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Home My WebLink About1.00 General Application MaterialsStewart Title Guaranty Company Commercial Services (Denver) 55 Madison Street, Suite 400 Denver, CO 80206 Date:February 04, 2026 File Number:26000310036 Property:3927 County Road 154, Glenwood Springs, CO 81601 Please direct all Title inquiries to: Chesney Horn Phone:(303) 780-4006 Email Address:Chesney.Horn@stewart.com OWNER: 154 Glenwood LLC, a Colorado limited liability company REQUESTED BY: Stewart Title Guaranty Company - Baltimore 401 East Pratt Street, Suite 2525 Baltimore, MD 21202 Contact: Ericka Micciche Email: Ericka.Micciche@stewart.com Contact: Michelle Barnett Email: MBarnett@stewart.com Delivery Method: Emailed ATTACHED PLEASE FIND THE FOLLOWING: Linked Title Commitment Tax Information Report We Appreciate Your Business and Look Forward to Serving You in the Future. ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) ISSUED BY STEWART TITLE GUARANTY COMPANY NOTICE IMPORTANT -READ CAREFULLY:THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I - Requirements; Schedule B, Part II - Exceptions; and the Commitment Conditions,STEWART TITLE GUARANTY COMPANY, a Texas corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount of Insurance and the name of the Proposed Insured. If all of the Schedule B, Part I - Requirements have not been met within six months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. Countersigned by: Stewart Title Guaranty Company 55 Madison Street, Suite 400 Denver, CO 80206 (303) 331-0333 Agent ID: 06J050 This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 ALTA Commitment For Title Insurance (7-01-2021) Page 1 of 4 COMMITMENT CONDITIONS 1. DEFINITIONS xa. “Discriminatory Covenant”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class. b. “Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records. c. “Land”: The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute real property. The term “Land” does not include any property beyond that described in Sch edule A, nor any right, title, interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. d. “Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic means authorized by law. e. “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. f. “Proposed Amount of Insurance”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued pursuant to this Commitment. g. “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. h. “Public Records”: The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for value without Knowledge. The term “Public Records” does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public safety, or national security matters. i. “State”: The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term “State” also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam. j.“Title”: The estate or interest in the Land identified in Item 3 of Schedule A. 2.If all of the Schedule B, Part I - Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company’s liability and obligation end. 3.The Company’s liability and obligation is limited by and this Commitment is not valid without: xa. the Notice; b. the Commitment to Issue Policy; c. the Commitment Conditions; d. Schedule A; e. Schedule B, Part I - Requirements; f. Schedule B, Part II - Exceptions; and g. a countersignature by the Company or its issuing agent that may be in electronic form. 4.COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a d efect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment. This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 ALTA Commitment For Title Insurance (7-01-2021) Page 2 of 4 5. LIMITATIONS OF LIABILITY xa. The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: xi. comply with the Schedule B, Part I - Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II - Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. b. The Company is not liable under Commitment Condition 5.a. if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. c. The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. d. The Company’s liability does not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Condition 5.a. or the Proposed Amount of Insurance. e. The Company is not liable for the content of the Transaction Identification Data, if any. f. The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I - Requirements have been met to the satisfaction of the Company. g. The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured. 6.LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF FORUM xa. Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. b. Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court having jurisdiction. c. This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. d. The deletion or modification of any Schedule B, Part II - Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. e. Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. f. When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy. 7. IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for closing, settlement, escrow, or any other purpose. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. CLAIMS PROCEDURES This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6. This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 ALTA Commitment For Title Insurance (7-01-2021) Page 3 of 4 10. CLASS ACTION ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE PROCEEDING. ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION CONDITION. 11. ARBITRATION The Policy contains an arbitration clause. All arbitrable matters when the Proposed Amount of Insurance is $2,000,000 or less may be arbitrated at the election of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. STEWART TITLE GUARANTY COMPANY All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at: Stewart Title Guaranty Company, P.O. Box 2029, Houston, Texas 77252-2029. This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 ALTA Commitment For Title Insurance (7-01-2021) Page 4 of 4 Transaction Identification Data, for which the Company assumes no liability as set forth in Commitment Condition 5.e.: Issuing Agent:Stewart Title Guaranty Company Issuing Office:55 Madison Street, Suite 400, Denver, CO 80206 Issuing Office's ALTA® Registry ID:1027978 Loan ID Number: Commitment Number:26000310036 Issuing Office File Number:26000310036 Property Address:3927 County Road 154, Glenwood Springs, CO 81601 Revision Number: 1. Commitment Date: January 16, 2026 at 5:30 P.M. 2. Policy to be issued:Proposed Amount of Insurance (a) 2021 ALTA® Owner's Policy None Proposed Insured: (b) 2021 ALTA® Loan Policy None Proposed Insured: 3. The estate or interest in the Land at the Commitment Date is: Fee Simple 4. The Title is, at the Commitment Date, vested in: 154 Glenwood LLC, a Colorado limited liability company 5. The Land is described as follows: Lot 2, EASTBANK, LLC MINOR SUBDIVISION, County of Garfield, State of Colorado. STEWART TITLE GUARANTY COMPANY STATEMENT OF CHARGES These charges are due and payable before a policy can be issued See Attached Statement of Charges ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE A ISSUED BY STEWART TITLE GUARANTY COMPANY This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment for Title Insurance Schedule A (07-01-2021) COM Page 1 of 2 STATEMENT OF CHARGES Garfield Commercial Rate Informational Commitment Fee: Tax Schedule: (Sch. #2185-354-15-002): $500.00 ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE A ISSUED BY STEWART TITLE GUARANTY COMPANY This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment for Title Insurance Schedule A (07-01-2021) COM Page 2 of 2 File No.: 26000310036 All of the following Requirements must be met: 1. 2. 3. 4. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 5. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record: a. NONE NOTE: This product is for informational purposes only. It is not a title insurance product and does not provide any form of coverage. This product is not a guarantee or assurance and does not warrant, or otherwise insure any condition, fact or circumstance. This product does not obligate this Company to issue any policies of title insurance for any subsequent transaction based on the information provided or involving the property described herein. This Company’s sole liability for any error(s) relating to this product is limited to the amount that was paid for this product. NOTE: Vesting Deed recorded September 22, 2025 at Reception No. 1011125. ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE B PART I ISSUED BY STEWART TITLE GUARANTY COMPANY Requirements This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 ALTA Commitment For Title Insurance Schedule B I (07-01-2021) Page 1 of 1 File No.: 26000310036 Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be excepted from coverage. The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: 1. 2. 3. 4. 5. 6. 7. Rights or claims of parties in possession, not shown by the Public Records. Easements, or claims of easements, not shown by the Public Records. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I - Requirements are met. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Minerals of whatsoever kind, subsurface and surface substances, in, on, under and that may be produced from the Land, together with all rights, privileges, and immunities relating thereto, whether or not the matters excepted under (a), (b) or (c) are shown by the Public Records or listed in Schedule B. Water rights, claims or title to water. 8. 9. 10. 11. 12. Any and all unpaid taxes and assessments and any unredeemed tax sales. The right of proprietor of a vein or lode to extract and remove his ore, should the same be found to penetrate or intersect the premises thereby granted and rights-of-way for ditches and canals as reserved in the United States Patent recorded May 20, 1899 in Book 12 at Page 508 and recorded June 1, 1899 in Book 12 at Page 510 and at Pages 511-512. NOTE: The Company makes no representation as to the present ownership of any such interests. There may be leases, grants, exceptions or reservations of interests that are not listed. Garfield Resolution No. 83-122, recorded May 17, 1983 at Reception No. 342137. [Intentionally deleted.] Garfield Resolution No. 97-92, Approving a Special Use Permit, recorded October 7, 1997 at Reception No. ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE B PART II ISSUED BY STEWART TITLE GUARANTY COMPANY Exceptions This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment For Title Insurance Schedule B II (07-01-2021) COM Page 1 of 4 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 514786. Memorandum of First Amended and Restated Gas Gathering Agreement recorded July 29, 2008 at Reception No. 753222. Easements, notes, restrictions and rights-of-way, as set forth on the plat of Eastbank Parcel 2 Lot Split, recorded January 18, 2012 at Reception No. 813402. Access and Utility Easement Agreement recorded January 18, 2012 at Reception No. 813409. Boundary Line Adjustment Affidavit recorded July 23, 2015 at Reception No. 865784. NOTE: Eastbank, LLC Lot Line Adjustment recorded July 23, 2015 at Reception No. 865787. Easement Agreement recorded July 23, 2015 at Reception No. 865788. Resolution No. 2015-41, Approving a Land Use Change, recorded August 3, 2015 at Reception No. 866313. Declaration of Access Easement, Cost Sharing and Maintenance, recorded August 20, 2015 at Reception No. 867040. Declaration of Ingress and Egress Easement and Maintenance Agreement recorded August 20, 2015 at Reception No. 867041. Agreement For Relocation of Access and Utility Easements recorded September 4, 2015 at Reception No. 867636. Easements, notes, restrictions and rights-of-way, as set forth on the plat of Eastbank, LLC Minor Subdivision, recorded September 8, 2015, at Reception No. 867716. Memorandum of Water Allotment Contract recorded July 21, 2016 at Reception No. 880064. Land Use Change Permit recorded September 16, 2016 at Reception No. 882419. NOTE: Amended Land Use Change Permit recorded April 26, 2018 at Reception No. 905901. Land Use Change Permit recorded September 16, 2016 at Reception No. 882420. NOTE: Amended Land Use Change Permit recorded April 26, 2018 at Reception No. 905902. Declaration Regarding Water and Wastewater Use and Ownership recorded September 20, 2016 at Reception No. 882643. Public Service Company of Colorado Easement recorded December 7, 2016 at Reception No. 886223. Resolution No. 2023-44, Denial of the Flying M Ranch Planned Unit Development Application, recorded December 4, 2023 at Reception No. 991807. ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE B PART II ISSUED BY STEWART TITLE GUARANTY COMPANY Exceptions This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment For Title Insurance Schedule B II (07-01-2021) COM Page 2 of 4 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. Easement Deed and Agreement for Water & Sewer Infrastructure - Section 3 by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor and the Roaring Fork School District RE-1, and Roaring Fork Water & Sanitation District, as grantees, recorded January 22, 2025, at Reception No. 1003650. NOTE: Easement Deed and Agreement for Water & Sewer Infrastructure - Section 3 by and between Roaring Fork School District RE-1, as grantor and Roaring Fork Water & Sanitation District, as grantee recorded January 22, 2025 at Reception No. 1003671. NOTE: Bill of Sale and Assignment recorded January 23, 2025 at Reception No. 1003681. Easement Deed and Agreement for Sanitary Sewer Lift Station and General Maintenance Access by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor and the Roaring Fork Water and Sanitation District and Roaring Fork Water & Sanitation District, as grantees, recorded January 22, 2025 at Reception No. 1003651. NOTE: Easement Deed and Agreement for Sanitary Sewer Lift Station and General Maintenance Access by and between Roaring Fork School District RE-1, as grantor and Roaring Fork Water & Sanitation District, as grantee recorded January 22, 2025 at Reception No. 1003672. NOTE: Bill of Sale and Assignment recorded January 23, 2025 at Reception No. 1003681. Deed of Declaration of Access Easement by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor and Robert Duncan MacGregor, as grantee, recorded September 18, 2025, at Reception No. 1011065. Access Easement Agreement by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor and Riverview School, as grantee, recorded September 18, 2025, at Reception No. 1011066. Rights of upper and lower riparian owners in and to the free and unobstructed flow of the water of the Roaring Fork River extending through the land, without diminution. Any increase or decrease in the area of the land and any adverse claim to any portion of the land which has been created by or caused by accretion or reliction, whether natural or artificial, and the effect of the gain or loss or area by accretion or reliction upon the marketability to the title of the land. [Intentionally deleted.] Easement Deed and Agreement for Water & Sewer Infrastructure - Sections 1 and 2, by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor and Roaring Fork School District RE-1, and Roaring Fork Water & Sanitation District, as grantees recorded January 22, 2025 at Reception No. 1003649. NOTE: Easement Deed and Agreement for Water & Sewer Infrastructure - Sections 1 and 2, by and between Roaring Fork School District RE-1, as grantor and Roaring Fork Water & Sanitation District, as grantee recorded January 22, 2025 at Reception No. 1003670. NOTE: Bill of Sale and Assignment recorded January 23, 2025 at Reception No. 1003681. Deed of Recreational Easement by and between 154 Glenwood LLC, a Colorado limited liability company, as grantor, and Robert Duncan MacGregor, as grantee, September 22, 2025 at Reception No. 1011127. Deed of Trust executed by 154 Glenwood LLC, a Colorado limited liability company to the Public Trustee of ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE B PART II ISSUED BY STEWART TITLE GUARANTY COMPANY Exceptions This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment For Title Insurance Schedule B II (07-01-2021) COM Page 3 of 4 39. Garfield County, dated September 19, 2025, in the principal amount of $2,500,000.00, payable to EastBank, LLC, a Colorado limited liability company and recorded September 22, 2025 as Reception No. 1011128, County of Garfield, State of Colorado. Memorandum of Agreement by and between 154 Glenwood LLC, a Colorado limited liability company and EastBank, LLC, a Colorado limited liability company, recorded September 22, 2025 at Reception No. 1011129. NOTE: Exceptions 1 and 4 may be deleted from the policies, provided the seller and buyer execute the Company’s affidavits, as required herein, and the Company approves such deletions. Exceptions 2 and 3 may be deleted from the policies, provided the Company receives and approves the survey or survey affidavit required herein. Exception 5 will not appear on the policies, provided the Company, or its authorized agent, conducts the closing of the proposed transaction and is responsible for the recordation of the documents. ALTA COMMITMENT FOR TITLE INSURANCE (07-01-2021) SCHEDULE B PART II ISSUED BY STEWART TITLE GUARANTY COMPANY Exceptions This page is only a part of a 2021 ALTA® Commitment for Title Insurance. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I - Requirements; and Schedule B, Part II - Exceptions; and a countersignature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. File No. 26000310036 CO ALTA Commitment For Title Insurance Schedule B II (07-01-2021) COM Page 4 of 4 Chesney Horn Commercial Title Officer Stewart Title Guaranty Company Commercial Services (Denver) 55 Madison Street, Suite 400 Denver, CO 80206 (303) 780-4006 Phonexx Chesney.Horn@stewart.com MINERAL DISCLOSURE To comply with the provisions of C.R.S. 10-11-123, the Company makes the following disclosure: a. b. That there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and That such mineral estate may include the right to enter and use the property without the surface owner's permission. NOTE: THIS DISCLOSURE APPLIED ONLY IF SCHEDULE B, SECTION 2 OF THE TITLE COMMITMENT HEREIN INCLUDES AN EXCEPTION FOR SEVERED MINERALS. File Number: 26000310036 CO Disclosures Comrcl Page 1 of 1 STEWART INFORMATION SERVICES CORPORATION Updated August 24, 2023 GRAMM-LEACH BLILEY PRIVACY NOTICE This Stewart Information Services Corporation Privacy Notice (“Notice”) explains how we and our affiliates and majority- owned subsidiary companies (collectively, “Stewart,” "our," or "we") collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of your personal information. Pursuant to Title V of the Gramm-Leach Bliley Act (“GLBA”) and other Federal and state laws and regulations applicable to financial institutions, consumers have the right to limit some, but not all sharing of their personal information. Please read this Notice carefully to understand how Stewart uses your personal information. The types of personal information Stewart collects, and shares depends on the product or service you have requested. Stewart may collect the following categories of personal and financial information from you throughout your transaction: 1. 2. 3. Identifiers: Real name, alias, online IP address if accessing company websites, email address, account name, unique online identifier, or other similar identifiers. Demographic Information: Marital status, gender, date of birth. Personal Information and Personal Financial Information: Full name, signature, social security number, address, driver's license number, passport number, telephone number, insurance policy number, education, employment, employment history, bank account number, credit card number, debit card number, credit reports, or any other information necessary to complete the transaction. Stewart may collect personal information about you from: 1. 2. 3. Publicly available information from government records. Information we receive directly from you or your agent(s), such as your lender or real estate broker, Information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. Stewart may use your personal information for the following purposes: 1. 2. 3. To provide products and services to you in connection with a transaction. To improve our products and services. To communicate with you about our affiliates’, and others’ products and services, jointly or independently. Stewart may use or disclose the personal information we collect for one or more of the following purposes: a. To fulfill or meet the reason for which the information is provided. b.To provide, support, personalize, and develop our website, products, and services. c. To create, maintain, customize, and secure your account with Stewart. d. To process your requests, purchases, transactions, and payments and prevent transactional fraud. e. To prevent and/or process claims. f. To assist third party vendors/service providers who complete transactions or perform services on Stewart’s behalf pursuant to valid service provider agreements. g. As necessary or appropriate to protect the rights, property or safety of Stewart, our customers, or others. h. To provide you with support and to respond to your inquiries, including to investigate and address your concerns and monitor and improve our responses. i. To help maintain the safety, security, and integrity of our website, products and services, databases and other technology-based assets, and business. j.To respond to law enforcement or regulator requests as required by applicable law, court order, or governmental regulations. k. Auditing for compliance with federal and state laws, rules, and regulations. l. Performing services including maintaining or servicing accounts, providing customer service, processing, or fulfilling orders and transactions, verifying customer information, processing payments. m. To evaluate or conduct a merger, divestiture, restructuring, reorganization, dissolution, or other sale or transfer of some or all our assets, whether as a going concern or as part of bankruptcy, liquidation, or similar proceeding, in which personal information held by us is among the assets transferred. File No.: 26000310036 Updated 08/24/2023 Page 1 Stewart will not collect additional categories of personal information or use the personal information we collected for materially different, unrelated, or incompatible purposes without providing you notice. Disclosure of Personal Information to Affiliated Companies and Nonaffiliated Third Parties Stewart does not sell your personal information to nonaffiliated third parties. Stewart may share your information with those you have designated as your agent throughout the course of your transaction (for example, your realtor, broker, or a lender). Stewart may disclose your personal information to a non-affiliated third-party service providers and vendors to render services to complete your transaction. We share your personal information with the following categories of third parties: a. Non-affiliated service providers and vendors we contract with to render specific services (For example, search companies, mobile notaries, and companies providing credit/debit card processing, billing, shipping,repair, customer service, auditing, marketing, etc.) b. To enable Stewart to prevent criminal activity, fraud, material misrepresentation, or nondisclosure. c. Stewart’s affiliated and subsidiary companies. d. Parties involved in litigation and attorneys, as required by law. e. Financial rating organizations, rating bureaus and trade associations, taxing authorities, if required in the transaction. f. Federal and State Regulators, law enforcement and other government entities to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order. The law does not require your prior authorization or consent and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or browsing information with non- affiliated third parties, except as required or permitted by law. Right to Limit Use of Your Personal Information You have the right to opt-out of sharing of your personal information among our affiliates to directly market to you. To opt- out of sharing your information with affiliates for direct marketing, you may send an “opt out” request to OptOut@stewart.com, or contact us through other available methods provided under “Contact Information” in this Notice. We do not share your Personal Information with nonaffiliates for their use to directly market to you without your consent. How Stewart Protects Your Personal Information Stewart maintains physical, technical, and administrative safeguards and policies to protect your personal information. Contact Information If you have specific questions or comments about this Notice, the ways in which Stewart collects and uses your information described herein, or your choices and rights regarding such use, please do not hesitate to contact us at: Phone:Toll Free at 1-866-571-9270 Email:Privacyrequest@stewart.com Postal Address:Stewart Information Services Corporation Attn: Mary Thomas, Chief Compliance and Regulatory Officer 1360 Post Oak Blvd., Ste. 100, MC #14-1 Houston, TX 77056 File No.: 26000310036 Updated 08/24/2023 Page 2 Effective Date: January 1, 2020 Updated: August 24, 2023 STEWART INFORMATION SERVICES CORPORATION PRIVACY NOTICE FOR CALIFORNIA RESIDENTS Stewart Information Services Corporation and its affiliates and majority-owned subsidiary companies (collectively, "Stewart", "our," or "we") respect and are committed to protecting your privacy. Pursuant to the California Consumer Privacy Act of 2018 (“CCPA”) and the California Privacy Rights Act of 2020 ("CPRA"), we are providing this Privacy Notice ("CCPA Notice"). This CCPA Notice explains how we collect, use, and disclose personal information, when and to whom we disclose such information, and the rights you, as a California resident have regarding your Personal Information. This CCPA Notice supplements the information contained in Stewart’s existing privacy notice and applies solely to all visitors, users, consumers, and others who reside in the State of California or are considered California Residents as defined in the CCPA (“consumers” or “you”). All terms defined in the CCPA & CPRA have the same meaning when used in this Notice. Personal and Sensitive Personal Information Stewart Collects Stewart has collected the following categories of personal and sensitive personal information from consumers within the last twelve (12) months: A.Identifiers. A real name, alias, postal address, unique personal identifier, online identifier, Internet Protocol address, email address, account name, Social Security number, driver's license number, passport number, or other similar identifiers. B. Personal information categories listed in the California Customer Records statute (Cal. Civ. Code § 1798.80(e)).A name, signature, Social Security number, address, telephone number, passport number, driver's license or state identification card number, insurance policy number, education, employment, employment history, bank account number, credit card number, debit card number, or any other financial information. C. Protected classification characteristics under California or federal law. Age, race, color, ancestry, national origin, citizenship, marital status, sex (including gender, gender identity, gender expression), veteran or military status. D.Commercial information. Records of personal property, products or services purchased, obtained, or considered, or other purchasing or consuming histories or tendencies. E. Internet or other similar network activity. Browsing history, search history, information on a consumer's interaction with a website, application, or advertisement. F. Geolocation data Stewart obtains the categories of personal and sensitive information listed above from the following categories of sources: ü Directly and indirectly from customers, their designees, or their agents (For example, realtors, lenders, attorneys, brokers, etc.) ü Directly and indirectly from activity on Stewart's website or other applications. ü From third parties that interact with Stewart in connection with the services we provide. Use of Personal and Sensitive Personal Information Stewart may use or disclose the personal or sensitive information we collect for one or more of the following purposes: a. To fulfill or meet the reason for which the information is provided. b. To provide, support, personalize, and develop our website, products, and services. c. To create, maintain, customize, and secure your account with Stewart. d. To process your requests, purchases, transactions, and payments and prevent transactional fraud. e. To prevent and/or process claims. f. To assist third party vendors/service providers who complete transactions or perform services on Stewart’s behalf pursuant to valid service provider agreements. g. As necessary or appropriate to protect the rights, property or safety of Stewart, our customers, or others. h. To provide you with support and to respond to your inquiries, including to investigate and address your concerns File No.: 26000310036 Updated 08/24/2023 Page 3 and monitor and improve our responses. i.To personalize your website experience and to deliver content and product and service offerings relevant to your interests, including targeted offers and ads through our website, third-party sites, and via email or text message (with your consent, where required by law). j.To help maintain the safety, security, and integrity of our website, products and services, databases and other technology-based assets, and business. k. To respond to law enforcement or regulator requests as required by applicable law, court order, or governmental regulations. l. Auditing for compliance with federal and state laws, rules, and regulations. m. Performing services including maintaining or servicing accounts, providing customer service, processing, or fulfilling orders and transactions, verifying customer information, processing payments, providing advertising or marketing services or other similar services. n. To evaluate or conduct a merger, divestiture, restructuring, reorganization, dissolution, or other sale or transfer of some or all our assets, whether as a going concern or as part of bankruptcy, liquidation, or similar proceeding, in which personal information held by us is among the assets transferred. Stewart will not collect additional categories of personal or sensitive information or use the personal or sensitive information we collected for materially different, unrelated, or incompatible purposes without providing you notice. Disclosure of Personal Information to Affiliated Companies and Nonaffiliated Third Parties Stewart does not sell your personal information to nonaffiliated third parties. Stewart may share your information with those you have designated as your agent throughout the course of your transaction (for example, a realtor, broker, or a lender). We share your personal information with the following categories of third parties: a. b. c. d. e. Service providers and vendors we contract with to render specific services (For example, search companies, mobile notaries, and companies providing credit/debit card processing, billing, shipping, repair, customer service, auditing, marketing, etc.) Affiliated Companies. Parties involved in litigation and attorneys, as required by law. Financial rating organizations, rating bureaus and trade associations. Federal and State Regulators, law enforcement and other government entities In the preceding twelve (12) months, Stewart has disclosed the following categories of personal information: Category A: Identifiers Category B: California Customer Records personal information categories Category C: Protected classification characteristics under California or federal law Category D: Commercial Information Category E: Internet or other similar network activity Category F: Non-public education information A. Your Consumer Rights and Choices Under CCPA and CPRA The CCPA and CPRA provide consumers (California residents as defined in the CCPA) with specific rights regarding their personal information. This section describes your rights and explains how to exercise those rights. i. Access to Specific Information and Data Portability Rights You have the right to request that Stewart disclose certain information to you about our collection and use of your personal information over the past 12 months. Once we receive and confirm your verifiable consumer request, Stewart will disclose to you: ü ü ü ü ü ü The categories of personal information Stewart collected about you. The categories of sources for the personal information Stewart collected about you. Stewart’s business or commercial purpose for collecting that personal information. The categories of third parties with whom Stewart shares that personal information. The specific pieces of personal information Stewart collected about you (also called a data portability request). If Stewart disclosed your personal data for a business purpose, a listing identifying the personal information categories that each category of recipient obtained. ii. Deletion Request Rights You have the right to request that Stewart delete any personal information we collected from you and retained, subject to File No.: 26000310036 Updated 08/24/2023 Page 4 certain exceptions. Once we receive and confirm your verifiable consumer request, Stewart will delete (and direct our service providers to delete) your personal information from our records, unless an exception applies. Stewart may deny your deletion request if retaining the information is necessary for us or our service providers to: 1. 2. 3. 4. 5. 6. 7. 8. 9. Complete the transaction for which we collected the personal information, provide a good or service that you requested, take actions reasonably anticipated within the context of our ongoing business relationship with you, or otherwise perform our contract with you. Detect security incidents, protect against malicious, deceptive, fraudulent, or illegal activity, or prosecute those responsible for such activities. Debug products to identify and repair errors that impair existing intended functionality. Exercise free speech, ensure the right of another consumer to exercise their free speech rights, or exercise another right provided for by law. Comply with the California Electronic Communications Privacy Act (Cal. Penal Code § 1546 seq.). Engage in public or peer-reviewed scientific, historical, or statistical research in the public interest that adheres to all other applicable ethics and privacy laws, when the information’s deletion may likely render impossible or seriously impair the research’s achievement, if you previously provided informed consent. Enable solely internal uses that are reasonably aligned with consumer expectations based on your relationship with us. Comply with a legal obligation. Make other internal and lawful uses of that information that are compatible with the context in which you provided it. iii. Opt-Out of Information Sharing and Selling Stewart does not share or sell information to third parties, as the terms are defined under the CCPA and CPRA. Stewart only shares your personal information as commercially necessary and in accordance with this CCPA Notice. iv. Correction of Inaccurate Information You have the right to request that Stewart correct any inaccurate information maintained about you. v. Limit the Use of Sensitive Personal Information You have the right to limit how your sensitive personal information, as defined in the CCPA and CPRA is disclosed or shared with third parties. Exercising Your Rights Under CCPA and CPRA If you have questions or comments about this notice, the ways in which Stewart collects and uses your information described herein, your choices and rights regarding such use, or wish to exercise your rights under California law, please submit a verifiable consumer request to us by the available means provided below. 1. 2. Emailing us at OptOut@stewart.com; or Visiting https://www.stewart.com/en/quick-links/ccpa-request.html Only you, or someone legally authorized to act on your behalf, may make a verifiable consumer request related to your personal information. You may also make a verifiable consumer request on behalf of your minor child, if applicable. To designate an authorized agent, please contact Stewart through one of the methods mentioned above. You may only make a verifiable consumer request for access or data portability twice within a 12-month period. The verifiable consumer request must: ü ü Provide sufficient information that allows us to reasonably verify you are the person about whom we collected personal information or an authorized representative. Describe your request with sufficient detail that allows us to properly understand, evaluate, and respond to it. Stewart cannot respond to your request or provide you with personal information if we cannot verify your identity or authority to make the request and confirm the personal information relates to you. Making a verifiable consumer request does not require you to create an account with Stewart. Response Timing and Format We endeavor to respond to a verifiable consumer request within forty-five (45) days of its receipt. If we require more time (up to an additional 45 days), we will inform you of the reason and extension period in writing. A written response will be delivered by mail or electronically, at your option. File No.: 26000310036 Updated 08/24/2023 Page 5 Any disclosures we provide will only cover the 12-month period preceding the verifiable consumer request’s receipt. The response we provide will also explain the reasons we cannot comply with a request, if applicable. Stewart does not charge a fee to process or respond to your verifiable consumer request unless it is excessive, repetitive, or manifestly unfounded. If we determine that the request warrants a fee, we will tell you why we made that decision and provide you with a cost estimate before completing your request. Non-Discrimination Stewart will not discriminate against you for exercising any of your CCPA rights. Unless permitted by the CCPA, we will not: ü ü ü ü Deny you goods or services. Charge you different prices or rates for goods or services, including through granting discounts or other benefits, or imposing penalties. Provide you with a different level or quality of goods or services. Suggest that you may receive a different price or rate for goods or services or a different level or quality of goods or services. Record Retention Your personal information will not be kept for longer than is necessary for the business purpose for which it is collected and processed. We will retain your personal information and records based on established record retention policies pursuant to California law and in compliance with all federal and state retention obligations. Additionally, we will retain your personal information to comply with applicable laws, regulations, and legal processes (such as responding to subpoenas or court orders), and to respond to legal claims, resolve disputes, and comply with legal or regulatory recordkeeping requirements. Changes to This CCPA Notice Stewart reserves the right to amend this CCPA Notice at our discretion and at any time. When we make changes to this CCPA Notice, we will post the updated Notice on Stewart’s website and update the Notice’s effective date. Link to Privacy Notice Stewarts Privacy Notice can be found on our website at https://www.stewart.com/en/privacy.html Contact Information Stewart Information Services Corporation Attn: Mary Thomas, Chief Compliance and Regulatory Officer 1360 Post Oak Blvd., Ste. 100, MC #14-1 Houston, TX 77056 File No.: 26000310036 Updated 08/24/2023 Page 6 1 HARDWICK CROSSING PLANNED UNIT DEVELOPMENT COMPREHENSIVE PLAN ANALYSIS March 20, 2026 A. Consistency with Garfield County Comprehensive Plan The proposed Hardwick Crossing Planned Unit Development (P.U.D.) is consistent with the Garfield County Comprehensive Plan and its policies directing growth, housing, economic development, and land use patterns. The project is located in an area appropriate for development that can be efficiently served by existing and planned infrastructure and transportation systems. The Comprehensive Plan identifies such areas as suitable for accommodating residential and mixed-use development in a manner that promotes efficient land use and reduces impacts on surrounding rural lands. The project supports the County’s overarching vision: “Garfield County is dedicated to managing and directing growth to designated Urban Growth Areas and other areas that can accommodate growth cost effectively, in order to create thriving communities while promoting a diverse, sustainable and healthy economy, protecting wildlife, maintaining or improving the quality of our natural environment, and preserving the county’s rural and western heritage.” Housing The Hardwick Crossing P.U.D. is focused on the development of twenty-eight (28) small-lot single-family residences integrated with a Business Park Zone District. The residential component is designed to provide attainable housing opportunities in close proximity to employment uses, regional transportation corridors, and the Riverview School. The residential units will be individually platted and developed as small single-family homes. These units may initially be constructed by employers and utilized as rental housing for employees, thereby directly supporting workforce housing needs. Over time, these homes may transition to for-sale units, providing long-term homeownership opportunities and contributing to neighborhood stability. In addition, each of the four (4) Business Park lots will have the right to develop one (1) employee dwelling unit, further supporting on-site workforce housing opportunities and strengthening the relationship between employment and housing within the P.U.D. The project will also comply with Article 8 of the Garfield County Land Use and Development Code by providing three (3) deed-restricted affordable housing units. These units will be 2 integrated into the overall development and will contribute to the County’s goal of providing housing opportunities across a range of income levels. This approach advances the Comprehensive Plan’s housing objectives by: • Providing attainable workforce housing near employment • Allowing employer-provided housing within the Business Park • Supporting both rental and ownership housing opportunities over time • Delivering compact residential development on smaller lots • Reducing commuting distances within the Roaring Fork Valley The Comprehensive Plan encourages a range of housing options and emphasizes the importance of locating housing near infrastructure, employment, and services so that residents can “live, work, and play” within their community. The Hardwick Crossing P.U.D. directly implements these policies through its integrated land use framework. Economic Development The inclusion of the Business Park Zone District is a central component of the Hardwick Crossing P.U.D. and directly supports the County’s economic development goals. The Business Park is intended to accommodate a mix of commercial, service, and light industrial uses that will: • Provide employment opportunities within the Mid-Valley area • Support local and regional businesses • Enhance economic diversification • Reduce the imbalance between jobs and housing The Hardwick Crossing P.U.D. further strengthens the relationship between jobs and housing by allowing each Business Park lot to include one (1) employee dwelling unit. This approach supports local businesses by providing on-site or nearby housing opportunities for employees, reduces commuting demands, and enhances the overall functionality and sustainability of the development. The Comprehensive Plan emphasizes the importance of creating opportunities for businesses to locate in areas where employees can also live. Hardwick Crossing responds directly to this policy by co-locating housing and employment uses within a coordinated development framework. Private Property Rights The proposed P.U.D. is consistent with the Comprehensive Plan’s recognition of private property rights: 3 Garfield County recognizes that property owners have the right to develop land provided such development protects the health, safety, and welfare of the community and does not adversely impact surrounding properties. The Hardwick Crossing P.U.D. provides a logical and efficient development pattern that respects adjacent land uses while advancing broader community goals. B. Consistency with Glenwood Springs Comprehensive Plan The Hardwick Crossing P.U.D. is located within the Glenwood Springs Urban Growth Boundary (UGB). As such, the Garfield County Comprehensive Plan directs that development be consistent with the Glenwood Springs Comprehensive Plan. The UGB is intended to accommodate urban-level development supported by infrastructure, services, and transportation systems. Growth within the Urban Growth Boundary The project is consistent with the intent of the UGB by: • Providing compact, efficiently planned development • Utilizing existing and planned infrastructure • Supporting coordinated growth adjacent to existing development The Glenwood Springs Comprehensive Plan identifies areas south of the City as appropriate for additional residential density and mixed-use development, particularly on vacant or underutilized parcels. The Hardwick Crossing P.U.D. advances this objective by developing an underutilized property into a cohesive residential neighborhood with an integrated business park. Diverse Housing Opportunities The Glenwood Springs Comprehensive Plan emphasizes the need to increase housing supply and provide a range of housing opportunities to address the imbalance between jobs and housing. The Hardwick Crossing P.U.D. advances these goals by: • Providing twenty-eight (28) attainable residential units • Supporting both rental and ownership housing over time • Allowing employer-provided housing tied to local jobs • Including three (3) deed-restricted affordable housing units in compliance with Article 8 • Allowing one (1) employee dwelling unit on each Business Park lot While the project focuses on small-lot single-family homes, the flexibility in tenure (rental and ownership) and integration with employment uses provides meaningful diversity in housing opportunities consistent with Comprehensive Plan objectives. 4 Relationship Between Jobs and Housing The Glenwood Springs Comprehensive Plan highlights the importance of addressing the imbalance between employment growth and housing availability. The Hardwick Crossing P.U.D. directly responds to this issue by: • Integrating workforce housing with employment-generating uses • Providing opportunities for employees to live within or adjacent to their place of work • Allowing employee dwelling units within the Business Park Zone District • Reducing regional commuting patterns and associated congestion This coordinated approach strengthens the relationship between jobs and housing and supports long-term community sustainability. Economic Development The Glenwood Springs Comprehensive Plan promotes economic diversification and recognizes the importance of providing locations for business and industry within the UGB. The Hardwick Crossing Business Park Zone District supports these objectives by: • Providing space for local businesses and service uses • Supporting job creation within proximity to housing • Enhancing the overall economic resilience of the area • Creating a development pattern attractive to both employers and employees C. Conclusion The Hardwick Crossing Planned Unit Development is consistent with and advances the goals, policies, and objectives of both the Garfield County Comprehensive Plan and the Glenwood Springs Comprehensive Plan. The project: • Directs growth to an appropriate and serviceable location within the Urban Growth Boundary • Provides twenty-eight (28) attainable residential units in a compact development pattern • Integrates workforce housing with employment opportunities • Includes three (3) deed-restricted affordable housing units in compliance with Article 8 • Allows one (1) employee dwelling unit on each Business Park lot • Supports economic development through the creation of a Business Park Zone District • Promotes efficient land use and reduces regional commuting patterns As such, the Hardwick Crossing P.U.D. represents a logical, coordinated, and policy-consistent development that advances both County and municipal planning objectives. Hardwick Crossing PUD Preliminary IMPACT ANALYSIS/UTILITY REPORT PREPARED FOR: Travis Stewart Garfield County, Colorado Prepared By: HIGH COUNTRY ENGINEERING, INC. 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 (970) 945-8676 HCE Project No. 2241030.00 March 3, 2026 TABLE OF CONTENTS INTRODUCTION ................................................................................................................... 3 Location ......................................................................................................................... 4 Land Use ....................................................................................................................... 3 WASTEWATER SYSTEM .................................................................................................... 5 Sanitary Sewer System .................................................................................................. 5 Local Sanitary Sewer System ........................................................................................ 5 WATER DISTRIBUTION ...................................................................................................... 8 Water Distribution ......................................................................................................... 8 Fire Demand................................................................................................................... 9 WATER IRRIGATION ......................................................................................................... 10 DRY UTILITIES ................................................................................................................... 10 Electric ......................................................................................................................... 10 Gas ............................................................................................................................... 11 Cable ............................................................................................................................ 11 Telecommunications .................................................................................................... 12 FLOODPLAIN ANALYSIS .................................................................................................. 12 ACCESS AND ROADWAYS ............................................................................................... 13 GEOTECHNICAL REVIEW ................................................................................................ 14 Geologic Condition ...................................................................................................... 14 Subdsidence Potential .................................................................................................. 14 Hydro-Compressive and Collapsible Soils .................................................................. 15 Earthquake Considerations .......................................................................................... 15 Radiation .................................................................................................................... 16 Preliminary Design Recommendations - Site Grading .............................................. 16 DRAINAGE DESIGN ........................................................................................................... 17 CONCLUSION ...................................................................................................................... 19 APPENDICES Appendix A Will Serve Letters Appendix B Calculations for Water and Sewer Usage Appendix C WaterCad Analysis 2 1. Fire Flows Calibrated to SGM model 2. Fire Flows for PUD with Loop through School Closed 3. Fire Flows for PUD with Loop through School Open 4. SGM provided Information Appendix D Floodplain Maps 1. 1987 FEMA map 2. PUD map Showing floodplains Appendix E Geotechnical Report 3 INTRODUCTION Location The 17.03-acre Hardwick Crossing PUD parcel (# ID: 218535304XXX) is a proposed development that consists of residential and commercial/industrial use. The site is located in the south half of Section 35 of Township 6 South, Range 89 West of the 6th Principal Meridian, Garfield County, Colorado. The project is bounded to the north by private properties, on the south by the Roaring Fork River, on the east by County Road 154, and to the west by private property. State Highway 82 is located adjacent to County Road 154 to the east and access is approximately 800-ft on County Road 154 to Highway 82. Figure 1 – Vicinity Map 4 Land Use The project site currently consists of an existing Equine Hospital on Lot C3, a former Diesel Automative shop on Lot C1, and several vacant lots, Lots C2 and C4. In Lot 2 (Lots R1 and R2) is located the Hardwick Crossing Subdivision, which consists on 28 proposed single-family units, 4 detention storm ponds, and an upper and lower access road that give have connection to County Road 154, Flying M. Ranch Road and the Riverview School. Figure 2 - Proposed PUD Layout The property historically was a gravel pit and concrete company. Much of the site has experienced former excavation from the gravel pit operations and other industrial uses over the years. Currently a portion of Lot 2 is being used by Gould construction for storage, crushing and other concrete and material operations. A waste and recycling operation also spent a number of years on the site. 5 The proposed PUD is shown in Figure 2. Lots C2 and C4 are currently vacant and will develop in the future. Allowed PUD uses include storage, office, and residential units. Southeast side of Lot 2 which is currently being utilized by Gould Construction is proposed to be zoned for commercial or residential uses. The most intensive use would likely be residential and up to 28 units would be allowed per the PUD. The traffic study assumes the most intensive traffic uses allowed per the PUD. Figure 2 identifies the proposed high impact uses. WASTEWATER SYSTEM Sanitary Sewer System With the construction of the new Riverview School, the Roaring Fork water and Sanitation District extended their sewer service to include the Hardwick Crossing Area. The entire site is now within the service Area for the District. Site specific line extension agreements will still need to be completed with new development. Commitment to serve letters are provided with the PUD Submittal. The work that was completed by the district as well as the owner of Lot 2 and 3 of the Eastbank Minor Subdivision is shown on the map on the following page. These extensions were completed in anticipation of line extensions for development that may occur in this area. Much of the infrastructure is currently located on Lot 2 or immediately adjacent, including water and sewer mains and the Sewer Lift station, which was installed to accommodate the new school and the future development. Local Sanitary Sewer System The Roaring Fork Sanitation District extension into the proposed PUD has been anticipated and would simply be an extension to the now existing gravity lines that are serving the Riverview School. A map showing the existing lines completed in 2017 and the proposed extensions is shown on Figure 3. It can be seen on this map that the proposed sewer for the 6 school at the time of development, along the Roaring Fork River and existing gravel access road, to the west from the line that serves the school and easterly from the lift station, along the Roaring Fork River and Lower Access Rd, to serve the Eastern side of the Hardwick Crossing properties. For this PUD, sewer extension has been proposed to be from the location of the existing lift station, meanwhile, water connection will be from the intersection of Hardwick Way and Flying M. Ranch and loop to CR 154 where a main connection was contemplated. A short extension will also be made down Hardwick court to serve the residential units along that road. The new sewer main would extend from the south side of the lift station and extend along the river and Hardwick Court to provide gravity service to the single-family homes. The commercial lots located on the upper bench, north of Flying M Ranch Road currently have the sewer and water mains in place and will only need minor modifications to serve all of the lots. The PUD plans provide detail for future utility main extension locations, and proposed current service line modifications. HCE has prepared calculations for water and sewer main sizing and have verified that 8” water and 8” sewer spacing will be adequate for the proposed highest uses. An 8” line can provide sewer for the entire development and future development and will still have additional capacity. Calculations have been provided in the Appendix B. 7 Figure 3 - ROARING FORK WATER AND SANITATION DISTRICT SERVICE EXTENSION 2017 8 WATER DISTRIBUTION Water Distribution With the construction of the new Riverview School, the Roaring Fork water and Sanitation District extended their water service to include the Hardwick Crossing Area. The entire site is now within the service Area for the District. Site specific line extension agreements would still need to be completed with new development. Commitment to serve letters are provided with the PUD Submittal. The work that was completed by the district with the School District, as well as the Owner of these parcels is shown on the map on the previous page. The waterlines are shown in blue and the area completed highlighted with a red balloon line. The primary extension from Ironbridge was a 12” main. Much of the infrastructure is currently located on Lot 2 including water and sewer mains and the Sewer Lift station, which were installed to accommodate the new school and future development. The proposed PUD design includes the addition of 8” class 52 DIP waterlines and 6” Fire Hydrants to serve all of the proposed development. These lines have been or will be extended from the mains completed with the school district improvements. A loop is also included within the development. The loop will connect from the intersection of Flying M Ranch Road and the school district entrance easterly through future development and up to County Road 154, where a tee was installed to accommodate this connection to the existing 12” watermain. This loop is necessary for water quality. Demands were determined based on the proposed most intensive zoning uses. The overall average day demands for residential utilizing 350 GPD/EQR and 32 residential units on the lower bench and 4 units in the commercial area is 37 EQRS and 11,200 gallons per 16 hours use day. No additional commercial usage was calculated beyond the existing uses. The max day was multiplied by 2 to bring the demand up to 22,400 GPD. The peak flow was determined based on a multiplier of 2.5 to the average day flow which yielded a peak flow of 28,000 GPD. The max day demand will be 23.33 GPM. 9 Fire Demand Fire Flows were determined utilizing Haestad methods WaterCAD V8 software to develop a water model for the proposed development. SGM provided numbers for fire flows and demands that were prepared for the school district for us to calibrate our model to. HCE has attempted to locate actual flow numbers, but they have not been located in time for this submittal. A flow test was performed by the fire district that indicated a flow of 1200 GPM at the H-16 hydrant with a residual of 25 which was decided to be inaccurate based on the actual flows for the School District that were determined at the time of building permit. This is likely due to inline valves not being fully open which was determined to be true on two of the valves. These valves are in CR 154 and are to be verified in the near future and a reliable test will then be performed. Per the SGM reference, fire flows were to be a minimum of 1500 gpm for a four hour flow duration. See numbers below from model approximate calibrated model with the new loop through Hardwick Crossing to CR 154 closed. Label Fire Flow (Available GPM) Pressure (Calculated Residual )(PSI) Node where lower limit of 20 PSI is located Meets Fireflow (1500 GPM) (Y OR N) H-16 (SGM W) 1608 23.7 H-4 Y H-8 (SGM N) 1605 28.7 H-4 Y H-4(Eastbank U) 1543 20.0 J-22 Y See numbers below from model with loop open to CR 154 and max day demands. Label Fire Flow (Available GPM) Pressure (Calculated Residual )(PSI) Node where lower limit of 20 PSI is located Meets Fireflow (1500 GPM) (Y OR N) H-16(SGM W) 1560 24.5 H-4 Y H-8(SGM N) 1561 28.9 H-4 Y H-4(Eastbank U) 1501 20.0 J-22 Y H-2(New Area) 1565 28.2 H-4 Y 10 Fire demands were determined in the design and construction of the waterline extension to the school district by SGM with a water model developed for the Roaring Fork Water and Sanitation District. Their model was a minimum of 1700 GPM + provided to the school for 4 hours. HCE has modeled the system with the parameters provided by the district from the school model and have verified that the flows available throughout the development will remain above 1500 GPM during a max-day analysis. All future proposed structures will be required to work within these parameters for on-site fire protection. Fire Protection is provided by Glenwood Springs Fire Protection District. Results of the fire flows are attached in the appendix. Updated fire flow numbers will be provided with the final plan development once the data becomes available from the fire district or with the new flow test once the valves are verified to be open. SGM, additionally noted that a 12” waterline connection will be made within the Ironbridge development as part of their final phases and will increase the flow to this are by 335 gpm. WATER IRRIGATION No raw water irrigation is proposed for the PUD. All irrigation use shall be provided by the Roaring Fork Water and Sanitation District and be limited per the inclusion agreement. HCE anticipated irrigation usage of approximately 2.87 acres which falls within the calculation from the district of 211 gallons per day per EQR (See Appendix B) is likely significantly more than will be used by the development. It is anticipated that xeriscaping will be required for landscaping within the development. Minimal irrigation as anticipated to maintain native grasses, trees and shrubs. In general terms the Glenwood Ditch that runs off-site along the northeast side of the properties is owned by a formal, incorporated Ditch Company and this owner does not own shares within that ditch. On site “ditches” are historic lateral conveyances and generally subject to relocation. This development and subdivision does not impact any active 11 irrigation conveyances. DRY UTILITIES Electric The point of contact for electrical service is Sam Wakefield with Xcel Energy. Phone Number: 970-625-6028. Currently there is an Xcel Energy three-phase power that has been extended from the overhead electrical feeder on CR 154 and was extended down the new access to the Riverview School. This line has been looped through the upper commercial/industrial area and back out to CR 154. At the intersection of Flying M Ranch and Hardwick Ranch Way, close to the school, we are suggesting extending from that point and looping to the power pole near the Hardwick Ranch Way upper access connection to CR-154. These connections will feed down Hardwick Ranch Way and Milton Court to provide electric utility to the proposed residential development. The developer will be responsible for costs associated with extending the electric utility through the PUD. Three existing poles will need to removed that are currently feeding the Gould yard and the Storage building within the residential area. Gas The point of contact for gas service is Mark Fadick with Black Hills Energy. Phone Number: 970-914-8326. Gas has also been extended to the school and is in the same access corridor as the electric. Black Hills Energy designed and installed the existing gas main from the intersection of CR 154 and CR 109 that extends to the school. Similar to the electric utility, we are proposing all connections within the PUD to extend off of the underground main lines near the school at the intersection of Flying M Ranch and Hardwick Ranch Way and likely loop by joining 12 at the main on CR 154. These connections will feed down Hardwick Ranch Way and Milton Court to provide gas utility to the proposed residential developments. Will serve letters have been provided with the application. Cable The point of contact for cable service is Brett Westphall with Comcast Cable Television. Phone Number: 720-979-9121 . Comcast Cable has also been extended to the school and is in the same access corridor. Existing extension lines were designed and installed from the intersection of CR 154 and the North access into the school. Similar to the electric utility, we are proposing all connections within the PUD to extend off of the main lines near the school at the intersection of Flying M Ranch and North Access roads. These connections will feed down Hardwick Ranch Way and Milton Court to provide cable utility to the proposed residential developments. Telecommunications The point of contact for telecommunications service is Jason Sharpe with Lumen 970-328-8290. Lumen telephone has also been extended to the school and is in the same access corridor. Existing extension lines were designed and installed from CR 154 and the North access into the school. Similar to the electric utility, we are proposing all connections within the PUD to extend off of the main lines near the school at the intersection of Flying M Ranch and Hardwick Ranch Way. FLOODPLAIN ANALYSIS HCE has reviewed the available floodplain information for the site and there are currently two available maps depicting FEMA flood information. The current map in effect is a 1986 map (Panel Number: 080205 1465 B) which shows the area generally and indicates that 13 some portion of Lot 2 near the lift station is within the floodplain. FEMA Mapping was completed utilizing the 1929 vertical datum (NGVD 1929) which is approximately 4.3’ lower than the newer mapping which utilizes the North American Vertical Datum of 1988 (NAVD 1988). This is shown on the FEMA PUD map attached in Appendix D. More recent data was prepared in 2015 based on updated topographical information and GIS spatial information shows the same area utilizing the 1988 NAVD. This mapping is more readily overlaid to other mapping due to the GIS background photo information. With the 1986 FEMA mapping there is inaccuracy due to the localized topography and we have further verified the actual limits of floodplain including an additional 1’ to offset the potential increase of floodway elevations in the event that floodplain development occurs upstream of this development. These elevations are also shown on the FEMA PUD mapping. With this information we have determined that all of the proposed development is at least 1’ above the 100-year floodplain elevations. As an additional factor of safety we have established the lowest finish floors on each lot to be approximately 3’ above the 1986 interpolated floodplain elevations. See Appendix D map. ACCESS AND ROADWAYS The roadways throughout the site are all private easements and not public Right of Way. The Access to the site is via CR 154 at three different access points. Access to the commercial area is provided at CR 154 at the southeast end of the site, sharing existing access with the current Federal Express (FedEx) facility for Lots C1-C4. Flying M Ranch Road currently provides access to the school district from CR 154 and will provide the primary access to lots 21-28 of Hardwick Ranch PUD. Hardwick Ranch Road is the proposed third access to CR 154. Hardwick Ranch Road connects to the Flying M Ranch Road at the 1st intersection with the Riverside School. Hardwick Ranch Road traverses the Hardwick crossing property and connects with CR 154 south of the Flying M Ranch Road connection to CR 154 creating a loop out for these properties as well as the school. Felsburg Holt and Ullevig prepared a traffic assessment for the development and analyzed 14 the turning movements at CR 154 and at State Highway 82 as well as the connections at CR 154. Recommendations are summarized below: The intersection of CR 154 with SH 82 would see slightly increased traffic with the proposed construction of the Hardwick Crossing development. The estimated site generated traffic volumes are estimated to add an additional 18 vehicles to the intersection of CR 154 with SH 82. This translates to an increase of 4 percent over the permitted volume of 600 DHV. The increase in projected peak hour traffic falls below the 20 percent threshold outlined in the CDOT SHAC and a change in access should not be required. Turn Lanes:No additional auxiliary turn lanes are recommended at the CO 82/CR 154 intersection. This signalized intersection is currently equipped with left and right turn deceleration lanes along CO 82 and the addition of site traffic is not expected to require a northbound right-turn acceleration based on SHAC requirements (10 vehicles per hour are required and the short term future peak would reach 8 vehicles per hour with the addition of site traffic). At the CR 154/Flying M Ranch Road and CR 154/FedEx Ground access intersections, the existing configurations/turn lanes are expected to remain adequate to accommodate the addition of site traffic. At the CR 154 intersection with the southernmost residential site access, it is recommended that appropriate roadway striping and signing be provided to accommodate movements for right-turn only in and out. Per their assessment we have limited the access to CR 154 and Hardwick Ranch Way to right in/out only. Maintenance of the roads will be per a joint use agreement with the Hardwick Crossing Planned Unit Development, its successors, the School District and the users within the development. Emergency access is provided through the development via Hardick Ranch Way to CR 154 or Via Flying M Ranch Road to CR 154. Pedestrian Access shall be provided via new sidewalks and existing regional paths. Roadway sections are proposed to be 22 feet flowline to flowline for the proposed access roadways. This will include a 1.5 feet curb pan on each side of the road. Asphalt will be 9.5 feet on each side. 4 feet Sidewalks are proposed to be 4’ in width and connect the residential 15 portions of the development. The sidewalk paths will be constructed only on one side of Milton Court and Hardwick Ranch Way on the river side of the project. GEOTECHNICAL REVIEW Kumar prepared a report titled “PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION, 3927 COUNTY ROAD 154, GARFIELD COUNTY, COLORADO” Project No. 26-7-150, dated March 10, 2026. This report discusses geologic conditions and provides Engineering Analysis and preliminary design recommendations for the Hardwick Crossing PUD. This report is included as Appendix E. The following is an excerpt from the report regarding the Geologic conditions. Geologic Conditions The project site is located in the Carbondale Collapse Center. The Carbondale Collapse Center formed in the late Cenozoic due to evaporite tectonism. The Eagle Valley Evaporite migrated plastically upwards and laterally toward the Colorado River and Roaring Fork River bottoms due to a reduction in vertical stress caused by the erosion of overburden material by the rivers. Subsidence occurred in areas of the thinned evaporite and beneath the rivers due to dissolution (Kirkham, and Others, 2003). Much of this subsidence appears to have occurred within the past 3 million years which also corresponds to high incision rates of the Roaring Fork and Crystal Rivers (Kunk and Others, 2002). It is uncertain if the regional subsidence is still an active geomorphic process or if evaporite subsidence has stopped. If still active, present deformations may be occurring at rates similar to past long - term rates of between 0.5 and 1.6 inches per 100 years. These slow deformation rates should not present a potential risk to the proposed development area. Hydro-Compressive and Collapsible Soils The variable fill soils encountered at the site tend to settle when they become wetted. A 16 shallow foundation placed on the variable fill soils will have a risk of settlement if the soils become wetted and care should be taken in the surface and subsurface drainage around structures in the proposed development to prevent the soils from becoming wet. It will be critical to the long-term performance of the structures that the recommendations for surface grading and subsurface drainage contained in site-specific reports for the individual buildings be followed. Settlement in the event of subsurface wetting could cause building distress. Removal of the fill, and replacement in a moisture adjusted and compacted condition is recommended. Earthquake Considerations Historic earthquakes within 150 miles of the project site have typically been moderately strong with magnitudes less than 5.5 and maximum Modified Mercalli Intensities less than VI. The largest historic earthquake in the project region occurred in 1882. It was located in the northern Front Range and had an estimated magnitude of about M6.2 ± 0.3 and a maximum intensity of VII. Historic ground shaking at the project site associated with the 1882 earthquake and the other larger historic earthquakes in the region does not appear to have exceeded Modified Mercalli Intensity VI (Kirkham and Rogers, 1985). Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the residence, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and caused general alarm, but results in negligible damage to structures of good design and construction. Radiation The project site is not located on geologic deposits that would be expected to have high concentration of radioactive minerals. However, there is a potential that radon gas could be present in the area. It is difficult to assess future radon gas concentrations in buildings before the buildings are constructed. Testing for radon gas levels could be done when the residences and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction 17 testing show unacceptable radon gas concentration. Preliminary Design Recommendations – Site Grading The on-site soils, excluding topsoil and debris, appear suitable for roadway and building pad construction with proper processing and placement. Structural fill up to about 10 feet deep placed for building pads, roadway embankments and below other pavement areas, should be compacted to at least 95% of the maximum standard Proctor density (SPD) at a moisture content within 2% of optimum. This will likely require moistening and mixing the materials prior to use as structural fill. We estimate the onsite soils will have long term settlements of about 1 to 2% of their fill depth when placed to 95% SPD. Higher degree of compaction for fills greater than about 8 to 10 feet deep and use of a relatively well graded granular material are desirable to limit fill settlement and distress to facilities constructed on the fill. Miscellaneous fill can consist of the on-site soils and should be compacted to at least 90% SPD. We should review the site grading plans when developed. Prior to the fill placement, the subgrade should be carefully prepared by removing all vegetation, topsoil and existing fill, scarifying to a depth of about 8 inches (except dense gravel), adjusting to near optimum moisture content and compacting to at least 95% of the maximum standard Proctor density. Soft subgrade areas may require stabilization prior to fill placement. The subgrade can probably be stabilized by sub-excavating around 1 to 2 feet and placing coarse granular soils. Providing a geogrid on the subgrade, such as Tensar TX140, would help to decrease the amount of coarse granular soils needed for stabilization. Crushed and processed (angular) base course material, such as CDOT Class 2 road base, is more compatible with the triaxial geogrid to reduce the depth of coarse granular soils for stabilization. We should review the field conditions exposed during grading to determine need for sub-excavation of unsuitable soils and use of a geogrid on the subgrade prior to fill placement for pavement section construction Additionally, the report makes recommendations for pavement sections for Flying M Ranch Road and Subdivision Streets. The selected sections are proposed to be 4” asphalt over 12” of base course for Flying M Ranch Road and 4” asphalt over 8” of base course for the 18 subdivision roads. DRAINAGE DESIGN The design of the Hardwick Crossing PUD drainage was created to provide safe routing of offsite and onsite storm water through the proposed development and detention ponds. The storm water facility design will reduce the offsite impacts from the runoff from the site by detaining storm water from onsite basins. The amount of runoff that will flow downstream off the site will be reduced for storms less than the 25 year storm event, thus reducing potential negative impacts on the Roaring Fork River. The detention ponds will also allow for storm water runoff cleansing, which will reduce pollutant transport to the Roaring Fork River. For larger pass-through storm events the overflow paths will be the historic paths over the bank of the Roaring Fork River and into the river corridor. Flows will be spread as much as possible once they pass through weirs or pipe orifices before being released across landscape and native grass areas onto the river bank and into the Roaring Fork River. Stormwater flows in the Commercial area are required to be detained to historic levels for each lot. Passthrough flows from the commercial area will follow Flying M Ranch Road to a discharge point near the School District entrance that directs flows back to the Roaring Fork River along the west side of the property. Release of flows across native grasses and landscape areas and to the bank of the Roaring Fork River will allow the flows to spread over the top of slope and into the Roaring Fork River corridor as they have historically. CONCLUSION Wastewater System This preliminary Impact Analysis/Utility report was prepared in compliance with the Garfield County standards and specifications. The wastewater service is with the Roaring Fork Water and Sanitation district and extension into this area has been anticipated. A can and will serve letter have been attached. Extension is based on connecting to prior lines that were installed to serve the School District. Line sizes were anticipated at that time to encompass this development and some future development beyond the Hardwick Crossing 19 area as well. Line sizes are well under capacity even including potential future development. A line extension agreement will be negotiated prior to acceptance of a Final Plat. Water Distribution The Water Distribution service is within the Roaring Fork Water and Sanitation district and extension into this area has been anticipated. A can and will serve letter has been attached. Extension is based on connecting to prior lines that were installed to serve the School District. Line sizes were anticipated at that time to encompass this development and some future development beyond the Hardwick Crossing PUD area as well. Line sizes were proposed to provide fire flows in excess of 1500 gallon per minute. Dry Utilities Dry utilities also were installed into the Flying M Ranch PUD as a result of the school construction in 2017. Services will require extension in to the new proposed area from the stubs along Flying M Ranch Road and CR 154. These extensions have been anticipated and can and will serve letters have been provided. Floodplain Analysis HCE has utilized the most recent available data from FEMA to verify whether the proposed development will have any impacts from the 100-year Floodplain. Although the floodplain mapping impacts several small areas, we have verified by elevation that all of the homes are proposed to be outside of the shown elevations of the January 3, 1986 FEMA Floodplain mapping plus one foot. The 1986 floodplain was prepared on the 1929 NGVD datum. This datum is considered outdated and we have converted the elevations from the 1986 mapping on the 1929 NGVD datum to NAVD 1988 utilizing NGS datum conversion at this Hardwick Ranch PUD. The 100 year Floodplain was not found to impact any of the proposed lots. We have provided minimum finish floor elevations for all river lots to make sure that the elevations are not modified during building permit submittals. As an additional factor of safety we have identified the minimum finish floor elevations to be three (3’) feet higher than the interpolated floodplain elevations. 20 Access and Roadways The Access to the site is via CR 154 at two different access points ; Flying M Ranch Road and the proposed Hardwick Ranch Way. Felsburg Holt and Ullevig prepared a traffic assessment for this development. A summary of their report indicates that: The intersection of CR 154 with SH 82 would see slightly increased traffic with the proposed construction of the Hardwick Crossing development. The estimated site generated traffic volumes are estimated to add an additional 18 vehicles to the intersection of CR 154 with SH 82. This translates to an increase of 4 percent over the permitted volume of 600 DHV. The increase in projected peak hour traffic falls below the 20 percent threshold outlined in the CDOT SHAC and a change in access should not be required. Turn Lanes:No additional auxiliary turn lanes are recommended at the CO 82/CR 154 intersection. This signalized intersection is currently equipped with left and right turn deceleration lanes along CO 82 and the addition of site traffic is not expected to require a northbound right-turn acceleration based on SHAC requirements (10 vehicles per hour are required and the short term future peak would reach 8 vehicles per hour with the addition of site traffic). At the CR 154/Flying M Ranch Road and CR 154/FedEx Ground access intersections, the existing configurations/turn lanes are expected to remain adequate to accommodate the addition of site traffic. At the CR 154 intersection with the southernmost residential site access, it is recommended that appropriate roadway striping and signing be provided to accommodate movements for right-turn only in and out. Emergency access is provided through the development via a loop utilizing Flying M Ranch Road and the proposed Hardwick Ranch Road. Access to the commercial area is provided at CR 154 at the southeast end of the site, sharing existing access with the current Federal Express (FedEx) facility for Lots C1-C4. Emergency access is provided onto Flying M Ranch Road. Geotechnical Information Kumar prepared a report titled “PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION, 3927 COUNTY ROAD 154, GARFIELD COUNTY, COLORADO” Project 21 No. 26-7-150, dated March 10, 2026. This report included geologic conditions, subsidence potential, hydro-compressive and collapsible soils, earthquake considerations, radiation analysis and preliminary design recommendations. Some key excerpts include: The project site is located in the Carbondale Collapse Center, which formed in the late Cenozoic due to evaporite tectonism. Although subsidence occurred in these areas, these slow deformation rates should not present a potential risk to the proposed development. It is uncertain if the regional subsidence is still an active geomorphic process or if evaporite subsidence has stopped. If still active, present deformations may be occurring at rates similar to past long-term rates of between 0.5 and 1.6 inches per 100 years. These slow deformation rates should not present a potential risk to the proposed development area. It will be critical to the long-term performance of the structures that the recommendations for surface grading and subsurface drainage contained in site-specific reports for the individual buildings be followed. Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the residence, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and caused general alarm, but results in negligible damage to structures of good design and construction. The project site is not located on geologic deposits that would be expected to have high concentration of radioactive minerals. However, there is a potential that radon gas could bepresent in the area. It is difficult to assess future radon gas concentrations in buildings before the buildings are constructed. Testing for radon gas levels could be done when the residences and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction testing show unacceptable radon gas concentration. See Appendix E for the full report. Drainage Offsite and onsite storm water drainage has been designed to route safely through the development to bio-retention ponds via, curb and gutter, swales and storm pipe network. The drywells and detention ponds will cleanse the storm water, thus reducing pollutant transport to the Roaring Fork River. For larger pass-through storm events, the overflow will travel along historic paths over the bank and into the river corridor. Flows will be spread as 22 much as possible through weirs, pipe orifices and rip rap before being released across the river bank. 23 Appendix A Will Serve Letters 24 25 26 27 Appendix B Calculations for Water and Sewer Usage 28 Appendix C WaterCad Model Analysis 1. Fire Flows with Base demand Calibrated to SGM model 2. Fire Flows for PUD with Max demand 3. Peak Demand Water Flows 4. SGM provided Information 29 WATERCAD MAP Fire Flows with Base demand Calibrated to SGM model Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Tank Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Elevation (Initial) (ft) Elevation (Minimum) (ft) Elevation (Base) (ft) ZoneLabelID 6,228.006,216.006,216.00<None>T-1121 Hydraulic Grade (ft) Net Outflow (gpm) Diameter (ft) Volume (Inactive) (MG) Elevation (Maximum) (ft) 6,228.0044.2710.000.006,240.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Junction Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) LabelID 144.96,227.716.00<Collection: 1 items><None>5,892.72J-1651 142.76,227.710.00<Collection: 1 items><None>5,898.00J-1753 124.76,227.730.00<Collection: 0 items><None>5,939.55J-1855 141.56,227.716.00<Collection: 1 items><None>5,900.58J-1957 120.86,227.722.00<Collection: 1 items><None>5,948.50J-2266 140.66,227.720.00<Collection: 1 items><None>5,902.82J-2471 141.16,227.720.00<Collection: 0 items><None>5,901.65J-2573 136.66,227.720.00<Collection: 0 items><None>5,912.05J-2783 124.26,227.720.00<Collection: 0 items><None>5,940.73J-2885 120.76,227.720.00<Collection: 0 items><None>5,948.75J-2987 119.66,227.720.00<Collection: 0 items><None>5,951.35J-3089 124.56,227.720.00<Collection: 0 items><None>5,939.96J-3192 138.26,227.710.00<Collection: 0 items><None>5,908.39J-32102 139.86,227.710.00<Collection: 0 items><None>5,904.50J-33103 139.06,227.7129.25<Collection: 1 items><None>5,906.45J-34105 122.36,227.750.00<Collection: 1 items><None>5,945.00J-38138 146.16,227.710.00<Collection: 1 items><None>5,890.00J-39144 141.46,227.720.00<Collection: 0 items><None>5,900.96J-40148 128.86,227.711.00<Collection: 1 items><None>5,930.00J-56188 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Pipe Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Length (User Defined) (ft) Has User Defined Length? Headloss Gradient (ft/ft) Velocity (ft/s) Flow (gpm) Minor Loss Coefficient (Local) Has Check Valve? Hazen-Williams C MaterialDiameter (in) Stop NodeStart NodeLength (Scaled) (ft) LabelID 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-39H-1115.47P-64147 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-16J-2432.73P-91195 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-9J-3339.69P-42109 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-10J-3212.84P-43110 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-7J-2924.48P-3798 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-6J-3128.24P-3696 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-8J-3435.51P-41108 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-40H-1214.34P-67151 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-4J-2218.30P-2070 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-2J-196.82P-1865 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-15J-1718.94P-90193 0.00False0.0000.01-2.000.000False140.0Ductile Iron8.0J-31J-22253.00P-3493 0.00False0.0000.00-0.010.000False140.0Ductile Iron8.0J-25J-24624.07P-2274 0.00False0.0000.046.000.000False140.0Ductile Iron8.0J-19J-17527.44P-1558 0.00False0.0000.000.000.000False140.0Ductile Iron8.0J-33J-3298.19P-38104 0.00False0.0000.01-2.000.000False140.0Ductile Iron8.0J-28J-3192.91P-3594 0.00False0.0000.19-29.260.000False140.0Ductile Iron8.0J-25J-34345.43P-40107 0.00False0.0000.28-44.270.000False100.0Ductile Iron8.0T-1J-382,721.41P-61140 0.00False0.0000.047.000.000False140.0Ductile Iron8.0J-39J-16150.81P-62145 0.00False0.0000.047.000.000False140.0Ductile Iron8.0J-17J-39285.21P-63146 0.00False0.0000.0813.000.000False140.0Ductile Iron8.0J-40J-2548.35P-65149 0.00False0.0000.0813.000.000False140.0Ductile Iron8.0J-16J-40419.16P-66150 0.00False0.0000.000.000.000False140.0Ductile Iron8.0J-56J-1896.23P-88189 0.00False0.0000.01-1.000.000False140.0Ductile Iron8.0J-17J-56427.84P-89190 0.00False0.0000.00-0.010.000False140.0Ductile Iron8.0J-34J-33171.45P-39106 0.00False0.0000.13-44.270.000False140.0Ductile Iron12.0J-38J-183,292.50P-60139 0.00False0.0000.13-44.270.000False140.0Ductile Iron12.0J-18J-30349.87P-3391 0.00False0.0000.13-44.270.000False140.0Ductile Iron12.0J-30J-2943.35P-3290 0.00False0.0000.13-44.270.000False140.0Ductile Iron12.0J-29J-28151.65P-3188 0.00False0.0000.12-42.270.000False140.0Ductile Iron12.0J-28J-27477.00P-3086 0.00False0.0000.12-42.270.000False140.0Ductile Iron12.0J-27J-25426.04P-2984 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Hydrant Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Lateral Length (ft) Emitter Coefficient (gpm/psi^n) Include Lateral Loss? Hydrant StatusLabelID 20.000.000FalseClosedH-262 20.000.000FalseClosedH-469 20.000.000FalseClosedH-695 20.000.000FalseClosedH-797 20.000.000FalseClosedH-899 20.000.000FalseClosedH-9100 20.000.000FalseClosedH-10101 20.000.000FalseClosedH-11141 20.000.000FalseClosedH-12142 20.000.000FalseClosedH-15192 20.000.000FalseClosedH-16194 Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) 137.06,227.720.00<Collection: 0 items><None>5,911.00 116.96,227.720.00<Collection: 0 items><None>5,957.48 117.46,227.720.00<Collection: 0 items><None>5,956.34 116.96,227.720.00<Collection: 0 items><None>5,957.48 135.16,227.710.00<Collection: 0 items><None>5,915.50 135.76,227.710.00<Collection: 0 items><None>5,914.06 134.76,227.710.00<Collection: 0 items><None>5,916.43 142.76,227.720.00<Collection: 0 items><None>5,898.00 138.56,227.720.00<Collection: 0 items><None>5,907.70 139.26,227.720.00<Collection: 0 items><None>5,906.00 134.46,227.720.00<Collection: 0 items><None>5,917.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Isolation Valve Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Referenced PipeElevation (ft) Diameter (Valve) (in) Is Operable?LabelID P-880.008.0TrueISO-2196 Velocity (ft/s) Pressure (psi) Hydraulic Grade (ft) Flow (gpm) 0.00(N/A)(N/A)0.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg Fire Flow Node FlexTable: Fire Flow Report (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Is Fire Flow Run Balanced? Junction w/Minimum Pressure (System) Pressure (Calculated System Lower Limit) (psi) Pressure (System Lower Limit) (psi) Junction w/Minimum Pressure (Zone) Pressure (Calculated Zone Lower Limit) (psi) Pressure (Zone Lower Limit) (psi) Pressure (Calculated Residual) (psi) Pressure (Residual Lower Limit) (psi) Flow (Total Available) (gpm) Flow (Total Needed) (gpm) Fire Flow (Available) (gpm) Fire Flow (Needed) (gpm) Satisfies Fire Flow Constraints? Fire Flow Iterations ZoneLabel TrueH-420.0N/AH-420.020.027.620.01,609.811,500.001,609.811,500.00True6<None>H-2 TrueJ-2225.0N/AJ-2225.020.020.020.01,543.181,500.001,543.181,500.00True3<None>H-4 TrueH-421.3N/AH-421.320.020.020.01,577.341,500.001,577.341,500.00True3<None>H-6 TrueH-421.6N/AH-421.620.020.020.01,590.721,500.001,590.721,500.00True3<None>H-7 TrueH-420.1N/AH-420.120.028.720.01,604.461,500.001,604.461,500.00True20<None>H-8 TrueH-420.0N/AH-420.020.026.120.01,605.251,500.001,605.251,500.00True5<None>H-9 TrueH-420.0N/AH-420.020.025.320.01,605.251,500.001,605.251,500.00True5<None>H-10 TrueH-420.0N/AH-420.020.041.220.01,608.751,500.001,608.751,500.00True5<None>H-11 TrueH-420.0N/AH-420.020.039.020.01,605.671,500.001,605.671,500.00True5<None>H-12 TrueH-420.0N/AH-420.020.037.820.01,609.811,500.001,609.811,500.00True6<None>H-15 TrueH-420.0N/AH-420.020.023.720.01,605.251,500.001,605.251,500.00True5<None>H-16 TrueH-420.0N/AH-420.020.044.720.01,614.121,506.001,608.121,500.00True5<None>J-16 TrueH-420.0N/AH-420.020.042.620.01,609.801,500.001,609.801,500.00True5<None>J-17 TrueH-420.0N/AH-420.020.027.820.01,612.171,500.001,612.171,500.00True5<None>J-18 TrueH-420.0N/AH-420.020.032.620.01,615.811,506.001,609.811,500.00True6<None>J-19 TrueH-420.0N/AH-420.020.023.920.01,555.361,502.001,553.361,500.00True5<None>J-22 TrueH-420.0N/AH-420.020.032.120.01,605.201,500.001,605.201,500.00True5<None>J-24 TrueH-420.0N/AH-420.020.042.920.01,605.201,500.001,605.201,500.00True5<None>J-25 TrueH-420.0N/AH-420.020.038.920.01,604.531,500.001,604.531,500.00True5<None>J-27 TrueH-420.0N/AH-420.020.027.220.01,603.521,500.001,603.521,500.00True5<None>J-28 TrueH-720.0N/AH-720.020.023.820.01,605.631,500.001,605.631,500.00True5<None>J-29 TrueH-720.0N/AH-720.020.022.620.01,606.271,500.001,606.271,500.00True5<None>J-30 TrueH-420.0N/AH-420.020.027.620.01,589.591,500.001,589.591,500.00True6<None>J-31 TrueH-420.0N/AH-420.020.029.620.01,605.231,500.001,605.231,500.00True5<None>J-32 TrueH-420.0N/AH-420.020.032.920.01,605.231,500.001,605.231,500.00True5<None>J-33 TrueH-420.0N/AH-420.020.034.920.01,634.441,529.251,605.191,500.00True6<None>J-34 TrueH-420.1N/AH-420.120.025.520.01,690.191,500.001,690.191,500.00True20<None>J-38 TrueH-420.0N/AH-420.020.045.720.01,608.741,500.001,608.741,500.00True5<None>J-39 TrueH-420.0N/AH-420.020.042.920.01,605.671,500.001,605.671,500.00True5<None>J-40 TrueH-420.1N/AH-420.120.030.920.01,611.781,501.001,610.781,500.00True27<None>J-56 Fire Flows for PUD with Max Demand Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Tank Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Elevation (Initial) (ft) Elevation (Minimum) (ft) Elevation (Base) (ft) ZoneLabelID 6,228.006,216.006,216.00<None>T-1121 Hydraulic Grade (ft) Net Outflow (gpm) Diameter (ft) Volume (Inactive) (MG) Elevation (Maximum) (ft) 6,228.0088.5210.000.006,240.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Junction Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) LabelID 144.66,227.0012.00<Collection: 1 items><None>5,892.72J-1651 142.36,227.000.00<Collection: 1 items><None>5,898.00J-1753 124.46,227.010.00<Collection: 0 items><None>5,939.55J-1855 141.26,227.0012.00<Collection: 1 items><None>5,900.58J-1957 120.56,227.014.00<Collection: 1 items><None>5,948.50J-2266 140.36,227.000.00<Collection: 1 items><None>5,902.82J-2471 140.86,227.000.00<Collection: 0 items><None>5,901.65J-2573 136.36,227.000.00<Collection: 0 items><None>5,912.05J-2783 123.96,227.010.00<Collection: 0 items><None>5,940.73J-2885 120.46,227.010.00<Collection: 0 items><None>5,948.75J-2987 119.36,227.010.00<Collection: 0 items><None>5,951.35J-3089 124.26,227.010.00<Collection: 0 items><None>5,939.96J-3192 137.86,226.970.00<Collection: 0 items><None>5,908.39J-32102 139.56,226.970.00<Collection: 0 items><None>5,904.50J-33103 138.76,226.9758.50<Collection: 1 items><None>5,906.45J-34105 122.06,227.090.00<Collection: 1 items><None>5,945.00J-38138 145.86,227.000.00<Collection: 1 items><None>5,890.00J-39144 141.16,227.000.00<Collection: 0 items><None>5,900.96J-40148 128.56,227.012.00<Collection: 1 items><None>5,930.00J-56188 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Pipe Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Length (User Defined) (ft) Has User Defined Length? Headloss Gradient (ft/ft) Velocity (ft/s) Flow (gpm) Minor Loss Coefficient (Local) Has Check Valve? Hazen-Williams C MaterialDiameter (in) Stop NodeStart NodeLength (Scaled) (ft) LabelID 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-39H-1115.47P-64147 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-16J-2432.73P-91195 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-9J-3339.69P-42109 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-10J-3212.84P-43110 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-7J-2924.48P-3798 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-6J-3128.24P-3696 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-8J-3435.51P-41108 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-40H-1214.34P-67151 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-4J-2218.30P-2070 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-2J-196.82P-1865 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-15J-1718.94P-90193 0.00False0.0000.03-4.000.000False140.0Ductile Iron8.0J-31J-22253.00P-3493 0.00False0.0000.000.000.000False140.0Ductile Iron8.0J-25J-24624.07P-2274 0.00False0.0000.0812.010.000False140.0Ductile Iron8.0J-19J-17527.44P-1558 0.00False0.0000.000.000.000False140.0Ductile Iron8.0J-33J-3298.19P-38104 0.00False0.0000.03-4.000.000False140.0Ductile Iron8.0J-28J-3192.91P-3594 0.00False0.0000.37-58.510.000False140.0Ductile Iron8.0J-25J-34345.43P-40107 0.00False0.0000.57-88.520.000False100.0Ductile Iron8.0T-1J-382,721.41P-61140 0.00False0.0000.10-16.260.000False140.0Ductile Iron8.0J-39J-16150.81P-62145 0.00False0.0000.10-16.260.000False140.0Ductile Iron8.0J-17J-39285.21P-63146 0.00False0.0000.03-4.260.000False140.0Ductile Iron8.0J-40J-2548.35P-65149 0.00False0.0000.03-4.260.000False140.0Ductile Iron8.0J-16J-40419.16P-66150 0.00False0.0000.1930.270.000False140.0Ductile Iron8.0J-56J-1896.23P-88189 0.00False0.0000.1828.270.000False140.0Ductile Iron8.0J-17J-56427.84P-89190 0.00False0.0000.00-0.010.000False140.0Ductile Iron8.0J-34J-33171.45P-39106 0.00False0.0000.25-88.520.000False140.0Ductile Iron12.0J-38J-183,292.50P-60139 0.00False0.0000.17-58.250.000False140.0Ductile Iron12.0J-18J-30349.87P-3391 0.00False0.0000.17-58.250.000False140.0Ductile Iron12.0J-30J-2943.35P-3290 0.00False0.0000.17-58.250.000False140.0Ductile Iron12.0J-29J-28151.65P-3188 0.00False0.0000.15-54.260.000False140.0Ductile Iron12.0J-28J-27477.00P-3086 0.00False0.0000.15-54.260.000False140.0Ductile Iron12.0J-27J-25426.04P-2984 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Hydrant Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Lateral Length (ft) Emitter Coefficient (gpm/psi^n) Include Lateral Loss? Hydrant StatusLabelID 20.000.000FalseClosedH-262 20.000.000FalseClosedH-469 20.000.000FalseClosedH-695 20.000.000FalseClosedH-797 20.000.000FalseClosedH-899 20.000.000FalseClosedH-9100 20.000.000FalseClosedH-10101 20.000.000FalseClosedH-11141 20.000.000FalseClosedH-12142 20.000.000FalseClosedH-15192 20.000.000FalseClosedH-16194 Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) 136.76,227.000.00<Collection: 0 items><None>5,911.00 116.66,227.010.00<Collection: 0 items><None>5,957.48 117.16,227.010.00<Collection: 0 items><None>5,956.34 116.66,227.010.00<Collection: 0 items><None>5,957.48 134.86,226.970.00<Collection: 0 items><None>5,915.50 135.46,226.970.00<Collection: 0 items><None>5,914.06 134.46,226.970.00<Collection: 0 items><None>5,916.43 142.36,227.000.00<Collection: 0 items><None>5,898.00 138.16,227.000.00<Collection: 0 items><None>5,907.70 138.96,227.000.00<Collection: 0 items><None>5,906.00 134.16,227.000.00<Collection: 0 items><None>5,917.