HomeMy WebLinkAbout2018-08-28 CC Packet Enclosure - Development Agreement JF- s`
Oak Park Heights
Request for Council Action
Meeting Date August 28`s,2018
Time Required: 5 Minutes
Agenda Item Title: Approve Developer' . i - a —Ridgecrest L LLC.
Agenda Placement New Busin-:
Originating Departznent/Re• s estof j •n,City A• r...i istfator
Requester's Signature
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Action Requested Dis sion, r•ssible Action
/
Background/Justification(Please dicate if any previous action has been taken or if other public
bodies have advised):
Assuming the Preliminary and Final Pla +r the Ridgecrest I development is approved earlier on the Agenda;the City Council is
asked to approve the Developer's Ag :- t(as attached) that would outline the agreements between the Developer of the
Ridgecrest Center and the City and which fundamentally relates to a transfer of lands between the parties. The map below
demonstrates these planned transfers—yellow to the City&green to the Developer, Recall,the City is seeking to establish a
posslole east-west roadway connection that would improve the Norell Ave/STH 36 Intersection,while in exchange facilitating a
redevelopment of the former Eagle's Site.Both parties own their lands in fee and we anticipated to be exchnaged via a Quit Claim
Deed.
Requested Action: RIDGECREST OAK PARK HEIGHTS
Approve the Developer's -..w.f..,5rr. ''._ :,:.'e',4
Agreement as drafted by the ._- - ---• i..
Wit..
City Attorney, subject to any i `
final amendments deemed 1 . �., � �e `5•', t _ _ EMI.
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necessary and reasonable to ,. ; ' _ ...,...
the City Administrator and ''-'-z..-- Vs ,Ail tr._ ..� .) I
City Attorney to facilitate the -.~ ,
City's goals as anticipated. ; - '' ,-�,
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Yellow Area to City , n
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Page 151 of 216
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
DEVELOPER'S AGREEMENT
THIS AGREEMENT, made and entered into thi .da of 2018, by and
between the City of Oak Park Heights, a municipal corpora i.'1 :.J' aws of the State of
Minnesota(the"City"),and Ridgecrest Oak Park Heights I,LLC,a :ota Limited Liability
Company,(the"Developer").
WITNESSETH:
WHEREAS,the Developer has made application to the City Council for approval of the
planned unit development (PUD),Concept,and General Plan,replatting, conditional use permit
(CUP) for a drive-through restaurant, and design guidelines/site plan,to develop and operate a
multi-tenant retail/services and restaurant uses upon a plat of land within the corporate limits of the
City described as follows:
See Attached Exhibit A
(the"Subdivision");and,
WHEREAS,the City Council has on June 26,2018,granted preliminary approval to the
planned unit development (PUD), Concept, and General Plan, revised re-platting approved on
8/28/18, conditional use permit(CUP) for a drive-through restaurant, and design guidelines/site
plan,to develop and operate a multi-tenant retail/services and restaurant uses on the condition that
the Developer enter into this Agreement stipulating the conditions for the installation of street
access, water, sewer and other public improvements as well as the development of on-site
improvements hereinafter described,all in accordance with the terms and conditions hereinafter set
forth.
NOW,THEREFORE,in consideration of the premises and of the mutual promises and
conditions hereinafter contained,it is hereby agreed as follows:
Designation of Improvements: Improvements to be installed at Developer's expense by the
Developer as hereinafter provided are hereinafter referred to as"Plan A Improvements". There are
no public improvements to be installed by the City Improvements to be installed by the City and
paid for by Developer are hereinafter referred to as"Plan B Improvements".
1. PLAN A IMPROVEMENTS: The Developer will construct at Developer's
expense the following improvements under Plan A according to the following terms
and conditions:
A. The Developer shall do all site grading,common greenway and open spaces,
storm water storage/treatment facilities, surface drainage ways and all
Page 152 of 216
private driveways including sodding of boulevards, all in accordance with
the approved grading, drainage and site plan. A grading plan with
maximum two (2) foot contours, pad elevations, drainage provisions,
erosion control provisions and cross sections, as necessary, shall be
submitted to and approved by the City prior to commencement of any site
grading. Any changes to the grading plan during construction shall be
submitted to the City for approval. Each building site must conform to the
grading plan approved by the Building Inspector of the City of Oak Park
Heights prior to a building permit being issued.
