HomeMy WebLinkAbout1.00 ApplicationRECETVEgJE! o I 2ooo
Response to Preliminary Plan Condit'ont urytn*
TO: Garfield CountY Commissioners
FROM: Los Amigos Ranch ParmershiP
RE:
The Applicant submits trre rorlo.wig rist of responses-to the Elk Springs' Filing 6' Final Plat
requirements as set
'"HT'li,,.^;;licuul"
t'?tit"i""o Pian approval'
s 6-10 - RESoLUTION No' 99-102':;ffi;; ;ffiJl-,l'"^-***oro, FrLrN Gs 6- 1 0 - REs o,,urroN N o' ee- 1 02
Condition No' 1: The representations of the Applicant shall be considered conditions of approval'
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carb'ndale
Response: i]i:::i,#",:;}sflJ#l-T:,,.fr,:1T,:T,::::J,ffg,:i,Llre
district has been
condi,ion No 3: lj[*13,x",,;;;'"ullyll1:il: [;:iTitIS;31']1"]i'ffi ;"tTf[:
;;ii;"n of condition #13'
See Conditions of Resolution No' 98-30 below'
rheNeighb"'n"^",0:-'"Tfi,"fi':1tls1ffi ffi ,:t3i:3;t'*[Yf :H:[:"''t'"11H
the Prel imin"y P l?il:;;il;i',," of resubd iv ision'
Subdivision Regulatt
This is not applicable to this Filing'
CONDITIONS OF RESOLUTION NO' 98-30
AurepresentationsortheaPPric"ll jl'T#IiJlil';XJ'[:'BU!:i[i::ffi"
;;;ii;';;"'inesbtu"*:,il:H[?.i,"*';;;;f ,o,at.ul,"."statedotherwtse
'Commissioners sha
by the Planning t"*li"*i"J *'" g"^t["f
'"unry
Commissioners'
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io.u*tnt' includtt
prior to th" upp'o'ui oithe Final Plat'
ResPonse:
ConditionNo' 4:
F.esPonse:
Condition No' 1:
Response:
Condition No. 3:
Response:
Condition No. 4:
Response:
Condition No. 5:
Condition No. 6:
Condition No. 7:
Response:
Condition No. 8:
Response:
Condition No. 9:
Response:
Condition No. l0:
Response:
Condition No. 1l:
Response:
rnditionNo. l2:
The Supplemental Declaration includes Elk Springs, Filing 6 in the Los Amigos
Ranch HOA. The other requested documents are included.
The applicant shall pay $200.00 per lot in Road Impact Fees prior to the approval
of the FinalPlat.
See draft S[A.
All recommendations of the Colorado State Forest Service regarding wildfire
protection will be incorporated into the covenants, including the design guidelines
identified in the NFPA 299 standards for the Protection of the Life and Prope4v
from Wildfire.
See Supplemental Declaration and Design Requirements and Guidelines pages 3
and 4.
Removed by Resolution No. 99-102.
Removed by Resolution No. 99-102
The RR Lots l-3 easements for water and access purposes and the RR Lot 3
building envelope.
This is not applicable to this Filing.
Required Plat Notes (A) - (H).
See Final Plat, Supplemental Declaration and Design Requirements and Guidelines.
Plat Note (B) is not applicable to this Filing.
A new phasing plan, consistent with Section 4:34 of the Garfield County
Subdivision Regulations, as submitted by the applicant, has been accepted by the
Board of County Commissioners and incorporated into the approval of the
Preliminary Plan, during the public hearing.
This Filing complies with the phasing plan.
That the applicant comply with all of the recommendations of the Division of
Wildlife noted in a letter dated 3/l l/98.
See Supplemental Declaration and building envelopes on Lots 6 and 7 .
At the time of each Final Plat, properly formatted computer disks will be provided
to the County that will transfer the plat information to the County Assessor's CAD
system and the County Geographic Information System.
The applicant so stipulates.
As a result ofthe determination ofthis Board set forth in Findings paragraph 5. (See
above), as a condition of approval the method of sewage disposal shall be a low
Response:
Condition No. l3:
Response:
Condition No. l4:
Response:
pressure central sewage disposal system of a type similar to that proposed by the
Garfield County Engineer, with the cost of the central sewage line to be borne by
the developer.
See engineering drawings and proposed Subdivision Improvements Agreement.
The Rural Residential lots shall be allowed to utilize individual sewage disposal
systems.
This is not applicable to this Filing.
The monitoring and eradication of all noxious weeds shall be the responsibility of
the Los Amigos Ranch Homeowners Association.
See Design Requirements and Plat Note.
AMENDED AND RESTATED
BYLAWS
OF
LOS AMIGOS RANCH HOMEOWNERS ASSOCIATION, INC.
ARTICLE I
GENERAL
1. Definitions. The definitions contained in the Amended
and Restatea pectarauion of Covenants, Conditions and Restrictions
for Los Amigos Ranch Planned Unit Development, Garfield County,
Colorado (Oetlaration), recorded in the Garfield County, Colorado,
Clerk and Recorder's records, shall apply to the same words
whenever used in these Bylaws and shown with the first letter
capitali zed.
2. Principat Office. The principal office of the
corPoratioffiCountyRoadLL4,G1enwoodSprings,
Colorado 81601. The Board of Directors in its discretion may keep
and maintain other offices within or without the State of Colorado
whenever the business of the corporation may require.
ARTICLE II
MEMBERSHIPS
l. Memberships. All Owners of Lots within the Properties
shall be mem!ffiJne corporation. The corporation shall have
two (21 classes of voting membership as follows:
(a) CIass A Members shall be aI1 Owners of Lots,
excluding Declarant. Owners of SingIe-Family and Rural
Residential Lots shall be entitled to one ( I ) vote for each
such Lot owned and Owners of Multi-FamiIy Lots shall be
entitled to three (3) votes for each such Lot owned. When
more than one person holds an interest in any Lot, dll such
persons shall be members. The vote for such Lot shal} be
exercised as they determine, but in no event shall more than
the votes allocated to a Lot be cast by or on behalf of any
Lot.
(b) Class B Members sha}l be Declarant (as defined in
the Declaration) which shall be entitled to three (3) votes
for each Single-FamiIy and Rural Residential Lot and nine (9)
votes for each Multi-Family Lot owned or planned for the Los
Amigos Ranch Planned Unit Development, but excluding that
poriion of the planned unit development known as Subdivision
I. Class B membership sha}l cease and be converted to Class
A membership when the total votes outstanding in Class A
membership equal the total votes outstanding !n Class B
membership. Declarant may cast all Class B votes held by it,
irrespective as to whether or not Lots subject to C1ass B
membership have been finally platted.
2.. A membership in the corPoration
and the share of a member in the assets of the corporation shall
not be transferred, pledged or alienated in any way except upontransfer of title to the Owner's Lot, and then only to the
transferee with title to such Lot.The corporation shall be
entitled to treat the person or persons in whose nErme or names the
membership is recorded on the books and records of the corporation
as a member until such ti.ure as evidence of transfer of title,
satisfactory to the corporation, has been submitted to the
secretary. The right to vote may not be severed or separated from
the Lot ownership to which it is appurtenant, and any sale,
transfer or conveyance of such Lot to a new Otrner or Owners shall
operate to transfer the appurtenant vote without the requirement of
any express reference thereto in the instrument of conveyance.
3. Voting Rights. Where the vote of the members is requiredor permitted by the Declaration, the statues of the State of
Colorado, the ArticLes of Incorporation or these Bylawsr any one of
the co-Orrner's of a membership present or represented by proxy may
cast such of Ourner's votes. Proxies must be executed in writing by
the Orrner or co-Ovrner or his duly authorized attorney in fact and
must be filed with the secretary before the appointed time of each
meeting. No proxy shall be valid after eleven months from the date
of its execution unless othe::wise provided in the prolry. The
corporation may suspend the voting rights of a member for failureto comply with rules and reg"ulations of the corporation or forfailure to comply with any other oblJ-gations of the Owners under
the Declaration.
4. Annual Meetinqs. An annual meeting of the members forthe purpose of voting on such mattera as properly may come beforethe meeting shall be held on the 5th day of September of each year
at a convenient location in Garfield County, Colorado, to be
selected by the Board of Directors. Directors shall be elected at
every second annual meeting beginning in L992.
5. Special Meetings. Special meetings of the members may becalled at any time by the president or by a majority of the Boardof Directors or by twenty percent (20t) affirmative vote of the
membership, and shall be held at a convenient location in GarfieldCounty, Colorado, to be selected by the persons calling the
meeting.
6. Notices; Waiver. Notices of annual and special meetingsof the members must be given in writing and must state the p1ace,
day and hour of the meeting and, in case of a special meeting, the
purPose or purposes for which the meeting is called. Such notice
shalI be delivered not less than 10 nor more than 50 days beforethe date of the meeting, by or at the dj-rection of the president,or the secretaryr oE the persons calling the meeting, and shall be
given to each Owner or co-Orrner of a membership entitled to vote at
such meeting.
Any notice given pursuant to this Article If shalt be deemedto be delivered when deposited in the United States mail addressedto such Owner or co-Onzner at his address as it appears on the
records of the corporation, with postage thereon prepaid.
Vlritten waiver of notice signed by the person or personsentitled to such notice, whether before or after the time statedtherein, shall be eguivalent to the giving of such notice.
7. Ouorum; Vote Recruired; Adjournment. One-half of thevotes, represented in person or by proxy, shall constitute a qluorumat any meeting of members. ff a (luorum exists, the action of amaJority of the votes present or represented by proxy shall be theact of the member6. If a quorum does not exist, a maJority of thevotes present in person or by proxy may adjourn the meeting fromtirne to time without further notice other than announcement at the
meeting.
8. Action of Members Without a lrteeting. Any action requiredto be takenr or any action which may be taken, at a meeting of the
members, may be taken without a meeting if a consent in writing,setting forth the action so taken, shall be signed by all of the
Owners and co-Ourners of memberships entitled to vote with respectto the subject matter thereof.
ARTTCLE IIT
BOARD OF DIRECTORS
1. Number. The Board of Directors shall consist of three(3) members. The nurnber of directors may be increased or decreasedby amendment of these Bylaws; provided, however, that the number ofdirectors shall not be reduced to fewer than three (3) norincreased to more than seven (7)i and, provided further, that nodecrease in the number of directors by amendment of these Bylawsshall have the effect of shortening the term of any incumbentdirector.
2. Oualification; Election; Term. Directors need not be
members of the corporation, need not be residents of the State ofColorado, and shall be elected by the members of the corporation attheir annual meeting as provided by above. The currently servingdirectors consisting of Barbara M. NeaI, Thomas E. NeaI and eregoryS. Boecker shall serve until the annual meeting in L992, and untiltheir successors are duly elected and gualified.
Directors shall be elected for a term of two (2) years, ot until
their successors are duly elected and qualified.
3. Removal; Resignation. At any meeting of members, the
notice of urpose, directors may be removed in
the manner provided by the statutes of Colorado. Any director may
resign by iubmitting a written notice to the Board stating the
effective date of his resignation, and acceptance of the
resignation shall not be necessary to make the resignation
effective.
4. Vacancies. Any vacancy in the Board of Directors and any
directorsfrffi Ue filled by reason of an increase in the number of
directors may be filled by an affirmative vote by a majority of the
remaining directors, though less than a quorum, of the Board. A
director selected to fill a vacancy on the Board shall hold office
for the unexpired term of his predecessor in office. Any
directorship to be filled by reason of an increase in the number of
directors may be filled by the Board of Directors for a term of
office cont,inuing only until the next election of directors.
5. Meetinqs. There shatl be a regular annual meeting of the
Board immeffitefy following the annual meeting of the members of
the corporation, Lnd the Board may estabtish regular meetings to be
held at such other places and at such other times as it may
determine from time to time. After the establishment of the time
and place for such regular meetings, no further notice thereof need
be given. Special meetings of the Board may be called by t'he
president, or upon written reguest delivered to the secretary of
the corporation, bY any two directors.
6. Notices; Waivers. Three days' notice of special meetings
shall be glven to each director by the secretary. Such notice may
be given in person, orally, or in writing to each director.
Neither the business to be transacted at, nor the purpose of, aDY
regular or special meeting of the Board of Directors need to be
specified in the notice or waiver of notice of such meeting.
Written waiver of notice signed by a director, whether before
or after the time stated therein, shall be equivalent to the giving
of such notlce. Attendance of a director at any meeting shall
constitute a waiver of notice of such meeting except when a
director attends a meeting for the express purpose of objecting to
the transaction of any business because the meeting is not lawfully
called or convened.
7. Quorum; Vote Requiredi Adiournment. In any meeting of
the Board, a- m-oiity of the number of directors acting and
qualified, shall constitute a quorum for the transaction of
business. The act of a majority of the directors present at a
meeting at which a quorum is present shall be the act of the Board
of Directors, except as otherwise specifically required by law, the
Articles of fncorporation or these Bylaws. If a quorum does not
exist, a majority of the directors present may adjourn the meeting
from to time without further notice other than announcement at the
meeting.
8. Action of Directors Without a Meetinq. Any action
required to bE Lafenr oI any action which may be taken, Et a
meeting of the directors, may be taken without a meeting if a
consent in writing, setting forth the action so taken, shall be
signed by all of the directors entitled to vote with respect to the
subject matter thereof .
9. Executive Committee of Board of Directgrs.. The Board of
Directorsr A Uy a majority of the directors in
officer rn€ly designate and appoint an Executive Committee of the
Board. Ilhe number of members of the Executive Committee and the
persons who shalt be members thereof shall be determined by the
Board but the number of such members shall not be fewer than two
(2). Unless limited by resolution of the Board, the Executive
Committee shall have and exercise all the authority of the Board of
Directors, except that such Committee shall not have the authority
of the Board of Directors in reference to amending, altering or
repealing the Bylaws; electing, appointing or removing any member
of such Committee or any officer or director of the corporation;
amending the Articles of Incorporation; restating the Articles of
Incorpoiation; adopting a plan of merger or adopting a plan of
consolidation with another corporation; authorizLnq the saIe,
lease, exchange or mortgage of aII or substantially all of the
property and assets of the corporation; authorizing the voluntary
dissolution of the corporation or revoking proceedings therefor;
adopting a plan for the distribution of assets of the corporation;
or amending, altering or repealing any resolution of the Board of
Directors which, by its terms, provides that it shall not be
amended, altered or repealed by such Committee. AII of the
provisions in these Bylaws with respect to notice of meetings of
directors, quorum at such meetings, voting at such meetings and
waivers of notice of such meetings shall be applicable to the
meetings of the Executive Committee.
10. Compensation. By resolutj-on of the Board of Directors,
any direct6ffiffie paid any one or more of the following: his
expenses, if d1y, of attendance at meetings; a fixed sum for
attendance at each meeting; or a stated salary as director. No
such payment shall preclude any director from serving the
corporation in any other capacity and receiving compensation
therefor.
5
ARTICLE IV
OFFICERS
1. Generil. The officers of the corporation shall consistof a preslEilf,-one or more vj.ce presidents, and a secretary/treasurer, each of whom shall be appointed by the Board orDirectors to serve for terms not exceeding one (r) year asprescribed by the Board. The Board of Directors may appoint suchother officers, agents, managers and employees aJ it- may deemnecessary or desirable. officers may be, but need not be,directors or members in the corporation. Any person may hold twoor more offices simultaneously, except that the presidenC shall nothold any other office.
2, President. The president sharr be the principalexecutive o-ffiG-o-t the corpolation and, subject to the control ofthe Board of Directors, shall direct, supeivise, coordinate andhgve generar controL over the affairs oi the corporation, andshall have the powers generally attributable to the iniet executiveofficer of a corporation. The president shalr preside at arrmeetings of the members of the corporation.
3. Vice Presidents. Vice presidents may act in place of thepresidentffideath,absence,inauiIityorfai].ureto
act, and shal1 perform such other duties and have such authority asis from time to time delegated by the Board of Directors or by thepresident.
4. Secretarv. The secretary shall be the cust,odian of therecords anaJ?EEGeaI of the corporation and shall affix the sealto aIl documents requiring the same; shalI see that all notices areduly given in accordance with provisions of these By1aws and asrequired by Iaw, and that the books, reports, and other documentsand records of the corporation are properry kept and filed; shallkeep minutes of the proceedings of the members, Board of Directorsand Executive Committee; shaLl keep at the registered office of thecorporation a record of the names and addresses of the Owners andco-owners entitled to vote; and, in general, sharr perform ar1duties incident to the office of secretary and such other duties asDBy, from time to time, be assigned to him by the Board ofDirectors or by the president. The Board may appoint one or moreassistant secretaries who may act in place of the secretary in caseof his death, absence, inability or failure to act.
5. Treasurer. The treasurer sha1l have charge and custodyof, and be responsibre for, arr funds and securities of thecorporation, shal1 deposit all such funds in the name of thecorporation in such depositories as shall be designated by theBoard of Directors, shall keep correct and comptete records ofaccount and records of financial transactions and condition of the
corporation and sha1l submit such reports thereof as the Board ofDirectors may, from time to ti:ne, reguire; and, in general, shallperform aII the duties incident to the office of treasurer, and
such other duties as may, from time to time, be assigned to him bythe Board of Directors or by the president. The Board may appoint
one or more assistant treasurers who may act in the place of thetreasurer in case of his death, absence, inability or failure toact.
5. Removal of Officers. Any officer may be removed by theBoard of Directors whenever, in their best Judgment, the bestinterests of the corporation will be served thereby.
7. Compensation. Officers, agents, managers and employeesshall receive such reasonable compensation for their service as maybe authorized or ratified by the Board of Directors. Appointmentof an officer, agent, manaqJer or employee shall not of itselfcreate contractual rights to compensation for services performed as
such officer, agent, managler or employee.
ARTTCLE V
RTGHTS, POWERS A}.ID DUTIES OF THE CORPORATTON
The corporation sha11 be and constitute the non-profitcorporate entity organized under the ]aws of the State of Coloradofor the purpose of furthering the mutual interests of the Owners ofthe Properties and to exercise all powers and privileges, andperform all duties and obligations, of the ',corporationr" as ismore fully set forth in the Declaration. The corporation shallhave full power and authority to exercise those rights and powersand perform those duties and obligations which are reasonable,necessary or implied in order for the corporation to accomplish itspurpose, notwithstanding the fact that such povrer, duty, privilegeor obligation is not expressed or enumerated in the Declaration.
ARTICLE VI
ARCHITECTURAL CONTROL COMMTTTEE
1. Organization; Power of Appointment and Removal ofMembers. There shall be an Architectural Control Committee of theBoard of Directors of the corporation organized as follows:
A. Committee Composition. The Architectural Control
Committee shall consist of three persons.
B. Members Designated. The following persons arehereby designated as the initial membels of theArchitectural Control Committee whose term shall extenduntil October l, 1994:
(1)
(2)
(3)
Thomas E. NeaI
Barbara M. NeaI
Gregory S. Boecker
C. Term of Office. The member shall have a term ofoffice of three years from their appointment by the Board ofDirectors. Any menrlcer appointed to replace a loember who hasresigned or been removed shall serve for such member'sunexpired term.
D. Aopointment and Removal. The power to appoint andremove menbers of the Committee shall be vested solely in theBoard of Directors. No member, once appointed, may be-removedexcept by a maJority vote of the Board of Directors.
E. Resignations. Any member or alternate member of theArchitectural Control Couunittee may at any time resign fromthe committee, upon written notice-deliver:ed to the B6ard ofDirectors.
F. Vacancies. Vacancies on the Architectural Controlcommittee, however caused, sharl be filred by the Board ofDirectors.
2. Duties. It shall be the duty of the ArchitecturalControl Committee to adrninister and enforCe the Declaration as toarchitectural and design matters. Further, the ArchitecturalControl Committee may adopt reasonable rules in the performance ofits duties.
3. Architectural Advisor.The Architectural ControlCommittee may designate an architect to be employed by the Board ofDirectors as a consultant to the Architecturlt Contr:ot Committee.Such architect shall give his advice on such matters as requestedby the Architectural Control Committee.
4. Meetings and Compensation. The Architectural Controlcommittee shall meet from time to time as necessary properly toperform its duties hereunder. The vote or written c-onient of- anytwo members shall constitute an act by the committee unless thaunanimous decision of its members is othenrise required by theseBylaws. The Committee shall keep and maintain foi three years arecord of all actions taken by it at such meeting or otheriise.Members of the Architectural Control Conunittee sf,all receive suchcompensation for serrrices rendered as may be fixed by the Board ofDirectors at its discreti-on; provided, irowever, tnai no Board ofDirectors member who is also a member of the Architectural ControlCommittee shalI participate in dete::mining such compensation. All
members of the Committee shaIl be entitled to reimbursement for
reasonable expenses necessarily incurred by them in the performanceof any Architectural Control Committee function.
5. Architectural Control Committee Ru1es. The Board ofDirectors ne ArchitecturalControl Committee, including any amendments to such rules. Suchrules shaII interpret and implement the provisions of theDeclaration, any Supplemental Declarations, the Articles and these
Bylaws and may set forth specific standards and procedures forreview of any architectural design, placement of buildings,landscapitg, exterior finishes and materials and other features for
use in Los Amigos Ranch Planned Unit Development.
6. Waiver. The approval of the Architectural Control
Committee of any plans, diiwings or specifications for any work
done or proposed, or for any other matter requiring the approval of
the Architectural Control Committee under the Declaration shall not
be deemed to constitute a waiver of any right to withhold approvalof any similar plan, drawing, specification or matter subsequentlysubmitted for approval.
7. Liability. Neither the Architectural Control Committeenor any memTE thEof shall be liable to the corporation or to any
Owner for any damage, Ioss or prejudice suffered or claimed on
account of (a) the approval or disapproval of any plans, drawingsand specifications, (b) the construction or performance of anywork, whether or not pursuant to approved plans, drawings andspecifications, and (c) the development of any property within Los
Amigos Ranch Planned Unit Development provided such member has
acted in good faith on the basis of such information as he may
possess.
ARTICLE VII
OBLIGATIONS OF THE MEMBERS
By accepting a deed to a Iot and thereby membership in thecorporation, each member agrees to comply with and abide by thecorporation's Articles of Incorporation, the provisions of these
Bylaws, the Declaration and such other rules and regulations of thecorporation as shall be promulgated from time to time.
ARTICLE VIII
AIvIENDMENTS
1. Articles of Incorpora'llon. Amendments may be made to t,heArticles o nner provided Uy- faw by vote ofthe membership of the corporation at any annual meeting or specialmeeting of the membership, provided that the notice of such meetingstates that such amendment is to be considered.
2. Bvlaws. These Bylaws may at any time and from time to
time be amended, altered or repealed by the Board of Directors, or
by vote of the membership of the corporation at any annual or
special meeting, provided that the notice of such meeting states
that such amendment, alteration or repeal is to be considered.
3. Limitation on Amendments. No amendment of the Articlesof Incorporation or of these Bylaws shal1 be contrary to or
inconsistent with any provision of the Declaration.
ARTICLE IX
NON-PROFIT CORPORATION
No dividends shall be declared or paid to any member of this
corporation, nor shall any member, upon dissolution of the
corporation, be entitled for any reason to receive a distributive
or other share of assets then owned by the corporation, it being
expressly understood that this corporation is not formed for profit
and is a corporation which does not contemplate pecuniary gain,
profit or dividends for the members thereof, it being further
understood that said corporation is organized and incorporated
exclusively for the purposes and objects set forth herein and in
the Articles of Incorporation. Upon the dissolution of this
corporation, aII of its business, property and assets shall go and
be set over for the use, objects and purposes set forth herein and
in the Articles of Incorporation.
ARTICLE X
CONTRACTS CONVEYANCES, CHECKS AND MISCELLANEOUS
1. Contracts. The Board of Directors may authorize any
officer or agent of the corporation to enter into any contract or
execute and deliver any instrument in the name of the corporation,
except as otherwise specifically required by the Articles of
Incorporation or by these By1aws.
2. Convevances and Encumbrances. Corporate property may be
conveyed or encumbered by authority of the Board of Directors or
such other person or persons to whom such authority may be
delegated by resolution of the Board of Directors. Conveyances or
encumbrances sha1l be by instrument executed by the president or
vice president and by the secretary or an assistant secretary, or
executed by such other person or persons to whom such authority may
be delegated by the Board of Directors.
3. Checks. AIt checks, drafts, notes and orders for the
payment of rnoney shall be signed by the president or a vice
president or the treasurer, or shall be signed by such other office
of the corporation as shaIl be duly authorized by resolution of the
Board of Directors.
10
4. Fiscal Year. The fiscal year of the corporation shall be
the calendlffi-
5. Seal. The Board of Directors may adopt a corporate seal
of such design as it may deem appropriate.
6. Attendance by Telephonic Conference. Members of the
Board of Oirec r the Architectural
Committee may attend regular or special meetings by telephonic
conference, which will deem to be a substitute for personal
appearance.
11
AMENDED
ARTICLES OF INCORPORATION
OF
LOS AMIGOS RANCH HOMEOWNERS ASSOCIATION, INC.
For the purpose of establishing a non-profit corporatlon
pursuant to the provisions of articles 20 through 29, title 7 'inclusive, Colorado Revised Statutes (1973), as amended, the
folIowin9 Amended Articles of Incorporation are adopted:
ARTICLE I
The name of the
HOMEOWNERS ASSOCIATTON,
corporatlon shall be LOS AMIGOS RANCH
INC.
ARTICLE II
DURATION
The period of duration of this corporation shall be perpetual.
ARTICLE III
PURPOSES AND POWERS
This corporation does not contemplate pecuniary gain or profit
to the members thereof, and the specific purposes for which it is
formed are to provide for maintenance, preservation and
archj.tectural control of the Lots, BuildingS, Improvements, Common
Area and rights-of-way within the Properties as defined in the
Declaration and located in Garfield County, Colorado, including,
without limit.ation, the following:
A. To exercise all of the powers and privileges and to
perform all the duties and obligations of the corporation as
set forth in that certain Amended and Restated Declaration of
Covenants, Conditions and Restrictions for Los Amigos Ranch
Planned Unit Development, Garfield County, Colorado, herein
referred to as the "Declarationr " appllcable to the Propertles
and recorded in the Office of the Clerk and Recorder of
Garfield County, Colorado, and as the same may be amended or
supplemented from time to time as therein provided, such
Declaration being incorporated herein as lf set forth at
length;
B. To fix, Ievy, collect and enforce payment by any
lawful means, all charges or assessments pursuant to the terms
of the Declaration; to pay all expenses in connection
therewith and all office and other expenses incident to the
conduct of the business of the corporation, lncluding all
licenses, taxes or governmental charges levied or lmposedagainst the property of the corporatloni
c. To borrow money and, with the approval of two-thlrds
(2/3) of each class of members, to encumber or hypothecate any
6r aif of its real or personal property as security for money
borrowed or debts incurred; and -
D. To have and exercise any and all powers, rlghts and
privileges which a corporatlon organized under the Non-Profit
Corporation Law of the State of Colorado by law may nolf or
hereafter have or exercise.
ARTICLE IV
MEMBERSHIPS
L. This corporation shall be a membership corporation
without certificatel or shares of stock. There shall be two (2)
classes of voting membershiP:
A. Class A members shall be all Owners of Lots, with
the exception of Declarant, and shall be entitled to one (1)
vote for each Stngle-Family or Rural Residentlal Lot owned,
and three (3) votes for each Multi-Family Lot owned. l{hen
more than one person holds an interest in any Lot, all such
persons shall be members. - The vote for such Lot shall be
Lxercised as they determine, but in no event shall more votes
than allocated above be cast for or on behalf of any Lot.
B. Class B members shall be Declarant (as defined in
the Declaration) which shall be entitled to three (3) votgs
for each Single-Family or Rural Residential Lot and nine (9)
vot,es for eaCh Multi-Family Lot owned by Declarant or planned
for development in Los Amigos Ranch Planned Unit Development,
but excluding that part of the planned unit development known
as Subdivisibn I. Class B membership shall cease and be
converted to Class A membership when the total votes
outstanding in Class A membership equal the total votes
outstandin! in Class B membership. Declarant may cast all
C1ass B votes held by it, lrrespective as to whether or not
Lots subject to CIasJ B membership have been finally platted.
2. A membership in the corporation and the share of a member
in the assets of the Corporation shall not be assigned, encumbered
or transferred in any manner except as an appurtenance to transfer
of tltle to Lots within the Properties; provided, however, that the
rights of membership may be assigned to the holder of a mortgage,
ae6a of trust, or other security lnstrument on property of an Owner
as further security for a loan secured by a lien on such property.
3. A transfer of membership shal1 occur automatically upon
the transfer of title to the Lot to which the membership pertains;
provided, however, that the Bylaws of the corporation may contain
reasonable provisions and requirements with respect to recording
such transfers on the books and records of the corporation.
4. The corporation may suspend the voting rights of a member
for failure to -comply with the rules or regulations of the
corporation or with iny other obligations of the Owners under the
Declaration.
5. The Bylaws may contain provisions, not inconsistent with
the foregoing or with itre Declaration, setting forth the rights,
privileges, duties and responsibilities of the members.
ARTICLE V
BOARD OF'DIRECTORS
1. The business and affairs of the corporation shall be
conducted, managed and controlled by a Board of Directors. The
Board of Direct6rs shatl consist of not less than three (3) nor
more than seven (7) members, the speciflc number to be set forth
f rom time to time iir tfre Bylaws of the corporation. In the absence
of any provision in the Aylaws, the Board shal1 consist of three
(3) m6m5ers. Members of the goard of Directors need not be mernbers
dt-tfre corporati.on or resj.dents of the State of Colorado.
2. The members of the Board of Directors shall be elected at
the annual meeting of the corporation in the manner determined by
the Bylaws. In srich case, cumulative voting shall be allowed'
3. Directors may be removed and vacancj.es on the Board of
Directors shall be tftfea in the manner to be provided by the
Bylaws.
4. The Board of Directors BEIY, by resolution, create an
Executive Committee of the Board. The number of members of the
Executive Commj-ttee and the persons who shall be members thereof
sha1l be determined by the Board of Directors, consistent with
applicable law. Unlesl limited by resolution of the Board or by
a'pilf icaUf e law, the Executive Committee shalI have aII of the
pirr.r" of the Board to arrange -and direct all of the business
itfairs of the corporation and, whenever action is required to be
taken or may be ta[en by the Board such action may be taken by the
Executive committee and shall be deemed to have been taken by the
Board of Di.rectors.
5. The names and addresses of the members of the first Board
of Directors who served until the first elect,ion of directors and
until their successors were duty elected and qualified were as
follows:
3
Mary Beth Jomer
Any vacancies in the Board
election of directors shall
Name Address
c/o Los Amigos Ranch
2929 County Road 114
Glenwood Springs, CO 81601
c/o Los Amigos Ranch
2929 County Road 114
Glenwood Springs, CO 81601
L2907 Hwy 82
Carbondale, CO 81,623
of Directors accruing before the first
be filled by the remaining directors.
ARTICLE VI
ffromaS n. Neal
James A. R. Johnson
OFFICERS
The Board of Directors may appoint a president, one or more
vice presidents, a secretary, a treasurer and such other officers
as the Board believes will be in the best interest of the
corporation. The officers sha1I have such duties as may be
prelcribed in the Bylaws of the corporation and shall serve at the
pleasure of the Board of Directors.
ARTICLE VII
COTN/EYANCES AND ENCUMBRANCES
Corporate property may be conveyed or encumbered by authority
of the Board of Diiectors or t,he Executive Committee of the Board
or such other person or persons to whom such authority may be
delegated by reiolution of the Board or the Executive Committee of
the Board. Conveyances or encumbrances shall be by an instrument
executed by a president or a vice president and by a secretary or
an assistant secretaryr or executed by such other person or persons
to whom such authority may be delegated by the Board or Executive
Committee of the Board.
ARTICLE VIII
MANAGEMENT PROVISIONS
The following provisions are inserted for the management of
the business and for the conduct and affairs of the corporation,
and the same are in furtherance of and not in llmitation or
exclusion of the powers conferred by law:
A. No contract or other transacti.on between the
corporation and any one or more of its directors or any other
corporation, firm, assoclatlon or entlty ln which one or more
of its dlrectors are directors or officers or are financially
interested sha1l be either void or voidable solely because of
such telationship or interest or so1ely because such directors
are present at the meeting of the Board of Directors or
Executive Committee thereof which authorizes, approves or
ratifies such contract or transaction or solely because their
votes are counted for such purpose if:
(1) material facts as to such relationship or
interest and as to the contract or transaction are
disclosed or are known to the Board of Directors or the
Executive Committee, and the Board or Executive Committee
in good faith authorizes, approves or rat,ifies the
contract or transaction by the affirmative vote of a
maJority of the disinterested directors or committee
members, even though the disinterested directors or
committee members are less than a quorumi or
(2) the material facts of such relationship or
interest and as to the contract or transaction are
disclosed or are known to the directors or committee
members entitled to vote thereon, and the contract or
transaction is specifically authorized, approved or
ratified in good faith by a vote of the directors or
committee rnembersi-.or : -:
(3) the contract or transaction was fair as to the
corporation.
