HomeMy WebLinkAbout1.02 Application_Part3-v.
COLORADO DEPARTMENT 8f fUu-tu ttEar-t n an\L' ,:rt r t'rvtt'*tu' t ' ---'--t
Sationite - Page Z Permit No- CO'0A45802
FACTWTN WALUATION
A. Irfrbralion/Inflow (Ifil
No inrtilmiad/it$:0wproblcns llrlve bem docanunedin'the semice arca,
B, Afi Statioas
Thcrl sre rw Efi *atiats in llc semice arca'
C. Treamew FacilitY
l. Descriiiiott of F,xistinS Trediunt Fafltity: .lnl luiua ,.ory:ro a! a rnnruat bar s*esn' '' lyo screqt' a
contiwats itfluentJt*v recor&r, onffioA*rusU, aclaifier, an $1ur*$lte7and ahratiold
diit{eaion.
Z . &aacin Evatuaiou Tne Division's evdhtation of rhe c4posity af the trtamerulaciw is anfiIe and is
wrmarized iaTable N'1'
Vait Ptz,eess
FeuarwlhsaiPbn
Cqactl
frydratWclorgeic.tlnt Process
Manual fur Screen tfi tTftn wido f) I?1'ha,|s. O-i75'. soaciap 19 bars 0-080ttGD (Puk)
0-075 tiGD (Peakl
Aaw Screen I2-0O" wide, 0.125" bars
Parstwll Fhmu, Si1z 1" H = A.3', iluhraVnlc recorder 0.a02 m0.123 MGD
ilvent FIow M
*adon Basins r*nhar I Vnhmp 448N) eal- sizc 30x I6x 12,5, t, - SA-E hrs-a.Lis MGD
0.03s MGD
Aeraion Blowen t{@er Z. tO tE ea, fn : A.Ss
C[nrifier No-!, Vol8976 gal, Size 12x 8x I2-5, SAR 365 gldlsqlt, h =6'2 0.0i5 MGD
O,Offi MGD
Efi,aetu Fitter I ?f oallminlsa fr- 2 radialfrbers
a.055 MGD
u firaiola Lig tu D Nnfeaion A,AO0 wwlsq snlsec @ ?0%,25i-7 M wa"etengfi
J. Diraulian of Capacin: Site Al-qliution #4i50 fur this frcitiry was opproved on Jdntury Z0' 1996' tar a
trydradic copaciry af a.a35 h{GD and u organic capocity -oJzallbs. BoD/d{L The design ratiw was
comptsted on feiriry 2, tggg slwwing tttit *is Ttow ona'Iooding could be'ma. Howwer. scteral
"oi*cx n Design cireia were reqrusted rutd were grwwd. They are:
l. polishtng ponds shatl be provided far all trewmanr ptafif Yhere the werage daily flow is less ilwn
ZS1.OWiAU* per day. e rodiaifiher was srthsirutedfor the polishing pond'
2. The relurn aaivated sludge Ene lacks ftow fieasurement-
J.Thcclaiferlackmechanicalsludgecollectionandpickttp'
Tlrc above suruiltry of the design ir.dicaus that the oak Meadows Jacitiry should b'e capable of veaiag the
approved caPacities-
D. S|udgc Trearment and DisPosal
The aerobic dige*er is punped, when needad, and haaled ro the Wev Gknwood Regional Studge Managemenr Faciliry
lorfrnher Processing'
l:--t.-*^- a€'Tq nlnunl Fttdll
t-UtlJlt'LL,U UAfAfi,tlWElll Vf rV--IV FtDtlLItZ alvrJ E,/MI!tJrr.tIlgJIJ . ?rt zEt Vwurt w.|u@ ut..t.t^
Rdtianole-.Poge 3, Permir No. CO4Aa5802
V, PEWARN{ANE ITISTORY
. A. Monilorhg Dara
1," Since'this is a newfaciliry, there is no moniwring data avaWle.
W, TERMS AND CONDIIIONS OF PERMIT
A- Derctmimtion of Efiiatt Limiraions
1, EfiIuent Lin*aiow -Thefollowkg /imrrs rydt appty and are discussed rh Searbrs W-A,2 etdVI'A.J.
Table W-I,a_Effiuent Limits , -.-' .-.,,. _ _
PBBIil]etef Lial'il , Raiarule
PH' s'a'
Ail ann Greasz, mgll
Toml Aruwda (os t*), ngll
lanuary
FebruorT
March
APril
Mst
Jwe
hb
Augurt
. Sqwnber- Aaober
lhvezzber
Dccenbq
Saliniry
6.5-9.0d
, J0,
8-9t7.t t
8.4/6-8r
9.6t7.8r
9.6n.9t
I6-8il5.61
3.4 a
1.5 n
!.9',
1.4'
2-8/2.5t
6,2t4.11
7.4t5-g I
Repor.
Design Capaciry
State Eflueru Rqatariow
&aw Efrlaerzt Reguladons
Awidegradation
Antidegradotio*
Wat er Qrulity Stando rds
fiau.ESbent Reguloriox
.Atrtidegmdation
Saliniry Rcgulaions
Flov,, MGD
BOD5, mg/l
TSS, mgll
Fecot Cohforn noltN nt
0.43s'
30/45 h
30t45 b
457/914',
ToaI Rrlidaal Clzbfine, mgll A.il?'
' l04q dverage n lttinimun-Mailnwt
b tAAEy owmgdT.dsy werug ' 3+dq geomatic naanlT-@ gananric mean
' Daily l,ltxitrun t j\dq auragcidaily notimn
Z. Discussion o! E$luew Limilarians
a. E9D.-fSS, anA OLana Orease - ?ODr, TSS, and Oil ann Griase limts are takenfrorn Swe Effluent
Regulations. No violanions oJ the dissolved oxy#n sundard ore e\pecud due to rlzis discharge.
b. pfl - Tltis paramear is limiud by Warcr Quatiry Standards.
c. Waer Qualim Based Eff|ueru Limiloilons -77rc Assessment Unfi of the Waer Qua{ry Cowrot Division
has performed an ossessn enr of porcntial waer quatiry $andards based permil limituions and made a
preliminary determindtion of the permit {imitaions. .This assessment can'be found in AppendLr A aJ the
radonale. The Permits Unir looked ar tlv putposed limits bnd determined whether there is a reasonable
parc$ial for the laciliry rc exceed the purposed limirs"
COLQRADO DEPAEIMENT OF Pb.-lC HEI&TH AND ENYIRONMWT, Waur Quatiry Control Diision
Raionale - Page 4, Permit No. CO445&02
Taile W-Z - lnfiuent Mouiarkg Requirements - O*Jafi 3AAl
PqrafietEr Measutemeat Frequencl Sorrqle Type
W. TERMS AND CONDTTIONS OF PERMIT
A: Derermirpdon of ESlaat Linituions
2. Disassion oi Efituctt Limiwtions
e WdFr Oualin fused.W.ent L$nita4ons -Cantiaued
Fe-cal cgllform, totol residuat chloirte, and nwl anmnnia - Fecat cohJorm, roml residwl clzlorine, and
toral ammonia ate discussed in Appendix A af the raionale-
The 3bday geomaic mean limit wilt be ser at rhe level calculued, and the 7'da1 geomerric-mean limit
wilt be set equal to twice the SMay linit-
The "at&iated efituwt limilsfor wral resi&tat chlarine are lzss ttut the 0,5 mgll ndximam zllowed fi the
State Regclatioifor ESttui timitaioos. Therefore, the lin*s wilt be set e$ut tb che calculored valuEs'
In Tobte A4 of Appendh A, the resaking a*vrwnia limtuarion cdlculodoru are below 30 ng/l which is
the valye used by ihe Division as o maximunt aypzcledvalae. Treued ffiient froma waslsvwret
treadww laciliry is nor expead to have d total o$rmonia concewrazion grEaler *ar 3A mg/|. These
toml ammoniolitfiaions will be imposed.
d. Aatid,esradation - Punaaw Eo sectio1 31.$(tltb) of Y1e Basi€ Swrdards Nd. Mdhodoloeies for $urface
Wrter, a" *tid"gradation reisw is ruquired fo, it ts per*;xing osion Since there is no record of a
prfio* awiAegiod$iorl review, the piebmittary efitienr limitwere used.as the erising load- For wwl -
. residwl chlorine the prelininary efiaent timit d! 0.019 mgll woald remain the samt.Jor the perm* limit
sitrce tlw acute bwflow is zero'aiA riis sers the dssimitative capocity at the table value standard- The
preliminary eguei mit Brfecot coffirms of 680 cotiforms/Iffi nI is graaer thaa the assimihive
capedty inicn U al7 ciifornsll}O ml. The curreru Ferntit Emits were allowed to increase fi fifteen
percew of rhe renwining assimilative capaciry.
e- Ecorwmic F,eajonqbteness Evataotion - The WaEr Quatity Control Comm{ssion, during their
pr " and Numpric Sw:trlclrds for the Upper Colorado Riv.er Basin.
considered tha economk rsasot?obleness of imposiag ilu classificarion and standards Ested ia sectian' W.,L of this rationole. Since this ic twt a new disilwrger and tn new informaion hw been greseued,
,egording the classifications and stsndards, the waer quatiry standard$ased ffiucnt timitadons of this
permit are t!*ermined to be reasonabty related to the ecorumic, enimnmental, pubkc heahh and
encrgj impa*s n the pubtic and ofead persons in accordonce wkh Seuion il .l I af rhe klprado
Dischorge Permit.iysrerr Regutaiotu. $ the permittee dkagrees with this finding, FurfiEtru lo
6l . I I tbj $il, rhe pirmhrce should, submii all perrineu infonwtion ra rhe Division dwing. the public
twtice period.
. B- Monitoring
t. lnflumt and EffIuent Monitoins - Influent and $tucn noniraing witt be required os shown in Tables W'2 dlrd
YI-3. Refer toThe permirJor locations of moniloring poirus.
Rsw WarcrTonl Dissolved Solids,TDS, mg/l
Infiuenr Flow, MGD
InJbwnt BOD,, mg/[ (Ib/dq]
Inflienr Torat Suspended Solids, mgll
Quarteily
Caninwus
2 XlMonth ***
2 XlMonrh **'
Grab *
Recarder **
Compostre
Compasite
**
lf more thaa one saurce is being witi:ed, o conposite sanple proponioned ro fiow shall be preparedJrom individwl grab
nnples.
Repon bafi inltacnt and eflIuent flovt, even if aaly one fiov neasuring device b instailed. See foatnote)t/ on page 3 of the
permit.
Dttc to rhe rype offacilim, maniroing for these pamnterers vtiil be nore lrequenl that whot is normall* required. .'lfier al**
vvuvavvv edayra..rB.. v. . v
furibnale - Page 5, Permit No, C0&45802
W. TERMSAND COI'IDIITONS OF PERMTT
B. *Ioniloring
t. .lnEaeil and Efrluffi Mon*orins - Coruirucd
Ta,ble W-J - Effluant *toninring Reqai*ments - Owfall MIA
Patgiul€r Meo.llrrrancnt Fruquency funpleType
EffIuent Flow, MGD
Efrluau BAD5, mgll
Efrflveru Tonl Suspended Solids, mglt
Efiaa* Fecat Colifarm, aa.llWrnl
EfrueruToul Residwl Clloine, mgll
Efiaant pll, s.a.
Efiaew Oil & Grcdse, mgll
Efiaex ?on! Awwnia as N, ngll
Efiucnt Toral Dissotved Sa[ids, TD[, mgll
Coainwns
2 J{/Month }**
2 Xllrlr*h +**
Monrhly
Weekty
Weelly
Ylee*Jy
Week$ ***
Qurterly
Rzcorder r
C-omposile
ConEoirc
Gmb
Grab
Grab
Wsnl +*
Corqosite
Grob
,lrF+
Repon both intllrlttt aid efiltut!fiow, wen if only one JIow mewwing dwice is ilxalled. See fioawe lt an Wge 3 alrhe
permE.
If a wsibtz shein is narcd, o grab sample shatt be colteded ud aruIyzcdlor oil and grease. 77:r- resalts aru n he reported
onthe DMR wder paraercr A3582,
Dw to tlv rype ofJacility, ronitoring for these pammeters witl be more lrequent th@t rihat is wrmatly ruquired,. Afier ayer of 2 l{finoah sanpling, the perminee can ask n lwtte this reqairument anended rc once per nottth,
2. Salinin Martrarin*: la campliante with rhe Colorado&r,er Sc&hny $anda* {Regulatiott No. 3g} std SeAion
61.8{2)(I) of tlu Colorato Discharge Permt Synem Regulatiotts (Regaluion No. 6I}, the perminze stntl manitor
far saliniry on a quanedy basis- Sanptes shal! be tokcn at futh the raw Qrurable) rwer sapply. iruake, pr4 to an1,
treatmefi and at the wa.srcwdrer disclwrge point ffi|. Ssllartu1 reqairenews cre included in Pan I. Scaioa B- j of
the Pernxt-
3. Biasohds Moniuins
a) Btalolids Monito.nne and Re4oninq: Faciliries which practice or coriract oxy mahods of biosotids disposat.
incMing hau$cial use, landfilling, or any cotttb*tation of disposalmettads, are required to determine azd
repon rhe annul rae of bioso&ds produced Awwal biosalids produ*ion od a description of biosotids
disponl pmakes are to he incMed in the omual ftport- Pleose see Pan I, Seaiad D.3 of the permit for. i$re *fonrution. Additional requirements apply if land diqosalfor benefcial we is prdaiccd
b) ' land Apolicailon of Biosolids_for Beneficiat Use
The discharge of solid vtc$e b landfor dkpoul k regatoted by the Colorudo futid Wartes Disposol Sites atd
Facifities Ad (iL20. Pzn J C.R.S. 1973) -Biosalills Reeulgions, Regulation Number 64, Seaion
SeZGl0Z(6) of tlu Acr providss an exetnption fram the (znificwe af Designadon rcqairenem for biosolids' which are uscd in a beneficial mcnner and where the dirpoa| af such biosolids k designarcd a naering olt
applicable regulaions of the Depanmenr, inchtding.thc'Biosol!4s Resalsrlons
The Oaks Mesdows Semice Conpany is a'Treument Worfu Trewing Domesic Sewage" tIy{I'DS) as rhat
tenn is defined in the Fiosolids Repalatioas, 64.9. As such, the requiremeils of rhe$osotlds-Egpulatlons are
applicabte rc btasalids prodaced u chis WWTP otd which aru land. apptied. for Oene\cia tue. llo
reguiremews *nposd in rhis permb witl be consi$mr wilh rhe Biosoiids Reeubtions.
There are pathogan reducrion and vedor anracion reduaion ahc'lllafives, in addirion to rhost identified in the
Pcrmi{ which nty be allowed per the Colorado Biosotids Eeg4aigns, &.l,2.'B otd C. tf the permiuee iruends
rc use one af these altema$ves the Division and EPA ms be informed at leasl- 30 days priorn ks use, This
change nq be made without additianal puitic notice,
Reaairemmrs of the Biosolids Regularions are in addirioa to thc atoairoinp reeuiremeilts wted above.
w-
WL
COLORADO DEPARIMEM OF P{t.-tC HEALTH AND EMRONMENT, Water Quatiry Conrrol Diwton
Ratioialc - Page 6, Permit No. CO4M5802
TERMS AND CONDTTIANS OF PERMTT
B. Moniroring
4. Preveument ?.rozranz - The permioee 's nor required to maintain a lorwol prarcarment prugram. However.
sordardS applied indwtrial rwste ruuagenww condirions will be inctudtd.in Part 1.A.7. of tlze pennil.
J. WhoJe Efflwru-Toxicin (WEn Tc$ine . BiotrwrllLolznq =The Aak Meadows Semice ConparE's tLoilewarcr
mfunznt faciliry does not receive a ignificant volume oJ roxic or indusrrial wases o)1d, h accordance wirh
Reguladon No. 6l Secrion 6l .8(2)(bXi)(B) of the 'blorado Discharge Permit Sysraz Regu/ailons"; rht disclurge
dus not ltwe the reosonable potewial to cduse. or neasurably coruribwe n, an sarrran above any narracive
standards lor waer qrutit.v, Therefore, WT te$tng is nor a requiremeru of this permit. ff@ueve1 rlrc Division
rescfles the ight n reopsn the permit rc include WT ening, shoa,d facility cotrditions change or iJnew
info nwion b eco ne s waibb Ie.
C. Reponing
l, Discharrc ldonhorinp Repon - The perminee mw subni a DischaTge Mottitoing Repon (DMR) moruhly to the
. Division, Thts repon witl conain the un resahs Jor paramews shown in Tablx W-2 dnd VI-J md Patt I.
Seaion B of the pemit. The Dh{Rform shalt be completed atd submfued u accorduzce wilh Pafl I, Seaion D.2
oJrhe permit.
L 'Atnuqlliosotids
Roo* - The petmiaee witf be required ro stbmit an aru,la! Biosolids Repon whichfntcludes the
resks of all biosalids momror*tg pe{ormedfor rhe year ad infornafion on matugemlnt praaices, iand
applicaion sfies, slta resuiaions ond, certifications. The Anrutzl Biosotids Repon is fu bl Fehnnq lgth of rhe
fotlowing year. Refer ro Part I, Sesion D.3 oJ the pennit-
J. Soelial Repons -'specirll repons are re4uired in ihe event oJ a spill, bypass, or oilrcr aoncompliatce. Please
ElEr to Pan I,
.Ser:ion
D.4 of rhe permit for reporting requirements
I. Sipuaton Reauiruneirs - Sigzawry requirements for rryons ond submtnab arc discwsed in Part I, Secrion D.l of
the Permit.
E. Reopauz Permit Renewal ud Fec Infornanion
t- Tlw permit may be modified, suspended, or rcuoked in whole or in pan duing is termlor retlso,6 aurlined in Pan
E, Section 8.8 af the permit
2. Reqairements for permit ren*tal are discussed in Pan II, Section 8.9 of rhe permir.
J. Permit fce requiremtws are owlirad in Pan II, Stctiaa B.l I of the permit. An anrualfee musr be paid rc the
Wwer Qudlity Control Divkion rc maiauinthe stdils of your permit.
REFERENCES
Colorado Depallmeat of Public HeaLh and Environment, Waur Qualiry Conrrol Division Files.
"Design Ciruialor Wastewaler Treatmenr Works", Coiorado LVarcr Quality Conro! Commission, Decenber l9?4-
"Basic *andards and Methodologits lor Surface Worcr". RegttlatiouYo- J/, Colorsdo Water Qualit.v Control
Commission. eSeaive March 2, 1998.
"Classifcailon and Nuneric Standards Upper Colorado River Basin and Nonh Plarrc River Basin", Repvlarion Nb. i.r-.
Colorado Warcr Qwliry Control Commission. effectivc Novembu 30. 1999.
E- "Colorado Discharge Permit System Regulations". Rqulotion )io- 6,', Colorado lYuer Quali* Conrroi Conmission,
efrecdve Apil 30. 1998.
A.
B.
C.
D.
fl-
COI)ORADO DEPAKIMEN| AF PL- -IC HULT?I AND ENWRANMENT' Water guattry coiltot utvtston
*sioadle - Page 7, Petmit No. CA40458a2
REFERENCES
"Regtrluiotts lor F$tue* Liminrions", Regulallon'Na. 62, Colorodo Warcr Qtnliry Comrol Cammission' effeOive Augasr
30, 1997.
,,Pretidttztzt Regrilailots", Regulailon No. 63, Coloradn Warcr Qtulir.v Coruro! Commission' efeatve Aprit 30' 1998' '
*Bwsouds Re$lation", Regulaion No. 64, Colorad,o warcr Qudlity &nrrol commission' seaive March 2' 1998'
*&lorado Nver satinity stand,aids", Regutarion No. 39, Water Quatitl cOntrol commission' efieuive Aagust i0' 1997'
Kare4 Yowg
October 19 ' 2'000
COIIIMENTS AND CHNNGES AFTER PUBLIC NOTICE:
77ure wft twa leiefi receivedfrom lhe perninee, both darcd November 29, 20oo' nwking commglts on the dmfi permit'- There
tizre sa,eral ffiirncnts qt abur rerwrding in a few insnnces. nu, n*"'oiin it-ng, ti the wardiag tlw the petmince
reque*ed.
Tru pcrmiaee reqrsted that the wording on the i** Jaotuore berow the ir$tttw and estuent moniloing nbtes in the railonale NI'2
aild W-3) he qod,cd ttpon. The foootoru will reai 'Due to the r,tpe ;iT;i'y' "A*y14r rha;e porcmerers will'be more
-ruueil tt at wtto. is ;;rd+ re*ird. Afier a year of 2 )tt*tonin ,-;;n;;,k permittei caz ask ro luve rhls requirement
*zded to atcx Pernoruh
Tl*rs w€rt seveml irs,anc,g_ in thc waeer quariry t*s€st rcnt rhat referred to the data wbmined byfie'petmiree' This data was
sabmhed by Ski WW. Tlre ssesE t *i niiA, cn*rged, to rzflea ilwt Sunlight Inc' submitted the dato'
sanplingforTatal Dissolvedso'rds was inadvenenrty omiaedlrom the permit. This has now been inckrded in rhe permit'
7hc peminei reqtested tha, wordhg of the descriprion af a*fall001A m pages Ib and Ii of permit be changed P read ^0AIA'
foII;"bE d*i$eaion prior to nixing with rhe receiving sfiedm'
The peminee reque$ed ttnt tttc tinit for roml residro! chbrtne be dektedfrom rhe permit since thefacitity uses tl! disinfeaioa'
Siwe dare is o. sream standard for chtortne the limils. is reqaired ta b; ;'rh, prr^ir. The permftree wio need b rePort " not
it lrrir**g" sn rhcir monthty Discharge Monitoring Report Jonns'
snca the Diviion discwered ilta rhers wes an error in rhe'cotoado Amrnonia Modet when the tinis for Tatal Ammonia were
determined pior to the permir going to publi, *iicr, the Divkion t*'it-rr*'rne cAM and midor changes were'made ra the limits'
Atso. where apprcpriarc, aaae nrat ammonia timitarions have been iii"a. t;i::!,!:"f':::::'** oJ Jaarury'Mq and
'AiiOir-prri*ir-
The tabls on Pdge i of roionale and page Ib of rhe pennir reJleff fiese cnanges'
Karen Young
Dercmber 4, 2000
F"
G,
H,
t,
GAMBA& ASSOCIAtES
coNSuLTlt{(i El{6lNEER5
& LAIID .iURVEYORS
rtr.oailaaiar(lallid.co,
PHoNE: 97o.1945-2SSO
FAX: 970/945-l 4t O
t I3 NINTH STREET.
SurrE 214
P.O. Box 1458
GLENvt,OOD SPNINGST
coLoRADO 8t602-1454
Oak Meadows Ranch PUD - Filing 4 - Phase lll
Road Design Report and Trip Generation Analysis
January 31, 2008
Board of County Commissioners
Garfield County, Colorado
1og Bth Street
Glenwood Springs, Colorado 81601
Re:oak Meadows Ranch PUD - Filing 4 - Phase lll - Road Design Report
and Trip Generation Analysis
Dear Commissioners:
On behalf of Oak Meadows lll, LLC, Gamba & Associates, lnc. has prepared this
report to summarize the road designs for the Oak Meadows Ranch PUD - Filing
4 - Phase lll.
Oak Meadows Ranch PUD is located south of the City of Glenwood Springs
within the Fourmile Creek drainage basin. lnside the PUD, Phase lll of Filing 4 is
located on the west side of Oak Way North (CR 168A) north of Phase ll of Filing
4 and south of the dedicated school district parcel.
Oak Meadows Ranch PUD was originally approved for development in the early
1970's. The PUD consists of four primary filings that have been developed
between the early 1970s and the present. Filing 1 and Filing 2were developed
first, by Howard Motz, doing business as GMCO'
Filing 3 and Filing 4 were acquired by Redstone Corporation in 1975 and at the
time of purchase, Oak Meadows Ranch PUD - Filing No. 4 had been approved
as a Planned Unit Development comprising 21O acres and 179 total units.
Redstone Corporation developed the basic infrastructure for the entire Filing 3
and Filing 4 subdivision, including roads, water system, sewer system and other
utilities. Sun King Drive (CR168)and Oak Way North (CR168A), which are the
main roads throughout the PUD, are maintained by Garfleld County Road and
Bridge Department. The Oak Meadows Homeowners'Association maintains all
other roads within the development.
Roadway Design:
The roads for the Oak Meadows Ranch PUD - Filing 4 - Phase lll project have
been designed to comply with the Garfield County Subdivision regulations, to
meet AASHTO (American Associates of State Highway Transportation Officials)
Standards, to accommodate the anticipated traffic for the development and to
provide safe and convenient access to all lots within the development. A primary
design parameter has been to minimize the amount of earthwork and the clearing
of vegetation. The horizontal and vertical alignments have been designed to
conform to the existing topography as closely as possible with the goal of
earthwork balance on centerline. The design of the horizontal and vertical
alignments for all proposed roads within the Oak Meadows Ranch PUD - Filing 4
- Phase lll project is depicted on the R Sheets of Exhibit 1 of the PRELIMINARY
PLAN submittal.
Trip Generation:
Traffic impact fees for developments within Garfield county are based on the
number of average daily vehicle trips generated by the proposed development in
accordance with the lnstitute of Transportation Engineers (lTE) Trip Generation
Manual. According to the January 1997 ITE Trip Generation Manual, the average
number of vehicle trips generated per single family detached house is g.55. A
copy of page 257 of the ITE Trip Generation Manual has been reproduced below.
On that basis, the total number of vehicle trips generated by the proposed
development can be calculated as follows: 25 single-family detached house X
9.55 vehicles per day per single family detached house = 238.75 vehicles per
day (which would be rounded up to 239 vehicles per day).
Based on this trip generation analysis, the county staff can calculate the
appropriate off-site road impact fee for the proposed development.
Si ngle-Farn I ly (B?B3."ed HoLrsi ns
Avorago Vetraclc Trtp Ende ve: Dwolung UnitgOn a: Vvoskday
Nurnb€r of Studies: O4AAverage Number of Dweltlng Units: 206Dlr€ctional Distribution: 5Og/o e
D€ta Plot and Equstlon
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o
x Acllal Data Polnti
Flttad CurvG Equatlonl
I OOO
X : Numbor ol t)weltlng Untts
Fttr.d Curvo
Ln(T) r 0.921 Ln(X) + 2.698
--- Avci.g. Fl.tc
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Trlp G@nerarion, Janusry '1991 lnstitut€ ol Transportation EnOineors
Gamba, P.E. & P.L.S.28036
General Summary:
The primary roads with the existing PUD are owned and maintained by the
Garfield County Road and Bridge Department. All other roads, including the
roads proposei for the Oak Meadows Ranch PUD - Filing 4 - Phase lll
development will be privately maintained by the homeowners' association' The
proposed road designs are in accordance with the Garfield County subdivision
iegulations and other applicable road design standards. The roads are designed
to provide safe convenient access to the proposed lots, while minimizing
environmental disturbance. According to the ITE Trip Generation Manual, the
average number of vehicle trips generated by this development will be
approximately 239 vehicles per day.
Sincerely,
H:\03385\08\submittal\Road Design Report for Oak Meadows Ranch PUD doc
LEAVEN\YORTH & KAIIP, P-C.
A'TTORNNYS AT I,AW
LOYAL E. 1-EAVI]N\\iT]RTH 2OI I{T't STR[I]T, STTITE 2OO DI]NVEIT OF['ICE;*
Stu\DER N. K.\RP p. 0. DRAWER:0jlt 700 WASI.tiir-GI'ON St'. STB 70?
J,\.IIBS S. NEU CI,EN\T'OOD SPRINCS, COLOI(ADO 8I6{13 DENVIIR. COLORADO 8O2O]
KARL J. HANLON 1'elephonc: (9?0) 9"15-3261 'tctephone: {jOt) B?5-399j
lllIClL,1.El. J. SA\YYER Facsimile: (970) 9{:-7j36
J{\..{ES F. FOSNALI(i I I'f kjhSrkrarrfinn.corn .O:::::#;i::;;;,Wytr:;
January 3 1, 2008
S{-ISAN W.I,AATSCH
A\}I.{ S.ITINBERC
CASSIA II. TUR\.IAN
T]HAD J.I.EE
JENT]ITTR T{. SNIITI{
ROSAI.TE C. OI,SON
Hand Delivery
Ron Liston
Land Design Partnership
918 Cooper Avenue
Glenrvood Springs, CO 81601
Re: Oak Meadows 3, LLC Preliminary. Plan Applicability of Covenants
I)ear Ron:
At your request I have reviewed the follou'ing documents related to the {iling of a
Prelirninary Plan for Oak Meadorvs Filing 48, Phase 3 (copies of n'hich are attached).
i
I . GeneralDeclarationfor Oak fu{eaclorvs Ranch, Gar:lield County, recorded Jan aary?6, j
1977 atReception No. 276560;
:
2.oakMeado*sReorganizationAgreenrent,datedAugustl,1995;
3. Supplemental Declaration Filing 48, Pliase One (l) 2002, dated April 2?,2002 and
.
4. Supplernental Declaration Filing 48, Phase II 2005, dated July 8, 2005 and recorded
at Iteception No. 677780.
;
Based on my revierv of the above referenced documents, I.'iling 4l], Phase 3 rvill be subject l
to the General Declaration as modilled by the i995 Oak lt{eadorvs Iteorganization Agreement.
ThosenrodificationsprimariIyconCern1heArchitecturalCorrtrolConrntittee(.,ACC'').The
Declarant in the Reorganization Agreement retains the right to appoint trvo members to the ACC
auntil brrilding permits and certificates of occllpancy have been issued tor 4,15ths tif all pennittecl
LEAVENWORTH & KARP, P.C.
Page 2
residents in Filing 48. Those tr,vo appointees to the ACC have a ma.iority vote as to any new
development within any undeveloped tracts within Filing 48. In relation to the current Preliminary
Plan Application, this means that the owners, as Declarant, can provide additional restrictions and
covenants on the property lvhich are not in contravention to the 1977 General Declaration including,
but not limited to, additional ACC guidelines specific to the development ofthe current tract. There
are some requirements in the Reorganization Agreement that relate to certain deed restrictions
concerning the size of residences. These are contained on Exhibit B of the Reorganization
Agreement.
Accordingly, at this time I am not recommending that \ve prepare supplemental declarations
given the narrow scope of authority the Applicant has as Declarant. Rather, once w.e have received
comments from the County Planning Staff and Planning Commission regarding additional
restrictions or conditions rvhich may be appropriate to include in supplemental CC&"Rs, would be
the appropriate time to draft the supplemental CC&Rs.
Should you have any questions, please do not hesitate to contact me.
Very truly you$,
LEAVENWORTH & KARP, P.C.
KJH/nrmc
enclosure(s)
cc: Oak Meadows 3, LLC
'14L
:eco$:d .t-S;,1"r*t-{-. l.Jlll-2.t "1977
Scceltlor so. , l et-}E O trtla St.phoar, losprdsr27s;56o
GMTEEAI DECLARA.TION
POR
OAX XLC,DOI.?S RANCS
GARTIEID co$Nryr. coLcnAno
ruui492 Pff89+
TiiIS CrECL,.*RA?ION is nade trais l. *Laay -of Januar)r,1977 by prDS?oNE copJon.Nrrox. .a corcraaoffiporlii;"_---
{
1.1' GensIel-Illposgsj- .Redstone CorporaLioa, Lhe -Declarant, owns-SETETli6lE?Ey hereinafrer definid as Oak .
..llead.,us Ranch and also owi-r" ir,e ir.i-d"firr.a as si;cksri ana3, Oak Headorrs Subd.ivision, Filing go- :. Safa iiiGg No., 3.is platted and has teen upiro"*a-Ey-tne earfield Couirq, planainganil.' Zoni-ng Authori rieu
-
us' u singf ":.f"rl ly,, residerrtial develop_.eent on tracts of not less than five acr!! each, Oatr UeaeorosRa-'rch has been olatted and approi.ed by Garfiefa pfa""i"g anazoning Authcrities as a eianirla unit ber.elcp&ert for residentialPlr?oses in areas 1 througb S inciu"ive,- "*l"ptiog-ir*i-e,Yh*" timited con*nercial. iuu"' ir"'u"thorizeit as hereiaafterdefined.
By this Declaration, Redstona Ccrporation intends toestabl{sh an .}.ssociation as u-r"x."i" to perfo=-m ceriain functionsand to holct anil manage certain fi"f*.ty for trre commdn ;;#i;""--of -some or al-I ov:rers of properfo. iritfrL" oah f"ieaio*s--eancnand intends to de{jjr," ".ri.io.rfirrts a..re obltlati;;; ;i .tbe Associarion and certain ,itfis ."a olfig.aiioni-"f--
?11::: of property vi.t}'in said-areas uittr risp""t-t"-urr"AssocrEtlon atd witlr respect to the functions underta](erJand property heLd by tbe Association.
. - -By Lhis oeolaralion, Redstone Corporation also lntends
-to establisl, pr:uide and maiitaio the inctiaea "r..r-.= "Fteasant and desirable environment for all persons residing,visiting or do5.ng business ir."r"r""--sanne. or a]l of tl,e functionshereby-invesied in the a="ociaiiotr nray in' t^i" ,oo""..]\Jreinafterprescribed be invested ln a poiiticat- subd.ivisior, .ieii"a to''sueh purposes.
- ].2 ?eclaratlon: To f,urther the q:eneral purpcsesnerern exp!essed, p.edstone corporaticn, for itself, itu'i""""i"o*anil assigns, hereby deel.ares ti,.t uii i"ar piJpeity [Jlei:rarterdefined as Oak Hea&ows Xaach and, anv aadlUio!:al prooertvhereafter added as hereinafrer pri"laJ,-.b;ii; ;;"ili"ti.6*sr -be orned, he1ci, used r"a'o".opi.a ="rj"lt-;"*$.provisions of this Decr-aration an.l !l ti.e ."i"rruntsr.llnaiti,onsand restrictions herein contained.
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2.1 Declarant: Declarar:t shar.r rnean Redstone torporatioaa colorado corpffiETrES-End any succe""o."-".-.J"rg".. JiinedstoneCorporation.
2.2 Oak lteaCo',,'-s Ranch:. Shall_ mean a planned UnitDetel-bpment conEriifr!-7ri'lr?T6-a.r-., *or. or ress identif iedas oak ileadows Ranch, oak l^teadcr",, iifirrg N;.-4, .i"*ul"]ut,
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. St,xr:4$? Pr':f BS5
l;Et, s!It, SEI , Section 18, and NiL,^Section 22, ?or,rnship
!,ft ;"lq.I',I;; iil"l tl:r,:iii;;ii, ::*i:ri*.iii-.iIJ".,,a'apprcved ry tre ciiiiuia;ffii; ;rlXii;;,;;u";"iiff l*,iilir""and Garfield County co**i""iorl.i'ur.,a f,iled for rl6ord.in the office oe ti,*-i"rti.ii"i"""ay clerh and lecorder, *ithsueh .&:nendments and."rr""g.",-fi"Jiy, "" shall be he.reafter
SFII"::o*ved and rii*I' i, -ir,i-"#;i.ii i"[iiy"i.aijlfi*,, "
2.3 S$|Eon:: ,Afdiligl:r 5e11 prog*ty adjoininsor nearbir oak t':ridcirEE-nc-,r inerua:.ng-but rot rinited to oakHeacows rilins *3 -shari-ilJ'a."i"i-r"rJect ro alr provisionscontaiiec in" this oe.rariii"n-Jir^rrro1..t to sucb. provisio'sas shaLL te enuneratgd upor lr,I:.I*oraing by oecllrint,in tle orfice "r iu*-c"iIi; ;[ri=:"c Reecrder of Garfi.ericounty, colorado, or a n Jni t i.,i"".-l'.'"Iii3ll3.- "I^ 9::a esc'i! u o;-; i-;r"
"aai- riii," i l!;i ;:l;:#ngri ;;$i""approva.l^s of nor^less t.rau i/:rf]-"f the cc;obLned ownbrsof sires wirhin oak meaJsrcr-;;il;." . l
' 2.{ %**Ji}g:' A ,site* shal} mea.n eac}rgi$::iir,:r;ffixffir:,.x;:i::.i",=igiii*"1:"."-s .
l:f:":u ln t.i:e 6r:ndominiurn-b;';;;ip Act of rhe sreteot colcrado,-,.^hich i" o"".ra, ii;i;;; rised for or in connectioaIt'i. rh pe rmt rted I odei;{ -i;;id;;ii"i,
n r";r,ess ctr cornmercia}purposes, including any such p";;;il owneil by Declarant,excepting. hoirever, ar.y parcei of progerty owned, held.or used as hereinarte.'s!"-iiir"iri'desiE:.ratee as a Grssr,BeLt A.rea, or for ;ur;r-I;;;;;;;;L"r"=.
'A parcel-og.grofelt]r oraed or he1g. by DeclaranL shallnot be coasidered a-siie i,.i;l t"-IJnstruction cf irnprovementsthereoa or del"iaeatio"
";'ioi"a"}I" trr*"*orl--
- A, parce]. oE property or"tred, he,ld or used. intts en-lrety L,y the asiociatiir"-r.,"il.Darter. refe=ied, torox by any qcvernmgniul. entity,-or-i"-" o1. in coanection'*itir the aitual distri-butio"'ir-lriltricity. gesr $aters&!,er, telephone,.rele"risign ;; ;;;, utiLi? serrriee ;i."o,access to anv o..??rtX_orit-l:in-or-nilrrout Oak Eeadoqs Ranchshall ncr be "lr,=iee.ia ;li;":- "'*
Z,S Ubil: A,Unit is a standard of l[easurernsnt usedln this DeclaraEEi to aeterm:in";;-1.* certain risihts andobliga*Jca! with respect to a Si.te ana tbe Oqrner oi a Site..Each sira s!raf"' be dlene* a"-";;;ir; r:f , and .-he grflter of asite shatl be deemed tc o,"nl ;;;-;;'*..e-Units of one or moretypes, r':iiich sharr.r. .rrifn.I";o:i""I site in accordaice withprinciples and definiti"rr'"""t.i"Ji*rr"r.inufter in thisDeqlaration. I.he general location-Jf Sites lsubject torelocation es herLfnar-Li pi""iilir t"a-tle u"iti-Ji Jl.,rprr"ytherefor ai:e as defined ;$;-;;;:;Li* e.".ribed plar of oaklleadoxs p"anch.
2.6 *::or,, Sha1l nean t-he person or pe:.sons,e;:tier sr entitl;; Hho orn i"u.=iiii; tit,e r., a sirs- Eachottner sl'"aLl also be the ";;;-";^;;;frs or a Rpsular
T
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DrIi492 rrtr895
srn|-:::hii i! tlg AssoclaLion which is appurtenanr ro ritleto such Site. lhe term Oryner shall. include Deel.arant to theextent bhat it Ls the owne: of f,ee sirnpte title to.}it".
- 2.7. 6ues!:. .Guest-shaLl mean ary custorer, a3eat,orq>Ioyee, guest-6?-invitee cf-ai-6""J=, ",.'h uny p"isooto.?lllllll -::tity or entirles r+ba have any risbt] iiir" ",L'ceresr r-n anv site shich is nct the iee ii*pfe tttf; to thel:.::^ :::: y:11i-:: t.r r*., ji.*n"JJ,'loo"essi onai re 1 rno:rtsaseeor Denerlcrary under a-deed of irust; and a::y custorrer, agent,enplo{?:l guest or Lnvitee ot s".U-j"rson or.pelsons, entityor entities.
Z.a 'reejlf*pl* dtle:' Fee Si.agle ?irle. as usedherein shal-l meEi*TeiGlHlrE-Trtre to a sire if such an estareor inte'rest erists with rlspe"'t-to u-site or,-if,-norr-Irr.testate or interest $ith :respeet to. a iite i.fri.t -i, *6r"--aearl:, eguivalent to fed siirple t:.ti*.
(- 2.9 nrro"i"tJon; Assnc{ation shall *u"r, O"XHe-ador*s EomeownE?GEEEEfation, ot-tervr:.se referred to asor-k |teado!,rs AssociaLiorl, o: r,"iii" "i essociaCon, -a ioior.aocorpcratior Dot for profit, formed .rra in"o=po=illa-t"-1"and constitr.te the eisoci"iio:r-t" "licr, reierence i.s made -in- this Daclaration and ta i"itil-'lie cornnoa interesrs ofal"l o*ners or of parli""i;.-;i;;;rlt c"*ru.s of sires iECak ileadows nanchl a::d other ji"l".ti., for whicb thenqsoeiatj-on provides services'.' 2-10 sirylerlllilv,yg : Heansa site for a dweTling hoBse-rci-rE*r;6rovemenls-Thereon designeE!91 one famit"y o..upiocy "r,a rirl.:.-iay incrude one nor-residentiaracces'ory structure to Le used as a garage or for other perr.rrdssibrepErt,<]ses, whieh may bg attached. or aetaciec froro tle dwe]linghouse. The Sinsle 1+it" site shaif-jnclude t}Ie land. uponuhichthe-pe=nit'teadwe,itins-l'i;'".""J-;;:;.;L.:I;o:|o=uis .Located and a surrounCini tiact su:ficteat t., aecon nodatethe dr.;ellinq a:rd cerrjt.red ;";;;;;d uses, the bouncaries cfwhich sharl be =oi."""a ty t;;-;;;i:."at- - sinst. r.,oi-ii=t,Ii="..may be on detacheh-r"p.ro-tu-ritl.]-J. may be conriguous orifi iffi :{J:IiI 3:,*:;,$:l-,if:, l"*:.;$;u t';I"Ir"u"-
2.r-1 r.rolliplg r"riL,, u,ir (ry. unir). statt meona strucr-rre conrE-ipiag tvffi'ri;il-assessory use f,acilities approvei by Declaiunt, uu.h-"=
. garigg'' car::)c:t, Pufhil't-g, olfi.e. iiu."e=-y o"a .."i."ti""facilities for use by iie ""."f"-ti.
rsurcsLru
' 2-12 Co ,a^ n*.'+r r -L-'a *:stru.rure o.-;r. ""H:i :;;:";"ubv the Asscciarion an.J recorded- t;-u]; i.rrr"fi .Il#.!o.1oru,,
:::::_".:HihJ::l3iltion sha11 .'":".rn to and adopr ti:euonoqmt.nLun Or+:rership Act of CoLorado as L.;rended, a;rd. loayincluce *ultiple fanilv ;ri;r-;;-i.J|"'".it;- ""-6uuis,rt*aare&s cr facilities for cornmon use-.
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3.L Property Furnished by Decl.arant: prsperty
Fur;rished by.De uolyr'uny-impro*,e-me&t or-portian of any irnprovement on reaj. property end- anypersonal, Froperty or equipment $ith respecCto-rhilh Deslarantgrants, s5signs or conyeys tc the Association title, lnterestsin.. or riShts of use, or r..ith respect to r,rhich Declirant" p*rrit=use by the .Lssociation or s.,me or all. ovners, cr their Gulstsland any reirlacernent of or fcr eny of the forigolaE. strch uitie. -interests in or rights of use may relate to Lf,e aicbss road orroads. serving Oek l.teadows Ranchi ope:r space or unirnproved areasfor the use and benefit of or,mers;-val},.s, drives, ti:iits,park areas.,picnic areas, stairs; landscaping, trees, shrubs,pcnds, seating, bench€.s, aesthetj.c structures, lighting, and.
?."t?r open space improvementst parking arsas or Structures orfacilities; tenais courts, ice rinks,'or o-,her recreaticnalfacilitie.s; snsv'removal, naintenancs'or other egu-i-pcent; officespace anil offiee furnishings, furniture or fixtuias-,
nu;i492 Prlf 897
rrr.--,oEtlG*."1oNs e$D Rrcs?s oF ASSOCTATTO$:
. mear and incl"r:dt:as real proFerty ar:prcperty', and irer*ona1held or used. by the'
T
:"2 ' facif ity: Facllier sha1lProperty rurnisEEE-S-Eeclarant ai r*e1llnterests therein" improvements on rea}property and eguipment othe:raise ovmed,Associaticn.
3-3 Functignr Function sbal] aean arry actirrity,function or serEG-?E{nired under t.he Dec}ayatiln to be uoder-taken.or perfermeC by the }.ssociation as r+el1 as arlf bctivlty,tunctlon or service othe:-orise undertaken or grerfonned by the*n""tt*t"l:n
property rr*,intenance !-unction: The &*sociaticnshall be cbligated to--ffi the highestS'uality care, operaLion. &anagerilent, maintenance. refair" and.replac-ment. of all Facilities and .pay al.1 taxes and -assess-
merrts of vbateveftature reLatiag to any Facility; - Saj-d.obligalions shal,I include without liuitaaion, rernoval of, snowlron roads, valks, driyeso stairs, a-nd, other siraiLar FacLl"ities,as-neaessary for their custo$lary nse.and enjalnaent; mainienanceand care.of open Space or nnimpiovedl are=s ind of tr1larrts.trees and shru-bs in such open spaee or uai.rnprcive{ ireas;'raaiute;ence of lighting prcvided, for roads, va1ks, Crivesr:stails, and other similar Facilities; and mainteae::ce of roadsr'.valJcs, drives end loading: areas as $ay be necessarf or clesirablefor ae*ess..to or ful,l" ulilizaLioo of iny Site or aiy improve-pents. fhese'obligations of the asscciation are. herein ealf"edtha Froperty l.lai4t;na:!cs function,
-3.5 VilIagq Operalicjr PuncLion: ?he -Ir-ssociationshal1 bE ol}igaffiings that rnay beneces$ary or desirablo tg keep and, maintain Oak ileadows RanchanC otlrer properties under its jurisd.irtior. as a safe,'aLtractive and desirable eonurunlty. this oh)"igation of theAssociatic" t" nu::t: ":1r:: the ?ili-aee q>eraiion Er:ncricn-
3.6 Othe: f'grrg5gr:g: Subject to the provisions
he rail f c,r apprbTa]"il*6I-6ffi8G..a f f e: tld and t}e plcrris i onsrestrj.ctl-ng co:unexcial prefit-maling act.ivities by the Associatioa
-4
{
ur.,n492 pAciB98
the Association may uhdertal'.e other funccons on a self-suoDortind-special assessmert or other basis, includinj, ritr,"ol-iiii[5;;;;''''providing security and fire protection; proiiai"g recreationalgrogranrs and recrealionaL faiiLities," tennis "o.,.rit=r
-liaygro1lrrdsr
.picnic Etreas, terevision reception t{rough " t*r."i=iln-u.oster,transnltter cr cable. system; provid.ing tiiephone un"".ri"gseruice; prnviding 1t.or39L anl mainr€iance ?aiiiiri*i.--
3.7 Insurance:' ?he l,ssociation shall maintaio and
*:p.1:_::rce pEII?-I3Ebirity ana pioperty damase insuranceanct t::surance against fire or ott:er calualiy lesI on itsproperties anil srich other insurur,c* i" the Loardt of Directorsshall d.eam a€yisable.
3.8 Richt ro Ha!:e Rules qag_Beggl3i:9!g: TheAssociation sha thE powerto_ adopt end eaforce rutes ana reguri{i;;;-;p;ii..li. wirhinOak lteadows Raoeh: To pre!,ent oi'reduce ii.il"f,ir..ao t"prevent disorder and disturbances cf t-he peace; to regr:tatepedestriaa, vehicular ind egueetrian tratfic; to resuLate useyf afy aad alI Faciliries ti assure :,:riest-e"ilviJii*"r """"fy .tlr" perso:rs p:rtitleil to e"iby ="d use tl:e same; tc promoiethe general health, safety ."i i.iiu""-"i p.=r";;'.ji i;":"--"
P:gt:t and.presene propirty an,:l prope:ty rights, -o.ff rufesand' regulatiors adopted by the ,rssociition si:irt be reesonableanil shaIl be uniforraly ap[r:ea" ?he Associ.atio,' aarr-"rovidef,or enforcenerr of -ani, ";;h i,,i.u -i"a.=;;;i;;;;;-:ijrgi,
reasonable aad unifcrrntlr appl.ied speciat -aiit;;;";;-iirr.,
anc perialt.ies, rhro}gl -exci-us io., of "ioru t;;;-f ;;;J"iti t: ""or othersise-'. Each'Oorner arC G,,est shall 5e oblisaieC to endshal1 comptv r.-i-th ana -_abide bv such ;;i;; -"a-r"iriiiiroe* "ndpay such-special asse-ssnentq -or peralties- up"r-frii"ie to-' corply vihl. or abide by such rurls a:rd reyrratio"s i',a special .assessaer'ts, fines.or.penalties may be iiafosed ifuir.ri or+nersfor violatioos by Lheii guests.
. :t, Charqee f-or Gse of pacilitiej: Subiect tothe provisioas -U.!rI3i'!J"t
"tDeelarar:.t with respect to property iuinistr"i uy oeciiiint,tlre Association may establish-reaiooable ""a "id;"[iv]PPlied eharges foi use of Facirities t.c assist tlie -p.ssociationtn ottsetting the costs .nd er?enses cf the Associatioa.attri}utabl.e thereto. Each Owier and Guest "friii-U.--.obligated to anA shall pay ary such cbarges for lrr.;
3. l0 pjsht
the provisions o}-iEi s?.-of I'acilit-ies: . Subject
ccnsent
toof
3.11 Co?ernxieq!4l Successo:: tury lacility of.the .&ssocl-ation @ turi,ed. or.r io ..?::"::I*"-lal authority uhich is willing to accept and assrmeEle laree upon such tertis anil corrCj.tions as tire issociatronshall deem to be appropriate with the consent of the Ownersof-a majority of the U;its bearing t]:e costs ";e ;;,;.;;.=relatirrg to any such Faciliiy or iu-rction ancl w-iUr lne consentof Declarant,
D-eclarant. with respectDeclarant Hit.h respect- to property nlrnishi:a Uy Declarant,'t}e .Lssocialion shall have fuil piner a:rd auth_.rirv ,.A s..lhave full pouer arrd authcrity to sei},
of any
leasa,. gral-t.rirhts in, tra-nsrer,-.;;rd;rt .;;ffii Jf ii"po"*of any Facilities
*5-
Eu;,492 Piffi839
(
ii?:r"::gn#,. .ff.*:;;iaLir:u's::::l1_:.*_"3lll*lf , 3nf . sulslaitillt y ac-c;ains to benefits
3'12 I@tl: ?he. Associatiorshalt have a::d mEi_effiir"g.-girla to irexpressly in 'this'pecl.araricn irl-Iii.*pt to the exrent li,uiredby the te:nrs and n:royisions of--tf.i=-i*lfrritio.rr;;;;; ti itby lau, and sharl^il*ve ani niy *"r"i"" every okher right orBli"i]:gu or pouer.and!- authority n.."*u"ry or. desirable to fulfil,its cbligeticns unCer this orcl-aration, iicluaing-tf,u-iigirt to'engage necessaiy 'Iabcr and accuire r:ie-or o; pr:ichas" ""i"""*i7 .prcpe:ty, equipmenl_or faciljiies; employ p;r;;;;-f*""u=.ryto ltanaEe affairs of,-the. a*"o.iuti""l ,.ra obta"in and Fay f,or1:l:1t' eccountins and othei-f;;;;;;;;";t-;;;;;.'II filv l* .
necessal? r:r deslrahle.
. lv. lccoUrr,r:wc dnp essgssunm,::
4,1 fhe AssociatlEu sba11 rnainlain a+couatLng recordsand bocts of accounr to conforra t" q*";Iii;.;HH:teountiagpri-rrcipLes whieh'shar-l r" uoaitJ-iiio.rry by unaffiJ-iatecrcertif,ied Fublic jaccolrnt*ors, anrrutl audit i"l"=i, iec<lra"of receipts alil dlsbursements u"J-oi.unessftents and the basistherefor shaIl, be^subject ,r-i""p"liion b3f any orrner or.hj"siItr ::.flj:;;: in rritins "r-ur,! a"""ciaiicn, oiii.*s*auring
receirred or nade avlir-able.' ;;-rL;;.i;=;;;,nrilfL. (a)connoa cost Asses sments, to ineLude'uarEiir:"i""Iiiel'-i.i*r*rna.intenance and snorrr le*o-ra} co"ts "rrA other items ior ttrebenefit of the community .t-t"ii"i lilf speciJ-Fa"iilry costs,to iaclude c.sts a*r:lirtuure 6-;"r;. ;""ii:ii-taii-ii'o="aF:}*Iily for the benefir or.a p"iiicur"r gil"p-uut. i"is trr..aJ-L. eligibre benef iciaries ;. t.l'sp".i.l ruictica i"."ui*"rrt",tc inciuia a function uadertahen or perfo=n"a iii.iii-fy'fo.the benef:. 1 of a r:articular g.io,-rp-"t'orre o.nore, but. Iassthan all oemers iircluding..oi-t"'""Ii"n,nd.e=tale;! or performedprixrarily jn connection r:.tt"a-sJeeiif facif.ity; (d) penaltyAssessments' to include special irressrnelts tg-be-imposed usder
"lil:$y applie6 rutes aird reEulatiorr, "o..erea by s}lirru3I-3.^1.:?::.Forr, and.. levieC pursuint to action*by-.ir"ircard o! Di.rectors of_the Asspciatioa, upon any Or_nlr forviolaLion of rirtes and "resuiaci;;;-;;;";;;r-;i Iiii-oil**,his Ji,Eents or Guests.
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6.3 'Bene{rlr A benefit shal"l mean a rlsht-prJ.vitese cr- erjE!ilEIE rhicb, i" iie"re.a, *i;'-.;";;:.iio
*,q)ected. to lre aff,orded, or is available: t.. -oi-i"i-io
}r.ner, IIait or Fersirn with-in Oak Headpss Ranch and neel 'lotE o.e the,sans degree or sa:ae nature as bet$een ir.o[ii"i-*.i*=,if there is a comrnon benefit.
4.{ .}.nnga} BuCqet and Assessment,lo).lection: },:.r&;:;rua1 BuCgef s .
AssociaLibn's fiscaL yeir ind a=n"sim*nts slraLl be computed
::l^t_lf:::, :" Pu paia ia i:rstgtireEnrs as tlrescribed by rheAssocratlon By*Iaws wi.th billings to Owners showing briak_down as bsb*een conrncrr as::essnents ""a "G..*p="=iiii["a'
6-
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Dtrur:49a1 .riE gCt)
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assessnents. fhe Budget arrd revenuq require&ents and hethod
oi..assessnents shiiLf"be approved by"the Board cf Directors '
at.or fotr^lowing a Boclget !{earing for r-hich }ritten notice '
by ordinary ma,il is given tb'each Or*ter at his last knosr
add.ress at least ten days before such hearlng-
Asscciatlon may borrow monelrs to ureet current expensesduri:rg the fiscal year for which the builget is adopiedlpledging duly. assessed revenues therefoi.
4.5 n*t"oi*i'"8o,!qr].riior {pcn approval by the
Board of niract@aL b-y-.e,t_J.past.-5oe of,-all Ora'ners. to be assessed for repa!'nenb, moneys nay be borrowed
tsnfEEEessmen€' reveirucs pleiE'iid.:'crLetor t" piy c"!it"l ccstsfor pennitted benefits, stch bor:owi.ng to be repaid within leri year
4.6 'Tirne for Parrments: tlhe 'amor:nt of any
S.ssessment, chalgEl-T$E, !EiEi!,, or ot"her a.inount paye.bleuith respect to any Ourner, or such Ow:rerrs Guests. Site'orOrdts shall become due and. payable'as specifieit by tle'Assoclaticn and, in any event, 30 ilays after an:r totice'shal1 have been. given by the Lssociation to such O*'trer,
and any such aroounl shall bear iaterest at the rate. oi12t per eanum from the'date dae and payable-'
4,7 tien for a"r"""i."ts and Other,qrnorrntsr ahe"Association sha ure pay-
ment of axy assesslent, charge, fine, penalty or otber amcunt
due a:rd ow.i-ng to the Aisociation wj.th respect tq the Ou:rer oft]:at Site or uith respect to sucb Ounerts Guests, Site oruuits plus interest from the date. due arrd. payable, plus a)-.1-ccsls and ex1:eases of coL1.ecting tle unpaid ainouat, J.nc3-r:dingreasor:at'le attoraey's fees. The lieu may be foreclosed in.the
D.anner for foreclosures of mortgages iu t.he State of, Coloraao.
d.8 I,iability of O!"rrers Pu tcwnbrancers:
fitlr respect to any Ow:ler, or such Owner's Gues
lhe amcunt of aIf?EEEEfrfiS e, Itne or 4.trty payable', site or unitsshall be a
such Olrner
t and severa3" obligaLion to tlqz socia-Llon of
Owner's b*irs, persona].i resentat:ives,
,Ph6€5 932:
FIL€b *
MAR 2t,
6BKF}rtp
LO
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FOTLOW,tJf?
