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� ,,,� � J�[ne 5, 1989 � �� �
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; N �r � VACANT LAND CONTRACT q � „p
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� THIS CoNTRACT is made and entered into this � day of �� ��- �
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I ��,�e ;�;-,.•�-:
, 1989, by and between ALBERT C. DROSTE
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� (referred to herein as "Seller"), whose address is c/o J. `: ; ,
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! Nicholas McGrath, Esq., 600 East Aopkins, Suite �203, Aspen,
Colorado, 81611, and the COUNTY OF PZTKIN, a Colorado home-rule
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county (�'BUyer"j, whose address is c/o Mark Fuller, 530 E. Main �7
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'� Street, 3rd Floor, Aspen, Colorado, 81611, with Buyer and Seller `ti
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�, t sometimes being referenced jointly as "the Parties;"
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� WHEREAS, Se21er wishes to sell and Buyer wishes to buy
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� certain real property located in Pitkin County, Colorado,
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composed of parcels and interests as described in the attachment
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a marked Exhibit A, and as shown on the map attached hereto as
;;� Exhibit B (hereinafter called the "Property");
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� NOW THEREFORE, in consideration of the premises and of the
�;� mutual covenants and obligations hereof, the sufficiency of which
'i is hereby acknowledged by the respective parties, it is agreed as =�i
;
j Eollows: �`' a
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' 1• . Suyer shall, contemporaneous with the complete -
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, execution hereof, deliver to Pitkin County Title, Inc. ("Agent") =`•�-�:,:::
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P,f�I 594 ��91$ BOOH c7�4 PaGE6U ! N�'.b�"j�=�
in cash or certified funds the sum of $100,000.00 (One Hundred
Thousand and 00/100 Dollars) to be held by the Agent in a
separate interest-bearing escrow account as earnest money and '
' part payment for the sale of ceztain parcels and interests of !;�.�(,.-
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real estate located in Pitkin County, Colorado, which are `,;'�':t;,;,..
described on Exhibit A. All interest earned thereon shall be for �f�+l;':;i`
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the benefit of Se12er, except in the event of termination of this
. �.`.•i���
; Contract for Seller's default, as set out in Paragraph 5.b
'� hereof. Prior to Closing, but no earlier than three (3) business
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� days after delivery of the required title insurance commitment to 1't
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�I Buyer and subject to Buyer's right to object, pursuant to �`� `
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� paragraph 12, to liens and encumbrances shown thereon, Seller ' �
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shall be entitled to withdraw up to ninety percent (90$) of the
earnest money deposit, or $90,000.00.
� 2. Buyer agrees to buy the Property, subject to the terms ti : .
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and conditions of this Agreement, and the undersigned Seller
,
� agrees to se12 the Property upon the terms and conditions stated
� herein. The Property shall be sold free of all Ziens and :�;.
1 encumbrances. Seller represents that there are no pending claims
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(including, without limitation, mechanic's lien claims or tax -
�
�.i lien claims) that may encumber the property.
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, 3. The purchase price shall be $129,010 (One Hundred, ;;� �
; Twenty-nine Thousand, Ten and 00/100 Do2larsj, payable as "_`:;;;?�;::= .
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follows: ,.�.��x' '
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BOQH 5
:J't PAG.U��O �,w.
a. $10,000.00 {Ten Thousand and 00/l00 Dollars) previously
jpaid for a series of construction easements;
b. $100,000.00 (One Hundred Thousand and 00/100 Dollars) � •
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� hereby receipted for; �';;�t;,�'`
c. $19,010.00 (Nineteen Thousand, Ten and 00/100 Dollarsj '``�
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in cash or certified funds paid at c2osing, subject to �"^F•°
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' customary closing adjustments. '
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� 4. Buyer shall have prepared, with due diligence, and pay '
for a monument survey of the ,Property prior to Closing. Upon � �
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receipt of the survey, Buyer and Seller shall adjust the actual �,���,,
�3 - size of property purchased to ref2ect the purchase price. The E `.
