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Home My WebLink About1.01 Supplemental Application Materials TGMC,llc Land Use Planning ▪ Site Design ▪ GIS Analysis ▪ Public Process 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com October 17, 2025 Philip Berry, Principal Planner Garfield County Community Development Department 108 Eighth Street, Suite 401 Glenwood Springs, CO 81601 RE: Response to Referral Comment for Sages at Aspen Glen Application for Major Subdivision - Preliminary Plan Review Dear Philip: On behalf of Ironwood AG-Sages, LLC, the Applicant, we submit this letter and the associated enclosures to provide clarifications and supplemental information in response to the comments received from the various referral agencies and County departments from their review of the Sages at Aspen Glen land use application. The responses are summarized below, in no particular order, and each response begins with a reference to the actual comment(s) from the authoring agency or department. Where appropriate, supplemental documents and/or drawings have been provided to address certain comments. The referral comments addressed in this letter include those from the following agencies and county departments: • Mountain Cross Engineering (County Contract Civil Engineer) • Colorado Division of Water Resources (DWR) • Roaring Fork Water and Sanitation District (RFWSD) • Garfield County Public Health • Garfield County Vegetation Manager • Colorado Department of Public Health and Environment (CDPHE) • Excel Energy • Colorado Geologic Survey (CGS) • Aspen Glen HOA In addition to comments received from these agencies/departments, a request for comments was sent to the Town of Carbondale, Garfield County Road and Bridge, Carbondale & Rural Fire Protection District, and the West Divide Water Conservancy District. These agencies indicated in writing that they had no comments on the application. A request for comments was also sent to the Garfield County Surveyor, Garfield County Attorney’s Office, Garfield County Assessor and Colorado Parks and Wildlife and they all elected not provide written comments. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 2 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com Mountain Cross Engineering (County Contract Civil Engineer) Mountain Cross Engineering provided a letter dated July 18, 2025, which includes a list of 14 comments (Exhibit 1). The following is a response to each of the comments. 1. Applicant’s Response: Connect One Design (C1D), the Applicant’s landscape architect, has provided a memo addressing the Clear Vision Area triangle, as defined based on Section 7-303 (I) of the LUDC (see Exhibit 2). The memo includes a drawing demonstrating that neither the proposed entry monument sign nor any of the proposed shrubs or trees are located within the Clear Vision Areas. 2. Applicant’s Response: Trenching details have been developed from geotechnical and utility provider recommendations for the application and are included on sheet C.13 of the revised civil set (Exhibit 3). Additional utility details have been included from the RFWSD Standards and are included on Sheets C.14 - C.16. 3. Applicant’s Response: The civil engineering and Preliminary Plat drawings have been revised to show the necessary utility easements for the project. Paragraph 7.1 of the Covenants, as drafted, requires that the property be subject to all easements shown on any recorded plat affecting the Property and to any other easements and licenses of record or of use as of the date of recordation of the Declaration. In addition, the Draft Declaration of Covenants (Covenants) have been revised to include a paragraph (7.7) addressing utility easements. The revised Covenants are provided as Exhibit 4. 4. Applicant’s Response: The Preliminary Plat shows drainage easements within the side-yards but were not labeled. The Preliminary Plat drawings have been updated to identify the easement lines (see Exhibit 5). Additional easements and alterations have been provided in response to additional referral comments, which are all accounted for within the revised civil and Preliminary Plat drawings. 5. Applicant’s Response: Per the attached memo from C1D (Exhibit 2), there are no conflicts with the proposed landscape plants in the side yard areas in terms of the functioning of the drainage swales. 6. Applicant’s Response: The 10-year storm event calculations have been replaced with 25-year storm event calculations to align with the drainage report. All conveyance, including pipes and inlets, have been calculated to convey a 100- year storm event as shown on page 11 and 12 of the revised engineering report (Exhibit 6). 7&8. Applicant’s Response: Additional site drainage information has been included in the revised civil engineering drawings, including the stormwater conveyance of the trench drains, additional area inlets, and stormwater conveyance around retaining walls. Refer to sheet C.06 and C.07 of the revised civil drawing set (Exhibit 3). Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 3 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com 9. Applicant’s Response: The Applicant seeks direction from the Staff as to whether a waiver is required. The design of the street and turn-around, including the length of the access road, as well as the design and location of the turnaround, were discussed with the Fire Marshal during the site design process, and no concerns were conveyed to the Applicant. 10. Applicant’s Response: Riprap has been added to the swale on the southeast side of the development. This is shown on Sheet C.07 (plan view) as well as on Sheet C.13 (detail) of the revised civil drawing set (Exhibit 3). Other swales around the site have minimal slope and flow, and do not need armoring. 11. Applicant’s Response: A CDPHE stormwater discharge permit will be included in the County construction permit submittal, as required for developments exceeding one acre. 12. Applicant’s Response: The Applicant understands that the design of the sewer lift station will need to be reviewed with the CDPHE and will coordinate with them on the review and will obtain all required permits at the appropriate time in the review process. Additional coordination with RFWSD will be necessary for the final design to ensure the proposed system meets District standards. 13. Applicant’s Response: The design team has been coordinating with RFWSD to determine the system requirements, future maintenance and other issues related to the proposed water and sewer utilities and the lift station. RFSWD has also provided referral comments on the proposed project, and their comments are addressed later in this letter. 14. Applicant’s Response: Details for construction work completed in Bald Eagle Way have been included in the updated civil drawing set (see Sheets C.12-C.16). Colorado Department of Water Resources (CDWR) The CDWR provided comments covering water use and supply and stormwater detention in their letter dated July 15, 2025 (Exhibit 8). The letter concludes that the CDWR can’t render an opinion on the proposed water supply plan without additional information. They request additional information on three specific topics, which are addressed below. 1. Applicant’s Response: An estimated, conservative demand for interior domestic use for each residence may be calculated based on an average of three persons per unit (Garfield County’s average household size is 2.71 persons per household 1), utilizing 100 gallons per day per person (CRC’s experience is that average is 60 to 75 gallons per day). Using these assumptions, each unit is estimated to use 300 gallons per day for interior demand, or 0.33 acre-feet per year. The total development, which includes 14 1 Colorado State Demography Office, County Profile Data for Garfield County as of 2021. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 4 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com units, would result in a total use of 4,200 gallons per day, or 4.62 acre-feet per year. A preliminary estimate has also been provided for the annual water irrigation water demand for the proposed landscaping. This information is discussed in the response to CDWR item three below. 2. Applicant’s Response: The CDWR has requested additional information from the Roaring Fork Water and Sanitation District (RFWSD) on their water supply plan including a water rights summary; anticipated yield of these rights in average and dry years; present and anticipated demand; uncommitted supply available for future development; and a map of the service area. This information has been provided by the RFWSD via a letter from the District’s Attorney (Exhibit 8). As a reminder, the RFWSD provided a will-serve letter indicating that the District can and will provide sewer and domestic water for the project and has adequate potable water and wastewater service for up to 15 EQRs of demand. The will-serve letter is included in the appendix of the Civil Engineering Report (Exhibit 10 of the Preliminary Plan Application). The District, though its consulting engineer, has also provided separate review comments to the County, which are addressed in the next section of this letter. 3. Applicant’s Response: Aspen Glen HOA has provided documentation regarding the raw water rights for the development (Exhibit 9 - Ditch Operating Agreement). The Sages parcel was part of the original subdivision of Aspen Glen and the irrigation design, and capacity was anticipated for future development. The irrigation water usage for the development has not been finalized, as an irrigation plan has not yet been fully developed and a more precise estimate will be provided once design of the irrigation system has been refined. However, a preliminary estimate of the water required for irrigation of the proposed landscaping is included as Exhibit 17. Per the table in Exhibit 17, the annual demand for irrigation water has been estimated at 1.47 acre-feet (converted from gallons per season). Per the Ditch Operating Agreement, the Aspen Glen HOA, provides the raw water for irrigation of individual residential lots and PUD Common areas. According to the Water Rights Ownership table in the Ditch Operating Agreement, Aspen Glen HOA’s ownership interest in the Kaiser & Sievers Ditch, Glenwood Ditch and Crane and Peebles Ditch is 47.0 cfs, which translates to over 34,000 acre-feet annually. Roaring Fork Water and Sanitation District (RFWSD) The RFWSD provided a list of five comments regarding the project in a letter from SGM, District Engineer, dated July 30, 2025 (Exhibit 10). The Applicant provides a response to each of these comments below. 1. Applicant’s Response: Approval for all required agreements (Line Extension, Line Connection, Etc.) will be obtained from the District prior to submission of construction permits to the County. Tap fees cost recovery agreements and charges will also be addressed at the appropriate time in the construction permitting process. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 5 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com 2. Applicant’s Response: The Applicant has no objection to this request. 3. Applicant’s Response: The Applicant understands, and shares, the District’s preference that raw water be used for irrigation on the Sages property. An easement for this purpose was established via a deed recorded at Reception No. 665695 of the County Clerk’s Office records. The easement document is provided as Exhibit 15 of the original Sages Preliminary Plan Application. The raw water line for the irrigation system has been shown on Sheet C.11 of the revised civil engineering drawings, which are included with this letter (Exhibit 3). The Aspen Glen Master Declaration states..."Home lawns and common areas shall be irrigated with surface waters wherever practical." This implies that where its impractical to utilize raw water for irrigation, domestic water provided by the District can be used for irrigation. The Applicant has assumed, since there is an established easement for extension of the irrigation line, that providing irrigation via the raw water system would be considered practical. However, the Aspen Glen Master Declaration and Master Design Guidelines require written approval of the irrigation system by the Aspen Glen DRC. Since its customary for the DRC to require that required county land use approvals be completed prior to entering the DRC review process, no such approval of the irrigation system has been granted at this time. For this reason, the Applicant would like to reserve the right to utilize domestic water provided by the RFWSD until final approval for use of raw water has been obtained through the normal review process with the Aspen Glen HOA and DRC. 4. Applicant’s Response: Additional linework and notes have been added to the plat further defining the easements as requested. The revised plat is provided as Exhibit 5. The Applicant will continue to coordinate with the RFWSD regarding required easements and other agreements as the project moves through the land use and construction permitting process. 5. Applicant’s Response: Engineering drawings. Revised civil engineering drawings have been provided with this letter (Exhibit 3) and the changes requested by the District Engineer have been incorporated as noted in the following paragraphs. a. Water Infrastructure i. Prospective Utility Easement Boundaries have been added to the analysis and can be seen on Sheet C.10. ii. Valves have been added to the design as requested (see Sheet C.10). iii. The waterline has been extended to the property line as requested for future use, including the necessary easement on the Sages property (see Sheet C.10). It is understood that further details may need to be addressed for the future connection with the neighboring development. The Applicant will seek further Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 6 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com direction from the District at the appropriate time in the permitting process to regarding these details. iv. The fire hydrant has been updated to have adequate cover meeting the districts minimum requirement (see Sheet C.10). v. It is understood that the water lines and appurtenances will utilize restrained joints due to the collapsible soils. A note has been added to Sheet C.10 to address this concern until the design is further developed. b. Sewer Infrastructure i. Prospective utility easement boundaries have been added to the analysis and can be seen on Sheet C.09. ii. It’s understood that the sewer lines will need to be Cert-Lok Yelomine Pipe and appurtenances will utilize restrained joints due to the collapsible soils. A note has been added to Sheet C.09 to address this concern until the design is further developed. iii. Understood, and additional coordination will be provided as necessary. Garfield County Public Health In a letter dated July 17, 2025 (Exhibit 11), the Garfield County Health Department recommended that a condition of approval be included requiring new buildings constructed on the site to utilize RRNC practices to prevent radon gas exposure to residents. They also recommended that, after construction, a radon test be conducted and a fan installed on the system if radon levels are above the EPA recommended action level of 4 pCi/l (picocuries per liter). Applicant’s Response: The Applicants have no problem with such a condition being included in the approval resolution for the requested Major Subdivision Preliminary Plan Review. Garfield County Vegetation Manager The Garfield County Vegetation Manger provided a letter dated July 10, 2025 (Exhibit 12), requesting additional information to determine whether a revegetation security will be required, and if so, the dollar amount of the security. The letter also includes a request for noxious weed inventory, and a weed management plan is noxious weed are found on the property. Applicant’s Response: The project’s civil engineer estimates that the disturbed area requiring revegetation, excluding building envelopes and proposed hardscaping (right-of-way asphalt with curb and gutter), is 1.51 acres, which exceeds the 1-acre threshold for requiring a revegetation security. Based on the Revegetation Manager’s recommended revegetation security of $3,000 per acre, the total amount of the security would be $4,530. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 7 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com The Applicant understands that this security will need to be incorporated as part of the financial security included in the subdivision improvements agreement and that payment of the security would occur during the building permit process. The Applicant will comply with all provisions of the Reclamation Standards section of the Garfield County Weed Management Plan (Section 4.06, 4.07 and 4.08) and will address these requirements in the construction permitting application. An erosion control plan and stormwater management plan will be provided for construction permitting and will incorporate the contractor’s management plan for an accurate portrayal of the excavation and revegetation process. A noxious weed inventory, and if needed, a draft weed management plan, will be provided with the Final Plat application. Colorado Department of Public Health and Environment (CDPHE) The CDPHE provided an undated letter summarizing the Department’s comments related to the proposed Sages project (Exhibit 13). The comments address air quality regulations and fugitive dust associated with land clearing activities. Applicant’s Response: The applicant understands the concerns and enforcement regarding the air and dust control measures required by the State of Colorado. These issues, including required state permits and approvals, will be provided, if necessary, as part of the construction permit application to the County. Excel Energy Excel Energy provided comments in a letter dated July 23, 2025 (Exhibit 14). The Applicant’s response to these comments is provided below. Applicant’s Response: Xcel Energy requested that the utility easement for Excel service be increased from five feet to 14 feet. The Applicant is seeking additional feedback from Xcel Energy regarding necessary setback requirements for primary electric lines. The Applicant believes that 14-foot-wide easements on the front of each property may not be feasible and does not account for use of the right-of-way for utility trenching. However, the Applicants have increased the easements to 10 feet to allow additional room for utility line installation and long-term repair. In addition, the Applicant will coordinate with Xcel Energy on easement layouts as the project moves forward. The landscape plans have also been revised to relocate all proposed trees outside of the expanded utility easements (see Exhibit 15). Completion of the “high-level application process” through Xcel will be done prior to construction permitting, and additional utility loads will be provided to Xcel Energy for further review. Additional costs for demolition and rerouting are recognized and will be accounted for as the development moves forward. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 8 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com Colorado Geologic Survey (CGS) The CGS provided comments in a letter dated August 1, 2025 (Exhibit 16). The Applicant’s response to these comments is provided below. Applicant’s Response: The Applicant’s civil engineer, Crytal River Civil (CRC), understands the implications of the collapsible and corrosive soils and has integrated the recommendations of the geotechnical report into the grading and drainage design for the project, including the following: • Ensure that grades maintain a minimum of 10% away from the structure for 10 feet. • Ensure that no ponding occurs near proposed structures or infrastructure. The civil engineering report has been revised to further clarify the soil conditions and CRC’s interpretation of the geotechnical report (see Section 2.3 of Exhibit 6). In addition, the civil drawing set has been updated to further ensure adequate drainage around the structures with clarifications on stormwater conveyance of inlets, trench drains, and wall drainage. CRC will ensure that the recommendations of RJ Engineering’s Geotechnical Report are integrated into the construction permit submittals. Aspen Glen HOA The Homeowner’s Association at Aspen Glen (Association), through Nick Cova, Aspen Glen’s DRC Administrator, submitted a letter to the Community Development Department, dated August 20, 2025, identifying a potential issue related to a provision governing reserved rights in the Master Declaration for Aspen Glen. The letter is included as Exhibit 18. The Applicant and his attorney addressed this issue with the Association’s attorney who brought the issue before the Association Board. The outcome of these discussions is summarized in an email from Ben Johnston, attorney for Association (Exhibit 19). Per the email from Mr. Johnston, the Association’s Declaration permits subdivision of the Sages in accordance with the terms of the Supplemental Declaration that was executed and recorded when the Sages property was annexed into Aspen Glen. The referenced Supplemental Declaration is included as an attachment to Exhibit 19. Paragraph 5 of the Supplemental Declaration states that the Sages property may be subdivided into no more than fifteen (15) lots provided that the subdivision is accomplished in accordance with all terms and conditions of the Garfield County zoning and subdivision regulations then in effect and all existing Garfield County land use approvals for the Aspen Glen PUD. The Major Subdivision – Preliminary Plan Application, to which this letter is a supplement, seeks County review for compliance with the terms and conditions of the Garfield County Land Use and Development Code, as required by the Supplemental Declaration, and includes a thorough review of the Aspen Glen land use approvals as they relate to the Sages property and the proposed subdivision. The Applicant would also note that the proposed subdivision would divide the Sages property into fourteen (14) lots, one less than is allowed under the terms of the Supplemental Declaration. No other comments were provided by the Aspen Glen HOA. Sages at Aspen Glen | Response to Referral Comments – October 17, 2025 Page | 9 402 Park Drive ▪ Glenwood Springs ▪ Colorado ▪ 81601 ▪ P: 970.945.0832 ▪ E: tim@tgmalloy.com We trust that the responses contained in this letter and the supplemental information provided in the enclosed exhibits sufficiently address the referral comments received for the Sages at Aspen Glen Preliminary Plan Application. We look forward to working with the Community Development Department on further review of the Application. Please contact me if you have questions regarding the contents of this letter or require additional information. Regards, Tim Malloy, Principal TG Malloy Consulting, LLC CC: Cary Glickstein (via email) Lucas Peck (via email) Enclosures tgm Exhibit 1 1 Memo Sages Comment Responses 7/25/25 Page 1 PDF 1.Landscape Plan: there are no conflicts with the site triangles at the intersection of Bald Eagle Way. Please see the graphic below: 5.The landscape plan has been reviewed and coordinated with the civil engineer and there is no conflict with the plants and side yard drainage ways. The sloped area for drainage can be vegetated and perform. Page 13 PDF A.The surface area of the proposed disturbance has been estimated by Crystal River Civil to be 1.51 acres. This area includes Aspen Glen Golf Course Seed Mix and Pitkin County Seed Mix (and erosion control) for all areas of disturbance, excluding building envelopes and proposed hardscaping (right-of-way asphalt with curb and gutter). B.The applicant understands the request and we will provide a noxious weed inventory and a corresponding weed management plan for the Final Plat. Exhibit 2 Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8 Lot 9 Lot 10 Lot 11 Lot 12 Lot 13 Lot 14 Open Space Open Space Right-Of-Way B a l d E a g l e W a y E x i s t i n g R i g h t - O f - W a y County Road 109 Existing Right-Of-Way Aspen Glen Golf Course Sages Development Proposed Subdivision Proposed Drainage Easement Proposed Cart Path Realignment Proposed Cart Path Realignment Existing Property Line (Typ) Proposed Property Lines (Typ) Design Notes 1. The design is based on the best available information. This includes but is not limited to site conditions, features and structures, and topographical information. Crystal River Civil is assuming no responsibility for the accuracy of site information. 2.If any discrepancies or inaccurate information is found within Crystal River Civil's documents, the affected work should be temporarily put on hold. Contact CRC to verify a solution and hold all work until the necessary alterations have been made. 3. No field changes are to occur without written approval of the engineer. If changes are requested and approved, Crystal River Civil will review the change and respond accordingly. Construction Notes 1. All work completed on this project must meet standards set by the project's jurisdictions. This includes but is not limited to HOA standards, county standards, and/or state standards. 2. The contractor is required to have a copy of current and approved construction plans. Any standards and specifications necessary for the work must be on site for the duration of the project as well. 3. All work must be completed to horizontal and vertical information shown on the plans. If any changes have occurred, Crystal River Civil must verify the alterations prior to receiving approval of completion. 4.Construction staking of horizontal and vertical layout is the responsibility of the Contractor. If additional documents, site visits for verification, or alterations are necessary, Crystal River Civil can be hired for construction administration for additional services. 5. Property lines, monuments, benchmarks, survey control, and additional historic survey information cannot be removed and cannot be removed for construction. Disturbed survey items are the responsibility of the contractor and must be restored by a state of Colorado licensed land surveyor. 6. Work and storage areas must be maintained only onsite. Project construction in Right-Of-Ways, public space, and private property must be approved in writing by the necessary jurisdiction or individual. 7. Limits of disturbance, tree protection, and slope protection defined within the plans must be met. Disturbances outside of these extents may require alterations to the design and has implications that are the responsibility of the contractor. If damage shall occur outside of these areas, the site conditions shall be restored to their original state. 8.If applicable and a tree removal plan has been developed for the project, it is the responsibility of the contractor to meet the proposed conditions by the approved document. The contractor must not damage, trim, or remove trees and or bushes that are not approved for modification by the tree removal plan. Approval for proceeding with additional tree removal must be approved by Crystal River Civil, the landscape architect, the owner, and/or any stakeholders. 9. The Contractor is responsible for removal of waste created onsite from construction. Waste material that cannot be used for backfilling on the project and must be exported from the site. 10. All materials requiring compaction must meet CDOT and/or ASTM Standards. 11. If traffic control is needed for the project, it is the responsibility of the contractor to obtain and implement an approved traffic control plan. Street access must be provided to the public within the Right-Of-Way. Any obstruction to general traffic flow must be mitigated for. Pedestrian access must be always provided, and traffic entering and leaving the project site is to be observed by the contractor. 12. Dust mitigation must be provided by the contractor as necessary. Water shall be used as a dust palliative where and when required. Sweeping and cleaning streets and sidewalks during the construction will be directed by the affected jurisdictions and performed as necessary by the contractor. Utility Notes 1. Utilities shown on these plans have been located and documented by the surveyor. 2.Existing utilities must be verified on the site prior to construction. The contractor must protect and maintain these existing utilities throughout construction. If any damages occur to existing utility lines, it is the responsibility of the contractor to coordinate with the utility provider replace and repair the utilities as necessary. 3. The contractor must notify the utility providers a minimum of 3 days prior to any work completed. Coordination with the utility providers is the responsibility of the contractor. 4. All utility work completed by the contractor must be installed as per the utility providers' standards and requirements. Inspections must be performed by utility providers as deemed necessary by the corresponding standards. It is the responsibility of the contractor to organize these inspections. 5.If any shallow utilities, including communication and telephone services and lines, are exposed, and temporarily altered for construction, the reinstallation of these utilities must conform with the utility providers standards. 6.Uncovered gas lines must be temporarily contained with 18 inches backfill to minimize exposure. 7. Stormwater infrastructure must pe protected by the contractor as shown in the Erosion Control Plan. During construction, additional stormwater management may be necessary during specific construction procedures and is the responsibility of the contractor. XC XC C C C XFO XFO FO FO << FD FD XG XG G G G XSS XSS SS SS XUE XUE UE UE XOE XOE OE OE XT XT T T T XW XW W W W XWS XWS WS WS XRW XRW RW RW Abbreviations: ASTM American Society of Testing and Materials Avg Average Bldg Building BM Benchmark BMP Best Management Practices BOW Bottom of Wall Con Concrete Demo Demolition Dia or Ø Diameter Dim Dimension El or Elev Elevation Ex Existing FFE Finished Floor Elevation FL Flow Line Ft Foot or Feet Gal Gallons Horiz Horizontal Hp High Point Inv Invert LF Linear Feet LP Low Point Max Maximum Min Minimum NTS Not To Scale Off Offset PC Point of Horizontal Tangency PCC Point of Compound Curve Perf Perforated PI Point of Horizontal Tangency Prop Proposed PVC Polyvinyl Chloride Pipe Q Flow Rate RCP Reinforced Concrete Pipe ROW Right-Of-Way SF Square Feet Sta Station SY Square Yard TD Trench Drain Legend Existing Communications Line Proposed Easement Line Edge of Pavement Edge of Gravel Edge of Water Fiber Optic Line Flow Line Foundation Drain Gas Line Gutter Flow Line / Break Line Major Contour Line Minor Contour Line Property Line Sanitary Sewer Line Storm Drain Line Concrete / Sidewalk / Patio Underground Electric Line Overhead Electric Line Telephone Line Water Line Water Service Line TOW Top of Wall Raw Water Line S.F.L. Structural Floor Level Electric/Tele/Comm WS WS Drawing Scale Units (Feet) 1" = 50' 0 50 100 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T Sages Aspen Glen Garfield County, Colorado Parcel # 239513400405 C.01 Title Sheet SITE Aspen Glen Subdivision Highway 82 County Road 109 Bald Eagle Way Vicinity Map Not To Scale N S W E Sheet List Table Sheet Number Sheet Title C.01 Title Sheet C.02 Site Plan C.03 Planning Verifications C.04 Drainage Analysis C.05 Slope Analysis C.06 Grading and Drainage North C.07 Grading and Drainage South C.08 Access Plan and Profile C.09 Sanitary Sewer C.10 Potable Water C.11 Shallow Utilities C.12 Details C.13 Details 2 C.14 Details 3 C.15 Details 4 C.16 Details 5 Exhibit 3 HY D HY D HY D W V W V W V W V W V W V W V W V W V W V S S S T S 1 0 0 . 0 1 0 2 . 0 1 0 . 0 6.0 1 0 . 0 1 0 . 0 6080 6075 6070 6065 6080 6075 6070 6065 6080 6075 6080 6080 6075 6065 6085 6080 6075 608 0 6075 6070 6073 6071 60 7 8 6082 1 0 0 . 0 100. 0 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 60 6 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 County Road 109 Bald Eagle Way Lot 1 10,415 S.F. Lot 2 9,801 S.F. Lot 3 7,279 S.F. Lot 4 8,637 S.F. Lot 5 8,985 S.F. Lot 6 7,838 S.F. Lot 7 7,767 S.F. Lot 8 7,524 S.F. Lot 9 7,152 S.F. Lot 10 7,444 S.F. Lot 11 8,174 S.F. Lot 12 8,898 S.F. Lot 13 8,994 S.F. Lot 14 8,507 S.F. HOA Open Space 36,459 S.F. HOA Open Space 9,866 S.F. Right-Of-Way 21,119 S.F. Proposed 22' Wide Asphalt Access Road With Curb And Gutter Existing Cart Path And Corresponding Easements To Be Realigned Existing Property Line (Typ) Proposed Property Line (Typ) Proposed Residence (Typ) Proposed 20' Wide Drainage Easement For Existing 30" Corrugated Metal Pipe Through Lots 2 and 3 Proposed Driveways (Typ) Proposed 27' Wide Right-Of-Way Turnaround Area Realigned Asphalt Cart Path Realigned Cart Path Storm Water Inlets Existing 25' Drainage Easement Proposed 25' Wide Drainage Easement For Existing 30" Corrugated Metal Pipe Through Right-Of-Way And Open Space Hatched Areas Represent Proposed Drainage Easements Through Sites. Widths Vary Setback Line (Typ) Proposed Patio (Typ) Retaining Wall (Typ) Trench Drain (Typ) Curb and Gutter (Typ) Fire Hydrant (Typ) Hatched Areas Represent 10' Wide Proposed Drainage And Utility Easements Through Sites Along Roadways. Hatched Area Represents Proposed Drainage and Utility Easements Through Sites. Widths Vary Hatched Area Represents Proposed Access and Utility Easement Through Site For Lot 1. Widths Vary Hatched Area Represents Proposed Access and Utility Easement For RFWSD. Hatched Area Represents Proposed Drainage and Utility Easement. Widths Vary PVC Lined Rip Rap Swale 1 3 . 0 10.0 30.0 Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.02 Site Plan HY D HY D HY D W V W V W V W V W V W V W V W V W V W V S S S T S 1 0 0 . 0 1 0 2 . 0 1 0 . 0 6.0 1 0 . 0 1 0 . 0 6080 6075 6070 6065 6080 6075 6070 6065 6080 6075 6080 6080 6075 6065 6085 6080 6075 608 0 6075 6070 6073 6071 60 7 8 6082 1 0 0 . 