HomeMy WebLinkAbout12.0 Improvements AgreementMcCLURE RIVER RANCH SUBDIVISION IMPROVEMENTS AGREEMENT
THIS McCLURE RIVER RANCH SUBDIVISION IMPROVEMENTS AGREEMENT ("SIA") is made and
entered into this day of , 2020, by and between Aspen Polo Partners, LLP
("Owner") and the BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, acting for
the County of Garfield, State of Colorado, as a body politic and corporate, directly or through its authorized
representatives and agents ("BOCC").
Recitals
Owner is the owner and developer of the McCLURE RIVER RANCH PUD (the "Subdivision"), which
property is depicted on the Final Plat of McCLURE RIVER RANCH Subdivision ("Final Plat"). The real
property subject to this SIA is described in that Final Plat, recorded at Reception Number of
the real estate records of Garfield County, Colorado ("Records") and incorporated by this reference.
On February 20, 2018, by Resolution No. 2018-10, recorded at Reception No. 904213 of the
Records and incorporated by this reference, the BOCC approved a substantial amendment to the TCI Lane
Ranch PUD (including the change of the name of the PUD) on the Subdivision. On March 13, 2018, the
approved and executed PUD Guide for the Subdivision was recorded at Reception No. 904214, and the
approved and executed PUD Plan Map for the Subdivision was recorded at Reception No. 904215 of the
Records.
The Owner filed with the County an application to amend the PUD and to subdivide the
Subdivision into Phase I and Phase II. On , 2020, by Resolution No.
recorded at Reception Number of the Records and incorporated by this reference, the
BOCC approved a preliminary plan for Phase I of the Subdivision which, among other things, would create
six "Barn Lots," "Tract A" and "Tract B." ("Preliminary Plan Approval"). Phase II, also called "Tract C," is
reserved for future platting and eventual residential development. A separate SIA will be entered by the
Parties at such time as Phase II is subdivided and developed.
In accordance with the Preliminary Plan Approval, on , 2020, the approved and
executed Amended PUD Guide for the Subdivision was recorded at Reception No. , and
the approved and executed Amended PUD Plan Map for the Subdivision was recorded at Reception No.
of the Records, both of which are incorporated herein by this reference.
Owner has filed an application for approval of a Final Plat for the Subdivision. As a condition
precedent to the approval of the Final Plat submitted to the BOCC as required by the laws of the State of
Colorado and by the Garfield County Land Use and Development Code, as amended (LUDC), Owner wishes
to enter into this SIA with the BOCC.
Owner has agreed to execute and deliver a letter of credit or other security in a form satisfactory
to the BOCC to secure and guarantee Owner's performance under this Agreement and has agreed to
certain restrictions and conditions regarding the sale of properties and issuance of building permits and
certificates of occupancy within the subdivision, all as more fully set forth below.
NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants and
promises contained herein, the BOCC and Owner ("Parties") agree as follows:
Agreement
1. FINAL PLAT APPROVAL. The BOCC hereby accepts and approves the Final Plat of the Subdivision,
on the date set forth above, subject to the terms and conditions of this SIA, the Preliminary Plan
Approval, the PUD Guide, as amended, and the requirements of the LUDC and any other
governmental or quasi -governmental regulations applicable to the Subdivision ("Final Plat
Approval"). Recording of the Final Plat in the Records shall be in accordance with this SIA and at
the time prescribed herein.
2. OWNERS PERFORMANCE AS TO SUBDIVISION IMPROVEMENTS.
a. Completion Date/Substantial Compliance. Owner has constructed and installed certain
and shall cause to be constructed and installed certain other subdivision improvements,
identified in the Exhibits defined in subparagraph 2.a.i., below ("Subdivision
Improvements") at Owner' s expense, including payment of fees required by Garfield
County and/or other governmental and quasi -governmental entities with regulatory
jurisdiction over the Subdivision. Unless extended by approval of Garfield County for
good cause shown, the Subdivision Improvements, shall be completed on or before
20_ ("Completion Date"), in substantial compliance with the
following:
i. Plans marked "Approved for Construction" for all Subdivision
Improvements prepared by and submitted
to the BOCC on , 2020, such plans being summarized
in the list of drawings attached to and made a part of this SIA by
reference as Exhibit A; the estimate of cost of completion, certified by
and bearing the stamp of Owner' s professional engineer licensed in the
State of Colorado ("Owner' s Engineer"), attached to and made a part of
this SIA by reference as Exhibit B, which estimate includes a line item
for 10% percent of the total cost of the Subdivision Improvements for
contingencies; and all other documentation required to be submitted
along with the Final Plat under pertinent sections of the LUDC ("Final
Plat Documents").