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purchase price recited above is based on the following asswnp-
tions: land base price, $4,000/acre; remote site, 14.1 acres: -
. road right-of-way, 30-foot width, 2.12 acres; taking damage to
'; 39.89-acre parcel at 25#; taking damage to 12.8-acre clear zone
-i at 20�. Seller and Buyer agree to be co-applicants on such
,1 Pitkin County land-use approvals as are required to camplete this •,,
,�.
i� transaction (e.g., subdivision exemption), with all application
! fees and plat preparation costs to be borne by Buyer. Buyer also
� shall bear the costs of any appraisals required in connection
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_ i with the puxchase.^ " ;
� 5. Closing shall be on the date and aC such p2ace in `-::,::
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? Aspen, Colorado, designated by Seller by at least ten (10) days' f.:�'=���"'_-
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advance written notzce to Huyer; but in no event later than
forty-five (45) days following the execution hereof unless
extended as provided herein. Zn the event that Buyer's survey of
; the Property or necessary land-use approvals are not completed by
the date of closing, the parties shall either, at Seller's '''?`•�"
! ;:,�i�-;,�:•�.
� option: extend the closing for a reasonable time to complete the �"`�`{�^�V,��
i survey or approvals; or close and escrow such funds as may be k� ,� �y
� �Fr �.
allocable upon receipt of the survey and make the final alloca- s,?'�:,; :,.r ;
� tion promptly after the receipt of the survey(sj and approvals.
; Time is of the essence hereof. If any note or check received as
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� earnest mone hereunder or an other �'�'�'.'= '
y y payment due hereunder is not ,[=�;;,.;.�. ,
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.�, paid, honored or tendered when due, or if a�y other obligation +.�
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-" hereunder is not performed as herein provided, there shall be the � '�
- following remedies:
a. IF THE BUYER IS ZN DEFAULT, on this agreement, then all
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payment and things of value received hereunder shall be
,� forfeited by Buyer and retained on behalf of Seller, .or
j Seller may have its remedy of specific performance and
�:� additional damages at Seller's option. " '*�;
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�;`; b. IF SELLER IS IN DEFAULT, on this agreement, (1j Buyer
9
�;� may elect to treat this Contract as terminated, in
which case all payments and things of value received k
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:� hereunder shall be returned to Buyer along with all s "
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�� interest accrued thereon and Buyer may recover sueh '�'__., '
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i damages as may be proper, or (2) Buyer may elect to ,�n
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' treat this Contract as beinq in full force and effect
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and Buyer shall have the right to an action for
! specific performance fncludinq immediate possession of
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- the Property upon filing, or damaqes, or both.
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c. Anything to the contrary herein notwithstanding, in the 4�.'•r �;:
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event of any litigation arisinq ouY. of this Contract, :,�";�'r:�;
i the Court may award to the prevailing party all �'���
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j reasonable costs and expenses, iacluding attorney's
� fees. ':-'_:-;
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� 6. Buyer's obligations hereunder are expressly condi- � L
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l tioned on approval of the terms of this Agreement by the Federal ��:���""� ..
�! .� � i t,'".,:
;,� Aviation .Administration (F.AA), Seattle Regional Office, and
i receipt from the FAA oP fundinq for this sale. _
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• �' 7. Seller agrees to give Buyer access at any reasonable
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i;
time prior to closing to all prior planning, engineering, maps or
� other documents in Seller's possession regardiny. the Prove�. _._
` �—
;� In the event Sellei leaves the country during the pendency of
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, :�
�� this Contract, he will qrant such power(s) of attorney as may be
,
necessary to perform Seller's obligations under this Contract, to
'-'I conduct the Closing herein and to execute aIl dacuments in �;
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_ � connection therewith. • ���
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, 8. General property taxes levied against the .property in _ ;
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, � :.�:�.:t,
1989, for collection in 1990, shall be prorated as of the date of .�=s•,�.:
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�f �,o�, 5J� fA6E9G.� .0 H 5�4 PA�E611
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, closing between Huyer and Seller based upon the taxes levied in
1988 for collection in 1989 and said proration shall be final
regardless of the actual amount of taxes assessed against the
property for 1989.
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! 9. Possession of the Property shall be delivered to � � �
I t '
{ the Buyer at Closinq. From the date of execution of this �- ,
( �..,.., � .
