HomeMy WebLinkAboutStation SubdivisionII it 'I ii �i iil i ►ii II'i illli i' I I'I JI' I I 'll D S530 °
2023073924
12107/2023 01:59:32 PM 29 Page(s)
\ JEFFERSON COUNTY, Colorado
SUBDIVISION IMPROVEMENT AGREEMENT
THIS AGREEMENT made this V of OD(le N"&-z� 10 he
t t
,�(the
"Effective Date") by and between the CITY OF WHEAT RIDGE, COLORADO, a home
rule municipal corporation (the "City"), and 4600 Kipling, LLC, a Colorado limited liability
company, (the "Developer"), together referred to as the "Parties."
RECITALS
A. The Developer is the owner of certain real property located in the City of
Wheat Ridge, which is more particularly described in Exhibit A and made a part hereof
(the "Property"), commonly known as Station Subdivision.
B. On May 8, 2023, the City Council of the City of Wheat Ridge, after holding
all required public hearings, approved the final plat for the Property titled Station
Subdivision (the "Final Plat"). A copy of the Final Plat is attached hereto as Exhibit B
and incorporated herein.
C. The approvals cited above are contingent upon the express condition that
all duties created by this Agreement be faithfully performed by the Developer.
AGREEMENT
NOW, therefore, for and in consideration of the mutual promises and covenants
contained herein, the sufficiency of which are mutually acknowledged, the Parties
hereto agree as follows:
1. Purpose. The purpose of this Agreement is to set forth the terms,
conditions, and fees to be paid by the Developer upon subdivision of the Property. All
conditions contained herein are in addition to any and all requirements of the City of
Wheat Ridge Subdivision Ordinance and Zoning Ordinance, the City of Wheat Ridge
Charter, any and all state statutes, and any other sections of the City of Wheat Ridge
Municipal Code and are not intended to supersede any requirements contai ed therein.
2. Related City Agreements and Approvals. The Property will be subject to
future review and approval of site plan(s), civil construction documents, right-of-way
permit application(s), site work permit application(s), and building permit application(s).
Through such approvals, the City will review and approve the final design any
development and Public Improvements related thereto. This Agreement is based on
information available at the time of approval of the Final Plat and shall not constitute
approval of the Public Improvement designs.
The Property is subject to that certain Concept Plan titled "Concept Plan for
Kipling Street and 44th Avenue", commonly known as "441h and Kipling Concept Plan",
recorded with the Jefferson County Clerk and Recorder under reception number
2021048289. The Property is subject to that certain Declaration of Covenant and
Restriction recorded with the Jefferson County Clerk and Recorder under reception
number 2021048289 related to mixed use development and a limitation on drive
through uses.
3. Fees. The Developer hereby agrees to pay City Development Review
fees to the City for engineering, hydrological, surveying, legal, and other services
rendered in connection with the review of the subdivision of the Property.
4. Parkland dedication fee -in lieu. Fees in lieu of land dedication shall be
calculated pursuant to the formula in Section 26-413 and shall be paid at the time the
building permit for any future residential development is issued.
5. Title Policy. Prior to recording of the Final Plat, a title commitment for all
those portions of the Property, as well as any other interests in real property
(easements, etc.) to be reserved for public purposes or dedicated to the City shall be
provided to the City. The title commitment shall show that all such property is or shall
be, subsequent to the execution and recording of this Agreement, free and clear of all
liens and encumbrances (other than real estate taxes which are not yet due and
payable) which would make the dedication or reservation unacceptable as the City
determines in its reasonable discretion. The City, in its sole discretion, may accept any
dedication regardless of encumbrances. The title policy evidenced by the title
commitment shall be provided within thirty (30) days after the recording of th's
Agreement, in an amount equal to the fair market value of the property so dedicated or
reserved.
6. Breach by the Developer; the City's Remedies. In the event of a breach of
any of the terms and conditions of this Agreement by the Developer, the City may take
such action as permitted and/or authorized by law, this Agreement, or the ordinances
and Charter of the City as the City deems necessary to protect the public health, safety
and welfare; to protect lot buyers and builders; and to protect the citizens of the City
from hardship and undue risk. These remedies include, but are not limited to:
(a) The refusal to issue any building permit or certificate of occupancy;
(b) The revocation of any building permit previously issued under which
construction directly related to such building permit has not commenced,
except a building permit previously issued to a third party,
(c) A demand that the security given for the completion of the Public
Improvements be paid or honored, or
(d) Any other remedy available at law or in equity.
Unless necessary to protect the immediate health, safety and welfare of the City or to
protect the City's interest with regard to security given for the completion of f;ie Public
Improvements, the City shall provide the Developer thirty (30) days written notice of its
intent to take any action under this paragraph during which thirty (30) day period the
Developer may cure the breach described in the notice.
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7. Installation of Public and On -Site Improvements. All storm sewer lines,
drainage structures, paved streets, curb, gutter, sidewalk, amenity zones, street and
pedestrian lighting, shared access drives, the undergrounding of all overhead utilities,
and necessary appurtenances as shown on the subdivision plat and the associated
construction documents (the "Improvements") as approved by the City's Community
Development Director or designee ("Director"), shall be installed and completed at the
expense of the Developer within the timeframes set forth in Section 11 of this
Agreement and as outlined in Exhibit C. Improvements shall consist of two categories:
1) "Public Improvements" which refers to all improvements within the City of Wheat
Ridge Right -of -Way (and for the purposes of this project the following: water and
sanitation lines as shown on the approved construction documents within the Right -of -
Way and on private property, all stormwater and water detention infrastructure shown
on the approved construction documents) and 2) "On -Site Improvements" which refers
to all other infrastructure improvements being made on private property (not in the
Right -of -Way or otherwise accepted by the City). The On -Site Improvements may also
be referred to as private improvements. The Public Improvements shall be substantially
complete, with only such exceptions as shall be approved in advance by the Director in
the exercise of his or her sole discretion, prior to the issuance of any Certificate of
Occupancy on the Property. On -Site Improvements shall be substantially complete, with
only such exceptions as shall be approved in advance by the Director in the exercise of
his or her sole discretion, based on the phasing plan outlined in Exhibit C.