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Isolation Valve Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Referenced PipeElevation (ft) Diameter (Valve) (in) Is Operable?LabelID P-880.008.0TrueISO-2196 Velocity (ft/s) Pressure (psi) Hydraulic Grade (ft) Flow (gpm) 0.192,694.16,227.0130.27 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg Fire Flow Node FlexTable: Fire Flow Report (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Is Fire Flow Run Balanced? Junction w/Minimum Pressure (System) Pressure (Calculated System Lower Limit) (psi) Pressure (System Lower Limit) (psi) Junction w/Minimum Pressure (Zone) Pressure (Calculated Zone Lower Limit) (psi) Pressure (Zone Lower Limit) (psi) Pressure (Calculated Residual) (psi) Pressure (Residual Lower Limit) (psi) Flow (Total Available) (gpm) Flow (Total Needed) (gpm) Fire Flow (Available) (gpm) Fire Flow (Needed) (gpm) Satisfies Fire Flow Constraints? Fire Flow Iterations ZoneLabel TrueH-420.0N/AH-420.020.028.220.01,565.441,500.001,565.441,500.00True5<None>H-2 TrueJ-2225.0N/AJ-2225.020.020.020.01,501.831,500.001,501.831,500.00True2<None>H-4 TrueH-421.3N/AH-421.320.020.020.01,534.701,500.001,534.701,500.00True4<None>H-6 TrueH-421.6N/AH-421.620.020.120.01,546.701,500.001,546.701,500.00True9<None>H-7 TrueH-420.0N/AH-420.020.028.920.01,561.021,500.001,561.021,500.00True5<None>H-8 TrueH-420.1N/AH-420.120.026.620.01,560.281,500.001,560.281,500.00True20<None>H-9 TrueH-420.0N/AH-420.020.025.720.01,561.031,500.001,561.031,500.00True12<None>H-10 TrueH-420.0N/AH-420.020.041.420.01,564.381,500.001,564.381,500.00True5<None>H-11 TrueH-420.0N/AH-420.020.039.120.01,561.441,500.001,561.441,500.00True5<None>H-12 TrueH-420.0N/AH-420.020.038.020.01,565.441,500.001,565.441,500.00True5<None>H-15 TrueH-420.1N/AH-420.120.024.520.01,560.271,500.001,560.271,500.00True27<None>H-16 TrueH-420.0N/AH-420.020.044.820.01,575.781,512.001,563.781,500.00True5<None>J-16 TrueH-420.0N/AH-420.020.042.720.01,565.421,500.001,565.421,500.00True5<None>J-17 TrueH-420.0N/AH-420.020.027.820.01,567.871,500.001,567.871,500.00True5<None>J-18 TrueH-420.0N/AH-420.020.033.120.01,577.441,512.001,565.441,500.00True5<None>J-19 TrueH-420.0N/AH-420.020.023.920.01,515.571,504.001,511.571,500.00True6<None>J-22 TrueH-420.0N/AH-420.020.032.620.01,560.991,500.001,560.991,500.00True5<None>J-24 TrueH-420.0N/AH-420.020.042.920.01,560.971,500.001,560.971,500.00True5<None>J-25 TrueH-420.0N/AH-420.020.038.920.01,560.351,500.001,560.351,500.00True5<None>J-27 TrueH-420.0N/AH-420.020.027.220.01,559.361,500.001,559.361,500.00True5<None>J-28 TrueH-720.0N/AH-720.020.023.820.01,561.441,500.001,561.441,500.00True5<None>J-29 TrueH-720.0N/AH-720.020.022.720.01,562.071,500.001,562.071,500.00True5<None>J-30 TrueH-420.0N/AH-420.020.027.620.01,546.091,500.001,546.091,500.00True5<None>J-31 TrueH-420.0N/AH-420.020.030.020.01,561.031,500.001,561.031,500.00True5<None>J-32 TrueH-420.1N/AH-420.120.033.320.01,560.281,500.001,560.281,500.00True20<None>J-33 TrueH-420.0N/AH-420.020.035.020.01,619.521,558.501,561.021,500.00True6<None>J-34 TrueH-420.0N/AH-420.020.025.420.01,646.481,500.001,646.481,500.00True5<None>J-38 TrueH-420.0N/AH-420.020.045.920.01,564.401,500.001,564.401,500.00True5<None>J-39 TrueH-420.0N/AH-420.020.042.920.01,561.421,500.001,561.421,500.00True5<None>J-40 TrueH-420.0N/AH-420.020.030.920.01,569.221,502.001,567.221,500.00True5<None>J-56 Peak Demand Water Flows Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Tank Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Elevation (Initial) (ft) Elevation (Minimum) (ft) Elevation (Base) (ft) ZoneLabelID 6,228.006,216.006,216.00<None>T-1121 Hydraulic Grade (ft) Net Outflow (gpm) Diameter (ft) Volume (Inactive) (MG) Elevation (Maximum) (ft) 6,228.00110.6410.000.006,240.00 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Junction Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) LabelID 144.46,226.4815.00<Collection: 1 items><None>5,892.72J-1651 142.16,226.490.00<Collection: 1 items><None>5,898.00J-1753 124.26,226.510.00<Collection: 0 items><None>5,939.55J-1855 141.06,226.4915.00<Collection: 1 items><None>5,900.58J-1957 120.36,226.505.00<Collection: 1 items><None>5,948.50J-2266 140.06,226.480.00<Collection: 1 items><None>5,902.82J-2471 140.56,226.480.00<Collection: 0 items><None>5,901.65J-2573 136.06,226.490.00<Collection: 0 items><None>5,912.05J-2783 123.66,226.500.00<Collection: 0 items><None>5,940.73J-2885 120.26,226.500.00<Collection: 0 items><None>5,948.75J-2987 119.06,226.500.00<Collection: 0 items><None>5,951.35J-3089 124.06,226.500.00<Collection: 0 items><None>5,939.96J-3192 137.66,226.440.00<Collection: 0 items><None>5,908.39J-32102 139.36,226.440.00<Collection: 0 items><None>5,904.50J-33103 138.46,226.4473.13<Collection: 1 items><None>5,906.45J-34105 121.86,226.630.00<Collection: 1 items><None>5,945.00J-38138 145.66,226.490.00<Collection: 1 items><None>5,890.00J-39144 140.86,226.480.00<Collection: 0 items><None>5,900.96J-40148 128.36,226.502.50<Collection: 1 items><None>5,930.00J-56188 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34]Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Pipe Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Length (User Defined) (ft) Has User Defined Length? Headloss Gradient (ft/ft) Velocity (ft/s) Flow (gpm) Minor Loss Coefficient (Local) Has Check Valve? Hazen-Williams C MaterialDiameter (in) Stop NodeStart NodeLength (Scaled) (ft) LabelID 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-39H-1115.47P-64147 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-16J-2432.73P-91195 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-9J-3339.69P-42109 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-10J-3212.84P-43110 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-7J-2924.48P-3798 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-6J-3128.24P-3696 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-8J-3435.51P-41108 0.00False0.0000.000.000.000False140.0Ductile Iron6.0J-40H-1214.34P-67151 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-4J-2218.30P-2070 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-2J-196.82P-1865 0.00False0.0000.000.000.000False140.0Ductile Iron6.0H-15J-1718.94P-90193 0.00False0.0000.03-5.000.000False140.0Ductile Iron8.0J-31J-22253.00P-3493 0.00False0.0000.000.000.000False140.0Ductile Iron8.0J-25J-24624.07P-2274 0.00False0.0000.1015.000.000False140.0Ductile Iron8.0J-19J-17527.44P-1558 0.00False0.0000.00-0.010.000False140.0Ductile Iron8.0J-33J-3298.19P-38104 0.00False0.0000.03-5.000.000False140.0Ductile Iron8.0J-28J-3192.91P-3594 0.00False0.0000.47-73.140.000False140.0Ductile Iron8.0J-25J-34345.43P-40107 0.00False0.0010.71-110.640.000False100.0Ductile Iron8.0T-1J-382,721.41P-61140 0.00False0.0000.13-20.330.000False140.0Ductile Iron8.0J-39J-16150.81P-62145 0.00False0.0000.13-20.330.000False140.0Ductile Iron8.0J-17J-39285.21P-63146 0.00False0.0000.03-5.330.000False140.0Ductile Iron8.0J-40J-2548.35P-65149 0.00False0.0000.03-5.330.000False140.0Ductile Iron8.0J-16J-40419.16P-66150 0.00False0.0000.2437.830.000False140.0Ductile Iron8.0J-56J-1896.23P-88189 0.00False0.0000.2335.330.000False140.0Ductile Iron8.0J-17J-56427.84P-89190 0.00False0.0000.00-0.010.000False140.0Ductile Iron8.0J-34J-33171.45P-39106 0.00False0.0000.31-110.640.000False140.0Ductile Iron12.0J-38J-183,292.50P-60139 0.00False0.0000.21-72.810.000False140.0Ductile Iron12.0J-18J-30349.87P-3391 0.00False0.0000.21-72.810.000False140.0Ductile Iron12.0J-30J-2943.35P-3290 0.00False0.0000.21-72.810.000False140.0Ductile Iron12.0J-29J-28151.65P-3188 0.00False0.0000.19-67.810.000False140.0Ductile Iron12.0J-28J-27477.00P-3086 0.00False0.0000.19-67.810.000False140.0Ductile Iron12.0J-27J-25426.04P-2984 Page 1 of 127 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-16663/26/2026 Bentley WaterCAD V8 XM Edition [08.09.400.34] Bentley Systems, Inc. Haestad Methods Solution CenterEasbankWaterCAD calibrate.wtg FlexTable: Hydrant Table (EasbankWaterCAD calibrate.wtg) Current Time: 0.000 hours Lateral Length (ft) Emitter Coefficient (gpm/psi^n) Include Lateral Loss? Hydrant StatusLabelID 20.000.000FalseClosedH-262 20.000.000FalseClosedH-469 20.000.000FalseClosedH-695 20.000.000FalseClosedH-797 20.000.000FalseClosedH-899 20.000.000FalseClosedH-9100 20.000.000FalseClosedH-10101 20.000.000FalseClosedH-11141 20.000.000FalseClosedH-12142 20.000.000FalseClosedH-15192 20.000.000FalseClosedH-16194 Pressure (psi) Hydraulic Grade (ft) Demand (gpm) Demand Collection ZoneElevation (ft) 136.56,226.490.00<Collection: 0 items><None>5,911.00 116.46,226.500.00<Collection: 0 items><None>5,957.48 116.96,226.500.00<Collection: 0 items><None>5,956.34 116.46,226.500.00<Collection: 0 items><None>5,957.48 134.56,226.440.00<Collection: 0 items><None>5,915.50 135.26,226.440.00<Collection: 0 items><None>5,914.06 134.16,226.440.00<Collection: 0 items><None>5,916.43 142.16,226.490.00<Collection: 0 items><None>5,898.00 137.96,226.480.00<Collection: 0 items><None>5,907.70 138.76,226.490.00<Collection: 0 items><None>5,906.00 133.96,226.480.00<Collection: 0 items><None>5,917.00 26 27 Appendix D Floodplain Maps 1. 1987 FEMA map 2. PUD map Showing floodplains 28 29 30 Appendix E Geotechnical Report 5020 County Road 154 Glenwood Springs, CO 81601 phone: (970) 945-7988 email: kaglenwood@kumarusa.com www.kumarusa.com Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION 3927 COUNTY ROAD 154 GARFIELD COUNTY, COLORADO PROJECT NO. 26-7-150 MARCH 10, 2026 PREPARED FOR: WESTERN SLOPE MATERIALS ATTN: SEAN MELLO 14682 HIGHWAY 82 CARBONDALE, COLORADO 81623 smello@ws-materials.com Kumar & Associates, Inc. ® Project No. 26-7-150 TABLE OF CONTENTS PURPOSE AND SCOPE OF STUDY ................................................................................... - 1 - PROPOSED CONSTRUCTION............................................................................................. - 1 - SITE CONDITIONS ................................................................................................................. - 1 - GEOLOGIC CONDITIONS ..................................................................................................... - 1 - HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS ................................................. - 2 - EARTHQUAKE CONSIDERATIONS ................................................................................ - 2 - RADIATION ........................................................................................................................... - 2 - FIELD EXPLORATION ............................................................................................................ - 3 - SUBSURFACE CONDITIONS ............................................................................................... - 3 - FOUNDATION BEARING CONDITIONS ............................................................................. - 3 - PRELIMINARY DESIGN RECOMMENDATIONS .............................................................. - 4 - SITE GRADING .................................................................................................................... - 4 - PAVEMENT SECTION THICKNESS ................................................................................ - 4 - FOUNDATIONS ................................................................................................................... - 6 - FLOOR SLABS ..................................................................................................................... - 6 - UNDERDRAIN SYSTEM .................................................................................................... - 7 - SURFACE DRAINAGE ....................................................................................................... - 7 - LIMITATIONS ........................................................................................................................... - 7 - FIGURE 1 - LOCATION OF EXPLORATORY BORINGS FIGURE 2 - LOGS OF EXPLORATORY BORINGS FIGURE 3 – LEGEND AND NOTES FIGURE 4 - SWELL-CONSOLIDATION TEST RESULTS FIGURES 5 and 6 - GRADATION TEST RESULTS TABLE 1- SUMMARY OF LABORATORY TEST RESULTS Kumar & Associates, Inc. ® Project No. 26-7-150 PURPOSE AND SCOPE OF STUDY This report presents the results of a preliminary subsoil study for the proposed Hardwick Crossing PUD to be located on Lot 2, Eastbank LLC Minor Subdivision, 3927 County Road 154, Garfield County, Colorado. The project site is shown on Figure 1. The purpose of the study was to develop recommendations for the foundation design. The study was conducted in accordance with our agreement for geotechnical engineering services to Western Slope Materials dated February 11, 2026. A field exploration program consisting of exploratory borings was conducted to obtain information on the subsurface conditions. Samples of the subsoils obtained during the field exploration were tested in the laboratory to determine their classification, compressibility or swell and other engineering characteristics. The results of the field exploration and laboratory testing were analyzed to develop recommendations for foundation types, depths and allowable pressures for the proposed building foundation. This report summarizes the data obtained during this study and presents our conclusions, design recommendations and other geotechnical engineering considerations based on the proposed construction and the subsurface conditions encountered. PROPOSED CONSTRUCTION The proposed subdivision will include 28 single family residential lots and indoor and outdoor storage facilities located generally south and west of the existing school and FedEx developments as shown on Figure 1. Access into and through the development will mainly be Flying M Ranch Road with a secondary road for local access. If building loadings, location or grading plans change significantly from those described above, we should be notified to re-evaluate the recommendations contained in this report. SITE CONDITIONS The subject site is 16.98 acres located in the southwest quarter of Section 35, T6S, R89W. The east potion of the site contains two existing metal-framed structures and a small storage building that will remain. The site will be accessed by Flying M Ranch Road which crosses through the middle of the property. The site is bordered on the south by the Roaring Fork River, on the north by a Fed-Ex ground facility, on the northwest by Riverview Public School and private property to the southeast and southwest. The proposed building areas on the property are generally gently to moderately sloping down to the southwest. Vegetation on the site consists of native grass and weeds, sagebrush and scattered brush and trees. GEOLOGIC CONDITIONS The project site is located in the Carbondale Collapse Center. The Carbondale Collapse Center formed in the late Cenozoic due to evaporite tectonism. The Eagle Valley Evaporite migrated plastically upwards and laterally toward the Colorado River and Roaring Fork River bottoms due to a reduction in vertical stress caused by the erosion of overburden material by the rivers. Subsidence occurred in areas of the thinned evaporite and beneath the rivers due to dissolution (Kirkham, and Others, 2003). Much of this subsidence appears to have occurred within the past 3 million years which also corresponds to high incision rates of the Roaring Fork and Crystal Rivers (Kunk and Others, 2002). It is uncertain if the regional subsidence is still an active - 2 - Kumar & Associates, Inc. ® Project No. 26-7-150 geomorphic process or if evaporite subsidence has stopped. If still active, present deformations may be occurring at rates similar to past long-term rates of between 0.5 and 1.6 inches per 100 years. These slow deformation rates should not present a potential risk to the proposed development area. The project site lies on the axis of the Cattle Creek Anticline. The site also lies on the axis of a younger (Pleistocene- to Holocene-age) anticline related to evaporite diapirism that essentially follows the alignment of the Roaring Fork River. The site is underlain by late Pleistocene-age terrace deposits. The terraces have been back-tilted due to upwelling of the Eagle Valley Evaporite along the Roaring Fork River (Kirkham and Others, 2014). HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS The variable fill soils encountered at the site tend to settle when they become wetted. A shallow foundation placed on the variable fill soils will have a risk of settlement if the soils become wetted and care should be taken in the surface and subsurface drainage around structures in the proposed development to prevent the soils from becoming wet. It will be critical to the long-term performance of the structures that the recommendations for surface grading and subsurface drainage contained in site-specific reports for the individual buildings be followed. Settlement in the event of subsurface wetting could cause building distress. Removal of the fill, and replacement in a moisture adjusted and compacted condition is recommended. EARTHQUAKE CONSIDERATIONS Historic earthquakes within 150 miles of the project site have typically been moderately strong with magnitudes less than 5.5 and maximum Modified Mercalli Intensities less than VI. The largest historic earthquake in the project region occurred in 1882. It was located in the northern Front Range and had an estimated magnitude of about M6.2 ± 0.3 and a maximum intensity of VII. Historic ground shaking at the project site associated with the 1882 earthquake and the other larger historic earthquakes in the region does not appear to have exceeded Modified Mercalli Intensity VI (Kirkham and Rogers, 1985). Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the residence, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and caused general alarm, but results in negligible damage to structures of good design and construction. The U. S. Geological Survey 2014 National Seismic Hazard Maps indicates that a peak ground acceleration of 0.10g has a 10% exceedance probability for a 50-year exposure time and a peak ground acceleration of 0.30g has a 2% exceedance probability for a 50-year exposure time at the project site (Peterson and Others, 2014). This corresponds to a statistical recurrence time of about 500 years and 2,500 years, respectively. These accelerations are for firm rock sites with shear wave velocities of 2,500 fps and higher in the upper 100 feet and should be modified for soil profile amplification at the project site. The seismic soil profile at the project site should be considered as Class D, stiff soil sites as described in the 2015 International Building Code unless site specific shear wave velocity studies show otherwise. RADIATION The project site is not located on geologic deposits that would be expected to have high concentration of radioactive minerals. However, there is a potential that radon gas could be - 3 - Kumar & Associates, Inc. ® Project No. 26-7-150 present in the area. It is difficult to assess future radon gas concentrations in buildings before the buildings are constructed. Testing for radon gas levels could be done when the residences and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction testing show unacceptable radon gas concentration. FIELD EXPLORATION The field exploration for the current project was conducted on February 19, and 23, 2026. Five exploratory borings were drilled at the locations shown on Figure 1 to evaluate the subsurface conditions. The borings were advanced with 4-inch diameter continuous flight augers powered by a truck-mounted CME-45B drill rig. The borings were logged by a representative of Kumar & Associates. Samples of the subsoils were taken with 1⅜-inch and 2-inch I.D. spoon samplers. The samplers were driven into the subsoils at various depths with blows from a 140-pound hammer falling 30 inches. This test is similar to the standard penetration test described by ASTM Method D-1586. The penetration resistance values are an indication of the relative density or consistency of the subsoils. Depths at which the samples were taken and the penetration resistance values are shown on the Logs of Exploratory Borings, Figure 2. The samples were returned to our laboratory for review by the project engineer and testing. SUBSURFACE CONDITIONS Graphic logs of the subsurface conditions encountered at the site are shown on Figure 2. The subsoils encountered generally consist of shallow fill soils up to 5 feet deep underlain by natural sandy silt and clay with scattered gravel and clayey sand and gravel, further underlain by relatively dense, native river gravel alluvium. Drilling in the river gravel alluvium with auger equipment was difficult due to the cobbles and boulders and drilling refusal was encountered in the deposit. Laboratory testing performed on samples obtained from the borings included natural moisture content and density, gradation analyses and liquid and plastic limits. Results of swell- consolidation testing performed on a relatively undisturbed drive sample of the clayey sand soil, presented on Figure 4, indicate low to moderate compressibility under conditions of loading and wetting. Results of gradation analyses performed on small diameter drive samples (minus 1½ to 2-inch fraction) of the coarse granular subsoils are shown on Figures 5 and 6. The laboratory testing is summarized in Table 1. No free water was encountered in the borings at the time of drilling and the subsoils were slightly moist to moist. FOUNDATION BEARING CONDITIONS The subsoil conditions encountered at the site are variable with respect to type, depth and engineering characteristics. The fill encountered in the borings is relatively shallow and likely from previous site grading and should be completely removed down to the natural soils in the building areas. It appears the subsoils, including man-placed fill, can be reused as structural fill to a limited depth below the proposed facilities excluding organics, debris and oversize rock. Based on the near surface natural fine-grained soils and fill soils, relatively thick pavement - 4 - Kumar & Associates, Inc. ® Project No. 26-7-150 sections, preferably with a granular subbase, should be provided for better long-term performance of the pavements. Foundations for most of the lightly loaded, single family structures can probably consist of spread footings or structural slabs placed on the natural soils or compacted structural fill. Structural fill placed below the building and pavement areas will tend to have long-term settlements and should be kept relatively shallow, on the order of 10 feet or less especially where fine-grained soils are used as structural fill. Heavily reinforced structural slabs or structural floors could also be used to help limit distress caused by differential settlement of fill sections. Provided below are recommendations for preliminary design of development site grading, pavement section thicknesses, building foundation alternatives, floor slabs and surface grading and subsurface drainage. Site specific studies should be conducted to provide detailed design recommendations for the individual parcel developments and buildings when plans are available. PRELIMINARY DESIGN RECOMMENDATIONS SITE GRADING The on-site soils, excluding topsoil and debris, appear suitable for roadway and building pad construction with proper processing and placement. Structural fill up to about 10 feet deep placed for building pads, roadway embankments and below other pavement areas, should be compacted to at least 95% of the maximum standard Proctor density (SPD) at a moisture content within 2% of optimum. This will likely require moistening and mixing the materials prior to use as structural fill. We estimate the onsite soils will have long term settlements of about 1 to 2% of their fill depth when placed to 95% SPD. Higher degree of compaction for fills greater than about 8 to 10 feet deep and use of a relatively well graded granular material are desirable to limit fill settlement and distress to facilities constructed on the fill. Miscellaneous fill can consist of the on-site soils and should be compacted to at least 90% SPD. We should review the site grading plans when developed. Prior to the fill placement, the subgrade should be carefully prepared by removing all vegetation, topsoil and existing fill, scarifying to a depth of about 8 inches (except dense gravel), adjusting to near optimum moisture content and compacting to at least 95% of the maximum standard Proctor density. Soft subgrade areas may require stabilization prior to fill placement. The subgrade can probably be stabilized by sub-excavating around 1 to 2 feet and placing coarse granular soils. Providing a geogrid on the subgrade, such as Tensar TX140, would help to decrease the amount of coarse granular soils needed for stabilization. Crushed and processed (angular) base course material, such as CDOT Class 2 road base, is more compatible with the triaxial geogrid to reduce the depth of coarse granular soils for stabilization. We should review the field conditions exposed during grading to determine need for sub-excavation of unsuitable soils and use of a geogrid on the subgrade prior to fill placement for pavement section construction. PAVEMENT SECTION THICKNESS We understand asphalt pavement is planned for the access and subdivision roads. Traffic loadings for the roads have not been provided. Based on our experience, we expect Flying M Ranch Road will classify as a collector street with moderate traffic, and the neighborhood roads will have low traffic volume typical of residential streets. The traffic will likely include construction vehicles. There will also likely be some concrete pavement areas. - 5 - Kumar & Associates, Inc. ® Project No. 26-7-150 Subgrade Materials: Pavement design procedures are based on strength properties of the subgrade and pavement materials assuming stable, uniform subgrade conditions. Certain soils such as the onsite natural fine-grained soils and fill soils are frost susceptible and could impact pavement performance. The soils at the site are considered moderately to highly susceptible to frost action. Frost susceptible soils are problematic when there is a free water source. If those soils are wetted, the resulting frost heave movements can be large and erratic. Therefore, pavement design procedures assume dry subgrade conditions by providing proper surface and subsurface drainage. A granular subbase (12 to 18-inch depth) below the pavement section would reduce the frost heave potential and increase the support capacity of the subgrade for pavement sections especially where they are constructed on relatively deep fill section. The near surface fine-grained soils and fill soils encountered at the site are mainly low plasticity sandy silts which classify as AASHTO A-2 and A-4. The alluvial fan soils encountered in eastern part of the development classify as AASHTO A-4 or A-6. These soils are considered a poor support for pavement materials. From the soil classifications and our experience in the area, we estimate a Hveem stabilometer 'R' value in the range of 8 to 12 for these fine-grained soils. For design purposes, the soil support value of the subgrade was selected based on an Hveem 'R' value of 8 for flexible (asphalt) pavements and a modulus of subgrade reaction of 50 pci was selected for rigid (portland cement) pavements. Pavement Section: Since anticipated traffic loading information was not available at the time of report preparation, an 18-kip equivalent daily load application (EDLA) of about 40 was assumed for Flying M Ranch Road and about 15 for the neighborhood roads of the subdivision. These loadings assume some construction traffic and should be reviewed by the project civil engineer. A Regional Factor of 1.5 was also assumed for this site based on the site terrain, drainage and climatic conditions. Serviceability Indices of 2.5 and 2.0 were used for Flying M Ranch Road and the subdivision streets, respectively. Based on the assumed parameters, the following alternate asphalt surface pavement thickness sections are recommended. Roadway Location Alternative Number Asphalt Depth (inches) Base Course Depth Inches Subbase Depth * (inches) Flying M Ranch Rd 1 4 12 0 Flying M Ranch Rd 2 5 9 0 Flying M Ranch Rd 3 4 6 12 Subdivision Streets 1 4 8 0 Subdivision Streets 2 3 6 12 *CDOT Class 2 Aggregate Base Course (minus 4-inch road base) As an alternative to asphalt pavement and in areas where truck turning movements are concentrated, or for roadway drainage pans, the pavement section can consist of 6 inches of portland cement concrete on 6 inches of base course. We should review the pavement section recommendations when additional information is available. - 6 - Kumar & Associates, Inc. ® Project No. 26-7-150 Pavement Materials: The section thicknesses assume a structural coefficient of 0.44 for the asphalt surface. The base course should meet CDOT Class 6 specifications. The granular sub- base material should meet CDOT Class 2 specifications. The concrete should meet CDOT Class D or P specifications and be air entrained. The material properties and compaction should be in accordance with the project specifications. Subgrade Preparation: Recommendations for placing roadway fill were provided above in the “Site Grading” section of the report. The subgrade in cut and natural soil areas should be scarified to a depth of 8 inches, adjusted to a moisture content near optimum and compacted to at least 95% of the maximum standard Proctor density. Prior to placing the pavement section, the subgrade should be proof-rolled with a heavily loaded pneumatic-tired vehicle. Pavement design procedures assume a stable subgrade. Areas which deform excessively under heavy wheel loads are not stable and should be removed and replaced to achieve a stable subgrade prior to paving. Partial sub-excavation of a depth (typically 2 to 3 feet) and replacement with coarse granular soils and/or Tensar TX-140 geogrid may be needed in existing fill areas and should be further evaluated at the time of construction. Drainage: The collection and diversion of surface drainage away from paved areas is extremely important to the satisfactory performance of pavement. Drainage design should provide for the removal of water from paved areas and prevent wetting of the subgrade soils. Uphill roadside ditches should have an invert level at least 1 foot below the road base and subbase or be a minimum 1-foot depth with a minimum 12-inch thick clayey soil cover. We should review the ditch detail if a clay soil cover over the base course and subbase is planned. FOUNDATIONS Spread Footings and Structural Slab: Bearing conditions will vary depending on the specific location of the building on the property. Based on the general proposed construction, spread footings or structural slabs placed on the natural subsoils or structural fill should be suitable at most of the single-family residence sites. The soils have variable compressibility potential which could result in differential movement of the foundation especially in areas where the foundation transitions fine-grained soil to structural fill and if the bearing materials become wetted. We expect footings can be sized for an allowable bearing pressure of typically 1,500 psf for the natural fine- grained soils and 2,000 psf to 3,000 psf for the structural fill and dense river gravel alluvium, respectively. Foundation walls should be designed to span local anomalies and to resist lateral earth loadings when acting as retaining structures. Below grade areas and retaining walls should be protected from wetting and hydrostatic loading by use of an underdrain system. The footings should have a minimum depth of 36 inches for frost protection or be frost protected. FLOOR SLABS Slab-on-grade construction should be feasible for bearing on the natural soils or properly placed and compacted structural fill of limited depth. There could be some post-construction slab movement at sites with collapsible matrix or fine-grained fill soils especially if the subgrade becomes wetted. In areas where moisture sensitive soils may be exposed at slab subgrade, sub- excavation to at least 2 feet and replacement with compacted structural fill may be desirable to help limit movement potential. To reduce the effects of some differential movement, non- structural floor slabs should be separated from all bearing walls and columns with expansion - 7 - Kumar & Associates, Inc. ® Project No. 26-7-150 joints. Floor slab control joints should be used to reduce damage due to shrinkage cracking. A minimum 4-inch-thick layer of free draining gravel should underlie basement level slabs to facilitate drainage. UNDERDRAIN SYSTEM Although free water was not encountered in the exploratory borings, it has been our experience in the area and where there are clayey soils that local perched groundwater can develop during times of heavy precipitation or seasonal runoff. An underdrain system should be provided to protect below-grade construction, such as retaining walls, crawlspace and basement areas from wetting and hydrostatic pressure buildup. The drains should consist of drainpipe surrounded above the invert level with free-draining granular material. The drain should be placed at each level of excavation and at least 1 foot below lowest adjacent finish grade and sloped at a minimum 1% to a suitable gravity outlet. An impervious membrane such as 20 or 30 mil PVC should typically be placed beneath the drain gravel in a trough shape and attached to the foundation wall with mastic to prevent wetting of the bearing soils. SURFACE DRAINAGE The grading plan for the subdivision should consider runoff from uphill slopes through the project and at individual sites. Water should not be allowed to pond which could impact slope stability, pavements and foundations. To limit infiltration into the bearing soils next to buildings, exterior backfill should be well compacted and have a positive slope away from the building for a distance of at least 10 feet. Roof downspouts and drains should discharge well beyond the limits of all backfill and landscape irrigation should be restricted. Drywells may be feasible for surface water disposal where the site is underlain by relatively free draining river gravel alluvium. LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering principles and practices in this area at this time. We make no warranty either express or implied. The conclusions and recommendations submitted in this report are based upon the data obtained from the exploratory borings drilled at the locations indicated on Figure 1, the proposed type of construction and our experience in the area. Our services do not include determining the presence, prevention or possibility of mold or other biological contaminants (MOBC) developing in the future. If the client is concerned about MOBC, then a professional in this special field of practice should be consulted. Our findings include interpolation and extrapolation of the subsurface conditions identified at the exploratory borings and variations in the subsurface conditions may not become evident until excavation is performed. If conditions encountered during construction appear different from those described in this report, we should be notified so that re-evaluation of the recommendations may be made. This report has been prepared for the exclusive use by our client for planning and preliminary design purposes. We are not responsible for technical interpretations by others of our information. As the project evolves, we should provide continued consultation and field services during construction to review and monitor the implementation of our recommendations, and to verify that the recommendations have been appropriately interpreted. Significant design changes may require additional analysis or modifications to the recommendations presented herein. We Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates TABLE 1 SUMMARY OF LABORATORY TEST RESULTS Project No. 26-7-150 SAMPLE LOCATION NATURAL MOISTURE CONTENT NATURAL DRY DENSITY GRADATION PERCENT PASSING NO. 200 SIEVE ATTERBERG LIMITS UNCONFINED COMPRESSIVE STRENGTH SOIL TYPE GRAVEL SAND LIQUID LIMIT PLASTIC INDEX BORING DEPTH (ft.) (%) (%) (%) (pcf) (%) (%) (psf) 1 5 1.7 68 25 7 Silty Sandy Gravel 2 9 4.9 49 34 17 Silty Sandy Gravel 3 4 21.8 101 71 28 7 Sandy Clay and Silt 9 4.3 113 10 47 43 Silty Sand with Gravel 4 5 12.1 108 15 41 44 Gravelly Sand and Clay 5 2 7.5 112 33 22 2 Clayey Sand and Gravel 4 13.7 114 Clayey Sand with Gravel 9 11.9 116 46 Clayey Sand and Gravel 14 5.1 124 30 Clayey Sand and Gravel DRAINAGE REPORT FOR HARDWICK CROSSING PUD GARFIELD COUNTY, COLORADO PREPARED BY: High Country Engineering, Inc. 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 (970) 945-8676 March 04, 2026 HCE JOB NUMBER: 2241030.00 ______________________________________________ Roger D. Neal. P.E. Principal Colorado Registered Professional Engineer No. 29975 - 2 - TABLE OF CONTENTS SECTION PAGE I. INTRODUCTION .............................................................................................................. 3 II. SOILS ................................................................................................................................. 3 III. HYDROLOGY ................................................................................................................. 4 IV. COMMERCIAL BASINS ................................................................................................ 4 V. EXISTING BASINS .......................................................................................................... 5 VI. PROPOSED DRAINAGE DESIGN ................................................................................ 6 VII. MAINTENANCE AND OPERATION .......................................................................... 8 VIII. CONCLUSION .............................................................................................................. 8 IX. REFERENCES .............................................................................................................. 8 EXHIBITS ............................................................................................................................... 9 1. Vicinity Map ................................................................................................. 10 2. PUD Map ...................................................................................................... 11 3. SCS Soils Tables ........................................................................................... 12 4. Soils Report ................................................................................................... 14 5. Curve Numbers ............................................................................................. 16 6. NOAA Storm Rainfall .................................................................................. 18 7. Existing Basin Map ....................................................................................... 19 8. Proposed Basin Map ..................................................................................... 20 APPENDICES ....................................................................................................................... 21 HYDROLOGIC COMPUTATIONS ...................................................................... 22 EXISTING CONDITIONS ..................................................................................... 23 PROPOSED CONDITIONS ................................................................................... 24 HYDRAULIC COMPUTATIONS ......................................................................... 25 RETENTION POND CALCULATIONS............................................................... 26 OUTLET WEIR CALCULATIONS ...................................................................... 27 - 3 - I. INTRODUCTION The proposed development Hardwick Crossing PUD on Lot 2 of the Amended Plat of Eastbank, LLC is located across the Roaring Fork River, north of the Ironbridge Golf Course and south of the City of Glenwood Springs, Colorado. The site is located along the west side of County Road 154. The proposed development discussed here in this report will be for the development of a Planned Unit Development (PUD). The subject development is located within some existing development including a FedEx Transfer Facility, the Riverview School and a private residence. Within the development there currently exits: Former pro diesel automative shop, Equine Hospital, several vacant lots and a Gould Construction yard. The two lots contain approximately 17.03 acres. The PUD is proposing to break the project up into 28 units, 7 common areas and 4 commercial lots as well, and each lot will be required to handle their own detention and storm water management. For this Drainage Study, it will only be dedicated to Lot 2, of 12.20 Acres. See the enclosed Vicinity Map and PUD Map (Exhibit #1 & Exhibit #2) for site location. II. SOILS Within the project site, there is one soil type as designated by the United States Department of Agriculture Soil Conservation Service in cooperation with Colorado Agricultural Experiment Station. The soil type that encompasses the site is designated as soil 8, Atencio-Azeltine complex, 1 to 3 percent slopes. The Soil Conservation Service describes the soil as well drained with low to very low water capacity and low to very low runoff. Soil ‘8’ is defined as hydrologic group ‘B’. A brief description of the soils has been included on the soils map (Exhibit #3). Kumar prepared a report titled “PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION 3927 COUNTY ROAD 154 GARFIELD COUNTY, COLORADO,” Project no. 26-7-150 dated March 10, 2026. (Exhibit#4). - 4 - III. HYDROLOGY The hydrologic methods for this study are outlined in the Soil Conservation Service (SCS) publication "Procedures for Determining Peak Flows in Colorado" (1980) and the computer program AutoCAD Hydrology TR-55 Tabular Method. Peak on-site flows in this area will be primarily rainfall derived since the site is well below 8,000 feet in elevation. Therefore, the storm drainage system should be more than adequate to handle on-site spring snowmelt runoff. The “range, natural” and “smooth surfaces” Manning’s n numbers were used when determining the time of concentrations for each basin. The “Sagebrush with grass understory, Fair”, "Open Space, Fair and Good”, “Gravel” and “Asphalt” curve numbers were used to determine composite curve numbers for the existing and commercial basins and the “Paved parking lots, roofs, driveways, etc.” and “Open space, Fair” curve numbers were used to determine the proposed composite curve numbers. Composite runoff coefficients were determined for each basin. (Exhibit #5). Per the NOAA maps, the 2-year, 24-hour storm event produces 1.23 inches per hour, the 25-year, 24-hour storm produces 2.07 inches per hour and the 100-year 24-hour storm event produces 2.62 inches per hour. (Exhibit #6). IV. COMMERCIAL BASINS All fourth Commercial lots for Lot 1 (C1 through C4) will not be analyzed for this study as each site is responsible for their own drainage and therefore it will be label as a commercial basin. The commercial basins encompass the former Pro Diesel shop and the Equine Hospital. Runoff from Commercial C-01 drains following an historic path to the West, at the intersection between Riverview school and Flying M Ranch Rd, within the existing school drainage system, going through a culvert pipe crossing Flying M Ranch - 5 - and then eventually flowing to Roaring Fork River. Refer to sheets 3 and 4 in the Exhibits section of this report for the commercial basin delineation and information. Refer to table 1 for runoff information. V. EXISTING BASINS The existing PUD has been broken down into four (4) separate onsite basins. (See Exhibit #7). Each basin has been analyzed as separate stand-alone basins for proposed drainage facility design. Basin EX-01 is located in the south eastern portion of the parcel, just north of Roaring Fork River, and consists of open space. The runoff from basin EX-01 drains from the north to the south and offsite to the Roaring Fork River. Basin EX-02 encompasses the eastern portion of the parcel between basin EX-01 and EX-03 and consists of open space. The runoff from basin EX-02 drains from the North to the South and offsite to the Roaring Fork River. Basin EX-03 is located in the northern eastern portion of the parcel, south of County Road 154 and north to EX-02, and consists of open space. The runoff from basin EX-03 drains from the north to the south and offsite to the Roaring Fork River. Basin EX-04 encompasses the western portion of Lot 1, and consists of open space. The runoff from basin EX-04 drains from the East to the West and offsite to the Roaring Fork River. Refer to the Hydrologic Computations section in the appendices for basin characteristics and flow information. Refer to Table 1, below for runoff information. Table 1. Existing and Commercial Basin Characteristics BASIN AREA (acre) CN Tc (min) 25-yr Peak Flow (cfs) 100-yr Peak Flow (cfs) EX-01 1.24 77 8.00 0.956 1.671 EX-02 1.43 74 13.00 0.645 1.276 EX-03 2.45 77 14.00 1.444 2.589 EX-04 2.64 65 12.00 0.215 0.874 OFF-01 4.83 77 12.00 3.021 5.384 - 6 - VI. PROPOSED DRAINAGE DESIGN The proposed development of the PUD calls for the construction of single-family homes, with parking spaces, an access roadway through the PUD, landscaping and drainage facilities. (See Exhibit #8). The proposed drainage basins for the site utilize the same basin boundaries as the existing drainage basins since each basin will have its own detention facilities . Proposed basin PR-01 encompasses the southeastern portion of the PUD and encompasses the area defined by basin EX-01. Single-Family homes (From building number 6 to lot 13), asphalt, landscaping, concrete, and natural vegetation encompass the area within basin PR-01. The runoff within basin PR-01 drain to a detention pond via sheet flow and swales. Proposed basin PR-02 encompasses the same area as existing basin EX-02 and consists of Single-Family homes (From building number 14 to 20), asphalt, concrete, landscaping and open space. The runoff from basin PR-02 drains from the northeast to the southwest side of the basin and eventually to a detention pond within the basin via sheet and shallow flow. Proposed basin PR-03 encompasses the northeast portion of the PUD and encompasses the area defined by basin EX-03. Single-Family homes (From building number 1 to part of building 5), asphalt, landscaping, retaining wall, curb and gutter, concrete, and natural vegetation encompass the area within basin PR-03. The runoff within basin PR-03 drain to a detention pond via sheet flow, curb and gutter, curb inlet and pipes. Proposed basin PR-04 encompasses the western portion of the PUD and encompasses the area defined by basin EX-04. Single-Family homes (From building number 21 to building 28), asphalt, landscaping, concrete, and natural vegetation encompass the area within basin PR-04. The runoff within basin PR-04 drain to a detention pond via sheet flow has not been determinate at the moment. The runoff from the commercial basin C-01 will be routed through Flying M. Ranch, following an historic route and previously reviewed and approved by the County when developing the Riverview School. - 7 - Table 2. Proposed Basin Characteristics BASIN AREA (acre) CN Tc (min) 25-yr Peak Flow (cfs) 100-yr Peak Flow (cfs) PR-01 1.24 83 9.00 1.469 2.283 PR-02 1.43 83 22.00 1.195 1.887 PR-03 2.45 81 12.00 2.174 3.526 The detention ponds were designed to detain the 25-year and 100-year storm events. The outlet weirs from the pond were sized to pass the allowable onsite release rates from each basin. The following are required detention volumes for each basin can be seen in the table, below. Table3. Proposed Detention Volumes BASIN 25 YR Detention (cf) 100 YR Detention (cf) PR-01 675 895 PR-02 1,091 1,383 PR-03 1,106 1,734 Drainage basins PR-01, PR-02 and PR-03 were each designed to distribute the runoff to three separate retention ponds, one for each basin. The outlet weir structures will be constructed to control the release rates from the ponds to the Roaring Fork River. The weir for basin 01 will be 5.00’ long and basins 02 and 03 of 2.00’ long, while its height will vary from each other. Calculations for the basin’s weir can be seen in the appendices. If the detention ponds overtop, the runoff will spread out after the weir over rip rap and will sheet flow to the Roaring Fork River. The sidewalks located around the tops of the pond will act as a low water crossing to spread the storm water out to reduce potential erosion of the pond banks. - 8 - VII. MAINTENANCE AND OPERATION The proposed detention ponds will need to be inspected and cleared of debris after large storm events to preserve the detention volumes. All inlets along the PUD access roadway will also need to be inspected and cleared of debris after large storm events. All storm water facilities should be inspected and cleaned of debris quarterly as well. VIII. CONCLUSION The design of the Hardwick Crossing PUD was created to provide safe routing of offsite and onsite storm water through the proposed development and to the detention ponds. The storm water facility design will reduce the offsite impacts from the runoff from the site by detaining storm water from onsite basins. The amount of runoff that will flow downstream off the site will be reduced, thus reducing negative impacts on the Roaring Fork River. The detention ponds will also allow for storm water runoff cleansing, which will reduce pollutant transport to the Roaring Fork River. IX. REFERENCES United States Department of Agriculture, Soil Conservation Service: Soil Survey of Aspen-Gypsum Area, Colorado, Parts of Eagle, and Garfield Counties, May 1992. AutoCAD Civil 3D Hydraflow Hydrographs Extension User’s Guide. 2010. - 9 - EXHIBITS - 10 - 1. Vicinity Map - 11 - 2. PUD Map - 12 - 3. SCS Soils Tables - 13 - - 14 - 4. Soils Report 5020 County Road 154 Glenwood Springs, CO 81601 phone: (970) 945-7988 email: kaglenwood@kumarusa.com www.kumarusa.com Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION 3927 COUNTY ROAD 154 GARFIELD COUNTY, COLORADO PROJECT NO. 26-7-150 MARCH 10, 2026 PREPARED FOR: WESTERN SLOPE MATERIALS ATTN: SEAN MELLO 14682 HIGHWAY 82 CARBONDALE, COLORADO 81623 smello@ws-materials.com Kumar & Associates, Inc. ® Project No. 26-7-150 TABLE OF CONTENTS PURPOSE AND SCOPE OF STUDY ................................................................................... - 1 - PROPOSED CONSTRUCTION............................................................................................. - 1 - SITE CONDITIONS ................................................................................................................. - 1 - GEOLOGIC CONDITIONS ..................................................................................................... - 1 - HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS ................................................. - 2 - EARTHQUAKE CONSIDERATIONS ................................................................................ - 2 - RADIATION ........................................................................................................................... - 2 - FIELD EXPLORATION ............................................................................................................ - 3 - SUBSURFACE CONDITIONS ............................................................................................... - 3 - FOUNDATION BEARING CONDITIONS ............................................................................. - 3 - PRELIMINARY DESIGN RECOMMENDATIONS .............................................................. - 4 - SITE GRADING .................................................................................................................... - 4 - PAVEMENT SECTION THICKNESS ................................................................................ - 4 - FOUNDATIONS ................................................................................................................... - 6 - FLOOR SLABS ..................................................................................................................... - 6 - UNDERDRAIN SYSTEM .................................................................................................... - 7 - SURFACE DRAINAGE ....................................................................................................... - 7 - LIMITATIONS ........................................................................................................................... - 7 - FIGURE 1 - LOCATION OF EXPLORATORY BORINGS FIGURE 2 - LOGS OF EXPLORATORY BORINGS FIGURE 3 – LEGEND AND NOTES FIGURE 4 - SWELL-CONSOLIDATION TEST RESULTS FIGURES 5 and 6 - GRADATION TEST RESULTS TABLE 1- SUMMARY OF LABORATORY TEST RESULTS Kumar & Associates, Inc. ® Project No. 26-7-150 PURPOSE AND SCOPE OF STUDY This report presents the results of a preliminary subsoil study for the proposed Hardwick Crossing PUD to be located on Lot 2, Eastbank LLC Minor Subdivision, 3927 County Road 154, Garfield County, Colorado. The project site is shown on Figure 1. The purpose of the study was to develop recommendations for the foundation design. The study was conducted in accordance with our agreement for geotechnical engineering services to Western Slope Materials dated February 11, 2026. A field exploration program consisting of exploratory borings was conducted to obtain information on the subsurface conditions. Samples of the subsoils obtained during the field exploration were tested in the laboratory to determine their classification, compressibility or swell and other engineering characteristics. The results of the field exploration and laboratory testing were analyzed to develop recommendations for foundation types, depths and allowable pressures for the proposed building foundation. This report summarizes the data obtained during this study and presents our conclusions, design recommendations and other geotechnical engineering considerations based on the proposed construction and the subsurface conditions encountered. PROPOSED CONSTRUCTION The proposed subdivision will include 28 single family residential lots and indoor and outdoor storage facilities located generally south and west of the existing school and FedEx developments as shown on Figure 1. Access into and through the development will mainly be Flying M Ranch Road with a secondary road for local access. If building loadings, location or grading plans change significantly from those described above, we should be notified to re-evaluate the recommendations contained in this report. SITE CONDITIONS The subject site is 16.98 acres located in the southwest quarter of Section 35, T6S, R89W. The east potion of the site contains two existing metal-framed structures and a small storage building that will remain. The site will be accessed by Flying M Ranch Road which crosses through the middle of the property. The site is bordered on the south by the Roaring Fork River, on the north by a Fed-Ex ground facility, on the northwest by Riverview Public School and private property to the southeast and southwest. The proposed building areas on the property are generally gently to moderately sloping down to the southwest. Vegetation on the site consists of native grass and weeds, sagebrush and scattered brush and trees. GEOLOGIC CONDITIONS The project site is located in the Carbondale Collapse Center. The Carbondale Collapse Center formed in the late Cenozoic due to evaporite tectonism. The Eagle Valley Evaporite migrated plastically upwards and laterally toward the Colorado River and Roaring Fork River bottoms due to a reduction in vertical stress caused by the erosion of overburden material by the rivers. Subsidence occurred in areas of the thinned evaporite and beneath the rivers due to dissolution (Kirkham, and Others, 2003). Much of this subsidence appears to have occurred within the past 3 million years which also corresponds to high incision rates of the Roaring Fork and Crystal Rivers (Kunk and Others, 2002). It is uncertain if the regional subsidence is still an active - 2 - Kumar & Associates, Inc. ® Project No. 26-7-150 geomorphic process or if evaporite subsidence has stopped. If still active, present deformations may be occurring at rates similar to past long-term rates of between 0.5 and 1.6 inches per 100 years. These slow deformation rates should not present a potential risk to the proposed development area. The project site lies on the axis of the Cattle Creek Anticline. The site also lies on the axis of a younger (Pleistocene- to Holocene-age) anticline related to evaporite diapirism that essentially follows the alignment of the Roaring Fork River. The site is underlain by late Pleistocene-age terrace deposits. The terraces have been back-tilted due to upwelling of the Eagle Valley Evaporite along the Roaring Fork River (Kirkham and Others, 2014). HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS The variable fill soils encountered at the site tend to settle when they become wetted. A shallow foundation placed on the variable fill soils will have a risk of settlement if the soils become wetted and care should be taken in the surface and subsurface drainage around structures in the proposed development to prevent the soils from becoming wet. It will be critical to the long-term performance of the structures that the recommendations for surface grading and subsurface drainage contained in site-specific reports for the individual buildings be followed. Settlement in the event of subsurface wetting could cause building distress. Removal of the fill, and replacement in a moisture adjusted and compacted condition is recommended. EARTHQUAKE CONSIDERATIONS Historic earthquakes within 150 miles of the project site have typically been moderately strong with magnitudes less than 5.5 and maximum Modified Mercalli Intensities less than VI. The largest historic earthquake in the project region occurred in 1882. It was located in the northern Front Range and had an estimated magnitude of about M6.2 ± 0.3 and a maximum intensity of VII. Historic ground shaking at the project site associated with the 1882 earthquake and the other larger historic earthquakes in the region does not appear to have exceeded Modified Mercalli Intensity VI (Kirkham and Rogers, 1985). Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the residence, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and caused general alarm, but results in negligible damage to structures of good design and construction. The U. S. Geological Survey 2014 National Seismic Hazard Maps indicates that a peak ground acceleration of 0.10g has a 10% exceedance probability for a 50-year exposure time and a peak ground acceleration of 0.30g has a 2% exceedance probability for a 50-year exposure time at the project site (Peterson and Others, 2014). This corresponds to a statistical recurrence time of about 500 years and 2,500 years, respectively. These accelerations are for firm rock sites with shear wave velocities of 2,500 fps and higher in the upper 100 feet and should be modified for soil profile amplification at the project site. The seismic soil profile at the project site should be considered as Class D, stiff soil sites as described in the 2015 International Building Code unless site specific shear wave velocity studies show otherwise. RADIATION The project site is not located on geologic deposits that would be expected to have high concentration of radioactive minerals. However, there is a potential that radon gas could be - 3 - Kumar & Associates, Inc. ® Project No. 26-7-150 present in the area. It is difficult to assess future radon gas concentrations in buildings before the buildings are constructed. Testing for radon gas levels could be done when the residences and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction testing show unacceptable radon gas concentration. FIELD EXPLORATION The field exploration for the current project was conducted on February 19, and 23, 2026. Five exploratory borings were drilled at the locations shown on Figure 1 to evaluate the subsurface conditions. The borings were advanced with 4-inch diameter continuous flight augers powered by a truck-mounted CME-45B drill rig. The borings were logged by a representative of Kumar & Associates. Samples of the subsoils were taken with 1⅜-inch and 2-inch I.D. spoon samplers. The samplers were driven into the subsoils at various depths with blows from a 140-pound hammer falling 30 inches. This test is similar to the standard penetration test described by ASTM Method D-1586. The penetration resistance values are an indication of the relative density or consistency of the subsoils. Depths at which the samples were taken and the penetration resistance values are shown on the Logs of Exploratory Borings, Figure 2. The samples were returned to our laboratory for review by the project engineer and testing. SUBSURFACE CONDITIONS Graphic logs of the subsurface conditions encountered at the site are shown on Figure 2. The subsoils encountered generally consist of shallow fill soils up to 5 feet deep underlain by natural sandy silt and clay with scattered gravel and clayey sand and gravel, further underlain by relatively dense, native river gravel alluvium. Drilling in the river gravel alluvium with auger equipment was difficult due to the cobbles and boulders and drilling refusal was encountered in the deposit. Laboratory testing performed on samples obtained from the borings included natural moisture content and density, gradation analyses and liquid and plastic limits. Results of swell- consolidation testing performed on a relatively undisturbed drive sample of the clayey sand soil, presented on Figure 4, indicate low to moderate compressibility under conditions of loading and wetting. Results of gradation analyses performed on small diameter drive samples (minus 1½ to 2-inch fraction) of the coarse granular subsoils are shown on Figures 5 and 6. The laboratory testing is summarized in Table 1. No free water was encountered in the borings at the time of drilling and the subsoils were slightly moist to moist. FOUNDATION BEARING CONDITIONS The subsoil conditions encountered at the site are variable with respect to type, depth and engineering characteristics. The fill encountered in the borings is relatively shallow and likely from previous site grading and should be completely removed down to the natural soils in the building areas. It appears the subsoils, including man-placed fill, can be reused as structural fill to a limited depth below the proposed facilities excluding organics, debris and oversize rock. Based on the near surface natural fine-grained soils and fill soils, relatively thick pavement - 4 - Kumar & Associates, Inc. ® Project No. 26-7-150 sections, preferably with a granular subbase, should be provided for better long-term performance of the pavements. Foundations for most of the lightly loaded, single family structures can probably consist of spread footings or structural slabs placed on the natural soils or compacted structural fill. Structural fill placed below the building and pavement areas will tend to have long-term settlements and should be kept relatively shallow, on the order of 10 feet or less especially where fine-grained soils are used as structural fill. Heavily reinforced structural slabs or structural floors could also be used to help limit distress caused by differential settlement of fill sections. Provided below are recommendations for preliminary design of development site grading, pavement section thicknesses, building foundation alternatives, floor slabs and surface grading and subsurface drainage. Site specific studies should be conducted to provide detailed design recommendations for the individual parcel developments and buildings when plans are available. PRELIMINARY DESIGN RECOMMENDATIONS SITE GRADING The on-site soils, excluding topsoil and debris, appear suitable for roadway and building pad construction with proper processing and placement. Structural fill up to about 10 feet deep placed for building pads, roadway embankments and below other pavement areas, should be compacted to at least 95% of the maximum standard Proctor density (SPD) at a moisture content within 2% of optimum. This will likely require moistening and mixing the materials prior to use as structural fill. We estimate the onsite soils will have long term settlements of about 1 to 2% of their fill depth when placed to 95% SPD. Higher degree of compaction for fills greater than about 8 to 10 feet deep and use of a relatively well graded granular material are desirable to limit fill settlement and distress to facilities constructed on the fill. Miscellaneous fill can consist of the on-site soils and should be compacted to at least 90% SPD. We should review the site grading plans when developed. Prior to the fill placement, the subgrade should be carefully prepared by removing all vegetation, topsoil and existing fill, scarifying to a depth of about 8 inches (except dense gravel), adjusting to near optimum moisture content and compacting to at least 95% of the maximum standard Proctor density. Soft subgrade areas may require stabilization prior to fill placement. The subgrade can probably be stabilized by sub-excavating around 1 to 2 feet and placing coarse granular soils. Providing a geogrid on the subgrade, such as Tensar TX140, would help to decrease the amount of coarse granular soils needed for stabilization. Crushed and processed (angular) base course material, such as CDOT Class 2 road base, is more compatible with the triaxial geogrid to reduce the depth of coarse granular soils for stabilization. We should review the field conditions exposed during grading to determine need for sub-excavation of unsuitable soils and use of a geogrid on the subgrade prior to fill placement for pavement section construction. PAVEMENT SECTION THICKNESS We understand asphalt pavement is planned for the access and subdivision roads. Traffic loadings for the roads have not been provided. Based on our experience, we expect Flying M Ranch Road will classify as a collector street with moderate traffic, and the neighborhood roads will have low traffic volume typical of residential streets. The traffic will likely include construction vehicles. There will also likely be some concrete pavement areas. - 5 - Kumar & Associates, Inc. ® Project No. 26-7-150 Subgrade Materials: Pavement design procedures are based on strength properties of the subgrade and pavement materials assuming stable, uniform subgrade conditions. Certain soils such as the onsite natural fine-grained soils and fill soils are frost susceptible and could impact pavement performance. The soils at the site are considered moderately to highly susceptible to frost action. Frost susceptible soils are problematic when there is a free water source. If those soils are wetted, the resulting frost heave movements can be large and erratic. Therefore, pavement design procedures assume dry subgrade conditions by providing proper surface and subsurface drainage. A granular subbase (12 to 18-inch depth) below the pavement section would reduce the frost heave potential and increase the support capacity of the subgrade for pavement sections especially where they are constructed on relatively deep fill section. The near surface fine-grained soils and fill soils encountered at the site are mainly low plasticity sandy silts which classify as AASHTO A-2 and A-4. The alluvial fan soils encountered in eastern part of the development classify as AASHTO A-4 or A-6. These soils are considered a poor support for pavement materials. From the soil classifications and our experience in the area, we estimate a Hveem stabilometer 'R' value in the range of 8 to 12 for these fine-grained soils. For design purposes, the soil support value of the subgrade was selected based on an Hveem 'R' value of 8 for flexible (asphalt) pavements and a modulus of subgrade reaction of 50 pci was selected for rigid (portland cement) pavements. Pavement Section: Since anticipated traffic loading information was not available at the time of report preparation, an 18-kip equivalent daily load application (EDLA) of about 40 was assumed for Flying M Ranch Road and about 15 for the neighborhood roads of the subdivision. These loadings assume some construction traffic and should be reviewed by the project civil engineer. A Regional Factor of 1.5 was also assumed for this site based on the site terrain, drainage and climatic conditions. Serviceability Indices of 2.5 and 2.0 were used for Flying M Ranch Road and the subdivision streets, respectively. Based on the assumed parameters, the following alternate asphalt surface pavement thickness sections are recommended. Roadway Location Alternative Number Asphalt Depth (inches) Base Course Depth Inches Subbase Depth * (inches) Flying M Ranch Rd 1 4 12 0 Flying M Ranch Rd 2 5 9 0 Flying M Ranch Rd 3 4 6 12 Subdivision Streets 1 4 8 0 Subdivision Streets 2 3 6 12 *CDOT Class 2 Aggregate Base Course (minus 4-inch road base) As an alternative to asphalt pavement and in areas where truck turning movements are concentrated, or for roadway drainage pans, the pavement section can consist of 6 inches of portland cement concrete on 6 inches of base course. We should review the pavement section recommendations when additional information is available. - 6 - Kumar & Associates, Inc. ® Project No. 26-7-150 Pavement Materials: The section thicknesses assume a structural coefficient of 0.44 for the asphalt surface. The base course should meet CDOT Class 6 specifications. The granular sub- base material should meet CDOT Class 2 specifications. The concrete should meet CDOT Class D or P specifications and be air entrained. The material properties and compaction should be in accordance with the project specifications. Subgrade Preparation: Recommendations for placing roadway fill were provided above in the “Site Grading” section of the report. The subgrade in cut and natural soil areas should be scarified to a depth of 8 inches, adjusted to a moisture content near optimum and compacted to at least 95% of the maximum standard Proctor density. Prior to placing the pavement section, the subgrade should be proof-rolled with a heavily loaded pneumatic-tired vehicle. Pavement design procedures assume a stable subgrade. Areas which deform excessively under heavy wheel loads are not stable and should be removed and replaced to achieve a stable subgrade prior to paving. Partial sub-excavation of a depth (typically 2 to 3 feet) and replacement with coarse granular soils and/or Tensar TX-140 geogrid may be needed in existing fill areas and should be further evaluated at the time of construction. Drainage: The collection and diversion of surface drainage away from paved areas is extremely important to the satisfactory performance of pavement. Drainage design should provide for the removal of water from paved areas and prevent wetting of the subgrade soils. Uphill roadside ditches should have an invert level at least 1 foot below the road base and subbase or be a minimum 1-foot depth with a minimum 12-inch thick clayey soil cover. We should review the ditch detail if a clay soil cover over the base course and subbase is planned. FOUNDATIONS Spread Footings and Structural Slab: Bearing conditions will vary depending on the specific location of the building on the property. Based on the general proposed construction, spread footings or structural slabs placed on the natural subsoils or structural fill should be suitable at most of the single-family residence sites. The soils have variable compressibility potential which could result in differential movement of the foundation especially in areas where the foundation transitions fine-grained soil to structural fill and if the bearing materials become wetted. We expect footings can be sized for an allowable bearing pressure of typically 1,500 psf for the natural fine- grained soils and 2,000 psf to 3,000 psf for the structural fill and dense river gravel alluvium, respectively. Foundation walls should be designed to span local anomalies and to resist lateral earth loadings when acting as retaining structures. Below grade areas and retaining walls should be protected from wetting and hydrostatic loading by use of an underdrain system. The footings should have a minimum depth of 36 inches for frost protection or be frost protected. FLOOR SLABS Slab-on-grade construction should be feasible for bearing on the natural soils or properly placed and compacted structural fill of limited depth. There could be some post-construction slab movement at sites with collapsible matrix or fine-grained fill soils especially if the subgrade becomes wetted. In areas where moisture sensitive soils may be exposed at slab subgrade, sub- excavation to at least 2 feet and replacement with compacted structural fill may be desirable to help limit movement potential. To reduce the effects of some differential movement, non- structural floor slabs should be separated from all bearing walls and columns with expansion - 7 - Kumar & Associates, Inc. ® Project No. 26-7-150 joints. Floor slab control joints should be used to reduce damage due to shrinkage cracking. A minimum 4-inch-thick layer of free draining gravel should underlie basement level slabs to facilitate drainage. UNDERDRAIN SYSTEM Although free water was not encountered in the exploratory borings, it has been our experience in the area and where there are clayey soils that local perched groundwater can develop during times of heavy precipitation or seasonal runoff. An underdrain system should be provided to protect below-grade construction, such as retaining walls, crawlspace and basement areas from wetting and hydrostatic pressure buildup. The drains should consist of drainpipe surrounded above the invert level with free-draining granular material. The drain should be placed at each level of excavation and at least 1 foot below lowest adjacent finish grade and sloped at a minimum 1% to a suitable gravity outlet. An impervious membrane such as 20 or 30 mil PVC should typically be placed beneath the drain gravel in a trough shape and attached to the foundation wall with mastic to prevent wetting of the bearing soils. SURFACE DRAINAGE The grading plan for the subdivision should consider runoff from uphill slopes through the project and at individual sites. Water should not be allowed to pond which could impact slope stability, pavements and foundations. To limit infiltration into the bearing soils next to buildings, exterior backfill should be well compacted and have a positive slope away from the building for a distance of at least 10 feet. Roof downspouts and drains should discharge well beyond the limits of all backfill and landscape irrigation should be restricted. Drywells may be feasible for surface water disposal where the site is underlain by relatively free draining river gravel alluvium. LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering principles and practices in this area at this time. We make no warranty either express or implied. The conclusions and recommendations submitted in this report are based upon the data obtained from the exploratory borings drilled at the locations indicated on Figure 1, the proposed type of construction and our experience in the area. Our services do not include determining the presence, prevention or possibility of mold or other biological contaminants (MOBC) developing in the future. If the client is concerned about MOBC, then a professional in this special field of practice should be consulted. Our findings include interpolation and extrapolation of the subsurface conditions identified at the exploratory borings and variations in the subsurface conditions may not become evident until excavation is performed. If conditions encountered during construction appear different from those described in this report, we should be notified so that re-evaluation of the recommendations may be made. This report has been prepared for the exclusive use by our client for planning and preliminary design purposes. We are not responsible for technical interpretations by others of our information. As the project evolves, we should provide continued consultation and field services during construction to review and monitor the implementation of our recommendations, and to verify that the recommendations have been appropriately interpreted. Significant design changes may require additional analysis or modifications to the recommendations presented herein. We Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates TABLE 1 SUMMARY OF LABORATORY TEST RESULTS Project No. 26-7-150 SAMPLE LOCATION NATURAL MOISTURE CONTENT NATURAL DRY DENSITY GRADATION PERCENT PASSING NO. 200 SIEVE ATTERBERG LIMITS UNCONFINED COMPRESSIVE STRENGTH SOIL TYPE GRAVEL SAND LIQUID LIMIT PLASTIC INDEX BORING DEPTH (ft.) (%) (%) (%) (pcf) (%) (%) (psf) 1 5 1.7 68 25 7 Silty Sandy Gravel 2 9 4.9 49 34 17 Silty Sandy Gravel 3 4 21.8 101 71 28 7 Sandy Clay and Silt 9 4.3 113 10 47 43 Silty Sand with Gravel 4 5 12.1 108 15 41 44 Gravelly Sand and Clay 5 2 7.5 112 33 22 2 Clayey Sand and Gravel 4 13.7 114 Clayey Sand with Gravel 9 11.9 116 46 Clayey Sand and Gravel 14 5.1 124 30 Clayey Sand and Gravel - 16 - 5. Curve Numbers - 17 - - 18 - 6. NOAA Storm Rainfall 01 EX I S T I N G B A S I N M A P SC A L E 1" = 5 0 ' BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 02 - 2 4 - 2 0 2 6 1 1 1 - 1 - 1 8 C O U N T Y C O M M E N T S LL COMMERCIAL BASIN 01 AREA: 4.83 ACRES 7 8 10 11 12 13 14 1617181920 2122232425262728 2 3 4 51 9 6 15 01 BA S I N M A P SC A L E 1" = 5 0 ' BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 02 - 2 4 - 2 0 2 6 1 1 1 - 1 - 1 8 C O U N T Y C O M M E N T S LL COMMERCIAL BASIN 01 AREA: 4.83 ACRES - 21 - APPENDICES - 23 - EXISTING CONDITIONS Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 01 Hydrograph type = SCS Peak discharge (cfs) = 0.956 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.240 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 8 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 2,134 (cuft); 0.049 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 0.96 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 01 Hydrograph type = SCS Peak discharge (cfs) = 1.671 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.236 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 8 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,572 (cuft); 0.082 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 1.67 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS EX - 01 Description A B C Totals Sheet Flow Manning's n-value = 0.130 0.130 0.011 Flow length (ft)= 128.0 0.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 0.00 Land slope (%)= 12.10 0.00 0.00 Travel Time (min) = 8.36 + 0.00 + 0.00 = 8.36 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 8.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 02 Hydrograph type = SCS Peak discharge (cfs) = 0.645 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 74 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 13 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 1,957 (cuft); 0.045 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 0.64 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 02 Hydrograph type = SCS Peak discharge (cfs) = 1.276 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 74 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 13 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,459 (cuft); 0.079 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 1.28 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS EX - 02 Description A B C Totals Sheet Flow Manning's n-value = 0.011 0.130 0.011 Flow length (ft)= 104.0 196.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 0.00 Land slope (%)= 11.70 11.70 0.00 Travel Time (min) = 0.99 + 11.91 + 0.00 = 12.91 Shallow Concentrated Flow Flow length (ft) = 32.00 0.00 0.00 Watercourse slope (%) = 3.63 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 3.07 0.00 0.00 Travel Time (min) = 0.17 + 0.00 + 0.00 = 0.17 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 13.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 03 Hydrograph type = SCS Peak discharge (cfs) = 1.444 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 14 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 4,325 (cuft); 0.099 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 1.44 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 03 Hydrograph type = SCS Peak discharge (cfs) = 2.589 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 14 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 7,263 (cuft); 0.167 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 2.59 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS EX - 03 Description A B C Totals Sheet Flow Manning's n-value = 0.011 0.130 0.011 Flow length (ft)= 80.0 220.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 0.00 Land slope (%)= 13.67 13.67 0.00 Travel Time (min) = 0.76 + 12.28 + 0.00 = 13.03 Shallow Concentrated Flow Flow length (ft) = 250.00 0.00 0.00 Watercourse slope (%) = 8.20 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 4.62 0.00 0.00 Travel Time (min) = 0.90 + 0.00 + 0.00 = 0.90 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 14.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 04 Hydrograph type = SCS Peak discharge (cfs) = 0.215 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 2.640 Curve number (CN) = 65 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 1,459 (cuft); 0.033 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 0.05 0.05 0.10 0.10 0.15 0.15 0.20 0.20 0.25 0.25 0.30 0.30 0.35 0.35 0.40 0.40 0.45 0.45 0.50 0.50 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 0.21 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 EX - 04 Hydrograph type = SCS Peak discharge (cfs) = 0.874 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 2.640 Curve number (CN) = 65 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,242 (cuft); 0.074 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 0.10 0.10 0.20 0.20 0.30 0.30 0.40 0.40 0.50 0.50 0.60 0.60 0.70 0.70 0.80 0.80 0.90 0.90 1.00 1.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 0.87 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS EX - 04 Description A B C Totals Sheet Flow Manning's n-value = 0.130 0.130 0.011 Flow length (ft)= 221.0 0.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 0.00 0.00 Land slope (%)= 13.57 0.00 0.00 Travel Time (min) = 12.36 + 0.00 + 0.00 = 12.36 Shallow Concentrated Flow Flow length (ft) = 0.00 0.00 0.00 Watercourse slope (%) = 0.00 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 0.00 0.00 0.00 Travel Time (min) = 0.00 + 0.00 + 0.00 = 0.00 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 12.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Thursday, Jan 22 2026 OFFSITE - 01 Hydrograph type = SCS Peak discharge (cfs) = 3.021 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 4.830 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 8,392 (cuft); 0.193 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 3.02 (cfs) C - 01 Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Thursday, Jan 22 2026 OFFSITE - 01 Hydrograph type = SCS Peak discharge (cfs) = 5.384 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 4.830 Curve number (CN) = 77 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 14,094 (cuft); 0.324 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 5.00 5.00 6.00 6.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 5.38 (cfs) C - 01 TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS OFFSITE - 01 Description A B C Totals Sheet Flow Manning's n-value = 0.011 0.130 0.011 Flow length (ft)= 250.0 50.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 0.00 Land slope (%)= 2.67 2.67 0.00 Travel Time (min) = 3.62 + 7.21 + 0.00 = 10.84 Shallow Concentrated Flow Flow length (ft) = 70.00 63.00 0.00 Watercourse slope (%) = 0.93 43.41 0.00 Surface description = Paved Unpaved Paved Average velocity (ft/s) = 1.96 10.63 0.00 Travel Time (min) = 0.60 + 0.10 + 0.00 = 0.69 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%) = 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s) = 0.00 0.00 0.00 Flow length (ft) = 0.0 0.0 0.0 Travel Time (min) = 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 12.00 min C - 01 - 24 - PROPOSED CONDITIONS 38 Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-01 Hydrograph type = SCS Peak discharge (cfs) = 1.469 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.240 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 9 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,346 (cuft); 0.077 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 1.47 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-01 Hydrograph type = SCS Peak discharge (cfs) = 2.283 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.240 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 9 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,164 (cuft); 0.119 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 2.28 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS PR-01 Description A B C Totals Sheet Flow Manning's n-value = 0.011 0.130 0.011 Flow length (ft)= 254.0 46.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 0.00 Land slope (%)= 1.85 19.00 0.00 Travel Time (min) = 4.25 + 3.08 + 0.00 = 7.33 Shallow Concentrated Flow Flow length (ft) = 155.00 0.00 0.00 Watercourse slope (%) = 1.22 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 1.78 0.00 0.00 Travel Time (min) = 1.45 + 0.00 + 0.00 = 1.45 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 1.14 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 9.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-02 Hydrograph type = SCS Peak discharge (cfs) = 1.195 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 20 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,859 (cuft); 0.089 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 1.19 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-02 Hydrograph type = SCS Peak discharge (cfs) = 1.887 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 20 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,955 (cuft); 0.137 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 1.89 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS PR-02 Description A B C Totals Sheet Flow Manning's n-value = 0.130 0.130 0.011 Flow length (ft)= 300.0 0.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 0.00 0.00 Land slope (%)= 9.48 0.00 0.00 Travel Time (min) = 18.21 + 0.00 + 0.00 = 18.21 Shallow Concentrated Flow Flow length (ft) = 202.00 0.00 0.00 Watercourse slope (%) = 1.73 0.00 0.00 Surface description = Unpaved Unpaved Paved Average velocity (ft/s) = 2.12 0.00 0.00 Travel Time (min) = 1.59 + 0.00 + 0.00 = 1.59 Channel Flow X sectional flow area ((sqft)) = 0.00 0.00 0.00 Wetted perimeter ((ft)) = 0.00 0.00 0.00 Channel slope (%)= 0.00 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 0.00 0.00 0.00 Flow length (ft)= 0.0 0.0 0.0 Travel Time (min)= 0 + 0 + 0 = 0.00 Total Travel Time, Tc .............................................................................. 20.00 min Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-03 Hydrograph type = SCS Peak discharge (cfs) = 2.174 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 81 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,685 (cuft); 0.131 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 2.17 (cfs) Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 PR-03 Hydrograph type = SCS Peak discharge (cfs) = 3.526 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 81 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 9,007 (cuft); 0.207 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 3.53 (cfs) TR55 Tc Worksheet Hydraflow Express by Intelisolve SCS PR-03 Description A B C Totals Sheet Flow Manning's n-value = 0.130 0.011 0.011 Flow length (ft)= 127.0 173.0 0.0 Two-year 24-hr precip. ((in)) = 1.23 1.23 1.23 Land slope (%)= 18.72 3.30 0.00 Travel Time (min) = 6.98 + 2.48 + 0.00 = 9.46 Shallow Concentrated Flow Flow length (ft) = 575.00 0.00 0.00 Watercourse slope (%) = 5.76 0.00 0.00 Surface description = Paved Paved Paved Average velocity (ft/s) = 4.88 0.00 0.00 Travel Time (min) = 1.96 + 0.00 + 0.00 = 1.96 Channel Flow X sectional flow area ((sqft)) = 1.77 0.00 0.00 Wetted perimeter ((ft)) = 4.71 0.00 0.00 Channel slope (%)= 1.32 0.00 0.00 Manning's n-value = 0.015 0.015 0.015 Velocity (ft/s)= 5.92 0.00 0.00 Flow length (ft)= 35.0 0.0 0.0 Travel Time (min)= 0.09847290.00+ 0 + 0 = 0.10 Total Travel Time, Tc .............................................................................. 12.00 min - 26 - RETENTION POND CALCULATIONS 48 Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-01 Hydrograph type = SCS Peak discharge (cfs) = 1.469 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.240 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 9 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,346 (cuft); 0.077 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 1.47 (cfs)Outflow Hyd *Req. Stor = 675 (cuft) * * Estimated Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-01 Hydrograph type = SCS Peak discharge (cfs) = 2.275 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.236 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 9 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,147 (cuft); 0.118 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 2.28 (cfs)Outflow Hyd *Req. Stor = 895 (cuft) * * Estimated Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-02 Hydrograph type = SCS Peak discharge (cfs) = 1.195 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 20 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 3,859 (cuft); 0.089 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 1.19 (cfs)Outflow Hyd *Req. Stor = 1,091 (cuft) * * Estimated Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-02 Hydrograph type = SCS Peak discharge (cfs) = 1.887 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 1.430 Curve number (CN) = 83 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 20 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,955 (cuft); 0.137 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 1.89 (cfs)Outflow Hyd *Req. Stor = 1,383 (cuft) * * Estimated Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-03 Hydrograph type = SCS Peak discharge (cfs) = 2.174 Storm frequency (yrs) = 25 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 81 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.07 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 5,685 (cuft); 0.131 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 Q (cfs) Time (hrs) Runoff Hydrograph 25-yr frequency Runoff Hyd - Qp = 2.17 (cfs)Outflow Hyd *Req. Stor = 1,106 (cuft) * * Estimated Hydrology Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Tuesday, Feb 24 2026 DET-03 Hydrograph type = SCS Peak discharge (cfs) = 3.526 Storm frequency (yrs) = 100 Time interval (min) = 1 Drainage area (ac) = 2.450 Curve number (CN) = 81 Basin Slope (%)= See Worksheet Hydraulic length (ft)= See Worksheet Tc method = TR55 Time of conc. (min) = 12 Total precip. (in) = 2.62 Storm Distribution = Type II Storm duration (hrs) = 24 Shape factor = 484 Hydrograph Volume = 9,007 (cuft); 0.207 (acft) 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0 22.0 24.0 26.0 Q (cfs) 0.00 0.00 1.00 1.00 2.00 2.00 3.00 3.00 4.00 4.00 Q (cfs) Time (hrs) Runoff Hydrograph 100-yr frequency Runoff Hyd - Qp = 3.53 (cfs)Outflow Hyd *Req. Stor = 1,734 (cuft) * * Estimated - 27 - OUTLET WEIR CALCULATIONS 55 Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-01 (25 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 5.00 Total Depth (ft) = 0.36 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 1.47 Highlighted Depth (ft)= 0.23 Q (cfs)= 1.470 Area (sqft)= 1.17 Velocity (ft/s)= 1.26 Top Width (ft)= 5.00 0 1 2 3 4 5 6 7 Depth (ft)Depth (ft)WEIR - PR-01 (25 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 Length (ft)Weir W.S. Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-01 (100 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 5.00 Total Depth (ft) = 0.36 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 2.28 Highlighted Depth (ft)= 0.31 Q (cfs)= 2.280 Area (sqft)= 1.57 Velocity (ft/s)= 1.46 Top Width (ft)= 5.00 0 1 2 3 4 5 6 7 Depth (ft)Depth (ft)WEIR - PR-01 (100 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 Length (ft)Weir W.S. Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-02 (25 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 2.00 Total Depth (ft) = 0.84 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 1.20 Highlighted Depth (ft)= 0.38 Q (cfs)= 1.200 Area (sqft)= 0.75 Velocity (ft/s)= 1.60 Top Width (ft)= 2.00 0 .5 1 1.5 2 2.5 3 Depth (ft)Depth (ft)WEIR - PR-02 (25 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 Length (ft)Weir W.S. Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-02 (100 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 2.00 Total Depth (ft) = 0.84 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 1.89 Highlighted Depth (ft)= 0.51 Q (cfs)= 1.890 Area (sqft)= 1.02 Velocity (ft/s)= 1.86 Top Width (ft)= 2.00 0 .5 1 1.5 2 2.5 3 Depth (ft)Depth (ft)WEIR - PR-02 (100 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 Length (ft)Weir W.S. Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-03 (25 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 2.00 Total Depth (ft) = 1.22 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 2.17 Highlighted Depth (ft)= 0.56 Q (cfs)= 2.170 Area (sqft)= 1.12 Velocity (ft/s)= 1.94 Top Width (ft)= 2.00 0 .5 1 1.5 2 2.5 3 Depth (ft)Depth (ft)WEIR - PR-03 (25 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 1.50 1.50 2.00 2.00 Length (ft)Weir W.S. Weir Report Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc.Wednesday, Mar 4 2026 WEIR - PR-03 (100 Yrs) Rectangular Weir Crest = Broad Bottom Length (ft) = 2.00 Total Depth (ft) = 1.22 Calculations Weir Coeff. Cw = 2.60 Compute by:Known Q Known Q (cfs) = 3.53 Highlighted Depth (ft)= 0.77 Q (cfs)= 3.526 Area (sqft)= 1.54 Velocity (ft/s)= 2.28 Top Width (ft)= 2.00 0 .5 1 1.5 2 2.5 3 Depth (ft)Depth (ft)WEIR - PR-03 (100 Yrs) -0.50 -0.50 0.00 0.00 0.50 0.50 1.00 1.00 1.50 1.50 2.00 2.00 Length (ft)Weir W.S. SITE MEMBER UTILITIES. FOR THE MARKING OF UNDERGROUND BEFORE YOU DIG, GRADE, OR EXCAVATE Lakewood, Co 80215 CALL 2-BUSINESS DAYS IN ADVANCE 12600 W. Colfax Ave., Suite B-310 Administrative Office 303-232-1991 UNCC CALL BEFORE YOU DIG 1-800-922-1987 Center of ColoradoUtility Notification HARDWICK CROSSING PRELIMINARY PLAN/P.U.D. Sheet List Table Sheet Number Sheet Title ...... ORF R EV I E W C - 02 GE N E R A L P L A N S NO T E S , L E G E N D & A B B R E V I A T I O N S ORF R EV I E W ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 SITE H W Y 8 2 T O C A R B O N D A L E T O I - 7 0 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 FULL. DATED THIS _____ DAY OF _________________, A.D., 2025. BY:_________________________________ GARFIELD COUNTY TREASURER TITLE CERTIFICATE I, ROBERT C. REESE, AS PRESIDENT OF ADVANCE TITLE COMPANY AS AGENT FOR STEWART TITLE GUARANTY 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 EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY AND THE ROARING FORK RE-1 SCHOOL DISTRICT, A POLITICAL SUBDIVISION OF THE STATE OF COLORADO, 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 SET FORTH ON THIS PLAT. DATED THIS_______DAY OF_____________, A.D., 2026. ADVANCED TITLE COMPANY ____________________________________ ROBERT C. REESE, PRESIDENT PLAT NOTES: 1. BASIS OF BEARINGS FOR THIS SURVEY IS AN ASSUMED BEARING OF S89°54'27"W BETWEEN THE EAST QUARTER CORNER OF SECTION 35, A STONE IN PLACE AND THE WEST QUARTER OF SECTION 35, A STONE FOUND IN PLACE AS SHOWN HEREON. 2. DATE OF THIS SURVEY WAS DECEMBER 30, 2024. LINEAR UNITS USED TO PERFORM THIS SURVEY WERE U.S. SURVEY FEET. 3. THIS SURVEY IS BASED ON RECEPTION NO. 697251, RECEPTION NO, 697252, AN IMPROVEMENT SURVEY PLAT PREPARED BY M. DARRELL WHITE, L.S. NO. 9337 DATED: SEPTEMBER 17, 1999, THE EASTBANK MINOR LLC SUBDIVISION RECEPTION NO. 867716 AND THE EASTBANK ROARING FORK RE-1 LOT LINE ADJUSTMENT PLAT RECEPTION NO. 865787, THE EASTBANK LOT SPLIT RECORDED AT RECEPTION NO. 770436, THE EASTBANK PARCEL 2 LOT SPLIT RECORDED AT RECEPTION NO. 813402 AND CORNERS FOUND IN PLACE AS SHOWN HEREON. 4. THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND EASEMENTS OF RECORD OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE COMMITMENT PREPARED BY STEWART TITLE GUARANTY COMPANY, EFFECTIVE DATE: 1 AUGUST, 2025. ORDER NUMBER 24000310417-3. 5. ANY FUTURE LAND USE DEVELOPMENT APPLICATION PROPOSAL WITH RESPECT TO LOT 3 HEREOF SHALL BE REQUIRED TO PROVIDE ADEQUATE ROAD ACCESS FOR SUCH PROPOSED USES SUFFICIENT TO SATISFY THEN APPLICABLE GARFIELD COUNTY STANDARDS. 6. CONTROL OF NOXIOUS WEEDS IS THE RESPONSIBILITY OF THE PROPERTY OWNER. 7. 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. 8. 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. 9. 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. 10. 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. 11. DOGS KEPT ON THE PROPERTY SHALL BE IN A FENCED YARD OR ON A LEASH TO PREVENT HARASSMENT OF WILDLIFE. 12. FENCING ON THE PROPERTY SHALL COMPLY WITH THE COLORADO PARKS AND WILDLIFE SPECIFICATIONS FOR WILDLIFE-FRIENDLY FENCING. 13. PROPOSED SEWER SYSTEMS TO BE CONNECTED TO THE ROARING FORK SANITATION WATER DISTRICT CENTRAL UTILITY SERVICES. 14. THE PROPERTY IS UNDERLAIN BY EAGLE VALLEY EVAPORITE, AND NUMEROUS SINKHOLES AND SOIL-COLLAPSE OCCURRENCES HAVE BEEN IDENTIFIED WITHIN SEVERAL THOUSAND FEET OF THE SITE. SINKHOLES, SUBSIDENCE AND GROUND DEFORMATION DUE TO COLLAPSE OF SOLUTION CAVITIES AND VOIDS ARE A SERIOUS CONCERN IN THE EAGLE VALLEY EVAPORITE. INFREQUENT SINKHOLE FORMATION IS STILL AN ACTIVE GEOLOGIC PROCESS IN THE ROARING FORK VALLEY, AND GROUND SUBSIDENCE RELATED TO THE DISSOLUTION OF EVAPORITE BEDROCK IS AN UNPREDICTABLE RISK. 15. THE ACCESS DRIVEWAY FROM CR 154 TO LOT 1 OF THE EASTBANK MINOR SUBDIVISION MAY ONLY BE COMBINED FOR PRIMARY ACCESS TO LOT 2 OF THE EASTBANK MINOR SUBDIVISION. THE ACCESS DRIVEWAY FROM CR 154 TO LOT 1 SHALL NOT BE COMBINED AS PRIMARY ACCESS TO ANY OTHER PARCEL OR LOT. 16. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED ON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED ON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. 