HomeMy WebLinkAbout1.06 Impact AnalysisSPRING VALLEY RANCH
IMPACT ANALYSIS
March 1, 2023
Prepared For
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
and
9875 N. Tuhaye Park Drive
Kamas, UT 84036
Prepared By
WESTERN BIONOMICS INC.
Natural Resource Management Services
31040 Willow Lane • Steamboat Springs, CO 80487
Ph: 970-846-8223 • kscolfer@westernbionomics.com
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Spring Valley Ranch Impact Analysis March 1, 2023
Contents
INTRODUCTION.............................................................................................................................................. 1
CONCEPTUAL PLAN...................................................................................................................................... 1
ADJACENT LAND USE................................................................................................................................... 2
SITE FEATURES.............................................................................................................................................. 2
4.1 HIGHER ELEVATION PLATEAU ............................................................................................................................. 2
4.2 MIDDLE ELEVATION SLOPES AND BENCHES ........................................................................................................ 4
4.3 LANDIS CREEK AND MINOR EPHEMERAL GULCHES ............................................................................................ 4
EXISTING CONDITIONS ............................................................................................................................... 5
5.1 SOIL CHARACTERISTICS ....................................................................................................................................... 5
5.2 GEOLOGY AND HAZARD ...................................................................................................................................... 7
5.2.1 Bedrock Units........................................................................................................................................ 8
5.2.1 Surficial Deposits................................................................................................................................... 8
5.3 GROUNDWATER AND AQUIFER RECHARGE AREAS ............................................................................................11
5.3.1 Physical Characteristics......................................................................................................................11
5.3.2 Legal Water Supply..............................................................................................................................15
5.4 ENVIRONMENTAL ..............................................................................................................................................16
5.4.1 Wildlife.................................................................................................................................................16
5.4.2 Wetlands ..............................................................................................................................................20
5.4.3 Wildfire................................................................................................................................................22
IMPACT ANALYSIS ......................................................................................................................................22
6.1 SOILS ................................................................................................................................................................. 22
6.2 GEOLOGY AND HAZARD ....................................................................................................................................23
6.3 GROUNDWATER AND AQUIFER RECHARGE AREAS ............................................................................................23
6.3.1 Physical Characteristics......................................................................................................................23
6.3.2 Legal Water Supply..............................................................................................................................26
6.4 ENVIRONMENTAL ..............................................................................................................................................26
6.4.1 Wildlife.................................................................................................................................................26
6.4.2 Wetlands ..............................................................................................................................................29
6.4.3 Wildfire................................................................................................................................................29
APPENDIX A – AQUATIC RESOURCE DELINEATION REPORT
APPENDIX B – WILDLIFE BASELINE CONDITIONS AND MITIGATION PLAN
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Spring Valley Ranch Impact Analysis March 1, 2023
Figures
FIGURE 1. SPRING VALLEY RANCH CONCEPTUAL PLAN .................................................................... 3
FIGURE 2. SPRING VALLEY RANCH SOIL MAP UNITS ............................................................................. 6
FIGURE 3. GEOLOGIC MAP – SOUTH............................................................................................................. 9
FIGURE 4. GEOLOGIC MAP – NORTH...........................................................................................................10
FIGURE 5. MAP OF SPRING VALLEY HYDROLOGIC SYSTEM..............................................................13
FIGURE 6. ELK HABITAT ................................................................................................................................. 17
FIGURE 7. MULE DEER HABITAT..................................................................................................................19
FIGURE 8. WETLAND MAP...............................................................................................................................21
FIGURE 9. GEOLOGIC HAZARD MAP – SOUTH.........................................................................................24
FIGURE 10. GEOLOGIC HAZARD MAP - NORTH....................................................................................25
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Spring Valley Ranch Impact Analysis March 1, 2023
Technical Reports and Supporting Documents Reviewed
Wildlife Impact Assessment Report for Spring Valley Ranch Property. Prepared by Timothy G.
Baumann, Western Consulting Group. 1998.
Spring Valley Ranch Cultural Resource Status Review.November 3, 1999. Prepared by Western
Cultural Resource Management, Inc.
Engineering Consultation, Preliminary Slope Stability Analyses, Wilderness Cabin Area, Spring
Valley Ranch. Bowden, W.L., CTL/Thompson, Glenwood Springs, CO. February 24, 2000.
Preliminary Geotechnical Investigation, Spring Valley Ranch PUD. Bowden, W.L., CTL/Thompson,
Glenwood Springs, CO. March 10, 2000
Geologic Evaluation Spring Valley Ranch PUD.Bowden, W.L., Prepared by CTL/Thompson,
Glenwood Springs, CO. March 13, 2000.
Geologic and Geotechnical Consultation, Two Water Tank Sites, Spring Valley Ranch PUD.
Prepared by Bowden, W.L., CTL/Thompson, Glenwood Springs, CO. March 14, 2000.
Engineering Consultation, Slope Stability Analyses, Proposed Roads, Spring Valley Ranch.Kellogg,
J.D., CTL/Thompson, Glenwood Springs, CO. November 9, 2000.
Spring Valley Ranch PUD Water Requirements, Water Resources, and Spring Valley Area Water
Balance. Prepared by Wright Water Engineers, Glenwood Springs, CO. March 2, 2000
The Spring Valley Hydrologic System.Prepared by Jerome Gamba & Associates, Inc., Glenwood
Springs, CO. March 10, 2000.
Wildlife Use, Impacts, and Mitigation, Spring Valley Ranch PUD.Prepared by Allen Crocket,
Shepherd Miller, Inc. March 10, 2000.
Raptor Nesting Survey Requirements, Spring Valley Ranch Project.Prepared by Allen Crockett,
Walsh Environmental, Boulder, CO. October 27, 2000.
Revisions to CDOW Wildlife Resource Information System Mapping, SpringValley Ranch.Prepared
by Allen Crockett, Walsh Environmental, Boulder, CO. November 30, 2000.
Wetland Delineation for Spring Valley Ranch, US Army Corps File Number 199875502. Prepared by
Blair Leisure, Worley Parsons Komex, Golden, CO. July 11, 2006.
Wildlife Assessment Report for the Spring Valley Ranch.March 2007. Prepared by Eric Pettersen,
Rocky Mountain Ecological Services, Inc. Redstone, CO.
Weed Management Plan, Spring Valley Ranch PUD, Garfield County, Colorado.January 18, 2022.
Prepared by Eric Pettersen, SGM, Glenwood Springs, CO
Wetland Memo. February 15, 2022. Prepared by Eric Pettersen, SGM, Glenwood Springs, CO
Wildfire Mitigation Report, Spring Valley Ranch LLC, 2023 Update.February 2023. Prepared by
White River Fire Consulting, Berthoud, CO.
Spring Valley Ranch Wildlife Baseline Report & Mitigation Plan.Prepared by Kelly Colfer, Western
Bionomics, Inc., Steamboat Springs, CO. February 6, 2023.
Spring Valley Ranch Aquatic Resource Delineation Report.Prepared by Kelly Colfer, Western
Bionomics, Inc., Steamboat Springs, CO. January 11, 2023.
Geologic Evaluation Spring Valley Ranch. Prepared by Kellogg, J.D., CTL/Thompson,
Glenwood Springs, CO. February , 2023
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Spring Valley Ranch Impact Analysis March 1, 2023
INTRODUCTION
This report presents the impact analysis for proposed development at Spring Valley Ranch, as required by
the Garfield County Land Use and Development Code Article 4-203[G] (Garfield County 2013). This
document describes the existing conditions and the potential changes created by the project for specific
resources, including:
1) Adjacent Land Use
2) Site Features
3) Soil Characteristics
4) Geology and Hazard
5) Groundwater and Aquifer Recharge Areas
6) Environmental Impacts, and
7) Nuisance Impacts
The Impact Analysis includes a complete description of how the Applicant will ensure that impacts will be
mitigated and standards will be satisfied.
Spring Valley Ranch (SVR) is located southeast of Glenwood Springs in unincorporated Garfield County.
The Ranch occupies 5908.43± acres in T6N, R88W, portions of Sections 14-16, 20-23, 26-29, & 32-34, at
39.516383°, -107.215993°. The property is comprised of 4 Garfield County parcels, identified as PINs
218720100168, 218716100169, 218733100152, & 218726200168. Elevation ranges from 6893’ MSL in
the lower elevation pasturelands, up to 9460’ MSL at the northern property boundary atop the southern
flank of Glenwood Canyon.
The parcel drains to the south predominately by Landis Creek but also by an unnamed perennial steam that
disappears into the ground prior to leaving the southern property boundary. Vegetation cover types
dominating the property include irrigated pasture grasses, herbaceous emergent wetland, sagebrush
shrubland, mountain shrubland, Gambel oak woodland, mountain grassland, aspen forest, mixed conifer
forest, and riparian shrubland along portions of Landis Creek.
The property has been subject to at least two prior development proposals, neither of which ever reached
fruition. As a consequence, natural resource values have been well-documented over the years. The reports
referenced and summarized in this impact analysis are displayed on the previous page (page iii). These
reports all addressed the baseline conditions of the property, potential impacts to their respective resources,
and recommended mitigation measures to accompany the development plans. These reports all provide
extensive details, are incorporated by reference, and summarized in the following sections.
CONCEPTUAL PLAN
Storied Development is seeking an amendment to the approved Spring Valley Ranch PUD to establish a
new PUD Plan Map and PUD Guide to govern all future development of the property. This amendment is
necessitated to bring the plan forward to modern standards using contemporary planning practices while
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Spring Valley Ranch Impact Analysis March 1, 2023
better conforming to Garfield County’s current Comprehensive Plan goals and objectives. Some of the
Applicant’s prioritized goals for this amendment are to maintain the same density in a more compact and
clustered format, provide double the amount of open space, provide significant publicly accessible
amenities, provide protected wildlife areas, and to provide a substantial number of deed-restricted
Community Housing units for residents of Garfield County. This proposed amendment accomplishes these
goals while significantly reducing required infrastructure and the overall footprint on the land.
The proposed amendment incorporates substantial modifications to arrive at much more desirable land plan.
The Conceptual Plan (Figure 1) maintains the approved density of 577 units in a more clustered format
while increasing the amount of Open Space by 100% (now 3,249 acres), providing a minimum of 700 acres
of publicly accessible Open Space, providing a new public trailhead and 15-20 miles of new public
mountain bike trails, providing 1,100 acres of Wildlife Habitat Reserves, and conforming to the Residential
Low (RL) density Comprehensive Plan designation of 1 dwelling unit per 10 acres. The Conceptual Plan
also provides 58 units of deed-restricted Community Housing units for residents of Garfield County, and
17 Community Housing Units for employees within the PUD.
ADJACENT LAND USE
The Spring Valley Ranch is bounded on the north by National Forest System lands managed by the White
River National Forest. The northwesternmost portion of the SVR is federal land managed by the Bureau
of Land Management’s Upper Colorado River District. The remainder of the adjacent lands surrounding
the property are a mixture of 35-acre ranchette parcels, rural subdivisions including the Christeleit
Subdivision, High Aspen Ranch, Homestead Estates, and some ranchland parcels. Notably, there are
several private inholdings within the boundaries of the property that are not a part of the proposed
development.
SITE FEATURES
SVR occupies a wide elevational range, from less than 6,900 feet in the southwestern comer to more than
9,400 feet in the northeastern comer. Because of this wide range, as well as differences in soil, slope, and
historic land use, the SVR supports a variety of habitat types.
4.1 HIGHER ELEVATION PLATEAU
The highest part of the property is an undulating plateau dominated by a mosaic
of mixed conifers (Engelmann spruce, subalpine fir, and Douglas fir), aspen, and
native meadows with a fringe of mountain big sagebrush. North facing aspects
within the mosaic support dense stands of Engelmann spruce and subalpine fir,
with varying amounts of Douglas fir. At the time Crockett (2000) prepared his
report, he documented aspen stands as relatively dense, with a lush understory
of native grasses and forbs. At the time of my site visit in 2022, many of the
aspen stands in this area have converted to 2-storied stands. A large portion,
perhaps up to 90% of the mature aspens have died off, fostering abundant
resprouting in the understory, creating a cohort of sapling-sized aspen
approximately 12’ tall beneath the towering older cohort of mature trees.
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Spring Valley Ranch Impact Analysis March 1, 2023
Figure 1. SPRING VALLEY RANCH CONCEPTUAL PLAN
This is a conceptual plan that is intended to illustrate one potential way the property could be developed
consistent with the proposed PUD amendment. The final development plans for the property may differ
from this conceptual plan, subject to the final approved PUD Plan Map and PUD Guide.
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Spring Valley Ranch Impact Analysis March 1, 2023
Portions of the open meadows are kept moist by snow
accumulations and the runoff from adjacent hills and ridges.
A few small stock ponds have been created at low points in
the meadows; some of the ponds have a small wetland fringe.
Hopkins Reservoir was quite small at the time of my August
2022 site visit but has the capability to contain approximately
120 acre-feet at full pool. Because of a lack of a consistent
water surface elevation Hopkins Reservoir does not support
wetland vegetation.
4.2 MIDDLE ELEVATION SLOPES AND
BENCHES
The steep, southwest-facing slope below the upper plateau is cloaked by a dense, homogenous community
of serviceberry and Gambel oak. This dense shrubland is broken by a few clumps of quaking aspen along
minor drainageways or seeps and larger clumps of Douglas fir in rocky
areas. In some places along the top of the slope, a zone of small, dense
aspen forms a narrow transition between the mountain shrubs and the
conifer-aspen-meadow mosaic.
At the base of the steep shrubby slope, nearly level benches have been
converted to agricultural use. Fringes of basin big sagebrush and
rabbitbrush around the non-native pastures and small grain fields
suggest that the benches were dominated by these shrubs prior to
agricultural use.
Between the agricultural benches and County Road 115 is another, less
extensive southwest- facing slope supporting more drought-tolerant
shrubs such as mountain mahogany, snowberry, antelope bitterbrush,
wax currant, and rabbitbrush in addition to serviceberry and oakbrush.
These slopes are punctuated by scattered individual Rocky Mountain
junipers and Douglas firs.
The slopes above the middle bench support a couple of springs, one
which gives rise to the unnamed stream that flows within a linear channel across the former wheat fields.
The historic Hopkins homestead is built adjacent to another spring which undoubtedly served as domestic
water for the household.
4.3 LANDIS CREEK AND MINOR EPHEMERAL
GULCHES
Landis Creek is the primary ecological connector between the higher and
lower elevation habitats described above and is one of the most important
ecological features of the site. The section of the creek that drops from the top
of the plateau and across the upper portion of the expansive southwest-facing
slope carries water for most of the year as a result of a narrow, bedrock-
confined gulch and input from seeps. In this reach, Landis Creek supports a
riparian community of aspen, blue spruce, thinleaf alder, willow, chokecherry,
hawthorn, elderberry, twinberry, and a variety of lush grasses and forbs. The
combination of accessible water, lush foliage, and riparian trees and shrubs
provides a preferential movement corridor for wildlife and supports species
that might not otherwise occur onsite.
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Spring Valley Ranch Impact Analysis March 1, 2023
However, the ecological value of Landis Creek is not consistent along its length. Stretches downstream
from point where surface flows are diverted for agricultural use are dry except during major runoff events.
The historic diversion is located at the slope break between the middle bench and the steeper upper portion
of the ranch. Because of the lack of surface flows, and less topographic shading as the gulch becomes wider,
reaches of Landis Creek below the historic diversion point do not support riparian vegetation.
Minor ephemeral drainageways also dissect the southwest-facing slope but, like the lower reaches of Landis
Creek, do not have sufficient water to support riparian vegetation. Some of these gulches are marked by
small ribbons of aspen or clumps of Douglas fir.
EXISTING CONDITIONS
5.1 SOIL CHARACTERISTICS
Soil map units and descriptions for the Spring Valley Ranch were obtained from the NRCS Web Soil Survey
(https://websoilsurvey.nrcs.usda.gov/app ). A total of 17 Soil Map Units are found on the Ranch (Table 1).
The location of each map unit is shown in Figure 2.