The itemized costs of the Improvements required by this Agreement and shown
on the construction documents approved by the Director are set forth on Exhibit D, with
one itemized list for Public Improvements and another itemized list for On -Site
Improvements. All Public Improvements covered by this Agreement shall be made in
accordance with the construction documents drawn according to regulations and
construction standards for such improvement and approved by the Director. It is
understood by the Parties that the description of the Public Improvements may be
general in nature, and that reasonable modifications of the scope, nature, costs, and
similar aspects of the Public Improvements may be necessary to secure final approval
of the Public Improvements. The quantities and locations for the Public Improvements
are based on information that was available at the time of approval of the Final Plat.
Additional Public Improvements may be required, and Developer shall be responsible
for submitting construction documents for review of all Public Improvements and/or
revisions to the Final Plat approved by the City.
Construction in the City Right -of -Way shall be limited to the hours of 7:00 a.m. to
5:00 p.m. Monday through Friday. The Developer may request to perform work in the
Right -of -Way outside of these days and/or times, subject to approval from the Public
Works Department, and the Developer shall be liable for any overtime payments
required by the inspector (per Section 21-53a of the City Code). Section 21-60(5) of the
City Code limits work during rush hour on collector and arterial streets, which includes
Kipling Street and W. 44th Avenue, for the purposes of this project. Any obstruction of
Kipling Street and W. 441h Avenue for construction -related purposes (including but not
limited to deliveries to the Property) shall be subject to the same regulations applying to
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construction in the Right -of -Way. Kipling Street construction is also subject to approval
by CDOT.
Any construction activity on site, including construction of homes, driveways,
retaining walls, or demolition, and installation of landscaping, shall be limited to the
hours of 7:00 a.m. to 7:00 p.m., per section 5-46 of the City Code.
All Public Improvements and On -Site Improvements are subject to the City's
review and approval of Right -of -Way, Stormwater Management, Site Work, and Building
permits, which may be subject to conditions related to adequate provisions for
contractor parking, traffic management, and erosion and dust control.
8. Warranty of Public Improvements. The Developer shall warrant any and
all Public Improvements which are conveyed to the City pursuant to this Agreement for
a period of two (2) years from the date the Director certifies that the same conforms to
the specifications approved by the City (the "Warranty Period"). Specifically, but not by
way of limitation, the Developer shall warrant the following:
(a) That the title conveyed shall be marketable and its transfer rightful;
(b) Any and all Public Improvements conveyed shall be free from any security
interest or other lien or encumbrance; and
(c) Any and all Public Improvements so conveyed shall be free of defects in
materials or workmanship for a period of two (2) years as stated above;
and
(d) To the degree the Developer is required to install and maintain
landscaping on public or private property, it is the obligation of Developer
and its successors and assigns, to maintain the required landscaping in
perpetuity.
The City will finally accept for maintenance all Public Improvements, exclusive of
landscaping materials, after the two-year Warranty Period has expired provided all
warranty work has been completed. The City shall accept for snow removal purposes
only, all dedicated public streets after the City issues the first certificate of occupancy.
9. Reserved.
10. Observation, Inspection and Testing. The City shall have the right to
require reasonable engineering observations and testing at the Developer's expense.
Observation and testing, acquiescence in, or approval by any engineering inspector of
the construction of physical facilities at any particular time shall not constitute the
approval by the City of any portion of the construction of such Public Improvements.
Such approval shall be made by the City, only after completion of construction and in
the manner hereinafter set forth.
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The Director is designated by the City to exercise authority on its behalf under
this Agreement and to see that this Agreement is performed according to its terms.
Work under this Agreement may, without cost or claim against the City, be suspended
by the Director for substantial cause.
The Director shall, within a reasonable time after presentation, make decisions in
writing on all claims of Developer and on all other matters relating to the execution and
progress of the work or the interpretation of this Agreement, the master plan and
specifications. All such decisions of the Director shall be final.
The Director shall make all determinations of amounts and quantities of work
performed hereunder. To assist them in this work Developer shall make available for
inspection any records kept by Developer.
The Director and their authorized representatives shall have free access to the
work at all times, and Developer shall furnish them with facilities for ascertaining
whether the work being performed, or the work which has been completed, is in
accordance with the requirements of the Agreement.
The Director will make periodic observations of construction (sometirr es
commonly referred to as "supervision"). The purpose of these observations and
construction checking is to determine the progress of the work and to see if the work is
being performed in accordance with the plans and specifications. He will in no way be
responsible for how the work is performed, safety in, on, or about the job site, methods
of performance, or timeliness in the performance of the work.
Inspectors may be appointed to inspect materials used and work done.
Inspections may extend to all or any part of the work and to the preparation or
manufacture of the materials to be used. The inspectors will not be authorized to alter
the provisions of this Agreement or any specifications or to act as foreman for
Developer. The Inspector will have authority to reject defective materials and to
suspend any work that is being done improperly, subject to the final decision of the
Director.
11. Completion of Improvements. The obligations of the Developer provided
for in Section 7 of this Agreement and Exhibits C and D, including the inspections
hereof, shall be performed on or before October 30, 2025, and proper application for
acceptance of the Public Improvements shall be made on or before such date. Upon
completion of construction by the Developer of such Improvements, the Director, shall
inspect the Improvements and certify with specificity its conformity or lack thff reof to the
City's specifications. The Developer shall make all corrections necessary to bring the
Improvements into conformity with the City's specifications. Once approved by the
Director, the City shall accept said Improvements upon conveyance; provided, however,
the City shall not be obligated to accept the Public Improvements until the actual costs
described in this Agreement are paid in full by the Developer.
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12. Deferred Installation of Landscaping and Financial Guarantee. If a
Certificate of Occupancy is requested prior to completion of landscaping and irrigation,
an escrow account shall be accepted for the completion of necessary landscaping and
irrigation. Said financial guarantee shall be in the amount of one hundred and twenty
five percent (125%) of the cost of installation. Escrows shall not be released until all
planting and finish materials shown on the approved landscape plan are installed and
accepted and the irrigation is installed and functional. The amount of the escrow shall
be based on an itemized cost estimate for required landscaping and irrigation. The
itemized cost for required landscaping and irrigation shall be accepted at the discretion
of the Community Development Director prior to acceptance of the escrow account.