17. THERE SHALL BE A FLOATING EASEMENT ACROSS LOT 2 FOR THE BENEFIT OF LOT 3 AND THE PARCEL 2B EASTBANK LOT SPLIT TO THE WEST FOR PURPOSES OF CONSTRUCTING, MAINTAINING, AND USING A SECONDARY AND/OR EMERGENCY ACCESS DRIVEWAY ACROSS LOT 2 TO ACCESS COUNTY ROAD 154 FOR ALL POTENTIAL DEVELOPMENT USES OF LOT 3 AND THE 37.599 ACRE ADJACENT PROPERTY TO THE WEST. THE EXACT LOCATION OF THE DRIVEWAY SHALL BE DETERMINED BY THE OWNER OF LOT 3, WITH CONSULTATION WITH THE OWNER OF LOT 2 AND ROARING FORK SCHOOL DISTRICT RE-1 AS THE OWNER OF ITS PARCEL 1 LANDS, AND SHALL UTILIZE EXISTING INFRASTRUCTURE TO THE EXTENT POSSIBLE, AND SHALL NOT UNREASONABLY INTERFERE WITH THE USE OF LOT 2, OR THE SCHOOL DISTRICT'S USE OF ITS PARCEL 1 LANDS, BUT SHALL BE AS WIDE AS IS REQUIRED BY THE GARFIELD COUNTY CODE. UPON UTILIZATION OF SUCH ACCESS ROUTE, ANY OWNERS UTILIZING SUCH ROUTE SHALL PAY FOR THEIR REASONABLE SHARE OF THE COSTS OF MAINTENANCE BASED ON ACTUAL TRAFFIC GENERATION. THIS PLAT AND THE INFORMATION SHOWN HEREON MAY NOT BE USED FOR ANY ADDITIONAL OR EXTENDED PURPOSE BEYOND THAT FOR WHICH IT WAS INTENDED AND MAY NOT BE USED BY ANY PARTIES OTHER THAN THOSE TO WHICH IT IS CERTIFIED. THIS DOCUMENT AND THE WORK IT REPRESENTS IS THE PROPERTY OF HIGH COUNTRY ENGINEERING, INC. NO PART OF THIS DOCUMENT MAY BE STORED, REPRODUCED, DISTRIBUTED OR USED TO PREPARE DERIVATIVE PRODUCTS WITHOUT PRIOR WRITTEN PERMISSION. AN ORIGINAL SEAL AND ORIGINAL SIGNATURE IS REQUIRED TO VALIDATE THIS DOCUMENT AND IS EXCLUSIVE TO HIGH COUNTRY ENGINEERING, INC. AND THE OWNER(S) OF RECORD AS OF THIS DATE, OF THE BOUNDARY DELINEATED HEREON AND THE SUBJECT OF THE SURVEY.COUNTY COMMISSIONERS' CERTIFICATE THIS PLAT IS APPROVED BY THE BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, THIS ____ DAY OF ___________________A.D., 2026___, 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 PROVISION 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 MINERAL ESTATE OWNERSHIP THE UNDERSIGNED SURFACE OWNERS OF THE LANDS SHOWN ON THIS PLAT CERTIFY THAT THEY ALSO OWN THE MINERAL ESTATE APPURTENANT THERETO ACCORDING TO ITS REVIEW OF THE TITLE RECORDS AND SUBJECT TO ANY APPLICABLE PATENT RESERVATION. OWNER: EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY C/O DUNRENE MANAGEMENT, INC. 710 EAST DURANT AVENUE, UNIT W-6 ASPEN, CO 81611 BY:______________________________________ OWNERS ACKNOWLEDGEMENT: EASTBANK, LLC EASTBANK, LLC, A COLORADO LIMITED LIABILITY COMPANY BY: DUNRENE MANAGEMENT, INC., A COLORADO CORPORATION, MANAGER NAME:ROBERT DUNCAN MACGREGOR ITS:PRESIDENT STATE OF COLORADO ) )SS COUNTY OF GARFIELD ) THE FOREGOING CERTIFICATION OF OWNERSHIP WAS ACKNOWLEDGED BEFORE ME THIS ___DAY OF________, 2026, BY_____________________. MY COMMISSION EXPIRES:________________________ WITNESS MY HAND AND SEAL __________________________________ NOTARY PUBLIC VICINITY MAP SURVEYOR'S CERTIFICATE I, BILL W. A. BAKER, 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 PLAT OF EASTBANK LLC MINOR SUBDIVISION LOTS 2 & 3, AS HEREBY AMENDED, AS LAID OUT, PLATTED, DEDICATED AND SHOWN HEREON, THAT SUCH PLAT WAS MADE FROM AN ACCURATE SURVEY OF SAID PROPERTY BY ME AND UNDER MY SUPERVISION AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONS OF THE LOTS AND EASEMENTS 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 ____________, 2026. BY:_____________________________________ BILL W. A. BAKER, L.S. NO. 23875 1517 BLAKE AVENUE, SUITE 101 GLENWOOD SPRINGS, CO 81601 EXCEPTIONS TO TITLE CLERK AND RECORDER'S CERTIFICATE THIS PLAT WAS FILED FOR RECORD IN THE OFFICE OF THE CLERK AND RECORDER OF GARFIELD COUNTY AT ____'CLOCK________, ON THIS ____ DAY OF__________, A.D. 2026, AND IS DULY RECORDED AS RECEPTION NO.___________________. ______________________________________ CLERK AND RECORDER BY:____________________________________ DEPUTY BY NO . DA T E BY PROJECT NO. OR 5 3 4 - 0 6 7 0 0 I N M E T R O D E N V E R UN D E R G R O U N D M E M B E R U T I L I T I E S EX C A V A T E F O R T H E M A R K I N G O F BE F O R E Y O U D I G , G R A D E , O R CA L L 2 - B U S I N E S S D A Y S I N A D V A N C E 1- 8 0 0 - 9 2 2 - 1 9 8 7 CE N T E R O F C O L O R A D O CA L L U T I L I T Y N O T I F I C A T I O N RE V I S I O N HI * H C O 8 N T 5 Y E N * I N E E 5 I N * I N C PH O N E 8 ) A X 2 .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A . E A V E N 8 E S T E *L E N W O O ' S P 5 I N * S C O 8 22 O) EA S T B A N K , L L C GA R F I E L D C O U N T Y , C O L O R A D O HA 5 ' W I C . C 5 O S S I N * S8 % ' I V I S I O N P 8 ' DM C BB 03 / 0 2 / 2 0 2 6 PL A T _ P R E L I M 9. THE RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE, SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES THEREBY GRANTED AND RIGHTS-OF-WAY FOR DITCHES AND CANALS AS RESERVED IN THE UNITED STATES PATENT RECORDED MAY 20, 1899 IN BOOK 12 AT PAGE 508 AND RECORDED JUNE 1, 1899 IN BOOK 12 AT PAGE 510 AND AT PAGES 511-512. NOTE: THE COMPANY MAKES NO REPRESENTATION AS TO THE PRESENT OWNERSHIP OF ANY SUCH INTERESTS. THERE MAY BE LEASES, GRANTS, EXCEPTIONS OR RESERVATIONS OF INTERESTS THAT ARE NOT LISTED. 10. GARFIELD RESOLUTION NO. 83-122, RECORDED MAY 17, 1983 AT RECEPTION NO. 342137. 11. [INTENTIONALLY DELETED.](EASEMENT FOR WATER LINE RECORDED FEBRUARY 15, 1985 IN BOOK 664 AT PAGE 356 AT RECEPTION NO. 359483.) 12. GARFIELD RESOLUTION NO. 97-92, APPROVING A SPECIAL USE PERMIT, RECORDED OCTOBER 7, 1997 AT RECEPTION NO. 514786. 13. MEMORANDUM OF FIRST AMENDED AND RESTATED GAS GATHERING AGREEMENT RECORDED JULY 29, 2008 AT RECEPTION NO. 753222. 14. EASEMENTS, NOTES, RESTRICTIONS AND RIGHTS-OF-WAY, AS SET FORTH ON THE PLAT OF EASTBANK PARCEL 2 LOT SPLIT, RECORDED JANUARY 18, 2012 AT RECEPTION NO. 813402. 15. ACCESS AND UTILITY EASEMENT AGREEMENT RECORDED JANUARY 18, 2012 AT RECEPTION NO. 813409. 16. BOUNDARY LINE ADJUSTMENT AFFIDAVIT RECORDED JULY 23, 2015 AT RECEPTION NO. 865784. NOTE: EASTBANK, LLC LOT LINE ADJUSTMENT RECORDED JULY 23, 2015 AT RECEPTION NO. 865787. 17. EASEMENT AGREEMENT RECORDED JULY 23, 2015 AT RECEPTION NO. 865788. 18. RESOLUTION NO. 2015-41, APPROVING A LAND USE CHANGE, RECORDED AUGUST 3, 2015 AT RECEPTION NO. 866313. 19. DECLARATION OF ACCESS EASEMENT, COST SHARING AND MAINTENANCE, RECORDED AUGUST 20, 2015 AT RECEPTION NO. 867040. 20. DECLARATION OF INGRESS AND EGRESS EASEMENT AND MAINTENANCE AGREEMENT RECORDED AUGUST 20, 2015 AT RECEPTION NO. 867041. 21. AGREEMENT FOR RELOCATION OF ACCESS AND UTILITY EASEMENTS RECORDED SEPTEMBER 4, 2015 AT RECEPTION NO. 867636. 22. EASEMENTS, NOTES, RESTRICTIONS AND RIGHTS-OF-WAY, AS SET FORTH ON THE PLAT OF EASTBANK, LLC MINOR SUBDIVISION, RECORDED SEPTEMBER 8, 2015, AT RECEPTION NO. 867716. 23. MEMORANDUM OF WATER ALLOTMENT CONTRACT RECORDED JULY 21, 2016 AT RECEPTION NO. 880064. 24. LAND USE CHANGE PERMIT RECORDED SEPTEMBER 16, 2016 AT RECEPTION NO. 882419. NOTE: AMENDED LAND USE CHANGE PERMIT RECORDED APRIL 26, 2018 AT RECEPTION NO. 905901. 25. LAND USE CHANGE PERMIT RECORDED SEPTEMBER 16, 2016 AT RECEPTION NO. 882420. NOTE: AMENDED LAND USE CHANGE PERMIT RECORDED APRIL 26, 2018 AT RECEPTION NO. 905902. 26. DECLARATION REGARDING WATER AND WASTEWATER USE AND OWNERSHIP RECORDED SEPTEMBER 20, 2016 AT RECEPTION NO. 882643. 27. PUBLIC SERVICE COMPANY OF COLORADO EASEMENT RECORDED DECEMBER 7, 2016 AT RECEPTION NO. 886223. 28. RESOLUTION NO. 2023-44, DENIAL OF THE FLYING M RANCH PLANNED UNIT DEVELOPMENT APPLICATION, RECORDED DECEMBER 4, 2023 AT RECEPTION NO. 991807. 29. EASEMENT DEED AND AGREEMENT FOR WATER & SEWER INFRASTRUCTURE - SECTION 3 BY AND BETWEEN EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY, AS GRANTOR AND THE ROARING FORK SCHOOL DISTRICT RE-1, AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEES, RECORDED JANUARY 22, 2025, AT RECEPTION NO. 1003650. NOTE: EASEMENT DEED AND AGREEMENT FOR WATER & SEWER INFRASTRUCTURE - SECTION 3 BY AND BETWEEN ROARING FORK SCHOOL DISTRICT RE-1, AS GRANTOR AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEE RECORDED JANUARY 22, 2025 AT RECEPTION NO. 1003671. NOTE: BILL OF SALE AND ASSIGNMENT RECORDED JANUARY 23, 2025 AT RECEPTION NO. 1003681. 30. EASEMENT DEED AND AGREEMENT FOR SANITARY SEWER LIFT STATION AND GENERAL MAINTENANCE ACCESS BY AND BETWEEN EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY, AS GRANTOR AND THE ROARING FORK WATER AND SANITATION DISTRICT AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEES, RECORDED JANUARY 22, 2025 AT RECEPTION NO. 1003651. NOTE: EASEMENT DEED AND AGREEMENT FOR SANITARY SEWER LIFT STATION AND GENERAL MAINTENANCE ACCESS BY AND BETWEEN ROARING FORK SCHOOL DISTRICT RE-1, AS GRANTOR AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEE RECORDED JANUARY 22, 2025 AT RECEPTION NO. 1003672. NOTE: BILL OF SALE AND ASSIGNMENT RECORDED JANUARY 23, 2025 AT RECEPTION NO. 1003681. 31. ACCESS AND UTILITY EASEMENT BY AND BETWEEN EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY, AS GRANTOR AND ROBERT MACGREGOR, AS GRANTEE, RECORDED _____, AT RECEPTION NO. _______. 32. ACCESS EASEMENT BY AND BETWEEN EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY, AS GRANTOR AND RIVERVIEW SCHOOL, AS GRANTEE, RECORDED _____, AT RECEPTION NO. _______. 33. RIGHTS OF UPPER AND LOWER RIPARIAN OWNERS IN AND TO THE FREE AND UNOBSTRUCTED FLOW OF THE WATER OF THE ROARING FORK RIVER EXTENDING THROUGH THE LAND, WITHOUT DIMINUTION. 34. ANY INCREASE OR DECREASE IN THE AREA OF THE LAND AND ANY ADVERSE CLAIM TO ANY PORTION OF THE LAND WHICH HAS BEEN CREATED BY OR CAUSED BY ACCRETION OR RELICTION, WHETHER NATURAL OR ARTIFICIAL, AND THE EFFECT OF THE GAIN OR LOSS OR AREA BY ACCRETION OR RELICTION UPON THE MARKETABILITY TO THE TITLE OF THE LAND. 35. EXISTING LEASES AND TENANCIES. NOTE: UPON RECEIPT BY THE COMPANY OF THE COMMERCIAL LIEN AFFIDAVIT, THIS EXCEPTION MAY BE MODIFIED OR DELETED. 36. EASEMENT DEED AND AGREEMENT FOR WATER & SEWER INFRASTRUCTURE - SECTIONS 1 AND 2, BY AND BETWEEN EASTBANK LLC, A COLORADO LIMITED LIABILITY COMPANY, AS GRANTOR AND ROARING FORK SCHOOL DISTRICT RE-1, AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEES RECORDED JANUARY 22, 2025 AT RECEPTION NO. 1003649. NOTE: EASEMENT DEED AND AGREEMENT FOR WATER & SEWER INFRASTRUCTURE - SECTIONS 1 AND 2, BY AND BETWEEN ROARING FORK SCHOOL DISTRICT RE-1, AS GRANTOR AND ROARING FORK WATER & SANITATION DISTRICT, AS GRANTEE RECORDED JANUARY 22, 2025 AT RECEPTION NO. 1003670. NOTE: BILL OF SALE AND ASSIGNMENT RECORDED JANUARY 23, 2025 AT RECEPTION NO. 1003681. A RESUBDIVISION OF LOT 2 IN EASTBANK, LLC MINOR SUBDIVISION RECORDED ON SEPTEMBER 8, 2015 AT RECEPTION NO. 867716. BEING A PORTION OF LAND SITUATED IN THE S1/2 SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. HARDWICK CROSSING SUBDIVISION P.U.D. CERTIFICATE OF DEDICATION AND OWNERSHIP THE UNDERSIGNED EASTBANK LLC MINOR SUBDIVISION, A COLORADO LIMITED LIABILITY COMPANY IS OWNERSHIP IN FEE SIMPLE OF ALL THAT REAL PROPERTY SITUATED IN GARFIELD COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: A TRACT OF LAND LOCATED IN THE SOUTH HALF OF SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, TO WIT; COMMENCING AT THE SOUTHEAST CORNER OF THE SAID SECTION 35, THE SAID CORNER MONUMENTED BY A FOUND BLM BRASS CAPPED PIPE (1958), FROM WHENCE THE SOUTHWEST CORNER THEREOF, MONUMENTED BY A FOUND ¾ INCH IRON PIN WITH 3.25 INCH ALLOY CAP MARKED LS 15710, BEARS N 89°43'41” W, 5253.28 FEET DISTANT, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO; THENCE, N 37°45'09” W, A DISTANCE OF 2075.66 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF GARFIELD COUNTY ROAD NUMBER 154 AS DELINEATED AND DEFINED PER CDOT USPW PROJECT NUMBER N.R.S.366 DATES 27 MARCH, 1934, AND THE NORTHWESTERLY BOUNDARY CORNER OF THAT TRACT OF LAND DESCRIBED UNDER RECEPTION NUMBER 968622 IN THE PUBLIC RECORDS OF THE SAID COUNTY, THE SAID POINT MONUMENTED BY A FOUND 5/8 INCH IRON PIN WITH ILLEGIBLE YELLOW PLASTIC CAP, THE SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE, DEPARTING FROM THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF THE SAID COUNTY ROAD 154, AND ALONG THE WESTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 968622), S 33°14'54" W, A DISTANCE OF 382.56 FEET TO A POINT ON THE CENTERLINE OF THE ROARING FORK RIVER, THE SAID CORNER MONUMENTED N 33°14'54” E, 120.00 FEET DISTANT BY A 5/8-INCH IRON PIN WITH PLASTIC CAP MARKED LS 9337 WC; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE CENTERLINE OF THE SAID RIVER, N 72°36'55" W, A DISTANCE OF 805.97 FEET; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE CENTERLINE OF THE SAID RIVER S 87°44'05" W, A DISTANCE OF 351.09 FEET; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE CENTERLINE OF THE SAID RIVER, S 85°10'05" W, A DISTANCE OF 169.87 FEET TO THE SOUTHEASTERLY BOUNDARY CORNER OF THAT TRACT OF LAND DESCRIBED UNDER RECEPTION NUMBER 697251 IN THE PUBLIC RECORDS OF THE SAID COUNTY, THE SAID CORNER MONUMENTED N 04°45'01” W, 100.00 FEET DISTANT BY A FOUND 5/8-INCH IRON PIN WITH ORANGE PLASTIC CAP MARKED LS 38215 WC; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE SOUTHEASTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 697251), N 04°45'01" W, A DISTANCE OF 127.16 FEET TO THE NORTHEASTERLY CORNER THEREOF, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN (NO CAP); THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE WESTERLY, SOUTHERLY AND SOUTHEASTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 865787), 74.80 FEET ALONG THE ARC OF A CIRCULAR CURVE, TURNING TO THE LEFT, WHOSE RADIUS IS 650.00 FEET, (LONG CHORD BEARS N 52°59'29" E, 74.76 FEET) TO A POINT OF TANGENCY, THE SAID CORNER MONUMENTED BY A SET 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED PLS 23875; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE SOUTHEASTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 865787). N 49°41'41" E, A DISTANCE OF 175.53 FEET TO A POINT OF CURVATURE OF A NON-TANGENTIAL CURVE, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN (NO CAP); THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE SOUTHEASTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 865787), 134.39 FEET ALONG THE ARC OF A CIRCULAR CURVE, TURNING TO THE LEFT, WHOSE RADIUS IS 268.58 FEET, (LONG CHORD BEARS S 60°27'53" E, 132.99 FEET), THE SAID CORNER MONUMENTED BY A SET 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED PLS 23875; THENCE, DEPARTING FROM THE AFORESAID COURSE AND ALONG THE SOUTHEASTERLY BOUNDARY LINE OF THE SAID TRACT OF LAND (REC 865787), N 58°17'38" E, A DISTANCE OF 138.76 FEET TO THE MOST SOUTHERLY CORNER OF LOT 1 ALSO BEING THE NORTHERLY ANGLE POINT OF SAID LOT 2 IN SAID EASTBANK, LLC MINOR SUBDIVISION (REC 867716) SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH ILLEGIBLE ALLOY CAP; THENCE CONTINUING NORTHEASTERLY ALONG SAID COMMON LINE OF SAID LOTS 1 AND 2 , N 58°17'38" E, A DISTANCE OF 323.38 FEET SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH NO CAP; THENCE CONTINUING ALONG SAID COMMON LINE OF SAID LOTS 1 AND 2 IN EASTBANK, LLC MINOR SUBDIVISION THE FOLLOWING FIVE (5) COURSES: 1) S 79°33'55" E, 29.51 FEET SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH NO CAP; 2) 26.16 FEET ALONG THE ARC OF A CIRCULAR CURVE, TURNING TO THE LEFT, WHOSE RADIUS IS 435.92 FEET, (LONG CHORD BEARS S 82°24'09" E, 26.16 FEET), THE SAID CORNER MONUMENTED BY A SET 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED PLS 23875; 3) 69.89 FEET ALONG THE ARC OF A CIRCULAR CURVE, TURNING TO THE LEFT, WHOSE RADIUS IS 184.66 FEET, (LONG CHORD BEARS N 79°34'09" E,69.47 FEET), THE SAID CORNER MONUMENTED BY A SET 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED PLS 23875; 4) N 67°48'06" E, 84.04 FEET SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH NO CAP; 5) S 57°28'20" E, 12.40 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF THE AFORESAID GARFIELD COUNTY ROAD NUMBER 154, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED LS 38215; THENCE CONTINUING ALONG SAID EASTERLY BOUNDARY LINE OF SAID LOT 2 IN EASTBANK, LLC MINOR SUBDIVISION AND THE WESTERLY RIGHT -OF-WAY LINE OF GARFIELD COUNTY ROAD NUMBER 154 THE FOLLOWING SIX (6) COURSES: 1) 41°03'23" E, A DISTANCE OF 4.93 FEET, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED LS 38215; 2) S 47°11'25" E, A DISTANCE OF 304.93 FEET, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH ILLEGIBLE ALLOY CAP; 3) S 51°09'13" E, A DISTANCE OF 111.66 FEET, THE SAID CORNER MONUMENTED BY A SET 5/8-INCH IRON PIN WITH YELLOW PLASTIC CAP MARKED PLS 23875; 4) S 54°34'18" E, A DISTANCE OF 186.69 FEET, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN WITH ALLOY CAP MARKED LS 9337; 5) S 56°06'22" E, A DISTANCE OF 181.55 FEET, THE SAID CORNER MONUMENTED BY A FOUND 5/8-INCH IRON PIN (NO CAP); 6) S 57°13'14" E, A DISTANCE OF 90.56 FEET TO THE POINT OF BEGINNING. THE HEREIN DESCRIBED TRACT OF LAND IS COMPRISED OF 741,795.63 SQUARE FEET, (17.03 ACRES+/-), COUNTY OF GARFIELD, STATE OF COLORADO. = FOUND #5 REBAR NO CAP = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 38215 = FOUND #5 REBAR 1.25IN ORANGE PLASTIC CAP 38215 = FOUND #5 REBAR 1.5IN ALUMINUM CAP ILLEGIBLE = SET #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP (ILLEGIBLE) = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 3.25IN AC NG11 RFTA CTRL AS DESCRIBED = FOUND #5 REBAR 1.25IN L.S.#9337 AS DESCRIBED = SECTION MONUMENT AS SHOWN AND DESCRIBED HEREON PARCEL 2B EASTBANK PARCEL 2 LOT SPLIT REC. NO. 813402 RFWS DIST WATER & SEWER EASEMENT #1 ,REC. NO. 1003649 (ITEM 36) RFWS DIST SEWER LIFT STATION WITH 16' WIDE ACCESS EASEMENT EXHIBITS A- B, REC. NO. 1003651 (ITEM 30) 30' NON EXCLUSIVE ACCESS AND UTILITY EASEMENT RELOCATED FOR THE BENEFIT OF ROARING FORK RE-1 SCHOOL DISTRICT REC. #867636 (ITEM 21) AUP Area B LOT C4 60' ACCESS & UTILITY EASEMENT #1 REC. NO. 1003650 (ITEM 30) PSCO UTILITY EASEMENT B REC. NO. 886223 (ITEM 27) NO RECORDED EASEMENT FOR THIS OVERHEAD UTILITY LINE RFWS DIST #3 WATER AND SEWER EASEMENT REC. NO. 1003649, (ITEM 36) ACC E S S / U T I L / PAR K I N G 1 . 4 7 ± AC LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 6 LOT 8 LOT 9 LOT 10 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 30' ACCESS EASEMENT REC#867636 30' ACCESS EASEMENT REC#867636 HARDWICK RANCH WAY MILTON C O U R T RFWS DIST WATER & SEWER EASEMENT #4 REC. NO. 1003649 (ITEM 36) Common Area C Common Area E FLYING M RANCH ROAD LOT C3 Common Area A LOT 7 L101 L99 L97 LOT 1EASTBANK, LLCMINORSUBDIVISION AUP Area A AUP A r e a E ACCESS & UTILITY EASEMENT (AKA FLYING M RANCH ROAD) #1 REC 1003650 & REC. NO. 1003671 AUP Area C Common Area B AUP Area D AUP Area G UTILITY EASEMENT DETAIL E (REFER TO SHEET 3 (BASIS OF BEARINGS) N89°43'41"W 5253.28' C O U N T Y R O A D 1 5 4 POINT OF BEGINNING A FOUND 5/8 INCH IRON PIN WITH ILLEGIBLE YELLOW PLASTIC CAP. SOUTHWESTERLY R.O.W. LINE OF GARFIELD COUNTY ROAD NUMBER 154 SE SECTION 35 3-1/4 A FOUND BLM BRASS CAPPED PIPE (1958) N02°55'51"W 262.87' 20' ELECTRIC EASEMENT EXHIBIT E, REC. NO. 865788 (ITEM 17) N 3 7 ° 4 5 ' 0 9 ” W 2 0 7 5 . 6 6 CENTERLINE OF ROARING FORK RIVER SOUTH LINE OF SECTION 35-6-89 IRONBRI D G E G O L F C O U R S E WESTBA N K F I L I N G 1 PORTIONS OUTSIDE OF BOUNDARY PER DOCUMENT REC. NO. 1003650 & REC. NO. 1003671 FND IRON PIN WITH PLASTIC CAP MARKED LS 9337 WC; (WITNESED N 33°14'54” E, 120.00') SOUTHWESTERLY R.O.W. LINE OF COUNTY ROAD NUMBER 154 20' WELL EASEMENT EXHIBIT E, REC. NO. 865788 (ITEM 17) THREE GS LLC. P.O. BOX 821 GLENWOOD SPRINGS, CO ID NO 81601218535400024 SOUTHEASTERLY BOUNDARY CORNER OF TRACT OF LAND IN REC. NO. 697251 A FOUND 5/8" IRON PIN WITH ORANGE PLASTIC CAP MARKED LS 38215 WC; N 04°45'01” W, 100.00' AUP Area B SW SECTION 35-6-89 A FOUND 3/4 INCH IRON PIN WITH 3.25 INCH ALLOY CAP MARKED LS 15710 S76°34'31"E 216.17' (TIE) FOUND NO. 5 REBAR WITH 3.25 IN ALUM. CAP RFTA R.O.W. L.S. #16401 FOUND NO. 5 REBAR WITH 3.25 IN ALUM. CAP RFTA R.O.W. L.S. #16401 LOT 3 LOT 2 742,350 sq.ft. 17.04± Ac. SOUTHEAST SECTION 35 3-1/4 A FOUND BLM BRASS CAPPED PIPE (1958) LOT 1EASTBANK, LLCMINORSUBDIVISION LOT C4 EXISTING ACCESS AS RECORDED AT REC. NO. 813402 FOR THE BENEFIT OF ROARING FORK RE-1 SCHOOL DISTRICT AS SHOWN AT REC. NO. 813409 (ITEM 15) LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 6 LOT 8 LOT 9 LOT 10 LOT 11 LOT 15 LOT 14 LOT 12 LOT 13 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 HARDWICK RANCH WAY MILTON C O U R T Fir e T u r n - a r o u n d AU P A r e a F Common Area C Common Area D Common Area E FLYING M RANCH ROAD LOT C3 LOT C1 LOT C2 Common Area A UTILITY EASEMENT DETAIL D (REFER TO SHEET 3) LOT 7 DETAIL A (REFER TO SHEET 2) BELOW UTILITY EASEMENT DETAIL C (REFER TO SHEET 3 UTILITY EASEMENT DETAIL B (REFER TO SHEET 3) UTILITY EASEMENT DETAIL E (REFER TO SHEET 3 AUP Area A AUP A r e a E AUP Area C Common Area B AUP Area D AUP Area G BY NO . DA T E BY PROJECT NO. OR 5 3 4 - 0 6 7 0 0 I N M E T R O D E N V E R UN D E R G R O U N D M E M B E R U T I L I T I E S EX C A V A T E F O R T H E M A R K I N G O F BE F O R E Y O U D I G , G R A D E , O R CA L L 2 - B U S I N E S S D A Y S I N A D V A N C E 1- 8 0 0 - 9 2 2 - 1 9 8 7 CE N T E R O F C O L O R A D O CA L L U T I L I T Y N O T I F I C A T I O N RE V I S I O N +, * + C O U N T R Y ( N * , N ( ( R , N * , N C 3+ O N ( 4 5 ) A ; 4 5 5 5 5 .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 % / A . ( A 9 ( N U ( 6 T ( 1 1 */ ( N : O O D 6 3 R , N * 6 C O 1 1 41 O) 5 EA S T B A N K , L L C GA R F I E L D C O U N T Y , C O L O R A D O +A R D : , C . C R O 6 6 , N * 6U % D , 9 , 6 , O N 3 U D O9 ( R A / / R ( C O R D ( D ( A 6 ( 0 ( N T 6 DM C BB 03 / 0 2 / 2 0 2 6 PL A T _ P R E L I M 00100 50 100 200 400 HARDWICK CROSSING SUBDIVISION P.U.D. A RESUBDIVISION OF LOT 1 IN EASTBANK, LLC MINOR SUBDIVISION BEING A PARCEL OF LAND SITUATED IN THE S1/2 SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. SIGN EASEMENT UTILITY EASEMENT ACCESS & UTILITY EASEMENT DETAIL A RECORDED EASEMENT SCALE 1=30' BUILDING SETBACKS RECORDED EASEMENTS BOUNDARY LINES INTERIOR LOT LINES ACCESS /UTILITY EASEMENT UTILITY EASEMENTS ORDINARY HIGHWATER MARK 11 -2019 offset 51,824 SQ.FT. 1.19 AC.+/- 40,659 SQ.FT. 0.93 AC. +/- INGRESS/EGRESS EASEMENT EXHIBIT D NO. 867041 (ITEM 20) PSCO UTILITY EASEMENT B REC. NO. 886223 (ITEM 27) PSCO UTILITY EASEMENT A REC NO. 88622 24' WIDE ACCESS EASEMENT REC NO. __________ 25' WIDE ACCESS EASEMENT REC. NO. __________ RFWS DIST #3 WATER AND SEWER EASEMENT REC. NO. 1003649, (ITEM 36) 10.0' BUILDING ENVELOPE 10.0' BUILDING ENVELOPE 10.0' BUILDING ENVELOPE 22.0' BUILDING ENVELOPE UTILITY EASEMENT REC. NO. _________ ACCESS /UTILITY EASEMENT REC. NO. _________ DETAIL B 25.0' BUILDING ENVELOPE LOT C3 LOT C1 LOT C2 BUILDING ENVELOPE LINE AUC1 A U C 2 A U L 2 A U L 1 4 AUL16 AU L 1 3 AUL 1 5 AU L 1 7 UEL 2 AU L 4 S E C 3 SEL2S E C 4 S E L 3 UEL7 UE L 8 U E L 9 UEL1 U E L 3 UE L 4 UEL 5 UEL10 A U L 6 A U L 1 AU L 1 2 AU L 5 AU L 8 A U L 1 0 A U L 1 1 AU L 3 S E L 1 SEC1 SEC2 A U L 1 8 A U L 9 AU L 7 18,216 SQ. FT. 0.42 AC.+/- UEC1 UEC2 UEL1 UEL2 UEL3 UEL4 UEL5 UEL6 UEL7 UEL8 UEL9 UEL10 UEL11 UEL12 UEL13 UEL14 UEL15 L 2 L33 L34 C14 C15 C 5 1 C61 C 6 2 L133 L 1 3 5 L135 L1 3 4 L1 3 1 AU L 1 9 AUL20 UEL14 U E L 1 5 U E C 2 40' WIDE ACCESS, UTILITY & DRAINAGE EASEMENT CREATED WITH THIS PLAT FOR THE BENEFIT OF PARCEL 2B EAST BANK PARCEL 2 LOT SPLIT REC. NO. _______________ 20' UTILITY EASEMENT REC. NO. __________________ AUP Area G AUL1 AUL2 AUL3 AUL4 AUL5 AUL6 AUL7 AUL8 AUL9 AUL10 AUL11 AUL12 AUL13 AUL14 AUL15 AUL16 AUL17 AUL18 AUL19 AUL20 UTILITY EASEMENT REC. NO. _________ LOT 16 LOT 15 Fir e T u r n - a r o u n d UE L 1 2 UE L 1 3 UEL14 UEL 1 5 UEC1 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 C24 C25 C26 C27 L51 C29 L52 C 4 3 L71 L72 C44 L7 4 L 9 6 L 9 8 L 1 0 0 L 1 0 2 L104 L1 0 5 L106 L1 0 7 UEL 1 1 UEL12 UEL13 L101 L99 L97 C63 = FOUND #5 REBAR NO CAP = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 38215 = FOUND #5 REBAR 1.25IN ORANGE PLASTIC CAP 38215 = FOUND #5 REBAR 1.5IN ALUMINUM CAP ILLEGIBLE = SET #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP (ILLEGIBLE) = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 3.25IN AC NG11 RFTA CTRL AS DESCRIBED = FOUND #5 REBAR 1.25IN L.S.#9337 AS DESCRIBED = SECTION MONUMENT AS SHOWN AND DESCRIBED HEREON BY NO . DA T E BY PROJECT NO. OR 5 3 4 - 0 6 7 0 0 I N M E T R O D E N V E R UN D E R G R O U N D M E M B E R U T I L I T I E S EX C A V A T E F O R T H E M A R K I N G O F BE F O R E Y O U D I G , G R A D E , O R CA L L 2 - B U S I N E S S D A Y S I N A D V A N C E 1- 8 0 0 - 9 2 2 - 1 9 8 7 CE N T E R O F C O L O R A D O CA L L U T I L I T Y N O T I F I C A T I O N RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 2241030 3 OF 5 EA S T B A N K , L L C GA R F I E L D C O U N T Y , C O L O R A D O HA R D W I C K C R O S S I N G SU B D I V I S I O N / P U D EA S E M E N T D E T A I L DM C BB 03 / 0 2 / . 2 0 2 6 PL A T _ P R E L I M 0030 15 30 60 120 A RESUBDIVISION OF LOT 1 IN EASTBANK, LLC MINOR SUBDIVISION BEING A PARCEL OF LAND SITUATED IN THE S1/2 SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. HARDWICK CROSSING SUBDIVISION P.U.D. DETAIL C UTILITY & ACCESS/UTILITY EASEMENTS SCALE "1 = 30' DETAIL B UTILITY & ACCESS/UTILITY EASEMENTS SCALE 1= 30' DETAIL D UTILITY & ACCESS/UTILITY EASEMENTS SCALE 1= 30' DETAIL E UTILITY & ACCESS/UTILITY EASEMENTS SCALE 1= 30' SIGN EASEMENT UTILITY EASEMENT ACCESS & UTILITY EASEMENT BUILDING SETBACKS RECORDED EASEMENTS BOUNDARY LINES INTERIOR LOT LINES ACCESS /UTILITY EASEMENT UTILITY EASEMENTS ORDINARY HIGHWATER MARK 11 -2019 offset (BASIS O F B E A R I N G S ) N89°43'4 1 " W 5 2 5 3 . 2 8 ' N 3 7 ° 4 5 ' 0 9 ” W 2 0 7 5 . 6 6 SOUTH L I N E O F S E C T I O N 35-6-89 IRO N B R I D G E G O L F C O U R S E WE S T B A N K F I L I N G 1 ACCESS E A S E M E N T A R E A EXHIBIT G REC NO . 8 6 5 7 8 8 OUTSID E O F B O U N D A R Y PARCEL 2 B E A S T B A N K PARCEL 2 L O T S P L I T REC. NO. 8 1 3 4 0 2 C O U N T Y R O A D 1 5 4 PARCEL 1EASTBA N K , L L C L O T LINE AD J U S T M E N T RECEPT I O N N O . 8 6 5 7 8 7 35.100± A c . LOT 1186,823 s q . f t . 4.291± A c . RFWS D I S T WATER & S E W E R EASEM E N T # 1 ,REC. N O . 1 0 0 3 6 4 9 (ITEM 36) RFWS D I S T SEWER L I F T S T A T I O N WITH 16 ' W I D E ACCES S E A S E M E N T EXHIBIT S A - B , REC. N O . 100365 1 (ITEM 3 0 ) 30' NON E X C L U S I V E A C C E S S AND UTI L I T Y E A S E M E N T RELOC A T E D F O R T H E BENEFI T O F R O A R I N G FORK R E - 1 S C H O O L DISTRIC T R E C . # 8 6 7 6 3 6 (ITEM 2 1 ) AUP Area B 51,824 S Q . F T . 1.19 AC. + / - UNREC O R D E D A C C E S S A N D UTILITY E A S E M E N T (AKA FL Y I N G M R A N C H R O A D ) TO BE R E L O C A T E D I N REFER E N C E P E R R E C . 8 6 7 6 3 6 RECEPTION NO.8 6 5 7 8 8 EXHIBIT F. (ITEM 1 7 ) SOUTH E R L Y L I N E O F L O T 1 REC. N O . 8 6 7 7 1 6 . LOT C4 40,659 S Q . F T . 0.93 AC. + / - INGRES S / E G R E S S E A S E M E N T EXHIBIT D NO. 867 0 4 1 ( I T E M 2 0 ) 60' ACC E S S & U T I L I T Y EASEM E N T # 1 REC. N O . 1 0 0 3 6 5 0 (ITEM 30 ) ROARIN G F O R K R I V E R PSCO U T I L I T Y EASEME N T B REC. NO . 8 8 6 2 2 3 (ITEM 27 ) PSCO U T I L I T Y EASEME N T A REC NO . 8 8 6 2 2 SIGN EA S E M E N T REC. N O . _ _ _ _ _ _ _ _ _ _ _ DETAIL B NO REC O R D E D EASEM E N T F O R THIS OV E R H E A D UTILITY L I N E RFWS D I S T # 3WATER A N D S E W E R EASEM E N T R E C . N O . 1 0 0 3 6 4 9 , (ITEM 36 ) 10.0' BUI L D I N G ENVELO P E 10.0' BUI L D I N G ENVELO P E 10.0' BUI L D I N G ENVELO P E 10.0' BUI L D I N G ENVELO P E UTILITY E A S E M E N T REC. NO . _ _ _ _ _ _ _ _ _ UTILITY EASEM E N T REC. N O . _______ _ _ ACCESS / U T I L I T Y E A S E M E N T REC. N O . _ _ _ _ _ _ _ _ _ DETAIL B 25.0' BUI L D I N G ENVELO P E 25.0' BUI L D I N G ENVELO P E 75,097 S Q . F T . 1 . 7 2 A C . + / - 25.0' WI D E U T I L I T Y EASEM E N TREC. N O . _ _ _ _ _ _ _ _ 60' LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 15 LOT 14 LOT 12 LOT 13 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 20' 30' ACC E S S EASEME N T REC#86 7 6 3 6 30' ACC E S S EASEM E N T REC#86 7 6 3 6 20,259 S Q . F T . 0 . 4 7 A C . + / - HARDWI C K R A N C H W A Y 3,768 SQ. FT. 0.09 AC.+/- MIL T O N C O U R T Fire T u r n - a r o u n d AUP A r e a F RFWS D I S T WATER & SEWER EASEM E N T #4 REC. N O . 1 0 0 3 6 4 9 (ITEM 36) 5,173. S Q . F T . 0.12 AC. + / - 3,342 SQ.FT. 0.08 AC. + / - 3,121 SQ.FT. 0.07 AC. + / - 3,042 SQ.FT. 0.07 AC. + / - 3,089 SQ.FT. 0.07 AC. + / -3,309 SQ.FT. 0.08 AC. + / - Common Area C 3,862 SQ.FT. 0.09 AC. + / - 4,327 SQ.FT. 0.10 AC. + / - Common A r e a D 4,492S SQ.FT. 0.10 AC. + / - 4,823 SQ.FT. 0.11 AC. + / - 5,036 SQ.FT. 0.12 AC. 3,11 6 S Q . F T . 0 . 0 7 A C . +/- 4,605 SQ.FT. 0.11 AC. + / - 9,626 SQ.FT. 0.22 AC. 3,394 SQ.FT. 0.08 AC. + / - 3,369 SQ.FT. 0.08 AC. + / - 3,356 SQ.FT. 0.08 AC. + / - 3,597 SQ.FT. 0.08 AC. + / - 3,486 SQ.FT. 0.08 AC. + / - 3,386 SQ.FT. 0.08 AC. + / - 4,130 S Q . F T . 0.09 AC. + / - 3,595 SQ.FT. 0.08 AC. + / - 3,814 SQ.FT. 0.08 AC. + / - 3,814 SQ.FT. 0.08 AC. + / - Common A r e a E 4,247 SQ.FT. 0.10 AC. + / - 4,247 SQ.FT. 0.10 AC. + / - 4,766 SQ.FT. 0.11 AC. + / - 4,909 SQ.FT. 0.11 AC. + / - 6,279 SQ.FT. 0.14 AC. + / - FLYIN G M R A N C H R O A D 23,787.1 1 S Q . F T . 0.54 AC. + / -75,961 S Q . F T . 1.74 AC. + / - LOT C3 LOT C1 LOT C2 Com m o n A r e a A BUILDIN GENVELO P E L I N E 58,184 S Q , F T . 1.34 AC. + / - 101,765 S Q , FT. 2.34 A C . + / - S85°10'05"W 169.87' L2 L 3 C1 L4 C 2 L5 C3 L1 N58° 17' 3 8 " E 4 6 2 . 1 4 ' L16 C7 L 1 7 L 1 8 C8 L 1 9 L20 L 2 1 L22 L 2 4 L25 C8L26C9 L2 7 C10 C11 L28 L 2 9 L30 C12 C13 L31 L 3 2 L33 L34 C14 C15 C16 L35 C17 C1 8 L3 6 C18 L37 C19 L38 L 3 9 L 4 0 L41C20 L42 C21 L43C22L44 C23 L45 L4 6 L4 7 L50 C24 C25 C26 C27 L51 C28 C29 L52 L53 C31 C32 C33 C34 C35 L54 L55 L56 L57 C36 120. 2 6 ' L5 9 C 3 7 L60C3 8 L61 C3 9 L62C4 0 L63 C4 1 L64 C42 L6 5 L67 L6 6 L68 L6 9 L70 C 4 3 L71 L72 C44 L73 L7 4 L7 7 L76 L80 L79 L82 C46 L84 C4 7 L86 C4 8 L88 C4 9 C 5 0 L9 6 L108C 5 1 L109 C52 C53 C54 C55 C56 C57 C58 C59 L129 C59 C60 C 6 1 C 6 2 L133 L 1 3 5 L135 L13 4 42. 6 9 ' 763 . 2 8 ' 323.38' 138.76' C4 L6 L7 L8 L 9 L 1 1 L 1 2 L 1 3 L 1 4 L 1 5 L8 9 L8 7 L8 5 L8 3 L81 L78 L75 L9 8 L1 0 0 L1 0 2 L10 4 L1 0 5 L10 6 L1 0 7 L58 L94 L9 1 L92 L90 L1 1 2 L113 L1 1 4 L115 L1 1 6 L117 L1 1 8 L119L120 L1 2 1 L122 L1 2 3 L124 L1 2 5 L126 L127 L1 2 8 L130 L1 3 1 L132 L9 3 L11 1 L11 0 L 3 7 C5 C6 C30 C45 40' LOT 7 L101 L99 L97 C6 3 35.0' OF F S E T BUILDIN G L I N E FROM O R D I N A R Y HIGH W A T E R M A R K 11-2019 LOT 1EASTBA N K , L L C MINORSUBDIVI S I O N PARCEL 1 EASTBANK LOT SPLIT REC. NO. 770436 AUP Ar e a A AU P A r e a E 19, 4 9 0 S Q . F T . 0 . 4 5 A C + / - 34,2 8 8 S Q . F T . 0 . 7 9 A C . + / - 18,216 SQ. FT. 0.42 AC. + / - AUP Ar e a C 17,774S Q , F T 0.41+/- A C . Common A r e a B 67,694 S Q , F T . 1.55 AC. + / - AUP A r e a D 11,711 S Q , F T . 1.27 A C . + / - AUP Ar e a G = FOUND #5 REBAR NO CAP = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 38215 = FOUND #5 REBAR 1.25IN ORANGE PLASTIC CAP 38215 = FOUND #5 REBAR 1.5IN ALUMINUM CAP ILLEGIBLE = SET #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP (ILLEGIBLE) = FOUND #5 REBAR 1.25IN YELLOW PLASTIC CAP 23875 = FOUND #5 REBAR 3.25IN AC NG11 RFTA CTRL AS DESCRIBED = FOUND #5 REBAR 1.25IN L.S.#9337 AS DESCRIBED = SECTION MONUMENT AS SHOWN AND DESCRIBED HEREON BY NO . DA T E BY PROJECT NO. OR 5 3 4 - 0 6 7 0 0 I N M E T R O D E N V E R UN D E R G R O U N D M E M B E R U T I L I T I E S EX C A V A T E F O R T H E M A R K I N G O F BE F O R E Y O U D I G , G R A D E , O R CA L L 2 - B U S I N E S S D A Y S I N A D V A N C E 1- 8 0 0 - 9 2 2 - 1 9 8 7 CE N T E R O F C O L O R A D O CA L L U T I L I T Y N O T I F I C A T I O N RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 2241030 4 OF 5 EA S T B A N K , L L C GA R F I E L D C O U N T Y , C O L O R A D O HA R D W I C K C R O S S I N G SU B D I V I S I O N / P U D LO T S D E T A I L DM C BB 03 / 0 2 / 2 0 2 6 PL A T _ P R E L I M A RESUBDIVISION OF LOT 1 IN EASTBANK, LLC MINOR SUBDIVISION BEING A PARCEL OF LAND SITUATED IN THE S1/2 SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. HARDWICK CROSSING SUBDIVISION P.U.D. 0050 25 50 100 200 BUILDING SETBACKS RECORDED EASEMENTS BOUNDARY LINES INTERIOR LOT LINES ACCESS /UTILITY EASEMENT ORDINARY HIGHWATER MARK 11 -2019 offset SIGN EASEMENT UTILITY EASEMENT ACCESS & UTILITY EASEMENT UTILITY EASEMENTS C5 C6 C7 C8 C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 C29 C30 C31 C32 C33 C34 C35 C36 C37 C38 C39 C40 C41 C42 C43 C44 C45 C46 C47 C48 C49 C50 C51 C52 C53 C54 C55 C56 C57 C58 C59 C60 C61 C62 C63 BY NO . DA T E BY PROJECT NO. OR 5 3 4 - 0 6 7 0 0 I N M E T R O D E N V E R UN D E R G R O U N D M E M B E R U T I L I T I E S EX C A V A T E F O R T H E M A R K I N G O F BE F O R E Y O U D I G , G R A D E , O R CA L L 2 - B U S I N E S S D A Y S I N A D V A N C E 1- 8 0 0 - 9 2 2 - 1 9 8 7 CE N T E R O F C O L O R A D O CA L L U T I L I T Y N O T I F I C A T I O N RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 2241030 5 OF 5 EA S T B A N K , L L C GA R F I E L D C O U N T Y , C O L O R A D O HA R D W I C K C R O S S I N G SU B D I V I S I O N / P U D TA B L E S DM C BB 02 . 2 8 . 2 0 2 6 PL A T _ P R E L I M A RESUBDIVISION OF LOT 1 IN EASTBANK, LLC MINOR SUBDIVISION BEING A PARCEL OF LAND SITUATED IN THE S1/2 SECTION 35, TOWNSHIP 6 SOUTH, RANGE 89 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. HARDWICK CROSSING SUBDIVISION P.U.D. 7 8 10 11 12 13 14 1617181920 2122232425262728 2 3 4 51 9 6 15 FEMA MAP PANEL NO.0802051465 B JAN. 3 1986 ACTUAL INTERPOLATED GROUND ELEVATIONS NAVD 1988 FLOODPLAIN ELEVATIONS PLUS 1' INTERPOLATED FLOOD LINES MAP PANEL NO.0802051465 B JAN. 3 1986 FEMA MAP PANEL NO.0802051465 B JAN. 3 1986 AUP Area B LOT C4 MILTON C O U R T Common Area D Common Area E FLYING M RANCH ROAD LOT C3 LOT C1 LOT C2 Common Area A Common Area B AUP Area G HARDWICK RANCH WAY AUP Area A AUP Area C Fir e T u r n - a r o u n d AU P A r e a F AUP Ar e a E AUP Area D U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F:5912.25' L.F.F:5903.25' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F: 5893.00' LOT 2 LOT 1 F.F: 5911.80' F.F: 5912.25'MIN. F.F. 5889.5 MIN. F.F. 5889.75 MIN. F.F. MIN. F.F. 5881.01 MIN. F.F. 5891.05 LOT 3 LOT 7 LOT 8 LOT 9 LOT 15 LOT 14 LOT 28 LOT 27 LOT 23 LOT 22 LOT 21LOT 13 Common Area C 20,259 SQ. FT. 0 . 4 7 A C . + / - 34,287 SQ. FT. 0.79 AC . + / - HARDWICK RANCH WA Y ACTUAL INTERPOLATED GROUND ELEVATIONS NAVD 1988 FLOODPLAIN ELEVATIONS PLUS 1' INTERPOLATED FLOOD LINES MAP PANEL NO.0802051465 B JAN. 3 1986 51,824 SQ.FT. 1.19 AC.+/- 40,659 SQ.FT. 0.93 AC.+/- AUP AREA A 7 5 , 0 9 7 S Q . F T . 1.72 AC +/- 11,710 SQ, FT,0.27 AC.+/- 3,768 SQ. FT. 0.09 AC.+/- 5,173 SQ.FT. 0.12 AC.+/- 3,342 SQ.FT. 0.08 AC.+/- 3,121 SQ.FT. 0.07 AC.+/- 3,042 SQ.FT. 0.07 AC.+/- 3,089 SQ.FT. 0.07 AC.+/- 3,309 SQ.FT. 0.08 AC.+/- 3,862 SQ.FT. 0.09 AC.+/-4,327 SQ.FT. 0.10 AC.+/-4,492 SQ.FT. 0.10 AC.+/-4,823 SQ.FT. 0.11 AC.+/-5,036 SQ.FT. 0.12 AC.+/- 3,1 1 6 S Q . F T . 0 . 0 7 A C . +/- 4,605 SQ.FT. 0.11 AC.+/- 9,626 SQ.FT. 0.22 AC.+/- 3,394 SQ.FT. 0.08 AC.+/- 3,369 SQ.FT. 0.08 AC.+/- 3,356 SQ.FT. 0.08 AC.+/- 3,597 SQ.FT. 0.08 AC.+/- 3,486 SQ.FT. 0.08 AC.+/- 3,386 SQ.FT. 0.08 AC.+/- 4,130 SQ.FT. 0.09 AC.+/- 3,595 SQ.FT. 0.08 AC.+/- 3,814 SQ.FT. 0.08 AC.+/-3,8140 SQ.FT. 0.08 AC.+/- 4,247 SQ.FT. 0.10 AC.+/- 4,247 SQ.FT. 0.10 AC.+/- 4,766 SQ.FT. 0.11 AC.+/- 4,909 SQ.FT. 0.11 AC.+/- 6,279 SQ.FT. 0.14 AC.+/- 23,787 SQ. FT. 0.54 AC.+/- 75,961 SQ. FT. 1.74 AC.+/- 58,184 SQ, FT. 1.34 AC.+/- 101,765 SQ, FT. 2.34 AC.+/- 67,674 SQ, FT. 1.55 AC.+/- 11,710.86 SQ, FT. 1.34 AC. 18,216 SQ, FT. 0.42 AC.+/- 19,490 S Q . F T . 0 . 4 5 A C . + / - 17,774 SQ. FT. 0.41 AC +/- U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5910.30' L.F.F: 5901.30' U.F.F:5910.80' L.F.F:5901.80' U.F.F:5911.30' L.F.F:5902.30' U.F.F:5911.90' L.F.F:5902.90' U.F.F:5912.25' L.F.F:5903.25' U.F.F.: 5907.20' L.F.F.: 5898.20' U.F.F.: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F: 5893.00' LOT 2 LOT 1 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25'MIN. F.F. 5889.5 MIN. F.F. 5890.00 MIN. F.F. 5889.75 MIN. F.F. 5890.25 MIN. F.F. 5890.50 MIN. F.F. 5890.90 MIN. F.F. 5881.01 MIN. F.F. 5891.05 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 LOT 12 LOT 13 HARDWICK CROSSING FEMA MAP ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 1 C - 03 fe m a f l o o d e l e v a t i o n s NOTE: FEMA flood plain mapping from panel 080205 1465 B dated January 3, 1986 is based on a vertical datum of NGVD 1929. Elevations shown on this mapping is NAVD 1988. Floodplain elevations from the mapping panel were interpolated and converted from NGVD 1929 to NAVD 1988. Ground elevations are NAVD 1988 and the actual flood elevation line is shown based on the interpolated and converted floodplain elevations. Finish floor elevations are 3'+/- above the interpolated and converted floodplain elevation lines to be more conservative than the required 1' above. FIRM FLOOD INSURANCE RATE MAP PANEL 1465 OF 1900 COMMUNITY-PANEL NUMBER 080205 1465 B MAP REVISED: JANUARY 3, 1986 Areas between limits of the 100-year and 500- year flood BOUNDARY LINES INTERIOR LOT LINES ACTUAL INTERPOLATED GROUND ELEVATIONS NAVD 1988 FLOODPLAIN ELEVATIONS PLUS 1' F.F. = MINIMUM FLOOR ELEVATION L.F.F. = MINIMUM LOWER LEVEL FLOOR ELEVATION U.F.F. = MINIMUM UPPER LEVEL FLOOR ELEVATION 1 inch = ft. (IN U.S. SURVEY FEET) GRAPHIC SCALE 0060 30 60 120 240 60 FLYI N G M R A N C H FLYIN G M R A N C H FL Y I N G M R A N C H 7 8 10 11 12 13 14 16 17 18 19 20 U.F.F: 5 9 0 7 . 9 0 ' L.F.F: 5 8 9 8 . 9 0 ' U.F.F: 5 9 0 9 . 0 0 ' L.F.F: 5 9 0 0 . 0 0 ' U.F.F: 5 9 0 9 . 7 0 ' L.F.F: 5 9 0 0 . 7 0 ' U.F.F: 5 9 1 0 . 3 0 ' L.F.F: 5 9 0 1 . 3 0 ' U.F.F: 5910.8 0 ' L.F.F: 5901.8 0 ' U.F.F: 5911.3 0 ' L.F.F: 5902.3 0 ' U.F.F: 5911.9 0 ' L.F.F: 5902.9 0 ' U.F.F: 5912.2 5 ' L.F.F: 5903.2 5 ' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5 9 0 3 . 0 0 ' L.F.F: 58 9 4 . 0 0 ' U.F.F: 59 0 2 . 0 0 ' L.F.F:5893.00' 21 22 23 24 25 26 2728 2 3 4 5 1 9 6 15 F.F: 59 0 8 . 7 5 ' F.F: 59 0 9 . 5 0 ' F.F: 5 9 1 0 . 1 0 ' F.F: 59 1 0 . 6 0 ' F.F: 5 9 1 1 . 1 0 ' F.F: 59 1 1 . 8 0 ' F.F: 5 9 1 2 . 2 5 ' PROPOSED 314 LF OF 8" SDR26 SANITARY SEWER @ 0.40% GRADE 22.0' FROM FLOWLINE TO FLOWLINE PROPOSED 19.0' ASPHALT ROAD PROPOSED 19.0' ASPHALT ROAD 22.0' FROM FLOWLINE TO FLOWLINE REMOVE EXISTING UTILITY POLE REMOVE EXISTING UTILITY POLE EXISTING ACCESS UNITS 21 - 28 ARE A FUTURE PHASE AND NOT PART OF THIS SUBMITTAL. THE ROADWAY AND ASSOCIATED UTILITIES TO SERVE UNITS 21 - 28 WILL BE INSTALLED WITH THIS PROJECT CONNECT TO EXISTING 8"X8"X8" TEE & 8" VALVE CONNECT TO EXISTING 12"X12"X8" TEE & 8" VALVE PROPOSED ELECTRIC AND TELEPHONE LINE PROPOSED ELECTRIC TRANSFORMER CONNECT TO EXISTING ELECTRIC TRANSFORMER PROPOSED ELECTRIC TRANSFORMER PROPOSED UNDERGROUND ELECTRIC SERVICE PROPOSED UNDERGROUND ELECTRIC SERVICE PROPOSED ELECTRIC TRANSFORMER PROPOSED SANITARY SEWER TO BE INSULATED IN THIS SECTION PROPOSED GAS SERVICES (TYP.) PROPOSED GAS LINE PROPOSED GAS LINE PROPOSED GAS SERVICES (TYP.) PROPOSED 4" SANITARY SERVICE (TYP.) PROPOSED 1" WATER SERVICE (TYP.) PROPOSED 1" WATER SERVICE (TYP.) PROPOSED 4" SANITARY SERVICE (TYP.) PROPOSED 72 LF OF 8" SDR26 SANITARY SEWER @ 0.40% GRADE PROPOSED 100 LF OF 8" SDR26 SANITARY SEWER @ 5.80% GRADE PROPOSED 301 LF OF 8" SDR26 SANITARY SEWER @ 1.00% GRADE PROPOSED 145 LF OF 8" SDR26 SANITARY SEWER @ 1.24% GRADE REMOVE EXISTING UTILITY POLE PROPOSED 4" SANITARY SERVICE (TYP.) PROPOSED UNDERGROUND ELECTRIC SERVICE (TYP.) PROPOSED WATER LINE FOR 8" CL52 DIP OR C900 PROPOSED WATER LINE FOR 8" CL52 DIP OR C900 PROPOSED WATER LINE FOR 8" CL52 DIP OR C900 PROPOSED STOP SIGN R1-1-36" ROAD SIGN "MILTON COURT" CONNECT TO EXISTING GAS MAIN EXISTING SANITARY LIFT STATION C - 04 PR O P O S E D S I T E I M P R O V E M E N T S SI T E A N D U T I L I T Y P L A N SC A L E 1" = 4 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 1 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5910.30' L.F.F: 5901.30' U.F.F: 5910.80' L.F.F: 5901.80'U.F.F: 5911.30' L.F.F: 5902.30'U.F.F: 5911.90' L.F.F: 5902.90' U.F.F: 5912.25' L.F.F: 5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5910.30' L.F.F: 5901.30' U.F.F: 5910.80' L.F.F: 5901.80'U.F.F: 5911.30' L.F.F: 5902.30'U.F.F: 5911.90' L.F.F: 5902.90' U.F.F: 5912.25' L.F.F: 5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5910.30' L.F.F: 5901.30' U.F.F: 5910.80' L.F.F: 5901.80'U.F.F: 5911.30' L.F.F: 5902.30'U.F.F: 5911.90' L.F.F: 5902.90' U.F.F: 5912.25' L.F.F: 5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' FLYING M R A N C H FLY I N G M R A N C H FLYIN G M R A N C H BEGINNING OF PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 0.00'PROPOSED 2:1 CATCH TO EXISTING GRADE PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00'PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 5.00' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 2.00' END OF PROPOSED RETAINING WALL DESIGN BY OHERS PROPOSED 2:1 CATCH PROPOSED 2:1 CATCH PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' C - 05 PR O P O S E D G R A D I N G , I M P R O V E M E N T S GR A D I N G , D R A I N A G E & E R O S I O N C O N T R O L P L A N SC A L E 1" = 5 0 ' PROPOSED RETENTION POND #01. VOLUME: 959 CF. DEPTH: 3.50'. SLOPE: 3:1 PROPOSED RETENTION POND #02. VOLUME: 1,413 CF. DEPTH: 4.00'. SLOPE: 3:1 PROPOSED RETENTION POND #03. VOLUME: 3,550 CF. DEPTH: 2.00'. SLOPE: 3:1 EXISTING 5' WIDE GRAVEL. PRIMITIVE PEDESTRIAN RIVER ACCESS PATH RELOCATE DRAINAGE & BOULDERS AS NEEDED PROPOSED 2:1 STORM SWALE. HIGH BANK: 5901.75'. FLOWLINE: 5901.25' PROPOSED 2:1 STORM SWALE. HIGH BANK: 5895.75'. FLOWLINE: 5894.75' PROPOSED CURB INLET. RIM ELEV: 5896.10'. ELEV INV OUT: 5893.50' PROPOSED CURB INLET. RIM ELEV: 5896.10'. ELEV INV IN: 5893.25'. ELEV INV OUT: 5893.00' PROPOSED CURB INLET. RIM ELEV: 5905.80'. ELEV INV OUT: 5900.75' PROPOSED CURB INLET. RIM ELEV: 5906.00' ELEV INV OUT: 5903.50' PROPOSED JUNCTION BOX. RIM ELEV: 5899.00'. ELEV INV IN: 5896.50'. ELEV INV OUT: 5895.00' PROPOSED 22 LF OF 18" ADS N-12 WT STORM PIPE. @ -1.14% GRADE PROPOSED 18 LF OF 18" ADS N-12 WT STORM PIPE. @ -2.78% GRADE PROPOSED 43 LF OF 18" ADS N-12 WT STORM PIPE. @ -9.88% GRADE PROPOSED 16 LF OF 18" ADS N-12 WT STORM PIPE. @ -6.25% GRADE PROPOSED 41 LF OF 18" ADS N-12 WT STORM PIPE. @ -1.22% GRADE PROPOSED 2:1 STORM SWALE. HIGHBANK: 5912.00'. FLOWLINE: 5911.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.73'. FLOWLINE: 5910.71' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5911.00'. FLOWLINE: 5910.00' PROPOSED 2:1 STORM SWALE.HIGHBANK: 5909.85'. FLOWLINE: 5909.85' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.50'. FLOWLINE: 5909.50' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.35'. FLOWLINE: 5909.35' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.00'. FLOWLINE: 5909.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5908.85'. FLOWLINE: 5908.85' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.40'. FLOWLINE: 5908.40' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5908.35'. FLOWLINE: 5908.35' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.00'. FLOWLINE: 5908.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5907.75'. FLOWLINE: 5907.75' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5891.67'. FLOWLINE: 5891.67' END INVERT: 5892.50' END INVERT: 5894.00' END INVERT: 5903.00' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 EARTHWORK CALCULATIONS NAME CUT FACTOR FILL FACTOR 2D AREA CUT FILL NET _ CUT & FILL 1.000 1.000 172,694 Sq. Ft. 9,008 Cu. Yd. 14,328 Cu. Yd. 5,320 Cu. Yd. (Cut) FLYING M RANCH 2122232425262728 2122232425262728 HARDWICK RANCH WAY PROFILE C PR O P O 6 E D R O A D I 0 P R O 9 E 0 E N 7 6 HA R D W I C K R A N C H W A Y P L A N P R O F I L E SC A L E 1" = 2 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI * H C O 8 N 7 R Y E N * I N E E R I N * I N C PH O N E F A ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A K E A 9 E N 8 E 6 7 E *L E N W O O D 6 P R I N * 6 C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O 6 6 I N * P 8 D *A R F I E L D C O 8 N 7 Y C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 1 FLYIN G M R A N C H 7 8 181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00'2 3 4 51 9 6 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' 7 8 181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70' L.F.F: 5900.70' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00' L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00'2 3 4 51 9 6 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' PROPOSED STOP SIGN R1-1-36" ROAD SIGN "MILTON COURT" BEGINNING OF PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 0.00' PROPOSED 2:1 CATCH TO EXISTING GRADE PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00'PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 5.00'PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 2.00' PROPOSED 2:1 CATCH TO EXISTING GRADE PROPOSED 2:1 CATCH TO EXISTING GRADE BEGINNING OF PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' SAMPLE LINE FOR ROAD CROSS SECTION (TYP.) STOP BAR HARDWICK RANCH WAY PROFILE C SC A L E 1" = 2 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI * H C O 8 N 7 R Y E N * I N E E R I N * I N C PH O N E F A ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A K E A 9 E N 8 E 6 7 E *L E N W O O D 6 P R I N * 6 C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O 6 6 I N * P 8 D *A R F I E L D C O 8 N 7 Y C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 PR O P O 6 E D R O A D I 0 P R O 9 E 0 E N 7 6 HA R D W I C K R A N C H W A Y P L A N P R O F I L E 7 8 10 11 14 1617181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00'U.F.F: 5909.70' L.F.F: 5900.70'U.F.F: 5910.30' L.F.F: 5901.30' 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' 7 8 10 11 14 1617181920 U.F.F: 5907.90' L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00'U.F.F: 5909.70' L.F.F: 5900.70'U.F.F: 5910.30' L.F.F: 5901.30' 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 2.00'END OF PROPOSED RETAINING WALL DESIGN BY OTHERS PROPOSED 2:1 CATCH TO EXISTING GRADE PROPOSED 2:1 CATCH PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 5.00' SAMPLE LINE FOR ROAD CROSS SECTION (TYP.) ROAD SIGN "HARDWICK RANCH WAY" NO LEFT TURN SIGN & STOP SIGN HARDWICK RANCH WAY PROFILE C SC A L E 1" = 2 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI * H C O 8 N 7 R Y E N * I N E E R I N * I N C PH O N E F A ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A K E A 9 E N 8 E 6 7 E *L E N W O O D 6 P R I N * 6 C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O 6 6 I N * P 8 D *A R F I E L D C O 8 N 7 Y C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 PR O P O 6 E D R O A D I 0 P R O 9 E 0 E N 7 6 HA R D W I C K R A N C H W A Y P L A N P R O F I L E 7 8 10 11 12 13 141617181920 U.F.F: 59 0 7 . 9 0 ' L.F.F: 58 9 8 . 9 0 ' U.F.F: 59 0 9 . 0 0 ' L.F.F: 59 0 0 . 0 0 ' U.F.F: 59 0 9 . 7 0 ' L.F.F: 59 0 0 . 7 0 ' U.F.F: 59 1 0 . 3 0 ' L.F.F: 59 0 1 . 3 0 ' U.F.F: 5910.80' L.F.F: 5901.80' U.F.F: 5911.30' L.F.F: 5902.30' U.F.F: 5911.90' L.F.F: 5902.90' U.F.F: 5912.25' L.F.F: 5903.25'U.F.F: 5907.2 0 ' L.F.F: 5898.2 0 ' U.F.F: 5906.0 0 ' L.F.F: 5897.0 0 ' U.F.F: 5904.7 5 ' L.F.F: 5895.7 5 ' 3 4 5 9 6 15 F.F: 5908 . 7 5 ' F.F: 5909 . 5 0 ' F.F: 5910 . 1 0 ' F.F: 5910 . 6 0 'F.F: 5911 . 1 0 ' F.F: 5911 . 8 0 ' F.F: 5912 . 2 5 ' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' PROPOSED 2:1 CATCH TO EXISTING GRADE 7 8 10 11 12 13 141617181920 U.F.F: 59 0 7 . 9 0 ' L.F.F: 58 9 8 . 9 0 ' U.F.F: 59 0 9 . 0 0 ' L.F.F: 59 0 0 . 0 0 ' U.F.F: 59 0 9 . 7 0 ' L.F.F: 59 0 0 . 7 0 ' U.F.F: 59 1 0 . 3 0 ' L.F.F: 59 0 1 . 3 0 ' U.F.F: 5910.80' L.F.F: 5901.80' U.F.F: 5911.30' L.F.F: 5902.30' U.F.F: 5911.90' L.F.F: 5902.90' U.F.F: 5912.25' L.F.F: 5903.25'U.F.F: 5907.2 0 ' L.F.F: 5898.2 0 ' U.F.F: 5906.0 0 ' L.F.F: 5897.0 0 ' U.F.F: 5904.7 5 ' L.F.F: 5895.7 5 ' 3 4 5 9 6 15 F.F: 5908 . 7 5 ' F.F: 5909 . 5 0 ' F.F: 5910 . 1 0 ' F.F: 5910 . 6 0 'F.F: 5911 . 1 0 ' F.F: 5911 . 8 0 ' F.F: 5912 . 2 5 ' MILTON COURT PROFILE C PR O P O 6 E ' R O $ ' I M P R O 9 E M E N T 6 MI L T O N C O U R T P L $ N P R O F I L E SC A L E 1" = 2 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N +I * + C O U N T R < E N * I N E E R I N * I N C P+ O N E F $ ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L $ . E $ 9 E N U E 6 T E *L E N : O O ' 6 P R I N * 6 C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado EA S T B A N K , L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N +$ R ' : I C . C R O 6 6 I N * P U ' *$ R F I E L ' C O U N T < C O L O R $ ' O JS RD N 03 - 0 2 - 2 0 2 6 1 7 2021 2 3 4 51 6 MILTON COURT SANITARY SEWER PROFILE SC A L E 1" = 2 0 ' C PR O P O S E ' S S I M P R O 9 E M E N T S MI L T O N C O U R T P L A N A N ' P R O F I L E ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N +I * + C O U N T R Y E N * I N E E R I N * I N C P+ O N E F A ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A . E A 9 E N U E S T E *L E N W O O ' S P R I N * S C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N +A R ' W I C . C R O S S I N * P U ' *A R F I E L ' C O U N T Y C O L O R A ' O JS RD N 03 - 0 2 - 2 0 2 6 7 8 10 11 12 13 141617181920 4 5 96 15 MILTON COURT SANITARY SEWER PROFILE C PR O P O S E ' S S I M P R O 9 E M E N T S SC A L E 1" = 2 0 ' ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N +I * + C O U N T R Y E N * I N E E R I N * I N C P+ O N E F A ; .. . . . . . . . . . . . dr a w n b y : ch e c k e d b y : da t e : fi l e : % L A . E A 9 E N U E S T E *L E N W O O ' S P R I N * S C O COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N +A R ' W I C . C R O S S I N * P U ' *A R F I E L ' C O U N T Y C O L O R A ' O JS RD N 03 - 0 2 - 2 0 2 6 MI L T O N C O U R T P L A N A N ' P R O F I L E C - 09.10 CO N S T R U C T I O N D E T A I L S GE N E R A L D E T A I L S ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 1. 3B. 3A. 4. 5. 2. C - 09.20 CO N S T R U C T I O N D E T A I L S DR A I N A G E D E T A I L S ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 C - 09.30 CO N S T R U C T I O N D E T A I L S RF W S D S E W E R D E T A I L S ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 C - 09.40 CO N S T R U C T I O N D E T A I L S RF W S D W A T E R D E T A I L S ORF R EV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIG Utility NotificationCenter of Colorado 22401030 15 4 G L E N W O O D L L C . LO T 2 O F H A R D W I C K C R O S S I N G M I N O R S U B D I V I S I O N HA R D W I C K C R O S S I N G P . U . D . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 5020 County Road 154 Glenwood Springs, CO 81601 phone: (970) 945-7988 email: kaglenwood@kumarusa.com www.kumarusa.com Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado PRELIMINARY SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED HARDWICK CROSSING PUD LOT 2, EASTBANK LLC MINOR SUBDIVISION 3927 COUNTY ROAD 154 GARFIELD COUNTY, COLORADO PROJECT NO. 26-7-150 MARCH 10, 2026 PREPARED FOR: WESTERN SLOPE MATERIALS ATTN: SEAN MELLO 14682 HIGHWAY 82 CARBONDALE, COLORADO 81623 smello@ws-materials.com Kumar & Associates, Inc. ® Project No. 26-7-150 TABLE OF CONTENTS PURPOSE AND SCOPE OF STUDY ................................................................................... - 1 - PROPOSED CONSTRUCTION............................................................................................. - 1 - SITE CONDITIONS ................................................................................................................. - 1 - GEOLOGIC CONDITIONS ..................................................................................................... - 1 - HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS ................................................. - 2 - EARTHQUAKE CONSIDERATIONS ................................................................................ - 2 - RADIATION ........................................................................................................................... - 2 - FIELD EXPLORATION ............................................................................................................ - 3 - SUBSURFACE CONDITIONS ............................................................................................... - 3 - FOUNDATION BEARING CONDITIONS ............................................................................. - 3 - PRELIMINARY DESIGN RECOMMENDATIONS .............................................................. - 4 - SITE GRADING .................................................................................................................... - 4 - PAVEMENT SECTION THICKNESS ................................................................................ - 4 - FOUNDATIONS ................................................................................................................... - 6 - FLOOR SLABS ..................................................................................................................... - 6 - UNDERDRAIN SYSTEM .................................................................................................... - 7 - SURFACE DRAINAGE ....................................................................................................... - 7 - LIMITATIONS ........................................................................................................................... - 7 - FIGURE 1 - LOCATION OF EXPLORATORY BORINGS FIGURE 2 - LOGS OF EXPLORATORY BORINGS FIGURE 3 – LEGEND AND NOTES FIGURE 4 - SWELL-CONSOLIDATION TEST RESULTS FIGURES 5 and 6 - GRADATION TEST RESULTS TABLE 1- SUMMARY OF LABORATORY TEST RESULTS Kumar & Associates, Inc. ® Project No. 26-7-150 PURPOSE AND SCOPE OF STUDY This report presents the results of a preliminary subsoil study for the proposed Hardwick Crossing PUD to be located on Lot 2, Eastbank LLC Minor Subdivision, 3927 County Road 154, Garfield County, Colorado. The project site is shown on Figure 1. The purpose of the study was to develop recommendations for the foundation design. The study was conducted in accordance with our agreement for geotechnical engineering services to Western Slope Materials dated February 11, 2026. A field exploration program consisting of exploratory borings was conducted to obtain information on the subsurface conditions. Samples of the subsoils obtained during the field exploration were tested in the laboratory to determine their classification, compressibility or swell and other engineering characteristics. The results of the field exploration and laboratory testing were analyzed to develop recommendations for foundation types, depths and allowable pressures for the proposed building foundation. This report summarizes the data obtained during this study and presents our conclusions, design recommendations and other geotechnical engineering considerations based on the proposed construction and the subsurface conditions encountered. PROPOSED CONSTRUCTION The proposed subdivision will include 28 single family residential lots and indoor and outdoor storage facilities located generally south and west of the existing school and FedEx developments as shown on Figure 1. Access into and through the development will mainly be Flying M Ranch Road with a secondary road for local access. If building loadings, location or grading plans change significantly from those described above, we should be notified to re-evaluate the recommendations contained in this report. SITE CONDITIONS The subject site is 16.98 acres located in the southwest quarter of Section 35, T6S, R89W. The east potion of the site contains two existing metal-framed structures and a small storage building that will remain. The site will be accessed by Flying M Ranch Road which crosses through the middle of the property. The site is bordered on the south by the Roaring Fork River, on the north by a Fed-Ex ground facility, on the northwest by Riverview Public School and private property to the southeast and southwest. The proposed building areas on the property are generally gently to moderately sloping down to the southwest. Vegetation on the site consists of native grass and weeds, sagebrush and scattered brush and trees. GEOLOGIC CONDITIONS The project site is located in the Carbondale Collapse Center. The Carbondale Collapse Center formed in the late Cenozoic due to evaporite tectonism. The Eagle Valley Evaporite migrated plastically upwards and laterally toward the Colorado River and Roaring Fork River bottoms due to a reduction in vertical stress caused by the erosion of overburden material by the rivers. Subsidence occurred in areas of the thinned evaporite and beneath the rivers due to dissolution (Kirkham, and Others, 2003). Much of this subsidence appears to have occurred within the past 3 million years which also corresponds to high incision rates of the Roaring Fork and Crystal Rivers (Kunk and Others, 2002). It is uncertain if the regional subsidence is still an active - 2 - Kumar & Associates, Inc. ® Project No. 26-7-150 geomorphic process or if evaporite subsidence has stopped. If still active, present deformations may be occurring at rates similar to past long-term rates of between 0.5 and 1.6 inches per 100 years. These slow deformation rates should not present a potential risk to the proposed development area. The project site lies on the axis of the Cattle Creek Anticline. The site also lies on the axis of a younger (Pleistocene- to Holocene-age) anticline related to evaporite diapirism that essentially follows the alignment of the Roaring Fork River. The site is underlain by late Pleistocene-age terrace deposits. The terraces have been back-tilted due to upwelling of the Eagle Valley Evaporite along the Roaring Fork River (Kirkham and Others, 2014). HYDRO-COMPRESSIVE AND COLLAPSIBLE SOILS The variable fill soils encountered at the site tend to settle when they become wetted. A shallow foundation placed on the variable fill soils will have a risk of settlement if the soils become wetted and care should be taken in the surface and subsurface drainage around structures in the proposed development to prevent the soils from becoming wet. It will be critical to the long-term performance of the structures that the recommendations for surface grading and subsurface drainage contained in site-specific reports for the individual buildings be followed. Settlement in the event of subsurface wetting could cause building distress. Removal of the fill, and replacement in a moisture adjusted and compacted condition is recommended. EARTHQUAKE CONSIDERATIONS Historic earthquakes within 150 miles of the project site have typically been moderately strong with magnitudes less than 5.5 and maximum Modified Mercalli Intensities less than VI. The largest historic earthquake in the project region occurred in 1882. It was located in the northern Front Range and had an estimated magnitude of about M6.2 ± 0.3 and a maximum intensity of VII. Historic ground shaking at the project site associated with the 1882 earthquake and the other larger historic earthquakes in the region does not appear to have exceeded Modified Mercalli Intensity VI (Kirkham and Rogers, 1985). Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the residence, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and caused general alarm, but results in negligible damage to structures of good design and construction. The U. S. Geological Survey 2014 National Seismic Hazard Maps indicates that a peak ground acceleration of 0.10g has a 10% exceedance probability for a 50-year exposure time and a peak ground acceleration of 0.30g has a 2% exceedance probability for a 50-year exposure time at the project site (Peterson and Others, 2014). This corresponds to a statistical recurrence time of about 500 years and 2,500 years, respectively. These accelerations are for firm rock sites with shear wave velocities of 2,500 fps and higher in the upper 100 feet and should be modified for soil profile amplification at the project site. The seismic soil profile at the project site should be considered as Class D, stiff soil sites as described in the 2015 International Building Code unless site specific shear wave velocity studies show otherwise. RADIATION The project site is not located on geologic deposits that would be expected to have high concentration of radioactive minerals. However, there is a potential that radon gas could be - 3 - Kumar & Associates, Inc. ® Project No. 26-7-150 present in the area. It is difficult to assess future radon gas concentrations in buildings before the buildings are constructed. Testing for radon gas levels could be done when the residences and other occupied structures have been completed. New buildings are often designed with provisions for ventilation of lower enclosed areas should post construction testing show unacceptable radon gas concentration. FIELD EXPLORATION The field exploration for the current project was conducted on February 19, and 23, 2026. Five exploratory borings were drilled at the locations shown on Figure 1 to evaluate the subsurface conditions. The borings were advanced with 4-inch diameter continuous flight augers powered by a truck-mounted CME-45B drill rig. The borings were logged by a representative of Kumar & Associates. Samples of the subsoils were taken with 1⅜-inch and 2-inch I.D. spoon samplers. The samplers were driven into the subsoils at various depths with blows from a 140-pound hammer falling 30 inches. This test is similar to the standard penetration test described by ASTM Method D-1586. The penetration resistance values are an indication of the relative density or consistency of the subsoils. Depths at which the samples were taken and the penetration resistance values are shown on the Logs of Exploratory Borings, Figure 2. The samples were returned to our laboratory for review by the project engineer and testing. SUBSURFACE CONDITIONS Graphic logs of the subsurface conditions encountered at the site are shown on Figure 2. The subsoils encountered generally consist of shallow fill soils up to 5 feet deep underlain by natural sandy silt and clay with scattered gravel and clayey sand and gravel, further underlain by relatively dense, native river gravel alluvium. Drilling in the river gravel alluvium with auger equipment was difficult due to the cobbles and boulders and drilling refusal was encountered in the deposit. Laboratory testing performed on samples obtained from the borings included natural moisture content and density, gradation analyses and liquid and plastic limits. Results of swell- consolidation testing performed on a relatively undisturbed drive sample of the clayey sand soil, presented on Figure 4, indicate low to moderate compressibility under conditions of loading and wetting. Results of gradation analyses performed on small diameter drive samples (minus 1½ to 2-inch fraction) of the coarse granular subsoils are shown on Figures 5 and 6. The laboratory testing is summarized in Table 1. No free water was encountered in the borings at the time of drilling and the subsoils were slightly moist to moist. FOUNDATION BEARING CONDITIONS The subsoil conditions encountered at the site are variable with respect to type, depth and engineering characteristics. The fill encountered in the borings is relatively shallow and likely from previous site grading and should be completely removed down to the natural soils in the building areas. It appears the subsoils, including man-placed fill, can be reused as structural fill to a limited depth below the proposed facilities excluding organics, debris and oversize rock. Based on the near surface natural fine-grained soils and fill soils, relatively thick pavement - 4 - Kumar & Associates, Inc. ® Project No. 26-7-150 sections, preferably with a granular subbase, should be provided for better long-term performance of the pavements. Foundations for most of the lightly loaded, single family structures can probably consist of spread footings or structural slabs placed on the natural soils or compacted structural fill. Structural fill placed below the building and pavement areas will tend to have long-term settlements and should be kept relatively shallow, on the order of 10 feet or less especially where fine-grained soils are used as structural fill. Heavily reinforced structural slabs or structural floors could also be used to help limit distress caused by differential settlement of fill sections. Provided below are recommendations for preliminary design of development site grading, pavement section thicknesses, building foundation alternatives, floor slabs and surface grading and subsurface drainage. Site specific studies should be conducted to provide detailed design recommendations for the individual parcel developments and buildings when plans are available. PRELIMINARY DESIGN RECOMMENDATIONS SITE GRADING The on-site soils, excluding topsoil and debris, appear suitable for roadway and building pad construction with proper processing and placement. Structural fill up to about 10 feet deep placed for building pads, roadway embankments and below other pavement areas, should be compacted to at least 95% of the maximum standard Proctor density (SPD) at a moisture content within 2% of optimum. This will likely require moistening and mixing the materials prior to use as structural fill. We estimate the onsite soils will have long term settlements of about 1 to 2% of their fill depth when placed to 95% SPD. Higher degree of compaction for fills greater than about 8 to 10 feet deep and use of a relatively well graded granular material are desirable to limit fill settlement and distress to facilities constructed on the fill. Miscellaneous fill can consist of the on-site soils and should be compacted to at least 90% SPD. We should review the site grading plans when developed. Prior to the fill placement, the subgrade should be carefully prepared by removing all vegetation, topsoil and existing fill, scarifying to a depth of about 8 inches (except dense gravel), adjusting to near optimum moisture content and compacting to at least 95% of the maximum standard Proctor density. Soft subgrade areas may require stabilization prior to fill placement. The subgrade can probably be stabilized by sub-excavating around 1 to 2 feet and placing coarse granular soils. Providing a geogrid on the subgrade, such as Tensar TX140, would help to decrease the amount of coarse granular soils needed for stabilization. Crushed and processed (angular) base course material, such as CDOT Class 2 road base, is more compatible with the triaxial geogrid to reduce the depth of coarse granular soils for stabilization. We should review the field conditions exposed during grading to determine need for sub-excavation of unsuitable soils and use of a geogrid on the subgrade prior to fill placement for pavement section construction. PAVEMENT SECTION THICKNESS We understand asphalt pavement is planned for the access and subdivision roads. Traffic loadings for the roads have not been provided. Based on our experience, we expect Flying M Ranch Road will classify as a collector street with moderate traffic, and the neighborhood roads will have low traffic volume typical of residential streets. The traffic will likely include construction vehicles. There will also likely be some concrete pavement areas. - 5 - Kumar & Associates, Inc. ® Project No. 26-7-150 Subgrade Materials: Pavement design procedures are based on strength properties of the subgrade and pavement materials assuming stable, uniform subgrade conditions. Certain soils such as the onsite natural fine-grained soils and fill soils are frost susceptible and could impact pavement performance. The soils at the site are considered moderately to highly susceptible to frost action. Frost susceptible soils are problematic when there is a free water source. If those soils are wetted, the resulting frost heave movements can be large and erratic. Therefore, pavement design procedures assume dry subgrade conditions by providing proper surface and subsurface drainage. A granular subbase (12 to 18-inch depth) below the pavement section would reduce the frost heave potential and increase the support capacity of the subgrade for pavement sections especially where they are constructed on relatively deep fill section. The near surface fine-grained soils and fill soils encountered at the site are mainly low plasticity sandy silts which classify as AASHTO A-2 and A-4. The alluvial fan soils encountered in eastern part of the development classify as AASHTO A-4 or A-6. These soils are considered a poor support for pavement materials. From the soil classifications and our experience in the area, we estimate a Hveem stabilometer 'R' value in the range of 8 to 12 for these fine-grained soils. For design purposes, the soil support value of the subgrade was selected based on an Hveem 'R' value of 8 for flexible (asphalt) pavements and a modulus of subgrade reaction of 50 pci was selected for rigid (portland cement) pavements. Pavement Section: Since anticipated traffic loading information was not available at the time of report preparation, an 18-kip equivalent daily load application (EDLA) of about 40 was assumed for Flying M Ranch Road and about 15 for the neighborhood roads of the subdivision. These loadings assume some construction traffic and should be reviewed by the project civil engineer. A Regional Factor of 1.5 was also assumed for this site based on the site terrain, drainage and climatic conditions. Serviceability Indices of 2.5 and 2.0 were used for Flying M Ranch Road and the subdivision streets, respectively. Based on the assumed parameters, the following alternate asphalt surface pavement thickness sections are recommended. Roadway Location Alternative Number Asphalt Depth (inches) Base Course Depth Inches Subbase Depth * (inches) Flying M Ranch Rd 1 4 12 0 Flying M Ranch Rd 2 5 9 0 Flying M Ranch Rd 3 4 6 12 Subdivision Streets 1 4 8 0 Subdivision Streets 2 3 6 12 *CDOT Class 2 Aggregate Base Course (minus 4-inch road base) As an alternative to asphalt pavement and in areas where truck turning movements are concentrated, or for roadway drainage pans, the pavement section can consist of 6 inches of portland cement concrete on 6 inches of base course. We should review the pavement section recommendations when additional information is available. - 6 - Kumar & Associates, Inc. ® Project No. 26-7-150 Pavement Materials: The section thicknesses assume a structural coefficient of 0.44 for the asphalt surface. The base course should meet CDOT Class 6 specifications. The granular sub- base material should meet CDOT Class 2 specifications. The concrete should meet CDOT Class D or P specifications and be air entrained. The material properties and compaction should be in accordance with the project specifications. Subgrade Preparation: Recommendations for placing roadway fill were provided above in the “Site Grading” section of the report. The subgrade in cut and natural soil areas should be scarified to a depth of 8 inches, adjusted to a moisture content near optimum and compacted to at least 95% of the maximum standard Proctor density. Prior to placing the pavement section, the subgrade should be proof-rolled with a heavily loaded pneumatic-tired vehicle. Pavement design procedures assume a stable subgrade. Areas which deform excessively under heavy wheel loads are not stable and should be removed and replaced to achieve a stable subgrade prior to paving. Partial sub-excavation of a depth (typically 2 to 3 feet) and replacement with coarse granular soils and/or Tensar TX-140 geogrid may be needed in existing fill areas and should be further evaluated at the time of construction. Drainage: The collection and diversion of surface drainage away from paved areas is extremely important to the satisfactory performance of pavement. Drainage design should provide for the removal of water from paved areas and prevent wetting of the subgrade soils. Uphill roadside ditches should have an invert level at least 1 foot below the road base and subbase or be a minimum 1-foot depth with a minimum 12-inch thick clayey soil cover. We should review the ditch detail if a clay soil cover over the base course and subbase is planned. FOUNDATIONS Spread Footings and Structural Slab: Bearing conditions will vary depending on the specific location of the building on the property. Based on the general proposed construction, spread footings or structural slabs placed on the natural subsoils or structural fill should be suitable at most of the single-family residence sites. The soils have variable compressibility potential which could result in differential movement of the foundation especially in areas where the foundation transitions fine-grained soil to structural fill and if the bearing materials become wetted. We expect footings can be sized for an allowable bearing pressure of typically 1,500 psf for the natural fine- grained soils and 2,000 psf to 3,000 psf for the structural fill and dense river gravel alluvium, respectively. Foundation walls should be designed to span local anomalies and to resist lateral earth loadings when acting as retaining structures. Below grade areas and retaining walls should be protected from wetting and hydrostatic loading by use of an underdrain system. The footings should have a minimum depth of 36 inches for frost protection or be frost protected. FLOOR SLABS Slab-on-grade construction should be feasible for bearing on the natural soils or properly placed and compacted structural fill of limited depth. There could be some post-construction slab movement at sites with collapsible matrix or fine-grained fill soils especially if the subgrade becomes wetted. In areas where moisture sensitive soils may be exposed at slab subgrade, sub- excavation to at least 2 feet and replacement with compacted structural fill may be desirable to help limit movement potential. To reduce the effects of some differential movement, non- structural floor slabs should be separated from all bearing walls and columns with expansion - 7 - Kumar & Associates, Inc. ® Project No. 26-7-150 joints. Floor slab control joints should be used to reduce damage due to shrinkage cracking. A minimum 4-inch-thick layer of free draining gravel should underlie basement level slabs to facilitate drainage. UNDERDRAIN SYSTEM Although free water was not encountered in the exploratory borings, it has been our experience in the area and where there are clayey soils that local perched groundwater can develop during times of heavy precipitation or seasonal runoff. An underdrain system should be provided to protect below-grade construction, such as retaining walls, crawlspace and basement areas from wetting and hydrostatic pressure buildup. The drains should consist of drainpipe surrounded above the invert level with free-draining granular material. The drain should be placed at each level of excavation and at least 1 foot below lowest adjacent finish grade and sloped at a minimum 1% to a suitable gravity outlet. An impervious membrane such as 20 or 30 mil PVC should typically be placed beneath the drain gravel in a trough shape and attached to the foundation wall with mastic to prevent wetting of the bearing soils. SURFACE DRAINAGE The grading plan for the subdivision should consider runoff from uphill slopes through the project and at individual sites. Water should not be allowed to pond which could impact slope stability, pavements and foundations. To limit infiltration into the bearing soils next to buildings, exterior backfill should be well compacted and have a positive slope away from the building for a distance of at least 10 feet. Roof downspouts and drains should discharge well beyond the limits of all backfill and landscape irrigation should be restricted. Drywells may be feasible for surface water disposal where the site is underlain by relatively free draining river gravel alluvium. LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering principles and practices in this area at this time. We make no warranty either express or implied. The conclusions and recommendations submitted in this report are based upon the data obtained from the exploratory borings drilled at the locations indicated on Figure 1, the proposed type of construction and our experience in the area. Our services do not include determining the presence, prevention or possibility of mold or other biological contaminants (MOBC) developing in the future. If the client is concerned about MOBC, then a professional in this special field of practice should be consulted. Our findings include interpolation and extrapolation of the subsurface conditions identified at the exploratory borings and variations in the subsurface conditions may not become evident until excavation is performed. If conditions encountered during construction appear different from those described in this report, we should be notified so that re-evaluation of the recommendations may be made. This report has been prepared for the exclusive use by our client for planning and preliminary design purposes. We are not responsible for technical interpretations by others of our information. As the project evolves, we should provide continued consultation and field services during construction to review and monitor the implementation of our recommendations, and to verify that the recommendations have been appropriately interpreted. Significant design changes may require additional analysis or modifications to the recommendations presented herein. We Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates Kumar & Associates TABLE 1 SUMMARY OF LABORATORY TEST RESULTS Project No. 26-7-150 SAMPLE LOCATION NATURAL MOISTURE CONTENT NATURAL DRY DENSITY GRADATION PERCENT PASSING NO. 200 SIEVE ATTERBERG LIMITS UNCONFINED COMPRESSIVE STRENGTH SOIL TYPE GRAVEL SAND LIQUID LIMIT PLASTIC INDEX BORING DEPTH (ft.) (%) (%) (%) (pcf) (%) (%) (psf) 1 5 1.7 68 25 7 Silty Sandy Gravel 2 9 4.9 49 34 17 Silty Sandy Gravel 3 4 21.8 101 71 28 7 Sandy Clay and Silt 9 4.3 113 10 47 43 Silty Sand with Gravel 4 5 12.1 108 15 41 44 Gravelly Sand and Clay 5 2 7.5 112 33 22 2 Clayey Sand and Gravel 4 13.7 114 Clayey Sand with Gravel 9 11.9 116 46 Clayey Sand and Gravel 14 5.1 124 30 Clayey Sand and Gravel 6400 S. FIDDLERS GREEN CIRCLE, SUITE 1500 | GREENWOOD VILLAGE, CO 80111 303.721.1440 | WWW.FHUENG.COM March 6, 2026 Mr. Travis Stewart 154 Glenwood LLC PO Box 1319 Carbondale, CO 81623 RE: Hardwick Crossing Traffic Assessment (FHU Project No. 125400-29) Dear Mr. Stewart: Felsburg Holt & Ullevig (FHU) has developed this traffic assessment of the proposed development of Hardwick Crossing in Garfield County, Colorado. Per request of Colorado Department of Transportation (CDOT) Region 3 and Garfield County traffic reviewers, the analysis contains a: • review of the current development and site access/circulation plan, • existing traffic volumes • a trip generation analysis of the proposed development, • traffic assignment of estimated site vehicle-trips to the surrounding roadway network and intersections, and • an evaluation of traffic volume impacts and commentary on access permitting and auxiliary lane requirements. The content herein addresses basic requirements of a Level 2 CDOT Assessment. The purpose of a Level 2 Assessment is to document the project trip generation and to determine auxiliary turn lane requirements at the proposed access points within the immediate study area. Site Plan The proposed development site plan is shown on Figure 1. The site would occupy approximately 12 Acres of land that is mostly undeveloped, with part of the land now occupied by a construction storage yard that would be removed upon site development. The site is located south of the existing FedEx Ground shipping facility and east of the Riverview K-8 School. The proposed development would include 28 single family homes and 29 rental storage units to be used to store large vehicles and items. Four employee housing apartment would also be provided on-site. As shown, the property would be accessed via four full movement connections that all currently exist, including: 1) Existing shared access to Garfield County Road (CR) 154 with the FedEx facility, 2) shared access to Flying M Ranch Road with the existing veterinary clinic and 3) Residential access to Flying M Ranch Road which connects March 6, 2026 Mr. Travis Stewart Page 2 to CR 154, and 4) a existing access to CR 154 located east of the CR 154/Flying M Ranch Road intersection that would be relocated approximately 100 feet farther south to serve the residential properties as a Right-In/Right- Out connection. This connection would be titled Hardwick Ranch Road. Existing Traffic Volumes Figure 2 depicts weekday AM and PM peak hour traffic volumes recorded in the Year 2022 at CR 154 intersections with Colorado State Highway (CO) 82, the FedEx Ground access and Flying M Ranch Road. To reflect Year 2026 conditions, these recorded traffic volumes were increased at a annual growth rate of 1.10 percent as addressed within the CDOT Online Transportation Information System (OTIS). The resulting adjusted Year 2026 traffic volumes are shown on Figure 3. The growth rate was applied to through volumes along CO 82 and CR 154 and was not applied to traffic volumes approaching CR 154 along the FedEx Ground and Flying M Ranch Road connections – development along these routes has been negligible since 2022. As shown, CR 154 west of CO 82 currently carries a maximum design hourly volume (DHV) of 450 vehicles per hour (AM peak hour). Trip Generation Trip generation estimates were prepared for the proposed development using information within the Institute of Transportation Engineers’ Trip Generation Manual, 12th Edition (2025). The Manual’s Land Use Category (LUC) for a Mini-Warehouse (LUC 151) was utilized to estimate storage trips and LUC 210, Single Family Detached Home, was used for the residential units. Table 1 depicts the results. Table 1. Trip Generation Estimates Land Use ITE Land Use Code Size Unit Daily AM Peak Hour PM Peak Hour IN OUT TOTAL IN OUT TOTAL Self Storage 151 23,100 Sq Ft 30 1 1 2 2 1 3 Employee Housing Units 220 4 Units 25 0 2 2 1 1 2 Single Family Detached Homes 210 28 Units 255 5 15 20 16 10 26 TOTAL 310 6 18 24 19 12 31 As shown, the proposed development is anticipated to generate approximately 310 vehicle-trips per day and up to 31 vehicle-trips during peak hours. Of note and as discussed earlier, a portion of the proposed development March 6, 2026 Mr. Travis Stewart Page 3 would replace an existing construction storage yard and the traffic volumes associated with it, reducing overall traffic increases. This reduction is not accounted for in the analysis to remain conservative. Traffic Assignment The estimated peak hour vehicle-trips to be generated by the proposed development were assigned to the surrounding intersections to better understand traffic volume impacts. Figure 4 depicts the results. Consistent with the Flying M Ranch Traffic Impact Study (June 2023), 60 percent of site trips are anticipated to travel to and from CO 82 north and 20 percent along CO 82 south of the site. The remaining 20 percent of site trips are anticipated to utilize CR 154 south of the site. As shown, site trips would add approximately 20 AM peak hour and 27 PM peak hour vehicle-trips accessing CO 82. Access Permits and Auxiliary Turn Lanes When considered in light of current traffic volumes surrounding the site, the proposed development would increase traffic by a relatively minor level, estimated at 4-7 percent added during peak hours. The following is a summary of considerations in light of these impacts: • Access Permitting: The current access permit for CO 82/CR 154 is Permit No. 316048, which was issued in relation to the Riverview School. The access permit is written for 600 design hour vehicles (DHV), along the CR 154 approach to CO 82. CO 82 is categorized as an E-X (Expressway, Major Bypass) for the purposes of evaluating access control. The State Highway Access Code (SHAC) states: ‚ Unless there are identified safety problems, existing legal access to the state highway system shall be allowed to remain or be moved or reconstructed under the terms of an access permit• as long as total daily trips to and from the site are less than 100, or as long as only minor modifications are made to the property or as long as the access does not violate specific permit terms and conditions. Minor modifications are defined as anything that does not increase the proposed vehicle volume to the site by 2 0 percent or more.“ The intersection of CR 154 with CO 82 would see slightly increased traffic with the proposed construction of the Hardwick Crossing development. The estimated PM peak hour site generated traffic volumes are estimated to add an additional 27 vehicles to the CR 154 approach to CO 82. This translates to an increase of 4.5 percent over the permitted volume of 600 DHV. The increase in projected peak hour traffic falls below the 20 percent threshold outlined in the CDOT SHAC and a change in access should not be required. March 6, 2026 Mr. Travis Stewart Page 4 • Turn Lanes: No additional auxiliary turn lanes are recommended at the CO 82/CR 154 intersection. This signalized intersection is currently equipped with left and right turn deceleration lanes along CO 82 and the addition of site traffic is not expected to require a northbound right-turn acceleration lane based on SHAC requirements (10 vehicles per hour are required and the short term future peak would reach 8 vehicles per hour with the addition of site traffic). At the CR 154/Flying M Ranch Road and CR 154/FedEx Ground access intersections, the existing configurations/turn lanes are expected to remain adequate to accommodate the addition of site traffic. At the CR 154 intersection with Hardwick Ranch Road, it is recommended that appropriate roadway striping and signing be provided to support a Right-in-Right-Out connection. I trust that this content provides sufficient information for CDOT and County traffic review of the proposed development. Please feel free to contact me with any questions regarding the content of this letter. Sincerely, FELSBURG HOLT & ULLEVIG Lyle E. DeVries, PE, PTOE Principal Attachments: Figure 1. Site Plan Figure 2. Existing (2022) Traffic Volumes Figure 3. Adjusted Existing (2026) Traffic Volumes Figure 4. Site Generated Traffic Volumes Hardwick Crossing Study 125400-29 3/6/26 FIGURE 1 Site Plan NORTH 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90'L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70'L.F.F: 5900.70' U.F.F: 5910.30'L.F.F: 5901.30' U.F.F: 5910.80' L.F.F:5901.80'U.F.F:5911.30' L.F.F:5902.30'U.F.F:5911.90' L.F.F:5902.90' U.F.F:5912.25'L.F.F:5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00'L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' HARDWICKRANCH WAY HARDWICK RANCH WAY HARDWIC K RANCH W A Y MILTON C O U R T FLYING M R A N C H FLY I N G M R A N C H FLYIN G M R A N C H 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90'L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70'L.F.F: 5900.70' U.F.F: 5910.30'L.F.F: 5901.30' U.F.F: 5910.80' L.F.F:5901.80'U.F.F:5911.30' L.F.F:5902.30'U.F.F:5911.90' L.F.F:5902.90' U.F.F:5912.25'L.F.F:5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00'L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' HARDWICKRANCH WAY HARDWICK RANCH WAY HARDWIC K RANCH W A Y MILTON C O U R T 7 8 10 11 12 13 14 1617181920 U.F.F: 5907.90'L.F.F: 5898.90' U.F.F: 5909.00' L.F.F: 5900.00' U.F.F: 5909.70'L.F.F: 5900.70' U.F.F: 5910.30'L.F.F: 5901.30' U.F.F: 5910.80' L.F.F:5901.80'U.F.F:5911.30' L.F.F:5902.30'U.F.F:5911.90' L.F.F:5902.90' U.F.F:5912.25'L.F.F:5903.25' U.F.F: 5907.20' L.F.F: 5898.20' U.F.F: 5906.00' L.F.F: 5897.00' U.F.F: 5904.75' L.F.F: 5895.75' U.F.F: 5903.00'L.F.F: 5894.00' U.F.F: 5902.00' L.F.F:5893.00' 2122232425262728 2 3 4 51 9 6 15 F.F: 5908.75' F.F: 5909.50' F.F: 5910.10' F.F: 5910.60' F.F: 5911.10' F.F: 5911.80' F.F: 5912.25' BEGINNING OF PROPOSED RETAINING WALLDESIGN BY OTHERSHEIGHT: 0.00'PROPOSED 2:1 CATCH TO EXISTING GRADE PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' PROPOSED RETAINING WALLDESIGN BY OTHERSHEIGHT: 9.00'PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 5.00' PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 2.00' END OF PROPOSED RETAINING WALL DESIGN BY OHERS PROPOSED 2:1 CATCH PROPOSED 2:1 CATCH PROPOSED RETAINING WALL DESIGN BY OTHERS HEIGHT: 9.00' GR - 03 PR O P O S E D G R A D I N G , I M P R O V E M E N T S SC A L E 1 " = 5 0 ' PROPOSED POND #01. VOLUME: 675 SF. DEPTH: 3.50'. SLOPE: 3:1 PROPOSED POND #02. VOLUME: 937 SF. DEPTH: 4'. SLOPE: 3:1 PROPOSED POND #03. VOLUME: 2,352 SF. DEPTH: 4'. SLOPE: 3:1 EXISTING 5' WIDE GRAVEL. PRIMITIVE PEDESTRIAN RIVER ACCESS PATH RELOCATE DRAINAGE & BOULDERS AS NEEDED PROPOSED 2:1 STORM SWALE. HIGH BANK: 5901.75'. FLOWLINE: 5901.25' PROPOSED 2:1 STORM SWALE. HIGH BANK: 5895.75'. FLOWLINE: 5894.75' PROPOSED CURB INLET. RIM ELEV: 5896.10'. ELEV INV OUT: 5893.50' PROPOSED CURB INLET. RIM ELEV: 5896.10'. ELEV INV IN: 5893.25'. ELEV INV OUT: 5893.00' PROPOSED CURB INLET. RIM ELEV: 5905.80'. ELEV INV OUT: 5900.75' PROPOSED CURB INLET. RIM ELEV: 5906.00' ELEV INV OUT: 5903.50' PROPOSED JUNCTION BOX. RIM ELEV: 5899.00'. ELEV INV IN: 5896.50'. ELEV INV OUT: 5895.00' PROPOSED 22 LF OF 18" ADS N-12 WT STORM PIPE. @ -1.14% GRADE PROPOSED 18 LF OF 18" ADS N-12 WT STORM PIPE. @ -2.78% GRADE PROPOSED 43 LF OF 18" ADS N-12 WT STORM PIPE. @ -9.88% GRADE PROPOSED 16 LF OF 18" ADS N-12 WT STORM PIPE. @ -6.25% GRADE PROPOSED 41 LF OF 18" ADS N-12 WT STORM PIPE. @ -1.22% GRADE PROPOSED 2:1 STORM SWALE. HIGHBANK: 5912.00'. FLOWLINE: 5911.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.73'. FLOWLINE: 5910.71' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5911.00'. FLOWLINE: 5910.00' PROPOSED 2:1 STORM SWALE.HIGHBANK: 5909.85'. FLOWLINE: 5909.85' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.50'. FLOWLINE: 5909.50' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.35'. FLOWLINE: 5909.35' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5910.00'. FLOWLINE: 5909.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5908.85'. FLOWLINE: 5908.85' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.40'. FLOWLINE: 5908.40' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5908.35'. FLOWLINE: 5908.35' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5909.00'. FLOWLINE: 5908.00' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5907.75'. FLOWLINE: 5907.75' PROPOSED 2:1 STORM SWALE. HIGHBANK: 5891.67'. FLOWLINE: 5891.67' END INVERT: 5892.50' END INVERT: 5894.00' END INVERT: 5903.00' ORF REV I E W BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIGUtility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . GA R F I E L D C O U N T Y , C O L O R A D O JS RD N 03 - 0 2 - 2 0 2 6 1 EARTHWORK CALCULATIONS NAME CUT FACTOR FILL FACTOR 2D AREA CUT FILL NET _ CUT & FILL 1.000 1.000 172,694 Sq. Ft. 9,008 Cu. Yd. 14,328 Cu. Yd. 5,320 Cu. Yd. (Cut) NOTE: Drawing Not to Scale FIGURE 2 Existing (2022) Traffic Volumes NORTH Hardwick Crossing Study 125400-29 2/23/26 R o a r i n g F o r k R iv er 0( 0 ) 16 5 3 ( 7 7 5 ) 22 4 ( 1 2 0 ) 192 ( 2 2 6 ) 0(0) 4(0) 0( 0 ) 64 6 ( 1 7 3 0 ) 15 ( 8 ) 0(0) 0(1) 0(0) 2 1 6 ( 1 2 1 ) 2 3 ( 8 ) 16(1 5 ) 2(7) 1 8 0 ( 2 1 1 ) 6( 2 ) 1 3 0 ( 1 1 5 ) 8 8 ( 1 3 ) 70(2 6 ) 54(2 2 ) 11 6 ( 1 8 7 ) 7 1 ( 1 3 ) Fedex A c c e s s Flying M R a n c h Road = AM(PM) Peak Hour Trafﬁc VolumesXXX(XXX) LEGEND 82 82 NOTE: Drawing Not to Scale Project Site County R o a d 1 5 4 FIGURE 3 Adjusted Existing (2026) Traffic Volumes NORTH Hardwick Crossing Study 125400-29 2/23/26 R o a r i n g F o r k R iv er 0( 0 ) 17 2 0 ( 8 0 5 ) 23 0 ( 1 2 5 ) 200 ( 2 3 5 ) 0(0) 5(0) 0( 0 ) 67 0 ( 1 8 0 0 ) 15 ( 1 0 ) 0(0) 0(1) 0(0) 2 2 5 ( 1 2 5 ) 2 3 ( 8 ) 16(1 5 ) 2(7) 1 8 5 ( 2 2 0 ) 6( 2 ) 13 5 ( 1 2 0 ) 8 8 ( 1 3 ) 70(2 6 ) 54(2 2 ) 12 0 ( 1 9 5 ) 7 1 ( 1 3 ) Fedex A c c e s s Flying M R a n c h Road = AM(PM) Peak Hour Trafﬁc VolumesXXX(XXX) LEGEND 82 82 NOTE: Drawing Not to Scale Project Site County R o a d 1 5 4 FIGURE 4 Site Generated Trafc Volumes and Trip Distribution Percentage NORTH Hardwick Crossing Study 125400-29 3/6/26 60% 20% 20% R o a r i n g F o r k R i v e r 4( 1 2 ) 12(9 ) 3(2) 1( 4 ) 4( 1 5 ) 1( 1 ) 2(1) 13 ( 1 0 ) 3( 9 ) 1( 6 ) 13(1 0 ) 1(0) 1( 3 ) 1(0) 3(9) 2(2 ) 1(3) Fedex Acc e s s Flying M R a n c h Road County R o a d 1 5 4 = AM(PM) Peak Hour Site Generated Trafﬁc Volumes = Site Trip Distribution XXX(XXX) LEGEND XX% 82 82 NOTE: Drawing Not to Scale Project Site Wildlife Impact Report ______________________________________________________________________________________________________________________________________ Hardwick Crossing Garfield County, Colorado March 2, 2026 Colorado Wildlife Science Wildlife Impact Report ______________________________________________________________________________________________________________________________________ Hardwick Crossing Garfield County, Colorado March 2, 2026 Prepared for — 154 Glenwood LLC PO BOX 1319 Carbondale, CO 81623 Prepared by — COLORADO WILDLIFE SCIENCE, LLC 0100 Elk Run Drive, Suite 128 Basalt, CO 81621 Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 i CONTENTS 1.0 INTRODUCTION ............................................................................................................. 1 2.0 PROJECT DESCRIPTION .................................................................................................. 1 3.0 METHODS ...................................................................................................................... 1 3.1 Desktop Analysis ................................................................................................................................... 1 3.2 Site Assessment .................................................................................................................................... 1 4.0 SITE DESCRIPTION, LANDSCAPE CONTEXT, & EXISTING CONDITIONS ............................. 2 5.0 ENVIRONMENTAL IMPACTS - §4-203.G(6) ...................................................................... 2 5.1 Determination of the Long-Term and Short-Term Effect on Flora ....................................................... 2 5.2 Determination of the Effect on Wildlife Habitat ................................................................................... 5 5.2.1 Federal Threatened & Endangered Species .............................................................................................. 5 5.2.2 State Listed Species ................................................................................................................................... 9 5.2.3 Raptors, Birds of Conservation Concern, and Migratory Birds ................................................................ 19 5.2.4 Other Species of Interest ......................................................................................................................... 20 6.0 ADJACENT LAND USE - §4-203.G(1) .............................................................................. 28 7.0 DISCUSSION & CONCLUSIONS ...................................................................................... 29 8.0 MEASURES TO REDUCE WILDLIFE & ECOLOGICAL IMPACTS .......................................... 31 LITERATURE CITED ....................................................................................................................... 33 APPENDIX A. PROPOSED SITE PLAN ............................................................................................. 37 APPENDIX B. PHOTOS .................................................................................................................. 39 APPENDIX C. CPW SAM DEFINITIONS FOR SELECTED SPECIES ....................................................... 44 APPENDIX D. U.S. FISH & WILDLIFE CONSULTATION LETTER ......................................................... 46 BACKGROUND & QUALIFICATIONS ............................................................................................... 55 Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 ii MAPS Map 1. Existing Conditions .......................................................................................................................... 3 Map 2. Clustering and Zones of Influence ................................................................................................. 4 Map 3. CPW Mapped Bald Eagle Habitat at the Property ...................................................................... 16 Map 4. CPW Mapped North American River Otter Habitat at the Property ........................................ 17 Map 5. Field Verified CPW Species Activity Mapping – Mule Deer ............................................................ 23 Map 6. Field Verified CPW Species Activity Mapping – Elk ........................................................................ 24 Map 7. CPW Species Activity Mapping – American Black Bear ................................................................. 25 PHOTOS Photo 1. The reach of the Roaring Fork River at the property ................................................................... 40 Photo 2. Example of the ruderal, degraded plant communities on the site with remnant vegetation and substantial areas of bare soil ............................................................................................................. 40 Photo 3. Remnant big sagebrush-rabbitbrush shrubland ........................................................................... 41 Photo 4. A fragment of the once continuous narrowleaf cottonwood riparian woodland remaining on the property ....................................................................................................................................... 41 Photo 5. One of the warehouse type structures and gravel roadway on the property ............................. 42 Photo 6. The large animal veterinary facility and livestock pens on the property ..................................... 42 Photo 8. The paved and dirt parking areas ................................................................................................. 43 Photo 8. The construction staging and storage area on the property ....................................................... 43 Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 1 1.0 INTRODUCTION This report provides a comprehensive assessment of potential impacts to wildlife, wildlife habitat, vegetation, and other ecological resources associated with the proposed development of two parcels (218535415002 and 218535415003), collectively identified as the Hardwick Crossing Planned Unit Development (PUD), located in unincorporated Garfield County. The analysis documents existing ecological conditions and wildlife use of the site; characterizes vegetation communities and habitat features; and evaluates the direct, indirect, and cumulative impacts that may result from project implementation. This assessment has been prepared in accordance with applicable provisions of the Garfield County Land Use and Development Code (LUDC), including §4-203.G(6), Impact Analysis – Flora and Fauna, and §7-202, Wildlife Habitat Areas. The report further identifies measures to avoid, minimize, and mitigate potential adverse effects and is intended to inform the County’s determination of the project’s consistency with adopted wildlife protection standards and habitat conservation requirements. 2.0 PROJECT DESCRIPTION The Hardwick Crossing PUD is proposed on the two previously developed and/or disturbed parcels between Old Highway 82 and the Roaring Fork River (Map 1). The proposed PUD would be a mixed- use PUD that offers a diverse mix of housing types -- a collection of 28 workforce housing units for working individuals and families and flexible commercial space in an adjacent small commercial park. 3.0 METHODS This report is based upon multiple sources of information, including: (1) a pedestrian field survey conducted on February 3, 2026; (2) a desktop review of available aerial imagery, mapping, and relevant ecological data; (3) a review of current Colorado Parks and Wildlife (CPW) Species Activity Mapping (SAM) data (CPW 2026); (4) consultation with the property owner’s representatives; (5) review of federally listed Threatened, Endangered, and Candidate species with potential to occur on or in the vicinity of the property through the U.S. Fish and Wildlife Service (USFWS) Information for Planning and Consultation (IPaC) system (USFWS 2026); and (6) the author’s professional experience evaluating wildlife habitat and ecological communities in Garfield County and throughout western Colorado. 3.1 Desktop Analysis A preliminary desktop review of the property was conducted using the 2025 National Agricultural Imagery Program (NAIP) Garfield County mosaicked orthophoto to characterize existing site conditions and identify potential wildlife habitat features and other ecological resources of concern. The analysis incorporated review of available geospatial and agency data sources, including Colorado Parks and Wildlife (CPW) Species Activity Mapping (SAM); the U.S. Fish and Wildlife Service (USFWS) National Wetlands Inventory (NWI) and Critical Habitat Mapper; and the U.S. Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS) Web Soil Survey and associated soil mapping data. 3.2 Site Assessment CWS conducted pedestrian field surveys to identify and document wildlife, wildlife sign, habitat Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 2 features, plant communities, and other ecological resources within and adjacent to the property. Surveys focused on habitat mapping; field verification of CPW SAM data; evaluation of wildlife use consistent with the species accounts provided below; and assessment of vegetation communities, hydrologic features, and geomorphic characteristics. Raptor nest surveys were conducted on foot within suitable habitat on and in proximity to the property. Plant communities identified during the desktop analysis were ground-truthed through direct field identification. Field observations and photographic documentation were georeferenced using submeter-accuracy Global Positioning System (GPS) equipment. 4.0 SITE DESCRIPTION, LANDSCAPE CONTEXT, & EXISTING CONDITIONS The subject property is located within the North-Central Highlands and Rocky Mountain Section of the Southern Rocky Mountains Steppe–Open Woodland–Coniferous Forest–Alpine Meadow Physiographic Province (Bailey 1976, 1995, Bailey et al. 1998). The site is situated on the northeast side of the Roaring Fork Valley at elevations ranging from approximately 5,941 to 6,086 feet above mean sea level (AMSL), within the southwest quarter of Section 35, Township 6 South, Range 89 West of the 6th Principal Meridian. The property lies within the Roaring Fork River watershed between Old Highway 82 and the Roaring Fork River, which flows westerly along the southern boundary (Photo 1). The subject property is previously developed and has been substantially disturbed. Existing vegetation within the developed footprint is sparse and predominantly ruderal, with extensive areas of exposed soil (Photo 2). Remnant patches of big sagebrush–rabbitbrush (Artemisia tridentata– Chrysothamnus viscidiflorus/Ericameria nauseosa) shrubland (Photo 3) and narrowleaf cottonwood (Populus angustifolia) riparian woodland (Photo 4) persist in degraded condition. Existing improvements include a warehouse/office building associated with a landscaping business (Photo 5), a large animal veterinary facility (Photo 6), and a mixed paved and unpaved parking and staging area north of Flying M Ranch Road (Photo 7), with a construction yard located in the southeastern portion of the property south of Flying M Ranch Road (Photo 8). Adjacent land uses include Riverview School, a FedEx facility, and a small solar installation to the north and northwest, and the Ironbridge subdivision and golf course across the Roaring Fork River to the south. 5.0 ENVIRONMENTAL IMPACTS - §4-203.G(6) 5.1 Determination of the Long-Term and Short-Term Effect on Flora 1 Based on field observations and photographic documentation, existing vegetational communities on the subject property are limited in extent and quality due to substantial prior disturbance and ongoing industrial use. Much of the site consists of graded surfaces, compacted soils, ruderal vegetation, and unvegetated areas associated with warehouse, parking, staging, and construction yard activities. Remnant native plant communities are restricted primarily to small patches of big sagebrush–rabbitbrush shrubland and a narrow band of narrowleaf cottonwood riparian woodland along the Roaring Fork River. These communities exhibit signs of degradation, including fragmentation, soil disturbance, reduced understory diversity, and encroachment by non-native and weedy species. No high-quality upland shrubland stands or intact native grassland communities were documented within the developed footprint. 1 See Section 5.2 for federal or state listed flora 107°17'32"W 107°17'32"W 107°17'36"W 107°17'36"W 107°17'40"W 107°17'40"W 107°17'44"W 107°17'44"W 107°17'48"W 107°17'48"W107°17'52"W 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 0 " N 39 ° 2 9 ' 0 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 4 " N 39 ° 2 8 ' 5 4 " N Basemap Source:Coordinate System: NAD83 State Plane Colorado Central o Subject Property Location Legend Map 1. Exiisting Conditions 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. 0 100 200 30050 Feet Parcel Boundaries Riverview School FedEx Project No. 26061 Map Created: 02-MAR-2026 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report Existing Structure Existing Structure Parking/Roadway Construction Staging & Storage Ruderal Vegetation Ruderal Vegetation Remnant/D e g r a d e d R i p a r i a n V e g t a t i o n ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Iron Bridge Golf Course Solar Farm Rio G r a n d e T r a i l ) ) Existing Structure 107°17'22"W 107°17'22"W 107°17'27"W 107°17'27"W 107°17'33"W 107°17'33"W 107°17'38"W 107°17'38"W 107°17'44"W 107°17'44"W 107°17'49"W 107°17'49"W 107°17'55"W 107°17'55"W 107°18'0"W 107°18'0"W 39 ° 2 9 ' 1 0 " N 39 ° 2 9 ' 1 0 " N 39 ° 2 9 ' 5 " N 39 ° 2 9 ' 5 " N 39 ° 2 9 ' 1 " N 39 ° 2 9 ' 1 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 3 " N 39 ° 2 8 ' 5 3 " N 39 ° 2 8 ' 4 9 " N 39 ° 2 8 ' 4 9 " N Basemap Sources:Coordinate System: NAD83 State Plane Colorado Central o 0 60 120 18030 Meters Legend: 180 m Zone of Influence from Existing Structures Subject Parcel ^ Map 2. Clustering & Zone of Influence 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l Rio G r a n d e T r a i l Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report Subject Property Location) Project No. 26061 Map Created: 02-MAR-2026 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 5 Impact Analysis. Short-term impacts to flora associated with redevelopment would include additional clearing, grading, soil compaction, and temporary construction disturbance within already disturbed portions of the property. These effects would likely result in the removal of ruderal vegetation and limited additional loss of remnant shrubland patches within the proposed development envelope. Construction activities may also temporarily increase the risk of weed establishment or spread without appropriate best management practices. Long-term effects would include permanent conversion of previously disturbed upland areas to residential and commercial uses; however, given the site’s existing condition, the incremental loss of native vegetation is expected to be relatively minor and localized. Implementation of revegetation measures, weed management, and riparian setback protections would further reduce long-term adverse effects and may result in stabilization and modest improvement of vegetative cover compared to existing conditions. 5.2 Determination of the Effect on Wildlife Habitat 5.2.1 Federal Threatened & Endangered Species The subject parcel was submitted to USFWS via the IPaC system (http://ecos.fws.gov/ipac/) on February 26, 2026, requesting an official list of Threatened, Endangered, or Candidate species that may occur on or within proximity to the Project Area or may be affected by implementation of the proposal. An official list was received and is attached as Appendix D. The species list fulfills the requirements of the USFWS under section 7(c) of the Endangered Species Act (ESA) of 1973, as amended (16 U.S.C. 1531 et seq.). Per the consultation with USFWS, species protected under the ESA that may occur within the boundary of the property are listed below in Table 1. Also included are species listed as Endangered or Threatened by the State of Colorado that have the potential to be affected by the proposed project. Some of the species listed below are typically found within habitats that do not occur on the property or within areas that cannot be affected by actions associated with the project. There will be no effect on these off-site species. No designated critical habitat exists for any listed species within or adjacent to the property. Typical remnant vegetation on the subject property Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 6 Table 1. Threatened or Endangered Species that may occur on the property or may be affected by development therein Common Name Latin Name Occurrence Status‡ Potential Habitat w/in the Property Surveys Conducted? Habitat Effect BIRDS Mexican Spotted Owl Strix occidentalis lucida Occurs in forested mountains and canyonlands throughout the SW U.S. & Mexico. Ranges from UT, CO, AZ, NM & western portions of TX, south into several states of Mexico. Does not occur uniformly throughout its range. Instead, it occurs in disjunct areas that correspond with isolated mountain ranges and canyon systems. FT, ST No No Complex forest or rocky canyons that contain uneven-aged, multi-level and old-aged, thick forests below 9,500 feet elevation. Nests in standing snags and hollow trees (Rinkevich et al. 1995) No Effect Yellow-Billed Cuckoo Coccyzus americanus In western Colorado, was probably never common (Bailey and Niedrach 1965, Wickersham 2007) and is now extremely rare (Kingery 1998, Wickersham 2016). One confirmed nesting observation occurred along the Yampa River near Hayden during the Breeding Bird Atlas surveys conducted from 1987- 1994 (Kingery 1998) and one cuckoo, representing a probable nesting pair in surveyed lowland river riparian habitat along six rivers in west-central Colorado(Dexter 1998). There are no records of this species in the RF watershed. FT, SC No No Nest almost exclusively in low to moderate elevation riparian woodlands with native broadleaf trees and shrubs that are (50 ac) or more in extent within arid to semiarid landscapes (Hughes 1999, 79 FR 59992). Most commonly associated with cottonwood– willow–dominated vegetation cover, but the composition of dominant riparian vegetation can vary across its range (Halterman et al. 2016). No Effect MAMMALS Canada Lynx Lynx canadensis Colorado is the southern limit of the North American distribution of the species, and the population is considered isolated from those in the Northern Rockies (McKelvey et al. 2000). FT, SE No No Found primarily within the subalpine and upper montane forests zones typically from 8,000 to 12,000 feet in elevation. Early successional spruce/fir and lodgepole pine forests used for foraging, mature and old growth spruce/fir and lodgepole pine containing large downed woody debris used for denning. Riparian areas, mixed aspen/conifer, mature spruce/fir, and shrublands to forested lynx habitat also used for foraging. No Effect Gray Wolf 2 Canis lupus CO is part of the gray wolf’s native range, but wolves were eradicated by the 1940s. Individual wolves have ventured into CO from WY. Two packs have established in NW CO but have since disappeared; others may persist. It is possible that wolves from the south may do so someday as well. As the result of a statewide voter-led initiative passed in November 2020, CPW has reintroduced wolves in a portion of the species' historical range in Colorado. None have ventured into the Roaring Fork watershed to date. FE/EPNE SE Yes No 3 No particular habitat preference. In Minnesota and Wisconsin, usually occurs in areas with few roads, which increase human access and incompatible land uses (Thiel 1985, Mech et al. 1988, Mech 1989) but can occupy semi-wild lands if ungulate prey are abundant and if not killed by humans (Mladenoff et al. 1997). Young are born in an underground burrow that has been abandoned by another mammal or dug by wolf. In Minn., dens usually were not near territory boundaries; den use was traditional in most denning alpha females studied for more than 1 year; possibly the availability of a stable food supply source helped determine den location (Ciucci and Mech 1992). No Effect FISH Colorado pikeminnow Ptychocheilus lucius Large, swift-flowing muddy rivers with quiet warm backwaters in the Green, Yampa, White, Colorado, Gunnison, San Juan, and Dolores Rivers. FE, ST No 4 No No Effect 2 This species should only be considered in an environmental review if the proposed activity includes a predator management program. 3 Predator control is not a part of this proposal, and no known den or rendezvous sites are present. Therefore, there would be no direct, indirect, or cumulative impacts to the gray wolf from implementation of this project. 4 The project is not expected to lead to new water depletions, water quality degradation, or regulated flows that affect these fish. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 7 Table 1. Threatened or Endangered Species that may occur on the property or may be affected by development therein Common Name Latin Name Occurrence Status‡ Potential Habitat w/in the Property Surveys Conducted? Habitat Effect Razorback sucker Xyrauchen texanus Often associated with sand, mud, and rock substrate in areas with sparse aquatic vegetation, where temperatures are moderate to warm within the Colorado River system. FE, SE No2 No No Effect Humpback chub Gila cypha Prefers deep, fast-moving, turbid waters often associated with large boulders and steep cliffs in the Green, Yampa, and Colorado Rivers. FE, ST No2 No No Effect Bonytail chub Gila elegans Large, swift-flowing waters of the Colorado River system. FE, SE No2 No No Effect INVERTEBRATES Monarch butterfly Danaus plexippus The monarch is globally distributed throughout 90 countries. They are well known for their long-distance migration in the North American populations. Descendants of these migratory monarch populations expanded from North America to other areas of the world where milkweed (Asclepias spp.; their larval host plant) was already present or introduced. The monarch is widely distributed across the United States. FC No No Monarchs occur in a variety of urban & rural habitat types especially those that have milkweed, Gomphocarpus spp., and Calotropis spp. (closely related genera), and other flowering forbs that are foraged upon for nectar. Monarchs lay eggs on plants in the milkweed family (Asclepiadaceae) and larvae feed only on milkweeds, primarily those in the genus Asclepias, of which monarchs are known to use more than 30 species in the wild (deRoode 2015). No Effect (No milkweed stands present) Great Basin silverspot Speyeria nokomis nokomis The Great Basin silverspot butterfly has a fairly restricted distribution in eastern Utah, western Colorado, northern New Mexico, and northeastern Arizona. It is known to occur on or near the Grand Mesa/Uncompahgre /Gunnison, San Juan, and Rio Grande national forests in Colorado and may occur north and south of the town of Rifle and far western Garfield, Mesa, western Pitkin [e.g., N. Thompson Ck drainage], and Rio Blanco counties. Does not occur in the Roaring Fork watershed. FC No No Associated with the Upper Sonoran (pinyon-juniper, various shrubs) and Canadian (fir-spruce, some pine, aspen-maple-birch-alder) Life Zones of the southwestern United States and northern Mexico. Habitats are generally described as permanent spring-fed meadows, seeps, marshes, and boggy streamside meadows associated with flowing water in arid country. No Effect PLANTS Ute ladies'-tresses orchid Spiranthes diluvialis Eastern slope of Rocky Mountains in southeastern WY and NE, north central and central CO; in the upper Colorado River Basin, particularly the Uinta Basin; and in the Bonneville Basin along the Wasatch Front and westward in the eastern Great Basin, in north-central and western Utah, extreme eastern Nevada and southeastern Idaho. Nearest location is near Catherine, CO. FT Yes No Subirrigated, alluvial soils along streams, and in open meadows, in floodplains. 4500 to 6800 ft. No Effect ‡Status: T = Threatened ; E = Endangered; EPNE=Experimental Population Non-Essential (In Colorado) P = Proposed; FC = Candidate for federal listing; SC = State species of concern *Effects: No Effect - The proposed action will have no effect on listed species, their suitable habitat, or critical habitat; May Affect, Not Likely to Adversely Affect – the appropriate conclusion when effects on a listed species or critical habitat are expected to be discountable, insignificant, or completely beneficial; May Affect, Likely to Adversely Affect – the appropriate finding if any adverse effect may occur to listed species or critical habitat as a direct or indirect result of the proposed action or its interrelated or interdependent actions, and the effect is not discountable, insignificant, or beneficial. Listed Species With Potential To Be Affected By the Project Gray wolf is the only federally listed species with the reasonable possibility of occurring on or adjacent to the property. Throughout Colorado, wolves are federally listed as an Endangered Species, under the Endangered Species Act (ESA) for which the USFWS has management authority. A nonessential, experimental status has been established for the wolf population in Colorado under Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 8 Section 10(j) of the ESA. This status relaxes some of the take prohibitions and allows opportunistic hazing; non-injurious, intentional hazing; lethal removal for wolves “in the act” of attacking live- stock; and in situations where livestock depredation has been deemed ‘chronic’ and it has been determined that an agency directed control action is appropriate. There are no Federal Recovery goals for gray wolves in Colorado. Gray wolves are listed as State Endangered under CPW regulations. Wolves are classified as a nongame species. The CPW Wolf Restoration and Management Plan describes state downlisting and delisting goals. To be downlisted from State Endangered to State Threatened, there must be a minimum count of 50 wolves for a period of 4 years. To be delisted from State Threatened to State delisted, nongame status, there must be a minimum count of 150 wolves for a period of 2 years, or 200 wolves, with no time constraint. There is currently no population objective (maximum desired population size) for wolves in Colorado. Proposition 114, now state statute 33-2-105.8, passed on November 3, 2020. It directed the Colorado Parks and Wildlife Commission to develop a plan to introduce and manage gray wolves in Colorado west of the Continental Divide no later than December 31, 2023. Fifteen wolves were translocated to Colorado in January 2025. Separately, CPW also successfully completed the release of five members from the original Copper Creek Pack in Eagle and Pitkin counties, continuing the agency’s efforts to create a permanent, self-sustaining gray wolf population in Colorado. An active den was recently identified in the Capitol Creek drainage and wolves are very active in the vicinity of the den. As of February 24, 206, the reintroduced wolves have spread across many watersheds, but none have been documented on the property to date (Figure 1). Gray wolves exhibit broad ecological plasticity and occupy a wide range of habitats across North America, but their distribution is strongly influenced by prey availability, human disturbance, and landscape connectivity rather than vegetation type alone. In the western United States, including the Northern Rockies and Colorado, wolves typically occupy forested and shrubland landscapes interspersed with open parks and riparian corridors that support abundant ungulate prey such as elk (Cervus canadensis) and mule deer (Odocoileus hemionus) (Smith et al. 2000, Mech and Boitani 2003b). Habitat selection studies in the Rocky Mountains demonstrate avoidance of areas with high road densities and human activity, as roads increase mortality risk and human access (Thiel 1985, Mech et al. 1988, Mladenoff et al. 1995, Whittington et al. 2005). In recolonizing western populations, wolves have preferentially established territories in areas with lower human density and extensive public lands, although they are capable of using semi-wild and multi-use landscapes where prey densities are sufficient and human- Figure 1. CPW monthly collared wolf activity map depicting the watersheds where collared wolves have been from Jan. 27-Feb. 24, 2026. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 9 caused mortality is limited (Mladenoff et al. 1995, Oakleaf et al. 2006). Reproductive habitat requirements are similarly flexible but include the need for secure denning and rendezvous sites. Pups are typically born in underground dens excavated by wolves or appropriated from other mammals, often located on well-drained slopes, streambanks, or glacial eskers with nearby water and security cover (Mech and Boitani 2003b). In Minnesota, dens were generally located away from territory boundaries and often reused by alpha females in successive years, suggesting site fidelity influenced by security and stable prey availability (Ciucci and Mech 1992). In western landscapes, den and rendezvous sites are commonly associated with forest edges, riparian zones, or shrub-covered benches that provide concealment and proximity to prey resources (Ausband et al. 2010). Overall, while wolves do not exhibit strict vegetation-based habitat specialization, successful occupancy is closely tied to prey biomass, low road density, limited human disturbance, and availability of secure denning habitat. In Colorado and the Rocky Mountain West, wolf habitat suitability is influenced primarily by ungulate prey availability, landscape connectivity, and low levels of human disturbance rather than specific vegetation types (Mech and Boitani 2003a, Oakleaf et al. 2006). Wolves in the Northern Rockies have established territories largely on extensive public lands that support abundant elk (Cervus canadensis) and mule deer, with road density and human development strongly affecting occupancy and survival (Thiel 1985, Mladenoff et al. 1995, Whittington et al. 2005). In Colorado, mid- to high- elevation national forest and wilderness areas provide relatively secure habitat; however, seasonal migration of elk and mule deer to lower-elevation winter ranges, including private valley-bottom lands, may concentrate prey and attract wolves (Hebblewhite and Merrill 2007, Middleton et al. 2013). As wolves track prey movements, seasonal use of private lands and livestock grazing allotments may increase the potential for human–wolf conflict where spatial or temporal overlap occurs (Oakleaf et al. 2006, Muhly and Musiani 2009). Although gray wolves are wide-ranging species that occur within the Roaring Fork Watershed and may occasionally travel through the area, predator control is not a part of this proposal, and no known dens or rendezvous sites occur on or in proximity to the property. Therefore, there would be no direct, indirect, or cumulative impacts to the gray wolf from implementation of this project. Consequently, the project would have no effect on the species. 5.2.2 State Listed Species The Colorado Threatened and Endangered species and Species of Greatest Conservation Need (SGCN; Tier 1 species only) was reviewed to determine if any species had potential habitat within or adjacent to the property. While all listed species were initially considered, an elimination of unlikely species from further consideration is provided in Table 2. These decisions are based on known range distributions being either outside of the Project Area or with complete habitat incompatibility. The Colorado River endangered fish species have already been addressed above and are not further considered in this section. Table 2. State Threatened or Endangered Species that may occur on the property or may be affected by development therein Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? MAMMALS American pika (SGCN) Ochotona princeps Throughout state in suitable habitats Alpine, rocky habitats No No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 10 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Black-footed ferret (FE, SE) Mustela nigripes Rio Blanco & Moffat Counties Reintroduced to Rio Blanco County in white-tailed prairie doq colony No No Black-tailed prairie dog (SGCN) Cynomys ludovicianus Eastern plains Shortgrass prairies No No Botta's pocket gopher (SGCN) Thomomy bottae rubidus Northern Front Range Foothills No No Gray wolf (SE) Canis lupus Reintroduced, no individuals or packs in RF watershed Shrublands, forests and areas away from human habitation No No Grizzly bear (SE) Ursus arctos Extirpated from Colorado Forests, alpine and shrublands No No Fringed myotis (SGCN) Myotis thysanodes Throughout Colorado in suitable habitats Pinyon-juniper woodlands, ponderosa pine forest, and Gambel oak to 6,000ft. Roosts and hibernates in caves, mines, and buildings. Yes No* Gunnison prairie dog (SGCN) Cynomys qunnisoni Parks in central Colorado Shortgrass steppe, open shrublands in parks No No Little brown myotis (SGCN) Myotis lucifigus Throughout Colorado in suitable habitats Widespread habitat types. Yes No* Canada lynx (FT, SE) Lynx canadensis High mountain areas with large expanses of conifer forests in Colorado Spruce/fir and lodgepole pine forests, sometimes aspen, shrublands No No New Mexico meadow jumping mouse (FE, SGCN) Zapus hudsonius leuteus Southwestern counties in Colorado Wet, lush, grassy meadows and some hydric shrublands No No Olive-backed pocket mouse (SGCN) Peroqnathus fasciatus Southern grasslands in Colorado Arid and semiarid grasslands with sparse vegetation, sandy to clayey soils No No Preble's meadow jumping mouse (FT, ST) Zapus hudsonius preblei Front range of Colorado north into Wyoming Foothills riparian areas and along front range streams No No Spotted bat (SCGN) Euderma maculatum Throughout Colorado in suitable habitats Areas near cliffs, including pinon-juniper woodlands and streams or water holes within ponderosa pine or mixed coniferous forest. Usually captured around a water source, including desert pools or cattle tanks. No No Townsend's big-eared bat (SGCN) Plecotus townsendii pallascens Documented in Colorado in several cave locations Semidesert shrublands, pinyon-juniper, open montane forests; caves and abandoned mine roosts. Yes No* White-tailed prairie dog (SGCN) Cynomys leucurus Western Colorado Arid grasslands and sparse arid shrublands in western CO No No North American river otter (ST) Lontra canadensis Throughout state in suitable habitats Larger rivers with high fish population levels Observed in RF River but no confirmed population Yes No Wolverine (FT, SE) Gula gulo Historical documentation several locations in Colorado-likely extinct Boreal forests and tundra, large ungulate populations important No No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 11 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? BIRDS Brown-capped rosy-finch (SGCN) Leucosticte australis High mountains throughout state Alpine and high-elevation coniferous forests No No Bald eagle (SGCN) Haliaeetus leucocephalus Throughout state near suitable habitats Larger rivers and streams, near prairie dog towns Yes No Burrowing owl (ST) lAthene cunicularia Mostly found in eastern grasslands, some occurrence on west slope Arid grassland and shrublands No No Columbian sharp-tailed grouse (SGCN) Tympanuchus phasianellus columbianus Mixed grassland/shrublands in northwest Colorado Mixed shrubland/grasslands No No Ferruginous hawk (SGCN) Buteo reqalis Eastern plains, larger parks Grasslands and extensive shrublands No No Golden eagle (SGCN) Aquila chrysaetos Throughout Colorado in suitable habitats Open habitats in alpine, shrublands, badlands, and qrasslands No No Greater sage-grouse (SGCN) Centrocercus urophasianus Northwestern Colorado Large sagebrush shrublands No No (extirpated) Sandhill crane (SGCN) Grus canadensis tabida Migrant through plains, west slope and mountain valleys, some nesting in northern parks Large wetlands No No Gunnison sage-grouse (SGCN) Centrocercus minimus Gunnison Basin and western counties Sagebrush shrublands No No Least tern (FE, SE) Sterna antillarum Eastern plains Larger rivers, larger reservoir beaches No No Lesser prairie chicken (FT, ST) Tympanuchus pal/idicinctus Extreme southeastern Colorado Great plains grasslands and shrublands No No Long-billed curlew (SGCN) Numenius americanus Eastern plains and larger parks Grasslands and sparse shrublands No No Mexican spotted-owl (FT, ST) Strix occidentalis lucida Southwest Colorado, and along Wet Mountains, Rampart Range Deep shaded canyons with closed canopy conifers and cliffs No No Mountain plover (SGCN) Charadrius montanus Eastern plains of Colorado Summers on eastern plains in native short-grass steppe, winters in S. California & Mexico No No Peregrine falcon (SGCN) Falco peregrinus anatum Throughout state, but near cliffs and tall buildings Needs tall cliffs or buildings for nesting, usually occurs near water No No Plains sharp-tailed grouse (SE) Tympanuchus phasianellus Extreme northeastern Colorado Grasslands, river canyons No No Piping plover (FT, ST) Charadrius melodus circumcinctus Eastern plains Large rivers, sandy shores around reservoirs in plains No No Southern white-tailed ptarmigan (FP, SCGN) Lagopus leucura altipetens Southern Rocky Mountains Alpine habitats No No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 12 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Southwestern willow flycatcher (FE, SE) Empidonax traillii extimus Extreme southwest Colorado, and Rio Grande River Brushy riparian habitats at lower elevations No No Western snowy plover (SGCN) Caradrius alexandrius Eastern plains Sandy bars in rivers and around reservoirs, playas No No Western yellow-billed cuckoo (SGCN) Coccyzus americanus North Fork of Gunnison, Colorado, Dolores, Yampa and Rio Grande rivers Large cottonwood stands along larger rivers; does not occur in the RF watershed No No Whooping crane (FE, SE) Grus americana Migrates through eastern plains, possibly San Luis Valley Migrant No No AMPHIBIANS Boreal toad (SE) Anaxyrus boreas boreas Small disjunct populations across higher elevations in the State Subalpine forest habitats with marshes, wet meadows, streams, beaver ponds, and lakes. No No Couch's Spadefoot (SGCN) Scaphiopus couchii Southeastern Colorado Sandy, dry soils with creosote bush and mesquite No No Great Plains narrowmouth toad (SGCN) Castrophryne olivacea Eastern Colorado Grasslands, edges of marshes, rocky hills No No Northern cricket frog (SGCN) Acris crepitans Eastern Colorado Edges of slow-moving bodies of water No No Northern leopard frog (SGCN) Lithobates pipiens Common throughout mid- and lower-elevations of Colorado Wet meadows, marshes, ponds, beaver ponds, streams; does not occur along the main stem of the RF River No No Plains leopard frog (SGCN) Rana blairi Eastern Colorado Sunny, grassy wetlands No No Wood frog (SGCN) Rana sylvatica Larimer and Grand Counties Forested wetlands No No FISHES Arkansas darter (ST) Etheostoma cragini Arkansas River drainage in eastern Colorado Clear, shallow, spring-fed streams with moderate current and lots of rooted aquatic vegetation No No Bonytail chub⁺ (FE, SE) Gila elegans No known populations remain in Colorado Large, swift-flowing waters of the Colorado River system No No Brassy minnow (ST) Hybognathus kankinsoni Native to Republican and South Platte basins, possibly in Colorado River drainaqe Moderately clear tributary streams with sand or gravel bottoms, also in small ponds No No Colorado pikeminnow⁺ (FE, ST) Ptychocheilus lucius Colorado, Dolores, Green, Gunnison, San Juan, White and Yampa Large, swift-flowing rivers that are seasonally turbid with warm backwaters No No Colorado River cutthroat trout⁺ (SGCN) Oncorhynchus clarkii pleuriticus Widespread localized reaches Headwater streams and lakes; does not occur in the main stem of the RF River No No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 13 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Colorado Roundtail chub⁺ (SGCN) Gila robusta Colorado River through Glenwood Canyon, downstream on White River, Milk and Divide Creeks Larger rivers of Colorado River basin No No Common shiner (ST) Luxilus cornutus South Platte basin Lakes, rivers and streams, most common in the pools of streams and small rivers No No Flannelmouth sucker (SGCN) Catostomus latipinnis Western Colorado rivers Utilizes mid-sized rivers and streams No No Flathead chub (SGCN) Platygobio gracilis Arkansas River basin Main branches of turbid streams and rivers, fast currents with sand or gravel substrates No No Greenback cutthroat trout (FT, ST) Oncorhynchus clarkii stomias Front Range mountain streams, recently on west slope Montane clear, cold streams; ; does not occur in the main stem of the RF River No No Humpback chub⁺ (FE, ST) Gila cypha Green, Yampa and Colorado Rivers Pools and eddies in areas of fast-flowing, deep, turbid water, often associated with cliffs and boulders No No Iowa darter (SGCN) Etheostoma exile Plains rivers Springs No No Lake chub (SE) Couesius plumbeus North Platte Gravel bottomed pools and streams No No Mountain sucker (SGCN) Catostomus platyrhynchus Numerous small to medium streams below 8600' elevation. Throughout west on both sides of Continental Divide-prefer clear cold creeks and small to medium rivers with rubble, gravel, or sand substrate No No Northern redbelly dace (SE) Phoxinus eos South Platte basin Small slow-flowing streams and connected lakes with vegetation No No Orangespotted sunfish (SGCN) Lepomis humilis Widespread across middle and eastern U.S. Shallow silt-laden waters, floodplain pools, backwater 1pools of larger streams on plains No No Plains orangethroat darter (SGCN) Etheostoma spectabi/e Arikaree and Republican River drainages Small, clear, spring-fed streams with sand, gravel or rocky bottoms and no silt No No Plains minnow (SE) Hybognathus placitus Arkansas & South Platte basins Main channels of rivers, also in pools below diversion projects No No Razorback sucker⁺ (FE, SE) Xyrauchen texanus Lower Yampa and lower Colorado Rivers Deep, clear to turbid waters of large rivers and reservoirs, with silt, mud, or gravel substrate. Quiet, soft-bottom river backwaters No No Rio Grande Chub (SGCN) Gila pandora Rio Grande basin Pools and streams with gravel substrate and overhanging banks and brush No No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 14 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Rio Grande cutthroat trout (SGCN) Oncorhynchus clarkii virqinalis Rio Grande basin Clear, cold, swift moving creeks and streams in montane environs No No Rio Grande sucker (SE) Catostomas plebeius Rio Grande basin Stream obligate using slow moving reaches No No Southern redbelly dace (SE) Phoxinus erythrogaster Arkansas River basin Small, low-order streams where the habitat includes permanent springs, seeps, and mats of vegetation No No Stonecat (SGCN) Noturus flavus South Platte and Republican basins Fast riffles and runs in streams with sand or gravel bottoms with some rocks- found under rocks and debris No No Suckermouth minnow (SE) Phenacobuis mirabilis South Platte and Arkansas River drainages Shallow, clear riffles with sand and gravel substrates No No REPTILES Triploid Checkered whiptail (SGCN) Cnemidophorus neotesselatus Arkansas drainage in Eastern Colorado Hillsides, arroyos and canyons associated w/ Arkansas River valley No No Massasagua (SGCN) Sistrurus catenatus Southeast Colorado below 5,500' Dry plains grasslands and sandhills No No MOLLUSKS Cylindrical papershell (SGCN) Anodontoides ferussacianus Boulder County Headwater creeks and streams with silty/muddy substrates No No Rocky Mountain capshell (SGCN) Acroloxus coloradensis Rocky Mountains into Canada 8,500 to 10,000' mountain lakes No No Source: CPW 2015 FE = Federally Endangered; FT = Federally Threatened; SE = State Endangered; ST = State Threatened; SGCN = Species of Greatest Conservation Need * = May occur on the property but no roost, maternity, or hibernation habitat present; implementation of the proposal will have NO EFFECT on this species; ⁺ = Addressed in Section 5, above The only species included on the list State of Colorado Threatened and Endangered species and/or as a Tier 1 SGCN with the potential to be affected by the proposal are bald eagles (Haliaeetus leucocephalus) and river otters (Lontra canadensis). Bald Eagle Bald eagles are protected under the Bald and Golden Eagle Protection Act (16 U.S.C. §§ 668–668d) and the Migratory Bird Treaty Act (16 U.S.C. §§ 703–712). Colorado Parks and Wildlife (CPW) monitors bald eagle nesting territories, winter night roosts, and foraging habitat and has developed species- specific protective stipulations, including seasonal buffers and disturbance recommendations (CPW 2024b). According to current CPW mapping, the subject property occurs within mapped bald eagle winter range, winter forage habitat, and summer forage habitat associated with the Roaring Fork River corridor (Map 3). The mapped winter range and winter forage designations represent broad landscape-scale polygons extending approximately 2–5 miles from either side of the Roaring Fork River west of Glenwood Springs. The mapped summer forage habitat consists of an approximately 80-meter-wide corridor paralleling the river and overlaps the portion of the property adjacent to the Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 15 river. The property is located downstream of a historic bald eagle nest site at Aspen Glen that was lost during a 2018 wind event and subsequently replaced by a nest located further upstream. The replacement nest was active during the 2024 breeding season. The subject property is located more than 4 miles downstream of the active nest site. Impact Analysis. No active or historic bald eagle nests or documented winter night roost sites occur within or adjacent to the subject property. Habitat features typically associated with bald eagle nesting or roosting (i.e., large mature trees immediately adjacent to open water) are not present within the proposed development footprint. Although the property borders approximately 1,340 linear feet of the north bank of the Roaring Fork River and overlaps mapped summer forage habitat, proposed development would occur outside the primary riparian corridor and would not remove nesting or roosting structures. Stormwater management measures would be incorporated into final design to prevent degradation of water quality in the Roaring Fork River. No direct disturbance is proposed within the river corridor beyond existing developed or disturbed areas. While bald eagles may forage opportunistically along the river corridor, project-related disturbance would be spatially separated from primary foraging habitat and is not expected to measurably reduce habitat availability or quality. Effects Determination. The subject property occurs within CPW-mapped winter and summer forage habitat, and bald eagles may occur in the vicinity as transient or foraging individuals. However, the proposed action would not remove nesting or roosting structures, would not disturb an active nest (nearest nest >1.0 mile upstream), and would not result in measurable degradation of foraging habitat. Accordingly, the proposed PUD May Affect, but Not Likely to Adversely Affect bald eagles. This determination reflects the mapped habitat designations and potential for seasonal use of the river corridor while concluding that the proposed development would not result in nest disturbance, habitat loss, or measurable adverse impacts to bald eagles or their habitat. North American River Otter North American river otters (Lontra canadensis) were historically distributed throughout most major river drainages in Colorado but were considered extirpated from the state by the early 1900s. Beginning in 1976, and expanded in 1998, Colorado Parks and Wildlife (CPW) initiated reintroduction efforts in multiple drainages (CPW 2003, Melquist et al. 2003). Although river otters have not established a documented reproducing population in the Roaring Fork drainage as of this analysis, individuals and small groups have been observed upstream as far as the Roaring Fork River’s confluence with McFarlane Gulch, south of the City of Aspen (J. Groves, pers. comm.; J. Mao, pers. comm.). Confirmed CPW records document observations of individual or small groups of otters within approximately five miles of the property since 2018 (CPW 2024a). CPW maps the reach of the Roaring Fork River at the property as river otter overall range. In Colorado, 107°17'32"W 107°17'32"W 107°17'36"W 107°17'36"W 107°17'40"W 107°17'40"W 107°17'44"W 107°17'44"W 107°17'48"W 107°17'48"W107°17'52"W 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 0 " N 39 ° 2 9 ' 0 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 4 " N 39 ° 2 8 ' 5 4 " N COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Map 3. CPW Mapped Bald Eagle Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central o Subject Property 0 100 200 30050 Feet ^ ^ CPW Mapped Habitat Subject Parcels Roost Site Winter Concentration Area Winter Range Summer Forage Area Winter Forage Area ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. Project No. 26061 Map Created: 02-MAR-2026 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com 107°17'32"W 107°17'32"W 107°17'36"W 107°17'36"W 107°17'40"W 107°17'40"W 107°17'44"W 107°17'44"W 107°17'48"W 107°17'48"W 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 0 " N 39 ° 2 9 ' 0 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 4 " N 39 ° 2 8 ' 5 4 " N COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Map 4. CPW Mapped North American River Otter Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central o 0 100 200 30050 Feet Cattle Creek Top of Slope (Approximate) CPW Mapped Habitat Subject Parcels Winter Range Concentration Area Overall Range RFC Conservation Easement ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. Project No. 26061 Map Created: 02-MAR-2026 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report Subject Property Location) ) Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 18 river otters are most commonly associated with larger rivers and streams at low to moderate elevations but may also occupy reservoirs, lakes, and flooded gravel pits. Suitable habitat requires permanent water of relatively high quality, adequate streamflow (generally ≥10 cubic feet per second), abundant prey resources (primarily fish and, where available, crayfish), and access to denning or resting sites (Melquist and Hornocker 1983, Mack 1985, Bradley 1986, Melquist et al. 2003). Beaver bank dens are frequently used for shelter. Otters remain active year-round and, in mid- elevation systems such as the Roaring Fork River, may be more diurnal in winter and more nocturnal in summer. Habitat suitability may be influenced by winter ice conditions, den site availability, and levels of human disturbance. The reach of the Roaring Fork River adjacent to the property remains at least partially ice-free during winter months, and prey availability is likely adequate due to existing fisheries management. However, den site availability appears limited along this reach, and adjacent roads, dogs, and human activity may reduce habitat effectiveness. Although otters have not been documented at the property, confirmed observations upstream and downstream indicate that transient or dispersing individuals may occur within this river reach. Impact Analysis. The property includes approximately 1,400 linear feet of the north bank of the Roaring Fork River and contains degraded riparian vegetation adjacent to the river channel. Although the property lies within mapped overall range for North American river otter and documented observations have occurred within the broader drainage, the proposed PUD would not result in ground disturbance, vegetation removal, bank modification, or in-water work within the riparian corridor or aquatic habitat of the Roaring Fork River. Development is confined to previously developed and disturbed upland areas of the property. No direct impacts to aquatic habitat, prey base, or denning structures are proposed. The project does not include livestock grazing, water diversions, shoreline stabilization, or recreational enhancements that would increase direct disturbance within the riparian corridor. No lighting is proposed within the riparian corridor. Stormwater management measures would be incorporated into final design to prevent degradation of water quality. While incremental human presence on the upland portion of the property may increase slightly, such activity would remain spatially separated from primary aquatic habitat and is not expected to measurably reduce habitat suitability or prey availability for river otters within this reach. Effects Determination. River otters have not been documented within the Project Area but have been observed within the broader Roaring Fork drainage in recent years. Given the property’s location within mapped overall range and the potential for transient individuals to use the river corridor, some potential for occurrence exists. Because, however, the proposed action would not result in riparian vegetation removal, bank disturbance, in-stream modification, degradation of water quality, or increased livestock-related disturbance, and would not measurably alter prey availability or denning opportunities, project- related effects to river otters are expected to be insignificant and discountable. Accordingly, the proposed PUD May Affect, but Not Likely to Adversely Affect North American river otters. This determination reflects mapped range overlap and documented regional occurrence while concluding that the proposed development would not result in measurable habitat loss, degradation, or disturbance to river otters. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 19 5.2.3 Raptors, Birds of Conservation Concern, and Migratory Birds CWS evaluated the property for raptor species with potential to occur in the area based on regional avifaunal references and distribution data (Andrews and Righter 1992, Righter 2004, Wickersham 2016, NatureServe 2020). A pedestrian nest search was conducted within the property and adjacent areas of suitable habitat, Although surveys were conducted during the non-breeding season; however, no nest structures suitable for large raptors were observed. No active nest or roost sites for accipiters (Accipiter spp.), bald eagles, golden eagles (Aquila chrysaetos), ospreys (Pandion haliaetus), peregrine falcons (Falco peregrinus), red-tailed hawks (Buteo jamaicensis), or other raptor species are known to occur within or adjacent to the proposed development footprint. In addition to raptors, CWS evaluated the property for other avian species that could potentially be affected by the proposed development. The USFWS identifies Birds of Conservation Concern (BCC) as species warranting proactive management to prevent future listing under the Endangered Species Act (Appendix F). Potential occurrence of BCC species was evaluated based on habitat suitability, regional distribution, and field observations. Table 3. Birds of Conservation Concern that occur in western Colorado Common Name Scientific Name Preferred Habitat BCC Habitat on the Property? Bald Eagle Haliaeetus leucocephalus See Section 6, above. No† See Section 5.2.2, above. Black Swift Cypseloides niger Cliffs with moss near open water; waterfalls. Yes No Broad-tailed Hummingbird Selasphorus platycercus Broad generalist in w. Colorado. Habitat with woody component up to 10,500 ft. Yes No Cassin's Finch Haemorhous cassinii Montane & subalpine cool conifer woodlands/forests. Strongly associated with spruce, fir, Douglas fir, ponderosa pine but can also in aspen or pinyon-juniper woodlands. Yes No Clark's Nutcracker Nucifraga columbiana Pine forests, subalpine conifer forests. Elevational migrant. Yes No Evening Grosbeak Coccothraustes vespertinus Mature, open conifer forest, aspen with conifer component between 5,500 and 8,500 ft (Gillihan and Byers 2001). Yes No Golden Eagle Aquila chrysaetos Open and semi-open country such as sagebrush, savannah or sparse woodland, and barren areas, especially in hilly or mountainous regions, in areas with sufficient prey base and near suitable nesting sites. Yes No Lewis's Woodpecker Melanerpes lewis Three important habitats include open ponderosa pine forest, open riparian woodland dominated by cottonwood, and logged or burned pine forest. Their breeding distribution is widely associated with ponderosa pine distribution in western North America. Yes Yes, but very limited Olive-sided Flycatcher Contopus cooperi Mature spruce/fir, lodgepole pine, and Douglas-fir forests with preference for natural clearings, bogs, stream and lakeshores with water-killed trees, forest burns and logged areas with standing dead trees. Generally, from 7,500 to11,000 ft. Yes No Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 20 Common Name Scientific Name Preferred Habitat BCC Habitat on the Property? Pinyon Jay Gymnorhinus cyanocephalus Pinyon-juniper woodland, sagebrush, scrub oak, and chaparral communities, and sometimes in pine forests. Yes No Virginia's Warbler Leiothlypis virginiae Strongly associated with mature Gambel oak. Nest on the ground in dense shrublands and on scrub dominated slopes of mesas, foothills, open ravines, and mountain valleys in semiarid country. They also use scrubby brush, piñon-juniper woodland with a well- developed shrubby understory and Gambel oak component, ravines covered with Gambel oak, and dense shrublands – especially Gambel oak Yes No No Western Grebe Aechmophorus occidentalis Large expanses of open water connected to emergent marshes (Wickersham 2016). Not known to breed in the Roaring Fork watershed or Garfield County. Yes No Source: CPW 2015 FE = Federally Endangered; FT = Federally Threatened; SE = State Endangered; ST = State Threatened; SGCN = Species of Greatest Conservation Need * = May occur on the property but not within the Project Area, implementation of the proposal will have NO EFFECT on this species; ⁺ = Addressed in Section 5, above 5.2.4 Other Species of Interest This section addresses documented and potential use of the study area by wildlife species that are not currently listed under state or federal endangered species statutes but may warrant consideration due to ecological, economic, regulatory, social, or management importance. For purposes of this analysis, “significant wildlife use” refers to species whose presence or habitat use may be relevant to land use decision-making, resource management objectives, or public interest considerations, despite the absence of formal listing status. Ungulates Mule deer (Odocoileus hemionus) and elk (Cervus canadensis) have been documented within the Project Area. Although the property provides limited forage and cover due to prior disturbance and sparse vegetative structure, pellet groups and incidental observations during site assessments indicate that both species occasionally move through the property. Browse on preferred forage species (e.g., young narrowleaf cottonwoods) was minimal, suggesting limited foraging use. CPW also maps the property within American moose (Alces americanus) overall range and summer range; however, moose have not been documented on the property, and no moose sign was observed during field surveys. Rocky Mountain bighorn sheep (Ovis canadensis canadensis) are not known to occur within or adjacent to the property, and CPW does not map bighorn sheep habitat in the vicinity. Human Influence Native ungulates in Colorado have demonstrated behavioral adaptation to increased human activity associated with recreation, residential expansion, and infrastructure development. Documented responses include shifts in diel activity patterns (e.g., increased nocturnality), altered movement behavior, and increased use of areas with lower levels of disturbance during winter, migration, and transitional periods (Edge and Marcum 1985, Edge et al. 1988, Morrison et al. 1995, Cole et al. 1997, Burcham et al. 1999, Phillips and Alldredge 2000, Conner et al. 2001). In the Roaring Fork Valley, these Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 21 seasonal shifts are most pronounced during late fall and early winter prior to significant snow accumulation, and in early spring before movement to production areas and summer range. Such behavioral plasticity can allow persistence in developed landscapes; however, it may also reduce habitat effectiveness where disturbance levels exceed tolerance thresholds. Limiting Factors Limiting factors are environmental and anthropogenic influences that determine whether wildlife populations increase, decrease, or remain stable. Population dynamics for mule deer, elk, and bighorn sheep are rarely driven by a single variable; rather, they reflect the interaction of multiple factors, including habitat availability, climatic conditions, predation, disease, and human disturbance. For example, predation effects may be amplified when winter habitat is restricted, snow depth limits mobility, or forage quality is reduced. While food, water, cover, and space remain foundational components of habitat suitability, this framework alone oversimplifies habitat function. Habitat effectiveness may be enhanced or diminished by landscape context, fragmentation, disturbance regimes, and competing land uses. In the Roaring Fork Valley, residential and commercial development most strongly affect winter concentration areas, severe winter range, production habitat, and migration corridors for mule deer and elk, as well as winter and transitional habitats used by bighorn sheep. Loss, fragmentation, or disturbance of these seasonal habitats can reduce carrying capacity and influence long-term population viability (J. Groves, pers. comm.; K. Tesch, pers. comm.; J. Mao, pers. comm.; Mao et. al 2013; Mao et. al 2011). Winter Range, Severe Winter Range, Winter Concentration Both elk and mule deer on winter range continuously seek the most moderate ambient weather conditions, and other factors influencing habitat selection are secondary (Toweill et al. 2002). In winter, both species move between foraging and bedding sites in response to changing ambient temperatures, increasing snow depths, and to enhance control of body temperature. On the coldest days and/or when snow depths are greatest, both species seek southerly and westerly facing slopes where snows typically melt quickly. Snow depths greater than 12 inches begin to reduce the available winter range (USFWS 1982). In general, mule deer and elk do not tolerate snow depths greater than chest height and are impeded when snow is knee-deep (Loveless 1967, Kelsall and Prescott 1971, Parker et al. 1984, Toweill et al. 2002, Ungulate Winter Range Technical Advisory Team 2005). Consequently, winter range of larger elk covers a greater areal extent of lands with greater snow depths than that of mule deer (Parker et al. 1984). Mule Deer. CPW maps the subject property within mule deer summer range. Field observations confirm that deer use the property during summer and transitional periods (spring and fall); however, the site provides limited habitat value. Vegetation is sparse and largely disturbed, offering minimal browse and little hiding or thermal cover. No mapped winter range, severe winter range, migration corridor, or winter concentration area occurs on the property. Habitat function within the Project Area is therefore limited primarily to incidental movement rather than foraging or seasonal residency. Elk. CPW does not map the property within any elk seasonal habitat. Although elk may occasionally transit the property, particularly during the winter and during transition between summer and winter range, the site does not provide meaningful forage, cover, or other habitat resources. Given the lack of mapped seasonal habitat and limited vegetative structure, the property functions primarily as peripheral or movement habitat rather than as core or seasonal use area for elk. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 22 Impact Analysis. does not map the subject property within mule deer or elk winter range, severe winter range, or winter concentration areas. The proposed development site is previously developed and substantially disturbed, with limited native vegetation and reduced habitat function. The property is also located within the existing zone of influence of adjacent development and State Highway 82. Because the property does not contain mapped winter range, severe winter range, or winter concentration habitat, implementation of the proposed PUD would not result in the direct or indirect loss of these critical seasonal habitats for mule deer or elk. The site provides little to no effective winter habitat due to disturbance, limited forage availability, and minimal cover. Accordingly, the proposed development would not measurably affect winter habitat availability or functionality for mule deer or elk within the Roaring Fork Valley. Effects Determination. The subject property is not mapped by CPW as mule deer or elk winter range, severe winter range, or winter concentration habitat. Therefore, the proposed development will have No Effect on these important seasonal habitats. Although mule deer and elk may occasionally transit the property during summer and transitional periods, the site provides minimal forage and cover and does not function as core seasonal habitat. Because the proposed action would not remove mapped seasonal habitat, alter migration corridors, or reduce habitat effectiveness at a landscape scale, any potential effects associated with incidental movement use would be insignificant. Elk Production Areas Elk calving grounds or production areas , or calving grounds, are selected by adult females in locations where security cover, forage, and water occur in close proximity (Seidel 1977, Phillips and Alldredge 2000, Barbknecht et al. 2011, Rearden et al. 2011). Calving sites typically occur in the lower to middle portions of summer range and are often reused annually. Although individual calving sites are occupied for a relatively brief period during late spring and early summer, production habitat can be a limiting factor for elk populations because it must provide adequate security from disturbance and be located within or adjacent to high-quality summer range. Elk are considered a “hider” species during the neonatal period; calves remain bedded and rely on concealment while females move away to forage and periodically return to nurse (Altmann 1963, Phillips 1974, Boyce and Sauer 1978, Toweill et al. 2002, Barbknecht et al. 2011). Research indicates that female elk exhibit strong site fidelity to calving areas, even in landscapes experiencing increasing levels of development (Webb et al. 2011). However, disturbance associated with human activity may alter space use patterns and reduce reproductive success. Phillips and Alldredge (2000) documented decreased calf survival during years of increased disturbance, suggesting potential implications for population growth. In Colorado, habitat fragmentation from residential development, roads, and associated infrastructure can reduce habitat effectiveness; elk may avoid habitat patches smaller than approximately 0.04 km² (9.9 acres) and preferentially select larger patches (>0.24 km² [59.3 acres]) that provide adequate hiding cover (Wait and McNally 2004). Impact Analysis. Colorado Parks and Wildlife (CPW) does not map the subject property within elk production areas or calving habitat. The property is previously developed and substantially disturbed, with limited vegetative cover and minimal security habitat. The site is also located within the zone of influence of existing development and State Highway 82. These conditions do not provide the level of security, patch size, or concealment typically associated with elk calving site selection. 107°17'30"W 107°17'30"W 107°17'40"W 107°17'40"W 107°17'50"W 107°17'50"W 39 ° 2 9 ' 4 " N 39 ° 2 9 ' 4 " N 39 ° 2 8 ' 5 6 " N 39 ° 2 8 ' 5 6 " N COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Map 5. CPW Mapped Mule Deer Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central o 0 100 200 30050 Feet CPW Mapped Habitat Subject Parcels Summer Range Winter Concentration Area Winter Range Severe Winter Range Resident Population Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report Project No. 26061 Map Created: 02-MAR-2026 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l Subject Property Location) ) 107°17'32"W 107°17'32"W 107°17'36"W 107°17'36"W 107°17'40"W 107°17'40"W 107°17'44"W 107°17'44"W 107°17'48"W 107°17'48"W 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 0 " N 39 ° 2 9 ' 0 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 4 " N 39 ° 2 8 ' 5 4 " N COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Map 4. CPW Mapped North American River Otter Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central o 0 100 200 30050 Feet Cattle Creek Top of Slope (Approximate) CPW Mapped Habitat Subject Parcels Winter Range Concentration Area Overall Range RFC Conservation Easement ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. Project No. 26061 Map Created: 02-MAR-2026 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report Subject Property Location) ) 107°17'32"W 107°17'32"W 107°17'36"W 107°17'36"W 107°17'40"W 107°17'40"W 107°17'44"W 107°17'44"W 107°17'48"W 107°17'48"W 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 6 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 3 " N 39 ° 2 9 ' 0 " N 39 ° 2 9 ' 0 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 7 " N 39 ° 2 8 ' 5 4 " N 39 ° 2 8 ' 5 4 " N COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Map 7. CPW Mapped Black Bear Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central o 0 100 200 30050 Feet CPW Mapped Habitat Subject Parcels Human-Bear Conflict Area Fall Concentration Area Project No. 26061 Map Created: 02-MAR-2026 2025 Vexcel Data Program High-Resolution Aerial Imagery Colorado. Hardwick Crossing PUDHardwick Crossing PUD Garfield County, CO Wildlife Impact Report 12 Midland Ave #103, Basalt, CO 81621970.618.4740www.coloradowildlifescience.com Subject Property Location) ) ")154 Old S t a t e H i g h w a y 8 2 Roaring For k R i v e r Rio G r a n d e T r a i l Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 26 Because the property does not contain mapped production habitat and lacks structural characteristics required for calving (i.e., adequate hiding cover, proximity to high-quality summer forage, and low disturbance levels), implementation of the proposed PUD would not result in the direct or indirect loss of elk production habitat. The site does not function as a calving area and does not provide landscape-scale habitat connectivity necessary for production use. Effects Determination. The subject property is not mapped as elk production habitat and does not provide suitable structural or security conditions for calving. Therefore, the proposed development would not affect elk calving grounds or production areas. Accordingly, implementation of this proposal will have NO EFFECT on elk production areas. This determination is based on the absence of mapped production areas, lack of suitable calving habitat characteristics on site, and the previously disturbed condition of the property. Migration Corridors Seasonal migration is essential for native ungulates to access spatially distinct winter and summer habitats. In Colorado, mule deer, elk, and bighorn sheep migrate in spring and fall between winter range and summer range or production areas. Migration enables mule deer and elk to avoid deep snow and limited forage during winter and to track high-quality forage during the growing season. Because migration corridors provide critical connectivity between seasonal habitats, they must remain permeable and free of physical barriers (e.g., exclusionary fencing, major roadway impediments) and excessive disturbance from residential, commercial, or energy development. For purposes of this analysis, “migration corridors” are defined as constrained movement routes, typically influenced by natural features (e.g., topography, river valleys) or anthropogenic features (e.g., development patterns), that concentrate animal movement. This differs from “transition range,” which refers to broader areas occupied temporarily as animals move between seasonal habitats but that do not function as spatially constrained movement pathways. Impact Analysis. does not map the subject property within any mule deer or elk migration corridor. The property is not located near any mapped or field-verified migration corridor. In addition, the site is previously developed and does not function as a constrained movement pathway at a landscape scale. Because the property does not intersect mapped migration corridors and would not introduce barriers within a documented movement route, implementation of the proposed PUD would not affect migration corridor connectivity for mule deer or elk. Effects Determination. The proposed development will have No Effect on bighorn sheep, elk, or mule deer migration corridors. Black Bears The property lies within a mapped (CPW 2026) black bear (Ursus americanus) fall concentration area (Folk et al. 1976, Nelson et al. 1983, Rogers and Durst 1987, Hellgren 1998). Fall concentration areas in the Roaring Fork Valley are typically associated with Gambel oak and mixed montane shrublands where mast (e.g., acorns) and berry-producing shrubs provide critical forage during the hyperphagic period preceding winter denning. During this period, generally August 15 through September 30, bears consume large quantities of high-calorie foods to accumulate fat reserves (Folk et al. 1976, Nelson et al. 1983). The mapped fall concentration polygon encompassing the property is a broad landscape-scale designation covering approximately 600,000 acres. The property is located near the westernmost Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 27 boundary of this mapped area, which terminates along the valley bluffs. The developed and disturbed portions of the property provide little to no mast- or berry-producing vegetation and do not support the shrub-dominated habitat typically associated with fall foraging. Black bears are known to use the Roaring Fork River corridor as a movement route, and bears have been observed traveling along this river reach. Impact Analysis. The proposed PUD would occur on a previously developed and disturbed site that lacks substantial mast-producing vegetation or dense shrub cover typically associated with fall concentration habitat. No removal of Gambel oak stands, berry-producing shrublands, or other high- value fall forage resources is proposed. Accordingly, the project would not result in the direct loss of effective fall concentration habitat. Because bears use the Roaring Fork River corridor as a movement route, some potential for bear presence in the vicinity exists. The proposed development, however, would not alter river morphology, remove riparian vegetation at a landscape scale, or fragment a defined movement corridor. The primary potential effect associated with the project is increased human–bear interaction following occupancy. Implementation of bear-resistant trash storage, wildlife-proof enclosures, and compliance with CPW bear conflict mitigation guidelines would reduce the likelihood of attractant-related conflicts. Effects Determination. Implementation of the proposal May Affect, but is Not Likely to Adversely Affect black bears. The property lies within a mapped fall concentration area; however, it does not contain substantial mast- or berry-producing vegetation or other high-value fall foraging habitat. The proposed action would not remove effective fall concentration habitat or alter landscape connectivity along the Roaring Fork River corridor. Project-related effects are limited to the potential for increased human–bear interactions following occupancy, which can be minimized through implementation of standard conflict-avoidance measures. This determination reflects the mapped fall concentration designation and documented regional bear movement while concluding that the proposed development would not result in measurable habitat loss or degradation. The proposed development will have NO EFFECT on bighorn sheep, elk, or mule deer. Other Species Other wildlife species with potential to occur on or adjacent to the property include American mink (Neovison vison), bobcats (Lynx rufus), coyotes (Canis latrans), long-tailed weasels (Neogale frenata), mountain lions (Puma concolor), red fox (Vulpes vulpes), and striped skunks (Mephitis mephitis). Although no sign of these species was observed during site surveys, each of these species are known to occur along the reach of the Roaring Fork River corridor at the property and surrounding landscape. Given the previously developed and disturbed condition of the property, habitat value for these species is limited primarily to incidental movement or opportunistic use rather than denning or long- term residency. The adjacent river corridor may provide suitable habitat and movement connectivity at a landscape scale. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 28 5.3 SUMMARY OF EFFECTS DETERMINATIONS Table 4 summarizes the effects determinations for wildlife species evaluated in the Hardwick Crossing Wildlife Impact Report. Table 4. Summary of Effects Determinations resulting from implementation of the proposed development Species / Resource Regulatory Status Mapped Habitat Overlap Effects Determination Federally Listed Species (except Gray Wolf) ESA – FT/FE (various) No suitable habitat present No Effect Gray Wolf FE (10(j) Experimental Population); SE Within overall range; no dens or rendezvous sites No Effect Birds of Conservation Concern and Migratory Birds SGCN; BCC Non-habitat No Effect Bald Eagle SGCN; BGEPA; MBTA Mapped winter & summer forage habitat May Affect, Not Likely to Adversely Affect North American River Otter State Threatened Mapped overall range along Roaring Fork River May Affect, Not Likely to Adversely Affect Black Bear Mapped fall concentration area Within broad mapped fall concentration polygon May Affect, Not Likely to Adversely Affect Mule Deer Big Game Species Mapped summer range only No Effect (no winter range, production area, or corridor) Elk Big Game Species No mapped seasonal habitat No Effect Migration Corridors (All Ungulates) CPW Mapped Corridors No mapped corridor overlap No Effect 6.0 ADJACENT LAND USE - §4-203.G(1) The subject property is situated within a mixed residential, commercial, industrial, and rural landscape where historic agricultural lands have been progressively converted to developed uses. The property is bordered by existing residential subdivisions and other developed land uses. As such, it is embedded within an already fragmented landscape influenced by human activity. To evaluate potential indirect impacts associated with the proposed development, a geospatial buffer analysis was conducted using ArcGIS 10.8 (ESRI 2020). The analysis was based on the premise that residential development can reduce habitat effectiveness through human activity, noise, lighting, and road-related disturbance. Buffer distances were informed by peer-reviewed literature addressing zones of influence from exurban and residential development (Odell and Knight 2001, Odell et al. 2003, Fraterrigo and Wiens 2005, Glennon and Kretser 2005, Hansen et al. 2005, Lenth et al. 2006, Merenlender et al. 2009). Odell and Knight (2001) documented a zone of influence extending approximately 180 meters from residences in Pitkin County, with reduced occurrence of disturbance- sensitive wildlife species within that distance. Other studies report mule deer avoidance distances Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 29 ranging from approximately 82 meters to 400 meters from residential development (Smith et al. 1989; Vogel 1989), depending on season and disturbance intensity. The property is already within the zone of influence of adjacent residential, commercial, and transportation infrastructure, including State Highway 82. Existing disturbance extends onto the property from surrounding development. Because the proposed PUD would occur on a previously developed and disturbed bench within an already fragmented landscape, implementation of the project would not measurably expand the existing disturbance footprint at a landscape scale. The project does not extend development into previously undeveloped riparian habitat. The proposal would not result in the indirect loss of large, intact habitat patches on adjacent lands. LUDC §4-203.G(1) Consistency Determination. Based on the existing developed context of the property, the substantially disturbed condition of the site, and the buffer analysis conducted to evaluate potential indirect effects, the proposed PUD is consistent with the intent of §4-203.G(1) of the Garfield County Land Use and Development Code. The property is already within the zone of influence of surrounding residential, commercial, industrial, and transportation development, and existing disturbance extends onto the site. Because the site does not contain intact native habitat or function as core seasonal habitat for the wildlife species evaluated in this report, and because development would occur within an already disturbed footprint, implementation of the proposal would not measurably expand the existing disturbance footprint at a landscape scale or result in indirect loss of effective wildlife habitat on adjacent lands beyond current conditions. Accordingly, the project is not expected to adversely affect wildlife habitat on neighboring parcels and complies with applicable adjacent land use considerations under the LUDC. 7.0 DISCUSSION & CONCLUSIONS The Hardwick Crossing PUD is proposed within a previously developed and substantially disturbed portion of the Roaring Fork Valley between Old Highway 82 and the Roaring Fork River. Existing site conditions—characterized by graded surfaces, compacted soils, ruderal vegetation, and fragmented, degraded remnant shrubland and riparian vegetation—limit the ecological function of the property. The site does not contain intact native plant communities, core seasonal wildlife habitat, or high- value landscape linkages. Wildlife use is best characterized as incidental movement or opportunistic use by common species within an already fragmented and developed landscape. Wildlife Habitat Summary The property is not mapped by CPW) as mule deer or elk winter range, severe winter range, winter concentration area, production habitat, or migration corridor. Accordingly, implementation of the proposed PUD would result in No Effect to these important seasonal habitats. The site provides minimal forage and cover and does not function as core habitat at a landscape scale. The property overlaps CPW-mapped bald eagle winter and summer forage habitat and occurs within mapped North American river otter overall range along the Roaring Fork River corridor. However, no nests, roost sites, dens, or other key structural habitat features were identified within the proposed development footprint. The nearest active bald eagle nest is located more than four miles upstream. No in-stream work, bank modification, or riparian vegetation removal is proposed. As such, effects to bald eagle and North American river otter are appropriately characterized as May Affect, Not Likely Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 30 to Adversely Affect, reflecting mapped habitat overlap while concluding that the project would not result in measurable habitat loss, degradation, or disturbance. The property also occurs within a broad CPW-mapped black bear fall concentration polygon. However, the site itself lacks mast-producing shrublands and high-value fall forage resources typically associated with hyperphagic use. Potential effects are therefore limited primarily to the possibility of increased human–bear interactions following occupancy rather than habitat loss. With implementation of conflict-prevention measures described below, impacts to black bear are likewise May Affect, Not Likely to Adversely Affect. No federally listed species or designated critical habitat would be affected by implementation of the proposed action. For gray wolf, although the species may occur within the broader watershed, no dens, rendezvous sites, or prey concentration areas occur on or adjacent to the property, and no project elements would affect wolf habitat or management. Therefore, the project would have No Effect on gray wolf. Avoidance, Minimization, and Mitigation Measures To ensure consistency with Garfield County LUDC §4-203.G(6) (Impact Analysis – Flora and Fauna), §7-202 (Wildlife Habitat Areas), and §4-203.G(1) (Adjacent Land Use), the applicant proposes the following measures to reduce potential ecological impacts: • Riparian Protection & Water Quality: No in-stream work or bank modification is proposed. Stormwater management systems and erosion control Best Management Practices (BMPs) will prevent sedimentation or water quality degradation of the Roaring Fork River. • Lighting Controls: Fully shielded, downward-directed lighting with warm color temperatures will be utilized to minimize light spill into the river corridor and reduce disruption of nocturnal wildlife behavior. • Wildlife-Friendly Fencing: Fencing will comply with CPW’s Fencing With Wildlife in Mind standards to maintain terrestrial permeability and avoid creation of movement barriers. • Black Bear Conflict Prevention: IGBC-certified bear-resistant waste containers, attractant management requirements, seasonal bird-feeder restrictions, and resident education measures will minimize the potential for human–bear conflicts. • Domestic Animal Controls: Compliance with Garfield County animal control regulations, leash requirements, and contractor restrictions during construction will reduce wildlife harassment risk. • Revegetation & Weed Management: Disturbed areas will be stabilized and revegetated consistent with Garfield County Revegetation Guidelines. A weed management plan will address County-listed noxious weeds to prevent invasive spread. • Raptor-Safe Utilities: Utilities will be underground where feasible; any overhead structures will comply with raptor-safe design standards. These measures collectively reduce the likelihood of indirect disturbance to adjacent riparian and riverine habitats and prevent measurable degradation of ecological resources. Adjacent Land Use and Landscape Context The property is embedded within an already developed and fragmented landscape influenced by residential subdivisions, commercial facilities, and State Highway 82. A geospatial buffer analysis confirms the site is already within the zone of influence of surrounding development. Because the proposed PUD would occur within a previously disturbed footprint and would not expand into intact Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 31 habitat patches or mapped seasonal wildlife areas, implementation of the proposal would not measurably increase landscape-scale disturbance or reduce habitat effectiveness on adjacent lands. Overall Determination Based on: • The substantially disturbed condition of the property; • The absence of mapped core seasonal habitats; • The avoidance of in-stream and riparian disturbance; • The implementation of lighting, fencing, stormwater, revegetation, and wildlife-conflict prevention measures; and • The limited and localized nature of short-term construction impacts, the Hardwick Crossing PUD is expected to result in minor, localized ecological effects confined to previously disturbed areas, with no measurable adverse impact to wildlife populations, high-value habitat, or landscape connectivity within the Roaring Fork Valley. The proposed development is therefore consistent with the intent and requirements of Garfield County Land Use and Development Code §§4-203.G(6), 7-202, and 4-203.G(1), and is not anticipated to adversely affect wildlife habitat values at a local or regional scale. 8.0 MEASURES TO REDUCE WILDLIFE & ECOLOGICAL IMPACTS The following measures are proposed to avoid, minimize, and mitigate potential impacts to wildlife, wildlife habitat, and ecological resources associated with implementation of the Hardwick Crossing PUD: A. LIGHTING Artificial lighting can disrupt wildlife movement, foraging behavior, breeding activity, and nocturnal pollinators. Outdoor lighting will comply with Garfield County lighting standards and will incorporate the following best management practices: 1. Use fully shielded, downward-directed fixtures to minimize light spill and skyglow. 2. Avoid illumination of the Roaring Fork River corridor and adjacent riparian vegetation to the extent practicable. 3. Utilize warm-color spectrum lighting (≤3000 Kelvin) where feasible to reduce ecological disruption. 4. Limit unnecessary nighttime lighting through use of timers, motion sensors, and curfews for non-essential lighting. B. FENCING Fencing that restricts wildlife movement can reduce habitat permeability and increase wildlife mortality. All fencing within the development will: 1. Comply with CPW’s Fencing With Wildlife in Mind guidelines. 2. Avoid solid-panel fencing adjacent to undeveloped or riparian areas. 3. Utilize wildlife-friendly designs (e.g., smooth bottom wire at least 16 inches above ground where appropriate, no barbed wire at ground level, and limited fence heights). Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 32 4. Avoid fencing configurations that create barriers parallel to the river corridor. C. TRAILS AND PEDESTRIAN CIRCULATION If internal pedestrian or recreational pathways are included in final design: 1. Trail alignment will avoid encroachment into the active river channel or bank. 2. Trail design will follow principles outlined in Planning Trails with Wildlife in Mind, including minimizing habitat fragmentation and avoiding unnecessary lighting or disturbance adjacent to the riparian corridor. 3. Informational signage may be installed to educate residents regarding wildlife presence and responsible recreation D. BLACK BEAR CONFLICT PREVENTION The property lies within a CPW-mapped black bear fall concentration area and within a region of documented human–bear interactions. To minimize attractant-related conflicts: Residential and Commercial Waste 1. All trash and recycling shall be stored in Interagency Grizzly Bear Committee (IGBC)- certified bear-resistant containers or within fully enclosed wildlife-resistant structures. 2. Trash shall not be placed curbside prior to the morning of collection and must be returned to enclosed storage on the same day. 3. Food waste composting shall be prohibited; composting shall be limited to yard waste only. 4. Barbeque grills shall be cleaned after use and stored to prevent odor attraction. 5. Pet food shall not be left outdoors during non-winter months. Additional Measures 1. Bird feeders shall be avoided from April 1 through November 30. 2. Exterior building hardware should avoid lever-style handles where practicable to reduce bear entry potential. 3. Educational materials regarding bear awareness and attractant management shall be provided to residents and tenants. E. DOMESTIC ANIMAL CONTROLS 5 Uncontrolled domestic animals can disturb or injure wildlife, particularly during winter and reproductive periods. 1. Residents shall comply with Garfield County Animal Control Regulations. 2. Dogs shall be leashed unless within a fenced yard or designated enclosed dog area. 3. Contractors shall be prohibited from bringing dogs to the site during construction. 4. Domestic cats shall be kept indoors or under direct control at all times. 5 In this case, the term domestic animal includes dogs, cats, birds and other small mammals and reptiles, but not fowl, herd animals, goats or horses. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 33 F. REVEGETATION AND WEED MANAGEMENT Disturbance associated with construction can increase invasive species establishment and reduce vegetative stability 1. A phased revegetation plan shall be prepared and implemented in accordance with Garfield County Revegetation Guidelines. 2. Disturbed areas shall be stabilized within one growing season following completion of each construction phase. 3. A weed management plan addressing County-listed noxious weeds shall be developed and implemented. 4. Landscaping shall emphasize native, non-invasive species appropriate to the Roaring Fork Valley G. UTILITIES 1. New utility lines shall be placed underground where feasible. 2. Any required overhead utility structures shall meet raptor-safe design standards consistent with Avian Power Line Interaction Committee (APLIC) guidelines-friendly, raptor proof, or underground. LITERATURE CITED Altmann, M. 1963. Naturalistic studies of maternal care in moose and elk. Pages 233-253 in H. L. Rheingolded, editor. Maternal Behavior in Mammals. John Wiley, New York. 849pp. Andrews, R., and R. Righter. 1992. Colorado birds : a reference to their distribution and habitat. 1st edition. Denver Museum of Natural History, Denver, Colo. Ausband, D. E., M. S. Mitchell, S. B. Bassing, and C. White. 2010. Characteristics of wolf den sites in central Idaho, USA. Journal of Wildlife Management 74:1062-1071. Bailey, R. G. 1976. Ecoregions of the United States. USDA Forest Service, Washington, D.C. Bailey, R. G. 1995. Description of the ecoregions of the United States. 2nd edition. U.S. Dept. of Agriculture, Forest Service, Washington, DC. Bailey, R. G., United States Geological Survey, and United States Forest Service. 1998. Ecoregions of North America. U.S. Dept. of Agriculture, Forest Service, Washington, D.C. Barbknecht, A. E., W. S. Fairbanks, J. D. Rogerson, E. J. Maichak, B. M. Scurlock, and L. L. Meadows. 2011. Elk parturition site selection at local and landscape scales. The Journal of Wildlife Management 75:646-654. Boyce, M. S., and J. R. Sauer. 1978. Elk Distribution and Behavior in Calving Areas. University of Wyoming National Park Service Research Center Annual Report. Available at: http://repository.uwyo.edu/uwnpsrc_reports/vol2/iss1/4 2:15-18. Bradley, P. V. 1986. Ecology of river otters in Nevada. M.S. Thesis. University of Nevada, Reno, NV. Burcham, M., W. D. Edge, and C. L. Marcum. 1999. Elk use of private land refuges. Wildlife Society Bulletin 27:833-839. Ciucci, P., and L. D. Mech. 1992. Selection of Wolf Dens in Relation to Winter Territories in Northeastern Minnesota. Journal of Mammalogy 73:899-905. Cole, E. K., M. D. Pope, and R. G. Anthony. 1997. Effects of road management on movement and survival of Roosevelt elk. Journal of Wildlife Management 61:1115-1126. Colorado Parks & Wildlife (CPW). 2003. State Of Colorado River Otter Recovery Plan, Revision of 1980, 1984, and 1988 Draft Plans. Colorado Parks & Wildlife, Denver, CO. 51 pp. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 34 Colorado Parks & Wildlife (CPW). 2024a. Colorado River Otter Observations by Water Body: Roaring Fork River January 1, 2018 - October 31, 2024. Colorado Parks & Wildlife (CPW). 2024b. CPW All Species Activity Mapping Data. Available online at http://www.arcgis.com/home/group.html?owner=rsacco&title=Colorado%20Parks%20and%20Wildlife%2 0-%20Species%20Activity%20Data. Natural Diversity Information Source,. Colorado Parks & Wildlife, Fort Collins, CO. Colorado Parks & Wildlife (CPW). 2026. CPW All Species Activity Mapping Data. Available online at http://www.arcgis.com/home/group.html?owner=rsacco&title=Colorado%20Parks%20and%20Wildlife%2 0-%20Species%20Activity%20Data. Natural Diversity Information Source,. Colorado Parks & Wildlife, Fort Collins, CO. Conner, M. M., G. C. White, and D. J. Freddy. 2001. Elk movement in response to early-season hunting in northwest colorado. Journal of Wildlife Management 65:926-940. deRoode, J. C. 2015. Monarchs as herbivores, prey, and hosts. Pages 43-46 in K. S. Oberhauser, K. R. Nail, and S. Altizer, editors. Monarchs in a Changing World: Biology and Conservation of an Iconic Butterfly. Cornell University Press, Ithaca, NY. Dexter, C. 1998. River survey of west-central Colorado, for yellow-billed cuckoo and riparian weeds. Report prepared for the Bureau of Land Management. Bureau of Land Management, Grand Junction, CO. 26 pp. Edge, W. D., and C. L. Marcum. 1985. Movements of Elk in Relation to Logging Disturbances. Journal of Wildlife Management 49:926-930. Edge, W. D., C. L. Marcum, and S. L. Olson-Edge. 1988. Summer forage and feeding site selection by elk. Journal of Wildlife Management 52:573-577. ESRI. 2020. ArcGIS version 10.8. Environmental Systems Research Institute, Redlands, California, USA. Folk, G. E., A. Larson, and M. A. Folk. 1976. Physiology of hibernating bears. Ursus 3:373-380. Fraterrigo, J. M., and J. A. Wiens. 2005. Bird communities of the Colorado Rocky Mountains along a gradient of exurban development. Landscape and Urban Planning 71:263–275. Gillihan, S., and B. Byers. 2001. Evening Grosbeak (Coccothraustes vespertinus).in A. F. Poole and F. B. Gill, editors. The Birds of North America Online. Cornell Lab of Ornithology, Ithaca, NY. Glennon, M., and H. E. Kretser. 2005. Impacts to wildlife from low density, exurban development: information and considerations for the Adirondack Park. Technical paper no. 3. Wildlife Conservation Society Adirondack Communities and Conservation Program, Saranac Lake, New York. Halterman, M. D., M. J. Johnson, J. A. Holmes, and S. A. Laymon. 2016. A Natural History Summary and Survey Protocol for the Western Distinct Population Segment of the Yellow-billed Cuckoo. U.S. Fish and Wildlife, Colorado Plateau Research Station, Flagstaff, AZ. Hansen, A. J., R. L. Knight, J. M. Marzluff, S. Powell, K. Brown, P. H. Gude, and A. Jones. 2005. Effects of exurban development on biodiversity: patterns, mechanisms, and research needs. Ecological Applications 15:1893–1905. Hebblewhite, M., and E. H. Merrill. 2007. Multiscale wolf predation risk for elk: Does migration reduce risk? Oecologia 152:377-387. Hellgren, E. C. 1998. Physiology of Hibernation in Bears. Ursus 10:467-477. Kelsall, J. P., and W. Prescott. 1971. Moose and deer behaviour in snow in Fundy National Park, New Brunswick. Canandian Wildlife Service Report 15. Kingery, H. E. 1998. Colorado breeding bird atlas. Colorado Bird Atlas Partnership : Colorado Division of Wildlife, Denver, Colo. Lenth, B., R. L. Knight, and W. C. Gilgert. 2006. Conservation Value of Clustered Housing Developments. Conservation Biology 20:12. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 35 Loveless, C. M. 1967. Ecological characteristics of Mule Deer winter range. Technical Publication 20. Colorado Department of Game, Fish and Parks. Mack, C. M. 1985. River otter restoration in Grand County, Colorado. M.S. Thesis, Colorado State University, Fort Collins, CO. Mao, J., J. Groves, K. Wright, D. Cacho, and P. Will. 2013. Avalanche Creek Elk Herd E-15 Data Analysis Unit Plan -- Game Management Units 43 and 471. Colorado Parks and Wildlife, Glenwood Springs, CO. Mao, J., J. Groves, K. Wright, T. Trant, and P. Will. 2011. D - 13 (Maroon Bells Deer) DAU Plan -- Game Management Units 43, 47, and 471. Colorado Parks and Wildlife, Glenwood Springs, CO. McKelvey, K. S., K. B. Aubry, and Y. K. Ortega. 2000. History and distribution of lynx in the contiguous United States. Pages 207-264 in L. F. Ruggiero, K. B. Aubry, S. W. Buskirk, G. M. Koehler, C. J. Krebs, K. S. McKelvey, and J. R. Squires, editors. Ecology and conservation of lynx in the United States. University Press of Colorado, Denver, CO. Mech, L. D. 1989. Wolf Population Survival in an Area of High Road Density. The American Midland Naturalist 121:387-389. Mech, L. D., and L. Boitani. 2003a. Wolves : behavior, ecology, and conservation. University of Chicago Press, Chicago. Mech, L. D., and L. Boitani. 2003b. Wolves: Behavior, Ecology, and Conservation. University of Chicago Press, Chicago, Illinois, USA. Mech, L. D., S. H. Fritts, G. L. Radde, and W. J. Paul. 1988. Wolf Distribution and Road Density in Minnesota. Wildlife Society Bulletin (1973-2006) 16:85-87. Melquist, W. E., and M. G. Hornocker. 1983. Ecology of river otters in west central Idaho. Wildlife Monographs 83. Melquist, W. E., P.J. Polechla, Jr., and D. Toweill. 2003. River otter (Lontra canadensis). Pages 708-734 in G. A. Feldhamer, B. C. Thompson, and J. A. chapman, editors. Wild mammals of North America: biology, management, and conservation. Second edition, Johns Hopkins University Press, Baltimore, MD. 1216 pp. Merenlender, A. M., S. E. Reed, and K. L. Heise. 2009. Exurban development influences woodland bird composition. Landscape and Urban Planning 17:9. Middleton, A. D., M. J. Kauffman, D. E. McWhirter, M. D. Jimenez, J. G. Cook, R. C. Cook, S. E. Albeke, H. Sawyer, and P. J. White. 2013. Animal migration amid shifting patterns of phenology and predation: Lessons from a Yellowstone elk herd. Ecology 94:1245-1256. Mladenoff, D. J., R. G. Haight, T. A. Sickley, and A. P. Wydeven. 1997. Causes and Implications of Species Restoration in Altered Ecosystems. BioScience 47:21-31. Mladenoff, D. J., T. A. Sickley, R. G. Haight, and A. P. Wydeven. 1995. A Regional Landscape Analysis and Prediction of Favorable Gray Wolf Habitat in the Northern Great Lakes Region. Conservation Biology 9:279-294. Morrison, J. R., W. J. d. Vergie, A. W. Alldredge, A. E. Byrne, and W. W. Andree. 1995. The effects of ski area expansion on elk. Wildlife Society Bulletin 23:481-489. Muhly, T. B., and M. Musiani. 2009. Livestock depredation by wolves and the ranching economy in the Northwestern United States. Ecological Economics 68:2439-2450. NatureServe. 2020. NatureServe Explorer: An online encyclopedia of life [web application]. . NatureServe Web Service, Arlington, Virginia. Available online at http://www.natureserve.org/explorer. Nelson, R. A., J. G. Edgar Folk, E. W. Pfeiffer, J. J. Craighead, C. J. Jonkel, and D. L. Steiger. 1983. Behavior, biochemistry, and hibernation in black, grizzly, and polar bears. Ursus 5:284-290. Oakleaf, J. K., D. L. Murray, J. R. Oakleaf, E. E. Bangs, C. M. Mack, D. W. Smith, J. A. Fontaine, D. K. Boyd, M. D. Jimenez, C. C. Niemeyer, and T. J. Meier. 2006. Habitat selection by recolonizing wolves in the northern Rocky Mountains of the United States. Journal of Wildlife Management 70:554-563. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 36 Odell, E. A., and R. L. Knight. 2001. Songbird and medium-sized mammal communities associated with exurban development in Pitkin County, Colorado. Conservation Biology 15:0-0. Odell, E. A., D. M. Theobald, and R. L. Knight. 2003. Incorporating ecology into land use planning: the songbird’s case for clustered development Journal of the American Planning Association 69:72-82. Parker, K. L., C. T. Robbins, and T. A. Hanley. 1984. Energy expenditures for locomotion by mule deer and elk. Journal of Wildlife Management 48:474-488. Phillips, G. E., and A. W. Alldredge. 2000. Reproductive success of elk following disturbance by humans during calving season. Journal of Wildlife Management 64:521-530. Phillips, T. A. 1974. Characteristics of elk calving habitat on the Sawtooth National Forest, Idaho. USDA Forest Service Range Improvement Notes 19:1-5. Rearden, S. N., R. G. Anthony, and B. K. Johnson. 2011. Birth-site selection and predation risk of Rocky Mountain elk. Journal of Mammalogy 92:1118-1126. Righter, R. 2004. Birds of western Colorado Plateau and Mesa Country. Grand Valley Audubon Society, Grand Junction, Colo. Rinkevich, S. E., J. L. Ganey, J. L. W. Jr., G. C. White, D. L. Urban, A. B. Franklin, W. M. Block, and E. Clemente. 1995. General biology and ecological relationships of the Mexican Spotted Owl,. Pages 19-35 in K. J. Cook, editor. Recovery plan for the Mexican Spotted Owl. Vol. I. USDI Fish and Wildl. Serv., Albuquerque, NM. Rogers, L. L., and S. C. Durst. 1987. Evidence That Black Bears Reduce Peripheral Blood Flow During Hibernation. Journal of Mammalogy 68:876-878. Seidel, J. W. 1977. Elk calving behavior in west central Colorado. Pages 38-40 in Colorado Division of Wildlife, editor. Proceedings of the Western States Elk Workshop. Colorado Division of Wildlife, Denver. Smith, D. W., R. O. Peterson, and D. B. Houston. 2000. Yellowstone after wolves. BioScience 50:330-340. Thiel, R. P. 1985. Relationship between Road Densities and Wolf Habitat Suitability in Wisconsin. The American Midland Naturalist 113:404-407. Toweill, D. E., J. W. Thomas, and D. P. Metz. 2002. North American elk: ecology and management. 1st edition. Smithsonian Institution Press, Washington [D.C.]. U.S. Fish and Wildlife Service (USFWS). 2026. IPaC - Information for Planning and Consultation: A project planning tool to help streamline the USFWS environmental review process. Available: https://ipac.ecosphere.fws.gov/. United States Department of the Interior Fish and Wildlife Service, Atlanta, GA. Ungulate Winter Range Technical Advisory Team. 2005. Desired conditions for Mule Deer, Elk, and Moose winter range in the Southern Interior of British Columbia. B.C. Ministry of Water, Land and Air Protection, Biodiversity Branch. Victoria, BC. Wildl. Bull. No. B-120. 18pp. USFWS. 1982. Habitat Suitability Index Models: Mule Deer. Draft. Wait, S., and H. McNally. 2004. Selection of habitats by wintering elk in a rapidly subdividing area of La Plata County, Colorado. Pages 200–209 in W. W. Shaw, L. K. Harris, and L. VanDruff, editors. Fourth international symposium on urban wildlife conservation, Tucson, AZ. Webb, S. L., M. R. Dzialak, S. M. Harju, L. D. Hayden-Wing, and J. B. Winstead. 2011. Influence of land development on home range use dynamics of female elk. Wildlife Research 38:163-167. Whittington, J., C. C. St. Clair, and G. Mercer. 2005. Spatial responses of wolves to roads and trails in mountain valleys. Ecological Applications 15:543-553. Wickersham, L., editor. 2016. Colorado Breeding Bird Atlas II. Colorado Bird Atlas Partnership and Colorado Parks and Wildlife, Denver, CO. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 37 APPENDIX A. PROPOSED SITE PLAN HARDWICK WAY HARDWICK WAY HARDWIC K W A Y HARDWIC K C O U R T HARD W I C K C O U R T FLYING M R A N C H FLY I N G M R A N C H FLYIN G M R A N C H FLYING M R A N C H FLY I N G M R A N C H FLYIN G M R A N C H C R 1 5 4 IRONBR I D G E G O L F C O U R S E W E S T B A N K F I L I N G 1 ROA R I N G F O R K R I V E R FOUND NO. 5 REBAR WITH 3.25 IN ALUM. CAP RFTA R.O.W. L.S. #16401 Riverview School LOT 2 739,779 sq.ft. 16.69± Ac. FED EXFACILITY LOT C4 EXISTING FACILITY EXISTING VET CLINIC LOT 7 HARDWICK WAY HARDWIC K C O U R T FIR E T U R N - A - R O U N D Common Area C Common Area D Common Area E LOT C3 LOT C1 LOT C2 Common Area B Common Area A LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 6 LOT 8 LOT 9 LOT 10 LOT 11 LOT 15 LOT 14 LOT 12 LOT 13 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 YYLYYLYLYLL GGGNGNGNNNNNNNNNNNNNNNNNNNNNMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM AAAAAAAAAAAAAAAAARAARARARARA CHCHCHCHCHCCCCCCCCCCCCCCCCCCC RA WDW KCK AWA LLYLYLYLYLYLYLYLYLYLYLLLLFLLLLNNGNNGNGNNNNNNNNNNNNNNMMMMMMMMMMMMMMMMMMMMRARARARARARARARARARARRRRRRRRRRRR CCCNCNCNCNCNCNCNCNCNCNCNCNCNNNNNNNNNNNNNNHH HHAAHRRADDRDRWWDWD CCCWIWWKKKCKCCKKK WWWWWWAAAWAYYYYYAYY HHHHHHHHCHCHCHCHCHCHCHCHCCNCNCNCNCNCNCNCNCNCNC RANN MRARAMRMRMMMGMMGMGMGGGGNGNGNNYININYIYIYILYYLYLYFLFLFFF HHARDWWCKCOC RUR HHHHAAAHAHRRRARAARDRRDWDWDDWWWWICWIICKCCCCCKKKKKKCCKCOCOOCCCOUOUOOOURURUUUURTRTRTRRRTTTRTT AHARDWICWI WK WAY HAHARDWWCKCOCOURT H RDARWICWWK WKKAYAA FFFFFFF NNNNNNGNNGNGNGNGNGNGGGGGYIININNNNNNNNNNNNNNNNNNNNNNNNMMMMMMMMMMMRRRRRRRRRRRRRMMMMMMMMMMMMMMMMMMMM CCCCCCCCCCCNNNNNNNNNNCNNCNCNCNCCCCCCCCCCCCCC HHAHHRRAAADDRDRRDWWDWDDWWIWWWWW LYLYLYLYLYLYYYYYYYYYYYYIYYIYIFFFLFLFLFLLLLYLLYLYLYLYLYLYLY CCCCC MMMMMMMMMMMMMMMMMMMMMMGGGGGMGMMMMMMMMMMMMMMMM K KKKKK NCNCNCNCNCNCNCNCCCCCCCCCCCCHCNNNNNNNNNNNNNCNCNCNCNCNCNCNCNCNCNC WWWWAWAWWWWWAYAYAAAYYYYYYYYY HARHH WIDWW CK CKC RTURR HHHARAHAHHHHAADRDRDRAARARRDWDWWDWDWWCCCICICWIWWICK CKKCCK OCOOCKCCKKCCUUUOUOOCOOOUUURRRURUUURRTRTRRTRTT HARHH WICWWC UCOUCOCOU T FLFLFLFLFLFFYIYINYINYIYIYIYIYIYI GGGGGGGG MMMMMMMMMM RARARARANCNCNCNCCCCCCNCCNCNCNCNCNCNCNC ARHAA ICWII AWAWWA LOT 29 AUP Area B AUP Area C AUP Area D AUP Ar e a E AU P A r e a F FLYING M R A N C H R O A D AUP Area A ROARING FORK RIVER SITE H W Y 8 2 TO C A R B O N D A L E T O I - 7 0 0060 30 60 120 240 HARDWICK CROSSING SUBDIVISION P.U.D. EASEMENT EXHIBIT BUILDING SETBACKS BOUNDARY LINES INTERIOR LOT LINES SIGN EASEMENT ACCESS & UTILITY PROPOSEDAND RECORDED EASEMENTS UTILITY PROPOSED ANDRECORDED EASEMENTS BY NO . DA T E PROJECT NO. RE V I S I O N HI G H C O U N T R Y E N G I N E E R I N G , I N C . PH O N E ( 9 7 0 ) 9 4 5 - 8 6 7 6 - F A X ( 9 7 0 ) 9 4 5 - 2 5 5 5 ww w . h c e n g . c o m dr a w n b y : ch e c k e d b y : da t e : fi l e : 15 1 7 B L A K E A V E N U E , S T E 1 0 1 , GL E N W O O D S P R I N G S , C O 8 1 6 0 1 COLORADO 811CALL BEFOREYOU DIGUtility NotificationCenter of Colorado 22401030 EA S T B A N K , L L C . GA R F I E L D C O U N T Y , C O L O R A D O EA S E M E N T E X H I B I T DM C RD N 02 - 2 4 - 2 0 2 6 DARLING FARMS WILDLIFE RESOURCES REPORT & WILDFIRE HAZARD ASSESSMENT March 2, 2026 39 APPENDIX B. PHOTOS Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 40 Photo 1. The reach of the Roaring Fork River at the property Photo 2. Example of the ruderal, degraded plant communities on the site with remnant vegetation and substantial areas of bare soil March 2, 2026 41 Photo 3. Remnant big sagebrush-rabbitbrush shrubland Photo 4. A fragment of the once continuous narrowleaf cottonwood riparian woodland remaining on the property Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 42 Photo 5. One of the warehouse type structures and gravel roadway on the property Photo 6. The large animal veterinary facility and livestock pens on the property Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 43 Photo 7. The paved and dirt parking areas Photo 8. The construction staging and storage area on the property Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 44 APPENDIX C. CPW SAM DEFINITIONS FOR SELECTED SPECIES AMERICAN BLACK BEAR FALL CONCENTRATION: That portion of the overall range occupied from August 15 until September 30 for the purpose of ingesting large quantities of mast and berries to establish fat reserves for the winter hibernation period. HUMAN CONFLICT: That portion of the overall range where two or more confirmed black bear complaints per season were received which resulted in CDOW investigation, damage to persons or property (cabins, tents, vehicles, etc), and/or the removal of the problem bear(s). This does not include damage caused by bears to livestock. OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of a population of black bear. SUMMER CONCENTRATION: That portion of the overall range of the species where activity is greater than the surrounding overall range during that period from June 15 to August 15. BALD EAGLE FALL CONCENTRATION AREA: Areas frequented by wintering bald eagles between November 15 and March 15. These may be large areas radiating from preferred roosting sites. WINTER RANGE: areas where bald eagles have been observed between November 15 and April 1. MULE DEER CONCENTRATION AREA: That part of the overall range where higher quality habitat supports significantly higher densities than surrounding areas. These areas are typically occupied year round and are not necessarily associated with a specific season. Includes rough break country, riparian areas, small drainages, and large areas of irrigated cropland. HIGHWAY CROSSING: Those areas where mule deer movements traditionally cross roads, presenting potential conflicts between mule deer and motorists. MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which would change migration routes. RESIDENT POPULATION: An area that provides year-round range for a population of mule deer. The resident mule deer use all of the area all year; it cannot be subdivided into seasonal ranges although it may be included within the overall range of the larger population. SEVERE WINTER: That part of the overall range where 90% of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. SUMMER RANGE: That part of the overall range where 90% of the individuals are located between spring green-up and the first heavy snowfall. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. WINTER CONCENTRATION: That part of the winter range where densities are at least 200% greater than the surrounding winter range density during the same period used to define winter range in the average five winters out of ten. WINTER RANGE: That part of the overall range where 90 percent of the individuals are located during the average five winters out of ten from the first heavy snowfall to spring green-up, or during a site specific period of winter as defined for each DAU. NORTH AMERICAN RIVER OTTER CONCENTRATION AREA: Areas where river otters are known to concentrate; otter sightings and signs of otter activity are more frequent in these areas than in their overall range. OVERALL RANGE: Those areas encompassing all mapped seasonal activity areas within the observed range of a population of river otters. WINTER RANGE: Areas used by otters when ice cover is present. This will normally, but not necessarily, be smaller than the overall range. ELK HIGHWAY CROSSING: Those areas where elk movements traditionally cross roads, presenting potential conflicts between elk and motorists. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 45 MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which would change migration routes. PRODUCTION AREA: That part of the overall range of elk occupied by the females from May 15 to June 15 for calving. (Only known areas are mapped and this does not include all production areas for the DAU). RESIDENT POPULATION: An area used year-round by a population of elk. Individuals could be found in any part of the area at any time of the year; the area cannot be subdivided into seasonal ranges. It is most likely included within the overall range of the larger population. SEVERE WINTER: That part of the range of a species where 90 percent of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. The winter of 1983-84 is a good example of a severe winter. SUMMER CONCENTRATION: Those areas where elk concentrate from mid-June through mid-August. High quality forage, security, and lack of disturbance are characteristics of these areas to meet the high energy demands of lactation, calf rearing, antler growth, and general preparation for the rigors of fall and winter. SUMMER RANGE: That part of the range of a species where 90% of the individuals are located between spring green-up and the first heavy snowfall, or during a site specific period of summer as defined for each DAU. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. WINTER CONCENTRATION: That part of the winter range of a species where densities are at least 200% greater than the surrounding winter range density during the same period used to define winter range in the average five winters out of ten. WINTER RANGE: That part of the overall range of a species where 90 percent of the individuals are located during the average five winters out of ten from the first heavy snowfall to spring green-up, or during a site specific period of winter as defined for each DAU. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 46 APPENDIX D. U.S. FISH & WILDLIFE CONSULTATION LETTER 02/26/2026 23:35:15 UTC United States Department of the Interior FISH AND WILDLIFE SERVICE Western Colorado Ecological Services Field Office 445 West Gunnison Avenue, Suite 240 Grand Junction, CO 81501-5711 Phone: (970) 628-7180 Fax: (970) 245-6933 In Reply Refer To: Project Code: 2026-0055885 Project Name: Hardwick Crossing PUD Subject: List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project To Whom It May Concern: The enclosed species list identifies threatened, endangered, proposed, and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project The species list fulfills the reTuirements of the US Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (ESA) of 1973, as amended (16 USC 1531 et seT) New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list Please feel free to contact us if you need more current information or assistance regarding the potential impacts to these species or critical habitats (Colorado Ecological Services Field Office). Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the ESA, the accuracy of this species list should be verified after 90 days. We recommend verification be completed by visiting the IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be reTuested through the IPaC system by completing the same process used to receive the enclosed list. The purpose of the ESA is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the ESA and its implementing regulations (50 CFR 402), Federal agencies are reTuired to use their authorities to carry out programs for the conservation of threatened and endangered species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat. A %iological Assessment is reTuired for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction activities, the Service suggests that a biological evaluation like a %iological Assessment be prepared to determine whether the project may affect listed or proposed species and/ or designated or proposed critical habitat. Contents of a %iological Assessment are described at 50 CFR 402.12. If a Federal agency determines that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends Federal agencies also address proposed species and proposed critical habitat within the consultation (see Conferencing below) and consider candidate species. More information on the regulations and procedures for section 7 consultation, including the role of permit or Project code: 2026-0055885 02/26/2026 23:35:15 UTC 2 of 17 license applicants, can be found in the Endangered Species Consultation Handbook at: https://www.fws.gov/sites/default/files/ documents/endangered-species-consultation-handbook.pdf. Projects and activities without a Federal nexus (e.g., without Federal funding, permit, or authori]ation) should be evaluated for the potential to ²take³ listed wildlife. Take does not apply to listed plants and to designated critical habitat. The term take means to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct (ESA Section 3, Definitions). Harm in the definition of ²take³ in the ESA means an act which actually kills or injures wildlife. Such act may include significant habitat modification or degradation where it actually kills or injures wildlife by significantly impairing essential behavioral patterns, including breeding, feeding or sheltering (50 CFR 17.3). Conferencing: Conferencing for species proposed for Federal listing or for proposed critical habitat is only required if a proposed action is likely to jeopardi]e the continued existence of a species or will result in the destruction or adverse modification of proposed critical habitat (50 CFR 402.10). If an action agency determines that their action would not jeopardi]e the continued existence of the proposed species and/or would not result in the destruction or adverse modification of proposed critical habitat, the determination should be saved in the agencyµs project record. Agencies may request a voluntary conference to address adverse effects however, at this time the Colorado Field Office intends to not conduct voluntary conferences for the species discussed in this cover letter. For purposes of ESA section 7 consultation, we treat experimental populations (e.g., gray wolf in Colorado) as if they are proposed for listing, except on National Park Service and National Wildlife Refuge system lands, where they are treated as threatened. Evaluations for proposed species are completed under the regulations for conferencing (50 CFR 402.10). *rD\:oOf: On November 8, 2023, the Service promulgated an ESA section 10(j) (i.e., nonessential experimental population or NEP) rule (10(j) rule) for gray wolf (Canis lupus) within the State of Colorado (88 FR 77014). In the 10(j) rule, the Service determined that the loss of the Colorado NEP would not be likely to appreciably reduce the likelihood of survival of the species in the wild and that the establishment of the NEP would benefit recovery by increasing redundancy and representation. Furthermore, it is unlikely that typical agency actions in Colorado, especially those with temporary impacts to habitat, will result in any adverse effects to the gray wolf. Agencies may consider implementing voluntary conservation measures near active dens and rende]vous sites. See Conferencing above. Colorado River Fish/Depletions: Formal interagency consultation under section 7 of the ESA is required for projects that may lead to depletions of water from any system that is a tributary to the Colorado River. Federal agency actions resulting in water depletions to the Colorado River system may affect the endangered bonytail (Gila elegans), Colorado pikeminnow (3W\FKRFKeilus luFius), razorback sucker (;\UauFKen We[anus), and the threatened humpback chub (Gila F\pKa), and their designated critical habitats. Water depletions include evaporative losses and consumptive use of surface or groundwater within the affected basin, often characterized as diversions minus return flows. Project elements that could be associated with depletions include, but are not limited to: ponds, lakes, and reservoirs (e.g., detention, recreation, irrigation, storage, stock watering, municipal storage, and power generation); drilling, hydraulic fracturing and completion of oil and gas wells; hydrostatic testing of pipelines; water wells; dust abatement; diversion structures; and water treatment facilities. Any actions that may result in water depletions should be identified. An analysis of the water depletion should include: an estimate of the amount and timing of the average annual water use (both historic and new uses) and methods of arriving at such estimates; location of water use or where diversion occurs, as specifically as possible; if and when the water will be returned to the system; and the intended use of the water. Depending on Project details, the Service may have more specific questions regarding the potential consumptive use of the water. Project code: 2026-0055885 02/26/2026 23:35:15 UTC 3 of 17 The Service, in accordance with the Upper Colorado River Endangered Fish Recovery Program (https:// coloradoriverrecovery.org/uc/), adopted a de minimis policy, which states that water-related activities in the Upper Colorado River %asin that result in less than 10 acre-foot per year of depletions in flow have no effect on the Colorado River endangered fish species and their critical habitat, and thus do not require consultation for potential effects on those species and critical habitat. While no section 7 consultation is needed, the Service requests Federal agencies notify the Upper Colorado Fishes Coordinator of depletions between 0.1 and 10 acre-feet per year with the approximate location of the project (e.g., reference to the most proximate surface water or tributary), the water use (e.g., agricultural, oil and gas, energy), and the timing of and depletion amount. Similarly, detention basins designed to detain runoff for less than 72 hours, and temporary withdrawals of water outside of critical habitat (e.g., for hydrostatic pipeline testing) that return all the water to the same drainage basin within 30 days, are considered to have no effect and do not require consultation. 6XcNle\µs CXcNoo %XPEle %ee: On December 17, 2024, Suckleyµs cuckoo bumble bee (%RPEus suFNle\i) (Suckleyµs) was proposed for listing as an endangered species (89 FR 102074). Suckleyµs is an obligate social parasite of social bumble bees in the genus %ombus. Suckleyµs cannot successfully reproduce without the availability of suitable host colonies. It is a semi- specialist parasite and confirmed to usurp nests of Western bumble bee (Bombus occidentalis) and Nevada bumble bees (Bombus neYadensis) (Service 2024). %ased on the best available information, no Suckleyµs have been observed in Colorado since 2014 despite ongoing surveys. The Species Status Assessment (SSA) shows observations since 2018 occur only in northern latitudes, primarily in Canada (Service 2024), but the species may persist in high quality upper elevation habitats in western States. While Suckleyµs is proposed for listing, there is no prohibition of ²take³ under Section 9 of the ESA; therefore, projects without a federal nexus, do not need to engage with the Service to exempt take under the ESA. However, we encourage everyone to incorporate conservation measures benefiting pollinators and pollinator habitat into projects. Examples include retaining suitable foraging (diversity and abundance of native floral resources), nesting (suitable host colony above or below ground), and overwintering habitat (loose substrates such as leaf litter, duff, rotting logs); maintaining habitat for host bumble bees by avoiding impacts to abandoned underground holes (rodent burrows); and revegetation efforts that include native seed mixes with a diversity of nectar plants (https://www.xerces.org/monarchs/monarch-nectar-plant- guides) to promote an abundance and diversity of native floral resources. Additionally, we recommend supporting and conducting general bumble bee and pollinator surveys. <ou may also consider tools that offer regulatory assurances should Suckleyµs become a listed species. For example, on January 22, 2026, the Service Proposed a Nationwide Conservation Benefit Agreement for Bumble Bees. At this time, the Colorado Field Office will not be participating in voluntary conferences for the species. Nationally, the Service is developing range-wide consultation guidance and streamlining tools for the Suckleyµs, and we will share these as they become available. 0onarch %Xtterfl\: The monarch butterfly ('anaus ple[ippus) was proposed threatened under the Endangered Species Act (ESA) on December 12, 2024 (89 FR 100662). The proposed listing rule, including a special 4(d) rule, and proposed critical habitat in the California winter range, are available on the species webpage: https://ecos.fws.gov/ecp/species/9743 and at https:// www.fws.gov/species/monarch-danaus-plexippus. Two monarch butterfly populations occupy North America ° the eastern population which is east of the Rocky Mountains, and the western population which is west of the Rocky Mountains. The eastern population supports well over 90% of the monarchs in North America. Colorado supports both populations. In Colorado, monarch butterfly habitat consists of grasslands, prairies, riparian areas, and urban gardens that support milkweed and a variety of nectar plants. We recommend agencies include proactive conservation measures into their projects such as restoring disturbed areas with local seed mixes with a diversity of nectar plants (http://www.xerces.org/monarch-nectar-plants/) and evaluating the full impact of their action (including conservation measures) when considering whether their project will jeopardize the species. Project code: 2026-0055885 02/26/2026 23:35:15 UTC 4 of 17 Ƒ Ƒ Ƒ Ƒ Ƒ While the monarch butterfly is proposed for listing, there is no prohibition of ²take³ under Section 9 of the ESA; therefore, projects without a federal nexus, do not need to engage with the Service to exempt take under the ESA. However, we encourage everyone to include conservation measures to benefit monarch butterflies and other pollinators into projects. <ou may also consider tools that offer regulatory assurances should the monarch become a listed species such as Conservation Benefit Agreements (CBAs), or you may qualify to enroll into the Candidate Conservation Agreement with Assurances for the Monarch Butterfly. At this time, the Colorado Field Office will not be participating in voluntary conferences for the species. It is unlikely that typical localized actions in Colorado, especially those with temporary impacts in migratory or breeding habitat, will jeopardize the species. . Nationally, the Service continues to develop range-wide consultation guidance and streamlining tools for the Monarch butterfly and other pollinators. Migratory Birds: In addition to responsibilities to protect threatened and endangered species under the ESA, there are additional responsibilities under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to protect native birds from project-related impacts. Any activity resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more information regarding these Acts, see https://www.fws.gov/program/migratory-bird-permit/what- we-do. It is the responsibility of the project proponent to comply with these Acts by identifying potential impacts to migratory birds and eagles within applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan (when there is no federal nexus). Proponents should implement conservation measures to avoid or minimize the production of project-related stressors or minimize the exposure of birds and their resources to the project-related stressors. For more information on avian stressors and recommended conservation measures, see https://www.fws.gov/library/collections/threats-birds. In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities that might affect migratory birds, to minimize those effects and encourage conservation measures that will improve bird populations. Executive Order 13186 provides for the protection of both migratory birds and migratory bird habitat. For information regarding the implementation of Executive Order 13186, please visit https://www.fws.gov/partner/council-conservation-migratory-birds. We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the ESA. Please include the Consultation Code found in the header of this letter with any request for consultation or correspondence about your project that you submit to our office at GrandJunctionES@fws.gov. Attachment(s): Official Species List USFWS National Wildlife Refuges and Fish Hatcheries Bald & Golden Eagles Migratory Birds Wetlands Project code: 2026-0055885 02/26/2026 23:35:15 UTC 5 of 17 OFFICIAL SPECIES LIST This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: Western Colorado Ecological Services Field Office 445 West Gunnison Avenue, Suite 240 Grand Junction, CO 81501-5711 (970) 628-7180 Project code: 2026-0055885 02/26/2026 23:35:15 UTC 6 of 17 PROJECT SUMMARY Project Code: 2026-0055885 Project Name: Hardwick Crossing PUD Project Type: Residential Construction Project Description: Hardwick Crossing PUD Project Location: The approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@39.4833742,-107.29482099515553,14z Counties: Garfield County, Colorado Project code: 2026-0055885 02/26/2026 23:35:15 UTC 7 of 17 1. ENDANGERED SPECIES ACT SPECIES There is a total of 12 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. Note that 4 of these species should be considered only under certain conditions. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. 1 Project code: 2026-0055885 02/26/2026 23:35:15 UTC 8 of 17 Ƒ Ƒ MAMMALS NAME STATUS Canada Lynx Lynx canadensis Population: Wherever Found in Contiguous U.S. There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/3652 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/11108.pdf Threatened Gray Wolf Canis lupus Population: CO No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/4488 Experimental Population, Non- Essential BIRDS NAME STATUS Mexican Spotted Owl Strix occidentalis lucida There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/8196 Threatened Yellow-billed Cuckoo Coccyzus americanus Population: Western U.S. DPS There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/3911 Threatened FISHES NAME STATUS Bonytail Gila elegans There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/1377 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/10417.pdf Endangered Colorado Pikeminnow Ptychocheilus lucius Population: Wherever found, except where listed as an experimental population There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/3531 Endangered Project code: 2026-0055885 02/26/2026 23:35:15 UTC 9 of 17 Ƒ Ƒ NAME STATUS General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/10418.pdf Humpback Chub Gila cypha There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/3930 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/10419.pdf Threatened Razorback Sucker Xyrauchen texanus There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/530 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/10420.pdf Endangered INSECTS NAME STATUS Monarch Butterfly Danaus plexippus There is proposed critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/9743 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/11011.pdf Proposed Threatened Silverspot Speyeria nokomis nokomis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/2813 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/11107.pdf Threatened Suckley's Cuckoo Bumble Bee Bombus suckleyi Population: No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/10885 Proposed Endangered FLOWERING PLANTS Project code: 2026-0055885 02/26/2026 23:35:15 UTC 10 of 17 1. 2. 3. NAME STATUS Ute Ladies'-tresses Spiranthes diluvialis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/2159 General project design guidelines: https://ipac.ecosphere.fws.gov/project/TJ2WRR5CNBELVLHZSCT2IGKJFI/documents/ generated/10383.pdf Threatened CRITICAL HABITATS THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. YOU ARE STILL REQUIRED TO DETERMINE IF YOUR PROJECT(S) MAY HAVE EFFECTS ON ALL ABOVE LISTED SPECIES. USFWS NATIONAL WILDLIFE REFUGE LANDS AND FISH HATCHERIES Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a 'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any questions or concerns. THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA. BALD & GOLDEN EAGLES Bald and Golden Eagles are protected under the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act (MBTA) . Any person or organization who plans or conducts activities that may result in impacts to Bald or Golden Eagles, or their habitats, should follow appropriate regulations and consider implementing appropriate avoidance and minimization measures, as described in the various links on this page. The Bald and Golden Eagle Protection Act of 1940. The Migratory Birds Treaty Act of 1918. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) There are Bald Eagles and/or Golden Eagles in your project area. Measures for Proactively Minimizing Eagle Impacts For information on how to best avoid and minimize disturbance to nesting bald eagles, please review the National Bald Eagle Management Guidelines. You may employ the timing and activity-specific distance recommendations in this document when designing your project/ 2 1 Project code: 2026-0055885 02/26/2026 23:35:15 UTC 11 of 17 activity to avoid and minimize eagle impacts. For bald eagle information specific to Alaska, please refer to Bald Eagle Nesting and Sensitivity to Human Activity. The FWS does not currently have guidelines for avoiding and minimizing disturbance to nesting Golden Eagles. For site-specific recommendations regarding nesting Golden Eagles, please consult with the appropriate Regional Migratory Bird Office or Ecological Services Field Office. If disturbance or take of eagles cannot be avoided, an incidental take permit may be available to authorize any take that results from, but is not the purpose of, an otherwise lawful activity. For assistance making this determination for Bald Eagles, visit the Do I Need A Permit Tool. For assistance making this determination for golden eagles, please consult with the appropriate Regional Migratory Bird Office or Ecological Services Field Office. Ensure Your Eagle List is Accurate and Complete If your project area is in a poorly surveyed area in IPaC, your list may not be complete and you may need to rely on other resources to determine what species may be present (e.g. your local FWS field office, state surveys, your own surveys). Please review the Supplemental Information on Migratory Birds and Eagles, to help you properly interpret the report for your specified location, including determining if there is sufficient data to ensure your list is accurate. For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to bald or golden eagles on your list, see the "Probability of Presence Summary" below to see when these bald or golden eagles are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 Golden Eagle Aquila chrysaetos This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1680 Breeds Dec 1 to Aug 31 PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Probability of Presence () Project code: 2026-0055885 02/26/2026 23:35:15 UTC 12 of 17 Ƒ Ƒ Ƒ Ƒ 1. 2. no data survey effort breeding season probability of presence Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Golden Eagle Non-BCC Vulnerable Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Nationwide avoidance and minimization measures for birds https://www.fws.gov/sites/ default/files/documents/nationwide-standard-conservation-measures.pdf Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action MIGRATORY BIRDS The Migratory Bird Treaty Act (MBTA) prohibits the take (including killing, capturing, selling, trading, and transport) of protected migratory bird species without prior authorization by the Department of Interior U.S. Fish and Wildlife Service (Service). The Migratory Birds Treaty Act of 1918. The Bald and Golden Eagle Protection Act of 1940. 1 Project code: 2026-0055885 02/26/2026 23:35:15 UTC 13 of 17 3.50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to migratory birds on your list, see the "Probability of Presence Summary" below to see when these birds are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 Black Swift Cypseloides niger This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/8878 Breeds Jun 15 to Sep 10 Broad-tailed Hummingbird Selasphorus platycercus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/11935 Breeds May 25 to Aug 21 Cassin's Finch Haemorhous cassinii This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9462 Breeds May 15 to Jul 15 Clark's Nutcracker Nucifraga columbiana This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions (BCRs) in the continental USA https://ecos.fws.gov/ecp/species/9421 Breeds Jan 15 to Jul 15 Evening Grosbeak Coccothraustes vespertinus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9465 Breeds May 15 to Aug 10 Golden Eagle Aquila chrysaetos This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1680 Breeds Dec 1 to Aug 31 Lewis's Woodpecker Melanerpes lewis This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9408 Breeds Apr 20 to Sep 30 Project code: 2026-0055885 02/26/2026 23:35:15 UTC 14 of 17 no data survey effort breeding season probability of presence NAME BREEDING SEASON Olive-sided Flycatcher Contopus cooperi This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/3914 Breeds May 20 to Aug 31 Pinyon Jay Gymnorhinus cyanocephalus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9420 Breeds Feb 15 to Jul 15 Virginia's Warbler Leiothlypis virginiae This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9441 Breeds May 1 to Jul 31 Western Grebe Aechmophorus occidentalis This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/6743 Breeds Jun 1 to Aug 31 PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Probability of Presence () Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. Project code: 2026-0055885 02/26/2026 23:35:15 UTC 15 of 17 Ƒ Ƒ Ƒ SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Black Swift BCC Rangewide (CON) Broad-tailed Hummingbird BCC Rangewide (CON) Cassin's Finch BCC Rangewide (CON) Clark's Nutcracker BCC - BCR Evening Grosbeak BCC Rangewide (CON) Golden Eagle Non-BCC Vulnerable Lewis's Woodpecker BCC Rangewide (CON) Olive-sided Flycatcher BCC Rangewide (CON) Pinyon Jay BCC Rangewide (CON) Virginia's Warbler BCC Rangewide (CON) Western Grebe BCC Rangewide (CON) Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Nationwide avoidance and minimization measures for birds Project code: 2026-0055885 02/26/2026 23:35:15 UTC 16 of 17 Ƒ Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action WETLANDS Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404 of the Clean Water Act, or other State/Federal statutes. For more information please contact the Regulatory Program of the local U.S. Army Corps of Engineers District. Please note that the NWI data being shown may be out of date. We are currently working to update our NWI data set. We recommend you verify these results with a site visit to determine the actual extent of wetlands on site. WETLAND INFORMATION WAS NOT AVAILABLE WHEN THIS SPECIES LIST WAS GENERATED. PLEASE VISIT HTTPS://WWW.FWS.GOV/WETLANDS/DATA/MAPPER.HTML OR CONTACT THE FIELD OFFICE FOR FURTHER INFORMATION. Hardwick Crossing PUD Application Wildlife Impact Report March 2, 2026 55 BACKGROUND & QUALIFICATIONS Colorado Wildlife Science, LLC (CWS) is a small wildlife and ecological consulting firm based in Basalt, Colorado, specializing in wildlife research, management, and monitoring, ecological assessments, wildfire hazard assessments, baseline inventories, ecological planning, habitat management, and ecological restoration. CWS applies a scientifically sound approach to biological resource studies and management. Our work combines professional integrity and strong academic training with extensive experience working for government, private, and non-profit clients. With an extensive network of professional collaborators that includes plant ecologists, foresters, hydrologists, and soil scientists, CWS leverages the collective knowledge of experienced professionals working toward practical, effective and cost saving solutions. CWS provides expert services to a diverse array of clients. Since we are a small company, personal attention is ensured. We combine full in-house GIS (ArcGIS) with real-time, sub-meter GPS to provide state-of-the-art spatial data, analyses, maps, and presentations. Owner and Wildlife Biologist Jonathan Lowsky, M.S. Wildlife Biology, Colorado State University, has a broad range of knowledge. With more than 26 years of professional experience with federal (US Forest Service), state (Colorado Division of Wildlife), and county agencies as well as two major universities (Colorado State University and University of Washington), Jonathan’s career has focused on a diverse array of wildlife. Mr. Lowsky’s experience includes biological assessments and evaluations for NEPA compliance, conservation planning, GIS mapping and modeling, wildlife research, and ecological monitoring design and implementation, as well as wetland and riparian delineations, evaluations, and restoration. He has authored management plans and conservation easement baseline inventory reports and published scientific papers. Jonathan has been directly involved in fire mitigation since 1995 when he directed ponderosa pine fuel reduction, thinning, and habitat improvement efforts on the North Kaibab Ranger District of the Kaibab National Forest. Over the course of 26 years as a professional ecologist he has gained intimate knowledge of ecosystem processes in western Colorado that lead to increased fuel loads, over- mature forest and shrublands, and measures that can be taken to reduce the threat and intensity of wildfires. In addition, I am experienced in mechanical treatments of forest, woodland, and shrubland for the purpose of wildfire mitigation and habitat improvement. Mr. Lowsky strongly believes that these two resource goals are mutually beneficial and measures that prioritize either wildfire mitigation or habitat improvement should consider both goals in the design and implementation of those actions. In addition, Mr. Lowsky is a certified wildland fire mitigation expert and has completed two wildland fire mitigation certification courses: (1) Wildland Fire Assessment Program and (2) National Fire Protection Association (NFPA) FIREWISE - Conducting an Assessment in the Wildland/Urban Interface. A detailed description of Mr. Lowsky’s professional experience and references are available. For additional information, please visit our website at www.coloradowildlifescience.com. 2908211.3 1 HARDWICK CROSSING PUD DEVELOPMENT AND SUBDIVISION IMPROVEMENTS AGREEMENT THIS HARDWICK CROSSING PUD DEVELOPMENT AND SUBDIVISION IMPROVEMENTS AGREEMENT (“SIA”) is made and entered into this ___ day of _________________, 2026, by and between 154 GLENWOOD LLC (“Owner”) and the BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, acting for the County of Garfield, State of Colorado, as a body politic and corporate, directly or through its authorized representatives and agents (“BOCC”). RECITALS 1. Owner is the owner and developer of the Hardwick Crossing PUD (the “Subdivision”), which property is depicted on the Hardwick Crossing Final Plat (“Final Plat” or “Final Plat of the Subdivision”). The real property subject to this SIA (the “Property”) is described in that Final Plat, recorded at Reception Number of the real estate records of Garfield County, Colorado and incorporated by this reference. 2. On _________________, 2026, the BOCC, by Resolution No. ___________, recorded at Reception Number ____________of the real estate records of Garfield County, Colorado, and incorporated by this reference, approved the Final Plat which, among other things, would create 6 lots to be used for a mix-use development. 3. As a condition precedent to the approval of the Final Plat submitted to the BOCC as required by the laws of the State of Colorado and by the Garfield County Land Use and Development Code (“LUDC”), Owner wishes to enter into this SIA with the BOCC. 4. Owner has agreed to execute and deliver a letter of credit or other security in a form satisfactory to the BOCC to secure and guarantee Owner’s performance under this Agreement and 2908211.3 2 has agreed to certain restrictions and conditions regarding the sale of properties and issuance of building permits and certificates of occupancy, all as more fully set forth below. NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants and promises contained herein, the BOCC and Owner (“Parties”) agree as follows: Agreement 1. FINAL PLAT APPROVAL. The BOCC hereby accepts and approves the Final Plat of the Subdivision, on the date set forth above, subject to the terms and conditions of this SIA, Resolution No. ___, the requirements of the LUDC, and any other governmental or quasi- governmental regulations applicable to the Subdivision (“Final Plat Approval”). Recording of the Final Plat in the records of the Garfield County Clerk and Recorder shall be in accordance with this SIA and at the time prescribed herein. Additionally, the Final Plat constitutes a Site Specific Development Plan, and approval of the Final Plat shall create a vested property right pursuant to Article 68 of Title 24, C.R.S., as amended. 2. OWNER’S PERFORMANCE AS TO SUBDIVISION IMPROVEMENTS. a. Completion Date/Substantial Compliance. Owner intends to develop the Property in phases. Owner shall cause to be constructed and installed in the phases described in Exhibit A the subdivision improvements, including off-site improvements, identified in the Exhibits defined in subparagraph 2.a.i, below (collectively, the “Subdivision Improvements”) at Owner’s expense, including payment of fees required by Garfield County and/or other governmental and quasi- governmental entities with regulatory jurisdiction over the Subdivision. The Subdivision Improvements shall be constructed and completed in substantial compliance with the following: 2908211.3 3 i. Plans marked “Approved for Construction” for all Subdivision Improvements prepared by SGM and submitted to the BOCC on _______________, 2026, such plans being summarized in the list of drawings attached to and made a part of this SIA by reference as Exhibit A; the estimate of cost of completion, certified by and bearing the stamp of SGM, Owner’s professional engineer licensed in the State of Colorado (“Owner’s Engineer”), attached to and made a part of this SIA by reference as Exhibit B, which estimate shall include an additional ten (10) percent of the total of each phase for contingencies; and all other documentation required to be submitted along with the Final Plat under pertinent sections of the LUDC (“Final Plat Documents”). ii. All requirements of the Final Plat Approval. iii. All laws, regulations, orders, resolutions and requirements of Garfield County and all special districts and any other governmental entity or quasi- governmental authority(ies) with jurisdiction. iv. The provisions of this SIA. b. Satisfaction of Subdivision Improvements Provisions. The BOCC agrees that if all Subdivision Improvements are constructed and installed in accordance with this paragraph 2; the record drawings have been submitted upon completion of the Subdivision Improvements, as detailed in paragraph 3(c), below; and all other requirements of this SIA have been met, then the Owner shall be deemed to have satisfied all terms and conditions of the Final Plat Approval, the Final Plat Documents, and the LUDC with respect to the installation of the Subdivision Improvements. 3. SECURITY FOR SUBDIVISION IMPROVEMENTS (EXCEPT RE- 2908211.3 4 VEGETATION). a. Subdivision Improvements Letter of Credit and Substitute Collateral. As security for Owner’s obligation to complete the Phase 1 Subdivision Improvements, Owner shall deliver to the BOCC, on or before the date of recording of the Final Plat of the Subdivision, a Letter of Credit in the form agreed to be acceptable to the BOCC, attached to and incorporated in this SIA by reference as Exhibit “C” (the “Phase 1 LOC”), or in a form consistent with the Uniform Commercial Code, C.R.S. § 4-1-101, et seq. and approved by the BOCC. The Phase 1 LOC shall be in the amount of $( full estimate for Phase 1 ), representing the full estimated cost of completing the Phase 1 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs, and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 1 Subdivision Improvements. The Phase 1 LOC shall be valid for a minimum of six (6) months beyond the Phase 1 Completion Date set forth in Paragraph 2.a., above. As security for Owner’s obligation to complete the Phase 2 Subdivision Improvements, Owner shall, prior to commencement of construction of the Phase 2 Subdivision Improvements, either (i) deliver to the BOCC a Letter of Credit in the form of Exhibit C in the amount of $( full estimate for Phase 2 ), representing the full estimated cost of completing the Phase 2 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 2 Subdivision Improvements, or (ii) extend the Phase 1 LOC to a date that is at least six (6) months beyond the Phase 2 Completion Date and 2908211.3 5 increase the amount thereof, if needed, to the amount set forth on Exhibit B for the Phase 2 Subdivision Improvements. As security for Owner’s obligation to complete the Phase 3 Subdivision Improvements, Owner shall, prior to commencement of construction of the Phase 3 Subdivision Improvements, either (i) deliver to the BOCC a Letter of Credit in the form of Exhibit C in the amount of $( full estimate for Phase 2 ), representing the full estimated cost of completing the Phase 3 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 3 Subdivision Improvements, or (ii) extend the Phase 1 LOC to a date that is at least six (6) months beyond the Phase 3 Completion Date and increase the amount thereof, if needed, to the amount set forth on Exhibit B for the Phase 3 Subdivision Improvements. The BOCC, at its sole option, may permit the Owner to substitute collateral other than a Letter of Credit, in a form acceptable to the BOCC, for the purpose of securing the completion of the Subdivision Improvements subject to this Paragraph 3.a. b. LOC Requirements and Plat Recording. Each LOC required by this SIA shall be issued by a state or national banking institution acceptable to the BOCC. If the institution issuing an LOC is not licensed in the State of Colorado and transacting business within the State of Colorado, the LOC shall be “confirmed” within the meaning of the Uniform Commercial Code, Letters of Credit, § 4-5-101, et seq., C.R.S., as amended, by a bank that is licensed to do business in the State of Colorado, doing business in Colorado, and acceptable to the BOCC. Each LOC shall state that presentation of drafts drawn under the LOC shall be 2908211.3 6 at an office of the issuer or confirmer located in the State of Colorado. The Final Plat of the Subdivision shall not be recorded until the security for the Phase 1 Subdivision Improvements described in this paragraph 3 has been received and approved by the BOCC. c. Extension of LOC Expiration Date. If any Completion Date identified in paragraph 2.a., above, is extended by a written amendment to this SIA, the time period for the validity of the applicable LOC shall be similarly extended. For each six (6) month extension, at the sole option of the BOCC, the face amount of the LOC shall be subject to re- certification by Owner’s Engineer of the cost of completion and review by the BOCC. d. Unenforceable LOC. Should an LOC expire or become void or unenforceable for any reason, including bankruptcy of the Owner or the financial institution issuing or confirming the LOC, prior to the BOCC’s approval of Owner’s Engineer’s certification of completion of the phased Subdivision Improvements, as applicable, this SIA shall become void and of no force and effect and the Final Plat shall be vacated pursuant to the terms of this SIA. e. Partial Releases of Security. Owner may request partial releases of the phased LOC and shall do so by means of submission to the Building and Planning Department of a “Written Request for Partial Release of LOC”, in the form attached to and incorporated by this reference as Exhibit D, accompanied by the Owner’s Engineer’s stamped certificate of partial completion of improvements. The Owner’s Engineer’s seal shall certify that the subject Subdivision Improvements have been constructed in accordance with the requirements of this SIA, including all Final Plat Documents and Final Plat Approval. Owner may also request release for a portion of the security upon proof that 1) Owner has a valid contract with a public utility company regulated by the Colorado Public 2908211.3 7 Utilities Commission obligating such company to install certain utility lines; and 2) Owner has paid to the utility company the cost of installation as required by the contract. The BOCC shall authorize successive releases of portions of the face amount of the LOC as portions of the Subdivision Improvements, dealt with in this Paragraph 3, are certified as complete to the BOCC by the Owner’s Engineer and said certification is approved by the BOCC. f. BOCC’s Investigation. Notwithstanding the foregoing, upon submission of the Owner’s Written Request for Partial Release of LOC, along with Owner’s Engineer’s certificate of partial completion of improvements, the BOCC may review the certification and may inspect and review the Subdivision Improvements certified as complete to determine whether or not they have been constructed in compliance with relevant specifications, as follows: i. If no letter of potential deficiency is furnished to Owner by the BOCC within fifteen (15) business days of submission of Owner’s Written Request for Partial Release of LOC, accompanied by Owner’s Engineer’s certificate of partial completion of improvements, all Subdivision Improvements certified as complete shall be deemed approved by the BOCC, and the BOCC shall authorize release of the appropriate amount of security. ii. If the BOCC chooses to inspect and determines that all or a portion of the Subdivision Improvements certified as complete are not in compliance with the relevant specifications, the BOCC shall furnish a letter of potential deficiency to the Owner, within fifteen (15) business days of submission of Owner’s Written Request for Partial Release of LOC, accompanied by Owner’s Engineer’s certificate of partial completion of improvements. 2908211.3 8 iii. If a letter of potential deficiency is issued identifying a portion of the certified Subdivision Improvements as potentially deficient, then all Subdivision Improvements not identified as potentially deficient shall be deemed approved by the BOCC, and the BOCC shall authorize release of the amount of security related to the Subdivision Improvements certified as complete and not identified as potentially deficient. iv. With respect to Subdivision Improvements identified as potentially deficient in a letter of potential deficiency, the BOCC shall have thirty (30) days from the date of the letter to complete the initial investigation, begun under subparagraph 3.f.ii., above, and provide written confirmation of the deficiency(ies) to the Owner. v. If the BOCC finds that the Subdivision Improvements are complete, in compliance with the relevant specifications, then the appropriate amount of security shall be authorized for release within ten (10) business days after completion of such investigation. g. BOCC Completion of Improvements and Other Remedies. If the BOCC finds, within the thirty (30) day period of time defined in subparagraph 3.f.iv. above, that the Subdivision Improvements are not complete, or if the BOCC determines that the Owner will not or cannot construct any or all of the Subdivision Improvements, whether or not Owner has submitted a written request for release of LOC, the BOCC may withdraw and employ from the LOC such funds as may be necessary to construct the Subdivision Improvements in accordance with the specifications, up to the face amount or remaining face amount of the applicable LOC. In such event, the BOCC shall make a written finding regarding Owner’s 2908211.3 9 failure to comply with this SIA prior to requesting payment from the LOC in accordance with the LUDC. In lieu of or in addition to drawing on the LOC, the BOCC may bring an action for injunctive relief or damages for the Owner’s failure to adhere to the provisions of this SIA regarding Subdivision Improvements. The BOCC shall provide the Owner a reasonable time to cure any identified deficiency(ies) prior to requesting payment from the LOC or filing a civil action. h. Final Release of Security. Upon completion of each phased Subdivision Improvements, and including off-site improvements, Owner shall submit to the BOCC, through the Building and Planning Department: 1) record drawings bearing the stamp of Owner’s Engineer certifying that all relevant Subdivision Improvements for the completed phase, including off-site improvements, have been constructed in accordance with the requirements of this SIA, including all Final Plat Documents and the Final Plat Approval, in hard copy and digital format acceptable to the BOCC; 2) copies of instruments conveying real property and other interests which Owner is obligated to convey to any statutory special district or other entity at the time of Final Plat Approval [, unless escrowed in accordance with paragraph __ below]; and 3) a Written Request for Final Release of LOC, in the form attached to and incorporated herein as Exhibit E, along with Owner’s Engineer’s stamp and certificate of final completion of improvements, unless the LOC will be extended to cover the additional phased Subdivision Improvements, in which case the Phase 1 LOC will remain in effect, as amended and extended. The BOCC shall authorize a final release of each LOC after the Subdivision Improvements that are the subject of the LOC are certified as final to the BOCC by the Owner’s Engineer and said final certification is approved by the BOCC. If the BOCC finds that the Subdivision Improvements are complete, in accordance with the 2908211.3 10 relevant specifications, the BOCC shall authorize release of the final amount of security, within ten (10) business days following submission of the Owner’s Written Request for Final Release of LOC accompanied by the other documents required by this paragraph 3.h. i. Notwithstanding the foregoing, upon Owner’s Written Request for Final Release of LOC, accompanied by Owner’s Engineer’s certificate of final completion of improvements, the BOCC may inspect and review the Subdivision Improvements certified as complete. If the BOCC does so review and inspect, the process contained in paragraph 3.f., above, shall be followed. ii. If the BOCC finds that the Subdivision Improvements are complete, in accordance with the relevant specifications, the BOCC shall authorize final release of security within ten (10) days after completion of such investigation. iii. If the BOCC finds that the Subdivision Improvements are not complete, in accordance with the relevant specifications, the BOCC may complete remaining Subdivision Improvements, or institute court action in accordance with the process outlined in paragraph 3.g., above. 4. SECURITY FOR REVEGETATION. a. Revegetation LOC and Substitute Collateral. $____________ of the face amount of each LOC specified in Paragraph 3a, above, shall be allocated to revegetation of disturbed areas within each Phase (“Revegetation LOC”), the cost for which is detailed as a subdivision improvement in Exhibit B. The Revegetation LOC shall be valid for a minimum of two (2) years following the final phase’s Completion Date. The BOCC, at its sole option may permit the Owner to substitute collateral other than a Letter of Credit, in a form acceptable to the BOCC, for the purpose of securing the completion of revegetation. 2908211.3 11 b. Revegetation LOC General Provisions. The provisions of paragraphs 3.b., 3.c. and 3.d., above, dealing with Letter of Credit requirements, extension of expiration dates, increase in face amounts, plat recording, and plat vacating shall apply to the Revegetation LOC. c. Revegetation Review and Notice of Deficiency. Upon establishment of revegetation, the Owner shall request review of the revegetation work by the Garfield County Vegetation Management Department, by telephone or in writing. Such review shall be for the purpose of verification of success of revegetation and reclamation in accordance with the Garfield County Weed Management Plan 2000, adopted by Resolution No. 2002-94 and recorded in the Office of the Garfield County Clerk and Recorder as Reception No. 580572, as amended, and the revegetation/reclamation plan titled _____________ and dated _________________ for the Subdivision submitted as part of the Final Plat Documents. If the Vegetation Management Department refuses approval and provides written notice of deficiency(ies), the Owner shall cure such deficiency(ies) by further revegetation efforts, approved by the Vegetation Management Department, as such efforts may be instituted within the two (2) years following the final phase’s Completion Date, as applicable. d. Single Request for Release of Revegetation LOC. Following receipt of written approval of the Vegetation Management Department, the Owner may request release of the Revegetation LOC and shall do so by means of submission to the BOCC, through the Building and Planning Department, of a Written Request for Release of Revegetation LOC, in the form attached to and incorporated herein by reference as Exhibit E, along with certification of completion by the Owner, or Owner’s agent with knowledge, and a copy of the written approval of the Vegetation Management Department. It is specifically understood 2908211.3 12 by the parties that the Revegetation LOC is not subject to successive partial releases, as authorized in paragraph 3.e., above. Further, the Revegetation LOC and the BOCC’s associated rights to withdraw funds and bring a court action may survive final release of the LOC securing other Subdivision Improvements, defined in paragraph 3.a., above. e. BOCC’s Completion of Revegetation and Other Remedies. If Owner’s revegetation efforts are deemed by the BOCC to be unsuccessful, in the sole opinion of the BOCC upon the recommendation of the Vegetation Management Department, or if the BOCC determines that the Owner will not or cannot complete revegetation, the BOCC, in its discretion, may withdraw and employ from the Revegetation LOC such funds as may be necessary to carry out the revegetation work, up to the face amount of the Revegetation LOC. In lieu of or in addition to drawing on the Revegetation LOC, the BOCC may bring an action for injunctive relief or damages for the Owner’s failure to adhere to the provisions of this SIA related to revegetation. The BOCC shall provide the Owner a reasonable time to cure any identified deficiency prior to requesting payment from the Revegetation LOC or filing a civil action. 5. WATER SUPPLY AND WASTEWATER COLLECTION. As stated in paragraph 13, below, prior to issuance by the BOCC of any certificates of occupancy for any residences or other habitable structures constructed within the Subdivision, Owner shall install, connect, and make operable a water supply and distribution system for potable water, fire protection, non-potable irrigation water, and a wastewater/sewer collection system in accordance with approved plans and specifications. All easements and rights-of-way necessary for installation, operation, service and maintenance of such water supply and distribution system(s) and wastewater collection system shall be as shown on the Final Plat. Owner shall deposit with the Garfield County Clerk and 2908211.3 13 Recorder executed originals of the instruments of conveyance for easements appurtenant to the water and wastewater system(s), for recordation following recording of the Final Plat and this SIA, unless such easements are established on the Final Plat. All facilities and equipment contained within the water supply and wastewater collection system(s) shall be transferred by Owner to the applicable special district or municipality by bill of sale. If a third-party water or sewer service entity requires warranty of the system(s), Owner shall provide proof to the BOCC that such warranty is in effect and, if necessary, has been assigned. 6. ROADS. Pursuant to the Final Plat Approvals, all roads within the Subdivision shall be private and privately owned and maintained. Owner shall be solely responsible for the maintenance, repair, and upkeep of said rights-of-way, including the traveled surface of the roadways and portions of the rights-of-way outside of the traveled surface. The BOCC shall not be obligated to maintain any road rights-of-way within the Subdivision. 7. PUBLIC UTILITY RIGHTS-OF-WAY. Whether or not utility easements exist elsewhere in the Subdivision, all road rights-of-way within the Subdivision shall contain rights-of- way for installation and maintenance of utilities. Public utility easements shall be dedicated by the Owner to the public utilities on the face of the Final Plat, subject to the Garfield County Road and Right-of-Way Use Regulations, recorded as Reception No. 643477, in the records of the Garfield County Clerk and Recorder, as amended. Owner shall be solely responsible for the maintenance, repair and upkeep of said public utility easements, unless otherwise agreed to with the public utility company(ies). The BOCC shall not be obligated for the maintenance, repair, and upkeep of any utility easement within the Subdivision. In the event a utility company, whether publicly or privately owned, requires conveyance of the easements dedicated on the face of the Final Plat by separate document, Owner shall execute and record the required conveyance documents. 2908211.3 14 8. INTENTIONALLY DELETED. 9. INDEMNITY. The Owner shall indemnify and hold the BOCC harmless and defend the BOCC from all claims which may arise as a result of the Owner’s installation of the Subdivision Improvements, including off-site improvements and revegetation, and any other agreement or obligation of Owner, related to development of the Subdivision, required pursuant to this SIA. The Owner, however, does not indemnify the BOCC for claims made asserting that the standards imposed by the BOCC are improper or the cause of the injury asserted, or from claims which may arise from the negligent acts or omissions of the BOCC or its employees. The BOCC shall notify the Owner of receipt by the BOCC of a notice of claim or a notice of intent to sue, and the BOCC shall afford the Owner the option of defending any such claim or action. Failure to notify and provide such written option to the Owner shall extinguish the BOCC’s rights under this paragraph. Nothing in this paragraph shall be construed to constitute a waiver of governmental immunity granted to the BOCC by Colorado statutes and case law. 10. ROAD IMPACT FEE. Pursuant to the Garfield County subdivision regulations, the following Road Impact Fees apply within the Subdivision: $___________ per residential unit. The Road Impact Fee will be collected at the time a building permit issues for a structure within the Subdivision. 11. FEES IN LIEU OF DEDICATION OF SCHOOL LAND. Owner shall make a cash deposit in lieu of dedicating land to the RE-1 School District, calculated in accordance with the LUDC and the requirements of state law. The Owner and the BOCC acknowledge and agree that the cash in lieu payment for the Subdivision is calculated as follows: Unimproved per acre market value of land, based upon an appraisal submitted to the BOCC by Owner, i.e. $_________________; and 2908211.3 15 Land dedication standard: 21 multi-family dwelling units x .015 acres equals .315 acres. The Owner, therefore, shall pay to the Garfield County Treasurer, at or prior to the time of recording of the Final Plat, _______________ ($___________) as a payment in lieu of dedication of land to the RE-1 School District. Said fee shall be transferred by the BOCC to the school district in accordance with the provisions of § 30-28-133, C.R.S., as amended, and the LUDC. The Owner agrees that it is obligated to pay the above-stated fee, accepts such obligations, and waives any claim that Owner is not required to pay the cash in lieu of land dedication fee. The Owner agrees that Owner will not claim, nor is Owner entitled to claim, subsequent to recording of the Final Plat of the Subdivision, a reimbursement of the fee in lieu of land dedication to the RE-1 School District. 12. SALE OF LOTS. No lots, tracts, or parcels within the Subdivision may be separately conveyed prior to recording of the Final Plat in the records of the Garfield County Clerk and Recorder. 13. BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY. As one remedy for breach of this SIA, the BOCC may withhold issuance of building permits for any residence or other habitable structure to be constructed within the Subdivision. Further, no building permit shall be issued unless the Owner demonstrates to the satisfaction of the Carbondale & Rural Fire Protection District (“District”), if the District has so required, that there is adequate water available to the construction site for the District’s purposes [and all applicable District fees have been paid to the District]. No certificates of occupancy shall issue for any habitable building or structure, including residences, within the Subdivision until all Subdivision Improvements [, except revegetation] and including off-site improvements, have been completed and are operational as 2908211.3 16 required by this SIA. 14. CONSENT TO VACATE PLAT. In the event the Owner fails to comply with the terms of this SIA, the BOCC shall have the ability to vacate the Final Plat as it pertains to any lots for which building permits have not been issued. As to lots for which building permits have been issued, the Plat shall not be vacated and shall remain valid. In such event, the Owner shall provide the BOCC a plat, suitable for recording, showing the location by surveyed legal description of any portion of the Final Plat so vacated by action of the BOCC. If such a Plat is not signed by the BOCC and recorded, or if such Plat is not provided by the Owner, the BOCC may vacate the Final Plat, or portions thereof, by resolution. 2908211.3 17 15. ENFORCEMENT. In addition to any rights provided by Colorado statute, the withholding of building permits and certificates of occupancy, provided for in paragraph 13, above, the provisions for release of security, detailed in paragraph 3, above, and the provisions for plat vacation, detailed in paragraph 14, above, it is mutually agreed by the BOCC and the Owner, that the BOCC, without making an election of remedies, and any purchaser of any lot within the Subdivision shall have the authority to bring an action in the Garfield County District Court to compel enforcement of this SIA. Nothing in this SIA, however, shall be interpreted to require the BOCC to bring an action for enforcement or to withhold permits or certificates or to withdraw unused security or to vacate the Final Plat or a portion thereof, nor shall this paragraph or any other provision of this SIA be interpreted to permit the purchaser of a lot to file an action against the BOCC. 16. NOTICE BY RECORDATION. This SIA shall be recorded in the Office of the Garfield County Clerk and Recorder and shall be a covenant running with title to all lots, tracts and parcels within the Subdivision. Such recording shall constitute notice to prospective purchasers and other interested persons as to the terms and provisions of this SIA. 17. SUCCESSORS AND ASSIGNS. The obligations and rights contained herein shall be binding upon and inure to the benefit of the successors and assigns of the Owner and the BOCC. 18. CONTRACT ADMINISTRATION AND NOTICE PROVISIONS. The representatives of the Owner and the BOCC, identified below, are authorized as contract administrators and notice recipients. Notices required or permitted by this SIA shall be in writing and shall be effective upon the date of delivery, or attempted delivery if delivery is refused. Delivery shall be made in person, by certified return receipt requested U.S. Mail, receipted delivery service, or facsimile transmission, addressed to the authorized representatives of the BOCC and the Owner at the address or facsimile number set forth below: 2908211.3 18 Owner: BOCC: ______________________________ ______________________________ ______________________________ ______________________________ w/copy to, ______________________________ ______________________________ ______________________________ ______________________________ Board of County Commissioners of Garfield County, Colorado c/o Building & Planning Dir. 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Phone: (970) 945-8212 Fax: (970) 384-3470 19. AMENDMENT AND SUBSTITUTION OF SECURITY. This SIA may be modified, but only in writing signed by the parties hereto, as their interests then appear. Any such amendment, including, by way of example, extension of the Completion Date, substitution of the form of security, or approval of a change in the identity of the security provider/issuer, shall be considered by the BOCC at a scheduled public meeting. If such an amendment includes a change in the identity of the provider/issuer of security, due to a conveyance of the Subdivision by the Owner to a successor in interest, Owner shall provide a copy of the recorded assignment document(s) to the BOCC, along with the original security instrument. Notwithstanding the foregoing, the parties may 2908211.3 19 change the identification of notice recipients and contract administrators and the contact information provided in paragraph 18, above, in accordance with the provisions of that paragraph and without formal amendment of this SIA and without consideration at a BOCC meeting. 20. COUNTERPARTS. This SIA may be executed in counterparts, each of which shall be deemed an original, and all of which, when taken together, shall be deemed one and the same instrument. 21. VENUE AND JURISDICTION. Venue and jurisdiction for any cause arising out of or related to this SIA shall lie with the District Court of Garfield County, Colorado, and this SIA shall be construed according to the laws of the State of Colorado. 22. VESTED RIGHTS. The Final Plat constitutes a Site Specific Development Plan. The BOCC agrees that Owner shall have a vested property right for a period of fifteen years from the date of recordation of this SIA (the “Vested Rights Period”) to undertake and complete development of the Property in accordance with the Final Plat Documents and this SIA. In connection with the foregoing, (i) the maximum number of residential dwelling units and acres for residential use set forth in the Final Plat Documents, as such Final Plat Documents may be amended from time to time upon County approval; (ii) the right to develop the Property in accordance with the uses, densities, and general locations set forth in the Final Plat Documents; (iii) the right to develop the Property in accordance with the design and development standards set forth in the LUDC and the terms and conditions set forth in the Final Plat Documents are hereby vested for the Vested Rights Period. Except as otherwise provided by statue, after the Effective Date, the County shall not take any zoning or land use action regarding the Property which would have the effect of altering, impairing, preventing, diminishing, imposing a moratorium on development, delaying, or otherwise adversely affecting any of Owner’s vested rights set forth in this Agreement. 2908211.3 20 [Space intentionally left blank; signature pages follow] 2908211.3 21 IN WITNESS WHEREOF, the parties have signed this SIA to be effective upon the date of Final Plat Approval for the Subdivision. BOARD OF COUNTY COMMISSIONERS ATTEST: OF GARFIELD COUNTY, COLORADO _________________________ By: ___________________________ Clerk to the Board Chairman Date: __________________________ OWNER By: ____________________________ ________________________________ (Name and Title) Date: __________________________ STATE OF COLORADO ) )ss. COUNTY OF GARFIELD ) Subscribed and sworn to before me by ________________________, an authorized representative of __________________, Owner of the Subdivision, this ___ day of __________________, 20__. WITNESS my hand and official seal. My commission expires: ____________________________ _______________________________ Notary Public 2908211.3 22 EXHIBIT A Phasing and List of Plans and Drawings of Subdivision Improvements • TBD List of Subdivision Improvements Plans and Drawings [to be added] 2908211.3 23 EXHIBIT B Cost Estimate 2908211.3 24 EXHIBIT C Copy of Letter of Credit 2908211.3 25 EXHIBIT D Form Written Request for Partial Release of LOC Board of County Commissioners Garfield County, Colorado c/o Director of Community Development 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: _______________Subdivision This request is written to formally notify the BOCC of work completed for _____________________ Subdivision. As Owner [On behalf of the Owner], we request that the BOCC review the attached Engineer’s Certificate of Partial Completion and approve a reduction in the face amount of the Letter of Credit in the amount of $____________________, to a reduced face amount of $_____________________. Attached is the certified original cost estimate and work completed schedule, showing: Engineers Cost Estimate _____________ Work Completed, less 10% _____________ Reduced Face Amount of LOC _____________ Based on periodic observation and testing, the construction has been completed, to date, in accordance with the intent of the plans and specifications that were reviewed and approved by the BOCC’s representatives and referenced in Paragraph 2 of the Subdivision Improvements Agreement between the BOCC and the Owner. If further information is needed, please contact _________________________, at ___________. _____________________________ Owner or _____________________________ Owner’s Representative/Engineer 2908211.3 26 EXHIBIT E Written Request for Final Release of LOC/Revegetation LOC REQUEST FOR FINAL RELEASE OF LETTER OF CREDIT Board of County Commissioners Garfield County, Colorado c/o Director of Building and Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: _______________Subdivision This request is written to formally notify the BOCC of work completed for _____________________ Subdivision. As Owner [On behalf of the Owner], we request that the BOCC review the attached Engineer’s Certificate of Completion and approve a full release of the Letter of Credit in the amount of $____________________. Attached is the certified original cost estimate and work completed schedule, showing that all [improvements] [revegetation] required by the Improvements Agreement and secured by the Letter of Credit have been completed. Also enclosed are the following, required by the Improvements Agreement dated _______ between Owner and the BOCC, recorded at Reception No. ____________ at the Real Estate Records of the Garfield County Clerk and Recorder (the “SIA”): 1. record drawings bearing the stamp of Owner’s Engineer certifying that all [improvements] [revegetation] have been constructed/installed in accordance with the requirements of the SIA, both in hand copy and digital format acceptable to the BOCC; and 2. copies of instruments conveying real property and other interests which Owner was obligated to convey to the homeowner’s association or other entity at the time of final Plat Approval. If further information is needed, please contact _________________________, at ___________. _____________________________ Owner or _____________________________ Owner’s Representative/Engineer EXPECTED TIMEFRAME TO STARTPHASE Infrastructure for Commercial Lots, C-1, C-2, C-3, C-4 0 to 24 months from Recordation of Final Plat Phase I Infrastructure for Residential lots, serving units 1-28. 0 to 18 months from completion of Phase I Phase II Construction of Units 1-5 0 to 18 months from completion of Phase II Phase III Units 6-13, Units 14-20 0 to 18 months from completion of Phase III Phase IV Units 21-28, 0 to 18 months from completion of Phase III Phase V Units 21-28, Common Area C 0 to 18 months from completion of Phase III Phase VI *Applicant reserves the right to build multiple phases concurrently. Draft Hardwick Crossing Project Phasing Plan Phase V Phase VI •Revegetation and landscape of areas affected by infrastructure and grading to start with the completion of Phase I and Phase II. •Common Area “D” park to be completed with Phase IV •Final landscape to be installed as Phases are finished. Any unfinished future phases to be seeded and vegetated. •Current uses on residential area (area South of Flying M Ranch Rd) to continue until infrastructure/grading permits are obtained through Garfield County for Phase II. Phase I (Infrastructure) Page 1 of 5 HARDWICK CROSSING PUD REZONING JUSTIFICATION REPORT (4-203 H) MARCH 19, 2026 This Rezoning Justification Report is required by Sections 6-301 and 4-203 of the Garfield County Land Use and Development Code (“LUDC”) for an application for a Planned Unit Development. This report explains how the proposed PUD zoning satisfies the approval criteria for a rezoning set forth in Section 4-113C. See LUDC Article 6-202.C., Review Criteria. A. Rezoning Criteria Garfield County Land Use and Development Code Section 4-113. Rezoning … C. Review Criteria An application for rezoning shall … meet the following criteria: 1. The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning. 2. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area; 3. The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing; and 4. The proposed rezoning is in general conformance with the Comprehensive Plan and in compliance with any applicable intergovernmental agreement. B. PUD Application Satisfies the Rezoning Criteria 1. The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning; a. Logical and Orderly Development Pattern The Hardwick Crossing PUD, as discussed in detail in the PUD Guide, is located in Garfield County between the City of Glenwood Spring and the Town of Carbondale, it is within the City of Glenwood Springs 3-mile UGB. It is zoned Rural according to the Garfield County Zoning map, and categorized as Residential-Medium on the Garfield County Future Land use Map (the FLUM). Hardwick Crossing is a logical and orderly use of the two parcels, beginning with a residential “village” of 28 workforce housing units enjoying river frontage along the Roaring Fork River. Flowing from the village, there is outdoor and indoor storage for the village residents and an access road and open space separating the village from the more dense mix-use parcels. The mixed use parcel then flow from indoor boat storage to the Commercial Park being closest to the highway access and farthest from the residential village. This organization creates a beautiful oasis along the river for residential Page 2 of 5 life, while providing an easy live/work environment closer to a key Highway 82 corridor. The PUD will consolidate two underutilized parcels to create needed work-force housing development in a key location south of Glenwood Springs. The PUD site plan provides the logical development plan, and the Applicant will work with the County to develop the most logical development pattern and plan. b. Not Spot Zoning Approval of this PUD would not constitute spot zoning under Colorado law. The test for determining whether a particular action is spot zoning is whether the action is designed to relieve a certain piece of property from zoning restrictions in spite of, rather than in conformance with, the County’s Comprehensive Plan. Clark v. City of Boulder, 362 P.2d 160, 162 (Colo. 1961). In other words, spot zoning “creates a small island of property with restrictions on its use different from those imposed on the surrounding property,” and which are not consistent with the County’s Comprehensive Plan. Whitelaw v. Denver City Council, 405 P.3d 433, 445 (Colo. App. 2017). If the rezoning is for the purpose of furthering a comprehensive zoning plan or based on changed conditions, the rezoning is not spot zoning. Id. (citing King's Mill Homeowners Ass'n v. City of Westminster, 192 Colo. 305, 312, 557 P.2d 1186, 1191 (1976) and 3 Arden H. Rathkopf & Daren A. Rathkopf, Rathkopf's The Law of Zoning and Planning § 41:8 (4th ed. 2016)). This PUD is consistent with the Garfield County Comprehensive Plan, is compatible with surrounding land uses, and is not intended merely to relieve a small island from the restrictions of zoning regulations. Instead, this PUD is a systematic and thoughtful revitalization of the entire underutilized vacant area as one contiguous developed mix-use neighborhood. Indeed, the entire point of a PUD is to provide Counties with greater flexibility than traditional zoning, with more detailed site planning than would otherwise occur in traditional zone districts. The Garfield County 2030 Comprehensive Plan Future Land Use Map designates the site as Residential Medium. The Garfield County Code allows a density of up to 15 dwelling units per acre where there is access to public water and sewer systems. (6-401(C)(2)). Water will either be provided by the Roaring Fork Water and Sanitation District. Therefore, the density is entirely appropriate within the limits of the Garfield County Code, which will result in logical and orderly development consistent with the development surrounding the site. The proposed residential uses are a response to changing surrounding land use in Garfield County north of Carbondale and rises to meet critical community demands. The uses will be compatible with the surrounding area, will result in a logical and orderly development pattern, will have significant public benefit and are consistent with the goals and policies of the Garfield County Comprehensive Plan to logically direct the expansion of Garfield County towards existing infrastructure and amenities. 2. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area;1 1 Keep in mind, “it is only when rezoning is in violation of the master plan that there must be some change in the conditions of the neighborhood to support a zoning change.” E.g., Applebaugh v. BOCC of San Miguel County, State of Colo., 837 P.2d 304, 309 (Colo. App. 1992). Page 3 of 5 This area of the County has experienced steady growth over the past two decades, and exponential growth in the past few years with Iron Bridge directly to the south. Although the character of the area has been steadily changing over the past few decades, the most recent changes concern the cost of living and critical demand for housing that has emerged. Indeed, in May 2024, NBC News determined that Garfield County was the most difficult county in the entire country in which to purchase a home.2 A seminal regional housing study determined that, in 2017, that the Roaring Fork Valley region has a shortfall of over 3,900 units and projected that this shortfall would increase to over 5,700 units by 2027.3 The housing shortfall detrimentally impacts the local and regional economy in various ways, and presents an existential threat to the short and long term economic viability of the region.4 One important component of that shortfall is housing demand for the “missing middle”—that is, households between 100 and 160 AMI. The housing emergency has not abated and continues to be an issue. For example, in a letter from the Glenwood Springs Senior Planner to the Glenwood Springs Planning and Zoning Commission regarding recommended updates to the 2023 Strategic Housing Plan presented at the September 24, 2024 P&Z meeting, Mr. Fulk-Gray cited that between 2015 and 2022, the Plan Update found that the average home sale price increased 93% and the affordability gap increased from $49,000 to $293,000. The Plan Update notes that only new homes that are affordable to people making 30% to 150% AMI or existing homes in which the affordability is improved will satisfy the identified housing need. The resulting recommendation includes the use of density bonuses in new development. Thus, large-lot estate style homes will not keep up with the changing character and need of the region, nor are they supported by changing policy. These findings are echoed in the Greater Roaring Fork Regional Housing Study published April 1, 2019; and the COVID-19 pandemic’s further exacerbation of has the housing crisis is discussed in The West Mountain Regional Housing Coalition Housing Data Supplement published in August 2022.5 Unfortunately, development in the Roaring Fork Valley has not kept pace with these changing circumstances. For example, only an average of 81 units have been created per year in Glenwood Springs since 2016—only a fraction of which fall into the missing middle—and that, in general, production has been “fairly low.”6 These statistics were only exacerbated during COVID, when Garfield County saw a major influx of residents (mostly wealthy or retired) fleeing more urban areas, further constraining housing supply for central & western Garfield County residents. For these reasons, Garfield County took the initiative to amend its Comprehensive Plan in 2020 to explicitly encourage amendments to PUDs within the County to permit ADUs, and denser residential development. (Policy 1, Strategy vi). The County has a great opportunity to implement this directive in approving the Hardwick Crossing PUD Application, which is exclusively providing workforce housing (as opposed to for sale luxury large lot homes). 2 https://www.nbcnews.com/data-graphics/home-buyer-difficulty-index-findings-rcna152273 3 2017 Regional Housing Study, pp. 34-36 4 2017 Regional Housing Study, pp. 16-17 5 Available at available at: chrome- extension://efaidnbmnnnibpcajpcglclefindmkaj/https://cms5.revize.com/revize/eagle/Document%20Center/Depart ments%20&%20Services/Housing/Housing%20Guidelines%20&%20Studies/2022%20WMRHC%20Housing%20Dat a%20Supplement.pdf. 6 City of Glenwood Springs City Council Meeting, October 17, 2024 (minute 21). Page 4 of 5 The drastic change in desirable, single-family living options has pushed working families further and further west. The PUD will attempt to alleviate the inevitable vehicle trips from western portions of the county to Glenwood Springs, which congests the highway through Silt and New Castle, by providing desirable and attainable housing options for Garfield County residents a short drive into Glenwood Springs. Given the regional nature of travel in Glenwood Springs, locating new development west of the City and near high frequency regional transit will help reduce vehicle travel and congestion for I-70 traffic. Areas of change, such as this site, are therefore targeted for growth to address workforce housing demand and provide a mix of uses that are compatible with existing character and meet local demand. 3. The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing; and Facilities and Services: The PUD will expand the infrastructure and services provided by the RFWSD. This expansion will allow neighbors the opportunity to connect, as well as bolster the district’s resiliency and expand its capacity for future development. The property is also directly along Highway 82, allowing easy access for commuters and commercial traffic. Housing: Identified as the most critical issue facing Garfield County and the greater Roaring Fork Valley and Colorado River Valley, the lack of attainable housing within any reasonable proximity to jobs is a central focus in both the Garfield County and Glenwood Springs comprehensive plans. This PUD’s central focus is to provide the critically needed for-rent workforce housing for Garfield County residents. Traffic: The Glenwood Spring Comprehensive Plan states that Glenwood Springs is a commuting destination, with almost twice as many jobs as workers, and more than 75% of workers commuting into Glenwood Springs, mostly from the north/west by car.7 This commuter traffic through Glenwood Springs causes southbound gridlocks in the morning, and northbound gridlock traffic in the afternoon. Commuters can sit in traffic backing up sometimes miles outside of the City during these rush-hour windows. This property is located south of Glenwood Springs, offering an opportunity to alleviate some traffic through Glenwood Springs. 