Table 1. SPRING VALLEY RANCH SOIL MAP UNITS
Map Unit
Symbol Map Unit Name
Acres
in AOI
Percent of
AOI
7 Almy loam, 12 to 25 percent slopes 1.8 0.0%
10 Anvik-Skylick-Sligting association, 10 to 25 percent slopes 256.3 4.2%
11 Anvik-Skylick-Sligting association, 25 to 50 percent slopes 1,018.7 16.7%
12 Arle-Ansari-Rock outcrop complex, 12 to 50 percent slopes 557.3 9.1%
18 Cochetopa-Antrobus association, 12 to 25 percent slopes 664.2 10.9%
19 Cochetopa-Antrobus association, 25 to 50 percent slopes 652.6 10.7%
34 Empedrado loam, 2 to 6 percent slopes 196.6 3.2%
35 Empedrado loam, 6 to 12 percent slopes 308.0 5.0%
48 Fughes stony loam, 3 to 12 percent slopes 109.6 1.8%
49 Goslin fine sandy loam, 3 to 6 percent slopes 24.6 0.4%
64 Jerry loam, 25 to 65 percent slopes 1,237.7 20.2%
69 Kilgore silt loam 89.7 1.5%
72 Kobar silty clay loam, 12 to 25 percent slopes 13.3 0.2%
87 Morval-Tridellcomplex,12to 50 percent slopes 86.5 1.4%
94 Showalter-Morvalcomplex,5 to 15 percent slopes 11.0 0.2%
95 Showalter-Morvalcomplex, 15 to 25 percent slopes 874.9 14.3%
120 Water 12.1 0.2%
Totals for Area of Interest 6,115.8 100.0%
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Spring Valley Ranch Impact Analysis March 1, 2023
Figure 2. SPRING VALLEY RANCH SOIL MAP UNITS
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Spring Valley Ranch Impact Analysis March 1, 2023
Soils across the Spring Valley Ranch are Well-Drained, with the exception of the Kilgore silt loam (Map
Unit 69), which is Poorly Drained. This map unit is associated with wetlands in the lower Spring Valley
pasture.
Soil Map Unit Runoff Classes across the Spring Valley Ranch range from Medium to High. KSAT 1 ranges
from Moderately Low to High.
CTL/Thompson (CTL/T) investigated subsoil conditions and reported results in their Preliminary
Geotechnical Investigation (Bowden 2000a). Their report includes a description of the subsoil conditions
found in exploratory borings and pits and a discussion of site development as influenced by geotechnical
considerations. Based on conditions disclosed by the exploratory borings and pits, site observations, results
of laboratory tests, engineering analysis of field and laboratory data and on experience recommendations
were made for planning purposes.
1) Borings and pits penetrated six generalized subsurface conditions, including the following:
a. Stiff to very stiff, slightly moist to moist, sandy to gravelly clay with occasional cobble;
b. Stiff to very stiff clay above dense to very dense, clayey to silty sands with gravels and
sandy gravels with occasional cobble;
c. Clays underlain by sands and gravels above comparatively shallow bedrock;
d. Organic clays above medium stiff to very stiff, sandy to gravelly clays or clayey sands
above medium dense to very dense, clayey to sandy gravels with cobbles and boulders;
e. Organic clays above medium dense to very dense, clayey to sandy gravels with cobbles
and boulders above medium stiff to very stiff, sandy to gravelly clays; and
f. Medium dense to dense cobbles and boulders underlain by clayey to sandy gravels.
Ground water was found in one boring two days after drilling. No free ground water was found in
exploratory pits during excavation.
2) The natural clays volume change potential was judged to range from a low compression to high
swelling potential. The natural sands and gravels were judged to possess a low to moderate
compression potential.
5.2 GEOLOGY AND HAZARD
CTL/Thompson prepared Geologic Evaluations for the proposed development of SVR in 2000 and 2023
(Bowden 2000b, Kellogg 2023). CTL/Thompson also prepared a Slope Stability Analysis for proposed
roads at SVR (Kellogg 2000). These results of these studies are summarized in this section. Bedrock and
surficial deposits referenced in this section are shown in Figures 3 and 4.
SVR is located in an area of complex regional geology at the conjunction of several structural geologic
elements. The White River Uplift is to the north; the Sawatch Uplift is to the east; the Elk Mountains to
the South, and the Grand Hogback is to the West. These are large scale features related to the continental
tectonic setting.
The degree of geologic activity at SVR is primarily influenced by a smaller scale localized feature, the
Carbondale Collapse Center (CCC). The CCC is a collapse feature with an aerial extent of approximately
200 square miles. Glenwood Springs, Carbondale, and the lower part of the Roaring Fork and Crystal River
Valleys are within the boundaries of the collapse feature.
1 Capacity of the most limiting layer to transmit water.
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Spring Valley Ranch Impact Analysis March 1, 2023
It is generally accepted that the collapse feature formed as the result of evaporite minerals in the
Pennsylvanian aged Eagle Valley Evaporite being dissolved and removed by circulating ground water.
Where this dissolution process undermines overlying bedrock units and surficial deposits, collapse of the
overlying materials has resulted in ground subsidence. Total subsidence in the CCC has been estimated on
the order of 3,000-4,000 feet, which has occurred over a time span of at least 3.7 million years. Assuming
4,000 vertical feet of uniform subsidence over a time span of 4 million years, theoretical subsidence rates
are on the order of 1 foot per 1000 years.
Bedrock units at SVR that influence geologic conditions include the Pennsylvanian-aged Eagle Valley
Evaporite and Eagle Valley Formation, the Pennsylvanian to Permian-aged Maroon Formation, and
Quaternary to Tertiary-aged Basalt Flows. These bedrock units have been fractured and faulted by regional
collapse originating in the Eagle Valley Evaporite. The Maroon Formation and Basalt Flows are nearest to
the ground surface and are the only bedrock units that outcrop over most of the site.
5.2.1 Bedrock Units
The Eagle Valley Evaporite is a heterogeneous rock unit with random pockets of highly soluble evaporite
minerals intermixed with pockets of low solubility sandstone, siltstone, and limestones. Where the soluble
minerals are overlain by unconsolidated material (stream gravels, soils, etc.), sinkholes can occur. The
amount of circulating groundwater which "drives" the subsidence mechanism is lower at Spring Valley
Ranch than in Roaring Fork River Valley.
The Eagle Valley Formation (map unit Pev) is a transitional unit that contains increasing amounts of
siltstone, sandstone, and limestone interbedded with decreasing amounts of evaporite beds.
The Maroon Formation (map unit P-Pm) consists of interbedded conglomerates, sandstones, siltstones, and
claystones. Maroon Formation outcrops are found at the northwest part of the Lower Area and at numerous
locations in the north part of the Ranch Lots area. Much of the surficial deposits to the north of Landis
Creek on the Lower Area and north part of the Ranch Lots Area appear to have been derived from the
Maroon Formation.
The most widespread rock outcrops at the site are the Basalt Flows (map unit QTb). Basalt Flows appear
to have occurred sporadically since late Tertiary time, throughout formation of the Carbondale Collapse
Center. The Basalt Flows appear to occur over down faulted blocks of Maroon Formation and may be
interlayered with surficial deposits.
5.2.1 Surficial Deposits
Geologic conditions at Spring Valley Ranch have produced a varied and complex assortment of Quaternary
aged surficial deposits. The development of the surficial deposits has been primarily controlled by the
collapse process and simultaneous weathering, erosion, and mass wasting.
Faulting has reduced some of the bedrock to rubble and generated an underlying "stair step" structure with
down faulted basins. Throughout the down faulting process, weathering and erosion have acted on the
Maroon Formation, Basalt Flows and their rubblized derivatives to produce deposits of slopewash,
colluvium (map unit Qc) and alluvium. Colluvium grades into slope failure complexes (map unit Qsfc)
where the colluvium has been draped over down faulted bedrock blocks.
Some areas have been identified as landslides (map unit Qls) and rockslides (map unit Qrs). Within down-
faulted basins and along major drainages, alluvium and colluvium are interfingered producing
undifferentiated deposits (map unit Qac). Lacustrine deposits (mapped unit Qlc) have accumulated in some
of the down faulted basins. Debris flow fans are found at the mouths of several drainages. Some of the
debris fans are recent and may be active (map unit Qdf), other debris fans are ancient and appear dormant
(map unit Qdfo).
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Spring Valley Ranch Impact Analysis March 1, 2023
5.3 GROUNDWATER AND AQUIFER RECHARGE AREAS
5.3.1 Physical Characteristics
5.3.1.1 Geologic Conditions
The recharge area of the Spring Valley Hydrologic System is comprised of approximately 15.4 square
miles. This area (Figure 5) varies in elevation from 6,870 to 9,400 feet. The surficial geology of this
recharge area may be divided, for purposes of hydrologic consideration, into three petrographic types:
x Siltstones, sandstones, clay stones and conglomerates of the Pennsylvanian/Permian Maroon
Formation,
x Basalt flows, basalt talus, colluvium comprised predominantly of basaltic material, all of Tertiary
and early Quaternary age, and
x Quaternary lacustrine materials comprised predominantly of fine-grained products of the chemical
and mechanical weathering of the older rock materials that were deposited in a lake. Samples from
recent well drilling have been examined which indicate deposits of volcanic ash in the lower
portions of the lake basin.
5.3.1.2 Hydrologic Conditions
The conditions and events noted above created the geologic setting for the Spring Valley Hydrologic
System. The other component of the system is the precipitation provided by the meteorological
environment. Average annual precipitation in the Colorado Mountains increases substantially with
elevation. This is illustrated on the Colorado Average Precipitation Map, 1951 to 1980, prepared by
Colorado State University in conjunction with Climatology Report 84-5, published by the U.S. Geological
Survey. This map indicates that the uppermost part of the recharge area of this hydrologic system receives
an average of 30 inches of precipitation per year while the lowest portion of the recharge area receives 16
inches to 20 inches per year.
5.3.1.3 Precipitation Infiltration
The effective introduction of this precipitation into the underground hydrologic system is largely dependent
upon the character of the surface geology. Fractured basalt flows, basalt talus and colluvium comprised
predominantly of granular soil and rock are highly permeable, wherein it is estimated that, at least 60% of
the precipitation will enter the aquifer after evaporation, transpiration, and surface run-off.
Surface runoff is demonstrably low, as evidenced by drainages along CR 115, where many of the natural
drainage swales crossed by the road do not have culverts and do not have the appearance of areas that
transport or pond water. It is reported, by longtime residents of the area, that only on occasions of extremely
high snow melt or cloud burst, does flooding of the road occur.
The topographic characteristics of the highly basaltic surfaces are further evidence of its high infiltration
rate. This is an area that sustains an average precipitation of 20 to 30 inches per year on slopes of 10 to 50
percent. If the rate of infiltration of precipitation was not exceptionally high, the large volume of high
velocity run-off would have eroded major drainage swales and gulches down the slopes, nearly
perpendicular to the contours. The precipitation does occur, but the run-off does not. Instead, this
precipitation enters the fractured and otherwise highly porous basaltic materials and is detained there in a
series of cascading aquifers that are interconnected by shear fracture zones. These fracture zones function
as control orifices and slowly release the gravity flow of water to springs and the aquifers below.
Conversely, fractured Maroon Formation overlain with silty, loam soils supporting moderate to heavy
vegetation will result in the infiltration of approximately 20% of the precipitation with the balance being
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Spring Valley Ranch Impact Analysis March 1, 2023
lost to evapotranspiration and surface runoff. Where this surface runoff must cross the basaltic areas noted
above, much of it will enter the groundwater system.
The conditions described above were applied to the map of the recharge area, prepared on the basis of
published geologic mapping and personal observations. Based on this information, the average precipitation
amount in the recharge area and the potential infiltration amount entering the underground hydrologic
system was estimated (Table 2).
Table 2. ESTIMATED AQUIFER INFILTRATION
PERCIPITATION
ZONE AND
ESTIMATED
INFILTRATION RATE
AREA
(ACRES)
AVERAGE
ANNUAL
PRECIPITATION
(A/F)
ESTIMATED
INFILTRATION TO
AQUIFER (A/F)
16’ – 20”(18”)20%592 888.0 177.6
16” – 20”(18”)60%1,497 2,245.5 1,347.3
20” – 25” (22.5”) 20%1,050 1,968.8 393.8
20” – 25”(22.5”)60%2,180 4,087.5 2,452.5
25” – 30”(27.5”)20%450 1,331.3 206.3
25” – 30”(27.5”)60% 3,794.6 8,694.6 5,216.8
30” 75%277 692.5 519.4
TOTAL 9,840.6 19,908.2 10,313.7
WET/DRY YEAR 11,345.07 / 8,250.96
Average Annual precipitation was estimated at 19,908 acre-feet while estimated infiltrate to the aquifer was
estimated at 10,314 acre-feet (wet/dry year range = 11,345 to 8,251). The possible recharge to the Spring
Creek aquifer was estimated using the following formula:
recharge = precipitation – evapotranspiration – surface flow down red canyon
Observations made by Wright Water Engineers, indicate that the surface flow down Red Canyon will vary
from 400 to 600 acre-feet per year. As noted above, the estimated average precipitation for the total system
recharge area is computed to be 19,908.2 acre-feet per year.
Table 3 illustrates an estimate of the probable losses to evapotranspiration in the various precipitation zones
and vegetation types. The evapotranspiration rate factors used in the calculations were taken from
Handbook of Applied Hydrology by Chow, McGraw-Hill.
Table 3. POTENTIAL LOSS TO EVAPOTRANSPIRATION
PRECIP
ZONE
WATERSHED
AREA
(ACRES)
VEGETATION TYPE
& EVAPOTRANSPIRATION FACTOR
(INCHES/YEAR)
POTENTIAL LOSS
TO EVAPO-
TRANSPIRATION
16” – 20”2,089 GRASS, BRUSH & SHRUBS 5-10 (USE 7.5)1,305.6
20” – 25”3,230 GRASS, BRUSH & SHRUBS 5-10 (USE 7.5)2,018.8
25” – 30”2,122,3 50% GRASS, BRUSH & SHRUBS 7.5
50% ASPEN/FIR 23
1,326.4
4,067.7
30’277 ASPEN/FIR 23 530.9
TOTAL 9,840.6 9,249.4
Page | 13
Spring Valley Ranch Impact Analysis March 1, 2023
Figure 5. MAP OF SPRING VALLEY HYDROLOGIC SYSTEM
Page | 14
Spring Valley Ranch Impact Analysis March 1, 2023
Appling the equation noted above:
Probable Recharge = 19,908.2 - 9,249.4 – 600 = 10,058.8 acre-feet per year
The section underlain by basaltic materials located easterly of Landis Creek accounts for the majority of
the recharge and is believed to support the greatest detention volume in the system, which, in turn recharges
the Spring Valley Aquifer.
5.3.1.4 Estimate of Specific Yield of System Aquifers
To accommodate to the performance described above, the hydrologic system must receive a substantial
portion of the precipitation, as indicated in Table 3 above and have a sufficient volume of specific yield to
detain the infiltrated precipitation of several years. Information is available to compute a conservative
estimate of the potential specific yield of the aquifers in the system. The following assumptions and
parameters were used in computing the estimated specific yield:
1) The upland area in the 20-inch to 30+-inch precipitation zone covered by volcanic materials
contains approximately 5,975 acres.
2) The thickness of the volcanic materials intercepted by the six wells, drilled in volcanics, in the
upland area ranged from 112 feet to 200 feet with an average of 168 feet. The depth of water in the
wells (static level to bottom) ranged from 46 feet to 310 feet with an average of 135 feet. For
conservative estimating purposes, a saturated thickness of only 50 feet will be used.
3) The porous volcanic materials will perform similarly to sand, gravel and cobbles for which the
specific yield will range from 34% to 20% (from Figure 5-4 Bear Jacob. 1979 Hydraulics of
Groundwater. McGraw-Hill). For conservative estimating purposes, a range of 10 to 20% will be
used.
4) The surface area of the Spring Valley aquifer is approximately 1,500 acres.
5) Well log information indicates that the thickness of lake sediments may average from 250 to 300
feet. in thickness, comprised of 10 to 20 feet of gravel bed, 140 to 180 feet of sandy, clayey silt
with some gravel and 70 to 110 feet of very fine sand (vitric volcanic ash). For conservative
estimating purposes, the following will be used for the lake sediments:
Sandy, clayey silt = 140 feet; gravel = 10 feet; very fine sand = 70 feet.
6) The specific yield of gravel beds in the lake sediments will range from 25% to 34%; the silty clay
may range from 3% to 25%; the sand from 25% to 35% (from Figure 5-4 Bear Jacob. 1979
Hydraulics of Groundwater. McGraw-Hill). For conservative estimating purposes, 25% will be
used for the gravel beds and 3% will be used for the clayey sediments and 20% for the very fine
sand.
The following calculations of the specific yield of the aquifers in the hydrologic system are based on the
assumptions and parameters stated above.
