HomeMy WebLinkAboutAspen Times Hotel Jerome Dev AgreementEXHIBIT
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ASPEN TIMES/HOTEL JEROME SUBDIVISION/PD
DEVELOPMENT AGREEMENT
THIS ASPEN TIMES/HOTEL JEROME DEVELOPMENT AGREEMENT (this
"Agreement") is made and entered into on this of 2016 by and
between THE CITY OF ASPEN, COLORADO, a municipal corporation (hereinafter,
and ICONIC PROPERTIES - JEROME, LLC, a Delaware limited liability company
(hereinafter, "Owner").
WITNESSETH:
WHEREAS, Owner has submitted to City an application for Planned Development -
Detailed Review approval (the "Application") for those certain properties in the City of Aspen,
Colorado more particularly described on Exhibit A attached hereto and a made a part hereof by
this reference (the "Pro a "), which Application requests the approval and recordation of an
Approved Plan Set documenting the design, layout and configuration of the proposed
development (the "Approved Plan Set"); the approval, execution and recordation of a Final Plat
of the Aspen Times/Hotel Jerome Subdivision/Planned Development (the "Final Plat"); and the
approval, execution and recordation of a Right -of -Way Vacation Plat for a portion of the alley in
Block 79, City and Townsite of Aspen (the "Vacation Plat"); and
WHEREAS, City has fully considered the Application, the Approved Plan Set, the Final
Plat, the Vacation Plat, the proposed development and improvement of the Properties, and the
effects of the proposed development and improvement of said Properties on adjoining or
neighboring properties and property owners; and
WHEREAS, City has approved the Application and in connection therewith has imposed
certain conditions and requirements in connection with its approval and recordation of the
Approved Plan Set and its approval, execution. and recordation of the Final Plat and Vacation
Plat, such matters being necessary. to protect, promote and enhance the public safety, health and
welfare; and
WHEREAS, Owner is willing to acknowledge, accept, abide by and faithfully perform
the conditions and requirements imposed by City in approving the Application, the Approved
Plan Set, the Final Plat, and the Vacation Plat; and
WHEREAS, pursuant to Section 26.490.060.B., Site Protection Guarantee, and Section
26.490.060.C., Site Enhancement Guarantee, of Title 26, Land Use Regulations, of the Aspen
Municipal Code ( the "Re ations"), City is entitled to certain financial guarantees to ensure
recovery of the Properties and surrounding grounds to a safe and visually acceptable condition,
and the installation of public improvements on or adjacent to the Properties in the event of a
work stoppage, and Owner is prepared to provide such guarantees as hereinafter set forth; and
WHEREAS, pursuant to Section 26.490.070.A.1., Landscape Guarantee; Section
26.490.070.A.5., Historic Preservation Guarantee; Section 26.490.070.A.7., Public Facilities
and Public Infrastructure Guarantee; and Section 26.490.070.8., Storm Water and Drainage
Improvements Guarantee, of the Regulations, City is entitled to certain financial guarantees to
ensure (i) that the required landscaping is implemented and maintained; (ii) that the Aspen Times
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building is successfully preserved and restored; (iii) that required public infrastructure is
installed; and (iv) the successful implementation of required storm water and drainage
infrastructure, and Owner is prepared to provide such guarantees as hereinafter set forth; and
WHEREAS, contemporaneously with the execution and recording of this Agreement,
City and Owner have recorded the Approved Plan Set as Reception No. and City
and Owner have executed and recorded the Final Plat in Plat Book at Page as
Reception No. and the Vacation Plat in Plat Book at Page as
Reception No. , all in the Real Estate Records of the Clerk and Recorder of Pitkin
County, Colorado (all recording information in this Agreement refers to the Real Estate Records
of the Clerk and Recorder of Pitkin County, Colorado).
NOW, THEREFORE, for and in consideration of the foregoing provisions, the mutual
covenants and agreements herein contained, the approval of the Application and approval and
acceptance of the Approved Plan Set by City and the approval, execution and acceptance of the
Final Plat and Vacation Plat for recordation by City, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto
agree as follows:
ARTICLE I
PURPOSE AND EFFECT OF DEVELOPMENT AGREEMENT
1.1 Purpose. The purpose of this Agreement is to set forth the complete and
comprehensive understanding and agreement of the parties hereto with respect to the
preservation and restoration of a portion of the existing Aspen Times ("Aspen Times") building;
the development of an addition thereto; various changes to existing rooms and amenities within
the Hotel Jerome ("Hotel Jerome" or "Hotel") the reconfiguration and enhancement of the
Hotel's exterior courtyard; and various improvements to the Property's Main Street, Monarch
Street and Bleeker Street streetscapes (collectively, the "Project"), and to enumerate all terms
and conditions under which such activities may occur.
1.2 Effect on Prior Instruments and Approvals. In the event of any conflict or
inconsistency between the provisions of this Agreement, together with the Approved Plan Set,
Final Plat and Vacation Plat (the "Current Instruments and Approvals"), and any prior
agreements, land use approvals, and plats, whether or not recorded (the "Prior Instruments and
Approvals"), affecting the Property, the provisions of the Current Instruments and Approvals
shall supersede and control. Furthermore, in the event of any inconsistency between the
provisions of the land use approvals described in Section 2.1 below (the "Current Land Use
Approvals") and the provisions of the Prior Instruments and Approvals, the provisions of the
Current Land Use Approvals shall supersede and control.
ARTICLE II
LAND USE APPROVALS
2.1 Approval Actions. The following land use approvals have been granted to
Owner for the development of the Property:
(a) Historic Preservation Commission Resolution No. 37, Series of 2014,
approved December 10, 2014 and recorded December 19, 2014 as Reception No. 616145
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recommended that the City Council grant (i) Planned Development — Project Review approval;
(ii) Subdivision approval; (iii) Conceptual Major Development approval; (iv) Conceptual
Commercial Design Review approval; (v) Growth Management approval; and (vi) Demolition
approval for the Project's Site Specific Development Plan.
(b) City Council Ordinance No. 1, Series of 2016, approved May 9, 2016 and
recorded June 8, 2016 as Reception No. 629856 granted (i) Planned Development - Project
Review approval, (ii) Subdivision approval, (iii) Conceptual Major Development approval, (iv)
Conceptual Commercial Design Review approval, (v) Growth Management approval, and (vi)
Demolition approval for the Project's Site Specific Development Plan. The Ordinance also
approved the partial vacation of the alley in Block 79, City and Townsite of Aspen.
(c) Historic Preservation Commission Resolution No. 34, Series of 2016,
approved November 30, 2016 and recorded December 12, 2016 -as Reception No. 634522
granted (i) Planned Development - Detailed Review approval; (ii) Final Major Development
approval; and (iii) and Final Commercial Design Review approval for the Project's Site Specific
Development Plan.
(d) The Development Order ("Development Order") for the Current Land Use
Approvals was issued by the Aspen Community Development'Department ("COMDEV") on
December 2, 2016, with an effective date of December 8 2016.
2.2 Approvals Control. The provisions of the Current Land Use Approvals,
including the Development Order, are incorporated herein and made a part of this Agreement.
To the extent that matters addressed in the Current Land Use Approvals, including the
Development Order, are. also addressed in this Agreement, the provisions of the Current Land
Use Approvals, including the Development Order, shall control:
2.3 Dimensional Requirements. Exhibit B to Historic Preservation Commission
Resolution No. Series of 2016, established and approved the following dimensional
requirements for the Project.
(a) Gross Lot Area 54,372 Sq. Ft.
(b) Net Lot Area 49,304 Sq. Ft.
(c) Maximum Height
Aspen Times Building
False Front
21.5 Feet
Ridge
16.0 Feet
Aspen Times Addition
Main Street Sidewalk
33.5 Feet
Existing Hotel Jerome
54.5 Feet
(d) Minimum Floor Height
Aspen Times Building
Floor to Ceiling 11.25 Feet
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Aspen Times Addition
First Floor to Floor 10.60 Feet
Upper Floor to Ceiling 9.0 Feet
(e) Maximum Allowable FAR/Floor Area
Cumulative 2.5:1/123,149 Sq. Ft.
Lodge 2.04:1/100,316 Sq. Ft.
Commercial 0.46:1/22,833 Sq. Ft.
(f)
Lodge Net Livable Area
589,278 Sq. Ft.
(g)
Average Lodge Unit Net Livable Area
572 Sq. Ft.
(h)
Maximum Lodge Unit Net Livable Area* `
2,079 Sq. Ft.
(i)
Lodge Units/Keys/Bedrooms
96/102/102
(j)
Commercial Net Leasable Area
26,680 Sq. Ft.
(k)
Public Amenity
Area
9,185 Sq. Ft.
Percent
18.6
(1)
Minimum Off -Street Parking
47 Spaces
For the Aspen Times addition only.
2.4 Vested Rights. Under the Development Order, the right to undertake and
complete the development and use of the Property, pursuant to the terms and conditions of the
Approved Plan Set is vested until December 9, 2019 and shall not be altered, impaired,
diminished or delayed by any subsequent zoning or land use action that is prohibited by Section
24-68-105(1) of the Colorado Revised Statutes O'CRS"). In accordance with the requirements of
CRS Section 24-68-103(b), a properly noticed public hearing concerning the establishment of
such vested rights for the Property was conducted on November 30, 2016. As authorized by
CRS Section 24-68-102(4)(a), City and Owner agree that the Site Specific Development Plan for
the Property consists of and includes, but is not limited to, the number, size, and configuration of
the Project's lodge units; the size and configuration of its associated commercial spaces and
other areas of the Project;,its parking; all matters set forth in the various Approvals referenced in
Section 2.1 above; the Approved Plan Set recorded as Reception No. , the Final Plat
recorded as Reception No. ; the Vacation Plat recorded as Reception No. ; this
Agreement; and all other documents recorded concurrent herewith. For purposes of this Section
2.4, this Agreement shall be considered a "development agreement" as that term is used in CRS
Section 24-68-104(2).
ARTICLE III
DEVELOPMENT REQUIREMENTS AND RESTRICTIONS
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3.1 Proiect Components. The Project approved pursuant to the Current Instruments
and Approvals and the Current Land Use Approvals consists of the following principal
components:
(a) Aspen Times. The Project's Aspen Times component consists of the
preservation and restoration of the historically significant portion of the existing Aspen Times
building; the construction of a new 3 -story addition thereto; and the construction of a basement
beneath both the historic portion of the building and the addition. The restored Aspen Times
building and the addition will contain approximately 4,397 square feet of commercial net
leasable area within its basement and ground floor. Its second and third floors will each contain
one (1) three-bedroom lodge suite with a living/dining/kitchen area containing a sleep sofa.
Each suite's three (3) bedrooms and its living/dining/kitchen area will be configured as "lock -
offs". Pursuant to Section 26.470.100.A. I., Employee Generation, of the Regulations, the lodge
suites' lock -off bedrooms and living/dining/kitchen areas are considered separate lodge units for
regulatory purposes. As a result, the Project's Aspen Times component will contain a total of
eight (8) lodge units containing eight (8) keys and eight (8) bedrooms. The two lodge suites will
each contain a net livable area of approximately 2,079 square feet.
The Project's Aspen Times component will contain a cumulative floor area of
approximately 9,169 square feet. The Aspen Times component will contain approximately 5,596
square feet of lodge floor area and approximately 3,573 square feet of commercial floor area.
Minor changes to the Aspen Times component's commercial net leasable area and lodge and
commercial floor areas may be approved by COMDEV provided that, when combined with the
commercial net leasable area and lodge and commercial floor areas of the Project's Hotel Jerome
component, they do not exceed the allowable commercial net leasable area and floor areas set
forth in Section 2.3 above.
(b) Hotel Jerome. The Project's Hotel Jerome component consists of various
internal changes to the existing building. These changes include the conversion of the Hotel's
existing second floor fitness room to a one -bedroom lodge suite; the relocation of the fitness
room to the Hotel's basement; the expansion of one (1) existing lodge unit on each of the Hotel's
third and fourth floors into an adjacent linen closet; a minor enlargement of the retail/reception
area in the existing basement spa; the replacement of the existing exterior doors in the Hotel's
Gallery room; and the addition of miscellaneous closets and millwork throughout the Hotel. The
Hotel Jerome will contain a total of ninety-four (94) lodge units with ninety-four (94) keys and
ninety-four (94) bedrooms, inclusive of the converted fitness room.
