rivers Bend development under the original AUAR
conditions and with replacement of the 173 single-family homes by each o~ the two school
alternatives.
Alternative A.M. Peak P.M. Peak Daily
Hour Hour
AUAR Conditions 672 880 8,646
School Option 1 1,017 920 8,445
School Option 2 1 ,427 1,060 10,155
I
TWIN CITIES/METRO
ST. CLOUD
BRAINERD
Analysis of TraffiC Vo,lume 11m pacts of Replacing Homes with Schools
December 16, 2005
Page 2
The changes .In Ioitalll mllps 'rapresenlied 0>" eadh, 'Olf tine t\I\lilOscnlllOOlll1 'opOlons O'rer the 'OllrllgllllnaII11l~,l.tA.R
condoonsailre
Abernative
A.M. Pea.k
HotJ,r
P.M. Peak
Hour
Dality
SchoOl11 OptlOOi !
-345
-40
-201
SchiOOll1 Option, 2
-15:5
"'1,810
-, ..5019
RepLacing 113 s~ng:IIe-1iamlli1!y homes wih ellrmlerof the schoolll :QllptjlOll1lswoullld i::;:aiusea modest
i.nlcrease iin the number of mips.. BOI'W'e'Yer.. it must be noted tinat ma.il1l')w Olf the lnew' trlips'w'Oumld be
iintemailll1y~:lptured.. lil..e. .,. mlps between mesohiooillaoo the homes 'wmllln the AfOOlln IdeYeiliopment
For examplie, a .pare111lt clrOippllilng astudenil:at Siohooliand retumilngbome\li"OiUillid be:counted as
four miD end:s .twO to irom tihe home and tWllOm from the SChooII: ,Another 1ac:klf te ,consider '11$
m.at residentiliall traffic iis predomiinantlr'J" oil..lllboundlln theA..,..M... peat ~lIOdand InOOlUllndillln the
p .I~d. pea:k penlod" Ylf1rereas the SchOOl; trafiilC has the oppose paiIjrem Thererore,. the rolllps
generated by the t'HO uses tend to bailia.lI1lCe traftiil:; demands..
Consequently. the :impaa 'ef me remJ3I'lnilng nevi mlllps e'fTI the extema,i!1 rcaow"a"1 net'N"Ofk Yfl\()ulli,d be
minor,
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F
I Attaclunent: Yes or No
REQUEST FOR COUNCIL ACTION
Minnesota Skyline Partners
DATE: January 19,2006
ORIGINATING DEPARTMENT
DEPARTMENT APPROVAL
AGENDA ITEM
Minnesota Skyline Partners - Final Plat/Development Agreement
PREVIOUS ACTION
MN Skyline Partners has purchased the lower portion of Momingside Acres 2nd Addition. Originally
Sand Companies presented a preliminary plat that included a portion ofTownhome~. They have since
sold the property to MN Skyline Partners who are requesting final plat approval for a Common Interest
Community (CIC). The proposed plat is consistent with the preliminary plat and the PUD was amended
by the City Council to allow development of this site with 18 two story townhomes.
RECOMMENDED COUNCIL ACTION
Approve the final plat and authorize the Mayor and Administrator to execute the Development Agreement
between the City of St. Joseph and MN Skyline Partners.
FISCAL IMP ACT
COMMENTSIRECOMMENDATIONS
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CITY OF ST. JOSEPH
DEVELOPER AGREEMENT
THIS AGREEMENT, made and entered into this _ day of January, 200~, by and between
MN Skyline Partners, llC, a Minnesota limited liability company, hereinafter called "Developer"
and the City of St. Joseph, Minnesota, a municipal corporation, hereinafter called the "City".
WITNESSETH:
WHEREAS, the Developer is the owner of a certain real property located within the City limits
which is legally described as Lot 1, Block 3, Morningside Acres 2, according to the plat thereof
on file with the Stearns County, Minnesota Recorder (the "Property"); and
WHEREAS, the Developer has submitted to the City for approval the plans apd drawings listed
on Exhibit A attached hereto ("CIC Plat"), which describes the Sunrise Cottage COl1}mon Interest
Community plat and related facilities ("Project") the Developer proposes to construct on the
Property; and
WHEREAS, the City's Code of Ordinances allows the City to require a Development Agreement
to provide for inspection and review during the construction of the Project;
NOW, THEREFORE, in consideration of the mutual covenants expressed her~in, IT IS HEREBY
AGREED AS FOllOWS:
1.0 REQUEST FOR AND CONDITIONS OF THE CIC PLAT APPROVAL
1.1 Request for CIC Plat Approval: The Developer has asked the City to grant final
approval of the CIC Plat for the Project to be constructed on the Property.