B. The Developer shall control soil erosion ensuring:
I . All development shall conform to the natural limitations presented
by the topography and soil of the subdivision in order to create the
best potential for preventing soil Erosion. The! Developer shall
submit an erosion control plan, detailing all erosion controlmeasures
f to be y . "plemented Buri g construct`cn, said plan shall be approved
➢ t by tl City prior to the commencement of site grading or
Is g construction. k
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2. £ Erosion and siltation control measur shall be coordinat with the
different stages'of development. Appropriate control measures as
required by the:City Engineer shall be installedprior to development
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and as may be necessary to control erosion.
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3. ` Land shall be developed in increments of workable size such that
adequate erosion and siltation controls can be provided as
construction progresses. The smallest practical area of land shall be
exposed at any one period of time.
4. Where the topsoil is removed, sufficient arable soil shall be set aside
for respreading over the developed area. The topsoil shall be
restored to a depth of at least four (4) inches and shall be of a quality
at least equal to the soil quality prior to development.
5. The Developer shall notlocate its equipment within the right-of-way
of Norell Avenue or 60Street N. as acquired by the City of Oak
Park Heights adjacent to this development without the express
written consent of the City Engineer.
C. The Developer shall place iron monuments at all lot and block corners and at
all other angle points on boundary lines. Iron monuments shall be replaced
after all street and lawn grading has been completed in order to preserve the
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lot markers.
D. The Developer shall be responsible for maintaining the location of and
protecting curb stops, water services and sewer services. Any service or
curb stop damaged shall be repaired or replaced as specified by the City.
The Developer shall make all necessary adjustments to the curb stops to
bring them flush with the topsoil (after grading) or driveway surface. Upon
completion, the onsite facilities including watermain,hydrant,sanitary sewer
and storm sewer that serve the site shall be private and maintained by the
Developer and Owner.
E. The Developer shall be required to provide landscaping and screening as
determined by the City and as required by the ordinances of the City. Final
landscaping plans must be submitted to they office of the City Planner and
City Arborist for approval. tf
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F Th ` Developer"; shall bei' responsible fo adjacent street m ' tenance,
in uding cur s, boulevards, s and stree sweeping until the project is
co plete. •i streets shall be ntained ee of debris and sountil the
a subdivision is complete. W g signs shall be placed wh hazards
de'relop in streets to preyent the p blic from!traveling on same and directing
attention to detours. The repair o�any damage done to the street or public
utilities by beveloperi or any of its Con ors or Subcontractors, shall
remain the financial responsibility of the De eloper.
G.
Th Developer shall furnish site lighting in accordance with the City
Ordinance requirements pursuant to a plan which must receive the approval
of the City Planner.
General Requirements:
H. The Developer shall not be required to pay any park dedication fees,because
such fees were duly paid pursuant to prior development of the site.
I. The Developer shall own, maintain, and repair all drainage and storm water
storage and treatment facilities as required by the City and to be shown on
the final plat. The Developer shall provide a final as-built survey of all
storm water facilities. The Developer shall be responsible for storm sewer
cleaning and storage/treatment facility maintenance and cleaning, as
required, by the City prior to completion of the development. The City shall
be entitled to inspect all stormwater facilities, including underground
storage, at least annually. Capacity will be considered inadequate if
sediment has decreased the storage volume by percent of the original
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design volume, and Developer/Owner shall be required to remedy any such
inadequacy and ensure that the stormwater management devices continue to
operate as designed. Inlet and outlet structures shall be cleared of any flow
impediments. Accumulated debris and sediment will be removed within
months of inspection date. Any structural damage impairing or
threatening to impair the function of the facilities shall be repaired by the
Owner or at the Owner's expense within months of inspection date.
J. The Developer shall be responsible for securing all necessary approvals,
PUDs, CUPs and permits from all appropriate federal, state, regional and
local jurisdictions prior to the commencement of site grading or construction
and prior to the City awarding construction contracts for public utilities. The
Developer shall secure the appropriate MnDOT access permits for the two
accesses onto the MnDOT Frontage Road.
