HomeMy WebLinkAbout910576.tiff IMPROVEMENTS AGREEMENT ACCORDL
POLICY REGARDING COLLATERAL FOR IMPROVEMENTS
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THIS AGREEMENT, made and entered into this O — day of j(,(ft_,Q_ ,
L99/ by and between the County of Weld, State of Colorado, acting through
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o U its Board of County Commissioners, hereinafter called "County", and
p Donald W. and Adele A. Baldridge hereinafter called
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C] "Applicant" .
o j WITNESSETII:
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o a WHEREAS, Applicant is the owner of or has a controlling interest in the
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a following described property in the County of Weld , Colorado:
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a tract of land located in the southeast quarter (SE-1/4) of Section 5 and
N z the northeast quarter (NE-1/4) of Section 8, Township 2 North, Range 68 West
C•1 of the Sixth Principal Meridian, Weld County, Colorado
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W WHEREAS, a final subdivision plat of said property, to be known as
• wBaldridge P.U.D. - Final Plan
o z has been submitted to the County for approval; and
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WHEREAS, Section 11-1 of the Weld County Subdivision Regulations
W W provides that no final plat shall he approved by the County until the
a Applicant has submitted a Subdivision Improvement Agreement guaranteeing the
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" co construction of theprivate improvements shown on plans, plats and supporting
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� documents of the subdivision, which improvements, along with a time schedule
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for completion, are listed in Exhibits "A" and "B" of this Agreement.
NOW, THEREFORE, IN CONSIDERATION OF the foregoing and of the acceptance
and approval of said final plat, the parties hereto promise, covenant and
agree as follows:
1 .0 Engineerinf, Services: Applicant shall furnish, at its own expense, all
engineering services in connection with the design and construction of
the subdivision improvements listed on Exhibit "A" which is attached
hereto and made a part hereof by this. reference.
1 . 1 The required engineering services shall be performed by a
Professional Engineer and Land Surveyor registered in the State of
Colorado, and shall conform to the standards and criteria
established by the County for public improvements.
1 .2 The required engineering services shall consist of, but not be
limited to, surveys, designs, plans and profiles, estimates,
construction supervision, and the submission of necessary
documents to the County.
1 .3 Applicant shall furnish drawings and cost estimates for private improve-
ments
within the subdivision to the County for approval prior to the
letting of any construction contract. Before acceptance of the
private the subdivision by the County, Applicant shall
improvements
furnish one set of reproducible "as-built" drawings and a final
statement of construction cost to the County.
2.0 Rights-of-Way and Easements: Before commencing the construction of any
improvements herein agreed upon, Applicant shall acquire, at its own
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930576
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expense, good and sufficient rights-of-way and easements on all lands
and facilities traversed by the proposed improvements. All such
rights-of-way and easements used for the construction of roads to be
accepted by the County shall be conveyed to the County and the
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UU documents of conveyance shall be furnished to the County for recording.
w p 3.0 Construction: Applicant shall furnish and install , at its own expense,
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the subdivision improvements listed on Exhibit "A" which is attached
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o j hereto and made a part hereof by this reference, according to the
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a construction schedule set out in Exhibit "B" also attached hereto and
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made a part hereof by this reference.
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3. ] Said construction shall be in strict conformance to the plans and
N a drawings approved by the County and the specifications adopted by
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N w the County for such privateimprovements. Whenever a subdivision
~ a is proposed within three miles of an incorporated community
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rn v located in Weld County or located in any adjacent county, the
• H Applicant shall be required to install improvements in accordance
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- Hwith the requirements and standards that would exist if the plat
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Wwere developed within the corporate limits of that community. If
rn w the incorporated community has not adopted such requirements and
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o Z standards at the time the subdivision is proposed, the
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o requirements and standards of the County shall be adhered to. If
W g both the incorporated community and the County have requirements
a and standards, those requirements and standards that are more
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m rn restrictive shall apply.
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3 .2 Applicant shall employ, at its own expense, a qualified testing
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company previously approved by the County to perform all testing
of materials or construction that is required by the County; and
shall furnish copies of test results to the County.
3.3 At all times during said construction, the County shall have the
right to test and inspect or to require testing and inspection of
material and work at Applicant' s expense. Any material or work
not conforming to the approved plans and specifications shall be
removed and replaced to the satisfaction of the County at
Applicant' s expense.