Interested directors or committee members may be counted in
determining the presence of a quorum in a meeting of the Board
of Directors or the Executive Committee which authorizes,
approves or ratifies the contract or transaction.
B. To the fullest extent allowed by applicable Colorado
Iaw, no director or committee member shaIl have any personal
liability to the corporation or to the corporation's members
for monetary damages for breach of fiduciary duty as director
or committee member.
C. Members of the Board of Directors or any Executive
Committee of the Board or other committee authorized by the
Board or the Declaration may attend meetings thereof by
telephonlc conference call, and such attendance shalI be
deemed a substitute for personal attendance.
ARTICLE IX
REGISTERED OFFICE AND AGENT
The registered office of the corporation shall be 2929 County
Road LLA, Glenwood Springs, Colorado 81601. The registered agent
at such office sha1l be Greg Boecker.
ARTICLE X
INCORPORATOR
The incorporator of this corporation and his address is as
follows:
Walter E. Brown
1131 Grand Avenue
Glenwood Springs, CO 81601
ARTICLE XI
AMENDMENTS
Amendments to these Articles of Incorporatlon shaII be
adopted, Lf at aII, in the manner set forth by Colorado statutei
pro-.ria"a, however, that no amendment to these Articles of
in"orpo.ation shall be contrary to or inconsistent with the
provisions of the Declaration.
,[c
1
rEcotDtD AT3/l o'cLorKp.rl. fEB 1 5 i99l
IEc r 4?1306 lli?l:1, ^i;3flii: :31Ill,:"**
b:r:'( 'i'll'J r'1r,1 4:i
mean ancl refer to the Board of Dlrectors of
^Vu rilrs AMENDED
^ND
RESTATED qlcl1llfiol 9:.,:?"lill#rt;":?i:lIl3[:
^,, #l'i?, #iiH.iJ ;lli Td; T ; ;ci; ;J'|r9ii * y:l^'l:'^'
^
:: Y : :3 I' i H ;
GARFIEI.D COUNTY,J""J;^;;e 6;;i;';'iil, -G
3aae. 11a *3::1:"0":l:i
3O_tn day of
PAIITNERSIII P, A
' Uil;t )"-* '-- tnto' bv Lgs AMIG.S RANclr
colorado generar partnEilhlp (DecIaranL) '
RECITALS:
A. Declarant is the owner of certaln real property situate
1n Garf leld Counti,
-tJotudo' dcscrlbed on Exhtblt A attached
hereto and lncorpoiitJ herein' ttno*n-is Los Amigos 'Ranch Planned
unlt Development. suJ,r-iriuron II and referred to ln thls Declaration
as the "Properllci.''
B. Doclarant has prcvlously recordcd LhaL certaln Master
DeclaraLlon of prole"tl'u Co'unancs lor the tlestdenElal Areas of,
LosAmlgosRanchpf-'-n-'*a'Unltoeuetop'n"ntonMarch5'l9801nBook
544, Page ?33 of tio coifinlcl County.irert< and Recorder's records
as RecepLion No. liiiriil-in"iraing aII amendments and supplements
tnoroatlor (Master Dec]ara[lon) '
C. Dcclarant des ires to amend and resLate the Master
Declaration and to-,rururol an<l improve the properttes and subjecE
the same bo the "orl-no-n1u',
condt[tons and resirlcllons set forth
bc 1ow.
NOl^,, TIIEnEFORE, Decl'arant herebl' makes the followinq
declarat tor, of aot*nunts, condj Llons and restricul ons:
1.1. i'Archluectural Control CommlEtee" shall mean and refer to
the Archltectural iontrol CommitLec referrecl to tn Sccti'on 4'7 of
thls DeclaraElon '
1.2. "ArLicIes" shalt mean and refer to the Artlcles of
Incorporatlon of l,os nmigos nanch llomeoLrners Assoclation' Inc" a
i"iotioo non-prof it corporat'jon'
1.3. "Association" shaIl mean and refer to Los Amigos Ranch
,omeowners essocraiil;, i;;:; a colorado non-proflL corporation'
1.4. "Board" shall
the Association.
1 .5. "Butld!nqs" shalI mean and refer to thaE or Lhose
structures situate'i'poti'i-i"t c.onta-lning t'he D\''eIIlng uniL(s) or
IivIng quarEer(s) of !h" oc"upunt-s' and shall exclude any secondary
ordetachedbuj}dingsorsLructurcssuc}tasstoragebuildingsor
fmprovetilenLs.
1.6. "Bylaws" shaII mcan and refer Lo the Bylaws of the
Association.
1.?. "Common Arca" slraII mcan and refer to all property'
lncluding any ,rp,ouli-nnLs thereLo' but excluding LoLs' as shown or
desiqnaLed on Lhe ;;;;;; PIat or the Properties' lnclrtding area
deslgnat,ed as "opei iiu"u; trlut 'is conveycd to the AssociaE j on '
l.B. "DecIarattL" shaLI mcan and refcr t'o Los Amigos Ranch
Partnershlp, a coI;;ado gencral par!nershiP' and its successors in
a,t)/
c=:-
i. . ,".
e-
lnLeresL to the riqhts, duLles and obL igatlons of DccIaranL
blrrsuanL to this ti""'i"*trJI-iin"f'alng st'ipra'cnL<1I or amcnded
5I"f"i"ti.ns), the trrticles' or ByIaws'
1.9. "DecIarat-ion" shall mean and refcr to thls Amended and
Rest.ated DecIaraEiJi-of co'unants' condlLlons and RestrlcLlons'
I . 10 . "DweI I ing Uni t " shal l.
space wit-hin a llullding deslgtreo
one f arnl IY.
1.11. "Improvements" shall mean and refer to any and aII
bulldlngs, parklng It"ut una facilities' fences' retalnlng waI)'s'
gradings, media receptlon or transmisslon dishes and anLenna'
plantlngs, trees, sfuit'ns and othcr iiiuctures or landscaping of
;;;;;-;ft; ana xina situaLe on thc Propertles '
1.12. "Lot" shaIJ mean and rafer to that part of the Propertles
deslqnated on a praiioi ro" simple ownersh.ip by an owner or owners
;;;-;ii;ii; bv definttlon, excrude common Area'
I.13' "Member" shall mean and refer to a
ls a member of the Assoclatlon'
\ 1.14. "l'tortgage." sha]l mean any document or instrument lntended
\ to "'.ui" o,o"-u'-.d ini"i.'u in lind, an<] shall include deeds of
' trust.
1.15. "MorEgagee" shall mean and refcr to any person or entltl'
who is che holder or ulnciiciary of a ltortgage or Deed of Trust'
1.16. "Mul.Ll-Family Lot" sllal] mean and refer to any LoE shown
upon a PIat for the usl ina ot""puncy by more Lhan one famlly and
shall lncltrde, buL not bc Ilmitod Eo, aparEmenEs, condomlnltlms arld
townhomes.
, 1'1?' "Owner" shal'I mean and refer to thc recorc! owner' whather
one or more person' oi ontiti"t' of fee slmple tltle to any Lot'
lncludlng contract *rr"'',--ui,t excludinq those having such
InteresE merety u, "u.iriiii'roi Lr," perforrna-nce of an obligaLion'
l.lB. "Propertles" shaII mean and rcfer to aIl of the real
estate descrlbecl on e*[ilii A atEached hereto and lncorporat'ed
herein by thls rerererice', -ana a1t other real estatc annexed to the
ptoioiti'u"-p'i"uunr to Article Vr hereof '
1.19. "PIaL" shaII mean and refer t'o the official PIat or Plats
of the properttes uppr."oa"rv'ir,e goara of county commissloners of
Garfleld CounLy upp"uJtig oi i"tota in- Lhe Garfield countv Clerk
t and necorder,s offlce, I-nctuding any amendments, supplements or
annexatlons thereto'
1.20.'.RuralResldentlalLot'.shallmeanandrefertoanyLot
shown on a PIaE as a rural residentlal Lot'
1.21'.' "SlngIe-FamlIy Lot" shaIl' mean and refer to any Lot shown
on u^iiui aI-i'iesiaentiar slngle-famllv Lot'
I.Z2. ,,Supplemental DeclaraEion" shall mean
"rrUriqu.nt
Oetiaration of covenancs' conditions
I.I"ri"a and recorded by Declarant: afrecLlnq
fnciraing any annexation thcr:eLo' pursuant' t'o
DecIaraEion.
t,:,.rt ';':):) rl':t i13
mean and refer to a Btrildlng' or
ona'intunaed for the occupancy of
person or entiLY who
and refer to any
and restrlctions
the ProPerLI es ,
authori EY j n Lhj s
1.23. "Temporary StrucEures" shaII mean ancl refer to any
structure placed;; i lot that has noE been approved by Ehc
Architecttrral Control CommitLce as a permanent' Building or
rmprovemenr, in"r,iiig-, ""ilno't 11mi riti on' trailers' huts' shacks'
.t
r--
r-.r \, \br)::( t , ''r frr:f. 5')
sheds and tenLs, btrt
reasonable Perlods of
2,4.
2.1. Intent' By maklng --lhit
Decl'aratlon' Declarant
speclflcally intends to'enhance' pe-rfect and Preserve the value'
deslrabiliLy and otl-t"t'ei-""nut' o-f 'thc nropertiLs as a planned unit
deveropment 1n t ';;;;;;'-'nutuuirv .r-untii'tiu r t" DeclaranL ' the
owners, mernbers or"'ii'u"o*n'ui't
-rJ'rty-' ten''tnts' Invltees' guests
and others Lrho own, ,iu, o""upy or enjoy t'he Propergles'
2 . 2 . E "
t s!e-q+l**;*#*Fit# ;r'"'l :
jli'*?"i )li: I i ? I ;
?:"'l;',;^' ;l:;i:iil,'"l?'"".iliJ -;;;i;;"-;i.;.--' ^II easLments'
restrrcLions, conollions, co.renants, reservations, llens, charges,
rlqhts, beneflLs,--'na'- privileges. "nlJ are granted' creaEed'
reierve<l or declarei"iv'ii'ii olcrorition shalf be deemed to be
covenants upp,tt"nu*nl'-iunninq with rhe Iancl and shall at' aIl tlmcs
tnure Lo the beneil;'t;-;;;6e uindtn! trpon any person or entlt'y
havlng aE any time- iny ir' t:ercst- ot, uti''tLL ln tire- ProperLies ' anc
therr respecLrve helri, successorsr--ropro".nLaLives__or assigns'
Refcrcnce in any
-Jeea'or conveyancel-'runno' morEgage' deed of
trusE, oEher evroenl'c-if ;brJqabion-ot'"ny o*"I lnst'r-ument to Lhe
orovlslons of this ll-e"rti"iiti^ snari ue 'suf flcient to creaLe and
iesuru" alr of tr,e'eallmenii' t"otttctlons' condltions' covenanLs'
reservatlons, licns, tf'uiq"t' rights' -Uutiti iEs and prlvlleges whj'ch
are grance,t, .r"oclh, i"J;"; 6t a"t]ii"d herein as thoush f urlv
and complctefy sct lltih in thelr enLlreLy In any such document'
.o*u1^"3"#T#H..Ek#*H*l#;..t?:i:""x'"'""Ji'?"i#'"5"::;class of LoL (stngle-Famlly l'oc'--l'r"ltl-ramlfy- loc or RuraI
Resldentlal Lot-1," it'o comnlon Arc'r' oi (-rtly real' estat'c whlch
Declarant subsequently anne-xc-s putuuo'''i' t'o Artlcle vI of thls
Declaratlon. a s'ppi6*utEaI Deciariii"n rnuy deJine'and describe
additlonal or dlri[i""t' Iand classiii"ili"ni other than the Iand
classlflcatlons ""t-ioitr' In Lhis o""iuiuti"n and 'may set forth
addltional or different covenanEs' condttlons and restrlctions
aopllcable to tne teaf estaEe tuujL"t to th9 supplement'aI
Oltlaration. ln lnc evcnt of a confli6t or inconsistency beLwecn
the supplentenrar-"ieciiriuton and thls Declaratlon' or any
orevlously recordea i-upp1"rnontuf DeclaraLlons' the terms of the
Supplementaf oecfalicJon shafl govern Ehe real estate made subjecE
thereLo' rn aL1 ;;;;; 'hu'o thdre are overlapplng provisi'ons' the
,oi. t"uttIcLi've shaII aPPIY'
excluding the use of recreatlonal tents for
Llme.
ANTTCLE II
G E N p, !1 ^it D-E c r, A lt AlIe!
. SubJecE to the
, .o . u"n.." , ii'd"i; tiit;" ruEii;;.ia;; aach ovrner shal I have a
llmltatlons conLall --^,^^-. .,,;; r^^.."o and eoress ovcr,*l 1 :i : i : : i ":"':";i t" "" il -;::;
TT:'::'-h . 1,1n':,':,;Xo i,"i i i
^
o' " i I ;::l;:1"'"','J"So#ot;""H*qi ;!-;; ::;:{ ,.'l:'',n-'.'o".="".-il.:'i*', :::
;t it i :'s# "'i *t :it x .:,.r',1 I
; il " i "ir iii;: "i}i :lii! l:, :
:?
:: 3:i,: "[:";"ii' J""""T,'#iiH;i -:; ;.,1:: h:;
" "X "
l]" n lI' ]? ;; I : IeasentenE shal'I De aupur Lsrrqrre !v' -
"i
'nrov delcaace his righ_L. of
;i;;;";;- -ou"n- o"not: i r-o1-'- -liv.9:1" , r , aq rd rhe occuDants or hts
: I ; f ,, : ;. ";"" i #i :il : r^ #" ; I 3':,* j i i: i.t" ::,. : I :
"?",""'
: ? ; ; ". i : I i :;:l:rI:xl,::.ln;r"i;;if""r. rne owne.ris-non-"*crusrve rreht t'o the
rrse of the Common lt""-"tt"ff be subJocc Lo the followlng:Lot ' or guesLs "t "*no'""iu r r- uu subj cct Lo the f ol Iowrng:
use of the Common
A. The covenants' conditions' restrictions' eascments'
rcservaLions, tignJ'-of-u'oy' designaLlons' classlficatlons'
and aLl oEhcr ptot'f-Jfonn "dntofned 1n thls Declaratlon or as
iiu tut forth in a Plat;
B. The rlght' of the AssoclaLlon to llmlL the number of
oue:;ts or lnvitecu" Ii uo"n owner whlch may use any of Ehe
Ii"tiiii". on thc cornmon Area; and
't
C:-
tr,, '{ ';'(.-i1) Plr,t l-l'!
to adoPt, from time to
the use of the Common
as the Assoclation may
C. The rjght' of the Association
tlme, rulcs and requlations regard! ng
;;;;'.;i;; iacirrIres rocatcd Ll'rcreot'r
Joinr.ino is notestary or prudenf'
ANTICLE III
SESrRieTioNS-bN-gEE
3. I . Brrl ldl nq Rest'rlctions '
A. No Buitding, fmprovement'' or Temporary Structure
s h a t 1 be e r e c t cd, "'d'l't'i;'i:t^'"11* l; ? :,""1?'.0" J; t;#' : : : :shall be efecE.eo/ (julrDLruesLv' -"--' E fof- purposes and uscs;;';;;;;-o'. th" 93i"i^Y"-u Y"P.n,. Declaration, anyon any LOE or..Llrs LvrI"'rv' EhlS beclaration, any
Ionii'i,:'"nt wiLh the. terms - ",:, --' rnrr rhe Artlcres and
; ffi i : 11 : : t ",
" i I l, "
"J'J''
^
!-' ;l:'i :: ; .il :,''l;. ^
":'r",\'"'.'
: I :Supplemental Dec-ra-raErolil'^ ';'"=" '"I"' ,"i"r and rcgulatlons;;i;;; ;i- rhe .lrssoc_lati::,., ::o^,:^,.'ne )\rchirecruraI conrror
H I : ; i r';,t" o' I ; .i'"' "f""X'J$ il :l
"'-i
^'i^ " ^l; ;: ::::::1" I . : 3 : : : : ::*i? I I :y ",?J n1ii,,i",' *# ",*. "..',
l,
"X1 :1:?".f :I :: il: :: ::
! f, I 1' i'l 3 ";,
"
:-;" J )' :.""'J#, : i "' 1 -: : :i ? r : " 1," :' X""""1 i; f " :1'' : ; :
:1" *,i" f#' i,il; "* .' ;i !:!ll:::; *,'::-*; .
""
nSJlIii^ i1,' :;on arly Lot -wlthout' r'lrsL eeLorrrr"Y arif -ao'iectlon 4.7 of.
ir.nli!.trr:al conErol commiLtee pur!
thls DeclaraElon '
B, Only nevr ccnstrtrctl-on shall be PermiEted crithin the
properties sucn't"f'ai-no uuilajng ot irnptovement sha.lI be moved
upon the ptopoicJ*' Further'. nl-t"^porary sEructure of any
type whatsou'ul-^JriutI be used -31 uny tlmL as a--residence'
elLher t,empor(-rry or per:nlanent ' l'Io m"ui le homes ' traller homeS
or other rnouiil" strucLures tt'o'ff be permitted on tshe
Propcrties o' a'"ifingu' ro'nporiiy sLructures 'uI-bo allowed
on Lllc Proper:u'l cs f or- Llrc purposo ti t"nttucElng consLrtlcLlon
activitles.
C. No Builcllng or: oth-er Improvolncn! shall'-be crcctc(i'
construcLea, pi""tO 'or permltted'upon any L?! or-the Common
Area excep' oi^l-irt=rq^' si'e ana-?onfiguration approved by
Lhe Archltecr'ut.ai-- Coi'riof Commiticu' iocated wiEhln Lhe
dcsignate(l b'ii;;;g -"n't1"po.ob-seiving alI setbacks' and noE
encroachlng 'ptrl'iny dcdlcal'cc! or eltablished easemcnt or
right-of-wuv, "Jttolirnq to Ehe PlaL' this DeclaraLron' any
s\rpPlcrncntar oo-tfutotii'n' the lrirt"fot and Bylaws of Lhe
Associatlo" ";;;tIicabIe
governmcntal auEhori'ty'
3.2.Preserval-io!o-f}P!9.e-Eir-!ge'TLlsthespcciflcand
underlylng intenL o-I-5ilcJEEnc Eo p.'6iut'u and protect t'he vlsuar
apoearance and ;;t;;;i--;t1to"it'"n"uu of thc Propertles '
nicorclinqlY, oo nuiiaing o-r Improve**t upon the ProPertles shalI
be removed, tnung"il-'itplaced ot. moctl riea' !'hether by repalr'
malnrenancu o, ,o""ai;";i.;;; in such
'i-,unnot so as to a I ter such
Bulldlngorrmpro,-e-m-JJ'svlsual.appearanceasapprovedbyt,he
Archlrecruro f Cont rlito-**i aao" ri tn6rii f irs L obtal ni nq approva I o f
the ArchlEccturar'Jo-nt'iof cornmiELce'
- nV way of' example' unless
Architectural Control CommitEeo uppto'ui'is oUtained' no exter:ior
color shaII be ""o'ng"i' ;o ouifa-inq' lmprovemenL or Iandscaplng
shall be.moved o' iot'o"tlJa' ind no ranj contour or drainage shalI be
altered. '
3.3. MainLenance of Lots' Inprovcments and Common Area'
A. Tlte owncrs shal'I keop' mainEain and repair the
Buildings and
- othcr tmprovemenis on thelr LoEs in an
attractive ";: ;Ji-*aini'a'inea'-co"aition' free from visttal
deLerloraL,'c)"]
-*-r:ne cvenr Lhc Owners fall to'maintaln or
rcpair t'he u;iraings or.o-tl-u-t, i*piot,,u^ont's on thcir Lots jn
accordancc ne-r-"-Jtti the Asso.cia-iiott' "pon f ourteen ( l4 ) clays'
noLice, 'nu, "'o''iit*i
t"tn main-B-cnancc and repai rs and asscss
the cost thercof co Ehe O"1ut--o,1 wlrose Lot such maintenance or
repalrs *"" ionaucEed as a raimbtrrsement assessmenL pursttant
to sectlon 5'4'
C:-
,-,' \ 'i'Ui) trt: I-;2
B. The Ot''ncrs shall nej'ther do any act or suffer any
action by thci-r rimiry mcmbers,"ionunt", gucsts.or rnvitees
whlch shalr J;t"';;;";" or aeterioratto-n to the rand or
Improvementu 'po" any ldt or t'he corunon Area '
C. No Owner's garb'rge' rubblsh or trash shaIl be
arlowcd ro ut"-u'niirutl 5n uni r'oi "illte common Area' Trash
containcrs sniir ue of a rype unJ-aouign -acceptable to the
Architecrrrrur. fJnirol Commi[.iee,
'una tt'oif. l: I:tu-t"d on each
LoElnuproI."*.-icccpttrbletl-|nn^rchitecturalcontrol
Commlttee '
3 . 4 . comme!:cia I Activl tJgs :^^Tu, I'oLs ' Bui Idings ' Improvements
andthecommonarea-ii!-iII-Ee-.rscafoicommercialpurposesofany
tvDe whatsocver cxcepCing f9r h3m1-o""upitiont' for-purposcs of
tiris Sectlon, "norno-Lc"uiations" th;ii-;;;" an occupatlon bv the
resident conductecl* t;;;;i;-;lirtin .c.nu- residentlar butldlng which
does not' enLaiI t"" "lnoi",itun[-oi il'it'a p"itont on' the Premlses and
does not entalr th;;;i;;;ty of goods or services to customcrs upon
the prcmj.scs. ro, l"*rpr., buL not by Iimitation, an lnsurance
ageni may usc hls r:esidoncc as a personal office so long as
customers are noE permitted to come tti ttre resldence; hov'ever' the
establishmenL or -i barber unop ot -i beauLy "!op would be
prohiblted. ThIs ?u'"t"t-i-"-tJon sliaII noL apply Eo businesses or
'commer:claI act'ivi ti es occurri ng on thosc p&tf ons of Los Amigos
nanch Planncd u^ii--p""irop*oni 3"11"u oistrlct Yup deslqnated
theref or, nor ur'oir - fnis rest-rictGli I imi t' Decrarant in che
markct-lnq of a,,o itopoi[iou '- -rl:],tl.d-l;q tho rtsc of sales of f ices'
model hones or r"'npoiuty construct'ion offices'
3.5.9ffenslve Ac!lvi!lcs' No noxlotls or offensivc activlLy
of an1, Lype what.s;h;i* =in "uiti"d on within or upon any LoL
or l-llc Co,nmon area- tiat shall bccotne an annoyance or nuisance to
the occupants of othnt Du!ldlngs ' O\rlcrs' tdl1nt-t:^ 'occtrpanLs or
their: gtlests shaIl cxerclse reasonable care to avoid making or
DermiLLlng to n" *ooo ioud' disLrtrbt;q;t ohjcclionable noises' and
in usinq or pl"yi;; oi ptrnritting'io Le "sca or plavcrl tnuslcal
lnstrumentt, raaiotl lnonoqtuplls' television sets' amplifiers and
any other rnuuru,no-'iit ii ao''i"os ln srtch a manner as may disturb or
tend to disturb owncrs, tenants or occupants of oiher Burldlngs.
3 ' 6. llazardous Act'ivities ' No actlvities shall be conducted
on Lhe ProPercies;fiffit "t mighL be unsafe or hazardous to any
person or p.opu-tJy" -" wjir''o" , ii*iiinq Ehe generalltv of thc
foregolng, no titLo'* shaII bq aiscfrargea upon any of the
properties ,no, n'o 'oi"; ;;; srrar)-be Iighted or permitted on anv
of the Properties""*!"pt' in o-"ontoinea 6orUccue unit' a safe and
welI-deslgned intttioi fireplace' campfires or picnlc flres 1n
oorLions of thc co^*on-ltoa dtsignated for such use by DeclaranE or
the Assoclarion or"s"u"n-.onr.orl;d a;d autended fires required ror
crearing or maj";.;;;;.-;f rand, ur upptoved.the Architectural
conLror commrrtcll'-"-No o*ptosrrJ- miy be drscharged on the
properLies ur"opa''in "onn".jitn witn construction actlvitlcs as
specif.lcalfy uppto"o"i iV itto Architectural control CommjtEee' tlo
flammable, Eoxlc ti najarOous mat'er'ials slraII be allowed on any
Lot,cxceptofthJ-kj-ndanalntheanount-cusLomarllyincident,toresidentiaf ,u"'itnon""' Operation of snowmobiles' off-road
vehlcles, toto'"vli;;;-;; any othci nlotot vehlcles anvwhere other
than on desJgnaLcd drlveways ot toJt in a legal manner ls
orohibitcct o*"opJ*fo itto o*ronc orro"ett by rules and regulaLions
iio,.riq"atd bY the AssociaLion'
3.?' No un:jqhLliness' No tlnslqhLlinoss shaL] be pernritEed on
rhe properLtes. iiii6.r. ii^ii"iis' ;r'" qon.ior ity of thc f orcsolnqr
{al AII unslgtrtrv sLrucEt:ros' fitriici-"u' "qutpment' objects and
"ondttion, shalIYU=""!i"i...i'"l;;; u uitu"cute apProvcd bv thc
Archl EecLura r con Jr. oI comm i LLee ( heiltna t rer "app-roverJ s tructu ro " )
ii,i?H;iilil'Ji: j:::"::.j;:i;l'.';;iFt,:i"::]""'#'"'"""";xrJu"'::i
u:),irt 'i'1 )1 ) rr:t Ii: i
vlew"); (b) Trallers, mobile homes' irucks other Lhan pickups'
heavy equipment, boats'. tracLors' campers' not on a truck'
urlicensed cars or arrr.r.r"'"Ii;;-'."i;; skidoos, . snow .reloyar
equlpmenL and garden ot lnuin'tt'iuncu equii*ent shall be kept aL alL
tImes, exccpt when in actual use' in an apDroved structure or
screened from view; fc) T rasfr cans' garbage and Erash shall be kept
at aII Limes 1n o "o,u,"j,
-lo-i,dro's cont,a.iner and any such
contatner shal] be t opu ri.tli-rin"un-ipptoved strucLure or screened
fromvlew;(d)vehiculartopuit"'ierviceareas'storageplles'composLpiroi,-inafacilieies-?oi-ni"ging,.drylnoorairlnqc]othlng
or houschold fabrlcs strarr ue-a-fpiopirutiry.icr6enea from vlew; (e)
plpes for wat'er, 9as, s.e.r'/er' aTJrn"'g-" or oEher purposes and wires'
Poles, utl"^ni' ina- oLher' ficifities for the transrnlssion or
recepL lon LJ"uuaio orvirru i -"-ig-no:,s or e.l.ecrrlclty, and u tl l l ty
mercrs or oEher uLlll.ty rr"iriti'ni ona rnoiridual sewage dlsPosa]
systcnrs ot-iot'i"to s)raiI be X"pJ'^a malntained withln an approved
strucLurel ["i-."-Lnt surfac.-o'i the grouncl.,. or screcned from vlcw;
and (f) no lumber, grass' shrub or fr"o clippinos or pIanL waste'
metals, bulk matcrials' nttip' rcfuse' -or- tralh shaII be kepL'
stored or alLovred to accumulotn on any Lot. t{otvriLhstanding Lhe
foregolng, if at th9 time of the occupancy of any Bui Iding'
connecLions Lo a ncarb)' untl-ntttouttd electiicitv Ilne or telcphone
fine are not available' tlien temporary poios or vrires tor
electrlcit)' or telophone 'o"t'i"o may be lns'tilIed to a reasonably
necessarv helghE provtded tioilrtuv stra-r] '!9 Pron:plll-1:T?::1 "the expens"-.i in" owner "fr;; tlre'availabllity of connectlons to
nearby undcrgroltnC Iines or cables '
+3.B.ncsErl.cllonsonAnlma]s.PctSsha}Ibeperrnllted,4S-= prori.i"i rnev are rimired tffi7a;;onabre nttnrber; are kepL, bred or
raised ,o-iJiv- * - rrousetrota-put" for private use and not for
commerclitl purposes i are not' permltCed -on Ehe Common Area
uno."o*poii'ci;-lna peE' droppinqs are not IefL on t'he Cofimon Area'
Any pcE whiclt shaLl be a ntrisance or annoyance to any owner or
wlldllfe shal. I be prohibireJ. rtro tloarcl shalI determtrre wheEher
thenumberofpeLsarereaSonableorwhetheranyanimal.orpoLslra]lbeanulsancetoanyoLherog,nErorwi]rtlife.rnsuchevent,
theBoardmiyrequ.i.rcanypet,ownortoconLrolsttchpetlnamanner
so as to noL be a nrtisance, or requlre lhe.removal of such pet from
the ProperLies' Ilorses ntoy Lo kept or used on such portions of the
cornmon a.ui,-iouas or othLr puniic !tlghts-o.f-way or easements as
may be d;;i'g";l;; for s"ch tise uv Deilarant or the Associatlon'
ThcAssoclatlonnrayby."ro-or_,regulationllmitL}renumberof
horsesLoareasonablenumberastoanyRural'Resldentlall,otoras
to any ficilittes designatJ for the i<ceping of horses. Further,
the Associat,lon or Declarani inuy seL aside, reser:ve or designat'e
facll-tt'tesforthekeeplngofltor:sesonanypartofthePropertles,Including the Common Area' such as corrals- or paddoc'k-s' or"oEher
facilities. t.torses may not n"-topt on any slngle-FamiIy or MulEi-
FamllY LoL.
3.9. Parklnq.
A. The Bulldings ancl Improvements on Lots shall be
consrrucred so as 1;;r";i;n =rrficrcnr off-street garaged
oarklnq to accommodate not less Lhan two 12l veh-lcles Per
ffi;iii;t;^lt.-- Aii Jii'o"uvs shall be composed of asphalt'
concrete or ocher- "i'ltoUfi surface as approved by the
ArchiLecLuraI ConLroI CommitLee'
B. Declarani-, and t'he nssociaLion with tshe approval of
DeclaranL, .uuo',u, t,he righL Lo specl f icaII.y des-lgnate
porlions of Ehe. Common Area' or oiher porLions of the
Properties, for unc-pirking of recreational velticlcs' In strch
event, aIl ::ecreatiJ^"f veiriclcs shall bc restricLad to areas
deslgnaLcd for par:klng and st!rl9o; In the abscnce of such
desionatioll, fnu ni"ttifecLural Conrrot Commlltee may imposc
;;;;?i;;i;irl "rl'rt'"-location
of recreational vehicles upon anv
Lot as weII as aestheLic screening thcrofor'
--
C:-
3,12. Iences. No fences
trees wtrtcE-I6iltcl be ln the
0'l rI '?'1 )l )
(jncludtng planLinqs such as hedges or
naLure of a fcncc) shaII be placed on
C. No Owner, occuPant' tenanE',guest or lnvitee shall
block, htndeJ oi'ImpuaL tne iree'fiow of vehicular and
pedestrlan traffic upin public or conrmon roads or in or abouE
the common nto",1nci'oi'ig, buL not limited t'o' publlc rights-
of-lray or .uoo,onr"' lro Owner shall kaep or store any
vehicles on the Comnon Area or public or common roads' except
as speciflcarit dlstgnated pursuant to Paragraph 3'9'B'
D' Thc AssoclaLlon may enforce 'parklnq- resErictlons
provicled in tfri's-oeclaraflon by thc removal of any owner's'
owner's family member's, tenanL's ' guest's or i-nviiee's
vehicle, fncruiinflecreational vehicles' or personal property
parked ot "ao.oJ'l'n vlolation hcreof' lncIudIng thc Impositlon
of a fine for iuch violaLion. Each owner shall be personally
11able uno t"oiJiurrit-i"i an)' flne imposed by the Association
and the "o"t'io. Uhe r:emoval of any vehi-cIe or personal
piopuitv parxeJor suorea in viol'ation hereof by such owner's
'f o*if y irenrbers, tenanbs, guests or lnviLees '
3.10. Landscaping. No Ovrner, including such Owner's family
members, tenants, ,lffitt" ind inviteos' shall remove'.alter' injure
or lnterfere in uny 'uy whatsoever *ith any tree' shrub or other
landscaping or rmpio,ro,"nt, whether occurring rraLurally or placed
upon the Propertles, except upon .approval q{. tng. ArchltecLural
conrrol Committee. '1,1i; -pieseivation'and utilization of natural
""q"t.ii"n In the Ianclscaping of Lots is encourat-;ed '
3.11. S.iqn.s-. No signs of any.ty.pe shall be displ'ayed ln public
vlcw on arry tr61 o*""1ri.srrch noilf-fcatlon' dlrectory or aclvlsory
slgns as may be t"q,iitoa by legal proceedings or one (1) siln of
not more than six i6i-iq,"in f5eu adverLlsing such Lot for sale'
resal.e or rcnL. ln arr inst-ances, signs s.haII be sub jecL to the
itpr""uf of Lhc Arclt.l"ecLlrra] Cont'rol ComtnitLee'
the Propcrties n*.opl fo. such. fences as may bc lnstaIled by
Declarant, the Ass;ciafion or with aPproval of the Architectural
conLrol committce. Fences on I.otJ shal.I bo confined to Lhe
urirarnq cnvelope incl shall not deflnc boundary Ilnes. All fences
not. immcdiately uaji.onr ro uuildings shall be IlmlEed to a heighL
of forty-two (42) inches Lo allo''r clccr passage'
3.13. Subdivlslon,/spIIt of L9ts. llo Lot shaII be physlcally
arviieal s?tilfiI@or split in two- .(2) or more
;;;;;i;; noi snatr i'rracrronal porrton rhereof be sold or conveyed
f,ioriaei, however, !4ulLi-FamiIy Lots may be div.ided into separate
ownershipeStaressuchastownhornesorcondominiums,andthereafter
;;;;-;^A conveyed as such, provided approval there(or ls first
.uiifr"a fronr Girfteta county Board of county commissioners and Lhe
Archltectural Control Commiftee'
3.14. Combinilq ParceLs' 'IVo (2) or more Lots may be combined
and developed as a--sinll;-pa.rccl so long as approval thcreof ls
;i;";- oUtir.nea fiom a!pIriabIe governmental aut.horlty and the
Architecturaf Consiol Cbmmittee, *tlch approval may be condltioned
;;;;- r;;-6ner who- ieeks ro combine such Lors providins to Lhe
ArchltecttlraI Control CommlLtec a surveyed map or.p.laC of the
comblncd LoCs shorring thc Iocatlon-of all casemenLs, rlghEs-of-way'
setback Ilnes onj-'i,,it,ttng envelopcs in adctitton to any oLher
tnformation the Architectufal Control CommjLtec may requirc. Tlto
combinlng or porcols-;1];ti not rclicve the owner thereof from the
irvi.rii 3r-lup ro.t wiLlr respecL to alI Lots so combinecl' once
comblned, Lots ";;;t
-suu.equentty bc rcsubdlvlded or dlvided
wltshout. approval
-"i- uppricable governmental authority and the
ArchltectufaL Conuro] corunlLtee'
c:->1
u,l:l!( ';".)3 P:![ I;I)
3.15. Indivlclual sPP!ic syqISIE' Indiviclual septlc systems
shaII only be aI6;64--f;-':eas toE served by cenLral sewage
coIlecEion, una oni-y'"rt"i approval r'v ttl" erchitectural contror
commLttee and any'governmenLirl uuitiotlty havlng Jurisdlction
Lhereover.
