HomeMy WebLinkAbout1.0 Application�D.
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.4)4'4 2 0,, /q75
January 18, 1975
The Board of Garfield County Commissioners
Glenwood Springs, Colorado
Subject: Request for Sketch Plan Review
Gentlemen:
This letter, accompanied by the requisite documentation and
15.00 fee, is to request Sketch Plan Review of a proposed
single-family .low density residential subdivision named
"Panorama Ranches."
As the extensive documentation included herewith attests,
this subdivision proposal has been in process for approxi-
mately three years, during which period the land improve-
ment partnership has invested in excess of 0_00,000 in road
building and engineering expenses. This circumstance is
pointed out to obviate criticism by detractors that the
improvement partnership has embarked upon a frenetic and
ill-conceived crash program for the purpose of avoiding
possible enactment of a Garfield County subdivision mora-
torium as has been recommended to the Planning Commission
by the Garfield County Planner. The partnership submits
that the time and care it his invested into this project,
coupled with the growing need for high quality residential
building sites in the southeast section of Garfield County
as opposed to the westerly portion, have earned it the
right for review notwithstanding the planner's moratorium
recommendation.
Domestic water for the subdivision shall be supplied by
deep wells to be drilled upon the property. Three producing
wells drilled on adjoining land west and southwest of
subject land indicate ample ground water for household use.
This supply is expected to be augmented by the Basalt
Project as that water distribution system is constructed.
It is emphasized, however, that ground water on the prop-
erty is sufficient at this time to provide all domestic
needs of the subdivision.
Distribution shall be by community water systems with ample
storage facilities for fire protection.
There exists 70 shares of irrigation water from the
Missouri Heights Irrigation Company. This is a marginal
right which is no more than sufficient to irrigate the
Colorado West's only computerized property selection
• •
approximately 70 acres of traditionally irrigated meadow-
land lyingwithin the subdivision boundaries.
Sewage disposal shall be by individual disposal systems of
a design to be approved by the state and county departments
of health. These systems shall be installed. by and at the
expense of individual lot owners.
In anticipation of residential improvement, the developer
has constructed approximately three and one-half miles of
gravel surfaced road intersecting with the Cottonwood Pass
Road. The road traverses B.L.T. land for approximately one
mile and private land on established right of ways for
approximately onehalf mile before entering the proposed
subdivision. The road length within the subdivision is
approximately two miles. The Bureau of Land rManagement has
issued a special use permit for the road. The entire road
expense has been constructed to specifications o Garfield
-Lounty and has been inspected and pronounced acceptable by
the Garfield County engineer.
In addition to the Cottonwood Pass Road leading north from
Catherine's Store, good access from Highway 82 is available
on the Spring Valley Road and the Cattle Creek Road.
Respectfully,
John Wix
Project Manager
Enc.
J4./rp
Odsc&no&d'i°1„o
The land:
Sweeping views across hay and meadowland to the
spectacular expanse of the Elk Range are the most spell-
binding aspects of this large block of rolling, usable
mountain land.
Its "center of things" location guarantees its
desirability for permanent residents of the Roaring Fork
Valley area.
This is stretch room land, yet only minutes from
six skiing areas, including the world famous Aspen com-
plex which accounts for some 35 percent of all skier
days in Colorado. Then there are the hot springs of
Glenwood with the world's largest naturally heated swim-
ming pool, open year-round. And 1,000 -acre Ruedi Reser-
voir for sailing and all water sports. And many fishing
lakes and streams, one less than a mile from the property.
Mileages are: Aspen, 30; Snowmass Resort, 28; Ruedi
Lake, 27; Glenwood Springs, 20; Marble, 31; Redstone, 21;
Sunlight, 27.
The property is located in Sections 16 and 17,
Township 7 South, Range 87 West of the Sixth Principal
Meridian, approximately five miles north of Catherine's
Store on Colorado State Highway 82, about midway between
Basalt and Carbondale in Garfield County, Colorado.
Virtually all of the land has southern exposure.
Less than one mile from it is the Cottonwood Pass Road,
destined either to be Interstate 70 or the alternate
traffic detour in the event Washington approves the
Glenwood Canyon route for that coast to coast artery.
Colorado Mountain College -- a new two year insti-
tution -- is located approximately five miles west.
The subject land is rolling mountain terrain, yet
most grades are gradual and there is no land unsuitable
for development. The highest to lowest point varies only
some 40 feet, from 7,160 to 7,600 feet above sea level.
Vegetation is largely native grasses, sage, service
berry and wild oak with scattered pinion and cottonwood
Colorado West's only computerized property selection
- 2
trees. Some 75 to 100 acres are irrigated hay and pasture.
Seventy shares of water from the Missouri Heights Reservoir
go with the land. Much more is promised from The Basalt
Project, a Bureau of Reclamation undertaking designed to
supply the mid and lower Roaring Fork Valley with water for
both irrigation and household use.
Access to the property is by road built and surfaced
to Garfield specifications. This road -- built in 1971,
1972 and 1973 -- circulates through much of the property.
The land and roads have been surveyed.
Electric and phone lines are to the property and it is
traversed by approximately one-half mile of installed
natural gas line.
Two good producing water wells have been drilled on
adjacent land nearby indicating ample ground water.
From Catherine's Store on Highway 82, the distance to
the property is five miles.
Access also is good via the Spring Valley Road and the
Cattle Creek Road.
• •
February 4, 1975
Tho Board of Commissioners
Garfield County
Glenwood Springs, Colorado 81601
Re: Panorama Ranches - Sketch Pian Review
Gentlemen:
Paragraph 1.01 of tho Garfield County zoning Resolution
entitled PURPOSE states in part that the resolution is designed
for the purpose of "reducing the waste of excessive amounts
of roads".
It is submitted that the development of Panorama Ranches
will help fulfill this purpose by permitting more reasonable
utilization of the excessive amounts of county roads now in
existence.
To illustrate, County Road 100 leading to Missouri Heights
from the Catherine Store on State Highway 82 now serves an
average daily vehicle trip usage of only 172. This is based
upon an actual traffic count performed from 6 A. M. on January
30, 1975, to midnight of February 2, 1975, and attached hereto
as Exhibit "A".
The maximum hourly traffic flow noted by this study was
27 cars between 4 P. M. and 5 P. M. of January 30th. A similar
traffic flow registured during the same periods of each of the
working days monitored establishes the hours of 7 A. M. to
10 A. M. and 4 P. M. to 7 P. M. as the peak periods for travel
on County Road 100.
This road has a "practical" capacity, i. e., one based
upon a level -6f comfort ancI-t'6nvebzience, of at least 500 cars
per hour. That figure has been calculated by taking one-quarter
of the normal practical capacity of a two-lane paved highway
which is 2,000 passenger cars per hour. These conclusions are
based upon the Regional Transportation Plan prepared for tho
City of Aspen in 1973 by Alan M. Vorhees & Associates of Denver.
I have attached the substantiating excerpt of that report as
Exhibit "B".
This established that County Road 100 is being used, even
during its peak traffic period)at less than five percent of
its practical capacity. An extension of the principle of
pratical capacity over a period of 24 hours demonstrates the
road is being used at only one percent of its daily practical
capacity.
This under -utilization translates into a tremendous annual
waste to Garfield County which must, despite almost static re-
venue from a fixed tax base for the area, maintain and improve
this arterial road.
The road, according to the 1973 zoning map of Garfield
County, serves 19 families. My own actual count indicates
that it possibly serves 32 families. Equating the peak -use
periods to those 32 families to the practical capacity of the
road demonstrates that 640 families could conveniently be
served by this arterial. That assumes, of course, that none
of those families would enter or exit on Roads 103, 113, 114
or 102. If they did -- and it seems a reasonable assumption
that they would -- then Road 100 could serve a commensurately
greater number of families in the area.
It can be seen, thon, that far from causing congestion
upon existing county throughfaros, the eventual buildout to
65 families at Panorama Ranches could only help alleviate the
problem of existing waste caused by the under -usage of county
roads.