Should the required landscaping not be properly installed upon the expiration of the
escrow account, the City reserves the right to use such funds to have the required
landscaping placed upon the subject premises. Any costs reasonably incurred by the
City in excess of the funds provided by the escrow shall be recovered by the City
through normal lien proceedings.
13. Protection. Developer, at its expense, shall continuously maintain
adequate protection of all Improvements from damage prior to acceptance by the City
and shall protect the City's property from injury and loss arising in connection with this
Agreement. Developer shall make good any such damage, injury or loss except such
as may be caused directly by authorized agents or employees of the City. Developer
shall adequately protect adjacent property and shall provide and maintain all
passageways, guard fences, lights and other facilities for protection required by public
authority or local conditions.
Developer shall be responsible for damage to any public and private property on
and adjacent to the site of Developer's Improvements caused by negligent or willful acts
of Developer, its agents or subcontractors. Developer shall take all reasonable effort
necessary to prevent damage to pipes, conduits, and other underground structures and
to overhead wires, and to water quality. Developer shall protect carefully from
disturbance or damage all land monuments and property marks until an authorized
agent of the City has witnessed or otherwise referenced their location, and shall not
remove them until directed. When any direct or indirect damage or injury is hone to
public or private property by or on account of any act, omission, neglect or misconduct
in the construction of Improvements, or in consequence of the non -execution thereof on
his or her part, such damaged property shall be restored by Developer at its own
expense to a condition similar or equal to that existing before such damage or injury.
Developer shall at all times, whether or not so specifically directed by the
Director, take necessary precautions to insure the protection of the public. Developer
shall furnish, erect and maintain, at its own expense, all necessary barricades, suitable
and sufficient red lights, construction signs, provide a sufficient number of watchmen,
and take all necessary precautions for the protection of the work and safety of the public
through or around the Property's construction operations as Developer and the Director
shall deem reasonably necessary.
14. Related Costs - Improvements. The Developer shall provide all necessary
engineering designs, surveys, field surveys, testing and incidental services related to
the construction of the Improvements at its sole cost and expense, including final
drainage study letter certified accurate by a professional engineer registered in the
State of Colorado.
15. Improvements to be the Property of the City. All Public Improvements for
roads, concrete curb and gutters, public storm sewers and public drainage
improvements accepted by the City shall be dedicated to the City and warranted for a
period of twenty-four (24) months following acceptance by the City, as provided above.
16. Performance Guarantee for Public Improvements. In order to secure the
construction and installation of the Public Improvements the Developer shall, within
ninety (90) days after the execution of this Agreement, furnish the City, at the
Developer's expense, with the Performance Guarantee described herein.
The Performance Guarantee provided by the Developer shall be in the form of an
irrevocable letter of credit in which the City is designated as beneficiary, for one
hundred twenty-five percent (125%) of the estimated costs of the Public Improvements
to be constructed and installed as set forth in Section 1.0 of Exhibit D, if applicable to
secure the performance and completion of the Public Improvements as required by
Section 26-418 Security for Required Improvements, of the Wheat Ridge Subdivision
Regulations.
The Developer agrees that approval of this Agreement by the City is : untingent
upon the Developer's provision of an irrevocable letter of credit to the City within ninety
(90) days of the execution of this Agreement in the amount and form provided herein.
Failure of the Developer to provide an irrevocable letter of credit to the City in the
manner provided herein shall negate the City's approval of this Agreement. Letters of
credit shall be substantially in the form and content set forth in Exhibit E, if applicable,
and shall be subject to the review and approval of the City Attomey. The Developer
shall not start any construction of any public or private improvement on the Property
including, but not limited to, staking, earthwork, overlot grading or the erection of any
structure, temporary or otherwise, until the City has received and approved the
irrevocable letter of credit. Notwithstanding the foregoing, the Developer may obtain the
appropriate permits and commence demolition and/or remediation of the Property prior
to the City's receipt and approval of the irrevocable letter of credit.
The estimated costs of the Public Improvements shall be a figure mutually
agreed upon by the Developer and the Director, as set forth in Exhibit D if applicable.
If, however, they are unable to agree, the Director's estimate shall govern after giving
consideration to information provided by the Developer including, but not limited to,
construction contracts and engineering estimates. The purpose of the cost estimate is
solely to determine the amount of security. No representations are made as to the
accuracy of these estimates, and the Developer agrees to pay the actual cons of all
such Public Improvements.
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The estimated costs of the Public Improvements may increase in the future.
Accordingly, the City reserves the right to review and adjust the cost estimate on an
annual basis. If the City adjusts the cost estimate for the Public Improvements, the City
shall give written notice to the Developer. The Developer shall, within thirty (30) days
after receipt of said written notice, provide the City with a new or amended letter of
credit in the amount of the adjusted cost estimates. If the Developer refuses or fails to
so provide the City with a new or amended letter of credit, the City may exercise the
remedies provided for in this Agreement; provided, however, that prior to increasing the
amount of additional security required, the City shall give credit to the Developer for all
required Public Improvements which have actually been completed so that the amount
of security required at all time shall relate to the cost of required Public Improvements
not yet constructed.
In the event the Public Improvements are not constructed or completed within the
period of time specified by Section 11 of this Agreement or a written extension of time
mutually agreed upon by the Parties to this Agreement, the City may draw on the letter
of credit to complete the Public Improvements called for in this Agreement. In the event
the letter of credit is to expire within fourteen (14) calendar days and the Developer has
not yet provided a satisfactory replacement, the City may draw on the letter of credit and
either hold such funds as security for performance of this Agreement or spend such
funds to finish Public Improvements or correct problems with the Public Improvements
as the City deems appropriate.
Upon completion of performance of such improvements, conditions and
requirements within the required time, the Developer shall issue an irrevocable letter of
credit to the City in the amount of twenty-five percent (25%) of the total cost of
construction and installation of the Public Improvements (including the cost of
landscaping), to be held by the City during the Warranty Period. If the Public
Improvements are not completed within the required time, the monies may be used to
complete the improvements. If the Public Improvements require repair or replacement
during the Warranty Period and the Developer fails to complete said repairs or
replacement prior to the end of the Warranty Period, the City may draw on the letter of
credit to make required repairs or replacements to the Improvements.
