SILF Development Agreement

When recorded return to:
City Attorney

City of Glendale

5850 W. Glendale Avenue
Suite 450

Glendale, Arizona 85301

DEVELOPMENT AGREEMENT
STREETS IN-LIEU FEE: INDUSTRIAL
WEST GLENDALE SERVICE AREA

This Development Agreement (the “Agreement”) is made and entered into as of this

day of 2021, by and between the City of Glendale, an Arizona

municipal corporation (the “City”), and Sarival Development, LLC, a Delaware limited liability

company (“Developer”). Developer and the City are sometimes referred to collectively in the
Agreement as the “Parties” or individually as a “Party”.

RECITALS

WHEREAS, Developer is a private developer that owns approximately 148 acres,
generally located at the northwest corner of Sarival Avenue and Bethany Home Road, as legally
described in Exhibit “D” (“Developer Property”); and illustrated on site plan Exhibit “EK”, and

WEHERAS, the Developer Property is located within the City’s municipal boundaries and
specifically in the West Glendale Service Area as related to street facilities; and

WHEREAS, Arizona Revised Statutes (A.R.S.) § 9-463.05 provides a framework for cities
to assess, collect and administer development fees; and

WHEREAS, as required by law, the City retained the services of an outside consultant to
complete an update of the City’s development impact fees for compliance with the requirements
of A.R.S. § 9-463.05; and

WHEREAS, the report prepared by the outside firm of TischlerBise entitled Land Use
Assumptions, Infrastructure Improvements Plan and Development Fee Report, September 2019,
did not calculate a streets-related development impact fee for what the study called the West
Glendale Service Area due to the unknown nature of development and the associated transportation
infrastructure; and

WHEREAS, the report recommends the City may want to enter into development
agreements with developers to collect payments to help cover the costs of street infrastructure
improvements on a case-by-case basis; and

WHEREAS, the City has determined that due to the extensive growth and rapid rate of
development applications in the West Glendale Service Area, it is necessary and appropriate to
collect an in-lieu fee, formally called the Streets In-Lieu Fee (“SYLF’”) to ensure this new growth
pays its proportionate share of street infrastructure improvements; and

WHEREAS, the City has determined that the $634 per 1,000 square feet of industrial
building fee currently utilized in the area known as the East Glendale Service Area in the
TischlerBise study is appropriate for the West Glendale Service Area, and that the resulting
projected fee revenue and expenditures would be similar; and

WHEREAS, Developer will construct street improvements as depicted in Exhibit “A” (the
“Street Improvements”) that will serve the Developer Property as well as other properties in the
West Glendale Service Area; and

WHEREAS, in consideration of the public infrastructure to be built by Developer, the City
will credit the cost of one 12-foot lane of arterial roadway constructed against the in-lieu fee owed
by Developer provided that Developer constructs a minimum of 2.5 lanes of arterial street
improvements which constitutes the ultimate half-street improvements for the area; and

WHEREAS, no in-lieu fee credit will be given to Developer for street improvements that

are necessary and customarily required for Developer’s project to function in a safe and
satisfactory manner in regards to traffic; and

WHEREAS, in order to accomplish all these goals, the Parties wish to enter into this
Agreement.

NOW, THEREFORE, in consideration of the following mutual covenants and conditions,
the City and Developer agree as follows:

AGREEMENT

1. Incorporation of Recitals. The recitals above are incorporated and made a part of
this Agreement.

2. Arterial Street Improvements. Developer will manage the construction of the
Street Improvements as follows:

(a) Scope of Work. Developer will design, construct, or cause to be
constructed, and will dedicate to the City the street improvements and associated right-of-way
described in Exhibit “A” to this Agreement, subject to the terms and conditions of this Agreement.

(b) Street Improvement Construction Documents and Permits. Construction
documents for the Street Improvements shall be funded by the Developer and shall be prepared
under the direction of and approved by the City. The construction documents shall be consistent
with all applicable ordinances, resolutions, regulations, guidelines, standards, adopted by the City
that are in effect when the permits for the Street Improvements are issued.