Contract b all arties until the closin +
� y p g (or if this Contract is ��� "';: •"
4; ,: ,.
not closed, then until forty-five (45) days after the date of `
�
execution of this Contract by all parties or signed extensions ��, „
�E�
thereof), Buyer shall have access to the Property for the � �l
ur oses of develo ment of the ATCRBS Ai ��r��"�
T ; p p p rport Radar System f'j'`_;`
<� Improvements; provided, however, that in the event that closing
is extended pursuant to this Contract or if for any reason what-
soever excepting Buyer's default, no closing has been held as of �
' the last date for same set out herein, then Seller agrees to
'� accept, prior to the last date for closing, service of process in ?
,� Aspen, Colorado in satisfaction of Rule 4, C.R.C.P., of a Summons
and Petition in Eminent Domain and to make no objection to an
J `�i.
i Order of Immediate Possession of the Property, upon payment of
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� and withdrawa2 of a deposit under the procedure provided by law.
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� It is the intent of the parties that Buyer sha12 have by and
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through the normal closing of this Contract or by proceedings in '�� +
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Eminent Domain, uninterrupted access to and possession of the �' .
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Property from and after the date of execution hereof. Huyer
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agrees to indemnify Seller from any and all claims, demands, �_�_,..
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`' � ,o�K 534 P.�E92'3 ,, �i:�.�
� �o�� 5�4 Pa�E61z : ;�:
causes of action, and liabilities, including attorney fees
� incurred with regard thereto, arising in any way by reason of
Suyer's access to, and activities upon, the Property prior to
; .
� closing. Prior to the exercise of its right of access provided
; `'��'. .
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for herein, Buyer shall obtain insurance for such coverages and -,?:,F,�,_.,-
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{ in such amounts as may be satisfactory to Seller, with Seller '1�;;",��:;
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named as an additioaal insured; and shall furnish Seller with
�,
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certificates evidencinq such insurance coverages.
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10. A current commitment for title insurance policy in an �
t. amount equal to the purchase price, at Seller's expense, shall be � �4, . !
;�;^:;:;_
furnished to Suyer within thzrty (30) days after the full �' ''.� "
;
�
-:� execution of this Contract and Seller shall de2iver the title
insurance policy to Buyer after closing and pay the premium
' thereon.
�' -
11. Title to the Property shall be merchantable in the
Seller. At closing, subject to payment and tender as provided
° for above by Buyer, Seller shall deliver to Buyer a General ^
`:;;5_
`� Warranty Deed from the Seller, subject only to those Exceptions t
:i
"� appearing on Schedule B-Section 2 of the title insurance
�
�'� commitment which do not render the title unmerchantable, and `,�
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- •; subject to the lien for general real estate taxes for 1989 �� . �
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i payable in 1990. '
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`� BOON JJ`t PAGE61� ��
12. Except as stated in paraqraph 11 and in addition to
Buyer's rights set out in paragraph 1, if title is not merchant-
i able and written notice of defect(s) is given by Buyer or Buyer's
agent to Seller or Seller's agent on or before date of closing,
•,�,:,s��'.
Seller shall use.reasonable efforts to correct said defect(s) on �-`''�;
or before date of closing. At Seller's option and upon written �
�� -
notice to Buyer or Buyer's agent on or before date of closing, Is`'�
:::'i ;
� the date of closinq shall be �xtended 3o days for the purpose of
1 correcting said defect(s). If title is not rendered merchantable
�t -
as provided in this paragraph 12, at Buyer's option, this �
C � � �
Contract shall be void and of no effect and each party hereto IItI s
�>;:+.`�.; .
�
shall be released from all obligations hereunder and all payments
and things of value received hereunder shall be returned to
- ,
Buyer.
' 13. Any encumbrance required to be paid may be paid at
�
closing from the proceeds of this transaction or from any other
� _source. Provided, however, _at the option of either party, if the '
�� - -- ---- --
�
-� total indebtedness secured by liens on the Property exceeds the -, ��;:5"
- ,
; purchase price, this Contract shall be void and of no effect and
� each party hereto shall be released from all obligations �
�
a hereunder and all payments and things of value received hereunder
i
- i shall be returned to Buyer. General taxes for the year of •�,�
closing, based on the raost recent levy and the most recent ,:� _
. ':-�,
assessment, prepaid rents, water rents and interest on encum-
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. brances, if any, shall be apportioned to date of delivery of
�� deed.
