HomeMy WebLinkAbout1.00 Cover and Narrative Report
Spring Valley Ranch
Final Plat, Phase II
FEBRUARY 2022
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
Spring Valley Ranch
Final Plat, Phase II
Narrative
FEBRUARY 2022
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
www.landwestcolorado.com
Spring Valley Ranch PUD
2 Final Plat, Phase 2 – February 2022
TABLE OF CONTENTS
1. LIST OF APPENDICES ......................................................................................................... 4
2. CONSULTANT TEAM ......................................................................................................... 5
3. SUMMARY ........................................................................................................................ 6
3.1. PURPOSE OF REPORT ......................................................................................................................................... 6
4. PROPERTY OVERVIEW ...................................................................................................... 7
4.1. LOCATION & PARCEL COMPOSITION ..................................................................................................................... 7
4.1.1. Table 1: PUD Parcels ............................................................................................................................ 8
4.2. PROPERTY ACCESS ............................................................................................................................................. 9
5. CURRENT PUD APPROVALS ............................................................................................. 10
5.1. SUMMARY OF PUD PLAN ................................................................................................................................. 10
5.1.1. Table 2: History of Relevant Approvals .............................................................................................. 10
5.1.2. Table 3: Land Use Summary (from PUD Zone District Map, Reception No. 786990) ........................ 12
5.2. COMMUNITY HOUSING PROGRAM ..................................................................................................................... 13
5.3. APPROVED PROJECT PHASING ........................................................................................................................... 13
5.4. PHASE 1 FINAL PLAT & AMENDED PHASE 1 FINAL PLAT ......................................................................................... 14
6. PHASE 2 DEVELOPMENT SUMMARY ............................................................................... 16
6.1. INTRODUCTION ............................................................................................................................................... 16
6.1.1. Table 5: Phase 2 Summary ................................................................................................................ 17
6.2. ROADS .......................................................................................................................................................... 18
6.2.1. County Road 114 ............................................................................................................................... 18
6.2.2. Entrance Road (Highgrange Pass) ..................................................................................................... 18
6.2.3. Minor Roads ...................................................................................................................................... 19
6.2.4. Emergency Access Road .................................................................................................................... 20
6.2.5. Veltus Driveway ................................................................................................................................. 21
6.3. WATER SYSTEM .............................................................................................................................................. 22
6.4. SEWER SYSTEM ............................................................................................................................................... 23
6.5. ELECTRICITY ................................................................................................................................................... 23
6.6. NATURAL GAS ................................................................................................................................................ 23
6.7. COMMUNICATIONS ......................................................................................................................................... 23
6.8. WILDFIRE MITIGATION & FIRE PROTECTION ......................................................................................................... 23
6.8.1. Wildfire Mitigation ............................................................................................................................ 24
6.8.2. Fire Protection ................................................................................................................................... 26
7. PERMITTING & REGULATORY COMPLIANCE ................................................................... 30
7.1. COMMUNITY WATER SYSTEM – CDPHE ............................................................................................................. 30
7.2. WETLANDS PERMITTING – USACE ..................................................................................................................... 30
7.3. STORMWATER DISCHARGE PERMIT – CDPHE ...................................................................................................... 31
7.4. RAPTOR NESTING SURVEY ................................................................................................................................. 32
7.5. SCHOOL LAND FEE‐IN‐LIEU ............................................................................................................................... 33
Spring Valley Ranch PUD
3 Final Plat, Phase 2 – February 2022
7.6. GRADING PERMITS – GARFIELD COUNTY ............................................................................................................. 33
7.7. BUILDING PERMITS – GARFIELD COUNTY ............................................................................................................. 34
8. OPERATION & MAINTENANCE ........................................................................................ 35
8.1. SPRING VALLEY RANCH COMMUNITY MASTER ASSOCIATION, INC. ............................................................................ 35
8.2. MASTER DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS .................................................................. 35
8.3. LANDIS CREEK METROPOLITAN DISTRICT NOS. 1 & 2 ............................................................................................. 36
8.4. SPRING VALLEY SANITATION DISTRICT ................................................................................................................. 36
Spring Valley Ranch PUD
4 Final Plat, Phase 2 – February 2022
1. LIST OF APPENDICES
LUDC Appendix Item Description
General
Application
Materials 4‐203
A Application Form
B Payment Agreement Form
C Statement of Authority
D Letter of Authorization
E Title Commitment
F Adjacent Property Owners & Mineral Owners
G Vicinity Map
H Improvements Agreement & Cost Estimate
Section 5‐402
I Final Plan Map (PUD Zone District Map)
J Final Plat
K Covenants, Conditions & Restrictions (Redlined)
Section 8‐201 L Community Housing Program
Additional
Submissions
M Zone Districts Text and Design Standards
N Estimated Development Phasing Schedule
O Phasing Map
P Amended & Restated Development Agreement
Q Engineering Report
R Inundation Analysis of Hopkins Dam Break
S Engineering Plans
T (intentionally omitted)
U Legal Water Supply
V District & Utility Service Letters
W Wildfire Mitigation Report
X Weed Management Plan
Y Comparative Market Analysis
Z Responses to Conditions of Approval
Spring Valley Ranch PUD
5 Final Plat, Phase 2 – February 2022
2. CONSULTANT TEAM
APPLICANT
Spring Valley Holdings, LLC
Contact: Martin Van Ardenne
One Towne Square, Suite 1913
Southfield, MI 48076
(248) 862‐8000
LAND PLANNING
LANDWEST Colorado, LLC
Contact: Jon Fredericks
345 Colorado Avenue, Suite 106
Carbondale, CO 81623
(970) 379‐4155
GENERAL COUNSEL
Klein Coté Edwards Citron LLC
Contact: Joseph E. Edwards, III
101 South Mill Street, Suite 200
Aspen, CO 81611
(970) 925‐8700
WATER LAW
Corona Water Law
Contact: Craig Corona
1018 Lauren Lane
Basalt, CO 81621
(970) 948‐6523
SURVEYING
PEAK Surveying, Inc.
Contact: Jason Neil
110 E. 3rd Street, Suite 210
Rifle, CO 81650
(970) 625‐1954
CIVIL ENGINEERING
Roaring Fork Engineering
Contact: Danny Stewart
592 Highway 133
Carbondale, CO 81623
(970) 340‐4130
WATER ENGINEERING
Zancanella & Associates, Inc.