B: Streets In-Lieu Fee Credit. Developer understands and acknowledges that the
Street Improvements are not currently included in any existing capital improvement plans (“CIP”)
and the City has no plans and no financial means to undertake the actions necessary to complete
the Street Improvements. Therefore, for and in consideration of the completion of the Street
Improvements to include 2.5 lanes of traffic for the adjacent half-street (5 lanes for full street) and
recognition of the benefits received by the City from the Street Improvements, the City will credit
the cost for one 12-foot lane of Street Improvements (two 12 foot lanes if full street is being
constructed) by and through a credit toward the SILF that would be charged and assessed upon the
industrial development project built by Developer, The SILF is calculated on the form attached as
Exhibit “B”. The City will apply such credit to the SILF that would be charged and assessed upon
the industria] devclopment at the time Sarival Development, LLC pulls permits to construct the
associated building(s). The credit is calculated on the form attached as Exhibit “C”. Such credits
will not exceed the SILF as calculated in Exhibit B, except in the case when the Developer is
constructing permanent Street Improvements adjacent to future phases of development. In this
case, should the SILF credit exceed the SILF calculated for the specific phase, then a credit may
be carried over and credited to the SILF associated with a future building. The SILF credit would
be applied at the time permits are issued for the future building. Should the Developer fail to pull
permits for a subsequent building(s) within 36 months of the Effective Date of this Agreement, the
SILF credit is forfeited. If the City enters into a development agreement with another developer
within 24 months after the date the last party signs this Agreement, and agrees to collect a SILF
less than $634 per 1,000 sq.ft. for speculative industrial buildings or provide a SILF credit using
an amount greater than $95 per lineal foot, then the City agrees to refund to Developer the
difference between the SILF paid by Developer and the SILF that would have been paid by
Developer using the reduced SILF or the increased SILF credit.

4, Adjustment of Unit Fees and Prices. The City may evaluate the Unit Fee on the
SILF Calculation Form and the Unit Price on the SILF Credit Form and make adjustments as the

market dictates. Any adjustments causing the Unit Fee or Unit Price to deviate more that 20% from
the original numbers shall cause this Agreement to be presented to City Council for approval.

5. Development Impact I’ees. This Agreement is only for the purpose of establishing
and calculating an in-lieu fee related to streets. In addition to the SILF, Developer will pay all
development impact fees according to the Glendale City Council approved Development Impact
Fee Schedule in existence at the time structures are permitted. In the event the City adopts a street
impact fee within 24 months after the effective date of this Agreement that is less than the $634
per 1,000 sq.ft. for industrial buildings, then City will provide a credit to Developer equal to the
difference of the amount of SILF paid minus the SILF credit, and the amount of street impact fees
that would have been collected under the new development impact fee schedule. In the event the
City adopts a street impact fee within 24 months after the effective date of this Agreement that
exceeds $634 per 1,000 sq.ft. for industrial buildings, then the street impact fee will be assessed
against the initial building, the Developer shall pay the difference between the new street DIF and
the amount paid in SILF, this amount will be capped at $665 per 1,000 sq.ft.

6. Future Phases. Developer shall pay all DIF fees on all future buildings based on
the approved DIF fee schedule at the time their construction documents for the future buildings
are approved, including but not limited to Police, Fire, Streets, Library, Parks and Recreation, or

in the event there is no approved DIF fee schedule in effect at such time, the SILF applies to future
buildings.

7. Bethany Home and Sarival Traffic Signal. The Parties acknowledge that
Developer’s payment of the SILF shall constitute Developer’s payment of its share of the design

and construction costs for the future traffic signal at Bethany Home Road and Sarival Avenue.

8. Incorporation of Exhibits. All exhibits attached and referred to in this Agreement
are incorporated and made a part of this Agreement.

9. Amendment of the Agreement. This Agreement may be amended or canceled, in
whole or in part, only by a written agreement or amendment fully executed by the Parties.

10. No Third-Party Beneficiaries. This Agreement is made and entered into for the
sole protection and benefit of the Parties. Nothing contained in this Agreement shall be construed
to make any non-party to this Agreement a third-party beneficiary of this Agreement.

