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MASTER DECLARATION OF
COVENANTS,CONDITIONS AND RESTRICTIONS
FOR SPRING VALLEY RANCH P.U.D.
I II
HIllRAMDMRIMLld'WIM'iNhilIll
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TABLE OF CONTENTS
Page
ARTICLE I DECLARATION...........................................................................11
ARTICLE IIDEFINITIONS..........................................................................12
2.1 Act................................................................................12
2.2 AllocatedInterests..................................................................12
2.3 Annexable Property ..................................................................13
2.4 Annexation Deed .....................................................................13
2.5 Articlesof Incorporation..............................................................13
2.6 Assessment .........................................................................13
2.7 AssociationProperty .................................................................14
2.8 Budget..............................................................................14
2.9 BuildingEnvelope ....................................................................14
2.10 Bylaws .............................................................................14
2.11 Cabin Lot ...........................................................................14
2.12 Cabin Interest.......................................................................14
2.13 Club Property........................................................................15
2.14 Common Area........................................................................15
2.15 Common Expenses....................................................................15
2.16 Common InterestCommunity............................................................17
2.17 County..............................................................................17
2.18 Declarant...........................................................................17
2.19 DeclarationofEasements and Rights....................................................17
2.20 Deed of Trust........................................................................17
2.21 Design Guidelines....................................................................17
2.22 Design Review Committee .............................................................18
2.23 EstateLot ...........................................................................18
2.24 ExecutiveBoard......................................................................18
2.25 FeaturedBuilder......................................................................18
2.26 Household Pets.......................................................................18
2.27 Improvements ........................................................................18
2.28 Lease ...............................................................................I8
2.29 License Agreement ...................................................................18
2.30 Limited Common Area ................................................................19
2.31 Lot .................................................................................19
2.32 Master Association...................................................................19
2.33 Master Declaration...................................................................19
2.34 Master Rules and Regulations..........................................................19
2.35 Member .............................................................................19
2.36 Mortgage.............................................................................19
2.37 Mortgagee ........................................................................................19
2.38 Mortgagor ...........................................................................19
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2.39 Mountain Lot.........................................................................19
2.40 Notice and Hearing....................................................................19
2.41 Occupant.............................................................................19
2.42 Owner................................................................................20
2.43 PermittedExceptions..................................................................
2.44 Person...............................................................................
2.45 Plat.................................................................................
2.46 P.U.D.Plan..........................................................................
2.47 Real EstateTransferAssessment.........................................................20
2.48 RegisteredBuilder....................................................................20
2.49 Record or Recorded....................................................................20
2.50 Regular Assessment....................................................................21
2.51 Reimbursement Assessment ............................................................21
2.52 Shared Driveway......................................................................21
2.53 SpecialAssessment....................................................................21
2.54 SpecialDistrict......................................................................21
2.55 Subassociation.......................................................................21
2.56 SubassociationCommon Area...........................................................21
2.57 Supplemental Declaration..............................................................22
2.58 Supplemental Plat.....................................................................22
2.59 Water System.........................................................................22
2.60 WildfireMitigationPlan................................................................22
2.65 WildlifeMitigationPlan................................................................22
ARTICLE IIIGENERAL RESTRICTIONS APPLICABLE TO THE COMMON
INTEREST COMMUNITY..............................................................22
3.1 Master Development Control...........................................................23
3.2 Violationof Law,Insurance,Etc .........................................................23
3.3 GeneralMaintenance of Common InterestCommunity......................................23
3.4 ResidentialUse and Occupancy..........................................................24
3.5 New ConstructionRequired;No Temporary Buildingsor Occupancy...............25
3.6 BuildingEnvelopes....................................................................25
3.7 Design Guidelines....................................................................25
3.8 Annoying Light,
Sound or Odor .........................................................26
3.9 Noxious or OffensiveActivities;Nuisances;ConstructionActivities................26
3.10 No Hazardous orUnsafe Activities.......................................................27
3.11 No Woodburning Fireplacesor Stoves;Outside Burning;FireHazards.............27
3.12 No Firearmsor Hunting ................................................................27
3.13 No Unsightliness;OutsidePersonalPropertyStorageand ClothesDrying ........27
3.14 Vehicle Parking,Storage,Operationand Repair............................................28
3.15 Garages .............................................................................29
3.16 Restrictionson Equipment,Tanks,Antennae,SatelliteDishes,Etc ...................29
3.17 Restrictionson Mining or Drilling.......................................................30
3.18 Excavations..........................................................................30
3.19 No Interferencewith Waterways,Drainage or IrrigationSystems,orwith
Wetlands/RiparianHabitats.............................................................31
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3.20 Lakes,Ponds,Creeks,Ditches..........................................................
3.21 Lake Banks;Beaches..................................................................31
3.22 Fences and Walls......................................................................
3.23 Tree and Natural Shrub Preservation....................................................32
3.24 Use ofEasement Areas;UtilityInstallation.............................................33
3.25 Landscaping,Irrigation...............................................................33
3.26 Tennis Courtsand BasketballGoals......................................................34
3.27 Swimming Pools,Spas,and RelatedEquipment............................................34
3.28 Signs and Advertising.................................................................34
3.29 Camping and Picnicking...............................................................34
3.30 Soliciting...........................................................................34
3.31 No IndividualWater Wells or IndividualSewage DisposalSystems;
Exceptions...........................................................................34
3.32 Regulationof Pesticides...............................................................35
3.33 Maintenance of VisibilityatStreetIntersections..........................................35
3.34 Restorationof Improvements inthe Event of Damage or Destruction................35
3.35 Leases...............................................................................35
3.36 Right of Entry ........................................................................37
3.37 Damage by
Owners During Construction.................................................37
3.38 Restrictionson Resubdivision,PropertyRestrictions,and Rezoning..................37
3.39 Health,Safetyand Welfare..............................................................38
3.40 Implementationand Variances ..........................................................38
3.41 DeclarantActivities...................................................................39
3.42 Landowner Obligations................................................................39
3.43 Recognitionof Right-to-Farm...........................................................39
ARTICLE IV ROADS AND STREETS IN COMMON INTEREST COMMUNITY...............40
4.1 Ownership and Maintenance............................................................40
4.2 Easement forAccess...................................................................40
4.3 Reserved DeclarantRights..............................................................40
4.4 No LiabilityforGatehouses or Entry Gate or SecurityPatrol.............................41
4.5 RightsAppurtenant to Club Property.....................................................41
ARTICLE V WATER AND SEWER SYSTEMS .......................................................42
5.1 Water System.........................................................................42
5.2 Sewer System.........................................................................42
5.3 Ownership and Maintenance of Systems...................................................42
5.4 SprinklerIrrigationSystem..............................................................42
5.5 Ownership and Maintenance of SprinklerIrrigationSystem ..............................43
5.6 Easements ...........................................................................43
ARTICLE VI DESIGN REVIEW COMMITTEE .......................................................43
6.1 Establishmentof Design Review Committee ...............................................43
6.2 Establishmentof Sub committees.........................................................44
6.3 Meetings and Action of Committee.......................................................44
6.4 Compensation;Expenses ...............................................................44
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6.5 Records of Actions...................................................................44
6.6 Approvals in Annexed Areas...........................................................44
6.7 Design Guidelines...................................................................44
6.8 Design Review Fee...................................................................45
6.9 Re gistrationofBuilders...............................................................45
6.10 Design Review and ConstructionProcess................................................46
6.11 Submission of Plans,Specificationsand Data.............................................46
6.12 CriteriaforApproval or Disapproval....................................................47
6.13 Decisionsof Committee;Binding Effect.................................................47
6.14 Completion ofWork After Approval.....................................................47
6.15 Right to Inspect......................................................................48
6.16 Notice of Completion;Inspectionof Work;Correctionof Defects.....................48
6.17 Certificateof Compliance..............................................................49
6.18 Improvements Must Conform to Approvals...............................................49
6.19 Committee Power toGrant Variances....................................................49
6.20 NonliabilityforApproval or Disapprovalof Plans and Specifications,for
Issuanceof Certificatesof Compliance,or forRegistrationof Builders.............50
6.21 FeaturedBuilders....................................................................51
6.22 Enforcement.........................................................................51
ARTICLE VII ASSOCIATION PROPERTY.............................................................51
7.1 Use and Enjoyment of AssociationProperty..............................................51
7.2 Recreational,Healthand SocialFacilities................................................52
7.3 Master AssociationMay Regulate
Use of AssociationProperty.........................53
7.4 Master AssociationtoMaintainand Improve AssociationProperty...................53
7.5 No PartitionofAssociationProperty....................................................53
7.6 Owner LiabilityforOwner or Occupant Damage toAssociationProperty.........53
7.7 Damage orDestructiontoAssociationProperty...........................................54
7.8 Condemnation ofAssociationProperty...................................................54
7.9 TitletoAssociationPropertyUpon DissolutionofMaster Association..............54
7.10 Mechanic'sLienson AssociationProperty................................................54
ARTICLE VIII DECLARANT'S RESERVED RIGHTS ................................................55
8.1 Constructionof Improvements ..........................................................56
8.2 Sales,Marketing and Management........................................................56
8.3 Merger..............................................................................57
8.4 DeclarantControl ofMaster Association.................................................57
8.5 Annexation ofAdditionalProperties.....................................................57
8.6 Annexation Procedure.................................................................57
8.7 Annexation ofAdditionalUnspecifiedReal Estate.........................................58
8.8 Withdrawal Rights and Procedure.......................................................58
8.9 Effectof Expansion or Contraction.....................................................58
8.10 SubdivisionofLots orParcels..........................................................59
8.11 TransferofAdditionalPropertytoMaster Association.....................................59
8.12 Other Reserved Development Rights.....................................................59
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8.13 Owner Review,Acceptance and Waiver of Rights Re:P.U.D.Plan and
Declarant'sReserved Rights ............................................................60
8.14 DeclarantAs Attorney-in-FactforOwners.................................................60
8.15 Transferof Declarant'sReserved Rights ..................................................60
8.16 Terminationof Declarant'sReserved Rights ...............................................60
ARTICLE IX EASEMENTS............................................................................61
9.1 Easements forIncidentalEncroachments .................................................61
9.2 BlanketMaster AssociationUtilityand Drainage Easement Over Streets,
Roads,Shared Driveways,and AssociationProperty.......................................61
9.3 Master AssociationAdministrativeEasement Over StreetsRoads Shared
Driveways,and AssociationProperty....................................................61
9.4 DeclarantEasement Over Streets,Roads,Shared Driveways,and
AssociationProperty..................................................................61
9.5 Utility,Drainage,and/orIrrigationEasements..............................................62
9.6 Water Body Maintenance Easements .....................................................62
9.7 Fence Maintenance Easements ..........................................................62
9.8 Berm Maintenance Easements...........................................................62
9.9 Equestrian/PedestrianTrailEasement ....................................................63
9.10 Pedestrian/BikeTrailEasement..........................................................63
9.11 ConservationEasement.................................................................63
9.12 Open Space
and WildlifeMovement CorridorEasements..................................64
9.13 DefensibleSpace,FuelsReduction Easements and FuelbreakEasements..........64
9.14 Meadow ParcelEasement ..............................................................64
9.15 Park Easements .......................................................................64
9.16 Shared Driveway Easements............................................................65
9.17 Easements forBenefitof Club Property..................................................66
9.18 Blanket Emergency ServicesEasement....................................................66
9.19 Easements Deemed Created............................................................66
9.20 Restrictionson Owners inEasement Areas................................................66
9.21 Recorded Easements and Licenses.......................................................67
ARTICLE X WILDFIRE MITIGATION PLAN ........................................................67
10.1 WildfireMitigationPlan................................................................67
10.2 Access,Inspectionand Enforcement .....................................................67
10.3 DefensibleSpace and DefensibleSpace Easement ..........................................67
10.4 FuelsReduction Easement..............................................................68
10.5 Fuelbreak Easement....................................................................68
10.6 Linked DefensibleSpace and OverlotThinning............................................68
10.7 UniversalConstructionStandards.......................................................68
10.8 SpecificConstructionStandards.........................................................69
ARTICLE XI WILDLIFE MITIGATION PLAN.........................................................69
11.1 WildlifeMitigationPlan................................................................69
11.2 Garbage,Trash;Compost,Containers..............................................................69
11.3 Animals and Wildlife..................................................................69
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11.4 Raptor Nest Protection................................................................
