Loading...
HomeMy WebLinkAbout1.0 ApplicationRECEIVEDJUN 12ZW Sketch Plan )OOO( Preliminary Plan Final Plan SUBDIVISION APPLICATION FORNI SI.]BDIVISION NAME: ROARING FORK PRESERVE SUBDIVISION OWNER: Roaring Fork Preserve. LLC ENGINEER/PLANNER/SLIRVEYOR:. Planner - Land Design Parhership; engineer - HiCh Country Eng.. lnc LOCATION: Section: 35 & Section 36 Township: 7S Range: 88W WATER SOURCE: Individual wells for each lot protected by Basalt Water Conservation District Coutract- SEWAGE DISPOSAL METHOD: Individual on lot disposal system PUBLIC ACCESS VIA: CountYRoad 100 EXISTING ZONING: Agricultrue i Residential / Rural Density EASEMENTS: Irrigation ditch TOTAL DEVELOPMENT AREA: (l) Residential Nu-b", Aot"t Single Family 9 plus 4 accessory dp'sllings 86'18 Duplex 6 0 Multi-family g 0 Mobile Home g 0 (?-\ Commeroial Floor Area Acres 0 0 0 0(3) Industrial (4) Public/Ouasi'Public @oadROW) (5\ C)oen Soace / Common Area TOTAL: PARKINGSPACES: Residential 26 Commercial Industrial 3.85 90.03 ii6 / -{r \\<.--S=-\ /--:.J(\r _.=--\6---72NNYEw, 6O \9:.i;,1 . Y.,;,1'/ O::r:i/ q^t' -+ --+rriD) /i/fi[( lt4' r) )+ I#-I il, I .-/../t) -). i l;'/..1 r -!) SCALE 1,= €-.taaF RANCH AT FORK, open ROARING sp oce tr u \---_____ J.:PPa\ l_(lCA'i](,rl..l ()t \1 r, ;- r Bli'.lf l -c -ED, v -iu-\ B- rDlNu S'-l i f.) cEoRGE K.LBY f- \ i proposed residen-[i \-,/ subdivision \ {1 *\-)i==- z >9 t!l =\z o,- '<o .E: MIDCON REALTY, LLC in dustriol REX & COFFMAN icul ture DALE EUBANK light industriol Roaring Fork Preserve SKETCH PLAN LAND DESIGNI PARTNERSHIP 916 Cooper Avenue, Glenwood Springs, CO 61601 97 0-9 45-2246 I F ax 970-945-4066 June 9, 2000 Mark Bean Garfield County Planning DePt. 108 8th Street Glenwood Springs, CO 81601 Re: Roaring Fork Preserve Subdivision Sketch Plan APPIication Dear Mark: Attached herewith are fifteen copies of a Sketch Plan and supplemental information as required for sketch plan review and a check for the application fee of $325 for the above referenced property. The proposed subdivision property is 90,03 acres in size located on the nortn side of County Road 100 about 1 .5 miles east of the Town of Carbondale. On behalf of the Roaring Fork Preserve, I request that this application be placed on July 12th agenda of the Planning and Zoning Commission. SKETGH PLAN INFORMATION. Name:Roaring Fork Preserve Subdivision Owner: Roaring Fork Preserve C/O Dave McMorris P.O. Box 1360 Basalt, CO 81621 Ph. 927-8836 : fax9274882 Applicant & Planner: Land Design PartnershiP 91 8 cooPer Ave. Glenwood SPrings, Co 81601 Ph. 945-2246; fax945-4066 Engineer/Surveyor: High Country Engineering 923 Cooper Ave. Glenwood Springs, Co 81601 Ph. 945-8676; fax 945-2555 Existing Conditions: The site is characterized by two large irrigated hayfields with the remainder of the property being an intermixing of groves of cottonwood trees and grass pasture. There are also a number of ponderosa pine trees and spruce trees scattered through the tree masses. The most northerly boundary of the property extends, at one point to the north bank of the Roaring Fork River. Two larger irrigation ditches, two to three feet in width, flow through the property delivering water to downstream users. Existing easements for these ditches do not provide survey specific locations. New specific easement descriptions based on the current locations of these ditches will be shown on the future subdivision plat. Numerous small lateral ditches, one foot or less, wonders through the property, primarily to irrigate the larger fields. The field areas of the site slope very gently with some areas having been graded up to facilitate irrigation water distribution. ln the treed atea, there are some shallow undulations. There are a few areas along-side the irrigation ditches and a few isolated low spots that may be identified as wetlands wlren these are professionally assessed prior to the preliminary plan. These are not large in area and can be easily avoided with the possible exception of road or utility crossings of irrigation ditches that may have a narrow ribbon of wetland alongside. These crossings would be handled under a nationwide permit with the Corps of Engineers. The 100 year floodplain and floodway have been preliminarily shown on the Sketch Plan. The southerly bank of the Roaring Fork River along the north boundary of the property has been stabilized as part of the Corps of Engineers approved master plan