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Home My WebLink About10.1 Doc. No. 2634483_12-14-2020Inter-officeOriginalto: CityofBozeman CityClerk PO Box 1230 Bozeman MT 549771-1230 2634483Page:1 of 9 12/21/201809:47:05AM Fee $56.00CharlotteMills-GallatinCounty,MT MISC lilllilllllllillilllllllllllillllllfillilllliIlifillllllilllillllllillfillill| DECLARATION OF INSTITUTIONAL CONTROLS FOR THE BRIDGER VALE ANNEXATION This DECLARATION OF INSTITUTIONAL CONTROLS ismade and enteredintothis 14 day of fem.I ,2018,by BridgerVale LLC,P.O.Box 930, Manhattan MT 59741-0930,hereinaftercalled"Bridger Vale",and the City of Bozeman (the "City"),a self-governingmunicipalcorporationorganizedand existingunder itsCharterand the lawsofthe StateofMontana,withprincipalofficesat121 N.Rouse Ave.,PO Box 1230,Bozeman, MT 59771-1230,hereinaftercalledthe"City",(BridgerVale and Cityarereferredtocollectively as the Parties)forthe purpose of addressingthe terms of annexationof the propertyknown as BridgerVale and itssuitabilityfordevelopment. WHEREAS,BridgerVale isowner of land (the"Property"as describedin Section1, below)which itisannexingto theCityofBozeman forthepurposesof development;and WHEREAS,on February 5,2018 afterconductingallrequiredreview theBozeman City Commission determineditwas inthebestinterestofBridgerVale and theCityforthePropertyto be annexed;and WHEREAS,itistheintentofBridgerVale and theCitytorecordthisDeclarationtosatisfy theterms of annexationfortheProperty;and WHEREAS,duringthe review processforannexationof the Propertyissuesof potential pollutionrelatingto the former East GallatinLandfill,alsoknown as the Bozeman Old City Landfill,a closedlandfilllocatedon propertyowned by theCity,furtherdescribedinSection2.a below,were identified;and WHEREAS,duringthereview processforannexationofthePropertytheCityand Bridger Vale consultedwith theMontana Department of EnvironmentalQuality(MDEQ)and theParties identifiedthe need to establishinstitutionalcontrolsto protectthe health,safety,and general welfareof futureresidentsoftheProperty;and WHEREAS,BridgerVale conducted monitoringof the Propertyand sharedinformation with theCitydemonstratinglow levelsofpotentialcontaminants;and 1 WHEREAS,Bridger Vale and the City agree itisin theirmutual interestto establish institutionalcontrolstomitigatepotentialimpactsresultingfrom potentialcontaminationfrom the formerEastGallatinLandfill;and WHEREAS,thePartiesidentifyinstitutionalcontrolswhich areexpectedtoaddressknown orprobableconcernsidentifiedatthistime and areappropriatetobe addressedinconjunctionwith annexationand futuredevelopment on theProperty;and WHEREAS,the Partiesrecognizethatin additionalto the controlscontainedin this declarationadditionalinstitutionalcontrolsmay be requiredin conjunctionwith subdivisionor otherdevelopment ofthesite;and WHEREAS,Bridger Vale desiresto declare and provides noticeto allsubsequent purchasers,lessees,residents,or any otherpersonseekingto obtaina legalorequitableinterestin thePropertythatsuch controlsexist,may be amended or supplemented,and thatinterestedparties should seek informationregardingthe environmentalstatusof thePropertyor the East Gallatin Landfillfrom BridgerVale,theCity,orMDEQ. NOW,THEREFORE,BridgerVale hereby declaresand covenants: 1.Property Description This Declarationpertainsto,and includes,the propertydesignatedand identifiedon Annexation Application17230 and furtherdescribedas Remaining Tract GLR-1 of COS 157, Section31,Township 1S,Range 6E,GallatinCounty,Montana (the"Property"). 