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HomeMy WebLinkAbout1.0 ApplicationkMAtl!_1 • cw.I E C) (;OUN`i :Y XX i,'a Sketch 1 n — ---- -- Preliminary Plan Final Plat SUBDIVISION APPLICATION FORM SUBDIVISION NAME: WESTBANK RANCH FILING #4 RESUBDIVISION WESTBANK RANCH #1 LTD OWNER: ENGINEER/PLANNER/SURVEYOR: JEROME GAMBA & ASSOCIATES, INC. 35 65 89W LOCATION: Section 1&2 'township 75 Range_—_mg WATER SOURCE: WELLS - COMMUNITY SYSTEM SEWAGE DISPOSAL METHOD: INDIVIDUAL, ON LOT SYSTEMS — PUBLIC ACCESS VIA: GARFIELD COUNTY 109 ROAD EXISTING ZONING: EASEMENTS: Utili�y Ditch PLANNED UNIT DEVELOPMENT POWER LINE (2-to13EL'T'SZ3 TOTAL DEVELOPMENT AREA: (1) Residential Single Famiy Duplex Multi -family Mobile home (2) Commercial (3) Industrial (4) Public/Quasi-Public (5) Open S ace/Common Area TOTAL: PARKING SPACES: Residential 4 Commercial Industrial______ Number 98 NONE NONE NONE Acres 187.72 Floor Area Acres NONE sq.ft. NONE sq.ft.__ TANK LOT ROADS 285.08 JEROM OAtABA & ASSOCIATES, INC. CONSULTING ENGIP ^ERS & LAND SURV:tYtS 800 COL ':iADO AVENUE PO. BOX 1458 GLENWO^D SPRINGS, COLORADO 81602-1458 FHONF (303) 945-2550 FAX (303) 945-1410 PO. BOX 4808 PAGOSA SPRINGS, COLORADO 81157 PHONE (303) 731 - 5743 WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING #4 RESUBDIVIS L)N OWNER: WESTBANK RANCH #1 LTD. GLENWOOD SPRINGS, COLORADO ENGINEER AND PLANNER: JEROME GAMBA & ASSOCIATES, INC. GLENWOOD SPRINGS, COLORt.DO SUBMITTED TO THE GARFII:LU: COUNTY DEPARTMENT OF DEVELO'-' AEF i !PLANNING ON 15 MARCH 1993 0 6085 LOCATION MAP WESTBANK RANCH P.U.D.-FILING #4 SUBDIVISION SCALE: 1 inch = 2000 feet JEROME GAMBA & ASSOCIATES, INC. CONSULING ENGINEERS & LAND SURVEYORS WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING #4 RESUBDIVISION In accordance with Section 4.12 of the Garfield County Zoning Resolution of 1978 and amendments thereto through 14 October 1991, the owners of the WESTBANK RANCH PLANNED UNIT DEVELOPMENT desire to modify several provisions of the plan. The modifications are being proposed because it is felt that the multiple family lot concept is no longer in keeping with development that has occurred in the general area. Additionally, the difficulty in permitting and constructing sewage treatment facilities which would discharge to the Roaring Fork River has caused the construction of a central sewage collection system to be impractical. The modified concept provides lots with sufficient space for a large single family home and onsite sewage treatment facilities to serve it. The lots are configured to take advantage of the natural views of the area. The The development layout includes common open space which will be dedicated to the homeowners association. The proposed modifications to the current plan are as follows: 1. Dwelling Type and Number The current plan contains 10 fourplex lots, 10 duplex lots and 38 single family lots for a total of 58 lots with 98 dwelling units. The modified plan contains 98 single family Tots for a total of 98 dwelling units. 2. Lot Size The current plan contains lots ranging from 0.44 acres to 1.94 acres, with 36 of the 58 lots being less than one acre. The modified plan contains lots ranging from a minimum of 1.0 acres to 15.0 acres, with the majority of Tots in the 1.0 to 2.0 acre range. 3. Site Plan The current plan calls for 81 dwelling units on the upper bench and 17 on the lower bench. The modified plan (see map) calls for 91 dwelling units on the upper bench and 7 dwelling units on the lower bench. JEROME GAMBA & ASSOCIATES, INC. SKETCH PLAN PAGE 1 CONSULTING ENGINEERS & LAND SURVEYORS 4. Domestic and Irrigation water Supply The current plan anticipates expansion of the existing water system which serves Westbank filings I through III. The modified plan anticipates a system separate from the existing Westbank system, with water to be supplied from new well(s) to be drilled and augmented with Ruedi Reservoir water. A total of 64 acre feet of water is to be purchased from Ruedi Reservoir for the needs of the development. In addition to the domestic water storage and distribution system, an irrigation water storage and distribution system is proposed. Sufficient irrigation water will be provided to a'low for each residence to irrigate up to 10,000 square feet. Fire protection storage and hydrants will be incorporated in the domestic water system. Documents related to the purchase of water from Ruedi Reservoir are attached as APPENDIX B. 5. Sewage Disposal The current plan anticipates the construction of a central sewage collection system and treatment plant. The modified plan anticipates the use of individual, onsite sewage treatment and disposal systems. Each lot will be designed to accommodate the space necessary for a leach field disposal system as well as space for a second, "replacement" field. 6. P.U.D. Zoning Regulations The current P.U.D. zoning regula.'ons are attached in APPENDIX C. The modified plan anticipates changing the regulations to read as follows: Section I. A. To carry out the purposes and provisions of the Garfield County Zoning Resolution, Garfield County, Colorado and, particularly, Section 1.04 of that title, as amended, the Westbank Ranch Planned Unit Development Zoning District is further divided into the following Zone District classifications: R/S.F. - Residential Single Family District O.S. - Open Space B. The boundaries of these Districts are illustrated on Sheet 2 of the Westbank Ranch P.U.D. and Filing # 4 rlesubdivision Sketch Plan map. Section II A. Uses, by right. One Single -Family dwelling per lot and customary accessary use including buildings for shelter or enclosure of small animals or property accessory to the use JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS SKETCH PLAN PAGE 2 of the lot for single-family residential purposes and fences, hedges, gardens, walls and similar landscape features. B. Uses, conditional None C. uses, special None D. Minimum Lot Area One acre E. Maximum Lot Coverage 15 percent F. Minimum Setback Front yard 25 feet Side yard 10 feet Rear yard 30 feet G. Maximum Building Height 25 feet H. Off -Street Parking Four (4) off-street parking spaces or one (1) space per 600 square feet of living space floor area, which ever is greater. Section III Except as hereinabove provided, and except for the following sections of the Garfield County Zoning Resolution, all provisions of the Garfield County Zoning Resolution shall be applicable to the Westbank Ranch P.U.D. Zoning Districts. The Sections of said Zoning Resolution which shall have no applicability are as follows: Section 3.00 through 3.11.09. 7. Roads The primary road through the development will be designed and constructed in accordance with the standards for a MINOR COLLECTOR road and the remainder of the roads will be designed and constructed in accordance with the standards for SECONDARY ACCESS roads as defined in Section 9.35 of the Subdivision Regulations of Garfield County, Colorado. 8. School/Parks Dedication In accordance with Section 9.80 of the Subdivision Regulations of Garfield County, Colorado, as amended, the Westbank Ranch P.U.D. owners will cooperate with the Board JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS SKETCH PLAN PAGE 3 of County Commissioners to appropriately compensate the county for the reasonably necessary public facilities, in the nature of schools and parks required by the future residents of the P.U.D. 9. Phasing The current plan anticipated the development of the project in two phases. The modified plan proposes to develop the property in a single phase. 10. Adjacent Property Owners The property owners of adjacent land, of record in the office of the County Assessor, as of 8 March 1993, are listed in APPENDIX A. 11. Acreage and Dwelling Unit Summary ACRES DWELLING UNITS Residential/Single Family District 187.72 98 Tank lot 0.80 0 Road Right -of -Way 18.36 0 Open Space 78.20 0 TOTAL 285.08 98 GROSS DENSITY NET DENSITY OPEN SPACE PERCENTAGE = 27.43 0.344 DWELLING UNITS/ACRE 0.522 DWELLING UNITS/ACRE 12. Homeowners Association A homeowners association shall be formed at the time of final platting of the P.U.D. modification and Resubdivision. The purposes and powers of the association shall include: 1. To promote the health, r .=.fety and welfare of the owners of real property within the P.U.D. 2. To enforce all covenants including provisions for architectural control. Covenants To further assure the development and continuation of the Westbank Ranch P.U.D. as a high quality, rural residential area, protective covenants shall be recorded along with the final platting of the P.U.D. These covenants will be the same covenants on file for the Westbank Ranch Subdivision Filing No. 1 except for references to "Filing No.1" and also JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS SKETCH PLAN PAGE 4 excepting paragraphs 14, 15 and 18 in Article V. A copy of these covenants are included in APPENDIX D. 13. Legal Description The legal description of the boundary of the Westbank Ranch P.U.D. Modification and Filing #4 Resubdivision is included as APPENDIX E. 14. U.S.D.A. Soil Conservation Service Soil Information Soils information from the U.S.D A. Soil Conservation Service about the subject area was copied from the document "SOIL SURVEY OF ASPEN -GYPSUM AREA, COLORADO, PARTS OF EAGLE, GARFIELD AND PITKIN COUNTIES". This information is included in APPENDIX F. 15. Anticipated Sources for Electric, Natural Gas, Telephone and Cable T.V. Services It is anticipated that electrical service will be provided by Holy Cross Electric Association, that natural gas service will be provided by Rocky Mountain Natural Gas, that Telephone service will be provided by U.S. WEST Communications and cable T.V. service will be provided by TCI Cablevision of Colorado, Inc. 16. Engineering Geology At the time of the processing of the, existing development, and engineering geology report was prepared by Lincoln DeVc,re, soils engineers. This report is still valid and is on file in the office of the planning deparyment. By reference, this report is made a part of this submittal. 17. Drainage The road system serving the development will cross a number of major drainages. Drainage structures for these crossings will be designed on the basis of computer analysis of the drainage basins which they serve and on a 25 year frequency storm event. Calculations will be prepared to determine the excess of historic runoff from a 100 year storm event and retention structures will be created to limit discharge in excess of the historic runoff. SKETCH PLAN PAGE 5 JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS Sc LAND SURVEYORS APPENDIX A ADJACENT PROPERTY OWNERS JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS ADJACENT PROPERTY OWNERS MAP 35 - FILING 1 LOT 22 Ehlen Family Trust 30131 Saddleridge Drive San Juan Capistrano CA 92675 LOT 23 John & Dolores Huebinger, Jr. 0235 Oak Lane Glenwood Springs CO 81601 LOT 24 David & Pamalyn Lax PO Box 8374 Aspen CO 81612 Lot 25 Richard & Diane Neville 0105 Oak Lane Glenwood Springs CO 81601 MAP 2 - FILING 1 LOT 26 James & Shirley Brown PO Box 457 Glenwood Springs CO 81602 LOT 27 Mark & Mary Anne Gould 0041 Oak Lane Glenwood Springs CO 81601 LOT 28 John & Constance Cooper 0029 Oak Lane Glenwood Springs CO 81601 LOT 29 Steven James & Marilyn Davis 0831 Westbank Road Glenwood Springs CO 81601 LOT 30 Michael Shobe 0481 112 Road Carbondale CO 81623 LOT 31 John & Marisa Bell PO Box 506 Carbondale CO 81623 ADJACENT OWNERS PAGE 1 MAP 2 - FILING 2 LOT 1 Thomas & Joyce Ball 0701 Westbank Road Glenwood Springs CO 81601 LOT 2 Roger Willbanks PO Box 5793 Denver CO 80217 LOT 3 J&M Investment CO Attn: George McGill 190 Del Mar Shores Terrace, Unit #75 Solana Beach CA 92075 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 Glenn Bartyn Victor II 0607 Westbank Road Glenwood Springs CO 81601 Ronald & Mary Lynn Fuller 0575 Westbank Road Glenwood Springs CO 81601 Bronwyn & Douglas Kelch 0543 Westbank Road Glenwood Springs CO 81601 Jeffrey & Nancy Carlson 0507 Westbank Road Glenwood Springs CO 81601 Ralph & Marguerite Jones 6202 Maiden Lane Bethesda MD 20817 J.E. & Sebrina Hoffmeister 439 Westbank Road Glenwood Springs CO 81601 Frank & Astrid Brown 0409 Westbank Road Glenwood Springs CO 81601 ADJACENT OWNERS PAGE 2 LOT 11 LOT 12 MAP 2 - FILING 2 (cont.) Dennis & Terrie Drake 0377 Westbank Road Glenwood Springs CO 81601 Ronald & Bonnie Radtke 0345 Westbank Road Glenwood Springs CO 81601 MAP 2 - FILING 3 LOT 1 Steven & Barbara Thompson PO Box 1871 Glenwood Springs CO 81602 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 Edward Gantner 2750 Barnard Street Indianapolis IN 46268 Duane & Joyce Allbaugh 5387 154 Road #85 Glenwood Springs CO 81601 Warren & Ada Wright 0203 Westbank Road Glenwood Springs CO 81601 Steven & Betty Randol PO Box 2018 Glenwood Springs CO 81601 Robert & Marie O'Donnell 0091 Meadow Lane Glenwood Springs CO 81601 2395-111-00-064 Bottom Area of Map 2 Deer Park Properties Attn: Richard Martin 13112 Hwy 82 Carbondale CO 81623 ADJACENT OWNERS PAGE 3 MAP 2 - FILING 3 (cont.) 2395-034-00-966 Bureau of Land Management PO Box 1009 Glenwood Springs CO 81602 LOT 7 MAP 1 - FILING 3 Thomas & Clydette Matheny 0086 Westbank Drive Glenwood Springs CO 81601 LOT 8 Trustee of Lydia P. Morgan Morgan Trust Dated June 14, 1989 0114 Westbank Road Glenwood Springs CO 81601 2395-122-00-067 James Rose PO Box 1240 Glenwood Springs CO 81602 003 Robert Trout 880 Nile Street Aurora CO 80010 2395-01-00-037 Westbank Ranch #1 Ltd. 0235 Oak Lane Glenwood Springs, CO 81601 ADJACENT OWNERS PAGE 4 APPENDIX B WATER SUPPLY DOCUMENTS JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 681/1 airturgeld .ititon,w at Ao-, ,F•,,--.1•441,14‘14,11lise 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 March 1, 1995 Jerry Gamba 800 Colorado Avenue Glenwood Springs. CO 81601 • In re: Westbank Parch tiling #4 Dear Jerry For your reords please be advised we are c acre-feet with Ruedi Reservoir as per atta Westbank Ranch Filing IV. I have also enclosed a copy of Exhibit A and Exhibit B of.the Water A July 27. 1992 in which there is a 34% share property. These water ricihts are available development for filing. IV. If you should have any questions assistanCe don't hesiLate to call. i rides t r eo a rds Billie G. Burcl or - _2(900 Jima ./(Aienue, dude 107 0 & 63, &krzwood ontracting or 64 lied letter for for your records raement recorded of the detailed for use in the require further 4Wh94; 6' 6 8/62> fani#lat Addetw &_Oyyre4.sional ante/- 97464o17e: (80q),94/6-6191(9 (c90(.3 ,946"-V6 LEAVENWORTH & LOCHHEAD, P.C. ATTORNEYS AT LAW LOYAL E. LEAVENWORTH JAMES S. LOCHHEAD SHERRY A. CALOIA THOMAS L ADKISON HAYDN WINSTON February 10, 1993 A. Jack Garner, Project Manager U.S. Bureau of Reclamation Eastern Colorado Projects Office 11056 West County Road 18E Loveland, CO 80537 Re: Ruedi Reservoir Round II Negotiation Dear Jack: 1011 GRAND AVENUE P.O. DRAWER 2030 GLENWOOD SPRINGS, COLORADO 81602 TELEPHONE: (303) 945-2261 FAX: (303) 945-7336 I am writing on behalf of the Westbank Ranch Homeowners Association and Westbank Ranch No. 1 Ltd. The former entity is a Colorado non-profit corporation, and the latter is a Colorado limited partnership. These two entities have authorized me, on their behalf, to submit a request for water from Ruedi Reservoir as part of the Round II negotiations for a total of 159 acre-feet of water. The address for Westbank Ranch No. 1 Ltd. is c/o John Huebinger, Jr., President, Westbank Development Co., Inc, General Partner, 0235 Oak Lane, Glenwood Springs, CO 81601. Westbank Ranch No. 1 Ltd. is also represented by Billie G. Burchfield, Esq., 2800 Midland Avenue, Suite 107B & C, Glenwood Springs, CO 81601. The address for Westbank Ranch Homeowners Association is care of myself and care of Dale Titus, President, P. O. Box 31, Glenwood Springs, CO 81602. At this time, this letter is being submitted as a joint request. However, we may wish to separate these requests into two separate contracts: the Association needs are 95 acre-feet; and the Westbank Ranch No. 1 Ltd. needs are 64 acre-feet. Both entities may prefer to execute a repayment contract, rather than a water service contract with annual payments. Obviously, that decision cannot be determined until the final form of the repayment contracts have been reviewed. Neither entity is subject to any Amendment 1 limitations which would foreclose the execution of a binding repayment obligation contract. C:\FILES\GARNER2LT rcorr A. Jack Garner Page 2 February 10, 1993 — - Ruedi Reservoir Round II Marketing. Please add these entities and their respective quantities to your current list of requests for Very truly yours, LEA VENWORTH & LOCHHEAD, P.C. LEL:lln cc: Westbank Ranch Homeowners Association John Huebinger, Jr. Billie G. Burchfield, Esq. E. Lea C: WILES IGARNFRZLT USE In-house(1) Clubhouse(2) Irrigation: 6 Units(3) All Units(4) Robertson Ditch System(5) TOTAL NOTES: TABLE 1 WESTBANK RANCH - FILINGS I-IV CONSUMPTIVE USE ESTIMATES FILINGS I -III FILING IV (acre-feet) (acre—feet) 6.8 6.8 0.2 8.1 5.4 70.2 53.8 90.7 60.6 Assuming 100 units at both Filings I -III and Filing IV @ 400 gpd/unit with 0.15 consumptive use (c.u.) associated with septic tank and leach field. Assuming average use of 40,000 gallons/month @ 0.15 c.u. 6 residences using domestic system to irrigate 25,000 sq. ft. of lawn per residence @ an irrigation c.u. of 2.34 acre- feet/acre (AF/A). Filings I -III: 100 residences using domestic irrigate 1,000 sq. ft. of lawn and garden per an irrigation c.u. of 2.34 AF/A. Filing IV: 100 residences using domestic irrigate 10,000 sq. ft. of lawn and garden per an irrigation c.u. of 2.34 AF/A. (5) 30 acres irrigated via the Robertson Ditch irrigation c.u. of 2.34 AF/A. system to residence @ system to residence @ system @ an EXHIBIT A DOMESTIC WATER RIGHTS Wells Westbank Ranch No. 1, Ltd. Well No. 1 adjudicated January 5, 1973, for domestic use (Case No. W-1064, Water Division No. 5) Westbank Ranch No. 1, Ltd. Well No. 2 adjudicated January 5, 1973, for domestic use (Case No. W-1064, Water Division No. 5) Westbank Ranch No. 1, Ltd. Well No. 3 adjudicated October 11, 1978, for domestic and commercial uses (Case No. W-369, Water Division No. 5) Westbank Ranch No. 1, Ltd. Well No. 4 adjudicated January 30, 1980, for domestic, commercial and recreation uses (Case No. W-3898, Water Division No. 5) BOOK 83'7 PAGE 578 Quantity Quantity Owned by Decreed Westbank 0.033 cfs 0.033 cfs 0.033 cfs 0.033 cfs 0.055 abs 0.033 con 0.055 abs 0.033 con 0.3 cfs 0.3 cfs EXHIBIT "B" PRIORITY NO. 52 Adjudication date 05/11/1889 Appropriation date 02/11/1883 PRIORITY NO. 112 Adjudication date 05/11/1889 Appropriation date 04/01/1885 PRIORITY NO. 595 Adjudication date 10/24/1952 Appropriation date 04/02/1950 BOOK 837 PAGE579 1.2 cfs 1.05 cfs 5.25 cfs TOTAL 7.5 cfs APPENDIX C EXISTING P.U.D. ZONING REGULATIONS (to be replaced with Section 6 in submittal) JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS WESTBANK RANCH P.U.D. ZO)NI NG RI;GU I,A'l'1ONS Section I. A. To carry out the purposes and provision County Zoning Resolution, Garfield Coun particularly, Section 1.400 of that tit the Westbank RAnch Planned Unit Develop trict is further divided into the folio classifications: R/S.F. - Residential/Single Faini_ly Dist R/C.H. - Residential/ Cluster Housing i) R/M.F. - Residential/Multiple Family Di 0.S. - Open Space District B. The boundaries of these Districts shall shown on the Westbank Ranch P.U.D. Plat Section II. R/S.F. - Residential/ Single Family A. Uses, by right. Single -Family dwelling and customary ac eluding buildings for shelter or enclos animals or property accessory to use of single-family residential purposes and gardens, walls and similar landscape fe Park and Greenbelt. B. Uses, conditional. None C. Uses, special. None D. Minimum Lot Area T6,000 square feet E. Maximum Lot Coverage 15 percent F. Minimum Setback Front yard - 25 feet Side yard - 10 feet Rear yard - 30 feet G. Maximum Building Height 25 feet • of the Garfield y, Colorado and, e, as amended, ent Zoning Dis- ing Zone District ict strict trict be located as District essory uses in - re of small the lot for ences, hedges, tures. H. Off -Street Parking/Residential Four (4) off-street park ,il g spaces on the same lot for each dwelling unit or one (1) space per 600 hundred square feet of floor area, which ever is greater. Section III. R/C.11. - Residential/Cluster }lousing District A. Uses, by right' Cluster Ilousig, row housing, and customary accesory uses including buildings for shelter or enclosure of small animals or property accessory to use of the lot for residential purposes and fences, hed_es, gardens, walls, and similar landscape features. Park and Greenbelt. B. Uses, conditional None. C Uses, special None. D. Minimum Four-plex lot area 1. 35,000 sq. ft. 2. Lots within a Four-plex lot shall have no minimum lot area. E. Maximum Coverage of a Four-plex lot 1. 35 percent 2. Lots within a Four-plex lot coverage F. Minimum Four-plex lot setback 1. Front yard - 25 feet Side yard - 20 feet Rear yard -:25 feet Internal lot setbacks for the purpose of accommading row housing or cluster housing shall be determined at the time of subdivision of a Four-plex 1 t. include single-family dwelling units tha walls and combined service facilities, w providing for separate ownership of land and other architectural innovations such detached single-family dwellings with pr as the buffer between units. will have no maximum lot These may share common ether or not and buildings as clustered vate patio yards G. Maximum Building Height 25 feet H. Off -Street jarking/residential Three (3) off-street parking spaces for each dwel- ling unit, or 1 space per 500 square feet of floor area, which ever is greater. Section IV R/M.F. - Re.idential Multi -family A. Uses, by rilit Row dousing dwelling and property accessory to use of the lot for residential purposes and fences, hedges, landscaping, walls, and similar landscape features. Park and greenbelt. B. Uses, conditional None C. Uses, special None D. Minimum Lot Area Matiple family lots shall be in substantial compli- ance with lots as shown on P.U.D. Plat. E. Maximum Multi -Family Lot Coverage 30 percent F. Minimum Multi -Family Setback 30 feet from lot perimeter G. Maximum Building Height 0 feet H. Off -Street Parking/Residential Three (3)- off-street parking spaces on the same multi- family lot for each dwelling unit or 1 space per 500 square feet of floor area, whichever is greater. Section VI. Except as hereinabove provided, and except for the follow- ing sections of the Garfield County Zoning Resolution, all provisions of the Garfield County Zoning Resolution shall be applicable to the Westbank Ranch P.U.D. Zoning Dis- tricts. The Sections of the said Zoning Resolution which shall have no applicability are as follows: Section 3.00 through 3.11.041 Section 4.01.02 paragraph (1) { APPENDIX D PRELIMINARY PROTECTIVE COVENANTS JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS MESTBANK RANCH SUBDIVISION, FILING NC PROTECTIVE COVENANTS llestbsnk Ranch No. 1, Ltd., a Colorado limited partnership, by and through its duly authorised general partner. Weetbank Devel- opment Co., Incorporated, s Coloredo corporstlon, ■s •he 1e. owner Of Mestbenk Ranch Subdivision, Filing II, desiring to Insure the A•vslopment end continuity of destbsnk Ranch Subdivision, Flung II. a residential subdivision for lteelf, its aucetesore, legal rep - 'natives, assign• and grantees, hereby declares to and tor the ueneflt of all persons who may hereafter purchase and from time to time own lotto In weatbank Rench Subdivision. filing 11, that geld ownership and holding of said lots shall be subject to the follow- ing protective covenants and condltlons, ell of which shall be deemed to be appurtenantto and run with the lend and Inure to the benefit of end be binding upon the owner. of sold Int.. their heirs. successors and assigns. ARTICLE 1 Purpose of Covenants I. It 1s the intention of the fee owner of Meetbank Ranch Subdlvlefon, Piling Si, ea d by the execution of this Instru- ment, that the lands within westb•nk Ranch Subdivision, Filing 11, be developed end maintained se a highly deslrsble rural residential area. It 1s the purpose of these covenants that the present naturel beauty. natural growth and native setting and surrounding of we.th.nk Ranch always be protected insofar as Is posetble in connection .'th the uses and structures permitted by this 1•etrument. ARTICLE 11 Definitions 1. Mestbenk Ranch Subdivision. whenever the terms -weetbsnk Ranch Subdlvflon', "eestlini-Bench', or "weatbank" are used In these covenants, they shall mean ■I1 the lands Included to weethenk Ranch Subdivision, Piling 11, and as described on the plat filed for record with the Garfield County Clerk and Recorder. 2. Residence. The term 'Residence' es used herein shell be construed ana-Fiir Include single family dwellings end to exclude apartment houses, condominium,. or any dwelling place containing 9 more than one family unit. 3. Residential Purpose. The tern "Residential Purpose' es o "\ V used herein •hall be construed and held to include the use of a res- Hence as • home and principal dwelling place by the owner thereof. [�Q/� 4. Family. The term 'Family- or 'Family Unit' shall mean \f• • household composed of men and wife, end children, and/or other 7r relatives having natural or moral duties to care for one another. (� ARTICLE I11 Membership in weatbank Ranch Homeowners' Association 1. All persons or seeoclatlnns (other than the weatbank Ranch Homeowner■ Aeenclstlon) who own or acquire tbt title In fee to any or the lands in weetbsnk Ranch Subdivision, Filing 11, or r lands owned by the Declarant adjacent to said eubdlvielon t say be subsequently subdivided by the Declarant and included V, It In the Mestbenk Ranch Homeowner.' Aeeoclatlon (other then land. dedle.ted to public u.e) by whatever meso, acquired, shall automatically become members of the weethenk Ranch Homeowner.' Association, to be crested se a non-profit Colorado corporation In accordance with the Articles of Incorporation of said Mestbenk Ranch Homeowners' Association, Ito succe.sore and sealgne, to be filed with the Clerk and Recorder of Corfield County, Coloredo. Once the Articles of Incorporetlon of aid Westbenk R.nrh Homo - owners' Aseoelatlon ars filed ss referred to shove, eubsequsnt fes owners of property within the Mestbenk Ranch Subdlvlslon, Piling I1, shall become members of said association In ■ecordance with the Articles of Incorporation as presently In effect and es the ,,.me may be duly amended from time to time and also recorded In the records of Garfield County. ARTICLE IV Architectural Control Committee 1. The Architectural Control Committee shell consist of Mr. Arthur Small and kir. John Huebinger, or three or more members appointed by them, which members .hull be owners of lot, In test - bank Ranch Subdivision, Filing I1. Sold Architectural Control Committee shall have and exercise 011 of the powers, duties, and responsibilities set out In thl. Instrument, 2. Approval by the Architecture) Control Committee. Retort. anyone shell commence the enn,ttructlon, remnaelTns, Addltlnn tn. or alteration of any building, uw imnlna pool, well, fence. copl ng, or ether structure wh,tnoevrr, on any lot, there •hall he submitted to the Decl.rsnt for transmittal to the Archllecturel Control Committee. two complete set. of the plans and epeclfiretlons for s.Id work end and no such structure or Improvement of any kind •hall b• ere.t.ted, altered, pieced or m.lntelned upon any lot urleos end until the final plans. elevations and specifications therefor here received ouch written approval •s herein prnvld•d. Such plane shell include plot plans showing, the locstlon on the lot or property of the wall, fence. coping. or other such structure proposed to be constructed, placed, altered or maintained, end elevation of some. together with the pro- posed color schemes for roofs, end exteriors thereof, Indicating materials for same. The committee .hell here the right to refute to approve any such plane nr .peclflrations, which are not onitoble or desirable In Ia rpinfon, for ee,thetic or other reneone, and In a0 parsing upon fluor piano end rperlfleetlons, It shall have the right to take Into consideration the sealt blllty of the nrooneed building, structure or other lnprnvement and of the materials of which It 1s to be built. to the rite upon which It 1rt proposed to erect the same, the harnonv Ih.reof with the eurroundinge And the effect of the building or other ,nurture AR planned, on the outlonk f the ■djaernt or neighboring property. 3. Method of Approval. The Architectural Control Committee shall approve or airapprove, In writing, said plane ant ratifications within thirty days from the rerelpt thereof. Pne set of said plang and specifications with 'he approval or di,apprev.l .hall be retained by the committee. In •he event no action Is taken to approve or disapprove such plena •rd acetificatlnr' within the ..Id thirty day period. the prnvlelcn-.qulrtnr approve' of weld piano end ereclflce- tion0 shall b. deem'l en hAve been waived. 4. MMSLjP.lrntgrnl Cor•rol_ ComnlLtee 001 Liable. The Arch- Itectur•l Centraormitire aFaii not.Fe responnlFla in any peronn 111 X91) or entity In any mewl. nteoever for any defect In any plans or specifications submltte.. nor es revleed by said committee, or for any work done pursuant to the requemted change. of said plans and ■ pectflestlons. ARTICLE V General Restrictions on Use 1. Zonlpg Regulations. No lands within weetbsnk Ranch Subdivision, FTlT6a I1, a).11 aver he occupied or used by or for any structure or purpose or to any manner which 1a contrary to the applicable tonins regulations of Carfleld County, Colorado. 2. Hlnlagt Drllling_or guar -Lying. No mining. drilling. quarrying. tunneling or excavatingTor any •ub,tance within the e arth, including o1), gas, minerals, gravel, send, rock and earth shall ever be permitted within the limits of weetbsnk Ranch Sub- division, Filing I1. 3. Business,_Commercial or Trade Rees. No lands within Meetbank Ranch $uhdTvTs on, FITIn; 11, aha ever be occupied or used for any commercial, business or trade ourpose and nothing shell be done on any of said land, which is a nuisance or might become ■ n,tfssnce to the owner or owners of esld loris, excepting use of • portion a portion of the lands for sale of lots by the Declarant shall he permitted. 4. Animals and Agriculture. Res %dento may keep doge, eats or other animals w)1rWre Eons -Fide household pets on Lands within weatbank Rannh Subdivision, Filing 11, so long as such pets are not kept for commercial purposes and do not make objectionable noises or otherwlee constitute • nuisance or Inronvenlence to any of the residents of weotbank Ranch. No cattle, sheep, goats, pigs, poultry or other livestock shall be kept or maintained on any lot. Horses may he kept on tote exceeding three sorer In site only 1f such lots e re approved, and in the res. of such approval, the number of horses for soy such Approved lot •hall be limited to two, limited by the Declarant. No lands shall be used for agricultural purposes except for normal residential gardening of flowers, fruits and vegetables. 5. Signs. No advertising or sign, of any character shall be erected, placed, permitted or maintained on any lot or structure within westbsnk Ranch other than one 'For Sale' or one 'For Rent' sign approved by the Architectural Control Committee sod a name plate and street number of the occupant. h. Ranch Subdivision, lots or tracts n Ion. No lot described to the plat of W ev. . o smaller than the full ns ss shown on said recorded p a 7. Combining Lots. 1f two or more contiguous lots are owned by the some owner, they may be combined Into one lot by means of a written document executed end acknowledged by the owner thereof. approved by the Archltectursl Control Committee, and recorded In the real property records of Garfield County, Colorado. R. StIY.1. LJlf14JL1114.TIASh• Foch residence mu,t maintain • n enclosed ••wire yerd of .ufflclent else to conceal garbage rens, clothes lines, wood pllee end storage piles from lots. roads and all common ere•• within or edj•cent to weatbank Ranch Subdly- lelon, F111n4 11. No above ground 011, gas nr water tanks shall be permitted 0n env lot. 9. Undeerrgrroound Utility Line.. All utility pipes end lines w ithin the l n,Tte of west_TianeRanEE gubdlvlelon, flung I1, must be hurled underground and may rot be carried on overhead poles nor above the surface of the ground. All such services must be burled underground from the point where said uthiltlee take off from trans- formers and terminal points eupplled by the developer. 10. Construction of Dwelling House. A11 construction and alteration ooi •FiTT be`proeecolea dITlgently and each building, structure or improvement which le commenced on any residential lot shell be completed within twelve months from the commencement of construction. No persons may live In or use as ■ dwelling place A partially constructed builder In the event of a breach of this covenant. the Daeeeeent end/or building. .+nes 140000.nrre• A. ea• lotion shell hove the right to complete conntructlnn of any ineom- pleted building. structure and Improvement under the provisions of Article V1). pare/graph 2 hereof. 11. Temporary Structure,. No temporary house. trailer. tent g.rn.r or outFullaing •hall -6e pieced or erected upon any part of any lot In weetbsnk Ranch Subdivision. tiling 'II provided, h that during the •rtuel conetructlon of any Improvement on •ray lot. necr.o•ry temporary bulldtngn for the etorege of material. may be erected end mslntalnrd by the parson doing the ronntructlon. 12. Tower, end Antennas. No tower, or radio and television snt.nnes shn 11 Fie •recite or permitted to remain on any residential lot within ....thank Ranch Subdivision, Filing 11. except that nor- mal radio and television antennas attached to • dwelling house may project up to six feet above the highest point of the roof of the structure. 13. Exterior Lightln . A11 exterior lighting and light ■tendarde on resldentTil lots shall be approved by the Architec- tural Control Committee for harmonious development and the pre- vention of lighting nuisance Sto other residents of Mestbank Ranch. ta. Cerhegr Dl _epsal and Sanitary Systeme. Each dwelling hoop.. containing • kltch.n In westu•nM bench Subdivision, Filing 11, shall he equipped with a forbear grinder or garbage disposal unit of a typo approved by the Architecture] Control Committee ted or used on any lot u • dlcpouAl .yetem, *notary eyet.m, cesspool . c tank y approved as on ani •ctlon by all proper pub- • ^arfleld end the State of rohltectur■ ,mitt••. Sewage coretru^.ted. on Int, containinge., acres er-a shall be equipped with chlorination treatment u shell to deelgn, curse llc beal•h nfflcl.le Cnlrrsdo tri ■1. d lepras other Inpr set back et tenet side lot lines and )0 fee phnwn on the recorded 1 Placement of en tubi tv Sot park R•etrlctlons. Every building. struct 'O F ir19'T Threw, terraces ■n run th. etre.t structures on 10 Inc 11. must he approved by the A rel a eo prior 10 conrenc•mentof construction. , shall be 30 feet from the of line. es the smut ere ,ch Oubdlvlilon. filing I1. weatbank Ranch rat Con - • 16. Mlle and Fences. walls, fences and , re shall be limited to • ■ e.tt-Tn Ealght measured from the enjoining ground surface Inside the well or fence. provided, h no fence •hell be permitted to abut any golf course constructed adjacent to rest - bank Ranch Subdivision. Piling fl. and any fence so constructed shall be d. whether the same was constructed before or after the construction of any such golf course. Boundary planting along any lot lines, except trees with single trunks, shell not be per - 'ted to grow higher than eight feet. Ho chain link fences shell be permitted In 7eetbenk Ranch Subdlvl•IOA. Filing fl. 17. Cleanliness and Un■IRhtly_Cr__owth. Each lot shall at n, all time• be kept In • c1ca•lib ly end rF,olesome condltlon. No trash, litter, junk, box... containers, bottles. cane, implements. machinery, lumber. or other building materials shall be permitted to remain exposed on any lot •o as to be visible to any neighboring lot. rood, or the westbank Ranch Golf Course, except as 1e necessary during the period of construction. Each lot shall et all time. be kept elixir of mode and other unsightly growth, and any and all landscaping that becomes objectton•bl• or interferes with the oper- ation of the golf course, on demand by the Declarant, shall be forth- with removed by the property owner. Golf Course. Th. westbank Ranch Golf Course, wh all abut some of the property within w.s fl. Easements to permit the the playlns of the lots well construct■ Subdivision, necessary and props course adjacent to any 0 ✓ aetrtctlons am hereby gran include, but not b. Hefted upon ouch tote, the us tece.sary an golf course, the and common note* leve of golf. to with all the other usual and co assee with the game of golf and with the normal a, ■ es.oc lusted with the operation of s golf or country Ranch of every act go f on the golf be subject to thee* ■bushed. These acts shell every of golf balls over and al equipment upon such sled by the playing activity ual act - b. ARTICLE VI Easements R d 1, Easements and rights of way In perpetuity ere hereby ✓ eserved for the erection, construction. maintenance and operation of wires, cables, pipe, irrigation ditches (In addition to any irrigation ditches which now exist to place), conduits and spparatu■ for the trenemleslon of electrical current, telephone. television and radio lines and for the furnishing of water, gee, •ewer service. or for the furnishing of other utility purposes together with the right of entry for the purpose of installing, maintaining and im- proving said utilities along. across, upon and through a strip of )snd.eight fest in width along the rear and side lot lines of all lots in westbank Ranch Subdivision, Filing fl. A11 to of record and a designated 'Green Belt Area' or 'Common Area' on plats of westbank Ranch Subdivision. Piling ft, as finally recorded, are hereby for the common use of the owners of lots within westbank Ranch for recreational purposes or such other purports as may be determined by the westbank Ranch Homeowners' Association. ARTICLE VII Enforcement 1. Judicial Relief. Any violation of the provisions, .tions, or restrfrt one contained herein shell warrent the Deelarent or.any other lot owner to apply to any court of law or equity having jurisdiction thereof for an Injunction or proper relief In order to enforce same to court, and. in its discretion. may award the plaintiff his court coats and reasonable attorney's Pm. Mo delay on the• pert of the Declersnt or any other person in the exercising of any right, power, or remedy contained herein shall be construed as a waiver thereof or an acquiescence therein. Various rights and remedies of ell persons hereunder shell be cumulative and the Declarant or any other property owner may use any or all of said right* without In any way effecting the ability of the Declarant or any other property owner to wee or rely upon er enforce any other right. 