0 100.0 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 606 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 607 0 6072 6074 6067 6066 60 6 5 60666065 6065 EX:74.40 EX:67.88 EX:65.99 EX:65.02 EX:67.11 EX:69.81 EX:66.92 EX:64.67 EX:64.75 EX:65.29 EX:67.80 EX:67.57 EX:66.79 EX:65.17 EX:63.79 EX:63.09 EX:65.39 EX:65.75 EX:65.38 EX:63.40 EX:63.86 EX:65.46 EX:65.82 EX:66.11 EX:66.73 EX:65.44 EX:64.92 EX:65.81 EX:68.80 EX:67.19 EX:74.63 EX:69.41 EX:70.04 EX:70.50 EX:75.03 EX:75.89 EX:76.00 EX:71.22 EX:72.08 EX:72.29 EX:74.29 EX:75.80 Proposed 22' Wide Asphalt Access Road With Curb And Gutter Existing Cart Path And Corresponding Easements To Be Realigned Existing Property Line (Typ) Proposed Property Line (Typ) 20' Rear Setback (Typ) 20' Front Setback Proposed Residence (Typ) Proposed 20' Wide Drainage Easement For Existing 30" Corrugated Metal Pipe Through Lots 2 and 3 Proposed Driveways (Typ) Proposed 27' Wide Right-Of-Way Turnaround Area 7.5' Side Setback (Typ)Realigned Asphalt Cart Path Realigned Cart Path Storm Water Inlets Existing 25' Drainage Easement Proposed 25' Wide Drainage Easement For Existing 30" Corrugated Metal Pipe Through Right-Of-Way And Open Space Hatched Areas Represent Proposed Drainage Easements Through Sites. Widths Vary Roof Overhang (Typ) 18" Roof Overhang Allowance Setback Line (Typ) Proposed Patio (Typ) Retaining Wall (Typ) Trench Drain (Typ) Curb and Gutter (Typ) Fire Hydrant (Typ) County Road 109 Bald Eagle Way Lot 1 10,415 S.F. Lot 2 9,801 S.F. Lot 3 7,279 S.F. Lot 4 8,637 S.F. Lot 5 8,985 S.F. Lot 6 7,838 S.F. Lot 7 7,767 S.F. Lot 8 7,524 S.F. Lot 9 7,152 S.F. Lot 10 7,444 S.F. Lot 11 8,174 S.F. Lot 12 8,898 S.F. Lot 13 8,994 S.F. Lot 14 8,507 S.F. HOA Open Space 36,459 S.F. HOA Open Space 9,866 S.F. Right-Of-Way 21,119 S.F. Hatched Areas Represent 10' Wide Proposed Drainage And Utility Easements Through Sites Along Roadways. Hatched Area Represents Proposed Drainage and Utility Easements Through Sites. Widths Vary Hatched Area Represents Proposed Access and Utility Easement Through Site For Lot 1. Widths Vary Hatched Area Represents Proposed Access and Utility Easement For RFWSD. Hatched Area Represents Proposed Drainage and Utility Easement. Widths Vary PVC Lined Rip Rap Swale 1 3 . 0 10.0 30.0 Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.03 Planning Verifications WS WS WS W S W S W S W S > > > > > > >>>> > > >>>>>>>>>>>>>>>>>>> > >>>>>>> > >>>>>> > >>>>>>>>>>>>> >>>>> > > > > > > > > > > > > > > > > > > > > > > >>>> > > > > >>>> > > > E1-Existing Inlet Collects Point Of Concentration For Offsite Basin OS2 S9-Drain Basin Collects Basin 1.7 S7-Drain Basin Collects Basin 1.6 S6-Drain Basin Collects Basin 1.5 S3-Drain Basin Collects Basin 1.2 S1-Culvert Headwall Collects Offsite Basin OS1 and Basin 1.1 S4-Curb Inlet Collects Basin 1.3 S5-Curb Inlet Collects Basin 1.4 OS1 32,140 Sq Ft 2% Imp. 1.1 15,390 Sq Ft 23% Imp. OS2 220,7773 Sq Ft 1% Imp. 1.3 53,750 Sq Ft 45% Imp.1.2 26,670 Sq Ft 40% Imp. 1.6 17,940 Sq Ft 46% Imp. 1.5 18,325 Sq Ft 55% Imp. 1.7 30,620 Sq Ft 45% Imp. 1.4 9,225 Sq Ft 100% Imp. OS1 Flow Line Overland Distance: 2550 Feet Average Slope: 12% Time Of Concentration: 20.31 Minutes OS1 Flow Line Overland Distance: 480 Feet Time Of Concentration: 5 minutes Note: This Offsite Analysis Utilizes Garfield County GIS 2 foot contours. Drawing Scale Units (Feet) 1" = 100' 0 100 200 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.04 Drainage Analysis HY D HY D HY D W V W V W V W V W V W V W V W V W V W V S S S T S 6080 6075 6070 6065 6080 6075 6070 6065 6080 6075 6080 6080 6075 6065 6085 6080 6075 608 0 6075 6070 6073 6071 60 7 8 6082 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 60 6 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 County Road 109 Bald Eagle Way Lot 1 10,415 S.F. Lot 2 9,801 S.F. Lot 3 7,279 S.F. Lot 4 8,637 S.F. Lot 5 8,985 S.F. Lot 6 7,838 S.F. Lot 7 7,767 S.F. Lot 8 7,524 S.F. Lot 9 7,152 S.F. Lot 10 7,444 S.F. Lot 11 8,174 S.F. Lot 12 8,898 S.F. Lot 13 8,994 S.F. Lot 14 8,507 S.F. HOA Open Space 36,459 S.F. HOA Open Space 9,866 S.F. Right-Of-Way 21,119 S.F. Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.05 Slope Analysis 0.00% - 19.99% 20.00% - 29.99% 30.00% - 50.00% Slope Analysis Key No Color HY D HY D W V W V W V W V W V W V W V 6070 6065 6080 6075 6070 6065 6080 6075 6080 6080 6075 6065 Lot 1 Proposed Residence S.F.L.:6069.25 < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < Lot 2 Proposed Residence S.F.L.:6069.25 Lot 3 Proposed Residence S.F.L.:6067.17 Lot 4 Proposed Residence S.F.L.:6067.17 Lot 5 Proposed Residence S.F.L.:6066.00 Lot 6 Proposed Residence S.F.L.:6066.00 Lot 7 Proposed Residence S.F.L.:6066.00 6067 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 606 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 68.00 68.00 69.50 70.00 70.00 70.00 72.00 74.00 80.00 74.00 76.00 81.00 74.00 74.00 69.47 69.30 69.50 S9-Drain Basin Tie Into Existing Culvert Install 4' Diameter Manhole Access With Grated Lid Rim:6063.50' Sump:6058.71' S8-Pipe Inv In: 6059.23' E1-Existing Pipe Inv In: 6059.21' E2-Existing Pipe Inv Out: 6059.21' S8-Pipe 133.55' Of 24" ADS @ 0.50% S8-Drain Basin 24" Nyloplast Drain Basin With Solid Lid Rim:6063.87' Sump:6059.40' S7-Pipe Inv In: 6059.90' S8-Pipe Inv Out: 6059.90' S7-Pipe 17.77' Of 24" ADS @ 0.50% S7-Drain Basin 24" Nyloplast Drain Basin With Grated Lid Rim:6063.66' Sump:6059.49' S6-Pipe Inv In: 6059.99' S7-Pipe Inv Out: 6059.99' S6-Pipe 136.25' Of 24" ADS @ 0.50% S6-Drain Basin 24" Nyloplast Drain Basin With Grated Lid Rim:6062.86' Sump:6060.17' S3-Pipe Inv In: 6060.67' S5-Pipe Inv In: 6060.67' S6-Pipe Inv Out: 6060.67' 70.00 70.00 70.00 70.00 74.00 74.00 E2-Existing Stormwater Manhole 4' Diameter Concrete Manhole Access Rim:6061.80' Sump:6057.00' E2-Existing Pipe Inv In: 6057.00' E2-Existing Pipe 55.78' Of 30" CMP @ 3.97% E1-Existing Pipe 188.41' Of 30" CMP @ 3.98% E1-Existing Inlet Existing Concrete Vault With Grated Lid and Culvert. E1-Existing Pipe Inv Out: 6066.70' County R o a d 1 0 9 Right-O f - W a y Aspen Glen Golf Course 69.00 71.80 76.00 73.00 70.24 69.35 69.00 S4-Curb Inlet Concrete Vault With Combination Inlet Rim:6065.85' Sump:6062.88' S4-Pipe Inv Out: 6063.38' S4-Pipe 26.69' Of 18" ADS @ 2.00% S5-Curb Inlet Concrete Vault With Combination Inlet Rim:6066.00' Sump:6062.35' S4-Pipe Inv In: 6062.85' S5-Pipe Inv Out: 6062.85' S5-Pipe 108.80' Of 18" ADS @ 2.00% Inv.:65.13 Inv.:65.73 Inv.:66.95 Inv.:64.67 Inv.:64.53 Inv.:64.00 Inv.:63.78 2. 0 % 2.0% 2. 0 % 20. 1 % 1 0 . 0 % 2. 0 % 2.0% 2.0% 2 . 7 % 2 . 9 % 1.9 % 10. 8 % 2.0% 2 . 0 % 1 0 . 9 % 6 . 3 % 9 . 1 % 2 . 0 % 2.0% 17.5% 1.0% 2 . 0 % 2 . 0 % 2. 0 % 2 . 0 % 2. 0 % 2.0% 2. 0 % 6. 7 % 4. 3 % 9. 9 % 2. 0 % 2.0% 2. 0 % 2.0% 2 . 0 % 2 . 0 % 9 . 8 % 3. 0 % 1.0% 2. 0 % 2. 0 % 2 . 0 : 1 Inv.:74.79 Existing Property Line (Typ) Proposed Property Line (Typ) Building Setback (Typ) Retaining Wall Max Height 4' Retaining Wall Max Height 7' 6" Step Off Patios Into Landscaping 18" Step Off Patio Into Landscaping In Corner 6" Step Off Patios Into Landscaping Trench Drains Rim:6069.15 6" Step Off Patios Into Landscaping Realigned Golf Cart Path. Final Alignment And Grading To Be Coordinated With Aspen Glen Golf Course Proposed Patio (Typ) Proposed Driveway (Typ) Trench Drains Rim: 6067.08 Proposed Drainage Easement (Typ) Width Varies 6" Step Off Patios Into Landscaping 22' Wide Crowned Asphalt Access Proposed Flow Line (Typ) 6" Step Off Patios Into Landscaping 6" Step Off Patios Into Landscaping Retaining Wall Max Height 7' Trench Drains Rim: 6065.90 Proposed Drainage Easement For Existing Infrastructure Retaining Wall Max Height 4' TOW: 74.00 Fire Hydrant Fire Hydrant Existing 25' Wide Drainage Easement Turnaround Area 2' Wide Rollover Curb and Gutter TOW: Varies French Drain Follows Top of Wall Drainage and Utility Easements Drawing Scale Units (Feet) 1" = 20' 0 20 40 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.06 Grading and Drainage North Grading Notes: - Finished Grade at building foundation walls are graded at 8" below the Structural Floor Level. - Grades Around The Proposed Structures Are To Be Maintained At 10% Away From The Structure For 10 Feet Minimum As Per Geotech. - All Patios Maintain A 6" Step Into Proposed Grades. - S.F.L. Label Refers to Structural Floor Level - Garage Finish Floor Is Set To Match Structural Floor Level. HY D HY D W V W V W V W V W V W V S T 6080 6075 6070 6065 6085 6080 6075 608 0 6075 6073 60 7 8 6082 TOW : V a r i e s TOW: 6 0 7 3 . 5 0 TOW: 6 0 8 2 . 5 0 TOW: 6 0 7 3 . 5 0 TOW: 6 0 7 9 . 5 0 TOW: 6 0 7 4 . 5 0 TOW: 6 0 7 4 . 5 0 TOW: 6 0 8 0 . 5 0 TOW: 6 0 8 0 . 5 0 < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < Lot 7 Proposed Residence S.F.L.:6066.00 Lot 8 Proposed Residence S.F.L.:6066.00 Lot 9 Proposed Residence S.F.L.:6067.50 Lot 10 Proposed Residence S.F.L.:6067.50 Lot 11 Proposed Residence S.F.L.:6069.75 Lot 12 Proposed Residence S.F.L.:6069.75 Lot 13 Proposed Residence S.F.L.:6071.75 Lot 14 Proposed Residence S.F.L.:6071.75 6067 6072 60 7 4 6065 6065 6 0 7 5 6068 6069 6070 6072 6075 606 6 6066 6066 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074 606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 S3-Pipe 145.19' Of 18" ADS @ 0.50% S3-Drain Basin 24" Nyloplast Drain Basin With Grated Lid Rim:6064.00' Sump:6060.89' S2-Pipe Inv In: 6061.39' S3-Pipe Inv Out: 6061.39' S2-Pipe 148.12' Of 18" ADS @ 0.50% S2-Drain Basin 24" Nyloplast Drain Basin With Solid Lid Rim:6067.71' Sump:6061.63' S1-Pipe Inv In: 6062.13' S2-Pipe Inv Out: 6062.13' S1-Pipe 115.35' Of 12" ADS @ 5.00% S1-Culvert Headwall Daylight Culvert With Flared End S1-Pipe Inv Out: 6067.90' County R o a d 1 0 9 Right-O f - W a y B a l d E a g l e W a y R i g h t - O f - W a y Aspen Glen Golf Course 69.00 71.80 76.00 73.00 70.24 69.35 69.00 82.00 75.50 75.50 73.50 69.5071.97 69.50 73.50 75.50 81.52 79.50 75.50 73.5069.50 71.00 75.50 71.50 73.19 74.50 76.50 80.50 76.50 80.50 76.50 74.5071.50 71.50 74.50 76.50 78.00 76.50 71.50 Inv.:64.00 Inv.:63.78 Inv.:64.70 Inv.:65.27 Inv.:65.80 4. 3 % 2.0% 2. 0 % 2.0% 2 . 0 % 2 . 0 % 2 . 0 % 2.0% 2 . 0 % 2 . 0 % 2.0% 2 . 0 % 2 . 0 % 2.0% 2 . 0 % 1 1 . 9 % 1 0 . 0 % 9 . 8 % 1 0 . 0 % 6. 5 % 5. 8 % 7. 7 % 9. 0 % 9 . 7 % 8. 7 % 1 0 . 9 % 9 . 8 % 3. 0 % 1.0% 2. 0 % 2. 0 % 2 . 0 % 2 . 0 % 1.5% 8.0% Inv.:69.71 Inv.:66.92 Inlet.:69.00 Inlet.:69.00 Inv.:68.39 Inv.:69.00 1 . 9 % 1 . 9 % 1 . 9 % 1 . 9 % Existing Property Line (Typ) Proposed Property Line (Typ) Building Setback (Typ) 6" Step Off Patios Into Landscaping Proposed Drainage Easement (Typ) Proposed Flow Line (Typ)6" Step Off Patios Into Landscaping Realigned Asphalt Golf Cart Path Proposed Patio (Typ) Trench Drains Rim:6065.90 Proposed Swale Rip Rap D50=4" With PVC Liner Conveys Offsite Basin See Detail Trench Drains Rim:6067.40 Proposed Driveway (Typ) 22' Wide Crowned Asphalt Access Curb Inlets Rim: 6065.80 Retaining Wall Max Height 7' Retaining Wall Max Height 4' Retaining Wall Max Height 7' Retaining Wall Max Height 4' Retaining Wall Max Height 4' Retaining Wall Max Height 4' Retaining Wall Max Height 3' Existing Flow Line 6" Step Off Patios Into Landscaping Fire Hydrant Fire Hydrant Roadside Swale High Point 2' Wide Rollover Curb and Gutter Turnaround Area Trench Drain Rim:6069.50 Trench Drain Rim:6069.50 French Drain Follows Top of Wall Inv.:75.77 Inv.:71.61 French Drain Follows Top of Wall Inlet.:71.00 Inlet.:71.00 Inlet.:71.00 Trench Drain Rim:6071.50 Trench Drain Rim:6071.50 Inv.:75.99 Proposed Access and Utility Easement For RFWSD Proposed Utility and Drainage Easement Following Roadway Proposed Utility and Drainage Easement Following Roadway Drawing Scale Units (Feet) 1" = 20' 0 20 40 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.07 Grading and Drainage South Grading Notes: - Finished Grade at building foundation walls are graded at 8" below the Structural Floor Level. - Grades Around The Proposed Structures Are To Be Maintained At 10% Away From The Structure For 10 Feet Minimum As Per Geotech. - All Patios Maintain A 6" Step Into Proposed Grades. - S.F.L. Label Refers to Structural Floor Level - Garage Finish Floor Is Set To Match Structural Floor Level. HY D HY D HY D W V W V W V W V W V W V W V W V W V W V S T S 6080 6075 6070 6065 6080 6075 6070 6065 6080 6080 6075 6065 6085 6080 6075 608 0 6075 6073 60 7 8 6082 Lot 1 Proposed Residence S.F.L.:6069.25 < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < << < < < < < Lot 2 Proposed Residence S.F.L.:6069.25 Lot 3 Proposed Residence S.F.L.:6067.17 Lot 4 Proposed Residence S.F.L.:6067.17 Lot 5 Proposed Residence S.F.L.:6066.00 Lot 6 Proposed Residence S.F.L.:6066.00 Lot 7 Proposed Residence S.F.L.:6066.00 Lot 8 Proposed Residence S.F.L.:6066.00 Lot 9 Proposed Residence S.F.L.:6067.50 Lot 10 Proposed Residence S.F.L.:6067.50 Lot 11 Proposed Residence S.F.L.:6069.75 Lot 12 Proposed Residence S.F.L.:6069.75 Lot 13 Proposed Residence S.F.L.:6071.75 Lot 14 Proposed Residence S.F.L.:6071.75 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 60 6 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 0 00 1 00 2 0 0 3 0 0 4 0 0 5 0 0 6 0 0 7 0 0 7 04 PC: 0+51.47 PC: 1+29.22 PC: 5+26.56 PC: 3+98.95 PT: 1+05.64 PT: 1+67.84 PT: 5+64.39 PT: 4+14.66 Start Access Alignment STA:0+00.00 N:7284.99 E:3110.04 End Access Alignment STA:7+03.61 N:7877.40 E:2758.28 2 . 0 % 2 . 0 % 1.5% 1.5% 8.0% L1 L2 L5 L3 L4 C1 C2 C4 C3 Tie Into Existing Concrete Curb And Gutter Sta:0+29.05 Off:39.91'L Elev:6076.90 Tie Into Existing Concrete Curb And Gutter Sta:0+15.28 Off:32.11'R Elev:6074.20 Start Access Sta:0+20.00 End Access Sta:7+00.00 Curb And Gutter Flow Line Sta:4+66.12 Off:65.91'L Elev:6074.18 Curb And Gutter Flow Line Sta:4+42.11 Off:65.91'L Elev:6071.48 Curb And Gutter Flow Line Sta:4+66.12 Off:61.00'L Elev:6072.65 Curb And Gutter Flow Line Sta:5+15.12 Off:12.00'L Elev:6069.67 Curb And Gutter Flow Line Sta:3+80.77 Off:12.00'L Elev:6067.56 R4 8 . 0 0 6 5 ' R50.0 0 R48.00 R 5 0 . 0 0 Sta:5+15.12 Off:61.00'L Sta:3+80.77 Off:61.00'L R25. 0 0 R23.0 0 R25.00R23.00 Flow Line Of Valley Pan Sta:0+22.39Curb And Gutter Flow Line Sta:0+38.70 Off:12.00'R Elev:6072.73 Curb And Gutter Flow Line Sta:0+53.50 Off:12.00'L Elev:6070.21 TBC To Driveway Sta:3+59.90 Off:13.00'R Elev:6066.65 TBC To Driveway Sta:3+17.22 Off:13.00'R Elev:6067.29 TBC To Driveway Sta:2+20.52 Off:13.00'R Elev:6068.11 TBC To Driveway Sta:1+78.05 Off:13.00'R Elev:6069.51 TBC To Driveway Sta:1+42.27 Off:13.00'L Elev:6070.62 TBC To Driveway Sta:1+81.08 Off:13.00'L Elev:6070.34 TBC To Driveway Sta:2+96.36 Off:13.00'L Elev:6068.51 TBC To Driveway Sta:3+38.87 Off:13.00'L Elev:6067.92 TBC To Driveway Sta:4+80.30 Off:13.00'R Elev:6067.33 TBC To Driveway Sta:4+37.77 Off:13.00'R Elev:6066.72 3' Valley Pan Flow Line Sta:3+98.95 Off:12.50'L Elev:6067.56 3' Valley Pan Flow Line Sta:3+87.75 Off:12.50'L Elev:6067.58 3' Valley Pan Flow Line Sta:4+14.66 Off:12.50'L Elev:6067.65 3' Valley Pan Flow Line Sta:5+08.14 Off:12.50'L Elev:6069.60 TBC To Driveway Sta:5+91.20 Off:12.98'R Elev:6069.33 TBC To Driveway Sta:6+35.08 Off:12.98'R Elev:6068.55TBC To Driveway Sta:7+00.08 Off:12.99'R Elev:6067.90 TBC To Driveway Sta:7+00.08 Off:11.00'L Elev:6071.10 5 . 0 % 5 . 3 % 8 . 6 % 9 . 7 % 1 0 . 0 % 9 . 2 % 9 . 3 % 1 0 . 0 % 4. 2 % 6. 3 % 8 . 3 % 6 . 3 % 1 . 5 % 2 . 8 % 2. 9 % County Road 109 Right-Of-Way Bald Eagle Way Right-Of-Way Aspen Glen Golf Course 22' Wide Asphalt Access Road 2' Wide Rollover Concrete Curb and Gutter Hatched Areas Represent Snow Storage Areas Hatched Areas Represent Snow Storage Areas Access Alignment Profile Horizontal Scale: 1"=30' Vertical Scale: 1"=15' 6060 6070 6080 6060 6070 6080 0+00 EG 6 0 7 6 . 0 F G 0+20 EG 6 0 7 5 . 7 F G 6 0 7 5 . 6 6 0+40 EG 6 0 7 3 . 3 F G 6 0 7 5 . 2 6 0+60 EG 6 0 6 8 . 5 F G 6 0 7 4 . 6 4 0+80 EG 6 0 6 8 . 3 F G 6 0 7 3 . 2 6 1+00 EG 6 0 6 8 . 9 F G 6 0 7 1 . 6 6 1+20 EG 6 0 6 9 . 7 F G 6 0 7 0 . 4 1 1+40 EG 6 0 7 0 . 0 F G 6 0 6 9 . 9 2 1+60 EG 6 0 7 0 . 1 F G 6 0 6 9 . 6 2 1+80 EG 6 0 6 9 . 9 F G 6 0 6 9 . 3 2 2+00 EG 6 0 6 9 . 1 F G 6 0 6 9 . 0 2 2+20 EG 6 0 6 8 . 7 F G 6 0 6 8 . 7 2 2+40 EG 6 0 6 8 . 5 F G 6 0 6 8 . 4 2 2+60 EG 6 0 6 8 . 2 F G 6 0 6 8 . 1 2 2+80 EG 6 0 6 8 . 0 F G 6 0 6 7 . 8 2 3+00 EG 6 0 6 7 . 9 F G 6 0 6 7 . 5 2 3+20 EG 6 0 6 7 . 8 F G 6 0 6 7 . 2 2 3+40 EG 6 0 6 7 . 4 F G 6 0 6 6 . 9 2 3+60 EG 6 0 6 7 . 2 F G 6 0 6 6 . 6 2 3+80 EG 6 0 6 7 . 1 F G 6 0 6 6 . 3 2 4+00 EG 6 0 6 7 . 0 F G 6 0 6 6 . 1 3 4+20 EG 6 0 6 7 . 1 F G 6 0 6 6 . 3 3 4+40 EG 6 0 6 7 . 3 F G 6 0 6 6 . 5 3 4+60 EG 6 0 6 7 . 5 F G 6 0 6 6 . 7 3 4+80 EG 6 0 6 8 . 0 F G 6 0 6 6 . 9 3 5+00 EG 6 0 6 8 . 8 F G 6 0 6 7 . 1 3 5+20 EG 6 0 6 9 . 3 F G 6 0 6 7 . 3 3 5+40 EG 6 0 6 9 . 6 F G 6 0 6 7 . 5 3 5+60 EG 6 0 6 9 . 5 F G 6 0 6 7 . 7 3 5+80 EG 6 0 6 9 . 5 F G 6 0 6 7 . 9 3 6+00 EG 6 0 6 9 . 4 F G 6 0 6 8 . 1 3 6+20 EG 6 0 6 9 . 1 F G 6 0 6 8 . 3 3 6+40 EG 6 0 6 8 . 9 F G 6 0 6 8 . 5 3 6+60 EG 6 0 6 8 . 5 F G 6 0 6 8 . 7 3 6+80 EG 6 0 6 8 . 4 F G 6 0 6 8 . 9 3 7+00 EG 6 0 6 8 . 5 F G 6 0 6 9 . 1 3 0 + 2 0 1 + 0 0 2 + 0 0 3 + 0 0 4+ 0 0 5+ 0 0 6+ 0 0 7+ 0 0 Start Access Tie Into Existing Asphalt With 4' Concrete Valley Pan STA = 0+20.00 ELEV = 6075.663 Grade Break STA = 3+95.53 ELEV = 6066.084 End Access STA = 7+00.00 ELEV = 6069.129 PVI STA:0+60.00 PVI ELEV:6074.86 K:5.00 LVC:30.00 BV C S : 0 + 4 5 . 0 0 BV C E : 6 0 7 5 . 1 6 EV C S : 0 + 7 5 . 0 0 EV C E : 6 0 7 3 . 6 6 PVI STA:1+17.63 PVI ELEV:6070.25 K:5.00 LVC:32.50 BV C S : 1 + 0 1 . 3 8 BV C E : 6 0 7 1 . 5 5 EV C S : 1 + 3 3 . 8 8 EV C E : 6 0 7 0 . 0 1 -8.00%-2.00% -1.50%1.00%Existing Grade Proposed Grade Line Table Line L1 L2 L3 L4 L5 Bearing N19°25'34"W N58°13'33"W N30°33'54"W N41°48'56"W N14°43'17"W Length 51.47' 23.57' 231.11' 111.91' 139.22' Start Point (N,E) 7284.99,3110.04 7374.94,3059.61 7414.68,3012.81 7626.33,2886.03 7742.74,2793.66 End Point (N,E) 7333.53,3092.93 7387.35,3039.57 7613.68,2895.29 7709.74,2811.41 7877.40,2758.28 Curve Table Curve C1 C2 C3 C4 Radius 80.00' 80.00' 80.00' 80.00' Length 54.17' 38.62' 15.71' 37.83' Tangent 28.17' 19.70' 7.88' 19.28' Chord 53.15' 38.25' 15.68' 37.48' Bearing N38°49'34"W N44°23'44"W N36°11'25"W N28°16'07"W Delta 38° 48' 00" 27° 39' 39" 11° 15' 02" 27° 05' 39" Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.08 Access Plan and Profile G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G T C T C T C G G G G W S W S S S S S S S G G G G W S W S S S S S S S G G G G S S S S S S W S W S G G G G S S S S S S W S W S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S G G G G G G G G G G G W S W S W S S S S S W S W S W S S S S S G G W S W S W S S S S S W S W S W S S S S S G G S S SS SS SS SS SS SS W S W S WS WS WS WS WS WS W S WS WS WS WS WS WS WS SS SS SS SS SS SS G HY D HY D HY D ETC ETC ETC CC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T R W R W RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW ETC ETC E T C UE UE UE UE UE UE UE UE UE UE UE UE UE RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW R W R W RW RW R W R W UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE E T C ETC ETC ETC E T C E T C ET C ETC ETC E T C E T C ET C ET C ET C E T C E T C ETC ETC E T C E T C E T C E T C E T C E T C ETC ETC E T C E T C E T C ETC ETC ETC ETC ETC ETC E T C W V W V W V W V W V W V W V W V W V W V S S S T S 6080 6075 6070 6065 6070 6065 6080 6075 6065 6085 6080 6075 608 0 6075 6070 6073 6071 60 7 8 6082 Lot 1 Proposed Residence S.F.L.:6069.25 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0 00 1 0 0 2 0 0 3 0 0 4 0 0 5 0 0 600 700 7 33 PI: 1+35.79 PI: 2+55.60 PI: 5+23.52 PI: 6+26.32 Start Sanitary Sewer Alignment STA:0+00.00 N:7851.85 E:2771.38 End Sanitary Sewer Alignment STA:7+33.13 N:7323.69 E:3220.50 L6 L7 L8 L9 L1 0 Lot 2 Proposed Residence S.F.L.:6069.25 Lot 3 Proposed Residence S.F.L.:6067.17 Lot 4 Proposed Residence S.F.L.:6067.17 Lot 5 Proposed Residence S.F.L.:6066.00 Lot 6 Proposed Residence S.F.L.:6066.00 Lot 7 Proposed Residence S.F.L.:6066.00 Lot 8 Proposed Residence S.F.L.:6066.00 Lot 9 Proposed Residence S.F.L.:6067.50 Lot 10 Proposed Residence S.F.L.:6067.50 Lot 11 Proposed Residence S.F.L.:6069.75 Lot 12 Proposed Residence S.F.L.:6069.75 Lot 13 Proposed Residence S.F.L.:6071.75 Lot 14 Proposed Residence S.F.L.:6071.75 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 607560 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 606 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 Existing Sanitary Sewer Manhole Replace With Standard RFWSD Manhole Tie Into Existing Sanitary Sewer System Sta:7+30.44, Off:0.00 Sanitary Sewer Manhole 4 Standard Manhole As Per RFWSD Sta:5+23.52, Off:0.00 Sanitary Sewer Manhole 1 Standard Manhole As Per RFWSD Sta:0+02.99, Off:0.00 Sanitary Sewer Lift Station Lift Station Capacity, Pump Size, and Proposed System To Be Sized For Permit Drawings Sta:6+26.32, Off:0.00 Sanitary Sewer Manhole 2 Standard Manhole As Per RFWSD Sta:1+35.79, Off:0.00 Sanitary Sewer Manhole 3 Standard Manhole As Per RFWSD Sta:2+55.60, Off:0.00 Sanitary Sewer Pipe 1 Sanitary Sewer Pipe 2 Sanitary Sewer Pipe 3 Sanitary Sewer Pipe 4 Sanitary Sewer Pipe 5 Sanitary Services Inv. Out: 6064.42 Sanitary Services Inv. Out: 6062.32 Sanitary Services Inv. Out: 6061.17 Sanitary Services Inv. Out: 6061.17 Sanitary Services Inv. Out: 6062.67 Sanitary Services Inv. Out: 6066.92 Sanitary Services Inv. Out: 6064.92 County Road 109 Right-Of-Way Bald Eagle Way Right-Of-Way Aspen Glen Golf Course Access And Utility Easement For RFWSD For Maintenance Of Lift Station Line And Hatch Represent Easement Width Requirements For Trenching Meeting RFWSD Standards Access And Utility Easement For Lot 1 Through Lot 2 Sanitary Sewer Alignment Profile Horizontal Scale: 1"=30' Vertical Scale: 1"=15' 6050 6060 6070 6080 6050 6060 6070 6080 0+20 T. O . P . 6 0 6 1 . 1 F G 6 0 6 8 . 5 5 0+40 T. O . P . 6 0 6 0 . 9 F G 6 0 6 8 . 3 4 0+60 T. O . P . 6 0 6 0 . 7 F G 6 0 6 8 . 1 2 0+80 T. O . P . 6 0 6 0 . 5 F G 6 0 6 7 . 9 1 1+00 T. O . P . 6 0 6 0 . 3 F G 6 0 6 7 . 7 1 1+20 T. O . P . 6 0 6 0 . 1 F G 6 0 6 7 . 5 2 1+40 T. O . P . 6 0 5 9 . 8 F G 6 0 6 7 . 3 3 1+60 T. O . P . 6 0 5 9 . 6 F G 6 0 6 7 . 1 3 1+80 T. O . P . 6 0 5 9 . 4 F G 6 0 6 6 . 9 2 2+00 T. O . P . 6 0 5 9 . 2 F G 6 0 6 6 . 7 2 2+20 T. O . P . 6 0 5 9 . 0 F G 6 0 6 6 . 5 2 2+40 T. O . P . 6 0 5 8 . 8 F G 6 0 6 6 . 3 2 2+60 T. O . P . 6 0 5 8 . 5 F G 6 0 6 6 . 1 3 2+80 T. O . P . 6 0 5 8 . 4 F G 6 0 6 6 . 0 2 3+00 T. O . P . 6 0 5 8 . 2 F G 6 0 6 6 . 3 1 3+20 T. O . P . 6 0 5 8 . 1 F G 6 0 6 6 . 6 1 3+40 T. O . P . 6 0 5 8 . 0 F G 6 0 6 6 . 9 1 3+60 T. O . P . 6 0 5 7 . 9 F G 6 0 6 7 . 2 1 3+80 T. O . P . 6 0 5 7 . 8 F G 6 0 6 7 . 5 0 4+00 T. O . P . 6 0 5 7 . 6 F G 6 0 6 7 . 8 0 4+20 T. O . P . 6 0 5 7 . 5 F G 6 0 6 8 . 1 0 4+40 T. O . P . 6 0 5 7 . 4 F G 6 0 6 8 . 3 9 4+60 T. O . P . 6 0 5 7 . 3 F G 6 0 6 8 . 6 9 4+80 T. O . P . 6 0 5 7 . 2 F G 6 0 6 8 . 9 9 5+00 T. O . P . 6 0 5 7 . 0 F G 6 0 6 9 . 2 7 5+20 T. O . P . 6 0 5 6 . 9 F G 6 0 6 9 . 4 8 5+40 T. O . P . 6 0 5 6 . 7 F G 6 0 6 9 . 6 8 5+60 T. O . P . 6 0 5 6 . 6 F G 6 0 7 0 . 1 4 5+80 T. O . P . 6 0 5 6 . 5 F G 6 0 7 0 . 0 2 6+00 T. O . P . 6 0 5 6 . 4 F G 6 0 6 8 . 8 0 6+20 T. O . P . 6 0 5 6 . 2 F G 6 0 6 8 . 2 1 6+40 T. O . P . 6 0 6 3 . 4 F G 6 0 6 8 . 8 1 6+60 T. O . P . 6 0 6 3 . 3 F G 6 0 6 9 . 0 1 6+80 T. O . P . 6 0 6 3 . 1 F G 6 0 6 8 . 2 1 7+00 T. O . P . 6 0 6 2 . 9 F G 6 0 6 9 . 4 9 7+20 T. O . P . 6 0 6 2 . 8 F G 6 0 7 0 . 2 6 Existing Sanitary Sewer Manhole Replace With Standard RFWSD Manhole Tie Into Existing Sanitary Sewer System Rim:6069.97' Sump:6061.52' Sanitary Sewer Pipe 5 Inv In: 6062.02' Sanitary Sewer Manhole 1 Standard Manhole As Per RFWSD Rim:6068.73' Sump:6060.58' Sanitary Sewer Pipe 1 Inv Out: 6060.58' Sanitary Sewer Pipe 1 132.79' Of 8" Certa-Lok Yelomine ASTM D2241 PVC Pipe @ 1.00% Sanitary Sewer Manhole 2 Standard Manhole As Per RFWSD Rim:6067.38' Sump:6059.15' Sanitary Sewer Pipe 1 Inv In: 6059.25' Sanitary Sewer Pipe 2 Inv Out: 6059.15' Sanitary Sewer Pipe 2 119.82' Of 8" Certa-Lok Yelomine ASTM D2241 PVC Pipe @ 1.00% Sanitary Sewer Pipe 3 267.92' Of 8" Certa-Lok Yelomine ASTM D2241 PVC Pipe @ 0.60% Sanitary Sewer Manhole 3 Standard Manhole As Per RFWSD Rim:6066.16' Sump:6057.85' Sanitary Sewer Pipe 2 Inv In: 6057.95' Sanitary Sewer Pipe 3 Inv Out: 6057.85' Sanitary Sewer Manhole 4 Standard Manhole As Per RFWSD Rim:6069.73' Sump:6056.14' Sanitary Sewer Pipe 3 Inv In: 6056.24' Sanitary Sewer Pipe 4 Inv Out: 6056.14' Sanitary Sewer Pipe 4 102.80' Of 8" Certa-Lok Yelomine ASTM D2241 PVC Pipe @ 0.60% Sanitary Sewer Lift Station Lift Station Capacity, Pump Size, and Proposed System To Be Sized For Permit Drawings Rim:6068.17' Sump:6051.19' Sanitary Sewer Pipe 4 Inv In: 6055.52' Sanitary Sewer Pipe 5 Inv Out: 6062.85' Sanitary Sewer Pipe 5 104.13' Of 8" Certa-Lok Yelomine ASTM D2241 PVC Pipe @ 0.80% Line Table Line L6 L7 L8 L9 L10 Bearing S16°28'20"E S41°48'15"E S30°34'39"E S69°56'55"E S66°25'16"E Length 135.79' 119.82' 267.92' 102.80' 106.82' Start Point (N,E) 7851.85,2771.38 7721.63,2809.88 7632.32,2889.75 7401.66,3026.04 7366.41,3122.60 End Point (N,E) 7721.63,2809.88 7632.32,2889.75 7401.66,3026.04 7366.41,3122.60 7323.69,3220.50 Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T Sanitary Sewer Notes: - All Sanitary Sewer Services And Mains Are To Maintain 4.5' Of Cover Over Pipes. - Design Of Sanitary Sewer Has Been Developed To Be Compliant With Roaring Fork Water And Sanitation District's Rules and Regulations. - Sanitary Mains Are to Utilize Certa-Lok Yelomine ASTM D2241 PVC Pipe As Requested By RFWSD. - Sanitary Services Are To Maintain 2.5% Minimum Slope, and Constructed Of 4" Certa-Lok Yelomine ASTM D2241 PVC Pipe. Cleanouts Are To be Installed Within 5' Of the Structure and Every 100 Feet If Applicable. - 10 Foot offset Has Been Maintained Between Water and Sewer Mains. Water And Sewer Services Will Be Required To Meet RFWSD Rules And Regulations For Utility Crossings, As The 10' Cannot Be Maintained Between Utilities. C.09 Sanitary Sewer G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G T C T C T C G G G G W S W S S S S S S S G G G G W S W S S S S S S S G G G G S S S S S S W S W S G G G G S S S S S S W S W S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S G G G G G G G G G G G W S W S W S S S S S W S W S W S S S S S G G W S W S W S S S S S W S W S W S S S S S G G S S SS SS SS SS SS SS W S W S WS WS WS WS WS WS W S WS WS WS WS WS WS WS WS SS SS SS SS SS SS G HY D HY D HY D ETC ETC ETC CC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T R W R W RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW ETC ETC E T C UE UE UE UE UE UE UE UE UE UE UE UE UE RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW R W R W UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE E T C ETC ETC ETC E T C E T C ET C ETC ETC E T C E T C ET C ET C ET C E T C E T C ETC ETC E T C E T C E T C E T C E T C E T C ETC ETC E T C E T C E T C ETC ETC ETC ETC ETC ETC E T C W V W V W V W V W V W V W V W V W V W V S T S 6080 6075 6070 6065 6080 6075 6070 6065 6075 6080 6080 6075 6065 6085 6080 6075 608 0 6075 6073 60 7 8 6082 Lot 1 Proposed Residence S.F.L.:6069.25 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < << < < < < < W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W Lot 2 Proposed Residence S.F.L.:6069.25 Lot 3 Proposed Residence S.F.L.:6067.17 Lot 4 Proposed Residence S.F.L.:6067.17 Lot 5 Proposed Residence S.F.L.:6066.00 Lot 6 Proposed Residence S.F.L.:6066.00 Lot 7 Proposed Residence S.F.L.:6066.00 Lot 8 Proposed Residence S.F.L.:6066.00 Lot 9 Proposed Residence S.F.L.:6067.50 Lot 10 Proposed Residence S.F.L.:6067.50 Lot 11 Proposed Residence S.F.L.:6069.75 Lot 12 Proposed Residence S.F.L.:6069.75 Lot 13 Proposed Residence S.F.L.:6071.75 Lot 14 Proposed Residence S.F.L.:6071.75 0 00 1 00 2 0 0 3 0 0 4 0 0 5 0 0 6 0 0 6 67 PI: 0+85.24 PI: 1+19.94 PI: 1+46.33 PI: 1+50.30 PI: 4+11.99 PI: 4+17.99 PC: 5+39.00 PT: 6+50.06 Tie Into Existing 8" Water Valve Or Extension With Cap. Inspect Existing Water line Extension and Cap And Verify Depth and Additional Information. Utilize If Conditions Allow To Minimize Disturbance Of Asphalt. 6067 6072 60 7 4 6065 6065 6066 6065 60 6 7 6069 6068 6068 6067 6 0 6 6 6068 6066 6065 6064 6064 6066 6 0 7 5 6068 6068 6069 6070 6072 6075 6071 6073 6075 6078 6076 6074 6072 60 6 9 60 6 8 6 0 6 7 60 6 7 6 0 6 8 6 0 6 9 6075 6 0 6 8 6 0 6 7 60 6 5 60 6 4 6064 6064 6065 6 0 6 9 6067 606 6 6066 6066 6067 6 0 6 7 6 0 6 5 6 0 6 4 6 0 6 4 6 0 6 5 6 0 6 3 6063 6080 6075 60 7 1 6 0 7 0 6 0 6 9 6069 6068 6069 606 8 6067 6068 6069 6071 60 7 3 6 0 7 5 6085 6080 60 7 7 60 7 5 60 7 1 6071 60 7 0 60 6 9 607 8 6076 6074 6072 6070 6071 6069 6072 6074606 8 6070 6072 6074 6067 6066 60 6 5 60666065 6065 Water Main Pipe Bend 1 8 Inch 45° Restrained MJ Ductile Iron Elbow Water Main Pipe Bend 3 8 Inch 22.5° Restrained MJ Ductile Iron Elbow Water Main Pipe Bend 4 8 Inch 11.25° Restrained MJ Ductile Iron Elbow Water Main Pipe Bend 6 8 Inch 11.25° Restrained MJ Ductile Iron Elbow Water Main Pipe Bend 7 8 Inch 22.5° Restrained MJ Ductile Iron Elbow Water Main Pipe Bend 9 8 Inch 45° Restrained MJ Ductile Iron Elbow Install 8 Inch To 6 Inch Restrained MJ Reducer To Transition To Hydrant Assembly With Stem Gate Valve Water Main Pipe 1 8 Inch DIP With Restrained Joints Water Main Pipe 2 8 Inch DIP With Restrained Joints Water Main Pipe 3 8 Inch DIP With Restrained Joints Water Main Pipe 4 8 Inch DIP With Restrained Joints Water Main Pipe 5 8 Inch DIP With Restrained Joints Water Main Pipe 6 8 Inch DIP With Restrained JointsWater Main Pipe 7 8 Inch DIP With Restrained Joints Water Main Pipe 8 8 Inch DIP With Restrained Joints Fire Hydrant Assembly 10 Hydrant With 6 Inch DIP And Stem Gate Valve. As Per RFWSD Rules And Regulations Details Fire Hydrant Assembly 5 Hydrant With 6 Inch DIP And Stem Gate Valve. As Per RFWSD Rules And Regulations Details Fire Hydrant Assembly 2 Hydrant With 6 Inch DIP And Stem Gate Valve. As Per RFWSD Rules And Regulations Details L11 L12 L13 L14 L15 L16 L17 L18 C5 8"x8"x6" DIP MJ Pipe Tee With Gate Valves On Each Branch For Installation Of Fire Hydrant Assembly 8"x8"x6" DIP MJ Pipe Tee With Gate Valves On Each Branch For Installation Of Fire Hydrant Assembly Insulate Water Line At Storm Pipe Crossing Insulate Water Line At Storm Pipe Crossing County Road 109 Right-Of-Way Bald Eagle Way Right-Of-Way Aspen Glen Golf Course Insulate Water Services At Storm Pipe Crossing Water Main Pipe 9 8 Inch DIP With Restrained Joints Water Main Pipe Tee 8 8"x8"x8" Restrained MJ Ductile Iron Tee With Stem Gate Valve On Each Branch Water Main Pipe 11 8 Inch DIP With Restrained Joints Line And Hatch Represent Easement Width Requirements For Trenching Meeting RFWSD Standards 0 00 0 71 Start Future Main Connection Alignment STA:0+00.00 N:7803.33 E:2771.90 End Future Main Connection Alignment STA:0+70.82 N:7783.06 E:2704.05 Start Water Main Alignment STA:0+00.00 N:7284.51 E:3101.68 End Water Main Alignment STA:6+66.52 N:7829.98 E:2753.17 L19 Water Main Blow Off Assembly 11 Temporary For Future Connection Water Main Alignment Profile Horizontal Scale: 1"=30' Vertical Scale: 1"=15' 6050 6060 6070 6080 6050 6060 6070 6080 Tie Into Existing Water Line Sta = 0+00.00 Top Of Pipe = 6071.324 Water Main Pipe Bend 1 8 Inch 22.5° MJ Ductile Iron Elbow Sta = 0+85.24 Top Of Pipe = 6066.209 Water Main Pipe Bend 3 8 Inch 22.5° MJ Ductile Iron Elbow Sta = 1+46.33 Top Of Pipe = 6062.849Water Main Pipe Bend 4 8 Inch 11.25 ° MJ Ductile Iron Elbow Sta = 1+50.30 Top Of Pipe = 6062.810 Water Main Pipe Bend 6 8 Inch 11.25° MJ Ductile Iron Elbow Sta = 4+17.99 Top Of Pipe = 6060.133 Water Main Pipe Bend 7 8 Inch 22.5° MJ Ductile Iron Elbow Sta = 5+39.00 Top Of Pipe = 6060.859 Water Main Pipe Bend 9 8 Inch 45° MJ Ductile Iron Elbow Install 8 Inch To 6 Inch MJ Reducer To Transition To Hydrant Assembly With Stem Gate Valve Sta = 6+50.06 Top Of Pipe = 6061.525 Fire Hydrant Assembly 10 Sta = 6+66.52 Top Of Pipe = 6061.690 0+00 T. O . P . F G 6 0 7 1 . 3 2 0+20 T. O . P . F G 6 0 7 0 . 1 2 0+40 T. O . P . 6 0 7 5 . 4 F G 6 0 6 8 . 9 2 0+60 T. O . P . 6 0 7 4 . 3 F G 6 0 6 7 . 7 2 0+80 T. O . P . 6 0 7 2 . 9 F G 6 0 6 6 . 5 2 1+00 T. O . P . 6 0 7 1 . 3 F G 6 0 6 5 . 4 0 1+20 T. O . P . 6 0 7 0 . 1 F G 6 0 6 4 . 3 0 1+40 T. O . P . 6 0 6 9 . 7 F G 6 0 6 3 . 2 0 1+60 T. O . P . 6 0 6 9 . 5 F G 6 0 6 2 . 7 1 1+80 T. O . P . 6 0 6 9 . 2 F G 6 0 6 2 . 5 1 2+00 T. O . P . 6 0 6 8 . 9 F G 6 0 6 2 . 3 1 2+20 T. O . P . 6 0 6 8 . 6 F G 6 0 6 2 . 1 1 2+40 T. O . P . 6 0 6 8 . 3 F G 6 0 6 1 . 9 1 2+60 T. O . P . 6 0 6 8 . 0 F G 6 0 6 1 . 7 1 2+80 T. O . P . 6 0 6 7 . 7 F G 6 0 6 1 . 5 1 3+00 T. O . P . 6 0 6 7 . 4 F G 6 0 6 1 . 3 1 3+20 T. O . P . 6 0 6 7 . 1 F G 6 0 6 1 . 1 1 3+40 T. O . P . 6 0 6 6 . 8 F G 6 0 6 0 . 9 1 3+60 T. O . P . 6 0 6 6 . 5 F G 6 0 6 0 . 7 1 3+80 T. O . P . 6 0 6 6 . 2 F G 6 0 6 0 . 5 1 4+00 T. O . P . 6 0 6 6 . 0 F G 6 0 6 0 . 3 1 4+20 T. O . P . 6 0 6 6 . 2 F G 6 0 6 0 . 1 4 4+40 T. O . P . 6 0 6 6 . 4 F G 6 0 6 0 . 2 6 4+60 T. O . P . 6 0 6 6 . 6 F G 6 0 6 0 . 3 8 4+80 T. O . P . 6 0 6 6 . 8 F G 6 0 6 0 . 5 0 5+00 T. O . P . 6 0 6 7 . 0 F G 6 0 6 0 . 6 2 5+20 T. O . P . 6 0 6 7 . 2 F G 6 0 6 0 . 7 4 5+40 T. O . P . 6 0 6 7 . 4 F G 6 0 6 0 . 8 6 5+60 T. O . P . 6 0 6 7 . 6 F G 6 0 6 0 . 9 8 5+80 T. O . P . 6 0 6 7 . 8 F G 6 0 6 1 . 1 0 6+00 T. O . P . 6 0 6 8 . 0 F G 6 0 6 1 . 2 2 6+20 T. O . P . 6 0 6 8 . 2 F G 6 0 6 1 . 3 4 6+40 T. O . P . 6 0 6 8 . 4 F G 6 0 6 1 . 4 6 6+60 T. O . P . 6 0 6 8 . 6 F G 6 0 6 1 . 6 2 Future Main Connection Alignment Profile Horizontal Scale: 1"=30' Vertical Scale: 1"=15' 6060 6070 6080 6090 6060 6070 6080 6090 Water Main Pipe 1 18.00' of 8" DIP @ 6.00% Water Main Pipe 2 18.00' of 8" DIP @ 5.50% Water Main Pipe 3 18.00' of 8" DIP @ 5.50% Water Main Pipe 4 18.00' of 8" DIP @ 1.00% Water Main Pipe 5 18.00' of 8" DIP @ 1.00%Water Main Pipe 6 18.00' of 8" DIP @ 1.00% Water Main Pipe 7 18.00' of 8" DIP @ -0.60% Water Main Pipe 8 18.00 of 8" DIP @ -0.60% Fire Hydrant Assembly 5 Hydrant With 6 Inch DIP And Stem Gate Valve. As Per RFWSD Rules And Regulations Details Sta:4+11.99 Top Of Pipe:6060.19 Fire Hydrant Assembly 2 Hydrant With 6 Inch DIP And Stem Gate Valve. As Per RFWSD Rules And Regulations Details Sta:1+20.00 Top Of Pipe:6064.30 0+00 T. O . P . 6 0 6 1 . 5 F G 6 0 6 1 . 4 8 0+20 T. O . P . 6 0 6 4 . 1 F G 6 0 6 4 . 1 1 0+40 T. O . P . 6 0 6 6 . 7 F G 6 0 6 6 . 7 4 0+60 T. O . P . 6 0 6 9 . 4 F G 6 0 6 9 . 