"
o .,' ; i I i, Hf ffi *:u#;#" "' u :r';oo
t'";;"#'I"
: i
u'
Y' I : i ; : "'" "
3.17. LtqhtUg' l{o Ilght shal I--be cmitLed f rom any Lot whlch
Is unreasonably briqhL or ia'ses unreaionable glare' AII exterior
rlohts and lrqnt jlu;'oIta"-"^J tne oiientari5n Lhereof shall be
apfroved by rhe arl-r.,lro"turaI Controi-c-otn*itcu.. No type of hlgh
tntensltsy arscnargl ii;;i;-;htil u" pctrnltLcd on anv Lot'
3 . I B . n e s t r i;c L i-o tz -9n -!a tE l-, . J&
t"tf :"rt;
t"i.' E .t il:l'
^I i !:
3x3ll"",ini,lTJil;";l ivi,'. l'.hil!!t,'ur cont'or committee' ArI
tanks utlllzed for !toiug" ?! oly *oiliiir-uha11 be burlecl' or j'f
.rocated abovc-grounJ,--in"rr ba "n"iotua wlthln -an appr:ovcd
sLrucLrtre o, ""t"e:nui'ft"* 'it* ot att-o-t'incd by the ArchitecLural
Control CommitLee'
3.19. General nestrlcttons Appl lcable to Lot Classi ficatlons '
A. sinqle-F?qi Iv I'o!: '--Each Sinqle-Family Lot shall bc
used excltlsivcly for residenE'raI tlving purposes and such
purposes ou ut*o- tt'tJo*oti rv intialni ther:eto ' unLoss ar lorved
b), the nro. oi"si;;i;;;;;;;i DccraraLion' no sinsre-Famllv Lot
shall have any Building or oJnot Improvement"construcLed
Lllereon Eo act6*''odat'c any *o'" i)'on onu 1t ) fclmlly' togcther
wlLh i.t's .".,*i' and ociaslonai guesLs'' and to
^accommodate$uch oEher acLivi Lics as ar:c ctrstomirily incident to a slngle-
family resioJncc' AlLhough gt'tut ot servanL faciliLles or
quartcrs muy-Ue permiLtcd on- a. iingte-FamiIl' Lot' they shaII
not be o"ru.nii iio*lt" Btrilrltng oi tltt LoL' and in no event
shall Lhey n*.'J"i-soo iquuro feei'in size inclusive of )iitchen
and bath funct'ions' AII Improvemcnts thaL are detached or
separaEed fro* tne lluilding JnaIt Oe constrtrcEed In a compact
area adlac"nt io-cJtL nuirainq' The Brrildlng shall have a
nlinimumSizeofl,,2oosqttare.feer.,exc],ttsjveofgaragcs,
Dorches or,f pn"t.iorl-"1f" -Cirildfnq or oEher ImprovcrnenL shaII
Lxcec,l In hel qhL that maxintum neigttt designaEed on the I'os
Amigos Ranch;i';;";;-u"iu oc"elon*ent zoninq District l4ap' or
a s may r" ruriri"r"'t"i rti"tutt r'y i'ufpr emenLa I-D-cc la ra Ei on' At I
above-grou"a
-ii'irai"gs and- Irnprovemcnts' exccPt landscaping
and nu"urru.y--"ioiuingu fgr access driveways, bridges or
paths, snativ #";;;':lnJ "iinin the boundaries of the
building "rriropl al-r'isnurua
_f
or such I.ot. All single-FamiIy
Lots shall be rcquired to connect' to the ccntral waEer system
servlc!ng tnl eidpertlcs at' slrch time as ccntral water system
facillEies oin-it'ifroulc for-connection' rend 6II waLer service
for sinsle-r;;;i;-i;ti sha]1- uu pto"iaud fI'oI .the central
water "",tu*'o"''titi
ptttl;t;."oirs *iit be permitLed on single-
Famllyl,n.'"'-r'iJt'iat'olsepticsysCemsshallonlybepermlLted on Sinq'ie-Fami.Iy,.Lous not serviccd by a central
scwer systam InJ'tntV shatl -comply with the ' AssociaLion's
rules and r"qr,l";.i";s'anJ appricautt governnent. regr.rlat ions .
D. Rtrral Res lclcnU*Utg: ' RtrraI nesidentla] LoLs shaII
hosubjccL-to-srtcIadttitionalordiffcrcntcovcnant's'contlitionsanJresLricLionsaSareseLforthinStlpplemonLal
Declarations'
o*cr,!i,urf +#-:+#*fr rrf',illi!';li$lL'':::^:X:i"3:'::::
as are customarily i ncidont -friotott ' unless otherv'j'se
specitled .;;; piot' or. in a Supplemental Declaratlon' no
Multl-FamilyLotmaybef'prouJ'"it'hBuildinqscontainlng
u:,:r\ ';,:)l) rrrt sf;
more than the number of Dwelling Units descrlbed for such LoE
by the prat or'-i'ri u- suppt"*enta-I Declaration. Each Drvelling
Unit witnin tne etilaili(s) shaII be deslgned Lo.accommodat'e
no more tiran o-ne-'ijl--fn"r-i:V and lts servints and occasional
guests. No sLrucfuies or abo'e-ground- Improvement-s shaII bc
pernritted on ;;;--",!tt-F.amily. iot which are deLached or
separated fro* "tne BtriIding(;) containing Dwelling Unlbs
unless IocaLed tift'f'ta reas-onably compact area. adiacenL to
the Butldtng("i -;;tl unless desiqned - as a slngle vIsuaI
element, "onn"li"a oi retatea visuaily wlth Ehe BuiIdlng(s) by
approved architectural features' EaCh owelting Unit wit'hin a
Building shali have a mlnlmrtm floor atea' excluslve of
garages, porches, pallos unq accessory structures ' as
specifled on tttn i'fo't ot ln a Supplemental De.cla-ratlon' No
Building ot r*ptoru.unt on u M-uIt-ilFamlly Lot sh.aI-I. exceed lhe
maxlmum helght-spe"ifiua in the I'os Amigos Ranch Planned Unlt
Devel.opment zon'i ng--District Map' or as -may be furEher
restrlct'ed r,v
-3i,piro'';;L;I Declaratton ' Arl above-grottnd
Improvemcn.., ul"[[t-iinascuprng and necessary crossinqs for
access arirerai"l-SiiJgot or'pat-hs' shall be cont'ained withln
the boundaries of the -buitding envelope designat'ed for such
Lot. AII MuIti-iamify Lots sfraLl be required to connect to
Lhe centrar "ului-ivitem ana central sewer system servlcing
the Properties. --
No= private we'l'] or sewage disposal system
wtII be permitted on MuILI-Family Lots'
D. Common lfg4. The Comnron Area shall ba kept
excluslvely orffic and as a naLural forcsLed or natural
open area, n*.upt-as may be-st'ated or provided-in the Plat or
Strpplementat ocliarations affecting the Common Area' provided'
however, eithei O"il...unt or Lhc {ssoclatlon may improvc lhe
common Area for rccreat-lonaI or lelsttrc acEivltles for the
benefiE of th; ot'neis, thelr family ncmbcrs and.guesLs -ancl
invi tees, or for the purpose of insEalling below-surface
ut-lIIElcs rca::onable or neccssar)' l:o provlde or lmprove access
or service t" lr,u propartlcs or to oEher propert.y in the Los
n*iqou nancfr planncd ilntt DevelopmenL' As 1s more. fully seu
forthinartic]elVhereof,theAssociaEionsha}Ihavetheirlnttitv to rimit-or resLrjct Lhe use of any or alI portions
of the Common'nrea to certain uses' cerLain persons and
classos of pcrsons-and to prescrlbe ru)cs and regulaEions wlth
respcct tnercto una to chirge feos in connection $.liEh Lhe use
thereo f .
3 .20. MIsceI laneous '
A. No Lot shall bc used in any manner whatsoevcr to
exp]oreforortoremoveanywaLer,oi],,gasorother
hydrocarbon. oi minerals of any type whatsocver'. including'
but noE ilmited io, gru"oi' coal' eart'h' earLh subsLanccs or
radioactive or fissionable materials'
B. No Owncr shal I alEer' change or re)ocate any
facility ro. -Jur*inunr util ity service \.riEhout the prior
wrj-ltcn "oruonl-oi the applicablc governmental authority or
uLlI tty "orponf it'a tt''" lichltectura I ConLrol Commi t tee '
C. No dlsh or antcnna for lransmission or recepLion of
televislon tiqn"t- oi nny orher form of electromaqneLic
radlation.f,o-fi'LuerecLed'.,lo.dormaintainedouEofdoors'
except as ,r.,or'r
-io-^p-or-ittea ny the Arclrit.ecLural Control
Commi t Eee .
3.21. Doclarant's Exempt-i-on'--. Not'hinq contalncd jn tlrls
DeclaraLlon shar I -EE-a6nsrrucd Lo prcvent tl.ru construct lon or
naintenancu rry oetiJtonl ' or its duiy aut'horizad..::::t ' of any
ImprovemenE, ,truti'iu o' sign necessary or convenienE to che
consLrucLion of Rull-di,ngs and ImprovcmenLi upon Lhe propcrtles or
other properLy in irie iol Amigos nanch Planned unlt Development or
e:-
r=-
tr:r::K '7'1)l) trlr l-:'7
the sale, promotlon, opcraLion- or dispositi?Jr :!-:le Lot-s or
ImprovemettLs situaie withj'n thc t'roporllcs or othar propcrLy in Los
Amrcros Fanch prann-eo unit oerctop.u.i]--wrtnout Ilrnltatlon on the
f oreqolng, nor:hinq l#;;1fi in 'thiJ'Decla!:ation shalr Iimit the
rlqht of Declarantt * "o'pfeLc- constrtt"tion of Bultdlngs and other
rmDrovemena. rn t'nn"*oaali-ionar ptlatot'11 ttugot of development of
tha Los Amlgos n"on"n
-pionned' unti oeveto'pment undertaken by
Dec la rant . Oec lara"n'a" "f.,o
fJ ir.Lher. be cxempL t rom any res LricE i ons
sets forEh rn ttris ol"fi*1itn lfmitinq rhe right Eo storage and
handling of thc rarJr-i-uru, supprrcs oiJiquipnrcni; the operaLion of
const ruc. i on,,ren r c in-'"^;';,i,, i;;; nt u na"^Jr r nL rv ; the emp lovmcn E o f
construct,lon put'oin;i,;-;i; erectlonl [ouplnq and maintalnlng of
such structures, 'Ji;;i;tt' ulgnus-:- ot ot-her- rmprovements EhaL
Declarant deems ao !I -i,j"jonabie -or nu."uuury to Lhe process of
deveropment-, in"iuii"g --;;; co'npruLion of construction and
disposltlon of ""*p"ltlla i"l: ^TO--Butldings
by sale' Iease or
otherwise. Dtlrtng thc coursc ot, an!-const-ruction unclertaken by
DecIaranL, Declara'nr shaII have tt.Iu i:9nt ?f, tu::on1ll'e easements
for the ingress 'ui.'lJ-ogrnur or a,I1 machinery, equipment and
ocrsonnel and for"'tl'c -ilotogo and hancling of the materlals'
supplies ancl equlpm;;;, ;;i"li rlqht oi tngr6ss and eqress shalr
exllna Eo utl)itY comPanlcs'
AR'TICI,E IVrtl@er
4.1. Genera] Pllrpolc' The ^ssociation
shall be a non-profit
corporation organ j#duffet ti'" i;;; ;i the state of cororado' The
AssociaEion is orginized for the purpoie of being and constltuting
the enLity for artt'-itrithniance 'of -.ihu *'tunI lnte-resLs of the
Owners of the uroplra'tl-"-'i n"iu,f f nq tl[ exercise of alI rights and
nri.vi Ieqes ancl ar* -p"tftl'into
9l otL cluLies and obllgrrtions
Lxoress or lmplied ln'tliG Dcclaration, SupplcmenEal DecLaraLions'
iilE'nr.i"i";";;a-uyi;r-.'.--rit,. nssociaiion siraII be governcd bv iLs
Board, whlch shattvi")(.rif #'in" iiqlirr and powers as set forch 1n
[n"-.qi"o.iation's Art'ic]'es and ByIaws '
4.2. Membershin' , By. accept'l.S. t deed to a Lot' each Owner
shaII be a l"tembci of tnc AssociaElon' Membershlp shall be
appurtenant to and may noL bc scparate from or'rncrsltip of any Lot'
Mcnrbership ln Lne ^tt:;i**"
Jiarf auLomaLically cransfer along
"itf't-|f," trans f er of title to any Lot '
4.3. Vot'inq nlql!9l' Thc IssociaLion shaII havc two (2)
classes of voting ffiffi;frfp.- CIorr.A l4enrber:s shaII be aII Owners,
excludlng oecfaranil 'no ofti'ff b.e entitled to one (l) vote for each
Lot owned, excepE'i;t'u'fti-FamiIy Lots which shaII have three (3)
votes for each f'ot-o'nea' CIass-B-membership shalt be hcld solely
and excl-uslvely by i"lfutunt' whlch shaII be-entsitled to three (3)
votes for each sinqiu-ru.ity'ana nural ncsidential Lot and nine (9)
votes for each *''iiii-t"^irv io-t' eithor owned or planned for
development with'in iot- Irni{ot Ranch Planned Unit Development'
specif icarry incrrrii,if in.r" Lots pl.anned f or property dascribed ln
siniurts A and , "f i"'.n.i";-;;i;; bu' excludlng that parL of the
Los Amiqqs nanch ;i"";;; u;ii oevetopment known- as Subdivision r'
Class B membcrship shalL cease una be converted to Class A
membcrship *trunu,r'u",
-a'iJ- toaur voLes outscandlng .in class A
member:ship oquuf Lil tJiuf 'oto" ouLstanc!ing in Class B membership'
When more th.rn one ( I ) person .or- entlty holas an inLcrest 1n any
Lot, aIl pcrsons nna'"'ltifios slrall be Mlmbers' provlded Ehat in no
event shall tne ni'mner of voEes cast' by tho i4ember's exceed the
number of votes oiio""ioa por LoL previotisl]' set forth' Dcclarant
mavcastallcr'ass^"n-;;;;;heldbyrt'lrrespectlve-'astowhethcror noL LoLs subje;;t'Liiuu n *oln6otur'ip havej been flnatlv platted
or not.
r.q' Wr""rJJ'r'"^ ;'.'J'';: .illllli?3i;
obl lgatlons and duEres "t--:l'--:::^---;^;';.' ln..on or enLity,
assigncd, aelegaJaJ. or contracted to any person
10
uuir* 'i'l)l) trr:t 55
lncluding r'he engaging of scr''rices of a professlonal manaqer or
minaging-agenL, Providcd:
A. t'lo Lransfcr' asslgnmcnt' delegatfolt or-cont-ractuat
arrangemcn. 'ntii--"aito iif"- riqhis ancl privlleges or relleve
LheAssocl-orio-n-?t"*tt'tor'frqriiront'untidutlcisetforthln
this Dectaratlon;
R. No Lransfcr' asslgnment or delegaElon'shaII ravoke
or change unv-o?'-trto rtghti or. obllgatlons of the owners as
are set fortn in this Declaratloni and
C. Any aqreerncnL for profcssional managoment or any
otlter contracL ;?;;;ti;;; rot oli'.nt tervlces of the Assoclatlon
sharr be in ";i;l""s;';;1';;t;;J iht" (3) vears' and provrde
for the termjnatlon by elEher party vrirhout cause and without
payncnt of a,'-t-e-r^intition f oe- on'nineLy (90 ) days or Iess
wriLl-cn notlce '
4.5. Limitat'ion UPon t'iabrilitY'
A. Inirelnnlfica!ie=+ffi"":ltl;:
the Assoclation, anY mcmber o!
i\ssociatlon nor any agent or emptoyee of !!e.]lssoclatlon,
shaII be f-iabIe to any Owner o'.oti''ut'purson or entity for any
acbionorforanyfalluretoact;iittiutpntttoanymaLterifthe actlon tJo'n -ot
f ai ltrre ro' utt u'ui ln good f al th and
withouL til'it'i"'oJlnttncionol ;tiscon<Juct' The ,\ssociatlon
shal. I lndc*'ii1' "*f htia harmless any member "l-t-|" Board' any
of f icer of tlre A!:sociat-ion o.-iny igene -or employee ot the
AssociaLlo^ 'i;#'";;i-intl 11r feas-onabre costs ' damases '
chargcs, rrouljJlics' or:riqatrons' fines' penaltles' claims'
demantls, or jrrdgmelits and any and alI expenses' incltlding'
wlthoul IimiCation, attorneys' fees' lncurred 1n the defense
or setst'lcmcnt- of any action aiisi ng out of' 'or claimed on
accoun! of any act, omission, ;;;.; or negllgence of suctt
person or of 'tir'-ltsioclatton' the Board' or any committce of
tlrc Assoclatlon, pro'/ldcd tttot-sucn pcrson has a'ctod ln good
faith and "iino't'"iIIfuI or intentional misconducL'
u' ;Notwlthsta;aill@of the AssociaElon Eo r
repair po..t'uY t'itt it-tri"tiitl'- che nssoc.i.aLl-on-shaIr not be
llabIe tor rnJtrry or clanragc' Jtho' than Lhe normal costs of
Lhe maintenanie an<l repair, "u,uua_uv
any.laLenL-condlllon of
the Properti;;;;';y-slie.conduct of other owners or persons or
bv casualtio'-toi *ni"n insurance f"tuont to't!l: Declaration
ts not requlred, or for rvhi'ch insuran"e ls not provided by thc
Associat lon '
4,6. rnsurance' The AssoclaLion shall be rcqulred and
empowered ,o oraffi'unO riintnf n the-ioltowing lnsurance so f ar as
suchinsurun.o"ou.'ug.iup'o"tic,:blyobtainable:
A. Insilrance for the Common Arca anct all pcrsonal
propcrEy "";;;-;;-ihc trosoct'''.tion pro'ldIng coverage againsL
Ioss or ou'io'gJ' ly irrigation' dcbris iemoval ' cost' of
rlemol iti on, "'iul'iu iit'' -'u i i" i oui mi schi e f ' winds torm' wa ter
damage, fLre-anJ a:'r other "utl-oitv-iu to'oted under sLandard
coveragep'o"i'iont-roitntr"iiin""*blercplactment'cosiof
the damagett"pioperty' In'-uranc-e--"o"utoq" shall also lncludc
prorecEion iii''';i"'";tt;"' prlipn ;na aisociated elecErical
r.rlrlng used'; sei'i"o and maintain any lrrigatlon systems'
B. Comprehensive publ lc I iabillty lnsurance ln a
minimum "r;;1^ li"ii'ooo'ooo uottirv injurv per occurrcnce'
$5oo,o0o;;;";t;-'accidcnt-'--on'titatuiorvworkmcn'slo*plnsution coverage upon employees'
11
r---
tr'--
C. Such other lnsurance as the Assoclation considers
prudent.
4 .7 . llrchitect-uraI Control Commi ttee '
A. Thc ArchlLcctural Control Committee shalI conslsE of
three (3) pcrsons"-t-J-;;-appoinr'l.uy Lhe maJoriEy of thc
Board. 'I'he moLhocl unJ *unitlt of the Architect'uraI Control
CommiEEee's appoinLmnnt, roptocemcnt and rcmoval' as well as
method of operatlon,1o'fnn'extent. not PI:ovlded hereln' shall
bc as sec forgh in tio lttti"fcs and Bylaws of thc AssociaLion'
B. No Builcllng, ImprovemenL or Tentporary Structure
shall be lnsLal-Iecl, erectcd, constrttcf'cd, pliced or permiLtcd
or aJLercd wlt.hj.n th" P.op,r.ales except upon the pri^or writEen
conscnc and approvoi of ihe archltecLural ConEroI CommlLLee'
C. To secure approval of i-he ArchiEectural Control
Commiliee, an applicatiin for approval shaIl be submitted t'o
the Architectura] Co^it"t Commi-ttec for: its revicw and flnal
ipptornr, sttch appilcation to lnclude rcasonal:Ie fees as are
establ.ishcd from ait* -it time by the ArchlEectural Control
Cornmittee to aurtiy-'the costs of 1Ls revlcw and duplicate
copies of plans onJipo"if lca.tl.ons relatlng to any Rull<linq or
InrprovetnenL. prani -a'na speclf tcat'i.ons shaII contaln' wtthout'
tirnitation, the pf."r pfoni and sccti.onal plans showirg.layouL'
IncIu<!1ng flor'r anl fionncr of surface rtrainage' finish and
i.triii-'qtoou niu,.itionu; froor plans slrowln9. overall
cljmensions; roof ;j";
-stto"rng pi tcir' roof . macerlals' and
color; axt.cr:iot ufJrutfons l;lroujlnq doors' windows and cxLerior
materials ana cofors; a perspecLive skeLch if requestcd; and
oLhcr: clctails toquniuuO nV tfre Arclr-iEectural Cont'rol Colr'nriLtoc
to' "*pfofn any featurc or component of tllc BuiIdj ng or
irptot'o.unt. - SuJed corners for the proposed Bulldlng'
rlllr,rovcment', Temporarl' SLructttre or cxcavaLion an(t an on-5ite
i;I;;;;;;;-'*;;'b;-;tq,irea bv thc ArchiLecturar' contror
t;;H;;;;;. "'-ipp-rl"rci-ont for remporarv sEructures. shall
spcctfy the si.zc-,- color, dcslgn' puipose and tlmc of
cxistcncc.
D, 'Lhe ArchitecLural Control Commiut'ee shall consldor
the aeschetic unJ functional design of. .any puiJ!-inO or
Improvemenl as Eo-the qualiEy of. woikmanship and materlaLs'
nui*ony of extcrlor 'aeslgn wiLh cxisEing Bttlldings or
;;;;;;;*".is, Iocarion with icspecc to t.opography and finishcd
oracle elevaEi ort, oi',d- tt'n ptutni'otion and enhancement' of thc
;;i;; ""J-ih; vlsual appearance of exlsting Bulldings or
ImDrovemenLs.,rne-arcnifccLural control commiLtee shall be
;il;;;;;;"jo .rororop, promtrl9ate, esEablislr' amend and-cnforcc
;;I;;;;;; -oJ iuntlionut ilesisn crj"ceria' suidelines or
iiinJa.at and procedures for appioval' 1,IithouE Iimieauion on
;;;"i;;;;"ing, refrective surfaces and brlght colors shalr be
dlscouragcd.
. E. The ArchltecLural Control CommitLee shall approve or
dlsapirove aII *tiiton plans vrlthin slxty (60) days aft'cr
;;;;i;;i"^. in ttre e'eni the Architectural control conmlttee
fails to take any action withln srtch sixLy (60) day pcriod'
ini-pt.p.*d Builbing or- Improvcmcnt shall bc dcemed approvect'
,ii"l" '-"-r'.rity or "ofd of the Archi t,ectural control Commlttec
shaII be required for the approval or dlsapproval of any
pioposeO Bullcling or ImProvemenL'
F. Tlre ArchlLecttlral' Control Commltt(:e shall noL be
Itable for clamage to any person sttbmltt'ing requesLs for
approval ot ao ony owner wiurrin the proporLy by reason of any
,IIion, failure t'o ict, .rpproval, d.lsapprovaI, or ral]urc Eo
;;;;;;; ;t oituppto'u'"iir.r reqard to sttch requesE' rhe
acr.ions of the nr.tniio.turut Confrol CommitLce sha.tI be deemed
12
?-=
tJ,111 'l'1.1'i) tr',t lt'J
r\!\.x r?'1 lc1 Y'tr' (ii)
concrusrvely brnding upon. the or.rners. rn any dlspute bctween
the ArchlEottuiul-'c'onirol commrilcl and any ['ot owner' Lhe
prevailrng poJii't;;i'i-;; "nritiuJ Lo reauonable aLtornevs'
fees and costs'
G. In the evont' any repalr' -mo'{l'f'!latfon'
new
constructlon Jt- fnitorlatlon. of' uny Butld'lng or other
Improvement, f;; "ftJ"rill.lu '^rchiteccuJ:ai controL commiLLec has
given fts appro'al, ls noL commenced within one (1) year from
tlre date of such aPProvaI. thcn.""r, opp'"val shal} bc deemed
to have been not given in the flrsC instance unless the
ArchltecLuraf ConCr6l CommiLte€ extenas such one-year periocl
of tlme tot """u"fi- uaOitionuf pLtioO or Pertods as t'he
Architectutar Jonitol commlt'teo
-duu" reasonable under the
clrcumsLances, but' in no evcnt for any perlod of tlme
exceeding two'12; ye";; f.rom the date approval Is first glvcn'
Once commencccl, any repair' modlflcation' ne' consLructlon or
rnstarlation with respect Lo any nutratng or other Improvcment
must be dillgently prosecuted untII subitantlal cornplel-ion'
Il. Thc Architect-uraI Cont'rol Comrnittee shall be
entitled Lo t";;;;; -corr'str.'rcLion rleposit-s' botlt to assure
constructlon is completcd ln compt i'ince- wlth 'the approval
glven and Lo ouLt" tigninst damage io public rqads' and rlghts-
of *way or comricin nrcJ' rne arciitect'trraI conErol' conmittec'
aL lcs discreLion, may cause the-l:csLora+'ion and repair of
public .ouou oi;-iigtrti-of-w'y oi-co^lnon Area' clean-up of the
consLructlon u j'.a" 'otfuat dust control mcasures' or rcnlove or
modify unu,tnoriz,6a "ontttu"tion-ana
dcducL ttle costs for said
work from fnu -.onoirucEion depos!t' The Association may
clrttrqe a,)y cosL dGfl'ci(:ncy Lo Lho owner'
4'8. Ad(lltiona) -RLglts an!-otrEies of, lha ,!ss:ois ' In
addi tlon Lo any oilrer riglrt, privrtegEl- airc-y or-obrig'rtion seL
forrh ln rhis ltccl.Ir:iil",i ," s.ipplcmcntai i:cclarations, Articlcs or
B;i;;.; 'cii"- lrnuo.iot-ion shali-ha'o' wiLhotrt lirnitaLj'on upon anv
other cxpt:ess ", i*piii'a -po"..u, Llie f ollovring additl.onal righLs
and duElcs:
A. Enforcemcnt of llacl.ariLion' 1^'iLhouL being obligaEcd
to clo so, ttrc-lilIsTciation may GnT6rce any term' provision'
duty, obliqorion]-"-o-"onunt' condlLion or reitrlctlon seE forth
1n Ehls pucriiolion aga Inst' any owner or. t''c.mb-c-r' In any
enforccment uttion uy ihe Assoclation against any owner or
Member, th" ;;;;;iritig fottv slraII bo enEiLled to all costs
associated'''tt; ;;l; t'nftt"u*onL acEion' Including reasonable
attorneys' Ices '
B. Commo-n Area IJ'1 inLglgnce' The Association shall
mainLaln tne Tcimrnon-Aica ' togeET;; with alI f mprovcntcnEs an<l
landscaplnq "ituotu thereon'. in a neat' clean and well-
maintained J.nO-i-ti"n' Such. malnt-cnance shaII lnclude
easemenLs, .-ilit-t-=-"i-"uy' mcthods of ingress and egress '
utiliEies, roi,lu, waI.ks ancl drives' Bt approval of the
l.tembers, the AssociaLion may undertakc capital Improvement's
uiitrt t"ipuct Eo the cotnmon Area'
C. Road and. Easc'!1,!.Ii=intenance' To the exLenL noC
provideduyaffiZa5l6l'ot'crnmeriTfl-SuTii6rity'LheAssoclaLion
may provlde io'r ttre carc' operaLlon' managemcnt' maintenance'
repalr una tupiu"ement of any or aII pubJ'ic and prlvaEe roads'
In addirron,"'Jtio"1r=".iiai"i.' ^oy
-.uinLaln all .easemenEs and
righLs-of-way siE'trate upon 'tnn ProperLles ' includlng
vehicular, pla"'-tJon' equlsrrian and utility easements and
rlghts-of-way' l'lalntenance may lnclude removal of snow or
other debris '
D. Provision of t'tJljty Scrvices' To the cxtenE not
otherwlse pr6vtdcd by publrc otffi uLlltcles or speclal
l3
r,r'tl 'i'{)I) nrtt (i1'
dtstrlcLs, Lhe ,\ssoclaLlon may provitte for garbage and Lrash
removal and utii'i;;;;;i"oo to'the Lots and the common Area'
incruding, uut 'nti'irrnit"J1"' irrigacion. u.n'd -po-t::lu waLcr'
and sewer or uupiiJ'""i'i""" rrie issociation may obrigate
ltserf Lo pav "'Ii"!o;""oiu Jiutn ;; ;;;-"o'rt and expcnses of
any sysLem u"n"riliii"tnu-ntopottles ln the nature of an area-
wide televfsion 'uooiiot' translaLor or cable system'
E i:il{-Fi::"::lshalI have tl:"
' P-"I^"^t .'"" ";;"';a
-"il -i"ii and personar
;:illi:;T;. ff;::'#Jfrrli"""ll-'ne associatton''pu''i rtcarlv
lncludlnq the common Area, to u.",ir-u
-itru
f ,t Iest enJoymenL and
use by tr," pntt-oni-utitr'oti'ea co Jnioy and use the' same' The
Assoclatlon *u, provl<je fot 'ut'"-ii'on's
for the' vlolatlon of
such rures "^u"Jg;rli:^;-;v-;i;;i
and penaltlcs' includins
the expulsron oi'Jiti";; ;f "io'rut"to irom Lhe enioYment of
aII real ancl personal propcrW - antt faci Iit'ies of thc
Assoclation and ih" corn'non Area'- hhe Associat'ion further may
lmpose ,rot fJtu""roi-lh" "te-of ihe common Area or real or
personar pttpniiv--o't ofnut faciiitjcs of the Associatlon'
providcd ,u"U uu.', i""r ir. rrnlformly applied for the p\trpose
of defraying oi orrsertinq "ouiti ina expenses of bhc
associatiirn ittributablc to such uses'
F.Go.Jernmenta.lsuqcqs.s.o-r.AnyProper.tyorfacility
owned or held 6y frA Association'ana any f trnctlon or activlty
requiredLo;J;t';il;;;i-;vtheAssoclationundorthls
Decraration ma; uJ-iransferred to uny governm.ental_ authorlty
which is wl rri,{q "r-. ;:;;;;-;;;-uuir*"'uu-.h obllsations on such
terms and conalltlons as the Ass;;iation shall deem to be in
the besE, inEcrests of the O'nerJ-ana vrlth written consent of
DecIarant,.