The ninety-four (94) lodge units will contain a total net livable area of
approximately 54,120 square feet. The Hotel will contain approximately 16,283 square feet of
commercial net leasable area. Its cumulative floor area will total approximately 113,980 square
feet. The Hotel will contain approximately 94,720 square feet of lodge floor area and
approximately 19,260 square feet of commercial floor area. Minor changes to the Hotel Jerome
component's commercial net leasable area and lodge and commercial floor area may be
approved by COMDEV provided that, when combined with the commercial net leasable area and
lodge and commercial floor areas of the Project's Aspen Times component, they do not exceed
the allowable commercial net leasable area and floor areas set forth in Section 2.3 above.
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(c) Courtyard/Streetscane. The Hotel Jerome's existing courtyard will be
expanded and enhanced. Its internal circulation will be revised to meet applicable ADA
requirements, and a new larger pool and pool deck will be installed. The existing outdoor dining
area and adjacent lawn will also be expanded. The Project's Main Street streetscape will be
modified to include a new vehicular drop-off area adjacent to the Hotel's entrance. The portion
of Mill Street located adjacent to the Property will be improved to include the applicable
requirements of city's Engineering Department's Mill Street Complete Street Design (the "Mill
Street Complete Street Design'). An improved sidewalk will be installed on Bleeker Street at the
entrance to the Hotel's parking garage, and an ADA -compliant ramp will be installed in the
Monarch Street sidewalk adjacent to Carl's Pharmacy and the alley.
3.2 Project Phasing. The Project Components described in Section 3.1 above, and
the various improvements included therein, may be undertaken in phases. If phased, each
Project Component, and the various improvements therein, shall be designed to function as a
complete development and shall not be reliant on subsequent phases. All required improvements
to public infrastructure, including storm water and drainage improvements, and the payment of
applicable impact fees shall be accomplished concurrent with the undertaking of any initial
Project phase.
3.3 Growth Management.
(a) Reconstruction Credits. The existing Aspen Times building contains
5,538 square feet of commercial net leasable area, a reconstruction credit for which is provided
pursuant to Section 26.470.040.6., Remodeling or Replacement of Existing Commercial or Lodge
Development, of the Regulations. Pursuant to Section 26.470.130.A., Reconstruction Limitations,
Owner may demolish and delay reconstruction of the building's existing net leasable area for a
period not to exceed one (1) year. A complete building permit application must be submitted on
or before the one-year anniversary of the issuance of the demolition permit to maintain the
reconstruction credit. If Owner elect's to phase the reconstruction of all or part of the
reconstruction credit, a building permit application for any such phased reconstruction shall be
submitted on or before the one-year anniversary of the issuance of the demolition permit.
(b) Growth Management Allotments. A growth management allotment of
eighteen (18) lodge pillows has been granted for the Project's nine (9) new lodge units from the
2014 growth management year. Pursuant to Section 26.470.110.D., Expiration of Growth
Management Allotments, the Project's lodge allotment shall expire on the day after the three-year
anniversary of the effective date of the Development Order referenced in Section 2.1(d) above
unless a complete building permit application therefor is submitted to City.
3.4 Affordable Housing. The Community Development Department has determined
that the Project will generate 2.47 Full -Time Equivalent employees ("FTEs"). Pursuant to
Section 26.470.070.1., Enlargement of a Historic Landmark for Commercial, Lodge or Mixed -
Use Development, of the Regulations, the generation of up to four (4) employees does not
require the provision of affordable housing mitigation. As a result, no affordable housing
mitigation for the Project is required.
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3.5 Lodee/Commercial Uses. All permitted commercial uses within the CC,
Commercial Core, zone district, as amended, shall be considered lodge "associated commercial
uses ", and shall be allowed in the restored Aspen Times building and the addition thereto.
3.6 Construction in Accordance with Building Codes and Plans. Construction of
the Project, and all its component parts, shall be accomplished in substantial compliance with
adopted City building and accessibility codes in effect at the time a building permit application is
submitted, and with the Approved Plan Set.
(a) J -Bar ADA Accessibility Requirement. Owner shall at all times
maintain an ADA accessible pathway from the Hotel Jerome's lobby entrance to the J -Bar. The
required pathway is depicted on Exhibit B attached hereto.
3.7 Engineering Department Requirements The Project shall comply with all
sections of Title 21, Streets, Sidewalks and Other Public Places, of the Aspen Municipal Code,
and all construction and excavation standards published by City's Engineering Department.
(a) Drainage. The Project shall meet the requirements of City's Urban
Runoff Management Plan ("URMP") and Title 29 Engineering Design Standards, of the Aspen
Municipal Code. A full major drainage report and plan meeting the requirements of the URMP
and Engineering Design Standards must be submitted with the building permit application for the
Project. The report and plan must provide ° for conveyance of the 100 -year event from the site to
City's storm water system.
All Best Management Practices ("BMP") which treat on-site runoff must be
placed entirely with the Properties boundaries. A BMP placed in the right-of-way must have
special approval from City's Engineering Department, and must treat right-of-way runoff that is
tributary to the BMP. Existing downspout and on-site storm sewer pipe routing shall be
investigated and confirmed prior to building permit issuance.
(b) Snow Storage. A minimal functional area equaling thirty percent (30%)
of the courtyard's paved area shall be provided contiguous thereto for snow storage. For heated
areas, the, snow storage area may be reduced to ten percent (10%).
(c) Sidewalk, Curb and Gutter. All sidewalk, curb and gutter shall comply
with the requirements of Title 21, Streets, Sidewalks and Other Public Places, and Title 29,
Engineering Design Standards, of the Aspen Municipal Code. The Project's
Courtyard/Streetscapecomponent shall incorporate the applicable requirements of City's
Engineering Department's Mill Street Complete Street Design for the portion of the Mill Street
located adjacent to the Property. Alterations to the Mill Street Complete Street Design may be
necessary to tie into the Project's proposed conditions.
(d) Construction Management Plan. The building permit application for the
Project shall include a Construction Management Plan ("CMP") for review and approval by the
Engineering Department. The CMP shall include a planned sequence of construction that
minimizes construction impacts. The CMP shall comply with all construction management
requirements in effect at the time of building permit submittal, and shall address, at a minimum,
noise, construction traffic and parking management, construction staging, and fugitive dust
control.
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3.8 Water/Utilities Department Requirements. The Project shall comply with
City's Water System Standards, with Title 25, Utilities, and the applicable requirements of Title
8, Buildings and Building Regulations, of the Aspen Municipal Code, as required by the City of
Aspen Water Department. All water System Distribution Standards in place at the time of
building permit submittal shall apply, and all tap fees shall be assessed per applicable codes and
standards. Utility placement and design shall meet adopted City standards.
3.9 Aspen Consolidated Sanitation District Requirements. Sanitary sewer service
is contingent upon compliance with the Aspen Consolidated Sanitation District's ("ACSD")
rules, regulations and specifications which are on file at the ACSD office.
(a) ACSD shall review the Project's approved drainage plans to assure that no
clear water connections, including roof, foundation, perimeter and patio drains, are made to the
sanitary sewer system.
(b) On-site sanitary sewer utility plans shall require ACSD approval.
(c) Old services lines shall be excavated and abandoned at the main sanitary
sewer line in accordance with specific ACSD requirements.
(d) Soil nails are prohibited in right-of-ways above ACSD main sanitary
sewer lines and within three feet (3') vertically below suchlines.
(e) Subject to the provisions of the f nal plat, permanent improvements are
prohibited in sewer easements or right-of-ways. Landscaping plans shall require approval by
ACSD where soft and hard landscaping may impact public right-of-ways or easements to be
desiccated to ACSD.
(f) One tap is allowed for each. building. Shared service line agreements shall
be required where more than one unit is served by a single service line.
(g) Below grade development; may require installation of a pumping system.
(h) Plumbing plans for pool and spa areas shall require ACSD approval of the
drain size.
(i) Oil and grease interceptors shall be provided for all new and remodeled
food processing establishments. Oil and sand separators shall be provided for public vehicle
parking garages and vehicle maintenance facilities. Driveway entrance drains shall not be routed
to ACSD's sanitary sewer system but shall be mitigated in accordance with City's Urban Runoff
Management Plan. Elevator shaft drains shall flow thru oil and sand interceptors. Plans for
interceptors, separators and containment facilities require ACSD review and approval prior to
building permit submittal.
0) Glycol heating and snow melt systems shall be designed to prohibit any
discharge of glycol to any portion of the public and private sanitary sewer system. Glycol
storage areas shall have containment facilities approved by ACSD.
(k) Owner shall provide the location and size of all interceptors to ACSD
prior to ACSD's approval of service to the Project.
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(1) Where additional development would produce flows that would exceed
the planned reserve capacity of the existing system (collection system and/or treatment system),
an additional proportionate fee will be assessed to eliminate the downstream collection system or
treatment capacity constraint. Additional proportionate fees would be collected over time from
all development in the area of concern to fund the needed improvements.
(m) Where additional development would produce flows that would
overwhelm the planned capacity of the existing collection system and/or treatment facility, the
development will be assessed fees to cover the cost of replacing the entire portion of the system
that would be overwhelmed. ACSD would fund the cost of constructing reserve capacity in the
area of concern (only for the material cost difference for large line).
(n) Owner shall provide average and peak flow data as well as service size
prior to final design. All ACSD total connection fees must be paid prior to issuance of a building
permit.
(o) Owner shall fund the relocation of the existing manhole located in the
vacated portion of the alley in Block 79, City and Townsite of Aspen.
(p) Amendments to the above requirements agreed to in writing_ by Owner and
ACSD shall supersede the sanitation requirements listed above.
3.10 Environmental Health Department Requirements. Owner shall obtain Special
Review approval from the Environmental Health Department pursuant to Title 12, Chapter
12. 10, Space Allotment for Trash and Recycle Storage, of the Aspen Municipal Code prior to
issuance of a building permit in order to eliminate the required trash/recycle area for the
Project's Aspen Times component.
3.11 Transportation Department Requirements. Owner shall implement the TDM
and MMLOS measures contained in the Transportation Impact Analysis attached hereto as
Exhibit C.
3.12 Parks Department Reauirements.
(a) Tree removal permits are required prior to issuance of a building permit
for any demolition or significant. site work. Mitigation for tree removal shall be met by a cash -
in -lieu payment, by on-site plantings, or a combination of both as provided for in Title 13,
Chapter 13.20, Tree Removal Permits, of the Aspen Municipal Code.
(b) A tree protection plan depicting the drip lines of each individual tree or
group of trees which is to remain on the Property shall be included in the building permit
submittal for any demolition or significant site work. The plan shall depict the location of tree
protection zones which shall be approved by the City Forester. The plan shall prohibit
excavation; the storage of building materials, construction and equipment; and access over or
through the protection zones by foot or vehicles.
(c) Silva cells are required in both the Mill Street and Main Street rights-of-
way. Irrigation is required for each tree. Permeable pavers are acceptable in the rights-of-way,
but may require a concrete edge around tree wells. Tree grates will require break away design
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for future tree growth. A minimum of thirty inches (30") of good soil is required for all tree
wells. Electric power connections/stations must be outside of the root balls of the trees. Street
tree variety must be Norway Maple (Emerald Queen).
3.13 Fire Mitigation. The Project shall comply with all codes adopted by the Aspen
Fire Protection District. Mitigation provisions shall be reviewed and approved by the Fire
Marshall.
3.14 Outdoor Lighting and Signage. All outdoor lighting and signage shall meet the
requirements of Section 26.575.150, Outdoor Lighting, and Chapter 26.510, Signs, of the
Regulations. The Main Street fagade of the Aspen Times building shall include the existing
signage. This signage is exempt from the sign allotment calculations of the Regulations. All
other signage shall be approved pursuant to the Regulations mi effect at the time of application
for a sign permit.