for the river between Cathrine Store Bridge and Carbondale. There are no existing wells on the property. The property is zoned Agriculture / Residential / Rural Density (2 acre minimum lot size) and is designated Low Density Residential (one dwelling per 10 acres or more) in the Garfield County Comprehensive Plan for Study Area l. Description: The Roaring Fork Preserve (RFP) proposes 9 lots ranging in size from 5 to 13 acres. Access is provided by a common use road shared with the proposed Mayfly Bend Ranch subdivision located adjacent to and north of the subject property. Four residential lots and one caretaker dwelling have been proposed at the Mayfly site. This road will provide direct access for four of the RFP lots. This road will be constructed to the Rural Access design standard with 2, graveled, 11 foot traffic lanes and 6 foot shoulders up to the intersection with a proposed second road serving the easterly portion of the property. This second road will serve the remaining five lots of the RFP. This road and the northerly portion of the main access road will be constructed to the Semi-primitive design standard with 2, graveled 8 foot wide lanes and 2foot shoulders. All roads are proposed to be located within 60 foot wide right-of-ways which will be dedicated to the public and maintained by the home owner's association. The sixty foot width is wider than required by the County but our desire is to create a gracious, rural feel along the roadways and to provide greater flexibility to make minor roadway and utility line alignment adjustments as might be needed to avoid damage to existing vegetation. The ROW has been flared at County Road 100 to allow for an attractive entrance treatment. The point of access to County Road 100 has been positioned at least 400 feet west of the driveway into the Eubank light industrial development south of CR 100. This will assure minimal conflict between the traffic at these two intersections. The access to the development is basically a cul-de-sac that is longer than the County's design standard maximum length. The cul-de-sac at the end if the secondary road ii a total of 2,OOO feet from County Road 100. The cul-de-sac radii is oversized with a 60 foot roadway radius and a 75 foot ROW radius. These radii will allow emergency vehicles to easily negotiate the cul-de-sac. There is not an efficient way to provide a iecond point of access to County Road '100 without causing undue additional disturbance to the site. We request that the Maximum Cul- de-sac Length be waived for the site. Access to Lot 8 is provided by an access easement that will be used only by Lot 8. The irrigated fields will be fenced and some lot line fencing may be allowed. All fences will be required to meet Division of Wildlife design standards except for catch corral areas on lots that are allowed to have livestock. There will be specific design guidelines for fencing on all lots. Some type of rail fencing will likely be the norm for the subdivision. Preliminary building envelopes are shown on the Sketch Plan. The size of the envelopes is intended to allow flexibility in placement of residences while preserving privacy between the dwellings. The existing vegetation at the site is very helpful in creating privacy for the individual building sites. Protective covenants for the property will include site, landscape and architectural design guidelines. As much buffer has been provided between the envelopes and adjacent agricultural uses as possible. Envelopes closest to County Road 100 have been kept in the trees such that the open space currently experienced along County Road 100 will be preserved. The applicant request that approval for four accessory dwellings be granted the development. The accessory dwellings would be assigned to lots 5,6,7 & 8 which are lots ranging in size from 9 acres to 13 acres. Livestock will be allowed on those lots that have historically irrigated fields or pastures. Prior to preliminary plan submission an irrigation water administration plan will be developed which will probably place the water rights maintenance and management responsibilities in the hands of the home owner's association. The association will administer the division of the water between the lots. lt is possible some lots that have not been historically irrigated may be allotted irrigation water that allows them to have a limited number of