2. Declarant's R1 hit to RemedyVlolatlnn■, if the owner of any lot In WeetEia—SiTlch SuEI1w1alon. FI11nR%1, shell default In the performance of any covenant or condition hereof or shall violate any of the covennnte or rules contained herein, the Dec- larant or the Weetbenk Ranch Hnmeoeners' Association may, after 30 days notice to raid owner, or without notice. 1f in the opinion of the Declarant or association an emergency exists, perform such covenant or t4ndltlon or remedy such violation for the account end at the expense of the said owner. If the Declarant or aseoclatlon shall incur any expense. including re•sonuble attorney's fere to instltutlne. prosecuting (Including en action against an owner for default or violation). or defending any action or proceeding In- stituted by reason of any default or violation, said expenses ehsll be included end added to any judgement made or given to the Declarant or party prosecuting amens, ARTICLE VIII General Frnvlrinne 1. Covenants to Run. All the restrictlnnr end covenant* contained herein shat eons *tato covenants running with the lend as to all of the lands within weetb•nk Ranch Subdlvlelnn. It rhmll continue to be binding upon the owners of geld lands in all persons claiming by, through, or under meld owners for s period of twenty - ons year• from the date this document is filed for record with the Clerk and Recorder of Garfield County. Colorado, and shall there- after automatically be extended for a further period of ten years, provided, h , that the o.nero of seventy-five percent of the lots within we.thenk Ranch Subdivision me), release all of the lots hereby restricted from any nn. or all of thene restrlctlonr by executing and acknowledging nn appropriate Instrument In writing for said purpose and filing enure for record with the Clerk end Rec- order of Garfield County, Colorado. In the manner then required for the recording of lend Inetrumente. 2. Benefit of All. The provisions eontelned herein are .he benent of nna aheii he b*neine upon the Declerent, Its pe.,; and eubeequent owners of etch of sold into, Eech pur- chaser of lots included within this declaration, by ecceptdnre of a deed to same. shell be subject to each and ell of the reetrlctlnne, conditions, -covenants and agreements contained herein and to the jurisdiction. right and rower of the t)oclerant. And by each accep- tance. shall for himself, his heirs, personal r.presentetives, successors and esolgne, covenant and Agree and consent to end with the grantees and euhee;uent owners of tech of veld tote, to keep, ob . comply with .-d perform Reid reetrlctlone, covonnnte, condition' and ■greemetits eontelned herein. ). Variances, . Declarant hereby he right to grant a re. ons le variance or adjustment of these condition' and restrictions In order to overcome practical difficulties ani p t unnecessary hardships 'rifling by reason of the application of the restrictions contained herein. Such varlancee or adjustments shell be Crented only to cues the granting thereof shall not be materially detrimental or injurious to other property or improve- ments of the neighborhood and •hall not defeat the general intent and purpose of them reser lotions. 4. S ['Silty. In the event any one or more of the rrovi.Ione, oonaTTTons, restrictions. or covenants contained herein shell be held by any court of competent jurisdiction to be null and void, all remaining restriction■ and covenants herein set forth nh■tl remain In full force and effect. SEAL Executed this 27th day of Nover.ler . 1970. WESTBANK RANCH NO 1. LTD. by Its Gnurel Managing Partner, westbank Development Co., Incorporated. By • Arthu�Sma11 ar F5 gm•1T; FreeTd.-nT- weetLank Development Co., Incorp d. General Men.ging Partner. Attest, •/Dolores J. Huebtnfer Do oras J. Huebinger, Secretary APPENDIX E LEGAL DESCRIPTION OF BOUNDARY JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING #4 RESUBDIVISION LEGAL DESCRIPTION A parcel of land situated in Lot 15 of Section 35, Township 6 South, Range 89 West of the Sixth Principal Meridian, Lots 13, 14, 15, 24 and 25 of Section 1, and Lots 5, 8, 9, 10, 11, 12, 13, 14, 15, 16, 18, 19, 20, 21 and 22 of Section 2, Township 7 South, Range 89 West of the Sixth Principal Meridian, all in Garfield County, Colorado, lying Southerly of Westbank Ranch Planned Development Subdivision Filing No. 1 and Westbank Ranch Subdivision Filing No. 2 and No. 3, as amended, all as filed in the Garfield County, Colorado records, and Westerly of a line in said Section 1 partly described by Book 416 Page 336 as filed in the Garfield County, Colorado records, said parcel of land is more fully described as follows: Beginning at the Northwest Corner o7 Lot 5 in said Section 2, whence the Northwest Corner of said Section 2 bears: N.89°44'39"W. 610.49 feet; thence N.11 °24'48"E. 158.75 feet to the Southwest Corner of said Westbank Ranch Filing No. 1; thence, along the Southerly boundary lines of said Westbank Ranch Filings No. 1, No.2, and No. 3, N.77°39'00"E. 112.73 feet; thence N.63°09'52"E. 159.87 feet; thence S.35°32'48"E. 210.99 feet; thence S.31 °43'00"W. 75.00 feet; thence S.69°27'00"E. 130.00 feet; thence S.28°57'00"W. 160.00 feet; thence N.86°03'00"E. 190.00 feet; thence S.45°23'00"E. 130.00 feet; thence S.05°23'20"W. 300.15 feet; thence S.61 °18'14"E. 231.81 feet; thence S.28°07'00"E. 160.00 feet; thence N.60° 30.00"E. 78.00 feet; thence S.37°06'00"E. 55.45 feet; thence S.79°17'00"E. 492.88 feet; thence S.64°37'00"E. 336.67 feet; thence S.69°29'00"E. 390.82 feet; thence S.81 °03'00"E. 358.60 feet; thence N89°22'00"E. 342.78 feet; thence S.78°00'00"E. 349.80 feet; thence N.87°02'00"E. 374.60 feet; thence S.88°23'00"E. 626.00 feet; thence S.76°37'00"E. 39.95 feet; thence S.50°31'33"E. 298.72 feet; thence N.61 °40'41"E. 339.92 feet; thence S.50°00'00"E. 25.74 feet; thence 303.16 feet along the arc of a curve to the left, having a radius of 329.13 feet, the chord of which bears: S.76 °23'15"E. 292.56 feet; thence 65.26 feet along the arc of a curve to the right, having a radius of 45.00 feet, the chord of which bears: S.61 °13'45"E. 59.69 feet to a point on the said described line in said Section 1, whence the Northwest Corner of said Section 1 bears: N.20°00'40"W. 1523.72 feet; thence, leaving said Westbank Ranch filings, along the said described line, S.19°41'00"E. 196.35 feet; thence S.34°08'00"E. 283.00 feet; thence S.52°22'00"E. 706.00 feet; thence S.32°58'00"E. 582.60 feet; thence S.44°29'00"E. 549.27 feet (record 406.0), more or Tess to a point on the East line of Lot 24 in said Section 1; thence, leaving the said described line, S.01 018'00"E. 252.92 feet, more or Tess, to the Southeast Corner of Lot 24 in said Section 1; thence S.89 ° 37'46"W. 1965.07 feet to the Southwest Corner of Lot 25 in said Section 1; thence S.00°48'12"E. 843.20 feet to the Southeast Corner of said Section 2; thence N.89°21'20"W. 2606.36 feet to the South Quarter Corner of said Section 2; thence N.01 °04'18"W. 2139.78 feet to the Southeast Corner of Lot 16 in said Section 2; (whence the Center of said Section 2 bears: N.01 °04'18"W. 465.01 feet); thence S.89°57'32"W. 745.65 feet LEGAL PAGE 1 to the Southwest Corner of Lot 16 in said Section 2; thence N.00 ° 03'32"E. 468.68 feet to the Northwest Corner of Lot 16 in said Section 2; thence N.89 ° 45'00"W. 606.04 feet to the Southwest Corner of Lot 8 in said Section 2; thence N.00 ° 02'31"W. 858.00 feet to the Northwest Corner of Lot 8 in said Section 2; thence S.89°47'29"W. 722.54 feet to the Southwest Corner of Lot 5 in said Section 2; thence N.01 ° 17'11"E. 797.35 feet to the Northwest Corner of Lot 5 in said Section 2, the POINT OF BEGINNING, containing 285.08 acres, more or Tess; LEGAL PAGE 2 APPENDIX F U.S.D.A. SOIL CONSERVATION SERVICE SOIL INF RMATION JEROME GAMBA ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 10 annual air temperature is 40 to 46 degrees F, and the average frost -free season is 75 to 95 days. This unit makes up about 7 percent of the survey area. It is about 45 percent Empedrado soils, 22 percent Morval soils, 20 percent Evanston soils, and 13 percent soils of minor extent. Empedrado soils are on hills and fans hese soils are gently sloping to steep. They former in alluvium and eolian material derived dominantly fro mixed material. Typically, the surface layer is loam.,elow this to a depth of 60 inches is clay loam. Morval soils are on alluvial far -. These soils are gently sloping to steep. They f • med in alluvium derived dominantly from basalt. Typic ly, the surface layer is loam. The subsoil is clay lo. Below this to a depth of 60 inches is loam. Evanston soils are on . Iuvial fans and valley sides. These soils are gently .ping to very steep. They formed in mixed alluvi m. Typically, the surface layer is loam. The subsoil is lay loam. Below this to a depth of 60 inches is loam. Of minor exten in this unit are Tridell, Forelle, Brownsto, and F i ghes soils. This unit is ed mainly for rangeland, pasture, hayland, cropor wildlife habitat or as a source of firewood. It so is used for homesite development. This uni provides important winter range and migratio outes for mule deer and elk. At the higher elevati• s, only the west- and south -facing side slopes proviimportant winter range. Cottontail, various birds of pr y, pinyon jay, and hairy woodpecker also are co mon on this unit. f this unit is used for homesite development, the ain limitations are the shrink -swell potential and the slope. 5. Forelle-Yamo-Almy Gently sloping to steep, well draine• deep soils; on fans, benches, toe slopes, and mountai This map unit is in the centr . and northern parts of the survey area. Slope is 1 t» 25 percent. The vegetation is mainly wood hrubs, grasses, forbs, and scattered small conifers. levation is 6,000 to 7,800 feet. The average ann :I precipitation is about 10 to 14 inches, the average . nual air temperature is 40 to 46 degrees F, and the average frost -free season is 85 to 105 days. This unit ma. -s up about 4 percent of the survey area. It is ab• t 32 percent Forelle and similar soils, 27 percent Yar o and similar soils, 25 percent Alrny and similar so' s, and 16 percent soils of minor extent. Fore : soils are on mountains and benches. These Soil Survey soils are strongly sloping to steep. They forrned in alluvium derived dominantly from sedimentary rock. bsoil is clay is loam and Typically, the surface layer is loam. The loam. Below this to a depth of 60 inche clay loam. Yamo soils are on fans and toe are gently sloping to steep. They Typically, the soils are loam to Almy soils are on fans and gently sloping to steep. The dominantly from calcareo shale. Typically, the surf is fine sandy loam ove a depth of 60 inches Of minor extent Mussel, and Gos This unit is homesite dev This ares deer and severel also pin pes. These soils rmed in colluvium. depth of 60 inches. plands. These soils are ormed in alluvium derived redbed sandstone and e layer is loam. The subsoil sandy clay loam. Below this to fine sandy loam. this unit are Brownsto, Dotsero, soils. ed for rangeland, hay, pasture, or opment. very important winter range for mule k. The development of subdivisions has educed the area of winter range. This unit vides habitat for mallards, mourning dove, n jay, prairie dogs, and coyote. this unit is used for homesite development, the rain limitation is the slope. Gypsum Land-Gypsiorthids Gypsum land and moderately steep to very steep, well drained, shallow and moderately deep soils; on eroded hills, mountainsides, and breaks This map unit is in the central part of the survey area. Slope is 12 to 65 percent. The vegetation is mainly forbs, grasses, woody shrubs, pinyon, and juniper. Elevation is 6,400 to 7,400 feet. The average annual precipitation is about 13 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free season is 90 to 105 days. This unit makes up about 7 percent of the survey area. It is about 65 percent Gypsum land, 20 percent Gypsiorthids, and 15 percent soils of minor extent. The Gypsum land consists mainly of exposed parent material that has a very high content of gypsum. It is moderately steep to very steep. Gypsiorthids are on eroded hills, mountainsides, and breaks. These soils are moderately steep to very steep and are shallow and moderately deep. They formed in residuum and colluvium derived dominantly from gypsiferous shale and sandstone. Typically, the surface layer is fine sandy loam. Below this is fine sandy loam. Soft, gypsiferous shale is at a depth of about 39 inches. Of minor extent in this unit are Mussel and Yamo soils and Rock outcrop. 1 1 Aspen -Gypsum Area, Colorado 11 I This unit is used as wildlife habitat or for limited livestock grazing. This unit is highly valued as critical winter range for mule deer. It also provides habitat for cottontail, green- '. towhee, various birds of prey, and a few elk late in winter. 17. Jerry-Uracca-Mergel Gently sloping to very steep, well drained, deep soils; on alluvial fans, terraces, valley sides, and hills This map unit is in the southern part of the survey area. Slope is 1 to 65 percent. The vegeta '•n is mainly grasses, forbs, and woody shrubs. Eleva '. n is 7,800 to I 9,500 feet. The average annual precipit ion is about 16 to 20 inches, the average annual air t- perature is 37 to 43 degrees F, and the average fr• t -free season is 170 to 95 days. This unit makes up 2 percent 40 percent Jerry and similar s and similar soils, 20 percent land 15 percent soils of mi Jerry soils are on alluv are gently sloping to ve alluvium derived dom 'T'ypically, the surfac channery clay Ioa is very channery Uracca soils sides. These They forme layer is c andy cl extrem lop the survey area. It is s, 25 percent Uracca ergel and similar soils, r extent. I fans and hills. These soils steep. They formed in antly from sandstone and shale. layer is loam. The subsoil is Below this to a depth of 50 inches lay loam. re on alluvial fans, terraces, and valley oils are gently sloping to very steep. in mixed alluvium. Typically, the surface bly sandy loam. The subsoil is very cobbly loam. Below this to a depth of 60 inches is y cobbly sandy clay loam. gel soils are on terraces and concave valley side s. These soils are gently sloping to very steep. y formed in alluvium and mixed glacial outwash. T pically, the surface layer is cobbly loam. The next yer is very cobbly sandy loam. Bel.w this to a depth 60 inches is extremely stony s. dy loam. Of minor extent in this unit a Empedrado, IAillerlake, Acree, Morval, anridell soils. This unit is used mainly pasture or irrigated hayland. It also is used f• homesite development or ck quarrying. This unit is used - ensively by mule deer in ummer, fall, and • : rly winter. The unit also provides important calvin., . nd fawning grounds for elk and deer i, and -tailed pigeon, blue grouse, and black spring, and i provides habitat for other wildlife, such s cottontail bear. IIf this unit is used for homesite development, the ain limitations are stones and boulders. 1 8. Vandamore-Coulterg Moderately steep to very steep, well drain d, moderately deep and deep soils; on mountainsides - is fans This map unit is in the west-centr. •art of the survey area. Slope is 12 to 65 percent. Th vegetation is mainly grasses, woody shrubs, D : glas fir, and juniper. Elevation is 6,500 to 9,500 fee he average annual precipitation is about 18 to 0 inches, the average annual air temperature is : to 43 degrees F, and the average frost -free seas• is 55 to 80 days. This unit makes up : bout 2 percent of the survey area. It is about 54..ercent Vandamore soils, 42 percent Coulterg oils, and 4 percent soils of minor extent. Vandamor: soils are on mountainsides. These soils are steep . d very steep and are moderately deep. They for •.-d in residuum and colluvium derived domin. • ly from sandstone. Typically, the surface layer is chnery sandy loam. The next layer is very chnery loam. Below this is very channery fine sandy I.. m. Fine-grained sandstone is at a depth about 27 ches. Coulterg soils are on mountainside nd on colluvial and alluvial fans. These soils are 5e erately steep to very steep and are deep. They ff (Med in alluvium and bm siltstone, shale, and are loam to a depth of 60 colluvium derived dominantly limestone. Typically, the s�if inches. Of minor extent in This unit is use provides excell These anima fawning, a species hairy be Is unit are Evanston soils. s rangeland or as wildlife habitat. It summer range for mule deer and elk. use the unit extensively for calving, raising their young. Other common e blue grouse, cottontail, snowshoe hare, oodpecker, mountain bluebird, coyote, and black ominantly Cold Soils in the Mountal These soils make up about 51 per :nt of the survey area. 9. Callings-Yeljack Moderately steep to very on ridgetops, mountain ep, well drained, deep soils; es, and benches This map unit is i. he central part of the survey area. Slope is 12 . 65 percent. The vegetation is mainly aspen, Jody shrubs, grasses, and forbs. Elevation is 7 00 to 9,500 feet. The average annual precipitatio s about 18 to 20 inches, the average annual air emperature is 39 to 41 degrees F, and the averag: rost-free season is 70 to 80 days. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 32 depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. The Southace soil is deep and well drained. It formed in alluvium derived dominantly from mixed mineralogy. Typically, the surface layer is brown very s ny sandy loam about 3 inches thick. The upper 7 i ,'les of the substratum is very stony sandy loam. T 'e next 12 inches is extremely stony sandy loa tie lower part to a depth of 60 inches is extremely .ny loamy coarse sand. The soil is calcareous thro . hout. Permeability is moderately r,.. id in the Southace soil. Available water capacity is I.... The effective rooting depth is 60 inches or mor, Runoff is rapid, and the hazard of water erosion,» moderate. This unit is used m. ly as rangeland. It also is used as wildlife habitat.:: h of the major soils are local sources of gravel,nd crushed rock and are utilized as such in quarry .•.erations. The potent.: plant community on the Dahlquist soil is mainly wes ,'rn wheatgrass, bluebunch wheatgrass, prairie ju grass, true rnountainmahogany, and big sagebr . Other plants that characterize this site are ante'. ie bitterbrush, Utah serviceberry, Indian riceass, and Douglas rabbitbrush. The averag a ual production of air-dry vegetation is abo 900 ounds per acre. If the range condition dete orates, big sagebrush, Douglas rabbitbrush, and chea arass increase in abundance. The potential plant community on the outhace soil is mainly bluebunch wheatgrass, wes rn wheatgrass, Indian ricegrass, big sagebrush, an ' Utah serviceberry. Other plants that characterize this ite are bottlebrush squirreltail, fringed sagebrush, s%'.ttered pinyon pine, and Utah juniper. The averag nnual production of air- dry vegetation is about 600 • •unds per acre. If the range condition deteriorate , big sagebrush, fringed sagebrush, cheatgrass, . d broom snakeweed increase in abundance. The suitability of t unit for range seeding is poor. Mechanical treatm • t is not practical because of the stones on the sur ce and the slope. Suitable management pr , ctices include proper range use, deferred graz g, and rotation grazing. Aerial spraying is suitable for rush management. Because of the hazard of seepag• , this unit is limited as a site for livestock waterin• •onds and other water impoundments. If th' unit is used for homesite development, the mai imitations are the slope and the large stones. The grel and cobbles in disturbed areas should be moved if the site is landscaped, particularly in areas used for lawns. The slope is a management concern if Iseptic tank absorption fields are installed. Absorption lines should be installed on the contour. 1 Soil Survey This map urrit is in capability subclass Vle, nonirrigated. The Dahlquist soil is in the Loamy Slopes range site, and the Southace soil is in the Stony Foothills range site. Dahlquist-Southace complex; 25 to 50 percent s• •Iles. This map unit is on alluvial fans, terraces, and terrace side slopes. Elevation is 6,200 to 7,400 feet. The average annual precipitation is 12 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free period is 105 to 115 days. This unit is about 40 percent Dahlquist soil and 35 percent Southace soil. Included in this unit are small areas of Yamo soils and Gypsiorthids. Also included are small areas of sandstone Rock outcrop. Included areas make up about 25 percent of the total acreage. The Dahlquist soil is deep and well drained. It formed in alluvium derived from material of mixed mineralogy. Typically, the surface layer is brown cobbly sandy loam about 6 inches thick. The upper 7 inches of the subsoil is very cobbly sandy clay loam. The lower 10 inches is very cobbly sandy loam. The substratum to a depth of 60 inches is calcareous extremely cobbly sandy loam. The soil is noncalcareous to a depth of 24 inches and calcareous below that depth. Permeability is moderate in the Dahlquist soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. The Southace soil is deep and well drained. It formed in alluvium. Typically, the surface layer is brown very stony sandy loam about 3 inches thick. The upper 7 inches of the substratum is very stony sandy loam. The next 12 inches is extremely stony sandy loam. The lower part to a depth of 60 inches is extremely stony loamy coarse sand. The soil is calcareous throughout. Permeability is moderately rapid in the Southace soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate or severe on the steeper slopes. This unit is used mainly as rangeland. It also is used as wildlife habitat. Both of the major soils are local sources of gravel and crushed rock and are utilized as such in quarry operations. The potential plant community on the Dahlquist soil is mainly western wheatgrass, bluebunch wheatgrass, prairie junegrass, true mountainmahogany, and big sagebrush. Other plants that characterize this site are antelope bitterbrush, Utah serviceberry, Indian ricegrass, and Douglas rabbitbrush. The average annual production of air-dry vegetation is about 900 Igen -Gypsum Area, Colorado 33 unds per acre. If the range condition deteriorates, big gebrush, Douglas rabbitbrush, and cheatgrass increase in abundance. The potential plant community on the Southace soil Idmainly bluebunch wheatgrass, western wheatgrass, ian ricegrass, big sagebrush, and Utah serviceberry. Other plants that characterize this site are bottlebrush uirreltail, fringed sagebrush, scattered pinyon pine, d Utah juniper. The average annual production of air- dry vegetation is about 600 pounds per acre. If the ge condition deteriorates, big sagebrush, fringed gebrush, cheatgrass, and broom snakeweed increase abundance. The suitability of this unit for range seeding is poor. chanical treatment is not practical because of the nes on the surface and the slope. The slope limits access by livestock. The limited accessibility results in 1rgrazing of the less sloping areas. Suitable nagement practices include proper range use, deferred grazing, and rotation grazing. Aerial spraying is . 'table for brush management. Because of the hazard eepage, this unit is limited as a site for livestock . ering ponds and other water impoundments. This unit is poorly suited to homesite development. main limitation is the slope. if his map unit is in capability subclass Vile, nonirrigated. The Dahlquist soil is in the Loamy Slopes r e site, and the Southace soil is in the Stony thills range site. 29—Dollard-Rock outcrop, shale comp!: , 12 to 25 pent slopes. This map unit is on ridges : nd ntainsides. Elevation is 6,800 to 8,50feet. The average annual precipitation is 15 to 18 nches, the arage annual air temperature is 42 . 44 degrees F, a the average frost -free period is ' 1 to 90 days. his unit is about 45 percent Do and soil and 45 p ent shale Rock outcrop. cluded in this unit are small : reas of Pinelli soils on t slightly concave parts of th landscape. Included areas make up about 10 per nt of the total acreage. he Dollard soil is moder.tely deep and well drained. It med in residuum der ed dominantly from Mancos shale. Typically, the sur ce layer is grayish brown clay toabout 4 inches t ck. The substratum is clay loam ialit 29 inches thic It is underlain by weathered M�jcos shale. The •epth to weathered parent material anges from 20 t• 40 inches. The soil is calcareous hillighout. 11Frmeabili is slow in the Dollard soil. Available ater capa y is low. The effective rooting depth is 20 o inch • s. Runoff is rapid, and the hazard of water :r on ' slight or moderate on the steeper slopes. e Rock outcrop consists of slightly weathered, 1 consolidated exposures of Mancos shale. This unit is used as rangeland or as wildlife ha•' a The potential plant community is mainly bluebu wheatgrass, Indian ricegrass, western wheat. :ss, Saskatoon serviceberry, and mountain big s gebrush. Other plants that characterize this site are .ig bluegrass, bottlebrush squirreltail, mount n snowberry, lanceleaf rabbitbrush, and scattered G. bel oak. The average annual production of air-dry -gelation is about 400 pounds per acre. If the range c, dition deteriorates, mountain big sagebr h, cheatgrass, mustard, and other annual wee.. increase in abundance. The suitability of this unit •r range seeding is poor. The main limitations are t1 bedrock exposures and the slope. This unit is severely united as a site for all urban uses. Because of a t gh shrink -swell potential, the slow permeability, the d- •th to bedrock, the exposed bedrock, the hazd of erosion, and low strength, the unit should not .e used for homesite development. The Dollard soil a .o is very highly susceptible to slumping and creepi . as a result of an excessive load, overirrig. • n, or natural processes. This ap unit is in capability subclass Vle, nonirr •aced. It is in the Mountain Shale range site. 30—Dollard-Rock outcrop, shale complex, 5 to 65 percent slopes. This map unit is on ridges, mountainsides, and valley sides. Elevation i .,800 to 8,500 feet. The average annual precipitati• is 15 to 18 inches, the average annual air temperatu is 42 to 44 degrees F, and the average frost -free p riod is 80 to 90 days. This unit is about 45 percent Dol . rd soil and 45 percent shale Rock outcrop. Included in this unit are small : reas of Pinelli soils on the slightly concave parts of th landscape. Included areas make up about 10 per nt of the total acreage. The Dollard soil is mode :tely deep and well drained. It formed in residuum der ed dominantly from Mancos shale. Typically, the sur ce layer is grayish brown clay loam about 4 inches t' ck. The substratum is clay loam about 29 inches thic . It is underlain by weathered Mancos shale. Th- depth to weathered parent material ranges from 20 40 inches. The soil is calcareous throughout. Permeabi y is slow in the Dollard soil. Available water cap• ity is low. The effective rooting depth is 20 to 40 in es. Runoff is rapid, and the hazard of water erosi • is severe. T e Rock outcrop consists of slightly weathered, c• solidated exposures of Mancos shale. This unit is used as rangeland or as wildlife habitat. 1pen-Gypsum Area, Colorado 35 le range condition deteriorates, mountain b' gebrush, Douglas rabbitbrush, cheatgra , and annual weeds increase in abundance. This unit responds well to applicatioof fertilizer, to e seeding, and to proper grazin• se. Areas that are heavily infested with undesirab plants can be proved by chemical or mecha al treatment. This unit is well suited to ha and pasture. A seedbed should be prepared n the contour or across slope where practical. F successful seeding, a dbed should be prepa d and the seed drilled. plications of nitrogen , nd phosphorus fertilizer improve the growth of •rage plants. Proper stocking es, pasture rotati• , and restricted grazing during wet iods help to ke: • the pasture in good condition and protect the soil fr• m erosion. Furrow, border, Irugation, an • sprinkler irrigation systems are suited his soil. Pi • e, ditch lining, or drop structures in gation dit• es facilitate irrigation and reduce the hazard of ► tch erosion. his tt is well suited to irrigated crops. If properly nal • •, it can produce 80 bushels of barley per acre annu y. is unit is well suited to homesite development. his map unit is in capability subclass IVe, irrigated nd nonirrigated. It is in the Deep Loam range site. Earsman-Rock outcrop complex, 12 to 65 cent slopes. This map unit is on mountainsides and ridges. Elevation is 6,000 to 8,500 feet. The average a ual precipitation is 14 to 16 inches, the average ual air temperature is 42 to 44 degrees F, and the average frost -free period is 80 to 105 days. his unit is about 45 percent Earsman very stony s, dy loam and 35 percent Rock outcrop. The Earsman sot is on the Tess steep slopes, and the areas of Rock outcrop are in the steeper convex areas throughout the ill cluded in this unit are small areas of Arle and Ansari soils and soils that are similar to the Earsman sbut are deeper over bedrock. Included areas make u 4bout 20 percent of the total acreage. he Earsman soil is shallow and somewhat enessively drained. It formed in residuum and tc vium derived dominantly from calcareous redbed s stone. About 5 to 10 percent of the surface is covered with flagstones, and 5 to 15 percent is covered wil channery fragments. A thin layer of partially dellomposed needles, twigs, and leaves is on the surface in many places. Typically, the surface layer is reFish brown very stony sandy loam about 5 inches h . The substratum to a depth of 19 inches is very h nery sandy loam. The depth to hard, calcareous andstone ranges from 10 to 20 inches. 1 Permeability is moderately rapid in the Earsman soil. Available water capacity is very low. The effective rooting depth is 10 to 20 inches. Runoff is rapid, and the hazard of water erosion is slight to severe on the steeper slopes. This unit is used mainly as rangeland or as wildlife habitat. It also is used as a source of firewood and posts. The potential plant community on this unit is mainly pinyon pine, Utah juniper, bluebunch wheatgrass, botttebrush squirreltail, Indian ricegrass, and western wheatgrass. The potential production of the native understory vegetation in normal years is about 500 pounds of air-dry vegetation per acre. The slope limits access by livestock. The limited accessibility results in overgrazing of the less sloping areas. If the plant cover is disturbed, protection from flooding is needed to control gullying, streambank cutting, and sheet erosion. This unit is suited to limited production of firewood. The average annual production is 5 cords per acre. The average stocking rate is 100 trees per acre. Special care is needed to minimize erosion when the stands are thinned and when other forest management practices are applied. This unit is severely limited as a site for homesite development. Limitations include the shallow depth to bedrock, the exposed bedrock, the slope, the rapid runoff rate, and the very high hazard of water erosion. This map unit is in capability subclass Vile, nonirrigated. It is in the Pinyon -Juniper woodland site. 34—Empedrado loam, 2 to 6 percent • lopes. This deep, well drained soil is on fans and . and hills. It formed in alluvium and eolian meter! Elevation is 6,500 to 9,000 feet. The average nual precipitation is 15 to 18 inches, the average an al air temperature is 40 to 44 degrees F, and the a rage frost -free period is 75 to 95 days. Typically, the surface la r is brown loam about 5 inches thick. The subsoil clay loam about 35 inches thick. The substratum 1' a depth of 60 inches or more is clay loam. The soil is oncalcareous to a depth of 38 inches and calcare • i s below that depth. Included in this nit are small areas of soils that are similar to the E ' •edrado soil but have a darker, thicker surface layer. so included are small areas of soils that are similar t• he Empedrado soil but are silt loam or silty clay I • :m. Included areas make up about 20 percent • the total acreage. Per - -ability is moderate in the Empedrado soil. Avail •le water capacity is high. The effective rooting de• is 60 inches or more. Runoff is medium, and the zard of water erosion is slight. 36 This unit is used as hayland or for crops. It is we, suited to hay and pasture. Grasses and legumes,: row well if adequate fertilizer is used. If properly aged, the unit can produce 5 tons of irrigated gras hay per acre annually. The potential plant community on this nit is mainly western wheatgrass, needleandthread •rairie junegrass, mountain big sagebrush, . id Douglas rabbitbrush. Other plants that char. 'terize this site are muttongrass, Letterman needlegrs, common snowberry, Utah serviceberry, d antelope bitterbrush. The average annual productio of air-dry vegetation is about 1,500 pounds per acr:. If the range condition deteriorates, mountain big .agebrush, Kentucky bluegrass, Douglas rabbi •rush, and annual weeds increase in abundance This unit is well su''-d to alfalfa and small grain crops. It has few li ations. Maintaining crop residue on or near the su - .ce helps to control runoff and soil blowing and hers to maintain tilth and the content of organic matte . If properly managed, the unit can produce 90 ushels of barley per acre annually. This unit suited to homesite development. The main lim Cations are the shrink -swell potential and the moderpfe permeability. The shrink -swell potential can be m' imized by thoroughly prewetting foundation are s. The moderate permeability can be overcome by i reasing the size of the absorption field. This map unit is in capability subclass IVe, irrigated and nonirrigated. It is in the Deep Loam range site. Empedrado loam, 6 to 12 percent slopes. This deep, well drained soil is on fans and upland hills. It formed in alluvium and eolian material. Elevation is 6,500 to 9,000 feet. The average annual precipitation is about 15 to 18 inches, the average annual air temperature is 40 to 44 degrees F, and the average frost -free period is 75 to 95 days. Typically, the surface layer is brown loam about 5 inches thick. The subsoil is clay loam about 35 inches thick. The substratum to a depth of 60 inches is clay loam. The soil is noncalcareous to a depth of 38 inches and calcareous below that depth. Included in this unit are small areas of soils that are similar to the Empedrado soil but have a darker, thicker surface layer. Also included are small areas of soils that are similar to the Empedrado soil but are silt loam or silty clay loam throughout. Included areas make up about 20 percent of the total acreage. Permeability is moderate in the Empedrado soil. Available water capacity is high. The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. This unit is used as hayland or for crops. It is well Soil Survey suited to hay and pasture. Grasses and legumes grow well if adequate fertilizer is used. If properly managed, the unit can produce 4 tons of irrigated grass hay per acre annually. This unit is well suited to alfalfa and small grain crops. It is limited mainly by the slope in some areas. Limiting tillage during seedbed preparation and controlling weeds help to control runoff and erosion. All tillage should be on the contour or across the slope. If properly managed, the unit can produce 75 bushels of barley per acre annually. The potential plant community on this unit is mainly western wheatgrass, needleandthread, prairie junegrass, mountain big sagebrush, and Douglas rabbitbrush. Other plants that characterize this site are muttongrass, Letterman needlegrass, common snowberry, Utah serviceberry, and antelope bitterbrush. The average annual production of air-dry vegetation is about 1,500 pounds per acre. If the range condition deteriorates, mountain big sagebrush, Kentucky bluegrass, Douglas rabbitbrush, and annual weeds increase in abundance. These plants are dominant when the range is in poor condition; therefore, livestock grazing should be managed so that the desired balance of the preferred species is maintained. This unit is suited to homesite development. The main limitations are the shrink -swell potential and the slope. The shrink -swell potential can be minimized by prewetting foundation areas. The slope is a management concern if septic tank absorption fields are installed. Absorption lines should be installed on the contour. This map unit is in capability subclass IVe, irrigated and nonirrigated. It is in the Deep Loam range site. 36—Empedrado loam, 12 to 25 • rcent slopes. This deep, well drained soil is on f. s and upland hills. It formed in alluvium and eolian r aterial. Elevation is 6,500 to 9,000 feet. The averaannual precipitation is 15 to 18 inches, the average : nnual air temperature is 40 to 44 degrees F, and th average frost -free period is 75 to 95 days. Typically, the surfac: ayer is brown loam about 5 inches thick. The sub soil is clay loam about 35 inches thick. The substrat to a depth of 60 inches or more is clay loam. The s• is noncalcareous to a depth of 38 inches and calc reous below that depth. Included in is unit are small areas of soils that are similar to th Empedrado soil but are silt loam or silty clay loam. Iso included are small areas of soils that are simi . r to the Empedrado soil but have a darker, thicke urface layer. Included areas make up about 15 perc nt of the total acreage. ermeability is moderate in the Empedrado soil. 46 wheatgrass. Other plants that characterize its site are Letterman needlegrass, elk sedge, mou . in snowberry, and big bluegrass. The average annuproduction of air-dry vegetation is about 2,000 you ds per acre. If the range condition deteriorates, Gam. •1 oak, mountain snowberry, Kentucky bluegrass, d annual weeds increase in abundance. Range .eeding may be needed if the range is in poor conditi This unit is poorly suite* o homesite development. The main limitations are e shrink -swell potential and the slope. The effects shrinking and swelling can be reduced by maintainsg a constant moisture content around the founda .n. Backfilling excavations with material that has : low shrink -swell potential can also reduce the eff • s of shrinking and swelling. This map it is in capability subclass Vile, nonirrigate It is in the Brushy Loam range site. 54—Grotte gravelly loam, 25 to 65 percent This deep, well drained soil is on mountainside formed in alluvium and colluvium derived don from sandstone. Elevation is 6,000 to 8,00 average annual precipitation is 15 to 17 i average annual air temperature is 35 t and the average frost -free period is Typically, the surface layer is gr loam about 4 inches thick. The clay loam about 3 inches thick. depth of 60 inches or more is The soil is calcareous throu Included in this unit ar Southace soils. Include percent of the total ac Permeability is m Available water ca rooting depth is the hazard of the steeper This uni The pote ricegra squirr sag c s It antly eet. The hes, the 8 degrees F, 8' to 105 days. ish brown gravelly n: t layer is gravelly e substratum to a ery channery clay loam. out. mall areas of Dahlquist and areas make up about 15 age. erately slow in the Grotte soil. acity is moderate. The effective inches or more. Runoff is rapid, and ter erosion is moderate or severe on pes. s used as rangeland or as wildlife habitat. sal plant community is mainly Indian , bluebunch wheatgrass, bottlebrush tail, true mountainmahogany, Wyoming big rush, and Utah serviceberry. Other plants that racterize this site are Douglas rabbitbrush, eedleandthread, prairie junegrass, pinyon pine, and tah juniper. The average annual production of air-dry vegetation is about 600 pounds per acre. If the range condition deteriorates, Douglas rabbitbrush, Wyoming big sagebrush, cheatgrass, and annual weeds increase in abundance. Loss of the surface layer severely reduces the ability of the unit to produce plants suitable for grazing. This unit is poorly suited to homesite development. pes. Soil Survey The main limitation is the slope. SI ping is common in sloping areas. This map unit is in capabil subclass Vile, nonirrigated. It is in the St y Foothills range site. Gypsum land-Gypsiorthids complex, 12 to 65 pe cent slopes. This map unit is on mountainsides, on hills, and along dissected drainageways (fig. 5). It is on hills and canyon side slopes throughout the survey area. This unit is about 65 percent Gypsum land and 20 percent Gypsiorthids. Included in this unit are small areas of Torriorthents and Camborthids. Included areas make up about 15 percent of the total acreage. The Gypsum land consists mainly of exposed parent material that has a very high content of gypsum. The Gypsiorthids are shallow and moderately deep and well drained. They formed in residuum and colluvium derived dominantly from mixed material with a very high content of gypsum. Slope is 12 to 50 percent. No single profile of these soils is typical, but one commonly observed in the survey area has a surface layer of very pale brown fine sandy loam about 8 inches thick. The substratum is fine sandy loam. Soft, gypsiferous shale is at a depth of about 39 inches. Permeability is moderate in the Gypsiorthids. Available water capacity is low or moderate. The effective rooting depth is 10 to 40 inches. Runoff is very rapid, and the hazard of water erosion is slight to severe on the steeper slopes. This unit is used as wildlife habitat. The native vegetation on the Gypsiorthids is sparse grasses, forbs, and Utah juniper. The Gypsum land supports very little native vegetation. This unit is poorly suited to homesite development. The main limitations are the slope, the hazard of erosion, piping, and low soil strength during wet periods. This map unit is in capability class VIII. No range site is assigned. 