3 7 Water Main Pipe Tee 8 Sta = 0+00.92 Top Of Pipe = 6061.601 Water Main Blow Off Assembly 11 For Future Connection Sta = 0+70.82 Top Of Pipe = 6070.798 Water Main Pipe Tee 8 8"x8"x8" MJ Ductile Iron Tee With Stem Gate Valve On Each Branch Sta = 6+31.32 Top Of Pipe = 6061.410 Water Main Pipe 9 18.00' of 8" DIP @ -0.60% Water Main Pipe 11 18.00' of 8" DIP @ -13.25% Line Table Line L11 L12 L13 L14 L15 L16 L17 L18 L19 Bearing N19°18'50"W N64°18'50"W N64°18'50"W N41°48'50"W N30°33'50"W N30°33'50"W N41°48'50"W N58°53'45"W S73°22'03"W Length 85.24' 34.71' 26.38' 3.97' 261.68' 6.01' 121.01' 16.46' 70.82' Start Point (N,E) 7284.51,3101.68 7364.96,3073.49 7380.00,3042.21 7391.43,3018.43 7394.40,3015.79 7619.72,2882.72 7624.90,2879.66 7821.48,2767.26 7803.33,2771.90 End Point (N,E) 7364.96,3073.49 7380.00,3042.21 7391.43,3018.43 7394.40,3015.79 7619.72,2882.72 7624.90,2879.66 7715.09,2798.98 7829.98,2753.17 7783.06,2704.05 Curve Table Curve C5 Radius 1174.45' Length 111.06' Tangent 55.57' Chord 111.02' Bearing N16°36'17"W Delta 5° 25' 05" Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T Water Main Extension Notes: - All Water Services And Mains Are To Maintain A Minimum Of 5.5' Of Cover Over Pipes. - Design Of Water Main Extension Has Been Developed To Be Compliant With Roaring Fork Water And Sanitation District's Rules and Regulations. - Ductile Iron Pipe, Class 52 With Restrained Joints Will Be Utilized For The Design, And Will Meet The Standards Of AWWA C151 And Pressure Rated To 350 PSI. - Ductile Iron Fittings With Restrained Mechanical Joints Will Be Utilized For The Design, And Will Meet The Standards Of AWWA C153 And Pressure Rated To 350 PSI. - System Installation Will Follow The Standards Set By RFWSD's Standards and Details, Including Thrust Blocks, Tracer Wire, Pressure and Flow Testing, and Disinfection. - Water Services Will Utilize HDPE Piping With Curb Stops At The Property Lines. Size Will Be Determined For Final Drawings. C.10 Potable Water G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G T C T C T C G G G G W S W S S S S S S S G G G G W S W S S S S S S S G G G G S S S S S S W S W S G G G G S S S S S S W S W S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S W S W S W S S S S S G G G G G G G G G G G W S W S W S S S S S W S W S W S S S S S G G W S W S W S S S S S W S W S W S S S S S G G S S SS SS SS SS SS SS W S W S WS WS WS WS WS WS W S WS WS WS WS WS WS WS WS SS SS SS SS SS SS G HY D HY D HY D ETC ETC ETC CC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T T R W R W RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW ETC ETC E T C UE UE UE UE UE UE UE UE UE UE UE UE UE RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW RW R W R W RW RW R W R W R W UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE E T C ETC ETC ETC E T C E T C ET C ETC ETC E T C E T C ET C ET C ET C E T C E T C ETC ETC E T C E T C E T C E T C E T C E T C ETC ETC E T C E T C E T C ETC ETC ETC ETC ETC ETC E T C W V W V W V W V W V W V W V W V W V W V S S S T S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < << < < < < < W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W County Road 109 Bald Eagle Way Lot 1 10,415 S.F. Lot 2 9,801 S.F. Lot 3 7,279 S.F. Lot 4 8,637 S.F. Lot 5 8,985 S.F. Lot 6 7,838 S.F. Lot 7 7,767 S.F. Lot 8 7,524 S.F. Lot 9 7,152 S.F. Lot 10 7,444 S.F. Lot 11 8,174 S.F. Lot 12 8,898 S.F. Lot 13 8,994 S.F. Lot 14 8,507 S.F. HOA Open Space 36,459 S.F. HOA Open Space 9,866 S.F. Right-Of-Way 21,119 S.F. Install Splice Vault And Tie Into Existing Underground Electric As Per Xcel Energy Install Communications Pedestals To Tie Into Existing Underground Communications As Per Utility Providers Tee Into Existing Underground Gas Line As Per Black Hills Energy Extend Gas Main Into Development On East Side Of Access ~650 Linear Feet Tee Off Proposed Gas Main For Services (Typ) Common Trench Electric And Communications Primary Lines Along West Side Of Access ~621 Linear Feet Communications Pedestals To Be Utilized For Lots 9-10 and 13-14 Transformer With Necessary Setbacks Shown. To Be Utilized For Lots 9-10 and 13-14 Communications Pedestals To Be Utilized For Lots 5-8 and 11-12 Transformer With Necessary Setbacks Shown. To Be Utilized For Lots 5-8 and 11-12 Communications Pedestals To Be Utilized For Lots 1-4 Transformer With Necessary Setbacks Shown. To Be Utilized For Lots 1-4 Common Trench Electric And Communications For All Services To Residences (Typ) Fire Hydrant Fire Hydrant Fire Hydrant Extend Raw Water Irrigation Line Offsite To Existing Irrigation Ditch Through Easement 380 Linear Feet Existing 7.5' Wide Irrigation Easement Sawcut, Remove, and Replace Existing Asphalt For Installation of 8" SCH-40 Raw Water Irrigation Sleeve 30 Linear Feet Install 6" SCH-40 Raw Water Irrigation Sleeve 30 Linear Feet Raw Water Irrigation Line (Typ) To Be Utilized By Development To Be Designed For Permit Set Install 6" SCH-40 Raw Water Irrigation Sleeve 100 Linear Feet Drawing Scale Units (Feet) 1" = 30' 0 30 60 N S W E Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.11 Shallow Utilities Concrete Driveway Detail Not to Scale #4 Rebar Spaced At 18" O.C. Long. And Lat. (Typ.) Minimum 6" of Top Soil Revegetate as Necessary Scarify and Recompact Bottom of Excavation To A Depth Of 8" To 95% ASTM Standard Proctor. Remove Any Organic Materials Present. 3" Clear Space2" Clear Space 18" Rebar Spacing O.C. Note: Refer To The Geotechnical Report On Additional Information For Pavement Design Recommendations. Asphalt T-Top Patching Detail Not to Scale Existing Asphalt Refer To Asphalt Pavement Section For Subgrade Materials Refer To Utility Plan And Associated Trenching Detail For Pipe Bedding, Depth, and Additional Design Information. Clean Sawcut 4" Hot Mix Asphalt Pavement Mix Design. 8" Aggregate Base Course (Class 6) Mix Design. 6" Subbase (Class 1) Mix Design. 6" Subbase (Class 1) Mix Design. 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Asphalt Pavement Section Detail Not to Scale Finish Grade, See Plans Scarify and Recompact Bottom of Excavation to 95% ASTM Standard Proctor 2.0%2.0% Mountable Curb and Gutter Detail Not to Scale Typical Road Section 1 Not to Scale Finish GradeFinish Grade Mountable Curb and Gutter See Detail 8.3% 1:1 to Excavation Limits 1:1 to Excavation Limits Hot Mix Asphalt 2.0%Mountable Curb and Gutter Class D CDOT Concrete Maintain Asphalt Pavement Section Subgrade Material Below Curb and Gutter 1:1 to Excavation Limits Mountable Curb and Gutter See Detail See Asphalt Pavement Section Detail #4 Rebar Spaced At 18" O.C. Long. And Lat. (Typ.) Minimum 6" of Top Soil Revegetate as Necessary Scarify and Recompact Bottom of Excavation to 95% ASTM Standard Proctor 3" Clear Space2" Clear Space18" Rebar Spacing O.C. Concrete Patio Detail Not to Scale Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor 8" Of CDOT Class 6 Aggregate Base Course. Compact to 95% ASTM Standard Proctor. 6" Of CDOT Class D Concrete Or Approved Alternate Grading And Layout As Per Plan 6" Subbase (Class 1) Mix Design As Per Geotech 6" Subbase (Class 1) Mix Design As Per Geotech 12" Processed Onsite Mix Design As Per Geotech Biaxial Geogrid Mirafi 500X 4" Of CDOT Class D Concrete Or Approved Alternate Grading And Layout As Per Plan 2' Mill From Edge Of Full Asphalt Replacement. All Edges Of Trench, 2" Min. Depth. 2' Full Depth Asphalt Replacement From All Edges Of Trench And All Cracked Pavement 11'11' 6" 10 " 2'2' 14"6"4" 24" Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor 8" Of CDOT Class 6 Aggregate Base Course. Compact to 95% ASTM Standard Proctor. 6" Subbase (Class 1) Mix Design As Per Geotech 6" Subbase (Class 1) Mix Design As Per Geotech 12" Processed Onsite Mix Design As Per Geotech Biaxial Geogrid Mirafi 500X 1:1 to Excavation Limits 1:1 to Excavation Limits Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Proposed Asphalt Minimum 6" of Top Soil Revegetate as Necessary Finish Grade Note: Refer To The Geotechnical Report On Additional Information For Pavement Design Recommendations. Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.12 Details Hardscape Softscape Frame and Grate Diameter as Per Plan Grate Style to be Approved by Landscape Design Existing Soil Hardscaping With Sub Base Material See Detail Nyloplast Drain Basin Detail Not to Scale Lined Riprap Swale Section and Detail Not to Scale B Riprap Stone Specifications Angular Rocks A/C ≥ 3.0 Specific Gravity SG ≥ 2.5 Nominal Stone Size, D50As Per Plan and/or Profile Riprap Stone D50: As Per Plan and/or Profile Bank Angle Maximum Slope 2:1 Key In Pond Liner 6" Into Native Soils 40 Mil HDPE Pond Liner Or Approved Alternate 36" Wide Trench 6" Depth Bedding MaterialBelow Utility Line 12" Depth Bedding MaterialAbove Utility Line Utility Line Verify Size and Material with Utility Provider Prior to Installation. Install Tracer Wire Above Conduit. Bedding Material Class 6 ABC Or As Specified By Utility Provider Hardscape Softscape Layback as Necessary to meet OSHA Requirements For Specific Soil Type Minimum 6" of Top Soil Revegetate 30" Minimum72" MaximumBury Depth Minimum 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Gas, Communications, And Electric Trenching Detail Not to Scale Note: Gas and Secondary Electric Service Lines Require a Minimum 3' of Separation. Communications and Secondary Electric Require a Minimum 2' of Separation. 24" Wide Trench 6" Depth Bedding MaterialBelow Utility Line 12" Depth Bedding MaterialAbove Utility Line Utility Main Line Sizing and Material As Per Plan Shown on Utility Sheet Verify Size and Material with Corresponding Utility Jurisdiction. Install Tracer Wire Above Service Line. Bedding Material Class 6 ABC Or As Specified By Utility Provider Hardscape Softscape Layback as Necessary to meet OSHA Requirements For Specific Soil Type Hardscaping With Sub Base Materials See Detail Related To Surface Minimum 6" of Top Soil Revegetate Bury DepthWater: Minimum 5.5'Sanitary Sewer: Minimum 5'Storm Sewer: As Per PlanWrap Bedding Material and Over-Excavated Processed Material Below Within Mirafi 500X Minimum 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Trench Width 1' WiderThan Proposed Culvert 6" Depth Bedding MaterialBelow Utility Line 6" Depth Bedding MaterialAbove CulvertBedding Material Class 6 ABC Or Approved Alternate Hardscape Softscape Layback as Necessary to meet OSHA Requirements For Specific Soil Type Minimum 6" of Top Soil Revegetate Bury DepthMinimum 1' Minimum 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Water And Sanitary Sewer Trenching Detail Not to Scale Note: Water and Sanitary Sewer Service Lines Require a Minimum 10' of Separation Culvert Sizing and Material As Per Plan Culvert And Drainage Pipe Detail Not to Scale Outgoing Pipe Material Size and Slope as Per Plan and/or Profile Layback as Necessary to meet OSHA Requirements For Specific Soil Type 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X See Plan For Height A C Riprap Thickness = 1.5(D50) Base Width, W As Per Plan Swale Depth, D As Per Plan Sump Depth as Per Plan and/or Profile 8" Of CDOT Class 6 Aggregate Base Course. Compact to 95% ASTM Standard Proctor. Minimum 6" Processed Onsite Mix Design. Minimum 6" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Minimum 6" Processed Onsite Mix Design. Minimum 6" Processed Onsite Mix Design. Wrap Bedding Material and Over-Excavated Processed Material Below Within Mirafi 500X Minimum 12" Processed Onsite Mix Design. Biaxial Geogrid Mirafi 500X Biaxial Geogrid Mirafi 500X Minimum 6" Processed Onsite Mix Design. Minimum 6" Processed Onsite Mix Design. Wrap Bedding Material and Over-Excavated Processed Material Below Within Mirafi 500X Excavation Width 2' WiderThan Proposed Basin Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Backfill with Class 6 ABC In Lifts of 6" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Hardscaping With Sub Base Materials See Detail Related To Surface Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Backfill with Class 6 ABC In Lifts of 6" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Backfill with Class 6 ABC In Lifts of 6" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Hardscaping With Sub Base Materials See Detail Related To Surface Backfill with Native Soil In Lifts of 8" Thick or Less. Moisture Conditioned Within 2% of Optimum Moisture Content. Compacted to 95% ASTM Standard Proctor Minimum 6" Processed Onsite Mix Design. Minimum 6" Processed Onsite Mix Design. Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.13 Details 2 Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.14 Details 3 Note: Refer To Trenching Details On Sheet C.13 For Subgrade Preparation Below All Utility Work. Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.15 Details 4 Note: Refer To Trenching Details On Sheet C.13 For Subgrade Preparation Below All Utility Work. Of 16 Pages 01 Pr e l i m i n a r y L a n d U s e A p p l i c a t i o n 06 . 0 6 . 2 0 2 5 JK E # De s c r i p t i o n Da t e D r a w n B y Sa g e s A s p e n G l e n Ga r f i e l d C o u n t y , C o l o r a d o 1101 Village Road, Unit UL-3C Carbondale, CO 81623 (970) 510 - 5312 VJ T Re v i e w e d B y Not For Construction Job #: 24.50 02 Re f e r r a l C o m m e n t R e s p o n s e s 08 . 1 5 . 2 0 2 5 JK E VJ T C.16 Details 5 Note: Refer To Trenching Details On Sheet C.13 For Subgrade Preparation Below All Utility Work. DRAFT DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS OF THE SAGES AT ASPEN GLEN Revised 8/25/2025 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS OF THE SAGES AT ASPEN GLEN THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS of The Sages at Aspen Glen (the “Declaration”) is made as of __________ ___, 2025, by Cary Glickstein on behalf of Ironwood AG-Sages, LLC (the “Declarant”). RECITALS A. Declarant is owner of that certain real property located in Garfield County, Colorado, more particularly described on the attached Exhibit A (the “Property”). B. Declarant desires to create on the Property a project pursuant to the Colorado Common Interest Ownership Act as set forth in Colorado Revised Statute 38-33.3-101, et. seq. (the “Act”), the name of which is The Sages at Aspen Glen. ARTICLE 1 DECLARATION AND SUBMISSION 1.1 Declaration. Declarant hereby declares that the Property shall be held, sold and conveyed subject to the following covenants, conditions, restrictions and easements which are for the purpose of protecting the value and desirability of the Property, and which shall run with the land and be binding on all parties and heirs, successors, and assigns of parties having any right, title, or interest in all or any part of the Property. Additionally, Declarant hereby submits the Property to the provisions of the Act. 1.2 Master Declaration. The Property is subject to the Master Declaration of Covenants, Conditions and Restrictions for Aspen Glen recorded in the Office of the Clerk and Recorder of Garfield County, Colorado on April 6, 1995, in Book 936 at Page 350, as amended (the “Master Declaration”). The association (hereafter defined) shall constitute a Subassociation as defined in the Master Declaration. 3 ARTICLE 2 DEFINITIONS The following words when used in this Declaration or any Supplemental Declaration, unless inconsistent with the context of this Declaration, shall have the following meanings: (a) “Allocated Interests” means the undivided interests in the Common Area, the Common Expenses, and the votes in the Association. The Allocated Interests for each Lot have been allocated so that each Lot’s share shall be computed with the numerator being one (1) and the denominator being the total number of Residential Lots created and existing at any one time. (b) “Annual Assessment” means the Assessment levied annually. (c) “Articles” mean the Articles of Incorporation for The Sages at Aspen Glen Homeowners Association, as amended from time to time. (d) “Assessments” mean the Annual, Special, and Default Assessments levied pursuant to Article 10 below. Assessments are also referred to as a Common Expense Liability as defined under the Act. (e) “Association” means The Sages at Aspen Glen Homeowners Association, a Colorado nonprofit corporation, and its successors and assigns (f) “Association Documents” means this Declaration, the Articles of Incorporation, and the Bylaws of the Association, and any procedures, rules, regulations, or policies adopted under such documents by the Association. (g) “Board of Directors” means the governing body of the Association elected to perform the obligations of the Association relative to the operation, maintenance, and management of the Property and all improvements on the Property. (h) “Bylaws” mean the Bylaws adopted by the Association, as amended from time to time. (i) “Common Expenses” means (i ) all expenses expressly declared to be common expenses by this Declaration or the Bylaws of the Association, (ii) insurance premiums for the insurance carried under Article 8, and 4 (iii) all expenses lawfully determined to be common expenses by the Board of Directors of the Association. (j) “Declarant” means Cary Glickstein, and his successors and assigns. (k) “Declaration” means and refers to this Declaration of Covenants, Conditions, Restrictions and Easements of The Sages at Aspen Glen. (l) “Default Assessment” means the Assessments levied by the Association pursuant to 10.7 below. (m) “First Mortgage” means any Mortgage which is not subject to any lien or encumbrance except liens for taxes or other liens which are given priority by statute and liens for assessments pursuant to the Master Declaration. (n) “First Mortagee” means any person named as a mortgagee or beneficiary in any First Mortgage, or any successor to the interest of any such person under such First Mortgage. (o) “Common Area” or “General Common Area” shall mean those Common Areas reserved for use by all the Owners by virtue of not being Lots. The General Common Area shall include all tangible physical properties of this Property including, but not limited to, the land described in Exhibit A. Unless the context otherwise clearly requires, Common Area shall include “Association Property,” which shall mean all real and personal property, other than a Residential Lot, owned or leased by the Association for the use, enjoyment or benefit of the Owners or other occupants of the Property or any part hereof; (p) “Duplex Lot” those Lots identified as Lots ____ on the Final Plat which may be further subdivided in two Duplex Lots each. (q) “Lot” means any plot of land labeled as any one of Lots S1 through S10 or Duplex Lot created by further subdivision of the Duplex Lots subject to this Declaration and designated as a “Lot” on any subdivision plat of the Property recorded by Declarant in the office of the Clerk and Recorder of Garfield County, Colorado. 5 (r) “Manager” shall mean a person or entity engaged by the Association to perform certain duties, powers, or functions of the Association, as the Board of Directors may authorize from time to time. (s) “Master Association” means The Homeowners Association at Aspen Glen, a Colorado nonprofit corporation, and its successors and assigns. (t) “Master Declaration” means the Master Declaration of Covenants, Conditions and Restrictions for Aspen Glen recorded in the Office of the Clerk and Recorder of Garfield County, Colorado on April 6, 1995, in Book 936 at Page 350. (u) “Member” shall mean every person or entity that holds membership in the Association. (v) “Mortgage” shall mean any mortgage, deed of trust, or other document pledging any Lot or interest therein as security for payment of a debt or obligation. (w) “Mortgagee” means any person named as a mortgagee or beneficiary in any Mortgage, or any successor to the interest of any such person under such Mortgage. (x) “Owner” means the owner of record, whether one or more persons or entities, of fee simple title to any Lot, and “Owner” also includes the purchaser under a contract for deed covering a Lot with a current right of possession and interest in the Residential Unit, but excludes those having such interest in a Lot merely as security for the performance of an obligation, including a Mortgagee, unless and until such person has acquired fee simple title to the Lot pursuant to foreclosure or other proceedings. (y) “Plat” means the subdivision plat of The Sages at Aspen Glen recorded _____________, 2025, as Reception No. ___________ in the records of the Clerk and Recorder of Garfield County, Colorado and all supplements and amendments thereto. (z) “Property” means and refers to that certain real property described on Exhibit A attached to this Declaration. 6 (aa) “Sharing Ratio” means the percentage allocation of Assessments to which an Owner’s Lot or Lot is subject as set forth in Exhibit C attached hereto and made a part hereof. (bb) “Special Assessment” means an assessment levied pursuant to Section 10.6 below on an irregular basis. (cc) “Successor Declarant” means any party or entity to whom Declarant assigns any or all of its rights, obligations, or interest as Declarant, as evidenced by an assignment or deed of record executed by both Declarant and the transferee or assignee and recorded in the Office of the Clerk and Recorder of Garfield County, Colorado, designating such party as a Successor Declarant. Upon such recording, Declarant’s rights and obligations under this Declaration shall cease and terminate to the extent provided in such document. (dd) “The Sages at Aspen Glen” shall mean the residential development project created by this Declaration, consisting of the Property, the Lots and Residential Units, and any other improvements constructed on the Property and as shown on the Plat. Each capitalized term not otherwise defined in this Declaration or in the Plat shall have the same meanings specified or used in the Act. ARTICLE 3 NAME, DIVISION INTO RESIDENTIAL UNITS 3.1 Name. The name of the project is The Sages at Aspen Glen. The project is a Planned Community pursuant to the Act. 3.2 Association. The name of the Association is The Association of The Sages at Aspen Glen. Declarant has caused to be incorporated under the laws of the State of Colorado the Association as a nonprofit corporation with the purpose of exercising the functions as herein set forth. 3.3 Number of Lots and Residential Units. The number of Lots is 14 and the number of Residential Units of the project is thirteen (14). 7 3.4 Identification of Residential Units. The identification number of each Lot shall be shown on the separate Supplemental Final Plats as filed. 3.5 Division of Property Into Residential Units and Allocation of Interests. The Property shall, upon the filing of separate Supplemental Final Plats indicating individual Townhome Lots, be divided into fee simple estates, each such estate consisting of the separately designated Residential Units as shown on the Plat, as may be supplemented or amended from time to time. The Allocated Interest in and to the General Common Area appurtenant to each Unit and in the Common Expenses shall be a fractional interest with the numerator being one (1) and the denominator being the total number of Residential Units depicted on the Plat and all supplements and amendments thereto. Each Lot shall be allocated one (1) vote in the Association. In the event any Lot or Property is added to the Project, pursuant to reserved Declarant development rights, the resulting Allocated Interest of the Residential Unit(s) in the Common Areas, Common Expenses, and votes in the Association shall be adjusted so that each Lot has an identical fractional interest with the numerator being one and the denominator being the total number of Units created and shown on the Plat as may be supplemented and amended from time to time. 3.6. Ownership of Common Area . Such undivided fee interests shall not be amended without the prior written consent of all Owners having a fee ownership in the Common Area. 3.7 Non-Partitionability of General Common Area. The General Common Area shall be owned in common by all of the Owners of the Residential Units and shall remain undivided, and no Owner shall bring any action for partition or division of the General Common Area . 3.8 The Use of Common Area . Each Owner may use the Common Area in accordance with the purpose for which they are intended, without hindering or encroaching upon the lawful rights of the other Owners, subject to such reasonable rules and regulations as may, from time to time, be established pursuant to the Bylaws of the Association. 8 3.9 Description of Lots. (a) Each Lot, the appurtenant undivided interest in the General Common Area, , shall together comprise one (1) Lot, shall be inseparable and may be leased, devised or encumbered only as a Lot. (b) Title to a Lot may be held individually or in any form of concurrent ownership recognized in Colorado. In case of any such concurrent ownership, each co-owner shall be jointly and severally liable for performance and observance of all the duties and responsibilities of an Owner with respect to the Lot in which he owns an interest. For all purposes herein, there shall be deemed to be only one (1) Owner for each Lot. The parties, if more than one, having the ownership of a Lot shall agree among themselves how to share the rights and obligations of such ownership, but all such parties shall be jointly and severally liable for performance and observance of all the duties and obligations of an Owner hereunder with respect to the Lot in which they own an interest. (c) Any contract of sale, deed, lease, mortgage, will or other instrument affecting a Lot may describe it by its Lot number, The Sages at Aspen Glen, County of Garfield, State of Colorado, according to the Plat thereof recorded ____________, 2025 as Reception No. ____________, and any recorded amendment and supplement thereto, and this Declaration, which will be recorded in the records of the Clerk and Recorder of Garfield County, Colorado, and any recorded amendment and supplement hereto. (d) Each Lot and the undivided interest in the General Common Area appurtenant thereto shall be considered a separate parcel of real property and shall be separately assessed and taxed. (e) Each Lot shall be used and occupied solely for dwelling or lodging purposes. All of the above stated uses and occupancies shall be only as permitted by and subject to the appropriate and applicable governmental zoning and use ordinances, rules and regulations from time to time in effect. Notwithstanding the foregoing, Declarant, for itself and its successors and assigns, hereby retains a right to maintain any Lot or Units as sales offices, management offices or model residences so long as Declarant, or its successor or assigns, continues to be an Owner of a Residential Unit. The use by Declarant of any Lot as a model residence, office or other use shall not affect the Lot’s designation on the Plat as a separate Lot. 9 (f) An Owner shall have the right to lease his Lot upon such terms and conditions as the Owner may deem advisable; provided, however, that (i) any such lease shall be in writing and shall provide that the lease is subject to the terms of this Declaration, (ii) a Lot may be leased only for the uses provided hereinabove, and (iii) any failure of a lessee to comply with the terms of this Declaration, Articles of Incorporation, Bylaws or rules of the Association shall be a default under the lease enforceable by the Association. ARTICLE 4 MEMBERSHIP AND VOTING RIGHTS; ASSOCIATION OPERATIONS 4.1 The Association. Every Owner of a Lot shall be a Member of the Association. Membership shall be appurtenant to and may not be separated from ownership of any Residential Unit. 4.2 Transfer of Membership. An Owner shall not transfer, pledge, or alienate his membership in the Association in any way, except upon the sale or encumbrance of his Lot or Lot and then only to the purchaser or Mortgagee of his Lot. 4.3 Membership. The Association shall have one (1) class of membership consisting of all Owners including the Declarant so long as Declarant continues to own an interest in a Residential Unit. Except as otherwise provided for in this Declaration, each Member shall be entitled to vote in Association matters pursuant to this Declaration on the basis of one (1) vote for each Lot owned. When more than one (1) person holds an interest in any Residential Unit, all such persons shall be Members. The vote for such Lot shall be exercised by one (1) person or an alternative person (who may be a tenant of the Owners) appointed by proxy in accordance with the Bylaws. In the absence of a proxy, the vote allocated to the Lot shall be suspended in the event more than one (1) person or entity seeks to exercise the right to vote on any one (1) matter. Any Owner of a Lot which is leased may assign his voting right to the tenant, provided that a copy of a proxy appointing the tenant is furnished to the Secretary of the Association prior to any meeting in which the tenant exercises the voting right. In no event shall more than one (1) vote be cast with respect to any one (1) Lot. 4.4 Declarant Control. Notwithstanding anything to the contrary provided for herein or in the Bylaws, Declarant shall be entitled to appoint and remove the members of the Association’s Board of Directors and officers of the 10 Association to the fullest extent permitted under the Act. The specific restrictions and procedures governing the exercise of Declarant’s right to so appoint and remove Directors and officers shall be set out in the Bylaws of the Association. Declarant may voluntarily relinquish such power evidenced by a notice executed by Declarant and recorded in the office of the Clerk and Recorder for Garfield County, Colorado, but in such event, Declarant may at its option require that specified actions of the Association or the Board of Directors as described in the recorded notice, during the period Declarant would otherwise be entitled to appoint and remove directors and officers, be approved by Declarant before they become effective. 4.5 Compliance with Association Documents. Each Owner shall abide by and benefit from each provision, covenant, condition, restriction and easement contained in the Association Documents. The obligations, burdens, and benefits of membership in the Association concern the land and shall be covenants running with each Owner’s Lot for the benefit of all other Residential Units and for the benefit of Declarant’s adjacent properties. 4.6 Books and Records. The Association shall make available to Owners and to Mortgagees for inspection, upon request, during normal business hours or under other reasonable circumstances, current copies of the Association Documents and the books, records, and financial statements of the Association prepared pursuant to the Bylaws. The Association may charge a reasonable fee for copying such materials. The Association shall maintain such books and records as may be required under the Act. 4.7 Manager. The Association may employ or contract for the services of a Manager to whom the Board of Directors may delegate certain powers, functions, or duties of the Association, as provided in the Bylaws of the Association. The Manager shall not have the authority to make expenditures except upon prior approval and direction by the Board of Directors. The Board of Directors shall not be liable for any omission or improper exercise by a Manager of any duty, power, or function so delegated by written instrument executed by or on behalf of the Board of Directors. 4.8 Implied Rights and Obligations. The Association may exercise any right or privilege expressly granted to the Association in the Association Documents, and every other right or privilege reasonably implied from the existence of any right or privilege given to the Association under the Association Documents or reasonably necessary to effect any such right or privilege. The 11 Association shall perform all the duties and obligations expressly imposed upon it by the Association Documents, and every other duty or obligation implied by the express provisions of the Association Documents or necessary to reasonably satisfy any such duty or obligation. ARTICLE 5 POWERS OF THE BOARD OF DIRECTORS OF THE ASSOCIATION The Board of Directors shall have power to take the following actions: (1) Suspend the voting rights of a Member during any period in which such Member is in default on payment of any Assessment levied by the Association, as provided in Section 10.7; and (2) Exercise for the Association all powers, duties, and authority vested in or delegated to the Association and not reserved to the Members or Declarant by other provisions of this Declaration or the Articles or Bylaws of the Association or as provided by law. ARTICLE 6 MECHANIC’S LIENS If any Owner shall cause any material to be furnished to his Lot or any labor to be performed therein or thereon, no Owner of any other Lot shall under any circumstances be liable for the payment of any expense incurred or for the value of any work done or material furnished. All such work shall be at the expense of the Owner causing it to be done, and such Owner shall be solely responsible to contractors, laborers, materialmen and other persons furnishing labor or materials to his Lot. ARTICLE 7 PROPERTY RIGHTS OF OWNERS AND RESERVATIONS BY DECLARANT 7.1 Recorded Easements. The Property shall be subject to all easements as shown on any recorded plat affecting the Property and to any other easements 12 and licenses of record or of use as of the date of recordation of this Declaration. In addition, the Property is subject to those easements set forth in this Article 7. 7.2 Other Easements. (a) Easement for Benefit of Owners. All of the Owners of Lots shall have a nonexclusive right in common with all the other Owners to use of sidewalks, pathways, roads and streets located within the entire Property, if any. This easement is subject to the following rights of the Association: (i) The right to reasonably limit the number of guests (not including lessees or members of the Owner’s or lessee’s family residing on a lot ). (ii) The right to establish uniform rules as to the use of any facilities on the Property, including without limitation the right to establish and enforce parking restrictions. (ii) The right to suspend the right of an Owner, his lessees and their families or guests to the benefit or use of any facilities on the Property for any period of time during which any assessment against a Lot remains unpaid and delinquent and also for a period of time not exceeding thirty (30) days for any single infraction of the rules of the Association. (b) The Declarant under the Master Declaration and the officers, agents, employees and independent contractors of the Master Association shall have a nonexclusive easement to enter upon the Property for the purpose of performing or satisfying their respective obligations as set forth in the Master Declaration, Master Association bylaws and rules and regulations. 7.3 General Maintenance Easement. An easement is hereby reserved to Declarant, and granted to the Association, and any member of the Board of Directors or the Manager, and their respective officers, agents, employees, and assigns, upon, across, over, in, and under the Property and a right to make such use of the Property as may be necessary or appropriate to make emergency repairs, to perform the duties and functions which the Association is obligated or permitted to perform pursuant to the Association Documents, or to exercise its rights under Article 8 below, including the right to enter upon any Lot for the purpose of performing maintenance, including but not limited to work involving drainage, irrigation and other water features, as set forth in Article 8 below. 