$uceesso:rs anci assl A party aequir'ini.,/fee simple title'{l.irAt. si^th ttre .former
whicb had-accrtied an{'
ition of fee simpl"e titlere;udiie t{} such party's
.s paid .from the foroer graper-
Each sucb amsrnt. toget.her $t thereon, may be
recovered. by suit fcr a ju tle .Associaticn witlrout
!o recl o sing orlraivi.ng.llen btcur same- Nctwith-
e, cleeC. of trust
such
assessment, cha fine or penalty and the lien any such
i--*^...--- Recordef5f barfielil'Cor:ltyr Colorado, prior to the Lime a)Wlf$€N nc'-ice of failure to pay airy such umounl is reccrded in saicl^ office, descri.bing the Site, and namipg the.OL'ner of the Site-
to the Site by such party wiright to reeo"er any of said.
Jec
s00K $21 to a Si.fe shall. be
Owaer cif Ure Site .for
"9Frnoff
at the time
and
Bt]$492 riu30l
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. 4.9 'Estogpgl-Sglliliggl9:' Upon p*1n"elq of a reasonable
fea nslt to exceffielr request Cf any Owner or
a:ly person rith eny right,.Litle or-interest irr a Site cr
iil*iai"g to acqui-re Liy right, title or'i:rterest in a site,
th" "l*uoii"tion-sirail firniiir a uriLtea stat€$ent s*tting
f.i*r-tl',.-*rount of .ry "nu*u"*ealsl charges, fines or irenaltiest
lf, ar:y, due or """.o*d*utd then unpaid;*ith r*specl to the
CI**t "e tbe Site and such O*nerrs Guests, Site or Units
and the amor:nt of the conrnon and Special Asse.ssments f,or tha
."i.""i ii;.;t furioa oi er.," xssociation payabre wirh :respect ":."
il-A; site and'Unlts, vhich statemsnt sbaL)', with respect to
tt* prtty to udon it ls issueC, be cenclusive agai'nst the
.essc;:iaticn and alt parties, for all pErposesr' that-no. greater
or other anount* uere tlen duE br accrued ancl unpalq"
4.10 ' a==o.iriio'r"co.'til ' Lte '
Jtsssciatio;';;y tiltraet to Provide stiSv{ffiTi?-Er'Ylq9 benef its
io *.=*"s otber- thln gak faea6-ous Ranch, provided no addi-tional -eost cr reduction in serwice bccl:rs to oak llead(}vs RaDc]l ol{rlers-
ntti"t sha11 be perlonred anC sersiced-provided a-s required
;y-t\ft. ;;ci"i"*."; by lssociation.ernplblees t or by. co"ntractors'
including Declarant"
. -^ -Y=.,'T*'nt.
5'1'DiYisibleSpace:Each'occupaaq;[nit'sha].liacLudeanareaor-iiviffiinedasspacLd*ii9necifor1odging'
resiclenlial, living or sleeping Pnrposes u'hich lras rts own
;;;;t; *,,!t*r,." aia is so irrinsea- tbat it is separate or ca,'
'";;;;;i";;iv-il* t=up*raiea r:com oiher space *1t;-in . suc1'-1' acility,
by elosing doors "=-"tf'r"t*iser' i:t a manler tbal vil1 afford
fii"iry-ari a.*"i" an-d use tg.'t'he users of tfie "space"
'5-Z t{umber of traits: Except as prowitled' in *bis
F-rttcle Vr-tfr"rffi*"*ed to exist, irorn tl:e date'of
"Jri""Ull completion of any structute on a site and uniil'
tn*-n*cora Date. of {rniis ne* follocring the dale sr:ch stflxcture
ceases to exist. " io*Gr-"i"u;it" viti-respest Eo the slte.
;;;A-";-nti"" *itr,in tlre structure, which ipace is !e3icae{for lodgin!, resi{ential, living-or sleeping PY=P?t:s. rn
acecrdance ,,r"ith thi; ;;;";i neiraratior' ani lt'ited ts nusNbers
oreseribed on plat of oak Meadows Eanch fil"ed for reccrdr whicb'
iil;-r;;*ll9""a-t"= roaging, residential , livinE or sIe&ping
pur1loses as f,ollo-*s
{a).Slnqlc-FainilyUnit[s.F.Un.!!}:l.tin}numsize.-1,?oo';;. de::tifred on' t1e'
ii.ota"d glat ire siirgle'fam-i'J"y residenlial sites unless a
larger numbar is indicated.
(b ) .Uu].tipl e-'n an i- rv. o!:e l l i'Tqs and
-colrConilri-]:rrg*nYglllng
Units (Condo Unit): Each unit :@
leePlDt-EEcIffEIes shal 1 have tlre f o11o**t:? j"t"i--"* sf,' Ees :
6;;';tetoom *eoo ss. ft.i rtro Eedroons - ttlo sq' fL'i Tlrrea-
Bedroo$ - 1000 sq. It- &11 reasureraent's shall-be bn outside
fcusdation wall.si not lfieluding open pcrches'.garages'
or carperLg or conmon eJements'
5.3 LoCqe tlnit - Arqa-vf : Tbe l'ssociation 33ard
of r:irectoir-rrrffissne*l Purpases cn a fair
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6uur.492 rAu90i
axd. equiLable babis uses within Alea !'I of Oak .to{eadolrs Ranch
accordi.ng to ccsts to the-J\ssociatiot, extent of use anil servJces
Ptovided or made available. Area YI may include a loCAe andrec:eational EaciLities co::nected therevith r,rhich 1odge, inaddiLj.on to rooms and condo tnits, sha1l include a c6nunoi entrance,
1obby, receptioe area and office"and. nay include addltiolalfacilities necessary and convenient to a lodge, 'and necessary
and convenient to'Oak lleadows Rayrch such as: Heeting rooms,Associatioo offi.ces and serr.ice ofiices, including real estate'sales anil other offices of Declaranti restaurant. bar, nigbtclubl.countrlt elub, social cl,ub, reireational services establiihnent-Also, service facilties such as newsstand., Iauadromat, retail.convenience, sporLing goods, recreatioaal and eguestrian equipne.ntand sund,ry stcre. Also, serv-ice'facil-ties for Brea yI andfor Oak lreadows Ranch r*hich rnay include nraintenance shop, garage,fire fighting equipment, storage and r*'arehousi:rg facililie;,centraL po'*er p).ant, utility instalLations. Otler corornerciiluses not reasonnhly necessa!-y or convenlenl- to tlre Guest LoCge'
and the reguireraents of Oak Headovs }::nch shalL be 'excluded-
5.d ' Units for .!-ssocia:ion and Other Xxelnpts Space;'Ihere shall be eri-l[*E areany use for or ir ccrraection r+ith tl:e 'aitual luppfying ofefecLricityr. E:is, l.,ater, sewerr. telephoae. telewision-or otherutility serwices r,rithl-n cr r,;itt.cat Oak fread.oxs Ranch-
5"5 Determination as to Sites and Ur:.its: lheD^ecfarant shall atiort tofix a:ril dete=nine which parcels of propertlr wit.hi-n Oak t-leado,rstanch conshitute Sites arrd tlra nu"rober of Uaits existi.sgr vitbrespect to eacb-Site and shall nra-]:e such determl-nati-on at Leastannua1ly.
vT- ' o-4K UlgPgrirs xol.rEouNEps_, t5socr.q.Tr0$:
6.1 GerieraL Purposes and ?ovrers: Oak lleadous
Homeovners' nss incorporated as a
Colorado corporation not for profit to be and consti-tute thdLssociation to 'rrtricir reference is made in t.t.is Decldrationr- toperfo:m functions anil hold and rrar:age property as providea iDthis Decl"aration anil to further the commcn i-a,t,erests of sorDeor all }rrners of Sites vithia Oak Headows Ranch and such.othirr
Froperty as reay or bereafter come uiLhin its jurisd.icaticn.."It shal1 have aLl polrers neeessary or Cesix-able to effecLuate-these purposes. It shall not erigage in commercial profitraking type activity.
6.2 Regular iiu*lr."frio: There 'shaL]- be one X,e<rular
llembersh:p in ffi each si.-e, v.-hich aegulailla*be:ship shall be appurtenanb to t}le fee simp).e tille of
such Site'and title to. aad o,.mexship of the Regular tie.rnbershipfor that site shall auloraatically pass vith transfer cf title-'
eaeh Owner of a Site shal.1 a'.rLomatically be entitLe{ io t-he'Benefits and subject to the burdens relating to the Reg.ul"ar
"Hernhership for his Site. If fee simple tille to a Site is
he,!d by more than one perscn or entity. t-hre Regular llernber-ship appu:'tenant to that Site shall be shared'by a1l .sucb
persons or eltities in the'sare propcltionate interist a-ndby the safie t)?e of, ounershlp as iee'sirple title'to tlee'Site'js hr:Id.
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r*r49? ruEt 903
6.3 Board of Directorsr ?he affairs of, the Association
shallbeaianaget-la-r-E5ii6-E-Diiyeetorsvh jchnayrhouever,
by resolution, delegate any portibn of, lts authority to an
Executive Coruritlee, cr to art execttive rna$ager or director
for the Association. Hembers of tira Board of Direclors shall
be eiected anrually in eccordance wit}l the .h;ticles of,
Inc*poration and By-LaBs of the Association.
5.{ Votinq of G,rners; Each Or."ner shal}" have oae
vote for eactr $stTffi?-ffia vallration against the Site
and improvements therecn {excJ-uding persor}al. property assess:
nents) according to the records o'f the Garfield Ccu:lty
As$essor as of January l, of the year in which such vatq is
cast -
Provided, hore.rur, that. sc long as Declh.rant is
a rnernbex of thE Associati.on and osns L,/SLh or more 6f thebuilding $ites uithin the'Oak lteaaolrs RaDcb" said RedLtohe Corporatishatl be .ert:itleA to Elect 3,/5tbs of tlre lirec.-o:s of ttre
!"ssoci-atioo
6,5 ' Notice 'and pr'aceddinqs: Notice shall be''giveri and meeti-n@ffa.ins of the As'sotielion
condueted as prbscribed by thd'Asticles af Incorporaticn
a.rrdl the Ey*i.aws of the .&lsociation. A najority of the'votesentltled to vote on axy matler.shall eonstitute a g1}crrm-
' 1rlr," 3-rcers oL prcl&R}]{r .}']{p oti}lERs;
7-L 'Rp,served Riqhts: Lny property f'uraisbeld
by Declarant to ffiFaEdEfati6t shali,-r+trlttrei or not
expresseil at the-titRe, be deemeil accepted by the Associatlon
arrd shall- at'alI- tiqes ranain sr:bject to: Existi:rg easementsfor utilities, l-nc1ud.Lng gas, Irot nater l>r stearn lines. electricitlyater, selier, telephone, talevision or other utility service,
aad for intercomrourrication, alarn or other sim:ilar systems?
ease]nelrts f,or parkiag. ingress, elrress and access for tlre
b,enefit of menLers aid otier property i:r the vicinity" ea.sinients
as proviiled ln Section 7,4' an{ the right reserved to thereafter
create further easemerts of the f,oregoing types, to assign,'Ezant or convey tj.tIe, inter6st i::o or righti of use xith
respect to existing or thereaftEr created ease:uents of the forg-
going t1.pes, to erter upon ard frut}rer !:nprave or develop-any lixogerty furnish*,il by Declarantr at its or-n cost a&d
expense, for the benefit of the Asseci*ticn sr of any ownerg
lrtcluding. rritluut li.:r:i!at:ion, the right to c$nsttust parkirg
fasililies., $alh*ays, roads, utility" Iines; recreaitiona,l
facilities, sig'ns, liEh:ing facilties, d=ainage structure..s
a-nd refaining '*-allsr'to landscape u:y such pioperty or to
reror:ts any streaas or djteles run:ring acr6$s such property.
Building Sites shalI 'c-onforro generall"y to ).ocaLi<.rns designated
on the'OaI lleadous Ranch Plat. but Declarant reserves the
right to chanEe o: re-Iucate such Sites eccorrling to ils
discretion,
Declarant further reserves Lhe right to re-lclcete
and modify road ancl easenent al^i'g:rnent. provid*d no encroachment'
nuisance c,r impairrnent of accesS occurs'thereby to another pr<)perl:
Glrner ?ithin the Cak lteador+s Rsnch.
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:tlr.S9? i.It;30rl
7.2 lio Sale or i.bandonm.*!,,oi=.prgoeDecl,ara*: -. No ol-d,conveyed, leasedr transfe.rred, encwnbered, abandoired or other-vise disposed of without. the writ';en consent of Declarant.No i-nprcvements ryhich raay be included in property Iurn{shed-I-f.Deslarant may be destroyed,.perrnitted to. det;io;ate-6i waste,or dlisposed of by Lhd Associltion *ithout the urit{en crnsentof Declarant unless a suitable and adeq.uaie repla,beaent orsuhstitute is proviileil. Nc property Frirnished-by Declarantshall be used or operateC. by thE Asiociation or Ly any otherperson f,or commerciar use, profit or gain \o'ithorit *riilen consent.of Declarant,
?. 3,U::gSor -ef-qy!ea:-Oth Respecr to racilities ;Eacb Osaer aaC
esernents over, upon, across and Hith respect to any facilitiesas appropriate and_ necessary for: .&^cces!, ingress"ancl egress
!q tle Site of, such o,rner; encrcechment. by imfrovements caused.by tle settli;rg, rising or's}:ifting of eaith,'or by slight€rror.o! by necessity in the'coursi ()f, corrqtructioi, reccnstructionor repalr of, such iryroverneltsi' encroachrnent by oveihangi-rrg portionsof .improvements; *rairtenarce,' repair or recorrstruction 6f-i*;;;;;:---.-nents;- 9p'i herizontar 'and laterai sulrport of imprcvemeatsi subject,howeverj in the 'case of, ea'semaits foi access, inEress and-egreis,. to such reasonable'and unifornly app].ieil rutes aia reculati6ns -
as the EsEccLation may impcse'tL a!}ure the full,eit ir6;s:.lreuse -aacl enjoyment of raeilities by all persons entitied to suchuse 'aod enjolaent.
" 7.{ }*rrerrs Enjcyrnent of Functions arrd Facilities:Eaeh Ormer, aad -errd
enjoy anqr Fa-cilities or any Functions;-itb respect to which suchol.rier coi-tributes to costs ancl e.xpenses, suljelt to such reasrrE-.abr'e aoil unr,fomLy applied rules arrd reguaaticns vrhich theAssoci.ation aay adopt to assur€ tbe fr:Liest possible use andenjoymeut of the same by al1 persons entitLeh to such use andenjol'rnent- and sgbject to sucb- reasonable and unifornly ippliedctrarges which t}re Assocl-ation-may, subject to the ethlr pro-visl-ons cf this Declaralion, impise to-offset costs and expeasesin connection thererilh gd sr:bject to the following specilicLi.nr-itations. ?here shall be no obstru;tion of "ny Fucilitieunor_shal"l anyLhing be stored in or on any part of suchFacilities rrit}lout the p:ior vritte'r ccnleat of the Asscciaiion.Nothing shall be altereil on, constructed. in, or re;noved f,:rom,auch Pacllities except. upon the prior nritten consent of the'.&ssociat"j.on. Hothing shall be done or lept on or ia aryTacil-ities vhich r'ould result in t-he 'canclll_ati-on of rir6lnsurance which the Association is req"ci"red to maintai-n pursuantber'eto or any part thereof or increase the rate of the insurance'or any part the:?of over what the Association, but for suchactivity, vould pay, without the prior written consent of t}leS.ssosiation. $othi.ng sha1l be ilane or kept on or in s.,rchFacilities r*hich vould be in violation of a*y statu:te, ru"le,ordinance, regutetion, perrni!'or othsr val.idiy i-po;;a i"q,rir*-ment_of -any golrernmental bcdy. Ilf,r daJBa!.e to, or vaste of,Bacl^lities shall be conrr.itted, an.d each-o,rner shall in3emnifyarrd hold the Associat.ion anC the other rdners ha::nLess agiinltall l-oss resulting frorn. any silch- da$age or Haste causeC Ey s,.:chO--ner or such }rrler's €uests, No noxiousr. destructive oroifensive act:ivity sha'tl- te carried on wiih resFect to any
:1r-
't.t
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Drrrr.4!]il Prff 9C5
facilities nor sbalL anytb.ing be dcne t-herein or thsreon which
may be sr becone an annoyanci or nuisance to a::y other Ormer
or- to enfi Fexsc,rl.vithin oak lleadows -Ranch.
?.5' o/nerg's x.iqhts and obligatio.nf Rqpuits!g?'*.t: .
AII rlchts and ffi u;aE;-Eis Declaration and. ..
all riifrts of an owner uith iesPect to nember$hip in the:
Associition under this Declaration and" all obliEations of an
o!*aer under this Deelaxaticn ase hereby deelarbil to be and shaLl
be appuitenent to ihE t'itLe to the Site owned by such ol.rner
and i,ay rot, e.xcept as hereinafter provided in $ection 7"6,
Assigrrnrent of Rig'hts or Obligatioas to a Subowner, be trans-
feri6e, conveyedi cevi*ed, begueathEtl, encumbereil or othertrise
dis;roseC of siparate or apart.frorir title to tl:e Site. Every
traisfqg, conviyance, grant, Ceviser' beEuestr encnn&rance or
other Siipositiln of-a-Site s!:a11 be deened to eonstitute a
conveyance, gralt, deviser' bequest, encurnlra:rce or transfer
or diiposition of sueh rights anC obligations"
,.r o'ui**"io"or"*'o;.; "i-*oliio"*i;{: .;' {f;:nT';o-An ok'ner rnay as@er some or all of
Ir-is rights hereu:rder as. en orner or' as a mernber of the
-L";";i;ti;"- i"a.*iy ealer inlo -a:r arrassene.=e .*'-i"h so.ch' sul:*
(I}rner under whi'ch the Subbvner shal1 agiree to assu-ne $olae cr
all of sucb Omer t s obligations heleunder as 'an ot:ltetr or
merr]:er of the )"ssociatioi. thi. ,llssociaticp shall reiognize
"any such assignneni or delegation of rigllts or airangemerit '
f,oi ass::rnptioi cf obliga'tiois,'prcvided-tha'.r to be effective '
ttth respeet to the .esiociation, B*clarant or aay other
owne.r'r ti:e assignment or delegation of rights or arrange:nent
for aisuxption 6f cbligations-shall be in $ritingr shil]. be -
In -terns -deenied satisfictorily specif ic by the }-ssoriatioa,
and, a eopy theirecf shall be filed vith the Association'
Nohritlstinding the'foregoi:rg. :lo o*arer shal1 be pernr:itted
to relleie hijaeelf cif the ulti-Eate =esponsibiliiy for
fnlfillment of al] obligatio:rs herer:nder of an ol':rer arlsr.ng
during tire period he is an oltner.
7.7 Subowner: Su!:cvrne: shal.l mean^ any party or
partles vho oceffi-EF:[se a SlLe of, Portion t5'ereof hursua'lrt-to a leaee, licenie, concegsicn aEree&ent or other arrillge*
*at ttitf, ihe Osuer'of, the Site or r'+ho have any right' title
pr inte:est in a Site, incluCing a. uortgagee or bdneficiary, -
ii tf* case may be. under a ncrig*ge or deed of trust
encunbe.riag a Sit.e.
8.1 Property: Prcperty as used in lt'rticles 1IIII
and IX of t!:_is EEEIEiEEion shil1 rnean any and a1I property vhich
ls notr or tilay hereafter be.incluced sithi:r oak ueaiioii'$ Ranch
incluii::tr-prrblie or private strcets, :ioads and any pullic or
prLvate'ialstents or Hays and includ,llg any ar,d all i-uprnvements
on any of the foregcing.
' 8'2 -Occupancy Iimitatiorrsr lio Portion of any ProF€Et1r-shall be r:ied affilirring.or sleeping purposes.
other tha:r a unit or roon designeiS for }i$ing or sleeping.i;r a
com?Ieted skruciure. IIo )-ivi-ng cr sl.eeping uni-t or ro<)In !a - ..
any'structure sha:l be ssed foi tiv:ng or ereepinE purposes'by
*oi* p-ur=ons than it vas.designeri tc acconnodate corirfortably,
nor bijrrlcre persons tha:r'are persdtted by applicable codes,
buildinE perilts, or .irico limitaticas
lTIIT RESTRICS!0IiS &PITICI.3XE a'O PE0}IF.1Y :
-1?*
(
.. Durirq,)il3 rutt rC 6 :
8,3 l,laintenance of procertX: Atr1 property, incloslnqall improvea,en@ be xelt lna iniintaineaby the otd?ler thereof in.a cieenl safe, attrac-tive and sightJ-ycondit'io-rr and.Ln good" repair
.8.4 [? $oxious or Offensive.r.clivitv, No noxi.ou=or oriens:ve actrvlty shafl be carrieC on ulon any ?roperty norshall anything be done or placed on any prolerty irfricl'is or,Bay Decotte a nulsance er cause erbarrasshent, disturbance orarlnoyanpe to others
8.5 Nq:gggldqlf! Acl:ivities: No" acrivlti.es shall beeoncucted on an@uroe"ii
"o""i"o"trd on -any property uhich are or night be unsafe or hazarCous toany person or property, - Hithout liniling the generality of theforegoing, no-firearms shaLl be dischargia uptri any prcperty,
and no open fi-res-shall be lighted or pir*itied on a!:y property
- except in a ccntaineil barbegui unit qhile attended unl io ,r=" -
for cookil? pur;loses or withir a safe and *ell-designedl-nterior fireplace or except sucb carnpfires or piciric fireson Prope5ty designated for such use by Declaran-t or by LheAssociation anC excepb such controiled and attenfled iiresreguireil for clearilg or'maipte:rans. of lanil.
' a-6 '
"" -arr"iof.,.ii".j"; Ilo unsightli::ess shall Eepe:ioj"tteit on anf r@ffi-EfTsout rjruiiins the-;e;ialityo{ !h" foregoingr (a) all uas5.ghtly struciures,-facilitiis,eguipmentr^objects and coqditioni s::itt be "eaclosed s-ithinan- approved struc+;ure;' (b)' TraiJ.ers,- mobile homes. t.rucksother than pickups, boats, tractors, weldcLes other than. automobiles, camilers not on a truck. snoer remo\ral egu_ipnent&nC i'rAet or maiatenance eg'ripmelt shall be kept ,i aif timeli,
^ elce5rt vhen in actual nser' in in rincLosed, struciure; piovideil
" that tra.ilers, incluCing tsai1ers carryiag boats, and.'snor*.renoval equl.pment may be parkeC oa parki.ng tots; (c) Xefrise,garbage ard trash stra1t Ue hept at ift tifres in- a 'eovered,
nol'seless cont.ai-rrer and, any si:ch coataiser sirill--b.-t"pt sitrrina-rr enclosed structure. td, Service areas and facilj.ties
-for-hanging, drying or airing ct;thini or fabrics-iniri U.kept tcit-hin a screened or eniloseC si.iuctu=e; (eI pipesf,or rater, gas, seuea, crainage or other pu:poses-and iires.poles, antennae and other facilities for Lhe-t:eirslaissicn orrecgptlon of, audio o: visual signals or electxlcity, andutlllty &eters or otier utility-facilities a,:oa gui]'oii,wa:er or other tanks, and sewage disposal systeis or d.*vices.sha11 be kept a,rd maintained within in eacLosad structure, orscreene.d, or belpr+ the surface of tle. grourrd, exeept thatcomrunity artean&e tel"evision syitenr itception facil-iti.esare aot so restricted; and (f) ttc lunber, grassi shrub ortree' cll.ppi:,g" o. plant !.raste,' unlicensed junk autoraobil.es,&eEals, bulk materials or scrap or refuse 6r trash shaLl bi.stored or allocrpd to aec.i::nulate beycnd a reascaable tj-urenecessary fcrxelrroyal o! the'sarne" prcvided that exceptionsmay be. grantea by the Arcir-itectur;1 control coEunittee duri:rgccnstruetion, and under cther coniitiaas Lhat wil.1 not creaiea luisance to other property owneis or d,*inish the va1ue, oftheir ;iroperty, ancl wlth result in unnecessary hard,ships tcthe property opner.
(
*13-
I
,tr49z r&i9O7
E.?1 lla
8.S No-TErEora* St-rar*"u=. l(o te:rt er shack sr
atber temporarlr@ ar strucisse shatl bs
XlS.aced uF*D trlr groPe;ty, exce;rt {a csxrac:ion rcith t Frs-:l:r*innsl. activitry carris{ os by t}re.Lssociaticnr os txcc6rtuith'tbe priar vtitteD sensent of becLaraat ebleiied in eEEb.
instaaca.- $ueh conseaE shill bc g;aated, oal.y fat soeialrq{tlrral. e$tefiai::fieal cr ree:eatioaal !rli:!]ascs o{ gelesal .
benefLt to a large nrrrsber af Orxr*ss.
8.t e*std.eiton of '.&risraLs: Fo anirualse Dir€s'
insects u aiv@ a:ry Prs;r*rty extrry:t
dcvaEsl[6sasr1 dogs, trrts ar ot]rsr Lousehaf.i peta a'hi.trb &s, fflC
ll!:rearanally bather or cgsstitute r au,isaace to otlra:sr' *adsu* 3r*ts sh*1! nct bt peadttei, tb rtrr at, }"arga" Eslsen
rray ba,riden ar. tjhe 0*k !!e'a6oss Rlr!:=h an& livestock 5razS"ag'
aa3y be Fcattie{ 3lrovid*d co nuiteneE l.B c:rcated to othass,-il irro+i{cd erqpriss a;r;rroua} is f,I.:st o}trLaeil frrr t}r* '
tssrrci*ticrn. l9o Li}.lingn lrrntirE er tregEi-ng ef r:iXdlifeahall !a p**:lnittsd, excipt i$ t&a preteetianr sf ;lerscrns and
Propsrlilrr in n nannes al.lstrsil by t}E tarrg qf t-hel Sterta ef
Colprad,o-
8.Io 'xestrttllel oE E{s!1g and Y4}!i!eEr Ho sigrus or
a&nestisiag Aeri or uai"aterl.nai
ca ary Priperqr cxcept lrs rrecessgry tr' iE*!t;i.fy tb* busir:esg(rbere ln:siae:rs ia perrnittadl e S aay, cn:ied clar tbe br:si:nes-s
rrane o! orlnersh:ip ef tb'; g*rf-icu}.:r ;rarcel of Prcplrttt er:dits adCslsai ar as ,!Ey ba aeepsse:1f ar desireS},c to give
&i=eetionse ad,rrise ef nrlLes aad regltll.ations, cs aautioa cr
rra:a of E.r'Eerl aad one siga pes rr:lit, IE' x 24t gr less *hor,ri.:aErPor Sal"er or '3or *errt'-anil srrgb sigas gc rrsy be otherri"s:
reg.rired tr]" larr a,ad, tshich harrc ;l=1or app=oval sf Declarent
a= tle Associatle:r. fllegaIly parke{ vebi=Les, aba.rdaaedyalt;eles ani. irapeat..lve 'iahiiles uot enc]"t:sei, EbaLX. be- subject.to r6ao?a1 aad dispositl"oa iu accoEiaa;c r.'itJr By-Laus eftka .LssoaiatLora-
' S.Ll No lliakxr *nil Drilllarc: Ilo Praperbf sha].].
be csed for :ire gr iii*,lng,
boring or uqrlo:ilg for or rec,ov:ng rrater, s;a, gas or cthe:
hyirc=a--boas, ,[i-nerals, roellr stenesr- g-avel oi aa=t5-
' '8.12 No'Cess:ools or Se:rtic le:frsr tro cesspccL-r 'r:r sagLie L!,nks ertl'. l.:r3.stker't3?c of serraEe Cisp=sal systei shax.l be installeil
only after approral !1r n9cfg1?t and'aay- coverse$:tal
Lealllr authoriQr havlrgr Juri,sd-ictio:e- .
'B-f.3 lls SIta or llslt sba1l bc di.xideil into trro
ot' rnere S!f,ea or Units ,ror trorveyEe Dr en*:nSered j.s a
diiqsrsion Less tJlr:r, ti:e lull orig:la3. d.i:ee.Esio$s-
light shrl.l he rasonablY
briEht, o;r sauscrs tzarsasonable glestl Bs sptirts sbl.ll' be .ori,tte&
orl anlr ?rolrert? rhich r5 unrapsgnrrbly kut ar anaofin5T tad
no odcrr shall.bc ea.itteil on arr1r Prupltrt:r. shieb, is asri.aus cr
'xnrrasonabl
oflensivc to Et}ess.
:ll-
(
. 'uu':i492 r$r308.
8.I{ No to'ders or radio or television antennas
higher than 3 feet above the highest roof, llne of the slructure
"lriff bi erected on anl dueiliirg unit..and rrust be attachPdl
to the building.
- 8:15 Ho sncwnobiles oi tuo vheeled mo:orized
vehicle sha1l be oPerated in t.he oak t'leadc.*s Eanch' exce;]t '
that rnotorcycles rnay be utilized fcr trarsPortation on
established- roadr*ays in the oak' l':eailous 8.anch'
g.15 ' constr'.lction Period Esceplibn: 'oriring the '
course of ;c;;al siructures or
Gpr""**"ts, the provisioas conlaine-d in this Article inil
of- this DecLaratioa shail be deerned uait'eC to the extenl
""..i"..y io per*it such construction, provided that'. during
ih" 'eoori* of's".rch coastruction. nollr-in! is done uhich would
result in a vi.olation of e::y of said piovisions r:pon corc-
pletion of ' ccr:strucLion.
1 Covena-n"Js,' cordi.tions and Ies-8.17 Additional Covena-n'.3,' corditions ana J{es---;y s nt,'trlctiohsr 8y sFEcIEilc piovision :'n any ieed fron Declaranr,
ffi rav-r*Li*.t a::i real property tc be conveyeri by suchD-EIffi rnay st:Li*.t a::y rea)' property tc be convey
deed to particulai covenlnts, conditSons o; restrictictlons
diid and, if any such deed contains any sucb cove:ra:ts r
condltious or r-esLrictlons, the deeil shall !e deemed to
tnclude a provision that Declarant sha1l- ha1'e 'the riEht'
funrnediate}! or at any time during the coirtinuaticn of any ^ -violation ir breach if or failurE to conply lrith any of said
c"r.""ir,i", eonditions or'restrictio,s, to le-enter anil- take
possessLon of the Property dedcri-bed in tbe deed arrd t}rat,
'olor, .*.t"ise of tiis- r-tgnt of re*ell:tx!", Litla- to said
liop.tty shalL tbereupon vesl in Declaiant. ?he riglb of
i.-int.! and for reieltiog df ti.tle provided' under this
Section-strall be subject [o the'provlsions of the Section
deed to Partrcul-ar covena:lcs, concrt:ens or I]estriseauri:
appllcabie to tbe particula:' raal property -cor:veyed by such
of this Declaratioo intitled Protec:.ioB of Encunbrancei-
.
r{. }-ppRo1ral, oE AaL cHexcEs ro pRoPF,Firr FsQIiiRtDr
t e.l ap?rcval or all cba:reei,l? Pfop?Ilv=Ilq5ifEd=
r Declarant contetlEEEE t"rans-iers to thirc Parties-ior Pre-\- appror-ed structules ahil u$es, wbich will be haterial enduce-
**rrir lor such transfers, foi which reaso:l n. change i:r the.-
exfititf.tike cf Froperty shall be made cr permitteil, except
. by Declirant ox by the Board of, Di"rectors of the Assoctatron,
r . atting by anil throggh Lhe architectrrral Coffir::ittee.
'Change ln the Existi::g S+-ate of ?ropetty" shall' : ::':-3:i"i3:t:i;1";';Iii:'ilT':l*:i"j"l' :t;":'H$3;::""' l:IHi.T"::ii:3 ::'li:',-i::i:*ffi'"I'Li'i*iiaiil:'ll?"i{"-"
or other improvements; tci rhe e,ca',ation, fi1liag or sinilar.disturbanceofthesurfaceoflandincludingwithout'
tircitation, change of grade, strea'o bed' -grou:rd'-Level or
. ' 3*iliffi :?'::iI,,ii'I* ::";Hil',Tllill';Jili?*?3,"in"
tandicaiing or planting cf trees, shruls, la.*.:is cx planisi
or (f) irny-chani;e or aiteratiol. including without limitaticn,
.ny'"L.ngl of citor, texture or exterior aPpearance of any
- -L) -
{
. lir';r4l)I lllr3'13
previously approv.ed change in the,existing state of Property'
rn the. event "= u itiposia "iip*"ion of any buildirgr struciure
or other ippraverneiii, .t the-propcsed destruction or
abandolrrnent of ,nv'-p-iring or iecreation facilities'
Declarani m.y requil;";;ffi.;; ii-i""it eonsideration as it rsav '
l;-r;; discrltiori ;;;";i";; as a condikion of, approwar'
g-Z $pecial oblectlves: In aPPrqvinE.'or d1s:
approving ;;; c@'rate of Property' the
special objectives'of tf'* archifectural con'niitee-sha11 bei
Ti carry out the general PurPoses-""pi*=="a in t-his Declaration;
il ;;;;;rt-"i"ii:IJll-lf-'lv-"ettific- :rovisioa of this
Decraraiior., to ptL,.;; ;;i ti'""g" "rtl""h would be unsafe'or
haaardots tc erl!' Perso[ or proPertyi io nrininize obstruction
or di"rrinut.ioa of, trr!-"i."-oi-o"tr,uri; to Prese.rve.natf]} - '
;;p;;t;;;-ii *o"r,"i"'p"tt'Ltru "'"ta.to aslure 'that Bnv chanse
sill be af good .na-itiiittlve design and in harmony-uitJr
rhe natr:ra]". n*t.io| ;;;h;tit"u-i'a'"t11 be ccmpatible with
other featurEs o! lhe devele;iment; to-"is',lre goid'.qualLty of
' ii'i"irirl-;;;-";;;i.::o:.:"i .t:" T:t:.:":arce costs
?-?' .;:"r3?"1:::*'
:*l'.ffi8:'l:"';"0;" than rive p*'"o'J' t;ffc; ;;; i''"-i"a=
menbers cf tlre au*i"Iiitot-Boaia of-niiectors) to serva at
rhe pleasure . or recai';I ;;f '";-;};;hi ;;;il;1' contro I conlmi Ltee'
?be architEct.:ra"L ;;;t;;i e"*-itl"* -'{he:ein
-abbrevil t'1} as
Acco) shatl r.reet ";";&;";;o-"""nia"t ani approve'or disappravt
appllcation" rot uiv-picpcsed "r'"nEt-i--ti'e exiiti"g state'
of Property- s.rrcn".'p;iiI;A;"-;;;ii ;; in writine'i"rii describe
-. the .proposed change fi;-il-;;;""t"rir, shall require a:cir:iteeburi
dra*ings irr duplicate. a'ploL pfan anit such otlir Cata and
,"ti*iti"o.as-sit.ii-i" r'equitLd bv tle ACco' fhe aeco raar
ailopte rulEs aail regiula'-io:?'s f,or' p'ot"="i"g of such applicationst
i#i'iii"i'J-t"["iJ*i*t' that'pranl and speciricatic::s be
prepared by a g'..iiJiig-iit*it=ea.tttrtitlct' !-pproval or
disapproval =r","rr
-ii-i"'liliii'g *itrtin Eo days- -af te:r suhmissi(}n
of alI required vrritten itccumeirts ""il-i"t"=titi'ot" -and i5
nct acted upor, *i.if,io-iaia 30 days' =rtiir r" deemed approved'
9.4 Pro tion *f Af
samg
al: .xfter
compLeteil(Hily?itr, "ooairro"s o1. iqr13111'H$,IX.*l'iliiliiiiiii $';iF;:. ;;ti;13-;1:-r:::-:l':I **"'faiJ.ure rc asccl&rgri>1r LrrE Llrs"re "*--ai"-iicirdance withof iJpro"ul or to conpleLe Lh: "l:11:^-r--11.i .e r6?hk,,?:#':?"$n:;";i H;Ii=iiJli"-;:t!i13*.rll'.::^::*o:-:I:liffi ":i X$"U;'*I;1ii:ii::, {;I:;&;;":*,,:':*IIT'inl":::I3IH ll""]ii'i' iI"ili'iir-". i.- i 5' n1.yi"]:., :]: ;:' .,',::iffi:';:l ::#:::il"i'Tii'Iilh;";il';;*ne- exte"sed bv the .
ncco,
q-q variancas-t Ihe ACC0 may grant variances'' from
ths sirict-appliEEE.-cn of 'hrticle rrir 5r r): lrhexe no
;;i";;;;:-s"oiiioo*t'I-"r-"iu, "r adverse efrect results to
any other proPerty'J"oit,-i"*"iai"g t: tle deternination of
ACCO, anC'"here t."l'"fti"g*-is in'leneral conformity to- t,}re'
oolicies ana obje=i"Xi:Iiirii"i"ii-irrtr-oecraratioi- lio such
H;i;;;; ;riri-i.-s""i*a-""i"ts aill.cr'tlers *ithin a radius
of 200 feet fron *i;1i; #-;;; "riiir".-ihal1 eilher eonsetrt
in writing, or shell be. given t" oppo"i*nit1r for hearing befare
*1"6-
. -.yr.492 p,r6tglO
than
eCcO of, nok less/ten days lrlitten nolice delivered te baid
owoers or to their prernises' or rnaileil to their l^asl Xnort'n
adldress by certif,ied iiait.
X. HISCEI.L4}IE9I,'S :
10.1 Duration 9f p.e91,a-,rjtt:iggr The provisl'on of
this Declarationffinants irereiu contained
(
Ehall r,esain in effert until January 301 !997 and sha1l be
autcnatically extended for successive periods of ten years,
unf.ess by vcte refLegted by signed clocument duly recorded b1t
a majority of the then owni::sr.it is ag=eed to chanEe or repeaS'
sa"ld-coveirants in shole or in part. F-:ry provision violating
Lhe rule against perpeluitlas tr Lhe ruie- prohibitirg unreasonable
restraints-on aliL:rallon shall- contLaue anil rernain in full
fcrce and effect for a period of tueaty-one years follorring
tbe death of the survivor of Satrick l'I. ritzgerald and R. J.
Delaney, or until this Declaratian Ls terruiirated" as heraia-
abov'e provided, vhiehever firsL occurs.'
.:
. I0.2 'lmenCnent: Any provisicn containecl in this
Declaration may EfEffiEd or iepealea, witir the rl-ritten con'sent
of Dec'l-arani., by tJ.e reccrd.ing of a rrritien instruroent or^ iastnimeats spe:ifylng tle ameridnent or the repealr'execuled
. by Declarant and fy ina br"r:efs, as shola by the reiords in
the bffice of, the Earfielii county Clerk andl RecorCer of not
Iess than 2/3xds of the Or,rners oi sites tit}lin Oak Headolrs Ranch.
L0.3' Each provision of tbiS De:laratioa' andl all
" provisions rlecessaritir ::nplieA therefrom shall be'deemed" i.c"tpotated ln.elch beea- or other ic.strsner:! ef ccaweyance; . be '
deelueil accepteC, ratifi.ed ani[ declared as a persona.l ccrrenant
of each Or":nlr or the AssociaLion and binding therson;' be
.deeraed. and declared.for the.bqnefit of, the-Associetion and
, each Crrner and shal1 be deerued a rea1 couenant and an equitable'
servitude ruining as a burderi witfi au upon th€i tLtle to eacb
pareel of 1and.
10"4 Enforcamant anC Rernedies:. Each prov-ision of
this Declaratio*ffi Declara!:t or any
Omer by proceeding:. fcr prohili'.ive or nandatory injunction
or suLt to recover damages or. i,l the discretion o.f t.he
Association, for so long as any O'*':ler fail-s to- conbly with
ary Provlsions, by exclusion ol such O,IDer and such QuDer'sguesls f,rorn use of arry Saci).lty arrd frorn enjol'ment of any
Fnnction. If court r:ioceeainqs are'instituted" in connection
i*ith the rights of e-nfcrcemenf and re*,edies pro'rided ia th.is
Declaratioir, th* pre','riling party shall be entitled to reiover.
costs anC expenses incl-u<iing :easonable attorney fees.'
10.5 Protection of Dncrllrbrance:r: No vi.olation or
breach of th,is Dm action shaI1 i:npair
the lien of anf lrortgage, deed of trust or other lien in, goocl
falth and for tralue rbcorded by the Garfield cour:ty clerk's'
oflice prior to recording of lis pendens or otho-r docume,nt
-by the Association shoriirg. violation or b:each-
10.6 Limlted' Llabilitv; Neither Declara;:t, tlre
.l,ssoc1*tion, its-EEE-6E-Efrectors, or tle ACCo nor any
:ne:aber, igent or e;n;rloyee 'sha1l be liable t.o any party for
!
i-
!
(
-L7-
it.
, IH hT:rNSSS WHERSCTDecLaration the day and year
!r:'.,1492 $ff91 I
Deilara$t has execrrted thisfirst alove written.
REDSTONE COhOnaz:oru '
I
t
any actien or .for any fallure to act ritlr respec! to anymaitar if rhe astioa talcen or feilure 'to act i+as ia-g-oifaith. and nithout maLice.
10.i Successors and Assisns: Except as olherwise l
provided hereinrffie biiainq upen endLnure to t!:e benef,it of Declaranlr the .p.ssociatioi aia eaeh
Orrner and. the heirs, personal representatives, successorsand ass,igns of, each.
Decl.arant shal-I have the right to- delegate. assignor transfer *uties anil functions hereia i:nposedl'5n neclaraitto the Associatien, or to a political subdirfision created forthe purposeo LnLer alia, .of perforroing such f,uact.!.ons or anyof them.
10. I j Se"v3Iglilrly :. Iurral.iility or rraeaf,orcaabitityof, any provison o=-TEir-s-EGIaration in wiole or in part shalLnot affecl the vatidity or enfoiceability of a-ny otirer pro-
Y3:i"l sr aliy.valiil and eriforceable parf of a p-rovisicioftlr-is Declaration,
10.9 ' Capti'ons: ?he 'cepticnb an{ hea-dincrs in tiis -
Lnstrun'eat are f6i-?SiiEni*ice oriiy and' shall not'6e 'coa- .'
sider'ed i.n construilg any prorislons of lbis DecLaratior.
10.10 ' wo
'w.irr.i, Eailure .to enforce 'aLcy prowision'sof thls oecLarati6-n--lEEE*not operate as a lraiver if anysuch provS-sion or of afry otler provisiorr-of this Deela.ritioa-
T
)) ss.'
!
.._ , .Tlre foregoing instnunent was ac]:noxledged. before me '
tJ4. 6tt day of Janirary, 197? by Robert oelanl! as president
and Joan Duprey as Secretary of, Redstone Corporatio*, a
CoLorado eorporatlon
It1. comnission eiTrlres'' lt &'ni{:'s.t !s,\rq. a!. t$,
and official seal.
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!r:rx j->lf.I rrng,'It
RES"A"AfiENT Of. srcTIoN 4.8 0t'
GIt{Eni{f DECL}.R}TION.tOR OAX },E}!DCW5
ao.'nrrir,n c0uNry. coi,oF.ADo
--:l-- ' \a
hHnREes, on January 6, Lg77, Redstone Corporati6fr
caused to be executed a General Declaration for oak xeariorr,s
Rench, Garfielil County, Colorado, and
WEEAEAS, sai.d.Dec.la-tftion. ras recorded on January- 26,
' 19'11 , as.Reception I{o" 2765G0 ia Book 492 at page 89{, and
hr}tERELS, it was tf* irtunt and purp6se of the
Decl,arant that the liens for assessments c'.eatsd by SectLon
4 of said Declaration shourd be junior and subordinate tc
the l.ieos of, first nortEages, deeCs of tr.rst ald other such
securlty j.nstrurnents C}n each Site, and
?l}rES-ElS, the --*ithj"n pestatement of Saction {*g of
said Declaretion is made for'the purpose of ciarifying and
restating the intent of D{:clarant so as to make certain a:rd
secure the intent and purpcse cf Declarant thet the liens of
eIl first r.ortEages, deeds of trust a*d other sucb security
instruneots sha11 be senior and superior to aLl. ]iens created
and imposed by saidl DecLaratior for un;:aid assessnents.
NOW flttRgfonE, Declarant hereby restates and re*
decl"ares Secticn 4. 8 of the Gene::al Declaration for Oak
Headoxs Ranch, Garfjeld Corjnty. Coloradc, as follows to wit:
4.8 Lirbjlity qf O,.r"eas, prtchasers and Encurnbrancers:The amountpayable with respect to any Owne.rr or such OwolrrsGuesls, Site or Units shall be a joint aad seveial. obligation to the S.ssociation of such OLlirer and suchOr+nerrs heirs, personal represent.atives, successors an6a.sslgn-s, -A.party acguiring fee sinple title to a Siteshall be jointly and.severally lialie $:th t}te fornerOorner of the Site for alL such amcunts rrhich had accrueda?d:erg.payable at the time of Lhe acgulsition of feesi.nple tiCle to the Sj"te by such party-rsit}out prejudiceto_such party's right to rLcover lny 6f said anir:nispaid fron the forner Ou'ner. Each sirch amaunt, togetfier. r,rith l"nterest thereon, may be recove:.ed by sui.t f6r a
La
i -l.,
&:;rr j*:?{ rr[ilrsS
norey Judgment by :he Assoclat.lon without fcraiclcsingor uiivrng any lien -securing the.$ame.'.. Notl'rithstanding
tle foregoing, the hclder of a mortgage, deei! sf trust
or other lien on a $ite shall nct be }iable for any
s_rrch.:'assessment, charge, fine or penalty and the liea
for any such assessaents, shaLl be s*bor6inate and i:"
ju::i6r to t}le lien of, any first mortgage, deed sf tlrdst
or other security lnstrument on any .Slte.
Except as herel"nabove provided,
and confirms alL cther provisi.oas of the-:
far Oak .tJaadcr*s Ranch. Gariield County, Celcrado"
- II,t idIfllESS l{ligRECF, Declarant hdt execuLed this
Restatenelb the day aad year first above t'ritten.
Declarant ratifies
6eneral Declaratioa
REOSf,ONB CONPORASiON
-'"., :...lJrei" oP coLoF-ADo
coutIrY or Glar:EiD
)
)ss'
)
fhe foregoing insqruroe.nt i"'as ac):nor+ledged before
me this Jlnr aay af t?r,nt./* , ]979. by R3bert Del"aney
as Pres jEtE? anl .:oai-EipiE!:EE-secretary- of Fedstone corporation,
i a. Colorado Corporation.
i*+?"*r,!""* rxPi'cr )ulY ?2' I98l
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rm50y rMt3ZZ
,aIY 2 i978
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sa.-?,8 5e0z. J.]---i *=*---klJ*rr:J{, - itr. stoir*.. n;#;
sSEcIyIc DEcL"liBAf;IoN Fo& }REA Iy3
or o_Ar x.EnDoBs 8ANCN, GFfr-g.reLD cots?y. coI6R"e,DO
rHis specific
ca16FEE63
REsIR{STioNs o}.{ usE:
of //L -Dec1a:at,ion is rnaCe thie lr, Cr.1e76, by nEDs?ca-E conpiiiirftf; X"r
t,
For o&k,o"l;:*=ffi .il "l;:::5:.0;:::I".r""ianuary S, ls77 .",: ,i"iii;;-i; ;H;;;;;;i"$': I : t:- ;$; .i ; ;:'*- -:i!'$:;{:, ;}:;'i;:' ":'
corporation to"i i jril.f "?:-: :1- {G-enerar o."r"i. ii"n) . Reis ron e
:**:i, f ,. ;; ;;; ;' ;iii i i ISXi "L ;'::, *:"Xilff Tj.'t,.; ;; i; ;
;i'lr iT xr ?::*r; :i.l
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i; :,*:ur e s rr i c i i c n s
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;PrcPexty j":r Oek Headous aanci- j,:s Lq all cr tle --.-.-
c6venants.-;;ruffi' Deci-a'ra::t deerns trerorr!: neeesr.*-:li e",i,"ri!'il";i:ff :,:"r:i:tfl::I. ff;purpcse of tlre General o"cfaiailoi .na to proviie fcr a::";i:i:r:luui Ti::'* -;j* T-*Ii-'"'_t t:.-pl'iIfu'Iesiaine
l;'"?iff 11:: ;:"*:":* I':it-::ii:$r]ii"l;.u";i.iil"t."
-
p!.at-tle:eof recirdea i" "rri.; :;*" apPears u^::oa ameniedcerfield c"rrat:". - cor.="lo]-iI';";:":i:_ clerk -a::5 Recoraer cfshail at aII time. sub;ecr to thc ".5"::;::i;:i-l:iiT;i"y":|3'"=t*:#r-,,-'
-
' addiiion to the p,r;i;i;;r-"r'lii ;:;::;i""1:;lfiii:;:, *
rI. SI?.ES: .
aEach Site w:thin .txea.fv shall be as tl:e sa-rne:'!:;:=":";:.::':,.::-fl"t: or s.ia Area rv to be recoraed o:r
*:l li:,,;i;;; : #; ff :.;; ::ff t"ii "*, x:.:i",riiff ;,"-.
i\
J?. l^ llurri:er nf r:-; r -sh-at L be "i:.o""a-E]-iffiinthirty-tr,'o (j2) .
fre nurrr:er of U;.:its __hichA:ea fV sha1l ncb erceed
3.2 Tvurpamily ur,ii"'or,ff*unl!' rhe units sha11 be singre
soru{oN E!E|{-INTS:
.-t
I u:"ry " ".1;lrr##\H}}iu XXit"l l, recipro'ci r. eas e*en rs are
be r.. ee n i "e i" " "* JI i
=
-;; ; ;; ;:
"
;:' : : I " i;:., i:;" :.,1" i :;.I ":-ii J
j".,easerrerts shall be fcr *utuai-r""I"r, and shail be governed .
103
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".u*.J(Jv lrct 323
by this Declaratiol,p*, the genera{ ru3.es of 1aw regardingparry tlalLs and rra::llrI fo;. p;;;;*y-;;;"-;;*.I5ii"gri.eenceor villful acts cr.6mj..,,sions, inrlii, es the sarne are netineonsistest wibh ta" p""riri"""-Ii*ilrls. Declaratioa-
(a) Ev*y. Ceed, rhettrei c,r hct exp:essly sootating, shall be deened i"-"o""uy and tc be subject. tosuch recip:ocal easeaents
(b) fhe ccst of reasonable repair and rnaint.enenceo! aav parry watl shatl t;-r;;;; eguaJ.l.y by Ehe olrrers.on either .idu_of" tbe party *;Ii.. rf o:re cf, thetuners vho uses the vail ,!r.r.ui !o puy r.,ir-pioiortionateshare of the. cest cf rup",is-or-iurna*rrancer then theother orner may cause tir* paity va:.r-to--ii."$Ii"ie *ashall..be entitl.eC to asses; at; cosr artr.ibr:tableagairrst the rc:li-pay:-ag adjoinirg O.r'.**r,s Slte and t]r,esarne shal-I becoml and-r**iia " ii.r, ;;";";;-;r;;-"il:until fully Feld-. saia fien ,u! au forecLosed in theriia;rner provided by }aw fer the ioreclosur"-"i-.lortgageon real property-.
(c) If a party r*alt is dest;o3red cr damaged by' fire cr ather caruaity, ""y-o""", r.,ho has used-the r*ar_Imay :iestcre it.and if the iU\er O?aer thereaft.el ,na]cesese of ti:e uall he shal] cpntribrte t" tl.-"rrt-"i,re.toratis; thereof in propo:tion tp urcl r"r=.r-vilfooap:ejud5.ce, houever, t3 -t]:"'ritha of ary sach cr*ner toeall for a )_arger contribr:tj.*i j.o* i):e oihe.r O,inerunder any rule of tarr.resardi"s-ii"ui-i;ry;; ilgii.r"""or viliful acts or-omissioas. -li on" Chrner eau.se.s tlreual.l to be reslorad an,l ,any "**r. Or::er. uses the l}artyr,all and 6oes ,rct. contribuie-t"a'n" costs of the rsallrsxestoration, .he O,'r:e.r *_ho csused **he val} to be .reitareds.hall be e::titLed to assess tl.re-cost attributabl-eagainst the ,on-paying adjoining cwner,s sit.e and lhesarDe shall. become -and-re.mi:.n i iien againsi. said Sj.teunti"L futl"y.paid- Said tien ou1,-b* f;;;;i;";;*io*ir,*fiarller i:roviced by law fsr the ioreclosr=" "i ,"lortgageon reai prope:rty.
(a) fhe cosi of, reascrrable repair and rnaiateeanceof the ccrmon :oo.f and fcunaation attached to any partvva1, shalL be borne esually by t-he il;;;;-";-t#rsiiii,ugon^vhich the pa=ry iaf]- is lonsrructed. -i*-.i*lir
the Owners :efuses to pay his p=oportronate ih"...Ifthe costs of ::ra.ilte.n."ie-o, ,*p_ii, t.!le otber ilrr*i nuycause t^he roof or foundalian to be repa"ired and shell". be e:,tit1ed to Essess the cosi "ttriuit*li. _g.ii=i t".ncn-paying adjoining o!.rneris S:te and the =._i-=li"ifbecoioe anc rer*ain a
-r.iea
"gii"ii-r"id siie-'*tir"ii: .r.pai.d" said Lien may be rni*"i"u"a i" d;-*;;."i *iiil*"a. by lau for r.\e {orei.resur" ;i-;-;;rrs*se-o;-r*Ji Iiopur*y.
{e) ?he rlghi of en3r Ovrer to cont}.ibution frorreny ot,irer cl'.rner irder thii paraorupi, ufrii f -;;-;;p;;;"-
nint to the La;.:C and shlll pass -to such Ou,,ne.r,s suc:esscrsin title_ vrrrq& 5 suc{
(f) In the.evel-t ,"y dispute ar-ises ccncerning aplrty r".a11 cr under rhe provisi"n. "i-ei.,i:-pIr.rlill ,such dispute shall be seltLed-!y-'u.rr.ructon. Eachpa!'ty sha1l chocse .,ne arbitratlr and such arbibratorsshalI choose one-additlonal arbiLratqr and thesei.ndiriduals shalL €ct as a eoird o: e.Uitruii"il ""t
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:lJ*'..)(Js W,LiGZl
tbe decision in ref,erence to sai-d dispute.shall.be by,a rnajoritry vota of the Board of Arbitiat"ri--i-ilir "factual hearlng.
4 -2 P.*LIEH.
_ Site O."rneri ,nay erect fences,by mutual agrleilSElE-E line belreen ."Aiii:rl,ns-sii""-To the exte.nt not ineonsistsrt --ith tle proirisiorri "i-tiri,D*:lllrli?!r tle general rul.es of lav relarding p"rlv fencesand_ Iiability f,or property damage due !.c'negfiieice iruil.ltul acts sr ornissicns- shall-apply there[.o.
(a) ?he cost of, reasonable recair and maint.e_-ranceof a party fence sIraII be shared by the Cu-aers Laproportiou to their ownershi..d theriof.
(!) If a party fe.nce is desLrcyeC or da-traged byf,ire or other-casuaity, either orsner- urerecf rnif -
restore it and the otte.r owne! shar! contribute-to thucost of, restoration- ia proportion to luch oNnetshipui.-hout prejuciicer.however, to the :ight cf any suchO*ner tc call for.a large.r contribution from cle otherunder any ruie of lav.rigarding liabil-ity for negLigenror villful acts or oni.ssions" -
(c) ?he right of any Olrrer to eontri_butio:r fromany other 0r"lner shall be appurtenant to the land. anCshal} pass bo sucit Ortr::er,s .tuccessors in title.