56—Ipson cobbly loam, 3 to 25 rcent slopes. This deep, well drained soil iso erraces, terrace side slopes, and fans. It formed i'alluvium and outwash derived dominantly from ndstone and basalt. Elevation is 6,700 to :, 00 feet. The average annual precipitation is 13 . 15 inches, the average annual air temperature is to 46 degrees F, and the average frost -free p: od is 70 to 90 days. About 1 to 20 percent of the surface is covered with cobble, pically, the surface layer is brown cobbly loam about 14 inches thick. The upper 12 inches of the Aspen -Gypsum Area, Colorado 67 Suitable management practices include proper grazing use and a planned grazing system. The suitability of this unit for range seeding is poor. Th main limitation is the surface stoniness. Becaus •f the hazard of seepage, the soil is limited as a sit - or livestock watering ponds and other water impoundments. If this unit is used for homesite dev: •pment, the main limitations are the hazard of erasion, the stoniness, and the susceptibility 1. •iping and frost heave. Areas adjacent to hillsid- are occasionally affected by runoff, which may •e accompanied by the movement of rock debris. P -serving the existing plant cover during construction elps to control erosion. Only the part of the site that ' used for construction should be disturbed. The grel and cobbles in disturbed areas should be removeif the site is landscaped, particularly in areas used fo awns. This map it is in capability subclass Vle, nonirrigate• It is in the Loamy Slopes range site. 97 outhace cobbly sandy loam, 6 to 12 percent slos. This deep, well drained soil is on upland races, mountainsides, and alluvial fans. It formed in alluvium derived dominantly from redbed sandstone and shale intermixed with gypsiferous material. Elevation is 6,000 to 7,000 feet. The average annual precipitation is 14 to 16 inches, the average annual air to perature is 2 to 46 degrees F, and the average fro -free period is 95 to 105 days. ITypically, the surface layer is redd' h brown cobbly andy loam about 3 inches thick. T e upper 11 inches of the substratum is gravelly loam The next 12 inches is very gravelly loam. The lower art to a depth of 60 nches or more is very cobbly f' e sandy loam. The ontent of stones and cobble increases with depth. Some flagstones are in the, rofile in some areas. IIncluded in this unit arysmall areas of Morval, oslin, and Tridell soils,.' Morval and Goslin soils have slopes of less than 12 percent. Included areas make up about 15 percent of,lhe total acreage. tPermeability is, rnoderate in the Southace soil. vailable water capacity is low. The effective rooting depth is 60 inphes or more. Runoff is medium, and the li azard of w, er erosion is moderate. 111 Most ar-as of this unit are used as rangeland. A few areas ar: used for homesite development or as wildlife abitat. The potential plant community on this unit is mainly es rn wheatgrass, Indian ricegrass, muttongrass, W • ming big sagebrush, and Utah serviceberry. eedleandthread, Douglas rabbitbrush, squaw apple, and scattered Utah juniper commonly are also included. The average annual production of air-dry vegetation is about 900 pounds per acre. If the range ondition deteriorates, Wyoming big sagebrushouglas rabbitbrush, cheatgrass, and annual eeds increase in abundance. Suitable management practic- include proper grazing use and a planned gr. ing system. The suitability of this unit for ranseeding is poor. The main limitation is the surf., e stoniness. Because of the hazard of seepage, the •il is limited as a site for livestock watering pon• and other impoundments. If this unit is used •r homesite development, the main limitations ar he hazard of erosion, the stoniness, and th susceptibility to piping and frost heave. Areas a%facent to hillsides are occasionally affected by r off, which may be accompanied by the movement • rock debris. Preserving the existing plant cover dur' g construction helps to control erosion. Only the part •f the site that is used for construction should be di rbed. The gravel and cobbles in disturbed areas sho d be removed if the site is landscaped, particularly in : reas used for lawns. This map unit is in capability subclass Vle, nonirrigated. It is in the Loamy Slopes range site. Southace cobbly sandy loam, 12 to 25 percent slopes. This deep, well drained soil is on upland terraces, mountainsides, the sides of mountains and valleys, and alluvial fans. It formed in alluvium and colluvium derived dominantly from redbed sandstone and shale intermixed with gypsiferous material. Elevation is 6,000 to 7,000 feet. The average annual precipitation is 14 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free period is 95 to 105 days. Typically, the surface layer is light reddish brown cobbly sandy loam about 3 inches thick. The upper 11 inches of the substratum is gravelly loam. The next 12 inches is very gravelly loam. The lower part to a depth of 60 inches or more is very cobbly fine sandy loam. The content of stones and cobbles increases with depth. Sorne flagstones are in the profile in places. Included in this unit are small areas of Tridell soils on benchtops and the upper part of slopes. Included areas make up about 10 percent of the total acreage. Permeability is moderate in the Southace soil. Available water capacity is low. 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 or as wildlife habitat. The potential plant community is mainly western wheatgrass, Indian ricegrass, muttongrass, Wyoming big sagebrush, and Utah serviceberry. Needleandthread, Douglas rabbitbrush, squaw apple, and scattered Utah juniper commonly are also included. 68 Soil Survey The average annual production of air-dry vegetation is about 900 pounds per acre. If the range condition deteriorates, Wyoming 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 unit for range seeding is poor. The main limitations are the slope and the surface stoniness. If this unit is used for homesite development, the main limitations are the slope, the hazard of erosion, the stoniness, and the susceptibility to piping and frost heave. Areas adjacent to hillsides are occasionally affected by runoff, which may be accompanied by the movement of rock debris. Preserving the existing plant cover during construction helps to control erosion. Only the part of the site that is used for construction should be disturbed. The gravel and cobbles in disturbed areas should be removed if the site is landscaped, particularly in areas used for lawns. This map unit is in capability subclass Vie, nonirrigated. It is in the Loamy Slopes range site. 99-Southace cobbly sandy loam, 25 to 65 percent slopes. This deep, well drained soil is on the side of mountains and valleys and on alluvial fans. It for ed in alluvium and colluvium derived dominantly fro edbed sandstone and shale intermixed with gypsifers material. Elevation is 6,000 to 7,000 feet. T average annual precipitation is 14 to 16 inches, the ' average annual air temperature is 42 to 46 degr• s F, and the average frost -free period is 95 to 105 • : ys. Typically, the surface layer is reddi i brown cobbly sandy loam about 3 inches thick. Th upper 11 inches of the substratum is gravelly loam.. he next 10 inches is very gravelly loam. The lower p : rt to a depth of 60 inches or more is very cobbly fir sandy loam. The content of stones and cobbles 'creases with depth. Some flagstones are in the pr i file in places. Included in this unit are s all areas of Tridell soils and rock outcrop. Include areas make up about 15 percent of the total acre.,•e. Permeability is mod . ate in the Southace soil. Available water capa '' y is low. The effective rooting depth is 60 inches •, more. Runoff is rapid, and the hazard of water er' sion is moderate. This unit is used as wildlife habitat or rangeland. The potential plant •Immunity is mainly western wheatgrass, l' elan ricegrass, muttongrass, Wyoming big sagebru a and Utah serviceberry. Needlean• read, Douglas rabbitbrush, squaw apple, and scat red Utah juniper commonly are also included. The av-rage annual production of air-dry vegetation is about 900 pounds per acre. If the range c ition deteriorates, Wyoming big sagebrush, uglas rabbitbrush, cheatgrass, and annual Oeds increase in abundance. The suitability of this unit for range seeding is poor. The main limitations are the sldpe and the surface stoniness. The slope limitsytcess by livestock. The limited accessibility result) in overgrazing of the less sloping areas. Livesto Xgrazing should be managed to protect the soil fron) xcessive erosion. Loss of the surface layer severely reduces the ability of the unit to produce plants,sUilable for grazing. This unit is.poorly suited to homesite development. The main lip itation is the slope. This n}ap unit is in capability subclass Vile, nonirrigdted. It is in the Loamy Slopes range site. 100—Startey-Starman very channery loams, 3 to 25 percent slopes. This map unit is on rolling uplands, ridgetops, and mountainsides. The native vegetation is mainly grasses and shrubs. Elevation is 7,800 to 9,000 feet. The average precipitation is 16 to 19 inches, the average annual air temperature is 38 to 42 d rees F, and the average frost -free period is 60 to 7 days. This unit is about 50 percent Starley so' and 30 percent Starman soil. Included in this unit are small areas f Irrawaddy soils in depressions and small areas f soils that are similar to the Starley and Starman oils but are underlain by soft bedrock. Also i uded are areas of rock outcrop on knolls and ridg . Included areas make up about 20 percent of the tot acreage. The Starley soil is shallo and well drained. It formed in residuum derived domin tly from calcareous sandstone. About 35 to 4 percent of the surface is covered with cobbly fra ments. Typically, the surface layer is brown very c nnery loam about 8 inches thick. The subsoil is chan9 ry clay loam about 7 inches thick. The substratum is ery channery loam about 4 inches thick over hard s ndstone. The soil is calcareous throughout. Permeabili is moderate in the Starley soil. Available water capac' y is very low. The effective rooting depth is 8 to 20 inc es. Runoff is medium or rapid, and the hazard of ater erosion is moderate or severe. The arman soil is shallow and well drained. It forme to residuum derived dominantly from sandstone. Abo 35 to 45 percent of the surface is covered with co ly fragments. Typically, the surface layer is yellowish brown very channery loam about 6 inches thick. The upper 4 inches of the substratum is very channery loam. The lower part is very channery loam. Sandstone bedrock is at a depth of about 16 inches. The soil is calcareous throughout. 1 1 74 Soil Survey metamorphic material. About 3 to 15 percent of the Isurface is covered with boulders, stones, cobbles, and gravel. Typically, the surface layer is brown cobbly sandy loam about 3 inches thick. The upper 5 inches o Ithe subsoil is cobbly sandy loam. The lower 7 inches very cobbly sandy clay loam. The substratum to a d pth of 60 inches or more is extremely cobbly loamy s., d. The content of coarse fragments ranges from 35 0 85 Ipercent, by volume, in a major part of the surfe layer and subsoil. Permeability is moderately rapid in the acca soil. IAvailable water capacity is low. The effe ive rooting depth is 60 inches or more. Runoff is rr •dium, and the hazard of water erosion is slight. The Mergel soil is deep and well rained. It forrned in Iglacial outwash. About 3 to 30 pe ent of the surface is covered with boulders, stones, bbles, and gravel. Typically, the surface layer is ayish brown cobbly loam about 8 inches thick. T e upper 12 inches of the substratum is very cobbly andy loam. The lower part to a depth of 60 inches is e tremely stony sandy loam. The content of coarse agments ranges from 35 to 80 Ipercent, by volume. Permeability is derate in the Mergel soil. Available water capacity is w. The effective rooting depth is 60 Iinches or more. unoff is slow, and the hazard of water erosion is slig . This unit i used mainly for pasture or as rangeland. IIt also is u ed for homesite development or limited rock quarryin . The otential plant community on this unit is main Letter an needlegrass, bluebunch wheatgrass, Ind': n ncegrass, Saskatoon serviceberry, and antelope bitterbrush. Other plants that characterize this s • are western wheatgrass, mountain big sagebrush, : nd 'scattered Gambel oak. The average annual , roduction f air-dry vegetation is about 1,200 pound per acre. If the range condition deteriorates, mounta big agebrush, Kentucky bluegrass, cheat • ass, and annual eeds increase in abundance. The suitability of this unit for ran. a seeding is poor. The main limitations are the ston: and boulders on the urface. Suitable management t actices include proper ange use, deferred grazing, d rotation grazing. Aerial spraying is suitable for bru management. Because of he hazard of seepage, t unit is limited as a site for ivestock watering ponds'and other water impoundments. IIf this unit is used fbr hay and pasture, the main mitation is the Iovvailable water capacity. Frequent rigation is nee ed. Applications of nitrogen and hosphorus fe rlizer improve the growth of forage tants. Prope stocking rates, pasture rotation, and stricted grazing during wet periods help to keep the 1 pasture in good condition and protect the soil iron- erosion. ronerosion. Irrigation water can be applied by corr ation, sprinkler, and flooding methods. Pipe, ditch I' ng, or drop structures in irrigation ditches facilita irrigation and help to control erosion. If this unit is used for homesite de lopment, the main limitations are the Targe stone and boulders on and below the surface. Populatio growth has resulted in increased construction of ho es in areas of this unit. Preserving the existing plant over during construction helps to control erosion. T pebbles and cobbles in disturbed areas should rernoved if the site is landscaped, particular in areas used for lawns. The effluent from septic Sank absorption fields can surface in downslope areas arid thus create a health hazard. If the density of housinf is moderate or high, community sewage systems are needed to prevent the contawinatior of water supplies resulting from seepage. from onsite' sewage disposal systems. Areas adjacent to hillsides,/are occasionally affected by runoff, which may be ac¢°ompanied by the movement of rock debris. T4s map unit is in capability subclass VIe, irrigated a nonirrigated. It is in the Stony Loam range site. 109 Uracca, moist-Mergel complex, 12 to 25 percent slopes, extremely stony. This map unit is on alluvial fans and valley side slopes. Elevation is 6,800 to 8,400 feet. The average annual precipitation is 16 to 19 inches, the average annual air temperature is 40 to 43 degrees F, and the average frost -free period is 75 to 95 days. This unit is about 50 percent Uracca soil and 40 percent Mergel soil. Included in this unit are small areas of soils that are similar to the Uracca and Mergel soils but have a thicker surface layer and a lower content of coarse fragments. Included areas make up about 10 percent of the total acreage. The Uracca soil is deep and well drained. It formed in alluvium derived dominantly from mixed igneous and metamorphic material. About 3 to 15 percent of the surface is covered with boulders, stones, cobbles, and gravel. Typically, the surface layer is brown cobbly sandy loam about 2 inches thick. The upper 4 inches of the subsoil is cobbly sandy loam. The lower 6 inches is very cobbly sandy clay loam. The substratum to a depth of 60 inches or more is extremely cobbly loamy sand. The content of coarse fragments ranges from 35 to 85 percent, by volume, in a major part of the surface layer and subsoil. Permeability is moderately rapid in the Uracca soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is slight or moderate. Aspen -Gypsum Area, Colorado 75 The Mergel soil is deep and well drained. It formed in cial outwash. About 3 to 30 percent of the surface is vered with boulders, stones, cobbles, and gravel. pically, the surface layer is grayish brown cobbly loam about 7 inches thick. The upper 11 inches of the bstratum is very cobbly sandy loam. The lower part to epth of 60 inches is extremely stony sandy loam. The content of coarse fragments ranges from 35 to 80 rcent, by volume. a Permeability is moderate in the Mergel soil. Available water capacity is low. The effective rooting depth is 60 hes or more. Runoff is slow, and the hazard of water sion is slight. This unit is used mainly as rangeland. It also is used for limited homesite development or as wildlife habitat. 1"I The potential plant community on this unit is mainly tterman needlegrass, bluebunch wheatgrass, Indian ricegrass, Saskatoon serviceberry, and antelope �erbrush. Other plants that characterize this site are ''stern wheatgrass, mountain big sagebrush, and '; scattered Gambel oak. The average annual production air-dry vegetation is about 1,200 pounds per acre. If range condition deteriorates, mountain big ebrush, Kentucky bluegrass, cheatgrass, and annual '- weeds increase in abundance. he suitability of this unit for range seeding is poor. hanical treatment is not practical because of the f'c surface stoniness. Suitable management practices i ude proper range use, deferred grazing, and rotation ing. Aerial spraying is suitable for brush agement. If this unit is used for homesite development, the r n limitations are Targe stones and boulders and the s e in the steeper areas. Population growth has resulted in increased construction of homes in areas of t' unit. Preserving the existing plant cover during c truction helps to control erosion. The gravel and co bles in disturbed areas should be removed if the site is ndscaped, particularly in areas used for lawns. The eif ent from septic tank absorption fields can surface in dnslope areas and thus create a health hazard. If the density of housing is moderate or high, community sage systems are needed to prevent the amination of water supplies resulting from seepage from onsite sewage disposal systems. The slope is a rn agement concern if septic tank absorption fields are in lied. Absorption lines should be installed on the c our. This map unit is in capability subclass VIe, njrrigated. It is in the Stony Loam range site. 110—Uracca, moist-Mergel c . plex, 25 to 65 ent slopes, extremely st. y. This map unit is on all ial fans and valley side . opes. Elevation is 6,800 1 to 8,400 feet. The average annual precipitation is 6 to 19 inches, the average annual air temperature 40 to 43 degrees F, and the average frost -free per'.d is 75 to 95 days. This unit is about 45 percent Uracca ail and 40 percent Mergel soil. Included in this unit are small area of soils that are similar to the Uracca and Mergel ils but have a thicker surface layer and a lowe content of coarse fragments. Included areas m e up about 15 percent of the total acreage. The Uracca soil is deep and well drained. It formed in alluvium derived domin fitly from mixed igneous and metamorphic material About 3 to 15 percent of the surface is covered th boulders, stones, cobbles, and gravel. Typically, a surface layer is brown cobbly sandy loam abo t 2 inches thick. The upper 4 inches of the subsoil is obbly sandy loam. The lower 6 inches is very cobbly andy clay loam. The substratum to a depth of 60 inc s or more is extremely cobbly loamy sand. The co ent of coarse fragments ranges from 35 to perc t, by volume, in a major part of the surface I er an subsoil. Permeability is moderately rapid in the Urac soil. Available water capacity is low. The effective ooting depth is 60 inches or more. Runoff is medi , and the hazard of water erosion is moderate. The Mergel soil is deep and well dr4i ed. It formed in glacial outwash. About 3 to 30 perce of the surface is covered with boulders, stones, cobs, and gravel. Typically, the surface layer is grayish brown cobbly loam about 7 inches thick. The//dipper 11 inches of the substratum is very cobbly sarrtly loam. The lower part to a depth of 60 inches is extr mely stony sandy loam. The content of coarse fra ments ranges from 35 to 80 percent, by volume. Permeability is moddrate in the Mergel soil. Available water capacity is loin The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. This unit is used mainly as rangeland. It also is used as wildlife habitat. The potential plant community on this unit is mainly Letterman/needlegrass, bluebunch wheatgrass, Indian ricegrag, Saskatoon serviceberry, and antelope bitter (ush. Other plants that characterize this site are we rn wheatgrass, mountain big sagebrush, and sc tered Gambel oak. The average annual production of air-dry vegetation is about 1,200 pounds per acre. If the range condition deteriorates, mountain big sagebrush, Kentucky bluegrass, cheatgrass, and annual weeds increase in abundance. The suitability of this unit for range seeding is poor. JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 113 9TH STREET, SUITE 214 P.O. BOX 1458 GLENWOOD SPRINGS, COLORADO 81602-1458 PHONE: (303) 945-2550 FAX: (303) 945-1410 00. BOX 4808 PAGOSA SPRINGS, COLORADO 81157 PHONE: (303) 731-5743 FAX: (303) 731-4778 WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING #4 RESUBDIVISION OWNER: WESTBANK RANCH #1 LTD. GLENWOOD SPRINGS, COLORADO ENGINEER AND PLANNER: JEROME GAMBA & ASSOCIATES, INC. GLENWOOD SPRINGS, COLORADO Submitted for public hearing before the Garfield County Planning Commission on 9 August 1993 WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING #4 RESUBDIVISION Submitted for review by the Garfield County Planning Commission at the Preliminary plan hearing on 9 August 1993 In accordance with Section 4.12 of the Garfield County Zoning Resolution of 1978 and amendments thereto through 14 October 1991, the owners of the WESTBANK RANCH PLANNED UNIT DEVELOPMENT desire to modify several provisions of the plan. The modifications are being proposed because it is felt that the density of lot of the original plan in keeping with development that has occurred in the general area. Additionally, the difficulty in permitting and constructing sewage treatment facilities which would discharge to the Roaring Fork River has caused the construction of a central sewage collection system to be impractical. The modified concept provides lots with sufficient space for a Targe single family home and onsite sewage treatment facilities to serve it. The lots are configured to take advantage of the natural views of the area. The development layout includes common open space which will be dedicated to the homeowners association. The proposed Westbank Ranch Filing #4 Resubdivision is illustrated on the following drawings: SHEET 1 OF 18 --PRELIMINARY PLAN TOPOGRAPHIC MAP SHEET 2 OF 18 --PRELIMINARY PLAN LOT LAYOUT AND DIMENSIONS SHEET 3 OF 18 --ZONE DISTRICT MAP SHEET 4 OF 18 --UTILITY PLAN MAP SHEET 5 OF 18 --DRAINAGE PLAN MAP SHEET 6 OF 18 --OVERALL ROAD PLAN MAP SHEETS 7 THROUGH 15 OF 18 --ROAD PLAN AND PROFILE SHEETS SHEET 16 OF 18 --SOILS GROUP MAP SHEET 17 OF 18 --RECONNAISSANCE GEOLOGIC MAP SHEET 18 OF 18 --RECONNAISSANCE GEOLOGIC HAZARD MAP PAGE 1 JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS THE PROPOSED MODIFICATIONS TO THE EXISTING PUD PLAN ARE AS FOLLOWS: 1. Dwelling Type and Number The current plan contains 10 fourplex lots, 10 duplex lots and 38 single family lots for a total of 58 lots with 98 dwelling units. The modified plan contains 63 single family lots and one multi -family, fourplex lot for a total of 67 dwelling units. 2. Lot Size The current plan contains Tots ranging from 0.44 acres to 1.94 acres, with 36 of the 58 lots being less than one acre. The modified plan contains Tots ranging from a minimum of 1.0 acre to 14.26 acres, with the majority of lots in the 2.0 to 3.0 acre range. 3. Site Plan The current plan calls for 81 dwelling units on the upper bench and 17 on the lower bench. The modified plan (see map) calls for 51 single family dwelling unit lots on the upper bench and 13 lots on the lower bench. Of these 13 lots, 12 are for single family dwelling units and one (number 64) is a multi -family, fourplex lot. 4. Domestic and Irrigation water Supply The current plan anticipates expansion of the existing water system which serves Westbank filings I through III. The modified plan anticipates a system separate from the existing Westbank system, with water to be supplied from new well(s) to be drilled and augmented with Ruedi Reservoir water for which a contact has been obtained. A total of 40 acre feet of water is to be purchased from Ruedi Reservoir for the needs of the development. As a part of the water system development, sufficient irrigation water will be provided to allow for each residence to irrigate up to 2,500 square feet. Fire protection storage and hydrants will be incorporated in the domestic water system. A letter report and documents related to the purchase of water from Ruedi Reservoir are attached as EXHIBIT E. 5. Sewage Disposal The current plan anticipates the construction of a central sewage collection system and treatment plant. The modified plan anticipates the use of individual, onsite sewage treatment and disposal systems. Each lot will be designed to accommodate the space necessary for PAGE 2 JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS a leach field disposal system as well as space for a second, "replacement" field. Percolation rate tests were conducted at four separate sites on the property which were representative of the soil condition of the development. The locations of the tests are illustrated on the RECONNAISSANCE GEOLOGIC MAP. The results of these tests are as follows: Test # 1 Test # 2 Test # 3 Test # 4 16.90 minutes/inch 10.37 minutes/inch 8.34 minutes/inch 14.46 minutes/inch All of these test results are acceptable for the construction of leach field systems for onsite sewage treatment and disposal systems. Individual percolation tests must be accomplished for each specific leach field site prior to construction. 6. P.U.D. Zoning Regulations The current P.U.D. zoning regulations are attached in EXHIBIT A. The modified plan anticipates changing the regulations to read as follows: Section I. A. To carry out the purposes and provisions of the Garfield County Zoning Resolution, Garfield County, Colorado and, particularly, Section 1 .04 of that title, as amended, the Westbank Ranch Planned Unit Development Zoning District is further divided into the following Zone District classifications: R/S.F. - Residential Single Family District R/M.F.4 - Residential Multi -Family, fourplex District O.S. - Open Space B. The boundaries of these Districts are illustrated on Sheet 2 of the maps. Section II A. Uses, by right. PAGE 3 1.) Residential Single Family District One Single -Family dwelling per lot and customary accessary use including buildings for shelter or enclosure of small animals or property accessory to the use of the lot for single-family residential purposes and fences, hedges, gardens, walls and similar landscape features. JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 2.) Residential Multi -Family, fourplex District One structure per lot, containing up to but not more than four dwelling units and customary accessary use including buildings for shelter or enclosure of small animals or property accessory to the use of the lot for multi -family residential purposes and fences, hedges, gardens, walls and similar landscape features. B. Uses, conditional None C. uses, special None D. Minimum Lot Area One acre E. Maximum Lot Coverage 15 percent F. Minimum Setback Front yard 25 feet Side yard 10 feet Rear yard 30 feet G. Maximum Building Height 25 feet H. Off -Street Parking Four (4) off-street parking spaces per dwelling unit or one (1) space per 600 square feet of living space floor area, which ever is greater. Section III Except as hereinabove provided, and except for the following sections of the Garfield County Zoning Resolution, all provisions of the Garfield County Zoning Resolution shall be applicable to the Westbank Ranch P.U.D. Zoning Districts. The Sections of said Zoning Resolution which shall have no applicability are as follows: Section 3.00 through 3.1 1.09. 7. Roads The primary road through the development, HUEBINGER DRIVE, will be designed and constructed in accordance with the standards for a MINOR COLLECTOR road from the entrance on County Road #109 to the intersection with OLD NATIVE LANE. The remainder of HUEBINGER DRIVE, all of OLD NATIVE LANE, DOLORES CIRCLE and PAGE 4 JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS NATIVE LANE will be designed and constructed in accordance with the standards for SECONDARY ACCESS roads as defined in Section 9.35 of the Subdivision Regulations of Garfield County, Colorado. The roads are illustrated on SHEETS 6 THROUGH 14 of the drawings. 8. School/Parks Dedication In accordance with Section 9.80 of the Subdivision Regulations of Garfield County, Colorado, as amended, the Westbank Ranch P.U.D. owners will cooperate with the Board of County Commissioners to appropriately compensate the county for the reasonably necessary public facilities, in the nature of schools and parks required by the future residents of the P.U.D. 9. Phasing The current plan anticipated the development of the project in two phases. The modified plan proposes to develop the property in a single phase. 10. Adjacent Property Owners The property owners of adjacent land, of record in the office of the County Assessor, as of 15 June 1993, are listed in EXHIBIT B. 11. Acreage and Dwelling Unit Summary ACRES DWELLING UNITS Residential/Single Family District 145.86 63 Residential/Multi-Family fourplex District 6.95 4 Road Right -of -Way 14.74 0 Open Space 117.53 0 TOTAL 285.08 67 GROSS DENSITY NET DENSITY OPEN SPACE PERCENTAGE = 41.23 0.235 DWELLING UNITS/ACRE 0.438 DWELLING UNITS/ACRE 12. Homeowners Association A homeowners association shall be formed at the time of final platting of the P.U.D. modification and Resubdivision. The purposes and powers of the association shall include: PAGE 5 JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 1. To promote the health, safety and welfare of the owners of real property within the P.U.D. 2. To enforce all covenants including provisions for architectural control. Covenants To further assure the development and continuation of the Westbank Ranch P.U.D. as a high quality, rural residential area, protective covenants shall be recorded along with the final platting of the P.U.D. These covenants will be the same covenants on file for the Westbank Ranch Subdivision Filing No. 1 except for references to "Filing No.1" and also excepting paragraphs 14, 15 and 18 in Article V and also except for the possible additions noted elsewhere in this submittal. A copy of these covenants are included in EXHIBIT C. 13. Legal Description The legal description of the boundary of the Westbank Ranch P.U.D. Modification and Filing #4 Resubdivision is included as EXHIBIT D. 14. U.S.D.A. Soil Conservation Service Soil Information Soils information from the U.S.D.A. Soil Conservation Service about the subject area was copied from the document "SOIL SURVEY OF ASPEN -GYPSUM AREA, COLORADO, PARTS OF EAGLE, GARFIELD AND PITKIN COUNTIES". This information is included in EXHIBIT F, and the map areas of the soils groups discussed therein are illustrated on Sheet 15, SOIL GROUPS, of the drawings. 15. Anticipated Sources for Electric, Natural Gas, Telephone and Cable T.V. Services It is anticipated that electrical service will be provided by Holy Cross Electric Association, that natural gas service will be provided by Rocky Mountain Natural Gas, that Telephone service will be provided by U.S. WEST Communications and cable T.V. service will be provided by TCI Cablevision of Colorado, Inc. 16. Engineering Geology A reconnaissance geologic investigation of the property has been conducted by CTL/Thompson, Inc., and is included as a part of this submittal as EXHIBIT G. 17. Drainage The road system serving the development will cross a number of minor drainages. Drainage structures for these crossings have been designed on the basis of analysis of the drainage basins which they serve for a 100 year frequency storm event. The The hydraulic calculations determining the 100 year frequency storm events in the drainage basins effecting this property are illustrated in EXHIBIT H, DRAINAGE ANALYSIS. PAGE 6 JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 18. Wildlife The Division of Wildlife mapping places this development in elk winter range and critical deer habitat. It is understood that some impact on the big game herds will result from this development. The following conditions are proposed as additions to the protective covenants of the development to mitigate some of the impact. A. Dogs shall be kept under the control of the Owner at all times and shall not be permitted to run free or to cause a nuisance in the subdivision. No dogs shall be allowed beyond the boundaries of the lot owned by the persons where the dog is housed unless accompanied by a person in full control of such dog. B. Dogs shall not be allowed to bark continuously, which shall be defined as barking for a continuous 15 minute period. C. Dogs shall be leashed, chained, fenced, "electric fenced", kenneled, or under the control of the Owner, which shall mean that the dog does not leave the boundaries of the lot or house unless on a leash and under the control of a person at all times. Metal fencing will be allowed for the purposes of kenneling a dog. Location of kennels shall be subject to review of the Architectural Control Committee. D. All lot owners shall keep all pets reasonably clean and all lots shall be free of refuse, insects, animal waste and insects which breed thereon, at all times. E. The Homeowners association shall assess and enforce penalties against Owners violating the restrictions applying to dogs as follows: One hundred Dollars ($100.00) for the first violation committed by an Owner's dog; Two Hundred Dollars ($200.00) for the second violation; Three Hundred Dollars ($300.00) for the third violation and for each succeeding violation the fine increases in One Hundred Dollar ($100.00) increments. Should any dog chase or molest deer, elk, other pet animals or persons, or destroy or disturb property of another, the Association shall be authorized to prohibit the property owner or resident from continuing to maintaining the offending animal on his property and may dispose of that animal, in necessary, to protect wildlife or other Owner's pet animals, persons or property. The offending dog owner shall be provided written notice of such action at least two (2) days before disposal occurs. Within such two-day period, the offending dog shall be kenneled at a licensed kennel. All charges associated with action taken by the Association may be assessed against either the lot Owner and/or the dog owner, or both at the Association's sole option. F. Notwithstanding the foregoing, no animal may be kept within a lot or residence which, in the good -faith judgement of the Association Board of Directors, results in any annoyance or are obnoxious to residents in the vicinity PAGE 7 JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS of to lot Owners within the subdivision. Except as expressly limited herein, domestic animals may be further restricted pursuant to any rules and regulations which may be promulgated by the Association Board of Directors. G. Metal fencing shall not be allowed except for kennels as noted above. No kennel shall cover an area greater than two hundred and fifty (250) square feet. Wood and wood rail fence shall have a maximum height of 48 inches with a maximum three rails to allow for a fawn to pass between rails. Solid privacy fences, where permitted by the Architectural Control Committee, shall be a minimum of 72 inches high. 1 9.Wildfire Hazard The area of this development, which is in excess of 30% slope and in the densely vegetated drainages, has been identified as medium to high hazard for wildfire, in a letter from Mr. Kelly Rogers of the Colorado State Forest Service. The site was also visited by representatives of the Carbondale & Rural Fire Protection District. As a result of this visit, a letter was written by Mr. Ron Leach, Chief of that district and a Memorandum was written by Mr. James Mason, Director of Glenwood Emergency Services. Recommendations were made regarding the development in all three of these communications. As a result of these recommendations, the following conditions are proposed as additions to the protective covenants of the development to mitigate this potential hazard: A. Structures shall not be constructed in or at the head of topographic drainage features. B. All vegetation except low ground cover such as mowed grass shall be removed for an area 10 feet on all sides of all structures. C. Brush and trees within 30 feet of all structures shall be thinned, if necessary, so that the remaining clumps are no more than 10 feet wide. D. Structure roof coverings shall be of non-combustible materials. Additionally, the design criteria proposed by Mr. Leach and Mr. Mason is incorporated in the road and utility design. Copies of the letters from Mr. Rogers, Mr. Leach and Mr. Mason are included as EXHIBIT I. Jerome F. Gamba P PAGE 8 tS59TFN % 5933 JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS EXHIBIT A EXISTING PUD ZONING REGULATIONS JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS WESTBANK RANCH P.U.D. ZONING REGULATIONS Section I. A. To carry out the purposes and provisions of the Garfield County Zoning Resolution, Garfield County, Colorado and, particularly, Section 1.400 of that title, as amended, the Westbank RAnch Planned Unit Development Zoning Dis- trict is further divided into the following Zone District classifications: R/S.F. - Residential/Single Family District R/C.li. - Residential/ Cluster }lousing District R/M.F. - Residential/Multiple Family District 0.S. - Open Space District B. The boundaries of these Districts shall be located as shown on the Westbank Ranch P.U.D. Plat. Section II. R/S.F. - Residential/ Single Family District A. Uses, by right. Single -Family dwelling and customary accessory uses in- cluding buildings for shelter or enclosure of small animals or property accessory to use of the lot for single-family residential purposes and fences, hedges, gardens, walls and similar landscape features. Park and Greenbelt. B. Uses, conditional. None C. Uses, special. None D. Minimum Lot Area 16,000 square feet E. Maximum Lot Coverage 15 percent F. Minimum Setback Front yard - 25 feet Side yard - 10 feet Rear yard - 30 feet G. Maximum Building Height 25 feet H. Off -Street Parking/Residential Four (4) off-street parking spaces on the same lot for each dwelling unit or one (1) space per 600 hundred square feet of floor area, which ever is greater. Section III. R/C.H. - Residential/Cluster Housing District A. Uses, by right Cluster Housing, row housing, and customary accesory uses including buildings for shelter or enclosure of small animals or property accessory to use of the lot for residential purposes and fences, hedges, gardens, walls, and similar landscape features. Park and Greenbelt. B Uses, conditional None. C. Uses, special None. D. Minimum Four-plex lot area 1. 