HomeMy WebLinkAbout1.00 General Application Materials_Part6CORONA
WATER LAW
Craig V. Corona, Esq.
1018 Lauren Lane
Basalt, CO 81621
(970) 948-6523
cc@craigcoronalaw.com
June 7, 2022
Glenn Hartmann, Senior Planner
Garfield County Community Development
108 8th Street
Glenwood Springs, CO 81601
RE: McClure River Ranch Wells 1, 5, and 6 Water Quality
Dear Glenn,
This letter is to address items raised in Resolution No. 2020-55 (Reception 945441) as conditions
of approval of the Preliminary Plan for Zone District 1, with one Common Ownership Tract in
Zone District 2 of the McClure River Ranch PUD, formerly known as the Aspen Valley Polo
Club PUD. Specifically, this is to address condition paragraph 3.c. which requires detailed
treatment plans to ensure compliance with water quality standards for wells that demonstrated
compliance issues in their water quality test reports.
Aspen Polo Partners’ water quality reports indicated issues with APP Well Nos. 1, 5, and 6 in
that tests for each of these wells showed the presence of total coliform. APP had each of these
wells shock treated with bleach then re-tested on June 9, 2021. The test results are attached with
this letter. As you can see, all three wells show total coliform and E. coli are absent,
demonstrating compliance with water quality standards.
Also attached with this letter are summary tables of the water rights APP owns with links to
pertinent documents and APP’s well permits.
On this basis, we understand condition paragraph 3.c. has been resolved. Please feel free to call
me with any questions or concerns.
Sincerely,
Craig V. Corona
Page 1 of 3
Following are tables summarizing the water rights and well permits owned by Aspen Polo Partners that provide the legal water supply
for development of McClure River Ranch.
SURFACE WATER RIGHTS
Water Right
Structure Name
Case Adjudication
Date
Appropriation
Date
Priority No. Amount
Decreed
Amount
Owned
Use(s)
Lower Ditch
CA 132 May 11, 1889 April 15, 1882 23 1.5 cfs 0.75 cfs Irrigation
Basin Ditch CA 132 May 11, 1889 Oct. 20, 1882 49 5.0 cfs 0.318 cfs Irrigation
Basin Ditch First
Enlargement
CA 132 May 11, 1889 March 27, 1885 108 5.0 cfs 0.318 cfs Irrigation
Basin Ditch
Ryan
Enlargement
CA 132 May 11, 1889 March 25, 1886 137 1.8 cfs 0.114 cfs Irrigation
Basin Ditch
Third
Enlargement
CA 3082 Aug. 25, 1936 March 1, 1890 294 33.2 cfs 2.11 cfs Irrigation
Middle Ditch
CA 132 May 11, 1889 April 17, 1884 83 5.0 cfs 1.67 cfs Irrigation
C.C. Cerise –
Gilligan Ditch
90CW196 Dec. 31, 1990 Feb. 20, 1988 3.0 cfs 1.5 cfs Livestock
Watering
Oscar Cerise
Well No. 1
W-890 Jan. 5, 1973 July 28, 1969 n/a 0.033 cfs 0.033 cfs Domestic
Page 2 of 3
Oscar Cerise
Well No. 2
W-890 Jan. 5, 1973 May 22, 1962 n/a 0.033 cfs 0.033 cfs Domestic
Oscar Cerise
Well No. 3
W-890 Jan. 5, 1973 Dec. 31, 1883 n/a 0.033 cfs 0.033 cfs Domestic
Oscar Cerise
Well No. 4
W-890 Jan. 5, 1973 Dec. 31, 1884 n/a 0.033 cfs 0.033 cfs Domestic
WELL PERMITS
Well Permit No. Permitted Uses
APP Barn
Well No. 1
84778-F A barn with facilities for 24 horses and an apartment.
Annual volume limit: 1.6 acre-feet
APP Barn
Well No. 2
84779-F A barn with facilities for 24 horses and an apartment.
Annual volume limit: 1.6 acre-feet
APP Barn
Well No. 3
84780-F A barn with facilities for 24 horses and an apartment.
Annual volume limit: 1.6 acre-feet
APP Barn
Well No. 4
84781-F A barn with facilities for 24 horses and an apartment.
Annual volume limit: 1.6 acre-feet
APP Barn
Well No. 5
84782-F A barn with facilities for 24 horses and an apartment.
Annual volume limit: 1.6 acre-feet
APP Barn
Well No. 6
84783-F A barn with facilities for 24 horses and an apartment, and a
maintenance barn and its three (3) accessory dwelling units.
Page 3 of 3
Annual volume limit: 2.84 acre-feet
APP
Common
Well No. 7
84785-F Ordinary household purposes inside four (4) cabins and one
accessory dwelling unit, drinking and sanitary facilities inside a
clubhouse, the evaporation for 0.85 surface acres for three
ponds, and irrigation of 2.5 acres (108,900 square feet) of home
gardens and lawns (BWCD contract no. 701);
and ordinary household purposes inside forty-two (42) single-
family dwellings, drinking and sanitary facilities inside a
residential community center and 2,300 square-foot greenhouse
(BWCD contract #702).
Annual volume limit: 32 acre-feet
Pumping Rate: 60 gpm
ORIGINAL PERMIT APPLICANT(S)
AUTHORIZED AGENT
ASPEN POLO PARTNERS LLP
CORONA WATER LAW (CORONA, CRAIG)
APPROVED WELL LOCATION
Water Division:
Designated Basin:
Management District:
County:
Parcel Name:
5
N/A
N/A
GARFIELD
MCCLURE RIVER RANCH
Water District: 38
Well to be constructed on specified tract of land
Northing: 4364095.0
UTM COORDINATES (Meters, Zone:13, NAD83)
315156.0Easting:
WELL PERMIT NUMBER 84783-F
RECEIPT NUMBER 10006080
ISSUANCE OF THIS PERMIT DOES NOT CONFER A WATER RIGHT
CONDITIONS OF APPROVAL
1) This well shall be used in such a way as to cause no material injury to existing water rights. The issuance of this permit does not
ensure that no injury will occur to another vested water right or preclude another owner of a vested water right from seeking
relief in a civil court action.
2) The construction of this well shall be in compliance with the Water Well Construction Rules 2 CCR 402-2, unless approval of a
variance has been granted by the State Board of Examiners of Water Well Construction and Pump Installation Contractors in
accordance with Rule 18.
3) Approved pursuant to CRS 37-90-137(2) to change/expand the use of an existing well constructed under permit no. 313598, on
the condition that this well is operated as an alternate point of diversion to the Basalt Conduit (as applicable) and in
accordance with one or more of the augmentation plans approved by the Division 5 Water Court for the Basalt Water
Conservancy District in Case Nos. 87CW0155, 93CW0319, 98CW0026 & 98CW0089 (consolidated), 01CW0305, and 02CW0077 (and
Case No. 10CW0047 if in area A-3 as described in decree), or operating pursuant to an approved substitute water supply plan. If
this well is not operated in accordance with the terms of said decree(s) or substitute water supply plan, it will be subject to
administration including orders to cease diverting water. BWCD contract #701. This well is known as APP Barn Well No. 6.
4) The issuance of this permit hereby cancels permit no. 313598.
5) The use of groundwater from this well is limited to a barn with facilities for 24 horses and an apartment, and a maintenance
barn and its three (3) accessory dwelling units.
6) The pumping rate of this well shall not exceed 15 GPM.
7) The annual withdrawal of ground water from this well shall not exceed 2.84 acre-feet.
8) The return flow from the use of this well must be through either a central treatment system, a septic tank and leach field
system, or an evaporative system, whichever does not exceed the amount specified in the Basalt contract.
9) The owner shall mark the well in a conspicuous location with well permit number(s), name of the aquifer, and court case
number(s) as appropriate. The owner shall take necessary means and precautions to preserve these markings.
10) This well shall be located not more than 200 feet from the location specified on this permit.
11) A totalizing flow meter must be installed on this well and maintained in good working order. Permanent records of all diversions
must be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request.
NOTE: This permit will expire on the expiration date unless a pump is installed by that date. A Pump Installation and Production
Equipment Test Report (GWS-32) must be submitted to the Division of Water Resources to verify the well has been constructed
and the pump has been installed. A one-time extension of the expiration date may be available. Contact the DWR for additional
information or refer to the extension request form (GWS-64) available at: dwr.colorado.gov
NOTE: This well is to be located on a residential site of 0.79 acres described as lot 6, McClure River Ranch Subdivision, Garfield
County.
PERMIT TO USE AN EXISTING WELL
Lot: 6 Block: Filing:
NE 1/4 NE 1/4 Section 31 Township 7.0 S Range 87.0 W Sixth P.M.
Physical Address: 16411 HWY 82 CARBONDALE, CO 81623
For questions about this permit call 303.866.3581 or go to www.water.state.co.us Page 1 of 2Printed 10-13-2020
10/8/2020
10/8/2021Issued By JUSTINA MICKELSON
Expiration Date:
Date Issued:
For questions about this permit call 303.866.3581 or go to www.water.state.co.us Page 2 of 2Printed 10-13-2020
WELL PERMIT NUMBER 84783-F RECEIPT NUMBER 10006080
ORIGINAL PERMIT APPLICANT(S)
AUTHORIZED AGENT
ASPEN POLO PARTNERS LLP
CORONA WATER LAW (CORONA, CRAIG)
APPROVED WELL LOCATION
Water Division:
Designated Basin:
Management District:
County:
Parcel Name:
5
N/A
N/A
GARFIELD
MCCLURE RIVER RANCH
Water District: 38
Well to be constructed on specified tract of land
Northing: 4363856.0
UTM COORDINATES (Meters, Zone:13, NAD83)
315419.0Easting:
WELL PERMIT NUMBER 84785-F
RECEIPT NUMBER 10006085
ISSUANCE OF THIS PERMIT DOES NOT CONFER A WATER RIGHT
CONDITIONS OF APPROVAL
1) This well shall be used in such a way as to cause no material injury to existing water rights. The issuance of this permit does not
ensure that no injury will occur to another vested water right or preclude another owner of a vested water right from seeking
relief in a civil court action.
2) The construction of this well shall be in compliance with the Water Well Construction Rules 2 CCR 402-2, unless approval of a
variance has been granted by the State Board of Examiners of Water Well Construction and Pump Installation Contractors in
accordance with Rule 18.
