HomeMy WebLinkAbout4.0 Correspondence - Supplemental InfoColorado land Use CqzwdssLqt
7373 Shemtan
Room 415
Denrar, Colorado 90203
Rer Etlverbend pW
GentJerngn;
rle purpose of this -tetter Js to notrfg you of the azprovar bgtlo bard of cowtg clrmrzissloners of a pretlntnarg phat for theproject Rirerlend Ln @.rfLeld Cotlrltg
This actr-on w:s. essentral rg a re-submlssion of an gxrsting suD_divLsLon- xr.e origr.nar preJ.!.r,tinyv prat was approved bg the co,,,tgin Januarg of r9z4 and iicrud.ed between aso aii sol singre_famrryJots' slnce that tr-te, the develgytet of the pio*n, redesigne it theprcject for l9B slngle-famllg lots. In tre-Iated actiuts, the Boatitof cowtg conwissionerE on aecemaer r3th, ipiriu"u pttD zoning for'the prcpettg and also apptoved, a preJLmlnaii plrt for t7 unjts ln thefJ.rst plrase of deve\oprr="t. -r v*q
zf gou have ang further qrrstJons , pTease do not ,esrtate to@ntact ,tc at 94*SZlz
&cer&er 77, 1976
Sl.ncerelg,
Rofu:rt A. Wlt*:arirs*cl
D;{rector
RAll/katl
_1
! GARFIELD trtrUNTY ;
PLAN N I N E DEPARTM EI.].7
GLENWOtrD SPRINGS' EOLtrRADtr Bl6Ot
2OI4 BLAKE AVENUL
The folTovting meetings wete heTd tegarding Rivetbend DeveTopment:
7. rune 78, 7e7 j - ZXX::r';Y."""ners
- were Presented
2. rune 26, 7s7 i -
z"n;""riJn i"l|tr:":z:z;::.ecia7
Meetins '
i. october s, ts73 - ?7::*""iffiz:r':""1:r r":;r;::r2"."
4. Novenrber 30, ts73 - i!r""iri"#it'7"r^rYzt"r|"*r:;t7'u,
tegaTar meeting'
5. Januarg 74,7974 - P &z-PubTic Heating- Considet
PreLiminarg Hearing'
PHtrN E 943'A212
Page 2
Mr. Bob Witkowski
October LL, L976
7. Although our plans indicate the master water distribution and supply
SysEemwewillbeattemptingtoworkoutaprogramforphaseinstallations
to reduce the ,,front-eni" costs and srill provicle an adequate supply for
domestic and fire protection purposes. we will be working closely with
the silt and New castle fire companies on the requirements for the latter'
8. We will indieate on our plans an area to be centrally located to the
proposed project, for development of a playground/park area'
g.Weunderstandthatwewillberesponsiblefornotifyingadjacent
property owners for the necessary public hearings'
I{e hope that the comments of all the reviewing agencies have been received
and that we can have another Plat Committee meeting to consider them in
the near future. we propose to make all the map changes at one time after
all cournents have beer, tl.eived, reviewed and dealt with'
please contact us for another meeting date as soon as possible'
cc: Mr. Hamilton Duncan
Cunningham Construction ComPanY
RBH
RB HOMES, INC.
P.O. Bor 1989, Glenwood springr, cotoredo 81602-1989 (r0r) 984-1421
Garfield County Commissioners
109 8th Street, Suite 300
Glenwood Springs, Colorado 8l60t
Dear Commissioners:
I would like to take this opporhrnity to ctarify information on the attached letter, With the
$bmittal of the skach plan I am formally requesting a PUD plan and text amendment to
the Riverbend PUD.
Steven J. Boat
6uyuyeqted "'c3e ,ileutsletd ;.o?rd f1e 7e6 rapro up feeseecau
sF srr{3 T@I I '}ce{otd /riat atIS Ul tr,€plrtcur oq ql s?,or J;o zscf/,nu
alatpxotdde pue uopleco1 eqz bupaoqs dar ueTd qcle{s alatr ts (Z)
'61snoaue?fnups
pteq eq uoyleTnbet uogsya\pqns flqrmoo a.n pue e,.rcurpao 6u7uoj
67u4o?, a.n zepw rE,zlnE€., sbtryteeq cyTqtd €:qX ?-e.n aeq3,en;. ptle
gtaudoTaaw 7-Tun pawteT4 e o1 ebueqc suoz e 6uyxsenbz Je?lef g, (T)
;SsenDe: pospaar
c{? ile;a€{r 6T1.nj ol ar prra repasptu.tto? 6uywn74 an roJ: frtesscoeu
sT TeaI 7 uoyqaflJ:oguf pue frriasar etl? ?upse.rda: 6uyta77or eqy,
'ilil twrquer et;f, uF 6e7ep 6up astrao 1ou p1noqs prre alrr/roTrr op
efil r{?Flu uaoJ:uoc oq btlguoz aq3 lno tlo1tgbVetls ppnolr elna, sprfi}
6up1eg, 'frTanoedur1ttzur.Ts eceTd erya1 s6upleeq cgTqnd uopsp^Fpryna pue
6t4uoz e\R ?prf+ lsenDe:r o7 xuecyTdde e$l JoJ BttoTTe ooucuFplo endrrp 'e6ueqc SuFaoz'ond e eogr SsanDet e frg paguedwocoe eze$ Teaoedde
tetd 6,reuyllte;d ,to1 lsanbar et1+ tT petlspTdwocce sq ppnor{ sqq.;;
'letd frlrluTwVyead
peapaa, eW tnpllr tuaas1e'rrc pudT eW euazau o? flprmltddo spt61 eyp?
ptttotls e,i {uF!F} z '61unoc aq3 pup lrasfu o7 eTqeaetSe 617eaa,tn6 e7
pesdo.td ?,t,gydore,.ep aq? pue tpa?,?lmc$ffiZ q oX sp 3e1d aq? aoursi.?ctd fl;reuywyTe,zd pa,a.olddp aq? rp tillolqa dlysuep atn to1te e,ou ptnoir
- filFeury fenn6 / tefTtrapqsay / Tern4Tncg6v - t toqs 6lo6eteo dugtnz
eW aog t h1'tedo.td eq1- lo '6uyuoz aqf se?ppazd Teaotdde uofaTlTpqnq
erg; fpue.redde , h1lm@ aql go edan 6tyuoz pue eTTl a1q 6uytpeqc u7
'Xoe{o,l.d puiaqJerlpg eq1- Jo uopss1wcttt5ler aq3
tn puras aa a,rer{r, o? sp slqbnoqT fii urcp s1!aa pTnar 7 y16noq1 7
3qog aeec
tqgtg operoToC t sbuTzdg poa.*re1g
eearts rn? ?02
ee\Teil ? ,o:,Jecs
6e7anrctr6 ?raqog 'rr{
916T .O€ zeqalco
Nt. Rabajrt Wansleg
Pags 2
to tha Rltrrcrbend project are cortal, terat trjth the tgrp- of proJect
that Jg be.Jlr,s outlJnad nor. The ogwt land rasulttng ftom the
cutDaek Ja drrelllng units should be labaled as open Spaca /Agttcnltutal land.
(2) Radeslgn of tllo s@rage ttaatrent system and approval of tha
nor* sgsten and Jts leatlon bg the CoTotado State llealtlz Depattncnt.
(4) Redesjgrn of the t{ater system to lnclude the rpst recant
lnfomratLarl concarnlng tte anawtt, avalleble and lqal ,statua of the
rlgltts to be utltlzed Jn t}le ptoJeet.
(5t ff redesjgn of the lot lagout wtlT stgnJ.ftcantlg affect the
iltaltmgo pattez?s and assumpt!.qw ured Ln cotrtldaratlon of the
prresrt pellntnatg plat,t tlleln tllat should ba addraesed.
(6) A staterstt as to thosa spectflc features of the approvad
p.reI.{mlnary ,Iat whlch wl77 rarajn the sarp erd whteh wl77 ba fullg
Ltwotporatdd tnfr the resuDmjtted prelhnlnazy plat.
(7) Serlous coasjderatl,on of lncludtns in the covenanta of the
proJccx tlre requlr€rant that t}a natural vegptatlqz and ulsual bteak
Datrrecn pasture and oa.k bruah De majnta lned as mtch aa pnsslble
tlrnouglout tlre prolect. Ihis nlght be acconplJs&ed by detarml.nlng
whlch lote would be lnvolved and keeping the growtd aroand the
bytldlng fanndatlotts undlsturDed aftet constructlcrrt and kapt Ln
tlra prcasrt natural vagotattan.
(8) Revjsed aehool land dedleatton or fs tragncnt,.
AII the materja.I should be sutmltted to tlre Soard of County CorrrnLeslcrters
aa outllned tn the zonlng and subd*rislon otdtnance. fhe rmtettal wt77
then be clncuJated to tlle aErenc.les outlJned ln the subdtvlstan
otdlnanea fot thdLt tevlaw and coratrcrtt and at the sarp tlilb refetred
to the Plamtng CowttLssLon.
llhe questlon of appllcabla fees 7s a st!.c!cg cgrte Ln thjs sjtuatlon,
a!.ncc tt, te a resubmjssl.on of a plat whleh could ccrteeLvablg cost a
substarrtlal arrrunt of ntortag. Offftand I utpuld suggest that the zutlng
fea of €700.00 be subnttted wltlt the appllcatTon to covar the revlew
\
t,
,t-
./
trtr. Rdort Haasleg
pa,ge 3
and actlon on b6lttt the zonlng anlt eubdlvtaloul Imtteg'- 9" lttt!d^lvtston
iqo ts'm.nt to c€lrEr the crtanrlw oort of favlqi of Plat* tnll
4tcrjal .. nggrg,var','tn ttl" caca ttro JnJtJaI tavl.stt t]ple altildF talcen
plaa. cbrdsaguenttl, lulr:d.eaa aom'untrguai cJrarrtrtanoe entajla en'Iilffifu'w;il; pi*n, bv t*tc countsr tftaT r tto ttot fcc,'t&'t t
riparatc subdtvts!.on fea ncad bc lsgngsed.
ff yao Dara ang other,questI@lr S4,lot to o.lrt Wttng qt JeciIrteallag,
fonedcr frt;l\ Plegnse glve sP a callt ,
Slrrzc,ete'tg,
n Nllcry Robart A, Iflt&crrx&J
D!rectot
nil
u
DEERFIELD ENTEHPRISI {C. 709 W. LITTLETON BLVD. SUITE 105, LIT],N, COLORADO 80120 . (303) 795-1010
CARFIELO CO. PLANNEB,
December 23, 197 4
Mr. Larry Schmueser, planning DirectorGarfield County
20L4 Blake St.
Glenwood SpringS, Colorado 81601
Dear Larry:
The purpose of this letter is to clarify my position reqardingRiverbend. r consummated the purchase a yeai d9o, aftei haviigthe,propertlz under option for a year. The current mortgag,e is$281,500 payable over 9 years aL -l L/22 interest. The ratestrelease was made on December 5, lg74 and is recorded on pageI77 of book 467.
The property is owned in my name as well as myself as trustee fortwo children. only the property not to be sota is held by myselfas trustee. f hope this will clarify my financial and legal-position on the property. r know thL qiestion has also been raisedas to why the project is relatively dormant at this point. I madea decision 6 months ago to slow things d.own pending llarificationof severar key items that r consiaered to be esserrliar for anorderry development. The principle factors invorved the un-settled conditions of the monev markets and the building industry,and the school situation in New castle. Arthouqh r,m =L..ting t;'see some progress in the first two items, the third item remainsa source of worry for me. r'm prepared to donate 30 acres to thecounty for a school at any time. r also berieve silt and Newcastle should consider the possibilitlz of leaving Rifle andformi-ng their own district.
As things now stand, r would prefer to donate the land to theRE-I District and become a part of the Glenwood school system.There is too much consolidatj-on going on in Rifle. r don't seeanything wrong with locating a school at Riverbend on freeground, even if the subdivision is a long time in coming. Atworst the school districthAs one of the iinest and most scenic
IDE
mschool sites in the county that could more efficientry servicethe existing population in trre ,ru. ir trr" districts were re_drawn to incrual siil-""a xew casti"-".,a perhaps the housesfrom south canyon west.---ttre uusing-irrrror,rea unaer--this planwould be far less than the current haul to Rifle presuming theschool were located at Riverbend. *o-*.in concern is to have anew school in the area whether at niierbend or not, and jf thevoters are unwilling based.on trr" pr"Ient district then some_one should consider redrawing =o*"'-ii;;=. The current situationdoes not have to-be.".".pt"a. trr" =r..=t way to get some pop-ulation di-spersal trrrougilout the vaiiey is to ,ror8 Jquitablyspread the school constiuctions. ---)
rt becomes a self-fuIfil1ing prgghecy for Rifle to say ,,let,shave the schools here r""-,r"" this i! where most everyone wantsto or is going to live. " sure ..rorgh, putting all the new schoolsjn Rifle wirl-quararrtee the population going trr"r. t.".,r=" theydon't have a choice ra"ea-w:-Lrr'="rrooi-'=ituati-ons like New castle.Although it might-.pp"ri-to be serrlserving to lobby for a newschool, r think r'm-Ln ="ii_a .f";ai;g-rl reiterare the need fora new school. rt's obvious that itis important to the successof a subdivision to have in_ adequate scrroot situation. Riverbendcannot atracr families wirh- =;d;;i-";; chj_ldren ;;;;, rhe presenrcircumstances. ff RE-2 i; skepticat inout Riverbend, then they,reguilrv once again or mir.i"g selr-fultiirirrg p.op;;;i"" by rhrowingup barriers to. an orderly aevetopm""t-""a then congrratulatingthemselves on the 1ikeIy'outcome which !!"v help cieate throughdiscriminatory practicei in favor or-n:-tte. rn short, it doesn,tmake sense to proceed with Riverbena ""tir the school situati-on issettled. If it is not set,tled ="ti=fr"rori1y, i *iii probablyask the County to- 3m9ld
-my pf an :_r, ,u.oqnition of the fact thatwe courd never seII 600 rrornlsite=--i"-Ji'area rvithout an adeguateschool. r felt when we =trrt"a that New castle was next in linefor a new school. . p"irr"pJ *y :uageme;r'r.=, poor or T receivedsome inaccurate information.
r am sti11 hopeful that the county's share of the oir shale leasingrevenues will help arleviate the icrrooi-situatio".--it is my hope lthat enough public impiorrements will be placed in the New castlearea to attract some population to-trrrl p.rt of the varley.
:::^:::n.1j:* :".yX+._!?,=": whar happens rarher rhan prematurery
f;::.:*_*iln. : 311. :".]. developm;;L -;;";;;:- ;"';;".;;=i;;';;i
:li.:_l'I^:1 -1r _ lo. rl? lons hlui';;J -*iii";;;; ,i.ii".i;;i?i";;i""
::.:-l:_1"^f?r_: pToceedins._ r did wanr rhe plannins committee ro
a ii -r""i"io "I
" =ii!=Er,!I!L^! T E--1a
-vl,rrrsrr u.Hopefully, futu-re sol-r:t-lons wi-lI a1lor^z me to proceed with the:iT: y1?: I:::..:i!Ti:!.d. r'T =,f9_your .o**itt"e woura asree
answered.
rru qY!gE
:=,:^:::" imprudenr ro proceed urrril some of rhese t,r.=tiops are
f hope th sclosure answers most of your questions. If I candon't hesitate to contact me.provide ional information,
ards,
r would also I+kg to point out that r have been and wirr continueto seek out a joint venture partner for Rj-verbend. Faced with therealities of t9day, the potentiar reward.s are .ro-iorrgur worth the.ig5 of.going it iIone, ind a partner can re a good insurancepolicy in terms of rimiting grra's potential losies. with today,sprohibitive clinnate, it is simplv ir"i-"" attractive enough situationto consider taking all of trre iiit< o., ytr. own. Furthermore, apartner with building expertise would L" .r, attractive propositionfor me, since t'm moving away from the concept of lot saIes. rwourd wercome your refeiring to me any reputable and solid individ-yals- or companies who may be interestld in the area and can contributeto the success of Riverbend.
r would also 1i!9 to point out that r'm willing to donate both landand water to a firm wishing to locate in our area that wou]d providea stable employment base. rf a company- i= interesieJ in locatingin the-county and the county wishes to have them, r,1r make acontribution towards securiig their agreement to come in. r knowthere are maiiy concerns that woul,l be a good corpc,rate citizen a,da valuable asset for the County to have.
HRD : da
Duncan
,l
ffi
July 2, L974
Mr. Pete Mattivi, Chairman
Board of CountY Commissioners
Garfield CountY
Glenwood Springs, Colorado
Gentlemen:
The purpose of this letter is to respond to Mr. Hartert's
;;;"5;';;; f;rril;; .*piiii"ation on our_ development plan.and
to propose an increased sum that I am willing to furnish in
itre^ ioim of a letter of credit as security !ot- improvements '
To rhar end I ;;;;;;.-to-pi""" ", irrevocible letter of credit
wirh rhe Counti-a;r6i""ioir"r" in the amount of $250,000' This
total seems to" be in line with past reguests and represents
;;;;;"il"i.ry- 25% of gne t;t;l Lo"t of improvements scheduled
i;; rhe firsl filing. The breakdovrn is as follows:
Water and sewer
Roads and drainage culverts
Util-ities
$850,000
90,000
80,000
Our current time table for our proposed bond issue is March,
Lg75. E. F. Hutton and Company'wiil be-the underwriter and
anricipat"" rro-aiiiicufty iit o6t"itting financing fof the
Riverbena Uetiopofii."-O'istrict. The-servi-ce plan.has been
filed with th;-;;;;ei authoiiii.t and the Metrbpolitan DistricE
ir-U"i"E-ior*ia';;';-1;;;i-entity.to issue the bonds. A11
water matters-ir,-i"g.rd-to ahi" histrict have been resolved and
the Riverbend il";ifiilent Corporation has a domestic decree
;i;";a-Uy--rrragl st.rirt in Gllnwood. There are no obstacles
to rhe to.*"tiJ"-;f';h; district that I am arvare of. It has
taken longer than anticipatecl to secure site-approval for the
sewage treatmln;- p1;;4, -b"t-our application is-moving ahead
with no known obstacles to appro.rii, since we will not be
discharging wastes into Ehe Colorado River'
TIME TABLE
August-December ,L974
0ctober,L974
March,L975
Sales to Builders
Cornrnence Road Construction
Bond Issue for Riverbend
MetropoLitan DisErict
April, L975
Mry, L975
September, L975
April, L976
L97 6-7 9
ffi
Commence Construction on
I,rlaEer & Sewer Facilities
Begin Sales to General PubLic
Completion of Roads, Utilities
& Sbrvices for First Filing
Being Construction of Swim &
Racquet Club
Completion of ImProvements in
Second & Third Filings
As I mentioned previously, the sales pace and building pace wilL
influence this ichedule bf development activities. It is en-
tirely possible that our developmLnt- raEe vrill increase if the
build-oirt warrants such a move. Much of this conjecture
hinges upon the uncertainties surrounding resource development
in Earfiltd and neighboring counties. AL a current absorpEion
rate of 100 unigs/y6ar witii minor escalation provisions, -I-."tir"t" completiioir of a1l development Programs during L979.
CONCLUSION
I urge the commission to give full consideration to this Pro-
posal at the earliest possible date. It it Ty- intention to
iro"""a with the develbpment as soon as possible. I have done
an extensive market anaiysis of Glenwood- Springs gnd surround-
i"g communities and find'fewer than 50 available lots in Glen-
,oo5d itself. Riverbend is based on filling a legitimate need
ioi-piirnaiy housing in an area that is lacfi,ing in.desirable
builbing sites. SEveral buitders have expressed interest in
the arei and Riverbend in particular as an aLternative to
trai-Ier housing.
Although the letter of credit covers only a portiot 9f total
develofiment costs, I consider it to be adequlte in. view of the
;;"Jil; Uona-issue. I vrould expect-the leiter to be refunded
i-n whoie or in part as funds arl raised for completion of
utilities in or'der to avoid duplicate coverage. I believe my
offer is particularly reasonabie in view of our intended con-
centration on buildei sales as opposed to the general public '
Builders are sophisticated and airare of risks inherent in
iheir industry.' They probably require less Protection than
some others.
I would
ment.
eciate your approval of
proceed under
equita
ould
offe
truly
m
this subdivider's agree-
what I consider to be an
DEERFIELD ENTERPRTSES, lN. 0 S. MONROE AT CHERRY CREEK DRIVE, DENVELT, COLORADO 80209 . (303) 388-6478
RECEIVED JUN 6 1974
&IAUIVI:*LL; tri".L--.--..r i+lqtru] f[
[et$n to*.:I.-." j
June 4, L974
Mr. Pete Mattivi, Chairman
Garfield County Commissioners
County Courthouse
Glenwood Springs, Colorado 81601
Dear Pete:
Since I haven't been before the Board in sometime, I thought it might beadvisable to give the Commissioners an update on Riverbendts progress andcurrent activities.
f am currently having discussions regarding a revised and more thoroughsubdividerrs agreement with Jerry Hartert who, I understand, has the approvalto represent the Commissioners concerning the amount and substance of theguarantee. Mr. Hartert has reservations concerning the bond issue, so I am
attempting to explore all avenues avaitable for financing improvementdistricts. I am going right ahead with the formation of the water andsanitation district and I'm sure the Commissioners will be receiving noticeof said formation. A final service plan will be filed shortly.
Riverbend was recently awarded a domestic decree from the water referee, soour water augmentation plan is complete.
New tests for water quality are being run at the request of Lamont Kinkade.Also at his request we have filed with the state for approval on our sewagetreatment site. such approvar wiLr require several more r.veeks.
Irve had discussions with several financial institutions regarding develop-
ment loans. I do have offers for adequate sums. However, today's interestrates seem somewhat incompatible with our goal to offer moderately priced
homes and homesites. The good news is that the rate increases seem to haveIeveled off and may start down again shortly.
Please be assured that we are moving ahead with the full intention of filingour final plat as originally planned. I remain committed to the idea thata project ted at Riverbend is an
IEE
current
to Mr.
Iton R. Duncan
raphic trends. As soon
t, I will submit it for
ideal location to take advantage of
as Itve executed an agreement satisfactory
your approval.
HRD/da
,',''/ 7 a't '7s
filrc[,i'.rr-r,r,r'n 1 I 19n
E. F. HUTTON & COMPANY,*"
Momber New York Stock Exchange
TERRACE BUILDING, DENVER U. S. NATTONAL CENTER, t 7OO BROADWAY, DENVER, COLoRADO AO2O2 . 3O3 - zsT - 6920
April L6, L974
Mr. Pete J. I{attivi
Chairnen of Courty ConmissionersGarfield Cor-nty
Post 0ffice Box 640
Glem,oood Springs, Colorado 81601
Dear Ccrmissicner Mattivi :
Thmk pu fgr_grq!*g T !h? opporrr.niry- 9{ meering wirh you regardingour proposal for final plotting of *re si:bdivisior, 5t "Urr6iUenAfr. We"were p19arq9d wilh_yor-uc ackro,vredgenent that otr plans ,r" jr-;"ord withyour thiriking of land use w-ithin-Garfield Corarty.
We would like to present or:r wia,points on hcrur a "deal" is consideredas to feasibiliry.
^Tl-re {evelope4 aften pr:rchasing oi ,"kid-*,
-optiop on a tract of land seeks out an ergineering"tirr. ff,G Fi* shouldhare knovsledge of the area amd type of plirning needed. rhe firm on
_tlj-s a:sigrmnrlt is l,fright/Mclaugliin, nitionaliy r""ognized-in ttre fieldoJ gngrneerlng ot water ard sanitation districts in the rnourtains. TLreurtimate result of their work is a senrice plan, frcm vfiich the r-a:der-r,'rriters log in the nr.urbers with refersrce tb dett requirerrenis-andgapacity to retire debt. trile, the llndsr,rriters, rely ,ip-, til-*gio""r"for their inpr:t.
Ttre senrice -plal is ttren bror.rght before prospective bond cotursel for their
9cn-eor!"*and approrral. I:: this case rnre ire irsing the firm-o] wiffson anaLanm of Derven for the formation and lega1 opinion on the issuance ofbonds. TLre 'rtean, is now formed, and tfrere is continued reliance uponone another for conpletion of each segrpnt of the plan-
R:iverbend is feasible on qaper ,! th" present time, hourever the developerrealizes that he nnrst prodrrce sales iri ordei to-trave tlr U."" ior continr:edgroltrEh.
THE INFORMATION ABOVE HA6 BEEN OBTAINEO FROM SOURCES BELIEVEO RELIAELE BUT IS NOT NECESSARILY COMFLETE ANO CANNOI AE 6UARANTEED. ANY OPINIONS EXPRESSEO ARE SUBJECTTO CHANGE WIHOUT NONCE. NEITHER THE INFORMATION PRESENTEO NOR ANY OPINION EXPRE$EO CONSIIUTES A FEPRESENIATION EY US OR A SOLICITATION OF THE PURCHASEoRSALEoFaNYsEcURlTlEs FRoMTIMEloT'lME,lHlscoRPoRATloN,ITsoFFICERS'sTocKHoLDERS,oRMEMaERsoFTHErFFAMILTEsMAyHAvEAposllroNtNTHEsEcuRtTtEsMENIIoNED
ivfr. I4attivi
Page T|ralo
AerLL L6, L974
As the rnderr^rrit{s, rrre can spealc basically for the group as tothe application o.f sound practiees berng alpfiea to Ehis-developnent.Otr agr-eenent with thg {gvelopgr not only piotects us, but in eisence, seelcsto confi:m the area of "living" within tlra corrrry guidelines as part ofits coverants with us.
We hqpe !o Plagg within the couety an ocmple of good grc,wth that can helpto npke C,arfield coL!:lty an area for the reit of t[e stlte to look to for '
leadership in the field of land use.
We rqrain available to ttre Conmissioners for frrrther ccnsultation and lookfonorard to rneeting yotr a.rd other ccmrulssiorers again.
Very trnrly yours,
E. F. HUTTCD{ & CCb,IPAI\IY INC.
J*rrrre?. [,r^d*? ,
Leorard E. lbtz
LEM: sjh
@
tlllountainLrnv/.v,/pr
Bell
P O Box 220
Glenwood Springs, Colorado
April 15, L974
Mr. Hamilton Dtrncan President.
Riverbend Development Company
8030 E Girard Suite 509
Denver, Colorado 80231
Dear lulr. Duncan,
Regarding provision of feeder cable to serye the RiverbendSubdivision near new Castle, Colorado, itr has been determined
that a 250 pair cabLe should be provided for the initial
300 unlts to be constrructed.
While acLual ald t.o constructlon charges will have to be
agreed upon by you and our rate and t,ariff representative,
our engineers indicate that approximat,ely $45r000 will be
required Lo place this 250 pair cable, and about 6 months lead
Lime will be required for engineerlng and constnrction.
Engineering will start after the signing of the'required
formal contract.
tnrly
RIPPY EONSTRUETITlN
D
EO
Qeneral Conuactors
P. O. EOX 138 AREA EOOE 3Og - 98.t.3386
NEW SAETLE, SOLORADO 81647
April Ll, 74
I"Ir. Robert Uansley
Scarrou & Walker
204 8th Street
Glenrood Spge., CoIo.
Re: Eetlmte on Riverbend developnent for
Fillng l{o. } Deerfleltl Enterlrizes.
Dear Mr. Uaneley,
I'Ie have used the informtlon aupplled us by your office to arriveat our estinate for thl.s road work requeeted by Mr. Eantlton Dtncan.
We have oarefully checked the specificatlone of the Garfleld County
connisslonere to ileter:ntne the requirenents antl have eo based our
eatinate.
The oonplete proJect through the finished gravel surface comes to
$7.O0 per lineal foot, or for a total of $2O21755.00 for ).1 niles of
roadway.
Shoulil you or Mr. Durtcen vtsh a conplete break dona of the ltens,
and our estenated bld f,or then rve youlal be glad to furntsb there to
you untler separate ooyer.
lbanklng you for thla oppurtunity to be of assLstance rre
rEmin.
RONALD C. MCLAUGHLIN
KENNETH R. u/RIGHT
HALFORD E. ERICKSON
DOUGLAS T. SOVERN
JOHN T. MCLANE
KENNETH ASH. MANAGER
ASPEN OFF'CEP.O. BOX A02A
ASPEN, COLORAOO 9t6tt
WRIGHT.MGLAUGHLIN ENGINEERS
ENGINEERING CONSULTANTS
242O ALCOTT STREET
DENYER. COLORADO AO2II
(303) 4t4.620t
fttt'cr'trer.6
coL?L:rl troll{ltiDtc ativtcct
lra TltE a?tctal.tY ttcLDa ot
WATfR
'U?'LY
AiID OI'?it.UTtON
WAIEi ANO
'IWAGI
TNIAT!.ENT
rEwaot coLLtc?ior{ AN0 REUr!
INDUIIRIAL WA'TI'
troix DiatxacE
FLOOD €OXTROL ANO
M
L,Y
Aprll 12, 197\
Mr. Hamilton Duncan
5400 Beach Road
Ll ttleton, Colorado 80.l 20
Dear Ham:
Pursuant to your request, we have determlned the fi rst phase costof water and sewer facll itles to be approxlmately $850,000. This
value reflects the somewhat revlsed schedullng that we have dlscussedthe last two or three months.
Very truly yours,
WRI GHT-McLAUGHL lN ENG I NEERS
DTS:mI
732-32SPX
GARFIELD COUNTY PLANNING COMMISSION MEETING
Garfield County Courthouse
Glenwood Spri ngs , Col orado
The nBeting was called to order atin attendance were:
Dick Martin
Mark Beanrral d
Sis Mahaffee
Deyoe Green
Carl Bernklau
February 11, 1974
8:15 P.M. by Qhairman, Dick Martjn. Those
Jack M'itche I I
Pete Matt'ivi
Bud Mi I ner
Bob Scarrour
Larry Schmueser
The first item of business was the rev'iew of Asgard Subdfvfsion Filing No.3.After discussion on water, Mr. Paul Patterson of l,lountain Bel l indicated thatphone service would not be avairabre for tnis oevelopnent unress $15,000.00approximately was put up as security as securities to 16e ieleprrone companyfor front-end money. Asgard Filing No.s wai approved conditjonal to thecounty commissi.oners appioving a new access road which would be a new accessthrough Iilillg No.1. Motion io. approval was made by oevoe-creen and secondedby Jack Mitchel'1.
Second item of business was Riverbend Development.whlcfr requested through thecounty Planning office. that extra lots ue aoJea in riring-llo.1 to facilitatesewer system and water system design. Motion to approve these extra lots wasmade by Mark Bearuard and seconded"by Jac[ mitin.rr.
Third item of business was a sketch p)an presentation by Jay phippen repre-senting Foster Petroleum c,trporat'ion. m". J. -E.
Devi lbiss, Attorney for FosterPetroleum' reported the anount of water uruiiuit. u, inaiciteJ at the presenttirne to be approximately 600 ga'l1oni p."-ri.rt.. n roiter-petroreum repre-sentative was also present anJ answered questions from the piannlng commission.
A Ietter from Larry schmueser indicatjng the suggestions of the TechnicalReview conmittee that an impact statenreit be required on all developments.After discussion, there was a motion miJe uv l,rirt Bearvalo anJ seconded bysis Mahaffee that we do add th.is to our subdtvis.ion Regulations.
After reviewing the^proposed comprehensjve Planning program for Garfield County,as prepared by the county Planner, the cost of suci plai woutJ ue-in i6.;;i;i:borhood of $t15'000.00,; motion was-made by Mark Bearwa]d and seconded byJack Mitchell that the Planner be allowed t6 investigate uti posribilities offinding funds to comp'tete such a project.
The meeting was adjourned at l0:20 p.M.
Respectful ly submi tted,
January 24, 1974
Thomas Associates
Consultants in Land Use Management
Mr. Larry R. Schmueser
Garfield County Director of Planning
and Zoning
2014 Blake Avenue
Glenwood Springs, Colorado 81601
Dear Larry:
As r discussed with you on the phone, we would like to request a minor
change in the number of lots to be included in the first filing forRlverbend. The purpose of the chqnge is to conform the first filingwith the first phase of water and. sewer improvements. As you know,in order to obtain bond funds for these improvements, we must havethe property platted and recorded. This is the onry reason for thechange. Let me emphasize that it wilr have absorutery no effect onthe total nurnber of lots in the project, nor wiLl it change ttre con-figuration, use or density by any d,egree whatsoever.
rrd appreciate it if you courd gain concurrance for these changes
before we cut scarrow and walker roose on the final platting for thefirst filing.
Thanks for your help on this, Larry.
CordiaLly,
RTCIIARD J. IfHOI{AS
Cll to: II. R. Duncan
R^IT,/1tt
8030 E. Girard . Suite 509 . Denver, Colorado 9023j.. (303) 735_9669
Gr'tfi,PIiiLD COUNTY PL-qlCtU{c cOi,t}ilSSIOri
7 :30 P.lt.t Garfleld County Court House
Dlck I'iartLn
Deyoe Greenltark BearwaldCarI BernklauDr. Carter Jackson
Jack l,{ltchellDotti Prettl
ilillLam liason, schoolboard attorney,
had rnae an on-site lnspection of the
]--]-4-74
Glenwbod. SprJ.nga, Colo
fhg_meetJ-ng- was called. to order by Chalrman, Dlck llartln. Rollcall vras taken, those in attendanEe r.rere:
and other guests.
The notice of publl-c Hearlng on the prellr:rLnary plat forIJestbank subdLvlsion phase r{as read to the-goup, Thenaps and plans for the Subdfi{slon vrere discuss6d.- .TackIiltchell made a motlon that the Itestbank Ranch SubdivlsionPhase be certLfied to the county commlssloners forap;:,rovffsubJect to
The motlon was second.ed by Deyoe Green and approved unanimously.
The Notices of public Hearlng for the prellninary plat onRlverbend SuHLvLsion was reid to the group. An environrnentallmpact statementtras C.iscussed. Stelart I'ilie-clef oe elli;;----concerned' about the deer rrinterlng range close to the subdlvisionsite' Fiverbend regulations all-orv 4 pcts per fanily r,rhi-ch r,rlght.rccunulate a nurrber of d.ogs.
c'D' Tolrnan, a representative of Riverbend corp stated that theenviron:lentar statemcn rvas underway and it rvould tal<c approxir,ately5 months or untll rate spring to complete the study.Representatives of SchooL District Re_2 tTere prescnt at the ineeting.
agricultural production until such tr-nre as
vrould like to have some sort of committment
Larry SchmeuserJerry Hartert
Pete MattlvlE.L. (Buz) Busby
Lynn HlIl
Pete Vleaver
Bud l"lilner
Lamont KlncaLd
stated that the schoolboard.
subdi.visl_on and selected
It would be used, ancl
on how the land vrould
approximately 30 acres that would be suitable for a school site.Riverbend or'rner, .r'Ir- Ijanirton Duncan, said they r.rourd approve therand for thls purpose, hor,rever, he.vrourd like to keep the land in
be used- According to subd.ivision requirements 5?! of the totalsubd"ivision accreagie r'rourd be considcred by the corunissj-oners j-ndedicating the rand to public schoor sLtes. of the 600 acres inthe subdivlsion 30 acres rEould be 5% .for schools.
Dicl" l'iartln asked trhat obJ.igation the school board l.roi!l-d, have to btij_ld
l-L4-74 Iicci:inE continucd ------Page 2
' on the land. i'IilLlanr llason repllcd that schools lrege controlled
by the pu):lic and no obllgation on the use of thc tand shouLd, be
ir.rposed. .
county ALtorney, ,.Terry lrartert, e;cplained that the land wourd be
deeded to the county cor,imlssj-oncrs at the tlme of the flnal plat
and the county r.rould hold lt and rnalntaln it until such tine asa decision rvas nader
l'ir. Duncan asked Lf agricultural land surround.ed by a sub4Lvislon
would stllr be assessed by the assessor as agriculturar.
Jerry Hartert stated that land historj-caIly uscd and contintrlng tobe used as agricutLtural rvould be asscsse<l as agricultural land.
Lamont Itincaid was aslied about the sanitation system. He repli"od.
that it vras a nodel set up. Doug sovern, englneer for Rlverbend,
exprained the system. The process for thls prant is buried..
llater Ls held for about 5 nonths rvith alr flovrlng thru lt and,
then through a process of spray irrl-gatlon is returned to the
1and.
Leonard Rippy asJ;ed. if any ser./age r+ould run in the ri.ver.
Doug sovern sald 'rNone, ser-rage wilr be recycled, there ruill be norun-off- There is a fllm available on this t14:e of dj.sposal. rt
l'lark bean'raLd noved that the Prelimi-nary p].at be cert:lfied to thecounty corainlssioners for approval subject to the coiapJ-etion of the
environmental i*paet statenent being satisfactory, Dr. ,,Tackson
seconde<]. the rootion and it carriecl unaninousry.
since our secretary rsas late the niinutes of the prevl-ous meeting
lr'€f,e norv read. and approved.
correspondence vras recelved frorn coloraclo l.ianufactured. Housing Asso.offering to attend any of our rneetings, lf they couLd be of assistance.I:ir. E.I{. sibert wanted to receLve a copy of the agenda for ourneetlngsp Larry Schmeuser wlII send him these.
Flanner, Larry, revLersed for us a prevJ.ew of things conring up3
They were!
Garfield county tluntrcipar Aj.rport sketch plan stage
Oak }ieadortrs - Flllngs 3 & 4
Colony Proposal
Rifle Ski Corporatlon.
Larry also read us the narTres of the new BOA.P.D oF ADJusrI,iEIdr. They are 3
Dave Stacy - Chalr.
Dr. ilackson
Richard ,Jol1ey
AIsx Urquhart
Dale Albertson
S,ssocalate Membere
Mark Bearwald
Ed l.Illson
iloe Dlce
.Tohn Savage
James Rogers
Meeting adJournedt
Re-spect ful ly sub:',r itted,U,z'G,z.-Dottl Prettl, Secretary
Thomas $I. Stuver
Associate
WILLIAM ATHA MASON
ATTORNEY AT LAW
P. O, BOX 907
RIFLE, COLORADO A1650
303 625.tA87
January 2t L974
Mr. Larry SchmeuserDirector of Planning and ZoningGarfield County
Glenwood Springs, Colorado 81601
Re: School District RE-2
Dear Mr. Schmeuser:
You have already received a letter from Mr. Green,
Superintendent of our school, requesting the five percent ofthe land from the Riverbend Development Corporation propertyto be givqn to the District for school purposes. Inasmuch asI do not have readily available before me the regulations ofthe County, I will appreciate your checking this and gettingin touch with me so that I may know what should be done in orderto make this acquisition for the District.