�
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14. Possession of the Property shall be delivered at • '
�i``•''.
.�:_.:.
closing subject to the rights of the following persons presently �`;M,;.;
� ocaupyinq the Property: None. �ack Schneider, current lessee of _
i �N'
f the Property, shall have riqhts prior to closing as provided in �'
� ; ` .�
� his lease so long as they do not unreasonably interfere with
} Buyer's lawful activities thereon. ,
.-�
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.,� 15. With respect to the road right-of-way, the following �� '
:�•ti`�: .,
'�� conditions shall apply and shall survive the closing hereof: j :,
i>
� a. Seller and assigns shall have the right to cross
,� the road at such times and in such manner as: (1)• does not damage ^
- �
`i the road or interfere with the use of the raad of Buyers: and (2) ; . .
}
;� is consistent with Seller's lawful use of the surrounding
� property. _
�
f b. Suyer and assigns shall indemnify Seller and
+
assigns from any claim, demand or liability arising from use of
i
the road by Buyer or assigns, except for any claim, demand or
i
liability azising from the negligent act or omission of Seller ��� '
�:
and assigns. Further, Seller and assigns shall be included as a �:�� :
named insured in any lisbility policy purchased or maintained by ; •"•�'` �- =
Buyer or assigns concerning the use of the road, so long as such ` a ;,�
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' : inclusion is at . no cost to Buyer. Seller acknowledges the
Huyer's intention aftez Closing to promptly convey or lease this
{ Property to the United States Government, which is self-insured
�
j and, thereEore, does not carry liability insurance.
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16. This Contract may be executed in separate caunterparts ��Y'^:�
; :.z�;,,,._
� and when so executed by all of the parties hereto shall con< ,'�ti�:�
-i , ;.
stitute a.bindinq agreement between them.
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, �
� 17. The parties acknowledge that the purchase price for the �
Property has been negotiated between them based upon the ��:r''''`. �
consideration of many factors, including the fact that Buyer �+"` .
�
�,.t
possesses the power of eminent domain and has threatened
condemnation. Accordingly, the parties agree that the sale of
'' the Pro ezt
� p y pursuant to this Contract sha12 not be used by
;�
- " either o# them in any manner, whether as evidence of fair market i ;
�'� value or otherwise, in any eminent domain proceedings which may
d
' be hereafter instituted by Buyer against Seller, or any of
.�
;;} Seller's heirs, personal representatives, successors or assigns,
`�:;
'� with respect to any real property 2ocated in Pitkin County,
Colorado, owned by Seller, or by any of Seller's heirs, personal
� representatives, successors or assigns. The provisions of ;',;
Paragraphs 15 and 17 shall suzvive the c2osing of the sale of the t"
4+.
Property by Seller to Buyer. ,� ,
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18. If this proposal is accepted by Seller in writing and
Buyer receives notice of such acceptance on or before 14 days
from the date hereof, this instrument shall become a contract
between Seller and Buyer and shall bind and inure to the benefit
:;'ti;;�".:
of the heirs, successors and assigns of such parties. t'�'"�4 "
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BUYER: PITKIN COUNTY, COLORADO _ '��''�;'
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BY: _
: Colette Penne, Chair (Date) •
� Ho rd f nty C issioners �� �
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SELLER: A T C. DROSTE
':� '
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,M AGENT:
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�! The undersigned Agent referenoed in the foregoing Contract has
;�
�1 fully read and understands the obligation of Agent herein and
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�� acknowledqes receipt of the earnest money deposit of 5100,000.00. �
' Buyer and Seller agree that, in the event of any controversy ''
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1 t�''
i regarding the earnest money held by Agent, unless mutually i,, .
written instruction is received by Agent, Agent shall not be •_1. .
� required to take any action, hut may await any proceeding, or, at �=�:'}:=s'�-
; t;';'t .
Agent�s option and discretion, may interplead any monies into the '�� �,•••�-�
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� BOON 5�4 ���28 h'�OK JJ4 PAGcE.�i . :i;.
