HomeMy Public PortalAboutclub utah sia phase7SUBDIVISION IMPROVEMENTS AND
DEVELOPMENT AGREEMENT
For
MOAB SPRINGS RANCH, PHASE 7
For valuable consideration, the CITY OF MOAB, a Utah municipality (City), and
CLUB UTAH RESORT GROUP, LLC (Developer), referred to as the Parties, enter into the
following Subdivision Improvements and Development Agreement (the Agreement),
pursuant to Moab Municipal Code (MMC) Chapter 17.66, to govern the development of
the subject property and the installation of subdivision improvements required by City
Code.
I. RECITALS.
a. On or about October 12, 2004, the City and Developer entered into an Amended
Pre -Annexation and Vesting Agreement, which governed the development of Moab
Springs Ranch development (the Development) comprising approximately 17.81 acres
within the City,
b. Developer has submitted and received the necessary approvals from the City for
Phase 7 of the Development (referred to here as the Subdivision), and this Agreement is
necessary to govern the completion of all necessary improvements in conjunction with
the recording of the Phase 7 Plat.
II. AGREEMENT
THE PARTIES AGREE AS FOLLOWS:
1. Covered Property. The recitals above are incorporated into this Agreement. The
real property in the County of Grand, State of Utah, subject to this Agreement (the
Property) is described in Exhibit 1, attached.
2. Payment of Fees; Approved Land uses. Developer agrees to pay all in -effect City
fees applicable to the Subdivision, including but not limited to, impact fees, connection
fees, building permit fees, and applicable inspection fees. Applicable fees shall be
calculated and paid at the time of connection or the time when the service is performed.
a). Approved land uses for the Subdivision shall be twelve (12) multi -family
residential units, a private road (Arrowhead Lane), common area, and private culinary
water/sanitary sewer facilities, as shown on Exhibit 1.
3. Required Improvements. Developer shall construct all of the improvements on
and adjacent to the Property shown on the Plat and Construction Plans as shown in Exhibit
Club Utah Subdivision Improvements Agreement, Phase 7
Page 2 of 9
2 (the Required Improvements), including: a) private sanitary sewer lines, manholes, and
other improvements; b) private culinary water lines, fire hydrants, and valves; and c)
gravel roadway, concrete v-pans, curbs, gutter, and sidewalks. Required Improvements
shall include the improvements shown on the Construction Plans, attached as Exhibit 3.
4. Improvements to be Completed in Conformance with Construction Plans, All
Required Improvements shall be constructed in a workmanlike manner and in conformity
with the approved Construction Plans. No deviations from the Construction Plans shall be
permitted, except as authorized in writing by the City Engineer upon a showing of good
cause. In addition, all Required improvements shall be completed in conformance with
the City of Moab Public Improvement Specifications, building codes, and all state and
federal regulations, as applicable.
5. Timeline for Completion. Construction of all Required Improvements shall be
completed within one hundred eighty (180) days from the Effective Date of this
Agreement.
a). A reasonable extension of time for the completion of the Required
Improvements may be granted, at the discretion of the City Council, upon
a showing by the Developer that there is good cause for an extension and
that the work has been diligently prosecuted from the Effective Date of
this Agreement. Without limiting this provision, good cause may include
an extension of time due to the need to complete building construction
prior to the completion of curbing, sidewalks, or landscaping, or as
otherwise needed to provide for orderly construction and avoid damage
to improvements in the course of other construction.
b). If the construction of the Required Improvements is not completed and
accepted within the timelines specified herein, or as lawfully extended,
then the Subdivision of the Property and all development approvals shall
be deemed lapsed and shall have no further effect.
6. Lot Sales, Building Permits, Plat Recording. No Building Permits will be issued until
such time as all of the Required Improvements are completed and, with respect to public
improvements (if applicable), accepted by the City, except that building permits may be
issued if Developer provides a Financial Assurance to the City conforming to Section Eight,
below. No final plat for the Subdivision shall be executed by the City or submitted for
recording until such time as either: a) all of the Required Improvements are completed
in accordance with this Agreement and, with respect to public improvements, accepted
by the City; or b) a Financial Assurance conforming to Section Eight is delivered to the
City. Developer shall not convey or purport to convey any lot within the Subdivision prior
to the recording of the final plat. Any purported conveyance of lots by Developer prior to
approval and recording of a final plat of the Subdivision, or otherwise in violation of this
Club Utah Subdivision Improvements Agreement, Phase 7
Page 3 of 9
Agreement, shall be void.