Upland volcanic areas
5,975 acres x 50 feet thick x 0.10 or 0.20 specific yield = 29, 875 to 59,750 acre-feet
Spring valley aquifer gravel beds
1,500 acres x 10 feet thick x 0.25 specific yield = 3,750 acre-feet
Spring valley aquifer silty clay sediments
1,500 acres x 140 feet thick x 0.03 specific yield = 6,300 acre-feet
Page | 15
Spring Valley Ranch Impact Analysis March 1, 2023
Spring valley aquifer very fine sand bed
1,500 acres x 70 feet thick x 0.20 specific yield = 21,000 acre-feet
Volcanics at base of Spring Valley aquifer
1,500 acres x 50 feet thick x 0.10 or 0.20 specific yield = 7,500 to 15,000 acre-feet
ESTIMATED TOTAL SPECIFIC YIELD OF AQUIFERS
IN SPRING VALLEY HYDROLOGIC SYSTEM = 68,425 to 105,800 acre-feet
Note: the above calculations do not include the volcanic areas in the 16” to 20” precipitation zone nor
any of the Maroon formation area.
5.3.1.5 Additional Aquifer Characteristics
Examination of the records of the State Engineer indicates that the majority of the domestic (single family
home) wells in the Spring Valley are drawing water from the upper to middle, silty, clayey lakebed
sediments. Although the specific yield of these materials is estimated to be only 3%, it is believed to be a
viable segment of the aquifer because it can provide adequate supplies of water to small domestic wells in
the valley bottom and probably not be affected by the pumping of large volume wells which draw from the
higher yield sands and volcanics in the lower section of the aquifer.
The large volume wells of CMC, Los Amigos and the sod farm are drawing water fromthe volcanic material
horizon at the base of the Spring Valley aquifer. Intermediate test pumping of Spring Valley Ranch well #6
from the fine sand zone above the clay indicates that sustained production of at least 250 gpm is available
from this material. The static head elevations of the CMC and Los Amigos wells, on the southeast end of
the valley, is approximately 100 feet lower than the Spring Valley Ranch wells on the northwest end
indicating a general flow of northwest to southeast. This would support the theory that the aquifer outflow
generally follows the half graben fault fracture system to the Roaring Fork valley.
5.3.2 Legal Water Supply
Miller (2023) summarized the current legal water supply available for the Spring Valley Ranch PUD and
demonstrated that this water supply is adequate to serve the revised PUD plan. The overall water supply
for the development will be supplied from surface water diversions under senior decreed irrigation water
rights out of Landis Creek; existing and proposed wells and springs; and storage structures, including
Hopkins Reservoir, located on the Property.
Miller cited 20 years of various detailed engineering investigations that confirm that surface and
groundwater resources are physically available for the development, and that well diversions will be
sustainable, and not have a long-term negative impact on the Spring Valley aquifer.
In sum, the legal water supply for the development is based on Water Court decrees approving water rights,
changes of water rights, and two plans for augmentation. These existing decrees provide a legally reliable
water supply for the residential development, commercial uses, golf course, and related potable and
agricultural open space irrigation, as shown in the amended PUD plan. Augmentation water necessary to
offset any out-of-priority development depletions will be provided pursuant to contracts with the Basalt
Water Conservancy District. Irrigation of the golf course and agricultural open space will occur under senior
water rights; and will be supplemented by groundwater as necessary.
Page | 16
Spring Valley Ranch Impact Analysis March 1, 2023
5.4 ENVIRONMENTAL
5.4.1 Wildlife
5.4.1.1 Federal and State-Listed Species
A list of threatened and endangered species was retrieved from the US Fish & Wildlife Service’s IPaC site
(USFWS 2022). IPaC provides a list of species and critical habitat that may occur on a site, based on
location information provided by an applicant. The IPaC list included the following species: Canada lynx
(Lynx canadensis), Gray Wolf (Canis lupus), Yellow-Billed Cuckoo (Coccyzus americanus), Mexican
spotted owl (Strix occidentalis lucida), Colorado pikeminnow (Ptychochelius lucius), Razorback Sucker
(Xyrauchen texanus), Humpback Chub (Gila cypha), Bonytail Chub (Gila elegans), Ute Ladies-tresses
(Spiranthes diluvialis).
The SVR does not provide suitable habitat for Canada lynx foraging. While a dispersing lynx may travel
through the ranch, sufficient forage habitat is not present in sufficient acreage to entice a lynx to stick
around and hunt. Gray wolves are currently known from Moffat and Jackson Counties only. The project
does not include a predator management program. Therefore, wolves are not considered. Yellow-billed
cuckoo and Mexican spotted owl were dropped from detailed analysis because their current distribution
does not include the SVR. The big river fish were eliminated from further analysis since the project will
not lead to new water depletions (S. Miller, personal communication with Kelly Colfer, 10,25,2022), water
quality degradation, or regulated flows that effect these fish. As a result of the foregoing, development at
SVR will have no effect on federally listed wildlife species.
CPW lists a number of Species of Concern, State Threatened and State Endangered Species. For the
complete list, see: https://cpw.state.co.us/learn/Pages/SOC-ThreatenedEndangeredList.aspx . The only
species that has suitable habitat within the Spring Valley Ranch is the Greater Sage Grouse ((Centrocercus
urophasianus), listed as a Species of Concern). Sage grouse used to be quite common in the greater Missouri
Heights area (Pettersen 2007). As the area was converted from sagebrush flats to agricultural meadows, and
lately, residential subdivisions, sage grouse have not been documented in the area for some time. As a
result, development of SVR will have no effect on state listed wildlife species.
5.4.1.2 Elk
Colorado Parks and Wildlife produces Species Activity Mapping (SAM) for a variety of species; SAM
provides information on wildlife distributions. The information portrayed on these maps is gathered at a
variety of scales; CPW includes the following caveats with their mapping: Discrepancies may become
apparent at larger scales; SAM data is a graphic representation of phenomena that are difficult to reduce to
two dimensions; animal distributions are fluid; animal populations and their habitats are dynamic. CPW
SAM mapping provides an indication of general wildlife observations by District Wildlife Managers other
CPW Biologists.
Elk activity mapped on the property includes summer range 2, winter range 3, and production range 4 (Figure
6). Severe winter range 5 is mapped on a small (<100 acres) portion of the southeastern corner of the
property. Elk using the property are managed as part of the Frying Pan River Herd (DAU E-16).
2 That part of the range of a species where 90% of the individuals are located between spring green-up and the first
heavy snowfall.
3 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.
4 That part of the overall range of elk occupied by the females from May 15 to June 15 for calving.
5 That part of the range of a species where 90 percent of the individuals are located when the annual snow pack is at
its maximum and/or temperatures are at a minimum in the two worst winters out of ten.
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Page | 18
Spring Valley Ranch Impact Analysis March 1, 2023
The 2021 post-hunt population estimate for this herd is 7,597 animals, with a bull/cow ratio of 20. The
population objective for this herd is 5,500-8,500 animals, and the bull ratio objective is 20 (CDOW 2013).
The E-16 calf ratio has been declining since 1996 (CPW 2013), a sign that herd productivity is declining
and a concerning metric for wildlife managers. Elk were observed on the property in early October during
my site visit. Gambel oak and mountain shrub communities found on the property provide important winter
forage opportunities for elk. These communities and aspen stands provide forage during the remainder of
the year as well.
5.4.1.3 Mule Deer
Mule deer activity mapped on the property (Figure 7) includes summer range, winter range, and a winter
concentration area 6. Deer on the property are managed as part of the Basalt herd, DAU D-53. The
population objective for DAU D-53 is 4,000-6,000 individuals, with a buck:doe ratio of 32-40. The 2021
post-hunt population is estimated at 4,262 with a buck:doe ratio of 29. The most recent 3-year (2013-2015)
average fawn:doe ratio is 45 fawns per 100 does (CPW 2020). CPW believes that this ratio should yield a
stable population.
5.4.1.4 Black Bear
The SVR falls within Black bear DAU B-11, located in the Roaring Fork and Eagle River valleys. Annual
bear mortality in B-11 has been increasing over the past 2 decades. The 10-year average of annual bear
mortality is 118 bears/year, and the 3-year average is 135 bears/year. Conflicts between bears and humans
are frequent, especially when natural foods are scarce and when garbage and other human-related attractants
are readily available. These conflicts are the combined result of increases in both bear and human
populations over the past several decades, increased availability of human-related food sources, and more
frequent poor natural food years. In B-11, bear conflict years are now the “new normal.”
The property is mapped as a black bear fall concentration area, which is 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.
One bear was observed during 2022 field studies, and abundant evidence of their presence (scat, tree
scarring, etc.) on the property was observed.
5.4.1.5 Raptors
Raptors with suitable habitat on or near the SVR property include golden eagle, red-tailed hawk, Swainson's
hawk, northern goshawk, Cooper's hawk, sharp-shinned hawk, northern harrier, American kestrel, great
homed owl, long-eared owl, northern pygmy-owl, and northern saw-whet owl.
According to Crockett (2000), a golden eagle nest has been mapped by CPW on north-facing slopes of
Glenwood Canyon, slightly less than 1 mile from the northwestern comer of the SVR. Golden eagles cover
large home ranges in search of prey, and it is therefore likely that onsite areas such as meadows at higher
elevations and pastures at lower elevations are visited throughout the year. Golden eagles have anecdotally
been observed hunting over the lower slopes and agricultural lands on both sides of the county road.
Northern harriers have also been anecdotally observed hunting across the agricultural meadows southwest
of the county road during both summer and winter.
6 That part of the winter range of elk where densities are at least 200% greater than the surrounding winter range
density during the average five winters out of ten from the first heavy snowfall to spring green-up.
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Page | 20
Spring Valley Ranch Impact Analysis March 1, 2023
5.4.1.6 Other Wildlife Species
Additional wildlife species likely to use habitat present on SVR include dusky (blue) grouse, a broad variety
of songbirds, woodpeckers, and corvids, small mammals such as bats, shrews, mice, squirrels, and
chipmunks, medium-sized mammals such as cottontail rabbit, porcupine, marten, raccoon, red fox, coyote,
and bobcat. Mountain lions are likely present during the winter as they are attracted to locations where
mule deer congregate. Since the entire parcel is within mule deer winter range, mountain lion presence is
likely during the winter.
5.4.2 Wetlands
Wetlands were originally delineated at Spring Valley Ranch in 1998 by Blair Leisure of Wright Water
Engineers (WWE) for the proposed “Chenoa” development project. A delineation report with mapping
was prepared by WWE in 1999 for US Army Corps of Engineers (Corps) review and approval. The
delineation report documented 3 general areas of wetland:
x Wetlands in the agricultural lands south of County Road 115
x A 30-foot-wide unmapped wetland corridor along Landis Creek
x Fringe wetlands along a channelized stream in the Middle Bench (Including the Homestead
Wetland).
The largest wetland area is located in the agricultural fields south of CR 115. Dominant vegetation is
hydrophytic grasses, sedges, and rushes. Leisure suggested the hydrology source for this wetland is springs,
surface water, and a shallow groundwater table.
The unnamed perennial creek that flows through the middle bench originates from 2 springs located on the
steep oakbrush hillside above the bench. These springs feed the creek year-round; the creek has been
channelized into a ditch adjacent to the ranch road for the length of the old wheat fields, then along its
apparent original course until it crosses off of SVR property onto the Veltus parcel, then back onto the SVR
south of Veltus. Fringe wetlands line the creek for this entire length to Veltus parcel. At the point where
the stream channel exits the Veltus parcel back onto the SVR, fringe wetlands no longer line the channel.
In fact, on the date of my 2022 site visit, there was no water at all present in the channel below the Veltus
parcel. There is also a wetland adjacent to the Hopkins Homestead that does not connect to the perennial
stream.
The 1999wetland delineation report further documented that Landis Creek is entirely diverted at the middle
bench diversion but nevertheless established a 30-foot buffer along Landis Creek above and below the
diversion. The Corps suggested that if development is planned near Landis Creek, associated wetlands
could be delineated to more precisely define their presence or absence, location, and size. The Corps
approved the wetland delineation in a letter dated September 1, 1999 (Corps file number 199875502). In a
later memo to the Corps’ file, Ms. Leisure documented that there was no channel or wetlands apparent
below Shaky Lake due to the middle bench diversion; thus, the Corps did not assert jurisdiction below
Shaky Lake.
In 2003 the project went through a series of minor revisions and Ms. Leisure completed an updated wetland
delineation on the middle bench wetlands. There was no change to Corps jurisdictional wetlands on the
middle bench. In 2006 Ms. Leisure was again requested to delineate wetlands on the middle bench. She
concluded that wetlands on the middle bench were largely the same as in the 2003 delineation. The 2006
project was not built.
In 2022, Wetlands were again delineated by Western Bionomics (Colfer 2023a). A delineation report was
prepared and is located in Appendix A of this document. The wetland delineation, with minor revisions
to wetland boundaries, was largely verified as unchanged from previously mapped wetlands (Figure 8).
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Page | 22
Spring Valley Ranch Impact Analysis March 1, 2023
5.4.3 Wildfire
White River Fire Consulting (2023) prepared a Wildfire Mitigation Report. The report was created to meet
initial and long-range development planning goals for the built environment and open space, to ensure
ecosystem and community sustainability and to integrate directives with social goals. Specific project goals
are to:
x Reduce the risk of catastrophic wildfire,
x Provide development options for the mitigation of wildfire,
x Develop an integrated management approach that encompasses all natural communities represented
at Spring Valley Ranch,
x Provide a tool to help residents of Spring Valley Ranch understand the complexity of the ecosystem
and more effectively protect their property from potential wildfires.
Vegetation management is needed throughout the upper montane zone of the western slope of the Colorado
Rocky Mountains to return forests and rangelands to an ecologically sustainable condition and to reduce
the potential for catastrophic wildfire and insect epidemics. Vegetative conditions at the Spring Valley
Ranch property are significantly divergent from their historic norm. A comprehensive evaluation of wildfire
hazard within Spring Valley Ranch was conducted; findings should be integrated into the overall restoration
prescriptions being developed for the property.
IMPACT ANALYSIS
6.1 SOILS
CTL/Thompson’s Preliminary Geotechnical Study (Bowden 2000a) discovered no geological or
geotechnical constraints at Spring Valley Ranch that would preclude development for the intended
residential use. Their report concluded that, “The subsoil conditions are, in general, favorable for the
proposed development.”
CTL/T anticipates footings, possibly with a minimum dead load, will be the recommended foundation on
lots where low to moderate swelling potential clays occur at foundation elevations. Drilled piers will likely
be recommended on sites where highly expansive clays are exposed. Spread footings without a minimum
dead load requirement should be appropriate at sites where sand, gravels or low compression to low
expansion potential clays are at foundation elevations. CTL/T recommends that when building plans for
individual buildings are known, detailed soils and foundation investigations should be performed on a lot
by lot basis to determine the appropriate foundation type and to develop design criteria.
Their preliminary data indicates that concrete slabs-on-grade floors placed on the low compression to low
swell potential clays and natural gravels and sands will perform satisfactory if the soils below slabs are not
wetted. Where moderate to highly expansive clays occur at floor subgrade elevations it may be
recommended to construct living area floors as structural floors supported by the foundation with a crawl
space below the floor or replace the upper 1 to 2 feet of expansive clays with non-expansive structural fill.
Minimum pavement thicknesses will likely be appropriate in areas of sand and gravel subgrade. The clays
will not provide as good of subgrade support for pavements and will likely require thicker pavement
sections.
Page | 23
Spring Valley Ranch Impact Analysis March 1, 2023
Control of surface drainage will be important to the performance of foundations and interior and exterior
slabs-on-grade. Surface drainage should be designed to provide rapid removal of surface runoff away from
buildings and roads.
6.2 GEOLOGY AND HAZARD
CTL Thompson’s Geologic Evaluation Studies (Bowden 2000b, Kellogg 2023) identified several geologic
conditions that need to be considered during the planning and development phases of the project. The
geologic conditions identified will not prevent the development of the property for the intended uses, but
mitigation may be required at some locations.
Geologic hazards at the site (Figures 9 and 10) include potentially unstable slopes, debris/mud flows, and
rockfall. Other concerns related to geologic conditions include regional issues of subsidence and radiation.
6.3 GROUNDWATER AND AQUIFER RECHARGE AREAS
6.3.1 Physical Characteristics
Gamba (2000) concluded that water volume suitable to supply the proposed Spring Valley Ranch PUD was
present in the volcanic ash layer in the lower sediments and the volcanic material horizon below the
sediments in the Spring Valley Aquifer. The major conclusions of Gamba’s report are:
1) The source of recharge for the Spring Valley Aquifer is predominantly from the volcanic material
in the upland aquifers.
2) The average annual precipitation entering the system as recharge and flowing through the series of
aquifers is approximately 10,000 acre-feet. Peer review of this information by others who have not
had the benefit of on-site observations, assign substantially higher volume to loss by
evapotranspiration and therefore estimate the average annual recharge volume more conservatively
at 4,700 acre-feet. Considering that the potential total annual depletion of the aquifer by existing
and future land development is in the vicinity of 1,300 to 1,500 acre-feet, the lower figure still
assures viability of the aquifer.