13 7.4 Association as Attorney-in-Fact. Each Owner, by his acceptance of a deed or other conveyance vesting in him an interest in a Residential Unit, does irrevocably constitute and appoint the Association and/or Declarant with full power of substitution as the Owner’s name, place and stead to deal with Owner’s interest in order to effectuate the rights reserved by Declarant or granted to the Association, as applicable, with full power, right and authorization to execute and deliver any instrument affecting the interest of the Owner and to take any other action which the Association or Declarant may consider necessary or advisable to give effect to the provision of this Section and this Declaration generally. If requested to do so by the Association or Declarant, each Owner shall execute and deliver a written, acknowledged instrument confirming such appointment. 7.5 Emergency Access Easement. A general easement is hereby granted to all police, sheriff, fire protection, ambulance, and other similar emergency agencies or persons to enter upon the Property in the proper performance of their duties. 7.6 Model Unit Reservation. Declarant reserves for itself and for any Successor Declarant or assign the right to construct and maintain a model home or duplex unit for the purpose of sales efforts upon any Lot in the Project. 7.7 Utility Easements. Declarant reserves to Declarant and hereby grants to the Association general non-exclusive easements upon, across, over, in and under the Common Elements and those portions of Lots not contained within a Building Envelope. Such easements may be used for ingress and egress and for installation, construction, replacement, repair and maintenance of all utilities, including but not limited to water, sewer, gas, telephone, television and electrical systems. By virtue of this Easement, it shall be expressly permissible and proper for the companies providing electrical, telephone and other communication services to install and maintain necessary electrical, communications and telephone wires, circuits, and conduits in any easement. No utility shall be installed or relocated on the surface of any Lot, except for necessary surface facilities. Such utilities may be installed temporarily above ground during construction. Any utility company using this general utility easement shall use its best efforts to install and maintain the utilities provided for without disturbing the uses of the Owners, the Association and Declarant; shall pursue its installation and maintenance activities as promptly and expeditiously as possible; and shall restore the surface to its original condition when possible after completion of its work. Should any utility company furnishing a service covered by this general easement request a specific easement by separate recordable document, either Declarant or 14 the Association shall have, and are hereby given, the right and authority to grant such easement upon, across, over or under any part of the Property without conflicting with the terms of this Declaration. This general utility easement shall in no way affect, avoid, extinguish or modify any other recorded easement on the Property. All service connections to (including transformers) primary utility lines serving each Lot shall be the responsibility of the Owner. ARTICLE 8 MAINTENANCE, LANDSCAPING AND SPECIAL EASEMENT 8.1 Maintenance. In order to maintain a uniform appearance and a high standard of maintenance within The Sages at Aspen Glen, the Association shall maintain: (a) General Common Area , The Association shall have the sole discretion to determine the time and manner in which maintenance shall be performed. (b) Drainage, Irrigation and Other Water Features contained within the Property and General Common Area ; provided, however, that the Association’s right to the use of the water and water rights contained in any such drainage, irrigation or other Water Features shall be subject to that certain License Agreement Regarding Certain Irrigation Water Rights between the Declarant and the Master Association, and provided further that in the event the Declarant or its successors are ever compelled to make use of such water and water rights the Association’s obligations to maintain the same shall be abated for the period of time the Declarant or its successors are so using such water and water rights; and (c) Association’s Right to Create Rules on Owner’s Maintenance Area. The Association shall have the right to promulgate reasonable rules and regulations regarding the maintenance by the Owner of the landscaping and lawn care of each Lot.. 8.2 Special Easement. The Association and the Board of Directors and their respective representatives are hereby granted a nonexclusive easement to enter the Lots as may be necessary or appropriate to perform the duties and functions which they may be obligated or permitted to perform pursuant to this Article 8. 8.3 Maintenance Contract. The Association or Board of Directors may employ or contract for the services of an individual or maintenance company to 15 perform certain delegated powers, functions, or duties of the Association to maintain the Common Area . The employed individual or maintenance company shall have the authority to make expenditures upon prior approval and direction of the Board of Directors. The Board of Directors shall not be liable for any omission or improper exercise by the employed individual or management company of any duty, power, or function so delegated by written instrument executed by or on behalf of the Board of Directors. 8.4 Maintenance Responsibilities of Owners. Each Owner is responsible for providing all maintenance upon their Lot at their own expense. Such responsibility shall include, without limitation, maintenance of the entire buildings on a Lot and the Lot. The Association shall have the right and power to prohibit storage or other activities deemed unsafe, unsightly, unreasonably noisy or otherwise offensive to the senses and perceptible from another Lot. 8.5 Additions, Alterations, and Improvements. Subject to the reservation of rights of Declarant hereof, no improvement to the Property (other than for maintenance) which results in a Common Expense shall be constructed except with the prior approval of the members of the Association having at least sixty-seven percent (67%) of the total number of votes outstanding and entitled to be cast at a membership meeting as provided in the Bylaws. Dissenting Owners shall not be relieved of their obligation to pay their proportionate share of any Common Expenses. An individual Owner shall do no alterations, additions, or improvements (for his individual benefit or for the benefit of his Lot) to the General Common Area or the Limited Common Area without prior written approval of the Board of Directors. No Owner shall decorate or fence any of the Lot area without the prior written approval of the Board of Directors. Utilities shall not be disturbed or relocated by an Owner without the written consent and approval of the Board. All repairs, alterations or remodels are coupled with the obligation to replace materials removed with similar or better quality materials. An Owner shall do no act nor any work that will or may impair any easement without the written consent of the Board of Directors, after first proving to the satisfaction of the Executive Board that such structural soundness or integrity will be maintained during and after any such act or work shall be done or performed. Any expense to the Board of Directors for investigation under this paragraph shall be borne by the Owner. However, nothing herein contained shall be construed to permit structural modification, and any decision relating thereto shall be in the absolute discretion of the Board of Directors, including, but not limited to, the engagement of a structural engineer at the Owner’s expense for the purpose of obtaining an opinion. The Board of Directors may also require, as a condition of 16 approval, the posting of security for the completion of any approved alterations, and costs attendant thereto with respect to recording and effecting the approval. Further, any augmentation or increase in the landscaping of the landscaped garden areas shall include a plan for the maintenance thereof. Such approved additional landscaping shall be maintained at the sole cost and expense of the Owner whose Lot is affected in accordance with the approved plan of maintenance. 8.6 Owner’s Failure to Maintain or Repair. In the event that landscaping upon any Lot are not maintained properly, then the Association, after notice to the Owner and with the approval of the Board of Directors, shall have the right to enter upon the Lot to perform such work as is reasonably required to restore the landscaping thereon to a condition of good order. All costs incurred by the Association in connection with the restoration shall be reimbursed to the Association by the Owner of the Lot upon demand. All unreimbursed costs shall be a lien upon the Lot until reimbursement is made. The lien may be enforced in the same manner as a lien for an unpaid Assessment levied in accordance with Article 10 of this Declaration. In the event that any property, whether pertaining to a Lot (as described in Paragraph 8.5 hereof) or to Common Area located anywhere within the Sages at Aspen Glen are not properly maintained or are damaged or destroyed by an event of casualty and neither the Owner thereof or the Association takes reasonable measures to diligently pursue the repair and reconstruction of the damage or destruction, then the Master Association, after notice to the Owner, if applicable, and to the Association, shall have the right to enter the affected property and perform such work as is reasonably required to restore the property and any improvement thereon to a condition of good order and repair. All costs incurred by the Master Association in connection with the restoration shall be reimbursed to the Master Association by the Owners of the affected Lot, or by the Association upon demand. All unreimbursed costs shall be a lien upon the affected Lot or Units and the property of the Association until reimbursement is made. This lien may be enforced in the same manner as a lien for an unpaid Assessment levied in accordance with Article 10 of this Declaration. ARTICLE 9 INSURANCE AND FIDELITY BONDS 9.1 General Insurance Provisions. The Association shall maintain, to the extent reasonably available, such insurance as the Board of Directors considers appropriate, including insurance on Common Areas 17 9.2 Cancellation. If the insurance described in Section 9.1 is not reasonably available, or if any policy of such insurance is canceled or not renewed without a replacement policy therefor having been obtained, the Association promptly shall cause notice of that fact to be hand delivered or sent prepaid by United States mail to all Owners. 9.3 Policy Provisions. Insurance policies carried pursuant to Section 9.1 must provide that: (a) Each Owner is an insured person under the policy with respect to liability arising out of such Owner’s membership in the Association; (b) The insurer waives its rights to subrogation under the policy against any Owner or member of his household; (c) No act or omission by any Owner, unless acting within the scope of such Owner’s authority on behalf of the Association, will void the policy or be a condition to recovery under the policy; and (d) If, at the time of a loss under the policy, there is other insurance in the name of an Owner covering the same risk covered by the policy, the Association’s policy provides primary insurance. 9.4 Insurance Proceeds. Any loss covered by the property insurance policy described in Section 9.1 must be adjusted with the Association, but the insurance proceeds for that loss shall be payable to any insurance trustee designated for that purpose, or otherwise to the Association, and not to any holder of a security interest. The insurance trustee or the Association shall hold any insurance proceeds in trust for the Owners and Mortgagees as their interests may appear. The proceeds must be disbursed first for the repair or restoration of the damaged property, and the Association, Owners and Mortgagees are not entitled to receive payment of any portion of the proceeds unless there is a surplus of proceeds after the damaged property has been completely repaired or restored or the regime created by this Declaration is terminated. 9.5 Association Policies. The Association may adopt and establish written nondiscriminatory policies and procedures relating to the submittal of claims, responsibility for deductibles, and any other matters of claims adjustment. To the extent the Association settles claims for damages to real property, it shall 18 have the authority to assess negligent Owners causing such loss or benefiting from such repair or restoration all or an equitable portion of the deductible paid by the Association. 9.6 Insurer Obligation. An insurer that has issued an insurance policy for the insurance described in Section 9.1 shall issue certificates or memoranda of insurance to the Association and, upon request, to any Owner or Mortgagee. Unless otherwise provided by statute, the insurer issuing the policy may not cancel or refuse to renew it until thirty (30) days after notice of the proposed cancellation nonrenewal has been mailed to the Association and to each Owner and Mortgagee to whom a certificate or memorandum of insurance has been issued at their respective last-known addresses. 9.7 Common Expenses. Premiums for insurance that the Association acquires and other expenses connected with acquiring such insurance are Common Expenses. 9.8 Fidelity Insurance. To the extent reasonably available, fidelity bonds may be maintained by the Association to protect against dishonest acts on the part of its officers, directors, trustees, and employees and on the part of all others who handle or are responsible for handling the funds belonging to or administered by the Association in an amount not less than two (2) months’ current Assessments plus reserves as calculated from the current budget of the Association. In addition, if responsibility for handling funds is delegated to a Manager, such bond may be obtained for the Manager and its officers, employees, and agents, as applicable. Any such fidelity coverage shall name the Association as an obligee and such bonds shall contain waivers by the issuers of all defenses based upon the exclusion of persons serving without compensation form the definition of “employees,” or similar terms or expressions. 9.9 Workers’ Compensation Insurance. The Board of Directors shall obtain workers’ compensation or similar insurance with respect to its employees, if applicable, in the amounts and forms as may now or hereafter be required by law. 9.10 Other Insurance. The Association shall also maintain insurance to the extent reasonably available and in such amounts as the Board of Directors may deem appropriate on behalf of Directors against any liability asserted against a Director or incurred by him in his capacity of or arising out of his status as a Director. The Board of Directors may obtain insurance against such other risks of 19 a similar or dissimilar nature as it shall deem appropriate with respect to the Association’s responsibilities and duties. 9.11 Insurance Obtained by Owners. Each Owner shall obtain and at all times maintain physical damage and liability insurance for such Owner’s benefits at such Owner’s expense, covering the full replacement value of the Owner’s Lot improvements. All Owners are required to maintain on file copies of all such current policies with the Association to evidence their obligations hereunder and to facilitate recovery of all appropriate rewards or proceeds by the Association. ARTICLE 10 ASSESSMENTS 10.1 Obligation. Each Owner, including Declarant, by accepting a deed for a Lot, is deemed to covenant to pay to the Association (i) the Annual Assessments imposed by the Board of Directors as necessary to meet the common expenses necessary to perform the functions of the Association, (ii) Special Assessments for capital improvements and other purposes as stated in this Declaration, if permitted under the Act, and (iii) Default Assessments which may be assessed against a Lot for the Owner’s failure to perform an obligation under the Association Documents or because the Association has incurred an expense on behalf of the Owner under the Association Documents. 10.2 Purpose of Assessments. The Assessments shall be used exclusively to promote the health, safety and welfare of the Owners and occupants of The Sages at Aspen Glen, and for the improvement and maintenance of the Property, the Common Area , and other areas of Association responsibility referred to herein, as more fully set for the in this Article below. 10.3 Budget. Within thirty (30) days after the adoption of any proposed budget for the Association, the Board of Directors shall mail, by ordinary first- class mail, or otherwise deliver a summary of the budget to all the Owners and shall set a date for a meeting of the Owners to consider ratification of the budget not less than fourteen (14) nor more than sixty (60) days after mailing or other delivery of the summary. Unless at that meeting a majority of all Owners reject the budget, the budget is ratified, whether or not a quorum is present. In the event the proposed budged is rejected, the periodic budget last ratified by the Owners must be continued until such time as the Owners ratify a subsequent budget proposed by the Board of Directors. The Board of Directors shall adopt a budget 20 and submit the budget to a vote of the Owners as provided herein no less frequently than annually. The Board of Directors shall levy and assess the Annual Assessments in accordance with the annual budget. 10.4 Annual Assessments. Annual Assessments made shall be based upon the estimated cash requirements as the Board of Directors shall from time to time determine to be paid by all the Owners, subject to Section 10.3 above. Estimated Common Expenses shall include, but shall not be limited to, the cost of routine maintenance and operation of the Property and the Common Area ; expenses of management; insurance premiums for insurance coverage as deemed desirable or necessary by the Association; landscaping of the Property; care of grounds within the Common Area ; routine repairs and renovations within the Common Area , including wages; common water and utility charges for the Common Area ; legal and accounting fees; management fees; expenses and liabilities incurred by the Association under or by reason of this Declaration; payment of any default remaining from a previous assessment period; and the creation of a reasonable contingency or other reserve or surplus fund for general, routine maintenance, repairs, and replacement of improvements within the Common Area on a periodic basis, as needed. Annual Assessments shall be payable in quarterly installments on a prorated basis in advance and shall be due on the first day of each quarter. The omission or failure of the Association to fix the Annual Assessments for any assessment period shall not be deemed a waiver, modification, or release of the Owners from their obligation to pay the same. The Association shall have the right, but not the obligation, to make prorated refunds of any Annual Assessments in excess of the actual expenses incurred in any fiscal year. 10.5 Apportionment of Annual Assessments. Each Owner shall be responsible for that Owner’s share of the Common Expenses, which shall be divided among the Residential Units on the basis of the Sharing Ratio in effect on the date of assessment, subject to the following provisions: Expenses (including, but not limited to, costs of maintenance, repair, and replacement) relating to fewer than all of the Residential Units, to the extent not covered by insurance, may, in the sole discretion of the Board of Directors, be assessed only to Owners of the affected Residential Units; provided, however, that assessments for maintenance of the Limited Common Area shall be shared equally on the basis of the Sharing Ratio. 21 10.6 Special Assessments. In addition to the Annual Assessments authorized by this Article, the Association, if permitted under the Act, may levy in any fiscal year one or more Special Assessments, payable over such a period as the Association may determine, for the purpose of defraying, in whole or in part, the cost of any unexpected repair or replacement of improvements on the Property or the Common Area or for such other expense incurred or to be incurred as provided in this Declaration. This Section 10.6 shall not be construed as an independent source of authority of the Association to incur expense, but shall be construed to prescribe the manner of assessing expenses authorized by other sections of this Declaration. Any amounts assessed pursuant to this Section shall be assessed to Owners in the same proportion as provided for Annual Assessments in Section 10.4, subject to the requirement that any extraordinary insurance costs incurred as a result of the value of a particular Owner’s residence or the actions of a particular Owner (or his agents, servants, guests, tenants, or invitees) shall be borne by that Owner, and subject to Section 10.5 above. Notice in writing in the amount of such Special Assessments and the time for payment of the Special Assessments shall be given promptly to the Owners, and no payment shall be due less than thirty (30) days after such notice shall have been given. Special Assessments are currently restricted under the Act. 10.7 Default Assessments. All monetary fines assessed against an Owner pursuant to the Association Documents, or any expense of the Association which is the obligation of an Owner or which is incurred by the Association on behalf of the Owner pursuant to the Association Documents, shall be a Default Assessment and shall become a lien against such Owner’s Lot which may be foreclosed or otherwise collected as provided in this Declaration. Notice of the amount and due date of such Default Assessment shall be sent to the Owner subject to such Assessment at least thirty (30) days prior to the due date. 10.8 Effect of Nonpayment; Assessment Lien. Any Assessment installment, whether pertaining to any Annual, Special, or Default Assessment, which is not paid on or before its due date shall be delinquent. If an Assessment installment becomes delinquent, the Association, in its sole discretion, may take any or all of the following actions: (a) assess a late charge for each delinquency in such amount as the Association deems appropriate; (b) assess an interest charge from the date of delinquency at the yearly rate of two (2) points above the prime rate charged by the Association’s bank, or 22 such other rate as the Board of Directors may establish, not to exceed twenty-one percent (21%) per annum; (c) suspend the voting rights of the Owner during any period of delinquency; (d) accelerate all remaining Assessment installments so that unpaid Assessments for the remainder of the fiscal year shall be due and payable at once; (e) bring an action at law against any Owner personally obligated to pay the delinquent Assessments; and (f) proceed with foreclosure as set forth in more detail below. Assessments chargeable to any Lot shall constitute a lien on such Residential Unit. The Association may institute foreclosure proceedings against the defaulting Owner’s Lot in the manner for foreclosing a mortgage on real property under the laws of the State of Colorado. In the event of any such foreclosure, the Owner shall be liable for the amount of unpaid Assessments, any penalties and interest thereon, the cost and expenses of such proceedings, the cost and expenses for filing the notice of the claim and lien, and all reasonable attorney’s fees incurred in connection with the enforcement of the lien. The Association shall have the power to bid on a Lot at foreclosure sale and to acquire and hold, lease, mortgage, and convey the same. 10.9 Personal Obligation. The amount of any Assessment chargeable against any Lot shall be a personal and individual debt of the Owner of same. No Owner may exempt himself from liability for the Assessment by abandonment of his Residential Unit. Suit to recover a money judgment for unpaid Assessments, any penalties and interest thereon, the costs and expenses of such proceedings, and all reasonable attorney’s fees in connection therewith shall be maintainable without foreclosing or waiving the Assessment lien provided in this Declaration. 10.10 Successor’s Liability for Assessments; Subordination of Lien . The provisions of the Act shall govern and control (i) the obligations of successors to the fee simple title of a Lot on which Assessments are delinquent, and (ii) the subordination by the lien of the Assessments provided for in this Declaration 10.11 Payment by Mortgagee. Any Mortgagee holding a lien on a Lot may pay any unpaid Assessment payable with respect to such Lot, together with 23 any and all costs and expense incurred with respect to the lien, and upon such payment that Mortgagee shall have a lien on the Lot for the amounts paid with the same priority as the lien of the Mortgage. 10.12 Statement of Status of Assessment Payment. Upon payment of a reasonable fee set from time to time by the Board of Directors and upon fourteen (14) days’ written request to the Manager or the Association’s registered agent, any Owner, Mortgagee, prospective Mortgagee, or prospective purchaser of a Lot shall be furnished with a written statement setting forth the amount of the unpaid Assessments, if any, with respect to such Residential Unit. Unless such statement shall be issued by personal delivery or by certified mail, first class postage prepaid, return receipt requested, to the inquiring party (in which even the date of posting shall be deemed the date of delivery) within fourteen (14) days, the Association shall have no right to assert a lien upon the Lot over the inquiring party’s interest for unpaid Assessments which were due as of the date of the request. 10.13 Capitalization of the Association. Upon acquisition of record title to a Lot from Declarant or any seller after Declarant, each Owner shall contribute to the working capital and reserves of the Association an amount equal to twenty-five percent (25%) of the Annual Assessment determined by the Board of Directors for that Lot for the year in which the Owner acquired title. Such payments shall not be considered advance payments of Annual Assessments. The unused portion of the working capital deposit shall be returned to each Owner upon the sale of his Residential Unit, provided that the new purchaser of the Lot has deposited the required working capital deposit with the Association. ARTICLE 11 ASSOCIATION AS ATTORNEY-IN-FACT Each Owner hereby irrevocably appoints the Association as the Owner’s true and lawful attorney-in-fact for the purposes of dealing with any improvements covered by insurance written in the name of the Association pursuant to Article 9 upon their damage or destruction as provided in Article 12. Acceptance by a grantee of a deed or other instrument of conveyance or any other instrument conveying any portion of the Property shall constitute appointment of the Association as the grantee’s attorney-in-fact, and the Association shall have full authorization, right, and power to make, execute, and deliver any contract, assignment, deed, waiver, or other instrument with respect to the interest of any 24 Owner which may be necessary to exercise the powers granted to the Association as attorney-in-fact. ARTICLE 12 DAMAGE OR DESTRUCTION 12.1 Roll of the Board of Directors. In the event of damage or destruction to any property covered by insurance written in the name of the Association, the Board of Directors shall arrange for and supervise the prompt repair and restoration of the damaged property insured by the Association. 12.2 Estimate of Damages or Destruction. As soon as practicable after an event causing damage to or destruction of any part of the Association-Insured Property, the Board of Directors shall, unless such damage or destruction shall be minor, obtain an estimate or estimates that it deems reliable and complete of the costs of repair and reconstruction. “Repair and reconstruction” as used in Article 12 shall mean restoring the damaged or destroyed improvements to substantially the same condition in which they existed prior to the damage or destruction. Such costs may also include professional fees and premiums for such bonds as the Board of Directors or the Insurance Trustee, if any, determines to be necessary. 12.3 Repair and Reconstruction. As soon as practical after the damage occurs and any required estimates have been obtained, the Association shall diligently pursue to completion the repair and reconstruction of the damaged or destroyed Association-Insured Property. As attorney-in-fact for the Owners, the Association may take any and all necessary or appropriate action to effect repair and reconstruction of any damage to the Association-Insured Property, and no consent or other action by any Owner shall be necessary. Assessments of the Association shall not be abated during the period of insurance adjustments and repair and reconstruction. 12.4 Funds for Repair and Reconstruction. The proceeds received by the Association from any hazard insurance carried by the Association shall be used for the purpose of repair, replacement, and reconstruction of the Association- Insured Property. If the proceeds of the Association’s insurance are insufficient to pay the estimated or actual cost of such repair, replacement, or reconstruction, or if upon completion of such work the insurance proceeds for the payment of such work are 25 insufficient, the Association may, pursuant to Section 10.6, if permitted under the Act, levy, assess, and collect in advance from the Owners, without the necessity of a special vote of the Owners, a Special Assessment sufficient to provide funds to pay such estimated or actual costs of repair and reconstruction. Further levies may be made in like manner if the amounts collected prove insufficient to complete the repair, replacement, or reconstruction. 12.5 Disbursement of Funds for Repair and Reconstruction. The insurance proceeds held by the Association and the amounts received from the Special Assessments provided for above constitute a fund for the payment of the costs of repair and reconstruction after casualty. It shall be deemed that the first money disbursed in payment for the costs of repair and reconstruction shall be made from insurance proceeds, and the balance from the Special Assessments. If there is a balance remaining after payment of all costs of such repair and reconstruction, such balance shall be distributed to the Owners in proportion to the contributions each Owner made as Special Assessments, then in equal shares per Residential Unit, first to the Mortgagees and then to the Owners, as their interests appear. ARTICLE 13 DESIGN REVIEW No initial improvement or alteration of the exterior of a Lot or other structure located on a Lot, including repainting of the structure, shall be made unless first approved in writing by the Board of Directors. The Board of Directors shall exercise its best judgment to the end that all modifications to structures and on land within the Property conform to and harmonize with existing surroundings and structures. The Board of Directors has the absolute right to deny any requested changes which the Board of Directors reasonably determines do not conform to and harmonize with existing surroundings and structures. The provisions for architectural control contained in this Declaration shall be in addition to, and not in lieu of, the architectural control provisions contained in the Master Declaration. The granting of approval for proposed work hereunder shall not dispense with the need also to comply with the approval procedures set forth in the Master Declaration. All proposed construction, modifications, alterations and improvements shall be approved pursuant to this Declaration before being submitted for approval pursuant to the Master Declaration. 26 ARTICLE 14 DURATION OF COVENANTS AND AMENDMENT 14.1 Term. The covenants and restrictions of this Declaration shall run with and bind the land in perpetuity, subject to the termination provisions of the Act. 14.2 Amendment by Declarant. Until the first Lot subject to this Declaration has been conveyed by Declarant by a recorded deed, any of the provisions, covenants, conditions, restrictions and equitable servitudes contained in this Declaration may be amended or terminated by Declarant by the recordation of a written instrument executed by Declarant setting forth such amendment or termination. 