HomeMy WebLinkAbout1.00 General Application Materials_PartBOak Meadows 3rd Filing Wildlife Analysis Report September 2007
ROCKY MOUNTAIN ECOLOGICAL S ERVICES,INC.4
2 T ABLE OF C ONTENTS
1 SUMMARY .....................................................................................................................................................................2
1.1 EVALUATED S PECIES ..........................................................................................................................................2
2 TABLE OF CONTENTS............................................................................................................................................4
3 EXISTING CONDITIONS .......................................................................................................................................5
3.1.1 HISTORICAL USE AND IMPACTS ...................................................................................................5
3.1.2 UPLAND VEGETATION ...................................................................................................................5
3.1.3 FOURMILE CREEK RIPARIAN ZONE............................................................................................5
3.2 FIGURE 1:MAP OF OAK MEADOWS 3RD FILING A REA................................................................................6
3.3 WILDLIFE USE OF A REA ....................................................................................................................................7
3.3.1 MULE D EER ......................................................................................................................................7
3.3.1.1 Impacts to Mule Deer and Habitat ......................................................................................7
3.3.1.2 Figure 2: Mule Deer Winter Ranges ...................................................................................9
3.3.2 ELK ..................................................................................................................................................10
3.3.2.1 Impacts to Elk and Habitat ................................................................................................10
3.3.2.2 Figure 3: Elk Winter Ranges ..............................................................................................12
3.3.3 COLORADO RIVER CUTTHROAT TROUT .................................................................................13
3.3.4 IMPACTS TO CRCT AND H ABITAT.............................................................................................14
3.4 RECOMMENDED M ITIGATION MEASURES .................................................................................................15
3.4.1 LIGHTING &GAME USE .............................................................................................................15
3.4.2 ROADS .............................................................................................................................................15
3.4.3 FENCES ...........................................................................................................................................15
3.4.4 LANDSCAPING AND REVEGETATION ......................................................................................16
3.4.5 DOMESTIC D OGS ..........................................................................................................................16
3.4.6 CDOW INDEMNIFICATION........................................................................................................17
3.4.7 BEARS ..............................................................................................................................................17
3.4.8 MOUNTAIN LION ..........................................................................................................................17
3.4.9 FIGURE 4:MAP OF BLACK BEAR HUMAN CONFLICT AREA (CDOW)..............................18
3.4.10 BIRDS ..........................................................................................................................................19
3.4.11 BIG GAME HABITAT MITIGATION.......................................................................................19
4 APPENDIX I: CDOW NDIS HABITAT DEFINITIONS ...............................................................................20
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3 EXISTING CONDITIONS
3.1.1 H ISTORICAL USE AND IMPACTS
The site was likely part of the area ranching operations, as evidenced by the dominance of the
meadow by agricultural cultivar grasses. The Oak Meadows Subdivision has been in existence
since 1976,and has significantly changed the character of the area .The oak brush stands on the
hillslopes appear to be relatively undisturbed (aside from areas within the developed parts of the
Oak Meadows Subdivision).
3.1.2 UPLAND VEGETATION
The site is dominated by the large meadow
bisecting the filing area. As previously
mentioned, this meadow is dominated by
agricultural grasses that were likely planted
for grass hay production. These grasses are
known to be aggressive and persistent in
many areas, and therefore have likely
excluded the recolonization of the meadow by
native grasses and forbs.
Along the western edge of the filing area,
Gambel’s oak stands persist with codominant
serviceberry, and other shrubby species.
Species include Gambel’s oak, serviceberry,
wild rose, snowberry, chokecherry,Fendler’s
bluegrass (Poa fendleri), Indian paintbrush
(Castilleja chromosa ), dwarf larkspur
(Delphinium nelsonii ), prairie Junegrass
(Koeleria macrantha ), sedge (Carex geophila ),
Indian ricegrass (Oryzopsis hymenoides), western wheatgrass (Pascopyrum smithii), horsebrush
(Tetradymia canescens), rabbitbrush (Chrysothamnus nauseosus),Orercarya spp., and milkvetch
(Astragalus mollissimus var.thompsoniae ) among other species.
The oakbrush stands are very dense and have significant components of dead woody material in
them, indicating maturity and possible stagnation.
3.1.3 F OURMILE CREEK R IPARIAN ZONE
Fourmile Creek forms the eastern edge of the 3rd filing area. Although the proposed development
does not extend down to the creek, this area is important for wildlife. Fourmile Creek is known to
contain greenback cutthroat trout habitat (M. Lacey, USFS, pers. comm. 2007, Hirsch 2006 ). This
area has an open and decadent narrowleaf cottonwood (Populus angustifolia) canopy, with a wide
and complex wetland area with various wetland plant associations including willows, sedges,
rushes, as well as shrubby vegetation. Vegetation surveys within this area were not intensive .
Fourmile Creek has a number of beaver ponds in the area, which further increases the habitat
complexity and structural diversity of the site.
Photo of meadow and adjacent oakbrush stands proposed
for development.
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3.2 FIGURE 1:MAP OF OAK MEADOWS 3RD F ILING AREA
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3.3 WILDLIFE USE OF AREA
3.3.1 MULE DEER
The property has moderate levels of mule deer use, but this use becomes significant during the
winter months.The CDOW has the area mapped as mule deer Winter Range . East of CR 117, on
the hogback formation, mule deer Winter Concentration Area and Severe Winter Range is further
delineated by CDOW (see Appendix I for a description of CDOW habitat classifications).
Deer use of the area entails the crepuscular (morning and evening times) use of the meadows by
grazing deer, with deer bedding down and seeking shelter in the Gambel’s oak stands to west of
the meadows. Deer would also be utilizing the natural openings with the Gambel’s’ oak stands.
Due to the nearby presence of Fourmile Creek, deer will come down out of the uplands (both east
and west of CR 117) to procure drinking water in the creek. The agricultural grasses in the
meadows are not likely optimal forage for deer, but it would not be considered to be “bad” forage
either.
Deer use dramatically increases during the fall months. This is due to deeper snows and hunting
pressure pushing deer into lower elevations, and out of the higher elevations on Sunlight Mountain.
Further, deer likely use the subdivisions in the area as “hunting refuges”. This is not necessarily an
optimal situation, and deer grazing in peoples yards and seeking shelter in subdivision often
causes other problem such as harassment of deer by pet dogs, and by having predators (most
notably mountain lion [Felis concolor]) following deer herds down into subdivisions.Hunting
refuges also create problems with hunters illegally hunting within subdivisions, and increases the
likelihood of poaching. Management of deer herd sizes by CDOW is also difficult when deer utilize
sizable hunting refuges.
Because of the deer Winter Concentration Area and Severe Winter Range east of Oak Meadows,
significant numbers of deer cross CR 117 as they move out of higher elevation habitats, down into
the Dry Park area. Currently, traffic along CR 117 is estimated to be ap proximately 2,000 vehicles
per day, and the proposed Ski Sunlight development would increase traffic to approximately 4,000
vehicles per day. As much of this traffic coincides with the morning and evening movement times
of deer, mule deer moving and migrating to and from winter ranges in the Dry Park area will be
under increasing threat of vehicular collisions.
3.3.1.1 IMPACTS TO MULE DEER AND HABITAT
Mule deer habitat in the general area is fairly widespread, and this specific project would not likely
have significant impacts to overall available habitat. However, cumulatively when considering other
infill projects in the area and other development within and around the Dry Park area, mule deer
habitats in general are becoming more restricted and confined, with mule deer either having to
migrate through subdivisions and utilize habitats within subdivisions, or having to modify migration
patterns around subdivisions. At this time, mule deer are likely both continuing to pass through
subdivisions, and also modify migrations patterns around subdivisions to avoid human activities
and domestic dogs. Mule deer have sho wn considerable ac customization to human activities
within the area, and rarely flee human activities. However, it is well documented that deer stress
levels, and thus overall fitness, is compromised when mule deer utilize habitats near and within
rural subdivisions.
As previously mentioned, for deer passing through subdivisions and utilizing subdivisions as
hunting refuges, other negative issues arise such as dogs chasing and harassing deer, increased
poaching, increased stress levels and damage to landscaping from deer browsing . Management of
deer herds through hunting is also compromised. The development of the Oak Meadows filing
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would add incrementally to these issues. Mule deer coming off of winter ranges with widespread
development would likely have reduced fitness, and possibly reduced body mass due to
compromised foraging opportunities, increased stress, and likely increased energy output and
expenditure from being chased by dogs, avoiding vehicles, and other human activities.
Traffic from the Oak Meadows filing will incrementally add to the current 2,000 VPD utilizing CR
117. Traffic data that may be generated from this specific development was not available during
production of this report, however one can assume that each house adds 9.5 Average Daily Trips
(ADT) (range is from 4.31 to 21.85) (ITE 2007). This equates to 237.5 ADT’s for the 3 rd filing (9.5
ADT for each home multiplied by 25 home s), or an average 11% increase to the existing
background traffic level at full build out.This background traffic level currently produces deer
mortality, especially during the fall and winter when deer use is highest in the area,and increased
traffic will lead to more mortality to deer along CR 117. However how much more mortality would
occur because of this development would be speculatory. The current deer population in the area
would be able to sustain this mortality, however mitigations should be considered to reduce deer
mortality.