1.2 Conditions of CIC Plat approval: The City, after requisite notice and hearing, has
granted final approval of the CIC Plat subject to the terms and conditions of this
agreement. i
!
1.3 Scope of AQreement: This Agreement, and the terms and ponditions hereof,
apply only to the Project. This Agreement does not oblig'ate Developer to
construct the Project, but Developer must comply with the Agreement if it goes
iionIadMiIt1 iihe Plqec:... lit Oie't<elbper eiIeds or isunal::llile liD go :icnII:ard'III~lr ::rre
P1rqel::t, or ctlooses nOt liD rei:lIIuiiliC l1e ~ after a h'e orcasuallr) it m2~
pll"OpIOSe to l1e Ciii!ya new' ~ecIt ardet~ for Jhe ~ropel'1:'Y. ~ 10 ti1e
.~ 'Jheri. in efied: 1Iiarde.ecoment appi'1O"liallsCll1C heA.greement s~all
not appiyr:: a:'I'Y ~ '110 SlJId'rr,a new pnl90SaiL
2.01 RtGHT TO PROCEED
Tne 0e<1'eiqler ma')' not 'gradeaoiherw~se ciilsl.rb l:neearlltt. rernoll"e 1I!"eeS..::onIS':"r...c::
seweriiine5.,. 'waIlerl~iimes, SIireeIs,!utillil'les, puolliilCOC pr:1"."aEIT1IIp~.,. ,OC i!l"l"J' ool!iltllllngs
uml all 'lhe k:l1Jlow!ng ccndlii:ons hat<e t:leeI"l satlsfed: I[ 1 lIhlllis.Agnreei1Tle1I1t has :Jeer
exeo...1EC by 00d1. prar!ies and fiiled*1iIh the OityAdmlnRISIr'am:": 'the esc:l'tl'lli''''eqI:.Jllllrec r
se::til:lf1.3.12 to seoure pelfurmar:lCeoll!he[)eoeioper's al1dSCClij'Jlnlgobllil~or:s has tlee:1.
recei'.'ed by !the Oity: (3 fl' the Giiltry has issued a ,leber that 811111 condi:tioo~s ha'Ii<e beeIn. salisfiec'
and mal: '!he DevelOper may prooeed..wtllid1, iletier 'Miill ,not be unreasonabll~'\lII~thllhei.cO'"
ceia)ed.
3..0 DEVELOPER CONSTRUCTED IIIIPROYE11IBNTS
3."
ole PLAT COMP'llANCE Ail Ol:.il.bdiiingsar1ll:l ao:::es:scry struI::::tlressnal ::::e SIIIieC
and~ '00 l1e ?ro~:las S11IQi1ll1l1.00 l:t1e GIC Plat: 3T"eparecOr:wear,c
,1l..ssccaItes refeITeC to If:! Exhllbit A}I (here,inaf's me'GiIIC Pilar).., sui::~ec:tlio 1t.e
prtJ'iSIOll1SOlf I1lis agreement Any deY1a"..lOns frorTrl me Cllle Plat: stallll requilllll"e :;lncof'
appro'~'ai by the Giit), Pllann,ing Comm issiloo.
32
BUllLDlilNG STRUCTURE The CIC Plat includes the COlnstruction of eigllhleen
(11) three 1becIrocn1. two sIDry Iowrlllhouse sInJd:u'es.
3.3
BUiIILDIIIING CODECOLPUA.NGiE .AlloolliiCiingsan.c ao::::esslX")" s::r~ s:-alll :Ie
CO'1lSI"~ :In' a::'llXlIrd:arce '*~m me Mi:lnne5Ota S'talIie &llild'Jri~ C::JOe as ao!::lICI~ec
arc mOOiijfec!:;,~' J:1e St Jlose::JO GIIl:y Co,:::e
3.,"
SiifE PREPAR.ATiI"ONL Tr:e De.<eoper snail CCfli'1p*~wit1a'1i)' e'"OS'ClT1conr:rCi',
l'I'1le!lho:l .o:1:lered' I1) me Giil!") kr i"e:;:rewIl"el'1fli".;D'1 ,Olfcamage 110, .~ :J.rOOeIT;.
an::::: I'1e 0':lI11IIlIr0I1 ,r:iSLriace'.~ ml'1lJl:lif...A.s '.he CE.'lI~ ;:lRlgesse5.... me
ma.f IIII!!IOIIJSe aOc.iiJ:l:o"a enlSlOOr ,0IJI!"!III1)i reqlUlrernertsfln: .'tleo;llJnlrO:": :r:;i be
Elilgllneer .suct'rr' ~ are :-ecess<r"
." :;
~,".,_I
BUlIIILDI!'NG P]I F'V.ATlIION.. T'1le ~. OfJli'dilrgltsl"lIlI'iili nO( e:xoeeC ne
elle'I'2il::o'1'S shl:JIm OIT1i 1te GlliC Rat..