17. Indemnification. The Developer shall indemnify and hold harmless the
City and its officers, employees, agents or servants from any and all suits, actions, and
claims of every nature and description caused by, arising from or on account of this
Agreement any act or omission of the Developer, or of any other person or entity for
whose act or omission the Developer is liable, with respect to the Improvements; and
the Developer shall pay any and all judgments rendered against the City as a result of
any suit, action, or claim, together with all reasonable expenses and attorney's fees and
costs incurred by the City in defending any such suit, action or claim.
The Developer shall pay all property taxes due on any portion of the Property
dedicated to the City and shall indemnify and hold harmless the City for any property tax
liability in connection therewith.
(I
18. Waiver of Defects. In executing this Agreement, the Developer waives all
objections it may have concerning defects, if any, in the formalities whereby it is
executed, or concerning the power of the City to impose conditions on the Developer as
set forth herein, and concerning the procedure, substance, and form of the ordinances
or resolutions adopting this Agreement.
19. Third Party Beneficiaries. There are and shall be no third party
beneficiaries to this Agreement.
20. Modifications. This instrument embodies the whole agreement of the
Parties. There are no promises, terms, conditions, or obligations other thar those
contained herein; and this Agreement shall supersede all previous communications,
representations, or agreements, either verbal or written, between the Parties. There
shall be no modification of this Agreement except in writing, executed with the same
formalities as this instrument. Subject to the conditions precedent herein, this
Agreement may be enforced in any court of competent jurisdiction.
21. Release of Liability. It is expressly understood that the City cannot be
legally bound by the representations of any of its agents or their designees except in
accordance with the City of Wheat Ridge Code of Ordinances and the laws of the State
of Colorado.
22. Captions. The captions to this Agreement are inserted only for the
purpose of convenient reference and in no way define, limit, or prescribe the scope or
intent of this Agreement or any part thereof.
23. Binding Effect. This Agreement shall be binding upon and inure to the
benefit of the Parties hereto and their respective heirs, successors, and assigns as the
case may be.
24. No Waiver. No waiver of any of the provisions of this Agreement shall be
deemed or constitute a waiver of any other provisions herein, nor shall such waiver
constitute a continuing waiver unless otherwise expressly provided, nor shall the waiver
of any default hereunder be deemed a waiver of any subsequent default hereunder.
25. Invalid Provision. If any provision of this Agreement shall be determined
to be void by any court of competent jurisdiction, then such determination shall not
affect any other provision hereof, all of the other provisions shall remain in full force and
effect. It is the intention of the Parties that if any provision of this Agreement is capable
of two constructions, one of which would render the provision void, and the other which
would render the provision valid, then the provision shall have the meaning which
renders it valid.
26. Governing Law. The laws of the State of Colorado shall govern the
validity, performance and enforcement of this Agreement. Should either party institute
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legal suit or action for enforcement of any obligation contained herein, venue of such
suit or action shall be in Jefferson County, Colorado.
27. Attorneys Fees. Should this Agreement become the subject of litigation to
resolve a claim of default of performance or payment by the Developer and a court of
competent jurisdiction finds in favor of the City, the Developer shall pay the City's
attorney's fees and court costs.
28. Notice. All notices required under this Agreement shall be in writing and
shall be hand delivered or sent by registered or certified mail, return receipt requested,
postage prepaid, to the addresses of the Parties herein set forth. All notices so given
shall be considered effective seventy-two (72) hours after deposit in the United States
mail with the proper address as set forth below. Either Party by notice so given may
change the address to which future notices shall be sent.
Notice to Developer: �l 00 /,�V i!hL.lx
Z I N Scp w l vela 3 39
Notice to City: Community Development Director
7500 West 29th Avenue
Wheat Ridge, CO 80033
City Attorney
7500 West 29th Avenue
Wheat Ridge, CO 80033
29. Force Maieure. Whenever the Developer is required to complete the
construction, repair, or replacement of Public Improvements by an agreed deadline, the
Developer shall be entitled to an extension of time equal to a delay in completing the
foregoing due to unforeseeable causes beyond the control and without the fault or
negligence of the Developer including, but not restricted to, acts of God, weather, fires
and strikes.
30. Assignment or Assignments. There shall be no transfer or assignment of
any of the rights or obligations of the Developer under this Agreement without the prior
written approval of the City.
31. Recording of Agreement. This Agreement shall be recorded in the real
estate records of Jefferson County and shall be a covenant running with the Property in
order to put prospective purchases or other interested parties on notice as to the terms
and provisions hereof.
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32. Title and Authority. The Developer expressly warrants and represents to
the City that it is the record owner of the property constituting the Property and further
represents and warrants, together with the undersigned individual(s) that the
undersigned individual(s) has or have full power and authority to enter into this
Subdivision Improvement Agreement. The Developer and the undersigned individual(s)
understand that the City is relying on such representations and warranties in entering
into this Agreement.
WHEREFORE, the Parties hereto have executed this Agreement on the day and
year first above written.
[Remainder of Page Intentionally Left Blank]
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ATTEST: 4
Stev r patrick, City Clerk
CITY OF WHEAT RIDGE, COLORADO
B,V
:
y j ��
Bud Starker, Mayor
12
DEVELOPER
4600 Kipling, LLC
By:
Name: Pi6�6-r-�
Title: Wilt
STATE OF COLORADO
SS.
COUNTY OF
The foregoing instrument was acknod(rledged before me this day of
(SEAL)
20 , by
of
Witness my hand and official seal.
My commission expires:
Notary Public
, as
13
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County oflCY��t-t:� )
On r��►�1)- -� before me, IvA
(insert name and title of the officer)
personally appeared ?\ Gk(j--- J �,d)jLk-
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
WITNESS my hand and official seal.
Signature
(Seal)
�\ A.J.CASCADDEN
_ /,,;`€°""" - Notary Public • California
.; Los Angeles Ceunty
Commission z 2s6092<
�N. Cc,rT. Expires !_I 1C.
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EXHIBIT A
Legal Description of Developer Property
STATION SUBDIVISION, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON,
STATE OF COLORADO
14
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EXHIBIT B
Final Plat
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EXHIBIT C
Phasing Plan for Public Improvements and On -Site Improvements
The Public and On -Site improvements for the property shall be installed as outlined
below. Future SIAs shall be required for each Block to specify requirements unique to
each Block and proposed development, including additional requirements for receiving
Certificates of Occupancy (C.O.).