11.5 WildlifeDamage.......................................................................71
11.6 Wetlands and RiparianAreas............................................................
11.7 Golf Course and Open Space Management.................................................
71
11.8 TrailSeasonalUse Restrictions.........................................................72
11.9 Tree and NaturalShrub Preservation....................................................72
11.10 Weed Control........................................................................72
11.11 ResidentialLandscaped Areas...........................................................73
11.12 SecurityEnforcement..................................................................73
ARTICLE XII REAL ESTATE TRANSFER ASSESSMENTS TO THE WILDLIFE
AND WILDFIRE TRUST.............................................................73
12.1 Establishment........................................................................73
12.2 Purpose and Use ofTransferAssessments ................................................73
12.3 Definitions..........................................................................74
12.4 Exclusions...........................................................................75
12.5 Payment and Reports ..................................................................78
ARTICLE XIII MASTER ASSOCIATION................................................................78
13.1 Master Association...................................................................78
13.2 Master AssociationExecutiveBoard......................................................78
13.3 Membership in Master Association......................................................79
13.4 Voting Rights
of Members...............................................................79
13.5 PeriodofDeclarantControlofMaster Association.........................................80
13.6 TerminationofContractsand Leases of Declarant..........................................82
13.7 Master Association/Subassociations...................................................83
ARTICLE XIV POWERS AND DUTIES OF MASTER ASSOCIATION ...............................83
14.1 GeneralPowers and Dutiesof Master Association.........................................83
14.2 Power toGrant Easements..............................................................83
14.3 Power to Convey or Encumber AssociationProperty........................................83
14.4 GeneralPower toProvideServicesand Facilitiesto Owners..............................84
14.5 Power toProvideServicesto Subassociations.............................................84
14.6 Power toProvide SpecialServicesto Owners...............................................85
14.7 Power to Charge for SpecialAssociationPropertyUses and Special
Master AssociationServices............................................................85
14.8 Power to Acquire Propertyand ConstructImprovements...................................85
14.9 Power to Adopt Master Rules and Regulations............................................85
14.10 Power toContractwith Employees, Agents,
Contractors,Districts,
Consultantsand Managers...............................................................86
14.11 Power to Assign Future Income..........................................................86
14.12 Duty toAccent Propertyand FacilitiesTransferredby Declarant.......................86
14.13 Duty to Maintainand Care forAssociationProperty........................................87
14.14 Duty to Pay Taxes.....................................................................87
14.15 Duty to Keep Master AssociationRecords.................................................87
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14.16 Duty to Support Design Review Committee ..............................................87
14.17 Insurance...........................................................................87
14.18 Damage to Common InterestCommunity .................................................92
ARTICLE XV ASSESSMENTS .....................................................................93
15.1 Assessment Obligationand Lien........................................................93
15.2 StatutoryLien........................................................................94
15.3 Lien SuperiortoHomestead and Other Exemptions ........................................94
15.4 Priorityof Lien.......................................................................94
15.5 PerfectionofLien ....................................................................95
15.6 Regular Assessments..................................................................95
15.7 Master AssociationBudget.............................................................96
15.8 ReservesFund Account ...............................................................97
15.9 SpecialAssessments ..................................................................97
15.10 Reimbursement Assessments...........................................................97
15.11 Effectof Nonpayment of Assessments;Remedies ofthe Master
Association.........................................................................98
15.12 StatementofUnsaid Assessments .......................................................98
15.13 Assessments forTort Liability.........................................................99
15.14 Working Capital
Fund..................................................................99
ARTICLE XVI EMINENT DOMAIN...................................................................100
16.1 Definitionof Taking ..................................................................100
16.2 Representationin Condemnation Proceedingsof AssociationProperty...........100
16.3 Award forAssociationProperty.........................................................100
16.4 Taking of Lots........................................................................100
16.5 Miscellaneous........................................................................101
ARTICLE XVII GENERAL PROVISIONS ...........................................................101
17.1 DurationofMaster Declaration.........................................................101
17.2 Terminationof Common InterestCommunity .............................................101
17.3 Amendment of Master Declarationand Plat...............................................101
17.4 Compliance;Enforcement ..............................................................102
17.5 Rights ofFirstMortgagees..............................................................103
17.6 Club Propertyand Facilities..........................................................104
17.7 Club PropertyHazards,Risksand Liabilities;Disclosure,Assumption of
Risk,Releaseand Indemnification.......................................................105
17.8 Notice...............................................................................107
17.9 No DedicationtoPublicUse............................................................107
17.10 InterpretationofMaster Declarationand Supplemental Declarations,
Conflictswith Act.....................................................................107
17.11 ConflictWith Plats...................................................................107
17.12 No Express or Implied Covenants on Lands Not Annexed...............................108
17.13 ViolationsConstitutea Nuisance.........................................................108
17.14 Declarant'sDisclaimerof Representationsand Warranties...............................108
17.15 Captions .............................................................................108
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17.16 SingularIncludesPlural...............................................................108
17.17 Remedies Cumulative .................................................................109
17.18 Costs and Attorneys'Fees ..............................................................109
17.19 Governing Law;Jurisdiction..........................................................109
17.20 Severability..........................................................................109
17.21 DisclaimerRegarding Safety............................................................109
ARTICLE XV IIIDISPUTE RESOLUTION ...........................................................109
18.1 AlternativeMethod forResolvingDisputes...............................................109
18.2 Claims ..............................................................................109
18.3 Exemptions ..........................................................................110
18.4 Noticeof Claim.......................................................................110
18.5 Timely Initiation......................................................................111
18.6 Right tobe Heard......................................................................111
18.7 Right to Inspectand Repair.............................................................111
18.8 Good FaithNegotiations...............................................................112
18.9 Mediation............................................................................112
18.10 Arbitration..........................................................................113
18.11 Consensus forMaster AssociationAction.................................................115
18.12 LiabilityforFailuretoMaintain an Action................................................116
18.13 UtilizationofFunds Resultingfrom theCause ofAction .................................116
18.14 ExclusiveRemedy ....................................................................I16
18.15 Costs................................................................................116
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MASTER DECLARATION OF COVENANTS,CONDITIONS AND RESTRICTIONS
FOR SPRING
VALLEY RANCH P.U.D.
THIS MASTER DECLARATION OF COVENANTS,CONDITIONS AND
RESTRICTIONS FOR SPRING VALLEY RANCH P.U.D.(the "Master Declaration"),
effectivethis 1 day of usec alp ismade and enteredintoby Spring
Valley
Holdings,LLC,a Delaware limitedliabilitycompany (the"Declarant").
RECITALS
1.Declarant isthe owner of thatcertainrealproperty situatedin GarfieldCounty,
Colorado,known as Spring Valley Ranch P.U.D.(Phase I),as more particularlydescribedon
ExhibitA attached hereto and by reference made a part hereof (the "Common Interest
Community").
2.Declarant is also the owner of certaincontiguous and non-contiguous real
propertiesthat are more particularlydescribed on ExhibitB attachedhereto and by reference
made a parthereof (the"Annexable Property").
3.The Common InterestCommunity and most of theAnnexable Propertyhave been
approved for development pursuant to a Planned Unit Development by the County of Garfield,
Stateof Colorado,pursuantto ResolutionNo.2008-55,recorded as Reception No.747015 and
ResolutionNo.2008-56,recorded as Reception No. 747016 oftherealestaterecordsof Garfield
County,Colorado and incorporatedhereinby thisreference(the"P.U.D.Plan").
