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HomeMy WebLinkAboutC08-243 SIA for McCoy Creek Cabins d C3 .� co es , SUBDIVISION AND OFF -SITE IMPROVEMENTS � AGREEMENT m cu ,_. • MCCOY CREEK CABINS UNIT DEVELOPMENT @ N ■ File No. PDF -1460 N CO THIS SUBDIVISION AND OFF =SITE IMPROVEMENTS AGREEMENT (Agreement) made and entered into this /7 day of /171(.6-1 , 2008, by and between a the COUNTY OF EAGLE, STATE OF COLORADO, a body Corporate and politic, by and through its Board of County Commissioners (hereinafter "County ") and Lone Pine Ventures, m LLC, whose address is P.O. Box 2590 Avon, CO 81620. Lone Pine Ventures, LLC is referred to 3. hereinafter as "Subdivider." - o Z� m� WITNESSETH ° `°m _ � NIEMEN W J Y •• U' Q N w Cr Q W Q1W WHEREAS, the Subdivider, as a condition of approval of the Final Plat of the McCoy w I- 0_ Creek Cabins Planned Unit Development (hereinafter referred to as "Subdivision "), desires an Agreement as provided for by the Land Use Regulations of Eagle County, Colorado, 1999, as amended ( "hereinafter referred to as "Land Use Regulations ") Chapter II, Section 5- 280.B.5.e. and C.R.S. §30 -28 -137; and WHEREAS, pursuant to the same authority, the Subdivider is obligated to provide security or collateral sufficient in the judgment of the County to make reasonable provisions for completion of certain public improvements hereinafter described ( "Subdivision Improvements ");. • and WHEREAS, pursuant to Chapter II, Section 4 -620 of the Land Use Regulations, when a proposed subdivision is located in an area serviced by an existing County road and the County determines that the traffic generated by such development will result in safety hazards for vehicle drivers, pedestrians and/or adjacent residents, or will result in substantially increased maintenance costs to the County, the County is empowered to determine the amount of work necessary to bring the affected County road to acceptable standards to provide adequate safe service to present owners, to the proposed subdivision and to other probable subdivisions, and to require the Subdivider to improve its equitable portion of such road to an acceptably safe condition; and WHEREAS, the County has determined that the traffic which will be generated by the Subdivision, along with other potential subdivisions in the area, will result in safety hazards and substantially increased maintenance costs relative to the off -site roads; and WHEREAS, the Subdivider has agreed to improve the roads to an acceptably safe condition and to accommodate the incremental increase in traffic burden to the said roads resulting from the development of this Subdivision, by the engineering, construction and completion of physical improvements to the said road as set forth in this Agreement; and WHEREAS, as a further condition of approval of the final plat of this Subdivision, the • Subdivider is obligated to provide security and collateral sufficient in the judgment of the County 1 . to make reasonable provision for completion of the Subdivision Improvement~, including but not limited to off-site road improvements, referred to herein; and WHEREAS, pursuant to Chapter II, Section 4-620.J.9 of the Land Use Regulations and C.R.S. 43-2-147, the Subdivider shall provide access for all lots and parcels it creates to the state highway system in conformance with the State Highway Access Code; and WHEREAS, Site Improvement Agreements relieve the applicant from Eagle County requirements to apply for permits normally required for site preparation, including grading permits required under Appendix J of the International Building Code; and WHEREAS, under Article 7 of the Eagle County Land Use Regulations, Eagle County Code enforcement bears the responsibility for abating conditions at a development site which otherwise constitute violations of the Land Use Regulations and the International Building Code; and NOW, THEREFORE, in consideration of the premises and the covenants and agreements herein contained to be kept and performed by the parties hereto, it is hereby understood and agreed as follows: 1. SUBDNISION IMPROVEMENTS. 1.1 Subdivision Improvements. Subdivision Improvements are deemed to include all public improvements, including but not limited to off-site improvements as set forth in all documents, construction drawings, designs, maps, specifications, sketches, cost estimates, and other materials submitted by the Subdivider prior to or at fmal plat approval and acceptance by the County. Such Subdivision Improvements shall include roads, utilities and other similar public improvements as specified by the County Engineer. 