Dr inage anti utility easem is 10 foot drainage and utility easements
K. shall
be provided a ong all lot lio the site. f
i L. Wtland De gnation. Ali areas, classified gas wetlands shall bei displayed
i up in the plat and those so specified by the (ity Engineer shall be dedicated
to file public for that purpose . i
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M. Treee Protection and Clearing:[deleted] '
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€ O. Wirranty of Title. t
Bylits execution hereof Developer hereby warrants and represents`that it has
the exclusive and marketable fee title to the subject property. 'Developer
further warrants and represents that there are no liens or encumbrances
against the title and that it is fully authorized to execute this agreement as the
fee owner of the subject lands.
P. Fire Hydrants.
All fire hydrants throughout the development shall incorporate an AFC-
Waterous Storz Nozzle. The hydrant pumper nozzle shall be of one-piece
design, compatible with a five inch Storz hose coupling. The nozzle shall be
an integral part of the fire hydrants and must be furnished by the
manufacturer or authorized distributor designated by the manufacturer. Storz
adapters will not be accepted.
Q. Utility Locations in City Right of Way.
In order to maintain compliance with regulations promulgated from the
Minnesota Office of Pipeline Safety the developer,its contractors,
subcontractors,and agents shall comply with the following requirements:
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. All right of way work shall require an application with a plan that
shall be submitted for city review prior to any work performed in
the right of way areas.
2. The layout of utilities, including depths, off-sets and materials shall
be documented during construction and confirmed with city staff
during the installation process.
3. Single family residential lots are required to submit an accurate tie
card showing the utilities installed and measurements from fixed
objects(corner of house, fire hydrants, etc.)to the curb stop,
location pins, clean outs and tie in points for all utilities.
4. Multi-family and commercial lots must provide, in addition to the
above, professional as built drawings confirmed by field survey,
showing the required information. In addition En eering grade
{ GPS coordinates in the Washington# County coor ate system
shall e;supplied by.thv builder. These will allow the coordinates
to be lectronically inc rporated in 6 future city mappini.
5. All in s, lations w it r uire pins be installed directly abdye all
utilit lines where they oss lot lin . A corrosion protected trace
wire shall be installed sixinches belpw final grade directly above
all new utility in tallation' at a minimum through the right of way.
The trace wirekind tail shall be terminated in a capped vertical
conduit that is,within two inches of the final grade and pin located
d f at thea of line.;` �a
6. The Developer shall hold hOmless and indemnify the City of Oak
Park Hieghtsfrom any and all loss ck damage resulting frim its
failure to comply with these requirements including but not limited
to expenses the City incurs in correcting errors in information
provided by Developer its agents or contractors or remediating
problems resulting there from in the right of way.
7. Upon failure to provide full documentation as required the City
shall notify he Developer who shall have 30 days to secure full
compliance. Failure to comply will result in the work being
assigned by the City to an outside professional for completion of
the necessary work. Any costs incurred in resolving these
requirements shall be assessed to the property or offset from
security required under this agreement.
8. City staff shall document the time and materials required to review,
confirm and accept the installation documentation and shall
invoice Developer for the costs based on the actual work involved
or on a fee schedule adopted by the City Council.
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P. Underground Installation of Electrical Distribution Lines. Pursuant to City
ordinance Chapter 1008 all electrical distribution lines located or to be located
upon the site shall be installed and maintained underground. As to those areas of
the City where existing distribution lines are within the Right or Way of TH 36
and impacted by the proposed reconstruction of Highway 36 as part of the future
St. Croix River Crossing Project the City will allow the Developer to request
delay in the installation of Transmission (as opposed to service) lines provided the
Developer signs the City form for permitting future installation as part of that
project and commits to the payment of any local share of the future installation
costs (i.e.being those portions not paid by MNDOT relative to the subject parcel),
via special assessment over a 5 year period.
2. DESCRIPTION OF PLAN A IMPROVEMENTS ESTIMATED COST
I. Boµlevard an;swale sod
2 Landscaping ` f
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3.. Street signs
4. Street lights
5. Grading
6. Erosion Control
7. Stormwater Facility/Infrastructure Construction, Protection&Restoration
8. Utility Infrastructure Construction Protection & Repair
9. Street/Parking Lot Protection&Repair
TOTAL ESTIMATED CONSTRUCTION COST
OF PLAN A IMPROVEMENTS:
ESTIMATED ENGINEERING, LEGAL AND
ADMINISTRATIVE(20%):
TOTAL ESTIMATED CONSTRUCTION COST
OF PLAN A IMPROVEMENTS:
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SECURITY REQUIREMENT(25%)
TOTAL PLAN A ESCROW
Ridgecrest Oak Park Heights I
3. CONSTRUCTION OF PLAN A IMPROVEMENTS.
(plat name)
A. Construction. The construction, installation, materials and equipment shall
be in accordance with the plans and specifications approved by the City.