3.15 Material Representations. All material representations and commitments made
by Owner in connection with the Project's development approvals contained or referenced
herein, whether made in public hearings or in documentation presented before the Historic
Preservation Commission or the City Council, are hereby incorporated in said Project's
development approvals and such representations and commitments shall be complied with by
Owner as if fully set forth herein, unless amended by an authorized entity.
3.16 Park Development Impact Fee. Before a building permit is issued for the
Project, Owner shall pay to City a Park Development Impact Fee for the Project's nine (9)
additional lodge units in an amount to be determined at; building permit issuance based on the
Regulations in effect at that time. No impact fee .is required, for the Project's net leasable
commercial square footage as no net new commercial square footage is proposed.
3.17 Air Ouality Impact Fee. Before abuilding permit is issued for the Project,
Owner shall pay to City an Air Quality Impact Fee for the Project's nine (9) additional lodge
units in an amount to be determined at building permit issuance based on the Regulations in
effect at that time. No impact fee is required for the Project's net leasable commercial square
footage as no net new commercial square footage is proposed.
ARTICLE IV
PUBLIC AND PRIVATE IMPROVEMENTS
4.1 Prior to issuance of a final Certificate of Occupancy for the Project, Owner shall
accomplish certain public and private improvements for which performance guarantees are
required pursuant to Section 26.490.070, Performance Guarantees, of the Regulations. The
specific improvements include the following:
(a) Landscape Improvements. The Project's landscape improvements are
depicted on Sheet L 1 ("Sheet L I") of the recorded Approved Plan Set.
(b) Aspen Times Restoration. Plans and elevations for the restoration of the
portion of the Aspen Times building to be preserved are depicted on Sheets A1.1 through A5.2
of the recorded Approved Plan Set.
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(c) Public Infrastructure Improvements. The Project's public infrastructure
improvements are depicted on Sheets C 1 through C7 of the recorded Approved Plan Set.
(d) Storm Water and Drainage Improvements. The Project's storm water
and drainage improvements are depicted on Sheets C 1 through C7 of the recorded Approved
Plan Set.
The required performance guarantees are addressed in Section 5.2 below.
ARTICLE V
FINANCIAL ASSURANCES
5.1 Site Protection/Enhancements Requirements.
(a) Site Protection Guarantee. Before the issuance of a Building Permit for
the Project, Owner shall deposit with Pitkin County Title, Inc. ("Escrow Agent") the sum of One
Hundred and Fifty Thousand U.S. Dollars ($154,000) in cash or wired funds (the "Site
Protection Escrow Funds") and will execute an Escrow Agreement and Instructions with the
Escrow Agent which recites as follows:
In the event construction work on the Project shall cease for ninety (90) days or longer
("Work Stoppage") prior to a final inspection by City of the work authorized by a
foundation/structural frame permit and cessation of such construction work continues for
a period of one hundred twenty (120) days'after notice from City to Owner specifying the
subject work in reasonable detail, or if such Work Stoppage cannot reasonably be cured
within such one hundred twenty (120) day period and Owner fails to commence and
proceed diligently to cure such Work Stoppage within a reasonable time period, then
City, in its reasonable discretion, may draw upon the Site Protection Escrow Funds from
time to time as needed for the purposes of protecting and securing the Project site and
improvements from damage by the elements and/or from trespass by unauthorized
persons and for purposes of improving the Project site to a safe condition such that it does
not become an attractive nuisance or otherwise pose a threat to neighbors or other
persons. City shall use commercially reasonable efforts to not adversely impact the
operation of, or access to the Project by Owner. The Site Protection Escrow Funds or any
remaining balance thereof shall be returned to Owner upon completion by City of a final
inspection of the work authorized by the Foundation/Structural Frame Permit on the
Project; provided, however, that the Community Development Director shall promptly
authorize partial releases, in increments of no less than twenty-five percent (25%) of the
original surety, of the Site Protection Guarantee as portions of the Project protection,
security, and safety are reduced.
City shall be a named party to such Escrow Agreement with the express right and authority to
enforce the same from time to time.
(b) Site Enhancement Guarantee. Before the issuance of a Building Permit
for the Project, Owner shall also deposit with Escrow Agent the sum of One Hundred and Fifty
Thousand U.S. Dollars ($150,000) in cash or wired funds (the "Site Enhancement Escrow
Funds") and will execute an Escrow Agreement and Instructions with the Escrow Agent which
recites as follows:
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In the event construction work on the Project shall cease for ninety (90) days or longer
("Work Stoppage") prior to a final inspection by City of the work authorized by any
permit or phase of permit for the Project and cessation of such construction work
continues for a period of one hundred twenty (120) days after notice from City to Owner
specifying the subject work in reasonable detail, or if such Work Stoppage cannot
reasonably be cured within such one hundred twenty (120) day period and Owner fails to
commence and proceed diligently to cure such Work Stoppage within a reasonable time
period, then City, in its reasonable discretion, may draw upon the Site Enhancement
Escrow Funds from time to time as needed for the purposes of improving the appearance
of any construction work already completed on the Project site and for installing any
public improvements on or adjacent to the Project site. City shall use commercially
reasonable discretion with respect to the manner of improving the appearance of
construction work in progress as well as determining the public improvements to be
installed. City shall use commercially reasonable efforts to not adversely impact the
operation of, or access to the Project by Owner. The Site Enhancement Escrow Funds or
any remaining balance thereof shall be returned to Owner upon completion by City of a
final inspection of the work authorized by the Foundation/Structural Frame Permit on the
Project; provided, however, that the Community Development Director shall promptly
authorize partial releases, in increments of no less than twenty-five percent (25%) of the
original surety, of the Site Enhancement Guarantee as portions of the Project pertaining
to its appearance, or the installing of any public improvements on or adjacent to the
Project are substantially performed.
City shall be a named party to such Escrow Agreement with the express right and authority to
enforce the same from time to time.
5.2 Performance Guarantees.
5.2.1 Public and Private Improvements.
(a) Public and Private Improvements Itemized.
(i) Itemized costs for the Project's Landscape Improvements are
provided in Exhibit D attached hereto and incorporated herein by this reference.
(ii) Itemized costs for restoration of the Aspen Times building which is
to be preserved are provided in Exhibit E attached hereto and incorporated herein by this
reference.
(iii) Itemized costs for the Project's Public Infrastructure Improvements
are provided in Exhibit F attached hereto and incorporated herein by this reference.
(iv) Itemized costs for the Project's Storm Water and Drainage
Improvements are provided in Exhibit G attached hereto and incorporated herein by this
reference.
(b) Security for Landscape Improvements. Before the issuance of a
Building Permit for the Project, Owner shall also deposit with Escrow Agent Four Hundred and
Seventeen Thousand and Sixty -Seven U.S. Dollars ($417,067) in cash or wired funds (the
Page 12 of 22
"Landscape Escrow Funds") as security for the installation and the continued maintenance and
replacement of the Landscaping Improvements ("Landscape Improvements") for a period of two
(2) years after installation. The Landscape Improvements are described in Sheet L1 (see Section
4.1 (a) above). The Landscape Escrow Funds shall constitute the total of all security required for
the installation and the continued maintenance and replacement of all the Landscape
Improvements.
(i) Installation.
(a) As portions of the Landscape Improvements are completed,
City shall promptly inspect them for compliance with Sheet L I. City shall promptly approve the
Landscape Improvements if they conform to Sheet U. . Each time City approves the Landscape
Improvements, or portions thereof as the case may be, City will promptly deliver written
approval of such Landscape Improvements to Owner.
(b) City may reject the Landscape Improvements if they do not
conform to Sheet L 1; provided, however, that notice of any such rejection shall be promptly
delivered to Owner and Owner shall thereafter have reasonable opportunity to cure not to exceed
one hundred twenty (120) days unless such rejected item(s) isnot reasonably capable of being
cured within such 120 -day period in which case Owner shall use commercially reasonable efforts
to cure as soon thereafter as is reasonably practicable. After Owner performs cure measures,
City will promptly inspect the LandscapeImprovements previously rejected. If City finds that
the previously rejected Landscape Improvements shave been completed as per Sheet Ll, City
shall promptly approve same and promptly deliver written approval. of such Landscape
Improvements to Owner.
(c) If City finds that the Landscape Improvements previously
rejected have not been cured as per Sheet L1, then - City and Owner shall have fourteen (14) days
after the date of delivery of City's finding to Owner, to reach written resolution regarding the
Landscape Improvements rejected by City. If Owner and City are not able to reach resolution
within such 14 -day period, then City and Owner agree to submit the dispute to the Board of
Appeals and Examiners of the City of Aspen (hereinafter, "Board"). Board shall base its
decision upon substantial evidence presented. Board's finding would be subject to review
pursuant to C.RC.P. Rule 106(a)(4) in accordance with the laws of the State of Colorado.
(d) If Board finds that City's determination was correct and
Owner does not appeal under C.R.C.P. Rule 106(a)(4), then Owner shall have a commercially
reasonable period of time to correct the Landscape Improvements in order that they conform to
Sheet L I. City will promptly inspect Owner's corrective action for compliance with Sheet L I.
If the Landscape Improvements conform to Sheet L1, then City will approve same and promptly
deliver written approval of such Landscape Improvements to Owner.
(e) If City rejects such corrective action, then City will
promptly notify Owner of such rejection and no sooner than thirty (30) days after delivery of
such notice to Owner, City may cause the rejected portion of Landscape Improvements to be
completed as per Sheet L 1 and the costs of such corrective action shall be paid from the Escrow
Funds.
Page 13 of 22
(f) In the event that Board finds in favor of Owner, then the
Landscape Improvements in issue shall immediately and automatically be deemed complete as
per Sheet L 1 without requirement of any further action.
(g) If Owner appeals under C.R.C.P. Rule 106(a)(4), all City
action regarding the Landscape Improvements in issue shall be deemed immediately and
automatically stayed pending final determination by the Court, including any appeals.
(ii) Final Inspection.
(a) Upon expiration of the 2 -year period, City will promptly
conduct final inspection of the Landscape Improvements to determine if they have survived. If
the Landscape Improvements have survived, City shall promptly deliver notice of final approval
to Escrow Agent and Escrow Agent shall immediately release all remaining Landscape Escrow
Funds to Owner.
(b) If any of Landscape Improvements have not survived, then
processes and procedures set forth in Section 5.2.1 (b) (i) including, without limitation, those
pertaining to inspection, approval, rejection, notice, cure, resolution, appeal, submission of
dispute to Board, appeals per C.R.C.P. Rule 106(a)(4), and other similar provisions shall apply.
(iii) Extensions. Periods of time prescribed under this Section 5.2.1
(b) shall be extended as reasonably necessary to accommodateseasonal conditions that prevent
or impair completion or cure of Landscape Improvements or inspection of same. Upon expiration
of any such extended period of time and final inspection and approval by City, all remaining
Landscape Escrow Funds shall be promptly released and delivered to Owner.
(iv) Force Maiure. If there are delays in performance hereunder due
to abnormal adverse weather conditions, acts of God, casualties or any causes beyond the control
of Owner or City, or by other causes which reasonably justify delay, then the affected time
period or deadline shall be extended for such reasonable period of time as shall be agreed upon
by the parties. No consent to extend for the preceding reasons or causes shall be unreasonably
withheld, conditioned or delayed.
(v) Early Release of Funds. Notwithstanding the 2 -year term of the
escrow period, as portions of Landscape Improvements are completed, City, in its discretion,
may release to Owner portions of the estimated costs of the Landscape Improvements as
itemized on Exhibit D, prior to, expiration of the 2 -year escrow period.
(vi) Commerciallv Reasonable. All determinations or other action by
City shall be made and undertaken in a commercially reasonable manner.
(vii) Exhaustion of Section 5.2.1(b) Requirements. It is the express
understanding of the parties that compliance with the procedure set forth in Article VI below
pertaining to the procedure for default and amendment of this Agreement shall be required with
respect to the enforcement and implementation of the financial assurances and guarantees to be
provided by Owner as set forth above; provided, however that all procedures and requirements of
this section 5.2.1 (b) shall be exhausted by City before any action under Article VI below is
taken by City with regard to matters pertaining to this Section 5.2.1 (b).