3.4 The Applicant shall furnish proof that proper arrangements have
been made for the installation of sanitary sewer or septic
systems, water, gas, electric and telephone services.
3.5 Said subdivision improvements shall be completed, according, to the
terms of this Agreement, within the construction schedule
appearing in Exhibit "B". The Board of County Commissioners, at
its option, may grant an extension of the time of completion shown
on Exhibit "B" upon application by the Applicant subject to the
terms of Section 6 herein.
4 .0 Release of Liabililz: Applicant shall indemnify and hold harmless the
County from any and all liability loss and damage county may suffer as
a result of all suits, actions or claims of every nature and
description caused by, arising from, or on account of said design and
construction of improvements, and pay any and all judgments rendered
aEvinst the County on account of any such suit, action or claim,
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together with all reasonable expenses and attorney fees incurred by
County in defending such suit, action or claim whether the liability,
loss or damage is caused by, or arises out of the negligence of county
or itu officers, agents, employees or otherwise except for the
liability, loss, or damage arising from the intentional torts or the
gross negligence of the county or its employees while acting within the
scope of their employment. All cenlractors and other employees engaged
in construction of the improvements; shall maintain adequate workman' s
compensation insurance and public liability insurance coverage, and
ri O shall operate in strict accordance with the laws and regulations of the
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� . State of Colorado governing occupational safety and health.
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U 5.0 0f£-Site Improvements Reimbursement Procedure: The subdivider,
n• cbc a plicant , or owner may be reimbursed for off-site road improvements as
o ky pro ded in this section when it has been determined by the Board of
� W County Commissioners that the road facilities providing access to the
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O subdivis n are not adequate in structural capacity, width, ox
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a functional assification to support the traffic requirements of kfhe
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uses of the su ivision. i
H a 5 . 1 The subdivider, applicant, or owner shall enter into an ofl site
N V improvements egreement prior to recording the final plat /hen the
m 2 subdivider, applicant, or owner expects to receive rei bursement
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for part of the cost of the off-site improvements.
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i a 5.2 The off-site improvem nts agreement shall contain a following:
m a m W - The legal descript n of the property to be s ved.
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rn - The name of the owns (s) of the property to a served.
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m g - A description of the o -site improvements to be completed by
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a - The total cost of the off- ite improve nts.
m m - The total vehicular trips to\be gener ted at build-out by the
en H H subdivision, or resubdivision,, as _pecified by the ITT' Trip
°U o Generation Manual, or by special study approved by the Board
of County Commissioners.
- A time period for completeo of the off-site improvements.
- The terms of reimbursement.
- The current address of t person to be reimbursed during the
term o£ the agreement ../
- Any off-site improvements agreement shall be made in
conformance with the Weld County policy on , collateral for
improvements.
5.3 If the subdivider, applicant, or owner fails to comply with the
improvements agreement, the opportunity to obtain reimbursement
under this section is forfeited.
5.4 When it is determined by the Board cf County Commissioners that
vehicular traffic from a subdivision or resubdivision will use a
road improvement constructed under an improvement agreement, the
subseq ent subdivider, applicant , or owner shall reimburse the
°rig nal subdivider, applicant, or owner, for a portion o£ the
/original construction cost. In no event shall the original
;subdivider, applicant, or owner collect an amount which exceeds
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the total costs of improvements less the pro rata share of the
total trip impacts generated by the original development.
ldence that the original subdivider, applicant, or owner has
be n reimbursed by the subsequent subdivider , applicant or owner
shal be submitted to the Department of Planning Services prior to
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record ng the final subdivision or resubdivision ppit.
5.5 The amou t of road improvement cost to be paid Ar the subsequent
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subdivider,''.applicant , or owner of a subdivisin or resubdivision
0 o using the roah\improvements constructed and / a prior improvement
-cti O U agreement will based upon a pro rata are of the total trip
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impacts associated with the number and t pe of dwelling units and
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3 square footage and t} a of nonresidenti 1 developments intended to
o w use the road improvem t . The amo t of road improvement cost
Rshall also consider inf ation as asured by the changes in the
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U W Colorado Construction Cos Index sed by the Colorado Division of
N a Highways. The cost of r ad provements may be paid by cash
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� x contribution to the prior u divider, applicant or owner or by
w further road improvements ich benefit the prior subdivider,
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-•- U applicant, or owner's prop rt . This decision shall be at the
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o H sole discretion of the B and o County Commissioners based upon
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.-4 m the need for further off site roa improvements.