Contact: Tom Zancanella
1011 Grand Avenue
Glenwood Springs, CO 81607
(970) 945‐5700
WILDFIRE MITIGATION
Anchor Point Group
Contact: Chris White
3775 Iris Avenue #2A
Boulder, CO 80301
(303) 665‐3473
ENVIRONMENTAL
SGM
Contact: Eric Petterson
118 W Sixth Street, Suite 200
Glenwood Springs, CO 81601
(970) 384‐9017
Spring Valley Ranch PUD
6 Final Plat, Phase 2 – February 2022
3. Summary
3.1. Purpose of Report
The purpose of this narrative report and application is to provide information pertinent to the filing
of Final Plat for Phase 2 of the Spring Valley Ranch PUD. Specifically, this application contains all
information for this Final Plat filing as required by, and in compliance with:
Garfield County Land Use and Development Code (LUDC)
o Article 4‐204.B (General Application Materials)
o Table 5‐401 (for Final Plat)
Preliminary Plan Approval, with conditions, Resolution No. 2008‐56 (Rec. No. 747016)
Amended PUD Approval, with conditions, Resolution No. 2010‐38 (Rec. No. 786992)
Amended Phase 1 Final Plat, Resolution 2012‐95 (Rec. No. 828066)
Amended Development Agreement, Resolution No. 2017‐31 (Rec. No. 894968)
Spring Valley Ranch PUD
7 Final Plat, Phase 2 – February 2022
4. Property Overview
4.1. Location & Parcel Composition
The Spring Valley Ranch PUD is in the Roaring Fork Valley on the western end of Missouri Heights
near the towns of Carbondale and Glenwood Springs in unincorporated Garfield County. The PUD
encompasses 5908.43 acres with the closest portion being about three miles east of Glenwood
Springs. The PUD extends from the Spring Valley area in the south, towards the south rim of
Glenwood Canyon on the north.
Vicinity Map
Spring Valley Ranch PUD
8 Final Plat, Phase 2 – February 2022
The PUD is currently comprised of four County tax ID parcels all of which are owned by the
Applicant, Spring Valley Holdings LLC. The following table provides a summary of each existing
parcel.
4.1.1. Table 1: PUD Parcels
Map Key Parcel No. Acres Current Use
1 218716100169 1583+/‐ Agricultural, Wisconsin Cabin.
2 218720100168 2893+/‐ Ranch house, ranch outbuildings & corrals,
Hopkins Homestead (cabins), agricultural.
3 218726200168 1397+/‐ Agricultural, Hopkins Reservoir.
4 218733100152 35+/‐ Agricultural (Landis Creek Metropolitan
District Director’s Parcel).
Total PUD: 5908.43
PUD Parcel Map (data from Garfield County GIS)
Spring Valley Ranch PUD
9 Final Plat, Phase 2 – February 2022
The property is currently an operational agricultural and cattle ranch. Improvements to the property
include the original ranch house and outbuildings on CR 115, corrals, a spring house, the old Hopkins
Homestead, the Wisconsin Cabin at the northernly upper elevations, and the Hopkins Reservoir.
4.2. Property Access
The property is primarily accessed from Highway 82 via County Road 114 (Spring Valley Road), with
secondary access via County Road 115 (Red Canyon Road). The southernmost property boundary is
near the intersection of these two county roads, approximately 1.5 miles northeast of the Colorado
Mountain College (CMC) campus in Spring Valley.
Spring Valley Ranch PUD
10 Final Plat, Phase 2 – February 2022
5. Current PUD Approvals
5.1. Summary of PUD Plan
While the entitlements history for the property dates to the mid‐1980’s, Spring Valley Ranch was
approved in its current form starting in 2008. A chronological summary of relevant approvals is
provided below.
5.1.1. Table 2: History of Relevant Approvals
Reception
No. Year Document Type Summary Description
747016 2008 Garfield County
Resolution (2008‐
56)
Approved the Preliminary Plan for Subdivision with
Conditions of Approval.
786990 2010 PUD Zone District
Map
Established Zone Districts and allowed uses for the
project.
786992 2010 Garfield County
Resolution (2010‐
38)
Corrected a clerical error in Resolution No. 2008‐55
(Reception No. 747015). Includes PUD Zone District
Map, PUD Zone Districts Text and Design Standards,
and Conditions of Approval.
793243 2010 Phase I Final Plat Platted a Residential Pasture Lot, four open space lots
and a section of Highgrange Pass Right‐of‐Way.
828064 2012 First Amended
Plat of Phase 1
Vacated Highgrange Pass Right‐of‐Way from the Phase
1 Final Plat and moved it to Phase 2, conveying that
land back to Applicant.
828065 2012 Phasing Map Approved amended project Phasing Map.
828066 2012 Garfield County
Resolution (2012‐
95)
Authorized execution of the Amended Final Plat, First
Amendment to the Development Agreement, and
approved an Amended Phasing Schedule and Amended
Phasing Map. Vacated the Highgrange Pass Right‐of‐
Way and conveyed that land back to Applicant.
894968 2017 Garfield County
Resolution (2017‐
31)
Authorized execution of an Amendment to the
Development Agreement and Authorized the Amended
PUD Estimated Development Phasing Schedule.
894969 2017 Amended and
Restated
Development
Agreement
Clean version of the Amended Development
Agreement (Exhibit 2 of Resolution 2017‐31).
Spring Valley Ranch PUD
11 Final Plat, Phase 2 – February 2022
Approved PUD Zone District Map. (Reception No. 786990)
The recorded copy of the above PUD Zone District Map is included with this application as Appendix I.
Spring Valley Ranch PUD
12 Final Plat, Phase 2 – February 2022
The following table summarizes the approved number of lots and parcels by Zone District, including
577 dwelling units.
5.1.2. Table 3: Land Use Summary (from PUD Zone District Map, Reception No. 786990)
LAND USE SUMMARY
ZONE
DISTRICT LOTS PARCELS
TOTAL
DWELLING
UNITS
(D.U.)
NON‐
RESIDENTIAL
FLOOR
SPACE
D.U. PER
STRUCTURE/
MAX
OFF‐
STREET
PARKING
SPACES
ACRES
IN
ZONE
GROSS ZONE
DENSITY
PERCENT
OF PUD
R/P 1 0 1
Not to
exceed
maximum
allowable in
the PUD
Zone District
Standards
1
Minimum
number
of parking
spaces as
required
by the
PUD Zone
District
Standards
200.46 1 DU/ 200.46 AC 3.37%
R/M 90 2 90 1 2641.67 1 DU/ 29.35 AC 44.41%
R/R 121 1 121 1 901.38 1 DU/ 7.44 AC 15.15%
R/E 138 1 138 1 421.51 1 DU/ 3.05 AC 7.09%
R/C 132 0 132 2 103.71 1 DU/ 0.78 AC 1.74%
CH 35 4 75 6 30.42 1 DU/ 0.41 AC 0.51%
V/C 20 4 20 20 13.58 1 DU/ 0.71 AC 0.23%
LI 0 1 ‐ 2.61 ‐ 0.04%
OS/R 0 13 ‐ 812.65 ‐ 13.66%
OS/A/E 0 1 ‐ 39.77 ‐ 0.67%
OS/P 0 3 ‐ 505.8 ‐ 8.50%
OS/G 0 8 ‐ 271.75 ‐ 4.57%
U 0 2 ‐ 2.91 ‐ 0.05%
PUD TOTALS 536 40 577 5948.22 100%
It is important to note that in the above table the total PUD is shown as encompassing 5948.22
acres. At the time of this approval in 2010 the PUD included County Parcel No. 218714200114,
which is a 39.77‐acre parcel at the far northeast corner of the PUD (see highlighted row in table
above). This parcel is owned by Wayne Rudd and is zoned “Rural” on the Official Zone District Map
of Garfield County (Revision 53: 3/6/2017). As a result, this property is no longer part of the Spring
Valley Ranch PUD, and the PUD now stands at 5908.43 acres as detailed in Table 1. Even without the
inclusion of this parcel as part of the overall Open Space District, the PUD still maintains its required
25% minimum Open Space at 27%.