Page 14 of 22
(c) Security for Other Improvements. This Section 5.2.1 (c) shall not apply
to Landscape Improvements, which shall be governed by the preceding Section 5.2.1 (b). Before
the issuance of a Building Permit for the Project, Owner shall deposit with Escrow Agent Three
Million Three Hundred and Forty -Six Thousand One Hundred and Eighty -Six U.S. Dollars
($3,346,186) in cash or wired funds ("Improvements Escrow Funds") as security for the
completion of the Public and Private Improvements ("Improvements") itemized on Exhibits E, F
& G attached hereto. It is further agreed that the Improvements Escrow Funds described above
shall constitute the total of all security required for completion of all Improvements which
Owner is required to perform. For purposes hereof "Substantially Complete" or "Substantial
Completion" shall mean that City has inspected the Improvements and has reasonably
determined that they are Substantially Complete in compliance with applicable specifications
and has issued a Certificate of Substantial Completion or similarly intended form of approval.
Subject to provisions below in Section 5.2.1 (c) including, without_ limitation, partial release
provisions, the Improvements Escrow Funds representing the cost of part or all of the
Improvements (as itemized on Exhibits E, F & G) which are Substantially Complete shall be
immediately released to Owner. If there is any balance remaining in the Escrow Funds after all
partial releases and all Improvements are Substantially Complete, all such remaining funds shall
be immediately released to Owner upon delivery of written notice to Escrow Agent by Owner
directing such delivery.
(d) Escrow Release- Provisions. Upon delivery by Owner of written notice
that the Improvements or any part or parts thereof are complete and ready for inspection
("Request for Inspection") along with a showing of the value of the Improvements or part(s)
thereof completed, City will, within fourteen (14) days, inspect the Improvements identified in
the Request for Inspection, to determine whether or not such Improvements are Substantially
Complete. If City finds that the Improvements, identified in the Request for Inspection are
Substantially Complete, City shall, within seven (7) days, deliver a written Certificate of
Substantial Completion to Owner and Escrow Agent. Upon receipt of a Certificate of
Substantial Completion for Improvements identified in the Request for Inspection, the Escrow
Agent shall immediately release to Owner the total itemized amount (per Exhibit E, F & G)
corresponding to all Improvements which City has certified as Substantially Complete. Pursuant
to Section 26.445.070(C)(4) of the Land Use Code, ten percent (10%) of the value of the
Improvement(s) set forth in City's Certification of Substantial Completion shall be retained by
the Escrow Agent. If no Certificate of Substantial Completion is delivered within such 7 -day
period, all Improvements identified in the Request for Inspection shall automatically be deemed
Substantially Complete without requirement of any further action. Owner need only provide
written notice to Escrow Agent, with a copy to City, that no Certificate of Substantial
Completion was delivered. Such notice to Escrow Agent shall be deemed the equivalent of a
Certificate of Substantial Completion from City and upon receipt of such notice, Escrow Agent
is authorized to promptly release to Owner the total itemized amount (per Exhibit E, F & G)
corresponding to all Improvements which City is so deemed to have certified as Substantially
Complete minus the ten percent (10%) withholding as per Section 26.445.070(C)(4) of the Land
Use Code.
If the cost to Substantially Complete the Improvements, or part(s) thereof, is less
than the corresponding amount itemized in each of Exhibits E, F & G attached hereto, and City
certifies that such Improvements, or part (s) thereof, are Substantially Complete, Escrow Agent
Page 15 of 22
shall immediately release to Owner the total itemized amount (per Exhibit E, F &G)
corresponding to all Improvements which City has certified as Substantially Complete minus the
ten percent (10%) required to be withheld pursuant to Section 26.445.070(C)(4) of the Land Use
Code.
If City finds that all or a portion of the Improvements identified in the Request for
Inspection are not Substantially Complete, City shall furnish a letter of potential deficiencies to
Owner and Escrow Agent within fourteen (14) days of such finding. Any such letter of potential
deficiencies shall specify which Improvements identified in the Request for Inspection are
potentially deficient.
If a letter of potential deficiencies is issued which specifies a portion of the
Improvements identified in the Request for Inspection as potentially deficient, then all
Improvements identified in such Request for Inspection which are not specified as being
potentially deficient shall automatically be deemed Substantially Complete without requirement
of any further action. Owner need only provide written notice to Escrow Agent with a copy to
City that the Improvements not specified in the letter of potential deficiencies are Substantially
Complete. Such notice to Escrow Agent shall be deemed the equivalent of a Certificate of
Substantial Completion from City and upon receipt of such notice, Escrow Agent is authorized to
immediately release to Owner the total itemized amount (per Exhibit E, F & G) corresponding to
all Improvements which City is so deemed to have certified as Substantially Complete minus the
ten percent (10%) withholding as per Section 26.445.070(C)(4) of the Land Use Code. If no
letter of potential deficiency is furnished within the said 14 -day -period, all Improvements
identified in the Request for Inspection shall automatically be deemed Substantially Complete
without requirement of any further action. Owner.need only provide written notice to Escrow
Agent, with a copy to City, that no letter of potential deficiency was provided as required
hereunder. Such notice to Escrow Agent shall be deemed the equivalent of a Certificate of
Substantial Completion from; City and upon receipt of such notice, Escrow Agent is authorized to
promptly release to Owner the total itemized amount (per Exhibit E, F & G) corresponding to all
Improvements which City is so deemed to have certified as Substantially Complete minus the ten
percent (10%) withholding as per Section 26.445.070(C)(4) of the Land Use Code.
With respect to any Improvements identified in the Request for Inspection that are
specified as potentially deficient in a letter of potential deficiencies as provided hereunder,
Owner shall have a reasonable period of time to cure any such potential deficiencies. After
performing cure measures, Owner shall submit to City a Request for Inspection, along with a
showing of the cost of the Improvements completed. City will, within fourteen (14) days,
inspect the Improvements previously identified as potentially deficient to determine whether or
not such Improvements have been made Substantially Complete. If City reasonably finds that the
Improvements previously identified as potentially deficient have been made Substantially
Complete, City shall, within seven (7) days, deliver a Certificate of Substantial Completion to
Owner and Escrow Agent. In such event, Escrow Agent shall release to Owner within five (5)
days, the total itemized amount (per Exhibit E, F & G) corresponding to all Improvements which
City has certified as Substantially Complete minus the ten percent (10%) withholding as per
Section 26.445.070(C)(4) of the Land Use Code. If City fails to respond to Owner's Request for
Inspection regarding cure measures taken as to previously identified potentially deficient
Improvements within such 7 -day period, all such Improvements identified in the Request for
Page 16 of 22
Inspection shall automatically be deemed Substantially Complete. Owner need only provide
written notice to Escrow Agent, with a copy to City, that no letter of potential deficiency was
provided as required hereunder. Such notice to Escrow Agent shall be deemed the equivalent of
a Certificate of Substantial Completion from City and upon receipt of such notice, Escrow Agent
is authorized to promptly release to Owner the total itemized amount (per Exhibit E, F & G)
corresponding to all Improvements which City is so deemed to have certified as Substantially
Complete minus the ten percent (10%) withholding as per Section 26.445.070(C)(4) of the Land
Use Code.
If City reasonably finds that the Improvements previously identified as potentially
deficient have not been made Substantially Complete then City. and Owner shall have fourteen
(14) days after the date of City's finding, to reach written resolution regarding the Improvements
determined by City to be potentially deficient. If Owner and. City are not able to reach resolution
within such 14 -day period then City and Owner agree to submit the. dispute to the Board of
Appeals and Examiners of the City of Aspen (hereinafter, "Board").. Board shall base its
decision upon substantial evidence presented. Board's findings shall be subject to review
pursuant to C.R.C.P. Rule 106(a)(4) in accordance with the laws of the State of Colorado.
If Owner has not applied to the District Court for review of the, determination of
the Board within the time set forth pursuant to C.R.C.P. 106(a)(4) and has not obtained a
Certificate of Substantial Completion from City regarding the potentially deficient Improvements
within such time or such additional time as may .be reasonably needed by Owner under the
circumstances, City may cause the potentially deficient Improvements to be Substantially
Complete and the costs of making the potentially deficient Improvements Substantially
Complete shall be paid from the Escrow Funds; provided; however, that in so doing, City's
expenses shall be commercially reasonable. If City's costs are less than the itemized amounts for
such Improvements (per Exhibit E F & G) the difference remaining shall be promptly paid to
Owner.
If Board finds that City's determination was correct, then Owner, in addition to
appeal rights, shall have the right to take such corrective action as may be reasonably necessary
to correct the Improvements found by Board to be potentially deficient. Upon completion of
such corrective action, Owner will submit to City a Request for Inspection. If City determines
that Improvements found by Board to be potentially deficient have been made Substantially
Complete then City shall, within seven (7) days, deliver a Certificate of Substantial Completion
to Owner and Escrow Agent. In such event, Escrow Agent shall release to Owner within five (5)
days, the total itemized amount (per Exhibit E, F & G) corresponding to all Improvements which
City has certified as Substantially Complete minus the ten percent (10%) withholding as per
Section 26.445.070(C)(4) of the Land Use Code. If City determines that Improvements found by
the Board to be potentially deficient remain potentially deficient then City may cause such
potentially deficient Improvements to be Substantially Complete and the costs of making such
potentially deficient Improvements Substantially Complete shall be paid from the Escrow Funds;
provided, however, that in so doing, City's expenses shall be commercially reasonable. If City's
costs are less than the itemized amounts for such Improvements (per Exhibit E, F & G) the
difference remaining shall be promptly paid to Owner.
In the event Board finds in favor of Owner, then the Improvements in issue shall
automatically be deemed Substantially Complete without requirement of any further action.
Page 17 of 22
Owner need only provide written notice to Escrow Agent, with a copy to City, that Board found
in favor of Owner. Such notice to Escrow Agent shall be deemed the equivalent of a Certificate
of Substantial Completion from Board. Upon receipt of such notice, Escrow Agent is authorized
to immediately release to Owner the total itemized amount (per Exhibit E, F & G) corresponding
to all Improvements which City is so deemed to have certified as Substantially Complete minus
the ten percent (10%) withholding as per Section 26.445.070(C)(4) of the Land Use Code.
Notwithstanding anything to the contrary contained herein, after any and all
partial releases, and once all Improvements are Substantially Complete, the ten percent (10%)
withheld pursuant to Section 26.445.070(0)(4) of the Land Use Code shall be immediately
released by Escrow Agent to Owner.
If there are delays in performance hereunder due to abnormal adverse weather
conditions, acts of God, casualties or any causes beyond the control of Owner or City, or by
other causes which reasonably justify delay, then the affected time period or deadline shall be
extended for a reasonable period of time, as may be agreed upon by the parties. No agreement to
extend may be unreasonably withheld, conditioned or delayed.
It is the express understanding of the parties that compliance with the procedure
set forth in Article VI below pertaining to the procedure for default and amendment of this
Agreement shall be required with respect to the enforcement and implementation of the financial
assurances and guarantees to be provided by Owner as set forth above; provided, however that
all procedures and requirements of this Article V shall be exhausted by City before any action
under Article VI below is taken by City with regard to matters pertaining to this Article V.
ARTICLE VI
NON-COMPLIANCE AND REQUEST FOR AMENDMENTS OR EXTENSIONS
In the event that City determines that Owner is not acting in substantial
compliance with the terms of this Agreement, City shall notify Owner in writing
specifying the alleged non-compliance and asking that Owner remedy the alleged non-
compliance within such reasonable time as City may determine, but not less than thirty
(30) days. If City determines that Owner has not complied within such time, City may
issue and serve upon Owner a written order specifying the alleged non-compliance and
requiring Owner to remedy the same within thirty (30) days. Within twenty (20) days
of the receipt of such order, Owner may file with the City Council either a notice
advising City that it is in compliance or a written request to determine either or both of
the following matters:
(a) whether the alleged non-compliance exists or did exist; or
(b) whether a variance, extension of time or amendment to this
Agreement should be granted with respect to any such non-compliance which is
determined to exist.