3.6
BUlIILDIING EX'TEiRIIOR Tihe blu~dr1g a1e'lCll:"S sr,amoonslstof ao::mi::lll'1a01'i of
'iI~lIT)~ or s:'!iee:slldiln';;; 8nIC S1iOineor bl!":O:_
~, ?
,_,",,1
!]INGRESS''EGRESS:l'~erllic.Jiar acoess '110, Fe ~J' 5:1elJII ':iIe as srollln cr re
'GliC Pa::.. .Caled ... and ~ 10 ,in Exl'lbt.A,.
38
SiG'N.AiGE The ~ muslpI'O'ride detalilled sae Plans lor :the
consIrud:ilonof any siignageanc:l U1e sign must meet the alii the
requiremenli:sof the 5t. .J.osepft ZonlinaOrdinal"lCe..
3.9
UIGHT111I,NG: LIghtil!!'1l1g sralll, nllo( exceeC .AO candl;le'W'3itIs ar. the oropert,' lire.
3.~O
GRIlDIIIINGOiRAJINLAlGE. Thie ~al:drain.age ;Jtlar"s MIUst be ap;:lIJrO,ed
"Dii}:' 5'19heer .a"C '.he~.f Engmeer
::Jot"1 re
3.11 LANDSCAPING/FENCING/SCREENING: The CIC development will include
landscaping as required in all residential developments. Landscaping must be
completed prior to receiving a certificate of occupany.
3.12 UTILITY PLAN: The utilities shall be installed as directed by.the City Engineer
with all plans approved before application for a building permit. !
3.13 ADDITIONAL IMPROVEMENTS: The developer shall be responsible for the
access to the public stormwater pond as extracted from the Development
Agreement by and between the City of St. Joseph and Sand Properties Inc.
Section 7.15 of said agreement states:
Ponds.
(a) Dedication of Pond Areas. The Developer will dedic~te to the City the
property shown for storm water or sedimentation holdi~g pond purposes
on the Preliminary Plat and/or as required by, the Plans and
Specifications. Said dedication shall include an access drive to the pond
site. Developer will dedicate the drainage and storm sewer utility
easements shown on the Preliminary Plat and/or as required by the
Plans and Specifications. The Developer agrees that all holding and
sedimentation ponds and drainage easements as shown on the
Preliminary Plat or as required by the Plans and Specifications are
required for the development of the Development Property.
(b) Cleaning of Ponds. At such time as the City Directori of Public Works
determines that construction on the Development Prbperty has been
sufficiently completed so as not to cause significant erosion which will
contaminate the holding ponds servicing the Development Property,
Developer will clean/dredge all holding ponds and storm water pipes on
the Property. In the event the ponds require cleaning/dredging prior to
the completion of all such construction, the City Director of Public Works
may request that the Developer complete more than one cleaning of the
holding ponds.
(c)
Buffer Area Adjacent to Ponds. All ponds servicing the Development
Property whether such ponds are located on City owned property,
easements running in favor of the City or on private property must
maintain a minimum of an 8 foot natural buffer from the high water mark.
Notwithstanding the above, one access to each pond may be created by
the City in a location determined by the City in its sole discretion.
Developer shall be responsible for the cost of signage around said buffer
areas indicating that the buffer is part of a wetland restoration project
which may not be distributed without the written permisfion of the City.
Said signs shall be posted in locations reasonably delermined by the
City. .
3.14 NPDES/CITY OF ST. JOSEPH SWPPP: At the time of application for a building
permit, a completed storm water application must be submitted and before work
can begin, a copy of the MPCA permit must be submitted to the City and must be
posted at the job site.
3.15 FIRE/SAFETY REQUIREMENTS: Project must be constructed to comply with
City Code and statutory requirements.
3... 6 REXjlllllR:EUENTS FOR 8ULDIN!GPERtdrr: No, builidirng. pernliit shalE ::e issIJec
fa: Ihris ~. ur:fi! !he. ~9oper 'lhassgn.ec' and re::umed hiS Oel<ellJiPmerlc
~, ~ arI")' r:er::essar'J eesemen!S ,2lI'1C;::ro'.~ldeC 1lt1e' '..... a
CClfJY of ti1e easemerntdooumenlS, andsui:.nl'be(! arrl"additiooa:~iiar;on as
direciIeC by I'le Clity EngllOeElr.