ii. All requirements of the Preliminary Plan Approval.
iii. All laws, regulations, orders, resolutions and requirements of Garfield
County and all special districts and any other governmental entity or
quasi -governmental authority (ies) with jurisdiction.
iv. The provisions of this SIA.
b. Satisfaction of Subdivision Improvements Provisions. The BOCC agrees that if all
Subdivision Improvements are constructed and installed in accordance with this
paragraph 2; the record drawings have been submitted upon completion of the
Subdivision Improvements, as detailed in paragraph 3(h), below; and all other
requirements of this SIA have been met, then the Owner shall be deemed to have
satisfied all terms and conditions of the Preliminary Plan Approval, the Final Plat
Documents and the LUDC, with respect to the installation of Subdivision Improvements.
For future reference, if the LOC or alternative security has been released by the County
as provided herein and no notice of default has been recorded in the Records,
purchasers of lots or portions of the Subdivision may rely on the fact that the Owner has
fulfilled Owner's obligations under this SIA.
3. SECURITY FOR SUBDIVISION IMPROVEMENTS (EXCEPT RE -VEGETATION).
a. Subdivision Improvements Letter of Credit and Substitute Collateral. As security for
Owner's obligation to complete the Subdivision Improvements, Owner shall deliver to
the BOCC, on or before the date of recording of the Final Plat of the Subdivision, a Letter
of Credit in the form agreed to be acceptable to the BOCC, attached to and incorporated
in this SIA by reference as Exhibit C (LOC) or in a form consistent with the Uniform
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Commercial Code, C.R.S. ยง 4-1-101, et seq. and approved by the BOCC. The LOC shall be
in the amount of $( full estimate ), representing the full estimated cost of completing
the Subdivision Improvements, with a sufficient contingency to cover cost changes,
unforeseen costs and other variables (equal to 10% of the estimated cost and as
approved by the BOCC), minus $( cost of completed improvements ), the cost of
Subdivision Improvements already completed as of the date of execution of this SIA, i.e.,
$( reduced amount )], as set forth and certified by Owner's Engineer on Exhibit B, to
guarantee completion of the Subdivision Improvements. The LOC shall be valid for a
minimum of six (6) months beyond the Completion Date for the Subdivision
Improvements set forth in Paragraph 2.a., above. The BOCC, at its sole option, may
permit the Owner to substitute collateral other than a Letter of Credit, in a form
acceptable to the BOCC, for the purpose of securing the completion of the Subdivision
Improvements subject of this Paragraph 3.a.
b. LOC Requirements and Plat Recording. The LOC required by this SIA shall be issued by a
state or national banking institution acceptable to the BOCC. lithe institution issuing
the LOC is not licensed in the State of Colorado and transacting business within the
State of Colorado, the LOC shall be confirmed within the meaning of the Uniform
Commercial Code, Letters of Credit, 4-5-101, et seq., C.R.S., as amended, by a bank that
is licensed to do business in the State of Colorado, doing business in Colorado, and
acceptable to the BOCC. The LOC shall state that presentation of drafts drawn under
the LOC shall be at an office of the issuer or confirmer located in the State of Colorado.
The Final Plat of the Subdivision shall not be recorded until the security, described in
this paragraph 3, below has been received and approved by the BOCC.
c. Extension of LOC Expiration Date. If the Completion Date, identified in paragraph 2.a.,
above, is extended by a written amendment to this SIA, the time period for the validity
of the LOC shall be similarly extended by the Owner. For each six (6) month extension,
at the sole option of the BOCC, the face amount of the LOC shall be subject to re-
certification by Owner's Engineer of the cost of completion of the Subdivision
Improvements together with a 10% contingency amount, and review by the BOCC.