Very truly yours,
WAM: cm
RESTRTCTIONS, CO\TENANTS AND CONDITTONS
RI\IERBEND PROPERTY OWNERS ASSOCIATION
ry
,/)
,---/
z ,/z
/
TABI,E OF COMTENTS
Introduction
Statement of Covenants
Annexation of Subsequent Developments
Land Classifications
Uses and Restrictions of Land by Classification
Design Guidelines and Regulations
Riverbend Property Opners Association
General Conditions
Definitions
Paragraph 1
Paragraph 2
Paragraph 3
Paragraph 4
Paragraph 5
Paragraph 6
Paragraph 7
Paragraph 8
Paragraph 9
1.INTRODUCTlON.
The Riverbend Property Owners Association is designed to provide a
permanent body to provide continuing supervision, guidance and pre-
servation of the Riverbend community.
Riverbend has been planned to provide its residents with a well
designed community, ample open space and a variety of recreational
and learning opportuni-ties all within an environment that is
pleasant and protected from harmful change or deterioration.
It is the purpose of these restrictions, covenants and conditions
to provide the guidelines, regulations, controls and powers necessary
to assure that the quality of the community wiII be preserved and
protected for the benefit of each property owner and resident. It is,
therefore, expected that everyone who acquires property in Riverbend
will accept not only the letter, but also the spirit, of this document.
STATEMENT OF COVENANTS.
Grantor hereby declares that aII of the real p-"operty located in the
County of Garfield, State of Colorado, legally known as Riverbend,
is held and shall be hel-d, conveyed, hypothecated, encumbered, leased,
rented, used, occupied and improved, subject to the Riverbend Restric-
tions, Covenants and Conditions, meaning the limitations, restrictions,
covenants and conditions set forth in this declaration, all of which
are declared and agreed to be in furtherance of a plan for the subdivi-
sion, improvement and safes of said real property, established and
agreed upon for the purposes of enhancing and perfecting the value,
desirability and attractiveness of said real property and every part
thereof.
A1I of the Riverbend covenants shall run with said real property
and shall be binding upon and inure to the benefit of the Grantor'
the Riverbend Property Owners Association, each owner of said real
property, or any part thereof, and each successor in interest of
such owner. Said real estate together with such other real property
from time to time annexed thereto and made subject to the Riverbend
covenants, as set forth hereafter, shall constitute Riverbend.
ATTNEXATION OT SUBSEQUENT DEVELOPMENTS.
Grantor may, pursuant to the following provisions of this section,
from time to ti.me and in its sole discretion, annex to Riverbend
any and all real property from time to time acquired by Grantor
contiguous to Riverbend.
2.
3.
(1) Grantor shall have record6d a declaration describing the real
property which is to be annexed to Riverbend, setting forth
such additionat or other limitations, restrictions' covenants,
conditions applicable to such property, and declaring that
such property is held and shall be held, conveyed, hypothecated,
encumbered, leased, rented, used, occupied and improved, sr:bject
to the Riverbend covenants and
(2) With respect to the real property described in said declaration
Grantor shall have filed the subdivision map in compliance with
the laws of the State of Colorado.
4. I,AND CLASSIFICATIONS.
All land within Riverbend is classified into the following categories:
(1) Single family building sites.
(2) Two family building sites.
(3) Four family building sites.
(4) Project Areas.
(5) Restricted Private Areas.
(5) Public comnon Areas.
(7) Private Common Areas.
5. USES AND RESTRTCT]ONS OF I.AND BY CLASSIFICATION.
(1) Single family building site. A1lows one structure for residential
purposes to be occupied by no more than one family (including
servants and transieni guests). Additionally, permits one detached
garage.
(2t Trpo family building site. Allows one structure for residential
purposes to be occupied, by no more than two families (including
servants and transient guesLs). Additionally, permits one detached
9ara9e
(3) Four family building site. AIIows one structure for residential
purposes to be occupied by no more than four families (including
servants and transient guests). Additionally, permits one detached
garage.
(4) Project Area. Allows construction of townhouses, apartments
and condominiums at overalL densities i-ndicated on recorded,plat.
(5) Restricted Private Area. on arr l-ots over one-half acre insize, arl land other than that designated as buildingr sites onrecorded prat. Prohibits erection of permanent structures,fences, or other improvements that will differentiate RestrictedPrivate Area from contiguous common or unplatted areas.
(6) Public common Area. Those areas dedicated by Grantor tothe Riverbend Property Owners Association or other public bodiesfor purposes of easements, trails or other public uses.
(7) Private common Area. Land. whose ownership is retai-ned byGrantor or conveyed by Grantor to another party, but is madeavailable to the public for specified or generar uses.
(8) Restrictions:
(a) Garbag- and trash to be kept in covered containers notvisible from roads or neighboring property.
(b) crothes drying and airing facilities to be kept in enclosedservice yard not visible from roads or neighboring property.
(c) No commercial activities involving sigrns, customers or
employees permitted.
(d) No fire hazards.
(e) No noxious or offensive devices or activities, including butnot limited to unusual odors or d.isturbing light.
(f) one of the major concerns in preserving the environmentof the Riverbend community is the preservation of thewildlife that dwe1ls in the undeveloped open space. Thegreatest danger to this wildlife could come from attacks
and harrassment by uncontroLled household pets. Therefore,it is imperative that alr residents observe these householdpet contror requirements and recognize that the RiverbendProperty owners Association wil-r strictly enforce theirterms and conditions-
1.- No more than four household animals per singre famirysite.
2. No more than two household animals per residence unit
on sites for more than one fanity.
!-. ALl household pets, when permitted outside the dwelling
units shall be on a leash, tether or within the voice
control of the owner.
L. The Riverbend Property Owners Association shall have the
power to impound any household pet allowed to run free
and uncontrolled within the subdivision.
1. A first offense sha1l be punishable by a fine of $25.
9. A second offense sha1l be punishable by a fine of $100.
7. In the case of a third offense by the same resident, the
Riverbend Property owners Association shall require the
removal from the subdivision of all domestic pets owned
by the resident.
(S) The operation of motorcycles, trail bikes, all-terrain vehicles
or other vehicles modified to travel on non-road surfaces is
forbidden within the subdivision except on the regular roads
and only for the purposes of ingress and egress.
(h) No signs whatsoever except:
!. Signs required for legal proceedings.
2. Residential identifications signs no larger than
two square feet.
:.. Durinq construction or improvement, normal job identifi-
cation signs no larger than four square feet.
4. No more than one For SaIe, For Rent, or For Lease sign,
not larger than four square feet.
(i) No trailer, house trailer, mobile home, tent, truck camper
or boat shall be parked, other than temporarily, on any
site where it is in view of roads or neighboring property.
All such vehicles and craft are to be stored, in storage.
areas provided and designated by Grantor.
(j) No accessory structures on any residential sites except
temporary shelters or facilities maintained. during and
used exclusively in connection with the construction of
permanent residential units, except detached garages, as
specified in paragraph 5 (1), (2) and (3) above.
(k) No accumulation of p1ant, trash or waste materials
' except within established compost piles not visible
from roads or neighboring property.
(I) AlI garage doors shall be kept closed when not in use.
(m) No external television or radio antennaes.
6. DESIGN GUIDELINES AND REGULATIONS.
Riverbend has been planned to provide its residents with a well designed
community, ample open space, a variety of recreational and learning
opportunities, all within an environment that will be pleasant and pro-
tected from harmful change.
Of equal importance is the fact that Riverbend is a community for families
of varied incomes. Much of the housing will be reasonably priced, so that
many who have not had the opportunity to acquire their own home can now
afford to do so.
However, good design in housing need not be expensive. The use of
proper roof lines, sidings, finishes and colors, together with proper
positioningofthedweI1ingonthe1otcana11combinetoprovideattractive
housing at reasonable cost.
Design Committee Regulations:
(1) The Design Committee shall be composed of three members, all of
whom shall initially be appointed by the d.eveloper. When the
nurnber of members of the Riverbend Property Opners Association in
residence at Riverbend shall reach 200, the Association shall
elect one member to the Design Committee. When the number of
members of the Association in residence reaches 400, they shall
elect two members of the Committee; and when the number of members
in residence reaches 600, they shall elect all three members of
. the Committee.
(21 The term for Committee members shall be one year.
(3) The Design Committee shall have fuIl and final authority in
approving and disapproving aI1 p1ans.
(4) No construction may be initiatea without Design Committee approval.
(5) rf construction is not started within,one year from date ofapprovar, an extension must be requested in writing. TheDesign committee may authorize a one year extension or, atits option, require plans to be resubmitted for approvar.
(6) once started, construction must be completed within one year.
Guidelines:
The Design Committee encouragies everyone who plans to build at Riverbendto consider the folrowing guidelines in pranning arl construction.
(1) site. Proper use of the proposed buirding site can have agreat i:npact on the appearance of the finished residence.Consider each of the following elements:
(a) Existing grades and necessary changes. Try for thefewest possible changes to natural grades and sropes.
(b) Access for people and vehicles.
(c) Location of building to take maximum
(d) Drainage away from the house.
(e) Sun and wind directions.
(2) Building.
advantage of views.
(a) seLect a distinctive design. Try to avoid an exteriorerevation that crosely resembres others in the immediatearea.
(b) certain designs are more suitabre to Riverbendrs settingthan others- western ranch and mi-ne-iaspired styles aremore appropriate than southern colonial or spanish hacienda.
(c) colors and textures for exterior surfaces shourd harmonizewith existing natural materials. Earth tones in subduedbrowns, reds and greens wirr brend a house into the site.
(d) Exterior metal surfaces should be of a non-refrective (matte)finish.
(e) A11 fencing for patlos and service yards should be integratedwith the design of the house itself.
Procedure for Design Committee Approval.
The following materials are to be submitted to the Design Cornmittee in
order to obtain review and approval of proposed, construction.
(1) Name of applicant and lot description.
(2) Site PIan. An accurately dimensioned sketch of the lot, indicating
easements, existing vegetation and proposed. location of the residence
and extensions such as garages, fences, patios and service yards.
(3) A complete set of plans and specifications for the proposed building.
(4) Samples of exterior finishes, stains and materials.
The Design Committee will- review the submitted materials at its next
regularly scheduLed meeting and notify the applicant of approval or
rejection of plans within seven days of the meeting. If plans are
rejected, the reasons for the rejection and recommended changes wiII
be set forth in writing.
7. RI\ERBEND PROPERTY OWNERS ASSOCIATION.
(1) Organized as a non-profit membership corporation under the lawsof the State of Colorado.
(2) Tr,rro classes of membership:
(a) Class A. AII owners with the exception of the Grantor
entitled to one vote per lot owned.
(b) Class B. Grantor, entitled to three votes per Iot owned.
Class B membership reverts to Class A on the happening
of either of the following events:
1. Number of Class A votes equals number of Class B votes.
2. Ten years after record,ing of first saLe of property at
Riverbend.
(3) The Riverbend Property Owners Association shalI have duty and power
to enforce aII rules, regulations, restrictions and covenants setforth in this document, together with general powers as non-profit
corporation and other powers as decreed to it by the Associationitself at future times.
(4) The Riverbend Property Owners Association is charged with duty of
(7)
enforce covenants, rules and regulations.
(6) The Riverbend Property owners Association shall maintain all
necessary operating funds.
The Riverbend Property Owners Association shall supervise activities
of all committees within i-ts organization.
(8) The Riverbend Property ottrners Association shall have power to levy
general and special assessments as necessary and desirable for
the continued successful operation and to implement projects and
programs approved by the membership.
GENERAL CONDITIONS.
(1) No platted lot within Riverbend may be split for any purPose
whatever.
(2) These covenants, or any part thereof, may be modified, amended
or repealed as follows:
Within five years of the recording of the first sale of
Riverbend property, with the consent of the Grantor, and
thereafter, without the consent of the Grantor, provided:
8.
(a)
l.
2.
Three-quarters of the
in favor of proposed
and
total eligible votes are cast
modification, amendment or repeal;
(3)
Recordation of a certification by the Secretary of the
Riverbend Property osners Association certifying that
such changes have been approved by not less than three-
quarters of the eligible votes.
The Riverbend Property Owners Association shall have the right to
enforce any and all limitations, restrictions. covenants, conditions,
obligations, liens and charges now or hereafter imposed by the
Riverbend covenclnts upon all property owners within Riverbend.
(4) Any act or omission which violates these Riverbend covenants is
hereby declared to be and to constitute a nuisance and may be
enjoined and abated whether or not relief soug'ht is for negative
or affirmative action by the Association or through the Association
by any owner or owners.
.
(5) Failure to enforce any provision of the covenants shall not
constitute a waiver of the right. to enforce.
(5) The limitations, restrictions, covenants and conditions of the
Riverbend covenants are deemed to be independant and severable.
and invalidity of any provision or portion thereof shall not
affect the validity and enforcability of any other provision.
9. DETINITIONS.
(1) Articles. Articles of Incorporation of the Riverbend Property
Gvners Association which shalI be filed in the office of the
Secretary of State of the State of Colorado.
(2) Board. The Board of Directors of the Riverbend Property Owners
Association.
(3) By-Laws. The by-laws of the Association which are or shal1 be
adopted by members of the Association as such by-laws may from
time to time be amended.
(4) Condominium. An individual ownership of a residential unit in
or connected to a multi-unit structure.
(5) Design Committee. The Committee of three members appointed by
the Developer or the Board to establish and enforce design,
construction, Iandscaping and aesthetic rules and regulations
included herein.
(6) Developer. Riverbend Development Corporation, j-ts successors
and assigns.
(7) Excavation. Any disturbance of the surface of the land (except
to the extent reasonably necessary for planting) which results in
the removal of earth, rock or other substance from a depth of
more than 18 inches bel-ow the natura surface of such land.
(8) FiIe; Filed. The term "file" or "filed" shall mean, with respect
to the sr:bdivision map, that said subdivision map shall have been
filed in the Office of the Recorder of the County of Garfield,,
State of Colorado.
(9) FilI. Any addition of rock or earth materials to the surface of
the land which increases the natural elevation of such surface
by more than L8 inches.
(IO) Grantor. Riverbend oevdlopment Corporation, its successors
and assigns.
or any owner or group of owners.
(24) Record; Recorded. The term "record" or ttrecorded" shall mean
with respect to any document, that said document shall have been
recorded in the County of Garfield, State of Colorado.
(25) Recreational Assessment. Assessments levied against owners of
Iots listed in the Development assessment.
(26) Recreational Facility. Any improvement used for or in connection
with any recreational PurPose.
(27) Refinish. The term "refinish" shall include to paint and to resurface.
(28) Residence. The building or buildings, including any garage or similar
outbuilding, used for residential purposes.
(29) Fdverbend Property Owners Association. The non-profit corporation
composed of owners of Riverbend residential property.
(30) Road. Any surfaced vehicular way constructed within or upon any
portion of comrnon area designated a privat, road on a road on a
subdivision map except any apron or other paved area constructed
for the purpose of providing access from such way to any private
area or project area.
(31) Special Assessment. An assessment levied against any owner not
complying with IUlverbend protective covenants, rules or design
committee rules to the extent monies were expended from the
Association to correct the act or refusal to act.
(32) Structure. Anything constructed or erected, the use of which requires
location on the ground or attachment to something having location on
the ground.
(33) Subdivision Map. Any final plat map approved by Garfield County,
Colorado, subsequentlY recorded.
(34) Use Fee.
(a) With respect to a participating organization, the term "use
fee" shall mean any fee charged or to be charged owners and
guests by the Association for use thereof.
(b) Any fee charged oh/rlers or guests by the Association for the
use of public recreational facility.
I1
(1I) Guest. Any invitee of a participating facility, including the
members of such invitee's immediate farnily, using, in the regular
course of the operations thereof, its accommodations or services'
(12) Improvements. shall include buildinqs, outbuildings, roads,
driveways, parking areas, fences, retaining walls, stairsr decks'
hedgesrwindbreaks,polesrsignsrandanystructuresofanytype
or kind.
(13) Lot. Any site designaLed on subdivision maps as a residential home-
site and further each parcel or condominium, designated on such maps'
into which such lot has been sPlit.
(14) Lot Splitting. The division of any lot within Riverbend as shown on
the subdivision maps, into two or more parcels or condominj-ums.
(15) Maintenance Assessment. An assessment levied egually to all property
owners for the construction and maintenance of public recreational
facilities and common areas to include those restricted private areas
used as access areas.
(I5) Manager. An individual or organization appointed by the Board to
administer its affairs
(17) Mortgage; Mortgagee. The term "mortgage" shal-l mean a deed of
trust as well as a mortgager and the term "mortgagee" shall mean
a beneficiary under, or a holder of a deed of trust as well as a
mortgage.
(18) Operating Fund. The Association fund into which all monies derived
from various assessments or fees are deposited'
(19) Ovrner. The person or Persons holding the beneficial ownership of a
lot, but shall not include Grantor with respect to any lots held by
Grantor.
(20) Permitted User. Any other permitted to use a private recreational
facility.
(21) Project. The development and construction of any multi-family or
condominium area designated as such on a subdivision map.
122) Project Axea. AII real property within Riverbend falling within the
boundaries of any multi-family or condominium area d,esignated as
such on the subdivision 'maP.
123) Public Recreational Facility. A recreational facility constructed
upon comnon area petitioned for at the request of the Association
10
(3s)visible from Neighboring Property. The term "visibLe from
neighboring property,r shaIl mean, with respect to any given
object or activity, that such object or activity is or would
be in any line of sight originating from any point six feet
above any other property, excluding contiguous property owned
by the ovmer of the property involved, but not including common
area, assuming that such other property has an elevation equal to
the highest elevation of the ground surface to that portion of
the property upon which such object or activity is located.
L2
-TTi UE--Y,* rere
r[)
\:",
Mr. l.rt111au i,lason
Ri fleColorado Bf65o
Dear l.1r l"ias on I
Li{G / hrrec: 1.,1r. Schmueser
December Ih, l9?3
Very truly yours,
L. W. Green, Suoerintend.ent
I ^\iirl
LI
At the board meeting cf last Tuesd.ay evening,December 1I, lr?3 it ves voted. that Garfie-Ld.SchooL Di s tri ct ile-2 reques t 5:,1 of the ]aacl ofthe Rlverbend Development Corporatton propertybe given to the school dlstrlct for school pur_poses as nrovl<ied by Senate ijill i{o. 35.
The board d.irected. me to contect you regard,lngthls matter so that proper J.egal requtrementsand. procedures coul"cl j:e implenented to $ecurethe }and. It is our understandlng that time isof the essence in gettlng this request ln, andtherefore the board would appreclate your inme_d.late aetlon on the sane,
Thank you very muclr for your attentlon to thlsmatter.
11r7\ u/\/l/ili*l
t
I
I
t
!iI
Decernber 5, L973
Thomas Associates
Consultants in Land Use Management
IvIr. Larry Schmueser
Director of Plannj-ng and Zonj:ng
Garfield County
2014 Blake Avenue
Glenwood Springs, Colorado 81601
Dear Larry:
Eollowing is a rist of adjoining property owners to be notified of
the preliminary plat hearing on Riverbend subdivision:
Mr. Larry L. Bowles
Route 2
Glenwood Springs
IvIr. Homer Hancock
Colorado National Bank
P. O. Box 5168
Denver 8O2L7
Ms. Catherine Williams
305 Maple Ave.
Glenwood Springs
Ms. Betty Jane Rippey
2418 Blake Ave.
Glenwood Springs
IvIr. Barton and I,Is. Martha E. Porter
Alkali Creek
Newcastle
I have talked to Dottie Pretti about our appearance before the
Planning and Zonj-ng conunittee and she has schedured us for January
7th. She also said that you wou1d. place the notice ad in the
Glenwood Postl but r believe you mentioned that r should do this.
If I should, please let me know. Best regards.
Cordially,
RICHARD J.TTIOMAS
RJT/1tt
8030 E. Girard . Suite 509 . Denver, Colorado 80297. (303) 755-8668
*€.*-.r''ts ' (@
IN THE DISTRICT COIIRT IN A}ID
trOR UATER DIVISION NO. 5
. STATE Or COtOn.q.DO
Appllcation No. H-2125
IN THE HA?TIIN O}' TIII': APPIJCATION
rOR }IATER RIGHTS OF RIVMBEND
DEIIULOP}IEMT TORPORATION
IN Tffi COLORADO RIVEN
I}I G.A,RMELD COU}EY
)
)
RULTIIG OFffi-E-
The ebovo ent,i.tled appS.lcation vas fil.ed on'November 29, L9?3,
and ras refemed to the undersi6ned as i{ater Referee for Hater Divieion
No.5, State'of Colorado, by the lJater Judge of said Court on the 4tt aay
of Decembert 1973t in ecaordance vith ArticLe 21 of Chapter L48, Colorado
Revised Statutes ],)63. as ,,rlended (Chaptet 1?) S.L" Colo. Lg6g), known as
ftra ldater Rights Determination and Adrninistration Act of ].)69.
And the underslgned Referee ha,ring made such inveotigations aa
are neceesary to deternj.ne uhether or not the ctatenents in the applicatlon
aro true and having become fuI).y advised vith respect to the subject matter
of the.application does hereby make the following deterainatlon'and ruling
a.s the Beferee in this roatter, to-vit: - :
.
1. fte stabements in the applicabion are true.
2. The name of the structure is Riverbend Effluent Pond.
. ,. 'Itre nane of clairaant and address is Riverbend Devel-opaent
Corporation, l4OO Beach Road, Iiittleton, Colorado. ,
. ll. The source oi tt u vater is the Riverbend Sewage TreatrnentfutfaII t/ater originally diverted from Canyon Creek and' freiu
Ueller all tributary to the Colorado River,
5. The left abutnent of the da.u will be located at a point whence
the Southvest Corner of Section )4, Tovnship 5 S,, Rangc gO
West of the 5th PM, bears North ??" W, l,lest a distance of
lr2OO feet. fhe dan wiLl extend in a general northeaster)-y
direction from the sald abutrnent.
ltre use of the wat.er is donestic and municipal (includi-n6
connercial, industrial and indiviclual irrigat,ion), irrigation,fish a.nd wildlife propagatiorr, end rocreational purposesr
specifically including the r€-use of said uater for the
above stqted purposeso
the date of initiation of a.ppropriation is Jrrne 1 , !9?3*
fhe bot,al capacity of the resorvoir is 9?"5 acre feet,
The dara has not yet been construeted and the vater ha-s notyet been applied to bengficial" use.
1O" The uqarimuu helght of the dan ,,rill be 2O feet, artrl the r.lan
wi}l be approrinrately 9CO feet long"
)
)
)
)
'5"
'/,
B.
)o
Flt-l:i-)
If{ WA'l'lirL il.)i-i.;.'l i
I)ivision I.J.,. ri I
.. il;.ee,J&r 4;*tu,4t'd!rka4!o,@
f;Fd
The Referee does therefore conclude that the above entitled
application should be granted and that $/.! acre feet of yater with approp-
riation detc of .Iune 1, L975, is hereby avarded conditionally to the
Riverband Effluent Pond for done"stic ald municipat (including conmercia).1
industrial and individual lrrigation), irrigation, fish and uildlife
propagatlon, and recreational purposea, specifically including the re-use
of said uater for th; above stated purposes, provided alvays that said 97.5
acre feet of natar is on the condition that said quantd.ty of water be
etored and app).ied to a beneficial. use rrithin a, reasonable time; subject,
howevor, to all earlLer priority rights of others a.nd to the integration
and tabulation by the Division Engineer of such priorities and changes
of rights in accordance with l-arr.
;
Appllcation for a QuadrenniaL finding of reasonable diLigencel4aAcr4 /?76 t4aecNahall be filed in tterp^e€k of @ a:td in-+#*rof every fourth
ca.lander year thereafter so Long as claimant deslres to malnbain this
conditional water right or until a deternination has been uade that this
conditionaL water.right has become an absolute yater right by reason of the
coatpletion of the appropriation.
It ls accordiagLy ORDERID that this rulirrg shal.l be fil*d with i
the 'dater Clerk and shall become effective upon such fil-ing, subject to
j*diciaL ieviev pursuant to Section tl+8-Zt-2o CRs 195] as arnended (1y,r1;.
It ts fi.r.rthtr ORDIRffi that a copy of tlr-ie ruling sha)-l, ba fir..ed i
ultb th* appropriate Divlsion Eng.ineer and the State Engiaeer.
lbne at the Oiiy of GLenyood Springs, Colorado, .r,hie - Z,/ 5J
day Dr _l4a Ec &I Lnl+.
BY TtrE RIIflERUtr:
'"/&/PEot*rh4
tu464
. J- ,4/ .l'?/r, {?k*rL
l'lo protest ::as flLed ln this natter,
Tho forcqclng ru}l:16 1s conf lri::ed
ancl approved, ariC 1s nade tha
Judguant and Decree of thls court.Division No, 5
tsr Jutt6et
State of Colcrado
b
IN THE DTSTRICT COURT IN AND FOR
i.tATER DTVISIoN NO. 5
STATE OF COLORADO
'CASE NO. \t-2727
IN THE MATTER OF THE APPLICATION )
FOR WATER RIGHTS OF RIVERBEND )
DEVELOPMENT CORPORATION IN )
GARFIELD COUNTY )
FTNDINGS OF F'ACT, CONCLUSIONS
OF LAI,I AND DECREE APPROVING
CHANGE OF WATER RIGHTS
THIS I'IATTER, havlng come on for hearing upon the applica-
tion of Rlverbend. Development Corporati-on for approval of a change
of water rights whlch was filed on December 3, L973, and.the Court
'.ered. the pleadings . the f1Ies herein. z ncehaving considered. the pleadings, the f11es hereln, and the evide;
presented, FINDS:
1. That thls matter was re-referred to the Waier Judge
on February 27, 197)1; that timely and, ad.equate ncLice of 'Lhis prc-
ceeding has been given ln the manner requlred by 1a.w; and thai the
'i^later Judge sltting j-n this Couri has jurlsdictlon over the subject
matter of this proceeding and over all partles affected hereby,
whether they have appeared or not. The Colorado Hiver" I'later Con-
servation District has timely entered an appearance in thls
proceeding; the Clty and County of Denver, acting by and through 1ts
Board'ofWaterComm1ss1oners,hast1me1yf11edastatementof
oppcsition; and the tlme for the filing, of acidltloner-l statements :
of opposliion has expired
2. Appllcant olrns approxlmately L.5 square i,'rlles ln 'I'orvn-. ,
ships 5 and 6 Soubh, Range 90 l,lest of the 6tfr p.M., of r.rhich 1t intencls
to develop approxlrnately 6OO acres for residentlal a-nd. recreational
prlrposes. The d.evelopment vr1]I eveniually contain approximabely.
650 dwelllng units and approxlmately 120 acres of lrigated meadoiv.
Applieant has filecl this application for change of rvater righbs ln
order to provide a rvater supply for thl-s cievelopnrent on a year--
round basis.
p
Applicant ol,Ins the folLowlng water rights:
Vulcan Ditch, Basin Rank llo. 11i73 in Ocbober 10,
1g73 Revised Priority List for I'/ater Dlvision 5,
Priority IIo. l-75, Ditch No. 105 in Distrlct }io- 39,
for 6.0 cfs., appropriatj-on date April 1, 1907,
adjudi_cated by Decree of the District cortrt in and
for Garfield bounty, entered September 14, 1908
Vulcan Ditch Fi-rst Enlargement, Basin Ranlc No. 3729
in October 10, j-973 Revi-sed Prlority List for tr'later
Division 5, Prioriiy No' 242, being Ditch No- 106
in Districi No. 39, for 4.0 cfs., appropriatlon date
October B, l9\2, adiudicated by Decree of the Dlstrlct
,coupt in and for Gayfleld county, entered sepbembet 5,
t952
The d.ecreed. point of diverslon is from canyon creek
at a point on the llest bank thereof vrhence the corner
commoh to Sections 23; zlt, 25 and 26, -'Iownship-5South, Range 90 trIest Ueari South 89"06' I,lest i-632.7
feetr'varlition f5" East. The actual point of diver-
sion is and apparently always has been a.t. a poiSt on
the l,/est uanx'tr Cany"on creLt< in the Nw1,/4 Sw1,/ll
Section 25, Townshlp 5 South, Range 90 West of the
6tir p. i,t.
The fol-l_owing lvetls, &s conciitionally decreed by the
irlater Court in ancl for Water Divisi-on No. 5 by the
Refereers Ruling of },larclt 2l", L97ll , in case Nttmber
\l-2L25, for A.61 cfs. each, appropriation daie June
1, 7973, located as follows;
Riverbend. Idell No. 1: At a point whence the 'South-
west Corner oi Section 35, Township 5 South, Range-
90 1^test of th; 6tf, p.fU.-Uears'South 02o39t West 2680
feet
F_iverbend. tr'lell No. 2: At a polnt rvhence t'he Sotith-
rrest corner of seciion 35, Torrrnship 5 South, Range
90 i,/est of the 6tfr P.M., bears South 10"30t l^iest
2600 feet.
Riverbend Well No. 3: At a point whence the South-
wesi corner of sectj_on 35, Townshlp 5 south, Range
90 Vlest of the 6tn p-M., bears South 1Bo00r l'lest
2610 feet
Riverbend Well No. 4 : At a point lvhence the South-
rvest ccrner of Seetion 35, Townshlp 5 sor.rth, Range
90 l^lesi of the 6th P.14., bea.rs South 26000t l'lest
2590 feet.
Riverbend llell lio. 5: At a point r,vhence the South-
:rres-r, Corner of Section 35, Township 5 South, .Range
90 l,lest of the 6tn P.l'1. bears south 34" 30 '' \'lesb
2675 feeb
4. The source of suppJ-y for the clomestie rvater serv-tce
for applicantts clevelopmenb will be vrater ciiverbecl from the colo-
rado River a1luvium, This yiater w111 be directly applied to
municipal-type.purposes to supp)-y the cievelopment through a central
water supply system. The means of diverslon of such rvater t'i111 be
t,hi'ough Ri'r:rbend tr'le}ls L, 2, 3, 4 and 5. In order to pro-rlde-viat'el"
servlce through 1ts cenbral syslem during tirnes of'the year r'rhen lts
a.
b.
-2-
&
vrell.s wll-I be out of prlorltY, applicant proposes to use said vrells
as alternate points of dlversion for part of its Vulcan Ditch
rlghts, while continulng to divert through vulcan Dltch for irrlga- "
tion purposes, io the extenb permltted, As long as the. total
amounb of water diverted through vlells and ciitch does not exceed'
the amount of vrater deereed to Vulcan Ditch, and as long as the
comblned d.epletion to the river system from the Riverbend vrells
and. vulcan Ditch is not greater than the historj-c deptetion from
Vulcan Dltch, flo vestecl rlghts will be lnjured' by applieantrs
change of pornt.of diversion of part .or a]I of} the vulcan Ditch
rights.
5. The total consumptlve use of the Vulcan Dlteh rlghts
has been approximately 440 acre feet per year ln dry years' Sj-nee
the preclse al-Iocatlon of water among the several uses to uhlch
applicant proposes to put its rlghts in connection r^rlth 1ts project
j-s not flxed, the amount of the annual depletlons to the Colorado
River and Canyon Creek caused by water use in applicant r s develop-
ment cannot presently be ascertained. However, the ll4o aere feet
consumed. historlcally is avallabl-e for consumptlon in appllcant I s
development without lnjuriously affecilng other water: rights' The
amount of consumptive use associated wlth each aspect of applicantrs
develop*":t has been calculated as follows ' For resiclences, all'
:
of whlch will be connected to a central water and Se}''er Systern'
hcusehold, consumptlve use, not lnclucling yard, lrrigatlon, w111 be
3% of the water supplied thereto. Although there mdry be certain
otherformsofconsumerSonthecentra1watefsystetnthansing1e-
family domestlc dwel-ling units, such as multi-farnily 611" light
commerclal, the totalconsumptive use can aciequately be expressed as
a funetl0n of "residential equlvalent units.t' Each residential
equivalent uni-t, i.ri11 require the diVersion for in-house purposes
of0.3920acre-feetperyearrbaseduponapercapltademandofl00
gallons per day, and an occupancy of 3.5 persons per drvell-ing unlt '
At 3% consunptive use, this results j-n an annual consumptlve use
of 0.0118 acre-feet per resldential equivalent unlt' Applicantrs
-3-
sel.ra,ge treatment prograrn contemplates reuse of the effluent produced'
by its sewage treainent plant for lrrigation of approxlmately l-20
acres of pasiure and hay meadow hlstorically irrigated by water
diverted through vulcan Dltch. Thls program will requlre construc-
tion of a pond. ln r,rh'i ch to store effluent during the vrlnter period
when no land 1s being irrigated. This'pond' will- be emptled each
succeeding Summer by means of the sald land treatmen program, So
thai storage space wj-l-l- be aval1ab1e for the stopa5ie of effluent
during the fo]Iowlng winter. This l*i11 result 1n there being no
carryover storagd from.one year .to another, The exact slze of the
effluent pond hd.s not been d.etermined., but it is expecte have
surface area of between four and trventy acres" The evaporatlon of
water from the surface of this pond' is calculated to be 1'0 ac?e
feet per acre of water surface per year calculate'J at the d'es1gn
hlgh water l-eveI. Appllcant 'l'iil-l supplement the lrrlgation of the
'pasiure as requlred for a ful-l- supply thbreon by the d'irect cllverslon
of water through the vulcan Ditch or'the Riverbend weIls' For
the hlstorlc hay mead.ow, regardless of whether 1t 1s lrrlgated by
this effluent or by vrater dj-verted through vulcan Ditch or the
l-cularted to be 2'0 acre f eetRtverbend wells, consumptlve use is ca'
per acre per year. The consumptive use of lrrlgation water for lawn
and landscape purposes is al-so calcul-ated' to be 2 ' 0 acre feet per
acre per year.
several
pressed
6. The total YearlY consumPt.ive
purposes envlsaged by appllcant may
use resulting from the
be convenlentlY ex-
I
I
by the following fornula
[0.0I1Bacre_feetxA]+[1.0acrefeet/acrexB]+
[2"0 acre feei/acre x C] + D = 4riO acre feet'
rvhere A ls the toial number of residential equivalent
units;Blsthesurfacea}.eainacrescalcttlatedatthe
au"ig" irigh r.rater level of the sel',age ef iluent storage
po"oj c i; the toial number of acres of larvn, landscape
or oi5"" i-rrigation supplied by the centra'l' vraber system
and the number of a.r"L- of hlstori-c hay meadolv contlnued
ln lrrigation, eacr, year; and D j-s the total yearly arnounL,
tnacrefeet.,ofanyoiherconsumptiveuses
?he use of thls fornula llmits the amount oi vrater lvhich may be
consumpiively used to an amount vrhich.vrl-I} prevenb lnjrlry tc oiher
t,_t+_
t
. wate? users, while permibbing applicanL fl.exibility in determining-
the allocation of iLs water resources. So long as app.licantts
uses confornr to this fornrula artd neL depletions of the Colorado
River systern do not exceed 4ltO acre feeb per year, then no 1n-
jury will occur to l,he righls of other.rvater users
T . Applicant t s proposed change of water right involves
rnoving the point of cliversion of the Vulcan Dit,chr prlorities from
a tribUbary to the mainstem rlver. Such a change'could. have the
elfect of enhanci.ng the physical supply of water available to appli-
. cant, to the detri-ment .ofi rights on the mainstem river. and the
rlver systern as a whol.e,' .In additi-on, water lefb in Carryon Creek,
totheextentofwatertakenthroughthewe1}s,maybesubject.to
. interception by junior water rights prior to reaching the Colorado
River mainstem, wlere it is required in order to avoid injury to
users thereon. If .applicant is required.to instal.l a measuring
device in Canyon Creek or on the Vulcan Ditch headgate to insure
thaiitssupp1yofwaberwou1dnotexceedtheantountthatwou1<1have
been available to it at the historlc point of diversion, and means
to insure Lhe de-l-ivery of water to the Colorado River in such amount
as is being diverbed from the alternate point of tliversion, proper
adrnlnistration can be facilitated
CONCI,USIOXL OF LAW
--_---
1. The change of water rlghls proposed by applicant is
one contempl.ated by law, and if administered 1n accordance wlth :
tliis decree, there will be no adverse effects on any vested water
rights on t,he Colorado River system' ,
2, The State Engj-neer may be lawfully requlred bo ad-'
minister the priority in the manner seb forth herein'
DECREE
. IT rS, THEREI.'ORE, oRDERED, ADJUDGED AND DECREED:
1. The. change of waLer rights conLemp-l-abed by arpp-Li.c'ant
herein is hereby appro.red subject to t.he- fol-lowing con<litions:
I
I
-5-
a. That the total amount of rvater diverted through
all of applicantts points of di-veriion aL any time noL
exceed the amounb decreed to the vul-can Ditch.
b.App}icanbsha}Ioperateitsdevelopmentbymeans
Of a central ulater and Sewer system, supplemenl;ecl by Vulcdn
Ditch diversions as described. in paragraph 5 of the Findings
of
.Fact
hereof .
e.Thatapp}icant'sdepletionoftheCo].oradoRi.ver
and canyon creek, pursuant to bhe exercise of the rights
descrlbed herej.n, not exceed 440 acre feet per year'
and that :applicant t s consumptive use of water for all
:
purposes be determined by the following formula:
[0.01].8 acre-feet'x Al + [1.0 ac]'e feet/acte x Bl +
[2,0 acre feet/acre x C] + p = 440 acre feet
,
wher.e A is the total- number of residential equivalenb
uirits; B is bhe surface ai"ea in acres calculated at the
<iesi-gn h1gh *it"" leve1 of the sei'Iage effluent storage
pona'; c i; the total number of acres of lawn, l.andsca5re
or other irrigation suppl_ied by the cenfral water system
and the numbei of acrei- of hisioric hay mea'dow corrblntted
inlr,rigati.on,eachyear;andDisthetota].yearlyalnounb,.
in acre feet, of any other consumptlve uses
Atbherequesbof.theDivisionEngineer'theDenverWaLer
Boarcl or the colOrado River h,ater conservation District,
applicant shal} supply evldence establishing the values
"rthevar.iab}esusedlnthesaidequation.
d.Applicantshallnotdivertmorewateratany
tlme at its new alternate points ol diversion and at its
historic poinis of dj-version ccmbined than vroul'd have been
avail-abIe to it at the historic point of diversion' Ap-
plicanbshallinstallmeasuringdevices'contlnuousre-
corders and. dibch turnouts in the heacigate of thd vulcan
Ditch or in canyon creek just upstream therefrom, sutfficient
in the opinion of the Division Engineei: to perrnib the ad-
minisbration with respecb to historic availability, and
suff icient to guarantee the delivery of water to the merinstetn
of the coiorado River in the amount of the rvater being .pumped
ab the "1;srnat-e points of diversion'
I
!
i
;
I
-6-
)
"'1.- '..t .
2- It is hereby specifically oidered, adjudged and. d.eereed j
.