The approved PUD Zone District Map is associated with a corresponding PUD Guide, entitled the
Zone Districts Text and Design Standards (Reception No. 786992), and is included as Appendix M of
this application. This document describes in detail each of the Zone Districts, allowed uses, and
design standards that are to be incorporated throughout the PUD.
Spring Valley Ranch PUD
13 Final Plat, Phase 2 – February 2022
5.2. Community Housing Program
The PUD was approved with the voluntary inclusion of seventy‐five deed‐restricted, for‐sale
Community Housing Units. These units can include a variety of typologies and price points targeting
a range from 80% to over 120% AMI per the approved Community Housing Program (Appendix L).
The Community Housing units are to be constructed per the current Estimated Development
Phasing Schedule (Appendix N) as follows:
Phase 5 – 10 units
Phase 6 – 24 units
Phase 7 – 20 units
Phase 8 – 21 units
In addition to the Community Housing Units, the Zone Districts Text and Design Standards
(Appendix M) allows for up to 20 multi‐family Employee Housing units in either the Village
Commercial Zone District or the Light Industrial Zone District. These units may be constructed in one
or the other Zone District, or a combination of both, but may not exceed 20 units. The Employee
Housing units must be less than 1200 SF each and are required to be deed‐restricted as rental units
available only to the project’s employees, with rent increases limited to the Consumer Price Index
(CPI) for 20 years. After the 20‐year period, the Employee Units may be rented or sold at market.
The intent of the Employee Housing units is to provide on‐site housing for employees of Spring
Valley Ranch.
5.3. Approved Project Phasing
The currently approved Phasing Plan includes twenty‐one (21) separate phases of development for
the Project. There are 11 Mountain Phases and 10 Phases unrelated to mountain lots. There is no
restriction on platting multiple Phases at one time. Phase 1 was platted in 2010, and then amended
in 2012, as discussed in the next section. The Estimated Development Phasing Schedule (Reception
No. 894968) is included as Appendix N of this application, and the Phasing Map (Reception No.
828065) is included as Appendix O.
The following summarizes the recorded Estimated Development Phasing Schedule. The date
indicated is the “Estimated Start of Construction” date, per the Schedule.
Phase 2: April 2022
Phase 3/Mountain Phase 1: April 2023
Phase 4/Mountain Phase 2: April 2024
Phase 5‐10/Mountain Phase 3‐11: April 2025
Spring Valley Ranch PUD
14 Final Plat, Phase 2 – February 2022
5.4. Phase 1 Final Plat & Amended Phase 1 Final Plat
In 2010, the Phase 1 Final Plat was approved and recorded at Reception No. 793243, including the
following parcels and right‐of‐way:
Lot P1 (Residential/Pasture District): 200.45 acres
Open Space Pasture (OSP) Parcel‐A: 495.61 acres
Open Space Recreational (OSR) Parcel‐A: 4.51 acres
Open Space Recreational (OSR) Parcel‐B: 3.30 acres
Highgrange Pass ROW: 60’ wide, bisecting OSR Parcels A & B
The 2010 Subdivision Improvements Agreement (SIA) for Phase 1, recorded at Reception No.
793244, included certain improvements within the Highgrange Pass ROW. These improvements
included approximately 700 linear feet of roadway (main entrance off CR 115), water line, sewer
line, and various drainage and erosion control improvements. These improvements created a total
collateral amount of $266,074.55 for the SIA and would have resulted in the construction of about
the first 700’ of main roadway starting at CR 115 and continuing into the property as depicted
below.
Phase 1 Road Entrance. (from 2010 Final Plat Construction Docs.)
In 2012, an Amended Phase 1 Final Plat was approved by the Board of County Commissioners
(BoCC). The 2012 Amendment removed the obligation to construct the entrance road and
associated utilities, and vacated that segment of the Highgrange Pass ROW and moved it into Phase
2 of the project. Per the approval Resolution 2012‐95 (Reception No. 828066), the Applicant and
ultimately the County agreed that:
“…the Phase I improvements secured by the Subdivision Improvements Agreement and
Treasurers Deposit Agreements were not required to serve the Phase I Final Plat and could be
appropriately addressed during future phases of the PUD.”
Spring Valley Ranch PUD
15 Final Plat, Phase 2 – February 2022
Since this small road segment was essentially a “road to nowhere”, it was ultimately removed from
the developers’ obligations under Phase 1. The resulting First Amendment to the Development
Agreement (Reception No. 828067) memorialized that this section of ROW for Highgrange Pass had
been conveyed back to Applicant and had been moved to Phase 2 of the project per Recital G:
“….The Amended SVR PUD modifies the phasing of the Highgrange Pass road right‐of‐way from
Phase 1 to Phase 2…”
It is important to note that while Phase 1 includes four platted lots/parcels, it is apparent that the
County Assessor and/or GIS department never updated the online County maps to represent this.
These are legally platted lots/parcels that do not show up on the County maps. We recommend that
the County review the 2010 Final Plat and 2012 Amended Final Plat (Reception Nos. 793243 and
828064, respectively) and update their records accordingly.
Spring Valley Ranch PUD
16 Final Plat, Phase 2 – February 2022
6. Phase 2 Development Summary
6.1. Introduction
The project’s phasing is guided by the approved 2010 PUD Zone District Map (Appendix I), the 2012
Phasing Map (Appendix O), and the 2017 Estimated Development Phasing Schedule (Appendix N).
Phase 2 is in the south‐central portion of the PUD and consists of 256.68 acres.
Phase 2 Context Map
Spring Valley Ranch PUD
17 Final Plat, Phase 2 – February 2022
A summary of land uses in Phase 2 is provided in Table 5 below. The land area within Phase 2 includes
35.5% Open Space, which satisfies Condition No. 16.0 of the PUD approval (Reception No. 786992)
requiring that each Final Plat contain at least 25% Open Space. (Appendix Z contains a tabulated list of
all Conditions of Approval and applicable responses.)