d. Unenforceable LOC. Should the LOC expire or become void or unenforceable for any
reason, including bankruptcy of the Owner or the financial institution issuing or
confirming the LOC, prior to the BOCC's approval of Owner's Engineer's certification of
completion of the Subdivision Improvements, Owner shall be in material breach of this
SIA and shall have all rights and remedies available pursuant to the terms of this SIA.
e. Partial Releases of Security. Owner may request partial releases of the LOC, and shall do
so by means of submission to the Building and Planning Department of a "Written
Request for Partial Release of LOC", in the form attached to and incorporated by this
reference as Exhibit D, accompanied by the Owner's Engineer's stamped certificate of
partial completion of improvements. The Owner's Engineer's seal shall certify that the
Subdivision Improvements have been constructed in accordance with the requirements
of this SIA, including all Final Plat Documents and the Preliminary Plan Approval. Owner
may also request release for a portion of the security upon proof that 1) Owner has a
valid contract with a public utility company regulated by the Colorado Public Utilities
Commission obligating such company to install certain utility lines; and 2) Owner has
paid to the utility company the cost of installation as required by the contract. The
BOCC shall authorize successive releases of portions of the face amount of the LOC as
portions of the Subdivision Improvements, dealt with in this Paragraph 3, are certified as
complete to the BOCC by the Owner's Engineer and said certification is approved by the
BOCC.
f. BOCC's Investigation. Notwithstanding the foregoing, upon submission of the Owner's
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Written Request for Partial Release of LOC, along with Owner's Engineer's certificate of
partial completion of improvements, the BOCC may review the certification and may
inspect and review the Subdivision Improvements certified as complete to determine
whether or not they have been constructed in compliance with relevant specifications,
as follows:
i. If no letter of potential deficiency is furnished to Owner by the BOCC
within fifteen (15) business days of submission of Owner's Written
Request for Partial Release of LOC, accompanied by Owner's Engineer's
certificate of partial completion of improvements, all Subdivision
Improvements certified as complete shall be deemed approved by the
BOCC, and the BOCC shall authorize release of the appropriate amount
of security including the 10% contingency associated with the released
portion of the security.
ii. If the BOCC chooses to inspect and determines that all or a portion of
the Subdivision Improvements certified as complete are not in
compliance with the relevant specifications, the BOCC shall furnish a
letter of potential deficiency to the Owner within fifteen (15) business
days of submission of Owner's Written Request for Partial Release of
LOC accompanied by Owner's Engineer's certificate of partial
completion of improvements.
iii. If a letter of potential deficiency is issued identifying a portion of the
certified Subdivision Improvements as potentially deficient, then all
Subdivision Improvements not identified as potentially deficient shall be
deemed approved by the BOCC, and the BOCC shall authorize release of
the amount of security related to the Subdivision Improvements
certified as complete and not identified as potentially deficient together
with the 10% contingency associated with the released portion of the
security.
iv. With respect to Subdivision Improvements identified as potentially
deficient in a letter of potential deficiency, the BOCC shall have thirty
(30) days from the date of the letter of potential deficiency to complete
the initial investigation, begun under subparagraph 3.f.ii., above, and
provide written confirmation of the deficiency(ies) to the Owner.
v. If the BOCC finds that the Subdivision Improvements are complete, in
compliance with the relevant specifications, then the appropriate
amount of security shall be authorized for release within ten (10)
business days after completion of such investigation.
g. BOCC Completion of Improvements and Other Remedies. If the BOCC finds, within the
thirty (30) day period of time, defined in subparagraph 3.f.iv. above, that the Subdivision
Improvements are not complete, or if the BOCC determines that the Owner will not or
cannot construct any or all of the Subdivision Improvements, whether or not Owner has
submitted a written request for release of LOC, the BOCC may withdraw and employ
from the LOC such funds as may be reasonably necessary to complete construction of
the Subdivision Improvements in accordance with the specifications, up to the face
amount or remaining face amount of the LOC. In such event, the BOCC shall make a
written finding at a public meeting after notice to Owner regarding Owner's failure to
comply with this SIA prior to requesting payment from the LOC, in accordance with the
provisions of Article 13 of the LUDC.