(d) i'n thE eve$t.'any dispute irises conee:r::inq apart), fenca. it s!,all be delerrained by arbitration iirthe same mannetr as provided in section S-f(f) alove-
{e) }11 party fences shalL:
(i) pe const:"ucted of, r^,ood .rr.ill-eit cn a}lexPosutes;
(ii) S" "ppr".*d-):y ti:e }CCe as to iesign,coior a::d rnate.riaL; ani
(iii) t{ot" exceed 5 feet i*,r height-.
S.Z garil*-gii3:*il.:- Site o.,rnersl may insrallparty siCe--a1ks*EfEvEEffi-EE r i ne bet,eeea aCiiinin csites- ?o the extent not Lncoasls!-o-t with thl li""Li""*cf this Declaratiolr_!h"^genera1 r::l"es of 1aw ,*!.rairrg .perly siCexalJcs anC-l-iability for property darnaEi a,ru ton e9lige::-- or r.,illf ul.. acts cr- o*i s sJ^on! sf,-atf e-o!:.y-tf er-_to -
{;} To the ext.ent that t}re'p.'ty sidexalk encreac}res
-cn each Site, a mutual reciprocel e.asimen! sha1l be'tbereby established. Every deed shal.l,.be dee*ed to. co$vey and to be subject to such reciprocal ee.sernents.
tb) 'Ihe cost o.f, reasonable repair, rnaintenanceand replacement of a party si€euelk shail be sfrared lyihe Osners in propnrticn t,o their ounership thereof,.
(c) If a Fariy sider.ralk i.s destroyed cr damageil ,eithe= Ouner may restore it and the oH:ir G*ner shallconlribute to.the cosr of restoraLioa or replacernent inproportio:: to such ounership. ?he right to contributionsbaLl-be as prcvided j.n Secticns 4.2 ib] and (c) at,oveand disputes shall be deternj^ne.d in the'same *rrr*. .,provi.decl in Secticn .{ , I {f I :bove .
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4.4 Non-LLablli og Seso llotvrith*
standing ar.{r o secti:'(]ncontaiiid, ltre holAir of a mortgaEe, 6eed o?parfy holding a securily int,erbst on a Site
liab1e for aay co::tributj.on to any other Owner and the lien
fpr tbe amount of any such contxibution on a Site taken in
t'rust cr othes'
straLl not be
Countyl Coloradc,
.rlbr:te such
gooC faillr and fcr valse and pe:fectei by re
o{fice of the C}er} end F"cccrier of Garfield
cordi:rg in Lhe
prior io the di.me a notiee of failure to cont,
tmount is recorCed i:r said office, describing the Site and
namj.ng the orpner qf the $ite,
Y. :XrERI*ts HAIX?EN*NCE:
S.L General Haintaaance, Rll Unj.Lo slrall be kept
and maintained ffi in a cle.an, safe,
attxacti.ve and. sJ.ghtly conditioll ard in g<rod repair-
5.2 Paintinq of Onits, Thb extericrs af alf.u::its shal.f be $EGEed"Et GEfffie:riodic iniervaLs as shal!
be lecessary !o prsserve the sa.me and to maintain *ach suc]:
unit in an attracf,ive and sightly condition. f,l:e 5:aintcolors and tines of peintilg shall be as determined by the
Eoard af Directors'cf the assoqiation after first having
consultad viEh the ncfio a$d having ccnside.red the suggestio:'rs
a:rd desires of tlre O-*::ers of the Units.
5.3 Assessn*nts for ?ainting. Each Unit O*.ner-shall pay to tb;J{aEcefat;on-=r:ch sums }s.sha1l. be frorr
ti:ne to ti.me assessed hy tire .trssociation for the purpose
payj-ng for the labor and raaterials req::S.red to pai**- the
tlnits.
V:. }1I$CILL**EOUS I
Article X, HisceJ.laneors, of tl:e Ge;eral" leslara-; heraby irrccrporeted bereln and by tllis :efereneepa.rt hereof .
:IN llI?ilESS HXEiqXOf, Declarant has exesuted this
Specifi.c Dec).araticn the gay and. year f,irst above xrj,tten.
REISTONS COF,}qR}TION
:
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tlon is
made a
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t' '
t'
OAK IUEADOWS REORGANIZATION A GREE*IENT
TI{IS'AGREEMENT madethisf3-t:eay of {1{0 sv f, 1995 berween OAKMEADows DEVEL0PMENT CORPOL{TI0N (oMDCi and oAK MEADows
I{O}v{EOWNERS' ASSOCIAfiON (OM$OA}.
1.0 Recjrels.
1.1 OMHOA represents the owners of 3 lots il Block 2, 4 lots in Block 2 and
1l lots in Block 3, Filing 3, Oak Meadows Subdivision; 32 units in A.rea IV,Fiiing 4; and 20
lots in Area Y, Filing 4, Oak Meadows Ranch, being the currently ileveloped parts of such
Filings 3 and 4.
1.2 OMDC as suceessor owner to Redstone Corporarion owirs Areas I, rI, II[,
VI and !TI, Filing 4, Oa-k Meadows Ranch.
As part of this Agteement, and contingent upon approvals hereinafrer mentioned,
OI\4Dq has agreed to redrce the building units heretofore approved in said undeveloped areas
of Filing 4 from 127 to 100 (including 3 lots in Block I, Fili;g 3, and l L lots.in Beaver Court).
1'3 Redstone Corporation developed and installed the Water system for Filing
3 and Filing 4, and the Sewer System for Filing 4 and Redstone and OMDC have operared saia
Systems since installation. Said Systems have not been ncnnally conveyed to OpmO.q. as
anticipated under the original subdivision docurnents. However, O AfiOe fias asserted, and the
pafiies aeknowledge, t}rat the curent homeowners represented by OMHOA hold an equirable
interest iu said $ystems, OMIIOA nlay claim additionai interests in said Systems by vi:tue of
cCIntract rights and otherwise, and this Agreemenl and other documents executed prtsuant hereto
are intended Do setfle by compromise and agreement various claims and enntroversies beirr*een
the parties.
1.4 During an extended drought, the pumping capacity of Well #5, which
suppiied water for F 3 and F 4 from 1977 until 1992 diminished ro a point where insuffrcient
*ater was produced. Redstone Corporation, under cooperative agre*merit with OMHOA
develo,ped Weli #8, but the cornbined capacity of both wells was insufficient to meet thg
subdivisiou needs, whereupon Redstone Corporation devel@ Well #9 and OMHOA and Oak
ldeadows Wler Association (OMWA) devetoped FbfW.
1-5 Contingent upon approvals hereinafter described, OMDC contemplates
building out the undeveloped areas in Filing 3 and Filing 4 subject to a reduction hereby agreed
upoll to 100 Units and the pafiies have determined it would sene their muiual interests urd the
00 0n1
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interess of future homeowners to reorgani rE by.-.arnendment to the subdir:iiiqn operaringdticurneats' ang tCI operate the water and sewer utilities in the manner h'ereinafter dEscribed.
1.6 To assure a continuod and certain supply of water, Well *g and EM.SI are
8o be incu-porated into the System, giving recognirion to.;iLi ownership of FMW bt 6M*O;and OM!#A with the necessity of providing augmentation water to FMw from the alternateMartin Reservoirs I'{o" I and ?.
1.7 The Coiorado Departmenr of Healrh has ordered that a Discharge permit
be,obtained for future operation of the Oak Meadows Wastewater Trealrnent Facili"ty,;iJ;
serves rhe present and wiil seft'e the future development in Fitring 4 and the parties have agr*d
upCIn an equitable arrangement for sharing of the costs of rnodificarions to this faciiity *? for.
a rnore efficient and equitable arrangement to the fr.rture operation of the Wrrte*Jo TreatmentFaciiity.
1.8 Future development by OMDC will require approval by Garfield Countyof one or more Arnended Subdivision Improvements Agreemen* under the conditions hereinafter
stated and of the Colorado Department of Health on &e waste*ater Trearnrsnt Facility, AIso
requirEd is approval of one or more Augmenarion Plans for Ftr{W, wtrich OMHOA;"CI.MWA
are processing and approval of a water righs decree for Well #g, which OMDC,is processingin the Vfater Court for Division No. 5, Sarfieid County.
2.4 Deirnirions.
?-1 OMHOA means rhe Oak Meadows Homeowners Association, a Colorado
cory)oration not for profi.t, also referred to as 'Association" in the subdivision docr:menrc.
2.2 OMWA, means the Oak Meadows Water Association, a not for profit
colorado corporation, representing Filing z, oak Meadows subdil..ision,. ,
2-3 Fi-ting 3. "F 3', alss referred to as *O.&1.3" in the subdivision documenu
mears Blocks l, Z and 3, Filing 3, Oak Meadows Subdivision,.as the same appears upo, ri"t
thereof recorded in the Office of the Clerk and Recorder of Garfield County, Colorado as
Document No.272814, and aII Amendments and modifications thereto.
2.4 Filing 4' "F 4 ", aiso referred to ar Oak Meadows Ranch, abbreviated'O.M.R.'in the Subdivision Documents meem Filing 4, Oak Meadows Ranctr-as the same
appears upon Plat thereof reeorded in ihe Office of the Clerk and Recorder, 6ar6e1d Counfy,
Colorado as Docurnent No. 276561 and all Amendments and modifica$ons thereto. "
2,5 Filinq 3 and Filing 4 A, abbreviateC "F 3 - F 4 An means rhe developed
ar*as co$sisting of Biock 2 and 3 in Fiiing 3, and Areas rv and v in Filing 4.
2-6 Filing 4 B, 'F 4 B' means the undeveloped areas in Filing 4 consisting
of fueas I, {, I]I, VI and YII as shown on PIat recorded as Document No. i;eSot in r]re
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{,.
r-eeoidS of $e Q{erk ud Recorder of Garfield County, Colorado (Counry Records), e.xciuiiv"e
'.pf-Bbdver'Cciurt.
2.7 Fiiiag 3 B, 'F 3 B" meaxs three (3) Iots in Block t, Filing 3,.as shown
on Plat iecorded as Document No. 3807?9 in the Counry Records, which lots are subdivided but
not iurrently developed
2.8 Filing 1,1'F l" rneans lats 12 and 13, Block l, Filing l, OakMeadows'Subdivision (also refered to as the "Reeves lots"), as curently swned by John Reeves and
Jacqueline Rreves (heeves) which lots shail be deemed tCI be two (?) lots ior purpos.s of the
operation iind administration of the F 3 - F 4 water system pursuant to this Agreement and rhe
OMSCO Operating Agreement alached hereto as Exhibit A.
2.g Beaver Court means the eleven'(11) iot subciivision on Area tr, Filing 4,
Oak Meadows Ranch, as shown on finai plat recorded in the County Records as Reception No,
zt?497
2.10 F3 - F4 existing WaterSystem includesMouWells No.3 and 5through
8, inclusive consoiidated with altemate pcints of diversion to Weil No. 6 for 90 gallons per
minute and WelI No. I for 20 gallons per minute decreed non-tribuiary to Four Mile Creek in
Case Nss" 92CW350, W-1244, W-1980, W-3320 and 91CW71, Disrict Court Water Division
No. 5, together wi',lr any and all residual righrc, if any, in Motz Weils No. 2 and 4 which are' the subject of an Order of Abandonment entered August 31, 1997 in Case No- W-3320
consolidaM with W-198&78, and together with pumps, pipelines, appurtenturces and faciliries
including storage tan-ks for 70,000 galions of water. All water righs and easements appurtenaflt
to the System are included, inctuding, but not timited to, all groundwater righrs under the Calc
Meadows SuMivision and Oak Meadows.Ranch.
z.LL FMW means Four Mile lYell developed an,J drilled by OM\{A and
OMHOA under Permit No. MH 19953, with pumpr pipeiines, electric easemenls and
appurtenances which well is the diverting sirar*ure in Case No. 9?CW50. Also, all easements
necessary to integrate FMW into the OMSCO Sy'aler Sysrem.
!
2.12 FMW Agreement mears the Agreement for Well Devetopment dated
February 12, 1993, between OMHOA and OMWA and the Addendum theretrc entered inlo
contemporrneously with this Agreement.
2.13 \{ell No. 9 nreans the n'ell drilted in Lot 8, ts}ock 3, Filing 3 by Redstone
Corporation on which a water rights proceeding is pending under Case No. 93CW?22, Disrict
Court, Water Division No. 5, fiffell No. 9 case) together wirh all water rights now or hereafter
existing therein and all easemenb appufienant thereto.
2.14 F 4 Sewer System means the sewer mains, collection lines, manholes,
['ea61*n1 facilities, lagoons a-nd other facilities constructed to serve Filing 4.
f,qqtw
00 003
waier €0ff't. pecr.ep furlM'W utilieing a*gnr*alion water ielca$ed rru* ri*r*ge il;i 1,rrrd,
Alterxaie &eservoirs 1 and 2, with Fermis and Water Coufi Decree(si to be obained by Ol"fwA
and OMSCO
2,16' Amenddd Subdivision Improvenrents Agreement i (Beaver Csgrt)
a&breviated (ASDIA-I) mes$s an agreement wirh the Board of Counry Commissionprs of
Garfield County (the County) approving consrruction of Beaver Court Subdivision.
2'l? Amended PUD Plan means an agreementand other docurnenradon to be
approved by the County providing firr the County's amendment of the existing zoning and
subdivision approvals witl: respect !, F 4 B to allow the devslopment of eighty-six (80 lou or
units in F 4 8, or suchlesger numbsr of lots or units as OMDC shall approve, suhject only to
the processing o! one or more amended or supplemental subdivision plats pursuant to the
.County's subdivision regulations and PUD'section of the County's ,oning resolution. .The
pamies ackno*ledge that the surrent ioning and subdivision approvais of f * g provide for the
patential of developirg a totel of 127 lats or.fnits, together with a lodge and other facilities, in
F 4 B but that, in consideration of this Agreement, OMDC has agreed to timit the.fulure
developmenr of F 4 B to eighty-six (8$ lots in addition to Lire eleven (11) Beaver Courtlors
whieh have subdivisioh approval subject only to &e approval of ASDIA-I. .It is further
aclaro'ivledgiA in this 'regard'that the three (3) subdivided iors in F 3 B are in addi.rion ro said
eighty-six (S6) f 4 B and eleven (tl)-Beaver Courr lors.'
2.18 Efiecrive Darei:
2.18.1 Phase I cffective date means the eff*tive aate of this Agreement which
is the effe,etive dats as to Secfions 4.0 and 5.0 herenf.
2.18.2 Phase tr effective date means the date of approval of IiSDIA t by the
Board of Counry Comniissioners sf Garfield County, Ca,lorado-
2.18.3 Phase III eff*tive date means rhe date of approval by rhe Board of
County Commissioners of tbe Amended PUD Plan for F.4 B. \
2. t9 "Decla-ranlo as used in the subdivision dncuments and herein shall mea-n
$MDC, as successor to Redstone Corporarion, subjeet ts tie provisions of this Agreement
regarding Declarant rights.
2.?0. OMSCO means Oak l,'{eadows Service Company a not for profit Colorado
corporation to be organized to perforrn the functions herein described.
7.21 Subdivision Documents mslns the subdivisian plax described hereinabove
fnr Oak Meadows Subdivision; a Oeneral Declaration for Oak Meadows Ranch, No. 276560,
Book 492, Page 894, restatement of Section 4.8, Ceneral Deciaration, No, 292809, Book 5?4,
Page 932, the County Records; and the By{axs of the Oak hfeadows Homeowners issaciation,
as amended
tuw@ 00 0n{
)
7.22 Rules an{,f,.Fgulationsgover"ning the lYater and Sev*er Systerns for F 3 and
F 4 rn'earis fie Rnfes and'Regulatidni adopted concurrently herewirh.
3;0 . Cogdjtions for Qpvelooment of,F-4,.H.
3.1 OMDC conternplates development of F 4 B in separate tracts or parcels
h a phased or sequential rleveloprnent. To facilitate construction and to avoid unnecessary
architectural review processes, it is agreed that the condition and limitations set forth on Exhibit
'ts attached hereto Entitled "Deed Restrictions" shall be applicable, in addition to other conditions
stated in the subdivisistr documents, The deed rcstricf,ons as set forth on Exhibit B shall be
included in future conveyances from F 4 B pursuant to 8.17 of the General Deciaration.
3.2 9.1 of the General Decla.rarion provides:
"Aooroval of all changes to DroDertv reouirbd: Declarant
contennplates transfers to thiid parties for pre-approved structures
and uses, which will be malerial enducsments for such Fansfers,
for which reason no. change [n t]re existing state (sic.) of property
shail be made or permitted, exqept by Declarart or by the Board
of Directors of the Association, acting by and through the
Architsturat Com mittee.
3.3 Declarbnt may proceed with development of each specific tmct or
subdivided parcel io F 4 B provided that sueh development is in compliance with the General
Declaratiom and the Deed Restrictions and subject to the approva-l of the Architectural Committee
only to the extent required in Section 3.4.2 as hereinafter provided.
3-4 Architectural Control Committee-
3.4.1 The provisions of the fust sentence of 9.3 of the General Declaration
:provides thac
"Tle Decla:ant shalt appoint an fuchitectural Control Committm
of not less than three nor more Lhan five persons (which may
. include members of the Association Board of Directori) to serve
at the pleasure of Declarant as an. Architecrural' Control
Committee-u
The above section shall be applied and consrrued as follows:
. 3.4.2 OMDC r-arifies and confirms appoinrments to the Architectural Control
Commiuee heretofore made, including appointmeht of incumbents, by the Board of Direciors
of OMHOA and hereby appoints and confirms to the Board of Directors of OMHOA the right
to make future appointrnents to the fuchitectural Control Committee subject to the condition that
&uEaffi 00 005
utit #$.t$:of F 4'B shdl be builr out and occupaney permix issued; OMDC reserres the right
to ap.prov# oi toappoint two (?) members of"".th;-&0tliteatural Conrroi Cqmrnittec-who strajl*ue .empowered to mst 1 Faioriry vote *s tb .rnaiiers coming before such Committee pertaiaing to
skucfi$es or conditions in developing ,tracts in F 4 B, prior ts issuance of Cirtificates of
Occupancy; provided lhai aily and ail.consrueiisn in F 4 B shatl at all times compty .'rith the
Deed Restrictions. IJpon issuance of a Certificete of Occupancy as to arly struc.hrre-in F 4 Ii,
the provisions of 9.1 of the General-Declaration shall thereafter be applicahle and Archite*ural
Conuot Committee review shall be required.
3.4.3 Subject to rhe right reserved in Scction3.4"?above, OMDC waives ihe
right to appoint rnemb*rs to the Architectural Control Committee, deiegating such right to ttre
Board of Directors of OMHOA, and waives the right to apply voring conr;l ro any buildi"':g,
structurs or applicatioru -
3.5 Subject to the above pmvisions regarding the limitarion of Arshircsrurel
Control Comrnittes review with respect to cotstrucrion in F ,{ B, the owners of subdivided lots
or uaits within F 4 B shall be members of OMHOA. The subdivision documents shali bs
amended as rnay be required to carry out the purloses and intent of this Agreement.
4.0 Oak MeadoryS-gsrvis: Cogparry IOMSC0)
. 4.1 The partiies hereto shali eause OMSCQ to be created to perfornr ard carry
out the following functions:
4' 1.1 To own, hold dile to, opemre a:rd maintain the F 3 - F 4 water system and
fte F 4 sewer systern subject to the provisions of this agreement a.rd rhe OMSCO Operating
Agreement.
4"1.? To meei and act or malrers of common interest as berween F 3 - F 4 A,
F 3 B and F 4 B relating to matters affecting F 3 and F 4.
' 4,1.3 To review plans, drawings and Amended Subdivisions in F 3 B and F 4
B and to 'act in an advisory capacity to OMDC in future amendments to subdivision plats,
covenarts and other matters of comrnon concsm.
4"7 OMSCO shall be governed pursuant to its Articies of lncorporation atd
Bylaws ir accordance r+'ith the iaws of the State of Colorado applicable to non-profit
corporations.
5-0 Transfer of Tirle and O,perations of-&ter and Seu,er Sy-stem$.
5.1.1 On the Phase I effective date, Oh{DC and OMHOA shail rransfer ta
OL4SCOby Special Walranry Deed &e F 3 - F 4 Water System and rhe F 4 Sewer System and
Oh{HOA shall tna,tsfer to OMSCO it's interest in FMW. On the Phase I effecrive date, or ulnn
the enuy of a decree in the Well lio. 9 case, rvhichever last occurs, OMDC shall trar|sfe; ro
OMSCO by special.wafianty deed lLrell lio. 9, provided, however; in the event and to the extent
00 OnE
?'
t
t
regpir.e+ by C.r"nefO Counry in connectisn wittr the appror* oi aSOIA-l r OMDC may transfei
:LTell.Na I to OMSCO at an eartier'.date and-.in no evEht strall such transfer affect OMDC's
ObEgariorts with rcspmt to tle'Well Noi I legdl proceedings as provided in Section 5-0 of the
.OMtgO CIperating Agreement. Ail,.ground*rater rights under the Oak Meadows Subdivision
and Oak Meadows Ranch shall'also be transferred to OMSCO; together with ali easernents
necessary .to canj.out the purposes and intent of this Agreement and the OMSC0 Opetating
Agi.e,ment, which easernents shatl be conveyed"by quit claim deed.
5.1.2 If transfer to OMSCO of theF 3 -F4 water system and/ortheF4 selver
systc,m shatl be deemed inval"id ibr any reason, then OMHOA and OMDC hereby appoint
OMSCO as fheif respective agenf to perform and carry out the functions, responsibilities and
duties herein assigned to OMSCO, hereby appointing OMSCO as their respective attorney in fact
!o ilo and perform any and all acts or rhin6js necessary or useful to carry out the puqposes and
inlent of this Agreernent and of tbe OMSCO Operating Agr*ment to the fullest exhnt permitted
by law'
5.2 on the phase I effxtive date oMsco shaii take over and assume
inaragernent responsibilities for the Water a:'rd Sewer Systems so conveyed in accordance with
the OMSCO Operating Agrement,
5.3 OMDC, by a:rd through its undersigned presidenr, hereby represenis,
w3fiasts a-od cerrifies thar OMDC has the right, power, legal capaciry and au$oriry to enter inro
:and perform its obligations under this Agreement, that no additional approval or corsent of any
perso.n is necessary in connecrion here*'i.th, and that all of the property and asseB to be
Lonveyed by CIMbC to OMSCO hereunder are free and clear of a1l liens, encumbra.nces, clairns
and charges of aay perSon claiming unde.r OMDC or Redstone Corporation as its predecessor
in interest.
6.0 Dispute Resolutio[.
6. t Meriiation. If a dispure or issue arises bet'neen the parries under thq
provisions of.this Agrernent, either parry may give the other party {/ritten notice of a desire io
meet to negotiate a resolution of the dispute. Such meeting shall be held promptly but not,later
than senen (7; days following such notice. If the parties fail O negotiate a resolulion of the
dispute at such.meeling or at a continuation of such meeiing, the parties may murually agree to
'submir the dispute to mediaiion on such terms as the parties then agree; provided that if the
parties do not so agree, either party may irnmediately proceed with litigation as provided in
Section 6,2 below.
5.V Lirigation. If the parties fail to resolve the diqpute by agreement as above
prortded, either party may initiate litigation asserting any and ail legal and equiuble remedies
then available. In lhe event of lirigation, the Court may award reasonable attorney's fees and
qosts t0 the prel'ailing Paity.
E*qr@,00 0n7
7'1' ln1ire Agreemenl This Agree e r incor-porates ail irf.the ag;ementsbenveeh the .parties.witlr regar{ u the" subject iar,er frerrcf and sha}l not bc amenitcd ornodified exespt by'further,irirten agreement.executed by.rhe qrrui-,;;t;:' "-
7"? Coverning F*. fS, Agreement shall be governed by and construed andenforced in accordance wirh the laws of the s[r of colorado.
e- ------
7 '3 Headingr. The headings of sections and paragraphs in this Agreemen! are
:*1*--"t con'venience only and shall not affect the *oniru"rion or interprJadoq of irspfowsrons.
7 '4 Severability. If any provision of *ris'Agreemehr, or the application of suchprovision io any person cr circurnshnce,-ii held invalid, itteia or un*nforceabl;, the remaioderof this Agreement or the application sf such provision to firsens or circrimstaaces other thanihose as to which.it ii herd Lrvalid, iftegal or unenforceab;, shax ;;, b.;i;;;ercby.
7'5 Bindiag Effect. This Agreement shatl inure to the benefir of and bebinding- u!on. the parties hereto a-rd their respecrive successom ar:d assigns. It is expresslyacknowledged'in this regard that 0MDC may xsign ro a suscassor pa-rt or a1 of irs rightshereundsr with respect to the furure development of iitlng.4, provided ri.,"r *y *.i, arsig***ntshail not relieve or in any'way limir any obrigations.unaer itris Agreement_
Dared ttris / g,f,- day of *#ft e A-;- r- -, I99S"
OAK IUEADOWS DEVELOPMENT CORPOR{TiON
By
i 't
f@ 00 008o
qxllrBr? ".A"
?O CIAH. !{EADO{'IS REOBCANIZA?ION AGREEXENT
orvrsco orr,Rn-lr*G aGREEIUEI-IT
J
TIIIS' AGREEMENT made this /:r- dav of fii\.r; ,;? ,' -1?9-:
between oAK
MEADOWS DEyELOPMEI-{T COffiEanON (Offi;,- Oax MEADOyS
rrotvrEO$tNERS ASSOCLATIOT{ (OMHOIJ arld oAK }dEADOWS SERVICE COMPANY
(OMSC0).
1.0 Resitais.
l.loMscohasbenolganizedlop€rformthefunc:ionsouilinecinoakMeadows
Reorginization n*eerntJ Cn*tgilizaiion Aireernent), of w.hich ttris Agreemen! is I P*' '
identifred as Exhibit A thereto. The provisions. of the Reorga'nization Agreement a-:e
incorporated herein by reference.
L.TfiisAgreementisintendedtofurtherdbfinerheduties,responsibilitiesand
op*raring functions oiOltSCO and the retarionst lp berween OlvlSCg and OMHOA' OMDC'
*O O*f l-'feadows Water Association (OlvIlVA)'
2.0 A.cdvation of O\'ISCO
2.L August 1, 1995 is rhe Phase I Effecdve Date on which oMsco shall acquk*'dde
to the warer and sewer systems in accordance with the Reorganization Agreement and shall
assume operation and maintenance functions'
2.2 The Articles of Incorporation, By.laws and Ru]es and R.egrrlatiorrs of oMSCo and
the Agreement for weil Development with oMWA concerninS FMW dat*d February t2' 1993
and rhe Addendum rhereto execuieC .o*"*por-eously hJrewith (coilectively the 'FLfw
Agreement') are' ratifi ed and approved'
2.3 OMDC will complete its customary biiling of water and sewer users oB or about
Juty 20, lg95 (the July 20 billing). nr1!""i"t receiued by SMDC on the luly 20 billing shati
be delivered to OMSiO on the Ff,*r.I Effective'Dak or as soon thereafter as such monies are
received by 6MDC. SMDC hereby .rrignr to oMSCo arr accounts receivable from the luly
20 billing, and a1l accounts receivabie froir prior billings which a'e not collected by OMDC as
of July 31, 1995. OfrtpC will pay all big;, cosis and expenses in connection with the waer
or serrler systems rvhich are due or inc,rrre,t prior to the Phate I Eriective Date, provided that
or.dinary operaring costs such as etectriciry .r.ri!e;1gil.n?i .u. fromtedSn!-a{ biilings fdr such
charges reguiarly rEceived on or before li:ty :1 rryL shall be paio uy oLqDC a'nd any biliings
for such charges received afier July lt, ipgj shall be ?19 by oMsco.. on the Phue i
, Effective Date OMSCO shall assume respcnsibility for biliing and collrti-on.-of user fets,
accounting witir -reg;=,"'n* ;J.; and iewe*ytt**, and lhe payment of bills' costs and
expenses accruing ifrer the phase I Effmtive Date for the regurar .peradons of rhe watet and
sswer syste*r, ,uU1*i io tpu.int obligations of the tespecti'e parties as may be expressly
provided in or pursuant to this Agreement'
00 009
' :r.ast,ser ai
'!$ r-r+rr- " '
i
' - 2.4 On *e Phase I Effeqtive Ba*, O*O" *iI rryaive slaims for r.nonies gdrupce*by '
olI4DC ro coltsr ad*alger.foi w3ter *a s*w..e*pqn*tii.id*t;:#;ffluil*Bd fe*s.AIso, oi ttre Phase i E$ecfiY-e.Eare, oMlio* *il! wai*elclaimsii *.ir,"". r*;;;;;.ry.d wi$ pspect ts'tr,ots 2 and ?0,-di'Ea 5, Fiiing 4,. prior to Oli{:BC1s transfer of said lorsto Glem and sandia Hart.man an4 -+niri an{ tvlatr}rewi{aci}dr; ;r;ilt, ;d.d;-r;lrxaive any fi.irther righ* of contdbution frorn OMHQA of *y previousty"ineur-red cosrs orexpenses with respert to Oak Meadows WeUs Nop" g and 9.
3.0 Operatir,lLirnd Maintenange Funcrions
.-,--ln the management, operation and maintenance of the Water and Sewer syiiems,
OIv{SCO sha]I:
3.t Collect waier servjce feeq, qser fter and assessments as mey from time to tirne be
detennined !y tbe Board sf Directors-to be necgssary fbr the efficient iperation, majntena,rce
and delivery of water aad operation and mainten*"e of rhd sanirary ,.*.i ryr,onio r.cordarcewith appiicable laws and reguluions. :
3.2 Taread rnehrs, make and enforce reasonable *t.s fo, th* operarion of rhe System,
and for efficient a-nd non-wasteful use sf water,
3.3 To operate, maintain and
conn*ted !o or used therewith.
malage the sanirary sewer system and all faciliries
3.4 In genenl; be guided by, carry out and follow the Rules and R.egulations adopied
concurrently herewirh oi as may hereafter be amended.
4.0 Qperatiirg Hrinpip]eS.
-The v/ater System and the Sewer Systeui shall be operatad in accsrdarce with t-he
following conditions and principles:
4.1 Warer sen'ice charges shaU be estaliisneA on the basis of a progressiye rare
stntcrure which requires useis of larger quantities of warer ro pay progressively hlgher service
charges for water deliveries in excess of a qpecified quandryiowtricrr a sandaribase warer
service rate will apply.
4-Z Subject to rhe-progressive rate strucfure as above.provided and subject t6 other
qpecial cost allocations pmvided in this Agreemelt or the Reorganization egrerimenr, $?ter
service charges shall be established and coltected from ail lot owners on a uniform, non-
discriminatory basis.
4.3 Any subdivided lot for which a building permit has bren issued shall pay the
standard base water sen'ice rate from il'ld after the daie of issuance of the buiiding permir, a
water meler approved by the Water Compaly shall be installed upon connefltion oisaid trat to
the waler system and said iot shall therea-rter pay at the standard water senice charges ofoMsc0.
i:@x3r
6rdBl#r{
Qfi 01 ii
- - *.4 Any subdivided tst firr which a builOing permit'.has'not been issued as above
nioyided shalt par.to OMSCO, f,ram and af,t0rthc:date iX. Oing,of the final subdivision plat
i,r*tirg such lor-until the issuancd of a,buildingperni* for such tol, a standby.charge'"which
cilarge"stl*l be one-half {LtZ) af the slandard basi warer service rate esuiblished by oMSCo-
4.5 Subiecr to ihe prov.isions of the FlvflY Agrecment, Water service shall not be
extended oueide the uounoar;is pf F 3 - F 4, and Lots 12 and 13, Block 1, in F I (the 'Reeves
lots") without the consent of OMHOA and OMDC. The parties hereby represent and wari-ant
fi,ut it"y have made no agreernents, pronrises or other commilments,'wrifien ol o{, to exend
water service frorn the F i - F 4 water system to propefcies other than those expressly descnted
herein and that no other persoBs or properties have ury right or claim to such se(vice'
4.6 The Reeves' lots in F-l as defined
recognized as having a totai of two (2) ups on the
Reorganization Agreement are
F" 4 water system but have an
independent water syit"* and do not currently receive water_service frorn the F 3 '- F 4 system'
fn r,Jcognirion of the availability of such system and of the fir1 protection benefil provided by
such sfrtern, each F I lot srradpay tlie standby charge established by OMSCO for zubdivided
iou * p*uiieO in Section A.*. 3aiO F t lots sha.tt te obligated to pay OMSCO's,surdard water
r**i.* rares only upon itre reeipt oi regular waer senrice from,OMSCO' OMDC hereby
acknowledges rh;t the three (3) F 3 B tou which it currently owns are subdivided and shall be
gubject tCI the provisions of Secrions 4'.3 and 4.4, as applicable' t
4.7 In rhe event ttie common water system is unabie, for reasons'of drought or
otlenrise, to supply the water demands of all peisons entitied CI service therefrom, OMSCO
rirrU i*pfan eni'malOatory conservation andior eurtailment m*Lsures' provided thad such
o1""ruro- are uniformly aiplied and consistently enforced *ith reqpect to all waler users
receiving service. In *r **nt of any such shortage, OMSCO may tpke such rernedial action
as is n&sary to enhance the water srp,ply avaiiablJ, including additional well driliing and other
ap,pmpr;ate.iti* and rhe cost tbereofsdn Ue borne on a pro rala basis among the then existing
and futgre log5 enritled to service. Nothing herein shait limit OMDC's obiigations under:he
provisions of Article 6.0 he.reof.
4.8 Se.per service rares shall be uniformly established and enforceC. Any su .!.{ivided
I"ot for which a building perrnir has been issued shall pay'the standard base sewer service charge
from and after the aatJ if issuancr of the building permit. Any subdivided t"ot for which a
building permit has not been issued shall pay . rt nOiy sewe-r charge equal to one-haif {L/7) of
rhe standard base sewer service charge. Uiwithsranding the foregoing provisions of this Section
4.8, in the event the improvements to the se*rge E-eatment faciiify compleled puisuant to
Section 7.L arcdesigned to serye more than ihe sixty-three (63) units in F4"A ald Beaver
Court, the additioni opention ild maintenaflce costs, if any, atu'ibuhble to such expanded
sewage trgatment facilify over and above the cast to operate and maintain such facility to serYe
onlyiuch sixfy-three 16i) units, shail be born soleiy by OIi{DC.and OMDC'S gnntees in F4B'
In ietermining such aOCitlonat operarion and riraintenance costs, if any, attributable to such
expanded se*age txeatment faciliry, the per unit cost f,rr operation and maintenance ("o & M")
of such e*pandld ,.wage rrcatrnent facUiry shall !e compared to the per unit cost for O & M
of the sr*uge rom*rir faciliry prior to such expa,rrsion of the facility (which cosis shall be
adjusted to riflectchanges in the Consumer Price Index for all Uiban Consumers). The amount,
in the
F3-
r€tsd@{s{
MadPFrn.i 00 011
if any," by whicft rhe per unit O & M eost-which wouid oth-g"qrse,be u[mooUf. u, the F4Ausers in connectiqn with the operation. *d;-t Ud[ l?:;rci "ifiaiJ;fd bearmenrfaciiiry ercsds'the cpr aq.ilstei pqi rrniiil& fr-&ry# f,id_nu"*puier*r er"piiirsioa.bf:such .facility' shall be bome soiety ui oMoi *'d bl,I*'r-*rri*" in F+B,arrd,uiliila* paid inaddition eo skndard t.**t d*io* charges otirerwio py*tilty c16c a'd-oMDC,s granreeiin F4B' The forcgoing provisions a.re iitendd ro e*tdath* *rlurlrg r+,q .*r;frri incr:rringadditional o & M coits {ex6ept for rhose,attributable io tlr.r norrnal escalation of cosu asreflected bv the cpO for *"p*iion of the d;;; "*;;*-r?Irn,y io serve rbts in F4B.
4.9 Subject to conditions stardd in the Reorganization Agreement and in this
*f,ff X:"*-"y::::f T: jy,y3f **,*_iil#r*t.ffi ;,LTX,#;.*ffft1jgry :f;::r.:1 -:*$S y*r., u*,s k F 3 _ F 4 e Xi?;f,# ffit#:lt?
I j#:J : :,:T,-T',* I;lf, j .y1{ n;Tr i ;n,} tri3 }"fi'xruffi,;
lflIIIIl::f31H#,:I_o-H?1,,.h#&#;ffi#"#;ir"l,?i".ffiIi#ff:l*-ffiff*T1f*:py:li.d in the Fh{w egrrement, as amenoeci, ilubjciit rto the provisionsof Article 6.0 of rhis Agreemenr.
l1?, ",31:i:fy *::^P:tem shall .be otrprated, rnainrained and improved as
X?*"T#":? Hfy-Y:-e?-.*lr *r"":
1o elgne ;;;i'fi;d
'" #ffi#"?4 B, subjecr ro the provisions of Secrion Z.l "i nir'i;;;;r"
,o;rl "I::psf::g l*.1*,r*:ert,.warer requirenrenrs ior existing F 3 - F 4 A ro*il:3:j ;.3 i,:j I : p: " l- S":g;p-d-*,iJH*-.#UtH"HH,*# *,Summary with accompanying aaalysis (WaLr Surnrnaryf aftached to the Reservoir and W'ater
ff
-I[tr,f *ff ::{f t*h.j+;H;#;i,;fr ;Tf*;",{Hffi 'if; iiX'S
:X":,H:i_q:Ty."u^ 3-_:: - rJ *., sysr,em pursuanr #X Xf*"ffi:,il[?iJ#
(a0a
rbj
4' 12 oMDc shall be respoasible for the installarion of all warer fines and other.faciliriesrequired to extend water servicei from the terminus of rhe existing r*ater supply lilt*. to Beavercourt' F 3 B and F 4 B lots to be developed in the futur.. Lilce*.ise, 0MDC shall beresponsible f,or the installation of all sewer lines am otnei raciuties required to exterd sewerservice fi"om the terrninus oJ the existing server lines to Beaver court and F 4 B lots to bedeveloped in the furure' OMDC shall akJbe rxponsible foiGe installation of anyand all otherimprovements determined by'oMS.co to be necessary to proltde water and/or sewer service roF 3 B
'ind
F 4 B, provided that such irnprovemenx shall n6t inciude those marhrs w*ch are parrof the regular maintenance of oMSCo's yaler a,,d sewer systernsr except for excess chargesatu'ibutahle to operation and maintenance of the op*J*auJ,ige trearment hciliry as providedin sectisn 4'8 above.' subject tc the foregoing, oiltsco ur,"n'no, impose or collect any warerSyYti"ljhargeior $swer sonnection *iq#,
"rri.r r*p*t * lors or unirs hereafter buijt inF 3 B and F 4 B- o-- "-*' ^wyw.
provisions of Arricle 6.0 hereof.
5.0 We"ll Np. 9" Ixgd" prqpeeding$.
5'1 subject to oMDC's obligatioa to fi'ansfer weu.]o. 9 to o]r{sco pursuant tosection 5'i'i' of the Reorganieation *gfurTient, oh{Dc wili dlhgenily puxue to complerion achange of waler Rrghts.tYryTg nJw pending in the District court, waor Division No. 5,case No' 93cw222 (weu xo- I cle) *r oiligJnily p*"u* oil"ining of requiroc peimirs from
&gW&&rff,ffi.-:&rya6 00 012
)
ttte State Engineer's offrce; including corectior of the discrepgg]n-th.: iocagior of We1I N0'.
g
"pp*ri"g
L tnr inirial ajpticarion Iq the Well N9. 9 Cas1 O:tlOC strall dso dilieentlvturiu,e
.orrLdon of the location'of Mou WeII No, 5 as'previouiiy decreed; The coss'of'such
Iro""OAg* with respect m Weil N?: 9 and Mou Well No.'6 shatl be pard by CMDC'
blfffOl *ill wirhdraw objecrion to Change of Water Righs in the Well l-Io- .9 case.
6.0 H-MY d.u gmenjati"qn Proceedi n g.
6. 1 OMSCO, as successor owner of OMHOA's share of Flv{W, shail diiigently pursue
to cornpletion required iegal procxdings to obtain afi augmentation plan decree in the Disrr:ct
Court, Wxo Divisisn No. 5 for fMW for the use and benefit of presant and fu.t1|e water users
in f j-f 4 A andF 3 B andF 4 B. The cos* of zuch proceedings strall |epaid by,OlvlDC lo
bltSCO, ald OMDC shail assume direction of the proceeCings until OlvtDC dxlines
p.r*iAp.Uon in such proceedings, subject to OMHOA's right t9 pursue a Decr* as herein
;;"t&. OMDC ttr"U Uu rirponsibl* for providing replacemenl water to satisfy such
.lug*.rruiion requirements, from i*farti" Reservoir Alternates I asrd 2, Such proceedings'shall
be-carried on in a coordinated mannet with OI'IWA-
. 6.2 In the event OMSCO's augmenution application is denied in spite of due diligence
and best efforts by OMSCO and OMDC, alternative sources.of water for futulg development
,rrrfi rc pursued'by oMsco at the lequest and expensa of oMDC subject to tle erflless
condition-thai OMjCO derermines that iuch alternative sources wiil not impair a_firm water
,uppiy for F 3-F 4 A according to quantilies described on the Water Summary attachd hereto'
suisfaction of such conditions shaii require that an alteinate physicat water diversion strucrure
1i.E.*.ff or faciliry tg Eeat surface water) be provided-at O[{DC's effort and expense. OtttP!
shall not rely on excess physicaf supply'from Welis 6 or 9 to satisry this requirenrent' It is
undentood, !ro**uur, nai CiUSCO iirati, at OMDC's request, transfer any excess unused rx'ater
rights decreed to Wclls 6 and 9, and not required in the Change of Water Rights decre pursuart
io sotion 5"1, to an aiternate water diversion stru"ture provided that OMSCO deterrnines that
such rransfer will not iruprir a firm water supply for F 3 - F 4 A'
6.3 OMDC reserves tlre right to deciine participation in such augmenution proceedillg
on FMW ilr the evenr the County shali refuse ro approve ASDIA-I as to eleven (11) 'lo8 in
Beayer court, or if the couiry s[',ru r"l to aPproYe the amended PUD'plan as to F 4 B'
5.4 In the eyenr OMDC declines panicipation in such Flf"V augmenhrion procxding
and unless and until OMDC provides * "iaitional
alternale water'source Pursuallt pangraph
6.2 , thc OMSCO warer sysdm shall nol supply water to any additional lou in F4 B-
6.5 Norrpithsandkg the foregoirrg provisions of this Section 6, rf, on or before
October 31, 1998, OMDC falls for whatevir ieason to direct and pay for $e proceedings
obtain a decree (the EMS; decres) to provide for the delivery of water from FMW to
to
fie
OMSC6 water system, then OMHOA may thereafter, at its option and expense, tale acdon to
obtain the decree" In addition, if at any time, the watel supply to the OMSCO water systern
becomes inadequare ro supply the n.rds of F3 - F 4 A, F 3 B and the Beaver Court iots
according to tht quantities dlicribed on the Water Sumnrary a[ached hereto, and if at such time
OMDC ii not diligently seekixg or has not obuined the FMW decree, OMHOA may initiate,
*dwt,@&aE
o@.ffim:-t
00 013
through OMSCO, a. sub*iruf or supple-menar# j#ater snpply plan or such o$er actioa as is _ , _. necessary to dived the water from FMW ro the-oMs'eo w*er syste'n, .In flr; -r**ffiHo;
acrs under rh* provisiory of t!r; paragraph ro obairi the decrea, *a if Alrdndh;r;rf_er.dtsir,esto oblain water service from oli.fsco for IsB in F4 B, oI\iDC shall reimburse oirrgoe.fsr alllegal and engirieering costs incurred by oMHoA in obtaining tr"r, J*"roa;;;il;,h*]; ,Gevent, OMSC0 shall serve only that numbEr of units in Fe n for which there'is an Exc'ssavailable \lrater suppiy over and above the requirements for F3-F4 A, F3 B and.Bea?er Courtiots as.deterrnined in accsrdance with th: quantities described on $e Water Surnmary. . .
6'6 OMSCO and OMIVA have entered into a Reservoir and warer Rights traseAgreement pease) iittt litt<il Iron Coqporation fFitco] pur€uan*o which warer sm]ge rightsin ]Y{a*in Resenroir No. I and Martin Reservoir No. ? as decred in CasE Nos, 9?CW04l and93Cw04?, mspecdvely, in the Water Court for E'arer Division I'{o. 5 shail be made availablefsr the augmentation of Flr{W, a copy of which l*ase is atiached herero *aln*rgo*t a hereinby this reference.
7.0 Sewer pischarg"e Fermit a$d Inrprovements.
7.1 0[{SC0 as successor to OMDC and OMHOA, will difigentiy pursue completionof an Application for I{aste water Discharge Permit from thi Colond*o pJpin***r of Health,which_procecdings have been initiated by Sciimuese.r, Goidon & Meyerpurru'*t *."**g***nr$wjh 0MDC" oMsCO shall, in addi$on, make such charges, impiemen6 *J nrn*$neflrsto the Sewer Treatment Systenr u shail be required by the-Colcimoo Depalt*.n, oi iJu, iomect the Present requirements of F 4 A and furure requirements of BeaveiCourt ;d F 4 B lots.The eosts hereafter.in._Y*d in oltaining such permit, including engineering *ro, ,r.rit u.shared, except that the fifty-two (52) units in F 4 A shali not Ue requi* t" "oi*iuot" in excessof 5750-00 per unit, with the eosts in excess of $ar amounr ro le paia by OMDa: The $250.00
to--ue -con$uuted by each of thq fiiry-two (52) units in F4 A srrau.ue
"oorriuur.o only after tneeffective date of said Discharge Peniir and after OMSCO granrs
" *nr*r.i;" L"t""t for lheinstallation of such improvements; provided rhat upon the Lflrrrence af both such events such
$?50.00 contibution by the ort'ners of said F 4 A unix shail b,e payable in tweivE equal monthly'installments of $6?.50 each rommencing on or before tlie renrh tiOnl day of rhe second (?nd)
month foilowing the rnonth in rr'hich the construction of such i:riprov*meits is .it"rlli
conrmenced and continuing monthly thereafter. If such Permit seeks rhe right to serve rnore f1:an
&e sixry-three (63) uuits h F4 A and Beaver Court and unless and until iuch Fennir is issued, .
ali costs incurred in connetlion with such application shail be bome Uy OnAnC anO if suchPermit is not issued, no cotttribution shall bemade by F a A lots for such .on,r; p*"ided rhattolhe extenl that engineering, plans, specifications, drawings and other aocu**ntiprepared by
Schmueser, Gordon & Meyer are used in any subsequent appiicarion by OlvlS-O ir OMHOAfor an alternarive discharge pennir to sewe the fiftf-trpo (52j units in F' a A ar:d tbe eleven (11)
units in Beaver Court, such units shall bear a proportionate share of such costs"as determinedby oMSCo- Provided, that OMDC reserves the ight to decline parriciparion in ihe event theColly refuses to approve ASDIA'I, in which *u.r,t th. Application for uiscirarge perrnit andmodi-fications to the Sewer Treatmeot System shall be ]imiedjo rhose requirJ ul.'.ri"ring usersinF4A.
00 0"! *.rlld.@(m
o&rE&ffi,t,!b
Additional Water Stsrage and 9ther llTlprovements;
8.1 Csndiiioned upon, and within one (l) year following, ASDIA'I a:rd tlredate uPon
r+hich ASDtrA.l entitles OtrtpC toconvey the eleven {ll) lots in Beaver Cour!, OMDC agrees
m insall ro operafional conditien an additional water storage tank with connecting pipeline,
instrurnentation urd chlorination facilities to be apPtoved by Schmueser, Gordon & }{eyer
according to tlre following:
(a) OMDC will install the existing dismantled 250,000 gallon redwo,od stonge unk
on Lots i0 *d/or ll of Block 3, Filing 3, Oak Meadows Subdivision provided that OMHOA
obfains the necessary easement or easements to aliow such installation and pnivided further 6at
the existing disrnptled redwood tank is in a suitable condition for instaiiation;.or,
&) in'the event such tsnk c*nnot be instatled as described in Pa-ragraph (a),
alternative sklri^ge shall be instailed by OMDC at a location determined by OMSCO to
suitable anO feasiUte with the new storage to be installd by OMDC to have a capacity of nct
less than i00,000 gallons of whieh aJ least 50,000 gallons shall be installed on Lots 10 and/or
It of Block 3, Filing 3 provided rhat OMHOA acquires the necessary ercement or easemenis
to al1ow such insalli$on a"U at least 50,000 gallons of such stoage shail be installed and
tocaled in a manoer to sens atl of F 4 A and F 4 B. In the event easernents cennot be obAined
for instailarion of at least 50,000 gallons of such new storage on lots 10 and/or 11 of said Block
3, at least 50,000 gallons of suCir storage shall be insBlled at anoiher location in Block 3 of
Filing 3.
(c) The improvements to be instailed by OMDC to compiete such additional water
storage:with conooting pipeline, instrumentation, and chlorination faciiities tO operational
condltion shali be in accordence with plans and specifications established by Schmueser Gordon
Meyer and reviewed by an engineer disignated by OMHOA, which improvenrenu shali provide
for the delivery of waiei from WeU Noi. O and 9 to the new storage unk in Filing 3 and the
deiivery of waier from such nely storage tank to F3A and F4A in accordance *ith the quantities
described on the Water Summary. In addition, OMDC shall be solely responsible for such
additional improvements as may. be nrc.tt ty io provide for the delivery of water from the F3-
F4.rvater syr[* to rhe lots i-E Beaver Coufi, F3B-and F4B as and when zuch los are developed.
(d) As to each and every erater storage tar,l installed by OMDC Pursuant to 'Jris
Section 8.1, OMDC shatl warrant title againstany and all liens and encumbrances"
8.2 Upon OMDC's compiesion oi r,he additional water storage and irnprovernents
p$suant to Secti-on 8.1 above, and it such tinre as OMSCO dems it necessary and appropriate,
bfvnfOe (wirh conriburion f:om OM\ilA pursuant to the Addendum to Agreement for Weil
Development executed concurrently herewith) shail relocate andlor in$tl pumps in Fti{W and
in the water storage unk for Filing 2 as necessary to deliver water hom EMW t0 tt}e stomge
unk in Filing 2 in combination with the trnks in Filing 4 and from such tank in Filing 2 to'the
new storage t""t i,, Filing 3 at a ra;e as determined by OM!C!. Such instailation shall include
all necessary conuols and wiring betwen the storage nnk in Filing 2 and the new stomge tank
in Filing 3. It is understood and acknowiedged in this regard that the pumping to deliver water
from the storage tank in Filing 2 to the new storage tank in Filing 3 will be controlled to sErl
*ww@r.€
o@€d@:-E
8.0
then
rbe
00 015
./
at a:storage tank'w.ater level below the.wakr level at rvhich-wells,6 and/or 9 will bb conrro[ed
to,$tBrt' In addition, CI.MI{OA (with,contribution from Ol,vftffA as absve provided} shall.instrtl
sucli impfoviments, in addition to tltose instailed by OII{DC under S.ection 8.t above; as
nteexary ts allow the delivery of water from rhe new srorage ta:rk in Filing 3 to a pipi{lne to
the fiie'hydrant adjacrnt to thg Reeves lots and to allow domestic *ater ssiice t,0 tirrs Reeves
lots frorn the wareriine senring such fire hydrant, subject ro OMSCo's reguiar water selice
charges.
Djspulq-Bqtglutiog.
9.t Mediation. If a dispute or issue arises befween rire parties under the provisions
of tltis Agreement, either parlry may give the other parfy writren notice of a deslrE ro neer to
negotiate a resolution of the dispute, Such meeLing shail be held promptly but not later than
seven (7) days following such notice. if the pardes fail to negoriari a reioiurion of rhe dispure
at such meeting or at a continuation of such me€firg, the parties may rnutually agre* to lubmit'
the dispute to mediation on such terrns as the parties then agree; provided tnai if*re panies do
not.so agreE, eiti:er parly may immediately proceed with iitigation x provided in Section 9-2
belorv.
. g-2 Lirigation: If ulre partiss rail to resolve the dispute by agreement as abovs
p:ovided^,- either pany may inidate titigation asseni.ng any ard atf legal a"o equitaUle remedies .
Hrenavailable. In rhe event of litigation, the Court rnay award reaionable *tiooey's fees and
costs to the prevailing paffy.
10.0 Misceila$_q.gus
10.1 Entire Agreement. This Agreen:ent incorporares all of fte agreemens benveen
tbe parties with regard to the subject mafier hereof and shail not be amended or modified except
by further written agrffirlent executed by the parties hereto.
10"2 Governing taw. This Agre*ment shail be governed by and construed an enforced
in accordance with the laws of the Stare of Colorado.
!
riris Agreeinend are
interpretation of its
10'4. Severabiliiy. if any provision of this .4,greement, ar the application of such
provision to any p*rson or circumsiance, is heid invaiici, iiiegat or u*enforecabie, the rernainder
of &is Agreement or the application of such provision to persons ar circumslances other tha$
those x to whieh it is held invalid, illegal or unenforceable, shall not be affected tJrereby.
9.0
10.3 lleadings. The headings of se*ions and paragraphs ia
included for convenience oaly and shail not affect the constructian or
provisions.
0n 018hq*,rrer4fi
cldBeildir a
. . - ldt", Bi_ dng ffecl Ttris Aereement shall inu* to the benefit CIf and.be biindint upn"n
rfre pattiesler. lri;.riir'{+heir respectiye-siiccessors an( assig*s.
- .Ii is: :xPlessly acknoyledgrd T
.thisieg3rdjnar.OiibC *ry .rrign ro a successor pari or all of its rights hereunder with respect
ro theluUqe devplOpment of.filing 4, provided t-hat any such xsignment shail not relieve sr in
any way limii any obiigations under ihis Agreement-
OAK MEADOWS DEVELOPMEMT CORPORATION
OAK MEADOWS HOMEOW}{ERS ASSOCIATICIN
*it$era@!.'M
rcr*S{'qo
SERVICE COMPANY
00 017
.. RESERVOIN Erid !$trTER NISHTS ITEBST BGAEEHEN"
*HIS trGREE'IEI{E,made this lst day of &uEust, 1995 betr,reen
?I.fKrH. XROH COnpogAStrOH (P:rKIN). 0eld I.tgBrlOWg SERV:CE col{pe:{r
{OMSC0} and oAK I.IE&DOWS !{esER ASSOCI&TI0I{ tO}t!{A), LE$SEES, and 0}I(
HEAD0&IS DElrHr"opltElf;r CORFOEATION, (OMDC) f
}, I,T N E S S E.T I{:
WilEi,EAS, FI?XIN has agreed to makE avail.able to OMSCO andto OFfi,{& Etored, water f,or augmentation af 'the Four Mj.le Creek lfell*1 {n+Wi for the rrse and c-enefit of OHSCO in meeting water
requirements of Oak Meadows FJ.lings 3, 4 and two lots ln Fil-ing L
and for. thb usa and benefit of Ol'ltIA in suppl.yinE r*ater to FI"}"J.ng 2,
Oak Meadons Subdivision
WI{EAEAS, PIININ Ls t}re ot*n€r of Hartin Reservoi:rAlternate No. 1 for 9.25 acre fset and Martin Resersoir &IternateNo. 2 for 13"7 ecre feet .(lrereLnafter the *Martl"n tese::rroirso) as
decreed Ln Case Ho. 5884. 84firi151, 920tt0{tr, and g2Clllt142 ia theDistrict Court in and for Hatei Divlsion No. 5. Colsrado for
domestic and irrlgatlon purposes 'for the cornbined storage capacityof approximately 25 aere faet.
tr$fEREAS, PITKIN Brovides aug:,nentation water to OI{WA topermit pumping from Fl,Ii{ under Storage }Iater Serrrl-ce Contract datedas of September 2O, 1993 in'consideratioa of a monthly fee paid by
OI,IWA of $175 each moath Ln advance unti.l SeBtember 2O, 1995 and
$225 per month for the 'Lhird year of said" Contract n '
WHEREAS, by this Agreement, OI{lrIA is granted
acguire a permanent lease on stcrage uater rights' for
af. F?,IW to meet future dernands of Oak Meador,rs FilJ.ng
ter-ms hereinafter stated"
the right to
augllnenietion
2 -.under the
I{HEREAS, pIfNIH has agreed to mP}rts avaiLable to OMSCOstored *ater up to'20 acre feet annual).y frcm HartLn Reservoirs for
augmentation of FMI{ to serre F3, F4, and ? lots ln Fl., Oak Headorrs
Subdivision togethe:i uith the opti.on to acquire a permanent Leaseon said storage r.rater rights under the conditions hereinafter
stated.
hT{EREAS, Ol,fDC as o!{y}er of undeveloped building sites ln*f'3 and F4, Oak Meadolrs $ubdl"vision has agreed to provide wqter
sug:plementaL to the ezisting f3/f4 sater systen through the use of
FMW, auoxnented by the Martin Resarrreirs,
hT{EREAS, this Agreement is entered, to ixpl*ment and carryout provisions of the Impleuenting Agreemants, hereinaitericientj-fied.