livestock on the lot or to simply enhance the overall "green" character of the total property. Sewer: lndividual disposal systems are proposed for the property. SCS soil survey mapping identifies two soil types as dominating the property. The Atencio - Azeltine Complex (#13) and the Fluvaquents (tf42) are the typical soils throughout the flats east of Carbondale . The soils are described as having severe restrictions both for building site and sanitation facilities based on their potential for flooding and excess soil moisture. These conditions will be investigated in detail with the preliminary plan preparation. Flooding is not a major concern since the vast majority of the site is outside of the 100 year floodplain. Ground water levels and percolation rates will be investigated for the preliminary plan. lt is likely that the individual sanitation systems should be required to be design by a licensed engineer. Water: Domestic water will be provided by individual wells on each site. Even though the property has good irrigation water rights, the domestic water right needs of the subdivision well be satisfied through contracts with the Basalt Water Conservancy District. Existing wells in the immediate area surrounding the site demonstrate good physical production and acceptable quality. The feasibility of providing a pond for fire protection water storage is being investigated. If no on-site fire protection water is provided, in-house fire protection sprinkler systems will be required on all residences. lmpact Fees: County Road 100 does not have an Off-site Road lmpact Fee. lt is expected that due to the small number of dwelling units proposed, the School District will prefer to receive cash in lieu of land as calculated by the newly adopted dedication regulations. Utilitv Services: Electrical service will be provided by Holy Cross Electric, phone by US West and natural gas by KN Energy. Cable TV may not be available to the site. Radiation Hazard: No site specific radiation studies have been conducted at the site but analysis on the Aspen Equestrian Estates and St. Finnbar site across the river, which have identical soil types, did not indicate any unusual risk from radiation. lmoact On Lakes, Stream and Topoqraphv: Sediments generated by construction disturbance at the site will be controlled with erosion fencing and check dams before discharging into the river. The topography of the site is very gentle and development will have very minimal impact on the native terrain. The use of herbicides and pesticides will be limited by the protective covenants so as to minimize the potential for leaching into the ground water or the river. The protective covenants will also include a requirement for the home owner's association to conduct periodic analysis of water samples from the private wells to monitor the quality of the ground water. LAND USE SUMMARY: Existing Zoning: Total Development Area: Agriculture / Residential / Rural Density 90.03 acres Total Number of Lots: 93 Total Number of Dwelling Units: Primary Units I Accessorv Units 4 Total 13 Total Area of Non-residential Floor Space: 0 Total Number of Dwellings per Structure: one + one accessory unit on four lots Total Number of Off-street Parking Spaces: 26 Density:6.93 acres per dwelling unit including all possible accessory dwelling units). 10.0 acres per dwelling with no accessory units RELATIONSHIP TO THE ROARING FORK VALLEY COMPREHENSIVE PLAN The following describes how the proposed Roaring Fork Preserve Subdivision is in general conformance with the new Garfield County Comprehensive Plan for Study Area I as identified by Section Ill Goals of the Garfield County Comprehensive Plan dated September, 1995. Section lll-1.0 Public Particioation Goal: An integral part of County land use planning is the opportunity for citizens fo be involved in all phases of the planning process. The project proposal will be reviewed at two publicly noticed hearings at which the public will be given the opportunity to comment on the proposed project. Section lll-2.0 Housino Goal: To ensure the availability of housing including affordable housing in the County where in short supply, subject to regulations, which ensure safety, appropriate site designs, compatibility, and protection of the natural environment. The proposed division creates lots that are compatible with the residential uses found in this region east of