• •
-2-
Another stated purpose of the Zoning Resolution is
"protection of the tax base".
I submit that Panorama Ranches not only will protect the
tax base, but will aui;rnent it.
The taxes currently assessed on Panorama Ranches total
approximately $200.00 per year. When the land is subdivided
into 65 building lots, that figure -- based on the practices
of neighboring Eagle county -- will increase approximately
12 times. Again,when homes have been constructed on those
lots, the expected revenue will reasonably be $52,000 per
year based on the current mill levy.
Detractors are prone to insist that the costs of services
performed by the county will increase many times more as the
result of more people. While I doubt that is even true in those
urban areas where all services are installed initially by the
governing authority, I can demonstrate it is not true in rural
subdivisions in the Roaring Fork drainage where the developing
entity supplies both installation and maintenance costs.
And I would recommend to you gentlemen with regard to
Panorama Ranches that you should insist that the developer
or a homeowner association be responsible for the maintenance
of roads within the subdivision until such time as the buildout
produces enough revenue to pay for the county's performance in
that regard.
Concerning the impact on schools, I must agree with District
Superintendent Lucian Allen who avers that the people will be
here and their children will be in the schools whether we force
them to live in trailer courts or other substandard housing, or
whether we supply them with a place to build their homes. The
right to an education is a heritage that we cannot deny any
child.
And, as a practical afterthought, we should keep in mind
that each new pupil registured means $575 per year in state
funds to the county.
So it is clear again that rather than damage the tax base,
Panorama Ranches will broaden it.
Still another stated purpose of the Zoning Resolution is
that of "promoting the health, safety and welfare of the present
and future inhabitants of the state".
That also is an important consideration which Panorama
Ranches will help to guarantee.
Let me illustrate.
At the regular County Commissioners meeting of February
16, 1971, Messers Mark Bearwald and David Stacey, among others,
appeared with a petition signed by 60 residents of the Missouri
Heights area, which petition demanded better police protection.
The group complained of theft and burglary. Their health, their
safety and their welfare are being jeopardized.
They were told that the county budget simply could not
permit additional police protection for the area and the
Commissioners suggested that the petitioners hire private
police protection.
I submit that the broadened tax baso promised by Panorama
Ranches might help supply the additional revenue to include
expanded police protection for these threatened residents of
the Missouri Heights area. However, if that were not possible,
the additional population generated by Panorama Ranches most
certainly would broaden the base to support the financial burden
of private police protection. At the very least, the health,
safety and welfare of those 60 petitioners would be protected
by the added security of numbers.
Yet another purpose of the Zoning Resolution is to provide
"'adequate light and air" to the inhabitants of the county and
the state.
I challenge anyone to show me a place in Garfield County
which has more sunlight and clean air than Panorama Ranches.
Nor will these qualities be impaired by the buildout of a sub-
division that contemplates more than five acres for each of
the families that live there.
Additionally, Panorama Ranches is located on south -facing
slopes, ideal for construction of solar -energized homes, thus
preserving the nation's energy supplies and contributing to the
health and welfare of the inhabitants.
Panorama Ranches will take no land out of agricultural
production. However, it will promote Colorado agriculture
and other industries by supplying a stable and contented work
force and by providing additional consumers at the marketplace.
1 further submit that Panorama Ranches, because of its
singularly private location and because of the excellence that
has gone into its planning, will have no adverse impact on
non -urban development in the area.
Danger to the residents because of floods, avalanches
and other natural causes also is non-existent.
While Panorama Ranches is an ideally private world, it
is scarcely remote. A natural gas transmission line traverses
a generous portion of the property. Electricity and telephone
lines already are located on the property's eastern edge. The
subdivision is served by the following roads:
1. County Road 100 -- designated arterial -- intersects
with the private road leading to Panorama Ranches just 4.2 road
miles north of Highway 82 at Catherine. Two and one-half miles
of that route are blacktopped. The balance is good and well
maintained gravel surface.
2. Just two-tenths of one mile south of the above-mentioned
private road intersection is the intersection of Road 103 with
Road 100. It is just 4.5 miles from the Panorama private road
to Highway 82 via Road 103. Approximately two miles are black -
topped.
3. Seven -tenths of one mile north of the Panorama private
road intersection with Road 100 is the intersection with County
Road 113, also designated arterial. That distance to Highway 82
at Cattle Creek is 7.2 miles.
4. From the Panorama private road to Highway 82 via Road
114 past Colorado Mountain College the distance is ten and one-
half miles.
The shortest route to public schools is just seven miles
from the edge of Panorama Ranches, and from that point to shop-
ping facilities, just 5.2 miles. Colorado Mountain College
via Road 114 is 10.2 miles.
The roads enumerated, plus Road 102, all are suited to
serve the various needs of the inhabitants of Panorama Ranches.
All are dedicated county roads. All aro adequately surfaced
and drained. They are utilized daily by school buses, mail
delivery vehicles and residents of the area, and otherwise meet
• -4- •
every test of main arterial off-highway county roads within
Garfield county.
Some negative reaction to this subdivision -- or any
subdivision -- can be anticipated. Engineering expertise
will adequately respond to most objections. For the protection
of deer and other wildlife, I must look to the expertise of
the Division of Wildlife.
A strong dog control regulation shall be incorporated into
the governing covenants of Panorama Ranches. Should that be
insufficient to forestall objections by wildlife representatives,
Panorama Ranches shall construct a deer and dog -tight fence
around the entire perimeter of the subdivision to assure that
dogs will not harrass the deer ,and that deer shall not devour
the shrubs and garden produce of the land owners.
In summation, gentlemen:.,, I believe I have established
that Panorama Ranches promotes the PURPOSE of the Zoning Re-
solution in that:
1. It will reduce the waste of excessive amounts of roads.
2. It will broaden the tax base.
3. It will contribute to the health, safety and welfare
of the inhabitants of the state and area.
4. It will provide present and future inhabitants of the
state with a place of more light and air.
.Q- 5. It will riot be detrimental to existing agriculture
or industry but will, in fact, send more consumers to the
marketplace.
6. Through better utilization of roads and a broadened
tax base, it will serve to economize governmental expenditures.
7. It shall do no harm to either urban or non -urban devel-
opment.
8. It will conserve the nation's energy resources by en-
couraging use of solar energy.
9. It poses no danger to inhabitants from natural causes.
Now, gentlemen, in the nature of an epilogue, I have a
few more personal comments and observations in support of my
appeal to permit Panorama Ranches to proceed to the preliminary
plat stage.
As natives of western Colorado, most of us here grew up
with an abiding quiet confidence that we had the good sense
to handle such things as growth, and progress,,and all of the
various new definitions of pollutions that have been introduced
into our thinking during the past few years.
But we are living in a time of purposeful hysteria. We
have Lamm in the Statehouse, Hart in the Senate, Shellman as
president of COG, DeVilbiss now on the Land Uso Commission.
Those and many more newcomers to Colorado constantly besiege
us with their exaggerated -- that's the word, "exaggerated"
prophecies of impending disaster.
Their hysteria, month after month and year after year, be-
comes contagious. We get skittery, jumpy like a stud in a
box stall. And we begin to doubt our judgment. Our confidence
begins to fray around the edges. Maybe we are wrong and they
are right.
• _5_ •
Then something happens as has happened with me. You invest
everything you have into a plan, a plan calculated to succeed
within the legal guidelines set out for you to follow.
Your investment, and that of others you induced to invest
with you, pre -dated the pervading spread of hysteria, so there
was no way to second guess and withdraw. You smelled the spread-
ing sickness.
But you would make that all right. You would plan and
design projects so good within the parameters of existing
regulations that the hysteria would not be directed at you.
So you designed them to fill the needs your good sense
told you had to be filled. Because you were skittery, you
made your lots too big for good sense -- as big as three
to ten football fields laid side by side. And you added lots
of open space because the winds of hysteria howled for that.
