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2023-10-16 - Ordinance 2023-122 - AUTHORIZING A DEVELOPMENT IMPROVEMENT AGREEMENT WITH BERMAN LAPETINA ENTERPRISES, LLC (105 Lexington Dr) ORDINANCE NO. 2023-122 AN ORDINANCE AUTHORIZING A DEVELOPMENT IMPROVEMENT AGREEMENT WITH BERMAN LAPETINA ENTERPRISES, LLC WHEREAS,the Village of Buffalo Grove is a home rule unit pursuant to the Illinois Constitution of 1970; and WHEREAS, the Village seeks to enter into a Development Improvement Agreement (DIA) with Berman Lapetina Enterprises, LLC ("Developer") for site improvements associated with the self-storage building commercial development at 105 Lexington Drive, NOW THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS, as follows: SECTION 1. The foregoing recitals are hereby adopted and incorporated and made a part of this Ordinance as if fully set forth herein. SECTION 2. The Development Improvement Agreement is approved subject to review and approval by the Village Attorney. SECTION 3. If any section, paragraph, clause or provision of this Ordinance shall be held invalid, the invalidity thereof shall not affect any other provision of this Ordinance. SECTION 4. This Ordinance shall be in full force and effect from and after its passage and approval and shall not be codified. AYES: 5—Cesario,Ottenheimer,Stein, Bocek,Weidenfeld NAYES: 0- None ABSENT: 1 -Johnson PASSED: October 16, 2023 APPROVED: October 16, 2023 PUBLISHED: October 17, 2023 ATTEST: APPROVED: \ � � � �� ��•�-�a�`� � . �h-���� �- ��------� Jane���1:`hll"Sirabban Vilia e Clf�r� Eric N. Smith Vi a President � , � , � _ • ' ,_,..�., =d: _. _ . \-- - i - .- _ ��,. .,..i1. � : .�.� ; _. ;: �• .�� .�:_ — BUFFALO GROVE SELF STORAGE Development Name DEVELOPMENT IMPROVEMENT AGREEMENT THIS AGREEMENT("Agreement"), made and entered into as of this 16th day of October, 2023 by and between the VILLAGE OF BUFFALO GROVE, an Illinois Municipal Corporation, and having its office at Village Hall, 50 Raupp Boulevard, Buffalo Grove, Illinois (hereinafter called "Village"), and Berman Lapetina Enterprises, LLC,an Illinois limited liability company(hereinafter called"Developer"). WITNESSETH: WHEREAS, Developer desires to improve the real property described in Exhibit "A" attached hereto and made a part hereof (the "Property"), and in compliance with the Village's Development Ordinance, Developer has submitted to the Village certain site, engineering, and landscaping plans prepared by Northwestern Engineerin� Consultants, P.C., who are registered professional engineers, dated September 20, 2023 and described in more detail in Exhibit "C" attached hereto and made a part hereof(the"Plans"); and, WHEREAS, the Village is willing to approve said Plans, provided that this Agreement is executed to insure the completion of certain site improvements, as a condition precedent to the issuance of building permits for any buildings to be constructed on the Property. NOW,THEREFORE,it is mutually agreed as follows: 1. Developer shall furnish, or cause to be furnished, at their own cost and expense, all the necessary material, labor, and equipment to complete the improvements listed on Exhibit "B" attached hereto, and all other site improvements not specifically set forth, which are required by applicable ordinances or agreements(collectively, the"Improvements"), ali in a good and workmanlike manner and in accordance with all pertinent ordinances and regulations of the Village and in accordance with the Plans (including any subsequent revisions requested by the Developer and approved in writing by the Village pursuant to the Village's Development Ordinance). All utility lines and services to be instailed in the street shall be installed prior to paving. 1 Z. Attached hereto as Exhibit "D" is a complete cost estimate for the construction of the Improvements described in Exhibit "6" hereto. No later than three (3) business days following the execution of this Agreement and prior to the issuance of Village Permits, the Developer shall deposit a Letter of Credit acceptable to and in a form and sub5tance approved by the Village in the original amount of Eight Hundred Twenty Seven Thousand Two Hundred Sixty and 00/100 Doliars ($827,260,00), as further described in Paragraph 9 herein(the"letter of Credit"). 