'.,'
that appl-icant may contlnue to use the present point of d.i,rersion '
i
of Vulcan Ditch, the J.ocatiOn of whicl-r is al- ?) Ir,'1 ! ',i.. ,':r ', li.' ';'i,:r.iu
',',
bank of Canyon Creek in the N1{1,/4 SWf/4 Section 25, Township ! Southr' .'
Range 90 West of the 6tir P.l,{. '
3.. tr'urther, it is hereby ordered, adiudged ano
that applicant may also use alternate poinbs of diversion
or all of the Vulcan Ditch rights at- Riverbend l'lells 1,'2
and 5o located as described in,Finding 3(b).
,i,
.'
that applieantts water rights above-describecl may hereafter.be :i' 1,,:
used for year-rouncl munici-pa1'use (incl-uding commercial, indus- ' "'l;
. ,,. . :..
trial-, d.omestic, irrigation incldent thereio, and setvage treatment' .',- -, ,. ...
including l-and di-sposal), irrigati-on, recreatj-on, fish and wild- :-j.
. . ,_. ,,;;.1
life propagatlon, ancl all- other beneficial purposes, including '':"':,'::'I :- :::''i
storage for each of the above purposes .,;: 'i$
t<
,,*i/, /fo s",r,,/
j\UIIIIEUII 1Jd.-L\,\JllrU, flU L/Ur rrsJ l UI , .,, ,..- -::.1.i.1,-j,ior.;.1Colorado River Water Conser- : '*'- *':;'-'!-r*!r'r:.- .:. _ ,..i:.r1..?ili+i,
for part.
, 3, 4-
::-:. !
:\ffiJer uuuBe -- ,..}:.i-:
trrlater Division No. 5 , ir.:',rl''* i
er Judgd
- . . r*+:.j;r"';j.:' ' j '- ,i .n:: 1:-;.?c' {_. ' : :"r:,"i:.iT'1-.
--.''.;"._ :: ,::' i
. ;'..-i:, -:,-',.'tc i.: ' .,,. ..i: i:-1..? -1
nneth LI Broadhurst, Attor-
.. rtl;F -,
- .. : r'' ri .; : l-le.:: I:' r l :_; ;ci.i.ii i
,.., :':'. 1,1-'' :iii,1,,;'
YOEN E VATrDM!r('C,F
Governor
wws*.ru
COLORADO GEOLOGICAL SURVEY
DEPARTMENT OF NATURAL RESOURCES
254 COLUMBINE BUILDING - 1845 SHERMAN STREET
DENVER, COLORADO 80203 PHONE 892-2611
JOHN W. BOLD
D i rector
I,Ir. Larry R. Schmueser
Director of Planning and Zoning
Garfiel-d County
20L4 BLake Avenue
Glenwood Springs, Colorado 81601
Dear Mr. Schmueser:
December 4, L973
RE: RIVERBEND DEVELOPMENT
We have reviewed the preliminary plat and supporting material for the
proposed Riverbend Development. This review lncluded a fl,eld inspection
on November 27. Although most of the land in this proposed developnent
offers suitable buiLding sites, we feel that there are some trouble areas
that should be polnLed out. The geologic investlgation by Chen and
Assoclates points out most of these, but we would l-lke to emphasize those
which we feel are most important and add a few points of our ornrn.
L) Since there is the evidence of past coal mining, and there most cer-
tainly are gravel resources within the proposed Riverbend Development,
hre ouggest that the developer clarify the status of mineral rights and
how this factor might affect the proposed surface devel-opment. In additi.on,
arty tezatdous conditions which may have been caused by past uining in the
area should be defined and eliminated.
2) The proposed pond in the center of the development, which woul-d hol-d
the treated sewage water, wl-II lose conslderable water through percoJ-ation
j-nto the gravels bel-ow unless the pond is l-ined. Thls l-oss could decrease
the amount of water avallable for j.rrigation and, if the water were not
treated completely, could contaminate the ground water reservoir.
3) The eastern part of the devel-opment has three probJ-ens which may be
significant. The first problem is whether or not any portion of that,
land is within the flood plaln of the Colorado River. The second problem
is the extent of l-ocaL fl-ooding from the creek coming from the south.
Third is the problem of erosion from this small creek, which is very
evident at its confluence with the Colorado River.
4) The last potential geologic problem is that of rockfall along the
southern edge of the development below the Grand Hogback. As one Looks
at this area, it becomes evident that rockfall is a geologic process which
has occurred in the past. Looking up the steep slopes of the Hogback,
GEOLOGY
SToRY oF THE PAST... KEY TO THE FUTURE
Mr. Larry R. Schmueser
Page 2
December 4, L973
resistant beds of sandstone can be seen standing out beyond the eroded
slope in a position which wouLd make boulders avaLlable for rapid downslope
movement. At the foot of the slope in an area which is pLatted for develop-
ment, there are large boulders which have come to rest after their Journeyfrom the slopes above. The Chen report, states that a1I- boulders that were
seen on this l-ower sLope have been there for a perlod of time such that
they are either partial-ly buried or have a significant growth of lichen
on the surface. The frequency of rockfall in this area is hard to determlne
since it is reported that the highway department has excavated in some areas
looking for rip-rap. However, we feel that this is a continuing geologic
process' and that the possibility of rockfal-l in the future ls certainly
J-ike1y. We are not necessarily talk-ing about a catastrophic rockfaIl
lnvolving thousands of tons of rock, although such an event could occur
lf there were a strong seismi.c dlsturbance in the area. The more J-lkeJ-y
event would be a singLe boulderror perhaps a fewlloosened in the spring due
to frost wedging. These would gatn momentum coming down the sLope, and
cause great damage to any structure in their path. The distance the boulder
wouLd travel can be determined from the location of boulders which have
nade this journey in the past. Structures such as public buildings, homes and
the water storage area should be placed with this rockfalL possibility in
mind.
The probJ-erns mentioned above affect only a sma11 part of the total- proposed
devel-opment. With minor changes in the proposed plat and additlonaL studyof these problems, there is no reason why safe and feasible development coul-dnot exi.st on this property.
If we can be of further service, p1-ease 1et us know.
Si.ncerely,
,t , : 'i (
David C. Shelton
Assistant Engineering GeoJ.ogist
Reviewed & concurred in:
IY&JL^ R. G*j2r*u
Wil-liam P. Rogers 0
Engineering Geologist
DCS/crs
cc: Land Use Comrrisslon
PLAT COMMITTEE MEETING
Riverbend Development
Subdivision
Members Present County 9ffi gi a.l s Present
Larry Schmueser
t^J. C. (gua) Milner
I{ovember 30, 1973
D'ick Marti n, Chai rman
Deyoe Green
Mark Bearual d
Dick Thomas, owner
Ham"i I ton Duncan , owner
Bob l,Jams'ley , engi nee r
The meeting was called to order by Chairman, Dick
General comments were as follows:
!'/iartin at 4:45 PM.
1. Even though some lots were located above the gravity flow water
system, the committee members felt this would not create undue hardships.
2. More details on the covenants were requesteda) a stricter leash law and recreational vehicle controlb) a more detail outljne on the building site location in relation
to site greenbelt.
3. The school site location is being left open for cons'ideration by
the RE-2 School Board.
4. Stewart Wheeler of the Bureau of Land l4anagement is to be invited to
the Preliminary Plat Public Hearing with the Planning Commission to discuss
the BLM's request for an impact statement.
MOTI0N: made by Deyoe Green and seconded by Mark Bean,rald that this be
referred to the Planning Commission at their next regularly scheduled
meetihg, subject to the clearing up of questions about the covenants and
the engineering study. Motion was carried UNANIMOUSLY.
Respectful 1y submi tted,
t1
Recordi ng Secretary
SU}I}.IARY OF RESTRICTIOLIS, COVIJNANTS AND CONDITIONS
RTVERBEND PROPERI'Y OWI.IERS ASSOCIATIOI{
TABLE OT' CONTENTS
Introduction
Statement of Covenants
Annexation of Subsequent Developments
Land Classifications
Uses of Land by Classification
Design Committee
Riverbend Property Owners Association
General Condit-ons
f,efinitions
ParagraPh I
Paragraph 2
Paragraph 3
Paragraph 4
Paragraph 5
Paragraph 6
Paragraph 7
Paragraph 8
Paragraph 9
I. INTRODUCTION:
The Riverbend Property Owners Association is designed to provide a
pellnanent body to provide continuing supervision, guidance and
preservation for the Riverbend community.
Riverbend has been planned to provide its residents with a well
designed community, ample cpen space and a variety of recreational
ano learning opportunities all within an environment that is
pleasant and protected from harmful change or deterioration-
It is the purpose of these restrictions, covenants and con ditions
to provide the guidelines, regulations, controls and powers necessary
to assure that the quality of the community will be preserved and
protected for the benefit of each property owner and resident. It is
therefore expected that everyone who acquires property in Riverbend
wiII accept not only the letter, but also the spiritr' of ttris document.
2. STATEMENT OF COVENA}ITS:
Legal statement holding that all property sold, Ieased or otherwise
conveyed within Riverbend shalI be done so subject to the Riverbend
covenants.
3. ANNEXATION OF SUBSEQUENT DEVEI,OP}4ENT:
Provides that subsequent filings and/or contiguous land subsequently
acquired sha11 be governed by the same convenants.
4. LAND CLASSIFICATIONS:
Classifies all land within Riverbend into the following categories:
a. Single family building site.
b. I\nro family building site.
c. Four family building site.
d. Project area.
e. Restricted private area.
f. Publ-ic conmon area.
S. Private common area.
5. USES AND RESTRTCTIONS OF LAND BY CLASS]FICATION:
a. Single farnily building site:
Allows one structure for residential purposes to be occupied
by no more than one family (including servants and transient
guests). Additionally, permits one detached garage.
b. Two family building site:
Allows one structure for residential purposes to be occupied
by no more than two families (including servants and transient
guests). Additionally, permits one detached garage.
c. Four family building site:
Allows one structure for residential purposes to be occupied
by no more than four families (including transient guests and
servants). Additionally, permits one detached garage.
d. Project Area
Allows construction of townhouses, apartments and condominiums
at overall densities indicated. on recorded plat.
e. Restricted Private Area:
On aLJ. lots over one-half acre in size, aII land other than that
designated as building sites on recorded ptat. Prohibits erection
of permanent structures, fences, or other impro\,ements that wilL
differentiate restricted private area from contiguous common or
unplatted areas.
f. Public common area:
Those areas dedicated by grantor to the Riverbend Property Owners
Association or other public bodies for purposes of easements, trails
or other public use.
S. Private Common area:
Land whose ownership is retained by grantor or conveyed by grantor
to another party, but is made avail-ab le to the public for specified
or general uses.
h. Restrictions:
I. Garbage and trash to be kept in covered containers not visible
from roads or neighboring property.
5.
but
2. Clothes drying and airing facilities to be kept in
enclosed service yard not visible from roads or neighboring
property.
3. No commercial activities involving signs, customers or
employees permitted
4. No fire hazards.
No noxious or offensive devices or activities, including
not limited to unusual odors or disturbing light.
6- No more than four household animars per singre family site;
no more than two household anirnas per resid..r".'tr.ria on sites
for more than one family.
7. No signs whatsoever except:
a. Signs required for legal proceedings.
b. Residential identification signs no larger th.n/Qg square.
c. During construction or improvement, normal job identification
signs no rarger thur',@5gg square.
d. Not more than one For Sale, For Rent or For Lease sign
not larger than6}.1[SSI square.
No trailer, housetrailer, mobile home, tent, truck camper
boat shall be parked, other than temporarily, on any site
8.
or
where it is in view of roads or neighboring property. " All such
vehicles and craft are to be stored in storage area provided and
designated by grantor.
9. No accessory structures on any residential sites except
temporary shelters or facilities maintained during and used
exclusively in connection with the construction of permanent
residential units, except detached garages as specified in
paragraph 5 a, b and c.
10. No accumulation of plant, trash or waste materials
except within established compost piles not visible from
roads or neighboring property.
11. AI1 garage doors shall be kept closed when not in use.
12. No external television or radio antennaes.
6. DESIGN COMMITTEE:
See Design Guidelines and RegulatJ-ons attached as separate document.
7. RTVERBEND PROPERTY OWT{ERS ASSOCIATION (RPOA) :
a. Organized as a non-profit membership corporation under the
laws of the State of Colorado.
b. Two classes of membership:
l. Class A: AlL owners with the exception of the grantor
ntitled to one vote per lot owned.
2. Class B: Grantor, entitled to three votes per lot owned.
Class B membership reverts to Class A on the happening of
either of the following events:
a. Nunber of Cl-ass A votes equals number of C1ass B votes.
b. Ten years after recording of first sale of property at
Riverbend
c. RPOA shal1 have duty and povrer to enforce all rules, regulations,
restrictions and covenants set forth in this document, together with
general powers as non-profit corporation and other powers as decreed
to it by the Association itself at future times.
SEE PAGE 6 A.
. 7.. GENERAL CONDITIONS:
a. No platted lot within Riverbend may be split for any purpose
whatever.
b. These covenants, or any part thereof, may be modified, amended
or repealed as follows:
l. Within five years of the recording of the first sale of
Riverbend property with the consent of the grantor, and thereafter
without the consent of the grantor, provided:
a. Three-quarters of the total eligible votes are cast
in favor of proposed modification, amendment or repeal, and
d. RPOA is charged with duty of accepting title to public common
areas deeded to it from time to time
e. RPOA shall have riglit to enter private property to enforce covenants
rules and regulations.
f. RPOA shall maintain all necessary operating funds.
S. RPoA shal1 supervise activities of all committees within its
organization.
h. RPOA shall have power to levy general and special assessments as
necessary and desirable for continued suicessful operation and to
implement projects and programs approved by the membership.
5a
2. Recordation of, a certification by the Secretary of the
RPOA certifying that such changes have been approved by not
less than three-quarters of the eligible votes.
c. The RPOA sha1l have the right to enforce any and all limitations
restrictions, covenants, conditions, obligations, leins and charges
now or hereafter imposed by the Riverbend covenants upon all property
owners within Riverbend
d. Any act or omission whieh violates this Riverbend Covenants is
hereby declared to be and to constitute a* nuisance and may be enjoined
and abated whether or not relief is sought is for negative or affirmative
action by the RPOA or through RPOA by any owner or owners.
e. Fail.ure to enforce any provision of the covenants shall not con-
st-itute a waiver of the right to enforce.
f. The limitations, restrictionsr ccvend&ts and conditions of the
Riverbend Covenants are deemed to be independant and severabLe, and
invalidity of any provision or portion thereof shal1 not affect the
validity and enforcability of any other provision.
8. DEFINITIONS:
(This section will include a glossary of words referred to in the covenants,
or in common use in matters relating to the covenants, together with simple
definitions of such words.)
DESIGN GUIDELINES AND REGUI,ATIONS
RIVERBEND PROPER TY OWNERS ASSOCIATION
FOREUTARD
Riverbend has been planned to provide its residents with a well designed corn-
rnunity, arnple open sFrace, a variety of recreational and learning opportunities,
all within an environrnent that will be pleasant and protected frorn harmful change.
Of equal importance is the fact that Riverbend is a community for families of
raried incomes. Much of the housing will be reasonably priced, so that many
who have not had the opportunity to acquire their own home can now afford to
do so.
However, good design in housing need not be expensive. The use of proper roof
Iines, sidings, finishes and colors, together with proper positioning of the dwelling
on the lot can all combine to provide attractive housing at reasonable cost.
DESIGN COMMITTEE REGULA TIONS
l. The Design Cornrnittee sha11 be composed of three rnernbers, all of whorn
shall initially be appointed by the Developer. When the number of rnernbers of
the Riverbend Property Owners Association (RPOA ) in residence at Riverbend
-I-
shall reach 200, the RPOA shall elect one mernber to the Design Cornmittee.
When the number of members of RPOA in residence reaches 400, they shall
elect two members of the Committee, and when the number of members in res-
idence reaches 600, they shall blect all three members of the Comrnittee.
2. The terrn for Cornmittee rnembers shall be one year.
3. The Design Cornrnittee shall have full and final authority in approving or
disapproving all plans.
4. No construction may be initiated without Design Cornrnittee approval.
5. If construction is not started within one year frorn date of approval, an ex-
.tension must be requested in writing. The Design Cornrnittee rnay authorize a
one year extension or, at its option, require plans to be resubrnitted for approval.
6. once started, construction rnust be cornpleted within one year.
GUIDELINES
The Design Comrnittee encourages everyone who plans to build at Riverbend to
consider the following guidelines in planning aIl construction.
-z-
Site: Proper use of the proposed building site can have a great irnpact on the
aPPearance of the finished residence. Consider each of the following elements:
l. Existing grades and necessary changes. T"y for the fewest
possible changes to natural grades and slopes.
2, Access for people and vehicles.
3. Location of building to take rna,ximum advantage of views.
4. Drainage away frorn the house.
5. Sun and wind directions.
Building:
l. SeIect a distinctive design. Try to avoid an exterior ele-
vation that closely resernbles others in the irnrnediate area.
2. Certain designs are lrrore suitable to Riverbendts setting than
others. 'W'estern ranch and rnine inspired styles are trrore
appropriate than southern colonial or spanish hacienda.
3. Colors and textures for exterior surfaces should harrnonize
-3-
with existing natural rnaterials. Earth tones in subdued browns,
reds and greens will blend a house into the site.
4. Exterior metal surfaces should be of a non-reflective
(matte) finish.
5. A11 fencing for patios and service yards should be integrated
with the design of the house itself.
PROCEDURE T'OR DESIGN COMMITTEE APPROVAL
A. The following rnaterials are to be subrnitted to the Design Cornmittee in
order to obtain review and approval of proposed construction:
I. Name of applicant and lot description.
2, Site Plan: An accurately dirnensioned sketch of the 1ot,
indicating easements, existing vegetation and Proposed location
of the residence and extensions such as garages, fences, patios
and service yards.
3. A complete set of plans and specifications for the proposed
building.
4. Sarnples of exterior finishes, stains and materials.
-4-
ul t
B. The Design Corrrnittee will review the gubrnitted rnaterials at its next
regularly scheduled rneeting and notify the applicant of approral or
rejection of plans within seven days of the meeting. If plans are rejected,
the reasons for rejection and recommended changes will be set forth in
urriting.
-5-
Wesrenru Sr-ope Gas Co.
550 15th STREET
DENVE R, COLO RADO 8O2O2
November 28, L973
Mr. Larry R. Sclunueser
Director of Pl"anning and Zoning
Garfield County
2014 BLake Avenue
GLenwood Springs, Colorado 8L601-
Dear Mr. Schmueser:
On November 26th, Don Brungardt and myself met with Ham Duncan
and Dick Thomas and reviewed in detail-, the Riverbend Development. In
that meeting we came to agreement with Ham and Dick that a route could
be provided to Western for a gas line in the event that Western determinesthat a R.O.W. is needed through the development. It appears that an
easement could be supplied for our use aLong the main road with little
effect on the proposed development.
I,Iestern finds that this tentative agreement wouLd be satisfactory
for any of our anticipated needs.
DanieL L. Tekavec
Associate Right of Way Agent
DLT: sj
Richard J. Thomas
Thomas Associates
COLc]FIAtfO
STATE
U N IVE RS ITY
colonado state fonest senvice
1039 North 7th Street, Grand Junction, Colorado 81501
November 27, L973
Garfield County Planning Cormnission
c/o Larry R. Schmueser, Planning Director
2OL4 BLake Avenue
Glenwood Springs, Colorado 81601
Genttemen:
Following are conments and reconrnendations pertaining to the Riverbend Devel-opmentsituated in Sections 33, 34 and 35 of T5S, R9W of the 6th p.M. and Sections 5 and 6of T6N, R9W of rhe 6rh P.M.
The following cormnents are forwarded as recontrnendations for your consideration andpertain primarily to fire protection and natural resource conservation.
General Conunents
Because of the nature of a development such as this, there are both advantages anddisadvantages created. Erom the protection standpoint, the most serious disadvantageis the creation of an urban type development in a rural area. one must not only con-sider the impact on the developrnent area but also impact on adjacent areas.
Records indicate that as population densities inerease, the relative rate of watershedfire occurrence also increases. Under sorne circumstances, particularly in ruralareas, fire protection can become a major and very serious problem. The primarydifficulty in providing satisfactory fire protection is derived from the need flrurban quality protection in rural areas which is more often than not performed underrelatively adverse conditions.
In this particuLar devel-opment, it appears greater than average consideration has beengiven to conununity services including fire protection. Ttre fire protection activityaPPears to be based on firm ground, however, I would like to make the followingsuggestions for your consideration.
1. IncLude the fire protection plan as a condition of developrnent with appropriatesteps taken to guarantee implementation.
2. Include a mandatory requirement to devel_op fire
home construction. I would strongly suggest that
phase I fire protection facilities be operational
protection facilities relative toif home construction begins in L974,
by the time 40 homes are comptetedor by L976, whichever comes first.
In most cases, 40 familys is more than
fire department.
sufficient to support an effective volunteer
Page 2
3. ALlow for a modification of presently proposed equipn,ent which ruay be necessmry
to meet individual locaL needs.
Ttre general design and construction specifications of this subdivision appear to bequite satisfactory reLative to fire protection activities except for several ltems.
It is quite cortrtron to request at least trro means of access and escape.from ruraLsubdivisions. It wouLd be appropriate if this devel-opment had dual access also,
however, due to itrs location and general nature one means of access and exit mightnot be too much of a sacrifice.
I would, however, suggest very strong consideration be given to the foLlowing design
changes.
1. Stormking Road end in a cul-de-sac over 21500 feet in length. Under emergencyconditions this couLd be a very serious hazard. I wouLd strongLy suggest this roadbe continued to connect with itself to create a loop system.
2. CoaLtidge Road also ends in a cul-de-sac over 3000 feet in length. I would stronglysuggest an additional segment of road be constructed to connect it to Riverbend Road.It is suggested that cul-de-sacs be no longer than 700 feet.
SincereLy,
LeRoy A. Scott
Senior District Forester
r_1ffil au llh\tt./ \ Thomas Associates
Consultants in Land Use Management
November 26, L973
Ivlr. Larry R. Schmueser
Director of Planning and Zoning
Garfield County
2014 Blake Avenue
Glenwood Springs, Colorado 8160I
Dear Larry:
Ham Duncan and I met with Dan Tekavec and Don Brungardt of Western
slope Gas Company this morning. we showed them the preliminary
plan for Riverbend and discussed possible easement for the proposed
transmission line.
Both gentlemen seemed to feel that a satisfactory route could be
worked out along the main road, with only two parcels of proposed
development affected -- the multi-family area north of the road
just eist of the sewer plant site, and, if a school is buj-lt on the
site we examined with the School Board, along their road frontage'
A 50 foot set back, to provide for a possible future easement,
appears to be all that is necessary.
Dan emphasized that such an easement is only tentative at this time,
since no decision has yet been made to build the line, and alterna-
tive routings have not yet been explored.
ftve enclosed a copy of a letter to Dan confirming the points of
our meetj-ng, and he has said he will write you also, so that you
will have their position on record. Best regards'
Cordially,
RICHARD J. THOMAS
Cys. to: Daniel L. Tekavec
Hamilton R. Duncan
Enc.
RJr/1tt
8030 E. Girard . Suite 509 . Denver, Colorado 80231 ' (303) 755-8668
;
Xov!&cr 26, 197t
ilr. Daaiol L. trLlavco
Ilcrtora slogn Car Oory'ttry
Doavtr, Cotror.O9 80201
IrGar Duts
Conft'inlng olrr dl.cugi.on ttrlr nornlng, grnllton Dunoan and I hrvc
agrood Chat u6 rlll providr tbr accmaary .et brskl oa thorc lr't'
*i ateermod 11 a Probablc routc for yoqr grs tranler'rrlon lLnoo ro
tlratr iihen and tf iour ftm dcsldee.to bulld luob a llne aad rclootr
a routc thet lnolrdor thc BLnrrbond rubdLvLrlon, tlrrrc vlll bo no
proUfo h gruttng you tba n.o.t.ary caemt'
Ar I untloncd l:blr nornlag, rtd apprtclrto lt, lf you rould rlto
imrntoatr ycur oo-nouriranc. to ttrlr rrrangurnt dlroctxy to tlre
cona&yre Plrnnlng Dlrcotor, llr' rtrryr Salrrrrler'
as your ptrar on thls prolnmd plln l.tnc f,lra uP, urtll agprooLetr
lt rrry ruoh lf 1lou rculd koog trr poltod.
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GARFIELD trtrUNTY
DIREtrTtrR BF PLANNING AND ZtrNINEi
GLENWOtrD SPRINGS' trtrLORAOtr BI60I
zElI4 BLAKE AVENUE
Noverber 26, 7973
lrlestern Slope Gas Corpany
550 Fifteenth Street
Denver, Colorado 80202
Attention: Dan Tekavec, Associate Right-of-l'lay Agent
Dear Sir:
In reply to your letter of Novenber 18, 1973, the gentleman
that you should contact in regards to your request for afifty (50) foot easennnt is:
Mr. Richard Thomas
Thomas Associates
8030 East Gerard Suite 509
Denver, Colorado 80231
A copy of this letter along with a copy of your letter has
been fonrarded to Mr. Thomas.
Thank you.
Schmueser
cm
PHON E 945-Ej212
Revi ew of Prel i mi nary P'lan
of Preliminary Plat
I . Reference: cover I etter from Wri ght Maclaughl i n
engineers to Dick Thomas
The formation of netropo'lican district under Colorado Iaw wiII create
a 1ega1 entity which can finance and construct utility systems. This
definitely must be referred to Gerry Hartert, Attorney at Lawo for
greater 1ega1 definition.
I do not
Couniy wi I I supporf, a itrict formation which isbelieve that Garfield
going to result 'in afor constructi on and
governmental
operation of
entity that
the water,
would establ ish financing
sewer and other utilities.
The density presently shown on the master plan is much higher acreage
to development acreage ratio than we would like to ses. The lots are
larger than necessary.
Calculat'ions should be made available on the K-factors of the proposed
sewer lines to be 8 inches PCP or PVC.
The soil condition report to us does not indicate the type of soil shown
to be subdivided is not idealy suited for residential construction.
hlas soil investigation taken into consideration under p'lat design and layout?
II. Reference: 3.05 Subdivis'ion Regulations
Our Subdivision Regulations c'learly states that we shall turn all prelimi-
nary plan material over and cause to be distributed to the governmental
agencies. The submittal is not complete, we need all the information that
is required in Preliminary Plan.
'l
Preliminary Ptat Review
Comments
1) Streets should be more commonly connected. and not
such a great length.
2) Easterly part of development j-s not suitable for
development as indicated on Plan.
3) Is sewage treatment facility to sophisticated or
practical for this type of development?
4) Has school site location been selected? What is
the statis in regards to school systems?
5) Protective Covenants are basically very good Yi!!tire exception which has been pointed out by the Witdlife
Commissibn and Bureau of Land Management in regards to
domestic andmal control. All coveannts should" tncluda a :;
leash }aw; and also ELMI s ner'r attitude on recreati6nal
vehicles and access should be included in covenants.
RE: letters
Review of the geological survey by Chem and ASsociates
differ from the Stite geological survey (Ietttsr will be
in the mail today) but basically information is as indicated
on plat.
6) Review water and sewer study is as in reference to
marked up copy.
7) I don't believe that lots above blue line should be
p1att,6d.
\
UNITED STATES DEPARTMENT OF AGRICULTURE
SOIL CONSERVATTON SERVICE
P.0. Box BB0
Olenwood Springs, CO. 81601
'Iarry Sohmiezer
Garfield County PLanner
3014 Blai<e
Glenwood Springs, CO. B1601
Mr. Sohmiezer
Novonber 25, 1975
Enolosed ls a oopy of the rnateriaL sent to Mr. C.D. tolman of the SiverbendDevelopmento He informed our office that you had copies of naps for thedeveLopment, but he felt you should get . "opy of the soir conservationServioe soil inforroatlon.
rf you have any questions please feel fnee to contact our office.
Sineeroly yours;
$S""-U [--
Allen D. Koester
1 CONSERVATION PL/
UNITED STATES DEPART}IENT OF AGRICULTURE
cooperating with
< *t -^ t;)ot-,) h r)'d€
ut
SOIL CONSERVATIOII SERVICE
= OUR S(}IL * ()UN STRTNCITI =
owner --&
Conrcrvolion Dishicl
Plan No.
Opetator 5p21s 3"-- / 'ni
p6lE rr- d3 - 2-?
Acles'.-....'.'................-....-
6o"{,olJ Calo r-/o Photo f{o.
Approrimolr
L))(A, -?.t-r. Zo., t zotl
x 310€'
]ohn D. Vanderhoof
xqEt$(x)oioilDE(
Coverrror
C.
'.
K'TPEB
Stato Engrlncor
DIVISION OF WATER RESOURCES
Deporiment of Nolurol Resources
300 Columbine Building
I845 Shermon Streel
Denver, Colorodo 80203
November 20, L973
Garfield County Planning Commis sion
2014 Blake Avenue
Glenwood Springs, Colorado 8i601
ATTN: Larry R. Schmueser
Re: Riverbend
Dear Mr. Schmueser:
This is to acknowledge receipt of preliminary plan material
on the above referenced development. As requested, I have re-
viewed the water supply plan and would recommend approval con-
tingent upon the developer obtaining the necessary change in
water rights from the Water Court for the Vulcan Ditch.
IADIHDS:mvs
cc: L. Enewold, Div. Eng. (5)
Gil McNeish, L,U.C.
Bruce DeBrine
Very truly yours,
,{;a, #r*,1^
. leris A.
puty State
Danielson
Engineer
Wgsrenru SlopE Gns Co.
550 15th STREET
DENVER, COLORADO 8O2O2
November 19, 1973
Garfield Co. Planning & Zoning Dept.
2OL4 B].ake Avenue
Glenwood Springs, Colorado 81601
Attn: Larry R. Schmuser
Riverbend Development
Dear Sir
ttrestern Slope Gas Company has reviewed the above captioned prel-iminary plan
and find that because of the energy crisis and public demands, Western does
have tentative plans for a major pipeline in the vicinity of this planned
development. Western would like to ascertain the possibility of obtaining
a 50 ft. wide easement lying in the proposed greenbelt area in the develop-
ment before we can comment any further.
Western cannot operate in a standard utility easemenE due to the problems withthe large size of pipe: high pressures required to transport the gas, safety to
the public, accessabil-ity in case of emergency, and closeness to other utilities.
Please advise us on the proposal or suggest whom we shouLd contact in regardto this matter.
DT:cg
,_,,Very truly
f)0,*.- -{*t
Dan Tekavec
Assoc. Righ
United States Department of the Interior
BUREAU
Glenwood
Glenwood
OF LAND MANAGEMENT
Springs Resource Area
P.O. Box 1009
Spri-ngs, Colorado 81601-
IN NEPLY REFER TO
1600
November L4, 1973
Larry R. Schmueser
Garfield County Plaruring Commission
2014 Blake Avenue
Glenwood Springs, Colorado 81601
Dear Larry: Re: Riverbend Development
Thank you very much for the opportunity to comment on the
proposed Riverbend Development.
Tkris proposed deyelopment is located adjacent to approx-
imately 2500 acres of National Ftesource Lands, a large
portion of which is classified as critical- deer winter
range. The activity associated with t}re planned 609
living r:nits will undoubtedly have an adverse effect on
the deer and. other wi]dlife in the area.
ft is noted in tLre covenants that household animals wil-l
be allowed irr the development with apparently no provisions
for confinement. This could mean that several hundred
dogs would be running at large and presumably a consider-
able number harassing deer and other wildl-ife on ad.jacent
winter ranges. If this is alfowed to happen, the
wintering animafs would be in serious jeopardy. I would
strongly urge strict control measures be imposed.
Anotlrer major concern would be the use of off-road vehicles
on adjacent National Resource Lands. It is conceivable that
many fanui-Iies in the development would own trail-bikes,
jeeps and snowmobiles. The use of the l-atter on deer
winter r€tr-rge can seriously interfere with wintering animals.
fntensirze use of off-road vehicles also has an adverse
impact on watershed, aesthetic, arrd other resource values.
rt is our experience that people living in sr-rbdivisionsadjacent to blocks of public land tend to think of thepublic lands as their own backyards and playground.s.rnevitabty problems result from the "orr"lrrtiii.a ,r". ofthe public lands and restrictions are imposed by t].e randmeuxagement agency to protect the resources. At reastsome of ttre potential probrems, such as those mentionedaborre r cErrr be minimized by the developer throughrestrictive covenants.
The "Abstract of Environmentar Analysis and potentialImpact of ttre Pro;rcsed Derzetopment" sqbrnitted by theapplicant does not ad.dress itierf to ',off-site,, considera-tions. I would strongly urge that a complete Environ_nental rmpact statement be required from the applicantbefore any action is taken on this proposal. i woutdalso appreciate an opportrrnity to review the E.f.S.before making further comnrents.
Thank you again for your cooperation.
Sincerely yours,
Stewart A. Wheeler,
Area Manager
Gene byrneP.0, Uox 708Rlfle, Colo. 81650
Garfield County Planning Co,nmisslon
A.ttensiotrr Larry it. Schroi,roser
?OLl+ Blake Ave.
Glenwood Springs, Colo. 81601
November 14, L973
Dear Mr. Schtnueeer
Thank you for your letrer dated uctober 29, L973
regarding y6ur request for input on the proposed Riverbend
Subd ivlsion.
I have made a wil"dlife inventory and survey of the
area on November 1,3, L9?3. Generally, t,he area Could be
ciescriberJ as three seperate ecological comnuni i"ies. 'lhese
cornmunities are the Colorado ttlver ancl its flood plain;
ihe agricultural pastures and hay m*:aldows i erncl tire Pinion-
Juniper-l3rush comr,runity that is associated with the steeper
slopls a1onf, the southLrn edges of the subdivision.
'l'he Colorado iiiver community is preseni;Iy provldii-rg
an exeellent trout fishery. Both rainbow and brown trout
as weAi aB native species- of fish euch as bony-tailed chub
ana suckers inhabit this strech of the river. 'i'he Division
of wiidlife has a cooperative agreen;ent v;ith I\',r. D, G.
rticharrjson, the previous owner of the propertyt to.etock
the river each year with 300 pounds of cntcl:able slze
rainbow trorrt. This l:as Leen- done by the Drvision and in
i"r" rt'". Richardson has allowed public access to the river.
ifre only thing that he has requested th9 fishermen do is not
to drive accr6ss his fields to get i;o the stream. the stream
itself has been chartnelized by the construction of I-?0.
the channelization and the resulting rip-rap on the banlis
has deminished this area as f'ar as iquatic an<i terrestrj-al wiLd-
Iife. l'he impact of this channellzation has been the neairly
cornplete remoial of all einergent and terresirial vegetation.
lhi; has completely ruined the area for vraterfowl nesiing
and even ireaver lnlrabitation. l{owever, the area ls still
frequented by ducks, beaver and evidence of racoons was
visfule. $luie deer aLso use the river to drink '
I feel the greatest impact from the subdlvlsion on the
river bottom wlII Ue in the form of lncreased people impact'
Fiahing pressure wiLt definitely increase and 'chie will result in
decreasod catch per man hours Lnd also the quality of fishi!8 this
particuS.ar plece-of water. I{owever, the Division may be able
to increase our stocking rate in this streach of stream to
oompensate for the added fishing pressure. '
lhe agricuJ,tural pastures and hay rneadows within the
boundarys of the subdivlsion are providing the Least arnount
of wlldllfe habitat for the area. This is also the area
where the the greatest amount of developnrent will occur.
Utu1e Deer have been strongly attracted to these fields especially
in the Sprlng of the year when the a}f-alfa and grasses are ,:
Ueginning to"first g16en-uP, Also, a few resident deer, (deei:
ih;t ;i;J ln the ar6a the year around, mainly does ald their fawns)
will vlsit these fiel,ds in- the Summer and Fa1I. During 'the
Winter the deer have cs"us€d Mrr Richardson some serious damage
problems.to his hay stacks. The Divislon of Wildlife has
irrovided l[r. Richai'dson a 7 foot high permanent stackyard
ind deer paneLs 1;o protec'L his hay and cope wi-[]r.'Lhe deer
damag5e probLem. iVJr. Itichardson told me that during the ear3-y
1950;s tfre damage was the worst but in reeent years the deer
frive not been so numerous on his place, He has allowed public
huntlng to help harvest surplus animals-. IXr. Richardson
aleo sfated that," It has b6en impossible to grow apple treeg
because of cleer browsing". I{e also stated thait he planted
some ornamental cedar tieee and the doer browsed them heavilyr
This could be a serious problem to the future residents of
the Riverbend Subdivieion. According to the damage laws
(62-3-Z-j C,R.S. L963 as amended) tfre Division is no longer
iesponsliile for deer damage to landscaping that is pLanted
after Janurary 1, Lg?O. ijecause Of the encroaehment of people
in the area the deer damage problem may be lessened but $ener-ally deer are very adaptable-anLmals. Thg greatest-threat to the
deel in the agricirltural community type will probabl'y be from
domestlc dogs chaslng and kiIllng deer when they are weakened
by the wlnter snows.
,
the Plnon-Juniper-Shrub community will probably suffer- the $
6Sreatest impact from 'Ufre subdivls j.on" - Thls area is critlcaL
Eeer wlnter range, Tltls is any area that the deer vrilL be
conflned to durlng heaviest snorvfall. the Grand Hogback on
the South and the Colorado River and I-7O on the liorth will
provide a set of barriers to hoLd tire deer !n this area.
tne Hogback also blocks sunlight on this north exposure and
causes snow bulld-up further concentratlng the deer, Normally
deer will avold these north slope aspects but ln this area the
deer are stll1 present during the winter, I ran a feOal pellet
transect al.ong the sagebrush flat in the area around the
sagebrush fIaI and in-the area of the proposed S^torm^K118,-
^ ^nola. iiy counting the deer fecal pellet groups !n 10 -L/L00
acre plots and by mut tlplying thig figure by 10 to get a one
acre Eamp1e slze the result wae 669 pellet groups -*er acrer
Thls figirre is then dlvided !y 13 (tfre average_deficatlon
rate pei aay of deer and e]k ) . 'l'he resultlng f igure shows
.pp"oiimateiy J0 deer rlaye per acre. 'r'hls figure is a.general'
lndex to show the amount of time deer 6pend on a certaln
pieoe of property. Thls figure represents_ approxlmately
ihree yeals of aita because the pellets wllL usually remaln qrf
tire grouncl f or three years before they A""otou" ' therefore on the
"r"rES. wlnter deer wiff spend L6 deei days per acre on this
sagebrush area. E1k have also used this area but to a much
ledser,amount ( 0.5 elk days per acre). 0n the steeper s)"opes
to the'south, 'i,tre vegetati6n changes from exclusively sggebrush
to a mlxtufe of eervioetrerry, sagebrush and mountain mahogany.