h. Final Release of Security. Upon completion of all Subdivision Improvements, Owner
shall submit to the BOCC, through the Community Development Department: 1) record
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drawings bearing the stamp of Owner's Engineer certifying that all Subdivision
Improvements including off-site improvements, have been constructed in accordance
with the requirements of this SIA, including all Final Plat Documents and the Preliminary
Plan Approval, in hard copy and digital format acceptable to the BOCC; 2) copies of
instruments conveying real property and other interests which Owner is obligated to
convey to the Homeowner's Association of the Subdivision at the time of Final Plat
Approval; and 3) a Written Request for Final Release of LOC, in the form attached to and
incorporated herein as Exhibit E, along with Owner's Engineer's stamp and certificate of
final completion of improvements.
i. The BOCC shall authorize a final release of the LOC after the Subdivision
Improvements are certified as final to the BOCC by the Owner's
Engineer and said final certification is approved by the BOCC. If the
BOCC finds that the Subdivision Improvements are complete, in
accordance with the relevant specifications, the BOCC shall authorize
release of the final amount of security within ten (10) business days
following submission of the Owner's Written Request for Final Release
of LOC accompanied by the other documents required by this paragraph
3.h.
ii. Notwithstanding the foregoing, upon Owner's Written Request for Final
Release of LOC, accompanied by Owner's Engineer's certificate of final
completion of improvements, the BOCC may determine to inspect and
review the Subdivision Improvements certified as complete. If the
BOCC does so review and inspect, the process contained in paragraph
3.f., above, shall be followed.
iii. If the BOCC finds that the Subdivision Improvements are complete, in
accordance with the relevant specifications, the BOCC shall authorize
final release of security within ten (10) days after completion of such
investigation.
iv. If the BOCC finds that the Subdivision Improvements are not complete,
in accordance with the relevant specifications, the BOCC may complete
remaining Subdivision Improvements, or institute court action in
accordance with the process outlined in paragraph 3.g., above.
4. SECURITY FOR REVEGETATION (If Required). NOT APPLICABLE.
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5. WATER SUPPLY AND WASTEWATER/SEWER. As stated in paragraph 13, below, prior to issuance
by the BOCC of any certificates of occupancy for any residences or other habitable structures
constructed within the Subdivision, the owner of the habitable structure shall install, connect and
make operable a water supply and distribution system for potable water, fire protection and
irrigation water in accordance with approved plans and specifications. All easements necessary
for installation, operation, service and maintenance of such water supply and distribution
system(s) shall be as shown on the Final Plat. Wastewater and sewer collection shall be pursuant
to private systems on Lots or Tracts. Owner shall deposit with the Garfield County Clerk and
Recorder executed originals of the instruments of conveyance for easements appurtenant to the
water supply(s), for recordation following recording of the Final Plat and this SIA. All facilities and
equipment contained within the water supply system shall be transferred by Owner to the
Homeowner's Association of the Subdivision by bill of sale.
6. PRIVATE ROADS. All roads within the Subdivision shall be private roads owned by the
Homeowner's Association. On the Final Plat, Owner shall dedicate to all emergency service
providers easements for access throughout the Subdivision. The Homeowner's Association of the
Subdivision shall be solely responsible for the maintenance, repair and upkeep of said easements,
including the traveled surface of the roadways and portions of the rights-of-way outside of the
traveled surface. The BOCC shall not be obligated to maintain any road easements within the
Subdivision.
7. UTILITY EASEMENTS. Whether or not utility easements exist elsewhere in the Subdivision, all
roads within the Subdivision shall contain easements for installation and maintenance of utilities.
Public utility easements shall be dedicated by the Owner to the public utilities on the face of the
Final Plat, subject to the Garfield County Road and Right -of -Way Use Regulations, recorded as
Reception No. 643477, in the records of the Garfield County Clerk and Recorder, as amended. The
Homeowner's Association of the Subdivision shall be solely responsible for the maintenance,
repair and upkeep of said public utility easements, unless otherwise agreed to with the public
utility company(ies). The BOCC shall not be obligated for the maintenance, repair and upkeep of
any utility easement within the Subdivision. In the event a utility company, whether publicly or
privately owned, requires conveyance of the easements dedicated on the face of the Final Plat by
separate document, Owner shall execute and record the required conveyance documents.