3) The estimated specific yield volume of the aquifers in the hydrologic system is in the range of
68,000 to 105,000 acre feet, of which approximately 38,000 to 46,000 acre feet are contained in
the Spring Valley aquifer and approximately 30,000 to 60,000 acre feet are available in the upland
volcanic material aquifers to recharge the Spring Valley aquifer. These large volumes of stored
water provide a leveling effect to the variations in annual precipitation over a period of 6 to 10
years, or more.
4) A substantial portion of the water that enters the system does not again surface in the system, but
leaks out through fracture systems associated with the half graben fault on the south side of the
Spring Valley aquifer and probably enters the Roaring Fork River valley gravel aquifer.
5) The most promising target zones for a large production well appears to be the volcanic ash layer in
the lower sediments and the volcanic material horizon below the sediments in the Spring Valley
Aquifer.
6) It is highly probable that water production from the lower volcanic ash layer in the sediments and
the volcanic material horizon below the sediments in the Spring Valley Aquifer will reduce the
leakage to the Roaring Fork River area but will have little or no effect on the small domestic wells
in the upper sediments or the surface discharge down Red Canyon.
Page | 26
Spring Valley Ranch Impact Analysis March 1, 2023
6.3.2 Legal Water Supply
Miller (2023) summarized the current legal water supply available for the Spring Valley Ranch, and
demonstrated that the water supply is adequate to serve the revised PUD Plan. Miller’s summary stated
that the Developer’s water rights, court-decreed augmentation plans and change cases, well permits, and
water allotment contracts provide an adequate legal water supply for Storied Development’s amended PUD.
Storied Development’s contemplated water demands and consumptive uses will not exceed the Developer’s
already acquired water rights and water resources available for the Spring Valley Ranch PUD. To the extent
snowmaking use is not covered under existing decreed augmentation plans, Storied Development will
obtain additional BWCD contract, storage and well permit approvals.
6.4 ENVIRONMENTAL
6.4.1 Wildlife
6.4.1.1 Impacts
Adverse impacts associated with residential, golf, and winter recreation developments in areas of native
habitat include habitat loss through removal of vegetation, habitat loss through avoidance of human
disturbance, habitat fragmentation, barriers to movement, and mortality or disturbance from pets. During
preparation of this WMP, several issues were identified as being the most significant with regard to
development of SVR and are described in detail in the following sections. These issues include:
¾Impact to elk and deer by development and/or recreation in winter range.
¾Impact to elk by development and/or recreation in production range.
¾Impact to mule deer by development and/or recreation in winter concentration area
¾Potential game damage conflicts.
¾Black Bear/Human conflicts.
¾Mountain Lion/Human conflicts
(a) Development in Elk Winter Range
CPW has identified the entire SVR property as elk winter range. Elk use of the property during the winter
is likely to be a function of habitat conditions rather than elevation, although snow depth plays a role. Elk
generally winter on south and west facing slopes during the winter and such behavior would be expected at
SVR as well. SVR homesites and access roads are located within elk winter range on the property.
(b) Development in Elk Production Range
Some elk are likely to be year-round residents on the property. Others are expected to move throughout
their range on public and private lands. Where elk calve is likely to vary from year to year depending on
conditions. In those years when there is snow remaining at mid to higher elevations, elk will calve at lower
elevations. In those years when there was an earlier green-up at higher elevations, cow elk move into higher
areas to calve. Elk that calve above the middle bench in the mountain and ranch neighborhoods, and within
the ski area, will likely be displaced by the presence of houses and roads above and below the area generally
used for calving. These animals will probably utilize other suitable areas farther from residential
development for calving.
(c) Human Recreation Conflicts in Elk Winter and Production Range
Winter recreation in elk winter range or production range represents potentially serious impacts to elk since
the impact occurs when animals are in a weakened condition, food supplies are low, and the ability to
Page | 27
Spring Valley Ranch Impact Analysis March 1, 2023
conserve energy is critical to the animal’s survival. Elk would be displaced due to the lack of security with
skier and snowshoer use during winter and hike, bike, and/or equestrian use during calving season.
(d) Development and Recreation in Mule Deer Winter and Winter
Concentration Area
Similar to elk, development and recreation in mule deer winter range has the potential to displace animals
when they are in a weakened condition, food supplies are low, and the ability to conserve energy is critical
to the animal’s survival.
(e) Game Damage Conflicts
Elk and deer cause damage by browsing on trees, shrubs, and other ornamental plantings; by feeding on
alfalfa and grass in fields, pastures, and haystacks; and by running through fences. Because Colorado
statutes require compensation to landowners for agricultural property damage by big game animals, CPW
personnel spend considerable time and effort preventing, investigating, and evaluating a variety of
damage problems each year.
Numerous preventative measures are available to minimize this conflict, including steps that can be taken
before the damage occurs. These include crop alternatives, lure crops, and changes in planting and
harvesting techniques. Other options include steps that can be taken after the damage has started,
including frightening devices, repellents, trapping, and hunting season modifications. In addition, habitat
enhancement efforts can entice elk and deer away from ornamental plantings and agricultural crops.
(f) Black Bear
Most conflicts between bears and people are linked to careless handling of food and/or garbage. Black
bears are opportunistic omnivores and they will eat almost anything, including human food, garbage, bird
food, and pet and livestock food when available. Once a bear has found the easily accessible, consistent
food source that human settlements can offer, it may overcome its natural wariness of people and visit
regularly, increasing the chance of a human/bear encounter.
6.4.1.2 Wildlife Impact Mitigation
(a) Goals
A Wildlife Impact Mitigation Plan has been developed for the Spring Valley Ranch (Appendix B). The
goal of the Wildlife Impact Mitigation Plan is to avoid, minimize, and/or mitigate the impact of the
development on all wildlife species using the property. Specific objectives include:
1) Avoid wildlife impacts that have been part of previous development plans for Spring Valley Ranch.
2) Provide for continued utilization of seasonal wildlife habitats on the property.
3) Preserve the Landis Creek riparian corridor, elk production range, elk and mule deer winter range,
and habitat for other wildlife species.
4) Minimize recreational disturbance to elk wintering and calving on the property.
5) Minimize recreational disturbance to mule deer wintering on the property.
6) Minimize human/wildlife conflicts by implementing homeowner occupancy and use restrictions.
7) Maintain habitat connectivity within and adjacent to Spring Valley Ranch.
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Spring Valley Ranch Impact Analysis March 1, 2023
8) Minimize the wildlife habitat impacts of homeowners’ amenities that include a comprehensive trail
system, golf course, and ski area.
(b) Mitigation Action Items
Avoidance, minimization, and mitigation measures will be memorialized in the declaration of covenants,
conditions, and restrictions for the Spring Valley Ranch Homeowner’s Association. The Wildlife
Mitigation Plan is included in its entirety in Appendix B and summarized below:
Avoidance
x Designate 3,349 Acres of Open Space
x Avoid impacts to 68% of the elk production range on Spring Valley Ranch
x Avoid impacts to 54% of elk winter range on Spring Valley Ranch
x Designate a Landis Creek Wildlife Corridor
x Avoid impacts to active raptor nests.
Minimization
x Designation of Maximum Lot Coverage Ratios
x Designation of Maximum Lawn and Irrigated Landscaping Size
x Trail Seasonal Use Restrictions
x Garbage, Trash, Compost, Container Restrictions
x Pet Control Restrictions
x CPW Indemnification from Wildlife Damage Claims
x Golf Course and Open Space Management
x Tree and Native Shrub Preservation
x Weed Control
x Residential Landscape Regulations
x Security Enforcement
Mitigation
x Designation of over 1,100 acres of Wildlife Habitat Reserves
x Establishment of a Wildlife and Wildfire Trust
It is understood that the Wildlife Mitigation Plan will be recorded. Furthermore, the Wildlife Mitigation
Plan shall not be amended without the written consent of the local CPW District Wildlife Manager and
Garfield County Board of County Commissioners. No amendment shall require the approval of any owner
except Spring Valley Ranch. No Owner shall be deemed to be a third-party beneficiary of the Wildlife
Mitigation Plan, nor shall this Plan be enforceable by any Owner, except Spring Valley Ranch. If any
conflict occurs between the Association Documents and the Wildlife Mitigation Plan, the more restrictive
provision shall take precedent. This entire Wildlife Mitigation Plan, specifically those sections addressing
dogs, fencing, garbage management, and noxious weed control can be enforced by Spring Valley Ranch,
CPW, or Garfield County.
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Spring Valley Ranch Impact Analysis March 1, 2023
6.4.2 Wetlands
The Spring Valley Ranch Conceptual Plan exhibits 4 road crossings on Landis Creek, one road crossing of
the unnamed Middle Bench stream, and 2 crossings at each of the spring-fed tributaries to the Middle Bench
stream. Prior to any wetland disturbance, wetlands will be delineated at the specific impact site and overlaid
on the construction drawings to determine wetland impacts, if any. These plans will be used to prepare a
Pre-Construction Notification for submittal to the Army Corps of Engineers. The proposed road crossings
are expected to comply with the terms and conditions of Corps of Engineers Nationwide Permit 14
(NWP14) for Linear Transportation Projects.
NWP14 permits activities required for crossings of waters of the United States associated with the
construction, expansion, modification, or improvement of linear transportation projects (e.g., roads,
highways, railways, trails, driveways, airport runways, and taxiways) in waters of the United States. The
discharge of dredged or fill material cannot cause the loss of greater than 1/2-acre of waters of the United
States.
6.4.3 Wildfire
The White River Fire Consulting Wildfire Mitigation Report prescribed project-wide vegetation restoration
treatments including:
x Maintain meadows,
x Create strategic fuel breaks to reduce vegetation density, primarily through selective cutting, to
remove undesirable species and retain mature healthy plants, and
x Implement prescribed burning where feasible.
Other recommended actions include the utilization of ignition resistant construction for all homes built in
the development, including Class 1 ignition resistant construction for selected properties. This is in
combination with individual defensible space and other fuel reduction mitigation. Other infrastructure
recommendations are proposed in the White River Fire Consulting Report to meet adopted code
compliance.
The overall intent of the Wildfire Plan is to look, holistically, at the built and natural environments to create
a sustainable development that is in concert with sound ecological principles while remaining fire resistant.
Spring Valley Ranch Impact Analysis March 1, 2023
APPENDIX A – AQUATIC RESOURCE
DELINEATION REPORT
SPRING VALLEY RANCH
AQUATIC RESOURCE DELINEATION
March 1, 2023
Prepared For
Storied Development
9875 N. Tuhaye Park Drive
Kamas, UT 84036
and
Western Colorado Regulatory Office
400 Rood Avenue Room 142
Grand Junction, CO 81501-2563
Prepared By
WESTERN BIONOMICS INC.
Natural Resource Management Services
31040 Willow Lane • Steamboat Springs, CO 80487
Ph: 970-846-8223 • kscolfer@westernbionomics.com
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
EXECUTIVE SUMMARY
The 5908.43± acre Spring Valley Ranch is located southeast of Glenwood Springs in unincorporated
Garfield County. Storied Development is proposing to develop a residential subdivision on the Ranch. To
facilitate the project’s compliance with the Clean Water Act, Western Bionomics has conducted an Aquatic
Resource Delineation at the project location.
Wetlands were originally delineated at Spring Valley Ranch in 1998 and again in 2003 for previous
development projects that did not get implemented. These prior delineations were referenced and updated
by a wetland examination performed in 2022. Four general areas of wetland are found at the Ranch:
x Wetlands in the agricultural lands south of County Road 115
x A 30-foot-wide unmapped wetland corridor along Landis Creek
x Fringe wetlands along a channelized stream in the Middle Bench (Including the Homestead
Wetland).
x A wetland associated with the Hopkins Homestead.
In addition, a reservoir, Hopkins Reservoir, is located at the upper end of the property. The constantly
shifting shoreline as the reservoir is filled and withdrawn prevents any wetland from becoming established.
A total of 3.05 acres of palustrine emergent herbaceous wetlands were delineated along the Middle Bench
stream. Additionally, the 2006 delineation documented 69.5 acres of palustrine emergent herbaceous
wetlands in the hay meadow below County Road 115. Finally, wetlands are present along Landis Creek
that were not delineated. Based on the documented correspondence with the Corps that has occurred with
prior projects, a 3-mile reach of Landis Creek is jurisdictional from its headwater to Shaky Lake. Below
Shaky Lake, there are no jurisdictional waters.
Surface runoff is demonstrably low, as evidenced by drainages along CR 115, where many of the natural
drainage swales crossed by the road do not have culverts and do not have the appearance of areas that
transport or pond water. It is reported, by longtime residents of the area, that only on occasions of extremely
high snow melt or cloud burst, does flooding of the road occur. Even the unnamed Middle Bench stream
flow disappears prior to exiting the property.
The 100-year floodplain at the location of the project area has not been mapped by FEMA. Therefore, the
project area is not located within the limits of the 100-year floodplain.
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
TABLE OF CONTENTS
INTRODUCTION.............................................................................................................................................. 1
LOCATION........................................................................................................................................................ 1
SITE HISTORY................................................................................................................................................. 1
METHODS......................................................................................................................................................... 2
RESULTS ........................................................................................................................................................... 3
5.1 AQUATIC RESOURCES .......................................................................................................................................... 3
5.1.1 Overview................................................................................................................................................ 3
5.1.2 Physical Characteristics........................................................................................................................ 4
5.1.2.1 Soils ...................................................................................................................................................................... 4
5.1.2.2 Vegetation............................................................................................................................................................. 5
5.1.2.3 Hydrology............................................................................................................................................................. 5
5.1.3 Interstate or Foreign Commerce ........................................................................................................... 6
AQUATIC RESOURCE DELINEATION SUMMARY ................................................................................ 6
PROPOSED PROJECT.................................................................................................................................... 6
REFERENCES................................................................................................................................................... 7
APPENDIX A – AQUATIC RESOURCE DELINEATION MAP
APPENDIX B – PHOTOGRAPHS
APPENDIX C – PLANT LIST
APPENDIX D – NRCS SOIL REPORT
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
ACRONYMS AND ABBREVIATIONS
BMP Best Management Practice
OHWM Ordinary High Water Mark
PEM Palustrine Emergent Wetland Vegetation
PFO Palustrine Forested Wetland Vegetation
PSS Palustrine Scrub-Shrub Wetland Vegetation
COE US Army Corps of Engineers
FWS US Fish and Wildlife Service
UTM Universal Transverse Mercator coordinate system
AA Water Resource Assessment Area
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
INTRODUCTION
Storied Development is proposing to develop a residential subdivision on the Spring Valley Ranch. To
facilitate the project’s compliance with the Clean Water Act, Western Bionomics has conducted an Aquatic
Resource Delineation at the project location. The project proponent and primary contacts are listed below.
Proponent:Storied Development
ATTN: Rich Wagner
10105 N. Tuhaye Park Drive |
Kamas, UT 84036
rwagner@storiedliving.com
530.448.3157
Primary Contact:Kelly Colfer
This document establishes the limits of federal jurisdiction with respect to Section 404 of the Clean Water
Act. The following narrative presents the methods used to delineate aquatic resources, the results of our
investigation, and a brief description of the proposed project. Representative drawings, field data sheets,
and site photographs are included in the Appendices.
LOCATION
Spring Valley Ranch is located southeast of Glenwood Springs in unincorporated Garfield County. The
Ranch occupies 5908.43± acres in T6N, R88W, portions of Sections 14-16, 20-23, 26-29, & 32-34, at
39.516383°, -107.215993° (WGS 84). The property is comprised of 4 Garfield County parcels, identified
as PINs 218720100168, 218716100169, 218733100152, & 218726200168. Elevation ranges from 6893’
MSL in the lower elevation pasturelands, up to 9460’ MSL at the northern property boundary atop the
southern flank of Glenwood Canyon. The dominant cover types present on the property include irrigated
grasslands, native grassland, mountain shrubland, aspen woodland, and mixed conifer
The project assessment area has been defined to encompass all areas that could potentially be affected by
the proposed project.
The project area can be reached from the Garfield County Courthouse at 109 8th Street in Glenwood
Springs, take State Highway 82 / Grand Avenue 10.9 miles to Spring Valley Road. Turn left and follow
Spring Valley Road for 2.1 miles. Turn left on County Road 115 / Red Canyon Road. Follow CR 115 for
3.1 miles to the Ranch Headquarters.