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Court and shall recover Court costs and reasonable attorneys'
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� fees £rom the parties. I
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,, PITKIN COUNTY TITLE, TNC. � ,'•
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EXHIBIT "A"
! TO THAT CERTAIN VACANT LAND CONTRACT
• I BETW£EN ALBERT AND ELIZASETH DROSTE AND
; PITKIN COUNTY, COLORADO
y.;s,=�, .,'
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PARCEL 1. Fee title to an approximately 14.1-acre site descrilaed *ys:�:,..
as fo21ows: '�`:;:;;_"
See Ext�ibit A-1, attached hereto and incorporate8 i�`a>:�.�, ;
herein by this reference. �"�!�
PARCEL 2. Fee title to a 30-foot-wide strip of land comprising _
approximately 2.12 acres, being 15 feet on either side
of a centerline described as follows: �� ;; .
��;�„t.` '
See Exhibit A-2, attached hereto and incorporated E'�::�;;;:,: i
herein b this reference. �'>
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7, PARCEL 3. A "clear-zone" easement in favor of the Buyer and s'�;' ;;`•: �
..
assigns prohibiting construction of all improvements `
"�' and structures that might interfere with air-traffic
control communications and naviqation devices burden-
ing approximate2y lo acres described as £ollows:
See Exhibit A-3, attached hereto and incorporated �
, herein hy this reference.
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PARCE[,�IPF�GN
A paroel of larrl located in the northwest one-quarter of the nor�st one-quarter of
Section 33, 4b.�n5hip 9 South, RarxJe 85 W� of the 6th Prim� Meridian, PitJcin
County, Colorado. Said paroel beit�g more fully desccibed as follciws:
Beqinnixig at the norrheast oarner of said Sectioat: '�i'"i;' �.-
Thel►ce S O1'O1'17"E a distanoe of 133�.28 Feet, along the ea.,�t line of said quarter- E, .
; quarter seckion; thence S 87•50'26"W for a distance of 150.00 Feet, alcaig the sarth y
i lizte of said qua�'ter-quartes sec.`t1oTl: then00 N 30'05'06"FT a ���+a*+�p Of 109Q.00 fAet;
; theroe�N 59'00'S0"E a distanee of 315.13 feet; thenc�e N 00'S4'40"W a distanoe of %^ti_: �
247.26 feet, to the north lir�e of said se�.:kion; thenoe N 87'33'S6"E a ; ;
se
� distarx�e of 455.26 feet, alor�q tY� north line of said quart.er�quazter section to the
� point of begiru�inq.
.�
� said �*�t conta;*+;*+� 14.10 acres raore ar less.
� _
� ESdiibit A2 �'
IiL1AD F�ISIIgNP�i�CN �;;:,
•�, ,� A mad eas�nt situated in the NE 1/4 of Section 33, Tbwnship 9 scuth, Range 85 Wpst `
.� of the 6th P.M., being 30 feet in width and lyi.ng 15 Peet � either side of the
.� followirq described centerline:
! Beginning poi7tt whence the NE oorner of said Section 33 beais S 07' 30' 00" W a
'� distance of 1356.53, the True Pr�i.� of Heginninq: theiice 123.81 feet along the ax� of '
a 45.00 foot rddius cvzve to the ric�t havinq a oentral angle of I57' 38'24"ard
� suhtendinq a dwxd bearing N 78• 34'45° W 88.29 feet; thenoe N 00' 14'27° W 39.69
� feet; thence 114,46 feet alo�ng the a�of a 48.00 foot radius auve to the left having ' •
a central angle of 136' 37'54" a� subtesdi.ng a cho=d bearing N 68' 04'30" W 89.21 r
i feet; thence 68.00 feet, thestce S 88' 40'00" W 83.00 feet; thP�sce S 03' 07'29" E 20.00
feet; the�oe 60.22 feet alang the arc of a 230.00 foot xadius curve to the rzght,
�� havinq a oentral ang2e of L5' 00'Ol" and �����*+� a chord bearing S 04' 22'32" W
� 60.04 feet; theme S 11' 52'32" W 44.86 feet; thence 50.11 feet along the arc of an
� 85.00 foot r�ius ca.uve to t2ve le#t having a o�tra]. ar�gle of 33' 46'44" ard
`{ subtending a chozd bearinq S 05' 00'50° E 49.39 feet; thence S 21' S4'12" E 280.68
feet; � 120.68 feet alcu�g t2�e ax� of a 93.07 foot radius ascre to 'the ric�t
having a opntral anqle of 74' 17'30" and � a chord bearing S 15' 14'34" W
°i 112.40 feet; thenoe S 52' 23'19" W 93.62 feet; thesx�e 62.01 feet along the arc of a ,
100.00 foot radius cauve to the 2eft, havirg a centza2 angle of 35' 31'41" atd
� subtending a chozd beari� S 43' 37`28" W 61.02 feet; thenoe S 16' 51'38" W 179.78 �i:
! feet; thence 204.18 feet along the ax� of a 130.00 foot xadius cvrve to the ric�t �°�
� having a central angle of 89' 59'23" and subtending a choni bear3ng S 61' 51'20" W s�.