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3.3.1.2 F IGURE 2:MULE DEER WINTER RANGES
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3.3.2 E LK
The Oak Meadows subdivision area is mapped as elk Winter Range by CDOW. To the west of the
subdivision, higher on the hillsides, Severe Elk Winter Range is mapped as well as to the east of
CR-117 on the hogback.
Elk use of the area is predominately during the winter months. Some light and incidental elk use of
the area may occur during the summer months, but the time period when elk substantially utilize
the area is during the winter when deep snows push the elk out of the mountains . Elk move down
from higher summer and fall ranges on Sunlight Mountain during the early winter months, pushed
down -slope by snowfall and hunting pressure. Most elk use of the Oak Meadows area by m igrating
elk starts around mid November. Elk only spend a comparatively minor amount of time in the Oak
Meadows area, and more heavily utilize winter ranges in the Dry Park and valley floor of the
Roaring Fork areas . However, some elk use of the Oak Mead ow area is likely throughout the
winter months. Dogs, traffic and other disturbance factors likely limited the amount of elk use in the
greater Oak Meadows/ CR-117 area, and this is likely the reason that elk only utilize the area
incidentally. Elk will,however, cross back and forth across CR 117 and the Oak Meadows
subdivision area at various times throughout the winter months as they utilize various winter ranges
in the area, depending on snowfall and intermittent snow melt events throughout the winter.
As with mule deer, elk crossing CR 117 currently encounter moderate amounts of vehicular traffic,
but with increasing traffic anticipated at Ski Sunlight, traffic levels will likely double, increasing the
risk of vehicle collisions with elk.
3.3.2.1 IMPACTS TO E LK AND HABITAT
As elk are generally utilizing the area only during the winter months, impacts to elk will therefore
generally occur only during the winter months. These impacts would include avoidance of the area,
possible increased mortality from increased road use, forcing of elk onto other adjacent properties,
and subsequently more winter competition for resources in the greater area around the property.
Further, as elk do not generally tolerate human activities as well as mule deer do, elk lingering
within the subdivision and utilizing the area as a hunting refuge would not likely occur. Because of
the elk use patterns in this area, harassment from human activities and domestic dogs will not be
as noticeable as for mule deer.During the spring, summer, and fall months, elk are utilizing higher
elevation habitats, far away from the Oak Meadows property.
Harassment to elk migrating through the area, and during intermittent use of the area will still likely
occur from traffic, domestic dogs, and other human activities. As elk generally do not significantly
use the area for winter range, direct losses to winter range habitats would be minor, but cumulative
in nature. This means that the Oak Meadows filing will add to the overall loss and fragmentation of
elk winter range habitats in the greater Fourmile Creek and Dry Park area.
Based on the current land use plan, there will be some “Open Space” areas within the development
(mainly the meadows and below the homesites near Fourmile Creek), and around so me of the
edges of the property. As elk can be very sensitive to human activities, elk will generally avoid
much of the property and use of the Open Space areas would not likely be significant . Elk may
pass through the property during the nighttime hours, as they move through the area looking for
more suitable winter foraging opportunities.However there is even the likelihood that elk will
browse within the subdivision after development. Because elk are very habitual, they will likely
continue to show up in the area during the early winter as they move out of the high country onto
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their traditional winter ranges. Elk will likely continue to use the adjacent winter ranges uphill and
east of the property.
As elk will continue to use these traditional yet compromised habitats (Dry Park, the BLM lands,
and adjacent ranches with scattered development), the ability of elk to find adequate forage
throughout the winter, coupled with increased stress from elevated human activity in the area will
likely mean that over-wintering elk will likely change winter range use patterns to utilize more of the
Dry Park area now placed into a Conservation Easement (with Pitkin County in 2007), and to avoid
the higher traffic and development pressure along the Fourmile draina ge.
In summary, this project will contribute with other land use changes in the greater Fourmile area
that will have minor modifications to elk migration patterns and winter range use in the area. The
direct negative impacts of this particular project on elk fitness and spring health of elk coming off of
winter range is not likely measurable or quantifiable, but cumulatively the loss of habitat within the
Fourmile area,and increased traffic on CR 117 may produce measurable increases in elk mortality.
Given the density of homesites proposed for the Oak Meadows property, and existing
development, on-site habitat improvement or mitigations to increase winter forage quality on-site
are not likely feasible or would have no measurable improvements to elk winte r range.
There are recommendations to minimize other stresses or negative impacts to elk moving through
and using the area. These recommendations are listed further below in this document.
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3.3.2.2 F IGURE 3:E LK WINTER RANGES
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3.3.3 C OLORADO R IVER CUTTHROAT T ROUT
The Colorado River cutthroat trout (CRCT)is a descend ent of the Yellowstone cutthroat trout and is
one of the several subspecies of inland cutthroat trout (Behnke 2002). The Rio Grande and
greenback cutthroat trout are believed to have descended from the C RCT based on genetic
research. The CRCT is particularly colorful and has intense reds, yellows ,and oranges. There is
considerable diversity, especially in the size and pattern of spots on the body, among CRCT. This
variation is believed to have develop ed as more than one ancestor fish made a headwater transfer
from the upper Snake River drainage into the upper Green River drainage in the Colorado River
basin.
The CRCT is specifically adapted to riverine environments. After the period of last glaciation,
approximately 11,000 years ago, there were no large natural lakes formed in the upper Colorado
River basin. Thus,no population of CRCT acquired special adaptation to a large lake environment.
However there were some small lakes in Colorado (Grand La ke, Trappers Lake, and some lakes on
the Grand Mesa) that supported CRCT. As nonnative trout were introduced, CRCT were rapidly
replaced by these nonnative trout, except for the Trapper Lake cutthroat, which persisted as a
relatively pure population until the 1970s when rainbow trout gained access to the lake and
hybridization began.
In small headwater streams such as Fourmile Creek, CRCT usually do not grow larger than 8
inches. In larger rivers and lakes, they can grow to a maximum length of approximate ly 20 inches.
Similar to other inland subspecies of cutthroat, CRCT is highly susceptible to replacement by brook
trout and brown trout and to hybridization with rainbow trout. In highly fluctuating and unstable
small creeks and streams such as Fourmile Creek , CRCT generally avoid hybridization with
nonnative trout. Throughout CRCT range, watersheds in the past 100 years have also been
degraded by livestock grazing, which has increased erosion and sedimentation.
The original range of CRCT is the upper Colorado River basin of Colorado, Wyoming, Utah and
New Mexico. The northernmost distribution was in the headwaters of the Green River in Wyoming,
and the southernmost distribution was the San Juan River drainage in northern New Mexico.
CRCT are now extirpated from the San Juan drainage.
Below certain areas on the mainstem of the Colorado and the Green Rivers (specifically near the
towns of Rifle in Colorado and Green River in Wyoming)and smaller tributaries below 5,000 feet in
elevation,lacked suitable temperatures and water quality to maintain trout. Many tributaries to the
main stems at higher elevations held thriving native trout populations, but it was not until the
intervention of modern water management and trans-basin diversions that suitable habitats were
formed in the larger rivers. Some of today’s notable tail water fisheries for nonnative trout in the
Green River downstream from Flaming Gorge Dam, in the Colorado River below Glen Canyon
Dam, and in the San Juan River below Navajo Dam are now suitable for nonnative and native trout
use. Reservoirs settle out sediment and dams control the release of clear, cold water in a
regulated flow, in which trout can flourish.
As nonnative trout, particularly rainbow trout, were stocked in Colorado, they rapidly out-competed
and hybridized CRCT to the point of extirpation from many of the main rivers in the state. By the
mid -twentieth century, CRCT occupied only a tiny fraction of their original distribution, mainly in
small headwater streams isolated by barrier falls from contact with nonnative trout. Current
enhancement programs include transplants to establish new populations, stream improvements,
and better management of livestock to restore riparian vegetation for stream -bank stability and
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reduced sediment loading. The restoration and enhancement programs for the CRCT have been
formalized in a conservation agreement among various resource agencies.
Presently, there are about 100 pure populations of CRCT, mostly in small, isolated streams, most of
which have only one or two miles of suitable habitat. For about 100 years, Trappers Lake was the
source of most of CRCT that were artificially propagated and stocked in mountain lakes and
streams in Colorado. After hybridization with hatchery rainbow trout was detected in Trappers
Lake, a new source for the propagation of pure CRCT was found in a lake in Rocky Mountain
National Park.