Serviceberfy and mountaln mahogany are- more desirable to deer
than sagebrirsh but are not aLways- available to them because of
""o* aei,tn, In this area the deer days per acre was 10. Another
transeot wps made in the 'rcommon area'r along the rldge ln the
extreme eastern portion of the subdivislon. Here the deer days
per acre w&8 7. This area is covered with Pinon-Juniper and
th"r" are B few Fonderosa plne trees on top of the ridge 'Evldentall:y the deer are staylng ln thls area by the amount of F
fresh tracks and dropplngs that I observed.
The subdivlsion wil,I encroach on approximately 50 acres
of sagebru6h wlnter range (see map). This is not a significant
loss of wt;pter range bud the influence of peolp1e, . cars and
dogs oould'result fn forcing the deer a i to a t mlIe above tho
Iower limlts of the wlnter range
The BxJ-Shrub community is also the habitat of the Chuclcer
Partridge, Cottontall Itabbit, Coyote' Bobcat and numerous
oif,"r siiaif blrds and mammaLs. ilfre most slgnlflcant impact
w111 probably be towards MuIe Deer.
Any subdivislon or development aLong the Col"orado Rlver
bottom in the New Castle area wiff have a deteimental affect
on Uig game ungulates. However, I feel ihat the area for the
p"opoE"E Rlver6end Subdivislon wl1I have a less cletrlmental
iffict than other areaa which have an undisturbed winter range
on . south facing elope' I also feel that if certain s'Eeps
ure taken ln the*plann1ng of thls subdlvlslon that the impact
on wlldLife and the assoclated recreational values can be
pi;"seivea. $/ith thls thought !n rnind, I recommend to the
ilannins commission thatr' L)- lrr lands in the fLood plaln be dedicated as a
common area and open by pub].lo acceas routes to
the general Public'Z) prot[ctlve C-ovenant /th-6 be amended to include a
strlct lea.sb law and conflnement of dogs and cats
to tne restaents yard when not on a Leash
3) Cormon arels abov-e the lower limits of the winter
Ihank you for allowlng the Division of VJil"dlife to provide
tnput-on inis project. If-I nay be of further asslstance p3-eaee
let me know.
Sincerely yours,
Gene Byrne
Wi1d1lfe Conservatlon Officer
Rlfle Souih Dlstrict
\
STATE OF COLORADO
John A. Love, Governor
75ti -t{c"nhtelM,roy - r' 89 7=/g 72
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE
Harry R. Woodward, Director
6O6O Broadway
Denver, Colorado BO21 6 o 825-1 192
Gene ByrneP.0. Box 708Rifler Colo. BL65o
Garfield County Planning Commission
.A.ttensionl Larry R. Sehmueser
2OLU Blake Ave.
Glenwood Springs, CoIo. 81601
November 14, L973
Dear Mr. Schmueser
Thank you for your letter dated Octotrer 29, L97)
regarding your request for input sn the proposed Riverbend
Subdivision.
I have made a wildlife inventory and survey of the
area on November L3, L973. Generally, the area could be
described as three seperate ecological communities. These
communities are the Colorado River and its flood plain;
the agricultural pastures and hay meadows; and the Pinion-
Juniper-Brush eommunity that is associated with the steeper
slopes along the southern edges of the subdivision.
The Colorado River community is presently providing
an excellent trout fishery. Both rainbow and brown trout
as we}l as native species of fish such as bony-tailed chub
and suckers inhabit this strech of the river. The Divisionof Wildlife has a cooperative agreement with Mr. D. G.
Richardson, the previous owner of the property, to stock
the river each year with 300 pounds of catchable size
rainbow trout. This has been done by the Division and in
turn Mr. Richardson has all-owed public access to the river.
The only thing that he has requested the fishermen do is notto drive accross his fields to get to the stream. The streamitself has been channelized by the construction of I-7O.
The channelization and the resulting rip-rap on the banks
has deminished this area as far as aquatic and terrestrial wild-
life. The impact of this channelization has been the nearly
complete removal of all emergent and terrestrial vegetation.
This has completely ruined the area for waterfowl nesting
and even beaver inhabitation. However, the area is still
frequented by ducks, beaver and evidence of racoons wasvisible. Mule deer also use the river to drink.
I feel the greatest impaet from the subdivision on the
river bottom will be in the form of increased people impact.
DEPARTMENT oF NATURAL RESOURCES, T.W. Ten Eyck, Executive oirector o WtLDLIFE COMM|SSION, Dean Suttte, Chairman
William W Robinson, Vice Chairman o Ford Strong, Secretary o Dr. J. K. Childress, Member. Wilton W. Cogswell Jr., Member
Harry Combs, Member. R. Withers Cool, Member o Charles A. Gebauer, Member . Orest Gerbaz, Member o LeRoy Robson, Member
Fishing pressure wil definitely increase and this will- result in
decreased catch per man hours and also the quality of fishing this
particular piece of water. However, the Dj-vision may be able
to increase our stocking rate in this streach of stream to
compensate for the added fishing pressure.
I"'he agricultural pastures and hay meadows within the
boundarys of the subdivision are providing the least amount
of wildlife habitat for the area. This is also the area
where the the greatest amount of development will occur.
Mul-e Deer have been strongly attracted to these fields especially
in the Spring of the year when the alf-al-fa and grasses are
beginning to-first green-up. Also, a few resident deer, (deer
thtt stay in the area the year around, mainly does and their fawns)
will visit these fields in the Summer and FaIl-. During the
Winter the deer have caused Mr. Richardson some serious damage
problems to his hay stacks. The Division of Wildlife has
provided Mr. Richardson a 7 foot high permanent stackyard
and deer panels to protect his hay and cope with the deer
damage problem. Mr. Richardson told me that during the early
1950's the damage was the worst but in reeent years the deer
have not been so numerous on his place. He has al,lowed public
hunting to help harvest surplus animals. Mr. Richardson
also stated that, " It has been impossible to grow apple trees
because of deer browsing". He also stated that he planted
some ornamental ced.ar trees and the deer browsed them heavily.
This couLd be a serious problem to the future residents of
the Riverbend Subdivision. Aceording to the damage laws
(62-3-2-j C.R.S. L963 as amended) trre Division is no longer
responsible for deer damage to landscaping that is planted
after Janurary L, L970. Because of the encroachment of people
in the area the deer damage problem may be lessened but gener-
aIly deer are very adaptable animals. The greatest threat to the
deer in the agricultural community type will probably be from
domestic dogs chasing and kilfing deer when they are weakened
by the winter snows.
The Pinon-Juniper-Shrub community will probably suffer the
greatest impact from the subdivision. This area is critical-
deer winter range. This is any area that the deer will- be
confined to during heaviest snowfall. The Grand Hogback on
the South and the Colorado River and I-70 on the North will
provide a set of barriers to hold the deer in this arear
The Hogback also blocks sunlight on this north exposure and
causes Snow build-up further concentrating the deer. Normally
deer will avoid these north slope aspects but in this area the
deer are stil-I present during the winter. I ran a feeal pellet
transect along the sagebrush flat in the area around the
sagebrush fl-at and in the area of the proposed Storm King
Road. By counting the deer fecal pellet groups in 10 -L/L00
acre plots and by multiplying this figure by 10 to get a one
acre sample size the result was 660 pe1let groups per acre.
This figure is then divided by Li (the average defication
rate per day of deer and elk). The resulting figure shows
approximately 50 deer days per acre. This figure is a general
index to show the amount of time deer spend on a certain
piece of property. This figure represents approximately
three years of data because the pellets will usually remain crl'
the ground for three years before they decopose. Therefore on the
average winter deer wil-l spend L6 deer days per acre on this
sagebrush area. Elk have aLso used this area but to a much
lesser amount ( 0.5 e1k days per acre ) . 0n the steeper slopes
to the south, the vegetation changes from exclusively sagebrush
to a mixture of serviceberry, sagebrush and mountain mahogany.
Serviceberry and mountain mahogany are more desirable to deer
than sagebrush but are not always available to them because of
snov, depth. In this area the deer days per acre was 10. Another
transect was made in the "common area" along the ridge in the
extreme eastern portion of the subdivision. Here the deer days
Ber acre was 7, This area is covered with Pinon-Juniper and
there are a few Ponderosa pine trees on top of the ridge.
Evidentally the deer are staying in this area by the amount of
fresh tracks and droppings that I observed.
The subdivision wil} encroach on approximately 50 acres
of sagebrush winter range (see map). This is not a significant
loss of winter range but the influence of peo1p1e, cars and
dogs could result in forcing the deer a { to a } mile above the
lower limits of the winter range,
The P-J-Shrub community is also the habitat of the Chucker
Partridge, Cottontail Rabbit, Coyote, Bobcat and numerous
other small birds and mammafs. The most significant impact
will probably be towards Mule Deer.
Any subdivision or development along the Colorado River
bottom in the New Castle area wilL have a detrimental affect
on big game ungulates. However, I feel that the area for the
proposed Riverbend Subdivision will have a l-ess detrimental
affect than other areas which have an undisturbed winter range
on a south facing slope. I also feel that if certain steps
are taken in the planning of this subdivision that the impact
on wildlife and the associated recreational val-ues can bepreserved. With this thought in mind, I recommend to the
planning commission thatr
1 ) A1I lands in the flood plain be dedicated as a
eommon area and open by public access routes to
the general public.
2) Protective Covenant #h-6 be amended to include a
strict leash law and confinement of dogs and cats
to the residents yard when not on a leash
3) Common areas above the lower limits of the winter
range be preserved in their native vegetation.
fhank you for allowing the Division of Wildlife to provide
input on this project. If I may be of further assistance please
let me know.
Sincerel-y yours,
&,o-Q,-U^a--
Gene Byrne /Wildlife C/oltservation OfficerRifl-e sou&d District
f
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Mr. L. R. Schmueser, Director
Garfield Cor:nty Planning and Zoning
2o1U BLaxe Avenue
Glenwood Sprlngs, Colorado 8f5Of
Dear !,1r. Schmueser:
ftrls has reference to tbe subtlivision near New Castle knorn
a8 fhe Riverbend Development corporation. According-to the
infonoation relete6 at ihe boara meetin* of August 28, 1973
by officers of the proJect, it was lndicated there wouLd be
sone 5OO acres for residence development'
I do not recal-l that a specific number qf fnni !y dwellings
was mentioned for occupancy on the 5OO acres' If there is
to be a minimr.u number of 6OO fqmi fies with an average of
2t children per family, this vou-Id mean an impact of some
1500 stud.ents on the Garfield Be-2 School- District'
with the above in mind the Garfield Re-2 Schoo} District is
requesting that a , percent va1ue hel-d in land or money for
the acquisition of school sites and faciLities be honored.
If there is further information or procedr:res we need to fol-
J.own ve sha.i- appreciate whatever assis+-anee J'ou m:ight give
lts .:z'ff)(-ruJ) 7/>r! w. Green
Superintendent
LWG/hw
Mr. Wil}iarl Mason
SOI'TE SIDE
SOIL CONSERIIATTON DTST EICT
Novernber 9, 1975 Rif1e, Colorado
Iarry Schmuesor
Garfiold County Director of plauning
2OL4 Blake Avonue
Glencsood. Springs, C0. Bl6OL
Dear Mr. Sohmueserr
The South Side Soil Conserrrr.tion District has receivod. the prelininaryroport for tho Biverbend trfletropoliton District . we appreotate trreopportunity to revies these sketoh plans and conmront on ?hemo
Eoweverr thts plan lacks lnformation vital to our revienr ae requlred lnseotion 4.02r05 paragraph b. of the Subdivision flegulations of Garfieldcounty. Thls regulation requiros soirs infornetion based, on theNational Cooperative So11 Survey, USDA, Soil Conservation Serviee and. atable of intorpretati.ons for these soiIs.
The preliminary report dld have a geologioal and soiL investigatlon, butthls d'oos not satlsfy the above mentloned regul"ttion. the GlernroodSprings SCS offioe soil scientist gavo Thoru.i and Assooiates the requireildata, but tt vras deleted from the reporto
We will be happy to reviem this plan whon we receive the requLred infor-natlon and will count our 24 day roview period from that d"ate.
Please aontact us if you havo any questions.
Sincerely yourss
12 " r-) rr114 D/_.:)*:..,-..u
ft.u]. Pitmn
President, South Side SCD
oc, Mr. Pete Mattivi chaiman, Garfield county corrnisslonersMr. Richard Thornas, Thonne and Assooiates-
.Y.
f'L:.s1;
peiD'
October 29, 1913
D i vi s i on of Water Resources
Mr. Ha I Si mpson
101 Columbine Bui lding
1845 Sherman Street
Den ve r, Co I ora do 80203
This is to certi fy that the subdivision named Riverbend
Developnent has submitted to this office drawings and speci-
fications (prel iminary plans) with supplementary data to be
reviewed by this office wifhin the next 24 days.
Please return this notice to the office of the Garfield County
D i rector of P I ann i ng and Zon i ng.
Thank you.
Larry R. Schmueser
Director of Planning and Zoning
2014 B lake Avenue
Glenwood Springs, Colorado 81601
kls
received by 1':r,,,.,''rt ,.:. 4(, - ,,. -^-
t i t I c . ',/ {,, ,/ , .r./ ,.,t -:.. _
r^tr^ .),' '. /.'/;' -O udlu ui - . ; =.I
#
rt *j 0-*'
I
n'D!.1 ODLT DO
llOo Elrit loleol
Dr. |!LD. ,. ffrrott' lftaI.rn
Oe!. ! llll.a f.-rL h.
*tDt
f,lrL Jri.t ElrL lclod
JrrL Lvatr. ltrrllel. b.c.rt a
b. L.tb Lr.t ryBiE D.lLt h.caaL
EARFIELD SEHOOL DISTRIET NO. RE.Z
L W. Grocr, tuPcrlntondcnt
626 - 1606
I* W. 8t John, I)lrector ol Puroharfn3 & ftrrlculum
026 - tt81
P. O. Box E7t
B,lfte, Oolorado t1060
October L9, l9T3
Itr. L. B. Schmueser, Direetor
Garflelcl County Planning and Zonlng
201b Blake Avenue
Glenrood Springs, Colorado
Dear llr. Schmueser:
8r5or
Ihis has reference to the subcllvlslon near New Castle knomt
aB The Riverbend Development Corporation. Accordlng to the
luforuatlon refated at the board reeting of August 28, L9T3
by offlcere of the proJect, lt was indlcated there vould. be
soEe 5OO acres for resld.ence clevelopuent.
I tlo not recall thet a specific number of faJmi Iy dweJ-lings
wae Dentioned. for occupancy on the 5OO acres. If there is
to be a nlnimun nr:mber of 6OO farnl lles w"ith an average of
2t ehilttren per fa.nily, this vould mean an lmpect of some
1500 etudents on the Garfteld Re-2 School District.
Wlth the above in mlnd. the Garfield Re-2 School Dlstrlct ls
requesting that a ! percent value held in fand or money for
the acquisitlon of school eites and facll-ities be honored.
If there ls further infornation or procedures we need to fo1-
Iov, ve gha,l1 appreclate whatever esaistanee you mlght give
ua.
ItLt' COLOnAITO
lllt Elcncrtrrt tclool
R.t D. f,mra. Prh.
r7a-tta
NEW C.I'STLEI COLORADO
Rlvcrrlrtc Jrrlor lIlSL Schocl
llcr Crrtlc DlC-crt.rt
Rrlpl Erblell, F.r|n.
tBa-ttrt:l
Very truly y
)f /4
Li W. Green
Superintendent
LI,IG/hv
cc: Mr. Willia-n Mason
II
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)
Mountain Bell
P 0 Box 220
Glenwood Springs, Colorado
OeLober 8, L973
Mr Hamllt,on Duncan, President
Riverbend Development Company
8030 E Girard, Suite 509
Denver, Colorado 80231
Dear i,tr. 'Dufre'dfl
This letter is in reference to your inquiry regarding provision of
telephone serrrice tso the Ri.verbend Development which will eventually
encompass 609 llving units.
Our central office llnes and telephone numbers will be adequate to
take care of your forcast of L2A uni.ts Ln L974. Addltlonal centraloffice faciIllies will be added in the future to keep pace with
New Castle growth.
Arrangements should be made to insure that adequate feeder cablepalrs between our Cent,ra1 Office in New Cast,le and the developmenE
are provided and also distribut,ion eables within the subdivisi.on
unrst be considered.
As covered in our Tariff, Section 8, amenddd and approved by the
Colorado Publlc utility Coumlssion, developers are asked to place
a cash amount with the telephone company to cover cosEs of place
feeder and distribution cables for developments such as this.
A meeti.ng will be necessary rrtth a representat,ive of our rate andtariff division, a representative of your firm, and myself to discuss
the amor.urt of money required for placement of t,elephone facilit,ies.
A anrrgal refirnd is later made over a period of flve years to thedeveloper. Thls refund is based on revenues received from subscribers
establishing senrice ln the sub-divislon.
Mountain Bell
Page 2
The followlng infor:mation is needed from the developers and isrequlred i.n _order that our engineering department rnay det,ermi.nethe detailed costs Lo senre the development.
Plot plan of the area or subdivision. (4copies)
Specific area to be covered, including completelegal descripti-on.
Senrice offering, that is 1 party or four partylines and how many of each.
Developers Limetable.
The responsible party, or parti.es, that,the costs associated with distributioncable for constnrct,ion charges.
As soon as the above informat,ion is received a meeting will be
arranged as discussed above.
If you have €rny quest.ions regarding the above, please contact
Paul G Patterson at Motrntain BeIl , L429 Grand Av, Glemrcod SpringsColorador or call 945-6335.
tl]
(3)
ts]will handle
and for further
tterson
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31s73
ir.r\APl-E &lAtsXED; +731--32 RiverI7oc. - RDT
,AN.ALYSIS: I'{ATER, HIHERAL
Tfl-E lD€ 4t3-)*{l
DATE RECE;VED1 9/?9/73
DATE BEPOnTED. L0/2/73
LAB. NUSIBER: 3778
tA dPLt3 Atr olgcrrDEo lx lr DAYi tloA{ DAlr of
TEFOTT UnL[]r vf At! erouElTao, Jii gtlrl]ro,
TO tfTAtX TXfA^ FOa A LOnd;I;l t'tElQo. f-::tlirt-
.ALLE TTA{'LI,! ARI UsUALLY D!IC,AID-.tD I!f'-EI'-
IATELY UHLf!t CLIE'{' HA.' IEQ{'A''EC T'i,CIALlt^xoLrxo trrllllxc, Era., llt ADYA,{C.
suH Ellsu$ynrftL frs*0nsT'.$frxii$ ffislJp&tlv ffirn ocT
AteJytiri t*! Cotttbhg Clr,nittt
2600 $€sT 29TH A\€liL[
ofxYeR. cai.oRrin eozlt
a!{.rtTs$ ErgrT
WR,IGHT I^IATER ENGTNEERS
?420 Alco'Et St,reet
Denver, Colrcrado 80211
Bend - 9/20/73 0300
A}IALYSIS
r:Ci{qI]LA AND NA}{1
Ce o Ca'lct um.
t'19, F{agnes{ r,m.
lia, Sodibm (bY
(33u Carbonate . . I'e.sE .thaq
l"lC()3, Bi carr:ona te '
S04, Suifaie
fli, Cbtroride . .
liil3, Nirirate . . . . . . o .
FC4, Phosphate . .. - . ' .'. .
5102, Slllcon dioxide. . . - .
[:e, iron .
aaaaoaaoSa
dl ffer^ence) . c
ca1cl um carbonate)
cai cl urn carbonate)
pH.
EvaporatedSollds ...
I"In, Manqanese
aaaa
HYPOTHETI CAL C()HtsI NATIONS
KCI , Potassi um chlorl de
NaCi, Sodium ch'loride . . .
Ha2S04, Sodluun suifate.
Na2C03, Sodium carbcnate.
HaHCO3, Sodium bicarbonate. . .
ltgs0+ , llagnes'i um sul fa l.e. .
Hg(HC0:)2, lilagnesi r:rn b i carbonate
CaS04, Calcium sulfaie.
CaC03 , Ca'l ci um ca rbon ate. .
Ca(HC03)2, Calcj um b'icarbon.rte,
CaS1i)3, C;i1 ci um s'l i 1 con di oxi de
c$<ew5T
25
10
57
0.1
165
22
10
0.5
16
0.06
L.2
0.1
135
.10 3
r llterITgran"6
7.8
229
0.05
?:, F'l ucri Ce. .
P AI ka'li ni t.Y tr'qsg 'th('ln terms b,r calcium carbonate)
liO Al kal i n itY.
( ln terms of
il a r^dness(in terms of
:..**i#S Sft
a*qt'c-ar atl?r c* c{titAL Cligr.rrYl
}.q.f "ricr:t c},dxx:aL *xtxr/
/r.JJ.leICAJ O'1- CH3-rt:fr!' JCCI{'i-t
A.-+,t'rt # odrrctar it-ttlua:l cli{xlfis
llr'1r rY &D.l<llx'i i,nI G, A,jrrl[]C.atfi-rtl\rf:l Of F;,JO I;1CHi&C{.(X,'/
$f.,J*A rt
FORHULA AND NA}4t
*e.q,t$l*:,s**sti **,B l$daisr},1tsrjt:: .rqrs*'&qt$leaf iJ ; I I -{t-'it*r":r\ t(a_'4rF i *1 " 1 r ''irf :lYr'$il1 lr':'l
. i :i ..,.:;a.:
. l;
TTXE HFJSfu'$TffiflAL
BRIGiIT i.iATER, E.'{GI}IEERS
2420 Alcott Street
Denver, Colorado 8021-1
Analrtic:l unl Coatrhit3 Cbt*ittt
2600 r€5T r'liri AVEJIUE
DENYER. COLOfl^DO 8O2I I
AHAIYSlt tltolr
TELEPT0HE /155-3611
DATE RECEIVED:
DATE REPORTED:
tAB. NUMBER:
)'{
H.fl ilSrlfi Tffi n A H$ ffi,fl 1,1 pdiffi Y
e/7/74
e /La/7 4
26ZZ
$'tPLE IflARKED: *7EL'32
GI
ANALY5I5:}lILLIGR},IVIS
PER LITER
SA.AAPLES ARE OIsCARDED IX IJ OAYS FROA{ DATE OF
REPORT UNLESS WE ARE REQUESTED. IX \NRITI\G,
TO RETAIN THEM FOR A LOHGER PERIOO. PERI3H.
ABLE SAMPLES ARE U5UALLY DIlC XOEO II'{1rED'
IATELY U}ILESS CLIEHT HAs REOUESTEO sPECIAL
i+rxolrxo (FREEzTHG, ETc.) lN AovANcE.
i'ilLtIGRAI.IS
PER LITER,
Calctum
Iiagnesium
Sodium (b:t flanre)
Carbonate
Bl-carbonate
CtrlorLcle
Sulfate:{ltrate
S.ilicon dioxidefron Less
Fluoride
P" alkalinity, in terns
of calclurn carbonate
l'1C alkalinlty, in terrns
of calcitrn earbonate
Ilardness, in terr:-s of
calciuin carbonateTotal dl-ssolved soLids
i'{B-35
Arsenic
BarLum
Selenium
C!'anide
Phenols
He><avalen't chrornlura
Cadmlurn
Copper
Learl
IreSS
Less
Lese
Less
Less
Less
Less
Less
Less
Less
57
2L
1"s
18
2L5
3.0
20
0.7
7.5
than 0.05
0.1
15
I7s
230
345
than 0.5
than 0.01
than 1.0
tha:r 0 " 01
than 0.01
than 0.00L
than 0.01
than 0.01
than 0.1
than 0.05
Ir{anganeseSilver
Zinc
PI{
Less than 0.05
Less Lhan 0.01
tess than 0.5
g.I
#*ae95 0r:
A}{IitCAx A!t'x OF CEITEAL CHtr,'rl3T!
UrrrtC.lx CXf HICAL gOClE"I^!'
rirrrc-ex olL cHEMltr:' toclrrYr$'x or c+FlclAL nAclllc cHIArllTt
Ia'({tY E}lClH{!eI OF ArlERlCA
Iil5YITUTf, OF TOOO T!:CHPOLO6Y
ito$,^ xl
i RSrOtt lt;{ot fo Rf, RTPROOUCID, lli WxoLt ot tx I'dlT',
I.ABORATOR COIAPA?'lY
FOI ADvIRTI3IXO PUiTPOS!$-W|THOUI OrTAllrlHC Plloi ,wrtrIB AUTH'lrlrl^Tt(''
nrrr\
cnr\l
q\
CJ
q)
>
or
Io
q,
=
DRINKING WATER QUALITY STANDARDS(Stondord Wct Chcmicot Anolysis)
CHEY I CAL
Conrllluonl
Alrorinity (P) l5
Alfyl Banrenc
Su lf onotc ( ABS)5
Arsenic 5 .OI
Bortum5 1.0
B I corbonola 215
codrniurnS . Ol
Co lcium 57
Corbon Chloroform5
Extroct (CCE
Corbonole I 8
Chlorids 3
Chromium5 . 0l
coppcr" . I
cyonides 0,01
Fluoridc 0.1
Hordness ?30
lron 0.5
Leod5 .05
Mognesium 21
Mongonesa 1.
Nitrole 0.7
Phanot5 .0OI
.5)Btonrum .01
Silicon dioxida 7.5
Sitvsr5
Sodium I .5
Sulfola 20
Tolol Dissolved
Solidc (TDs) 3\5
z inc5
Rodium -""65
Slronlium -905
!rlrf? (Iq/-t ) o,' .(eP'.tRtco mmrn d rd l{oximum-' Unertoblishtd Cgmmrnt
0.1
166
25
0.1
l0
1.2
103
0. 05
l0
0. 05
0.5
o.5
o.o I
o.2
250.O
t.o
o. ot
o.8 -t.7
o.3
o.o5
45.0
o.oot
3to.o
450.o
500.o
5.O
o.o 5
t.o
o.ol
o.o5
o.2
1.4-2.4
700
200
20
500
r25
t5
o.05
o. ot
o. 05
3.O pcl I
tO.O 'pc / l
Genrrolly nol hormf
To rlc, Frol hing
Poironing
Poiron ing
To sle
Poi so ning
Hordnasg
Indicolor of polcnlio
Toxic Moteriol
To rtr
Tolle { Loxorivc p
Poisoning
Totta
Poiooning
Motlling of Toath
Economicr, Heolth
Sloining, Toste
Poi soning
Loxoliva
Stoining , Toste
Malhemoglobinomio in .
infonlr (Btus bobias).
Tosle I
Poison ing
Ganors lly nol f,ormtu i
Poisoning- - Oiscolo rotof Mambronas
Uibrt Conditions
Lorolive { Tostc prop.
LoxotivE, Torlo
Tosta
Poisoninq
Poironing
57
?2
229
rt5
M e rcury
Alkalinity
(Ho )
pH
t75
8. r
136
7.8
DRINKING WATER QUALITY STANDARDS (Continued )
A L) (Quoliiolive Spectrogrophic Anolysis )
il
I
CHEMICAL; ;
!g.l,!I!-c,! = =
LIMtTS (m9lt) o.r (ppm)
Rrcor,,.'ffibrished' commenr
Somorium
Sco ndi um
Selaniums O.Ol poisoning
Si licon l0 15 Gencrolty not hormf ul
Silvar - O.O5 Skin pigmentolion
Sodium 5 lOs ll5 Heorl conditions
Slrontium . 05 lO pc/ | poisoning
Tnnlo I um
Terbium
Thollium OOOZ poisoning
Thorium Unknown Rodionclive
Thullum
Tin Generolly not hormful
Titcrnium . 0l Generolly nol hnrmf ulTungsien Usuolly not presenl
Uronium 4 .OOl poisoning
Vonodium Hos heneficiol effecls
Yiterbium
Ytlrium Unknoyrn Rodio octiveZink 5.O Toste, poisoning
Zirconium Generolly not hormful
l. Estoblished hy U.S.Public Heolth Service ond odopled by Colorodo Deportmenl of Heollh.
2. Esloblished by Colorodo Deporlment of Heollh
3. Reported in Colifornio Slote Woter Resources Conlrol BoordtWoler Quclity Criterid" 1963.
4- Minimum delecloble omounl moy nol be lorv enough to delecl recommended, moximum or unesloblished limit.
5. Nrt Anolyzed.
1
Recommended limils should noi U" exceeded whenever more suitohle woter supplies ore ovoiloble ol reosonoblacost. Uniis expressed in milligroms per lifer (mg,/l )
Morlmum limils, if exc.eeded, ore grounds for rejeclion of the rroler supply.
Units expressed in mg./l ond pico-Curies per liler lpc/ll.
Unestoblished limits ore recommended by 3ome msmbers of the scientific communify bul nol odopted by ihe
conlrollinq governmentol ogencies.
.. - li,
-
at
ra
I
IN THE DISTRICT COURT IN AND FOR
WATER DIVISION I{O. 5
STATE OF COLORADO
CASE NO, \I-2I27
d-Aft,
il.t THE MATTER 0F THE APPLTCATION ) rtnOtUC-S 0F FACT, CONCLUSIONS
FOR WATER RIGHTS OF' RIVERBEND ) OT' LAW AND DECREE APPROVING
DEVELOPMENT CORPORATION TN ) CHANGE OF WATER RIGHTS
GARFIELD COUNTY )
THIS MATTEH, havlng come on for hearlng upon the applica-
bend Development Corporation for approval of a change
of water rlghts whlch was flled on December 3r lgT3, and the Court
havlng consldered the pleadlngs, the f1les hereln, and the evidence
presented, FINDS:
1. That thls matter was re-referred to the Water Judge
on February 27, 197\; that timely and adequate notlce of this pro-
ceedlng tras been glven 1n the manner requlred by 1aw; and that the
Water Judge slttlng 1n this Court has jurlsdlctlon over the subJect
matter of thls proceeding and over all parties affected hereby,
whether they have appeared or not. The Colorado River Wa.ter Con-
servatlon Dlstrlct has timely entered an appearance in thls
proceeding; the Clty and County of Denver, acting by and through 1ts
Board of Water Ccmmlssloners, has tlmeIy fl1ed a sbatement of
or the f1llne of ad.dltlona]- statementsopposltlon; and the tlme for the fl11ng of addltlonal- statements
of opposltlon has explred. :
:
2, Appllcant owns approxlmately 1,5 square miles 1n Town- :
ships 5 and 6 South, Bange 90 West of the 6tfr P.M., of which 1t lntends
to develop approximately 6OO acres for resj-dentlal and recreatlonal
purposes. The development w111 eventually contain approximately
u--- .-.,
650 dwelIlng unlts and approxlmately 120 acres of lrrigated meadovr
Appllcanb has flfed thls applicatlon for change of water rlghts ln
order to provlde a water supply for thls development on a year-
round basis,
3.
a.
Applleant owns the following water rlghts:
Vu1can Ditch, Basin Rank No. 1473 1n October 10,l9T3 Revlsed Priorlty List for Water Dlvislon 5,Priollty No. l-75, Ditch No. 106 in Distrlct No. 39,for 6.0 cfs., approprlatlon date April ], 1902,adjudlcated by Decree of the District Corrrt in andfor Garfield County, entered September 14, I90B
Vulcan Ditch Fi-rst Enlargement, Basin Rank No. 3TZ9ln October 10, 1973 Revised Prlority Llst for WaterDlvl-sion 5, Prlority No. 242, being Dltch No. 1061n Distrlct No. 39, for 4.0 cfs., appropriatlon dateOctober B, l9\2, adjudicated by Decree of the DistrictCourt ln and for Garfleld County, entered SepLember 5,t952.
The decreed point of diversion 1s fr.om Canyon Creekat a point on the llest bank thereof whence the corner
common to Sections 4; 2\, 25 and 26, Townshlp 5South, Range 90 West bears South 89"06' trIest lfiZ.Tfeet, variation 15" East. The actual point of diver-slon 1s and apparently always has been at a polnt onthe tr'/est bank of Canyon Creek 1n the NI,ll,/4 SWl,/,iSectlon 25, Townshlp 5 South, Range 90 West of the6trr p. }'t.
The following we11s, ?s conditionally clecreed by theWater Court 1n and for Water Division No. 5 by theRefereers Ruling of lvlarch 21, 1974, in Case Number\t-2125, for 0.67 cfs. each, approprj-atlon clate June1, 1973, located as follows;
b.
Rlverbend \ale11
west Corner of
90 West of thefeet.
Riverbend Well
wesL Corner of
90 tr'/est of the
26ac feet.
Rlverbend Well
west Corner of
90 llesi- of the
26l-0 feeb.
Rlverbend Weil
west Corner of
90 hlesi of the
2590 feeb.
I'io. 2:
Section
6ttr P.t4.
No. 3:Sectlon
5trr p . vt.
No. 4:
Sectlon
6trr P . M.
No. 1: At a polnt lvhence the South-Sectlon 35, Township 5 South, Range6tfr P,t4. bears Soubh 02o39' West 2680
At a polnt vrhence the South-
35, Township 5 South, Range
, bears South 10o30f West
At a point vihence the South-
35, Township ! South, Range
, bears South 1Bo00t WesL
At a polnt whence the South-
35, Tornshlp 5 South, Range
, bears South 26000t West
Riverbend tr,trel} No. 5: At a point whence the South-
west Corner of Sectlon 35, Townshlp 5 South, Range
90 !tresL of the 6tfr P.i4. bears South 34o30 '. West
2675 feeL.
4. The source of supply for the domestic waber service
for appllcantrs deveiopment will be water dlverted from the Colo-
rado Rlver alluvj-um. Thj-s vrater i^r111 be directly applied to
municlpal-type pui'poses to supply the detrelopnent through a cenbral
water supply system. The means of diverslon of such water wil-t be
through Ri,,,erbend Wells 1, 2, 3, tl and 5. In order to provide wal,er
servtce through 1ts central system durlng tlmes of the year when lts
. _)-
we11,s W111 be out of prlority, appl-lcant proposes to use said weLls
as alternabe polnts of dlversl-on for part of lts Vulcan Dltch
rlghts, whlle contlnulng to divert through Vulcan Dltch for lrrlga- ..
tlon purposes, to the extent permltted. As long as the total
amount of water dlverted through wells and clitch does not exceed
the amount of water decreed to VuLcan Dltch, and as long as the
comblned. depletlon to the rlver system from the Rlverbend wells
an6 Vulcan Dltch 1s not greater than the hlstoric depletlon from
Vulcan Dltch, tro vested rlghts w111 be lnjured 'by appllcantrs
change of polnt of dlverslon of part or atl of the Vulcan Dltch
rlght s .
5. The total consumptlve use of the Vulcan Dj-tch rlghts
has been approxlmately 440 acre feet per year in dry years. Slnce
the preclse allocatlon of lvater a.mong the several uses to whlch
appllcanb proposes to put its rlghts in connection wlth 1ts project
ls not flxed, the amount of the annual depletlons to the Colorado
Rlver and Canyon Cree}< caused by water use in appl1can't I s clevelop-
ment cannot presently be ascertalned. i'Iowever, the 440 acre feet
consumed hlstorlcally ls avallable for consumptlon in appllcant I s
<levelopment wlthout injurlously affecting other water rights. The
amount of consumptlve use assoclated wlth each aspect of applicant's
development has been calculated a.s follows, For resldences, all
of whlch wlll be eonnected to a central water and sewer system,
household consumptlve use, not lncludlng yard lrrlgatlon, w111 be
3% of the water supplled thereto. Although there may be certaln
other forms of consumers on the central water system than single-'
famlIy domestle ciwelling units, such as multl-famIly or light
commerclal, the totalconsunrptive use can adequately be expressed as
a functlon of "reslclentlal equivalent units.tr Ba.ch resldential
equlvalent unit w111 requlre the diverslon for ln-house purposes
of 0.3920 acre-feet per year, based upon a per capita demand of 100
gallons per day, and an occupancy of 3,5 persons per dwel}ing unit '
At 3% consumptlve use, thlS results in an annual coi-rsumptlve use
of 0.0118 acre-feet per resl.dential equlvalenb unlt. Applicantrs
-3-
\
"#
sewa.ge treatment program contemplates reuse of the effluent produced
by lts sewage treatment plant for lrrlgatlon of approxlmately 120
acres of pasture and hay meadorv hlstorically i-rrigated by water
dlverted through Vulcan Dltch. This program will requlre consbruc-
tlon of a pond 1n which to store effluent duri-ng the wlnter perlod
when no land ls belng lrrlgated. Thls pond w111.be emptled each
susceedlng Summer by means of the sald land treatment program, so
that storage space w1]1 be avallable for the stora5ie of effluent
durlng the followlng winter. Thls wil-I result'in there being no
carryover storage from one year to another. The exact slze of the
effluent pond has not been determined, but it ls expected to have a
surface ai.ea of between four and twenty acres. The evaporatlon of
water from the surface of this pond is calculated to be 1.0 acre
feet per acre of waier surface per year calculated at the deslgn
hlgh water level-. Appllcant rvill supplement the lrrigation of the
pasture as requlreci for a full- supply thereon by the dlrect dlverslon
of water through the Vul-can Ditch or the Riverbend wells. For
the hlstorlc hay meadow, regardless of whether 1t 1s lrrlgated by
thls eff1ueni or by water d.iverted through i/ulcan Dj-tch or the
Rlver"bend we1Is, consumptlve use is calculated to be 2.O acre feet
per acre per year. The consumptive use of lrrlgation water for lawn
and landscape purposes ls also calcul-ated to be 2.O acre feeL per
acre per year.
< orrprrn -l
pressed
6. The total yearly consumptlve use resultlng from the
purposes envisaged by appllcant may be convenlently ex-
bJ, the following formula:
[0.0118 acre-feet x A] + [1.0 acre feet/a'cre x B] +
[2.0 acre feet/acre x C] + D = 440 acre feet
where A ls the total number of residential equivalent
lrnlts; B ls the surface area 1n acres calculated at the
deslgn hlgh wa.ter leve1 of the sel,/age effluent storage
pond; C is the total number of acres of lawn, landscape
or other irrigation sr-rpplieci by the central water system
and the number of acres of hlstoric l'iay mea.dow contlnued
in irrigation, each year; and D 1s the total yearly amount
ln acre feet, of' any other consumptive uses.
The use of thls formula limj-ts the amount oi vrater which may be
consumptlvely used to an amount vrhich wil'I'prevent lnjur:y t,o other
-ll-
B3
wate?,users, wh1le permitLing appllcanb flexibility in determlning
the alLocatlon of lbs water resources. So long as applj-cantts
uses conform to this fornrula and neL depl-etions of the Colorado
River systern do not exceed 4ltO acre feet per year, bhen no in-
jury will occur to the righLs of other' .waLer users.