6.1.1. Table 5: Phase 2 Summary
Quantity Lot/ Parcel Type Zone District Sizes
20 Residential Cabin Lots R/C ranging from 0.32 to 1.10 acres
26 Residential Estate Lots R/E ranging from 2.01 to 4.96 acres
9 Residential Ranch Lots R/R ranging from 5.00 to 8.06 acres
4 Open Space Recreational Parcels OS/R totaling 91.06 acres
1 Light Industrial Parcel L/I 2.61 acres
N/A ROW N/A All required rights‐of‐way.
Phase 2 Detail Map
Spring Valley Ranch PUD
18 Final Plat, Phase 2 – February 2022
6.2. Roads
As part of Phase 2, road construction will include five road types as described below.
6.2.1. County Road 114
Per the Estimated Development Phasing Schedule (Appendix N), County Road 114 will be re‐
constructed starting near the Colorado Mountain College Campus to the main project entrance
at Highgrange Pass. This reconstruction also includes a small segment of CR 115 east of its
intersection with CR 114. The total length of the reconstruction is 8669 feet, or 1.64 miles. The
approved section for CR 114 includes 12’ travel lanes and 6’ paved shoulders for a total
pavement width of 36’. This section is classified as “County Road” per the 2008 Preliminary Plan
approval, and the approved dimensional standards from the Preliminary Engineering Plans are
shown below.
6.2.2. Entrance Road (Highgrange Pass)
Highgrange Pass serves as the main entrance into Spring Valley Ranch, and in future Phases will
connect all the way through the project to the Landis Creek intersection with CR 115, serving as
the main project artery. The portion of Highgrange Pass that will be constructed in Phase 2 is
10,351 feet, or 1.96 miles long starting from the south entrance at CR 115. The approved section
for Highgrange Pass includes 12’ travel lanes and 4’ paved shoulders for a total pavement width
of 32’. This section is classified as “Entrance Road” or “Collector Road” per the 2008 Preliminary
Plan approval, and the approved dimensional standards from the Preliminary Engineering Plans
are shown below.
Spring Valley Ranch PUD
19 Final Plat, Phase 2 – February 2022
6.2.3. Minor Roads
There are several segments of Minor Roads that will be constructed in Phase 2. These include
Chipeta Run, Marcy Point, Ouray Trail, Shavano Trace, Opuntia Trace, and a portion of Livebuck
Run. The total length of Minor Roads that will be constructed in Phase 2 is 8773 feet, or 1.66
miles. The approved section for Minor Roads includes 11’ travel lanes and 2’ paved shoulders for
a total pavement width of 26’. This section is classified as “Minor Road” per the 2008
Preliminary Plan approval, and the approved dimensional standards from the Preliminary
Engineering Plans are shown below.
Spring Valley Ranch PUD
20 Final Plat, Phase 2 – February 2022
6.2.4. Emergency Access Road
Per the Estimated Development Phasing Schedule (Appendix N) and the Phasing Map (Appendix
O), Highgrange Pass will be improved to emergency access standards from the intersection with
Livebuck Run (in Phase 2) to the intersection with CR 115. This road segment will be a 20’ wide
gravel surface with a maximum gradient of 10% in compliance with the International Fire Code,
Appendix D. Gates will be installed at both ends of this road with Knox Boxes for fire department
access. The total length of Emergency Access Road that will be constructed is 14,887 feet, or
2.82 miles. The Emergency Access Road generally traverses from east to west, starting at the
north end of Phase 2 and ending at CR 115 per the map below.
Spring Valley Ranch PUD
21 Final Plat, Phase 2 – February 2022
6.2.5. Veltus Driveway
The Preliminary site plan contemplated, and the approval ultimately required, an access
easement for the adjoining Veltus parcel in the southeast portion of Phase 2. Condition No. 7.0
of the Preliminary Plan approval (Reception No. 747016) states:
“The Applicant and Mrs. Veltus shall negotiate in good faith for the creation of a new
road easement through the Applicant's property on reasonable terms and conditions.
Such easement shall be identified on the final plat but shall not require a PUD
amendment.”
The required access easement is depicted on the approved PUD Zone District Map (Appendix I)
as shown below.
Spring Valley Ranch PUD
22 Final Plat, Phase 2 – February 2022
The easement alignment from the Preliminary Plan approval has been carried forward to the
Phase 2 Final Plat. Sheet 6 of the Final Plat in Appendix J shows the dedication of a 50’ private
driveway easement for the benefit of the Veltus parcel, which is identified as County Parcel No.
218734200049.
Sheet C224 of the Engineering Plans located in Appendix S demonstrates the construction of a
26’ wide access driveway and gate to be constructed within this easement, connecting the
Veltus property to the Chipeta Run road within Phase 2. This driveway easement satisfies
Condition 7.0 of the Preliminary Plan approval while providing an alternate point of access or
egress in the case of emergencies.
6.3. Water System
The community water system serving Phase 2 has been designed in such a way that it can be easily
expanded to accommodate future Phases of the PUD. The Legal Water Supply report in Appendix U
demonstrates the legal availability of water to serve Phase 2 (and beyond), and the Engineering
Report in Appendix Q demonstrates the physical supply including pump tests and water quality. The
water system for Phase 2 is comprised of two supply wells, a 500,000‐gallon water tank, distribution
lines, pressure‐reducing valves (PRVs), and 31 fire hydrants. The Engineering Plans in Appendix S
demonstrate the entire system design.
Spring Valley Ranch PUD
23 Final Plat, Phase 2 – February 2022
6.4. Sewer System
The sewer system for Phase 2 has been designed in accordance with the Rules and Regulations of
the Spring Valley Sanitation District, which has provided a commitment to serve letter in Appendix
V. The system will tie into an existing 12” gravity main located in the southeast portion of the
Applicant’s property. This gravity main was designed and installed to accommodate the full build‐
out of Spring Valley Ranch and was installed from the Applicant’s property to the wastewater
treatment plant. The overall gravity conveyance system for Phase 2 consists of approximately 2916
linear feet of 12‐inch pipe, 20,310 feet of 8‐inch pipe, and 134 manholes. A comprehensive write‐up
of the sewer system is included in the Engineering Report in Appendix Q, and the complete
construction plans are included in Appendix S.
6.5. Electricity
Holy Cross Energy will provide electric service to Phase 2 and the entire PUD, and they have
provided a commitment to serve letter located in Appendix V. Holy Cross has provided their
engineering design to the Applicant’s project engineers, including all underground routing, switch
gears and transformers. The complete electric system construction design is included in the
Engineering Plans in Appendix S.
6.6. Natural Gas
Black Hills Energy will provide natural gas service to Phase 2 and the entire PUD, and they have
provided a commitment to serve letter located in Appendix V. A new 6” high pressure gas main will
be installed under CR 114 as part of that road re‐construction, starting from near CMC and
terminating within Phase 2 of the project at the cross streets of Highgrange Pass and Chipeta Run.