1.2 Scope of Work. The Subdivider hereby agrees, at its sole cost and expense, to furnish all necessary equipment and material, and to complete all Subdivision Improvements as referenced in the attached Exhibit "A," and as set forth in all documents, construction drawings, designs, maps, specifications, sketches, and other materials submitted by the Subdivider prior to or at fmal plat approval and accepted by the County, and in accordance with all laws of the United States of America, State of Colorado, County of Eagle, and their respective agencies and affected governmental entities. Such performance shall include acquisition of all necessary rights-of-way. 1.3 Duties of Subdivider. For those Subdivision Improvements required herein, including but not limited to the reconstruction and physical improvement of that portion of any road subject to this Agreement, the Subdivider shall retain an engineer whose duties shall include construction staking, observation of construction for conformance to the approved plans and specifications, and materials sampling, testing and inspection using the Colorado Department of Highways 2001 Field Materials Manual as a guide for frequency of sampling and testing. 1.3.1 Construction Staking. Where applicable and by way of example only, the following is a highlighting of the construction staking that will be required of the Subdivider: 2 a. Roadway - horizontal and vertical control every 50 feet or every 25 feet in critical areas, specifically including: -slope staking -points of curvature -points of tangency -fillet radius points -culverts -transition points for super-elevation -finished sub-grade -fmished gravel b. Water. Sewer. and Other Utilities - horizontal and vertical control every 100 feet, or every 50 feet in critical areas. 1.3.2 Testing. Where applicable and by way of example only, the following is a highlighting of the acceptance testing that will be required of the Subdivider: a. Utility and drainage culvert trench backfill under roadway prisms - one density test per 200 c.Y. of backfill or a minimum of one test per roadway crossing. This will require daily visits to the site by a testing laboratory when utilities or drainage culverts are being backfilled within the roadway prism. b. Embankments for roadways - one density test per 2,000 C.Y. of any additional embankment(s); and one density test per 500 C.Y. when within 100 feet of bridge approaches." c. Finished sub-grade - one density test per 250 lineal feet of roadway. d. Aggregate base course - one in-place density per 250 lineal feet of roadway, and gradation and Atterberg Limits test per 2000 tons of aggregate base course. e. Hot Bituminous Pavement - two asphalt content, gradation and in-place density tests per day's production. f. Concrete - Curb and Gutter. Sidewalks and Bikepaths - tests for air content, slump and compressive strength per 50 C. Y. of concrete placed or minimum of one set of tests per day. 1.3.3 NotificationIRoad Construction. Subdivider or his Engineer shall notify the Eagle County Engineer for the purpose of arranging an on-site inspection no less than forty-eight (48) hours in advance of the following stages of road construction: 1) Finished sub grade 2) Finished Aggregate Base Course 3) Asphalt Placement. 3 4) Concrete - Curb and Gutter, Sidewalks and Bikepaths The County Engineer shall make an on-site visit within the forty-eight (48) hours notification period or as shortly thereafter as reasonably possible for the purpose of observing proof rolls on items 1) and 2) above and for general observation of construction methods being employed at these stages. Said on-site inspection by the Eagle County Engineer shall in no way abrogate the duties of the Subdivider outlined elsewhere in this Agreement. The Subdivider shall provide the proof rolling by arranging for a loaded single unit truck carrying 18,000 pounds per rear axle. 1.3.4 Witnessing of Water and Sewer Laterals. It is essential that the ends of these laterals be witnessed by the Subdivider's engineer to a minimum of three divergent points and a permanent record made of the same. Copies of these records are required to be furnished to the Eagle County Engineer prior to commencement of the two year warranty period. In addition to witnessing of the horizontal location of these laterals, a vertical witness shall be required. Horizontal witnessing shall be to property corners, fire hydrants, manholes, and other "permanent" features. Vertical witnessing shall be based on depth below ground and elevation based on a datum used for the subdivision. Bench marks shall be shown on witness records. 1.3.5 Test Reports. All test reports shall be consecutively numbered, with copies furnished directly to the Eagle County Engineer from the laboratory as they are reported to the Subdivider or its engineer. 1.3.6 As-Built Drawings of Subdivision Improvements. As-Built drawings, sealed, signed and dated by a Registered Professional Engineer showing the as-constructed horizontal and vertical locations of Subdivision Improvements shall be submitted to the Eagle County Engineer prior to commencement of the two year warranty period. This shall include as- built drawings in an electronic format acceptable to the County Engineer. 