SITE HISTORY
Wetlands were originally delineated at Spring Valley Ranch in 1998 by Blair Leisure of Wright Water
Engineers (WWE) for the proposed “Chenoa” development project (COE File #199875502). A delineation
report with mapping was prepared by WWE in 1999 for US Army Corps of Engineers (Corps) review and
approval. The delineation report documented 3 general areas of wetland:
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x Wetlands in the agricultural lands south of County Road 115
x A 30-foot-wide unmapped wetland corridor along Landis Creek
x Fringe wetlands along a channelized stream in the Middle Bench (Including the Homestead
Wetland).
x A wetland associated with the Hopkins Homestead.
The most significantwetland area is located in the agricultural fields south of CR 115. Dominant vegetation
is hydrophytic grasses, sedges, and rushes. Leisure (2006) suggested the hydrology source for this wetland
is springs, surface water, and a shallow groundwater table.
The unnamed perennial creek that flows through the Middle Bench originates from 2 springs located on the
steep oakbrush hillside above the bench. These springs feed the creek year-round; the creek has been
channelized into a ditch adjacent to the ranch road for the length of the old wheat fields, then flows along
its apparent original course until it crosses off of SVR property onto the Veltus parcel, then back onto the
SVR south of Veltus. Fringe wetlands line the creek for this entire length to Veltus parcel. At the point
where the stream channel exits the Veltus parcel back onto the SVR, fringe wetlands no longer line the
channel. In fact, on the date of my 2022 site visit, there was no water at all present in the channel below
the Veltus parcel. There is also a wetland adjacent to the Hopkins Homestead that does not connect to the
perennial stream. This wetland is fed by a spring just above the Homestead and appears to have been the
location of an old embankment pond associated with the Homestead.
The 1999 wetland delineation report further documented that Landis Creek is entirely diverted at the Middle
Bench diversion but nevertheless established a 30-foot buffer along Landis Creek above and below the
diversion. The Corps suggested that if development is planned near Landis Creek, associated wetlands
could be delineated to more precisely define their presence or absence, location, and size. The Corps
approved the wetland delineation in a letter dated September 1, 1999 (Corps file number 199875502). In a
later memo to the Corps’ file, Ms. Leisure documented that there was no channel or wetlands apparent
below Shaky Lake due to the middle bench diversion; the Corps agreed and did not assert jurisdiction below
Shaky Lake.
In 2003 the project went through a series of minor revisions and Ms. Leisure completed an updated wetland
delineation on the Middle Bench wetlands. There was no change to Corps jurisdictional wetlands on the
Middle Bench. In 2006 Ms. Leisure was again requested to delineate wetlands on the Middle Bench. She
concluded that wetlands on the Middle Bench were largely the same as depicted in the 2003 delineation.
The 2006 project was not built.
In October 2022 Western Bionomics visited the Spring Valley Ranch and verified the previous delineation.
At the location of the Middle Bench stream, the 3 largest wetland areas were re-delineated as their
boundaries appeared to have changed. The methods and results of this delineation are included in the
following sections.
METHODS
Prior to preparation of this aquatic resource delineation report, pertinent background information was
reviewed, individuals familiar with the project were interviewed, and maps, aerial photos, and soil map unit
descriptions of the project area were obtained by Western Bionomics. Wetlands were delineated on the
parcel by Western Bionomics on October 3-6, 2022.
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
Since there are no plans to impact wetlands in the hay meadow south of County Road 115, there was no
new delineation conducted at that location. Rather, the site was observed from multiple locations; wetlands
appear similar to that which was mapped in 2006 and that is the mapping reproduced in this report.
Similarly, Landis Creek was evaluated along its entire length for presence or absence of wetland character;
wetlands were not formally delineated since the Conceptual Plan would only impact limited reaches of the
creek for road crossings.
Hopkins Reservoir was also examined in 2022; there are no wetlands associated with the Reservoir, most
likely due to the constantly fluctuating shoreline as the reservoir fills and empties.
My delineation focused on the unnamed perennial stream and springs on the Middle Bench. Sample plots
were established near the edge of each change in plant community type in order to ascertain whether the
site was a wetland or upland. Each sample plot was numbered and designated with flagging. Ecosystem
parameters (vegetation, soils, and hydrology) were characterized and recorded on field data forms at each
observation point, as per Army Corps guidelines (US Army Corps of Engineers Wetland Delineation
Manual, 1987; Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region, U.S. Army Corps of Engineers, 2010).
Based on observations of all three wetland parameters at each sample plot, wetland boundaries were
designated with fluorescent pink flagging. Boundary markers were individually numbered by Western
Bionomics and recorded by the surveyor to provide reference.
A point-to-point survey of the delineated boundaries of each wetland was conducted by Western Bionomics
using a sub-meter Garmin GeoXT datalogger, relative to the Colorado State Plane datum. The surveyed
aquatic resource boundaries were overlaid on a 2019 geo-referenced aerial photograph registered on the
Colorado State Plane datum. The map is located in Appendix A. The characteristics of vegetation, soils,
and hydrology within wetlands and uplands on the parcel are presented in Section 4 of this report.
RESULTS
Wetland sample plots at wetlands associated with the unnamed Middle Bench streamrevealed the boundary
between sites which exhibited all 3 wetland parameters and sites which were lacking one or more wetland
parameters. Based on the presence or absence of parameters, wetland boundaries were designated. A total
of 3.05 acres of palustrine emergent herbaceous wetlands were delineated along the Middle Bench
stream. Additionally, the 2006 delineation documented 69.5 acres of palustrine emergent herbaceous
wetlands in the hay meadow below County Road 115. Finally, wetlands are present along Landis
Creek that were not delineated. Based on the documented correspondence with the Corps that has
occurred with prior projects, a 3-mile reach of Landis Creek is jurisdictional from its headwater to
Shaky Lake. Below Shaky Lake, there are no jurisdictional waters.
5.1 AQUATIC RESOURCES
5.1.1 Overview
Aquatic resources mapped within the assessment area exhibit the characteristics set forth in Environmental
Laboratory (1987) and U.S. Army Corps of Engineers (2010). Wetlands along Landis Creek are
predominately PSS wetlands dominated by speckled alder, willow, twinberry honeysuckle, and hawthorn
with an understory of hydrophytic grasses and forbs. The adjacent uplands are dominated by chokecherry,
aspen, and Engelmann spruce with an understory of grasses and forbs.
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The Middle Bench stream is a densely vegetated PEM wetland dominated by beaked sedge (Carex
utriculata, Nebraska sedge (Carex nebrascensis), spreading bentgrass (Agrostis stolonifera), and a few
pockets of cattail (Typha latifolia). Sites mapped as wetland exhibit the presence of all 3 wetland
parameters (hydrophytic vegetation, hydric soil, and wetland hydrology). Wetland boundaries were
delineated where one or more wetland parameters were not observed in wetland sample plots.
Representative photographs are included in Appendix B.
Table 1. AQUATIC RESOURCES WITHIN THE SURVEY AREA
Aquatic Resource Name
Aquatic Resources Classification Aquatic
Resource Size
(acre)
Aquatic Resource
Size (linear feet)Cowardin Location (lat/long)
Hopkins Reservoir Open Water 39.532173°, -107.207787° Variable NA
Landis Creek PSS 39.524490°, -107.220875° Unknown 3 miles
Hopkins Homestead Wetland PEM 39.507676°, -107.210691° 1.25 ac NA
Middle Bench Stream PEM 39.510130°, -107.214735° 2.69 1.3 miles
The following sections provide details relative to physical characteristics present within the
assessment area.
5.1.2 Physical Characteristics
5.1.2.1 Soils
Soil survey information compiled by the Natural Resources Conservation Service (NRCS) identifies 17
mapping unit(s) within the limits of the project area (Table 2). Soils highlighted in blue are included on the
NRCS list of hydric soils. NRCS Custom Soil Report including the Soil Map is included in Appendix D.
Table 2. SPRING VALLEY RANCH SOIL MAP UNITSA
Map Unit
Symbol Map Unit Name
Acres
in AOI
Percent of
AOI
7 Almy loam, 12 to 25 percent slopes 1.8 0.0%
10 Anvik-Skylick-Sligting association, 10 to 25 percent slopes 256.3 4.2%
11 Anvik-Skylick-Sligting association, 25 to 50 percent slopes 1,018.7 16.7%
12 Arle-Ansari-Rock outcrop complex, 12 to 50 percent slopes 557.3 9.1%
18 Cochetopa-Antrobus association, 12 to 25 percent slopes 664.2 10.9%
19 Cochetopa-Antrobus association, 25 to 50 percent slopes 652.6 10.7%
34 Empedrado loam, 2 to 6 percent slopes 196.6 3.2%
35 Empedrado loam, 6 to 12 percent slopes 308.0 5.0%
48 Fughes stony loam, 3 to 12 percent slopes 109.6 1.8%
49 Goslin fine sandy loam, 3 to 6 percent slopes 24.6 0.4%
64 Jerry loam, 25 to 65 percent slopes 1,237.7 20.2%
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
Table 2. SPRING VALLEY RANCH SOIL MAP UNITSA
Map Unit
Symbol Map Unit Name
Acres
in AOI
Percent of
AOI
69 Kilgore silt loam 89.7 1.5%
72 Kobar silty clay loam, 12 to 25 percent slopes 13.3 0.2%
87 Morval-Tridellcomplex,12to 50 percent slopes 86.5 1.4%
94 Showalter-Morvalcomplex,5 to 15 percent slopes 11.0 0.2%
95 Showalter-Morvalcomplex, 15 to 25 percent slopes 874.9 14.3%
120 Water 12.1 0.2%
Totals for Area of Interest 6,115.8 100.0%
A Rows Highlighted in Blue are included on the NRCS List of Hydric Soils for Garfield County.
5.1.2.2 Vegetation
Within the boundaries of the assessment area, hydrophytic vegetation was dominant within delineated
wetlands. Hydrophytic vegetation was not observed to be dominant outside the wetland boundary. The
dominant plant associations can be broadly characterized as follows:
x Uplands dominated by mountain shrublands, aspen woodlands, mixed conifer forest, and irrigated
pasture.
x PSS wetlands dominated by speckled alder, willow, twinberry honeysuckle, and hawthorn with an
understory of hydrophytic grasses and forbs.
x PEM wetlands dominated by beaked sedge (Carex utriculata), Nebraska sedge (Carex
nebrascensis), spreading bentgrass (Agrostis stolonifera), and a few pockets of cattail (Typha
latifolia).
A list of vegetation found in the assessment area and its wetland indicator status can be found in Appendix
C. Vegetation on the assessment area is characteristic of that which is found on similar landscapes in Pitkin
and Garfield Counties.
5.1.2.3 Hydrology
The majority of the precipitation that falls on Spring Valley Ranch ends up seeping into the aquifer via
highly permeable fractured basalt flows, basalt talus, and colluvium comprised of granular soil and rock.
Most of the water on SVR never makes it to the Roaring Fork River. Landis Creek flows are entirely
diverted for agriculture well above Shaky Lake. Surface runoff is demonstrably low, as evidenced by
drainages along CR 115, where many of the natural drainage swales crossed by the road do not have culverts
and do not have the appearance of areas that transport or pond water. It is reported, by longtime residents
of the area, that only on occasions of extremely high snow melt or cloud burst, does flooding of the road
occur. Even the unnamed Middle Bench stream flow disappears prior to exiting the property.
The 100-year floodplain at the location of the project area has not been mapped by FEMA. Therefore, the
project area is not located within the limits of the 100-year floodplain.
Saturation within the root zone, inundation of the sample site, presence of one primary or 2 or more
secondary hydrological indicators was confirmed in all sample plots located in areas mapped as wetland.
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
5.1.3 Interstate or Foreign Commerce
No interstate or foreign commerce was observed to be associated with aquatic resources found on the site,
specifically recreation or other use by interstate or foreign travelers, sale of fish or shellfish in interstate or
foreign commerce or use by industries operating in interstate or foreign commerce, was observed or
documented.
AQUATIC RESOURCE DELINEATION
SUMMARY
A total of 3.05 acres of palustrine emergent herbaceous wetlands were delineated along the Middle Bench
stream. Additionally, the 2006 delineation documented 69.5 acres of palustrine emergent herbaceous
wetlands in the hay meadow below County Road 115. Finally, wetlands are present along Landis Creek
that were not delineated. Based on the documented correspondence with the Corps that has occurred with
prior projects, a 3-mile reach of Landis Creek is jurisdictional from its headwater to Shaky Lake. Below
Shaky Lake, there are no jurisdictional waters. Surface runoff is demonstrably low, as evidenced by
drainages along CR 115, where many of the natural drainage swales crossed by the road do not have culverts
and do not have the appearance of areas that transport or pond water. It is reported, by longtime residents
of the area, that only on occasions of extremely high snow melt or cloud burst, does flooding of the road
occur. Even the unnamed Middle Bench stream flow disappears prior to exiting the property. The 100-
year floodplain at the location of the project area has not been mapped by FEMA.
PROPOSED PROJECT
The Applicant is seeking an amendment to the approved Spring Valley Ranch PUD to establish a new PUD
Plan Map and PUD Guide to govern all future development of the property. This amendment is necessitated
to bring the plan forward to modern standards using contemporary planning practices while better
conforming to Garfield County’s current Comprehensive Plan goals and objectives.
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Spring Valley Ranch Aquatic Resource Delineation March 1, 2023
REFERENCES
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-
87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss.
Leisure, B. 2006. Wetland Delineation for Spring Valley Ranch, US Army Corps File Number 199875502.
Worley Parsons Komex, Golden, CO. On file at Western Bionomics, Steamboat Springs, CO.
Lichvar, R.W. and S.M. McColley. 2008. A Field Guide to the Identification of the Ordinary High Water
Mark (OHWM) in the Arid West Region of the Western United States: A Delineation Manual.
ERDC/CRREL TR-08-12. U.S. Army Engineer Research and Development Center, Cold Regions
Research and Engineering Laboratory, Hanover, NH.
Mersel, M.K. and R.W. Lichvar. 2014. A Guide to Ordinary High Water Mark (OHWM) Delineation for
Non-Perennial Streams in the Western Mountains, Valleys, and Coast Region of the United States.
ERDC/CRREL TR-14-13. U.S. Army Engineer Research and Development Center, Cold Regions
Research and Engineering Laboratory, Hanover, NH.
Riley, D.T. 2005. Regulatory Guidance Letter No. 05-05. Ordinary High Water Mark Identification.
http://www.usace.army.mil/Missions/Civil-Works/Regulatory-Program-and-Permits/Guidance-Letters/.
USDA Natural Resources Conservation Service. Soil Data Access Hydric Soils List. Available on the web
at https://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcseprd1316620.html [accessed May 18,
2017].
U.S. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation
Manual: Western Mountains, Valleys, and Coast Region (Version 2.0), ed. J. S. Wakeley, R. W. Lichvar,
and C. V. Noble. ERDC/EL TR-10-3. Vicksburg, MS: U.S. Army Engineer Research and Development
Center.
U.S. Army Corps of Engineers 2020. National Wetland Plant List, version 3.5.http://wetland-
plants.usace.army.mil. U.S. Army Corps of Engineers Engineer Research and Development Center Cold
Regions Research and Engineering Laboratory, Hanover, NH.
Western Bionomics Inc. Natural Resource Management Services
APPENDIX A – AQUATIC RESOURCE
DELINEATION MAP
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Landis Creek Below Shaky Lake. No wetland. Landis Creek Diversion.