3. AII work shail be subject to inspection by and the approval of the Village Engineer. tt is agreed that the contractors who are engaged to construct the lmprovements are to be approved by the Village Engineer and that such approval will not be unreasonably withheld. 4. The Developer has pa'rd or wil! pay the Vill�ge a Review and Inspection Fee, as required by Ordinance. it is understood that said fee is based on the ampunt af the contracts or cost estimaze for those items in Exhibit"B". 5. Prior to the time the Developer or any af its contractars begin any ot the work provided for herein, the Developer, and/or its contractors shail furnish the Village with evidence of insurance covering their employees in such amounts and coverage as is reasonabiy acceptable to the Village. Nothing herein shall waive any immunities the Village may assert in response to or defense of any ctaim. in addition, by its execution of this Agreement, the Developer agrees to protect, indemnify, save and hold harmless, and defend the viltage and its employees, officials, and agents, against any and all claims, costs, causes, actions, and expenses, including but nat iimited to reasonable attorney's fees incurred by reason of a lawsuit or claim for damages or compensation arising in favor of any person, corporation or other entity, including the employees or officers or independent contractors or sub- contractors of the Developer or the Village, on account af personal injuries or death, or damages ro property to the extent occurring, growing out of, incident to, or resulting directly or indirectly, from the performance of the work of the Developer, independent conTractors or sub-contractors or their officers, agents, or employees. The Developer shall have no 4iability or damages for the costs incident thereto to the extPnt caused by the negiigence or intentianal miscvndud af the Village, its independent contractors or sub contractors or their officers,agents,or employees. 2 6. Subject to Farce Majeure (as defined hereinj, Developer shall cause the Impravements to be completed within twenty-four (24j months following the date of this Agreement (except any Improvements for which specified time limits are noted on the Pians,which shall be completed within the specified time limits shown on the Plans►. "Force Majeure" as used herein shall mean a delay in Developer's performance hereunder ca�sed hy a strike or labor problem, energy shortage,governmental pre-emption or prescription, national emergency, or any other cause of any kind beyond the reasonable control of �eveloper. If the Improvements are not compieted within the time prescribed herein, the Village shaU have the right#o cail upon the Letter of Credit, in accordance with its terms, for the purpose of completing the Improvements. Upon comptetion of the Improvements herein provided for, as evidenced by the tertificate nr certificates of the Villag� President and Board of Trustees,2he Village shali be deemed to have accepted said Improvements, and thereupon, the �etter of Credit shall automatically be reduced ta serve as security for the obligations af the Developer as set forth in Paragraph 7 hereof. The Developer shall cause its consulting engineers to correct drawings to show work as actualiy constructed and said engineers shall turn over high quality Mylar reproducible copies thereof to the Village to betome the Village's property prior to acceptance of the Improvements by the President and eoard of Trustees. 7. The Developer, for a period of one year beyond form�i accepiance by the Village of any Improvement, described in Exhibit "e" hereof, shafi be responsible for maintenance, repairs and corrections to such Impravements which may be required due ko failures �r on account of faulty construction or due to the Developer's negligence and/or its contractors'negligence.The obligation of the Developer hereunder shall be secured by the Letter af Credit as furth+�r described in Paragraph 9 hereof. 