G. f!lcrn]]l f icaLion-c-f-De-cl4qilg!' with respact to real
or personar p*f;otry GantEa ;-r =Ga-tea to rhe Association by
Declaranl, ar,o"iJJoJiJiion sha-II indenrnj fy and hold Dec'laranf
harmless f rom any anrl al I Iosscs ' I ia-bl ltties or claims
arlslng from or In'connaction wILh the improvemenL' operation'
mainLenanc" ot ulo lnot"of by Lhe Association or any pcrson or
entity auEhorized to usc Lhe same'
4.9. AmpMicPt&.!1' The Association may exerclse any and aII
other rlghts ona pffiiog"t'91'"n !t 1t by rhis Declaration' by its
ArLlcles or nylawsl'oi'o' iay otherwise Ue given to iL by Iaw'
whethcr e)rpress o.'irn"fifi?i,"'.loi"noUIe or neCessary to carry out
Irs purposes as urn'']l'J?rin
"ir if,is DcclaraLion and under lhc
,l\rticles and rlyraws]-- lio'o'llot' th; Association shall nots be
ent ltled to:
A. Change Bhe obligation of any Owner for paylng
assessmcnts or charges hereundcr;
B. Physically parLitlon or subdivide any LoL; or
C. PartlLion' subdivjde' encunbcr' sell or t'ransfer the
Coinmon atou , n*"upL' f.o:. the gr,anuing o f easemenLs f or pttbl ic
utjIiLIes or oLher publi-c pt'tpooo'ctnsistcnt with Lhe intent
and PurPose of this DcclaraLion'
4.10. ProperLv Fttrnisllcd by Declarant to Assoclation'
i n'"]i n.ffi "':"';T
"?:!!!e^l:^l':l"ii
::';:;
be soId, conveyed' Iease<J'. tton"iiiieJ' abandoncd-or disposed
of by tnn n"#"iaEion without the consent of DeclaranL' nor
shaII any rrpi-oi,.r,""ts on rcal p;;;.;iv grantcd or^convevcd to
tho AssociaEion by peclarant uE aesiroyea, PermitL'ed t'o
l4
r=
brrit( ';'1.)1) lrtt t;?
of by the AssociationdeterioraLe, vraste or be disposed
eriLhouL Lhe consent of Declarant'
B, Desiqnatlgn of Eas"cments' As to any real property
or tnLercsL i; real propcrty -;ilvoyea or piovided to thc
Issociation uv' dt-"f1tlnt, occlaranc'reserves the rlght' to
create or irlio="u--oui"*"nrr for utilltles (tncludinq 9os,
elect.rlclty, watcr, sewer' .leiephone' ielevision and
inLercommtlnicatl'on, alarm or- othcr sysLem) ' -drainage' prrbII'c
or prlvate "gr";c;iunl-or
hlkrng-itoils' and for lngress and
egress and access'
o".u,!onu rffi, ::ffi :i rf"_'. r'""""'l'rtt:l'l:
orqanized .i'it o'onri' charttable beneflts or fund raisers'
;;';;;;;;.r"r-t'iuipriie or activitv sharr be conducted upon
any real ptopotiy tr lnceresc. in -rcaI propert)" lnc!udlng
Improvcment, 'iit"luon, gtont"d' conveyed or furnished by
Declarant to Lhe J\ssoclation'
lllrl!.LE v
ASS LISSI'lliNTS
5.1. Owner's Obliqatlor]' By acccpt'ing a.dced 11:lv LoE' each
ownera9rees.opuffin.39",i,r,-ro"a1ItneasSessments,tobe
flxcd and levied frtm tlme to tlme as providccl in Ehis DecLaration,
the Articlcs and BYlaws' Such asses'*"ntt' tsoqcLhcr'wlth interesL
accrulng thereon ;;;-"t;t" ";;;-;i-;ottection in the event of a
dellnquencv or p,v*I"t,'"tft1 rT-qe -t1e personal jolnt and several
obllgatlon of each'p"tt"n-ot.enttty-who is thc Owner thereof aL the
tlme Ehe uut.o.rn.nt v"as madc ' lton-usc b1' nn Owner o f a l'ot or
Common Aroa snafl'1of relieve the orrncr of obligaEions to t'he
AssociaEion.
5.2. Reqrrlar Assessments. lttthin thirty (30) days followlng
LhecommencernenL."ffi;tyeaiofLheeisoclaLion,theBoard
shalleslimaLethecostsandexponsestobeincttrredbythe
Assocr.atron during such flscar. year 1n performing 1ts frncLions
Dursuant to Lhis DLcIaraLion, Lhe Artlclei and ByIaws (lncluding a
I;;;;;;;t;"p;;;;' i;;-ioi ""nrinsencies ancl rcplacements )' and sha I L
sub.ract from such esLimate an.motlnt' equtl to the anticipated
balance (exclr.rsive ";-;;,t reserves) in the operaLing fund aL the
starE of such ftscai-y;;; ,rlr"tr 1s'attributablo to the opcr.1 Lion
ancl naintcnancn iii"iu*"ntt for Lhe prlor flscal ycar' The
estimate so determined shall bo assessed to the Class A and B
members as a regt'lii ii""ot*enl by divlciing Lhe total estimaLe by
the total numrer o] Clut' A and B mcmbersltip votes which are
allocaLecl Eo land wiEhln Elre ProPerEics wlt jch li'rs been f inal Iy
platEed, and assestinq-if'u resultlng Dcr voEe amount Eo such Class
A and B members, provided, howevcr' 'CIu=u n mcnlbersh'ips shal I bc
assessed at ona-tliird (1/3) of Lhc. raie of Class J\ mcml)erships and
1n no event srrarf tni asscssments against class^ B-^membershjps
excced flfLy percent (50x) of the- totu--I uttussments againsL Class
A and c.1.ass B *o*lot"itipt" Req-rrIar ottoountorrts shall be pai<l I n
twelve ( 12) equal';;i;it insta-l lP;ent's' clue on or bef ore Ehe l0Lh
day of each month, payments. t?.comT:nce'wiLh the flrsE month of the
flscal year. lsses!menus shall accrue lntcrest aL elghteen percenr
( I8t) per annrtm, ;;il;;;;;-onn'irrv' from and af ler Lhe due dai
!hereo f '
s . 3 . spec i p I As s cs sme'l 99' - ij.'^ -"
t, :lI.:,1 T:"oi:t;'n" "tJ'"rii:;5.3 ' Special Asscssmenqg' --Ij.,^^"year, trre E[t ar u:t::t1:.1t^.1.:"r","jes Jnadcqtlate for any reason'
IiSl;"t',is".:"^"-;:;";i'Ii"l'^v-9yi":-:-:':I".,,'-n:'^:".1,'^"1?::iifl,HI
i : ; i'""';'J, l;J; 1""*"1;.h li'1"- :::,i: I I : :
;:',,
: : : : : i : : i ; :' I i : : :
l :;l.i ":E:' "
"f"".;::l!i =
: :i ; t: ;:^i l.* :; .: i : f; i : "ln :'" ::;.: I i : :i":l:";TJ,,io"iif;ti!''l'piiil"i;";:. "".::.:i:"^" J''"'..'".*,'l''"":l?fi:l:';;
t nitu no^,ff 'f""# Ti; iii'J iiIi"i,;r ll:lil:l, :n,"-^: : : " : ":i i :5 i : :I
: I :' . : I : i : : ; l. :' : ?' ;I "
; ; " ;' ;; g" i' :i' * I : 1, I ? - :'^':: "1'.*'^:':','"'. : :ili"iii'o"lJffo'l;: :;;";';;;i'; iii" i"i'rtins Per vocc amounL to
15
(:-
ulr'J( '71)0 rlir' G:l
the owners, provide<J, howevcr' Class B meml:ershlps shaII be
assessecl at one-ttrii,r- i rll ) f,hc raL€ oi-ct uuu A tneml)orshlps ' and i n
no evcnt shall the assessolent againsi Class g memberships exceed
f if cy Percent ( 501 ) ;; lno tocu i o"ou"^nnts againsE c'Iass A and
Class B memberships, such asses-smenL-Lo be paid eiLher in cqual
monthly in!,taIImcnts'ovcr the balanca of Lha rLmainlng fiscal ycar'
or In a lump sum billlnq, as the Board shalI deLermine' Spcclal
assessments shalI accru6 interest at ejgllLe-en. percent (lBt) Per
annum, compounded o-n-n-'uf ty, f rom and af Ler .their due daLc '
5. rl . Re.[ml;rrrserne]u-Irroir4g!!: The Board may levy a
reimbursemenu asso=sEfr'enE-td;-iisli -any or'rner as a resul t of strch
Owner's, or sucrr owner's t'enant's, guest's' or occupanL's' fallure
to maintain tholr f,oi-un.l-uny nuiidino or IntprovemenL thereon, for
damagc to roads, "ifX"iyi, e'asemcnts' oEhcr publlc rlghEs-of-way'
or Lo the common area ancl InprovemenLs thereon cxceedlng ordlnary
wear and tear, ;;; for cost defjclencles associated wiLh
construcf.ion remedi-aifon ut set forth In ParagraPh 1'7'll' herein'
regardless of whettrer such damage was caused by the wlllful or
negligent act or "*iiiion of sucli owner' or owner's tenant' gtlest
or occupanL. s";;- ui,o"s'nont shall be f or the purpose of
reimbursing the aslociation for its actual cosLs and expenses
incurred for the repair, nlaintenance or resLoratlon of such damaqc'
and shall be due and payablc Lo the Associatlon when lcvjetl'
ReimbursemenL assessments stralI accrue interest at elghteen percent
(IBt) per anntlm,..,p"'"ata annually' from and of their due dato'
5.5. EnforceDcnr. In thc event any assessment ls not paid
whon due, the Assof ion-may onf orce payment of such obllgaLlon by
any or ui I of the f ol"Iovrirrq renreclies :
A. Tlrc AssociaLlon may elecL Lo acceleraLe and declara
lmtnecllaEely duc ancl payable the rcmalning balance of regular
or spccial assescmcnLs for sttclt flscaI year'
B. 1'lte AssociaLion may commcncc a suit tso collecE the
delLnquent. assessments, lncttidlng any accclerated assessment''
;;;-r;;il"nt rendered in strch action shalI incrude an amounE
to reimbttrsc Lhe Associatlon for costs of sulL' inclttding
reasonablc aLt.orncys' fecs '
C. The Associat-1on may suspcnd a defaultlng Owner's
voting right and aIl rjght to use (rnd enjoYment' of Lhe common
aio" rlntii aII cleljnq'"-nt assessmclrts are paid'
D. AII rlelinquent assessments not pald.when due shall
be a LIen on the d;;;'s Lot which shall bind the Or+ner and
t,i, n.iau, deviseei, personal rePrcsentatives and sssigns' At
"^"'tl^o following'on Orno.'s failttre to pay any assessmcnL
;iilr";i;.,'-l;;'-ndard mav prepare and rile a cert'irlcace
"fuirins !uch lien. which ceirliicatc shall state the name and
;;;;;;;'"i Lhc clelinquunc owne!:, Lha lcgal clcscri.ption of tlrc
;;;;;;;y;ul)JecL eo tr'u l1crr, the anrount clalmL'd due' and that
thec}almotllenisbeingmadepursttanttoLhisDeclaraLion.
;;; Il;;i cr:eaLed hereund6r may be,foreclosed in Lhc manner
;;;'i;; ;;-il" for the Judicial foreclosure of a mortsase
Ilen upon rear proPcrty rindcr applicable Colorado ]atv' In
such foreclosure urii, inu costs oi sult, including reasonable
;;t;t;;tt' fecs, shaII bc awarded to t'he Association'
D. NotwlthsLanrJlng provisions of Lhls SecEion' the licn
for asscss^nna, ptot'iaea"trcrein shaIl be subordinate Lo Lhe
lie:n of any first';;tt;;g"' Tlo licn of tho asscssnrene shalL
be superlor to ''ny fio'ntrca^9 .exc]nption ng* or
^
hcrea f tcr
provided by the favrs of the State of Colorado or the Unlted
states of Amerjca. Thc sale or t'ransfer of any Lo! shall noc
affect the assessment I iens' llowever' the salc'o-r transfer of
any Lot. pursuant Lo firsu t'tortgage foreclosure shaLl
16
tr'!::l( 'i'l )1) r:l:t {;1
exE'inguislrt-}rc}ienforsuchasscssmcntastopaymentswlrich
becotne a,,. p. ioi Lo stlch sa I e or trans f ar ' llowever ' no sa Ic '
Lransfer or foreclosure proceedlng brouqht- bY.'ny firsE
Mortgagc rroraot---tr'iii e*cing"ish tht personal obligation of
t.he Owner for de]jnquenL ancl unpaid assessments'
s.z. @PE9y-9-8-s4-1' rn addition to
regu I ar, spec i a I a n-d-i6Tt5ii?i?fr en tEsEEinren ts, t he Assoc i a L ion may
levy, in any flscal year, an assessmenl- applicable to thaL year
only for rne purpos-e'of }efraying' j-n wholt- or part' the cost of
any consLruction,
--ro"onst'ru;tion' repair or replacement of
Improvements Eo or ttpon Lhc Common hrea' includtng flxtures and
personal propercy Jelar-ed thereto' provided -that any such
assessmenL shall have iio-ippt"''rl of'two-thirds of the CIass A and
class B votes prorunt-ir iny meettno caIIec-l for such purpose at
which a quoruat ir'-pi"*ni.' For tlie pur.pose of . ma]<1ng capit.al
Improvemenu assessmints, a gtrorum shafl be not' less Lhan fifty
narannF /501.I of the Lotal Class A and Class B membership votes '1t'
i;;"?l;.'-;;' ;; mecting. rn assessing capitar .improvcment-^'
f inally plaLted Class n rnuitnberships sha) I ire aisessed aL one-Lhird
(1/3) of the raEe or-cioiu A mcrnbershi.ps and in no event shalI the
assessnrenrs again-st Ciiuu n membershipi excoed-Jifty^percent (501)
of Lhe t,oLaI asseri.."iu-agafnst CIajs e and CIass B memberships.
uul_qlE-yr
At'Ifl[:xAT]roN
;;"fi;'il*i;;';; urii .""i p.or)erry describccl in Exhibir B ar!achod
hereto and in"otpnioioa'r'y'tr'f" refcrencc' This powcr of
annexatlon wttlrouL tlre conscnt of Lhc Orvncrs shaIl be 1n existence
;;;.-; poti"a or tr.niv-i:bl vears frorrr Llla d'.ILe of recordinq of
thls Daclaration. declar:ant may cxLcn(l this period for an
addlt.ional ten ( IO) years by rccording a .supplemenL to thls
DeclaraLion before the'expiraulon of tlle init'ial 20-ycar pcriod'
6.1. Gencral . Declarant may at any time annex to t';1e
ProperLies without t n.-"o^toni or ttie-owl:I:-tl-tl:-t?.:?":t.ti,?l.i:,1
6.2. Annexation Prgcedrrres' The annex':tion of any PropcrLics
shall uecd-me--6?r66ITI,E-iIEn--rtre last of the following cvonLs
occurs:
A. A Plat of Lhc Propcrties Lo be annexcd has bcen
aPProved by appljcable govcrnmental auLhority and filcd wirh
tblpo.t to th; real proflerty t'o be annexed; and
B. Doclarant shall have exccttLed and recor:ded a
Supplementai
-Oeciiration which shall ctescrlbe the rcal
piibuttv wlrich ii-to un anncxed, shalI. sct forth or refer Lo
adc]iLlona}ordif(erentcovenants,condltionsand.rest,rict,ionsappllcable to the annexed properEy and. shalI cleclare LhaL the
annexecl proporiy-.horl ro srrbiect'to Lhis Declaration and al.I
additional or OifferenL covenanLs, condiLio'rs and rcsLrlcLions
sot forth ln the Supplemental DeclaraLion'
6.3. EffeCt of lnnexacjon' upon any annexation becorning
ef fecLlve, the Prol;ffi-;;5-i6;f'to thl anneiation shall becomo and
consElfuLc a parL if tn" I'rri[rercics and Ehc Associatlon shal] hava
and shall accepc an<l exercjie aIl rlqtlt:r, duties and obligatlons
with resPect tso sttch annexccl properfy as ar€ sets {o-rth in t'his
Doclarar:ion, Supplemental Decloruiiont' Lhe I'laL' and Articles and
ByIaws of the Association'
ASTJ!l,E vIi
.f,.l.,END14Ell'.ls'l'o DECl.AItA',rIoN
DeclaranLrcservcsthartghE.tonrrkemodificatlons,additionsor aoioLi"n= in -or Eo tlrg- PlaL, this Declaration or r.lny'
;;ppi;;;;;ir oocraralton uu nrav be rcquired bv MorLqa.go lcnder or
insurer, or as may be necessary to comply wiLh building codes'
i'7
!:r:( '?'l)1) ur:i CS
governmental rcgulations, or rttles' lat'rs or ordinances of
appltcablc aouorn*oniiI
'autftoritioo' providecl . tlrat no such
modlftcaLlons, aacrlitons or delcEloni' sr,iII requrre the plrysicar
modification of onv -riuiiaing or rmDrovement or decreasc any
f inancial obligatioii of Declarinc' E*cepr for the rights rcscrved
to Declarant, this ;e-cl;raLion shall nol bc revoked' modified or
amended excepE..rpon-ino affirmaElvc vot-o of noE less than elghty
percent (SOt) of'aii nrenrbcrships entlLlcd to vote ln the
AssociaLion.
B. 1. Enl-9-rc-9mgqq' The Associatlon' Declarant or any Owner
shall have the riffi to -"nrot* by any 1:rocecdlng :: lu" or in
eguity aII rest,ricrions, conditions' covenints' rescrvatlons' I i ens
and charges now or hereafter 'i'mposed by the provlsions of this
Dcclaratio, o, unli si;;;I;;;;tai beclarafion' rhe fallure or Lhe
Assoclat,ion, oecrarint'or any Owner to enforce any covenant or
rcstrictions hereirilontolneO shal1 1n no evenL be deemed a waiver
or estoppcl of trto -ifqf't to do so thercafter' or a walvcr or
estoppel of any oLher or subsequent' breach of any covenant '
condition or resEricfion herein conLalned' Further' no parL)'
enforclng uny .oronuni ot totrticLion tn Lhis Declaration shaII be
entltled Lo .onutibutlon from Llre Assoclatlon' Decl'arant or any
oEher ov,ner ror tne.entorctng partyIs costs or expenses lncurred
for any enforcement acL-lon. rn any Iegal proceeding^broughL for
ttre purpose of .ulot.inf lr.ri " oeirarit ion or any strJ:p) ententa I
Declaration, the pilriilfitg party straIl be enultled to an award of
reasonablc utrornofr;--indo' unil costs lncurred ln connectlon
thcrcv/1th .
8.2. Sever:a!-l-L!-ly. Inval ldatlon of any one of these covenanEs
or restricttons ufltiilgrnenu or courL orrtcr shal I not af f act any
oLher provlslons wni'ch inoff remaln in fuII force and effect'
8.3. Duration. fh9 covenants and restrictions of thls
Declaratlon, or any amendnlenE or modificatlons hereLo' shall run
vrlEh and bind the Iand for a term of twcnty (20) years from the
date this Declaratltn was recorded, afLer which time they shalI be
auLomaLlcatryexuenacdforsuccessiveperlodsoftwenty(20)years.
8.4. Numbcr .rnd Gencler' llhenever usocl hereJn' unless the
contexL shatI othc;;l;ffi6tjde, t'e singttIar.numbers slrarI lnclude
the plurol, Ehe plu.n1'thc singular, and the usc of any gender
shal] include alI genders '
IN I^TITNESS tlllEREOF, Declarant scts its hand and seal t'hls
'3O daY of ,Yt''e r'r o<"^ ' 1999-'
LOS AMIGOS NANCII PAIT'TNIiRSIIIP
a Colorado gcneral PartnershiP
=t-' -.
---1
,//
hw ..2! --A'1ttt. / ./ .€.zfttl ... L- |I'homas E. N(laI,
Managinq General Partner
ARTICI,E VI I I
crtN'EEEFImiEelrs
1B
C
e:
STATE OF ILT.INOIS
COUN?Y OF COOK
)) ss.
)
$,r:( '?'1 il') rrt'' (;!;
before me this
E. Neal as Lhe
PartnershiP, a
.'0rt'tctAL stAt,.,
UirrbctI A. Ih([ernrn
Notory Pu6lic, Sr:tt of tlliooir
lly Cumo,rrion trp,!i IJJ l5 l99t
The forcqoinq instrumenL was acknor'rledged
"ri
"- aii- ii- _ , it:___iU:_, 1s s. I , by rhomas
Man5sffig--ionutu r pT?[nt?-6?-'r'ou TiIi gos Ranch
Cotoiaa6 gencral PartnershiP'
vJitnEss my hand and officiul,'?D?).i,/
My commlsslon exPiresi " t/"'! t '
19
r_
a
brrl))l '?'1i1) t:rt (i7
EIIJ_BtT_^
LOS AMIGOS MNCH SUBDMSION I'IO.2
FIUNG NO. 1
That pan ol Scctions S and 0, Tovrnslrip 7 SotLttr, Flan0o 88 West ot tho 6lh Principal Meridian, said
real property being more plrliculatly desclibed as lollows:
Beginning ar a point on lhe weslerly rlght-ot-way ol Counly Road No. 114 th9!9: a slono lor tltc
clollng corner to tho norlhoast corner ot said Section B bears N 73'15'34'E 1508.87 leel, wilh all
bearirigs conl1inod trerein being relalivo to a bearing of S 00"32'11'W betvreen the E 1/4 corner and
tho SElcorncr ot saic, Section 5:thencei lronr a tangcnt boarino S 20'40'01'W southwcsterly' 60 13
leet along tho arc cl a ?341 .71 loot radius cuNc lo the left having a ccntral anolo of 1'28'17' and
subrencJirig 3 chord bearing S 19'55'5?'W 60.13 feol along said wcsterly tioht'of'wayi rhencc f'l
66"16'2C. W SO.OO teet; lhonce s 37'oB'53'vr' 214.12 leet; thcnce s 07'25'0? w 245.00 leet: tncnce N
90.00'00, w 2368.30 leet; lhcnce N 01'31'35'W 37S.08 leet; thcnce N 15'40',46'w 296.02
'eet:
lhence
N 54"14',46.W 3O0.06 feer tlrenco s 87'57'17' w 42o.27 fcet; thencc l.,l 00"00'00' E 367.85 leet: lhenco
N 90.00'00. E 700.07,eet; lhence N 17"53',47'E 63l..15 rect: ihenco t,,l 30"04'05'E 60.00 leel; thcnco
s 59"55.55. E 16s.81 lceli lhence N 30"04'05' E 2!0.65 feot; lhenco S B.|.38.00. E u7.84 feet; thcnco
s 08"36'52. E 6g.66 teet: rlrenca 161.39 lecr slono the arc ot a 195.00 loot tadius curve lo lho lcll
havlng a centrat angle o, 47'25'18'an(l subtencling a chord bcaring S 3?19'3r'E 156.83 leel: thenco
S 56.02'10. E 64.63fect; thcnca 252.95 lcet along rho arc ot a 5C0.01 loot raclius curvo to the lelt
having a contral anglo of 28"53'1O' and subtenc,ino a chord boaring S 7Oi1'45' e250.27 leel; thonco
S 85.61'ZO. E 350.7-3 fset: thence 192.61 ,eet along tne arc o! a 915.00 loot tadius curve lo the leit.
having a cenrral angle ol l?03'39. and subtending a chord bcaring N 88'56'50' E 192.25 teet: thence
NB?55'Oo'E222.gsfeet:thcncoS09"06'52'E42tJ.95feet:thcnca233'BBfeclalonglhoarcola
695.00 foof radius curvo lo tho right, having a ccnlral anglo ol 1S16'52'and suf'tonding a chord
bearin3 s 0oe31'34. w 232.78 leer; rhence s 10 10'00'w 1o.t.B1 lcct; thencc 128.02 lect alons tlro arc
ol a4Tl.4g toot radius cuNo to the leh, having a cenlral angle o, 15'2I'40'and subtending a cltord
bearing S A?2g'11. W 127.63 [ect; llronco OZrtO teet along ]ho arc ol a 120.00-lo-o-! radius curvo lo lho
lelr haJing a cenlral angle ol 44'09'39' and subtondin0 a chorrl bearing S 2f16'29' E 90'22 lcsu
fhonce 2rB.8S fcet along thc arc of a 775.10 foot raditls cuNo lo lho lelt having a cenltal angle o'
16"55'08. and subtendinsl a chord bearing S 57'48'5? E 228.05 leet: thanco S 66"lti'26' E 190.90,ect
to tho point of beglnning, conlaining 97.?5 acres more or lcss.
Said rcal proporly lras becn tald out and strrveycd as Los Amlgos Ranch St,bdivislon.No' 2 Filing No'
1. a subdivision ot a prtr ol Gar,ielr, County, Colorado. Tho pl:rt ol Los Amjgos Ranch Subdi''ision No'
e. riting lJo. 1, Counry ol Gartield, Stato ol colorsdo, is recorded as RcD. No. 353877 ol thc clcrk and
Fecordlr of Garfield 6ounty. Colorado. Stid rcal property is subiecl to all easoments slrown on said
plat or othcrwise o, record, including those rccotdcd in Eook 670 at Paoas 511'514 and in Book 743
al Pages 602.666.
(=
-:-
EfilBTT B
LOS A'{IGOS TUNCIJ PANTNENSIIIP
Tov/nshir, 6 Soulh. Ranoe BB Wesi o[ lhe 6th P.M.
fowlghin 7 sQlnh. Fanao BB wost ol lho 6th P.lvl.
Section 5:
Section 6:
Townshio 6 Soulll. RJnoo 09 West ol llle 6lh P.l'{.
Scction 35:
Soction 36:
Parccl I
SE-1i4 and Lot 2
s-1/2slv.1/4, Lot 7 and sE-1/4sE-1h
Lots 1B and 19
$,rtr '71):) Plr.,t G.S
Book 547 PaOo 569
Book 547 Paoc 570
Sedion 31:
Scction 32:
Section 33:
Lots 3,4,5,6.7,11 and lho caslctly ono-hal, ot Lol 10. NE'1/'15W't/'1,
Nw-1/4sE-1/4, SE-1/4 tlw-l/4 and NE-t/4
Lots 2,3,4.5,6,7,sv/-1l4NE-1/4 and NW- 1 /4-SE. 1/4
Lols 1.2,10 and 16
SE-l/4, N-t/zSW-1/4. NE-1/4. NW't/'l 3nd Lots 1 and 2
EXCEPTING lrorn tho abovo described proparly the parcels of land as lollows:
1. william E. Foster and Bruco oixson by rlee<J recordod in Eook 374 ar Pagc 480;
2. Cotoraclo Mounlain Junior Coltege Disrrict by dcods recordod ln Book 381 at Pago 537
ancl Book 333 at Pa0o 265;
3. Boarcl of County Commissioners ol Gartield Counly, Colorado, by deed rccordcd in
Book 409 at PaOe 220.
4. All rhat ponion ol Lot 2. Sedion 6, Torrnship 7 South. Range BB West o, rhe 6lh P.[|.
lying Soutllv/esterly of the Southeaslcrly right ol lvily line of a county IoJd known as
lho'colleoo road'.
TOGETHER WlTll any and ail watcr, v/ater riollts, watcr slruclures. ditchos, lalcrals. v,rells, and olhcr
watcr and warcr laciliiics ol cvcry kind and nitrrrc. rvilhoul limilalion, appurlenant thereto; PROVIDED,
HOWEVER, that ths said convoyanco of uralor righrs is willtorrt any warranls ol titlo whalsocvcr.
That parl of T. 7 S.. n, 0S W. ol the 6th P.l,.,l., being all of Lot I and the Wcsterly one'hall of Lot 10 of
Scc. !, ail o, Lot S of Scc. B and that pan of Lot 4 ol Sec. B. lying Wcsterly ollho Wcslctly right'of'v/ay
lino of a County Road as constructed ond in place. lhs Wesle(ly right.ot-way line ol said road bcino
doscribod as lollows:
Beginnlng at o point on thc Southerly lino of said Lot 4. sald point baing on the Westerly ri0ht-ol'v/ay
lino of said Cot,nty Bosd, whcnco tlro NE Cornor ol saicl Sec' I boars:
N. 6tr03'34' E. 1933.73 lcct;
thonco N. 03.12'18. E. 242.69 toet along rhc woslcrly rloht-of-way lino of said county Road: lhonco N.
14"58'08. E. .l44.01 fcoi akrng tho Westarly right-of-way line ol said County Road: lhenco N. 52.07' E.
69.1.57 leei along tho Wesrorty rioht.of.way lino ol sairJ County Road lo a poinl on lhc Nonlrctly lino ol
said Lor 4.
EXCEPT tho y,festerly lO24 lcot ol sal(l Lot 5, Soc. 0 and said Lot 9, Soc' 5'
Patcel 2
Lot li ol Scc. s. Lots 8 and 9 ol Sec. 6. Lols 10 and 1 1 ot Sec. 7 and Lot 6 ol Scc. B. T. 7S., R' B0 W
ol lhe 6lh P.lil.
EXCEPT all rhat parl thcroot herctolore convcycct by cieer,s recordcd as Docrrmenl No 2{9250 in
Book 418 at Page 1; Document No. 248001 in Book 403 al Page 220
Parlo '1 ot 3
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and
T1e Weslorty 1024 feol o( Lot Fivo (5), Soction Eight (s), and Lot Nino (9), Socllon Five (5). Township
7 South, Bango BB West ol lho 6th P.[1.
and Book 614 Paga 679
A tract ot land ln tho soutltrvost 1/4 ol tho sotrlhc:rst 't14 ol Scction 32, Tovrnslrip 6 Soulll' nanoo BB
West of tho 6tlr Principal Mcridiarr, belng moro parliculally desclibcd as follows:
Boginning at a Garlicld Counly Survoyor blass cap in place and properly marked lor tho centor
qrirter corn"r ol said Section 32, thenco S 89" OO'23' E 1314.62 leet alono tho nonh lino of lhe NW
t7c ot rnc SE 1/4 ol said Section 32i rhence S 01" 4B' 29'\ry 2465.40 leol along lhe east line of llro
west I/2 ol the SE 1/4 o, saicl Scction 32 lo tlro trUc poinl ol beoinning; lhenco conlintri,lg S 01'48'
29'W 136.26 lcct along rho east lino ol tho sw 1/4 of the sE 1/4 of said scction 32 lo tho sE corrrcr
ol lhe sw 1/4 ol the sE 1/.t ot said section 32: lhencc N 89'43'26'W 6.18 loel along the south lino
ot ttte SW t/4 ol thc SE i/4 ol said Section 32 ro a lenco linc as built and in placo; thence N 0'1' 24'
02. E 136.56 fcct alon0 said lcnco lino to the tr!,e poinl of bcoinning. containing 0.010 acrcs moro ot
less.
and Book 614 Pago 680
A parcel ol land situaro in rho sourh hatt of Section 32, Township 6 Soulh, Rango BB Wost ol tho 6lh
Prlncipal Mcridian. boing moro parlicularly described as tollovrs:
Boginning at tho south quader corncr of said section 32i thence along tlto easl lino-of tho sw 1/d ol
said Section 32, N O? 22'3C' 8.1309.47 leet to lhe NE corner o, lho SE 1/4 ot the SW 1/4 ol said
Sectlon 32: thonce along the nonh linc o, the south 1/2 ol the SW 1/4 ol scid Sodion 32, N BB' 5{'
34. W 2560.31 leet to lhe nonltv/est corner ol the suJ 1/4 of Ihc sw 1/4 Of said soction 3?: thcnco
along the wcst tine ol thc SW 1/4 ot said Section 32, N 03' 10' 5'l' E 7'36 leel to a poinl on a lenco
line is.bt,ilt and in place; lhenco along said lence lino N 89" 43'23'E a distanco ol 2725.52,cot to a
fenco corncr; thonce S 09'03'54'W iSSS.O.{ laol along said,enco lino lo tho Poini of bcginning,
conlaining 4.708 acros moro or less.
EXCEPTING FROM ALL OF THE ABOVE Book 547 Pa0o 566
Rcc. No. 344098
A palcol of land situated in parl of Govornment Lols 6. lO, and l1 in Section 5. Tovnship 7 South.
Rango BB Wesr ot rhe Sinh Principal Meridian. in lho County ol Garfield, Slate of Colorado. Said
par.-ot tying nonhv/esrorty ol ths nonhwesterly right-of-way lino lor County Road Number 114 (Collcao
hoaq, Leiig S0.00 leet lrom and parallel to lho centerlino ol said County Road as constructed and in
place. Said parcel being moro parlicularly described as lollows:
BcAlnnlng at tho Nonheast Corner of Section 0 ln said Township and Fango, a slono corner totrncl in
ptaie an; nroperly markcd; thence N 6O02'19'W 1048.55 leel lo a poinl on said nonhwosterly righl'
bt-way fino, thc Trirc Poiot ol Boalnnino; lhencc. leaving said tiohl-o,-woy line. S Bf0s'o4' W 300.82
teet; ihenco s zrnr aow sorE toot: lhenco N 15'30',40'w 389'18 teell thenco N 7x7'24'. E
2gS.91 leet; thenc€ N 5f46'36' E 989,B4 tceti llrence S 25'44'45'E 539.32 lect to a poinl on said
nonhwestc;ly rioht-of-way line; thence S 67"49'48'W 103.37 lect along said right'of-way linc; thenco
gS2.79 lecr ibn-g tftu ari of a curve to the lelt along said tight-ot-way line, having a radius ol 554.35
teet and a chord vrhich bears S 4y35'54'Iry 346.87 leet: thence S 31?1'59'W 102.51 lcet along said
dght-ol.way lino to tho Trtrc Poini ol Beoinnino. Said patcel containing 14'63 acres, more or lcss'
Pago 2 ol 3
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ANd EXCEPT
A parcel ol land situated in lho SE l/4 ol Seclion 31. Township 6 Sourh. Bange
Principal l,leridian, being moro parlicularly describod as follows:
Ur!i1!( '7ti$ pltt 70
Book 613 PaOo 567
BB West ol the 6th
Beginning at a Garlield County Surveyor brass cap in placo anrt properly marked torlhe east quancr
coirer oisaid Secrion 31i thenco along a lcnce line S 05'06'10'W 1305'89 leet to a lcnco corner;
thenco continuing atong said lenco [n; N 89'43'23' E a distance of 43.88 leel lo a point on lhc oast
line of saicl SE 1/4t lhenco alono the casl lino ol sald SE 1/4 N O3'10'51'E l302'51 leet lo lhe point ol
beginning. conlaining 0.656 actes more or less.