1.3.7 Affidavit of Monumentation. An Affidavit of Monumentation sealed, signed and dated by a Registered Professional Land Surveyor stating that the subdivision has been monumented in accordance with ~38-51-105, C.R.S., shall be provided to the Eagle County Engineer prior to the acceptance of the Subdivision Improvements by the County. 1.4 Compliance with Colorado Department of Highways Access Code. Subdivider shall provide the County with designs in compliance with the Colorado Department of Highways Access Code for all road improvements. 1.5 Date of Completion. Subdivision Improvements shall be completed in four phases and prior to the following dates. Phase 1 - Site Cleanup: November 1,2008 Phase 2 - Cresta Road and Entrance Area: November 1, 2009 Phase 3 -Infrastructure to Lots 1 and 3: November 1, 2010 Phase 4 - Infrastructure to Lot 2, Creek Crossing: September 1, 2011 1.6 Approval and Acceptance of Work. 1.6.1 Copies of all test results corresponding to work which is being inspected and any other information which may be necessary to establish the satisfactory completion of the 4 work for which inspection is requested must be submitted prior to said inspection. All such information shall be accompanied by a letter from the Subdivider's engineer verifying the satisfactory completion of the work performed to date. 1.6.2 Notwithstanding Section 1.3.3 above, promptly after receiving a request for inspection and the required documentation, the County Engineer shall review the information presented and, if necessary, make an on-site inspection of the work completed. 1.6.3 All said work shall be done to the reasonable satisfaction of the County Engineer and/or the County Department of Community Development, and shall not be deemed complete until approved and accepted as complete by the County. 1.7 Estimated Costs of Subdivision Improvements. This subdivision improvements agreement will consist of four phases of improvements as summarized in Exhibit "A." Phase 1 - Site Cleanup: $30,772.50 Phase 2 - Cresta Road and Entrance Area: $472,361.12 Phase 3 -Infrastructure to Lots 1 and 3: $1,541,248.78 Phase 4 - Infrastructure to Lot 2, (Creek Crossing): $315,414.99 To secure and guarantee performance of its obligations as set forth in this Section 1, including the completion of the required off-site improvements, the Subdivider hereby agrees to provide security and collateral in the form and as set forth in Section 2, below. 1.8 Traffic Control Plan. Subdivider agrees to submit a traffic control plan to be approved by the Eagle County Engineering Department prior to any work commencing within the Cresta Road Right of Way. 2. SECURITY and COLLATERAL. 2.1 Collateral. As security for the performance by Subdivider of its obligations under this Agreement, Subdivider agrees to provide to the County collateral in a form satisfactory to the County Attorney to secure the completion of the improvements detailed in Exhibit "A" of the McCoy Creek Cabins Planned Unit Development Subdivision and Off-Site Improvements Agreement, recorded at Reception No. . Before commencing any work on the improvements detailed in Exhibit "A" for Phase 1, the Subdivider must first provide such collateral in the total amount specified for Phase 1. Before commencing any work on the improvements detailed in Exhibit "A" for Phase 2, the Subdivider must first provide such collateral in the total amount specified for Phase 2. Before commencing any work on the improvements detailed in Exhibit "A" for Phase 3, the Subdivider must provide such collateral in the total amount specified in Phase 3; further, the Subdivider may not transfer title to either lot in Phase 3 before completion of the improvements detailed for Phase 3 improvements, and no associated lots shall be sold, transferred or otherwise conveyed until after such completion. Before commencing any work detailed in Phase 4, the Subdivider must provide such collateral in the total amount specified in Phase 4; further, the Subdivider may not transfer title to the lot in Phase 4 before completion of the improvements detailed for Phase 4, and no associated lots 5 shall be sold, transferred or otherwise conveyed until after such completion. THE FOREGOING PROVISIONS OF THIS SECTION 2.1 MUST BE INCLUDED AS A NOTE ON THE FINAL PLAT, AND SUCH NOTE MUST SPECIFY THE RECEPTION NO. FOR THE RECORDED VERSION OF THIS SUBDNISION IMPROVEMENTS AGREEMENT. THE PLAT NOTE MAY BE (RELEASED ONLY IN ACCORDANCE WITH THE PROCEDURES SET FORTH IN THE EAGLE COUNTY LAND USE REGULATIONS, AND DOCUMENTATION OF SUCH RELEASE OF PLAT NOTE SHALL BE RECORDED IN THE COUNTY CLERK AND RECORDER'S OFFICE. 2.2 Partial Release of Collateral. Subdivider may apply to the County for the release of portions of the Collateral based upon work completed in accordance with this Agreement. To make such releases, Subdivider shall request the County Engineer to inspect the work in order to verify satisfactory completion in accordance with plans and specifications in accordance with Section 1.6. 