3.~1 RE'OO~REJ.tENTS FOR CERTIFICATE OF OCCUPANCY: Per Sae and Git'J
~codes
3..~. 8 CONSTRUCTION SCHElDULE The 1:Jie'$looel' ~a1I: app~1:lo"abl-,ll~dlrl~ ;Jerrr1illl
IIIImllln tlllO }eatSct 1tle execuI1'or:i ot tillS agreement.. FailUre ~a:rol'!!!.<it'1l1r rr-e
one-/i~oeI'1od shall!"e!"'lOer '!h,lS aareernent rullarc .I"OIC.... T"1e....cro.e;er,"S
snalll' be ~~ty ro:n.piIielleC b'y"": Tie first '!' 5'][, ann~oe-sar:iI of:trecae :1e
buiidmg pennillia the PrqecIt lHasbeen IISS~ecJ iIO Oe'.eoper, an,: OOiame- ~iiar
the secondal1lf1lllversary of tJne exeOi.lrOOn of tnllis agreement... ~iIO reasooaOie
extension for delays due to force m~uere causes and m.aI\eI1iaII SJ/PPI'Y' shor:ages
~ond the control, of De".-eloper ('Ihe .Comlipletion, Date"J.
4.0 GENERAL TERMS ANID CONDIT1IOHS
L "" :Tme,,,, The Det~ ~!\'W'arran5 arc represenfS, w re 'C,it)',,, rat De{o~\el!~ooer"s.
nerest.,n lte lOre\ecorn.e:1its ~D.r:rer
4.2 8mdinQ EfJedoo Partes at"'Jd SUcoessors T,ne 1lem'lS and pro!.~IS,ilon:saf 1lrrS
.Agreement s\1ailIl be Oilldiing IlJ1POf'l and ao:::rue iIO 1he berrrefil ,of 1t1e nellrS..
rep,,,..........!~ildj)~..es. ,S1IIJOCieSS(XS anOasSg:"Sol :'!!rie parIlles hemtroi an.dS<r1iiaill 00
bindingq;llOOi aiUI fuIlure. owners at ai~Dran)' ::at ,ctlihe ee.'ei~ a""ld sIr1iiallibe
'OeemleC ~ar!IlS r:.:rlning.~i!h %le :ia"!IC Rtl{.eIencer!Ell'efn D~~ if 'Jlnere
oe more than O"le, sr:aIl. -neat'!. ea:::"land ali[ of Jirien'"".T:nis~ert.a: Te
.COIiJOr of lltle sra'M :)Ie '::Jila:eC or ra:::::on::so as lIOgl'.e I'lOCice ::erect 10
subseQ:.e1'1!1:~asers a'"'lC er~ otal. oc arc) ::a:: ;:;i -roe :>croer:',
.and'iDr '~anc all reo::r:if"~ f;ees.s.'""a"1 ::le ::laC :ire Die'.e.ooer if Te
~! and ~ are saiIC orl::l'Xl'l'el"'1ed 110 a mire ;:a1,;r. .in(j tine hre :Ja'T'!.. r
a wtiil:lng saiSliadDr't to iiOh.e taJi,l:.es a"'lC.assigrrnenilt of... anC agrees. '!I) asst;lTe
!/Jhe !~ ot 1lhe~ 1JIi11!:ler, llrrls .AgreemIen1 JIr:le pna' DiII\l'"1!Slr.'t'ans:fe"
'.~Ji, from and af!er me ~-edale ,rj lIhe 2SS1g;rnenJt aT1ldassumpItlOi"L ::oe
l"eIeasE!d lranan'1 funhe; ooillQ2tlOl"lSuriOer th:ilSA.greernel'1~ OI'U'.'iOeCr:olIIIe'~ie'"..
1!r1iatt II"" :'110 e.ent.'!i'1 wr~ Sk>i1ire Parl:":e's.... ue ':)Ie :-elea:seC :irnrlt.s ooilqar.JQli'"s
';wn:ler ltiiilsligeeme:"'lt :JI!'"'1Clr JJ 1!he iss.;anre de ~ ci ~a;c.. iior
'he~
4.3 iNotlc:e..noli::ces :Jeri:1II:1tleC or reoullieC iil~egil"Vlor made :JI..JI~I: D :trIIS
AgeemertSiha111 .t:Ie celi~:.ereC ~II;:. Dr mailed ::1'1 Uirli,l!eC S~ miaiii ~o ne
.a::lIdIresses set: :iart;r,intnllis pa~iTi.. ,cerbiied or reg:s::erec ma~... Seer
notices,.dar'rrrandor pa:.menlt.sihalm: be deemed tmei)! groen or madeillltl,e:"
OOft"8'eC! persoI'lar~1Y OIJ'" cepoSliEd,m he Un,lied Slates mal lnacccrcanlceilll~ct'
ti"re atlo>.e .Maresses ,of tre patllle5 reero are. as iidlllOW'S..