You were convinced that your projects went far enough
beyond the legal requirements to abate those winds.
But you found out they hadn't. More importantly, you
found out they couldn't.. You found out suddenly that whatever
plan you may have conceived would have brought on the purveyors
of hysteria like baying hounds.
Now, gentlemen, tomorrow has two handles. We can take
hold of the one labelled "anxiety," or we can seize the one
branded "confidence".
I am submitting the sketch plan of Panorama Ranches, as
I previously have submitted Kings Row, completely within the
parameters of the Zoning Resolution and the Subdivision Re-
gulation of Garfield County. Because everything I have or
may hope to have is riding on them, I am appealing to you to
consider then within the same legal parameters that you your-
selves have legislated.
I thank you for your attention.
Respectfully,
John Wix
-MJ -5-75
Application must
be complete where
applicable. Type or
print in BLACK
INK. No overstrikes
or erasures unless
initiated.
CCORADO DIVISION OF WATER RESOOES
300 Columbine Bldg., 1845 Sherman St., Denver, Colorado 30203
PERMIT APPLICATION FORM
( x) A PERMIT TO USE GROUND WATER
( ) A PERMIT TO CONSTRUCT A WELL
FOR: ( ) A PERMIT TO INSTALL A PUMP
( ) REPLACEMENT FOR NO
( ) OTHER
WATER COURT CASE NO
(1) APPLICANT -mailing address
NAME
STREET Box 219
CITY Basalt, Colorado 81621
FOR OFFICE USE ONLY: DO NOT WRITE IN THIS COLUMN
Lf ao
COLORADO COUNTRY LTD. Receipt No 7e / 6 6A /
(State)
TELE?HONE NO 303 — 927-3511
(Zip)
(2) LOCATION OF PROPOSED WELL
County Garfield
sw
Twp. 7
1/4 of the NW 'h Section
S ,Rng. 87
tN.S(
W
(E,W)
16
6 P.M.
(3) WATER USE AND WELL DATA
Proposed maximum pumping rate (gpm) 50
/cW iv, Y.
Average annual amount of ground water �q
to be appropriated (acre-feet): -3 WiJLs
Number of acres to be irrigated: None
Proposed total depth (feet): 350
Aqui`er ground water is to be obtained from:
Pliestocene Basal Flows
Owner's well designation W 1
GROUND WATER TO BE USED FOR:
( ) HOUSEHOLD USE ONLY - no irrigation (0)
( ) DOMESTIC (1) ( ) INDUSTRIAL (5)
( ) LIVESTOCK (2) ( ) IRRIGATION (6)
( x) COMMERCIAL (4) ( ) MUNICIPAL (8)
( ) OTHER (9)
DETAIL THE USE ON BACK IN (11)
Basin Dist.
CONDITIONS OF APPROVAL
This well shall be used in such a way as to cause
no material injury to existing water rights. The
issuance of the permit does not assure the applicant
that no injury will occur to another vested water
right or preclude another owner of a vested water
right from seeking relief in a civil court action.
1) APPLICATION FOR A DECREE FOR THIS APPROPRIATIC
MUST BE MADE TO THE DISTRICT COURT IN AND FOR
WATER DIVISION NO. 5, STATE OF COLCiRADO, PRIOR TC
THE USE OF THIS WELL. THIS APPROVAL IS SUBJELT
TO THE TERMS OF SAID DECREE.
2) GROUND WA.TER PRODUCTION FROM THIS WELL SHALL E
LIMITED TO. THE. BASALTIC IAVA FLOWS.
APPROVED FOR HOUSEHOLD USE ONLY AND NOT TO BE
NU FOR IRRIGATION
1.) THE AVERAGE ANNUAL APPROPRIATION OF THIS WELL
COMBINED WITH THOSE OF WELL PERMIT NOS. 2 f
ND .WI 39 -SHALL NOT EXCEED 148 ACRE-FEET .
5) THE PUMPING RATE OF THIS WELL SHALL BE LIMITEL
TO 50 GALLONS PER MINUTE OR THS ACTUAL YIELD OF
THE AQUIFER, WHICHEVER IS LESS.
6) A LONG TERM PUMPING TEST SHALL BE CONDUCTED TC
DETERMINE AQUIFER CHARACTERISTICS; ALL IlTORMATIC
OBTAINED DURING AID FOLLOWING CONSTRUCTION OF TIE
WELL SHALL BE SUBMITTED TO THE DIVISION OF WATER
RESOURCES.
7) TOTALIZING FLAW METER MUST BE INSTALLED ON THF.
WELL DISCHARGE WHEN THE WATER IS PUT TO BENEFICIL
USE. DIVERSION RECORDS SHALL BE SUBMITTED, UPON
REQUEST, TO THE DIVISION OF WATER RESOURCES.
APPLICATION APPROVED (CONT. ON ATTACH® SIEE
(4) DRILLER
Name Licensed
Street
City
(State) (Zip)
Telephone No. Lic. No.
PERMIT NUMBER
DATE ISSUED MAY 26 1977
EXPIRATION DATE MAY 26 1978
22437-- F `
/�(STATE ET)GI ER)
BY_`a`�, 4C E. 31 :
D - J r CO(1NTY
CONDITIONS OF APPROVAL
FOR
PERMIT NO. 2 2 4 37 -- F
(CONT . )
8) APPLICANT SHALL DRILL AN OBSERVATION WELL. THE LOCATION OF THE OBSERVATION
WELL SHALL BE DET M/IINED BY THIS OFFICE ./» s
(6).TFIE LOCATION OF THE PTICAKSED WELL and the a, ea on
which the water will be used must bNiklicated on the diagram below.
Use the CENTER SECTION (1 section, 640 acres) for the well location.
NORTH)
w
2
J
2
0
1-
U
w
f-
4§1 w
-- 1 MILE, 5280 FEET
NORTH SECTION LINE
I
1
1a 1 I
4\
,,p
1
— —+- — —
1
,
- --4- -
1
SOUTH SECTION LINE
+ 1- 4- -I-
I
m
trtm
m
C)
-i
0
2
r_
2
m
4- —
+
—I- 4-
{- -
The scale of the diagram is 2 inches = 1 mile
Each small square represents 40 acres.
f
I
(6) THE
MUST BE LOCATED BELOW
by dista Ices from section lineA`G `++3• Wi+r
Hank
2570 ft. from EPo_-r sec. line
(Wier so u)I�
310 ft from �� sec. line
(east or west)
LOT 3 BLOCK FILING #
SUBDIVISION Panorama Ranches
(7) TRACT ON WHICH WELL WILL BE
LOCATED OwnerColorado Country Ltd.
No. of acres 415 Will this be
the only well on this tract? 1 of
(8) PROPOSED CASING PROGRAM
Plain Casing
6 in from (1 ft to 100 ft
in from ft to ft
Perforated casing
6 in from
in from
350 ft. to TD ft
ft to ft
WATER EQUIVALENTS TABLE (Rounded Figures)
An acre-foot covers 1 acre of land 1 foot deep
1 cubic foot per second (cfs) ... 449 gallons per minute (gpm)
A family of 5 will require approximately 1 acre-foot of water per year.
1 acre-foot . .. 43,560 cubic feet ... 325,900 gallons.
1,000 gpm pumped continuously for one day produces 4.42 acre-feet.
(9) FOR REPLACEMENT WELLSgivedistance
and direction from old well and plans for plugging
it:
(10) LAND ON WHICH GROUND WATER WILL BE USED:
Owner(s): Colorado Country Ltd
Legal description: W - Ser. 16 and NW 1-4 phis F i Sr.P17 T 75 R. 87 W.
No. of acres 415
(11) QETAILED DESCRIPTION of the use of ground water: Household use and domestic wells must indicate type of
disposal system to be used.Domestic and household use, drain - leaching, fields will be used for
each individual household. Water for emergency fire protection in case of lack of surface
flow such as during winter months.' "See attached calculations on consumptive use by Scarrow
(12) OTHER WATER RIGHTS used on this land, including wells. Give Registration and Water Court Case Numbe-s.