8. It is agreed that no occupancy permit shall be granted by any official for the construction of any structure until all required utility facilities set forth in the Plans (to inciude, bui not by way of limitation,sanitary sewer,water and storm sewer systems)have been installed and made ready to service the Property;and that all parking lots or access drives(to include curbs)set forth in the Plans that provide access to the Property have been completely construcied, except for the designed surface course. It is understood and agreed that building permits may be granted for buildings on specific lots to which utility 3 facilities have been installed and made ready for service and to which parking lots or access dr+ves have been constructed as described above, notwithstanding the fact that all improvements within the Development may not be completed. 9.A. The obligations of the Devetoper hereunder as to the deposit of security for the completion af the Improvements and the one-year maintenance of said Improvements after acceptance by the Village (Paragraph 7)shali be satisfied upon deiivery to the Village of a Letter of Credit in favor of the Village in a Form acceptable to the Village, in the amount set forth in Paragraph 2 above.The letter of Credit shall be made subject to this Agreement. The developer hereby waives its option pursuant to 30 IlCS 550/3 and 65 ILCS 5/1139-3 to utilize any type of security other than a Letter of Credii. 8. In addition to the terms, conditior�s, and covenants of the Letter of CrediE,the Village hereby agrees to draw funds or to call the letter of Credit solely for the purpose of payment for fabor and materials supplied or to be supplied, by engineers,con4ractors,or subcontractars,to,or for the benefit of the Developer or the Village, as the case may be, under the provisions of this Agreement in connection with the completion and maintenance of the Improvements, in substantiat accordance with the Plans, as provided in Paragraphs 6 and 7 herem. C. The Viilage further hereby agrees that to the extent that the Developer causes the cornmitments of this Agreement to be compieted, the outstanding liability of the issuer of the Letter of Uedit shall during the course of construction of the Improvements, approximate the cost of completing all Improvements and paying unpaid contract balances for the cornple[ion of the improvements referred to in this Agreement. untii all required tests have been submitted and approved by the ViUage for each of the construction elements inciuding, but not limited to, earthwork, street pavements, parking area pavements, sanitary sewers and water mains(as applicable), a minimum of that partion of the amountof the Letter of Credit al�ocated to each element of work set forth in the estimate attached as Exhibit�shall be subject to complete retention. Al) Improvements are subject to a minimum fifteen (15%} percent retention unti!final acceptance by the Viflage. D. In order to guarantee and warranty the obligatians of Paragraph 7 herein,an amount 4 equal ta fifteen (15R�o) percent of the total amount of the letter of Credit, or an amount equal to fifteen (1S%j percent of the cost estimate {as shown on Exhibit D) of the individual Imp�ovement(s) shall be retained in the letter of Credit for a period of one-year beyond formal acceptance by the Village of the Improvement(s}, After the expiration of that one-year period, the Letter of Credit shali be released (or, if th� one-year period applies to some but not all of the Improvements, the Letter of Credit shall be released as to the Improvements to which the one-year period applies} and thereafter shall be of no Further force and effect. E. As a portion of the security amount specified in Paragraph 2, the Developer shall maintain a cash deposit with the Village Clerk in the amount of Eight Thousand Three Hundred Twenty Two and 00/100 Dollars (58,322.00). If roads are not maintained with a smooth and firm surface reasonably adequate for access of emergency vehicles such as fire trucks and ambulances, or if any condition develops which is deemed a danger to public health or safety by the Village of Buffalo Grove due to the actions of the Developer or his failure to act; and after written notice of this condition, the Developer fails to immediately remedy the condition; then the Village may take action to remedy the situation and charge any expenses which results �rom the action to remedy the situation ro the cash