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A RESOLUTION OF THE �BOARD OF
COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, ,
.:.-
.::�:-.:
ESTABLISHING AN AGREEMENT'�WITH,` �:.:'.si -
=:��COMMON GROUND HOUSING �ASSOCIATION, ZNC. • =` "'
REGARDING DEMOLITION OF THE COMMUNITY CENTER, '��'M1z" '
THE �EVELOPMENT OF $ID DOCUMENTS, BIDDING `'''%=� "'
AND CONTRACTING, FINAL DESIGN `�
AND MANAGEMENT OF CONSTRUCTION ,;�r , '
OF AN AFFORDABLE HOUSING COMPLEX ; t.�.v
ON THE SITE OF THE COMMI3NITY CENTER .�;,.
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RESOLUTION ,$ 93-,� ; :?'; . ,
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RECITALS
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� l. The Commissioners of Pitkin County (County) have demonstrated ,
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+{ their support for the plans and activities of Common Ground
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� Housing Association, Inc. (COmmon Ground) in the form of
' monetary and logistical support,as detailed in Pitkin County
A reement C92-11 between the Count and Common Ground Inc. �a `���`
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dated 3/19/92, and;
2. The parties to that Agreement recognize and acknowZedge that
i the term of that Agreement has expired and that the �
`,. �.
Iresponsibilities assigned to the parties by that Agreement
_., have been fulfilled to the satisfaction of the parties, and; k
� ��,
3. The City of Aspen has also demonstrated support for Common
`� Ground's plans and activities in the context of the City of
� •
Aspen's land use review and approval process, and;
4. Common Ground has completed design development for an `�;
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affordable housing project consisting of 21 units �i�,'� ,,,
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incorporating approximately 21,534 squa,re feet of gross square `�`_�
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footage plus a common house of approximately 10,000 gross L �=. •
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square feet and miscellaneous accessory facilities and '•}�,�,
infrastructure on the site of the Community Center, and; '+'"•i. l• .
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5. The County intends to convey to Common Ground, or to members :
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thereof, a leasehold interest in the real property arid all "�;:�:`.?�. :
� appurtenances thereto of the Pitkin County Community Center �'�'•� �
' site upon Common Grounds' reaeipt of all relevant land use
, approvals or earlier if such conveyance is required for �:'. .
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I purposes of construction financing, and; �: ��
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6. The County further intends to provide funding up to the amount �,,:;
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of $561,092 to Common Ground to assist in the funding of final �' �.
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. design and construction of the Project, and; �.F��:
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• 7. The County has acknowledged its responsibility to complete
demolition of that part of the Community Center that cannot '�'
i be redeveloped as part of the Common Ground development, and �:r:
�;�
� to pay costs associated thereto, and;
' � 8. Common Ground and Pitkin County are now prepared to develop
detailed construction drawings, specifications, general ti
conditions and related bid documents and to enter into �'
contract(s), with various prefexred bidders, for the detailed
- design and architecture, construction, engineering, ,='
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landscaping and project management of the Common Ground
�� ,
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- Project, and;
9. Those documents, bids and contracts will conform to applicable
County standards, regulations and guidelines, including the �l. '
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County Procurement Code. �?� �=�
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NOW, THEREFORE BE IT RESOLVED by the Board of County ��� 1 #�,
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Commissioners of Pitkin Couaty, Colorado, that: - ;.;,'•,
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The Pitkin County Commissioners and Common Ground Housing ,�'-.-��. ;ii �:
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; Association, Inc., hereby enter into an Agreement for the
completion of asbestos remediation and demolition of those portions ;+`_%�. -
� of the Community Center unsuitable for use by the Common Ground ``�'-�?" � .
Hausinq Project and for the detailed design and construction of 7 i'•"'-�
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affordable employee housing on the site of the Pitkin County 1'��:�`:',
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Communit Center on Lone Pine Road as follows: `�"`°i
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1. PROJECT MANAGEMENT AND COORDINATION: }'��.!S�.
A Project Management Team will be formed and will consist of �� .t,+':
� representatives from Pitkin County and Common Ground Iiousing, Inc.,
I �;!� -
� the Project ArChitect, the Project General Contractor, and the
Project Engineer. The Project Team will meet on a weekly basis, or � rI•�
,':�•
more often if necessary, to assure timely progress towards Project � �
� completion and for purposes of general Project coordination.
Project Management Team activities will include discussion of � �
design and construction progress and reso2ution of construction-
� related problems or issues; Invoice and Change order review and "
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approval or disapproval; attendaace and reporting at appropriate 1'
`\
meetings of City of Aspen or Pitkin County staff and elected
,� .