ANd EXCEPT Book 613 Page 568
A parcol of land siluated in Governmenl Lot 7, section 32, Township 6 sotrth. Bango 80 west o[ lho
6lh Prlncipal Mcridian, bcing moro parlicularly dcscribcd as lollows:
Commenclng at the norlhwest corner ol the soulheast quarlor of said Sectlon 32: thence S 89'00'2-Q'
E along llro c;rst-wcst centcrlino ol said scction 32, a dislance ol 1314.62 lcel lo thc norlhwesl corner
ol saidLot 7; thenco S 89"00'23' E along the nonh line ot sald Lot 7. a distanco ol 109'22 lcet to a
,enco linc as-built and in placa; lhcnco 5 04"05'57'W, a dislancc ol 473.70 lcol along said loncc lin :
lhence s o4.24'o2' w. a disranco ol B2B.82 feet along said fenco lklo lo t,lo noflh litlo ol soulltcast
quartcr of lho souhcast quaner ol said seclion 32: thencc N S922'07'w along the nonh line ol tho
soulheast quancr of the sotnheast quanor o[ sald Seclion 32. a distance ol 52.79,oet to tho west lino
ot said Lot ?; thenco N 01.48'29'E atong rh€ wcst lino ol sald Lot 7, a distanco o, 1300.83 loel to tho
point ot beglnning, containino 2.442 acIes more or less.
and EXCEPT Book 613 PaOc 569
A lracl o, land situatod in lho southeast 1/4 of tho southeast 1/4 ol Seclion 32' Township 6 south'
Range BB Wesr ol tho 6th Principal l,leridian, bcing moro particularly dcsclibcd as tollows:
Beginning at Garlield county survoyor brass cap ln ola99 and propcrly marked.ror lhs conlcr qt,artcr
cor-ner oisaicl Secrion 32: rhenco S 8y OO'23' E 1314.62 tect along tho norlh lino ol tho northwcst
i/q ot rne sE i/4 o, sald Scdion 321 thenco S ol'48'29'w 1300.03 lect along lhc east line ol tho
tiW t/q ot tho SE 1/4 ot said Section 92 to rho nonhwest comer ol lho SE t/4 ol lho SE l/4 ol said
socrion 32 and thc truo point ol boolnnino; thcnco s s9' 22' O7'. E 52.?9 rcot alono lho norrh lino ol
rnu SE f /c ot lho SE 1/4 ol said Seition ge ro a lencc lino as built and in plsce; lhenco S a{'24' 02'
W-f ioe-os ,eer along said lence lino to a point on rho wcst line ol SE 1/4 ol rho SE t/4 ol said Scction
Ba;'thonce N ol. 40129. E 1 l M.s7 leer along thc west lino ol rho SE 1/rt ol rhe SE 1/4 ol said Scction
32 lo tho rrue_ point ol beginning, containing 0.706 acres morc or less'
and EXCEPT Book 613 Paoo 570
A parccl of land situated in Govomment Lot 7, Sedlon 32. Township 6 south. Rango B0 West o' tho
Oth Principat Meridian, being more paniculally doscribed as lollows:
commencing at tho norlhwest cornel of tho southeast quanor ol said sodion 32; lhonco s 89' 00'23'
E along tho oast.we$ centerlino ol said Sedion 32, a distanco ol 1423.84 lecr ro lho lrue point ol
;"gi"rii^s also bclno on tho northorly lino ol said Governmcnt Lot 7; thcnco conllnuing s 09' 00'23' E
"fo?ig'tdnonn
lino-of said Lot 7. a iistanco ol 29.78 ,eet lo lho norlhvJest corner ol Governmcnt Lot
Oi rfr"on.u S Ot. 4t'22. W along a line common to Lot 7 and Lol 6, a distanco ot 475 48 leel to lho
southvrest corner ol said Lol 6: lhonce N 86' 11' 34',W, a di$anCe of 49.72lecl lo a lancc line as'built
onO in ptu.u; thenco N 04'O5l s7'E along said lcnce lino, a distanco ot 473.70 tccr lo llre lruo point
ol beginning. containing 0.433 acros moro or less.
Pago 3 ol 3
ELK SPRINGS
DESIGN REQUIREMENTS AND GUIDELINES
FOR SINGLE FAMILY RESIDENTIAL AREAS OF
LOS AMIGOS RANCH PUD
GARFIELD COUNTY, COLORADO
September 10,2000
Architectural Review Committee
(970) 9456399
Contact: Greg Boecker
This document is peiodically modified'
Please veify this documenf rs currcnt by calling (970) 94*6399
TABLE OF GONTENTS
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Page
THE ARCHTTECTURAL REVIEW COMMITTEE 1
GOALS OF THE ARCHITECTURAL REVIEW COMMITTEE
INTTIAL CONSIDERATIONS . . .
DESIGN CONTROL GUIDELINES 4
V. SUBMITTAL REQU!REMENTS
VI. CONSTRUCTION
VII. PROCEDURE FOR VARIANCE REQUESTS
VIII. ATTORNEYS FEES AND COSTS 14
IX EFFECTIVE DATE
EXHIBITS
A. Primary Approval
B. Certificate of Architectural Approval
C. Notice of Change in Existing State of Property
D. Certificate of ComPliance
E. Notice of Additional Time to Commence
F. Approval of Changes in Approved Documents
G. Utility Hook-up lnformation
H. Fee Schedule
l. submittal checklist to be completed and signed by Applicants
J. Elk Springs Construclion Rules to be posted on site.
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1.THE ARCHITECTURAL REVIEW COMMITTEE
The Architectural Review Committee (hereinafter "the Committee") derives its legal existence and
authority by virtue of the Los Amigos Ranch Homeowne/s Association, lnc. (hereinafter "The
Rssociaiion') and the "Amended and Restated Declaration of Covenants, Conditions and Restrictions
for Los Amigos Ranch Planned Unit Development" dated November 30, 1990 (hereinafter "the
Declaration"). Committee Members are appointed forthree-yeartermsby the Association's Board of
Directors and can be removed only by a majority vote of the Board. The Committee should encourage
the participation of other homeowners in the architectural review process and may appoint Advisory
Members.' Advisory Members shall have the same authority and powers as Committee Members
except when a conlensus can not be reached. ln this event, a formal vote by Committee Members
only will be taken to resolve the issue. No improvements or changes may be made on any property
ruO;""t"O to the Dectaration (hereinafter "the Property") without first securing the written approval of
the Committee.
The Committee is empowered by the Declaration and the Bylaws of the Association to promulgate
these Design Requirements and Guidelines for all single family residential portions of the Los Amigos
pUD, comironly known, and hereafter refened to, as Elk Springs. The Design Requirements and
Guidelines interpret and implement the provisions of the Declaration and set forth specific standards
and procedures for review ior all Changes in the Existing State of Property (hereinafter "Changes").
These rules become etfeclive upon approval by the Board.
The Committee shall meet twice a month as ne@ssary to review plans submitted for Changes.
Committee Members may meet by telephonic means. Any Committee Member may require owners
or their agents to meet to discuss plans submitted.
The Committee shall formally report to the Board regarding submittals for Change and the decisions
made by the Committee at each annual meeting of the Board or in whatever other manner the Board
may require. The Committee should freely consult with the Board regarding implementation of these
Oeiign Requirements and Guidelines, however, the Committee has absolute and sole authority to
interfret and implement these Design Requirements and Guidelines and determine when a violation
hereof has occuned. The Committee may engage the services of architectural consultants or other
consultants as it deems necessary. The bommittee and/or the Board may take such legal or other
action as is necessary to enforce the decisions of the Committee and implement these Design
Requirements and Guidelines.
Oryners and their architects must meet with the Committee on site at the sketch plan phase of their
design work in order to facilitate the formal Primary and Final Reviews, avoid substantial investment
in plins and drawings that may not be acceptable, and allow the Committee to make basic comments
on proposed plans. After the on site sketch plan meeting, inquiries regarding Design Requirements
and procedures should be made by the owneis design/build professionals'
Two subsequent formal submittals are required for Architectural Approval. Primary Review is the
major aspect of architectural review. lt requires complete architectural design documents and site
marking detailed on a comprehensive site plan. Once the Committee grants Primary Approval, the
Final Review addresses conditions of Primary Approval plus exterior materials and lighting,
landscaping, screening, and final engineering, architectural and construction details.
Each submittalwill be considered at separate scheduled Committee Meetings. Complete submittals
must be received 6 working days before a scheduled Committee Meeting to guarantee formal
consideration. Only after Firial Review may the Committee, in its sole discretion, issue a written
Certificate of Architectu ral Approval.
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il.GOALS OF THE ARCHITECTURAL REVIEW COMMITTEE
Elk Springs is designed to provide the opportunity for living in harmony with a uniquely natural
environment. Preservation of the natural amenities inherent in the pinion and juniper covered slopes,
the rolling grasslands, the abundant wildlife and the available vistas is a comprehensive goal for all
development at Elk Springs. Every residence must attempt to contribute positively to the overall
natural environment of Elk Springs and must be introduced into the natural setting as unobtrusively
as possible.
lntroducing a residence unobtrusively into the natural environment, and disturbing the views and
enjoyment of the natural sunoundings by neighboring property owners as little as possible, are
primary goals of the Committee. To meet these goals and to apply them to a given site within the
constraints of function and budget is a formidable task requiring the cooperative efforts of everyone
involved. lt requires each residence to be sited in a manner that maximizes use of existing trees to
screen the residence from neighboring homes and roadways. Where the siting of a residence
unavoidably results in unintemrpted exposure of the residence to neighboring homes or roadways,
the planting of 8 to 12 foot coniferous trees will be required to intem.rpt the view of the residence.
Architects must be made aware that the ooal is to D/end beautiful homes into a beautiful natural
settino.
It is the intent of the Committee to encourage creativity and sensitivity to the natural setting and to
protect all owners of Los Amigos Ranch Property from any construction which might protrude or
contrast with the existing vegetation, detract from the enjoyment of the natural sunounding, or
otherwise denigrate the value of the Property.
INITIAL CONSIDERATIONS
ln order to expedite the architectural review process and insure compliant design, careful attention
must be given to these items by all owners and their architects.
1. Owners must read this document carefullv and have their architect do the same. Licensed
architects. ticensed survevors. professionalenoineers. and oeneral contractors who ar€ licensed
in Colorado and insured are mandatorv. All site surveys, site plans, building designs,
foundation designs, structural designs and individual sewer system designs must list the
appropriate professional's name, address and phone number. They must bear the
professional's signed stamp for FinalApproval. (See'V Submittal Requirements".)
2. Owners must read the Declaration and anv supolemental declarations that applv to their
propertv. These documents are refened to in the title insurance commitment issued to owners
upon purchase and the title company should provide a copy. The information on the recorded
plat of the subdivision is also necessary, including plat notes and building envelope maps where
applicable.
3. Since site desion is crucial. before sketch olan work beoins. the architect must visit the lot and
an accurate topooraphical site survev must be prepared bv a licensed survevor. This site suil€v
is an invaluable aid in desion work. The site survey must show all lot comers, reference points
in the anticipated building location as staked on site, one or more benchmarks as staked on site
adjacent to the anticipated building location, existing utility locations, topographic contours of the
entire lot and the adjoining access roadway and alltrees overS'tallwithin the building envelope
and between the building envelope and the access roadway. This map must be prepared at a
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minimum scale of 1"=20 with a maximum contour interval of 2' . Topographic extrapolations from
aerial surveys are not sufficiently accurate for this purpose. Additional surveying to accurately
fix the final building site on the site survey will probably necessary and may be required, at the
sole descretion of the Committee.
4. On Site Sketch plan Meetinq Owners and theirarchitects must meetwith the Committee on site
esignwork.Threecopiesofthetopographicalsitesurveymust
be submitted showing the propoied driveway and building location. Site staking connected by
tape showing the genlral oufline of the driveway and building location is encouraged to promote
productive discussion of proposed plans.
DESIGN CONTROL GUIDELINES
The following are the major criteria by which the Committee will review your design:
Site Desion
1. General: The building sites in Elk Springs are generally sloping, ranging from moderate to
reasonaOty steep. Residences must be designed to fit the site rather than adjusting the site to
make a preconceived design work. Stock home plans are expressly discouraged for this reason.
Materials or packages mult not be ordered until ArchitecturalApproval is obtained because
changes in design are often required.
Z. Buildino Location: you must comply with all conditions in the Final Plat. Building envelopes
or setbacks nave been designated ai part of the Final Plat for your Filing (hereinafter "building
envelopes"). The residence, including roof eaves and decks, must be sited within any
designated building envelope. The specific building location chosen.should maximize the
avaiiable views while minimizing exposure of the residence to neighboring homes and roadways.
Gradino: All grading should blend with the existing contours. Grading not related to building
access or drainage is discouraged. Excessive filling and berming should not be necessary if
adequate attentio=n is paid to the site during the design process and will not be accepted without
justification. The use of retaining walls thit relate to the design of the structure can be a good
design solution where level changes are necessary on the site.
Drivewavs and parkino: Driveway grades should be kept to a maximum of 8o/o lor satisfactory
@r,steepeigradesarenotprohibitedandmaybenecessary.Driveway
entrances should be distanced'from lot comers. Driveways must enterthe access road side of
the building envelope and thereafter stay within the building envelope' Parking areas and
tumarounds should lie completely within the building envelope.
A minimum of two enclosed garage parking spaces must be provided for each single family
residence and a minimum of one enclosed garage parking space must be provided for each two
bedrooms. Garages must be physically attached and incorporated into the overall design of
single-family structures. Garage entrances should not face roadways and where they are
exposed to roadways must be screened from view'
Trees: Unwananted tree removat will not be allowed. All dead trees and branches may be
rernwed, however, all living trees to be removed must be flagged on the site and approved by
a member of the Committee prior to removal. The design of the building site and driveway
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access must minimize the removal of vegetation and trees. Tree removal and trimming within
30 feet of homes to create a defensible space against fire whereby the crowns of trees are 10
feet apartwitl be allowed, however, tree removal solely to improve views will be limited' Trimming
limbs instead of removing trees to accomplish any allowable purpose is always prefened.
Allowable tree removal oitrimming for fire protection and/or views will be determined by the
Committee after the structure is framed.
Tree removal or destruction by owners or their agents which is not authorized by the Committee
will be fined at the rate of $5O.00 per vertical foot of tree removed or killed. Said fines shall not
prelude any other remedies available to the Committee.
6. Fences: Generally, fences are discouraged but will be considered on an individual basis'
Fences should be designed as an integral part of the structure design and enclose a minimum
area. Any fences not ihown on the original site plan must be submitted to the Committee for
approval prior to construction. Fencing must be confined to areas within designated setbacks
oi buitoing envelopes and should oe timiteo to the area around the residence where inigated
landscaping, pet confinement and parking is allowed. In no case will a homeowneds fence that
defines a property line be allowed.
Dogs must be confined in escape-proof enclosures, fenced yards or dog runs. Limited chain link
or wire strand fencing may be'used for this purpose but must be screened with landscaping or
berms from the view of ail other properties, common areas, roadways or public right-of-ways
(herein "screened from view"). lnvisible fencing is a prefened method of dog confinement and
it must be placed within designated setbacks or building envelopes. Children's play areas and
swimming pools may be enclosed with chain link fencing but must be screened from view. All
other fences must be constructed of wood or stone and left to weather naturally or stained a
subdued earth color to blend with the natural tenain and house colors. Fences painted in non-
earthtone colors will not be allowed. Barbed wire fences will not be allowed. Any fences allowed
outside the proximity of the residence must be designed at a maximum height of 42 inches and
construcled to prevent the capture of deer.
7.Liqhtino:
glgued ffibe kept to the minimum amount necessarv. Exterior lighting
fixtures should Oe Xept as fow as their functional purpose allows and the light pattem should
illuminate only the ground plane. Recessed lighting that illuminates more than ten verticalfeet
of the building will not be altowed. Unshaded high mounted flood lighting and high intensity
discharge lighting, such as used on farms and ranches, are strictly prohibited.
Trash and Meter Screenino: Trash containers must be located within an approved structure or
screened from view. Utility meters must be screened from view but accessible to utility company
employees.
Landscapino: lnigated landscape area is limited to 3,000 square feet by the Declaration and
supplemental decl-arations. Landscaping must be carefully designed and implemented in order
to maximize the benefitfrom inigation. Large manicured lawns are not allowed but small lawns
for outdoor activity are acceptable. Decks or patios can be used for outdoor living space in lieu
of lawns. ln general, the native vegetation should be retained and enhanced as much as
possible and ifogated areas of new planting should be integrated with the native materials.
inigateO planting areas should be broken up into small areas and placed for greatest benefit.
La-nOscaping wnicn makes limited use of dark colored boulders from the site and native grasses
is encouiageO. Snarply-defined landscape areas and formal anangements of major non-
indigenous ptant materials which do not outline buildings must be screened from view.
8.
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New trees and vegetation are encouraged to provide screening of the residence, a measure of
natural air conditioning and protection from wind and sun. The planting of 8' to 12'coniferous
trees may be required by the Committee as additional screening of new structures. All areas
disturbed during construction must be revegetated. All electric transformers and telephone
pedestals on a lot must be screened with the aid of other property owners utilizing said utilities.
10. Recreation Vehicle Storaoe: Campers, campershells, snowmobiles, boats, motor homes, etc.,
must be stored in an area and manner which is screened from view. The screening can be
accomplished with landscaping, fencing, earth berms, or a combination of these. Areas for R.V.
storage must be shown on the Site Plan with the proposed method of screening.
11. lndividual Sewaqe Disposal Svstems: lf applicable, site specific percolation tests and a profile
hole are necessary to determine whether a standard septic system is acceptable or an
engineered system is required or appropriate. lndividual sewer systems must be designed and
located to minimize tree removal and changes in the contour of the land. Stepped systems are
appropriate for sloping sites.
12. Utilities: Location and placement of underground utility extensions must disturb as little
ground and vegetation as possible. Consider running joint utility lines under or directly
adjacent to driveways and walks. No above grade utility extensions are allowed. Utility
locate and hook-up information is contained in Exhibit G.
B. Buildino Desion:
1. General: The utilization of licensed architects and engineers is required in order to protect all
owners of Elk Springs property from ill-suited design. Building sites are generally sloping and
building forms which follow the slope and maintain a low profile are encouraged. Architectural
designs which have floor levels and roof forms stepping up or down to follow the slope can be
utilized well in this type of tenain. All homes must present an "entry way" aspect toward their
roadway access. tn essence, homes showing their obvious backside to the roadway will not be
allowed.
Modularhomes are strictlv prohibited. Althouoh stronolv discouraoed. the Committeewillreview
plans based on various predesioned oackaoe buildinqs which are on the market. The manner
in which these predesioned buildinos conform to the specific landform on which thev are to be
placed is a paramount consideration. Your independent architect must be able to inte9rate the
desion into the site without excessive fillino or berminq or the submittal will be denied. The
Committee will also be concemed with the quality and design character of such buildings and
whether they are consistent with the overall aesthetic fabric of Elk Springs. Plans for such
structures must be submitted with the same documentation and detail as required for any other
submittal.
2. Heioht Limits: The maximum building height may not exceed 24 feet as measured vertically from
the existing grade to the roofline at that point above the existing grade. Chimneys, flues, vents,
antennas or similar structures must be minimized and must extend no higher than required by
applicable building codes.
The 24 foot height limitation was determined by balancing the desirability of two story homes
against the typical height of trees in Elk Springs which serye to screen or provide a backdrop to
rooflines. This height limitation is essential in fulfilling the stated goalof "introducing structures
as unobtrusively as possible into the natural surroundings". However, to promote creativity in
home designs and to allow some flexibili$ on the sloping landform of Elk Springs, variances in
-5-
4.
roof height mav be allowed. The committee will consider the following criteria in determining
whether and to what degree a variance will be granted:
a.) The extent to which the requested variance will visibly impact other lots or roadways,
including without limitation :
1 .) The length of the roof ridgeline exceeding 24 feet in height.
2.) The extent the roofline parallels the view plane from roadways or neighboring lots.
3.) The extent the roof ridge line exceeds the backdrop and screening of sunounding
trees.
b.) Whether the subject property has an exceptional topography or other site condition
which is atypical of other lots and would cause the applicant exceptional practical
hardship without a variance.
c) Whether the design has attempted to ameliorate the variance requested by building
orientation, hipping roofs, hanging floor joists, lowering the foundation, etc. or has in
fact magnified thsimpact of the variance by building orientation, straight rooflines,
excessive interior ceiling heights, site location, etc.
Floor Plans' The floor plan. as well as the elevations. should relate to the
land ratfier than tnlino to fit i preconceived floor plan to a oiven site. Projects that require
"rter,*re
gr"d,ngJ'iling, berming and/or construction of retaining walls are discouraged and
may be denied. The minimum footprint of the foundation, excluding garages, patios and
porches, must exceed 12OO sq. ft. in Filings 1 through 5 and 1600 sq. ft. in Filings 6 through 9..
Exterior Materials: Exterior materiats should be few in number and sensitively used. Exterior
claddtng or veneers shall be primarily naturalwood materials colored to relate to the sunounding
area or rock or stone. Painted aluminum, metal, pressboard, plywood or vinyl siding will not be
allowed. Stucco and concrete masonry may be used sparingly. Exposed concrete or concrete
masonry foundations and basementwalls must be clad with the same materials used elsewhere
on the house. Concrete retaining walls must be clad or colored.
Windowfenestration should be carefully considered and appropriate to the climate and available
views. Double glazing of windows is required. Wood, dark anodized or painted frames are
permitted. No reilective, shiny orwhite window fenestration will be allowed. Millfinish aluminum,
storm or screen doors will notbe allowed. Design character and detailing should be compatible
with the natural sunoundings and harmonious with the neighborhood'
Roofs: Roof design is very important because the sloping tenain of Los Amigos Ranch creates
the potentiat of roofline overlook by neighboring property owners and roofline protrusions above
the iorested backdrop. Roofs must blend with the main structure, the naturalsunoundings and
be as unobtrusive as possible.
Composition shingles and weathered steel are acceptable materials. Flammable shake/ shingle
roofs and non-weathering metal roofs are prohibited. Black or shiny roofs are not allowed.
Shinyroof protrusionsarenotallowed. Roofsmust haveaminimumslopeof 4inchesperfoot
and a greater slope is encouraged.
Color: Exterior finish and trim colors must be darker earthtone hues relating to the natural
erwironment. White trim is prohibited. Paintorsolid body stain on siding is strongly discouraged
and will probably be denied due to the resulting monochromatic appearance, which contrasts
with existing vegetation. Dark semi-transparent stains which highlight the texture of wood siding
are encouriged. Light wood colors which contrast with existing vegetation are not allowed.
5.
o.
-6-
3.
Future restaining samples must be submitted for approval if not identical to the originally
approved colors.
Construction Detail and Method: Submittal of a cross-section drawing of the building is
necessary for the Committee to ascertain the proposed quality of construction and adherence
to the single family dwelling restriction.
Buildino Codes and Other Reoulations: Owners must comply with all applicable plat notes, local
building codes and other regulations such as energy codes, county regulations, etc. The
Committee may advise and point out any obvious code violations of which it is aware but
assumes no responsibility or liability to do so. Approval of plans by the Committee does not
constitute engineering approval, approval by the local building inspector or any other applicable
authority. Before construction begins, a building permit must be secured from the building
inspector and any other required special permits must be obtained. Committee Members may
make inspections at any time to insure compliance with approved plans or required permits.
Construction may be halted at the discretion of a Committee Memberwho finds construction or
materials being used inconsistent with the approved plans. Refuseal to halt construction upon
demand by the Committee will result in a $500 per day flne.
C. MiscellaneousConsiderations
1. Drainaqe: Specific drainaoe olans must be included in site olans depistino natural drainaae
courses and revised drainaqe contours. Roof drains, perimeter drains or surface drains must
not Oe connected to sanitary sewers. These drains should be connected to a subsurface gravel
dry well where they can percolate into the ground or daylight at a natural drainage course
capable of handling the runotf.
2. Siqns: No signs will be allowed other than address and name signs or signs "for lease" or "for
sale". Signs are limited to natural materials and can not be illuminated. Free-standing signs
cannot be over 36 inches in height and 4-square feet in area per side. No sign may be placed
within 20 feet of a right-of-way unless approved by the Committee. Signs in windows are
prohibited. All unapproved signs can be removed without notice.
3. Accessorv Buildinss: All structures for use with single-family dwellings should be incorporated
into the design of the main structure. Treehouses are prohibited.
4. Antennas: TV antennas must be placed as inconspicuously as possible and in no case more
than four feet above the roof. Tall mast antennas for CB, shortwave radio, TV, etc., will not be
allowed except by special review of the Committee and, if allowed, filters capable of eliminating
interference may be required.
5. Satellite Dishes: Satellite dishes are allowed if they are screened from view. The Committee
must specifically approve the location and method of screening of a proposed dish prior to its
installation. Naturalcolors should be used to blend the dish into the sunoundings and thereby
aid the screening proeess.
7.
L
-'7 -
V.SU BMITTAL REQUI REMENTS
The required documents to be submitted for each formal phase of architectural review are
enumerated below. The required review fees are listed in Exhibit H. All site surveys must list the
licensed surveyo/s name, address and phone number. All building plans must list the licensed
architect's name, address and phone number. The building location, foundation design and individual
sewer system design must list the professional enginee/s name, address and phone number. Failure
to completely submit any of the required documents or fees can result in substantial delay in review
and/or denial of approval.
Four sets of documents must be submitted along with the required fee for each of the Primary and
Final Reviews. All site plans and design drawings must be properly scaled on 24"x36" sheets. One
set of documents will be filed for reference by the Committee and three sets willbe retumed to you.
One copy of the retumed set of final approved documents must be available at the building site
during construction for use by Committee Members.
The Committee will not consider any submittal as being received for review until all required
documents and the required fee as set forth in Exhibit H are received. lnconect, incomplete and/or
rejected submittals may resultin additionalreviewfee assessments atthe discretion of the Committee.
A copy of the Submittal Requirements Checklist is attached hereto as Exhibit l. lt must be filed with
each submittal and certified by the architect or owner as being complete. lt is used by the Committee
to verify that submittals are complete.
For remodeling or additions, four sets of documents must also be submitted along with a fee for
review. For oiher proposed Changes such as landscaping, screening and fencing, three sets of
documents may be required along with a fee for review when said proposed Changes are not part
of initial construction or addition or remodel . However, review of these proposed Changes may, at
the discretion of the Committee, be conducted on an informal basis and any or all fees waived. ln any
event, the Committee's written approval of the Change is required before any construction begins.
Primarv Review
After your architect addresses issues raised during the on site sketch plan meeting with the
Committee, Primary Review should take place at the end of the "design development phase" of
planning. Your architect is encouraged to contacl the Committee's consulting architect to discuss any
questions.
1. Site Plan: The site plan must include all the information required on the topographical site
sutve'/ as set forth in lll, 3, above, and shall indicate any and all proposed improvements and
changes to the property. lt must show existing and revised contours, the roof plan with
elevations of all roof ridgelines conesponding to the topographical measure, walks, drives,
parking and tumaround areas, fences, drainage, significant (4 inch diameter) existing trees
within 25 feet of the structure and 10 feet of driveway and utility cuts (those to be removed
dashed and noted as such on the site plan and marked with ribbon on site), and any auxiliary
construction such as swimming pools, etc. The site plan must indicate the outline of the building
as it meets the adjoining grade and show building and driveway boundary location stakes as
placed on the site. The site plan must also show any recorded building envelope, setbacks,
easements of record, the location of existing and proposed drainage, utilities, utility meters, and
trash enclosures. lf applicable, the proposed location and revised contours of the individual
sewage disposal system must be shown. Flexibility as to exact configuration of the ISDS may
be allowed with Committee approval. The ISDS should be kept entirely inside the building
A.
-o-
3.
envelope if practicable. The Committee, in its sole discretion, may allow the ISDS to extend
beyond the building envelope, however, under no circumstances willan ISDS be allowed within
20 feet of a lot line.
Site Staking and Tree Flaqqino: All site staking and tree flagging must be shown on the site
@erstakesmustbeindexedwithsimilarnotationsonthesiteplan.The
following items must be marked on site:
1) Trees to be removed must be flagged.
2) Building location stakes must be indexed to site plan.
3) Driveway boundary stakes must be labeled as such.
4) Proposed utility cuts must be staked.
5) Elevation benchmark(s) adjacent to building location must be established.
6) Proposed location of ISDS, if applicable, must be staked'
Exterior Elevationg: A minimum of four elevation views which sutficiently portray the structure
from all aspects are required. The elevation views must show existing and finish grades and the
topographical height of roof ridgelines. All proposed exterior materials must be noted on
drawings, including siding material, roof finish, type of windows, etc.
Floor Plans: They must be dimensioned and show the use of each area, the topographical
eievation and square footage of each floor, and any adjoining decks or patios.
Foundation Desiqn: A copy of a site specific subsurface geotechnical analysis with foundation
design recommendations must submitted.
lndividual Sewage Disposal Svstem Desion: lf applicable, a copy of site specific percolation
tes@itbesubmitted.Systemdesignandlayoutconsiderationsshouldbe
addressed.
Renderino or Model: ln exceptional cases an accurate rendering may be required if, in the
@mittee,thedesignunderconsiderationisofsuchcomplexitythatitis
necessary for adequate review. A three-dimensional model may be provided in lieu of the
required iendering, and may be encouraged, as it is a more realistic representation and a better
design tool.
Final Review
The Final Review should take place during the "construclion document phase" of your planning and
must address any conditions of Primary Approval. Plans and specifications must be sutficiently
complete to provide the Committee with final detail, color and material selection information.
, Dorth direction, the subdivision lot number,
All buildino desiqns must bear the architect's
4.
5.
o.
7.
B.
Building plan drawings must identify their scale, the
ownels name, mailing address and phone number.
siqned stamp.
enoineeis siqned stamP.
ln addition to the requirements of Preliminary Approval, a Final Submittal must indicate the following :
1. Site Plan: lf required by the Committee (see lll, 5. above), the final site plan shall indicate
OuilOtng comers as located by a licensed surveyor along with the surveyors stamp and signature'
-9-
The final site plan must show all attached and detached exterior lighting, finish paving and walk
materials, the construction of retaining walls and site construction details including staging and
parking areas.
2. Exterior Elevations: The final elevation views must show all roof penetrations, chimneys,
ikylights, etc. and indicate materials. All shiny roof protrusions must be painted or otherwise
clad in dark colors. The final elevation views must also show the location of utility meters,
exterior lighting, trash enclosures, fencing, etc.
3. Floor Plan: The finalfloor plan must be completely dimensioned.
4. Foundation Desion: The finalfoundation design must be shown and bearing a signed stamp by
a professional engineer must be submitted.
5. Color Samoles: Exterior color samples must be submitted for the exact color intended to be
used and on the actual material on which color is to be applied. Pre-finished material color must
be submitted via an actual manufacturels sample. Paper chips or catalog photos are not
acceptable.
6. Exterior Liohtins: Catalog sheets showing type and size of fixtures at each location must be
submitted. Tipe of lighting and maximum wattage of each fixture must be specified. lf delay
in this specification is desired, it must be requested along with a discussion of intended fixture
styles and wattages.
7. Landscape Plan: The final landscape plan must show all areas to receive inigated landscaping,
indicate the meifrod of revegetating disturbed areas and the outline of native materials to remain
undisturbed. The size, type and number of proposed tree plantings to screen exposed
structures should be indicated.
L Cross-section: At least one building cross-section must be submitted and drawn at a scale
sufficient to show construction details.
g. Structural Prawinos: The final structural drawings must show the structural system, including
sizes and design criteria used, with an engineer's stamp and signature.
10. lndividual Sewaoe Disposal Svstem Desion: lf applicable, the final ISDS design must be shown
,ith horizontal and vertical dimensions and bear the signed stamp of a professional engineer.
It must be accurately located on the side plan. lf flexibility in the final layout is desired, the
general parameters must be outlined.
11. Renderino or Model: lf the design has changed from the Primary Review at which the
Comnxt6e detennineO a rendering or model was necessary, the Committee may require that the
rendering or model presented at the Primary Review be upgraded and revised to reflect the final
design and show its relationship to the exterior grade of the property.
