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377971 B-771 P-501 01/11/95 11:59R RG 1 OF B REC DOC '`
SILVIR DAVIS PITKIN CQUNTY CLERK & RECORDER Q.�� �k{ � !��.
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HEATIiERBED LODGE PROPERTY IMPROVEMENTS AGREEMENT 7•; `:..,;
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THIS 1MPROVEMENTS AGREEMENT is made and entered into this -;>�';•'`_-•
3othday of November 1994,by and between THE BOARD OF COUNTY ;�.'4 „` y;'�
COMMISSIONERS OF PITKIN COUNTY,COLORADO, as the governing body of ;j:`':
Pitkin Coun Colorado hereinafter Coun , .�f,.:'' ''
ty, ( ty), and HEATHERBED LODGE I1�TC., a .3., �
_ Colorado Corporafion(hereinafter Heatherbed). This lmprovements Agreement amends ''"J�,;"�:?.. ;
and supersedes the prior Heatherbed Lodge Property Improvements Agreement recorded f;{, r :�.
on October 15, 1991 in Book 658 at Page 973 of the records of the Clerk and Recorder
Office, Pikkin County, Colorado. ''k
RECITALS � {'
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WHEREAS,Heatherbed has submitted to the County for approval,execution and •,r .
• recording a final plat of the Heatherbed Lodge Renovation and Rezoning(herein Final ^ �
Plat)on certain real property in Pitkin County,Colorado,which plat appears of record in
� Plat Book 27 at Page 52 in the real property records of Pitkin County, Colorado; and,
� WHEREAS,County has approved and executed saia Final Ptat upon Heatherbed's ,.;,S
agreement to the obligaYions set forth herein, all as required by the County; and,
WHEREAS,Heatherbed is willing to accept these obligations and to enter into this
Agreement with the County to provide for the performance thereof. ;�
NOW,THEREFORE,in consideration of the mutual covenants herein contained, `
the parties hereto stipulate and agree as follows: ���
� AGREEMENT
1. Heatherbed Lo�e Renovation, The renovation of the Heatherbed Lodge �..
� ' will be comprised of not more than 201odge rooms on the site of the exisiing Heatherbed
-�� Lodge,which presently consists of 22 lodge rooms. Construction of the renovated lodge �
� will be generally conftned to the existing building footprint and in substantial conformance
i with the architecturai pians as approved. The to[al floor area of the renovated lodge shall '
{ not exceed 14,500 square feet of floor area as measured by the Pitkin County Land Use .�
, 1 Code and Building Department. The roof for the renovated lodge shall be constructed �;
' with a non-reflective material. The existing one-bedroom employee unit will be replaced �
i with a two-bedroom employee unit deed restricted in accordance wiih the Pitkin County
; Housing Authority's "Category 3" income guidelines in effect at the time of the deed i' '
� restriction. The existing lodge may operate as is until such time as the renovation occurs.
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2. AR-2 Rezonine. The Heatherbed property is rezoned to AR-2 at tlie time ,�'��"
of recording the Final Plat and the prior Improvements Agreement,and any amendments ;;�;;� .,:�
� thereto. The uses and devetopment of the properly shall be governed by AR-2 zoning in . :..�.�
accordance with the Pitkin County Land Use Code except for the renovation of the -;,;.�•'_<•
Heatherbed Lodge which shall comply with tlie limitations set forth in Paragraph 1 above ;.°L .���,r'
and this Agreement �,_,-
: 3. Sewer Extension. The Heatherbed Lodge currently is not connected to the �. .
Highlands Water & Sanitation District(HWSD) sewer system which services the area. ' ,� � :
Instead,Heatherbed utilizes an on-site septic system. Ownership of the sewer lines of the �
HWSD sewer system was deeded to Aspen's Metropolitan Sartitation District (Metro) ' k
pursuant to an agreement between HWSD and Metro dated October 8, 1976. Metro has '; _,��.,,
been succeeded by Aspen Consolidated Sanitation District (ACSD). At the time of ` 'F`"�� �
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renovation,Heatherbed agrees to install approximately 495 feet of four-inch sanitary sewer ' 7,- :
i line from the renovated lodge to hook up to the HWSD system. Additionally,HeaYherbed !•�;'-�Y%
� ;,.;.>
agrees to install a pump station to pump the sewage from the renovated lodge to the , a*
connecting point with the HWSD sewer system on the level of the Maroon Creek Road. �
Heatherbed agrees to deed ownership of such sewer service line and an easement far i"��''' ,,
� �� ���
repair and maintenance thereof to ACSD and pay a11 hook-up fees required by ACSD and j.