2.3 Final Release of Collateral/Warranty. With respect to each Phase specified in this Agreement, within thirty (30) days after Subdivider has completed all of the work required by this Agreement and the work has been approved and accepted by the County, the entire remaining amount of the Collateral, less an amount equal to ten percent (10%) of the original Collateral, shall be released. Subdivider shall be responsible for the condition of the Subdivision Improvements for a period of two (2) years after completion; this shall be guaranteed either through the retention of Collateral, as set forth above, or Subdivider may provide a substitute form of Collateral as set forth in Section 2.4 hereunder. 2.4 Substitution of Collateral. The Subdivider may at any time substitute the Collateral originally deposited with the County herein, for another form of collateral acceptable to the County, to guarantee the faithful completion of the Subdivision Improvements referred to herein and the performance of the terms of this Agreement. At the time of substitution of collateral, an inflationary and/or deflationary factor based upon the Denver-Boulder, Colorado Consumer Price Index for All Urban Consumers, All Items (1967=100) published by the U.S. Bureau of Labor Statistics, 303-837-2467, or, alternatively, an approved construction cost index, shall be used to determine an adjusted estimated cost for all Subdivision Improvements as described herein, and collateral shall be submitted by the Subdivider in accordance therewith. 2.5 Draws. Draws against the Collateral shall only be made as directed by written Resolution of the County, stating that there has been an event of default under this Agreement and that a sum certain is required to remedy the default. Any amount drawn on the Collateral must be applied for the purpose of completing the work required by this Agreement and related expenses and costs. 2.6 Events of Default. The following events shall be deemed "Events of Default," entitling the County to draw on the Collateral: 2.6.1 If Subdivider has not completed the work required by this Agreement with respect to each Phase within thirty (30) days prior to the Date of Completion set forth herein, the County may, after ten (10) working days written Notice to Subdivider, draw upon the Collateral 6 an amount sufficient to complete said work and compensate the County for its reasonable costs and expenses related to said draw. 2.6.2 If the original collateral presented to the County (or any extension thereof) is due to expire and the work is not yet completed, and Subdivider has not provided substitute collateral or the bank's written extension to the original collateral (as it may have been previously extended), the County shall draw on the Collateral according to the provisions set forth in this Section 2. It is Subdivider's responsibility, with or without notice, to ensure that the Collateral is extended, or that substitute collateral is provided in a form acceptable to the County, at least ten (10)days prior to its expiration. If Collateral is neither extended nor substitute collateral provided, in a form acceptable to the County, at least ten (10) days prior to its expiration, the developer shall pay the County an additional $500 (Five hundred dollars) for the additional administrative work required because of the failure to extend or substitute collateral in a timely manner as required by this agreement. 2.6.3 If the Collateral is substituted, as otherwise provided herein, this Agreement may be amended or modified in order to set forth specific Events of Default deemed necessary, in the County's sole discretion, commensurate with the type of collateral substituted. 2.7 Costs and Expenses. Subdivider agrees to pay any costs and expenses, including but not limited to legal fees, which the County may incur in determining to accept collateral, in drawing upon the Collateral, or in accomplishing an extension of its expiration. 2.8 Landscape Plan Collateral. 2.8.1 Subdivider agrees to provide collateral in a form acceptable to the County Attorney to ensure landscaping will be installed. Subdivider agrees to provide collateral for no less than one hundred and twenty-five percent (125%) of the estimated cost of the landscaping improvements listed in the Landscape Plan. 2.8.2 As portions of the landscape improvements are completed, the Community Development Director shall inspect them, and upon approval and acceptance, shall authorize the release of the agreed estimated cost for that portion of the improvements, except that the ten percent (10%) shall be withheld until all proposed improvements are completed and approved, and an additional twenty-five percent (25%) shall be retained until the improvements have been maintained in a satisfactory condition for two (2) years. 3. INSURANCE and INDEMNIFICATION. 3.1 Indemnification. Subdivider shall indemnify and hold the County harmless from any and all claims made against the County by any contractor, subcontractor, materialmen, employee, independent contractor, agent or representative involved in the work necessary to comply with this Agreement, or on account of any other claims against the County because of the activities conducted in furtherance of the terms of this Agreement. This indemnification and hold harmless provision shall include any legal expenses or costs incurred by the County. 