HomeMy WebLinkAboutC24-463 OI Tag Beaver Creek_Arcadian on Beaver Creek - SIA File No. SMA-9408-2023Docusign Envelope ID: 2CDCOOB7-DD38-4625-95B8-A95A4266A5D1
Eagle County, CO 202414271
Regina O'Brien 11/19/2024
Pgs: 12 04:56:49 PM
REC: $0.00 DOC: $0.00
SUBDIVISION AND OFF -SITE IMPROVEMENTS AGREEMENT
.ARCADIAN ON BEAVER CREEK SUBDIVISION FINAL PLAT
File No. SMA-9408-2023
THIS SUBDIVISION AND. OFF -SITE IMPROVEMENTS AGREEMENT
("Agreement") is made and entered into this 11/19/2024 , by and between OI Tag
Beaver Creek, LLC (hereinafter the "Subdivider") and the County of Eagle, State of Colorado
(hereinafter the "County").
WITNESSETH
WHEREAS, the Subdivider, as a condition of approval of the Final Plat of the
Arcadian on Beaver Creek Subdivision (hereinafter referred to as "Subdivision"), desires an
Agreement as provided for by Section 5-290.C.1.i of the Eagle County Land Use Regulations
(hereinafter referred to as "Land Use Regulations") 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, including but not limited to off-siteimprovements,
as referenced in the attached Exhibit A (hereinafter the "Subdivision Improvements"); and _
WHEREAS, pursuant to 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, 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, 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 to make reasonable provision for completion of the Subdivision
Improvements, including but not limited to the off -site improvements, referred to herein; and
WHEREAS, pursuant to 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.
NOW, THEREFORE, in consideration of the promises and the covenants and
agreements herein contained to be kept and performed by the parties hereto, it is hereby
understood and agreed as follows:
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1. SUBDIVISION 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 - for the Arcadian on Beaver Creek Subdivision signed
and stamped on June3,2024, designs, maps, specifications, sketches, cost estimates, and
other materials submitted by the Subdivider prior to or at final plat approval and accepted by the
County. Such subdivision improvements shall include roads, utilities, and -other similar
public improvements as set forth in Exhibit A.
1.2 Scope of Work The Subdivider hereby agrees, at its sole cost and expense, to furnish
all necessary equipment and materials, 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 final 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 the acquisition of all necessary
rights -of -way and easements.
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
Transportation 2024 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:
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
-finished 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:
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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 Notification/Road Construction. Subdivider or its 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 subgrade; (2)
finished aggregate base course; (3) asphalt placement; and (4) concrete, curb and gutter,
sidewalks and bikepaths. The County Engineer or his designee shall snake an on -site visit within
the forty-eight (48) hours notification period 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 or his designee 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 acceptance of the Subdivision Improvements by the
County. In addition to witnessing 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. Benchmarks 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.
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1.3.6 As -Built Record Drawings of Subdivision Improvements. As -Built, record
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 completion of the two-year warranty period and the final
release of Collateral by the County. This shall include as -built drawings in an electronic form
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 C.R.S. § 38-51-105, C.R.S and the Land Use Regulations
shall be provided to the Eagle County Engineer prior to the acceptance of the Subdivision
Improvements by the County.
1.4 Compliance with the Colorado Department of Transportation Access Code.
Subdivider shall provide the County with designs in compliance with the Colorado Department
of Transportation Access Code for all road improvements.
1.5 Date of Completion. Construction is anticipated to continence in late 2024. Project
completion is October 1, 2027. Improvements required by SIA will be completed prior to the
issuance of the first certificate of occupancy for residential units located on the subdivided
parcels. The roadway identified on the construction plans as the Golf Maintenance Access Drive,
providing access to Units 8-12, shall be widened to the satisfaction of the County Engineer prior
to the commencement of any construction of those dwelling units to allow for adequate access in
accordance with the Eagle County Land Use Regulations.
1.6 Approval and Acceptance of Work.
1.6.1 Copies of all test results corresponding to work that is being inspected and
any other information that may be necessary to establish the satisfactory completion of the 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 or his designee 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 Developmentand shall not be deemed
complete until approved and accepted as complete by the County.
1.7 Estimated Costs of Subdivision Improvements. The estimated -cost of the
Subdivision Improvements is the sum of $231,205, as set forth in Exhibit A. To secure and
guarantee the performance of its obligations as set forth in this Section 1, including the
completion of the required Subdivision Improvements, the Subdivider hereby agrees to provide
security and collateral in the form and as set forth in Section 2 below.
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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.
1.9 Maintenance of Subdivision Improvements. The Subdivider and/or future homeowners
association shall be responsible for the maintenance, repair, and replacement of the Subdivision
Improvements.
2. SECURITY AND COLLATERAL.
2.1 Subdivision Improvements Collateral. In order to ensure installation of the necessary
Subdivision Improvements, including all public improvements planned to accommodate the
development, the Subdivider shall provide no less than one hundred percent (100%) of the
current estimated cost of such Subdivision Improvements, as estimated by the County Engineer.
The security and collateral for the Subdivision Improvements required in Section 1.7 herein, as
security for the performance by Subdivider of its obligations under this Agreement, shall be in
the total. amount of $231,205 (the "Subdivision Improvements Collateral"). Upon execution of
this Agreement, the Subdivider will provide the County the Subdivision Improvements Collateral
in the form of an irrevocable Letter of Credit, in a form acceptable to the County Attorney.