T. Appll,cantrs proposed change of wate.r right involves
movlng the polnt of diversion of the Vulcan Ditch priorities from
a trlbubary to the mainstem river. Such a chang.e could have Lhe
effect of enhanclng the physi-cal supply of water avaiLable to appli-
eant, to the detrimenb of' r:ights on the mainsLem river and the
river system as a whol.e, In addition, water left in Canyon Creek,
to the extent of water taken through the wel-Is: m&V be subject to
by junior water rights prior to reaching the Coloradolnterceptlon:
River mainsLem, where it is requireC in order to avold injury bo
users tirereon. If .applicant is requj-red to instal.l a measuring
devj-ce in Canyon Creek or on the Vulcan Ditch heacigate to insure
bhat 1ts supply of waber would not exceed the amount thab woulcl have
been avaj-lab1e to 1t at the historlc point of diversion, and means
to lnsure Lhe clelivery of water to the Colorado River in such amount
as ls belng di.verbed from the alternate point of diversion, proper
admlnlstration can be facllita.ted.
CONCI,USIONS OF LAW
The Court flnds as a matter of l-aw:
1. The change of waLer rights proposed by applicant 1s
one conbemplated by }aw, .rrq 1f administered in accordance with
this decree, there will be no adverse effects on any vested water
rights on the CoLoi:ado River system.
r,rinlsrer,l",:l:.il':,T::"::.::'": :":::',::"::::1red
to ad-
DECREE
1T IS, THEREI.'ORE, ORDBRED, ADJUDGED AND DEiCREijD:
I. The change of waber rights contemp.Lated by app.Licant
herein is hereby approvecl subject to t.he fq-l-lowing concii-tions:
t",
-5-
a. ThaL the total amount of water dlverted through
al} of applicantts polnbs of diversion at any time not
exceed the amount decreed to the Vulcan Ditch.
b. Applicant shall operate its development by means
of a eentral water and sewer sysLernr supplerrtenl;ed by Vulcan
Ditch diverslons as described 1n paragraph 5 of the Findings
of Facb hereof.
c. That applicantrs depletion of the Colorado Rj-ver
and Canyon Creek, pursuant to [he exercise of the rights
described herein, not exceed 4ltO acre feet per year,
and that applicant's consumptlve upe of water for all
purposes be ciebermined by the following forrnula:
[0. 01].8 acre-feeb' x Al + [1.0 acre f eet/acre x B] +
[2.0 acre feet/acre x C] + D = 440 acre feet
where A is the total number of resj-clential equivalent
units; B is the surface area in acres ca"lculated at the
design high water l-evel- of Lhe selvage effluent sborage
porrd; C is the toial number of acres of iawn, ).andsca[)e
ot: other irrigation supptied by the cenLral water system
anci the number of' acres of historic hay meadow continued
ln J-r'rlgati-on, each year; and D is the total yearly amount,
in acre feet, of any other consumpbive uses.
At bhe request of the Division Engineer, the Denver V/aler
Boa;'cl or the Colorado River Water Conservation Distri-eL,
appllcant shall supply evldence establishing the values
of the vari-ables used in the said equation.
d. Applicant shal-l not divert more water at any
tlme at its new alternate points of diversion and at its
hlstorlc polnts of diversj-on combined than would have been
available t,o lt at, the historic point oe diversion. Ap-
ptlcanb shall instal-I measuri.ng devj-ces, continuous re-
corders and diLch turnor.rts 1n the headgate of Lhe Vul.can
Ditch or in Canyon Creek iust upsbream therefrom, sufficient
ln the opinion of the Division Etrginee-r: to permib the ad-
minisbraLion with respecL to historic avai.lability, and
suff'icienb to guarantee the delivery of water bo the rnainstem
of the Colorado River in the amount of the water belng pymped
ab the alternate pol.nts of diversion'
-6-
P"-lr*,;
APPROVED:
.-/
Colorado
vat ion
., .r'J"...,,"*W!r. &ijiffi[u&!".*
er
Water
State
, - !*o{*is xlj.eil*.qOirrrdifiroi*-
)
2. It is herreby specifically ordered, adjudged and decreed
that appl i cant may cont,inue to use the present point of diversion
of Vulcan Ditch, the locatlon of which is at ir J,il i , r ,,;iir r; ,;,,
bank of Canyon Creek in the NW1,/4 SW1,/4 Sectlon 25, Township ! South,
Range 9O West of the 6tn P.M.
3. Further, it is hereby ordered, adjudged and decreed
that applicant may al-so use alternate poi-nts of diversion for part
or all of the Vulcan Dltch rlghts at Riverbend lJell-s 1, 2, 3r 4
and 5, located as descri-bed 1n Finding 3(b).
4. Further, i.t is hereby ordered, adjudged. and decreed
that applicantrs water rights above-descrlbed may hereafter be
used for year-round municipal use (including comnterclal, indus-
trial, domesti-c, irrigation lncident thereto, and sewage treatment
including land disposal), irrigation, recreation, fish and. wild-
l-ife propagation, and all- other beneficial- purposes, includlng .,,
storage for each of the above purposes.
:
Dated t;hls 4{ auy of , 197\
Dlvision No.
of Colora.do
{i-r-,,.,
River Water Conser-Distri ct
ney for .City and County ofDenver, acting by and throughits Board of Water Commis-sloners'
,ri
-T-
\,. I p*uo Servie. Cd^pany aP Colorndlo
'\
[
".". Box 84s, Grand .function, co 8lsol
Octo\er 3, 1973
Mr. Riehard J. Thomas
Thomas Associates
8030 E. GirardStrite 509
Denver, CO 80231
Dear Mr. Thomas:
Thank you for your inquiry concerriing the availabilityof our services for the proposed $iverbend Subdivision,GarfieLd Countyr Colorado. The G4= and Electric serviceyou requested can be provided in {ccordance with ourfj-led tariff and extension policids.
Shou1d you have further questions,] feel welcome to direct
them to my attention.
c7f i{1Iv,
14,"4/ / /1,*;
Dona1d L. Currie
Custonier Service Representatj-ve242-L\22, Ext. 67
DLCIdm
WILLIAM ATHA
20ld Blake Avenue
Glenwood SPrings, CO
4 IQRNF-Y A'1'L
P c) BOX 90/
RIFL-E C() 'RAL'O
30,1 6?5 '837
Sept
81 601
Mr. LarrY R. Schmueser
Garfield CountY D'irector of
P1anni ng and Zorr inq
Project presented their plans an co
617-uniti near New Castle' Ttre Boa
i[ut this project will cause.defini
ina tn" Bolrd- wilI require sites a
it,. U.* Castle area. At this time
aetermi'ne whether money or dedicate
,iff best suit the needs of the sYs
h;;; b".t made to make a surveY of.
iriri ippreciate vour presenting thj
sioneri- and keeping in mind the rec
Re:
Dear Mr. Schmueser:
The rePresentatives of t
tion of RE-2- Will aPPreciate You
and your helP-
Very
lfin.
WRt'1,/cd
f;ta I Rtl<rbenC S-,\21.,.s,..'.
,3;e
ASON
5, 1973
verbend CommunitY
roj ect
Riverbend CommunitY DeveloPment
t.*piition of a subdivision and
a-"i-gaucation is of the oPinion
e impact on the school systen-1;;a iuitable for schools in
he Board "ur,rrot-aefinitelY
1'
t// ,.j.
iu"A within the subdivision
em. Tentative arrangements
he proposed subdivisigt'--5-- -to the Board of CountY Cornnj.s-
iiements of the Board of Educa-
acknowledgment of this letter
truly yours,
1ti.g ,'! t, i ; t
tha Mason
',)
:iil.1rlE.ialri
DeveloPment
RECElviDJUtl 261s73 {'7
Carl D. Iieinhardt
3003 l,{aIlard Drive
Coloraclo Snrings, Co. 80910
Jw:,e- 2&, Lfl3
l4r. Iarry Schmueser
Plannlng Director
C'arfteld CountY
Glerrwood Snrlngs, Co.
Dear Mr. Sehmuesert
pLea.e flnd enclosed a cony of the oronosed Sketch 11ss{s3 Pl-an
for the Riverbend-proSect located" in Gtenwbod Sp:ring!r !o!919rro' The
drawing ,.rip grvJ io""to* indicatlon of the a1lo"rab1e bnrll-dlne areas
for eaeh l-ot and i"nalcates a building of aonroximatel-y 2r50o lquare feet.
By the use of setbacks and covenantsl r^re-plan to control the develonment
of eaeh 1ot. This ,..rirL insure that we ".riil- acirlove a c'lustening of unlts
and maxiun:m usea,:le or€n sDace. Trails and pathways wLll be allo,led
to meander throush the orivate onen S-Dace. These- amenities ''ri11 be
p""*J"a for by i'** ttome O,merrs Assoeiation r;hich r'ril1 have exelusive
iistt to build and n'nlntain the trails through the urivat'e ope'n sxaceo
Since the maxlmrm Lot coverage will be 351, of the total Iot area,
there r.ril-1 be an addjtional 55{, of o*, tpr"e throughout the proJect'
ltre folLowing renresents a breakdo'm of the onen space orovlded for ln
the oroJeet:
2L5 acres of Privato ooen sPace
2LO aeres of reereatl'onal orren space
LS,lacresofooensnaeevrithtrailsandlathmys
Total 913 aeres of onen sl'ee throughout the oroject
this figure renresenlg'7?% of the gro6s area-of. the oroJect'-
"'Ie
feel that
ifris fiiure rril1 adequately provicle a lrral fee]ing for our develonment'
The overall denslty of the .roJect is 1 unlt ner 1.9 acre of l-and'
',tre feeL 11rs1 lrris-rigure is sufficienily 1o..r enoug,h to preserve a rural
setting whil-e ornviriing an e.rce,l-lent Llving environment.
If any nroblems or questions nrise "uhich I ro,y be able to ars rer,
please Jo roi heslterte to Jontact me at (303) 596-8900' or contact
blck rhomas at (f,o3) 755'8&8'
Sincerely Yours,4zw
Carl D. Reinhardt
WILLIAM ATHA MASON
ATTORNEY AT LA.W
P. O. BOX 907
RIFLE, COLORADO AI650
303 625-ra87
September 5, 1973
Mr. LarrY R. Schmueser
Garfield CountY Director of
Planning and Zontng
2014 Blake Avenue
Glenwood SPrings, CO
Re: Riverbend Community Development
Project
Dear Mr. Schmueser:
The representatives of the Riverbend communitY.Development
pro3ect presenteb their plans in contemplation of a subdivision and
617 units near New Castf". --ffre Board o? gduc.tion is of the opinion
that this proj.tt *itt cause definite impact.on- the-school system
and the Boara'wiir require sites and lanh suitable for schools in
the New Cast1e area. At this time the Board cannot definitely
determine v;hether money or dedicated land within the subdivision
;r1i-t;;a suit the needs of the sYstem. Tentative arranqements
have been made to make a survey o-f the proposed subdivision '
Will appreciate your pt."."Li"'g this . to- thl Board of County -Commis-sioners ana feepil;- iir minJ th; requirements of the Board of Educa-
tion of RE-2. WilI "ppt..iute youi acknowledgment of this letter
and your he1P.
Very trulY Yours,
I,Iin: Atha Ma
WAI'Ir/cd
81601
/t{i{{t/',/''-4 Ias
'l'*t- tw--'-
on
Thomas
June 20, L973
Thomas Associates
Consultants in Land Use Management
IvIr. Larry Schmueser
Planning Director, Garfield County
Glenwood Springs, Colorado
Dear Larry:
Enclosed you will find the description of our "Restricted Private Area"
concept for Riverbend, as well as a description of uses and restrictions
on property so classified. I have had the planners illustrate how the
principal would work in various areas of the development.
As you can See, it creates an open space, or greenbelt system, that will
be integrated with the common area open space system, and will cluster
the residents so that you don't get the impression of a scattering of large
residential tracts.
As we mentioned on Mond.ay, this approach has worked extremely well at Rox-
borough Park and we know it will work at Riverbend. Not only does it enlarge
the amount of usable open space for the corununity, it permits economically
feasible development, since it permits the sale of large lots at prices
which will reasonably carry the development costs of such services as
roads, water, sewer, fire protection and utilities.
Another enclosure is a map outlining
have the lease. As Ham pointed. out,
mental education progran and should
determining density.
the BLM property on which we will
it will be included in our environ-
certainly count as open space in
Also enclosed is a simplified report on water and sewer,
submitted to the Conunissioners too, r guess.
Hope all this helps
to you, we would be
and Zoning Board to
CordialIy,
RICTIARD J. THOMAS
Enc.
RJT/1tt
with your review of the Sketch Plan.
glad to attend any informal meeting
answer any questions they may have.
which should be
As Ham indicated
of the Planning
/ uru, - 7/-. fli i'ut'l'<"1r' /;/'"*1/
'f
,l',- rl tJurrl J*-'^-, fr"Jn*'-f
€(, ,'(-*r- VE,a-< - iLLt,-Lu l/. "+tU'
i,lo ,tr urr[U* ,n -* i*u thh,/o,
rt/q, uv-!y''tlt I 'ptJ,. *-*1,) iQ'1*t1,(
tr-f1 t \e{,.u.'.,. 'ulr",4 lt Ct "*r*-*'-'*^'' ;/r--L. Denver, Colorado 80231 . (303) 755-8668 >;48030 E. Girard . Suite 509
.i
lluniciPal Water
Doml sti c
I rrlgation of
S ub'To ta I
Hay and Pasture
(l 20 acres)
TOTAL
WRIGHT.MCLAUGHLIN ENGINEERg
ENOINEERINO CONAULTANTA
2..O ALCOYf ITRECT
DENVER, COLONADO 'O'It(ao!) 't!'5',ot
June 20, 1973
Sys tems
Lawns
I rrigation
4'(.-{rr1.. I I I Lr { !.!) ,, ( \, ,
Gortlfla lxolxtrt'xo "'vlcf'tx ttar aitclAL"Y Fllt" ot
IA"tl au"LV AXD Dlt?tt'uttot'
war:t axo 'fraot
rtta?rlNt
aSwaot col-|.tcllox AXD ilu':
txouarllal. wa"tt
atolL DtAlxacl
tl.ooo coLtiol A..o
oaHtt wAl3l'o'ltxttD tloJfcl
Peak
Wlnter
0.5 cfs
0..0 df s
6.5 cfs
0.0 cfs
0.5 cfs
TONALD C. I'CLAUEHLIN
xG}at{ErH R. wRloHr
HALFORD E. ENTCX'ON
DOUGLA. T. IOYERN
XENNETH A8H. I'AXACTN
aattx o'7lclt.o. aox talo
atrEx. colo' tt'll
Mr. Richard Thomas
Thomas 6 Associates
8o3o East Gi rard #509
O"nr"t, Colorado 80?31
Dear Mr. Thomas:
Asrequested,wehaveinvestigatedthewaterandseweraspectsofapotentlal
restdential devetopment rying^*uli "r-oi"nwoo.d
;P;i;;t' on the.left bank of
the Colorado River" The tract;;-land includes;;;;;imatelv-l'5 square mlles'
The property i s'io"atuJ imr"di"-t.ry-adjacent t" ;['"'ioi"i"ar'River and extends
south towards t;-;;;; Hogback.
'irr"'"ing
for t;; property at.the Present
ttme incl udes F4 dwel I ing unit; ";;-; *oi*ing ranch of about I20 acres'
6t'l
trlater Requl rgments
The actual water requl rements of
ii;; ;;;;;rat ion of a Prer i mi narY
n"i.l".', for the PurPoses of this
p roJ ected :
the proposed development.wl ll be deflned durlng
olan and after pitnnlng has proceeded further'olil,;;';'i[L ?"r lowiis water needs have been
Peak
Summe r
0.5 cfs
0.5 cfs
l.l cfs
4.0 cfs
5. I cfs
-ffi
m'T-'rv ing Un i ts
ffi;developrrrent.isadj.acenttotheColoradoRiver!.oneofthemost
i mportant "r".urri.i', in cororriol-"iaior dra inage areas trl butary to the
cororado River ";;;; itre aevetop*ni-iiclude trtJ-noaiins Fork' the Eagle'
and the Bl ue, "ni-iiu-Fr".",. Rir;;. ii" total dralnege area trlbutary to
l,tr. Rlchard Thomas
Thomas E Associates
the cororado River at the proposed development is nearly 5'000
Page 2
June 20, 1973
sguare mi I es.
Rainfall in the area averages lB inches per
thl s amount occurr ing in the wlnter nonths '
;;;;t;;;^splration oi srass and asricultural
i rrigation ls necessarY'
vear. with almost one half of
'il1; ii-*r"h less than the annual
crops and, for that reason'
although heavY demands
by munlciPal i ties,
when searching for a dependable.water supply,.q?th the physical and legal
avai labt I i ty of ;;.-*;.:r must ul'gJ"al-'in''ddi tlon' the qual I tv of the
water must also be good enough !o meet recommended siandards for domestic
consumption. The quality: qu"niitv,-""a annual.distribution of water pro-
duced from within the basin, in ;;:'";;;"it or tiu-itg"l procedures required
for the right to use the water, *rra-be clearly-underltood' ln llght of
thesefacts,followingisadi,"u,,lonofthewaterresourcealternatives
and water rights'lu"ii"uie to the Riverbend Development'
1
t
t
it
i
I
riI
d
tiI
tl
ii
Irr
Surface Waters
The Colorado River at this point i s a perenni'al stream'
irI pJ"."J on its waters, both upstream and downstream'
;;;"; production companies, and i rrigators'
Another s ignificant stream ln the lmmediate vicini ty of-the. property i s canyon
creek which is also tributary to th; cotorado. c"nyon creek l.s a perennial
stream with a drainage of 54 rqu"iu-riies and its waters are diverted for
i rrigation and domestic uses'
Ground Water
TheRiverbendProPertylocatedwestofGlenwoodSpringslssituatedonthe
south side of tne'cotorado River. The property is underlain by various geo-
logic bedrock uniar. The,rGrand'Hoglu"[" on the south part of the property
ls promlnent structural feature. l; the past, r"rious coal layers in thls
hogback have been mlned'
The large irrigated field and,the smaller field east of the Dakota hogback'
have unconsolidated alluvial formations Present'--A field triP was conducted
on June 9th in which variou' oU'"i"iions and testing were made ln addition
to a brief interview with Darrei-Ri"fturason, al" preient owner' Presently'
the Vulcan Ditch is used for l..iS"aio":. i* domestlc water supply for the
trvo residences on the proPerty 1s-derived from the Vulcan Dltch durlng the
sunner and an oiJ ,uu1'east oi tiu";;k;;; r,otuact< tn the winter' Both of
these water supply resourcu, r"li="""gld6o n;ii"; storage tank on the Dakota
iog[""f whlch then dlstributes the water'
Recently, Darrell Richardson had a domestic well drilled near his new house'
However, col a *in"r"i water wtri cn fraa a rrsut f ur tastert was encountered' and
the well was abandoned. Fiela "rt"r quality tests (includlng some surface
waters) consistlng of conductivity rni iron concentrations were made and are
shown on the follorving table'
.' Hr. Richard Thomas
Thomas & Associates
Page 3
June 20, 1973
D ISSOLVED SOLI DS, I RON
;Ai;R-iouRCEs NEAR RIvERBEND
Sanrpr ins '"?o';il:j" ?tsI"i#i' ffi t"'o,3li"'
TABLE OF TOTAL
AND TEHPERATURE FOR
\ z2o 145 0'5 5Bo
t.
1rl
l!
Vul can D i tch ' LLv -, o
Colorado River 300 195 not tested 64
ol d l|,el I I ,ooo 650 2'o 54o
Hot Spring 6'000 3'900 not tested 84o
As can be noted the TDS on the date tested was below the recommended llmlts
of500ppm;however,duringro*-iio*periodsonin"ColoradoRiver,thereare
recorded instances of concentrati;;;;;""ier than 500 ppm' which would have
a raxative gffect and bad taste.'-i[u-iron cont""t'i" Llnvon creek was srightly
ln excess of the-.""o*n.nded lirrtr""na would ttt'fi in tiaining and bad taste'
However, iron removal is gene."'i'ir-ri*pre-ana in"*p"nti'"' -The TDS in the
cotorado River;ii;;ium wJuld ..;i""i"'[r.'" vearlf-'iut"e"-value and can be ex-
pected to be ton'iJerably Iess than the recommended I imits'
ltisreportedthattheoldwellhasadepthofapproximatelythirty-flve
feet which wourd Indicate that ia"*", compr"ted i'n"airuviar sand and graver'
ln addition, it ls reported that"!".-"ii-:::,iiii ir'" 8'o0o gallon tank in
ten hours which would indicate a minimum pumping rate of I3 gallons per
minute (spr).
BaseduponthegeologyasreportedintheUSGsBulletinll42.J,thefield
observations ani-if,u-L*isting *"ii, ana spr!ng', Potential ly s ignificant
quantities or s..rni *"t., *6rt.i';";;;ii"Ufu-ii liu field s351 frern the
Dakota hosback n""r tnu cororado ;;r;;. The r";s;";.5is1t"l-tl:'d west of
the hogback and resiaence, t"nt't'i"iy-*o'td not's'pplV ]arge'amount of water
because shal e bedrock i s p reseni" i;-tie col o'uao [i;;t' channel I eavi ng the
sand and gravel 'thlgh and-dryr' *i tf't regard to pJtential recharge f rom the
cororado River. l.n addition, .i.-"u"iaon"d domlri'i" *"rr and ihe mrnerar ized
hot sprins inai"ai" ir,at ir *atel;;;;-;;;ilaule, the qualltv would be
quest I onabl e.
ln order to verlfy the amount of ground*":u|. avai labil ity rnost economical ly,
and groundwater qiality In !h?.riZi^iay of the old well' a groundwater lnvestl-
sation program "#;iriing or th;i;iio*ins pn,,J'-*ould be iequired: (l) geo-
physicar ,u.u"rli"iii-."i. t'ot.l;;;;i;;;; *itt'-inioi'"r punP tests; (tt com-
;;:iion of two Producing water wells
Theflnalenglneertng!gdetermlnetheteqly'h?lesltes'wellconstruct!ot:
and totar numuei-of ier r s ."ori"r'"i,'rulril-flE u"]"i upon ttr" var toug phases
conpleted. ga]ed-upon the "l.l;;;i ."na 'na gi"'"r-'present''!h" recharge
ava,ab,tty f;;; iie color"ao-niiur-und *tu "xTsii"; ;i; 'ull ' lt ls antlcl'
oated that weli. f,"rlng productions of 50 gr*.i'-*'tl ""n be developed The
number of wers-wourd vary d"p:;;';;g-on-ir,i'vr.ia and system operatlon' Long
term PumPIng tests' i'e' on" "I"i";; ;;t *nit'' would be requlred on a com-
pr ete wer r r " ;;;;l to-determr ""''ti" giouna *"'."i-tuar r ty. provrded that a
i
f.
II
I
I
il
fr
ConductivitY
..t
l.i
I 970
Tab. No.
1453
358 r
Mr. Rlchard Thomas
Thomas E Associ ates
fairly direct recharge connection can
it is anticipated that on a longterm
s i ml I ar to the yearl y average qual i ty
Water RIqhts
The use of water in colorado is administered under the Approprlation Doctrine
which in essence meansrrfirst in time of water use, first in right of water
useduringtimesofwatershortages.llrighttousewaterisestablishedby
divertlng it and applying it to 6eneficial uses such as irrlgatlon' municipal'
llvestock, domestic, power, etc. The date when the water diversion work was
initiated is known as the aPProPriation date' Besides diversion and appl ication
to beneficial use, a valid wat".'tigr,t must be issued by a court' and the date
of issue is known as the adjudicatiJn date. Both the apPropriation and adjudi-
catlon dates are important for determining the priority of water use that a
water right has in relation to other competing rights'
The Riverbend property and water rights a5e w]thin the colorado River Basin
(lrrigation Divis'lon 5, W.tu. Oitt.ilt-lg). Riverbend has acquired an interest
in the Vulcan Ditch which diverts from canyon creek in the SlJt of Section 25'
Township 5 South, Range 90 west. and crosses the colorado River by means of a
siphon to Riverbend ProPerty. rrt" r970 state Engineer of colorado tabul ation
lnformation assoclated with'this ditch is as follows:
Page 4
June 21, 1973
be obtained with the Colorado River'
U"tii, wel ls would have a water qual i ty
of the Colorado River.
Name
1970 Tabulation lnformation
Vulcan Ditch
Amount
Vulcan Ditch 5.0 cfs 9/14/t9o9
Vulcan Ditch En'largement 4'0 cf s 9/ 5/1952
Adj ud i cat i on
Da te
Appropriation
Date
4/ 1/1907
to/ 8/1942
Riverbend has acquired all of the senior rights for 6'0 cfs and the 4'0 cfs
junlor right. Th; analyses of tiil-r"port ire based on the ownership of only
the senior right, but the junior rigfrt'would additionally strengthen the
Riverbend wlter ri'gh'ts posi tion"
The Colorado River is an over-appropriated stream, which means that in times
of water shortage, certain right's in the basin are required to curtail their
diversions in order that sufficient t'rater is available to satisfy the rights
of sen ior di verters.
ln an interview, the Division Engineer-Iol ah:.Colorado River gave the oplnion
that Canyon Creek is internally iontrolled. That is, in the administration of
ir,. nppropriation Doctrine, ""t',:.i:i -i:'i":i::.::";;'d:t;:?::"i3li,ll,il;r,,
Hr. Richard Thomas
Thomas E Associates
Wate r
Yea r
Page 5
June 21, 1973
Vul can Di tch
H i stori c Usaqe Regords
I st Day Last Day Number Avg' Da i ly rri gated
Used Used of davs Amount (cfs) Acres
t954
| 968
I 959
1970
1971
197?
AVERAGE
I l- I
il- I
5-15
,5- 6
5-13\-7
r0-31
l0-3r
t0-29
l0-30
I 0-28
to-23
364
r98
r80
t55
169
200
210
3.0
2.4
3.7
2"1
3.2
6"4
3.5
300
300
300
200
300
300
300
0ur estimates, based on the Blaney criddle lllethod, indlcate that the hlstorlc
consumptive use of the senior Vulcan Ditch right is approximately 350 acre-
feet per year. This is sufficiently large to.supply tle municipal needs of
Riverbend pl us provide water for th! coniinued i'r.rigation of apProximately
120 acres of haY or Pasture area"
The additional four cfs associatedwith the Vulcan Ditch enhance the water
resources of the deved'oPment to the extent that an additional 100 acres
of hay or pasture grassi could be maintained'
ln sunmary, it is our opinlon that the vulcan Ditch rights associated with the
R,Jverbend property can be successful ly transferred to municipal use" The new
diversion point for this fiunicipal *"tu1. would be either from wells 'i'n the
Colorado Rlver riiurlrrn, *"lls in the Canyon Creek alluvium, or its present
diversion points, whichever Proves to be optimal '
tlater Resources Al tel1JlgliJeg
Various potential alternatives were investigated in regard -to municipal water
resources.ThisincludedsurfaceandundergroundwatersoftheColoradoand
Canyon Creek as iWel I as potential municipal-suppl ies from New Castle" These
are discussed as follows:
A. Colorado Rlver Surf?cs-t!elgl. A surface supply from the Colorado River
can be developed by the acquisiii;-f appropriate water rights In the area such
as the Vulcan Ditch that are P[esently used ior irrigation' ln order to deter-
mlne the potential suitabillty oi rr"h " supply from a water quality standpolnt,
available USGS water quality measurements on'tire Colorado were reviewed' ln
1971, two water qual ity stations were maintained by the-usGS aPPlg1imately 8
mlles upstream "i-nirulUend and 50 miles downstream at Cameo' Although these
two statlons do not exactly pinpoint the water quality at-Riverbend' they are
reasonable indlcators of what could be expected. The l97l records for these
two stations as well as a tabulation of recommended u.S" Public Health servlce
water quality standards are attached at the end of this report for comParative
PurPoses.
l
l
I
tl{,
I{r. Rlchard Thomas
Thomas 6 Assoclates
Page 7
Junc 18, 1973
A review of this data indicates that the colorado would be an acceptable
source from the standpoint of sulfate, chloride, nitratet and fluorlde
concentrations; however, the total diisolved sollds concentrations during
the low flow periods may be as high as 700 milligrams per liter in the
viclni ty of Riverbend. This is approximately ?90 mi I I igrams per I iter
above the recommended limits. Preliminary field tests conducted by our
office on Colorado River water on June g,1973, tend to suPPort the proba-
billty of high dissolved solids.
Treatment processes deslgned to reduce dissolved solids concentratlons are
general ly quite expensivi. This potential problem tends to discourage the
iosslbllity of uslng surface diversions from the Colorado River for a munici-
b"l supply untll nroie detal led studles have been completed.
B. Canvon Creek Surface Water. Since
vlcinity of Riverbend, is also a perennlal
as a potential water resource.
Canyon Creek, which ls in the
stream, i t bears considerat ion
Water quality records for Canyon Creek are not Presently avallable. Hot^rever,
prellminary iests by our offlce on June !, 1973, indicate that the dissolved
solids in danyon Creek are approximatelV 75 percent of the levels in the
Colorado River. lf this were the case throughout the year' Canyon Creek
could be an acceptable water resource from the viewpoint of dissolved solids.
ln addltion, the June 9 field tests on Canyon Creek showed that its soluble
iron concentration was 0.5 milligrams per liter, slightly higher than the
U. S. Public Health Servicets recornmended limit of 0.3 milligrams per liter.
At this polnt in the investigations, slightly excessive iron in a surface
water diversion cannot be considered a detriment, since its removal is simple
and surface water requi res tre.atment in any case.
Using the existlng dlversion faci I i ties, including- the Colorado Rlver
crosilng, water corld elther be diverted in only the summer months and
stored iot rt. in winter, or be diverted year-round after apProPriate steP-
are taken for winterization of the diversion faci I ities. The water would
be treated in a water treatment plant and pumped into the distribution
system.
C. Colorado River Groundwater. As previously indicated, there is ground-
waterPotralluvium.Althou9hwaterquaIitymaybe
questlonable, i t is I ikely that hunicipal wel ls with acceptable water qual i ty
are available near the Riverbend slte. Water would be diverted via wells and
pumped into the distrlbution system. The transfer of water rights is fairly
reliable since the use of the Vulcan Ditch rights has been historically made
on the left bank of the Colorado River. The water would probably requlre
llttle or no treatment except for chlorlnation and provides probably the
least expensive municipal water if adequate wells with good water quallty can
be obtained.
(DO
Hr. Richard Thomas
Thomas 6 Assoclates
Page 8
June 18, 1973
D. New Castle l,lyn!-ciPal water suppl'res. The water rights of New castle
havenotbeenexamlnedlnconnecffifi.lsstudy.lntheeventthat
groundwater is noi "r"ilable from the Colorado Rivei, this source' though
some distance from Riverbend, ,"y o. " legitimale supply, competitive in
cost wlth the constructlon of treatrnent facil ities for treatrnent of Canyon
Creek water.
Generally, these matters are,Ipre political than engineer.ing-ln.nature' Pro-
vided that New Castle has tne resoli"ui, both legal-and physical, to supply.
the Riverbend develop*nt. Like the other alteriatives, it would probably be
necessary to pump this source in to the distribution system'
|later Distrlbutlon iYstem
The water distribution would be a pumped-gravlty type with clear-water storage
requl rements *"tiig-if," "riterla of ihe lountain States lnspection Bureau''
All appurtenances w6uld be designed to finish irrigation, domestlc' ahd fire
demands, all according to the aipropriate criteria and good design practice'
Sewe raqc
Under full development of the Riverbend site, the ultimate population would
be approximate ly 2,2J0 people. i6u 6vataul ic loading for planning purPoses is
OIZZi'f,fiO or 82'l{G/Year. The sewag" "orld be carried west to New Castle'
sltuated west of Riverbend. 1f agreements were worked out for water service'
simi lar agreements would fol low'
For this property and the proposed development, we would recommend that the
nrost suitable means of sewage triatment would be to provide for secondary
treEtn*nt on or.J;"""nt to,f,u iiiu, to provide for winter storage of treated
"fiir"nt, and th;;'to provide for advanced waste treatment of the sewage
effluent to meet 1985 anticipated standards for apply!ng the effluent to
irrigated Iand whereby the "Living filter" of.the soil zone would provide a
high level of final treatment. Ai the same time, the sewage effluent would
p.iride rpst of the needed nutrients and supply irrigation water to the crop'
The I20-acre ranch would have the'""p"Uility oi tatlng the 100 acre-feet of
sewage effl uent.
It is recornrnended that the secondary treatment consist of an extended aeratlon
biological process, fol lowed by cl.tifiers and chlorination' This process is
a proven one, and fs economical for gross reduction of biochemlcal oxygen demand'
APPEIIDIX
WATER QUAL I TY RECORDS
ON
THE COLORADO RIVER
U. S. PUBL I C HEATTH SERV I CE
DRINKING WATER QUALITY STANDARDS
I
t
l
,i
'.;
e?ffi4@iFF:r..j-, --::::= -'- -. + - - !' -
_
COLOR.\DO RIVEIT MAIIi STUN
OgOTIIOO COLOR^OO RIVER N!]AR GLENHOOD SPRINGS' COLO'
(Irrigacron nctuorx stdtlon)
LOJA?;r)li.--l.at l9.ltrI2'. ton'J lo?'ll'14" Grrticld cr/unty' lt shoshonc PowcrplanL' 6 milas uPstrean fron
,.ir:.uoo<l :jPrr;,qt "io'e'i"illtu "1'ottn'io
(r"m Rodrir"1 l'orL nlv'!r'
L)R.tl:s;,ci ARL\.--'t,560 89 nl , oP!'roxin!trrIy'
P[:RIal) oF RECoR[r.--Cht'mical analysesl octobor I9{l to scptetn-ber I97l'
li.1tL.r tenpcrltures: iay 19'19 io SePtcnber l9?l'
uxrRl.i.rl.s, 1970-?1.--speclflc conductancer Haximum dalry, ?9J mlcromhos Jan. 7, minims daiIt" 205 mrcroiuor
. ll.t):5,:7,28.tfJt(.r. tcnperarurcs I llaxlnm, 2O'C AUg. 2t, 28' mlninM, f reo:ing point on aevcral days durIng Dectr'bcr iO
.. l'aI'ruar)'.
' IAIEt QUALTTY OATA' TAIER YEAR OCTO0ER l97o IO s€PrE'{BEt l97I
ols- ors-, Dts- SOLyEO scLYEOSoLYED XA6- P0-
cll- NE- ris- EtclR- CHLG- fLUo-
ots- rExp- srlrc^ iiux siux sootur iiux 0o!ll! suLF^TE tloE RIoE
cH^rcE 'R^TURE
rsto:i i;;; iiii r;i;" iit !H991! rso{r rcLr tFt
rcfsr toE6 cD ll.G/L; riiTir riorir rxiiir ricirl lnc/Ll tAGtLt "|GlLl tiitL'
*
1660 6.0 ll 52
t.?o 3- 5 to 17
tolo .o 12 60
l2?O .o ll a9
llro -5 9.8 "
1600 5.O 9.8 ,7
!79O 6.0 ll t5
,rso 6., ll 28
86to t?.0 9.9 26
)rao 16.5 e' ? '0
l88o ts.' 9.8 '9
l?co ll.o l0 ,7
l., 126 80
z.l l2l 6C
2.5 ll8 97
2.8 125 66
z.t l2o l,
1.0 ll5 l0o
)., I l, ,6
r. r 100 ,,
l.r 99 le
2.O I 19 8'
?.? l2r 7t
2.O la8 ll0
599
o02
607
600
,e?6lc59'
,9t
t9,
59+
56t
60,
614
6t6
7r3
595
58?
580
60t
601566 601
,92 6f2
58t
,11
,8C
,91
t9r
6e7
592
617
59,
6o{
587506 ,76
58' 5ro
? t:t 55960? 571
.567 6]t
?t9 65t
767 66979r 6{8
6186ll
559
,5t
56t57t
.t
.1
.5
.,
.3
.z
.I
.t
.]
AUG s€t
520 60J
,ro 000
t30 6oc
5r0 610
tto teo
5{O 591
,40 ,8'
,r o 650
t.0 5r0
510 5!0
535 , r0
5{0 ,ec
5r 0 59C
5t0 0t0
5{ 0 5cc
550 0c0
,60 6JJ
560 59C
5r0 580
545 580
5{0 5t5
5{5 36'
'fO
t75
,{5 580
5r5 t8o
52t 583
,r0 5e0
5 t5 ,60
510 t90
,2' t90
t5o
ll 'l
.1016
l, 63
ll 62
lo 52
ll tt2
6.4 2l
6.8 It
6.0 la
'i 9.1 ,o
l0 t5
l, 5l
60
)o
9'
85
t00
67
2l
t6
l2
,?
57
6t
spEctF:c coNoucIANCE (fitcRoltHos aT 25'C)' HATER YEAR OCTOE€R 1970 TO SEPTEnSER 19?l
JAN fEB HAR APt IiAY JUrl
0AY
I
zIt,
o
7
3
9
t0
ll
l2
I]
tl
l5
l5
l?
Itl9
?0
2l
:l
?t
21
,62l
i8
29
to
3t
0cr
5?0
6l?
60!
605t6t
605
5rO
6ot
571
694
556
612
:::
606
50r
577
5515rt
519
571
610
6076to
6lo
507
60,
60{
60,
60t
60!
60e
586
5?0
56r
569
568
,66
56]
510
6!8
634
5?0
59t
59f
58'
:::
J UL
22,
240
e60
280
290
29'
300
t?0
340
3t0
::
395rlo
at5
aI0
a20
790
590
a75
a5,
aa5
a50
1)5
a60
.60
a9t
NOY
t9t596 612 560
0Ec
t90 6e0
609 6 t6
175
7a2
6ll rr3 225
eii teo ,5, 22,
5ae 51, !31 22o
588 5ll 288 zlt
551 5lt 21,
580 528 267 ?15
649 526 269 225
619 d. 5lO Z7l 220
5i5 50, 21o 2t5
569 ara 27 t 225
5?9 106 219 e'0
,77 l?9 zla 2'0
itz lt6 eel 21o
ia i 3ro e66 zro
58r .r2z 25, 2',5
5eo 3l! 251 220
591 lor 25t z?5
586 309 2]6 210
626 ,05 2s7 al'
,ar .313 26.- 22,
600 3{! zl, et5
607 347 25e 22O
51' !51 250 ?t5
654 ,16 25 I ?lo
{99 r r57 26L 2O5
5 30 )59 266 e l,
169 ,46 252 205
13' ,17 230 20'
{5C ,sl 22a 2e0
17t tsl ?l I 22'
a6{ 22t
590 57r
,8t 686
t
$
(.C) OF HAIERI HATER YEAR OCTOBER I9?O TO SEPTEHEEl ]'971
lD_a
coLOMirO Rrve R fl^lil sTEll
090?llOO COLCtl^Do RMR NUAR (jLENWooD SPRIIIGS' cOi,3'--Can:rnr(d
ExaRir.'JS, I9?O-? l. --Cont i nuc(l'
lcrrod of rdcorlt.--spL::iii,i'..nau.a.rn"., Maxrnun d.rtty, 2,260 micror'iot Au,' 10 t 1947t 1;n1a';r urtl-r''
-.1:: i.::l:lll::.:':,',;iirlili; Hixrmun. 22.c Jur). rr. re5.r, Aus. re, re5:', mi'I'Irmr:-, rrr''':in'i rrcrr't (;r i- r
Jrt's *i\lr rlrg {}ntor mollths'
R[]L\tit\s,--Dj.6L-lr.rrgcs L.bt^in.J L.).subtrJctin,J.rllo (lnrl1'tn,'.rn Ilow tn Ro'rIrn'r l'(rrl
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ct'€ €"'c-!ii;blc et reasoneble cosi' Units exp;-cssed i;i mi iI i'';':r: F'ri
r ! ---- t--- !\) Llote: I .0 mgll = 1.0 Parts Pcr rnill ion (p:ti) '
i l uUr '.,'5t .1 .