- officials; technical liaison with utilities, appropriate City and
County staff and other agencies as necessary; and contractor
'�supervision. Decisions regarding Project costs, design, value
&�:,�
engineering and construction will be brought to the Project �� �M•
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Management Team for review and approval. Sn case of dispute within . �
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the Project Management Team, the judgements and decisions of the ��,•
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County Representative shall prevail. The Project Management Team i .
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' shall report on Project status to the Pitkin County Commissioners ��t'
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� and to the membership of Comtaon Ground, Znc, on a monthly basis or � �,��:?�. ,�
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� more often as may be necessary.
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I 2. COMMON GROUND REPRESENTATTVE AND AUTHORITY:
1
� Common Ground's representative for purposes of this Agreement, will :�'-. `�
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be as follows: %`ty
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l�i�f"C:.4_ T/ S�GV��� '�r�� .
� K� D/F.�'H4 . . .
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� The Common Ground representative named above will take primary
responsibility for assuring that Project contractors, consultants, ��'
and employees whose activities are funded through this Agreement .�,�
;�;•:
are performing according to the specifications and requirements of
� their respective contracts as executed and incorparated into this -
Agreement by reference. ��
�-�
3. COUNTY REPRESENTATIVE ATID AUTHORITY: �
The County's representative for purposes of this Agreement will 7'
be as follows:
•\
�� Mark FuZler, Development DirectoT �
Pitkin Couaty Admznistration Office
Courthouse Plaza, S30 East Main
Aspan, Colorado 81611
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The County sha11 review all Contracts as to form in order to ��3' ��_
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assure their conformance with County procurement poZicies and �.``! ��
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practices, and to enforce the terms of those contracts if i-
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necessar u on a findin of non erformance b Common Ground. This ''� �, �I
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authority to enforce Contract terms will not obligate the County
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to assume debts associated with Common Ground's contractual �`""� �
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obligations.
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4. ASBESTOS REMEDIATTON AND COMMUNTTY CENTER DEMOLITION• 't ` �`
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a. Pitkin County will be solely responsible for contracting for ''�'"'`�
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and managing asbestos remediation and demolition of the remaining '�;�
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Community Center structure. Those portions of the Community Center �'
�' to be 2eft standing will be identified by Cammon Ground in their "�!t�� .
construction plans. Asbestos remediation in those portions left .,���;;
standing will be to standards that will allow for the use of those
areas as planned by Common Ground. The County hereby agrees that `;
�
� all demolition and/or remediatian will be in accordance with f;r
;����:�
! appropriate federal, state and 1oca1 hea2th standards and wi11
� result in a site and building which will be generally usable for
the development/redeveZopment of housing and common elements .,;
' including, but not limited to, child care, kitchan and dining �;
� :
_-� facilities, laundry, storage and recreational areas.
' b. Pitkin County agrees that it will pursue demolition of the �a,
.j
i\ Community Center building in a tis+e frame that will coincide, to
�
the extent possible, with Common Ground's timetable for development '
of a 21-unit affordable housing project on the site. Contracting
for remediation and demolition work will not be unduly delayed and '
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the County will make every effort to keeg Common Ground informed �� : �?:
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of the demolition/remediation timetable and to coordinate that work �� '� �
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with the simultaneous work of Common Ground as described below. 's•
Pitkin Caunty will not }ae liable for any damages should the �� �: .
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demolition/remediation work result in construction delays beyond •
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the County's contro2. It is understood by the parties hereto that , ��, �:?-.
the cost of remediation and demolition work is not to be borne by ;,':����' � :
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Common Ground except to the extent that Common Ground staff and +�
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members may assist in the demolition process through the donation �'t; .
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of labor and/or services. Comtnon Ground will be fully responsible '.?��%?
for any and all costs, including insurance, associated with the ��' �
�� provision oE such labor and/or serviaes. "•''�j�;_ '
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5. CONSTRUCTSON DRAWINGS AND BID SPECIFICATIONS:
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Common Ground shall contract far architectural and design
services with the cantractors of its choice. It is the �;��
➢ '���
y understanding of the County that contractor(s) for those services
� may be members of the Common Ground group and that the Common
��
� Ground group wi11 endorse contracts prior to execution. _
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�' Contractors will be solely responsible for developinq detailed �•� .
��
- --�' construction drawings and bid specifications to generally accepted �-r
f.