deposit. Upon notification that the cash deposit has been drawn upon, the Developer shall immediately deposit sufficient funds to maintain the deposit in the amount of Eight Thousa�d Three Nundred Twenty Two and QO/S00 Dollars ($8,322.00). If the Developer has not made the additional deposit required to maintain the cotal cash deposit within three(3)days from the date he received notice that such additional deposit was required, it is agreed that the Village may issue a Stop Work Order or also may revoke all permits which the Developer had been granted. This cash deposit shail continue to be maintained until the maintenance guarantee period has lapsed. The deposit may be drawn upon by the Village if the conditions of this Agreement are not met by the Developer within five (S) days after receipt of a written notice of noncompliance with the conditions of[his Agreement,except in cases of danger to public health and safety as determined by the Village, in which case, the deposit may be drawn upon immediately Following notice to the Developer and his failure to immediately remedy the situation. After[ermination of the one-year maintenance period and upon receipt by the Village Clerk of a written request for release 5 of the deposit, the Village wiii either notify the Developer that the Improvements are not in a proper candition for final release of the deposit,or shall release the deposit within fifteen(15)days. f. In addition to the terms, covenants, and conditions of the Letter of Credit, the Devetoper hereby agrees that no reduction shall occur in [he outstanding liabifity of the issuer there under, except on the written approvaf of the Village;however, in ail events, the Viilage shali permit such Letter of Credit to expire, either by its terms, �r by return of such letter of Credit to the Developer, upon the expiration of ane-(1)year from the acceptance of the Improvements referred to herein by the Village. To the extent that the provisions of Paragraph 9 herein, and of the letter of Credit, permit the Viliage to draw funds under such Letter af Credit,the Village hereby agrees to reduce the outstanding liabi(ity of the issuer of the Letter of Credit to the extent that funds are disbursed. 10. Any Letter of Credit shali provide that the issuer thereof shall nat cancel or crthe�wise terminate said security without a written notice being given to the Village between thirty-(30) days and forty-five(45)days in advance of termination or canceilation. 21. No occupancy permit shal� be issued untii all exteriar ligh[ing specified on Exhibit "C" is installed and operational. 12. The Develaper acknowledges that he is responsible for the proper control at weeds, grass, refuse, and junk on all property which he owns within the Village in aaordance with Chapter 8.3a of the Buffalo Grove Municipal Code. �t is further agreed that the Developer shali continue to be responsibie for the proper maintenance of any parcels of property for which the Developer transfers ownership to the Village until such time as the development's improvernents are accepted by the Viliage in writing in accordance with the provisions af thls Agreement. If the Developer fails i� perform his maintenance responsibihties estabiished in either this paragraph or Chapter 8.32, the Village may provide a written notice to the Developer of the improper maintenance condition. If proper maintenance is not completed within ten (10)days after the Developer is provided this notice, the Village may perform the maintenance and deduct the costs of the maintenance from the cash deposit described in Paragraph 9E_ 13. The C3eveloper agrees that no impr4vements constructed in conjunctian with this project are 6 sized or located in such a way as to warrant any recapture payment to the Developer pursuant to any applicable previous agreements. 14. This Agreement shall automatically terminate and be of no further force and effect with respect to Develaper or the Property upon the expiration of the one-year maintenance periad, and upon such termination the parties hereto shali have no further obligations to the other,except for the Village's obtigation to return the Letter of Credit and cash deposit to Developer or otherwise notify the issuer of the letter of Credit of the expiration of the Letter of Credit. The period commencing on the date set forth in the preambfe to this Agreement and expiring on the expiration of the one-year maintenance period is referred to herein as the"Term". 