J
00 018
E]*{IBIT ,TAIT TO
OHSCO O?E843I!IG AG8.TB{E}I
' 'riiEnEto*", in cons{deration of. the premises and *ne
mutlra!. coveriants hereln contained IT IS AGRBED AS FOLLOvtg:
-t l.0.rnc1us.ions'
1.1 The following doeurnents, herein referred to as
nlmplementlng Agreements", {ogether wlth the definitions therein
conlalned aie incorporated hereLn by reference. to the extent' applicable, whi.ch tiocuments are dated as of the lst day of August,
rggS, to-wit: - i
Oak Meadows Reorganizatioo Agreement (Reorganization
Aqreement)
.oMsCooperatingAgreernent(operatlngAgreement)
Add.endun to Agreement For welL DeveJ-opment (FMIrt
Agraement ) .
2.O OHI{A Storage Water Service Bgreenent'
2-l. The storage wat*r service Agreement is nrerged hereln
and modified as foLlows:'
. Z-1-.L Terrn of said Agreement ls confLrmed to September
ZA, 1998; the montht-y payments ifrereunder shalL be SL75 per month- untiL September 20, - GgB at which tirae and thereafter for the
- dutation of said &greement the month}y palment shalL be $225 per
J month.
.2.1"2 Except as modlfied herein, the Storage Water
Ser,rice Agreement.shall remain in full force and effect.
3.0 OHHA OPtion-
, 3'1 At anY tl:ne during the Storage l{ater .Service
Agreemeni terrn, Oglff may give notiee to FITKIN of intent to
exercise an Option, herebf gianted, to acql,rire a permanent iease of
"p-to S acre'feet annuafly of water stored i.n the Reservoirs to
airgment rrater pumped from fUW to serve'Filing 2 and, lf reqpired,
to-meet oU5eciions to Froduction from F'l'{ld by nearby water t"rell
users
Z.Z As fult consideration for said leasehold rights OMlti.A.-
shall bay FITKIN the sun of Trrrenty-Five Thousend Dollars
( $25, OOO. OO ) .
oHl,IA may exercise said option for tess than 5 acre feet
of stored water **f, proportionate reduction in price " Palment .may
be rnade in one lump i"*nr at the tirne this Option ls exercised, or
deferred by paynrent of cash in the sum of Fifteen Thousand Dollars
J
00 019
(SaS,.So.6) at tha'time .th.l;s.Opt*.on lF .exereiged &nd .exeeu*lon of
Priimi6sary Note payab3._e:ofr o! befi:r.e'one I'eqr f,!:om date of exercise
oe ogtfbn'in thb'suxi of Terr ?liotrsand gol.lirs (810,000i plus accrued
i.nt'erest o:: the defe:rred balanc€ at the rat+ of 10& per annum,
3.3 This Option shal1 terminate upon terminatj.on of the
Storage llater Service &greement as amend*d uadef Paragraph 2,0
her.eof .
4.0 Ot'lSCOrs Rights to Reservoi.r Stcrage llater.
4,i. PITKIN grants OHSCO the right to acquire a pernanent
tease on not to exceed- 20 acre feet of 'Martl"n Reserwoir r.rater
storage rights for augmentation of fi,M for the uses and purposes
set Jortt it the Imptementing AEreements.
4.? This Opti.on may be exercised by OMSC0 by giving
written noticE to PI?KIN at any time.on or 'priar to October 31.1998. ,
4.i This option tn enler a grermanent Lease rrn the
Reservoirs shall be ccnsidered exercised and saLd Lease shall
become effective (the "effective date") on the flrst day of the
month following:
(a) Entry of Decree provid.ing for augmeatation fronr the
Reservcirs of FMW in Cese No. 92C$I35O, District Court Water
DivisLcn No. 5 or any alternative r*ater rights procebCing in said
Court and
(b) ApprovaL by the tsoard of, Count3, Conrmissioners of
GarfieLd Couoty of Phase III as defined i-n the Implementing
Agreements -
It is intended in this regard that if eaid Board of
Counft Conmission&rs approves an additional eighty-six (86) lots crunits in F4B as defin'ed in the EeorgAnization Agreeraerrt, OI',:SCO's
Ilerrnanent Lease herer-inder shall inciude all of
^
ihe storage *aterrights in the Martin Reservoirs except those rights leased to OMl.tA
hereunder, provided that sueh storage r*ater ri.ghts leased to OMSC0ehlI not exceed tuenty (2O) acre feet annaulLy, In the event said
Board of County Commissioners approves and OHDC aecepts an amenCed
?U0 pLan for fer,ser than eighty-six (85) lcts or unlts in FAB. the
l.{artin Reservoir water storage riEhts perrnanentJ.y l"eased to OMSCO
hereunder may.'at O!{DCrs option, be reduced proporticnataly- For'eEampIB, in the event the Board of County Conrnission€rs apFroves
and OI{DC accepts in amended PtICI plan for seventfr-five (75} lots orunits in F4B, .the anount of storage uater rights leased by OMSCO
hereunder may be reduced to seventl'-five eighty-sixths (75/86ths)of the water stCIraga rights available in the Hartis Resarvoirs as
above-Brovid*d; provided that in such event the water storagerights leased to Ol,iSCO shall nCIt be l"ess than such proportionately
00 020
-4
reduced a$rgsrrt.
4.4 &s.corisj,.deratidn f,or such Reservoir storage rights,for *ne benefit af E3/F4, OI@C shall Fay'PIfKIN the sum of one
thousand Five l{undre'd Do}Lars {$1,50.0.00) fqr .each tot sOId from
F3E and F4B. NeJ.ther OMSC0 or OMWA shall have any responslbility
to .pay ar require that such pay4qrents be made, and the failure by
oUD'd to make such paynents - shatl not i:npair cr' lnvalidate ahy
rights of 01,1t{A.or OMSCO'that rnay then exist.
4.5 'fhe quantlty of Martin Reservoir water I'eased tc
OMSCO hareunder shaLt be i"imlted to F?It{ augmentation requiremer.ts
needed to rnake deLiveries under the criteria and according to tha
quantitles set^ forth upon Exhibit nA" which ls required to serve
the. number of iites'whLch O}{DC shal.l be pe::mJ.tted to devetop in F3
and Frt.
5. OHSCO Purchase Option.-
In the event and'to the extent thai on or before October
31, 199E. (a) an augrmentaij,on plan for Fl,lt{ is not obtained by O}'IDC
or OMSC0 under the provisions of Section 6.O of the ol,lSCO operating
Agreement; or (b) Gaffield County doeE not finally approve F4B oa
a basis acceptable to Ol.iDCt or (c) the water requirements under the
?Jater Use Summary are not met, OMHOA sha11, in the exercise of its
rights under the provLs{on of said Seetdon 6.0, hav'e the option to
lease in the name and for the benef,it of OMSCO, part or all of the
unused storaEe -.*ater ln the I'lartin Reserrroirs not subjeet to cption
and lease of OHWA lrereunder, provl-ded that nottring herein shall be
construed to reLieve CI!,IDC of any obllgations regarding the FMt,i
augmentatJ"on proceedlngs under the Oy.SCo Operating Agreement.
'OMHOA nay exercise such option by giving PIIKIN written notice,
specifyinE the quantity of water to be optioned. not' later thanApril 1. 1999 and by making palxrents accordlng to one of the
folLowinE options:
(a) By paynent of $5,000.00 per acre foot upon exeiciseof said option; or
(b) By palment of one-hatf tL12) of tlre purchase price'on the date of exercise. of option and one-haLf tL/Z) one year
thereafter, based orr a rate of $7,500.p0 per acre foot; or
(c) By payrnent of one-third (1/3) of the purchase priee
upor exercise of option, one-third (1/3) one year thereafter and
one-third (1/3) tt^ro years thereafter, based on a rate of $10,000.00per acre foot.
)00 02j4
'5..Q: Cqndttlo"ns of Lease. . ;
:0..f From.iind after the::Ef,fective uate,l o!,{t{A and.oMSCo
anq any subsequeRt Lessees .6r .orrneis of unulad or uirleased waterstored tn . the ReEe:nrotrE shall assume reslronslbtltty {oi tha
operatiorr-and maintenance of the Ressrvol,rs, p+yinE their'pro iata
share of alL cogts necessary or assoclated theretri.th, includin$property taxes, insurance, maintenance. of the lntake d:itches,outlets, end other facillties used-or qonnected therewith'as may be,
requi.red to kaep the Resarvoirs iR a safe, i{el1-malntained, elean
and orderly. cqndltion, and Ln compli.ance with all stat* and f,ederaL
laws ,and.iegulat*ons concern*$g -the same. OHSCO {arid EffXtN, tf
PITKIN has trn'leased watar held ln storage in the Bese::rolrs) shall'
mai:ntain, and make repiirs frora time to tine es $ay be 'necessary to
keep thd Reserwolrs in operating condltlon. OMIIA a*d OUSC0 alongwlth any other owner/lessee of'addltional amounts of water hdld instorage not leased hereunder shaJ.L carr? pub).ic liabilltyinsurance. wlth PifKIS as a naned insured in an anount of not lesg
than One Million Dollars'{$1,CI00,000,00} durinE the continuance ofthis Lease, each party payLng its pro rats share.
7 .O Detr ivery of [later
I
7.t Ol,lk?, OtlSCO. and. PITKIN will prepare a writtea
schedul.e of antlcipated monthly demand for the .release.of water
frorn the.ReserrroLrs duri.ng the succeeding regulated season (Aprif
througrh October) and shall periodlcally revise said schedule as
necessary to reflect tts expected demand schedule based on eurrent
r,rater coaditions.
?.?. The. operatLon and naintenance of the .?esersoirs
shaLl be perforned by a mutr:ally agreed upon person by OI{SCO, OMWA
and PIYKIN and palrnent of any fee shall be 'made in proportJ.on tothe amo"r"rnts of water each owrrs or 1eases in such mar:ner as is
necessary to nraJ.ntain the guantity of water available through suchfaciLities at the higrhest Level. reasonably'attainable. pro rate
shares shall be deteriined by tlre nrunber of acre feet Leased by anyparty divided by the number of asre feet of storage capacity in theresenrolrs.
?.3 The Reseryoir operator shall keep detaL}ed recordsof, ReservoLr operations lncJ.uding guantily stored, .quantityreleased to meit augmentation eomrnitnent. and quantity lost totranspiration and seepage.
l{ater release commLtxrents sha}l not exceed availablewater st'orage capactty. In the event of a defLcJ.ency of avaiLablestored r.rater. to meet commitments, OI,I}IA shaIl be accorded apreferenc"e and a first priaritS, f,or water uF to their leased and
decLared demand.
In the event stored *ater avail"abLe for reLease en dernand
I
00 a22
te .meet .6mSco'' s all.gnrrentatiqn: leqp*i*,trents ,.!r':,11,9ft91".1:f icrent'
prf6ri{ wt}I", wl-thta one" )fedr f;ii;ring deilgr,St{oh-o! defiiiengY, '
fi:i# J ^iiJ, JJ"' #i i:,iI# Zli.trl. *y by se at in!. the Re s ervo irs rsith
bdntbnit6," or iif.ii,t-E olnir ip,pioprl-atJ meas*ras, at a'cost and for
'an a$ount not to e[oged Fadriieais then received frorn' ot''l{A end'/or
OHSCO.folX.or+inj eierCir"-:oi Options, p'!us fwel+e fhouqand Five
il;d"*t u"rii'J t siz-, aoo t .
7.4 The delLverY of water sha}L be nace into Four Mile
Cseek at the outl.et structure of, tha Martin Beservoirs in'
iccorganca' rith "i.i" Iaws. and regulatj.ons es approved by the
Division Na. 5 engineer.
. 8.0. PITKIN.'s Obligations
8.].PendingexerclseofOpticns,FlrKlNshalloparate
and maintaio the rese*airs'making reieases j-n r*ater in accordance
with the provisions of this igreement and the implemanting
agreements, to the extEn! applicabre
9.0 PIfKrNrs Reserved Rights.
9,1 It ls nutually understood that this tease is for the
diversion of stoi"g. ;tiiG.=" of augrnentation 'water and for the
il;;;;-"r-"p"r"ti6n and rnaintenanca or tne Reservoirs and related
i""irrti"= iiciuJing ""V and att necessarf easements to access such
reservoirs. The use and possession of tte Reseruoir premises for
other purposes that witl not impair or- interfera with Ol'II'lA's and
orrsbo'i iperation is reserred fo P1?KIN, i-ncLuding, but r*ithout
limitation, the rfght to use tha Reservoirs for piscatorial and
recreational poopo"*= at its sole risk without claim against OMfiA
or oMSCO tor'ar,y damages that may be the result of such use;
ileittrer ol,lwA,ncr oMSCO strall have any obligation to --i.rnprove the
ReserrzOirs Or lands Surrounding to accornrnodate recreatiOnal users
or f,islrerrnan; or nake safe for such uses. PITKIN herein
indernnifies OI'{I,IA and OMSCO for any dannages or clhim that nay be
made as a result of said recreatioial andJor fisherman use of s6id
Res.eroirs, including cclsts, attorneys' fees and expert witness
fees actual)-y incur-red.
g.2 Enlargement of the &eservoirs. 'Nothing shall
pravent ?IfNIN from eniarEing said Reservoirs and obtainin$ use and
benefit of any add.itionJrrrl stored water; hor^rever' In no event
shall such ent?rgement lnteif.te rith the right of OHt'lA and OHSCO
-to receive water under this Lease
PI?KIN's reser+ed right to make changes and lmprovernents
on the Rbservoirs. so as to inclease the storage capacity thereof,
at the sole cqst of PITKIN, shich shall be without detriment or
harm to OMWA's and OI4SCO's rights hereunder. During construction
of any such changes or.entargeirents, ?ITKIN maY provide releas'es of
"ugrnerrtrtion watlr from anoti:er Reservoif cr Reser'roirs adjudicated
00 023
oS any.gr,rpla ghengrg-s,or..pq+afige**gig, -Er.rxaiv'ma1r provide .rgte.a-sas ofa&gi'mentattgn water ftso'rn ano€fier'Reser.lrrio$.:: or,..eds6,*vol::s iti:t*ailJatgaund'er the'uaitLn Res{irv$j,r Deiree. rrioi.ch ars. -acceg+atr! tJ-#;Division Engineer and r*hLch meet augmeritatisn'requtiemer.rts ta thesame ext,ent as waurd.othe.r.*risa be pio:rtded,"from ihe, reser,vgiis.
10.0 0then Conditions,
10,1 Default, No party sharl ba considered to be indsfault wlth resr_eg! t9 any obrlgatlbns hereunder r.f preverrted fremfulfirlLig such obligation by rebson of uncoRtrollabt-e faices; -rn;
term "uncontrollabra forces" .being deerired, for the purpose of t]:isLease, to mean any.cause be3'ond tbe control of, the lariy affected,i.ncludl-ng, 'br:t not r.imited .to, fiood or barthqiakel *r,rcu biexerci-sb of due diligence and foreslght such iarty'could notreasonahly have been expected to avoid, -
!4"2 TermLnation of trre Leases. Notrt'ithstanding theprovisions specifi.ed herein, all parttes shal1 abide uy uov rar.rfulnotrce, order. or finat adminLstr{tive or judi.ciar deteiminition ofthe un:ited states or the state of 'coloradddtrectry reiatr"g i" l"daf fecting wat*r deLivery hereuni,er. oMsco and/or oMl,IA mayte::rainate or reduce the amount Leasad by giving r+rtiten notice toprrKrN at least sixh, (60) days glrLor t6 lirat date. pIrKrN shaLlln no event terml-nate the aease ror any reasofis, except.in theevent of a defautt in wtrich event frxxru shall aFrora thedefaulting party an opportunit-1. to qure such default by givingwritten notice to the defaulting part1, listinE all reason{ for thsdefault upon receipt of which-such ?efauxting party shall travesixf,;' i6O) days to eure,
10-3 r{otLces- Any notice, demand. or reguest authorLzedor.reguired by'this tease strall be d,eemed to have-been given wn-enmailed, postage prepaid, or del"ivered to the forlowing p6r"orrs. *o.suceeesor persons as shall hereaiter be desiEned wlth idtfce to theother parties hereto!
I'iotice to OMIIA:
lfith ecpy to:
Notice !o Q:'ISCO:
Presldent i'Oak Meadows "tlater Associatlon
0839 Sunking Drive
€lenwood Springs, CO 9160I
Sherry A. Caloii. Esq.Caloia, Iloupt & Light, F.C,l2O4 Grand rlvenue
Glenwood Springs, C0 Bf60Z
Frac''l a'l6n*-
Oak Meador,rs Serslee Company
0067 Sunking Drive
Glennood Springs, C0 BL6O1
00 02{
l
11" 0
11.1
and OMSCO shall"
12.0
Agreement shal.l.assigns.
DATED
Essignment.
.wJ.th copy toi
I{otica to pI?KIN
and Ol,lDC:
D4n .Kerst, Esq.
SC$s!J,r, Kerst. & del.tlritei
3CI2 :Etghth Stre€t, Suita gLO
Glenwodd Spglngs, CO 81601" '
Ro.bert Delariey,' Esq,Delaney & Bal'comb, p.C.
P. O. Drawer 79O
Glenwood Sprlngs, CO 81602
PITKIN shal1 \ave the rlght of asslgru.nent. OMHAnot asslgn..'wtthout r*rltten consEnt. oi pIfKfN.
nlnding Effect. The terrns and conditions of thisbe bindinll upon the parties, their ",t.""i"ors and
and signed as of the day and year above written.
PITKIN IRON CORPORATION
OAI( l'lEADOI.tS I.IATER ASSOCIATION
By
A?TEST:
AIT,EST:
, {'t ff*rn**ST
/
i4,/"2
President
00 a25
STIPPLEM EI.{TAL DE CLA& ,T iON
OAK I}IEADOI4'S RAI{CH
Filitrg 48
Phase One (1)
A Portion sf dyss ITt, Area YI and Area lllf
Sectian 15, T. ? S., IL 89IV. of the 6& P.M.
THIS SUPPLEMENTAL GENERAL DECLARATION, rnadetlris 22td
day of _. aprit . 20C2 by OAli }vIEADOWS DEVELOpMENI CORPORdTION, a
Colorado Corporation ('Declarart"), is and shall be applicable to Oak Meadaws Ranc\ Filing
48, Pha^se One, being a portion of Area III, Area YI and Area VIf, Section 15, T. ? S., R. 89 W.
ofthe 6o P*Ii4, in Garfeld County, Colorado.
1.0 RECTTALS AND DEFINITIONS,
1.1 By Resolution No. 76-47 and 76-48 Cated the 19e day of July, 1976, the Board
of County Cornmissioners of Garfield Counry, Coiorado (BOCC) approved
and zoned Oak Meadox's Ranch as a Planned U. ait Development (?UD")
according to Plat recorded as Document No. 276561, Garfield County
records. Psrsuant to such zoni.ng and in accordance witb the subdivision
docuurents as hereinafter described, 52 townhouses and detached single-family
dwellings were conslructed in Areas fV and V utilizing water, sewer, roads
and otler facilities constructed by Redstone Corpoiation.
1.2 By "General Declaration for Oak Meador*'s Ranch, Garfield Counry,
Colorado" f'General Declaratio[") dated January 6,1977 and recorded in rhe
offce of&e Cleik and Recorder of Garfield County, Colorado as R-eception
No. 276560 ir: Book 492 al Page 894 Redstcne Corporation imposed upon the
Oak Meadows Ranch PUD covenants, conditions and restrictions for the
occupation and use rhereof
1.3 Oak Meadows Developmert Corporafion ('OMDC") is successor to Redstoue
Corporation aE owner of Areas I, m, \T and \{I, Oak L,teadcws X.anch.
1.4 OMDC and the Oak Meadows Homeowners Association (.OMllOA',)
negotiated and signed t"he *Reorganization Documents" as herejrafl.er
dsscn'bed and, pursuant thereto, orgarized and activated Oak MeaCows
ServicE Company ("OI4SCO") to o.*rl m.a,,ago aud operate Oak Meador{,s
Water System se.rving Filing 3 and Oak h{eadows \Yater and Sewer system
serving Filiry 4.
Suppl-e"n snralDffi'
Fhasa Qne, F48
Oak f*eadows Ranch
Page 1 {tAu.^. t,,' dr---- d.a*.*- \*
'fl O, 8,4 A //-f /
.D*a*;u/$*";v, lb tuaL
a)2daJ
L5 By the Reorganizatiou Documsnts, OMDC and OIvIIIOA rnrtuslly approved
certain changes in tha Oak Msadows Ranch Planned Unit Development ,
primarily relatiog to tho undeveloped portion thereof consisting of Areas I, Itr,
YI and YII and including the oonsguction of a *ew wagte waster disposal
plant and major improvements of ihe water rystem on a shared cost basis, as
defired in the Reorganization Documeats,
Ld Area tr containing I t lat in the area called Beaver Courlwa* approved on
Final Plat recorded in the Gadeld County records underRecep:ionNo.
3l?487 ah{ as an approved subdivisioq ri'ill remain subject to the General
Declaration and other provisions applicable to Areas IV and V.
l-7 This Supplemontal Declaration is iatended to supplarnent ths General
Declaratior,, to implement applicable provisions of the Reorganization
Documentr and to conforrn to planning ard zoning reguirements of Garfield
CountY.
Lg Definitians
1.8.1 Declarant means t}re Oak L{eadows Dev'elcpment Coryoration (OM}C),
successor in interesf to the Redstoae Corporatiorq and a$y successors or
assigrs of O}{DC.
1.9-Z Comrnon .Area or cciltmlln areas means all real properiy conveyed to ttre
Oak Meadows Homcowners Association by Declaraat or dedicated by
plats heretofore filed, including areas desigiated as "Green Belt" or "Green
Belt Area" or "Comrnen Open Space" anq as related to F4B" shall mean
areas withitr F4B conveyed to Oak Meadows Homeowner* Association by
Declarant in thc followl':g categories:
1.8.2 gatiye Speli Sp-ace or Grqgn Eelt means hillside areas largely undistu$ed
except fbr roadways, trails and utiliqr reguirernents"
i.8"3 Passive Conrnon Spacq mea$sarsas rvbere there atc open ields held in
conrmon ownership within whioh there are no active recreational alranjties.
These areas require peiodic rraintenance in tJre fom of morNing or weed
control and may bg travrsed by trails, roadways located within F1B and
rnaintained for the usq enjoyn:ent and benefit of owners of sites u'ithi:r
F4B.
1.8.4 Agtive Recre€tion $pace means areas in F4B within wbich recreatioir
facilities have been construsted, or may hereafter be ccnstructed requiring
a disturbance af the eartfu including tannls couris, playground strucrures,
playground areas, parking )ots'to sen e th& recrsation facilities and other
facrtities subject to approval and ieg.rlations by OMHOA with the
W
Fhase Ane, F48
Oak lieadows Eanch
Fage 3
tffilllll'lili i'aLsDoRPfift c0
I.8.5
1.8.6
r-8.7
1.8.8
conculrense of Dectarant during the period prescribed by Section 6-4 of the
General Declalation Such recreation &cilities are developed for the use
and'benefit of areas witirinF4B, FaA and Fiiing 3, Oak Meadows
Subdivisioq subject to palment by each area of operatiog maintenance
and replacemert costs, or costs of fira.rrc facilities to be developed on the
prernises.
Utiiit.vj5pace means areas designated for installation, constructioq
maintenance and use in providing utilify service for the subdivisioq
including water and sewer. $torage of maintenarce equipment for ihe
benefit ofthe subdivision, and for parking and storage oftrailers, boa1s,
recreation vehicles, and other similar uses to be appro'ved by OMHOA for
the use ard benefit ofT4A, F4B and Fiiing 3, Oak Meadows Subdivision.
Neighborhocd Budget shall reibr to a written estimate ofrevenues and
el?enses cf each neighborhood sost center wiihin F4A togeller with
allccated commons expenses budgeted by OMHOA as the proportionate
costs of exTenses cormron to F4A" F4B and Filing 3, Oak I'leaCuws
Subdh,ision.
Ngiebborhood--Comrnon Expenses shall rirean those expenses which are
desipated to betreft sold or primarily the owners oflots q'ilhin each
neigbborhood cost center. Neighborhood c,ommon $(penses may be
incurred in connection with operating or maintaining neighborhood
oouusgn {retls, or in connection with providing maietenance, insurancq
and other services for lots in each neighborhood cost center. Neighborhood
common €xpeiues shall be segregated for each neighborhooC cost cen:er.
Neighborhood common ex?Btues shall be allocated equaliy among the
orryners ofiots in each neighborhood cost center.
Nei8fibqd:ood Cost Center shall refer to lots witb similar charaotedstics of
ownership and maintenance that have been grouped together for purposes
of (a) operating and mabtaining neighborhood commons areas tlereirl or
(b) providing maintenanc€, inzurance and other services for lots therein, or
the owners thereof-
2.0 The Subdivicion and Reorganiertiop Pocuments
2,1 Subdivision Documents
2.1. I The Subdir:ision Documents are described on Schedule 2.1 ,7
attached-
8 u ppls mental Decla ratio t7
Plpse One, F4E
Oak l$eadows franch
Page 3
,ra
,11
a.ra
$ u ppl e me nfa I De cl a ie,ti o n
Phase One, F48
OakMeadows Eanclt
Page 4
2.1.1 T.he Subdivision Documenis havs heretofore baen anrended as
follows:
General EgclAraticn Section 5.4 "trroti:rg o{P. wqqfs" (re*orded in
Book492,Fage 903 Gsrfield County E.ecords) has been amended to
provide that:
fuch ower shall have one vote. PrsYided, however, lhal so long
as Deelardnr is a rnember aJ the n4,ssaci$ion and an'w I/S'h or
nore af the butlding sites within lhe OakMeadotss R*nch, said
Dec{arunt shail be entitted to eleet 3/5ths of the directars at the
Assaciation. "
Reorganizrtion Docurnmts
The Reorganization Documents are describsd on Scl'reduls 2.2.1 l\
attached.
The Reorganieation Documents amend the Subdivision Documents as
follows:
General Decla".atiort- $ection 9.3'Architequral Control Committen"
(recorded in Book 0492, Pag* 909, Garfield County Records) at page 16,
is replaced and arnffided by Section 3.0 cf the Reorganization Agreen**t"
Pages 5 and 6, as follows:
3.0 Recreanization Asreement
3.1 Ob,frC contemplates develapmntt af FaB in separate *scts ar
ptrcefs in a phased or sequextial developmen{. Tofacilitate
cofistt'ttctian ond to cvoid afiftecesvJry architeelaral rwiew
processes, il ts agreed lhat the eondition sndlirritations set
lorth in Exhihit B axached hereto entitled "Deed Res,o'ietions"
shqll be applic*ble, in additian to oth{r conditions stated in the
subdivision documents. The deeC restrictions as setJbrth in
khibit B shall be includedifrluture coffneysncesfrom ?'48
prfiiant to 8.17 af the General Declarxtian"
i.2 Gsneral Declsrati*fi. Section 9. I "Approval qf All Ch$tges to
PUperV &eg*ired" Deckr*N canlernphles transfer to third
pcrties fir pre*ppraved structffres and us*s, which will be
nateri*l inducetne*tsfar such transfers, forwhich resson no
change ifi the existing slale af property shall be ntade ar
pernitted, excepl by Decl*rmt or by the Eoard af Dir*ctors a1{
J.J
thb Assocffian, acting fu and through the Architectural
Commitlee,
Decl$aftt moy proceedwith developmenl aJ each specific *aa
i *r*,*idripcrcet in F4B provided that wch devebpment is
iionptiorwiwith the Geneial Declaratian md the Deed
ilrriiiiri and stbiea n the apprwal olthe kchitectwal
Coffinittee only u the extent reqdred in Section i'4'2 as
hereinafer Provided
Archite ctursl Cant ol Commitl e e.
3.4.1 GeneralDeclaration Se-g|an 9'i "Architwural
6*olcoimitlee." p'rovides that'fhe Decldrsilt
m "Wrl"t * Archieeturut Contral Camnittee of not
tess thcn threenor mare lhenfive persons futhich may
includc members of the Associatiin Board of Directors)
to serv€ at the plea-wre of Declortnt as sn
Architectural Cantral Carnwiltee''
(he above seclion shalt be ryplied and construed as
follws:
3-4-2 Olu{DC rati$es and confinns dpPointt"ents to fhe
ArchitecturEl Control Cornruittee herelofore made'' including aPpoirttffrent o! incttmbents, by the Baond af
AWcnrs oJA*nO,+, ond hereby aYtpoints and
-
confrms to the Board of Directots af OMHOA tle nght
lo makefirlure appotntnenls ta the Architectural' Contot-Cammiitie subiect ta the condition thalunfil
4/5ths of F4B shd.tl be baitt oat andoccaparrcypermits
issueQ O\DC neser,'es the right to apprave or to
appoint two (2) members of the Architectutol Control
eommitteewho shall be empou'ered to cast a maiorily
vate as to mallers caming before sach Committee
pertaining to sfuctures or conditians in developing-tracts
in F4B, prior lo issuance atCertificates of
Ocapancy; provided thal any and all construclian in
F4B .rhalt ct all times eomplywith the Deed
Restrictionx llpon issvance af o Cerlificate of
Occupancy as n a'ry structare in F4B, the profisions of
O. t if tlu General Declsalion slwll thereafier be
appll cab I e cnd Ar chi t e c t u ra I C anirol C omm i tl e e r e vi {v'
shall be required
3.4
@
Pfiase One, F"{B
Qak Meadov,rs Ranc'h
Page 5
I ilffii ilflt ]$ffi lltt Lruffi illlllllull lllLltllbtrTia'647H'iibrriE'-'{zi-[itisP26sf 'LsDoeFa-li'ir-d'-ii00 D 0.08 GRRTISLD coLt{TY e0
3.5
2.3 FesC Raqtrictions. Exldbit B to the Reorgafliz4.tion Ageemenl Pages 31 and
32 thereo{ {Eook 492,?age 908, Garfreld County records), are con$rned as
coveoarts and conditions applicable to the undeveloped areas of F4B, ?hase
One, as follows:
2.3.1 Mnin:usr Size.
3.4.3 Sublect to the right resei+ed in Section 3,4.2 abwe,
Afu{DC'wcives the right to appoint mewbers tothe
Architectural Control Corrxitlee, delegatbtg xtch right
to the BosdafDirectors af OMHfil., stdwaives the
rtghl to qpty vating cantol ta my buildirg, s{t'zlrctare or
application
St&ject b rhe above provisions regwding the linitdion af
Architectara! Control Committee ruview v'ith respect ta
construction af F48, the otwzet's o!*bdivided lots or unitswith
F4B shall be members o/Akfr{O,4- Thb subdivision doarncnts
slwll be amended as may be reE$red ta cwry oul the purposes *nd
intent ol this Agreement.
2.3.t.I Single-family u$it, 2,000 sq. ft,
2.3.1.2 Multi-ftmily dwellings and condominiunn dwelling
units: each uni! iacludiag hitchen or housekespirg
facilities shall have a minimum lot size of l,?00 sq..ft.,
provided tlat any unit u'ith less thal i,400 sq. ft. shell
require appror"al of OMSCO.
Alt measurements shall be on outside foundaticn walls,
not including open porches, garages, or carports or' common elements.
All structures shall be ccnstructed of either briclg stonq luurber
or a combination tlereof" The use of cinds blocks shall not be
allowed unless it is fa,eed q'itl: another maierial herein
approved. Log houses shall not be approved.
I{o struchrre shall be plac*d or erecrcd w'hich is, or ever has
been, or could be made the subject of a specific onner.ship 1ax
as noxv defi:red in Title 42 of Colorado Revised Statutes, ncr
shall structures construsted i* the Jhshion and manner as trailers
be allowed" Log houses and A-Aame structures shall not be
allowed.
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2,.3.3
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Pfiase Ons, F4B
Oak Meadows Ranch
Page 6
iryryry,'#li4l#$ffi Lffiiffir$ffi ul
3.1
3.2
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2.3.4
3.0 Ss:tbafk Requlrements fsr F4B. Phase One
Supplemental Declaratian
P!:ase One, F48
Oak Meadows Rancjt
Page 7
All units (including sicgle-family and multi'family uaits) shall
have2-car cnclosed garages, or eguivalent enclosed garage
spacg w*:iclr shall be used for vehicle storage and other
customary garage putposes, but shall flot b{i used as dwetrling or
habitation space under any circ';rnstance' In additiorq ali units
shall include within the garage structure a storage area of not
Iess tban S0 q. ft per unit in addition to the standard
dimensions of a 2-cargarage.
Erlerior finishes shall be ofnatural earth tores or native
ex'terior materials, or such color or combination of colors as
sball be approved by the Architectural Cont"'ol Con'miitee'
The .Areidtecturat Contlol Committee may approve a variaace to such
setback requirernents where necessary or deskAble, based on consideration
oflot size, terrain, drainage, view plane and design features.
Any irvo-frmily dwelling built on Lots i-l8 e,ill be required to submit and
receive approval of an as-built amended plat to define common'*all lot line
between dwellings vrh6re tbe commol wall construstion is not consistent
wrth rlre surveyed co(runon wall iine.
Iv{axi.slurr building height shall r:ot exceed 25'.
Lot Number(s)Setback
Frsrt Yard Eack Yard Side Yard
1-l I t0'5',5'*
* Unless a duplex
unit is constructed:
co$lmon lot lines
between duplex units
shall have a 0' Iot line
setback
19-34 10'10'l0'
lilffllll
60tEit9 r
Eoftrl
4.4 lVildland Fire Protcctiou
4' I In order to rninimize hazards associated witb u,ildland &es, all construction
in F4B shaU be ooosistent wi& the guidelines conrained in (i:orcdo Srate
Fore.st service pubrication csFs #143-69I or subsequent, equinrenrpublicadon.
4'2 AII roofing firaterials shall be idenrifled as "Ctass A,, non-corsbustible
materials.
5.0 lVildtif-e Impacllttitiaagon.
5' 1 Residenis of the Oak lldeadows Subdivision are committed to a policy ofmttigadng adverse imparts tot ha slh deer, and numerous other rnammals andbirds that us€ or $averse the subdivisioq parficularly commous areas, end torhar end h1_:-3g_ ."-.{ ro compty wirh guidetin*.
"r,uUf;rU*a il;;Cri*rd;Dirr'sion of Srildlife including it* fofi*ing,.s,,ir*;*r*
5.1.1
W
Piase On*, F4B
Oak Meadcv,,s Ranch
Page I
shall be
,*:Y:311*icutar,reler*n." i- do[ *r,rroGil*r, ."*ogdring
:lTjT: :Y:*e or lotestin*qu.aa u*f"i, ar" u,j[:*l" r]*il
*Yy:I I: ryovisigry of?esoruron n". ggffiil;**#*-
Garfield county commissioners oonceming a"g *o.rlil appiicabreto oak Meadows and sha, compry *ith tt Jcoicitons oi,,.Resolurion There is a lirnit of i singre dog p* h;;u"h;rd- ?he oakMeadov.s Elomeowners Associatioiis autirirized to ,n6"" dog reashand control rySut1{ory" including irnposition offines or ryecid
-
asse'sments for violations, u.it&. Iarger penalties for successive
'iolations and in a u/orst case, rerro-var"of a gog r** tr" tu.
5.1.2 Fencing corstructec on lors that barder the F4B boundary shslr be"game .&iendry" and shair conform to the foilowing r*quirJ*""rr,
lvire *nces - sha, be no more rhan 4zinches high wi$ top wire ofi2.5 gauge trvisred s*ooth wire. Fences shau brconstru"i*o *;* au,or less stand wiies ',ith a minimum trr,inch "ri* *p""Jletween thetop wire and the second u,ire.
Round rail or sprit raii fenciag shafi be no rrigher than 4g inches witr aminirnum of lg inches betwein ftvo of the riirs to uuo* 1,*ug animarbro mo'e through the fbnce. A-ri rairs shourd u* rpr:t r"il Jr *und logtlpe (not a flat 2,, x IC,).
tfi]ffitffi nffi Iffi lillll lllt llillt ili tm illl ril
EBIS{O $4tW88Z 0B:0?P 8134s P271 n S.5D0RFg of t1 H tl;00 D a.06 GHRFIELD c0$nY C0
6.0
5-1.3 Alt disturted areas arourd the struclures shail be re-vegetatad. Each
propaty owner shall be responsible for control of nodous weeds sn
his properry.
5.1.4 Trash shall be secured Llr '"bear proof containers.
5.1.5 Pet food shali not be Iefr out t'iiere it wili attract wiidlife.
Additional, Desim Rpouirgments
No open heartb solid fuelfreplaces shatl be allowed. One {i) new sofid-5lel
burning stove as defined by C.R.S. $25-7401, et seq., aqd the regn:lations
promulgated thereunder, will be allowed in any dwelling unit. AII dweliing
units willbe allowed in unrestricted number of nar;ral gas burning sloves and
appliances.
Exterior lighting shall be the minimmr ar$ount necessary and all exterior
Iighting sbaU be directed inward, towards the interior of the subdivision to
prevent glare on adjecent propefiies, except that provisions may be made to
allow for safety lighti$g that goes belond the property bormdaies.
AIi foundations shall be desigrred by a quaiified registered enginrer in
accordanoe with the recomoendations in the englneering report done by
Hepworrh-Pawlak Geoteclnical, Ilc,, April 15, 1998, Job #196 420, and any
subeeguent anelysis ofthe area. Engineered designs will be submiaed with
each building permit appJication
Architectural Contfol,Sommittee
Gened Declaraiorl Section 10"6 "Lirn:'ted Liabilify'l shall be anrendeC by
the addition oftJre follo*ing provisions:
7.1.1 Neit\erDeclarant OMDC, OMHOA! the ACC, nor any officer,
member or rspreseniative thereof shall be liable in damages to any
person submitting requests for approval by reason ofany action or
failpv6 to act in regard to any ma;:.rer within its jurisCiction
Nofxithstanding any other provision hereo{ neirJrer Declarant, iis
sfrcers or agenis, nor the ACC, shall be responsible for:
7.1.2.1 determiningthatanyconsiructionoroons-trucfion
documentg conform to applicable building coCx, zoning or
other IanC use regulations;
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6.2
6.3
7.0
7.1
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Phase One, F48
Oak lieaclaws ftancft
Pags I
ljlffil
$e[ra4a10of i
7 "l'2.2 the acctrrary or content of arry constiuction documents orspecifications prepared by anyarchitect, engineci, oiotf,r,
person;
7.I-2.3 construcliun msaas, methods, techniqueg sequences orprocedures, safety precautions or zubrrquuntioss, darrug"or failures due to soil or ary otlrer natural or man*made
eCInditions that nray exist; or
7 "1.2-4 any failure to carq/ out any construction in accoidance ${thplans and specifications.
Neither,ecrarant
'MDC,
oM'od northe ACC shal, have
Fbnfy or responsibility for .ny r"pr*..ot^tion *;rA* io COsrner or prospective owoer by third parties.
No action sr.cairure to act by rhe Acc sharr consrifirte a wair,er orestoppel with respect tc fi:lure action by the ACC.
7.1.3
7.1.4
7.2 Rules and Regulatlons
7.2.1
7.2.2
7.2.3
Declarant or the fucfutectural Control Cornmifiee may adoptreasonable rules, regulations and standarris, including iesignstaodardc, setting requirements for cbange io ti,e *;"ditioo- ofprope4y by any perscn required to obtail *CC uppro"al.
Anyruch rules, reguraticns and standards shalr b* cousistent withthe General Declaration and this s"pprem*tu: oeclaratiort ,rd-'shall be adopted for the purpose of rr:eeting the objeutives aedrequirements of such Ggneral Declararion inJ s,rppl"m*nralDeclaratiorq and to protect and enhanc* p.op"rty values-
In.tJre ev-ent of any conflict.between any such rules, regulationsga yna.aras with the prodsions of** C"r*"f Declaration anduxs uupptemental Declaration, the General Declaration ar:dSupplanental Declaration shail conb-ol
Ilt r?Tmi'Es$ WEEREOF, Declarant has executed this supplemental Declara:ion rheday and year first above *,ritten.
-^:."-'-%
Supptementat aaCiEtiil
Phase 0ne, F4B
Aak Meadows I?anc/r
Page t0
LilLl lllll lllll ffi llllll lll,llilltlll ffil
ldttzffiiz 03:67P 813{a PZ73 il RLSOORFr !t..00 O S.gO GRRFTELB EIUfiTY CO
i*lrr ^' uffi
State cf Colorado
Courty of Garfield
The foregoing instrumenl was acknowledged before me this qq4 day of Apri!
}W?by Robert J. Delaney as Secretary of Oak Meado*,s Develcpment Corporetiorl a Colorado
Coqporation.
My Ccrnmission expires:.5-tu -.*sty'
Wituess My Hand and Official Seal
@
Phase One, F4B
Aak bleadovts Ranch
Page 1l
Oak Meadows Development Corporation
State of Colorado
Counfy of Garfield t
Theforegoing insh"ument was acknorryledged before nre this dAA- day of April,
2AA2W Robert Delanay as President of Oak lvleadows Development Colporation, a Colorado
Corporation.
My Cornmission expiras:5 - 3a -Aooy'.
ATTEST:
).
) ss"
)
)
) us.
)
Witness My Hand and Ofrcial Seal
I
I I IilIIIffiII IfiIIil ffIII ruil IIIil flIIIItIfiIIIIIIIIilI
67778s O1/OElzoal l0r1$R-st704 ?ts73 n nLS008r
1 of 11 R 55.0S 0 9.00 G*RFIELD C0UNTy C0
SUP PLEMENTAL DECLARATI O N
OAK MEADOWS RANCH
Filing No.48, Phase ll
Fortions of Areas l, lll, Vland VII
Section 15, L 7 S., R. 89 W. of the 6rb P.ll .
THIS SUPPLEMEHTAL DECLARATIOH, macje this 7h day of July, 2005 by
OAK I'4EADOWS DEVELOPIvIENT CORPORA.TION, a Cclorado Corporation
('D.eclarant"), is and shall be applicable 1o Oak Meadows Ranch Fiiing No, 48, Phase
ll, being portions cf Areas I, Ill, Vl and Vll, Section 15, T. 7 S., R. 89 W. of tha 6h P.h4.,
in Garfield County, Colorado as depicted by tha Final Plat recorded as Reception No.
1r711 3+- .. ,- in the i'ecords of ihe Clerk and Recordar of Garileld County,
Stata of Colorado.
1, RECITALS
1,1 By Resolution No. 7617 and 75-48 dated the 19b day of July, 1976, the Board of
Counly Commissioners of Garfield County, ColoradoltsOCCj approved and
zaned Oak Meadows Ranch as a Planned Unit Development {"PUD") arcording
to Plat recorded as Document No. 276561, Garfield County recoids. Pursuant
to such zoning and in accordance vrith the subdivision documents as hereinaftar
described, 52 townhouses and deiached single-family dwellings were
ccnstrucled in Areas IV and V utilizing water, sewer, ioads and oihar facilities
constructed by Redstone Corporation..
1.2 By "General Declaration for Oak l,4eadows Ranch, Ga#ield County, Colorado"
(.General Declaration") daled January 6, 1977 and recorded in the office'of ihe
Clerk and Recorder cf Garfield County, Colorado as Receplion No. 276560 in
Book 492 at Pege 894 RsCsione Corporation imposed upon the Oak lvleadows
Ranch PlannerJ Unit Development covenants, conditions and restrictions for ihe
occupation and use thereof.
1.3 oak Meadows Development corporaiion ('olv'lDC"), successor to Redstone
Corporation, is the cwner of Oak l:4eadows Ranch, Fiting No. 48, Phase ll, baing
porlions of Areas l, lll, VI and Vil.
1.4 OMDC and the Oak Meadcws Homeolners Association ("CMHOA') negotiaied
and signed.Reorganization Documen'rs' as hereinafter described and, pursuanl
thereto, organized and activated Oek [4eadows Service Company ("Ofv4SCO") to
olvn, rnanage and opere{e Oak Meadows Water Syslera serving Fiiing 3 and Oak
h,leadows Water and Sewer system serving Filing 4.
S u pp I e rre n{ a I D ei I a ra f i o n
Filing tto- F4B, Phase ll
Oa* /r4eadorvs &anch
Page I
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T Plgase relurn io.' Diane Oe,an*y
PO tsor3115, Ginr,r{, Spgs. CO gt6Ca
s70.94S7r4€
1e,
';t'
.-t l
llilillHilt ffiltil IIII IiIII iilil fiHilil iltil tiltIIII
6???60 g7l$Alze6g 18rlSfi 8l70rt PBX4 !l SLSDORF2 of 11 R 56.s0 D s,00 GRRFIELD c0UttTY C0'
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By the Reorganizaiion Documents, OfvlDC and OMFTOA mutually approyed
cartain changes in ihe Oak lr,laadows Ranch Planned Unit Development r€lating
tp the undeveloped portion thereof consisiing of Areas l, lll, vl and vll and
including Filing No. 48, Phase ll.
The $eccnd Amended Ftat af Area ll, Filing 4, a portion of section i s, T, r s., R.
8g w. of the 6ih P.M., in Garfiald county, c-oforacio, containing 11 lots in the aiea
called Beaver Ccurt was recordsd as Reception No. 317487 in lhe reccrds of the
Clerk and Recorder of Garfield County and is subj*ct to the General Decla-aiion
and cther provisions applicable to Areas lV and V.
Itryil-Pl{ of rjlno 48, phese t, being portions of Arees lll, vl and vil, section 1s,
T. 7 s., R 89 w. of the 6th p.M., in Garfield county, colorado, con{aining 34lots,
is recorded as Reception No. 6029?7 in the records of the Clerk and Rjcorder of
Garfield Couniy and a Supplementat Declaratian to the General Declaration
lpplicabl* to Filing No. 48, Phase I was recorded as Remption No. 601g40,
Boak 1348, Page 2s3 in the Records of the clerk and Recoid*r of GarfieJc
County.
An Amanded Final Plat of Nafive and Active open $pace and old Midtand Right-of-Way was recorded in the records of the Cleik and'Recorder of Garfleld Cointy
as Reception No. 651382, having been reproduced from the boundary andinterior a,'eas l, ll, vl and v[ of oak Meadows Ranch, oak ]rleadows Fiung No. 4,
!!ed ry Recepiion No. 276561, Amended Final Plai, Oak lr4eadows Ranciiming'
No. 48, Phase I, oak Meadows Filing No. z filed as Reception No- 2s026g and
tha .Area of Dedication" as depicred on Amended pfat of Lot rg, oak l!4eadows
Filing No. 2 as recordad in the bffice of the Cierk and Recorder of Garfield
County, Colorado as Reception No.660294.
1.g This Supplemental Declaration is applicable to Filing No.48, Phase lt, includingportions of Areas l, lll, vl and vll, $eclion 15, T. r 5., R. gg w of the'6h p.M", i;
Gaffield county, colorado and is intended to supplenrenl the General
Declaration, to implemant applicable provisions of the Reorganization
Documents and ta conforrn to planning and zoning requirements of Garfield
County.
2. DEFINITIONS
2.1 DeqlpreEl rreans the oak Meaciows Devetopment corporation (0MDC);
successor in inlerest to the ReCstons Corporation, and'any suc*ruors orassigns of OMDC.
2.2 [gm&on Rres or cqmmon areas n'lsans all realproper{y conveyed to the Oak
[4eadows Homeowners Association by Declarani, oi uedicated by plats
W
Filing No. F48, Phase tl
Oak Meadows Ranch
Page 2
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r tlllil Iilil il|ilil firil ilIlI tilil llrll iil tffi ilil til
57??E0 A1/OAlzBsS 10rtr6f, 81?04 P825 H nLsD0RF3 of 11 R 36.08 D O.BO G*RFIELO C0UXIY C0
heretofore filed, including areas desigr:ated as'Gi'een Bslf or'Green Belt Ai'ea'
or "Common Open Space' and, as relat*d to Fiiing Nc. 48, shail mean araas
within Fiiing No. 48 conveyed to Oak &,leadows Homeowners Association by
Declarant in lha f,lllowing categories:
2.3 Nativs Qpen Space or Green BelS means. hillside areas largely unCisturbed
except for roadways, fu'ails and utitity requirements.
2.4 Pgssive Comnc!'l Space rneans a;'eas where there aie open fields held in
cornrfion ownership wilhin w4'rich there are no active recreaticnal amenities.
These ereas require periodic maintenance in fie form of mowing cr weed ccntrol
and may be trar,ersed by trails, roaCways locatecj within Filing No. 48 and
maintained for the usa, enjoyment and benefit of owners of sites within Filing Nc.
48.
2.5 Acjive Recreaticn Sgace mea;ls areas in Filing No. 48 vrithin which recreation
fa,3iliiies have been construCed, or may hereafier be canstruded requiring a
disturbance of the earih, including iennis coul-is, playground structures,
playground areas, parking lots to s*rve the rec,reation facilities and other facilities
subject to approval and regulations by Ol,/tl-{OA vrith the concurrence of
Declarant during the period prescribed by Section 6.4 of the Gsneral Declaration.
Such recreation facilities are developed for the use and banefit of areas wiihin
Fiting 3 and Filing 4, Oak lvteadows Subriivision, subjact to payrnenl by each
a;-ea of operation, maintenance and replacement costs, or costs cf future
faciliiies to be developeC on the premisss.
2.6 Uiilitv Sgace means areas designated for insiatlation, construction, mainicnance
and use in providing utility ser.,ice for the subdivision, including water and sewer.
Storage of maintenance equiprneni for.the benefit of ihe subdivisio;r, and for
parkng and storage of trailers, boais, recreation vehicles, and oiher similar uses
lo be approved by OMHOA for the use and bbnefit of Filing 3 and Filing 4, Oak
Meadows Subdivision.
2.7 N,eiqhborl']o-o.d Bud,?d shall refer lo a writlen esiimate of revenues and expenses
of each neighborhood cost center within Filing No. 4B together with eliocated
comi-nons expenses budgeted by ollHoA as the proporiionate cosis of
expel':ses comrilon to Filing 3 and Filing 4, oek [{eadows Subdivisiol.
2.8 l9eighborhoo4,comBon Exoenses shali mean those expenses which a,-e
designated to benefit solely or primarily ihe awners of lois wiilrin each
neighborhood cost cenier. Neighboi"hood common expanses may bs incur;-ed in
connection wiih operating ot maintaining neighborhood coinmon aieas, or in
connection wiih ploviding mainierlance, insurance, and other services for lots in
each neighborhcod cost cenier
Suppien:enfa I D e c I a ra ti o n
Fiting Nc. F4ts, Phase ll
aak ilead*vs Fanch
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Itp,iryI|l$1",$l$*HtJ#r!$*lj't#rl*I,
2'g lrye$r:eoqcryt Fe shall refef to lots nith similar characieristie' ofownership and nraintenaG that have ue"n groupei'ilg*th"r for purposes of (a)operating and.meintaining nerjhborhooc ***orl* J#s therein, or {b) proridingrnain{enance, insurance and aiher sarvices roi lotitnerlrn, or the o$.ners thereof.
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8 U E NIVISIO N A,ND REO RGAHIZANO T,J D OC I,,I M E}{T$
Subdivision Qqcr{ments
rhe $ubdivision oocuments have heretofora been amended as fortows:
3.1.f
.r. r'
Each owner sha* hav* one.ua!3- prgvlded, however,fiaf so rano asDectarant is a rnember orf{lfssg ratiri iiiowna ** or mori of thebuirding siies within the cix a*i;iii A""",i, """a Decrara*s,a#&een*ued fo ele# i*.rfis of thie Jr;;;iilIjstc,r*i:n.
3.2 Rgoraanizetion poqumeelg
The R'eorganizaiion Agreernent, ($eciionS)-asapptied to Firing No. 45, phase rl:ffJ,:*- Generar oectaration,'iecrion sla-;Ar'"[ii*Irural conrrol comrn*ree,
S. Reorganization Agreem*nt
3' ' a^iDC cant*mp{ates dev*aw*-1(a.r Fjg jnseparafe fracfs ar parcers ina phased orseguenfi'ar oiv-&opm;nt" riricii{i construction and taavoid unr,ecess€{r arcnrteituiar,.uur** procurui ,r ,c agreed that thecuditian and timiiations ieilorrr i eriiti?iitlla*o,t"*ro *ntitted'Deed Fesin'cfions - s* all r-e i p p t i c a b t i, ; ;;,;;; ; ; tu o t h e r co nd i t i o n ssfared rn fle slrbdivis ion iocimenrs. rhe au*o r*g.i"*ons as ss/ farth in;'!Y:'7r::3'l:::;'X*:,{i{:;-ffi;ffiL*i+aw;;;;;i;;
{rys,4, t
a pproved struclure srnrF r reco rrrAi^A,,.,,, :lto tn;ra. pa rtie{ra$6itr:;N;{:f {f^T:y:,::w;i;;i;,';;i;;:,i;;,;,|;;:ff ;rorsuci'#'l:;::?'#:#1,:l'i?:"2r:l;:i!iji{:';;;:,tr;':,:i#rff ⅈil*?;.zzr::;r;:::rx::i:;:;^:::,1::'i,.,:ili,:jfi'.tr::i;:f ';#s{:::;rheAssocraiion,r"iiis-;;;;;{h;;;;,;;;'r:;,#f ,i;Tl{i;{:;
;-....-:%%_%$ u p p I s ffE n i a t Aeiii&o n-Filing No" F4g, phase {t
Oak Meadaws Ranch
Fage 4
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6???80 B1/08/2ob5 10r15R EL7s4 ?eZ7 I RLSO0EF
5 of 11 R 56.04 I 0.00 GIRFIELD cglrHTY C0
3.3 Dectarant fiay proceed with develop$ent af each specific trac.t.cr.
subdivided p;r;et in No. F48 proviCed that such deveioprienf is in
compliance with ihe Genera{ Decleratlon a.n_d the DeeC Reslriciions anC
suniicf tc ifre approva! af the Archit*ctural Canmittee only lo fhe axlenf
. r*quir*d in Seciion 3.4.2 as hereinaftet provided'
3.4 Architectural ConirolCommiitee.
3,4.1 Qeneral DectaratioiT. Seltion,9.3-'Arglite}.tuIPl
CanlroiCoCdiiee" provides that The Declarant
iiai@ an xcnitectutat Contral Cammittee of
nof less ihan fhree nor mare tltan five persa'?s
{which nay include members af the Assocralion
Eoard of Arectars) fo serve at the pleasure af
Dectaranl es an Architeciurat Control Cornmittee''
The above sec#on sha/l0e applied and ccnstrueC
es foliou's
3.4.2 CMDC ratifies and con{irms appointnents to the
Architectu ral Cantrol Com mittee he ratofore made,
includlng appaintnent of incumbents, by the fiaard
af Directors ot AMHaA, and hereby appoints and
canfirms la the Saard of Directors ol aMHOA the
ight ta make future appointmenfs fo fie
A,rchitectural Contral Commtftee subT'ect to the
condition that until 1/5ihs of No. F4B shall be built
out and occupancy permrls issued, OMDC
res*rves lft e right lo approve or ta appoint huo {2)
members of the Architectural Control Committe*
who shatl be empowered lo casl a maioity vole as
ta matters c-oming before such Commitlee
p*ftaining to structures or conditions in devetoping
tracls in Nc. FlB, prior fo tssuance of Certificates
af Occupancy; provided lhat any end all
constructicnin No. F48 shall at alltines comply
wiih the Deed Restibtians. Upan rssuance of a
Ceitificate of Accupancy as fo any structure in No.' F48, the provisions of 9.1 of the General
Declaration shall ihereaitet be app{icable and
Archii *ctur al Cont rol Com mittee revievt sh a!! b e
requireC. ,
3.4.3 Su0iecl to the right reserted in Sectian 3.4.2 ebave,
AhiDC *aii,es the right ta appoint members to the
Supple me ntal fr elr;la.etio n
Filing No. F4B, Phase ll
Oak t$eadows Ranclr
Page 5
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6 or rr R s6.80 0 0.oB enaiiEio'iiurh co
ArclitecturaI Control Com mittee, delegating suchright ta the Baard af oirecfors oi Aidiiai,Zit
ff ;L? ; ; : :, #:::: : ! ::l ;,,::i,:,r
* i I i,' ri i
3''5 sl,l'ec fc the.abaveprcu','srons regardlng the timihtion af Archite$uralcontror camrnittee review *n y:sie*{iiiorsrucrra n of Na. F4B, fii*ownerg-cf s,ubdivid*c lots cr.units witn r,to,- ri6'snatt ni **iL*I{,ii'aMHoA. Ihe suOdvisian dowmerrrclal"rend*d as mev ber*quired to carry aut the purposes and inteniorrni, rs.* ;;;;i ""
4, DESD RESTR'CTIONS
4.1
The Reorganization Agreemenf Exhibii B, .pages 31 and 32 thereof, areconfirrned es covenanis eno
"onuitions applice6b to lire'Jn-c*vel"pad areas ofFiling No. 48, phase tt, as iotLwi'-"-
4.1.1 lylinimunr Sire. Single-family unit, 2,000 sq. f,.
