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HomeMy Public PortalAboutRES-CC-2019-17CITY OF MOAB RESOLUTION NO. 17-2019 A RESOLUTION APPROVING THE FINAL PLAT FOR THE MAPS SUBDIVISION AND APPROVING A SUBDIVISION IMPROVEMENTS AGREEMENT FOR PUBLIC IMPROVEMENTS, AS FAVORABLY REFERRED TO CITY COUNCIL BY THE PLANNING COMMISSION The following describe the intent and purpose of this resolution: a. Benjamin Riley, Executive Director, representing the Housing Authority of Southeastern Utah ("HASU"), with offices at 321 E. Center Street, Moab Utah 84532, and as owner of record ("Owner") of a parcel consisting of 1.64 acres referred to as the MAPS Subdivision and more particularly described as follows: PARCEL 1, MAPS SUBDIVISION, LOCATED IN THE NW 1/4 OF SECTION 1, T26S, R21E, SLB&M, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING therefrom any minerals, coal, carbons, hydrocarbons, oil, gas, chemical elements and compounds whether in solid, of liquid, or gaseous form, and all steam and other forms of thermal energy that have been previously reserved or transferred in prior documents; and b. Owner applied for the approval of the proposed the MAPS Subdivision to create a 1.64-acre parcel for the development of a senior living facility on the described property; and c. The proposed residential uses are permitted uses in the R-4 Residential Zone as indicated in Moab Municipal Code (MMC) Chapter 17.51.020; and d. Owner provided the City of Moab with the necessary documents, plans and drawings to complete the application for review of the subdivision as required MMC Title 16.00, Subdivisions; and e. The City of Moab Planning Commission ("Commission") reviewed the final plat in a regularly scheduled public meeting for compliance with the requirements of the pertinent Moab Municipal Code chapters on March 8, 2018, and found that the proposal has met or can meet the requirements of the Moab Municipal Code; and f. Owner is required to construct certain public improvements as described in the Improvements Agreement submitted as part of this application for Final Plat; and g. The Moab City Council ("Council') reviewed the Final Plat of the MAPS Subdivision and the Improvements Agreement in a regularly scheduled pubic meeting on March 12, 2019; and h. Council agrees with the Planning Cormmission and Staff recommendations for approval of the Final Plat application. NOW, THEREFORE, be it resolved by the Moab City Council, that adoption of Resolution #17-2019 approves the submitted Final Plat for the MAPS Subdivision and the Council directs the Mayor to sign the Improvements Agreement. PASSED AND APPROVED in open Council by a majority vote of the Moab City Council on the I2th day of March 2019. SIGNED: (f Emily S. Niehaus, Mayor ATTEST: Rachel Stenta, Recorder SUBDIVISION IMPROVEMENTS AGREEMENT For MAPS Subdivision The City of Moab, a Utah municipality (hereinafter "CITY"), and the Housing Authority of Southeastern Utah (HASU) (hereinafter "SUBDIVIDER") mutually referred to as the "Parties", do hereby enter into the following Agreement, pursuant to Moab Municipal Code (hereinafter: "City Code") Section 16.20, to cover the installation of subdivision improvements required by City Code (hereinafter: the "Required Improvements"). I. RECITALS. A. The City Planning Commission, after following all required procedures and meeting notice requirements, recommended approval of the Final Plat for the MAPS Subdivision to the Moab City Council on February 22, 2018. B. The Moab City Council, as the land use authority for Subdivision Final Plat approval, approved the Final PIat for the MAPS Subdivision (hereafter "the Subdivision" or "the Plat") at its regular City Council meeting on March 12, 2019. C. Subdivider has submitted to City for its review construction plans and specifications entitled MAPS SENIOR HOUSING (sheets C0.0—C4.6 inclusive, dated 1-9-2019, and approved by the City Engineer), having been prepared by Goff Engineering and bearing the stamp of Robert Sean Harries, a licensed Professional Engineer (hereinafter: the "Construction Plans"). Said plans show in sufficient detail the Required Improvements for the Subdivision. D. The Construction Plans have been reviewed and approved subject to such modifications as may have been specified by each of the following entities: (i) The City Engineer with respect