15. This Agreement and the obligations contained herein are in addition to, and not in limitation of, all other agreements between the Parties hereto including,without limitation,Ordinance Na. 0-2023- 100,adopted by the Village Board of Trustees on August 23,20�3,and the obfigations contained therein 16. Neither party shall cause this Agreement (or any memorandum hereof) to be recorded against the Property. 17. Neither party shall assign this Agreernent or any af its terms without the prior, express and written consent of the other party. Furthermore, no assignment of the Developer's obligations shall be effective unless and until the Village approves the language of any propased assignrnent and substitute security in the amounts required by this Agreement. IN W(TNESS WHEREOF,the Village has caused this Agreement to be executed,as has the Developer, all as of the date first above written. VILLAGE OF BUFFALO GROVE, Illinois Municipal Corporation By Villaae President � 7 DEVEtOPER: Berman Lapetina Enterprises,!LC 1658 N Milwaukee Ave Suite 289 Chicago, IL. 60647 B Name: ��� Title: /� �,'� B �UFFALO GRCJVE SELf 5TORAGE DEVELOPMENT IMPROVEMENT AGREEMENT EXNIBIT A LEGAL �ESCRIPTION I.OT 4 IN TFiE FINAL PLAT OF$[.L.`ES"I'UtiE RESL`BDt�'ISION,BEI'VG A RESL`BDIVISIO�ti OF LOT 1 I'.ti BUFFALO GRO�'F COM'�fERCE CErTER L`N(T iB I',�i P.ART OF THE w'EST HALF OF THE SOGTH�'EST QUARTER OF SE:CTIOti 34,TOV1'�SHIP 43 tinRTH,RANC:E 11 EAS"f OF THE TN[RD PRINCIPAL'NERIDIA.'�ANU PART OF THE tinRTHW'FST QtiARTEIt OF SECTI{)N 3,1'OWtiSF�IP 42 tit)RTN, RANGE 11 EAST OF THF:T"HiRD PRINCIPAL vIERIDIAti,IN I.AKE:1ND COaK COUNTIES.ILI,ItiOIS,ACCORQItiG TO TFIE PI.AT THEREOF RECORDED J.4NtiARY 18,2022 AS DOCI'1�lEtiT 7862372.[:�i I,A10E COGtiTI' AtiD RF.CORDED.JAN[;ARY l0, 2022 AS DOCG:�tE:NT 22020140�iU[ti COOK COL;NTY, ILLINOIS. KNOWN AS: 105 LEXINGTON DRIVE, BUFFALO GRQVE, ILLINQIS PERMANENT INDEX NUMBER: 15-34-310-022 AREA= 140,530 SQ. FT. 9 BUFFALO GROVE SELF STORA6E DEVELOPMENT IMPROVEMENT AGREEMEIVT EXHIBIT B All improvements set forth and depicted in the Plans, hoth public and private, including (ta the extent applicabie) earthwark, grading, roads or streets, parking lots, areas and/or parking facilities, sidewalks, sanitary and storm sewers,water ma�n,drainage and storm water detention fadiities,site grading,street lighting,landscapkng,survey monuments and benchmarks. 10 BUFFALO GROVE SELF STORAGE (Development Name) DEVELOPMENT IMPROVEMENT AGREEMENT EXHIBIT C Final Engineering and Landscaping Plans prepared by: Northwestern Engineering Consultants, P.C. Entitled: SELF STORAGE FACILITY/FINAL ENGINEERING PLANS/105 LEXINGTON DRIVE/BUFFALO GROVE, ILLINOIS Consisting of: 10 sheet(s),last revised September 20,2023 (see following pages) 11 S E L F ST RA E FA 0 G I LITY C FINAL ENGINEERING PLANS 105 LEXINGTON DRIVE � --�- BUFFALO GROVE, ILLINOIS --.-� � i � GENERAL NOTES AND SPECIFICATIONS I �� • ����°� � _ � � ��4B OURS�BEwORi�0�sDIG � � � � SITF � �`_ —_ . .-_ �... .. . . �, , , �� _ .a5m _� . _ �. ee���'� ..ma.oo:. ,n.o,aa,. .,a��,o.,a ....,...o. .�,�.... INDEX OF DRAWINGS �_.o...,.� .. ._5 „ .,,.o„.�..,om.o,o, o C-1 TITLE SHEET S��TE �OCATION MAP . . . -_�� C-2 SITE PLAN � �o_,o..:o „o...�.,'..,.�.e,a o�...:�..,moo�o.��..o�..o�H�...,,n..o.�,�;.. C-3 GRADING AND DRAiNAGE PIAN , P,�o.�..�,«„e�.�a����,.��. oo e9:-o z,�.�.a...a�o�., C-4 UTILITY PLAN .�„�,,,,�.�„„.,,,,o.,,,o,,,.„o,,..„m.,,,,,,,, "'°"°""� C-5 STOR� WATER POI.LUTION PREVENTION PLAN LEGEND ��.m. .,,�.>.�,o,,.��,�..,,..,o,a.o,.,o,.,.��.,.e.,a c-s neTniLs C-7 DETAILS .rs,� o ��� - '�� � � �� � C-8 VILLAGE OF BUFFALO GROVE DETAILS �°•��• � '�� "°°• L'-9 IDOT HIG}IWAY STANDARDS xo,.a��. a a� >a�. �� �. , . � o,o � °,o ��� � ' � "°"°"°' C-10 IDOT HIGHWAY STANDARDS .�... �,.�.�..o� .�� .�.o s.�-x5.. ......o.�_,. .,,�.n .v.,.t �2 ...—-� <<,.�o�w � �..��,u o�.,.,,o�o.,���o,oo„.�,...,000.d e.��V��.>a,.�.�..��-�9,. --�- ��x�At�E��we -�-_... � �; �i . � � e..e„�oew....��.•.o�,e. 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