4.1-2 Allrneasuremants shafl be on outsjde founcation wails, not incruding openporches, garagesr or carporls or cornrnon elernents.
4' 1'3 AII structures^.shart be constructedaf either briclc, stone, rurnbar or acombinarion the.eof. The use oitino*, arr"r, Jt riinot n* arjawed unress
lJt##ryJh another *ut*i"in*rein approve;" - L& nouiis *rraffii-
4'1'4 No structure s,ra, be phced-or erected which is, or ever has been, orcourd be *"d,:J!: siUie.ct of a speciflc ownership tax as now defined inT]ire 42 of corcradc Revised st"iur"*, nor shati ii*r,tur", constructed inthe fashion and manner ui tirlr** be aficwed Log houses end A-framesiructures shafl not ba aliowed-
4.i '5 AII units (incruding singre-family and murti-farnily units) shail have 2-carencrosed garages, or equivarenr enc.rosed garaga space, which shail baussd for vehicre s{orage and othei customary garage purposes, btrr shaflnot be used es dvrefiing or habitation space under iny ciriurnstance. Inaddition, a, units sha, [rcrucie *,tiii" tn!-g"-r# ,,,i;u,[ a srorage area
;?::l?i,.*? 80 sq' n p*r oniiin addliin t"iir- 't*iara uimeisi*,
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Supitenr,natffiiiratni.
Filing No. F4B, Fhese ff
Oak lvleadcws RanCt
Pagre 6
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Iffitfififfi ffiilrffllrilililfilriltill Hlfi milfi
617780 A1/A8/2saS 18r1611 8170{ P829 il nLsDoRF
7 of ll R 53.00 0 4.09 GfiRFIELD COUNTY co
4.1.6 Exterior finishes shall be of nalural eafih tones or native exterigr ma{erials,
or such color or combination of cglors as shall be approved by ihe
Archiieciural Control Committea.
5. NEIGHBORHOODCOMIJiONSEXPENSES
5.1 Neighborhood cornmon expenses shall be segregaied for each neighbortrooC
cosl center, Neighborhood common expenses shall be allocated equally among
the owners of icts in each neighborho,rd ccst cenier.
6. WILDLAND FIRE PROTECTION
6.1 ln order to minimize hazards associaied with wililand fires, all construction in
Filing No. 4B shall be consistent with the guidelines contained in ColoraCo Siaie
Forest Service publication CSFS #143491 or subsequent, equivalent
pubiication"
6-? All roofing materials shall be identified as "Class A" non-combustibte nraterials,
7, WILDLITE IMPACT MITIGATION
7 "1 R*sidents of the oak hrieaciar,l,s subdivision are commiited ic a policy of
mitigating adverse ir:npacts to the elk, deer, and nuroerous other mammais anc
birds that use or traverse ihe subdivision, particularly the commons areas, and to
that end have agreeC to comply with guidetines esiablished by the Colorado
Division of Wildlife including the following raquirements:
7.1.i Qeneral Dectaraiion. section 8.0 'Restriction of A{rirrgls' shallbe
enforced with particular reference to dog mntrol maasuies, recognizing
that dogs clrasing or nrolesting wild animals ars subject to being
destroyed. The pravisions of Resotu{ion No. gg-097 passed bylne
Gadield County Commissioners conceming oog contiol is appiicabte to
Oak Meadon's and shall comply with the conditions of the Resolution.
Thera is a limit of a single dog per household. The oak Meadows
Homeowners Association is authorized ta enforce dog leash and ccnii-ol
regulations, incluaing irnposition of fines or special assessments fcr
violations, with larger penalties for successive yiolations and in a worst
case, removal oi a dog from the area.
7'1.2 Fencing construcled on lots that border the Filing l.lo. 4B boundary shall
be "garne friendly.'
7.1.3 All disiurbed arees around the structuras shall be re,vegelated. Eachproperty owner shali be responsible for control of noxious weeds on his
property.
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S u p pil e nte nla I Decl a raiio i
Filing No- F4B, Phase lt
Oak Lteadwts ftan#l
Page 7
lrilrir ilIlI fffi]firfiil ilff lllltilil iltfiiltffilt[
6?7?80 87/68/2saB 10:16R 81?04 P83o ll fiLsDoRF8 af 11 n 56.89 0 S.80 cfiRF:EL0 COUHTY C0
7 -1.4 Tresh shall be secured in 'bear proof containers.
7.1.5 Pet food shall not be left out lyhere it will attract wlldtife,
8. LOT RESTRICTIONS
8.1 Seibacks
8.1 .1 $etbacks for Lots 35 * 60 shall be as depicted on the Final Plat, Filing No.
48, Phase Il, recorded in the Records of the Clerk and Recorder sf
Garfield County.
8.1.2 ACC may allow variance from setback requirements where necessaiy or
desirable, based on consideraiion of lot size, terrain, drainage, view plane
and design features.
8.2 Buildinq Heioht
Maxlnrum building height shatl not exceed IS,.
8.3 Lot Restrictions.
8.3.1 Lot 36" The drainage control structure on thE west siCe of Lot 36 may be
attered, upon spproval by ACC, so long as such alteration afforcls
equivalent protection to Lots 36 and 47, The drainage easement shallnot
exc;eed the dimensions of the drainaga mnlrol structure.
8.3.2 Lots 42 and 43. The 20'roadwey belween Lots 42 and 43 may be used
as a private driveway accessing lots 42 and 43 from Old Midtadd Spur;
and otherwise only or smergency accesst and shall at all times remain
open as an emergency way"
S.3.3 Lots 47 and 48. No through streei or way shall be consirucled on Lots 47
and 48 between Old l"4idland $pur and Silver King Court.
8.4 Fireplaces
No open heerth solid fuelfireplaces shall be allcwed. One (1) new solid-fuelbuming stove.as defined by c.R.s. Szs-7-401, et $eq., and the regulations
promulgated thereunder, will be allowed in any drvelling unit. All dwelling units
witl be allowed in unrestricted number of natuia{ gas buming stoves anC-
appliances
8.s Lighting
W
Fiting No. F48, Phase ll
Aak hrleadonrs Ranch
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LLII IJ r,rir,l[ ruIIil L{l ry ![[uf I ltl|}.l$re ar 11 B 56.00 o o.oi-EciiiEr-r'iouHiv co
Extsrior lighting shall be the minimum amount necessary and all exterioriighting
shalt be aireAJd inwaid, towards the interior of the -qubdivision to.prevent glai'e
on adjacenl properties, except thal provisions may be made to allow for'safety
ligfting thal goes beyond the properiy boundaries,
8.6 Foundations
Allfoundations shall be designed by a q';alified registerad engineer in
accordance with the recommandaiions in tha engine*rfng repoi't done by
Hepworth-Pawlak Geotechnical, lnc., April 15, 1998, Job #196 420, and any
subsequeni analysis of the area. Engineered cl*signs will ba submitleC with each
building permit application
9. ARGHITECTUR.AL GONTROL COTIMIT-rEE
I 1 AmenCnnenl to General Declaraiicn
The Gsneral Declaration, (Sectio,r 10.S, concerning Limiied Liability) shall be
amended by {he addiiion of the follcwing provisions:
9.'1.1 Neiiher Declarant OMDC, OMHOA, the ACC, nor any officer, r-nember or
representative thsrsof shall be tiabl* in darnages io any person submitting
requests for approval by reason of any aclion or failure to act in regard to
any manner within its jurisciiction.
9.1.2 Notwithstaniing any other provision hereof, neiiher DeCarant, its ofilcers
or agents, nor the ACC, shall be respcnsible for
9.1.2.1 deternrining thal any ccnstruction or construction
dccuments coniorm to applicable b'uilding codes,
zoning or other lend use regulations;
9.1.?.2 the accuracy or content of any construction
documents or specifications prepared by any
architect, engineer, or other person;
9.1.2.3 consiruciicnmeans,methods,t*chniques,sequences
or procsdures, safeiy precautions or subsequent loss,
damage cr failures due to soil or any other naturai or
man-made concjitions that may exist; or
9.1.2.4 any {ailure to cany out any construclicn in accordance
rvlth plans and specifications.
Su pple rne ntal Decla ntio n
Filing No. F49, Phase ll
Oak h4eadovts Ranch
Paga I
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9.1.3
TO. RULES AHD REGULATIOI{S
10.1
llullLll|ll ilIffi lllll l}ffi ililI ilffi flr Htrll ill tilt67778b s7/b8/2s83 lO:16fi Erruq perz I nispsnF'lo of 11 R 5S-40 D S.B0 GRBT.IEL0 C0UltTy C0
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Neither Declarani oMDc, oMHoA, nor the ACC shall have liabilityor responsibility for any representation nrade io any 0wner orprospective owner by third parlies.
No actiori or failure to acl by the ACC shail constitute a waiver orestopp*lvriih respect to iuture action by the ACC.
9.1.4
fi"2
State of Colorado
Couniy nf Garfield
Supplementaideci;raffi
Fi{ing No. F4B, phase tt
OaJr Meadsws Rancir '
Page 1A
Declarant or the Architestural control commiitee m:y adopt reesonabte rules,regulations anc standards, including design standerJs, u*ttipt requirements forchange to the condition of'propergly anf peruon required iJoutrin accapproval.
fny suctt rules,.regu.lations and standards shatl be consistent with ihe GenaralDeclaraiion and.lhis Suppiemenfal Declaration, ino ul.,ull ue.aaofieJ r* tnepurpose of meeting the objectlvis and requirements of such cenerai bl"i"ratonand Supplemental Declarstion, and to prdtect r"J-."n=n"u property values-
10.3 Conflicts
ln the event of,any conflict behveen any such rules, regulations and standardswith the provisions of the Genaral Decllratlon and inis suppt*mental Dectaration,the Gensrar Decraration and supprementar u*r-i"ii"n shiil connrt - --
lN wtTNEss WHEREOF, beclarant has executed this supplernentalDectarationthe day and year first abovE writien.
OAK M EADOWS D EVELOPMENT CORPCIRATION
By:
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' ' iltilllilillHlllillllllilill iliililil lll illIIl lll lIIl
6??78s O7/OA/2AAS lB:16t 81744 FB33 11 flLSD0RF1l of 1t R 56.48 0 Lso GQRFIEL0.C0UNTY'c0
The foregling instrument was acknowledged befoi'e ma this 7rH day of July,
20OS by Robert Delaney as President of Oak l'/Jadows Development Corporation, a
Colorado Corporation.
My Commission expires:
Witness tuly Hand
Notary Pubiic
ATTEST:
State of Colorado
County of Garfield
)
) ss.
)
TheJoragoing instrument was acknowledged befcre me this Zth day of July, 20C5by Ralph. Delaney as Secretary of Oak l,,leadoiqi Developmenr Corporatiln,
"Coror"ooCorporaiion.
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F
lvly corrmission expirest
\Mtness My Hand and Of,
S u p p t e oe ntal D eilitai;i
Filing Na. F4B, phase il
Aek Meadows Ranch
Fage 11
$Comft*xr Epr,rs 1!,?46t
Notary Public
ffiim
W:'*i#
iist.qais
atseal :
ffif.s*
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ExncurrvE Suvrvranv
The Oak Meadows Wildfire Mitigation Report has been created to meet initial and long range
development planning goals for the built environment and open space, to ensure ecosystem and
community sustainability and to integrate directives with social goals. Specific project goals
were to:
. Reduce the risk of catastrophic wildhre
. Provide development options for the mitigation of wildfire while ensuring compliance
with local fire district code requirements
r Develop an integrated management approach that encompasses all natural communities
represented at Oak Meadows
. Provide a tool to help residents of Oak Meadows understand the complexity of the
ecosystem and more effectively protect their property from potential wildfires
Vegetation management is needed throughout the upper montane zone of the western slope of
the Colorado Rocky Mountains to return forests and rangelands to an ecologically sustainable
condition and to reduce the potential for catastrophic wildfire and insect epidemics. A
comprehensive evaluation of wildftehazard within Oak Meadows was conducted; findings
should be integrated into the overall restoration prescriptions being developed for the property.
Project-wide vegetation restoration treatments include the maintenance of meadows, strategic
fuelbreaks to reduce vegetation density primarily through selective cutting to remove undesirable
species and retention of mature healthy plants.
Other recommended actions include the utilization of ignition resistant construction for all homes
built in the development, in combination with individual defensible space. Glenwood Springs
Fire Departrnent is the authority having jurisdiction and dictates water supply requirements.
Other infrastructure reconlmendations are proposed to meet adopted code compliance.
Oak lvlea di-rrvs Development
S'iklfire Mitigation Report
August 2007
INTnODUCTION
Statement of Needs
The Oak Meadows Wildfire Mitigation Report was created to assess the approximately 40 acre,
Oak Meadows subdivision (Filing No. 4) and to meet medium and long-range development
planning goals to mitigate the risk of wildfire.
Project Objectives
The three main objectives of the Oak Meadows Wildfire Mitigation Report are to:
Provide a Wildfire Mitigation Report for development review and approval.
Help ensure the support of the Glenwood Fire Protection District.
3) Provide a tool for current and future residents of Oak Meadows to understand the
complexity of the Oak Meadows wildfire issue so that they can more effectively manage
their properfy in relation to this ecosystem.
1)
2)
Oak lvieadou's Developnent
Wildfire N{itisation Report
August 2007
2
Climate
Garfield County has mountain climate, temperature and precipitation, which vary with altitude
and aspect. Higher elevations are typically cooler and receive more moisture; northern aspects
u.e "ool". than southern aspects. Climatic data for the area are presented below.
Table 1. Monthly Glimate Summary for Glenwood Springs (053359)
11211900 to 3/31/2005
Retrieved from http://www.wrcc.dri.edu/c gi-bin/cliRECtM.pl?coelen
Oak lvleadorvs Der"el<-rpment
\trri ldfire lv{iti gati ou Report
Jan Feb Ju!BrslE"pl Oct levl Dec Annual
Average
(F)
Max. Temperature ryl 88.5 lao.t E;4 @ :ill 3B 62.9
50.6 19.41.8 31.9 4t 13.4 31.3Average Min. Temperature (F 11. t l1o. /l z+.51
Average Total Preci Pitation
(in.)1.41 1.64 1.44 1 .11 1.2e 1.5C 1.59 1.44 4l 1.3C 16.60
Average Total Snow Fall (in.)18 11 .4 6.5 1.9 0.3 0.0 0.0 0.0 0.0 1.1 5.4 15.3 60.2
Average Snow Depth (in.)5 3 0 0 0 0 0 0 0 0 0 3 1
4
August 2()07
Wrr,uEIRE MrrrcarloN
Wildfire Mitigation Objectives
1) Mitigate the risk of severe, uncontrollable wildfires by managing surface fuels.
2) Promote responsible development through FireWise concepts.
3) Develop a comprehensive fire management package which includes:
a. Fuels Reduction
b. Construction Materials and Techniques
c. Defensible Space
4) Minimize impacts to soils and the environment throughout the mitigation process.
Current Risk Situation
For the purposes of this report, the following definitions apply:
Risk is considered to be the likelihood of an ignition occurence. This is primarily
determined by the fre history of the area.
Hazard is the combination of the wildfire hazardratings of the WIII communities and fire
behavior potential, as modeled from the fuels, weather and topography of the study area.
The majority of the study area is at high risk for wildland fires. This assessment is based on an
analysis of the following factors:
o The Glenwood Springs area has a significant fire history. Major fires in the area since
1994 include the South Canyon (Storm King Mountain), Coal Seam, Spring Creek, South
Gizzly, Thompson Creek, Dotsero, Panorama, Coffee Pot, Black Mountain (West on I-
70) and Center Mountain fires (see Figure 2). The South Canyon Fire (1994) resulted in
the largest loss of life to wildland firefighters of any fire in the western United States in
the last century.
o The Glenwood Springs Fire Department responded to 87 WUI ignitions in four years,
from 2000-2003 (32 starts in 2000, 10 in 2001, 26 in2002 and 19 in 2003).
(Jak M1eado rvs Der,,elopmen t
\\'ildfire N{itigation Report
August 2007
5
Figure 2. Recent Large Fire Perimeters Map
While some of this data cannot be directly extrapolated to the Oak Meadows development,
enough of the same conditions exist to make a reasonable assumption of significant risk.
Oak Meadou,s f)eveloprnett t
l4'ildfire lr'fiti gati on Reprrrt
\ugust 2007
Fire Behavior Modeling
Fire behavior modeling provides a landscape level assessment of wildland fire hazards within the
project area. Potential fire behavior was analyzed in order to determine which areas are most
likely to burn and with what intensity.
A BEHAVE simulation was run to compute potential fire behavior characteristics over the entire
landscape for constant weather and moisture conditions. BEHAVE is a nationally recognized
methodology for estimating a fire's intensity and rate of spread given topography, fuels and
weather conditions. In order to model potential fire behavior across the project area, GIS data
layers including elevation, slope, aspect, fuel models and canopy closure wire utilized in
FlamMap (see Figure 3). This modeling procedure yields three maps: 1) rate of spread, 2) flame
length and crown fire activity. These output maps illustrate the potential for fire behavior for the
entire project area; they are used to prioritize treatment areas and guide fuel treatments, which in
turn reduce fire intensity. Two fire scenarios were modeled for the property, one under moderate
conditions and one under extreme conditions. Although the fue behavior output maps were
utilized for guiding and validating recommendations in this report, they were not graphically
displayed due to the small size of the study area.
AsD ect Canopy Cover
*
Fue TyFe
Figure 3. Fire Behavior Modeling
Images are not specific to this project
Oak lvleadou,s Del'elopment
\\'i ldfi re Miti gation Report
Augu*t 2007
7
Fire Behavior Inputs
Fire behavior is dependent upon aspect, slope, elevation, canopy cover and fuel type'
Slope
o The average slope for the study area is approximately 13%
o Slope is expressed as percent (rise/run xl00). Steeper slopes intensify fire
behavior urd thrs will contribute to a high wildfire hazard rating. 13% does not
constitute a significant slope from a fire behavior perspective.
Aspecto Aspects are shown as degrees from North ranging from 0 to 360 according to their
orientation. Aspects are influential in the type and quantity of vegetative fuels. Fuels on
south facing slopes tend to be drier and more lightly loaded than fuels on north facing
slopes when altther influences are equal. Aspect also has an influence on species
dominance. The primary aspect if flat however slopes on the west side of the parcel have
a slight east asPect.
Elevation
o Elevations within the study areavary from approximately 6,800 feet to 6,970 feet.
Fuel Models and Fire Behavior
Fuel models are a set of numbers that describe fuels in terms that a fire behavior model can use.
There are seven characteristics that are used to categorize fuel models'
o Fuel Loading
. Size and Shape
o Compactness
. HorizontalContinuity
o Vertical Arrangement
o Moisture Content
o Chemical Content
The study area is represented primarily by 2 fuel models (FM): FM 1 and 6. Each of the major
fuel types present in the study area are described below in terms of the characteristics that
"oirr"id" with that fuel model. Fuel model descriptions are taken from Anderson's Aids to Determining
Fuel Models for Estimating Fire Behaviort , a national standard guide to fuel modeling. Vegetation for
the project area may oi -uy not be specifically listed in the description. Plant species are
orrty u, uia to help visualize the characteristics of the model. The photos are taken from the
project area and show where the local vegetation fits in. A table showing a range of surface fire
tehavior based on the BEHAVE system is also included.
Anderson, Hal E., Aids to Determining Fuel Models for Estimating Fire Behavior, National
Wildfire Coordinating Group, NFES 1574, Apil1982.
Oak Ivleatlo rvs f)eveiopment
\\ri ldfi re N{i ti giiti on Repr:rt
August 2007
8
Figure 4. Oak Meadows Fuel Models
(Jak iVleradou,s Developrnert
\\'i ld firc lvlitis;r ri orr Reptrlr
August 2007
Fuel Model Nr: A
E ** Meadows Lot Lines
0 125 2fi
---rFeet
Fuel Model I Annual Grasses/Forbs and Fuel Model 6 Oak Brush/Sage Stands represent the
fuel profile for the development area. see below for further detail.
9
FUEL MODEL 1
Figure 5. Annual Grasses/Forbs
Characteristics
Grasslands and savanna are represented along with stubble, grass-tundra and grass-shrub
cornbinations.
Common Tvpes/Species
Annual and perennial grasses are included in this fuel model'
Fire Behavior
Fire spread is govemed by the fine, very porous and continuous herbaceous fuels that have cured
or are nearly cured. Firesln this fuel modet are surface fires that move rapidly through the cured
grass and associated material. Very little shrub or timber is present, generally less than one-third
of the area.
Oak iVleadorvs f)evelopmeut
\trrildfire Mi ti gati on Report
August 2007
10
11
FIRE BEHAVIOR TABLES FOR FUEL MODEL 1
(Moderate weather conditions)
in chains/hour (1 chain=66 ft, g0 CpH=l
l0hrfuel=4%, 100@ , woody fuel=73o/o, slope=10%
10 hr fuel=4o/o. t OO nr tuel=+%
Oak Ivleaclou,s Developurent
Wilclfire Mitigation Repor.t
August 3007
FUEL MODEL 6
Figure 63. Oak Brush/Sage Stands Less Than Three Feet Tall
Characteristics
Sh*b, ir, fu.| *odel 6 are older than, but not as tall as, the shrub types of model 4. They also do
not contain as much fuel as model4.
Common Twes/Species
@nditionsiscoveredbythismodel.Pinyon.junipershrublandsmaybe
represented but may over-predict rate of spread except at high winds, such as 20 ffrrlh (32 km/h)
at the 20-foot level.
Fire Behavior
Ft*. **y t}""ugh the shrub layer where the foliage is more flammable, but this requires
moderate winds, greater than 8 mi/h (13 km/h), at mid-flame height. Fire will drop to the ground
at low wind speeds or at openings in the stand.
Study Area Specific Fuel Model Characteristics
For the purposes of this analysis, the Gamble oak dominated shrub communities found in the
study area have been modeled as fuel model six (FM 6) for the moderate fire weather scenario
and fuel model four (FM 4) for the extreme fire weather scenario. During wetter (moderate)
conditions less of the plant mass is receptive to burning and therefore expected intensity will
decrease.
C)ak lVleacloivs f)evelopmettt
Wiidfire Nlitigatinn Re1:ort
August 2007
t2
FIRE BEHAVIOR TABLES FOR FUEL MODEL 6
(Moderate weather cond itions)
in chains/hour (1 chain=66 ft, 80 CPH=I
10hrfuel=4%,100hrfuel=4oh,herbaceousfuel=67o,w@
Oak Meadow s f)eveloprnent
Wildfire h{itigation Report
10hrfuel=4%,100hrfuel=4oh,herbaceousfuel=6%,woooy@
August 2007
13
Fire Behavior Interpretation and Limitations
Fire behavior outputs for Flam Length, Rate of Spread and crown Fire activity were reviewed
for this report but graphics wele nolincluded due to the small study area size- The. study area is
dominated by shrubs and grass. The most significant factor in fire behavior for this type of fuel
is wind. Under extreme conditions, all the friel models burn with high intensity and great speed'
In order for fire to move through the area, it needs continuous fuels. In years with good moisture
u trigt ", fuel load of grass can be expected and as grasses cure, they can become a problem later
in the season. In dry"years, or during drought .o.rJitio.tt, the grass will be very sparse and there
will be mostly bare ground between the shrubs'
Shrubs can appear green and still burn due to volatile oils in the leaves and bark' Shrubs will
also have dead wood that may not be seen due to the leaf canopy. Because most of the shrubs
lose their leaves in the fall, the threat for late fall(once the leaves have dropped) and winter fires
is very low. If there is good moisture in the spring, the shrubs will not burn until much later in
the summer.
Gambel oak is especially dangerous as it has a waxy coating on the leaves that promotes intense
burning under the proper conditions. Dense stands scattered throughout the western side of the
development the greaiest threat from wildfire. Many of these stands are located above and
adjacent to plannJd home sites, making proper defensible space and ignition resistant home
construction of importance. The rate oi spread under moderate conditions is quite fast, reaching
two MpH in some areas. Under exffeme tonditions speeds of one MPH or greater would be
cornmon with speeds of up to 10 MPH possible without taking into account fire spread due to
spotting. Flame lengths in the oak will generally be too intense for direct attack by hand crews'
Sleeper slopes will also contribute to intensity'
Sage varies in its burning intensity by the age and structure of the plants' Areas that are actively
browsed will typically be very low growingl hu,r" new growth and burn less intensely' As the
plant gets older^and/or not browseO, it *iUlecome decadent with much of the plant dying off
and contributing to more intense burning. Under moderate conditions, the fire could be fought
by direct attack methods safely. Under ixtreme conditions, fire will move rapidly through the
crowns of the plants, creating spotting problems'
Oak kleadorvs f)eveloPmetr t
$'ildfire lvfitigation Report
August 2007
l4
Wrr,orrnn MrrrceTloN RTcoMMENDATIoNS
In response to the analysis described above, the following elements for creating a FireWisedevelopment are suggested.
Defensible Space
r All homes and out-buildings will be required to develop and maintain defensible space.
Defensible space includes the
use of FireWise vegetative
management that removes
flammable fuels from around
a strucfure to reduce
exposure to radiant heat. The
flammable fuels may be
replaced with green lawn,
gardens, certain individually
spaced green, ornamental
shrubs, individually spaced
and pruned trees, decorative
stone or other non-flammable
or fl ame-resistant materials.
(Jak Mea clou,s l)evelopmen t
1Vildfi re Mitigariol Report
Although this diagram depicts defensible space in relation to trees, the same zonal approachand general thinning standards still apply. f ireWise plant materials are listed in Appendix D.
Defensible space should be created in concert with the homeowner and builder,s designaesthetic to create both a pleasing look and flre resistant landscape. For homes in grassonly, creating a non-combustible 3 foot zone around the home ( under and for 3 feet beyondall decks and below roof line projections) will create adequate defensible space. If a home isbuilt with at least 3 vertical feet of non-combustible siding, then the 3 feet of non-
combustible ground cover is not necessary. It is required-however that plantings within 3feet of the non-combustible wall be of the FireWise plant variety listed in AppJndix D.
For homes which back up to the brush, standard defensible space standards shall apply forthe rear of the home and the sides of the home. The front, oi side located in grass can adhereto the defensible space standard discussed above for grass.
An aggressive program of evaluating and implementing defensible spacefor homes in thehighest hazard areas will do more to limitiire-retated property damige tian any othersingle recommendation in this report. For this ,"nroo, thi creation ind mainteiance oydefensible spece should be covenant controlled.
(For more information on defensible space see Colorado State Forest Service fact sheetnumber 6-302 "creating wildfire-Defensible Zones" -Appendix c ).
August 2007
15
lone l_ | Zont i i tooa 3
t6
Defensible SPace Easements
All lots with Fuel Model 6 exposure (Figure 7) and adjacent to common open space will have
Defensible Space Easement, platted and accepted in covenants' This area will allow
homeowners to extend and maintain their defensible space beyond their pto-p"tty line if an
extended distance is required. This area will be covenant restricted to any dumping or
disposal of combustible materials or yard waste'
Figure 7. Defensible Space Easements
Oak Nleadorvs DeveloPmert
Wildfire Mitigati on RePort
Defensible Space Easements are represented by gold hash marks'
These dedicated easements will allow property owners and the HoA
to appropriately treat the fuel profile to existing barriers'
I oat Meaaows Lot Lines
I lR construction Requred
.. -- Oefensible SPace Ea*ments
N
A
o 200 '100
August 2007
Water
A municipal hydrant system will be installed as per fire department specifications.
Access
Access to the filing is pre-established and will meet all County and Fire Department
specifications.
Linked Defensible Space and Over-Lot Thinning
Over-lot thinning:o For the nine lots on the western boundary of the property and shown ipriortor'o,"""o,,*.",#:[:i#Hffi#:ifi ,:,Tff##:;:"r-"1f"::li"li"t#-';described in the CSFSfact sheet no.6-302 "Creating Wildfire Defensible Zones" summarized below, shall beimplemented.
Flammable vegetation and materials located wholly or partially within the treatment areashall be treated as follows:o At ground level- remove flammable materials, including but not limited to, ground litter,duff and dead or desiccated vegetation that will propagite fire.o Thin large shrubs so there is at least 10 feet berween.L*rrr. Crown separation is to bemeasured as the distance between the branches of both shrubs.o From 0-5 feet above ground level remove flammable trash, debris or other materials,grass, herbaceous and brush vegetation. All limbs and foliage of living shrubs shall beremoved up to a height of 3 feet or ll3 the height of the shrub whichever is less. Removeall ladder fuels from under the remaining shrubs.
Oak Mearlurvs Development
Wi ldfl re I\,{i ti gatiorr Report
August 2007
T7
Ignition Resistant Building Requirements
Universal Construction Standards
All construction within the development will be required to utilize a Class "A" roof covering'
Class "A" roof assemblies with a non-combustible covering are permitted'
Cedar siding and other use for cedar materials on the exterior of the structure will not be
permitted oi u.ry side of the structure that is exposed to Fuel Model 6. If an elevation is exposed
to g.urr, use of cedar is permissible with at leasl 3 feet up from grade being non-combustible
materials.
Special Buitding Construction Properties
Figure g shows those lots which, alia their increased fire hazard, require additional wildfire
mitigation in the form of ignition resistant building
construction'
Typical Fuel Model6 Lots were assigned to the Ignition Resistant (IR) Construction
Requirements ( indicated in green in the figure below) category
tased on the significant presence of Fuel Model 6 (greater than
approximatety ZONf'uel Model6 by area)' This fuel model
was determined to be the common denominator in the more
hazardous fire behavior outputs of flame length, rate of spread
and crown fre potential. over-lot thinning on these lots to.
convert the fuei model from 6 to Fuel Model2 with extension
throughout the defensible space easement, would reduce the
o,r"rull hazardof the property and require the construction to
adhere only to the universal construction standards'
Structures built on lots with significant
presence of Fuel Model 6 (20% or more) will
be required to have one-hour walls, tempered
glass and t hour or non-combustible
construction for below roof line projections
and decks, for the structural elevations
exposed to Fuel Model 6. One hour walls
can be achieved through a wall assembly and
or one-hour exterior siding such as stucco,
stone, log or rated materials such as Hardy
Plank.
Exterior siding must be non-combustible on
these elevations. Decks and below roof line
projections must be one hour construction or
non-combustible and all eaves and soffits
must be of similar construction.
Figure 8. Special Building Gonstruction
ProPerties
Oak lvleadorvs l)eveloPtnent
\\' iltl fi re lv{it i grt i orr Ren111'1
August 2007
18
Qor*a'w.,*' N
lrncmctorr.a A
eh.*iil..G|ffi l{
o*A-
Justification
It is the recommendation of this report that the wildfire Mitigation Recommendation elementsdescribed above be selected by the authority having jurisdictfin as the best approach for newdevelopment in this area. These recommendation-s provide the best balance between the criticalelements of water, access, fuels reduction and ignition resistant construction. Effort was also
:1*: balance hazardreduction potential with the most cost-effective solutions to a givenproDlem.
Defensible space as a fuels reduction technique to limit fire spread from the structure to thesurrounding vegetation will be installed. A Defensible Space Easement will be established toensure that the proper defensible space distances are met even beyond individual froperly lineson the most critical lots.
Class "A" roof coverings will be required. This provides protection, for the most critical area ofthe house, from ember generation inthe event of a wildland fire. The restrictions on the use ofcombustible siding and other exterior combustible projections will help protect all structuresfrom surface fire ignition.
From a wildfire perspective, the fuelbreaks adjacent to the west side and structures and for thefwo lots on the east sides are designed to reduce the rate of spread and intensity of anencroaching wildfire. Fuelbreaks in combination with aefensiUte space are the best solution tokeep direct radiant heat and flame contact from igniting structures.
The water supply configuration is sufficient for structure protection and wildfire suppression. Inmost jurisdictions throughout the United s?l:r: it is taught und."com-il;;;.ngines donot hook up to water sources other than to fill their tanks'. Mobility is the key to fire suppressionin the wildland urban interface. Ample fill sites (pressurized hydrants) will be available.
For these reasons, this report recommends the above stated elements be utilized to provide themost efficient and effective approach for responsible development for the oak Meadows project.
Oak Meadorvs Ikrvelopment
Wildfire N,Iitisntilrn Report
August 2007
19
Appnxorx A:
STNUCTURE PNOTNCTION FROM WILNFIRE
Construction in Oak Meadows should be required to follow Ignition Resistant Constructing
Class I standards as defined in the ICC WitOiund Urban Interface Code. These construction
,."t rriqrr"r, in combination with fuels reduction on both the landscape and home-site level'
should create a condition where developed property would have a low-to-moderate impact from
a moderate intensity wildfire. Additionally, ott.t imProvgmelts could be made to further ensure
protection from fire. Some of the." "l"m#t, are detailed in these fact sheets from the Colorado
State Forest Service:
. 6 .302, Creatinq Wild.fire-Defensible Zones
. 6.303, Fire-Resistant Landscaping
. 6.305, FiteWise Plant Meterials
.6.306,GrassSeeclMixestoRedttcelllild-fireHazord
Below is a maintenance checklist. Do not wait until a fire is approaching to perform these
tasks. These should be done as conditions dictate, several times a year'
tr fnin tree and brush cover
E Dispose of slash and debris left from thinning
E Remove dead limbs and other litter
E Maintain an irrigated greenbelt if possible, mow dry grasses and weeds regularly around
structures out to 30 feet
E Rake debris away from comers and culverts where they may accumulate
E Prune branches 8 to 10 feet above the ground
fl Reduce forest density surrounding structures, beyond the established defensible space
E Keep flammable materials away from vegetation
C)ak ivleadorvs DeveloPment
Wildfi re tv{i ti gati on RePot-t
August 2007
20
Appnxorx B:
Fmnwsn PLANT MaTBRTALS AND GurunLrNES
F.C. Dennis2 -- no. 6.305
Quick Facts
' Firewise landscaping can be aesthetically pleasing while reducing potential wildfire fuel.o Plant choice, spacing and maintenance are critical.e Your landscape, and the plants in it, must be maintained to retain their FireWiseproperties.
Creating a "defensible space" around your home is one of the most important and effective stepsyou can take to protect you, your family and your home from catastrophic wildfire. Defensiblespace is the area between a structure and an oncoming wildflre where-nearby vegetation has beenmodifiedtoreduceawildfre'sintensity.(Seefactshiet
Zones.)
Many people resist creating defensible space around their homes because they believe theseareas will be unattractive and unnatural. This is far from true. With careful ptanning, FireWiselandscaping can be aesthetically_ pleasing while reducing potential wildfire hrel. It can actuallyenhance beauty and property values, as well u. p".rorui-*f.ty.
Fire Resistance
Ma'y native plants are highly flammable during different seasons of the year. At such times, leftunmanaged, they can accelerate the spread of a wildfire through your neighborhood, threateninghomes, property and lives.
All vegetation, naturally occurring and otherwise, is potential fuel for fire. The type, amount andarrangement have a dramatic effect on flre behavior. There are no truly "fireprooi' plant species,so plant choice, spacing and maintenance are critical to defensibl. ,pul. r"ri.."pirg. In fact,where and how you plant may be more important than what you plant. Howevei, givenalternatives, choose plant species that tendio be more resistant to wildfire.
General concepts to keep in mind when choosing and planting FireWise species are:o A plant's moisture content is the single most important factor goveming its volatility.(However, resin content and other factors in some species render them flammable evenwhen the plantis well-watered.) Conifers tend to be flammable due to their oil and pitchcontent, regardless of their water content.o Deciduous plants tend to be more flre resistant because their leaves have higher moisturecontent and their basic chemistry is less flammable. Also, when deciduo.r, f,"", u."
2 wildfi." Hazard Mitigation coordinator, colorado state Forest service. 10/gg. Reviewed 1/06.
f)ak h4eaihrvs Developrnent
\Yi ldfi re N,{i ti gati rin Report
August ?007
2t
dormant, there is less fuel to carry fire through their canopies'
In some cases, there is a strong correlation between drought tolerance and f,rre resistance' For
example, a plant may shed its leaves or needles during extreme drought' other drought-tolerant
species may have smaller leaves or thick, succulent lJaves. These plants offer less fuel or have a
higher moisture content, both of which help reduce fire hazard'
There also appears to be a correlation between a plant's salt tolerance and natural fre resistance'
plants adapted to salty conditions, and actually giowing in salty situations, may better resist
burning.
Conifers
In Colorado, conifers make up much of our natural forest. Because of their high resin content'
they are more suscePtible to fire'
Even though conifers are flammable, you do not need to remove all of them from around your
home. Wildfire rrururi, ,*ally can be effectively reduced through proper thinning and pruning
of existing trees and shrubs.
when choosing conifers for your defensible space, consider those with characteristics that make
them better able to survive fire:
o thick bark
. long needles
. Self-pruning (Self-pruning trees lose lower branches naturally, leaving a greater distance
between ground and canoPY')
Plants for a FireWise LandscaPe
Plants that are more resistant to wildfire have one or more of the following characteristics:
o They grow without accumulating large amounts of cornbustible dead branches, needles or
leaves (examPle: asPen).
o They have open, loose branches with a low volume of total vegetation (examples: currant
and mountain mahoganY'
They have Iow sap or resin content (examples: many deciduous species).
They have high moisture content (examples: succulents and some herbaceous species)'
They grow slowly and need little maintenance (do not need frequent pruning)'
They are short and grow close to the ground (examples: wildflowers and groundcovers)'
They can re-sprout following fire, thus reducing re-landscaping costs (example: aspen)'
(Jak N{eadorvs Dei"eloplletnt
Wildfire Mitigation RePort
a
o
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i\ugust 2007
22
Landscape according to the recommended defensible-space zones. The plants nearestyour home should be more widely spaced and smaller than those farther away.
Plant in small, irregular clusters and islands, not in large masses.
Break up the continuity of the vegetation (fuel) with decorative rock, gravel and steppingstone pathways. This will help modi$, fire behavior and slow its spread across yourproperfy.
o Plant a variety of types and species. Besides being aesthetically pleasing, this will helpensure a healthier forest by reducing Insects and Jiseases. Heaithy, ,igo.o.rr, thinnedforests can better resist catastrophiCfires than unhealthy ones with insect and diseaseproblems.
r In the event of drought and water rationing, prioritize the plants you wish to save.Provide supplemental water to those nearest your home, pirhaps using ,,gray water.,,o Mulch to conserve moisture and reduce weed growth. Mulch can be organic (wood chipsor small bark pieces) or inorganic (gravel o..*9. Avoid pine bark, thi".k luy".. of pineneedles or other materials that can easily carry fiie.
Dontt Forget Maintenance
A landscape is a dynamic, constantly changing system. Plants considered ,,flre resistant,,and thathave low fuel volumes can lose these characterisiics over time. your landscape, and the plants init, must be maintained to retain their FireWise properties.
Be aware of the growth habits of the plants on your land and of the changes that occurseasonally' Keep a watchful eye for the need to reduce fuel volumes and fuel continuity.o Remove annual, herbaceous plants after they have gone to seed or when the stemsbecome overly dry.
Additional FireWise Guidelines
some additional tips to follow when planning a Firewise landscape include:
Rake up and dispose of litter as it builds up over the season.
Mow or trim grasses to a low height within your defensible space. This is especiallyimportant as they begin to cure and dry.
Remove plant parts damaged by snow, wind, frost or other agents.
Timely pruning is critical. It not only reduces fuel volume but also maintains healthierplants with more succulent, vigoroui growth.
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Oak Meaclows f)evelopment
Wildfire Mitigation Report
August 20i)7
23
24
a
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a
Additional FireWise Publications
Cooperative Extension
The following publications are available from The other Bookstore, colorado State University
cooperative Extension, 115 General Services Bldg., Fort Collins, co 80523-4061 ; (970 a9l-
6198; resourcecent..@**..olostate.edu. Printed copies cost $1; they are available free on oul
Web site at www.cerc.colostate'edu:
7 .205. Prunins Evergreens
7.206. Prunins Shrubs
7.207. Pruninq Deciduous Trees
7.402. Protectins Trees During Construction
Colorado State Forest Service
The following publication is available from the colorado State Forest Service' colorado State
Urrirersity, firt Cotti"s, CO 80523-5060; (970) 491-6303:
. Home Fire Protection in the wildland Urban Interface, csFS #142-399
Oak Meadou,s f)evelopme:ut
Wi ldfi re lrili ti gation RePort
August 2007
. 6.306. Grass Seed Mixes.for the Reduction qf llildfire Hazard
6.303 . F ir e-Res is t ant Lands c aping
FirelVise Plant List
The following list was prepared by Phil Hoefer, colorado State Forest service. It was reviewedby Jim hopf, a landscape architect in Boulder, and two landscape architects on Colorado,swestern slope. Bloom time is approximate (observed in Boulder at 5,600 feet).
lwat"r needs:ivL = r"ry i;* |-1.= t.* *_
M = medium = high
iS = sun PS = part sun = shadeI
i --'
iY = Yes ,N=No j? = Questionable or unknown
lapp.or.
I Mature
I neunt
Flowers and Ground Covers
lecnittealrrrl*", ffi--- - , L-H J s/PS j t.s-z' iv
lecnirca bmentosab lwootty yarrow t :
-;-;-;-;_l_MH j s/ps I .s' lvlvlrulrulr.ri Jur
s/PS jr.s-z'iviv
Aug
56
Elevation
(1,000 ft.)
W*tr, ---lc"hrilir. r""krlr""d -i
lcolumbianum"c I irh,,'
geyerf" ,Geyer onion
iAnaphalis - lpearly everlasting
lmargaritacea" I
M-H YlYiYlYlYl .tun-.tut
.r-t
lHl sn-[-Ts ETIV 7r Jun-Jul
PS/Sh 1', lyly YI?Jun-Jul
Jun
Apr-May
M-H
C)ak Mea ilorvs f)eveloprnent
Wildfi re 1!{i ti gati cin Report
Scientific Name Common Name
Y iY lY l? lAus-sep
August 20('}7
25
Key:
Sun/Shade:
Approx.
Water
Needs
Sun/
Shade
Preference
Approx.
Bloom
Month789
Jul
S 2'
Ajuga reptansb ,Bugleweed
Alchemilla sp.Ladys mantle
Allium cernuumac tlodding onion L.H S/PS 1'.Jun
L-H S/PS 1'2
L-H S 1.5 - 2.5'lv
I
I
?
Anemone blanda Windflower M-H S/PS 1',?
Antennaria
nrvifolia"b
Small-leaf pussytoes M S/PS <.5'Jun
Antennaria rosea"b Rosy pussytoes M S/PS <.5'Jun
Aquilegia spp.0olumbine M-H S/PS 1-2',ir Jun-Jul
coerulea"Colorado blue
columbine
M-H S/PS
S/PS
1-2'.
1-2',
Jun-Jul
Aquilegia
thrysantha"
i ---'jYellow columbine
I
M-H Jun-Aug
a/a0rs sp.iHockcress L-H S <1',May-Jun
Armeria maritima Sea thrift L-H S/PS .5'Apr-Jun
qnemtsa caucasica Caucasian sage I
I
L.M i S/PS 1- z',iv ??nla
Artemisia frigidaac Fringed sage L-M S 1 - 1.5'nla
sage L-M S 1 - 1.5',lv
I
I
?nla
Aster laevis^Smooth aster L-H S/PS 't -3'
r#r_
iAster porterf lPorter aster
rt l'-rj sI t-" i s I t' IY lY iY i? l? | nus-sePI r-ur i s I t' lY lY iY i? l? | nus-seoi , -i-s -i-. rnf[@
i r'r s/PS i- | fflTf[
M-H
lCommon harebell
;
I
lCentranthusruber iJupitersbeard
l}erastium strictum"b luouse "r, "hi:k*""i
,i':'-ll-
I L-H s/sh ', 2 - 2.5 lY lY
l-M-f sn's f 'f[f[Itt,av-Jun
'* r*L[[[[[[P
W;,;i bnceotata'
i--*----:- r-
lConvallaria maialiso" lt-ilV-of-the-valleV
yellow iceplant
Oak lvleadorvs Developtnent
Wildt'lre h{i ti gati on RePort
!_:__--- t---. l-- * -1 _ rr. r. lJr:
lerysimum asperum" lWestern wallflower I tt't I Ves i 1'.-lY ll[-[lj-| ' .,. r.--.-r-rrrT:
Wttrrdt"",t"t"t"" iBr"nl"tn"-".. f * f t I1-1sfE["-E[["tt"ol.l--
le"tu,boreate'b lr"t"',1j".*:_i *., t*_a--Ll-*E[EEE@' @Ly--l_:rya_[j_E[iEE@A;*^ ffiT M t-s'/Ps-l , fFfff[,rav-oct
lcaespitosum" I I I i I ll-l I l-iI--,-^ - r-^r ,-.. r "-s r 't " riMrv tFL,..
lGeum triflorum _iPrairie smoke -_l
M-H I s/PS i _.-----r-r-r-r--
' L-M i s i 't'lErigeronflagellaris' lWhiplashdaisy,trailing L !llfleabaneili
lEriogonu^ lsulphurflower i M i slps i ''5'lumbettatum"l llit_
C",-,n.,,. -_ip,,r.*-.,,,"k" f M+{ f--_-[ff-EE[[j lil- ""W,'-rr-- iA.p", "-fl"'*t -_[ , -l- s I t fFFI';|7|_ '-lquinquenervis" I I i I I I I I l-l
W"n-th",,--
-]-"**
-f
r" f t [- * Wntit|rvr"r*lnummularium I I I i llllll_'W-, i%r, f=_tr_,_,[EEEEtr+'V;"*""* i.-rr:,'1_l_g-f "t*-1i.1-EEEf:E
August 2007
rp.o of gold Apr-May
)alochorlus
Tunnisonif
ulariposa lily S .5 -z'.,)Jul-Aug
.5-1',I'
I
I
I
May-Oct
?May-Oct
Snow-in-summer
Spring beauty M Sh .5 - 1.5'2 ?Mar-Apr
H Sh < I'?May-Jun
Delosperma
nubigenumb
M-H S .5'??Jun
Detphinium spp.c Delphinium M-H S/PS .5 - 3',+iv
I
Jun-Jul
Dlanthus spp.Pinks L-H S <.5'-z',May-Aug
Doronicum sp.Leopards bane H S/PS 2-3'.?Jul-Aug
Echinacea purpurea Purple coneflower M S 2-3'iY lv Jul-Aug
tr-pilobium
zngustifolium
:ireweed H S/PS 3'N Y Jul-Aug
lv
I
???Jun-Jul
Jun-Jul
Jun-Jul
tpomopsis
zggregata^
Scarlet gilia M S/PS 1 -2',(Jun-Aug
26
Mayv
it[rrr
itri" fr*"r,:*___ jBearded iris --[TM i- S,--.,*-;-
{/as mssourlensis'" juissouri or Native lri"--l- rr,r+**t S
f {'-[fl7ff|rvr+r*
I[r,ri7T[rri *, ii%_tt
lLamium sp.b
guttatusa,Yellowmonkey-flower
lMonarda riilrn*^INative beebalm
Oenothera stemless evening
iorientalpoppy
I L-M
I l-n,t
I
M-H Sh i .,'May-Jun
1-2'?
?
1-2',Y iYlY iY lY Aug-Oct
rrJ7i7i;May-Sep
1-3'Wf[fF,-,,j
May-Jun
L-M
L-M
1-z',
1-2',
Jul-Oct
Jun-Aug
May-Jun
Jul-Sep
Penstemon
iteucrioidesa
Solidago Smooth goldenrod
t,{' I7EM7
Oak I\,Iearlorvs Develupment
\f ildt'ire Mitigatiorr Report
May-Jun
!Papaver orientale s/sh I 2-3'
< .5'
May-Jun
Germander penstemon
rl
f-"1 .s', IY IY lY l? l?Jun-Jul
May-Jun
May
May-Aug
rrrrFvernab tspring potentilla ." rrrrr Mar-May
YIYIYIYIY Mar-May
YIYIY Jul-Sep
August 2007
27
iDead nettle ?
spp.-avender S ?Jun-Nov
Leucocrinum
montanum"
Sand lily S <1'iv
i
?
Liatris punctataa Dotted gayfeather VL-L S
Linum lewisifc Wild blue flax L.H S/PS 1-2',
Lupinus argenteus""Silver lupine M ShiPS
Vertensia
tanceolataa
\arrow-leaved chiming
rells
M-H Sh/PS 1-2',
H Sh 1'2
M-H S/PS
S
H
Penstemon
;aesplfosusub S Jun
oenstemon
;ecundiflorus
Sidebells L-M S 1-z',
S
Penstemon virens""Blue mist penstemon I Ut S/PS .5'
subulata lVloss phlox M S < .s',
Polemonium sp.Jacobs ladder H S/PS 1-2'
flssaa Leafy potentilla M-H PS 1',?
M-H PS
Pulsatilla patens"Pasque flower M S/PS 1'
Ratibida columniferaa iPrairie coneflower L-M S 2',
?udbeckia hiftaa Black-eyed Susan M-H S
Salvia officinalis Cooking sage L-M S/PS 2'Jun
Saxifraga hirsuta Saxifrage H S/PS .5'+
Scutellaria brittonif Skullcap M S/PS .5-1',Aug-Sep
Sedum spp.b Stonecrop M S/PS 1 - 1.5'Jul-Aug
Sedum lanceolatuma Yellow stonecrop M s/PS j .5'Jul-Aug
Sempervivum sp.Jens and chicks L-M s/PS j .5'
,
iY,nla
Senecio spartioides'c Broom groundsel VL-L S 2-3'??2 Sep-Oct
L-M S 1-2',Y 2 Jul-Aug
Oak Nleadorv s f)eveloPr-trent
Wildfire fulitigatiorr RePort
lrlvtutvPntr ! I i I I I I !
ldivaricarpa' luanner I _i____*__t* l i I i I It6d--,r,- '1*;" -"-[ M t- s/ps-- ',+' lVirryn J,"A"s
loccidentatisa l-..-...---l.*.-.._--_l-*-....__'--lr, .l-t,*,',. . -;{ii7ly[l*Ju
V","r*,w"t*t, ffi[ L-r'/-f s I :=[[ffi[,ffii:;-- r iffir H i--sh *i-
6*"**p* -@[ vL+ f-_s--_it * [ iYlY lYl?
lintricatus lmahogany I i _*----l.- llllle;--,r- it'r" r"r**
-i
.-u,' t-- s -
i-t * f[fff
lmontanus"" lrynogrnr - _--! I __l
-Fl-Il
,-
'e;;;rr,,*-ffit-rd"s-""d ---'[ , i s/sh f.*-EEEttLg-
G"t-,,*t", -@r, r r/rs -r.r-[lvlviviz
I
r'/|av-Lun
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LLLI-L--'W,1,,,:,-":r, [*--""**1," --i_L_[-:f:_[=-E[[[-[P*r;ffii*--""*"'r* f-, f-*' I,-3 [[[EEEg""rE*,.p iH"'n *]-H T #. LIIII:uj_l:-lj""1,'.'W-. -iyr'r,irt"irf::fi---j--:el :[{t [.U:l3l nra
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=/PS
-l 1-2' fFfFFi-;;h;;#;i'i l_lL*l_l,_!!;__
Wrt""trphyt"" -ic""nb"r,""r"rrrt' T-M i- s/PS iT- ivivlviNlul nta
liii#*"'-- l, . ,r,,rr,-!" 1. -"^ -,,, 'th'Mtii--;
'ffiiry'rf .^ ,[-1-[EEEEB
Ceanothus fendterf ,Buckbrush, mountain M S
August 2007
28
Jul-Aug
Shrubs
2'
nla
nla
Jul-Aug
IRibes aureuma
I
woodsif
lSh"p/*rd;
lcanadensis"
Gleditsia triacanthos
C)ak IVleadorvs -f)er.,.elopment
\\'ildfire lvlitigation Report
r"nnr
?' Jun
I
Yl Jun
Y i May-Sep
Jun-Aug
icofoencurrant i u i S/pS i 2-i"Apr-MayYiY
or native wild S/PS 2 -3'YiY Jun-Jul
lRusset buffaloberry
I
I
5-6'YIY
nla
nla
Jun
I
Jun
Jun
nla
nla
Apr
Apr-May
May
l s trn WIq-i'May
fo-1s lV
b":::t,,:tiii :ffi[M+ T*s rc_,, IqVW
llcergtaorum" i11r]1l1Trg_ra_,r s/sr,
*pq
i'Mriv
r__ti.t,l,l,
i!tr;flt:st* lsFffiffi::Ll_M is/PS l*rrrrt'r'*-%-;l*l
W:,!--F"h";'b"b",,v f"-, i- . i .* Fki-i-ft-__=_--_---tttt_i_itt
lBetutafontinatisa lRiverbirch tH j ves i-ils"-tililvliltff"r"""*w" il, 1- | L-Li' i'
ltedifotius. ,runtainmahosanv lvL-ti s l6-is'rrrFF'F*;;,-{:F*,."""A^,,*- i r_rc-]T* t7hffhT,,--,--ry[r_Errnr
?i*lfu"n", _il-::::, -. L,-[-F-rrrrr
6-8'lvivlvivlv
lCorytus cornuta'
August 2007
29
Philadelphus
nicrophyllusa
itittte-teat mockorange M S 2-3',
Physocarpus
monogynus'
Mountain ninebark M S/Sh 2-4',
Potentilla fruticosaa iShrubby cinquefoil M S/PS 2-3',
besseyr€
tridentataa
Western sand cherry L-M S 1-3'?May
Antelope bitterbrush L-M S 1-z'.'lv ?')
M
M-H S
Symphoricarpos
spp.o
Snowberry, coralberry M S/PS 2-3',
/iburnum edulea Highbush cranberry H S 6-8'May-Jun
/ucca baccataa Banana or broad-leaf
yucca
VL-L S/PS 2-3',N N
'ucca filamentosa Adams needle M S/PS 2-3',N N
Yucca glauca" iSpanish bayonet, small
isoapweed, Great plains
iyucca
VL.L S/PS
Large Shrubs and Trees
?nla
nla
nla
nla
May
nla
-loneylocust M-H
Malus sp.Crabapple M S Y \Apr-May
all ninebark
' Pooulus tremuloides'
ir__9___*^_-:_*r_
\Prunus americana" iorgg:ld ol::
cerasifera,FloweringPlum
Pin/fire/wild/red cherry
amygdaloides'
scopulina"
vulgaris
Oak lvleado rvs DeveloPinent
Wiidfire Mitigation RePort
Apr-May
4-6'YIYIYIYIY
TETFF nla
Aprrrrrr
6-I'YIYiYIY
6-8'YIYiYIY
August 2007
fMr,
S/PS
S 8 - 25' !Y lYlY lY
i- ."' *f;{[
S/PS 8 - 10'
S/PS 6-8' iYlvlvlzltt May
4-6' Y Y
iBoulderraspberry, 1 M ; S/Sh
Itnimuteoerry I ,_l
mountain ash
30
- Native sPecies.