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u.rirs c,.:pi.essed in mgli and ri"i;:;'i;.oliuries fer litcr (---:ci l)'
CI41
r fr4>.tY
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i:).:: :'. i-, r\),' I .i'i
Iune t4, I973
Mr. Prank nlcL er
Dlstrlct Atbrncy
90S Grand Avenue
Glenrood, CO 8t601
Dear Slr:
In llne wtth our long sttnding poltcy of recordtng tn wrlttng all unethteal
malor offers, threats, hrtbcs, etc. , made to or agatnst thts offtce, the fot-
lowing rccount ts hereby submltted.
On or about May 31, 197j, a prertmtnary slte tnspectton tour w6s made bymycclf and a lv{r. con Tolmon of th" olorroced subdtvtslon wost of south canyon
I'n the arpa of the dtnosaur nlt. As yet, thls subdtvtston ls unnamed, but ls
owned by Hamtlton F. Duncan. Durlng thts tnspectton tour, numF,rous com-
ments were made to the effe'et that what I really ohqrld do ts qonne moonltghttnqfor the developers ln retum for a frer. butldtng stte in the develoornent. Whenftrct mpnttoned, I ;:rassed lt off as belng perhaps lust an tll ,rdvtsecl eomment.
However, wtth the reoccurrence of the commqnt and the addl tton of oossibleways of "hidtng tt'' ln a sr(:ret [)enver corpor6fion, etc., I felt that tt dt{ con-sUtute an lmorooer advanco to F counW <-lffic,al and po"slbly even a i,relLmtnary
attempt to somethtncJ arrpmach{ng brtb,'ry.
After, I tnformed Mr. Totman that I felt the eonfltct of lnterest woulcl be toosever, ari<1 :n oiry event I would have to d rcloso that tnterest fuily b the
Commisslonerg as I havc tn the past. The offr-r was drcpped. At thts notnt,I see llttle reASOn tO pu1.;11p the mattcr, lrolvoyer, I felt VOu shoulCr,{. av.rare Oftha fa,:t, slnop lt ln,.'OIt. i ,,, Dr:t"r*ntiei tf - A(:rer (SZSn r.\
If we CAr ire .,f rny " ()S"ll)i/ n",-tSt6ner.
1fi,
, ,1a q (r CO:f !a r-. | -r
Lamont L. Ktrrktrde
[)tr.'ctor r:f Finvironmenta I FIea lth
rt any tlme.
,k
l. I r't)
f
t
t
_ F,ina1 plat:' subdivision name .Pz/z,z-7z:z-zD Filing" - ..-::
.t
Location of subdivis'ion rowsutv-€43.;-NANc' a.) tiiffi
Owner (s) NAME
SUBDTVISION SUM!,IARY FORM
G.
County Type of Submisslon:
Date ? - .e ./e7-3 l:tl:::-l:: !1emnt10nPrelimlnary plan
ADDRESS /;:'77.t d2.<;Z_Subdivider(s) NAME )-,/-/ .1':-
ADDRESSDesigner N
ADDRESS
lllrpe of Subdivision Ilumber Area
(Acres )
toDwelling Unite Total Area
(xl. :(xl
kt()
.( )
i ()
Single Family
Apartments
->Condominiumg_F
Mobile Home
CommercialIndustrial .. :
N .A.
N.A.
,,4r..3 4l
-
6<7, /o
/.4,-'
C5 :2.
.)zd 2,
Dedicated
Reserved
Dedicated
ReservedPrivate Open Areae
EasementsOther (Specify)
Street
Walkways
School Sites
School SitesPark Sites
Park Sites
2t3. z+
Total
Estimated Water Requiremen.ts . . -, Z '2 ea O Gallons,/dav.Proposed water soutce -zZi V .z-/zzar'-.zr? .z:7./-/^-.2:-, --<:Estimated Sewage Disposal nequiiEmenEProposed Means of Seiage oisposal. -- -D>)>Gal1ons,/day.
ACTION.I
. Plannlng Cornmission RecommendationApproval ( )DisapprovalRemarks ()
Date , I9_.
Eoard of eounty ConunissionersApproval ( )Disaoproval ( )'Remarks
Date 1 19;-.
AN ABSTMCT
OF
ENV IRONMENTAL ANAL'iSIS
AND
POTENTIAL IMPACT OF THE PROPOSED
DEVELOPMENT AT
RIV ERBEND
NEAR
NEWCASTLE, COLOMDO
Prepared for
The Riverbend Development Corporation
By:
C. D. To'lman
\YREFACE
r
Because of the scenic values of its setting, climate
and location, the G'lenwood Springs - Newcastle areawill become a major cu'ltural and recreationa'l center.
Therefore, a community complex designed to enhance
those social, educatr'onal and economic opportunities
already provided for the people, is needed.
The development of Riverbend with its 0utdoor
Education Center, riding stab'les and water-oriented
recreational activities and demonstration catt'le
ranch, will service this need.
-2-
..THE.CONCEPT
Riyerbend wil'l be developed as a rural cluster cornmunity. This
concept places high value on the preservation and maintenance of a
,rural setting, The enhancement, rehabi'litation, restoration and
interpretation of the natura'l environment is important to the rural
cluster community development concept...most important is the
maintenance of the cultural va1ues which tie the new community to
the past, and, at the same time, provide a ranch - living-environ-
ment.where the resident can enioy such recreational pursu'its as
horseback riding, hiking and especially boating and other water-
oriented sports.
Opportunities for inte'l'lectua'l and socia'l enioyment will be
provided by a we'l'l-designed 0utdoor Education Center and nature
trail, interpreting the flora and fauna, the geoiog'ical and
paleonto'logical features of the area and the processes by which
the regions natura'l resources are conserved through management.
It is proposed that the deve'lopment take into consideration the
following elements in p'lanning the community:
1. The Co'lorado River and those sports which can be
oriented toward it.
2, The cattle-ranching and dude-ranching experiences
in connection with the land.
3. The equestrian center with horseback riding avai'lable
to al I .
4. An 0utdoor Education Center with the unusual pa'leonto-
logical features of the Grand Hogback as well as other
geological, zoological and botanical features connected
wi th 'it.
5. The socio-economic needs of the conmunity found along the
Colorado River (the unique needs of the people who live
in the area ).
-3-
PROCEDURE
Envi ronmental Concerns:
Prior to any development or proposed changes in land use, the
following rLcommended procedure has been followed by The Riverbend
Development Corporati on.
1. A valid inventory and adequate understanding of the
various components of the eco-s3'stems has been
compi I ed.
2. An unclerstandinq of the interactions among these
components has been develoPed.
3. The environmenta'l and ecological characteristics of
the land has guided the type, 'location and character
of proposed development. The concept and plan is
cornpatible with natural features.
4 . Any a nd a'l 1 changes wi 1 'l be moni tored to i nsure
continuing environmental protection.
Inventory:
1. Description of the present distribution patterns and
relative uniqueness of the flora and fauna is being
compiled. Spring and sunmer phases have been completed.
2. Description of physica'l features includ'ing topograPhY'
soils, surface-subsurface geology, 1oca1 and regional
climate, hydrology,'landscape characteristics, scenic
resources and wilderness values are in the fina] stage
of completion.
3. Description of man's presence and activities including
historic sites, archeological materia'ls, grazing,
agriculture, mining, recreation, transportation and
utilities are being comPiled.
NOTE: "3" w'i'll a'lso include "off-site" considerations. These are
presently identified as the interrelated subiects of land
use, population, economjc act'ivity, ut'ilities and community
facilities, transportation, loca'l government and institutions,
public.services, conmunity environment and the related socio-
economtc consjderat'ions of housing, education and training
and employment opportunities has been considered.
-4-
Impacts:
A determination of impacts of the proposed development alternatives
upon_environmental resources has been made. The inventory phase is
completed and specifications for types and levels of proposbdalternative developments have been determined, the environmental
consequences of these alternatives have been analyzed.
Input From Regulatory Bodjes:
Inventory and impact objectives are being coordinated with the
appropriate loca'1, state and federal agencies as well as concerned
and interested citizens. These objectives are to make an inventoryof environmental resources; a description of the present distributionpatterns and relat'ive uniqueness of the flora and the fauna; adescription of the physical features inc'luding topography, soi1s,
surface and non-surface geology, slumping and landslide areas, local
and regional climates, hydro'logy, landscape characteristics, scenic
resources and wilderness values; and a description of man's presence
and activities, includ'ing history, archeo'logy, grazing, mining,
recreati on, transportati on and uti I 'i t.ies.
E'lements:
The study elements considered are:
1. Environmenta'l resources inventory. This is the recording
and descriptions of the various components of the eco-
systems in their present condition, such as: Vegetation,
wildl ife, I imnology, f isheries, soi'ls and geo'logy,
climatology, hydrology and off-site impact. Baiic resourcesdata is being described and mapped.
2. Determination of fmpact of proposed-deve'lopemnt alternatives
upon envi ronmenta'l resources.
3. Coordination of the above objectives with the people.
A Look at the Land:
The'land comprises a sect'ion of the Grand Hogback, a cultivated meadow,the colorado River with its riparian thread along one bank. Five
eco-niches of climatic zones are evident. Man's use of the area for
needed transportation routes, primarily I-70 and the railroad pius manyyears of ranching....first as a sheep ranch, then as a winter feeding
area for cattle, with its accompanying farming has changed the nativeflora and fauna. Time has not permitted a complete study; indicationsare, however, that the prob'lem will be one of restoration and the impactof a community as envisioned by The Riverbend Development Corporation will
be beneficial rather than harmful.
-5-
The.degraded condition of the land is dramatical]y reflected by thekinds of bird life found on the site. The bird fiuna is dominitea
!.y rtv catchers such as says phoebe, Arkansas Kingbiia,-tlre leiseFlycatcher, woods_Peewee, fuestern Kingbirds, hlest6rn Tinager,-
-
violet-green swa'llows, Tree swa'llows ind other birdi wrro iep6na onthe fly.hatch from the river as a source of food; the usual'numberof.nesting, seed-eating birds have been observed-auiing irr. iirav.Thirty or more chucker partridges are found on the sit6.
SUMMARY
The Riverbend Development areasensitive. Natural values wi'll
devel opment.
near Newcastle is not environmentally
be enhanced through restoration and
generally well suited to the deve'lopment of- are
the proposed community.
ll,9pg:, - in the area proposed as homesites are general'ly gentle, offeringfew structural engineering problems. The development his-been ionfined -
to the gentle slopes.
Yegetation - in most a'll the area is in the primary stage (weed stage) ofsuccess, because of denudation by the construction of t-zo, past us6 uyrailroads and continuous farming.
v-isual-and,scenic values - are outstanding. The view from the site isdramatic; however, the view is impaired by the public service power
I i nes and the te'lephone servi ce 'l i nes .
The view into the site along the Colorado River and nest'led under the
9!un{.Hogback is_pastoral and beautiful, however, it was impairea uvthe disruption of the repairan eco-system when I-70 was buiit. Litileor no attempt has been made to restore it.
On-site Wi]dlife Va'lues - are minor. The north side of the Hogback israflCmoor winier range for mure deer; [o*.u.., a few deer and anoccasional elk do drift into the area. There ii a small flock ofChucker partridge on the site.
Tfout Fishery Va'lues - are an important recreational resource for thesite. There are several large fishing holes on the colorado Riveroffering excellent fishing opportunities.
Hazards are Minor - the Hogback, though steep, is well stabilized. The@nintouico,,itrreposiioiiitvofflash-floodingfromthe Hogback and placed the building sites accoriingly.
-6-
futdoor Education Opportuni'iies - are exce'llent. The site has anoffinaing EmonT6liffiil-rE:i-g". This could be one of the outstanding
outdoor education centers in the nation.
0pportunities to Preserve Present Socio'loqica'l Patterns - are excellent..ffiffiffithe humanvalues
and life styles of the valley. A development which follows the rura'l
cluster community concept. The pleasant aspects of ranch life are
shared with the tota'l community. Recreational opportunities a'lready
present can be enhanced by proper use of existing trails and the Colorado
Ri ver.
lglqol Enro'l'lment - will be greatly increased by the development offfiEendl--ffiaing to Stale Depirtment of Edlrcation figui^es, there are
1'438 children enrolled in the district and 3,083 individuals living in
the area or about a thousand families. Each fam'i'ly has an average of
1.5 child in school per fami'ly; therefore, if younq fami'lies buy the
majority of the houses, there will be a total of 1,024 school children
added to the county rolls. This increase wi1l have a major impact on
the school system over the next 10 years.
RECOMMENDATIONS
It was recommended that the planners of Riverbend consider careful'ly the
environmental elements in every phase of the development and whereverpossible, p'lan programs of restoration and protection of natura'lconmunities....this has been done.
It is further recommended:
wherever economically feasible, that a'11 power and telephone
lines be p'laced underground and that an underground improvementdistrict be established in coordination w'ith the water and
sanitation district to accomplish this purpose,
that as a matter of covenant, no person be abje to hold the
State of Colorado liable for damage caused by wildlife,
that a trout habitat improvement program be a part of the
planned recreational program for Riverbend,
that al1 species of wild'life be managed and encouraged by
special habitat improvement programs,
that an outdoor education program be estab'lished (see attachments).
-7-
I
PROPOSAL
FOR AN
OUTDOOR EDUCATION CENTER
. LOCATED I.IITHIN THE COI'IMUNITY OF RIVERBEND
NEI.I CASTLE, COLORADO
BACKGROUND
Like other expanding recreation and scenic areas, the G'len-
wood Springs-Nevr Castle area needs open space, vrild'life sanc-
tuaries and land devoted to telling the dramatic storyof the paleontological, geological and living history of
.the earth and water, as weil as the story of the deve'lopingciviliaztion a'long the Grand Hogback and the Colorado River.It needs land particularly for the intrinsic educationa'1,scientific and cultural values that such lands when properiy
progranmed holds for its citizens. Therefore, the Riverbend
0utdoor Education Center with its major paleontolog'ica1
"dig" lccated ajacent to the Grand Hogback and the Colorado
River, w'ithin a community Lreing planned as an "ecological
model" will be a highly significant natural asset indeed.
Moreover, it cou'ld prove to be, ir the long run, a priceless
educational heritage to ai'l the residents of the region and
perhaps the nation.
This proposal suggests guidelines and procedures for the
development of the paleonto'logical "dig"; the river and the
open space comprising the Grand Hogback as an 0utdoor
Education Center where the land wiil be programmed as "landfor learning., inspiration and enjoynent".
Step V
Less. than one-ha'lf of the tota'l Riverbend community vri11
be zoned for residential use. The ba'lance, including the
Co]orado River wi I I be used for educational , cul tura -1 ,
and recreational programs. This decision has been made
on the basis of the highest and best use of each portion
, of the entire development.
- Project P'ians
Each project'prcAram and structure must be planned in
detail and coordinated with the master plan for the
ccrmuni ty si te.
CONCEPT
0n-site programs for resident citizens of al't ages vri'l'l be designed to
demonstrate that the functions of a successfr.t'l conimuni ty of man follovrs
patterns similar to natural :onrnunities (eco-systems) agv'isory councils
to the Center rrri'll provide tire citizen and iearning institutions an
avenue, through the cultural and environmenta'l education programs by
wfiich they can participate in the management of the Center.
The basic purpose of the programs developed for the Center is to provide
the com;runity.vrith natural land r^rhere children and adults can learn about
the vror]d i n whi ch they I i ve , bo ch pas t atrd present. Devel opi ng huma n
understanding and an ihterest'in total nature through the arts, sciences,
and humanities is the main obiective of such programs. These programs
may be grouped under four headings:
1. Educational:
To increase know'ledge and understanding of our natural world and
.man's
p'lace as a part of it.
To deve'lop sensitivity, avrareness, appreciation, and affection tolard
nature, beauty, and natural resources.
To develop desire based upon understanding and a wi'li to protect
the living and non-living resources of the earth and to use them wisely.'
To provide an
curri cul a.
To provide an
from direct, first-hand
2. Scientific:
outdoor setting for the enrichment of the tota'l schoo'l
opportunity for people of various ages to benefit
study and learning experiences in the outdoors.
To have a natura'l area vrhere students may study physical features
of the 'land and native flora and fauna, both present and past.
To hold in perpetu'ity some representative samples
landscape and biosystem, boih in the geologic past anrj the
To help provide a natura'l outdoor laboratory for
and satisfaction of scientific curiosity.
of the na'.'i"'e
livinE present.
the stir,ru'lation
The Outdoor Education Centcr will invitc thc citizens of thc arca to participate
. in the following cducational progri.rns airned at developing the open sljace as
' rrland for learning, inspiration, and enjoymcntt'.
Field Studics
Paleontology
Animal Behavior
Marnmals Inventory
Plant hventory
Aquatic Biology
Historical Studies
Hydrology Studies
Geology
Proglams for the Handicapped
Health Prog=ums
Outdoor Recreation
,l-and Use Prog=tms
. Trail Buil<ling
Camping Sitcs
Skills
Horseman ship
Boating and Camping
4H Programs
Enrrironmcntal -Awa renes s Pro qrarns
Purpose
The Environrnental Advisory Council will provide an avenue whereby the region's
citizens and staff from learning institutions can express their concern for the Pre-
servation of a unique environrnent, They can then reflect their concern in the de-
cision-makirg process.
The Councilors frorn the citizens, schools and learning institutions will be rrlem-
bers of the rnaster team which will develop and plan programs for the Center.
Tasks of a Team
To es'cablish guidelines for tle protection, enhancement and preservation of a
uniouc natural treasure. (The Paleontology Dig)
. To plan the use of the open space as land for inspiration, learning and enjoyrnent.
THE NEED
Modern social scientists have deterrnined the human factors that lead to a happy
and contented life; pleasant livablity. . . quietude, natural surroundings. . . a rever-
ence for beauty and all livine things...are among these factors. They are also
the attribtrtes of.a cornmunity wl-;ch learns frorn nature. Cornrnunities, holvever,
cannot have these things just by providing open space. The people must have a
singleness of purpose anrl a rvill to protect and learn. Open space and natural land
within and near hurnan habitation rnust be used according to a well-thought-out plan
of action if naturalness is to rernain. The carelessness of man soon takes over
when there is no plan--no program. Trash piles up in wooded glens. Rare wild
beauty is trampled underfoot. Quietude and pleasant livability are lost and rnan
no longer holds in reverence }iving things. A properly planned Outdoor Education
Center teaches reverence for iratural and living things.
The purpose of this outline is to guide the open-space planning efforts so that wild
land and open space can be prograrrred as t'land for learning, inspiration, and en-
joymenttr.
THE PLANNING PROCEDURE
One of the primary functions of the Outdoor Education Center is to p1an, develop,
coordinate and adrninister ourdoor-oriented prograrns as a part of the open-space
system and to help develop the on-site facilities needed to carry out the prograrrls'
Such prograrns rnust extend into the cornn-runity at large so as to reflect the needs
of the cornrnunity. Steps in plaming are outlined below:
Steo II - Survev and Use Pian
Cjtfr.r inforl-ratl"" ir.a ",.rggest possible use as background inforrnation for future
planning.
Stej I. - Determine the needs of tlrc
grams at the center must be a Part
institutions of the area.
StgpJII; The Ma,ster Plan
A cornprehensive plan of the entire oPen-space
A master plan will outline procedures, policies
opments for the Outdoor Education Center.
cornnrunity and educational institutions. Pro-
of tlie curriculirrn of the schools and learning
and parks systern and Progralns.
, prograrns, and on-site devel-
Ste,p.IV- Sjte Plan
E".t. -,"j"ri"r"p""cnt rnust be planned in detail. Tl-ris proposal suggests guidc-
lines ancl procedures for the developn-rent of the open spaces witl-rin and adjacetrtto
the cornmrrnity of Riverbencl as "l,and for learning, inspiration, and enjoynrent.'l
Dra inage Study
Riverbend Subdivision
There are seven drainage areas r^rhich
dra i nage has been cons i dered separate I y.
i nspecti on and off i ce compufations.
Drainage number 7 has five
area. This has natural drainage
pipe be used in this drainage.
drain through this subdivision. Each
The studies are based on both field
For clarif ication the drainages have been numbered f rom l^/est to East.
(See attached nrap. ) Drainages 1, 2, 3, 6, & 7 have very dense vegetation
throughout the enfire drainage basins. Also the bottoms of the channels of
these basins have considerable vegetation. Drainages 4 & 5 have sparse vege-
tation. The soi I in these two drainages shorvs high degree of erosion. Both
channels are cut very deep in comparison to the other channels. Drainages
numbers 1,2,3,6, & 7 have rock bottom channels, whereas 4 & 5 have dirt
bottom channe I s.
Drainage number i has three smal I contributing gulches. Upon field inspec-
tion it is suggested that a smal I dyke be used to force the drainage to the
west. The major amount drains west at the present t[me. The dyke would
insure that this would continue. A 50 inch diameter pipe is suggested for this
drai nage.
Drainage number 2 is a single gulch basin. As in drainage number 1, a
dyke is suggested to insure drainage to the vrest. A 24 inch diameter pipe is
s uggested for th i s d ra i nage .
Drainage number 3 is a single gulch basin. This basin drains natural ly to
the river. lt is suggested that a 50 inch diameter pipe be used for this
dra i nage.
Drainage number 4 is a single gulch basin. This is the smal lest drainage
of the seven under consideration, yet the velocity of runoff is higher than
the others. This has led to a very vride and deep channel. lt is suggested
that rock riprap be used at the outlet ends of all pipe in this drainage -lo
prevent scouring of ihe channel bottom. lt is also suggested that a 42 inch
p i pe be used for th i s dra i nage.
Drainage number 5 has two contributing gulches. The channel is the deepest
of all channels considered. Again, velocities are high in this channel, causing
heavy scouring of the channel bottom. This drains naturally to the river. lt
is suggested that rock riprap be placed at the outlet o{.all pipes in this basin.
It is suggested that a 60 inch pipe be used in this drainage.
Drainage number 6 has three contributing gulches. This is the second
largest drainage. lt is suggested that a 42 inch pipe be used in this drainage.
contri buti ng gu I ches. I t dra i ns the I argest
to the river. lt is suggested that a 60 inch
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GROUP
SPECIES Al.OSITE INOEX
SUITAEILIry
)rEctEs
ruITAEILITY
PHASES OF
SERIES RANGE SITE
N A'IE
MNGE
-
IMPORTA'{T CLIMAX SPECIES TOTAL ANXUALYIELO
L 85/AC
wtLPHASES OF
s€R I ES
GRAIN
SEED C GRASSES.
L E GIJ{.'E S
PoTENTTAL es xea;;ffi
OPENLAIO
WI LDLI FE
RANGE -LANO
WI LDLI FE
roooL Al{o
wrL oLtFE
IYETLAXT
lYrLOLl FE
PHASES OF
SE R IES
a
p
.::. ,, q, .
Ientatlvs - srlbject to revlslon
SCS - SOILS - 2C (Rcv.)
a - rt
FILE COOE SOrLS-t2
Arr,as r:3-,.i.1 . 25 toroak, siJr)asr €u,i.i ,
S.1fSe ."owth Ci.vr
Garfield tounty, ColondoBtfle Sunrey lrear(6S3)
SOI L SURVEY I NI€RPRETATIONS
n0 rer^ f '., rt.' .r,hei:. surlace covered' ;-:r tS; -'-):-1. :.1-a-l_}-,1", rnlriL"nal soilj.r-.irLiOn
1.. 1'rr)f,:j (:.1 r(.i-:+ i.nS nr:.nit.
U. S DEPARTXEI|? Of TMCULrUNE
sotl coilsErv non sERvtcE
"t;ti,:fiJ:[iHu n*
STATE:
:I:.,l4
Rr).rls, r) \;,,/-i?
wi th
c o\ter;
ESTIMATED SOIL PROPERTIES SIGNIFICANI TO ENG]NEERING
CLASSI FICATI ON
PERCENTAGE LESS THAN ] INCHh5PASSING SIEVE XO _-_
AVAI LABLE
WATER
CAPACI] Y SHRINK_
SWE LL
POTENTIAL
POTENTIAL
F R05-
ACTIUN
DEPTH TO BEOROCX OR HAROPAN
D€PTH TO S€ASONAL HtCH VTATERTABLE
FLOOD H.lZAFO
HYDROLOGIC GROUP
,u*es oiil^EG
DEGREE OF SOIL LIMITATION
MAJOR SOIt FEATURES AFFECTING SELECIED USE
LOCAL ROADS ANO STRE€TS SEPTIC TANK.ABS.IRpT,ON Flt L IJS_ rvr-tl.qr !fSHALLO!, EXCAVAT|OIISeCr,,-tfe -;,':-i ] or-l-Li.;r -::rr.. :nt . I ., ,-:-
CORROS IVITY:
a) urcoarcd,tcel
b) concrcrc
SANITARY LAND Fi LL
(TRENCB TYPE i
POND R ESt CVOTR AREAS
EvBANKvfN ir L (is ahd LEVEES ;t kRACE5 and OTVERSTONS
DRAINAGE .,, CRoPLAND T.1 PAsTURF
a
SCS - SOTLS 2C-t (Rcv.)
a-? I
F|LE COOE SOTLS-12
U. S. DEPARTTEilT OF AGNrcU[ruiE
sotL co0{sERrr^Ttot{ sERttcESOIL SURVEY INTERPRETATIONS
AFFECTING TECREATION
CAPAEILITY SOIL LOSS FACIORS AND POTENTIAL YIELDS-
*L
CA}IP AREAS
)N USES
.l evei',
_ cr/ere
-. t-,'Lre
; gr..(.I'e
PICNIC AiEAS
PLAYGROTJNOS
PATHS AND TRAILS
PHASES OF
SERIES
$,ooDLAti o
SUITAEIL ITY
GROUP
SPECIES ANO
SITE INDEX a.ANAGEMFNT xeZenOS On t_ lMrrarrOrri
PHASES OF
SER'ES IMPOR]AN T CLTMAX SPECIES
RANGI
ILDLIFE SUITABILITY
PHASES OF
SERIES PoTENTTAL FoR HABITAT LL tlHrNl(,POTENTtaL es rea,ler roa..GRASSf S
LEGUHES NAI VE
UPLAND
Pr ANra
HARDWOOD &I
CONIFEROUS
W8 TLAND
FOOD AND
CCIVER
WOOOL AliO
WILOLIFE rI LOLI FE
PHASES OF
SERIES
L
ESTIA,IATED SOIL PROPERTIES SIGNIFICANT TO ENGINEERING
PERCENTAGE LESS THAN 3 INCHES
PASSIXG SIEVE NO, ___CLASSIFICATION
COARSE
F RACT,
> I lN-
OEPAH TO BFDROC( CR HARDPAN
tF)TH TO SFASONAL hlGH WATFP,TAiILE
FLOOD HAZARO '
I ..
HYIROI OGIC GROUP
-^1.''f a;prcrx. J0
r,-h'i::tensitl'ra
'-? , -'; i-: I '-;)- -,io
sCS - SOILS 2C tRe'
8.71
FILE CCDF SoILS- i2
SOIL SURVEY INTERPRETATIONS
U. S. OEPARTMENT OF AGRICULTURE
SOIL .QONSERVATION SERVICE
SUITABILITY OF SOIL A sbunCt oF sELECTED MATERIAL AND FEATURES AFFECTING usE
slorns
' t-TOPSOTL ir:.'l l';-I ,.GRAVEL. '. i--.. -cliaja.] ,. ., . , .i - : I l-,; -.' l-^-i^1c
sANo: ,-i n-ii t.,t .. .-t. 1. . . L , 1, niii i, lt'L -o^r..-l',.-li -' hi i r' ;r l:l-.;^' i.' ";r tr I s-i lt-
LOCAL ROADS AND STREETS
,-rrr.ro-i'?.r,1^r'rr.ar. fl. t'.1-'n r-S,,{a^',3 ni' i -u.r:-t.t"'1I lp
SEPTIC TANK ABSORPTIOX FIELDS
l,rrc-r:-r-...,- cy1*. fl ,jr.l:- ^.ra:i;IInl t^i.-'' Xatr.ftahlg
SHALLOW EXCAVATIONS
DWELLINCS
a, w, bagancnts
bi w/o bs5.6cnts -ai-t,':':.:-lli- ':f ,l- 1']-cOii-., , -. S' :-. (' '.1
' -- , -! .- - -.r-f ^
coRRoslvlrY a)uncoat'ds!'e"l:'-"':"':li'":-l"l;h watertabl
0) (on're(c
SqNITARY LAND FILL
r TRENCH TYPE)
DEGREE OF SOIL LIMITATION
MAJOR SOIL FEATURES AFFECTING SELECTED USE
POND RESERVOIR AREAS
J i -} '-'.,+ ^n+.-'i.-'l a h i ,:lr:-! 1,' ^o--oeh] a nrri.ori :'l
RRIGATION
EMAAr{XtrENTS,Ol KES, bd LEVEESiiishlv Dervicus r,aterial lrith rapld seepage rate
TERRACES md DIVERSIOxS
ORAIXAGE.', CIOPLATiO ra PASTURE GRASSEO VIATERTYAYS
ffi-6
L
wat: r'tai l-e.fr-r:uen+. IlooCing
flooii-nr:
PATHS ANO TRAILS .)r..r( i €, ::1,;h 1.. ri,il'r,:i. lr,
PHASES OF
SERIES
SPECIES ANO
SITE INOE.X
MANACEHENT HAZAROS OR LIMITA
PHASES OF
SERIES IHPORTANI CLIMAX SPECIES
PHASES OF
SE RI ES
POTENTIAL FOR HABITAT ELEM€NT5 POTENTIAL AS HAB AT FOF
HAROWOOO &
CONIFEROUSiI@OY PL AN ]
WETLANO
FOOD ANO
COVER
PHASES OF
SERIES
SCS - SOILS 2C-l (Rcv.)
8-7 I
F|LE COOE SOTLS-|2
U. S. ,EPARTTEilT OT
SOIL SURVEY INTETPRETAIIONS
sorL
DEGREE OF SOIL LIMITATIONS AND IilAJON fEATURES AFFECTING TECREATION USES
CAPABILITY, SOIL LOSS AND POTENTIAL YIELDS--(Hish Lcvcl
WOODLAND SUITABILITY
RANGE
WILDLIFE SUITABILITY
sEmncE
a
lr
t".'
OTHER
?
SCS - SOILS - 2C r Rev )
8 - 71
Frr r coDE sorLS-r2
ri,t /)t
l.t -r. i.
INTERPRETAT IONS
U. S. OEPARTMENT OF AGRICULTURE
SOIL CONSERVATION SERVICE, ., tr€ i : i
SER I ES
'i 'r l:
SIATE,
SOIL SURVEY
l'.,
'^:'ir.l ic
' i 1..!',
.,r:O11;
^r I
ESTIIY,IATED SOIL PROPERTIES SIGNIFICANT TO ENGINEERING
r.,tAJ oR
sor L
HORr ZONS
( TNCHES)
CLASSIFICAIION
COARSE
FRACT.
> 3 lN.
PERCENTAGE LESS THAN ] iNCHES
PASSING SIEVE NO --_
LL
PE RMEA-
BILITY(rn. hr)
AVAILABLE
WATE R
CAPACITY
( ln.'ln )
50 tL
REAC T Iolt
(oH)
SAL INITY
(EC r l0J
E25'C)
SH RINK_
SWEL L
POTEN TIAL
POTENTIAL
FROST
AC T rOr{
USOA
TEXTURE UNIF iE D AASHO a to {O fo0
-1'
'_ )
.:
)7
)
[.j
(
1
[ .l
7.il
)
l-or.r
1:-,r
Iow
lcrw
II:JI
ior,:
lcrr
,l-cw
lor*
DEPTh TO B' DROCK CR HARDPAN
DEP IH To SFASoNAL HIGh wATERTABLC J.:(-
FLCOD HAZARL
BYOROLOCIC GROUP
SUITABILIry OF SOIL AS SOURCE OF SELECTED MATERIAL AND FEATURES AFFECTING USE
TOPSOIL . l\f GRavEL ) s ii.:isANo ..: i ..i ,,=ROADFILL. .lir 1-. nirit)
DEGREE OF SOIL LIMITATION
MAJOR SOIL FEATURES AFFECTING SELECIED USE
LOCAL ROADS ANO STREETS
i.cl,_:.1.1".,, -,.1 t-,.::. i" .r,r,e
SEPTIC TANK ABSORPTION FIELDS:-lcd..r:;:t ^ - : 1. r: ., - -o l -l :r Lcrne ^ Lrxture
SHALLOW EXCAVATlONS
? (r '
\' ',SEh^GE LAGOONS. -; i3f', t , - ',:, : t' . . i,il6r-ie. tr.>:t'r re
OWE L LINGS:
,) w bas4menr<
b)wobascme.rs ,.,ir'r1,F - lr:-,crri na;S -
- -f
COR ROS IVI TY.
a) ur'coared stcel l
D) con. rcrc I a.:
SANITARY LANL] F LL
{TRENCH TYPE)
PONO RESERVOIR AREASlroder;,',e - sLci-i:i,tlrs il -'-.,oc. textu:.'e IRRIGATI{)N
EIIBANKI''!ENTS.DI KES. &d LEVEESliodcrate - ;[-tL ratcri al TERRA( Fs a,r DIVERSIONS
ORATXAGE or CROPLANO and PASTURE GRASSEO WATERIIAYS
b
SCS - SOILS 2C-t (Rcv.)
g-l t
F|LE COOE SOTLS-I2
U. \ DEPARTMENI OF
SOIL SUIVEY INTERPRETATIONS
sorL
FECTTNG RECREATION U5ES
CAPAEILIW, SOIL LOSS FACTORS, AND POTENTIAL YIELDS-
WOODLAND SUITABILITY
RANGE
WILDLIFE SUITABILIIY
SERVrcE
,.f
PATHS ANO TpArLs
PHASES OF
SERIES CAPAEILIT}
PHASES OF
SERIES SPECIES AIO
SI TE INDEX
MANAC€MENT HAzARos oR Li,ITATIoN5
PHASES OF
st Rt€s IMPORTAN T CLIMAX SPECIFS
POTE(TIAL FOR HAtsITAT ELEMTN I5 P'TFN T]AL AS HAE Ai FOR
HAROwOOL &
CONIFEROUI,
WOODY PLAN'
WETLAND
fOOt, ANO
CT,VE R
SHAL LOW OPENLANI]
vrlLOl. lFt-
PHASES OF
SERIES
OTHER
\
,. --. I :- ,-, Colorado
, . ,. t- - ,.., " "'\'la '- - .)]
SOI L SURVEY INTERPRETATIONS
U. S. DEPARTMENT OF AGRICULTURE
SOIL CONSERVATION SERVICE
'.'l::t: .i.;,*
: :l: ,'C ','f- ..irfe,. ],. -. {n
''risi,d lC/7?
i'Jt1-.+.l rrrr - -..!^ t^-+ . ^ -ir'' : ur. -
scs-sol Ls-2c
t-7 I
FILE CODE SOILS-I2
MLRA
. ),
ESTIM,ATED PHY AL AND CHEMICAL PROPERTIES
MAJOR
SOr L',oR I ZONS
CH ES)
CLASSIFICATLON
PERCENTAGE LESS THAN 3 INCHES
PASSING SIEVE NO __-
AVAILAELE
WATE R
CAPACITY
( ln ln)
SH RIN K-
SWELL
POTENTIAL
POTENTIAL
FROST
ACTION
UNIFIED
;iaf .(i , r' o:l:.
oEPTHToSEASoNALHiGHwATERTAi]LE(i()€(.HYDRoLUG|CJROt-]P
i''.i-i5
.ll-.l-i
,a3-.0'i
rTABtLtTy 4ND MAJOR FEATURES AFFECTTNG SOtL AS RES E TERIAL
TOPSOT L.nelrr t ah !^CFAVEL
- J OCl.
'AND: Poor ROADF ILL: :jOOd
DEGREE OF LIMITATION AND MAJOR SOIL FEATURES AFFECTING SELECTED USE
LOCAL ROADS AND STREETS:
l..oderate to set.,,,rei: slriJe
SLPTTC TANK FILTER FlELDS.
Sevr:l'= tc :otlr:^.' : '-'rr',,: .' -^(:.. ,.,,\., I -..r.S:i1.'€t pgmeabillty
SHALLO\1 EXCAVATIOIIS:
Sg,"'1;p1.: slope , i'.( ;,: n,.::, tc;:t,ure
SEWAGE LAGOONS
DWELL INGS:
;rl;nL to S;everr, , .le,)enc Lnr; en :lope
CORROSIVITY - UNCOATEO STEELi
. locl. e :'a+- e
Urrsuitalle, iri;it perrre?.1^,i1ity CORROSIVITY _ CONCRETE
L<lv;
RESERVOIR EHBANTHENT:
'Jns -itabIel hi gh perneat,ility
CAMP AREAS
l, o,-icratc tc l;.: '., r'e:; s lope
PICNIC AREAS
: io.ie r'.: e; s l-,,pe
PATHS AND TRAILS
PHAST S OF
SERIES
CAPABI L I TY
PHA!I S oF
SI RIES
WUODLAND
SLI I IABI LITY
CROUP
SPECIES AND
SITE INDEX
MANAGEMFNT HAZARDS OR LIMI IATIONS
f(jR rAt lT
PHASE 5 OF
SERIES IIlPORTANI CLIMAX SPEC TS
PHASES OF
SE RI ES
POTENTIAL FOR HAAITAI t:LLI.i NT\POTENT
{AIN AND
:ED cROP GRASSES,
LECUMES (ONIFER WE TLAND
FOOD AND
COVE R
SHAL L OW
TIATF R
DEVL LOP
PHASFS OF
SERIES
DEGREE OF SOIL LIMITATIONS AND MAJOR FEATURES AFFECTING RECREATION DEVEL
CAPABILITY, SOIL LOSS FACIORs,AND POTENTIAL YIELDS--(H;Leve I
WOODLAND SUIIABILITY
RANGE
WILDLIFE SUIIABILITY
trr-ft. nat..a ..4. ritr
OTHER
/ 'n--.+. i i-.: - t'':l:
,.]