3) Approved pursuant to CRS 37-90-137(2) to change/expand the use of an existing well constructed under permit no. 82161-F, on
the condition that this well is operated as an alternate point of diversion to the Basalt Conduit (as applicable) and in
accordance with one or more of the augmentation plans approved by the Division 5 Water Court for the Basalt Water
Conservancy District in Case Nos. 87CW0155, 93CW0319, 98CW0026 & 98CW0089 (consolidated), 01CW0305, and 02CW0077 (and
Case No. 10CW0047 if in area A-3 as described in decree), or operating pursuant to an approved substitute water supply plan. If
this well is not operated in accordance with the terms of said decree(s) or substitute water supply plan, it will be subject to
administration including orders to cease diverting water. BWCD contracts #701 (Zone 1) and #702 (Zone 2). This well is known as
APP Common Well No. 7.
4) The issuance of this permit hereby cancels permit no. 82161-F.
5) The use of groundwater from this well is limited to: Ordinary household purposes inside four (4) cabins and one accessory
dwelling unit, drinking and sanitary facilities inside a clubhouse, the evaporation for 0.85 surface acres for three ponds, and
irrigation of 2.5 acres (108,900 square feet) of home gardens and lawns (BWCD contract no. 701); and ordinary household
purposes inside forty-two (42) single-family dwellings, drinking and sanitary facilities inside a residential community center and
2,300 square-foot greenhouse (BWCD contract #702).
6) The pumping rate of this well shall not exceed 60 GPM.
7) The annual withdrawal of ground water from this well shall not exceed 32 acre-feet.
8) The return flow from the use of this well must be through either a central treatment system, a septic tank and leach field
system, or an evaporative system, whichever does not exceed the amount specified in the Basalt contract.
9) A totalizing flow meter must be installed on this well and maintained in good working order. Permanent records of all diversions
must be maintained by the well owner (recorded at least annually) and submitted to the Division Engineer upon request.
10) The owner shall mark the well in a conspicuous location with well permit number(s), name of the aquifer, and court case
number(s) as appropriate. The owner shall take necessary means and precautions to preserve these markings.
11) This well shall be located not more than 200 feet from the location specified on this permit and at least 600 feet from any
existing well, completed in the same aquifer, that is not owned by the applicant.
NOTE: This well is to be located on 24.09 acres described as Tract A, McClure River Ranch Subdivision, Garfield County.
PERMIT TO USE AN EXISTING WELL
Lot:A Block: Filing:
SE 1/4 NE 1/4 Section 31 Township 7.0 S Range 87.0 W Sixth P.M.
Physical Address: 16411 HWY 82 CARBONDALE, CO 81623
For questions about this permit call 303.866.3581 or go to www.water.state.co.us Page 1 of 2Printed 10-12-2020
10/9/2020
N/AIssued By JUSTINA MICKELSON
Expiration Date:
Date Issued:
For questions about this permit call 303.866.3581 or go to www.water.state.co.us Page 2 of 2Printed 10-12-2020
WELL PERMIT NUMBER 84785-F RECEIPT NUMBER 10006085
Prepared for:
Aspen Polo Partners, LLP
101 South Mill Street, Ste. 200
Aspen, Colorado 81611
Prepared by:
SGM
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
April 22, 2022
www.sgm-inc.com
Aspen Valley Polo Club
Botanical Resource Survey
Garfield County, Colorado
Botanical Survey Report
Aspen Valley Polo 4/22/2022
ii
Table of Contents
1. EXECUTIVE SUMMARY ................................................................................................................................. 3
2. PROJECT LOCATION & DESCRIPTION............................................................................................................ 3
3. ENVIRONMENTAL SETTING .......................................................................................................................... 6
4. SURVEY ELEMENTS & METHODS ................................................................................................................. 7
Ute Ladies’-Tresses Orchid .................................................................................................................. 7
Noxious Weeds .................................................................................................................................... 7
5. RESULTS & DISCUSSION ............................................................................................................................... 8
Ute Ladies’-Tresses Orchid .................................................................................................................. 8
Noxious Weeds Findings .................................................................................................................... 10
6. REFERENCES ............................................................................................................................................... 12
APPENDIX A: PHOTOLOG ................................................................................................................................ 13
APPENDIX B: COLORADO NOXIOUS WEEDS LIST ............................................................................................ 14
List of Figures
Figure 1: 2020 Project Location & Overview .................................................................................. 4
Figure 2: 2021 Project Location & Overview .................................................................................. 5
Figures 5.1-5.5: 2020 Proposed Trail Areas - Noxious Weeds .................................................... 11
List of Tables
Table 1. Summary of Ute Ladies’-Tresses Orchid ............................................................................................ 9
Table 2. Noxious Weed Areas Present in Project .......................................................................................... 18
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Aspen Valley Polo 4/22/2022
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1. EXECUTIVE SUMMARY
Aspen Polo Partners, LLC, contacted SGM to perform a biological/botanical survey and assessment
on approximately 32 acres of a 100-acre property near Carbondale, CO (Investigation Area). Baseline
Inventories and Ecological Condition surveys conducted in 2007-2010, identified the presence of
the Ute Ladies’-Tresses orchid (Spiranthes diluvialis) in four occurrence areas (three of the areas
within the Investigation Area), and totaling over an estimated 1,000 individuals. The discovery of
this population constituted a significant range expansion (RMES 2011), and a large population
center.
This report presents the results of the botanical resource surveys that were conducted in August of
2021, to assess the current condition of the property and the population of orchids, per the request
of Garfield County Community Development department.
SGM documented one area of Ute Ladies’-Tresses (orchid) occurrence, which included 78 observed
individual plants. The other three occurrence areas did not support any flowering orchids. This
represents a significant reduction in the orchid population on the property from 2007-2010; this
reduction is attributed to the absence of winter and spring cattle grazing which kept dense
vegetation from outcompeting the orchids and provided some level of disturbance to the habitats,
which the orchids need to flourish (Section 5.1). Several extensive areas of Colorado listed noxious
weeds were documented and recorded (Section 5.2). No other Special Status Plant Species were
identified in the Investigation Area.
2. PROJECT LOCATION & DESCRIPTION
The Investigation Area for this survey effort includes approximately 32 acres within the 100- acre
property (Parcel ID # 239131100033). The property is located in unincorporated Garfield County,
Colorado; Sections 31 & 32, Township 7 South, Range 87 West, 6th Principal Meridian, south of
Highway 82. The parcel is within the Carbondale USGS Topographic Quadrangle.
The property currently operates as the Aspen Valley Polo Club and is bounded to the south by the
Roaring Fork River, to the north by a frontage road, to the east by the Waldorf School campus, and
to the west by Blue Creek Ranch subdivision. The lower elevation of this area is at the southwestern
end of property on the Roaring Fork River at 6,298 feet, and the upper elevation in the area is at
6,332 feet at the northeastern end of the property. The property supports two polo fields,
residential buildings, and other support buildings. The Investigation Area consists of currently
undeveloped areas (Figure 1 & 2).
The property provides diverse habitats, including riparian cottonwood forests, widespread
emergent wetlands, pasture areas, the bank and bed of the Roaring Fork River, and open waters
associated with the Middle Ditch (Blue Creek). The vegetation along the Roaring Fork River can be
characterized as riparian narrowleaf cottonwood woodlands with a dense shrubby understory. The
emergent wetlands within the Investigation Area are extensive and well established with a wide
variety of native vegetation, including the focus species of this report, the Ute Ladies’-Tresses.
Botanical Survey Report
Aspen Valley Polo 4/22/2022
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Figure 1: Project Vicinity
Botanical Survey Report
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Figure 2: Project Site Map
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3. ENVIRONMENTAL SETTING
The Investigation Area consists mainly of forested cottonwood riparian and emergent wetland
vegetation communities. Dominant species include narrow leaf cottonwood (Populus angustifolia),
river hawthorn (Crataegus rivularis), silver buffaloberry (Sheperdia argentea), skunkbush (Rhus
trilobata), clematis (Clematis ligusticifolia), orchard grass (Dactylis glomerata), Kentucky bluegrass
(Poa pratensis), Nebraska sedge (Carex nebrascensis), beaked sedge (Carex utriculata), creeping
spikerush (Eleocharis palustris), and swordleaf rush (Juncus ensifolius). The emergent wetland
areas support the USFWS Threatened Ute Ladies’ Tresses orchid.
Soils in the area are dominated by the Atencio-Azeltine complex, 3–6% slopes (found on alluvial
fans and terraces, and generally comprised of 60% Atencio sandy loam and 30% Azeltine gravelly
sandy loam), Redrob loam, 1–6% slopes (deep, somewhat poorly drained soils on alluvial valley
floors, low terraces, and floodplains, formed in mixed alluvium derived dominantly from sandstone
and shale), and Fluvaquents, 0–10% slopes (consisting of deep, somewhat poorly drained, nearly
level soils on flood plains and alluvial valley floors).
Hydrology within the Investigation Area includes the Roaring Fork River, the Middle Ditch (Blue
Creek), and the Lower Ditch. The Middle Ditch/Blue Creek is approximately 120 years old, and
cuts across the Investigation area from east to west. The ditch meanders through the property
and supports a large portion of the emergent wetlands. The Lower Ditch is well confined within
its developed channel, and only supports a narrow fringe of wetland vegetation immedicably
along the edges. The Roaring Fork River bounds the southern edge of the Investigation Area.
The property was known as TCI Lane Ranch before it was purchased by Aspen Polo Partners in
2017. The property, including all of the Investigation Area, was annually grazed by cattle in the
winter and spring months. The management of grazing on the ranch had benefitted the orchid;
winter and spring cattle grazing removed thatch and litter from wetland areas and kept woody
species establishment minimized. Cattle had been removed from the property in the summer
months, which allowed the orchids to grow and flower without being grazed or damaged. The
property has not been grazed for several years, and significant vegetation growth was noted.
Emergent wetland meadow Cottonwood riparian vegetation
Botanical Survey Report
Aspen Valley Polo 4/22/2022
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4. SURVEY ELEMENTS & METHODS
Ute Ladies’-Tresses Orchid
Surveys were performed in accordance with applicable protocols via the rope count method.