2.InstitutionalControls BridgerVale declarestherestrictionssetforthhereinshallgovern use ofthe Property.The followinginstitutionalcontrolsarehereby placed on thePropertyand may only be amended by priorwrittenconsentof theCity: a.BridgerVale,foritself,itssuccessorsand assigns,recognizesthePropertysharesa propertyboundary the east-southeastwith the former East GallatinLandfill.The East GallatinLandfillislocatedon landowned by theCityand describedas TractGL-2,COS 1221,locatedin thenorthwestquarterof Section31,TIS,R6E,PMM,GallatinCounty, Montana.The East GallatinLandfillhas been designatedby the MDEQ asthe"Old City Landfill"and islistedas siteBZLF in MDEQ's database.According to theMDEQ,the East GallatinLandfillis under the State'sCECRA (Comprehensive Environmental Cleanup and ResponsibilityAct)program,which isthe leadregulatoryprogram forthe site.MDEQ ranksthesitea low priority.InformationregardingtheEast GallatinLandfill isavailablefrom theCity'sEngineeringDivisionand theMDEQ's StateSuperfund Unit. b.BridgerVale hereby declares,foritself,itssuccessorsand assigns,to monitor the performance of sub-slabmitigationsystems requiredpursuant to Section2.e of this 2 Declarationand takeallstepsnecessarytoensure such system perform as designeduntil otherwiseagreed by the City.Bridger Vale also declaresand agrees itwillpreparea Sampling and Analysis Plan forthe sub-slabvapor mitigationsystems detailingat a minimum sampling objectivesand design,sampling locationand frequency,sampling methods and handlingprocedures,analyticallaboratorytestingmethods,qualitycontrol requirements,and data storage.The Sampling and AnalysisPlan (the"Plan")must be approved by theCitypriortofinalapprovalof any development on theProperty.Bridger Vale declaresitwillamend thisDeclarationand the Plan priorto finalapprovalof any development on thePropertytospecifythetypeof sub-slabvapormitigationsystemstobe installedand thespecificsamplingand analysisrequirementsofthePlan. Bridger Vale also declaresand agreesto allow the City and MDEQ accessto install groundwater,soil,and soilvapor monitoringlocationson the Propertyinlocationsto be determinedupon of approvalof development of the Property.Access forthe City and MDEQ shallbe providedduringreasonabletimeswith priornoticetoBridgerVale or its successorsand assigns. Upon the establishmentof monitoring locationsfor groundwater,soil,and soilvapor Bridger Vale agrees to provide the City,if requested,access easements for such monitoring.BridgerVale alsodeclaresand agreestoestablishprovisionsinitscovenants adopted pursuantto any development on the PropertyrequiringBridgerVale and its successorsand assignsto sharewith the City datacollectedby itor itssuccessorsand assignspursuanttothePlan,and ifrequestedby MDEQ,with MDEQ. The covenantsmust containthePlan approvedby theCityand requireany propertyowners associationto providesufficientfmancialand technicalresourcesto ensurethe sub-slab vapor mitigationPlan continuesineffectuntilotherwiseagreedtoby theCity. d.BridgerVale declaresthatgroundwaterwells,otherthantheone (1)existingwell locatedon the Propertywhich servesa home locatedto the north of the Property,are prohibitedon the Property.Bridger Vale furtherdeclaresand agrees any future development of the PropertywillconnecttoCitywater servicesand thatallwater use on theProperty,includingpotableand irrigationuses,willuseonlyCityprovidedwater.This restrictionmay be liftedforirrigationpurposesonly asdeterminedsolelyby theCityupon a showing by BridgerVale or itssuccessorsand assignsthatgroundwaterproposed for irrigationusescomplieswith MDEQ waterqualitystandards. e.All futurestructureson the Property must be builtslab-on-gradeand have a professionalengineer design,certify,and oversee constructionof a sub-slabvapor mitigationsystem.Such sub-slabvapor mitigationsystemsmay be activeor passive.Such systems must comply with bestpracticesas establishedby theMDEQ inthemost current versionof