. ,, i r
SOIL SURVEY INTERPRETAIIONS
SCs SOILS 2ClRev,
8.7i
FILL COOE 5U]LS I?
U. S, DEPARTMENT OF AGRICULTURE
SOIL CONSERVATION SERVICE
; .\.
l, r'',
:, f r,,
ESIIMATED SOIL PROPERTIES SIGNIFICANT TO ENGINEERING
MA]OR
sor L
HOR I ZON S
(TNCHES)
CLASSIF ICAT
'JN
C OARSE
F RACT,
> 3 tN.
PERcENTACE LLSS THAN ] INchES
PASSING SIEVE NO. --_
LL PI
PE RME A
BILITY
hr)
AVAILAELf
WATE R
CAPAC I TY
rln'lh)
SOIL
F EACTION
(pH )
SALIN! I '
(EC r loJ
!25.c)
9{RIN K_
SWEL L
POTENTIAL
POTENTIAL
F ROST
ACTIONLI SOA
TE XTURE i.l\ L F i I L)AASH O a r0 .O 20ii
)
DEPTH TO BT}ROCK OR H,A;iI]PAN
SFPIH IO qFA:':INAL PI']H iAlf RT
FI COI] HA]AFO
BYOIII)LOGIC CROUPEll
SUIIABILIW OF
LIMITATION
SOURCE OF SELECIED IvIATERIAL AND FEATURES AFFECTING USt
DEGREE OF SOIL
LOCAL ROAOS ANO STREETSS '..i.'-e: r'. i ''' ';r,t'r:..-: ', - l - i -ir . i
!EPT C IANK ABSORPTION FIELDS
SHALLOW EXCAVATIONS:..ud.ef3{ t - ;ti'.- , -' i-X-.l'l-"lS SEWAGE LAGOONS:,r /eY"(): stc-e nesg -l ' 1 r-:)e
DWE L LINGS
a) w basen.r'5
b'w'obas.ienr3 : '/ '' ''-,'i .':: !l:c-il :r'r'i-,'-" f ll,i,,)^.:.,.,.....''
CORROSIVITY
Y..
d
SANITARY LANO FILL
lTRENCHTYPEt-'..'l;:.i:i].::iIeil..'],...:.,.
MAJOR SOIL FEATURES AFFECTING SELECTED USE
POND RESERVOIR AREAS
. :crii. ::-.1r1-,r t',r;e . :, lot i':
IRRIGATION
EHBANKMENTS.OIKES. md LEVEESt?air conracti,-,n. r,....-i: url +-o lou s.r.3r utrenj,:+-h
T ERRAC t ', i,,J :iTYERSIONS
ORAINAGE of CROPLANO end PASTURE GRASSE D IYATERWAYS
ffia
-.
rrtr
'5
u. s.DEPARTMENT Of
sotL CoNSERVATIo{
SOIL SURVEY INIERPRETATIONS
OF SOIL UTUfUTTOUS IND r'UJ
WOODLAND SUITABILITY
IURE
SCS - SOILS 2C-l (Rcv )
8-7 I
F|LE COOE SOILS-|2
DEGREE
cAPABILITY,SoILLoSSFACToRS,ANoPoTENIIALYIELDS--(HighLcvclMonogcment)
wooL,t AN o
SI JI't A BIL iTY
.-RO\lP
SPECIES Al'l
sl'rE rN0f,
RANCf
IIlPORIANT cL]'4A. ,PECIFS
WILDLIFE SUIiABILIIY
OTHER
tsn!2i !';? -
SCS-SOI LS-2C
l-7 I
FrLE CooE SolLS-r2
.:+ t c t'iv!.sL6n U. S.
. :_'l
DEPARTMENT OF AGRICULTURE-
soru consERVATloN sERVlcE
Sr-'rj-es: r't . Colllns
i,r,- 'u nit : JOD
MLRA Revised Lo/72
Jbll
0l ass if ica+.i '-rn:
: .iolar3id; i ine
r,i-xed, In€isic.
Ioaml,-,
MA]OR
SO rL
!TORTZONS
INCHES)
MAT PHY S L AND ctl$,tlcAt rclX3Ill
su rTA Bl LITY A]9-AAAJ OR FEA RES AFFECTING-!O.|L AS RESOUrc!TERIAL
Unsuilable
POTENTIAL
FROST
ACTION
AVAILABLE
WATER
CAPACITY
( ln' ln)
PERHEA-
BILITY
( in. 'hr )
PERCEI..TAGE LLSS THAN ] INCHE5
PASSING SLEVF NO, -_-COARSE
FRACT.
> 3 lN.CLASSIF I'ATION
CEPTH TO BEDROCK (--R HARDPAN
DEPTH TO SEASONAL I.{IGH \IATERTAtsLE
trLOOD HAZARD:
HYOROLOGIC GROI.,}P
GRAVEL: l-':rsrri+- lble
'otYai.r tc good ROADF ILL: -f oif
DEGREEoFLIMITATIoNANDMAJoRSoILFEATURESAFFEc.I]NgSELECTEDUSEFrrc ur.rx FILTER FIELDS:"- i,io,l*i'"-t- to Se'rere - stceiness of slope
LOCAL ROAOS AND STREETS
'oderater - slccl'Iress cf sloPe
Nioderi'te to severe -slcpe, texbureSHALLOYT EXCAVATIONS:
steePness of +Zonnostvtrv - uNcoATEo srEEL:
ovtelLrNcsl'ns6erate - steepness of slope
CORROSIVITY-CONCRETE: I I
low iREsERvorR ^R1:rate to severe - sloper texture
rerrvorr EIIB XXI*}{!:'- tbdeSste r,) EteePneee of alopc
-t-aFGF
t-
!,
lr
E.
1
i
:i
.t!t
1
!ii
,i
ii\l
\
DEGREE OF SOIL LIMIi, .,OHS INO UITOR FEAIU@ Rtr IION DIVELOPME
]ioderate - steePness of slope
CAPABILITY, SOIL LOSS IACTORS'AND POTENTIAL YIELDS--(Hi Lcvcl
wooDLAND su!I4lll!TY
RANGE
IHPCiiIANT CLIMAY SPE( II;5
^r !l
PHASES OF
SEqIES
WILDLIIE IUITABIT ITY
;oE;;L FoR H a!.llI '!1-!li;
OTHER
Sllsht t,o ;,orierate - slooeFICNIC AREAS
rodera@PLAYGROUN OS
PATHS AND TRAILS
( APABILI-I-YPHASES OF
5E RIES
lt-LL
b-I2
SPECI€S AND
SITE INDEXWUOOL AN D
SU ITABIL ITY
GROUP
PHASF S OF
sERltS
gtAt-LOVr
$,TTEP.
DEVF L OP,
PHASES OF
SERlES
!t[: T LAN D
r-ooo At{tl
COVI R
t-os
COI!IFER
PL AN TSE R A,ACEOU
LAN T5
GRASSES
LEGUMES
PHASES OF
SER,IES
..1-xr'inu't t"'' tt'r
Fi
irrli
,lli
,\_YN\-A\\=\ \.\
rr-
iL-
i,
)J,I
Ii
r.'l-l'Oitilirtf0i\I S :lxITS
for
iLilrJSfON CONTiiOL l,rrLAb u-,ti,b
COTJSHR' 'TION TII'S IIOR III'-LDERS
ir
Eirfltltr r
It is possible to build on anysite, but the cost and risk will
vary greatly.
fJet basements, cracked founda-tions, soggy backyards, washed-
out driveways, ,:rccied I awns and
banks are but a few problems
that can be encountered 'in the
course of developing a home site
wlr ich i ncrease the cost and r.iskr-rf bui Iding.
These Conservat'ion Ti ps may hei pyou reduce or el'imi nate the haz-ard of these problems.
CONSERVAIION TIPS
t.CHOOSE A SITE THAT HAS GOOD NATURAL DRAINAGE, TOPOGRAPHY AND SOILS.
Avoid areas whjch may be subject_to ponding of water or which carry largeamounts of storm runoff. Avoid low areas iubject to flooding or areassteeper than l5%. Recognize shallow, wet or extremely stony soils andplan constructjon accordingly. Consult the soils map of the area at thelocal Sojl Conservation Service office and make on-site soil investiga-tions for on-site sewage disposar and basement foundat.ions.
LOCATE THE HOME ON THE SITE SO THERE IS ADEQUATE DRAINAGE AWAY FROM IT.
Idea11y, there should be surface drainage from all s'ides of the home wjth-out excessive cutting or filling. Provide adequate storm dra'inage to thestreet, storm sewers, or other areas where disposal does not create erosjonor fl oodi ng problems.
PLAN DRIVEWAYS TO AVOID EXCESSIVE GRADES.
Fit the driveway to the contour of the land. Steeply sloping driveways canbe a hazard in bad weather and unless surfaced are'suujec't t6 severegu11ying. whenever possible, keep driveway grades lesi than g%.
2.
3.
@o
N
o
$N
3
ci
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7- L- r 4000-236
4. HOLD SITE GRADING TO A MINIMUM.
Excessive grad'ing can change the natural dra'inage pattern, cause.ground-
water to seep to the surfaie and severe erosion. Save al1 topsoil by
stock piling. Redistribute uniformly after grading'
5. SAVE TREES AND OTHER EXISTING VEGETATION.
Good vegetative cover provides the best'soi1 protection. against erosion.
Trees and other vegetation also enhance the beauty of the property and
p.oriOe inaae for iawns. l4ark the trees you want to save with a bright
colored tape. Protect them against damage from construction-equipment
UV roping them off. Avoid fiil.ing around trees; or where filling is nec-
essary, construct dry wells around the tree.
6. EXPOSE AS SMALL AN AREA OF LAND FOR AS SHORT A PERIOD AS POSSIBLE.
It is r.isky to remove al I topsoil and vegetat'ion from .|9.99 areas. Silta-
tion and slOiment from these areas may cause damage to.buildings and is
.*p.niive to clean up. When areas must be exposed or bared, keep the expo-
sure time to a min'imum.
PLANT TEMPORARY VEGETATION DURING DEVELOPMENT IN CRITICAL AREAS.
Sometimes large areas or steep areas must be bared during construction. Pro-
tect these areas with temporary seedings of rye, annual ryegrass, or fjeld
bromegrass to keep eros'ion and sediment to a mjni'mum.
INSTALL CONSERVATION MEASURES TO PROTECT THE SITE.
In many situations where the land is exposed during construction,.vegetation
ilon" iannot adequately protect the land. In other cases, excessive storm
.rnoit must be dj'vertei to safe disposal areas. Conservation practices,
rrCf, ut diversions, waterways, debris bas'ins, or grade stabilization struc-
tures, will do the job effectively and economically'
7.
8.
9. PLANT PERMANENT VEGETATION AS SOON AS PRACTICAL AFTER CONSTRUCTION.
prompt establishment of lawns and other landscape Olalt_ings wi'11 provide
permanent protection from erosion and will also beautify the site and
enhance the value of the home.
IO. REPAIR AND MAINTAIN CONSERVATION PRACTICES AND VEGETATION.
Repa.i r damaged areas by reseedi ng 9l sodd'i ng. Ferti I i ze as needed to mai n-
tain adequale vegetat'ion. Mow to discourage weeds'
gvN
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CRITI-AL ARHA STABI-IZATIOiT
(wrrH TEMpoRARy sEEDTNGs)
Probl em Area
Graded or cleared areas which may be subjected to eros.ion for rp to !zmonths, and where a temporary seeding ii-n..a.a to control irosron.
I. Site Preparation
A' Grade as needed and feasible to permit the use of conventionllequipment for seedbed preparation, seedtng, ,rfif.l ipbji..ti.f, anaanchoring. .J'"'-'-"-rr
l'--B. Install needed erosion control practices such as interceptorditches, dikes and temaces, contour ripping, "rorio, iilpr'unadgsilting baSinS. ' "rr.rrrYt Lrwrrvrr JLUy) qrru
II. Seedbed preparation
A' Apply fertilizer according to so'i1 test recommendations, when soilsare reasonably uniform and precipitat.ion and/or i;;i;;ii.; ;; -- '"
adequate'-.-srl-/Y!lll.vuglvlllJ
B. work fertirizer into the,soir lg g_depth of 4 inches with a disc,springtooth harrow or other suitable-lquipment. -Crrtinue tillageuntir a reasonably uniform, rine ii.r-,seeboea i, p..iared. 0nstoping 1and, the finar hairowing or dir.ing-0p..;;;;; shourd beon thg general contour. 'J -re I s u I vrl Jlruu I u uE
III. Seeding
A. select a grass or grass-legume mixture su"itabre to thtclimate. ,5_reguile rntxf,ure suttaDle to the soils fnd
B. Apply seed. uniformly by,hand, cyclone.seeder, dril I , cul tipacferseeder or hydro-seeder (slurry including seei ino ririitiz;;i.l-Normal.coverage is from 1/2 to I lnirr. "Hydro-i..aingi whjch aremulched, frdy be left on soil surrace.
- rrvr vrl,vrr qI E:
c. hlhere feasibre, except ryh9n-3 cyrtipacker type seeder is used, theseedbed shourd be firmed_foilowing seeding 6beraii;;, with a.yllipacker, roller, or I ight dra!; o, foltowing ,rf if.r"uppf i.ultion,with the murch anchoring t6ol o. [i.I crrirn. 0; ;i;;ir;"ijfi:'rlljingoperations shourd be on the contour wherever practical.
U. S, DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
7 -L_ t 4000-244
G;
IV . Mul ch'ing
A. Mulch materials should be unweathered, unchopped, small grain strawn.ffi.ij-.t-tr'.riteot11i2to2tonsperacre'or70to
9b Pounas Per thousand sq' ft'
B. Spread uniformly by hand or mechanically so that approxinately 75%
of the so'i I surface w'i I i be Covered. For un'i form di stri buti on of
frana spil;; ;;i.r,,-aiv'ide area into approxjmately 1,000 square feet
secti onr-ina piil. s uuies, roo r bs. ,' of mul ch for d'ist.ibut'ion
wi th'i n each sect'ion '
C.Mulchan!-h9-rjrE.shouldbeaccomp.lished.immediatelyafterv' mffis by wind or water. This may be done by
iottowins methods, depending upon the.size of the area,
of slopes, unJ-ioit..' 0n sToping 1and., practices 3, 4'
Letow,'should b. don. on the contour wherever poss'ib1e'
p1 acement
one of the
steepness
and 5
to within 2 to 3
directions. Stakes
Secure mulch to
in a criss-cross
each peg with two or
2.
Peq and Tw'ine - Drive 8 to l0 inch wooden pegs
ffiIFoFTEe so'il surface every 4 feet in al'l
,;, il driven before or after app:lyjng mulch'
soit surface by stretching tw'ine between Pegl
with'in a square pattern. Secure twine around
more round turns.
Mulch Nettjngs - Staple light we'ight paper'.jute' cotton or
pTefiE nett-ingr io il'. roit surfice accordj!g !o manufacturer's
recornmendations. Netting is usual'ly available in rolls 4 feet
wide and uP to 300 feet 1ong.
slit - wjth a square pointed spade cut mulch into the surface
lolT in rows lB inches aPart.
Mulch Anchoring Tool - A tractor drawn imp'lement especial'ly
designed to puncffio anchor mulch into the surface soi1 ' This
;;;;i;;; iiti,.ar maximum erosion control, but jts use is'limited
to those slopes'rp., ,,iii.f, ihe tractor can operate safe'ly' Tool
penetration shoul d be abou t 2'3 'inches '
pjck chain - Th'is rolling spiked-chain implement can be operated
iffi;G-of 3rt grad1enl or steeper. It is attached to a
i.uitoi-or truck ifricfr operates aiong tlg qop of the s1ope..
The p.ick cha.in iun"iiro-Le usea ior ieedbed i:reparation and m'ix'ing
lime'and fert'ilizer with soil'
Emul s.i fj ed Asphal t app'li ed as mul ch materi al 'i s bl own f rom the
applicator o. u#, ;;;;";'t lngiation' provides excellent mulch
anchorage. nppiy-unii'o"mty 0.04 ga116ns per-square yd'or rap'id
curing (R.S.-l ,'. n.s.--Zi,' *.dir*-.rring (M.S.-2) or slow setting
(S.S.-l ) aepenaing .l qg:irea curing tiile' See, the manufacturer's
specificat'ions.
'Errrtiiied asphalt should not be used 'in freezing
weather since it contains approximately 50% water. Liqu'id asphalt
may be used in freezing weather'
3.
4.
5.
6.
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CRITI*,AL AREA STABIL.ZATION
/--- - -(WITH PERMANENT SEEDTNGS)
Probl em Area
Graded or cleared areas wh'ich may be subjected to erosion and where oerer]rniatvegetative cover is needed.
vegetation cannot be expected to provide an erosion control cover and pr{ventsoil slippage on a soil that is unstable due to structure, water movement,or excessive steepness of sl ope ver v ' 'rq uur rrrvvErrrsrr
I'
Minimum soil conditions needed for the establishment and maintenance of Jperennial vegetative cover rrrq rrresrrqrrr's ur
]
l. 9rgl.25 percent si I t and c1 ay.B' Suffic'ient pore space and aeptrr to permit adequate root penetration.!. Favorabl e pH 1 evei and free irom toii. ,rb.tur.., . 'v er q u I vrr 'D' slopes wh'ich are not subject to srippige-oue to srow permeabirity or [ilrercauses [ "',",
I. Site Preparat.ion
A' Grade as needed and feasible to permit the use of conventionalequipment for,seedbed preparation, seeding, mulif,r ippiication andanchor.ing, and maintenance. -"J' "'" '-" *rv
B' Install needed erosjon control practices such as 'interceptor ditcles,d'ikes and terraces, contour ribping,-."orion iiops;-.h;;;;i ;i#f^;;'and desilting basins ' .J ' vr! vevvJ' e'r
II. Seedbed Preparat.ion
A' Apply fertilizer according to soil test recommendations when so.ilsare reasonab'ly uniform and precipitation and/or i".lgiiion isadequate.
B. work fertirizer into the,soir lo g depth of 4 inches w.ith a disc,springtooth harrow or other^suitablg l,qripment. Continue tillage untila reasonably uniform, fine firm seedbe,i il p..pur.a. -
On sfoping-l;;j;the final harrowing or discing op..uiion srr6utd be on ihe generalcontour.
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
7-N - I 4000-245
CRIICAT AREA STABfiITTIoIT
(wrrH sou)
Probl em Area
Graded areas which may be subject to erosioncover is desired.
Sod cannot be expected
on a slope that is not
slope.
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Limitations - Sod may be placed any time of the year as'long as moisture require-manls are met and thl g.o,]na-ii not frozen.
Droughty slopes should not be sodded unless regularirrigation can be provided.
Due to the difficurty of-impossibility of successfur ma.intenance, slopessteeper than 3:t generally should not u. ,oJJ.J with g;u;;-;i;iJr.r. use1ow, or minimum maintenanie grouna .or.r.-irri.ua.
Sod Specifications
l. cultivated sod is preferred over native or pasture sod. specify ,,certi-fi ed Sod,,' state ,,Approved Sod,, or other.
2' sod should be free of weeds and undesirable course weedy grasses.
3' sod should be of uniform thickness, approximater y 3/4 inch, plus orminus 1/4 inch, at time or .;iti;;. iEliiro.; iop gi"orthi.
4' Sod should.have.a-compact root mat to assure, mechanical strength and toassure ear'ly and firm anchoring to soi'l surface. Broken pads and torn oruneven ends will not be acceptible.
5' For critical slopes, a sod of, Kentucky 31 tall fescue and bluegrass isto be preferred over a straight bi;egi'aii soa,.ip..iuiiv tf the site rsdroughty or shaded.
6' 0nly moist, fresh sod should be used. sod should be harvested, deliveredand installed within a period of iO-hor.i.
I. Site Preparation
A. Grade as needed and feasible to permitfor fertilizing and soil preparation.
B. Install needed erosion control practices, such as .interceptor ditches,dikes and terraces, erosion stops and desilting basins.
and where an immediate vegetative
to provide erosion control and prevent soil slippagestable due to its structure, *ui.r movement, or excessive
the use of conventional equipment
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7-L- t 4000-246
II. Soil PreParat'ion
A. If so1ls are reasonably uniform, fertilize according to soil test.
B. Harrow or d'isc fertjl'izerinto the so'il to a depth of 2-3 inches.
Contjnr. tijiig. unt'il a reasonably uniform, fine, firm seedbed
cond.ition has heen attained. 0n sioping land, the final harrow'ing or
discing operatjon should be on the contour where feasible'
III. Sod Placement
A. Sod strjps should be lajd on the contour, never up and down the s'lope,
starting'ut-ihe bottom of the s'lope and working up. 0n steep slopes'
the use'oi-talJeis witf fac'ilitatb the work and prevent damage to.the
sod. Orring p.r'iods of hjgh temperature, l ightly 'irrigate the so'i1
'immediately prior to'laying the sod'
B. Place sod strips w'ith snug even joints. 0pen spaces invite eros'ion'
Stagger joints.
c. Roll or tamp sod immediately follow'ing placement to insure solid contact
of root mat and soil surface. Do not-overlap sod. -All io'ints should
be butted tighi in order to prevent voids which would cause air drying
of the roots.
secure sod to surface so'il with wood Pe9s, wire staples'
i8-io-.l0 'inches long bv 3/4 inch wjde) '
E. Surface water cannot always be diverted from f]ow'ing over the face of
i[. iiop., but i capp'ing itrip of heavy jute or P]astic nett'ing,
p.ope.fV r..r".a, aibng-the crown of the slope wil.'l pIgYide extra
i:rotection uguinrt f ifling_and undercutting of sod. This same tech-
iiqr..un Ue'usea to fortify sod'in water iarrying channe'ls and other
critical areas. Use wire staples only to anchbr iute or plastjc netting
in channel work.
F. Immediately following anchoring, sod should be watered unt'il moisture
penetrates the roif iuy.t Ueneiifr sod to encourage quick root growth'
Maintain optimum moistfire for at least two weeks. As sodding 'is
completed in any one section', ihe ent'ire area should be rolled or tamped'
D. 0n sl oPi ng s'ites ,
or sp1 i t shi ng'l es
Maintenance - If soils
test.
IV.are fa j r1y uni form, fert'il i ze accordi ng to soi I
A. Topdress bluegrass and tall fescue sods each September or 0ctober'
Cpitical areas should have a s'imi'lar topdressing in early spring'
B. If occasional mowing is desired, grass should be mowed not closer than
2 inches. Care should be taken-n6t to damage the turf mechanically
through ,t. Ii-i*p.op..-*Owing equipment 9r !y attempting to mow with
r.,.urv-.qripment when'the ground is excessively soft.
ESTA,JLISHING YEGEfruoN oN
CRITICAL AREAS
scs PHOfO tt-F379_7
sc' proro tl -p6ra-3 scs pHOrO r r -F55t -7
rt is imporEanE to estabtlsh vegeEaEion on dams, borrow areas, levees, ditchbanks, road-sides and other areas disEurbed in construction work or barren for oEher reasons. Agood cover of vegetaEion can protect ahu ".". from erosion, prevenE the establishmenE ofnoxious weeds, improve apPearance, reduce_mainLenance and provide a longer life for acompleted project. rE may also improve the area for wildlife,
Seed
The
any
they
ideal Eime is Lhe
Eime of year Ehan
should be seeded
same as for pasture andrisk not seeding at all.
immediacely, while their
range seeding
Unless sEeep
surfaces are
ted.
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but iE is beEter to seed Eslopes can be roughened later,sEill loose.
SEEDBED PREPAMTION AND PLANTING
The besE means of providing.for rhrifty sEands of perenniat grasses and legumes is to pLace
i:T:il"::
sEerire areas. As lirtle "" or," inch will make significanr improvemenE. More
Heavy applicaEions of-manure or a good, balanced fertilizer will aLso aid in sEandestablishment ' Annual applicationLiir conEribute to continued good growEh, compacEedareas should be spiked to incorporaEe Eopsoil or ferEilizer and provide good rilrh forseedling gror^rEh and esEablishment.
when seed musE be broadcast, roughen surfaces enough Eo provide a place for seed andferEilizer to lodge and be, "o,r".Ja ty-a;" acLion oi rain and snowmelE in order Eo promoEegerminaEion and sLand esEablishmenE. A spike harrow, properry weighted, will leave aslope in excellent condiLion for planuing in this manner.
Areas that can be drilled should be tirled and packed in Ehe same manner needed for forageplantings. Drill the area Ewice, the second operation aE an angle Eo Ehe first, eachtime aE one half the recommended seeding rate.
U. S. OEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7 - L- 14000 - 228
-2-
6ilriticrr sites and it
undeeirable weeds get a
ProJecE
of well
is imPortant
foothold.
Useaclrill.forplantingwheneverpossibleandpracticatb.doso.Drilttheareat$tce,
Ehe eecond Eime ac an angLe ro the rrrst] tti"'rirr give beEter dtsEribution of seed and
olangs and provide ground cover more q"i.trvl--wi"t' aiirrit'g on slopes' keep the box full
of eeed or instalt divlders L8'2t+n aPart i;'Ehe box to keep seed from settling to one end
i;.;i;; part of the hores uncovered'
Seed should not be covered more Ehan about one half inch deep'
MI,ILCH
A uniform mulch cover of 1 to 2 tons Per acre of stravt or weed free naEive hay wltl reduce
or prevenr eroston ;;a;i ; "a.rrd "r' t" ""i.ifi.t"a' A soil proEected by mulch holds more
moisture near the surface and promote. g;;i;;;io1 ancl,.*.,gt""t' Mulches may need to be
anchored to prevenE. removaL by winil. ci"r" "rrt when the """d it mature can serve both as
mutch and source of seed'
ANCHoRTNG EQUTPMENT
bIe ro
Tractors and equlpment operatlng-on sEeeP slopes can be- anchored by chain or ca
anolher E.racEor o. "--arrrtt travellng orr-i".r.r^ Eerrain above them as shown in the plcture
on rhe opposlre "ral "i-tiris sheer.- rt,i"-riit provide safety and lessen downhtlt sllppage'
COOPERATOR
Ident. No. Dafe
E'ERTILIZER:1bs. (P) (P2o)tac' -
Lbs. N/ac
1bs. (r)(rzo)/ac
U. S. DEPARTMENI OF AGRICI'LTI]RE--
SOIL CONSERVATION SERVICE
Acres: dritled broadcast
LocaEl-on MaP
Sec.- T- R-
G.*AI)ING AND VEGI-ATING
DEVBTOPMENIT AREAS
Si te Preparation Properly graded and uegetated
1'
ilrffi;'::13;.l3il5nl""rable trees and shrubs undisturbed. protecr them
Disturb the reast amount of rand necessary to deverop the area.
Leave disturbed areas open for the shortest period of time possibre.
Remove and stockpile the topsoil lefo1e grading the site. when gradingis completed, spread tr;. i.pirii evenly over the area.
Grade and slope the area to permit the use of regular maintenance equipment.
Develop a surface grade of 2% or more away from buirdings.
5ffll!i'i':'#l'ff.;'r?:;.1:"," disposai svstem' such as waterwavs'
2.
3.
4.
5.
6.
7.
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Seedbed Preparation
4 inches.
rol I er.
1' Apply fertirizer uniformry over the area to be seeded.
2' Mix fertirizer w'ith the surface soir to a depth of 2 to
3' Prepare a firm seedbed by rolling with a curtipacker or
Seed i nq l{ethod s
-
l' Apply the seed uniformly over the seedbed. press seed into the soil witha cultipacker or roller, or
2' Broadcast the seed and cover with hand toors on areas too steep or toosmall for the use of power-equipr.ni,-o"--'"
3' Apply the seed and fertirizer with a hydraulic seeder.
U. S. OEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
7 -L- 14000_242
Mul ch i ng
Aoolv mulch uniformly about 4 straws deep over the
ili;"h in prui. bv onl of the following methods:
I . Run a weighted d'isk, with blades set straight'
2. Uie mutch netting, jute matting or fiber glass
3. T'ie the mulch down tvith string'
4. Treat the mulch w'ith asphalt emuls'ion'
5. Keep the mulch mo'ist by applying water'
Sodd i ng
sodding may be needed in areas where wateris concentrated or where steepness
makes seeding unJesirable. smooih the areas to be sodded' Fertilize the
same as for seeding.
Ma'i ntenance
l. I,,lhen in need of fertilization' use a fert'ilizer containing desired p'lant
nutri ents.2. Repair damaged areas by Ii1'l'ing and sodding, attd/or reseeding and mulch'ing'
3. Mow often to-iontiol w-eeds and"to produce a dense sod. cut grass at a
he'ight of 3 to 4 inches'
AMoUNTS0FMATERIALNEEDEDPERI,000SQUAREFEET
Other Items of--lrniortance.
seeded area. Hold the
over the mulched area.
matti ng .
Fertilizer Mul ch
(uus)Area
S'ize, Descri Pti on
Seed
Ki nd LDS .Ana l vst s Lbs .
t-$
c.l
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II
GRADING AND
VEGETATING
YO U R LAWN
Gradinq and Drajnino
Provide for removal of surface water.
Outlet eaves troughs and downspouts .into storm sewer or tire drain.
Grade subsoil to slope downward from buldings. Shape diversions and ou;ets, wher€ needed.
[l'] l:?:";,],ifil'o the house and srade it so the surface water drains away from the house
where needed' install tile drains to insure satisfactory subsurface drainage. Installfeet of inch tile as shown-on-sketch.
Prepari ng and Ferti I i zi no So.i I
l. Remove all stones and debris, includinq wood_scraps, metal, mortar or old concrete.?. Cultivate with a disk, cultlvator or rototi ller.3. Apply pounds finely q.ounO limestone per 1,000 sq. feet.4. Apply -_ pounds of ,
'_ -
,
- fertjlizer per I,000 sq. feet.
q. Roll the area with a light miler.7. Fjll lor spots which show up afie. rolling. Use fill soil or liqhtly rake soil fromaround low areas by hand.8' Make any final changes in surface by light cuttinq and firinq.
Seedi no
). ;ffi:r::lf:.rl::Tl_HJnsro..oo"r r5 or Aprir I and May r5. (preferred seedins dates).
pounds of
pounds of
pounds of
per I ,000 sq. feet.
U. S, OEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7 -L-t 4000_247
3.
4.
Divide seed into two equa. parts. .seed one half in an East - lrle-- direction
in a North - South iiiiliioll -5eea-wiirr-i la,n seeder, cvclone seeder' horn
directly bY hand.
Inrnediately after seeding rake l/2 inch deep and r^oll with a Iiqht roller or
light roll-er without raking'
and one half
seeder or
roll with a
straws deeP).
or by frequent
Mul chi ng
Aoolv 80 pounds of weed free straw per l '000's[ItL ort'inv-Ltrrpt of straw and be sure it
To kecp mulch from bloving' tie it down with
wateri nq.
sq. feet of seeded area. (about 4
is evenly aPPlied.
mulch netting, stakes and string'
L_qcATI0N SKETCH
Materi a'ls (Tota'ls )
UNITED STATES DEPARTMENT OT AGRICULTURE
SOIt CONSERVATION SERVICE
MULChING for EROSIOI\ CONTROL
on i\EWLY SHAPED SLOPES
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Strar mulch ts Sequently and success-f[I1y used and ts readily available.
Clean gratn strau, flee of noxious
ueeds, is reccrmnended. It should be
untformly spread over the geeded areaat the rate of one hr:ndred pounds per
1000 sq, fb. ft can be applied by
hand as shown on the .right. Ibe
straw should be beld in plaee on the
slopes by npunchiDgtt or ntucki:rgil
rlth a spade, as shorm at 1orrcr left,
or by fiber netting as sholnr on
Lower right.
5CS PHOTO 3_549?_4
DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
Bare, unvegetated slopes resulttng
fYon road and driveuay construction,
housilg developnents and other epesof construction on sloping lands,
nay erode at an alarrning r8te.
Erosion and sediment from these areas
damage home lots, highways, draiaage
systems, botton lands, water sup-plies and reservoirs. Bare areag
should be vegetated as quickly as
posslb3-e. Mulch atds in establishing
good vegetaTliilcover and provides
temporarXr erosion control until suf-flcient plant cover derrclopes.
eg6xw,**s.wffi
a*i;ffii"*
U.S
IbaW Jute netttng, L/2 to 2.tnch
*esh- cin also be used to Protect
slopes around houses, ctructureo, or
on ioaaUanfE. I?re nettipg sbould be
properly stapled and ancbored to the
ifob. - Grasl planted under the Jut'e
netting ri3.1 grow uP through tle
nesh opentnge. Gmrnd cover plants
and shn$s can aLso be Planted
tbrough the nesb bY cuttlng a small
opening.
&
lfood flber nul-ch at 1500 ponnds per
ecre or 35 Porurds Per L0O0 sg' ft'
may be used instead of gtrar' It ts
"ppft"a hydrauJ-1c411y.. It can be
uiitu" .ppff"a jlmrediately fotlowi:rg
"""Oirg .ira tu*ifizing or applled in
;-;il;T rr1th the seed and ferbillzer'
Ot"-"O"l"tage of this method is that
eeeAfug, tertitizing and rnul-cttlng
c"n Uu-q"ick1y done in one operation'
it "* dreo uL r:sed oa sitee where
roctcs or terrain prevent prepartng an
adequate seedbed.
PF +$,lj.l ^ '
. t"r.l'',it...
, ,.t:-
.tA well vegetat€d sJ-ope ri13' prercnt
"ro"iott aid sedimentatton and enhance
itre UeautY of the area' A rnuLch
cover aiala in estsbLishi.ng the-
excellent vegetatlve cover on the
slope shown ia t'his Photo'
CoITACT T@B SOIL CONSERVATTG{ DISIEICT TCA fiIBTHER AS$ISTAI{@'
PtA TIITG TREES AI{D EiNUNS
Insert bar at 45o
ring) e. Push f or-ward to upright
position.
PuI1 bar handle towardplanter to close hol-eat bottom of roots.
Remove bar and pl-ace
seedling at correct
depth.
Hold seedfing at cor-
rect depth .- insert
bar I inches from
seedling.
Keep roots wet prior to
Push bar handle for_ward to close holeat top of roots.
planting. plant seedling
Stonp with heel_ tofill in last ho1e.
roots straight down,wittr
PLANTIN
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Have hole at least Ifoot wider than balldiameter and fiveinches deeper than
bal1.
Remove burlap
"nOfill hole I tutl, otsoil; pack soil to
remove air pockets.
Fill in hole s o tree
will be at sane depth
it was in former loca-
tion. Place tree in
hole; replace enough
soil- to hold tree.
Fi]I hole with water.
Ithen water has soaked
away fill hole withsoif to ground leve1.
BALLED STOCK
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7-L- I 4000-237
USES OF PIA1NTS
Emphasize Good Architectural Points
Conceal Bad Desi gn
Form a Background
Frame the House
Wi ndbreaks
Furnish Shade
Screen
Provide a View
Border Pl ants
Attract Birds
select Plants That Are Adapted to Your soil and climate
Pt NTING TBEES AN' SHRI]BS
FOR OT]TDOOR TIVING
--------t:=..----====--- -
Trees and shrubs add much to the. enjoyment of outdoor living.special purposes for trees and shruSr"irlirJ. iJ...nr, soundglgsion control, beautification, shade, inJ-io.-rongbird andlife food and cover.
When t_o Plant
Balled and burrapped stock_- spring or fal1 seasons - March 1 _ May 15,or 0ctober I to November ZO.
Bare-rooted stock - spring pranting onry - March, Aprir and to middre ofMay.
How to Plant
Balled and burlapped stocknot lift by the branches.
permanent position. Dig athan ball dimensions. de
; pick up and t,ir9]e by the burlapped ball. DoKeep burlapped ball moist untjl pilnted in-a --
hole at teast I foot wider and 6 j;;il; Oeeiercareful not to break soi I away from roots.
Some of the
barri ers ,other wild-
o
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Ploce Boll Of Eorth On
Loyer Of Top Soil So Thot
Top Of Eolt ls One tnch
Below Ground Level
@ woter
@ Fill Top Soil Around Boil
To Within Four Inches Of Top
Of Ground. Pock Firmly With Feet
After Woler Hos Sooked
lnto Ground, Finrsh Filling Hole
With Top Soit Until Even
With Ground Level . Do Noi
Tromp. Never Mound Up
Soil Around Evergreens.
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE
@
7- L- I 4000-238
Bare-rooted stock - keep bare roots
sun at al I t'imes. Plant as soon as
piiniea i mmedi ate1y. Transpl ant to
Pl ant'ing Bare-Rooted Stock
Water thoroughly after firm'ing soil around
a-weef< durin! plri ods of drought ' Mai ntai n
peat moss around p1 ants for mul ch and weed
What to Pl ant
Heel'i ng i n Bare-Rooted Stock
roots. t^later thoroughlY once
one 'inch of loose toPsoil or
control .
Pl anti ng Locati on
moist and Protect from
oossi bl e. Heel i n and
permanent si te as soon
dryi ng wi nds and
water i f not
as poss'ib1e.
Frrm
Wrth
Si ze
or Age
Number
Needed
Spaci ng
to PlantPl ant
Best results are usually obtained by using fresh'ly dug
stock from a certified nurserY'
Down
Source of stock -
PRESE.TVING EXISTIN,., TREES
^ iii: 'J;ffif;,Tff 1"H;,tj"f.:':,..*q:lf,":_ l:Ih: rire is rsid ou, on
i*, T ii ii: i:fi:, .iffi,[,' Iiil,l,ifl ;,1* tr :1, i# ], " i*i. *
o
o
reloininglroll protecls s lree fromo lowered grode.
Tunnel benesth rool syslems. Drow-angs ot left show trenchinq thotwould probobly kil! rt,"- rr"".urowangs ot right show how lun-neling under the tree will preservemony of lhe importont, feederrools.
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE co. 7-L- I 4000-2s5
shode, ornomentol ond specimen trees deserve protection from encrooching eorth
cuts ond fi,s. H";:;"';;;-i t;''*i;;;;*.llona "ut bonk treotments' Note
thor where "orpr"t})';r;;;;;;;'6r;;;li*"li
(o minimum distonce of twice
the diometer of the tiee stem o*oy f'J- it)' p"ltion is mode for droinoge'
Mosonry wolls o* noiot*oys.necesso,lf ,o'prbtect t'ees but th"y ot" often odvisqble'
Eorth should never be ollowed to rise'(ig[.i'"" irr" stem thon ii the cose under
noturo I growing conditions'
I
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I
fl.lelrl
al!l
ts
Morker Post
PLAN
FULL TREE WELL
Use Tiic Except in Cose of Pourous Soil
sEcrloN'
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l.liE :llr rll3 ;ll* =llo ,ll* ;llur I
lt
DETAILS OF TREE ISLAND
I
li-lul-:t!t
Ju0
r0
E - Sl"rlder Line
SECTION
R,=Min. o{ Twicc
Diom. of Trqe
Mox. SloPc /z:l
Hdcss thon 3'
SECTION
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TYPICAL TREATMENT OF ROOT PROTECTION
PRESBRYING NATURAT \ I]GBTATI0N
IMPORTANCE OF SAVING NATURAL VEGETATION
Saving natural vegetation can reduce soil erosion, help to beautify an area, save dollarslandscaping costs, provide areas for wildl ife, "nj increase the value of the land.