Survey areas were identified from previous survey efforts and in occupied habitat documented in
2007-2010 (Figure 3). Each area was traversed by foot along 0.5-meter transects, and every
individual Ute ladies’-tresses orchid observed was counted and documented. Additionally, the
entire Investigation Area was checked for any changes to vegetation from 2007-2010.
Surveys were completed during the blooming season for Ute ladies’-tresses (August 31, 2021) by
Eric Petterson and Rachel Kattnig. Mr. Petterson has a B.S. in Wildlife Biology and M.S. in Rangeland
Ecology (both from Colorado State University) and has been conducting surveys for Ute ladies-
tresses for the past 14 years, including the initial discovery and subsequent surveys of the orchid
at the Investigation Area. Mrs. Kattnig has a B.S. in Geology from Colorado State University and
has completed numerous biological inventories and rare plant/animal surveys (1,000+ hours) as a
private contractor for the past 5 years. James Sunkel assisted with the survey, he has extensive
experience surveying for rare plants in Colorado and New Mexico.
The habitat of orchid areas was collected with a sub-meter accuracy handheld GPS unit (Trimble
R1 and/or Geo7X units) and imported into GIS for display and analysis.
Orchid description: Ute ladies’-tresses orchid is a native orchid that was listed by the US Fish and
Wildlife Service as a Threatened species in January of 1992. Ute ladies’-tresses orchid is a long-lived
perennial with a flowering stalk about 12-60 cm tall originating from basal leaves and tuberous
thickened roots. Basal leaves are linear and up to 1 cm wide and 29 cm long. The inflorescence is
a 3-15cm spike that is sparsely pubescent and has numerous small white or ivory-colored flowers
arranged in a gradual spiral. The orchid can remain underground for 8–11 years before it has
enough reserves to form above-ground leafy shoots. The orchid can also subvert back to a
vegetative state for up to 2 years, and perhaps longer. The orchid grows chiefly in moist meadows
associated with both natural and human-modified wetlands between 4,300 to 6,850 feet in
elevation within openings of the vegetation where it is not overly dense (Sipes and Tepedino, 1995;
Fertig et al., 2005).
Noxious Weeds
Noxious weed occurrences were mapped as they were encountered during the orchid survey.
Weed occurrences were mapped using a sub-meter accuracy GPS unit, and the results exported
into GIS for display and analysis. Weed species that occur at low densities or as individuals
throughout the Project area and adjacent areas were not mapped, but simply noted.
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5. RESULTS & DISCUSSION
In summary:
• Ute Ladies’-Tresses Orchid was observed only within habitat area 1-Western (Figure 3). No
positive findings were observed in 2021 at the other 3 habitat areas documented in 2007-
2010.
• Noxious weed extent within the area is typical of the surrounding region. Several List B
species occur at background levels throughout the Project area, and there are multiple
locations where significant noxious weed encroachment has occurred (Figure 4).
Ute Ladies’-Tresses Orchid
SGM mapped one area of Ute Ladies’-Tresses occurrence in 2021, which consisted of 78 individuals.
The mapped area is consistent with the area identified as 1-Western in 2007-2010. The other
survey areas with positive Ute Ladies’-Tresses documentation from 2007-2010 were intensely
surveyed with the 0.5-meter transects, but flowering orchids were not observed (Table 1). No other
orchids were observed anywhere else within the Investigation Area.
Significant vegetation growth was noted when compared to 2007-2010 conditions, likely due to
the removal of cattle grazing on the property in the winter and spring months. As the orchid prefers
vegetation conditions where various disturbances keep vegetation from becoming too dense (Arft
1995), the lack of disturbance caused by cattle grazing has contributed to the decline in the orchid
population within the Investigation Area (most of the orchid occurrence areas on the property do
not have natural disturbances such as flooding). The decline in the numbers of orchids present is
attributed to the increase in vegetation growth overcrowding and outcompeting the orchid, rather
than the potential vegetative state (blooming every second or third year) the orchid frequently
expresses.
Table 1 –Summary of Ute Ladies’-Tresses Orchid
Aspen Valley Polo Club
Occurrence
Area Acreage Total Spiranthes diluvialis
individuals observed in 2021
Total Spiranthes diluvialis
individuals observed in 2010
1-Western 0.38 78 1,006
2-Middle 0.16 - 77
3-Trees 0.33 - 142
4-BLM swale 0.1 - 204
Botanical Survey Report
Aspen Valley Polo 4/22/2022
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Figure 3: Orchid Survey Results
Botanical Survey Report
Aspen Valley Polo 4/22/2022
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Noxious Weeds Findings
The noxious weed density within the Investigation Area is mostly typical of the greater surrounding
valley area. Several species occur in high to extremely high densities in areas that were previously
grazed by cattle, and along two track roads or other areas of anthropogenic disturbance (Figure 4).
It is likely that the encroachment of noxious weeds has also contributed to the decline in orchid
numbers, particularly within occurrence area 3-Trees (Figure 3 & Figure 4).
The State of Colorado’s noxious weed list was utilized (Appendix B). To summarize, the following
State listed noxious weeds were observed during the orchid survey effort:
Table 2 – Noxious Weeds in Project
Noxious Weeds
Common Name Scientific Name Colorado Listed
Species
Cheatgrass Bromus tectorum List C
Field bindweed Convolvulus arvensis List C
Bulbous bluegrass Poa bulbosa List C
Perennial sowthistle Sonchus arvensis List C
Houndstongue Cynoglossum officianale List B
Canada thistle Cirsium arvense List B
Botanical Survey Report
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Figures 5 - Noxious Weeds
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Aspen Valley Polo 4/22/2022
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6. REFERENCES
NRCS. 2021. https://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/survey/?cid=nrcs142p2_053627
Fertig, W., R. Black and P. Wolken. 2005. Rangewide Status Review of Ute Ladies’ Tresses (Spiranthes
diluvialis). Prepared for the USFWS and Central Utah Conservancy District.
Pierson, K. and V.J. Tepedino. 2000. The pollination ecology of a rare orchid, Spiranthes diluvialis:
Implications for conservation. Report prepared for Uinta National Forest by Utah State University,
Logan, UT.
Rocky Mountain Ecological Services. 2011. Baseline Inventory and Present Conditions Report for TCI Lane
Ranch, Garfield County, CO. Glenwood Springs, CO.
Sipes, S.D and V.J. Tepedino. 1995. Reproductive biology of the rare orchid, Spiranthes diluvialis: Breeding
system, pollination and implications for conservation. Conservation Biology 9(4): 929-938).
Sipes, S.D., P.G. Wolf and V.J. Tepedino. 1995. The pollination and reproduction of Spiranthes diluvialis:
Implications for conservation of four populations. Report prepared for the Bureau of Land
Management by Utah State University, Logan, UT.
Botanical Survey Report
Aspen Valley Polo 4/22/2022
APPENDIX A: PHOTOLOG
PHOTO LOG
Project Name:Site Location:Date:
Photo Point 1 (P1)
Photo Point 2 (P2)
Aug 31, 2021Aspen Valley Polo Club, Carbondale COOrchid Surveys
Orchid in area 1-Western
Orchids in area 1-Western
PHOTO LOG
Project Name:Site Location:Date:
Photo Point 3 (P3)
Photo Point 4 (P4)
Aug 31, 2021Aspen Valley Polo Club, Carbondale COOrchid Surveys
View of emergent wetland
vegetation looking west
towards area 1-Western.
Willow & cottonwood riparian
area
PHOTO LOG
Project Name:Site Location:Date:
Photo Point 5 (P5)
Photo Point 6 (P6)
Aug 31, 2021Aspen Valley Polo Club, Carbondale COOrchid Surveys
View of area 4-BLM swale.
Encroachment of willows
observed.
View of area 2-Middle.
Significant increase in
vegetation growth noted from
2007-2010.
PHOTO LOG
Project Name:Site Location:Date:
Photo Point 7 (P7)
Photo Point 8 (P8)
Aug 31, 2021Aspen Valley Polo Club, Carbondale COOrchid Surveys
Significant noxious weed
encroachment within area 3-
Trees.
Significant noxious weed
encroachment within area 3-
Trees.