Public Improvements:
As provided in Section 11, all Public Improvements shall be completed by October 30,
2025, but may be completed in phases as outlined below:
Phasing for permit issuance:
Prior to the issuance of vertical building permits in Block 2, paved access adequate for
Arvada Fire and inspector access shall be installed within the Jellison Street and W. 45th
Place ROW. See On -Site Improvements for additional requirements needed prior to
issuance of vertical building permits. Lighting, landscaping, sidewalks, and top lift shall
not be required prior to issuance of vertical building permits.
Prior to the issuance of vertical building permits in Block 1, paved access adequate for
Arvada Fire and inspector access shall be installed within the W. 45th Place ROW.
Other than the requirements above, vertical building permits for either Block may be
issued prior to the completion of Public Improvements, including all of those along the
Kipling Street and W. 44th Avenue frontages.
Phasinq for C.O. issuance:
All Public Improvements shall be completed prior to the first Certificate of Occupancy in
either Block. This includes all right-of-way improvements for both Blocks including top
lift of W. 45th Place and Jellison Street; curb, gutter, sidewalks, lighting, fixtures,
signage, striping, landscaping, an irrigation on all Public Streets (45th Place, Jellison,
Kipling, and 44th Avenue); all utilities in ROW and any necessary on -site utilities
including water and sanitation mains. This shall include the off -site sidewalk connection
on the north side of the site along Kipling Street to the sidewalk adjacent to 4700 Kipling
Street to ensure a continuous sidewalk; this requirement shall apply if the City and
Developer are able to secure the ability to construct the improvements within/along
4700 Kipling Street. Until such time that the ability to construct is secured, the sidewalk
shall terminate at the northern property line.
Finalization of the land transfer for the CDOT Right -of -Way in Kipling Street (portion of
Tract B) shall be completed prior to the first C.O. in either block.
All water detention facilities including the underground detention facilities and all
stormwater improvements shall be completed prior to the first C.O. for any of the
developments being served by those stormwater improvements.
16
On -Site Improvements:
Prior to issuance of vertical building permits for anticipated development in Block 2, a
future subdivision improvement agreement shall be required for Block 2 to specify the
installation, timing and sequence of on -site drive aisles sufficient for fire department and
building inspector access. A replat shall be required for Block 2 to dedicate appropriate
access and emergency access easements, utility easements, water detention
easements, and the appropriate right-of-way for the RTD bus stop on Kipling Street.
Prior to issuance of the first vertical building permit for Block 1, the on -site drive aisle
along the eastern boundary of Block 1 as shown in the Concept Plan shall be installed
to allow sufficient paved access for Arvada Fire and building inspectors; ligh"L-ing,
landscaping, top lift, and sidewalks are not required to be installed prior to issuance of
vertical permits for Block 1. Additional access may be required by Arvada Fire prior to
issuance of vertical permits for Block 1. A future subdivision improvement agreement
shall be required for Block 1 prior to issuance of permits for Block 1. A replat shall be
required for Block 1 to dedicate appropriate access and emergency access easements
(including for the on -site drive aisle along the eastern boundary), utility easements,
water detention easements, and to create individual lots for each development site as
necessary.
Notes on Permit Issuance for Block 2 (also shall be included in future SIA for
Block 2 replat):
• A Site Work Permit for horizontal construction in Block 2 may be issued upon
approval of civil construction drawings (CDs), construction control plan (CDs),
stormwater management plan (SWMP), submittal of the required Letter of Credit
for the Public Improvements, and payment of the required City use tax.
• Foundation -only building permits may be issued for all buildings in Block 2 upon
submittal of separate foundation -only permit applications and plans to the City
and appropriate plan review, permit, and use tax fees paid. These permits may
be issued prior to completion of the required paved access in order to allow
concurrent construction and pouring of concrete.
• Vertical building permits (which will allow combustible vertical construction) shall
only be issued for buildings in Block 2 after all required paved Public and On -Site
access is completed per the requirements in the Public and On -Site
improvements sections. In addition, the following shall be completed prior to
issuance of vertical building permits:
o All applicable foundation inspections have been conducted by the City and
the foundations have passed inspections.
o Installation of water mains and activations of the appropriate fire hydrants
for the respective phase, with written acknowledgement from the water
and/or fire districts.
Exception to the above requirements:
17
ai
US
• Installation of landscaping, street trees, and irrigation is not required prior to
Certificate of Occupancy of issuance of C.O. occurs outside of the planting
season, generally October to June. Refer to Section 12 of this Agreement.
IN
EXHIBIT D
Section 1, 0 — Cost Estimate for Public Improvements
(see attached)
19
STATION at Wheat Ridge
Engineers Estimate of Probable Cost
Public Improvement Cost Estimate
Prepared by: Point Consulting, LLC
Date: November 20, 2023
SITEWORK
Quantity Unit
Unit Cost
;Current OPC
Temporary Site Items
j
- -----------------------------------------------------------------------------------------------------*--------------
Const action Fencing around site, pond, building etc.
;
- ;L.F.
;
-
$2 50
-------
-- ----- ----
$0
------ - -
�raveTlay mown aridsfagirig"areas
;
-
t ;Lump Sum ;
--
$15,000.00
;
-
$15,000
0
u - o a emporary bite items
$15,000
Demolition of Natural Features
--------------------------------------------------------------------------------------------------------------------f------------------F----------------F-------------------i----------------------
Site Gear, grub and preparation (6" and smaller trees) 1_28 `AC
$21500.00
$3.200
emovaTbflarge stumps andiBTiri voids �S" aridTa�ge"r ifiameief sfumpsj
;
4 ;EACH
;
$2,000.00
;
$8,000
bub-total uemolition o aura ea ures1
$11,200
Site Preparation/Demolition
-----------------
-----
-----------------------------------------------------------------------------------------------------------------
Demo existing wet utilities (Water) ------------------------------------------
125 L F
-$15 00----�---------
875
Demo existing paving
------------------------------------------------------------------------------------------------------------
1
1,626 1S.Y.
-----------
1
$25.00
;
$40,650
------------------ -----
Demo existing curb and gutter
- -
4---
1,615 ;L.F.
•---------------
+------------
-
--
------ i--------------------
$12.00 $19,380
Removal of Inlet / Manholes (Sizes based on cy quantities)
;
4 EACH
1
$2,000.00
1
-
$8,000
-------- ---- ----+- --------------F-------------+----------------
SidewalkTfe F�replDemb 900 ;S.Y.