35,000 sq. ft. 2. Lots within a Four-plex lot shall have no minimum lot area. E. Maximum Coverage of a Four-plex lot 1. 35 percent 2. Lots within a Four-plex lot will have no maximum lot coverage F. Minimum Four-plex lot setback 1. Front yard - 25 feet Side yard - 20 feet Rear yard - 25 feet Internal lot setbacks for the purpose of accommading row housing or cluster housing shall be determined at the time of subdivision of a Four-plex lot. These may include single-family dwelling units that share common walls and combined service facilities, whether or not providing for separate ownership of land and buildings and other architectural innovations such as clustered detached single-family dwellings with private patio yards as the buffer between units. G Maximum Building Height 25 feet H. Off -Street parking/residential Three (3) off-street parking spaces for each dwel- ling unit, or 1 space per 500 square feet of floor area, which ever is greater. Section IV R/M.F. - Residential Multi -family A. Uses, by right Row housing dwelling and property accessory to use of the lot for residential purposes and fences, hedges, landscaping, walls, and similar landscape features. Park and greenbelt. B Uses, conditional None C. Uses, special None D. Minimum Lot Area Multiple family lots shall be in substantial compli- ance with lots as shown on P.U.D. Plat. E. Maximum Multi -Family Lot Coverage 30 percent F. Minimum Multi -Family Setback 30'feet from lot perimeter G. Maximum Building Height 30 feet H. Off -Street Parking/Residential Three (3) off-street parking spaces on the same multi- family lot for each dwelling unit or 1 space per 500 square feet of floor area, whichever is greater. Section VI. Except as hereinabove provided, and except for the follow- ing sections of the Garfield County Zoning Resolution, all provisions of the Garfield County Zoning Resolution shall be applicable to the Westbank Ranch P.U.D. Zoning Dis- tricts. The Sections of the said Zoning Resolution which shall have no applicability are as follows: Section 3.00 through 3.11.04-t t' Section 4.01.02 paragraph (1) EXHIBIT B ADJACENT PROPERTY OWNERS JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS LOT 22 LOT 23 LOT 24 Lot 25 LOT 26 LOT 27 LOT 28 LOT 29 LOT 30 LOT 31 ADJACENT PROPERTY OWNERS MAP 35 - FILING 1 Ehlen Family Trust 30131 Saddleridge Drive San Juan Capistrano CA 92675 John & Dolores Huebinger, Jr. 0235 Oak Lane Glenwood Springs CO 81601 David & Pamalyn Lax PO Box 8374 Aspen CO 81612 Richard & Diane Neville 0105 Oak Lane Glenwood Springs CO 81601 MAP 2 - FILING 1 James & Shirley Brown PO Box 457 Glenwood Springs CO 81602 Mark & Mary Anne Gould 0041 Oak Lane Glenwood Springs CO 81601 John & Constance Cooper 0029 Oak Lane Glenwood Springs CO 81601 Steven James & Marilyn Davis 0831 Westbank Road Glenwood Springs CO 81601 Michael Shobe 0481 112 Road Carbondale CO 81623 John & Marisa Bell PO Box 506 Carbondale CO 81623 ADJACENT OWNERS PAGE 1 LOT 32 Judith M. Swanson 1 228 Cooper Avenue Glenwood Springs, CO 81601 MAP 2 - FILING 2 LOT 1 Thomas & Joyce Ball 0701 Westbank Road Glenwood Springs CO 81601 LOT 2 Roger Willbanks PO Box 5793 Denver CO 80217 LOT 3 J&M Investment CO Attn: George McGill 190 Del Mar Shores Terrace, Unit #75 Solana Beach CA 92075 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 Glenn Bartyn Victor II 0607 Westbank Road Glenwood Springs CO 81601 Ronald & Mary Lynn Fuller 0575 Westbank Road Glenwood Springs CO 81601 Bronwyn & Douglas Kelch 0543 Westbank Road Glenwood Springs CO 81601 Jeffrey & Nancy Carlson 0507 Westbank Road Glenwood Springs CO 81601 Ralph & Marguerite Jones 6202 Maiden Lane Bethesda MD 20817 J.E. & Sebrina Hoffmeister 439 Westbank Road Glenwood Springs CO 81601 Frank & Astrid Brown 0409 Westbank Road Glenwood Springs CO 81601 ADJACENT OWNERS PAGE 2 LOT 11 LOT 12 MAP 2 - FILING 2 (cont.) Dennis & Terrie Drake 0377 Westbank Road Glenwood Springs CO 81601 Ronald & Bonnie Radtke 0345 Westbank Road Glenwood Springs CO 81601 MAP 2 - FILING 3 LOT 1 Steven & Barbara Thompson PO Box 1871 Glenwood Springs CO 81602 LOT 2 LOT 3 LOT 4 Edward Gantner 2750 Barnard Street Indianapolis IN 46268 Duane & Joyce Allbaugh 5387 154 Road #85 Glenwood Springs CO 81601 Warren & Ada Wright 0203 Westbank Road Glenwood Springs CO 81601 LOT 5 Steven & Betty Randol PO Box 2018 Glenwood Springs CO 81601 LOT 6 Robert & Marie O'Donnell 0091 Meadow Lane Glenwood Springs CO 81601 2395-111-00-064 Bottom Area of Map 2 Deer Park Properties Attn: Richard Martin 13112 Hwy 82 Carbondale CO 81623 ADJACENT OWNERS PAGE 3 MAP 2 - FILING 3 (cont.) 2395-034-00-966 Bureau of Land Management PO Box 1009 Glenwood Springs CO 81602 LOT 7 MAP 1 - FILING 3 Thomas & Clydette Matheny 0086 Westbank Drive Glenwood Springs CO 81601 LOT 8 Trustee of Lydia P. Morgan Morgan Trust Dated June 14, 1989 0114 Westbank Road Glenwood Springs CO 81601 2395-122-00-067 003 James Rose PO Box 1240 Glenwood Springs CO 81602 Robert Trout 880 Nile Street Aurora CO 80010 2395-01-00-037 Westbank Ranch #1 Ltd. 0235 Oak Lane Glenwood Springs CO 81601 2185-344-00-016 William E. Prehn 916 Bennet Avenue Glenwood Springs CO 81601 ADJACENT OWNERS PAGE 4 MINERAL OWNERS AND LESSORS OF RECORD Westbank Ranch #1 0235 Oake Lane Glenwood Springs, CO 81601 James H. Gambrel P.O. Box 2422 Glenwood Springs, CO 81602 Harold L. Gambrel 1342 W. Emerald Avenue Mesa, AZ 85202 Eloise Bryant St. John 3855 Apache Court West Boulder, CO John C. Rigney, Jr. no address on file in County Clerk's office ADJACENT OWNERS PAGE 5 EXHIBIT C PROPOSED PROTECTIVE COVENANTS JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS WESTBANK RANCH SUBDIVISION, FILING NC PROTECTIVE COVENANTS Westbank Ranch No. 1, Ltd., ■ Colorado limited partnership, by and through Its duly •uthorlted general partner. Westbank Devel- opment Co.. Incorporated. • Colorado corporntfon. as the fee owner of Weetbank Ranch Subdivision. Filing 11, desiring to Insure the ••velopa,ent and continuity of destbank Ranch Subdlvlalon, Filing I1. • resldentisl subdivision for itself, its successors. legal rep- •ntativu . ...Igoe and grantees, h•rehy declares to and for the wensflt of all persons who may hereafter purchase and from time to time own lotto In We• bank Ranch Snbdlvision, Filing 11, that said ownership and holding of said lots shall be subject to the follow- ing protective covenants and conditions. •11 of which shall be deemed to be appurtenant to and run with the land and Inure to the beneflt of and be binding upon the o.nerm of said lots, their heirs, successors and assigns. ARTICLE 1 Purpose of Covenants 1. It 1s the intention of the fee owner of dertbank Ranch Subdivision, Piling Ii, eepreesed by the execution of this Instru- ment, that the lands within Westbank Ranch Subdivision, Filing /1, be developed and maintained se • highly deslreble rural residential area. It 1s the purpose of these covenants lhet the present natural beauty. natural growth and native setting and surrounding of desthank Ranch always be protected insofar as 1s possible In connection with the uses and structures permitted by this Inetr,tment. ARTICLE 11 Definitions 1. Westbank Ranch Subdivision. Whenever the terms -aestbank Ranch Subdivision'. 'oesthank Ranch'. or 'Westbank' are used In these covenants. they shall mean all the lands included in aestbank Ranch Subdivision. Piling /1. and as described on the plat filed for record with the Garfield County Clerk and Recorder. 2. Residence. The term 'Residence' se used herein shall be construed and held to include single family dwellings and to exclude apartment houses. condominiums. or any dwelling place containing more than one family unit. ). Residential Purpose. The term 'Residential Purpose' as used herein shall be construed and held to include the use of • res- idence as a home and principal dwelling place by the owner thereof. 4. Family. The term 'Family' or 'Family Unit' shall mean • household composed of man and wife. and children. and/or other relatives having natural or moral duties to cars for one another. ARTICLE III Membership In aestbank Ranch Homeowners' Association 1. All persons or •ssoetstlons (other than the aestbank Ranch Homeowners' Association) who own or acquire the title Lo fee to any of the lands in Westbank Ranch Subdivlelon, Filing I1, or r land• owned by the Declarant adjacent to said eubdlvlmton i may be subsequently aubdivlded by the Declarant and included 4, it in the Westbank Ranch Homeowners' Association (other than land. dedicated to public use) by whatever meson acquired. shall automatically become members of the Weethank Ranch Nomeowrer•' Association. to be created ss • non-profit Colorado corporation In accordance with the Articles of Incorporation of said Westbenk Ranch Homeowners' Association. Its successors and assign.. to be filed with the Clerk and Recorder of Garfield County. Colorado. Once the Articles of Incorporation of said Westbank Raneh Home- owners' Asaociatlon are filed as referred to shove. .ub.quent fee owner. of property within the Westbank Ranch Subdlvlalon, Piling I1. shall become members of said association in accordance with the Articles of Incorporation as presently In effect and as the mane may be duly amended from time to time and also recorded In the record■ of Garfield County. ARTICLE Iv Architectural Control Committee 1. The Architectural Control Committee shall connlet of Mr. Arthur Small and Mr. John Huebinger, or three or more members appointed by them. which members mhall be ownera of lots In West - bank Ranch Subdivision, Filing i1. Said Architectural Control Committee shall have and esereine all of the powers, duties. and responsibilities set nut In thlm instrument. 2. Approval by the Architectural Control Committee. Before anyone ■hall commence tFe cnnmtruct1on, remodfTTn. m,TdTtlnn tn, or alteration of any building, mwlmming pool. wall. fence. coping. or other etrueture whatsoever, on any lot, there shall be muhmtttmd to the Declarant for transmittal to the Architectural Control Committee. two complete sets of the plans and mp•clficetions for said work and and no such structure or Improvement of any kind shall be ererted, altered. placed or maintained upon any lot urlemt and until the final plans. elevations and specifications therefor have received ouch written approval as herein provided. Such plana shell Include plot plans showlnm the location on the lot or property of the wall. fence. coping. or other much structure proposed to be constructed. placed, altered or maintained. and elevation of same, together with the pro - potted color schemes for roofs. end exteriors thereof, lndleatlng material. for dame. Tne corm I1tee shall have the right to re fume to approve any such plans nr specifications. which are not soluble or desirable In Its opinion. for %esthetic or other reasons, and In d o parsing upon such plane, and rrertfteatlons, it ehsll have the right to take into conelderation the tultability of the rr000ned building. structure or other improvement and of the materials of whish it 1s to he built, to the rite upon which 1t Is proposed to erect the same, the harnnnv thereof with the surroundings And the effect of the bu11dint or other structure em planned, on the outlook f the adjacent or netghhoring property. ). Method of Approval. The Architectural Control Committee shall approve or-di*erprove, Tn writing. said plans and rpeclf'csttnns within thirty days from the receipt thereof. One set of said plans and specifications with the approval or dlmapprov.l shell be retained by the committee. In 'he event no action is taken to approve or disapprove such piens •rd ereclftcetlonn within the meld thirty 44y period, the proclaim -equlrinr approve] of raid plans and areclflca- tion. shall be deem.i to have been waived. y._ AtSill!•- 9r_al_Cnrf'rol CommWee hnt_1.i•rble. Th. Arco_ or entity in any mann. ,atsoever for any defect in any plans or speclficatlona submitteu nor as revised by said committee, or for any work done pursuant to the requested changes of said plans and specifications. ARTICLE V General Restrictions on Use 1. 2ontn Retuletlons, No lands within Sea bank Ranch Subdivision,-FTTTng 4, eFITTsver he occupied or used by or for any structure or purpose or In any manner which Is contrary to the applicable toning regulations of Garfield County. Colorado. 2. Ni n 1n i Drilling or quarrying. No mining. drilling, quarrying, tunneling or excavating for any substance within the earth. Including oll, Cas. minerals, gravel. sand, rock and earth ■ 1.11 ever be permitted within the limits of Westbank Ranch Sub- disletnn, Filing el. 3. Business, Commercial or Trade Uses. No lands within aestbank RanchTtuhdivision, FiTin; I1, 10,1111 ever be occupied or used for any commercial, buelness or trade purpose and nothing shall be done on any of said lends which is a nuisance or might become • noisence to the owner or owners of said lads, excepting use of • portion • portion of the lands for sale of lots by the Declarant shall be permitted. 4. Animals and Agriculture. Residents may keep dogs, cats or other animals shi are bona fide household pets on lends within aestbank Ranch Subdivision. Filing I1, so long as such pets are not kept for commercial purpoees and do not make objectionable noises or other -fee constitute a nuisance or inconvenience to any of the realderts of Weotb•nk Ranch. No cattle, sheep, goats, pigs, poultry or other livestock shall be kept or maintained on any lot. H may he kept on lots •.ceedlnc three acres in site only If sue* lots are approved, and in the case of such approval, the number of by the for a.y such approved lot si.11 be limited to two, Denial -sot. No lands shall be used for agricultural purposes except for normal residential rerdening of flowers. fruits and vegetables. 5. Signe. No advertising or signs of any character shall be erected, placed. permitted or maintained on any lot or structure within Westhank Ranch other then one 'For Sale' or one 'For Rent' sign approved by the Architectural Control Committee and • name plate and street number of the occupant. R, .ion. No lot described in the plat of Ranch Subdlo s lots or tracts, eve n o smaller than the full ne as shown on said recorded pl• . 7. Combining Lots. 1f two or more contiguous lots are owned by the same owner. they may be combined Into one lot by means of n written document executed end acknowledged by the owner thereof. approved by the Architectural Control Committee. and recorded In the real property records of Garfield County. Colorado. R. Service Verde and Trash. Each residence must maintain en enclosed eervlc• yard of sufficient sire to conceal garbage cans. clothes line., wood piles end storage piles from lots, rnads and all common ares within or •djscent to Weatnank Ranch Subdty- leton. Filing 41. No above ground oil. res or water tanks shall he permitted nn any lot. 9. Underground Utility Lines. All utility pipes and lines within the 1TWTt• of Wes bank Ranch Subdlvlalon. Filing /1, must be hnried underground and may rot be carried on overhead poles nor above the surface of the ground. All such services must be burled underground from the point where said utilities take off from trans- former. end terminal points supplied hy the developer. 10. Construction of Dwe'lin House. All construction and alteration wort sh.i1 be prosecuted diTT6ntly and each building. structure or improvement which 1s commenced on any re.ldentlal lot shell be completed within twelve month. from the commencement of construction. No pennons may live In or use as a dwelling place a partlelly constructed building. In the event of ■ '+reach of this covvnant, the Declarant and/nr vest ' a.}ase 1mtion shall have the right to complete construction of any lncoa- pleted building. structure and Improvement under the provisions of Article VII, paragraph 2 hereof. 11. Temporary Structures. No temporary house, trailer. tent. gars!. or outhullding shall be placed or erected upon any part of any lot in Weeth•nk Ranch Subdivision. Filing /It provided. however, that during the actual con,tructlon of any improvement on any lot. necessary temporary buildings for the storage of materials may be erected end maintained hy the person doing the construction. 12. To.ern and Antennae. No tower. or radio and television lotentto in n snnas within •1e•banksected or Ranch Subdlvlelond, Filings 41.o exceptthatresidential normal radio and television antenna attached to ■ dwelling house may project up to .1, feet above the highest point of the roof of the structure. 1). Exterior Lighting. All exterior lighting and light standards on resident►al lots shall be approved by the Architec- tural Control Committee for harmonious development and the pre- vention of lighting nuisance to other residents of Westbank Ranch. I'. Get -here Disposal and Sanitary Systems. Each dwelling hours containing • kitchen In aestbank Ranch Subdivision. Filing shall he motored with a garbage grinder or garbage disposal unit of • type approved by the Archltectursl Control Committee s tank • dispose) system, s.nitsry system, cesspool ted or d on any lot Ur y approved as on and tctlon by all proper pub- ^erfleld and the State of mitre*. Sewage acres shell to d•s14n, capitol )Ic h••1'h nfflclele Colorado art els disposal of Arahltectur■ - corstrunted no Ints containing e .• ar-t shall be equipped with chlorinetlon treatment u S -t ?ark R.strlctiens. Every building. struct o'l:er the'1 T Cee, terraces sea frnn thw street other inpr 5.1 tack at least side lot linen and )0 ft. e hn.n on the recorded 1 Placement of an Subd lv s'ructvr•s en to ars di• must he approved by the Ar mite• prlor 10 conrenc - men• Of constr., tion. shall be )0 feet fro+ the of line, ss the same are nch Subdivision. Filing 41. ' aestbank Ranch ra1 Con- 16. walls and Fences. Malls. fence. and ne shall be limited to els feet In height measured from the suJotning ground surface lnelde the wall or fence, provided, ho.ever, no fence shall D. permitted to abut any golf course constructed adjacent to Meet - bank Ranch Subdlvlelon, Filing Si. and any fence so constructed shall be removed. whether the same was constructed before or after the construction of any •uch golf course. Boundary planting along arty lot linea, except trees with single trunks, shall not be per - 'ted to gro. higher than eight feet. No chain link fence. .1411 - b. permitted In seatb.nk Ranch Subdlvlelon, Filing f1. 17. Cleanliness and Unsightly Gro.th. Each lot shall at all times be kepi in a clan, elehtly and wholesome condition. No tr.sh. litter, junk. boxes, con t•tn.re, bottles. cane• lmole•ents• machinery, lumber. or other building materials .hell be permitted to remain exposed on any lot •o es to be vlsable to any neighboring lot, road• or the Weathenk Ranch Golf Course, except as 1. necessary during the period of construction, Each lot .1.11 at all times 1 kept clear of weeds and other unsightly growth, and any and all landscaping that becomes objectionable or Interfere. with 1141 oper- ation of the golf course, on demand by the Declarant. •hall be forth- with removed by the property owner. 3. variance., b.clarent hereby reserves the right to grant • reopen -le varla'cs or •djuetment of these conditions end restrlctlone to order to overcome practical difficulties and prevent unn•cest.ry hardships •rining by reason of the application of the restrictions contained herein. Such variances or adjuatments •hall be Crented only In c+se the granting thereof shell not be materially detrimental or Injurious to other property or improve- ment. of the neighborhood and .1.)1 not defeat the general Intent and purpose of these restrlctlone. 4, 5 Ilhty. In the event • y one or more of the rrovt.fon•, conal Mons, restrlctlone, or covenants contained herein •hell bo held by any court of competent jurisdiction to Le null and vold, all remaining restrictions and covenants herein •et forth nhall remain in full force and effect. Executed th1. 27th day of Nover.ler a 1970, sESTBANn RANCH NO 1. LTD. by its Oolf Course. The sestbank Ranch Golf Course. w1 . General Managing Partner, construct@• .hall abut some of the property within wee Ranch sestbaok Development Co.. Incorporated. Subdlvlsion, 11. Easement• to permit the „ , of every act necessary and prop@ • the playing of the golf on the golf course adjacent to any o lots .hic be subject to theme restrictions are hereby grant.• abllahed. Thea. acts shall By a/Arthur Small include, but not be limited ovary of golf balls over and Zr hur Small, President. upon .uch lot., the ue ecn..ry enal equipment upon much weetb.nk Development Co., Incorporated. golf courses, the - and common noise• love .ted by the playing Zeneral Managing Partner. of golf, to with all the other usual and co - activity essoe • •lth the game of golf and with the normal • • .ual act- • associated .1th the operation of • golf or country ARTICLE VI Attest, .(Dolores J. Huebinger Easements Reserved SEAL Dolor.. J. HuebInger, Secretary 1. Casements and rights of way In perpetuity are hereby reserved for the erection. conetructlon, maintenance and operation of wires, cables, pipe, irrigation ditches (In addition to any irrigation dltche• which no. exist to place), conduits and apparatua for the tren.mieslon of electrical current, telephone, tel.vl.lon and radio linea and for the furnishing of water, gas, sewer service, or for the furni.hing of other utility purposes together with the right of entry for the purpoee of installing, maintaining and 1m - proving said utilities along. ■crone, upon and through • strip of land.slght feet in width along the rear and nide lot lines of ■11 lot■ In rentbank Ranch Subdivision. Filing Il. A11 is of record and area■ designated 'Green Belt Area' or 'Common Area' on plats of Westbank Ranch Subdivision, Filing 11. as finally recorded, are hereby reserved for the common use of the owners of lots within s.atbank Ranch for recreational purposes or such other purpose• as may be determined by the Weetbank Ranch Homeowners' Association. ARTICLE VII Enforcement 1. Judicial Relief. Any violation of the provision.. itlone, or restrictions contained herein shell warrant the Declarant or any other lot owner to apply to any courtof law or equity hawing jurledlction thereof for an Injunction or proper relief In order to enforce eame In court. and. in its discretion. may award the plaintiff his court cost. and reasonable attorney's fess. No delay on the part of the Declarant or any other parson In the exercising of any right. power. or remedy contained herein shall be construed es ■ waiver thereof or an acquiescence therein. Various right. and remedies of all persons hereunder shall be cumulative and the Declarant or any other property o.ner may use any or ell of meld rights without 1n any way affecting the ability of the Declarant or any other property owner to use or rely upon or enforce any other right. 2. Deelarant's RI ht to Rimed Vlolatlnne. 1f the o.ner of any lot in Westbank Ranch Suhdl li on, Filing 11, nh.11 default in the performance of any covenant enant or condition hereof or ,hell violate any of the covenenteor rule. contained herein, the Dec- larant or the westbenk Ranch Hnmen.ners' Associetlon may, after )0 days notice to said owner, or without notice, 1f In the opinion of the Declarant nr association an emergency exists, perform such covenant or condition or remedy such vlolntlon for the •ccnunt end at the expense of the said owner. If the Declarant nr asnoctatlon shall incur any expense. including reasonable attorney's fee. in Instituting. prosecuting (including en notion ageinet an nen.r for default or violation). or defending Any action or proceeding In- • tltuted by r.oeon of Any defeult or violation, said expenses shell b. Included and added to any judgement made or given to the Declarant or party prosecuting enure. ARTICLE VIII General Prnvlelnna 1. Covenants t.n Run. All the reetrlctfnns end covenant, contained herein .1.11 constitute covenant. running with the lend se to all of the lands within Wtntbank Ranch Subdivision. It shell continue to be bindtrg upon the owners of said lande In all persons claiming by, through. or under meld owner, for A period of twenty- one year. from the date thfe document is filed for record with the Clerk and Recorder of Garfield County, Colorado, and shall there- after automatically be extended for a further period of ten years, Drovlded, h , that the owners of seventy -floe percent (e 1h. lots wlthln westh.nk RAnch Subdlvlelon may repass all of the let, hereby restricted from Any n • or all of theme restriction", by executing and acknowledging en appropriate Instrument In writing for staid purpose and filing name for record .ith the Clerk and Rec- order of Garfield County, Colorado, in the manner then required far the recording of land In.trument. 2. Benefit of All. The prevision, contAlned herein ere .he benefit of endehn)l he binding upon the Declarant, 11e p_..heeere, and nubnequent owner, of emch of enld tote, Each pur- chaser of lots Included wlthln this declaration, by ecc•ptence of • deed to same. shall be euhjert to each and all of the re,trictlnnr. conditions, covenants and agreements contained herein and to the jurisdiction. right and power of the Declarant. And by ouch accep- tancs, .hal) for himself, his heirs, personal repreeentotive•. successors and assigns, covenant and Agree and consent to and .1th the grantees and suhet;uent owners of eAch of said lots, to keep, ob , comply .1th .-d perform meld reetrictlonn, covenAn t,. EXHIBIT D LEGAL DESCRIPTION JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS WESTBANK RANCH PLANNED UNIT DEVELOPMENT MODIFICATION AND WESTBANK RANCH FILING 114 RESUBDIVISION LEGAL DESCRIPTION A parcel of land situated in Lot 15 of Section 35, Township 6 South, Range 89 West of the Sixth Principal Meridian, Lots 13, 14, 15, 24 and 25 of Section 1, and Lots 5, 8, 9, 10, 11, 12, 13, 14, 15, 16, 18, 19, 20, 21 and 22 of Section 2, Township 7 South, Range 89 West of the Sixth Principal Meridian, all in Garfield County, Colorado, lying Southerly of Westbank Ranch Planned Development Subdivision Filing No. 1 and Westbank Ranch Subdivision Filing No. 2 and No. 3, as amended, all as filed in the Garfield County, Colorado records, and Westerly of a line in said Section 1 partly described by Book 416 Page 336 as filed in the Garfield County, Colorado records, said parcel of land is more fully described as follows: Beginning at the Northwest Corner of Lot 5 in said Section 2, whence the Northwest Corner of said Section 2 bears: N.89°44'39"W. 610.49 feet; thence N.11 24'48"E. 158.75 feet to the Southwest Corner of said Westbank Ranch Filing No. 1; thence, along the Southerly boundary lines of said Westbank Ranch Filings No. 1, No.2, and No. 3, N.77 39'00"E. 112.73 feet; thence N.63 09'52"E. 159.87 feet; thence S.35°32'48"E. 210.99 feet; thence S.31 43'00"W. 75.00 feet; thence S.69°27'00"E. 130.00 feet; thence S.28°57'00"W. 160.00 feet; thence N.86°03'00"E. 190.00 feet; thence S.45°23'00"E. 130.00 feet; thence S.05°23'20"W. 300.15 feet; thence S.61°18 ' 14"E. 231.81 feet; thence S.28°07'00"E. 160.00 feet; thence N.60*30'00"E. 78.00 feet; thence S.37°06'00"E. 55.45 feet; thence S.79° 17'00"E. 492.88 feet; thence S.64°37'00"E. 336.67 feet; thence S.69°29'00"E. 390.82 feet; thence S.81 °03'00"E_ 358.60 feet; thence N89°22'00"E. 342.78 feet; thence S.78°00'00"E. 349.80 feet; thence N.87°02'00"E. 374.60 feet; thence S.88°23'00"E. 626.00 feet; thence S.76"37'00"E. 39.95 feet; thence S.50°31'33"E. 298.72 feet; thence N.61 40'41"E. 339.92 feet; thence S.50°00'00"E. 25.74 feet; thence 303.16 feet along the arc of a curve to the left, having a radius of 329.13 feet, the chord of which bears: S.76°23' 15"E. 292.56 feet; thence 65.26 feet along the arc of a curve to the right, having a radius of 45.00 feet, the chord of which bears: S.61 13'45"E. 59.69 feet to a point on the said described line in said Section 1, whence the Northwest Corner of said Section 1 bears: N.20 00'40"W. 1523.72 feet; thence, leaving said Westbank Ranch filings, along the said described line, S.19"41'00"E. 196.35 feet; thence S.34"08'00"E. 283.00 feet; thence S.52 22'00"E. 706.00 feet; thence S.32°58'00"E. 582.60 feet; thence S.44°29'00"E. 549.27 feet (record 406.0), more or less to a point on the East line of Lot 24 in said Section 1; thence, leaving the said described line, S.01 18'00"E. 252.92 feet, more or less, to the Southeast Corner of Lot 24 in said Section 1; thence S.89 37'46"W. 1965.07 feet to the Southwest Corner of Lot 25 in said Section 1; thence S.00 48'12"E. 843.20 feet to the Southeast Corner of said Section 2; thence N.89°21'20"W. 2606.36 feet to the South Quarter Corner of said Section 2; thence N.01*04'18"W. 2139.78 feet to the Southeast Corner of Lot 16 in said Section 2; (whence the Center of said Section 0 2 bears: N.01 04'18"W. 465.01 feet); thence S.89 57'32"W. 745.65 feet to the Southwest Corner 0 of Lot 16 in said Section 2; thence N.00 03'32"E. 468.68 feet to the Northwest Corner of Lot 16 in said Section 2; thence N.89 45'00"W. 606.04 feet to the Southwest Corner of Lot 8 in said Section 0 2; thence N.00 02'31"W. 858.00 feet to the Northwest Corner of Lot 8 in said Section 2; thence 5.89 47'29"W. 722.54 feet to the Southwest Corner of Lot 5 in said Section 2; thence N.01 0 17' 11 "E. 797.35 feet to the Northwest Corner of Lot 5 in said Section 2, the POINT OF BEGINNING, containing 285.08 acres, more or less; JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS EXHIBIT E WATER RIGHTS DOCUMENTS JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 1 ' JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 113 9TH STREET, SUITE 214 P.O. BOX 1458 P.O. BOX 4808 GLENWOOD SPRINGS, COLORADO 81602-1458 PAGOSA SPRINGS, COLORADO 81157 PHONE (303) 945-2550 FAX: (303) 945-1410 PHONE: (303) 731-5743 FAX: (303) 731-4778 ' June 24, 1993 ' Billie Burchfield 2800 Midland Ave. Suite 107 B&C 1 Glenwood Springs, CO 81611 RE: West Bank Ranch Development Project Dear Billie: At the request of Larry Schmueser we have prepared the following water supply plan for the West Bank Ranch Filing IV development, This plan reflects the revisions of the development as proposed for submittal to the Garfield County Commissioners and the Planning and Zoning Commission June 25, 1993. It is our understanding that the proposed development will have two parts, a single family development area and a low income multifamily area which will be composed of the following: A. West Bank Ranch FILING IV Single FamilyHousing ' 1. 63 single family residential units B. West Bank Ranch FILING IV MULTI Family Housing ' 1. 1 multi family residential units (4 low income apartment units) It is anticipated that all facilities will he served by a central water supply system. Figure No. 1 shows the location of the proposed new well rights. The legal descriptions for the water rights are contained in Appendix A. 1 The proposed project will be served by individual waste water treatment systems.to provide the maximum amount of flexibility for the water resource planning purposes, we recommend that West Bank Ranch convert their future uses to EQR's. An EQR table is a method of comparing various uses to a standard use, that we will define as an equivalent residential unit or an EQR. In this manner future uses at the proposed development can vary so long as the total number of EQR's provided for in the augmentation plan are not exceeded. For the purpose of this water resource plan we will define the EQR as being one single family ' residence with 3.5 people. In addition, each EQR will have up to 2500 sq.ft. of irrigated landscape or garden area. The EQR rating schedule in Appendix B provides a method of comparing potential future uses with the standard EQR. We propose to develop a water resource ' plan that will ultimately provide up to 67 EQR's for use at the West Bank Ranch Development property. The current proposed development will utilize 66.2 EQR's. The proposed number of EQR's are broken down as follows: A. West Bank Ranch Development Single Family Housing 1. 63 single family residential units 1.0 EQR/unit B. West Bank Ranch Development Single Family Housing 1. 1 multi family residential units 0.8 EQR/unit (4 low income apartment units) EQR Rating EQR's 63.00 3.20 TOTAL EQR's: 66.20 WATER REQUIREMENTS Table #1 presents the water requirements for 67 EQR. This is in excess of the proposed development project, but will provide flexibility if future uses are modified. We have assumed that each EQR will have 3.5 people. Each person will use 100 gallons per capita per day of in house water. In addition, it is estimated that each of the EQR's will have at least 2,500 sq.ft. of lawn and landscape irrigation. It is anticipated that the irrigated area will utilize a sprinkler system with an approximate irrigation efficiency of 70%. Current plans for the waste water treatment for the development project calls for individual waste water treatment systems. Consumptive use from a typical waste water treatment system is estimated to be 15% of the in house requirement. We have used this amount in the event a mound system is required for some of the individual systems. Table #1 presents the water requirement for 67 EQR's along with the depletions for both in house and outside irrigation uses. Consumptive use is the amount of water that is removed by a water right from the stream system. Water must be used for a beneficial purpose such as irrigating pasture, or lawns and garden. In the future the West Bank Ranch development project will consumptively use water for domestic, and irrigation purposes. The consumptive use caused by irrigation in the Glenwood Springs area can be calculated by using regional climatic data and the Blaney/Criddle method for calculating consumptive use. The potential monthly consumptive use for lawn irrigation in the Glenwood Springs area is listed below: AVERAGE UNIT CONSUMPTIVE USES* AF/AC April 0.10 May 0.44 June 0.54 July 0.52 Aug 0.34 Sept 0.29 Oct 0.11 2.34 * Blaney/Criddle Method Glenwood Srings Weather Data JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS WATER SUPPLY The water supply system demands for the West Bank Ranch filing IV development project have been estimated to be 39.12 AF per year. The system will divert 26.26 AF for domestic purposes, and approximately 12.87 AF for irrigation purposes. The water supply for the project will be diverted from wells shown in Figure #1. The locations of the wells are contained in Appendix A. AUGMENTATION PLAN The Augmentation Plan for the West Bank Ranch development project is based on the EQR system. We propose to provide up to 67 EQR's of future uses as defined in the EQR Rating Table in Appendix B. Currently only 66.2 EQR's of use have been identified. The total uses will not exceed the 67 EQR's provided for in this plan. To provide a "legal" water supply for the wells that will provide the water for the West Bank Ranch development project we recommend that the wells be pumped under their junior decrees when they are in priority. No augmentation reservoir releases will be needed during these periods. When the wells are out of priority, water must be released from the Ruedi Reservoir to compensate for the out of priority diversions caused by the wells. Table #1 outlines the estimated consumptive use releases. We believe that if the above recommendations are implemented there will be adequate water to supply the West Bank Ranch development project and prevent injury to down stream water rights. West Bank Ranch has obtained a contract for 40 AF of Ruedi Reservoir (see Appendix C) water through the West Divide Conservancy district. This amount is adequate for the development to operate under the districts existing temporary exchange plan. It will be necessary to keep this contract current until the pending water court application has been fmalized. We recommend that the pending water court application filed in case 93 CW 104 (also attached in Appendix C) be amended to reflect the above changes or the final development configuration as approved by the Garfield County Commissioners. If you have any questions, please call. Sincerely, JEROME GAMBA & ASSOCIATES, INC. Thomas A. Zancanella, P.E. TAZ/taz\93119\Augplan. wpf Enclosures cc: John Huebinger JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS AP lz>ENDIX A JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS APPENDIX A New Water Rights West Bank Well #IV -A Appropriation: 1/8/93 Field survey and geologic inspection the well sites by Wayne Goin. Location: West Bank Well #IV -A is located in the SW 1/4 of the NW 1/4, Section 1, Range 89 West, Township 7 South 6th P.M. at a point from whence the NW corner hears S 8° 30' E a distance of 1575 Feet. and is approximately located 1550 feet from the North section line and 200 feet from the West section line Amount: 100 gpm Depth: 200 feet Volume: 40 Acre Feet Source: Roaring Fork River Alluvium West Bank Well #IV -B Appropriation: 1/8/93 Field survey and geologic inspection the well sites by Wayne Goin. Location: West Bank Well #IV -B is located in the SW 1/4 of the NW 1/4, Section 1, Range 89 West, Township 7 South 6th P.M. at a point from whence the NW corner hears S 13° 30' E a distance of 1750 Feet. and is approximately located 1730 feet from the North section line and 420 feet from the West section line Amount: 100 gpm Depth: 200 feet Volume: 40 Acre Feet Source: Roaring Fork River Alluvium JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS APPENIJIX B JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS APPENDIX B EQR RATING SCHEDULE CLASS OF USE EQR RATING A. RESIDENTIAL CLASSIFICATIONS 1. Single Family Residential Units (per unit) Single family homes, duplexes, individually billed mobile homes, mobile homes on single lot, and mobile homes established as permanent residences. 