Carbondale. Approval of accessory dwellings will create the opportunity for greater housing diversity. Section lll-3.0 Transportation Goal: Ensure that the County transportation system rs safe, functional, appropiately designed to handle existing and future traffic levels, and includes opfions for the use of modes other than the single-occupant automobile. Direct access to County Road '100 affords easy access to the Town of Carbondale and the signalized intersection at Hwy 82 al Cathrine Store. Section lll-4.0 Commercial and lndustrial Uses Goal: Commercial. Garfield County will encourage the retention and expansion of convenient, viable, and compatible commercial development capable of providing a wide variety of goods and seruices fo serye the citizens of the County. No commercial uses are proposed. Carbondale commercial services are located within 1 lz miles of the proposed development. Section lll-5.0 Recreation and Ooen Space GOAL: Garfield County should provide adequate recreational opportunities for County residents, ensuie access to public lands oonsisfenf with BLM/USFS policies, and preserue existing recreational opportunities and impoftant visual corridors. The spacious lots will meet many of the recreational needs of the development residents. The property does not control access to any public lands. Section ll16.0 Aoriculture Goal: To ensure that existing agicultural uses are allowed to continue in operation, and compatibilify issues are addressed during project reviews. lrrigation practices will continue on the property and buffers have been shown between building envelopes and the most active adjacent ranch uses. Section lll-7.0 Water and Sewer Services Goal: To ensure the provision of legal, adequate, dependable, cost effective, and environmentally sound sewer and water services for new development. With forethought for properly engineered sanitary leach fields the site will accommodate individual disposal systems with minimal risk to ground water. Water is readily available from the alluvial gravel of the Roaring Fork Valley floor. Section lll-8.0 Natural Environment Goal: Garfield County will encourage a land use pattern that recognizes the environmental sensitivity of the land, does not overburden the physical capacity of the land, is in the best interest of the health, safety and welfare of Garfield County. The proposed access road and building sites are positioned to minimize conflicts with wetlands. No development is proposed within the floodplain. Section lll-9.0 Natural Resource Extraction Goal: Garfield County recognizes that under Colorado law, the surface and mineral rnferesfs have ceriain legal ights and privileges, including the right to extract and develop fhese inferesfs. Furthermore, private property owners also have ceftain legal rights and privileges, including the right to have the mineral estate developed in a reasonable manner and to have adverse land use impacts mitigated. The site lies over potentially valuable gravel resources but the limited size of the property and surrounding residential uses would make it very difficult to extract this resource. Section lll-10.0 Urban Areas of lnfluence Goal: Ensure that development and overall land use policies occuring in the County that will affect a municipality are compatible with the existing zoning and future land use objectives of the appropriate municipality. The property is not located within the easterly edge of the Carbondale Urban Area of lnfluence. Section IV METHODOLOGY Purpose and Applicabilitv of the Comprehensive Plan Land Use Map: This section identifies the property as being within the Low Density Residential Land Use District This district proposes one dwelling unit per 10 acres or more. The density of the proposed division without accessory dwellings is 1 dwelling per 10.0 acres. lf each of the four lots proposed to allow accessory dwellings did so, the gross density would be 6.93 acres per dwelling. The proposed lot sizes are generally consistent with the parcels along Rose and Willow lanes a short distance to the west of the property. The accessory dwellings would add an element of diversified housing that is encouraged by Section Ill-2.0 of the Comprehensive Plan. lf you have any questions or desire any additional information please call me at the above referenced phone numbers. Ronald B. Liston K.