Upon the receipt of such request, City shall promptly schedule a meeting of the
parties to consider the matters set forth in the order of non-compliance. The meeting of
the parties shall be convened and conducted pursuant to the procedures normally
Page 18 of 22
established by City. If City determines that a non-compliance exists which has not been
remedied, it may issue such orders as may be appropriate, including the imposition of
daily fines until such non-compliance has been remedied, the withholding of permits
and/or certificate of occupancy, as applicable; provided, however, that no order shall
terminate any land use approval. City may also grant such variances, extensions of time
or amendments to this Agreement as it may deem appropriate under the circumstances.
In addition to the foregoing, Owner may, on its own initiative, petition City for a
variance, an amendment to this Agreement or an extension of one or more of the time
periods required for performance hereunder. City may grant such variances,
amendments to this Agreement, or extensions of time as it may deem appropriate under
the circumstances. The parties expressly acknowledge and agree that City shall not
unreasonably refuse to extend the time periods for performance hereunder if Owner
demonstrates that the reasons for the delay(s) which necessitate said extension(s) result
from acts of God or other events beyond the reasonable control of Owner, despite good
faith efforts on its part to perform in a timely manner.
ARTICLE VII
GENERAL PROVISIONS
7.1 The provisions hereof shall bind and benefit Owner and City and their
respective successors and assigns.
7.2 This Agreement shall be- subject to and construed in accordance with the
laws of the State of Colorado.
7.3 If any of the provisions of this Agreement or any paragraph, sentence,
clause, phrase, word, or section or the application thereof in any circumstance is
invalidated, such invalidity, shall not affect the validity of the remainder of this
Agreement, and the application of any such provision, paragraph, sentence, clause,
phrase, word, or section in any other circumstance shall not be affected thereby.
7.4 This Agreement and the exhibits attached hereto contain the entire
understanding between the parties hereto with respect to the transactions contemplated
hereunder. Owner, its successors or assigns, may, on its own initiative, petition the
City Council for an amendment to this Agreement or for an extension of one or more of
the time periods required for performance hereunder. The City Council shall not
unreasonably deny such petition for amendment or extension after considering all
appropriate circumstances. Any such amendments or extensions of time shall only
become effective upon the execution by all parties hereto that are affected by the
proposed amendment.
7.5 Numerical and title headings contained in this Agreement are for
convenience only, and shall not be deemed determinative of the substance contained
herein. As used herein, where the context requires, the use of the singular shall include
the plural and the use of any gender shall include all genders.
Page 19 of 22
7.6 Upon execution of this Agreement by all parties hereto, City agrees to
approve and execute the Final Plat and to approve the Approved Plan Set and to accept
the same for recordation in the Office of the Clerk and Recorder of Pitkin County,
Colorado, upon payment of the recordation fees by Owner.
7.7 Notices to be given to the parties to this Agreement shall be considered to
be given if hand delivered or if deposited in the United States Mail to the parties by
certified mail, return receipt requested, or when sent via facsimile or electronic
transmission, at the addresses indicated below, or such other addresses as may be
substituted upon written notice by the parties or their successors or assigns:
CITY: City of Aspen
City Manager
130 South Galena Street
Aspen, CO 81611
(Fax No. }
OWNER: Iconic Properties — Jerome, LLC
c/o Friedkin Companies, Inc.
Attn: Eric Williamson
1375 Enclave Parkway
Houston, TX 77077
(Fax No. (713) 580-5618
(Email: ewilliamson@friedkin.com)
With a copy to:
Kim Jacobson
1575 Enclave Parkway
Houston, TX 77077
(Fax No. (713) 580-5296)
(Email: kjacobson@friedkin.com)
7.8 This Agreement may be executed in counterparts, in which case all such
counterparts together shall constitute one and the same instrument which is binding on
all of the parties thereto, notwithstanding that all of the parties are not signatory to the
original or the same counterpart. Facsimile and email signatures shall be treated as
original signatures hereon. `
7.9 The terms, conditions, provisions and obligations herein contained shall
be deemed covenants that run with and burden the Property and any and all owners
thereof or interests therein, their respective successors, grantees or assigns, and further
shall inure to the benefit of and be specifically enforceable by or against the parties
hereto, their respective successors, grantees or assigns.
(The remainder of this page is intentionally blank, counterpart signature and
acknowledgment pages follow)
Page 20 of 22
IN WITNESS WHEREOF, the parties have hereunto set their hands and seals as
of the day and year first above written.
CITY: CITY OF ASPEN, COLORADO, a Colorado
municipal corporation
0
Attest:
City Clerk
APPROVED AS TO FORM:
James True, City Attorney
STATE OF COLORADO §
Steve Skadron, Mayor
COUNTY OF PITKIN §
The foregoing instrument was acknowledged_ before me this day of , 20169
by Steve Skadron as Mayor and as City Clerk of the City of Aspen,
Colorado, a municipal corporation.
Witness my hand and official seal.
My commission expires:
Notary Public
OWNER: ICONIC PROPERTIES — JEROME, LLC
a Delaware limited liability company
By: Iconic Properties, L.L.C.
its Manager
By:
Name:
Title:
(Counterpart signature and acknowledgment page to Aspen Times/Hotel Jerome SubdivisionlPD Development
Agreement)
STATE OF COLORADO §
COUNTY OF PITKIN §
The foregoing instrument was acknowledged before me this day of
, 2016, by , as of
Iconic Properties, L.L.C, the manager of Iconic Properties — Jerome, LLC, a Delaware limited
liability company.
Witness my hand and official seal.
My commission expires:
Notary Public
(Counterpart signature and acknowledgment page to Aspen Times/Hotel Jerome Subdivision/PD Development
Agreement)
EXHIBIT A
LEGAL DESCRIPTION
A PARCEL OF LAND SITUATED IN THE CITY AND TOWNSITE OF ASPEN,
COLORADO, BEING ALL OF LOTS A, B, C, D, E, F, G, H, I, M, N, O, P, Q, R, S, THE
EAST HALF OF LOT L. ALL PORTION OF THE VACATED ALLEY IN BLOCK 79 AND
THAT PORTION OF MILL STREET ACCORDING TO THE HOTEL JEROME LOT LINE
ADJUSTMENT AND SUBDIVISION EXEMPTION PLAT FILED JUNE 12, 1991 AT
RECEPTION NO. 331521, IN PLAT BOOK 26 AT PAGE 52, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID BLOCK 79 (A NO.5 REBAR AND
YELLOW PLASTIC CAP LS 19598); THENCE S 14°50'49"W ALONG THE WEST LINE OF
NORTH MILL STREET A DISTANCE OF 119.39 FEET (WHENCE A WITNESS CORNER
A REBAR & CAP LS 19598 BEARS NI 4050'49"E 0.50 FEET); THENCE S75°09'11"E A
DISTANCE OF 0.50 FEET; THENCE S 14°50'49"W A DISTANCE OF 100.70 FEET TO A
BRASS DISK LS 19598 FOUND IN PLACE; THENCE N75°09'11 "W A DISTANCE OF 0.50
FEET TO A POINT ON THE AFOREMENTIONED WEST LINE OF NORTH MILL
STREET, A BRASS DISK LS 19598 FOUND IN PLACE; THENCE S 14°50'49"W ALONG
SAID WEST LINE A DISTANCE OF 0.30 FEET TO A POINT ON THE NORTHERLY LINE
OF EAST MAIN STREET, A BRASS DISK LS 19598 FOUND IN PLACE; THENCE
N75009'11"W ALONG SAID NORTHERLY LINE A DISTANCE OF 225.78 FEET TO THE
SOUTHWEST CORNER OF THE EAST HALF OF LOT L (WHENCE A WITNESS CORNER
A PK NAIL AND ALUMINUM TAG LS25947 BEARS: S14°50'49"W 1.00 FOOT); THENCE
N14050'49"E A DISTANCE OF 120.39 TO A POINT ON THE NORTH LINE OF THE
ALLEY IN SAID BLOCK 79; THENCE N75°09'11"W ALONG SAID NORTH LINE A
DISTANCE OF 45.62 FEET TO A POINT ON THE EASTERLY LINE OF NORTH
MONARCH STREET (WHENCE A NO.5 REBAR BEARS N350E 0.67 FEET); THENCE
N14050'49"E ALONG SAID EAST LINE A DISTANCE OF 100.00 FEET TO THE
NORTHWEST CORNER OF SAID BLOCK 79; (WHENCE A WITNESS CORNER A NO.5
REBAR & YELLOW PLASTIC CAP LS 16129 BEARS N730E 0.59 FEET); THENCE
S75009'11"E ALONG THE SOUTH LINE OF EAST BLEEKER STREET A DISTANCE OF
271.40 FEET TO THE POINT OF BEGINNING.
SAID PARCEL OF LAND CONTAINING 1.248 ACRES, MORE OR LESS.
A u:
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Transportation Impact Analysis
[see attached pages]
Trip Generation
Instructions:
IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File"
and then click "Excel Options." In the "Trust Center" category, click "Trust Center Settings", and then click the "Macro
Settings" category. Beneath "Macro Settings" select "Enable all Macros."
Sheet I. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The
numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be
reduced put a negative number of units or square feet.
Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections. Points are
only awarded for proposed (not existing) and confirmed aspects of the project.
Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project.
Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which
explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure
that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense for
Helpful Hints:
1. Refer to the T. 1ransPnrWk9rI Impact Analysis_idelines for information on the use of this tool.
2. Refer to 1 TIA Frequently Asked Questions a quick overview.
2. Hover over red corner tags for additional information on individual measures.
3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not
receive credit for measures already in place. Proposed TOM or MMLOS measures should also make sense in the context
of project location and future use.
= input
= calculation
DATE: 7/18/2016
PROJECT NAME: Aspen Times/Hotel Jerome Subdivision/PUD
PROJECT ADDRESS: 310 and 330 East Main Street
APPLICANT CONTACT
INFORMATION: Sunny Vann, Vann Associates, LLC, P.O. Box 4827, Basalt, CO 81612, 925-6958,
NAME, COMPANY, vannossociates@comcost.net
ADDRESS, PHONE, EMAIL
Is this a major or minor project? Minor Minor Development - Inside the Roundabout
J P 1 Major Development - Outside the Roundabout
*For mixed-use fat least [woof the established land uses) sites, a 4% reduction for AM Peak -Hour and a 14%reduction for PM Peak -Hour is applied to
the trip generation.
ASSUMPTIONS
ASPEN TRIP GENERATION
AM Peak Average PM Peak Average
Land Use Trip Rate
Net new
Trips Generated
%Entering
AM Peak -Hour
PM Peak -Hour
0.69
unxa/seua,e Feet of
Proposed Land Use
the Proposed vroiea
Entering
Exiting
Total
Entering
Exiting
Total
Commercial (sf)
-374.0 sf
-0.59
-0.26
-0.85
-0.62
-0.93
-1.55
Free -Market Housing (Units)
0Units
0.00
0.00
0.00
0.00
0.00
0.00
Affordable Housing (Units)
0 Units
0.00
0.00
0.00
0.00
0.00
0.00
Lodging (Units)
9Units
1.28
0.97
2.25
1.45
1.34
2.79
Essential Public Facility (sf)
0.0 sf
0.00
0.00
0.00
0.00
0.00
0.00
TOTAL NEW TRIPS
0.70
0.70
1.40
0.83
0A1
1.24
*For mixed-use fat least [woof the established land uses) sites, a 4% reduction for AM Peak -Hour and a 14%reduction for PM Peak -Hour is applied to
the trip generation.
ASSUMPTIONS
ASPEN TRIP GENERATION
AM Peak Average PM Peak Average
Land Use Trip Rate
%Entering
%Exiting Tri Rate
%Entering
%Exiting
Commercial 2.27
0.69
0.31 4.140.4
0.6
Free -Market Housing 0.67
0.29
0.71 0.82
0.56
0.44
Affordable Housing 0.75
0.48
0.52 0.89
0.55
0.45
Lodging 0.25
0.57
0.43 0.31
0.52
0.48
Essential Public Facility 0.86
0.62
0.38 1.66
0.4
0.6
Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian. Bike and Transit sections.