7 3.2 Certificates of Insurance. The Subdivider shall secure from any contractor or subcontractor engaged in the work necessary to comply with this Agreement a Certificate of Insurance providing for liability protection in the minimum amount of $150,000 per individual and $600,000 per occurrence, naming the County as an additionally named insured. The Subdivider, if it serves as the contractor for the Subdivision Improvements, shall provide insurance in the same form and amounts as required of the general contractor. Said limits shall be adjusted to comply with any changed limits in the Colorado Governmental Immunity Act, Title 24, Article 10, Colorado Revised Statutes. 3.3 County Incurs No Liability. The County shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage happening or occurring to the Subdivision and/or Subdivision Improvements specified in this Agreement prior to the completion and acceptance of the same; nor shall the County, nor any officer or employee thereof, be liable for any persons or property injured or damaged by reasons of the nature of said work on the Subdivision Improvements, but all of said liabilities shall be and are hereby assumed by the Subdivider. The Subdivider hereby agrees to indemnify and hold harmless the County and any of its officers, agents and employees against any losses, claims, damages or liabilities for which the County or any of its officers, agents, or employees may become subject to, insofar as any such losses, claims, damages or liabilities (or actions in respect thereof) arise out of or are based upon any performance by the Subdivider hereunder; and the Subdivider shall reimburse the County for any and all legal and other expenses incurred by the County in connection with investigating or defending any such loss, claim, damage, liability or action. This indemnity provision shall be in addition to any other liability which the Subdivider may have. 4. GENERAL PROVISIONS. The following shall apply to all Subdivision Improvements, including off-site improvements, set forth in this Agreement: 4.1 Compliance with Land Use Regulations. The Subdivider shall be required to obtain all necessary permits and 'comply with the provisions of the Land Use Regulations, including but not limited to the Regulations for Construction within the Public Ways of Eagle County (Chapter V), as the same are in effect at the time of commencement of construction of the Subdivision Improvements referred to herein. 4.2 Subdivision Improvement Agreement Controls. In the event of any inconsistency or incongruity between the provisions of this Agreement and the Land Use Regulations, the provisions of this Agreement shall in all respects govern and control. 4.3 Warranties and Guarantees. There shall be a two-year correction period, or such longer period as may be prescribed by law, from the time of completion of the Subdivision Improvements during which time the Subdivider shall promptly correct or remove and replace, in accordance with the County's written instructions, defective work or materials and consequences thereof. Repair or replacement made under the two-year correction period shall bear an additional one-year correction period from the acceptance of the repair or the replacement by the Eagle County Engineer. The work shall be collateralized during the correction period in an 8 amount and type of collateral as shall be reasonably determined by the County. The work shall be inspected, at the request of the Subdivider, no less than sixty (60) days prior to expiration of the one-year additional correction period, and any deficiencies shall be noted to the Subdivider. 4.4 Approval of Final Plat. The County agrees to the approval of the fmal plat of this Subdivision, subject to the terms and conditions of this Agreement. 4.5 Final Plat Amendments. Where field changes or other circumstances have caused the road, utilities, or other subdivision improvements to be constructed in locations different from those shown on the approved plans, the locations of rights-of-way, easements, lot lines, building envelopes, setback lines, or other attributes shown on the Final Plat shall be amended as necessary to comply with Final Plat requirements of the Eagle County Land Use Regulations 4.6 Amendment and Modification. The parties hereto mutually agree that this Agreement may be amended or modified from time to time, provided that such amendment or modification be in writing and signed by all parties hereto. 