11. Assignment. Developer may not assign their rights and/or obligations under this
Agreement (jointly or severally) without the prior written consent of the City, which consent shall
not be unreasonably withheld. Notwithstanding this provision, Developer has the right to assign
and/or transfer their rights and obligations under this Agreement to (a) any business entity,
company or affiliate that is directly or indirectly owned or controlled by Developer; or (b) any
third-party purchaser acquiring all or any part of the Developer Property. In the event Developer
sells any of the Developer Property to a third party, Developer will ensure that the obligations of
this Agreement are fulfilled, either by the Developer or the third-party purchaser, if necessary.

12. Notices. Any notices required or permitted to be given pursuant to this Agreement
may be delivered in person, emailed or mailed, certified mail, return receipt requested to the
following addresses:

To City: City of Glendale
Attention: City Manager
5850 West Glendale Avenue
Glendale, Arizona 85301
Email: kphelps@glendaleaz.com

With copy to: City of Glendale
Attention: City Attommey
5850 West Glendale Avenue
Glendale, Arizona 85301
Email: mbailey@glendaleaz.com

To Developer: Sarival Development
Attn: Scott Haugen
150 South 5" Street, Suite 2675
Minneapolis, MN 55402
Email: shaugen@wptreit.com

4

With copy to: Beus Gilbert McGroder PLLC
Attn: Jeffrey Blilie
701 N. 44" Street
Phoenix, AZ 85008
Email: jblilie@beusgilbert.com

13. Governing Law. This Agreement is governed by the laws of the State of Arizona.

14, Venue. Any action arising from this Agreement, which includes by way of
example, but not limitation, any action to enforce or interpret any provision of this Agreement,
shall be commenced and maintained in a court of competent jurisdiction located within Maricopa
County, Arizona, and the Parties irrevocably waive any right to object to such venue.

15. Conflicts. Developer acknowledges this Agreement is subject to A.R.S. § 38-511,
which allows for cancellation of this Agreement in the event any person who is significantly
involved in initiating, negotiating, securing, drafting or creating the Agreement on the City’s
behalf is also an employee, agent or consultant of any other Party to this Agreement.

16. Cooperation and Altemative Dispute Resolution.

(a) Representatives. To further the cooperation of the Parties in implementing
this Agreement, each Party will designate and appoint a representative to act as a liaison. The
representatives of each Party will be available at all reasonable times to discuss and review the
performance of the Parties to this Agreement and the development of the Developer Property.

(b) Impasse. The City acknowledges and agrces that it is desirable for the
Parties to proceed rapidly with the implementation of this Agreement and the development of the
Developer Property. Accordingly, the Parties agree that if at any time Developer believes an
impasse has been reached with the City staff on any issue, Developer has the right to immediately
appeal to the City’s representative for an expedited decision pursuant to this Section. If the issue
on which an impasse is reached is an issue where a final decision can be reached by the City staff,
the City Representative shall give Developer a final administrative decision within seven (7) days
after the Developer’s request for an expedited decision.

(c) Mediation. If there is a dispute hereunder which the Parties cannot resolve
between, the Parties agree that there shall be a ninety (90) day moratorium on litigation during
which time the Parties agree to attempt to settle the dispute by non-binding mediation before
commencement of litigation. The mediation shall be held under the Commercial Mediation Rules
of the American Arbitration Association (“AAA”) but shall not be under the administration of the
AAA unless agreed to by the Parties in writing, in which case all administrative fees shall be
divided evenly between the Parties. The matter in dispute shall be submitted to a mediator
mutually selected by the Parties. If the Parties cannot agree upon the selection of a mediator within
ten (10) days, then within five (5) days thereafter, the Parties shall request that the Presiding Judge
of the Superior Court in and for the County of Maricopa, State of Arizona, appoint the mediator.
The mediator selected shall have at least ten (10) years’ experience in mediating or arbitrating
disputes relating to commercial property. The cost of any such mediation shali be divided equally

5

between the Parties. The results of the mediation shall be nonbinding with any Party free to initiate
litigation upon the conclusion of the latter of the mediation or of the ninety (90) day moratorium
on litigation. The mediation shall be completed in one day (or less) and shall be confidential,
private, and otherwise govermed by the provisions of A.R.S. § 12-2238.