Type or right Used for (purpose)
Surface water irrigation
Description of land on which used
hay meadow
Spring Park Reservoir Priority 12 A W/2.39 Acre Ft.
(13) THE APPLICANT(S)' STATE(S) THAT THE INFORMATION SET FORTH HEREON IS
TRUE TO THE BEST OF HIS KNOWLEDGE.
Colorado Country Panorama Estates by
SIGNA TURE OF APPLICANT(S)
Thunder River Realty Company, the general partner
Use additional sheets of paper if more space is required.
President
-• • di
STATE DEPARTMENT OF HIGHWAYS
CHAS. E. SHUMATE ` EXECUTIVE DIRECTOR
STATE OF COLORADO
DIVISION OF HIGHWAYS
E. N. HAASE 1
CHIEF ENGINEER
DISTRICT 3
R. A. PROSENCE
DISTRICT ENGINEER
P.9: B'oxi 2.1.kb71--6 6 SO. 9TH Si. • GRAND JUNCTION, COLO. 81501 .• (303) 242.2862.
\�_.. { I
LB 2 4 ,� -
t�lvF
GPRHELD CO. PLANNER'
Mr. Larry Schmueser
County Planner
Garfield County Planning Dept.
2014 Blake Avenue
Glenwood Springs, CO 81601
Dear Mr. Schmueser:
February 21, 1975
Garfield County
This letter will serve as amplification of our discussion on February
19, 1975, concerning the two proposed sub -divisions in Garfield County,
namely Kings Row and Panorama Ranches, and their impact on the transport-
ation corridors in the area. `--
We would like to emphasize that the conjectures offered in this cor-
respondence were solicited and are advisory in nature only and are not
intended as presumptive interjection by the State of Colorado into local
affairs.
In our opinion the affected county roads are adequate to handle the
present traffic plus the added volume which will be introduced by the two
sub -divisions in question. We are basing this assumption on an estimated
500 vehicle trips per day generated by the 113 proposed lots. The major
portion of these trips will utilize three county roads, specifically County
Roads 100, 102, & 103. Comparing the relationship of these roads with SH
82 we offer:
Co. Road 100 & SH 82 (Commonly referred to as "Catherine Store" intersection)
It is quite probable that by the time traffic conditions become critical
at this location we will have a four -lane highway through this area.
(Estimated in four or five years.)
CO. Road 102 & SH 82 (Commonly referred to as "El Jebel" intersection).
This intersection was recently improved with acceleration and deceler-
ation lanes and should be adequate to handle the additional traffic until
expanded to a four lane facility.
continued
• -2-
CO. Road 102 and SH 82
This intersection is on the four -lane portion
ofSH lSHe82. An nreexclusive
nt and
left turn lane is provided on SH 82. aif the additional traffic intro -
they may have to be added in future years
duced at this point warrants the expenditure.
It is also reasonable to assume that as greater demands are placed on
the county road system, in this area, several factors will have to be
considered and commitments made to improve the serviceability of the system.
For example, additional paving will be required to provide dust -proof sur -
if
faces, possible restabi_lina�il�nincaeasedreconstruction
especialJ_ylheavyaconstruction
deterioration occurrs with
equipment. All roads should dbeed zoned and trafficeflowaonitheosystemdevices
installed to provide for orderly and safe
Widening projects will almost be a certainty as the flow -density increases.
We hope the above comments prove useful in your endeavor to providean
efficient and safe road system and if we can be of further assistance, please
let us know.
Very truly yours,
R. A. PROSENCE
DISTRICT ENGINEER
BY
"DAVID B. CAMPBELL/
DISTRICT SAFETY & TRAFFIC ENGINEER
DBC:lmw
CC: Prosence-Leonard
Bovee
T. Arnold
Hanson
file
f
ENGINEER'S
SUMMARY
AND
DIGEST OF
PROTECTIVE COVENANTS
FOR
PANORAMA RANCHES
SCARROW AND WALKER, INC.
P.O. BOX 460
GLENWOOD SPRINGS, COLORADO
1. General Description of Site
The proposed subdivision is a 420 acre parcel situated in the
Wish•,'; of Section 16 and the r}-5 and E1/2NW1 of Section 17, Township 7 South,
Range 87 West of the Sixth Principal Meridian. It is rolling terrain
with flat to steep slopes. Elevation varies from approximately 7110 feet
in the Southwest corner to approximately 7590 feet in the Northeast corner.
Principal vegetation on the site consists of sagebrush and oakbrush with
numerous types of native grasses and plants as outlined in the vegetation
inventory found in the plans.
The proposed subdivisions consists of 55 lots, exclusive of the
water system lots, 53 of which are proposed building lots with an average
area of 6.4 acres each. The other 2 lots consisting of 55.1 acres are
reserved for common area and open space. The property is proposed for
single family development only.
2. Lot Layout and. Street Pattern
A gravel road now exists within the subdivision. This road,
which has been named Panorama Drive, will remain with minor alignment
changes, and widening and grading as necessary to meet County road Speci-
fication requirements.
Branching off the existing gravel road are three (3) proposed
cul-de-sacs. Buck Point Road is approximately 2000 feet long with an
intermediate turn -around area. Basalt Mountain Drive is approximately
1500 feet:. long. Elk Range Road is approximately 2300 feet long but
would have intermediate turn -around capability at its intersection with
Sunlight Drive, 1300 feet long.
(2)
• •
All roads will have a 60 foot right -of --way and will be con-
structed in accordance with County specifications as shown on the plans.
Due to the terrain and other considerations cul -desacs rather
than "loop" roads are the most suitable design for this development.
Access to property to the North, East, and West has been provided for and
reserved.
Grades, curves and sight distances have been designed to con-
form to County specifications.
3. Vicinity Sketch Map
The Vicinity Sketch Map can be found on Sheet 2. This map
shows the major access roads (4) into the site area.
4. Physical Information
A geological report prepared by the Lincoln-DeVore Testing
Laboratory has been submitted with the plan.
Sheet 4 of the plans depicts the SCS soils boundaries as
well as lists the Vegetation Inventory as supplied by SCS.
Sheet 4 also shows principal wildlife (deer) migration routes
through the development. These areas were observed by the writer and
a representative of the Colorado Division of Wildlife and the preserva-
tion of the open space and conservation easements are a result of con-
sultation with said representative.
5. Grading and Drainage Plan
A quick glance at the lots in the subdivision will reveal
- large lots with 200' plus frontage. On the lots which have slopes in
(.3 )
• •
excess of 20%, driveways may be simply constructed with the contours
to provide access to the building site. No retaining structures should
be necessary and with only an exception or two as shown in the plans, no
driveway should exceed 10% to 1.5%, nor should excessive cuts, fills or
excavations be necessary. Typical and/or critical cross-sections as
well as centerline street profiles have been provided in the plan.
•
Drainage has been studied and proposed cross -drains have been
calculated for roadway culverts. The cross -drains were designed by the
use of the Rational Formula for a 100 -year storm. It is the opinion
of the writer that the 100 -year storm design requires excessive over
designed requirements in the way of pipe sizes •and that same could be
safely and economically designed for a 10 -year storm. A discussion in
this area is warranted.
6. Utility Plan
It is proposed to serve the development with water by means -
of a 4" distribution system from five (5) proposed wells on-site.
Three (3) water systems are proposed with two (2) systems each having
two (2) wells. Each well will be provided with two (2) pumps. Prior
to entering the storage tanks the water will be chlorinated or treated as
necessary.- Storage will consist of under -ground or above -ground storage
tanks and/or pneumatic storage tanks.
Final design of each system will follow the results of the
wells to be drilled. Well permits have recently been filed with the
State.
Due to the nature and size of the development and the proposed
use of pneumatic storage systems no fire protections is proposed.
(4)
• •
A Mutual Water Company will be formed to operate and maintain
the water systems. Upon the maturity of the Homeowners Association the
two will be merged.