1.00 3.5 people/unit and 2500 sq. ft. of lawn and garden NOTE: Only one kitchen is permitted; if a residence has more than one kitchen, then additional EQR values should he assigned in accordance with multi -family residential units. A kitchen is defined as any area having facilities for cooking and dish washing. 2. Multi -Family Residential Units Apartments, condominiums, townhouses, and similar facilities in the same complex, small cabins, in courts not associated with motels; all units intended for long term rental. NOTE: Excludes more than one kitchen per unit; swimming pools are additive. Includes common laundry facilities or individual laundry hook-ups. A bath is defined as any area having a toilet. a. 4 or more bedroom unit (per unit) 1.25 h. 3 bedroom unit (per unit) 1.05 c. 2 bedroom unit (per unit) 0.85 d. 2 bedroom unit, 1 hath (per unit) 0.80 e. Single bedroom or studio unit (per unit) 0.65 3. Transient Residential Units Hotels, motels, mobile home parks, dormitories, recreational vehicle parks, and similar facilities. NOTE: Includes laundry facilities in mobile homes. Swimming pools and laundry facilities (except those in mobile homes) are additive; room counts shall include rooms furnished to employees; each complex shall have a minimum of one manager's unit. Recreational vehicle parks include central bath house facility but not laundry or retail space. a. Managers unit, use multi -family residential unit classification as applicable (per unit) b. Motels, hotels and rooming houses without kitchen facilities. i. Rooms having not more than two bed spaces (per rental unit) 0.25 JEROME GAMBA & ASSOCIATES, INC. B-2 CONSULTING ENGINEERS & LAND SURVEYORS APPENDIX B (Cont.) ii. Rooms having more than two bed spaces per rental unit (per additional two bed spaces). c. Motels with kitchen facilities 0.10 i. Units having not more than 2 bed spaces (per each available space). 0.40 ii. Units having more than 2 bed spaces (per rental unit). 0.50 d. Mobile home parks (per each available space). 0.85 e. Dormitories (per each rental bed space). 0.10 f. Recreational vehicle parks i. Camping or vehicle spaces without sewer hookup (per space). 0.35 ii. Camping or vehicle spaces with sewer hookup (per space). 0.40 NOTE: Spaces which have year-round mobile home(s) are to be evaluated per mobile home park. g. Add for laundry facilities in billing unit complex (per washing machine or available hookup) 1.05 B. COMMERCIAL CLASSIFICATION 1. Restaurants, Bars, and Drive -Ins Restaurants, bars, lounges, banquet rooms, and drive-ins a. Restaurants and bars (per 10 seats) 0.65 b. Banquet rooms (per 10 seats) 0.35 c. Drive-ins (per car stall) 0.15 2. Commercial Buildings Office buildings, retail sales buildings, multiple use buildings, laundromats, service stations, shops, garages, and similar facilities. a. Offices and office buildings (per 1000 sq.ft. of gross occupied area). 0.65 b. Retail sales area (per 1000 sq.ft. of gross sales and display area) 0.35 c. Laundromats (per washing machine or available hookup). NOTE: This category does not include commercial laundries. JEROME GAMBA & ASSOCIATES. INC. B-3 CONSULTING ENGINEERS & LAND SURVEYORS 1.60 APPENDIX B (Cont.) d. Service Stations i. Per fuel nozzle ii. Add for each bay/rack where cars can be washed. B. COMMERCIAL CLASSIFICATION (Cont.) 0.40 1.60 e. Non -retail work area, such as garages, machine shops, fire stations, and warehouses (per 1000 sq. ft.) 0.20 f. Process water from commercial establishments discharged to the collection system shall be evaluated based on the metered water inflow (per 1000 gpd, maximum day). 2.50 Special Note: Waste Disposal System: All EQR's in the above table are computed assuming the units are served with standard or Wisconsin Mound disposal systems, or typical central secondary treatment. If evapotransporation bed disposal systems are used the computed number of EQR's must be multiplied by 3.5 for each EQR served by an evapotransporation system. C. CHURCH AND SCHOOL CLASSIFICATIONS 1. Churches (per 100 seats) NOTE: Rectories or other living areas are additive. 2. Schools - Day care centers, public and private day schools. 1.50 NOTE: Includes teachers, librarians, custodians, and administrative personnel associated with the school function; administrative centers, warehouses, equipment (such as buses) repair and/or storage centers, swimming pools, and similar facilities are additive. a. Without gym and without cafeteria (per 50 students) 1.50 b. Without gym and with cafeteria or with gym and without cafeteria (per 50 students) c. With gym and with cafeteria (per 50 students) 1.85 2.10 JEROME GAMBA & ASSOCIATES, INC. B-4 CONSULTING ENGINEERS & LAND SURVEYORS A P P E N D T K C JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS OMurs President (303) Kelly Coney 4745 C. R. 315 Silt, Colorado 01652 076-2021 Vice -President Joe Klutz, Jr. 6107 Highway 133 Carbondale, Colo. 81623 Secretary/Water Manager Russell George, Attorney Stuvcr & George P.C. Post Office Box 907 Rifle, Colorado 81650 Treasurer LaVe_rfla Starbook 1859 C. R. 344 Silt, Colorado 81652 West Divide Water Conservancy District John Huebinger, Jr., Westbank Development 0235 Oak Lane Glenwood Springs, CO Dear Mr. Huebinger: POST OFFICE 130X 1470 RIFLE, COLORADO 01050-1470 June 10, 1993 President Co. Inc. 81601 [loud of Dlrootors Helly Coucy 4745 C.. R..315 Silt, Colorado 81652 Joe Mautz, Jr. 6107 Highway 133 Carbondale, Colo. 81623 Gregory Durrett 926 Blake Avenue Glenwood Spgs., Co 81601 L.Vcrno Starbuc) 1859 C. R. 344 Silt, Colorado 81652 Carl H. 1ernklau 7880 C. R. 309 Rifle, Colorado 01650 Enclosed is your approved contract No. 930428WBR. Copies of your contract have been or are being submitted to the following entities: The State Division of Water Resources Division No. 5 Water Resources The Colorado River Water Conservation District The Garfield County Department of Planning Division No. 45 Water Resources West Divide's Attorney and Engineer Sincerely yours, Janet Maddock, secretary to Russell George, secretary/water manager cc The State Division of Water Resources w/contract Division No. 5 Water Resources w/contract The Colorado River Water Conservation District w/contract The Garfield County Department of Planning w/contract Division No. 45 Water Resources Ed Currier, Engineer w/contract Russell George, Attorney w/contract Billie G. Burchfield, Esq. w/contract caltr.'cr tufo( �' 3o WJ' Y.D. 1+u1U:rt • tx� U;tiVKtm U -q-3 APPLICATION AND DATA FORM TO LEASE WATER FROM WEST DIVIDE WATER CONSERVANCY DISTRICT A. APPLICANT Name Westbank Ranch No. 1 Ltd. For office usa only Address 0235 Oak Lane, Glenwood Snr. i nys CO _81601 Telephone Number 303 /945- - 6190 Authorized Agent or Representative Billie G. Burchfield 2800 Midland Avenue, Glenwood Springs, CO 81601 B. WATER RIGHT OWNED BY APPLICANT Name of Right Westbank Ranch Filing IV Wells 1-8 Type of Structure or Right Wells Location of Point of Diversion see Attached »A,o 4i4:307.1.l,,E1-17nly F:014 A`o/ar�a✓.,4'L FD.Q 7)/]A /77F//T7SZr/GA/ Water Court Case No. 93 CW 104 Well Permit No. To be applied for C. INTENDED USE OF LEASED WATER Location of Area of Use Dorrv3stic and irrigation of 5.74 acres located in T6 S,R 89W, 6th PMS Section _35 .and T 7�1, dz S9 ltiT: 6th P''1. Section2 Description of Use Domestic irrigai=ion, incidental storage and fire protection Number of Dwelling Units 100 Total Acreage 5.74 Proposed Potable Water System 11-4z, 4a. L J TFi rE 4 ' 4'F k' -L / /=1:Li1 ! i2T/c1 /J Proposed Waste -Water Treatment System septics Projected Monthly Volume of Leased Water Needed in GaIi : Jan.bl`1,U00Feb.,51400P Mar.Z/Z00o Apr.,yy1LLCiL May i,t6.5 603 Junei pg�JulylRGYpAiAug./,y17,aoaSept.G,z1cezoct.2_y, 0 Nov .6m 404 Dec. 4/9,cop Annual Total Gallons /z, 9'/ 000 Acre Feet_51$1 Maximum Instantaneous Demand 112,5 gpm 11 D. OTHER REMARKS Sof= /27- 7e -/z ;41 /M0 / r77 i / /) 4" 4. Contract t Map ID ¢ Date Activated WEST DIVIDE WATER CONSERVANCY DISTRICT Water Allotment Contract Name of Applicant: Westbank Ranch No. 1 Ltd. Quantity of water in acre feet 40 Applicant, hereby applies to the West Divide Water Conservancy District, a political subdivision of the State of Colorado, organized pursuant to and existing by virtue of C.R.S. 1973, 37-45-101, et seq,j (hereinafter reeerrod to as the "District") for an allotment contract to beneficially and perpetually use water or water rights owned, leased, or hereafter acquired by the District. By execution of this application, and subsequent delivery and use of water, Applicant hereby agrees to the following terms and conditions: 1. Water Rights: Applicant shall own water rights at the point of diversion heroin lawfully entitling Applicant to divert water, which will be supplemented by water leased herein. If Applicant intends to divert through a well, it must be understood by Applicant that no right to divert exists until a valid well permit is obtained from the State Engineer. 2. Quantity: Water applied for by the Applicant in the amount set forth above shall be diverted at Applicant's point of diversion from the District's direct flow water rights, and when water is unavailable for diversion pursuant to administration by the Colorado State Engineer during periods when said direct flow water right is not in priority, the District shall release for the use of Applicant up to said quantity in acre-feet per year of storage water owned or controlled by the District. It is understood that any quantity allotted from direct flow, storage or otherwise, to the Applicant by the District will be limited by the priority of the District's decrees and by the physical and legal availability of water from District's sources. Any quantity allotted will only be provided so long as water is available and the Applicant fully complies with all of the terms and conditions of this contract. The District and the Applicant recognize that some of the District's decrees may be in the name of the Colorado River Water Conservation District, and the ability of the District to allot direct flow rights to the Applicant may be dependent on the consent of the Colorado River Water Conservation District. If at any time the Applicant determines it requires less water than the amount herein provided, it may so notify the District in writing, and the amount of water allotted under thio contract shall be reduced permanently in accordance with such notice. Rates shall be adjusted accordingly in following water years only. 3. Beneficial Use and Location of Beneficial Use: Any and all water allotted Applicant by the District shall be used for the following beneficial use or uses: Municipal, domestic and related uses, or irrigation and commercial (except to the extent that Ruedi water may not be available for irrigation and commercial as those terms are defined on page 5 of Conteact No. 2-07-70-W0547 between the United States and the West Divide Water Conservancy District). Applicant's beneficial use of any and all water allotted shall be within or.through facilities or upon land owned, leased, operated, pr under Applicant's control. 4. Decrees and Delivery: Exchange releases made by the District out of storage from Ruedi Reservoir, or other works or facilities of the District, or from other sources available to the District, shall be delivered to the Applicant at the outlet works of said storage facilities or at the decreed point of -1- diversion for said other sources, and release or delivery of water at such outlets or points shall constitute performance of the District's total obligation. Delivery of water by the District from Ruedi Reservoir shall be subject to the District's lease contract with the United States Bureau of Reclamation. Releases from other facilities available to District shall he subject to the contracts, laws, rules, and regulations governing releases therefrom. Furthermore, the District hereby expressly reserves the right to store water and to make exchange releases from structures that may be built or controlled by the District in the future, so long as the water service to the Applicant pursuant to this agreement is not impaired by said action. Any quantity of the Applicant's allocation not delivered to or used by Applicant by the end of each water year (December 31), shall revert to the water supplies of the District. Such reversion shall not entitle Applicant to any refund of payment made for such water. Water service provided by the District shall be limited to the amount of water available in priority at the original point of diversion of the District's applicable water right, and neither the District, nor those entitled to utilize the District's decrees, may call on any greater amount at new or alternate points of diversion. The District shall request the Colorado State Engineer to estimate any conveyance losses between the original point and any alternate point, and such estimate shall be deducted from this amount in each case. The District, or anyone using the District's decrees, may call on any additional sources of supply that may be available at an alternate point of diversion, (though not at the original point of diversion) only as against water rights which are junior to the date of application for the alternate point of diversion. 5. Alternate Point of Diversion and Plan of Augmentation: Decrees for alternate points of diversion of the District's water rights or storage water may be required in order for Applicant to use the water service contemplated hereunder. Obtaining such decree is the exclusive responsibility of Applicant. The district reserves the exclusive right to review and approve any conditions which may be attached to judicial approval of said alternate point of diversion as contemplated or necessary to serve Applicant's facilities or lands. Applicant acknowledges and agrees that it shall be solely responsible for the procedures and legal and engineering costs necessary for any changes in water rights contemplated herein and further agrees to indemnify the District from any costs or losses related thereto. Applicant is solely responsible for providing works and facilities necessary to obtain/divert the waters at said alternate point of diversion and deliver them to Applicant's intended beneficial use. Irrespective of the amount; of water actually transferred to the Applicant's point of diversion, the Applicant shall make annual payments to the District based upon the amount of water, allotted under this agreement. In the event the Applicant intends to apply for an alternate point of diversion and to develop an augmentation plan and institute legal proceedings for the approval of such augmentation plan to allow the Applicant to utilize the water allotted to Applicant hereunder, the Applicant shall give the District written notice of such intent. In the event the Applicant develops and adjudicates its own augmentation plan to utilize the water allotted hereunder, Applicant shall not be obligated to pay any amount under paragraph 18 below. In any event, the District shall have the right to approve or disapprove the Applicant's augmentation plan and the Applicant shall provide the District copies of such plan and of all pleadings and other papers filed with the water court in the adjudication thereof. 6. Annual Payment: Annual payment for the wager service descrIFed herein shill he determined] by the Board of Directors of the District at a per acre-foot rate. The initial annual payment shall be made, in full, within. thirty (30) days after the date of notice to the Applicant that the initial payment -2- Annual payment foc the water service described herein shall be determined by the Board of Directors of the District at a per acre-foot rate. The Initial annual payment shall be made, in full, within, thirty (30) days after the date of notice to the Applicant that the initial payment is due. Said notice will advise tho Applicant, among other things, of the water delivery year to which the initial payment shall apply and tho price which is applicable to that year. Annual payments for each year thereafter shall be due and payable by the Applicant on or before each January 1. If an annual payment is not made by the duo date, written notice thereof will be sent by the District to the Applicant at such address as may be designated by the Applicant in writing. (If no address has been so designated in writing, then said notice shall be sent to Applicant's address set forthherein. Water use for any pact of a water year shall require payment r the entire water year. Nothing herein shall be construed so as to prevent the District from adjusting the annual rate in its sole discretion for future years only. If payment is not made within ten (10) dayu after the date of said written notice, Applicant shall at District's sole option have no further right, title or Interest under this contract without further notice and delivery may be immediately curtailed; and the allotment of eater, as herein made, may bo transferred, leased, or otherwise disposed of at the discretion of the Board of Directors of the District. 7. Security: As security to the District, the foregoing covenant oC— annual payments in advance of water delivery, will be fully met by annual budget and appropriation of funds from such sources of revenues as may be legally available to the Applicant, As additional security to the District, the Applicant will hold harmless the District and any person, corporation, quasi -governmental entity, or other governmental entity, tor discontinuance in service due to tho failure of the Applicant to maintain the payments herein contemplated on a current basis. Applicant agrees to defray any out-of-pocket expenses incurred by the Dietrict in connection with the allotment of water rights hereunder, including, but not limited to, reimbursement of legal and engineering costa Incurred in connection with any water rights and adjudication necessary to allow Applicant's use of such allotted water rights. 8. Assignment: This agreement shall inure to the benefit of the heirs, successors or assigns of the parties hereto, except that no assignment shall be permitted in the event the water right allotted hereunder is to bo used for the benefit of land which will be subdivided or otherwise held or owned in separate ownership interests by two (2) or more users of tho water right allotted hereunder. In no event shall the owner of a portion, but less than all, of the Applicant's property to be served under this contract, have any rights hereunder. Any assignment of the Applicant's rights under thio contract shall bo subject to, and must comply with, such requirements as the District may hereafter adopt regarding assignment of contract rihts and ations successors.th Nothingp herein shall contracttion of prevent 4aucceesorassignees +p s toaportion of Applicant's property from applying to the District tor individual and separate allotment contracts. 9. Other. Rules: Applicant shall be bound by the provisions of the Water Conservancy. Act of Colorado! by the rules and regulationsf e d Board supplementsDirectors theretothe aDistrict; and 611 other applioablo law. 10. Operation and Haintenance Agreement: Applicant shall enter into an 'Operation and Haintenance Ayree::ent' with tha District under terms and oonditione determined by the Board of Ctrectors of the District, it and when, the Doard of said District -3- in ts etion that uch required, ss Saiddmayrcontain, buts shallnnot agreement limited tequprod, to, provisions for additional annual monetary a dCOford©additional for extension of District delivery administration, operation, and maintenance costs1 or for other costa to the Dietrict may arise through cervices made available to the Applicant. 11. Chance of use: The District reserhe exc ui e right to review, reapprove or disapprove any proposedge use of the water allotted hereunder. Any use other than that set forth herein or any '_ease or sale of the water or water rights rior allotted hereunder deemed without to betaemateriaiwritten breach ofapproval hiscontract. 12, Use and Place of Use: Applicant agrees to use the water in the manner and on the property described in tho documents uubmitted to the District at the time this agreements iscexecuted d (said documents are incorporated herein by thereto), or in any operation and maintenance agreement provided by Applicant. Any use other than aa sot forth thereon or any lease cter than as permitted Sine paragrapwater8 above,wauhall ibe tdeemed herein, other of the to beamaterial breach of this agreement. 13. Title' It is understood and agreed hat able ing ecp herein shall be ntroted to give tho Applicant logal fee title interest in or to any water or eater rights referred to herein. 14. Conservation: Applicant shall use commonly accepted coneervat on practices with respect to the water and water rights herein,' and hereby agreehto brei bound baoany conservation plan adopted hereafter bye District owned oc controlled water or water rights. 15. Restrictions: Applicant shall restrict uses as follows (unless specific waivers are appended to this agreement). Violation of these restrictions shall be deemed to be a material broach of thio agri flIfl � Use Annual Maximum Divoruion Household Domestic (includes lawn) Livestock (cattle) Irrigation 16. Well Permit: If Applicant intends todivert through a well, tFe-r APpi%ant must provide to District a copy of Applicant's valid well permit before District is obligated to deliver any water hereunder. 17, Re rasontatione: By executing this agreement, Applicant agrees teat e s not relying on any legal or engineering advice that he may believe he has received from the District. Applicant further acknowledges that he has obtained all taessary legal and engineering advice therfrom acknowledgesn rthatkg hth© than the District. Applicant warranties,.or assurances whatsoever District make: no guarantees, about the quantity or quality of water available Pursuant to this agreement. Mhould the District be unable to pcovida the'wator contracted for herein, no damages may be assessed against the 6istcict, nor may Applicant obtain a refund from the District. 18. Costs of Water Court ptl n r houldthnD District, in dr n,eFnc uApn hereint in a watez court filing for alternate point of dlversi�no or plan of augmentation, honasseosedananpadditionalnt rfee representingpay the the District, District's actual and reasonable costs and yeas for Applicant's share of the proceeding. 1/3 acre foot 1 - 3 acre feet 1 acre foot/100 head 2 - 3 acre feet/acre -4- 1 7r 1 1 1 1 1 1 1 1 1 1 1 • wy wy L T . 19. Binding Agreement: This Agreement shall not be complete nor binding upon the District unless attached hereto is the form entitled "Application for Purchase of Waters from the West Divide Water Conservancy District" Cully completed by Applicant and approved by the District's engineer. Said attachments shall by this reference thereto bo incorporated into the terms of this agreement. 20. Warning: IT IS THE SOLE RESPONSIBILITY OF THE APPLICANT TO OBTAIN A VALID WELL PERMIT OR OTHER WATER RIGHT IN ORDER TO DIVERT WATER, INCLUDING THE WATER ACQUIRED UNDER THIS CONTRACT. IT IS THE CONTINUING DUTY OF THE APPLICANT TO MAINTAIN THE VALIDITY OF THE WELL PERMIT OR WATER RIGHT INCLUDING FILING FOR EXTENSIONS OF PERMITS, FILING WELL COMPLETION REPORTS, FILING STATEMENTS OF BENEFICIAL USE, OR OTHERWISE LAWFULLY APPLYING THE WATER TO BENEFICIAL USE ON A REGULAR BASIS BASIS WITHOUT WASTE. WESTL�ANK RANCH NO. 1, Ltd. AppLICANT: WESTL'ANK DEVELOPMENT CO., INC. A Colorado Limited Partnership General, -Managing .partner BY / JOhI N2 e� s Jr.Prs �'1C�ent �esank 'eyopment Co., Inc. 0235 Oak Lane STATE OF COLORADO ) 85. COUNTY OF GARFIELD ) f{The foregoing instrument was acknowledged before me on his — day of ( � , 19 3, by \Xhhn 6e'' Jt. . Witness my hand and official seal. Glenwood Springs, CO 81601 My commission expires: 4�L ()/) I %eL.9 Notary Public ORDER After a hearing by the Board of Directors of the West Divide Water Conservancy District on the above application, it is hereby ORDERED that said application be granted and this contract shall he and is accepted by the District. �Q�ecc/ ecretary -eqJ WEST DIVIDE WATER CONSERVANCY DISTRICT BY Ker President Date This contract includes and is subject to the terms.and conditions of the following documents which must accompany this contract: 1. Map showing location of point of diversion (use map provided); 2. Application and Data Form Fully completed and signed 3. Other -5- 7 T6S 1_. 1; 21 (POTENTIAL WELL LOCATIO) AREA �/ R88W • GARFIELQSO_ PITKIN CO. D. 0 ed. 1 R89W R88W 41 SECTION 7 (T1 1 S, R88W) WEST DIVIDE WATER CONSERVANCY DISTRICT PLAN OF AUGMENTATION LOCATION MAP T7S T8S DISTRICT COURT,`..ATER DIVISION 5, COLORADO CA®E NO. 93CW104 gx.ww. s......aaawrm,............v.a:mmmcsaauaoacccma, a.smmcsamavasaa:i.a SEC D() AMENDED APPLICATION FOR APPROVAL FOR AUGMENTATION .11 CONCERNING THE APPLICATION FOR WATER RIGHTS OF: WESTBANK RANCH NO. 1 LTD., A Colorado limited partnership. e-oeo-ae a.resn....... ax ,z rra .ossamscceaac�rmmoax 1. The name of the applicant is Westbank Ranch No. 1 Ltd.. a Colorado limited partnership, whose address is 0235 Oak Lane, Glenwood Springs, Colorado 81601, telephone (303) 945-6190. Attorney for applicant is Billie G. Burchfield, 2800 Midland Avenue, Suite 107 B/C, Glenwood Springs, Colorado 81601, (303) 945-8818. PLAN FOR AUGMENTATION 2. (a) West Bank Ranch Filing IV Well Nos. 1 through 8. Each of the wells will be located in any one or more of the following 1/4 1/4 sections: LT 6 S, R 89 W, 6th PM, Section 35'- SE1/4 SE1/4; SW1/4 SE1/4; SE1/4 SW1/4; and SW1/4 SW1/4. T 7 S, R 89 W, 6th PM, Section 1 - SW1/4 NW1/4; NW1/4 SW1/4. T 7 S, R 89 W, 6th PM, Section 2 - NE1/4 NE1/4; NW1/4 NE1/4; SW1/4 NE1/4; SE1/4 NE1/4; NE1/4 SE1/4; NW1/4 SE1/4; NE1/4 NW1/4; SE1/4 NW1/4. Note all 3 sections described are irregular sections. Before utilizing wells, applicant will apply for proper well permits and state engineer's office shall evaluate pursuant to C.R.S. 30-90-137 (1) and (2). (b) The Applicant will divert up to a total of 0.25 cfs (112.5/gpm) from any one or more, or a combination of the above described wells. The use of said 0.25 cfs will be for domestic, irrigation, to include incidental storage and fire protection. (c) Westbank Ranch P.U.D. Filing IV, will consist of 100 single family units with an average of 2,500 square feet of home lawns and gardens each. Applicant's engineer- has determined that each dwelling will use 400 gpd for domestic purposes and the consumptive use will be 50% due to soil conditions and the 1 1 1 1 1 1 1 1 1 r 1 1 1 1 1 1 1 1 1 proximity of the P.U.D. to the Roaring Fork River. The engineer has also determined that the consumptive use of the irrigated areas will be 2.34 AF/A. However, again due to the soil conditions and the proximity of the P.U.D. to the Roaring Fork River together with an expected application rate of 4.0 AF/A, a consumptive use of 3.0 AF/A will be augmented. Therefore, the total annual consumptive use for domestic purposes is calculated to be 22.40 AF/yr and the total annual consumptive use for irrigation (5.74 acres) purposes is 17.22 AF/yr. Said total annual 39.62 AF will be made available from the augmentation source. 3. Source of augmentation is Ruedi Reservoir whose source is the Fryingpan River and its tributaries. Ruedi Reservoir is an on Channel :reservoir located in the NW1/4 NE1/4 of Sec. 18, T. 8 S, R 84 W, of the 6th P.M. Ruedi Reservoir was originally decreed for 140,697.3 acre feet in Civil Action No. 4613, Garfield County District Court on June 20, 1956, with an appropriation date of July 29, 1957, for hydroelectric power generation, irrigation, municipal, domestic, industrial, piscatorial, and stock watering uses. Subsequently, in Case No. W-789-76, Water Division No. 5,the amount of water decreed to Ruedi Reservoir was reduced from 140,697.3 acre feet to 101,369 acre feet. Applicant has or soon will have a water allotment contract with Ruedi Reservoir for 40 AF for domestic, irrigation, incidental storage and fire protection purposes. The Applicant herein requests approval for the plan above described in Paragraphs 2 and 3 above for augmentation. RESPECTFULLY submitted this 7TH day of May, 1993. /7 Billie G. Burchfiel. _#1.3 Attorney for Appliycant 2800 Midland Ave., Suite 107 B/C Glenwood Springs, CO 81601 (303) 945-2361 STATE OF COLORADO COUNTY OF GARFIELD this • SS I, John Huebinger Jr., state under oath that I have read application and verify its content. ATTEST •'��:' ores Westbank WESTBANK RANCH NO. 1, LTD A Colorado Limited Partnership By: WESTBANK DEVELOPMENT CO., INC. General Managing Partner n Huebinger, Jr., gre ident stbank Development Co., Inc. J ` uebinger,�Secr;/II ary evelopment Co., /'nc. C:\WP51\Westb3.app 1 1 1 1 1 1 1 1 1 1 1 1 1 1 606'5 Ili.; 1 _. \ �, o u 5972 1 -m , ! W it! oll!/ 0,11 II /; II 644/ P724/ 1 I STOWE WELL 1 WESTBANK�'�{7 WELL 4 7000 WES'1'BANK WELL 2 WES'1'BANK WELL 3 it %' STOWE WELL 2 x69/.0` 6B00- • 0' 0 \O \ • West Bank Well 1IV-A 4�7. West Bank Well IIV-B it ROSE WELL \ O`. SCALE 1:24,000 1 o' / 2 .01 66 5 EXPLANATION 660 - Approximate ground water contours on 12/15/92 - Alluvial deposits Colluvial deposits (geology from CGS Environmental Geology No. 8) FIGURE 1 BM 6025 WESTBANK - LOCATION MAP OF TEST AND MONITOR WELLS 11111 I E 11111 11111 11111 OM 11111 MN N INN 111111 11111 TABLE 1 WEST BANK RANCH FILING IV WATER REQUIREMENTS Date: 6 /3 4/9 3 (values in acre feet) Diversion Consumptive Use Domestic/Municipal lawn/ Open Space Domestic/Municipal lawn/ Open Space In-house Irrigation TOTAL In-house Irrigation TOTAL (1) (2) (3) (4) (5) (8) January 223 0.00 223 0.33 0.00 0.33 Febuary 2.01 0.00 2.01 0.30 0.00 0.30 March 223 0.00 223 0.33 0.00 0.33 April 2.16 0.55 2.71 0.32 0.3B 0.70 May 223 2.42 4.85 0.33 1.89 2.02 June 218 2.97 5.13 0.32 2.0B 2.40 July 223 2.88 5.09 0.33 2.00 233 August 223 197 4.10 0.33 1.31 1.84 September 2.18 1.59 3.75 0.32 1.12 1.44 October 223 0.80 2.83 0.33 0.42 0.75 November 2.18 0.00 2.18 0.32 0.00 0.32 December 223 0.00 223 0.33 0.00 0.33 Annual 2828 12.88 39.12 3.89 9.00 12.89 (1) # of EQR'S # Persons/EQR # gallans/PeracaidaY 67.00 3.50 (5) % CU for Domestic 15.00 100.00 (8) % lawn Irrigation Efficiency (2) Sq. Ft of Lawn Irrigation/EQR 2500.00 Annual Irrigation CU (af/ac Total Lawn Application (ac) 3.85 Elevation (ft) 70.00 2.34 9200.00 EXHIBIT F USDA SOILS INFORMATION JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 10 annual air temperature is 40 to 46 degrees F, and the average frost -free season is 75 to 95 days. This unit makes up about 7 percent of the survey area. It is about 45 percent Empedrado soils, 22 percent Morval soils, 20 percent Evanston soils, and 13 percent soils of minor extent. Empedrado soils are on hills and fanshese soils are gently sloping to steep. They formes in alluvium and eolian material derived dominantly fromixed material. Typically, the surface layer is loam.:elow this to a depth of 60 inches is clay loam. Morval soils are on alluvial fa These soils are gently sloping to steep. They f. med in alluvium derived dominantly from basalt. Typic- ly, the surface layer is loam. The subsoil is clay lo. . Below this to a depth of 60 inches is loam. Evanston soils are on . luvial fans and valley sides. These soils are gently . •ping to very steep. They formed in mixed alluvi m. Typically, the surface layer is loam. The subsoil is lay loam. Below this to a depth of 60 inches is loam Of minor exten • in this unit are Tridell, Forelle, Brownsto, and Fighes soils. This unit is ed mainly for rangeland, pasture, hayland, crop:, or wildlife habitat or as a source of firewood. It , so is used for homesite development. This uniprovides important winter range and migratio outes for mule deer and elk. At the higher elevati• s, only the west- and south -facing side slopes provi• important winter range. Cottontail, various birds of pr •y, pinyon jay, and hairy woodpecker also are co mon on this unit. f this unit is used for homesite development, the ain limitations are the shrink -swell potential and the slope. 5. Forelle-Yamo-Almy Gently sloping to steep, well drainedeep soils; on fans, benches, toe slopes, and mountai This map unit is in the centrand northern parts of the survey area. Slope is 1 t' 25 percent. The vegetation is rnainly wood hrubs, grasses, forbs, and scattered small conifers. ' levation is 6,000 to 7,800 feet. The average ann :I precipitation is about 10 to 14 inches, the average . nual air temperature is 40 to 46 degrees F, and the average frost -free season is 85 to 105 days. This unit ma. •s up about 4 percent of the survey area. It is ab• t 32 percent Forelle and similar soils, 27 percent Ya o and similar soils, 25 percent Almy and similar so s, and 16 percent soils of minor extent. Forel - soils are on mountains and benches. These Soil Survey soils are strongly sloping to steep. They formed in alluvium derived dominantly from sedimentary rock. Typically, the surface layer is loam. The . bsoil is clay loam. Below this to a depth of 60 inche is loam and clay loam. Yamo soils are on fans and toe . •pes. These soils are gently sloping to steep. They armed in colluvium. Typically, the soils are loam to . depth of 60 inches. Almy soils are on fans and .plands. These soils are gently sloping to steep. The formed in alluvium derived dominantly from calcareo redbed sandstone and shale. Typically, the surf , ce layer is loam. The subsoil is fine sandy loam ove sandy clay loam. Below this to a depth of 60 inches fine sandy loam. Of minor extent this unit are Brownsto, Dotsero, Mussel, and Gos soils. This unit is ,.ed for rangeland, hay, pasture, or homesite dev opment. This ares very important winter range for mule deer and k. The development of subdivisions has severe) reduced the area of winter range. This unit also • •vides habitat for mallards, mourning dove, pin n jay, prairie dogs, and coyote. f this unit is used for homesite development, the lain limitation is the slope. V Gypsum Land-Gypsiorthids Gypsum land and moderately steep to very steep, well drained, shallow and moderately deep soils; on eroded hills, mountainsides, and breaks This map unit is in the central part of the survey area. Slope is 12 to 65 percent. The vegetation is mainly forbs, grasses, woody shrubs, pinyon, and juniper. Elevation is 6,400 to 7,400 feet. The average annual precipitation is about 13 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free season is 90 to 105 days. This unit makes up about 7 percent of the survey area. It is about 65 percent Gypsum land, 20 percent Gypsiorthids, and 15 percent soils of minor extent. The Gypsum land consists mainly of exposed parent material that has a very high content of gypsum. It is moderately steep to very steep. Gypsiorthids are on eroded hills, mountainsides, and breaks. These soils are moderately steep to very steep and are shallow and moderately deep. They formed in residuum and colluvium derived dominantly from gypsiferous shale and sandstone. Typically, the surface layer is fine sandy loam. Below this is fine sandy loam. Soft, gypsiferous shale is at a depth of about 39 inches. Of minor extent in this unit are Mussel and Yamo soils and Rock outcrop. 'Aspen -Gypsum Area, Colorado 11 IThis unit is used as wildlife habitat or for limited livestock grazing. This unit is highly valued as critical winter range for rule deer. It also provides habitat for cottontail, green - ailed towhee, various birds of prey, and a few elk late in winter. 1. Jerry-Uracca-Mergel Gently sloping to very steep, well drained, deep soils; on irIluvial fans, terraces, valley sides, and hills This map unit is in the southern part of the survey area. Slope is 1 to 65 percent. The vegeta an is mainly rasses, forbs, and woody shrubs. Eleva .n is 7,800 to 1( 500 feet. The average annual precipit- ion is about 16 0 20 inches, the average annual air t: perature is 37 to 43 degrees F, and the average fr. t -free season is I0 to 95 days. This unit makes up 2 percent .f the survey area. It is 40 percent Jerry and similar s s, 25 percent Uracca Ind similar soils, 20 percent l ergel and similar soils, nd 15 percent soils of mi .r extent. Jerry soils are on alluv :I fans and hills. These soils re gently sloping to ve. steep. They formed in Iluvium derived dom , antly from sandstone and shale. ypically, the surfac layer is loam. The subsoil is channery clay loa • . Below this to a depth of 50 inches Ivery channery lay loam. Uracca soils : re on alluvial fans, terraces, and valley sides. These :oils are gently sloping to very steep. 1hey forme• in mixed alluvium. Typically, the surface yer is co.bly sandy loam. The subsoil is very cobbly sandy cl . loam. Below this to a depth of 60 inches is extrem • y cobbly sandy clay loam. "M- gel soils are on terraces and concave valley side lop -s. These soils are gently sloping to very steep. Th "y formed in alluvium and mixed glacial outwash. pically, the surface layer is cobbly loam. The next yer is very cobbly sandy loam. Below this to a depth of 60 inches is extremely stony s. •dy loam. Of minor extent in this unit a Empedrado, II.Aillerlake, Acree, Morval, an• ridell soils. This unit is used mainly s pasture or irrigated hayland. It also is used f. homesite development or tock quarrying. This unit is used e ensively by mule deer in summer, fall, and - . rly winter. The unit also provides portant calving. nd fawning grounds for elk and deer spring, and i provides habitat for other wildlife, such s cottontail, and -tailed pigeon, blue grouse, and black bear. InIf this unit is used for homesite development, the ain limitations are stones and boulders. 