� engineering, design and construction standards. Work contracted `�'
�� under the terms of this Agreement shall be delivered and certified
complete by �
_ , 2993, or, should the term of this Agreement be changed,
� ��°
'? during the term of this Agreement, whichever may come first. �w�"
{ 6, CONSTRUCTION CONTRACTS: ��` �,x`•
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' common Ground shall advertise for construction contracting �
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according to the guidelines and procedures specified by the County �
� Procurement Code. The parties may agree to issue a Request for � ,i : '
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( Qualifications prior to issuing a Request for Bids in order to -
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� simplify the bidding process. The successful bidder(s) will be ".`�;`=:: '.:
� chosen by the Project Management Team and shail be responsible for -'�:'";%'` �'
. "�
all aspects of construction specified in relevant bid documents and - �S -
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will be soleiy responsible to Common Ground and the County for 1�"-• �
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performance, t};:ti,,
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i. 7. GENERAL CONTRACT TERMS: ���,_ ',
All Contracts for services between Common Ground and contractors
� will be sabmitted to the County for review hy the County for
conformance with standard and common contracting practices and for ;
general conformance with the County procurement code, and approvaZ. � ;;�}�
The Count wi1Z si n all Contracts to indicate its a ��' �
Y 4 pproval of the
form and substance of the Contract. Common Ground is prohibited
� from entering into Contracts lacking County review and approval. f s
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iCommon Ground will have primary responsibility for monitoring �;
� performance and for enforcing the terms of Contracts let pursuant
I to this Agreement. The County shall have the authority to enforce ��
�'
�`` any and all terms of the Contracts approved pursuant hereto and
� �
will exercise that authority upon a written finding by the County '
that Common Ground is not enforcing those terms. The County shall
,�.
not, however, assume responsibility or authority for contractual i-�'
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financial obligations. To the extent that any of the terms of this ��- r�i
.i�c>�
Agreement may conflict with the Contracts let puzsuant to this � . � '
�� _
Agreement, this Agreement wi7.1 supersede those Contzacts. �`,
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8. FUNDING AND CONTI2ACT ELEMENTS: ! '�:";
The County wi11 commit an amount of S561,o92 to fund the costs of �`�<=:%�.
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developing construction drawings, bid specifications and '��°�'+•"
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construction. It is the County�s understanding that the Contracts ��;`.`;;: -
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for this work will include the foZ2owing elements: �,.�:".
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a. Detailed construction drawings including, but not limited to, `j;;i
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foundation, interior and exterior design and construction ��'�
specifications, construction details including, but not limited to, �`y�, '
i insulation, window and door treatments, cabinetry and fixtures, ..1;#;
• � infrastructure plans including utility installation, grading and �._
paving, electrical and mechanica7. plans, site drainage, �,
landscaping, and other Project elements according to standard and � �
';��
accepted design, architectural, engineering and construction
i
� standards. '
II b. Bid specifications addressing general conditions such as � �
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� schedules, mobilization, signage and project coordination; interior �; .
' and eaterior construction materials, utilities, insulation, doors ' �
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� and windows, finishes, cabinetry, and specialized materials or ='
� equipment; electrical, mechanical and heating and cooling systems; `�
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`` landscaping materials and quantities; instructions to bidders �
including forms, draft contracts, change orders, bonding and
insurance requirements and contractor selection process l'
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description; and such other information, specifications, forms and ��' ��i;
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documents as are included in standard construction bidding ii;.�'
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documents. 1�:� �
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. �:, ` �'�. ia`� ° �^c F� ,a„ ,. , "v:� �� y =
� �'+'* ..:.�5.+.�Gt� �' '�'..�
. .. � . . . ..�' . ...._ . _ :titi``;#1 t�.i
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_ -_
. .... ....... .. . . ...----_�__..�----_�_._.__......_...... ..:......,.....�._...---._...._.—___.�__.�....---� -� �'
_ �..�; .
. S$i�� .c� .
• - '�.
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c. construction, including, but not limited to, site qrading and
excavation, utility installation, foundation construction, building ?=�•?�.
construction, roofing, electrical and plumbinq installation, •+'�.'` �
�k-.
��ii'..���-..i:":�:.�,
interior and exterior fixture installation and finish work, ��'.• --
�s:.
i � ;,
draina e and g , p 5• � �
g pavin work and landsca in ;�a ;�
,1.
Any project funds remaining unspent at the completion oE '.�;ti�
,+•. .
� :�__ �r;�,
construction will be refunded proportionally to the County and to
; �,�� .
� Common Ground. It is the understanding of the parties that unspent "•�.�5,.