4.7 Assignability. This Agreement shall be enforceable against the Subdivider, provided, however, that in the event the Subdivider sells, transfers or assigns all or part of the subject Subdivision, the obligations of the Subdivider under this Agreement as to that portion of the subject Subdivision may be assumed in writing by the purchaser of the parcel, and the Subdivider shall have no further obligations hereunder. It is agreed, however, that no such assumption of these obligations shall be effective unless the County gives its prior written approval to such assumption following an investigation of the fmancial condition of the purchaser. The Subdivider shall not otherwise assign, transfer, convey, pledge or otherwise dispose of this Agreement without prior written consent of the County, which consent shall not be unreasonably withheld. 4.8 Binding upon Successors. This Agreement shall inure to the benefit of and be binding upon the parties hereto, their respective successors, and assigns. 4.9 Sole Responsibility of Subdivider Prior to County Acceptance. It is further agreed and understood that at all times prior to the completion and acceptance of the off-site Subdivision Improvements set forth herein by the County, each of said improvements not accepted as complete shall be under the sole responsibility and charge of the Subdivider. When it is necessary to allow the general public to utilize the roadways under construction by the Subdivider, traffic control and warning devices shall be placed upon such roadways by the Subdivider in accordance with the Manual on Uniform Traffic Control Devices for Streets and Highways as prepared by the U.S. Department of Transportation, Federal Highway Administration. 4.10 No Rights to Third Parties. This Agreement does not and shall not be deemed to confer upon or grant to any third party any right to claim damages or to bring any lawsuit, action or other proceedings against either the County or its officers, employees or agents because of any breach hereof or because of any terms, covenants, agreements or conditions contained herein. 9 4.11 Notice. Notice required pursuant to the terms of this Agreement shall be deemed given on the day that the same is placed in the United States Mail, postage prepaid, certified or registered mail, return receipt requested. 4.12 Enforcement and Attorney Fees. The County may enforce the provisions of this Agreement in the same manner and with the same remedies applicable to the enforcement of land use regulations pursuant to the Eagle County Land Use Regulations, and the International Building Code, as amended by the Eagle County Building Resolution, as they may be amended from time to time, or as otherwise provided by law. Alternatively, the terms of this Agreement may be enforceable by the Board or its designee by any appropriate equitable or legal action, including but not limited to specific performance, mandamus, abatement, or injunction. The remedies explicitly provided herein are cumulative, and not exclusive, of all other remedies provided by law. The prevailing party in any action brought pertaining to this Agreement shall be entitled to an award of costs and reasonable attorney's fees. IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year first above written. ATTEST: Teak J. Simonton, Clerk to the Board of County Commissioners Address for giving notice: P.O. Box 850 Eagle, CO 81631" (970) 328-8685 SUBDI By: Name: _~N eL ~ NO<'-{S Title: ----YeA ~ ~ Address for giving notice: Ron Reynolds P.O. Box 2590 Avon, CO 81620 Phone: 970.390.3369, 970-926-7220 10 STATE OF COLORADO ) ) ss. County of ~ \R.- ) The foregoing was acknowledged before me this \,-\.\1.0 ~y Of~-T- ,2008, by~~ ~J\~~ as ~~v of l ~a\>~ _~L.\...L- WITNESS my hand and official seal. My commission expires '-\ -\ \~ \ \. YOLANDA E. ROMANIN NOTARY PUBLIC STATE OF COLORADO No My Commission Expires 04/11/2011 11 Item Description General Mobilization Removal of Mann Cabin Tree RemovalandSite Cleanup/Garba e Removal Entry Monument Kronholm Civil Engineering, Inc. McCoy Creek Cabins E;ngineer's Opinion of Probable eosts08-11.2 For Subdivision Improvements Agreement Phase 1 . Site ClelJll'lup PH: (970) 926-22.63 FX: (970) 926-2264 P.O. Box 2392 Edwards. CO 81632 1 1 1 1 Unit Unit Price Total LS $ 2,SOO.00 $ 2,SOO.00 LS $ 7,12.5.00 $ 7,125.00 I.S $ 3,000.00 $ 3,000.00 I.S $ 15,000.00 $ 15,000.00 $ 21,6~5.00 ACRE $ 3;500.00 $ 280.00 $ 350.00 Subtotal Phase 1 Site Cleanup $ 27,975.00 10% Contingency $ 2,'797.50 $ 30,712.50 Subtotal General 5 Fertilizer and Tackifjer Subtotal Landscapin {With 25% COiltin ency) 0.08 Grand Total Phase 1. Site Cleanup McCoy Creek Cabins Engineer's Opinion of Probable Costs 08-11-2008 For SubdivisiOn Improvements Agreement Phase 2. Cresta Road and Entrance Area Item Description Quantity Unit Unit Prke Total General 6 Mobilization 1 LS $ 15,020.00 . $ 15,02.0.00 7 Traffic Control 1 I.S $ 14,00();00 8 Obstruction Removal 1- IS $ 1,000.00 $ 1,000.00 9 Guardrail Remove and Re-Use 194 LF $ 13.50 $ 2,619.00 Subtotal $ . .. 32,639.()() ntatlon Control 10 Slit Sackslinlet protection) 2 EA $ 225.00 $ 450.00 11 stabilized Construction Entrance 1 EA $ 2,500.00 $ 2,500.00 Subtotal Erosion and Sedimentation Control $ 2,9SQ.00 12 emoval (Cresta) 14227 SQFT $ 1.15 $ 16,361.05 13 Cresta) 1623 LF $ 2.87 $ 4,6Sg.