the Montana Vapor IntrusionGuidance.The licensedprofessionalengineer must certifysuch system as designedand installedwillmeet industrybestpracticesfor 3 mitigatingvapor intrusion.BridgerVale declaresforitselfand on behalfof itssuccessors and assignsitmust maintainin good working conditionsuch sub-slabvapor mitigation systemsand adheretotheMontana Vapor IntrusionGuidance recommendations forpost- constructiontesting,maintenance,and monitoring.Any futurecovenantsestablishedon thePropertymust includetheabove requirements. f.Excavation activities:BridgerVale,and itssuccessorsand assigns,must inform (and keep records of such communication)allpersons disturbingor excavatingthe Property to constructany utilitiesor buildingsthatbest practicesfor excavationof contaminatedsitesmust be followed.Such bestpracticesincludebut arenot limitedto: i.OSHA worker safetyregulations; ii.Activeventingof excavations; iii.Ifany excavationor disturbanceof soilresultsin exposing or interactingwith groundwaterand such excavationordisturbancerequiresdewateringoftheground or removal of groundwater and disposalof groundwaterofftheProperty,Bridger Vale must obtainallnecessaryenvironmentalpermitsforsuch disposal. iv.Compliance with allCity,state,and federalrequirementsforstormwatercontrol duringconstruction;and v.Any otherrequirementofa local,state,or federalagency establishedpursuanttoa permitforactivitieson theProperty. 3.Grant ofAccess forDedicated Rights-of-Way BridgerVale declaresand agreestheCitymay withoutnoticeaccessallrightsofway, parks,open spaces;and with reasonablenoticetothethencurrentlandowner allprivatelyowned landwithintheProperty,forthepurpose of monitoringand,ifnecessary,mitigatingrealor potentialcontamination. 4.Information Sharing Bridger Vale for itselfand itssuccessorsand assignsdeclaresand agrees to share informationand data with the City and MDEQ resultingfrom monitoring.Such information sharingistothebenefitof bothPartiesand no compensation isdue between thePartiesforsharing of such information. 5.City as Intended Beneficiaryof Covenants The Cityshallbe entitledto enforcethesecovenantsas an intendedbeneficiarythereof. BridgerVale specificallyagreesthatthe remedy of "specificperformance"shallbe availableto theCityinsuch proceedings. 4 6.Default Time isof theessenceof thisAgreement.IfBridgerVale shalldefaultinor failtofully perform any of itsobligationsinconformance withthisdeclarationand thetimeframescontained herein,and suchdefaultor failureshallcontinuefora periodofthirty(30)days afterwrittennotice specifyingthedefaultisdepositedintheUnited Statesmail addressedtoBridgeratP.O.Box 930, Manhattan MT 59741-0930,or any otheraddressas BridgerVale shallprovidetotheCity from time totime,withoutbeing completelyremedied,satisfied,and discharged,theCitymay electto enforceany remedy providedby law. 7.Modificationor Alterations No modificationsoramendment of thisDeclarationshallbe valid,unlessevidencedby a writingsignedby thePartieshereto. 8.No Assignment ItisexpresslyagreedthatBridgerVale shallnot assignthisDeclarationin whole,or in part,withoutpriorwrittenconsentof theCity.Saleof individuallotsafterapprovalof the final platof any futuresubdivisiondoes not requirepriorwrittenconsentoftheCity.BridgerVale may establisha propertyowners associationto assume alldutiesand obligationsof thisAgreement withoutCity'spriorwrittenconsent;indoing so,BridgerVale must providenoticetotheCityat thetime such dutiesand obligationsaretransferredtothepropertyowners association. 9.InvalidProvision The invalidityor unenforceabilityofany provisionof thisDeclarationshallnotaffectthe otherprovisionshereof,and thisDeclarationshallbe construedinallrespectsasissuch invalidor unenforceableprovisionwere omitted. 