8. Vandamore-Coulterg Moderately steep to very steep, well drained, moderately d fans deep and deep soils; on mountainsides This map unit is in the west -centra • •art of the survey area. Slope is 12 to 65 percent. Th: vegetation is mainly grasses, woody shrubs, D•, glas fir, and juniper. Elevation is 6,500 to 9,500 fee he average annual precipitation is about 18 to 20 inches, the average annual air temperature is : to 43 degrees F, and the average frost -free seas• is 55 to 80 days. This unit makes up :bout 2 percent of the survey area. It is about 54.2ercent Vandamore soils, 42 percent Coulterg soils, and 4 percent soils of minor extent. Vandamor: soils are on mountainsides. These soils are steep d very steep and are moderately deep. They for ► d in residuum and colluvium derived domina-tly from sandstone. Typically, the surface layer is ch ' nery sandy loam. The next layer is very chnery loam. Below this is very channery fine sandy I•:m. Fine-grained sandstone is at a depth about 27 1 nches. Coulterg soils are on mountainside nd on colluvial and alluvial fans. These soils are 5,,e6erately steep to very steep and are deep. They fed in alluvium and colluvium derived dominantly m siltstone, shale, and limestone. Typically, the sare loam to a depth of 60 inches. Of minor extent in is unit are Evanston soils. This unit is use s rangeland or as wildlife habitat. It provides excel) summer range for mule deer and elk. These anima: _''use the unit extensively for calving, fawning, a.: raising their young. Other common species : re blue grouse, cottontail, snowshoe hare, hairy oodpecker, mountain bluebird, coyote, and black be ominantly Cold Soils in the Mountai These soils make up about 51 per -nt of the survey area. 9. Callings-Yeljack Moderately steep to very -ep, well drained, deep soils; on ridgetops, mountains :es, and benches This map unit is i the central part of the survey area. Slope is 12 . 65 percent. The vegetation is mainly aspen, w.ody shrubs, grasses, and forbs. Elevation is 7 :00 to 9,500 feet. The average annual precipitatio s about 18 to 20 inches, the average annual air emperature is 39 to 41 degrees F, and the averag- rost-free season is 70 to 80 days. 32 depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. The Southace soil is deep and well drained. It formed in alluvium derived dominantly from mixed mineralogy. ny sandy es of the e next 12 he lower part to ny loamy coarse hout. id in the Southace soil. . The effective rooting 'Runoff is rapid, and the moderate. my as rangeland. It also is used h of the major soils are local nd crushed rock and are utilized as erations. plant community on the Dahlquist soil is rn wheatgrass, bluebunch wheatgrass, grass, true mountainmahogany, and big . Other plants that characterize this site are e bitterbrush, Utah serviceberry, Indian ass, and Douglas rabbitbrush. The averag ual production of air-dry vegetation is abo 900 ounds per acre. If the range condition dete.`•rates, big sagebrush, Douglas rabbitbrush, and chea..rass increase in abundance. The potential plant community on th outhace soil is mainly bluebunch wheatgrass, wes rn wheatgrass, Indian ricegrass, big sagebrush, an•' Utah serviceberry. Other plants that characterize this ite are bottlebrush squirreltail, fringed sagebrush, s".ttered pinyon pine, and Utah juniper. The averag nnual production of air- dry vegetation is about 600 ..unds per acre. If the range condition deteriorate., big sagebrush, fringed sagebrush, cheatgrass, - d broom snakeweed increase in abundance. The suitability of t unit for range seeding is poor. Mechanical treatm t is not practical because of the stones on the sur :ce and the slope. Suitable management pr.ctices include proper range use, deferred graz g, and rotation grazing. Aerial spraying is suitable for rush management. Because of the hazard of seepag , this unit is limited as a site for livestock watering .onds and other water impoundments. If t unit is used for homesite development, the mai imitations are the slope and the large stones. The gr. 'el and cobbles in disturbed areas should be moved if the site is landscaped, particularly in areas used for lawns. The slope is a management concern if septic tank absorption fields are installed. Absorption lines should be installed on the contour. Typically, the surface layer is brown very s loam about 3 inches thick. The upper 7 i substratum is very stony sandy loam. T. inches is extremely stony sandy loa a depth of 60 inches is extremely sand. The soil is calcareous thro Permeability is moderately r Available water capacity is I. depth is 60 inches or mor hazard of water erosion This unit is used m as wildlife habitat. sources of gravel such in quarry The potent mainly wes prairie ju sagebr antel rice a Soil Survey This reap unit is in capability subclass VIe, nonirrigated. The Dahlquist soil is in the Loamy Slopes range site, and the Southace soil is in the Stony Foothills range site. Dahlquist-Southace complex; 25 to 50 percent s • •es. This map unit is on alluvial fans, terraces, and terrace side slopes. Elevation is 6,200 to 7,400 feet. The average annual precipitation is 12 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free period is 105 to 115 days. This unit is about 40 percent Dahlquist soil and 35 percent Southace soil. Included in this unit are small areas of Yamo soils and Gypsiorthids. Also included are small areas of sandstone Rock outcrop. Included areas make up about 25 percent of the total acreage. The Dahlquist soil is deep and well drained. It formed in alluvium derived from material of mixed mineralogy. Typically, the surface layer is brown cobbly sandy loam about 6 inches thick. The upper 7 inches of the subsoil is very cobbly sandy clay loam. The lower 10 inches is very cobbly sandy loam. The substratum to a depth of 60 inches is calcareous extremely cobbly sandy loam. The soil is noncalcareous to a depth of 24 inches and calcareous below that depth. Permeability is moderate in the Dahlquist soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate. The Southace soil is deep and well drained. It formed in alluvium. Typically, the surface layer is brown very stony sandy loam about 3 inches thick. The upper 7 inches of the substratum is very stony sandy loam. The next 12 inches is extremely stony sandy loam. The lower part to a depth of 60 inches is extremely stony loamy coarse sand. The soil is calcareous throughout. Permeability is moderately rapid in the Southace soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is rapid, and the hazard of water erosion is moderate or severe on the steeper slopes. This unit is used mainly as rangeland. It also is used as wildlife habitat. Both of the major soils are local sources of gravel and crushed rock and are utilized as such in quarry operations. The potential plant community on the Dahlquist soil is mainly western wheatgrass, bluebunch wheatgrass, prairie junegrass, true mountainmahogany, and big sagebrush. Other plants that characterize this site are antelope bitterbrush, Utah serviceberry, Indian ricegrass, and Douglas rabbitbrush. The average annual production of air-dry vegetation is about 900 1 ,Aspen -Gypsum Area, Colorado 33 Ipounds per acre. If the range condition deteriorates, b sagebrush, Douglas rabbitbrush, and cheatgrass increase in abundance. The potential plant community on the Southace soil I mainly bluebunch wheatgrass, western wheatgrass, Indian ricegrass, big sagebrush, and Utah serviceberry. Other plants that characterize this site are bottlebrush I squirreltail, fringed sagebrush, scattered pinyon pine, and Utah juniper. The average annual production of air- dry vegetation is about 600 pounds per acre. If the 'range condition deteriorates, big sagebrush, fringed sagebrush, cheatgrass, and broom snakeweed increase in abundance. The suitability of this unit for range seeding is poor. I Mechanical treatment is not practical because of the stones on the surface and the slope. The slope limits access by livestock. The limited accessibility results in Iovergrazing of the less sloping areas. Suitable management practices include proper range use, deferred grazing, and rotation grazing. Aerial spraying is 'suitable for brush management. Because of the hazard of seepage, this unit is limited as a site for livestock watering ponds and other water impoundments. This unit is poorly suited to homesite development. I The main limitation is the slope. This map unit is in capability subclass Vile, nonirrigated. The Dahlquist soil is in the Loamy Slopes 'range site, and the Southace soil is in the Stony Foothills range site. g 29—Dollard-Rock outcrop, shale compl: 12 to 25 Ipercent slopes. This map unit is on ridges : nd mountainsides. Elevation is 6,800 to 8,50! feet. The average annual precipitation is 15 to 18 nches, the Iaverage annual air temperature is 42 . 44 degrees F, and the average frost -free period is 70 to 90 days. This unit is about 45 percent Do and soil and 45 'percent shale Rock outcrop. Included in this unit are small areas of Pinelli soils on the slightly concave parts of th landscape. Included areas make up about 10 per • nt of the total acreage. The Dollard soil is moder.tely deep and well drained. It formed in residuum der , ed dominantly from Mancos shale. Typically, the sur ace layer is grayish brown clay 'loam about 4 inches t ck. The substratum is clay loam about 29 inches thic . It is underlain by weathered Mancos shale. The .epth to weathered parent material ranges from 20 t., 40 inches. The soil is calcareous I throughout. Permeabili ; is slow in the Dollard soil. Available water capa ; y is low. The effective rooting depth is 20 Ito 40 inch s. Runoff is rapid, and the hazard of water erosion slight or moderate on the steeper slopes. The Rock outcrop consists of slightly weathered, 1 consolidated exposures of Mancos shale. This unit is used as rangeland or as wildlife has a The potential plant community is mainly bluebu wheatgrass, Indian ricegrass, western wheat • •:ss, Saskatoon serviceberry, and mountain big s: gebrush. Other plants that characterize this site are bluegrass, bottlebrush squirreltail, mount; n snowberry, lanceleaf rabbitbrush, and scattered G. ' bel oak. The average annual production of air-dry %=getation is about 400 pounds per acre. If the range cb dition deteriorates, mountain big sagebr, sh, cheatgrass, mustard, and other annual wee.. increase in abundance. The suitability of this unitr range seeding is poor. The main limitations are t bedrock exposures and the slope. This unit is severely»mited as a site for all urban uses. Because of a ;•gh shrink -swell potential, the slow permeability, the d-'.th to bedrock, the exposed bedrock, the haz.' d of erosion, and low strength, the unit should not .e used for homesite development. The Dollard soil a.o is very highly susceptible to slumping and creepi . as a result of an excessive load, overirriga .n, or natural processes. This ap unit is in capability subclass Vle, nonirr.ated. It is in the Mountain Shale range site. 30—Dollard-Rock outcrop, shale complex, 5 to 65 percent slopes. This map unit is on ridges, mountainsides, and valley sides. Elevation i '.,800 to 8,500 feet. The average annual precipitati..• is 15 to 18 inches, the average annual air temperate,• is 42 to 44 degrees F, and the average frost -free p 'riod is 80 to 90 days. This unit is about 45 percent Dol .rd soil and 45 percent shale Rock outcrop. Included in this unit are small areas of Pinelti soils on the slightly concave parts of th • landscape. Included areas make up about 10 per.=nt of the total acreage. The Dollard soil is mode Lely deep and well drained. I1 formed in residuum der ed dominantly from Mancos shale. Typically, the sur .ce layer is grayish brown clay loam about 4 inches tck. The substratum is clay loam about 29 inches thic . It is underlain by weathered Mancos shale. Th depth to weathered parent material ranges from 20 ,a�40 inches. The soil is calcareous throughout. Permeabi . y is slow in the Dollard soil. Available water cap• ity is low. The effective rooting depth is 20 to 40 in es. Runoff is rapid, and the hazard of water erosiis severe. T ' e Rock outcrop consists of slightly weathered, c. solidated exposures of Mancos shale. This unit is used as rangeland or as wildlife habitat. 1 IAspen -Gypsum Area, Colorado 35 Ithe range condition deteriorates, mountain b sagebrush, Douglas rabbitbrush, cheatgraand annual weeds increase in abundance. This unit responds well to application' of fertilizer, to 'range seeding, and to proper grazin•.se. Areas that are heavily infested with undesirab . plants can be improved by chemical or mecha al treatment. This unit is well suited to ha and pasture. A seedbed should be prepared n the contour or across the slope where practical. F successful seeding, a Iseedbed should be prepa d and the seed drilled. Applications of nitrogen .nd phosphorus fertilizer improve the growth of '•rage plants. Proper stocking rates, pasture rotati• , and restricted grazing during wet I periods help to ke: • the pasture in good condition and protect the soil fr• m erosion. Furrow, border, corrugation, an. sprinkler irrigation systems are suited Ito this soil. Pi e, ditch lining, or drop structures in irrigation dit• es facilitate irrigation and reduce the hazard of ► tch erosion. IThis u 1t is well suited to irrigated crops. If properly anag- • it can produce 80 bushels of barley per acre annu ly. is unit is well suited to homesite development. his map unit is in capability subclass IVe, irrigated nd nonirrigated. It is in the Deep Loam range site. Earsman-Rock outcrop complex, 12 to 65 Iercent slopes- This map unit is on mountainsides and ridges. Elevation is 6,000 to 8,500 feet. The average nnual precipitation is 14 to 16 inches, the average nnual air temperature is 42 to 44 degrees F, and the verage frost -free period is 80 to 105 days. This unit is about 45 percent Earsman very stony Iandy loam and 35 percent Rock outcrop. The Earsman oil is on the less steep slopes, and the areas of Rock outcrop are in the steeper convex areas throughout the nit. Included in this unit are small areas of Arle and nsari soils and soils that are similar to the Earsman oil but are deeper over bedrock. Included areas make p about 20 percent of the total acreage. The Earsman soil is shallow and somewhat excessively drained. It formed in residuum and Iolluvium derived dominantly from calcareous redbed andstone. About 5 to 10 percent of the surface is covered with flagstones, and 5 to 15 percent is covered ith channery fragments. A thin layer of partially ecomposed needles, twigs, and leaves is on the urface in many places. Typically, the surface layer is reddish brown very stony sandy loam about 5 inches 111 hick. The substratum to a depth of 19 inches is very hannery sandy loam. The depth to hard, calcareous sandstone ranges from 10 to 20 inches. 1 Permeability is moderately rapid in the Earsman soil. Available water capacity is very low. The effective rooting depth is 10 to 20 inches. Runoff is rapid, and the hazard of water erosion is slight to severe on the steeper slopes. This unit is used mainly as rangeland or as wildlife habitat. It also is used as a source of firewood and posts. The potential plant community on this unit is mainly pinyon pine, Utah juniper, bluebunch wheatgrass, bottlebrush squirreltail, Indian ricegrass, and western wheatgrass. The potential production of the native understory vegetation in normal years is about 500 pounds of air-dry vegetation per acre. The slope limits access by livestock. The limited accessibility results in overgrazing of the less sloping areas. If the plant cover is disturbed, protection from flooding is needed to control gullying, streambank cutting, and sheet erosion. This unit is suited to limited production of firewood. The average annual production is 5 cords per acre. The average stocking rate is 100 trees per acre. Special care is needed to minimize erosion when the stands are thinned and when other forest management practices are applied. This unit is severely limited as a site for homesite development. Limitations include the shallow depth to bedrock, the exposed bedrock, the slope, the rapid runoff rate, and the very high hazard of water erosion. This map unit is in capability subclass Vile, nonirrigated. It is in the Pinyon -Juniper woodland site. 34—Empedrado loam, 2 to 6 percent lopes. This deep, well drained soil is on fans and . and hills. It formed in alluvium and eolian materi . Elevation is 6,500 to 9,000 feet. The average . nual precipitation is 15 to 18 inches, the average an ..al air temperature is 40 to 44 degrees F, and the average frost -free period is 75 to 95 days. Typically, the surface la , r is brown loam about 5 inches thick. The subsoil clay loam about 35 inches thick. The substratum t depth of 60 inches or more is clay loam. The soil is, oncalcareous to a depth of 38 inches and calcare•.is below that depth. Included in this " nit are small areas of soils that are similar to the E r.edrado soil but have a darker, thicker surface layerso included are small areas of soils that are similar to he Empedrado soil but are silt loam or silty clay I•:m. Included areas make up about 20 percent • the total acreage. Per • eability is moderate in the Empedrado soil. Avail •le water capacity is high. The effective rooting de• is 60 inches or more. Runoff is medium, and the zard of water erosion is slight. 36 This unit is used as hayland or for crops. It is we, suited to hay and pasture. Grasses and legumes,-. row well if adequate fertilizer is used. If properly 'aged, the unit can produce 5 tons of irrigated gras-' hay per acre annually. The potential plant community on this, nit is mainly western wheatgrass, needleandthread, •rairie junegrass, mountain big sagebrush, . d Douglas rabbitbrush. Other plants that char. " terize this site are muttongrass, Letterman needlegr; "s, common snowberry, Utah serviceberry, d antelope bitterbrush. The average annual productio " of air-dry vegetation is about 1,500 pounds per acr If the range condition deteriorates, mountain bigagebrush, Kentucky bluegrass, Douglas rabbi .rush, and annual weeds increase in abundance. This unit is well su. d to alfalfa and small grain crops. It has few li ations. Maintaining crop residue on or near the surf ce helps to control runoff and soil blowing and hes to maintain tilth and the content of organic matted If properly managed, the unit can produce 90 fiushels of barley per acre annually. This uri is suited to homesite development. The main limjf"ations are the shrink -swell potential and the moder?fie permeability. The shrink -swell potential can be m)Yiimized by thoroughly prewetting foundation are . s. The moderate permeability can be overcome by i reasing the size of the absorption field. This map unit is in capability subclass IVe, irrigated and nonirrigated. It is in the Deep Loam range site. Empedrado loam, 6 to 12 percent slopes. This deep, well drained soil is on fans and upland hills. It formed in alluvium and eolian material. Elevation is 6,500 to 9,000 feet. The average annual precipitation is about 15 to 18 inches, the average annual air temperature is 40 to 44 degrees F, and the average frost -free period is 75 to 95 days. Typically, the surface layer is brown loam about 5 inches thick. The subsoil is clay loam about 35 inches thick. The substratum to a depth of 60 inches is clay loarn. The soil is noncalcareous to a depth of 38 inches and calcareous below that depth. Included in this unit are small areas of soils that are similar to the Empedrado soil but have a darker, thicker surface layer. Also included are small areas of soils that are similar to the Empedrado soil but are silt loam or silty clay loam throughout. Included areas make up about 20 percent of the total acreage. Permeability is moderate in the Empedrado soil. Available water capacity is high. The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. This unit is used as hayland or for crops. It is well Soil Survey suited to hay and pasture. Grasses and legumes grow well if adequate fertilizer is used. If properly managed, the unit can produce 4 tons of irrigated grass hay per acre annually. This unit is well suited to alfalfa and small grain crops. It is limited mainly by the slope in some areas. Limiting tillage during seedbed preparation and controlling weeds help to control runoff and erosion. All tillage should be on the contour or across the slope. If properly managed, the unit can produce 75 bushels of barley per acre annually. The potential plant community on this unit is mainly western wheatgrass, needleandthread, prairie junegrass, mountain big sagebrush, and Douglas rabbitbrush. Other plants that characterize this site are muttongrass, Letterman needlegrass, common snowberry, Utah serviceberry, and antelope bitterbrush. The average annual production of air-dry vegetation is about 1,500 pounds per acre. If the range condition deteriorates, mountain big sagebrush, Kentucky bluegrass, Douglas rabbitbrush, and annual weeds increase in abundance. These plants are dominant when the range is in poor condition: therefore, livestock grazing should be managed so that the desired balance of the preferred species is maintained. This unit is suited to homesite development. The main limitations are the shrink -swell potential and the slope. The shrink -swell potential can be minimized by prewetting foundation areas. The slope is a management concern if septic tank absorption fields are installed. Absorption lines should be installed on the contour. This map unit is in capability subclass IVe, irrigated and nonirrigated. It is in the Deep Loam range site. 36—Empedrado loam, 12 to 25 • rcent slopes. This deep, well drained soil is on f. s and upland hills. It formed in alluvium and eolian r aterial. Elevation is 6,500 to 9,000 feet. The averaannual precipitation is 15 to 18 inches, the average :nnual air temperature is 40 to 44 degrees F, and th average frost -free period is 75 to 95 days. Typically, the surfac: ayer is brown loam about 5 inches thick. The sub :oil is clay loam about 35 inches thick. The substrat to a depth of 60 inches or more is clay loam. The so is noncalcareous to a depth of 38 inches and calc . reous below that depth. Included in is unit are small areas of soils that are similar to the Empedrado soil but are silt loam or silty clay loam. Iso included are small areas of soils that are simi : r to the Empedrado soil but have a darker, thicker surface layer. Included areas make up about 15 perc nt of the total acreage. ermeability is moderate in the Empedrado soil. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 46 wheatgrass. Other plants that characterize Letterman needlegrass, elk sedge, mou and big bluegrass. The average annu air-dry vegetation is about 2,000 you range condition deteriorates, Gam snowberry, Kentucky bluegrass, increase in abundance. Range if the range is in poor conditi This unit is poorly suite The main limitations are the slope. The effects reduced by maintaini around the founda material that has reduce the eff This map nonirrigate s it is in capability subclass Vile, It is in the Brushy Loam range site. g n. Backfilling excavations with low shrink -swell potential can also of shrinking and swelling. pis site are in snowberry, production of ds per acre. If the I oak, mountain d annual weeds eeding may be needed o homesite development. e shrink -swell potential and shrinking and swelling can be a constant moisture content 54—Grotte gravelly loam, 25 to 65 percent pes. This deep, well drained soil is on mountainside . It formed in alluvium and colluvium derived do antly from sandstone. Elevation is 6,000 to 8,001 eet. The average annual precipitation is 15 to 17 i hes, the average annual air temperature is 35 t. 8 degrees F, 8 and the average frost -free period is Typically, the surface layer is gr loam about 4 inches thick. The n clay loam about 3 inches thick. depth of 60 inches or more is The soil is calcareous throu Included in this unit are Southace soils. Include percent of the total ac Permeability is m Available water ca rooting depth is the hazard of the steeper This uni s used as rangeland or as wildlife habitat. The pote► ial plant community is mainly Indian ricegra ., bluebunch wheatgrass, bottlebrush squirr tail, true mountainmahogany, Wyoming big sag:. rush, and Utah serviceberry. Other plants that c racterize this site are Douglas rabbitbrush, eedleandthread, prairie junegrass, pinyon pine, and tah juniper. The average annual production of air-dry vegetation is about 600 pounds per acre. If the range condition deteriorates, Douglas rabbitbrush, Wyoming big sagebrush, cheatgrass, and annual weeds increase in abundance. Loss of the surface layer severely reduces the ability of the unit to produce plants suitable for grazing. This unit is poorly suited to homesite development. sl to 105 days. ish brown gravelly t layer is gravelly e substratum to a ery channery clay loam. out. mall areas of Dahlquist and areas make up about 15 age. erately slow in the Grotte soil. acity is moderate. The effective inches or more. Runoff is rapid, and ter erosion is moderate or severe on pes. Soil Survey The main limitation is the slope. SI ping is common in sloping areas. This map unit is in capabil subclass Vile, nonirrigated. It is in the St y Foothills range site. Gypsum land-Gypsiorthids complex, 12 to 65 percent slopes. This map unit is on mountainsides, on hills, and along dissected drainageways (fig. 5). It is on hills and canyon side slopes throughout the survey area. This unit is about 65 percent Gypsum land and 20 percent Gypsiorthids. Included in this unit are small areas of Torriorthents and Camborthids. Included areas make up about 15 percent of the total acreage. The Gypsum land consists mainly of exposed parent material that has a very high content of gypsum. The Gypsiorthids are shallow and moderately deep and well drained. They formed in residuum and colluvium derived dominantly from mixed material with a very high content of gypsum. Slope is 12 to 50 percent. No single profile of these soils is typical, but one commonly observed in the survey area has a surface layer of very pale brown fine sandy loam about 8 inches thick. The substratum is fine sandy loam. Soft, gypsiferous shale is at a depth of about 39 inches. Permeability is moderate in the Gypsiorthids. Available water capacity is low or moderate. The effective rooting depth is 10 to 40 inches. Runoff is very rapid, and the hazard of water erosion is slight to severe on the steeper slopes. This unit is used as wildlife habitat. The native vegetation on the Gypsiorthids is sparse grasses, forbs, and Utah juniper. The Gypsum land supports very little native vegetation. This unit is poorly suited to homesite development. The main limitations are the slope, the hazard of erosion, piping, and low soil strength during wet periods. This map unit is in capability class VIII. No range site is assigned. 56—Ipson cobbly loam, 3 to 25 rcent slopes. This deep, well drained soil iso erraces, terrace side slopes, and fans. It formed i. alluvium and outwash derived dominantly from ndstone and basalt. Elevation is 6,700 to :, 00 feet. The average annual precipitation is 13 . 15 inches, the average annual air temperature is - to 46 degrees F, and the average frost -free p od is 70 to 90 days. About 1 to 20 percent of the surface is covered with cobbl:., pically, the surface layer is brown cobbly loam about 14 inches thick. The upper 12 inches of the Aspen -Gypsum Area, Colorado 67 Suitable management practices include proper Y _ grazing use and a planned grazing system. The suitability of this unit for range seeding is poor. Th I main limitation is the surface stoniness. Becaus a sit hazard of seepage, the soil is limited as . livestock watering ponds and other water impoundments. If this unit is used for homesite r main limitations are the hazard of stoniness, and the susceptibility t heave. Areas adjacent to hillsid affected by runoff, which may movement of rock debris. P IIcover during construction the part of the site that be disturbed. The gr should be remove in areas used fo This map t nonirrigate 1 It it f the or dev: .pment, the erasion, the iping and frost are occasionally e accompanied by the serving the existing plant elps to control erosion. Only used for construction should el and cobbles in disturbed areas if the site is landscaped, particularly awns. is in capability subclass Vle, is in the Loamy Slopes range site. 97 outhace cobbly sandy loam, 6 to 12 percent Y slo• s. This deep, well drained soil is on upland t races, mountainsides, and alluvial fans. It formed in alluvium derived dominantly from redbed sandstone and - shale intermixed with gypsiferous material. Elevation is 6,000 to 7,000 feet. The average annual precipitation is 14 to 16 inches, the average annual air teynperature is -free period is 1 42 to 46 degrees F, and the average fro `. 95 to 105 days. ITypically, the surface layer is redd sandy loam about 3 inches thick. T of the substratum is gravelly loam is very gravelly loam. The lower Iinches or more is very cobbly f content of stones and cobble Some flagstones are in the Included in this unit ar h brown cobbly e upper 11 inches The next 12 inches art to a depth of 60 e sandy loam. The increases with depth. rofile in some areas. small areas of Morval, Goslin, and Tridell soils/Morval and Goslin soils have slopes of less than 1 /percent. Included areas make up •about 15 percent of /the total acreage. Permeability isfnoderate in the Southace soil. il Available water capacity is low. The effective rooting depth is 60 in es or more. Runoff is medium, and the Ihazard of w. er erosion is moderate. Most ar- as of this unit are used as rangeland. A few areas ar: used for homesite development or as wildlife Ihabitat. The potential plant community on this unit is mainly wes •rn wheatgrass, Indian ricegrass, muttongrass, W •ming big sagebrush, and Utah serviceberry. Ieedleandthread, Douglas rabbitbrush, squaw apple, and scattered Utah juniper commonly are also included. The average annual production of air-dry vegetation is 1 about 900 pounds per acre. If the range ondition deteriorates, Wyoming big sagebrush, Douglas rabbitbrush, cheatgrass, and annual eeds increase in abundance. Suitable management practic include proper grazing use and a planned gring system. The suitability of this unit for ranseeding is poor. The main limitation is the surfe stoniness. Because of the hazard of seepage, the •il is limited as a site for livestock watering pon• and other impoundments. If this unit is used .r homesite development, the main limitations ar he hazard of erosion, the stoniness, and th. susceptibility to piping and frost heave. Areas a .jacent to hillsides are occasionally affected by r ; off, which may be accompanied by the movement • rock debris. Preserving the existing plant cover dur, g construction helps to control erosion. Only the part .f the site that is used for construction should be di rbed. The gravel and cobbles in disturbed areas sho d be removed if the site is landscaped, particularly in : reas used for lawns. This map unit is in capability subclass Vle, nonirrigated. It is in the Loamy Slopes range site. Southace cobbly sandy loam, 12 to 25 percent slopes. This deep, well drained soil is on upland terraces, mountainsides, the sides of mountains and valleys, and alluvial fans. It formed in alluvium and colluvium derived dominantly from redbed sandstone and shale intermixed with gypsiferous material. Elevation is 6,000 to 7,000 feet. The average annual precipitation is 14 to 16 inches, the average annual air temperature is 42 to 46 degrees F, and the average frost -free period is 95 to 105 days. Typically, the surface layer is light reddish brown cobbly sandy loam about 3 inches thick. The upper 11 inches of the substratum is gravelly loam. The next 12 inches is very gravelly loam. The lower part to a depth of 60 inches or more is very cobbly fine sandy loam. The content of stones and cobbles increases with depth. Some flagstones are in the profile in places. Included in this unit are small areas of Tridell soils on benchtops and the upper part of slopes. Included areas make up about 10 percent of the total acreage. Permeability is moderate in the Southace soil. Available water capacity is low. 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 or as wildlife habitat. The potential plant community is mainly western wheatgrass, Indian ricegrass, muttongrass, Wyoming big sagebrush, and Utah serviceberry. Needleandthread, Douglas rabbitbrush, squaw apple, and scattered Utah juniper commonly are also included. 68 Soil Survey The average annual production of air-dry vegetation is about 900 pounds per acre. If the range condition deteriorates, Wyoming 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 unit for range seeding is poor. The main limitations are the slope and the surface stoniness. If this unit is used for homesite development, the main limitations are the slope, the hazard of erosion, the stoniness, and the susceptibility to piping and frost heave. Areas adjacent to hillsides are occasionally affected by runoff, which may be accompanied by the movement of rock debris. Preserving the existing plant cover during construction helps to control erosion. Only the part of the site that is used for construction should be disturbed. The gravel and cobbles in disturbed areas should be removed if the site is landscaped, particularly in areas used for lawns. This map unit is in capability subclass Vle, nonirrigated. It is in the Loamy Slopes range site. 99—Southace cobbly sandy loam, 25 to 65 percent slopes. This deep, well drained soil is on the side of mountains and valleys and on alluvial fans. It for ed in alluvium and colluvium derived dominantly fro - edbed sandstone and shale intermixed with gypsiferti( s material. Elevation is 6,000 to 7,000 feet. Te'- average annual precipitation is 14 to 16 inches, th'average annual air temperature is 42 to 46 degr-,'s F, and the average frost -free period is 95 to 105 •':ys. Typically, the surface layer is reddi brown cobbly sandy loam about 3 inches thick. Th upper 11 inches of the substratum is gravelly loam. he next 10 inches is very gravelly loam. The lower p.. rt to a depth of 60 inches or more is very cobbly fir sandy loam. The content of stones and cobbles ;'creases with depth. Some flagstones are in the prefile in places. Included in this unit are s>�all areas of Tridell soils and rock outcrop. Include areas make up about 15 percent of the total acre e. Permeability is mod ate in the Southace soil. Available water capa ;'y is low. The effective rooting depth is 60 inches o , more. Runoff is rapid, and the hazard of water er*"sion is moderate. This unit is us:'d as wildlife habitat or rangeland. The potential plant *immunity is mainly western wheatgrass, l"'dian ricegrass, muttongrass, Wyoming big sagebru-' , and Utah serviceberry. Needlean• read, Douglas rabbitbrush, squaw apple, and scat -red Utah juniper commonly are also included. The av-rage annual production of air-dry vegetation is about 900 pounds per acre. If the range c7dition deteriorates, Wyoming big sagebrush, uglas rabbitbrush, cheatgrass, and annual , eds increase in abundance. /f The suitability of this unit for range seeding is poor. The main limitations are the sidpe and the surface stoniness. The slope limits/cess by livestock. The limited accessibility results" in overgrazing of the less sloping areas. Livestock`grazing should be managed to protect the soil from.excessive erosion. Loss of the surface layer severely reduces the ability of the unit to produce plants ,suitable for grazing. This unit is -poorly suited to homesite development. The main limitation is the slope. This map unit is in capability subclass Vile, nonirrigated. It is in the Loamy Slopes range site. 1b0—Starley-Starman very channery loams, 3 to 25 percent slopes. This map unit is on rolling uplands, ridgetops, and mountainsides. The native vegetation is mainly grasses and shrubs. Elevation is 7,800 to 9,000 feet. The average precipitation is 16 to 19 inches, the average annual air temperature is 38 to 42 d rees F, and the average frost -free period is 60 to 7 days. This unit is about 50 percent Starley soand 30 percent Starman soil. Included in this unit are small areas/f Irrawaddy soils in depressions and small areas f soils that are similar to the Starley and Starman oils but are underlain by soft bedrock. Also i uded are areas of rock outcrop on knolls and ridg . Included areas make up about 20 percent of the tot acreage. The Starley soil is shallow and well drained. It formed in residuum derived domin ntly from calcareous sandstone. About 35 to 4 percent of the surface is covered with cobbly framents. Typically, the surface layer is brown very cldnnery loam about 8 inches thick. The subsoil is chan ry clay loam about 7 inches thick. The substratum is ery channery loam about 4 inches thick over hard sndstone. The soil is calcareous throughout. Permeabili is moderate in the Starley soil. Available water capac y is very low. The effective rooting depth is 8 to 20 inc es. Runoff is medium or rapid, and the hazard of ater erosion is moderate or severe. The arman soil is shallow and well drained. It forme • in residuum derived dominantly from sandstone. Abo 35 to 45 percent of the surface is covered with co••ly fragments. Typically, the surface layer is yellowish brown very channery loam about 6 inches thick. The upper 4 inches of the substratum is very channery loam. The lower part is very channery loam. Sandstone bedrock is at a depth of about 16 inches. The soil is calcareous throughout. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 74 Soil Survey metamorphic material. About 3 to 15 percent of the surface is covered with boulders, stones, cobbles, and gravel. Typically, the surface layer is brown cobbly sandy loam about 3 inches thick. The upper 5 inches of the subsoil is cobbly sandy loam. The lower 7 inches very cobbly sandy clay loam. The substratum to a d,=pth of 60 inches or more is extremely cobbly loamy s. d. The content of coarse fragments ranges from 35 o 85 percent, by volume, in a major part of the surfe layer and subsoil. Permeability is moderately rapid in the acca soil. Available water capacity is low. The effe ive rooting depth is 60 inches or more. Runoff is dium, and the hazard of water erosion is slight. The Mergel soil is deep and well .rained. It formed in glacial outwash. About 3 to 30 pe ent of the surface is covered with boulders, stones, •bbles, and gravel. Typically, the surface layer is ; ayish brown cobbly loam about 8 inches thick. T, e upper 12 inches of the substratum is very cobbly ndy loam. The lower part to a depth of 60 inches is e tremely stony sandy loam. The content of coarse agments ranges from 35 to 80 percent, by volume. Permeability is •derate in the Mergel soil. Available water capacity is •w. The effective rooting depth is 60 inches or more. - unoff is slow, and the hazard of water erosion is slig This unit is used mainly for pasture or as rangeland. It also is u -ed for homesite development or limited rock quarryin The .otential plant community on this unit is main) Letter an needlegrass, bluebunch wheatgrass, Ind':n ricegrass, Saskatoon serviceberry, and antelope bitterbrush. Other plants that characterize this s - are western wheatgrass, mountain big sagebrush, : nd scattered Gambel oak. The average annual ' roduction of air-dry vegetation is about 1,200 pound per acre. If the range condition deteriorates, mounta. big sagebrush, Kentucky bluegrass, cheat • ass, and annual weeds increase in abundance. The suitability of this unit for ran a seeding is poor. II The main limitations are the stone and boulders on the surface. Suitable management actices include proper Irange use, deferred grazing, . d rotation grazing. Aerial spraying is suitable for brusmanagement. Because of the hazard of seepage, tlunit is limited as a site for livestock watering ponds and other water I impoundments. If this unit is used for hay and pasture, the main limitation is the lo available water capacity. Frequent irrigation is nee d. Applications of nitrogen and I phosphorus fe ilizer improve the growth of forage plants. Prope stocking rates, pasture rotation, and restricted grazing during wet periods help to keep the 1 pasture in good condition and protect the soil fro erosion. Irrigation water can be applied by corr ation, sprinkler, and flooding methods. Pipe, ditch li • ng, or drop structures in irrigation ditches facilita irrigation and help to control erosion. If this unit is used for homesite de lopment, the main limitations are the large stoneand boulders on and below the surface. Populatio• growth has resulted in increased construction of ho • es in areas of this unit. Preserving the existing plant over during construction helps to control erosion. T - pebbles and cobbles in disturbed areas should b removed if the site is landscaped, particularl, in areas used for lawns. The effluent from septic -nk absorption fields can surface in downslope areas efid thus create a health hazard. If the density of housio6 is moderate or high, community sewage syste/rr1's are needed to prevent the contamination of water supplies resulting from seepage from onsite'sewage disposal systems. Areas adjacent to hillsideOre occasionally affected by runoff, which may be accompanied by the movement of rock debris. Tifis map unit is in capability subclass VIe, irrigated afrd nonirrigated. It is in the Stony Loam range site. 109 Uracca, moist-Mergel complex, 12 to 25 percent slopes, extremely stony. This map unit is on alluvial fans and valley side slopes. Elevation is 6,800 to 8,400 feet. The average annual precipitation is 16 to 19 inches, the average annual air temperature is 40 to 43 degrees F, and the average frost -free period is 75 to 95 days. This unit is about 50 percent Uracca soil and 40 percent Mergel soil. Included in this unit are small areas of soils that are similar to the Uracca and Mergel soils but have a thicker surface layer and a lower content of coarse fragments. Included areas make up about 10 percent of the total acreage. The Uracca soil is deep and well drained. It formed in alluvium derived dominantly from mixed igneous and metamorphic material. About 3 to 15 percent of the surface is covered with boulders, stones, cobbles, and gravel. Typically, the surface layer is brown cobbly sandy loam about 2 inches thick. The upper 4 inches of the subsoil is cobbly sandy loam. The lower 6 inches is very cobbly sandy clay loam. The substratum to a depth of 60 inches or more is extremely cobbly loamy sand. The content of coarse fragments ranges from 35 to 85 percent, by volume, in a major part of the surface layer and subsoil. Permeability is moderately rapid in the Uracca soil. Available water capacity is low. The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is slight or moderate. spen-Gypsum Area, Colorado The Mergel soil is deep and well drained. It formed in facial outwash. About 3 to 30 percent of the surface is covered with boulders, stones, cobbles, and gravel. 0 Typically, the surface layer is grayish brown cobbly oam about 7 inches thick. The upper 11 inches of the substratum is very cobbly sandy loam. The lower part to a depth of 60 inches is extremely stony sandy loam. The content of coarse fragments ranges from 35 to 80 rcent, by volume. Permeability is moderate in the Mergel soil. Available ater capacity is low. The effective rooting depth is 60 'nches or more. Runoff is slow, and the hazard of water erosion is slight. This unit is used mainly as rangeland. It also is used or limited homesite development or as wildlife habitat. The potential plant community on this unit is mainly ,. Letterman needlegrass, bluebunch wheatgrass, Indian itcegrass, Saskatoon serviceberry, and antelope itterbrush. Other plants that characterize this site are ' western wheatgrass, mountain big sagebrush, and cattered Gambel oak. The average annual production f air-dry vegetation is about 1,200 pounds per acre. If the range condition deteriorates, mountain big agebrush, Kentucky bluegrass, cheatgrass, and annual eeds increase in abundance. The suitability of this unit for range seeding is poor. Mechanical treatment is not practical because of the �urface stoniness. Suitable management practices nclude proper range use, deferred grazing, and rotation grazing. Aerial spraying is suitable for brush • anagement. iri If this unit is used for homesite development, the main limitations are large stones and boulders and the slope in the steeper areas. Population growth has Iesulted in increased construction of homes in areas of his unit. Preserving the existing plant cover during construction helps to control erosion. The gravel and obbles in disturbed areas should be removed if the site landscaped, particularly in areas used for lawns. The �s effluent from septic tank absorption fields can surface in jownslope areas and thus create a health hazard. If the ensity of housing is moderate or high, community sewage systems are needed to prevent the contamination of water supplies resulting from seepage om onsite sewage disposal systems. The slope is a ra anagement concern if septic tank absorption fields are installed. Absorption lines should be installed on the ontour. This map unit is in capability subclass Vle, onirrigated. It is in the Stony Loam range site. L110—Uracca, moist-Mergel c plex, 25 to 65 rcent slopes, extremely st y. This map unit is on alluvial fans and valley side oyes. Elevation is 6,800 1 75 to 8,400 feet. The average annual precipitation is 6 to 19 inches, the average annual air temperature 40 to 43 degrees F, and the average frost -free per yd is 75 to 95 days. This unit is about 45 percent Uracca .il and 40 percent Mergel soil. Included in this unit are small areof soils that are similar to the Uracca and Mergel Is but have a thicker surface layer and a lowe content of coarse fragments. Included areas m e up about 15 percent of the total acreage. The Uracca soil is dee? and well drained. It formed in alluvium derived dominantly from mixed igneous and metamorphic materia)'About 3 to 15 percent of the surface is covered 'ith boulders, stones, cobbles, and gravel. Typically, tie surface layer is brown cobbly sandy loam abo/ 2 inches thick. The upper 4 inches of the subsoil is 'obbly sandy loam. The lower 6 inches is very cobbly andy clay loam. The substratum to a depth of 60 inc s or more is extremely cobbly loamy sand. The co ent of coarse fragments ranges from 35 to perc t, by volume, in a major part of the surface ler an subsoil. Permeability is moderately rapid in the Urac soil. Available water capacity is low. The effective ooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. The Mergel soil is deep and well dra/ed. It formed in glacial outwash. About 3 to 30 percent of the surface is covered with boulders, stones, cobtes, and gravel. Typically, the surface layer is grayish brown cobbly loam about 7 inches thick. The/lpper 11 inches of the substratum is very cobbly sandy loam. The lower part to a depth of 60 inches is extr mely stony sandy loam. The content of coarse fra ments ranges from 35 to 80 percent, by volume. Permeability is moderate in the Mergel soil. Available water capacity is low-' The effective rooting depth is 60 inches or more. Runoff is medium, and the hazard of water erosion is moderate. This unit is used mainly as rangeland. It also is used as wildlife habitat. The potential plant community on this unit is mainly Letterman needlegrass, bluebunch wheatgrass, Indian ricegras5, Saskatoon serviceberry, and antelope bitterb(ush. Other plants that characterize this site are wes rn wheatgrass, mountain big sagebrush, and sc ttered Gambel oak. The average annual production of air-dry vegetation is about 1,200 pounds per acre. If the range condition deteriorates, mountain big sagebrush, Kentucky bluegrass, cheatgrass, and annual weeds increase in abundance. The suitability of this unit for range seeding is poor. EXHIBIT G REPORT OF RECONNAISSANCE GEOLOGIC INVESTIGATION JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 1 1 1 1 June 24, 1993 1 CTL/THOMPSON, INC. CONSULTING GEOTECHNICAL AND MATERIALS ENGINEERS ' Jerome Gamba & Associates P.O. Box 1458 Glenwood Springs, CO 81602 1 Subject: Reconnaissance Geologic Investigation Filing 4, Westbank Ranch PUD ' Garfield County, Colorado Job No. GS -1084 ' Gentlemen: Enclosed is the results of our Reconnaissance Geologic Investigation for Filing 4, Westbank Ranch PUD in Garfield County, Colorado. It is the intent of our report to address concerns of the Garfield County Planning Commission regarding the subject site and planned development as stated in the Garfield County Planning Commission Meeting Agenda dated April 14, 1993, page 12 items 2, 3, and 5. Our report is intended to provide a practical guide for addressing geologic conditions that affect the planned development. 1 1 1 1 1 1 CTL/THOMPSON, INC. 1 41I/ 1 We believe it best to inform you of potential controversy that may ensue from our report. It must be understood that the science of geology is subject to interpretation. Our report presents our interpretation of geologic conditions and potential hazards at the subject site in the context of 100 year events rather than the vast context of geologic time (thousands to millions of years). The conclusions and opinions presented in our report, therefore, may appear to conflict with those of previously published reports which may not be based on the same time frame as ours. We appreciate the opportunity to work with you on this project. Should you have any questions or require further clarification of our conclusion and opinions as stated in our report, please call. Very truly yours, Wilson L. "Liv" Bowden Engineering Geologist WLB:cd 1 1 234 CENTER DRIVE • GLENWOOD SPRINGS, COLORADO 81601 • (303)945-2809 CTL/THOMPSON, INC. CONSULTING GEOTECHNICAL AND MATERIALS ENGINEERS RECONNAISSANCE GEOLOGIC INVESTIGATION Westbank Ranch PUD Garfield County, Colorado Prepared For: Jerome Gamba & Associates 113 9th St. Suite 214 P.O. Box 1458 Glenwood Springs, Colorado 81602 Attention: Mr. Jerome Gamba Job No. GS -1084 June 24, 1993 234 CENTER DRIVE • GLENWOOD SPRINGS, COLORADO 81601 • (303)945-2809 TABLE OF CONTENTS INTRODUCTION 1 GEOLOGIC SE I I ING 2 Maroon Formation 3 Eagle Valley Formation 3 Surficial Deposits 4 Alluvial Terraces 4 Recent Alluvium and Colluvium and Slide Deposits 5 GROUNDWATER 6 ENGINEERING GEOLOGY AND DEVELOPMENT CONSIDERATIONS 6 Bedrock and Soils Conditions 7 Slope Stability 8 Debris Flow Hazard 9 Flash Flood Hazards 9 Erosion 10 POTENTIAL ECONOMIC RESOURCES 10 LIMITATIONS 11 FIGURE 1 - VICINITY MAP FIGURE 2 - RECONNAISSANCE GEOLOGIC MAP FIGURE 3 - RECONNAISSANCE ENGINEERING GEOLOGIC MAP INTRODUCTION The purpose of this investigation is to define general geologic conditions, identify geologic hazards and establish mitigation recommendations for Filing 4 of the Westbank Ranch PUD. The information presented within is intended to assist development of the subject property during the master planning phases. Preliminary foundation recommendations and construction criteria can only be determined from more detailed, site specific, surface and subsurface investigations and analysis. This report includes information gathered from a review of published literature and geologic maps, interpretation of aerial photographs and a reconnaissance level field mapping of the site. Proposed uses within the subject area vary and include building of single and multi-family residential units on small acreages with designated open space and greenbelt areas. The planned development will include 64 Tots. Domestic water service will be provided by developing the on site groundwater resources. Development of groundwater resources is not part of this investigation. Sewage disposal will utilize individual infiltration sewage disposal systems (ISDS). Filing 4 of the Westbank Ranch PUD is located in southeast Garfield County, south of Glenwood Springs, Colorado. The planned development will be in portions of Sections 1 and 2 Township 7 South and Section 35, Township 6 South, Range 89 West of the 6th Principal Meridian (see Figure 1 "Vicinity Map"). The site is located on southwest portions of the Roaring Fork River Valley approximately 1 to 2 miles south of Glenwood Springs, Colorado. Present access to the site is via Highway 82 to County Road 109 located to the east of the site. Ground surfaces slope to the northeast from high points along a southeast to northwest trending ridge down to and across a relatively flat upper benched area. Steep northeast facing slopes descend from the upper benched area to a lower benched area. 1 The existing Westbank Ranch Development is located adjacent to the site to the northeast with the Roaring Fork River beyond. Drainage at the site is controlled by numerous channels on the upper slopes. Several ravines dominate drainage across the upper benched area down to the lower benched area where water and sediment are dissipated along small coalescing alluvial fans. Off site drainage is controlled by infiltration and small gullies. In the extreme southeast portion of the site, drainage is controlled by a moderate size southwest to northeast trending ravine which terminates in an alluvial fan along the eastern portions of the site. A gully on the southeast portion of the alluvial fan directs drainage off site. Vegetation on benched areas generally consists of open grasslands with some scattered trees and brush. Northeast facing slopes and ravines are moderately to heavily vegetated with scrub oaks and pinon and juniper trees. Most of the site appears to be in a natural condition with the benched areas being used for pasture and haying operations. An abandoned gravel quarry is located in the north central portion of the site. A water storage tank is located in the drainage immediately above the gravel quarry. Numerous stockpiles of pipe, cable and miscellaneous debris are stored in the quarry area. GEOLOGIC SETTING The site is underlain by bedrock consisting of the Pennsylvanian -Permian aged Maroon Formation above the Pennsylvanian aged Eagle Valley Formation. Regional geologic information and observed exposures of the bedrock on the site indicate that the Maroon and Eagle Valley Formations dip towards the southwest at moderate angles in the steep slopes above the upper benched area and that Eagle Valley Formation bedding is near vertical beneath the upper and lower benched areas. Overlying the bedrock are numerous surficial deposits which have been deposited in more recent geologic times. Recent deposits include colluvium, alluvium, slide material and man-made fill. Interpreted geologic units are shown on the enclosed Reconnaissance Geologic Map (see Figure 2). Maroon Formation (Pm) The Maroon Formation consists of interbedded conglomerates, sandstones, siltstones and claystones. The Maroon Formation has a characteristic red color due to iron staining and is a prominent cliff forming rock unit in the region. Bedding orientation (moderate dip to the southwest) is into the steep slopes above the upper benched area which presents a geologically favorable bedrock orientation. Interbedding of the more resistant Maroon Formation with the underlying less resistant Eagle Valley Formation tends to increase the structural integrity of the Eagle Valley Formation on the slopes above the upper benched area. Eagle Valley Formation (Pev, , Pev2l The Eagle Valley Formation consists of gray and red sandstones and shales with interbedded gypsum and halite (salt). Relatively consistent, moderate to vertical dipping exposures of Eagle Valley Formation (Pev,) on the site have been mapped separately from the less resistant portions of the Eagle Valley Formation (Pev2). The less resistant portions of the Eagle Valley Formation have higher gypsum contents, exhibit random, highly distorted bedding and are more prone to mass wasting and erosion. 3 Surficial Deposits During post glacial and recent geologic times, the bedrock has been eroded and weathered, producing the broad valley of the Roaring Fork River. This weathered and eroded bedrock surface has subsequently been covered by various younger, surficial deposits producing the present surface topography. During glacial times, meltwater laden streams deposited alluvium in the form of outwash plains over the region. Down cutting of the Roaring Fork River has produced a series of alluvial terraces which form the upper and lower benched areas on the site . More recent alluvium associated with present day drainages has been deposited along the major streams and tributaries. In the most recent geologic time (and presently), alluvium is being deposited in the drainage bottoms. Colluvium (slopewash) is being deposited by actions of gravity, sheetwash and wind. In the drainages and on the side slopes, actions of water, wind, and gravity serve to produce variable and layered soils combinations consisting of colluvium and alluvium. Man-made fill generally consisting of disturbed on site materials can be found at a few locations on the site. Fill can be found associated with construction of roads and the abandoned gravel quarry. Alluvial Terraces (Qal, Qtr) The upper and lower benched areas were formed by down cutting of the Roaring Fork River through previously deposited glacial outwash alluvium. The upper terrace consists of sands, silts and clays (Qal,) deposited on an erosional surface of the Eagle Valley Formation. Observations in the area of the drainages and associated exposures indicate that some of these alluvial and/or colluvial soils are prone to piping. 4 Subsequent glaciation appears to have eroded the margins of the upper terrace and deposited glacial outwash terrace gravels (Qtr) against the eroded scarp of the upper terrace and beneath the lower terrace. Erosion and down cutting of the Roaring Fork River later removed most of the outwash gravels from the margins of the upper terrace. Remnants and pockets of the gravel can be found along the northeast facing slopes separating the upper and lower terraces and beneath the lower terrace. Remission of the erosional cycle which formed the upper terrace resulted in plantation and development of the lower terrace surface. More recently, renewed down cutting of the Roaring Fork River has caused the lower terrace to stand above the present river channel. Recent Alluvium and Colluvium and Slide Deposits (0a12, Qcl, Qsl) Recent alluvium Qa12 consists of sandy, silty and clayey soils deposited by water. Alluvium can be found in drainage bottoms, on the surface of the upper and lower terraces and at the base of the upper and lower steep slopes in the form of small coalescing alluvial fans. Alluvial deposits tend to be relatively soft and generally associated with low to moderate bearing capacities. Areas mapped as Qa12 are predominantly alluvium but contain minor amounts of colluvium and alluvium/colluvium. Colluvium is primarily deposited by gravity rather than water. Colluvial soils (Qcl) are similar to alluvium in that they tend to be variable mixtures of sands, silts, and clays but with rock fragments and angular boulders. Colluvial deposits are characterized by low densities and due to their mode of deposition colluvial soils are potentially susceptible to consolidation. Colluvial deposits can be found above the upper and lower terraces and along the sides and in the bottoms of drainages on the site. Areas mapped as Qcl 5 are predominately colluvial but contain minor amounts of alluvium. Shallow, small slumps and sheet failures and soil creep are included as colluvium in the mapping process. Slide deposits are a type of colluvium that generally represent large scale mass wasting events. Areas mapped as Qsl on this site include medium to large slump features and failures of colluvial slopes. These areas appear fairly stable but will become unstable if disturbed. GROUNDWATER Several seeps and hydrophilic vegetation on portions of the slopes above the upper terrace and an apparent spring feeding of the water storage tank above the abandoned gravel quarry indicate that the surficial deposits in these areas are associated with a perched water table. The glacial outwashed gravels in the subsurface of the lower terrace are likely associated with large quantities of groundwater resulting from subsurface flow associated with the Roaring Fork River. Outcrops of vertical dipping gypsum bearing sandstones of the Eagle Valley Formation on slopes below the upper terrace likely provide a partial barrier to groundwater migration from the perched water table to the groundwater in the lower terrace. ENGINEERING GEOLOGY AND DEVELOPMENT CONSIDERATIONS The geologic studies performed by CTUTHOMPSON, INC. for Filing 4 of the Westbank Ranch PUD identified several natural conditions which must be taken into consideration during the planning and development of this project. None of the geologic 6 conditions found are considered to be sufficiently hazardous to prevent development of the project as proposed, however, potentially hazardous geologic conditions must be properly planned for during site development. Interpreted geologic hazards are shown on the enclosed Reconnaissance Geologic Map (see Figure 3). It must be understood that the discussion of geologic conditions presented herein is generalized due to the preliminary nature of this investigation. We recommend that detailed, site specific soils and foundation investigations be performed for each residence built in this development. Bedrock and Soils Conditions The evolution of the present landscape at the site has developed in the context of geologic time. Post glacial erosion and development of the upper and lower terraces has occurred over the past 10,000 to 20,000 years. Erosion was greater in the past several thousand years when climatic conditions were more humid and annual precipitation rates were higher than the present +/- 12 inches/year. Recent erosion (within last several 100 years) to produce the present configuration of the surface drainage and the Roaring Fork River is less. In the context of 100 year events commonly used for engineering design and development considerations this site appears to exhibit a low degree of geologic instability. As discussed under "Geologic Settings" bedrock orientation on the upper slopes is geologically favorable and the risk of deep seated slope failure appears to be low. We anticipate excavations will generally encounter surficial deposits. The alluvial and colluvial deposits are generally easy to excavate, however, large colluvial boulders may be encountered in some areas. Eagle Valley Formation, (Pev2) if encountered, is relatively 7 easy to excavate. More resistant portions of the Eagle Valley Formation (Pev,) are easy to moderately difficult to excavate. Glacial outwash terrace gravels and sands free of cobbles and boulders will serve as good barrow sources for structural fill. Some of the silty and clayey surficial deposits may be subject to compression when wetted and/or piping. In addition, percolation tests will be required to determine the suitability of the planned infiltration sewage disposal systems. Careful attention to surface and subsurface drainage should be planned during all phases of the planned development. Expansive clay soils may be contained within some of the clayey surficial deposits and bedrock. Expansive characteristics of clay soils can be mitigated by proper design and construction techniques. Slope Stability As discussed above, deep seated slope failures associated with bedrock orientation do not appear to be a significant factor on this site. We believe surficial deposits with slopes in excess of 25 percent should be considered to be potentially unstable. In addition several steep slopes and scarps resulting from quarrying operations are unstable. Development in areas of potentially unstable slopes or immediately adjacent to steep slopes along the lower edge of the upper terrace should be avoided. We understand the planned development will avoid locating buildings in areas of potentially unstable slopes. Potentially unstable slopes will be crossed by roadways and likely other infrastructure construction. We recommend that site specific analysis be performed in order to assess the stability of the construction. Mitigation will likely involve the laying back of slopes and/or the installation of reinforcement structures. 8 Debris Flow Hazards Debris flows are a special case of flooding in which the flood medium contains larger percentages of solids (e.g. soil, rock and debris) rather than water. On this site the degree of risk from debris flow appears to be low with the exception of a moderate risk area in the extreme southeast portion of the site. Natural channelization in this area can be accentuated with berming and enlargement of the existing channel in order to direct and contain material from future flooding or debris flow events and mitigate hazards to the planned development and offsite areas. We do not believe that a detailed debris flow hazard analysis is warranted at this site. We believe proper sizing of channels and berms can be determined by calculating the 100 year flood event as part of the site drainage plan. Flash Flood Hazards Drainages and ravines on the site present a moderate potential hazard from flash flooding and a low potential hazard from debris flow. We recommend determining of the 100 year event flood plain (which will be part of the site drainage plan) and avoid development in those areas. Areas mapped as flash flood hazard areas (see Figure 3) in this report which are determined not to be within the 100 year flood plain could then be down graded to low flash flood hazard areas. Mitigation in the low flash flood hazard areas could consist of avoiding blocking natural drainages with buildings and site grading to divert drainage around buildings or other structures. Since drainage basins on the site are small the flooding potential is considered to be relatively low and restricted to the larger drainages and their affected areas on the lower terrace. We do not believe that a detailed debris flow hazard analysis is warranted at this site. 9 Erosion The presence of several deeply incised drainages and ravines on the site indicate that some soils and bedrock are moderately to highly susceptible to the erosive effects of water. Surface drainage and erosion characteristics will therefore be important factors during the development and construction phases of the project. Techniques of erosion control will likely be required during grading phases of the development. Areas mapped as accelerated erosion can be mitigated by channel stabilization techniques such as the use of rip rap. POTENTIAL ECONOMIC RESOURCES The presence of the terrace gravels on the site indicates that there is a potential for their use for various construction purposes. The terrace gravels are potential sources of sand and aggregate. Areas mapped as terrace gravels (Qtr) are approximate and would require further field evaluation to determine thickness, lateral extent and quantity. In addition, laboratory testing would be necessary to determine quality and suitability of the potential mineral resources for their intended uses. The presence of the Eagle Valley Formation presents the potential for its development as a gypsum source. We understand that the land owner is in possession of mineral rights for the site and does not plan to develop a gypsum source. Mineral ore deposits or evidence of underground mining activity were not found to be associated with this site based on our field observation. In our opinion potential geologic hazards due to mining operations at the site are limited to over steepened slopes associated with gravel quarrying operations. 10 LIMITATIONS This investigation was conducted in a manner consistent with the level of care and skill ordinarily exercised by members of our profession currently practicing under similar conditions in the locality of this project. No other warranty, express or implied, is made. We appreciate the opportunity to work with you on this project. If we can be of further service or if you have questions regarding this report, please call. CTL/THOMPSON, Wilson L. "Liv" Bowden Engineering/Geologist Reviewedby. ' Frank. Holliday, Principal Enginder WLB:FJH:cd i 11 EXHIBIT H DRAINAGE ANALYSIS JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 STORM DRAINAGE The primary area of development except, for that area adjacent to Lot 64, is comprised of 12 small drainage basins which range in area from 4.6 to 41 .3 acres. These basins are illustrated on SHEET 5 of the drawings. Due to the relatively small basin size and consistency of character, the runoff from the 100 year storm event was computed by the "RATIONAL" method using the formula: Q = C i A where: Q = flow in cubic feet per second C = runoff coefficient, related to vegetation and soils of the basin i = average rainfall intensity for 100 year storm event in inches per hour A = area of the basin in acres The following table illustrates the factors used and the flows computed for the 100 year storm event in the 12 small basins. BASIN NO. AREA (ACRES) C i Q CULVERT SIZE (INCHES)* 1 9.6 0.35 2.4 8.1 18 2 29.8 0.35 2.4 25.0 24 3 4.6 0.15 2.4 1.7 18 4 41.3 0.30 2.4 29.7 24 5 20.9 0.30 2.4 15.0 24 6 18.8 0.30 2.4 13.5 18 7 18.4 0.30 2.4 13.2 18 8 16.5 0.35 2.4 13.9 18 9 34.4 0.35 2.4 28.9 24 10 32.1 0.40 2.4 30.8 24 11 34.7 0.40 2.4 33.3 24 12 29.8 0.45 2.4 32.2 24 9+10 66.5 59.7 36 DRAINAGE PAGE 1 JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS * Culvert sizes were based on computed flow in ADS N12 culvert installed at a grade of 0.02 feet/foot with an end section installed on the inlet. The minimum culvert size to be used is 18 inch. Basin number 13 as illustrated on the drainage map, SHEET 5, exits the property through a deep gulch on the easterly side of the property. Nearly all of the basin is located outside the boundary of the development. This drainage basin will not be affected, in any way, by this development, nor will it affect any part of the development. Lot 64 is adjacent to the 200 foot easement to be provided for this drainage basin across the east side of property, however, storm events within basin number 13 will have no effect on Lot 64. As a result of this, the 100 year storm event for basin number 13 was also computed by the "RATIONAL" method, which under thais circumstances is very conservative. The 100 year storm drainage from basin number 13 was computed as follows: C = 0.40 (poor vegetation and steep slopes) i = 2.40 A = 915.5 acres Q = (0.4)(2.4)(915.5) = 879 cubic feet per second. This is a conservatively high estimate of the 100 year storm run off for this basin. The existing culvert under County road #109, is 36 inches in diameter. In the event of a 100 year storm, this culvert will likely become overloaded and the excess drainage will flow over the road DRAINAGE PAGE 2 JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS EXHIBIT I LETTERS REGARDING WILDFIRE HAZARD JEROME GAMBA & ASSOCIATES. INC. CONSULTING ENGINEERS & LAND SURVEYORS April 7, 1993 Dave Michaelson Garfield County Planning Dept. 109 8th Street, Suite 303 Glenwood Springs, Colorado 81601 Re: Westbank Ranch Wildfire Hazard Review Dear Mr. Michaelson, FOREST SERVICE State Services Building 222 8 6th Street. Roorn 416 Grand Junction. Colorado 81 501 Telephone (303) 248-73_'3 I have reviewed the Sketch Plan Report for the Westbank Ranch Filing IV Resubdivision, submitted by Jerome Gamba and Assoc., and visited the site on April 1st. When evaluating a site for wildfire hazard, I concentrate on vegetation, topography, water supply, and access. These points are addressed in the following comments. Vegetation in the proposed subdivision is primarily sagebrush and pinyon -juniper woodlands. The pinyon -juniper is generally located in and around drainages, with sage occurring in between. Topography consists of a series of gently sloping benches separated by steep hillsides; the area is cut by a series of drainages that create steep gullies flowing generally north. Slopes range from nearly level to 40%. The proposed subdivision is in an area that has been mapped as medium to high hazard for wildfire. The high rating is limited to the steeper ground of this parcel. Although fires in the pinyon - juniper type are common, they are usually confined to single trees or small groups of trees, and are generally easy to control. In sagebrush, fires are usually of low to moderate intensity and are likewise fairly easily controlled. Of primary concern in this proposed subdivision are the areas over 30% slope and the densely vegetated drainages. Under favorable burning conditions, a fire occurring in one of the steep gullies would intensify due to the "chimney" effect of the topography and slope. Structures located in or at the head of such drainages would be especially vulnerable to damage from wildfire. The applicant has stated that water supply for firefighting will be incorporated in the domestic water system. The CSFS standards for water supply recommend either hydrants every 1000 feet along roadways or cisterns with a 1000 gallon capacity for each dwelling unit. In regard to access, CSFS standards are for subdivisions to have dual ingress/egress points, which is not provided for in this proposal. Dual ingress/egress can be an important factor in providing safe evacuation in case of wildfire. In addition, it !I 1 was noted that cul-de-sacs exceed the maximum 750 foot length as recommended in CSFS standards. Turnouts should be located every ' 750 feet along these cul-de-sacs to provide adequate emergency vehicle access. My specific recommendations to further mitigate wildfire hazard for this proposed subdivision are: -Structures should not be located in or at the head of ' drainages. -Remove all vegetation within ten feet of all structures. This area should be maintained in the future as low 1 groundcover such as mowed grass. -Brush or trees within 30 feet of homes should be thinned, ' if necessary, so that remaining clumps are no more than 10 feet wide. This may be necessary on some lots, depending on exact locations of building envelopes. ' -Roof coverings should be of non-combustible materials. Shake -shingle roofs are a documented source of ignition in a wildland fire situation, and should be avoided. The above recommendations are covered in more detail in the CSFS publication "Wildfire Protection in the Wildland Urban Interface" !' which I have sent to Mr. Gamba with a copy of this letter. Thanks for the opportunity to review this proposal. Should you have any questions regarding the above comments, please call me at 248-7325. Sincerely, Kelly Rogers Asst. District Forester cc: Glenwood Springs FPD Jerome Gamba 1 Carbondale & Rural Fire Protection District 300 Meadowood Dr. Carbondale, Colorado 81623 303-963-2491 April 30, 1993 Mr. Tom Zancenella Jerome Gamba Assoc. P.O. Box 1458 Glenwood Springs, Colorado 81601 Re: Westbank Filing 4 Dear Tom, As we discussed during our site visit on April 29th, I would like to offer the following comments to you regarding fire protection at the proposed Westbank filing four sub -division located off of County Road 109 in Garfield County. Portions of the sub -division are located in the Carbondale Fire District and portions are located in the Glenwood Fire District. (See "Response Times" below). Access: The main proposed access road is a dead end type road which presents inherent problems for fire protection including: 1. The potential of trapping fire apparatus and personnel in a wildfire situation. 2. The potential of creating a bottleneck effect when residents are using the road to evacuate and emergency vehicles are using the same road to access the sub- division. Due to the fact that the vegetation in the sub -division is mostly sagebrush and sheet grass the potential for a wildfire situation is low and I believe the dead end road problem can be mitigated if the following conditions are met. 1. The road is constructed with an all weather driving surface of 22' in width, with 6' shoulders and 6' ditches on either side of the road. 2 As shown on the plan, the road is constructed with slopes not to exceed 8 and 9 percent grades with a small section of approximately 150 feet not to exceed 10 percent. 3. The cul-de-sac at the end of the road be constructed with an all weather, clear turnaround diameter of 90 feet. 4 Individual driveways along the road be designed to enter the roadway at a 90 degree angle for at least the first 25 feet. This is to allow the emergency vehicles to use the driveways as emergency turnarounds. Page 2 Water Supply The proposed central water supply system should be constructed to accomodate the following specifications. 1. Fire protection should be designed for a minimum fire flow of 500 GPM with a residual pressure of 20 psi. This should be sustainable for a two hour period. 2. Water capacity for fire protection should be in addition to any domestic or other uses. 3. Hydrants should be spaced approximately every 500 feet for residential development. Roofing Materials Non combustible roofing materials should be specified for all roofs in the sub -division to lower the risk of fire spread, due to the wildland / urban interface situation that exists. Response Times Initial response will be from the District's Westend station located on County Road 154, with an estimated response time of approximately 10 minutes depending on the time of year and road conditions. Additional response will be from the District's main fire station located in Carbondale with an estimated response time of approximately 20 minutes. Automatic aid and mutual aid agreements are in place between the Carbondale and Glenwood Fire Districts assuring adequete fire and ambulance response to all parts of the sub -division. In Conclusion I feel that these comments along with the enclosed comments of Chief Mason of the Glenwood Springs Rural District will provide an adequete fire protection plan for the Westbank Filing Four sub -division. If you have any questions feel free to contact me at 963-2491. Sincerely, Ron Leach Carbondale & Rural Fire Protection District Chief cc: Jim Mason, Glenwood Springs Fire Chief Dave Michaelson, Garfield County Planner MEMORANDUM ***************************************************************** DATE: 3-19-93 TO: Dave Michaelson Garfield County Planning Office FROM: Jim Mason, Director Glenwood Emergency `Services RE: Westbank Ranch Filing #4 Resubdivision In reviewing your request for comment on the above mentioned subdivision it was noted that the only portion of this development in our district is Lot 15 of Section 35, Township 6 South, Range 89 West. More specifically portions of the area referred to as lot 91 on the enclosed plat. Since the majority of the subdivision is within the Carbondale Fire Protection District they should definitely be contacted for review of this project. Based on the fact that a portion of this is within our district and that we work very closely with Carbondale Fire Protection District protecting the areas of West Bank through mutual and automatic aid, we would offer the following comments for consideration. 1. Fire protection should be designed for a minimum fire flow of 500 gallons per minute with a residual pressure of 20 psi. This should be sustainable for a two hour period. 