()1 lace 4" . Cresta 301 TONS $ 112.00 $ 33,723.26 Cresta) 694 LF $ 40.25 $ 27,933.50 16 ncrete Pan Remove and Replace (Cresta) 190 LF $ 37.75 $ 7,172.50 17 lass 6 Road Base Replace 8" (Cresta) 742 TONS $ 35.00 $ 25,964.97 Subtotal Roadway $ 115,813.29 Walls 18 MSE Wall (add on to existing) 400 SQFT $ 65.37 $ 26,148.00 Subtotal Walis $ 26,14$.00 Water System 19 8" Ouctil& Iron Pipe (DIP) Water Main ~ LF $ 110.30 $ 7' 20 8" Ductile Iron Pipe (DIP) Water Main Restraint Joint If $ 110.30 $ 40,811.00 21 8" DIP Gate Valves fA $ 1,610.00 $ 6,440.00 22 AirlVac Vaults EA $ 5,485.00 $ 5,485.00 fA $ 450.00 $ 450.00 Subtotal Water System $ 127,528.20 EXHIBIT Prepared by John W. Kronholm 8/11/2008 I A Pa B ge 1 Item Description Sanitary Sewer System 24 Sanitary Sewer Manhole 25 6" Yellomlne . SOft 21 26 6" Yellomine Cleanouts Quantity 1 184 1 Subtotal Sanitary Sewer System J pro- 27 shallow utilities} :m uit Main 29 Condu~ ....'n and ,.Me. 30 CATV Pedestals 31 4" Spare Conduit Under Cresta 32 30" HandholesforSpare Conduit Under Cresta 33 4" Holy Cross Energy (HCEI Conduit, Install Only 34 HCE SpUt;e Vault, Install Only 35 RelocateStreet Ught 1237 1044 1044 2 967 '2. 2088 2 1 Subtotal Shallow Utilities. Holy Cross Energy Costs 36 Vaults 2 Subtotal Holy Cross Energy Costs Item Description Quantity Source Gas Costs 31 Gas Main and Trenching 1611 38 Cresta Roadwork Included above N/A Subtotal Source Gas Costs 39 l.andscaping Seeding. Mulching, Fertilizer and Tacklfler Subtotal landscaping (With 25% Contingency) 0.09 LF LF LF EA LF EA IF EA EA Unit ACRE Unit unit Prlce EA LF fA $ 6,151.00 $ $ 112.00 $ $ 500.00 $ $ $ $ $ $ $ $ $ $ $ 22.56 $ 3.90 $ 3.90 $ 400.00 $ 3.90 $ '400.00 $ 1.25 $ 700.00 $ 4,843.00 $ $ EA $ 15,000.00 $ $ Unit Price LF $ 4.62 $ S 3,500.00 $ $ Subtotal Phase 2 Ci'estaand Entrance AreaS 10% COntingency $ Total 6,157.00 20,608.00 500.00 27,265,00 27,9OEP2 4,071.60 4,011.60 800.00 3,771.30 800.00 2,610.00 1,400.00 4,843.00 ~,:274.Z2 30,000.00 30,000.00 Total 7,449.29 $ 7,449.29 315.00 393.75 420,460.74 42,046.07 other 40 Construction Surveyil1fl; t LS $ 2,980.40 $ 2,980.40 41 Construction Observation and Construction Administration 1 LS $ 4,536.00 $ 4,536.00 42 Geotechnical Testing and Observation 1 LS $ 2,337.90 $ 2,337.90 Subtotal~herCosts $ 9.854;.30 $ 472,361-12 Grand Total Phase 2 Cresta and Entrance Area Prepared by John W. Kronholm 8/11/2008 Page 2. McCoy Creek Cabins Engineer's Opinion of Probable Costs 08-11...Q8 For Subdivision Improvements Agreement Phase a -Imasttucture to I.ot$ land 3 Item Description Quantity Unit .unit Price. Total General 43 Mobilization 1 LS $ 30,000.00 $ 30,000.00 44 Traffic Control 1 lS $ 3,000.00 $ 3,000.00 45 Obstruction Removal 1 LS $ 500.00 $ 500.00 . Subtotal General $ 33,500.00 Erosion and Sedimentation Control 46 Silt Fence 969 LF $ 3.25 $ 3,149.25 47 ionloll:s. 3 EA $ 55.00 $ 165.00 48 Sacks (Inlet protection) 4 EA $ 225.00 $ . 900.00 49 Ero.slon Log lnletj.'jrotectiol'l 1 EA- $ 55.00 $ 55.00 50 Stabilized Construction E.ntrance 1 fA S 2,500.00 $ 2,500.00 . Subtotal Erosion and Sedimentation Control $ 6p69.~ Earthwork . 51 T005011 Remove and StockDlle 157 Cf $ 15.00 $ 2,355.00 52 Topsoil Remove and Disppse of (0.7S' depth) 548 Cf $ 23.25 $ 12,741.00 53 Top Soli Replace (6" depth) 157 CY $ 15.00 $ 2,355.00 S4 Excavatjclfl 1034 CY S 10.65 $ 11,012.10 55 Embankment 1337 Cf $ 9.82 $ 13,129.34 56 Imoort 303 C( $ 14.83 $ 4,493.49 Subtotal Earthwork $ 46,085.93 Roadway 57 Steel Backed log GuardraU 103 LF $ 174.76 $ 18,000.28 58 3" Hot Mix Asnhalt 287 TONS $ 113.86 $ 32,677.82 59 8~ Class (5 Roadbase (per plan + 10% Quantity) 1114 TONS $ 35.00 $ 38,990.00 60 2' Curb and Gutter on Cabin Creek lane 479 LF $ 37.28 $ 17,857.12 61 l' Curb and Gutter on Cabin Creek lane ~LF $ 19.OS $ 11,939.55 62 2' Concrete Pan on Cabin Creek lane 7$1 LF .$ 24.75 $ 19,329.75 63 Concrete Cross Pan Fillet :2 fA $ 2,670.00 $ 5,340.00 64 Steel Backed Log Guardrail 1()3 LF $ 174.76 $ 18,000.28 65 Arrowhead Style SIgn Post and Signs 5 EA $ 1,000.00 $ 5,000.00 66. ADA and Parking Striping 1 LS 'S 1,500.00 $ 1,500.00 67 Stop .Bar Striping 1 LS $ 5oo.QO $ 500.00 Subtotal Roadway $ .151,134.52 Walls 68 MSE Wall 469 5QFT .$ 65.37 $ 30,658,53 69 lie-Back Cut Wall #1 and #2 4498 SQ.FT $ 128.95 $ 580,000.00 70 Boulder Walls 529 SQ.FT S 46.00 $ 24,334.00 Subtotal Walls $ 634,992.53 Storm Sewer 71 18" RCP Storm Sewer 105 LF $ 100.00 $ 10,500.00 12 Stone Headwall 3 EA $ 900.00 S 2,700.00 73 6" SDR.35 PVC 89 LF $ 44.85 $ 3,991.65 74 2')C3' Catch Basin 2 EA $ 2,451.00 $ 4,902.00 75 2'x3' Valley Inlet 2 fA S 2,451.00 $ 4,902.00 76 4' Storm Sewer Manhole 1 EA $ 2,378.00 $ 2,378.00 77 Water Quality Vault 53 1 fA $ 12,000.00 $ 12.000.00 78 Water Quality Vault S6 1 EA $ 12,000.00 $ 12.000.00 79 Type "e" Infet I 1 fA $ 2 70S.OO $ 2,705.00 80 Rltl Rap 050 ::: 9" at 18" depth 75 SQFT $ 8.00 $ 600.00 Subtotal Storm Sewer $ $6.578.65 Prepared by)ohn W. Kronholm 8/11/2008 Page 3 Item Description Quantity Unit Unit Price Total Water System 81 S" Ductile Iron Pipe (DIP) Water Main Restraint Joint 464 IF $ 110.30 $ 51,179,20 82 6" DIP for Fire. Hydrants 30 IF $ 85.00 $ 2,550,00 83 bftes 2 EA $ 5,103.00 $ 10,206.00 84 6" ~te Valves for Fire Hydrants 2 EA $ 1,112.00 $ 2,224.00 8S Air/Vac Vaults 1 EA $ 5,485.00 $ 5,485.00 86 Corrosion Testing Stations 1 EA $ 450.00 $ 450.00 87 Water Quality Sampling Station 1 J;A $ 2,591.00 $ 2,591.00 88 2" Copper Water Service Line 268 I LF $ 84.00 $ 22,512.00 89 2" CuroStops S EA $, 800.00 S 4,000.00 Subtotal Water System $ 101..