17, Miscellaneous. This Agreement shall be interpreted, applied, and enforced
according to the fair meaning of its terms and shall not be construed strictly in favor of or against
either Party, as both Parties have been involved in the drafting of its provisions. This Agreement
constitutes the entire agreement of the Parties concerning the matters contained herein and
supersedes all prior negotiations, understandings, and agreements concerning such matters. No
provision of this Agreement may be waived or modifies except by an amendment signed by the
Party against whom such modification or waiver is sought.

18. Severability. In the event that any phrases, clause, sentence, paragraph, section,
article or other portion of this Agreement shall become illegal, null or void or against public policy,
for any reason, or shall be held by any court of competent jurisdiction to be illegal, null, void or
against public policy, the remaining portions of this Agreement shall not be affected thereby and
shall remain in full force and effect to the fullest extent permissible by law.

19. Cooperation and Further Acts. The Parties shall act reasonably with respect to any
and all matters which require either party 10 review, consent or approve any act or matter herein.

20. Counterparts. This Agreement may be executed in counterparts, and all
counterparts will together comprise one instrument.

21. Term. The term of this Agreement shall commence upon the date the last Party
signs this Agreement and shall end at the earlier of (a) three (3) years from the Effective Date; or
(b) the date the Agreement is terminated in a writing signed by the Parties or by an order of a court
of competent jurisdiction.

22. Lender Consent. If, at the present, or at any other time or times, all or any part of
the Developer Property is or becomes encumbered by a lien or encumbrance superior or prior to
the terms, covenants and provisions of this Agreement, then Developer, its successors or assigns,
shall either obtain an appropriate consent and subordination from the lienholder or take such action
as may be necessary to remove and discharge such prior lien or encumbrance. Without limiting
the generality of the foregoing, Developer shall timely pay any and all real property taxes and
assessments levied against or allocable to the Developer Property.

[SIGNATURES ON FOLLOWING PAGE]

IN WITNESS HEREOF, the Parties have caused this Agreement to be duly executed as

follows:

ATTEST:

CITY OF GLENDALE, ARIZONA,
an Arizona municipal corporation,

Kevin Phelps
City Manager

Julie Bower, City Clerk (SEAL)

APPROVED AS TO FORM:

Michael Bailey, City Attorney

SARIVAL DEVELOPMENT, LLC, a Delaware
limited liability company

AflT ZE.

State of_MinncholA )
County of Homnypivt )

This instrument was acknowledged before me on this [5 ™ tay of du ly :

2021,by_ Mért Omino . In witness whereof I hereunto set my hand and
official seal.
phe ° a i ~
.
.. . 82) HEATHER M
My commission expires: | {2 l i Le 22 k E35 NOTARY Mee

MINNESOTA

My Commission Expires 01/31/2022"

EXHIBIT A

Street Improvements

{see following pages]

EXHIBIT A

Street Improvements - Drawing Log

Sarival Logistics Center

Glendale, AZ
Original woe
Dwg No. Drawing Name Prepared By Revision Date
issue Date
Paving Plans
3.0 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.1 Typical Sections Hunter Engineering 06/22/21
3.2 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
G.3 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.4 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.5 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
C3.6 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
03.7 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
03.8 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
c3.9 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.10 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.11 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.12 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3,13 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
3.14 Offsite Paving Plan & Profile Hunter Engineering 06/22/21
Striping Plans
c4.0 Signing & Pavement Markings Plan Hunter Engineering 06/22/21
C41 Signing & Pavement Markings Plan Hunter Engineering 06/22/21
C4.2 Signing & Pavement Markings Plan Hunter Engineering 06/22/21
c4.3 Signing & Pavement Markings Plan Hunter Engineering 06/22/21
c4.4 Signing & Pavement Markings Plan Hunter Engineering 06/22/21
Street Light Plans
SLL Street Light Plan Wright Engineering Corporation 05/10/21
SL2 Street Light Plan Wright Engineering Corporation 05/10/21
SL3 Street Light Plan Wright Engineering Corporation 05/10/21
SL4 Street Light Plan Wright Engineering Corporation 05/10/24.

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