4. The proposed rezoning is in general conformance with the Comprehensive Plan and in compliance with any applicable intergovernmental agreement. The proposed PUD is in general conformance with the Garfield County Comprehensive Plan. The uses and densities are well within those desired by the County’s Future Land Use Map and are ready and capable of being serviced with central water and sewer service. There is direct access to Highway 82, regional transit, recreation, and employment opportunities. The Property is within the City of Glenwood Springs 3-mile area of influence. The Glenwood Springs Future Land Use Map makes this property with their “place-holder” designation of Low Density Residential. This designation is in conflict with the County’s FLUM, however the City of Glenwood Springs has acknowledged that the Low Density Residential in their future land use map is a placeholder for future development. The Glenwood Springs Comprehensive Plan (2023) does not 7 Glenwood Springs Comprehensive Plan (2023), p. 29. Page 5 of 5 discuss a plan for this area south of the City and the City recently enacted a requirement that all annexations go to a referendum, so annexation seems a very unlikely option. MASTER DECLARATION FOR THE HARDWICK CROSSING PLANNED UNIT DEVELOPMENT [Draft for Review Only – March 9, 2026] [Insert table of contents] MASTER DECLARATION FOR THE HARDWICK CROSSING PLANNED UNIT DEVELOPMENT THIS MASTER DECLARATION FOR THE HARDWICK CROSSING PLANNED UNIT DEVELOPMENT (the "Declaration") dated March 19, 2026, shall be effective upon recordation and is made by 154 Glenwood, LLC, a Colorado limited liability company ("Declarant"). Declarant is the owner of certain real property in Garfield County, Colorado, more particularly described on Exhibit A attached hereto and incorporated herein by this reference (the "Property"). Declarant hereby makes the following grants, submissions, and declarations: ARTICLE I IMPOSITION OF COVENANTS Section 1.01 Purpose. The purpose of this Declaration is to create a Planned Community under the Colorado Common Interest Ownership Act, C.R.S. § 38-33.3-101 et seq. (the “Act”), known as the “Hardwick Crossing Planned Unit Development” (the "Project"). Section 1.02 Intention of Declarant. Declarant desires to protect the value and desirability of the Project, to further a plan for the improvement, sale and ownership of the Lots in the Project, to create a harmonious and attractive development and to promote and safeguard the health, comfort, safety, convenience, and welfare of the Owners. Section 1.03 Submission to Declaration. To accomplish the purposes and intentions recited above, Declarant hereby imposes upon all of the Property the covenants, conditions, restrictions, easements, reservations, rights-of-way, and other provisions of this Declaration, and Declarant hereby declares that all of the Property shall be owned, held, sold, conveyed, encumbered, leased, rented, occupied, maintained, and improved subject to the provisions of this Declaration. Section 1.04 Covenants Running With the Land. All provisions of this Declaration shall be deemed to be covenants running with the land, or as equitable servitudes, as the case may be. The benefits, burdens, and other provisions contained in this Declaration shall be binding upon and shall inure to the benefit of Declarant, all Owners and their respective heirs, executors, administrators, personal representatives, successors, and assigns. ARTICLE II DEFINITIONS The following words, when used in this Declaration, shall have the meanings designated below unless the context expressly requires otherwise: Section 2.01 "Act" means the Colorado Common Interest Ownership Act as defined in ARTICLE I hereof. It is the intent of Declarant that Hardwick Crossing Planned Unit Development be entitled to the exemption for new small planned communities as set forth in C.R.S. § 38-33.3-116(2) to the extent permitted by law. Section 2.02 "Additional Reserved Rights" has the meaning set forth in Section 11.02. Section 2.03 "Allocated Interests" means the undivided interest in the Common Elements, the Common Expense Liability, and the votes in the Association allocated to each of the Lots in the Project. The formulae used to establish the Allocated Interests are described in ARTICLE IV. The Allocated Interests for each Lot are set forth on Exhibit B attached hereto and incorporated herein by this reference. Section 2.04 "Articles of Incorporation" means the Articles of Incorporation of the Hardwick Crossing Planned Unit Development Association, Inc. filed with the Colorado Secretary of State, as amended from time to time. Section 2.05 "Assessments" means the annual, special and Default Assessments levied Pursuant to this Declaration. Section 2.06 "Association" means the Hardwick Crossing Planned Unit Development Association, Inc., a Colorado nonprofit corporation, and its successors and assigns. Section 2.07 "Board of Directors" or "Board" means the governing body of the Association, as provided in this Declaration and in the Articles of Incorporation and Bylaws of the Association, and defined as the "executive board" in the Act. Section 2.08 "Budget" means the annual budget of the projected revenues, expenditures (both ordinary and capital) and reserves for the Association. Section 2.09 "Bylaws" means the bylaws adopted by the Association, as amended from time to time. Section 2.10 "Common Elements" means all portions of the Project excluding the Lots, General Common Elements, and Limited Common Elements. The Common Elements shall be owned by the Owners, each Lot being allocated an undivided interest in the Common Elements as allocated pursuant to ARTICLE IV. Section 2.11 "Common Expenses" means expenditures made or liabilities incurred by or on behalf of the Association, including General Common Expenses and Limited Common Expense. Section 2.12 "Common Expense Liability" means the liability for Common Expenses allocated to each Lot pursuant to this Declaration. Section 2.13 "Project Documents" means the basic documents creating and governing the Project, including, but not limited to, this Declaration, the Articles of Incorporation and Bylaws, the Map, and any Rules and Regulations, and any other Documents or provisions adopted under such documents by the Association or the Board of Directors. Section 2.14 "Costs of Enforcement" means all monetary fees, late charges, interest, expenses, costs, including receiver's and appraiser's fees, collection agency fees, and reasonable attorneys' fees and disbursements, including legal assistants' fees, incurred by the Association in connection with the collection of Assessments or in connection with the enforcement of the terms, conditions and obligations of the Project Documents. Section 2.15 "County" means the County of Garfield, Colorado. Section 2.16 "Declarant" means 154 Glenwood, LLC, a Colorado limited liability company, and its successors and assigns as the same may be specified in a recorded instrument specifically describing those rights of Declarant transferred to a successor or assignee. Section 2.17 "Declaration" means this Declaration, together with any supplement or amendment to this Declaration, and any other recorded instrument however denominated that exercises a Development Right and is executed by Declarant and recorded in the Records. The term Declaration includes the Map, any certificate of completion (as defined in the Act) that is separate from the Map, and all amendments and supplements to this Declaration, the Map, and any separate certificate of completion without specific reference thereto. Section 2.18 "Deed" means each initial deed recorded after the date hereof by which Declarant conveys a Lot and, after the initial sale by Declarant, any deed or other instrument by which an Owner transfers title to a Lot (expressly excluding an instrument creating a Security Interest). Section 2.19 "Default Assessment" means an Assessment levied pursuant to this Declaration in connection with an unpaid amount for which an Owner is responsible including, without limitation, for Costs of Enforcement, overdue amounts charged by the Association to an Owner, liability for negligence and indemnification obligations. Section 2.20 "Development Agreement" means that document entitled "________________" which is recorded with the Clerk and Recorder for Garfield County, Colorado, on ___________ at Reception No. _________, as amended or supplemented from time to time. Section 2.21 "Eligible First Mortgagee" means a First Mortgagee that has notified the Association in writing of its name and address and status as a First Mortgagee and has requested that it receive the notices provided for in ARTICLE XV entitled "Mortgagee Protections." Section 2.22 "Fine" means a monetary penalty imposed by the Association against an Owner for violating terms, conditions, or provisions of the Project Documents. Interest on overdue amounts, late charges, other Costs of Enforcement and Default Assessments (other than any portion thereof which is designated as a Fine) are expressly excluded from the definition of, and shall not be deemed to be, Fines. Section 2.23 "First Mortgagee" means a holder of a Security Interest in a Lot which has priority over all other Security Interests in the Lot. Section 2.24 "General Common Elements" means those portions of the Project depicted on the Plat as General Common Elements. The General Common Elements shall be owned by the Owners, each Lot being allocated an undivided interest in the General Common Elements as allocated pursuant to ARTICLE IV. Section 2.25 "General Common Expenses" means expenditures made or liabilities incurred by or on behalf of the Association pertaining to the General Common Elements, together with any allocations to reserves for the General Common Elements, including, without limiting the generality of the foregoing, the following items: (a) expenses of administration, insurance, operation, and management, repair or replacement of the General Common Elements except to the extent such repairs and replacements are responsibilities of an Owner as provided in this Declaration; (b) expenses identified as General Common Expenses by the provisions of this Declaration or the Bylaws; (c) expenses agreed upon as General Common Expenses by the members of the Association. Section 2.26 "Improvement(s)" means the building(s) (including all fixtures and improvements contained within it) located on the Property in which Lots or Common Elements are located, together with landscaping and hardscaping located on the Property. Section 2.27 "Limited Common Elements" means those parts of the Common Elements that are limited to and reserved for use in connection with one or more, but fewer than all, of the Lots. Without limiting the foregoing, the Limited Common Elements shall include any item designated as "Limited Common Elements" or "LCE" in this Declaration or on the Plat, if any. All Limited Common Elements shall be used in connection with the appurtenant Lot(s) to the exclusion of the use thereof by the other Owners, except by invitation and except as otherwise set forth in ARTICLE X. No reference to Limited Common Elements need be made in any instrument of conveyance or encumbrance in order to convey or encumber the Limited Common Elements appurtenant to a Lot. Section 2.28 "Lot" means a physical portion of the Project which is designated for separate ownership or occupancy and the boundaries of which are described in or determined by this Declaration and depicted on the Plat. Each Lot shall be designated by a separate number, letter, address or other symbol or combination thereof that identifies only one Lot in the Project as more specifically set forth on Exhibit B. Section 2.29 "Majority of Owners" means a majority of the Total Voting Power (rather than a majority of those present or voting by proxy at a meeting or the majority of a quorum). Votes allocated to any Lots owned by the Association may not be cast and shall not be included in any calculation of voting power. Section 2.30 "Management Agreement" means any contract or arrangement entered into for purposes of discharging the responsibilities of the Board of Directors of the Association, relative to the operation, maintenance, and management of the Project. Section 2.31 "Managing Agent" means a person, firm, corporation or other entity employed or engaged as an independent contractor pursuant to a Management Agreement to perform management services for the Association. Section 2.32 "Nonprofit Act" means the Colorado Revised Nonprofit Corporation Act, Articles 121-137, Title 7, Colorado Revise Statutes, as may be amended and supplemented from time to time. Section 2.33 Occupant" means any member of an Owner's family or an Owner's guests, invitees, servants, tenants, employees, or licensees who occupy a Lot or are on the Common Elements for any period of time. Section 2.34 "Owner" means Declarant or any other Person who owns record title to a Lot (including a contract seller but excluding a contract purchaser) but excluding any Person having a Security Interest in a Lot unless such Person has acquired record title to the Lot pursuant to foreclosure or other proceedings or by conveyance in lieu of foreclosure. Section 2.35 "Period of Declarant Control" means the maximum period of time defined and limited by Section 6.05 of this Declaration during which Declarant may, at its option, control the Association. Section 2.36 "Person" means an individual, association, partnership, limited liability company, corporation, trust, governmental agency, political subdivision or other legal entity or any combination thereof Section 2.37 “Plat” means the Final Plat of the Hardwick Crossing PUD, recorded in the records of Garfield County, Colorado as Reception No. ______________. Section 2.38 "Project" has the meaning set forth in Section 1.01 hereof. Section 2.39 "Property" means the real property described in the attached Exhibit A. Section 2.40 “PUD Guide” means that certain Hardwick Crossing PUD Guide approved by the Garfield County Board of County Commissioners recorded in the Records on ________________ as Reception No. ____________. Section 2.41 "Real Estate" means any leasehold or other estate or interest in, over, or under land, including structures, fixtures, and other improvements and interests that, by custom, usage or law, pass with the conveyance of land though not described in the contract of sale or instrument of conveyance. Section 2.42 "Records" means the Office of the Clerk and Recorder of Garfield County. Section 2.43 "Rules and Regulations" means the rules and regulations promulgated by the Association for the management, preservation, safety, control, and orderly operation of the Project in order to effectuate the intent and to enforce the obligations set forth in the Project Documents, as amended and supplemented from time to time. Without limiting the generality of the foregoing, the phrase Rules and Regulations as used in the Project Documents shall not be limited to the provisions of the document(s) entitled Rules and Regulations but instead shall include all policies, procedures, rules, regulations, and/or guidelines as the same may be adopted or amended from time to time by the Board of Directors and shall expressly include, without limitation, any corporate governance policies, and/or any architectural control guidelines. Separate Rules and Regulations may be promulgated to apply to respective Subassociations. Section 2.44 "Security Interest" means an interest in Real Estate or personal property created by contract or conveyance which secures payment or performance of an obligation. The term includes a lien created by a mortgage, deed of trust, trust deed, security deed, contract for deed, land sales contract, lease intended as security, assignment of lease or rents intended as security, pledge of an ownership interest in an Association, and any other consensual lien or title retention contract intended as security for an obligation. The holder of a Security Interest includes any insurer or guarantor of the obligation secured by a Security Interest. Section 2.45 "Special Declarant Rights" has the meaning set forth in Section 14.1 hereof. Section 2.46 "Subassociation(s)" means any other Colorado nonprofit corporation, and its successors and assigns, organized and established pursuant to or in connection with any Supplemental Declaration. Section 2.47 "Subassociation Common Elements" means any interest in real property depicted on a Supplemental Declaration as a Subassociation Common Element. The Subassociation Common Elements shall be owned by the Owners within the respective Subassociation, each Lot being allocated an undivided interest in the Subassociation Common Elements as allocated pursuant to ARTICLE IV. Section 2.48 "Total Voting Power" means the aggregate number of votes of the members of the Association or a Subassociation, as applicable, that are eligible and entitled to vote on or consent to or reject the decision or action in question. ARTICLE III GENERAL RESTRICTIONS APPLICABLE TO THE COMMON INTEREST COMMUNITY Section 3.01 Use and Occupancy of Lots. All Lots shall be used in accordance with the Development Agreement, Project Documents, PUD Guide, and any other applicable laws. Each Owner shall be entitled to the exclusive ownership and possession of his or her Lot, subject to the rights of the Declarant and the Association provided in this Declaration. Section 3.02 Compliance with Laws, Ordinances, Development Agreement and Association Documents. No Lot shall be used for any purpose not permitted by the PUD Guide for the Project, the Development Agreement, or this Declaration. Section 3.03 Use of Common Elements. Except as may be permitted in the Limited Common Elements pursuant to the Project Documents, there shall be no obstruction of the Common Elements, nor shall anything be kept or stored on any part of the Common Elements by any Owner without the prior written approval of the Board of Directors. Nothing shall be altered on, constructed in, or removed from the Common Elements by any Owner without the prior written approval of the Board of Directors. Section 3.04 Prohibition of Increases in Insurable Risks and Certain Activities. Nothing shall be done or kept in any Lot or in or on the Common Elements, or any part thereof, which would result in the cancellation of the insurance on all or any part of the Project or in an increase in the rate of the insurance on all or any part of the Project over what the Association, but for such activity, would pay, without the prior written approval of the Board of Directors. Nothing shall be done or kept in any Lot or in or on the Common Elements which would be in violation of any Applicable Law. No damage to or waste of the Common Elements shall be committed by any Owner or Occupant, and each Owner shall indemnify and hold the Association and the other Owners harmless against all loss resulting from any such damage or waste caused by such Owner or an Occupant of such Owner's Lot (including all Costs of Enforcement incurred in the defense of claims arising by reason of this Section or incurred in establishing the right to indemnification). Failure to so indemnify shall be a default by such Owner under this Section and shall give rise to a Default Assessment against such Owner's Lot. At its own initiative or upon the written request of any Owner, if the Association determines that further action by the Association is proper, the Association shall enforce the foregoing indemnity as a Default Assessment levied against such Lot. Section 3.05 Improvements to General Common Elements. In the event the Board of Directors makes a decision to make improvements to the General Common Elements that were not in place at the time of expiration of the Period of Declarant Control, if possible and practicable, those improvements shall be made in a consistent manner throughout the General Common Elements and the costs of the installment of those improvements and subsequent maintenance, repair and replacement costs shall be allocated as set forth in Section 4.2 and Exhibit B. Section 3.06 Lighting. No lights shall be emitted which are unreasonably bright or cause unreasonable glare; no sound shall be emitted which is unreasonably loud or annoying; and no odor shall be emitted which is nauseous or unreasonably offensive to others. The Association may adopt additional restrictions regarding these matters in the Rules and Regulations or in a separate policy. Section 3.07 Subdivision of Lots; Relocation of Boundaries Between Adjoining Lots. Except as expressly otherwise set forth in connection with the Reserved Declarant Rights, Owner(s) may only subdivide their Lots, relocate boundaries between their Lot and an adjoining Lot, and/or reallocate Limited Common Elements between or among Lots after obtaining the prior approval of the Garfield County Board of County Commissioners, and only up the prior approval of the Board of Directors pursuant to the Rules and Regulations, as well as the consent of all Owners and Eligible First Mortgagees of the Lots affected by such change (a) Creation of Subassociation for Management of Subassociation Common Elements. In the event of future subdivision of a Lot by an Owner, such Owner shall create a Subassociation to manage such Lot’s common facilities. (b) Creation of Subassociation for Lots A1-A4. Lots A1 through A4 (Business Park), shall create a Subassociation contemporaneously with the creation of the Master Association to manage the Lot A Subassociation Common Elements depicted on the Plat. (c) Undivided Interest in the Subassociation Common Elements. The percentage of the undivided interest in the Subassociation Common Elements shall be allocated based on the number of lots within the Subassociation. For example, Lot A Subassociation will split interests equally among Lot A1, Lot A2, Lot A3, and Lot A4. (d) Subassociation Common Expense Liability. The percentage of Subassociation Common Expense Liability shall be allocated by a Supplemental Declaration governing such Subassociation. ARTICLE IV ALLOCATED INTERESTS Section 4.01 Allocation of interests. The Allocated Interests assigned to each Lot are set forth on Exhibit B. These interests have been allocated in accordance with the formulae set out in Section 4.02 below. These formulae are to be used in reallocating interests if Lots are added to the Project, if Lots are converted to a different type of Lot or if Lots are converted to Subassociation Common Elements, General Common Elements or Limited Common Elements. Section 4.02 Formulae for the Allocation of Interests. The interests allocated to each Lot have been calculated by the following formulae and are shown on Exhibit B. (a) Undivided Interest in the General Common Elements. The percentage of the undivided interest in the General Common Elements shall be allocated among all Lots as set forth in Exhibit B. (b) General Common Expense Liability. The percentage of General Common Expense Liability shall be allocated among all Lots in the same manner as the percentage of the undivided interest in the General Common Elements, as set forth in Exhibit B. Allocations for General Common Expense Liability may be further adjusted as set forth in Section 8.4 of this Declaration. (c) Votes. Each Lot shall be allocated a vote as set forth in Exhibit B in the same matter as allocations of undivided interests in the General Common Elements and undivided interests in the Subassociations, as applicable. Section 4.03 Rounding Convention. The total of all Allocated Interests shall be deemed to equal to one hundred percent (100%) for purposes of this Declaration. ARTICLE V LEGAL DESCRIPTION AND TAXATION OF LOTS Section 5.01 Contracts to Convey and Conveyances Subsequent to Recording of Declaration and Map. Subsequent to the recording of this Declaration and the Map, contracts to convey, instruments of conveyance of Lots, and every other instrument affecting title to a Lot shall be in substantially the following form with such omissions, insertions, recitals of fact, or other provisions as may be required by the circumstances or appropriate to conform to the requirements of any governmental authority, practice or usage or requirement of law with respect thereto: Lot _______, according to the Declaration for Hardwick Crossing Planned Unit Development, recorded _____________, 2026, at (Reception No. ____________) and the Map recorded ____________, 2026, (Reception No. ________________) in the office of the Clerk and Recorder of Garfield County, Colorado. Section 5.02 Conveyance Deemed to Include an Undivided Interest in Common Elements. Every instrument of conveyance, Security Interest, or other instrument affecting the title to a Lot which legally describes the Lot substantially in the manner set forth above shall be construed to include the Lot, together with the undivided interest in the Common Elements appurtenant to such Lot, as allocated on Exhibit B, and together with all fixtures and improvements contained in such Lot, and to incorporate all the rights incident to ownership of a Lot and all the limitations of ownership as described in the covenants, conditions, restrictions, easements, reservations, rights-of-way, and other provisions contained in this Declaration and the other Project Documents, including the easement of enjoyment to use the Common Elements. Section 5.03 Separate Tax Assessments. Upon the filing for record of this Declaration and the Map in the Records, Declarant shall deliver a copy of this Declaration to the assessor of each county specified in the Records as provided by law. The lien for taxes assessed shall be confined to the Lot(s). No forfeiture or sale of any Lot for delinquent taxes, assessments, or other governmental charge shall divest or in any way affect the title to any other Lot, including, without limitation, the Common Elements appurtenant to any other Lot. ARTICLE VI MEMBERSHIP AND VOTING RIGHTS IN MASTER ASSOCIATION Section 6.01 Master Association Membership. The Articles of Incorporation shall be filed no later than the date Declarant delivers the first Deed conveying a Lot in the Project. Every Owner shall be a member of the Association and shall remain a member for the period of the Owner's ownership of a Lot. No Owner, whether one or more Persons, shall have more than one membership per Lot owned, but all of the Persons owning a Lot shall be entitled to rights of membership and of use and enjoyment appurtenant to ownership of a Lot. Membership in the Association shall be appurtenant to, and may not be separated from, ownership of a Lot. If title to a Lot is held by more than one Person, such Persons shall appoint and authorize one Person or alternate Persons to represent the Owners of the Lot pursuant to the Bylaws, and there shall be a single registered address for each Lot, as applicable, for notice and delivery purposes as further set forth in the Bylaws. Section 6.02 Voting Rights and Meetings. Each Lot in the Project shall have the votes allocated in accordance with Section 4.02; provided, however, no vote allocated to a Lot owned by the Association may be cast. Cumulative voting shall not be allowed in the election of the Board of Directors or for any other purpose. The voting power required for any action or determination shall be calculated in accordance with the Bylaws. A meeting of the Association shall be held at least once each year, and special meetings of the Association may be called in accordance with the Bylaws. Section 6.03 Meeting to Approve Annual Budget. Prior to the first annual meeting of the Association, and thereafter at the annual meeting of the Association or at a special meeting of the Association called for such purpose, the Owners shall be afforded the opportunity to review the Budget proposed by the Board of Directors, which shall include separate Budgets for Subassociation Common Expenses for the Association's next fiscal year. Only the members of the Board of Directors elected by each Subassociation will be entitled to vote to approve the Budgets applicable to their Subassociation Common Expenses. If for any reason the Owners within a Subassociation are unable to elect the members of the Board of Directors, as the context requires, to represent their interests regarding Subassociation issues, after diligent attempts to do so, then the remaining members of the Board of Directors will be authorized to approve the Budget for Subassociation Common Expenses. A summary of the proposed Budgets approved by the Board of Directors shall be delivered to the Owners within ninety (90) days after approval by the Board of Directors along with a notice of a meeting of the Association to be held not fewer than ten (10) nor more than fifty (50) days after delivery of the summary to the Owners. Unless at the meeting at least sixty-seven percent (67%) of the Total Voting Power reject the proposed Budgets, as applicable, such Budget shall be deemed ratified whether or not a quorum is present at the meeting. In the event a proposed Budget is rejected, the then existing Budget shall continue in effect until such time as a subsequent Budget is proposed by the Board of Directors and is not rejected in accordance with the above procedures. Only the Owners of each separate Subassociation will be entitled to vote to reject the Subassociation Budget in accordance with this Section. Section 6.04 Transfer Information. All Persons who acquire Lot(s) other than from Declarant shall provide written notice of the transfer, together with all information required under the Bylaws and/or the Rules and Regulations, to the Association within ten (10) days after the date of transfer. Such Person shall also provide a true and correct copy of the recorded instrument conveying or transferring the Lot or such other evidence of the conveyance or transfer as is reasonably acceptable to the Association. The Association or Managing Agent shall have the right to charge the Person a reasonable administrative fee for processing the transfer in the records of the Association. Section 6.05 Declarant Control of the Association. There shall be a Period of Declarant Control of the Association, during which Declarant, or Persons designated by Declarant, may appoint and remove the officers of the Association and the members of the Board of Directors. The Period of Declarant Control shall commence upon filing of the Articles of Incorporation and shall terminate no later than the earlier of: (a) sixty (60) days after conveyance of seventy-five percent (75%) of the Lots that may be created to Owners other than a Declarant; (b) two (2) years after Declarant's last conveyance of a Lot in the ordinary course of business; or (c) two (2) years after any right to add new Lots was last exercised. Declarant may voluntarily surrender the right to appoint and remove officers and members of the Board of Directors before the termination of the Period of Declarant Control, but in that event, Declarant may require, for the duration of the Period of Declarant Control, that specified actions of the Association or Board of Directors, as described in a recorded instrument executed by Declarant, be approved by Declarant before they become effective. Section 6.06 Required Election of Owners. Not later than sixty (60) days after conveyance of twenty-five percent (25%) of the Lots that may be created by Declarant to Owners other than Declarant, at least one (1) member and not fewer than twenty-five percent (25%) of the members of the Board of Directors shall be elected by Owners other than Declarant. Not later than sixty (60) days after conveyance of fifty percent (50%) of the Lots that may be created by Declarant to Owners other than Declarant, not fewer than thirty-three and one-third percent (33-1/3%) of the members of the Board of Directors must be elected by Owners other than Declarant. For the avoidance of doubt, the foregoing restrictions on Declarant are not intended to restrict the Declarant, to the extent it then owns one or more Lots, from voting or from running for the Board of Directors as a Lot Owner. Not later than the termination of the Period of Declarant Control, the Owners shall elect all members of the Board of Directors, at least a majority of whom shall be Owners other than Declarant or Designated Representatives of Owners other than Declarant. In order to assure representation of each Subassociation in the affairs of the Association and to protect the valid interests of the Owners within each Subassociation in the operation of the Project following the termination of the Period of Declarant Control, the Owners within each Subassociation, to the extent the same exists, shall be entitled to elect one member of the Board of Directors. The Board of Directors shall elect the officers. The members of the Board of Directors and officers shall take office upon election. Each member of the Board of Directors shall serve for the term specified in the Bylaws and may be removed only in accordance with the Bylaws. Section 6.07 Requirements for Turnover of Declarant Control. Within sixty (60) days after the Owners other than Declarant elect a majority of the members of the Board of Directors, Declarant shall deliver to the Association (a) all property of the Owners and of the Association held by or controlled by Declarant. Section 6.08 Subassociation Voting. All Subassociation issues shall be voted upon or otherwise acted upon by the Owners in the applicable Subassociation at a regular or special meeting of the Association or at such other special meeting of the Subassociation as may be called by the members of the Board of Directors elected by such Subassociation. ARTICLE VII MASTER ASSOCIATION POWERS AND DUTIES Section 7.01 Association Management Duties. Subject to the rights and obligations of Declarant and other Owners as set forth in this Declaration, the Association shall be responsible for the administration and operation of the Project and for the exclusive management, control, maintenance, repair, replacement, and improvement of the Common Elements. The Association shall keep the same in good, clean, attractive, and sanitary condition, order, and repair. The expenses, costs, and fees of such management, operation, maintenance, and repair by the Association shall be part of the Assessments, and prior approval of the Owners shall not be required in order for the Association to pay any such expenses, costs, and fees. The Association shall establish and maintain, out of the installments of the annual Assessments, an adequate reserve account for maintenance, repair, or replacement of those Common Elements that must be maintained, repaired and/or replaced on a periodic basis. The Association shall adopt and amend, annually and in accordance with the provisions hereof, a Budget which will be the basis for collection of Assessments from Owners. The Association shall keep financial records sufficiently detailed to enable the Association to comply with the requirement to provide statements of status of Assessments, as described in Section 8.11. All financial and other records of the Association shall be made reasonably available for examination by any Owner and such Owner's authorized agents and requesting First Mortgagees, all in accordance with the Project Documents. Section 7.02 Association Powers. The Association shall have, subject to the limitations contained in this Declaration, the Bylaws, and the Act, all powers necessary or appropriate for the administration of the affairs of the Association and the upkeep of the Project, which shall include, but not be limited to, the following: (a) Adopt and amend the Bylaws and the Rules and Regulations; (b) Adopt and amend the Budgets; (c) Collect Assessments from Owners; (d) Suspend the voting interests allocated to a Lot, and the right of an Owner to cast such votes, or by proxy the votes of another, during any period in which such Owner is in default in the payment of any Assessment, or during any time in which an Owner is in violation of any other provision of the Project Documents; (e) Subject to Section 7.03, hire and discharge Managing Agents pertaining to a Subassociation and delegate to such Managing Agents the power and duty to enforce the Rules and Regulations and other powers and duties of the Association, subject to the requirements of the Act; (f) Subject to Section 7.03, hire and discharge employees, independent contractors and agents pertaining to a Subassociation other than Managing Agents; (g) Institute, defend or intervene in litigation or administrative proceedings or seek injunctive relief for violations of the Project Documents in the Association's name, on behalf of the Association or on behalf of two or more Owners in matters affecting the Project; (h) Adjust and settle insurance claims; (i) Receive notices, join in any litigation or administrative proceeding, and execute any and all documents in the Association's name, on behalf of the Association, or on behalf of the two or more Owners, in connection with any change in zoning, annexation, subdivision approval, building permit, or other type of govemmental approval required to accomplish or maintain the purposes of the Association; (j) Make contracts and incur liabilities; (k) Regulate the use, maintenance, repair, replacement, and modification of all Common Elements (expressly including the Limited Common Elements), all Association property within the Project or any property which serves the Project but which is outside its boundaries; (l) Establish policies and procedures for entry into Lots under authority granted to the Association in the Project Documents for the purpose of cleaning, maintenance and repair (including emergency repair) and for the purpose of abating a nuisance, or a known or suspected dangerous or unlawful activity; (m) Cause additional improvements to be made as a part of the Common Elements; (n) Acquire, hold, encumber and convey, in the Association's name, any right, title or interest to real estate or personal property (provided that Common Elements may be conveyed or subjected to a Security Interest only pursuant to Section 38-33.3-312 of the Act); (o) Grant easements, including permanent easements, and grant leases, licenses and concessions, through or over the Common Elements; (p) Impose and receive a payment, fee, or charge for (i) services provided to Owners, and (ii) for the use, rental or operation of the Common Elements (other than for the use or rental of the Limited Common Elements); (q) Establish, from time to time, and thereafter impose, charges for late payment of Assessments or any other sums due and, after notice and hearing, levy a Fine for a violation of the Project Documents; (r) Impose a reasonable charge for the preparation and recording of amendments to the Declaration or statements of unpaid Assessments and for services provided to Owners; (s) Recover Costs of Enforcement for collection of Assessments and other actions to enforce the powers of the Association, regardless of whether or not suit was initiated; (t) Provide for the indemnification of the Association's officers and the Board of Directors to the extent permitted by law and maintain directors' and officers' liability insurance; (u) Assign the Association's right to future income, including the right to receive Assessments; (v) Except with respect to members of the Board of Directors appointed by Declarant during the Period of Declarant Control (who may be removed only by Declarant), declare the office of a member of the Board of Directors to be vacant in the event such member is absent from three (3) regular meetings of the Board of Directors during any one-year period; (w) Appoint any committee as required or permitted by the Project Documents, and by resolution, establish committees, permanent and standing, to perform any of the above functions under specifically delegated administrative standards as designated in the resolution establishing the committee; (x) By resolution, set forth policies and procedures which provide for corporate actions and powers which are different than those set forth in the Nonprofit Act, which are permitted to be "otherwise set forth in the Bylaws." Such resolutions shall be given the same force and effect as if specifically enumerated in the Declaration or the Bylaws; (y) Exercise any other powers conferred by the Project Documents, the Act, or the Nonprofit Act or that may otherwise be exercised by entities of the same type as the Association under Colorado law; and (z) Exercise any other power necessary or proper for the governance and operation of the Association. Section 7.03 Actions by Board of Directors. Except as specifically otherwise provided in this Declaration, the Bylaws or the Act, the Board of Directors may act in all instances on behalf of the Association. In the avoidance of doubt, all Subassociation issues shall be voted on and acted upon by the Owners in the applicable Subassociation, or by the member(s) on the Board of Directors elected by the Owners within such Subassociation, in accordance with the Declaration, the Bylaws and the Act. Section 7.04 Board of Directors Meetings. All meetings of the Board of Directors, at which action is to be taken by vote, will be open to the Owners and Eligible First Mortgagees, and agendas for meetings of the Board of Directors shall be made reasonably available for examination by all members of the Association or their representatives and Eligible First Mortgagees, except as set forth in the Bylaws. Section 7.05 Right to Notice and Hearing. Whenever the Project Documents require that an action be taken after "notice and hearing," the following procedure shall be observed: The party proposing to take the action (e.g., the Board of Directors, a committee, an officer, a Managing Agent, etc.) shall give notice of the proposed action to all Owners and Eligible First Mortgagees whose interests the proposing party reasonably determines would be significantly affected by the proposed action. The notice shall be given not less than three (3) days before the proposed action is to be taken. The notice shall include a general statement of the proposed action and the date, time and place of the hearing. At the hearing, the affected Person shall have the right, personally or by a representative, to give testimony orally and/or in writing, subject to reasonable rules of procedure established by the party conducting the hearing to assure a prompt and orderly resolution of the issues. Such evidence shall be considered in making the decision but shall not bind the decision makers. The affected Person shall be notified of the decision in the same manner in which notice of the hearing was given. Any Owner or Eligible First Mortgagee having a right to notice and hearing shall have the right to appeal to the Board of Directors from a decision of a proposing party other than the Board of Directors by filing a written notice of appeal with the Board of Directors within ten (10) days after being notified of the decision. The Board of Directors shall conduct a hearing within forty-five (45) days, giving the same notice and observing the same procedures as were required for the original hearing. Section 7.06 Payments to Working Capital Account. In order to provide the Association with adequate working capital funds, the Association may collect from purchasers, at the time of the initial sale by Declarant of each Lot, an amount not to exceed three (3) months' worth of annual Assessments based on the Association's Budget in effect at the time of the conveyance. Such payments to this fund shall not be considered advance payments of annual Assessments. ARTICLE VIII ASSESSMENTS Section 8.01 Covenant of Personal Obligation for Assessments. Declarant, by creating the Lots pursuant to this Declaration, and all other Owners, by acceptance of the Deed or other instrument of transfer of such Owner's Lot (whether or not it shall be so expressed in such Deed or other instrument of transfer), are deemed to personally covenant and agree with all other Owners and with the Association, and hereby do so covenant and agree to pay to the Association the (a) annual Assessments, (b) special Assessments, and (c) Default Assessments applicable to the Owner's Lot. No Owner may waive or otherwise escape personal liability for the payment of the Assessments provided for in this Declaration by not using the Common Elements or the facilities located on or in the Common Elements or by abandoning or leasi.ng such Owner's Lot. Section 8.02 Lien for Assessments; Assignment of Rents. All Assessments (including installments of the Assessments) arising under the provisions of the Project Documents shall be burdens running with, and a perpetual lien in favor of the Association upon, the specific Lot to which such Assessments apply. To further evidence such lien upon a specific Lot, the Association may prepare a written lien notice setting forth the description of the Lot, the amount of Assessments on the Lot unpaid as of the date of such lien notice, the rate of default interest as set by the Rules and Regulations, the name of the Owner or Owners, and any and all other information that the Association may deem proper. The lien notice shall be signed by a member of the Board of Directors, an officer of the Association, or the Managing Agent and shall be recorded in the Records. Any such lien notice shall not constitute a condition precedent or delay the attachment of the lien, but such lien is a perpetual lien upon the Lot and attaches without notice at the beginning of the first day of any period for which any Assessment is levied. Upon any default in the payment of any Assessments, the Association shall also have the right to appoint a receiver to collect all rents, profits, or other income from the Lot payable to the Owner and to apply all such rents, profits, and income to the payment of delinquent Assessments. Each Owner, by ownership of a Lot, agrees to the assignment of such rents, profits and income to the Association effective immediately upon any default in the payment of annual, special, or Default Assessments. Section 8.03 Annual Assessments. The Association shall levy annual Assessments to pay for the Common Expense Liability allocated to each Lot pursuant to this Declaration. The total annual Assessments shall be based upon the Budget. Any surplus funds of the Association remaining after payment of or provision for Common Expenses and after any prepayment of or provision for reserves, as determined by the Board of Directors, shall be refunded to the Owners in proportion to their Common Expense Liability or credited to them to reduce their future Assessments for Common Expenses, as determined by the Board of Directors in its discretion. Section 8.04 Apportionment of Annual Assessments. The total annual Assessments for any fiscal year of the Association shall be assessed to the Lots in proportion to their percentage of Common Expense Liability as allocated pursuant to Section 4.02, subject to: (a) Common Expenses which are separately metered or assessed to the Lots by third parties or pursuant to service agreements with third parties; (b) General Common Expenses shall be assessed against each Lot as set forth on Exhibit B; (c) Subassociation Common Expenses shall be assessed against each Lot within the relevant Subassociation as set forth on Exhibit B; (d) Common Expenses associated with the operation, maintenance, repair or replacement of Limited Common Elements, which shall be assessed equally or on such other equitable basis as the Board of Directors shall determine to the Lots to which the specific Limited Common Elements are appurtenant; (e) Common Expenses or portions thereof (including Subassociation Common Expenses) benefiting fewer than all of the Lots which shall be assessed exclusively against the Lots benefited, and Common Expenses or portions thereof which benefit certain Lots more than others which shall be allocated in proportion to such benefit; (f) any increased cost of insurance based upon risk which shall be assessed to Lots in proportion to the risk; (g) any Common Expense caused by the misconduct of any Owner(s) or their Occupants, which may be assessed exclusively or on such other equitable basis as the Board of Directors shall determine against such Owner(s); and (h) any expenses which are otherwise charged equally to the Lots. All such allocations of Common Expense Liability to the Lots on a basis other than the Lots' percentage of Common Expense Liability shall be determined by the Board of Directors, by the members of the Board of Directors elected by the Owners of a Subassociation, as applicable. Section 8.05 Special Assessments. In addition to the annual Assessments authorized above, the Board of Directors may at any time and from time to time determine, levy, and assess in any fiscal year a special Assessment applicable to that particular fiscal year (and for any such longer period as the Board of Directors may determine) for the purpose of defraying, in whole or in part, the unbudgeted costs, fees, and expenses of any construction, reconstruction, repair, demolishing, replacement, renovation or maintenance of the Project, specifically including any fixtures and personal property related to it and any other unbudgeted or unanticipated costs of the Association. Any amounts determined, levied, and assessed pursuant to this Declaration shall be assessed to the Lots pursuant to the provisions in Section 6.03, Section 8.02 and Section 8.03 above. In the avoidance of doubt, costs, fees and expenses for work on only Lots within a Subassociation shall be borne only by such Owners. Costs, fees and expenses for work on only Subassociation Common Elements shall be borne by the Owners within the Subassociation only in accordance with their Allocated Interests for Subassociation Common Expenses. Section 8.06 Due Dates for Assessment Payments. Unless otherwise determined by the Board of Directors, the Assessments which are to be paid in installments shall be paid quarterly in advance and shall be due and payable to the Association at its office or as the Board of Directors may otherwise direct in any Management Agreement, without notice (except for the initial notice of any special Assessment), on the date and in the installments determined by the Board of Directors, as set forth in the Rules and Regulations. The Board of Directors may establish different installments for different types of Lots or for Owners of multiple Lots of any type. If any such installment shall not be paid when due and payable, then the Board of Directors may assess a late charge, default interest charges (not to exceed the rate from time to time allowed by Section 38-33.3-315 of the Act or other Applicable Law), fee, or such other charge as the Board of Directors may fix by rule from time to time to cover the extra expenses involved in handling such delinquent Assessment installment. An Owner's Assessment shall be prorated if the ownership of a Lot commences or terminates on a day other than the first day or last day, respectively, of the applicable payment period. However, if the Common Expense Liability is re-allocated in accordance with this Declaration, any installment(s) of an Assessment not yet due shall be recalculated to reflect the re-allocated Common Expense Liability. Section 8.07 Default Assessments. All Costs of Enforcement assessed against an Owner pursuant to the Project Documents, any Fines, and any expense of the Association which is the obligation of an Owner pursuant to the Project Documents and is not paid when due shall become a Default Assessment assessed against the Owner's Lot. Section 8.08 Remedies for Nonpayment of Assessments. If any Assessment (or any installment of the Assessment) is not fully paid when due, then as often as the same may happen, default interest, late charges, and Costs of Enforcement will accrue as set forth in the Rules and Regulations. In addition, if any Assessment (or any installment of the Assessment) is not fully paid within thirty (30) days after the same becomes due and payable, then as often as the same may happen, (a) the Association may declare due and payable all unpaid installments of the annual Assessment or any special Assessment otherwise due during the fiscal year during which such default occurred, (b) the Association may thereafter bring an action at law or in equity, or both, against any Owner personally obligated to pay the same, (c) the Association may proceed to foreclose its lien pursuant to the power of sale granted to the Association by this Declaration or in the manner and form provided by Colorado law for foreclosure of real estate mortgages, (d) the Association may suspend the Owner's right to vote in Association matters until the Assessment is paid, and (e) the Association may pursue any other remedies available pursuant to the Project Documents or Applicable Law. An action at law or in equity by the Association (or counterclaims or cross- claims for such relief in any action) against an Owner to recover a money judgment for unpaid Assessments (or any installment thereof) may be commenced and pursued by the Association without foreclosing or in any way waiving the Association's lien for the Assessments. Foreclosure or attempted foreclosure by the Association of its lien shall not be deemed to estop or otherwise preclude the Association from again foreclosing or attempting to foreclose its lien for any subsequent Assessments (or installments thereof) which are not fully paid when due or for any subsequent Default Assessments. The Association shall have the power and right to bid in or purchase any Lot at foreclosure or other legal sale and to acquire and hold, lease, mortgage, and to convey, or otherwise deal with the Lot acquired in such proceedings. Section 8.09 Purchaser's Liability for Assessments. Notwithstanding the personal obligation of each Owner to pay all Assessments on the Lot, and notwithstanding the Association's perpetual lien upon a Lot for such Assessments, all purchasers of a Lot shall be liable with the prior Owner(s) of such Lot for any and all unpaid Assessments against such Lot, without prejudice to any such purchaser's right to recover from any prior Owner any amounts paid thereon by such purchaser. A purchaser's obligation to pay Assessments shall commence upon the date the purchaser becomes the Owner. For Assessment purposes, the date a purchaser becomes the Owner shall be determined as follows: (a) in the event of a conveyance or transfer by foreclosure, the date a purchaser becomes the Owner shall be deemed to be upon the expiration of all applicable redemption periods; (b) in the event of a conveyance or transfer by deed in lieu of foreclosure a purchaser shall be deemed to become the Owner of the Lot upon the execution and delivery of the deed or other instruments conveying or transferring title to the Lot, irrespective of the date the deed is recorded; and (c) in the event of conveyance or transfer by Deed, a purchaser shall be deemed to become the Owner upon the execution and delivery of the Deed or other instruments conveying or transferring title of the Lot, irrespective of the date the Deed is recorded. However, such purchaser shall be entitled to rely upon the existence and status of unpaid Assessments as shown upon any certificate issued by or on behalf of the Association to such named purchaser pursuant to the provisions of this Declaration. Section 8.10 Waiver of Homestead Exemption; Subordination of Association's Lien for Assessments. By acceptance of the Deed or other instrument of transfer of a Lot, each Owner irrevocably waives the homestead exemption provided by Part 2, Article 41, Title 38, Colorado Revised Statutes, as amended. The Association's perpetual lien on a Lot for Assessments shall be superior to all other liens and encumbrances except the following: (a) real property ad valorem taxes and special assessment liens duly imposed by a Colorado governmental or political subdivision or special taxing Subassociation, or any other liens made superior by statute; (b) liens recorded prior to this Declaration unless otherwise agreed by the parties thereto; (c) the lien of any First Mortgagee except to the extent the Act grants priority for Assessments to the Association. Any First Mortgagee who acquires title to a Lot by virtue of foreclosing a First Mortgage or by virtue of a Deed or assignment in lieu of such a foreclosure, or any purchaser at a foreclosure sale of the First Mortgage, will take the Lot free of any claims for unpaid Assessments and Costs of Enforcement against the Lot which accrue prior to the time such First Mortgagee acquires title to the Lot except to the extent the amount of the extinguished lien may be reallocated and assessed to all Lots as a Common Expense and except to the extent the Act grants lien priority for Assessments to the Association. All other Persons not holding liens described in this Section and obtaining a lien or encumbrance on any Lot after the recording of this Declaration shall be deemed to consent that any such lien or encumbrance shall be subordinate and inferior to the Association's lien for Assessments and Costs of Enforcement as provided in this Article, whether or not such consent is specifically set forth in the instrument creating any such lien or encumbrance. The sale or other transfer of any Lot shall not affect the Association's lien on such Lot for Assessments due and owing prior to the time such purchaser acquired title and shall not affect the personal liability of each Owner who shall have been responsible for the payment thereof except (a) as provided above with respect to First Mortgagees, (b) in the case of foreclosure of any lien enumerated in this Section, and (c) as provided in the next Section. Further, no such sale or transfer shall relieve the purchaser of a Lot from liability for, or the Lot from the lien of, any Assessments made after the sale or transfer. Section 8.11 Statement of Status of Assessments. Within fourteen (14) calendar days after receipt of written notice to the Managing Agent or, in the absence of a Managing Agent, to the Board of Directors and payment of a reasonable fee set from time to time by the Board of Directors as set forth in the Rules and Regulations, any Owner, holder of a Security Interest, prospective purchaser of a Lot or their designees shall be furnished a statement of the Owner's account setting forth: (a) the amount of any unpaid Assessments then existing against a particular Lot; (b) the amount of the current installments of the annual Assessment and the date that the next installment is due and payable; (c) the date(s) for payment of any installments of any special Assessments outstanding against the Lot; and (d) any other information, deemed proper by the Association, including the amount of any delinquent Assessments created or imposed under the terms of this Declaration. Upon the issuance of such a certificate signed by a member of the Board of Directors, by an officer of the Association, or by a Managing Agent, the information contained therein shall be conclusive upon the Association as to the Person or Persons to whom such certificate is addressed and who rely on the certificate in good faith. Section 8.12 Liens. Except for Assessment liens as provided in this Declaration, mechanics' liens (except as prohibited by this Declaration), tax liens, judgment liens and other liens validly arising by operation of law, and liens arising under Security Interests, there shall be no other liens obtainable against the Common Elements or against the interest of any Owner in the Common Elements (except a Security Interest in the Common Elements that may be granted by the Association pursuant to the requirements of the Act). ARTICLE IX MECHANICS' LIENS Section 9.01 Mechanics' Liens. Subsequent to recording of this Declaration and the filing of the Map in the Records, no labor performed or materials furnished for use and incorporated in any Lot with the consent of or at the request of the Owner or the Owner's agent, contractor or subcontractor, shall be the basis for the filing of a lien against a Lot of any other Owner not expressly consenting to or requesting the same, or against any interest in the Common Elements except as to the undivided interest therein appurtenant to the Lot of the Owner for whom such labor shall have been performed or such materials shall have been furnished. Each Owner shall indemnify and hold harmless each of the other Owners and the Association from and against any liability or loss arising from the claim of any mechanics' lien or for labor performed or for materials furnished in work on such Owner's Lot, against the Lot of another Owner or against the Common Elements, or any part thereof. Section 9.02 Enforcement by the Association. At its own initiative or upon the written request of any Owner, if the Association determines that further action by the Association is proper, the Association shall enforce the indemnity provided by the provisions of this ARTICLE XI by collecting from the Owner of the Lot on which the labor was performed or materials furnished the amount necessary to discharge by bond or othe1wise any such mechanics' lien, to pay all costs and reasonable attorneys' fees incidental to the lien, and to obtain a release of such lien. If the Owner of the Lot on which the labor was performed or materials furnished refuses or fails to indemnify within five (5) days after the Association shall have given notice to such Owner of the total amount of the claim, then the failure to so indemnify shall be a default by such Owner under the provisions of this ARTICLE XI, and such amount to be indemnified shall automatically become a Default Assessment determined and levied against such Lot, and enforceable by the Association pursuant to this Declaration. ARTICLE X EASEMENTS Section 10.01 Easement of Enjoyment; Common Elements. Every Owner shall have a perpetual non-exclusive right and easement for the use and enjoyment of, and for access over, across, and upon, any portion of the Common Elements designated for common use, which includes the benefit of a non-exclusive easement of access over, across and upon the Common Elements for the purpose of access to and from the Lot from public ways for both pedestrian and, where appropriate, vehicular travel, which right and easement shall be appurtenant to and pass with the transfer of title to such Lot; provided, however, that such right and easement shall be subject to the following: (a) the covenants, conditions, restrictions, easements, reservations, rights-of-way, and other provisions contained in this Declaration, and the Map; (b) the right of the Association from time to time to assign on an equitable basis portions of the Common Elements such as parking spaces or storage for the exclusive use of the Owner of a particular Lot by a resolution of the Board or other appropriate written instrument; (c) the right of the Association to adopt, from time to time, Rules and Regulations concerning vehicular traffic and travel upon, in, under, and across the Project; (d) the right of the Association to adopt, from time to time, such Rules and Regulations concerning the Project as the Association may determine are necessary or prudent for the management, preservation, safety, control, orderly operation, or use of the Project for the benefit of all Owners; and (e) the agreement of all Owners, pursuant to this Declaration, to use reasonable and good faith efforts not to interfere with the use and enjoyment of other Owners of the Common Elements and such other Owners' respective Lots. Section 10.02 Easement of Enjoyment; Limited Common Elements. Subject to the provisions of this Declaration and the Rules and Regulations, every Owner shall have the right to use and enjoy the Limited Common Elements appurtenant to such Owner's Lot. Section 10.03 Easement of Enjoyment; Subassociation Common Elements. Subject to the provisions of this Declaration and the Rules and Regulations, every Owner within the relevant Subassociation shall have the right to use and enjoy the Subassociation Common Elements appurtenant to such Subassociation. Section 10.04 Delegation of Use. Any Owner may delegate, in accordance with the Project Documents, the Owner's right of enjoyment in the Common Elements to an Occupant of the Owner's Lot. Section 10.05 Recorded Easements. The Property shall be subject to any easements as shown on any recorded plat affecting the Property, as shown on the recorded Map, or as reserved or granted under this Declaration. The recording data for recorded easements and licenses appurtenant to or included in the Property as of the date of this Declaration is set forth on Exhibit C attached hereto and incorporated herein by this reference. Section 10.06 Easements for Encroachments. The Project, and all portions of it, is subject to easements hereby created for encroachments between Lots and the Common Elements as follows: (a) in favor of all Owners, so that they shall have no legal liability when any part of the Common Elements encroaches upon a Lot; (b) in favor of each Owner, so that the Owner shall have no legal liability when any part of such Owner's Lot encroaches upon the Common Elements or upon another Lot; and (c) in favor of all Owners, the Association, and the Owner of any encroaching Lot for the maintenance and repair of such encroachments. Encroachments referred to in this Section 10.06 include, but are not limited to, encroachments caused by error or variance from the original plans in the construction of the Improvements or any Lot constructed on the Property, by error in the Map, by settling, rising, or shifting of the earth, or by changes in position caused by repair or reconstruction of any part of the Project. Such encroachments shall not be considered to be encumbrances upon any part of the Project; provided, however, that encroachments created by the intentional act of an Owner shall not be deemed to create an easement on the Property and shall be considered an encroachment upon the Project. Such encroachment shall be removed at Owner's expense immediately upon notice from the Association. In the event such encroachment is not timely removed, the Association may effect removal of the encroachment and the expense thereof shall be a Default Assessment to the Owner. Section 10.07 Utility Easements. There is hereby created a general non-exclusive easement upon, across, over, in, and under all of the Lots and Common Elements for the purpose of installation, replacement, repair, and maintenance of all utilities and services for the Owners, including but not limited to water, sewer, gas, telephone, electricity, security systems, cable television, cable, and other communication systems, and for ingress and egress in connection therewith. By virtue of this easement, it shall be expressly permissible and proper for the companies providing such utilities to erect and maintain the necessary equipment on the Common Elements and to affix and maintain electrical, communications, and telephone wires, circuits, and conduits under the Property. Any utility or service company using this general easement shall (i) use its best efforts to install and maintain the utilities provided without disturbing the uses of other utilities, the Owners, the Association, or Declarant; (ii) complete its installation and maintenance activities as promptly as reasonably possible; and (iii) restore the surface to its original condition as soon as possible after completion of its work. Should any utility or service company furnishing a service covered by this general easement request a specific easement by separate recordable document, Declarant and the Association (subject to Declarant's approval during the Period of Declarant Control), shall each have the right and authority, but not the obligation, to grant such easement upon, across, over, or under any part or all of the Property without conflicting with the terms hereof. The easements provided for in this Section shall in no way void, extinguish, or modify any other recorded easement on the Property. Section 10.08 Emergency Access Easement. A general easement is hereby granted to all police, sheriff, fire protection, ambulance, and all other similar emergency agencies or Persons to enter upon the Property in the proper performance of their duties. Section 10.09 Maintenance Easement. An easement is hereby granted to the Association and any Managing Agent and their respective officers, agents, employees and assigns upon, across, over, in, and under the Common Elements and a right to make such use of the Common Elements as may be necessary or appropriate to perform the duties and functions which they are obligated or permitted to perform pursuant to this Declaration. Section 10.10 Easements of Access for Repair, Maintenance, and Emergencies. Some of the Common Elements are or may be located within the Lots or may be conveniently accessible only through the Lots. The Owners and the Association shall have the irrevocable right, to be exercised by the Association as the Owners' agent, to have access to each Lot and to all Common Elements from time to time during such reasonable hours as may be necessary for the maintenance, repair, removal, or replacement of any of the Common Elements therein or accessible therefrom or for making emergency repairs therein necessary to prevent damage to the Common Elements or to any Lot. Unless caused by the negligent or willful act or omission of an Owner or Occupant, damage to the interior of any part of a Lot resulting from the maintenance, repair, emergency repair, removal, or replacement of any of the Common Elements or as a result of emergency repair within another Lot at the instance of the Association or of the Owners shall be a Common Expense. In order to effectuate this right, the Association shall retain a pass key or other access device to each Lot and an Owner shall not change the exterior lock or other access system on its Lot without the Board's prior written consent and providing the Association with a replacement key or access device to accommodate the new lock or other access system. Section 10.11 Easements Deemed Created. All conveyances of Lots hereafter made, whether by Declarant or otherwise, shall be construed to grant and reserve the easements contained in this ARTICLE X, even though no specific reference to such easements or to this ARTICLE X appears in the instrument for such conveyance. Section 10.12 Open Space. With respect to the areas designated as “Open Space” on Map or any supplement thereto, title shall be conveyed to the Association upon recording of the Map or any supplement thereto. Open Spaces shall thereafter be considered a General Common Element, and there is hereby created, granted and reserved for the use and benefit of the Association, Owners, and the Occupants of Lots, a perpetual, non-exclusive easement over, upon and across Open Spaces. Open Spaces may be used and enjoyed for passive recreational purposes, and shall be improved and sustained by the Association. Section 10.13 Additional Easements. In the event an additional easement is reasonably requested by an Owner or the Association for purposes consistent with the intent of this Declaration, each Owner and the Association, as applicable, will act reasonably and in good faith in evaluating the request and will not unreasonably withhold its consent to the granting of any such easement. ARTICLE XI SPECIAL DECLARANT RIGHTS AND ADDITIONAL RESERVED RIGHTS Section 11.01 Special Declarant Rights. Declarant hereby reserves the right, from time to time, to perform the acts and exercise the rights hereinafter specified (the "Special Declarant Rights"). Declarant's Special Declarant Rights include the following: (a) Completion of Improvements. The right to complete Improvements indicated on the Plat. (b) Easements. The right to create and grant easements through the Common Elements to any party for any purpose including, without limitation, for purposes of (i) making Improvements within the Project, and/or (ii) the construction and development of Real Estate which may be added to the Project. (f) Subassociation(s). The right to create one or more subassociations to govern particular types of Lots, including the right to record additional declarations applicable thereto. (g) Control of Association and Board of Directors. During the Period of Declarant Control, the right to appoint or remove any officer of the Association or any member of the Board of Directors appointed by Declarant. (h) Amendment of Declaration. The right to amend this Declaration in connection with the exercise of any Development Rights. (i) Amendment of Plat. The right to amend the Plat in connection with the exercise of any Development Rights. Section 11.02 Additional Reserved Rights. In addition to the Special Declarant Rights set forth in Section 11.01 above, Declarant also reserves the following additional rights (the "Additional Reserved Rights"): (a) Dedications. The right to establish, from time to time, by grant, dedication or otherwise, utility and other easements for purposes including but not limited to streets, paths, walkways, tramways, drainage, recreation areas, parking areas, driveways, ducts, shafts, flues, conduit installation areas, and to create other reservations, exceptions and exclusions for the benefit of and to serve the Owners within the Project. (b) Use Agreements. The right to enter into, establish, execute, amend, and otherwise deal with contracts and agreements for the use, lease, repair, maintenance or regulation of parking and/or recreational facilities, which may or may not be a part of the Project, for the benefit of the Owners and/or the Association. (c) Easement Rights. The right to grant easements in, on, over or through the Common Elements to any third party for the development or improvement of the Property or other Real Estate, as determined by Declarant. Section 11.03 Limitations on Special Declarant Rights and Additional Reserved Rights. Special Declarant Rights and Additional Reserved Rights may be exercised at any time during the period described below in this Section unless sooner terminated (i) by an amendment to this Declaration executed by Declarant; (ii) pursuant to a specific provision for earlier termination set forth above; or (iii) if and to the extent otherwise required under the Act. Any Special Declarant Right or Additional Reserved Rights may be exercised by Declarant so long as Declarant (a) is obligated under any warranty or obligation; (b) holds a Development Right; (c) owns any Lot or any interest therein; or (d) holds a Security Interest in any Lot(s); provided, however, all Special Declarant Rights and Additional Reserved Rights shall terminate thirty (30) years after the date of recording this Declaration Section 11.04 Interference with Special Declarant Rights or Additional Reserved Rights. Neither the Association nor any Owner nor any Subassociation may take any action or adopt any rule and/or regulation that will interfere with or diminish any Special Declarant Rights or Additional Reserved Rights without the prior written consent of Declarant. Section 11.05 Rights Transferable. Any Special Declarant Rights or Additional Reserved Right created or reserved under this ARTICLE XI for the benefit of Declarant may be transferred, in whole or in part, to any Person by an instrument expressly describing the rights transferred and recorded in the Records. Such instrument shall be executed by the transferor Declarant and the transferee. ARTICLE XII INSURANCE Section 12.01 Coverage. Commencing not later than the first conveyance of a Lot to a purchaser and to the extent reasonably available, the Association shall obtain and maintain insurance coverage as set forth in this Article. The Association shall have the power and authority to obtain additional policies or coverages not specified herein in the Board's discretion. If such insurance is not reasonably available, or if any policy of such insurance is canceled or not renewed without a replacement policy, or if the Board of Directors determines that any insurance described herein will not be maintained, the Board of Directors shall promptly cause notice of that fact to be delivered to all Owners and Eligible First Mortgagees at their respective last known addresses. (a) Property Insurance. The Association shall maintain property insurance on the Project for special form covered causes of loss (or such equivalent coverage as may hereafter be customarily offered in the insurance industry) in an amount not less than the full insurable replacement cost of the insured property (as determined by the Board of Directors) less applicable deductibles at the time insurance is purchased and at each renewal date, exclusive of land and other items normally excluded from property insurance policies. Co-insurance shall not be permitted. (b) Liability Insurance. The Association shall maintain commercial general liability insurance against claims and liabilities arising in connection with the ownership, existence, use, or management of the Project, insuring the Board of Directors, the Association, the Managing Agent, and their respective employees, agents and all Persons acting as agents therefor. The Declarant shall be included as an additional named insured in Declarant's capacity as an Owner and member of the Board of Directors. Owners shall be included as additional insureds but only for claims and liabilities arising in connection with the ownership interest in, existence, use or management of the Common Elements or membership in the Association. The insurance shall cover claims of one or more insured parties against the other insured parties. (c) Fidelity Insurance. The Association shall maintain fidelity insurance on all persons who control or disburse funds of the Association. Coverage shall not be less in the aggregate than two months' current annual Assessments plus reserves, as calculated from the current Budget of the Association. Any person employed as an independent contractor by the Association, including the Managing Agent, shall be an insured employee in the policy of fidelity insurance specified above. (d) D&O Coverage. The Association shall maintain directors and officers coverage for members of the Board of Directors and any other parties that the Board of Directors elects to cover by such insurance, which may include, without limitation, the Managing Agent, committee members, volunteers, and Declarant representatives. (e) Other Insurance. The Board of Directors may also procure insurance against such additional risks of a type normally carried with respect to properties of comparable character and use that the Board of Directors deems reasonable and necessary in order to protect the Project, the Association and the Owners. (f) Owners' Policies. Each Owner of a Lot is encouraged to obtain additional insurance at such Owner's own cost for such Owner's own benefit covering all personal property within such Owner's Lot and all Improvements within the interior finished boundaries of such Owner's Lot. All such policies shall contain waivers of subrogation and provide further that the liability of the carriers issuing insurance to the Association hereunder shall not be affected or diminished by reason of any such insurance carried by any Owner. Each Owner waives and releases all claims against the Association to the extent such claim is covered by applicable insurance policies, regardless of whether damage loss or injury arose from the negligence or breach of any agreement by the Association. Each Owner acknowledges that insurance obtained by the Association does not obviate the need for an Owner to obtain separate insurance for such Owner's benefit. Each Owner may also obtain general liability insurance at such Owner's own cost for such Owner's own benefit covering operations and activities within such Owner's Lot. Such coverage may also extend to cover any legal liability imposed on an Owner due to such Owner's interest in the Common Elements. Section 12.02 Required Provisions. All insurance policies carried by the Association pursuant to the requirements of this ARTICLE must provide that: (a) each Owner and each Eligible First Mortgagee is an insured Person under the policy with respect to liability arising out of such Owner's interest in the Common Elements or membership in the Association; (b) the insurer waives its rights to subrogation under the policy against any Owner or member of an Owner's household; (c) no act or omission by any Owner or Eligible First Mortgagee, unless acting within the scope of such Owner's authority on behalf of the Association, if any, will void the policy or be a condition to recovery under the policy; (d) if, at the time of a loss under the policy, there is other insurance in the name of an Owner covering the risks covered by the policy (other than an Owner's policy covering such Owner's personal property), the Association's policy provides primary insurance; (e) any loss covered by the policies must be adjusted with the Association; (f) the insurance proceeds for any loss shall be payable to an insurance trustee designated for that purpose, or otherwise to the Association and not to any holder of a Security Interest; (g) the insurer shall issue certificates or memoranda of insurance to the Association and, upon request, to any Owner or holder of a Security Interest; and (h) the insurer issuing the policy may not cancel or refuse to renew the policy until thirty (30) days after notice of the proposed cancellation or non-renewal has been delivered to the Association and any Owner(s) and holder(s) of Security Interests to whom a certificate or memorandum of insurance has been issued at their respective last known addresses. Section 12.03 Claims by Owner. An Owner may file a claim against the policy of the Association to the same extent, and with the same effect, as if the Owner were a named insured if the following conditions are met: (a) the Owner has contacted the Board of Directors or Managing Agent in writing, and in accordance with any applicable association policies or procedures for owner-initiated insurance claims, regarding the subject matter of the claim, (b) the Owner has given the Association at least fifteen (15) days to respond in writing, and, if so requested, has given the Association's agent a reasonable opportunity to inspect the damage; and (c) the subject matter of the claim falls within the Association's insurance responsibilities. The Association's insurer, when determining premiums to be charged to the Association, shall not take into account any request by an Owner for a clarification of coverage. Section 12.04 Adjustment of Claims. 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 a property insurance claim, it shall have the authority to assess negligent Owners causing such loss or benefiting from such repair or restoration all deductibles paid by the Association. In the event more than one Lot is damaged by a loss, the Association, in its reasonable discretion, may assess each Owner a pro rata share of any deductible paid by the Association. Section 12.05 Copies of Policies. A copy of each insurance policy obtained by the Association shall be made available for inspection by any Owner at reasonable times. ARTICLE XIII RESTORATION UPON DAMAGE OR DESTRUCTION Section 13.01 Duty to Restore. Any portion of the Project, for which the Association is required to carry insurance under the Act, or for which insurance carried by the Association is in effect, that is damaged or destroyed must be repaired or replaced promptly by the Association unless: (a) the Project is terminated; (b) repair or replacement would be illegal under Applicable Law or prohibited under the Project Documents; (c) sixty-seven percent (67%) of the actual Total Voting Power of the Owners vote not to rebuild (unless a lesser percentage is required by Applicable Law and cannot be varied by Agreement, in which case such lesser percentage shall apply but such lesser percentage shall be required to include the vote not to rebuild of every Owner of a Lot or Limited Common Element that will not be rebuilt; or (d) prior to the conveyance of any Lot to a purchaser, the holder of a Security Interest on the damaged portion of the Project rightfully demands all or a substantial part of the insurance proceeds. In the event the Project is not repaired or replaced as allowed by Subsections (a), (b) and (c) above, then the Real Estate in the Project shall be sold and the proceeds distributed pursuant to the procedures provided for in the Act for termination of condominium projects. Section 13.02 Cost. The cost of repair or replacement in excess of insurance proceeds and reserves is a Common Expense. Section 13.03 Plans. The Property must be repaired and restored in accordance with either the original plans and specifications or other plans and specifications which have been approved by the Board of Directors and any percentage of Owners required to approve the same under the Act. Section 13.04 Replacement of Less Than Entire Property. If only a portion of the Project (rather than the entire Project) is repaired or replaced, the insurance proceeds attributable to the damaged Common Elements shall be used to restore the damaged area to a condition compatible with the remainder of the Project and any remaining proceeds (after any other distribution required by Applicable Law) shall be distributed or credited as follows: (a) the insurance proceeds attributable to a Lot and Limited Common Elements that are not rebuilt must first be distributed or credited to the Owner(s) of the Lot and to the Owner(s) of the Lot to which the Limited Common Elements were allocated, or to holders of Security Interests, as their interests may appear; (b) the remainder of the proceeds must be distributed or credited to each Owner or holder of a Security Interest, as their interests may appear, in proportion to the Allocated Interests in the Common Elements of all the Lots; and (c) if the Owners vote not to rebuild a Lot, the Allocated Interests of the Lot shall be reallocated as if the Lot had been condemned, and the Association promptly shall prepare, execute and record an amendment to this Declaration reflecting the reallocation. Section 13.05 Insurance Proceeds. The insurance trustee, or if there is no insurance trustee, then the Board of Directors, acting by the President, shall hold any insurance proceeds in trust for the Association, Owners and holders of Security Interests as their interest may appear. Subject to the provisions of the Sections above, the proceeds shall be disbursed first for the repair or restoration of the damaged Property, and the Association, Owners and holders of Security Interests are not entitled to receive payment of any portion of the proceeds unless there is a surplus of proceeds after the Property has been completely repaired or restored, or the Project is terminated, in which event the surplus proceeds will be distributed as provided in this Declaration and the Act. Except to the extent otherwise required by the Act, no provision of the Project Documents shall be construed to grant to any Owner, any priority over any rights of any First Mortgagees pursuant to the terms of their Security Interests in the case of the distribution to Owners of insurance proceeds for losses to Lots and/or the Common Elements or any portions thereof. Section 13.06 Certificates by the Board of Directors. The insurance trustee, if any, may rely on the following certifications in writing made by the Board of Directors: (a) whether or not damaged or destroyed Property is to be repaired or restored; and (b) the amount or amounts to be paid for repairs or restoration and the names and addresses of the parties to whom such amounts are to be paid. Section 13.07 Certificates by Attorneys or Title Insurance Companies. If payments are to be made to Owners or holders of Security Interests, the Board of Directors, and the insurance trustee, if any, shall obtain and may rely on a title insurance company or attorney's ce1tificate of title or a title insurance policy based on a search of the Records from the date of recording of this Declaration stating the names of the Owners and the holders of Security Interest. ARTICLE XIV CONDEMNATION If all or part of the Project is taken by any power having the authority of eminent domain, all compensation and damages for and on account of the taking shall be payable in accordance with the provisions on eminent domain in the Act. ARTICLE XV MORTGAGEE PROTECTIONS Section 15.01 Introduction. This ARTICLE establishes certain standards and covenants which are for the benefit of Eligible First Mortgagees. This ARTICLE is supplemental to, and not in substitution for, any other provisions of this Declaration, but in the case of any conflict, this Article shall control. To the extent permitted under Colorado law and as applicable, necessary or proper, the provisions of this Article apply to this Declaration and also to the Articles, Bylaws and Rules and Regulations of the Association. Section 15.02 Percentage of First Mortgagees. Unless specifically provided otherwise, wherever in this Declaration the approval or consent of a specified percentage of Eligible First Mortgagees is required, it shall mean the approval or consent of the stated percentage of the voting power of Eligible First Mortgagees. Each Eligible First Mortgagee shall be entitled to the same voting power as allocated to the encumbered Lot. Section 15.03 Notice of Actions. Any First Mortgagee and any Agency which holds, insures or guarantees a First Mortgage, upon written request to the Association (which shall include the Agency's name and address and Lot number), will be entitled to timely written notice of: (a) any condemnation loss or any casualty loss which affects a material portion of the Common Elements or any Lot in which an interest is held by the Eligible First Mortgagee; (b) if requested by such Eligible First Mortgagee, any delinquency in the payment of Assessments which remains uncured for sixty (60) days by an Owner whose Lot is encumbered by a Security Interest held by such Eligible First Mortgagee; (c) any lapse, cancellation, or material modification of any insurance policy or fidelity bond maintained by the Association; (d) any proposed action which would require the consent of Eligible First Mortgagees as set forth in this Article; (e) any judgment rendered against the Association having a material effect on the ability of the Association to perform its obligations herewith; and (f) if requested by such Eligible First Mortgagee, a copy of any financial statement of the Association. Section 15.04 Consent Required. The Association may not take any of the following actions, except as such rights have been specifically reserved by Declarant under the provisions of this Declaration, without the consent of sixty-seven percent (67%) of the Eligible First Mortgagees: (a) sale, conveyance or encumbrance of the Common Elements (provided, however, that the granting of easements for public utilities, for construction and maintenance of roads within the Project, or for other purposes provided for in this Declaration will not be deemed a transfer within the meaning of this clause); (b) restoration or repair of the Project (after hazard damage or partial condemnation) in a manner other than that specified in this Declaration; (c) termination of this Declaration for reasons other than substantial destruction or condemnation, subject to the approval percentages required for such termination; (d) merger of the Project with any other common interest community; or (e) any decision not to repair or to replace the Common Elements when repair or replacement is othe1wise required under this Declaration. Section 15.05 Notice of Objection. Unless an Eligible First Mortgagee provides the Secretary of the Association with written notice of its objection, if any, to any proposed action requiring the approval of Eligible First Mm1gagees within sixty (60) days following the receipt of notice of such proposed action, the Eligible First Mortgagee will be deemed conclusively to have consented to or approved the proposed amendment or action. Section 15.06 First Mortgagees' Rights. (a) Advances. First Mortgagees, jointly or singly, may pay taxes or other charges which are in default and which may or have become a charge against any of the Common Elements or improvements thereon, and may pay overdue premiums on hazard insurance policies for the Common Elements. First Mortgagees making such payments shall be owed immediate reimbursement from the Association. (b) Cure Rights. First Mortgagees shall be entitled to cure any delinquency of the Owner of a Lot encumbered by a First Mortgage in the payment of Assessments. In that event, the First Mortgagee shall be entitled to obtain a release from the lien imposed or perfected by reason of such delinquency. In addition, First Mortgagees of Declarant shall be entitled to cure, following written notice, any violation, breach of, or failure to comply with any provision of the Project Documents by Declarant before the Association or its Managing Agent may exercise remedies against the Declarant or the Declarant's Lots. Section 15.07 Limitations on First Mortgagee’s Rights. No requirement for approval or consent by a First Mortgagee provided in this ARTICLE shall operate to: (a) deny or delegate control over the general administrative affairs of the Association by the Owners or the Board of Directors; or (b) prevent the Association or Board of Directors from commencing, intervening and/or settling any legal proceeding. Section 15.08 Reserved Declarant Rights. No provision or requirement of this ARTICLE XIX shall apply to or contravene any Reserved Declarant Rights reserved to Declarant in this Declaration. Section 15.09 Lien Protection for Mortgages. Except as set forth in the Act or as required by other Applicable Law, no violation or breach of or failure to comply with any provision of the Declaration and no action to enforce any such provision shall affect, defeat, render invalid or impair the lien of any Security Interest taken in good faith or for value and perfected by recording in the Records, nor shall such violation, breach, failure to comply or action to enforce affect, defeat, render invalid or impair the title or interest of the holder of any such Security Interest or the title or interest acquired by any purchaser upon foreclosure of any such Security Interest or other lien. Section 15.10 Audited Financial Statement. Upon written request from any Agency or First Mortgagee which has an interest or prospective interest in any Lot or the Project, the Association shall prepare and furnish within ninety days an audited financial statement of the Association for the immediately preceding fiscal year at the at the expense of such First Mortgagee. ARTICLE XVI DISPUTE RESOLUTION Section 16.01 Mediation of Disputes between Owners and Association. (a) Prior to pursuing any of the enforcement proceedings set forth below, any disputes between the Association and one or more Owners shall be submitted to non-binding mediation. Such mediation shall be conducted by the Judicial Arbiter Group ("JAG") in Denver, Colorado, pursuant to the mediation standards established by JAG. Such mediation shall be governed by the laws of the State of Colorado. The parties shall select a mediator and shall conduct and complete the mediation within 45 days after the date JAG is first contacted by either party. Notwithstanding anything to the contrary set forth herein, the mediator shall not have the authority to impose a settlement on the parties. (b) If the mediation provided for in Section 16.01(a) does not result in a settlement of such dispute between the Association and one or more Owners, the following enforcement provisions shall apply: (i) Enforcement of the terms and conditions of this Declaration with respect to the Association or the Common Elements shall be enforceable by any Owner by a proceeding for injunctive relief. (ii) Enforcement of the terms and conditions of this Declaration with respect to an Owner or a Lot shall be enforceable by Declarant or by the Association by: (A) a proceeding for injunctive relief; (B) a suit or action to recover damages; and/or (C) in the discretion of the Association, for so long as any Owner fails to comply with any such provisions, exclusion of such Owner and its Occupants from the use of any Common Elements and from participation in any Association affairs. (c) By acceptance of a deed to a Lot, an Owner agrees to be bound by the terms and conditions of this Declaration. In addition to all other remedies provided to the Association in this Declaration, if an Owner fails to perform or observe any covenant or condition to be performed or observed by such Owner under this Declaration or any other Association Document, the Association shall have the following special rights and remedies: (d) The Association may, but is not obligated to, cure such failure to comply at the Owner's sole cost and expense. If the Association cures any such failure to comply, the Owner shall pay to the Association the amount of all costs incurred by the Association in connection therewith within 30 days after the Owner receives a written notice of a Default Assessment therefor from the Association. (e) The Association may, after notice and opportunity to be heard, fine the Owner, as a Default Assessment, an amount not to exceed $100 per day that such violation remains uncured for each violation. The Owner shall pay any such fine to the Association within 30 days after the Owner receives written notice of a Default Assessment therefor from the Association. (f) With respect to an Owner's failure to pay an installment of any Assessment, the Association may accelerate the due date for the payment of the full amount of the Assessment. (g) The Association shall have all other rights and remedies available to it under this Declaration, at law or in equity. (h) Notwithstanding anything to the contrary contained in this Declaration, any sums paid to the Association by an Owner shall be applied in the following order: first, to costs incurred by the Association to collect outstanding unpaid sums due to the Association; second, to satisfy any outstanding Default Assessments or other fines; third, to satisfy any outstanding interest accrued on any assessed but unpaid Assessments; and fourth, to satisfy any assessed but unpaid Assessments other than Default Assessments. (i) All rights and remedies of the Association shall be cumulative and the exercise of one right or remedy shall not preclude the exercise of any other right or remedy. (j) The Association may adopt such Rules and Regulations as the Board of Directors deems necessary or appropriate to administer and enforce the terms and conditions of this Declaration and the other Project Documents. Section 16.02 Attorneys' Fees. In the event of any dispute under or with respect to this Declaration or any other Condominium Document, the prevailing party shall be entitled to recover from the non-prevailing party all of its costs and expenses in connection therewith, including the fees and disbursements of any attorneys, accountants, engineers, appraisers or other professionals engaged by the prevailing party. Section 16.03 Interest. If an Owner fails to pay to the Association any Assessment or other amount due to the Association as and when the same becomes due, the Owner shall pay to the Association interest on such unpaid amount at the rate of 18% per annum, or such other rate as the Board of Directors may establish from time to time, from the due date of such unpaid amount until the date paid. Section 16.04 Nonwaiver. Failure by the Association or any Owner to enforce any covenant, condition, restriction, reservation, easement, assessment, charge, lien or other provision of this Declaration or any other Condominium Document shall in no way be deemed to be a waiver of the right to do so thereafter. ARTICLE XVII DURATION OF COVENANTS; AMENDMENT AND TERMINATION Section 17.01 Term. The covenants, conditions, restrictions, reservations, easements, assessments, charges and liens set forth in this Declaration shall run with and bind the Property until this Declaration is terminated pursuant to the te1ms hereof. Section 17.02 Amendment of Declaration. This Declaration may be amended as follows: (a) General Amendments. Except as otherwise expressly permitted or restricted by this Section and as provided for in ARTICLE XV, this Declaration may be amended by a vote or agreement of a Majority of Owners. To the extent the proposed amendment involves an issue subject to the Subassociation voting, a majority of a quorum of the Owners in the affected Subassociation will also be required, such that the Majority of Owners must include a majority of a quorum of the Owners in such Subassociation. Notwithstanding the foregoing provision, the percentage of the Total Voting Power necessary to amend a specific clause or provision of this Declaration shall not be less than the percentage of affirmative voting power prescribed for action to be taken under that clause or provision. The Association and the Owners may not, while any Reserved Declarant Right exists, amend this Declaration in any matter that restricts or reduces Declarant's rights or increases or expands Declarant's obligations or liabilities hereunder without Declarant's written consent. (b) Permitted Use Amendments. Except to the extent otherwise expressly permitted or required in this Declaration, this Declaration may be amended to change the uses to which any Lot is restricted only by a vote or agreement of Owners holding at least sixty-seven percent (67%) of the Total Voting Power. (c) Allocated Interest Amendments. Except to the extent otherwise expressly permitted or required in this Declaration or under the Act, this Declaration may be amended to increase Reserved Declarant Rights, increase the number of Lots or change the boundaries of any Lot or the Allocated Interests of a Lot only by a vote or agreement of Owners holding at least sixty-seven percent (67%) of the Total Voting Power, including sixty-seven percent (67%) of the voting power allocated to Lots not owned by Declarant. (d) Reserved Amendment Rights. To the extent that this Declaration and the Act expressly permit or require amendments that may be executed by Declarant or by the Association, this Declaration may be amended by amendments executed solely by Declarant or solely by the Association. To the extent not prohibited by the Act, Declarant may execute any amendment required or necessary to comply with Applicable Law and any amendment required or appropriate to comply with the secondary mortgage market or Colorado state regulatory requirements. In the event of an amendment by Declarant in connection with the exercise of the Reserved Declarant Rights pursuant to the terms of this Declaration, recording of such amendments to this Declaration and any associated supplement to the Map in the Records shall automatically: (i) vest in each existing Owner the reallocated Allocated Interests appurtenant to such Owner's Lot; and (ii) vest in each existing holder of a Security Interest a perfected Security Interest in the reallocated Allocated Interests appurtenant to the encumbered Lot. Upon the recording of such an amendment to this Declaration, the definitions used in this Declaration shall automatically be extended to encompass and to refer to the Property, as expanded. All conveyances of Lots after such expansion shall be effective to transfer rights in all Common Elements as expanded, whether or not reference is made to any amendment to this Declaration or supplement to the Map. Reference to this Declaration and Map in any instrument shall be deemed to include all amendments to this Declaration and supplements to the Map without specific reference thereto. Section 17.03 Amendment of Other Documents. The Articles of Incorporation and Bylaws may be amended in accordance with the terns of such documents and the Nonprofit Act. The Rules and Regulations may be amended as determined by the Board of Directors. While any Reserved Declarant Right exists, the Project Documents may not be amended in any matter that restricts or reduces Declarant's rights or increases Declarant's obligations or liabilities thereunder without Declarant's written consent. Section 17.04 Execution of Amendments; Expenses. Any amendment shall be prepared, executed and recorded either by Declarant or by an officer of the Association designated for that purpose or, in the absence of a designation, by the President of the Association. All expenses associated with preparing and recording an amendment to this Declaration shall be the sole responsibility of: (a) any Owners desiring an amendment as provided for in this Declaration or the Act; (b) Declarant, to the extent the right to amend this Declaration is reserved to Declarant and exercised by Declarant; or (c) in all other cases by the Association as a Common Expense. Section 17.05 When Modifications Permitted. Notwithstanding the provisions of Section 17.02 above, no amendment or termination of this Declaration shall be effective in any event during the Period of Declarant Control, unless the written approval of Declarant is first obtained. Section 17.06 Recording of Amendments. Any amendment to this Declaration made in accordance with this ARTICLE shall be immediately effective upon the recording of the executed amendment in the Records together with a duly authenticated certificate of Declarant or the Secretary of the Association, as applicable, stating that the required vote of Owners, if any, and required consents of First Mortgagees (and/or Eligible First Mortgagee, as applicable), if any, were obtained and are on file in the office of the Association or were not required to be obtained pursuant to this Declaration or the Act. The amendment must be indexed in the grantee's index in the name of the Project and the Association and in the grantor's index in the name of each Person or entity executing the Amendment. Section 17.07 Rights of Declarant. Notwithstanding anything to the contrary contained herein, and to the extent permitted by the Act, no amendment or modification to, or impairment of any of the rights contained in ARTICLE XI, Section 17.05, this Section nor any provision of this Declaration reserving or creating any Reserved Declarant Right shall be effective or enforceable without the prior consent of Declarant during the longer of the Period of Declarant Control or the period in which Declarant continues to hold Reserved Declarant Rights. Section 17.08 Rights of Eligible First Mortgagees. To the extent allowed by the Act, Eligible First Mortgagees shall have the rights to approve specified action of the Owners or the Association as a condition to the effectiveness of those actions as provided in ARTICLE XV entitled "Mortgagee Protections" in the Act. ARTICLE XVIII MISCELLANEOUS Section 18.01 Enforcement. The provisions of the Act and the provisions of the Project Documents may be enforced by any Person subject to this Declaration through proceedings at law or in equity against any Person subject to this Declaration who has violated or is violating or attempting to violate such provisions, all as more specifically set forth in the Act. Section 18.02 Notices. All notices, demands, or other communications required or permitted to be given hereunder shall be in writing, and any and all such items shall be deemed to have been duly delivered upon personal delivery; upon actual receipt, in the case of notices forwarded by certified mail, return receipt requested, postage prepaid; as of 12:00 Noon on the immediately following business day after deposit with Federal Express or a similar overnight courier service; or as of the third business hour (a business hour being one of the hours from 8:00a.m. to 5:00p.m. on business days) after transmitting by telecopier, facsimile, or electronic mail. Section 18.03 Nonwaiver. Failure by Declarant, the Association, or any Owner or Eligible First Mortgagee to enforce any covenant, condition, restriction, easement, reservation, right-of- way, or other provision contained in the Project Documents shall in no way or event be deemed to be a waiver of the right to do so thereafter. Section 18.04 Severability. The provisions of this Declaration shall be deemed to be independent and severable, and the invalidity of any one or more of the provisions of this Declaration by judgment or court order or decree shall in no way affect the validity or enforceability of any of the other provisions, which provisions shall remain in full force and effect. Any provision which would violate the rule against perpetuities and the rule prohibiting unlawful restraints on alienation shall be construed in a manner as to make this Declaration valid and enforceable. Section 18.05 Number and Gender. Unless the context provides or requires to the contrary, the use of the singular herein shall include the plural, the use of the plural shall include the singular, and the use of any gender shall include all genders. Section 18.06 Captions. The captions to the Articles and Sections and the Table of Contents at the beginning of this Declaration are inserted only as a matter of convenience and for reference, and are in no way to be construed to define, limit, or otherwise describe the scope of this Declaration or the intent of any provision of this Declaration. Section 18.07 Conflicts in Legal Documents. In case of conflicts between the provisions in this Declaration and the Articles of Incorporation or the Bylaws, this Declaration shall control. In case of conflicts in the provisions in the Articles of Incorporation and the Bylaws, the Articles of lncorporation shall control. Section 18.08 Exhibits. All the Exhibits attached to and described in this Declaration are incorporated in this Declaration by this reference. Section 18.09 Choice of Law. This Declaration shall be construed and interpreted in accordance with the laws of the State of Colorado, and specifically, the provisions of the Act and not the general common law (including remedies) of tenancy-in-common. Section 18.10 Third Party Beneficiary. This Declaration is submitted, imposed, and declared solely for the benefit of Declarant, Owners, First Mortgagees, and their respective successors, assigns, heirs, executors, administrators, and personal representatives. No party shall be deemed a third party beneficiary of this Declaration. [Remainder of Page Intentionally Left Blank] Executed as of the ___ day of _________________, 2026. 154 Glenwood, LLC, a Colorado limited liability company By: STATE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) The foregoing instrument was acknowledged before me this ____ day of ________,2026, by _____________, as Authorized Representative of _____________________________. Witness my hand and official seal. My Commission Expires: MORTGAGEE'S CONSENT The undersigned hereby consents to the execution and recording of the foregoing Declaration and hereby subordinates the lien of its Deed of Trust, dated _________________ and recorded ________________________ at Reception No. ________________ in the records of Garfield County, Colorado, to this Declaration and the effect hereof. Dated: ____________________________________ STATE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) The foregoing instrument was acknowledged before me this ____ day of ________,2026, by _____________, as Authorized Representative of _____________________________. Witness my hand and official seal. My Commission Expires: Exhibit A To Declaration LEGAL DESCRIPTION The Property referred to in the Declaration is described as follows: [ ] Exhibit B to Declaration TABLE OF ALLOCATED INTERESTS FOR MASTER ASSOCIATION Lot No. Percentage Share of General Common Elements Percentage Share of General Common Expenses Votes in the Affairs of Master Association [Update upon Subdivision] Exhibit C to Declaration EASEMENTS AND LICENSES OF RECORD 1. Any and all unpaid taxes and assessments and any unredeemed tax sales. 2. [Insert Exceptions from Title Commitment] Hardwick Crossing Planned Unit Development Guide March 2026 Draft 1 Hardwick Crossing Planned Unit Development Guide Table of Contents 1 BACKGROUND ........................................................................................................................... 2 2 BUSINESS PARK ZONE DISTRICT (BP) .......................................................................................... 2 2.1 GENERAL PURPOSE AND INTENT ....................................................................................................... 2 2.2 PLANNED UNIT DEVELOPMENT MAP .................................................................................................. 3 2.3 PERMITTED “BY RIGHT” USES BUSINESS PARK ZONE DISTRICT (BP) .......................................................... 3 2.4 DEVELOPMENT STANDARDS FOR BUSINESS PARK ZONE DISTRICT (BP) ....................................................... 3 2.5 BUSINESS PARK ZONE DISTRICT (BP) PARKING ..................................................................................... 3 2.5.1 Agricultural and Animal Related Uses – 1 space per 500 SF .................................................... 3 2.5.2 Public Institutional Uses – Per Development Plan ................................................................... 3 2.5.3 Commercial Uses – 1 space per 500 SF ................................................................................. 3 2.5.4 Industrial Uses – 1 space per 1,000 SF ................................................................................... 4 2.5.5 Storage Uses – 1 space per 6,000 SF ..................................................................................... 