= input
= calculation
Categary
Sub. m .... rip n.rr .r
Outestion
I Answer
Points
Does the project propose a detached sidewalk where an attached
S
'X 1
sidewalk mnently exists? Does the proposed sidewalk and buffer
0
v 0
Vmeet
standard minimum widths?Y
the proposed effective sidewalk width greater than the standard
2Is
minlmum width?3Does
L
0
the project propose a landscape buffer greater than the
'^ 0
standard minimum width?
0
c
Does the project propose a detached sidewalk on an adjacent block?
e Y
'=
0
A
Does the proposed sidewalk and buffer meet standard minimum
No
0
v m
e
widths?
U u
Is the proposed effective sidewalk width an an adjacent block
Y V
3 y
_ 5
greater than the standard minimum width?xK
Na
0
Is the proposed landscape buffer cn an adjacent block greater than
y
c
e
the standard minimum width?
No
0
Are slopes between back of curb and sidewalk equal to or less than
?
5%?
Yes
0
Are curbs equal to (or less than) 6 inches?
Yes
0
a
0
m
Is new large-scale landscaping proposed that improves the pedestrian
-
experience? Properties within the Core do not have ample area to
vprovide
a
the level of landscaping required to receive credit in this
No
0
category.
Does the project propose an improved crosswalk? This measure must
10
et Cit a roval before receivin credit.
y a
?rei't
N
C
A
'C
11
Are existing driveways removed from the street?
No
0
r
N
r
is pedestrian and/or vehicle visibility unchanged by new structure or
W
<
w
13
column?
Yes
0
CL
o
Is the grade (where pedestrians cross) on cross -slope of driveway 2%
N13
or less?
Vas
0
Y V
9
'C
n
Does the project propose enhanced pedestrian access points from
mU
14
the ROW? This includes improvements to ADA ramps or creating new
Yes
5
d
access points which prevent pedestrians from crossing a street.
p
Does the project propose enhanced pedestrian or bicyclist interaction
15
with vehicles at driveway areas?
Yes
5
16
Is the project's pedestrian directness factor less than 1.5?
No
-5
Does the project propose new improvements which reduce the
�
S a
17
pedestrian directness factor to less than 1.27 A site which has an
No
0
•E Z
existing pedestrian directness factor less than 1.2 cannot receive
i$ •$
credit in this category.
__
Is the project proposing an off site improvement that results in a
dpedestrian
19
directness factor below 1.21-
No
0
Are traffic calming features proposed that are part of an approved
19
Ian (speed humps rapid flash)?'
No
0
_.i,
Are additional minor improvements proposed which benefit the
i c 20
pedestrian experience and have been agreed upon with City of Aspen
Ves
3
o i _
staff?
Are additional major improvements proposed which benefit the
a E 2
< o. E 21
pedestrian experience and have been agreed upon with City of Aspen
No
0
staff?
Category
Sub.
MeasureNumber
Question
Answer
Points
x
22
Is a new bicycle path being implemented with City approved design?
No
0
29
No
Is a trash receptacle proposed?
0
23
Do new bike paths allow access without crossing a street or ddveway?
r
m
c
No
0
No
0
24
Is there proposed landscaping, striping, or signage improvements to
oan
existingbicycle Path?
is enhanced pedestrian -scale lighting proposed?
No
d
u a
2S
Does the project propose additional minor bicycle improvements
No
0
y
«
which have been agreed upon with City of Aspen staff?
33
is real-time transit information proposed?
No
0
m
26
Does the project propose additional major bicycle improvements
No
0
t0
which have been agreed upon with City of Aspen staff?
6 bicycle parking/storage proposed specifically for bus stop use?
No
35
Are ADA improvements proposed? No
0
w m
D
Z. E
27
Is the project providing bicycle parking?
�Nl
0
y
0
37
Is relocation of a bus stop to improve transit accessibility or roadway
No
c E
operations proposed?
..
01Hm
0
Category
Sub.
Measure NmIume
Question
Answer
Points
28
Is seating/bench proposed?
No
0
29
No
Is a trash receptacle proposed?
0
i
r
30
Is transit system information (signage) proposed?
No
c
31
Is shelter/shade proposed?
No
E
32
is enhanced pedestrian -scale lighting proposed?
No
A
0
eC
33
is real-time transit information proposed?
No
0
t0
f34
6 bicycle parking/storage proposed specifically for bus stop use?
No
35
Are ADA improvements proposed? No
0
D
36
Is a bus pull-out proposed at an existing stop? No
0
re
0
37
Is relocation of a bus stop to improve transit accessibility or roadway
No
c E
operations proposed?
w a
38
Is a new bus stop proposed (with minimum of two basic amenities)? No
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aped indul W41
Summary and Narrative:
DATE:
7/18/2016
PROJECT NAME:
Aspen Times/Hotel Jerome Subdivision/PUD
PROJECT ADDRESS:
310 and 330 East Main Street
APPLICANT CONTACT
INFORMATION:
Sunny Vann, Vann Associates, LCC, P.O. Box 4827, Basalt CO 81612,925-6958, vannassociotes@comcost.net
NAME, COMPANY,
ADDRESS, PHONE, EMAIL
SUMMARY
Trip Generation Trip Mitigation
NET TRIPS TO BE
MITIGATED
Peak Hour Max Trips Generated MMLOS £ TDM Total Trips Mitigated
AM `s 1.4 8 0.01 8.01
0.00
Narrative:
Click on the "Generate Narrative" Button to the right.
Respond to each of the prompts in the space provided.
Each response should cover the following:
1. Explain the selected measure.
2. Call out where the measure is located.
3. Demonstrate how the selected measure is appropriate to enhance the project site
and reduce traffic impacts.
4. Explain the Enforcement and Financing Plan for the selected measure.
S. Explain the scheduling and implementation responsibility of the mitigation measure.
6. Attach any additional information and a site map to the narrative report.
Project Description
In the space below provide a description of the proposed project.
Demolition of the non -historic portion of the Aspen Times building, renovation of the remaining historic portion, and the constructionof a new 3 -
story addition thereto containing two new lodge units with eight keys. A portion of the existing building's commercial net leasable area will be
used to provide new commercial spaces in the restored Aspen Times buildingand the addition, and to expand the Hotel Jerome's existing
basement SPA. One new lodge unit will be added to the Hotel and it's courtyard will be improved.
MMLOS
Describe the enhanced pedestrian access point(s). This measure is to improve pedestrian access to the site from the ROW. It Includes adding
additional access points which prevent pedestrians and bicyclists from crossing a street, Improvements to the project's ADA ramps in the
ROW, and improvements to existing access points.
A new ADA compliant ramp will be installed where the existing Monarch Street sidewalk intersects the south side of the alley behind Carl's
Pharmacy.
Explain the enhanced pedestrian interaction at driveway areas or alley crossings. There must be an existing deficiency on the proposed site to
select this mesaure. If the project will increase interaction between pedestrians and vehicles at a driveway this should be mitigated by
implementing improvements to that area. New signage, striping, mirrors, and other approved devices are examples to address pedestrian -
vehicle conflicts at driveways.
Sidewalk improvements are proposed at the Bleeker Street driveway entrance to the Hotel's parking garage.
Explain any additional minor improvements which benefit the pedestrian experience and have been agreed upon with City of Aspen staff.
A new vehicular pullout will be provided within the Main Street ROW and adjacent to the Hotel's entrance portico. The new pullout will help to
reduce vehicular/pedetrian conflicts for arriving and departing Hotel guests and enhance safety for both guests and the public at large.
Include any additional information that pertains to the MMLOS plan in the space provided below.
Enter Text Here
TDM
Provide details for the proposed bike share program participation. Bike sharing provides access to a fleet of bicycles for short trips, thus
reducing SOV travel. The successful project will provide memberships to the existing WE -cycle program. Include details on how many WE -
cycle memberships will be purchased and whether these will be made available to guests, employees, or both.
The Hotel will participate in the WE -cycle program. Five (5) season passes will be purchased and made available to both Hotel employees and
guests.
Explain the proposed self-funded emergency ride home strategy below. Emergency Ride Home programs reduce barriers associated with
alternative commute modes, thus reducing SOV trips. The successful project will develop and fund a program to provide commuters who
carpool, vanpool, bike, walk or take transit to work with a reliable and free ride home - usually in a taxi or rental car when unexpected
emergencies arise. The use of the TOP program's Emergency Ride Home service is not applicable for mitigation purposes.
The Hotel will provide a free taxi emergency ride home to employees who carpool, vanpool, bike, walk or take transit to work.
Include any additional information that pertains to the TDM plan in the space provided below.
Enter Text Here
MMLOS Site Plan Requirements
Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal.
Slopes Between Back of Curb and Sidewalk
2% Slope at Pedestrian Driveway Crossings
Enhanced Pedestrian Access Point
Enhanced Pedestrian Interaction at Driveway Areas
Additional Minor Pedestrian Improvement
Enforcement and Financing
Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures.
The MMLOS measures will be undertaken by the Hotel owner. The TDM measures will be provided by the Hotel's management entity.
Scheduling and Implementation Responsibility of Mitigation Measures
Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures.
The MMLOS measures will be implemented in connection with therestoration of the Aspen Time building and the construction of the additition
thereto. The proposed improvements will be depicted in the owner's building permit application which is subject to Engineering Department
review.
Monitoring and Reporting
Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan
requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and
effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data.
No monitoring or reporting is required in connection with the implementation of the proposed MMLOS measures. Hotel management will
provide an annual report for three (3) years following the issuance of a Certificate of Occupancy for the project outling the Hotel's compliance
with and the level of use of the proposed TDM measures.
PF .
HASELDEN
CONSTRUCTION
EXHIBIT D
ASPEN TIMES/HOTEL JEROME
LANDSCAPEIMPROVEMENTS
_ � •.i_.