From this point, a regulator will be installed transitioning to a 4” low pressure main to serve all of
the lots within Phase 2. The complete natural gas system construction design is included in the
Engineering Plans in Appendix S.
6.7. Communications
CenturyLink will provide communications service to Phase 2, and they have provided a commitment
to serve letter located in Appendix V. The Applicant will be installing all necessary communications
conduits to serve Phase 2, within which CenturyLink will install their lines and associated equipment.
The complete communications system construction design is included in the Engineering Plans in
Appendix S.
6.8. Wildfire Mitigation & Fire Protection
The Spring Valley Ranch PUD has been the subject of exhaustive analyses of both wildfire mitigation
and fire protection. These studies have resulted in robust requirements for the development of the
property.
Spring Valley Ranch PUD
24 Final Plat, Phase 2 – February 2022
6.8.1. Wildfire Mitigation
The basis for the required wildfire mitigation measures is Article X of the Master Declaration of
Covenants, Conditions, and Restrictions for Spring Valley Ranch PUD (the “CCRs”), recorded in
2010 at Reception No. 793245. A redlined version of the CCRs is included with this application in
Appendix K. Article X of the CCRs provides that wildfire risk assessment and recommended
wildfire mitigation activities have been developed in the Wildfire Mitigation Report prepared by
Anchor Point Group, dated February 2007, which is part of the records of the Zoning approval for
Spring Valley Ranch. The Article thus establishes the Wildfire Mitigation Report as the effective
and required Wildfire Mitigation Plan. The Article also requires that the Wildfire Mitigation
Report be updated at least once every three years. The report was updated in February 2022 by
Anchor Point Group (Appendix W) to comply with the recorded CCRs, while also re‐analyzing all
prior assumptions and modeling from the original 2007 report. A summary of the key
components of the Wildfire Mitigation Plan is as follows (as copied from CCRs):
10.2 Access, Inspection and Enforcement. All Lots shall be subject to inspection by
the Association, the Authority Having Jurisdiction and the District to assure compliance
with the Wildfire Mitigation Plan.
10.3 Defensible Space and Defensible Space Easement. The Owners and Occupants
of all habitable structures in the Spring Valley Ranch shall develop and maintain
defensible space, in accordance with the guidelines in the Wildfire Mitigation Report, as
said guidelines are applied to actual field conditions from site to site within the Spring
Valley Ranch and as the Wildfire Mitigation Report may be revised as provided herein.
Defensible Space Easements, 2022 Wildfire Mitigation Report (Appendix W).
Spring Valley Ranch PUD
25 Final Plat, Phase 2 – February 2022
10.4 Fuels Reduction Easement. There is hereby created, granted and reserved for
the use and benefit of the Association and the District perpetual, non‐exclusive Fuels
Reduction Easements.
10.5 Fuelbreak Easement. There is hereby created, granted and reserved for the use
and benefit of the Association and the District perpetual, non‐exclusive Fuelbreak
Easements.
Fuels Reduction/Fuelbreak Easements, 2022 Wildfire Mitigation Report (Appendix W).
10.6 Linked Defensible Space and Overlot Thinning. Prior to the construction of any
habitable structure on Lots identified in the Wildfire Mitigation Report, as revised, as
requiring over‐lot thinning and linked defensible space, the Owner or Occupant shall
implement and maintain over‐lot thinning and linked defensible space on such Lots as
said guidelines are applied to actual field conditions from site to site within the Spring
Valley Ranch and as the Wildfire Mitigation Report may be revised as provided herein.
10.7 Universal Construction Standards.
(a) All construction within Spring Valley Ranch shall utilize a Class “A” roof
covering. Class “A” roof assemblies is prohibited.
(b) Cedar siding and other use for cedar materials on the exterior of any
structure is prohibited.
Spring Valley Ranch PUD
26 Final Plat, Phase 2 – February 2022
10.8 Specific Construction Standards. Prior to the construction of any habitable
structure on Lots identified in the Wildfire Mitigation Plan, as revised, as having fuel
model 6, the Owner or Occupant shall implement and maintain over‐lot thinning on
these Lots sufficient to convert the fuel model from 6 to fuel model 2. The Design Review
Committee shall verify that such treatments have been completed before allowing
construction and that such treatments are maintained on such Lots. If no over‐lot
thinning is undertaken on such Lots, structures built on such Lots shall comply with
Section 504 Class 1 ignition resistant construction as described in the 2006 International
Urban Wildland Interface Code, as the same may be amended.
Importantly, Article XII of the CCRs also recognizes that implementing the Wildfire Mitigation
Plan on an ongoing basis will require a funding mechanism, and thus established an assessment
covenant for the benefit of the Spring Valley Wildlife and Wildfire Trust.
12.1 Establishment. Transfer Assessments shall be levied on transfers of Lots or Cabin
Interests (or interests therein) in the manner provided in this Article, and shall provide
funding to a nonprofit organization established for such purposes and known as the
Spring Valley Wildlife and Wildfire Trust. Owner hereby covenants and agrees that,
except as provided in Section 12.4 below, a transfer assessment (“Transfer Assessment”)
based on a percentage of the Consideration paid on the transfer of any portion of or
interest in a Lot or Cabin Interest shall be due and payable by the transferee of such
interest at the time of transfer and shall apply to each transfer of any portion of or
interest in the Lot or Cabin Interest. The Transfer Assessment shall be a minimum of two‐
tenths of one percent (0.2%) of the Consideration for such transfer.
Article 12.2 of the CCRs describes in detail the Purpose and Use of the Transfer Assessment, part
of which includes implementation of the Wildfire Mitigation Plan:
3) to assist in the implementation of the Wildfire Mitigation Plan, in accordance with the
Wildfire Mitigation Report as the same may be revised from time to time;…
In summary, the Wildfire Mitigation Plan is robust and has many requirements of both
homeowners and the Master Association. The CCRs as recorded ensure that the Plan (Wildfire
Mitigation Report) is updated with regular frequency to consider changes to the land, weather
patterns, and fire behavior modeling. The CCRs also ensure a continued funding mechanism for
wildfire mitigation with the covenant for the Transfer Assessment.