� funds refunded to the county will be applied to repayment of the •kl'':°
. +
County's housing bond obligation or to another affordable housing
project, at the discretion of the County. It is the understanding t�
of the parties that any unspent funds refunded to Common Ground ��,�
�'�.��'
wiZl be reflected, to the greatest possible degree, in reduced �
purchase prices for the units.
i
;
;
9. DEFAiTLT:
:� This Agreement is specifically conditional on the following: t�`
' Failure to perform any of the below I.isted conditions constitute �'
'i
`�.t a default and relieve any further performance by the County under
�
this Agreement:
a. Common Ground wi11 continue to pursue land use and building
approvals and documentation associated with such approvals, throuqh �,�
the Cit of As en. Such a PP �S, �.,,
y p pprovals will include detailed a roval
_�
of development plans and any other permits, clearances or 1 �;
endorsements which may be prereguisites to development. ;.`':,
i•
b. Common Ground will continue to work with its membership, the ;j ,:
�
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�� er i.�1�;� �,. . "r: .�� 'f f '. r � �` ..,!` ._. ,,.
.,.+ V 1y hr r y.,.;, ,�
:�' j,u ;� � ,y� 1, e �'��' r �'��:•
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d 't �:
� ��� ._sG r'� 1 _ "''F; "t�tj c .�v. .� *� �J.'r� ��l�.
� . . . . � � z7f' ' ' ..:5.�'�+t_ . . r c±� . ., ...... 4!hl!.'. . �tc. •��- s�
. .ai.' '`. �.
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Aspen/Pitkin County Housing Authority, and financial institutions
� to pre-qualify its members far mortgage financing. '.��'`;'" '
c. Zn an effort to enhance the potential revenues of the '�`��'��
. i;�`,���.
Project, Common Ground will explore, and propose to the Housing ,�
Authority, the County, and its membership, means by which the �`j: .
G;,`c:�.
r•:-.
project may be made more financially feasible. Such proposals may ;��i.
include cost-cutting or revenue-enhancement proposals. The County, �.�:
� �::,� �
in consultation with Housing Authority, will consider such �'�P,_
proposals and will approve or disapprove such proposals in the , -
k.
context of regular Project Management Meetings as noted in
Paragraph l, above. '
d. The County will have its own signature line on all purchase �%�
�:�
aT,�tt;.
orders, requests for payment, change orders, and budget allocation
requests and will review and approve such documents prior to
payment. Pitkin County funds will be disbursed through the County s
;
Finance Office according to County aacounting and payment :
procedures. The County will work with private lending institutions
to assure that funds are accounted for and disbursed in an �'
i '.i
�.� . organized, coordinated and timely fashion. The County agrees to
�
review all pay requests or change orders in a timely fashion and �
not to unreasonably withhold any approval from such documents.
r�e. Common Ground will obtain funding for Project costs in
excess of the County contribution from private lenders. Common �� �'�'
�_�
a �. .
Ground wiZl retain sole responsibility £or debts incurred with �.
� ;'
private lenders.
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. . ' �'i,+y�4 1� . • �z.:. '�y+ly t .�Y��,.:
� � ., � . �Y'ia ���7��.,�iJ�1 ;"�.� h. j �'�"�d
9ff. . I �� . II�. ks{i'.
�a:� i�C °� _ry ''�� i�� _._�{.+.I',�s :�� � `:��l h�� ^{9� ..,! .
. . . . . . .. . . . . _ . . , t c. '�+'�}�' . .. . . . . _ .ty'��Y b'��;
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10. DETAILED FINANCIAL REPORTING: ,
Pitkin County is specifically concerned that the Common Ground �_:..�`-:4,
Project be managed so as to control costs and minimize unexpected ��'���"
'.�:.
`��;_:' ..
or unfarseen expenditures. Common Ground and contractors employed '`�`�." ;�. •
;,�.,; : -
i-t=.
,�;:.., .
by Common Ground will provide the County with detailed financial (z,y; Y
,:::
information, including loan documents between Common Ground and �,���Y7
if=
private lenders, cash-flaw and repayment schedules, contracts, ��'` �� ,
� �,� . '
invoices, change orders, and other financial documentation as may F'•'_'.4(!.,
' be reasonably requested from time to time. •E,'�
It is acknowledged that the County has not currently agreed to
i:: . .
provide any subsidy to the project beyond the $10,000 gift provided `i�
I in 1990 for the development of general submission and the amount �Y';�
:�,,:
' committed to herein. The amount committed to herein includes
$100,000 previously granted in Agreement #C92-11. The County
explicitly reserves the right to withhold any further subsidies, � .s
contingent on a demonstration that further expenditures are +f•, .
---� necessary for the successful completion of the Project and that s
such further expenditures could not have been reasonably foreseen �
'�
�\ and provided for at this time. "
� ;
11. DELIVERABLES:
��.
- Any and all products of the activities funded through this ��.'.
�J{ .