'If 110 1teCt:.. am:
.Admiiir1llls:rtra1Dr
ciS: .~~~.
PO Box 068.
s.tJ~oseo.r MN SF...3H
:If 1lD lJhe.[)e<.eope:- at
I.IIN Sk:.~ir:e Pa1ners... LlC
9505.Badcoaiks lane
'.Ia,ple Grove, t.tN. 55.311- 1229
,
,
,
4.4 Incorporation of Documents bv Reference. All of the CIC Plat documents
identified in attached Exhibit A are incorporated by reference in this Agreement.
4.5 License to Enter Land. The Developer hereby grants the City, its agents,
employees, officers and contractors a license to enter the Property to perform
inspections deemed appropriate by the City during the development of the
Property.
4.6 Certificate of Compliance. This Agreement shall remain in eff~ct until such time
as Developer shall have fully performed all of its duties and obli~ations under this
Agreement. Upon the written request of the Developer and upon the adoption of
a resolution by the City Council finding that the Developer has completed
performance of all Developer's duties mandated by this Agreement, the City shall
issue to the Developer on behalf of the City and appropriate certificate of
compliance. The Certificate of Compliance shall be in recordable form and shall
constitute prima facie evidence that the Developer has performed its duties and
obligations under this Agreement.
4.7 AssiQnment. At any time before a Certificate of Compliance has'! been issued, this
Agreement may not be assigned by Developer except upbn obtaining the
express written consent of the City.
4.8 Intearation. This Agreement contains all of the understandings and agreements
between the parties. This agreement may not be amended, changed, or modified
without the express, written consent of the parties hereto.
4.9 Execution in Counterparts. This Agreement may not be executed in any number
of counterparts, each of which shall constitute one and the sam~ instrument.
4.10 Governed bv Minnesota Law. This Agreement shall be interpreted under the laws
of the State of Minnesota.
4.11 Representation. Rajkowski Hansmeier Ltd. Represents the City with regard to
this Agreement. Developer is hereby advised to seek, and has consulted, an
independent legal advisor prior to the execution of this Agreement.
4.12 Additional Terms. The following additional terms are being made a part of this
Development Agreement to continue in force and effect as though they were
dedications of the CIC Plat, unless according to their terms\ are intended to
terminate earlier: ,
5.0 DEFAULT AND REMEDIES
5.1 Default. Failure by the Developer to observe and perform any covenant,
condition, or obligation contained in this Agreement shall be considered a default
by the Developer under this Agreement.
5.2 Riaht to Cure. The City shall give the Developer written notiqe of any default
under this Agreement. The Developer shall have 10 days in Which to cure the
default (or in which to commence good faith efforts to cure if the default is one
which cannot reasonably be cured in 10 days). .
5.3 Remedies. If an event of default is not cured by the Developer within the
applicable cure period, the City may do any, all or any combination of the
following:
a,.
haltt aliilJl1li'leli aplp1'O'~ais regarding~~rr:ss:.a'1Ce ,at
::uilding pe"mlrilsor ,~ pem'1lis ~ Jo .tle De.\~er:rt
Pl'Ccerty:
~:"
.seel!t;: 'ilnljllJl"l~<ereiiief;
taiIre ani ,oi!her actioI"l at '3w ,or mn equit't .~ .m2t ne a~'aii:ablie Xl'
m CIi)'.
Sgn.eeanlCl execuIed. b~\' the pa1jes heretrD 00 1ItIh111s _ day ,01'
.2006
.\i \I::ST
Cim' .oF SiJOSEPH
By
S)'
Jud)' Yie,reflS
City Admlirll~straU
Richard Gan1barn
Ma)u
DE",lElOPER
S')'
Name
Tille
STA. TE OF YllliINNESOT.A
:~
COUNT''!!' OF Srl::ARNS
iDn1ltlh11s ic:ayaf , 2000, beore me,. a tnlOl3ri put)l,iilclII"iIhllllra"lld tOr sale
GOl.Jnt'J. ::JeI'"SIJil7alry ~ ~ Ca"IOOll'narld JIUCY '1~.eJorens 'IiO me~1Ir:. lrrow"'.1T1,1O
::!ern; ea:::r :JIil" me dU~J" SllIiO!'!'IOC, say' lIrat '.ll1e!1'aI"e ~~lie'i" t':e LIi&,u arrc::rle
~ni'S!l:'"alD' ,at t'1e Giii!)'af S;:,.JIOSeOI"':, Wi~, -re mlnOt:rai ~ "'a"""eCr it:e
~,"" ,10, ,nsrument 1':aIl:sac'f1lSlt1~".as sQ"1e:!, 'or' be;afclf sac munlcoa, ", t ,00 ..oraIDiOC
"'~~'''- -
a:J'I'1,orit) oi:i!S C't)' 'GOUnCI a"Idsad ~ and Ot'IAorr"lllnis:l!:'allDr ,~saCrst:r.J'1'"el""{
ilo '~ 1lhe free act anc! .deetI.d sac ~
No:ar)' PUtl!iIIC
ST,AEOFMIN\NIIESOTA,
ilSS
COUNTY OF STEARNS
On this day of May, 2005, before me, a notary public within an~ for said County.