Livestock pond that collects the majority of the Landis Creek Diversion
Western Bionomics Inc. Natural Resource Management Services
Middle Creek Bench Stream and Wetland
One of the headwater drainages for the Middle Bench Stream
Western Bionomics Inc. Natural Resource Management Services
Another Middle Bench Wetland
Hopkins Reservoir
Western Bionomics Inc. Natural Resource Management Services
APPENDIX C – PLANT LIST
Western Bionomics Inc. Natural Resource Management Services
Table 2. List of Plants on the Property, including Western Mountains, Valleys, and Coast
wetland indicator status A
Accepted
Symbol Scientific Name Common Name
Wetland Indicator
Status
WMVC
Region
AW
Region
ABLA Abies lasiocarpa Subalpine Fir FACU FACU
ACGL Acer glabrum Rocky Mountain Maple FACU FAC
ACMI2 Achillea millefolium Common Yarrow FACU FACU
AGCR Agropyron cristatum Crested Wheatgrass ------- -------
AGST2 Agrostis stolonifera Spreading Bent FAC FACW
ALIN2 Alnus incana Speckled Alder FACW FACW
AMAL2 Amelanchier alnifolia Saskatoon Service-Berry FACU FACU
ANCO Anthemis cotula Stinking Chamomile FACU
ARCO9 Arnica cordifolia Heart-leaf Arnica -----
BRCI2 Bromus ciliatus Fringed Brome FAC FAC
BRIN2 Bromus inermis Smooth Brome FAC FACU
BRMA4 Bromus marginatus Mountain Brome -----
CAAQ Carex aquatilis Water Sedge OBL OBL
CANE2 Carex nebrascensis Nebraska Sedge OBL OBL
CARO6 Carex rostrata Swollen Beaked Sedge OBL OBL
CAUT Carex utriculata Northwest Territory Sedge OBL OBL
CIAR4 Cirsium arvense Canadian Thistle FAC FACU
CRER Crataegus erythropoda Cerro Hawthorn FACU FAC
ELGL Elymus glaucus Blue Wild Rye FACU FACU
FRVI Fragaria virginiana Virginia Strawberry FACU FACU
GERI Geranium richardsonii White Crane's-Bill FAC FACU
JUAR2 Juncus arcticus Arctic Rush FACW FACW
JUCO2 Juncus confusus Colorado Rush FAC FAC
LOIN5 Lonicera involucrata Four-Line Honeysuckle FAC FAC
MAAQ2 Mahonia aquifolium Holly-Leaf Oregon-Grape FACU UPL
PASM Pascopyrum smithii Western-Wheat Grass FACU FAC
PHPR3 Phleum pratense Common Timothy FAC FACU
PIEN Picea engelmannii Engelmann's Spruce FAC FACU
PICO Pinus contorta Lodgepole Pine FAC FAC
POCO Poa compressa Flat-Stem Blue Grass FACU FACU
POPR Poa pratensis Kentucky Blue Grass FAC FAC
POAN3 Populus angustifolia Narrow-Leaf Cottonwood FACW FACW
POTR5 Populus tremuloides Quaking Aspen FACU FACU
PODI2 Potentilla diversifolia Mountain-Meadow Cinquefoil FACU FACU
Western Bionomics Inc. Natural Resource Management Services
Table 2. List of Plants on the Property, including Western Mountains, Valleys, and Coast
wetland indicator status A
Accepted
Symbol Scientific Name Common Name
Wetland Indicator
Status
WMVC
Region
AW
Region
PRVI Prunus virginiana Choke Cherry FACU FAC
PSME Pseudotsuga menziesii Douglas-Fir FACU FACU
ROWO Rosa woodsii Woods' Rose FACU FACU
SAME2 Salix melanopsis Dusky Willow OBL OBL
SASC Salix scouleriana Scouler's Willow FAC FAC
SOCA Solidago canadensis Canada Goldenrod FACU* FACU*
SYAL Symphoricarpos albus Common Snowberry FACU UPL
TAOF Taraxacum officinale Common Dandelion FACU FACW
THFE Thalictrum fendleri Fendler's Meadow-Rue FAC FAC
TRPR2 Trifolium pratense Red Clover FACU OBL
TYLA Typha latifolia Broad-Leaf Cat-Tail OBL FACU
A U.S. Army Corps of Engineers 2020. National Wetland Plant List, version 3.5.http://wetland-plants.usace.army.mil/
Western Bionomics Inc. Natural Resource Management Services
APPENDIX D – NRCS SOIL REPORT
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Spring Valley Ranch Impact Analysis March 1, 2023
APPENDIX B – WILDLIFE BASELINE
CONDITIONS AND MITIGATION PLAN
SPRING VALLEY RANCH WILDLIFE
BASELINE CONDITIONS &MITIGATION PLAN
Garfield County
March 1, 2023
Prepared For
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
and
9875 N. Tuhaye Park Drive
Kamas, UT 84036
WESTERN BIONOMICS INC
Natural Resource Management Services
31040 Willow Lane • Steamboat Springs, CO 80487
970-846-8223 •kscolfer@westernbionomics.com
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page i
1. INTRODUCTION ............................................................................................................................................ 1
2. CONCEPTUAL PLAN ....................................................................................................................................... 2
3. VEGETATION COVER TYPES ........................................................................................................................... 2
3.1 HIGHER ELEVATION PLATEAU ..................................................................................................................................... 2
3.2 MIDDLE ELEVATION SLOPES AND BENCHES ................................................................................................................... 4
3.3 LANDIS CREEK AND MINOR EPHEMERAL GULCHES .......................................................................................................... 4
4. WILDLIFE HABITAT ........................................................................................................................................ 6
4.1 FEDERAL AND STATE-LISTED SPECIES ............................................................................................................................ 6
4.2 ELK........................................................................................................................................................................ 6
4.3 MULE DEER ............................................................................................................................................................ 8
4.4 BLACK BEAR ............................................................................................................................................................ 8
4.1 RAPTORS .............................................................................................................................................................. 10
4.2 OTHER WILDLIFE SPECIES ........................................................................................................................................ 10
5. DEVELOPMENT ISSUES ................................................................................................................................ 10
5.1 DEVELOPMENT IN ELK WINTER RANGE ....................................................................................................................... 11
5.2 DEVELOPMENT IN ELK PRODUCTION RANGE ................................................................................................................ 11
5.3 DEVELOPMENT IN MULE DEER WINTER RANGE AND WINTER CONCENTRATION AREA ......................................................... 11
5.4 RECREATION CONFLICTS IN ELK AND MULE DEER WINTER RANGE ................................................................................... 11
5.5 GAME DAMAGE CONFLICTS ..................................................................................................................................... 12
5.6 BLACK BEAR .......................................................................................................................................................... 12
6. WILDLIFE MITIGATION OBJECTIVES: ........................................................................................................... 12
7. WILDLIFE IMPACT AVOIDANCE, MINIMIZATION, & MITIGATION PLAN ....................................................... 13
7.1 WILDLIFE IMPACT AVOIDANCE MEASURES .................................................................................................................. 13
7.1.1 Designated Open Space ....................................................................................................................... 13
7.1.2 Designation of Landis Creek Wildlife Corridor ..................................................................................... 13
7.1.3 Avoidance of Impacts to Active Raptor Nests ...................................................................................... 14
7.2 WILDLIFE IMPACT MINIMIZATION ............................................................................................................................. 14
7.2.1 Designation of Maximum Lot Coverage Ratios .................................................................................... 14
7.2.2 Designation of Maximum Lawn and Irrigated Landscaping Size ......................................................... 14
7.2.3 Trail Seasonal Use Restrictions ............................................................................................................ 14
7.2.4 Garbage, Trash, Compost, Containers ................................................................................................. 15
7.2.5 Pet Control Restrictions ........................................................................................................................ 15
7.2.6 Wildlife Damage .................................................................................................................................. 16
7.2.7 Golf Course and Open Space Management ......................................................................................... 16
7.2.8 Tree and Native Shrub Preservation .................................................................................................... 16
7.2.9 Weed Control ....................................................................................................................................... 17
7.2.10 Residential Landscaped Areas ......................................................................................................... 17
7.2.11 Security Enforcement ...................................................................................................................... 17
7.3 MITIGATION .......................................................................................................................................................... 17
7.3.1 Designation of Wildlife Habitat Reserves............................................................................................. 17
7.3.2 Establishment of a Wildlife and Wildfire Trust .................................................................................... 18
8. AMENDMENT AND ENFORCEMENT ............................................................................................................ 18
9. ENDORSEMENT ........................................................................................................................................... 19
10. ASSIGNMENT .............................................................................................................................................. 19
11. SIGNATURE PAGE ....................................................................................................................................... 20
APPENDIX A ......................................................................................................................................................... 21
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 1
1.INTRODUCTION
This report presents the baseline conditions of wildlife habitat on Spring Valley Ranch, describes the
impacts of proposed development on those habitats and the wildlife species that use them, and presents a
plan to avoid, minimize, and mitigate impacts to the degree practicable given the purpose and logistics of
the proposed development.
Spring Valley Ranch is located southeast of Glenwood Springs in unincorporated Garfield County. The
Ranch occupies 5908.43± acres in T6N, R88W, portions of Sections 14-16, 20-23, 26-29, & 32-34, at
39.516383°, -107.215993°. The property is comprised of 4 Garfield County parcels, identified as PINs
218720100168, 218716100169, 218733100152, & 218726200168. Elevation ranges from 6893’ MSL in
the lower elevation pasturelands, up to 9460’ MSL at the northern property boundary atop the southern
flank of Glenwood Canyon.
The parcel drains to the south predominately by Landis Creek but also by an unnamed perennial steam
that disappears into the ground prior to leaving the southern property boundary. Vegetation cover types
dominating the property include irrigated pasture grasses, herbaceous emergent wetland, sagebrush
shrubland, mountain shrubland, Gambel oak woodland, mountain grassland, aspen forest, mixed conifer
forest, and riparian shrubland along portions of Landis Creek.
The property has been subject to at least two prior development proposals, neither of which ever reached
fruition. As a consequence, wildlife resources have been well-documented over the years. Prior studies
include Pettersen (2007)1, Crockett (2000)
2, and Baumann (1998)3. These reports all addressed the
baseline conditions of the property, potential impacts to wildlife and wildlife habitats, and recommended
mitigation measures to accompany the development plans. These reports all provide extensive details
regarding the dominant plant communities on the site, are incorporated by reference, and summarized in
the following sections.
This WMP is organized according to specific habitat and wildlife issues. Where mitigation measures
apply to more than one issue, they are discussed only once under the most appropriate issue.
1 Pettersen, Eric. 2007. Wildlife Assessment Report for the Spring Valley Ranch. March 2007. Rocky Mountain Ecological
Services, Inc. Redstone, CO. On file at Western Bionomics, Steamboat Springs, CO.
2 Crockett, Allen. March 10, 2000. Wildlife Use, Impacts, and Mitigation, Spring Valley Ranch PUD. Shepherd Miller, Inc.,
Fort Colins, CO. On file at Western Bionomics, Steamboat Springs, CO.
3 Baumann, Timothy G. 1998. Wildlife Impact Assessment Report for Spring Valley Ranch Property. Western Consulting
Group. On file at Western Bionomics, Steamboat Springs, CO.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 2
2.CONCEPTUAL PLAN
Storied Development is seeking an amendment to the approved Spring Valley Ranch PUD to establish a
new PUD Plan Map and PUD Guide to govern all future development of the property. This amendment is
necessitated to bring the plan forward to modern standards using contemporary planning practices while
better conforming to Garfield County’s current Comprehensive Plan goals and objectives. Some of the
Applicant’s prioritized goals for this amendment are to maintain the same density in a more compact and
clustered format, provide double the amount of open space, provide significant publicly accessible
amenities, provide protected wildlife areas, and to provide a substantial number of deed-restricted
Community Housing units for residents of Garfield County. This proposed amendment accomplishes
these goals while significantly reducing required infrastructure and the overall footprint on the land.
The proposed amendment incorporates substantial modifications to arrive at much more desirable land
plan. The Conceptual Plan (Figure 1) maintains the approved density of 577 units in a more clustered
format while increasing the amount of Open Space by 100% (now 3,249 acres), providing a minimum of
700 acres of publicly accessible Open Space, providing a new public trailhead and 15-20 miles of new
public trails, providing 1100 acres of Wildlife Habitat Reserves, and conforming to the Residential Low
(RL) density Comprehensive Plan designation of 1 dwelling unit per 10 acres. Most of the Open Space
areas will be owned and managed by the Landis Creek Metropolitan District. The golf course and ski area
will be operated by a membership club as a separate entity.
3.VEGETATION COVER TYPES
Crockett (2000) provided a baseline description of the dominant vegetation on the Spring Valley Ranch.
His descriptions are summarized in this section, with modifications where necessary to account for
changed conditions. The Vegetation Map is displayed in Figure 2. Elevation at Spring Valley Ranch
varies from less than 6,900 feet in the southwestern comer to more than 9,400 feet in the northeastern
comer. Because of this wide elevation range, as well as differences in soil, slope, aspect, and historic land
use, the Spring Valley Ranch supports a broad variety of habitat types.
3.1 HIGHER ELEVATION PLATEAU
The highest part of the property is an undulating plateau dominated by a mosaic of mixed conifers
(Engelmann spruce, subalpine fir, and Douglas fir), aspen, and native meadows with a fringe of mountain
big sagebrush. North facing aspects within the mosaic support dense stands of Engelmann spruce and
subalpine fir, with varying amounts of Douglas fir. At the time Crockett prepared his report, he
documented aspen stands as relatively dense, with a lush understory of native grasses and forbs. At the
time of my site visit in 2022, many of the aspen stands in this area have converted to 2-storied stands. A
large portion, perhaps up to 90% of the mature aspens have died off, fostering abundant resprouting in the
understory, creating a cohort of sapling-sized aspen approximately 12’ tall beneath the towering older
cohort of mature trees.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 3
Figure 1. CONCEPTUAL PLAN
This is a conceptual plan that is intended to illustrate one potential way the property could be
developed consistent with the proposed PUD amendment. The final development plans for the property
may differ from this conceptual plan, subject to the final approved PUD Plan Map and PUD Guide.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 4
Portions of the open meadows are kept moist by snow accumulations and the runoff from adjacent hills
and ridges. A few small stock ponds have been created at low points in the meadows; some of the ponds
have a small wetland fringe. A larger pond, Hopkins Reservoir, was quite small at the time of my August
2022 site visit but has the capability to contain approximately 120 acre-feet at full pool. Because of a lack
of a consistent water surface elevation Hopkins Reservoir does not support wetland vegetation.
3.2 MIDDLE ELEVATION SLOPES AND BENCHES
The steep, southwest-facing slope below the upper plateau is cloaked by a dense, homogenous mountain
shrub community dominated by Gambel oak and serviceberry. This dense shrubland is broken by a few
clumps of quaking aspen along minor drainageways or seeps and larger clumps of Douglas fir in rocky
areas. In some places along the top of the slope, a zone of small, dense aspen forms a narrow transition
between the mountain shrubs and the upper plateau conifer-aspen-meadow mosaic.
At the base of the steep shrubby slope, nearly level benches were historically converted to agricultural
use. These former croplands have been re-seeded with native herbaceous species and are slowly
converting back to native grasslands. Left untouched, the abundant young sagebrush and rabbitbrush
suggest these meadows would eventually convert to sagebrush shrubland. Fringes of basin big sagebrush
and rabbitbrush around the non-native pastures and small grain fields suggest that the benches were
dominated by these shrubs prior to agricultural use.
Between the agricultural benches and County Road 115 is another, less extensive southwest facing
mountain shrub community dominated by Gambel oak, serviceberry, mountain mahogany, snowberry,
antelope bitterbrush, and wax currant. These slopes are punctuated by scattered individual Rocky
Mountain junipers and Douglas firs.
The slopes above the middle bench support a couple of springs, one which gives rise to the unnamed
stream that flows within a linear channel across the former wheat fields. The historic Hopkins homestead
is built adjacent to another spring which undoubtedly served as domestic water for the household.
3.3 LANDIS CREEK AND MINOR EPHEMERAL GULCHES
Landis Creek is the primary ecological connector between the higher and lower elevation habitats
described above and is one of the most important ecological features of the site. The section of the creek
that drops from the top of the plateau and across the upper portion of the expansive southwest-facing
slope carries water for most of the year as a result of a narrow, bedrock-confined gulch and input from
seeps. In this reach, Landis Creek supports a riparian community of aspen, Engelmann spruce, speckled
alder, willow, chokecherry, hawthorn, elderberry, twinberry, and a variety of lush grasses and forbs. The
combination of accessible water, lush foliage, and riparian trees and shrubs provides a preferential
movement corridor for wildlife and supports species that might not otherwise occur onsite.
The ecological value of Landis Creek is not consistent along its length. Stretches downstream from point
where surface flows are diverted for agricultural use are dry except during major runoff events. Because
of the lack of surface flows, and less topographic shading as the gulch becomes wider, reaches of Landis
Creek below the historic diversion point do not support a distinct riparian habitat.
Minor ephemeral drainageways also dissect the lower southwest-facing slopes but, like the lower reaches
of Landis Creek, do not have sufficient water to support riparian habitat. Some of these gulches are
marked by small ribbons of aspen or clumps of Douglas-fir.
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Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 6
4.WILDLIFE HABITAT
4.1 FEDERAL AND STATE-LISTED SPECIES
A list of threatened and endangered species was retrieved from the US Fish & Wildlife Service’s IPaC
site 4. IPaC provides a list of species and critical habitat that may occur on a site, based on location
information provided by an applicant. The IPaC list included the following species: Canada lynx (Lynx
canadensis), Gray Wolf (Canis lupus), Yellow-Billed Cuckoo (Coccyzus americanus), Mexican spotted
owl (Strix occidentalis lucida), Colorado pikeminnow (Ptychochelius lucius), Razorback Sucker
(Xyrauchen texanus), Humpback Chub (Gila cypha), Bonytail Chub (Gila elegans), Ute Ladies-tresses
(Spiranthes diluvialis).