7. Acceptance of Improvements, Warranty, All of the public improvements
comprising the Required Improvements (if any) shall be subject to quality assurance
testing and inspection as specified in the Construction Plans and/or applicable reference
standards. Developer or its authorized representative shall provide not less than forty
eight (48) hours minimum notification to City when inspection is required. The costs
associated with such testing and inspection shall be the responsibility of Developer. Any
work which is rejected following inspection must be repaired or replaced at the sole cost
of the Developer. Any work which is covered up prior to inspection may be rejected, in
which case Developer shall be solely responsible for exposing the work and arranging for
inspection.
a). The acceptance by the City of the public improvements comprising the
Required improvements following completion and satisfactory inspection
shall constitute a dedication and conveyance by the Developer to the City
of ail such improvements. Developer shall convey all public improvements
to the City free and clear of any mechanic liens, claims, or other
encumbrances.
b). Developer warrants that all public improvements dedicated to the City
shall be constructed in a workmanlike manner, in accordance with
approved plans and specifications, and that all such improvements shall be
free of defects in materials and workmanship for a period of one (1) year
from the date of acceptance by the City. Developer shall promptly repair
or replace any defective work following receipt of written notice under this
warranty from the City.
c). Developer additionally warrants that all public improvements shall be
delivered free and clear of any mechanic liens or other encumbrances. The
City may require receipt of executed mechanic lien releases as a condition
precedent to dedication of public improvements.
8. Financial Assurance. If the Required Improvements are not completed within the
one hundred eighty (180) day deadline specified in this Agreement, or if Developer desires
to record a final plat or obtain a building permit in advance of the completion of all of the
Required Improvements, then the Developer may, subject to approval by the City, deliver
a Financial Assurance, in a form acceptable to the City for the use and benefit of City and
to secure the completion of the Required Improvements which remain to be completed.
The Financial Assurance shall be in the form of a performance/payment bond, escrow
account, letter of credit, cash deposit with the City, or other financial instrument
approved by the City Attorney in an amount which is not less than ninety six thousand
four hundred sixty two dollars and fifty cents ($96,462.50). The amount of the Financial
Club Utah Subdivision Improvements Agreement, Phase 7
Page 4of9
Assurance represents one hundred twenty five percent (125%) of the construction cost
set forth in the Plat and Construction Plans of Exhibits 2 and 3. If a Financial Assurance is
approved according to this Section Eight, Developer shall have up to one hundred eighty
(180) additional days from the Effective Date of this Agreement in which to complete the
Required Improvements,
9. Cease and Desist Notice. If the Required Improvements have not been
completed within the time provided in this Agreement or, in lieu of same, a Financial
Assurance approved pursuant to Section Eight, above, then the City may issue an
immediate cease and desist order to Developer and all work shall be discontinued until
such time as an acceptable Financial Assurance has been established. If Developer fails to
take timely steps to deliver an acceptable Financial Assurance or complete the Required
Improvements, then the City may record in the land records an Affidavit of Lapse of
Plat/Plan and invoke such other remedies as may be available under this Agreement or at
law.
10. Partial Releases of Financial Assurance. Upon partial completion of any class of
improvements within the Required Improvements Developer may request a partial
release of the Financial Assurance. The amount of the release shall be equal to the
agreed cost of the completed improvements, as determined by the City Engineer. Partial
releases shall not be made for partial completion of a class of improvements.
a). In order for Developer to receive such partial release, the following shall
be presented to City:
i. A completed Escrow/Financial Assurance Partial Release Form
supplied by City;
ii. Copies of all quality assurance test results/inspection reports
required for the completed improvements;
iii. Copies of all weight/quantity tickets for materials incorporated in
the work for all items that were estimated on the basis of
weight/quantity; and
iv. Copies of all invoices or receipts for materials delivered to the site
and incorporated in to the work for which a partial release is
being requested.
b). The partial release request shall be reviewed for completeness and
accuracy by City Public Works Director and/or City Engineer. The City may
adjust the amount of the request if field inspection shows that quantities
are not accurate, or all items of work have not been completed in
accordance with the approved Construction Plans.
c). City shall process a release request promptly following receipt of a
complete application.