4. Declarant intends to develop the Common InterestCommunity as a planned
community under the Colorado Common
InterestOwnership Act.Declarantreservesthe right,
but shallhave no obligation,to annex to the Common InterestCommunity from time to time
some or,allof (i)the Annexable Property,and/or (ii)additionalunspecifiedreal estateto
develop such property as part of the planned community.Each such annexation shallbe
accomplished by the recordingof a Supplemental Declaration,togetherwith a Supplemental Plat
or Map,which describe and depict any new Lots,Common Areas and/or Subassociation
Common Areas thereby added to the Common InterestCommunity,and which describeany
Common Elements or Limited Common Elements and any Cabin Intereststherebycreated.The
Supplemental DeclarationshallincorporatethisMaster Declarationby referenceand shallset
forth such amendments to the Master Declarationand such additionalcovenants,conditions,
uses,restrictions,and reserveddevelopment rights
as may be applicableto the annexed property.
5.Under the presentP.U.D.Plan,Five Hundred Fifty-Eight(558) legallyseparate
Lots and Nineteen (19)multi-familyunitsare permittedtobe createdand developed.With the
potentialadditionto the Common InterestCommunity ofAnnexable Propertythatisnotcovered
by theP.U.D.Plan,and of additionalunspecifiedrealestate,themaximum number of Lots that
may realisticallybe createdand thatDeclarantreservesthe rightto createwithin the Common
InterestCommunity is Five Hundred Fifty-Eight(558)Lots.Declarant reservesthe rightto
furtherdividetheCabin Lotsintoundivided intereststobe known as "Cabin Interests."
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6.SpringValley Ranch Master Association,a Colorado non-profitcorporation,has
been formed as a master associationto exercisethefunctionssetforthhereinand to own, lease,
hold,operate,care for and manage certainproperty forthe common benefitof Owners and
Occupants of Lots within,and of any otherperson acquiring
an interestin,theCommon Interest
Community.
7.Declarant desiresto establishcovenants,conditionsand restrictionsupon the
Common InterestCommunity and allpropertiesthat may hereafterbe annexed thereto,and
certainmutually beneficialrestrictionsand limitationswith respecttothe proper use,occupancy,
improvement and enjoyment thereof,allforthe purposes of enhancing and protectingthe value,
desirabilityand attractivenessof theCommon InterestCommunity and enhancing the qualityof
lifewithinthe Common InterestCommunity.
8.Declarantdesiresand intendsthat the Owners,Mortgagees, Occupants
and all
other Persons hereafteracquiringany interestin the Common InterestCommunity shallat all
times enjoy the benefitsof,and shallhold theirinterestssubjectto,the covenants,conditions,
restrictions,assessments,charges,servitudes,liens,reservationsand easementscontainedinthis
Master Declaration,as itmay be amended from time to time by Supplemental
Declarationor
otherwise.
ARTICLE I
DECLARATION
NOW,THEREFORE,forthe purposes setforthabove and herein,Declarantforitself
and itssuccessorsand assignshereby declaresthatthe Common InterestCommunity and all
other property which becomes subject to this Master Declarationin the manner hereinafter
provided,and each partthereof,shallbe owned, held,transferred,conveyed,sold,leased,rented,
hypothecated,encumbered, used,occupied,improved,altered,maintainedand enjoyedsubjectto
the covenants,conditions,restrictions,assessments,charges,servitudes,liens,reservations,
exceptions,easements,privileges,rightsand other provisionshereinafterset forth,for the
durationhereof,allof which are declaredto be part of,pursuant to,and in furtheranceof a
common and generalplan of development, improvement,
enhancement, use,occupancy and
enjoyment of theCommon InterestCommunity,and allof which shallrun with thelandand be
binding upon
and inureto the benefitof (i)the Common InterestCommunity and every part
thereof,(ii)Declarant and itssuccessors and assigns,(iii)the Master Associationand its
successorsand assigns,(iv)every Member of the Master Association,and (v)all Owners,
Occupants and otherPersons having or acquiringany right,
titleor interestin or totheCommon
InterestCommunity or any part
thereof,or any Improvement
thereon,and theirrespectiveheirs,
personalrepresentatives,successorsand assigns.Provided always,thatto the extentthisMaster
Declarationprovides thatDeclarantshallnot be bound by or is exempt from the applicationof
certaincovenants,conditionsand restrictionscontainedherein,Declarantshallnotbe considered
subjecttosuch covenants,conditionsorrestrictions.
Notwithstandingthe foregoing,inno eventshalltheAnnexable Propertyor any portion
thereofbe burdened orbenefitedby or otherwisesubjectto any of thetermsor provisionsof this
Master Declarationuntilsuch propertyhas been annexed totheCommon InterestCommunity,at
Declarant'ssoleoption and discretion,and expresslysubjectedto the termsand provisionshereof
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(and any
amendments hereof affectingthe annexed property as may be contained in the
Supplemental Declarationtherefore),allas more particularlyprovided herein.This Declaration
shallbe recorded in GarfieldCounty,Colorado and shallbe indexed in theGrantee'sindex inthe
name of Spring Valley Ranch and theMaster Associationand intheGrantor'sIndex inthename
of Spring ValleyHoldings,LLC.
ARTICLE II
DEFINITIONS
Unless otherwiseexpresslyprovided herein,the followingwords and phraseswhen used
in thisMaster Declarationshallhave the meanings hereinafterspecified.
2.1 Act. "Act"shallmean the Colorado Common InterestOwnership Act as setforth
inC.R.S.38-33.3-101,et seq.,asthe same may be amended from timetotime.
2.2 AllocatedInterests."AllocatedInterests"means theCommon Expenses liability
and the votes in the Master Associationallocatedto each Lot and each Cabin Interest,which
interestsareallocatedasfollows:
(a)The Common Expenses liabilityforeach Lot iscalculatedon thebasisof
a fraction,thenumerator of which isone (1)and the denominator of which isthe total
number ofLots in theCommon InterestCommunity asofthedateofthecalculation.The
denominator may be increasedfrom time to time by the Declarantupon the additionof
Lots totheCommon InterestCommunity,which can be conveyed tothirdparties.Such
fractionis then multipliedby the Common Expenses or the Assessment in questionto
determine that Lot's share thereof. The Common Expenses liability
of a Lot is
determinedwithoutreferencetothe size,location,value oruse oftheLot.
(b)Ifa Cabin Lot isdividedintoCabin Interestspursuantto a Supplemental
Declaration,the Common Expenses liabilityforthatLot shallbe reallocatedin equal
sharesamongst theCabin Interestscreatedforthe Lot. For example,ifa Lot isdivided
intoundividedone-fourth(1/4)Cabin Interests,the Common Expenses liability
for each
such Cabin Interestshallbe 25 percent of the Common Expenses liability
allocatedto
thatLot.
(c)Four (4)votes in the Master Associationare allocatedto each Lot in the
Common InterestCommunity.
(d)Ifa Cabin Lot isdividedintoCabin Interestspursuantto a Supplemental
Declaration,thevotesallocatedtothatCabin Lot shouldbe reallocatedequallyamongst
theCabin InterestscreatedfortheLot.For example,ifa Lot isdividedintoundivided
one-fourth(1/4)Cabin Interests,one (1)voteintheMaster Associationshallbe allocated
toeach such Cabin Interest.
(e)The foregoingallocationsmay not discriminatein favorof Lots or Cabin
Interestsowned by Declarantor an affiliateofDeclarant.
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(f)IfLots are added toor withdrawn from the Common InterestCommunity,
(i)the Common Expenses liabilityfor each Lot shallbe reallocatedon the basisof a
fraction,the numerator of which is one (1)and the denominator of which isthe total
number ofLots intheCommon InterestCommunity following
theadditionorwithdrawal
of such Lots,and (ii)four (4)votes in the Master Associationshallcontinue to be
allocatedto each Lot in the Common InterestCommunity following
the additionor
withdrawalof such Lots.
2.3 Annexable Property."Annexable Property"means thatcertainrealproperty
described on attached ExhibitB,which property has not yet been annexed to the Common
InterestCommunity or made subjectto the terms and provisionsof thisMaster Declaration.In
thesolediscretionof Declarant,allor a portionofthe Annexable Propertymay from timeto time
be annexed to,and made a part of,theCommon InterestCommunity inthemanner provided in
thisMaster Declaration.
2.4 Annexation Deed "Annexation Deed"means,foreach particularportionof the
Annexable Property,thefirstto occur any of (a)the firstdeed,executed by theOwner of such
portionotherthanthe Declarant,which shallbe recordedaftertherecordationofthisDeclaration
by which titleto such portionof theAnnexable Property shallbe conveyed by
such Owner to
anotherparty,(b)anotherinstrument executedby theOwner of such portion,and ifsuch Owner
isotherthan Declarant,containingtheexecutedand acknowledged writtenconsentof Declarant
to such instrument,referringtothisDeclarationand statingthatsuch instrumentsshallconstitute
an Annexation Deed forsuch portionof theAnnexable Property forthe purposes hereof,or (c)
any deed made in connection with an involuntarytransferof such portion of the Annexable
Property,including,without limitation,any treasurer'sdeed made inconnectionwith a taxsaleof
such portionof the Annexable Property or any sheriffsdeed or public trustee'sdeed made in
connection with any foreclosure,whether a judicialforeclosureor a foreclosurethrough the
public trustee,of a Mortgage,as defined in thisDeclaration,encumbering such portionof the
Annexable Property,or any deed inlieuof foreclosureof any such Mortgage;provided,however
that,notwithstandingthe foregoing,the term "Annexation Deed"shall,without limitation,not
include any of (i)any deed from the Owner,other than Declarant,of such portion of the
Annexable Property to another party if such deed shallexpresslyreferto thisDeclarationand
statethatsuch deed shallnot constitutean Annexation Deed forthe purposes hereofand shall
containthe executed and acknowledged writtenconsentof Declarantthatsuch deed shallnot
constitutean Annexation Deed for the purposes hereof,or (ii)any bona fide Mortgage
encumbering such portion of the Annexable Property,provided that,as is more particularly
provided above,a deed made in connectionwith,or in lieuof,a foreclosureof such Mortgage
shallconstitutean Annexation Deed forthepurposes hereof.
