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therefore, it more likely that heavy construction vehicles will rut the pavement <br />section all the way into the subgrade. This can create thin spots in the sections <br />that are hard to identify. Also, it is very likely that the aggregate base will <br />become contaminated with clay and/or organic materials because of the <br />construction equipment tracking from the lot onto the road. Identifying the <br />needed corrections in the spring will be very difficult because the extent of the <br />damage will be hard to determine. <br />• Drainage is also a concern with a road that is not up to the final grade. Areas that <br />trap water remain soft and are more susceptible to damage. <br />• Typically, construction proceeds to the 75%-80% complete range very <br />quickly. After that, we have had a very hard time getting developers to complete <br />the final portions of the project in a timely manner. Waiting until all of the <br />improvements are substantially completed seems to be the best way to ensure <br />that projects are completed. Too often final restoration and punch list items hang <br />out there for a very long time (years) because the incentive to complete the work <br />is reduced once home construction is allowed to begin. <br />Emergency access. Access in emergency situations, ambulance and fire can be <br />compromised with a road under construction. <br />Question 3. The developer also desires to begin grading before the final plat is approved, <br />expected November 28th. Historically, the Council has required that the plat be recorded before <br />work begins. This encourages the developer to address all the small details that permit a <br />successful project and reduces the likelihood of prior liens and interest being established that <br />would interfere with the city filing. Staff does not support this request for an early start, <br />however, if the Council supports the request, staff suggests that at minimum, all fees paid, the <br />letter of credit be provided, and the grading and erosion control plan be formally approved by the <br />City Engineer prior to work. <br />With direction, staff will prepare final drafts of the resolution and the development agreement for <br />formal approval at the November 28th meeting. <br />COUNCIL ACTION REQUESTED <br />Provide direction on the Development Agreement issues as outlined. <br />List of Exhibits <br />A — Draft Development Agreement <br />B. — Council memo and minutes 9-12-16, Preliminary Plat approval <br />C. — Developers request to start <br />