Club Utah Subdivision Improvements Agreement, Phase 7
Page 5 of 9
11. Final Release of Financial Assurance. If applicable, upon completion of all
Required Improvements in accordance with the approved Construction Plans, Developer
may request that the remainder of the Financial Assurance be released, provided that
Developer delivers executed mechanic lien waivers/releases from all contractors who
performed work on the project and all suppliers who supplied materials that were
incorporated into the work, together with a written certification by Developer that all
outstanding charges for the Required Improvements have been paid and that there are
no other liens, encumbrances, or other restrictions affecting the improvements.
12. Use of Financial Assurance upon Default. Upon delivery of written notice to the
Developer and expiration of any cure period, the City may then elect to draw upon the
Financial Assurance as it deems necessary for the completion of improvements or cure of
any default under this Agreement.
13. Zoning Compliance. Certificates of Occupancy for structures within the Property
shall only be issued upon satisfactory completion and acceptance of all Required
Improvements as provided in this Agreement.
14. Default, Remedies, Lapse of Plat/Plan. All provisions of this Agreement are
material and any violation is grounds for declaration of Default. Prior to invoking any
remedies for Default under this Agreement the City shall deliver written notice to the
Developer describing the act, event, or omission constituting a default, and allowing
Developer a period of thirty (30) days in which to cure or abate the violation. Cure within
that period reinstates this Agreement.
a). Upon declaration of default the City may exercise any remedies for
violation available under City ordinances or Utah statutes, including,
without limitation: i) proceeding against the Financial Assurance; ii).
withholding building permits, certificates of occupancy, or certificates of
zoning compliance; iii) obtaining an injunction to halt or abate zoning
violations or breaches of this Agreement; iv) recording an affidavit of a
lapse of plat/plan, in whole or in part; v) commencing an action for
damages --including damages for costs incurred in completing, repairing,
or replacing Required Improvements or abating any violations; and/or vi)
any other remedies available at law or equity, including the remedy of
specific performance. The City may combine remedies in its discretion and
pursue some or all at different times, as may fit the applicable breach.
b). The recording of an affidavit of lapse of plat/plan by the City shall result in
the lapse of all prior land use approvals and the voiding of the subdivision
of lots within the real property specified in the affidavit.
15. General Provisions. This Agreement shall be binding on and inure to the benefit
of the successors and assigns of the Developer in the ownership or development of all or
Club Utah Subdivision Improvements Agreement, Phase 7
Page 6 of 9
any portion of the Property. Assignment of this Agreement shall require the mutual
approval of the City and the proposed assignee, in writing.
a). This Agreement is the product of mutual bargaining. All terms shall be
construed in accordance with their plain meaning, regardless of the extent
to which either party participated in the drafting.
b). Failure of a party to exercise any right under this Agreement shall not be
deemed a waiver of any such right, nor shall any course of dealing or
previous action or inaction be deemed a waiver of any rights or claims
arising with respect to later or subsequent breaches, acts or omissions.
c). The term "Agreement" includes this Improvements Agreement, all exhibits
hereto, the Final Plat/Plan for the Subdivision, and all phases thereof, and
all related design drawings, which documents shall constitute the sole and
complete Agreement between the parties. The Agreement shall
supersede all prior Agreements or representations, however evidenced.