Upon approval, a Certificate of ArchitecturalApprovalwill be issued by the Committee (Exhibit B) one set of
approviO drawings will be filed for inspection reference. A second set of approved drawings must be
available on site Ouring construction for Committee Member inspeclion. Any changes from the approved
documents must be submitted for review and the change approved in writing ( Exhibit F).
- 10-
VI. CONSTRUCTION
A. ConstructionPrerequisites
Before construction, excavation or any vegetation is disturbed, the following conditions must be
satisfied in addition to securing the necessary permits from local authorities:
1.
2.
3.
Certificate of ArchitecturalAoproval: Upon satisfactory review and FinalApprovalof plans, the
Committee will issu6?Eneo ano completed Certificate of Architectural Approval (Exhibit B).
The owner must acknowfoge the conditions and exceptions on the Certificate by signing and
retuming it to the Committee the said Certificate is valid. Once a Certificate is valid, a notice
to this effec't will be recorded against the property (Exhibit C)'
Contractors: proof of a general contractors license in Colorado and liability insurance must be
filed with the committei. rne general contractor must post a refundable contractors Deposit
with the committee as set forth in Exhibit H. The Committee may in it's sole discretion, require
an Additional Contractor Deposit of up to three times the sum of the Contractor Deposit. (see
Section Vl. A.3. below).
Construction DePosit: The owner
Committee as set forth in Exhibit H.
must post a refundable Construction Deposit with the
e, in its sole discretion' can cause the
@ofroads,openSpaceorprivateproperty,clean-upo|th9constructionsite,
dust control measures andlor other site maintenance measures, and at its discretion either bill
the general contractor and/or the owner direcUy or deduct the costs for said work from the
Dep6sits. The Committee will impose fines for viojations of construction management rules (see
section Vl.,B below) and bill the general contractor and/or owner. lf a bill for damages or fines
is issueo by the Committee n snilt be payable within 30 days with a 1oo/otee for late payment.
lf the bill remains unpaid after 60 days the committee can initiate work stoppage or collection
proceedings and recover all costs associated therewith from the owner or deduct the outstanding
sum from tne appticaUle Deposit. lf an owner fails to comply with th_e construclion details
approved by the I'C"rtifi".t" of Architectural Approval" or "Approval to Changes in Approved
Documentsi, th" Committee may, in its sole discretion, require forfeiture of all or part of the
Deposits in addition to any othei remedies provided herein or by law. Upon issuance of a
Certificate of Compliance (Exhibit D), the entire or unused portion of the Deposits will be
retumed to the party posting the deposit. ln the event damage or clean-up costs exceed the
Deposits, the Committee orine Association will pass on the cost deficiency to the owner.
g. Construction Road Use Fee: The owner must pay the non-refundable Construclion Road Use
Fee as set torth-lffihioit rL lt is for the express purpose of compensating for the unavoidable
wear and tear on r*d*"yr resulting from construction traffic and will not be used to offset any
ascertainable road Oamage that results in specific billing or forfeiture of the Deposits'
An additional non-refundable Spring Construction Road Fee is imposed from February 15
through April 15 for any mobilization 6r demobilization of heavy equipment orthe use of cranes,
Oumftruifs, cement trucks or landscaping trucks. See Exhibit H'
- 11-
B.
S. lnspection and Excavation Authorization: The comers of the building and necessary excavation
must be staked and alltrees to oe ffi-wed must be red-flagged including those to be removed
for utility tines. A Committee Member then must inspeci tne T"tk99 site and verify that is
consistent with the approved plans. Upon so doing, the Committee Member will execute the
authorization to Uegin'excauaiion at the bottom oi tne Certificate of Architectural Approval
(Exhibit B).
Construction Manaoement
construction sites n[Frxept as clean and orderly as possible and materials stored in a manner
,"r;i,ffiffi"Ji"rir",it'tl *;;;s;i;tne vesetation on the site. staoino areas forequipme[t and
--a- j-r -..^r l.a ranaaa{ aar{ annrarrar{ hw the cammittee orior to gxcavation. common roadways
I l lqfgl lsr I I rvvr vv r \
m;y not be ,sed-for equipment or material storage or vehicular parking without prior Committee
approval. Each owner should provide on site parxing whele possible, and prwent parking in or over
sa a{ lha rnqr{rrrav;iiffiily;tr;iig'stares and bound".v t"i" jusioff the chip'sealed surface of the roadwav'
Adequate trash containers and toilet faciliiies muit be provided on site. Construction debris must be
removed as necessary to prevent unsightly appearance and trash dispersion' D!:I?Ll?lT:::'f:
ffi ;:;d; ;;';fi-,;; J, i=l o i.,'ti'tq o il m p i I e s a re a t t o
-i,-----r ^-.L^ ^a^ara,^+i^^ oII-N^ lnrrr{ musie is allowgd on thg
v\,rl lJLl Lavttvl I 9lre' nrr
forviolationoftheseconstrucilonma@ofupto$1,000.00perdayof
occurren@. Members of the committee riay mare periodic inspections to.review compliance with
approved plans and construction procedurei. construction may be halted at the discretion of the
Committee if construction or materials being used are inconsistent with approved plans, or $2000 in
fines under this section Vl. B "ConstructioriManagement" have been imposed by the Committee'
It is the joint and severable responsibility of the general contractor and the owner to ensure
compliance with these construction ,"n"j"rent rules and post and maintain a legible and readily
visible sign on site similar in context to gxnl-oit L The initial sign will be pro_vided by the ARC and must
be posted prior to
"nv "ontt*ction
activity. Replacement signs are available for a fee'
Construction Damaqe
owners and generii*contractors are joinily and severably responsible Jor any damage or litter to
public or private roads or property by sub-contractors tney utitize, or manufacturers and suppliers they
invite to deliver goods. Damage includes that caused by utility cuts in roadways, driveway entran@s,
vehicles driving off roadways, and washout or runoff Oamale caused by construction or failure to
properly manage site runoff. Lugged vehicles are not permltteo on roads' utility stubs must be
utilized-where provided to avoid unnecessary road cuts'
Time Limit of AoProval
The certificate of Architectural Approval is automatically revoked one year after the date of issuance
if construction of the approved'improvements has not commenced. Therefore, if delays are
encountered that will extend the time of commencement beyond one year, the owner must request
c.
The Committee maY imPose fines
D.
-1,2-
Con.tr"tion activitv. inctudino all construction traffic,,is strictlv limited to th? hours beMeen 7:00
AM and 7'00 pM on weekdavs (8:0OAM@ inC between 9:00 AM and 5:00 PM
equipment on Sundav is prohibited'
F.
an extension of time from the Committee at least 30 days before expiration of the Certificate of
ArchitecturalApproval. The request must be made in writing and accompanied by a processing of
$50.00 fee. lf the request is granted, a Notice of Extension (Exhibit E) will be recorded with the
Garfield County property records to protect your Certificate of Architectural Approval. No extension
of time shall allow commencement of construclion more than two years from the date of the Certificate
of Architectural Approval.
Timelv Completion
Once commenced, construction must be diligently prosecuted until substantial completion and final
inspection or a Certificate of Occupancy is obtained within one year. Failure to do so may result in
revocation of the Certificate and/or forfeiture of the Deposits. ln the event the Certificate is revoked,
an ownerwill be required to either resubmit for Architectural Approval or remove all improvements
and restore the property to its original condition at the sole discretion of the Committee.
Certificate of Compliance
When allthe improvements have been completed upon the property, owners must seek a Certificate
of Compliance (Exhibit D) from the Committee. An lmprovement Location Certificate must be
submitted showing that all improvements lie within the applicable building envelope. The Committee
will inspect the improvements upon completion and, if appropriate, execute a Certificate of
Compliance and record it in the Garfield County property records. The fee for this inspection and
recording is set forth in the Fee Schedule (Exhibit H).
After Comoletion
Many owners will desire further improvements to their property through the addition of landscaping,
fencing, repainting, construction of additions, etc. All such improvements or Changes must be
submitted to the Committee for review and written approval granted prior to execution or
implementation. The Committee, in its sole discretion, may review subsequent landscaping, fencing
or repainting in an informal manner and may waive any or all of the fees set forth in the Fee Schedule.
PROCEDURE FOR VARIANCE REQUEST
Variances may be granted in the sole discretion of the Committee. A variance petitioner should have
an oveniding and compelling reason to request a variance and must use the following procedure:
1. Complete information regarding the variance request including site plan, specific drawings,
measurements, materials, documentation, etc, shallbe submitted to the Committee.
2. lf the Committee, in its sole discretion determines that the variance request is minor, envisioned
by these Design Requirements and Guidelines, or will have minimal impact on neighboring
properties, it may allow the variance.
3. lf the Committee, in its sole discretion determines that the variance request is without merit, it
may deny the variance.
4. lf the Committee, in its sole discretion determines that the variance request has merit but is a
substantial deviation from these Design Requirements and Guidelines or may have a substantial
impacl on neighboring properties, the peUtioner must contact, by certified mail, all owners within
300 feet of petitioneis property. The mailing must include complete information regarding the
variance requested and inform the neighboring owners of their right to object in writing within 10
G.
vil.
- 13-
E.
vilt.
days of the date of the mailing. The Committee may require the petitioner to contact additional
owners and is free to seek the input of any other owners at its discretion.
a. lf after 10 days no written objections have been received and sutficient information and
proof of mailing has been provided, approval may or may not be granted by the Committee
or the project may be scfreduled for a Committee meeting.
b. lf any written objeciion is received, all parties concemed will be notified of the Committee
meeting and all cases shall be presented.
5. Under no circumstances will any phase of variance construction commence without priorwritten
approval from the Committee. Failure to obtain variance approval by the Committee will be
cause for legal action.
ATTORNEYS FEES AND COSTS
ln any legaldispute between the Committee and/orthe Association on the one hand, and any owner
or owners on the other hand, regarding the interpretation, implementation or enforcement of these
Design Requirements and Guidelines, the prevailing party shall be entitled to recover reasonable
costs and attomeys fees. Further, if the Committee and/or the Association takes any affirmative
action to remedy a violation of these Design Requirements and Guidelines, it may recover all
associated costs from the owner determined by the Committee to be in violation hereof.
EFFECTIVE DATES
Most of the design requirement modifications in this document either clarify ambiguities in, or state
existing policy under, the Design Requirements and Guidelines dated October 15, 1997. Any
substantive modifications willapply to Primary Submittals beginning November 1, 2000. Section "Vl.
Construction" is applicable in its entirely to any construction pursuant to a Certificate of Architectural
Approval issued after September 15, 2000. Sec{ion 6.,B "Construction Managemenfl is applicable
to all construction activity as of September 15, 2000.
These Design Requirements and Guidelines have been reviewed, approved and adopted by the Board of
Directors of The Los Amigos Ranch Homeownels Association, lnc.
Chairman, Board of Direclors
tx.
-14-
EXHIBIT A
PRIMARY APPROVAL
ELK SPRINGS
LOS AMIGOS RANCH PUD
GARFIELD COUNTY, COLORADO
DATE:
Primary Approval of ptans submitted by:
Dated:Titled:
To be constructed on: Lot _ Fiting Los Amigos Ranch pUD, Garfield County, Coloradois hereby given by the Architec{ural Review commitlee with the foilowing conditions and exceptions:1'
H:rj:tlX ff$"""." exterior lighting musl not be visibte from off the properry. No more than 60 watts per
2.
3.+li"'ttTff: #:?;T3*::;:1j9".j.1,:S:..I'p-1Tl_tly_i1,ry1e0 areas shar nor exceed 3000 square reer
Illi#*[*,r"i,1"^1*"1,I"j1+-,1"":11irr-tii1,"o*;;'o?;I;#;ffi:'il#'J;T"Hf,iLt"?,,;:T[1,ffi:y'lj,:.1:"g1"j ?yI" ARc afterconsriuction ino consutiatio"'*Yin ffi;ffi[:Maximum number oi trees requireJ:__Location(s);f::flTfl :,-:llslis:l-drlvoiyn;r@,?iilt",llii;m;The highest roof ridgeline must not exceeO:tll:Iitr?;T:,1::P::1*rll"jr,;; ns codes
ll.: ily. :r^l T.?l: i 1' o r protru si o n *n r.io" ;;i;i; ;ffi; ? rT#_ #I;, #' Hl[ ffi i;;,s *,i; ;ilil;';i.ibil ;.:H"#lffi ;:i be darkenedf)rirraworrc mrrcl F^ J:^;^L^rDri vewa vs m u sr be fi n i sh ed wifir chipse il$;rli;;"il;; ;ilffi ; ffiJ :
LOS AMIGOS RANCH ARCHITECTUML REVIEW COMMITTEE
By.
Member, ARC
4.
5.
6.
7.
8.
9.
The Primary Approval is nol valid until it it:9111y]"!oed bv theowner by signing the original copy and retuming it toLOS AMIGOS RANCH ARCHITECTUML REVIEW CbrrArUirrEE.
I hereby agree to the conditions and exceptions above:
By.
Homeowner's Signature
"* rrierd counry, cororsdo,
t
Con3trut
rn"SIH$IYMt Ats$sYAt
c€RrtrtcarE"t{K:gtffif*"^lriS-m$n'oW
" ^h?it$Eou*tt'
souQRABft
uos
,"rd'll\il
EXHIBIT B
@nstruclion must be
within one year.
Wtle orne/s
s6eat*fil
i ffi,ffi'gn'nU****ffi
be de'fened
I -%l REvIEw @t MITTEE
tr,lRc
fiilsentuffiiffi$l'"ffi*:",:[:ffi[':Tl';:::::1:
&!#ffi,***
:::#iift.:t"eG
n*{$ff'uoifi*
zno tlitJa :". ":;rns
reviewed "' -_:j:'
On'sfie staKing'
ttaggtt
REVIEW COTTIMITTEE
EXHIBIT C
NOTICE OF CHANGE
IN EXISTTNG STATE OF PROPERTY
ELK SPRINGS
LOS AMIGOS PENCH PUD
GARFIELD COUNTY, COLORADO
Fiting Los Amigos Ranch PUD, Garfield County, Colorado.
The owner of the above referenced property has received approval for a 'Change in the Existing State of Property"
from the Los Amigos Ranch Architec'tural Review Committee as provided in the declarations and covenants
applicable to the Property. The date of such approval was .,20--
Notjce is hereby given that, as provided in the Elk Springs Design Requirements and Guidelines, failure to commence
the Change within one year after the date of approval or failure to complete the proposed Change strictly in
accordance with the description thereof and plans and specifications therefore approved by the Committee shall
operate to automatically revoke the approval of the proposed Change and the owner may be required to remove all
improvements and restore the property as nearly as possible to its state existing prior to any work in connection with
the proposed Change,
All persons with an interest in the properiy are ceutioned to review the remedies available under the Elk Springs
Design Requirements and Guidelines, and applicable declarations and covenants of record, in the event of any
violation of the provisions, covenants, conditions and restrictions contained therein.
lf there is timely compliance with the provisions, covenants, conditions and restricdions contained in the Elk Springs
Design Requirements and Guidelines and applicable declarations and covenants regarding a Change in the Existing
State of property, a Certificate of Compliance shall be issued by Los Amigos Ranch Architecdural Review Committee.
lssued this day of
LOS AMIGOS MNCH ARCHITECTURAL REVIEW COMMITTEE
20
By
Owner:
EXHIBIT D
CERTIFICATE OF COMPLIANCE
ELK SPRINGS
LOS AMIGOS RANCH PUD
GARFIELD COUNTY, COLORADO
Date:
Lot _ Filing Los Amigos Ranch PUD, Garlield County, Colorado
Exceptions:
It is hereby declared that the improvements on the above designated property have been completed in
accordance with The Certificate of Architecdural Approval issued by the Los Amigos Ranch Architectural Review
Committee and pursuant to the requirements set for in the Design Requirements and Guidelines. The "Notice of
Change in the Existing State of Property', recorded in Book at Page in the records of
the Clerk & Recorder, Garfield County, Colorado, is superseded by this "Certificate of Compliance.'
lssued this day of
LOS AMIGOS RANCH ARCHITECTURAL REV]EW COMM]TTEE
By
Orner:
20-.
EXHIBIT E
NOTICE OF ADDITIONAL TIME TO COMMENCE
ELK SPRINGS
LOS AMIGOS RANCH PUD
GARFIELD COUNTY, GARFIELD
Orner:
Lot Filing Los Amigos Ranch PUD, Garfield County, Colorado
Reference is hereby made to that 'Notice of Change in Existing State of Property" issued by the Los Amigos Ranch
Architectural Review Committee on and recorded in Book at Page _
in the records of the Clerk and Recorder, Garfield County, Colorado. The Los Amigos Ranch
Architectural Review Committee has granted the owner of the above referenced property an extension of time until
2}-to commence the Change in eccordance with the approved plans.
lssued this _ day of ,20.
LOS AMIGOS RANCH ARCHITECTURAL REVIEW COMMITTEE
By
EXHIBIT F
CERTIF]CATE OF APPROVAL OF CHANGES IN APPROVED DOCUMENTS
ELK SPRINGS
LOS AMIGOS RANCH PUD
GARFIELD COUNfi , COLORADO
By
DATE:-
Approval of Changes in Approved Documents submitted by:
Dated:Titled:
To be construc{ed on: Lot
-
Filing Los Amigos Ranch PUD, Garfield County, Colorado,
hereby given by the Architectural Review Committee, with the following conditions and exceptions:
LOS AMIGOS RANCH ARCHITECTURAL REVIEW COMMIfiEE
NOTE: The Certificate of Architectural approval is automatically revoked. one. vear lf.o.m date of issue !f conslruction
rrasnotspriortoexpirationdate.ThisCertificateofApprovalof
changes in approved documents does not extend the expiration date.
This Certificate of Approval of Changes in Approved Documents is not valid until all conditions and exceptions are
acknowledged by the owner's signature and the original is retumed to the Los Amigos Architectural Review
Committee.
I hereby agree to the exceptions and conditions above
Homeowne/s Signature
CONSTRUCTION
tndividuals making submittals for Changes in Approved Documents are advised that review of plans by the Los
Amigos Ranch Ar6hiteaural Review Committee does not necessarily cover compllance with local building codes or
othei authorities. Approval for conformance with building codes must be sought directly fmm the local authorities.
On-site stakes and flagging review on
-
and approval given to begin clearing and excavation.
(Date)-
LOS AMIGOS RANCH ARCHITECTUML REVIEW COMMITTEE
By
UTILITY HOOK-UP INFORMATION
Before excavation begins, contact the following companies for utility locations:
Gas
KN Energy
Elec{ricity
Holy Cross Electric Association
Telephone
US West Communications
Sewer
Spring Valley Sanitation District
Water
Red Canyon Water Co.
EXHIBIT G
(800) s63-0012
(970) 94s-s491
(800) 244-1111
(970) e45-6399
(970) %s-6399
FEE SCHEDULE
June 20, 2000
INITIAL CONSTRUCTION
(lncludes lnitial Landscaping, Screening and Fencing)
EXHIBIT H
$ 3s0
$ 150
$ 50-200
$7s
$ 600
$ 1000
$ 2000
$ 2000
$ 1s0
$50
$ s0.
$ 500
$7s
$25
$25
$ 2s0
Preliminary Review
Final Review
Changes to approved submittals
Certificate of Compliance
Construction Road Use Fee
Additional Spring Construction Road Fee
Construclion Deposit
Contractor Deposit
An Additional Contractor Construction Deposit of up to $6000
may be required ( see $ V1, A2)
ADDITIONS OR REMODELS
Preliminary Review
Final Review
Certificate of Compliance
Construction Deposit
I.ANDSCAPING, SCREENING AND FENCING
(When not included in an addition, remodel or initial construction)
Preliminary Review
Final Review
Certificate of Compliance
Construction Deposit
. Construction deposits are refundable upon completion of project and satisfactory inspection by ARC.
for hrtiat Construction, the Prinwyand Final Reyiew fees include a total of 5 hours of the
Committe's consutting[archituls time. Additional ux of the consulting archituts time will
fu bittd to the ojfrrer aI the Committee's cosl * lO% and must fu Wid before a Cerllficate
of Atchilmural Approval is issud- lrrcorrrt, incomplete and/or relxld submittals may
result in additionat review fee as*ssnents at the di*retion of the C-ommittee. The
Commlttee may wairc att or prt of the fudxaping, xrening and fencing fees aI il's sole
dixretion.
NOTE:
PRIMARY REVIEW
All applicable elements listed below must be
addressed and checked off by applicant for a submittal to
be deemed complete:
SITE PI-AN
_Building location control stakes and elevation
benchmarks as located on site by a licensed surveyor
_Building location and drivaray boundary stakes as
located on site
_Building outline as it meets grade
_Revised contours
_Drainage patterns
_Roof Plan with all roof ridgeline elevations in tographical
numbers
_Walks, drives, parking and turn around areas
_Location of utility edensions and meters
_Trash enclosures
_Fences
_Recorded building envelope/setbacks
_Easements of record
_Location and revised contours of ISDS, if applicable
_Any other proposed improvements or
auxiliary construction
_Existing trees -those to be removed shown dashed
EXTERIOR ELEVATIONS
_Four exterior views
_Existing grade where it meets the building
_Proposed finish grade where it meets the building
_All exterior materials noted
SITE MARKING
_Trees to be removed flagged
_Building location stakes indexed to site plan
_Driveway boundary stakes
_ISDS locations
_Utility cuts not under driveway
_Elevation benchmarks adjacent to building site
FLOOR PI.ANS
_Use of each room labeled
_Topographical elevation of each floor
_Square footage of each floor
_Decks, patios
_Benchmark location(s)
FOUNDATION DESIGN
_Subsurface geotechnical report
INDIVIDUAL SEWER SYSTEM DESIGN
_Percolation test(s)
RENDERING OR MODEL
_lf required
Certification that all the above applicable items have been
addressed in the submittal.
EXHIBIT I
FINAL REVIEW
ln addition to those elements required at Primary
Review, the followlng elements must be addressed
and checked off by applicant for a submittal to be
deemed complete.
GENERAL
-Architect's
signed seal on all applicable documents
SITE PI.AN
_Exterior lighting attached to struc'ture
_Exterior lighting detached from structure
_Finished paving and walk materials
_Retaining walls, if any
-Site
construc'tion details (storage, staging & parl<ing)
_Landscapin g/Revegation
EXTERIOR ELEVATIONS
_Location of utility meters
_Roof penetrations, chimneys, skylights, etc.
_Locations of all exterior lighting
_Attached trash enclosures and fencing, etc.
_Materials and colors
FLOOR PI.ANS
_Complete dimensions
FOUNDATION DESIGN
_Final dimensioned and detailed design
_Professional Enginee/s signed seal
rNDrvrpuA[- SEWER SYSTEM DESIGN
_Final system design
_Professional Enginee/s signed seal or approval
COLOR SAMPLES
_Siding, trim, fascia, etc.
_Roofing
_Window frame/sash
_Stone, masonry units
_Other
EXTERIOR LIGHTING
_Catalog sheets
BUrLpr NG CROSS-SECTIQN
_Yr" = 1'-0' min. scale
STRUCTURAL DRAWINGS
_Member sizes and design criteria
_Professional Enginee/s signed seal
RENDERING MODEL
-lf
required, revised/upgraded per flnal design
Certification that all the above applicable items have
been addressed in the submittal.
ELK SPRINGS SUBMITTAL REQUIREMENTS
Owner or Architec,t Owner or Architect
SUBDIVISION IMPROVEMENTS AGREEMENT
ELK SPRINGS, FILING 6,
A SUBDIVISION OF LOS AMIGOS RAI{CH P.U.D.
THIS AGREEMENT is made and entered into this_day of ,2000,
between LOS AMIGOS RANCH PARTNERSHIP (hereinafter referred to as "Owner") and the
BOARD OF COUNTY COMMISSIONERS OF GART'IELD COUNTY, COLORADO
(hereinafter referred to as the "County");
WITNESSETH:
WHEREAS, Owner is the owner and developer of certain real property located within
Garfield County, Colorado, known as Los Amigos Ranch P.U.D., as approved and more particularly
described in County Resolution No. 96-34; and
WHEREAS, preliminary plan approval was issued by the County for that portion of the Los
Amigos P.U.D. designated as Los Amigos Ranch, Filing 6, under the terms and conditions set forth
in County Resolution No. 98-30, as amended by Resolution 99-102; and
WHEREAS, both the Los Amigos Ranch approval and the Preliminary Plan approval
contemplated development of the Los Amigos Ranch P.U.D. in phases; and
WHEREAS, Owner has submitted to the County for its approval, the Final Plat for Elk
Springs, Filing 6, a Subdivision of Los Amigos Ranch P.U.D., (hereinafter "Final Plat") for aportion
of the property lying within the Los Amigos P.U.D. more particularly described in said Final Plat
and set forth in Exhibit A attached hereto and incorporated herein by this reference; and
WHEREAS, as a condition of approval of the Final Plat and as required by the laws of the
State of Colorado, Owner wishes to enter into this Subdivision Improvements Agreement with the
County; and
WHEREAS, Owner has agreed to execute and deliver to the County cash or other security,
deemed sufficient by the County to secure and guarantee Owner's performance of this agreement,
and has agreed to certain restrictions and conditions regarding the issuance of building permits,
certificates of occupancy and sale of properties, all as are more fully set forth hereinafter.
NOW' THEREFORE, for and in consideration of the premises and the mutual covenants
and agreements herein contained, Owner and the County agree as follows:
1. Final Plat Approval.
The County hereby accepts and approves the Final Plat subject to the terms and conditions
of this Agreement, as well as the terms and conditions of Resolution 96-34,Resolutions 98-30 and
99-102, and the requirements of the Garfield County Zoningand Subdivision Regulations.
2. Owner's Performance.
a. Owner has constructed and installed or will cause to be constructed and
installed, at its sole expense, those improvements related to Los Amigos Ranch, Filing No.
6, (hereinafter "Subdivision") which are required to be constructed by Resolution No. 96-34,
Resolution No. 98-34, Resolution 99-102, the Final Plat and all County Zoning and
Subdivision Regulations. The improvements set forth therein will be completed in
compliance with the following:
i. all plat documents submitted prior to or at the time of the Final Plat
approval, including, the terms of the certificates for improvements completed prior
to the date hereof, which plat documents are incorporated herein by reference, and
made a part of this agreement;
ii. all requirements of Resolution Nos. 96-34, 98-34, and 99-102
including all requirements of the Garfield County ZoningCode and Garfield County
Subdivision Regulations as they relate to the Subdivision.
iii. all laws of the United States, the State of Colorado, the County of
Garfield and its various agencies and affected special districts.
iv. all terms and/or conditions and/or requirements contained within such
other designs, maps, specifications, sketches, and/or other materials submitted to and
approved by any of the above-stated governmental entities.
b. All improvements required herein shall be constructed by Owner on or before
unless within said time period, Owner obtains from the County
an extension of time to complete the improvements, which extension, upon a showing by
owner of a reasonable need therefor, will not be withheld by the county.
c. The County agrees that if all improvements are installed in accordance with
this agreement, the Final Plat documents, and the requirements ofthe Preliminary Plan, then /
the Owner shall be deemed to have satisfied all terms and conditions of the Zoning , ht l0
ililJ;T:t"ffi,",,:ll",H1'3ff illit:::,:1,:fri:f ,',uhff ',"-'i#'v^!^'W.W
3. Cost of Improvements.
The total
Subdivision, as
$
estimated cost of completion of the unfinished improvements related to the
set forth and certified by a licensed engineer of Exhibit B attached hereto, is
which amount the county finds reasonable and hereby approves and accepts.
Page2
Securitv for Improvements.
a. Simultaneously with the execution of this Agreement by both parties, Owner
shall deliver cash or other security in a form acceptable to the County and payable to the
County Treasurer in the amount equal to the "Total Estimated Cost" of the unfinished
improvements in the amount set forth and certified in Exhibit B of $.tf
utilized by Owner, the County hereby agrees to deposit said cash in a separate interest-
bearing account to be designated and distributed in the manner prescribed in herein.
b. As Owner completes the improvements designated in Exhibit B and receives
invoices in connection therewith, it shall forward to the Garfield County Director of
Regulatory Services a request for payment, an invoice, and certification of completion
submitted by a registered professional engineer. Such certification shall certifu that the
improvements have been constructed in accordance with the requirements of this Agreement
and any exhibits attached hereto. Such certification shall also certify that the amount of
reimbursement by the County for any line item listed on Exhibit B does not exceed the
amount stated in Exhibit B.
c. Upon receipt of Owner's request, invoice and certification, the County may
inspect and review the improvements certified as complete to determine whether or not said
improvements have been constructed in compliance with the relevant specifications. If the
County determines that all or a portion of the improvements certified as complete are not in
compliance with the relevant specifications, the County shall furnish a letter of potential
deficiencies to the Owner within (15) fifteen days specifying which improvements are
potentially deficient. If no letter of potential deficiencies is furnished within said (15) fifteen
day period, all improvements certified as complete shall be deemed accepted by the County
and the County shall issue from the account hereby created, a check or draft to Owner's
designated payee in the amount of the invoice. If a letter of potential deficiencies is issued
which identifies a portion of the certified improvements as potentially deficient, then all
improvements not so identified in the letter of potential deficiencies shall be deemed
accepted and the County shall issue payment as such relates to the certified improvements
that are not identified as potentially deficient in the letter.
d. With respect to any improvements certified as complete by the Owner that are
identified as potentially deficient in a letter ofpotential deficiencies as provided in paragraph
C above, the County shall have (30) thirry days from the date of the letter of potential
deficiencies to complete its investigation and provide written confirmation ofthe deficiency
to the Owner. If upon further investigation, the County finds that the improvements are
acceptable, then the appropriate payment will be made by the County within (10) ten days
after completion of such investigation. In the event the improvements are not accepted by
the County, the County, upon written findings made by the Board of Commissioners Ljustifuing the same, shall be entitled to draw upon the account created herein for the purpose L ,4/^
securing payment for the completion of said improvements in conformance with ,)"prr"\ry,
Page3 /D/b#?,
"1 w)
specifications. Additionally, the County shall provide the Owner a reasonable period oftime
to cure any deficiency prior to initiating the remedy provided the County in this paragraph.
5. Enforcement.
In addition to any rights which may be provided by Colorado statute, it is mutually agreed
that the County or any purchaser of a lot within the Subdivision shall have the authority to bring an
action in the District Court of Garfield County, Colorado, to compel the enforcement of this
agreement. Such authority shall include the right to compel rescission of any sale, conveyance, or
transfer of any lot contrary to the provisions of this Agreement, or set forth on the Final Plat, or in
a separate recorded instrument. Any such action shall be commenced prior to the issuance of a
building permit by the County for such lot ; and in the event no such action is so commenced, then
the County and any purchaser shall be deemed to have waived their rights and authority herein
provided.
6. Approval of Plat and Consent to Vacate.
The County agrees to approval of the Final Plat subject to the terrns and conditions of this
Agreement. In the event the Owner fails to comply with the terms of the Agreement, Owner agrees
that the County may vacate the Final Plat, as it pertains to undeveloped lots only. Any existing
developed lots or lots on which improvements have been properly constructed shall not be vacated,
and the Final Plat as to those lots shall remain valid. Owner shall provide a survey and complete
legal description, with a map showing the location of any portion of the plat so vacated.
7. Issuance of Buildine Permits.
As one remedy for breach of this agreement, the County may withhold building permits for
any structure within the Subdivision. Additionally, the parties agree that no certificate of occupancy
shall be issued for any building or structure within the Subdivision until all subdivision
improvements have been completed and are operational, as required by this agreement. Finally, the
Owner herein agrees that prior to the conveyance of any lot within the Subdivision, that it will
provide to the purchaser of that lot a signed copy of Exhibit C attached hereto, notifring the owner
of the foregoing restrictions upon issuance of building permits and certificates of occupancy.
8. Roads and Road Impact Fees.
Roads within the Final Plat shall be private roadways and shall be dedicated to and
maintained and repaired by the Los Amigos Ranch Homeowners Association, Inc. Approval of
roads within the Final Plat, shall not obligate the County to construct, maintain, repair, or replace
such roads. All offsite road improvements for the Los Amigos Ranch P.U.D. have previously been
satisfied. In accordance with the provisions of Resolution 98-30 the Owner shall pay a Road Impact
Fee of $200.00 per lot for each of the 47 Lots within the Final Plat for a total Road Impact Fee of
$9,400.00. This fee shall be paid prior to or simultaneously with the recording of the Final Plat.
Page 4
Indemnitv.
a. To the extent allowed by law, Owner agrees to indemni& und hold harmless
the County for claims which may arise as a result of Owner's installation of improvements
pursuant to this Agreement. However, Owner does not indemnifu the County for claims
made asserting the standard imposed by the County on Owner are improper or the cause of
the injury asserted.
The County shall be required to notiff Owner within fifteen (15) days of
receipt of a Notice of Claim or Notice of Intent to Sue and shall afford Owner the option of
defending any such claim or action. Failure to notift and provide such option to Owner shall
extinguish the County Rights under this paragraph. Nothing herein stated shall be interpreted
to require Owner to indemnifu the County for claims which may arise from negligent acts
or omissions of the County.