Sanitary sewage disposal will be accomplished on an individual
lot basis. Percolation test and deep soil log data is found on the fol-
lowing pages and locations of same are shown on the Utility Plan. Varying
conditions on the site have been individually treated and illustrated
in the plans.
Distribution lines for electrical power and telephone will be
designed by the appropriate agencies and a plan and agreement relative to
same shall be forthcoming.
7. Protective Covenants
Protective covenants have been prepared by the developer and
are attached.
Respectfully subg}itted,
‘Ah am
PE & LS. 13404
SCARROW AND WALKER, INC.
P.O. BOX 460
GLENWOOD SPRINGS, COLORADO
(5)
MAP DESIGNATION
TEST NO.
SUMMARY
PERCOLATION TEST RESULTS
PANORAMA RANCHES
DEPTH
MAP DESIGNATION
RATE (Min. /1 in.)
1A 30" 24
1B 30" 40
2A 32" 18
2B 32" 30
4A 60" 20
4B 60" 30
4C 48" 20
4D 48" 30
5A 40" 16
5B 56" 16
10A 42" 20
10B 66" 14
12A 30" 23
12B 48" 28
13A 30" 195
13B 36" 130
14A 32" 64
14B 50" 25
15A 36" 52
15B 42" 52
16A 26" 75
16B 45" 38
17A 26" 180
17B 43" 20
19A 34" 40
19B 44" 30
20A 34" 39
20B 48" 39
21A 35" 40
21B 45" 40
22 38" 34
23 48" 21
24 32" 10
TEST N0. DEPTH RATE (Min. /1 in.)
25A 30" 18
25B 42" 40
28 36" 28
29 36" 21
30A 30" _ 80
30B 50" 11
31A 32" 76
31B 50" 14
32 38" 15
33 36" 27
34A 32"
34B 36" 55
35 42" 26
36 44" 40
37A 48" 17
37B 24" 31
38 44" 35
39 40" 27
40 44" 18
41 48" 18
42 48" 20
43 44" 20
44 40" 76
45 40" 16
36 Different Test Areas
57 Percolation Tests
Average Depth = 40 inches
Average Rate = 1 inch in 39 minutes
(2)
MAP DESIGNATION
TEST NO.
1
2
3
4
SUMMARY
DEEP SOIL LOGS
PANORAMA RANCHES
KEY
Symbol Description
1
`MAP DESIGNATION
TS Topsoil
ML Silt
CL Clay
SM Silty Sand
S Sand
SCAL Silty Caliche - Type Matti
RF Rock Fragments
WRR Well Rounded Rocks
BR Basalt Rock
TOTAL DEPTH PROFILE & DESCRIPTION
108" 0" - 24" TS
24" - 72" SCAL with 2" - 4" RF
72" - 108" SCAL with 6" - 24" RF & BR
120" 0" - 24" TS
24" - 84" SCAL with 2" - 4" RF
84" - 120" SCAL with 4" - 10" RF & BR
150" 0" - 6" TS
6" - 144" CL and SM
144" -- 150" SCAL and SM
At 150" BR
156" 0" - 6" TS
6" - 120" CL and SM (Moist)
120" - 156" SCAL and some S
TEST NO.
5
6
7
TOTAL DEPTH
PROFILE & DESCRIPTION
156" 0" - 6" TS
6" - 120" CL and some S
120" - 156" SCAL and some S
144" 0" - 12" TS
12" - 36" CL and SCAL with 1" - 2" RF
36" - 84" SCAL with 2" - 4" RF and BR
84" - 144" SCAL with 4" - 6" RF and BR
162" 0" - 12" TS
12" - 42" CL and SCAL with 1" - 2" RF
42" - 72" SCAL with 2" - 4" RF and BR
72" - 162" SCAL with 4" -- 8" RF and BR
8 60" 0" - 12" TS
12" - 24" SCAL with 2" - 4" RF and BR
24" - 60" SCAL with 2" - 10" RF and BR
At 60" BR
9 150" 0" - 12" TS
12" - 24" CL and ML
24" - 72" SCAL with 2" - 4" RF
72" - 150" SCAL with 4" - 6" RF and BR
10
11
12
138" 0" - 6" TS
6" - 1.8" CL and SCAL
18" - 84" SCAL with 1" - 2" RF
84" - 138" SCAL with 2" - 6" RF and BR
54" 0" - 6" TS
6" - 30" CL and SCAL
30" - 54" SCAL with 2" - 6" RF and BR
At 54" BR
84" 0" - 6" TS
6" - 36" SCAL with CL and 1" RF
36" - 84" SCAL with 2" - 6" RF and BR
At 84" Hard Rock, Probably BR
13 144" 0" -- 6" TS
6" - 18" CL
18" - 72" CL, ML with 1" - 6" WRR
72" - 112" CL, ML and S
112" - 144" CL, ML with 4" - 6" WRR
(2)
TEST N0.
TOTAL DEPTH
14 144"
15
PROFILE & DESCRIPTION
0" - 6" TS
6" - 72" CL and ML
72" - 144" SCAL with' -2" - 4" RF and.BR
114" 0" - 18" TS
18" - 60" CL with 1" - 3" WRR
60" - 114" SCAL with some 1" - 6" WRR
16 120" 0" - 10" TS
10" - 18" ML and CL
18" - 42" CL with 1" - 3" WRR
42" - 60" SCAL with some 1" - 3" WRR
60" - 96" SCAL with 1" - 6" WRR
96" - 120" SCAL and S
17 100" 0" - 6" TS
6" - 18" CL and ML
18" - 42" CL with 1" - 3" WRR
42" - 78" SCAL with 1" - 6" WRR
78" - 100" SCAL with some 1" - 6" WRR & S
18 144" 0" - 6" TS
6" - 18" CL and ML
18" - •42" CL with 1" - 3" WRR
42" - 84" SCAL w:Lth 1" - 6" WRR
84" - 144" CL, ML and S
19 144" 0" - 6" TS
6" - 20" CL and ML
20" - 42" SCAL and CL with some 1" WRR
42" - 84" SCAL with 1" - 3" WRR
84" - 120" SCAL with 3" - 6" WRR
120" - 144" CL, ML and S
20 126" 0" - 6" TS
6" - 18" CL and ML
18" - 42" CL with 1" - 3" WRR
42" - 126" CL and S (% S increases with depth)
2l 132" 0" - 6" TS
6" - 30" CL with 1" - 3" WRR
30" - 54" CL with some 1" - 6" WRR
54". - 108" CL with 1" -- 6" WRR
108" - 132" CL and S
22
150" 0" - 6" TS
6" - 30" CL
30" - 108" SCAL with some 1" - 2" WRR
108" - 150" SCAL with 2" - 6" WRR
(3)
TEST NO. TOTAL DEPTH
23
24
PROFILE & DESCRIPTION
144" 0" - 6" TS
6" - 54" CL
54" - 144" SCAL and S (% S increases with depth)
140" 0" -. 6" TS
6" - 36" CL
36" - 108" SCAL with few 1" - 2" WRR
108" - 140" SCAL with 1" -- 6" WRR
2C 66" 0" - 6" TS
6" - 30" CL and ML
30" - 66" CL with 10" - 30" BR
At 66" Hard Large Pieces BR
2.7
29
96" 0" - 6" TS
6" - 24" CL
24" - 72" CL and ML
72" - 96" SCAL with 1" RF and BR
156" 0" - 6" TS
6" - 24" CL
24" - 96" CL and ML with 1" - 3" WRR Pockets
96" - 120" ML and fine S
120" - 156" ML, S with 1" - 6" WRR
30 150" 0" - 6" TS
6" - 36" CL
36" - 54" SCAL
54" - 102" SCAL with 1" - 3" RF
102" - 150" CL, ML and S
33 138" 0" - 10" TS
10" - 24" CL
24" - 48" ML with 1" WRR
48" - 78" SN
78" - 138" SM with 1" - 6" WRR
3 r,
132" 0" - 6" TS
6" - 30" CL
30" - 60" ML with 1" - 3" WRR
60" - 102" ML and CL
102" - 132" ML with few 2" - 4" WRR
•
TEST NO. TOTAL DEPTH
35 144"
36 138"
37 144"
38 120"
40 96"
41 120"
42 102"
43 102"
(5)
PROFILE & DESCRIPTION
0" - 10" TS
10" - 24" CL
24" - 36" SCAL with'i" WRR
36" - 108" ML with 1" - 3" WRR
108" - 144" S with some 1"-- 3" WRR
0" - 12" TS
12" - 54" CL, ML with z":WRR
54" - 94" CL, ML with some 1" - 3" WRR
94" - 138" SM with some 1" - 3" WRR
0" - 12" TS
12" - 48" SCAL with few small WRR
48" - 144" SM with 1." - 3" WRR
0" - 10" TS
10" - 30" CL
30" - 72" ML with 1" - 3" WRR
72" - 96" SM and few WRR
96" - 120" SM and 1" - 4" WRR
0" - 6" TS
6" - 18" CL, ML with 1" - 3" WRR
18" - 96" ML with 1" - 8" WRR
0" - 6" TS
6" - 24" CL
24" - 48" ML with 12" - 1" RF
48" - 84" SM
84" - 120" SCAL
0" - 6" TS
6" - 20" CL
20" - 42" ML, CL with 1" WRR
42" - 80" SM with few stones (loose)
80" - 102" SM (tight)
0" - 6" TS
6" - 20" CL
20" 42" ML, CL with 1" WRR
42" - 80" SM with few stones (loose)
80" - 102" SM (tight)
TEST NO. TOTAL DEPTH
45 144"
PROFILE & DESCRI}.'TION
0" - 6" TS
6" - 18" CL, ML with some WRR
18" - 144" ML with 1.!' - 6" WRR
NOTE: No water encountered in any soil log.