10.AdditionalTerms The partiesrecognizethesedocuments shallbe filedand ofrecordwiththeGallatinCounty Clerk and Recorder atthe same time as filingoftheAnnexation Agreement between theParties. BridgerVale declarestheCitymay filethesedocuments atany time.The undersignedLandowner affirmsthatthey have authorityto enterintothisDeclarationand to bind themselvesto this Declaration. 11.Governing Law and Venue Thisdeclarationshallbe construedunder and governed by thelawsofthestateofMontana. Intheeventof litigationbetween theParties,venue isintheEighteenthJudicialDistrictCourt,in and forCounty of Gallatin,Stateof Montana. 5 12.Attornev'sFees In the event itbecomes necessaryfor BridgerVale or the City to retainan attorneyto enforceany oftheterms orconditionsofthisdeclaration,thentheprevailingpartyshallbe entitled to reasonableattorney'sfees and costs,to includethe salaryand costsof in-housecounsel includingCityAttorney. 13.Waiver No waiverby BridgerVale or theCityof any breachofany term,covenantordeclaration shallbe deemed a waiver of the same or any subsequentbreach of thissame or any otherterm, covenantordeclaration.No covenant,term or declarationshallbe deemed waived by eitherparty unlesswaived inwriting. 14.Successors This declarationshallbe bindingupon,inuretothe benefitof and be enforceableby the partiesheretoand theirrespectiveheirs,successorsand assignsand specificallytoany subsequent purchaserof theannexed property 15.Covenants to Run with the Land The partiesintendthatthe terms ofthisdeclarationshallbenefitthePropertyand shallbe covenantsrunningwith the land and shallnot expireupon transferof ownership oftheProperty. These restrictivecovenants apply in perpetuityand every subsequentinstrumentconveying an interestinallor any portionof thePropertyshallincludetheserestrictivecovenants.A property owner may requestCityapprovaltoremove allor a portionoftheseinstitutionalcontrolsfrom the Property,and these institutionalcontros1or the portionthereofmay be removed ifthe City determinesan unacceptableto publichealth,safety,and welfareand the environment does not exist. 16. This declarationshallbe recordedintheOfficeoftheGallatinCounty Clerkand Recorder. **End ofAgreement exceptforSignatures** 6 RI dR ALE LLC B :Andrew Ebbighausen STATE OF MONTANA ) :ss COUNTY OF GALLATIN ) On this 6 day of ,2018,beforeme,the undersigned,a Notary PublicfortheStateof Montana,personallyappeared Andrew Ebbighausen known tome tobe the as 4 ofBridgerVale LLC,and acknowledged tome thathe executedthe same forand on behalfofBridgerVale LLC. IN WITNESS WHEREOF,Ihave hereuntosetmy hand and affixedmy ofilcialsealthe day and yearfirstabove written. (SEAL) j AKRISTA JO ASUN 2() NotaryPublic own forthestateofMontana (Printe ame Here)Residingat: .SEAL Bozeman,Montana My commissionExpires:Notary PublicfortheStateof RT" ,fokyou Marchoi,2022""Residingat GO26MAL-r Mi-- My Commission Expires:6 -1-11 (Use 4 digitsforexpirationyear) 7 CITY OF BOZEMAN By CityManager CityClerk U 0 APP OVED AS TO FORM: Ci orney STATE OF MONTANA ) )ss. County ofGallatin ) On this (4 day of ers ,2018,beforeme,a Notary Publicfor theStateofMontana,personallyappearedANDREA SURRATT,ROBIN CROUGH,and GREG SULLIVAN known tome to be the CityManager,CityClerk,and CityAttorney respectively,of theCityof Bozeman and thepersonswhose names aresubscribedtothewithin instrument,and acknowledged tome thattheyexecutedthesame forand on behalfoftheCity of Bozeman; IN WITNESS WHEREOF,Ihave hereuntosetmy hand and affixedmy NotarialSealthe day and yearfirstabove written. ""4'"'"BRENDA SWEENEY 'NotaryPublic over ..forthestateofMontana . Residingat:L......A 10 hats SEAL *I sozeman,Montana Notary PublicfortheStateof Mo ana-*'My CommissionExpires: conse December02,2022 8