The Spring Valley Ranch does not provide suitable habitat for Canada lynx foraging. While a dispersing
lynx may travel through the ranch, sufficient forage habitat is not present in sufficient acreage to entice a
lynx to stick around and hunt. Gray wolves are currently known from Moffat and Jackson Counties only.
Therefore, wolves are not considered likely to utilize habitat on Spring Valley Ranch. The project does
not include a predator management program. Yellow-billed cuckoo and Mexican spotted owl were
dropped from detailed analysis because their current distribution does not include the Spring Valley
Ranch. The big river fish were eliminated from further analysis since the project will not lead to new
water depletions, water quality degradation, or regulated flows that affect these fish. As a result of the
foregoing, development at Spring Valley Ranch will have no effect on federally listed wildlife species.
CPW lists a number of Species of Concern, State Threatened, and State Endangered Species
5. The only
species that has suitable habitat within the Spring Valley Ranch is the Greater Sage Grouse (listed as a
Species of Concern). Sage grouse used to be quite common in the greater Missouri Heights area
(Pettersen 2007). As the area was converted from sagebrush flats to agricultural meadows, and lately,
residential subdivisions, sage grouse have not been recently documented in the area. As a result,
development of Spring Valley Ranch will have no effect on state listed wildlife species.
4.2 ELK
Colorado Parks and Wildlife produces Species Activity Mapping (SAM) for a variety of species,
providing information on seasonal wildlife distributions. The information portrayed on these maps is
gathered at a variety of scales; CPW includes the following caveats with their mapping: “Discrepancies
may become apparent at larger scales; SAM data is a graphic representation of phenomena that are
difficult to reduce to two dimensions; animal distributions are fluid; animal populations and their habitats
are dynamic.” CPW SAM mapping provides an indication of general wildlife observations by District
Wildlife Managers and other CPW Biologists.
4 US Fish & Wildlife Service. November 8, 2022. List of species and other resources such as critical habitat under USFWS
jurisdiction that are known or expected to be on or near the project area. On file at Western Bionomics, Steamboat Springs, CO.
5 https://cpw.state.co.us/learn/Pages/SOC-ThreatenedEndangeredList.aspx
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Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
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Elk activity mapped on the property includes summer range
6, winter range 7, and production range 8
(Figure 3). The vast majority of the SVR property is mapped by CPW as elk winter range. Severe winter
range 9 is mapped on a small (<100 acres) portion of the southeastern corner of the property. Elk using the
property are managed as part of the Frying Pan River Herd (DAU E-16). The 2021 post-hunt population
estimate for this herd is 7,597 animals, with a bull/cow ratio of 20. The population objective for this herd
is 5,500-8,500 animals, and the bull ratio objective is 20 (CDOW 2013). The E-16 calf ratio has been
declining since 1996 (CPW 2013), a sign that herd productivity is declining and a concerning metric for
wildlife managers. Elk were observed on the property in early October during my site visit. Gambel oak
and mountain shrub communities found on the property provide important winter forage opportunities for
elk. These communities and aspen stands provide forage during the remainder of the year as well.
The dense mountain shrub community above the middle bench, in combination with several springs along
the slope provide security and water sought out by females during parturition. A total of 1,551 acres of
production range are mapped on these slopes by CPW as production range.
However, where elk calve varies from year to year depending on habitat and weather conditions. In those
years when there is snow remaining at mid to higher elevations, elk may calve at lower elevations than is
reflected in SAM mapping. In those years when there is an earlier spring green-up at higher elevations,
cow elk are likely to move into higher areas to calve. One constant is that elk cows require water within
one-half mile while calving.
4.3 MULE DEER
Mule deer activity mapped on the property includes summer range, winter range, and a winter
concentration area 10 (Figure 4). Deer on the property are managed as part of the Basalt herd, DAU D-53.
The population objective for DAU D-53 is 4,000-6,000 individuals, with a buck:doe ratio of 32-40. The
2021 post-hunt population is estimated at 4,262 with a buck:doe ratio of 29. The most recent 3-year
(2013-2015) average fawn:doe ratio is 45 fawns per 100 does (CPW 2020). CPW believes that this ratio
should yield a stable population.
4.4 BLACK BEAR
The Spring Valley Ranch falls within Black bear DAU B-11, located in the Roaring Fork and Eagle River
valleys. Annual bear mortality in B-11 has been increasing over the past 2 decades. The 10-year average
of annual bear mortality is 118 bears/year, and the 3-year average is 135 bears/year. Conflicts between
bears and humans are frequent, especially when natural foods are scarce and when garbage and other
human-related attractants are readily available. These conflicts are the combined result of increases in
both bear and human populations over the past several decades, increased availability of human-related
food sources, and more frequent poor natural food years. In B-11, bear conflict years are now the “new
normal.”
6 That part of the range of a species where 90% of the individuals are located between spring green-up and the first heavy
snowfall.
7 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.
8 That part of the overall range of elk occupied by the females from May 15 to June 15 for calving.
9 That part of the range of a species where 90 percent of the individuals are located when the annual snow pack is at its maximum
and/or temperatures are at a minimum in the two worst winters out of ten.
10 That part of the winter range of elk where densities are at least 200% greater than the surrounding winter range density during
the average five winters out of ten from the first heavy snowfall to spring green-up.
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Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 10
The property is mapped as a black bear fall concentration area, which is 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.
One bear was observed during 2022 field studies, and abundant evidence of their presence (scat, tree
scarring, etc.) was observed on the property.
4.1 RAPTORS
Raptors with suitable habitat on or near the Spring Valley Ranch property include golden eagle, red-tailed
hawk, Swainson's hawk, northern goshawk, Cooper's hawk, sharp-shinned hawk, northern harrier,
American kestrel, great homed owl, long-eared owl, northern pygmy-owl, and northern saw-whet owl.
According to Crockett (2000), a golden eagle nest has been mapped by CPW on north-facing slopes of
Glenwood Canyon, slightly less than 1 mile from the northwestern comer of the Spring Valley Ranch.
Golden eagles cover large home ranges in search of prey, and it is therefore likely that onsite areas such
as meadows at higher elevations and pastures at lower elevations are visited throughout the year. Golden
eagles have anecdotally been observed hunting over the lower slopes and agricultural lands on both sides
of the county road.
Northern harriers have also been anecdotally observed hunting across the agricultural meadows southwest
of the county road during both summer and winter.
4.2 OTHER WILDLIFE SPECIES
Additional wildlife species likely to use habitat present on Spring Valley Ranch include dusky (blue)
grouse, a broad variety of songbirds, woodpeckers, and corvids, small mammals such as bats, shrews,
mice, squirrels, and chipmunks, medium-sized mammals such as cottontail rabbit, porcupine, marten,
raccoon, red fox, coyote, and bobcat. Mountain lions are likely present during the winter as they are
attracted to locations where mule deer congregate. Since the entire parcel is within mule deer winter
range, mountain lion presence is likely during the winter.
5.DEVELOPMENT ISSUES
Adverse impacts associated with residential, golf, and winter recreation developments in areas of native
habitat include habitat loss through removal of vegetation, habitat loss through avoidance of the zone of
disturbance associated with human activity, habitat fragmentation, barriers to movement, and disturbance
or mortality from the actions of pets, primarily dogs. During preparation of this WMP, several issues
were identified as being the most significant with regard to development of Spring Valley Ranch and are
described in detail in the following sections. The plan presented below seeks first to avoid impacting
wildlife and their habitat. If impacts cannot be avoided, this plan provides measures to minimize wildlife
habitat impacts. Finally, if impacts cannot be avoided and have been minimized, the plan presents
opportunities to mitigate for those unavoidable impacts. These primary issues related to development at
Spring Valley Ranch include:
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 11
1)Impact to elk and deer by development and recreation in winter range.
2)Impact to elk by development and recreation in production range.
3)Impact to mule deer by development and recreation in winter range and in a winter concentration
area.
4)Potential game damage conflicts.
5)Black Bear/Human conflicts.
6)Mountain Lion/Human conflicts.
These issues have in large part driven the avoidance, minimization, and mitigation measures presented in
the Mitigation Plan (Section 7).
5.1 DEVELOPMENT IN ELK WINTER RANGE
CPW has identified the vast majority of the Spring Valley Ranch property as elk winter range. Spring
Valley Ranch homesites and access roads located within elk winter range will reduce the production of
winter forage and will also reduce security of winter range for elk. Domestic pets may harass the herd
when elk are in close proximity to building envelopes. Game damage is probable on ornamental trees and
shrubs unless unpalatable species are planted.
5.2 DEVELOPMENT IN ELK PRODUCTION RANGE
Elk that calve above the middle bench in the areas proposed for Mountain and Ranch neighborhoods, and
within the proposed ski area, will likely be displaced by the presence of houses and roads. These animals
will be expected to utilize sites farther from residential development for calving, yet within ½-mile of
waters, such as the Landis Creek and the spring-fed tributaries to the unnamed Middle Bench stream.
5.3 DEVELOPMENT IN MULE DEER WINTER RANGE AND WINTER
CONCENTRATION AREA
Similar to that of elk, the majority of Spring Valley Ranch is mapped by CPW as mule deer winter range.
Development in mule deer winter range will decrease the availability of forage within building envelopes
and potentially lead to game damage for ornamentals during the winter. The lower slopes of the ranch
immediately above CR 115 are mapped by CPW as a mule deer winter concentration area. Development
in winter concentration will have increased impacts on mule deer because by definition the density of
wintering deer is twice that of the surrounding winter range.
5.4 RECREATION CONFLICTS IN ELK AND MULE DEER WINTER RANGE
Winter recreation (backcountry skiing, cross country skiing, snowmobiling) in elk and mule deer winter
range (and deer winter concentration) represents potentially serious impacts to these animals since the
impacts occur when they are in a weakened condition, food supplies are low, and the ability to conserve
energy is critical to the animal’s survival. Recreationists cause a startle response in deer and elk, causing
animals to flee, requiring energy expenditures that may not be sustainable throughout the winter. The
result is decreased fitness in individuals and probable increased mortality.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 12
5.5 GAME DAMAGE CONFLICTS
Elk and deer cause damage by browsing on trees, shrubs, and other ornamental plantings; by feeding on
alfalfa and grass in fields, pastures, and haystacks; and by running through fences. Because Colorado
statutes require compensation to landowners for agricultural property damage by big game animals, CPW
personnel spend considerable time and effort preventing, investigating, and evaluating a variety of
damage problems each year.
Numerous preventative measures are available to minimize this conflict, including steps that can be taken
before the damage occurs. These include crop alternatives, lure crops, and changes in planting and
harvesting techniques. Other options include steps that can be taken after the damage has started,
including frightening devices, repellents, trapping, and hunting season modifications. In addition, habitat
enhancement efforts can entice elk and deer away from ornamental plantings and agricultural crops.
5.6 BLACK BEAR
Most conflicts between bears and people are linked to careless handling of food and/or garbage. Black
bears are opportunistic omnivores and they will eat almost anything, including human food, garbage, bird
food, and pet and livestock food when available. Once a bear has found the easily accessible, consistent
food source that human settlements can offer, it may overcome its natural wariness of people and visit
regularly, increasing the chance of a human/bear encounter.
6.WILDLIFE MITIGATION OBJECTIVES:
The goal of this WMP is to avoid, minimize, and/or mitigate the impact of the development on all wildlife
species using the property. Specific objectives include:
1)Avoid or minimize wildlife impacts that would have occurred with prior development plans for
Spring Valley Ranch.
2)Provide for continued utilization of seasonal wildlife habitats on the property.
3)Preserve the Landis Creek riparian corridor.
4)Minimize physical impacts to elk production range, elk and mule deer winter range, and habitat
for other wildlife species.
5)Minimize recreational disturbance to elk wintering and calving on the property.
6)Minimize recreational disturbance to mule deer wintering on the property.
7)Minimize human/wildlife conflicts by implementing homeowner occupancy and use restrictions.
8)Maintain habitat connectivity within and adjacent to Spring Valley Ranch.
9)Minimize the wildlife habitat impacts of homeowners’ amenities that include a comprehensive
trail system, golf course, and ski area.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 13
Avoidance, minimization, and mitigation measures will be memorialized in the Master Declaration of
Covenants, Conditions and Restrictions for Spring Valley Ranch P.U.D., as amended.. These measures
are presented in the following section.
7.WILDLIFE IMPACT AVOIDANCE,
MINIMIZATION, & MITIGATION PLAN
Recognizing that one of the attributes of the Spring Valley Ranch is the wildlife that occupies the area,
the development of the property has been designed to avoid impacts to wildlife habitat and to minimize
disturbances to wildlife to the extent practicable. In recognition that it is not practicable to avoid all
impacts to wildlife and its habitat, this plan includes mitigation measures designed to help offset the
impact of the development on wildlife. The terms and provisions of this Wildlife Mitigation Plan are
presented in the following sections.
7.1 WILDLIFE IMPACT AVOIDANCE MEASURES
7.1.1 Designated Open Space
The Conceptual Plan avoids direct impacts to 55% of the property by setting aside 3,249 acres as open
space. Conversely, the 2017 approved Spring Valley Ranch PUD included provisions for 1,590 acres
(26.9%) of the property to remain in open space. Open space will be owned and managed by the Spring
Valley Ranch Master Association (SVRMA).
7.1.1.1 Production Range
Recognizing that the availability of production range for elk is a key limiting factor for the Fryingpan
herd, the Development Plan avoids impact to 68% (1047 acres) of the mapped production range on Spring
Valley Ranch. These impacts have been avoided by placing the preserved areas in designated open space
and including seasonal access and use restrictions to provide solitude for elk during calving seasons.
Details regarding access and use restrictions are included in Section 7.2.3.
7.1.1.2 Winter Range
Recognizing that the availability of winter range for elk is a key limiting factor for the Fryingpan herd,
the Development Plan has avoided impacts to 54% (3,148 acres) of the elk winter range by placing it in
designated open space, much of which has seasonal access and use restrictions. Details regarding access
and use restrictions are included in Section 7.2.3.
7.1.2 Designation of Landis Creek Wildlife Corridor
Aside from the main access road, the Conceptual Plan avoids development within the Landis Creek
corridor. The vast majority of Landis Creek is wide open, providing elevational movements across the
property and between the two Wildlife Habitat Reserves. Access roads are unavoidable at 4 locations
where they cross Landis Creek. One location is at the uppermost reach of the property providing a road
between Aspen Ridge and North Mountain. The other 3 crossings are located at the point where Landis
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 14
Creek separates the Middle Bench and West Ridge locations. For the vast majority of the Landis Creek
corridor, wildlife movements will be facilitated by wildlife access to the Landis Creek riparian corridor.
7.1.3 Avoidance of Impacts to Active Raptor Nests
Prior to initiation of construction of infrastructure or facilities by the Declarant, Owner or Occupant, any
district, utility provider, the Golf Course, or the Association, a qualified biologist will be retained by the
developer or the Association to conduct a raptor nesting survey. If an active raptor nest exists on Spring
Valley Ranch, heavy outdoor construction (e.g. earth-moving and exterior house construction) shall be
prohibited within a radius of either 300 feet (if the nest is located in a conifer) or 400 feet (if the nest is
located in an aspen or cottonwood) until the young have fledged or the nest naturally fails. A typical
fledgling date for the area is July 1.
7.2 WILDLIFE IMPACT MINIMIZATION
7.2.1 Designation of Maximum Lot Coverage Ratios
Maximum lot coverage ratios are designated within each zone district (Appendix A). These ratios define
how much of the land within each lot, by zone district, can be impacted by a residential structure. Using
these maximum lot coverage ratios, development of residential structures on the Spring Valley Ranch will
impact approximately 360 acres. This number does not include land impacted by roads, driveways,
amenities, or mixed-use facilities, so the actual impacted acreage will be higher. However, by limiting
the size of dwelling units within each lot, physical impacts to wildlife habitat on each lot will be
minimized.
7.2.2 Designation of Maximum Lawn and Irrigated Landscaping Size
Impacts associated with lawns and associated irrigated landscaping will also be minimized outside the
Building Envelopes, and shall be subject to the following limitations:
1)Mountain zone district – no more than 4,000 square feet per Lot.
2)Ranch zone district – no more than 2,500 square feet per Lot.
3)Estate zone district – no more than 2,500 square feet per Lot.
7.2.3 Trail Seasonal Use Restrictions
Recognizing that the use of trails during certain times of the year can have adverse effects on wildlife, the
Association shall develop and may revise in consultation with a wildlife biologist a seasonal trail usage
plan. The plan shall restrict pedestrian, skier, biker, equestrian, and vehicle trail usage as appropriate so
as to minimize disturbance to wildlife during critical periods such as elk calving season from May 15 to
June 15, and mule deer winter concentration area from December 1 through April 15. The plan shall
apply to all areas of Spring Valley Ranch except the Residential, Mixed Use, and Open Space Golf zone
districts. The plan shall not apply to emergency vehicles and continued access pursuant to existing
easements for in-holdings and out-parcels not a part of Spring Valley Ranch.