- Ground cover Plant.
- This species, or some species in this genus, may be poisonou^s to livestock, pets' wildlife and/or people
under some conoitions. blioie plantirig, check with iolorado State University Cooperative Extension'
Colorado State Forest Service, or other knowledgeable personnel'
- Several species of symphoricarpos are native'
ohysocarpus
tpulifoliusa
M ?N May
Aspen nla
N Apr
M ?N Apr
M
virginiana Western chokecherry
Rubus deliclosusa Apr-May
)eachleaf willow H S/PS 20 - 30'
Shepherdia
zrgentea"
Silver buffaloberry M S/PS 4-6'
M-H S/Sh ?May
iCommon lilac M q May
ApprxDrx c
cnrcauNc wII,orIRE-DEFENSTBLE Zoxrs
by F.C. Dennis I -- no. 6.302
Quick Facts
r Wildfire will find the weakest links in the defense measures you have taken on yourproperty.
o The ptimury determinants of a home's ability to survive wildfire are its roofing materialand the quality of the .,defensible space,, surrounding it.I Even small steps to protect your home and property will make them more able towithstand fre.
' .tJ^"f1l"^lthese
measures for all areas of yourproperty, not just the immediate vicinity ofme nouse.
Fire is capricious. It can find the weak link in your home's fre protection scheme and gain theupper hand because of a small, overlooked or seemingly inconsequential factor. while you maynot be able to accomplish all measures below (and thJre are no guarantees), each will increaseyour home's, and possibly your family's, safetSz and survival during a wildfire.
Start with the easiest and least expensive actions. Begin your work closest to your house and
::y:^:"*ard. Keep working on the more difficult items until you ha.,e
"omileted your entireproJecr.
Defensible Space
Two factors have emerged as the primary determinants of a home's ability to survive wildfire.These are the home's roofing material and the quality of the "defensible space,, surrounding it.
Use fre-resistive materials (Class c or better rating), not wood or shake shingles, to roof homesin or near forests and grasslands. When your roof ,reeds significant repairs oJ."piu."11ent, do sowith a fire-resistant roofing material. Check with your
"o.rloty
buildin! department. Somecounties now restrict wood roofs or require specific classificatio.rs ofioofing ma;rial.
Defensible space is an area around a structure where fuels and vegetation are treated, cleared orreduced to slow the spread of wildfire towards the structure. It also reduces the chance of astructure fire moving from the building to the surrounding forest. Defensible space providesroom for firefighters to do their jobs. Your house is more-likely to withstand a wildfire if grasses,brush, trees and other common forest fuels are managed to reduce a fire,s intensity.
The measure of fuel hazardrefers to its continuity, both horizontal (across the ground) andvertical (from the ground up into the vegetation crown). Fuels with a high a.gri"oruoth verticaland horizontal continuity are the most hizardous, particularly when they occur on slopes.
Oak Meadorvs Del.elopment
\trri ldfi re I\{i ti gati ou Repnrt
3T
August 2007
Heavier fuels (brush and trees) are more hazardous (i.e. produce a more intense fire) than light
fuels such as grass.
Mitigation of wildfire hazards focuses on breaking up the continuity of horizontal and vertical
nrets. eaaitional distance between fuels is required on slopes.
Creating an effective defensible space involves developing a series of management zones in
which different treatment techniques are used. See Figure 1 for a general view of the
relationships among these management zones. Develop defensible space around each building on
yorlr prop"rty. Include detached garages, storage buildings, barns and other structures in your
plan.
The actual design and development of your defensible space depends on several factors: size and
shape of buildings, materials used in their construction, the slope of the ground on which the
structures are built, surrounding topography, and sizes and types of vegetation on your property'
These factors all affect your design. io, *uy want to request additional guidance from your
local Colorado State Foiest Servfte (CSFS) forester or f,rre department' (See the Special
Recommendations section of this fact sheet for shrubs, lodgepole pine, Engelmann spruce, and
aspen.)
Defensible Space Management Zones
Zone I is the area of maximum modification and
treatment. It consists of an area of 15 feet around
the structure in which all flammable vegetation is
removed. This 15 feet is measured from the
outside edge of the home's eaves and any
attached structures, such as decks.
Zone2 is an area of fuel reduction. It is a
transitional area between Zones 1 and 3. The size
of Zone 2 depends on the slope of the ground
where the structure is built. Typically, the
defensible space should extend at least 75 to 125
feet from the structure. See Figure 2 for the
appropriate distance for your home's defensible
Forested property showing the three fire-
defensible zones around a home or other
structure.
space. Within this zone, the continuity and
arrangement of vegetation is modihed. Remove
stressled, diseased, dead or dying trees and shrubs. Thin and prune the remaining larger trees and
shrubs. Be sure to extend thinning along either side of your driveway all the way to your main
access road. These actions help eliminaie the continuous fuel surrounding a structue while
enhancing home site safety and the aesthetics of the property'
Oak Nleadi-rws Develol:rtleut
Wi ldfi re l\'[iti girti on RePod
A,ugust 2007
32
diLfl',"
;...,-...r......".'
lutr I
j &'uc J
Zone 3 is an area of traditional forest
management and is of no particular size. It
extends from the edge ofyour defensible space
to your property boundaries.
Prescriptions
Zone I
The size of Zone I is 15 feet, measured from the
edges of the structure. Within this zone, several
specific treatments are recornmended.
C)ak Mearlurvs Develcpment
\\'i ldfi re Tl{iti gati on Reiro rt
This chart indicates the minimum recommended
Plant nothing within 3 to 5 feet of the structure. dimensions for defensible space from the home
particularry if the building is sided with wood, l""H: 31iru:[T# 1%ee1|"5:;iJ3[I'?iJ ,",,
logs or other flammable materials. Decorative ,i.ir6 i"fensible space dimensions would berock, for example, creates an attractive, easily 90 feet uphill and to the sides of the home and
maintained, nonflammable ground cover. 104 feet downhillfrom the home.
If the house has noncombustible siding, widely spaced foundation plantings of low growing
shrubs or other "fire wise" plants are acceptable. Do not plant directly beneath windows or nextto foundation vents. Be sure there are no areas of continuous grass adjacent to plantings in this
area.
Frequently pmne and maintain plants in this zone to ensure vigorous growth and a low growth
habit. Remove dead branches, stems and leaves.
Do not store firewood or other combustible materials in this area. Enclose or screen decks withmetal screening. Extend the gravel coverage under the decks. Do not use areas under decks for
storage.
Ideally, remove all trees from Zone I to reduce fire hazards. If you do keep a tree, consider itpart of the structure and extend the distance of the entire defensible rpu.. ur"o.dingly. Isolate thetree from any other surrounding trees. Prune it to at least 10 feet above the ground.'R"-or" urry
branches that interfere with the roof or are within 10 feet of the chimney. R-emove all ,,ladder
fuels" from beneath the tree. Ladder fuels are vegetation with vertical ctntinuity that allows fireto burn from ground level up into the branches and crowns of trees. Ladder fueis are potentially
very hazardous but are easy to mitigate. No ladder fuels can be allowed under tree canopies. Inall other areas, prune all branches of shrubs or trees up to a height of l0 feet above ground (or %the height, whichever is the least).
)( s'r
At
frtc
lsc lI$ tls 130 140
Distsrte to home
!"phill (and sitle I
August 2007
JJ
Zote2
ZoneZ is an area of fuel reduction designed to
reduce the intensity of any fire approaching
your home. Follow these recommended
management stePs.
Thin trees and large shrubs so there is at least
10 feet between crowns. Crown separation is
measured from the furthest branch of one tree
to the nearest branch on the next tree (Figure
3). On steep slopes, allow more space between
tree crowns. (See Figure 4 for minimum
recommended spacing for trees on steep
slopes.) Remove all ladder fuels from under
these remaining trees. Carefully prune trees to a
height ofat least 10 feet.
Small clumps of 2 to 3 trees maY be
occasionally left in Zone 2. Leave more space
between the crowns of these clumps and
surrounding trees.
Because Zone2 forms an aesthetic buffer and
provides a transition between zones, it is
necessary to blend the requirements for Zones I
and 3 . Thin the portions of Zone 3 adj acent to Zone 2 more heavily than the outer portions.
Isolated shrubs may remain, provided they are not under tree crowns. Prune and maintain these
plants periodicallyio maintain vigorous growth. Remove dead stems from trees and shrubs
u*.ruliy. Where rt *U. are the primary fuel in Zone 2, refer to the Special Recommendations
section ofthis fact sheet.
Limit the number of dead trees (snags) retained in this area. Wildlife needs only one or two snags
per acre. Be sure any snags left for *itAtf" cannot fall onto the house or block access roads or
driveways.
Mow grasses (or remove them with a weed trimmer) as needed through the growing season to
keep them low, a maximum of 6 to 8 inches. This is extremely critical in the fall when grasses
dry out and cure or in the spring after the snow is gone but before the plants green up'
Stack firewood and woodpiles uphill or on the same elevation as the structure but at least 30 feet
away. Clear and keep away flammable vegetation within 10 feet of these woodpiles. Do not
stact wood against your house or on or under your deck, even in winter' Many homes have
burned from i woodpile that ignited as the fire passed. Wildfires can burn at almost any time in
Colorado.
Oak Meailcws Development
Wildfire Mitigrrtion Report
X = crown spacing; Y = stem spacing. Do not
measure between stems for crown -- measure
between the edges of tree crowns.
E
t
Y
August 2{)07
34
Locate propane tanks at least 30 feet from any structures, preferably on the same elevation as thehouse. You don't want the LP container below your house - if it ignites, the fre would tend toburn uphill. on the other hand, if the tank is above your house and it develops a leak, Lp gas willflow downhill into your home. Clear and keep away flammable vegetation within l0 feet of thesetanks' Do not screen propane tanks with shrubs or vegetation.
Tree Grown Spacing Brush and Shrub Clump Spacing
2 112 x shrub height
3 x shrub height
4 x shrub height
6 x shrub height
0
5
1
1
Dispose of slash (limbs, branches and other woody debris) from your trees and shrubs throughchipping or by piling and burning. Contact your local CSFS office or county sheriff s office forinformation about burning slash piles. If neither of these altematives is possible, lop and scatter
slash by cutting it into very small pieces and distributing it over the ground. Avoid heavy
accumulations of slash. Lay it close to the ground to speed decompoiition. If desired, no morethan two or three small, widely spaced brush piles may be left for wildlife purposes. Locate thesetowards the outer portions of your defensible space.
7 ,140"/,
t
{Jak Meaclolvs Develol:rncnt
Wildfire Mitigation Report
Minimum tree crown and shrub clump spacing.
August 2007
35
> 40o/o
Zone3
This zone is of no specified size. It extends from the edge of your defensible space to your
property lines. A gradual transition into this zone from defensible space standards to other
-a.rug.-"ttt objectives you may have is suggested' Typical management objectives for areas
,.rooi.rding home sites or subdivisions are: provide optimum recreational opportunities; enhance
aesthetics; maintain tree health and vigor; provide barriers for wind, noise, dust and visual
intrusions; support limited production of firewood, fence posts and other forest commodities; or
grow Christmas trees or trees for transplanting.
Minimum tree sPacing for Zone 3
Tree
Diameter (in
inches)
l3llo
| 4 I 11
T_
I 13
l14#
T-
T_
r-
Specif,rc requirements will be dictated by your objectives for your land and the kinds of trees
piesent. See Figure 5 for the minimum suggested spacing between "leave" trees' Forest
management iiZone3 is an opportunity for you to increase the health and growth rate of the
forest in this zone. Keep in mind that root competition for available moisture limits tree growth
and ultimately the health of the forest.
(Jak fuleadorus f)evelopmeut
Wildfire N'litigation RePtrrt
Average Stem Spacing
Between Trees (in feet)
r-------:-l5
f-6r?f s-r,l- ro-
f- tl
f-D
f13f-*frs
f 16-
15
7"-l* ts
f 1r-
f ,o-*f"7 n-;-f x f-f ,4 -f-
i
I
August 2007
36
t?
t7
19
A high canopy forest reduces the chance of a surface fire climbing into the tops of the trees andmight be a priority for you if this zone slopes steeply. The healthiest forest is one that hasmultiple ages, sizes, and species of trees where adequate growing room is maintained over time.
Remember to consider the hazards of ladder fuels. Multiple sizes and ages of trees might
increase the fire hazard from Zone 3 into zone Z,particularly on steep ,lop.r.
A greater number of wildlife trees can remain inZone 3. Make sure that dead trees pose no threat
to power lines or fire access roads.
While pruning generally is not necessary in Zone 3, it may be a good idea from the standpoint ofpersonal safety to prune trees along trails and fire access roads. Or, if you prefer the aesthetics of
a well-manicured forest, you might prune the entire area. In any case, prunlng helps reduce
ladder fuels within the tree stand, thus enhancing wildfire safety.
Mowing is not necessary in Zone3.
Any approved method of slash treatment is acceptable for this zone, including piling and
burning, chipping or lop-and-scatter.
Special Recommendations
Tree spacing guidelines do not apply to mature stands of aspen trees where the recommendations
for ladder fuels have been complied with. In areas of aspen regeneration and young trees, the
spacing guidelines should be followed.
Brush and shrubs
Brush and shrubs are woody plants, smaller than trees, often formed by a number of vertical orsemi-upright branches arising close to the ground. Brush is smaller than shrubs and can be eitherwoody or herbaceous vegetation.
On nearly level ground, minimum spacing recommendations between clumps of brush and/or
shrubs is2 Ll2 times the height of the vegetation. Maximum diameter of clumps should be 2
times the height of the vegetation. As with tree crown spacing, all measure-"ot, are made from
the edges of vegetation crowns (Figure 3).
For example: For shrubs 6 feet high, spacing between shrub clumps should be 15 feet or more
apart (measured from the edges of the crowns of vegetation clumps). The diameter of shrub
clumps should not exceed 12 feet (measured from the edges of the crowns). Branches should be
pruned to a height of 3 feet.
Grasses
Keep dead, dry or curing grasses mowed to less than 6 inches. Defensible space size where grass
is the predominant fuel can be reduced (Figure 5) when applying this practice.
(Jak NIea rlo rn,s f)evelopurent
Wi ldtjre lr,[i t:i gati orr Report
August 2007
37
Windthrow
In Colorado, certain locations and tree species, including lodgepole pine and Engelmann spruce,
are especially susceptible to damage and uprooting by high winds (windthrow). If you see
evidence of this probt"* in or neai your forest, or have these tree species, consider the following
adjustments to the defensible space guidelines. It is highly recommended that you contact a
professional forester to help design your defensible space'
Adjustments: If your trees or home site are susceptible to windthrow and the trees have never
been thinned, use a stem spacing of diameter plus five instead of the guides listed in the Zone 3
section. Over time (every 3 to 5 years) gradually remove additional trees. The time between
cutting cycles allows trels to o'firm up" by expanding their root systems. Continue this periodic
thinning until the desired spacing is reached.
Also consider leaving small clumps of ffees and creating small openings on their lee side
(opposite of the predominant wind direction). Again, a professional forester can help you design
G^best situation for your specific home site and tree species. Remember, with species such as
lodgepole pine and Engelmann spruce, the likelihood of a wildfire running through the tree tops
o. .-.*r, icrowning) is closely related to the overabundance of fuels on the forest floor. Be sure
to remove downed logs, branches and excess brush and needle buildup.
Minimum defensible space size for grass fuels.
Maintaining Your Defensible Space
Your home is located in a forest that is dynamic, always changing. Trees and shrubs continue to
grow, plants die or are damaged, new plants begin to grow, and plants drop their leaves and
ieedles. Like other parts of your home, defensible space requires maintenance. Use the following
checklist each year to determine if additional work or maintenance is necessary'
f)ah l\{eadows Develolrtnent
\\rildt-rre Mi ti gati on Report
August 2007
38
21 - 40%
% slope i D-space "'=":J:#il'' downhill'
Defensible Space and FireWise Annual Checklist
E Trees and shrubs are properly thinned and pruned within the defensible space. Slash from
the thinning is disposed of.
E Roof and gutters are clear of debris.
E Branches overhanging the roof and chimney are removed.
E Chimney screens are in place and in good condition.
E Grass and weeds are mowed to a low height.
D en outdoor water supply is available, complete with a hose and nozzlethat can reach all
parts of the house.
B Fire extinguishers are checked and in working condition.
fl the driveway is wide enough. The clearance of trees and branches is adequate for fire
and emergency equipment. (check with your local fire departrnent.)
Road signs and your name and house number are posted and easily visible.
There is an easily accessible tool storage area with rakes, hoes, axes and shovels for use
in case of fire.
You have practiced family fire drills and your fire evacuation plan.
Your escape routes, meeting points and other details are known and understood by all
family members.
Attic, roof, eaves and foundation vents are screened and in good condition. Stilt
foundations and decks are enclosed, screened or walled up.
Trash and debris accumulations are removed from the defensible space.
A checklist for fire safety needs inside the home also has been completed. This is
available from your local fire department.
Oak l\,lc.atlon,s Der.ek:prnent
\tr'ildflre Mitieation Report
tr
u
n
tr
tr
tr
tr
August 2007
39
References
Colorado State Forest Service, Colorado State University, Fort Collins, CO 80523-5060; (970)
49r-6303:
e FireWise Construction -- Design and Materials
. Home Fire Protection in the Wildland Urban Interface
. Wildfire Protection in the Wildland Urban Interface
. Landowner Guide to Thinning
Colorado State University Cooperative Extension, 115 General Services Bldg., Fon Collins, CO
80 523 - 406 I ; (97 0) 49 I - 619 8 ; E-mail : resourc ecenter@ucm. co lostate. edu.
t 6.303. Fire-Resistant Landscaoins
o 6.304. Forest Home Fire Sa.fetlt
c 6.305. FireWise Plant Materials
. 6.306. Grass Seed Mixes to Reduce Wildfire Hazard
c 7.205, Prunins Everqreens
. 7.206. Prunins Shrubs
o 7 .207. Prunins Deciduous Trees
Oak lVleadows Development
Wildfire lvlitigation H.eport
August 2007
40
AppBxDrx D
Frnn-Rr SISTANT La.xDS cAprr\c
by F.C. Dennis3 - no. 6.303
Quick Facts
. More people are moving into Colorado's rural areas, increasing the chances of wildfire.
r "Defensible space" is the primary determinant of a structure's ability to survive wildfire.
o Native species are generally the best plant materials for landscaping in defensible space,
but others can be grown successfully in Colorado.
. To be a Firewise homeowner, plan well, plant well and maintain well.
Colorado's population is growing, its urban areas are rapidly expanding, and people are building
more homes in what was once natural forest and brushlands. Newcomers to rural areas need to
know how to correctly landscape their property to reduce wildfire hazards.
Improper landscaping worries land managers and fire officials because it can greatly increase the
risk of structure and properry damage from wildfire. It is a question of when, not if, a wildfire
will strike any particular area.
Vegetative clearance around the house (defensible space) is a primary determinant of a home's
ability to survive wildfire. Defensible space is, simply, room for firefighters to do theirjob. If
grasses, brush, trees and other common forest fuels are removed, reduced, or modified to lessen a
fire's intensity and keep it away from the home, chances increase that the structure will survive.
It is a little-known fact that in the absence of a defensible space, firefighters will often bypass a
house, choosing to make their stand at a home where their safety is more assured and the chance
to successfully protect the structure is greater.
Landscaping Defensible Space
People often resist creating defensible space because they believe that it will be unattractive,
unnatural and sterile-looking. It doesn't have to be! Wise landowners carefully plan landscaping
within the defensible space. This effort yields a many-fold return of beauty, enjoyment and
added property value. Development of defensible space is outlined in fact sheet 6.302, Creating
Wildfire-Defensible Zones.
Colorado has great diversity in climate, geology and vegetation. Home and cabin sites can be
found from the foothills through 10,000-foot elevations. Such extremes present a challenge in
recommending plants. While native plant materials generally are best, a wide range of species
3 Wildfi." Hazard Mitigation Coordinator, Colorado State Forest Service. This fact sheet was produced in cooperation with
the Colorado State Forest Service. FIREWISE is a multi-agency program that encourages the development of defensible
space and the prevention of catastrophic wildfire. 5/99. Reviewed L0/O4.
Oak l\,leadorvs l)evelopinent
Wildfire Mitigation lteport
August 2007
4l
can be grown successfully in Colorado. Many plant species are suitable for landscaping in
defensible space. Use restaint and commor r"rr", and pay attention to plant arrangement and
maintenance. It has often been said that how and where you plant are more important than what
Vo" pf*t. While this is indeed true, given a choice among plants, choose those that are more
resistant to wildfire.
consider the following factors when planning, designing and planting the Firewise landscape
within your home's defensible space:
o Landscape according to the recommended defensible-space zones. That is, the plants near
your home should bI more widely spaced and lower growing than those farther away'
o Do not plant in large masses. Instead, plant in small, irregular clusters or islands'
o Use decorative rock, gravel and stepping stone pathways to break up the continuity of the
vegetation and fuels. Thi, "u, mooifu fue behavior and slow the spread of fire across
your ProPerlY.
o Incorporate a diversity of plant types and species in-your landscape' Not only will this be
visually satisfuing, Uut it strouta t efp keep pests and diseases from causing problems
within the whole landscaPe.
. In the event of drought and water rationing, prioritize plants to be saved' Provide
available supplemental water to plants closest to your house'
. Use mulches to conserve moisture and reduce weed growth. Mulch can be organic or
inorganic. Do not use pine bark, thick layers of pine needles or other mulches that readily
carry fire.
. Be creative! Further vary your landscape by including bulbs, Garden art and containers
for added color.
42
August 2007(Jak lvleadorvs l)eveloPruetlt
\\ri ldfi re lvliti gati on Re1:ort
Forested property surrounding a home site; shows optimum placement of vegetationnear the structure.A. Mow grass short around shrubs.B' The best tree species to plant generally are those naturally occurring on or nearthe site.c. Plant row-growing, non-resinous shrubs near structures.I Keep grass mown around structure to a maximum of g inches.E' Plant wildflowers near structures only if they are well-irrigated and cut back duringthe dormant season.F. Gravel area or mow grass short next to the structure.
Grasses
During much of the year, grasses ignite easily and burn rapidly. Tall grass will quickly carry flreto your house. Mow grasses low in the inner zones of the defensible Su"". Keep them shortclosest to the house and gradually increase height oufward from the house, to a maximum of g
inches' This is particularly important during fall, winter and before green-up i"
"u.rv spring,when grasses are dry, dormant and in a "cured" fuel condition. Given Colorado,s extremelyvariable weather, wildfires can occur any time of the year. Maintenance of the g.urry u."u,around your home is critical.
Mow grasses low around the garage, outbuildings, decks, frewood piles, propane tanks, shrubs,and specimen trees with low-growing branches.
Ground Cover Plants
Replace bare, weedy or unsightly patches near your home with ground covers, rock Gardens,vegetable Gardens and mulches. Ground cover plants are a gooi alternative to grass for parts ofyour defensible space- They break up the moroiony of grasJand enhance the blauty of yourlandscape. They provide a variety of textures and color and help reduce rfi;;.i;;. considerground cover plants for areas where access for mowing or other maintenance is difficult, on steepslopes and on hot, dry exposures.
Oak fuleaclows Developrnent
Wildfire il,{itigarion Repnrt
August 200?
43
Ground cover plants are usually low growing. They are succulent or have other FireWise
characteristics that make them useful, functional and attractive. When planted in beds surrounded
by walkways and paths, in raised beds or as part of a rock Garden, they become an effective
Uarrie. to f,ire ,pr"ud. TLe ideal groundcover plant is one which will spread, forming a dense mat
ofroots and foliage that reduces soil erosion and excludes weeds.
Mulch helps control erosion, conserve moisture and reduce weed growth. It can be organic
(compost,ieaf mold, bark chips, shredded leaves) or it can be inorganic (gravel, rock,
decomposing granite).
When using organic mulches, use just enough to reduce weed and grass growth' Avoid thick
layers. When eiposed to fire, theytend to smolder and are difficult to extinguish. Likewise,
*iril" your property might yield an abundance of needles from your native pines,or other
conifeis don't use them as mulch because they can readily catch and spread wildfire. Rake,
gather and dispose of them often within your defensible space'
Wildflowers
Wildflowers bring variety to a landscape and provide color from May until frost. Wildflower
beds give a softer, more natural appearance to the otherwise manicured look often resulting from
defensible space development.
A concern with wildflowers is the tall, dense areas of available fuel they can form, especially in
dormancy. To reduce ftrehazard,plant wildflowers in widely separated beds within the
defensibie space. Do not plant them next to structures unless the beds are frequently watered and
weeded andvegetation is promptly removed after the first hard frost. Use gravel walkways, rock
retaining walls-or irrigated g.rri ur.ur mowed to a low height to isolate wildflower beds from
each other and from other fuels.
Shrubs
Shrubs lend color and variety to the landscape and provide cover and food for wildlife. However,
shrubs concern fire professionals beoause, as the next level in the "fuel continuum," they can add
significantly to totai fuel loading. Because of the woody material in their stems and branches,
thiy are a pttential source of firi brands. When carried in the smoke column ahead of the main
fire; fire biands can rapidly spread the fire in a phenomenon known as "spotting'"
But the primary concern with shrubs is that they are a "ladder fuel" -- they can carry a relatively
easy-to-controi surface grass fire into tree crowns. Crown fires are difficult, sometimes
impossible, to control.
To reduce the fne-spreading potential of shrubs, plant only widely separated, low-growing, non-
resinous varieties close to structures. Do not plant them directly beneath windows or vents or
where they might spread under wooden decks. Do not plant shrubs under tree crowns or use
them to screen propu.. tanks, firewood piles or other flammable materials. Try to plant shrubs
individually, aJspecimens, or in small "iu*p. apart from each other - keeping them away from
any trees within the defensible space'
Oak Meatlovus Developtnent
Wildfire lvlitigation RePort
August 2007
44
Mow grasses low around shrubs. Prune dead stems from shrubs annually. Remove the lower
branches and suckers from species such as Gambel oak to raise the .*opy away from possible
surface fires.
Trees
Trees provide a large amount of available fuel for a fre and can be a significant source of fire
brands if they do burn. Radiant heat from burning trees can ignite r"urUy shrubs, trees and
structures.
Colorado's elevation and temperature extremes limit tree selection. The best species to plant
generally are those already growing on or near the site. Others may be planted with careful
selection and common sense.
If your site receives enough moisture, plant deciduous trees such as aspen or narrow-leaf
cottonwood. These species, even when planted in dense clumps, generally do not burn well, if at
all. The greatest problem with these trees is the accumulation of dead leaves in the fall. Remove
accumulations close to structures as soon as possible after leaf drop.
When site or available moisture limits recommended species to evergreens, carefully plan their
placement. Do not plant trees near structures. Leave plenty of room between trees to allow for
their growth. Spacing within the defensible space should be at least 10 feet between the edges of
tree crowns. On steep ground, allow even more space between crowns. Smaller trees should be
planted initially on a 20- to 25-foot spacing to allow room for growth. At some point, you will
have to thin your trees to retain proper spacing.
As the trees grow, prune branches to a height of 10 feet above the ground. Do not over prune the
crowns. A good rule of thumb is to remove no more than one-third of the live crown of the tree
when pruning. Prune existing trees as well as ones you planted.
Some trees (for example, Colorado blue spruce) tend to keep a full crown. Other trees grown in
the open may also exhibit a full growth habit. Limit the number of trees ofthis type within the
defensible space. Prune others as described above and mow grasses around such specimen trees.
Structural Elements of a FireWise Landscape
When building a deck or patio, use concrete, flagstone or rock instead of wood. These materials
do not burn and do not collect flammable debris like the space between planks in wooden
decking.
Where appropriate on steeper ground, use retaining walls to reduce the steepness of the slope.
This, in tum, reduces the rate of fire spread. Retaining walls also act as physical barriers to fire
spread and help deflect heat from the fire upwards and away from structures.
Rock or masonry walls are best, but even wooden tie walls constructed of heavy timbers will
work. Put out any fires burning on tie walls after the main fire front passes.
Oak h,Ieadorvs f)eveloptrent
Wi kifire lr{itigati on Report
August 2i)07
45
On steep slopes, consider building steps and walkways around structures. This makes access
easier for home maintenance and enjoyment. It also serves as a physical barrier to fire spread and
increases firefighters' speed and safety as they work to defend your home.
Maintenance
A landscape is a dynamic system that constantly grows and changes. Plants considered fire
resistant and which have low fuel volumes can lose these characteristics over time. Your
landscape, and the plants in it, must be maintained to retain their FireWise properties.
. Always keep a watchful eye towards reducing the fuel volumes available to fire' Be
aware of the growth habits of the plants within your landscape and of the changes that
occur throughout the seasons.
o Remove annuals and perennials after they have gone to seed or when the stems become
overly dry.
. Rake up leaves and other litter as it builds up through the season.
r Mow or trim grasses to a low height within your defensible space. This is panicularly
important as grasses cure.
. Remove plant parts damaged by snow, wind, frost or other agents.
. Timely pruning is critical. Pruning not only reduces fuel volumes but also maintains
healthier plants by producing more vigorous, succulent growth.
e Landscape maintenance is a critical part of your home's defense system. Even the best
defensible space can be compromised through lack of maintenance. The old adage "An
ounce of prevention is worth a pound of cure" applies here'
Oak lvleadorvs Developtnent
\['ild fi re lrli t i gatiorr Report
46
August 2007
IRIS
IVIITIGATION AND DESICN INC.
Environmental Consulting
3875 N'leade Street
Denver Colorado 80211
Phone: 720-272-1985
Fax 770-271-3092
bleisure@irismitigation.conr
August 15,2007
Mr. Mark Gilfillan
U.S. Army CorPs of Engineers
402 Rood Avenue, Room 142
Grand Junction, CO 81501-2563
Dear Mark:
RE: WETLAND DELINEATION FOR OAK MEADOWS |ll
At the request of Gamba and Associates, lris Mitigation and Design has completed a wetland
delineation at the oak Meadows lll proposed residential community located in Glenwood springs'
colorado. oak Meadows lll, Filing No. 4 is a 40 acre site located in the oak Meadow Subdivision
along the Four Mile Road in Glenwood Springs, Garfield County, Colorado' Oak Meadows lll is
situated at 6,800 feet above sea level: \N lz ol section 15, Township 7 south, Latitude 39"26',00''
Longitude 107"19'00" (see Figures 1 and 2). The project area is largely an open upland field' likely a
remnant of historic agricultural use (see Photos 1 to 4). The surrounding hillsides are dominated by
trees and shrubs, including Pinyon pine (Plnus edulis), Juniper (Juniperis communis), Gambel oak
(Quercus gambelii), mountain mahogany (cercocarpus montanus) and serviceberry (Amelanchier
atnifotia). There is one narrowwetland drainage located in the northeastern portion of the proposed
development. This wetland is fed by a seep as indicated on Figure 3, and the wetland is connected by
a wetland drainage to the adjacent property to the north. The wetland is located adjacent to one of the
proposed entry roads to the property (see Figure 3 and Photos 5 to 8)' The proposed development
includes residential lots and associated utilities (see Figure 3 - Proposed Development Plan)'
Wetland Delineation RePort
Oak Meadows III
August 2007
Page 1
IRIS
MITIGATION AND DESIGN INC.
on behalf of Gamba and Associates, I request that you review this wefland delineation report and
respond in writing as to your acceptance of the wetland delineation. I am available to meet you at the
site at your request to review the wetland delineation together.
2OO7 WETLAND DELINEATION
I completed a wetland delineation at oak Meadows lll on July 26 and 27,2007. Based on
observations of vegetation, soils, hydrology and other conditions, I delineated and sequentially flagged
wetlands present using the methods and criteria in the USAC E wettands Delineation Manual and rhe
lnterim Regional Supptement to the Corps of Engineers wettand Delineation Manual: Arid west
Region.
1.M ETHODS
The methods for delineating wetlands and "waters of the U.S." at Spring Valley Ranch followed theusAcE wetlands Delineation Manual(U.s. Department of the Army, 19g7) and rhe lnterim Regional
supplement to the Corps of Engineers wetland Delineation Manual: Arid west Region(U.s. Army
Corps of Engineers, 2006).
Field work was conducted on July 26 and 27,2007. Soils, vegetation and hydrology were sampled
throughout and data were recorded on the enclosed data sheets (Appendix A) and through
photographs (Appendix B)' soil color was identified using a Munsell Soil Color chart (Munsell, 199g).
wetlands were sequentially flagged and flags were surveyed and mapped by Gamba and Associates
(see enclosed mapping on Figure 3).
2. FINDINGS
Based on my field work at the property on July 26-27,2007, one wefland seep was identified on the
property as shown on Figures 1 and 3. The wetland pocket is more fully detailed in the USACE
Jurisdictional Determination Form attached in Appendix c. Hydrology is evident at the seep located at
the base of a hillside, which then drains downgradient and supports a linear weland drainage
dominated by rostrate sedge (carex utricutata),water sedge (carex aquatitis),American brooklime
Wetlmd Delireation Report
Oak Meadows III
August 2007 Page2
IRIS
MITIGATION AND DESIGN INC,
(Veronica americana),foxtail barley (Hodeum jubatum), Baltic rush (Juncus balticus) and several
wetland grasses (see Appendix A: Data Sheets and Photos 5 to 8). The wetland originates from a
seep as indicated on Figure 3 and drains across the neighboring property to the north down to the
riparian area located adjacent to Four Mile Creek. The wetland is likely considered USACE
jurisdictional because it is sustained by natural seep flow and because it is surface connected to the
riparian area located along Four Mile Creek.
The vegetation community in the project area overall ranges from upland agricultural fields to scrub oak
forest with one seep fed wetland. Wetland and upland vegetation at the project area is more fully
detailed on the data sheets in Appendix A. Soils in the project area are mapped by the Natural
Resources Conservation Service (NRCS) as approxim alely 75o/o Acree Loam and approximalely 25o/o
Showalter-Morval Complex (see Appendix D - NRCS Soil Mapping for Aspen,-Gypsum Area'
Colorado, parts of Eagle, Garfield and Pitkin Counties). Upland soils throughout the project area had
soilcolors ranging from 1OYR 2l2to 10YR3/2 (Munsell, 1998). Soils within and around the wetland
seep and drainage are mapped as Showalter -Morval Complex. The wetland drains north into the
adjacent riparian area along Four Mile Creek. Soils within the riparian area of Four Mile Creek are
mapped as Fluvaquent soils (see Appendix D - NRCS Soil Mapping for Aspen,-Gypsum Area,
Colorado, parts of Eagle, Garfield and Pitkin Counties). The hydric soils in the wetland pocket range in
color between 1OyR 2/1 to 1OYR 3/1 (Munsell, 1998). Wetland soils from the test pits had sulphidic
odor and low chromo during field investigation (see Appendix A - data sheets)'
Surface water flows from a seep located at the base of a hill located in the northwest corner of the
project area (see Figure 3). The surface water seepage drains north through the wetland pocket into
the riparian vegetation located along Four Mile Creek. Surface water was evident in all soil pits dug
throughout the wetland pocket and drainage. There was no moisture in the 16" soil pits dug in the
upland areas.
No other wetland or "waters of the U.S." were found within the project area. On behalf of Gamba and
Associates, we request a written jurisdictional determination for this proposed Oak Meadows lll
residential communitY.
Wetlmd Delineation RePort
Oak Meadows III
August 2007
Page 3
IRIS
MITICATTON AND DESIGN INC.
DEVELOPMENT OF OAK MEADOWS III
The proposed Oak Meadows lll residential development is shown on Figure 3. The only wetland or
"waters of the U.S." located on this 40 acre property is the wetland seep and drainage as flagged and
detailed on Figure 3. This wetland seep will be avoided during construction of the entryway road into
the site. Best management practices (BMP's)such as silt fencing and straw bale placement
upgradient of the silt fencing will be installed as part of the stormwater management plan for the
development. Bare sideslopes will be seeded/mulched immediately following construction activities to
stabilize soil movement long term. The existing wetland will be staked with orange plastic fencing to
keep all heavy machinery out of the wetland area.
The wetland seep and drainage is an amenity for Oak Meadows lll and will be part of an area
dedicated as Open Space. The wetland will be recharged with natural drainage from surrounding
sideslopes as feasible as well as through the existing seep drainage.
SUMMARY
lris Mitigation and Design lnc. delineated wetlands at the proposed Oak Meadows lll residential
community in late July 2007. One wetland was identified in the northeastern portion of the property
(see Figure 3). On behalf of Gamba and Associates, we request a written jurisdictional determination
for this wetland delineation. The 2007 Oak Meadows lll Development Plan is included with the
delineation for your review (see Figure 3). The 2007 plan will avoid any impacts to jurisdictional
wetlands and "waters of the US". There are two proposed entryway roads into the residential
community, one of which is located adjacent to the flagged wetland area. This road crossing will be
constructed to avoid the delineated wetland area. BMP's will be installed adjacent to this existing
wetland area for protection from any fill entering or disturbing the wetland area. Sideslopes will be re-
seeded and mulched following construction to stabilize the soil adjacent to the wetland. Natural
drainage will be routed into the wetland long-term to recharge the seep wetland as feasible. Because
Wetlmd Delineation Report
Oak Meadows III
August 2007
Page 4
'l.t+..ruF i;.;Photogroph 5 - ook Meodows tti wetnna ieeF rnilri Howrhorne Trees
Phologroph 6 - ook Meodows l[ wettona p."k"t t;ffiE-North of seep
Oak Meadows III
Photo Log July 2007
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TRIS
MTTIGATION AND DISICN INC.
Environnrental Consu lting
.1875 llltratlc Strect
Dtnrrrr Cokrrarkr lt02l I
Phorre: 720-27?-t 985 Fax: 7:{)-:Il-3r.}92
FIGURE 1 -VICINITY MAP
U.S. GEOTOGICAT SURVEY QUADRANGTE MAP
CATTLE CREEK COLORADO 1987
Oak Meadow lllProposed
->
Project Area
' lt)titl
)r llil[
I
-\-li\jt.::-/*r.
t.i
ROSERT OELANEY
KENIiE?H BALCOMs
JOI{t{ A. THULSON
EDWAIiD MULHALLT JR.
ROEIEFIT C. CI'TTER
scoTf mLcoMB
DAVIO R, SIURGES
LAWRE}'ICE R. GFEEN
SCOTI MclNNlS
ROBERT M. NOON E
Dsrl.NrY & Etaloor"rn, P' C'
ATTORNEYS AT L.AW
ORAWER 790
Glnlvwooo SPETNGS, Ooto=-rlo ateoe
May 20, 1988
8IA CoLORADO AVENUB
91;-5a46TELEPHONE 9.4}-"r?t
TELECOPTER 945'99oz
AREA CODE 3O3
Mr. Robert Laffoon
iloiti"g Fork Schoo1 District RE-1
P.O. Box 820
ii*nt^rooa SPrings, Co 8l-602
Mr. Nicholas R. Massaro
Redstone CorPoration
P.O. Box 1298
ei"nwood SPrings, CO 8L502
Dear Bob and Nick:
Enclosed please find a copy of the warranty Deed((1 al
,*"o ra3E" ii "EI"tiliii
"
i e"E"i"tv'- ieco rds-
^ :n -
r?:I^ :' : r*i,:3n ?;ffi';*:?.il iffi=:H:'E;;d;;!ii.-;i;;:r:e.l^':::',:l **,lt33i il:=*: *:::;"ffi #il:i;-;;";;; i;' the use and benerit
of the School oistrict'
VerY 'LruIY Yours,
DELANEY q BArcoMB, P.c'
JAT: sv
Encs.
#q .+
//y ;"::1,:l"#fo*rg#s$
oEC I il ::'Fn
ALSDORF, RECO,qDtR 8trflf I-rGl ruetU$7
REDSTo$IE CORPOFASION' a Colorado corporation' for
the conslcleraEion of TEN DOLLARS and oEher geod and valuable
considerations, in hand pald' hereby sells and conveys Eo
THEBOARDOFCOUNTYCOMI{ISSIONERSOPGARFIELDCOUNTY'COLOPADO'
whose address is: Court House' Glenwood Springs' Colorado'
Lhe following real ProPel'ty ln the County of Garfield and
Stat.e of Colorado:
A tract of land eonsistins gf-i p"Llfon of oak
Meadows Ranch' oak Meadowi fiffng IVr l= the same
ls ctescribed and apPeals on PlaL recorded ag
.rn 1 I 1$80 Reception No' 2?656f i"-*t" Office of the Garfield#'*+]ft 3:::it;:i";l;:t.lt::iuH;,u3""3 ::ii:,3:*'
From the S'W' Correr of Sec' 15' T' 7 S" R 89 w'
of the etn'i.ull-on azi^utir oe bs-aa-:8 t9:-!?]
44'38, E.) 1112.26r; thence O-14-t5 (N' 00o18'15"
E.) 134o.ee?-t["ntt'go-02'24- (s' 89o57t 36" E' )
130.24'; ti.,.J.-o-it-it (N'-odi+t' 27" \') -941'50r ;
thence ztr-li--it- Gql sg"ia' :3" i+' ) 1341' 45' ;
'thence o-q;it- iu--'do;a:' '27': -E') L325 ' 85' i thence
so-4L-27 ti.'ig;ie'ai";:) 1ll8'br leet ror--a-point
of besinni;;,-th;;t;-s' bg'rer33n E' 81o'77 reeLi
thence s. iilslir'a';-r' zs'96' to Lhe northerry
right-of-vray of oakvray Nort-i' thence s' 55o11'5t "l'I'
lo6lsi',' d'nn". igr'z'6' alonq the arc of a curve
to the left having a racius it ile'ge' (th?-:!9td
bears s. +i')i;o;i ;'-ieo'oo;) '-Lhence N' 8e'r8'33"
w. 453.gs'i -lh""ce N' 438'89' to the polnt.ot
beginnJ-ng.' tfii"tiJ"t-descriued tract cont'ains
7.60 acres more or less'
with all its aPPurtenancesl and warrants Lhe t1t1e to the
same, subject to: Reservations anil excepLions contained in
u. s. Patents, easements and rights-of-vray of public record'
taxes subseguent to the date hereof' prior mineral reservations'
general declaration for 'Oak Meadows Ranch' recorded as
Document No. 276560, Book 492' Page 894' and Book 52tt' Page
932, and also to terms and conditions of Artieles of In-
corporation of Oak l4eadows Homeowners Assocj'atlon' Document
No. 281i00, Booi< 501, Page 810, all in the Garfleld county
Clerk and Recorder's office' water rights are excluded from
this conveyance.
lo.
I
!
oucr 561 ructU88
the above described land Is hereby eonveyed to
Garfield County as a dedication for school! for t'he use and
benefit of Roaring Fork School DisErice RE-1 in accordance
with the provisions of 30-28-I33, Colorado Revlsed Statutes'
1973.
GranEor hereby Yacates and consents to the vacation
of any portion of Spring lrleaatow Drive traversing Lhe above
descrlbed tract.
SIGNED this 10th day of December' 1980.
REDSTONE COPBORATION .,
STATE
COUNTY
)) ss.
)
The foregoing instrulnent was acknowledged before
me this 10th day of Decemberby Robert Delaney as
Presldent and Joan DuPrey as Secretary of Redstone Co.rPoratlon'
a Colorado corporation.. .1 1o3 r;".{'1..""""'..". rp*l:'-.t:s'().'- '.-t 1.
l,Iy commrsslon er.prres: lrv courukdor *e k'$4,€P1r^', ,?-'i':i ' -".''? 'r'r
WITNESS my hand and offlcial seal"iEj.4,YUlOit '..
Paqe2of2Pages
By
' t4RR-18-1999 15:44
Y
- O-lrsr6{0
PITKIN jT9l_llIP:
CQUNTY ATTORNETS OFFICE
Gltawocd SFrinE5' Ceisrado 81601
29 OctoheE 1980
9?A945A?1?, P.B1
';;'.;.l.tl"-i. t/-_
-*.--;fi!ffir58
.-.-. . ,-:--
-4-=-
!|r. ROberi EelaSey
Ef"tt"Y & Bal.ecab
AEtortreys at Lau
t312 cotorada-'tve'
ei=n*ooa SPrings, Co
BE: Oak Eeadovs aau'cb SubdivS'gioa School iract
!{tf. DetaneY:
i have bad a.a oEPo:luj1ltY.:o re?ie$ t'tre prooosal which
you pseE area reiiting to t# ;;Ii slte- to se:re tire
reEidelts or o"rt-ut"io"= G;"i:T;l-::lt ;:ttti::l!:::
foi:it;i3il*" ti' o. l3g:#H":il=;;#;" ;l- g5peci'-''"'='
Ehe nodificatioa relati'ng iba tsle u:tP-eil tequest ' !*:l
bes receaery'lli*- u. goi= - .#-e;-=d --ot co,rrriv -cc'mi ssioners
a:ise= E=os rEe authority ;;I;-tgo t=it:-i"i*i bv cits i973'
3o-2s-r33 ( e ),-auttoiizias &;-;;i"s- to cooiia"= -c-'errect:oa
clats r5-tlrout ;tbri;-G-aii"g: -ii-tlre tewisioos Sefore
Lba Bcara *i.t[il"ial;-aiSdifilaEo*s "itue orisinal
praa, it 1s. po==Gie tha€ ;F;"bri" EqTT?-??1ti:Ei1o, 'E;;;=;-riial-iIl"q'd;a rv .cla's' 3'?3
f,be add'ition rerating '-o t-he site j.tsE1f wor:ld i-usu=e flrat
the schpor siie-Gnia ha"e-;;eit ' Hater aad' Eerrer' as
igetr as othai--'oto*totl' 'rtiiities aecassanr to harre a
sctsool trrscCoi;; Ebi ii#:--di ;i- f=ii" =" lncluce
a Frovision-Eia't i:be scnool-*oura-?ai' i- share of --be
utili--ies, Eu-- as=e=="".att-rii"tea :a-?'-""-ipac" o= ct'::e=
acrivities of ri,e hcrneown=ti;-"t=oeratioJ'*iitia noe toglcally
coEcern tae corrntf of f-he gebool'
Sbeinclr:.gl'onofagrorrisionf,or.igterestf=ogtEe.datesf, ibe tsoa=dls-originar J;;";; F-:r. acr:eenertt rs a
;ffi :".I"ffi ik*i,:ri',+"il:r:;Fi"i'-tif ii#f =i:;HF:E::: t"-*g"H"lF"'isG!i: a;t iF" i-?*- p""
ces.t rigtre iI l-?ea"ooa,a'il*d;;o"iit!1"" of :be va.Lue
of eb,e furrds to sedsto"" a"tGi this period'
rnErr,t/'tr:, es.s Lrru,EEf EAqlEElBf 'Ig a eollclltlon tO teCll-
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9?6945A?12 P.62
r4FR-18-1999 15:45 PITKIN IREN CBRP.
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NFR-1S-1999 15345 PITKIN IRBI'{ CORP.91A945A?12 P.A3
agBEEEs'u!,
IE13 AGREEuENT nade and entcred Lnto ft[ls l0th d3y
of Decenbe!, 19sO by and beth'een REDSIIONE CORPOFATIOII
(Redgtonelr THE EOARD 08 COTNTT COMUISSIONERS Of GA8FIELD
COIINTV, COI,ORADO (County), and ROAIMG FORK SCHOOL DISaRICTT
BE-l {School Distrlct,) r
TIITNESEE!IB:
l{llEREAs'byRe6olutionnunberectT6.dTandbyfurther
Resolutlo$ nurbered 75-48 the Councy approved, inter alia,
the final plat for Ptraee Iv of the oak Headows .@L Subdl-
vtelon eubject to coqd"ltlons inclsaling:
nFlnal Jteceptance take place by the'RE-l School
Board of ttrE offer natle by the Petitloners on
behal! of the Subd.lvislon regardiug the dedica-tlon of school land or fees to the Board of
" Cqunty commissionerg ol Garfield county, colorado,
to be used for the purpoee of schools.rl
I$HEREAS, agree$ent ras eotered between the county
and Red8tone datedl NoueDbe! 1, 19?6, concerntng eaid "Schoo!
laadtt,
?lEEREAti, agreetlent nag enteled tlated August 13, 1976,
betreaa Realstone and School Distrlct concernJ.ng said "School
landE r
lltsEREAS, the 'sehool landi agreema[ts renaln €xecu-
tory in thar no sultable alternative eite has been agreed
uPon, as thereln grovLded, although the School DistrLct and
RedEtoDe het. beeD engageil la the contlnu:ing effort to locate
ln6 aecure tLtle for the School Dietrict of such an altarnate
!ltE.
llREREAg, the CounLy regulrea as a condlltlon to tech-
nical aoendnents to the plan a4{ jfinal plat.of Oak Meadsws
Ranch Flling IV that Redstone oonvey to the county the ieven
acre tract of land ulthin oak l{eadons Raneh FiLlng fV,
IIUEREBS, School olstrleL anCl SedEtone expeet to con-
tlnue 1n efforts to secure for the School Dictrtct a nore
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tnR-18-1999 15:45
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PITKIN IRON CORP.91A9A5A272 P.AA
cultable tract fof Gehool pulFoses ln the Four Mlle comnunlty:
In accordancp with the latent end provlElons of the said
'Agreentents dated r\ugust 13 and Novenber 3, 19?6,
TIIEREFORE, IN CONSIDERATION OP TlIl PREI|ISES and the
mutual coueBarts herein eonteineil it, is agreed as follor*s:
I.. 'Redttone reill er(ecute and Aeliver to the eowty
warranty Deed tc said seven acre tract in the forn sel forth
on Exhibit 'A" atbaehed hereto, which,gijle qhalt have agces:
an$ utllity eer.rrice cosrsro+ to ottr.er Iots ln Oalc_t{,eaqous
n+Ich Eubaltvlelon Ftt-+Ig ry'lqut EhaU nor be Trbjgqt to
hqmgo$nersr assesEoents,
2. eounty agree€r not to withhold approval of justil
-flable technj.eal amendments to the plan anil final plat of
Oak lteadowe Raneh Filtng tV because of, failure to complete
proul.gione of the sald AugusE 13 anrl Novenber l, 1975,
agreenenta.
3. ftre School Distriet and !,edstone will continue
Ln thel-r e.fforts to, secure an alternative echort gite accep_
tehle to thc Sehoor Dlstrr.ct r.n the Four la:Lre eornnunity and
lf such a sLte ie obtarned. aceepEable to the sehool District,
then Real'tone $i11 eoatribute the suru of FouRTfEN rIlousAND
{$1{'sgsl DoLLtRs
to the eost
thereofr prorridedl the cgunty le-convey' the saldr 6aven acEe
traet deeerLbed u;:on Extribit "An to gedetone.
4. ff gaid al.ternative scbool site is not seleeted
and desigaaterl by the school Dl.str.lct rLthln thrce yeara
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g?B94SA?72 P.A6HAR-18-1999 15:46 PITKIN IR[]N CORP.
EXBIBIE NA.'
HARR,$IEY .DEED
REDST0NE ConPOBATIONf a colorado corPoraElon' for
LhaconslrlerationolTENDoLl,tRsantlotner.goodattdvaluable
conslderatLons, in hand paid, hereby sells and corrveye to
1US BOARD OE COUNTI CO}II.ITSSIONERS OT GAREIEID COUNTY' COTOBADOT
whose address is: Cqurt Uouser Glenwoqd SPringsr Colorador
the fqllo$l-ng real pfoperty in the counLy of Garfield and
state of Colorado:
A Lraet oE lantt conslsLlng of a porElon of, Oak
He.rdows llanch, Oak !4ea<1otr's Filing IVr as -tlte same
is rlescrl-bed and aPPears on Plab recorded as
RecepLion No. 2765-6i in tlte office of the Garfield
Corrnly Clerk and Rer:order. Said tract belng
described by nretes and bounds as followst
From the S.l{. Conrer of Eee- 15, T. 7 S., R 89 W'
of the 6th P.M', on Azlmuth of 89-44-38 (6. 89o
{il'38' E.} 1312.26ri thence 0-18-15 (N. 00olBr15'
8.r 13d0.86r thence 9a-a2'24 (s.89o5?'35" E')
130.24'i thence O.-1L'27 (t{. 00"41r27'E-} 9'01"50r;
thence 27o-11-27 (N. 89ot8'33" !l.l 1341.15'i
thence 0-41-27 (N. 0oc41'27" E.) 1325.86rt theneego-[L-21 (S. 89'18'33"8., f118.61 feet for a point
of beginnlngS thence S. 89c18'33n E. 870-73 feet;
thenee s. 27o53'1Bn E. 15.96r to the noreherly
rlght-of-way of Oakway North, thence S. 55ollt51nl{.
405.91'r tltence 18I.76r along the arc of a curveto the left having a radius of 376.95r (the chord
bears s. ,!1'23'05- 9r. I8o.00tf , thence N. 89c18t33"il. d5t.93'i Lhenca fl. 43S.89' to the point of
beginntng. ?[he above descrLbed traet conbalns?.00 aeres nore or leEs.
wlth all, its appurtenanceer and warrante the titla to the
same, subJect to: Reeervations and er(ceptl.ons cqntained ln
U. S. Patents, eaaesento and rlghhs-of-rray of Public recerdl
tar.es subseguent, to the date hereof., griot mineral reeefvatlong,
general cleclaratlon for Oak Meadows Ranch. recorded ag
Docurnent Nq. 276560, Boof,1921 Page 894r and, Book 521, PaEe
932, antl also to terns and condltl.ons of Artlclee of In-
corporatlon of Oak t{teedorrs ttomeowners Aspoclatlon, Dooument
tlo. 281300, Eook 501, Page 810, all ln the Garfleld County
Cle-rk and RecordelrE offlce. ttater rlghts are excluded from
thla conveyance,
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PITI(IN IRON CORP.9?@4*21? P.@?
r4AR-18-1999 15;46
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Ttre at'ove deserlbed landl ig herelry conrreyed to
Garfletd county as a dedlcaEion Eor schoolg (or tlre use atril
benef,lb oE Roarlng Fork Schoot Dlstrict RE-l in aqcordanca
*lth bhe provisions of' 30-28-133r colorado Bevited SeaErtcs'
19?3 -
Granbor herebl yacales and consenL'g to the vaeatlon
of any portion of Sprtng lleeilow Drive traversing thc Ebove
deecrlbed tract'
SIGNED thls tlay of OcEoberf 1980'
REDSf ONE CORPORITTIOII
ATTESTI
SIA:TE OF COLOB,ADO
COUN:III OF GARFIELD
The foragolttg instrursent r'aa acknowledtged Aefore
me this
-day
of October by Robert Delaney as
Presitlent and Joar Duprey as secretary of Reiletone CorBoration'
a Cotorailo corgoraLion'
l'lY commisalon exPires :
WIINES$ mY hand and offisial aeal'
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Frae-r2 of 2 Dagea TOTRL P.A?
9"'z' 5, p-
MEMORANDUM
TO: OMDC
FROM: Diane DelaneY
RE: School District
April 3, 2000
l,ve reviewed the statute, and case law, concerling local government exaction for
schools and parks. lt seems to me, naieO on the itatutori framework, that the school
district's position (as we understana iinaieO on previout it"t"*"nts and press reports)
is contrary to the language of the statute, and is insupportable, given the hotding of the
Colorado Supreme ior.t in a recent ""iL, Oo, gtas iounty v. BainOridge' ln addition'
looking at the tanguage of the 1980 Dedicationhgre"m"ni, I see no language which
arows for the interpretation that orurpc has an obiigation to provide water/sewer/utilities
for a 200 student school, to be built 40 years after the agreement'
The Statute
c.R.S. 530-28-133 (4Xa) provides authority for a county, through the subdivision
approval Process, to include:
to
Where land has been dedicated for a public purpose, including a school site' the
statute provides:
(ll)...rhe subdivider shalt have the risht:f IT:1 '"ffil^ti.?:j::::fi fl:"t "
l,,iiii ".';il;ilil ; i;;i"9 bv tne s-u nu j' ld : : ; l' :#
hall exPire
twenty years from thZ-ate tlae land-wal dedicated by the subdivider""
After final approval of a subdivision plan or plat and receipt of dedications, the county
gives notice to the school district wnicn may request transfer of the land or monies'
530-28-133(4.3) provides the county may transfer the land or monies on determinatign
that:
...the school district ... has demonstratqd a need for the land or monies based on
a long range capital plan or "uid*;G
ofT* 'lrnpact of the subdivision on the
district ... or both.