Botanical Survey Report
Aspen Valley Polo 4/22/2022
APPENDIX B: COLORADO NOXIOUS WEEDS LIST
Colorado Noxious Weeds (including Watch List), effective June, 2020
List A Species (25)
Common Scientific
African rue (Peganum harmala)
Bohemian knotweed (Fallopia x bohemicum)
Camelthorn (Alhagi maurorum)
Common crupina (Crupina vulgaris)
Cypress spurge (Euphorbia cyparissias)
Dyer's woad (Isatis tinctoria)
Elongated mustard (Brassica elongata)
Flowering rush (Butomus umbellatus)
Giant knotweed (Fallopia sachalinensis)
Giant reed (Arundo donax)
Giant salvinia (Salvinia molesta)
Hairy willow-herb (Epilobium hirsutum)
Hydrilla (Hydrilla verticillata)
Japanese knotweed (Fallopia japonica)
Meadow knapweed (Centaurea x moncktonii)
Mediterranean sage (Salvia aethiopis)
Medusahead (Taeniatherum caput-medusae)
Myrtle spurge (Euphorbia myrsinites)
Orange hawkweed (Hieracium aurantiacum)
Parrotfeather (Myriophyllum aquaticum)
Purple loosestrife (Lythrum salicaria)
Rush skeletonweed (Chondrilla juncea)
Squarrose knapweed (Centaurea virgata)
Tansy ragwort (Senecio jacobaea)
Yellow starthistle (Centaurea solstitialis)
List B Species (38)
Common Scientific
Absinth wormwood (Artemisia absinthium)
Black henbane (Hyoscyamus niger)
Bouncingbet (Saponaria officinalis)
Bull thistle (Cirsium vulgare)
Canada thistle (Cirsium arvense)
Chinese clematis (Clematis orientalis)
Common tansy (Tanacetum vulgare)
Common teasel (Dipsacus fullonum)
Cutleaf teasel (Dipsacus laciniatus)
Dalmatian toadflax, broad-leaved (Linaria dalmatica)
Dalmatian toadflax, narrow-leaved (Linaria genistifolia)
Dame's rocket (Hesperis matronalis)
Diffuse knapweed (Centaurea diffusa)
Eurasian watermilfoil (Myriophyllum spicatum)
Hoary cress (Cardaria draba)
Houndstongue (Cynoglossum officinale)
Colorado Noxious Weeds (including Watch List), effective June, 2020
List B Species Continued (38)
Common Scientific
Jointed goatgrass (Aegilops cylindrica)
Leafy spurge (Euphorbia esula)
Mayweed chamomile (Anthemis cotula)
Moth mullein (Verbascum blattaria)
Musk thistle (Carduus nutans)
Oxeye daisy (Leucanthemum vulgare)
Perennial pepperweed (Lepidium latifolium)
Plumeless thistle (Carduus acanthoides)
Russian knapweed (Rhaponticum repens)
Russian-olive (Elaeagnus angustifolia)
Salt cedar (Tamarix. ramosissima)
Salt cedar (T. chinensis)
Scentless chamomile (Tripleurospermum inodorum)
Scotch thistle (Onopordum acanthium)
Scotch thistle (O. tauricum)
Spotted knapweed (Centaurea stoebe L. ssp. micranthos)
Spotted x diffuse knapweed hybrid (Centaurea x psammogena)
Sulfur cinquefoil (Potentilla recta)
Wild caraway (Carum carvi)
Yellow nutsedge (Cyperus esculentus)
Yellow toadflax (Linaria vulgaris)
Yellow x Dalmatian toadflax hybrid (Linaria vulgaris x L. dalmatica)
List C Species (16)
Common Scientific
Bulbous bluegrass (Poa bulbosa)
Chicory (Cichorium intybus)
Common burdock (Arctium minus)
Common mullein (Verbascum thapsus)
Common St. Johnswort (Hypericum perforatum)
Downy brome, cheatgrass (Bromus tectorum)
Field bindweed (Convolvulus arvensis)
Halogeton (Halogeton glomeratus)
Johnsongrass (Sorghum halepense)
Perennial sowthistle (Sonchus arvensis)
Poison hemlock (Conium maculatum)
Puncturevine (Tribulus terrestris)
Quackgrass (Elymus repens)
Redstem filaree (Erodium cicutarium)
Velvetleaf (Abutilon theophrasti)
Wild proso millet (Panicum miliaceum)
Colorado Noxious Weeds (including Watch List), effective June, 2020
Watch List Species (19)
Common Scientific
Baby's breath (Gypsophila paniculata)
Caucasian bluestem (Bothriochloa bladhii)
Common bugloss (Anchusa officinalis)
Common reed (Phragmites australis)
Garden loosestrife (Lysimachia vulgaris)
Garlic mustard (Alliaria petiolata)
Himalayan blackberry (Rubus armeniacus)
Hoary alyssum (Berteroa incana L.)
Meadow hawkweed (Hieracium caespitosum)
Onionweed (Asphodelus fistulosus)
Siberian elm (Ulmus pumila)
Scotch broom (Cytisus scoparius)
Swainsonpea (Sphaerophysa salsula)
Syrian beancaper (Zygophyllum fabago)
Tree of Heaven (Ailanthus altissima)
Ventenata grass (Ventenata dubia)
White bryony (Bryonia alba)
Yellow bluestem (Bothriochloa ischaemum)
Yellow flag iris (Iris pseudacorus)
3799 HIGHWAY 82∙P.O. BOX 2150
GLENWOOD SPRINGS, COLORADO 81602
(970) 945-5491∙FAX (970) 945-4081
A Touchstone Energy Cooperative
May 11, 2022
Jon Fredericks
345 Colorado Ave. #106
Carbondale, CO 81623
RE: 16411 Old Highway 82
The above mentioned development is within the certified service area of Holy Cross Energy.
Holy Cross Energy has adequate power supply to provide electric power to the development, subject to tariffs,
rules and regulations on file. Any power line enlargements, relocations, and new extensions necessary to deliver
adequate power to and within the development will be undertaken by Holy Cross Energy upon completion of
appropriate contractual agreements and subject to necessary governmental approvals.
Please advise when you wish to proceed with the development of the electric system for this project.
Sincerely,
HOLY CROSS ENERGY
Libby Cowling,
Engineering Department
lcowling@holycross.com
(970) 947-5428
LC:MM
Improving life with energy
www.blackhillsenergy.com
Black Hills Energy
0096 C.R. 160
Glenwood Springs,co.81601
May 11, 2022
Re: McClure River Ranch
To Whom It May Concern:
This letter will confirm that Black Hills Energy will provide Natural Gas Distribution service to
the development. Black Hills Energy will install a distribution system capable of serving the
demand of the development that lies within the BHE certificated service territory.
This service will be subject to Black Hills Energy tariffs filed with the Colorado Public Utilities
Commission and the Black Hills Energy Gas Network Main Extension Policy.
If you have any questions please feel free to contact me.
Sincerely,
Jason Cox
Utility Construction Planner
Black Hills Energy
Jason.cox@blackhillscorp.com
Cell: 970-309-2432
Jason Cox
Utility Construction Planner
Colorado Gas
Jason.cox@blackhillscorp.com
May 11, 2022
Jon Fredericks
345 Colorado Ave. #106
Carbondale, CO 81623
970.379.4155
LANDWESTcolorado.com
RE: McClure River Ranch located at 16411 Old Highway 82
Dear Jon Fredericks :
Please accept this letter as confirmation of Comcast Cable Corporation ability to provide cable
service to the captioned location. The provision of service is contingent upon successful
negotiations of an agreement between the developer and Comcast Cable Corporation.
If you have any questions at all, please contact Kayla Jones at 720-601-4729, or me with the
information below.
Sincerely,
Brett Westphall
Construction Specialist
Brett_Westphall@comcast.com
This letter is not intended to give rise to binding obligations for either party. Any contractual relationship between the parties will be the result of
formal negotiations and will only become effective upon execution of the contract by representatives of the parties authorized to enter into such
agreements. During any negotiations, each party will bear its own costs and will not be responsible for any costs or expenses of the other party,
unless separately agreed to in writing.
Comparable Market Analysis
3275 County Road 100, Carbondale, CO, 81623
Prepared for McClure River Ranch Zone Dist. 1 Raw Land—Friday, June 3, 2022
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
970-925-6060
chris@klugproperties.com
http://www.klugproperties.com
This report is not an appraisal and is not intended to meet the requirements set out in the Uniform Standards of Appraisal Practice. If an appraisal is desired, the
services of a licensed appraiser should be obtained.
Map of Subject And Comparable Properties
Active Sold Pending Withdrawn Cancelled Expired
Address MLS # Status Distance from Subject
Subject 3275 County Road 100 , Carbondale CO 81623
1 252 Ronce Lane , Carbondale CO 81623 169389 Closed 1.84m
2 34 St Finnbar Farm Road Road , Carbondale CO 81623 170771 Closed 0.78m
3 480 Larkspur Drive , Carbondale CO 81623 172166 Closed 1.13m
4 502 Coryell Ranch Road , Carbondale CO 81623 169688 Closed 5.07m
5 TBD Frying Pan Road , Basalt CO 81621 172675 Closed 10.67m
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 2 of 12
Subject
Address 3275 County Road 100 , Carbondale, CO 81623
Days on Market n/a
Acreage 49.23
Area Carbondale Rural
City/Town Carbondale
Development Approved Yes
Nbr of Acres 49.23
List Price Per/Acre n/a
Sold Price Per/Acre n/a
Zoning Zone District 1 McClure River Ranch
Lot Description flat, irrigated pasture land fronting Hwy 82
Extras visible location, easy access, close to Rio Grande & Roaring Fork River
Water Rights 2.5 CFS water rights
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 3 of 12
Comparable Properties
Subject 169389 169688 170771
3275 County Road 100
Carbondale CO 81623
252 Ronce Lane
Carbondale CO
502 Coryell Ranch Road
Carbondale CO
34 St Finnbar Farm Road
Road
Carbondale CO
Distance From Subject 1.84 5.07 0.78
List Price $1,325,000 $449,000 $990,000
Original List Price $1,275,000 $449,000 $990,000
Sold Price $1,250,000 $449,000 $935,000
Status Closed Closed Closed
Status Date 10/22/2021 08/18/2021 09/07/2021
Days on Market n/a 141 95 68
Adjustment +/-+/-+/-
Acreage 49.23 1 - 3 1 - 3 10.1 - 20
Area Carbondale Rural 07-Carbondale Rural 07-Carbondale Rural 07-Carbondale Rural
City/Town Carbondale Carbondale Carbondale Carbondale
Development Approved Yes
Nbr of Acres 49.23 2 2.4 11.49
List Price Per/Acre 0 662,500 187,083 86,161
Sold Price Per/Acre 0 625,000 187,083 81,375
Zoning Zone District 1 McClure
River Ranch
Residential PUD AG
Lot Description flat, irrigated pasture land
fronting Hwy 82
River Frontage River Frontage; View Flat; Horse Property;
Pond, Lake, Stream; View;
Wooded Lot
Extras visible location, easy
access, close to Rio Grande
& Roaring Fork River
Common Area; Pond
System; Underground
Utility
Horse Property
Water Rights 2.5 CFS water rights Irrigation Community None
Adjusted Price $1,250,000 $449,000 $935,000
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 4 of 12
Subject 172166 172675 169389
3275 County Road 100
Carbondale CO 81623
480 Larkspur Drive
Carbondale CO
TBD Frying Pan Road
Basalt CO
252 Ronce Lane
Carbondale CO
Distance From Subject 1.13 10.67 1.84
List Price $545,000 $2,550,000 $1,325,000
Original List Price $605,000 $2,550,000 $1,275,000
Sold Price $475,000 $2,400,000 $1,250,000
Status Closed Closed Closed
Status Date 01/31/2022 11/21/2021 10/22/2021
Days on Market n/a 129 15 141
Adjustment +/-+/-+/-
Acreage 49.23 3.1 - 5 10.1 - 20 1 - 3
Area Carbondale Rural 07-Carbondale Rural 05-Frying Pan/Ruedi 07-Carbondale Rural
City/Town Carbondale Carbondale Basalt Carbondale
Development Approved Yes
Nbr of Acres 49.23 4.15 18.54 2
List Price Per/Acre 0 131,325 137,540 662,500
Sold Price Per/Acre 0 114,457 129,449 625,000
Zoning Zone District 1 McClure
River Ranch
Single Family Res Vacant Land Residential
Lot Description flat, irrigated pasture land
fronting Hwy 82
Borders Public Land;
Rolling; View; Wooded Lot
Borders Public Land; Horse
Property; Livestock
Permitted; River Frontage;
Rolling; View; Wooded Lot
River Frontage
Extras visible location, easy
access, close to Rio Grande
& Roaring Fork River
Out Building; Pool Corrals; Fencing; Horse
Property
Water Rights 2.5 CFS water rights Domestic; Irrigation Domestic; Irrigation Irrigation
Adjusted Price $475,000 $2,400,000 $1,250,000
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 5 of 12
Price Analysis
List, Sold and Adjusted Prices
Closed Listings
List Sold Adjusted
169389
252 Ronce Lane
Carbondale CO
170771
34 St Finnbar Farm
Road Road
Carbondale CO
172166
480 Larkspur Drive
Carbondale CO
169688
502 Coryell Ranch
Road
Carbondale CO
172675
TBD Frying Pan Road
Basalt CO
$0
$1 000 000
$2 000 000
$3 000 000
Low, Average, Median, and High Sold Prices
Closed Listings
Sold Price
Low Average Median High
$0
$500 000
$1 000 000
$1 500 000
$2 000 000
$2 500 000
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 6 of 12
Summary of Closed Listings
MLS #Address List Price DOM Sold Date Sold Price
Total
Adjustments
Adjusted
Price
169389 252 Ronce Lane, Carbondale CO $1,325,000 141 10/22/2021 $1,250,000 - $1,250,000
170771 34 St Finnbar Farm Road Road, Carbondale CO $990,000 68 09/01/2021 $935,000 - $935,000
172166 480 Larkspur Drive, Carbondale CO $545,000 129 01/31/2022 $475,000 - $475,000
169688 502 Coryell Ranch Road, Carbondale CO $449,000 95 08/17/2021 $449,000 - $449,000
172675 TBD Frying Pan Road, Basalt CO $2,550,000 15 11/19/2021 $2,400,000 - $2,400,000
Low, Average, Median, and High Comparisons
Closed Overall
Low $449,000 $449,000
Average $1,101,800 $1,101,800
Median $935,000 $935,000
High $2,400,000 $2,400,000
Overall Market Analysis (Unadjusted)
Status # List Vol.