B. Inspection. All of the work shall be under a,nd subject to the inspection and
approvalof the City and, where appropriate,any other governmental agency
haying jurisdiction.
C EaLents. the Developers/ shill dedicate t the City,upon appr val of the
fin plat, at1 no cost to//the City, all pe anent or temporary easements
n sary for the constrdction anti-mstallati n of the Plan A Impltovements
€ asermined by the City. All such easeme is required by the City shall be
1n fvnting, mid in recordable fonn containing such terms and co editions as
the City shall,determine. If within the platted area, all such easements shall
io be!dedicated lo the City and specitcally described within the l4tlat. As it
affects all easements' located outside the platted area, the same shall be
`-# dedicated by separate easement conveyed t4) the City of Oak Park Heights
prior to the execution of the Development Agreement.
D. Faithful Performance of Construction Contracts and Security. The
Developer will fully and faithfully comply with all terms and conditions of
any and all contracts entered into by the Developer for the installation and
construction of all Plan A Improvements and hereby guarantees the
workmanship and materials for a period of one year following the City's
final acceptance of the Plan A Improvements. No work shall be commenced
under this Developer's Agreement until the Developer shall have filed with
the City a cash deposit, certified check or Letter of Credit (in a form to be
approved by the City Attorney) in the amount equal to the total estimated
cost of the Plan A improvements plus an additional security requirement of
an extra 25% in the total amount of$ . The City shall have the
right to apply against the Letter of Credit all bills incurred by the City with
regard to the Plan A improvements, however, the City shall provide the
Developer the opportunity to pay for said improvements as bills are
incurred, in cash, rather than applying payments as against the Letter of
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Credit provided to the City, if a Letter of Credit is used in lieu of a cash
escrow by the Developer. In such case, the Developer shall have 10
business days from the time of submission of the bill by the City to the
Developer to pay to the City such amount in cash so that the City can use the
payment to pay the amount due in lieu of drawing down on the Letter of
Credit or other escrow on file with the City. Additionally, Developer
guarantees and agrees that, should the City need to apply a claim on said
Performance Bond, that Developer shall pay all attorney's fees and
administrative expenses associated with said action.
E. Letter of Credit. Letters of Credit (LOC) to secure the project completion
must be provided and must meet the following criteria.
i. The City will provide its preferred sample LOC format. Variations
1 from this sample may causedelay in the acceptance of the LOC b the City.
Delay in acceptance may,`_ e a delay in. the approval pro for your
t project.
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iiThe LOC must berdrawn‘on a bank. The LOC is preferred io be from
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a b k in the seven (7) county metro area. L()Cs on a bank outside`the metro
r area must include a prpvision allowing for drawing on the LOC without
presenting,pr sending the origi
` nal LOC. LdCs for less than $ 25t,000 must
s - alsp includes a provsion allowing for drawing on the LO without
presenting, or sending the original`LOC. If a LOC is drawn on it will be
returned to the originating bank after'`,funds al.ereceived. '
iii. The bank must submit a copy of their latest call report along with the
LOC.
iv. The bank the LOC is drawn on should have assets of at least $25
million.
v. The LOC must be for a minimum term of one(1)year.
vi. The LOC must contain a provision allowing for drawing on the LOC
if it is not renewed, or replaced,by sixty(60)days prior to its maturity.
vii. The LOC and any financial information must be received by the City
not less than seven (7) days prior to the City Council taking action on the
request.
viii. The City reserves the right to request additional financial
information it deems appropriate from the bank providing the LOC. The
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City reserves the right to now accept a particular LOC.
ix. Letters of Credit will not be accepted from a related company, i.e.,
parent company, subsidiary, if the builder/developer is a subsidiary company
the LOC cannot come from another wholly owned subsidiary of that parent
company. Builders/developers submitting LOCs from non-bank institutions
will be required to submit a letter from the institution confirming that it is
not related to the builder/developer.