6.8.2. Fire Protection
The Preliminary Plan for the Spring Valley Ranch PUD considered and ultimately adopted
numerous fire protection requirements for the development of the property. Included with
those measures is the requirement to construct a fire station on the Light Industrial Parcel as
Spring Valley Ranch PUD
27 Final Plat, Phase 2 – February 2022
part of Phase 2, per the Estimated Development Phasing Schedule in Appendix N. The Spring
Valley Ranch PUD is not within either the Glenwood or Carbondale Fire Districts, and as such,
fire protection services are provided by the Landis Creek Metropolitan District No. 2 (see Section
8.3 below). The Landis Creek Metropolitan District No. 2 (the “District”) is empowered to
provide fire protection services pursuant to its Service Plan. Since its organization, the District
has been a party to several mutual aid agreements for fire protection services with various fire
protection districts, including the Glenwood Springs Rural Fire Protection District and the
Carbondale & Rural Fire Protection District. In 2011, the District terminated those agreements
for fire protection, and commenced providing fire protection services within its boundaries. The
District determined that providing its own fire department is more cost effective and more
beneficial to the District. Consequently, the District obtained and operates proper fire
equipment, insurance and volunteer firefighters to adequately provide fire protection services
within the District's boundaries.
The project team has studied the plans for two recently planned or constructed satellite fire
stations in the Roaring Fork Valley and has consulted with Fire Chiefs from both the Carbondale
& Rural Fire Protection District and the Roaring Fork Fire & Rescue Authority to gain an
understanding of the suitable type and size of fire station that should be provided within Spring
Valley Ranch. As a result of those investigations, Spring Valley Ranch will be constructing a fire
station that is inclusive of two apparatus bays, an equipment storage area, living area with
kitchen, restroom, office, and mechanical room. The site plan for the fire station is shown on the
Engineering Plans in Appendix S. Costs for the development of the fire station are included in
the Improvements Agreement and Engineer’s Cost Estimate in Appendix H. Section 14 of the
Improvements Agreement secures the construction of the fire station as follows:
No certificates of occupancy shall be issued for any habitable building or structure,
including residences, within the Subdivision until all Subdivision Improvements, including
construction of a new fire station but excluding revegetation, have been completed and
are operational as required by this SIA.
Upon recording of this Final Plat for Phase 2, the Applicant will submit an application for a
building permit for the fire station (also discussed in Section 7.7 below).
The Engineering Report (Appendix Q) and Engineering Plans (Appendix S) describe and
incorporate other fire protection measures, as applicable to Phase 2, that were approved with
the 2008 Preliminary Plan:
Water Distribution & Fire Protection Standards
1. Roof coverings and exterior building materials shall be non‐combustible or fire resistant
materials as determined by the Authority Having Jurisdiction.
2. Fire hydrant spacing shall conform to Table C105.1 of the International Fire Code adopted by
the Authority Having Jurisdiction at the time of construction.
Spring Valley Ranch PUD
28 Final Plat, Phase 2 – February 2022
3. All residences within the Mountain Lot district shall be provided with a fire hydrant within
100‐feet of the residence, which is to be installed in conjunction with the construction of the
residence.
4. The final fire hydrant locations shall be approved by the Authority Having Jurisdiction.
5. All fire hydrants shall be capable of providing the minimum fire flows and duration within
each zone district in conformance with Table B105.1 of the International Fire Code adopted
by the Authority Having Jurisdiction at the time of construction.
6. All water storage tanks shall be sized to provide a minimum of two day’s normal domestic
water usage and the maximum amount of fire storage calculated from the fire flows and
durations required by Table B105.1 of the International Fire Code adopted by the Authority
Having Jurisdiction at the time of construction.
7. The water distribution system shall be looped wherever feasible and practical.
8. The minimum diameter of water main pipe shall be 8‐inches, except for fire hydrant laterals
of less than 50‐feet in length. Fire hydrant laterals longer than 50‐feet shall be a minimum
diameter of 8‐inches, with an 8‐inch by 6‐inch reducer immediately ahead of the fire hydrant.
9. The water distribution system shall be designed so that the maximum static pressure at a fire
hydrant shall be 135‐psi, wherever practical and feasible.
10. All new structures having floor areas greater than 500 square feet shall be provided with
automatic sprinkler systems in accordance with NFPA 13, NFPA 13R and NFPA 13D as
applicable. The designs of all automatic sprinkler systems are to be approved by the
Authority Having Jurisdiction.
11. The fire station shall be constructed in the Light Industrial Zone District at the time to be
determined by the Authority Having Jurisdiction.
12. Year‐round fire department access shall be provided to surface water at the proposed
irrigation reservoirs within the project as the area around each reservoir is platted. As part of
the appropriate final plat improvements, each reservoir shall be provided with dry hydrants
for fire department access and connection.
13. All structures detached from the primary residence shall be separated from other structures
in accordance with the International Fire Code adopted by the Authority Having Jurisdiction
at the time of construction.
14. All residential structures shall have no more than two stories above the ground surface and
shall be not more than 25‐feet in height based on Garfield County building height standards.
15. Vegetation management and manipulation related to wildfire mitigation is to be performed
on the site in accordance with the standards imposed by the AHJ.
Driveway Standards
1. Driveways shall be provided to all habitable structures and to all other structures with floor
areas greater than 500 square feet.
2. Driveways serving only one residence shall have an all‐weather driving surface with a
minimum width of 16 feet. Driveways serving two to three residences shall have an all‐
weather driving surface with a minimum width of 20 feet. Driveways shall not serve more
than three residences.
Spring Valley Ranch PUD
29 Final Plat, Phase 2 – February 2022
3. Driveways shall be provided with no less than 15 feet of vertical clearance.
4. The maximum allowable gradient for driveways shall be 10% unless driveway is constructed
with a snow‐melting system approved by the Authority Having Jurisdiction.
5. The minimum allowable centerline radius for a driveway shall be 23 feet.
6. Any driveway in excess of 150 feet in length shall be equipped with a turn‐around at the end
in accordance with the design standards for a turn‐around as stated below.
7. Any driveway in excess of 400 feet in length shall be equipped with a turnout. Turnouts shall
be constructed at a maximum interval of 400 feet on all driveways in excess of 400 feet in
length.
8. Turnout dimensions shall be as follows:
a) Minimum full‐width lane length = 50 feet.
b) Minimum additional turnout width = 8 feet (24‐feet total driveway width).
c) Minimum taper length on each end of turnout lane = 50 feet.
9. Intersections of driveways with roads shall be within 7 degrees of perpendicular wherever
practical and feasible.
10. Turn‐arounds at the end of driveways in excess of 150 feet in length shall be provided with a
hammerhead turn‐around at a minimum. The minimum dimensions of a hammerhead turn‐
around shall be in accordance with the hammerhead details approved by the Authority
Having Jurisdiction.
11. All driveways shall extend to within 50 feet of the primary structures.
12. All driveways shall be constructed with a drainage system consisting of roadside ditches and
channels, storm drainage systems and culverts designed to adequately convey the peak rate
of stormwater runoff generated by the 100‐year storm event without causing erosion or
deposition of eroded materials. All stormwater runoff shall be conveyed as depicted on the
Spring Valley Ranch P.U.D. Preliminary Drainage Plan and shall not be diverted into other
drainage basins. The design of the driveway drainage system shall be prepared by a
Colorado Registered Professional Engineer with specialized competence in hydrology,
hydraulics and erosion control.