--lr--ai-:$# SCS SOIS MAP spen-Gypsum Area, Colorado 13-Atencio-Azeltine complex, 3 to 6 percent opes. This map unit is on alluvial fans and terraces. re native vegetation is mainly grasses and shrubs. ievation is 5,900 to 6,500 feet. The average annual 'ecipitation is 15 to 1B inches, the average annual air ;mperature is 44 to 46 degrees F, and the average ost-free period is 105 to 120 daYs. This unit is about 60 percent Atencio sandy loam and I percent Azeltine gravelly sandy loam. lncluded in this unit are small areas of soils that are rmilar to the Atencio and Azeltine soils but are finer :.<tured. Also included are small areas of gravel bars. icluded areas make up about 10 percent of the total .creage. The Atencio soil is deep and well drained. lt formed r alluvium derived dominantly from sandstone and ;hale. Typically, the surface layer is reddish gray sandy cam about 6 inches thick. The next layer is sandy loam ibout 4 inches thick. The subsoil is about 10 inches ol andy clay loam over about 4 inches ol gravelly sandy tam. The upper 6 inches of the substratum is gravelly andy loam. The lower part to a depth ol 60 inches is ery gravelly sand. The soil is noncalcareous to a depth rf 20 inches and calcareous below that depth. ln some ireas the surface layer is gravelly or cobbly. Permeability is moderate to a depth of 30 inches in ne Atencio soil and rapid below this depth. Available vater capacity is low. The effective rooting depth is 60 rches or more. Runoff is slow, and the hazard of water ,rosion is slight. The Azeltine soil is deep and well drained. lt formed :r alluvium derived dominantly from sandstone and ;hale. Typically, the surface layer ts reddish gray 3ravelly sandy loam about 9 inches thick. The upper 7 :nches of the substratum is gravelly loam. The lower part to a depth of 60 inches is extremely gravelly sand. The soil is calcareous throughout. ln some areas the surface layer is cobbly loam or sandy loam. Permeability is rapid or very rapid below a depth of 16 inches in the Azeltine soil. Available water capacity rs low. The effective rooting depth is 60 inches or more. Runotl is slow, and the hazard of water erosion is slight. This unit is used mainly for irrigated hay or pasture. lt also is used for crops, urban development, wildlife habitat, or rangeland. lf this unit is used for hay and pasture, the main limitations are the low available water capacity and small stones. Grasses and legumes grow well if adequate fertilizer is used. Good management helps to maintain optimum vigor and quality of forage plants. Because these soils are droughty, applications ol irrigation water should be light and frequent. lrrigation water can be applied by corrugation, sprinkler, and SCS SOILS DESCRIPTIONS flooding methods. lf properly managed, the unit can produce 4 tons of irrigated grass hay per acre annually. Thrs unit is moderately well suited to irrigated crops. lf furrow or corrugation irrigation systems are used, runs should be on the contour or across the slope. lf properly managed, the unit can produce 70 bushels of barley per acre annually. The potential plant community on this unit is mainly western wheatgrass, lndian ricegrass, needleandthread, big sagebrush, and Douglas rabbitbrush- Nevada bluegrass, prairie junegrass, and bottlebrush squirreltail also are included. The average annual production of air- dry vegetation is about 800 pounds per acre. Suitable management practices include proper grazing use and a planned grazing system. It the quality of range vegetation has seriously deteriorated, seeding is needed. The main limitations are cobbles and stones. For successful seeding, a seedbed should be prepared and the seed drilled. Brush management improves deteriorated areas of range that are producing more woody shrubs than were present in the potential plant community. lf this unit is used for homesite development, the main limitation is small stones. Population growth has resulted in increased construction of homes in areas of this unit. Topsoil can be stockpiled and used to reclaim areas disturbed during construction. The gravel and cobbles in disturbed areas should be removed if the site is landscaped, particularly in areas used for lawns. lf the density of housing is moderate or high, community sewage systems are needed to prevent the contamination of water supplies resulting from seepage from onsite sewage disposal systems. This map unit is in capability subclass