10. Recording.
Upon execution and authorization by the County, the Owner shall record this agreement with
the Office of the Clerk and Recorder For Garfield County, Colorado.
1 1. Venue and Jurisdiction.
Venue and Jurisdiction for any cause arising out of or related to this agreement shall lie in
the District Court for Garfield County, Colorado, and be construed pursuant to the laws of the State
of Colorado
12. Amendment.
This agreement may be amended from time to time, provided that such amendment be in
writing and signed by the parties hereto.
13. Binding Effect.
This Agreement shall be a covenant running with the title to each lot within the Subdivision,
and the rights and obligations as contained herein shall be binding upon and inure to the benefit of
Owner, its successors, and assigns and shall govern the future actions of the County where
applicable.
refry -4 Jn'wr"ry'P'-z4-
Zrl,L *fuA /--*-*/*-w:wry
14. Notice.
All notices required herein shall be tendered by personal service or certified mail upon the
following individuals or agents of the parties to this agreement:
Board of County Commissioners of
Garfield County
c/o Mr. Mark Bean, Planning Director
109 8th Street, Suite 303
Glenwood Springs CO 81601
Los Amigos Ranch Partnership
c/o Mr. Greg Boecker
2929 Cotxtty Road 114
Glenwood Springs, CO 81601
with copy to:
Mr. Lawrence Green, Esq.
Balcomb & Green, P.C.
P.O. Drawer 790
Glenwood Springs CO 81602
ENTERED INTO the day and year first above written.
LOS AMIGOS RANCH PARTNERSHIP
BY
Thomas E. Neal
General and Managing Partner
BOARD OF COUNTY COMMISSIONERS
GARFIELD COUNTY, COLORADO
BY
Chairman
ATTEST:
Clerk to the Board
dlwp-doc\lg\losamigo\ . . .9-8-00
Page 6
ELK SPRINGS FILING 6
SUBDIVISION IMPROVEMENTS AGREEMENT
A.ROADWAYS
1. Earthwork - Final Grading2. Base Course Aggregate3. Chip-Seal
4. Revegetation
5. Road Signage
WATER SYSTEM
SEWER LINE
OTHER UTILITIES
1 . Gas, Electrical & Telephone Services
2. Utility lnstallation
TOTAL COMPLETION COSTS
Remaining
Costs
$ 41,000
$ 1 1 7,OO0
$ 33,000
$ 2,OO0
$ 1,000
$ 45,000
$ 15,OO0
-o-
-o-
s254psa__
B.
c.
D.
I hereby certify that these cost estimates reasonably reflect the actual remaining costs of
completing all the subdivision improvements in Elk Springs Filing 6.
I hereby certify that each of these items has been paid
costs listed.
for,to the extent of the remaining
,"\l-/t,-
-1*\-i,
I
,- t-l /
- .(.- _l ur_ (r_!_
Greg'S. Boecker, Manager
Los Amigos Ranch Partnership
1 502aO6.sia
DWGrlec-9/8/OO SCHMUESER GORDON MEYER, INC.
SUPPLEMENTAL DECLARATION FOR
LOS AMIGOS RANCH PLANNED UNIT DEVELOPMENT
GARFIELD COUNTY. COLORADO
THIS SUPPLEMENTAL DECLARATION FOR LOS AMIGOS RANCH PLANNED UNIT
DEVELOPMENT, GARFIELD COUNTY, COLORADO (Supplemental Declaration) is made
and declared this day of , 2000, by Los Amigos Ranch
Partnership, a Colorado general partnership (Declarant).
RECITALS
A. Declarant is the owner of certain real property situate in Garfield County,
Colorado, and more particularly described in the Final Plat for Elk Springs, Filing 6, a
Subdivision of Los Amigos Ranch PUD, ("Final Plat"), filed for public record in the Officeof the Clerk and Recorder, Garfield County, Colorado as Reception No.
B. Declarant has previously recorded that certain Amended and Restated
Declaration of Covenants, Conditions and Restrictions for LosAmigos Ranch Planned Unit
Development, Garfield County, Colorado (Amended and Restated Declaration) on
February 15, 1991 in Book 799, Page 48 of the Garfield County Clerk and Recorders'
records as Receptions No., 421306.
C. Declarant desires to annex allthose properties contained within the Final Plat
pursuant to this Supplemental Declaration and thereby subject said annexed properties
(hereinafter "Additional Properties") to the Amended and Hestated Declaration and the
additional covenants, conditions and restrictions set forth below.
NOW THEREFORE, Declarant hereby makes the following declaration of
annexation of the Additional Properties and declarations of additional covenants and
restrictions applicable thereof:
ANNEXATION OF ADDITIONAL PROPERTY
1.1 TheAdditional Properties contained within Elk Springs, Filing 6, a Subdivision
of Los Amigos Ranch PUD, as more particularly described on "Exhibit A" attached hereto,
are hereby annexed pursuant to Article lV of the Amended and Restated Declaration.
1.2 The Additional Properties are hereby made subject to all provisions set forth
in the Amended and Restated Declarations.
1.3 The Additional Properties are hereby made subject to the additional
covenants, conditions and restrictions set forth in this Supplemental Declaration.
)
I.
2.1 lrrigation Each single family lot shall not be allowed to irrigate more than 3,000
square feet of land.
2.2 Central Sewer Systems All single family lots in Elk Springs, Filing 6, a Subdivisionof Los Amigos Ranch PUD, Filing 5, are within the Spring Valley Sanitation District
boundaries and must connectto its centralsewage treatment system forsewage treatment
services. No individual sewage disposal systems shall be allowed.
2.3 Pet ControlAll pets must be kept under strict owner control at all times. No more
than one adult dog and no more than an aggregate of three cats and dogs may be kept ona single family lot. The Board of Los Amigos Ranch Homeowner'J Association has
promulgated rules and regulations regarding pet ownership and control, and may levy pet
assessments for violations of said rules and regulations. By way of example, owners'may
be assessed for pets found roaming free of owner control, or disturbing neighbors oiwildlife. Said pet assessments are enforceable as set forth in Article V., piragraph 5.5 of
the Amended and Restated Declaration. Nothing contained herein or in said rules and
regulations shall limit the right of the Board to modify said rules and regulations, determine
a pet is a nuisance and require it's removalfrom Los Amigos Ranch p.U.O. properties, nor
limit the right of Los Amigos Ranch Partnership or any owner of Los Amigos Ranch p.U.D.
property to enforce their property rights.
2.4 Fire Protection TheAdditionalProperties areforested with mature pinion and junipertrees. ln order to reduce the danger to homes from lighting induced crown fiies, all
Homeowners shall create a defensible space by thinning trees w-ithin 30 feet of their homes
so that the crowns of trees are at least 10 feet apart. This defensible space should be
increased on the downhill slope of homes. Dead branches, limbs, trees and debris shallbe removed from the defensible space area. Roofs shall be constructed of
noncombustible materials. Homeowners should install adequate lightning protection.
2.5 Fireplaces Woodburning appliances in each single family dwelling unit shall be
limited to one Colorado Certified woodstove. Natural gal appliantes *ay be used freely.
2-6 Bear Proof Trash Containers Alltrash and trash containers shall be stored within an
enclosed building except on the same day it is set out for pick-up, or alternatively, alltrashshall be stored in containers that have been designed and constructed to prevent bears
and other wildlife from gaining access to the contents of the containers.
'-n) M 4*4dr#l/ft
a/"r// q*/ W,
IN WITNESS:
of
WHEREOF, Declarant sets its hand and seal this
, 2000.
day
LOS AMIGOS RANCH PARTNERSHIP
A Colorado general partnership
Thomas E. Neal
Managing General Partner
HOMEOWNERS/LOT OWNERS
SUBDMSON II, LOS AMIGOS RANCH PUD
FILING 1
LOT 1
LOT 2
LOT 3
LOT 4
LOT5-7
LOT E
LOT 9
LOT 1O
FIUNG 2
LOT 11
LOT 12
LOT 13
Homeower
Robert and Marianne lwamoto
0031 Los Amigos Drive
Glenwood Springs, CO 81601
Captain Gerald L. Hofwolt
COMSUBGRU E
PSC 817 Box 16
FPO AE 09622-0016
Ron & Liz Smith
404 Bolero Way
Newport Beach, CA 92663-3602
John D. Lindsey
1017 Cooper Street
Glenwood Springs, CO 81601
Thomas E. Neal
141 W. Jackson Boulevard, Suite 1720
Chicago, lL 60604
James A. R. Johnson
420 4lh Street NE, #406
Watertown, SD 57201 -2638
Jerry & SidneY HaYs
0302 Pinion Drive
Glenwood Springs, CO 81601
Edmund Miller
Box 461
Glenwood SPrings, CO E1602
Steve and CathY Braden
0414 Pinion Drive
Glenwood Springs, CO 81601
Patrick and Laurie Winters
c/o Doucette
0329 Springridge Drive
Glenwood Springs, CO E1601
Doug Olsen
209 KAABC
Aspen, CO 81611
Jerry and Lynn Longbons
0511 Pinion Point
Glenwood Springs, CO El601
LO'|24
LOT 25
FILING 4
LOT 26 Hermann Guenther
c/o Armand Guenther
4707 South Urban WaY
Morrison, CO E0465
LOT 15
LOT 16
LOT 17
LOT lE
FILING 3
LOT 19
LOT 20
LOT 21
LOT 22
LOT 23
Philip M.Maass
0485 Pinion Point
Glenwood SPrings, CO E1601
Hayan Alzahid
P.O. Box 738
Aspen, CO 81612
Stanley Posusta
1209 Mountain Drive
Glenwood Springs, CO E1601
Nancy A. Coleman
153 Current Drive
New Castle, CO 81647
Steve & KathY Quint
P.O. Box 2497
Basalt, CO E1621
Chuck and Carol McCurry
0206 Cedar Cove
Glenwood SPrings, CO 81601
Jean Huyser
0258 Cedar Cove
Glenwood SPrings, CO 81601
Frank & Michelle Hagemann
0302 Cedar Cove
Glenwood SPrings, CO 81601
Greg Boecker
2929 CountY Road 114
Glenwood SPrings, CO 81601
Cris Aronson and Terry Ewbank
0271 CedarCove
Glenwood SPrings, CO E1601
Donald and Linda Whilldin
0209 Cedar Cove
Glenwood SPrings, CO 81601
LOT 14
-
toT 27
LOT 28
LOT 29
LOT 30
FILING 5
LOT 37
LOT 38
James Wentzel
1039 Park West Drive
Glenwood Springs, CO 81601
Wes Graharn & Mrginia Traxler
5010 Woodland Avenue
Des Moines, lA 50312
Dennis Brady
P.O. Box2516
Aspen, CO 81612
Patrick Martin
6457 S. Jackson Street
Littleton, CO 80121
R. Glyn Moulton
P.O. Box 732
Edwards, CO 81632
Ken& Kathy Beclolith
P.O. Box 1166
Glenwood Springs, CO 81602
LOT 39
LOT 40
LOT 43
LOT 44
LOT 45
LOT 51
Donald & Lynne Collins
P.O. Box 52
Salt Lake City, UT E4110
Robert G. Thompson
P.O. Box 992
307 Emily Lane
Frisco, CO 80443
Lawrence & Kathy Nunamaker
3757 Surrey Hill Place
Columbus, OH 43220
John & Connie CooPer
0029 Oak Lane
Glenwood Springs, CO E1601
Frederick Haltermann & Margaret Burke
P.O. Box 2631
Vail, CO E165E
Ann Cunningham & David Martin
2332 Wilbur Avenue
San Diego, CA 92109
AnnF"IrinuM No- t
LOS AIVIIGOS RAI.ICH P.LI.D.
POTEtr{TIAL IMPACTS ON
GROUr\D-\MATER FLOW AI\D QUALITY
DIJE TO TIIE USE OF
INDTVIDUAL SEPTIC SYSTEI\{,S
FOR DOMESTIC WA,STEWATER
TREATMENT AI{D DISPOSAL
for
SHERRY A. CALOIA
CALOIA & rrOUPT, P.C.
hepared by:
McI aughl[a Water Eogineers, lrd-
24?fi Alcou Sueer
D@ver, Colordo 8g2ll
(303) 4s&55s0
APriI 199t
98410.001
TER ENGRS I D r 3Ql348A9766
II{TRODUCTION
This addeadr:m report was pr@ared to address issues raiscd at the April 13, 1998, Garfidd Cormry
Commissioue.rs meeting during whicb rhe approprihreoess of individual septic systenrs ar rhc proposed Irs
Arrigc Rauch development were discussed ard deba&d. Preseated in the following paragraPhs are (1) a
rcsponse to comme* by Resoruce Engineeriog; Inc. and (2) a discussion of ttre fate and tarsport of septic
eflueu(
RESPONSE TO COMMENTS BY RESOT,RCE ENGINEERING,INC.
Weter-Table Map
MWE has sxamined additional well data as preseuted by Resource Fngineering Inc., and bas amended *re
water{able map accordingly in Fignres L and 2. As rhcse fturcs show, the grotrnd-rrater mound is preseor
wi6 aa even gr€arcf peak eloration.
So€lleddrywellsrefereoccdbyResourceEnsineering;Inc.(WellsNo-37,32,aud41;PermitsNo. 1EE402,
18M03, and 18M04 for KiDdaIl Ratrch) a,re shown in these trro figrrres. Re\dew ofthe well compledon aud
test reports indicates &ar stafic ,,rarcr-level dala were uot reported aod ttre geologic logs are vague . To presr.rme
ftese boreholes arc dry based outhis lack of informafion is plenatnre. The firsttrto boreholes were drilled
to a de,pth of 300 feet; tI" third borehole was drilled to a depth of 500 ftet. Each borehole was drilled using
the aA rotary method- Prodrction testing was conducted h each open borehole and not in a cascd wcll. None
ofthe boreholes yielded measur:able amor.Erts of ,,varer from the air-lift tests. Circuladon loss and/or low
qpecificyield relativetothcair-injectionvolumeand air-liftvelocity may accouutforthe appareat lack ofwater
produoion from each borebole. For ftrese three boreholes" the static water lwels are unloowrl Abandonme,at
r?orts frr tlese boreholes are not in the respecdve well permit flles at tle Stae Engineer's Office. If these
boreholes sdfl exist, ttre c,u:reat static watcr lwels in each bole should be measr:red.
No record ofWell No. 5I, also showu in Figures I and.z, was not found in the State Engineer's Office files.
The log of rhis borehole shorld be submitted to the State Eoginecr's Office. If this borehole sdl exists, the
curren[ scatic warer leriel in the borebole should be measued.
The reported static water level after driling WeU No- 45 @ermit No. I 19503) r,ras 300 feet. This water lwel
is inconsisteat rxath other nearby wells and is believed to be incorrect A pump installation report for the well
is not in the State Engineer's Office weU permit file to verifii this warer Ievel. The currerrt saric water level
at tho well shcxrld bc verified.
PAGE I./ I
Ground-Water Flow to Spring Creek
During the Cnrfield County Commissioners meeting ou April 13, 1998, IvI\ME iih:sared and described the
conceptofground-waterflowfrom anunconf::edaquifertoaperennial sueamwherethebouom oftheaquifer
is below the bottom, ofthe sueam chanuel. This steam-aquifer rclarionship is showa io Figure 3a and is simiiar
to the hydrogeologic conditicos rh:t sal51 in Spnng VaIIe,y, Unless a barrier to flow exiss, all flow from the
aquifer to the channel must be nonlinear, as shown in Figure 3a. MWE srared during the meeting rhat 2
ground-water mound e)dsts in the basaltcppod uplaod area Iocared south and west of Spring Valley and in
the vicinrty oftre proposed los Amigos Ranch dcvelopmcot. Thc pcrcnmal flow of zurEce ware.r i" Sprirg
Creek is maintained by grormd-uarer flowto the chaanei from upiandareas borderhg both sides ofthe valley-
Flow ocsurs because the potential energr head in &e aquife.r drives the warer from areas ofhigher head to areas
oflowerhcad Florsliacsfromtheaquiftrtothc5gpspchannelarepsrp€adicular:tothelinesofequaiwarcr-
table elevarion$ as showu in Figure 3b. No barrier to ground-uarer flow is howu to exisr in rhe vicinity of
Spnng Valley. Accordiryto &c Colorado Geological Survey (Kirkharn and Widmann, I997),rhe valley is a
balf grabeu (or doum+hroun block) forned as a result of iutease subsidence induced by dissolutiou of
uaderlyins aaporitic rocls. The basalt aud sedime,ntary rock formations &ar undedie this valley and overlie
the evaporitic rocks are likely fracturd highiy pemreable, ard hydraulically interconnected- Geomorph i c- I Iy,
the landscape oftie area js a karst topogrdphy wifr siuk or collapse smrcares- This type of topography is
produced not by normal su6ce nr:roff, but by percolrlng gtrormd waler.
As a rebutal to thesc rerrarla, Resorrcc Engineeriog; Iac. presemed ffio ilh:sratims to show tbat "oD.Fsided"
grormd-warer flow to a draiuage can earis 3pd thet such is fre c^se at Spring Va[ey. Ia other words, there is
no ground-water flow from tbe basalt-capped upland arca in thc viciniry ofttre los Amigos Ranch development
to SPnng Creek. In$ea4 Resource Eagineering, Iac- suggests trat grouud warcr flows from Spnng Vailey
southwestcrly to the Roaring Fork River- The first illusrarion by Resource Eogfue€ring, Irrc- is recreared iu
Figure 4 and shows ground-water flow to a dervarcring ueach thar partially pea€tares an uncon-fined aquifer
withas-lopingvraerable. SimilartoFigure34grouud-uraerflowtothedewareringtrenchwillbenonlinear.
all grormd warer is rernoved from the tre,ncb, the warerafb will curse downward to tie botrorn of
the teoch from bo& sides. Thc warer-rable configurxion on the Ieft sidc ofthe ucnch will not be flal as draum
by Resource frgiaeerirg Inc. r:nless the trench fuily penerares rhe aquifer. Iilowwe.r, in Spring Valley the
crc* does uot fi:Ily penefiate the aquifer. Arrailable well rccords iudicate the aquifer beneath the creek is over
100 feet &idc Therdorg this iilusuaricrn is Eot applicabie to the hydrogeologic system }oowu to exisr in rhe
Spriag Vailey area-
The secoEd illusoarion by Resource EugineeriDg, Inc- Gigurc 5), Inc. dcpias a site investigared by rire firm
uftere gound warcr reportedly discharges as springs a''d secps into a lowland (or valley) from one side and
cxiis as perennial steamflow. At this site there is no surEce evidence of ground-water discharge from the
opposire sidcofrhevailey. Iuorderforrhisconditicnroo<ist,theground-warcrseepagemustbetheerrergence
of a contac spring where permeabie rock unirs overlie rocks ofmuch lower permeabiJity. A lithologic coElact
is oftea Earked by a line of spring vfiich may be either in the raiu umer able or in a perched ruarer uble.
The rmderiying layer need not be impermeablg merely tta tbe differeace in hydrar:lic conductiviry be great
e,uough to preclude the traDsissiou of dl ofthe 'rater that is moving tbrough the uprper horizon (Fener, L994).
As stat€d above, Spring Cre€k does not ftIiy paetrate the aqtrifer and the stream cbanDel is not uuderlain by
reiarively impermeable rocls. hstea{ the creek is rinderlain by permeable Iake depositq fractured basalt, and
fraarred Maroou Formation interbeds of sandstong siltstone, and sbale. Thereforg tiris illustration is aot
applicable to the hy'drogalogic systeEl k:loum to odst in the Spring Vailery area-
Perched Water Table
Resourcc Engineering Inc- propased tbatthe local well dara rnay indicate ttre presence of a perched water table
in &e basalr upland area uearrhe Los Am[os Ranch developmem There arc insuffici@t data to conf,rm this.
NeserTtreless, a perched uarcr table cao erist in basait fornations because of the hydrogeoiogic cbararaer of
rhe rock maffrid- This hydrogeologic character of basalt is describd in &e following
FATE AI\iD TRAI'{SPORT OF SEPTTC EEELUET'IT
Perrneabilitv and Porosif,v of Volcanic Rocks
Voicanic rocks form as a result of solirlificaioa gf magme at or near the ground surface. In a
hydrogeologic s€nse, ttrese rocks geoerally differ Aom most ofrer crystalline rocks itr ttrat they have
prinaly feaarres that car:se permeabilicy wirhin o&erwis*solid rock mass- As described below, these
fearr:res are relared o the hisory of the rocks.
When maglm extrudes to the ground surfrce and flows as lava, the rocks tlat form on cooling are
generally very permeable- At the srrface, rapid cooling and escape of gases causes coohng joims and
bubble{ike pore spaces. While the lava is in motiroa, a cns! forms on the upper surface as cooling rakes
place. Flow of the lava beseath the cnrst ciilses it to become Aadured, producing a blocky mass of rock
&at is commonly pulled r:rder the leadiug edge of the lava flow- The final result is a solid mass which
in many places has coarse nrbble zoues above znd lglev/ more dense rock- The biodcy rock masses and
associared gravel iaterbeds produce a bulk permeabiliry tnat is very high in most young basafts. Alteration
of deeply buded basdt or by the inflrrx of cemeuting fluids during geologic time causes the permeabiiiry
to decrease Sreeze and Gerry, LY79).
In geologic [ertrIs) the Tertiary basdt beds in the Spring Valley ar(z are recen[ deposits. Some recent
basalt aquifers have close to the higbesr uansmissivities known @avis and DeWiest, 1966). Ground water
may be difficult to develop frou basdt aquifers, even rhough ransmissiviries of recent basak flows are
high, because grouad water drains freely to poinr of discharge at streaurs and the depth to ground water
may be excessive or water may be locaily absent. To find grormd water in basalt, afiention must be paid
to locating "impermeable' zoaes-
The porosiry of rrnfracnred basalr is generally less thau one percegt, Deuse massive iava-flow rock will
have 1 to 10 percenc porosiry. Permeability is largely a function of other primary and secondary srruchres
wirhin the rock. As shown in Figure 6, feaures creaing high K in basalt inciude:
columnar joins car:sed by cooling,
lava arbes,
tree molds,
fracuues caused by buckling of panty cong%led lava, and
voids Idr between successive flows Sigrue 7).
In fte Spring Vailey area, permeabilrty is also enhaaced by collapse fracurres and fauits caused by
subsideace iuduced by dissolutiou of u.'de,rlying evaporitic rocks and regional folding. Porosiry may be
iacreased locally and near rhe gronnd surface due to wearhering.
Btlried soiis (paieosols), a corIutron feaurre in thick seguences of voicanic rock, can form local horizons
of "perched' ground water- In areas of exten.ive volcanism, a basin thar is uadergoing sedimeutation may
contain complicated sequerces of alluvial, vglcanis, and lacustrine material. The basait deposits ia the Los
Amigos Ranch developmeor are inrerbeddd with aliuvid de,posi6- Volcanic rock in which imerbedded
sediments (or pyrocla,stics) are abseut will have relatively low porosities if large volumes of rock are
considered.
Although reliable measureuents of bulk deasiry ue not found in the literature, the rapid rise in water
Ievels reponed in areas recentiy put under irrigarion indicares thar rhe porosity can be less tha-n 5% in
/.t
voicanic rocks which are good to excdlest aErifers @avis and DeWiest, 196Q. Aquifer tests made in
the Snake River Basalt of Idaho yielded storage coefficients of 0-02 and 0-06, which would sugest an
effective porosity of less than 10 perceaq provided that th.e aquifer in the tesS was entirely unconfined.
SedimenS (iDterbedded) wift &e lava will g%tly increase the average porosiry of large volumes of rocls
rharuepredominantlyvolcaoic. Underfavorablecirernstancestheimerbeddedsedimentsprovidestorage
space for S.e water whereas the more permeable volcanic rock conducts the water to the wells.
The hydrauiic conducdviry of variors qpes of basait will likdy range from 0 to 2,400 frlday. Horizootal
permeabiliry will be due to spaces beweeu lava-flow events- Verticd permeability is largely due to
fracnrring of partiaily solidified, lava in the late stages sf lqsvernenl toge*rer wi*r shrinkage cracking.
Commouly, vertical permeabiliry is very small in cooparison rc horizontal permeability. If the basalt beds
are tilted by tectonic movement after they have been de,posited (such as in the Los Amigos Ranch
developmeo;t ara), septic effiuent lnovernent in the ulsaffiated zooe of &e basalt will be down{ip
betweeo ttre lava flows as schematically shown in Figure 9. In the Ios Amigos Ranch development area,
this percolatioa will be in a northeasterly direction until tre water table is encor:atered- Therefore, the
possibility may ocist for some septic effluent from the development to emef,ge iu Spring Valley.
In general, 'paltnhoe'flows @igUre 6) are much morepe,rmeable than are dense interior porcions of thick
-az' flows. The upper and lower parr of the ca flows may be brecciated and quite permeable- B'rried
soils and. ash beds may form se.mi{orizontal barriers to outer Eoveaefit. O*ing to the extreme high
permeability of some volcenic rocks, bioiogical csnramination is a poteudd danger pavis and DeWiest,
1966)-
On a Iarge scale, the permeabiiity of basdt is very aaisotopic- The centers of lava flows are generally
impenrior:s- Buried soils thar produce high pern%biliry deveiop in fie top of cooled lava flows. Sream
deposits occur between rhe flows. The zones of blocky rubble generaily rua parallel to the flow trend-
The directioa of highesr permeability is, therdore, geuerally parallel to the flows. WithiD the flow, the
permeability is normally greatest in the direction of the s@epest original dip of the flows @reeze and
Cherry, 1979)- This is shown in Figure 8.
Tiansport of Contaminaxrts in Porous and flactmed Rock
The physical processes that coutol tle movernent of a dissolved, nooreactive gror:nd-water comarninant
(such as niuare) through soil and rock is advecdon and hydrodynamig dispersion. Loss of aiuae mass
in soil or rock is negligible except in unr:sual high-reducing ground-water coudidons- Advecdon is the
coEponent of solute moveEeut attributed to traNport by &e flow of ground water- The rate of transport
is equal to fte average linear ground-warcx veiocity. Eydrodynanic dispersion occtrs as a result <lf
5
mechanical mixing and molecular diffrrsion (Freeze and Checry, 1976)-
Dispersion is the spreading of a solute as it moves through a porous medium. The net effea of the
dispersive phenomena is to decrease the conceutration gradient betweetr two differeut solutious of the same
solute- In essence, dispersion reduces fte sharp itre&ce berwee.n the two sohrtions (Xnox, et aI., 1993).
The heterogeneiry of most geologic materials irtroduces irregularities of flow with the consegueut effecrs
on the nixing of the coutamimnt, which ofteo far overshadow the effects of miaoscopic dispenion.
Heterogeneity Of the aguifer and irregular geometies of grorud-water recharge and disch.uge zones,
@ge[her wi& &e lack of speciflc dara on aquifer c]aragerisiics, preclude quandtarive evaluation of
dispersiou coe.fficienrs ('dispersion configuratiou") for most natural grouud-water flow sinrarions. In
general, the -aglitude of dispersion for riniform sands can be measr:red in rcrms of onJy a few feet over
auavel disrance of 1,000 feer (Freeze and Cherry, 1970. This is schemadcally illustrated in Figure 10a
which $ows the shape of a coutaminaut plume from a contiuuous point source.
Iu sargrated flow through Inrous Eedl4 velociries vary widely across any single pore, jrst as in a capillary
arbe where &e velocicy distribution is lrminar flow is parabolic. ln additiou, the pores Possess differenr
sizx, shapes, aod orientatious. As a result, wheo a cotrtanhalrt is iatroduced into a flow syscem. ir
spreads gradually ro occxlpy an increasing portion of the flow region. This is a nonsteady, irreversible
mixing process by which the comaminast disperses within &e surrouding water-
Eydraglic conducriviry has a direct influence on the seepage velocity in a saturated formadon.
Coasequeatly, it will also have a direct irnpirct otr the uasport of contlrminan8 in the subsurface. Sparial
variabiiiry in hydraulic cotrducriviry is a critical frctor €utrolling m2ss trarspon. Sparial variabiliry of
subsurface solute movepeuts is derived mainly from ttre variabiliuy of &e hydraulic couductivity- Ttrus,
hererogeneity in aa aquifer systeu has a pronounced effest on coffaninafi migration ffaox, et al., 1993).
Fractured formations, such as basalt, ca'' be viewed as a solid rock marrix, typically with a low
permeabiliry, that is cracked or ftacaued. Gviag to &e low permeability of the rock matrix, most fluid
flow rhrougb the formarion will be ttrrough the imerconnected fracture ch:nnel5. The velocity of fluids
movrng through fracanes has traditionelly beea approximated usiug the so-called cubic law which was
developed from the sftdy of aonturbulent flow of a vis@us, incompressible fluid betrvee,n two parallel
plates- The average veiocity parallel to the planar surfa,ce is deveioped rsing Darcy's Law and the
equivaleor hydraulic conductiviry. I-ongiadinal dispersion in ttre fracnue is significant for low velocities-
ThB is scheoadcally illurrared in Figure 10b which shows the shape of a contaminanr plume from a
continuor:s point source in fractured rock. Fracurre spacing can have a significant effect on the advance
rate and ultimate penetztiou of a contaminauc ffinox, et aI., 1993).
Fate and Transport of Septic Effluent
Each individual septic lerch field in Oe Los Anigos Ramh developmeut will become a condnuous point
source of ninate conumination- The concenrration of nimte in the efflueut seepage will be a funcrion of
rhe biological denitrification capacity of the lead-field soils Q-ong, 1995 and Cantor, l9g7).
Deuiuificarion is the bioiogrcal reduaion of iuorganic-aitrogeu ro airrogen gas- Coarse soils will inhibit
&e deaiEification process- As long as carbou aad dissoived oxygen are available, niuificarion (or the
oxidation of ammonium-nitrogen to nitrate) will be preseul In t,?ical on-sire sepdc sysreus, oxygen
availabiliry is the most inponant factor affecury uiuificarion (-ong, 199r. Nitrate is rypically more
mobile in the subsurface environmeot than mmonium-oiuogen. When nitrate reaches gtound u/ater, it
becomes very mobile because of its solubilCy and enioais form. Nirates can move in ground warer wirh
minimal tansformatioa. They can migrate loug disauces from input areas if there are higlly permeable
subsurface materials that contain dissolved oxygm (Canter ,1997)-
From the indivifud septic leach fields iu the Los Amigos Ranch developmeut, ammoniurn-rich effltrenr
will percolate verrically 'rntil it eucounrers the basatt bedrock. Each leach field will be comprised of a few
feet of natural or imported soils within which some deuiEification Eury oca[. Ar rhe soil-basalr conrasr,
&e effluent se?age wilI likely chalge course and flow dowa*lope rc &e southwest until it mcounters one
or more verdcal joins or fracures in the basalt, or umil it emerges as a local contact spring- Unsanrr*ed
flow within the basalt will likely occur along very permeable beddiag planes rhar separarc the individual
iz'ra flows and through joina aad fracnrres, as sche.roatically sbown in Figure 9. These beds dip in a
northeasterly direction- As the ef,fluent percolates though dre ursanrrated. zote, h will undergo
uitrification.
The nit'de plume from each point source will likely agpear s,imilar to Figure 10b- Wid.lin the fracftred
rock formuions beneath &e Los Aoigos Rarch develcrpment, rniforn mixiug of &e high-niuare effluent
will not ocsur2 as proposed by &e developer- Tbis further indicates that the developer's forecast average
concentruions of nitrate in the ground warer betre'ft the properry are nor applicable to the hydrogeologic
conditions tha are presetrt. A low specific yield of the aquifer (likely in &e range of I ro l0 percent) and
the pianned dose spacing of the rndividual srytic systems (one per every 3-1 acres rver€e for 164
resideaces) will likely compound the coftaminadon coocern. The notion proposed by Los Araigos Ranch
that the densiry of srytic systems in ttre development will be 10 acres per iudividual septic systeru because
of open space is spurious. The l&acre figure would be valid only if the open space j5 stimin:ted and the
lots are replaaed o be 10 acres each
Concenuadons of nitrate in &e ground water will be variable because of the geologic factors discussed
above- As reported by Ford, et ai. (19E0), this phenoneaon has aiso been observed in rhe Eountein< of
Jeffersou County, Coiorado- Geologic factors are significant in ecplhini''g rhe ocqrrrence of contaminadon
1.
)
3.
in well watef,, and they are dfficuh to deal with iD mounainous environmeuts due to &e variarion in rhe
depth to bedrock, tracnre direcdon, specific yield of the aquifer, and other factors that defy easy
geuerali'atioa- Geoiogical consideratiors rDay also explain coliform costamhation when well consEuction
is adequate. Ford, er d-(19E0) nored thar fractures in crystalline bedrock are no[ effecdve in f,ltering the
bacreria associated with waste effiuent. Moreov€r, orientadou of the rock fracures does influence the
direcriou and ravei parh of the conaminans. This indicares rhu simply locaring a well at an elevation
above the wasrewuer source does norprovide any assurances thar leachfield effluent will oot flow into the
well.