� HWSD. Heatherbed agrees to construct the sewer service line in compliance with the
requirements of the ACSA �
j 4. Entrance Drive and Parkine. Heatherbed agrees to improve the existing �
.i entrance drive and parking for the Heatherbed Lodge by asphalting the entrance drive and `
. <.s-.
� parking area and providing road fill to widen Maroon Creek Road at the entrance to the �'�`,-
. lodge prior to the issuance of a Certificate of Occupancy for tt►e renovated lodge. ��
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5. Landscaping Imurovement. Landscaping improvements shall be installed by � ,
Heatherbed as depicted on the approved landscape and site plan which shows the location i; ;,j
_ and type of all landscaping to be iastalled on the site. Heatherbed agrees That the
landscaping shall be installed as soon as possible following the completion of the .
____ renovation construction adjacent to the landscaping area which shaq be no later than the
first planting season following completion of such construction.
6. Horse Corral Clean-uo. Heatherbed shall implement the following ,;
• recommendations of the Environmental Health Department with respect to the horse corral x
prior to issuanee of a building permit for[he renovated lodge.
� a) Careful housekeeping,clean-up and removal of manure from the corral. '' '
( b) Control of runoff and drainage through the corral area and installation of �
� detention facilities,if necessary. Runoff could be controlled Yhrough use of } �
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a drainu e ond short term ondin ;' '"
g p , p g in grassed areas along the margins of _
the corral, or rock-lined or grassed ditches which would be used to slow ��t�.:: •;, ,
down, treat and control the water quality of the discharge. ' �;:!�
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_ c) Reconstructing the corral so that it is at least fifty feet from the stream bank �;,c ,,_.'
and slope back toward tUe hillside. This minimum buffer is meant to !'�`:" . ;
further buffer riparian vegetation, alluvial soils and the underlying � -!��-' T
groundwater. :'y�::=;?: :'
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d) Any expansion of the stabie operation shall be approved by the � " ,
Environmental Health Department. ; `�,k`, �, �.
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7. Affordable Housins. Prior to the issuance of a Certificate of Occupancy for � �;��;_, •
� the renovated lodge,EIeatherbed agrees the existing one-bedroom affordable housing unit ; ,,,1;'`
� will be replaced with a two-bedroom affordable unit within the renovated todge which •'.��•f�r `
shall be deed restricted in accordance with the Pitkin County Housing Authority"Category '°'�`
� ! : �...., ,,
J 3"income guidelines then in effect. Heatherbed shall have priority to place employees ;
� of the lodge in the unit independent of their income. The employee unit shall not count ;;``��`�
� as one of the 2o fodge rooms of the renovated lodge but shall count in the 14,5000 square �• �
. % feet maacimum floor area of the renovated lodge. t •;�'}
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8. Automatic Fire Alarm Svstem. The renovated Iodge sha11 be designed with ;�
an automatic fire atarm system.
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9. Foundation Engineering. The foundation of the renovated lodge shall be i��
• � engineered to insure that the foundation can support any additiona! loading from the
expansion. i;:
10. Fire�laces. The renovated lodge shall be limited to one fireplace which shall '.�, ;r�.
- be modi6ed to use gas logs and one certified wood stove. Heatherbed shall process the ;'
applicable perenits from the Environmental Health Department for the above. � •
__._ _ i, i • -.
11. Dust Control Plan. Heatherbed shall submit a fugitive dust control plan and
: 1 an Air Pollution Emission Notice to the Environmental Health Department and tha ,;
-t Colorado Department of Health prior to issuance of a building permit for the renovated �.