to site grading, pathway, street, and storm water drainage improvements, (ii) The City Public Works Director with respect to culinary water improvements if provided by the City, storm water drainage improvements, parking improvements, and access improvements. II. AGREEMENT IN CONSIDERATION OF THE ABOVE RECITALS, THE PARTIES HEREBY AGREE AS FOLLOWS: 1. Covered Property. The real property subject to this Agreement (hereinafter; the "Property") is described as follows: PARCEL 1, MAPS SUBDIVISION, LOCATED IN THE NW 1/4 OF SECTION 1, T26S, R21E, SLB&M, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING therefrom any minerals, coal, carbons, hydrocarbons, oil, gas, chemical elements and compounds whether in solid, of liquid, or gaseous form, and all steam and other forms of thermal energy that have been previously reserved or transferred in prior documents. 2. Payment of Fees; Approved Land Uses. Subdivider 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 according to City policy. a. The uses permitted in the Subdivision shall correspond with the uses authorized for the R-4 Zone under the Moab Municipal Code and other applicable ordinances. The configuration of the Subdivision and the uses therein shall conform to the Construction Plans, Exhibit 1 attached, and the Final Plat, as set forth in Exhibit 2, attached. 3. Required Improvements. Subdivider shall construct all of the improvements to the property shown on the Construction Plans, and as described in the Subdivision Improvement Schedule attached as Exhibit 1 (the Required Improvements). Required Improvements shall include the public improvements shown on the Construction Plans, including but not limited to the following: (a) Site clearing and removal of obstructions (b) General site grading (c) Site utilities including but not limited to culinary water and sanitary sewer, gas and power (d) Streets, curb & gutter, and sidewalks (e) Street signage and lighting (I) Storm water drainage facilities 4. Improvements to be Completed in Conformance with Construction Plans. Improvements shall be completed in conformance with the approved Construction Plans. All changes to the Construction Plans must be authorized in writing by the City Engineer. In addition, all improvements shall be completed in conformance with the City of Moab Public Improvement Specifications and all state and federal regulations as applicable. Where discrepancies occur between the Construction Plans and the listed reference standards, the reference standard shall prevail. 5. Timeline for Completion. Construction of all Required Improvements for Property shall be completed within two years from the date of this agreement. A reasonable extension of time for the completion of improvements may be granted, at the discretion of the City Council, upon a showing by the Subdivider that there is good cause for an extension and that the work has been diligently prosecuted from the date of this Agreement. 6. Acceptance of Improvements, Warranty. All work shall be subject to quality assurance testing and inspection as specified in the Construction Plans and/or applicable reference standards. Subdivider or Suvdivider's authorized representative shall provide 48 hours minimum notification to City as applicable when inspection is required. The costs associated with such testing and inspection shall be the responsibility of Subdivider. (a) Upon satisfactory completion of improvements as evidenced by inspection & testing as applicable, all water and sewer mains and all street and public pathway improvements shall be dedicated to City. (b) Subdivider warrants that all public improvements dedicated to City shall be constructed in a workmanlike manner and 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 City. (i) Subdivider shall promptly repair or replace any defective work following receipt of written notice under this warranty from the City. (ii) Subdivider additionally warrants that all public improvements shall be delivered free and clear of any lien or encumbrance. 