Similar to the Wildfire Mitigation Plan, the Fire Protection Plan for Spring Valley Ranch is robust
and comprehensive in its approach to fire and life safety considerations and will be administered
and serviced by the Landis Creek Metropolitan District No. 2. The plan considers various building
materials, hydrant flows and spacing, minimum access requirements, minimum water storage,
access to alternative water sources, and the provision of a new fire station to support the
project.
Spring Valley Ranch PUD
30 Final Plat, Phase 2 – February 2022
7. Permitting & Regulatory Compliance
Prior to or concurrently with construction of the Phase 2 improvements, the applicant will complete the
following permitting and regulatory requirements. Where applicable, the Applicant has proposed certain
Suggested Conditions which may be placed on the County Grading Permit for the Phase 2
improvements.
7.1. Community Water System – CDPHE
As discussed during the pre‐application meeting with Staff on October 27, 2021, the community
water system requires permitting with the Colorado Department of Health and Environment
(CDPHE). The applicant is required to submit a Basis of Design Report to the CDPHE for review and
approval as part of the permitting process. This permitting process will be completed prior to the
installation of any water system components in the project.
Suggested Condition of Grading Permit: Prior to the installation of any portion or component
of the community water system, the Applicant shall provide to the County a copy of an
approved permit from CDPHE. Upon the provision of the approved CDPHE permit to the County,
the Applicant may commence installation of the community water system.
7.2. Wetlands Permitting – USACE
In 2006, Wright Water Engineers and Worley Parsons Komex submitted a wetland delineation report
and requested an updated Jurisdictional Determination (PJD) from the U.S. Army Corps of Engineers
(USACE) for the design team to plan around wetlands, and for potential permitting. As a result of
this delineation, the approved PUD Zone District Map (Appendix I) avoided wetland impacts to the
greatest extent practicable.
Wetland delineations are typically considered valid by the USACE for no more than five years, after
which they need to be re‐delineated to account for potential changed circumstances in the
environment and regulatory guidance. As such, the 2006 wetland delineations will need to be
redone using the current USACE guidance. Based on our review of the previous delineation and
aerial imagery from the site, we do not expect the wetland boundaries to have significantly changed
since 2006. Wetland delineations need to occur during the growing season, and for the Phase II area
we will conduct the delineation in late April 2022.
The results of the 2006 wetland delineation have been carried forward and identified on the
Engineering Plans in Appendix S. The plans include the installation of culverts at road crossings of
wetlands in three locations, and one small impact at a diversion ditch for the proposed stormwater
detention pond. These wetland impacts total 2860 SF based on the 2006 delineation. Since the
impacts are well under 0.5 acres, this will be permitted under a standard Nationwide Permit 14
(Linear Transportation Projects). As these wetlands will be permanently filled, a Pre‐Construction
Spring Valley Ranch PUD
31 Final Plat, Phase 2 – February 2022
Notification (PCN) and application will need to be submitted to the USACE. The PCN/permit
application will incorporate the following:
New wetland delineation report and findings (to be delineated in late April 2022)
Application for NWP‐14
o Including engineered plans for culvert crossings and typical plan and profile
drawings of crossings
Archaeological survey report
Assessment of potential impacts to Threatened or Endangered Species
The total estimated wetland impacts for Phase 2 are 2860 SF, or 0.065 acres. The USACE does not
require compensatory mitigation for wetland losses less than 0.10 acre in extent. We expect that
the culverted road crossings of the wetlands on the property can be accomplished with less than
0.10 acres of permanent wetland fill, and therefore there will be no wetland mitigation
requirements for the project.
The USACE takes approximately 45 days to process a PCN/application. If there are no archaeological
impacts or impacts to Threatened or Endangered species, at 45 days a permit is automatically
granted if the USACE takes no definitive action.
Suggested Condition of Grading Permit: Prior to the impact of any wetland area within the
project, the Applicant shall provide the County with a copy of the Pre‐Construction Notification
(PCN) as submitted to the U.S. Army Corps of Engineers (USACE).
7.3. Stormwater Discharge Permit – CDPHE
The area of on‐site disturbance for Phase 2 is 99.73 acres and requires a Stormwater Discharge
Permit and Storm Water Management Plan (SWMP), and an application will be filed with the
Colorado Department of Public Health and Environment for the work. During construction, Best
Management Practices (BMPs) will be used to mitigate sediment transport and erosion due to storm
events. Temporary BMPs will consist of silt fence, erosion logs, check dams, storm inlet and drain
protection, temporary sediment traps and depressions, berms, and surface roughening. These BMPs
will be maintained and improved during construction as needed. The County vegetation manager
will inspect the revegetation of the site after construction and determine if the site is adequately
revegetated.
Spring Valley Ranch PUD
32 Final Plat, Phase 2 – February 2022
7.4. Raptor Nesting Survey
Condition No. 13.11 of the 2010 Amended PUD approval (Reception No. 786992) requires a raptor
nesting survey as follows:
“13.11 Raptor Survey: At the time of the second Final Plat, the Applicant shall demonstrate
compliance with Section 4.3.3 of the "Wildlife Use, Impacts, and Mitigation" report submitted by
the Applicant.”
Consistent with that report, prior to initiation of construction, a qualified biologist will be retained
by the Applicant to conduct a raptor nesting survey. If an active raptor nest is found during the
survey, heavy outdoor construction (e.g., earth‐moving and exterior house construction) will be
prohibited within a radius of either 300 feet (if in a conifer) or 400 feet (if in an aspen or
cottonwood) until the young have fledged or the nest naturally fails. A typical fledging date for the
area is July 1. Raptors are typically active in the area from late April through August. The raptor
survey will be conducted about two weeks prior to the start of construction to identify any active
raptor nests. This will allow sufficient time to modify planned construction activities, if necessary, to
comply with the above setback requirements. This mitigation procedure is memorialized by Article
11.4 of the Master Declaration of Covenants, Conditions, and Restrictions for Spring Valley Ranch
PUD (the “CCRs”), recorded in 2010 at Reception No. 793245. A redlined version of the CCRs is
included with this application in Appendix K.
Suggested Condition of Grading Permit: Prior to initiation of construction, the Applicant shall
conduct a raptor survey as required by Article 11.4 of the Master Declaration of Covenants,
Conditions, and Restrictions for Spring Valley Ranch PUD.