183.83 feet; thenoe N 73' 08'59" W 29.17 feet; thenoe 45.19 feet almg tt�e arc of
! 25,00 foot radius cutve to the left having a central angle of 103' �34'32" arrrr� �.�' '-
� subterding a c�oxd beariiyg S 55' 03'45" W 39.29 feet; thence S 03' 16'29" W 88.14 ��F� :•:;
� feet; thenoe 265.63 feet along the arc of a 88.33 foot radius curve to the right, _
! haVing a Cent131 siyqle Of 172' 18�Ol" dTXI subt2ndillq a Chond beariIS9' S 89' 25'30" W =� z 'S .
176.26 feet; ther�e N 04• 25'30" W 78.98 feet; thenoe 54.19 feet along the arc of a :-.� ;;7i?;��.`
50.00 foot radius ca.uve to the left havirg a oentral angle of 62' 06'04^ and � �:
s�ubtemling a choLd bearing N 35' 28'32" W 51.58 feet; ttiesx�e N 66' 31'34" FI 25.60 � }�F,�
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feet; th� 119.06 feet aimiq the arc of a 95.0o foot radius cutve to the right
having a oentral anqle of 71' 48'26" ard subter�dirg a d�ozd bPa�ing N 30' 37'22" W
111.42 feet; thesioe N 05' 16'52° E 257.63 £eet; thence 119.70 feet along the ax� of a
135,00 foot radius culve to the left havinq a oerrtta7, angle of 50' 48'10° and
subtendinq a chord bearing N 20' 07'13" W 115.82 feet; thenoe N 45' 31'18" W 166.76 �!
� Feet' thence 74.05 feet alc�¢�g the arc of a 70.00 foot radins c�tve to the right havinq , `_
a oer�tral angle of 60' 35'45�� and subtending a chatd bearing N 15' 12�55° W 70.65 ?.�.`•"
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� feet; thenoe N 15' OS'27" E 252.38 feet; thenoe 40.00 feet al c m q the arc of a 115.00 �F:���� `
1 foot radius curve to the left havirr� a oentral ang2e of 87• 46'44" and subteffiing a '`��A;;•.
choxd bearinq N 28' 47'S5" W 159.45 feet to the subject paroel boiu�dary. +,.
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tSaid easement containing 2.10 acte�more or less. � c.�:�
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A cleax�za�e eas�nPait located in the sautheast a�e-quazter of Secti� 28 and the '?,: .
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;�ortheast o�ne-quaxter of Secti� 33, ZbFmship 9 South, Ranqe 85 West of the 6th � +..•, ,.
T= Principal Meridian, Pitkin Caunty, Colorada. Said eas�ent beinq more fully d�scribed
=i�
as follows:
All 2ands tl�at are within a 1500 feet ladius of, arri rso ma� than 100 vertical feet
fran, a point be.arit�g S 79'02'42"W at a distance of 2087.00 feet fran the northeast
oorner of Secti� 33. Said pojnt is located at an altitirle of 8514.00 feet. '�
�` Sai.d easanent contains 12.8 acres more or less.
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