3 lodge. �
� 12. Construction Noise Impact. To mitigate construction noise impact, � • � �
construction activities on the renovated lodge shall only occur from 7:00 a.m. until 7:00
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377971 P-771 P-504 01/11/9:, i l:59A F'G 4 OF 8 . ,���':`.`;,
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p.m. and no outside lmplified noise shall be permitted; and limitation on construction ;�t:._,;
noise should conform to the requirements of Title 25 Article 12 C.R.S. 1973-Noise �r;�.�,�
Abatement. .;,,��, ,
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13. Asbestos. The existing lodge shall be tested for asbestos and if any asbestos ��.'�.-� � .!
is present it shall be removed by a qualified fimi prior to issuance of a building permit ;S,; . ��
for the renovated lodge. ``�"= '
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� 14. Contaminated Soils. If contaminated soils-mine waste, waste rock, mine = =r '''� '
dumps- are encountered on the site, the Environmental Health Department shall be � �::;;,_:.
notified for recommendations on handling procedure and disposal prior to issuance of a . ���-`''�:' �
building permit for the renovated lodge. � �:�"E``
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I5. Final Engineerin�n. Heatherbed shall submit as part of the building �-��_',
F permit application for the renovated lodge final engineering plans and specifications which i ;�:� ..
� ; shall include a runoff and drainage plan which addresses non-point source run-off from �
pave d par king areas an d con tainmen t o f sai d run-o ff on-si te. S ai d p{a n s s h a l l m e e t t h e ' "��. ,
i approval of the Pitkin County Engineer and Environmental Health Department. !�` �.;
,: ,.
16. 100 Year Floodplain. As the 100 year floodplain has not been established t
by an engineering study approved by the Colorado Water Conservation Board,Heatherbed
i shall delineate all lands which are twenty horizontal or five vertical feet (whichever is �
greater)from the existing high water line of Maroon Creek. Said area shall be delineated •;:
. on the Final Plat as prohibited against development. Alternatively, Heatherbed may {'-'�.�
re are a site-s ecific en meerin stud of the 100 ear flood lain usin en ineerin �'� .
P P P B� g Y Y P g S g
- ! standards approved by the Colorado Water Conservation Board, and said study shall be '
approved by the County Engineer. The area designated a 100 year floodplain by the f
engineering study shall supersede the floodplain area above,and the engineered floodplain ,- ;��,
areas shall be prohibited against development. No vegetative manipulation shall occur in �:
� the floodplain area between the building footprint of the renovated Iddge and the river, � .
as riparian habitat in this area is to be maintained in its natural site. �.r .
17. Parkin Pg lan Special Review. In the event that other permitted uses in the �;�
AR-2 zone are proposed by Heatherbed, special review for a revised parking plan, •�
, -� (including overflow parking) to accommodate such uses shall be required as part of the �`
special review.
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18. Public Trail. On recordation of the FinaI Plat,Heatherbed shall grant a 12- '
foot public trail easement along Maroon Creek as such easement is shown on the final Plat .'�
and as set forth in the Grant of Public Trail Easement in Book 658 at Page 984 in the
�;,.
, records of the Pitkin County Clerk and Recorder's Office. �} �,;.
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19. Project Construction Schedule. Heatherbed and the County mutual(y '� '�'.'a;'�'���'
acknowledge that an exact construction schedule cannot be submitted at this time. It is ' ��� ��
anticipated lhat the Heatl�erbed will obtain a building permit for the renovated lodge by �'�-'," `'
:' `'::�'�
October 15, 1997 or nmst request an extension thereof. The October 15, 1997 expiration "
date is set by the three year extension of the original October 15, 1994 expiration date. `i.'�.
, : �:yry
Said extension was granted by the Board of County Commissioners of Pitkin County, �' ` �•
Colorado,by Resolvtion#94-141,recorded in Book 75b at Page 992 of the records of the :' � '
' Clerk and Recorder Office of Pitkin County, Colorado. The rezoning of the property to ! ' .•�-�.��: -f
. AR-2 shall be permanent and shall not expire independent of the renovation schedule of j .'��'�`r' `
the Iodge. � :�:;;;;_;�:::::.
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� 20. Financial Assurances. Prior to issuance of a building permit for the j �
� renovation of the lodge, the Heatherbed shall submit a cost estimate and financial � � i. ��
� assurances for the proposed remodei of the lodge and the improvements as set forth herein t st-m� '
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in the form of a Letter of Credit. The cost estimate and Letter of Credit shall be approved . �j''��.'yp
by the County Engineer and the County Attorney respectively. ` -tM
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As the improvements are partially compteted, the County Eagineer shall inspect ; 7';�i-�� "
I such improvements; and, on approval and acceptance of such improvements by the ;f" '.