Spring Valley Ranch PUD
33 Final Plat, Phase 2 – February 2022
7.5. School Land Fee‐in‐Lieu
Article 7‐404 of the LUDC requires either a dedication of school land or a fee‐in‐lieu of land
dedication to be paid to the benefit of the school district. The Spring Valley Ranch PUD lies
completely within the boundaries of the Roaring Fork School District, within the Riverview Pk‐8 and
Glenwood Springs High School attendance areas. The Applicant has elected to pay a fee‐in‐lieu of
land dedication and will do so at the time of recording the Final Plat for Phase 2. The Applicant has
provided a Comparative Market Analysis (CMA) of the 256.68 acres contained within the Phase 2
boundary, which is in Appendix Y. The calculation for the school land fee‐in‐lieu is as follows:
School Land Fee‐in‐Lieu Calculation
Market Value of Land per CMA $1,165,327
/
Acres within Phase 2 256.68
=
Unimproved Per Acre Market Value of Land $4540
X
Land Dedication Standard for Single Family Units 0.20
X
Number of Units in Phase 2 55
=
Fee‐in‐Lieu Amount $49,940
7.6. Grading Permits – Garfield County
Prior to the initiation of construction of the Phase 2 improvements, the Applicant will apply for two
grading permits. Since some of the Phase 2 work includes off‐site improvements within the County
rights‐of‐way of CR 114 and CR 115, we believe this portion of work should be handled separately
from an administrative standpoint. All of the Phase 2 improvements subject to these grading
permits will be secured via the Improvements Agreement in Appendix H.
Grading Permit 1 (On‐site improvements)
To include all utilities, earthwork, drainage, erosion control, and revegetation within the
boundaries of the Spring Valley Ranch PUD.
Grading Permit 2 (Off‐site improvements)
To include all utilities, earthwork, drainage, erosion control, and revegetation within the
County rights‐of‐way for CR 114 (8669 linear feet) and CR 115 (236 linear feet).
Spring Valley Ranch PUD
34 Final Plat, Phase 2 – February 2022
7.7. Building Permits – Garfield County
Upon the recording of the Phase 2 Final Plat, the Applicant will prepare and submit building permit
applications for constructed facilities as required. The Phase 2 improvements subject to these
building permits will be secured via the Improvements Agreement in Appendix H.
Building Permit Items
Off‐site retaining walls within CR 114 right‐of‐way
On‐site retaining walls
500,000‐gallon water storage tank
Fire station
Wellhouse 16 (for ASR Well No. 16)
Wellhouse 20 (for SVR Well No. 20)
Spring Valley Ranch PUD
35 Final Plat, Phase 2 – February 2022
8. Operation & Maintenance
The Spring Valley Ranch PUD has been well‐organized to be financed, constructed, operated and
maintained by several Special Districts and one Association, in concert with the approved and recorded
Covenants, Conditions and Restrictions (redlined version in Appendix K), and special district Service
Plans.
8.1. Spring Valley Ranch Community Master Association, Inc.
The Spring Valley Ranch Community Master Association was incorporated in 2009 and is in good
standing. The Master Association was formed as a Colorado nonprofit corporation under the
Colorado Revised Nonprofit Corporation Act to manage the affairs of the Common Interest
Community. The Master Association serves as the governing body for all of the Owners and
Occupants for the protection, improvement, alteration, maintenance, repair, replacement,
administration and operation of Association Property, the levying and collection of Assessments for
Common Expenses and other expenses of the Master Association, and such other matters as may be
provided in the Master Declaration, any Supplemental Declaration, the Articles, Bylaws, and Master
Rules and Regulations.
The business, objectives, and purposes of the Corporation are:
To manage and operate the property within the Spring Valley Ranch P.U.D in accordance
with the Master Declaration. The Project is a planned community form of "Common Interest
Community" defined by the Colorado Common Interest Ownership Act, comprised of
multiple Lots, amenities, and infrastructure improvements.
To promote the Project, protect the value of the Project and promote the common benefit
of the Lot Owners, occupants, and residents of the Project.
To be and constitute the Master Association referred to in the Master Declaration recorded
at Reception No. 793245 (redlined version included in Appendix K), and to perform all
obligations and duties of the Master Association and to exercise all rights and powers of the
Master Association.
8.2. Master Declaration of Covenants, Conditions and Restrictions
The Master Declaration of Covenants, Conditions and Restrictions (CCRs) for Spring Valley Ranch
PUD was recorded in 2010 at Reception No. 793245. As required by the Preliminary Plan and
Amended PUD approvals, the CCRs are inclusive of certain requirements and restrictions related to
wildlife, wildfire mitigation, access, geotechnical investigations, restrictions on open‐hearth
fireplaces, and restrictions on accessory dwelling units, among others. (The full tabulated list of prior
conditions of approval with responses is in Appendix Z.) With this filing for Final Plat Phase 2, the
CCRs are being amended to reflect certain changes that have occurred since their first recording,
primarily the result of County Resolutions that have been approved in that timeframe. A copy of the
redlined CCRs is in Appendix K.
Spring Valley Ranch PUD
36 Final Plat, Phase 2 – February 2022
8.3. Landis Creek Metropolitan District Nos. 1 & 2
The Landis Creek Metropolitan District Nos. 1 and 2 are validly existing Title 32 metropolitan
districts, organized by order of the Garfield County District Court on November 19, 2002. Both
Districts are in good standing as evidenced by a letter indicating such from the District’s legal
representative, Miller & Associates Law Offices, located in Appendix V. The Districts operate under a
combined Service Plan, which is included with this application as Exhibit R, of Appendix U.
The Landis Creek Metropolitan District No. 1
The Landis Creek Metropolitan District No. 1 is the “Financing District”. The Financing District is
responsible for providing the funding and tax base needed to support the Financial Plans for capital
improvements needed for the Project. It is anticipated that the Finance District will finance the
construction of the public infrastructure required for the Project.
The Landis Creek Metropolitan District No. 2
The Landis Creek Metropolitan District No. 2 is the “Service District”. The Service District is
responsible for, or contracting for, managing the construction and operation of public facilities and
improvements needed for the Project. It is anticipated that the Service District will own and will (or
will contract to) construct, operate, and maintain the public infrastructure required for the Project.
8.4. Spring Valley Sanitation District
The Spring Valley Sanitation District operates the Spring Valley wastewater treatment facility located
off CR 114 approximately two miles to the south of the Spring Valley Ranch PUD. The District and
the former owner of Spring Valley Ranch entered into a Pre‐Inclusion and Wastewater Treatment
Plant Development Agreement dated December 15, 1999 and recorded with the Garfield County
Clerk and Recorder as Reception No. 587475 (the “PDA”). The PDA sets forth the terms and
conditions of the Districts provision of wastewater treatment service, and commits 646 EQR of
service to the Spring Valley Ranch PUD. In addition, the District has approximately 150 EQR of
“unallocated” service that may be utilized on the Property on a first come, first serve basis. The
Spring Valley Sanitation District has the capacity in its wastewater treatment plant, and can and will
serve the Spring Valley Ranch PUD as evidenced by a commitment to serve letter from the District in
Appendix V.