03.5 Main & Mill St
32H Landscaping / Irrigation
Mobilization / Supervision / Equipment
Celebration Maple - 3" cal
Accolade Elm - 3"cal
Tree Stakes/Guying
* Total 32H Landscaping / Irrigation
05 Courtyard
32H Landscaping / Irrigation
5.1 - Planter Bowls
5.2 - Planter Pot - Large
5.3 - Planter Pot - Small
Mobilization / Supervision / Equipment
Irrigation - Material & Labor/ Zone
Irrigation - Backflow Preventor
Sod
Crane to set Character Tree
Courtyard Character Tree (Norway Maple)
Autumn Blaze Maple - 3" cal
Crab Spring Snow - 5" cal
Aspen Single - 3" Cal
Tree Stakes/Guying
Kinnikinnick Massachuse -1gal
Cotoneaster Peking - 5gal
Juniper Armstrong - 5gal
Sumac Dwarf Flagrant - 5gal
Spirea Frobel - 5gal
Male Fern - 1gal
Allium Melenium Bulb
Allium Schuberti Bulb
Columbine Rocky Mountain -1gal
False Forget-me-not - 1 gal
Larkspur Magic Fountains - 1gal
Hosta Honey Bells - lgal
Iris - Ceasears Brother - 1 gal
Iris- Iris Siberian - 1gal
Lavendar - Deep Blue - 1 gal
Salvia - Blue - 1 gal
Stonecrop Dragon's Blood - 1gal
Annuals
Honeysuckle - Hall's - 1gal
Virginia Creeper - 1gal
Steel Edger
Organic Soil Amendments - Sod
Organic Soil Amendments - Planter Bed's
Ll
1 LS
$
20,000.00
$
20,000
8 EA
$
1,172.98
$
9,384
9 EA
$
963.38
$
8,670
17 EA
$
25.00
$
425
8 EA
$
1,207.50
$
9,660
34 EA
$
962.50
$
32,725
13 EA
$
946.40
$
12,303
1 LS
$
12,500.00
$
12,500
15 EA
$
3,500.00
$
52,500
1 EA
$
5,000.00
$
5,000
1250 SF
$
1.66
$
2,075
1 EA
$
10,000.00
$
10,000
1 EA
$
17,500.00
$
17,500
6 EA
$
1,172.98
$
7,038
7 EA
$
1,500.00
$
10,500
5 EA
$
810.05
$
4,050
18 EA
$
25.00
$
450
50 EA
$
45.00
$
2,250
50 EA
$
50.94
$
2,547
50 EA
$
55.00
$
2,750
50 EA
$
58.61
$
2,931
50 EA
$
50.94
$
2,547
20 EA
$
24.48
$
490
80 EA
$
32.15
$
2,572
80 EA
$
32.15
$
2,572
80 EA
$
19.69
$
1,575
80 EA
$
26.40
$
2,112
80 EA
$
26.40
$
2,112
20 EA
$
26.40
$
528
80 EA
$
26.40
$
2,112
80 EA
$
24.48
$
1,958
80 EA
$
26.40
$
2,112
80 EA
$
18.73
$
1,498
50 EA
$
18.73
$
937
1 LOT
$
5,000.00
$
5,000
12 EA
$
24.48
$
294
12 EA
$
32.15
$
386
80 LF
$
3.68
$
294
40 CY
$
214.35
$
8,574
30 CY
$
263.15
$
7,895
Organic Soil Amendments - Planters & Pots 1 CY $ 6,500.00 $ 6,500
Arborist Root Prunning 1 LS $ 575.00 $ 575
Soil Test 1 LS $ 143.75 $ 144
Total 32H Landscapinq / Irrigation $ 239,565
$ 278,044
• EXHIBIT E
ASPEN TIMES/HOTEL JEROME
HASELDEN HISTORIC IMPROVEMENTS
CONSTRUCTION
Description Quantity
02 Aspen Times Renovation
00B Site Logistics
Cosmetic Repairs to Carl's Pharmacy 1 ALLOW $ 5,000.00 $ 5,000
Scaffolding/Protect Roof at Carl's Elevation 1 ALLOW $ 5,000.00 $ 5,000
Snow Removal 1 MO $ 8,390.50 $ 8,391
General Labor & Clean Up 2.69 MO $ 4,171.00 $ 11,220
Traffic Control 2.98 MO $ 4,171.00 $ 12,430
Pothole Existing Utilities 1 LS $ 2,000.00 $ 2,000
'* Total OOB Site Logistics $ 44,040
01 E Surveying/ Layout
Surveying and Layout Controls 50 HR $ 239.78 $ 11,989
Survey and Monitoring of Adjacent Buildings 1 LS $ 7,500.00 $ 7,500
** Total 01 E Surveying / Layout $ 19,489
01G Sound Wall Allowance
Sound Wall (Includes Consultant & Monitoring) 1 ALLOW $10,000.00 $ 10,000
** Total 01G Sound Wall Allowance F$-1 01000
02A Demolition
Move / Replace Existing Structure 1445 SF $ 62.28 $ 90,000
Interior Demo & Bracing of Existing Times Bldg. 1445 SF $ 6.92 $ 9,999
Demo Large Pine East of Times Building 1 LS $15,000.00 $ 15,000
** Total 02A Demolition Fs -1 15,000
03A Structural Concrete
Shot Crete Wall 69 C $ 1,073.45 $ 74,068
Footings 54 CY $ 511.65 $ 27,629
Concrete Material Supply 0 INCL $ - $ -
Concrete Place 0 INCL $ - $ -
Concrete Finish 0 INCL $ - $ -
Reinforcing Material Supply & Tie 0 INCL $ - $ -
Slab on Grade 1674 SF $ 13.46 $ 22,525
Slab on Metal Deck (Level One SOG Covered in
Base Bid) 2293 SF $ 14.00 $ 32,104
Temporary Heating / Weather Protection for
Concrete 1 MO $ 5,000.00 S 5,000
**Total 03A Structural Concrete $ 161,327
05A Structural Steel Fabrication and Erection
Structural Steel 2110 GBA $ 27.48 S 57,972
** Total 05A Structural Steel Fabrication and Erection $ 57,972
05B Misc. Metals Fabrication
Misc. Metals 1767 GBA $ 1.00 $ 1,767
Misc. Items - Edges, Braces, Embeds 1679 GBA $ 0.50 $ 840
** Total 05B Misc. Metal Fabrications Fs2,607
06A Rough Carpentry
Wood Framing (Struct & Roof Repair) - Times
Building 1767 GBA $ 18.00 $ 31,806
Interior Backing and Blocking 3446 GBA $ 2.00 $ 6,892
** Total 06A Rough Carpentry $ 38,698
06C Exterior Carpentry
Siding 4 - Painted Wood Siding w/Trim
978 SF
$
19.00
$ 18,582
*" Total Q6C Exker or Carpentry -
. -
$
07A Dampproofing /Waterproofing
Blindsi_de Waterproofing at Basement Walls
2145 SF
$
12.00
$ 25,740
_
** Toto[ 07A �p$m'proofing /,yllaterproo ng .
_ .
$. 26,740,11
07C Building Insulation
Batt Insulation Exterior
0 w/ Drywall
$
-
$ -
2" Thermax Rigid Insulation at Exterior Framing
0 w/ Drywall
$
-
$ -
Total, o7G-, .Bu1Idng Insulation
07E Roofing/ Sheet Metal
Corrugated Metal Roof
1748 SF
$
20.64
$ 36,084
4" Gutter
210 LF
$
19.00
$ 3,990
4" Downspout
64 LF
$
19.00
$ 1,216
Tatalao7E RoofirRg l SneetMeial
$ 4,290'..
-,
07G Fireproofing
Fireproofing (At 1st Floor only)
2011 SF
$
3.00
$ 6,033
.07(3 Fireproofing,
07H Firestopping
Firestopping
3446 GBA
$
0.25
$ 862
TotaU07H ;:F�rxestopp ng
$_: . r8az ;
07i Joint Sealants
Joint Sealants
3446 GBA
$
0.50
$ 1,723
'`'Total 07F.J Sealants
$- 7
08A Door / Frame / Hardware Installation
K&K Door/ Frame/ Hardware Install
3 EA
$
437.00
$ 1,311
Unload / Sorting / Distribute Doors and Hardware
12 EA
$
27.00
$ 324
K&K Window - Install
6 EA
$
179.98
$ 1,080
K&K Door - Install
0 W/08A
$
-
$ -
Head Flashing - Windows
83 If
$
6.71
$ 557
Head Flashing - Doors
53 If
$
6.71
$ 356
Sill Flashing - Windows
83 If
$
6.71
$ 557
Sill Flashing - Doors
53 If
$
6.71
$ 356
Tota[08A Door] Frame / Hardware Installation_
S. 4-54Q
08B Door / Frame / Hardware Supply
__.
K&K Public Entry Hardware - Supply
5 EA
$
2,500.00
$ 12,500
''F Toia1;08B Door / Frame l Hardware Supply, .
$ 12,00
08D Overhead Coiling Doors
Overhead Bi -Fold Door
1 EA
$
7,500.00
$ 7,500
- $D".0V Coiling Doors -
-
7,500:
08E Aluminum Storefront / Aluminum Windows
Storefront Doors - Meeting Space
1 PR
$
6,000.00
$ 6,000
ADA Operators
1 EA
$
3,500.00
$ 3,500
Total�8E .Aluminum Storefront / Aluminum Windows
`$`. - .: _',9;500
_ - - - . - _ ..- _
08F Wood Windows
_ .
Wood Windows - Operable
6 EA
$
1,750.00
$ 10,500
K&K Doors - Restroom Corridor
1 EA
$
3,400.00
$ 3,400
K&K Doors - Meeting Space
1 PR
$
5,500.00
$ 5,500
K&K Doors - Meeting Space
1 EA
$
3,400.00
$ 3,400
Tota108F °Wood UVindows
09B Gypsum Board Systems
Gypsum Ceiling System - Suspended
2776 SF
$
6.00
$ 16,656
6" Metal Studs - Dens Glass Gold, Insulation,
Tyvek; Exterior Wall
452 SF
$
15.00
$ 6,780
6" Metal Studs - Dens Glass Gold, Insulation,
Tyvek; Exterior Wall - 2 -hr
734 SF
$
17.00
$ 12,478
** Total 09B Gypsum Board Systems
$ 35,914
09J Painting / Wallcoverings
Exterior Painting (Siding & Trim)
846 SF
$
1.25
$ 1,058
Exterior Painting (Steel Trellis)
540 SF
$
4.50
$ 2,430
* Total 09J Painting / Wallcoverings
Fs3,488
10B Signage / Directories
Signage
3446 GBA
$
0.50
$ 1,723
**Total 106 Signage / Directories
$ 1,723
21A Fire Protection Systems
Full Wet Sprinkler System - Building
3446 GBA
$
5.00
$ 17,230
**Total 2 1 A Fire Protection Systems
$ 17,230
23A Mechanical
Mechanical Systems
3446 GBA
$
27.63
$ 95,223
"Total 23A Mechanical
$ 95,223
26A Electrical Systems
Electrical System - Building
3446 GBA
$
12.20
$ 42,048
Demo Electrical Systems in Existing Buildings -
Make Safe
0 INCL
$
-
$ -
** Total 26A Electrical Systems
$ 42,048
31A Earthwork
Removal of Buried Foundations of existing buildinc
0 INCL
$
-
$ -
Basement Excavation (open access)
948 CY
$
11.50
$ 10,902
Structural Excavation
315 CY
$
18.00
$ 5,670
Install / Remove Access Ramp
0 EACH
$18,700.00
$ -
Vapor Barrier
1900 SF
$
0.48
$ 912
Over excavation
0 NIC
$
-
$ -
Perimeter/ Under Drain System with Gravel
148 LF
$
41.00
$ 6,068
Mobilization and Site Prep
0 INCL
$
-
$ -
Export Soils
1437 CY
$
49.50
$ 71,132
Remove Shot Crete Waste
7 CY
$
250.00
$ 1,750
Fine Grade - Foundation and Slab
0 INCL
$
-
$ -
Underslab Gravel
1900 SF
$
2.10
$ 3,990
Imported Fill
0 NIC
$
-
$ -
Radon System
1900 SF
$
1.85
$ 3,515
Hand Excavation
35 CY
$
57.00
$ 1,995
Import Fill Material
79 CY
$
53.00
$ 4,187
Building Fine Grade
1767 SF
$
0.46
$ 813
Temporary Dewatering
1 LS
$
5,000.00
$ 5,000
**Total31A Earthwork
$ 115,933
31B Erosion Control
Storm Water Inspections
2.96 EA
$
500.00
$ 1,480
Storm Water Permits
1 LS
$
425.00
$ 425
Perimeter Chain Link Site Fence w/ Windscreen
200 LF
$
7.90
$ 1,579
Silt Fence
200 LF
$
2.25
$ 450
Inlet Protection
0.71 EA
$
330.00
$ 234
Erosion Control Maintenance (prorated)
2.96 MO
$
776.00
$ 2,297
Vehicle Tracking Pad
1 EA
$
2,500.00
$ 2,500
Concrete Washout w/ Dump Fee
0 w/ Concret $
-
$ -
Curb Socks
2 EA
$
175.00
$ 350
** Total 31 B Erosion Control
$ 9,315
31 C Shoring/ Soil Stabilization
Temporary Beam & Lag Shoring - West/South Sid
1409 SF
$
125.00
$ 176,125
Temporary Soil Nail Shoring - East/North Sides (O
757 SF
$
65.00
$ 49,205
"Total 31C Shoring / Soil Stabilization
1 $ 225,330
I .