-i------------------- --
$45.00 $40,500
Sub -total i e rep emo i ion
1
$110,405
Earthwork
-----------------------------------------------------------------------------------------------------------------------------------------------------1-------------------•--------------------
Remove top soils (6" Assumption)
1
980 1CY
;
$15.00
;
$14,700
------------- - - - --- --+- -- -----------t-----------------------------------i ---------
Proof roll site (Roadway Sections) ; 57,000 ;SF T $1 00
------------------- ----------------------------------------------
-- -
$57.000_
Bank dirt cut and reuse on site
228 ICY
$10 00
$2 280
-
- - - - - - - - - - - - - ------+- -------- + -------- --t----- --------i --------------
Off site Import from Borrow Pit (Operations performed by Earth Contractor) 2,520 ,CY $30 00 $75,600_
�uT and F1f12ofat;on TorF;nisfi Grade
- 300 ;CY
i
$6.00
$1,800
Sub -total a wor
$151,380
Erosion and Sediment Control
-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Erosion control temporary silt fencing
1,500 ;L.F-
$215
$3,225
Erosion control silt fence inlet protection
;
6 ;EACH
;
$500.00
;
$3_000-
-
- - - - r-----------------------'
Truck exit wash down area as need and/or I$10,000.00
------------------------------------------ -
$0
Temporary truck wash out pit
---
;
---- • --------T--- ---------------------
;EACH
;
$7,500.00
;
-------
$0
------------------------------------------------
ermanent Seeding arid-�fabiliiation
`
- - 1-----------y
12.15 ;AC
--------------
$2,200.00
-------
$26,730
Yg,735
Sub -total Erosion an a ;men on ro
$32,955
Storm Drainage
Storm Sewer
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
15 inch dia. RCP Pipe
13 ;L.F.
$245.--
------------
$3,185
18 inch dia. RCP
640ALF.
;
$152 00
;
$97,280
-Pipe - -
- ----- -
24 inch dia. RCP Pipe
----------------------------------------------------------------------------------------------------------
-
732 ;L.F.
$185.00
$135,420
30 inch dia. RCP Pipe
-4`--
------------------------------------------------------------------------------------------------------------------1---------------I' ----- S $200.00-'
-
$ 28.800
Drainage Structures
Pre Cast Structures (includes excavation, backfill and compaction)
-
------------•------------------ ---------------
Wheat Ridge Curb Inlet _ Single ; 8 'EACH
-^------------------------------------------
;
$7,500.00
;
$60,000
Wheat Ridge Curb Inlet: Triple
- +-------------------------------t------------------i--------------------
3 ;EACH
;
$10,600.00 ;
$31,800
-
CDOT Type R Inlet_ 10 Foot
------------------------------- --------------------------------------------------------------
; 17EACH 1 $14,500 00 $14,500
+--------- -+---------------
-------
24" Storm End Cap 1 ;EACH
- -
+-------------
;
-----
$4,000.00
- --
i-----------
---------------------
----------
$4,000
48" Manholes
;
3 !EACH
;
$7,500.00
1
$22,500
-----------------------------------------------------------------------------------------------------------------+------------------I•---------------+-------------------i---------------------
60" Manholes
5 ;EACH
$10,000.00
$50,000
72" Manholes
;
1 !EACH
;
$15,000.00
;
$15,000
-----------------------------------------------------------------------------------------------------------------+------------------I•---------------+------------------i---------------------
48" Water Quality Manhole
1 ;EACH
;
$14,000.00
;
$14,000
_
nde�gfoundUefenfion Sytem (ATiFeafures ar dTiuct iies7ricT�
---------------------t---------
;
5.'U -----------------�-------------------1-------
59,000CF
$12.00
--------------
$708,000
Sub -total orm Drainage
$1,184,485
a41
Landscaping
Trees Small
- --------------------------------------------------------------------------------
-- -
-- 19yEACH
I $550.00 I
$10.450
Trees Large
29 ;EACH
1 $800 00 1
$23,200
--_---------- ----- ---------------- - - - -
Shrubs/Plants _ _ _ - - _ _ - -319?EACH
- - ---------------
- -_
I $55.00 1
$17,545
Green Area sod�top sails etc_-------------------------------------------------------------------- t - -5,796 SF ---------T----
- - - - - -
-- -- -----a------ 592-
Green Area seeding_ top soils etc.
;
9,365 ISF
1 $1.50 1
--
$14,048
_ _ - _ _ -- - - _ -- '--------- ------t----------- t---- ------- -----'-------------------
Green Area shrub mulching top soils etc 8,857 ;SF $1_75-
$15,500-
Landscape Area mulching top soils etc.$824
Bench fumishin�s - - - - - - - - - - 7 !EACH
- - - T - -
1 $1 500 00 $101500
T--=- - a
Trash recepticle furnishing
7 :EACH
-
1 $800.00 1
- -
$5,600
_-------- _--- _--- _ ------- _--------------------- __ -------t---------------t--------------
Site lighting pedestrian
33 ;EACH
---------------i--------------------
$7,500.00 $247,500
Site lighting street _ - - - - - - -
- I
19?EACH
`-------
1 $g,000.00 1
$171,000
- -
Elecirical Service Installation
- - - - - - - - -
- --
2 :EACH
-----
$10 000.00 1 $20,000
rogation system
I
24,842 ISF
: $2.00
$49 684
Sub -total Landscaping
$597,442
UTILITIES
Water Service
- - - - - - - - - - - - - - - - -
6 DI - -
- - - - - - - - - - -
- - + -
-
- - - -------------T---
- 9�?� F -
-
- - - ------------------
00 1
$11,880
12" DI
- -- -------------------------------------------------------------------------------
- -
10 lL.F.