2.5 Articlesof Incorporation."Articlesof Incorporation"or "Articles"means the
Articlesof Incorporationof Spring Valley Ranch Master Association,which have been filedwith
theofficeof the Secretaryof Stateof the Stateof Colorado,as thesame may be amended from
time totime.
2.6 Assessment. "Assessment"means a Regular Assessment,SpecialAssessment,
Reimbursement Assessment,orReal EstateTransferAssessment.
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2.7 AssociationProperty."AssociationProperty"means,totheextentof theMaster
Association'sinteresttherein:(a)allrealand personalproperty,includingImprovements,now or
hereafterowned or leased by the Master Association,(b)allCommon Areas now or hereafter
owned,leasedormaintainedby theMaster Association,togetherwiththe Improvements thereon;
(c)alleasements createdor reserved on any Plat,or Supplemental Plat,or in thisMaster
Declarationor in any Supplemental
Declaration,or in any separateagreement,
for the use and
benefitof theMaster Associationand/orthe Owners,and (d)any water rights,ditchrights,and
water systems,facilitiesand/or features(or intereststherein)that may be owned,leased or
maintained by the Master Associationor which the Master Associationis entitledto use.
AssociationPropertymay be locatedwithinor outsidethe Common InterestCommunity.With
the exception of easements which are Association Property,Association Property does not
includethe Lots or the Improvements constructedthereon,and is subjectto the Permitted
Exceptions.
2.8 At. "Budget"
means a writtenitemizedestimateofthe Common Expenses to
be incurredby theMaster Associationin performing itsfunctionsunder thisMaster Declaration
and adoptedby theExecutive Board pursuanttoSection12.8ofthisMaster Declaration.
2.9 Building Envelope. "BuildingEnvelope"
means thatportionof a Lot which may
be depictedand designatedas the "BuildingEnvelope"on a Plat.If a Lot containsa platted
BuildingEnvelope,allImprovements on thatLot must be locatedentirelywithinthe Building
Envelope, including
but not limitedto dwellings,patios,decks, lawns,garages,kennels,
approved privacy
and garden fences,approved fencedhorse enclosures,swimming pools,storage
buildings,and otherout buildings,facilitiesand amenitiesassociatedwith the residence,but
excluding roof overhangs.No disturbanceshallbe allowed outsidethe Building Envelope,
including without limitationexcavation,grading or clearingactivities,Improvements,and
landscaping,excepting the minimum disturbancerequired in connection with underground
utilities,irrigationand drainagesystems,and access driveways,and driveway featuresapproved
by the Design Review Committee includingretainingwalls,guard railsdriveway lighting
and
landscaping(includingvegetationmanipulationwhere requiredby the WildfireMitigationPlan),
and gate/entryfeatures.In appropriatecircumstances,as determined in each instanceby the
Design Review Committee in the exerciseof itssole discretion,individualsewage treatment
systemsmay be locatedpartlyor wholly outsidethe BuildingEnvelopes on Lots forwhich such
systems are approved.
2.10 ."Bylaws"means the Bylaws oftheMaster Associationwhich have been
or will be adopted by
the Executive Board of the Master Association,as the same may be
amended from timetotime.
2.11 Cabin Lot. "Cabin Lot" means any Lot which is designatedas a Cabin Lot on a
Plat,togetherwith allImprovements thereonand appurtenancesthereto
2.12 Cabin Interest."Cabin Interest"means each undividedfee simple owners rated
with respectto a Cabin Lot (includingthe Improvements thereon)pursuant to a Supplemental
Declaration.
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2.13 Club Property."Club Property"means thosecertainpropertiesadjacentto the
Common InterestCommunity which areowned by the Declarant,itssuccessorsand assigns(the
"Club PropertyOwner")and which aremore particularlydescribedon ExhibitC attachedhereto
and made a part hereof by thisreference,togetherwith allgolf,tennis,swimming,clubhouse,
other recreational,socialand maintenance improvements and facilitiesthat may be located
thereonfrom time totime. In no eventshallthe Club Propertybe deemed a partoftheCommon
InterestCommunity,or be burdened by this Master Declaration.The Club Property is not
AssociationProperty.This Master Declarationdoes not grant or createany rightsto or forthe
benefitof theOwners or Occupants of Lots intheCommon InterestCommunity touse or enjoy
theClub Propertyor any partthereofor improvement or facilitythereonfor any purpose,except
for such limited ingress and egress rights
as may be expresslyprovided in the License
Agreement.THE CLUB PROPERTY SHALL NOT BE A COMMON AREA.
2.14 Common Area. "Common Area"means any portion
of the Common Interest
Community designated
inthisMaster Declarationor any Supplemental
Declarationor on a Plat
or any Supplemental
Platas Common Area or Limited Common Area or Open Space
and which
isowned or leasedor maintained by theMaster Associationforthecommon use and enjoyment
of the Owners and Occupants or some of them,including,but not limitedto,pathways,trails,
guard houses,and othersecurityfacilitiesand entryfeatures.
2.15 Common Expenses."Common Expenses"means any expendituresmade or
liabilitiesincurredby or on behalfof the Master Association,togetherwith any allocationsto
reserves,including,butnot limitedtothe following:
(a)The costsof maintenance,management, operation,repairand replacement
of the AssociationProperty,and of allotherpartsof the Common InterestCommunity
which are managed or maintained by the Master Association,but excludingany areas
being managed or maintainedatthe expense of a Subassociationora SpecialDistrict;
(b)The costsof Improvements constructedfrom time to time by the Master
Associationon or in connection with AssociationProperty,if such costswere included
withina duly adopted Budget;
(c) Unpaid
assessments;
(d)The costs of management and administrationof the Master Association,
including,but not limitedto,compensation paid by
theMaster Associationto managers,
accountants,attorneysand employees;
(e)The costsof utilitiesand services(including,but not limitedto,treatedor
untreatedwater,electricity,gas,sewer,trashpick-up and disposaland recycling),which
are provided to the Master Associationor the Common InterestCommunity or parts
thereofand not individuallymetered or assessedto Lots,landscapingmaintenance,and
other serviceswhich generallybenefitand enhance the value and desirabilityof the
Common InterestCommunity or partsthereofand which are providedby or on behalfof
theMaster Association,but excludingany such utilitiesor servicesthatmay be provided
by a Subassociationor a SpecialDistrict;
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(f)The costsof insurancemaintained by the Master Associationas required
or permittedherein,but excludingany insurancemaintainedby a Subassociation;
(g)Reasonable reservesfor contingencies,replacements and other proper
purposes as deemed appropriateby the Executive Board to meet anticipatedcostsand
expenses including,
but not limited to, maintenance,repair and replacement of
AssociationPropertythatmust be maintained,repairedor replacedon a periodicbasis.
(h)The costsof bonding themembers of theExecutive Board,the officersof
the Master Association,any professionalmanaging agent
or any otherPerson handling
thefundsoftheMaster Association;
(i)Taxes paidby theMaster Association;
(j)Amounts paid by
theMaster Associationforthe dischargeof any lienor
encumbrance leviedagainstAssociationPropertyor any portionthereof;
(k)The costsand expenses incurredby the Design Review Committee,and
compensation that may be paid by the Master Associationto members of the Design
Review Committee;
(1)The costs and expenses incurred by any committees that may be
establishedfrom time to time by the Executive Board,and compensation thatmay be
paidby theMaster Associationtomembers of such committees;
(m)The costsof any security
or securitysystems or servicesthat may be
installed,operated,contractedforand/ormonitored by the Master Associationforthe
benefitoftheCommon InterestCommunity or any part
thereof,
(n)The costs of maintaining, operating
and replacing informational,
recreational,cultural,health-relatedor similarfacilitiesor enterprisesavailableto or for
thebenefitof allora portionoftheCommon InterestCommunity;
(0)The costsof implementing and administeringthe WildlifeMitigationPlan
and theWildfireMitigationPlan,to theextentsuch costsareincurredby or on behalfof
theMaster Association;
(p)All expenses expressly
declaredto be Common Expenses by
thisMaster
Declarationor by a Supplemental Declaration,and allexpenseslawfullydetermined tobe
Common Expenses by theExecutiveBoard;and
(q)Other expenses incurred by the Master Association for any reason
whatsoever in connectionwith AssociationProperty,or the costsof any otheritem or
service provided or performed by the Master Association pursuant to this Master
Declaration,any Supplemental
Declaration,the Articles,Bylaws,Master Rules and
Regulations,or Design Guidelines,or in furtheranceof the purposes of the Master
Associationor inthe dischargeof any dutiesor powers ofthe Master Association.In the
eventthatany common servicesfurnishedtotheCommon InterestCommunity arepartof
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servicesthatare provided to or benefitproperty in additionto the Common Interest
Community,Common Expenses shallonly includethecostof such servicesreasonably
allocatedto the servicesprovided to the Common InterestCommunity.Costs and
expenses incurred by a Special Districtshallnot be consideredCommon Expenses,
although charges made by a Special Districtto the Master Associationfor services
provided by the SpecialDistrictpursuantto a contractwith theMaster Associationshall
be Common Expenses.
2.16 Common Interest Community."Common InterestCommunity"means the
Common InterestCommunity describedon attachedExhibitA and any additionalrealproperty
which may from time totime be annexed to theCommon InterestCommunity and made subject
to thisMaster Declarationby Supplemental
Declarationand Supplemental Plat,includingall
Lots,Cabin Interests,and Association Property,togetherwith all Improvements and other
amenities now or hereafter located thereon,and together with all easements,rights,
appurtenancesand privilegesbelonging or in any way pertaining
thereto.If any property is
subsequentlywithdrawn from the Common InterestCommunity pursuant
to the provisionsof
thisMaster Declaration,the term "Common InterestCommunity"shallthereafternot include
saidwithdrawn property.