personally appeared , to me personally known, who, being
by me duly sworn, did say that he/she is the Chief Manager of MN Skyline Partners, LLC, the
limited liability company named in the foregoing instrument, and that said instrument was signed
and sealed on behalf of said company by authority of its Board of Governors and said Chief
Manager acknowledged said instrument to be the free act and deed of said company.
Notary Public
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I Attachment: Yes or No
REQUEST FOR COUNCIL ACTION
Percheron Properties
DATE: January 19, 2006
ORIGINATING DEPARTMENT
DEPARTMENT APPROVAL
AGENDA ITEM
Percheron Properties - Development Agreement
PREVIOUS ACTION
The Planning Commission has been working with the owner representative of the former Linneman
Building. The owner is requesting development plan approval to remodel the lower level for office space
and the upper two floors for rental. The Council has previously approved a special use permit allowing
the rental in the B 1 Zoning district contingent upon the approval of a site plan and rental license
inspection.
It is anticipated that the Planning Commission will approve the plans and recommend the Council
authorize execution of the Development Agreement.
RECOMMENDED COUNCIL ACTION
If approved by the Planning Commission, the Council will need to authorize execution of the
development agreement between Percheron Properties and the City of St. Joseph. We will forward this
. document tomorrow if approved by the Planning Commission.
FISCAL IMP ACT
COMMENTS/RECOMMENDATIONS
Amc~ Yes or ~o
REQrEST FOR PL",,- '~T\G CO~BnSSIO:S. ACTIO:S
Development PlaIl- Percberon Properties
31 1\linnesota Street "-est
DATE: JUWll1'-17, 2006
_~GD.'DA ITDI
IX>-ekllpl'l1lel1! P1a::n -Pen:beron Properoes
PRE\ lOCS ACTIO"S
Toe Planning Commission considered the Development Plan for Pen:beron Propern.es oc De.:ember :S.
2006. The PC tabled action in order to receiw the foUov.ing information:
1 Yerify the 5(;11'1';, area. is me:t
.., Deten:rri:De the Buildmg Coo.e ~~ts for tbe~'2Y
~ Submirra re"'oi.sed site pJ:an irndic3Irng the 1'"eSl!denriaI parlring
RECO~n.IDr.'DED PL\_",~-:r\G CO:\~(lSSIO~ ACTIO~
CO:\o.IBTI RECO~B[8I..nA1l0~S
..'\5 of me ti:me of "Antrrle' memo, I ha~.-e 1C.o: re~'ed me 'l!.ntren~!S L 'O(n T _",--:.orr Roo '\1.-
Ho'l!.C"'er_ it 15 ~- un~ rhn tbe ~;' vrill be ~ by it:...el!f. DOl[ ~'"'lUIJ1IIl:g alttaCi:Iroen= to
!he ~oming building. Y OOIT pacm iDdudes tbe re"i'is...ood sire plan illlli"1lnring the reser'\'ed parking and
lzncisca:pmg.. As soon 2:S I rece1'1i-e tix 'i\r:ne:n.OOrJ::!l!IlleD1:S ~- '!iIiW be fClC'ii1<~ 10 YIJ'..l..
Page 1 of 1
Judy Weyrens
From:
To:
Sent:
Subject:
"outsource" <outsour~e@charter.net>
"Judy Weyrens" <jweyrens@cityofsijoseph.com>
Thursday, December 29, 2005 2:17 PM
31 Mn Street
Judy,
I spoke with Tracy Ekola from SEH today about the Stormwater Management Plan for the Percheron Properties
project at 31 Mn Street. Her recommendation to me was to request a waiver/exemption of this requirement based
on the following square footages for impervious surfaces. Through the City's requested parking lot changes we
are reducing the impervious surfaces by 2,662 square feet. This added landscaped area will reduce the load on
the existing City system.
Existing Class 5 Parking Lot - 10,905 square feet
New Bituminous Parking Lot - 8;105 square feet
New Sidewalk/Garbage Area - 138 square feet
Total New Impervious Area - 8,243 square feet
Respectfully Submitted
Dean A. Wick
Outsource Management Services
1/1212006
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AIIUJORT
1550 45th Avel1lH' S.E.