~7.20 Sanitary Sewer SYStem 90 6" Yellomine -SOil 21 217 Lf $ 112.00 $ 24,304.00 91 4" Yellomine . SOil 21 897 LF $ 57.63 $ 51,694.11 92 6"Yellomine Cleanouts 2 EA $ 500.00 $ 1,000.00 93 4" Ye.llomine Cleanouts 12 EA $ 400.00 $ 4,800.00 Subtotal Sanitary Sewer System $ 81,798..11 IShallow Utilities 94 ITrenchln~ (for shallow utilities) 1016 IF $ 22.56 $ 22,920.96 95 I!:Ihone Conduit Marn 475 LF $ 3.90 I $ ~. ::10 2" Phone Service 674 LF $ 2.85 $ 97 4" CATV Conduit Main and service 796 IF $ 3.90 $ 98 2" CATV Service 513 LF S 2.85 $ 1 462.05 99 4" Spare COnduits Crossing Cabin Creek Lane 340 LF :) 3.90 $ 1,326.00 100 CATV Pedestals S EA $ 400.00 $ 2,000.00 101 4" Spare Conduit Under Cresta 967 LF $ 3.90 :$ 3,771.30 102 30" Handholes forSpare Conduit Under Crests 2 EA $ 400.00 :$ 800.00 103 4" Holy Cross Energy (HCE) Olnduit, Install Only 1005 IF :$ 1.25 :$ 1,256.25 104 HCE Splice Vault, lfistall Only :1 EA :$ 700.00 :$ 700.00 105 HCE Transformer Vault, Install Only 3. fA :$ 700.00 :$ 700.00 106 4" Electric Service Conduit 168 LF :$ 4.00 :$ 3,072.00 107 2" Electric Service Conduit 1052 LF :$ :l.$S $ ;2,998.20 Subtotal Shallow Utilities 1$ 47,884.$6 Holy Cross Energy Costs 108 MaJn line Conduitand Cable 3093 LF S 50.00 :$ 154,650.00 109 Vaults 3. fA :$ 15,000.00 :$ 15,000.00 110 Transformer and Vault 1 fA :$ 36,000.00 $ 36,000.00 Subtotal Holy Cross Energy COstsl :$ 2OS.65Q.QO Item Description Quantity Unit Unit Price Total Source Gas Costs 1U Gas Main, Servlcf.!S,PiDe 2", Trenching 769 LF :$ 4.62 $ 3,555.87 Subtotal Source Gas Costs :$ 3,555.87 Landscaping 112 Seedintl. Mulchimt. Fertili~er and Tacldfier 0.12 ACRE :$ 3,500.00 :$ 420.00 Subtotal Landscaping (With 25% COntingency) :$ 525.00 SubtotalS 10% Contingency $ 1,369,711.62 136;917.1.6 113 114 115 1 1 1 LS LS LS :$ 10,000.00:$ :$ 16 000.00 $ :$ 8,500.00 S $ 10,000.00 16,000.00 8,500,00 34,500.()O Subtotal Other Costs Grand Total Phase 31nfastructure to lots 1 and 3 :$ 1,541,248.78 . Prepared by JohnW. Kronholm 8/11/2008 Pa~4 McCoy creek cabins Engineer's Opinion of Probable Costs 08-11-08 For SloIbdMsion 'mpi'OVemen~ Ajreement Phase 4 -lnfastrutture to LoU (Creek crossing) Item Dest:ription Quantity Unit Unit Price Total General 116 Mobilization 1 LS $ 7,736.00 $ 7,736.00 117 Traffic Control 1 LS $ 1,145.00 $ 1,145.00 Subtotal General $. 8,sa1.oo Roadway 118 3" Hot Mix Asphalt 31 TONS $ 113.8.6 $ 3,5~.66 119 S" Class 5 Roadbase (per plan + 10% quantity) 56 TONS $ 35.00 $ ~ Subtotal Roadway $ Storm Sewer 120 Bridge Rip Rap Exeavation and disposal 122 Cf $ 40.00 $ 4,880.00 121 Rip Rap 050 '" 1S"at36" depth 1647 5QFT $ 15.00 $ 24,705.00 Subtotal Storm sewer .$ 29,585.00 McCoy creek Arch Culvert crossing 122 Excavation, Embankment for footlngs. Incidentals. :1 LS $ 15,788.00 $ 15,788.00 123 Multiplate Arch, Wlngwalls and footings 1 LS $. 161,330.00 $ 167,330.00 124 rt and Backfill for Arch and Contech Specs 376 Cf $. 54.81 $ 20,008.56 125 Wetlands Remove' and ReDlate, Wetlands Work 1 ~ 2,500.00 S 2,500.00 126 Guardrail 60 174.76 $ 10.485.60 Subtotal McCoy Creek Arch Culvert Crossing $ 216,112.16 LoU Services - creek Crossing ~5DR21 Ii! Line 70 Lf $ 84.00 $ S,880.OO 162 IF $ 57.63 $ 9,336.06 129 4" Vellomlne C1eanouts 2 EA $. 400.00 $ 800.00 130 2" PhOne service 160 IF $ 2.85 $ 456.00 131 2" Electric Service Conduit 160 IF $ 2.85 $ 456..00 132 Concrete Encase tor stream Crossing 1 LS $ 3,200.00 $ 3,2fJO.00 133 Gas Services Pipe 2", Trenching 160 IF $ 4.62 $ 739.84 Subtotal lot 2 Services. Creek crossing $ :Zo,S67.90 iSeedln& ~lchin& Fertillzerand Tacklfler 134 0.11 ACRE $ 3.soo.oo $ 385.00 I Subtotal landscaping (With 25% COntingency) $ . 385.QO Subtotal $ 10% Contingency $ 282,270.72 'l,s,"!.27.07 Other 135 Construction Surveying 1 LS $ 1,921.60 $ 1,921.60 135 Construction Observation and Construction Administration 1. LS $ 2,144.00 $ 2,144.00 137 Geotechnical Testing and Observation 1 LS $ 851.60 $ 851.60 Subtotal Other Costs $ . 4,911.20 Grand Total Phase 41nfastructure to Lot 1. (Creek Crossing) $ 31$,414.99 Please note that the Engineer has no control over the cost or availability of labor, equipment or materials, or over mOilrket conditions or the contractor's methOd of pricing, and that the Engineer's Opinion of Probable .Costs are made on profeSSional judgment and ellperlence. The Engineer make no warranty, express or lmplfed, that final costs of construction will not vary from the Engineer's Opinion of probable Cost. Prepared by John W. Kronholm 8/1.1/2008 Page 5