2.17 County."County"means the County of Garfield,StateofColorado.
2.18 Declarant."Declarant"means Spring Valley Holdings,LLC,a Delaware limited
liabilitycompany,itssuccessors,assigns,and affiliates.A Person shallbe deemed to be a
"successorand assign"of Declarantifspecificallydesignatedin a duly Recorded instrumentas a
successoror assignof Declarantunder thisMaster Declarationand shallbe deemed a successor
and assignof Declarantonly asto the particularrightsor interestsofDeclarantunder thisMaster
Declarationwhich are specificallydesignatedin thatwritteninstrument.The term "affiliateof
Declarant"shallhave the meaning setforthin Section38-33.3-103(1)of the Act.
2.19 Declaration of Easements and Rights."Declarationof Easements and Rights"
means thatcertainDeclaration
of Golf FacilitiesDevelopment,Constructionand Operational
Easement thatmay be made by Declarantand recorded inthe Officeof the Clerk and Recorder
of GarfieldCounty,Colorado,which instrumentmay establishcertaineasementsand restrictions
on the Common InterestCommunity forthe benefitof the Club Property and may establish
certaineasements and restrictionson the Club Property forthebenefitof the Common Interest
Community,allas may be more specificallysetforththerein.
2.20 Deed of Trust. "Deed ofTrust"means a Mortgage.
2.21 Design Guidelines."Design Guidelines"means the rules,regulations,
procedures,standards,guidelinesand requirementspromulgated from time totime by the Design
Review Committee,and all amendments thereto,governing the review and approval or
disapproval of proposed Improvements within the Common InterestCommunity,the
performance of constructionactivities,the registrationof Builders,and such othermattersasthe
Design Review Committee considersnecessaryor appropriate.
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2.22 Design Review Committee."Design Review Committee"means the Design
Review Committee provided forinArticle6 ofthisMaster Declaration.
2.23 Estate
Lot. "EstateLot"means any Lot which isdesignatedasan EstateLot on a
Plat,togetherwith allImprovements thereonand appurtenancesthereto.
2.24 Executive
Board."ExecutiveBoard"or "Board"means theExecutive Board of
the Master Association.
2.25 Featured
Builder."FeaturedBuilder"means theOwner of a Lot intheCommon
InterestCommunity who (a)acquiredsuch Lot from Declarantforthe purpose of constructinga
residentialdwelling for resaleto the generalpublic;(b)has submittedto and obtainedapproval
of plans and specificationsforsuch residentialdwellingfrom the Design Review Committee,and
has otherwisecomplied with the provisionsof Article6ofthisMaster Declaration;and (c)has
been designated in writing as a "Featured Builder"by Declarant.In accordance with the
provisionsof Article6 hereof,the designationof any Owner of a Lot as a FeaturedBuildershall
be inDeclarant'ssoleand absolutediscretion.
2.26 Household
Pets."Household Pets"means generallyrecognizedhousehold pets
such as dogs,cats,fish,birds,rodents,and non-poisonousreptiles.
2.27 Improvements."Improvements"means any improvements,structuralor
otherwise,alterations,additions,repairs,excavation,grading,landscapingor otherwork which
in any way alterany property within the Common InterestCommunity,or the improvements
locatedthereon,from itsnaturalor improved stateexistingon thedatethisMaster Declarationor
a Supplemental Declarationfor such propertywas firstRecorded,including,but not limitedto,
dwelling units,buildings,outbuildings,additions,swimming pools,patio
covers,awnings,the
painting,stainingor other change of any exteriorsurfacesof any visiblestructure,walkways,
outdoor sculptures or artwork,sprinkleror irrigationsystems, garages,carports,roads,
driveways,parking areas,ponds,ditches,fences,screeningwalls,retainingwalls,stairs,decks,
flagpoles,fixtures,landscaping(includingthe addition,alterationor removal of any tree,shrub
or other vegetation),hedges,windbreaks,plantings,planted treesand shrubs,gardens,poles,
signs,tanks,solarequipment,wind harnessingor otherenergy generatingequipment,exteriorair
conditioning,water softenerfixtures,utilities,antennae and satellitedishesor receivers.Once an
Improvement has been constructedor accomplished on a propertywithin the Common Interest
Community, any subsequent alterationof or additionto or removal of thatimprovement shall
alsoconstitutean "Improvement"hereunder.
2.28 Lease.
"Lease"means and refersto any agreement
forthe leasing,rental,use or
occupancy of a residentialdwelling locatedon a Lot withinthe Common InterestCommunity.
The requiredterms and procedures forLeases are more particularlysetforthin Section3.37
below.
2.29 License Agreement."LicenseAgreement"means thatcertainPedestrianEgress
and IngressLicense,given by the Declarantforthebenefitof theLot Owners,which agreement
grantstoLot Owners
a revocablelicensefor egressand ingressover and acrosscertainportions
of theClub Property,allas more particularlydescribedtherein.
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2.30 Limited Common Area."LimitedCommon Area" means a Common Area that
is designatedby thisMaster Declaration,by a Supplemental Declaration,on the Plat,or on a
Supplemental Plat,fortheexclusiveuse ofone ormore Lots intheCommon InterestCommunity
but fewer thanalloftheLots.
2.31 B."Lot"means any part
of the Common InterestCommunity which is
designatedas a Lot (includingwithoutlimitationa Mountain Lot,an EstateLot,or a Cabin Lot)
on a Plator any Supplemental
Plator amendment,togetherwith allImprovements thereonand
appurtenancesthereto.
2.32 Master Association."Master Association"
means the Spring Valley Ranch
Master Association,a Colorado nonprofitcorporation,itssuccessorsand assigns.
2.33 Master Declaration."Master Declaration"means this instrument and all
Supplemental Declarations,as this instrument and such Supplemental Declarationsmay be
amended from
timetotime.
2.34 Master Rules and Regulations."Master Rules and Regulations"means rules
and regulationsadopted from time totime by the Executive Board,as provided in Section7.3of
thisMaster Declaration.
2.35 Member."Member"means each Lot or any Cabin InterestOwner,includingthe
Declarant.Membership in the Master Association shallbe appurtenantto,and may not be
separatedfrom,ownership ofa Lot or a Cabin Interest.
2.36 Mortgage."Mortgage"means any mortgage,deed of trustor other security
instrument,given voluntarilyby the Owner of a Lot or a Cabin Interest,creatinga realproperty
securityinterestina Lot or Cabin Interestand Recorded in therecordsoftheClerk and Recorder
of the County."FirstMortgage"means a mortgage which is the firstand most seniorof the
Mortgages on thesame Lot or Cabin Interest.The term "Mortgage"does not mean a statutory,
taxor judiciallien.The term "Deed of Trust"when used hereinshallbe synonymous with the
term "Mortgage."
2.37 Mortgagee."Mortgagee"means a mortgagee under a Mortgage or a beneficiary
under a Deed of Trust,as thecase may be,and the assigneesof such Mortgagee.
2.38 Mortgagor."Mortgagor"means the maker,obligoror grantorof a Mortgage.
The term "Mortgagor"includesa trustoror grantorunder a Deed of Trust.
2.39 Mountain Lot."Mountain Lot"means any Lot which is designated as a
Mountain Lot on a Plat,togetherwith allImprovements thereonand appurtenancesthereto.
2.40 Notice and Hearing."Noticeand Hearing"means a writtennoticeand public
hearingbeforetheExecutive Board,or a panel appointedby the ExecutiveBoard,as setforthin
the Bylaws.
2.41 Occupant."Occupant"means any Person who isa tenantina residenceon a Lot
or a Cabin Interest,pursuant to a Lease with the Owner thereof."Occupant"also means any
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Person who is presentwithin the Common InterestCommunity as a family member,guest or
inviteeof an Owner,an Occupant,the Declarant,orthe Master Association.
2.42 Owner."Owner" means the Person,includingDeclarant,or ifmore than one,all
Persons collectively,who hold fee simple titleof recordtoa Lot ortoa Cabin Interest,including
sellersunder executorycontractsof saleand excludingbuyers thereunder,but does notincludea
Mortgagee ortheholderof an interestina Lot or a Cabin Interestsolelyas securityfora debt.A
referencehereinto a "Lot Owner" shallalsobe deemed a reference(where applicable)to the
collectiveOwners oftheCabin Interestsintowhich thatLot hasbeen divided.
2.43 Permitted Exceptions."PermittedExceptions"means allliens,encumbrances,
reservations,restrictions,conditions,easements and othermattersof recordwhich encumber the
titleto allor any part
of theCommon InterestCommunity,asofthedatethisMaster Declaration
or a Supplemental Declarationis recorded.This Master Declarationand any Supplemental
Declarationshallbe subjecttosuch PermittedExceptions.
2.44 Person. "Person"means a naturalperson,a corporation,a partnership,a limited
liabilitycompany,a trust,or any otherentitycapableof holding titletorealpropertypursuantto
thelaws oftheStateofColorado.
2.45 Plat. "Plat"means the Final Plat of Spring Valley
Ranch P.U.D.(Phase I),as
recorded to -si ,2010 at Reception No.799343 in the Office of the
Clerk and Recorder of GarfieldCounty,Colorado,as saidFinalPlatmay be amended from time
to time.By thisreference,said FinalPlatis incorporatedin thisMaster Declaration.The term
"Plat"alsomeans each Supplemental PlatRecorded by Declarantand allRecorded amendments
thereto.
2.46 P.U.D. Plan. "P.U.D.Plan" means thatcertainPlanned Unit Development Plan
for Spring Valley Ranch P.U.D. as approved by the Board of County Commissioners of Garfield
County by
ResolutionNo.2008-55,recorded as Reception No. 747015 and Resolution No.
2008-56,recorded as Reception No. 747016 of
the realestaterecords of Garfield County,
Colorado and incorporatedhereinby thisreference,as saidP.U.D. Plan may be amended from
time to time. All Owners and Occupants shallcomply atalltimes with thoserestrictionsand
requirementscontainedintheP.U.D.Plan thatrestrictor aretobe complied with by Owners or
Occupants.
2.47 Real Estate Transfer Assessment."RealEstateTransferAssessment" means a
change againstthe transfereeof a Lot or Cabin Interestor interestthereinand againstsaid
transfereeOwner's Lot or Cabin Interest,due and payable totheMaster Associationatthetime
of transfer,intheamount and pursuanttothe proceduressetforthin Section12.14hereof.