No modification to any of the terms of this Agreement shall be binding,
unless reduced to writing and lawfully executed by both parties.
d). The place of performance of this Agreement is Grand County, Utah. In the
event of any legal dispute concerning the subjects of this Agreement, the
parties agree that the exclusive venue shall be the Seventh Judicial District
Court, Grand County, Utah. In any such proceedings arising under this
Agreement, regardless of the denomination of the legal claims, the parties
waive trial to a jury on all claims and agree that the action shall be decided
by the court sitting without a jury.
e). In any legal proceeding arising from this Agreement the substantially
prevailing party shall be entitled to recover its reasonable attorney fees
and court costs in addition to any other relief authorized herein.
f). This Agreement shall be governed by Utah law.
g). This Agreement does not create any third party beneficiary rights. It is
specifically understood by the parties that;
i. the Project is a private development;
ii. the City of Moab has no interest in, responsibilities for, or duty to
third parties concerning any improvements to the Property,
unless/until the City accepts dedication of public improvements
pursuant to this Agreement or otherwise;
iii. the City is not responsible for maintenance of private
improvements; and
iv. except as otherwise provided herein, Developer shall have full
power over and exclusive control of the Property.
j)•
Club Utah Subdivision Improvements Agreement, Phase 7
Page 7 of 9
h). The provisions of this Agreement are severable, and if any portion should
be held to be invalid or unenforceable, then the remainder of this
Agreement shall be construed to be in full force without reference to the
invalid provision.
i). In the event of any legal dispute arising from this Agreement neither party
shall be liable to the other for consequential damages, lost profits, or delay
related damages of any kind.
All notices under this Agreement shall be given in writing by first class or
certified mail, postage prepaid, or by hand delivery or delivery by a
reputable courier, and sent to the following addresses:
To the City of Moab:
City of Moab
217 East Center Street
Moab, Utah 84532
Attn: City Manager
To Developer:
Club Utah Resort Group, LLC
Attn: McKay Edwards
1266 Highway 191
Moab, UT 84532
k). Notice may be delivered to such other parties or addresses as the parties
may designate in writing from time to time. A notice sent by mail shall be
deemed delivered no later than three (3) days from the date that it is
mailed.
I). Nothing in this Agreement shall be deemed to waive any governmental or
other immunity to which the City is entitled under law.
16. Indemnity. Developer shall indemnify and hold the City harmless with respect
to any third party claims, including claims for property damage, injury, or death, and any
demands, liabilities, causes of action, costs, or damages, including reasonable attorney's
fees, that may arise from any act or omission of the Developer, its members, managers,
employees, agents, or contractors in connection with the development of the Subdivision
and/or the performance of this Agreement.
17. Future Legislative Power. Nothing in this Agreement shall be construed to impair
or limit the future legislative power or zoning authority of the City.
18, Grading. All grading and soil disturbance undertaken in the development of the
Club Utah Subdivision Improvements Agreement, Phase 7
Page 8 of 9
Subdivision shall be performed in conformity with AppendixJ of the International Building
Code (IBC) as adopted by the City.
19. Effective Date. The effective date of this Agreement is the date when it is signed
by all Parties.
20. Recording. This Agreement constitutes an obligation binding upon, and running
with, the subject real Property. This Agreement shall be recorded in the Grand County
land records. Upon request of the Developer and verification by the City that all terms
and conditions of this Agreement have been performed in full, the City shall promptly
execute a release of this Agreement, which may be recorded at the discretion of the
Developer.
21. Counterparts. This Agreement may be executed in separate original counterparts
which, when combined, shall constitute the entire Agreement.
The following exhibits are part of this Agreement:
1.—Legal Description of the Property
2. — Plat and Construction Cost Estimates
This Agreement has been executed by the City of Moab, acting by and through
the Moab City Council, which has duly authorized execution, and by Developer, who
represents all lawful authority to sign for and bind the entity, as of the date(s) specified
below.
CITY OF MOAB:
9 cN
Bv:C /Gf �.G4*j"'
Mayor David L. Sakrison
ATTEST:
Date
a,c,e.0 �,�� 01 -ace
Rachel Stenta
City Recorder
Date
Club Utah Subdivision Improvements Agreement, Phase 7
Page 9of9
DEVELOPER
CLUB UTAH RESORT GROUP, LLC
eaV
Mc dwards, Manager Date
STATE OF UTAH
COUNTY OF GRAND
}
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The foregoing agreement was executed before me by Club Utah Resort Group,
LLC, through McKay Edwarsds, its Manager, this t day of 5-9rbPizvii-(42017.