4 2.5.6 Residential Uses .................................................................................................................. 4 2.5.7 Accessory Uses ................................................................................................................... 4 2.5.8 Additional Notes & Standards: .............................................................................................. 4 3 RESIDENTIAL ZONE DISTRICT (R) ................................................................................................ 4 3.1 GENERAL PURPOSE AND INTENT ....................................................................................................... 4 3.2 PLANNED UNIT DEVELOPMENT MAP .................................................................................................. 5 3.3 PERMITTED “BY RIGHT” USES IN THE RESIDENTIAL ZONE DISTRICT (R) ....................................................... 5 3.4 DEVELOPMENT STANDARDS FOR THE RESIDENTIAL ZONE DISTRICT (R) ........................................................ 5 3.4.1 Single Family Dwelling Units ................................................................................................. 5 3.4.2 Attached Dwelling Units ....................................................................................................... 6 4 ACCESS/UTILITIES/PARKING ZONE DISTRICT (AUP) ..................................................................... 7 4.1 GENERAL PURPOSE AND INTENT ....................................................................................................... 7 4.2 PERMITTED “BY RIGHT” USES FOR ACCESS/UTILITIES/PARKING ZONE DISTRICT (AUP) .................................. 7 4.3 DEVELOPMENT STANDARDS FOR ACCESS/UTILITIES/PARKING ZONE DISTRICT (AUP) ..................................... 7 5 DEFINITIONS ............................................................................................................................. 7 5.1 APPLICABILITY OF DEFINITIONS ......................................................................................................... 7 5.2 INTERPRETATION ........................................................................................................................... 9 Hardwick Crossing Planned Unit Development Guide March 2026 Draft 2 1 Background The Hardwick Crossing Planned Unit Development (P.U.D.) establishes the regulatory framework governing density, permitted uses, dimensional requirements, and development standards for residential and business park uses within the P.U.D. All development within the Hardwick Crossing P.U.D. shall comply with the regulations and standards set forth in this P.U.D. Guide. Provisions for subdivision, use restrictions, and development standards are set forth herein. EKect of Garfield County Land Use and Development Code. The provisions of the Garfield County Land Use and Development Code, as amended, are hereby incorporated by reference and shall apply to the Hardwick Crossing Planned Unit Development unless specifically modified by this P.U.D. Guide. In the event of a conflict between this P.U.D. Guide and the Land Use and Development Code, the provisions of this P.U.D. Guide shall control. Where this P.U.D. Guide is silent on a specific subject, the applicable provisions of the Land Use and Development Code shall apply. Definitions and permitted uses established herein shall take precedence over those contained in the Land Use and Development Code when applied to the Hardwick Crossing Planned Unit Development. The permitted uses within the Hardwick Crossing Business Park P.U.D. Zone Districts shall include all uses permitted by right within the Garfield County Rural Zone District, as defined in the Land Use and Development Code, unless otherwise restricted herein. Upon recordation of a final, signed, and approved subdivision plat for any portion of the Hardwick Crossing P.U.D., as recorded with the Garfield County Clerk and Recorder, the right to utilize such platted property for uses permitted under the Rural Zone District shall terminate. Thereafter, such platted property shall be limited to the permitted uses and standards specifically established in this P.U.D. Guide. 2 Business Park Zone District (BP) 2.1 General Purpose and Intent The purpose of the Business Park Zone District (BP) is to accommodate a mix of commercial, service, and light industrial uses within a coordinated development framework. The Business Park Zone District is intended to provide business opportunities that are compatible with existing development in the surrounding area and that benefit from direct access to County Road 154 and Colorado State Highway 82. A limited number of residential dwelling units are permitted as a use by right to support live/work opportunities for individuals employed within the Business Park Zone District. Hardwick Crossing Planned Unit Development Guide March 2026 Draft 3 2.2 Planned Unit Development Map A Planned Unit Development Map identifying site access, vehicular circulation, pedestrian circulation, parking, landscaping, and open space for future development within this Zone District has been submitted and is attached hereto as an Exhibit. 2.3 Permitted “By Right” Uses Business Park Zone District (BP) Permitted uses within the Business Park Zone District (BP) shall include: veterinary clinic; kennel; riding stable; vehicle and equipment repair business; storage facility; mini-storage facility; outdoor contractor storage; professional oKice; retail or wholesale business; general service business; fabrication business; eating or drinking establishment; laundromat; car wash; parking lot or parking garage; park and ride facility; bus stop; business park residential dwelling unit; employee housing; and accessory uses customarily incidental and subordinate to the permitted uses. See Item C under “Additional Notes & Standards” with respect to Lot 1 and Lot 4. 2.4 Development Standards for Business Park Zone District (BP) All use of property in the Zone District 1 - Business Park shall conform to the following standards: - Minimum Lot Size: 12,000 SF - Maximum Building Height: 35’ - Maximum Lot Coverage: 50% - Minimum Front Setback: 25’ - Minimum Rear Setback: 10’ - Minimum Side Setback: 10’ 2.5 Business Park Zone District (BP) Parking Square footage shall be calculated based on the gross floor area of buildings. Minimum oK-street parking requirements for permitted uses within the Business Park Zone District (BP) shall be as follows: 2.5.1 Agricultural and Animal Related Uses – 1 space per 500 SF 2.5.2 Public Institutional Uses – Per Development Plan bus stop / park and ride facility parking lot or parking garage 2.5.3 Commercial Uses – 1 space per 500 SF general service business professional oKice retail or wholesale business eating or drinking establishment laundromat Hardwick Crossing Planned Unit Development Guide March 2026 Draft 4 car wash 2.5.4 Industrial Uses – 1 space per 1,000 SF fabrication business vehicle and equipment repair business 2.5.5 Storage Uses – 1 space per 6,000 SF storage facility mini-storage facility outdoor contractor storage 2.5.6 Residential Uses Business park residential dwelling unit (see Residential Parking requirements) Employee housing (see Residential Parking requirements) 2.5.7 Accessory Uses Parking shall be provided consistent with the requirements of the principal use to which the accessory use is incidental and subordinate 2.5.8 Additional Notes & Standards: Future Building Envelopes: Building envelopes that comply with, but may vary from, the minimum setbacks set forth above may be established at the time of final subdivision plat approval. Open Space: Open space within the Business Park Zone District is encouraged to be concentrated adjacent to Hardwick Crossing Road. A landscape plan shall be reviewed and approved by the Hardwick Crossing HOA Design Review Board at the time of Building Permit application. Lot 1 and Lot 4: Lot 1 and Lot 4 shall be limited to indoor and/or outdoor storage uses in order to minimize traKic generation. No other uses shall be permitted unless approved through a P.U.D. amendment in accordance with the Garfield County Land Use and Development Code. 3 Residential Zone District (R) 3.1 General Purpose and Intent The purpose of the Residential Zone District (R) is to establish a cohesive residential neighborhood consisting of well-planned dwelling units designed to provide a high- Hardwick Crossing Planned Unit Development Guide March 2026 Draft 5 quality living environment in proximity to the Roaring Fork River corridor with connections to the Riverview School. The district is intended to support a range of clustered, small-scale residential housing types that promote neighborhood compatibility, eKicient land use, and a sense of community, while maintaining sensitivity to the natural landscape and surrounding land uses. 3.2 Planned Unit Development Map A Planned Unit Development Map identifying site access, vehicular and pedestrian circulation, parking, landscaping, and open space for future development within this Zone District has been submitted and is attached hereto as an Exhibit. 3.3 Permitted “By Right” Uses in the Residential Zone District (R) Permitted uses within the Residential Zone District (R) shall include: single-family dwelling unit; attached dwelling unit; residential rental unit; home oKice or business; river access; parks and outdoor recreation; childcare center; neighborhood community center; neighborhood storage; community gardens; bus stop; trails; wildlife-friendly fencing; landscaping; irrigation; and accessory uses customarily incidental and subordinate to the permitted uses. 3.4 Development Standards for the Residential Zone District (R) All uses and development within the Residential Zone District (R) shall conform to the following standards: 3.4.1 Single Family Dwelling Units - Minimum Lot Size per Unit: 3,000 SF - Maximum Building Height: 25’ - Maximum Lot Coverage: 50% - Minimum Front Setback: 5.0’ - Minimum Rear Setback: 5.0’ - Minimum Side Setback: 5.0’ 3.4.1.1 Parking: A minimum of 2 oK-street parking spaces shall be provided for each residential structure; this requirement may be satisfied by a garage, driveway, or parking space. Additionally, a minimum of 1 oK-street guest parking space shall be provided for every 5 dwelling units. When the calculation of required oK-street parking spaces results in a fractional space, such fraction shall be rounded up to the next whole number. 3.4.1.2 Separation: The minimum distance between dwelling units that do not share a common wall shall be 10’. Hardwick Crossing Planned Unit Development Guide March 2026 Draft 6 3.4.1.3 Fences: Fences may be constructed within required setbacks; however, a minimum separation of 5 feet shall be maintained between any fence and any structure on an adjacent lot. All fencing shall comply with Colorado Parks and Wildlife’s Fencing with Wildlife in Mind standards to maintain terrestrial permeability and avoid the creation of wildlife movement barriers, except within fenced yards or designated enclosed dog areas. 3.4.1.4 Future Building Envelopes: Building envelopes that comply with, but may vary from, the minimum setbacks set forth above may be established at the time of final subdivision plat approval. 3.4.1.5 Open Space: Open space for single-family dwelling units within the Residential Zone District is encouraged to be concentrated adjacent to the Roaring Fork River corridor. 3.4.2 Attached Dwelling Units - Minimum Lot Size per Unit: 1,000 SF - Maximum Building Height: 25’ - Maximum Lot Coverage: 75% - Minimum Front Setback: 7.5’ - Minimum Rear Setback: 7.5’ - Minimum Side Setback: 5’ For purposes of setback calculations, only those dwelling units that do not share a common wall with an adjacent dwelling unit shall be required to meet the minimum side setback. 3.4.2.1 Parking: A minimum of 2 oK-street parking spaces shall be provided for each dwelling unit; this requirement may be satisfied by a garage, driveway, or parking space. Additionally, a minimum of 1 oK-street guest parking space shall be provided for every 5 dwelling units. When the calculation of required oK-street parking spaces results in a fractional space, such fraction shall be rounded up to the next whole number. 3.4.2.2 Separation: The minimum distance between dwelling units that do not share a common wall shall be 10’. 3.4.2.3 Future Building Envelopes: Building envelopes that comply with, but may vary from, the minimum setbacks set forth above may be established at the time of final subdivision plat approval. Hardwick Crossing Planned Unit Development Guide March 2026 Draft 7 3.4.2.4 Open Space: Open space for attached dwelling units within the Residential Zone District is encouraged to be concentrated adjacent to the Roaring Fork River corridor. 4 Access/Utilities/Parking Zone District (AUP) 4.1 General Purpose and Intent The purpose of the Access/Utilities/Parking Zone District (AUP) is to facilitate motor vehicle, pedestrian, and bicycle ingress and egress; provide for motor vehicle and bicycle parking; accommodate the installation of underground utilities; and allow for landscaping, irrigation, retaining walls, and the ongoing operation, maintenance, and repair of such improvements. 4.2 Permitted “By Right” Uses for Access/Utilities/Parking Zone District (AUP) Permitted uses within the Access/Utilities/Parking Zone District (AUP) shall include: motor vehicle roads; driveways; trails; motor vehicle parking; bicycle parking; underground utilities; landscaping; irrigation; and bus stop facilities. 4.3 Development Standards for Access/Utilities/Parking Zone District (AUP) A landscape plan for improvements within the Access/Utilities/Parking Zone District (AUP) is included in the Hardwick Crossing P.U.D. and is incorporated herein by reference. No residential, commercial, or community service structures shall be permitted within the Access/Utilities/Parking Zone District (AUP). Access, utilities, and parking serving residential, commercial, and community service uses located in other Zone Districts shall be permitted within the AUP Zone District. 5 Definitions 5.1 Applicability of Definitions Unless otherwise specifically defined herein, all terms shall have the meaning set forth in the Garfield County Land Use and Development Code, Article 15 – Definitions. In the event of a conflict, the definitions contained in this P.U.D. Guide shall control. Accessory Uses Customarily Incidental and Subordinate to the Permitted Uses Hardwick Crossing Planned Unit Development Guide March 2026 Draft 8 Uses that are clearly incidental, subordinate, and customarily associated with a permitted principal use, and which do not alter the character of the primary use. Bus Stop A designated location for the pickup and drop-oK of passengers using public or private transit services. Business Park Residential Dwelling Unit A dwelling unit located within the Business Park Zone District intended to support workforce or mixed-use development and integrated with permitted non-residential uses. Car Wash A facility designed for the cleaning of motor vehicles, either automated or self-service. Eating or Drinking Establishment An establishment for the preparation, sale, and on-site consumption of food and/or beverages. Employee Housing Residential units intended for occupancy by employees of businesses located within the development or surrounding area, which may be deed-restricted or otherwise limited as provided herein. Fabrication Business A use involving the assembly, production, or modification of materials into finished or semi-finished products, typically conducted within an enclosed structure. General Service Business An establishment providing services by a professional, artisan, or tradesperson not otherwise specifically classified. Height Limit Height shall be measured as the vertical distance above finished grade to the highest point of the coping of a flat roof, to the deck line of a mansard roof, or to the midpoint of a pitched or hipped roof. Kennel A facility where domesticated animals are housed, boarded, bred, trained, or cared for. Laundromat A commercial establishment equipped with self-service washing and drying machines for public use. Mini-Storage Facility Hardwick Crossing Planned Unit Development Guide March 2026 Draft 9 A facility consisting of individual storage units designed for the storage of personal property, goods, or materials, typically rented on a short- or long-term basis. Outdoor Contractor Storage An outdoor area used for the storage of construction equipment, materials, or vehicles associated with a contractor’s business. Park and Ride Facility A designated parking area intended for commuters to park vehicles and transfer to shared or public transportation. Parking Lot or Parking Garage An area or structure designed for the temporary storage of motor vehicles. Professional OKice An establishment providing administrative, consulting, or professional services such as legal, financial, engineering, medical, or similar services. Retail or Wholesale Business An establishment engaged in the sale of goods or merchandise directly to consumers (retail) or in bulk to businesses or other retailers (wholesale). Riding Stable A facility where horses are kept for boarding, training, or riding purposes, including accessory structures such as barns and arenas. Storage Facility A facility used for the storage of goods, materials, or personal property, including enclosed or outdoor storage areas. Vehicle and Equipment Repair Business A facility for the maintenance, servicing, or repair of automobiles, trucks, construction equipment, or similar vehicles and machinery. Veterinary Clinic A facility where animals receive medical care, treatment, or surgical services. 5.2 Interpretation Words not defined herein shall be interpreted as defined in Article 15 of the Garfield County Land Use and Development Code. Where terms are not defined in either this P.U.D. Guide or the Land Use and Development Code, they shall be given their common and customary meaning. Deciduous Trees Evergreen Trees Native Grass Areas Crushed Rock/Shrub Areas Hardwick Crossing Planned Unit Development Landscape Concept Plan Prepared March 19, 2026 by The Land Studio, Inc. Sheet 1 of 1 0 100 200 300 500 north RECOMMENDED PLANT MATERIALS The following is a list of recommended plant materials for Hardwick Crossing PUD. EVERGREEN TREES: Pinon Pine Pinus Edulis Bristlecone Pine Pinus Aristata Austrian Pine Pinus Nigra Ponderosa Pine Pinus Ponderosa Mugo Pine Pinus Mugo Rostrata Mugo Pine Pinus Mugo Rostrata Colorado Spruce Picea Pungens Columnar Norway Spruce Picea Abies Cupressina Northstar Spruce Picea glauca ‘North Star’ Fat Albert Spruce Picea Pungens ‘Fat Albert’ Montgomery Spruce Picea Pungens ‘Montgomery’ Fastigiata Spurce Picea Pungens var. glauca ‘Fastigiata’ Douglas Fir Pseudotsuga Menziesii Subalpine Fir Abies lasiocarpa Concolor Fir Abies Concolor Arborvitae Thuja Occidentalis “Emerald” DECIDUOUS TREES: Prairifire Crabapple Malus Prairifire Royal Raindrop Crabapple Malus Royal Raindrop Spring Snow Crabapple Malus Spring Snow American Linden Tilia Americana Sentry Greenspire Linden Tilia Cordata Greenspire Narrowleaf Cottonwood Populus Angustifolia Quaking Aspen Populus Tremuloides Canada Red Chokecherry Prunus Virginiana Shubert Chokecherry Prunus Virginiana ‘Schubert’ Amur Chokecherry Prunus Maackii Imperial Honeylocust Gleditsia Triacanthos Inermis Imperial Shademaster Honeylocust Gleditsia Triacanthos Shademaster Skyline Honeylocust Gleditsia Triacanthos Skyline Thornless Cockspur Hawthorn Crataegus Crusgalli Inermis Autumn Purple Ash Fraxinus Americana Autumn Blaze Maple Acer x Freemanii Ginnala Maple Acer Ginnala Norway Maple Acer Platanoides Emerald Lustre Maple Acer Platanoides Pond Red Sunset Maple Acer Rubrum Royal Red Maple Acer Platanoides ‘Royal Red’ Sensation Boxelder Maple Acer Negundo Swamp White Oak Quercus Bicolor Bur Oak Quercus Macrocarpa Newport Plum Prunus Cerasifera Globe Willow Salix Matsudana SHRUBS: Acrer ginnala Amur Maple Amelanchier alnifolia Saskatoon Serviceberry Amelanchier Canadensis Shadowblow Serviceberry Aronia melanocarpa Chokeberry Cargana frutex Russian Peashrub Caryopteris incana Bluemist Spirea Cercocarpus ledifolius Curleaf Mountain Mahogany Cercocarpus montanus Mountain Mahogany Cornus sericea Dogwood varieties Cotoneaster acutifolia Peking Cotoneaster Cotoneaster apiculata Cranberry Cotoneaster Cotoneaster horizontalis Rock Cotoneaster Euonymus alatus compacta Dwarf Burning Bush Forsythia intermedia Lynwood Gold Forsythia Jamesia americana Waxflower Lonicera tatarica Tatarian Honeysuckle varieties Lonicera involucrate Twinberry Honeysuckle Ligustrum vulgare Common Privet varieties Mahonia aquafolium Oregon Grape Holly Physocarpus opulifolis Ninebark Potentilla fruticosa var. Potentilla varieties Physocarpus opulifolia Ninebark Prunus besseyi Western Sandcherry Prunus cistena Purpleleaf Sandcherry Prunus tomentosa Nanking Cherry Prunus virginiana Green Chokecherry Ribes alpinum Alpine Currant Ribes cereum Golden Currant Ribes odoratum Yellow Flowering Currant Rhus var.Sumac varieties Sambucus pubens Red berries Artemesia tridentate Big Sage Chrysothamnus sp. Rabbitbrush Shepherdia argentia Silver buffaloberry Rosa foetida bicolor Austrian copper rose Rosa harisonii Harrison Yellow Rose Rosa hugonis Father Hugo’s Rose Rosa rugosa Rugosa Rose Salix purpurea ‘Nana’ Arctic Blue Willow Spirea bumalda Spirea varieties Spiraea vanhouttei Bridalwreath spirea Symphoricarpos orbiculatus Red Coralberry Symphoricarpos ablus Snowberry Syringa culgaris Common Lilac (purple and white) Vibernum dentatum Arrowwood Vibernum Vibernum lantana Wayfaring Tree Vibernum Vibernum lentago Nannyberry Vibernum Vibernum opulus ‘Roseum’ Snowball Vibernum Juniperus chinensis Pfitzer Juniper varieties Juniperus Sabina Savin Juniper varieties Juniperus horizontalis Horizontal Juniper varieties Rivendell Pitkin County Seed Mix Rate: 1 lb per 1,000 sq. ft. 25% Slender Wheatgrass 20% Mountain Brome 20% Western Wheatgrass 20% Secar Bluebunch 5% Thickspike Wheatgrass 5% Idaho Fescue 3% Green Needle 2% Indian Ricegrass Revegetation notes All areas disturbed during construction will be revegetated according to the following criteria. During construction, erosion which may pose a threat to surrounding properties or waterways will be contained through the use of temporary erosion control measures as deemed necessary. Revegetation of disturbed areas shall commence in the fall, prior to the first major snowfall, or early spring when site conditions allow. Erosion Control measures are aimed at controlling/confining sediment within or near the area of disturbance. The long term stability of these areas will depend on the establishment of appropriate ground cover vegetation. The primary goal of the revegetation effort is to protect water quality that will require a sturdy ground cover as soon as possible. All natural vegetation to remain shall be protected. Exposure of soil to erosion by removal or disturbance of vegetation shall be limited to the area required for immediate construction operations and for the shortest practical period of time. All disturbed areas shall be seeded or covered with rip-rap. Use Rivendell's Pitkin County seed mix. All topsoil shall be salvaged from disturbed areas, stockpiled and re-spread prior to revegetation. Topsoil should not be re-spread on areas of the site proposed for future building. Seed shall be drilled or otherwise mechanically incorporated into the soil ("farmed") or shall be hydraulically applied and followed by application of hydraulically applied mulch or straw. Straw mulch shall be secured in place with a hydraulically applied tackifier. If at any time the contractor or civil engineer sees the site being unstable on the proposed slopes, erosion control mats will be placed to help stabilize the ground. Limit of Disturbance Reseed all distrubed areas See revegetation notes If at any point the contractor sees the site being unstable on the proposed slopes, erosion control mats will be placed to help stabilize the ground. Photo: Existing Site Overview Visual Analysis Exhibit 1 Photo Rendering-1: Site Overview Visual Analysis Exhibit 2 Photo: Existing View From CR 154 Visual Analysis Exhibit 3 Photo Rendering-2: View from CR 154 Visual Analysis Exhibit 4 Photo Rendering-3: Front of schematic design for riverfront residence Visual Analysis Exhibit 5 Photo Rendering-4:Back of schematic design for riverfront residence Visual Analysis Exhibit 6 Photo Rendering-5: Schematic design for residences on Milton Court Visual Analysis Exhibit 7 Photo Rendering-6: Schematic design for residences on Milton Court Visual Analysis Exhibit 8 Photo Rendering-7: Schematic design for back of uphill residence on Milton Court Visual Analysis Exhibit 9 Photo Rendering-8: Schematic design for storage buildings on Commercial Lot C-4 Visual Analysis Exhibit 10 Photo Rendering-9: Schematic design for storage building on Commercial Lot C-2 Visual Analysis Exhibit 11 Photo Rendering-9: Schematic design for storage building on Commercial Lot C-2 Visual Analysis Exhibit 12 Hardwick Crossing PUD & Major Subdivision Preliminary Plan Affordable Housing Plan March 2026 Page 1 Affordable Housing Plan Hardwick Crossing PUD and Major Subdivision Preliminary Plan Project Overview The Hardwick Crossing Planned Unit Development proposes 28 residential dwelling units and is subject to Article 8, Inclusionary Zoning for Housing, of the Garfield County Land Use and Development Code. This Affordable Housing Plan is provided in accordance with Section 8-201 and describes compliance with all applicable requirements. Required Affordable Housing Units Pursuant to Section 8-301.A, developments of 15 or more units shall provide affordable housing equal to 10 percent of total units. Based on 28 units, the requirement is 2.8 units, rounded up to 3 units. The project will provide three deed-restricted affordable housing units in compliance with Article 8. Affordable Housing Category Distribution In accordance with Section 8-302.A.4.a, the required units shall be developed as follows: One Category I unit, priced at 70 percent of Area Median Income and restricted to households earning no more than 80 percent of Area Median Income One Category II unit, priced at 90 percent of Area Median Income and restricted to households earning no more than 100 percent of Area Median Income One Category III unit, priced at 110 percent of Area Median Income and restricted to households earning no more than 120 percent of Area Median Income Unit Location, Design, and Integration Affordable units shall be integrated within the development and shall not be distinguishable from market-rate units in exterior appearance, materials, or overall design. Units shall meet applicable minimum size, bedroom mix, and construction standards required by Article 8. Unit locations shall be identified on the Final Plat. Pricing and Affordability Sales prices and, if applicable, rental rates shall be established by the Garfield County Housing Authority based on Area Median Income, financing assumptions, and allowable housing costs. Housing costs shall comply with Article 8 affordability standards. Homeowner association dues, if applicable, shall be proportionate to those of market-rate units. Deed Restrictions and Administration All affordable housing units shall be subject to recorded deed restrictions approved by the Garfield County Housing Authority prior to issuance of building permits. Deed restrictions shall run with the land in perpetuity and govern occupancy, resale, rental (if applicable), and eligibility requirements. Hardwick Crossing PUD & Major Subdivision Preliminary Plan Affordable Housing Plan March 2026 Page 2 Administration, pricing, and qualification shall be coordinated through the Garfield County Housing Authority. Occupancy Requirements Affordable units shall be occupied as a primary residence by qualified households meeting applicable income limits and employment requirements consistent with Article 8. Phasing Per Article 8, Section 8-302.A.4.a, when three affordable housing units are required, the units must be provided in the following order: First unit: Category II Second unit: Category III Third unit: Category I Affordable housing units shall be constructed in proportion to market-rate units and in accordance with Article 8 phasing requirements. Final phasing shall be addressed in the Development Improvements Agreement. Implementation This Affordable Housing Plan shall be incorporated into an Affordable Housing Agreement recorded with the Final Plat. Final unit pricing, deed restrictions, and qualification procedures shall be coordinated with the Garfield County Housing Authority prior to building permit issuance. For-Sale Units Affordable units provided as for-sale housing shall be conveyed to Qualified Purchasers as defined in Section 8A-102 and meeting applicable Category I, II, or III income limits. Employers may purchase required affordable housing lots for the purpose of constructing housing and selling such units to employees, provided all units comply with applicable pricing and income category requirements. The employer entity shall not be required to meet Area Median Income thresholds; however, all subsequent purchasers shall meet Article 8 eligibility requirements. Rental Units If provided, rental units shall be deed-restricted to households earning at or below the applicable Area Median Income thresholds or in accordance with a Garfield County Housing Authority- approved program. Employers may purchase required affordable housing lots for the purpose of constructing housing and renting such units to their employees, provided all units comply with applicable pricing and income category requirements. The employer entity shall not be required to meet Area Median Income thresholds; however, all tenants shall meet Article 8 eligibility requirements. Compliance Statement The Hardwick Crossing Planned Unit Development complies with Article 8 by providing three deed- restricted affordable housing units, distributing units among Category I, II, and III, and meeting all applicable requirements related to pricing, integration, occupancy, and long-term affordability. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 1 Garfield County, Colorado Parcel ID # 218535415002 Major Subdivision Preliminary Plan Application Submitted March 27, 2026 for: 154 GLENWOOD, LLC Contact: Travis Stewart P.O. Box 1319, Carbondale, CO 81623 C: 970.309.1515 tjs@ws-materials.com Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 2 Major Subdivision Preliminary Plan Application Table of Contents 4-203. General Submittal Requirements .................................................................................................... 6 Pre-Application Conference Summary ....................................................................................................... 6 Application Form ....................................................................................................................................... 17 Fee Agreement ........................................................................................................................................... 20 Statements of Authority ............................................................................................................................. 22 Letters of Authorization ............................................................................................................................. 23 4-203.B.2 - Ownership Information ............................................................................................................ 24 4-203.B.3 - Adjacent Property Owners Within 200 Feet ............................................................................. 24 4-203.B.3 - Mineral Owners and Lessees ................................................................................................... 25 4-203.B - Project Description ..................................................................................................................... 29 4-203.C - Vicinity Map ................................................................................................................................ 31 4-203.D - Site Plan ...................................................................................................................................... 32 4-203.E – Grading and Drainage Plan ......................................................................................................... 32 4-203.F – Landscape Plan .......................................................................................................................... 32 4-203.G - Impact Analysis .......................................................................................................................... 32 4-203.J - Development Agreement ............................................................................................................. 32 4-203.L - Traffic Study ................................................................................................................................ 32 4-203.M – Water Supply and Distribution Plan .......................................................................................... 32 4-203.N – Wastewater Management and System Plan .............................................................................. 33 5-402.D – Preliminary Plan Map ................................................................................................................. 33 5-402.H – Visual Analysis ........................................................................................................................... 33 5-402.I – Codes, Covenants and Restrictions ............................................................................................ 33 4-203.O - Floodplain Analysis .................................................................................................................... 33 Responses to Standards in Article 7 .......................................................................................................... 33 Division 1. General Approval Standards ................................................................................................... 33 7-101. Zone District Use Regulations ...................................................................................................... 33 7-102. Comprehensive Plan and Intergovernmental ................................................................................ 34 7-103. Compatibility ............................................................................................................................... 34 7-104. Source of Water ........................................................................................................................... 34 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 3 7-105. Central Water Distribution and Wastewater Systems ................................................................... 34 7-106. Public Utilities .............................................................................................................................. 35 7-107. Access and Roadways ................................................................................................................. 35 7-108. Use of Land Subject to Natural Hazards ....................................................................................... 37 7-109. Fire Protection ............................................................................................................................. 38 Division 2 General Resource Protection Standards .................................................................................. 39 7-201. Agricultural Lands ........................................................................................................................ 39 7-202. Wildlife Habitat Areas .................................................................................................................. 39 7-203. Protection of Waterbodies ............................................................................................................ 39 7-204. Drainage and Erosion ................................................................................................................... 39 7-205. Environmental Quality .................................................................................................................. 40 7-206. Wildfire Hazards .......................................................................................................................... 40 7-207. Natural and Geologic Hazards ..................................................................................................... 40 7-208. Reclamation ................................................................................................................................ 40 Division 3 Site Planning and Development Standards ............................................................................. 40 7-301. Compatible Design ...................................................................................................................... 40 7-302. Off-Street Parking and Loading Standards .................................................................................... 40 7-303. Landscape Standards .................................................................................................................. 41 7-304. Lighting Standards ....................................................................................................................... 41 7-305. Snow Storage Standards .............................................................................................................. 41 7-306. Trail and Walkway Standards ....................................................................................................... 41 Division 4. Subdivision Standards and Design Standards ........................................................................ 42 Section 7-401. General Subdivision Standards ........................................................................................ 42 Section 7-402. Subdivision Lots ............................................................................................................... 42 Section 7-403. Survey Monuments .......................................................................................................... 42 Section 7-404. School Land Dedication ................................................................................................... 42 Section 7-405. Road Impact Fees ............................................................................................................ 43 Exhibits ...................................................................................................................................................... 43 A Title Commitments ......................................................................................................................... 43 B Conformance to Comprehensive Plan Report ............................................................................... 43 C High Country Engineering Impact Analysis and Utility Report ....................................................... 43 D High Country Engineering Drainage Report .................................................................................. 43 E High Country Engineering Civil Engineering Site Plan / PUD Map ............................................... 43 F Kumar & Associates Geotechnical Studies ................................................................................... 43 G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment ................................................... 43 H Colorado Wildlife Science, LLC Ecological Assessment ............................................................... 43 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 4 I Development Agreement ............................................................................................................... 43 J Phasing Plan ................................................................................................................................. 43 K JVAM Rezoning Justification Report ............................................................................................. 43 L Master Declaration for The Hardwick Crossing PUD .................................................................... 43 M Planned Unit Development Guide ................................................................................................. 43 N Conceptual Landscape Plan .......................................................................................................... 43 O Safe Routes to Schools Map ......................................................................................................... 43 P Visual Analysis .............................................................................................................................. 43 Q Affordable Housing Plan ................................................................................................................ 43 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 5 Application Team Landowner/Applicant: 154 GLENWOOD, LLC Contact: Travis Stewart P.O. Box 1319, Carbondale, CO 81623 970.309.1515 Legal Counsel: Johnston | Van Arsdale | Martin, PLLC Contact: Chad J. Lee, Esq. 901 Grand Ave., Suite 201 Glenwood Springs, CO 81601 970.893.8242 Civil Engineering/Survey: High Country Engineering, Inc. Contact: Roger Neal 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 970.945.8676 Land Planning: The Land Studio, Inc. Contact: Doug Pratte 365 River Bend Way Glenwood Springs, Colorado 81601 970.927.3690 Traffic Engineering: Felsburg Holt & Ullevig Contact: Lyle E. DeVries, PE, PTOE 6300 South Syracuse Way, Suite 600 Centennial, CO 80111 303.721.1440 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 6 4-203. General Submittal Requirements Pre-Application Conference Summary 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 218535415002 AND 218535415003 DATE: 1/22/2026 PROJECT: HARDWICK CROSSING PUD OWNERS: 154 GLENWOOD LLC CONTACT/REPRESENTATIVE: TRAVIS STEWART, DOUG PRATTE PRACTICAL LOCATION: 3927 CR 154 GLENWOOD SPRINGS, CO TYPE OF APPLICATION: PUD AND PRELIMINARY PLAN ZONING: RURAL COMPREHENSIVE PLAN: GLENWOOD SPRINGS URBAN GROWTH AREA I. GENERAL PROJECT DESCRIPTION The applicant is requesting to create a PUD and Preliminary Plan on properties previously subdivided as part of the Eastbank Minor Subdivision. Access to the PUD is proposed to be shared with the Riverview School off County Road 154 just southeast of the intersection with the RFTA Rio Grande Trail. The development is anticipated to be served by Roaring Fork Water and Sanitation District (RFWSD) water and wastewater lines. The initial concepts include 6 Lots. The PUD zoning on the parcels would establish a Commercial Zone, with exiting commercial uses and proposed storage uses on two of the lots in this zone. The residential component of the PUD may consist of 28 single family homes located on two lots. The applicant has indicated that these homes will be utilized for Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 7 2 workforce housing and be not for sale units. Article 8 shall be applicable for the proposed PUD. A Preliminary Plan Application is anticipated to be reviewed concurrently with the PUD Application. Details on each of the PUD Zone Districts will need to be finalized to address issues that may be identified. The submittals will benefit from providing as much detail on the development plan as possible including building heights, lighting, visual impacts, access and pedestrian circulation, design concepts, river setbacks/floodplain/restoration, and open space/park proposals. Traffic impacts were one of the most challenging issues in past reviews on this property and should be thoroughly addressed through updated detailed traffic studies, analyses, and recommendations for improvements. The internal roads system needs to accommodate the highest traffic demand permitted within the PUD on the development parcels along with impacts on and from the Riverview School use. The access points onto CR 154 and Highway 82 will need to be evaluated for necessary upgrades based on the traffic impact study. An application for PUD Zoning shall meet the following criteria: • Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. • Development Standards. The PUD meets the Development Standards as provided in section 6-401. • Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7-101. (See reference to Section 4-203.M regarding Water Supply in Section 7-104) • Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4- 113.C. • Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. The Application needs to respond directly to the Development Standards in Section 6-401 and to to the Standards identified in Article 7, Division 3. Site Planning and Development Standards. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 8 3 An outline of typically submittal requirements for a PUD is found in the following section. While a PUD is a zoning exercises, the application will need to provide a traffic study and floodplain analysis as well. The PUD Plan covers a wide range of topics (including density calculations, water, and wastewater services), and the applicant should carefully review Section 6-302 of the LUDC to ensure the submittal fulfills its requirements. The impact analysis will respond to the items found in Section 4-203.G. The PUD process can be done in conjunction with a Preliminary Plan Process. Garfield County’s PUD regulations maybe found in Article 6 of the Land Use and Development Code (LUDC), which may be accessed here: https://www.garfield- county.com/community-development/land-use-code/ Garfield County’s comprehensive plan may be accessed here: https://www.garfield-county.com/community- development/comprehensive-plan-2030/ Please see Glenwood Springs website for more information on their services and comprehensive plan. II. COMPREHENSIVE PLAN The Garfield County Comprehensive Plan 2030, 2020 Update includes a number of relevant sections including extensive Policies and Strategies on Housing and for Growth of New Major Residential Subdivisions. An important consideration for development on this key parcel in an unincorporated area within an UGB, with access to central services is conformance with the Comprehensive Plan. The Comprehensive Plan strategies for addressing housing issues include but are not limited to creating incentives for affordable housing, work with HOA and PUD’s to create opportunity for more housing options within the PUD’s, incentivize development of worforce housing, and explore the possibility of public and private partnerships in the production of workforce housing. Sections on Growth of New Major Residential Subdivisions include but are not limited to encouraging them to be more self-sufficient with safe access and transit opportunities, upgrades to existing off- site connections to county roads by the developer, review of fiscal costs/benefits to the public, and provision of public amenities that meet the needs of residents. III. REGULATORY PROVISIONS AND POLICY THE APPLICANT IS REQUIRED TO ADDRESS The following Sections of the Garfield Land Use and Development Code as amended apply to the Application: Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 9 4 Garfield County Comprehensive Plan 2030 as amended Garfield County Land Use and Development Code as amended o Section 6-201 Applicability of Common Review Procedures o Section 6-202 PUD Zoning o Section 6-301 Application Materials o Section 6-302 Description of Submittal Requirements o Section 6-401 Development Standards o Section 4-203 Description of Submittal Requirements as applicable o Provisions of Article 7 Standards o Section 4-202 Submittal Waivers as applicable o Section 4-118 Waivers from Standards as applicable IV. SUBMITTAL REQUIREMENTS As a convenience outlined below is a list of information typically required for this type of application. Please refer directly to Table 6-301 and the list of General Application Materials in section 4-203 for the full description of this information: General Application Materials (4-203.B) o Application Form o General project description o Ownership Documentation (deed) for land held by the HOA within the PUD (applicant must be a property owner) o Statement of Authority or Letter of Authorization, as necessary o Fee Payment and Payment Agreement Form o Pre-Application Conference Summary Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 10 5 o Names and addresses of all property owners and mineral owners of record within the PUD. Vicinity Map (4-203.C) Site Plan (4-203.D) Impact Analysis (4-203G) Rezoning Justification Report (4-203.H) Development Agreement (4-203. J) – May be accomplished through a Subdivision Improvements Agreement should the subdivision be processed concurrently Traffic Study (4-203.L) Floodplain Analysis (4-203.O) PUD Guide (6-302.A) – See details of submittal requirements for both PUD Map and PUD Guide Please respond directly to the Review Criteria listed in Section 6-203.C and as excerpted below. The Application needs to respond directly to the Development Standards in Section 6-401 and the Standards identified in Article 7, Division 3. Site Planning and Development Standards. PRELIMINARY PLAN As a convenience outlined below is a list of information typically required for this type of application. Table 5-401 outlines the specific application submittal criteria. The following list can function as a checklist for your submittal. □ General Application Materials o Signed Application Form o Signed Payment Agreement Form and application fees o Proof of ownership (copy of deed, title work) and information on any lien holders. o A narrative describing the request and related information. Should show compliance with PUD and all waiver requests. o Names and mailing addresses of properties within 200 feet of the subject property. o Mineral rights ownership for the subject property (demonstrated through a search of Clerk and Recorders database and/or Assessor database, memo attached). o If the owner is an entity or trust, a recorded Statement of Authority, authorizing a person to encumber the property. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 11 6 o If the applicant is a representative of the owner, a letter of authorization to represent is needed. o A copy of the Pre-application Summary needs to be submitted with the Application. o Current copies of the PUD Plan and Guidelines □ Vicinity Map including areas within approximately 3 miles. □ Site Plan and related information (some may be shown on the proposed plat) including topography, existing improvements, infrastructure, irrigation ditches, and significant features. The site plan should include improvement location information adequate to confirm that no nonconforming conditions will result from the proposed subdivision. □ Grading and Drainage plans. □ Landscape Plan. 4 □ Impact Analysis. □ Improvements Agreement. □ Traffic Study. □ Water Supply/Distribution Plan. □ Wastewater Management Plan. □ Preliminary Plan Map. □ Open Space Plan Map. □ Visual Analysis. □ Codes, Covenants, Restrictions. □ Demonstration of previous fulfillment of Article 8’s requirements or a new Affordable Housing Plan. □ Preliminary Engineering. o Roadways o Mitigation of Geological Hazards o Sewage Collect and water Supply and distribution systems. □ Documentation of compliance with standards contained in Sections of Article 7, Divisions 1, 2, 3 and 4. Application formatting is recommended to address each individual section/standard. □ Floodplain and Wetlands analyses, as necessary. □ Documentation of compliance with Table 7-107, Roadway Standards. □ Any existing access information from all necessary agencies. □ Colorado Geological Survey (CGS) Referral Form. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 12 7 □ Submittal Waiver Requests in Compliance with 4-202. □ Waiver of Standards Request in Compliance with 4-118 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 13 8 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 14 9 WAIVER REQUESTS Waiver from Standards are subject to compliance with Section 4-118 and Waivers from Submittal Requirements are subject to compliance with Section 4-202. Waiver requests need to be specifically requested in the submittals, with supporting justification that demonstrates compliance with the review criteria in Sections 4-118 and 4-202. Please include Waivers of Submittal Requirements in the project narrative. ADDITIONAL STAFF CONSULTATION As needed or for clarification of any of the above items, staff is available for additional consultation prior to submittal. The Application submittals needs to include 3 hard copies of the entire Application and 1 Digital PDF Copy on a CD or USB Stick. Both the paper and digital copies should be split into individual sections. Please refer to the pre-application summary for submittal requirements that are appropriate for your Application. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 15 10 V. REVIEW PROCESS Review by: Staff for completeness and recommendations. Referral agencies for additional technical review. Public Hearing(s): No Public Hearing, Directors Decision (with notice per code) X Planning Commission X Board of County Commissioners Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 16 11 Board of Adjustment Referral Agencies: May include but are not limited to: Garfield County Surveyor, Garfield County Road and Bridge Department, Garfield County Consulting Engineer, Garfield County Attorney’s Office, Garfield County Vegetation Manager, Garfield County Department of Environmental Health, Department of Water Resources, City of Glenwood Springs, Glenwood Springs Fire Rescue District, CDPHE, CPW, RE-1 School District, Colorado Geological Survey. VI. APPLICATION REVIEW FEES Planning Review Fees: $2,000 PUD Zoning $1,700 + $20.00 per Lot Referral Agency Fees: $TBD ($950 Colo.Geological Survey Referral fees, check separately made out- others TBD) Total Deposit: $3,820 + $950 CGS separate check (additional hours are billed at hourly rate of $80.00) VII. GENERAL APPLICATION PROCESSING The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The summary is valid for a six-month period, after which an update should be requested. The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: 1/22/2026 John Leybourne Planner III Date Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 17 Application Form Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 18 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com DIVISIONS OF LAND APPLICATION FORM TYPE OF SUBDIVISION/EXEMPTION Minor Subdivision Preliminary Plan Amendment Major Subdivision Final Plat Amendment Sketch Preliminary Final Common Interest Community Subdivision Conservation Subdivision Public/County Road Split Exemption Yield Sketch Preliminary Final Rural Land Development Exemption Time Extension Basic Correction Exemption INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ 154 Glenwood LLC 970 309-1515 PO BOX 1319 Carbondale CO 81623 tjs@ws-materials.com Douglas Pratte / The Land Studio Inc. Glenwood Springs CO 81601 dougpratte@thelandstudio.com 970 927-3690 3927 CR 154, Glenwood Springs, CO _Lot 2 , Eastbank, LLC Minor Subdivision, according to the Plat thereof recorded September 8, 2015 at Reception No. 867716 Rural 16.983 Acres +/- Hardwick Crossing PUD 365 River Bend Way Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 19 Project Description Existing Use: __________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Proposed Use (From Use Table 3-403): _____________________________________________________ Description of Project: __________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ Proposed Development Area Land Use Type # of Lots # of Units Acreage Parking Single Family Duplex Multi-Family Commercial Industrial Open Space Other Total REQUEST FOR WAIVERS Submission Requirements  The Applicant requesting a Waiver of Submission Requirements per Section 4-202. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ Waiver of Standards  The Applicant is requesting a Waiver of Standards per Section 4-118. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ I have read the statements above and have provided the required attached information which is correct and accurate to the best of my knowledge. ______________________________________________________ __________________________ Signature of Property Owner or Authorized Representative, Title Date OFFICIAL USE ONLY File Number: __ __ __ __ - __ __ __ __ Fee Paid: $_____________________________ The existing uses on the property are two commercial buildings and two open areas on the upper bench. The lower area is primarily a construction storage, material processing, and material staging yard. Applicant is proposing a mixed use PUD Hardwick Crossing is a proposed mix use PUD. For the upper commercial area, the applicant is proposing subdivision of the existing commercial buildings as well as the creation of two commercial lots for yard or self storage. The existing lower industial and vacant areas will be repositioned as 28 single family, workforce housing units. 28 4 28 12.703 3.14 Per Unit Existing + Per PUD Guide 5 5.59 03/13/2026 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 20 Fee Agreement Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 21 COLORADO GEOLOGICAL SURVEY SUBMITTAL FORM FOR LAND-USE REVIEWS County _____________________________________ Date __________________ Project Name ___________________________________________________________ APPLICANT (or Applicant’s Authorized Representative responsible for paying CGS-review fee) 1/4,1/2, or1/41/4 _________ Name ________________________________________________________ Address _____________________________________________________ Section(s) _________ Township__________ Range ____________ Dec Lat __________ Ph. No. ________________________Fax No._________________________ Dec Long _________ FEE SCHEDULE (effective June 1, 2009) Reviews for Counties residential dwellings Reviews for Municipalities At hourly rate of reviewer Special Reviews At hourly rate of reviewer CGS LAND USE REVIEWS Geological studies are required by Colorado counties for all subdivisions of unincorpo- rated land into parcels of less than 35 acres, under State statute C.R.S. 30-28-136 (1) (i) (Senate Bill 35, 1972). Some Colorado municipalities require geological studies for sub- division of incorporated land. In addition, local governments are empowered to regu- late development activities in hazardous or mineral-resource areas under C.R.S. 24-65.1- 101 et seq. (House Bill 1041, 1974) and C.R.S. 34-1-301 et seq. (House Bill 1529, 1973), respectively. Local-government agencies submit proposed subdivision applications and supporting technical reports to the Colorado Geological Survey ”...for evaluation of those geologic factors which would have significant impact on the proposed use of the land,“ in accor- dance with State statutes. The CGS reviews the submitted documents and serves as a technical advisor to local-government planning agencies during the planning process. Since 1984, the CGS has been required by law to recover the full direct cost of perform- ing such reviews. The adequate knowledge of a site’s geology is essential for any development project. It is needed at the start of the project in order to plan, design, and construct a safe devel- opment. Proper planning for geological conditions can help developers and future owners/users reduce unnecessary maintenance and/or repair costs. Garfield County 03/13/2060 Harwick Crossing PUD 154 Glenwood LLC PO Box 1319 Carbondale, CO 81623 970-309-1515 970-963-2412 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 22 Statements of Authority Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 23 Letters of Authorization 154 GLENWOOD, LLC P.O. Box 1319 Carbondale, CO 81623 tjs@ws-materials.com March 9, 2026 Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Planned Unit Development and Major Subdivision Preliminary Plan Application - Property Owned by 154 Glenwood, LLC Dear Madam or Sir, 154 Glenwood, LLC is the owner of the real property which is the subject of the above- referenced application for a Planned Unit Development and Major Subdivision Preliminary Plan for the property commonly known as the Hardwick Crossing site located on Lot 2 of the Eastbank, LLC Minor Subdivision, Garfield County Parcel No. 218535415002, in Garfield County, Colorado. 154 Glenwood, LLC hereby authorizes Chad J. Lee, Esq., of the firm JVAM, and Douglas Pratte of The Land Studio, Inc., to act in all respects as the authorized representatives of 154 Glenwood, LLC to prepare, submit, and prosecute the above-referenced application and related materials before Garfield County. Very truly yours, 154 GLENWOOD, LLC a Colorado limited liability company By: ______________________________ Travis Stewart Manager Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 24 4-203.B.2 - Ownership Information A Title Commitment and Special Warranty Deed are provided as an ownership information Exhibit to this Application 4-203.B.3 - Adjacent Property Owners Within 200 Feet Garfield County Land Explorer 218535300060 228 FLYING M RANCH RD GLENWOOD SPRINGS ROARING FORK RE-1 SCHOOL DISTRICT R045824 400 SOPRIS AVENUE CARBONDALE, CO 81623 218535304002 Not available GLENWOOD SPRINGS MACGREGOR, ROBERT DUNCAN R083021 600 E HOPKINS AVENUE, SUITE 303 ASPEN, CO 81611 218535315001 3923 154 COUNTY RD GLENWOOD SPRINGS LAS BRISAS APARTMENTS LIMITED PARTNERSHIP R083594 PO BOX 4259 INCLINE VILLAGE, NV 89450 218535315003 Not available GLENWOOD SPRINGS EASTBANK LLC R083596 600 E HOPKINS AVENUE, SUITE 303 ASPEN, CO 81611 218535400024 Not available GLENWOOD SPRINGS THREE GS LLC R060092 PO BOX 821 VAIL, CO 81658 218535400059 RAILROAD R.O.W. GLENWOOD SPRINGS ROARING FORK TRANSPORTATION AUTHORITY R060105 1340 MAIN STREET CARBONDALE, CO 81623 218535415002 3927 154 COUNTY RD GLENWOOD SPRINGS 154 GLENWOOD LLC R083595 14682 HIGHWAY 82 CARBONDALE, CO 81623 218535415003 3927 154 COUNTY RD GLENWOOD SPRINGS 154 GLENWOOD LLC R084474 14682 HIGHWAY 82 CARBONDALE, CO 81623 218535423007 Not available GLENWOOD SPRINGS BLUE HERON PROPERTIES LLC R041519 430 IRONBRIDGE DRIVE GLENWOOD SPRINGS, CO 81601 ROW Not available null 3/9/26, 1:07 PM Garfield County Land Explorer about:blank 1/1 Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 25 4-203.B.3 - Mineral Owners and Lessees Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 26 Chad J. Lee, Esq. 901 Grand Ave., Ste. 201 Glenwood Springs, Colorado, 81601 (970) 945-8659 chad@jvamlaw.com February 18, 2026 Via Email Glenn Hartmann, Director Garfield County Community Development Department 108 8th Street, #401 Glenwood Springs, CO 81601 Re: Hardwick Crossing project Dear Glenn, We are writing this letter to you in accordance with the Pre-Application Conference Summaries. This mineral owner research was done parcel number 218535415002. The Garfield County Land Use and Development Code require an Applicant to provide notice to mineral owners in accordance with C.R.S. § 24-65.5-101 “as such owners can be identified through records in the office of the Clerk and Recorder or Assessor, or through other means.” GCLUDC 4-101(E)(4). Section 24-65.5-101 requires that an applicant notify a mineral estate owner who either (1) is identified as such by the county tax assessor’s records; or (2) has filed in the Clerk and Recorder a request for notification. If such records do not identify any mineral estate owners, including their addresses of record, “the applicant shall be deemed to have acted in good faith and shall not be subject to further obligations….” On February 18, 2026, we conducted the following tasks: 1. We researched the Garfield County Clerk and Recorder’s index of mineral owner requests for notification per C.R.S. § 24-65.5-101 and confirmed that no mineral owner for the properties referenced above has filed a request for notification; 2. We reviewed an updated title commitment for the properties and confirmed there are no mineral reservations listed in Schedule B(2); and Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 27 3. We spoke with Casey at the Garfield County Assessor’s office. The Assessor’s office noted that their office is not actively valuing/tracking any severed mineral interests in that area. This satisfies our obligations under Colorado law and the County’s Code. We look forward to working through this application with your office. Best regards, JVAM PLLC By: /s/ Chad J. Lee, Esq. Chad J. Lee, Partner Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 28 CERTIFICATION OF MINERAL OWNER RESEARCH This form is to be completed and submitted with any application for a Land Use Change Permit. Mineral interests may be severed from surface right interests in real property. C.R.S. § 24-65.5-101, et seq, requires notification to mineral owners when a landowner applies for an application for development from a local government. As such, the landowner must research the current owners of mineral interests for the property. The Garfield County Land Use and Development Code of 2013 (“LUDC”) Section 4-101(E)(1)(b)(4) requires written notice to owners of mineral interests in the subject property in accordance with C.R.S. § 24-65.5-101, et seq, “as such owners can be identified through the records in the office of the Clerk and Recorder or Assessor, or through other means.” This form is proof of applicant’s compliance with the Colorado Revised Statutes and the LUDC. The undersigned applicant certifies that mineral owners have been researched for the subject property as required pursuant to C.R.S. § 24-65.5-101, et seq, and Section 4-101 (E)(1)(b)(4) of the Garfield County Land Use and Development Code, as amended. As a result of that research, the undersigned applicant certifies the following (Please initial on the blank line next to the statement that accurately reflects the result of research): I own the entire mineral estate relative to the subject property; or Minerals are owned by the parties listed below The names and addresses of any and all mineral owners identified are provided below (attach additional pages as necessary): Name of Mineral Owner Mailing Address of Mineral Owner I acknowledge I reviewed C.R.S. § 24-65.5-101, et seq, and I am in compliance with said statue and the LUDC. _____________________________________________ _________________________________ Applicant’s Signature Date Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 29 4-203.B - Project Description The Hardwick Crossing Planned Unit Development (PUD) is a mixed-use neighborhood proposed on property located along the Colorado River corridor in Garfield County, Colorado. The intent of the project is to create a small-scale residential and commercial development that is compatible with surrounding land uses while implementing the goals and policies of the Garfield County Comprehensive Plan. The project has been designed to complement the existing development pattern in the area and provide a transition between existing residential uses and nearby commercial and institutional uses. The proposed PUD consists of approximately 28 single-family residential lots, several commercial lots, and a limited amount of mixed residential/commercial development intended to support small-scale neighborhood and business park uses. In addition to the residential lots, the plan includes four commercial parcels (Lots C1–C4). Two of these parcels contain existing commercial uses, while the remaining parcels are intended for future commercial development such as small business spaces, storage uses, or similar low-intensity commercial activities. Limited residential units associated with these commercial lots may also be developed to support caretaker or owner-occupied uses. The layout of the development has been designed to respond to the physical characteristics of the property and the surrounding landscape. Residential lots are clustered to create an efficient pattern of development while maintaining open areas and preserving the natural character of the site adjacent to the Roaring Fork River. Internal roads, utility corridors, and building envelopes have been arranged to minimize disturbance while providing functional access for residents, businesses, and emergency services. Environmental considerations have been an important component of the project design. The site contains discontinuous native vegetation typical of the Colorado River corridor, and disturbed areas will be revegetated with a mix of grasses, groundcovers, shrubs, and trees to stabilize soils and prevent the establishment of noxious weeds. Landscaping will incorporate native and drought-tolerant plant species where appropriate, while allowing limited ornamental plantings in developed areas to enhance the character of the neighborhood. The project also incorporates wildfire-aware design consistent with the site’s low-to-moderate wildfire risk rating identified in the 2012 Colorado Wildfire Risk Assessment. Infrastructure necessary to serve the development has been evaluated through engineering studies prepared as part of the application. Water service in the area has been designed to accommodate fire protection demands, including infrastructure associated with the nearby Riverview School waterline extension, which provides a minimum capacity of 2,000 gallons per minute for fire protection. Additional infrastructure planning, including utilities, drainage, and access improvements, is documented in the Impact Analysis and Utility Report and Drainage Report prepared by High Country Engineering, Inc. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 30 The project has also been evaluated for potential environmental and geotechnical constraints. A Preliminary Subsoil Study prepared by Kumar & Associates and provides analysis of site conditions and recommendations for development within areas potentially affected by natural hazards. In addition, a Wildlife Impact Report prepared by Colorado Wildlife Science, LLC evaluates wildlife resources and provides recommendations for minimizing potential impacts to habitat and wildlife movement in the area. The name “Hardwick Crossing” reflects the history of the area and honors the Hardwick family, who settled near the Roaring Fork River in the late 1800s. In 1890, Garfield County established a bridge crossing near the Hardwick Ranch to connect roads on both sides of the river by relocating Glenwood Springs’ former Cooper Avenue Bridge to the site. Known as the Hardwick Bridge, this crossing became an important transportation link for the surrounding community. The project name recognizes this historic crossing and the role the Hardwick family played in the early development of the area. Overall, the Hardwick Crossing PUD is intended to create a well-planned mixed-use development that integrates residential and commercial uses in a manner that complements the surrounding community. The project provides opportunities for housing, small-scale business uses, and neighborhood-serving facilities while incorporating appropriate environmental mitigation measures and infrastructure planning. Through its design and proposed development standards, the PUD establishes a framework for orderly development that is compatible with adjacent land uses and consistent with the goals and policies of the Garfield County Comprehensive Plan. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 31 4-203.C - Vicinity Map Garfield County Land Explorer County Garfield County, Golorado f. inch = 752 feet 1 inch = 0.14 miles 0 0.1 0.4 Mileso.2 Garf ield County Colorado ww.garf ield-county. comGarf¡eld County Colorado Garfield County Land Explorer Printed by Web User DIs.la¡mer This ¡s a compilatbn olrecords âs Sey appear ¡n the Garffeld øünty off¡cet âfledlnS the area shNn. lhis drâwing ¡! þ be used only lor releænce purposes ãnd the 6unty ß not respons¡ble for âny ¡nâeuracies heEin .onbined. O Copyright Garf¡eld County, Colorâdo I All Rights Reserved Pîinteù I7/7 l2OU at 12:03:39 PMa Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 32 4-203.D - Site Plan See Proposed Civil Engineering Site Plan Sheets provided by High County Engineering, Inc. included as an Exhibit to this Application. 4-203.E – Grading and Drainage Plan See Proposed Grading Plans, Sheet C-05 provided by High County Engineering included as an Exhibit to this Application. 4-203.F – Landscape Plan See the Landscape Plan included as an Exhibit to this Application. 4-203.G - Impact Analysis This property is contiguous to an adjoining FedEx distribution facility and the new Roaring Fork School District PK-8 Riverview School. The Orrison Distribution Center and L & Y Jammaron Family LLLP property reside to the north, the Roaring Fork River, Structural Associates and Westbank Neighborhood reside to the south, Highway 82 and County Road 154 and the Rio Grande Trail reside to the east, and Eastbank Parcel 2B of the Eastbank Parcel 2 Lot Split is located to the west. An Impact Analysis/Utility Report prepared by High Country Engineering, Inc. is included as an Exhibit to this Application. A Wildlife Impact Report prepared by Colorado Wildlife Science, LLC is also attached as an Exhibit to this Application. 4-203.J - Development Agreement A draft Development Agreement is included as part of the Hardwick Crossing PUD Application and is an Exhibit to this Application. 4-203.L - Traffic Study Felsburg Holt & Ullevig has prepared a Hardwick Crossing Traffic Assessment that is attached as an Exhibit. 4-203.M – Water Supply and Distribution Plan This Application demonstrates that an adequate, reliable, legal, and physical water supply, as well as wastewater treatment service, is available to serve the proposed development through the Roaring Fork Water and Sanitation District. A Can and Will Serve letter from the District is included as an Exhibit to this Application. The Civil Engineering Site Plan prepared by High Country Engineering, Inc., which illustrates the proposed utility layout and service connections, is also included as an Exhibit to this Application. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 33 4-203.N – Wastewater Management and System Plan See sheets C 8.1and C 8.2 of the Proposed Hardwick Crossing Subdivision PUD Plan provided by High Country Engineering included as an Exhibit to this Application. 5-402.D – Preliminary Plan Map See Proposed Hardwick Crossing Subdivision PUD Plan, Sheets 1-5 provided by High Country Engineering included as an Exhibit to this Application. 5-402.H – Visual Analysis See the Visual Analysis attached as an Exhibit for existing conditions and photo-renderings of the Hardwick Crossing project. 5-402.I – Codes, Covenants and Restrictions See Master Declaration for the Hardwick Crossing Planned Unit Development included as an Exhibit to this Application. 4-203.O - Floodplain Analysis The Roaring Fork River borders the southern edge of the Hardwick Crossing site. High Country Engineering has reviewed the current effective floodplain panel as well as the available 2013 preliminary panel to verify 100 year floodplain impacts to the site. This floodplain analysis is included in High Country Engineering’s Impact Analysis/Utility Report, which is included as an Exhibit to this Application. Responses to Standards in Article 7 Division 1. General Approval Standards 7-101. Zone District Use Regulations The Hardwick Crossing Subdivision property is currently zoned Rural in Garfield County. As the surrounding area has evolved in recent years with the addition of new businesses, residential neighborhoods, and a new school, the Applicant proposes to utilize Planned Unit Development (PUD) zoning to allow greater design flexibility than is permitted under the Rural base zone district or the standard subdivision regulations. The proposed Preliminary Plan is consistent with the zoning framework established in the Hardwick Crossing PUD Guide. The requested land use change complies with the provisions of Article 3, Zoning, of the Garfield County Land Use and Development Code. Additional detail regarding the justification for the rezoning is provided in the Rezoning Justification Report included as an Exhibit to this Application. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 34 7-102. Comprehensive Plan and Intergovernmental The land use change proposed in this application conforms with the Garfield County Comprehensive Plan and complies with applicable intergovernmental agreements. General conformance with the Garfield County 2030 Comprehensive Plan has been evaluated by JVAM and is documented in a report included as an Exhibit to this Application. 7-103. Compatibility The nature, scale, and intensity of the proposed residential and business park uses are intended to complement and be compatible with adjacent land uses. General conformance with the 2030 Comprehensive Plan has been evaluated by JVAM and is included as an Exhibit to this Application. The proposed uses have been designed to integrate with the surrounding development pattern, which includes a mix of residential neighborhoods, commercial uses, and institutional facilities in the vicinity. Additional information regarding surrounding land uses and visual compatibility is provided in the Surrounding Land Use Descriptions and the Project Visual Assessment included as Exhibits to this Application. B.3. Hours of operation: Business park: 7:00 am – 9:00 pm with the exception of a Veterinary clinic which may provide emergency service 24 hours a day. Community Facility – may provide service 24 hours a day. Trails and Outdoor Recreation – dawn to dusk. 7-104. Source of Water This Application demonstrates that an adequate, reliable, physical, long-term, and legal water supply is available to serve the proposed development through the Roaring Fork Water and Sanitation District. A Can and Will Serve letter from the District is included as an Exhibit to this Application. 7-105. Central Water Distribution and Wastewater Systems This Application demonstrates that an adequate, reliable, legal, and physical water supply, as well as wastewater treatment service, is available to serve the proposed development through the Roaring Fork Water and Sanitation District. A Can and Will Serve letter from the District is included as an Exhibit to this Application. The Civil Engineering Site Plan prepared by High Country Engineering, Inc., which illustrates the proposed utility layout and service connections, is also included as an Exhibit to this Application. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 35 7-106. Public Utilities Adequate Public Approval of Utility Easements by Utility Companies The site already contains utility easements associated with the development of the Riverview School. The Applicant has identified and provided additional easements that are reasonably sized and located in appropriate locations in accordance with the Civil Engineering Design documents prepared by High Country Engineering. See Sheet PLAT-02 for additional details. Utility Location Utilities have been designed to meet these standards, as they are located underground and placed within roads or public rights-of-way. The design also meets applicable dimensional standards as illustrated in the Civil Engineering Design documents prepared by High Country Engineering. See Sheet SP-01, Site and Utility Plan, for additional details. Dedication of Easements The Applicant acknowledges this requirement and will dedicate the easements as required by Garfield County. Construction and Installation of Utilities The Applicant will coordinate with each service provider for the construction and installation of required utilities. Utilities will be installed in a manner that minimizes unnecessary vegetation removal and excessive excavation and will be reasonably free from physical obstructions. Conflicting Encumbrances The proposed easements are free from conflicting legal encumbrances. High Country Engineering has provided an Impact Analysis/Engineering Utility Report that is included as an Exhibit to this Application. Refer to High Country Engineering Proposed Preliminary Site Plans included as an Exhibit to this Application. 7-107. Access and Roadways Road Design and County Engineer Review All roads within the proposed development have been designed to provide adequate and safe access. The roadway design will be reviewed by the Garfield County Engineer as part of the review of the Civil Engineering Drawings prepared by High Country Engineering. Access to Public Right-of-Way All lots and parcels within the proposed development will have legal and physical access to a public right-of-way as required by the Garfield County Land Use and Development Code. Safe Access Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 36 Access to and from the proposed development will be safe and designed in conformance with applicable County, State, and Federal access regulations. Where the land use change results in warrants for improvements to State or Federal highways or County roads, the developer will be responsible for funding the required improvements. Adequate Capacity Access serving the proposed use has been designed with sufficient capacity to efficiently and safely accommodate the additional traffic generated by the development, as evaluated by the project’s consulting transportation engineer, Felsburg Holt & Ullevig. Additional information is provided in the Traffic Impact Analysis included as an Exhibit to this Application. The proposed use will not create unsafe traffic conditions, and any impacts to the County, State, or Federal roadway system will be mitigated through roadway improvements, impact fees, or both. Road Dedications All rights-of-way will be dedicated to the public and identified as such on the Final Plat. These rights-of-way will not be accepted as County roads unless specifically designated and accepted by the Board of County Commissioners. Impacts Mitigated Impacts to County roads associated with hauling, truck traffic, and construction equipment will be mitigated through roadway improvements, impact fees, or other measures as required by Garfield County. Design Standards Circulation and Alignment The proposed roadway system provides adequate and efficient internal circulation within the development. Streets connect in a logical manner and no more than two streets intersect at a single point, consistent with the required 200-foot offset standards. Street Names Street names are consistent and do not duplicate any existing street names within Garfield County. Congestion and Safety The street and roadway system has been designed to minimize congestion and avoid unsafe traffic conditions. Continuation of Roads The proposed development will comply with Garfield County requirements regarding the continuation of roads. The application does not include any cul-de- sacs. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 37 Flying M Road Right-of-Way Waiver A waiver is requested for Flying M Road, as the roadway will not meet the standard 50-foot right-of-way requirement. Additional information is provided in the Waiver Request included with this Application. Relationship to Topography Streets within the proposed development have been designed to be compatible with the site’s topography and existing natural features. Erosion and Drainage The road system has been designed to minimize erosion and provide efficient and maintainable drainage structures. Commercial and Industrial Access Roads and access within the commercial areas of the development are designed to minimize conflicts between vehicular and pedestrian traffic. Emergency Access and Egress Roads are designed to provide adequate emergency access and egress for residents, occupants, and emergency response vehicles. Emergency access will comply with the provisions of the International Fire Code and the requirements of applicable emergency service providers, including fire protection, ambulance, and law enforcement agencies. Traffic Control and Lighting Traffic control devices, street signs, street lighting, pavement striping, and pedestrian crosswalks will be provided as required by the Garfield County Road and Bridge Department and other applicable referral agencies. Drainage Structures Roadway drainage structures will conform to Garfield County road standards. Roadside Ditches A waiver is requested for Flying M Road related to the standard right-of-way requirement. See the Waiver Request included with this Application for additional details. See Civil Engineering Site Plan Sheets provided by High Country Engineering, Inc. included as an Exhibit to this Application. 7-108. Use of Land Subject to Natural Hazards See the Preliminary Subsoil Study prepared by Kumar & Associates, included as an Exhibit to this Application, along with the Impact Analysis/Utility Report prepared by High Country Engineering, Inc., also attached as an Exhibit to this Application. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 38 7-109. Fire Protection Per the 2012 Colorado Wildfire Risk Assessment, the Hardwick Crossing site has a low to moderate fire intensity rating, which is consistent with the fuel types and discontinuous vegetation patterns observed on the property. Fire protection infrastructure has also been considered in the area. Fire demand requirements were previously established during the design and construction of the waterline extension serving the adjoining Riverview School, which provides a minimum capacity of 2,000 gallons per minute (GPM). All proposed structures within the development would be required to operate within these parameters for on-site fire protection. Fire protection services for the area are provided by the Glenwood Springs Fire Protection District. To further reduce wildfire risk, the project proposes the implementation of defensible space, vegetation management, and fire-resistant building construction consistent with the Colorado Wildfire Resiliency Code. These measures include Class-A roofing materials, ignition-resistant exterior construction, protected vents and eaves, and tempered glazing. Defensible space should be maintained around structures through a three-zone approach that removes combustible materials within five feet of buildings, thins vegetation and eliminates ladder fuels within 30 feet, and reduces fuel density within 100 feet of structures. Additional measures include thinning vegetation along access roads, managing landscaping to limit flammable species, maintaining fire hydrant access and water supply, and ongoing removal of combustible debris and fuels. Collectively, these strategies substantially reduce the likelihood of structural ignition and improve firefighter access and suppression capability within the development area. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 39 Division 2 General Resource Protection Standards 7-201. Agricultural Lands The project will have no negative effect on adjacent agricultural operations. The current uses of the property are commercial and industrial with no agricultural uses on or adjacent to the property. 7-202. Wildlife Habitat Areas A Wildlife Impact Report has been prepared by Colorado Wildlife Science and is included as an Exhibit to this Application. 7-203. Protection of Waterbodies The Application recognizes the 35’ setback from TOHWM and is designed accordingly. 7-204. Drainage and Erosion Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 40 See Proposed Grading Plan, Sheets C-05 High Country Engineering included as an Exhibit to this Application. Also see page the Drainage Report completed by High County Engineering. 7-205. Environmental Quality The proposed Land Use does not cause air quality to be reduced below acceptable levels. Current construction standards provide parameters for mitigation of drainage and soil erosion activities relative to site development. Recommendations for appropriate best management practices (BMP’s) will be made throughout the design phases of this project. These BMP’s are primarily grouped for the construction phase and the post development phase of the project, with the main emphasis on soil erosion and sediment transport controls. 7-206. Wildfire Hazards See Section 7-109 of this Application. 7-207. Natural and Geologic Hazards See the Preliminary Subsoil Study prepared by Kumar & Associates, included as an Exhibit to this Application, along with the Impact Analysis/Utility Report prepared by High Country Engineering, Inc., also attached as an Exhibit to this Application. 7-208. Reclamation See the Landscape Plan included as an Exhibit to this Application. Areas disturbed during development shall be restored as natural appearing landforms that blend in with the adjacent undisturbed topography. Division 3 Site Planning and Development Standards 7-301. Compatible Design The nature, scale, and intensity of the proposed residential and business park uses are intended to complement the adjacent land uses. General conformance with the Garfield County 2030 Comprehensive Plan has been addressed by JVAM and is included as an Exhibit to this Application. 7-302. Off-Street Parking and Loading Standards Off-street parking and loading requirements and design standards are established in the Hardwick Crossing PUD Guide and will govern parking and loading for all uses within the PUD. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 41 7-303. Landscape Standards All disturbed areas of the Hardwick Crossing project will be revegetated with a mix of grasses, groundcovers, trees, and shrubs to stabilize soils, prevent erosion, and limit the spread of noxious weeds. Where appropriate, xeriscape landscape design incorporating native plant species will be used to blend with the surrounding native habitat and reduce long-term irrigation demands. Non-native or ornamental plant materials may be incorporated in limited areas of the project as landscape accents near buildings, entrances, or common areas. Riparian plantings may be utilized in areas adjacent to the Roaring Fork River and along drainageways to support habitat values and stabilize streamside areas. All plant materials will be healthy nursery stock and installed in accordance with the plant sizes established in the Garfield County Landscaping Standards. A Conceptual Landscape Plan illustrating the proposed landscape approach, plant types, and general planting locations is included as an Exhibit to this application. 7-304. Lighting Standards All exterior lighting within the development will utilize downlighting and will be designed to comply with the Garfield County Land Use and Development Code lighting standards to minimize glare, reduce light spill onto adjacent properties, and maintain dark-sky conditions to the extent practicable. 7-305. Snow Storage Standards Garfield County Snow Storage Standards including minimum area, appropriate location, and drainage are illustrated on High Country Engineering Plans included as an Exhibit to this Application. 7-306. Trail and Walkway Standards Garfield County Trail and Walkway Standards have been utilized to develop the community path that links the Hardwick Crossing Subdivision together to Riverview School. See the walkway design on High Country Engineering Plans included as an Exhibit to this Application. Also attached is Safe Route to School Plan developed for the new Riverview School in a joint effort by the Roaring Fork School District, Garfield County, RFTA, and Colorado Parks and Wildlife. The trails at Hardwick Crossing connect to the Safe Route that provides access from Riverview School to the Rio Grande Trail and then north to Glenwood Springs Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 42 and south to the Ironbridge and Westbank communities. The Safe Route also addresses pedestrian/bike safety at the crossing of County Road 154 and the Rio Grande Trail. See the Safe Route to School Plan attached as an Exhibit to this application. Division 4. Subdivision Standards and Design Standards Section 7-401. General Subdivision Standards A. Maintenance of Common Facilities Hardwick Crossing will operate through covenants of a Homeowners Association. B. Domestic Animal Control The Applicant understands and agrees to include this requirement in the protective covenants for the Subdivision. C. Fireplaces Fireplaces will be vetted in the design phases of the project. D. Development in the Floodplain See section 4-203.0 Floodplain Analysis Section 7-402. Subdivision Lots See sheets 2-5 of the Hardwick Crossing Subdivision PUD maps provided by High Country Engineering included as an Exhibit to this Application. Section 7-403. Survey Monuments Permanent survey monuments are required for subdivisions. These markers will be placed as the development moves forward through planning, design, and into construction. Section 7-404. School Land Dedication The BOCC shall require reservation, dedication, or payment in lieu of school land. Land Dedication Standards state that 870-SF of land (0.020-acre) per Single Family unit shall be dedicated or pay fee in lieu based on Section 7-404.C. The subject property will most likely require fee in lieu payment for the school land dedication requirement. The subject property is within the RE-1 School District boundary which will require payment based on Section 7-404.C.2 which is based on the unimproved fair market value of the land that would have been dedicated. The Applicant agrees to this standard. Hardwick Crossing Major Subdivision Preliminary Plan Application Garfield County, Colorado 43 Section 7-405. Road Impact Fees Road Impact Fees shall be implemented and administered consistent with the Road Impact Fee Update study dated July 1, 2015. Road impact fees for new development are collected prior to issuance of a building permit. Response to Article 8: Inclusionary Zoning for Housing The Hardwick Crossing PUD proposes 28 residential units and is therefore subject to Garfield County’s Inclusionary Zoning for Housing requirements in Article 8, which applies to residential developments proposing 15 or more lots or units in the applicable area. The proposed Housing Plan that is compliant with Article 8 is attached as an Exhibit to this Application. Exhibits A Title Commitments B Conformance to Comprehensive Plan Report C High Country Engineering Impact Analysis and Utility Report D High Country Engineering Drainage Report E High Country Engineering Civil Engineering Site Plan / PUD Map F Kumar & Associates Geotechnical Studies G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment H Colorado Wildlife Science, LLC Ecological Assessment I Development Agreement J Phasing Plan K JVAM Rezoning Justification Report L Master Declaration for The Hardwick Crossing PUD M Planned Unit Development Guide N Conceptual Landscape Plan O Safe Routes to Schools Map P Visual Analysis Q Affordable Housing Plan Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit A Title Commitments Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit B Conformance to Comprehensive Plan Report Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit C High Country Engineering Impact Analysis and Utility Report Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit D High Country Engineering Drainage Report Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit E High Country Engineering Civil Engineering Site Plan / PUD Map Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit F Kumar & Associates Preliminary Subsoil Study Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit H Colorado Wildlife Science, LLC Ecological Assessment Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit I Development Agreement Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit J Phasing Plan Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit K JVAM Rezoning Justification Report Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit L Master Declaration for The Hardwick Crossing PUD Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit M Planned Unit Development Guide Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit N Conceptual Landscape Plan Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit O Safe Routes to Schools Map Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit P Visual Analysis Hardwick Crossing Preliminary Plan Application Garfield County, Colorado Exhibit Q Affordable Housing Plan Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 1 Garfield County, Colorado Parcel ID # 218535415002 Planned Unit Development Application Submitted March 27, 2026 for: 154 GLENWOOD, LLC Contact: Travis Stewart P.O. Box 1319, Carbondale, CO 81623 C: 970.309.1515 tjs@ws-materials.com Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 2 Planned Unit Development Application Table of Contents 4-203. General Submittal Requirements ................................................................................................. 5 Pre-Application Conference Summary ..................................................................................................... 5 Application Form ...................................................................................................................................... 16 Fee Agreement .......................................................................................................................................... 18 Statements of Authority ........................................................................................................................... 20 Letters of Authorization ........................................................................................................................... 21 4-203.B.2 - Ownership Information ......................................................................................................... 22 4-203.B.3 - Adjacent Property Owners Within 200 Feet ........................................................................ 22 4-203.B.3 - Mineral Owners and Lessees ............................................................................................... 23 4-203.B - Project Description................................................................................................................... 26 4-203.C - Vicinity Map ............................................................................................................................... 28 4-203.D - Site Plan .................................................................................................................................... 29 4-203.G - Impact Analysis ........................................................................................................................ 29 4-203.H - Rezoning Justification Report ................................................................................................. 29 4-203.J - Development Agreement .......................................................................................................... 29 4-203.L - Traffic Study .............................................................................................................................. 29 4-203.O - Floodplain Analysis ................................................................................................................. 29 6-202.C - Review Criteria ......................................................................................................................... 29 6-302.A – PUD Plan .................................................................................................................................. 31 6-302.B - Amendment Justification Report ............................................................................................ 