Avg. List
Price Sold Vol.
Avg. Sold
Price
Avg. Sale/List
Price
Avg. Nbr of
Acres
Avg. List $/Nbr of
Acres
Avg. Sold $/Nbr of
Acres
Avg.
DOM
Closed 5 5,859,000 1,171,800 5,509,000 1,101,800 0.94 8 240,922.19 227,473.22 90
Overall 5 5,859,000 1,171,800 5,509,000 1,101,800 0.94 8 240,922.19 227,473.22 90
SELECTION CRITERIA FOR COMPARABLE PROPERTIES
Specified listings from the following search:Property type RES Vacant Land; Status of 'Closed'; Major Area of 'Basalt', 'Carbondale'; Nbr of Acres
between 2 and 9999999; Sold Date between '06/3/2021' and '06/3/2032'.
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 7 of 12
252 Ronce Lane, Carbondale, CO 81623 169389 RES Vacant Land Closed $1,250,000
Provided as a courtesy of
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
Office - (970) 925-6060
Mobile - (970) 948-7055
chris@klugproperties.com
http://www.klugproperties.com
Type:Single Family Lot Sub-Type:N/A Major Area:Carbondale
Area:07-Carbondale Rural
Lot Size:Refer to Acreage Acreage:1 - 3
New Construction:ARC (architect review
approved):
Are Plans
Transferable:
Short Sale:REO:No Foreclosure:
Auction:Member Association:Aspen Association
Sold Price Per/Acre:625,000 List Price Per/Acre:662,500 Sub/Loc:Gabossi
Lot SqFt:87,120 Nbr of Acres:2 County:Eagle
Zoning:Residential ADU Allowed:Yes Sold Price Per/SF:14.35
FAR:Yes Allowable FAR:Orig List Price Per/SF:14.63
Asking Price Per/SF:15.21
Metro Tax District:No Taxes:3,915.32 Tax Year:2020
Transfer Tax:No HOA Dues Y/N:No Association Fee:
Association Fee
Frequency:
Total HOA Fee Per
Year:0 Payment Per:
Special Assessments:
Proposed Close Date:10/20/2021
Other Dues:
Public Remarks:There's not many opportunities left to build a custom home on the river. This rare, 2-acre lot is perched above the Gold Medal waters of the
Roaring Fork River and overlooks an oasis of wildlife, river inlets and stretching views of Crown Mountain open space. The flat lot and easy access affords
endless possibilities for building including a detached ADU up to 800 square feet. The lot is tucked back in the Gabossi subdivision to provide end-of-the-street
privacy, yet still just minutes removed from the hustle and bustle of Willits. This is a fisherman's and wildlife enthusiast's paradise!
Legal:Subdivision: GABOSSI SUBDIVISION Lot: 5B
Directions:Turn onto Valley Road from Hwy 82. Take a right onto Ronce Lane. Lot is at the end of the street on your left. Follow signs.
Possible Use:Single Family
Lot Description:River Frontage
Gas:Available; Natural Gas
Water:Well to be Drilled
Water Rights:Irrigation
Terms Offered:Cash; New Loan
Possession:DOD
Sign:Yes
Other Dues:
Asking Price:1,325,000 Original List Price:1,275,000 Sold Date:10/22/2021
Sold Price:1,250,000 How Sold:Cash
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 8 of 12
34 St Finnbar Farm Road Road, Carbondale, CO 81623 170771 RES Vacant Land Closed $935,000
Provided as a courtesy of
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
Office - (970) 925-6060
Mobile - (970) 948-7055
chris@klugproperties.com
http://www.klugproperties.com
Type:Single Family Lot Sub-Type:N/A Major Area:Carbondale
Area:07-Carbondale Rural
Lot Size:Refer to Acreage Acreage:10.1 - 20
New Construction:ARC (architect review
approved):
Are Plans
Transferable:
Short Sale:REO:No Foreclosure:
Auction:Member Association:Aspen Association
Sold Price Per/Acre:81,375 List Price Per/Acre:86,161 Sub/Loc:St Finnbar Farm
Lot SqFt:500,504.40 Nbr of Acres:11.49 County:Garfield
Zoning:AG ADU Allowed:Sold Price Per/SF:1.87
FAR:Yes Allowable FAR:Orig List Price Per/SF:1.98
Asking Price Per/SF:1.98
Metro Tax District:No Taxes:2,020 Tax Year:73
Transfer Tax:No HOA Dues Y/N:Yes Association Fee:4,000
Association Fee
Frequency:Annually Total HOA Fee Per
Year:4,000 Payment Per:
Special Assessments:
Proposed Close Date:09/01/2021
Other Dues:
Public Remarks:Incredible Opportunity in one of the Valley's most exclusive sub-divisions. Small exclusive subdivision fronting on Blue Creek and the
Roaring Fork River. Large site, mature trees, irrigated meadows and ponds provide private rural setting. Property has river access & grazing rights.
Legal:Section: 31 Township: 7 Range: 87 Subdivision: ST. FINNBAR FARM SUB-DIV.
Directions:Highway 82 to Catherine's Store. Left on Catherine Store Road. Entrance to subdivision is on right past Aspen Equestrian Estates. Go around
circle, stay to right and go across bridge and lot 6 is on the left over bridge.
Possible Use:Single Family
Lot Description:Flat; Horse Property; Pond,
Lake, Stream; View; Wooded Lot
Gas:None
Water:Well to be Drilled
Sanitation:Sewer
Extras:Horse Property
Mineral Rights:No
Water Rights:None
Crops:No
HOA Fee Includes:Road Maintenance
Documents on File:CC & Rs; Survey
Disclosures:Wetlands
Terms Offered:Cash
Possession:DOD
Access:Paved; Unpaved
Sign:Yes
Other Dues:
Asking Price:990,000 Original List Price:990,000 Sold Date:09/01/2021
Sold Price:935,000 How Sold:Cash
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 9 of 12
480 Larkspur Drive, Carbondale, CO 81623 172166 RES Vacant Land Closed $475,000
Provided as a courtesy of
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
Office - (970) 925-6060
Mobile - (970) 948-7055
chris@klugproperties.com
http://www.klugproperties.com
Type:Single Family Lot Sub-Type:N/A Major Area:Carbondale
Area:07-Carbondale Rural
Lot Size:Refer to Acreage Acreage:3.1 - 5
New Construction:ARC (architect review
approved):
Are Plans
Transferable:
Short Sale:REO:No Foreclosure:
Auction:Member Association:Glenwood Association
Sold Price Per/Acre:114,457 List Price Per/Acre:131,325 Sub/Loc:Cerise Ranch
Lot SqFt:180,774 Nbr of Acres:4.15 County:Garfield
Zoning:Single Family Res ADU Allowed:No Sold Price Per/SF:2.63
FAR:No Allowable FAR:Orig List Price Per/SF:3.35
Asking Price Per/SF:3.01
Metro Tax District:No Taxes:4,397.96 Tax Year:2020
Transfer Tax:No HOA Dues Y/N:Yes Association Fee:1,200
Association Fee
Frequency:Annually Total HOA Fee Per
Year:1,200 Payment Per:
Special Assessments:
Proposed Close Date:01/31/2022
Other Dues:
Public Remarks:Exceptional Roaring Fork Valley 4 acre lot in Cerise Ranch! Great views with a Community Pool, Pool House, gym and nature trails! This
large mid valley lot is prepped and ready to build for a developer or homeowner. This lot includes full County and HOA approvals for a pre-designed custom
modern home. Building, Architectural, Structural, Civil and two sets of landscape plans all approved and to be included at no charge for the purchaser. Water
and sewer tap fees pre-paid and included as well. This pre-approved custom home when completed will cost the purchaser less than the market value.
Immediate equity for a homeowner or profit margin for a developer available.
Legal:Cerise Ranch Subdivision: Lot 38: Phase 2
Directions:Turn into Cerise Ranch via Highway 82. At the roundabout take a right onto Larkspur. Lot is on the left.