2.48 Registered Builder."RegisteredBuilder"means a general contractorthathas
been registeredto perform work within Spring Valley Ranch with the Design Review Committee
pursuantto the guidelinesand proceduressetforthhereinand inthe Design Guidelines.
2.49 Record or Recorded."Record" or "Recorded"means an instrumentof recordin,
or the act of recording an instrumentwith,the officeof the Clerk and Recorder of Garfield
County.
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2.50 Regular Assessment."Regular Assessment" means a charge against
an Owner
and theOwner's Lot or Cabin Interestforpurposes of coveringthe annual costsof operatingand
administeringtheMaster Associationand allotherCommon Expenses. Regular
Assessments are
based on a Budget adopted by theExecutive Board in accordance with Section12.6 below,and
areallocatedto the Lots and Cabin Interests
in accordance with the Allocated Interests,except
thatCommon Expenses thatinthejudgment ofthe ExecutiveBoard benefitfewer thanallof the
Lots orCabin Interestsshallbe allocatedexclusivelytotheLotsor Cabin Interestsbenefited.
2.51 Reimbursement Assessment."Reimbursement Assessment"means a charge
againsta particularOwner and the Owner's Lot or Cabin Interestforpurpose of reimbursingthe
Master Associationforcostsand expenses incurredby the Master Associationin connectionwith
theenforcement of any provision
hereof or the remedying of any violationby theOwner or an
Occupant ofthisMaster Declarationor any amendment heretoor any Supplemental
Declaration,
the Articles,Bylaws,Master Rules and Regulations,or Design Guidelines,or any approvals
granted by the Design Review Committee,or for other purposes set forthin the Master
Declaration,pursuantto Section12.10 hereof,togetherwith latecharges and interestas provided
forherein.Reimbursement Assessment shallincludewithout limitationany Common Expense
caused by themisconduct of any Lot orCabin InterestOwner orof such Owner's Occupants.
2.52 Shared Driveway."Shared Driveway"means a driveway constructedwithina
Shared Driveway Easement depictedon thePlatoron any Supplemental
Plat.
2.53 Special Assessment."SpecialAssessment"means a charge againstan Owner
and the Owner's Lot or Cabin Interestfor purposes of reimbursing the Master Associationfor
costs and expenses incurredor to be incurredby the Master Associationfor the purpose of
paying for the construction,reconstruction,repair,maintenance or replacement of capital
improvements to or upon or servingthe Common InterestCommunity,the costsof which were
not includedin a Regular Assessment,or for excessreconstructioncostsor other extraordinary
expenses,or to acquireAssociationProperty,or for fundingany operating
deficitof theMaster
Association,as authorizedby theExecutiveBoard from time totime as provided herein.Special
Assessments shallbe based on a Budget adopted by
the Executive Board in accordance with
Section12.8below.
2.54 SpecialDistrict."SpecialDistrict"means any special
districtthatmay be formed
under the Colorado Special DistrictAct (C.R.S.Section32-1-201 etA to assistin
constructing,operating,maintaining,improving and/or replacingcertainimprovements within
the P.U.D.,includingwithout limitationtheLandis Creek MetropolitanDistrictsNo. 1 and No.
2,and the Spring Valley SanitationDistrict,as applicable.
2.55 Subassociation."Subassociation"means any Colorado nonprofitcorporation,
and itssuccessors and assigns,organized and establishedby Declarant pursuant to or in
connectionwith any Supplemental
Declaration.
2.56 Subassociation Common Area."SubassociationCommon Area" means allreal
propertyinterests(notjust fee titleand leaseholdinterests)and the Improvements or amenities
and personalpropertythereonwhich may from time totime be owned,leasedor maintainedby a
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Subassociationor otherwiseheld by a Subassociationforthe use,enjoyment and benefitof the
members of such Subassociation
orsome of them.
2.57 Supplemental Declaration."Supplemental Declaration"means an amendment
to thisMaster Declarationwhich annexes realproperty to the Common InterestCommunity,
subjectssuch realproperty to thisMaster Declaration,and setsforthsuch amendments to the
Master Declarationand such additionalcovenants,conditions,uses and restrictionsas may be
applicableto the annexed property,executed by Declarantand Recorded in the Officeof the
Clerk and Recorder of the County,and any Recorded amendments thereto.In thediscretionof
Declarant,Cabin Interestsmay be createdwith respectto Cabin Lots annexed to the Common
InterestCommunity by Supplemental
Declaration(s).A Supplemental Declarationmay alsobe
used to createa Cabin Interestprogram forCabin Lots thatare alreadywithin the Common
InterestCommunity.
2.58 Supplemental Plat."Supplemental Plat"means any land survey plat
which is
Recorded by Declarant forthe purpose of annexing the realproperty describedthereinto the
Common InterestCommunity,and any Recorded amendments to such Supplemental Plat.
Supplemental Platsshallinclude,without limitation,those FinalPlatsof subsequentphases of
Spring Valley Ranch,or those portionsof such Final Plats,as aremade subjectto thisMaster
Declarationfrom time totime by Supplemental
Declaration.
2.59 Water Systeni."Water System"means the domestic and irrigationivater
deliveryand augmentation system that servesthe Common InterestCommunity and the Club
Property,including all relatedwater rights,and all pumps,water collectionand delivery
equipment and pipes,conduits,ponds and otherwatertransmissioncomponents.
2.60 Wildfire Mitigation Plan."Wildfire Mitigation Plan"means the Wildfire
MitigationPlan describedherein,which is attachedto and made a partof theMaster Rules and
Regulations,as it may be amended from time to time,which Wildfire Mitigation Plan is
incorporatedin thisMaster Declarationby thisreference.All Owners and Occupants shall
comply atalltimes with the terms and provisionsofsaidWildfireMitigationPlan.
2.65 WildlifeMitigation Plan."Wildlife Mitigation Plan" means the Wildlife
MitigationPlan,which isdescribedhereinand as may be supplementedby theMaster Rules and
Regulations,which WildlifeMitigationPlan is incorporatedin thisMaster Declarationby this
reference.All Owners and Occupants shallcomply atalltimeswith thetermsand provisionsof
saidWildlifeMitigationPlan.
ARTICLE III
GENERAL RESTRICTIONS APPLICABLE TO THE
COMMON INTEREST COMMUNITY
Itisthe intentionofDeclaranttoestablishand impose a common and generalplan forthe
improvement, development,
use and occupancy of theCommon InterestCommunity,allin order
to enhance the value,desirability,and attractivenessof the Common InterestCommunity and to
promote the marketing,development and enjoyment thereof.Accordingly,Declarant hereby
declaresthe entireCommon InterestCommunity,includingbutnot limited,to allLots and Cabin
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Interests,shallbe owned, held,used,occupied,improved,altered,maintained,conveyed,leased,
encumbered and enjoyed subject
to the following covenants,conditions,restrictions,
reservations,easements,rights and other provisions,and to the furtherrequirements and
restrictionssetforthin the Design Guidelines,subjectto such Declarantexemptions as may be
setforthherein.
3.1 Master Development Control.Except as otherwise expresslyprovided in this
Master Declarationor in any Supplemental
Declaration,(i)no residence,building,structure,
fence,wall,landscaping or other Improvement shallbe commenced, made, done,permitted,
located,erected,improved,alteredor removed withintheCommon InterestCommunity without
the priorwrittenapproval,of the Design Review Committee,and (ii)allsubsequent additionsto
or changes or alterationsin any residence,building,structure,fence,wall,landscapingor other
Improvement,includingwithout limitationexteriorcolorscheme,and allchanges in the grade of
Lots,shallalso be subjectto the priorwrittenapproval of the Design Review Committee.No
modificationsfrom the approvals granted by the Design Review Committee shallbe made
without the prior written approval of the Design Review Committee.Notwithstanding the
foregoing,in the event of an emergency or the sudden occurrenceof unanticipatedconditions
which threatenthe health,safety or physical well-being of Persons or property within the
Common InterestCommunity,the ExecutiveBoard and/orthe Design Review Committee shall
have the authority(without the prior approvals described above),to take whatever remedial
actionmay be necessary anywhere in the Common InterestCommunity to protectPersons and
property untilsuch time as applicablenotice and/or approval procedures
can reasonably be
utilized.Furthernotwithstandingthe foregoing,Design Review Committee approval shallnotbe
required for Improvements made by Declarant in the exerciseof any development rights
or
specialDeclarantrightsreservedby DeclarantinthisMaster Declarationor in any Supplemental
Declaration.
3.2 Violationof Law,Insurance,Etc. No Owner or Occupant or Person shalldo
any actor causeor permit anythingtobe done or kept inor upon a Lot ora residenceconstructed
thereon,or the AssociationProperty,which would resultin the increaseof,or cancellationof,
insurancemaintained by the Master Associationor would be in violationof any federal,state,
town or otherlaw,ordinance,regulationor code of any governmental body havingjurisdiction,
or of any Master Rule or Regulationpromulgated by theMaster Association,or of any provision
of thisMaster Declaration.
3.3 General Maintenance of Common InterestCommunity.All propertywithin
the Common InterestCommunity,includingwithoutlimitationallLots (includingunimproved
Lots,and Lots on which Improvements are under construction),Association Property,
Improvements,and landscaping,shallbe kept and maintainedina cleanand attractivecondition
and in good order,conditionand repair.
(a) Except
as specificallyset forth in this Sectionor in a Supplemental
Declaration,maintenance,repair,and upkeep of each Lot and the Improvements thereon
(includingattractivepaintingand refinishingthereofat regularintervals)shallbe the
responsibilityof theOwner of theLot or theOwners of theCabin Interestsintowhich a
Lot may be divided. Such maintenance and repairshallbe performed by
each Owner
whenever necessaryor appropriateand at regularintervalsin orderto keep the Lot and
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Improvements in substantiallythe same conditionand appearance as existedatthetime
of completion of construction,subjectto normal wear and tearthatcannot be avoided.