39 Deep Soil Logs.
6)
DIGEST OF
PROTECTIVE COVENANTS
FOR
PANORAMA RANCHES
A SUBDIVISION
Colorado Country PANORAMA ESTATES, a Colorado limited partnership,
being the holder of lands hereinafter described, hereby sets forth this
digest of the Protective Covenants to be established for the benefit of
said lands and the owner or owners thereof.
These covenants attach to the following described real property,
To Wit:
PANORAMA RANCHES, according to the plat thereof, consisting of
55 lots ranging in size from five to thirty-eight acres, located
in the Eli NW-, of Section 17, and the W1/2W1 of Section 16, Township
7 South, Range 87 West of the 6th. P.M. as shown on the Preli-
minary Plat of Panorama Ranches.
1. The property is intended to be developed for single family
residential purposes only. No more than one detached single family
dwelling shall be erected upon any one building site, excepting such
appropriate accessory buildings as a private garage, barn, corral, kennel
and utility building.
2. The words "lot" and "building site" shall mean a tract of land
containing no less than five acres.
3. No structures of any sort, with the exception of fences as
provided for hereinafter, shall be constructed closer than 25 feet to
any lot line.
4. No structure of a temporary character, trailer, basement,
tent, shack, garage, barn or any other outbuildings of any description
shall be used on any lot as a residence except on a temporary basis
(1)
not exceeding six (6) months while construction of the dwellifig is in
progress.
5. There shall not be permitted or maintained upon any lot or
any part thereof, any trade, business or industry, except for trades,
F .
crafts or professions practiced indoors and which do not create excessive
noise or pollution, unless such useages are prescribed by thezoning
regulation of Garfield County.
6. The minimum size of any residence erected shall not be less
than 1,000 square feet measured on the outside walls not including open
porches, garages or carports.
7. The keeping of livestock and poultry shall be permitted subject
to fencing as hereinafter provided and shall be limited to a maximum of
one horse or cow or calf, or four sheep, or two goats per each two acres
and a maximum of 12 in number of poultry per lot, provided that said
animals or poultry are well kept and provided for and do not become a
health hazard or nuisance to the neighborhood.
8. ,Canines may be kept provided they are housed in enclosed kennels
only. Any canine trespassing on another's lot may be disposed of with
impunity.
9. No barbed wire fencing may be erected on any lot. Boundary or
corral fencing must be pole or split rail. Woven wire for containing
sheep or goats may be installed on the interior side of any pole or split
rail fence. Kennels or poultry pens must use adequate chain link or
poultry wire respectively. No kennel or poultry pen shall be constructed
closer than 50 feet from any lot line, nor shall the size exceed 3,600
square feet enclosed, with the minimum length of any one side to be 50
feet.
(2)
10. No inoperable vehicles shall be left in the open on any lot
or in any common area. All lots and common areas shall be kept clear and
free of rubbish and trash.
11. An Architectural Control Aurhority shall be established by the
Owner through its general partner, Thunder River Realty Co., and said
Authority shall be responsible for approving or disapproving any structures
or excavations on the lands including the placement thereof. The Authority
shall transfer its controlling position
to a Homeowners Association to be
established at the time 30% of the lots have been conveyed. 1/$4re. ' +
12. Irrigation ditches may not be disturbed, except for bridges
culverts which do not impede the water flow, and the rights of water
owners to cross over any land for the purpose of caring and maintaining
said ditches shall run with the land. No construction shall be permitted
within 25 feet of the centerline of any irrigation ditch.
13. Notwithstanding the prescription of commercial useage, the Owner
or its agent may establish a model home or sales office on any lot or
elsewhere on the land for the purpose of selling lots or homes.
14. An easement 25 feet minimum in width shall be reserved on all
subdivision boundary lines.
15. All extensions of utility, power, light, phone and TV line
shall be subject to approvalof the Architectural Authority and shall be
either underground or overhead, or a combination of the two, as the
Authority may determine, in a manner conducive to both asthetic quality
and inflation control.
16. At least five percent of all lands within the subdivision shall be
reserved through deed restrictions as open area, the maintenance of which
shall be insured by specific obligations in the deed of each lot and in
(3)
the Protective Covenants of the subdivison.
17. Roads and streets within the subdivision shall be constructed
in accordance with the specifications of Garfield County, and dedicated
thereto upon approval and acceptance by said County.
18. Irrigation Rights, consisting of approximately 85 shares of
water designated for irrigation and domestic use from the Missouri Heights
Irrigation Company, shall be retained by the Owner and subsequently
transferred to the Homeowners Association. The water pertaining thereto
shall be used for irrigation of green belts, common areas and lands
within the subdivision which historically have been irrigated.
19. Signs shall be limited to one per parcel measuring no more than
6" x 18" showing the owner's name and property address. "For Sale" signs
no larger than 18" x 36" may be placed on a property for sale.
20. All sewage disposal facilities shall be installed and constructed
according to specifications and standards of the State of Colorado and
the County of Garfield.
21. Lot owners shall provide culverts where driveways cross road
ditches and irrigation ditches. The minimum size culvert shall be 18"
in diameter.
22. All unsightly facilities and equipment shall be enclosed within
a solid structure or screened from view.
23. PANORAMA RANCHES MUTUAL WATER COMPANY: A Homeowner's Association,
a nonprofit corporation, will be created to further the interests of the
property owners at Panorama Ranches and to assume the responsibility of
architectural control upon delegation of such authority by Owner. A Mutual
Water Company will be created to regulate, manage and maintain the supply
of domestic water in Panorama Ranches. Owner shall be required to obtain
from the Company all domestic water. No water from any other source
(4)
shall be allowed without the written consent of the Board of Directors
being first obtained. The water shall be delivered to each lot through a
water distribution system with the regulation of flow of water obtained
either by the sizing of line to each lot or the metering of the water de-
livered, or a combination of both. Charges for such water shall be
sufficient to pay the cost of obtaining the water from the well head source,
distributing the same, maintaining the distribution system and providing
a capital reserve for reconstruction of the system as necessary. The
owners of all parcels shall be members and shall be required to maintain
membership in such Association and Water Company and shall be entitled to
one (1) vote for each parcel owned and shall be required to pay assessments
levied by the Company which assessments shall be prorated equally among
the parcels. If the owner or owners of any parcel fail, after demand, to
pay any assessment levied by the Mutual Water Company or Homeowners'
Association, then the Mutual Water Company, Homeowners' Association or
Panorama Ranches, whichever incurred such costs, shall have a lien, from
and after the time of notice of such failure to pay is recorded in the
office of the County Clerk and Recorder of Garfield Counties, Colorado,
against the parcel of such owner or owners for the amount due and not paid,
plus interest from the date of demand for payment at the rate of six percent
(6%) per annum, plus all costs and expense of collecting the unpaid amount,
including reasonable attorney's fees. The Mutual Water Company shall be
merged in the future with the Homeowners' Association.