8. CONVEYANCE OF OPEN SPACE. Not Applicable.
9. INDEMNITY. The Owner shall indemnify and hold the BOCC harmless and defend the BOCC from
all claims which may arise as a result of the Owner's installation of the Subdivision Improvements
and any other agreement or obligation of Owner, related to development of the Subdivision,
required pursuant to this SIA. The Owner, however, does not indemnify the BOCC for claims made
asserting that the standards imposed by the BOCC are improper or the cause of the injury
asserted, or from claims which may arise from the negligent acts or omissions of the BOCC or its
employees. The BOCC shall notify the Owner of receipt by the BOCC of a notice of claim or a
notice of intent to sue, and the BOCC shall afford the Owner the option of defending any such
claim or action. Failure to notify and provide such written option to the Owner shall extinguish
the BOCC's rights under this paragraph. Nothing in this paragraph shall be construed to constitute
a waiver of governmental immunity granted to the BOCC by Colorado statutes and case law.
10. ROAD IMPACT FEE. Road Impact Fees will be due at the time of building permit and will be
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assessed in relation to the square footage and type of dwelling unit or other structure that is
proposed.
11. FEES IN LIEU OF DEDICATION OF SCHOOL LAND. Owner shall make a cash deposit in lieu of
dedicating land to the RE -1 School District, calculated in accordance with the LUDC and the
requirements of state law. The Owner and the BOCC acknowledge and agree that the cash in lieu
payment for the Subdivision is calculated as follows: unimproved per acre market value of land,
based upon an appraisal submitted to the BOCC by Owner, i.e., $ ; and Land
dedication standard: single-family dwelling units x acres [ multi-
family dwelling units x acres] equals acres. The Owner, therefore, shall pay to
the Garfield County Treasurer, at or prior to the time of recording of the Final Plat,
($ ) as a payment in lieu of dedication of land to the
School District. Said fee shall be transferred by the BOCC to the school
district in accordance with the provisions of 30-28-133, C.R.S., as amended, and the LUDC. The
Owner agrees that it is obligated to pay the above -stated fee, accepts such obligations, and waives
any claim that Owner is not required to pay the cash in lieu of land dedication fee. The Owner
agrees that Owner will not claim, nor is Owner entitled to claim, subsequent to recording of the
Final Plat of the Subdivision, a reimbursement of the fee in lieu of land dedication to the RE -1
School District.
12. SALE OF LOTS. No lots, tracts, or parcels within the Subdivision may be separately conveyed prior
to recording of the Final Plat in the records of the Garfield County Clerk and Recorder.
13. BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY. As one remedy for breach of this SIA,
the BOCC may withhold issuance of building permits for any residence or other habitable structure
to be constructed within the Subdivision. Further, no building permit shall be issued unless the
Owner demonstrates to the satisfaction of the Carbondale Fire Protection District (District), if the
Fire District has so required, that there is adequate water available to the construction site for the
District's purposes. No certificates of occupancy shall issue for any habitable building or structure,
including residences, within the Subdivision until all Subdivision Improvements, except
revegetation and off-site improvements, have been completed and are operational as required
by this SIA.
14. CONSENT TO VACATE PLAT. In the event the Owner fails to comply with the terms of this SIA,
the BOCC shall have the ability to vacate the Final Plat as it pertains to any lots for which building
permits have not been issued. As to lots for which building permits have been issued, the Plat
shall not be vacated and shall remain valid. In such event, the Owner shall provide the BOCC a
plat, suitable for recording, showing the location by surveyed legal description of any portion of
the Final Plat so vacated by action of the BOCC. If such a Plat is not signed by the BOCC and
recorded, or if such Plat is not provided by the Owner, the BOCC may vacate the Final Plat, or
portions thereof, by resolution. It is specifically agreed that this paragraph 14 applies to the
Subdivision as a multi -phased project and, therefore, in the event the BOCC vacates the Final Plat
as to the Subdivision, subject of this SIA, the BOCC may also withhold approval of a proposed final
plat for a future phase, if Subdivision Improvements covered by this SIA are not completely
installed and operable.