Witness my hand and official seal. My commission expires:. 20 i* Y ,
CARMELLA GALLEY
Notary Public
State o1 Utah
Comm. No. 886544
My Comm. Wes Dec 28, 2019
:_N..�---—
STATE OF UTAH
COUNTY OF GRAND
}ss,
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)ss,
tic6.1(-6
Notary Public, S ate of Utah
Address: 6rctat,��, Y
The foregoing agreement was executed before me by the CITY OF MOAB, by and
through Mayor David L. Sakrison, this , (Q` day of , 2017. Witness my
hand and official seal. My commission expires: i 9 _ 15 -acne
RACHEL E. STENTA
Notary Public
State of Utah
Comm. No. 679999
ley mum F.apitesDec 15, 2018
cuLie,L(' Svtv4r.c_
Notary Public, State of Utah
Address: a 11 •
-End of Document-
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Boundary Description
Beginning at a point North 89°56' West 769.8 feet along the section line from the
Northeast corner of Section 35, Township 25 South, Range 21 East, Salt Lake Base and
Meridian, and running thence South 0°04100 West 61.69 feet to a point on a non -tangent
curve; thence 7,29 feet along a 114.30 foot radius curve to the left with a central angle of
3°39'22" (chord bears North 71'37148" West 7,29 feet); thence South 23°33'39" West
136.67 feet; thence North 79°19'12" West 52.83 feet; thence South 88'13'12" West 52.85
feet; thence South 79°22'32" West 52.83 feet; thence North 12°53'00" West 6.70 feet;
thence North 19°55'28" West 58.50 feet; thence North 6'59'12" East 20.85 feet; thence
North 29°12'06" West 20.00 feet; thence North 60°47'54" East 8.41 feet to a point of
curvature; thence 42.40 feet along a 40.00 foot radius curve to the left with a central angle
of 60°43'54" (chord bears North 30°25'57" East 40.44 feet); thence North 0°04'00" g
47.84 feet to a point on the section line; thence South 89°56' East
00 East 219.05 feet along the
section line to the point of beginning.
Moab Springs Ranch P.U.D. Phase 7
Construction Cost Estimate 6-28-2017
Improvement costs within Common Private Roadway, Service to 12 Lots:
I. Sanitary Sewer System
RECEIVED
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3Y
Item # Description Unit Type Units Unit Cost Total
1 8-Inch PVC Sanitary Sewer Main (SDR-35) Feet 228 $ 30 $ 6,840
2 4-inch PVC Services, Including Full -Body Wye
& Traffic Rated Double Clean -out assembly Number 12 $ 800 $ 9,600
3 Manholes Number 2 $ 2,000 $ 4,000
4 Clay cutoff walls Number 12 $ 150 $ 1,800
Subtotal Sanitary Sewer
11. Water System
Item # Description Unit Type Units Unit Cost Totaf
1 8" PVC Water Main {C-900} Feet 247 $ 50 $ 12,350
2 Bend, 22.5 degree Number 1 $ 300 $ 300
3 8" Tees Number 2 $ 350 $ 700
4 8" Gate Valve and Box !Number 2 $ 1,500 $ 3,000
5 8" Plug Number 2 $ 150 $ 300
6 3/4" Services, 3/4" IPS Poly, Meter Box Number 12 $ 1,000 $ 12,000
7 Fire Hydrant Assembly Number 1 $ 4,000 $ 4,000
8 Blow off Assembly Number 1 $ 400 $ 400
Subtotal Water System
III. Roads/Sidewalks
Item # Description Unit Type Units Unit Cost Total
1 Subgrade Preparation Square Yards 819 $ 5 $ 4,095
2 6" Depth Base Coarse under V-Pan and Sidewalks Tons 81 $ 10 $ 810
3 6" Gravel in Roadways Tons 143 $ 10 $ 1,430
$ 22,240
$
33,050
4 4" thick gravel shoulder, hack of sidewalks Tons 45 $ 10 $ 450
5 3' Wide Concrete V-Pan, 6" Thick Square feet 588 $ 10 $ 5,880
3 4' Wide Concrete Sidewalks, 399 LF Square feet 1600 $ 10 $ 16,000
Subtotal Roads/Sidewalks
$ 21,880
Total Project Costs: $ 77,170
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09/28/17
CF4 11 4,45
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