lVe, irrigated, and Vle, nonirrigated. lt is in the Rolling Loam range site. 42-Fluvaquents, 0 to 10 percent slopes. This broadly defined unit consists of deep, somewhat poorly drained, nearly level soils on flood plains and alluvial valley floors. These soils formed in alluvium. Fluvaquents are stratified and vary widely in texture and in depth to sand, gravel, and cobbles. Typically, the surface layer ranges from loamy sand to fine sandy loam or from silt loam to clay loam. The underlying layers are generally sandy loam or loam stratified with sand, gravel, and cobbles. ln some areas gravel and cobbles are on or near the surface. The water table fluctuates between depths of 0.5 foot and 2.0 feet during spring and summer. These soils are occasionally flooded for brief periods in late spring and early summer. lncluded in this unit are small, isolated areas ol Redrob soils. Also included are small, isolated areas where water stands at or near the surlace all year. These water areas are identified by a special symbol on the soil maps. lncluded areas make up about 15 percent of the total acreage. These soils are used for wildlife habitat, recreational development, or grazing. The native vegetation is mainly cottonwood, willow, water-tolerant grasses, sedges, and rushes. Mule deer, cottontail rabbit, coyote, and bobcat and ducks, geese, and other native birds find food and shelter on these sorls. Where feasible, planting small grain, trees, and shrubs improves the habitat for uPland wildlife. This unit is poorly suited to homesite development. The main limitations are the flooding and the seasonal high water table. This map unit is in capability subclass Vlw, nonirrigated. lt generally is in the Riverbottom range site. At the higher elevations, however, it is in the Mountain Meadow range site. 92-Redrob loam, 1 to 6 percent slopes. This deep, somewhat poorly drained soil is on alluvial valley floors, low terraces, and flood plains. lt formed in mixed alluvium derived dominantly from sandstone and shale. Elevation is 5,800 to 7,200 feet. The average annual precipitation is 16 to 1B inches, the average annual air temperature is 40 to 44 degrees F, and the average frost-f ree period is 85 to '105 days. Typically, the surtace layer is dark grayish brown loam about 14 inches thick. The next layer is stratilied stony loam about 6 inches thick. The substratum to a depth of 60 inches is stony and very cobbly loamy sand and sand. lncluded in this unit are small areas of Fluvaquents and Atencio, Azeltine, Showalter, and Morval soils. lncluded areas make up about 15 percent of lhe total acreage. Permeability is moderate in the surface tayer of the Redrob soil and rapid in the rest of the profile. Available water capacity is low. The eflective rooting depth is 60 inches for water-tolerant plants but is 20 to 40 inches for other plants. Runoff is slow, and the hazard of water erosion is slight or moderate on the steeper slopes. A hiqh water table is at a depth of 1B to 48 inches throughout the year. This soil is subject to rare flooding ol brief duration. lce jams may cause flooding during prolonged cold periods in winter. This unit is used for irrigated hay and pasture or as wildlife habitat. lt is well suited to hay and pasture. The main limitations are the restricted rooting depth for plants that are not water-tolerant and a short growing season. The wetness lirnits the choice of suitable forage plants and the period oi cutting or grazing and increases the risk of winterkill. lrrigation waler can be applied by furrow, border, corrugation, and sprinkler methods. This unit provides lood and cover for waterlowl and other wetland wildlife. This unit is poorly suited to homesite development. The main limitations are the wetness and the hazard of flooding. This map unit is in capability subclass lVw, irrigated and nonirrigated. lt is in the Riverbottom range site. Soil Surve194 TABLE 10.--BUILDING SITE DEVELOPMENT--ConEinued SoiI name and map slrmbol I13r: IAtencio---- lSevere: cutbanks Shal low excavat ions Severe: cuEbanks cave, Yretness. DHeIlings without basernent s I I I Moderate: cave. I shrink-sweII. I t I lltl I SI ight--------- | Moderate : Dwe I I ings wi.t.h basemenEs SmaIl commercial bu i Idings shrink-swe I I, s Iope - Severe: flooding, rreEness. Local roads and slreeLs I I I Moderate: I shrink-sweII. I t I I Severe: I weLness, I fIocding, I frose action. lModerat.e: weEness, flooding. LaHns an( landscapir I I ModeraEe: I drought.Y. I I I Severe: $retness. I Moderatse: I weLness. I I 42*-------- Fluvaquent s I Severe: flooding, wetness. I I Severe: cave, I flooding. I I I _l I I Severe: I flooding, I weLness. I I I Severe: I flooding, I wetness- I ----! I92--------- lsevere:Redrob I cutbanks I wetness. 