24. Approval of Structures: No structure shall be placed upon or
permitted to remain upon any parcel, or altered in any way which will change
its exterior appearance without the prior approval, in writing, of the Owner
or its assign.
(5)
25. Structure Exterior: The exterior portions of all buildings
shall be natural or stained wood, stucco, natural rock, brick, or such other
material as may be approved by the Architectural Committee.
26. Procedure for Approval of Structures: Panorama Ranches may
impose reasonable requirements with respect to information to be furnished
and the form and manner of presenting the same in order to obtain approval
for any structure, including, but not limited to, all landscaping. For all
primary structures, exterior design and elevation plans shall be submitted
to Owner which shall show location of all existing and proposed structures
on the parcel; all parcel lines; shall indicate materials and colors to be
used; and shall be accompanied by samples of materials and colors to be
used, upon request. Plans shall be submitted in duplicate.
27. Criteria for Architectural Control: Owner shall have complete
discretion in determining whether to approve or disapprove structures.
This discretion shall be exercised with at least the following objectives
in mind:
a. To direct the positioning, elevation, profile and surface
treatment of all structures so as to minimize their obstruction or diminution
of quality of the principal views from each lot.
b. Preserve or enhance existing features of natural beauty such
as trees; shrubs, topography and undefined openness or transition between
areas.
c. Promote the design or structures so that their setting, form
and surface treatment harmonizes with the natural setting and with other
structures on adjacent property.
(6)
d. Promote the use of new landscape materials that are indigenous
to or existing in the area and which have low maintenance effort requirements
so that natural and landscaped areas are not sharply contrasted, and well-
maintained and poorly -maintained areas are not sharply contrasted.
e. Promote the use of structural materials that have minimum
maintenance requirements so as to assure a better appearing area under all
conditions.
f. Promote the design and construction of improvements that
incorporate the best visual, functional and material quality elements
possible so that each parcel will serve its owner better and enhance the
value of adjacent property by its presence.
g•
Consider the long-term future effect of decisions on the
nature of improvements allowed in the area.
28. Approval or Disapproval: Any structure shall be deemed and
considered disapproved unless approval is expressly given and is evidenced
in writing executed by Owner. Notwithstanding the foregoing, if Owner
fails to approve a structure and does not expressly indicate disapproval or
affirmatively impose additional requirements or request additional infor-
mation be furnished, either verbally or in writing, within fifteen (15) days
after a written request for written approval, the structure shall be deemed
approved. In addition, as to any bona fide purchaser or encumbrancer for
value and without notice, any structure which has been complete or installed
for one hundred twenty (120) days shall be deemed to have been approved unless
Owner shall have recorded an instrument in writing indicating disapproval in
the office of the County Clerk and Recorder of Garfield County, Colorado,
prior to the date on which such bona fide purchaser or encumbrancer became
such for value.
(7)
29. Prompt Completion of Structures: Construction or installation
of any structure shall proceed promptly and diligently after approval by
Owner. Unless the time is extended by Owner in writing, failure to complete
the structure within one (1) year after the date of approval shall constitute
an automatic revocation of the approval and any partially completed or in-
stalled structure shall not then be thereafter permitted to remain on the
property for a period longer than three (3) months after the Owner requests
removal of the partially constructed or installed structure.
30. Right of Inspection: Owner and its duly appointed agents or em-
ployees may enter upon any property at any reasonable time or times for
inspection of any structure.
31. Protection of Encumbrances: No violation or breach of any
restriction, covenant or condition contained in these protective covenants
and no action to enforce the same shall defeat, render invalid or impair
the lien of any mortgage or deed of trust taken in good faith for value or
the title or interest of the holder thereof or the title acquired by any
purchaser upon foreclosure of any such mortgage or deed of trust. Any such
purchaser shall, however, take title subject to those protective covenants
which occurred prior to such foreclosure which shall not be deemed breaches
or violation hereof.
32. Severability: Each of the covenants, restrictions and conditions
contained in these restrictions shall be deemed independant and separate
and the invalidation of any one shall not affect the validity and continued
effect of any other.
Colorado Country PANORAMA ESTATES
by its General. Partner, Thunder
River Realty Co.
JohnCXlix, President
(8)
lihjec+.; Tra!',"j:c count orAmihicles entering and 1cavi.nL Ga 'e1d County Road 700 Korth
of Catherine S to
Date:
Hour
3l`,75.0777.10k5'z )
Fnt erg., • ;
Vrt,icles is,cav;nc
<, ^,.,
^a.r'.
1111
mi ISI. 11
i/tl !!
1W MI t1R 111
! ALIBLII
P n., .
t$ -IV /
01.:'-...
111
1"11-1 Iii
1) a.._,
////
_JJ /
11 .._
. 1/
11 1
TT /IrN
1:
t1`1.1 )1
t' ')J J ,
1/
1 f
P.--.,
p -
p.
111
1UL 1
.
'. . '
5
16_/ h.
Iv 11ld Ai/
MI 1111
,m.
.
7
e. 1/
NI
N4!
1`tq
F.-.
111
a
NJ 111
_11_
IN lr
lone:
p.,,.
0 r. i"
L
;:.:/!E.
1.1 p,--1
110,E e_
n on e--.
12-mi:j
+c 1
n0/, (-1,
( cu, 4. tnknn n12 ni5-ht and no vehicles Fntc re3 COY' 1f.
7 A:',
1"
-, f'krr
1
r,
TOTAL_ JD R.
TRCXEL /02
Total of cars
onto ni_ssouri
Heizhts. �O
Red Yark is traffic to and from Tro :o]. Construction Co.
located *mile north of Route 82 on Carfi.eld County Rd. 100.
Count taken t, r: 1%
Anthony P. Baudin_o Jr.
T0T;C... 74'3
TROXEL
Total -)f cars
onto l issou •i
Heic!,ts.
/ /l
Janette L. Baudiro
1 •
Subject; Traffic count of vehicles entering and leaving Garfield County Road I00 North
of. Catherine Store.
Date: 75-;14
Hour
Vehicles Entering
Vehicles Leaving
...,
Il/1
1..
t /1
r.. 4,
/1
/
moor
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TOTAL
TROXEL //
Total of cars
onto ]•'issouri
Heights.
TOTAL /4-2
TROXEL //
Total of cars
onto Missouri
heights. /c7/
Red 'Larks is traffic to and from Troxel Construction Co.
located 4mile north of Route 82 on Garfield County Rd. 100.
Count taken by:
Anthony P. Baudino Jr.
Janette L. Baudino (-)
Bonnie K. Nolan—
) )
Witnessed by:
Date:
...�,�. lis',
Subject; Traffic count of vehicles entering and leaving Garfield County Road I00 North
of Catherine Stora.
Date: _.Lf % 1 Z2/2:-- (- ,+, Ln,;
Hour
Vehicles irirLg
Vehicles ]waving
mo
11
/
•, n,
//
/I1
Q2...
/V-4
10. �-
/
_111/
/1/1
,.....
________
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NOC/1
111
-
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E ,.....,,.
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..._.._
TOTAL Sly;
Total of cars
onto Missouri
Heights.