7. Posting of Performance Bond, or Placement of Funds in Escrow. Contemporaneous with the execution of this agreement, the Subdivider shall post a performance bond, in a form acceptable to the City Manager, or place funds in escrow, for the use and benefit of the City and/or any subcontractors, laborers, or suppliers providing labor or materials for construction of Public Improvements. The bond or escrow account shall be in an amount of TWO HUNDRED FIVE THOUSAND TWO HUNDRED EIGHTY TWO DOLLARS which equals one hundred ten percent (110%) of the estimated cost of all Public Improvements. Said cost estimate shall be approved by the City Engineer and is shown in Exhibit 3 hereto. Escrow accounts may be held under the auspices of the City Treasurer or a private escrow agent approved by the City. Any fees charged by a private escrow agent to perform the services outlined herein shall be paid by the Subdivider. The City Manager may approve the use of a combination of an escrow account and performance bond. Letters of credit from an approved financial institution may be approved in lieu of a performance bond. 8. Partial Releases of Performance Guaranty. No partial releases of the performance guaranty shall be permitted for partial completion of the work. 9. Final Release of Performance Guaranty. Upon completion of all Required Improvements in accordance with the approved Construction Plans, Subdivider Improvements in accordance with the approved Construction Plans, Subdivider may request that the performance guaranty be released. (a) In order for Subdivider to receive final release, the following shall be presented to City: (i) A completed Final Release Form supplied by City and signed by Subdivider. Said form shall include Subdivider's certification of warranty for the completed improvements. (ii) Copies lien waivers/releases from all contractors who performed work on the project and all suppliers who supplied materials that were incorporated into the work. (iii) Written certification by Subdivider that all outstanding charges for the Improvements have been paid and that there are no liens, encumbrances, or other restrictions on the Improvements. (b) Upon acceptance of a complete request for final release, the City Public Works Director shall verify that all Required Improvements are complete and in accordance with the approved Construction Plans and Final Plat. (c) Upon written certification from the City Manager that Subdivider has completed all of the required public and other Subdivision improvements in accordance with this Agreement, and that there are not liens, encumbrances or other restrictions on the Improvements, and that such Improvements have been inspected and approved by the City Public Works Director and the City Engineer, the City Council shall execute a resolution verifying the acceptance of the Improvements and authorizing the release to the Subdivider of the Deed of Trust on the Pledged Property. 10. Citv's Use of Performance Guaranty upon Default. Upon written certification by the City Manager that the Subdivider has failed to perform its obligations under this Agreement, within the time period set forth in this Agreement, and if City intends to proceed with the task of installing any or all of the Required Improvements covered by this Agreement, the City may elect to declare and record a Notice of Default pursuant to the Deed of Trust, and as authorized by U.C.A. 57-1-24. The property subject to the Deed of Trust shall then be sold at a public sale in the manner provided by law. The amount of indebtedness subject to satisfaction under the Deed of Trust shall be the balance, at the time of sale, of all costs of construction/completion of all Improvements required under this Agreement, together with sums owing under this Agreement and the terms of the Deed of Trust, up to the indebtedness limit specified in the Deed of Trust. Nothing herein shall be construed to abrogate any right on the part of the City to pursue a deficiency judgment, as provided by law. 11. Zoning Compliance. Certificates of Occupancy for structures within the Property shall only be issued upon satisfactory completion and acceptance of all Required Improvements as stipulated herein. In no case shall a Certificate of Occupancy be issued, nor shall any structure be occupied, prior to the completion of all Required Improvements and the satisfaction of zoning requirements for a given lot. The occupying of any structure without a Certificate of Occupancy shall constitute Default as provided for herein. 11 Default, Remedies, Lapse of Plat. 