15. ENFORCEMENT. Notwithstanding any other provision of this SIA to the contrary, the BOCC shall
not, except in the case of an emergency, exercise any right of enforcement or remedy, including
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drawing on any security, vacating the Final Plat, refusing to issue certificates of occupancy or
building permits, initiating litigation or any other right of enforcement or remedy, until the BOCC
has provided Owner a notice of default, a reasonable time to cure any identified deficiency(ies)
and opportunity to be heard at a public meeting to discuss the purported default, and the BOCC
shall make findings in writing concerning such default prior to commencing any action based on
such default. In addition to any rights provided by Colorado statute, the withholding of building
permits and certificates of occupancy, provided for in paragraph 13, above, the provisions for
release of security, detailed in paragraph 3, above, and the provisions for plat vacation, detailed
in paragraph 14, above, it is mutually agreed by the BOCC and the Owner, that the BOCC, without
making an election of remedies, and any purchaser of any lot within the Subdivision shall have
the authority to bring an action in the Garfield County District Court to compel enforcement of
this SIA. Nothing in this SIA, however, shall be interpreted to require the BOCC to bring an action
for enforcement or to withhold permits or certificates or to withdraw unused security or to vacate
the Final Plat or a portion thereof, nor shall this paragraph or any other provision of this SIA be
interpreted to permit the purchaser of a lot to file an action against the BOCC.
16. NOTICE BY RECORDATION. This SIA shall be recorded in the Office of the Garfield County Clerk
and Recorder and shall be a covenant running with title to all lots, tracts and parcels within the
Subdivision. Such recording shall constitute notice to prospective purchasers and other interested
persons as to the terms and provisions of this SIA.
17. SUCCESSORS AND ASSIGNS. The obligations and rights contained herein shall be binding upon
and inure to the benefit of the successors and assigns of the Owner and the BOCC.
18. CONTRACT ADMINISTRATION AND NOTICE PROVISIONS. The representatives of the Owner and
the BOCC, identified below, are authorized as contract administrators and notice recipients.
Notices required or permitted by this SIA shall be in writing and shall be effective upon the date
of delivery, or attempted delivery if delivery is refused. Delivery shall be made in person, by
certified return receipt requested U.S. Mail, receipted delivery service, addressed to the
authorized representatives of the BOCC and the Owner at the address set forth below:
Owner: Aspen Polo Partners LLP
c/o Marc Ganzi, Manager
mganzi@digitalbridgellc.com
w/copy to,
Joseph E. Edwards, III
Klein Cote Edwards Citron LLC
Aspen, CO 81611
Phone: (970) 925-8700
jee@kceclaw.com
BOCC:
Board of County Commissioners
of Garfield County, Colorado
c/o Community Development Director
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Phone: (970) 945-8212
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19. AMENDMENT AND SUBSTITUTION OF SECURITY. This SIA may be modified, but only in writing
signed by the parties hereto, as their interests then appear. Any such amendment, including, by
way of example, extension of the Completion Date, substitution of the form of security, or
approval of a change in the identity of the security provider/issuer, shall be considered by the
BOCC at a scheduled public meeting. If such an amendment includes a change in the identity of
the provider/issuer of security, due to a conveyance of the Subdivision by the Owner to a
successor in interest, Owner shall provide a copy of the recorded assignment document(s) to the
BOCC, along with the original security instrument. Notwithstanding the foregoing, the parties
may change the identification of notice recipients and contract administrators and the contact
information provided in paragraph 18, above, in accordance with the provisions of that paragraph
and without formal amendment of this SIA and without consideration at a BOCC meeting.
20. COUNTERPARTS. This SIA may be executed in counterparts, each of which shall be deemed an
original, and all of which, when taken together, shall be deemed one and the same instrument.
21. VENUE AND JURISDICTION. Venue and jurisdiction for any cause arising out of or related to this
SIA shall lie with the District Court of Garfield County, Colorado, and this SIA shall be construed
according to the laws of the State of Colorado.
IN WITNESS WHEREOF, the parties have signed this SIA to be effective upon the date of Final
Plat Approval for the Subdivision.
BOARD OF COUNTY COMMISSIONERS
ATTEST: OF GARFIELD COUNTY, COLORADO
Clerk to the Board
Date:
OWNER:
ASPEN POLO PARTNERS LLP
By:
(Name and Title)
Date:
STATE OF COLORADO )
)ss.
COUNTY OF GARFIELD )
By:
Chairman
Subscribed and sworn to before me by , an authorized representative of
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Aspen Polo Partners, LLP, Owner of the Subdivision, this day of , 2020.
WITNESS my hand and official seal.
My commission expires:
Notary Public
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