14.3 Amendment of Declaration by Members. Except as otherwise provided in this Declaration, any provision, covenant, condition, restriction or equitable servitude contained in this Declaration may be amended or repealed at any time and from time to time upon approval of the amendment or repeal by members of the Association holding at least seventy-five percent (75%) of the votes of members. The approval of any such amendment or repeal shall be evidenced by the certification by the members to the Board of Directors of the Association of the votes of members. The amendment or repeal shall be effective upon recordation of a certificate executed by the president or a vice-president and the secretary or an assistant secretary of the Association setting forth the amendment or repeal in full and certifying that the amendment or repeal has been approved by the members. Any amendment to the Declaration made hereunder shall be effective only when recorded. All amendments hereto shall be indexed in the grantee’s index in the name of Declarant and the Association and in the grantor’s index in the name of each person executing the amendment. ARTICLE 15 LIMIT ON TIMESHARING No Owner of any Lot or Lot shall offer or sell any interest in such Lot under a “timesharing” or “interval ownership” plan, or any similar plan without the specific prior written approval of the Association and the Master Association. ARTICLE 16 COVENANTS RELATING TO THE MASTER DECLARATION 27 16.1 Master Declaration Matters. Each Owner, by accepting a deed to a Residential Unit, recognizes that (i) the Property is subject to the Master Declaration and (ii) by virtue of his ownership, he has become a member of The Homeowners’ Association at Aspen Glen. Each Owner, by accepting a deed to a Lot or Residential Unit, acknowledges that he has received a copy of the Master Declaration. The Owner agrees to perform all of his obligations as a member of the Homeowners Association at Aspen Glen as they may from time to time exist, including, but not limited to, the obligation to pay assessments as required under the Master Declaration and other governing documents of The Homeowners Association at Aspen Glen. 16.2 Enforcement of Master Declaration. (a) The Association shall have the power, subject to the primary power of the Board of Directors of the Master Association, to enforce the covenants and restrictions contained in the Master Declaration, but only if said covenants and restrictions relate to the Property, and to collect assessments on behalf of the Master Association. (b) This Declaration is intended to supplement the Master Declaration as it applies to the Property. In addition to all of the obligations which are conferred or imposed upon the Association pursuant to this Declaration, the Bylaws or the Articles of Incorporation, the Association shall be subject to all of the obligations imposed upon it pursuant to the Master Declaration and the Bylaws of the Master Association. The Association and all committees thereof shall also be subject to all superior rights and powers which have been conferred upon the Master Association pursuant to the Master Declaration and the Bylaws of the Master Association. The Association shall take no action in derogation of the rights of, or contrary to the interests of, the Master Association. ARTICLE 17 GENERAL PROVISIONS 17.1 Restriction on Declarant Powers. Notwithstanding anything to the contrary herein, no rights or powers reserved to Declarant hereunder shall exceed the time limitations or permissible extent of such rights or powers as restricted under the Act. Any provision in this Declaration in conflict with the requirements 28 of the Act shall not be deemed to invalidate such provision as a whole but shall be adjusted as is necessary to comply with the Act. 17.2 Enforcement. (a) Except as otherwise provided in this Declaration, the Board of Directors, Declarant, or any Owner shall have the right to enforce, by a proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens, and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Board of Directors of the Association, Declarant, or by any Owner to enforce any covenant or restriction contained in this Declaration shall in no event be deemed a waiver of the right to do so thereafter. (b) The Master Association shall be entitled to enforce the provisions of this Declaration to the same extent as the Association or any Owner. The failure of the Master Association to enforce any of the limitations, restrictions, conditions or covenants contained herein shall not constitute a waiver of the right to enforce the same thereafter. No liability shall be imposed on, or incurred by, the Master Association as a result of such failure. The prevailing party in any action at law or in equity instituted by the Master Association or the Association to enforce or interpret said limitations, restrictions, conditions or covenants, shall be entitled to all costs incurred in connection therewith, including without limitation reasonable attorney’s fees. 17.3 Special Rights of First Mortgagees. First Mortgagees shall have all rights granted to First Mortgagees under the Master Declaration, specifically Sections 11.6, 11.7, 11.8 and 11.9. 17.4 Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall in no way affect any other provision which shall remain in full force and effect. 17.5 Conflicts Between Documents. (a) In case of conflict between this Declaration and the Articles and the Bylaws of the Association, this Declaration shall control. In case of conflict between the Articles and the Bylaws, the Articles shall control. (b) The covenants, restrictions and provisions of this Declaration shall be cumulative with those of the Master Declaration; provided, however, in 29 the event of conflict between or among the provisions of this Declaration, the Bylaws, Articles of Incorporation or rules and regulations pursuant thereto and the Master Declaration, its bylaws, articles of incorporation or rules and regulations, those of the Master Association shall be superior to those of the Association. The foregoing priorities shall not prevent enforcement by the Association of provisions or rules which are stricter than those of the Master Association. DECLARANT: Cary Glickstein By: ________________________________________ STATE OF COLORADO ) )ss. COUNTY OF GARFIELD ) The above and foregoing instrument was acknowledged before me this _____ day of _____, 200___, by Cary Glickstein Witness my hand and seal. My commission expires: __________ _______________________________ Notary Public NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. ByNO.Date Project NO.RevisionDrawn By: Checked By: Date: Computer File: P.O. Box 1746 Rifle, CO 81650 Phone (970) 625-1954 Fax (970) 579-7150 www.peaksurveyinginc.com S NW E P e a k S u r v ey ing, Inc. Es t . 2 0 0 7 24129 1 OF 3 IRONWOOD AG-SAGES LLC GARFIELD COUNTY, COLORADO PRELIMINARY PLAT UNPLATTED PAR - ASPEN GLEN PUD TBD GOLDEN BEAR DRIVE SMS JRN AUGUST 27, 2025 129.DWG PRE L I M PRELIMINARY PLAT SAGES AT ASPEN GLEN P.U.D. UNPLATTED PARCEL ASPEN GLEN PUD SITUATED WITHIN SECTION 13, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN COUNTY OF GARFIELD, STATE OF COLORADO SUBJECT PROPERTY VICINITY MAP SCALE: 1" = 2000' CLERK AND RECORDER'S CERTIFICATE: THIS PRELIMINARY PLAT OF UNPLATTED PARCEL WAS FILED FOR RECORD IN THE OFFICE OF THE CLERK AND RECORDER OF GARFIELD COUNTY, COLORADO, AT O'CLOCK .M., ON THE DAY OF , 2025, AND IS DULY RECORDED IN BOOK , PAGE , AS RECEPTION NO. . BY: CLERK AND RECORDER BY: DEPUTY LIENHOLDER CONSENT AND SUBORDINATION CERTIFICATE _______________________, ITS SUCCESSORS AND/ OR ASSIGNS, BEING THE BENEFICIARY UNDER A DEED OF TRUST GRANTED BY THE OWNER RECORDED _____ DAY OF __________, A.D., _____, AS RECEPTION NO. ________ UPON THE REAL PROPERTY PLATTED AND DIVIDED AS SHOWN UPON THE WITHIN SECOND AMENDED PLAT, CERTIFIES THAT THE UNDERSIGNED HAS REVIEWED THE SECOND AMENDED PLAT AND BY THIS CERTIFICATION HEREBY CONSENTS TO SAID SECOND AMENDED PLAT AND TO THE RECORDING THEREOF. BENEFICIARY FURTHER CONSENTS TO SAID SECOND AMENDED PLAT AS STATED IN THE CERTIFICATE OF DEDICATION AND OWNERSHIP EXECUTED BY THE OWNER HEREON, AND HEREBY SUBORDINATES ANY INTEREST THAT BENEFICIARY MAY HAVE IN AND TO THE PROPERTY SUBJECT TO SUCH DEDICATION, TO THE ENTITY(IES) OR THE GENERAL PUBLIC TO WHICH SUCH DEDICATION IS MADE. EXECUTED THIS ____ DAY OF _______________, A.D., 2025. LIENHOLDER: STATE OF ___________ ) : SS COUNTY OF _________ ) THE FOREGOING LIENHOLDER CONSENT AND SUBORDINATION WAS ACKNOWLEDGED BEFORE ME THIS ____ DAY OF _________________, A.D., 2025, BY AS AUTHORIZED AGENT FOR _____________________________________ MY COMMISSION EXPIRES: . WITNESS MY HAND AND OFFICIAL SEAL. NOTARY PUBLIC COUNTY COMMISSIONERS’ CERTIFICATE: BASED UPON THE REVIEW AND RECOMMENDATION OF GARFIELD COUNTY DIRECTOR OF COMMUNITY DEVELOPMENT, THE BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, HEREBY APPROVES THIS PRELIMINARY PLAT THIS ___ DAY OF _______________, A.D., 2025, FOR FILING WITH THE CLERK AND RECORDER OF GARFIELD COUNTY AND FOR CONVEYANCE TO THE COUNTY OF THE PUBLIC DEDICATIONS SHOWN HEREON, SUBJECT TO THE PROVISIONS THAT APPROVAL IN NO WAY OBLIGATES GARFIELD COUNTY FOR THE FINANCING OR CONSTRUCTION OF IMPROVEMENTS ON LANDS, PUBLIC ROADS, HIGHWAYS OR EASEMENTS DEDICATED TO THE PUBLIC, EXCEPT AS SPECIFICALLY AGREED TO BY THE BOARD OF COUNTY COMMISSIONERS BY SUBSEQUENT RESOLUTION. THIS APPROVAL SHALL IN NO WAY OBLIGATE GARFIELD COUNTY FOR THE CONSTRUCTION, REPAIR OR MAINTENANCE OF PUBLIC ROADS, HIGHWAYS OR ANY OTHER PUBLIC DEDICATIONS SHOWN HEREON. __________________________________________________ CHAIRMAN, BOARD OF COUNTY COMMISSIONERS GARFIELD COUNTY, COLORADO WITNESS MY HAND AND SEAL OF THE COUNTY OF GARFIELD. ATTEST:__________________________________________ COUNTY CLERK CERTIFICATE OF DEDICATION AND OWNERSHIP: THE UNDERSIGNED IRONWOOD AG-SAGES LLC, BEING SOLE OWNER(S) IN FEE SIMPLE OF ALL THAT REAL PROPERTY SITUATED IN GARFIELD COUNTY, DESCRIBED AS FOLLOWS: A TRACT OF LAND SITUATE IN SECTION 13, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE EASTERLY RIGHT OF WAY LINE OF COUNTY ROAD 109 AND THE WEST LINE OF 2ND AMENDED PLAT OF GOLF COURSE PARCEL 9, ASPEN GLEN, FILING NO. 1, COUNTY OF GARFIELD, STATE OF COLORADO WHENCE THE WEST 1/4 CORNER OF SECTION 20, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN BEARS S 57°23'01" E 5194.26 FEET; THENCE ALONG THE WEST LINE OF SAID GOLF COURSE PARCEL 9 THE FOLLOWING COURSES: THENCE N 79°46'03" E 87.38 FEET; THENCE S 29°23'03" E 308.37 FEET; THENCE S 74°11'52" E 10.61 FEET; THENCE S 29°23'03" E 440.20 FEET; THENCE S 53°16'43" E 36.29 FEET; THENCE S 14°34’35" E 84.79 FEET TO THE NORTH RIGHT OF WAY LINE OF GOLDEN BEAR DRIVE AS SHOWN ON PLAT OF ASPEN GLEN, FILING NO. 6, COUNTY OF GARFIELD, STATE OF COLORADO; THENCE ALONG SAID NORTH RIGHT OF WAY LINE THE FOLLOWING COURSES: THENCE 45.51 FEET ALONG THE ARC OF A 814.50 FEET RADIUS NON TANGENT CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 3°12'05" AND SUBTENDING A CHORD BEARING S 75°32'33" W 45.50 FEET; THENCE 29.03 FEET ALONG THE ARC OF A 199.75 FEET RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 8°19°39" AND SUBTENDING A CHORD BEARING S 78°06'20" W 29.01 FEET; THENCE S 82°16'09" W 45.30 FEET; THENCE 61.73 FEET ALONG THE ARC OF A 200.25 FEET RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 17°39'47" AND SUBTENDING A CHORD BEARING S 73°26'16" W 61.49 FEET; THENCE 55.09 FEET ALONG THE ARC OF A 833.67 FEET RADIUS CURVE TO THE LEFT, HAVING A CENTRAL ANGLE OF 3°47'11" AND SUBTENDING A CHORD BEARING S 62°42'47" W 55.08 FEET; THENCE 38.40 FEET ALONG THE ARC OF A 47.50 FEET RADIUS CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 46°19'29" AND SUBTENDING A CHORD BEARING S 83°58'56" W 37.37 FEET TO THE EAST RIGHT OF WAY LINE OF COUNTY ROAD 109; THENCE ALONG EAST RIGHT OF WAY LINE THE FOLLOWING COURSES: THENCE N 29°02'45" W 166.98 FEET; THENCE N 20°41'20" W 11.95 FEET; THENCE 545.79 FEET ALONG THE ARC OF A 1635.67 FEET RADIUS NON TANGENT CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF 19 DEGREES 07’ 06" AND SUBTENDING A CHORD BEARING N 16°06'57" W 543.26 FEET; THENCE N 06°33'24” W 135.34 FEET; TO THE POINT OF BEGINNING, SAID TRACT CONTAINING 4.243 ACRES MORE OR LESS. COUNTY OF GARFIELD STATE OF COLORADO HAS [HAVE] CAUSED THE DESCRIBED REAL PROPERTY TO BE SURVEYED, LAID OUT, PLATTED AND SUBDIVIDED INTO LOTS AND BLOCKS AS SHOWN ON THIS PLAT UNDER THE NAME AND STYLE OF PRELIMINARY PLAT OF UNPLATTED PARCEL, A SUBDIVISION IN THE COUNTY OF GARFIELD. THE OWNER(S) DO(ES) HEREBY DEDICATE AND SET APART ALL OF THE STREETS AND ROADS AS SHOWN ON THE ACCOMPANYING PLAT TO THE USE OF THE PUBLIC FOREVER, AND HEREBY DEDICATE(S) TO THE PUBLIC UTILITIES THOSE PORTIONS OF SAID REAL PROPERTY WHICH ARE LABELED AS UTILITY EASEMENTS ON THE ACCOMPANYING PLAT AS PERPETUAL EASEMENTS FOR THE INSTALLATION AND MAINTENANCE OF UTILITIES, IRRIGATION AND DRAINAGE FACILITIES INCLUDING, BUT NOT LIMITED TO, ELECTRIC LINES, GAS LINES AND TELEPHONE LINES, TOGETHER WITH THE RIGHT TO TRIM INTERFERING TREES AND BRUSH, WITH PERPETUAL RIGHT OF INGRESS AND EGRESS FOR INSTALLATION AND MAINTENANCE OF SUCH LINES. SUCH EASEMENT AND RIGHTS SHALL BE UTILIZED IN A REASONABLE AND PRUDENT MANNER. ALL EXPENSE FOR STREET PAVING OR IMPROVEMENTS SHALL BE FURNISHED BY THE SELLER OR PURCHASER, NOT BY THE COUNTY OF GARFIELD. EXECUTED THIS ____ DAY OF _______________, A.D., 2025. ______________________________ OWNER IRONWOOD AG-SAGES LLC ADDRESS: 1118 WATERWAY LANE DELRAY BEACH, FL 33483 STATE OF ____________ ) : SS) COUNTY OF __________ ) THE FOREGOING CERTIFICATE OF DEDICATION AND OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS ____ DAY OF ____, A.D., 2025, BY _________________________________. MY COMMISSION EXPIRES: _________________________________ . WITNESS MY HAND AND OFFICIAL SEAL. _________________________________________________ NOTARY PUBLIC SURVEYOR'S CERTIFICATE: I, JASON R. NEIL, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO, THAT THIS PLAT IS A TRUE, CORRECT AND COMPLETE PRELIMINARY PLAT OF THE UNPLATTED PARCEL, AS LAID OUT, PLATTED, DEDICATED AND SHOWN HEREON, THAT SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY ME, OR UNDER MY SUPERVISION, AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONS OF THE LOTS, EASEMENTS AND STREETS OF UNPLATTED PARCEL PRELIMINARY PLAT AS THE SAME ARE STAKED UPON THE GROUND IN COMPLIANCE WITH APPLICABLE REGULATIONS GOVERNING THE SUBDIVISION OF LAND. IN WITNESS WHEREOF, I HAVE SET MY HAND AND SEAL THIS ____ DAY OF _________, A.D., 2025. BY:______________________________________________ JASON R. NEIL, L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC. COUNTY SURVEYOR'S CERTIFICATE: APPROVED FOR CONTENT AND FORM ONLY AND NOT THE ACCURACY OF SURVEYS, CALCULATIONS OR DRAFTING, PURSUANT TO § 38-51-101 AND 102, ET SEQ. DATED THIS _____ DAY OF _____________________, A.D., 2025. ______________________________________________ GARFIELD COUNTY SURVEYOR CERTIFICATE OF TAXES PAID: I, THE UNDERSIGNED, DO HEREBY CERTIFY THAT THE ENTIRE AMOUNT OF TAXES AND ASSESSMENTS DUE AND PAYABLE AS OF ____________________________________________, UPON ALL PARCELS OF REAL ESTATE DESCRIBED ON THIS PLAT ARE PAID IN FULL. DATED THIS _____ DAY OF _____________________, A.D., 2025. ______________________________________________ TREASURER OF GARFIELD COUNTY TITLE CERTIFICATE: I, ____________________________________, AN ATTORNEY LICENSED TO PRACTICE LAW IN THE STATE OF COLORADO, OR AGENT AUTHORIZED BY A TITLE INSURANCE COMPANY, DO HEREBY CERTIFY THAT I HAVE EXAMINED THE TITLE TO ALL LANDS SHOWN UPON THIS PLAT AND THAT TITLE TO SUCH LANDS IS VESTED IN ___________________________________, FREE AND CLEAR OF ALL LIENS AND ENCUMBRANCES (INCLUDING MORTGAGES, DEEDS OF TRUST, JUDGMENTS, EASEMENTS, CONTRACTS AND AGREEMENTS OF RECORD AFFECTING THE REAL PROPERTY IN THIS PLAT), EXCEPT AS FOLLOWS: ___________________________ _______ ___ ___________________________________________________________________________________________ ___________________________________________________________________________________________. DATED THIS _____ DAY OF _________________, A.D., 2025. TITLE COMPANY: ______________________________ AS AGENT FOR: ________________________________ __________________________________________________ AGENT OR __________________________________________________ ATTORNEY COLORADO ATTORNEY REGISTRATION NO. ________ SURVEYORS NOTES: 1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING SETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE POLICY PREPARED BY LAND TITLE GUARANTEE COMPANY, POLICY NO. OY63021129.27286083, DATED EFFECTIVE JULY 31, 2024. 2) THE DATE OF THIS SURVEY WAS MAY 13, 2025. 3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S 29°25'03" E BETWEEN THE NORTHEASTERLY CORNER OF SUBJECT PROPERTY, A NO. 5 REBAR AND YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND IN PLACE AND THE SOUTHEASTERLY CORNER OF SUBJECT PROPERTY, A NO. 5 REBAR AND YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND IN PLACE. 4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET. 5) THIS SURVEY IS BASED ON THE SPECIAL WARRANTY DEED RECORDED JULY 31, 2024 AS RECEPTION NO. 998469, THE SECOND AMENDED PLAT OF GOLF COARSE PARCEL 9, ASPEN GLEN, FILING NO. 1 RECORDED DECEMBER 7, 2004 AS RECEPTION NO. 664580 IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE. 6) ACCORDING TO GARFIELD COUNTY COMMUNITY DEVELOPMENT THIS PROPERTY IS ZONED PUD AND GOLF VILLA ZONE DISTRICT IN PUD MAP (PLANNED UNIT DEVELOPMENT). BUILDING SETBACKS AS SHOWN SHOULD BE VERIFIED WITH GARFIELD COUNTY COMMUNITY DEVELOPMENT PRIOR TO ANY PLANNING, DESIGN OR CONSTRUCTION. 7) SUBJECT PROPERTY IS LOCATED WITHIN ZONE C OF THE FEMA FLOOD FIRM MAP, ACCORDING TO PANEL NO. 0802051465B, DATED JANUARY 3, 1986. ZONE C IS CLASSIFIED AS AREAS OF MINIMAL FLOODING. 8) ELEVATIONS ARE BASED ON A SITE BENCHMARK PROVIDED BY OTHERS YIELDING AN ON-SITE ELEVATION OF 6071.10' ON THE SOUTHWESTERLY CORNER OF SUBJECT PROPERTY A TBM AS SHOWN. CONTOURS ARE PROVIDED BY OTHERS AND INTERVAL EQUALS 1 FOOT , ACCURACY AND DETAIL IS UNKNOWN. PLAT NOTES: 1) CONTROL OF NOXIOUS WEEDS IS THE RESPONSIBILITY OF THE PROPERTY OWNER. 2) NO OPEN HEARTH SOLID-FUEL FIREPLACES WILL BE ALLOWED ANYWHERE WITHIN THE SUBDIVISION. ONE NEW SOLID-FUEL BURNING STOVE AS DEFINED BY C.R.S. 25-7-401, ET.SEQ., AND THE REGULATIONS PROMULGATED THEREUNDER, WILL BE ALLOWED IN ANY DWELLING UNIT. ALL DWELLING UNITS WILL BE ALLOWED AN UNRESTRICTED NUMBER OF NATURAL GAS BURNING STOVES AND APPLIANCES. 3) ALL EXTERIOR LIGHTING SHALL BE THE MINIMUM AMOUNT NECESSARY AND THAT ALL EXTERIOR LIGHTING SHALL BE DIRECTED INWARD AND DOWNWARD, TOWARDS THE INTERIOR OF THE SUBDIVISION, EXCEPT THAT PROVISIONS MAY BE MADE TO ALLOW FOR SAFETY LIGHTING THAT GOES BEYOND THE PROPERTY BOUNDARIES. 4) COLORADO IS A “RIGHT-TO-FARM” STATE PURSUANT TO C.R.S. 35-3-11, ET. SEQ. LANDOWNERS, RESIDENTS AND VISITORS MUST BE PREPARED TO ACCEPT THE ACTIVITIES, SIGHTS, SOUNDS AND SMELLS OF GARFIELD COUNTY'S AGRICULTURAL OPERATIONS AS A NORMAL AND NECESSARY ASPECT OF LIVING IN A COUNTY WITH A STRONG RURAL CHARACTER AND A HEALTHY RANCHING SECTOR. THOSE WITH AN URBAN SENSITIVITY MAY PERCEIVE SUCH ACTIVITIES, SIGHTS, SOUND, AND SMELLS ONLY AS INCONVENIENCE, EYESORE, NOISE AND ODOR. HOWEVER, STATE LAW AND COUNTY POLICY PROVIDE THAT RANCHING, FARMING AND OTHER AGRICULTURAL ACTIVITIES AND OPERATIONS WITHIN GARFIELD COUNTY SHALL NOT BE CONSIDERED TO BE NUISANCES SO LONG AS OPERATED IN CONFORMANCE WITH THE LAW AND IN A NON-NEGLIGENT MANNER. THEREFORE, ALL MUST BE PREPARED TO ENCOUNTER NOISES, ODOR, LIGHTS, MUD, DUST, SMOKE, CHEMICALS, MACHINERY ON PUBLIC ROADS, LIVESTOCK ON PUBLIC ROADS, STORAGE AND DISPOSAL OF MANURE, AND THE APPLICATION BY SPRAYING OR OTHERWISE OF CHEMICAL FERTILIZERS, SOIL AMENDMENT, HERBICIDE, AND PESTICIDES, ANY ONE OR MORE OF WHICH MAY NATURALLY OCCUR AS PART OF LEGAL AND NON-NEGLIGENT AGRICULTURAL OPERATIONS. 5) ALL OWNERS OF LAND, WHETHER RANCH OR RESIDENCE, HAVE OBLIGATIONS UNDER STATE LAW AND COUNTY REGULATIONS WITH REGARD TO THE MAINTENANCE OF FENCES AND IRRIGATION DITCHES, CONTROLLING WEEDS, KEEPING LIVESTOCK AND PETS UNDER CONTROL, USING PROPERTY IN ACCORDANCE WITH ZONING, AND OTHER ASPECTS OF USING AND MAINTAINING PROPERTY. RESIDENTS AND LANDOWNERS ARE ENCOURAGED TO LEARN ABOUT THESE RIGHTS AND RESPONSIBILITIES AN ACT AS GOOD NEIGHBORS AND CITIZENS OF THE COUNTY. A GOOD INTRODUCTORY SOURCE FOR SUCH INFORMATION IS “A GUIDE TO RURAL LIVING & SMALL SCALE AGRICULTURE” PUT OUT BY THE COLORADO STATE UNIVERSITY EXTENSION OFFICE IN GARFIELD COUNTY. 6) ADDRESSES ARE TO BE POSTED WHERE THE DRIVEWAY INTERSECTS THE COUNTY ROAD. IF A SHARED DRIVEWAY IS USED, THE ADDRESS FOR EACH HOME SHOULD BE POSTED TO CLEARLY IDENTIFY EACH ADDRESS. LETTERS ARE TO BE A MINIMUM OF 4 INCHES IN HEIGHT, 1/2 INCH IN WIDTH AND CONTRASTING BACKGROUND COLOR. 7) DOGS KEPT ON THE PROPERTY SHALL BE IN A FENCED YARD OR ON A LEASH TO PREVENT HARASSMENT OF WILDLIFE. 8) COMMON LOT LINES AS SHOWN TO BE CREATED BASED ON AS-BUILT SURVEY UPON COMPLETION OF FOUNDATION AND DUPLEX DEMISING WALLS FOR ACCURATE DIVIDING LINE LOCATIONS. 9) COMMON SIDE YARD DRAINAGE EASEMENTS SHOWN HEREON ARE PER ENGINEERING PLANS TO ACCOMMODATE STORM WATER CONVEYANCE. LOT 2 RESIDENTIAL DUPLEX LAND USE TABLE LOT SQUARE FEET/ACRES LAND USE ADDRESS LOT 1 10,416 S.F.±/0.240 AC.±RESIDENTIAL DUPLEX TBD SAGE COURT LOT 3 RESIDENTIAL DUPLEX LOT 4 RESIDENTIAL DUPLEX LOT 5 RESIDENTIAL DUPLEX LOT 6 RESIDENTIAL DUPLEX LOT 7 RESIDENTIAL DUPLEX TOTAL LOT 8 RESIDENTIAL DUPLEX LOT 9 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 OPEN/COMMON PARCEL B OPEN/COMMON PARCEL A R-O-W TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT TBD SAGE COURT RESIDENTIAL DUPLEX RESIDENTIAL DUPLEX RESIDENTIAL DUPLEX RESIDENTIAL DUPLEX RESIDENTIAL DUPLEX RESIDENTIAL DUPLEX 9,801 S.F.±/0.225 AC.± 7,279 S.F.±/0.167 AC.± 8,637 S.F.±/0.198 AC.± 8,985 S.F.±/0.206 AC.± 7,838 S.F.±/0.180 AC.± 7,767 S.F.±/0.178 AC.± 7,524 S.F.±/0.172 AC.± 7,152 S.F.±/0.164 AC.± 7,444 S.F.±/0.171 AC.± 8,173 S.F.±/0.187 AC.± 8,897 S.F.±/0.204 AC.± 8,994 S.F.±/0.206 AC.± 8,507 S.F.±/0.195 AC.± 21,120 S.F.±/0.485 AC.± 36,448 S.F.±/0.838 AC.± 9,866 S.F.±/0.227 AC.± 184,848 S.F.±/4.243 AC.± OPEN SPACE COMMON AREA PARCEL A 36,448 S.F.± N 79°46'03" E 8 7 . 3 8 ' S 2 9 ° 2 3 ' 0 3 " E 3 0 8 . 3 7 ' S 2 9 ° 2 3 ' 0 3 " E 4 4 0 . 2 0 ' S 5 3 ° 1 6 ' 4 3 " E 3 6 . 2 9 ' S 1 4 ° 3 4 ' 3 5 " E 8 4 . 7 9 ' S 82°16'09" W 45.30' N 2 9 ° 0 2 ' 4 5 " W 1 6 6 . 9 8 ' ∆=19°07'06" R=1635.67' L=545.79' ChB=S16°06'57"E ChL=543.26' N 0 6 ° 3 3 ' 2 4 " W 1 3 5 . 3 4 ' GOLDE N B E A R D R I V E ASPHAL T R O A D (R.O.W . W I D T H V A R I E S ) C O U N T Y R O A D N O . 1 0 9 A S P H A L T R O A D ( 6 0 ' R . O . W . ) N 0 4 ° 5 3 ' 3 9 " E 1 5 0 . 0 3 ' N 2 0 ° 3 5 ' 5 8 " W 3 9 4 . 3 0 ' OWNER: SPIRIT REALTY, L.P. REC. NO. 664580 & 965341 EXISTING LAND USE: GOLF COURSE PARCEL 9 ZONE DISTRICT: GOLF COURSE ZONE DISTRICT S S D SEWER MANHOLE RIM = 6069.85' NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.03' ABOVE GROUND TBM = 6071.10' NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.10' BELOW GROUND NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.03' BELOW GROUND NO. 5 REBAR FOUND 0.10' BELOW GROUND NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.06' BELOW GROUND NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.11' BELOW GROUND SEWER MANHOLE RIM = 6080.98' NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND FLUSH WITH ASPHALT NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.05' BELOW GROUND N 20°41'20" W 11.95' NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND FLUSH WITH GROUND STORM MANHOLE RIM = 6073.90' NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.06' ABOVE GROUND NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.12' ABOVE GROUND WHENCE THE WEST QUARTER CORNER OF SEC. 20 BEARS S57°23'01"E 5194.26' NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.25' BELOW GROUND BEARS N 07°47'39" W 20.61' NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.20' BELOW GROUND BASIS OF BEARINGS NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP P.L.S. NO. 15710 FOUND 0.20' BELOW GROUND NO. 5 REBAR AND 1.25" YELLOW PLASTIC CAP ILLEGIBLE FOUND 0.18' BELOW GROUND S 74°11'52" E 10.61' NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.08' BELOW GROUND NO. 5 REBAR AND 1.25" BLUE PLASTIC CAP P.L.S. NO. 38388 FOUND 0.15' BELOW GROUND C O U N T Y R O A D N O . 1 0 9 A S P H A L T R O A D ( 6 0 ' R . O . W . ) ∆=3°12'05" R=814.50' L=45.51' ChB=S75°32'33"W ChL=45.50' ∆=8°19'43" R=199.75' L=29.04' ChB=N78°06'20"E ChL=29.01' ∆=17°39'48" R=200.25' L=61.73' ChB=S73°26'16"W ChL=61.49' ∆=3°47'10" R=833.67' L=55.09' ChB=S62°42'47"W ChL=55.08' ∆=46°19'43" R=47.50' L=38.41' ChB=N83°58'56"E ChL=37.37' S 52 ° 1 5 ' 2 4 " W 8 1 . 9 8 ' S 0 6 ° 3 3 ' 2 4 " E 9 1 . 5 8 ' 2 2 . 5 5 ' N 52 ° 1 5 ' 2 4 " E 1 2 0 . 9 9 ' SEE P L A T N O T E # 8 N 2 1 ° 3 3 ' 5 5 " W 7 3 . 2 1 ' 5 0 . 6 6 ' 1 0 1 . 0 7 ' 7.54' 6 6 . 9 3 ' 3 9 . 9 0 ' 1 9 . 7 4 ' 5 7 . 7 4 ' 6 8 . 8 1 ' 8 1 . 7 3 ' 6 4 . 0 6 ' 6 6 . 0 6 ' 8 2 . 0 6 ' S 60° 3 6 ' 5 7 " W 9 9 . 9 9 ' N 1 4 ° 4 3 ' 1 7 " W 1 3 5 . 6 9 ' S 60° 3 6 ' 5 7 " W 1 1 7 . 5 1 ' SEE P L A T N O T E # 8 N 60° 3 6 ' 5 7 " E 1 3 9 . 4 6 ' S 51 ° 3 7 ' 5 3 " W 1 2 4 . 9 6 ' SEE P L A T N O T E # 8 S 53 ° 1 2 ' 0 3 " W 1 1 2 . 6 0 ' S 65° 1 9 ' 1 5 " W 1 1 0 . 8 3 ' SEE P L A T N O T E # 8 N 60° 3 6 ' 5 7 " E 1 0 8 . 9 5 ' S 60° 3 6 ' 5 7 " W 1 0 7 . 5 9 ' SEE P L A T N O T E # 8 S 73°14 ' 2 0 " W 1 0 2 . 4 8 ' 27.00' 6 9 . 1 8 ' N 1 4 ° 4 3 ' 1 7 " W 1 3 5 . 6 9 ' 1 7 . 6 1 ' 4 8 . 9 0 ' C1 C2 C3 C4C5 C 6 C 7 C8 C10 C11 C12 C13 C1 4 C 1 5 C 1 6 C17 C18 C 2 0 C21 C22 C 2 3 C 2 4 N 3 0 ° 3 3 ' 5 4 " W 2 1 2 . 9 3 ' S 3 0 ° 3 3 ' 5 4 " E 2 3 1 . 1 1 ' 7 1 . 3 9 ' 7 8 . 4 1 ' 6 3 . 1 3 ' N 63° 4 0 ' 0 8 " E 1 0 1 . 9 6 ' N 62° 1 8 ' 4 9 " E 1 0 7 . 6 6 ' SEE P L A T N O T E # 8 N 59° 2 6 ' 0 6 " E 1 1 1 . 7 4 ' N 59° 2 6 ' 0 6 " E 1 1 5 . 1 9 ' SEE P L A T N O T E # 8 S 59 ° 2 6 ' 0 6 " W 1 2 2 . 3 1 ' 7 8 . 6 2 ' 8 3 . 9 2 ' 7 9 . 4 4 ' 7 0 . 8 7 ' S 2 8 ° 1 9 ' 1 3 " E 1 5 0 . 3 1 ' S 2 7 ° 4 1 ' 1 1 " E 1 6 2 . 5 4 ' S 4 1 ° 4 8 ' 5 6 " E 1 1 1 . 9 1 ' 6 7 . 5 5 ' 4 4 . 3 6 ' C 1 9 5 8 . 1 3 ' 7 3 . 1 7 ' 6 6 . 0 7 ' 3 1 . 4 3 ' 27' 5' N 4 1 ° 4 8 ' 5 6 " W 2 7 . 0 7 ' 20 ' LOT 10 7,444 SQ. FT. ± TBD SAGE COURT LOT 9 7,152 SQ. FT. ± TBD SAGE COURT LOT 8 7,524 SQ. FT. ± TBD SAGE COURT LOT 7 7,767 SQ. FT. ± TBD SAGE COURT LOT 6 7,838 SQ. FT. ± TBD SAGE COURT LOT 5 8,985 SQ. FT. ± TBD SAGE COURT LOT 4 8,637 SQ. FT. ± TBD SAGE COURT LOT 3 7,279 SQ. FT. ± TBD SAGE COURT LOT 2 9,801 SQ. FT. ± TBD SAGE COURT LOT 11 8,173 SQ. FT. ± TBD SAGE COURT LOT 12 8,897 SQ. FT. ± TBD SAGE COURT LOT 13 8,994 SQ. FT. ± TBD SAGE COURT LOT 14 8,507 SQ. FT. ± TBD SAGE COURT S A G E S C O U R T P R O P O S E D 2 7 ' R . O . W . 2 1 , 1 2 0 S . F . ± S A G E S C O U R T P R O P O S E D 2 7 ' R - O - W 2 1 , 1 2 0 S . F . ± N 48°11'04" E 6.41' N 41°48'56" W 11.44' 5.10' S 58°13'33" E 23.57' 2.31' S 19°25'34" E 12.76' LOT 1 10,416 SQ. FT. ± TBD SAGE COURT OPEN SPACE COMMON AREA PARCEL B 9,866 S.F.± OWNER: ASPEN GLEN GOLF COMPANY REC. NO. 470710 EXISTING LAND USE: VACANT ZONING: 2-ACRE RESIDENTIAL ZONE DISTRICT OWNER: SPIRIT REALTY, L.P. REC. NO. 664580 & 965341 EXISTING LAND USE: GOLF COURSE PARCEL 9 ZONE DISTRICT: GOLF COURSE ZONE DISTRICT OWNER: SPIRIT REALTY, L.P. REC. NO. 507374 & 965341 EXISTING LAND USE: GOLF COURSE PARCEL 8 ZONE DISTRICT: GOLF COURSE ZONE DISTRICT 82.86' 19.62' 9 2 . 9 3 ' S 75°16'43" W 32.10' OVERALL C 9 CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 ARC LENGTH 49.85' 11.88' 15.12' 13.91' 38.21' 43.34' 45.14' 15.43' 8.00' 86.44' 13.46' 72.98' 74.61' 44.21' 31.45' 20.04' 11.40' 18.36' 32.10' 29.32' 2.78' 63.32' 31.77' RADIUS 200.25' 200.25' 199.75' 199.75' 22.50' 66.50' 93.50' 93.50' 93.50' 47.50' 47.50' 47.50' 47.50' 93.50' 66.50' 66.50' 67.11' 93.50' 66.50' 66.50' 66.50' 93.50' 23.03' DELTA ANGLE 14°15'52" 3°23'57" 4°20'17" 3°59'26" 97°17'40" 37°20'32" 27°39'39" 9°27'13" 4°53'58" 104°16'03" 16°13'58" 88°02'05" 90°00'00" 27°05'39" 27°05'39" 17°16'05" 9°44'11" 11°15'02" 27°39'39" 25°15'43" 2°23'57" 38°48'00" 79°02'19" CHORD BEARING S71°44'18"W S80°34'12"W N80°06'03"E N75°56'12"E N27°50'53"E N39°33'17"W S44°23'44"E S53°29'57"E S33°00'53"E N82°41'56"W S38°40'53"E S89°11'06"W N03°11'04"E N28°16'07"W S28°16'07"E N23°21'19"W N36°54'09"W N36°11'25"W S44°23'44"E N43°11'46"W S57°01'35"E N38°49'34"W S60°10'07"E CHORD LENGTH 49.73' 11.88' 15.12' 13.91' 33.78' 42.58' 44.70' 15.41' 7.99' 75.00' 13.41' 66.01' 67.18' 43.80' 31.15' 19.97' 11.39' 18.33' 31.79' 29.08' 2.78' 62.11' 29.31' NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. ByNO.Date Project NO.RevisionDrawn By: Checked By: Date: Computer File: P.O. Box 1746 Rifle, CO 81650 Phone (970) 625-1954 Fax (970) 579-7150 www.peaksurveyinginc.com S NW E P e a k S u r v ey ing, Inc. Es t . 2 0 0 7 24129 2 OF 3 IRONWOOD AG-SAGES LLC GARFIELD COUNTY, COLORADO PRELIMINARY PLAT UNPLATTED PAR - ASPEN GLEN PUD TBD GOLDEN BEAR DRIVE SMS JRN AUGUST 27, 2025 129.DWG N E S W 0 30 60 90 120 150 180 210 240 270 300 330 P e ak S u r v e y i n g , I n c . 040 40 80 16020 PRE L I M PRELIMINARY PLAT SAGES AT ASPEN GLEN P.U.D. UNPLATTED PARCEL ASPEN GLEN PUD SITUATED WITHIN SECTION 13, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN COUNTY OF GARFIELD, STATE OF COLORADO EXISTING TOPOGRAPHY BOUNDARY, AND PROPOSED LOTS N 79°46'03" E 8 7 . 3 8 ' S 2 9 ° 2 3 ' 0 3 " E 3 0 8 . 3 7 ' S 2 9 ° 2 3 ' 0 3 " E 4 4 0 . 2 0 ' S 5 3 ° 1 6 ' 4 3 " E 3 6 . 2 9 ' S 1 4 ° 3 4 ' 3 5 " E 8 4 . 7 9 ' S 82°16'09" W 45.30' N 2 9 ° 0 2 ' 4 5 " W 1 6 6 . 9 8 ' ∆=19°07'06" R=1635.67' L=545.79' ChB=S16°06'57"E ChL=543.26' N 0 6 ° 3 3 ' 2 4 " W 1 3 5 . 3 4 ' GOLF COURSE CORRIDOR EASEMENT 3 PER RECEPTION NO. 665693 VACATED BY REC. NO. __________ GOLF COURSE CORRIDOR EASEMENT 2 PER RECEPTION NO. 665693 VACATED BY REC. NO. _______________ 7.5' UTILITY, DRAINAGE, AND IRRIGATION EASEMENT PER RECEPTION NO. 665695 25' DRAINAGE EASEMENT PER RECEPTION NO. 664580 N 0 4 ° 5 3 ' 3 9 " E 1 5 0 . 0 3 ' N 2 0 ° 3 5 ' 5 8 " W 3 9 4 . 3 0 ' N 20°41'20" W 11.95' S 74°11'52" E 10.61' ∆=3°12'05" R=814.50' L=45.51' ChB=S75°32'33"W ChL=45.50' ∆=8°19'43" R=199.75' L=29.04' ChB=N78°06'20"E ChL=29.01' ∆=17°39'48" R=200.25' L=61.73' ChB=S73°26'16"W ChL=61.49' ∆=3°47'10" R=833.67' L=55.09' ChB=S62°42'47"W ChL=55.08' ∆=46°19'43" R=47.50' L=38.41' ChB=N83°58'56"E ChL=37.37' S 52 ° 1 5 ' 2 4 " W 8 1 . 9 8 ' S 0 6 ° 3 3 ' 2 4 " E 9 1 . 5 8 ' 2 2 . 5 5 ' N 52 ° 1 5 ' 2 4 " E 1 2 0 . 9 9 ' SEE P L A T N O T E # 8 N 2 1 ° 3 3 ' 5 5 " W 7 3 . 2 1 ' 5 0 . 6 6 ' 1 0 1 . 0 7 ' 7.54' 6 2 . 5 8 ' 6 6 . 9 3 ' 3 9 . 9 0 ' 1 9 . 7 4 ' 5 7 . 7 4 ' 6 8 . 8 1 ' 8 1 . 7 3 ' 6 4 . 0 6 ' 6 6 . 0 6 ' 8 2 . 0 6 ' S 60° 3 6 ' 5 7 " W 9 9 . 9 9 ' N 1 4 ° 4 3 ' 1 7 " W 1 3 5 . 6 9 ' S 60° 3 6 ' 5 7 " W 1 1 7 . 5 1 ' SEE P L A T N O T E # 8 N 60° 3 6 ' 5 7 " E 1 3 9 . 4 6 ' S 51 ° 3 7 ' 5 3 " W 1 2 4 . 9 6 ' SEE P L A T N O T E # 8 S 53 ° 1 2 ' 0 3 " W 1 1 2 . 6 0 ' S 65° 1 9 ' 1 5 " W 1 1 0 . 8 3 ' SEE P L A T N O T E # 8 N 60° 3 6 ' 5 7 " E 1 0 8 . 9 5 ' S 60° 3 6 ' 5 7 " W 1 0 7 . 5 9 ' SEE P L A T N O T E # 8 S 73°14 ' 2 0 " W 1 0 2 . 4 8 ' 6 9 . 1 8 ' N 1 4 ° 4 3 ' 1 7 " W 1 3 5 . 6 9 ' 1 7 . 6 1 ' 4 8 . 9 0 ' C1 C2 C3 C4C5 C 6 C 7 C8 C10 C11 C12 C13 C1 4 C 1 5 C 1 6 C17 C18 C 2 0 C21 C22 C 2 3 C 2 4 N 3 0 ° 3 3 ' 5 4 " W 2 1 2 . 9 3 ' S 3 0 ° 3 3 ' 5 4 " E 2 3 1 . 1 1 ' 7 1 . 3 9 ' 7 8 . 4 1 ' 6 3 . 1 3 ' N 63° 4 0 ' 0 8 " E 1 0 1 . 9 6 ' N 62° 1 8 ' 4 9 " E 1 0 7 . 6 6 ' SEE P L A T N O T E # 8 N 59° 2 6 ' 0 6 " E 1 1 1 . 7 4 ' N 59 ° 2 6 ' 0 6 " E 1 1 5 . 1 9 ' SEE P L A T N O T E # 8 S 59° 2 6 ' 0 6 " W 1 2 2 . 3 1 ' 7 8 . 6 2 ' 8 3 . 9 2 ' 7 9 . 4 4 ' 7 0 . 8 7 ' S 2 8 ° 1 9 ' 1 3 " E 1 5 0 . 3 1 ' S 2 7 ° 4 1 ' 1 1 " E 1 6 2 . 5 4 ' S 4 1 ° 4 8 ' 5 6 " E 1 1 1 . 9 1 ' 6 7 . 5 5 ' 4 4 . 3 6 ' C 1 9 5 8 . 1 3 ' 7 3 . 1 7 ' 6 6 . 0 7 ' 3 1 . 4 3 ' 7 . 5 ' 20' 20' 7 . 5 ' 6 ' 20' 7 . 5 ' 20' 27' 5' N 4 1 ° 4 8 ' 5 6 " W 2 7 . 0 7 ' 7 . 5 ' 7 . 5 ' 20' 10' 20' 20' 20' 20' 20' 2 0 ' 20' 20' 2 0 ' 2 0 ' 20' 7.5' 7 . 5 ' 7.5' 20' 20 ' 20' 20' 10' 10' 10' 1 0 ' 10' 10' 6 ' 6 ' 10' DRAINAGE EASEMENT PER THIS PLAT (TYP.) 10' DRAINAGE EASEMENT PER THIS PLAT (TYP.) 10' DRAINAGE EASEMENT PER THIS PLAT (TYP.) 7.5' BUILDING SETBACK PER THIS PLAT (TYP.) 7.5' BUILDING SETBACK PER THIS PLAT (TYP.) 20' BUILDING SETBACK PER THIS PLAT (TYP.) 20' BUILDING SETBACK PER THIS PLAT (TYP.) 20' BUILDING SETBACK PER THIS PLAT (TYP.) 20' BUILDING SETBACK PER THIS PLAT (TYP.) 7.5' SIDE YARD SETBACK PER THIS PLAT (TYP.) LOT 10 7,444 SQ. FT. ± TBD SAGE COURT LOT 9 7,152 SQ. FT. ± TBD SAGE COURT LOT 8 7,524 SQ. FT. ± TBD SAGE COURT LOT 7 7,767 SQ. FT. ± TBD SAGE COURT LOT 6 7,838 SQ. FT. ± TBD SAGE COURT LOT 5 8,985 SQ. FT. ± TBD SAGE COURT LOT 4 8,637 SQ. FT. ± TBD SAGE COURT LOT 3 7,279 SQ. FT. ± TBD SAGE COURT LOT 2 9,801 SQ. FT. ± TBD SAGE COURT LOT 11 8,173 SQ. FT. ± TBD SAGE COURT LOT 12 8,897 SQ. FT. ± TBD SAGE COURT LOT 13 8,994 SQ. FT. ± TBD SAGE COURT LOT 14 8,507 SQ. FT. ± TBD SAGE COURT S A G E S C O U R T P R O P O S E D 2 7 ' R . O . W . 2 1 , 1 2 0 S . F . ± S A G E S C O U R T P R O P O S E D 2 7 ' R - O - W 2 1 , 1 2 0 S . F . ± 25' DRAINAGE EASEMENT PER THIS PLAT (TYP.) 20' DRAINAGE EASEMENT PER THIS PLAT (TYP.) N 48°11'04" E 6.41' N 41°48'56" W 11.44' S 58°13'33" E 23.57' 2.31' S 19°25'34" E 12.76' 20' BUILDING SETBACK PER THIS PLAT (TYP.) 1 0 ' F R O N T U T I L I T Y A N D D R A I N A G E E A S E M E N T P E R T H I S P L A T ( T Y P . ) 10' FRONT UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) 7 . 5 ' 7 . 5 ' 7 . 5 ' 7 . 5 ' LOT 1 10,416 SQ. FT. ± TBD SAGE COURT OPEN SPACE COMMON AREA PARCEL A 36,448 S.F.± OPEN SPACE COMMON AREA PARCEL B 9,866 S.F.± 12' ACCESS EASEMENT FOR THE BENEFIT OF LOT 1 PER THIS PLAT 12' 10' DRAINAGE EASEMENT PER THIS PLAT 6' DRAINAGE EASEMENT PER THIS PLAT 6' DR A I N A G E E A S E M E N T PER T H I S P L A T 6' DR A I N A G E E A S E M E N T PER T H I S P L A T 10' 10' 10' 1 0 ' 10' 10 . 5 ' 9. 6 8 ' 11 . 0 0 ' 2. 8 9 ' 1 1 5 . 7 6 ' 5 1 . 2 2 ' 13' 13' 10 ' C 2 8 C 2 9 C 3 0 C 3 1 N 73°21 ' 1 0 " E 36.09' 4 0 . 4 3 ' C 3 2C33 C3 4 C 3 5 C36 C37 30' ACCESS AND UTILITY EASEMENT FOR RFWSD PER THIS PLAT (TYP.) UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) 10' UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) 1 0 '10' 1 2 . 6 4 ' S 6 6 ° 2 5 ' 1 6 " E 7 1 . 7 8 ' N 6 6 ° 2 5 ' 1 6 " W 6 2 . 2 9 ' 5 4 . 5 3 ' 3 0 . 2 6 ' S 72° 2 2 ' 2 1 " E 8 7 . 2 2 ' 17.71 ' 82.86' 19.62' 69.51 ' S 2 0 ° 0 3 ' 0 5 " W 30 . 0 0 ' L1 L 2L3 L4 L5 L6 L7 L8 70. 1 5 ' 1.63' 0.30' 10.16' 81.7 6 ' 16.3 1 ' L 9 L10 L1 1 L 1 2 L13 5.10' 12.27' L14 L15 L16 50.5 4 ' 13.14' 1.59' 29.1 7 ' 24.5 7 ' 77.1 6 ' 76.48' 23.51' 9 2 . 