As nonnative trout were stocked in many of the tributaries around the Roaring Fork, CRCT would
likely only occur in the highest reaches of the streams, or in the case of Fourmile Creek, in areas
where low summertime river flows may limit distribution of nonnative trout . Individual CRCT may be
found now and again in tributaries of the Roaring Fork River, but they are likely hybr ids.
Fourmile and Threemile Creeks have suitable habitat to support CRCT, and historically these
streams had viable populations of CRCT (Hirsch 2006).Water diversion in the Glenwood Springs
area is the most significant impact to CRCT habitat . Much of the water flowing down Threemile has
been diverted over to Fourmile Creek, which diminished the potential habitat in Threemile, and
improves habitat in Fourmile. However,historical mining activities around Ski Sunlight and
widespread intense grazing pressure of riparian areas throughout the Fourmile drainage have
negatively impacted water quality and riparian habitat conditions through increased sedimentation
of potential spawning beds, reduced pool depth, and decreased riparian vegetation health. Water
development projects upstream of Oak Meadows, such as snowmaking operations and water
diversion in the Ski Sunlight area present seasonal depletion issues for CRCT, while non-point
source pollutants from traffic and nearby residential homes likely have year-round negative impacts
to water quality. Non-native brook trout ar e also common in Fourmile Creek and successfully out-
compete CRCT in area streams (Hirsch 2006).
3.3.4 IMPACTS TO CRCT AND H ABITAT
As the 3rd filing area is situated relatively far away from Four mile Creek, there is a sufficient buffer
of meadows and shrubby habitats that would limit the possibility of most non-po int source pollutants
from entering Fourmile Creek. Increased traffic along CR 117 will add some risk to spills and non -
point source pollutants which may impact Fourmile Creek, but these impacts would be difficult to
measure or quantify for just the 3rd filing project.
Increased water usage by homes may have indirect impacts to instream water flows along the
Roaring Fork, but again, the level of water depletions to instream flows is insignificant and
discountable due to the source of the water (no upstream water diversions along Fourmile Creek).
Standard Best Management Practices (BMPs), if implemented correctly, for reducing storm water
impacts and construction impacts to water quality will likely mitigate most threats to CRCT habitat.
In summary, this project should have no significant direct impact to CRCT habitats; however there
are always risks from accidents and increased road traffic impacts which may have cumulative
negative impacts to water quality in Fourmile Creek.
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3.4 RECOMMENDED MITIGATION MEASURES
3.4.1 LIGHTING &GAME USE
Because the area will still likely receive some use by mule deer and elk during the night,nighttime
lighting o f the property and excessive lighting of driveways (beyond what is required for safe driving
conditions) is not recommended in order to allow big game use of the area.Further, lighting of
existing winter range beyond the building envelopes is strongly discouraged (for instance;from
bright back-yard lights illuminating adjacent BLM lands and the meadow). Vegetation should be
planted 10’ off of roadsides in areas where headlights from vehicles illuminate winter range areas in
order to minimize unintended “spotlighting” of foraging game at night.
3.4.2 ROADS
Along the existing and new roads that would occur in this area, the following requirements should
be followed :
o Fences along the roads should not be allowed and/or removed if currently existing to allow
for uninhibited wildlife movement across roads.
o Cut and/or fill slopes along the roads should be designed to facilitate wildlife movement;
this includes using native plant materials that mimic local native vege tation species and
distribution.
o Large or extensive retaining walls should not be utilized.
o The County should strongly consider increasing clearing of shrubby vegetation from
roadsides along CR 117. This should be done in order to increase the visibility of deer, elk
and other wildlife species on road sides, which would allow drivers more time to slow down
to avoid hitting wildlife crossing the road. Proposed widening and paving of CR 117 by Ski
Sunlight would improve traffic flow, but would also likely increase traffic speeds, which
would reduce the ability for drivers to avoid vehicle impacts with wildlife. The County
should consult with CDOW to determine where most wildlife mortalities occur along CR
117, and consider installing warning signs and other methods (including lighting) to reduce
wildlife mortalities. This should include areas adjacent to Oak Meadows, but also up and
down CR 117. This is because increased traffic from Oak Meadows will indirectly have
impacts to deer crossing CR 117 outside of the project area. Oak Meadows should not
singularly be responsible for this increased clearing per se, but should incrementally
contribute to increased vegetation clearing along with other new developments in the area
based on relative contributions to increased traffic.
3.4.3 FENCES
As the area will be used b y big game in the winter months, fencing will inhibit big game movement,
and is therefore strongly discouraged. As the area is no longer grazed by cattle or domestic sheep,
fencing should not be necessary. Decorative fencing that is not designed to al low wildlife passage
is strongly discouraged . Additionally, existing fencing should be removed as soon as possible.
Fencing that is needed to keep pets and children adjacent to the houses are allowed and
encouraged.
Fencing aside from keeping pets or children within the building envelope should comply with the
following:
o Fences may consist of two rails, with the upper rail 44 inches above the ground, and the
top of the bottom rail 24 inches above the ground. This will allow adult animals to easily
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jump over fences, even in deep snow, and will allow calves and fawns to crawl under or
pass through the rails. Other wildlife friendly fencing standards are available from CDOW.
o Buck and rail fences are practically impossible for wildlife to cross, therefore buck and rail
fences are strongly discouraged.
o If cattle or domestic sheep grazing resumes in the area, and fencing livestock out becomes
a necessity, the property owners should consult with CDOW & BLM personnel to develop
an acceptable fence design. There are various types of fences that are compatible with
fencing out horses, domestic sheep, and cattle and still allow for wildlife movements across
fence lines.
o Prior to construction in or adjacent to winter range habitats, snow fencing or silt fencing
shall be erected at the edge of the building envelopes to contain disturbance to native
vegetation by indirect construction activities (i.e. trampling of vegetation by equipment,
etc.).
3.4.4 LANDSCAPING AND REVEGETATION
As the area is used as winter range, reclamati on of road cuts, infrastructure routes and open
spaces will need to occur using similar native plant species and vegetation profiles. Revegetation
should also occur as soon as possible, however planting in the spring after big game have left the
area would be best as newly planted materials would likely be browsed first, and plants with little
time to set roots will likely be pulled up by grazing big game . Additionally, noxious weeds should be
treated bi-annually during and immediately after construction in order to minimize their spread and
impact on winter range and increase the success of revegetation activities.
Revegetation along roadsides should not include trees and tall shrubs (such as chokecherry or
serviceberry) within 10 feet of the road to impr ove visual detection of wildlife along roadsides and to
minimize road kill. Local native grasses, forbs and low shrubs may be planted along roadsides to
keep wildlife habitat conditions as viable as possible.
3.4.5 DOMESTIC DOGS
Domestic dogs, unless they are seeing-eye dogs or assistance dogs for the disabled,should be
prohibited outside of fenced areas within big game winter habitat areas. As this area is a n
important big game winter range habitat, it is inevitable that if dogs were allowed outside of fenced
yards, even under leash control, dogs would escape control and chase and likely injure wildlife.
Specifically:
o Dogs should be not be allowed outside of fenced yards during the winter m onths
(November 15 through March 30 ).
o This includes dogs owned by contractors, subcontractors, delivery personnel,home
owners and their guests.Loose or uncontrolled dogs can have a significant impact to big
game through direct and indirect mortality, increased stress, and displacement from
prefe rred ranges. Control of dogs is vital when living within big game winter ranges . In
the past, CDOW has had numerous reports of dogs brought to construction sites by
workers which chase and harass wildlife. Due to the location and proximity of this parcel
to sensitive wildlife hab itat areas, construction workers should not be allowed to bring
dogs on site.
Stray or loose dogs may be controlled by CDOW or Garfield County, which could include
destruction of dogs chasing wildlife, as permitted by Colorado law. Under Colorado law, persons
who are not in compliance with this dog policy will be responsible for any and all costs the CDOW
or Garfield County may incur due to control of loose dogs on the property. If home owners
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knowingly permit illegal dog activity on the property, those persons will be financially responsible for
costs of controlling dogs.CDOW and County representatives may be granted access to the
property to enforce any of the dog restrictions and other wildlife restrictions set within these
recommendations. CDOW enforcement may include the capture or destruction of any dogs
running at large on the property, regardless of where the dogs may have originated.
3.4.6 CDOW INDEMNIFICATION
As the property occurs within mule deer and elk winter ranges, there will be damage and use of the
landscaping by foraging big game. The property owners should be informed of this and agree to
indemnify CDOW from wildlife damage and not seek funding for game damage reimbursement
from CDOW.
3.4.7 BEARS
Black bears are very common in the area from spring (April) through fall (mid November). There
are existing problems with bears, garbage, and people in Garfield County and some bears have
shown signs of habituation and aggression towards residents.