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p 5.6 The report entitled T IP GENERA ION (Third Edition, 1982) of
m z the institute of Tran portation Eng neers shall normally be used
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imptovement const fiction costs fo all subdivisions or
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rerubdivisions, special transportation study shall be used for
r-- N land uses not 1 sted in the ITE Trip Gineration Manual. Any
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rn lf) question about he number of trips a subdivision or resubdivision
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en z will generate hall be decided by the County Engineer.
5.7 The term for hich the subdivider, applicant , o\- owner is entitled
to reimbu sement under the off-site improvements agreement,
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entered i to between the subdivider and the country, is ten years
from thg/ date of execution of a contract for road` improvements.
5.8 This irovision is not intended to create any cause of action
against Weld County or its officers or employees by any
subdivider, applicant, or owner for reimbursement, and ib no way
ps Weld County to be considered a guarantor of the monies to be
reimbursed by the subsequent subdividers, applicants, or owners.
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6. Acceptance el Streets ter--Fitri-mt--enanac_ by the County: Upon compliance
�)� ..rith the following proced es b lcciApp icay , streets within a
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subdivision may be Br pled by t e C my the- Caua-t- cord
syatcm sad will be maintained--and--repai _ Y.
6. 1 If desired by the County, portions of street improvements may be
placed in servic whcry completed according to the schedule shown
on Exhibit "B",, �(� ni--opnation nhall
_a nnr rnnaritute an
cceptance of �s4d portions:_.`"__
6.2 County may, at its option, issue building permits for construction
on lots for which street improvements detailed herein have been
started but not completed as shown on Exhibit "B", and may
continue to issue building permits so long as the progress of work
on the subdivision improvements: in that phase of the development
is satisfactory to the County; and all terms of this Agreement
have been faithfully kept by Applicant .
6.3 Upon completion of the construction of streets within a
subdivision and the filing of a Statement of Substantial
Compliance, the applicant(s) may request in writing that the
Count En Meer ins ect, its streets and recommeg}d�(�tha the Board
County +JZ' q 9apri,oll, rzp-, rc,••2 _0♦�`'N'ba'�0
of County (� Imissfonersi t them, the---
croolry, 'it- ilai matcreueirce consists o ma n enance except
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ri O io_r _actual repair--- of streets-,---curbs- and gut rs, and related
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� - street_.Smprovements. Not sooner than nine wont sm .tet' • Y acceptance.
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for partial maintenance of streets, the Cou y Engineer shall
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g upon request by the applicant , inspect the subject streets, and
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• 3 notify the applicant (s) of any deficiencies. The County Engineer
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S A shall reinspect the streets after notification from the
papplicant(s) that any deficiencies have been corrected. If the
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w a County Engineer finds that the stre/¢g� to con ructed according
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” m to County standards, he shall recommend t ofNI dstreets ,fvta A,y
a lull mainteranrp. Upon a receipt of:�aprpositive unqualified �� '' 00
N a recommendation from the County Engineer ler���of-AXE' eels
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In z within the developmen th Boar of Coun y ommissioners shall
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F -a `t said streets; 0 ties and County- property, and
ri w W shall be—responsible-- f'or the ft maintenance of said streets
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o 7.0 General Requirements for Collateral:
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ccv � 7.1 The value of all collateral submitted to Yield County must be
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U a equivalent to 100% of the value of the improvements as shown in
a this Agreement. Prior to Final Plat approval, the applicant shall
In m indicate which of the five types of collateral he prefers to be
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ri H utilized to secure the improvements subject to final approval by
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the Board of County Commissioners and the execution of this
Agreement . Acceptable collateral shall be submitted and the plat
recorded within six (6) months of the Final Plat approval. If
acceptable collateral has not been submitted within six (6) months
then the Final Plat approval and all preliminary approvals shall
automatically expire. An applicant may request that the County
extend the Final Plat approval provided the cost estimates are
updated and the development plans are revised to comply with all
current County standards, policies and regulations. The
improvements shall he completed within one (1) year after the
Final Plat approval (not one year after acceptable collateral is
submitted) unless the applicant(s) requests that this Agreement be
renewed at least thirty (30) days prior to its expiration and
further provides that cost estimates for the remaining
improvements are updated and collateral is provided in the amount
of 100% of the value of the improvements remaining to be
completed. If improvements are not completed and the agreement
not renewed within these time frames, the County, at its
5 - t.r 01.1:576
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discretion, may make demand on all or a portion of the collateral
and take steps to see that the improvements are made.