Possible Use:Single Family
Lot Description:Borders Public Land; Rolling;
View; Wooded Lot
Water:Tap Fee Paid
Sanitation:Sewer
Extras:Out Building; Pool
Water Rights:Domestic; Irrigation
HOA Amenities:Club House; Fitness Center; Pets
Allowed/Owner; Pets Allowed/Renter
Documents on File:CC & Rs; Soils Test; Survey
Terms Offered:Cash; New Loan
Possession:DOD
Access:Paved
Sign:Yes
Other Dues:
Asking Price:545,000 Original List Price:605,000 Sold Date:01/31/2022
Sold Price:475,000 How Sold:Cash
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 10 of 12
502 Coryell Ranch Road, Carbondale, CO 81623 169688 RES Vacant Land Closed $449,000
Provided as a courtesy of
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
Office - (970) 925-6060
Mobile - (970) 948-7055
chris@klugproperties.com
http://www.klugproperties.com
Type:Single Family Lot Sub-Type:N/A Major Area:Carbondale
Area:07-Carbondale Rural
Lot Size:Refer to Acreage Acreage:1 - 3
New Construction:ARC (architect review
approved):
Are Plans
Transferable:
Short Sale:REO:No Foreclosure:
Auction:Member Association:Aspen Association
Sold Price Per/Acre:187,083 List Price Per/Acre:187,083 Sub/Loc:Coryell Ranch
Lot SqFt:104,326 Nbr of Acres:2.40 County:Garfield
Zoning:PUD ADU Allowed:Sold Price Per/SF:4.30
FAR:No Allowable FAR:Orig List Price Per/SF:4.30
Asking Price Per/SF:4.30
Metro Tax District:No Taxes:4,810.48 Tax Year:2020
Transfer Tax:No HOA Dues Y/N:Yes Association Fee:2,850
Association Fee
Frequency:Annually Total HOA Fee Per
Year:2,850 Payment Per:
Special Assessments:
Proposed Close Date:08/20/2021
Other Dues:
Public Remarks:Direct river frontage! Located along the banks of the Roaring Fork River along gold medal rated fishing waters. This home site is part of the
Coryell Ranch, Colorado's premier fishing community. Lot 18 is the last remaining lot for sale in the neighborhood and features stunning Mt. Sopris. The
Coryell Ranch offers several stocked fishing ponds for owners use as well as a community activity center where you can host gatherings in a serene riverfront
setting. Conveniently located just minutes from downtown Carbondale.
Legal:Section: 29 Township: 7 Range: 88 Subdivision: CORYELL RANCH Lot: 18
Directions:Hwy 133 to Main st. west. Follow over CRMS bridge, past Midland Point to next R. Coryell Ranch entry, follow to cul de sac. Lot is from street to
river to river.
Possible Use:Single Family
Lot Description:River Frontage; View
Electric:Yes
Gas:Natural Gas
Water:Community
Sanitation:Sewer
Extras:Common Area; Pond System; Underground
Utility
Mineral Rights:No
Water Rights:Community
HOA Amenities:Club House
HOA Fee Includes:Contingency Fund;
Management; Road Maintenance; Snow Removal
Documents on File:CC & Rs; Financials
Terms Offered:Cash; New Loan
Possession:DOD
Access:Paved
Sign:Yes
Other Dues:
Asking Price:449,000 Original List Price:449,000 Sold Date:08/17/2021
Sold Price:449,000 How Sold:Conventional Fixed
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 11 of 12
TBD Frying Pan Road, Basalt, CO 81621 172675 RES Vacant Land Closed $2,400,000
Provided as a courtesy of
Chris J. Klug
Aspen Snowmass Sotheby's International Realty- Hyman Mall
415 E Hyman Ave
Aspen, CO 81611
Office - (970) 925-6060
Mobile - (970) 948-7055
chris@klugproperties.com
http://www.klugproperties.com
Type:Single Family Lot Sub-Type:N/A Major Area:Basalt
Area:05-Frying Pan/Ruedi
Lot Size:Refer to Acreage Acreage:10.1 - 20
New Construction:ARC (architect review
approved):
Are Plans
Transferable:
Short Sale:REO:No Foreclosure:
Auction:Member Association:Aspen Association
Sold Price Per/Acre:129,449 List Price Per/Acre:137,540 Sub/Loc:Taylor Creek
Lot SqFt:807,602 Nbr of Acres:18.54 County:Eagle
Zoning:Vacant Land ADU Allowed:Sold Price Per/SF:2.97
FAR:No Allowable FAR:Orig List Price Per/SF:3.16
Asking Price Per/SF:3.16
Metro Tax District:No Taxes:17,984 Tax Year:2020
Transfer Tax:No HOA Dues Y/N:No Association Fee:
Association Fee
Frequency:
Total HOA Fee Per
Year:0 Payment Per:
Special Assessments:
Proposed Close Date:11/19/2021
Other Dues:
Public Remarks:South Taylor Creek Lot 1-B is an 18.4-acre pristine riverfront parcel just over five miles up the Frying Pan from Old Town Basalt. This is an
incredible opportunity to build your dream ranch home with spectacular views of Seven Castles and the surrounding mountains, abundant sunshine, irrigated
pastures with pre-existing fencing, and direct access to the Frying Pan River and adjacent public lands. This property provides a unique lifestyle experience
with activities ranging from gold medal fishing with 600' of direct private access, road biking on Frying Pan Road, cross country skiing and snowshoeing, and
only 25 minutes from skiing and snowboarding at four world-class mountains at Aspen Snowmass. Main residence, guest house and barn are allowed with
schematic plans created by
Legal:Subdivision: SOUTH TAYLOR CREEK SUBDIVISION PARCEL 1-B FILING 2
Directions:Take Frying Pan Road towards Ruedi. Just past Knight Road (on left), sign and entrance to subdivision on the right. Follow signs to property.
Possible Use:Ranch; Single Family
Lot Description:Borders Public Land; Horse
Property; Livestock Permitted; River Frontage;
Rolling; View; Wooded Lot
Gas:Propane
Water:Well Installed
Sanitation:Septic
Extras:Corrals; Fencing; Horse Property
Mineral Rights:No
Water Rights:Domestic; Irrigation
Terms Offered:Cash; New Loan
Possession:DOD
Access:Easement; Private; Unpaved
Sign:Yes
Other Dues:
Asking Price:2,550,000 Original List Price:2,550,000 Sold Date:11/19/2021
Sold Price:2,400,000 How Sold:Cash
CMA Prepared for McClure River Ranch Zone Dist. 1 Raw Land by Chris J. Klug 3275 County Road 100 , Carbondale CO 81623
Chris J. Klug | 970-925-6060 | chris@klugproperties.com Page 12 of 12
ConditionApplicant Response1The development of PUD shall comply with all applicable Local, State, and Federal rules and regulations and all necessary permits shall be obtained.The development of the PUD has, and will continue to comply with all applicable Local, State, and Federal rules and regulations and all necessary permits have been and will be obtained.2That all representations of the Applicant shall be considered Conditions of Approval unless modified herein. All prior representations of the Applicant have been complied with.3All previous conditions of approval from Resolution No. 2018‐10 shall remain in effect unless modified herein or in the Preliminary Plan approvals and the PUD Modification is subject to compliance with all Preliminary Plan conditions of approval.All prior conditions of approval from Resolution 2018‐10 have been complied with or have otherwise been carried forward into Resolution 2020‐54 (PUD) and/or 2020‐55 (Preliminary Plan).4That the Applicant's proposed building envelopes for Lots 5, 6, and Tract B are acceptable subject to compliance with the Supplemental Landscaping Plan dated 7/29/20 and the supplemental edits to the PUD Guide Tables 5.1.1 and 5.2 on Setbacks and Projections dated 7/28/20, subject to the following additional provisions:As buildings are constructed on Lots 5, 6 and Tract B the Applicant has and will continue to install landscaping in compliance with the Landscape Screening Exhibit dated 7/29/20. Per that Exhibit, trees shall be installed prior to the issuance of Certificate of Occupancy. Required edits have been made to the PUD Guide and recorded at Reception No. 945439. a)That the Supplemental Landscaping Plan include maintaining the existing fencing and existing stands of willows along the property line and shall include irrigation of the Ponderosa Pine plantings. Additional landscaping can be provided by the Applicant at the time of building permit.The existing fencing and willows have been maintained. Evergreen trees have been planted and irrigated along the boundary of Lot 5 and the CDOT ROW concurrently with the construction activity on Lot 5, in accordance with the Landscape Screening Exhibit dated 7/29/20.b)That the PUD Guide Table 5.1.1 be edited in the first footnote to read *Any two or more buildings, including buildings within the same Building Envelope shall be separated a minimum of 10' as measured from the closest of any points on the structures.The required edit to Table 5.1.1 of the PUD Guide was completed and recorded at Reception No. 945439.5Density Shift: That the density shift of two units from Zone District 2 to Zone District 1 is approved and amendments to the PUD Guide that would allow for further density shifts that would allow for additional accessory, employee, or affordable dwelling units within Zone District 1 may be considered.The density shift has been memorialized in the PUD Guide as recorded at Reception No. 945439.6Landscaping: Prior to Preliminary Plan Approval, the Applicant shall expand the Landscaping Plan to include additional details and buffering along Lots 5, 6, and Tract B, adjacent to State Highway 82 and the adjacent mobile home park.Preliminary Plan was approved via Resolution No. 2020‐55, including the Landscape Screening Exhibit dated 7/29/20.7Water Supply Plan: That the change in the water supply plan from a community system to individual wells is approved subject to compliance with all Preliminary Plan conditions of approval including those specifically addressing operation, maintenance, treatment, required easements, and permitting of the proposed wells.All water supply conditions have been complied with as demonstrated in the table addressing the Preliminary Plan conditions (Resolution 2020‐55).8That the provision in the PUD plan for an additional Barn Lot is approved subject to compliance with all Preliminary Plan conditions of approval.All Preliminary Plan conditions have been complied with as demonstrated in the table addressing the Preliminary Plan conditions (Resolution 2020‐55).COA #PUD Conditions of Approval from Resolution 2020‐54 (Reception No. 945439)Page 1
ConditionApplicant Response9Wildlife: The property owner and/ or operator of Zone I shall comply with the following requirements and recommendations by Colorado Parks and Wildlife:See a) through e) below:a)Fencing should be held to a minimum and any necessary fencing should be wildlife friendly.This condition has been incorporated into Section 6.15.1 of the Covenants, Conditions & Restrictions in Appendix I.iAdditionally, CPW encourages the applicant to work with adjacent landowners to replace current perimeter fencing with wildlife friendly options.The Applicant has and will continue to work with adjacent landowners to replace perimeter fencing with wildlife friendly options. All new fencing on the property is wildlife friendly.b)Landscaping designs should preclude berry, fruit, or nut producing trees and shrubs to reduce attractants for bears and other wildlife. Homeowners should be aware that CPW is not liable for any damage to landscaping from wildlife.This condition has been incorporated into Section 6.15.2 of the Covenants, Conditions & Restrictions in Appendix I.c)All trash, horse grain/feed, and food‐related items should be stored indoors or within bear‐proof containers. Eliminating attractants for bears and other wildlife will reduce conflicts. This is especially relevant given that this property lies within the river corridor which is used heavily by various animal species.This condition has been incorporated into Section 6.15.3 of the Covenants, Conditions & Restrictions in Appendix I.d)Proposed ponds should be constructed with at least one bank having a minimum slope of 3: 1, preferably 5: 1, to allow ingress and egress of wildlife. If plastic liners are to be used, a minimum of 18 inches of topsoil should be used on top of liners.This condition has been incorporated into Section 6.15.4 of the Covenants, Conditions & Restrictions in Appendix I.e)Trails through riparian habitats should be minimized to the extent possible and provide adequate signage to keep users on designated routes.This condition has been incorporated into Section 6.15.5 of the Covenants, Conditions & Restrictions in Appendix I.10That the PUD Guide and Covenants be updated to include an Operations Plan including parking and provision of portable toilets as needed for special events and Community Meeting Facility activities.This condition has been incorporated into Section 6.14 of the Covenants, Conditions & Restrictions in Appendix I.11All PUD approvals and plans shall be updated to reflect the corrected legal description. Should the Applicant confirm or obtain ownership of the overlap area it shall be included back into the PUD and processed as a PUD modification in accordance with the Land Use and Development Code.The approved PUD Resolution and PUD Guide were updated to reflect the corrected legal description and recorded at Reception No. 945439. PUD Conditions of Approval from Resolution 2020‐54 (Reception No. 945439)COA #Page 2