I_
Total of cars
onto i issouri
Heights. 7 Y
Red i:a.rks is traffic to and from Troxel Construction Co.
located 4 pile north of Route 82 on Garfield County i.d. 100.
Count taken by:
Anthony r. Baudi.no Jr. _ � r , _ /
Janette L • $�.Liti:l.T30_ `._ /(',-,:"d'
e' --
Date: "__ � y7 C.,z
7s—
• Suh;1ect l Traffic count of rehtcles enterin,r and leaving Ar"io1d County i o id 100 l Orth
of Catherine St
pate:-_EEi'.2 5;,%/1v J
Hour Vehicles Entering
Vehicles Leaving;
/f/7/1/1:_ v F ,PA /_ /VDf/) s; T /.,2;Co hVOA/T1� /-�R, x /' /
TROD;i,
Total of cars
onto ri; souri
Heights. ....,....L� ......�..
Red kar l:s is traffic to and from Tr. oxe1 Construction Co.
located *mile north of l.oute 82 on Garfield County hd. 100.
TOTA 7
ThUXJ:L /
Total of cars
onto k;1.ssouri
heights.
Count taken by:
Anthony P. haudino Jr.
Janette L. Daudtno
Donnie K. Iola:
Witnessed by:
Date:
/1
1 !L J2L/
�AIn-
3.0 a4,14,
l Ill
1
11/1
11 .
L12 ,...
I7 a.r„
_
/
(Jar
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2. ":..L.
1111a,.
L
LIN/Lill
3.1.14.-aLliLl.
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1Li 14
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ti # .
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1
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Ill
M
11
fre,l/F
CLIIALISMIL
. LA*
L
x.11
/f/7/1/1:_ v F ,PA /_ /VDf/) s; T /.,2;Co hVOA/T1� /-�R, x /' /
TROD;i,
Total of cars
onto ri; souri
Heights. ....,....L� ......�..
Red kar l:s is traffic to and from Tr. oxe1 Construction Co.
located *mile north of l.oute 82 on Garfield County hd. 100.
TOTA 7
ThUXJ:L /
Total of cars
onto k;1.ssouri
heights.
Count taken by:
Anthony P. haudino Jr.
Janette L. Daudtno
Donnie K. Iola:
Witnessed by:
Date:
•
LANDS ADJACENT TO "PANORAMA RANCHES."
Land lying to the east and northeast is dryland pasture with a medium
density cover of sage, service berry and oak brush. The owners are John
A. McNulty and son. There are two ranch houses over one mile distant.
Land to the south is the northern irrigated hayland and pastures
of the J. Richard Hunt ranch. There are two ranch houses one mile distant.
Land adjacent to the southerly one-half of the subdivision along
its west boundary consists of 81 acres of rocky hillside, sage -covered
pasture and a small irrigable pasture.
Land to the central west is 20 acres of dryland with a house and
guest cottage owned by Thornton W. Penfield III; and a 24 -acre tract
of dryland owned by Robert D. Scarrow.
Land adjacent to the west boundary of the northerly portion of
the subdivision consists of a L3 -acre tract owned by Kenneth Jack
Ludwig. This is largely small rolling dryland hills. It contains one house.
Land to the north is largely irrigated hay and pasture land
owned by John Prosser & Associates.
SCS -228 18-66)
•
OUR SOIL it OUR STRENGTH t
ix
Owner
Operator
CONSERVATION N OP
UNITED STATES DEPARTMENT OF AGRICULTURE
cooperating with
7)7 c�, 7, / IS
Conservation District
co/fi 61/0 ,"/
County
L„ate+,4r- t en
Mate
SOIL CONSERVATION SERVICE
Plan No Date 4/1/1717Y
Scale 'u ;/ PF"' Acres
Approximate
Photo No - D / T' — 7 6
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REACTION (E x 10 SELL FROST
(pH) ) POTENTIAL ACTION
7.6 low low low
8.2 low sod. lsw
c 1 1 1 1 I 1
DEPTH To EECROC.. :R HARDPAN deep FLOOD HAZARD. rare usually (oocurs in drainages
_t'P'. TO SEASONAL .- ,H ++ATERTAb._E variable (usually deep) HYDROLOGIC GROuP i
AVAILABLE
WATER
CAPACITY
(1141/In)
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.14k-.16
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a 1.0
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rate to severe - location
0
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PERCENTAGE LESS THAN 3 INCHES
PASSING SIEVE P40 ---
410 10 I 200
11
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SEPTIC TANK FILTER FIELDS. Moderate to severe - location
SEWAGE LAGOONS, Moderate to severe - looation, permeability
CORROSIVITY _ UNCOATED STEEL. Moderate to high
A
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s$ALLCM EXCAv.Ti,INC moderate - texture
DWEL-'NGS Moderate to severe - leoation, possible flood
hazard
RESERVOIR AREA Location, texture, Unified rating 1
RESERVOIR ErMBANKMENT. Unified rating
1
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SOIL SURVEY INTERPRETATIONS
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FILE CODE SOILS—I
li POTENTIAL
FROST
ACTION
DEPT- TO BEDROCK (`R HARDPAN deep FLOOD HAZARD none to rare
DEPTH TO SEASONAL HIGH AATERTABLE deep HYDROLOGIC GROUP B
J
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CAPACITY
(In Int
1
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PERCENTAGE LESS THAN 3 INCHES
PASSING SIEVE NO ---
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1
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sr-a..nn
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Or
0-4 loam ML A6
4-15 clay loam CL A7
15-22 stony loam YL A6
22-60 stony loam GM A2
-
<
cc
ROADFILL: Fair to good
Fair to poor, depending on stone content
J
0
a
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DEGREE OF LIMITATION AND MAJOR SOIL FEATURES AFFECTING SELECTED USE
.44
O
•
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o q
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•
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• 0
44
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a
SEPTIC TANK FILTER FIELDS : severe
1
CORROSIVITY — UNCOATED STEEL
CORROSIVITY — CONCRETE
111!" -----LOCAL ROADS ANC STRE
moderate
EXCAVATIONS'.
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low
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DEPTH TO SEASONAL HIGH ,ATERTAtlLE deep HYDROLOGIC GROUP C
SMRINK-
SWELL
POTENTIAL
1 and
high
mod
F
Z x }}'pQ_
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SOIL
REACTION
(PH)
7.2
7.4
8.2
AVAILABLE
WATER
CAPACITY
fin In)
.11-.15
.12-.17
.16-.18
0 10
C•• N N
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IFc
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PERCENTAGE LESS THAN 3 INCHES
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TEXTURE
loam
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0
OF LIMITATION AND MAJOR SOIL FEATURES AFFECTING SELECTED USE
W
Lla
DL
0
W
SEPTIC TANK FILTER FIELDS Moderate —
Moderate to low
CORROSIVITY _ CONCRETE'
Moderate to slight
AL ROADS AND STREETS
SHALLOA EXCAVAT,ONS
RESERVOIR EMBANKMENT.
UJ ,_ .
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FILE CODE SODS- X14E
SOIL SURVEY INTERPRETATIONS
n`I
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4, 4 +1
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tEL. x 10 SWELL FROST
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0 1 0 b
CORROSIVITY - UNCOATED STEEL.
DEP-. TO BE'_ROCK rR ,ARDPAN FLOOD HAZARD none f
DE='" TC SEASONAL H,G, 4ATE =I"o..:.__. deep nrDROLUGIC ,:_,ROUP C
0
44-4 A
lip.L ROADS AND STREE " Moderate - stoniness, texture, slope
g l b g
r♦ .•1 r1 .-4
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6
1-
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AVAILABLE
WATER
CAPACITY
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rf, in
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SEPTIC TANK FILTER FIELDS Moderate - permeability, slope,
pollution potential
SEWAGE LAGOONS. Moderate to severe - stoniness, slope
CORROSIVITY - UNCOATED STEEL.
CORROSIVITY - CONCRETE
lip.L ROADS AND STREE " Moderate - stoniness, texture, slope
0
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