7 .2 The applicant may choose to provide for a phased development by
means of designating filings of a Planned Unit Development Plan or
Final Plat Subdivision. The applicant would need only to provide
collateral for the improvements in each filing as approved. The
ri U County will place restrictions on those portions of the property
that are not covered by collateral which will prohibit the
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U conveyance of the property or the issuance of building permits
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a until collateral 1s provided or until improvements are in place
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o and approved pursuant to the requirements for a Request for
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w Q Release of Collateral.
X 7.3 The applicant intends to develop in accordance with Exhibits "A"
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N and "B" .
.: 0 8.0 Improvements Guarantee: The five types of collateral listed below are
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aacceptable to Weld County subject to final approval by the Board of
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N 4 County Commissioners.
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N z 8.1 An irrevocable Letter of Credit from a Federal or State licensed
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Efinancial institution on a form approved by Weld County. The
letter of credit shall state at least the following:
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- The Letter of Credit shall be in an amount equivalent of 1007
m w of the total value of the improvements as set forth in
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N Section 6.0 and exhibits "A" and "B".
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() X - The Letter of Credit shall provide for payment upon demand to
a Weld County if the developer has not performed the
o m obligations specified in the Improvements Agreement and the
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issuer has been notified of such default.
- The applicant may draw from the Letter of Credit in
accordance with the provisions of this policy.
The issuer of the Letter of Credit shall guarantee that at
all times the unreleased portion of the Letter of Credit
shall be equal to a minimum of 100% of the estimated costs of
completing the uncompleted portions of the required
improvements, based on inspections of the development by the
issuer. In no case shall disbursement for a general
improvement item exceed the cost estimate in the Improvements
Agreement (i.e. , streets, sewers, water mains and
landscaping, etc.). The issuer of the Letter of Credit will
sign the Improvements Agreement acknowledging the agreement
and its cost estimates.
- The Letter of Credit shall specify that 15% of the total
Letter of Credit amount cannot be drawn upon and will remain
available to Weld County until released by Weld County.
- The Letter of Credit shall specify that the date of proposed
expiration of the Letter of Credit shall be either the date
of release by Weld County of the final 15%, or one year from
the date of Final Plat approval, whichever occurs first.
Said letter shall stipulate that , in any event, the Letter of
Credit shall remain in full force and effecctq until after the
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Board has received sixty (60) days written notice from the
issuer of the Letter of Credit of the pending expiration.
Said notice shall be sent by certified mail to the Clerk to
the Board of County Commissioners.
8.7 Trust Deed upon all or some of the proposed development or other
property acceptable to the Board of County Commissioners provided
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Ho U that the following are submitted:
U - In the event property within the proposed development is used
q as collateral, an appraisal is required of the property in
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0o z the proposed development by a disinterested M.A.I. member of
o z the American Institute of Real Estate Appraisers indicating
9)- 44
that the value of the property encumbered in its current
Udegree of development is sufficient to cover 100% of the cost
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N a of the improvements as set forth in the Improvements
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x Agreement plus all costs of sale of the property.
W - In the event property other than the property to be developed
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has been accepted as collateral by Weld County, then an
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o H appraisal is required of the property by a M.A.I, member of
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ri▪ y the Institute of Real Estate Appraisers indicating that the
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a value of the property encumbered in its current state of
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CO G• 4+ development is sufficient to cover 100% of the cost of the
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M z improvements as set forth in the Improvements Agreement plus
o all costs of sale of the property.
W — A title insurance policy insuring that the Trust Deed creates
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a valid encumbrance which is senior to all other liens and
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M to encumbrances.
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c4 w — A building permit hold shall be placed on the encumbered
property.
8.3 Escrow Agreement that provides at least the following:
— The cash in escrow is at least equal to 1007 of the amount
specified in the Improvements Agreement.
- The escrow agent guarantees that the escrowed funds will be
used for improvements as specified in the agreement and for
no other purpose and will not release any portion of such
funds without prior approval of the Board.