Additionally, within the two Wildlife Habitat Reserves, all access shall be prohibited (excluding snow
plowing on the emergency access road located in the northern Reserve) from December 1 through April
15 to provide security for wintering elk and mule deer. Furthermore, access to the Northern Reserve will
be prohibited from May 15 through June 15 to preserve secure elk habitat during calving season.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 15
7.2.4 Garbage, Trash, Compost, Containers
No refuse, garbage, trash, grass, shrub, or tree clippings, plant waste, compost, metal, bulk materials,
scrap, rubbish, or debris of any kind shall be kept, stored, maintained or allowed to accumulate or remain
on any Lot or on Association Property except temporarily within an enclosed bear-proof structure
approved by the Design Review Committee. Any approved container containing such materials may be
placed next to the street not earlier than 6:00 a.m. on the designated morning of garbage collection and
must be returned to its enclosed structure that same day. Notwithstanding the foregoing, trash or garbage
shall not be kept outdoors unless it is within a locked, roofed, "bear proof" enclosure or in a "bear proof"
garbage container approved by Colorado Parks & Wildlife (CPW). Compost piles must also be contained
within "bear proof" enclosures. No garbage containers, trash cans or receptacles shall be maintained in an
unsanitary or unsightly condition, and except when placed for pickup, they shall not be visible from
another Lot or Association Property. All such refuse, garbage, trash, plant waste, compost, metal, scrap
materials, rubbish and debris shall be promptly removed from Spring Valley Ranch and shall not be
burned thereon. Compost structures and containers shall not be placed on a Lot, other than on District
property, subject to the reasonable approval of the Design Review Committee.
7.2.5 Pet Control Restrictions
Uncontrolled pets are a significant source of wildlife disturbance and mortality in human-occupied
wildlife habitats. Dogs have the ability to harass and kill wildlife, including big game, and domestic cats
are a significant source of mortality for songbirds. The potential negative impacts from this type of
disturbance (particularly from dogs) increases in severity in winter range and calving areas. It is during
winter and calving season that elk are most vulnerable to harassment. Thus, dogs and cats at Spring
Valley Ranch will be controlled by their owners and will not be allowed to roam free.
a)In order for a dog to be permitted on a Lot, the dog must either be kept indoors at all times or in a
fenced kennel, dog run, or invisible fence constructed within the Building Envelope on the Lot
pursuant to the prior written approval of the Design Review Committee. Dogs may never be kept
outdoors during the night unless such fenced enclosure is safe from predators. A permitted dog,
cat, or other household pet must be fenced or restrained at all times upon the Owner's or
Occupant's Lot, and shall not be permitted outside such Lot, except when on a leash not
exceeding 12 feet in length or undergoing obedience training under the direct control of the pet's
owner or the owner's representative. The Association shall have the right to designate specific
areas within Spring Valley Ranch where pets may be walked on leashes. All household pets shall
be properly immunized and otherwise maintained and cared for as required by applicable laws.
b)The Owner(s) of a Lot where a household pet is kept, as well as the legal owner of the pet (if not
such Owner) shall be jointly and severally liable for any and all damage and destruction caused
by the pet, and for any clean-up of the Owner's Lot, other Lots or property and streets and
sidewalks necessitated by such pet.
c)Pet food shall not be kept outdoors overnight. Bird feeders, including specifically hummingbird
feeders, shall not be kept outdoors overnight except during bear hibernation season.
d)With the exception of bird feeders as provided herein, the feeding, baiting, salting, or other means
of attracting wildlife to Lots or development facilities is prohibited.
e)The Association shall be responsible for enforcing the restrictions set regarding pets and shall
have the right and authority: i) to determine in its sole discretion that dogs, cats and other
household pets are being kept for commercial purposes, or are being kept in unreasonable
numbers, or are causing an unreasonable amount of noise or odor, or are otherwise a nuisance to
other Owners or Occupants, or that an Owner or Occupant is otherwise in violation of this
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 16
Section; and ii) to take such action or actions as it deems reasonably necessary to remedy the
violation, including without limitation the levying of fines and/or reimbursement assessments.
Also without limiting the generality of the foregoing, the Association may require the owner or
custodian of a dog that barks or howls excessively, or of a dog, cat, or other household pet that
harasses wildlife, has other offensive habits or otherwise violates the restrictions regarding pets,
to confine such animal indoors, or to permanently remove such animal from Spring Valley
Ranch.
f)Horses may be kept on Lots where allowed under the PUD Guide, subject in each instance to
such rules, regulations and conditions as may be adopted from time to time by the Association.
All hay storage must at a minimum be enclosed by an 8-foot mesh fence at the expense of the Lot
Owner which fencing must first be approved as to location and materials by the Design Review
Committee.
7.2.6 Wildlife Damage
The Declarant, for itself and its successors and assigns, including but not limited to all Owners and
Occupants and the Association, hereby waives and releases all claims against the State of Colorado, Parks
& Wildlife with regard to wildlife damage in Spring Valley Ranch.
7.2.7 Golf Course and Open Space Management
An Open Space Management Plan shall be developed with wildlife habitat preservation and wildfire
management in mind as a primary management goal. Pursuant to that plan:
a)All persons within the PUD are prohibited from chasing, scaring, frightening, disturbing or
otherwise harassing wildlife as a part of efforts to force wildlife off golf courses and open space
areas during the winter feeding and spring/summer production seasons.
b)The owner/operator of the golf course has the right to locally restrict wildlife from golf course
tees, greens, landscaping clumps and other sensitive areas by using temporary fencing and other
passive means. Any fencing erected will not restrict free movement of wildlife but will be used
only in small, isolated areas to help direct wildlife and/or people.
c)The Best Management Practices Plan for the golf course will be implemented to apply the proper
procedures for the application of fertilizers, herbicides, insecticides, and any other chemicals.
d)Disturbed ground caused by road construction will be reclaimed using native vegetation that is
less palatable to deer and elk.
7.2.8 Tree and Native Shrub Preservation
All Improvements within Spring Valley Ranch shall be located, designed, and constructed so as to
preserve and protect landmark trees to extent reasonable and feasible under the circumstances. This
restriction shall not apply to the removal or trimming of dead or diseased vegetation, or to reasonable and
necessary clearing by an Owner in connection with the construction of improvements on a site previously
approved by the Design Review Committee. The Design Review Committee may approve the thinning of
trees within view corridors from the main house but shall not grant such approval in locations where a
forest cover is essential for screening from neighboring home sites or from key points along roads. Any
violation of this Section shall subject the offending Owner to such penalties, fines and/or other conditions
as the Design Review Committee considers appropriate, including without limitation the withdrawal or
modification of previously granted development approvals, or the requirement that replacement trees or
shrubs of equivalent or different size and type be planted and maintained by the Owner. The existing
native vegetation shall be preserved in all areas lying outside the platted Building Envelopes, except for
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 17
such minimum disturbance as may be required in connection with underground utilities, irrigation and
drainage systems, and access driveways and approved driveway features.
The restrictions set forth in this Section shall not apply to activities undertaken pursuant to the Wildfire
Mitigation Plan or to activities of the Wildlife and Wildfire Trust that may be performed from time to
time by such Trust, Owners or Occupants, the Association, the District, or their respective successors or
assigns.
7.2.9 Weed Control
The Owner or Occupant of each Lot within a residential zone district shall be responsible for maintaining
healthy vegetation free of infestations of noxious weeds. The Association may inspect Lots periodically
and will notify the Owner and/or Occupant of any Lot with a noxious weed infestation that corrective
actions must be taken. If the Owner or Occupant does not correct the weed infestation within 10 days, the
Association may contract for the corrective work to be performed by a third party. Any such third party
shall have access to the Lot to perform such work, and the Owner and Occupant shall hold such third
party harmless from any liability associated with such access and corrective work. All such work shall be
at the expense of the Owner of the Lot on which such work is performed, and the Association shall have a
lien on such Lot for such expenses.
7.2.10 Residential Landscaped Areas
The use of native vegetation that is less palatable to deer and elk is encouraged within all residential
landscaped areas.
7.2.11 Security Enforcement
If the Association employs a private security company within the Spring Valley Ranch, the Association
may grant the security company the necessary authority to enforce the provisions and restrictions of
Covenants, including this Wildlife Mitigation Plan.
7.3 MITIGATION
7.3.1 Designation of Wildlife Habitat Reserves
The Development Plan designates 598 acres of the preserved open space in the northwest portion of the
property and 522 acres of preserved open space in the southwest portion of the property as Wildlife
Habitat Reserves. The two reserves are located in Planning Areas A, B, & H.
7.3.1.1 Northern Habitat Reserve
The Northern Habitat Reserve, located in Planning Area H, will be seasonally closed to public access
from December 1 through April 15 to provide security for elk during the winter. The northern Reserve
will also be closed to public access from May 15 through June 15 to provide secure habitat during elk
calving season. Because the emergency vehicle access road needs to remain clear during the winter, this
road will be plowed.
7.3.1.2 Spring Valley Wildlife Habitat Reserve
Where shown on the Conceptual Plan, the Spring Valley Pasture Wildlife Habitat Reserve
(located in Planning Areas A and B) will be seasonally closed to public access from December 1
through April 15 to provide security for elk during the winter. Additionally, the developer will
work with CPW to begin a restoration project in the pasture to return the pasture to a mountain
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 18
shrub plant community intended to provide cover and forage for elk during the winter. It is
anticipated that once vegetation matures, the former pasture will provide winter habitat for elk as
partial mitigation for habitat taken up by residential development elsewhere on the Ranch.
7.3.2 Establishment of a Wildlife and Wildfire Trust
7.3.2.1 Establishment
Transfer Assessments shall be levied on transfers of properties in the manner provided in this Article and
shall provide funding to a nonprofit organization established for such purposes and known as the Spring
Valley Wildlife and Wildfire Trust. Owner hereby covenants and agrees that a transfer assessment
(“Transfer Assessment”) based on a percentage of the Consideration paid on the transfer of any portion of
or interest in a property shall be due and payable by the transferee of such interest at the time of transfer
and shall apply to each transfer of any portion of or interest in the property. The Transfer Assessment
shall be a minimum of two-tenths of one percent (0.2%) of the Consideration for such transfer. Owner
hereby waives, on behalf of itself and its successors in title, any right to challenge the Transfer
Assessment on any basis. Transfer Assessments shall not be paid with respect to the transfer of any
property from the Declarant or its successor as an initial sale. Transfer Assessments and any increase or
decrease in the amount of Transfer Assessments above two-tenths of one percent (0.2%) shall be made,
established, and assessed as provided herein. The Association shall pay over to the Spring Valley
Wildlife and Wildfire Trust all Transfer Assessments immediately upon receipt. The Spring Valley
Wildlife and Wildfire Trust shall periodically review the Transfer Assessment program and make
recommendations to the Association regarding the amount thereof.
7.3.2.2 Purpose and Use of Transfer Assessments
The funds received by the Spring Valley Wildlife and Wildfire Trust from the Transfer Fee shall be used
(1) to acquire, through itself or through qualified entities, open space within or adjacent to the Spring
Valley Ranch, by deed, conservation easement, purchase of development rights or otherwise in order to
preserve the open, rural feeling of the Spring Valley Ranch; (2) to undertake projects, including in
cooperation with state and federal agencies and other non-profit entities, for the preservation,
enhancement and mitigation of wildlife and wildlife habitat and the control of weeds on common open
space property located within the Spring Valley Ranch and on adjoining public and private lands; (3) to
assist in the implementation of the Wildfire Mitigation Plan, in accordance with the Wildfire Mitigation
Report as the same may be revised from time to time; (4) to develop wildlife education and enjoyment
materials and facilities within the Spring Valley Ranch or for use by the owners, residents, guests and
employees thereof; and (5) to operate and maintain the Spring Valley Wildlife and Wildfire Trust,
including pursuing actions to collect and administer the Transfer Fee. Apportionment of the funds among
these purposes shall be determined by the Spring Valley Wildlife and Wildfire Trust in the exercise of its
discretion.
8.AMENDMENT AND ENFORCEMENT
It is understood that this WMP will be recorded as part of the Master Declaration of Covenants,
Conditions, and Restrictions for the Spring Valley Ranch P.U.D., as amended. Furthermore, this WMP
shall not be amended without the written consent of the local CPW District Wildlife Manager and
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 19
Garfield County Board of County Commissioners. No amendment shall require the approval of any
owner except the Declarant. No Owner shall be deemed to be a third-party beneficiary of this WMP, nor
shall this WMP be enforceable by any Owner, except the Declarant. If any conflict occurs between the
Association Documents and this WMP, the more restrictive provision shall take precedent. This entire
WMP, specifically those sections addressing dogs, fencing, garbage management, and noxious weed
control can be enforced by Spring Valley Ranch, CPW, or Garfield County.
9.ENDORSEMENT
By its execution of this document, CPW hereby agrees that the wildlife impacts associated with the
development of the Spring Valley Ranch PUD would be addressed were this plan to be implemented.
10. ASSIGNMENT
The Applicant/Declarant may, from time to time, assign its rights and obligations under this WMP by an
express assignment set forth in a recordable instrument to be recorded in the Garfield County records to
any person or entity acquiring an interest in the Spring Valley Ranch property. Such an assignment will
be deemed to have automatically occurred with any assignment of the Declarant's status under the Master
Declaration of Covenants, Conditions and Restrictions for the Spring Valley Ranch P.U.D. CPW and
Garfield County will be copied on any such assignments. From and after the date of such assignment, the
assignee(s) shall succeed to all obligations arising prior to and after the date of this WMP. Any
assignee(s) under this WMP may thereafter assign their rights and obligations under this WMP to other
such assignee(s), subject to the terms and provisions herein by an express assignment set forth in an
instrument in recordable form and recorded in the Garfield County records.
Spring Valley Ranch Wildlife Baseline Conditions & Mitigation Plan March 1, 2023
Page 20
11. SIGNATURE PAGE
For Storied Development LLC:
___________________________________________
Rich Wagner
Accepted and agreed to this ______ day of ______________, 2023.
For Colorado Division of Wildlife:
____________________________________________
Matt Yamashita, Area Wildlife Manager
Accepted and agreed to this ______ day of ______________, 2023.
Page 21
APPENDIX A
Dimensional building allowances and restrictions are defined for each Zone District in the Spring Valley
Ranch PUD Guide. Development of any lot, parcel or tract shall comply with the standards as identified
in the Zone District Dimensional Standards table (Table 1).
TABLE 1.ZoneDistrictDimensionalStandards
Zone District
Approx Lot
Size Range
Setbacks(feet)Max. Lot
Coverage
Ratio
Max.
FloorArea
Ratio
Max.
Building
Height
(feet)Front Rear Side
Pasture (P)
DF 50 50 10 2% 2% 35
Mountain (M)
DF 50 50 50 10% 15% 35
Ranch (R)2-5 ac 30 30 30 20% 30% 35
Estate(E)0.25-2 ac 25 25 25 35% 50% 35
Community Housing (CH)
Single Family DUs:0.15-0.25 ac 20 10 10 50% 75% 25
ဨ8QLW $WWDFKHG'8V 0.15-0.25 ac 20 10 10 50% 75% 25
0XOWLဨ8QLW'8V DF 20 20 20 50% 75% 35
3HUPLWWHG1RQဨ'8XVHV varies 20 20 20 20% 30% 35
Mixed Use (MU)1-25 ac 10 10 10 35% 50%
Open Space Golf (OSG)varies 20 20 20 N/A N/A 25
Open Space Recreation(OSR)varies 20 20 20 N/A N/A 25
Open Space Limited (OSL)
varies 75 75 75 N/A N/A N/A
Applying the Maximum Lot Coverage Ratio to the Number of Dwelling Units per Zone and the Zone
Density (in acres), we can calculate the total land area impacted by residential dwelling units (Table 2).
TABLE 2.Total Lot Coverage by Zone District
Zone District Acres in
Zone
# Dwelling
Units
Zone
Density
(ac)
Max Lot
Coverage
Ratio
Total
Coverage
per Lot (ac)
Total Lot
Coverage by
Zone (ac)
Pasture 200 1 200.00 2% 4.00 4.0
Mountain 1,012 106 8.50 10% 0.85 90.1
Ranch 777 249 3.60 20% 0.72 179.3
Estate 203 146 1.40 35% 0.49 71.5
Community Housing 30 75 0.41 50% 0.21 15.4
Total 2,022 577 360