The following measures should be implemented to reduce p otential bear problems:
o There should be no dumps that have edible materials associated with the construction
and post-construction activities.Construction workers and contractors should be notified
and educated about the importance of keeping trash, food and drink items properly
disposed of to discourage bear activities in the area.
o Residential garbage should be placed in bear-proof dumpsters, individual bear-proof trash
containers, or kept in trash cans inside closed buildings.Trash cans should not be left
outside overnight prior to trash collection, and bears quickly become habituated to these
schedules.
o Pets should not be fed outside. Bowls of pet food left around buildings will attract bears
and other predators (e.g. coyotes or red fox) and nuisance species (e.g. skunks, raccoon,
woodrats) of wildlife.
o Birdfeeders and hummingbird feeders need to be brought in during the evenings, and
removed altogether during the fall months (September through mid November) when bear
activity is at its highest.
o Nut,fruit, or berry producing trees or shrubs should not be used in landscaping in order to
minimize an attractant for bears.
o Homeowners should be educated about bears and other local wildlife via a homeowner’s
brochure, such as that produced by the CDOW.
3.4.8 MOUNTAIN LION
The area around Fourmile Creek is known to have high levels of mountain lion activity, especially
during the winter months when mule deer numbers swell in the area. Homeowners should be
notified and be provided with educational materials such as CDOW’s living in mountain lion country
brochure. Pets and small children can be at risk to mountain lions.
Oak Meadows 3rd Filing Wildlife Analysis Report September 2007
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3.4.9 F IGURE 4:MAP OF BLACK BEAR HUMAN CONFLICT AREA (CDOW)
Oak Meadows 3rd Filing Wildlife Analysis Report September 2007
ROCKY MOUNTAIN ECOLOGICAL S ERVICES,INC.19
3.4.10 B IRDS
Many sensitive bird species utilize the area;therefore the following recomme ndations are
presented.
o Pet cats should remain indoors, as cats will readily prey upon these species and can have
a significant impact on bird use in the area and on bird populations.
o Bird feeders are discouraged due to the heavy black bear use in the are a. Bird feeders
can be used in the winter (from mid November through mid March), as bears are hibernating
during this time.
o All bird feeders, including hummingbird feeders, should be hung away from any window or
deck, be at least 10’ from the ground, and be suspended between two trees or posts. Any
seed feeders should have a seed catchment pan to catch discarded seed.
As the area can contain high numbers of cavity nesters, larger trees, and especially trees with
cavities (woodpecker holes) should be preserved if possible, or nest boxes may be installed if many
trees need to be removed.
3.4.11 B IG GAME HABITAT MITIGATION
Much of the Gambel’s oak and associated shrublands in the greater area are very decadent, old
and have a significant amount of dead material. Th is provides excellent cover for wildlife, but
relatively poor foraging opportunities. Manipulation of these stands to provide better foraging
opportunities could help offset the loss of foraging areas. Chipping patches of oakbrush is known
to stimulate grass and forb production, and within one year, sprouts from oakbrush and other
brushy species will become more pronounced, and provide additional browse for deer and elk.
Oak Meadows should consider beginning chipping of patches, from ½ acre to 3 acres i n size,
scattered around the property, and possibly on adjacent lands (BLM and area ranches)with
assistance from CDOW. Chipping operations should begin prior to development activities in order
to provide improved foraging conditions for deer and elk during the most active time of
development -road building, installation of infrastructure, and construction.
Although there would be a net decrease in available habitat from the development, chipping and
allowing stands to naturally regenerate would improve foraging conditions of habitats in the greater
area. A side benefit would also go towards wildfire mitigation. Converting the dense, heavily
stocked fuels of these shrublands with more open and younger shrubs would reduce hazardous
fuels loading, decreas ing fire intensity.
Thank you for the opportunity to comment on this property. Please feel free to call if you have any
questions regarding this report.
Eric Petterson
Rocky Mountain Ecological Services, Inc.
Oak Meadows 3rd Filing Wildlife Analysis Report September 2007
ROCKY MOUNTAIN ECOLOGICAL S ERVICES,INC.20
4 A PPENDIX I :CDOW NDIS H ABITAT D EFINITIONS
The following section defines the ungulate seasonal activity area definitions used by CDOW in their
habitat mapping protocol.
ROCKY MOUNTAIN ELK
HIGHWAY CROSSING: Those areas where elk movements traditionally cross roads, presenting potential conflicts
between elk and motorists.
MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which
would change migration routes.
OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of an elk
population.
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.
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.
OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of a mule
deer population.
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.
�tech
HEPWORTH -PAWLAK GEOTECHNICAL
December 5, 2007
Oak Meadows, LLC
Attn: Eric Fuhrmeister
11250 Osage Circle, Unit A
North Glen, Colorado 80234-4743
Hepw orcl1-Pa,1·lak Ge otechnical, Inc. 502L1 Count\ Road 154 Glemrnn,1 Spring,, Colorado 01601 Phone : 970-945-798'3
fa,. 970-945-◊4 54 em,11 I: hpQe, J@hpge, 1cech.cnm Job No. I 07 0895
Subject: Radi ation Potential, Proposed Phase 3, Filing 4, Oak Meadows, Garfield
County, Colorado.
Dear Mr. Fuhrmeister:
As requested by Tiffany Berry with Gamba & Associates, we have performed a cursory
site reconnaissance and reviewed geologic information in the area with respect to
radiation potential. We understand that the radiation potential of the project site is
required for the sketch plan application. Our services were performed in accordance with
our agreement for geotechnical services to Oak Meadows, LLC dated December 5, 2007.
The project site is not in a geologic setting that would indicate high concentrations of
radioactive minerals in the near surface soils and formation rock. However, there is a
potential that radon gas could be present in the area. It is difficult to detect radon gas in
open areas before 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 concentrations.
If you have any questions or need further assistance, please call our office.
Sincerely,
HEPWORTH -PAWLAK GE
Jordy Z. Adamson, Jr., P.E.
Rev. by: SLP
JZA/vad
cc: Gamba & Associates -Attn: Tiffany Berry
RECEIVED DE C 1 3 1 ·17
Parker 303-841-7119 • Colorado Sp rin g:-. 719-631-5562 • Sil\'erthorne 970-468-1989
Oak Meadows 3rd Filing Wildlife Analysis Report September 2007
ROCKY MOUNTAIN ECOLOGICAL S ERVICES,INC.21
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.
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.
54284344.1
SUBDIVISION IMPROVEMENTS AGREEMENT
OAK MEADOWS RANCH
Filing No. 4B, Phase III
THIS OAK MEADOWS RANCH, FILING NO. 4B, PHASE III SUBDIVISION
IMPROVEMENTS AGREEMENT (the “Agreement”) is made and entered into this ____ day of
_____, 2022, by and between OAK MEADOWS, FILING 4, PHASE 3 LLC, a Colorado limited
liability company (“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”).
WHEREAS, on July 19, 1976, the BOCC, by Resolution No. 76-47 and Resolution No.
76-48 approved a planned unit development re-zoning application for Oak Meadows Ranch, Oak
Meadows Filing No. 4 according to the plat of Meadows Ranch, Oak Meadows Filing No. 4,
recorded January 26, 1977 in Cabinet No. 1, Page 388, as Reception No. 276561, Garfield
County, Colorado (the “Oak Meadows Filing No. 4 Plat”); and
WHEREAS, Owner is the current owner of certain lands (the “Property”) comprising a
portion of Area I, Oak Meadows Ranch Filing No. 4B, Phase No. III, as such Area I is depicted
and described on the Oak Meadows Filing No. 4 Plat;
WHEREAS, the Property is an approximately 44.67 acre parcel of land located in
Garfield, County, Colorado, and legally described on Exhibit A attached hereto and made a part
hereof;
WHEREAS, on July 21, 2008, the BOCC, by Resolution No. 2008-95 and recorded as
Reception No. 735652, Garfield County, Colorado, approved a preliminary plan for the Property
as “A Resolution Concerned with Approval of a Preliminary Plan for a 25 Lot Phase of a
Subdivision Known as ‘Oak Meadows Ranch PUD, Filing 4, Phase III’ and Property owned by
Oak Meadows III, LLC, Garfield County” (“Preliminary Plan Approval”) which Preliminary
Plan Approval, among other things, would re-subdivide the Property into 25 residential lots, a
32.611 acre common area parcel, and 2.616 acres of quasi-public area;
WHEREAS, extensions approved by the BOCC for the recording of a final plat providing
for such matters were granted on:
(1) August 3, 2009 as BOCC Resolution No. 2009-59, recorded as Reception No. 77310,
Garfield County, Colorado;
(2) June 14, 2010 as BOCC Resolution No. 2010-47, recorded as Reception No. 787581,
Garfield County, Colorado;
(3) June 20, 2011 as BOCC Resolution No. 2011-38, recorded as Reception No. 804937;
(4) July 1, 2013 as BOCC Resolution No. 2013-39, recorded as Reception No. 837610;
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54284344.1
(5) July 20, 2015 as BOCC Resolution No. 2015-36, recorded as Reception No. 865682;
(6) July 10, 2017 as BOCC Resolution No. 2017-35, recorded as Reception No. 895833;
(7) July 22, 2019 as BOCC Resolution No. 2019-42, recorded as Reception No. 804937;
and
(8) ____________, 2022 as BOCC Resolution No. __________________, recorded as
Reception No. ________________; and
WHEREAS, on _______________, the BOCC, by Resolution No. ______ and recorded
as Reception No. _______, Garfield County, Colorado, approved an amendment to the
Preliminary Plan Approval for the Property which included a revised preliminary plan for the
Property providing for a reconfiguration of the Property’s planned 25 residential lots;
WHEREAS, in connection with the Preliminary Plan Approval, as amended, Owner now
desires to record the Final Plat of Oak Meadows Ranch, Filing No. 4, Phase III (“Final Plat”);
and
WHEREAS, as a condition of approval of the Final Plat submitted by Owner to the
BOCC for approval as required by the laws of the State of Colorado, Owner wishes to enter into
this Agreement with the BOCC; and
WHEREAS, Owner 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 mutual covenants and promises contained
herein, the parties agree as follows:
1. Final Plat Approval. The BOCC hereby accepts and approves the Final Plat (“Final
Plat Approval”), subject to the terms and conditions of this Agreement, the Preliminary Plan
Approval, and the requirements of the Garfield County zoning and subdivision regulations and
any other governmental or quasi-governmental regulations applicable to Oak Meadows Ranch,
Filing No. 4, Phase III. This approval applies to Oak Meadows Ranch, Filing No. 4, Phase III as
approved by the Preliminary Plan Approval. Development within future phases, if any, shall
require subsequent approval by the BOCC of the subdivision final plats and associated
subdivision improvement agreements and other documents required for approval by the BOCC
of future phases. Recording of the Final Plat shall be in accordance with this Agreement and at
the time prescribed herein.