-$132
- 1-------------------
$250.00
$2,500
_7
12" C-900 PVC
; _
- - -
- 2.040?L F
T $126. 0 -
I $-26.00 I
$257,040
$257,040
-
Ta valve, valve box, i e/fittin sand mainline tee 1 35 EACH
- e - - - - - p P---- _q------- ------e tee -------- ------- -------- - --- ----------------- ----
-
1 $1 200.00 $42,000
-° - � - - -
Fire Hydrant 6" includes fire hydrant, valve, valve box, pipe/fittings and mainline tee
;
5 :EACH
1 $9,750.00 1
$48.750
12" Gate Valve with valve box
13 ,EACH
I $,00.00
$15,00
mga-fionWaterNfeie"r-- --- ---
-- ______
I
2'IEACI-I
I $7,500.00 I
$15,000
u - o a a er ervlce
$413,570
Sanitary Sewer
8" PVC-SDR35
- - - - - ----------------------------------------------------------------------------
Manhole P.C. cover
1 1,4791L.F.
{ - - - +-- --- ------+-
1 $13700 1
- -=-
$202,623
with ______________1____________81EACH-
- - - -- -
1 $7,000_00 J
corinectiiri sariiCa sewer
1 'EACH
____$56,000-
$4,500.00 1
$4,500
Sub -total Sanitary Sewer
$263,123
PAVING AND PARKING LOT
PAVING
Regular duty asphalt (6" AC)
780 !TON
! -
$105.00
$81,900
- - - - - - - - - - - - - - - - - - - -
Heavy duty asphalt19__AC)__------------ - _ _ - - -
-------T---------
- -- --------
- 7 -
1,700 TON
--- --
--T---- - - -
$105.00 $178,500
Aggregate Base Course (ABC)- - -
- ---- ------------------------------------
- - i _
1.850 !TON -
! $50.00 j
$92.500
------------
-ncrete Median
Concrete Median $22,500-
- -- - -
Sidewalks
!
2,5301S.Y.
! $82.00
$207,460
- - - ------------------------------------------------------------------------------
Si�na�e
+------- -
1?L.S________-T
$97,650.00 $97,650
Traffic Control
!
1 lL.S.
! $83,000.00 !
$83,000
Drivecut _----------___-
------------------------------------------------------------------------------
--- 1_ _ 1.300ySF -
-
-L---$---------1___
$15.600
Porkchop
!
3 !EACH
! $3,600.00 1
$10,800
- f - --
ConcreteCrosspan- _ --2.100FSF -
7 $15.00
-
$31.500�
ADA Ramps
!
12 :EACH
! $2,000.00 1
$24,000
�6- eiid-guli4Fuliiic F- -------------------------------------------- ---------------------------
+-------3,
--
,250?LF.----------
- - - -
$31.00 1
- - -
$100,750
Sub -total Paving and Flanking Lot
$946,160
vublic improvements Un-bite Uonstruction Staking
Construction Staking
1 Lump Sum 1 $30,000.00
$30,000
Sub -total Public Improvements n- l e Construction b a Ing
$30,000
3,755,720
6%
$225,343
$3,981,063
25 %
$995,266
4,976,329
Approved
City of Wheat Ritlge -Community Development Engineering Division
Rocky Macsalka, Development Review
1112012023
Section 2. D — Cost Estimate for On -Site Improvements
STATION at Wheat Ridge
Engineers Estimate of Probable Cost
Private Improvement Cost Estimate
Prepared by: Point Consulting, LLC
Date: November 20. 2023
SITEWORK
Quantity
Unit Unit Cost 1Current OPC
Temporary Site Items
-- --"--'"-"'"-"----"-"------'---"-"---------------"-----""-"-""-"---'""---"--"r-"______------f-"'"'-"'"--"-----
Construction Fencing around site, pond, building etc 4,100 ILF $2.50 $10,250
Gr°a"vefTay Sow"ri aiid-sfagiiig area<�'���--�--`--------'-----"-""-"-�-"-----""---""---"--""--
I ---------`-1
(Lump Sum I $15,000.00 I
_
$15,000
Sub -total Iemporary Site items
$25,250
Demolition of Natural Features
- - - - - - - - - - - --"--------------------------------------
Site clear, g ub and preparNc (6" and smaller trees;
emoJaToTTai""e sfum-"s m"void9 8" dri Tar er diamefei slum "s """-"""-"""""""-"""
I-------------1X----------
i
i;EACH----t---------
I ------ ---------`--------
10.87 IAC 1 $2,500.00 ;
-- #----
,-------
$27,175
-------
aria-fiTl
9 P t 9 P j
18 $2,000.00
$36,0
$36,000
Sub -total emo i ion ot Naturalea ureE
63,175
Earthwork
r---
-emov-op-soils-(6"-Ass-ump-tion) - - - - - -- - - -; - -_8_,8_0_rC- _______-__;r- $15.00 ;
-------- ---- -
$132,300
Proof roll site (Access Sections)
1
-_______-__----
49,50F $1.00 0 IS
_
$49,500
- - - - - - - - ----- ------- -------- - --- - ------ -
Bank dirt cut and reuse on site
--- -------- - --- -t-
- -- r------ - ----- t-------- -------
2,050 ICY $10 00
-
$20 500
--------------------------- ------------------------------------------------------------
- - - -----------------F------------+--------=------#---------=--------
Off site Import from Borrow Pit (Operations performed by Earth Contractor) t
15,830 ICY 1 $30.00 ;
$474,900
G'uiandTill l�pTaTlOnT6F7tFfsITGF5dE _____ --_______-___-_______-___-�-_
_ ______-_ti-____________-__1____-___-__-_____
2,700'CY $6.00
$16,200
Sub -total a wo
693,400
Erosion and Sediment Control
- - - - - - ---------- - ------------ -------- -
Erosion control temporary silt fencing
Erosion control silt fence inlet
------------ ---- ------------
;
------------ ------ --------- - --- --------
2,600 'LF $2.15
4
---- -------- -
-$5_590 -
protectior
------------------------------------------------------------------------------------------T----------'-t
Truck exit wash down area as need and/or require(
- - - - - - - - -------------- ---- - ------- -
;
------------ - -� -
;EACH ; $500.00
-- - --7--- --- ---r-----
1 EACH , $10,000.00
- `--
$2,000
---------
$10,000
- -""-- --- -
Temporary truck wash out pit 1 1 1EACH 1 $7,500.00 ;
---
9Tife'9fefilGza r5n "-`"' - - - - - - - - - - - - - - --+--------f 0.87 ----------4- $------ 00
------
$7,500
6ub-total Lrosion ana Sedimenton ro
$49,004
Storm Drainage
Storm Sewer
-------------------------------------------------------------------- I-------------13-•--'LF
inch dia. RCP Pipe
---------
18 inch dia. RCP Pipe
----------- - - - - - -
1
--
640 LF $152 00 $97,280
24 inch dia. RCP Pipe
1
-
732 ILF I $185.00 1
-