4. CONNECTION CHARGES. [deleted]
5. CASH ESCROW ACCOUNT. The Developer shall provide a cash escrow
account to the City of Oak Park Heights in the amount of$ to
r reimburse the City of Oak Park Heights for previous billed,expenses relating
to `s development. d i t
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6. G RAL:
A. Binding Effect. he terns and provisions hereof shall be binding
upon and inure to the benefit of the eirs,representatives,puccessors
and assigns of the parties hereto and hall be binding u on all future
E owners of all of any parttof the Subdivision and shall be deemed
covenants running with the land. References herein to D veloper, if
there Ix more than one, s all mein each and all of em. The
Agreetent, at�the option of the City!shall be placed on record so as
to give\notice;hereof to subsequent purchasers and encumbrances of
all or any part of the Subdivision and all recording fees, many, shall
be paid by the Developer.
B. Final Plat Approval. The City has given final approval to the plat of
the Subdivision(Ridgecrest Oak Park Heights I_)upon execution and
delivery of this Agreement and the review and approval of the Final
Plat and further land transfers contemplated herein, and of all
required documents and security, subject to compliance with the
Ordinances of the City and terms and provisions hereof,permits may
be issued by the City.
C. Incorporation of Reference. All plans, special provisions, proposals,
specifications and contracts for the improvements furnished and let
pursuant to this Agreement shall be and hereby are made a part of
this Agreement by reference as fully as if set out herein in full.
Specifically the following Planning Reports and Engineering files
and final documentation approved by the City Planner and the City
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Engineer are specifically incorporated by reference herein and
included herein as if originally made part of this agreement.
City Planner Report dated 06/07/2018 and all exhibits thereto;
City Resolution of Approval No. dated 06/26/2018 and all
exhibits thereto;
City Arborist Report dated 06/06/2018;
City Engineer Report dated 06/21/2018 and all exhibits thereto.
D. P.U.D. Permit. The City of Oak Park Heights shall file the Planned
Unit Development Permit of record in the office of the County
Recorder. Providing that the Developer is not in default under the
�• terms of the Development Agreement, the City shall provide
appropriate releases to the financial aspects of same and
docur{tentation to inkividual buyers of lots.
E Administrative and Miscellaneous Expenses. As to any and all
administrative, le or engineering costs which the Developer is
expected to pay the City of Oak Perk' Heights, which cots may be
offset against the Performance Bond which the Developer has filed
and provided toEthe City of Oak Park Heights, the Developer shall be
given the oppotunity to review and comment on such cots prior to
the application by the City of Oak Park Heights to the bonding
company for the payment of same. Should the Developer dispute the
reasonableness of any of the City's charges, Developer shall have the
right to submit any such dispute to arbitration at Developer's sole and
exclusive expense. Arbitration shall be conducted by the American
Arbitration Association and shall be initiated and paid for by
Developer.
F. Establishment of Construction Schedules. The City Engineer shall
establish construction schedules for Plan A and Plan B
improvements and shall consult with Developer prior to establishing
same.
G. Zoning. Ridgecrest Oak Park Heights 1 Addition has been designated
a zoning classification of PUD by the City Council. All future use
and development shall comply with the applicable provisions of the
relevant zoning ordinance of the City of Oak Park Heights relating
thereto.
H. Street Grades. The grades of all streets shall not exceed 8% and the
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minimum grade shall not be less than.5%.
both Street Reroute. The City has agreed to transfer a portion of its
properties along 60th Street to the Developer . The City shall be an
co-applicant with Developer to add the City's properties into the plat
for re-platting purposes. In exchange, the Developer shall transfer
property from its parcels to the City for purposes of a proposed street
rerouting project. Upon finalization of the plat, Developers shall
transfer to the City, in fee title, the properties at the southerly
portions of the plat for current and/or future roadway purposes, to be
denoted as Outlot on the Final Plat, for purposes of future
redevelopment and reroute of the TH36 frontage road at Norell
Avenue known as 60th Street, and as further delineated on the
attached Exhibit B. Developer understands and agrees that the City
reserves the right tp remove and eliminate any and all landscape
plantipg, parking lot or other infrastructure in that area aanecessary
to a odate tile`st reroutinghproject, without any additional
comp ation or donsid ion to D eloper or any futur owner of
Ridg est Oak Pick Heights I. In nsideration for the ongoing,
the City has agre&I to subdivide and transfer to Develop a portion
of the City's property adjacent to th existing 60th Street nsisting
of square feet,.as further delineated on the attached Exhibit B.