2. Owner’s Performance. Owner has constructed and installed, or will construct and
install, at Owner’s own expense, certain subdivision improvements, any one or more and all of
which are referred to hereafter as “Improvements” in compliance with the following:
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54284344.1
a. Plans and specifications approved and filed with Garfield County for Oak
Meadows Ranch, Filing No. 4, Phase III, certified (as completed in substantial conformance with
such plans and specifications) by and bearing the stamp of Owner’s professional engineer
licensed in the State of Colorado (“Owner’s Engineer”), attached to and made a part of this
Agreement by reference as “Exhibit B”, and all other documentation required to be submitted
along with the Final Plat under pertinent sections of the Garfield County subdivision and zoning
regulations.
b. All requirements of the Preliminary Plan Approval.
c. All laws, regulations, orders, resolutions and requirements of State of Colorado,
Garfield County, and all special districts and any other governmental or quasi-governmental
authority(ies) with jurisdiction.
d. The provisions of this Agreement, including without limitation, the provision of
documents of conveyance as detailed below.
The BOCC agrees that if all required Improvements are installed in accordance with
Subparagraphs 2(a) through 2(d) above; the submitted as-built drawings; and all other
requirements of this Agreement, then the Owner shall be deemed to have satisfied all terms and
conditions of the Garfield County zoning and regulations, with respect to the installation of the
Improvements.
3. Security for Improvements. Because all Improvements have been constructed in
substantial conformance with plans and specifications, as certified in Exhibit A, no security will
be required.
4. Water Supply and Wastewater Collection. The Property is subject to the terms and
conditions of the “Oak Meadows Reorganization Agreement” recorded August11, 1995 in Book
950 at Page 56, and at Reception No. 481864 (“Reorganization Agreement”). The
Reorganization Agreement provides for, among other things, the prior installation, operation,
use, and maintenance of a water system and a sanitary sewer system which provide for potable
water and sanitary sewer service to the Property. Owner has installed, or will install, a water
distribution system on the Property for potable water service in accordance with approved plans
and specifications prior to the execution of this Agreement. Owner has provided water storage
facilities, available for fire protection. Owner has installed, or will install, a wastewater/sewer
collection system on the Property 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 and wastewater collection system are established as
depicted on the Final Plat.
5. Public Roads. All roads within Oak Meadows Ranch. Filing No. 4, Phase III shall be
dedicated to the public as rights of way. Pursuant to the “General Declaration for Oak Meadows
Ranch Garfield County, Colorado” recorded January 26, 1977 in Book 492 at Page 894, at
Reception No. 276560, Garfield County, Colorado, as amended by the “Restatement of Section
4.8 of General Declaration for Oak Meadows Ranch Garfield County, Colorado” recorded
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54284344.1
March 21, 2979 in Book 521 at Page 932, and at Reception No. 292809, Garfield County,
Colorado, and the Reorganization Agreement, the Oak Meadows Homeowner’s Association, a
Colorado nonprofit corporation (the “Homeowners Association”) 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 Oak Meadows Ranch, Filing No. 4, Phase
III. The dedication of the road rights of way by the Owner and acceptance thereof by the BOCC,
on behalf of the public, shall be shown on the Final Plat.
6. Public Utility Rights of Way. Whether or not utility easements exist elsewhere in Oak
Meadows Ranch, Filing No. 4, Phase III, all road rights of way within Oak Meadows Ranch,
Filing No. 4, Phase III, whether public or private, shall contain rights of way for installation and
maintenance of utilities. The Homeowners Association shall be solely responsible for the
maintenance, repair, and upkeep of said public utility easements, unless otherwise agreed to and
with the public utility companies. The BOCC shall not be obligated for the maintenance, repair
and upkeep of utility easements within Oak Meadows Ranch, Filing No. 4, Phase III. Public
utility easements shall be dedicated by the Owner and accepted by the BOCC, on behalf of the
public, on the Final Plat. In the event of a utility company, whether publicly or privately owned,
requires separate conveyance by a right of way deed or otherwise, Owner shall convey utility
easements by separate documents.
7. 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
Improvements required pursuant to this Agreement. The Owner, however, does not indemnify
the BOCC for claims made asserting that the standards imposed by the BOCC for claims made
asserting that the standards imposed by the BOCC are improper or the cause of the injury
asserted, or for claims which may arise form the negligent acts or omissions of the BOCC or its
employees. The BOCC shall be required to notify the Owner of the BOCC’s receipt 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 the sovereign immunity granted to the BOCC by Colorado
statutes and case law.
8. Road Impact Fee. Pursuant to the Garfield County subdivision regulations, a Road
Impact Fee of $________ has been established for the residential units within Oak Meadows
Ranch, Filing No. 4, Phase III. Owner shall pay fifty percent (50%), i.e., $________ of the Road
Impact Fee to the Garfield County Treasurer at or prior to the time of recording of the Final Plat.
The remaining fifty percent (50%), i.e., $_________, will be collected pro rata from lot owners
each time a building permit issues for a residence within Oak Meadows Ranch, Filing No. 4,
Phase III.
9. Dedication of School Land. Owner’s predecessor in interest, Redstone Corporation,
conveyed a tract of land consisting of a portion of Oak Meadows Ranch, Filing No. 4, for the use
and benefit of Roaring Fork School District RE-1 by deed recorded as Reception No. 310295,
Book 561, Pages 987 and 988 in the records of the Clerk and Recorder of Garfield County,
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54284344.1
Colorado, which conveyance was in full satisfaction of any school land dedication requirements
with respect to Final Plat Approval.
10. Sale of Lots. No lots, tracts or parcels within Oak Meadows Ranch, Filing No. 4,
Phase III may be separately conveyed prior to recording of the Final Plat in the records of the
Clerk and Recorder of Garfield County, Colorado.
11. Building Permits and Certificates of Occupancy. As one remedy for breach of this
Agreement, the BOCC may withhold issuance of building permits for any residence or other
habitable structure requiring a permit, to be constructed within Oak Meadows Ranch, Filing No.
4, Phase III. Once constructed, no certificates of occupancy shall issue for residences with Oak
Meadows Ranch, Filing No. 4, Phase III until all Improvements have been completed as required
by this Agreement.
12. Enforcement. In addition to any rights which may be provide by Colorado statutes,
the withholding of building permits and certificate of occupancies provided for under Paragraph
11 above, it is mutually agreed by the BOCC and the Owner that the BOCC, without making an
election of remedies, or any purchaser of any lot within Oak Meadows Ranch, Filing No. 4,
Phase III shall have the authority to bring an action in the Garfield County District Court to
compel enforcement of this Agreement. Nothing in this Agreement, however, shall be
interpreted to require the BOCC to bring an action for enforcement or to withhold permits or
certificates or to withdraw and use security. Nor shall this paragraph or any other provision of
this Agreement be interpreted to permit the purchaser of a lot to file an action against the BOCC.
13. Consent to Vacate Plat. In the event the Owner fails to comply with the terms of this
Agreement, 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 Final Plat shall not be vacated and shall remain valid. In such event, the Owner shall
provide the BOCC a survey, legal description and a plat showing the location of any portion of
Final Plat so vacated and shall record the plat in the Office of the Garfield County Clerk and
Recorder. If such plat is not recorded by the Owner, the BOCC may vacate the Final Plat, or
portion thereof, by Resolution.