$135,420
-----" --- --- - - - - - - - - - - - - -
30 inch dia. RCP Pipe -rpe -j
--
Drainage Structures
Pre Cast Structures (includes excavation, backfill and compaction)
- - - - - - -------------------- - - - - ---------------------------------------------------------------------------------
Wheat Ridge Curb Inlet- Single
---------------------------------------------------------------------------------------------------i----------------F-----------------------
I
8 IEACH 1 $7,500.00 ;
$60,000
Wheat Ridge Curb Inlet - Triple
3 IEACH ; $10,600.00 ; $31,800
CT Type R Inlet ---- Foot - - - - - - - - --
CDOT Type R- 10 Foot
- - -r -
1
- - -• - - - •- ---"--- •
1 IEACH ; $------ ;
- 1-4,5-------
$14,500
24" Storm End Cap _------------------------------------------ "-------------------- �-'""-"-
- - - -----------------
---
....... 1 EEACH------�-$4=000.00 --�-----$4,000
48" Manholes
1
3 IEACH $7,500.00
-----
$22,500
60" Manholes
- - - - - - - - - - - - - - -
j
5 EACH $10,000.00 $50,000
-
72" Manholes
1- EACH $15 000.00
$15,000
- ------------------------------------------------------------------------�-----
48" Water Quality ManholE
` - - - -,
"--------------------=- -------- -------------'---
-------- 't
1 'EACH $14 -------- - ' _
�CUFT + i
$14----
r oeig�o irid CTeFent on"$yiem ZAIi Feaiiires anfr iciu"es fncT
59,000 $12.00
$708,000
Sub -total Sorm Drainage
$1,184,485
UTILITIES
Water Service
6---" --D----I-----------------------------------------------------------------------------------------------------_-___-------
3-7--L------------ f___$13200 ----- T____-$4884
_-_-_--
---------------------------------------------------------------------------
" ----------,----t---.
----PVC--------------------------------------------------------------------- ------
-----------4-------=------- #--------=
6---------1$00-
---"2"-___i-----$-'-8
----
9, --
Tap valve, valve box, pipeffittings and mainline teE
;
11 !EACH 1 $1,200.00 1
$13,200
Fire Hydrant 6" includes fire hydrant, valve, valve box, pipeffttings and mainline to
3 EACH $9,75---- t
$29,250
12" Gate Valve with valve box
I
3 IEACH I $2,800.00 1
$8,400
m"aiionNVaTeil6Teier-------------------------------------------------------------------- -t-
9
- r - - t-
2 Each � $7,500.00
-000 -
$15,000
bub-total Water bervice
$229,872
Sanitary Sewer
8" PVC-SDR35
- ------------------------------------------------------------ - - -# -
1,416 -L.F. $137 00 $193,992
- ---t----------- 1----------------'-----------------
Manhole P.C. with cover
8 EACH 1 $7,000.00 ;
---
$56,000
- - ry----------------------------------------------------------t------------
Coi necf on san fa sewer
"-"-"---- --t--------------f------------- ---- -
1 EACH $4,500.00 $4,500
Sub -total Sanitary bewer
$254,492
Public improvements On-Sne uonstruction Staking
ons ruc wn a ing
1 !Lump Sum $30,000.00
30,000
bub-lotal Public Improvements On -bite Construction Stakinc
30,000
PRIVATE IMPROVEMENTS BASE BID AMOUNT
$2,529,678
6 %
151,781
2,681,4 9
A roved
cM of wnan aiape-cmmmun hr Dm.bn
Aq
EXHIBIT E
Letter of Credit Template
(see attached)
21
EXAMPLE LOC — Parentheses O indicate applicant bank defined fields C`
(Bank Letterhead)
LETTER OF CREDIT # (L.O.C. #)
BENEFICIARY: The City of Wheat Ridge
ADDRESS: 7500 West 29t1 Avenue, Wheat Ridge, CO 80033
DATE: (Date of Issue)
EXPIRY DATE: (Exp. Date)
IRREVOCABLE STANDBY LETTER OF CREDIT
For: (Developer's Name)
(Developer's Address)
Gentlemen:
We hereby open our IRREVOCABLE STANDBY LETTER OF CREDIT in your favor available by
your drafts drawn on (Bank Name, and Address) for any sum or sums not to exceed in total (Amount
of L.O.C.). We hereby authorize you to draw on us for the account of (Developer's Name) up to an
aggregate amount of (Amount of L.O.C.) (125% engineer's estimated cost of improvements) available
by your drafts at sight accompanied by your signed statement that the above is: 1) drawn in payment
of street improvements including, but not limited to, curb, gutter, sidewalk, asphalt patching, street
paving, and other street improvements shown on the final plat and associated construction documents
for The (Project Name) (the "Project"), and/or 2) drawn in payment of storm drainage improvements
including, but not limited to, detention pond grading, detention pond outlet structure(s), storm sewer
system, and other drainage facilities shown on the final plat and associated construction documents for
the Project.
Drafts must be accompanied by 1) a sight draft; 2) a signed statement by an authorized representative
of the Beneficiary stating as follows: "We hereby certify that the amount of our draft represents funds
owed to the City of Wheat Ridge for payment obligations pursuant to the conditions stated above,
between (Developer's Name) and the City of Wheat Ridge." 3) This original Letter of Credit.
Each draft must bear upon its face a clause "Drawn under Letter of Credit No. (L.O.C. #) dated (Date
of Issue).
This IRREVOCABLE STANDBY LETTER OF CREDIT is not transferable.
We hereby agree with you that drafts drawn under and in compliance with the terms of the Letter of
Credit will be duly honored if presented to the above mentioned drawee Bank on or before (Exp.
Date).
Except as otherwise expressly stated herein, this Letter of Credit and all negotiations
hereunder are subject to all applicable provisions of Uniform Customs and Practices for
Documentary Credits, 2007 Revision, International Chamber of Commerce Publication No.
600.
Sincerely,
(BANK NAME)
By:
(Name and Title of Bank Officer)
DEN-132644-2