HASELDEN
CONSTRUCTION
EXHIBIT F
ASPEN TIMES/HOTEL JEROME
PUBLIC INFRASTRUCTURE IMPROVEMENTS
03 Loading Dock
07i Joint Sealants
Site Joint Sealants
`** Total 07i Joint Sealants
26A Electrical Systems
Misc. Electrical
*** Total 26A Electrical Systems
33A Site Utilities
6" PVC SS Service Line
"* Total 33A Site Utilities
03.5 Main & Mill St
OOB Site Logistics
Street Signage
Street & Sidewalk Cleaning (Prorated)
Traffic Control (Prorated)
Pothole Existing Utilities
*** Total 008 Site Logistics
01E Surveying/ Layout
Surveying and Layout Controls
*'* Total 01 E Surveying / Layout
07i Joint Sealants
Site Joint Sealants
`* Total 07i Joint Sealants
23A Mechanical
Rework / New Snowmelt - Main St
"
Total 23A Mechanical
26A Electrical Systems
Misc. Electrical
**` Total 26A Electrical Systems
31A Earthwork
Excavate for Silva Cell / Trees
Export Spoil Material
Demo Existing Hardscapes
"* Total 31A Earthwork
31B Erosion Control
Storm Water Inspections
Storm Water Permits
Perimeter Chain Link Site Fence w/
Windscreen
Silt Fence
Inlet Protection
Erosion Control Maintenance
Concrete Washout w/ Dump Fee
Curb Socks
Total 31 B Erosion Control
2480 SF $ 0.39 $ 967
$ 967
1 LS $ 4,313.00 $ 4,313
$ 4,313
10 LF $ 65.00 $ 650
F$-6 5 0
1
LS
$
7,500.00
$ 7,500
2
MO
$
4,500.00
$ 9,000
1
MO
$
16,781.00
$ 16,781
1
LS
$
2,000.00
$ 2,000
F$-35,281
32
HR
$
239.78
$ 7,673
$ 6,413
327
CY
F$-7,673
5295
SF
$
0.39
$ 2,065
$ 2,065
2842
SF
$
17.86
$
$ 50,747
330.00
$
465
776.00
$
$ 50,747
1
LS
$
12,925.00
1,050
$ 12,925
$ 11,142
$ 12,925
285
CY
$
22.50
$ 6,413
327
CY
$
49.30
$ 16,121
8566
SF
$
4.15
$ 35,549
$ 58,083
0.85
EA
$
500.00
$ 425
1
LS
$
425.00
$ 425
800 LF $
800 LF $
1.41 EA $
0.85 MO $
0 w/ Concret $
6 EA $
7.90
$
6,317
2.25
$
1,800
330.00
$
465
776.00
$
660
175.00
$
1,050
$ 11,142
32A Asphalt Paving / Pavement Markings
Main / Mill St - Patch & Repair Asphalt Paveme
Main St - New Drop-off Asphalt Pavement
Main / Mill St - Lane Markings / Signage
*'* Total 32A Asphalt Paving / Pavement Markings
32B Site Concrete
Main St - Curb and Gutter
Main St - ADA Ramp with Truncated Domes
Main St - Concrete Snowmelt Underslab
Main St. Light Pole Bases
Mill St - Curb and Gutter
Mill St - ADA Ramp with Truncated Domes
Mill St - Light Pole Bases
Remove/ Relocate OH Power Lines in Alley
"Total 32B Site Concrete
LA
05 Courtyard
OOB Site Logistics
Emergency Egress Path of Travel
Snow Removal
* * Total 006 Site Logistics
01 Sound Wall Allowance
Sound Wall (Includes Consultant & Monitoring)
'Total 01G Sound Wall Allowance
07i Joint Sealants
Site Joint Sealants
*** Total 07i Joint Sealants
26A Electrical Systems
Temporary Re-routing of Utilities for Existing
Structures
Electrical System (Move Transformers /
Underground Utility Work)
Temporary Transformer
Generator for Shut Down
** Total 26A Electrical Systems
31A Earthwork
Demo Existing Site Improvements, Hardscapes
Protection of Existing Finishes to Remain
Removal of Trees
Removal of Buried Foundations of existing
buildings
Site Cut/ Fill
Import Fill Material
Hand Excavation
Import Fill Material
Site Fine Grade
Temporary Gravel - laydown and access in cou
***Total 31A Earthwork
31B Erosion Control
Perimeter Chain Link Site Fence w/ Windscreei
Vehicle Tracking Pad
Concrete Washout w/ Dump Fee
*** Total 318 Erosion Control
33A Site Utilities
85 SY
$
75.00
$
6,375
72 SY
$
75.00
$
5,400
1 LS
$
1,000.00
$
1.000
2 ALLOW
$
10,000.00
$ 12,775
246 LF
$
28.00
$
6,888
2 EA
$
1,950.00
$
3,900
2842 SF
$
5.00
$
14,210
2 EA
$
300.00
$
600
232 LF
$
28.00
$
6,496
2 EA
$
1,950.00
$
3,900
2 EA
$
650.00
$
1,300
0 By Owner
$
-
$
-
$ 37,294
100 LF
$
25.00
5,000.00
$ 2,500
1 MO
$
8,390.50
LS
$ 8,391
167,135.00
$
167,135
$ 10,891
2 ALLOW
$
10,000.00
$ 20,000
7,890
1
LS
$
$ 20,000
11954 SF
$
0.39
$ 4,662
$ 4,662
1
LS
$
5,000.00
$
5,000
1
LS
$
167,135.00
$
167,135
1
LS
$
7,890.00
$
7,890
1
LS
$
12,569.00
$
12,569
$ 192,594
11926
SF
$
5.00
$
59,630
2250
SF
$
2.79
$
6,278
17
EA
$
1,035.00
$
17,595
0INCL
$
-
$
-
883
CY
$
14.00
$
12,362
943
CY
$
53.00
$
49,979
50
CY
$
57.00
$
2,850
62
CY
$
53.00
$
3,286
11926
SF
$
0.46
$
5,486
2000
SF
$
1.40
$
2,800
$ 160,265
224
LF
$
7.90
$
1,769
2
EA
$
2,500.00
$
5,000
0
w/ Concret
$
-
$
-
$ 6,769
Remove Existing & Tie -In Water & Sewer 1 EA $ 4,525.00 $ 4,525
6" DIP Fire Water Line 24 LF $ 105.00 $ 2,520
"*Total 33A Site Utilities F$-7,045
$ 636,140
I .
HASELDEN
CONSTRUCTION
EXHIBIT G
ASPEN TIMES/HOTEL JEROME
STORM WATER IMPROVEMENTS
Im
03 Loading Dock
OOB Site Logistics
Dumpsters
General Labor & Clean Up
Street & Sidewalk Cleaning
Traffic Control
Pothole Existing Utilities
Relocate Compactor Before & After Work
*** Total 00B Site Logistics
0101E Surveying/ Layout
Surveying and Layout Controls
**' Total 01 E Surveying / Layout
04A Masonry
Stone Cap at Trash Compactor Wall
8" CMU at Trash Compactor Wall
*** Total 04A Masonry
31A Earthwork
Protection of Existing Finishes to Remain
Removal of Existing Storm Line on Mill St.
Excavation & Backfill for Water Quality Trea
Demo & Fine Grade
***Total31A Earthwork
31B Erosion Control
Storm Water Inspections (prorated)
Storm Water Permits (prorated)
Perimeter Chain Link Site Fence w/ Windsc
Silt Fence
Inlet Protection
Erosion Control Maintenance (prorated)
Curb Socks
* * Total 31 B Erosion Control
31C Shoring / Soil Stabilization
Shoring for Vault Installation
Total 31C Shoring / Soil Stabilization
32A Asphalt Paving / Pavement Markings
Bleeker St - Patch & Repair Asphalt Pavem
Bleeker St - Patch & Repair Asphalt Pavemi
Alley - Patch & Repair Asphalt Pavement
Bleeker St - Lane Markings
* Total 32A Asphalt Paving / Pavement Markings
32B Site Concrete
Bleeker St - Cross Pan - 8"
Curb and Gutter
Valley Gutter
Trench Drain Concrete Encasement
Concrete Foundations (Replace Trash Com
Foundations for Reconstructed Trash Comr
8 HR $ 239.78 $ 1,918
$ 1,978
47 LF
$
55.00
$ 2,585
5 EA
$
1,200.00
$ 6,000
0.77 MO
$
4,171.00
$ 3,212
2 MO
$
4,500.00
$ 9,000
0.85 MO
$
4,171.00
$ 3,545
1 LS
$
2,000.00
$ 2,000
0 By Owner
$
-
$ -
$ 13,699
326
2 EA
$ 23,757
8 HR $ 239.78 $ 1,918
$ 1,978
47 LF
$
55.00
$ 2,585
282 SF
$
20.00
$ 5,640
$
425
400 LF
$ 8,225
7.90
2687 SF
$
2.79
$ 7,497
88 LF
$
98.00
$ 8,624
580 CY
$
31.50
$ 18,270
3605 SF
$
3.80
$ 13,699
$ 48,090
0.42 EA
$
500.00
$
210
1 LS
$
425.00
$
425
400 LF
$
7.90
$
3,158
250 LF
$
2.25
$
563
1.41 EA
$
330.00
$
465
0.42 MO
$
776.00
$
326
2 EA
$
175.00
$
350
$ 5,497
1 LS
$
30,000.00
$ 30,000
14,196
156 LF
$
$ 30,000
$
28 SY
$
75.00
$ 2,100
168 SY
$
75.00
$ 12,600
106 SY
$
75.00
$ 7,950
1 LS
$
200.00
$ 200
$ 22,850
507 SF
$
28.00
$
14,196
156 LF
$
28.00
$
4,368
56 LF
$
28.00
$
1,568
65 LF
$
75.00
$
4,875
16.5 CY
$
795.00
$
13,118
19 CY
$
785.00
$
14,915
•• T.
*"Total 32B Site Concrete
33A Site Utilities
12" SD
8" SD
5' Type R Inlet
4' Dia. Street Manhole
Trench Drains With Covers
Asphalt Cutting and Demo
Asphalt Patching
New WQCV Treatment Vault
"* Total 33A Site Utilities
& Mill St
05 Courtyard -
0013 Site Logistics
General Labor & Clean Up
Street & Sidewalk Cleaning
Traffic Control
Pothole Existing Utilities
*** Total 006 Site Logistics
WE Surveying/ Layout
Surveying and Layout Controls
*` Total 01 E Surveying / Layout
31A Earthwork
Demo Existing Site Utilities
"*Total 31A Earthwork
31B Erosion Control
Storm Water Inspections
Storm Water Permits
Silt Fence
Inlet Protection
Erosion Control Maintenance (prorated)
Curb Socks
***Total31B Erosion Control
33A Site Utilities
Remove Existing & Tie -In Water & Sewer
12" SD
8" SD
12" Yard Drain w/Grate Inlet
Trench Drains With Covers
Asphalt Cutting and Demo
Asphalt Patching
New Drywall
*** Total 33A Site Utilities
82 LF
$
66.12
58 LF
$
48.70
1 EA
$
5,190.00
1 EA
$
4,250.00
65 LF
$
115.00
210 SY
$
17.00
210 SY
$
86.50
1 LS
$
10,165.00
Am
$ 53,040
$ 5,422
$ 2,825
$ 5,190
$ 4,250
$ 7,475
$ 3,570
$ 18,165
$ 10,165
$ 57,061
2.5 MO
$
4,171.00
$
10,428
3.5 MO
$
9,000.00
$
31,500
2.5 MO
$
4,171.00
$
10,428
1 LS
$
4,000.00
$
4,000
$ 56,355
40 HR
$
239.78
$ 9,591
4,525
160 LF
$
$ 9,591
$
1 LS
$
26,100.00
$ 26,100
$
23,571
23 EA
$ 26,100
850.00
3.38 EA
$
500.00
$ 1,690
2 LS
$
425.00
$ 850
114 LF
$
2.25
$ 257
1.41 EA
$
330.00
$ 465
3.38 MO
$
776.00
$ 2,623
2 EA
$
175.00
$ 350
6,235
1 EA
$
4,525.00
$
4,525
160 LF
$
66.12
$
10,579
484 LF
$
48.70
$
23,571
23 EA
$
850.00
$
19,550
150 LF
$
115.00
$
17,250
100 SY
$
17.00
$
1,700
100 SY
$
86.50
$
8,650
2 EA
$
6,850.00
$
13,700
$ 448,244