ConditionApplicant Response1.0That all representations of the Applicant shall be considered Conditions of Approval unless modified herein. All prior representations of the Applicant have been complied with.2.0All previous conditions of approval from Resolution No. 2018‐10 shall remain in effect unless modified herein or in the Preliminary Plan approvals.All prior conditions of approval from Resolution 2018‐10 have been complied with or have otherwise been carried forward into Resolution 2020‐54 (PUD) and/or 2020‐55 (Preliminary Plan).3.0Water Supply:See a. through d. below:a.Operation of all individual wells shall maintain compliance with all Division of Water Resources requirements including maintaining all required contracts with the Basalt Water Conservancy District.All individual wells are in compliance with the final well permits, included in Appendix L, and with the requirements of the contracts with the Basalt Water Conservancy District.b.Final Well Permits ‐ conversion from monitoring wells, shall be obtained/issued for all five wells prior to filing of the Final Plat.Final well permits are included in Appendix L.c.That the Applicant shall provide detailed treatment plans to ensure compliance with the State of Colorado Water Standards and the Water Quality provisions of the Garfield County Land Use and Development Code for wells that demonstrated compliance issues in their water quality test reports.Based on the water quality results from July/August 2019, Resource Engineering identified wells 1, 5, and 6 for total coliform and iron, and wells 1 and 2 for total dissolved solids (TDS). County Code requires the developer to provide a treatment plan for contaminants that exceed primary standard maximum contaminant levels (MCLs). Therefore, no treatment plan is required for iron or TDS as those are non‐enforceable secondary standards. Total coliform was “present” at wells 1, 5, and 6 per the 2019 water quality testing results. Each of these wells were shock treated and then re‐tested on June 9, 2021. All three wells show total coliform and E. coli are absent, demonstrating compliance with water quality standards. These test results are included in Appendix L.d.Maintenance and operation provisions shall be contained in the covenants and/or PUD Guide including any treatment requirements.The ownership, operation, maintenance, repair and replacement of wells is addressed in Sections 2.1, 4.5, 4.6.4 and 4.6.5 of the Covenants, Conditions & Restrictions in Appendix I.4.0That the Applicant's proposed building envelopes for Lots 5, 6, and Tract B are acceptable subject to compliance with the Supplemental Landscaping Plan dated 7/29/20 and the supplemental edits to the PUD Guide Tables 5.1.1 and 5.2 on Setbacks and Projections dated 7/28/20, subject to the following additional provisions:As buildings are constructed on Lots 5, 6 and Tract B the Applicant has and will continue to install landscaping in compliance with the Landscape Screening Exhibit dated 7/29/20. Per that Exhibit, trees shall be installed prior to the issuance of Certificate of Occupancy. Required edits have been made to the PUD Guide and recorded at Reception No. 945439.a.That the Supplemental Landscaping Plan include maintaining the existing fencing and existing stands of willows along the property line and shall include irrigation of the Ponderosa Pine plantings. Additional landscaping can be provided by the Applicant at the time of building permit.The existing fencing and willows have been maintained. Evergreen trees have been planted and irrigated along the boundary of Lot 5 and the CDOT ROW concurrently with the construction activity on Lot 5, in accordance with the Landscape Screening Exhibit dated 7/29/20.b.That the PUD Guide Table 5.1.1 be edited in the first footnote to read *Any two or more buildings, including buildings within the same Building Envelope shall be separated a minimum of 10' as measured from the closest of any points on the structures.The required edit to Table 5.1.1 of the PUD Guide was completed and recorded at Reception No. 945439.5.0Density Shift: That the density shift of two units from Zone District 2 to Zone District 1 is approved and amendments to the PUD Guide that would allow for further density shifts that would allow for additional accessory, employee, or affordable dwelling units within Zone District 1 may be considered.The density shift has been memorialized in the PUD Guide as recorded at Reception No. 945439.6.0Covenants: Covenants for the Development shall be subject to final review and approval by the County including the County Attorney's Office to confirm compliance with all conditions of approval.The Covenants, Conditions & Restrictions are included in Appendix I, and are inclusive of all required conditions of approval.COA #Preliminary Plan Conditions of Approval from Resolution 2020‐55 (Reception No. 945441)Page 3
ConditionApplicant Response7.0Development Agreements: The Development Agreement and Subdivision Improvements Agreement shall be subject to final review and acceptance by the County including the County Attorney's Office prior to final plat approval. Said agreement shall include cost estimates for the completion of all Subdivision Improvements and a status and inspection report on all infrastructure that has already been installed. Said reports shall be subject to review and acceptance by the County Consulting Engineer.The Improvements Agreement is included in Appendix G, and includes a cost estimate for all public improvements with a breakdown of improvements installed to date and improvements remaining to be installed. The Engineer's inspection report is included in Appendix J.8.0School Impact Fees shall be calculated and payable prior to final plat approval and shall include provision of an acceptable appraisal or opinion of land value per the Land Use and Development Code.The Improvements Agreement in Appendix G includes a calculation of the school impact fee‐in‐lieu. The opinion of land value is based on a Comparative Market Analysis provided in Appendix P.9.0Prior to final plat approval the Applicant shall confirm the location of all required easements to serve infrastructure and access for the Zone District 1 Development.All required easements to serve infrastructure and access have been reviewed and are correctly included on the Final Plat in Appendix H.10.0The Final Plat shall include standard plat notes from the County Resource Guide and refer to the PUD Guide as appropriate, including the notes on the following:See a. through k. below:a.Noxious WeedsThis is included as Plat Note 11 on the Final Plat in Appendix H.b.Open Hearth Solid Fuel FireplacesThis is included as Plat Note 12 on the Final Plat in Appendix H.c.Exterior LightingThis is included as Plat Note 13 on the Final Plat in Appendix H.d.Right to FarmThis is included as Plat Note 14 on the Final Plat in Appendix H.e.Maintenance of Fences, Rural LivingThis is included as Plat Note 15 on the Final Plat in Appendix H.f.Mineral RightsThis is included as Plat Note 16 on the Final Plat in Appendix H.g. (omitted)Not applicable.h.Domestic DogsThis is included as Plat Note 17 on the Final Plat in Appendix H.i.Wildlife Friendly FencingThis is included as Plat Note 18 on the Final Plat in Appendix H.j.Engineer Septic SystemsThis is included as Plat Note 19 on the Final Plat in Appendix H.k.Engineered FoundationsThis is included as Plat Note 20 on the Final Plat in Appendix H.11.0Drainage ‐ Stormwater: That the Applicant's Engineer shall update the Engineering Report to provide additional details and demonstration of compliance with State and Local storm water requirements including as applicable a copy of a Storm Water Management Permit for the site.The Engineer's inspection report in Appendix J provides that the stormwater drainage swales, culverts, and inlets are all sized to capture and convey the 25‐year storm event, as specified under Garfield County Development Code. A copy of the Contractor’s Storm Water Discharge Permit is also included in Appendix J.12.0OWTS Setbacks: That the Applicant shall provide confirmation that all required OWTS Setbacks from wells, irrigation ditches, ponds and wetlands are being maintained in conformance with all State and Local regulations.The OWTS setbacks for each of the systems meet the Garfield County OWTS Rules and Regulations and CDPHE Regulation 43. The OWTS setbacks were also reviewed during the OWTS permit approval process with Garfield County.13.0OWTS Operation: Maintenance and operation provisions for the OWTS systems shall be contained in the covenants and/or PUD Guide as represented by the Application.Section 6.13 of the Covenants, Conditions & Restrictions in Appendix I provides the framework for the use and allowances of OWTS. Section 4.6.6 of the Covenants, Conditions & Restrictions addresses the operation, maintenance, repair and replacement of such systems.14.0Landscaping: Prior to Preliminary Plan Approval, the Applicant shall expand the Landscaping Plan to include additional details and buffering along Lots 5, 6, and Tract B, adjacent to State Highway 82 and the adjacent mobile home park.Preliminary Plan was approved via Resolution No. 2020‐55, including the Landscape Screening Exhibit dated 7/29/20.15.0Local, State, and Federal Permits: The development of PUD shall comply with all applicable Local, State, and Federal rules and regulations and all necessary permits shall be obtained.The development of the PUD has, and will continue to comply with all applicable Local, State, and Federal rules and regulations and all necessary permits have been and will be obtained.16.0Internal Roadway Design: The internal roadways shall be built to meet, at a minimum, the dimensional requirements of Section 7‐107 of the LUDC, as amended, and as represented in the PUD Plan to accommodate full build‐out of the PUD.The internal road serving Zone District 1 is Chukka Trail, which has been designed to comply with the approved "24' Typical Road Section" as indicated on the PUD Plan Map recorded at Reception No. 945440.Preliminary Plan Conditions of Approval from Resolution 2020‐55 (Reception No. 945441)COA #Page 4