Said Owner obligationsshallincludeallmaintenance,repairor replacementrequiredas a
consequence of any fire,wind, vandalism,
theftor other casualty.With respectto a Lot,
thismaintenance obligationextendsto alllands and landscapingwithin the Lot lines,all
landscapingon any adjacent
streetright-of-waythatisbounded by thefrontLot line,the
paved portion
of the street,and the continuationof the sideLot linesbetween the two,
and alllandscapingon any land lyingbetween the Lot and thewater'sedge of any natural
or manmade body of water,exceptingany areasor elements thataretobe maintainedby
the Master Association or a Special District.Unsightly conditions on a Lot shall
constitutea nuisanceunder thisMaster Declaration.
(b)Maintenance,repair,and upkeep of AssociationProperty,includingany
Improvements and landscaping thereon,shallbe the responsibilityof the Master
Association.
(c)The individualOwners and the Executive Board shall each use a
reasonablestandardof carein providingforthe repair,management and maintenance of
the propertiesfor which they are responsibleso that the entireCommon Interest
Community willreflecta prideof ownership.
(d)Ifan Owner failsto perform any of such obligationswithin ten (10)days
followingreceiptof a writtennoticefrom the Design Review Committee ortheExecutive
Board requestingthe same,the Design Review Committee or the ExecutiveBoard shall
have the rightto enterupon theLot of the Owner to cure the violation,to perform any
needed repairsor maintenance,or tootherwisecause compliance with thisSection,and to
levy and collecta Reimbursement Assessment upon the Owner and itsLot (or Cabin
Interest)forthe costs and expenses incurredby the Master Associationin connection
therewith.The Design Review Committee or theExecutiveBoard shallhave no rightto
enterintothe interiorof a residencewithout theconsentof theOwner except inthecase
ofa clearemergency.
3.4 Residential Use and Occupancy.Each Lot shallbe improved, occupied
and
used only for privatesingle-familyresidentialpurposes,except thatmulti-familyor lodge units
may be builtand occupied upon the Club Property.The creationof Cabin Interestswith respect
tocertainLots intheCommon InterestCommunity shallnotviolatethisrestriction.
No structureswhatsoever,other than those permittedby the P.U.D. Plan or by other
applicableGarfieldCounty zoning regulationsand approved in writingby the Design Review
Committee,shallbe erected,placed or permitted to remain on any Lot. No office,business
and/orcommercial structuresshallbe permittedwithintheCommon InterestCommunity except
in those areaswhere such uses are allowed by applicableprovisionsof the P.U.D.Plan. No
business,professionalor othernon-residentialor commercial use shallbe made of any Lot,or
conducted in any residenceconstructedon a Lot,exceptingin-home businessesor occupations
which do not involve (i)employees,(ii)the solicitationor invitationof the generalpublic,or
(iii)the servicingof customers,and which activitiesareconducted entirelywithin theresidence
and do not cause any additionaltrafficor parking withinthe Common InterestCommunity or
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otherwise createa nuisance for neighboring Lots or the Common InterestCommunity.The
leasingof a residencein compliance with the provisionsof Section3.37below shallnot violate
thisrestriction.No equipment or materialsincidentto any businessor occupation (whether
conducted withinthe residenceor elsewhere)shallbe kept or storedon any Lot except withinthe
residence,garage,barn,or other outbuildingapproved by the Design Review Committee.
Notwithstanding the foregoing,activitiesnormally associatedwith the saleby the Declarantor
an Owner of an improved or unimproved Lot or a Cabin Interestshallbe allowed,subjectto any
limitationscontainedin thisMaster Declaration.
3.5 New Construction Required;No Temporary Buildings or Occupancy.All
Improvements constructedwithinor placed upon theCommon InterestCommunity shallbe new.
No used or temporary house structure,tent,teepee,or non-permanent out-building(specifically
includingwithoutlimitationmobile homes and trailersshalleverbe placed,erectedor allowedto
remain within the Common InterestCommunity except temporary structuresor construction
trailersused forconstructionpurposes during theconstructionof a residence,which temporary
facilitiesshallbe removed immediately followingcompletion of constructionand in any event
no laterthan 18 months followingcommencement of constructionor remodeling unlessa written
extensionis granted by the Design Review Committee.No trailer,mobile home,incomplete
residenceor otherstructureotherthan a residencecompleted in accordancewith approved plans
shall ever be used or occupied at any time for residentialpurposes,eithertemporarilyor
permanently.No completed residence on a Lot shallbe occupied in any manner untilall
provisions of thisMaster Declaration and of the Design Guidelines and allconditionsof
development approval
have been complied with,and a Certificateof Compliance hasbeen issued
pursuantto Section6.17below.The work of constructing,alteringor remodelingany residence
on a Lot or any otherImprovement withintheCommon InterestCommunity shallbe prosecuted
diligentlyfrom thecommencement
thereofuntilthe completion thereof.
Notwithstandingthe foregoing,existingstructuresmay remain orbe relocatedwithinthe
Common InterestCommunity,in thediscretionof Declarant.In addition,used materials(e.g.,
barnwood)and/orstructuresmay be permittedon a Lot if(i)theOwner makes a specificwritten
requesttothe Design Review Committee for approval of such used materialsand/orstructures,
and (ii)the Design Review Committee determines that the criteriaset forthin the Design
Guidelineshave been met and specificallyapproves such requestin writing.
All constructionwithin Spring Valley Ranch P.U.D. shallinallrespectsbe inaccordance
with theInternationalFireCode,asamended and
ineffect.
3.6 Building Envelopes.See the above definitionof thisterm for the general
regulationsapplicableto BuildingEnvelopes.
3.7 Design Guidelines.All excavation and other land disturbance,construction,
landscaping and irrigationactivitieswithinthe Common InterestCommunity shallbe strictly
governed by the procedures,standards,guidelines,restrictionsand requirementssetforthinthe
Design Guidelines.A violationof the Design Guidelinesshallconstitutea violationof this
Master Declarationand may be enforcedby the Design Review Committee or Executive Board
inaccordance withtheterms hereof.
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3.8 Annoving Light,Sound or Odor.All exteriorlightingwillbe the minimum
amount necessary and allexteriorlightingwillbe directed
inward and downward,towards the
interiorof the subdivision,except thatprovisionsmay be made to allow for safetylightingthat
goes beyond the propertyboundaries.Lightpoleswillbe 12-15 feetin heightor less,utilizingno
more than 150 watts per lightpole.All exteriorlightinginstalledor maintained on any Lot or on
any Improvement locatedon a Lot shallbe placed so thatthe lightsource isscreenedor shielded
from theresidenceon any other Lot and from theAssociationProperty,and shallcomply with
the GarfieldCounty Lighting
Code. No lightshallbe emittedfrom any part of the Common
InterestCommunity (includingany Lot)which is unreasonablybrightor causes unreasonable
glare.Without limitingthe generalityof the foregoing,no spotlights,floodlightsor otherhigh-
intensitylightsshallbe permitted within the Common InterestCommunity without the prior
written approval of the Design Review Committee.The Design Guidelines may contain
additionalstandardsfor exteriorlightingincluding,without limitation,standardsfor hue and
intensity.
No sound shallbe emittedfrom any part
of theCommon InterestCommunity (including
withoutlimitationany Lot)
which isunreasonablyloud or annoying to others,and no odor shall
be emittedfrom any part
of theCommon InterestCommunity (includingwithout limitationany
Lot)which isnoxiousor unreasonablyoffensivetoothers.Again without limitingthe generality
of the foregoing,no exteriorspeakers,horns,whistles,bells(exceptingchimes),or othersound
devices,other than securitydevices used exclusivelyfor securitypurposes,shallbe locatedor
used within the Common InterestCommunity except
with the prior writtenapproval of the
Design Review Committee.
The Executive Board,initssolediscretion,shallhave the rightand authorityto determine
theexistenceof any violationof thisSectionincludingthe reasonablenessof any light,sound or
odor.
3.9 Noxious or Offensive Activities;Nuisances;Construction Activities.No
noxious or offensiveactivityshalloccur or be allowed at any time on any property
withinthe
Common InterestCommunity,nor shallanything be done or placed thereon which isor may
become a nuisance or cause an unreasonable embarrassment,disturbance,or annoyance to
Owners,Occupants,Declarantor theMaster Association;or which unreasonablyinterfereswith
the peacefulenjoyment or possessionand proper use of theCommon InterestCommunity,or any
partthereof,by Owners or Occupants.Any activityon a Lot which interfereswith satellitedish,
television,cableor radio receptionon another Lot shallbe deemed a nuisanceand shallbe a
prohibitedactivity.As used herein,the term "nuisance"shallnot apply to any activitiesof
Declarant which are reasonably necessary or appropriateto the development, improvement,
maintenance,marketing and/orsaleoftheCommon InterestCommunity or any partthereof.The
Executive Board,in itssole discretion,shallhave the right and authorityto determine the
existenceof any nuisanceor unreasonableembarrassment,disturbanceor annoyance under this
Section.
Each owner shallcomply with theMaster Rules and Regulationsand the requirementsof
allhealthauthoritiesand other governmental authoritieshaving jurisdiction
over the Common
InterestCommunity.Normal constructionactivitiesand parking,during daylight
hours,in
connection with the buildingof Improvements on a Lot shallnot be considereda nuisanceor
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otherwise prohibitedby this Master Declarationunless they are in violationof the Design
Guidelinesor other requirementsof the Design Review Committee,but Lots and Association
Propertyshallbe kept in a neatand tidyconditionduring constructionperiods,trashand debris
shallnot be permitted to accumulate,and suppliesof brick,block,lumber and other building
materialsshallbe piledonly insuch areasas may be approved by the Design Review Committee.
In addition,constructionequipment and buildingmaterialsmay only be storedor kept withinthe
Common InterestCommunity during and in connectionwith the constructionof Improvements
thereon,and then may be kept only inareasapproved by the Design Review Committee,which
also may requirescreeningof the storage areas.All such equipment and materialsshallbe
removed immediately followingcompletion ofconstruction.