St. Cloud. MN 56304
PUBLIC WOllKS DEPARTMENT
Engineeriny
400 2nd Street South
St. Cloud, MN 56301
PUBLIC UTILITIES
Water Utility
WOO 5th AvemK' North
St. C]OI,/(1, MN 56303
'S~I'Dud
200Minnesota
CITY OF S
T. JOSEPH
DEPARTMENT OF PUBLIC SERVICES
PARK DEPARTMENT
400 .. 2nd Street South
St. Cloud, MN ri6301
Operatiolt and Maintemmce
1200 -15th Avenue SE.
St. Cloud,MN 56304
Waste Water Utility
',25 60th Street South
St. Cloud, MN ',6301
Hydroelectric Utility
g - 11th Street South
St. Cloud, MN 56301
December 16, 2005
Mayor Richard Carlbom
City of St. Joseph
PO Box 3n 1>6'2
St. Joseph, MN 56374
RE: Annual Review of Costs
Dear Mayor Carlbom:
The Sewer Use Agreement states that the St. Cloud Public Utilities w,ill provide
St. Joseph with an annual review of unit costs. The enclosed inform*ion is presented to
satisfy that stipulation. '
The budget figures used for 2006 have been approved by the $t. Cloud City Council. As
stated in previous yearly reports, there are two outstanding bonds for the main lift station
and biosolids storage facilities. The combined principalal1d interest payments are shown
in Category A Debt Service.
Please contact me at (320) 650-2812 if you have any questions regarqing any of the
enclosed items.
Sincerely,
Kenneth H. Robinson
Director of Public Utilities
c Mayor Dave Kleis, City of St. Cloud
Mike Williams, City Administrator
John Norman, Finance Director
Steve Gaetz, Public Services Director
'Iii,'
on I
ntlthlna] 1'11(1I"ii:,:11 .c;[irtllS. Sli1!US with regud n:l to public a:~S!stdl1ce,
il!)O\'V i ndivJcludl.c.; \-vitl1 disdllil!l h\'; to in ,:111 nro>~riJl1ls ilntl nctivltJes.
Dr sexual oriel1[n[ ion Up()f']
Developm"entof Catea,orv Unit Charges - St. Josel!!!
2006 Budg,et:
Cat. A - Debt Service
Cat E - O.M& R
5715.300
52.817,992
Flow and Loadin'9 to\t\i'PCF:
Flow:
CBOO:
T...S,S""
.1 '"
3.606,4.0.0
51 ""'74
L.l " "
52,.928
DaD ga'I.li,ons)
1,.0.0 ilbs.
1i GO Ii bs.
Cat. A -
Fla_,.w: $715.30el x 33.3 ~;:iO = S
3.606,4010 (10.0.0 gaUons)
0,'06,6, 1:00.'0 gails.
CBOD: 571:5,..3.0.0 x 3,3.30,/0
.:;;, l' 774' 1 ,I....h:ls,.
v' li,~ "I ':, ,,"i' .
-, 'S
- ',' I
4.60510..0 libs
TSS: 5715.30.0 x 3,,3.3~io
52,.928 10.0 Ibs.
= s
4.5.05 100lbs
Cat. E -
Flow": S2.817.992 x33.3~4o
= 5
0.260 10.0.0 )gals.
3 6'un~ ,~nll/"\'
:"'.~" '"I:. "r;..i.. '*t".Ii..,J IU'
1,1")'1,("1,"0' nalili"'""n-'"''
I :'UIlUI1J1i'i' 'r4I",.Ir i; U'I: ;I!":::) ,~;
._' .1
= $18.,1143 100.0 Ibs
CBOD: S2,817,.992 x3,3.3~Ci
'-1 7'""'4
:> II. ,)I! f .
1001 Ijibs.
TSS: S2.,817..,992
52.,928
3'3301
x ". 'lO
1 libs.
= s
17,.747 100lbs
Per Contract - $1.8'00 for Genera! City Admijnistration
COMPARISON OF UNIT CHARGES 2005-2006
ST JOSEPH
2005 Budget
2006 Budget
Category A
$713,200
$715,300
$2,817,992
Category E
$3,069,935
2005 Unit Charqes 2006 Unit Charges
Category A - Flow $ 0.069 /1000 gals. 0.066 /1000 gals.
CBOD $ 5.226 /100 Ibs 4.605 /100 Ibs
TSS $ 5.022 /100 Ibs 4.505 /100 Ibs
Category E - Flow $ 0.297 /1000 gals. 0.260 /1000 gals.
CBOD $ 22.494 /100 Ibs 18J43 /100 Ibs
TSS $ 21.615 /100 Ibs 17.:747 /100 Ibs
Sisters at the.