2. Water capacity for fire protection should be in addition to any domestic or other uses. 3. Hydrants should be spaced approximately every 500 feet for residential development. 4. Turning radius of 45 feet should be used for turn around's, cul de sacs, etc. or as otherwise specified for special needs of fire department. 5. Depending on evaluation of wildland / urban interface problems additional requirements for clearing of brush and rated roof coverings should be considered. 6. Approved numbers or addresses should be placed on all new buildings in such a position as to be plainly visible and legible from the street fronting the property. As stated earlier Carbondale Fire Protection District should be contacted for review of this project. Their comments may differ from the above and they should have final approval. I will forward a copy of this memo to them for their review. • • WESTBANK RANCH FILING #4 DRAINAGE REPORT I. SCOPE AND PURPOSE OF REPORT: This report provides the drainage requirements for the development of Westbank Ranch filing No. 4. The proposed drainage facilities are based on computations for peak runoff from a 100 year frequency storm. in accordance with Garfield County Subdivision regulations. II. SITE DESCRIPTION: The proposed development is located in Section 1, and Section 2, Town- ship 7 South, Range 89 West, of the sixth principal meridian County of Garfield, State of Colorado, as shown in figure 1.Topography has three distinct geological configurations: a moderately doping lowland flood plain consisting primarily of very coarse gravel currently fully veg- etated with domestic grasses; a steeply sloping erosion zone visible as the slough edge of a lateral moraine sparsely vegetated with ever- green species, sagebrush, and native grasses, and composed of well rounded very coarse to fine gravel; and an upland benched area of slight- ly graded sand to several feet depth, well vegetated with sagebrush and native grasses. Several intermittent drainageways are visible in the steep erosion zone and sharply "V" shaped valleys extending into the upland bench. All streams are intermittent, and normally flow only during spring snow melt or during periods of heavy precipitation. Total onsite area is approximately 87 acres. Contributing offsite drainage • • WESTBANK RANCH FILING #4 DRAINAGE REPORT NOVEMBER 1979 PREPARED FOR WESTBANK DEVELOPMENT COMPANY INCORPORATED JOB NO. 9036 area is approximately 52 acres. A total elevation difference across the site is approximately 900 feet. A drainage map is enclosed. III. DESIGN CONDITIONS: Design of the surface drainage system was based on flow quantities determined by using the rational method.. The runoff quantity in cubic feet per second is the product of four factors in the rational method equation, which is Q = CfCIA. These factors are: Cf - Frequency factor for storm For 5 year storm, it is 1.0 For 100 year storm, it is 1.25 C - Runoff coefficient For paved areas, value used was 0.9 For vegetated areas, value used was 0.2 or 0.3, depending upon slope and vegetation. I - Rainfall intensity in inches per hour. The rainfall intensity curves for 5 year and 100 year storms in the Carbondale area were derived from precipitation values taken from the NOAA Atlas Annual series. Flow velocities used to calculate concentration times were taken from a SCS chart, which accounts for various vegetation and different slopes. A - Drainage basin area in acres. The onsite and offsite drainage basin was divided into eleven smaller drainage areas_, so that flow quantities could be determined at various locations. The drainage map shows these areas. Runoff routing, drainage structure locations, and detention areas are also shown on the map.. The peak 100 year storm runoff quantities were determined for historic and developed conditions. Detention storage within the development was sized to maintain peak 100 year storm runoff discharge at the historic level. IV. EXISTING AND PROPOSED DRAINAGE FACILITIES: At present the runoff ;for the upland benched area generally sheet flows from offsite slopes along the southerly boundary, across the benched area, be- coming concentrated into steep "V" shaped drainageways which then traverse • • the steep moraine edge and outfall onto the lowland flood plain area, thence sheetflow across the lowland area onto the existing Westbank Development and are partically concentrated into very moderate swales. After development, sheet flow from the offsite slopes will be intercepted by the upper roadway and conveyed to the historic steep "V" shaped drain- ageways, where drainage structures will pass the flow under the road. Runoff from the remainder of the upper bench and the steep morain area will be intercepted by the lower portion of the access road and conveyed to the historic drainageways, where drainage structures will again pass the flow under the road. This flow plus the runoff from the lowland plain will be intercepted by the deadend road and conveyed to the detention storage at the northeast corner of the development. The discharge at this point, which equals the historic peak 100 year discharge will be con- veyed to the historic drainageway through the existing Westbank Development. Steep area will remain unaltered except for access road grading. Access road cut and fill areas will be revegetated. V. CONCLUSION: All runoff from the proposed development will be handled in accordance with the proposed drainage plan. Surface flows are channelized along upper road- side ditch channels to minimize an adverse effects. The building elevations will set high enough with respect to the drainageways so that there will be no threat of innundation from a 100 year storm. Because the runoff is intercepted and conveyed to the natural drainageways at an earlier point, the developed condition is an improvement over the historic condition. By intercepting the runoff on the lower plain and conveying it to detention storage and existing drainage faciliites, the impact of the historic sheet flow across the existing Westbank Development is removed. ..111111111111 N\v"\isholVilikilr''_.>/- -141;41Niliksi — )41Pr 1 & L . 1, eco4 • ,/ 1_) • A \es _.\,, . ...-.a..... -..„, - -. ......„. . ,:_. e.""- -\ ., V- .-moi' •' '' •_• •:N..--•: � .f.•�,.'.�-;_ ,..,„_.:-..11..."., ) ) i z) ... e., -r. % 4.. , ,_ ---,, ‘... wre '.‘ .,. ---„, v. ...____,,_,-- . , ir I'1r, 1„, l�J‘,1‘ _ .1,11.. F ii (, k t�1 • ... 'A ,.u. =>`` __ i % v /1�/ r 111 qui 11 ` .fit 11 >01),.,="1, ‘0111"i VICINITY MAP SCALE - In= 2000' FIGURE #1 G 140 ENTENNTL ENGIRNEERIo , Inc. WEST 48TH WHEAT 80033 JOB NO . OJT CLIENT DATE \ (a to Di ck JOB TITLE/SUB-TITLE W Q. S•Lic, G. ^ • PAGE 1 OF 8 SUBJECT T3t Mommmll BY J t� CK' D BY 4,8a. ���s�° L = 45o1 14 =18' S = v= (,s �5 1-4-50 f( 1,$x boo = 5 C . (0,/s)(0,41)1 -(o. sxo, a) = 0, 31 C�5 = (0,31x3,a 4.8) _ 5c6 (3 loo =0.2.5)(0,31I 5, x,4,8) _ /o,4 'L- /lccs k COQ' FH &4' S = 61.° (,O C?s 300/02(60, 5,-4:— = = ((Da8)(o.lo) 4- (o, gzXo.ao) = 0,33 Qs - (0,33 (3, I)(,_+,4) _ 4115 S GCs Qtoo= �,asX o,33)(5,��(�,��= (O,a -�- I ( ccs 3, 5 ;.os (sw(0,) = 501, t 300/(3,500) = 6,14 C = 0,3o • = co, 3c:);(,;.8.);_`1, a)1, 7 -ti. 8 c4-5 Q oa=(�,as)().10)(S1 )(St) - 174. /8cCs CENTENN 11405 WEST 48TH AVENUE ENGINEERING, Inc. WHEAT RIDGE, COLORADO 80033 • PAGE OF V JOB NO. CLIENT JOB TITLE/SUB-TITLE SUBJECT DATE 1 -Q-CA BY J 14 CK'D BY [ A= 17.3 A1 v�-�c A,s V;"+O L = 9D0' 1--k= 3az' s = '+ L v= L o CPS c = q o 0 I (Lf , ,D x 60) = S C = (D,OaXo,9o)+(9,,,8)0.3.— 0,31 � 5 = (o, 3i) 3, Ix (1.3) = /64 /7c -c..5 a(00=0.Ds)(0.3iXs.co\L(73) = 31.5 — 38 cis B3 = 1"1."1 A ti 8-4° Anti L. taco' = t(ai 5= 13-4° v= Soo' c' LS a 4: J/(,O = ID1( C= I,o,06)0,9) = 0135 625 = ((;) , 3 5xg, 4{x /'7,7) = 14.0( (5 c.c s 11 33 4d -...a V=4,0c-5 Tc, Q5o' c= (0. f laso1(4,6 coo)= C= 0,32 G�5 = (p,3a)(.0.a-X4q.a) = 31,/ roc = .as) 13 CENTENNENGINEERING, Inc. 11405 WEST 48TH AVEE E WHEAT RIDGE, COLORADO 80033 iPAGE 3 OF D JOB NO . CLIENT DATE 1 1 1 (o 1cIt JOB TITLE/SUB-TITLE SUBJECT BY t'4 ----- L= 1600' A �a�o c GGG' CK'D BY s= c = ►c_oo/( i-4-10 Y.(00) _ �,1 ►:,� (o)Co-(91)(c= a s = (d. 3 ox cv, -i)(LI 3 , 5) = 36.4 -'- 3-7J5 Qty='-as)(.0'30(s,o)((43,5.) = 84,3 =/4,,oces 85 0V5 3e f�= (41k pr Bow° c = (0 0 0 (((.o x (co) 10 ►..,.,:,,� C = (o,a)(o.q) +(0is/0,a)= o,3,# as=Z4-L_:l0(d-.()=3#z errs Ql00=70,Z's)Lm'3`), 4,4)(4,0 = �7 8cfs o1/4r— A) --L. g- 5 �o Lr- 55&r �- (4 5= (r 1-4-< V=-1‘5 tp5 Sso(C(43%(o)= CD,(,,, C=o os)Lo1) (o,ab) CSS= .),a‘cfC ,9x4,8)= Q (bo =(! . .s. (0. 4.X S' a) (.4 , a) = -7,s S c-cs 13-1,r1$, a� + 5o/(4c = �-= 0-3o as= (0, 3oX a.A5a,(4)-- 4o, 9 44-t 5.6)(5Q,(4-)= 98.3 q9 GCs CENTENL ENGINEERING, Inc. 11405 WEST 48TH AMEE WHEAT RIDGE, COLORADO 80033 PAGE 4- OF JOB NO. CLIENT DATE t I I a . JOB TITLE/SUB-TITLE SUBJECT BY CK'D BY A=x,30. ar—►o-40 A -ti. ao-4° (_ = Capp' (,1 C\s � _ (O.IX q)+(6,9X0,3) = 0,3( Qs= (o'34�a.ef)!�.3)_ 55 fv= +a Ar --s'° 4 G5 -o (so' S = as -4o 6o0 /0,7 5,q C Q3,0 )Lo, ).9Sio13)=0133 s=(0.33),1X1-1. _ 4,0 'yc‘s 00—,a0.0.33aJ(a)= 9,o P5 6(o /5 c�S cfs A = 10 , 5 CL w = 3.5 foo, x.94- (o4(3,5)()_S.'1 '3'35 Qs = otzs o,s 0,$) /0c45 Q 1 o -n = (i , a S�C o t bs) g(./ -t- 3a A= 1\%Sc p, fl- A\ -,Q1 ago L _ (oSoi \A= ;lot S--1 tEra'sa Tic so /( coo) = ^- S C - (0'oa o. at3 eX o.3)= 0,31 03= (s= ((,( la cCtS C).‘ oo 3<5, V . S) = a 5, 0 -L. as cs V-- L4-, o Cr s CENTEN L ENGINEERING, Inc. 11405 WEST 48TH AVENUE WHEAT RIDGE. COLORADO 80033 JOB NO. CLIENT JOB TITLE/SUB-TITLE • PAGE 5 OF a, DATE SUBJECT BY t1 CK'D BY 6 r IN= ao,a (A -4-° (�-t, c8\-4/ - aOS01 0 SCo-4' v-- (.O �-PS sci5o t( /.01. 6o-) = (o,o)(„o,q) 4- ,eX olls)- 0,17 Os- (o1(7 1'310,0)- 'f,S Sc -s /0,3 --- if c --s 6,, tato) 131, ,t33, /37, 56/44, 64,4s, 43Z1 B, Af-•0.rj TOr 1500` C = /1•6' 59 + /5 o/( 4,6 x60) _ C,=(o.o5Xo.9) 4o,wsXo,3o)= 0,33 Q s = (0.3x./ q'X 138. _ a r o -v =<, asip . 33-Y,3 , 4) 0 3 g , a) =19 Q)o�r=<a5)(o.3)(3,(.4)(1388)_ )J'1cars 195 c -is CENTENNal, ENGINEERING, Inc. 11405 WEST 48TH AVE EE WHEAT RIDGE, COLORADO 80033 • PAGE (p OF ES JOB NO. CLIENT DATE 1 11 a co1" I' ci JOB TITLE/SUB-TITLE SUBJECT BY A 1k CK'D BY �( ortc &.( c.3J B « Sulo eDi�3 = c -4,a - L= a000' _ F -15o' S ----a461-° V= 4-.0 C fs (,S cls So' c--_0aso/(-1. t1so/1.Z/co C = 0.3 P = sa,4- a_ L= a I So` 14= iGo' s = 3S -O c.= al so 7( xGo) =9,0 C- 0,3 CD 1004 = <,as)�o,3X s)L5D.L6 = = Io,S a- L = (a.00, 1.1 c = lac°/(I.-Ix(oo) �= 0.3 Q tub A{ - (,-4.5)0,1)( c.CS akO° CENTENN ENGINEERING, Inc. 11405 WEST 48TH Avon'WHEAT RIDGE, COLORADO 80033 • JOB NO. CLIENT JOB TITLE/SUB-TITLE SUBJECT PAGE '1 OF S DATE t BY • CK'D BY [�j►t� atotC3g1(31 C3i109164, s,ff)cp, rZ,T = 1341, 8 a L.= a9oo' fi= scoot v_ 4.0 a(50' /, 5 -Cfs cur- 750' [2,1J-52 t 0S "1 17,3 v= .o f) IS 1. = a,Soo O,, I D. SO 5 S.or lase, �= [1-. 19,1 c=o,3 o0 1,4 -5)C0,3X3,3)((s,) = 3o 0 11 a L- -s .1 CENTENL ENGINEERING, Inc. 11405 WEST 48TH AVWE WHEAT RIDGE. COLORADO 80033 PAGE p OF 8 JOB NO. CLIENT DATE (o c4 -7q JOB TITLE/SUB-TITLE SUBJECT BY n CK'D BY 0 /o 30 4/:0 So 60 1 i li e - Vv‘.. {V, . n.9) = 41. (as peke.. - ;c [95-( 1Q cg`y-l,e3X(mO 3, doo cc • 0, '7(o S't" CENTENNI L ENGINEERING, INC. Mailing Addr .0. Drawer 1'07, Arvada, Colo. 80001 Office Location. 000 W. 64th Ave., Arvada, Colo. 80001 JOB NO. CLIENT • JOB TITLE/SUB-TITLE W e.5 -Et 0.A L 4 - PAGE OF DATE 1 I/06;1-79 SUBJECT ZK'L2,. S( — t.wr'ak.lov1�f42,ret^CIBY CK'D BY 6moor.. eur'./e ar.41 Tc.lce h � s Prc P loL.\c wry (0131-19. 5- 0 0.1�•�a C A.C'Ve.S , co( o ,ao Q16 o A A-0as 2) 0 5 10 15 20 30 40 50 60 LA- r 0. i 0 vL Ln.-....411.".cafes, 3-2 then computed by dividing the total overland flow length by the average velocity. WATERCOURSE SLOPE IN PERCENT SO 30 20 10 3 2 1 .5 .2 .3 .5 1 2 3 5 10 20 1 .2 .3 .5 1 2 VELOCITY IN FEET PER SECO▪ N▪ D 5 10 Figure 3 -1. --Average velocities for estimating travel time for overland flow. SO 30 20 10 5 3 2 .5 Storm sewer or road gutter flow Travel time through the storm sewer or road gutter system to the main open channel is the sum of travel times in each individual component of the system between the uppermost inlet and the outlet. In most cases average velocities can be used without a significant loss of accuracy. During major storm events, the sewer system may be fully taxed and ad- ditional overland flow may occur, generally at a significantly lower velocity than the flow in the storm sewers. By using average conduit sizes and an average slope (excluding any vertical drops in the system), the average velocity can be estimated using Manning's formula. Since the hydraulic radius of a pipe flowing half full is the same as when flowing full, the re ective velocities are equal. Tavel time may r A __ a I - .. ��� 'I • r•is • : : • G===== OM 1 -, . — y .-.. r ; v - - t �. .'. -_•_� ---'- - - 14- . •_'4 • .r __._ _1 0 y� .u�� -r-j .: � - _� .-- 4 - ♦- t- - -? -- --- ' --i V a 6. 1o 4.,. i .:7 tiy�e� - Is . yy. ba � - yS ,v iI4VM'/±1-H :1.1 }p1' 4r + i f 1•ji i- -i - 1 ri ---••••.• • .-,..-- .-. _ _ ..-. __ 1 .2 .3 .5 1 2 VELOCITY IN FEET PER SECO▪ N▪ D 5 10 Figure 3 -1. --Average velocities for estimating travel time for overland flow. SO 30 20 10 5 3 2 .5 Storm sewer or road gutter flow Travel time through the storm sewer or road gutter system to the main open channel is the sum of travel times in each individual component of the system between the uppermost inlet and the outlet. In most cases average velocities can be used without a significant loss of accuracy. During major storm events, the sewer system may be fully taxed and ad- ditional overland flow may occur, generally at a significantly lower velocity than the flow in the storm sewers. By using average conduit sizes and an average slope (excluding any vertical drops in the system), the average velocity can be estimated using Manning's formula. Since the hydraulic radius of a pipe flowing half full is the same as when flowing full, the re ective velocities are equal. Tavel time may GARFIELD COUNTY COUNTY ATTORNEY'S OFFICE 109 8th Street, Suite 300 Glenwood Springs, Colorado 81601-3303 Telephone (303) 945-9150 Fax No. (303) 945-7785 MEMO TO: DAVE MICHAELSON, COUNTY PLANNE FROM: DON K. DEFORD, COUNTY ATTORNEY RE: SKETCH PLAN AND P.U.D. REZONING - WESTBANK FILING #4 DATE: April 8, 1993 I have had an opportunity to review your preliminary draft for the staff report for this project, as well as the application attached to that report. From a legal perspective, I have the following comments regarding the application at this stage. 1. The applicant needs to identify those provisions of Section 4.02 for which the County Commissioners can make findings allowing approval of this P.U.D. 2. The applicant needs to indicate the manner in which the Board of County Commissioners can make the findings required by Section 4.04 concerning consistency with the general plan. I specifically note the comprehensive plan for the County requires a central sewage system in areas of severe or moderate septic limitations. Rather than meeting this criteria, the applicant is removing the central sewage system, proposing individual sewage systems in areas that may contain severe or moderate septic limitations. (See, Page 33 of the Garfield County Comprehensive Plan, Performance Standards, Natural Environment, II. Sewage Disposal Facilities, B. Performance Standards, 5. Central Sewage.) 3. The minimum lot size for this zone district with lots serviced by a central water system is one acre or more. Many of the proposed lots meet the minimum area requirements under Section 5.04.03. From the submittal material, it is not clear that these lots can be credited with the full one acre under Section 5.04.02 due to slopes within those lots. Further, information should be required in regard to both the suitability of septic systems for lots with these grades, as well as compliance with minimum lot size requirements. Under Section 4.05.02, alterations to these provisions can be made, but such must be done at the time of approval of the P.U.D. in order for staff to appropriately address preliminary plan and final plat requirements. MEMO - DAVE MICHAELSON PAGE TWO APRIL 8, 1993 4. Section 4.07.03(2), as well as the Garfield County Subdivision Regulations concerning internal road improvements, prohibit the proposed culdesac contained in this P.U.D. plan without a specific waiver. 5. Under the provisions of Section 4.08.05(2)(H), the applicant should identify sites suitable for construction, as well as sites suitable for sewage disposal based upon the severe limitations indicated in the soils report. 6. The provisions of Section 4.08.05(7)(E) do not appear to have been met. The proposed source of water is a well augmented by Round II sales from Reudi Reservoir. It is not clear that such water contracts are currently available, or whether the amount identified by the applicant is adequate to support a well servicing this subdivision. Additionally, the calculations contained in Exhibit B are not signed, nor explained in any manner. In regard to the sewage treatment, I have already noted the difficulties of the system proposed in an area with soils not appropriate for individual septic systems, slopes that may not accept individual systems, and unknown percolation rates. The provision of the Code requiring a proposed method of sewage treatment inherently requires that one be proposed that is functional. The evidence in that regard is minimal. The same section requires a general description of the manner in which storm drainage will be handled. Other than identifying road crossing and a design to meet a 25 year storm level, there is little evidence as to a method in which storm drainage for the entire subdivision will be addressed. 7. In regard to 4.08.05(7)(F), there is no demonstration of legal access for emergency vehicles for an alternate route, other than the lengthy culdesac. 8. In regard to 4.08.05(7)(G), the current plan appears to increase the displacement of wildlife. There does not appear to be a statement addressing the manner in which consideration has been given to the affects of this modification on the natural environment. The foregoing addresses some of my concerns based on an initial review of the sketch plan and rezoning proposal. A number of these items could be met with extensive conditions attached to a P.U.D. modification approval. However, such conditions could only be generated after lengthy discussions with the applicant. The better practice would appear to be a denial of the current proposal for failure to adequately address the issues set forth above, with an opportunity then given to redraft these proposals. DKD:mls 1993GARI:i EL L") CoLitire • April 30, 1993 arbondale & Rural Fire Protection District 300 Meadowood Dr. Carbondale, Colorado 81623 303-963-2491 Mr. Tom Zancenella Jerome Gamba Assoc. P.O. Box 1458 Glenwood Springs, Colorado 81601 Re: Westbank Filing 4 Dear Tom, As we discussed during our site visit on April 29th, I would like to offer the following comments to you regarding fire protection at the proposed Westbank filing four sub -division located off of County Road 109 in Garfield County. Portions of the sub -division are located in the Carbondale Fire District and portions are located in the Glenwood Fire District. (See "Response Times" below). Access: The main proposed access road is a dead end type road which presents inherent problems for fire protection including: 1. The potential of trapping fire apparatus and personnel in a wildfire situation. 2. The potential of creating a bottleneck effect when residents are using the road to evacuate and emergency vehicles are using the same road to access the sub- division. Due to the fact that the vegetation in the sub -division is mostly sagebrush and sheet grass the potential for a wildfire situation is low and I believe the dead end road problem can be mitigated if the following conditions are met. 1. The road is constructed with an all weather driving surface of 22' in width, with 6' shoulders and 6' ditches on either side of the road. 2. As shown on the plan, the road is constructed with slopes not to exceed 8 and 9 percent grades with a small section of approximately 150 feet not to exceed 10 percent. 3. The cul-de-sac at the end of the road be constructed with an all weather, clear turnaround diameter of 90 feet. 4. Individual driveways along the road be designed to enter the roadway at a 90 degree angle for at least the first 25 feet. This is to allow the emergency vehicles to use the driveways as emergency turnarounds. Page 2 Water Supply The proposed central water supply system should be constructed to accomodate the following specifications. 1. Fire protection should be designed for a minimum fire flow of 500 GPM with a residual pressure of 20 psi. This should be sustainable for a two hour period. 2. Water capacity for fire protection should be in addition to any domestic or other uses. 3. Hydrants should be spaced approximately every 500 feet for residential development. Roofing Materials Non combustible roofing materials should be specified for all roofs in the sub -division to lower the risk of fire spread, due to the wildland / urban interface situation that exists. Response Times Initial response will be from the District's Westend station located on County Road 154, with an estimated response time of approximately 10 minutes depending on the time of year and road conditions. Additional response will be from the District's main fire station located in Carbondale with an estimated response time of approximately 20 minutes. Automatic aid and mutual aid agreements are in place between the Carbondale and Glenwood Fire Districts assuring adequete fire and ambulance response to all parts of the sub -division. In Conclusion I feel that these comments along with the enclosed comments of Chief Mason of the Glenwood Springs Rural District will provide an adequete fire protection plan for the Westbank Filing Four sub -division. If you have any questions feel free to contact,me at 963-2491. Sincerely, Ron Leach Carbondale & Rural Fire Protection District Chief cc: Jim Mason, Glenwood Springs Fire Chief Dave Michaelson, Garfield County Planner MEMORANDUM ***********,***************************************************** DATE: 3-19-93 TO: Dave Michaelson Garfield County Planning Office PROM: Jim Mason, Director Glenwood Emergency eces RE: Westbank Ranch Filing 04 Resubdivision In reviewing your request for comment on the above mentioned subdivision it was noted that the only portion of this development in our district is Lot 15 of Section 35, Township 6 South, Range 89 West. More specifically portions of the area referred to as lot 91 on the enclosed plat. Since the majority of the subdivision is within the Carbondale Fire Protection District they should definitely be contacted for review of this project. Based on the fact that a portion of this is within our district and that we work very closely with Carbondale Fire Protection District protecting the areas of West Bank through mutual and automatic aid, we would offer the following comments for consideration. 1. Fire protection should be designed for a minimum fire flow of 500 gallons per minute with a residual pressure of 20 psi. This should be sustainable for a two hour period. 2. Water capacity for fire protection should be in addition to any domestic or other uses. 3. Hydrants should be spaced approximately every 500 feet for residential development. 4. Turning radius of 45 feet should be used for turn around's, cul de sacs, etc. or as otherwise specified for special needs of fire department. 5. Depending on evaluation of wildland / urban interface problems additional requirements for clearing of brush and rated roof coverings should be considered. 6. Approved numbers or addresses should be placed on all new buildings in such a position as to be plainly visible and legible from the street fronting the property. As stated earlier Carbondale Fire Protection District should be contacted for review of this project. Their comments may differ from the above and they should have final approval. 1 will forward a copy of this memo to them for their review. JEROME GAMBA & ASSOCIATES, INC. CONSULTING ENGINEERS & LAND SURVEYORS 800 COLORADO AVENUE PO BOX 1458 GLENWOOD SPRINGS, COLORADO 81602-1458 PHONE (303) 945-2550 FAX (303) 945-1410 PO BOX 4808 PAGOSA SPRINGS, COLORADO 81157 PHONE (303) 731 - 5743 MEMO TO: Garfield County Planning Commission FROM: Jerome Gamba & Associates, Inc SUBJECT: Westbank Ranch, Filing #4 DATE: 14 April 1993 On Thursday, 9 April we received a draft copy of the "PROJECT INFORMATION AND STAFF COMMENTS". We have reviewed this information and believe that we understand the staff concerns regarding this project. In response to this staff report, we submit the following: 1) We appreciate that the Garfield County Comprehensive Plan calls for the provision of "affordable and diverse housing types capable of accommodating the needs of County residents, in all income ranges, without putting a financial burden on existing public services" and we respect that. This project will pay its own way and will not put a financial burden on existing public services. We can not believe that the writers of the Comprehensive plan expected that each and every development project would provide "affordable" (what ever that means) and diverse housing types for "all income ranges". We suspect that this goal is not possible to achieve, because some "income ranges" can not now and never will be able to purchase homes. 2) We understand that the development of this property will require certain specifications to accommodate to onsite soil conditions relative to building foundations and individual sewage disposal systems. 3) Preliminary plan submittals are being prepared which will illustrate that the property can be developed, providing a minimum of one acre building sites with land slope less than 40% and responding to the concerns of the Planning Staff, BLM, State Forest Service, Division of Wildlife and fire protection district. These submittals will also be available for public hearing before the Board of County Commissioners. On the basis of the above, we respectfully request that the plan be approved, conditional upon receipt of the above noted documentation submitted at preliminary plan. Eiespeectfully, Jer F. Gamba STATE OF COLORADO Roy Romer, Governor DEPARTMENT OF NATURAL RESOURCES DIVISION OF WI LDLIE O 3 Highway C;�ah1"��-D CUU AN EQUAL OPPORTUNITY EMPLOYER xi g Y 6 ' Perry D. Olson, Director Glenwood Springs, CO 81601 6060 Broadway April 1, 1993 Denver, Colorado 80216 Telephone: (303) 297-1192 Dave Michaelson Regulatory Offices and Personnel 109 8th Street, Suite 303 Glenwood Springs, CO 81601 RE: Westbank Ranch Filing #4 Resubdivision A NpR 0 2 1993 E} For Wildlife— For People Dear Dave: On March 26, 1993, district wildlife manager Kevin Wright and I visited Westbank Ranch Filing #4 to review the site for wildlife values. We observed about twenty live deer browsing, three carcasses of deer lost during this winter, heavy utilization of sagebrush and rabbitbrush plants by big game, heavy use of trails into and out of the area and concentrations of pellet groups along ridge tops. Division of Wildlife mapping places Westbank Ranch Filing #4 in elk winter range and :in critical deer habitat (meaning that loss of this critical winter range would adversely affect deer). Development of Westbank Ranch Filing #4 will stress big game populations because of increased domestic dogs running at large, loss of native vegetation, increased erosion, increased vehicular traffic, increased human/wildlife interaction and increased obstacles to negotiate such as fencing. We would like to recommend the following methods of minimizing impacts to current wildlife occupants: 1. Reduce the density of 98 single family homesites by the use of fourplex lots, duplex lots, clumping homesites, and/or eliminating some lots or combining lots into larger lots. 2. Require underground utilities to protect raptores (birds of prey) from electrocution. (A pair of golden eagles nest very close to this development.) 3. Require fencing restrictions. No wire fences. Wood and wood rail fences a maximum height of 48 inches with a maximum of three rails (allows for fawns to pass between rails) except for solidprivacy fences which should be a minimum of 72 inches. 4. No dogs allowed. DEPARTMENT OF NATURAL RESOURCES, Kenneth Salazar, Executive Director WILDLIFE COMMISSION, William R. Hegberg, Member • Eldon W. Cooper, Member • Felix Chavez, Member • Rebecca L. Frank, Member Louis F. Swift, Secretary • George VanDenBerg, Chairman • Arnold Salazar, Member • Thomas M. Eve, Vice Chairman page 2 Westbank Ranch Filing #4 (continued) April 1, 1993 5. No livestock allowed on any lot. (Livestock, especially horses on small dryland lots denude native vegetation, increase erosion and increase wildlife damage to neighboring property owners from wildlifes attraction to hay fed to livestock.) 6. Restrict building of any structure to the third of each lot nearest the roadway. (This would help reduce loss of native vegetation.) 7. Require the developer to include the following information to buyers of each lot: A. These homesites are located in critical deer and elk winter range. Taller browse plants such as sagebrush, oakbrush, mountain mahogany, serviceberry and bitterbrush usually protrude through the winter snows and are important to the survival of big game. Homeowners are encouraged to maintain native vegetation. B. Deer and elk can damage or destroy ornamental plantings. For suggestions to prevent wildlife damage and types of ornamentals less susceptible to damage, contact the Colorado Division of Wildlife. C. Death is natures way of keeping wildlife in balance with the amount of remaining habitat. Wildlife mortality rates are increased by human and pet interaction with wildlife. DEER AND ELK WILL DIE ON YOUR PROPERTY. It is the landowners responsibility to dispose of the carcass. Burial on your own property or disposal at a landfill is acceptable. Thank you for the opportunity to comment. We are available to discuss any of these issues presented above. You can contact myself or Kevin Wright at 945-7228. Sincerely,_ ali.A -)\:4-A__(2,e,„ Larry L. Green District Wildlife Manager n, !APR O81993 os. r 3.. April 7, 1993 Dave Michaelson Garfield County Planning Dept. 109 8th Street, Suite 303 Glenwood Springs, Colorado 81601 Re: Westbank Ranch Wildfire Hazard Review Dear Mr. Michaelson, FOREST SERVICE State Services Building 222 S. 6th Street, Room 416 Grand Junction, Colorado 81501 Telephone (303) 248-7325 I have reviewed the Sketch Plan Report for the Westbank Ranch Filing IV Resubdivision, submitted by Jerome Gamba and Assoc., and visited the site on April 1st. When evaluating a site for wildfire hazard, I concentrate on vegetation, topography, water supply, and access. These points are addressed in the following comments. Vegetation in the proposed subdivision is primarily sagebrush and pinyon -juniper woodlands. The pinyon -juniper is generally located in and around drainages, with sage occurring in between. Topography consists of a series of gently sloping benches separated by steep hillsides; the area is cut by a series of drainages that create steep gullies flowing generally north. Slopes range from nearly level to 40%. The proposed subdivision is in an area that has been mapped as medium to high hazard for wildfire. The high rating is limited to the steeper ground of this parcel. Although fires in the pinyon - juniper type are common, they are usually confined to single trees or small groups of trees, and are generally easy to control. In sagebrush, fires are usually of low to moderate intensity and are likewise fairly easily controlled. Of primary concern in this proposed subdivision are the areas over 30% slope and the densely vegetated drainages. Under favorable burning conditions, a fire occurring in one of the steep gullies would intensify due to the "chimney" effect of the topography and slope. Structures located in or at the head of such drainages would be especially vulnerable to damage from wildfire. The applicant has stated that water supply for firefighting will be incorporated in the domestic water system. The CSFS standards for water supply recommend either hydrants every 1000 feet along roadways or cisterns with a 1000 gallon capacity for each dwelling unit. In regard to access, CSFS standards are for subdivisions to have dual ingress/egress points, which is not provided for in this proposal. Dual ingress/egress can be an important factor in providing safe evacuation in case of wildfire. In addition, it was noted that cul-de-sacs exceed the maximum 750 foot length as recommended in CSFS standards. Turnouts should be located every 750 feet along these cul-de-sacs to provide adequate emergency vehicle access. My specific recommendations to further mitigate wildfire hazard for this proposed subdivision are: - Structures should not be located in or at the head of drainages. -Remove all vegetation within ten feet of all structures. This area should be maintained in the future as low groundcover such as mowed grass. - Brush or trees within 30 feet of homes should be thinned, if necessary, so that remaining clumps are no more than 10 feet wide. This may be necessary on some lots, depending on exact locations of building envelopes. - Roof coverings should be of non-combustible materials. Shake -shingle roofs are a documented source of ignition in a wildland fire situation, and should be avoided. The above recommendations are covered in more detail in the CSFS publication "Wildfire Protection in the Wildland Urban Interface" which I have sent to Mr. Gamba with a copy of this letter. Thanks for the opportunity to review this proposal. Should you have any questions regarding the above comments, please call me at 248-7325. Sincerely, Kelly Rogers Asst. District Forester cc: Glenwood Springs FPD Jerome Gamba MEMORANDUM **************************************************************** i �t ,..pili ,�, tr �t SA .,Y DATE: 3-19-93 TO: Dave Michaelson Garfield County Planning Office FROM: Jim Mason, Director' 11.,, 1 Glenwood Emergency' Services RE: Westbank Ranch Filing #4 Resubdivision w In reviewing your request for comment on the above mentioned subdivision it was noted that the only portion of this development in our district is Lot 15 of Section 35, Township 6 South, Range 89 West. More specifically portions of the area referred to as lot 91 on the enclosed plat. Since the majority of the subdivision is within the Carbondale Fire Protection District they should definitely be contacted for review of this project. Based on the fact that a portion of this is within our district and that we work very closely with Carbondale Fire Protection District protecting the areas of West Bank through mutual and automatic aid, we would offer the following comments for consideration. 1. Fire protection should be designed for a minimum fire flow of 500 gallons per minute with a residual pressure of 20 psi. This should be sustainable for a two hour period. 2. Water capacity for fire protection should be in addition to any domestic or other uses. 3. Hydrants should be spaced approximately every 500 feet for residential development. 4. Turning radius of 45 feet should be used for turn around's, cul de sacs, etc. or as otherwise specified for special needs of fire department. 5. Depending on evaluation of wildland / urban interface problems additional requirements for clearing of brush and rated roof coverings should be considered. 6. Approved numbers or addresses should be placed on all new buildings in such a position as to be plainly visible and legible from the street fronting the property. As stated earlier Carbondale Fire Protection District should be contacted for review of this project. Their comments may differ from the above and they should have final approval. I will forward a copy of this memo to them for their review. IJATEA RES. TEL:303-866-3589 Apr 13 93 14:16 No.007 P.01 STATE OF COLORADO OFFICE OF THE STATE ENGINEER Division of Water Resources P7cpartmen1 of Natural Resources 1313 Sherman Street, Room 818 Dcnvcr, Culorudu 80203 Phone (303) 866-3581 1 nX (3031 !Hifi-3509 MR. DAVE MICHAELSON GARFIELD COUNTY PLANNING DEPT. 109 8TH STREET, SUITE 303 GI.ENWOOD SPRINGS CO 81601 April 13, 1993 Roy homer Cnvemor Ken SiI', r Executive r)Ilector Hal D. Simpson SIaIe lrrglneer Re: 1Nestbank Ranch Filing #4 Sec. 18/ 2, T7S, R89W, 6TH PM W. Division 5, W. District 38 Dear Mr. Michaelson: We have reviewed the above referenced proposal to re -subdivide a 285 acre parcel into 98 single family residential lots in lieu of the previously proposed 10 fouiplex, 10 duplex and 38 single family residential lots. Consumptive use is estimated to be 6.8 acre feet for in-house use and about 22.5 acre feet for lawn irrigation. 1t is not clear whether the Clubhouse is still a part of the proposal. Water is to be provided from a central system supplied by four wells with permit numbers 46787, 46799, 21324-P, and 23090-F; operating under a replacement contract with the Bureau of Reclamation for Reudi Reservoir water. Our files indicate that permit number 23090-P is expired and requires actions on the part of the well owner before the permit can be reinstated. Permit number 21324-F is in the process of being reinstated. The applicant must obtain new permits for the Permit Number 46787 and 46799 wells before these structures can divert under the USSR contract. Submittal materials indicate that all four wells mentioned above are available to supply Filing 4, however we understand that one or more of these wells is also serving Filings 1, 2, and 3. We will need more detailed information on the use of each well, and the current production capacity of the well with permit number 23090-F before we can evaluate the adequacy of the proposed water supply. No estimate of the cost of developing the central water supply system was included. We recommend that the applicant be required to provide to the County a satisfactory plan for completion of the central water supply system and for its continuing maintenance. We suggest the plan address the following: 1. Present a cost estimate and evidence of sufficient funding to complete the water supply project. 2. A framework to establish a homeowners association or other mechanism to carry out the long term maintenance and administration of the water supply system. 3. Provide any easements that will be required for construction and maintenance of the system. 1JJATEN RES. April 13, 1993 Mr. Dave Michaelson Page 2 TEL:303-866-3589 Apr 13 93 14:16 No.007 P.02 4. Make provisions for allocating to the homeowners association the water rights used in the plan for augmentation after a significant number of lots are sold. When we receive the information requested above regarding well use and production, we will provide further comments on the proposed water supply. Until that time we recommend that this project be held in abeyance. If you have any question, please contact John Schurer of this office. erely, lea Pu .hottam Dass, P.E. Supervising Water Resource Engineer PD/JS/westbank cc: Orlyn Bell, Division Engineer Dwight Whitehead Joe Bergyuist, Water Commissioner Bruce DeBrine