- The escrow agent will be a Federal or State licensed bank or
financial institution.
- If the County of Weld County determines there is a default of
the Improvements Agreement, the escrow agent, upon request by
the County, shell release any remaining escrowed funds to the
County.
8.4 A surety bond given by a corporate surety authorized to do
business in the State of Colorado in an amount equivalent to 100% of
the value of the improvements as specified in the Improvements
Agreement.
8.5 A cash deposit made with the County equivalent to 100% of the
value of the improvements.
9.0 Request for Release of Collateral: Prior Lc/ release of collateral for
the entire project or for a portion of the project by Weld County, the
7 930 eThi �.
Applicant must present a Statement of Substantial Compliance from an
Engineer registered in Colorado that the project or a portion of the
project has been completed in substantial compliance with approved
plans and specifications documenting the following:
9.1 The Engineer or his representative has made regular on—site
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U inspections during the course of construction and the construction
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oo O plans utilized are the same as those approved by Weld County.
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[] 9.2 Test results must be submitted for all phases of this project as
0 3 per Colorado Department of Highway Schedule for minimum materials
o a sampling, testing and inspections found in CDOH Materials Manual.
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9.3 "As built" plans shall be submitted at the time the letter
requesting release of collateral is submitted. The Engineer shall
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N a certify that the project "as built" is in substantial compliance
cv `a with the plans and specifications as approved or that any material
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a deviations have received prior approval from the County Engineer.
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rn U 9.4 The Statements of Substantial Compliance must be accompanied, if
o H appropriate, by a letter of acceptance of maintenance and
Hresponsibility by the appropriate utility company, special
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Wdistrict or town for any utilities.
✓• w 9.5 A letter must be submitted from the appropriate Fire Authority
o z indicating the fire hydrants are in place in accordance with the
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approved plans. The letter shall indicate if the fire hydrants
w g are operational and state the results of fire flow tests.
9.6 The requirements in 8.0 thru 8.5 shall be noted on the final
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rn � construction plans.
9.7 Following the submittal of the Statement of Substantial Compliance
and recommendation of acceptance of the streets for partial
maintenance by the County, the applicant(s) may request release of
the collateral for the project or portion of the project by the
Board. This action will be taken at a regularly scheduled public
meeting of the Board.
9.8 The request for release of collateral shall be accompanied by
"Warranty Collateral" in the amount of 107 of the value of the
improvements as shown in this Agreement excluding improvements
fully accepted for maintenance by the responsible governmental
entity, special district or utility company.
9.9 The warranty collateral shall be released to the applicant upon
final acceptance by the Board of County Commissioners for full
maintenance under Section 5.3 herein.
10.0 Public Sites and Open Spaces: When the Board of County Commissioners,
pursuant to a rezoning, subdivision or planned unit development,
requires the dedication, development and/or reservation of areas or
sites other than subdivision streets and utility easements of a
cbatacter, extent and location suitable for public use for parks,
greenbelts or schools, said actions shall be secured in accordance
8 31061 L „� c.i
with one of the following alternatives, or as specified in the PUD plan, if
any:
10.1 The required acreage as may be determined according to Section
8-15-B of the Weld County Subdivision Regulations shall be
dedicated to the County or the appropriate school district, for
one of the above purposes. Any area , so dedicated shall be
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0 approved by the County or school district, and shall be maintained
� . by the County or school district.
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U 10.2 The required acreage as determined according to Section 8-15-B of
W the Weld County Subdivision Regulations may be reserved through
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O 3 deed restrictions as open area, the maintenance of which shall be
� W a specific obligation in the deed of each lot within the
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a 0 subdivision.
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10.3 In lieu of land, the County may require a payment to the County in
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” ,a an amount equal to the market value at the time of final plat
H x submission of the required acreage as determined according to
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c.: a Section 8-15-B. Such value shall be determined by a competent
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o w\ appraiser chosen jointly by the Board and the Applicant. The cash
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,-, a collected shall be deposited in an escrow account to be expended
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00 n4 11 .0 Successors and Assigns: This Agreement shall be binding upon the
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m z heirs, executors, personal representatives, successors and assigns of
o >, the Applicant, and upon recording by the County, shall be deemed a
acovenant running with the land herein described, and shall be binding
r c-- upon the successors in ownership of said land.