CONCLUSONS A}ID RECOMMENDAfi ONS
Based upotr a review and aualysis of additionai well data in the project area and the foregoing
discussions concerning the fate and uanspon of septic effluent at Los ,qmigos Ranch, the
couclusioas and recommendatioos presented in the original report are reafErmed-
While ttrere ae impor, ant engineering aspects o the design of an ou-site septic system that can be
addressed rc ersure efficienr sepdc-sysem operation in the Los Aoigos Ranch development,
geologic conditions are rrot favorable to preve[ nitrare contamination of the ground water-
The hydrogeologic conditious of the development site have not been adequately researched by &e
dweloper to jusrify the use of individud septic systeos- If rhe Its Amigos Ranch deveiopment
is be permfted to utilize individr:al septic systorns, thes ihe geologic and solue tausport cooce'rlls
described herein should be fuily addressed before such approval is granted. This would require
the installation and resting of several monitoring wells (shallow and deep) to specificaily
characterize the locd hydrogeologic conditioos- A solutodansport amlysis will also be needed
to accurarcly forecast long+erm nitrate loading io the ground water. Such a sn:.dy couid be cost-
prohibitive.
The topography and proposed lot configuration of the development may trot be advantageous for
the use of a gravity-feed wasterrals collection sy$em. As a cost-effective alternative to the
imtallarion of several sewerlifi stations, the developer should consider using a lowlressure,
smalldiamerer, variabl+grade se*,ef,-collection (SDVG) system which can be powered by
iudividual grinder pumps- Simpler prmping systems may be feasible when combitred with the use
of individual septic tanks rc seule solids.
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.10 Vell llunbrr ond-0851 Vqtcr Tcbt? EtovAtron (?1)
J-- Ilrcc tlon oa
0roandrolcn flor
2000 0 2000 .{000rcI lnch - 2000 foot
LOS AMIOOg RANCH F,U.D, AND
WATER TABLE CONTOURS LO8 AMIOOs RANCH P.U.D.C E li,boH*hn . ll!!l-:'ffr[[.i& .Hir
IlI}.llD t064J1rc610fr DII[/ lFffl, l* lle ! &0 ltol l0-0tA00l
oa-d--
Figure 3a. Cross seqion through a stream valley showing flow lines in the
ground-water system (from Driscoll, 1986)-
Figfrre 3b. Looking down on the stream valley from above with the water table
exposed. The doned lines represent points of equal Sround-water
elevation (from Driscoll, 1986).
water table position
prior Io da,vaterin6
\ aona of depression
=--.---'''dewatering trench
Figure 4. Schematic depiction of dewatering rench and waler-table profile.
water table
of water table {---
t-
!
!
J.)Drytand i
vegetation and i
no surface flow i
I
I
Wetland
vegetation and
perennial
streamtlOw
1 ts
-
Frgure 5. Contact sprin$ occur where permeable rock units overlie rocks of much lower permeability. A lithologic contasr
is often marked by a line of springs, which may be either in the main water table or in a perchd water table- The underly-
ing layer need not be impermeable, merely drat the difference in hydraulic conductivity be great enouth Io prec[ude rrans-
mission of atl of lhe water 1|81 i5 mqvin6 through the upper horizon (Fettec 1994)-
contacl spring
,;,..4:'T
'^P - :::
Egure 6. Hypothetical sequence of lava flows showing various features that produce permeabitity and porosity
within basaltic rocks (from Davis and DeWiest, 1956).
Features Producing PorosIty
1. Orifice of spatter cone 4- Buried Soil
2. Crack on small pressure ridge 5. vesicles
3. Tree mold 6- Small pocket of pyroclastic
block
Sequence of Flows
A. Recent aa flow
B. Recen-t pahoehoe
C- Ancient buried aa flow
D. Very old buried pahoehoe flow
7.
8.
9.
Lava tube
Buried strearn gravel
Cooling joint
Figure 7. Water flowing into Honolulu Board of Water Supply's water tunnel
from space benareen successive pahoehoe flows. (Drawn from a photograph
supplid by t-.J. Wason, Honolulu Board of Water Supply to Davis and
PsWiest, i966).
I
i
I
I
I
I
Frgure 8. Probable orientation and relative magnitude of the bulk per-
meabiltiy of young basaltic rocks (from Freeze and Cherry, 1979)-
==::l&.e
Quaternary surface soals
Sepric leach field
si-t( . -\-- \.-r''iVesicles
Cooling Joint
Figure 9. Schematiq represenution of nitrate contaminant migration from -ptic leach field
thro.rgh dipping, jointed, and fractured basalt.
r--
percolation flow path of septic effluent
Figrrre 10-
A. The development of a conaminant plume in porous material from a continuous point source (from Fetter, 1994).
B. Travel of a con(aminant plume along a fracture or seam between lava flows from a condnuous point source.
ADDffiOI.IAL RffRE{CES
Knox, R. C., s d., 1993, Subsurface Transgon and Fate Processes, Lavis Publishers, a30 p-
Cauter, L. W., 199, Nitates ia Groundwater- Lewis Publishers, 263 p.
Ford, K. L., et al., 19E0, 'MountaiuResideotial Developmeut Minimum WelI Procective Distaoces WeJl
Water Qudicy', Journal of Environmental Healt\ Vol- 43, No- 3, pp 130- 133.
Long, T., 1995, "Methodology to Predict NiuogeaLoadiag from Conv. Graviry On-SireWW Trsrnrent
System.s WWBLREl4, USEPA, Washington State Deparment of Healft (copy provided by Resource
Engineerins, Inc.).
Dauis, S. N. andDeWiest, R. J. M., 1966, Hydro*ology- Johu Wiley and Sons, Iuc., 463 p-
a
lr
.t '
CERTIFICATE OF MAILING
I hereby certifii that I have this day mailed a copy of the above and foregoing PUBLIC
NOTICE FOR THE PRELIMINARY PLAN APPROVAI FOR THE LOS AMIGOS RANCH
STIBDIVISION FILING 6 THROUGH 10, at the United States Post office, postage prepaid,
certified mail, request return receipt, addressed to the following owners of record of all property
immediately adjoining and within two hundred feet (200') of the proposed subdivision:
See Exhibit A attached hereto.
Dated and signed ,Inr'\i^y ot ffr cu t l'- . tsst
PUB[,IC NOTICE
TAKE NOTICE that Los Amigos Ranch Partnership has applied to the Board of County
Commissioners, Garfield County, State of Colorado, to grant a Preliminary Plan approval for the Los
Amigos Ranch Subdivision Filing 6 through Filing 10, in connection with the following described
property situated in the County of Garfield, State of Colorado; to-wit:
Legal Description: See Attached
Practical Description: Located approximately one (l) mile southeast of the CR 114/Hwy. 82
intersection, offof County Road 114.
Said Preliminary Plan is to allow the Petitioner to subdivide a 1703.058 acre tract into 168
residential lots, on a the above described property.
All persons affected by the proposed Preliminary Plan are invited to appear and state their views,
support or objections. If you cannot appear personally at such meeting, then you are urged to state
your views by letter, as the Board of County Commissioners will give consideration to the comments
of surrounding property owners and others affected in deciding whether to grant or deny the request
for Preliminary Plan. This Preliminary Plan application may be reviewed at the office of the
Planning Department located at Garfield County Courthouse, 109 8m Street, Suite 303, Glenwood
Springs, Colcrado, between the hours of 8:30 a.m. and 5.00 p.m., Monday through Friday.
That public hearing on the application for the above Preliminary Plan has been set for the l3'h day
of,Lpril, 1998, atthehourof3:30p.m., attheGarfieldCountyCourthouse, Suite30l, 109 8ft Street,
Glenwood Springs, Colorado
Planning Department
Garflreld County
(e70) e4s-8212
(r
A troct of tond situote in Sections J|,32 ond 33, Township 6 South, Ronge 88
West, Sections 5 ond 6, Township 7 South, Ronge 88 lfest, Sections J5 ond J6,
Township 6 south, Ronge 69 ltest oll of the 6th Principol Meridion being more
porticulorly described os follows:
Beoinnino of the northeost corner of Covernment Lot 18 of soid Section 3J;
tnince 5 l'53'48'W l23g.g2 feet olong the eost lines of Government Lots 18
ond 19 of soid Section 33; thence N 89'46'lJ'W 404.81 feet olong the north
tine of o troct of tond described in Eook 399 of Poge 265 of the records of the
Clerk ond Recorder of Gorfietd County, Colorodo; thence S 0'01'lJ'E 820.48
feet olong the eost line of soid troct of tond described in Eook J99 of Poge 265
; thence'N 90'00'00" W 890.23 feet; thence S 0'00'00" E 506.00 feet;'thence S 75'06'55" W 94.26 feet; thence S 9'32'5E' E 222.22 feet; thence
S 47J2'07' W 282.42 feet; thence 5 52'J0'J2' W 20J.24 feet; thence
S 52'J0'32' W 206.00 feet; thence N 5l'01'17' W 294.42 feet; thence
266.0J feet olono the orc of o curve to the left, hoving o rodius of 748-55
feet, o centrol o'ngte of 2O'21'46", ond subtepiqg o chord beoring
S it'47'14'w iol.oS feet; thence.s 2/'J6'21'W 29.67 feet; thence 75.20
feet olong the orc of o curye to the left, hoving o rodius of 600.18 feet, o
centrol oTgle of 710'45'i ond subtending o chord beoring _S -18'00'58" W
75.15 fee{; thence N 75'J4'24" W 60.00 feet; thence 275-61 feet o/ong the
orc of o curye to the left, hoving o rodius of 660.18 feet, o centrol ong/e of ,
.23'55'lO' ond subtending o chord beoring S 2'28'01" W 27J.61 feet; thence
S g'29'J4'E 71.77 fbet; thence 9J.ll feet olong the orc of o curve to the
left, hoving o rodius of 1216.02 feet, o centrol oryl7 of 4'2J'/4', ond
subtendinj o chord beoring S ll'41'll" E 9J.09 feet; thence J10.63 feet
olong thi orc of o curve-to the left, hoving o rodius of 45J1.52 feet, o centrol
ongi, of J'55'39', ond subtending o chord beolle S l5'50'J8" E J10.56 feet;
thince S 1748'28'E 157.01 feet; thence /43.59 feet olong the orc of o curve
to the right, hoving o rodius of 514.80 feet, o cen-trol qngle of 15'58'51',
ond subiending o Zhord beoring S 9'49'02" E l4J.l2 feet; thence 75.04 feet
olong the orc of o curve to the right, hoving o rodius of 209.07 feet, o centrol
orgb of 20'JJ'51', ond subtending o chord-b-eo1lg-2-q'2a'19."_y 74.64 feet;
thince S 86'5J'07'W lg7.3o febt; thence S 62'18'30'W 471.73 feet; thence
N 70'27'09' W 601.07 feet; thence S 65'34'38' W l74.ll feet; thence
S 64'06'04' W 2S5.gJ feet; thence S 86'16'00' W 2J8.66 feet; thence
.S /'Jl'll' W 292.72 feet; thence S l0'll'38' W 64.J9 feet; thence
.S ll'12'lg' W 245.56 feet; thence N 8742'5J' W 184.29 feet; thence
N 6A'29'56' W ||O.JJ feet; thence 5 2J'06'58' W J95.36 feet; thence
.S 2'59'Ol' W J25.02 feet; thence 5 26'J0'06' E J52.EO feet; thence
N 8729'00' W
^OO.5O
feet; thence .S 0'00'00' E 1240.48 feet to the north
right-of-woy line of County Rood No. ll4; thence olong soid right of woy line
tie fottowin'q courses:201.-02 feet olong the olc of o curve to the left, hoving
o rodius oi lls.Ot feet, o centrol ongle of 25'52'52", ond subtending o chord
beoring N 57J6'59' W lgg.3l feet; -thence N 7O'J5'25' W 60.98 feet;
thence JJ4.2l feet olong the orc of o curve to the left, hoving a rodius of
J76.30 feet, o centrol ingle of 50'5J'12-, ond subtending o chord beoring_- - ^i gJ'S7'Sgo w J23.JJ fiet; thence S 58'31'2J" W t49.63 feet; thence J06.04
feet olong the orc of o curye to the left, hoving o rodius of _1814.71 feet, o
centrol ohgle of 9'J9'45', ond s.ubtending o chird beoring-i 5-1'41'JO" W
J05.67 feit; tnence S 48'51'Jg" W 177.60 feet; thence J26.89 feet o/ong the_
orc of o curye to the right, hoving o rodius of 205.97 feet, o centrol ongle of
gO'55'55", ond subtending o chord beoring N 85'40'24' W 29J.64 feet; thence
N 40'12'26" W 790.78 feet; thence N J9'40'44" W 1218.56 feet; thence J28.15
feet olong the orc of o curye to the left, hoving o rodius of 1265.07 f_eet, o
centrol ingle of 14'51'43", ond subtending o chord beoring N 4706'J5'W
327.2J feet; thence N 0'00'00" E 2008.90 feet olong the vest line of soid
Section 6 to the southeost corner of soid Section 36; thence 5 89'10'45" W
2646.JJ feet olong the south line of soid Section J6; thence N 89'52'J0" W
55J.90 feet olong soid south line of soid Section J6 to the northerly right-of-
woy line of Coloiodo Stote Highwoy No.62; thence N 7l'40'00'W 2lO.2O feet to
th-e eost tine of Lot 4 of sord Section 36; thence N 0'5J'00" E 401.12 feet
to the north eost corner of soid Lot 4; thence N 89'55'00' W 936.02 feet
olong the north line of soid Lot 4 to the north right-of-voy line of Colorado
Stote Highwoy No. 82; thence N 52'40'00" W 730.80 feet olong soid right-of-woy
line; thence N 4l'21'30'W 102.00 feet olong soid right-of-woy line; thence
N 52'40'00" W 275.3J feet otong soid right-of-woy line; thence N 4'J4'00" E
1608.l I feet olong the west line of soid Section 36 to the eost l/4 corner of
soid Section 36; thence N 88'15'14" W 2232.61 feet olong the eost-west
centerline of soid Section 35 to the southeost corner of Lot 19 of soid Section
35; thence N 0'08'00" W 299.47 feet olong the eost line of soid Lot 19;
thence N 88'07'00" W 264.12 feet olong the north line of soid Lot 19 to
northwest corner of soid Lot 19; thence N 6'06'46" E 2593.28 feet olong
north-south centertine of soid Section 35 to the north l/4 corner of soid
Section J5; thence 5 86'19'00" E 2448.60 feet olong the north line of soid
Section 35 to the northwest corner of soid Section 36; thence S 86'19'00'E
4897.20 feet along the north tine of soid Section 36 to the northeost corner of
Section 36; thence S 0'45'J9' W 926,55 feet olong the eost line of soid
Section 36 to the west //4 corner of soid Section Jl; thence N 89'J3'12'E
3444.43 feet olong the eost-west centerline of soid Section 3/ to the eost l/4
corner of Section Jl; thence S 5'06'/0" W 1J05.89 feet olong o fence line
described in Eook 613 of Poge 567 of the records of the Clerk ond Recorder of
1orfield County, Cotorodo; thence N 89'43'2J' E 2769.40 feet olong soid fence
described in book 6lJ ot Poge 567 ond Book 614 of Poge 680; thence 5 9'03'54"W
1395.04 feet olong soid fence described in Book 614 of Poge 660; thence
S 89'43'26'E l5J4.7l feet olong the north line of soid Section 5 to o fence
described in Book 614 ot Poge 679; thence N 4'24'02'E 2132.23 feet olong
soid fence described in Eook 614 ot Poge 679 ond Eook 613 ot Poge 569 ond Eook
615 ot poge 568; thence 5 86'11'J4" E 49.72 feet olong the south line
describe'd i'n Eook 613 ot Poge 570; thence S 87'15'05" E 1J79.32 feet olong the
north line of Lot 7 ond Lot 16 of soid Section JJ feet to the point of
beginning, soid porcel contoins 1709.5J8 ocres more or less.
the
the
PAGE 2
f
A troct of lond situote in Section 5, Township 7 South, Ronge 88 litest of the 6th
Principol Meridion being more porticulorly described os fo/lows:
Beginning of o point on the boundory o! Los lmigol Ronch .Filing No. 5 whence the
Northeost corner of Section I of "o|d fo*nship o'nd Ronge beq's S 54'52'25"E
2460.04 feet; thence S J6'34'44" W JO0.l9 feet olonq soid Boundory to the.
ioin right-of-iry tn" of Los Amigos Drive; thence olong soid right-of-woy. line
the follSwing couises: 216.21 feet btong the, ory .of o curve to the left' hoving
o rodius of 680.42 feet, o centrol ong-le of 18'12'22", ond subtending o ch-ord
Leoring N OS'20'0b' W 215.30 feeti thence 49J.60 feet olong the orc of o
curve'to the right, hoving o rodius of 429.60 feet, o centrol ongle of
OS:tb'57'i ind'subtendini o chord beoring N 4/'31'23'W 466.89 feet; thence
i a'SO'20" W tAO.44 feet to soid bouidory of Los Amigos Ronch Fililq-s;. -tneii-i ao'a's7" E J77.50 fee:t olong "id bourdory; 7nu1r1,--S 46'27'5/" E
46A.05 feet to the point of beginning, ioid porcel contoins 5.767 ocres more or
/ess.
A troct of lond situote in Section 5, Township 7 South, Ronge 88 llrest of the 6th
Principal Meridian being more porticulorly described os follows"
Beginning of o point whence the Northeost corner of Section 8 of soid Township
ond Ronge beors- i OO'3A;OO'E 1067./4 feet; thence S J2'07'00" W /095'76
feet to the north right-of-woy line of Los Amigos Drive; thence o/ong soid
right-of-woy line tie following courses: N 66'16'26" W I17.03 feet; thence
22B.AA feet olonq the orc oi o curve to the right, hoving o rodius of 775.10
feet, o centrol o'ngte of 16'55'08", ond subtendinq o chord beoring
U-|f+a'SZ'W 2i6.OS feet; thence 92.49 feet olong the orc of.-o curve to the
right, hoving o rodius of 120.00 feet, o centrol onqtg of 44'09'J9", ond
slb{ending'o chord beoring N 27'16'28' W 90.22 feet; thence 128.02 feet
olonq thi orc of o curve-to the right, hoving o rodius of 477.49 feet, o centrol
;;;q;E ii ti'2t;+o-, ond subtending'o chord-be.oring N. ?.'2?'//." E 127.6J feet;
thence 2JJ.88 fee't olong the orc- of o curve to tie left, hoving o rodius of
695.0O feet, o centrol ingle of /9'16'52", ond subtending q thord beoring
ib*'J4"'E 2J2.78 feit; thence N 9 06 52 W 428.92 feet; thence leoving
soid right-of-woy line on o course beoring ry al'35'42' E 45'58 feet" thence
i tS'iO'lO' E -JSg.l6 feet; thence N 72'41'46" E 50/.54 feet, thence
t't gg:05'04" E JJg.22 feet to the point of beginning, soid porcel contoins
I 1.857 ocres more or less.
PAGE J
LOS AMIGOS 3OO FOOT PERIMETER SEARCH
218525300095
Mulcahy, Betty
1000 Chestnut 12-A
San Francisco, Ca 94109
2185253001 1 1
2185253001t2
Galluccio, Vincent & Hayes, Gayle
P.O.Box 8065
Aspen, Co.81612
218s25203001
Rudd, Wayne
0132 Park Ave
Basalt, Co
8t621
218525100105
Boyle, Robert W. & I-.erma, Emma June
153 Orchard lane
Glenwood Springs, Co. 81601
218525100104
Weller, Mark
732 Bennett Ave.
Glenwood Springs, Co. 81601
218730400098
2t8729300097
218732200096
Bryan, Samuel W. & Beverly L.
P.O. Box 327
Glenwood Springs, Co. 81602
2t8732200094
Odom, Curtis 1/2, Reed, Anita 1/4, Manchester, T. ll4
P.O. Box 6573
Snowmass Vlg, Co. 81615
2t8733400106
Berkeley Family Limited Partnership
3961 - 114 Rd.
Glenwood Springs, Co. 81601
239304200034
Colorado Mountain College
P.O. Box 10001
Glenwood Springs, Co. 81602
239307100002
Garfield County
109 8th St. #300
Glenwood Springs, Co. 81601
23930720000r
WKP Inc.
P.O. Box 1985
Glenwood Springs, Co. 81602
239306300001
239306300006
Gould, Mark C.
6874 Hwy 82
Glenwood Springs, Co. 81601
239306300003
Mountain Meadows Mobile Home Park
Attn: Marilyn Hammar
361 E. Vista Dr.
Silt, Co. 81652
239306300004
Dodson Partnership
P.O. Box 248
Glenwood Springs, Co. 81601
23930630t007
Reynolds, William W. & Shepherd, Joan E.
4875 Pearl East Circle Y 300
Boulder, Co. 80301
239306301008
Dodson, Stanley
P.O. Box 248
Glenwood Springs, Co. 81602
239306301005
Alpine Investments
P.O. Box P
Ft. Collins, Co. 80522
239307201004
Perau, Ronald G.
133 Marand Rd.
Glenwood Springs, Co. 81601
2393072010t2
2393072010t3
Van Rand Park Assn.
Attn: Dave Dodson
P.O. Box 248
Glenwood Springs, Co. 81602
23930720rW3
No Name Properties
1328 Grand Ave.
Glenwood Springs, Co. 81601
23930720r001
Blue Water Enterprises LLC
P.O. Box 2299
Glenwood Springs, Co. 81602
218536300006
Dover, Joseph
4606 - 154 Rd.
Glenwood Springs, Co. 81601
218536300007
Smith, Charles & Barbara
1949 Wallenberg Dr.
Ft. Collins, Co. 80526
218s36300009
Ryman, Richard & Cynthia
4728 - 154 Rd.
Glenwood Springs, Co. 81601
218536300010
Crull, Dennis R. & Penny K.
P.O. Box 1084
Blue Springs, Mo. 64013
218536300002
Lamontagne, Michael Bonnie
4412 County Road 154
Glenwood Springs, Co
81601
218536300003
Golden Buff Enterprises
P.O. Box 2104
Glenwood Springs, Co. 81602
218s36300004
Kirkham, Analee
4602 -154 Rd.
Glenwood Springs, Co. 81601
218536300005
Dover, Robert & Kreske, Meredith
4606 - r54 Rd.
Glenwood Springs, Co. 81601
Denver And Rio Grande Railroad
555 17th St. #2400
Denver, Co.80202
218535400012
Rose, James L.
P.O. Box 432
Rifle, Co
81650
2t8535200004
Jammaron, lro & Yvonne
4915 Highway 82
Glenwood Springs, Co. 81601
218535300019
Jammaron, Joe & Geraldine
P.O. Box 1631
Glenwood Springs, Co. 81602
2t8526300013
UII LLC.
P.O. Box 27
Glenwood Springs, Co. 81601
239501400138
Gould Construction
6874 Highway 82
Glenwood Springs, Co. 81601
23950t400r39
Valley Investment Properties Partnership
201 N. Mill st. #102
Aspen, Co. 81611
239501400140
Colorado West Regional Mental Health Center
P.O. Box 40
Glenwood Springs, Co. 81602
239501100008
Fuller, Mary & Ronald John Jr.
P.O Box 789
Glenwood Springs, Co. 81602
239s01100142
Bertholf, Elaine
0031 -114 Rd.
Glenwood Springs, Co. 81601
239s01100009
Nelson, Alan & Kathy
2115 County Road 117
Glenwood Springs, Co
81601-4s38
239501100023
Langston, lronard B. & Mindy A.
6500 Highway 82
Glenwood Springs, Co
81601-9365
239s01t00024
Slattery, William R. & Judith J.
5134 - 154 Rd.
Glenwood Springs, Co. 81601
23950n 00132
Luu, Chi Hoa & Hongtial
6416 Hwy 82
Glenwood Springs, Co. 81601
239s01100133
Vaningen, John Thomas & Larson,
6400 Highway 82
Glenwood Springs, Co. 81601
239501100026
Piccione, David & Claudia
6342 Hwy 82
Glenwood Springs, Co. 81601
239s0n00027
Smith, Scott L. & Liesa Br
P.O. Box 428
Snowmass Co. 81654
239501200028
McDowell, William B.
6000 Hwy 82
Glenwood Springs, Co. 81601
239s01200039
White, George I. & Linda K.
4812 154 Rd.
Glenwood Springs, Co. 81601
23950t207005
Iron Mountain Condo Assn.
Suite C-IA, Village Plaza
Glenwood Springs, Co. 81601
23950t207001
Miernick, Ted
4902 - 154 Rd.
Glenwood Springs, Co. 81601
Patricia Kay,.
239501207002
Hershoren, Gary J.
22634 Brookdale St.
Farmington, N.M. 48336
23950t207003
Hughes, Diane E.
4906 - 154 Rd.
Glenwood Springs, Co. 81601
239501207004
Vennes, Jo Anne
P.O. Box 2130
Glenwood Springs, Co. 81602
2t8s26300013
lltt LLC.
P.O. Box 27
Glenwood Springs, Co. 81602
2t852640000t7
Brown, James L. & Shirley A.
P.O. Box 457
Glenwood Springs, Co. 81602
239307400012
Herring, Albert & Maria
573 29 3/8 Road
Grand Junction, CO 81504-5385
239s0n 00143
Thunder River Self Storage
125 Ptarmigen Road
Glenwood Springs, CO 81601
239501200r4t
Slattery Investments
5134 County Road 154
Glenwood Springs, CO 91601-9320
239s0t200040
Fitzwater, Darrel & Eva
4792 Cowty Road 154
Glenwood Springs, CO 81601-9319
239503200012
Dowdy, Pat & Patsy
P.O. Box 1263
Glenwood Springs, CO 81602 1263
239501200t44
Gilmer, Kathleen
4696-1s4 Rd.
Glenwood Springs, Co
81601
Colo. Dept. of Highways
202 Centennial
Glenwood Springs, Co. 81601
Bureau of Land Management
50629 Highway 6&24
Glenwood Springs, Co. 81601
Gibson, William F. And Pamela A.
P.O. Box 376
Basalt, Co. 81621
SIrEVEN M. BEATNE
GLENN D, CHADWCK
KAREN J. SLOAT
April 27, L998
Mark BeanGarfield County Planning Department
Garfield County Courthouse
l-09 Eighth Street
Glenwood Springs, Co
BEATTIE & CHADWICK
ATTORNEYS ANO COUNSELORS AT LAW
7IO COOPER AVENUE. SUITE 2OO
GLENWOOD SPRINGS, CO Al60l
8r_501-
TELEP HON E (970) 945-8659
FAX @m) 945-8671
Re: Los Amigos Ranch Filing 6-10
Dear Mark:
on behalf of Colorado Mountain Col]ege, I would like to
submit the attached letter as a written comment for the
consideration of the County Commissioners in connection with the
continuation Los Amigos Ranch hearing, which I understand is
scheduled for l-:00 p.m. today, April 27, L998. CMC does not plan
to offer any live testimony at the hearing.
Please let me know if you have any questions.
Yours very trulY,
Enclosures
pc: Robert H. Spuhler
Jerome F. Gamba
Lawrence R. Green
Lee Leavenworth
Kevin Patrick
Sherry Caloia
John M. Kaufman
Gii;#rer-D U(Ji.rN'fY
Chadwick
Sr:EVEN M. BEATNE
GLENN O. CHADW'CK
KAREN J. SLOAT
BEATTIE & CHADWICK
ATTORNEYS AND COUNSELORS AT LAW
7IO COOPER AVENUE, SUITE 2OO
GLENWOOO SPRINGS, CO AI60t
8 t-60L
IELEPHONE pm) e4${r659
FAX pm) 94H67t
April 27, L998
Board of County Commissioners of Garfield County
Garfield County Courthouse
L09 Eighth Street
Glenwood Springs, CO
Re: Los Amigos Ranch Filing 6-l-0
Honorable County Commissioners:
As you know, thi-s firm represents Colorado Mountain Col1ege.
CMC Vice President Robert H. Spuhler and I appeared at the April
L3, 1998 County Commissioners' hearing regarding Los Ami-gos Ranch
Filing 6-l-0. We expressed CMC's overall support of Los Amigos'
application, but stated that the College is concerned that a
llige number of individual septic systems may negatively impact.
the guality of the Spring Va11ey aquifer, which supplies domestic
water to CMC, Los Arnigos Ranch, and others.
At the time of the April 13, l-998 hearing, w€ had just
received the April 1O, l-9-98 report by John Kaufman of Mclaughlin
Water Engj-neers, Ltd., and had not had an opportunity to evaluate
it. Sinie that time, wQ have had CMC's engineers Jerome Gamba &
Associates, Inc., review the Mclaughlin report. Mr- Gamba
concludes that the Mclaughlin report is the more credible of the
reports submitted to the County, and recommends in favor of
centralized tertiary sewage treatment. See attached letter.
In addition, we have read the report of Garfield County
Engineer Robert B. Szrot dated April L7, l-998, which reviewed aII
of the prior reports and recommends central sewage treatment.
Based on the foregoing, CMC respectfully opposes the
approval of individual- septic systems for Los Anigos Ranch
Filings 6-10
CMC believes it would be feasible to provide central sewage
treatment for Los Amigos Ranch Filings 5-l-O through the Spring
Valley Sanitation Disirict, as \{as contemplated in the District's
original Service PIan. Discussions are presently underway with
the Spring VaIley Sanitation District, Los Amigos Ranch, Colorado
Mountain CoIIege, Lake Springs Ranch, and regarding future
tertiary treatment of sewage from the Spring Valley area.
Board of County Commissioners of Garfield County
April 27, 1998
Page 2
CMC would note that several other developments are planned
or likely to occur in Spring Vat1ey. It is probable that some of
these developers wilI seek approval for individual septic
systems. The College is concerned that if the County apProves
inaiviauat septic systems for Filings 5-10 of Los Amigos Ranch,
it will come under intense pressure to approve the same for other
developments. A proliferation of individual septic systems would
increase the risk or extent of injury to the Spring Valley
Aguifer.
We understand that the County has recently committed to
participate in the development of a comprehensive Water Quality
ItanagemLnt PIan to mj"nimize ammonia and ni-trate contamination of
the Roaring Fork. In light of this commitment, CMC believes that
centralized tertiary treatment is the only reasonable and prudent
alternative for this area of the County.
In conclusion, CMC opposes the use of individual septic
systems for Los Amigos Ranch Filings 6-10, but supports Los
Amigos Ranch's overall development plans.
Respectfully submitted,
lenn D.
ttorney for Colorado Mountain
College
pc: Robert H. Spuhler
Jerome F. Gamba
Lawrence R. Green
Lee Leavenworth
Kevin Patrick
Sherry Caloia
John M. Kaufman
\
JEROME GAMBA & ASSOCIATES, INC.
CONSULTING ENGINEEBS & LAND SURVEYORS
113 gTH STREET, SUITE 214
PO. BOX 1458
GLENWOOD SPRINGS, COLORADO 81602.1458
PHONE: (970) 945-2550 FAX: (970) 945-1410
Mr. Bob Spuhler
Colorado Mountain College
P. O. Box 1OOO1
Glenwood Springs, Colorado 81602
Re: Report by John M. Kaufman on Los Amigos Ranch Potential lmpacts on Ground-Water
dated 1O April 1998
Dear Mr. Spuhler:
I have reviewed the report LOS AMIGOS RANCH P.U.D. POTENTIAL IMPACTS ON
GROUND-WATER FLOW AND OUALITY DUE TO THE USE OF INDIVIDUAL SEPTIC
SYSTEMS FOR DOMESTIC WASTEWATER TREATMENT AND DISPOSAL pTepaTEd by JOhN
M. l(aufman, McLaughlin Water Engineers, Ltd. dated 10 April 1998.
The author of this report does a highly credible job of describing the geologic/hydrologic
feature in eastern Garfield County that we all know as the "Spring Valley Aquifer". This
aquifer is an excellent water supply source for the Spring Valley Campus of Colorado
Mountain College as well as a number of individual homes and land developments,
including Los Amigos Ranch. lt is a natural treasure, that if protected, will continue to
provide excellent quality water to the present and future residents of the Spring Valley area
for ever.
The effluent discharge from a large number of ISDS systems into this aquifer system has
an extremely high potential for degrading the natural, very high water quality in the aquifer.
While the degradation process would occur and intensify over time, as the ISDS systems
were constructed and operated, the deleterious effect on the water quality would be
irreversible. lf this aquifer system becomes polluted, the capitol and operating costs of
treating the water to return it to drinking water quality will far exceed what the cost would
have been for collecting and properly treating the sewage in the first place.
Every effort should be made to convince the Garfield County Board of Commissioners that
any waste water discharged to the aquifer, from this time forward, must first receive
tertiary treatment so that the discharged effluent can virtually meet drinking water
standards.
21 April 1998
Jerome F. Gamba
P.E. & L.S. 5933
!
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I,t
Los Amigos Ranch
PRELIMINARY PLAT - FILINGS 6-10
SHEET INDEX LOS AMIGOS RAAICH
CYVER SIIEET
PRELII,yIINAR Y PLAN - Bo LINDA R Y PLAN
PRELIMINARYPLAN - INDEX SHEET
PRELIMINAR Y PLAN. LOT PLANS
ROAD MASTER INDEX
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ENGINEERS
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