Orderot Saint 13enedlcf@
Of+ice of the Prioress
ReCEIVED
1 I 2006
CITY OF ST. JOSEPH
January 10,2006
Dear City Administrator Weyrens,
In 2007, we Sisters of the Order of Saint Benedict, SaintJoseph,Minnesota, will
celebrate the sesquicentennial of the founding of our monastery. It was in 1857 that a
small band of Benedictine Sisters arrived in Saint Cloud from Pennsylvania. In 1862, two
Sisters moved from Saint Cloud to Saint Joseph to begin teaching, and in November
1863, ourforemothers established the monastery in Saint Joseph permanently.
We feel proud and privileged that our Benedictine ancestors were among the earliest
residents of Saint Joseph and that their hard work and sacrifices helped establish this
town. We have also been privileged to serve the parish and city of Saint Joseph in a
variety of ways over the years. A good number of the citizens of Saint Joseph were
educated by Sisters at Saint Joseph Lab School, the former Saint Benedict's High School,
and/or the College of Saint Benedict.
We believe that our foremothers' decision to settle in Saint Joseph was a wise one and
that the relationship between town and monastery has been mutually beneficial.
In accord with more than 1,500 years of Benedictine tradition and spirituality, we have
also always cherished the natural spaces that form part of our monastery property. The
woods, restored prairie and agricultural land - and the paths leading to and through
these spaces - are integral to the contemplative aspect of our vocation. These quiet
spaces are also essential components of our expanding spiritual ministries because they
contribute to the experience of the monastery as a peaceful setting for people who wish to
spend a few hours or a few days in retreat.
At various times during our ISO-year history, we Sisters divested portions of our property
for the establishment of the College of Saint Benedict and for needs of the city, including
for the establishment of Klinefelter and Millstream Parks. We have also already
sacrificed land for road construction. In the 1970s, monastery property was secured for
construction of Interstate Highway 94.
The land that remains in our possession is essential to meet the cunient and future needs
ofthe monastery and our ministries. This land enables us to fulfill the contemplative
dimension of our monastic life and supports ministries that contribute to the local Church
and community and also generate revenue for support of the Sisters.
For these reasons, I must, as prioress of the Sisters of Saint Benedict, state my opposition
to any proposal to construct a road through the remaining monastery property and any
proposal to preserve a right of way to a portion of monastery property for possible future
I
Saint Benedict's Monastery !
I
104 Chapel Lane,St Josepl'l, MN 56374-0220 :
Phone (320) 363-7100, Fax ~j63..7130, www.sbrn.osb.org
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SISTERS OF THE ORDER OF SAINT BENEDICT
Position Statement on the Proposed Collect~r Road
According to records maintained by the Sisters of the Order of Saint
Benedict, S1. Joseph, Minnesota, serious discussion of a possible east-west
collector road in S1. Joseph that encroaches on the Sisters' property, dates
back at least to 1988. A recent review of the historical documents contained
in the monastery archives affirms that the Sisters have consistently opposed
location of this road through the. monastery grounds. Weare convinced that
such a road, if it became a reality, would have a significant, negative impact
on the spiritual well-being of the monastic community and the physical
safety of individual Sisters. As a National Historic District, it would also
adversely affect other users of monastic property, especially those who
frequent the wooded area and adjacent land. Trails through and near the
woods are open to students, faculty and staff of the College of Saint
Benedict, guests of the monastery, retreatants at the monastery's Spirituality
Center, and residents of S1. Joseph. Spiritual well-being and physical safety
are major concerns for all of these groups.
. We believe there are acceptable alternative options along existing
roads that would not negatively impact private homes and the
monastic and college campuses. We have brought a number of
alternatives to the attention of the Technical Advisory Committee, the
Mayor of S1. Joseph and the City Council. While some of the
proposed alternatives may not meet the strict and desired goals
identified by WSB Associates and the Area Planning Organization
(e.g., directness of route and time/trip reduction), they would provide
an efficient mode of transportation.
. A decision by the City Council to preserve the corridor would be as
detrimental to the monastery as a decision to build the road.
Preserving the corridor restricts our rights as property owners for an
indefinite period of time, if not permanently. It hinders our ability to
plan for and meet our present and future needs (llnd ministries. The
pending status of an east-west road has prohibited! us from expanding
our spiritual ministries and has hampered our mon;lstery growth.
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The monastery does recognize the growth in the local community and the
need to support that growth. However, as recently as 2000, the City of St.
Joseph participated in a joint area study of emerging traffic needs undertaken
at significant expense to participating entities. The 2000 study determined
that the collector road was not needed.
We, the Sisters of the Order of Saint Benedict, once again vocalize our
definitive opposition to locating a collector road through monastery property
and our definitive opposition to preserving a corridor through monastery
property for a potential road in the future.
January 2006