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m O IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
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M 4, executed on the day and year first above written.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY CO ORADO
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Ltl./Afd,,At 7 �n //�� 1�ATTEST: J —
Weld County Clerk and Recorder
and Cle3k to the B and
BY: /.e..., 0 /
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Deputy County Clerk ���
Aleltbithb AS TO FORM: "'I.�_z—
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ounty Attor ey � � �� ��►
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BY:
(title) .
Subscribed and sworn to before me this 1'4 day of 7naj� , 199,t:
My commission expires: (20441 /,I 993 O ' `1'? Y
hOi / t
tary Public
9 91.0617 %.,-1.C7,57;
EXHIBIT "A"
Name of Subdivision: Baldrdige P.U.D.
Filing: First
Location: SE-1/4 of Sec. 5, and NE-1/4 Sec. 8, T2N, R68W, 6th P.M. , Weld County
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V Intending to be legally bound, the undersigned Applicant hereby agrees
o O to provide throughout this subdivision and as shown on the subdivision final
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A plat dated , 19�, recorded on ,
o 19�, in Book , Page No. Reception No. , the
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o a following improvements.
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U (Leave spaces blank where they do not apply.)
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N G4 Estimated
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ry `� improvements Unit Cost Construction Cost
x _
N a street grading _
O1 U street base
Lt.) Z street paving
CD H _�.
W Curbs, gutters, and culverts
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Sidewalk
04 Storm sewer facilities
-+ a Retention ponds -- _ - 2,100
ao w Ditch improvements -� 1,800
o Z Subsurface drainage
cn z Sanitary sewers - to P__fee 3,240
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Trunk and forced lines }
U C4 Mains 7,067
aLaterals (house connected) _ 2,000
On-site sewage facilities _
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rn On-site water supply and storage
re) ks, Water_ mains - - - ---- �-
Fire hydrants _
survelL& street monuments & boxes
Street lighting ------
St_reet name signs--^ _- - •
Fencing requirements
Landscaping - including grading and surfacing 44,930
Park improvements
SUB-TOTAL _ 61,137
Engineering and Supervision Costs 1,500
(testing, inspection, as-built plans and work in addition to preliminary and
final plat; supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION $ 62,637
The above improvements shall be constructed in accordance with all. County
requirements and specifications, and conformance with this provision shall be
determined solely by Weld County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule
set out in Exhibit "B". � L
Signature of Applicant
(If corporation, to be signed by President and attested to by Secretary,
together with corporate seal.)
Date: 19
y Y
EXHIBIT "B"
Name of Subdivision:
Filing:
Location:
,-i O Intending to be legally bound, the undersigned Applicant hereby agrees to
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O construct the improvements shown on the final subdivision plat of
i O Subdivision,
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O dated , 19_, Recorded on , 19�,
0 3 in Book , Page No. Reception No. , the following
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schedule.
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W All improvements shall be completed within years from the date of
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U approval o£ the final plat.
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N W Construction of the improvements listed in Exhibit "A" shall be completed
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,`"1 x as follows:
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a (Leave spaces blank where they do not apply.)
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o H Improvements Time for Completion
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en
a Street grading 4
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M w Street base
o w Street paving
o z Curbs, gutters, and culverts
m z Sidewalk
(.4 Storm sewer facilities
Retention ponds _.August 15, 1491
cE2 Ditch improvements August 15, 1991
Subsurface drainage
i j QO1i Sanitary sewers — taps Auvist 19, 1491
c`' 1-4 Trunk and forced lines
1-1 *+ Completed
Mains -
°� w Laterals (house connected) August 15. 1991
On-site sewage facilities
On-site _water supply and storage
Water mains
Fire hydrants
Survey & street monuments & boxes
Street lighting
Street name signs
Fencing requirements --
Landscaping , including grading „ _ August 15, 1991 _
Park improvements - --
Parkin$, etc. _ August 15, 1991
Entrance asphalt apron August 15, 1991
SUB-TOTAL
The County, at its option, and upon the request by the Applicant, may grant
an extension of time for completion fo any particular improvements shown
above, upon a showing by the Applicant vit.) s be met.
Signature of, Applicant
(If corporation, to be signed by President and attested to by Secretary,
together with corporate seal.)
Date: 19
:� (1)1 •
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