Sites and land areas for schools and parks when such are reason-ablV necessary
Page 2
The schoor district,s use of the land or monies thus received is determined by s30-28'
133 (4XaXllXA) ani 6i;i is tairrv oroad, namely "acquisition of reasonably necessary
sites and land areas or for other capital outtay purposes for schools" and "growth related
pirnnlng functions by school districts for educational purposes'"
Bainbridge Decision
The colorado supreme court has said that, in enacling s30-28-133(4)(a)(ll)' the
legislature decided "to fix the time ,nd "rount
of school exaction fee that can be
charged. This fee i* o*"J as part of subdivision approvat and is timited to the "full
market value' of sites and land areas that can be reserved for school purposes'
bouglas County v. Baintbridge, 929 P' 2d 691 , at 694 (Colo' 1996)'
This court calls this provision a ,,very specific statutority prescribed developer exaction
for ihe benefit of the schoo[ district Ui whicn a fee can be imposed up.on ',t:^l?5gl"t:?'.'X"dil;j:T:,[".il,.ili rioiio"eiJelJ ine rutt mart<et vatue or the land dedicaiion
^- rLi^ ^-^a*inn
tt
Bainbridse, at 6e8. rh;E;nerat Asffi .$0-?8-]!:!11!?(l I )
within the subdivision.
""11'#ffi ',[l"i"ffi I"-"th;t;;;;:;ii{:g:::1'T:"^i'^:"^p^1I?:incrudingno
',Y.,pii"i'pI*Ji,
tffiffiE t_o _ovg1lae the maximum cap placed bv the
legislature ...." Bainbridge, at 706 -7O7 '
School District "Master Plan"
The school districfs letter of December 10, 1999 says the district "supports transfer of
the site to the District, based on *a rong irng" ".pitir
plan or evidence of the impact of
the subdivision on the district".. or ootn"...t.l; Though referring to $30-28-133(4'3) the
letter does not, actually, request that the iommissioners makJa determination of need
or transfer of the ProPertY.
The accompanying " Roaring Fork_schoot District Facilities Master Plan," which is
apparently intended by the School District to suffice as a long range capital plan ' does
not make ihe case that the exactions inuy re"x from O_MDC for a propose-d 200 student
elementary school "i"-"i.rtonably
necer.rry" to the Oak Meadows subdivision' nor
that the exaction would be within ihe "cap" oi confined to the time of subdivision
approval.
For one ihing, the "need" is projecte d for 2020, some 44 years after the original "final
plat,, of oak Meadows, and 20 years afier approval of the iurrently amended
pretiminary plan. The "'Mlaster Plan" does noi indicate a present or near term need for
additional schools. Rather, it says tnat Gtenwood springs Elementary school, with
present capaciiy of 44Ostudents can accommodaie 550 siudents at full buitd-out'
The 200 student figure is derived, not from the Oak Meadows subdivision needs' but
from regional growth, including "grofih in West Glenwood [and] deve-lopment of the
wulfsohn property" as well as-"recently approved major developments" including Rose
Page 3
Ranch, Cardiff Glen, Park East and Riverview Terrace' Oak Meadows is included in
tne tatty of projected.n"* households, as 52 of the total 805.
Further, the report gives no indication that the school district has given any thought to
whether the 7 acreiite would be suitable to a 200 student school'
Dedication Agreement
The school district argues thai the terms of the Dedication Agreement altow for' and
indeed require, additi"onal exactlons in the form of water righ[s. The-deed specifically
excruded water rights, but the schoor oiitrict argues that ra-nguage discussing "utilities in
common with other lots" contemplates providing water'
ln Bainbridge, the court said that "voluntary agreem.ents "' are to be enforced and
funds therefrom may be collected." Bainbridge, at710'
However, given the language of the Dedication Agreement, there was nothing voluntary
about it. Recites the Agreement :
" ... the county approved, inter alia, the final plat for Phase lV of the oak
Meadows Ranch subdivisio n subject to conditions including ... Final Acceptance
take place by the RE-1 Schooi n6rrO of the ofier...for the dedication of school
Iand or fees."
Arguably, under Bainbridge, the county had no authority to impose any requirement for
more than the land or its full market "Lrr" at the time of the dedication, (identified as
$14,000.) at the time of, and as part of, subdivision approval (1976)' . To.the extent the
Dedication Agreement can be reaO ai a requirement for further, additional exactions in
the future, it's unlawiul.
The School District has said that the point and object of the 1980 agreement was to
guarantee utility ta[s, as indicated by underlined language in the agreement'
Said the 1980 Agreement:
..RedstonewilIcontributeFoURTEENTHoUSAND(st4,000)@
rate of.ten percent perannum from the 3rd dav.of November' 1976' to the cost
thereof, proviUed tnat the county re-conveys the said seven acre "' to
Redstone."
Also,
"Redstone will execute and deliver to the County Warranty Deed to the.said
seven acre tract in the form set forth on Exhibit;A" attached hereto, which site
assdssments."
Page 4
lnterest Pavments
The provisions concerning interest payments do not relate to a requirement for
pioriOing water/sewe; 1,p"=. eiseniiatty, the language here recognizes that the seven
acres is not a desirabte school site, anl'tnat a pLteieable alternitive will be sought'
Also, Redstone,s contribution to acquisition of a such a site was capped and time
restricted.
The Agreement, at fl3, ties the $14,000 plus interest (from 1976 to 1983) to a
'contribution" by Redstone should the school "'
'secure an alternative school site arceptable to the School District ... provided the
county re-conveys the said seven acre tract ... to Redsione.'
Further, the Agreement, at fl4, provides that:
"lf said atternaiivel.hd.if siie is not selected and designated by. the School
District within three years from the date hereof, then provisions hereof
concerning pry**ni and re-conveyance shall terminate."
ln that the school districi, apparently, did not identify an acceptable alternative site' and
ihe site was not then re-conveyed to iledstone by 1983, the agreement itself
terminates the proposed interest.
clearly, that does not translate to an ongoing requirement to provide water/sewer/utility
accesi to the property, much less in perpetuity'
Access/Wateri S ewer/Uii I iii es
The Dedication Agreement makes no provision for any specified lYT.b9'of students'
nor does it give a formula for determining how many. water/sewer/utility taps would be
provided. The statute provides that the-school land exaction be ''reasonably related" to
the impact of the subdivision. A reasonable interpretation as to how many taps were
contemptated within in" ngr""ment might be tied to the impact of tfr.e subdivision'
However, that might also requir" .oniiUtration of the impact at the time of subdivision
approval, when ihere are additional new impacts. Another reasonable interpretation
might be tied to the carrying capacity of the seven acres. Neither interpretation has
.been factored into the School District's projection of needed taps' That's based on
regional grovrth over a period of decades.
The School District's letter to the County says that "the School District understands that
it must pay for utility taps and service." Tl'rii is consistent wiih the [County attorney]
Abplanalp letter, which says that "You may desire to include a provision that the school
would pay its share of the utilities'"
Page 5
What the School District would pay, and when, is not clear' Also unclear is what's
meant by access ""o**on to otn6r lots in the subdivision"'" when the same
paragraph referenc!-s'i-ni6it n, tne OeeJ which excludes water rights from the
conveyance. The common experience of existing homeowners is that they've
contributed to development of tne wateiroui."h-rppty through the Four Mile Well'
In sum,.the Dedication Agreement.may be unlawful, to the extent it imposes additional
and prospective exactions, given tne AiinOiiage opinion' The Agre-ement does provide
a number as the furt market varue ot t[" pioGrtv { tn" time of the finat ptat approval
($14,000). The intereit pry*"nt p.viriin LrmlnateO oi lt. orun terms in '1983' Most of
its provisions of tnJ "-grJ#ent
Oda *itn tn" search for an alternative site' and
Redstone's contribution to the purcnase price, ap-parently as alaliern3tive' the
language about pr*iOing utilities "in "o**on'*ith
other lots"' But that is in the same
paragraph which ,"t"r"n""*t the deed, which excludes water rights from the
conveyance. Further, if the School OLtrict is to pay for utilities, as is provided' then the
utifities wourd not have been consia"i"o io o" plrt or the dedication' Further, the
agreement doesn't say a 200 student school witt Oe requiring utilities' Given the
inadequacies of the site for such a school size, it doesn't imply it either'
ttlltftffirHt
Area, Colorado
sagebrush, lanceleal rabbitbrush
and annual incr
t.nfi"f pt"nt community on this unit is mainly
r needlegrass, ldaho fescue, western
;r, ,ornt"in big sagebrush, and Saskatoon
i*. Otn", plants that characterize this site ar
heatgrass, lanceleaf rabbitbrush, elk sedge'
sred
-Gambel oak. The average annual
n of air-dry vegetation is about 1,500 pounds
ll the range condition deteriorates, mountain
17
This map unit is in capability subclass lVe' irrigated
and nonirrigated. lt is in ihe Mountain Loam range site'
4-Acree toam, 6 to 12 percent stopes' This deep'
well drained soil is on alluvial fans and valley side
slopes. lt formed in alluvium and residuum derived
Oorin.ntfy from redbed sandstone and shale' Elevation
L-o,Soo to g,eOO feet. The average annual precipitation
is 1b to 18 inches, the average annual air temperature
ii gA to 42 degrees F, and the average frost-free period
is 95 to 105 daYs.
Typically, the surface layer is dark grayish brown
toam'aUoui 10 inches thick. The upper 4 inches of the
suUsoit is clay loam. The lower 13 inches is clay' The
next layer is itay loam about 7 inches thick' The
substratum to a depth of 60 inches or more is clay
loam. The soil is noncalcareous to a depth of 27 inches
and calcareous below that dePth'
lncluded in this unit are small areas of Showalter and
Morval soils. lncluded areas make up about 10 percent
of the total acreage.
Permeability iJslow in the Acree soil' Available water
capacity is high. The effective rooting depth is 60
inches t, ,oie. Runoff is medium, and the hazard of
water erosion is moderate.
This unit is used mainly tor irrigated hay or pasture' lt
also is used as rangeland, lor a limited number of
irrigated crops, or lor homesite development'
ih; potential plant community on this unit is mainly
Letterman needlegrass, ldaho fescue, western
wheatgrass, mountain big sagebrush, and Saskatoon
serviciberry. Other plants that characterize this site are
tttnO"t wheatgrass, lanceleaf rabbitbrush, elk sedge'
and scattered
-Gambel oak. The average annual
production of air'dry vegetation is about 1,500 pounds
per acre. lf the range condition deteriorates, mountain
'big sagebrush, lanceleaf rabbitbrush, Kentucky
Utiegriss, and annual weeds increase in abundance'
lf ihe quality of range vegetation has seriously
deterioraied, seeding is neeOeO. The suitability of this
unit for range seeding is good'
This uniiis well sulted to hay and pasture' A
seedbed should be prepared on the conlour or across
the slope where practical' All adapted pasture plants
can be'grown, but bunch-type species.planted alone
generaliy are not suitable because of the hazard ol
Erosion.'Proper stocking rates, pasture rotalion' and
restricted grazing during wet periods help lo keep the
pasture in good condition and protect the soil from
erosion. fJrtitizer is needed to ensure lhe optimum
growth of grasses and legumes' lf properly managed'
ihe unit ca-n produce 4 tons of irrigated grass hay per
acre annuallY.
This unit is suited to irrigated crops' lt is limited
liontour or across the slope. Because ol th
oermeability in the subsoil, the application
should be regulated so that water does no
surlace and damage the crops' The contet
;matter can be maintained by using all crop
iplowing under cover crops, and using a su
iotation. Crops respond to applications ol I
phosphorus fertilizer. lt properly managed,
produce 90 bushels of barley per acre ann
residue,
table
itrogen and
the unit can
This unit is well suited to hay and pasture' A
seedbed should be prepared on the conlour or acros
the slope where practical. Proper stocking rates'
pasture rotation, and restricted grazing during wet
periods help to keep the pasture in good condition a
protect the soil from erosion. Fertilizer is needed to
ensure the optimum growth of grasses and legumes
properly managed, the unit can produce 4 tons of
irrigated grass hay per acre annually.
tnis uilt is poorly suited to homesite developmen
The main limitations are a high shrink'swell potentia
low strength, and the slow permeability' Structures'
sanitan, ficilities, roads, and landscaping should be
des;' and planned to reflect these limitations'
Po, lon growth has resulted in increased
construction of homes in areas of this soil'
;.#r,::, t ts::{iiq[iT "'
t loli,'"i,']",1.n ",
ffi :i'iq*n:i *:*L' ffi ';'": i il' i :ffii
ffir;r::';i"'3!y,,tlr^1T:^:o:l;ll1:":1.*,,"
t-y;'J :l Tffi r:',n :"""i[ ?' :Ti!,iluj, *,,.,
18
mainly by the slope. Corrugation irrigation is suited to
this unit.-lf furrow or corrugation irrigation systems are
used. runs should be on the contour or across the
iip". g".rrse of the slow permeability in the subsoil'
ine apptication of water should be regulated so that
*rt.i bo.t not stand on the surlace and damage the
"apt The contenl of organic matter can be maintained
by using all crop residue, plowing under cover crops'
anO using a suitable rotation. Crops respond to
appficatio"ns ol nitrogen and phosphorus fe-rtilizer' lf
plJp.rrv managed, the unit can produce 80 bushels of
barley per acre annuallY.
Thls'unit is poorly suited to homesite development'
The main limitations are the shrink'swell potential' low
strength, and the slow permeability' Structures' sanilary
i".iiti.t, roads, and landscaping should be designed
anO ptanneO to reflect these limitations' Population
growth has resulted in increased construction of homes
on this soil.-
This map unit is in capability subclass lVe' irrigated
and nonirrigated. lt is in the Mountain Loam range site'
S-Acree loam, 12 to 25 percent slopes' This deep'
well drained soil is on alluvial fans and valley side
rfop".. lt formed in alluvium and residuum derived
aori""ntfy from redbed sandstone and shale' Elevation
is O,SOO to A,ZOO feet. The average annual precipitation
is 16 to 18 inches, the average annual air temperature
i. gg to 42 degrees F' and the average frost-{ree period
is 95 to 105 daYs.
Typically, the surface layer is dark grayish brown
toam'aOoui t0 inches thick. The upper 4 inches of the
suOsoitis ctay loam. The lower'13 inches is clay' The
nexl layer is itay loam about 7 inches thick' The
substrjtum to a depth of 60 inches or more is clay
loam. The soil is noncalcareous to a depth of 27 inches
and calcareous below that dePth'
lncluded in this unit are small areas of Showalter and
Morval soils. Also included are small areas of soils that
are simitar to the Acree soil but are coarser textured'
included areas make up about 15 percent of the total
acreage.
Per-meability is slow in the Acree soil' Available water
capacily is high. The effective rooting depth is 60
incnes ot moie' Runoff is rapid, and the hazard of water
erosion is moderate.- iftit unir is used mainly as rangeland' lt also is used
as wildlife habitat.
The potential plant community on this unit is mainly
Letterman needlegrass, ldaho fescue, western
wheatgrass, mountain big sagebrush, and Saskatoon
serviciberry. other plants that characterize this site are
slender whiatgrass' lanceleaf rabbitbrush, elk sedge'
Soil SurveY
and Gambel oak. The average annual production of air-
JtV ,.g.t"tion rs about 1'500 pounds per acre' ll the
r"lg" =.".Jition deteriorates' mountain big sagebrush'
ianJeteat rabbitbrush. Kentucky bluegrass' and annual
weeds increase in abundance'
il; suitability ot this unit lor range seeding is fair'
The main limitation is the sloPe'
ini. unit is poorly suited to homesite development'
The main limitations are the slope and the shrink-swell
potential.'-ini, map unit is in capabilily subclass Vle'
nonirrrgateb. lt is in the Mountain Loam range site'
6-Almy loam, 1 to 12 percent slopes.' This deep'
well drained soil is on fans and uplands' lt formed in
utluuim derived dominantly lrom calcareous redbed
sandstone and shale. Elevation is 6'000 to 7'800 feet'
in"-"u"rrg. annual precipitation is 12 to.14 inches' the
"r"t"g" ainual air tempeiature is 42 to 46 degrees F'
anO tn-e average frost-free period is 85 to 105 days'-
iyprcatfy, thi surface layer is reddish brown loam
aUoui A inines thick. The upper S inches ol the subsoil
ir tin"i"nOV loam' The lower 15 inches is sandy clay
loam. The substratum to a depth of 60 inches or more
i.lin" t."oy loam. The soil is noncalcareous to a depth
oJ t t incnei and calcareous below that de,pth'
lncluded in this unit are small areas of Empedrado
soils. lncluded areas make up about 20 percenl of the
total acreage.
Permeability is moderate in the Almy soil' Available
*"i"i ."pr"ity is frign. The elfective rooting depth is 60
lncnes or. tnoie. Runof{ is medium, and the hazard ol
water erosion is moderate'
This unit is used as rangeland or hayland' The
potential plant community is mainly.bluebunch
Irn"rtgt".., lndian ricegiass, bottlebrush squirreltail'
il;i;. rabbitbrush, and Wyoming big sagebrush'
Prairie junegrass, needleandthread, and Sandberg
Ufuegrass "i.o
,t" included' The average annual
proO"r.l.^ ol air-dry vegetation is about 950 pounds per
acre. l{ the range condition deteriorates' Wyoming big
srgeUrusn, Douglas rabbitbrush' cheatgrass' and
annual weeds increase in abundance'- il; suitabiliry ol this unit lor range seeding is good'.
Loss of the sur{ace layer severely reduces the ability of
the unit to produce plants suitable for grazing'-
This unii is wetl suited to hay and pasture' lt has few
limitations.Grassesandlegumesgrowwelliladequate
fertitizer is used. lt properly managed' the unit can
;;;il;t s ton= ol iirigated grass hay per acre annually'
This unit is well suited to homesite development'
fnis *ap unit is in capability subclass lVe' irrigated
and nonirrigated. lt is in the Rolling Loam range site'
Aspen-GYPsum Area, Colorado
.able management practices include proper
orazing use and a planned grazing system' The
iuttaOitity of this soil for range seeding is poor' The
main limitation is the slope. The slope limits access by
iivestock. The limited accessibility results in overgrazing
of the less sloPing areas'
This unit is poorly suited to homesite development'
The main limitation is the sloPe.
This map unit is in capability subclass Vlle,
nonirrigated. lt is in the Deep Loam range site'
41-Evanston loam, 45 to 65 percent slopes. This
deep, well drained soil is on alluvial lans, terraces, and
valley sides. lt formed in mixed alluvium' Elevation is
0,506 to 8,000 feet. The average annual precipitation is
13 to 15 inches, the average annual air temperature is
42 to 46 degrees F, and the average frost-free period is
80 to 90 daYs.
Typically, the surface layer is brown loam about 12
inches thick. The subsoil is clay loam about 13 inches
thick. The substratum to a depth of 60 inches or more is
loam.
lncluded in this unit are small areas of Tridell soils,
areas of Evanston soils that have slopes of less than 45
percent, and small areas of Flock outcrop. lncluded
nake up about 15 percent of the total acreage'
. -.meability is moderate in this Evanston soil.
Available water capacity is high. The effective rooting
depth is 60 inches or more. Runolf is rapid, and the
hazard of water erosion is moderate or severe on the
steeper slopes.
This unit is used mainly as rangeland. lt also is used
as wildliie habitat.
The potential plant community on this unit is mainly
bluebunch wheatgrass, western wheatgrass,
muttongrass, Douglas rabbitbrush, and mountain big
sagebrush. Utah serviceberry, mountain snowberry,
prairie junegrass, and Ross sedge commonly are also
included. The average annual production of air-dry
vegetation is about 1,500 pounds per acre' ll the range
condition deteriorates, mountain big sagebrush,
Douglas rabbitbrush, cheatgrass, and annual weeds
increase in abundance.
Suitable management practices include proper
grazing use and a planned grazing system. The
suitability of this soil for range seeding is poor. The
main limitation is the slope. The slope limils access by
livestock, The limited accessibility results in overgrazing
ol the less sloping areas.
This unit is poorly suited to homesite development.
The main limitation is the slope.
map unit is in capability subclass Vlle,r gated. lt is in the Deep Loam range site.
39
42-Fluvaquents, 0lo 10 percent slopes. This
broadly defined unit consists oi deep, somewhat poorly
drained, nearly level soils on flood plains and alluvial
valley floors. These soils formed in alluvium.
Fluvaquents are stratified and vary widely in lexture
and in depth to sand, gravel, and cobbles. Typically, the
surface layer ranges from loamy sand to fine sandy
loam or from silt loam to clay loam. The underlying
layers are generally sandy loam or loam stratified with
sand, gravel, and cobbles. ln some areas gravel and
cobbles are on or near the surface.
The water table fluctuates between depths of 0'5 foot
and 2.0 leet during spring and summer. These soils are
occasionally llooded for brief periods in late spring and
early summer.
lncluded in this unit are small, isolated areas of
Redrob soils, Also included are small, isolated areas
where water stands at or near the surface all year.
These water areas are identilied by a special symbol on
the soil maps. lncluded areas make up about 15
percent of the total acreage.
These soils are used for wildlife habitat, recreational
development, or grazing. The native vegetation is
mainly cottonwood, willow, water-tolerant grasses'
sedges, and rushes. Mule deer, cottontail rabbit, coyote,
and bobcat and ducks, geese, and other native birds
lind food and shelter on these soils. Where feasible,
planting small grain, trees, and shrubs improves the
habitat lor uPland wildlife.
This unit is poorly suited to homesite development.
The main limitations are the flooding and the seasonal
high water table.
This map unit is in capability subclass Vlw,
nonirrigated. lt generally is in the Riverbottom range
site. At the higher elevattons, however, it is in the
Mountain Meadow range site.
43-Forelle-Brownsto complex, 6 to 12 percent
slopes. This map unit is on mountains and benches'
Elevation is 6,500 to 7,500 feet. The average annual
precipilation is 12 to '14 inches, the average annual air
temperature is 40 to 44 degrees F, and the average
frost-tree period is 85 to 105 days.
This unit is about 55 percent Forelle soil and 30
percent Brownsto soil.
lncluded in this unit are small areas of Tridell soils on
knolls, Mussel and Morval soils in swales, and basalt
Bock oulcrop. Also included are small areas of soils
that are similar to the Forelle and Brownsto soils but
have soft bedrock below a depth of 40 inches. lncluded
areas make up about 15 percent of the total acreage.
The Forelle soil is deep and well drained. lt lormed in
mixed alluvium derived dominantly from sedimentary
50
is 18 to 20 inches, the average annual air lemperalure
is 37 to 39 degrees F, and the average frost-free period
is 50 to 70 days.
Typically, the surface layer is light brownish gray silty
clay loam about 6 inches thick. The next layer is clay
about 9 inches thick. The substratum is clay about 18
inches thick over shale. The depth to calcareous shale
ranges from 20 to 40 inches. The soil is calcareous
throughout.
lncluded in this unit are small areas of Forsey,
Cochetopa, Antrobus, Anvik, Skylick, and Sligting soils.
lncluded areas make up about 15 percent of the total
acreage.
Permeability is slow in the lyers soil. Available water
capacity is low. The eflective rooting depth is 20 to 40
inches. Runoff is rapid, and the hazard of water erosion
is moderate lo severe on the steeper slopes.
This unit is used as rangeland, watershed, or wildlife
habitat. The potential plant community is mainly Thurber
lescue, ldaho fescue, and needlegrasses. Other plants
that characterize this site are slender wheatgrass,
nodding brome, and silver sagebrush. The average
annual production of air-dry vegetation is about 2,500
pounds per acre. lf the range condition deteriorates,
silver sagebrush and Kentucky bluegrass increase in
abundance.
This unit is poorly suited to homesite development.
The main limitations are the shrink-swell potential and
the slope.
This map unit is in capability subclass Vlle,
nonirrigated. lt is in the Subalpine Loam range site.
63-Jerry loam, 12 to 25 percent slopes. This deep,
well drained soil is on alluvial fans and hills. lt lormed in
alluvium derived dominantly from sandstone and shale.
Elevation is 7,500 to 9,500 feet. The average annual
precipitation is 18 to 20 inches, the average annual air
temperature is 37 to 40 degrees F, and the average
frost-free period is 70 to 80 days.
Typically, the surface layer is dark grayish brown
loam about '11 inches thick. The subsoil is channery
clay loam about 23 inches thick. The substratum to a
depth of 60 inches is very channery clay loam.
lncluded in this unit are small areas of Showalter,
Morval, Cochetopa, Tridell, and Fughes soils. lncluded
areas make up about 15 percent of the total acreage.
Permeability is moderate in the Jerry soil. Available
water capacity also is moderate. The effective rooting
depth is 60 inches or more. Runoff is rapid, and the
hazard of water erosion is moderate.
This unit is used as rangeland. The potential plant
community is mainly mountain brome, elk sedge,
mountain snowberry, Gambel oak, and Saskatoon
serviceberry. Other plants that characterize this sile are
Soil Survey
slender wheatgrass, needlegrasses, and western
wheatgrass. The average annual production of air-dry
vegetation is about 2,000 pounds per acre. lf the range
condition deteriorates, rabbitbrush, Kentucky bluegrass,
Canada thistle, and downy bromegrass increase in
abundance.
This unit is poorly suited to homesite development.
The main limitations are the shrink-swell potential and
the slope.
This map unit is in capability subclass Vle,
nonirrigated. lt is in the Brushy Loam range site.
64-Ierry loam, 25 to 65 percent slopes. This deep,
well drained soil is on alluvial fans and hills. lt formed in
alluvium derived dominantly from sandstone and shale.
Elevation is 7,500 to 9,500 feet. The average annual
precipitation is 18 to 20 inches, the average annual air
temperature is 37 to 40 degrees F, and the average
frost-free period is 70 to 80 daYs.
Typically, the surface layer is dark grayish brown
loam about 1 I inches thick. The subsoil is channery
clay loam about 23 inches thick. The substratum to a
depth of 60 inches is very channery clay loam'
lncluded in this unit are small areas of Showalter,
Morval, Cochetopa, Tridell, and Fughes soils. lncluded
areas make up about 15 percent of the total acreage.
Permeability is moderate in the Jerry soil. Available
water capacity also is moderate. The elfective rooting
depth is 60 inches or more. Runoff is very rapid, and
the hazard of water erosion is moderate.
This unit is used as rangeland. The polential plant
community is mainly mountain brome, elk sedge,
mountain snowberry, Gambel oak, and Saskatoon
serviceberry. Other plants that characterize this site are
slender wheatgrass, needlegrass, and western
wheatgrass. The average annual production of air'dry
vegetation is about 2,000 pounds per acre. lf the range
condition deteriorates, rabbitbrush, Kentucky bluegrass,
Canada thistle, and downy bromegrass increase in
abundance.
This unit is poorly suited to homesite development.
The main limitations are the shrink'swell potential and
the slope.
This map unit is in capability subclass Vlle,
nonirrigated. lt is in the Brushy Loam range site.
65-lerry-Millerlake loams, 1 to 6 percent slopes'
This map unil is on alluvial fans and valley side slopes'
Elevation is 7,500 to 9,500 feet. The average annual
precipitation is 18 to 20 inches, the average annual air
temperature is 37 to 40 degrees F, and the average
frost-free period is 75 to 85 days.
This unit is about 50 percent Jerry soil and 40
percent Millerlake soil.
tt,llri"
F
t,:,
*,,'
[, Aspen-GYPSUm Area, Colorado
$i,,,
$ri,
i. Crrrt". and legumes grow well if adequate fertilizer is
; used. Limiting tillage for seedbed preparation and
i.r,.JontrcttinS weeds help to control runoff and erosion' li
, orop"rty managed, the unit can prcduce 3 tons ot
.1, irrigated grass hay or 60 bushels of barley per acre
.:- annuallY.
;1,,,- fne potential plant community on the Showalter soil
i ", is mainiy bluebunch wheatgrass' western wheatgrass'
il .jorairie junegrass, lndian ricegrass. true
.l' mountainmahogany, antelope bitterbrush, Saskaloon
;r-,servlceberry, and big sagebrush. The average annual
i.r.proArction of air'dry vegetation is about 900 pounds per
:'. acre.l: ffre potential plant community on the tvlorval soil is
-j,,' mainly needleandthread, western wheatgrass,
,'. muttongrass, prairie junegrass, and big sagebrush. The
lr, .r.rrg" annual production of air-dry vegetation is aboul
I t,soo pounds Per acre.
i The main limitation for range seeding or mechanical
i. treatment is the surface stoniness in areas of the
i' "showalter soil. Range seeding generally is restricted to
i; broadcasting because of this limitation.
ir This unit is poorly suited to homesite development.
'i. lhe main limitations are the shrink-swell potential and
'l',the stones throughout the profile.
1 fnis map unit is in capability subclass Vle, irrigated
i and nonirrigated. The Showalter soil is in the Loamy
i,: Slopes range site, and the Morval soil is in the Deep
o1:r'Loam range site.
95-showalter-Morval complex, 15 to 25 percent
stopes. This map unit is on alluvial fans, high terraces,
and valley sides (fig. 7). Elevation is 7,000 to 8,500
feet. The average annual precipitation is 14 to 16
inches, the average annual air temperature is 42 to 44
degrees F, and the average frost-free period is 80 to 90
days.
This unit is about 45 percent Showalter very stony
loam and 35 percent Morval loam. The Showalter soil is
in convex areas, and the Morval soil is in the more
concave areas.
lncluded in this unit are small areas oi soils that are
similar to the Morval soil but have 30 to 50 percent
cobbles in the substratum. lncluded areas make up
about 20 percent of the total acreage.
The Showalter soil is deep and well drained. lt
formed in alluvium derived dominantly from basalt.
About 10 to 15 percent of the surface is covered vrith
stones, 5 percent with cobbies, and 5 percent with
gravel. Typically, the surface layer is brown very stony
loam about 8 inches thick. The upper 3 inches of the
subsoil is very cobbly clay loam. The lower 28 inches is
very cobbly clay. The substratum to a depth of 60
inches or more is very cobbly clay loam.
6
Permeability is slow in the Showalter soil. Available
water capacity is moderate. The effective rooting depth
is 60 inches or more. Runoff is medium, and the hazart
of water erosion is moderate.
The Morval soil is deep and well drained. lt formed it
alluvium derived dominantly from basalt. Typically, the
surface layer is brown loam about 7 inches thick. The
upper 12 inches of the subsoil is clay loam. The lower.
inches is loam. The substratum to a depth of 60 inches
is loam. The soil is noncalcareous to a depth of 19
inches and calcareous below that depth.
Permeability is moderate in the Morval soil. Available
water capacity also is moderate. The effective rooting
depth is 60 inches or more. Runoff is medium, and the
hazard of water erosion is slight.
This unit is used as rangeland or hayland or for
homesite development.
The potential plant community on the Showalter soil
is mainly bluebunch wheatgrass, western wheatgrass,
prairie junegrass, lndian ricegrass, true
mountainmahogany, antelope bitterbrush, Saskatoon
serviceberry, and big sagebrush. The average annual
production of air-dry vegetation is about 900 pounds pe
acre.
The potential plant community on the Morval soil is
mainly needleandthread, western wheatgrass,
muttongrass, prairie junegrass, and big sagebrush. The
average annual production of air-dry vegetation is abou
1,500 pounds per acre.
The main limitation for range seeding or mechanical
treatment is the surface stoniness in areas of the
Showalter soil. Suitable management practices include
proper range use. deferred grazing, and rotation
grazing. Aerial spraying is suitable lor brush
management.
lf this unit is used for hay and pasture, the main
limitations are the surface stoniness, the slope' and the
slow permeability in the Showalter soil. Grasses and
legumes grow well if adequate fertilizer is used.
This unil is very poorly suited to homesite
development. The main limitations are the slope, the
shrink-surell potential, and the slones throughout the
profile.
This map unit is in capability subclass Vle,
nonirrigated. The Showaller soil is in the Lcamy Slopes
range site, and the Morval soil is in the Deep Loam
range site.
96-Soulhace cobbly sandy loam, 'l lo 6 percent
slopes. This deep, well drained soil is on upland
tsrraces, mountainsides, and alluvial fans. lt formed in
alluvium derived dominantly from redbed sandstone an'
shale intermixed with gypsiferous material. Elevation is
6,000 to 7,000 feet. The average annual precipitation is
231
Aspen-GYPsum Area, Colorado
(:::e s?]I,rc I <means less r:1a:1i >
TASLE I4.-.ENGINEES:NG :N9EX
;neais fito=s r-han. Abse::ce cf an
PRCPSS::ES
en::y lnciica:es tha: da:a
narne ani
syrj:c 1
I
I AJl>crg
I
?-as-
-----J
larag- I
I me:rt s I
l>3 I
| !nches I
I
r: i-..i;
Pe:cenr-aqe Passrnq
s:eve nur.i:e:--
Soil
ma-t
lDept,h I USDA 'Lexlure
tl I Un:5!ed
I
ltlI 1C I 40 I
I limlt
I
rnt
I
1,2----
Acree
I C-5 lvery siony sandY lsM' s?-sl4
i t fo.*. IGP-GM' GM
i S-folLoam, clay loam lcL-M:" cL
i:.0-soicIay, cIaY loaar lcL, cii
tl!
3---------------- i 0-10 it'oam-------:----- ll{" cL-Mi-o..". lfo-2?lClay, clay lcam' ICL' cii-' | | gravellY cIaY I
I I loam' I
l2?-60lCIaY loam' clay' lcL
I I gravellY claY
II I loam' Ittl
d, 5----- ----- i 0-l'0 I Loam-------:----- IML''i.i." 110-27lclay' clav roa:n' lcL'
I I g:averry clay
II I loarn' I
l2?-60lclay loam' clay' lcL
I | gravcllY claY II lloarn' I
CL-ML
f,
i
I
I A-2,
I
I A-6,
I A-7
I
l.q-4
I A-7
I
I
lA-6,
I
I
I
I A-4
I A-7
A-7
A- 6,A-l
6, ?-------------l o-8 lLoam-------:ll:--l:l lA-6
AItty i i-ioi.iI, Ioan, sancv lcL, cL-M! lA-5'
I I claY toam, Ioan. I I
izt-goirii"'"".av roan, lsE-sc' sl'l' lA-4
I cL-l,{L, MLI
I
I
lA-4
izl-qti;;;;v clav loam, lcL, sc lA-5I stonY sandY claYl
| loan. I
I 48-50 ICIaY loarn-------- lcL
Anv!k----------- | o-12 lLoan--------:---- l:l-::
i ri-ii i;;;v 1oam, lcanr lcL-ML' lo-4'A-2
I SM-SC, I
IML,SM I
I Ioarn.
I
I
I
lA-5
I
I A-4
irg-qzlct"y loam, cobbiylcL
I Loan, ccbblY I
I claY loam. I
42-60lLoan, ccbblY claYlCL, SC
Ioar':r, sandy clay I
loam. I
I
I
lA-6
I
I
lA-6
1g*, 11r: I I I-a"rit-----------| 0-12lLoan--------: -i::-::
i rz-ig lsariy loan, Ioan lCL-!YL'
| | I sM-sc'
I A-4
lA-4,
I
I
lA-6
I
I
I A-O
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I
I
i t lui'su
ils-szlclay toam' cobblYlcL
i t loan' cobblY I
I I cIaY lcan' I --iqZ-eolLoam, cobbIY claYlcL' sc
i t loam' saidy clayl
i llot'n' !ltl
see foolnoEe ae end oi t'able'
D-F
30-45
0-5
0-5
0
0-t5
llil
I l5-?O I l5-?O I r0-5C | 5-3C
tlll
r qc-:-OC I 9C-1OO I ?O-95 | 50-8C
i rs-rco I ?5-1oo I 7o-95 I 65-95
tlli
i sc-:.oo I ec-1oo I s5-1co I 5c-8t
| ?5-100 | ?o-1co I 60-95 I 55-90
tllltlll
i rs-ioo r ?o-1oo I 5o-80 I 53-?30-L5
0
0
I 9C-l-00 I 55-85 I 5C-15
i 9c-1OO I 55-85 | 35-?o
c-3
rll
I ,oo l rr-roo | ,r-r,
tllo l9C-1Ool85-r0cl75-9s0 l9C-100185-95 155-?s
llll
5-30 l9o-icol7s-95
? 5-10 C ?5-95 I 55-85 4C-7C
llltrl
9o-100 i 9c-100 l8t-r00 I 60-80
?5-loolTO-1oOl60-9s l5s-90
rll
tl
i rr-ioo l'lo-loo I 6o-80 I 55-75
lllllllltlll
i ao-1oo | 7s-loo I 55-80 I 5c-6s
i eo-r.oo | ?s-1oo I ss-80 I sc-70
tll
i ao-:,oo i zs-ico I s5-8c I 4o-55
I
I
I0-5 I 100
1s-35 I 100
0
q-in 9C-:00
5-30 I ?5-100
I
I
I
6tr-IUu
o:-oi
f1-ei
I 50-?0
lJv-o!
7C-9C 55-75
75-95 I 50-?0
65-75 I 3C-60
I
I
70-9C I 55-?5
I
I
55-85 l'i0-',C
I
I
I
D-?
2C-3C
25-35
4C-6C
2C-30
.ls-bt,
30-45
20-30
40-6c
30-{5
30 -35
23-44
20-30
N?-5
20-35
NP-10
20-35
10-25
NP-10
2C-35
r0-23
10-15
N?-10
5- l0
1C- 15
5- 1.0
N?-10
10-20
LA- 4U
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
25-30
3C-35
30-35
25-3C
20-3C
25-3C
20-30
30-4C
3C-40
q- r a
N?-ic
ll
236
So.i.L name and
map symbol
lDeplhl USDA texture
tl
TABLE 14.--ENG;NEERING INDEX PROPEST:ES--Ccn::::';eci
ficat ion I Frag-Fntage passing
sieve number--
Soil Survey
ll
lLiqu!d I Plas-
llimj.t lticity
1 | i.ndex
Pct I
I
20-30 I 5-10
20-30 I 5-10
an-?q
lUni.fieC
I
l$enis I
AASHTO I>3 I
i inches I
I40 I 200
I
I
lA-4
I A-2
I
I
I
I
I A-2
IA-4
IA-6
lA-1.l
I A-4
I A-6
I A-4
I
lPct I | |
tlllI o-10 I 85-100 I 8o-roo I 70-95
i:o-eo tso-?s 145-?o l4o-55
I
I
I 50-70
I 3C-353?---------------l 0-8 lLoarn--- lCL-MI"-EEoe I 8-24lSt'rarified very ISM-SC'
I I cobblY fine I GY-GC
I I sandY loam to I
I I ext'remelY cobblyl
I I sandY cIaY loam' I
124-60lExtremeIy cobbly lGc' GP-Gc
I
I
I
I
I
I
38, 39-----------l 0-14 lLoarn---:---:-----l*
Evanston I 14-31 lLoam, claY Ioam lcL
I 3 1- 50 I Loam- | cL-!(L
40, 41-----------l 0-12lLoarn---:---:-----l*
Evanston I 12-25 | Loam, cIaY Ioam I cL
| 25-60 | Loam- I CL-Y'L
I 4o-80 I 25-35 I 15-30 I i0-25
| 95-100 I 95-100 I ?0-8s I s0-?0
i gs-roo I 9s-too | ?o-90 | so-70
i ss-roo I 9s-Ioo I 6s-8s I sc-60
llll
i ss-roo I 95-1oo | 7o-85 | 5o-?o
i gs-rco r 95-1oo I ?o-90 I 5o-?o
I 95-100 I 95-1oO I 65-85 I 50-50
I
0-20 I 65-85
I
I
10-30 l.i0-80
I
I 20-60
I
60-8C 45-?c | 3c-6C
I sandy cIaY loam,
I extremelY stonY
sandy claY loam,
extremelY stony
]oam.
0
0
0
0
0
30-35
25-35
20-30
30-35
25-35
20-30
1.5-30
25-35
42r--------------l 0-l0ivarlabl ISM' ML' lA-2' A-4'-irorr"go"rrt" I i lct,'sc lA-6
110-24istratlfled clav lsM' ML' lA-2' A-4'
I i to gravellY I cl.r CL-!'[L| A-6
I lsand. I I
l2{-60ivery gravelLv IGP' sP' !A-1
o-10 190-95 185-9s 155-65
I sand, graveIlY I sP-sM, I
i sand. I GP-GM I
1ll
43r, 44r: I I l^- ..- |;;l.ii":--------i o-s ir,o"^------- lcL-ML' ML lA-4
I 6-30lCIaY loam, loam, ICL lA-6
I I loam, verY
I I gravellY loamY
I I sand, verY
I I gravellY sandY
45, 16,
For seY
| | 1oam.
ll
41------- I 0-10 lCobblY loan------ISM-SC, lA-4
Ioam, verY
cobbly loam,
very cobblY
sandy c),aY loam.
I I lcl,-Y'i I
110-22lvery cobbly I'oara, IGM-GC, Gc lA-4'
I I veiy cobb)'Y claYl I
I lloam. I I
iZZ-eolv"ry cobbJ.y sandylGM, GM-GC, lA-1,
o-10 185-1ool85-100
o-10 185-100185-100tl
o-10 185-1ocl85-1oollII0-5 l5C-80 150-75
llllo-5 l6O-80 l5o-?5
tl0-5 150-60 140-50
llo-5 140-80 135-?5
I 10-2s 0-i0
l?5-1oo 155-'75
I 80-100 I 50-80
tl
| ?5-100 I 55-75
tltl
I 40-55 I 25-3s
tltl
| 4o-60 | 35-so
tl
I 30-40 I 15-25
I
I 25-55 I i0-35
I 30-?0
I
I
I
I
I I sandY cIaY loarn' I I
130-60itoam,'sand-y clay lCI-ML' cL lA-4' A-6
I I loam, cIaY loarn' I I
llll
Brownsto--------l 0-{ lGravelly sandy ISM' GM' lA-2
I I loam' I sM-sC' I
I I IGM-GC I
| 4-11ieravelIy loara----lsM-sc' lA-4
I I IGM-GC I
111-3Oive!y gravelly lG!4' GM-GC lA-1' A-2
I I sandY loam. I I
| 30-50 icraveilv sandv isM, GM lA-2' A-1
Z5-JJ
25-3s
25-35
2C-30
25-30
20-30
25-30
25-35
20-30
I 20-35 l l5-90 I ?0-85 | 60-75
tl
l4f -bu
I
I 35-50I
A-6
A- Z.
I 30-50 I 50-65
tltl
I 35-50 I 50-7C
I 45-60 I 40-50
tltl
I 45-65 I 30-5s
see footno'-e at end of LabLe.
SM-SC, SMI
1<-1q
<-1n
i0-15
5-10
q-1n
E-1n
NP-15
liP - 15
5-10
10-15
5-i5
NP.I O
5-1.0
NP-10
NP
5-10
- .EJ-IJ
N?-10
I
I
I
I
I 5-r5
ii?
Soil Survey238
TABLE 14..-ENGINEERING INDEx PRoPERTIES--Cont inued
ssiflcation Fcentage Passing
sieve number--
so1l nane and
nrap sYrnbol
tl
lDep'-h I
ll
USDA texture I
Untfied I AASHTC
I
lmenLs I
t>3 I
I lnches I 1C
I
I 200
I Liquid
I Ilmic
I
P las-
t, lciry
index
fye rs | 3-3?lcIaY, slIEY cIaY, lCL, cH
I t claY loam. I
I 3? lweaLhered bedrockl ---
6!, 62'--"------! 9-!-!ilttv 'l:y l:li l!lfyersI 6-33lclay, s1ltY cIaY,lcL, cH
I I claY loam. I
I 33 l$leathered bedrockl ---
lll
63. 64-----------l O-11lLoam--- IML' CL-ML-Jl"iv 111-34lGravelly loam' IGC' ci.r
I I cobblY claY I cL-l4L'
I I loam, channerY I GM-GC
I I claY loam. I
| 34-60 lcobblY sandY claY lsM-sc
Ioan, cobbly I
sandy loam, veryl
channery cIaY I
loam. I
llllo igs-rooi95-1ool8o-90 l6o-75
o-10 i95-1ool?5-1oo l?c-1ool55-90
llll
l---l---l---l---
llllo igs-roolgo-9s l?s-90 l7o-85
o-ro i gs-rool?s-lOOl?O-1ool65-90
lrn
I
I
I
I A-4
lA- ?
It---
I
lA-6
I A-?
It---
I
I A-4
lA-2, A-4,
lPct I
It---It---It---It---
65*. 66r , 67t ' I
Jerry-----------l 0-11
I 1l-34
I
l
I
69---------------
Kllgore
10, 7L, 72,
Kobar
lGraveIIy loarnr lGC, cL,
I cobbly claY I CL-ML,
I loam, channerY I GM-GC
I clay loam. I
134-50 lcobblY sandY cIaYlsM-sc
Ioam, cobblY I
sandy loara, verYl
channery cIaY I
I A-6, A-?
I
I
lA-2, A-4
lA-2. A-4,5-30
I A-5, A-? |
tltl
lA-2, A-4 115-35
i eo-roo | ?5-!oo | ?o-9s
6o-90 160-75 l1C-7C
llll
?0-90 150-90 150-70
3s-5s I30-50 115-35
llll
llllo iso-rool?s-1ool?o-95 l50-70
5-30 i60-90 l60-?s l4o-70 l3o-50
llllllllllll
15-3s l?o-90 l60-90 l50-70 125-40
I
I Loan--
I
I
I s0-70
I 30-60
I
I
I
t2s-40
I
I
I
I
I
I 50-75
I 55-80
I 50-?5
I
I
I s0-75
| 45-6s
0-15
I oam.
I loam to fine I
| ?5-1OO I ?5-100 | 65-95
| ?5-1oC | ?5-100 | 70-95
| 75-toc I 75-100 I 65-95
tlllll
I 95-100 I 8O-100 | ?0-95
I 95-100 | 80-100 | 70-90
llllttlltlll
i gs-roo I 9o-9s I ?s-90 I 7o-80
i gs-roo r 8s-95 I ?5-90 | 7o-80
tlll
iso-eo t3o-45 l2o-30 l1o-20
tlll
Mlflerlake------l O-19lLoam------- !CL-l'|],
119-4rllcIaY Ioan' Ioam lcL
l4{-50lVerY cobblY loam' ICL-ML
I I cobblY loam' I
lll
68--------------- | O-15 lLoam-------------!Mt-jodero
I 15-60 I Stratlfled. clay IML'
I A-4
lA-6
lA-4
I
I
0
25-5 5
I A-4
sM lA-4
0-5
0-5
0
0
I sandy loam' I
1l
O-4 lsilt loam--------lCt
4-25lstlt loam, Ioam, lCL-ML, cL
I
I
I
I A-5
I A-5,
I
A-q
lclay loarn. I
125-2glVerYgravellY lSM,
I sandy loarn, verYl
I gravellY coarse I
I I sandY loarn' I
129-50 lVerY gravellY IGP'
I I loarny sand, very I GM,
I I gravellY sand' I
lll
?3---l O-3 lSltty cIaY loan lcl
I 3-35 lsiItY claY Ioarn, lcL
I I slltY c1aY. I
135-60lst1tY claY loam, lcL
I I silty c1ay, I
I I clay. I
GM IA-1
I
I
I
GP-GM, IA.1
I 10-15
I
I
I
I x0-30
sPl
I
I
lA-6, A-?
I A-?
I
li,.-?
I
0
0
i ss-roo i go-roo I 90-1oo I 85-9s
i gs-ioo I 9o-1oo I 9o-1oo I 8o-9s
itll
i ss-roo i go-roo I 9o-1oo | 8o-9s
ittl
See fooinote aE end of table'
Pct I
i
20-25 I 5-10
45-60 I 30-45
30-40
45-60
20-30
2C-45
20-30
20-30
20-45
20-30
25-30
30-40
25-30
25-40
25-35
30-35
25-4 0
15-2 0
35-45
40-50
40-50
10-20
30-45
N?-10
s -25
5-t 0
NP-10
5-2s
5- 10
<-1n
t0-15
5- 1.0
NP-10
NP-10
5-20
NP -5
NP
15-25
2A-30
20-30
I
I
I
241
Aspen-GYPsum Area, Colorado
1A3;E 14.--ENG:NEER:NG INSTX P3CP:3::ES--C:T':::'UEi
tl
lDepthl USIA texlure
?erce:l!age Pass:ng
s:eve nurbe=--
clay. I I
39-60tVery grave!1y IGM-GC, GC' lA-4'
I sanaY claY loam, I SC, slt-scl A-2
grarirly roarn, I I
very cobblY claYl I
loam. I I
tl
MorvaI----------i o-: iLou'n------- IML' ci-l'; lA-4
| ?-23lLoan, cIaY loam lSc' CL lA-5
iZf-ac icravelly llav lGC, sc, cLlA-5
I loam, cIaY loarn, I I
I loan. I I
1llO-f icciclct y sandy loarnlsM-sC, sM lA-i,
3-l4lcravelIy loarn----lsM, Sll-sc, lA-4
1 I GM-GC' GMI
14-60 lvery gravellY lGH, sM lA:a:loim,very I le-f
soi,i nar"e and
:?,ap s y:rl.oo I
6, 91, 98, 99---
Southace
.cIr,lC2r,103r
tf -^, -----------
P.lneli:---------
I
I
0-8 lverY secny loair
I
8-39lVe:Y cobblY cLaY
loan, verY
gravelly cIaY,
very cobbly
cobbly loarn,
very ccbbJ.Y
sandy loam.
0-8 lve.y ch.anne:Y
I Ican.
8-19 I Very channerY
I loan, verY
I channerY claY
I loan.
l9 lUn'reaihered
I bed:ock.
I
O-6 lVe:Y channe:Y
I !oan.
6-16lGrave11Y Icam,
I channerY loara,
I very channe:Y
I loan.
16 lUnweat,hered
I bedrock.
I
I
I 0-3 lSilt Iea:----------
I 3-13 I S i lLY claY Ioat",
I I cIaY loar,, cIaY'
I !3-31 I SiliY ciaY loan,
I I claY lcan, c1aY.
I 31 lWeatherei beirock
tl
I C-? lLcan-
I ?-22 lcIaY lcan, s!ltY
I I claY loan, cIaY.
122-60lClaY loan, loan,
I I sllr-y cIaY loan.
tl
at end of table.
UnrfleC lAASii:O l> 3
r linaiI t '"_"
tl
llrl
tGM_GC, GC, lA_4, A_6
I sc, s!{-scl
lcc lA-6, A-7
I
I
i
I Cu_Ov
I
j53-65
I
I
I 4C-?5 I 3S-65 I 25-5C
tll
li
ll
I 50-75 I 4C-50
tl
l.l5-6C l3:-50
| 60-8C | 5C-7S
t50-85 136-70
I 4c-65 I 35-55
tltlll
I 4C-50 I 20-35
I 50-65 I 35-45
tl
I 25-6s I r5-45
I
I
I 3C-65
I
I
I
i
I
A-6, I i5-3C
I
I
I
I
I
I 0-5
I 0-1c
i c-ic
I
I
I
A-2 I 15-3C
I
A-2, i ic-50
I
I
I
I
I 65-85
I
I 55-?0
I
I
I
I
I q5-15
I
I
I
I
90-r.0c t85-96
75-100 I 70-95
65-9C I 5C-85
I
I
I
?0-80 I 55-75
70-80 | 63-7s
I
40-8c I 35-?5
25-30
30-4C
,<-1q
tr?-10
10-25
1C-20
GY-GC,
lltliA-2, A-4 I
tl
lA-2, A-{ I
c-15 I 40-35
I
0-15 I 40-s5
30-45
30-45
90-i00
90-1C0
2A-25
20-30
25-35
25-3 0
25-35
3C-4C
30-4C
20-25
35-50
35-50
5 -1C
5-10
(-1n
15-30
15-30
5-10
"i-?i
35-50 I30-43 125-40
ll
35-5c l3C-4s 125-{0
N?-5
N?-i0
NP. lC
5-10
lGll
I
lGi4
I A-1,
I
lA-1,
A-2 u--)
0 -:.5
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
lc:
I
lcL
i
i---
I
li-. Li
I
tLr, !- ..-
I
I
I A-4
lA-6, A-7
I
tA-6, A-?
It---
I
I A-4
I A-7
I
I A-6, L-4
I
I
25-33
See foo:no:e
ll
I
I
I
I ltm:r I iici.-"y
I i:cier
246
TASLE 15'-.PHYSICA]. AND CTiEMICAL PROPERTIES CF TIiE sO:LS
(lhesyrnbol<meanslessthani>neansnorethan.Enlriesunoer*Eroslon:ac''ors-.l""ppryEotheenLire
profile. grrt:reu-ir,a.i lwina eroa:'uiiitv groupn aad.oorgal'ic-;;;;;;" apply orlv !o the surface laver
Absence of an enrry indicares tr,"t a.il l"i"-iia availabie or were noi estir'at'ed)
SoiI name and
map symbol
I Depth I ClaY I
tll
MolsE
bulk
densltY
I
I Permea-
I btlitY
I
i---Tl I
invailablei soit lsalinityl shrink-
I sater I reaction I
lcapaclty I I
Pct I glcc
-t
I In/hr
I
I In/ln
I
lrn
I
t, 2-------------| o-5 I S-1?I1'40-1's0I 2'0-6'0-i.i.u I s-1ol20-3511'3s-1'401 -0'2-0'6
I 10-60 I 35-45 I 1'35-1'45 I 0'06-0'2
llll
3----------------| 0-10I15-2? I1'35-1'{0I 0'5-2'0
I 1O-2? I 35-50 I 1.35-r.45 | 0.05-c ' 2
t21-60 13o-45 I 1.35-L.45 I 0.06-0 .2Acree
Rock outcroP.
13t:
Acencio---------
I o .10-c .14 | 5. 6-? .3
I 0.13-0.15 I 6.6-?.3
| 0.13-0.16 I ?.9-8.4
tl
t0.1?-0.2116.5-7.8
t0.13-0.1615.6-7.8
1 0.13-0. L6 1 7.9-8.4
tl
lo.1?-o.2rl6'5-7.8
t0.13-0.1616.6-7.8
I 0.13-0.16 I 7.9-8.4
tl
llll
{, 5-------------l 0-10115-27 l1'35-}'401 -0'6-2'0'i.i"" ltO-2?135-5011'3s-1'4s10'05-0'2
I 2?-60 I 30-45 I 1 ' 3s-1 ' 45 I 0 ' 0 6-0 ' 2
llll(. ?-------------l o-8 120-2511.15-r.251-ir.v i e-zsi2o-3s11'2s-1'40l
I 25-50 I 10-20 I r ' 35-1 '50 I
llll
8*, 9r: I I | -lAnsel----------- I O-23 I 15-25 I 1 ' 35-1 ' 45 I
| 23-48 I 28-3s I 1 .40-1 ' s0 I
I 48-60 I28-35 I 1'40-1'45 I
llllAnvlk-----------l O-12 t15-2s I 1'2s-1'30 I
| 12-18 I 10-25 I 1.40-1 ' 50 I
I r8-42 I 20-35 I 1.25-1 ' 40 I
I 42-60 I 20-35 I 1.25-1 ' 40 I
llll
16*, 11r: I | | I
Anvlk----------- I O-12 115-25 I 1'25-1'30 I
I t2-18 I 10-25 I t ' 40-1 '50 I
I 18-42 I 20-3s I 1.25-1 ' 40 I
I 42-60 I 20-3s I 1 ' 25-1 ' 40 I
llll
skytick--------- | O-311 I0-25 I I'25-1'3s I' 131-48120-3sll'20-1'301
I 48-50 I2o-3s I l'2s-1'35 I
0.6-2.0 lo.1?-0.191?.{-8.40.5-2.0 lO.i9-0.2117.4-9.0
2.0-6.0 10.13-C.i5l >?'8
tltl
0.6-2.0 10.14-0.15 I 6.r-?.3
0.2-0. 6 10.12-0.161 6.1.-?.3
0.2-0.5 10.17-0.201 6.1-7.3
ll2,0-5.0 10.16-0.18 I 5-L-7.3
o'6-2'o lo'14-o'1? I 6'1-7'3
0.6-2.0 10.18-0.201 5.r-?.3
0.5-2.0 | 0.12-0.15 I 6.1-7.8
tlll
2. O-6. O I 0.16-0. r8 | 6. t-7 -3
o'6-2'o lo'14-o't? I 5'1-7'3
0.6-2.0 10.18-o'2016'1-?'3
0.5-2.0 10.12-0.15 I 5.1-7.8
tl
0.6-2-0 10.14-0.16 I 5.1-7.3
0.2-0.5 10.1?-0.20 I 5.1-7.3
0.2-0.6 10.10-0.12 I 6'1-7'3
llll
slisting----'---l O-24120-21 l1'35-1'40 l -0' 6-2'0' 124-50 l3s-4sll'15-1'2010'06-0'2
12t: I | | I
Arle------------ I o-10 I 15-25 I 1.35-1 '45 I
| 1o-30 I 10-25 I r.40-1 '50 I
130 l---l I
tl
I O . O9-0 .12 I 6.6-? .3
to.0?-0.1115.6-6.5tltl
0.6-2.0 10.07-0.c917.4-8.C
o. 6-2.0 t0.06-0.c9 | 7.9-8'4
t---l---
o.6-2.4o'!:1'o
tl
10.12-0.14 17.9-8.4
10.08-0.t2l?.9-8.4t---
I
I
I
I
| 0.12-0.14 I 1.4-7 .8
I o. l1-0.13 I ?.4-?.8
l0.o?-c.09i7.9-8.4
lo.o3-0.051?.9-8.4tl
llll
Ansari----------l O-8 lf8-2511'35-1'451I 8-14116-2011.3s-1'4sl
14 I ---
I o-10 I 10-20
I 10-24 I 18-3s
I 24-30 I rs-2s
I 30-60 I o-2
I 1.45-1.55 I 2.0-5. c
lr.4O-1.501 0,5'2.0
t1.40-1.551 2.0-6.0
I 1.60-1.70 | 5.0-20
l.ll
see footnote a! end of table'
Soil SurveY
E?osion lwind I
lnr.hcs/cm I
<2
<2
<2
<2
_::_
Pct
4-8
t-tl
2-4
1-?