14. Notice by Recordation. This Agreement 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 Oak Meadows Ranch, Filing No. 4, Phase III, Such recording shall constitute
notice to prospective purchasers or other interested parties as to the terms and provisions thereof.
15. Benefit and Burdens to Run. The obligations and rights contained herein shall be
binding upon and inure to the benefit of the Owner, its successors and assigns.
16. Notices. All notices required or permitted by this Agreement shall be in writing and
shall be deemed effective when received by the recipient party via personal or messenger
delivery, facsimile transmission, United States certified mail (postage prepaid, return receipt
requested), of by delivery service, in all cases addressed to the person for whom it is intended at
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54284344.1
the address(es) and facsimile numbers(s) set forth below or to such other address as a party shall
designate by notice in writing to the other party(ies) in the manner provided by this paragraph:
Owner: Oak Meadows, Filing 4, Phase 3 LLC
c/o Gary M. Johnson
320 Big Pinon Drive
Basalt, Colorado 81621
BOCC: Board of County Commissioners of Garfield County, Colorado
c/o Mark Bean, Planning Director
108 Eighth Street, Room 201
Glenwood Springs, Colorado 81601
Phone: (970) 945-8212
Fax: (970) 384-3470
17. Amendment. This Agreement may be amended or modified from time to time, but
only in writing signed by the parties hereto.
18. Venue and Jurisdiction. Venue and jurisdiction for any cause arising out of, or relate
to, this Agreement shall lie with the District Court of Garfield County, Colorado, and this
Agreement shall be construed according to the laws of the State of Colorado.
IN WITNESS WHEREOF, the parties have signed this Agreement to be effective upon
the date of Final Plat Approval.
BOARD OF COUNTY COMMISSIONERS OF
GARFIELD COUNTY, COLORADO ATTEST:
By: ___________________________________ ________________________
Chairman Clerk to the Board
___________________________________
Date
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54284344.1
OWNER:
OAK MEADOWS, FILING 4, PHASE 3 LLC,
a Colorado limited liability company
By: _______________________________
Gary M. Johnson, Managing Member
STATE OF ____________ )
) ss.
COUNTY OF __________ )
The foregoing instrument was acknowledged before me this ____ day of _________, 2022, by
Gary M. Johnson as Managing Member of Oak Meadows, Filing 4, Phase 3 LLC, a Colorado
limited liability company.
Witness my hand and official seal.
My commission expires:___________________.
___________________________________
Notary Public
8
54284344.1
Exhibit A
(Legal Description of Property)
A parcel of land located in Section 15, Township 7 South, Range 89 West of the Sixth
Principal Meridian being more particularly described as follows:
Beginning at a point on the boundary of Oak Meadows Ranch Filing No. 4 recorded at
Reception No. 276561 in Garfield County Clerk and Recorders Office; whence the Southwest
corner of Section 15 bears South 02°59'12" West a distance of 2295.61 feet; whence the South
quarter corner of said Section bears South 89°44'38" East a distance of 2624.04 feet; said bearing
being the basis of bearing; thence along the boundary of said Oak Meadows Ranch Filing No. 4
the following 2 courses:
1) North 00°41'27" East a distance of 1325.86 feet;
2) South 89°18'33" East a distance of 1118.99 feet;
to a point on the boundary of the Roaring Fork School District RE-1 Parcel as described in the
Special Warranty Deed recorded in Book 1575 at Page 274; thence along said school parcel
boundary the following three courses:
1) South 00°01'02" West a distance of 438.63 feet;
2) South 89°17'31" East a distance of 453.93 feet;
3) Along the arc of a non tangent curve to the right 178.00 feet, having a radius of 376.96
feet, a central angle of 27°03'19", and the chord bears North 41°07'01" East a distance of 176.35
feet;
To a point on the Westerly right of way of Oak Way North as described on the plat of Oak
Meadows Ranch Filing No. 4 recorded under Reception No. 276561 in the Garfield County
Clerk and Recorders Office; thence along said right of way the following three courses:
1) Along the arc of a non tangent curve to the left 446.02 feet, having a radius of 276.96
feet, a central angle of 92°16'13", and the chord bears South 08°21'19" West a distance of 399.36
feet;
2) Along the arc of a tangent curve to the right 137.23 feet, having a radius of 445.13
feet, a central angle of 17°39'49", and the chord bears South 28°56'53" East a distance of 136.69
feet;
3) South 20°07'02" East a distance of 484.06 feet;
to a point on the Northerly boundary of Oak Meadows Ranch Filing No. 4B, Phase II recorded
under Reception No. 677734; thence along said Northerly boundary the following seventeen
courses:
1) Along the arc of a non tangent curve to the right 20.41 feet, having a radius of 50.00
feet, a central angle of 23°23'04", and the chord bears North 60°24'39" West a distance of 20.27
feet;
2) Along the arc of a tangent curve to the left 81.65 feet, having a radius of 100.00 feet, a
central angle of 46°46'46", and the chord bears North 72°06'30" West a distance of 79.40 feet, to
a point;
3) Along the arc of a tangent curve to the right 27.55 feet, having a radius of 20.00 feet, a
central angle of 78°55'19", and the chord bears North 56°02'13" West a distance of 25.42 feet
4) North 16°34'34" West a distance of 5.50 feet;
5) South 73°25'26" West a distance of 50.00 feet;
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6) South 16°34'34" East a distance of 33.16 feet;
7) Along the arc of a non tangent curve to the right 81.87 feet; having a radius of 135.00
feet, a central angle of 34°44'46", and the chord bears North 86°57'37" West a distance of 80.62
feet;
8) North 69°35'14" West a distance of 41.85 feet;
9) Along the arc of a tangent curve to the right 66.14 feet having a radius of 285.00 feet, a
central angle of 13°17'47", and the chord bears North 62°56'21" West a distance of 65.99 feet;
10) North 56°17'27" West a distance of 3.93 feet;
11) Along the arc of a tangent curve to the left 69.43 feet, having a radius of 165.00 feet,
a central angle of 24°06'39", and the chord bears North 68°20'46" West a distance of 68.92 feet;
12) North 80°24'06" West a distance of 17.51 feet;
13) Along the arc of a tangent curve to the left 81.37 feet, having a radius of 315.00 feet,
a central angle of 14°48'02", and the chord bears North 87°48'07" West a distance of 81.14 feet;
14) South 84°47'52" West a distance of 107.77 feet;
15) Along the arc of a tangent curve to the left 61.29 feet, having a radius of 465.00 feet,
a central angle of 07°33'08", and the chord bears South 81°01'18" West a distance of 61.25 feet;
16) South 77°14'45" West a distance of 62.22 feet;
17) South 00°41'27" West a distance of 102.82 feet;
To a point on the boundary of said Oak Meadows Ranch Filing No. 4 recorded under
Reception No. 276561 in the Garfield County Clerk and Recorders Office; thence along the
boundary of said Oak Meadows Ranch Filing No. 4 North 89°18'33" West a distance of 1151.12
feet to the True Point of Beginning.
10
54284344.1
Exhibit B
(Copies of Plans and Specifications)
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 1 of 10
August 15, 2021
Glenn Hartmann, Principal Planner
Garfield County Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Re: Oak Meadows Ranch, Filing 4, Phase 3 – Application for Preliminary
Plan Minor Modification – Traffic Analysis [LUDC Section 4-203(L)(2)]
Dear Glenn:
On behalf of Gary Johnson, Gamba & Associates, Inc. (Gamba) has prepared
this Traffic Analysis in accordance with Section 4-203(L)(2) of the County’s
Land Use and Development Code (LUDC).
Section 4-203(L)(2) of the County’s LUDC reads as follows:
L. Traffic Study
2. Basic Traffic Analysis. The Basic Traffic Analysis shall include the
following information:
a. A Map or maps depicting the parcel or activity area and showing
the following information:
(1) Existing and proposed internal roads, adjoining roads,
access points, and access points for the finished development;
(2) All County roads within a 1‐mile radius of the
development;
(3) The nearest proximate intersections with State or Federal
highways likely to receive traffic impacts from the development;
and
(4) Activity areas for construction activity.
b. A narrative description of existing land uses on the parcel,
including the following information;
(1) Current Trip Generation estimates at existing access
points;
(2) County driveway permits for the access points and status;
(3) Permit requirements for access to a State highway,
railroad crossings, and status;
(4) All access easements and information regarding the legal
status of these easements; and
(5) Other appropriate current traffic information and legal
constraints that may apply.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 2 of 10
c. A narrative description of proposed land uses and Trip Generation projections for
each use, based on current Trip Generation manuals or other credible and defensible
analysis. Trip Generation projections shall be required for both the construction
phase(s) and for the completed development, with a breakdown of traffic into
categories of heavy trucks and other vehicle types for existing, temporary, or proposed
new access points.
d. A narrative description of the construction phase(s) of the development, including
the following:
(1) Staging and storage areas;
(2) Temporary access points;
(3) Duration, Types, and frequency of heavy truck traffic;
(4) Access road segments to be impacted;
(5) Projected lane closures or traffic interruption, and a statement of
mitigation measures that will be applied to minimize disruption and damage; and
(6) All County or State permits that will be required.
e. Map depicting existing Average Daily Traffic count information for all County road
segments and State or Federal highway intersections, at the appropriate map scale.