The `City and Developer shall enter into any separat4 purchase
�Y r agreements anh execute deeds needed to effectuate these transfers.
J. ! Phase i Development. Developer's Development is aproved for
Phase I of the Ridgecrest Oak Park Heights 1. This phase includes
the construction of a building for the 4,500 sq. ft. Panera Bread
restaurant illustrated on the approved concept plan and the 6,720
square feet of generic retail buildings also provided for on the
approved concept plan. Building of the 6,720 retail building will
require the processing of a PUD Amendment and site plan review at
such time as an application is made for that addition.
K. Handicapped Parking. Location of disability/ handicapped stalls
shall be made more efficient with regard to serving all of the areas of
the proposed facility.
L. Landscaping. A final landscaping plan shall be developed and
submitted to the City Planner by Developer. In addition the
following modifications to the landscape plan shall be implemented
subject to final modifications by the City Planner:
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1. Conforming the landscaping plan to the planting schedule.
2. All trees must be landscape grade trees and not park grade
trees.
3. All plantings must be done on private property and not the
City right of way.
M. Trash Receptacles. Trash receptacle areas have been designated on
the site plan for the buildings. All tenants of the building will be
required to utilize these trash receptacles or will be required to store
trash internally.
N. Lighting. Developers must submit a lighting plan to the City
Council. A photo-metric lighting plan shall be submitted and subject
to review and specific pproval of City Staff and City Cduncil. All
lighting shall be hoodand contiiolled so as not to direct light
source to adjacent'lands and not to he visible from the public right-
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of-way or from ladjacetlt propertied in compliance wi Section
401.i 5B.7 of the Zoning)rdinance. 1 1
O Signage. A Fnaster signage plaid shall be developed by the
Deve'opers and submitted to the office of the City Panner for
{ approval. All iignage shall be conformed to the master signage plan
so approved by the City Planner.
P. Any changes to the submitted landscape plan shall be subject to
review and approval of the City Council.
Q. Indemnification:
To the fullest extent permitted by law, the Developers shall indemnify and hold
harmless the City of Oak Park Heights, its agents and employees from and against any
and all claims, damages, losses or expenses, including but not limited to attorney's
fees, arising out of the issuance of this Developer's Agreement by the City of Oak
Park Heights and/or arising out of the performance or non-performance of its obligations
hereunder by Developer.
IN WITNESS WHEREOF, the City and Developer have caused this Agreement to be
duly executed on the date and year first above written.
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In the presence of: CITY OF OAK PARK HEIGHTS
Mary McComber
Mayor
Eric Johnson
City Administrator
In the presence of ' t of 5,E;' ST OAK PARK HEIGHTS I,LLC
Its
1 lts
STATE OF MINNESOTA )
)as.
COUNTY OF WASHINGTON )
On this day of ,2018 before me a Notary Public,within and for
said County personally appeared Mary McComber and Eric Johnson,to me personally known,
being each by me duly sworn did say that they are respectively the Mayor and the Administrator of
the City of Oak Park Heights,the municipal corporation named in the foregoing instrument;and
that the seal affixed to said instrument is the corporate seal of said corporation, and that said
instrument was signed and sealed on behalf of said municipal corporation by authority of its City
Council and said Mayor and Administrator acknowledged said instrument to be the free act and
deed of said municipal corporation.
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Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON )
On this day of , 20_, before me a Notary Public, within and for
said County personally appeared and
to me personally known, being each by me duly sworn did say that they are respectively the
and of Ridgecrest Oak Park Heights I, LLC, a
Minnesota Limited Liability Company, named in the foregoing instrument; and that the seal affixed
to said instrument is the corporate seal of said corporation, and that said instrument was signed and
sealed on behalf of said municipal corporation by authority of its Board of Directors and said
.� and acknowledged said instrument to be the free act
an4 deed of said municip corporation. I
t
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Ft'
!( Notary Public
6 7
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THIS INSTRUMENT WAS DRAFTED BY: t
f 6
Kevin S. Sandstrom
Eckberg, Lammers, P.C.
1809 Northwestern Avenue
Stillwater, MN 55082
(651) 439-2878
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