NATURAL VEGETATION SHOULD BE PRESERVED
On Steep Slopes
Along Streoms ond Noturol
Droinogewoys
Building Sites in
Wooded Areos
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HOW CAN NATUML VEGETATION BE PRESERVED?
It can be preserved in natural clumps or asindividual trees, shrubs, and vines.
A, Saving clumps or blocks of vegetation isgeneral ly the egsigst, most successful,
ano most economical method of preservingnatuET-vEfrtlTiEnT This is especiar tytrue on steep ground and along drainage_ways. The key points to remember whenpreserving clumps of natural vegetation:
l. Keep dquipment out of natural areas.
U.S. DEpARTMENT oF aGRtcuLTURE, SotL CoNSERVATtoN SERVTcE
Clumps or Blocks
7-L-14cr,O_232
REV.5,/70
lf not possible to route the trench around plants to be saved, then the
fol lowing rules should be observed:
--Cut as few roots as possible. When
you have to cut--cut clean. Paint
cut root ends with a wood dressing
I ike asphalt-base paint.
--Backfill the trench as soon as possible.
--Tunnel beneath root systems. Drawings
at left show trenching that would
probably ki l I the tree.
--Drawings at ri ght show how tunnel ing
under the tree wi I I preserve many of
the important feeder roots.
Mi scel I aneous Problems
Tipover. The tipover hazard of Pacific silver fir (Abies amabilis) is high while that
offi-stern hemlock (Tsuga heterophylla) is moderate. The danger of tipover increases
where dense stands have been thinned. Other species (unless they are on shallow, wet
soils under 20 inches deep) have a low tipover hazard.
Water-seeking Roots, The cottonwoods, maples, and wi I lows have water-seeking roots. These
can cause trouble in sewer lines and filter fields.
Thinning. Thinning operations in pure or mixed stands of grand fir, Pacific silver fir,
noUte-Fir, Sitka spruce, western redcedar, western hemlock, Pacific dogwood, and red alder
can cause serious disease problems. Disease can become established through damaged limbs,
trunks, roots (often this damage is not visible), and freshly-cut stumps. Diseased and
weakened trees are also quite susceptible to insect attack.
=k
W
hemlock, western redcedar, and Douglas-fir do not
Special care should be taken to protect these
References
protecting shade trees during home construction. Home and Garden Bul letin 104. Agricultural
Research Service, USDA, I965.
Sunset Western Garden Book. Lane Magazine and Book Co., Menlo Park, California,1967.
Anderson, R. F. Forest and shade tree entomology. John VJiley and Sons, ^1ng., New York,
New York, I960.
Silvics of forest trees of the United States. U. S. Forest Service, USDA Handbook 271,1965.
S. Department of Agriculture, Soil Conservation Service. Providing assistance
private landowners for the conservation of thei r natural resources.
NOTE: Maple, dogwood, red alder' western
readily adjust to changes in environment.
t rees.
U.
to
May l97O
!,.S.DEPARTMEt{T OF AGRlCrr., uRE
SO I L COI{SERVAT IOI{ SERV ICE
STEPS IN TRtrE PLANTING
!npock trees immediotely ond cover roots in o trenchDig trench in shody ploci. Keep roots wet. pock soitfrrmly,
2 wh.n reody to plont,
corry trees in poil
with woter
Hove holes deep enough ondlorge enough lo occomodote
rools without crowding.
4 Wilh.tree in ploce slighflydeeper
thon it stood in nursery ondwithroots spreod out, portiolly f ill
hole ond pock f irmly oround lowerrools.
Shove in bolonce of soil-pocking firmty.
fi!-too4/
Mulch with dry soil of ter
woter hos sooked in.
Errors in Plonting
FEBRUARY 1953
6 wot".
tt .^wlg!
'" ZEios
4-t-1.2,358
m rr.t' ronri[r.i-iffi.itii
. -TRBACE IITATER DI ]OSAI
IlT DEYETOPMENT AREA
Systern is available from Lhe
uncontrolleci surface water nrnoff from development areas can cause costly erosion, sedi-mentation' and temporary flooding p""il"r.. These prourums-"an be_rninimized by providingadequate channels to carry surface-water to safe dispos;i-;";"". some of the most common con-;:il;:'""
practices used lo control surface water n:noff in development areas are described
Diversions
DiversionP are channels which para11e1 thesIope. cin b f or 2 percent graae, They serweto i-ntercept nrnoff and carry it to a" safedisposal area. They are useful for divertingsurface water away from buildings, parkingareas and play areas. Diversions "i"o ."r,be used lo protect flat areas tro* u*""""i,ruponding or lo mininrize erosion until a downslope area is estabfished in vegetatlon.
Waterways are channe1s for carrying surfacewater to safe disposal areas. fr,"i "r"-0"natural or constructed channel. .fl"p"J"o"graded and established in vegetatioir. it.,uyare useful for carrylng water through oraround developing areas.
Debris Easins
Debris basins are bariers or dams constructedacross a gully or natural water course totrap sediment. They are useful in develop_ment areas to prevent sedlment from leavingthe site during the construction period.
Grade Stabilization ELrrrcture
Grade stabilization structures are used toprevent erosion in natural or constructeclchannels. They are used where o"ru ou"t. o,vegetalion alone cannot safely hanale iherungff. velocity. These struci.,r"u u"" .1=oused where permanent conlrol of n:noff is
19-0$reA in development areas. S.,r..rrfor-rrerent types of etructures may be useddepending upon actual site condiii";"-;;;specific needs.
Waterwavs
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Technical assistance in planning your Surface Water Di-sposalSoi-I Conservat.ion Service.
U. S. DEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7-L- I 4000-240
SUNTACE WATER DISPOSAI, PIAN
Name:
Address:
Acres:
Date
By:
IEGEND
Property Line
Iand Use
Bor.lndary
Road
Stream
Diversion
Waterway
Debris Basin
Grade Stab.
Structure
-0-
€
fl
EE
Approx. Scale
PI"ANNED CONSERVAT]ON PRACTTCES
Practice
vBcBr,luruc DEVEI,OpMEr. f AREAS
2.
m
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3
Remember that urban areas are c.iticar and usualcharacteristics for plant growth because of soiland other conditions
Preparatjon of Seedbed
a.) Topsoit should be stripped
Af ter grad i ng opera t.ion ' i sover the area.
and stockpiled before qrad.inq operation.
completed the topsoil can the"n be distributed
'ly have unfavorabl ematerial, s1ope,
or diversions.
entire area to be seeded. Ferti-
and work fertil izer into soil
b.) Grading -- where practical, grade to permit the use of regular farmequipment for seedbed preparitjon, seeding, mu1cf., ippflcaiion,anchoring mu1ch, and majntenance
c. ) Djvert surface water away by furrows
d.) Apply fertilizer uniformly over the
I jze using soil test recommendationstoa3or4inchdepth.
e. ) Prepare firm seedbed, mjxing fertil izer with surface soi l.
U. S. OEPARTMENT OF AGRICULTURE, SOIL CONSERVATION SERVICE 7-L- r 4000-243
3.Seed'i ng
a) Apply
seed
used,
seed uniformly over the fieshly prepared seedbed and press
into soil with a cultipacker or similar tool. If hydroseeder
mix seed and fertilizer into slurry and apply'
1S
4.
Spec i es
('l ) ),1^, ,,'reLttr L' -r :[)1'',','
(2) 6,-on* ,'*u-,
(s) t*./-, [.t &1,. , i'^ ,.
MuJ chi ng
a) Mulch uniformlY all seeded
new straw or grass haY at
b) Hold mulch in place by (l) running a xweightedl gitg^lurrow with
notcheO Ui'aats' set stiaight to anchor the material; (2) on slopes
too steep io aisc, ho'ld mulch in place with mulch netting, jute..
nett.ing br fibergiass matt'ingi (3) or by treating mulch with suit-
ab1 e asPhal tic material .
5. Sodding
Dates Rate Per Acre
areas irnmediately after seeding with
the rate of tons Per acre. '
6.
use sod in some areas in place of nettjngs or mattings. Hold.'in place by
iyirg sod down.
-niio use sod where water concentrates or seeding'is
"impossi b1 e.
plant trees and shrubs that will beautify as well as stabilize critical
areas.
7. Maintenance
a) Fertjlize as needed with a fertilizer containing the required-rutf,ients.
b) Repair damaged areas by filf ing and sodding or
c) Mow periodically to control weeds and produce
a height of 2 to 4 inches- Spray'ing of weeds
Spaci ng
Number Between Rows
reseedi ng.
a denser sod. Cu{ at
may be necessary.
In Rows
S pec'i es
a)
b)
c)
[It.:e/b c.rad fi tet. GARFIELD trtrUNTY
DIREtrTOR trF PL.ANNING AND ZONING
BLENWtrOD SPRINBSi, COLORAOO BI6ctI
ZOI4 BIIKE AVENUE
February 1, 1973
East Girard
509
ver, Colorado 80231
Dear Dick:
*',rL,
ffi$Sln l€fercnce to your letter dated January 24, 1974, it would
#,1 be the opinion of myself and the County Attorney that noEr changes can be made to the Pre'liminary PIat Review by the
Garfield County Planning Cormission.
So if you should feel that these changes are necessary as
requested, we feel you must appear before the Planning Conmis-
sion at their next regularly scheduled rpetlng and explain
the reasoning for this.
Sincercly,
County Attorney
Planning Cormission
t7
PHONE 945:8212
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s Associates'Richard J. Thomas
(:t* (.u- /I ru\ +-
DECLAMTION OF PROTECTIVE COVENANTS
FOR RIVERBEND
GARFIEI,D COUNTY, COI,ORADO
ARTICLE ONE
Property SubJect to this
Declaratlon of Protective Covenants
Hamllton R. Duncan, Jr. ("Declarant") 1s the owner of all of that propertywlchln the subdlvlslon named Rlverbend ln G;rrfjerld County, Colorado. The realproperty which ls, and sha1l be conveyed, transformed, occupied, and sold subJectto the condltlons, covenants, restrictions, reservatlons and easements as setforth within the various clauses and covenants of thls declaratlon is locatedin the County of Garfield, State of Colorado, ancl is to include that porElon ofsald property encompasslng Flltngs I througir IV more partlcularly descrlbed asfollows:
A parcel of land being Phases 1, 2,3, and 4 of Ri-verbend Subdivisionsituated ln rhe sEk or Sectlon 34 and in rhe w!:swt of secrion 35, .rown_
ship 5 South, Range 90 West of the Sixth Principal Mericlian, also in Lot 4of Sectlon 5 and in LoEs I, 2, and in the StNnk'or secti;;;, Township 6south, Range 90 Lrest of rhe Sixth Principal }leridian, county of Garfield,state of colorado, said parcer of land is crescr:ibecl as follows:
Beginnlng at a point whence the southeast corner of sald Section 34 bears:N.72037',25" 8. 3692.20 feet; thence N.45"45'00" E. 140.00 r".t; thenceN.58"r0'00" E. 777.00 feet; rhence N.64.00'00" E. 162.00 feer; thence N.49"00f00" E. 117.00 feet; thence N.53"20'00', E. 93.00 feeE; rhence N.61o45,00,,E' 189'00 feet; thence N.75'37'00" E. 85.0() feet; thence N.84"30,00,,E. 110.00feet; thence s.87'12'00" E. r00.00 feet; thence N.76.45'00" E.40.oo feeE;tlrence N.52'37'00" E.45.00 feet; thence N.37"4g'00" E.205.00 feet; thenceN.49005'00" E. 195.00 feet; thence N.82"15'00" E. 40.00 feet; thence N.36"36'00" E. 55.00 feet; thence N.5g"18'00', E. 185.00 feetl thence N.64o40r00,,E. 1I5.00 feet; thence N.72"45r00" E. 65.00 fc,er; rhence N.84"05'00,,E. 105.00feet; thence N.74"00'00" E. 160.00 feet; thence s.68"33'00',8. g5.00 feet;thence s-28"30t00" E. 290.00 feet; rhence N.33"00r00" E. 70.00 feer; thence146'57 feet along the arc of a curve to the left, having a radlus of 3g3.17feet, the chord of which bears: N.43o57'30" E. J45.6g rJet; thence N.11"05'00,,E' 70'00 feet; thencc 255.51 feet along the ar:c of a curve to the left, havlnga radius of 297.25 feet, the chord of which bears: N.13o32'30" W. 247.72feet; ttrence N-38"10'00" w. 273.oo feetl thencc 29o.56 feer along the arc ofa curve to the rlght, having a radius of.243.6,1 feet, the chord of whlch bears:N.04"00r00" w. 273-65 feet; thence N.30"10'00" E. 100.00 feet; thence N.47"06'00" w. 60.00 feet; thence N.27"00'00" I./. 435.00 feet; rhence N.0go20'00',w. 44o.93 feet; thence s.81"28r00" 1,I. 560.gz feer; thence N.33"50,00,,w.365.00 feer; thence N.53"10'00" E. 330.00 feer; rhence 232,L7 feer alongthe arc of a curve to the 1efE, having a raclius of 416g.53 feet, the chordof r,rhlch bears: N.51"3/+'16" E. 232.r4 f eet; trrence N.1+9o58,32,, E. 364.47feet; thence s.46"00'00" E. 208.92 feet; thence s.10"31,00,,E.95.00 feet;thence s.31"46'43" !tr. 340.63 feet; thence 140.09 feet along the arc of acurve to the left, having a radlus of 445.92 feet, the clord of whlch bears:s.66"05'00" E- 139.51 reet; thence s.75"05'00,,I]. r50.00 feer; rhence 176.g3feet along the arc of a curve to, the left, having a raditrs of. 2L1.30 feet, thechord of which bears: N.81o35'30" E. t72.oB f€:er; thence N.5g"16'00" E. 17g.00feet; thence N.53"15'00" E. 22o.oo feet; thence 340.93 feer along the arcof a curve Eo the..rlght, havlng a radius of 2L7.61 feet, the chord of whlchbears: N.63'32r04" E.307.12 feet; rhence s.71"35'00" E. rgo.00 feet; thence20L'52 feet along the arc of a crrrve to the right, having a radius of t474.OLfeet, the chord of which bears: s.67o40r00" Ii. 201.37 feet; thence s.63.45,00" E' 121.83 feet; thence tg4,lg feet along the arc of a curve to the rlght,
having a radius of 226.(r8 feet, the chord o[ rvhich bears: S.39o12,30,, E. lgg.31feet; thence s.14'40'00" E. 18.g2 feet; the:nce 127.39 feet al0ng the arcof a curvu r" :l:,.lett, having a radius of 191.24 feet, the chord, of whichbears: s'33'45'00" E.125.05 ieetl rtrence s.52"50'00', E. zro.oo feet; thence2'08'77 f eet along the arc of a clrrve to Ehe l cf t, havinl; a rarl ius of B2g.7zfcet, the chord ,f wlrictr bears: S.60o02r30', ti. ZOg.22 fee,t.; thence S.67.15,00,,E. 137.00 feet; t-trence 194.52 fcet along tlrr.,arc of a curvo to the left, havlnga radius of 377'81 feeE, the chord of which hears: s.82o00r00,,E. 192.3g feet.thencc s.r3"00'00" E. B0-48 feet; t.enc:e s.B3"l5'00,, Ii. 8.76 feet: thence z3si.7tfeet along the arc of a curve to tlre ri1;ht, Ir;rvirrg il r:tclitts of 457.gI feet, thectrord of which bears: N.82"00'00" Iy'. 2l::.ri reet; thencc N.67"15'00,,w. 137.00feet; rhence 228'go fctrt along the arc of , c(rrve Eo the rigtrt, having a radiusof 909.72 feet, the chord of r.rhich bears;: N.60"()2,30,, I{. Z"2A.n feet; thenceN'52"50',00" hl' 210.00 feet; thence 180.68 fc.r along the arc of a crrrve to t5er:ight, having a r;rclitrs of 271-24 f.eet, tlre <:lrord r>f wtri<:h bears: N.33o45'00,,I,/. 177.36 feet; thcnce N.14"40'00" lnl. lg.g2 i,,"r; r_herree 125.66 fcet along thearc of a curve to-.the 1efr, havlng a raclius c>f l4(t.6g feet, the chord of whichbears: N. 39"12'30" I,I. 12r. g5 f eet; trre.r:. N. (r3"45,'00" i,/. rir. s: feet; thence96'51 feeE along the arc of a curve to the 1eft, having a rarlius of 1394.01 feet,the chord of r'rhich bears: N.65o44'00" I,l. 96.Lg feeL; thence s.78o45,00,, Irr. 290.00feet; thence s'05"00'00" E. 80.00 feet; thence s.2g"-55,00,, IJ. r9l.50 feet; thences.18"35r00" tr'/. 45.00 feeE; thence s.04;45,00,, Irr. 25.00 feet; thence s.00o45,00,,E' 30'00 feeE; thence s.52"50'00" r,r. 58.00 feer; rhence s.2g"45,00,, [I. 65.00feet; thence s.16"05'00" E. 45.00 feet; rh€lnce s.43"0g,00,, E. 40.00 feer-1 thences'11"24'00" w. 15-00 feet; thence s.32"08,00,, I,{. 35.00 feet; thence s.26010f00,,I{' 52'00 feet; thence s.02"1r5'00" [. 130.00 r.er; t]rence s.09"35,00,, w. 135.00feet; thence s.13"10'00" w. g5.00 feet; thence s.25"10,00,,r{. g3.00 feet;thence s'19"30'00" I^I. 64.00 feet; thence s.42"10,00,, 1.I. 40.00 feet; thence s.34"10'00" Ii. 60.00 feet; thence s.27"07,00,, I{. 35.00 fcet; rhence s.55"45,00" [.I.35.00 feet; thence s.77"10'0n" w. I50.00 fc.t; thence N./r7,06,00,, [,r. 100.00fect; thence s-30'10'00" w. g0.00 feet; tlr.nce s.4304g'58,, u. 767.83 feer, moreor lerss; thence S.13"1+0'00" W. 5g5.00 feet; the,ce I.1.g7"57,00,, I^1. I90.OO feet;thence I'r.44'04'00" Lr. 90.00 feet; thencc s.33.00,00,, I,/. 2r5.00 feet; thences.57000'00" E. 60.00 feet; thernce s.05"rJo,58,, [. 174.20 feet; rhence s.38"40'00" IJ- 13-5.00 fcer; rhence N.2J"35'00" r/. lilr.),5 i,ceri thcnecr s.33"00,00,, tr{.20'00 feet; thence 1r9.08 feet along the arc of a curve to the right, having ar:ldius of 608.58 fcet, the chord of rvlrich br.:rrs: S.3i>o1g,.]7,, I.l . 49.07 feet;rlrence s'23'35'00" E. 17B.97 f.et; tht-nct, s.3g"/r0,00,, Ii. i40.00 feer; t6ences.64"26'00" [.I. 140.00 fc:et; thence N.21+o.]o'00,, Iv. 171+.35 fcet; thenee s.63"55,00" lI' 60.00 feet; tlrence s.20'04'00" Ii. 174.61 feetf rhence s.64"26,00,, [.I.868'57 feet; thernce s.71"51'00" trI. 400.00 r.,,r; ttrence I,1.29"56,00,,1{. lB0.o0fcet; thence s.72030'00" lr,. 370.00 fCet; tlrc.nccr 133.66 fc,ert a10ng the arc ofir curve to the right, havlng a radirrs of t044.31 feet, the chcird of which bear.s:s.76"10'00" I{. 133.57 f eet; thence s.79"50'00'i I^t. 60.00 feer; rhence 4L6.45feet along the arc of a ctrrve to the rigtit, having a radirrs of t42.g5 feet,tlre chord of rvhich br:ars: N.16"42'30" w. 2}tt.o4 fc'ct; thernce N.l2"oO'00" E.182.00 feet, rnore or le.ss to t.he point of bc,ginning.
The above descri.bed parcel of land contains 83.91. a(trcs, more or 1ess.
n
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ARTICLE TWO
General Purposes and Definitions
A. The real property described in Article One hereof is subject to the
conditions, covenants, restrictions, reservations, and easements hereby declared
to ensure the best use and the most appropriate development and improvement of
each building site thereof; to protect the owners of building sites against such
improper use of surrounding building sites as will depreciate the value of their
property, to preserve, so far as practical, t.he natural beauty of such property;
to prevent the construction of improper or unsuitable improvementsi to encourage
and secure the erection of attractive dwellings thereon; and in general to create
and keep the subdivision, insofar as possible, desirable, attractive, beneficial,
and suitable in architectural design, materials and appearancei to guard against
fires and unnecessary interference with the natural beauty of the subdivision and
to provide adequately for the improvement of said property; all for the mutual
benefit and protection of the oh/ners of lots in the subdivision.
B. As used herein the following words and terms shaIl have the following
meanings:
"Subdivision" shall mean the land described in Article One. Declarant may,
pursuant to the following provisions of this declaration, amend Article One to
include afl or any part of the adjoining land- owned by it at the time of the
amendment.
"Lot" sha}l mean each lot reflected on the recorded plat of the subdivision.
"Single Family Residence" shall mean a single family residential building
together with not more than one (1) out building. "Out building" shall mean an
enclosed covered building to be used as a garage or for other storage purposes
not directly attached to the main structure which it serves.
"Riverbend Property Ovmers Association" shall mean that certain property
or^7ners association which is a non-profit corporation of which any owner of
property within the subdivision shall become a member immediately and automatically
upon becoming an owner within the subdivision (hereinafter such association may
sometimes be referred to as the "Association").
"Architectural Control Committee" shall mean that certain committee estab-
lished by the Association to initially review and approve construction plans and
plans for improvement of the lots within the subdivision-
ARTICLE THREE
Covenants and Conditions
A. Land Use and Building Type.
No building site sha1l be used except for residential purposes, and each
site shall be limited to one single family residence or the appropriate number
of living units as determined by the plat. No building shall be erected, altered,
placed or permitted to remain on any site other than for residential or recreation-
al purposes, for a private garage, barn, and other out buildings incidental to
residential use of the premises. No trailer, motor or mobile home, basement,
tent, shack, garage, or other out building erected on a building site covered
by these covenants shal} at any time be used for private habitation, temporarily
or permanently, except for a period not to exceed two (2) months, unless approved
in writing by the Association. No lot shall be used for any commercial or business
purposes whatsoever. The foregoing covenants shal1 not apply to Declarant or its
agent, real estate sales officer conveni-ence store, and the activities conducted ln
connection with the develoPment, farming, ranching, or the providlng of servicesto the development or publlc.
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B.Approval of Construction Plans.
No building or other structure shall be constructed, erected, or maintained
on any lot, nor shal1 any addition thereto or changre or alteration therein be
made unless it complies with the Garfield County, Colorado zoning ordinances in
existence with respect to the property and until the complete plans and specifi-
cations (incl-uding, but not limited to, the floor, elevations, plot, grading,
and landscaping plans); provisions for off-street parking, the specifications
of principal exterior materials, color schemes and the location, character, and
method of utilization of all utilities have been submitted to the Architectural
Control Committee of the Association and approved in writing by the Association.
A Certificate of Approval signed by the president or vice-president of the Associa-
tion shall be sufficient to show compliance with this Article. Each building or
other structure shall be constructed, erected, and maintained in strict accordance
with the approved pJ-ans and specifications.
In passing upon all such plans and specifications, the Association shalI
take into consideration (a) the suitability of the proposed building or other
structure and the materials of which it is to be erected; (b) the hannony thereof
with the surroundings; and (c) the effect of the building or other structure, as
planned, on the view from adjacent or neighboring lots. The Association shaIl
use reasonabLe judgment in passing upon al1 such plans and specifications, but shall
not be liab1e to any person for its actions in connection with submitted plans
and specifications unless it be shown that it acted with malice or wrongful intent.
The Association shall act upon the plans and specifications submitted to it
within thirty (30) days after such submittal. If no action is taken by the
Association within such 30-day period, the plans and specifications shall be
deemed approved. If within such 30-day period the Association rejects such plans
or requests changes therej-n and the plans are resubmitted, the Association shall
again have thirty (30) days upon which to act upon such plans and specifications.
C. Minimum Floor Area and Building tteights.
No main residential structure shall be permitted on any building site covered
by these covenants, the habitable floor area of which, exclusive of basements,
porches, and garages, is less than 1,000 square feet.. The maximum height of
any building shall be in compiiance with the Garfield County zoning ordinances.
D. Set Back Requirements.
There shall be no general rule for the location of improvements with relation
to property lines, buL the location of such improvements shal-I receive the advance
approval of the Association in paragraph B above required and all such sites shall
conform to the Jefferson County zoning regulations then in effect.
E. Fences.
No fence, wal1, or simj-Iar type barrier of any kind shall be constructed,
erected, or maintained on any lot for any purpose whatsoever except such fences,
walls, or barriers as may be approved by the Associati-on.
F. Signs
No signs of any kind shall be displayed to the public view on any part of
the property, except one sign of not more than two (2) square feet designating
the owner of any building site, one sign of not more than five (5) square feet
advertising the property for sale or rent, except temporary signs used by Declarant
or its agent, to advertise property or services in Riverbend.
G. Easements
Easements and right.s-of-way as described on the recorded plat of Riverbend
have been reserved for poIes, wires, pipes, and conduits for electricityr gdsr
telephones, sewer, drainage water, snow removal- and other utility and road pur-
poses together with the right of ingress and egress for further construction,
maintenance and repair thereof as shown on the recorded plat of the subdivision.
Equestrian and pedestrian trail-s also are designated on the plat of the subdivision.
Road rights-of-way and easements shown on the plat contain utility easements,
and easements for other purposes. No dwe11ing, improvement, material, equipment,
or refuse shall be placed on any part of said property within the area of easements
reserved so as to interfere with the use thereof as reserved.
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H.Garbage and Refuse Disposal.
No part of the property above or below ground shall be used or mainEained as a dump-
ing ground for refuse, trash, garbage, debris, or other waste; at all times Ehe property
shal1 be maintained in a sanitary condition. Reasonable precaution shal1 be taken against
flre hazards and no outdoor burnlng of any klnd shall be permltted u,,on the premises (ex-
cept for cooking). Each property ouner shall provide suitable receptacles for the temporary
sLorage and collectlon of refuse and all suclt receptacles shall be screened from publlc
view and protected from disturbance. These restrictions also apply to contractors doing
construction. No motor vehicle of any type shall be permitted to remain on the property
in a non-operating condition for more than thirty (30) days in any calendar year. Any such
vehicle which does not display current and valid license plates and safety inspection sticker
as required by state law shall be deemed to be in a "non-oper:ating condltiont'.
I. Trees.
Living trees,
existing upon a lot
be cut, trimmed, or
J. Livestock
the trunk of which is four (4) inches or more in dlameter, naturally
, except to the extent necessary for construction purposes, shall not
removed from the properties except as may be approved by the Assoclation
and PoulEry.
No animals, livestock, or poultry of any kind shall be raised, bred, or kept on any
port.lon of the property for any commercial purpose. Household pets kept for recreatlonal
purposes must be kept within the dwelling or a kennel or cage unless accompanled by and
under the control of the owner. The Association shall have the power to impound any house-
hold pet allowed to run free and uncontrolled within the strbdivlsion. A flrst offense
shal1 be punlshable by a fine of $25. A second offense shall be punishable by a fine of
$100. In the case of a third offense by the same resident, the Association shall requlre
the removal from the subdivision of all domestic pets owned by the resident.
K. Landscaping.
Irrigated lawn sizes for all classlfications
feet. The balance of the lot should be seeded in
such as Crested Wheat. Indigenous trees, bushes,
Gardens not exceeding 500 square feet may also be
of lots shal1 be limlted to 2500 square
native grasses not requiring irrigation
and shrubs can be planted and watered.
watered.
L. Continuity of Constructi-on.
A11 structures commenced in this subdivision shall be prosecuted dillgently to com-
pletion and shall be completed \^rithin twelve (12) months of issuance of bullding permit
unless approved in writing by the Associatlon.
M.Nuisance and Fire Arms.
No noxious or offensj.ve activity shal1 be carried on within Lhe subdivision nor shall
anything be done or permitted which will constitute a public nulsance thereln; nor sha1l
any fire arms be discharged within the subdivlsion. Fire arms as rrsed hereln shall be
construed to mean not only rifles and pistols and cannons, but fireworks, explosives, air
rifles, BB guns, or similar devices.
N. Parking.
Parking shall be accommodated on site wlth no parking allowed on public sEreets. Eachslte sha11 provide at least a one-car garage, or equlvalent covered parking area, and the
minj-mum of two additional parking unlts should be accommodated in the driveway design.
O. 0utside Antenna
Neither external television nor radio antennas shall be a11owed, except such antennas
as rnight be erected by the Declarant for use by the community.
P. Interference with Ranch Operation
Because of the physical danger, as well as a potential dol1ar loss, it 1s essentlal
that residents do not interfere with ranching activities or trespass on ranch property.
Non-interference with ranching activities will be strictly enforced. Any represenEative
of the Board of the Assocj-ation or the ranch operator slia1l have the right to conract the
Garfield County Sheriffrs Department regarding trespassing on prlvate 1and. Any resident.
causing damage to crops, livestock, ranch buildlngs or equipment sha1l be assessed a pen-
alty by the Board of the Association sufficient to cover rhe dollar value of said damage.
r-J-
a.Non-Applicab i1ity.
The foregolng covenants shall not apply to Declarant or 1ts agents, employees, realestate sales offices and activities conducted in connection with the develop*"rt, the con-struction of subdivision facilities, and the providing of services to the development.The foregoing Covenents shalt not apply t.o the Convenience Store site according to theRiverbend Plat, whlch site is set aslde for commercial purposes. No business shall beconducted on such loE that results in noxious odors, nolse or loud muslc, or ln bolsterousand unseemly behavi"or.
ARTICLE FOUR
Riverbend Property Owners Association
A. Membershlp.
For the PurPose of maintaining roads, traffic control, general plantlng wlthln road-way areas, and all common servi-ces of every klnd and nature required or deslred withln thesubdivislon for the general use and benefit of all lot owrrers, each and every lot owner,in accepting a deed or contract for any lot in the subdivislon, agrees to and shall be a mem-ber of and be subject to the obllgations and duly enacted by-1aws and rules of the River-bend Property owners Association, a non-profit corporation.
B. Assessments.
Payment of dues and assessments to the Association sha11 be in such amounts and atsuch times as may be determined by the Association Board of DirecEors.
C. Lien for Assessments
If any lot ovrner shall fail or refuse to make any such payment of dues and assessmentwhen due, the amount thereof shall constitute a lien on the 1ot as set forth in the deedof conveyance to the ovmer, and upon the recording of notice thereof by the Assoclation inthe offlce of the Recorder of Deeds of the County in which the property is situated, suchlien sha1l be constituted upon such ownerts interest prior to all other liens and encumbrances,recorded or unrecorded, except only (a) taxes, speclal assessments and speclal taxes there-tofore or thereafter levled by any political subdivision or municipal corporati.on of thisstate and other sEate or federal taxes which by law are a lien on the lnterest. of' such1ot ovrner prior to pre-existing recorded encumbrances thereon, and (b) all sums unpald on afirst mortgage or first deed of trust of record, including all unpaid obllgatory sums asmay be provlded by such encumbrance.
The Association sha1l send a notlce, postage prepaid, to any such encumbrancer whoseencumbrance was recorded prior to the time of recording the notice of lien provided for inthis section, at the address shown i-n the recorded encumbrance; provided that if such en-cumbrancer has furnished the Association with another address, then such other address shallbe used, and said Associatj-on sha11 not foreclose its sald lien until at least thirty (30)days after the date of depositing such notice in the United States malls, postage prepald,to the address of such encumbrancer.
Any encumbrancer holding
spect to such lot, and, if so
to the unpald balance secured
and lien righEs as the unpaid
a lien on a 1ot may pay any
provided ln an encumbrance,
by hls l1en, and such added
balance to which added.
common expenses payable with re-
may add the amount of such payment
amount shall have the same prlorlty
The lien provided for in this section shall be in favor r:f the Association and shallbe for the benefit of all other lot owners, and may be foreclosed by an acti-on brought inthe name of the Assoclatlon in a like manner as a mortgagee of subdivided real property.In any such foreclosure the or^mer shall be required to pay the costs and expenses of suchproceedings, the costs and expenses for fi1Ing the notice or claim of lien, and all reason-able attorney fees. The owrlers shall also be required to pay the Assoclation all assessmentsfor the 1ot during the period of foreclosure, and the Association shal1 be entitled to aRecej-ver to collect the same. The Association actlng on behalf of the loE owners, shal1have the power to bid ln the interesE so foreclosed at foreclosure sale and to acquire andhold, lease, mortgage and convey the same; and to subrogate so much of its rlghts to suchlien as may be necessary or expedlent to an insurance company which will continue to glvetotal coverage in spite of nonpayment of such defaultlng orrrlrrs portion of the premlum.
The Associatlon and 1ts officers and dlrectors shall- not be llable or accountablein damages for any action taken pursuant to the provisions of this Declarati.on.
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D.Certificate of Assessments
Upon payment of a reasonable fee not to exceed TVenty-Five dollars and upon
the written request of any owner, mortgagee, prospective grantee or prospective
mortgagee, of a Iot, the Association -- by its financial officer -- shall issue
a wri-tten Certificate setting forth the amount of unpai<l common expenses, if any,
with respect to the subject 1ot; the amounL of t-he current assessment and the
date upon which such assessment becomes due; and credit for advanced payments or
for prepaid items (including, but not limited to, insurance premiums). Such
certificate shall be conclusive upon the Association in favor of all persons who
rely thereon in good faith. Unless such request for a Certificate of Assessments
be compiled within ten (10) days of the receipt of the request, then (a) in the
case of a request by a mortgagee or prospective mortgagee, all unpaid common
expenses which become due prior to the date of making such request shall be
subordinate to the l-ien of said mortgagee or prospective mortgagee, or (b) in
the case of a request by a prospective grantee, he shall not be ]iable for, nor
shall the lot conveyed be subject to a fien for, doy unpaid assessments or conmon
expenses which became due prior to the date of making such request. No failure
to comply with such request, if made by the owner, shall- relieve him from personal
liability for, or the subject lot from the lien for, doy unpaid assessments or
conmon expenses. The provisions contained in this paragraph shall not apply upon
the initial transfer of the lot by Declarant.
ARTICLE FIVE
Violation, Enforcement, Term, and
Severa.bility of Covenants
A. A Violation of Covenants.
Whenever there shall have been built on any lot, a structure which is in
violation of these covenants or restrictions herein contained, such persons as
are authorized by the Board of the Association shall have the right to enter upon
the property as to which such violation exists, and to summarily abate and remove
at the expense of the owners thereof, dfly erection, thing, or condition that may
exist thereon contrary to the intent and meaning of the provisions thereof; and
the Association, its agents an<i assigns shalI not thereby be deemed guj-lty of any
manner of trespass for such entry, abatement, or removal. The costs and expenses
of such entry, abatement, and removaf shall become a lien upon the lot upon the
recording by the Association of a sworn statemenL wi-th respect thereto in the
Garfield County real property records. In addition, if any person shall violate
or threaten to viol"ate any provisions of this instrument, it shall be lawful for
any person or persons owning the real property in the subdivision or for the
Association to institute proceedings at law or in equity to enforce the provisions
of this instrument, to restrain the person violating or threatening to violate
them, and to recover damages, actual and punitive, together with reasonable
attorney's fees, for such violations.
B. Term of Covenants
The covenants and restrictions and other provisions of this document sha1l
run with and bind the land, and shall inure to the benefit of and be enforceable
by the Association, or the owner of any land subject to this document, their re-
spective legal representatives, heirs, successors, and assigns until June 1 , L997 ,
after which time the same shall be automatically extended for successive periods
of ten (f0) years.
C. Amendment.
This Declaration may be amended at any time by recording an instrument signed
by the then owners of two-thirds (2/3) of the sites agreeing to amend said covenants
and restrictions in whole or in part; provided, however, that for a period of five(5) years from the date hereof, no such amendment shall be effective without the
written approval by Declarant appearing on said instrument of amendment. Declarant
may amend Article One to j-nclude additional land within the property covered
by these covenants so long as such land adjoins land then covered by these covenants,
and is owned by Declarant at the time of the amendment. (For the purposes of this
paragraph, land separated only by roads shall be deemed to "adjoin"). The Amendment
-7-
to include such land shall be effected by Declarant having recorded a declaration
describing the land to be included, setting forth such additional limitations,
restrictions, covenants and conditions as are applicable to such land; and
declaring the land is to be held, sold, conveyecl, encumbered, leased, occupied
and improved subject to the covenants.
D. County Regulations.
To the extent that the applicable county or other governmental regulations,
rules, or codes and ordinances or laws are more restrictive in their atlowable
land utilization than these covenants, they shall supercede these covenants and
govern at aII times.
E. Severability.
Invalidation of any of these covenants or
orders sha1l in no way affect any of the other
in full force and effect.
part thereof by Sudgments or court
provisions hereof which shall remain
ARTICLE SIX
General Conditions
The following general conditj-ons and stipulations are hereby imposed upon
all sites:
A. The Riverbend Property Oonerrs Association shall have the right to
enforce any and all }imitations, restrictions, covenants, conditions, obligations,
liens and charges now or hereafter imposed by the Riverbend covenants upon allproperty owners within Riverbend.
B. The Board of Directors may, from time to time, promulgate rules and
regulations relating to the properties, which rules and regulations shall bebinding upon the owners and occupants of all sites within the properties.
C. A1I renters of units within the property shall be governed by and subject
to the provisions of these covenants. The payment of assessments sha1l continueto be the responsibility of the owner of record. The number of occupants in anyunit may be limited by rules and regulations promulgated by the Board of Directors.
D. Any act or omission which violates these Riverbend covenants is hereby
declared to be and to constitute a nuisance and may be enjoined and abated whether
or not relief sought is for negative or affirmative action by the Associationor through the Association by any owner or owners.
E. Failure to enforce any provision of the covenants shall not constitute
a waiver of the right to enforce.
F. Any notice required to be sent to any owner under the provisions of
this Declaratj-on shall be deemed to have been properly sent when mailed postpaid,
to the last known address of the person who appears as member or owner on the
records of the Association at the time of such mailing.
Executed this day of , lgi7
Hamilton R. Duncan, Jr.
Attest
By
STATE OF COLORADO
City and County of Denver
SS.
day
The
The foregoing instrunent was
of
Riverbend Subdivision.
acknowledged before me this
, L976, by Hamilton R. Duncan, Jr., Ovrner
My commission expires:
-B-Notary Public
of