The map shall also include the following information:
(1) The likely increase in Average Daily Traffic of trucks for construction
activity and Average Daily Traffic for the completed development; and
(2) Where a development has 2 or more access points, the anticipated trip
distribution and assignment for each access point, supported by a narrative
describing rationale for the projected allocation of trips by access points and road
segment.
Following are our responses to each of the criteria in Section 4-203(L)(2) of the County’s Land
Use Development Code:
2. a. (1) A map or maps depicting the parcel or activity area and showing the existing and
proposed internal roads, adjoining roads, access points, and access points for the finished
development;
The proposed development road, Silver King Loop, will connect County Road 168A (OakWay
North), at a point 0.15 miles from the intersection at County Road 117 (Four Mile Rd), and will
also connect at the intersection of Overland View Dr and Silver King Court within the existing
Oak Meadows Ranch development. All of these roads are depicted on the 1000-Scale Vicinity
Road Map which is attached to this report.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 3 of 10
2. a. (2) A map or maps depicting the parcel or activity area and showing all County roads
within a 1‐mile radius of the development;
County Roads 117 (Four Mile Road), 168 (Sun King Dr.), 168A (Oak Way) and 125 (Dry Park
Road) are all within a 1-mile radius of the proposed development. All of these roads are
depicted on the 2000-Scale Vicinity Road Map which is attached to this report.
2. a. (3) A map or maps depicting the nearest proximate intersections with State or
Federal highways likely to receive traffic impacts from the development;
The nearest intersection with a State Highway is at 27th Street and Highway 82 in the City of
Glenwood Springs, 6.1 miles from the proposed development. The relationship between the
development and this intersection is depicted on the 4000-Scale Vicinity Road Map which is
attached to this report.
2. a. (4) A map or maps depicting activity areas for construction activity.
Construction activity areas are bounded in red on the Landscaping/Revegetation Plan map
(Sheet L1) included with this development application, and a reduced copy of which is
attached to this report.
2. b. A narrative description of existing land uses on the parcel,
The existing land uses on the parcel presently consist of vacant private property.
2. b. (1) Current Trip Generation estimates at existing access points,
Since the proposed development parcel is currently undeveloped, the current Trip Generation
from the parcel onto Oak Way North is zero vehicle trips per day. According to the Garfield
County traffic counts from 2019 the traffic counts on Oak Way North at the bridge over Four
Mile Creek, which is immediately adjacent to the intersection with Four Mile Road, is 501
vehicle trips per day (VPD). The second access from Four Mile Road into Oak Meadows Ranch
is Sun King Drive, approximately 0.66 miles south along Four Mile Rd, which serves the
southern end of Oak Meadows Ranch. The 2019 traffic count on Sun King Drive at its
intersection with Four Mile Road is 308 VPD.
2. b. (2) County driveway permits for the access points and status;
A county driveway permit for the intersection of Silver King Loop with Oak Way North will be
submitted with the Final Plan development application to Garfield County.
2. b. (3) Permit requirements for access to a State highway, railroad crossings, and status;
According to the applicable state and RFTA regulations, neither a State highway Access Permit
nor a railroad crossing permit will be required for this development.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 4 of 10
2. b. (4) All access easements and information regarding the legal status of these
easements;
This development will not require any access easements in order to access the property from
public or private rights-of-way.
2. b. (5) Other appropriate current traffic information and legal constraints that may
apply.
To the best of our knowledge there is no other traffic information or legal constraint that may
apply to this development.
2. c . A narrative description of proposed land uses and Trip Generation projections for
each use, based on current Trip Generation manuals or other credible and defensible analysis.
Trip Generation projections shall be required for both the construction phase(s) and for the
completed development, with a breakdown of traffic into categories of heavy trucks and other
vehicle types for existing, temporary, or proposed new access points.
Proposed Land Uses:
The proposed Phase 3 development of Oak Meadows Ranch will introduce 25 lots for single
family residences and 3 additional affordable housing residences, to be constructed as
accessory dwelling units within three of the proposed single family lots. All residences are
proposed to be constructed along the proposed new roadway, Silver King Loop. The proposed
development is similar to the existing adjacent land uses in Oak Meadows Ranch.
Trip Generation Calculations for the Completed Development:
According to the Institute of Transportation Engineer’s (ITE) Trip Generation Manual, 8th
Edition, the Average daily trip (ADT) rate is 9.57 VPD for a Single-Family Detached Home
dwelling unit, and 6.56 VPD for an affordable housing dwelling unit (approximated as an
apartment in the ITE Trip Generation Manual). Based on these estimated trip generation rates,
the proposed development will yield (25 units X 9.57 VPD) + (3 units X 6.56 VPD) = 259
additional vehicle trips per day.
The ITE manual also provides the average trip generation rates for the morning and evening
peak hour volumes. For a single family home, the average PM peak hour generation rate is
1.01 vehicle trips per hour (VPH) per dwelling unit. This calculates to a peak hour traffic
volume generated by the completed project to be 25.3 VPH for the PM peak hour. The average
AM peak hour generation rate for a single family home is 0.75 vehicle trips per hour (VPH) per
dwelling unit. This calculates to a total peak hour traffic volume generated by the completed
project to be 18.8 VPH for the PM peak hour. The PM peak hour generation rate for the three
ADUs is 0.67 VPH and the AM peak hour generation rate is 0.51 VPH, resulting in a PM peak
hour volume from the ADUs of 2.0 VPH and an AM peak hour volume of 1.5 VPH. The total
peak hour volumes for the entire completed development is 27 VPH for the PM Peak Hour and
21 VPH for the AM Peak Hour. The following table provides a summary of the ITE calculations:
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 5 of 10
Trip Generation Calculations Based on ITE Rates
Description /
ITE Code
No.
of
Units
Daily
Trip
Rate
Daily
Trips
(ITE)
PM
Peak
Rate
PM
Peak
Trips
AM
Peak
Rate
AM
Peak
Trips
Single Family
Residence /
210
25 9.57 239 1.01 25 0.75 19
Residential
Apartment /
220
3 6.65 20 0.67 2 0.51 2
TOTAL 259 27 21
However, as noted above, Garfield County collected actual traffic counts from Oak Way North
and Sun King Drive in 2019. 100% of the vehicle trips generated from existing residences
within the Oak Meadows Ranch development must access one of these intersections with Four
Mile Road. Therefore, the sum of the 2019 Garfield County traffic counts from these two roads
represent the total vehicle trips generated by the entire Oak Meadows Ranch development in
2019.
According to the 2019 Garfield County traffic counts, and as previously noted, there were 501
vehicle trips per day counted on Oak Way North and 308 vehicle trips per day counted on Sun
King Drive. Therefore, the total vehicle trips generated by the entire Oak Meadows Ranch
development in 2019 can be calculated to be 809 VPD. Based on Garfield County aerial
mapping it appears that there were a total of 173 dwelling units within the Oak Meadows
Ranch development in 2019. This results in an empirically measured average trip generation
rate of 4.68 VPD per dwelling unit (809 VPD / 173 dwelling units = 4.68 VPD per dwelling
unit).
It is reasonable to assume that the proposed new residences will generate vehicle trips per
dwelling unit at rates similar to the existing residences. Thus, the proposed development
when completed will yield (28 units X 4.68 VPD) = 131 additional Vehicle Trips per day
entering Oak Meadows Ranch via the Oak Way North and Sun King Drive access points on
Four-Mile Road. The following table provides a summary of the trip generation rates based on
the 2019 Garfield County traffic counts:
Trip Generation Calculations Based on 2019 Garfield County Measured Rates
Description No. of
Units
Daily Trip Generation
Rate (Garco 2019)
Daily Trips (Garco
2019)
Single Family Residence 25 4.68 117
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 6 of 10
Description No. of
Units
Daily Trip Generation
Rate (Garco 2019)
Daily Trips (Garco
2019)
Residential Apartment 3 4.68 14
TOTAL 131
Distribution of Traffic onto Four Mile Road:
Since the Oak Meadows Ranch PUD has two separate accesses, it is also necessary to
determine the distribution of traffic using each access. Due to the location of the proposed
development in relationship to the two access points, and the assumption that the significant
majority of the average daily traffic will be driving to and from the City of Glenwood Springs,
we can assume that approximately 95% of the generated traffic will access Four Mile Road
from Oak Way North and approximately 5% will use Sun King Drive. Under this distribution
the following table shows the estimated vehicle trips per day accessing Four Mile Road from
each point of access upon the completion of the development.