<I
2-4
2-1
I swell
lpotenrial
ll
1ll
I Lo*------- I 0 .32 I
lModerare i 0.28 I
I Hish------ I 0 .28 I
tll
I Low------- I 0.28 I
I Hlgh------ I 0.28 I
I Moderate I 0 .28 I
rll
1 1e6------- | 0.28 I
I Hiqh------ I 0 .28 I
lModerate 10.281
rll
f acEors I erodi- I Organrc
----i-- tuirity I r,atter
K lflgrouPl
"<2
<2
<2
<2
<2
<4 ILow-------I0'32I<8 lModeraEe l0'371
<8 ILow-------|0'31I
lll
tll
<2 ILow-------|0'37|
<2 lModelai,e l0 ' 24 I
<2 | Moderage | 0.37 I
1ll<2 |Low-------|0'28I<2 ltou-------10'281
<2 lModerate l0'281
<2 lModerate l0'281
1ll
1ll<2 |Low-------I0'28I
<2 | Low------- | 0.28 I
<2 lModerat,e I 0 .28 I
<2 lMode:aEe l0'281
lll<2 ILow-------|0'1?I<2 lModera:e l0'321
<2 I Moderale | 0.28 I
tll<2 11,6P-------10'101<2 lMode:ale | 0.10 I
tlltll
I Low------- I 0.10 I
116',e-------10.10 I
t----------l----l1ll
lLo'*------- 10.24 I
1 1es---- --- | 0 . 15 I
----------l----
I
I
Itl
i Lo*------- 1 0.17 I 3
i Moderaie I 0.20 I
I Low------- I 0 .15 I
I Low------- I 0 .10 I
tll
4-6
2-4
1-l
<2
<2
<2
<2
<2
<2
tl
Soil SurveY
248
TAtsLE 15.-.Pi.iYsIcAL AND cHeMIcAL PRoPERTIEs cp THE solLs-.co,:tlnued
lll
name and lDepthlclay I
syrabol I I I
I I I Eros:onlwlnd I
I
I Permea-
I bllitY
I
I
iavallabiel Soil. lsalinit.yl shrlnk- | fac!orslerodl-lOrganicsoil
map
Moisl
buLk
dens ity
t water I react. j.on I
lcapacily I I
I swelL t----I-tliIiEyl matEer
Ipoten',ial. IK l_1_"'!s"o"l -l
lln lPctl g/ cc I Inlin I
llll25t, l'l*, 28*z I I I I
DahlquisL-------l 0-6 112-2011'25-1.351 2.0-6.0
I 6-13120-3511.25-1.401 0.6-2.0
t13-501 ?-2011.25-1.451 >6.0
llll
Southace--------l 0-101 5-201I.40-1.501 2.0-6.0
l10-221 5-2011.45-1.551 2'0-6.0
122-601 2-1511.60-1.?01 >20
llll29r,30*: I I I I
DoIlard---------l 0-4 135-4011.20-1.3010.05-0.2
| 4-33 l3s-s0 I 1.30-1.40 I 0.06-0.2
llII
t0.06-0.1016.6-7.8
10.c6-0.1115.6-7.8
t0.03-0.c5t?.9-9.0tl
I 0.08-0.10 | 7.9-8.4
t0.04-0.061?.9-8.4
t0.02-0.0417.9-8.4
llll
I 0.17-0.19 | ?.4-8.4
t0.13-0.1817.9-9.0
l---
I
I
I
31--------------- | 0-31 I 10-18 I 1.30-1.40 I
Dot se ro I 31-41 I 10-18 I 1.40-1.s0 |
I 4 r-60 I 15-25 I 1.40-1.s0 I
llll32--------------- | 0-7 I 10-18 I 1.30-1.40 I
Dotselo | 7-4111C-1811.40-1.501
I 4 1-50 I 15-25 I 1.40-1.50 I
llll33t:llll
Earsman---------l 0-5 110-2011.40-1.551
I 5-19t 5-1811.40-1.551
133 t__-ll
Rock outcrop. | |
ll tl
I 0.08-0.10 I 5. 5-8.4
10.07-0.091?.9-8.4
| 0.11-0.18 | 7.9-8.4
ll2.0-6.0 I 0.10-0.11 | 5.5-8 .4
2.0-6.0 t0.0?-0.09 | ?.9-8.4
2.0_6.0 10.11-0.18 l?. 9-8.4
llll
2.0-5.0 10.06-c.09t 7.4-8.4
2.0-6.0 t0.01-0.0917.4-9.0
ll
I 0.16-0.18 I 5.5-?.3
t0.19-0.2116.5-7.8
t 0.11-0.13 t ?.9-8.4
2 .0-5.0
2 . U-b. U
2 .0-6.0
19 t---l
Rock ougcroP.
34, 35, 36------- I 0-5 I r5-27 | 1.35-1.1s I 0. 6-2.0
Empedrado I 5-40120-3511.40-1.551 0.6-2.0
I 40-60 I 15-30 11.40-1.ss I 2.0-6.0
rlll3?---------------l 0-8 110-2311.35-1.451 0.6-2.0
ELoe I 8-24110-2011.40-1.501 0.6-2.0
124-60 120-25 I 1.4s-1.55 I 0. 6-2.0
llll
38, 39-----------l 0-14 115-2?11.25-1.351 0.6-2.0
Evanston 114-31118-3511.35-1.451 0.6-2.0
131-601 18-2? 11.3s-1.451 0'5-2.0
llll
40, 41-----------l 0-r2115-2?11.25-1.351 0.6-2'0
Evanston 112-25118-3511.35-1.,151 0.6-2.0
t25-60 | 18-271 1.35-1.451 0'6-2'0
llllrt.2r--------------l 0-101 4-3011.20-1.501 0.5-20
Pluvaguents 110-24110-3511.40-1.601 0.5-2.0
124-501 0-5 11.50-1.?01 >20
rlll
43*,44i: I I I I
Forelle---------l 0-6 115-2711.15-1.251 0.6-2.0
I 5-30118-3511.2s-1.351 0.6-2.0
I 30-60 118-30 I 1.2s-1.35 I 0.6-2.0
llll
Brownsto--------l 0-4 110-2011.35-1.451 2.0-6.0
I 4-11 115-2011.2s-1.3s1 0.5-2.0
I 11-30 115-20 11.3s-1.45 I 2.0-5.0
130-601 5-1511.35-1.451 2.0-6.0
llll
See footnote at end of table.
tl
10.16-0.18 | 6.1-7.3
t0.10-0.14 | 6.1-6.5
10.c5-0.1115.1-7.3tl
I 0.15-0.18 I 5.1-7.8
I 0. 16-0 .20 I 5. 6-8.4
I 0.16-0.18 | ?.9-9.0
tl
t 0.15-0. 18 1 5.1-?.8
I 0.16-0.20 I 5.6-8.4
I 0.16-0.18 I 7.9-9.0
tl
10.07-0.16t7.4-8.4
I 0.10-o.18 | ?. 4-8.4
10.04-0.09t?.4-8.4tlll
I 0.16-0.18 I 5.6-8.4
I 0.15-0.21 I 6.6-8.4
| 0.16-0.18 | ?.9-9.0
tl
t0.08-0.10t7.4-8.4
I 0 .11-0.13 | 7. {-8 .4
t0.0 6-0.08 | ?.1-8.4
I 0.05-0. l0 i 7 .4-8 .4
tl
Inr.hos/cnl rl
<2
-:?
rllrll<2 I Low------- I 0.05 I<2 I Low------- I 0.02 I<2 I Low------- I 0.02 I
lll<2 1 16H------- | 0.10 I
<2 I Low------- I 0.02 I
<2 I Low------- I 0.02 I
llllll
I Hlgh------ I 0.37 |
I High------ I 0.37 I
t----------l----tltltl<2 lLow--*---- I 0.10 I
<2 I Lcw------- I 0.20 I
<2 lLow-______10.241
lll<2 I Low------- I 0.20 I
<2 lLow------- I 0 '20 I
<2 glep------- | 0.24 I
llll
<2
-::
I LoH------- | 0.17 |
1 1es------- | 0. l0 It----------l----
<2
<2
<2
1 g6j1------- | 0.24 I
lMocieraie 10.241
I Low------- | 0.1? |tl<2 lLow-------10'371<2 I Low------- I 0.15 I<2 I Low------- I 0. 15 I
lll<2 I Low------- I 0.28 I
<2 lModeraie 10.3?l
<2 I Lotr------- | 0.37 |
lll
<? I 16H------- | 0.28 I
<2 I Hoderate I 0.37 |
<2 I Low------- | 0.37 |
lll<8 I Low------- I 0.20 I
<8 lLorr-------10.281
<2 I 16e;------- | 0.05 I
rlllll<2 lLow-------10.321<2 lModerate I 0 '37 |<2 I Low------- I 0.3? I
lll<2 1 1qp------- 1 0,10 1<2 I Low------- | 0.20 |<Z 1 16s------- | 0.05 I<2 1 1qe------- | 0.10 I
rll
PcL
l--J
1-1
:-t
<1
J-b
3-6
2-4
1-3
2-4
2-4
<1
.5-t
1-)
Aspen-GyPsum Area, Colorado
TASLE 15.--PIiYS:CAL AtI; CI.iE:'I:CA: ?RC?ERlIES
rl
So: I
map
nane and
syrjrc I
ll
I Deptb I Clay
ll
ll
Pe::nea- lAvaiiabie I
blllEy I Haier I
lca.caci.:Y I
Soil I
reae: Icn I
tl
I C. Lc-c.13 I 6.6-7.8
I 0.0?-0. i2 I 6.5-7.8
10.c6-c.i0l?.9-8.4tl
I O. !3-C .15 i 6. 6-7 .8
I 0.16-0 .1a I 6.6-7.8
I 0. l?-c.19 I 6.6-7.8
tl
l0.tl-0.1517.9-9.0
lo.1t-0.1517.9-9.0tl
I 0.14-C .18 I 6.6-7 .8
I 0.14-O .15 I 6.6-? .8
I 0.14-O . 16 I 6.6-8. {
tl
I 0.12-0 .15 | 7 , {-8 .4
t0.12-0. !.5 ll .4-8 .4
I 0.09-0 . 13 | ? .9-8 .4
l 0.14-0. l8 I 7.4-8.4
t 0.14-0 .18 1 7.4-8 ' 4
I 0.14-O . l8 I 7.4-8 .4
l---l---ll
I0.13-0.15I6-6-7.S
lo.o9-0.1117.4-7.8
t0.08-0.r017.9-8.{tl
I c.10-c.13 | 7 .4-8 .4
to.c9-0.1017.4-8.4
I 0. o8-!.lC | ?.4-8.4
t---l---tl
10.1{-0.18 l?.4-8.4
t0.1{-c.1517.4-8'4t---l---ll
to.I2-0.1517.4-8'4
I o .14-O .16 i ? .4-8 .4
I --- |
tl
I 0 .16-0.18 | 6.6-l .8
I 0.13-C.15 I 6.6-8 .4
1c.10-c.1217.4-8.1
tltl
10.15-C'1815'6-?.8
I o. 13-0 .15 I 6.6-8 .4
l0.lg-0.i.217.4-8.4ll
I 0.16-0 .18 i 6.6*? .8
I 0.19-C .2i I 6 .5-7 .8
lO .10-0 . i2 I r- ' 9-8 .4
tl
tc.15-C.1.8i6'1-7.3
lc.t3-0.15i6'5-8.1tl
Moist
bull<
Cens !ty
43, q6,
Fo:seY
0.6-2.0
0.6-2.0
0.6-2.0
fnifc:lq/cc
4?-------l 0-ic I 1:-25 I 1'25-1.35 I
I i0-22 I 20-35 I 1.25-1 '3s I
l?2-6c I i0-25 I 1.35-r '4s i
tlll
llll48---------------l o-e izo-zzl1'25-r'3s l -0'6-2'0'iuEtr.s i e-soiss-sol1'20-1'30i0'05-0'2
lso-60 i z'l-co t 1'2s-1'35 | 0'2-0'5
lltl
49, 50-----------i 0-5 i 8-1811'2s-1'351 2'0-6'0';"1i" ls-50i g-rsi1'35-1'{sl 2'c-6'0
llll
5i, 52, 53-------l o-1212C-2?11'35-t'{51 -0'6-2'0-il.iil -- trz-reirs-sot1'40-1's010'05-0'2
I 3{-60 I 35-40 I l ' 40-1 ' 50 I 0 ' 0 6-0 ' 2
llll
54---------------l o-4 l1s-2511'35-1'4sl 0'6-2'0-Gro.." | 4-? 125-3511'30-1'401 0'6-2'0
| ?-60125-3511"30-1'401 o'2-C'5
55r: | | t I-6ypsunland. | | | I
llll
cvos!or:hlds----I 0-8 Ilo-20It'35-:"S0I
I 8-23 I r0-20 l1'40-i'5ol
I 23-39 I l0-2c I t ' 40-1 's0 I
c.5-2.0
0.6-2.0
0.6-2.0
139 l---l | ---
llll
56, 5?-----------i o-1{I20-25I1'2s-1'30I 0'6-2'0
'n<6h l14-26127-3511'25-1'351 0'6-2'0'Psvr' ize-eol2s-3011'30-1'401 0'6-2'0
llll
58---------------l 0-5 l12-2511'25-1'3sl 0'6-2'0-irr"*"dcy i s-:.qlL2-2i11'30-1'401 0'6-2'0' 114-341i2-2511.30-1.{01 0'6-2'0
134 l---l I ---
llll
59, 60-----------i o-3 120-2711'40-1'4sl-0'6-2'0';;";" | 3-3713s-ssl1'3s-1'{sl0'05-0'2
13? l---l | ---
llll
61, 62-----------i 0-6 i28-3s11'3c-1'4ol-0'2-c'6-;;.;; | 6-33I3s-ssI1'3s-1'4s|0'06-0'2
133 l---l I ---
llll
53, 64-----------t o-:.rlL5-3511'33-1'451 0'6-2'0-;;'; 111-34120-4011'4c-1's0l 0'6-2'0
134-60 | 15-221 1'{o-1'50 I c'6-2'0
llll
65i, 66', 67i: I I I ,l-i".r;:-:--------l 0-l1lrs-351 1'35-1'4sl 0'5-2'0
I 11-3{ l2C-40 | 1'40-1'50 I 0'6-2'0
I 34-50 I 15-22 I 1.40-1'50 | 0'6-2'0
llll
M!llerlake------ | 0-19115-2? l1'25-1'351 c'6-2'0
t19-{4i20-3511.25-1'351 0'2-0'5
l{4-6Cl 18-2? I 1'25-1'3s I c' 6-2'C
illl
68---------------i 0-15118-21t1'25-1'301 c'6-2'0-]oduro l15-63118-2511'3C-1'4cl 0'6-2'C
lltl
See footnote a: enC of table'
I
I
C? Tr'iE SCiIS--ccn: i'::uec
sa! j.:'!i-.Y I Sh:::.k- | fac:crs l ercdi- i
c1 i1:y I
group I
24t,
Crga:::.
na: i e:
<:4L
runhos/c:ni
-t
il
<? lLow-------lC'17i
<2 ILow-------I0'l0i
<2 |Lcr-------I0'10I
lll
<2 ILow-------I0'17r
<2 lHlg::------!0'321
<2 lMcCera--e i0.32 i
;ll<4 I Low------- | C.32 I
<,1 I Lcw------- I 0. 32 I
1ll<2 Ilow-------IC'2{I<2 liiish------ 10 ' 10 I
<2 lHis'h------ lC ' 1C I
tll<Z 1 16s------- l C,10 l
<2 l Low-___-__ 1 0.10 1
<Z ILow-------I0'l0I
2-8 ILow-------I0'31i
4-8 ILow-------|0'3?i
4-8 lLow-------lC'371
tll<2 lLow-------10'101<2 IMcde:ate I0'10I
<2 ll"lcdera:e 10.101
tll<2 lLow-------l0.ICl<2 ILow-------I0'1?I<2 ILou-------I0'!5It----------l----ltll
1;6p------- | C.32 I
l;{rqh------ 10 .32 I
t----------l----ltll
lMcde:aie IC-28i
I i{19h------ I 0 .32 I
t----------l----l
tll
<2 I Low------- I 0.24 i
<2 lMode:a:e I 0 .24 I
<2 | Lcw------- I 0.17 I
tll
ttl
<2 1 16s------- | 0.24 I
<2 l:,!oCera:e 10.211
<2 lLo'"r------- lC . !? I
lll
<2 ILcr-------i0'24I
<2 lYodera:e l0'321
<2 ILch'-------I0'!CI
!il
2-4
2-4
<2
2-4
<2
<2
<2
z')
<:
<i
<2 lLow-------i0'28i 5
<2 lLcw-------10.241
1ll
l----------i----i
Aspen-GYPsum Area, Colorado
T.CA:E 15.-.P;YSiCAi. A:JD Cii!I'T:'}L PRO?ER?::S
lDepthiCiaY
ll
Meisi
bulk
ceas !'.Y
I
I Peanea-
I biIiEY
I
lll
I Available i soiL l Sali:t::Y I facccrs I e:o<ii- I
I I lb:r:Lyi
i K | ? lgroup I
I
iShr!n:<-
i s,;eII
I pcierC lal
i- gFJ:.on lltrrd I
So i,I name anci
map syracl i wat ei I reac::cn I
lcalaci:y I I
lrn
I
I Pc: I
tl
g/cc
I
'-iI v..I
I
93---------------i 0-5 I 5-i5i i.3c-i.4cl 2.0-5'C
Rcge 5:6-t?t 5-1811.40-1.5C1 >6.0
1? t---l | ---
lll
10.C5-0.07i6'l-7'8
I c . c3-c .0? I 5. l-7 .8
t---l---titl
I o. 08-c.12 I 6.6-7 .8
I o . lo-c .12 I 5.6-? .8
lo.o8-c.1311.{-8'4tl
lo.r4-0.1717.4-8'4
I O. I4-0 .21 I ? .4-8.4
10.08-0.1817.4-8.4tl
| 8-39 i 35-45 I l'15-1'2C I 0'05-0'2
139-60 i20-3c I 1.25-1.3C1 0' 6-2'0
llll
Morval.----------l O-7 115-2711'30-1'401 0'6-2'0
| ?-23125-3511.40-l'501 0'6-2'0
123-60 125-35 I 1.{0-!.5c | 0' 6-2'0
llll
96, 91,98, 99---l 0-3 lto-2011'25-1'351 2'0-6'0-iooif:"."' | 3-I4115-2511'45-1'551 0'6-2'0
I 14-60 I 10-2? I 1'{o-r'50 I 2'o-6'o
4r, 95r: I I I I
iuorir"".-------l o-8 l2o-251I'30-:"3s! -0:!-1'!
94r, 95r:
llll
1C0r: I I I -l-ii""t"v---------l o-8 118-271I'25-l'3sl' I 8-1911S-3511'25-r'351
119 l---l I
llll
Sia!:Ran---------l O-6 115-2311'25-1'351
| 6-15120-2711'3s-r'45116 l---l I
ltl
16rt, !02r, 103i:l I | -! ^-i""n.----l------l 0-3 120-2711.15-L'251 -0'2-0'6i s-r:its-cst r.2o-1.30 lo.o5-o'2
i rr-: r r 35-45 I 1.20-1.3c I 0 . c 6-0 ' 2
I I I
10.c7-0.lC1
t0.09-c.12
10.03-0.7
7.4-8.4
7.4-S.4
7 . 9-9.0
0.6-2.0
o '!:1 'o
0.6-2 .0
o '!:1'o
0.6-2.C
o ' !_1''
lo.oB-0.1015.5-?.8
lo.oe-0.10i7.4-8.4l---r---tl
10.0]-0.ll"l?.4-9.0
10.09-0.111?.4-9.0l---l---tlll
10.15-3.18 l6'5-?.8
I O .15-O . 17 l 6. 5-7 .8
I O .15-0 . 17 I 7.4-8 .4
l---l---
pinell!--------- i o-, i re-zl i 1' :-s-1'25 I o' 6-2'0 I o' 16-o' 1s I 5' 6-7'8
| 7-22iii-iciL'15-1'3ol o'2-0'6 lo'1e-c'2116'5-8'4
I 22-6; iii-ii i i'zo-:"3s I o'2-c' 6 lo' 1e-c'21' I ?' e-e'0
104':
I
Rock cutcroP' I
I
Rcck outcroP-
106.:
i-r
^61
1---------
tl
I I
4-3Ci 5-3511.30-1.5C1
3C I --- i
tlc-2 tr0-1511.25-i
2-3?l 5-1511.33-L
37-60i 0-5 11.35-i
0.6-2.C
| --- I 6. l-8.4
10. i2-0.151 5.1-8.4
l
I
I
I
c.06-c.1016.I-s.1
o.lc-c .18 I 6.1-8 .1
I ---I
i
I
i
c .6-2 . O I 0.1 i-0. L3 | ? .4-8 .4
2.0-6.0 lc.o5-c.101?.9-9.0
6.C-2A 10.06-c.i0l?.9-9.Ctl
I
I
i
I
Il'"r.'.r,""."---i o-n i to-:ci r.?9-1':9 I 9'9-1'9 l:'l:-:' l3 I !' l:l' Ii i-ioi';-3;ii:;0-i.idi o.e-z'0 ro'10-o't8r6'r-8'4
i so r --- | | ---' I I ---
CaraborLhids-----l O-{ I --- I I
I 4-30120-35 I 1'4C-i'scl
t30 l---I
I
I
I
105t: I | | I-torrlorthen:s---l O-4 ll0-30i1'20-1'301
see fcatncie
tll
I r.ri: c s ,/ cn ll
<2
_:'_
rll
li.cu-------lC.10l 1
I Lotr------- I C .05 I
t----------l----ltllrll<2 liow-------lC'iCr<2 IMoCe:a:e I0'C5I
<2 lLow-------10'151rll<2 I Low------- I 0.37 I
<4 lModera:e 10.371
<4 llloderaie 10.281
tl<2 lLow-------1C.10
:1 li3[::::::13:13tltl<2 lLow-------1C.05<2 lLot'r------- 10.10
tl
lLow-------10.05
I Lcu------- I 0.05
il
I
<2
<2
Il1
I
lllrll<2 I tcw------- I 0.28 I
<2 li':lqh------ l0 ' 32 I
<2 lHigr------10'3?lt----------l----ltll<2 ILow-------I0'32I<2 lModeraie l0'3?l
<4 ll4oie:ate l0'371
rlltll<2 | ---------- I 0.28 I
<2 gge.a------- lC .321
t----------l----lll
<2
_:'_
t----------l----l---
lMcderaie 10.281
<2
_:'_
----------t----
l---------- lc ' 2e
! LoH------- I 0.32 |
,----------l----l
lll
1llrll
lll
<2 lLcs-------13.!5i
<Z 1 i6a------- i 0.lC I
<2 1tr66-------l!.021
D--
2-4
2-3
L-2
i-2
<i
<:
<:
l-,i
TABLE 16.--SOIL AND T{AT8R FEATURES
(.Floodlng" and'Hater tabletr and Lerms such as'rare," "brief,i and'apparentn are explained ln the t.ext- ?he symbol < means
less than; > means more Ehan. Absence of an entry indlcates Lhat the feature is not a concern or Lhat data sere noc
es!Lmated)
I Risk of corroslon['l oodi ng lligh water t.able I Bedrock
SoiI name and
map symbol
I
I Ilydro-
I logic
I group
llgrequency I Duratlon lMonthstl
tttl
Oept.h I Kind lHonths lDepthlHard-
I I I Iness
Por.enLlel I I
frosL I Uncoated lConcrete
actlon I sLeel I
Ito(D
lI
G)
t5aE
3
o
Poo
6-
o)o-o
It, 2-------------- I
Acree I
I
1 '
q-----------l
Acree I
I
6, 7-------------- |
Almy I
Igt. 9*: I
Ansel------------ I
I
Anvlk------------ I
I
16t, 1li: I
Anv i k------------ |
I
skyl ick---------- |
I
tt
I None-------- |tttt
I None-------- |tllt
I None-------- |tltl
tl
I None-------- |tl
I None-------- |
tt
I None-------- |tt
I None-------- |lr
I None-------- |
tt
I None-------- |tl
I None-------- I
B
II
B
B
c5l i gl: i nq--------- |
1?* z
Arle-------------
Ansari ----------- |
Rock ouLcrop.
13r :
Atenclo---------- I
I
Azel t ine--------- |
I
14r: I
CaIIings---------l
I
YeI lack----------l
I
15,, lG*: I
Charcol---------- |
I
Mord------------- I
I
I None--------
I
c
D
R
R
c
n
B
c
I None-------- |
tltl
I None-------- |
ll
I None-------- |
tltl
I None-------- |
tl
I Nonc-------- |tt
See f oot nol,e aL end of LaI)l e.
Ft
>5.0
>6,0
>6.0
>6.0
>6. 0
>5.0
>6.0
>5.0
>6.0
>5.0
>6.0
>5.0
>5. 0
>6.0
>5.0
>5.0
In
>60
>60
>60
>60
>60
tll
I Low-------- | Iligh----- I Lord.
lllrtl
I Lou-------- | tligh----- | Hoclerace.tttttl
I Lore-------- I Hl gh----- | Low.
tlltll
ttl
I Moderate--- I UoderaLe I Lou.
rlt
IModerate---|Moderate ILot .
ttl
tll
I Moderate--- | ModeraLc I l,ow.
tll
I Moderate--- | Moderate I Lou.
lll
I Moderat.e--- | Moderat.e I Hoderat-e.
I Low-------- | 1l i qh----- I l,ow.
ltl
I Low-------- | tligh----- | l,ow.
tlrl
I ModeraLe--- I Moderate
ll
I Hode race--- | Mode rat e
l,ow.
lltl
I l.ow-------- | Moderate
ll
I ModeraLe--- I Hoderate
tl
>50
>60
>60
20-40lSoft ll.ou--------llligh-----lLow.trtl
10-20ltlard lLo(--------ltllqh-----lLou.
>60
>50
>50
>60
>60
>60
I l,ow.
I
I
I Hoderate.
I
I Low-
I
nl
Eloodlng
soI} name and
map symbol
F!.uvaquenE s
43. . q4x: I
Forelle---------- |
I
Bro$rnEfo--------- |
I
43, 46, 47--------l
Eorsey I
I48---------------- |
Fughes
49, 50------------ |
Goslin I
I
51,52,53--------l
Gothic I
I
s4---------------- I
Crotte
55r:
Gypsum lan<i.
Gyps i o rrh id s---- - |
I
56,5?------------l
fpson I
IsB---------------- |
I rrawa<ldy
s9, 50, 61, 62----l
Iyers I
I
63.64------------l
Jerry I
I
65*, 56r , 61*: I
Jerry------------ |
I
Ml I Ierlake------- |'t
6B---------------- |
.tode ro I
ll
Frequency I Duratlon I
tltlll
I None-------- |
ll
I None-------- |
ll
I None-------- I
tltl
I None-------- |tlll
I None-------- |tltl
I None-------- |rltl
I None-------- |
I None-------- |ll
I None-------- |
llydro-
logl c
group
D
n
B
B
c
B
c
B
c
R
B
D
I1
I
Sce footnote at end of
rl
llc lNone--------l
tl
ll
D I None-------- |It
llC I None-------- t
tlrltl
I None-------- |
ll
I None-------- |
tl
I None-------- I
tlll
tabl e.
I occas lonal-- | Brte f----- | Ma r-Sep I 0. 6-2.0 | Appa rent I l'lar-sep
tAD!E to._-JglL ANU iAIEA !BArV^EJ--LutlLrllugo
rll
Months I DePrh I Ktnd Irlt
>6.0
>6.0
>6.0
>6.0
> 6.0
> 6.0
>6.0
>6.0
>6-0
>6.0
>6.0
>5.0
>5.0
>5.0
>6.0
I ttigh saEer table I rock I Risk of corrosion
PotenLtal I t
frost lUncoated lConcrete
act,ion I sleel I
lll
I l.ow-------- I tt l9h----- | Low.
ttl
I t,ore-------- | Hi gh----- | Low.trl
| ltoderaLe--- | lli 9h----- I Hoderate-
tlltll
lModerate--- lModerace I l.ot{.
trlrll
I l.ow-------- I lli gh----- I Low.
o'(,
(DJ
ao
EU'
L
3
-o
Pooo
O)
o_o
I
Monehs I
I
I
Depth I Ilard-
ness
In
I >50
>60
>60
>60
>50
>50
>50
>60
tl
I 10-40 I sofc
I
>60 I ---
Itl
| 20-40 | llard
tlrl
I 20-40 I soft
I
t
I
I tttqh------- | tligh----- | Lou.
tll
lltl
I Moderat e--- | H iqh----- | Low.
tll
lll
l Low-------- l lligh----- I Lotr.
I Low-------- | tlrgh----- | tl igh.
lll
I Moderate--- I lltgh----- | Moclerate -
tll
rll
| !{oderate--- I lli9h----- | Lor.rlltll
I Moderate---l Hoderate I LoH.
tll
>60
tll
I ModeraLe--- | lllgh----- | Low.
rll
lll
tll
I Mode rate--- I ttigh----- | Los.
tll
I Moderate--- | lligh----- | Lou.
lll
I ModeraLe--- I tllgh----- I Lor -
lll
>60
>60
>60
tltltlll
I
I-l
I
I
TABLE t6---SOIL ]lND WATER FEATURES--Conelnued
SoiI name and
map symbol
llydro-
Iogic
group
Floodlng I High uater table I Bedrock I Rlsk of corrosl.on
lt
Frequency I Duraclon lMonEh8tt
rtt
Xind lHont,hs I Depch I tlard-
I I Iness
Pot.ent.lal I I
frost. lUncoated lConcrete
acLlon I sLeel I
tl
I Dept.h IIt
94*,95*:tlorval----------- I
I
96, 97, 98, 99----l
Soulhace
l00r: I
Starley---------- |
I
Scarman---------- |
I
101r,102i,103r: I
Tanna------------ |
I
Pinel I i---------- |
I
104r: I
Torriorthents---- |
I
Camborrhlcls------ |
Rock out.crop.
105*:
TorriorLhenLs---- |
nock ourcroP.
I06*:
TridcIl.---------- |
I
BrownsEo--------- I
I
t 07r, 108r, 109r, I
110t:. I
Uracca---------- |
I
I
I
I
Merqel ---------- |
I None-------* |tl
I None-------- I
tltl
tl
I None-------- |
ll
I None-------- |tltl
I None-------- |
ll
I None-------- I
rl
I None-------- |
ll
I None-------- |
I None-------- |
I None-------- I
ll
I None-------- |
tltltt
I None-------- |
ll
I None-------- |
tl
I None-------- |
tl
I None-------- |tl
ll
I None-------- |
n
R
R
B
R
ll
RI I 1---------
vandamore
1 r2--------------- |
W<rodlra I I
Woosley I
I
qaa F^^th^ta rr a6.l ^f
I
I
FL
>6.0
>5.0
>5.0
>5.0
>6.0
>6. 0
>6.0
>5.0
>5. 0
>6.0
>5.0
>5- 0
>6.0
>5.0
>5.0
>6.0
In I
I
I
>50 I ---
I
>60 I ---
I
I
I
8-20 ltlard
I
6-20 I tta rd
I
I
120-40lsoft
>60 I ---
<ho(D
f,
o
Eac
3
(D
9'
oo6
OJo"o
4-30 | Hard
tl
I 15-60 | ---
I
I
I
I
4-40ltlard
>60
>60
>50
>60
rll
l Mode raLe--- | tllglr----- | Lou -
tll
I Low-------- | Iliqh----- I l.ou.
tlltrl
lll
I Lou-------- | ltl9h----- | Low.
tll
I Moderate---l lllgh-----l Los-
tlltll
I Los-------- I Hiqh----- | Lorr.
ttl
I Los-------- | High- ---- | LoH.rllrtl
I Low-------- | tl igh----- I l,ou.
rll
I Low-------- | lli gh----- I l,ov.
tl
lltl
tl
I Mode rate--- | tligh----- I Hode rate.
lll
ll,loderace--- | lll gh----- | Low.
tlltll
lll
I l.ow-------- I ll I qh----- I Low.
tll
I Moderace--- | Moderate I I.oH.
rl
ll
120-40lllard lHoderace---lModeraLe ll,oH.
ltlttt
120-40ltlard lLow--------lModerare lLow.
lllll
tllll
120-40lllard lHoderar-e---llligh-----ll,ow.
llrllttlll
I
I
I
I
I
I
I
I
Aspen'GYPsum Area, Colorado
?.ELA TO.--3UILD:NG S:TE DEI.IELC?IE}T:
lsometernst,ha:ciesc:lberestr:cf,ivescilfea.-u:esa;edef:ned!r:LheGiossa:y.SeeEex:fcrceflnj.'.rc::scf. nsiiqhi,n.ncdera:e,. a:c nse,re=..' Ab;;;;;-lf-"" ""t'v i";;;:;"-t;"t-t:'t"-'"1:' uas c'c3 ra"ec' The
infcinal,!c: !:: rnls t abte l:.<i!ca".r a'li"I"II-;;.-;":.-i "l"elti"- bui cices noi el'in':ra:e t;re neeci f o: cns:tt
lnvese iga: i'on)
Sc:l nane anc
nap sY:nbo I
Sha i icw
excrva: icns
Dre I I !:tgs
basene:,i s
Dxe - l:ng s
,.1-L
basene:iis
cart:ne:::a-
bui ).d:':.gs
Lcca:3cais
a:.d s: :eec s ia:",dscapir
1l
1----------- lModera'-e: lSeve:e:t;::.. I uio claYeY' I shr:nk-sweii'
nv_ve
1 I
1l
,----------- I Seve:e:"o"="" I sroPe '
I
I1l
r----------- ll4oce=ate: lSeve5e.:
';.;";------ i';;;-"i"v'v ' I si"rink-seerL '
1l1l
{----------- lHocie:a:e: lSeve:e.l
Acre€ ttoo-tttYtY' lgh:llk-s';ell'
I slope' t
l!,{-cde:a:e: lSe'Je:e:
i':h;l;i-"".1i' i s:'r:::l<-seell'
lSe're:e :
I shr!;:k-sxeil,
I sfoFe.
I
t.
I Seve:e:
I shrirk-srelL,
I sIcpe.
I
lSe're:e:
s lope,
I
I
I l4ode rai e i
I slcPe,
I Seve:e:
I slcge.
I
I
I Seve re :
I sloPe,
i !a:ge 5:.:es'
I
I seve re :
I Cepih ic :ock'
rock. I siope '
I
I ss:1:1k-suei!. I sioPe'
lr
I Seve re :
s;:r:ik-s,re!i,
sicpe.
!
I
lSe're:e:
I shrlnk-swell',
i slcFe,
I a:ge
, Se,/e:e:
r slcpe,
i de;: r. t:
I
I
I S€.,/e re :
I slrrink-seel'I '
I
I
I
r Seve:e :
I s::::.k-s'lell'
lSe're:e:
lSe,,fe!e I
i Iow si:engih,
I snr:.nk-see1l '
I
I Seve re :
Iou sirengch,
s ), c.ce,
s::: irk -swe I I '
I Seve:e :
I low sireng--h, I
I shrink-sxell ' I
tt
I seve:e:
I }or sl:erg:h,
I sh:!nk-see1L '
I
I Severe I
lox s::e:.9:h,
s1cpe,
sn=lrk-sleli.
I MoCe:a:e:
I s't'.:!n.k-seeLI.
I
I
I Seve re :
I slope.
I
I
I Seve:e:
I slcPe.
I
I seve:e:
I s!oPe.
l
I
I Seve:e:
I slo?e.
I
I Seve:e :
I sIcPe.
I
I
I
I Mode rale :
I large sicnt
I
I
I Seve re :
I sLcpe.
I
I
I
lsiight.
1l
5----------------- i s i -qttB--------- I Mcc€:3:e :
"it^, ! lshrink-s''relL'
1l1l
I Seve re :
I s lo.;e '
I
I
lseve:e:
I sloPe.
I
lSet/e !e :
r ^: ^-aI ' -si! '
I
I
I Seve:e :
I sioPe '
I
I Seve:e :
I -l ^-6I -r-Y-'
I
I Seve re :
s:ones. I s1cPe,
I !ar;e s:c:'es '
I
i
r <6.:o -o !
s:.nes, I sloPe.
I Ia:;: s--:'es '
I
i----------- I S€vere:'o.="" I slope '
I
I
l----------- I severe:
Ai::ry I siope'
I
8r, 9i: I
Aasel------------ I severe :
I sIoPe '
I
Aev!k------------ t Severe :
I sloPe'
I
16', llrl I
A.rvik------------ | severe !
I sloPe'
I
si<ylick---------- | Severe I- | sloPe '
I
e! . -- r ^,--------- i Seve:e :rrr9trriY I Iarge
I s !o-oe '
I
12r r I
Arle------------- i seve:e :
I Large
I s I'oPe '
1l
A.:.sa:i----------- i Seve:e; i Seve:e:
I celiL :c ::ci<' i sl;Pe'
I slcPe ' I ceP:-' i'
ii
See fco'-nc:e a: e:i ci ia:le'
lshrir'l<-s'reil,
I sioPe.
I
1li - r r ^r---------- IMcd€=ace !
i sh:!nk-seeii'
1 I s:o'ce '
1l
I Severe:
I slope.
I
I
lSe,re:e:
I slope-
I
I Seuere:
i sIoPe.
I
I
I Se're:e :
I slcge.
I
ISerere:
I sloPe'
I
I Seve:e:
s 1o-oe,
1a: ge
, aa',6 -e !
I r-v-Ye t
i
I
I Seve:e:
I sLoPe '
I
I Seve:e :
I sLcpe '
I
i seve!e:
I -l^-6I r_sJet
I
, 46.16 -a .
1 sioPe '
I
I Seve:e i
i -l ^--
s::ies. I la:;e s:3:'es
lYc<ie:ale I
I sioce.
I
I
I Seve:e:
s1:pe.
I S llghl .
I
I
I
I Seve:e:
I siope '
I
I
I Seve:e:
I slcpe.
I
I Severe:
I sicpe.
I
I
I Severe:
I s lc.oe .
I
I Seve:e :
I sLope.
I
lSe'/ere:
I Seve re :
i -l^--i -:vee'
s:ci.es. I )"a:Ee s--c:les '
I
| 3evere:
I ce?r-h Lt tcck '
rccl<' i sla-oe'
I
I Seve re :
1::ge s:cr.e
s lcpe '
lse','e:e:
I La:ge s:cie
t sicPe.
I
I Seve=e I
lslc.ae,
i ch:r. IaYe:'
I
I
194
Soil nanre andreap syrabol Shallow
excavat i.ons
f E!:
Soil Survey
S ITE DErEtOp!€NT-_Co::t lnued
Dreil:ngs
h'i. t hcu r
ba senen ! s
I
I
J
II
34---------------- I
Dwe 1: i.gsx:th
bas ere::! s
S:na i 1
cc:r"l.ercia.l.Lcca] roais
aid sireets I-at;:s and
1 ancs cap ingiru i lcl ings
EmpedraCo I s:19h:
I "i;;::'' l"':i:;::"' ruod".":., Ir"u..", ln-.- i
I i vavve' I srope. i-;r;;"-: l"i9:::t"r lModerare:Brownsto---------1r",".., l_^.-- j j "vPs' I siope'
I :i:- siones,
I Moderate:
large sio:tes. I 1;;;;'st caes. I sicpe,| ' ' I rarge sicaes. I slcce, ravusra'e: lSevere:
I slope.
I
I----::--:---------lnoo"",.-. l. ' I "i;;;:''
rrroser'te: lModerate:Empedrado i-;i:;"":"' ruoderaie: l*"o.,"_.., lr.;";, i":::::-
aciio:i. r la:se slones.
I -"-' I slope. r s:.cpe. - I srcpe. ;..:f::^are: lvod"rate:36----------------i.- , I i-'""' l:l'o:, ii.-;;-i-o.a."J"--------l':r;;:: i':r;:: 1,",,",", 1."u",", i.^'::::'"""'"' i ;i#:- stcnes'
3]:--------- 1r",.,-. 1
"""'' I slcpe' I "1;;;. is:Y::": lsevere:
,::: --i""::t i':r;:: l':ffi:, l";;'"' i.""0' I "r'pe
4vansEon I 19ht---------irtrsi,,- | I "t"o;: ;':[;:: it:l:;::
I ____lsLrshc_
i.tron._________ 1",, , r
{::--------------_1... | - islc-se. ;-.---' r":Y:::' Isevere:F'Iuvaquenls i":tfj::: ""*, j;j*:j,,, i..,iiiii",, i,i**,"", i,il;, r;:;I r+eI r '. toeiness. r".rnu""l, ili:lli:: t""iiJ"r.43r: I i I
rwecness
lfioocirng,-o^.-,r^ I I i i i frosl actlon,ForeI Ie-----_____ i roo"."a.,l...ilr
; -:.:_=,- = ,. I }iode ra E e !r cu:banks cave. I .!.1 6--1.. t I I sJ'ope.lModerate: i".,,--^. I Islope. ;-;i;;.""' lsevere: luocierare, ,I i-;i;;: l,:i:;::", l,:s:ii.:ismaLl stcnes,44*: I i i t ; I drous'nry,
Foreile-----__--_
l ruru.u,slope.
lsevere:;.^..^-tilI slope i:i;;:: l':y:::, rsevere; 1..,.,-. iBroHnsto---------lr"r^-^ i
Drope' I slope. rJevere; 15
, ..i.i^"- -- rsevere: 1.",.,-. i "rop.. l.:l:;:: l.:l:;::
:l::::'" .,',,., j-;i;;:: j':ff:; rsevere: j,.,.,.,I slope. I slope. ;-;i;:: lseveres ts"r"..,I ; I r I s).cpe. I eta*-ni:--------------_iro, t j I rsrs'pe' lslope.Forsev ;*i::;""::.".". i*i:::.".:j^_- lnoo".,=., l*"0..o.o. i.. . iiMcde:a:e, lMoC"..a.,
I l:::. action, i-i;;n. sicnes.'f;,iJ;-----------1.=rr,t, ir",,",., i.^..-- i ;;;il's!cnes I f::;: ill;!l: t i"'i" ":r slope . ;:i;;:, rseve:e:I r pe. i-;i;il; i':l:;:l js.,".., ,',.,.,.,I --vps. I slcpe. j--..--=. lSevese: lsevere:
n1.. , ------- i*o..,,... i J slope ' i "rop.. j"if;" srolr€s,
r ioo crayey. i-;;;;il_swerr. i.:;:;ff_","r,. ir:;:;:;_"..-,, ir"r.r., l*oo"=,..,I shrink-sweff, i"ii.g" s:ones,
';!'-ev=:d'e:rsllgrr---------isl:9i,..I-;^-:;,-------------isevere: l" I I ;i;;. =' I ,Goslin ;":I:'", lsevere, j.--- ! ; iI 51, or.. i
-;i;;: lsevere:
I seve:e, l. Ir lsrope. i-;i;;: l.:y:::, rseve:e:
Isee footnoce at end of tabie.
l i I s:ope. r sicpe.
I
Aspen-Gypsum Area, Colorado
TASL! LC. --tsUI:!.iNc .- l:DE'€:Cp:.€ IT - _Co r: i i :r ueqSoll nane andnap synbol Sha l.l.c.*
exca ya: i on s
Dreiiings
*!:!:cur
basene..: s
D,*el I irgswlih
oasei-,enCs
SnaiL
cciii::e:::: l Local rcaisa::d sc:ee:s - Lalns a::dl aLCs ca_c:arbu i iii::9sEt I';;;;;"--- - - -------
i
*;::':;:;",.
I
I Seve:e:
I shri..:k-sweII.
I
I
I Severe :
I Sevg5s;
I lc? s:sengr:l:,i snrl:.lk-seel i.
I
I Seve:e:
I J.cw s:reng:..:,
I Siope,
I sh:ink-seeil..
l-
I
I
IGothj.c ___ I )eve:e:
I S:cPe.
'i.;;;;-------- --- i.:,".;:,
s::: l:.lk -s ee l L,s-oae-
I Seve:e:
s lcpe,
sh:inl-s.re.l..l..
lSevere:
slope.
I Seve:e :
Cepri.! rc
s Lope .
lVcde:a--e:
I siope,
shrink-sxel.j.
I 5eVere:
sicpe.
I Severe:
i si.ope.
I
I
i Mode:a: e :
I Seve:e :
s Lope.
I Seve re :
sicpe.
I Severe:
I Seve re:
slcpe,
I Severe:
sIope.
I Seve:e:
I sIcpe,
I thin laye:.
lMcderate:
Ia:ge stones
s).ope.
I Severe:
I siope.
I
i Severe:
I la:ge sionesI s1ope.
I
I Se ve:e :
s lcpe .
I Seye:-e :
slope.
Gypsun land.
Gyps j.o:thids--___
I Severe:
de.oti: E oslcpe.
I Severe:
siope.
Severe:
slope,rcck,
I llocie ra: e :
Se,/e:e:
shrink-s.reli.
shrink-s.rell,
s J,oPe.
I Sevqsg;
rock,sicpe.
I Severe:
I siope.
I
I
I
I Severe :I slope.
I
sl:i::k-srell,
s{rpe.
I S€ve:e,
I sicpe.
I
I VoCe:ate;
I slope.
I
'f;;;;---------- -- j.:i;;:,",
s8---------------- l.lrraeadcy -------
l
t:J;;;'..
I slo-oe.ti;.fi' er' o:----ls:r#:
I
I
I
".i: -L1------------, s",,..",uerry I slope.
I
I6',5': lJerry----------_-
l' *oo.." a",I loo 6!6y6y.
lil I I er take --- --__ l r r rrn,
shrink -sae I 1,slcse.
i Seve:e:
shrtnk-s.reIj,
s lc,!e .
I Sevese:
I shrink-sue1l.
I
lYcderate:
shri.nk-swei l. .
| 5evg5g 3
s::rink-srel1,
s : opa,
I Severe:
I slope.
l
I Severe:rock, I slope,
I
I Severe:
I Severe:
I shrink-seeLL.
I sJ.ope.
I Seve:e:
I siope.
I
I Severe:
I deprh roI slope.
I
I Se ve:e :
s lope,
shrj.n.k-seel.L
I Se ye:e :
s J.cpe,
shri:rk-seeli.
lSe.re:e:
s:::ink-sxell.
I Se ve:e :rcck, I slope.
I
I
I Seve:e :
shrlnk-see i I,rLo^ce.
lor s::e::g:::,
3!o.ce.
lSe'1656 ;low sireng:::,
s 1o^oe,
shri,nk-swell.
iSe',fe:e :I low sEreng:c,I s::rink_sleII -I Mode :a:e :I ilcCera:e:shrick-s,*ei I shrir:.\-s,ae I I .!6" 6?,:Je:ry-----___-__-
i r"r"r",i-;i;;: l.::::_".: ,,",u.u,shrink-s.*eLl, i
-;:;;;I I -*r-'r'(-sle::, I s.; lslcpe. 'i..-:i:;
lll I le rlake-- -- --- l r.r"r",i-;i;;"=: l':I::.' r,",,"=",
i
See foc;.no:e aa enC of cabLe,
li:ode:a:e:
s:::ink-swel.l,
.lo',r s--renqih.
I Seve re :I Icw s:re:g::,I s:cpe,
I sh:i:rk-s*ell.
l
I Seve:e:
I slc-ce.
!
l:lloCe:a:et
I f .r;s: ac: jon.
I
I Seve re :i sicpe.
I
I
i
, Seve:e:
I sicpe.
I
is1l.ghr.
,
t
l
lsl.igh:
I
I
I
I
ilrlil
Aspen-Gypsum Area, Cotorado
TA"3LE 1c.--aJ:LD;]rG S--=
88':
Moye:scn---- - --__
cutba::k s
s iope .
I Se.re re :
depih eo
s.l,ope ,
I Seve:e:
cave, I slope.
I
I
I
I Severe:
rock,
Strai L
ccnne:c I a.l.
bu: Lci.::9s
i
I
I Severe:
I sn:::k-saeli,
I slcpe.
i
i
i
i,ocal roadsar.i s::ee:s
I Seve=e:
s lcpe .
I Se ve:e :loe s;:e::g::,
s lcpe,
sh::lk-seeLl.
ll,lcderate :
slcpe.
frcs: ac::cn,
lSe'rere:
s-cpe.
i}loce:a:.e :
He:!:ess,
fj ccC i:g .
lSe.re:e:
depth co reck,
s1ope.
larx5 s^:
I a.':cs ca-c:ng
i Seve:e:
r s-ape.
I
i Sevese;
i slo.re,
i e.: i:: I a7e:
i
lVoCe:a!e:
I sLoge.
I
I Severe:
I siope,
I
I
I Mode:a:e :I l,ct:1ess.
I
i
I Severe:
I smaIl stoaes,I slo-oc.
I
i
I Severe:
I large sio!:es.
I
I
i
ll.'i;ie:a:e:
sIcpe.
I Sevese:
I !aige siones,I sIcpe.
I
I Severe:
I slope.
I
I Seve re :I i:ouglcy.
I
I Seve:e:
I <iscughiy.
,
I
i Seve:e ii Crcugi:iy,
I s1cpe.
I
SoiL narae arc
naP sTrboj Sha l. L o,*
eXCava: icns Dwel i lngs
rr::hou !
basenen:s
Rcck ouEcrcp.
!4usse]cut baik s
shri.nk-sreil,
s lope .
s iope,
Iarge s'"cnes.
IModeracel
Seveae:
Ce-cEc ic rcck,siope,
si:ink-silel1.
.1s..s. I curbanks cave. I .Io;;._. ;-:;:;.":",l1r:l
',i;;;;;-----------j'x;inr"
".,", i':;::, is",".",
IsloPe. -'i ..""'' Isl'oPe't'il92--------------__ ir. I IRed;ob --;"ilff:;*.
..,,", lr;fi;;;_- rse,ze:c:
I weicess . --vvqtng. I flooding,
| : I re!:ress,93------------____ i"" I IRose!.- i":::;:'.- - lsevere: tse,/e.e:
'i;;;;;-----------i'r;::,- --..- 1"o0".".u, lMod".":",
::i:: ." ro"k, i "r.p.,"iI;;.rv
rwLA'i i;lli'.^ -^^.. I iepch tcdepEh ro rccr.i ;i;;;.
94 i:
Showalter-----___I Mode:a:e !
I too cLayey,I Moderate:
I shrink-sweLl,
I
I
I Seve:e:
I slope,
I
I
I Severe :i slope.
I
I
I Severe:
I f!ooding,
I
I
I Seve=e:
rcck, I slcpe,
I depuh tc rcc:<.
I
I
I Seve:e:
I slope.
I
I
I
I MoCerate:
I slope,
I la:ge s:ones.
I
I
l!!cde:aie:
s lcpe,shrink-seeii.
I Severe:
slcpe.
I Seve:e:
I sIope.
IYcde:a:e:
ia:ge s: c::es .
I Ycce:a: a :
s - cpe,
Ia=ge s..cnes.
l 5e !/e:e :
I Mcde ra 3e :
lsJ.ope,
l f:ost accio!:,I shrini-swel-I.
I
I Moie=a:e:
I J.cu stre:rg:h,
I sloge,
I frosu act.lon.
I
I
I Seve:e:
I slope.
I
I
lSe,zere:
I sIope.
I
I Vaoerate :i Jarge s:cies.
l!t"du="au,
l sLope,
I la:ge s:oi:es.
I
I Seve:e:
I sIope.
i
I
J.arge s:ones,
s Iope ,
Morval--------___
I Mod"."t" ,
I sIcpe,
I
I
95*: IshowalEer-------- i r"u... ,I sIope.
I
IV^-.-- t ----- I Severe:
I slcpe.
I
':--.------- rMoc"r"=.,)ou:nace I larEe s:ones.
It]---.------- t!,!"ce:a:e:souehace I }a:ge slcnes,I slope.
I9l' 99------ ra"r"..,rcu.-hace I slope.
I
I
See foolnaie at e:id cf table.
sh:ink-sweI1,
s lope .
i seve re :
s lc-:e .
I Se're re :
s -cpe .
I Seyere :
I sloce.
!
I Voie:a: e :
i Il:;e s:cies.
i
i Seve:e Ir s ]c-ce .
i
I
iSeveie;
i siope,
i
I 5eve:e:
s icpe .
lSeve:e:
s icpe ,
lMocera:e:
I large stcr.es,
I
ll,loCe:a;e I
slcpe,
Iarge s:cces.
lSevere:
s1ope.si.cpe.
lY/
Dre i i lngsb::h
basene:.:: sri87at ; I I
200
Soil Survey
Soil name and
map symbol Shal ]ow
excava t i cns
Dwe I I lngs
rri thout
ba sement s
Dwel I ings
wich
basernen ! s
S,ra I L
ccmnerc i.a I
bu: Idrnqs
Local roacis
and streeis Lawls o^r
t ana"
"
allie
I1fr.
t-
I
I
I Severe:I sIope.
I
I Severe:
I slope.
I
I Severe:I slope.
I
I
I
I
I Seve re :I slope.
I
I Severe:
I sIope.
I
I Severe :I sJ.ope.
I
I
I
I
I Severe:
I slope.
,
I
I
I
I Severe II slope.
I
l-qevere :
I slope.
I
I Severe I
I slope.
I
I-
I
I
I Severe:
I sIope.
I
I Severe:
I sIope.
I
I Severe:
I slope.
I
Ca 1 I lngs--------_ I S",. r. ,I slope.
I1.18--------- ts.,r..",:ouga I slope.
I1-i?::------- ts.'ru.",Zlllman i slope.
I Seve:e:
s lope .
Severe :
slope.
, See descriptlon of t.he map unit for composLtlon and behavior characteristics of the map unil.
t
TA"tsLE 10.--BUILDING SITE DEyELOpI€NT-_Conr,:nued
GRAPHIC SCALE IN FEETi INCH _ 1S FEET
fl1"[53"::,"#,, ef]] perce nt s,o pes* I";[[fri*l{itrf:;l;":":{fl .ercen, s .pes
II_JI;
/E/H
ffi