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 City shall deliver written notice to the Subdivider describing the act, event, or omission constituting same, and allowing Subdivider a period of not less than thirty (30) days in which to cure or abate the violation. Cure within that period reinstates this Agreement. (a) Upon declaration of Default, City may exercise any remedies for violation available under City ordinances or Utah statutes, including, without limitation, foreclosing upon the Deed of Trust; withholding building permits or certificates of occupancy/zoning compliance; an action to enjoin or abate zoning violations; recording of a lapse of plat, in whole or in part; and any other remedies available at law or equity, including specific performance or injunctive relief. (b) The recording of a lapse of plat by City shall result in the reversion of the approval of the Subdivision. A lapse of plat shall terminate all previous approvals and result in the elimination of platted lots for the affected property. 12. General Provisions. This Agreement shall be binding on and inure to the benefit of the successors and assigns of Subdivider in the ownership or development of all or 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 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 modifications 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 J• parties agree that the exclusive venue in the Seventh Judicial District Court, Grand County, Utah. In any such proceeding 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 tried to the court. e. In any legal proceeding concerning the terms of 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. £ 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; and (iii) except as otherwise provided herein, Subdivider shall have full power and exclusive control of the Property. 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 concerning 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, and delivered to the following addresses: To the City of Moab: City of Moab 217 East Center Street Moab, Utah 84532 Attn: City Manager To SUBDIVIDER: Housing Authority of Southeastern Utah 321 East Center Street Moab, Utah 85432 Attn: Benjamin Riley, Executive Director k. Notice may be delivered to such other parties or addresses as the parties may designate in writing from time to time. 1. Nothing in this Agreement shall be deemed to waive any governmental or other immunity to which the City is entitled under applicable law. IN WITNESS WHEREOF, 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 Subdivider as of the date(s) specified below. CITY OF MOAB: Mayor Emily S. Niehaus Date ATTEST: Rachel E. Stenta City Recorder Date SUBDIVIDER: Housin; Author's Southeastern Utah STATE OF UTAH )§ COUNTY OF GRAND NOTARY PUBLIC iENNA WHETZEL 695124 E OtvMISSION EXPIRES MAY 30, 2021 STATE OF UTAH The foregoing agreement was executed before me by ` ILL71-' , this Gj day of NtActC, 20E. Witness my hand and official seal. My commission expires: KW 30l -a o t tate of Utah Address: 1 E. 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CONTRACT ITEM UNIT PLAN Unit Cost Total 1 EARTHWORK - EXCAVATION CY 400 $ 15.00 $ 6,000 2 SAWCUT, REMOVAL & DISPOSAL OF ASPHALT PAVEMENT SY 50 $ 43.00 $ 2,000 3 SAWC., REM., & DISP.OE SIDEWALK, CURB & GUTTER SY 4 $ 50.00 $ 200 4 CLEARING, GRUBBING, SUBGRADE PREP SY 1,930 $ 4.00 $ 7,720 5 AGGREGATE BASE COURSE 3/4" (8" DEPTH) CY 400 $ 35.00 $ 14,000 6 ASPHALT PAVEMENT (3 INCH) SY 1,060 $ 25.00 $ 26,500 7 CONCRETE CURB & GUTTER LF 540 $ 25.00 $ 13,500 8 CONCRETE SIDWALH (4" DEPTH) SY 270.0 $ 10.00 $ 2,700 9 CONCRETE APRON (6"DEPTH) SY 20.0 $ 15.00 $ 300 SUBTOTAL $ 72,920 SEWER ITEM NO. CONTRACT ITEM UNIT PLAN Unit Cost Total 10 8" SDR-35 INCL. TRENCH, BED, BACKFILL LF 305 $ 80.00 $ 24,400 11 48" DIA. MANHOLE EA 1 $ 4,000.00 $ 4,000 12 CONNECT TO EXISTING MANHOLE EA 1 $ 3,500.00 $ 3,500 13 4" SOR-35 INC. TRENCH, BED, BACKFILL, CLEANOUT LF 15 $ 60.00 $ 900 SUBTOTAL $ 32,800 WATER ITEM NO. CONTRACT ITEM UNIT PLAN Unit Cost Total 14 8" C900 INCL. TRENCH, BED, BACKFILL LF 560 $ 100.00 $ 56,000 15 8" WATER VALVE EA 3 $ 3,000.00 $ 9,000 16 S" FITTING (S TEE, 45 DEG. ELBOW,8x6 REDUCER,CAP) EA 5 $ 1,000.00 $ 5,000 17 6" C900 INCL. TRENCH, BED, BACKFILL LF 40 $ 90.00 $ 3,600 18 6" FITTING (CAP) EA 1 $ 800.00 $ 800 19 FIRE HYDRANT ASSEMBLY W/ 6" VALVE EA 1 $ 6,500.00 $ 6,500 SUBTOTAL $ B0,900 TOTAL COST ESTIMATE 186,620 2/25/2019