Road Name
2019
Average
Daily
Traffic
(ADT)
Prospective ADT
(ITE Trip Generation
Manual)
Prospective ADT
(Measured 2019
Garfield County
rates)
Oak Way at
Four-Mile Rd. 501 747 625
Sun King Dr. at
Four-Mile Rd. 308 321 315
TOTAL 809 1,068 940
Distribution of Traffic from Silver King Loop:
As noted above, the proposed road for the development, Silver King Loop, has two access
points with the existing roads in the Oak Meadows Ranch development. The southern end of
the road accesses the intersection of Silver King Court and Overland View Drive. The northern
end of the development road accesses Oak Way North. We believe the distribution of traffic
generated by the development will be based on the shortest driving distance from each
developed lot to either of the Oak Meadows intersections with Four Mile Road depending on
the desired destination of the vehicle’s driver. Based on this we have determined that of the
proposed 28 total dwellings, 21 dwellings (or 75%) will access the northern end of Silver King
Loop onto Oak Way North, and the remaining 7 dwellings (or 25%) will access the southern
end of Silver King Loop onto Overland View Dr. Applying this ratio to the traffic generated by
the completed project we estimate that the Oak Way North access point will experience an
average daily traffic volume of 98 VPD, and the Overland View Dr. access point will experience
an ADT of 33 VPD.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 7 of 10
Road Name Dwellings Accessed Expected VPD
Silver King Loop at
Oak Way North 21 98
Silver King Loop at
Overland View Dr. 7 33
Construction Traffic:
This trip generation calculation for construction traffic is based on several factors. The
number of passenger vehicles and light trucks is typically based on the anticipated number of
construction personnel. The trip generation from construction personnel can be estimated
according to the Light Industrial employee rate in the ITE Trip Generation Manual. The ADT
rate for passenger vehicles in Light Industrial areas is 3.02 VPD per employee with an AM and
PM hour peak rates of 0.44 and 0.42 VPH per employee.
Heavy truck traffic will consist of dump trucks, material delivery trucks, and
flatbed/equipment trucks at different stages of the development infrastructure construction
process. All heavy equipment will be stored on site when used for multiple days and is not
expected to travel to and from the site on a daily basis.
The heavy equipment truck traffic is extremely variable throughout the development
infrastructure construction process. There will be many days where there will be zero heavy
truck traffic trips and the total construction traffic will only consist of the passenger vehicles
and light pickup trucks associated with the construction personnel. However, there will also
be a limited number of days with a high volume of heavy truck traffic. For example, we would
anticipate that the highest volume of heavy truck traffic would occur during the construction
of the Silver King Loop roadway, specifically when the road base aggregate material is being
hauled in and placed. A conservatively high estimate is that the road construction contractor
can place up to 1000 tons of road base aggregate per day. For this purpose, the worst case
scenario is if all of the aggregate were to be hauled by tandem axle dump trucks which can
carry approximately 13 tons of gravel (as opposed to larger end-dumps or belly-dump trucks
which can carry approximately 24 tons of gravel). Under this scenario there would be
approximately 77 loads of gravel hauled in one day (1000 tons/day ÷ 13 tons/truck = 77
trucks). Since the dump trucks need to return to the gravel pit, that results in 2 vehicle trips
per load of gravel, one incoming trip and one outgoing trip. However, it should be noted that
the total amount of road base aggregate required for the construction of Silver King Loop is
approximately 2,462 tons. Therefore, this level of truck traffic would only occur for a
maximum of two days throughout the entire construction process.
It should also be noted that we would not anticipate this level of heavy truck traffic to occur
during both the AM Peak Traffic hour (which is typically from 6:30 AM to 7:30 AM), as well as
the PM Peak Traffic Hour (which is typically from 5:00 PM to 6:00 PM). Depending on the
contractor’s schedule, it is reasonably likely that the increased truck traffic would occur
during either one or the other of the peak traffic hours, but it is unlikely that it would occur
during both peak hours. Again, for the sake of evaluating the construction traffic from a very
conservative perspective, our calculations provided below for increased truck traffic assume
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 8 of 10
that the increased truck traffic would occur over both the AM and the PM peak traffic hours,
which as we’ve noted here, is reasonably unlikely.
Following is a calculation for the maximum daily construction traffic, which as noted above is
estimated to only occur for a maximum of two days during the construction process:
Construction Traffic Vehicle Trip Generation
Description Type No. ADT AM Peak
Hour
PM Peak
Hour
Construction
Personnel
Passenger
Vehicle or
Light Pickup
20 60 9 8
Material Delivery/
Equipment Truck
Tandem
Dump Truck 77 154 15 15
TOTAL 214 24 23
2. d. (1) A narrative description of the construction phase(s) of the development, including
the Staging and storage areas;
The phasing of construction for this project will proceed in the typical order for the
construction of residential development infrastructure. Specifically, the construction will
follow the following construction sequence:
Mobilization
Installation of Erosion Control Measures and BMPs
Clearing and Grubbing
Rough Grading, where applicable
Deep Utilities (Water, Sewer and Storm Drain)
Shallow Utilities (Gas, Electric and Telecommunications)
Final Grading
Road Construction
Site cleanup
Revegetation
Equipment staging and storage areas for construction will be located in the area indicated on
the Erosion Control Plan in red alongside Oak Way North. This will remain the staging and
storage location for the duration of construction on this development. A reduced copy of the
Erosion Control Plan is attached to this report.
2. d. (2) A narrative description of the temporary access points;
Other than the two access points for Silver King Court and one access from Oak Way North for
the construction of the storm water detention basin, no other temporary access points are
anticipated to be constructed for the development of this project.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 9 of 10
2. d. (3) A narrative description of the Duration, Types, and frequency of heavy truck
traffic;
See the above (Section 2. c.) for details regarding heavy truck traffic during the construction
phases.
2. d. (4) A narrative description access road segments to be impacted;
Both Overland View Drive and Oak Way North will be impacted by construction traffic and
temporary closures during different stages of construction. During the trenching for the
water and sewer installation crossing Oak Way North, and the patching of the asphalt surface
for this trenching, Oak Way North will be closed at a point north of Beaver Court. During this
closure detours will be routed through Sun King Drive to the south. Local access to the
wastewater treatment plant and vehicle parking and storage lot will remain open via the
intersection of Four-Mile and Oak Way North. The northern or westbound lane of Overland
View Drive will be closed during the road construction activities occurring at the
southernmost end of Silver King Court. During these limited closures, most traffic will be
directed to access Silver King Court via Tennis Court Road. Access to the upper portion of
Overland View Drive will be allowed via the single lane which would remain open throughout
construction.
2. d. (5) A narrative description of projected lane closures or traffic interruption, and a
statement of mitigation measures that will be applied to minimize disruption and damage; and
See the above [Section 2. d. (4)] for details regarding projected lane closures and the
mitigation measures to be implemented during these closures.
2. d. (6) A narrative description of all County or State permits that will be required.
See the above [Sections 2. b. (2) and 2. b. (3)] for details regarding required county or state
permits related to traffic.
2. e. (1) Map depicting existing Average Daily Traffic count information for all County
road segments and State or Federal highway intersections, at the appropriate map scale. The
map shall also include the following information: The likely increase in Average Daily Traffic of
trucks for construction activity and Average Daily Traffic for the completed development;
As previously noted the nearest State Highway to the proposed project is 6.1 miles from the
project and is accessed via a series of County roads and City of Glenwood Springs streets.
Therefore, our response to this section of the LUDC is limited to the County Roads which are
immediately adjacent to the proposed project, specifically Oak Way North (C.R. 168A) and Sun
King Drive (C.R. 168). In this regard, the existing average daily traffic, the anticipated increase
in truck traffic during construction, and the anticipated average daily traffic for the completed
development at relevant intersections is provided on the attached map titled “Average Daily
Traffic Map”.
Oak Meadows Ranch P.U.D. – Filing 4 – Phase 2, Garfield County, Colorado
Traffic Analysis ‐ LUDC Section 4‐203(L)(2)
August 15, 2021
Page 10 of 10
2. e. (2) Map depicting existing Average Daily Traffic count information for all County
road segments and State or Federal highway intersections, at the appropriate map scale. The
map shall also include the following information: Where a development has 2 or more access
points, the anticipated trip distribution and assignment for each access point, supported by a
narrative describing rationale for the projected allocation of trips by access points and road
segment.
The anticipated trip distribution for each access point along with a narrative describing the
rationale for the project allocations of trips by access point is provided above in Section 2. c.
above. The anticipated trip distributions for each access point are also depicted on the
attached map titled “Average Daily Traffic Map”.
If you have any questions or need additional information, please contact us.
Sincerely,
Gamba & Associates, Inc.
__________________________________
Michael Gamba, P.E. & P.L.S. 28036
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