202 I Severe 3 I flooding. I I Soil SurveY TABLE 11.--SAI{ITARY EACILITIES--conE inued Soil map nane and symbol SepElc tank absorpE ion fields Serrage lagoon a!eas Trench saniEarY Iandfil I I Severe: seePage, too sandy- Severe: fLoodlng, seepage, rretness. Severe: seepage. Hetness, too sandY. Area sanIEarY landfill DaiIY cover for landflII 13r: I Atencio------------ I Severe : I poor filter. t I I 42i ---- - - ----------- | S€vere : Fluvaquentss I flooding, I setness, I poor fllter. I 92--------- lSevere: Redrob welness, poor fllter. t I I Severe: I seepage. I t I I Severe: I seePage, I flooding. l ! I severe: I seePage, I flooding, I rdet.ness - I --.- I Severe: seePage. Severe: flooding, seePage, Hetness - I Severe: I seepage, I wetness. I t Poor: seepage, too sandy, small stones' Poor: seepage, Eoo sandY, small slones' I Poor: I seepage, I Eoo sandy, I srnall stones. I PROPIRTY DISCRIPTION A PARCEL OF LAND STATID IN GOVERNI\IENT LOTS 12 AND 1J IN SECTION J5, AND IN GOVERNMENT LOIS 14 AND 15 IN SECTION J6, IOWISHIP 7 SOU]H, RANGE 88 IIEST OF IHE SIXJH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, SIATE OF COLORADO, SAID PARCEL LYING NOR.IHERLY OF IHE NOR]HIRLY RIGHT-OF-WAY OF GARFIELD COUNTY ROAD NO. 1OO, AND BIING MORE PARiICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTH RIGHT_OF_WAY LINI OF GARFIELD COUNTY ROAD NO. IOO, FROM \II|TIICH THI HTNISS CORNTR FOR .IHt SOU.IH QUARTER CORNER OF SECTION J5, A NO. 6 REBAR F0UND lN nLACE BEARS S,81'49'57'W. 1416.62 FEIT (nfCOnU IE: S.81'55'!Y. 1417.05 FttT); THENCE AL0NG SAID RIGHT-0F-\IJAY 5.8728']7'E. A DISTANCI 0F 425.1+ FEEI IHTNCE AL0NG SAID RIGHT-0F-II/AY 5.88'35'41"[. A DISTANCE 0F 154.64 FEET; THENCE ALONG SAID RIGHT-0F-$/AY N.88'45'26'E. A DISTANCE 0F 310.J7 FEET T0 IHt TRUI P0INT 0F BIGINNING; IHENCE N.0',114'34'W. A DISTANCI 0F 1206.34 FIET T0 A REBAR AND CAP, PLS f 26950; THENCE N.67'39'44'W. A DISIANCI 0F 478.58 FEET T0 A P0INT 0N AN EXISTING FENCILINI BEING A RTBAR AND CAP, PLS # 26950; IHENCE ALONG SAID FINCEUNE N.OO'40,07,E. A DISTANCE OF 41O.OO FEET TO A REBAR AND cAP, PLS # 2695q THENCE S.6512'47'E. A DISIANCE 0F J89.37 FEET T0 A REBAR AND CAp, pLS n ZOSSO; IHTNCE S.78'J1'47'E. A DISTANCE 0F 82.9J FEST T0 A REBAR AND cAP, PLS fl 26950; THENCE S.62'09'01'E. A DISTANCE 0F 155.56 FEET T0 A REBAR AND cAP, PLS # ZOSSO; .IHENCE N.6612'16'E. A DISTANCI 0F 185.69 FEIT T0 A REBAR AND CAp, pLS i ZOSSO; THENCT S.78'29'52"E. A DISTANCS AF m.46 FEET T0 A REBAR AND cAP, PLS 4 ZOSSO; THINCI S,6519'05't. A DISTANCI 0F 252.12 FIET T0 A RTBAR AND CAp, pLS i ZOSSO; IHENCE S.89'58'08'E. A DISTANCS 0F 420.28 FEET T0 A REBAR AND cAP, PLS # ZOSSO; IHENCE N.J022'30'E. A DISTANCE 0F 251.43 FEET T0 A REBAR AND CAp, pLS i ZOSSO; THtNCt N.72'44'29'E. A DISTANCE 0F 264.93 FEET T0 A RTBAR AND CAp, pLS i zosso; IHENCE NoRIH A DISTANCE 0F 740.00 FEET T0 A REBAR AND CAP, PLS fl 26950; tl1rl\lCr N.89'5J'49"E. A DISTANCE 0F 600.00 FIET T0 A RTBAR AND CAP, PLS i la+la AT THE NoRTHEAST CoRNER 0F GoVERNMENT LoT 14 lN StClloN 36; THENCE 5.0016'i6'E. A DTSTANCE 0F 074.92 FEET T0 THE SoU.IHEAST CoRNER 0F G0vERNMENT LoT 14, ALSo BEING lHE NoRIHEAST CoRNER 0F G0VERNMENI LoT 15; IHENCE S.OO]6,J6,E. A DISTANCE OF 1413.08 FEIT ALONG THE EASIERLY LINE OF SAID GOVERNI,IENI LOI 15, TO iHE NORI}IEAST CORNER OF ]HAT PARCEL OF LAND DESCRIBTD IN B00K 76J AT pAGE 727; IHENCT iHE FoLLowING TEN (10) c0uRSES AL0NG .IHE N0RIHERLY AND WESTERLY UNES OF IHOSE PARCELS OF LAND DESCRIBTD IN BOOK 763 AT PAGE 727 AND IN BOOK 765 AT PAGE 93J OF THE GARFIELD COJNTY RECORDS: 1) S.22'04'22'W. ZZ.IA rrrl 2) S.o2'38'40'W. 115.26 FEET; 3) 5.78'59'17'l{. 220.50 FEET; 4) S.81'58'57'W. 266.62 FEET; 5) N.8l'47'1'.I'W. 67.60 FEET; 6) N.84'42'56"W. 88.95 FE[T; 7) N.84'42'56'W. 114.68 FEET; 8) S.7g'02'17'W. 120.81 FE[T; 9) N.8727'14'W. 227.54 FEEI; 10) s.l5',25'16'W. 192.83 FEET T0 THE N0R.IHIRLY RIGHT-0F-|{AY 0F GARFIELD C0UNTY ROAD N0. 100; IHENCE AL0NG SAID RIGHT-0F-IIIAY S.88'45,26,IV. A DISTANCE OF 1028.69 FEIT TO IHE TRUE POINT OF BEGINNING. SAID PARCET CONTAINING 90.03 ACRIS, i'4ORI OR LESS.