9 3 ' 10.18' 20.17' 10' UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) S 75°16'43" W 32.10' OVERALL 12.5 0 ' 10.4 2 ' L 1 7 L 1 8 L 1 9 L 2 0 10' UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) 10' UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) EASEMENT PER THIS PLAT (TYP.) UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) 10' UTILITY AND DRAINAGE EASEMENT PER THIS PLAT (TYP.) C 9 CURVE TABLE CURVE # C1 C2 C3 C4 C5 C6 C7 C8 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C28 C29 C30 C31 C32 C33 C34 C35 C36 C37 ARC LENGTH 49.85' 11.88' 15.12' 13.92' 38.21' 43.34' 45.14' 15.42' 8.00' 86.44' 13.46' 72.98' 74.61' 44.21' 31.45' 20.04' 11.40' 18.36' 32.10' 29.32' 2.78' 63.32' 31.77' 99.49' 27.92' 45.40' 372.98' 4.21' 32.60' 47.39' 20.30' 35.15' 10.36' RADIUS 200.25' 200.25' 199.75' 199.75' 22.50' 66.50' 93.50' 93.50' 93.50' 47.50' 47.50' 47.50' 47.50' 93.50' 66.50' 66.50' 67.11' 93.50' 66.50' 66.50' 66.50' 93.50' 23.03' 1635.67' 1635.67' 1635.67' 1635.67' 37.50' 37.50' 34.50' 56.50' 814.50' 814.50' DELTA ANGLE 14°15'51" 3°23'57" 4°20'17" 3°59'26" 97°17'40" 37°20'32" 27°39'39" 9°27'12" 4°53'58" 104°16'03" 16°13'58" 88°02'05" 90°00'00" 27°05'39" 27°05'39" 17°16'05" 9°44'11" 11°15'02" 27°39'39" 25°15'42" 2°23'57" 38°48'00" 79°02'19" 3°29'06" 0°58'41" 1°35'25" 13°03'54" 6°25'33" 49°48'23" 78°42'21" 20°34'55" 2°28'21" 0°43'44" CHORD BEARING S71°44'18"W S80°34'12"W N80°06'03"E N75°56'12"E N27°50'53"E N39°33'17"W S44°23'44"E S53°29'57"E S33°00'53"E N82°41'56"W S38°40'53"E S89°11'06"W N03°11'04"E N28°16'07"W S28°16'07"E N23°21'19"W N36°54'09"W N36°11'25"W S44°23'44"E N43°11'46"W S57°01'35"E N38°49'34"W S60°10'07"E S08°17'57"E S10°31'50"E S11°48'53"E S19°08'33"E N55°50'00"W S86°00'19"W S02°27'45"E S40°51'22"E S75°10'42"W S76°46'44"W CHORD LENGTH 49.73' 11.88' 15.12' 13.91' 33.78' 42.58' 44.70' 15.41' 7.99' 75.00' 13.41' 66.01' 67.18' 43.80' 31.15' 19.97' 11.39' 18.33' 31.79' 29.08' 2.78' 62.11' 29.31' 99.47' 27.92' 45.40' 372.17' 4.20' 31.58' 43.75' 20.19' 35.15' 10.36' C9 21.72'93.50' 13°18'29"S42°07'06"E 21.67' LINE TABLE LINE #BEARING DISTANCE NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. ByNO.Date Project NO.RevisionDrawn By: Checked By: Date: Computer File: P.O. Box 1746 Rifle, CO 81650 Phone (970) 625-1954 Fax (970) 579-7150 www.peaksurveyinginc.com S NW E P e a k S u r v ey ing, Inc. Es t . 2 0 0 7 24129 3 OF 3 IRONWOOD AG-SAGES LLC GARFIELD COUNTY, COLORADO PRELIMINARY PLAT UNPLATTED PAR - ASPEN GLEN PUD TBD GOLDEN BEAR DRIVE SMS JRN AUGUST 27, 2025 129.DWG N E S W 0 30 60 90 120 150 180 210 240 270 300 330 P e ak S u r v e y i n g , I n c . 040 40 80 16020 PRE L I M PRELIMINARY PLAT SAGES AT ASPEN GLEN P.U.D. UNPLATTED PARCEL ASPEN GLEN PUD SITUATED WITHIN SECTION 13, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN COUNTY OF GARFIELD, STATE OF COLORADO EXISTING EASEMENTS BUILDING SETBACKS, AND PROPOSED EASEMENTS Sages Development Preliminary Plan Engineering Report June 6, 2025 Revised August 15, 2025 Prepared By: Jay Engstrom, P.E. Crystal River Civil, LLC Carbondale, CO 81623 jay@crystalrivercivil.com (970)510-5312 Exhibit 6 Crystal River Civil LLC 970.510.5312 Page 2 of 16 Table of Contents 1.0 Existing Conditions ......................................................................................................... 3 1.1 Site Description .......................................................................................................... 3 1.2 Existing Soils .............................................................................................................. 4 1.3 Existing Drainage ....................................................................................................... 4 1.4 Existing Utilities .......................................................................................................... 5 1.5 Existing Site Hazards .................................................................................................. 5 2.0 Proposed Conditions ...................................................................................................... 5 2.1 Project Description ..................................................................................................... 5 2.2 Slope Development .................................................................................................... 6 2.3 Development In Corrosive Soils .................................................................................. 7 2.4 Proposed Easements ................................................................................................. 7 3.0 Access ............................................................................................................................ 8 3.1 Access Summary ........................................................................................................ 8 3.2 Roadway Standards ................................................................................................... 8 3.3 Emergency Use .......................................................................................................... 9 4.0 Drainage ......................................................................................................................... 9 4.1 Proposed Drainage ..................................................................................................... 9 4.2 Drainage Basins ......................................................................................................... 9 4.2.1 On-site Basins ........................................................................................................ 9 4.2.2 Off-site Basins .......................................................................................................10 4.3 Hydrologic Criteria .....................................................................................................10 4.3.1 Runoff Calculation Method .....................................................................................10 4.3.2 Sub Basin Analysis ................................................................................................12 4.4 Hydraulic Criteria .......................................................................................................13 4.4.1 Inlets ......................................................................................................................13 4.5 Pipes .........................................................................................................................14 4.6 Stormwater Detention ................................................................................................14 5.0 Utilities ...........................................................................................................................14 5.1 Water .........................................................................................................................14 5.2 Sanitary Sewer ..........................................................................................................15 5.3 Shallow Utilities .........................................................................................................15 6.0 Appendix .......................................................................................................................16 Crystal River Civil LLC 970.510.5312 Page 3 of 16 1.0 Existing Conditions 1.1 Site Description The subject parcel being discussed in this report is documented as Garfield County parcel #239513400405 in Carbondale, Colorado and is described as an “Unplatted Parcel in the Aspen Glen P.U.D. Situated Within Section 13, Township 7 South, Range 89 West Of The 6th Principal Meridan”. The site is located northwest of Carbondale town limits, just north of the intersection of Bald Eagle Way and County Road 109. It shares boundaries with Aspen Glen Golf Course to the north and the east, and Bald Eagle Way and County Road 109 right-of-ways to the south and the west. Aspen Glen Golf Company owns an undeveloped parcel on the other side of County Road 109, and the Aspen Glen Golf Course extends further south on the other side of Bald Eagle Way. Sages Vicinity Map The subject property is currently undeveloped. This parcel is within the Aspen Glen Subdivision since the early 1990s and has been prepared for future residential use. It is within the Aspen Glen PUD Club Villa Acre Residential Zone District and is subject to the Aspen Glen Development Standards. Throughout the development of Aspen Glen, the subject property has had several alterations that impact the design. A large berm has been constructed along County Road 109, allowing for additional separation from the road as well as off-site drainage mitigation. The high point of the berm follows along the westernmost property line, where grades extend down to the east at around 3:1 slopes to what appears to be the historic grade. From construction of Bald Eagle Way at the intersection with County Road 109, additional grading occurred along the south side of the property. This fill area has been graded at around 3:1 slope down to the flat area of the site. Other Site Crystal River Civil LLC 970.510.5312 Page 4 of 16 than these manipulated areas, the majority of the property is a gradual slope to the northeast ranging from 2.5 percent to 5 percent. An existing golf cart path follows the eastern property line, where it extends onto the subject property in several locations within a Golf Course Corridor Easement as shown on the survey. A survey has been completed by SGM and is included with this submittal. Refer to this survey for additional information. 1.2 Existing Soils A preliminary Geotechnical Engineering Report has been provided by RJ Engineering, and has been included with this submittal (Appendix D). Three investigative borings were completed, and previous studies were utilized for the geotechnical analysis. Silt and clay were observed to 23 to 25 feet underlain by gravel and cobble soils to the maximum explored depth of 28 feet. Due to collapsible soils encountered in the geotechnical borings, any site development must account for additional grading requirements and design constraints to minimize movement and differential settling. Stormwater ponding must be avoided and not occur on the site, and more than adequate drainage away from structures and infrastructure is necessary. All backfill must be compacted to meet the geotech’s requirements, and downspouts and drains must be released beyond the limits of backfill. This has additional construction implications for vehicle access, parking areas, patios, and utilities, and requires deep foundations for all proposed structures. Additional Geohazards were discussed, which are discussed in Section 1.5, Existing Site Hazards, of this engineering report. 1.3 Existing Drainage As the subject property was part of the development of Aspen Glen, the property has been included as part of the Drainage Master Plan for the subdivision. Future expansion on this site was accounted for in the original drainage report from 1993, as well as mitigation of off-site basins. Drainage infrastructure has been installed on the subject property for conveyance of a large uphill drainage basin to the west and runoff from Couty Road 109. Inlets were installed at low points on either side of County Road 109, collecting runoff within the roadside swales and the uphill drainage basin. A 30-inch corrugated metal pipe (CMP) culvert extends through the northern third of the subject property. This pipe continues to the east under the golf course and is considered part of the Aspen Glen drainage system. An additional culvert was installed under County Road 109 just north of the intersection with Bald Eagle Way. This infrastructure was not shown within the original Drainage Master Plan, and it collects a small drainage basin uphill from the road as well as a small area of County Road 109. The culvert daylights just southwest of the site and flows onto the subject property. The stormwater from this infrastructure currently disperses and sheet flows through the site. Kaiser Sievers Ditch previously flowed through the subject property, and mapping software shows the ditch alignment through the site. This is not accurate, as the ditch has been realigned throughout the Aspen Glen subdivision. This was discussed in the original drainage report and has been implemented. Crystal River Civil LLC 970.510.5312 Page 5 of 16 1.4 Existing Utilities Currently there are no utilities extending to the subject property under investigation, but infrastructure has been installed immediately south to accommodate future development. Domestic water and sanitary sewer mains owned and managed by Roaring Fork Water and Sanitation District, or RFWSD, are located in the Bald Eagle Way right-of-way. A capped 8-inch water extension off an 8-inch main supposedly exists along the southern property line to utilize for the site. An existing sanitary sewer manhole is located to the southeast of the site. Shallow utilities, including communications, gas, and electric, are all located within Bald Eagle Way right- of-way just north of the curb and gutter system. 1.5 Existing Site Hazards There are no mapped hazards on the subject property that will need to be mitigated for. From the geotechnical investigation discussed in Section 1.2, a minor risk of slope instability, rockfall, and debris flow was mentioned but was deemed negligible for development. Sink holes are possible due to the soils, but the risk of them were classified as low to moderate and no indications of active sinkholes were observed. It is clarified within the report that a site-specific investigation regarding sink holes is not warranted at this time. 2.0 Proposed Conditions 2.1 Project Description The proposed development of the subject property consists of 7 duplexes, totaling 14 residential units. Each unit will be located on a subdivided lot, which will be accessed from an interior road extending north from Bald Eagle Way. Open space is provided in multiple locations throughout the site (see Sheet C.03 of the Civil Drawing Set), and necessary utilities will be extended through the development to service each residence. The site layout has been developed utilizing the Aspen Glen PUD Guide and Aspen Glen Master Design Guidelines to meet all requirements for a new development in the Club Villa Acre Residential Zone District. The subject property will be regraded to accommodate the proposed residences. Several retaining walls will be necessary to transition into the existing berm on the west side of the property. Due to the poor soils, it was a requirement to ensure that adequate drainage was provided around each building. Landscape areas all slope to a proposed drainage conveyance system, via piping or at grade swales. The portion of the existing golf cart path that extends onto the subject property will be realigned to stay within the golf course property and the easements will be abandoned. It is a priority for this development to maintain separation from the golf course, as well as minimizing impacts to the berm following County Road 109, so only a narrow corridor could be utilized for development. This parcel has been included within the planning process for Aspen Glen, and the road and utility extensions were included in the Aspen Glen Master Plan since the original plan submitted in 1993. The subject property has gone through several renditions of development proposals with a similar layout and has received prior land use approvals from Garfield County. Crystal River Civil LLC 970.510.5312 Page 6 of 16 2.2 Slope Development Per the Garfield County Land Use Code Section 7-207(F), development on slopes exceeding 20% grades must meet additional requirements and standards, and additional items are to be addressed for development on slopes exceeding 30%. The proposed site plan requires disturbance of existing slopes that meet these criteria in two areas on the subject property, as shown on Sheet C.05 of the civil set. The first area is the slope that was created from the construction of Bald Eagle Way along the southern property line. The second slope consists of the existing berm that follows County Road 109 along the western property line. These are both man-made slopes that exceed 30% and were created during the construction of the Aspen Glen Subdivision. Neither slopes show signs of significant erosion, and the existing hillsides are not long enough to have conflicts due to concentrated flows or be considered hazardous. The code requires a construction feasibility study be provided for developed areas exceeding 20%. This criterion has been satisfied by the grading and drainage plan provided in the civil set on sheets C.06 and C.07. The proposed design manages the disturbed slopes and verifies the constructability of the development. Retaining walls are proposed to create room for the units on lot 11 through 14 and to stabilize the steep slope in the area of the man-made berm along CR 109. The Land Use Code states that development is not to occur in slopes exceeding 30% except where development on these slopes cannot be avoided. It additionally requests that these disturbed slopes shall be confined to the minimum area for construction, and that development shall be designed to follow natural grade. Since nearly the entire frontage along Bald Eagle Way is encumbered by man-made slopes exceeding the 20% and 30% thresholds, any development of the property will require disturbance of the steep slopes to accommodate the access road and its intersection with Bald Eagle Way. Additional encroachment into the steep slopes associated with access drive will occur in the area to the west of Lots 3 and 4. Our grading analysis determined that the alignment of the access drive in this area is the best location to achieve the various site development objectives including controlling the grade of the roadway in relation to the unit driveways; minimizing visibility of the proposed units from CR 109; accommodating proper drainage; providing the required emergency vehicle turn-around; and attempting to balance cut and fill as much as possible. Slopes must be impacted for the development of the proposed access road. Disturbance of the band of man-made steep slopes along CR 109 is similarly unavoidable when considering Applicant's desire to minimize the visual impacts of units 11 through 14 by tucking them into the hillside while honoring the required 20-foot front yard setback from the proposed access road. It’s important to consider that the steep slopes present on the site are not natural features but are instead the man-made result of grading and fill done during the construction of County Road 109. Because these slopes were engineered and stabilized as part of a public infrastructure project, they differ materially from undisturbed natural slopes in both origin and function. Section 7-207(F) of the Garfield County Land Use Code is principally intended to limit development on natural steep slopes due to the inherent risk of erosion, instability, and visual impact. In contrast, the man-made slopes in the area along CR 109 are the result of road construction that was designed to specific engineering standards. Proof of the success of this design is the fact that there is little or no sign of erosion along the slope adjacent to the County Road. Crystal River Civil LLC 970.510.5312 Page 7 of 16 Therefore, disturbance of these man-made slopes should not be evaluated with the same level of restriction as would apply to natural terrain. In this case, the intent of the Slope Development standards - namely, to preserve natural landforms and reduce risk - is not compromised. Consequently, a more flexible interpretation of the standard is appropriate. 2.3 Development In Corrosive Soils Per the Garfield County Land Use Code Section 7-207-G, the applicant is required to demonstrate that the development cannot avoid areas with collapsible soils. Given the geotechnical borings were completed in 3 separate locations throughout the site and collapsible soils were encountered throughout, it is assumed the entire site will have to mitigate for corrosive soils. The grading plan shown on Sheets C.06 and C.07 in the civil set has been designed to account for necessary site drainage, ensuring stormwater is adequately conveyed away from proposed structures, backfill areas, and infrastructure. All site drainage is collected by a stormwater system that ties into the Aspen Glen stormwater system. No stormwater detention is proposed on the site, and no ponding is proposed to occur, as infiltration is to be minimized as much as possible. Any roof downspouts and drains are to be extended away from the structure to minimize infiltration within the backfilled areas. French drains are proposed to collect runoff from above the proposed retaining walls, and the swale conveying the offsite road drainage is proposed to be lined to minimize infiltration as well. No concentrated flows are proposed to flow down slopes, and flow lines within landscaped areas have been designed to convey runoff away from structure while maintaining a more gradual slope to minimize erosion. 2.4 Proposed Easements The proposed development on the subject property has existing and proposed drainage and utility infrastructure that require easements for maintenance and repairs. These have been addressed on the site plan, and can be found on sheets C.02, C.06 and C.07 in the civil set. These are also included on the preliminary plat provided by the surveyor. The existing corrugated metal pipe extending through the site that was installed during the construction of Aspen Glen was completed without an easement. In the event future maintenance and repairs are necessary, the proposed development includes an easement for the existing infrastructure. A 20-foot-wide easement is proposed along the pipe through Lot 2 and Lot 3, allowing for adequate access for repairs to the 30-inch culvert. The pipe has an estimated 30 to 36 inches of cover through the lots. The easement is offset, allowing for 10 feet centered over the pipe for excavation and layback, and an additional 10 feet offset to the south for access and staging. A 25-foot-wide easement allows for adequate access to the culvert through the HOA Open Space and the right-of-way. This additional width is required due to the depth of the culvert through the existing berm. This easement will be used as needed by the Aspen Glen PUD as well as the Aspen Glen Club, the owners of the property to the west of County Road 109. Drainage easements are proposed on Lots 1 through 14, allowing for the development’s drainage swales, inlets, pipes, and general stormwater conveyance systems to be maintained as intended. The widths vary throughout the subject property, pending the type of conveyance through the area, as shown in the drawings. Additionally, a five-foot utility and drainage easement is proposed along either side of the right-of-way. This will allow for any repairs or improvements to be completed, and provide an additional buffer for maintenance needs. Crystal River Civil LLC 970.510.5312 Page 8 of 16 3.0 Access 3.1 Access Summary The proposed road for the Sages development extends off Bald Eagle Way and extends just under 700 feet onto the subject property. A turnaround area has been provided at approximately 450 feet into the development to allow emergency and larger vehicles to turn around as necessary. The access meets the residential roadway standards for Aspen Glen and Garfield County. Bald Eagle Way is a main collector street for Aspen Glen and is second in the development only to the primary access along Highway 82. The access will be located just after the gate into Aspen Glen. A traffic analysis was developed by Dan Cokley of SGM for the development, verifying that there are no concerns regarding impacts to the surrounding streets. No auxiliary turn lanes for ingress or egress to the project are necessary, and the County Road 109 roadway capacity is adequate to carry the 20-year design volumes found in the study. Since the increase in traffic is less than the 20% threshold in the State Highway Access Code, a State Highway Access permit is not needed. The development of Aspen Glen was accounting for the development of this site, so the original design had implemented the necessary capacity for this expansion. The project is not proposing any pedestrian circulation, such as sidewalks or bike paths. There are no connections to any existing infrastructure in proximity to the development, and there are no sidewalks anywhere else in Aspen Glen. The golf cart path along the eastern property line is to be realigned on the Aspen Glen Golf Course property and off the subject property. This allows for additional separation between the proposed residences and the golf cart path. The path is not to be utilized for pedestrian access and is only to be used for the golf course. 3.2 Roadway Standards The road has been designed to meet the Aspen Glen Residential Road Section, and accounts for Garfield County Section 7-107 Roadway Standards as applicable. Two 11-foot-wide asphalt lanes with a concrete, rollover curb and gutter are proposed. The proposed right-of-way through the site does not meet the 50-foot standard for Garfield County, per Table 7-107, but meets the standard right-of-way width within Aspen Glen. The road is crowned with a 2 percent slope towards the curb and gutter from the road centerline, and the slope along the centerline alignment does not exceed 8 percent. A 200-foot separation from the proposed intersection with Bald Eagle Way and the intersection of County Road 109 and Bald Eagle Way is maintained per Standard 7-107.F.2. The T-Shaped turnaround is located approximately 450 feet into the development and is designed to meet the Garfield County Standard 7-107.F.5.b.2, maintaining a 50-foot turning radius. Snow storage is provided within the Open Space on the site and meets the county’s required 2.5 percent area equivalent to the access road per Section 7-305. Crystal River Civil LLC 970.510.5312 Page 9 of 16 Proposed residential driveways that transition into the proposed garages do not exceed 10 percent and are 18 feet wide. This allows for full access to the 2-car garage, as well as adequate parking for 2 vehicles outside of the garage. Four on-site parking spaces for each residence meet the requirements of Aspen Glen PUD Guidelines. No additional parking space is required for the development given the more than adequate parking. 3.3 Emergency Use The project has been reviewed by the Carbondale and Rural Fire Protection District, and the proposed access is adequate for emergency use. Three Fire hydrants are located along the access, maintaining the RFWSD Rules and Regulations Section 3.01 hydrant maximum spacing of 400 feet for medium density. The T-shaped turnaround allows for adequate circulation of emergency vehicles. 4.0 Drainage 4.1 Proposed Drainage The development maintains the existing drainage infrastructure on the site and will improve upon the on-site drainage. The existing culvert conveying the off-site basin will be maintained throughout and after construction. The small off-site basin to the southwest will be conveyed through the subject property and will connect into the existing culvert on the site. The subject property is to be regraded to allow for adequate drainage away from the proposed structures. 10 percent is maintained for a distance of 10 feet from the structure in landscaped areas, and adequate grade difference from the top of the foundation is accounted for in the design. All stormwater from the residences release into the right-of-way and into inlets or are conveyed via swales to at-grade drains surrounding the site. The proposed access road is designed to collect stormwater via curb inlets. The drainage system on the site conveys stormwater through pipes to the north and connects into the existing Aspen Glen stormwater system. The original Aspen Glen Drainage Master Plan accounted for this development within its drainage system and has adequate capacity to handle the additional runoff. A Drainage analysis drawing as well as a grading and drainage plan were developed by Crystal River Civil (CRC) and are contained within the civil drawing set on sheets C.04, C.06, and C.07. 4.2 Drainage Basins 4.2.1 On-site Basins The property has been analyzed as one on-site drainage basin, containing the entirety of the proposed development. The point of concentration for the basin is the connection into the existing 30-inch CMP culvert, as the basin is collected by multiple inlets. Basin 1 is comprised of 171,920 square feet and is 46 percent impervious. This basin includes drainage from the entire development, which includes the access road, driveways, the proposed roof structures, patios and surrounding landscaping. Runoff from the basin is conveyed via swales, curb and gutter, and sheet flowing conditions to inlets. These inlets release into a pipe Crystal River Civil LLC 970.510.5312 Page 10 of 16 network that conveys the runoff to the existing Aspen Glen drainage system. The system has been sized to convey a 100-year, 1-hour storm event. As per the 1993 Drainage Master Plan, the Aspen Glen drainage system has been sized to account for the drainage from this site and was designed to provide adequate conveyance and water quality treatment for the proposed development. 4.2.2 Off-site Basins The Aspen Glen Drainage Master Plan accommodated for an off-site basin to the west of the subject property. This information was utilized for the design of the culvert extending through the property. Crystal River Civil reviewed the conditions to ensure that the drainage infrastructure was adequate and that the existing conditions performed as designed in 1993. A small basin was not included in the Aspen Glen Drainage master plan and includes a small portion of County Road 109 and an area to the west that is collected by the roadside swale. This is released via a culvert near the southwest corner of the subject property. This basin, which contains 32,140 square feet and is 2 percent impervious, is labeled as OS1 on sheet C.04 of the included civil engineering plan drawings. Runoff from the basin is conveyed around the proposed structures to the south and is collected by the proposed drainage system. The basin that is collected by the large culvert extending through the site was analyzed within the Aspen Glen Drainage Master Plan. It was labeled as GP-6 in the master plan and consists of the uphill area above County Road 109 to the west and a portion of County Road 109. This basin is collected by roadside swales and directed to existing inlets and conveyed through the subject property via the 30-inch culvert. CRC ran an analysis of this basin to verify that the existing infrastructure through the subject property has capacity. The off-site basin is labeled as OS2 in the analysis, and is determined to contain 2,207,773 square feet and be 1 percent impervious. 4.3 Hydrologic Criteria 4.3.1 Runoff Calculation Method This analysis performed by Crystal River Civil uses procedures that have been standardized by the Urban Storm Drainage and Flood Control District’s Urban Storm Drainage Criteria Manual, or the USDCM, which is utilized by the City of Denver and its neighboring municipalities. Peak flows of the site have been calculated using the Rational Method to determine the impacts the proposed project has on the existing conditions, along with verifying the capacity of the proposed infrastructure. This method uses the analyzed basin’s area, soil type (soil type B per USDA Web Soil Survey Data, see Appendix B), percentage of imperviousness, time of concentration, and the historic storm data from NOAA Atlas 14 (see Appendix C) to determine the maximum flow rate from a specified storm event. The Rational Method uses the equation below to determine the Maximum Flow Rate: Q=CIA Where, Q is the peak stormwater runoff rate, in cubic feet per second C is a runoff coefficient of the drainage area I is the storm intensity, in inches per hour Crystal River Civil LLC 970.510.5312 Page 11 of 16 A is the area of the drainage basin, in acres The Runoff Coefficient, C, is determined using table 6-5 from the USDCM. To determine the storm intensity, I, an equation was developed utilizing Autodesk Hydraflow to interpret the intensity of a 25-year and a 100-year storm event for this specific location utilizing data from NOAA Atlas 14. For smaller basins with a time of concentration of less than five minutes, a time of concentration of five minutes is assumed. When smaller times of concentration are used in the Rational Method, the results tend to be inaccurate. For larger basins, a time of concentration was determined utilizing the Federal Aviation Administration (FAA) Time of Concentration Formula, or: Where, C is the corresponding runoff coefficient for the drainage area Lo is the overland distance, in feet So is the average slope, in % This formula is commonly utilized within the USDCM and is a standard equation for this type of calculation. The tables below summarize the calculations that were performed on the on-site basins using the methods described for a 25-year, 1-hour and 100-year, 1-hour storm events. Rainfall depth, P1 (in)1 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 171920 0 0.00%0.240 5 5.03 4.77 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 171920.00 79598.00 46.30%0.530 5 5.03 10.53 25-Year 1-Hour Onsite Peak Discharge Calculations 1 1 1 −𝐶 √𝐿𝑜 𝑆𝑜 0 33 Crystal River Civil LLC 970.510.5312 Page 12 of 16 The table below summarizes the calculation for the time of concentration for OS2. OS1 was under 500 linear feet so a time of concentration was not needed. The tables below summarize the calculations that were performed on the off-site basins using the methods described for a 25-year, 1-hour and 100-year, 1-hour storm events. 4.3.2 Sub Basin Analysis In addition to determining the peak discharge from basins, the areas are then subdivided into sub basins to calculate their peak discharges. This allows for verification that all pipes and intakes into the proposed conveyance structures have capacity. CRC has designed all structures to have Rainfall depth, P1 (in)1.25 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Predeveloped Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qp (ft3/sec) 1 171920 0 0.00%0.430 5 8.12 13.77 Developed Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) 1 171920.00 79598.00 46.30%0.640 5 8.12 20.50 100-Year 1-Hour Onsite Peak Discharge Calculations 100 Basin Highest Elevation Lowest Elevation Overland Distance Average Slope Time of Concentration #(ft)(ft)(ft)So (%)To (min) OS2 6389 6075 2550 0.12 121.56 100-Year Runoff Coefficient at 1% Imp., C = 0.43 OS2 Basin Time of Concentration Calculations Only valid for over 300 feet of developed area or 500 feet of rural area To Equation 1 1 1 −𝐶 𝐿 𝑆 Rainfall depth, P1 (in)1 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Existing Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) OS1 32140.00 590.00 1.84%0.240 5 5.03 0.89 OS2 2207773.00 20112.00 0.91%0.240 121.56 0.56 6.86 25-Year 1-Hour Offsite Peak Discharge Calculations Rainfall depth, P1 (in)1.25 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt Note: For basins with a flow length of less than 500 feet, a Time of Concentration is assumed at 5 minutes. These calculations are assuming a NRCS Hydrologic Soil Class B. Rainfall depth values derived from NOAA Atlas 14 data. Intensity equation has been derived from the Aspen area NOAA Atlas 14 IDF Curve. Existing Conditions Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Peak Discharge (Name)At (ft2)Ai (ft2)Ai/A t (%) Tc (min)I (in/hr)Qd (ft3/sec) OS1 32140.00 590.00 1.84%0.430 5 8.12 2.57 OS2 2207773.00 20112.00 0.91%0.430 121.56 0.87 19.00 100-Year 1-Hour Offsite Peak Discharge Calculations 100 Crystal River Civil LLC 970.510.5312 Page 13 of 16 capacity for a 100-year, 1-hour storm event. Using the same procedure discussed in 2.1 of this drainage report the peak discharge of each sub basin was determined. Below is a table summarizing the values required for the sub basin analysis. 