Agreement, including, but not limited to canstruction drawings, �: �'a
' , ,�,;_:
shop drawings, specifications, as-built drawings, plats and f�,�
�� . t
surveys, contract documents, bids and related contractor
submzssions, invoices, change orders, records of work performed, y`� ,
� jz?'•:.
I
i 11 �
�
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4 1. �r � ,. . �" ��f � r � Y e d� ��(.
'�`�a -i; x j, �� � '!l �.
+� j jJ r , :�` ,?.�x"
- ' i �' �� J.;.q �L)i:ro'S�� rG�� � t'�s����-
. 1 �. p i� � ��. {� -. .
t,'�� � tt+�. ^.�! ia�a.. ' " �+�,'` +=1i�.�s�r
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and warranty inPormation shall be owned jointly by the parties
hereto. Said products sha11 remain in the possession of Common -,�,�'-,' �,
, ,y�::=?:_.. .
�.,:;: ..,
Ground, except for purposes of review, until such time as the , ;r
. .�;:,�_-i�
County may find that Common Ground is not be performing Project :� .:•'•?:<;.. .
_7°:
Management duties as per the requirements of this Aqreement, at �$:'"`-• �
+ e'? :t
which time full ownership and possession of a1I such products shall �t��n;'�.
. ' 'y''.��i
�+, ,
revert to the County. Specifiaally exempted from this clause are ''"
� the buildings themselves, which are to be sold to individual .Ta,,;�� 1
i '
� buyers, and the common areas, common house, and associated E .k,;;
' amenities, which are to be leased to Common Ground by way of a � -
3K• ,
separate lease document. , :�•
� ,.,.
;i�.:l#
12. LAND LEASE• �
_ i
Ownership of the Community Center Iand underlying the existing -
building{s} and facilities will be retained by the County but
leased to Common Ground under the terms of a separate land lesse. � },
_ , ?-:
13. TERM AND AMENDMENTS:
�
`\
The term of this Agreement will be until January 1, 1994, or until
�
any date prior to that one at the request of either of the parties •
hereto. Amendments to this aqreement shall be in writing and may
be made at any tima by mutual agreement of the parties hereto. �1�?
r,
���.w;
5hould this Agreement be terminated prior to Tanuary 1, 1994 or �� y�s,;
Y:.j
prior to the completion of the work to be pursued under the terms �;•" � '
of this Agreement, all work products completed or partially ;�c;
completed at that time shall become the soZe possession and
}��� �.
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j�i�- . �:. �j� �� Y� .. r� b.h� ���79(1 t! � ��"
. � ��.� � � r;. ��1��,�y. n��r,�r . � N t,A-;
Ti J. S ��W +.> t ��V�•'I
� ��,�, � 41a... `k`' '� H p{
- 3k� s H ''°�� ��� �':,� r��r .;ty�` p� �� ��.
.�,_.. . . . j �?�y ..�� � . .d� � . � - �,�3a... . � � •� �'a.{�<..i):(i,
F� ,k,j,
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iownership of the County. .
� "�:::�i� .
!
NOW THEREFORE BE IT RESOLVED by the Board of County �?`�:r4'
C,::;"::.:.
Commissioners of Pitkin County, Colorado, this Agreement is hereby �'�'`'c
executed and delivered by the parties hezeto as of the date iF`-:,��.
a: w.
indicated below. ;:'T�
�.',:. '.�..
INT'RODUCED FIRST R ` �
, ; , , AND SET FOR UBLIC HEARING AT THE ,±�
REGULAR MEETING ON THE �� DAY �F , 1943. �•
� NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES ON THE „f,;�
DAY OF �J�.�, , 1993. i
" I APPROV,ED A1QD A �TED FTER SECOND READING AND PUBLIC FIEARING
ON THE ��' DAY OFh 1993. � ,_/J
PUBLI ED Ap��'R DOPTION IN THE ASPEN TIMES ON THE ��_�
DAY OF �+.L�-I� , 1993.
I�r�
'•�y
ATT�T�: BOARD OF CO OMMISSIONERS
_ � . 1 f OF PITKIN C , COLORADO
t� � r� , :�� By; ,
�.
Jeanette Jones � Bi3 Tuite, Chairman
Deputy Clerk & I�ecorder
Date• •��p/9.3
_ �_ '4
APPR D AS T� FORM: MANAGER APPROVAL:
_ ("
`\:� / ` Y L j dl .'
� Timo hy E�Whitsitt Reid Haugh' T�' '
Cou , y tt rney County Manager
APPR D TO C ENT: �:���
�i�° r�;�
' i. .�;
Mar Fuller ��:� �t '
Development Director
�'
(; � �: r i��..
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