ConditionApplicant Response17.0Residential Development‐Zone 2: No residential development shall occur in Zone 2 prior to approval of a subdivision Final Plat.This application does not contemplate residential development in Zone District 2 at this time.18.0OWTS Flow Monitoring: The size of the eastern proposed OWTS within Zone 1 serving the clubhouse is very close to the 2000 gallon per day limit for a public water system under CDPHE. As a result, a water inflow meter(s) shall be installed on the buildings served by this OWTS. The records from this water inflow meter(s) shall be available for inspection to verify that the System is handling 2000 gallons per day or less.At the time of building permitting for the clubhouse on Lot 7, the Applicant will design and install a water inflow meter to comply with this condition. 19.0Storage and Application of Hazardous Materials: Due to the proximity of the residential development and large fields to the wetlands and Roaring Fork River, the property owner(s) and operators shall apply all fertilizers, pesticides, and other chemicals in accordance with manufacturer recommendations in order to prevent contamination of public water resources. In addition, these chemicals shall be stored appropriately and in accordance with all laws and regulations.This is included as Plat Note 9 on the Final Plat in Appendix H.20.0Radon: All of Garfield County is considered at high risk for radon. As a result, all buildings with ground floor residential and / or commercial occupancy and are enclosed and conditioned (excluding barns, greenhouses, and storage/maintenance buildings) shall be designed and built with Radon Resistant Construction.This is included as Plat Note 10 on the Final Plat in Appendix H.21.0Wastewater Treatment Facilities (WWTF): Once a WWTF is established within the PUD, no new OWTSs shall be permitted. At the time a WWTF is available and an OWTS is being replaced or expanded within either Zone 1 or Zone 2, the residential and/or commercial uses served by that OWTS shall connect to the WWTF.This is included as Plat Note 2 on the Final Plat in Appendix H. It is also addressed in Section 5.3 of the approved PUD Guide recorded at Reception No. 945439. Lastly, this item is covered in Section 6.13 of the Covenants, Conditions & Restrictions in Appendix I.22.0Water System: Any water permitting, monitoring and testing shall remain in good standing with CDPHE as a non‐public community water system or a community water system, as appropriate.Each of the wells for the development were installed and permitted in compliance with State and Garfield County requirements. There is only one well in current use (Barn 3). The well for Barn 5 will be brought online this year as the barn is currently permitted and under construction. There is no non‐public community water system or community water system at this time. Each private barn will have its own well. Private wells do not require monitoring and testing according to the Colorado Department of Public Health and Environment. At the time the Clubhouse is built, it will be permitted according to Garfield County and the CDPHE guidelines in place at the time. They will be monitored and tested according to their permit requirements.23.0Wildlife: The following recommendations by the CPW shall be added to the Codes, Covenants and Restrictions for the subdivision:See a) through e) below:a)Fencing should be held to a minimum and any necessary fencing should be wildlife friendly.This condition has been incorporated into Section 6.15.1 of the Covenants, Conditions & Restrictions in Appendix I.iAdditionally, CPW encourages the applicant to work with adjacent landowners to replace current perimeter fencing with wildlife friendly options.The Applicant has and will continue to work with adjacent landowners to replace perimeter fencing with wildlife friendly options. All new fencing on the property is wildlife friendly.b)Landscaping designs should preclude berry, fruit, or nut producing trees and shrubs to reduce attractants for bears and other wildlife. Homeowners should be aware that CPW is not liable for any damage to landscaping from wildlife.This condition has been incorporated into Section 6.15.2 of the Covenants, Conditions & Restrictions in Appendix I.c)All trash, horse grain/feed, and food‐related items should be stored indoors or within bear‐proof containers. Eliminating attractants for bears and other wildlife will reduce conflicts. This is especially relevant given that this property lies within the river corridor which is used heavily by various animal species.This condition has been incorporated into Section 6.15.3 of the Covenants, Conditions & Restrictions in Appendix I.Preliminary Plan Conditions of Approval from Resolution 2020‐55 (Reception No. 945441)COA #Page 5
ConditionApplicant Responsed)Proposed ponds should be constructed with at least one bank having a minimum slope of 3: 1, preferably 5: 1, to allow ingress and egress of wildlife. If plastic liners are to be used, a minimum of 18 inches of topsoil should be used on top of liners.This condition has been incorporated into Section 6.15.4 of the Covenants, Conditions & Restrictions in Appendix I.e)Trails through riparian habitats should be minimized to the extent possible and provide adequate signage to keep users on designated routes.This condition has been incorporated into Section 6.15.5 of the Covenants, Conditions & Restrictions in Appendix I.24.0Public Road Dedication: At the time of subdivision, all road easements within Zone 1 and Zone 2 of the PUD shall be dedicated to the public on the subdivision plat.This is included as Plat Notes 3, 4 and 5 on the Final Plat in Appendix H.25.0Wastewater Treatment Facility (WWTF):See a. through c. below:a.The LUDC prohibits OWTSs on lots that are 1 acre or less in size. As a result, should the future subdivision consist of residential and/or commercial lots that are less than 1 acre in size, then these uses shall be accommodated by a centralized Wastewater Treatment Facility (WWTF).Zone District 1 does not include any OWTS on lots or tracts that are less than 1 acre. b.Should a WWTF be developed within the PUD, then the Facility shall be sized appropriately to accommodate all residential and commercial uses from Zone 1 and Zone 2.c.A note requiring connection to the WWTF at the time of OWTS replacement or expansion within Zone 1 or Zone 2 shall be added as a plat note on the Final Plat, and within the Codes, Covenants and Restrictions.26.0Affordable Housing Agreement/ Plan: At the point 15 or more lots are created through subdivision, as defined in Article 8 of the LUDC, the development is required to provide Affordable Housing. As a result, at the time of Preliminary Plan submittal to create 15 or more lots, the property owner shall submit an Affordable Housing Agreement / Plan in conformance with the PUD Guide and Article 8 of the LUDC. The Agreement/ Plan shall be reviewed, accepted, and executed by the property owner and BOCC, prior to final plat approval.This Final Plat for Zone District 1 will not create 15 or more Lots. At the time of Preliminary Plan for Zone District 2, it is anticipated that 15 or more Lots will be created and thus the Applicant will prepare and submit an Affordable Housing Plan.27.0Wetlands: It is understood that disturbance to some jurisdictional wetlands will occur at the time of development of Zone 2. In addition, while it is understood that these required permits from the Army Corps of Engineers were obtained previously, these permits have since expired. As a result, the Applicant shall update the wetland delineation for the properties and obtain all necessary permits as required by the Army Corps of Engineers prior to submittal of the first Final Plat. Perimeter delineation of wetland areas should be required on Zone 2 to avoid impacts during development.Not applicable. This Final Plat for Zone District 1 does not contemplate any development in Zone District 2.28.0Anglers Easement: At the time of Final Plat for Zone District 2, the property owner shall provide a public fishing easement along the Roaring Fork River to extend the angler's easement at Blue Creek Ranch. Potential issues of trespass associated with the overlap parcel shall be addressed at the time of dedication of the easement.Not applicable. This Final Plat for Zone District 1 does not contemplate any development in Zone District 2.29.0Southeast BLM Parcel: As part of the public improvements to be constructed by the Applicant and secured in the Improvements Agreement as part of the Final Plat Application, the Applicant shall construct a wildlife friendly fence to help prevent disturbance of the Ute's Ladies Tresses on the BLM parcel adjacent to the southeast portion of the development.This fence is 885 feet long providing a delineation between the Applicant's and BLM property, and such cost is provided in the engineer's cost estimate included with the Improvements Agreement in Appendix G. 30.0100‐Year Floodplain: At the time of Preliminary Plan submittal for Zone District 2, the applications shall include an analysis of the level of conformity with the proposed subdivision and the Floodplain Development Permit (Land Use Change Permit for Development within the Floodplain) issued under Resolution 786310. Should the proposed development conform with this Floodplain Development Permit, then this approval shall remain valid. Should the proposed subdivision not conform to this Floodplain Development Permit, then the applicant will be required to either obtain a new Floodplain Development Permit or amend the existing approval.Not applicable. This Final Plat for Zone District 1 does not contemplate any development in Zone District 2.Preliminary Plan Conditions of Approval from Resolution 2020‐55 (Reception No. 945441)COA #These two conditions are addressed as Plat Note 2 on the Final Plat in Appendix H. They are also addressed in Section 5.3 of the approved PUD Guide recorded at Reception No. 945439. Lastly, these items are covered in Section 6.13 of the Covenants, Conditions & Restrictions in Appendix I.Page 6
ConditionApplicant Response31.0Traffic Impact Fees shall be payable for all structures including barns in accordance with the Land Use and Development Code. Development Agreement provisions for pre‐payment of the fees to facilitate off‐site roadway improvements may be considered as part of the final plat review.Road Impact Fees have been and will continue to be paid consistent with the requirements of Garfield County's letter to Jody Edwards and Jon Fredericks dated January 28, 2021 and signed by Sheryl Bower, Community Development Director.32.0The Applicant shall implement the Ute Lady Tresses management plan and provide a report to the Garfield County Vegetation Manager as requested in his referral comments by the end of October 2020.A Botanical Resource Survey was conducted during the most recent blooming season of the Ute Ladies'‐Tresses Orchid and is included in Appendix M.33.0Prior to final plat approvals the Applicant shall prepare and execute agreements with the Carbondale Fire Protection District for payment of Fire District Impact Fees.The executed Agreement and payment receipt from the Carbondale & Rural Fire Protection District are included in Appendix N. 34.0Prior to final plat approvals the Applicant shall provide documentation of will serve letters of commitment from all utility providers.Utility service letters are included in Appendix O.Preliminary Plan Conditions of Approval from Resolution 2020‐55 (Reception No. 945441)COA #Page 7