2.2 Partial Release of Subdivision Improvements Collateral. Subdivider may apply to the
County for.the release of portions of the Subdivision Improvements 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 Subdivision Improvements Collateral/Warranty. 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 Subdivision
Improvements Collateral, less an amount equal to ten percent (10%) of the original Subdivision
Improvements Collateral, shall be released. Subdivider shall be responsible for the condition of
the Subdivision Improvements for a period of two years after completion; this shall be
guaranteed either through the retention of 10% of the total Subdivision Improvements Collateral,
as set forth above, or Subdivider may provide a substitute form of Subdivision Improvements
Collateral as set forth in Section 2.4 below.
2.4 Substitution of Subdivision Improvements Collateral. The Subdivider may at any
time substitute the Subdivision Improvements. Collateral originally deposited with the County
herein, for another form of collateral acceptable to the County Attorney, 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 (1067=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.
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2.5 Draws. Draws against the Subdivision Improvements 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 Subdivision Improvements 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 Subdivision Improvements Collateral:
2.6.1 If Subdivider has not completed the work required by this Agreement
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 Subdivision Improvements
Collateral 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 Subdivision Improvements 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 Subdivision
Improvements Collateral according to the provisions set forth in this Section 2. It is Subdivider's
responsibility, with or without notice, to ensure that the Subdivision Improvements Collateral is
extended, or that substitute collateral is provided in a form acceptable to the County, at least ten
days prior to its expiration. If Subdivision Improvements Collateral is neither extended nor
substitute collateral provided, in a form acceptable to the County Attorney, at least ten 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 the
Subdivision Improvements Collateral in a timely manner as required by this Agreement.
2.6.3 If the Subdivision Improvements 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 Subdivision Improvements Collateral, or in accomplishing an extension of its
expiration.
3. INSURANCE AND INDEMNIFICATION.
3.1 Indemnification. Subdivider shall defend, 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 by or on behalf of the Subdivider 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.
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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 $424,000 per individual
and $1,195,000 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 defend, 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.
Nothing in this Agreement shall constitute a waiver by the County of its governmental iminunity
under State or Federal common law or statute.
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, as well as
any applicable regulations for construction within the public ways of Eagle County, 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
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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
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 final plat of this
Subdivision, subject to the terms and conditions of this Agreement.
4.4.1. 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 Land Use Regulations
4.5 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.
4.6 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 rp for written
approval to such assumption following an investigation of the financial 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.'7 Binding upon Successors. This Agreement shall inure to the benefit of and be
binding upon the parties hereto, their respective successors, and assigns.
4.8 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.
4.9 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.
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4.10 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 Mails, postage prepaid, certified -or
registered mail, return receipt requested.
4.11 Enforcement and. Attorney Fees.: The County may enforce the provisions. of this
Agreement in the saine manner and with the same remedies applicable to the enforcement of the
Land Use Regulations, 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 fees.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement this 19th
day of November 72024.
COUNTY OF EAGLE, STATE OF COLORADO,
By and Through Its
ATTEST. BOARD OF COUNTY COMMISSIONERS
LSigned by: .. .. Signed by: .
e9F9.nfi896d40 By.:
Clerk to the Board of Matt c err, air
County Commissioners Address .for giving notice:
P.O: Box 850
Eagle, CO 81631
(970) 328-8685
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EXHIBIT A
Estimated Cost of Subdivision Improvements
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Exhibit A
The Arcadian at Beaver Creek ALPINE
Subdivision .Improvement Agreement- Cost Estimate
July.9, 2024 ENGINEERING INC.
ITEM:
DESCRIPTION
UNIT
QUANTITY
UNIT PRICE
TOTAL
SITE DEMO
Mill existing asphalt drive
SF
8616
$ 1H
$ 19,386.00
Remove Concrete_. Columns along Drive
EA
8
$. 1,500.00
$ 12,000.00
TOTAL DEMO
$ 31,386.00
SITE
Asphalt widen- (4" deep)
TN
38
$ 180.00
$ 6,840.00
Asphlat overlay- (2")
TN
138
$ 160.00
$ 22,080.00
Basecourse
TN
48
$ 48.00
$ 2,304.00
boulder walls
SF
290
$ 35.00
$ 10,150.00
Erosion log wattles
LF
350
$ 2.00
$ 700.00
Revegetation
LS
1
$ 4,000.00
$ 4,000.00
TOTAL SITE
$ 46,074.00
UTILITY (all:private)
STORM
Concrete Headwall
LS
1
$ 20,000.00
$ 20,000.00
4' dia. Concrete Manhole
EA
2
$ 4,800.00
$ 9,600.00
36" Slide Gate
EA
1
$ 3,000.00
$ 3,000.00
36" HDPE Flared End Section
EA
1
$ 500.00
$ 500.00
36" HDPE Storm
LF
274
$ 95.00
$ 26,030.00
36" Nyloplast inlet.
EA
1
$ 1,500.00
$ 1,500.00
ADS Stormceptor Infitration Chambers
LF
66
$ 250.00
$ 16,500.00
12" HDPE Storm
LF 1
680
$ 60.00
$ _ 40,800.00
12" HDPE Flared End Sections
EA
5
$ 500.00
$ 2,500.00
12" Nyloplast Storm inlets
EA
15
$ 1,200.00
$ 18,000.00
6" PVC Storm
LF
399
$ 35.00
$ 13,965.00
6" Nyloplast drop in grates
EA
3
$ 150.00
$ 450.00
Riprap Blanket
EA
1
$ 900.00
$ 900.00
TOTAL STORM
$ 153,745.00
Ile
3.takeor does not include engineering, Roly Gross Energy material fees ; ce as material ees, ommunica i,
serial fees, tap fees, materials testing, Surveying, Construction Admin., Permit Fees, Town Fees, irrigation; off-:
ty upgrades, or other off -site improvements. The actual cost may vary significantly based upon final design,
ling and disposal of excess materials, amount of unsuitable material encountered, the cost and availability of
)r, equipment, material and market conditions.
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