32 Responses to Standards in Article 7, Division 1. General Approval Standards ............................... 32 7-101. Zone District Use Regulations ................................................................................................... 32 7-102. Comprehensive Plan and Intergovernmental ............................................................................. 32 7-103. Compatibility .............................................................................................................................. 32 7-104. Source of Water ......................................................................................................................... 33 7-105. Central Water Distribution and Wastewater Systems ................................................................ 33 7-106. Public Utilities ............................................................................................................................. 33 7-107. Access and Roadways ............................................................................................................... 34 7-108. Use of Land Subject to Natural Hazards .................................................................................... 36 7-109. Fire Protection ............................................................................................................................ 36 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 3 Division 3 Site Planning and Development Standards ........................................................................ 37 7-301. Compatible Design ..................................................................................................................... 37 7-302. Off-Street Parking and Loading Standards ................................................................................ 37 7-303. Landscape Standards ................................................................................................................ 38 7-304. Lighting Standards ..................................................................................................................... 38 7-305. Snow Storage Standards ........................................................................................................... 38 7-306. Trail and Walkway Standards .................................................................................................... 38 Article 8: Inclusionary Zoning for Housing ............................................................................................ 39 General Conformance to the 2030 Comprehensive Plan ..................................................................... 39 Exhibits ...................................................................................................................................................... 39 A Title Commitments ......................................................................................................................... 39 B Conformance to Comprehensive Plan Report ............................................................................... 39 C High Country Engineering Impact Analysis and Utility Report ....................................................... 39 D High Country Engineering Drainage Report .................................................................................. 39 E High Country Engineering Civil Engineering Site Plan / PUD Map ............................................... 39 F Kumar & Associates Geotechnical Studies ................................................................................... 39 G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment ................................................... 39 H Colorado Wildlife Science, LLC Ecological Assessment ............................................................... 39 I Development Agreement ............................................................................................................... 39 J Phasing Plan ................................................................................................................................. 39 K JVAM Rezoning Justification Report ............................................................................................. 39 L Master Declaration for The Hardwick Crossing PUD .................................................................... 39 M Planned Unit Development Guide ................................................................................................. 39 N Conceptual Landscape Plan .......................................................................................................... 39 O Safe Routes to Schools Map ......................................................................................................... 39 P Visual Analysis .............................................................................................................................. 39 Q Affordable Housing Plan ................................................................................................................ 39 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 4 Application Team Landowner/Applicant: 154 GLENWOOD, LLC Contact: Travis Stewart P.O. Box 1319, Carbondale, CO 81623 970.309.1515 Legal Counsel: Johnston | Van Arsdale | Martin, PLLC Contact: Chad J. Lee, Esq. 901 Grand Ave., Suite 201 Glenwood Springs, CO 81601 970.893.8242 Civil Engineering/Survey: High Country Engineering, Inc. Contact: Roger Neal 1517 Blake Avenue, Suite 101 Glenwood Springs, CO 81601 970.945.8676 Land Planning: The Land Studio, Inc. Contact: Doug Pratte 365 River Bend Way Glenwood Springs, Colorado 81601 970.927.3690 Traffic Engineering: Felsburg Holt & Ullevig Contact: Lyle E. DeVries, PE, PTOE 6300 South Syracuse Way, Suite 600 Centennial, CO 80111 303.721.1440 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 5 4-203. General Submittal Requirements Pre-Application Conference Summary 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY TAX PARCEL NUMBER: 218535415002 AND 218535415003 DATE: 1/22/2026 PROJECT: HARDWICK CROSSING PUD OWNERS: 154 GLENWOOD LLC CONTACT/REPRESENTATIVE: TRAVIS STEWART, DOUG PRATTE PRACTICAL LOCATION: 3927 CR 154 GLENWOOD SPRINGS, CO TYPE OF APPLICATION: PUD AND PRELIMINARY PLAN ZONING: RURAL COMPREHENSIVE PLAN: GLENWOOD SPRINGS URBAN GROWTH AREA I. GENERAL PROJECT DESCRIPTION The applicant is requesting to create a PUD and Preliminary Plan on properties previously subdivided as part of the Eastbank Minor Subdivision. Access to the PUD is proposed to be shared with the Riverview School off County Road 154 just southeast of the intersection with the RFTA Rio Grande Trail. The development is anticipated to be served by Roaring Fork Water and Sanitation District (RFWSD) water and wastewater lines. The initial concepts include 6 Lots. The PUD zoning on the parcels would establish a Commercial Zone, with exiting commercial uses and proposed storage uses on two of the lots in this zone. The residential component of the PUD may consist of 28 single family homes located on two lots. The applicant has indicated that these homes will be utilized for Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 6 2 workforce housing and be not for sale units. Article 8 shall be applicable for the proposed PUD. A Preliminary Plan Application is anticipated to be reviewed concurrently with the PUD Application. Details on each of the PUD Zone Districts will need to be finalized to address issues that may be identified. The submittals will benefit from providing as much detail on the development plan as possible including building heights, lighting, visual impacts, access and pedestrian circulation, design concepts, river setbacks/floodplain/restoration, and open space/park proposals. Traffic impacts were one of the most challenging issues in past reviews on this property and should be thoroughly addressed through updated detailed traffic studies, analyses, and recommendations for improvements. The internal roads system needs to accommodate the highest traffic demand permitted within the PUD on the development parcels along with impacts on and from the Riverview School use. The access points onto CR 154 and Highway 82 will need to be evaluated for necessary upgrades based on the traffic impact study. An application for PUD Zoning shall meet the following criteria: • Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. • Development Standards. The PUD meets the Development Standards as provided in section 6-401. • Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7-101. (See reference to Section 4-203.M regarding Water Supply in Section 7-104) • Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4- 113.C. • Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. The Application needs to respond directly to the Development Standards in Section 6-401 and to to the Standards identified in Article 7, Division 3. Site Planning and Development Standards. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 7 3 An outline of typically submittal requirements for a PUD is found in the following section. While a PUD is a zoning exercises, the application will need to provide a traffic study and floodplain analysis as well. The PUD Plan covers a wide range of topics (including density calculations, water, and wastewater services), and the applicant should carefully review Section 6-302 of the LUDC to ensure the submittal fulfills its requirements. The impact analysis will respond to the items found in Section 4-203.G. The PUD process can be done in conjunction with a Preliminary Plan Process. Garfield County’s PUD regulations maybe found in Article 6 of the Land Use and Development Code (LUDC), which may be accessed here: https://www.garfield- county.com/community-development/land-use-code/ Garfield County’s comprehensive plan may be accessed here: https://www.garfield-county.com/community- development/comprehensive-plan-2030/ Please see Glenwood Springs website for more information on their services and comprehensive plan. II. COMPREHENSIVE PLAN The Garfield County Comprehensive Plan 2030, 2020 Update includes a number of relevant sections including extensive Policies and Strategies on Housing and for Growth of New Major Residential Subdivisions. An important consideration for development on this key parcel in an unincorporated area within an UGB, with access to central services is conformance with the Comprehensive Plan. The Comprehensive Plan strategies for addressing housing issues include but are not limited to creating incentives for affordable housing, work with HOA and PUD’s to create opportunity for more housing options within the PUD’s, incentivize development of worforce housing, and explore the possibility of public and private partnerships in the production of workforce housing. Sections on Growth of New Major Residential Subdivisions include but are not limited to encouraging them to be more self-sufficient with safe access and transit opportunities, upgrades to existing off- site connections to county roads by the developer, review of fiscal costs/benefits to the public, and provision of public amenities that meet the needs of residents. III. REGULATORY PROVISIONS AND POLICY THE APPLICANT IS REQUIRED TO ADDRESS The following Sections of the Garfield Land Use and Development Code as amended apply to the Application: Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 8 4 Garfield County Comprehensive Plan 2030 as amended Garfield County Land Use and Development Code as amended o Section 6-201 Applicability of Common Review Procedures o Section 6-202 PUD Zoning o Section 6-301 Application Materials o Section 6-302 Description of Submittal Requirements o Section 6-401 Development Standards o Section 4-203 Description of Submittal Requirements as applicable o Provisions of Article 7 Standards o Section 4-202 Submittal Waivers as applicable o Section 4-118 Waivers from Standards as applicable IV. SUBMITTAL REQUIREMENTS As a convenience outlined below is a list of information typically required for this type of application. Please refer directly to Table 6-301 and the list of General Application Materials in section 4-203 for the full description of this information: General Application Materials (4-203.B) o Application Form o General project description o Ownership Documentation (deed) for land held by the HOA within the PUD (applicant must be a property owner) o Statement of Authority or Letter of Authorization, as necessary o Fee Payment and Payment Agreement Form o Pre-Application Conference Summary Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 9 5 o Names and addresses of all property owners and mineral owners of record within the PUD. Vicinity Map (4-203.C) Site Plan (4-203.D) Impact Analysis (4-203G) Rezoning Justification Report (4-203.H) Development Agreement (4-203. J) – May be accomplished through a Subdivision Improvements Agreement should the subdivision be processed concurrently Traffic Study (4-203.L) Floodplain Analysis (4-203.O) PUD Guide (6-302.A) – See details of submittal requirements for both PUD Map and PUD Guide Please respond directly to the Review Criteria listed in Section 6-203.C and as excerpted below. The Application needs to respond directly to the Development Standards in Section 6-401 and the Standards identified in Article 7, Division 3. Site Planning and Development Standards. PRELIMINARY PLAN As a convenience outlined below is a list of information typically required for this type of application. Table 5-401 outlines the specific application submittal criteria. The following list can function as a checklist for your submittal. □ General Application Materials o Signed Application Form o Signed Payment Agreement Form and application fees o Proof of ownership (copy of deed, title work) and information on any lien holders. o A narrative describing the request and related information. Should show compliance with PUD and all waiver requests. o Names and mailing addresses of properties within 200 feet of the subject property. o Mineral rights ownership for the subject property (demonstrated through a search of Clerk and Recorders database and/or Assessor database, memo attached). o If the owner is an entity or trust, a recorded Statement of Authority, authorizing a person to encumber the property. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 10 6 o If the applicant is a representative of the owner, a letter of authorization to represent is needed. o A copy of the Pre-application Summary needs to be submitted with the Application. o Current copies of the PUD Plan and Guidelines □ Vicinity Map including areas within approximately 3 miles. □ Site Plan and related information (some may be shown on the proposed plat) including topography, existing improvements, infrastructure, irrigation ditches, and significant features. The site plan should include improvement location information adequate to confirm that no nonconforming conditions will result from the proposed subdivision. □ Grading and Drainage plans. □ Landscape Plan. 4 □ Impact Analysis. □ Improvements Agreement. □ Traffic Study. □ Water Supply/Distribution Plan. □ Wastewater Management Plan. □ Preliminary Plan Map. □ Open Space Plan Map. □ Visual Analysis. □ Codes, Covenants, Restrictions. □ Demonstration of previous fulfillment of Article 8’s requirements or a new Affordable Housing Plan. □ Preliminary Engineering. o Roadways o Mitigation of Geological Hazards o Sewage Collect and water Supply and distribution systems. □ Documentation of compliance with standards contained in Sections of Article 7, Divisions 1, 2, 3 and 4. Application formatting is recommended to address each individual section/standard. □ Floodplain and Wetlands analyses, as necessary. □ Documentation of compliance with Table 7-107, Roadway Standards. □ Any existing access information from all necessary agencies. □ Colorado Geological Survey (CGS) Referral Form. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 11 7 □ Submittal Waiver Requests in Compliance with 4-202. □ Waiver of Standards Request in Compliance with 4-118 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 12 8 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 13 9 WAIVER REQUESTS Waiver from Standards are subject to compliance with Section 4-118 and Waivers from Submittal Requirements are subject to compliance with Section 4-202. Waiver requests need to be specifically requested in the submittals, with supporting justification that demonstrates compliance with the review criteria in Sections 4-118 and 4-202. Please include Waivers of Submittal Requirements in the project narrative. ADDITIONAL STAFF CONSULTATION As needed or for clarification of any of the above items, staff is available for additional consultation prior to submittal. The Application submittals needs to include 3 hard copies of the entire Application and 1 Digital PDF Copy on a CD or USB Stick. Both the paper and digital copies should be split into individual sections. Please refer to the pre-application summary for submittal requirements that are appropriate for your Application. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 14 10 V. REVIEW PROCESS Review by: Staff for completeness and recommendations. Referral agencies for additional technical review. Public Hearing(s): No Public Hearing, Directors Decision (with notice per code) X Planning Commission X Board of County Commissioners Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 15 11 Board of Adjustment Referral Agencies: May include but are not limited to: Garfield County Surveyor, Garfield County Road and Bridge Department, Garfield County Consulting Engineer, Garfield County Attorney’s Office, Garfield County Vegetation Manager, Garfield County Department of Environmental Health, Department of Water Resources, City of Glenwood Springs, Glenwood Springs Fire Rescue District, CDPHE, CPW, RE-1 School District, Colorado Geological Survey. VI. APPLICATION REVIEW FEES Planning Review Fees: $2,000 PUD Zoning $1,700 + $20.00 per Lot Referral Agency Fees: $TBD ($950 Colo.Geological Survey Referral fees, check separately made out- others TBD) Total Deposit: $3,820 + $950 CGS separate check (additional hours are billed at hourly rate of $80.00) VII. GENERAL APPLICATION PROCESSING The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The summary is valid for a six-month period, after which an update should be requested. The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: 1/22/2026 John Leybourne Planner III Date Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 16 Application Form Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970)945-8212 www.garfield-county.com LAND USE CHANGE PERMIT APPLICATION FORM TYPE OF APPLICATION Administrative Review Development in 100-Year Floodplain Limited Impact Review Development in 100-Year Floodplain Variance Major Impact Review Code Text Amendment Amendments to an Approved LUCP LIR MIR SUP Rezoning Zone District PUD PUD Amendment Minor Temporary Housing Facility Administrative Interpretation Vacation of a County Road/Public ROW Appeal of Administrative Interpretation Location and Extent Review Areas and Activities of State Interest Comprehensive Plan Amendment Accommodation Pursuant to Fair Housing Act Pipeline Development Variance Time Extension (also check type of original application) INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ 154 Glenwood LLC 970 309-1515 PO Box 1319 Carbondale CO 81623 tjs@ws-materials.com Doug Pratte / The Land Studio Inc. 365 River Bend Way dougpratte@thelandstudio.com 927-3690970 Glenwood Springs CO 81601 Hardwick Crossing PUD 3927 CR 154, Glenwood Springs, CO Lot 2, Eastbank, LLC Minor Subdivision, according to the Plat therof recorded September 8, 2015 at Reception No. 867716 Rural 16.983 Text Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 17 PROJECT DESCRIPTION REQUEST FOR WAIVERS Submission Requirements The Applicant requesting a Waiver of Submission Requirements per Section 4-202. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ Waiver of Standards The Applicant is requesting a Waiver of Standards per Section 4-118. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ I have read the statements above and have provided the required attached information which is correct and accurate to the best of my knowledge. ______________________________________________________ __________________________ Signature of Property Owner or Authorized Representative, Title Date OFFICIAL USE ONLY File Number: __ __ __ __ - __ __ __ __ Fee Paid: $_____________________________ Existing Use: ____________________________________________________________________________________ Proposed Use (From Use Table 3-403): ____________________________________________________ Description of Project: __________________________________________________________________ ϭ͘dŚĞ ĞĐŝƐŝŽŶ ǇŽƵ ĂƌĞ ĂƉƉĞĂůŝŶŐ͘ Ϯ͘dŚĞ ĚĂƚĞ ƚŚĞ ĞĐŝƐŝŽŶ ǁĂƐ ƐĞŶƚ ĂƐ ƐƉĞĐŝĨŝĞĚ ŝŶ ƚŚĞ ŶŽƚŝĐĞ ;ĚĂƚĞ ŵĂŝůĞĚͿ͘ ϯ͘dŚĞ ŶĂƚƵƌĞ ŽĨ ƚŚĞ ĚĞĐŝƐŝŽŶ ĂŶĚ ƚŚĞ ƐƉĞĐŝĨŝĞĚ ŐƌŽƵŶĚ ĨŽƌ ĂƉƉĞĂů͘ WůĞĂƐĞ ĐŝƚĞ ƐƉĞĐŝĨŝĐ ĐŽĚĞ ƐĞĐƚŝŽŶƐ ĂŶĚͬŽƌ ƌĞůĞǀĂŶƚ ĚŽĐƵŵĞŶƚĂƚŝŽŶ ƚŽ ƐƵƉƉŽƌƚ ǇŽƵƌ ƌĞƋƵĞƐƚ͘ ϰ͘dŚĞ ĂƉƉƌŽƉƌŝĂƚĞ ĂƉƉĞĂů ĨĞĞ ŽĨ ΨϮϱϬ͘ϬϬ͘ ϱ͘WůĞĂƐĞ ŶŽƚĞ Ă ĐŽŵƉůĞƚĞĚ ƉƉĞĂů ƉƉůŝĐĂƚŝŽŶ ĂŶĚ ĨĞĞƐ ŵƵƐƚ ďĞ ƌĞĐĞŝǀĞĚ ǁŝƚŚŝŶ ϯϬ ĐĂůĞŶĚĂƌ ĚĂǇƐ ŽĨ ƚŚĞ ĚĂƚĞ ŽĨ ƚŚĞ ĨŝŶĂů ǁƌŝƚƚĞŶ ĚŵŝŶŝƐƚƌĂƚŝǀĞ /ŶƚĞƌƉƌĞƚĂƚŝŽŶ͘ &Žƌ ƉƉĞĂů ŽĨ ĚŵŝŶŝƐƚƌĂƚŝǀĞ /ŶƚĞƌƉƌĞƚĂƚŝŽŶ ƉůĞĂƐĞ ŝŶĐůƵĚĞ͗ ______________________________________________________________________________ The existing uses on the property are two commercial buildings, and two open areas on the upper bench. The lower area is primarily a construction storage, material processing, and material staging yard. Subdivision of upper buildings and lots, 28 worforce housing units on lower parcels. 03/10/2026 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 18 Fee Agreement Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 19 COLORADO GEOLOGICAL SURVEY SUBMITTAL FORM FOR LAND-USE REVIEWS County _____________________________________ Date __________________ Project Name ___________________________________________________________ APPLICANT (or Applicant’s Authorized Representative responsible for paying CGS-review fee) 1/4,1/2, or1/41/4 _________ Name ________________________________________________________ Address _____________________________________________________ Section(s) _________ Township__________ Range ____________ Dec Lat __________ Ph. No. ________________________Fax No._________________________ Dec Long _________ FEE SCHEDULE (effective June 1, 2009) Reviews for Counties residential dwellings Reviews for Municipalities At hourly rate of reviewer Special Reviews At hourly rate of reviewer CGS LAND USE REVIEWS Geological studies are required by Colorado counties for all subdivisions of unincorpo- rated land into parcels of less than 35 acres, under State statute C.R.S. 30-28-136 (1) (i) (Senate Bill 35, 1972). Some Colorado municipalities require geological studies for sub- division of incorporated land. In addition, local governments are empowered to regu- late development activities in hazardous or mineral-resource areas under C.R.S. 24-65.1- 101 et seq. (House Bill 1041, 1974) and C.R.S. 34-1-301 et seq. (House Bill 1529, 1973), respectively. Local-government agencies submit proposed subdivision applications and supporting technical reports to the Colorado Geological Survey ”...for evaluation of those geologic factors which would have significant impact on the proposed use of the land,“ in accor- dance with State statutes. The CGS reviews the submitted documents and serves as a technical advisor to local-government planning agencies during the planning process. Since 1984, the CGS has been required by law to recover the full direct cost of perform- ing such reviews. The adequate knowledge of a site’s geology is essential for any development project. It is needed at the start of the project in order to plan, design, and construct a safe devel- opment. Proper planning for geological conditions can help developers and future owners/users reduce unnecessary maintenance and/or repair costs. Garfield County 03/13/2060 Harwick Crossing PUD 154 Glenwood LLC PO Box 1319 Carbondale, CO 81623 970-309-1515 970-963-2412 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 20 Statements of Authority Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 21 Letters of Authorization 154 GLENWOOD, LLC P.O. Box 1319 Carbondale, CO 81623 tjs@ws-materials.com March 9, 2026 Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Planned Unit Development and Major Subdivision Preliminary Plan Application - Property Owned by 154 Glenwood, LLC Dear Madam or Sir, 154 Glenwood, LLC is the owner of the real property which is the subject of the above- referenced application for a Planned Unit Development and Major Subdivision Preliminary Plan for the property commonly known as the Hardwick Crossing site located on Lot 2 of the Eastbank, LLC Minor Subdivision, Garfield County Parcel No. 218535415002, in Garfield County, Colorado. 154 Glenwood, LLC hereby authorizes Chad J. Lee, Esq., of the firm JVAM, and Douglas Pratte of The Land Studio, Inc., to act in all respects as the authorized representatives of 154 Glenwood, LLC to prepare, submit, and prosecute the above- referenced application and related materials before Garfield County. Very truly yours, 154 GLENWOOD, LLC a Colorado limited liability company By: ______________________________ Travis Stewart Manager Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 22 4-203.B.2 - Ownership Information A Title Commitment and Special Warranty Deed are provided as an ownership information Exhibit to this Application 4-203.B.3 - Adjacent Property Owners Within 200 Feet Garfield County Land Explorer 218535300060 228 FLYING M RANCH RD GLENWOOD SPRINGS ROARING FORK RE-1 SCHOOL DISTRICT R045824 400 SOPRIS AVENUE CARBONDALE, CO 81623 218535304002 Not available GLENWOOD SPRINGS MACGREGOR, ROBERT DUNCAN R083021 600 E HOPKINS AVENUE, SUITE 303 ASPEN, CO 81611 218535315001 3923 154 COUNTY RD GLENWOOD SPRINGS LAS BRISAS APARTMENTS LIMITED PARTNERSHIP R083594 PO BOX 4259 INCLINE VILLAGE, NV 89450 218535315003 Not available GLENWOOD SPRINGS EASTBANK LLC R083596 600 E HOPKINS AVENUE, SUITE 303 ASPEN, CO 81611 218535400024 Not available GLENWOOD SPRINGS THREE GS LLC R060092 PO BOX 821 VAIL, CO 81658 218535400059 RAILROAD R.O.W. GLENWOOD SPRINGS ROARING FORK TRANSPORTATION AUTHORITY R060105 1340 MAIN STREET CARBONDALE, CO 81623 218535415002 3927 154 COUNTY RD GLENWOOD SPRINGS 154 GLENWOOD LLC R083595 14682 HIGHWAY 82 CARBONDALE, CO 81623 218535415003 3927 154 COUNTY RD GLENWOOD SPRINGS 154 GLENWOOD LLC R084474 14682 HIGHWAY 82 CARBONDALE, CO 81623 218535423007 Not available GLENWOOD SPRINGS BLUE HERON PROPERTIES LLC R041519 430 IRONBRIDGE DRIVE GLENWOOD SPRINGS, CO 81601 ROW Not available null 3/9/26, 1:07 PM Garfield County Land Explorer about:blank 1/1 Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 23 4-203.B.3 - Mineral Owners and Lessees Chad J. Lee, Esq. 901 Grand Ave., Ste. 201 Glenwood Springs, Colorado, 81601 (970) 945-8659 chad@jvamlaw.com February 18, 2026 Via Email Glenn Hartmann, Director Garfield County Community Development Department 108 8th Street, #401 Glenwood Springs, CO 81601 Re: Hardwick Crossing project Dear Glenn, We are writing this letter to you in accordance with the Pre-Application Conference Summaries. This mineral owner research was done parcel number 218535415002. The Garfield County Land Use and Development Code require an Applicant to provide notice to mineral owners in accordance with C.R.S. § 24-65.5-101 “as such owners can be identified through records in the office of the Clerk and Recorder or Assessor, or through other means.” GCLUDC 4-101(E)(4). Section 24-65.5-101 requires that an applicant notify a mineral estate owner who either (1) is identified as such by the county tax assessor’s records; or (2) has filed in the Clerk and Recorder a request for notification. If such records do not identify any mineral estate owners, including their addresses of record, “the applicant shall be deemed to have acted in good faith and shall not be subject to further obligations….” On February 18, 2026, we conducted the following tasks: 1. We researched the Garfield County Clerk and Recorder’s index of mineral owner requests for notification per C.R.S. § 24-65.5-101 and confirmed that no mineral owner for the properties referenced above has filed a request for notification; 2. We reviewed an updated title commitment for the properties and confirmed there are no mineral reservations listed in Schedule B(2); and Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 24 3. We spoke with Casey at the Garfield County Assessor’s office. The Assessor’s office noted that their office is not actively valuing/tracking any severed mineral interests in that area. This satisfies our obligations under Colorado law and the County’s Code. We look forward to working through this application with your office. Best regards, JVAM PLLC By: /s/ Chad J. Lee, Esq. Chad J. Lee, Partner Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 25 CERTIFICATION OF MINERAL OWNER RESEARCH This form is to be completed and submitted with any application for a Land Use Change Permit. Mineral interests may be severed from surface right interests in real property. C.R.S. § 24-65.5-101, et seq, requires notification to mineral owners when a landowner applies for an application for development from a local government. As such, the landowner must research the current owners of mineral interests for the property. The Garfield County Land Use and Development Code of 2013 (“LUDC”) Section 4-101(E)(1)(b)(4) requires written notice to owners of mineral interests in the subject property in accordance with C.R.S. § 24-65.5-101, et seq, “as such owners can be identified through the records in the office of the Clerk and Recorder or Assessor, or through other means.” This form is proof of applicant’s compliance with the Colorado Revised Statutes and the LUDC. The undersigned applicant certifies that mineral owners have been researched for the subject property as required pursuant to C.R.S. § 24-65.5-101, et seq, and Section 4-101 (E)(1)(b)(4) of the Garfield County Land Use and Development Code, as amended. As a result of that research, the undersigned applicant certifies the following (Please initial on the blank line next to the statement that accurately reflects the result of research): I own the entire mineral estate relative to the subject property; or Minerals are owned by the parties listed below The names and addresses of any and all mineral owners identified are provided below (attach additional pages as necessary): Name of Mineral Owner Mailing Address of Mineral Owner I acknowledge I reviewed C.R.S. § 24-65.5-101, et seq, and I am in compliance with said statue and the LUDC. _____________________________________________ _________________________________ Applicant’s Signature Date Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 26 4-203.B - Project Description The Hardwick Crossing Planned Unit Development (PUD) is a mixed-use neighborhood proposed on property located along the Colorado River corridor in Garfield County, Colorado. The intent of the project is to create a small-scale residential and commercial development that is compatible with surrounding land uses while implementing the goals and policies of the Garfield County Comprehensive Plan. The project has been designed to complement the existing development pattern in the area and provide a transition between existing residential uses and nearby commercial and institutional uses. The proposed PUD consists of approximately 28 single-family residential lots, several commercial lots, and a limited amount of mixed residential/commercial development intended to support small-scale neighborhood and business park uses. In addition to the residential lots, the plan includes four commercial parcels (Lots C1–C4). Two of these parcels contain existing commercial uses, while the remaining parcels are intended for future commercial development such as small business spaces, storage uses, or similar low-intensity commercial activities. Limited residential units associated with these commercial lots may also be developed to support caretaker or owner-occupied uses. The layout of the development has been designed to respond to the physical characteristics of the property and the surrounding landscape. Residential lots are clustered to create an efficient pattern of development while maintaining open areas and preserving the natural character of the site adjacent to the Roaring Fork River. Internal roads, utility corridors, and building envelopes have been arranged to minimize disturbance while providing functional access for residents, businesses, and emergency services. Environmental considerations have been an important component of the project design. The site contains discontinuous native vegetation typical of the Colorado River corridor, and disturbed areas will be revegetated with a mix of grasses, groundcovers, shrubs, and trees to stabilize soils and prevent the establishment of noxious weeds. Landscaping will incorporate native and drought-tolerant plant species where appropriate, while allowing limited ornamental plantings in developed areas to enhance the character of the neighborhood. The project also incorporates wildfire-aware design consistent with the site’s low-to-moderate wildfire risk rating identified in the 2012 Colorado Wildfire Risk Assessment. Infrastructure necessary to serve the development has been evaluated through engineering studies prepared as part of the application. Water service in the area has been designed to accommodate fire protection demands, including infrastructure associated with the nearby Riverview School waterline extension, which provides a minimum capacity of 2,000 gallons per minute for fire protection. Additional infrastructure planning, including utilities, drainage, and access improvements, is documented in the Impact Analysis and Utility Report and Drainage Report prepared by High Country Engineering, Inc. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 27 The project has also been evaluated for potential environmental and geotechnical constraints. A Preliminary Subsoil Study prepared by Kumar & Associates provides an analysis of site conditions and recommendations for development within areas potentially affected by natural hazards. In addition, a Wildlife Impact Report prepared by Colorado Wildlife Science, LLC evaluates wildlife resources and provides recommendations for minimizing potential impacts to habitat and wildlife movement in the area. The name “Hardwick Crossing” reflects the history of the area and honors the Hardwick family, who settled near the Roaring Fork River in the late 1800s. In 1890, Garfield County established a bridge crossing near the Hardwick Ranch to connect roads on both sides of the river by relocating Glenwood Springs’ former Cooper Avenue Bridge to the site. Known as the Hardwick Bridge, this crossing became an important transportation link for the surrounding community. The project name recognizes this historic crossing and the role the Hardwick family played in the early development of the area. Overall, the Hardwick Crossing PUD is intended to create a well-planned mixed-use development that integrates residential and commercial uses in a manner that complements the surrounding community. The project provides opportunities for housing, small-scale business uses, and neighborhood-serving facilities while incorporating appropriate environmental mitigation measures and infrastructure planning. Through its design and proposed development standards, the PUD establishes a framework for orderly development that is compatible with adjacent land uses and consistent with the goals and policies of the Garfield County Comprehensive Plan. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 28 4-203.C - Vicinity Map Garfield County Land Explorer County Garfield County, Golorado f. inch = 752 feet 1 inch = 0.14 miles 0 0.1 0.4 Mileso.2 Garf ield County Colorado ww.garf ield-county. comGarf¡eld County Colorado Garfield County Land Explorer Printed by Web User DIs.la¡mer This ¡s a compilatbn olrecords âs Sey appear ¡n the Garffeld øünty off¡cet âfledlnS the area shNn. lhis drâwing ¡! þ be used only lor releænce purposes ãnd the 6unty ß not respons¡ble for âny ¡nâeuracies heEin .onbined. O Copyright Garf¡eld County, Colorâdo I All Rights Reserved Pîinteù I7/7 l2OU at 12:03:39 PMa Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 29 4-203.D - Site Plan See Proposed Civil Engineering Site Plan Sheets provided by High County Engineering, Inc. included as an Exhibit to this Application. 4-203.G - Impact Analysis This property is contiguous to an adjoining FedEx distribution facility and the new Roaring Fork School District PK-8 Riverview School. The Orrison Distribution Center and L & Y Jammaron Family LLLP property reside to the north, the Roaring Fork River, Structural Associates and Westbank Neighborhood reside to the south, Highway 82 and County Road 154 and the Rio Grande Trail reside to the east, and Eastbank Parcel 2B of the Eastbank Parcel 2 Lot Split is located to the west. An Impact Analysis/Utility Report prepared by High Country Engineering, Inc. is included as an Exhibit to this Application. A Wildlife Impact Report prepared by Colorado Wildlife Science, LLC is also attached as an Exhibit to this Application. 4-203.H - Rezoning Justification Report A Rezoning Justification Report has been provided by JVAM and is included as an Exhibit to this Application. 4-203.J - Development Agreement A draft Development Agreement is included as part of the Hardwick Crossing PUD Application and is an Exhibit to this Application. 4-203.L - Traffic Study Felsburg Holt & Ullevig has prepared a Hardwick Crossing Traffic Assessment that is attached as an Exhibit. 4-203.O - Floodplain Analysis The Roaring Fork River borders the southern edge of the Hardwick Crossing site. High Country Engineering has reviewed the current effective floodplain panel as well as the available 2013 preliminary panel to verify 100 year floodplain impacts to the site. This floodplain analysis is included in High Country Engineering’s Impact Analysis/Utility Report, which is included as an Exhibit to this Application. 6-202.C - Review Criteria Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. 6-101.A. The general purpose of PUD zoning is to permit greater design flexibility than is allowed by the base zone district or Subdivision regulations, as those objectives are Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 30 identified in the Planned Unit Development Act of 1972, C.R.S. 24-67-101, et seq. PUDs must be in general conformance with the Comprehensive Plan. See JVAM Conformance with the Comprehensive Plan letter included as an Exhibit to this Application. 6-101.B 1. Any single parcel of land or contiguous parcels of land comprising a minimum of 2 acres, sufficient to accommodate an integrally planned environment to be developed through a unified plan, is eligible for PUD zoning. See Proposed Civil Engineering Site Plan Sheets provided by High County Engineering, Inc. included as an Exhibit to this Application. 6-101.B 2. Applications for PUD zoning may be made for land located in any zone district. Development Standards. The PUD meets the Development Standards as provided in section 6-401. 6-401. A. Permitted Uses 6-401. B. Off-Street Parking 6-401. C. Density 6-401. D. Housing Types 6-401. E. Transportation and Circulation System 6-401. F. Recreational Amenities 6-401. G. Building Height 6-401. H. Lots 6-401. I. Phasing The above Standards have been addressed in the PUD Guide included as an Exhibit to this Application. Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7-101. See responses below, Article 7, Division 1. General Approval Standards. Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4-113.C. Refer to the Rezoning Justification report prepared by JVAM attached as an Exhibit to this Application. Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards. See responses below, Article 7, Division 3. Site Planning and Development Standards Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 31 6-302.A – PUD Plan 1.a See Section 4-203.B. Project Description. 1.b See JVAM Conformance with the Comprehensive Plan letter included as an Exhibit to this Application. 1.c The PUD meets the Development Standards as provided in section 6-401 and meets the standards within Article 7, Division 1, excluding 7-101. The Hardwick Crossing Subdivision property is currently zoned Rural in Garfield County. As the area surrounding this parcel has changed recently with the addition of new businesses, residential neighborhoods, and a new school, the Applicant intends to utilize Planned Unit Development zoning to permit greater design flexibility than is allowed by the Rural base zone district or Subdivision regulations for this project. The proposed Preliminary Plan complies with the proposed zoning as written in the PUD Guide for Hardwick Crossing. 1.d This property is contiguous to an adjoining FedEx distribution facility and the new Roaring Fork School District PK-8 Riverview School. The Orrison Distribution Center and L & Y Jammaron Family LLLP property reside to the north, the Roaring Fork River, Structural Associates and Westbank Neighborhood reside to the south, Highway 82 and County Road 154 and the Rio Grande Trail reside to the east, and Parcel 2B of the Eastbank Parcel 2 Lot Split is located to the west. 1.e See Hardwick Crossing PUD Phasing Plan letter included as an Exhibit to this Application. 2.a See the PUD Guide which is attached as an Exhibit for specific use type densities and floor area calculations. 2.b See Proposed Civil Engineering Site Plan Sheets provided by High Country Engineering, Inc. included as an Exhibit to this Application. 2.c See Proposed Civil Engineering Site Plan Sheets provided by High Country Engineering, Inc. included as an Exhibit to this Application. 2.d See section 7-106. 2.e See section 7-109. 2.f A draft Master Declaration for The Hardwick Crossing Planned Unit Development has been prepared by JVAM and is included as an Exhibit to this Application. 2.g High Country Engineering has provided an Impact Analysis/Engineering Utility Report that is included as an Exhibit to this Application. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 32 2.h Felsburg Holt & Ullevig has prepared a Hardwick Crossing Traffic Assessment that is attached as an Exhibit. Also see the Impact Analysis/Engineering Utility Report provided by High Country Engineering, Inc. included as an Exhibit to this Application. 3. A PUD Plan Map has been provided by High County Engineering as an Exhibit to this Application. 4. The Hardwick Crossing PUD Guide has been included as an Exhibit to this Application. 6-302.B - Amendment Justification Report The requested land use change complies with the provisions of Article 3, Zoning, of the Garfield County Land Use and Development Code. Additional detail regarding the justification for the rezoning is provided in the Rezoning Justification Report included as an Exhibit to this Application. Responses to Standards in Article 7, Division 1. General Approval Standards 7-101. Zone District Use Regulations The Hardwick Crossing Subdivision property is currently zoned Rural in Garfield County. As the surrounding area has evolved in recent years with the addition of new businesses, residential neighborhoods, and a new school, the Applicant proposes to utilize Planned Unit Development (PUD) zoning to allow greater design flexibility than is permitted under the Rural base zone district or the standard subdivision regulations. The proposed Preliminary Plan is consistent with the zoning framework established in the Hardwick Crossing PUD Guide. The requested land use change complies with the provisions of Article 3, Zoning, of the Garfield County Land Use and Development Code. Additional detail regarding the justification for the rezoning is provided in the Rezoning Justification Report included as an Exhibit to this Application. 7-102. Comprehensive Plan and Intergovernmental The land use change proposed in this application conforms with the Garfield County Comprehensive Plan and complies with applicable intergovernmental agreements. General conformance with the Garfield County 2030 Comprehensive Plan has been evaluated by JVAM and is documented in a report included as an Exhibit to this Application. 7-103. Compatibility The nature, scale, and intensity of the proposed residential and business park uses are intended to complement and be compatible with adjacent land uses. General conformance with the 2030 Comprehensive Plan has been evaluated by JVAM and is Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 33 included as an Exhibit to this Application. The proposed uses have been designed to integrate with the surrounding development pattern, which includes a mix of residential neighborhoods, commercial uses, and institutional facilities in the vicinity. Additional information regarding surrounding land uses and visual compatibility is provided in the Surrounding Land Use Descriptions and the Project Visual Assessment included as Exhibits to this Application. B.3. Hours of operation: Business park: 7:00 am – 9:00 pm with the exception of a Veterinary clinic which may provide emergency service 24 hours a day. Community Facility – may provide service 24 hours a day. Trails and Outdoor Recreation – dawn to dusk. 7-104. Source of Water This Application demonstrates that an adequate, reliable, physical, long-term, and legal water supply is available to serve the proposed development through the Roaring Fork Water and Sanitation District. A Can and Will Serve letter from the District is included as an Exhibit to this Application. 7-105. Central Water Distribution and Wastewater Systems This Application demonstrates that an adequate, reliable, legal, and physical water supply, as well as wastewater treatment service, is available to serve the proposed development through the Roaring Fork Water and Sanitation District. A Can and Will Serve letter from the District is included as an Exhibit to this Application. The Civil Engineering Site Plan prepared by High Country Engineering, Inc., which illustrates the proposed utility layout and service connections, is also included as an Exhibit to this Application. 7-106. Public Utilities Adequate Public Approval of Utility Easements by Utility Companies The site already contains utility easements associated with the development of the Riverview School. The Applicant has identified and provided additional easements that are reasonably sized and located in appropriate locations in accordance with the Civil Engineering Design documents prepared by High Country Engineering. See Sheet PLAT-02 for additional details. Utility Location Utilities have been designed to meet these standards, as they are located underground and placed within roads or public rights-of-way. The design also meets applicable dimensional standards as illustrated in the Civil Engineering Design documents Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 34 prepared by High Country Engineering. See Sheet SP-01, Site and Utility Plan, for additional details. Dedication of Easements The Applicant acknowledges this requirement and will dedicate the easements as required by Garfield County. Construction and Installation of Utilities The Applicant will coordinate with each service provider for the construction and installation of required utilities. Utilities will be installed in a manner that minimizes unnecessary vegetation removal and excessive excavation and will be reasonably free from physical obstructions. Conflicting Encumbrances The proposed easements are free from conflicting legal encumbrances. High Country Engineering has provided an Impact Analysis/Engineering Utility Report that is included as an Exhibit to this Application. Refer to High Country Engineering Proposed Preliminary Site Plans included as an Exhibit to this Application. 7-107. Access and Roadways Road Design and County Engineer Review All roads within the proposed development have been designed to provide adequate and safe access. The roadway design will be reviewed by the Garfield County Engineer as part of the review of the Civil Engineering Drawings prepared by High Country Engineering. Access to Public Right-of-Way All lots and parcels within the proposed development will have legal and physical access to a public right-of-way as required by the Garfield County Land Use and Development Code. Safe Access Access to and from the proposed development will be safe and designed in conformance with applicable County, State, and Federal access regulations. Where the land use change results in warrants for improvements to State or Federal highways or County roads, the developer will be responsible for funding the required improvements. Adequate Capacity Access serving the proposed use has been designed with sufficient capacity to efficiently and safely accommodate the additional traffic generated by the development, as evaluated by the project’s consulting transportation engineer, Felsburg Holt & Ullevig. Additional information is provided in the Traffic Impact Analysis included as an Exhibit to this Application. The proposed use will not create unsafe traffic conditions, and any impacts to the County, State, or Federal roadway system will be mitigated through roadway improvements, impact fees, or both. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 35 Road Dedications All rights-of-way will be dedicated to the public and identified as such on the Final Plat. These rights-of-way will not be accepted as County roads unless specifically designated and accepted by the Board of County Commissioners. Impacts Mitigated Impacts to County roads associated with hauling, truck traffic, and construction equipment will be mitigated through roadway improvements, impact fees, or other measures as required by Garfield County. Design Standards Circulation and Alignment The proposed roadway system provides adequate and efficient internal circulation within the development. Streets connect in a logical manner and no more than two streets intersect at a single point, consistent with the required 200- foot offset standards. Street Names Street names are consistent and do not duplicate any existing street names within Garfield County. Congestion and Safety The street and roadway system has been designed to minimize congestion and avoid unsafe traffic conditions. Continuation of Roads The proposed development will comply with Garfield County requirements regarding the continuation of roads. The application does not include any cul-de- sacs. Flying M Road Right-of-Way Waiver A waiver is requested for Flying M Road, as the roadway will not meet the standard 50-foot right-of-way requirement. Additional information is provided in the Waiver Request included with this Application. Relationship to Topography Streets within the proposed development have been designed to be compatible with the site’s topography and existing natural features. Erosion and Drainage The road system has been designed to minimize erosion and provide efficient and maintainable drainage structures. Commercial and Industrial Access Roads and access within the commercial areas of the development are designed to minimize conflicts between vehicular and pedestrian traffic. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 36 Emergency Access and Egress Roads are designed to provide adequate emergency access and egress for residents, occupants, and emergency response vehicles. Emergency access will comply with the provisions of the International Fire Code and the requirements of applicable emergency service providers, including fire protection, ambulance, and law enforcement agencies. Traffic Control and Lighting Traffic control devices, street signs, street lighting, pavement striping, and pedestrian crosswalks will be provided as required by the Garfield County Road and Bridge Department and other applicable referral agencies. Drainage Structures Roadway drainage structures will conform to Garfield County road standards. Roadside Ditches A waiver is requested for Flying M Road related to the standard right-of-way requirement. See the Waiver Request included with this Application for additional details. See Civil Engineering Site Plan Sheets provided by High Country Engineering, Inc. included as an Exhibit to this Application. 7-108. Use of Land Subject to Natural Hazards See the Preliminary Subsoil Study prepared by Kumar & Associates, included as an Exhibit to this Application, along with the Impact Analysis/Utility Report prepared by High Country Engineering, Inc., also attached as an Exhibit to this Application. 7-109. Fire Protection Per the 2012 Colorado Wildfire Risk Assessment, the Hardwick Crossing site has a low to moderate fire intensity rating, which is consistent with the fuel types and discontinuous vegetation patterns observed on the property. Fire protection infrastructure has also been considered in the area. Fire demand requirements were previously established during the design and construction of the waterline extension serving the adjoining Riverview School, which provides a minimum capacity of 2,000 gallons per minute (GPM). All proposed structures within the development would be required to operate within these parameters for on-site fire protection. Fire protection services for the area are provided by the Glenwood Springs Fire Protection District. To further reduce wildfire risk, the project proposes the implementation of defensible space, vegetation management, and fire-resistant building construction consistent with the Colorado Wildfire Resiliency Code. These measures include Class-A roofing materials, ignition-resistant exterior construction, protected vents and eaves, and tempered glazing. Defensible space should be maintained around structures through a three-zone approach that removes combustible materials within five feet of buildings, thins vegetation and eliminates ladder fuels within 30 feet, and reduces fuel density within 100 feet of structures. Additional measures include thinning vegetation along Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 37 access roads, managing landscaping to limit flammable species, maintaining fire hydrant access and water supply, and ongoing removal of combustible debris and fuels. Collectively, these strategies substantially reduce the likelihood of structural ignition and improve firefighter access and suppression capability within the development area. Division 3 Site Planning and Development Standards 7-301. Compatible Design The nature, scale, and intensity of the proposed residential and business park uses are intended to complement the adjacent land uses. General conformance with the Garfield County 2030 Comprehensive Plan has been addressed by JVAM and is included as an Exhibit to this Application. 7-302. Off-Street Parking and Loading Standards Off-street parking and loading requirements and design standards are established in the Hardwick Crossing PUD Guide and will govern parking and loading for all uses within the PUD. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 38 7-303. Landscape Standards All disturbed areas of the Hardwick Crossing project will be revegetated with a mix of grasses, groundcovers, trees, and shrubs to stabilize soils, prevent erosion, and limit the spread of noxious weeds. Where appropriate, xeriscape landscape design incorporating native plant species will be used to blend with the surrounding native habitat and reduce long-term irrigation demands. Non-native or ornamental plant materials may be incorporated in limited areas of the project as landscape accents near buildings, entrances, or common areas. Riparian plantings may be utilized in areas adjacent to the Roaring Fork River and along drainageways to support habitat values and stabilize streamside areas. All plant materials will be healthy nursery stock and installed in accordance with the plant sizes established in the Garfield County Landscaping Standards. A Conceptual Landscape Plan illustrating the proposed landscape approach, plant types, and general planting locations is included as an Exhibit to this application. 7-304. Lighting Standards All exterior lighting within the development will utilize downlighting and will be designed to comply with the Garfield County Land Use and Development Code lighting standards to minimize glare, reduce light spill onto adjacent properties, and maintain dark-sky conditions to the extent practicable. 7-305. Snow Storage Standards Garfield County Snow Storage Standards including minimum area, appropriate location, and drainage are illustrated on High Country Engineering Plans included as an Exhibit to this Application. 7-306. Trail and Walkway Standards Garfield County Trail and Walkway Standards have been utilized to develop the community path that links the Hardwick Crossing Subdivision together to Riverview School. See the walkway design on High Country Engineering Plans included as an Exhibit to this Application. Also attached is Safe Route to School Plan developed for the new Riverview School in a joint effort by the Roaring Fork School District, Garfield County, RFTA, and Colorado Parks and Wildlife. The trails at Hardwick Crossing connect to the Safe Route that provides access from Riverview School to the Rio Grande Trail and then north to Glenwood Springs and south to the Ironbridge and Westbank communities. The Safe Route also addresses pedestrian/bike safety at the crossing of County Road 154 and the Rio Grande Trail. See the Safe Route to School Plan attached as an Exhibit to this application. Hardwick Crossing Planned Unit Development Application Garfield County, Colorado 39 Article 8: Inclusionary Zoning for Housing The Hardwick Crossing Planned Unit Development Affordable Housing Plan demonstrates full compliance with the requirements of Article 8, Inclusionary Zoning for Housing, of the Garfield County Land Use and Development Code. The plan provides the required three deed-restricted affordable housing units, distributed among Category II, Category III, and Category I in accordance with Section 8-302.A.4.a, and incorporates all applicable standards related to pricing, eligibility, integration, phasing, and long-term affordability. The Affordable Housing Plan is included as an exhibit to this application and is intended to satisfy the requirements of Section 8-201.Comprehensive Plan & Intergovernmental Agreements General Conformance to the 2030 Comprehensive Plan General Conformance to the 2030 Comprehensive Plan has been addressed by JVAM in the Conformance to Comprehensive Plan Report included as an Exhibit to this Application. Exhibits A Title Commitments B Conformance to Comprehensive Plan Report C High Country Engineering Impact Analysis and Utility Report D High Country Engineering Drainage Report E High Country Engineering Civil Engineering Site Plan / PUD Map F Kumar & Associates Geotechnical Studies G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment H Colorado Wildlife Science, LLC Ecological Assessment I Development Agreement J Phasing Plan K JVAM Rezoning Justification Report L Master Declaration for The Hardwick Crossing PUD M Planned Unit Development Guide N Conceptual Landscape Plan O Safe Routes to Schools Map P Visual Analysis Q Affordable Housing Plan Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit A Title Commitments Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit B JVAM Conformance to Comprehensive Plan Report Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit C High Country Engineering Impact Analysis and Utility Report Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit D High Country Engineering Drainage Report Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit E High Country Engineering Civil Engineering Site Plan / PUD Map Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit F Kumar & Associates Preliminary Subsoil Study Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit G Felsburg Holt & Ullevig Hardwick Crossing Traffic Assessment Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit H Colorado Wildlife Science, LLC Ecological Assessment Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit I Development Agreement Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit J Phasing Plan Letter Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit K JVAM Rezoning Justification Report Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit L Master Declaration for The Hardwick Crossing PUD Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit M Planned Unit Development Guide Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit N Conceptual Landscape Plan Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit O Safe Routes to Schools Map Hardwick Crossing Planned Unit Development Application Garfield County, Colorado Exhibit P Visual Analysis The Land Studio, Inc. 365 River Bend Way • Glenwood Springs, CO 81601 • Tel 970 927 3690 • juliepratte@thelandstudio.com June 15, 2026 John Leybourne / Planner III Garfield County Community Development 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Re: Response to Hardwick Crossing PUD and Preliminary Plan Completeness Review (File No. PUDA-03-26-9134 and SPPA-03-26-9135) Dear John: Thank you for the Hardwick Crossing PUD and Preliminary Plan completion letter that you provided on June 11, 2026. Below is a response to the additional materials requested prior to your designation of technical completeness: 1. Mineral Notice Form needs to be filled out. See attached Mineral Notice Form 2. Development agreement needs to reflect Engineer of record. See attached revised Development Agreement. 3. Landscaping plan will need to indicate compliance with the adopted Colorado Wildfire Resiliency Code. The Landscape Plan has been reviewed and is intended to comply with the adopted Colorado Wildfire Resiliency Code. Any additional revisions or clarifications requested by Garfield County staff regarding code compliance will be addressed during the compliance review process. We appreciate Garfield County’s continued review of this Application and look forward to working with you as the process moves forward. Please contact us if you have any questions or require additional information. Kind regards, THE LAND STUDIO, INC. By: Julie Pratte 2908211.3 1 HARDWICK CROSSING PUD DEVELOPMENT AND SUBDIVISION IMPROVEMENTS AGREEMENT THIS HARDWICK CROSSING PUD DEVELOPMENT AND SUBDIVISION IMPROVEMENTS AGREEMENT (“SIA”) is made and entered into this ___ day of _________________, 2026, by and between 154 GLENWOOD LLC (“Owner”) and the BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, acting for the County of Garfield, State of Colorado, as a body politic and corporate, directly or through its authorized representatives and agents (“BOCC”). RECITALS 1. Owner is the owner and developer of the Hardwick Crossing PUD (the “Subdivision”), which property is depicted on the Hardwick Crossing Final Plat (“Final Plat” or “Final Plat of the Subdivision”). The real property subject to this SIA (the “Property”) is described in that Final Plat, recorded at Reception Number of the real estate records of Garfield County, Colorado and incorporated by this reference. 2. On _________________, 2026, the BOCC, by Resolution No. ___________, recorded at Reception Number ____________of the real estate records of Garfield County, Colorado, and incorporated by this reference, approved the Final Plat which, among other things, would create 6 lots to be used for a mix-use development. 3. As a condition precedent to the approval of the Final Plat submitted to the BOCC as required by the laws of the State of Colorado and by the Garfield County Land Use and Development Code (“LUDC”), Owner wishes to enter into this SIA with the BOCC. 4. Owner has agreed to execute and deliver a letter of credit or other security in a form satisfactory to the BOCC to secure and guarantee Owner’s performance under this Agreement and 2908211.3 2 has agreed to certain restrictions and conditions regarding the sale of properties and issuance of building permits and certificates of occupancy, all as more fully set forth below. NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants and promises contained herein, the BOCC and Owner (“Parties”) agree as follows: Agreement 1. FINAL PLAT APPROVAL. The BOCC hereby accepts and approves the Final Plat of the Subdivision, on the date set forth above, subject to the terms and conditions of this SIA, Resolution No. ___, the requirements of the LUDC, and any other governmental or quasi- governmental regulations applicable to the Subdivision (“Final Plat Approval”). Recording of the Final Plat in the records of the Garfield County Clerk and Recorder shall be in accordance with this SIA and at the time prescribed herein. Additionally, the Final Plat constitutes a Site Specific Development Plan, and approval of the Final Plat shall create a vested property right pursuant to Article 68 of Title 24, C.R.S., as amended. 2. OWNER’S PERFORMANCE AS TO SUBDIVISION IMPROVEMENTS. a. Completion Date/Substantial Compliance. Owner intends to develop the Property in phases. Owner shall cause to be constructed and installed in the phases described in Exhibit A the subdivision improvements, including off-site improvements, identified in the Exhibits defined in subparagraph 2.a.i, below (collectively, the “Subdivision Improvements”) at Owner’s expense, including payment of fees required by Garfield County and/or other governmental and quasi- governmental entities with regulatory jurisdiction over the Subdivision. The Subdivision Improvements shall be constructed and completed in substantial compliance with the following: 2908211.3 3 i. Plans marked “Approved for Construction” for all Subdivision Improvements prepared by High Country Engineering, Inc. and submitted to the BOCC on _______________, 2026, such plans being summarized in the list of drawings attached to and made a part of this SIA by reference as Exhibit A; the estimate of cost of completion, certified by and bearing the stamp of High Country Engineering, Inc., Owner’s professional engineer licensed in the State of Colorado (“Owner’s Engineer”), attached to and made a part of this SIA by reference as Exhibit B, which estimate shall include an additional ten (10) percent of the total of each phase for contingencies; and all other documentation required to be submitted along with the Final Plat under pertinent sections of the LUDC (“Final Plat Documents”). ii. All requirements of the Final Plat Approval. iii. All laws, regulations, orders, resolutions and requirements of Garfield County and all special districts and any other governmental entity or quasi- governmental authority(ies) with jurisdiction. iv. The provisions of this SIA. b. Satisfaction of Subdivision Improvements Provisions. The BOCC agrees that if all Subdivision Improvements are constructed and installed in accordance with this paragraph 2; the record drawings have been submitted upon completion of the Subdivision Improvements, as detailed in paragraph 3(c), below; and all other requirements of this SIA have been met, then the Owner shall be deemed to have satisfied all terms and conditions of the Final Plat Approval, the Final Plat Documents, and the LUDC with respect to the installation of the Subdivision Improvements. 2908211.3 4 3. SECURITY FOR SUBDIVISION IMPROVEMENTS (EXCEPT RE- VEGETATION). a. Subdivision Improvements Letter of Credit and Substitute Collateral. As security for Owner’s obligation to complete the Phase 1 Subdivision Improvements, Owner shall deliver to the BOCC, on or before the date of recording of the Final Plat of the Subdivision, a Letter of Credit in the form agreed to be acceptable to the BOCC, attached to and incorporated in this SIA by reference as Exhibit “C” (the “Phase 1 LOC”), or in a form consistent with the Uniform Commercial Code, C.R.S. § 4-1-101, et seq. and approved by the BOCC. The Phase 1 LOC shall be in the amount of $( full estimate for Phase 1 ), representing the full estimated cost of completing the Phase 1 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs, and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 1 Subdivision Improvements. The Phase 1 LOC shall be valid for a minimum of six (6) months beyond the Phase 1 Completion Date set forth in Paragraph 2.a., above. As security for Owner’s obligation to complete the Phase 2 Subdivision Improvements, Owner shall, prior to commencement of construction of the Phase 2 Subdivision Improvements, either (i) deliver to the BOCC a Letter of Credit in the form of Exhibit C in the amount of $( full estimate for Phase 2 ), representing the full estimated cost of completing the Phase 2 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 2 Subdivision Improvements, or (ii) extend the Phase 1 2908211.3 5 LOC to a date that is at least six (6) months beyond the Phase 2 Completion Date and increase the amount thereof, if needed, to the amount set forth on Exhibit B for the Phase 2 Subdivision Improvements. As security for Owner’s obligation to complete the Phase 3 Subdivision Improvements, Owner shall, prior to commencement of construction of the Phase 3 Subdivision Improvements, either (i) deliver to the BOCC a Letter of Credit in the form of Exhibit C in the amount of $( full estimate for Phase 2 ), representing the full estimated cost of completing the Phase 3 Subdivision Improvements, with a sufficient contingency to cover cost changes, unforeseen costs and other variables (not less than 10% of the estimated cost and as approved by the BOCC), as set forth and certified by Owner’s Engineer on Exhibit B to guarantee completion of the Phase 3 Subdivision Improvements, or (ii) extend the Phase 1 LOC to a date that is at least six (6) months beyond the Phase 3 Completion Date and increase the amount thereof, if needed, to the amount set forth on Exhibit B for the Phase 3 Subdivision Improvements. The BOCC, at its sole option, may permit the Owner to substitute collateral other than a Letter of Credit, in a form acceptable to the BOCC, for the purpose of securing the completion of the Subdivision Improvements subject to this Paragraph 3.a. b. LOC Requirements and Plat Recording. Each LOC required by this SIA shall be issued by a state or national banking institution acceptable to the BOCC. If the institution issuing an LOC is not licensed in the State of Colorado and transacting business within the State of Colorado, the LOC shall be “confirmed” within the meaning of the Uniform Commercial Code, Letters of Credit, § 4-5-101, et seq., C.R.S., as amended, by a bank that is licensed to do business in the State of Colorado, doing business in Colorado, and acceptable 2908211.3 6 to the BOCC. Each LOC shall state that presentation of drafts drawn under the LOC shall be at an office of the issuer or confirmer located in the State of Colorado. The Final Plat of the Subdivision shall not be recorded until the security for the Phase 1 Subdivision Improvements described in this paragraph 3 has been received and approved by the BOCC. c. Extension of LOC Expiration Date. If any Completion Date identified in paragraph 2.a., above, is extended by a written amendment to this SIA, the time period for the validity of the applicable LOC shall be similarly extended. For each six (6) month extension, at the sole option of the BOCC, the face amount of the LOC shall be subject to re- certification by Owner’s Engineer of the cost of completion and review by the BOCC. d. Unenforceable LOC. Should an LOC expire or become void or unenforceable for any reason, including bankruptcy of the Owner or the financial institution issuing or confirming the LOC, prior to the BOCC’s approval of Owner’s Engineer’s certification of completion of the phased Subdivision Improvements, as applicable, this SIA shall become void and of no force and effect and the Final Plat shall be vacated pursuant to the terms of this SIA. e. Partial Releases of Security. Owner may request partial releases of the phased LOC and shall do so by means of submission to the Building and Planning Department of a “Written Request for Partial Release of LOC”, in the form attached to and incorporated by this reference as Exhibit D, accompanied by the Owner’s Engineer’s stamped certificate of partial completion of improvements. The Owner’s Engineer’s seal shall certify that the subject Subdivision Improvements have been constructed in accordance with the requirements of this SIA, including all Final Plat Documents and Final Plat Approval. Owner may also request release for a portion of the security upon proof that 1) 2908211.3 7 Owner has a valid contract with a public utility company regulated by the Colorado Public Utilities Commission obligating such company to install certain utility lines; and 2) Owner has paid to the utility company the cost of installation as required by the contract. The BOCC shall authorize successive releases of portions of the face amount of the LOC as portions of the Subdivision Improvements, dealt with in this Paragraph 3, are certified as complete to the BOCC by the Owner’s Engineer and said certification is approved by the BOCC. f. BOCC’s Investigation. Notwithstanding the foregoing, upon submission of the Owner’s Written Request for Partial Release of LOC, along with Owner’s Engineer’s certificate of partial completion of improvements, the BOCC may review the certification and may inspect and review the Subdivision Improvements certified as complete to determine whether or not they have been constructed in compliance with relevant specifications, as follows: i. If no letter of potential deficiency is furnished to Owner by the BOCC within fifteen (15) business days of submission of Owner’s Written Request for Partial Release of LOC, accompanied by Owner’s Engineer’s certificate of partial completion of improvements, all Subdivision Improvements certified as complete shall be deemed approved by the BOCC, and the BOCC shall authorize release of the appropriate amount of security. 2908211.3 8 ii. If the BOCC chooses to inspect and determines that all or a portion of the Subdivision Improvements certified as complete are not in compliance with the relevant specifications, the BOCC shall furnish a letter of potential deficiency to the Owner, within fifteen (15) business days of submission of Owner’s Written Request for Partial Release of LOC, accompanied by Owner’s Engineer’s certificate of partial completion of improvements. iii. If a letter of potential deficiency is issued identifying a portion of the certified Subdivision Improvements as potentially deficient, then all Subdivision Improvements not identified as potentially deficient shall be deemed approved by the BOCC, and the BOCC shall authorize release of the amount of security related to the Subdivision Improvements certified as complete and not identified as potentially deficient. iv. With respect to Subdivision Improvements identified as potentially deficient in a letter of potential deficiency, the BOCC shall have thirty (30) days from the date of the letter to complete the initial investigation, begun under subparagraph 3.f.ii., above, and provide written confirmation of the deficiency(ies) to the Owner. v. If the BOCC finds that the Subdivision Improvements are complete, in compliance with the relevant specifications, then the appropriate amount of security shall be authorized for release within ten (10) business days after completion of such investigation. g. BOCC Completion of Improvements and Other Remedies. If the BOCC finds, within the thirty (30) day period of time defined in subparagraph 3.f.iv. above, that the 2908211.3 9 Subdivision Improvements are not complete, or if the BOCC determines that the Owner will not or cannot construct any or all of the Subdivision Improvements, whether or not Owner has submitted a written request for release of LOC, the BOCC may withdraw and employ from the LOC such funds as may be necessary to construct the Subdivision Improvements in accordance with the specifications, up to the face amount or remaining face amount of the applicable LOC. In such event, the BOCC shall make a written finding regarding Owner’s failure to comply with this SIA prior to requesting payment from the LOC in accordance with the LUDC. In lieu of or in addition to drawing on the LOC, the BOCC may bring an action for injunctive relief or damages for the Owner’s failure to adhere to the provisions of this SIA regarding Subdivision Improvements. The BOCC shall provide the Owner a reasonable time to cure any identified deficiency(ies) prior to requesting payment from the LOC or filing a civil action. h. Final Release of Security. Upon completion of each phased Subdivision Improvements, and including off-site improvements, Owner shall submit to the BOCC, through the Building and Planning Department: 1) record drawings bearing the stamp of Owner’s Engineer certifying that all relevant Subdivision Improvements for the completed phase, including off-site improvements, have been constructed in accordance with the requirements of this SIA, including all Final Plat Documents and the Final Plat Approval, in hard copy and digital format acceptable to the BOCC; 2) copies of instruments conveying real property and other interests which Owner is obligated to convey to any statutory special district or other entity at the time of Final Plat Approval [, unless escrowed in accordance with paragraph __ below]; and 3) a Written Request for Final Release of LOC, in the form attached to and incorporated herein as Exhibit E, along with Owner’s Engineer’s stamp and 2908211.3 10 certificate of final completion of improvements, unless the LOC will be extended to cover the additional phased Subdivision Improvements, in which case the Phase 1 LOC will remain in effect, as amended and extended. The BOCC shall authorize a final release of each LOC after the Subdivision Improvements that are the subject of the LOC are certified as final to the BOCC by the Owner’s Engineer and said final certification is approved by the BOCC. If the BOCC finds that the Subdivision Improvements are complete, in accordance with the relevant specifications, the BOCC shall authorize release of the final amount of security, within ten (10) business days following submission of the Owner’s Written Request for Final Release of LOC accompanied by the other documents required by this paragraph 3.h. i. Notwithstanding the foregoing, upon Owner’s Written Request for Final Release of LOC, accompanied by Owner’s Engineer’s certificate of final completion of improvements, the BOCC may inspect and review the Subdivision Improvements certified as complete. If the BOCC does so review and inspect, the process contained in paragraph 3.f., above, shall be followed. ii. If the BOCC finds that the Subdivision Improvements are complete, in accordance with the relevant specifications, the BOCC shall authorize final release of security within ten (10) days after completion of such investigation. iii. If the BOCC finds that the Subdivision Improvements are not complete, in accordance with the relevant specifications, the BOCC may complete remaining Subdivision Improvements, or institute court action in accordance with the process outlined in paragraph 3.g., above. 4. SECURITY FOR REVEGETATION. a. Revegetation LOC and Substitute Collateral. $____________ of the face 2908211.3 11 amount of each LOC specified in Paragraph 3a, above, shall be allocated to revegetation of disturbed areas within each Phase (“Revegetation LOC”), the cost for which is detailed as a subdivision improvement in Exhibit B. The Revegetation LOC shall be valid for a minimum of two (2) years following the final phase’s Completion Date. The BOCC, at its sole option may permit the Owner to substitute collateral other than a Letter of Credit, in a form acceptable to the BOCC, for the purpose of securing the completion of revegetation. b. Revegetation LOC General Provisions. The provisions of paragraphs 3.b., 3.c. and 3.d., above, dealing with Letter of Credit requirements, extension of expiration dates, increase in face amounts, plat recording, and plat vacating shall apply to the Revegetation LOC. c. Revegetation Review and Notice of Deficiency. Upon establishment of revegetation, the Owner shall request review of the revegetation work by the Garfield County Vegetation Management Department, by telephone or in writing. Such review shall be for the purpose of verification of success of revegetation and reclamation in accordance with the Garfield County Weed Management Plan 2000, adopted by Resolution No. 2002-94 and recorded in the Office of the Garfield County Clerk and Recorder as Reception No. 580572, as amended, and the revegetation/reclamation plan titled _____________ and dated _________________ for the Subdivision submitted as part of the Final Plat Documents. If the Vegetation Management Department refuses approval and provides written notice of deficiency(ies), the Owner shall cure such deficiency(ies) by further revegetation efforts, approved by the Vegetation Management Department, as such efforts may be instituted within the two (2) years following the final phase’s Completion Date, as applicable. d. Single Request for Release of Revegetation LOC. Following receipt of 2908211.3 12 written approval of the Vegetation Management Department, the Owner may request release of the Revegetation LOC and shall do so by means of submission to the BOCC, through the Building and Planning Department, of a Written Request for Release of Revegetation LOC, in the form attached to and incorporated herein by reference as Exhibit E, along with certification of completion by the Owner, or Owner’s agent with knowledge, and a copy of the written approval of the Vegetation Management Department. It is specifically understood by the parties that the Revegetation LOC is not subject to successive partial releases, as authorized in paragraph 3.e., above. Further, the Revegetation LOC and the BOCC’s associated rights to withdraw funds and bring a court action may survive final release of the LOC securing other Subdivision Improvements, defined in paragraph 3.a., above. e. BOCC’s Completion of Revegetation and Other Remedies. If Owner’s revegetation efforts are deemed by the BOCC to be unsuccessful, in the sole opinion of the BOCC upon the recommendation of the Vegetation Management Department, or if the BOCC determines that the Owner will not or cannot complete revegetation, the BOCC, in its discretion, may withdraw and employ from the Revegetation LOC such funds as may be necessary to carry out the revegetation work, up to the face amount of the Revegetation LOC. In lieu of or in addition to drawing on the Revegetation LOC, the BOCC may bring an action for injunctive relief or damages for the Owner’s failure to adhere to the provisions of this SIA related to revegetation. The BOCC shall provide the Owner a reasonable time to cure any identified deficiency prior to requesting payment from the Revegetation LOC or filing a civil action. 5. WATER SUPPLY AND WASTEWATER COLLECTION. As stated in paragraph 13, below, prior to issuance by the BOCC of any certificates of occupancy for any 2908211.3 13 residences or other habitable structures constructed within the Subdivision, Owner shall install, connect, and make operable a water supply and distribution system for potable water, fire protection, non-potable irrigation water, and a wastewater/sewer collection system in accordance with approved plans and specifications. All easements and rights-of-way necessary for installation, operation, service and maintenance of such water supply and distribution system(s) and wastewater collection system shall be as shown on the Final Plat. Owner shall deposit with the Garfield County Clerk and Recorder executed originals of the instruments of conveyance for easements appurtenant to the water and wastewater system(s), for recordation following recording of the Final Plat and this SIA, unless such easements are established on the Final Plat. All facilities and equipment contained within the water supply and wastewater collection system(s) shall be transferred by Owner to the applicable special district or municipality by bill of sale. If a third-party water or sewer service entity requires warranty of the system(s), Owner shall provide proof to the BOCC that such warranty is in effect and, if necessary, has been assigned. 6. ROADS. Pursuant to the Final Plat Approvals, all roads within the Subdivision shall be private and privately owned and maintained. Owner shall be solely responsible for the maintenance, repair, and upkeep of said rights-of-way, including the traveled surface of the roadways and portions of the rights-of-way outside of the traveled surface. The BOCC shall not be obligated to maintain any road rights-of-way within the Subdivision. 7. PUBLIC UTILITY RIGHTS-OF-WAY. Whether or not utility easements exist elsewhere in the Subdivision, all road rights-of-way within the Subdivision shall contain rights-of- way for installation and maintenance of utilities. Public utility easements shall be dedicated by the Owner to the public utilities on the face of the Final Plat, subject to the Garfield County Road and Right-of-Way Use Regulations, recorded as Reception No. 643477, in the records of the Garfield 2908211.3 14 County Clerk and Recorder, as amended. Owner shall be solely responsible for the maintenance, repair and upkeep of said public utility easements, unless otherwise agreed to with the public utility company(ies). The BOCC shall not be obligated for the maintenance, repair, and upkeep of any utility easement within the Subdivision. In the event a utility company, whether publicly or privately owned, requires conveyance of the easements dedicated on the face of the Final Plat by separate document, Owner shall execute and record the required conveyance documents. 8. INTENTIONALLY DELETED. 9. INDEMNITY. The Owner shall indemnify and hold the BOCC harmless and defend the BOCC from all claims which may arise as a result of the Owner’s installation of the Subdivision Improvements, including off-site improvements and revegetation, and any other agreement or obligation of Owner, related to development of the Subdivision, required pursuant to this SIA. The Owner, however, does not indemnify the BOCC for claims made asserting that the standards imposed by the BOCC are improper or the cause of the injury asserted, or from claims which may arise from the negligent acts or omissions of the BOCC or its employees. The BOCC shall notify the Owner of receipt by the BOCC of a notice of claim or a notice of intent to sue, and the BOCC shall afford the Owner the option of defending any such claim or action. Failure to notify and provide such written option to the Owner shall extinguish the BOCC’s rights under this paragraph. Nothing in this paragraph shall be construed to constitute a waiver of governmental immunity granted to the BOCC by Colorado statutes and case law. 10. ROAD IMPACT FEE. Pursuant to the Garfield County subdivision regulations, the following Road Impact Fees apply within the Subdivision: $___________ per residential unit. The Road Impact Fee will be collected at the time a building permit issues for a structure within the Subdivision. 2908211.3 15 11. FEES IN LIEU OF DEDICATION OF SCHOOL LAND. Owner shall make a cash deposit in lieu of dedicating land to the RE-1 School District, calculated in accordance with the LUDC and the requirements of state law. The Owner and the BOCC acknowledge and agree that the cash in lieu payment for the Subdivision is calculated as follows: Unimproved per acre market value of land, based upon an appraisal submitted to the BOCC by Owner, i.e. $_________________; and Land dedication standard: 21 multi-family dwelling units x .015 acres equals .315 acres. The Owner, therefore, shall pay to the Garfield County Treasurer, at or prior to the time of recording of the Final Plat, _______________ ($___________) as a payment in lieu of dedication of land to the RE-1 School District. Said fee shall be transferred by the BOCC to the school district in accordance with the provisions of § 30-28-133, C.R.S., as amended, and the LUDC. The Owner agrees that it is obligated to pay the above-stated fee, accepts such obligations, and waives any claim that Owner is not required to pay the cash in lieu of land dedication fee. The Owner agrees that Owner will not claim, nor is Owner entitled to claim, subsequent to recording of the Final Plat of the Subdivision, a reimbursement of the fee in lieu of land dedication to the RE-1 School District. 12. SALE OF LOTS. No lots, tracts, or parcels within the Subdivision may be separately conveyed prior to recording of the Final Plat in the records of the Garfield County Clerk and Recorder. 13. BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY. As one remedy for breach of this SIA, the BOCC may withhold issuance of building permits for any residence or other habitable structure to be constructed within the Subdivision. Further, no building 2908211.3 16 permit shall be issued unless the Owner demonstrates to the satisfaction of the Carbondale & Rural Fire Protection District (“District”), if the District has so required, that there is adequate water available to the construction site for the District’s purposes [and all applicable District fees have been paid to the District]. No certificates of occupancy shall issue for any habitable building or structure, including residences, within the Subdivision until all Subdivision Improvements [, except revegetation] and including off-site improvements, have been completed and are operational as required by this SIA. 14. CONSENT TO VACATE PLAT. In the event the Owner fails to comply with the terms of this SIA, the BOCC shall have the ability to vacate the Final Plat as it pertains to any lots for which building permits have not been issued. As to lots for which building permits have been issued, the Plat shall not be vacated and shall remain valid. In such event, the Owner shall provide the BOCC a plat, suitable for recording, showing the location by surveyed legal description of any portion of the Final Plat so vacated by action of the BOCC. If such a Plat is not signed by the BOCC and recorded, or if such Plat is not provided by the Owner, the BOCC may vacate the Final Plat, or portions thereof, by resolution. 2908211.3 17 15. ENFORCEMENT. In addition to any rights provided by Colorado statute, the withholding of building permits and certificates of occupancy, provided for in paragraph 13, above, the provisions for release of security, detailed in paragraph 3, above, and the provisions for plat vacation, detailed in paragraph 14, above, it is mutually agreed by the BOCC and the Owner, that the BOCC, without making an election of remedies, and any purchaser of any lot within the Subdivision shall have the authority to bring an action in the Garfield County District Court to compel enforcement of this SIA. Nothing in this SIA, however, shall be interpreted to require the BOCC to bring an action for enforcement or to withhold permits or certificates or to withdraw unused security or to vacate the Final Plat or a portion thereof, nor shall this paragraph or any other provision of this SIA be interpreted to permit the purchaser of a lot to file an action against the BOCC. 16. NOTICE BY RECORDATION. This SIA shall be recorded in the Office of the Garfield County Clerk and Recorder and shall be a covenant running with title to all lots, tracts and parcels within the Subdivision. Such recording shall constitute notice to prospective purchasers and other interested persons as to the terms and provisions of this SIA. 17. SUCCESSORS AND ASSIGNS. The obligations and rights contained herein shall be binding upon and inure to the benefit of the successors and assigns of the Owner and the BOCC. 18. CONTRACT ADMINISTRATION AND NOTICE PROVISIONS. The representatives of the Owner and the BOCC, identified below, are authorized as contract administrators and notice recipients. Notices required or permitted by this SIA shall be in writing and shall be effective upon the date of delivery, or attempted delivery if delivery is refused. Delivery shall be made in person, by certified return receipt requested U.S. Mail, receipted delivery service, or facsimile transmission, addressed to the authorized representatives of the BOCC and the Owner at the address or facsimile number set forth below: 2908211.3 18 Owner: BOCC: ______________________________ ______________________________ ______________________________ ______________________________ w/copy to, ______________________________ ______________________________ ______________________________ ______________________________ Board of County Commissioners of Garfield County, Colorado c/o Building & Planning Dir. 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Phone: (970) 945-8212 Fax: (970) 384-3470 19. AMENDMENT AND SUBSTITUTION OF SECURITY. This SIA may be modified, but only in writing signed by the parties hereto, as their interests then appear. Any such amendment, including, by way of example, extension of the Completion Date, substitution of the form of security, or approval of a change in the identity of the security provider/issuer, shall be considered by the BOCC at a scheduled public meeting. If such an amendment includes a change in the identity of the provider/issuer of security, due to a conveyance of the Subdivision by the Owner to a successor in interest, Owner shall provide a copy of the recorded assignment document(s) to the BOCC, along with the original security instrument. Notwithstanding the foregoing, the parties may 2908211.3 19 change the identification of notice recipients and contract administrators and the contact information provided in paragraph 18, above, in accordance with the provisions of that paragraph and without formal amendment of this SIA and without consideration at a BOCC meeting. 20. COUNTERPARTS. This SIA may be executed in counterparts, each of which shall be deemed an original, and all of which, when taken together, shall be deemed one and the same instrument. 21. VENUE AND JURISDICTION. Venue and jurisdiction for any cause arising out of or related to this SIA shall lie with the District Court of Garfield County, Colorado, and this SIA shall be construed according to the laws of the State of Colorado. 22. VESTED RIGHTS. The Final Plat constitutes a Site Specific Development Plan. The BOCC agrees that Owner shall have a vested property right for a period of fifteen years from the date of recordation of this SIA (the “Vested Rights Period”) to undertake and complete development of the Property in accordance with the Final Plat Documents and this SIA. In connection with the foregoing, (i) the maximum number of residential dwelling units and acres for residential use set forth in the Final Plat Documents, as such Final Plat Documents may be amended from time to time upon County approval; (ii) the right to develop the Property in accordance with the uses, densities, and general locations set forth in the Final Plat Documents; (iii) the right to develop the Property in accordance with the design and development standards set forth in the LUDC and the terms and conditions set forth in the Final Plat Documents are hereby vested for the Vested Rights Period. Except as otherwise provided by statue, after the Effective Date, the County shall not take any zoning or land use action regarding the Property which would have the effect of altering, impairing, preventing, diminishing, imposing a moratorium on development, delaying, or otherwise adversely affecting any of Owner’s vested rights set forth in this Agreement. 2908211.3 20 [Space intentionally left blank; signature pages follow] 2908211.3 21 IN WITNESS WHEREOF, the parties have signed this SIA to be effective upon the date of Final Plat Approval for the Subdivision. BOARD OF COUNTY COMMISSIONERS ATTEST: OF GARFIELD COUNTY, COLORADO _________________________ By: ___________________________ Clerk to the Board Chairman Date: __________________________ OWNER By: ____________________________ ________________________________ (Name and Title) Date: __________________________ STATE OF COLORADO ) )ss. COUNTY OF GARFIELD ) Subscribed and sworn to before me by ________________________, an authorized representative of __________________, Owner of the Subdivision, this ___ day of __________________, 20__. WITNESS my hand and official seal. My commission expires: ____________________________ _______________________________ Notary Public 2908211.3 22 EXHIBIT A Phasing and List of Plans and Drawings of Subdivision Improvements • TBD List of Subdivision Improvements Plans and Drawings [to be added] 2908211.3 23 EXHIBIT B Cost Estimate 2908211.3 24 EXHIBIT C Copy of Letter of Credit 2908211.3 25 EXHIBIT D Form Written Request for Partial Release of LOC Board of County Commissioners Garfield County, Colorado c/o Director of Community Development 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: _______________Subdivision This request is written to formally notify the BOCC of work completed for _____________________ Subdivision. As Owner [On behalf of the Owner], we request that the BOCC review the attached Engineer’s Certificate of Partial Completion and approve a reduction in the face amount of the Letter of Credit in the amount of $____________________, to a reduced face amount of $_____________________. Attached is the certified original cost estimate and work completed schedule, showing: Engineers Cost Estimate _____________ Work Completed, less 10% _____________ Reduced Face Amount of LOC _____________ Based on periodic observation and testing, the construction has been completed, to date, in accordance with the intent of the plans and specifications that were reviewed and approved by the BOCC’s representatives and referenced in Paragraph 2 of the Subdivision Improvements Agreement between the BOCC and the Owner. If further information is needed, please contact _________________________, at ___________. _____________________________ Owner or _____________________________ Owner’s Representative/Engineer 2908211.3 26 EXHIBIT E Written Request for Final Release of LOC/Revegetation LOC REQUEST FOR FINAL RELEASE OF LETTER OF CREDIT Board of County Commissioners Garfield County, Colorado c/o Director of Building and Planning 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: _______________Subdivision This request is written to formally notify the BOCC of work completed for _____________________ Subdivision. As Owner [On behalf of the Owner], we request that the BOCC review the attached Engineer’s Certificate of Completion and approve a full release of the Letter of Credit in the amount of $____________________. Attached is the certified original cost estimate and work completed schedule, showing that all [improvements] [revegetation] required by the Improvements Agreement and secured by the Letter of Credit have been completed. Also enclosed are the following, required by the Improvements Agreement dated _______ between Owner and the BOCC, recorded at Reception No. ____________ at the Real Estate Records of the Garfield County Clerk and Recorder (the “SIA”): 1. record drawings bearing the stamp of Owner’s Engineer certifying that all [improvements] [revegetation] have been constructed/installed in accordance with the requirements of the SIA, both in hand copy and digital format acceptable to the BOCC; and 2. copies of instruments conveying real property and other interests which Owner was obligated to convey to the homeowner’s association or other entity at the time of final Plat Approval. If further information is needed, please contact _________________________, at ___________. _____________________________ Owner or _____________________________ Owner’s Representative/Engineer