. County, the County Attomey shall authorize the release of the amount of the security . ��T
equal to the cost of that portion of the improvements completed. However, ten percent ;�
of the cost of the improvements to be completed shal!be retained until al!improvements �`
provided for are completed and approved by the County. �
2I. Execution of Finai Plat. Heatherbed's obligations under this Improvements �. �f�
Agreement are expressly contingent on the County's approving and executing the Final � - ��
Plat and the recordation of such Final Plat in the office of the Clerk and Recorder of ;
� Pitkin County, Colorado. ?
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22. General Provisions.
� �� :
+ a. Notice. Notice given to a party to this Improvements Agreement shall be '
deemed given if personally delivered or if sent United States certified mail ' �c .
to the addresses indicated below or to such other address as may be �;,
substituted by written notice by the parties or their suceessors or assigns. �
:�
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To Heatherbed: Heatherbed Lodge, Ina
Constance A.Boyd, President �•' •
300 Puppy smith Street, #205-208 �'
Aspen,Colorado 81611
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377971 B-771 P-506 01/11/95 11:59A PG 6 OF 8 " ' '
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Copy to: Mr. Jim Boyd . ��,�,'•`����,
Ho11And and Hart, Attomeys : _,=t'' `:.;:
G00 East Main Street ' =�i;;' •;,
Aspen, Colorado 81611 �':�;;;�a
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To Pitkin County: Pitkin County Board of County Commissioners ,
C/O Pitkin County Manager � l*�`Y" . ;'
Pitkin County Courthouse ; s :', f
SQ6�ast Main Street , {Y':. :=
Aspen,Colorado 81611 f ,?;,:;:;�,'.''�:
j b. Applicable Law. This Improvements Agreement shall be subject to and � ��
construed in accordance with the laws of the State of Colorado and the Land �
o rad . 3,�,��t
Use Code of Pitk�n County,C lo o �
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' c. Severabilitv. If any of the provisions of this Improvements Agreement or I '
any paragraph, sentence,clause,phrase,word or section or the application ��A' �� `
thereof in any circumstance is invalidated,such invalidation shall not affect �:�; "
the validity of the remainder of the Improvements Agreement and the ;
validity of any such provision,paragraph,sentence,clause,phrase,word or {
section under any other circumstance. '1�
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d. Binding,Effect. The provisions of this Improvements Agreement shall run �:
with and constitute a burden on the iand on which the project is located and
shall be binding on an inure to the benefit of Heatherbed and the County ''}�
• and their respective heirs,successors, representatives and assigns. r�,-
e. Bntire A,greement:Amendment. This Improvements Agreement contains the
entire understanding and agreement between the parties herein with respect
� to the transactions contempJated by this Improvements Agreement and may ��.
be altered or amended from time to time only by written instrument %
- executed by each of the paRies or their respective heirs, personat •� ', �
_ representatives, successars and assigns. }F
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�t. �77971 8-771 P-507 01/il/95 11:59A F'6 7 OF 8 ,k� #
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_ IN WITNESS WHEREOF, the parties have executed this Improvements ;' y-';;��,:ti,
Agreement the day and year first written above. � " ��
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' HEATHE D LODGE,INC ;'<
� a Colorad C rporaf on � �;s f
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y Constance .Boyd, Ptesident �`'r"
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est: BOARD OF COUNTY COMMISSIONERS !i
OF PI KIN COUNTY� COLORADO 4a'�
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� C nty Clerk Chairperson �—�/_ .r�� I � ".�• .
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Approved as to Form: ( '}`'
County Attorney �
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STATE OF COLORADO ) ;}'� 't;
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COUNTY OF PITKIN ) � �;�:.�;�•�
�' The foregoing instrument was acknowledge before me this�day of,�,U . �
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1994, by Constance A. $oyd, as President of Heatherbed Lodge, Inc., a Colorado ; ,.;'' z-,�
Corporation, j �
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Witness my hand and officiai seal. ;'f, E
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� My Commission expires:����,� ,''.� �� M� F :;,�- .
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STATE OF COLORADO ) ��,r.
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� COUNTY OF PITKIN ) �' .:��;
T'he foregoing instrument was acknowledge before me this,(,(_day of L� f'
1994, by �idbc,�T k) ('1�; �e1 , as Chairperson of the $oard of Cou �e "
Commissioners of Pitkin County, Colorada �
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My Commission expires:l/-/3-9l0 ' .� c, , ; �: ' � �
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