4.4 Hydraulic Criteria The following analyses were performed using the peak flows of the sub basins described in Section 4.3 of this report. 4.4.1 Inlets The peak flows for each sub-basin were used to size the proposed inlets. The equations incorporate a 25 percent clogging factor and assume a 40 percent opening in the grates. Water depths used in these calculations are based on the grading around each inlet and safe ponding levels above the inlets. Each inlet takes the smaller value of the weir intersection capacity and the orifice opening capacity, whichever is the smallest. The proposed dimensions of each inlet must be greater than the subbasin peak flow for the 100-year, 1-hour storm. The tables below summarize the calculations for each inlet. Rainfall depth, P1 (in)1.25 Soil Class B Intensity (in/hr)Discharge (ft3/Sec)Q=CIAt The values shown in this table are analysing a 100-Year 1-Hour Storm Event. For basins with a flow length of less than 500 feet, a Time of Concentration of 5 minutes is assumed. Developed Conditions Sub Basin Total Area Impervious Area Percent Impervious C Value Time of Concentration Intensity Flow Rate (Name)At (ft2)Ai (ft2)Ai/At (%)C (From Table) To (min)I (in/hr)Qs (ft3/sec) 1.1 15390 3530 22.94%0.52 5 8.12 1.49 1.2 26670 10591 39.71%0.59 5 8.12 2.93 1.3 53750 24275 45.16%0.64 5 8.12 6.41 1.4 9225 9225 100.00%0.89 5 8.12 1.53 1.5 18325 10077 54.99%0.66 5 8.12 2.25 1.6 17940 8195 45.68%0.64 5 8.12 2.14 1.7 30620 13705 44.76%0.61 5 8.12 3.48 OS1 32140.00 590.00 1.84%0.43 5 8.12 2.57 OS2 2207773.00 20112.00 0.91%0.43 121.56 0.87 19.00 Basin Flow Rate Calculations 100 Effective Inlet Area, Ae (ft2)Inlet Orifice Capacity, Qo (ft3/s)Weir Flow Capacity, Qw (ft3/s) Orifice Coefficient, Co 0.65 Clogging Factor, Cg 0.25 Area Opening Capacity Ratio, m Weir Coefficient, Cw 3 Water Depth Above Inlet, Ys (ft)0.25 Effective Weir Length, Pe (ft) Inlet Associated Subbasin Inlet Diameter Effective Inlet Area Orifice Flow Capacity Weir Flow Capacity Subbasin Flow (Name)(Name)De (in)Ae (ft2)Qo (ft3/s)Qw (ft3/s)Q (ft3/s) S3-Drain Basin 1.2 24 1.41 3.69 3.53 2.93 S6-Drain Basin 1.5 24 1.41 3.69 3.53 2.25 S7-Drain Basin 1.6 24 1.41 3.69 3.53 2.14 Round Inlet Capacity Calculation 0.6 1 − 1 1 − Effective Inlet Area, Ae (ft2)Wier Flow Capacity, Qw (ft3/s) Orrifice Coefficient, Co 0.65 0.25 Area Opening Capacity Ratio, m Weir Coefficient, Cw 3 0.25 Effective Weir Length, Pe (ft) Inlet Associated Subbasin Inlet Length Inlet Width Effective Inlet Area Orifice Flow Capacity Wier Flow Capacity Subbasin Flow (Name)(Name)(in)(in)Ae (ft2)Qo (ft3/s)Qw (ft3/s)Q (ft3/s) S4-Curb Combination Inlet 1.5 48 24 3.60 9.39 3.38 6.41 S5-Curb Combination Inlet 1.6 24 24 1.80 4.69 2.25 1.53 Rectangular Inlet Capacity Calculation 0.6Clogging Factor, Cg Water Depth Above Inlet, Ys (ft) Inlet Orifice Capacity, Qo (ft3/s) 1 −𝐶 1 𝐶 𝐶 1 −𝐶 Crystal River Civil LLC 970.510.5312 Page 14 of 16 4.5 Pipes The pipes were sized using the calculated flows from the sub-basins that release into them through inlets and downspouts. The Time of Concentration (TOC) is below 5 minutes for all sub- basins on the interior of the site, so a reduction was not taken for the intensity. The pipes are all SDR-35 PVC with a manning’s coefficient of .01. All the values calculated are derived from the Manning’s Equation for partially full pipes. Each pipe was confirmed to be less than 100 percent full for the 100-year, 1-hour storm event. Calculated pipe sizes and depth of flow for on-site pipes are shown below. 4.6 Stormwater Detention Given the integration with the Aspen Glen drainage infrastructure, the existing system has accounted for the additional runoff from any development on the subject property. The existing infrastructure consists of a complex system of detention ponds, wetlands utilized for filtration and flood control, and integration of irrigation water combined with stormwater throughout Aspen Glen. The original Drainage Master Plan accounted for the additional flow from the site, and provided adequate stormwater treatment and protection. 5.0 Utilities 5.1 Water The development is proposed to connect into the existing Roaring Fork Water and Sanitation District (RFWSD) water supply system. An existing water line runs under Bald Eagle Way and supposedly has an extension with a cap for the subject property to utilize. The project is proposing to extend to the existing main, but if it is deemed appropriate the project may utilize the existing extension. The proposed 8-inch water main will extend into the development under the proposed right-of- way, providing adequate service to the proposed 14 units. This line will also provide water to the 0.01 Mannings Equation (ft3/s) Note: Pipe Flow Rate (Qp) is the summation of the flow rates from the the collected sub basins through each pipe, or Q s. Pipe Collected Sub Basins Pipe Flow Rate Slope Prop. Pipe Diameter Pipe Sectional Area Pipe Max Flow Rate Percent of Capacity (Name)(#)Qp (ft3/sec)S (%) Dp(in)Ap (ft)Qc (ft3/s) Qp/Qc (%) S1 1.1,OS1 4.07 5.00%12 0.785 10.379 0.39 S2 1.1, OS1 4.07 0.50%18 1.766 9.677 0.42 S3 1.1,1.2,OS1 7.00 0.50%18 1.766 9.677 0.72 S4 1.3 6.41 2.00%18 1.766 19.354 0.33 S5 1.3,1.4 7.94 2.00%18 1.766 19.354 0.41 S6 1.1-1.5,OS1 17.19 0.50%24 3.140 20.841 0.82 S7 1.1-1.6, OS1 19.33 0.50%24 3.140 20.841 0.93 S8 1.1-1.6, OS1 19.33 0.50%24 3.140 20.841 0.93 E1 OS2 19.00 3.98%30 4.906 106.610 0.18 E2 1.1-1.6, OS1, OS2 38.33 3.98%30 4.906 106.610 0.36 Pipe Sectional Area (ft)Manning Coefficient, n Pipe Capacity Calculations 1 Crystal River Civil LLC 970.510.5312 Page 15 of 16 proposed fire hydrants for emergency use. All water mains and services will be constructed to meet the RFWSD rules and regulations. A Will-Serve Document from RFWSD has been provided in the appendix of this engineering report. 5.2 Sanitary Sewer An 8-inch sanitary sewer main is to be constructed under the proposed road, which all 14 residences are able to gravity flow into. The 8-inch main extends to the south, where it reaches a low point on the site. Due to this system being nearly 7 feet lower than the existing sanitary sewer line under Bald Eagle Way, a lift station will be required. The location of the lift station is depicted on Sheet C.09 of the civil engineering drawings. From the lift station, the sewer line can again gravity flow to the existing sanitary sewer manhole to the southeast of the development, which will be replaced. CRC will coordinate with RFWSD to determine adequate sizing and capacity for the lift station for permit and construction documents. A Will-Serve Document from RFWSD has been provided in the appendix of this engineering report. 5.3 Shallow Utilities The site will install a splice vault just north of Bald Eagle Way to connect to the existing primary line provided by Xcel Energy. A primary electric line extends along the western side of the proposed road. Three Excel Energy transformers are located along the road with adequate setbacks to provide secondary lines to the proposed units. Communications are also be tied in just south of the Sages parcel to extend into the development. These lines are to be common trenched with the primary electric extension, and pedestals will be located near the transformers to provide services to the residences. A Black Hills Energy gas line is to be extended from Bald Eagle Way right-of-way onto the site on the east side of the access, extending the length of the proposed road. Services are to extend from the gas main to each unit. Will-Serve Letters from Xcel Energy and Black Hills Energy are both provided in the appendix of this engineering report. Crystal River Civil LLC 970.510.5312 Page 16 of 16 6.0 Appendix 1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/water Jared S. Polis, Governor | Dan Gibbs, Executive Director | Jason T. Ullmann, State Engineer/Director July 15, 2025 Philip Berry, AICP Principal Planner Garfield County - Community Development Department Transmitted via email: Pberry@garfieldcountyco.gov Re: Sages at Aspen Glen Part of the SE ¼ SE ¼ of Section 13, Township 7 South, Range 89 West, 6th P.M. Water Division 5, Water District 38 Over-appropriated (May 22, 1981) CDWR Assigned Referral No. 23005 – 3rd Referral Dear Philip Berry: We have reviewed the July 9, 2025 referral for a preliminary plan to subdivide 4.24 acres (parcel no. 239513400405) into 14 duplex lots. The proposed water source is service provided by the Roaring Fork Water and Sanitation District (RFWSD), and the Aspen Glen raw water irrigation system at the developer’s discretion. This office previously provided comments on this development on November 24, 2010 and July 27, 2011. The comments in this letter supersede the comments in those letters. Water Uses and Demand Water is proposed to be used for domestic and irrigation purposes. The estimated water demands were not provided. Water Supply Domestic uses will be provided by service from the RFWSD. A will serve letter dated June 18, 2025 from RFWSD indicates that the subject property is within their service area and commits the district to providing up to 15 Equivalent Residential Units (EQRs) of water and Exhibit 7 Sages at Aspen Glen, Garfield County Page 2 of 4 July 15, 2025 wastewater service subject to the terms of the letter. This office has not received information as to whether these terms have been met. Water for RFWSD is supplied through an augmentation plan approved by the Division 5 Water Court in case no. 93CW192. The augmentation plan replaces out-of-priority depletions from water uses within the Aspen Glen Planned Unit Development (PUD), which includes a residential development with 606.5 Equivalent Residential Units (EQRs), an 18 -hole golf course, a clubhouse, and approximately 15 lakes. Water will be supplied to the development via wells on the Aspen Glen property, which are augmented through contracts with both the West Divide Water Conservancy District and the Basalt Water Conservancy District. This office does not have up-to-date information from RFWSD regarding their water supplies. Prior to further review and in accordance with section 30 -28-136(1)(h)(II), Colorado Revised Statutes (C.R.S.), RFWSD must provide: 1.A summary of the water rights owned and controlled by RFWSD. 2.The anticipated yield of these rights in both an average and dry year. 3.The present demand on the company and the anticipated demand due to commitments for service entered into by RFWSD that are not yet supplied. 4.The amount of uncommitted firm supply RFWSD has available for future commitment and development. 5.A map of RFWSD’s service area. Irrigation water will be provided by the Aspen Glen raw water irrigation system in an existing ditch network. The source of water and/or water right(s) which supply the Aspen Glen raw water irrigation system were not identified; therefore, this office was not able to determine whether this source is adequate and can be legally used for irrigation in this development. Sages at Aspen Glen, Garfield County Page 3 of 4 July 15, 2025 Stormwater Detention The application materials indicate that stormwater detention structure(s) will be constructed as a part of this project. The applicant should be aware that unless the structure can meet the requirements of a “storm water detention and infiltration facility” as defined in section 37-92-602(8), C.R.S., the structure may be subject to administration by this office. The applicant should review DWR’s Administrative Statement Regarding the Management of Storm Water Detention Facilities and Post -Wildland Fire Facilities in Colorado to ensure that the notification, construction and operation of the proposed structure meets statutory and administrative requirements. The Applicant is encouraged to use the Colorado Stormwater Detention and Infiltration Facility Notification Portal to meet the notification requirements. State Engineer’s Office Opinion Based upon the above and pursuant to section 30 -28-136(1)(h)(I), C.R.S., this office has not received sufficient information to render an opinion regarding whether the proposed water supply is adequate and can be provided without causing material injury to existing water rights. In order to obtain a favorable opinion on the water supply plan, the following must be provided: 1. The estimated water demand for each water use. 2. RFWSD must provide a report with the information summarized above to show that their supply is adequate and can be provided without causing injury to existing water rights. 3. The source of water and/or specific water right(s) which supply the Aspen Glen raw water irrigation system must be identified. Such source must be adequate and be provided without causing injury to existing water rights. Please contact me at Wenli.Dickinson@state.co.us with any questions. Sages at Aspen Glen, Garfield County Page 4 of 4 July 15, 2025 Sincerely, Wenli Dickinson, P.E. Water Resources Engineer Ec: Division 5 Office Scott A. Grosscup Direct Dial (970) 928-3468 sgrosscup@balcombgreen.com SERVING COLORADO SINCE 1953 818 Colorado Avenue | Post Office Box 790 | Glenwood Springs, Colorado 81602 | 970.945.6546 | BalcombGreen.com July 30, 2025 Via E- Mail Ironwood AG-Sages LLC c/o Tim Malloy TG Malloy Consulting, LLC 402 Park Drive Glenwood Springs, CO 81601 Re: Sages at Aspen Glen Dear Tim; On behalf of the Roaring Fork Water & Sanitation District (“RFWSD”), I am responding to the letter from the Colorado Division of Water Resources (“DWR”) dated July 15, 2025 concerning water supply to serve the proposed Sages at Aspen Glen development. In that letter DWR requests information on the RFWD’s water supplies. This letter addresses each in turn. 1. A summary of the water rights owned and controlled by the RFWSD. RFWSD owns and operates many water rights under several decrees serving the Aspen Glenn, Ironbridge, Coryell Ranch and Midland Point subdivisions. These water rights are augmented pursuant to water supply contracts with the Basalt Water Conservancy District and the West Divide Water Conservancy District. Monthly accounting of this use is provided to DWR. Specific to the Sages Development, it is located within the Aspen Glen subdivision. This area is included in the Aspen Glen Development served under the decree entered in Case No. 93CW192. The RFWSD provides a potable supply to residential properties and the golf course clubhouse within Aspen Glen. Irrigation of the golf course does not come from the RFWSD’s potable supply. Instead, it is managed by the operator of the golf course and comes from several irrigation ditches. The ponds are owned and managed by the golf course and the homeowners’ association. Irrigation of residential properties comes from the several ditches that cross the development, and where access to the irrigation ditches is not available comes from the RFWSD’s potable supply. The RFWSD owns water rights in the Kaiser and Sievers Ditch, Crane and Peebles Ditch and Glenwood Ditch as changed in Case No. 93CW192 to divert from the ditches to the Exhibit 8 July 30, 2025 Page 2 of 3 SERVING COLORADO SINCE 1953 818 Colorado Avenue | Post Office Box 790 | Glenwood Springs, Colorado 81602 | 970.945.6546 | BalcombGreen.com Aspen Glen Wells No. 1 through 7. Wells No. 2, 3 and 4 have been constructed and serve Aspen Glen. Pursuant to the 93CW192 decree, domestic depletions from the wells are augmented by releases from storage pursuant to an allotment contract with the West Divide Water Conservancy District for depletions occurring on the west side of the Roaring Fork River. These ditch rights diverting at the wells, and the wells under their own priority or as augmented pursuant to the 93CW192 decree, provide the legal supply for the Aspen Glen subdivision. 2. The anticipated yield of these rights in both an average and dry year. The decreed cumulative diversion rate for the Aspen Glen Wells is 1.6 cfs. The three constructed wells first enter a chlorine contact chamber before going into the RFWSD’s distribution system and into its several water storage tanks. Current pumping capacity is 125 g.p.m, 225 g.p.m., and 225 g.p.m., respectively, for the Aspen Glen Wells 2 through 4. These wells are drilled into the Roaring Fork River alluvium. Well construction and test reports indicate a production rate of greater than 600 gallons per minute for these wells. The current yield from these wells is only limited by existing pump capacity and not physical supply. Monthly monitoring of these wells shows water levels have not materially changed during periods of average, dry, and wet years. Diversion records for these wells maintained by the Division of Water Resources vary from year to year. However, this is due largely to operational decisions including maintenance. For example, Well 2 diverted a total of 171 acre feet in 2024, but only 50 acre feet in 2012. Whereas Well 4 diverted 95 acre feet in 2024 but diverted 148 acre feet in 2021. Total water usage has increased as additional lots are developed. 3. The present demand on the company [sic] and the anticipated demand due to commitments for service entered into by RFWSD that are not yet supplied. The 93CW192 Decree recognizes sufficient augmentation water for 381 EQRs for that part of the Aspen Glen development lying west of the Roaring Fork River, which includes the Sages Development. There are currently 268 EQRs receiving service on the west side, with an additional 68 platted but undeveloped lots, for an existing potential of service 336 of platted lots covered under the 93CW192 decree. This leaves additional capacity of 45 EQRs to be served under that decree. Future demand is dependent upon approvals for future land use development within the RFWSD’s service area. The RFWSD requires future development to build the infrastructure necessary to serve the development and provide water rights sufficient to meet the increased demand. The RFWSD has sufficient capacity to meet the demands of already approved developments. 4. The amount of uncommitted firm supply RFWSD has available for future commitment and development. July 30, 2025 Page 3 of 3 SERVING COLORADO SINCE 1953 818 Colorado Avenue | Post Office Box 790 | Glenwood Springs, Colorado 81602 | 970.945.6546 | BalcombGreen.com The RFWSD has not experienced any physical limitations to its potable water supply to serve present or future development. Rather, those limitations lie in the legal supply as provided in the various augmentation decrees as the potable supply must be augmented. The 93CW192 water court decree changed 1.6 cfs in the Crane and Peeples Ditch, Kaiser and Sievers Ditch and its enlargements, Basalt Conduit and Avalanche Canal to the Aspen Glen Wells. It also changed the senior irrigation rights for use within the Aspen Glen development, including the Sages Development. It also adjudicated an augmentation plan to replace out-of-priority depletions from the new domestic uses and to replace evaporative depletions from the several reservoirs to be constructed within the PUD. For the senior irrigation rights, it limited future irrigation to 369.1 acres, 218.9 acres on the west side and 150.2 on the east of the Roaring Fork River. Of this amount, a total of 40.1 acres could come from these water rights diverting at the RFWSD’s wells and its potable supply on the west side of the Roaring Fork River and 21.3 acres on the east side. Domestic use on the west side of the river is limited to use within 381 eqrs. So long as the future demands remain within these limitations, the RFWSD has sufficient supply to meet future development within the Aspen Glen PUD. 5. A map of RFWSD’s service area. Attached is a map of the RFWSD’s service area showing those properties included within its taxing boundary. Sincerely, BALCOMB & GREEN, P.C. By: Scott A. Grosscup OPERATING AGREEMENT THIS AGREEMENT is made and entered into this _____day of September, 2005, by and between ASPEN GLEN GOLF COMPANY, a Colorado Limited Partnership, whose address is 9929 Highway 82, Carbondale, CO 81623 (hereinafter “Developer”), THE HOMEOWNERS’ ASSOCIATION AT ASPEN GLEN, a Colorado Nonprofit Corporation, whose address is 9929 Highway 82, Carbondale, CO 81623 (hereinafter “HOA”), ASPEN GLEN GOLF CLUB MANAGEMENT COMPANY, a Colorado corporation, whose legal address is P.O. Box 819012- 9012, Dallas, TX 75381 (hereinafter “Golf Club”), and the ROARING FORK WATER & SANITATION DISTRICT, a Colorado special district, whose address is P.O. Box 1002, Glenwood Springs, CO 81602 (hereinafter “District”). RECITALS A.The Developer is the developer of certain real property located in Garfield County, Colorado, known as the Aspen Glen PUD (hereinafter “PUD”). B.The HOA is the homeowners’ association whose members own property within the PUD and is the entity charged with providing portions of the PUD with its raw water irrigation supply. C.The Golf Club is the owner and operator of the Aspen Glen Golf Course. D.The District is the supplier of potable water to the PUD, including irrigation water delivered through its potable water system to the residences of some members of the HOA and the commercial buildings owned and operated by the Golf Club. E.The Developer, HOA, Golf Club and the District are owners and users of interests in the Kaiser & Sievers Ditch and Crane & Peebles Ditch and HOA and Golf Club are owners and users of interests in the Glenwood Ditch (all collectively “Ditches”) as more particularly hereinafter set forth. The Ditches divert water from the Roaring Fork River or the Crystal River and groundwater and streams tributary to the Roaring Fork River or the Crystal River and convey and deliver water to and Exhibit 9 Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 2 of 14 through the PUD to the Parties under the water rights described in paragraph 2.A., below. The Ditches include all laterals and attendant water right structures to and through the PUD. F. The Parties’ current use of water delivered from the Ditches generally is described below. These descriptions are not intended to limit the Parties from making application for future legal changes to the uses of their respective water rights. 1. The Golf Club currently uses water from the Ditches for multiple uses including without limitation, filling and maintaining certain Aspen Glen Lakes, irrigation of the Aspen Glen Golf Course, recreation, aesthetic, fire protection, water quality enhancement and piscatorial. Consumptive use credits associated with the historic use of certain of the water rights are also used to augment out-of-priority depletions associated with the Aspen Glen Lakes. 2. The HOA currently uses water from the Ditches for multiple uses including without limitation filling and maintaining certain Aspen Glen Lakes, irrigation of individual residential lots and PUD common areas, aesthetic, fire protection and piscatorial. Consumptive use credits associated with the historic use of certain of the water rights are also used to augment out-of-priority depletions associated with the Aspen Glen Lakes. 3. The Developer currently uses the Ditches to carry water through the PUD. 4. The District uses its interests in the water rights to provide a potable water supply to the PUD, including the residences of individual members of the HOA and buildings owned and operated by the Golf Club. The District currently diverts its interests in the Kaiser & Sievers Ditch and Crane & Peebles Ditch from certain of the Aspen Glen Wells 1 through 7 decreed in Case No. 93CW192. Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 3 of 14 G. The Developer and the Glenwood Irrigation Company have previously entered into an Agreement dated March 13, 1995, recorded as Reception No. 476330 in Garfield County’s Clerk and Recorder’s office, and Amendment No. 1 to Agreement, dated October 16, 2002, recorded as Reception No. 614239 in Garfield County’s Clerk and Recorder’s office (collectively, the “AG/GIC Agreement”), by which, among other things, the Developer was authorized to relocate, improve and operate portions of the Glenwood Ditch through the Aspen Glen PUD. The AG/GIC Agreement also provides that the Developer shall be responsible for 100% of the costs of improvements, operation, maintenance, repair and replacement of the Glenwood Ditch throughout and upditch of the PUD to the headgate (but not including the ditch headgate). The responsibility for the maintenance and operation of the Glenwood Ditch headgate and the portions of the Glenwood Ditch below the PUD, and the costs associated therewith, shall be borne by the shareholders in the Glenwood Irrigation Company according to the articles of incorporation and bylaws of the Company. The terms of this Agreement are intended to supplement to the extent applicable, not abrogate, the terms of the AG/GIC Agreement. H. The Parties desire to set forth the terms and conditions of their agreement concerning management of the Ditches and Aspen Glen Lakes and associated water rights and the use, operation, maintenance, replacement, improvement and repair of the Ditches, laterals and attendant water right structures to and through the PUD. NOW, THEREFORE, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which is hereby acknowledged, the Parties agree as follows: Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 4 of 14 AGREEMENT 1. The above Recitals are true and correct and are incorporated into this Agreement. 2. Water Rights Ownership. A. The Parties agree that their respective ownership interests in the Kaiser & Sievers Ditch, Glenwood Ditch and Crane & Peebles Ditch Water Rights are as follows: Structure Approp. Date Case No. Decreed Amt (cfs) Amount Owned by Developer Amount Owned by District Amount Owned by HOA Amount Owned by Golf Club Kaiser & Sievers Ditch 11/2/1885 C.A. 132 4.0 0.30 0.317 0.74 0.94 Kaiser & Sievers Ditch 1st Enlargement 10/12/1886 C.A. 132 3.6 0.39 0.41 0.95 1.22 Kaiser & Sievers Ditch 2nd Enlargement 4/15/1902 C.A. 1432 2.0 0.21 0.227 0.53 0.68 Kaiser & Sievers Ditch 3rd Enlargement 4/1/1948 W-4033 12.8 0.00 0.00 7.55 5.25 Kaiser & Sievers Ditch Aspen Glen Enlargement 6/29/1992 93CW192 20.0 0.00 0.00 11.79 8.21 Glenwood Ditch Roaring Fork River Diversion 11/18/1900 C.A. 1338 30.0 0.00 0.00 0.85 1.15 Glenwood Ditch Cattle Creek Diversion 11/18/1900 C.A. 1338 2.0 0.00 0.00 0.05 0.08 Glenwood Ditch 1st Enlargement 11/18/1901 W-3082 18.0 0.00 0.00 0.51 0.69 Glenwood Ditch Aspen Glen Enlargement 6/29/1992 93CW192 20.0 0.00 0.00 8.44 11.56 Crane & Peebles Ditch 4/1/1885 C.A. 1351 6.4 1.72 0.82 1.03 2.67 Crane & Peebles Ditch 1st Enlargement 4/1/1890 W-3082 5.6 0.00 0.00 3.12 2.34 Crane & Peebles Ditch Aspen Glen Enlargement 6/29/1992 93CW192 20.0 0.00 0.00 11.44 8.56 Total 2.62 1.774 47.0 43.35 Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 5 of 14 B. The Golf Club owns Aspen Glen Lakes 1 through 7, 10, 11 and 15, as decreed in Case No. 93CW192 and as changed and confirmed in Case No. 01CW362. The HOA owns Aspen Glen Lakes 8, 9, 12 through 14, and 16 through 18, as decreed in Case No. 93CW192 and as changed and confirmed in Case No. 01CW362. 3. Management of Ditches. A. The parties agree that for purposes of sharing the water flowing through the Ditches, none of the Parties shall be entitled to any greater priority in use of any one water right than any other, and that the physical water available shall be shared according to the interests described in Paragraph 2, above. B. The Parties agree the Golf Club shall be the lead entity responsible for the day-to-day operation, maintenance, repair and replacement of the Ditches located within the PUD necessary for the delivery of water through the PUD. The Parties also agree the Golf Club shall be the lead entity responsible for the day-to-day operation, maintenance, repair and replacement, as appropriate and necessary, for the Glenwood Ditch from the PUD to the headgate, but not including the headgate, and as appropriate and necessary for the Kaiser & Sievers Ditch and Crane & Peebles Ditch outside of the PUD, up to and including the headgates. If any party notifies the Golf Club of the need for a repair or change in operation of a ditch which is not the result of any Party’s negligent action but that is necessary to properly convey water through the PUD and to the appropriate users, such as redirecting water in order to repair a ditch, and the Golf Club does not take necessary and appropriate action in regards to operation, maintenance or repair of a ditch within seven days of written notification of the need for action, any Party may take such actions as it deems appropriate. Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 6 of 14 In the event of an emergency, seven days written notice shall not be required but the acting Party shall give telephone notice to the Golf Club of the need to respond. The acting Party may then send an invoice to the Golf Club for payment and the Golf Club shall include the costs of the same in the future billings to the Parties in accordance with paragraph 3.C., below. If, however, a necessary repair or change is the result of any negligent action by a Party, then that Party shall then be solely responsible for any necessary repairs and associated costs; in the event the necessary repair is not timely completed, the Golf Club shall make such repair and bill the negligent Party accordingly. C. The Golf Club shall send invoices to the other Parties on a monthly basis for the other Parties’ respective share of costs incurred for the operation, maintenance, repair or replacement of the Ditches, in accordance with paragraphs 4.A. and 4.B., below. The parties shall make full payment to the Golf Club within thirty (30) days of invoice. D. The Parties shall exercise reasonable care in their use of the properties adjacent to the Ditches and activities affecting the operation of the Ditches in order to avoid interference with the other Party’s right to receive water from the Ditches. E. The Parties agree their use of their respective water rights in the Ditches shall be subject to the applicable terms and limitations of the Decrees of Division 5 Water Court in Cases 93CW192 and 01CW362. F. The Parties agree the Developer may continue to carry Developer’s interests in the Kaiser and Sievers Ditch and Crane and Peebles Ditch water rights described above, in the respective ditch structures. G. The Parties agree the District may carry its interests in the Kaiser and Sievers Ditch Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 7 of 14 and the Crane and Peebles Ditch through the respective ditch structures, as well as diverting its water rights through Aspen Glen Wells 1 through 7. H. Notwithstanding the provisions in Subparagraph B above to the contrary, in the event of an emergency, any Party shall be entitled to proceed with such reasonable and necessary work and may recover expenses reasonably incurred from the Golf Club, in accordance with Paragraph 3B, above. The Golf Club may then invoice other Parties, if appropriate, for their proportionate share of the expenses in accordance with paragraph 3.B. I. The Golf Club shall be responsible for the maintenance of records of the interests of the Parties in the diversions and deliveries of the Ditches for the purposes of submitting the necessary water rights accounting reports to the Division Engineer’s Office. The cost of maintaining diversion records shall be considered an ordinary cost of day-to-day operations that shall be shared by the Parties according to Paragraph 4, below, and reimbursed according to Paragraph 3.C., above. The other Parties shall cooperate to provide the Golf Club any records that they maintain of diversions and deliveries of the Ditches for the purposes of consistency in water rights accounting reports. J. At the request of any Party, a meeting of the Parties shall be held at a time and place mutually agreed upon to consider whether to perform maintenance or repairs or replacements or improvements of the Ditches, the timing and cost associated with the same, and the terms upon which the same shall be performed. Such a meeting shall be held at least annually in August, or such other times as may be agreed upon by the Parties, so that the Parties can anticipate work needed for the next following irrigation season and make appropriate budgeting decisions and commitments. Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 8 of 14 4. Cost Sharing A. The Golf Club and HOA agree to share all costs incurred for the operation, maintenance and repair of the Ditches from the points where the Ditches enter the PUD to the points where the Ditches exit the PUD according to the terms of that Agreement between the Golf Club and HOA, dated July 26, 2005 (the “HOA/Golf Club Agreement”). B. The Parties recognize there are third parties who hold interests in the Ditches. To the extent there are operation, maintenance or repair costs associated with the Ditches outside the PUD, the Parties agree to share the operation, maintenance and repair costs for the Parties’ collective proportionate interest in the water carried in the Kaiser and Sievers Ditch and Crane and Peebles Ditch and including from the headgates and including the headgates of the respective ditches to the point where the ditches enter the PUD on a ditch-by-ditch basis, based solely on the Parties’ ownership interests of the senior priorities of the respective ditches as set forth in the following tables and as such percentages collectively relate to the entirety of the ownership of the water rights in such ditches. The Parties agree to share the operation, maintenance and repair costs for the Parties’ collective proportionate interest in the water carried in the Glenwood Ditch from immediately below the headgate of the Glenwood Ditch to the point where the Glenwood Ditch enters the PUD based solely on the Parties’ ownership interests of the senior priorities of the Glenwood Ditch as set forth in the following tables. The senior priorities are those priorities of the water rights which have historic consumptive use attributed to them pursuant to the decree in Water Division 5, Case No. 93CW192 or historically have been conveyed through the ditch. The Parties agree their respective ownership interests in the senior priorities of the respective Ditches and the Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 9 of 14 corresponding percentages of ownership are as follows: Kaiser and Sievers Ditch Structure Approp. Date Total Amount Controlled by Parties Amount Owned by Developer Amount Owned by District Amount Owned by HOA Amount Owned by Golf Club Kaiser & Sievers Ditch 11/2/1885 2.30 0.30 0.317 0.74 0.94 Kaiser & Sievers Ditch 1st Enlargement 10/12/1886 2.97 0.39 0.41 0.95 1.22 Kaiser & Sievers Ditch 2nd Enlargement 4/15/1902 1.65 0.21 0.227 0.53 0.68 Total 6.92 0.90 0.954 2.22 2.84 Percentage Ownership Interest 13 % 14 % 32 % 41 % Glenwood Ditch Structure Approp. Date Total Amount Controlled by Parties Amount Owned by Developer Amount Owned by District Amount Owned by HOA Amount Owned by Golf Club Glenwood Ditch Roaring Fork River Diversion 11/18/1900 2.00 0.00 0.00 0.85 1.15 Glenwood Ditch Cattle Creek Diversion 11/18/1900 0.13 0.00 0.00 0.05 0.08 Glenwood Ditch 1st Enlargement 11/18/1901 1.20 0.00 0.00 0.51 0.69 Total 3.33 0.00 0.00 1.41 1.92 Percentage Ownership Interest 0 % 0 % 42 % 58 % Crane and Peebles Ditch Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 10 of 14 Structure Approp. Date Total Amount Controlled by Parties Amount Owned by Developer Amount Owned by District Amount Owned by HOA Amount Owned by Golf Club Crane & Peebles Ditch 4/1/1885 6.24 1.72 0.82 1.03 2.67 Percentage Ownership Interest 28% 13% 16% 43% C. The District agrees to pay the operation, maintenance, replacement and repair costs of the Kaiser and Sievers Ditch and Crane and Peebles Ditch from and including their headgates to the point where the Ditches enter the PUD based on its ownership interests in the senior priorities of the water rights as set forth above, regardless of the amount of water from the water rights which the District diverts through the respective Ditches or through Aspen Glen Wells 1 through 7. D. The District shall be solely responsible for the operation, maintenance and repair of facilities associated with Aspen Glen Wells 1 through 7. 5. Aspen Glen Lakes. A. The Golf Club and HOA shall be responsible for all costs related to the operation, maintenance and repair of the Aspen Glen Lakes according to the terms of the HOA/Golf Club Agreement. B. The Golf Club and HOA agree to identify their respective Aspen Glen Lakes under their general liability insurance for liabilities including, but not limited to, property damage and personal injuries related to the lakes. To the extent identifying the Aspen Glen Lakes under the liability insurance policies increases the cost of said policies, the Golf Club and HOA agree to share the costs of the insurance on a 70%/30% basis, so that the Golf Club is responsible for seventy Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 11 of 14 percent (70%) of the costs of insurance and HOA is responsible for thirty percent (30%) of the costs of insurance. C. The Golf Club and HOA agree that their use and operation of the Aspen Glen Lakes shall be subject to the terms and limitations of the Decrees of Division 5 Water Court in Cases 93CW192 and 01CW362. 6. Remedies. In the event any Party fails or refuses to meet its obligations under the terms of this Operating Agreement, including the failure to pay that Party’s share of the proportionate operational costs, any other Party may pursue such legal and equitable remedies in the District Court for Garfield County, Colorado as may be available to that Party. 7. Notices. All notices, requests, consents, and other communications pertaining to this Agreement shall be transmitted in writing and shall be deemed duly given within 3 days of mailing, or when received by the Parties if hand delivered, at their addresses below or any subsequent addresses provided to the other Party in writing: Notice to Golf Club: Murray Siegel Aspen Glen Golf Club Management Company 3030 LBJ Freeway, Suite 700 Dallas, TX 75234-7703 (972) 888-7552 Local contact: (970) 963-4501 With copy to: Timothy J. Clow Addison Law Firm Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 12 of 14 14901 Quorum Drive, Suite 650 Dallas, TX 75254 (972) 960-8677 Notice to Developer: Jeff Barbic The Melrose Company 200 Merchant Street Hilton Head Island, SC 29926 Fax: (893) 689-7220 With copy to: Lawrence R. Green Balcomb & Green, P.C. P.O. Drawer 790 818 Colorado Avenue Glenwood Springs, CO 81602 970-945-6546 Notice to District: Joey Fetzko Roaring Fork Water & Sanitation District P.O.Box 1002 Glenwood Springs, CO 81602 (970) 945-2144 With copy to: Lawrence R. Green Balcomb & Green, P.C. P.O. Drawer 790 818 Colorado Avenue Glenwood Springs, CO 81602 970-945-6546 Notice to HOA: The Homeowners Association at Aspen Glen c/o President Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 13 of 14 9929 Highway 82, Carbondale, CO 81623 With copy to: Arthur B. Ferguson Holland & Hart, LLP 600 E. Main Street, Suite 104 Aspen, CO 81611 970-925-3476 8. Miscellaneous A. The Parties agree to be bound by the terms and conditions of the AG/GIC Agreement, including the condition that the Parties are bound by the Glenwood Irrigation Company’s Articles of Incorporation and Bylaws, except as expressly modified by the AG/GIC Agreement. B. This Agreement shall inure to the benefit of, and be binding upon, the Parties, their assigns, transferees, and successors in interest. C. This Agreement may be amended from time to time by amendments made by the Parties in written form and executed in the same manner as this Agreement. D. Each person executing this Agreement represents and warrants that he or she has been duly authorized by their Party to execute this Agreement and has authority to bind said Party to the terms and conditions hereof. E. This Operating Agreement shall be recorded in the Office of the Garfield County Clerk and Recorder. IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first written above. Operating Agreement Aspen Glen Golf Company/ Aspen Glen Homeowners Association Page 14 of 14 ASPEN GLEN GOLF COMPANY By: MANAGEMENT COMPANY FOR ASPEN GLEN, INC., a Colorado Corporation, its General Partner By: ____________________________________ Title: _____________________________________ THE HOMEOWNERS ASSOCIATION AT ASPEN GLEN, a Colorado Nonprofit Corporation By: ____________________________________ Title: _____________________________________ ASPEN GLEN GOLF CLUB MANAGEMENT COMPANY By: ____________________________________ Title: _____________________________________ ROARING FORK WATER & SANITATION DISTRICT, a Colorado Special District By: ____________________________________ Title: _____________________________________ I:\1996\96059\A-134 Sages Final Plat\2025 Information\Prelim Plan Docs from County\20250730-ltr to Berry.doc July 30, 2025 Philip Berry, Principal Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs CO 81601 RE: Preliminary Plan for Sages at Aspen Glen Review Comments Dear Philip: The above-referenced project has been referred to this office for review on behalf of the Roaring Fork Water and Sanitation District (District). 1. As stated in the Can and Will Serve letter provided by the District, the developer is reminded of the following: a. Prior to construction, applicant must obtain approval by the District of all required Line Extension Agreements or Line Connection Agreements as required by the District’s Rules and Regulations. Applicant will be required to pay the appropriate Tap Fees and Cost Recovery Agreements. 2. The District requests the ability to review and approve any application for release of securities from the County related to the water and sewer infrastructure. 3. It’s the District’s preference for the developer to use raw water irrigation. This is also stated within the Aspen Glen Master Declartation. 4.Preliminary Plat, general comments are as follows: a. Need additional plat notes defining utility easements and access easements and conveying those to District for perpetual use in constructing, operating, and maintaining all utilities. 5.Engineering Drawings, general comments are as follows: a. Sheet C10 (Water Infrastructure) i. Show prospective utility easement boundaries (in accordance with District dimensional requirements) for all proposed new utilities. ii. Valves for all fire hydrants shall be shown on the drawings and located at the tee on the main line. iii. District Rules and Regulations require water and sewer mains to be extended to property boundaries. Waterline will need to be extended to the property line (near station 6+65) to allow the line to be looped into the Reserve Project by crossing County Road 109. Easement will need to be provided. Details for crossing County Road 109 will need to be worked out between the two properties. iv. In profile view, fire hydrant at 6+65 lacks the appropriate amount of ground cover. Fire hydrant/waterline to be revised to meet District’s minimum cover requirement of 5.5 feet. www.s gm-inc .com GLENWOOD SPRINGS 118 West Sixth St, Suite 200 | Glenwood Springs, CO 81601 | 970.945.1004 Exhibit 10 I:\1996\96059\A-134 Sages Final Plat\2025 Information\Prelim Plan Docs from County\20250730-ltr to Berry.doc v. The Sages is east of the toe of the slope of the steep terraced hill west of county Road 109. The soils report indicated “collapsible soils…with differential and total movements estimated of 2 to 10 inches”. The District will require all waterlines and appurtenances to have restrained joints. b. Sheet C09 (Sewer Infrastructure) i. Show prospective utility easement boundaries (in accordance with District dimensional requirements) for all proposed new utilities. ii. Similar to the waterline comment, the soils report indicated “collapsible soils…with differential and total movements estimated of 2 to 10 inches”. The District will require all sewer lines and appurtenances to have restrained joints, Cert-Lok Yelomine pipe or approved equal. iii. District is still working through lift station details (ownership, maintenance agreements, etc) with the Developer. Please feel free to contact me if I can provide any additional information or clarification to the above. Respectfully submitted, SGM Brandyn Bair, PE District Engineer cc. Tonya Uren, RFWSD District Administrator Scott Grosscup, Esq www.s gm-inc .com Garfield County Public Health Department – working to promote health and prevent disease Public Health Garfield County Community Development Attention: Philip Berry pberry@garfieldcountyco.gov RE: Preliminary Plan for Sages at Aspen Glen Parcel No. 239513400405 File # SPPA 06-25-9073 July 17, 2025 Garfield County Public Health (GCPH) Referral Comments GCPH has reviewed the application for the Preliminary Plan for Sages at Aspen Glen (SPPA 06-25-9073). The following public environmental health areas were considered as part of our review and comments of this land use application. Radon: Radon is a public health concern because it is the 2nd leading cause of lung cancer in the United States. Approximately 50% of homes in Colorado have radon levels above the EPA recommended action level. Garfield County adopted the 2015 International Building Code, effective April 1, 2017, by Resolution 2017-23. The Resolution states that Appendix F, Passive Radon Gas Controls is adopted for tested structures with radon issues (Resolution 2017-23 Section II., bullet # 49). Radon Resistant New Construction (RRNC) provides passive radon mitigation that is easier to install during building construction that can be converted to active radon mitigation (by adding a fan to the system) if radon levels above the EPA radon action level are measured in a building after construction. GCPH comment: GCPH recommends as a condition of approval that new buildings constructed on the site utilize RRNC practices to prevent radon gas exposure to residents. After construction, a radon test should be conducted, and a fan installed on the system if radon levels are above the EPA recommended action level of 4 pCi/l. Free radon test kits are available at Garfield County Public Health offices in Rifle and Glenwood Springs and at the Clean Energy Economy for the Region (CLEER) located at the Third Street Center in Carbondale. Thank you, Jannette Whitcomb Environmental Health Manager Garfield County Public Health 2014 Blake Avenue Glenwood Springs, CO 81601 (970) 665-6373 jwhitcomb@garfieldcountyco.gov Exhibit 11 Exhibit 12 Dedicated to protecting and improving the health and environment of the people of Colorado Philip Berry Principal Planner Garfield County Community Development Department 108 8th. St., Suite 401 Glenwood Springs, CO 81601 VIA EMAIL RE: Garfield County Referral Request - Sages at Aspen Glen Preliminary Plan Dear Philip Berry, The Colorado Department of Public Health and Environment’s Air Pollution Control Division (APCD or Division) received a request for an air quality administrative review concerning the proposed Sages at Aspen Glen project as described in your correspondence dated July 9, 2025. The Division has reviewed the project letter and respectfully offers the following comments. Please note that the following Air Quality Control Commission (AQCC) regulations may not be inclusive of the regulations the proposed project will be subject to. It is the responsibility of the involved parties to determine what regulations they are subject to and follow them accordingly. Land Development We also note that projects similar to this proposal often involve land development. Under Colorado air quality regulations, land development refers to all land clearing activities, including but not limited to land preparation such as excavating or grading, for residential, commercial or industrial development. Land development activities release fugitive dust, a pollutant regulation by the Division. Small land development activities are not subject to the same reporting and permitting requirements as large land activities. Specifically, land development activities that are less than 25 contiguous acres and less than 6 months in duration do not need to report air emissions to the Division. It is important to note that even if a permit is not required, fugitive dust control measures including the Land Development APEN Form APCD-223 must be followed at the site. Fugitive dust control techniques commonly included in the plan are included in the table below. Control Options for Unpaved Roadways Watering Use of chemical stabilizer Paving Controlling vehicle speed Graveling Control Options for Mud and Dirt Carry-Out Onto Paved Surfaces Gravel entry ways Washing vehicle wheels Covering the load Not overfilling trucks Control Options for Disturbed Areas Watering Application of a chemical stabilizer Revegetation Controlling vehicle speed Compaction Furrowing the soil Wind Breaks Minimizing the areas of disturbance 4300 Cherry Creek Drive S., Denver, CO 80246-1530 P 303-692-2000 www.colorado.gov/cdphe Jared Polis, Governor | Jill Hunsaker Ryan, MPH, Executive Director Exhibit 13 Synthetic or Natural Cover for Slopes Please refer to the website https://cdphe.colorado.gov/apens-and-air-permits for information on land use APENs and permit forms. Click on “Land Development” to access the land development specific APEN form. Please contact KC Houlden, Construction Permits Unit Supervisor, at 303-692-4092, kenneth.houlden@state.co.us if you have any specific questions about APENs and permit forms. If you have any other questions or need additional information, please use the contact info listed above, or e-mail or call me directly. Thank you for contacting the Air Pollution Control Division about your project. Sincerely, Brendan Cicione Air Quality and Transportation Planner General SIP Unit Air Pollution Control Division Colorado Department of Public Health and Environment 303-691-4104 // brendan.cicione@state.co.us 4300 Cherry Creek Drive S., Denver, CO 80246-1530 P 303-692-2000 www.colorado.gov/cdphe Jared Polis, Governor | Jill Hunsaker Ryan, MPH, Executive Director Siting and Land Rights Right of Way & Permits 1123 West 3rd Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303.571.3284 Donna.L.George@xcelenergy.com July 23, 2025 Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Attn: Philip Berry Re: Sages at Aspen Glen, Case # SPPA 06-25-9073 Public Service Company of Colorado’s (PSCo) Right of Way & Permits Referral Desk has reviewed the documentation for Sages at Aspen Glen and requests that 14-foot-wide utility easements are added along Sages Court. Please note 5-foot-wide utility easements are not sufficient for dry utilities, especially when drainage is present. Please be aware PSCo owns and operates existing underground electric distribution facilities along Bald Eagle Way. The property owner/developer/contractor must complete the (high level) application process for any new natural gas or electric service, or modification to existing facilities via xcelenergy.com/InstallAndConnect (Builder’s Call Line/Engineering Department). It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. The developer will be responsible for relocation or removal of PSCo/Xcel owned utilities. The developer needs to be aware that at the time of applying with Xcel the following will be required and could happen: Accurate gas BTU loads and electrical loads for the building(s) will be required. If determined by area engineer that reinforcement is needed to Xcel's gas main and or electrical grid to support added loads from development, said reinforcement will be at Developers expense. Reinforcement costs are required to be paid prior to installation. All demolition/reroute of existing Xcel facilities will be at cost to customer and require application. Completion of this City/County review approval process does not constitute an application with Xcel Energy for utility installation. Applicant will need to contact Xcel Energy’s to request a formal design for the project. A full set of plans, contractor, and legal owner information is required prior to starting any part of the construction. Failure to provide required information prior to construction start will result in delays providing utility services to your project. Acceptable meter and/or equipment locations will be determined by Xcel Energy as a part of the design process. Engineering and Construction lead times will vary depending on workloads and material availability. Relocation and/or removal of existing facilities will be made at the applicant’s expense and are also subject to lead times referred to above. Exhibit 14 Additional easements by separate PSCo document may be required depending on final utility design and layout, in which case a Right-of-Way Agent will need to be contacted by the Xcel Designer. As a safety precaution, PSCo would like to remind the developer to dial 811 for utility locates prior to construction. Donna George Right of Way and Permits Public Service Company of Colorado dba Xcel Energy Office: 303-571-3306 – Email: donna.l.george@xcelenergy.com Although “branded” as Xcel Energy, the legal owner and operator of the utility facilities in Colorado is Public Service Company of Colorado. All utility facilities and related land rights, including fee property, easements, permits, etc., are owned by, operated by and held in the name of Public Service Company of Colorado, a Colorado Corporation. 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ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETCETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETCETC W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING CONIFER TREE TO REMAIN EXISTING DECIDUOUS TREE TO REMAIN DEMO CONIFER TREE DEMO DECIDUOUS TREE TREE REMOVAL LEGEND TREE PROTECTION FENCING (RE:6/L.3.06) NO CONSTRUCTION ACTIVITY, INCLUDING, BUT NOT LIMITED TO THE STORAGE OF EQUIPMENT OR MATERIAL SHALL BE ALLOWED WITHIN THE TREE PROTECTION ZONE (TPZ). TREE REMOVAL PLAN L.0.01 0'30'60' SCALE: 1"=30'NO R T H THIS SHEET CONTAINS LINES, SYMBOLS, ETC THAT ARE IN A COLOR OTHER THAN BLACK AND IS INTENDED TO BE VIEWED AND PRINTED IN COLOR VS B L A C K A N D W H I T E ISSUE & REVISION DATES Plot Date: 08/14/25 Project #: 541 Drawn By: CPS Checked By: ST PRELIMINARY PLAN 05/29/2025 SA G E S A T A S P E N G L E N GA R F I E L D C O U N T Y CO L O R A D O 0,0,0 LA N D S C A P E A R C H I T E C T U R E ▪ L A N D P L A N N I N G 35 0 M A R K E T S T R E E T | S U I T E 3 0 7 | B A S A L T | C O | 8 1 6 2 1 WW W . C O N N E C T O N E D E S I G N . C O M | 9 7 0 . 3 5 5 . 5 4 5 7 PRE PLAN REV 1 08/14/2025 LOT 1 SITE RETAINING WALL EXISTING 25' DRAINAGE EASEMENT SITE RETAINING WALL PROPERTY LINE LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 SITE RETAINING WALL SITE RETAINING WALL 7.5' SIDE YARD SETBACK 7.5' SIDE YARD SETBACK PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 7.5' SIDE YARD SETBACK LOT 11 LOT 12 LOT 13 LOT 14 COUNT Y R O A D 1 0 9 B A L D E A G L E W A Y PROPERTY LINE PROPERTY LINE PROPERTY LINE 20' REAR YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' REAR YARD SETBACK 20' REAR YARD SETBACK R.O.W. TRANSITION AREA TRANSITION AREA TRANSITION AREA TRANSITION AREA LOT 10 3 4 5 2 1 EASEMENT Exhibit 15 T G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G G G GG G G G G G G G G G 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ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETCETC ETC ETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETCETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETCETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC ETC EXISTING CONIFER TREE TO REMAIN EXISTING DECIDUOUS TREE TO REMAIN LANDSCAPE LEGEND EVERGREEN TREES DECIDUOUS TREES NATIVE SHRUBS ASPEN GLEN GOLF COURSE SEED MIX (TRANSITIONAL AREAS) PITKIN COUNTY SEED MIX Sod 50% Sheeps Fescue 20% Hard Fescue 10% Slender Wheatgrass 10% Sideoats grama 5% Fults Alkaligrass 5% Little bluestem 25% Slender Wheatgrass 20% Mountain Brome 20% Western Wheatgrass 20% Bluebunch Wheatgrass (secar variety) 5% Thickspike Wheatgrass 5% Idaho Fescue 3% Green Needlegrass 2% Indian Ricegrass Pinus edulis Pinon Pine 8’ Juniperous scopulorum Rocky Mountain Juniper 8’ Abies concolor White Fir 10’ Picea pungens Colorado Blue Spruce 10’ Picea pungens Baby Blue Eyes 8’ Picea pungens Fat Albert 8' Pinus ponderosa Ponderosa Pine 10’ Pinus sylvestris Scotch Pine 8’ Celtis occidentalis Hackberry 3” Acer negundo Sensation Boxelder 3” Acer platanoides Norway Maple 3” Acer rubrum Red Maple 3” Acer x freemanii Freeman Maple Hybrids 3” Acer negundo Sensation Boxelder 3” Gleditsia triacanthos inermis Honey Locust 3” Sorbus aucuparia European Mountain Ash 3” Tilia American ‘Redmond’ Redmond Linden 3” Acer tataricum Tatarian Maple 2” Caliper or 8’ Clump Prunus virginiana ‘Schubert’ Schubert or Canada Red Chokecherry 2” Rhus aromatic ‘Grow-Low’ Dwarf Fragrant Sumac Rhus glabra cismontane Rocky Mountain Sumac Rosa foetida ‘Bicolor’ Austrian Copper Rose Prunus virginiana Green chokecherry Cercocarpus montanus Mountain Mahogany Symphoricarpos oreophilus Mountain Snowberry Syringa vulgaris Lilac varieties Viburnum carlesii Koreanspice Viburnum Prunus virginiana Chokecherry Prunus besseyi Western Sand Cherry Perovskia atriplicifolia Russian Sage Salix purpurea nana Dwarf Arctic Willow LANDSCAPE PLAN L.0.02 0'30'60' SCALE: 1"=30'NO R T H ISSUE & REVISION DATES Plot Date: 08/14/25 Project #: 541 Drawn By: CPS Checked By: ST PRELIMINARY PLAN 05/29/2025 SA G E S A T A S P E N G L E N GA R F I E L D C O U N T Y CO L O R A D O 0,0,0 LA N D S C A P E A R C H I T E C T U R E ▪ L A N D P L A N N I N G 35 0 M A R K E T S T R E E T | S U I T E 3 0 7 | B A S A L T | C O | 8 1 6 2 1 WW W . C O N N E C T O N E D E S I G N . C O M | 9 7 0 . 3 5 5 . 5 4 5 7 PRE PLAN REV 1 08/14/2025 LOT 1 SITE RETAINING WALL EXISTING 25' DRAINAGE EASEMENT SITE RETAINING WALL PROPERTY LINE LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 SITE RETAINING WALL SITE RETAINING WALL 7.5' SIDE YARD SETBACK 7.5' SIDE YARD SETBACK PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 7.5' SIDE YARD SETBACK LOT 11 LOT 12 LOT 13 LOT 14 COUNT Y R O A D 1 0 9 B A L D E A G L E W A Y PROPERTY LINE PROPERTY LINE PROPERTY LINE 20' REAR YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' FRONT YARD SETBACK 20' REAR YARD SETBACK 20' REAR YARD SETBACK R.O.W. TRANSITION AREA TRANSITION AREA TRANSITION AREA TRANSITION AREA LOT 10 NOTES: ·LANDSCAPE IN COMMON AREAS TO RECEIVE PERMANENT IRRIGATION. TREES AND SHRUBS TO BE ON DRIP OR BUBBLER ZONES SEPARATE FROM SPRAY ZONES FOR SEEDED AREAS. ·SEEDED COMMON AREAS TO BE MOWN IN THE LATE FALL OR EARLY SPRING. ·COMMON AREAS TO BE MANUALLY WEEDED TO CONTROL INVASIVE SPECIES MINIMUM TWO TIMES PER YEAR, AND PRIOR TO ANY WEEDS SETTING SEED. ·PLANTING ON INDIVIDUAL LOTS IS CONCEPTUAL ONLY AND SUBJECT TO CHANGE PER THE DISCRETION OF INDIVIDUAL OWNERS AFTER PURCHASE. THE INSTALLED LANDSCAPE MUST PROVIDE A SIMILAR LEVEL AND QUALITY OF SCREENING FROM THE GOLF COURSE AND PUBLIC ROADS AS DEPICTED ON THIS PLAN. ·MAINTENANCE AND IRRIGATION OF PLANTING ON INDIVIDUAL LOTS TO BE THE RESPONSIBILITY OF INDIVIDUAL OWNERS AFTER PURCHASE. EASEMENT APPROXIMATE MONUMENT SIGN LOCATION (TO BE CLEAR OF SITE DISTANCE TRIANGLE) ILLUSTRATIVE PLAN L.0.03 0'30'60' SCALE: 1"=30'NO R T H ISSUE & REVISION DATES Plot Date: 05/28/25 Project #: 541 Drawn By: CPS Checked By: ST PRELIMINARY PLAN 05/16/2025 SA G E S A T A S P E N G L E N GA R F I E L D C O U N T Y CO L O R A D O 0,0,0 LA N D S C A P E A R C H I T E C T U R E ▪ L A N D P L A N N I N G 35 0 M A R K E T S T R E E T | S U I T E 3 0 7 | B A S A L T | C O | 8 1 6 2 1 WW W . C O N N E C T O N E D E S I G N . C O M | 9 7 0 . 3 5 5 . 5 4 5 7 COUN T Y R O A D 1 0 9 TEE B O X E S B A L D E A G L E W A Y PROPOSED ENTRANCE 05/29/2025 05/29/2025 06/06/25 06/06/25 COUN T Y R O A D 1 0 9 TEE B O X E S B A L D E A G L E W A Y PROPOSED ENTRANCE PRE PLAN REV 1 08/14/2025 08/14/2025 DETAILS L.0.03 ISSUE & REVISION DATES Plot Date: 08/14/25 Project #: 541 Drawn By: CPS Checked By: ST PRELIMINARY PLAN 05/29/2025 SA G E S A T A S P E N G L E N GA R F I E L D C O U N T Y CO L O R A D O 0,0,0 LA N D S C A P E A R C H I T E C T U R E ▪ L A N D P L A N N I N G 35 0 M A R K E T S T R E E T | S U I T E 3 0 7 | B A S A L T | C O | 8 1 6 2 1 WW W . C O N N E C T O N E D E S I G N . C O M | 9 7 0 . 3 5 5 . 5 4 5 7 PRE PLAN REV 1 08/14/2025 at aspen glenSAGES MONUMENT SIGN 1" 1'-0"Ԁ MONUMENT SIGN MATERIAL TO MATCH ARCHITECTURE BACK LIT LETTERING 9'-0" 3' - 0 " 1 P-CO-541-01 GA-26-0001_1 Sages at Aspen Glen Preliminary Plan SPPA 06-25-9073.docx 10:07 AM, 08/01/2025 Page 1 of 2 Dear Philip: At your request (July 9, 2025), the Colorado Geological Survey has reviewed the Sages at Aspen Glen Preliminary Plan referral. I understand the applicant currently proposes seven lots for duplex buildings on 4.2 acres within the Aspen Glen PUD. Each of the seven lots will be re-subdivided into two lots along party walls once construction is complete. The available referral documents include: •Preliminary Geotechnical Engineering Report, The Sages at Aspen Glen, County Road 109, Garfield County, Colorado (RJ Engineering & Consulting, Inc, Project No. 24-019R-G1, August 9, 2024), •Exhibit 10, Preliminary Plan Engineering Report (Jay Engstrom, P.E., Crystal River Civil, LLC, June 6, 2025), •Sages at Aspen Glen P.U.D. Preliminary Plat (Peak Surveying, Inc., June 4, 2025), •Pages 30-32 of the Sages at Aspen Glen | Major Subdivision – Preliminary Plan Review Application (June 2025), •Set of 11 Civil Engineering Plans (Crystal River Civil, June 6, 2025), and other documents. CGS is concerned that the applicant’s civil engineer, Crystal River Civil, may not fully understand the collapsible soils problem in this area. On page 7 of the Preliminary Plan Engineering Report (Crystal River Civil, LLC, June 6, 2025), the engineer conflates collapsible soils and corrosive soils. Collapsible soils require strict control of drainage and minimizing infiltration of surface water. Corrosive soils require the use of sulfate attack-resistant cement in project concrete that will be in contact with site soils. CGS recommends that the county request that the engineering report be revised to correct or clarify. RJ Engineering’s characterization of geologic hazards and geotechnical constraints impacting the site, subsurface conditions, and geotechnical recommendations are valid but preliminary. Hydrocompactive/collapsible soils. CGS agrees that deep foundations (drilled piers, helical piers/screw piles, or micropiles extending to non-compressible gravel and cobble soils or sound bedrock) will be needed to mitigate the risk of structural damage due to the site’s problematic soils and bedrock derived from and containing water-soluble evaporites. COLORADO GEOLOGICAL SURVEY 1801 Moly Road Golden, Colorado 80401 August 1, 2025 Philip Berry, AICP Principal Planner Garfield County Pberry@garfieldcountyco.gov Matthew L. Morgan State Geologist and Director Location: SE¼ Section 13, T7S, R89W, 6th P.M. 39.4398, -107.2705 Subject: Sages at Aspen Glen Preliminary Plan SPPA 06-25-9073 Garfield County, CO; CGS Unique No. GA-26-0001 Exhibit 16 Philip Berry August 1, 2025 Page 2 of 2 GA-26-0001_1 Sages at Aspen Glen Preliminary Plan SPPA 06-25-9073.docx 10:07 AM, 08/01/2025 It is critical that surface drainage be designed, constructed and maintained to minimize infiltration into the site’s hydrocompactive and collapsible soils. The applicant addresses conformance with Garfield County’s drainage and erosion standards and requirements on page 32 of the Sages at Aspen Glen | Major Subdivision – Preliminary Plan Review Application, June 2025. Detailed plan review is outside the scope of CGS review. The recommendations in the Collapsible Soils section (pages 5-6) of RJ Engineering’s Preliminary Geotechnical Report are valid. Steep slopes are present in the western portion of the site, below County Road 109. The applicant proposes retaining walls of three to seven feet in height to accommodate the proposed development. • Retaining walls over four feet should be designed by an engineer. Ground subsidence and sinkholes caused by dissolution of evaporite bedrock. CGS accepts RJ Engineering’s assessment (page 6 of the Preliminary Geotechnical Engineering Report) that “the risk of sink hole development at this site is low to moderate.” However, sinkholes continue to develop within the Roaring Fork Valley, infrequently, as a result of evaporite dissolution, erosion of surficial materials into solution voids, and propagation of voids to the ground surface. • If conditions indicative of subsidence or sinkhole formation are encountered during construction, an alternative building site should be considered or the feasibility of mitigation should be evaluated. • Building owners should be advised of the potential for sinkhole development, since early detection of building distress and timely remedial actions are important factors in reducing the cost of repairs should an undetected subsurface void start to develop into a sinkhole during or after construction. Provided RJ Engineering’s recommendations are rigorously adhered to, CGS has no objection to approval of the Sages at Aspen Glen preliminary plan as proposed. Thank you for the opportunity to review and comment on this project. If you have questions or require additional review, please call me at (303) 384-2643, or e-mail carlson@mines.edu. Sincerely, Jill Carlson, C.E.G. Engineering Geologist Exhibit 17 80 Bald Eagle Way Carbondale, CO 81623 Tel: (970)-963-3362 www.aspenglenhoa.com Homeowners Association at Aspen Glen, Inc. August 20th, 2025 Dear Cary I hope this letter finds you well. Over the course of the last year, you have shared your evolving plans to subdivide and develop the parcel commonly known as “The Sages at Aspen Glen” (“Sages”). After consulting with the Association’s attorney about this development, our attorney identified a potential issue. The Sages parcel was annexed into the Aspen Glen Community Area by virtue of the Fifteen Supplemental Declaration, recorded at reception No. 665692 on December 21, 2004. Through this document and pursuant to the Declarant’s reserved rights and reservations addressed in Article 6 of the Association’s Declaration (“Reserved Rights”), the Declarant reserved the right to itself and its assigns the right to further subdivide and develop Sages. The issue identified by our attorney is that, pursuant to Section 6.1 of the Declaration, the Reserved Rights appear to have expired on or about April 6, 2025, and are no longer exercisable. We would appreciate your response to the issue raised by this letter and its implication to your pursuit of developing Sages. Nick Cova Aspen Glen DRC Administrator Nick@smprop.com (970) 510-5501 Exhibit 18 From: Benjamin Johnston <ben@jvamlaw.com> Sent: Thursday, October 16, 2025 3:24 PM To: kcave@garfieldcountyco.gov <kcave@garfieldcountyco.gov> Cc: Lucas Peck <lucas@rfvlaw.com> Subject: Sages Subdivision Kelly, As we discussed over the phone, I am writing as the attorney for the Homeowners Association at Aspen Glen, Inc ("Association") in relation to Ironwood AG-Sages LLC's application for subdivision of The Sages parcel in Aspen Glen. It is my understanding that the County's review of AG-Sages' application may be impacted by an August 20, 2025, letter from Nick Cova, on behalf of the Association, asserting an issue related to the expiration of AG-Sages' reserved rights. Although true, upon my review and discussion with the applicant's counsel and then the Association, the Association's position is that the expiration of reserved rights is not dispositive in this case. Section 3.20 of the Association’s Declaration permits subdivision of the Sages in accordance with the the terms of the attached Supplemental Declaration that annexed the property into Aspen Glen. Please let me know if there is anything further you need from me. Best, Ben Johnston Partner Aspen | Basalt | Glenwood Springs Buena Vista | Salida | Fraser-Winter Park O 970.922.2122 | D 970.928.3484 | C 816.289.1322 PO Box 878 | Glenwood Springs, CO | 81602 www.jvamlaw.com Confidentiality Notice: This message, including any attachments, is intended only for the individual or entity to whom it is addressed and may contain confidential, privileged, or attorney work product information. If you are not the intended recipient, please do not read, copy, use, or disclose this communication. Instead, please notify the sender immediately and delete this message and all attachments from your system. Thank you. Attachment: Fifteenth Supplemental Declaration to Master Declaration of Covenants, Conditions, and Restrictions for Aspen Glen Exhibit 19