3.10 No Hazardous or Unsafe Activities.No activityshallbe conducted on,and no
Improvement shallbe constructedon,any property
within the Common InterestCommunity
which is or might be unsafe or hazardous to any Person or property.Without limitingthe
generalityof the foregoing,and except as allowed below,no explosives,gasoline,fireworks,or
othervolatileand/or incendiarymaterialsor devicesor any materialsdeemed hazardous or toxic
substancesunder applicableenvironmentallaws,rules,or regulationsshallever be used,kept,
stored,permittedto remain or be releasedor disposed of on any Lot or elsewhere withinthe
Common InterestCommunity.Gasoline or fuelfor an Owner's lawn mower,snowblower,and
thelikemay be maintainedon an incidentalbasisinan enclosedstructureon a Lot inan amount
nottoexceed 10 gallons.
3.11 No Woodburning Fireplaces
or Stoves;Outside Burning;Fire Hazards. No
woodburning fireplacesor woodburning stovesshallbe permittedwithin the Common Interest
Community.No exteriorfiresshallbe lightedor permittedon any propertywithintheCommon
InterestCommunity except
in a containedbarbecue unitwhile attendedand in use for cooking
purposes or asa partofthe operationand maintenanceof a ditchor partthereof.No Owner shall
cause or permit any
conditionon hisLot which createsa firehazard or isin violationof fire
preventionregulations,or which would increaseinsuranceratesforAssociationPropertyor for
otherOwners.Notwithstandingthe foregoing,theDeclarantand any SpecialDistrictthatserves
theCommon InterestCommunity shallhave the rightto perform burning
activitiesinconnection
with the development,marketing and maintenance oftheCommon InterestCommunity.
3.12 No Firearms or Hunting.The use or dischargeof firearms,includingbut not
limitedto BB guns and pelletguns,on any part of the Common InterestCommunity (including
withoutlimitationthe Lots)isexpresslyprohibited.Hunting on any part
oftheCommon Interest
Community (includingwithout limitationthe Lots)isexpresslyprohibited.
3.13 No Unsightliness;Outside Personal Property Storage
and Clothes Drving.
All unsightlystructures,facilities,equipment, objects,
and conditions,allsportingequipment
(e.g.,skis,snow60ards,bikes,mountain bikes,kayaks,etc.),and allsnow removal,garden or
maintenance equipment except
when inactualuse,shallbe kept in an enclosedstructureor .ina
screened area approved in writingby the Design Review Committee.Tastefulpatio furniture
and accessories,barbecue grills,and playground equipment and otheroutsidepersonalproperty
approved in writingin advance by the Design Review Committee,may be kept on thesideor in
the rearof a Lot and must be kept inan attractiveand good condition.No laundry or wash shall
be driedor hung outsideon any Lot,excepting in the yard areabehind a residencewhich is
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screened from view from streetsand other residenceswithin the Common InterestCommunity
by screeningapproved in writingby the Design Review Committee,and then only on portable
outdoor clothes-dryingfacilitiesapproved in writingby the Design Review Committee,which
facilitiesmust be storedindoorswhen not inuse.
3.14 Vehicle Parking,Storage,Operation and Repair.
(a) Subject
to applicablelaws,rulesand regulations,passenger automobiles
(includingwithout limitationvans and SUVs)and one ton or smallerpickup trucksmay
be parked in designatedparking areas on the streetswithin the Common Interest
Community.
(b)No boats,trailers,buses,motor homes,mobile homes,campers (on
or off
supporting vehicles),snowmobiles,recreationalvehicles,allterrainvehicles,trucks,
industrialor commercial vehicles (both cabs or trailers),abandoned or inoperable
vehicles (as defined below),or any other similarvehicles (excepting passenger
automobilesand one ton or smallerpick-up trucksshallbe parked or storedon a streetor
upon any Lot in the Common InterestCommunity.The Master Associationshall
establishand maintain a designated secure area or facilityfor the storage of such
recreationalvehicles,and shall promulgate appropriate
fees,rules and regulations
governing the use thereof.
(c)No motor vehicle of any kind shallbe maintained,repaired,repainted,
servicedor rebuilton AssociationProperty or on any Lot except within a completely
enclosed garage which fullyscreensthe sightand sound of the activityfrom thestreets
and otherLots and AssociationProperty.This restrictionshallnot prevent the non-
commercial washing and polishing of vehicles and boats,together with activities
normally incidentthereto.
(d)No more than two (2)permittedvehicles(passengerautomobiles and/or
one ton or smallerpick-up trucks)shallbe parked at any time inthe driveway of any Lot,
except during special
occasions and then only for the durationthereof. Permitted
vehiclesshallnot be parked in any locationon a Lot except the driveway or an enclosed
garage.
(e) Notwithstanding
the foregoing,vehiclesmay be temporarilyparked on
driveways on Lots and on streetswithin the Common InterestCommunity for loading,
deliveryor emergency purposes,
but only for the time required to accomplish such
purpose,and as necessaryon a dailybasisforthe construction,maintenance or servicing
of Improvements withintheCommon InterestCommunity.
(f)An "abandoned or inoperablevehicle"shallmean any motorized vehicle
which does not displaya currentmotor vehiclelicense,ison blocks or which has not
been driven under itsown propulsionfor a period of one (1)week or longer(excepting
otherwise permitted vehiclesparked by Owners or Occupants on theirLot driveways
while on vacationor during a period of illness),or which does not have an operable
propulsionsystem withinthevehicle.
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(g)In the event thatthe ExecutiveBoard or the Design Review Committee
shalldetermine thata vehicleisabandoned or inoperable,or isotherwiseinviolationof
the provisionsof thisSection,a writtennoticeof violationdescribingsaidvehicleshall
be personallydeliveredto thevehicleowner (ifsuch owner can be reasonablyascertained
and located)or shallbe conspicuouslyplaced upon thevehicle(ifthe owner cannot be
reasonably ascertainedor located),and ifthe offending vehicleisnot removed within
seventy-two(72)hours thereafter,the ExecutiveBoard or Design Review Committee (as
thecase may be)shallhave the righttoremove and storethe offendingvehicle,or cause
the vehicleto be removed and stored,at the sole expense of the owner of thevehicleif
the vehicleislocatedon a street,or at the soleexpense oftheOwner oftheLot on which
the vehicleis located,and to enterupon an Owner's Lot forsuch purpose,allwithout
liabilityon the partofthe ExecutiveBoard or the Design Review Committee.
(h)Snowmobiles,motorcycles,trailbikes,minibikes,dirtbikes,all-terrain
vehicles,and similarmotorized vehiclesshallnot be used or operated (but may be
transportedon trailers)withintheCommon InterestCommunity,except thatmotorcycles
properly licensed for operation on public roads may be used on streetswithin the
Common InterestCommunity.The Master Associationshallhave the authorityto adopt
Master Rules and Regulationsgoverning the type and use and storageof golfcartswithin
theCommon InterestCommunity. Notwithstanding
the-foregoing,Declarant,theMaster
Association and/or the Club Property Owner may operate
such recreationalvehicles
withintheCommon InterestCommunity solelyformaintenance,construction,securityor
similarpurposes or in emergency circumstances.
(i)Pursuant to theDeclarationof Easements and Rights,authorizedusersof
theClub Property shallhave the rightto operategolf cartson golf cartpaths withinthe
Common InterestCommunity.The owner of the streetswithin the Common Interest
Community shallhave the rightto adopt rulesand regulationsgoverning theuse of golf
cartson such streets,and the Master Associationshallhave the rightto adopt Master
Rules and Regulations governing the use and storage of golf cartson other areas
(includingthe Lots)withintheCommon InterestCommunity.
(j)Notwithstandinganything inthisSection3.15 to the contrary,nothing in
thisSection3.15shallbe deemed to prohibitor impairthe rightto parkingof any vehicle,
the owner of which has the statutoryright to park within the Common Interest
Community pursuanttoSection106.5(1)(d)oftheAct.
3.15 Garages.All garage doors shallbe kept closedwhen not inuse. No garage shall
be permanently enclosed,and no portion of a garage originally
intendedforthe parking of an
automobile shallbe convertedintolivingspace or storagespace withoutthe expresspriorwritten
approvalof the Design Review Committee.
3.16 Restrictionson Equipment,Tanks, Antennae,
SatelliteDishes,Etc.Heating,
air conditioning(includingswamp coolers),air movement,wind collection,or refrigeration
equipment must be screened from the view of neighboringpropertiesand must receivethe prior
writtenapproval of the Design Review Committee.Itis expresslyunderstoodthat except in
extenuatingcircumstances,as determined by the Design Review Committee,only centralair
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conditioningwillbe allowed withintheCommon InterestCommunity.The use of solarenergy
systems (both passive and active)within the Common InterestCommunity is encouraged,
provided such systems comply with governmental guidelinesforresidentialuses and meet the
same architecturalcriteriaas are applied to other Improvements withinthe Common Interest
Community,and are approved in advance by the Design Review Committee. No tanksof any
kind,whether elevatedor buried,shallbe erected,placed or permittedtoremain upon any
Lot or
AssociationPropertyexcept in compliance with applicablefederaland stateregulations,and then
only with the priorwrittenconsent of the Design Review Committee.Any approved
tank must
be locatedunderground or adequatelyconcealed from view by fencing
or screeningapproved by
the Design Review Committee.
Ifan Owner wishes to installan antennato receivevideo programming,theOwner shall
notifythe Design Review Committee in writingof the proposed installationand locationthereof
atleastten days before theinstallation.The antenna installationand locationshallcomply with
allfire,electricaland otherapplicablesafetycodes,and the installingOwner shalltotheextent
feasibleinstallthe antenna in a locationthatminimizes itsvisibilityfrom neighboring Lots,
AssociationProperty,or Club Property.The installingOwner shallbe obligatedto paint the
antenna so that itblends into the background against
which itis mounted and to plant and
maintain such reasonablelandscaping as willscreenthe antenna,to the extent feasible,from
neighboring Lots,AssociationProperty and the Club Property.Provided always,that in the
event thatin any particularsituationany of the foregoingrequirementsor restrictionscause an
unreasonabledelay or cost inthe installation,maintenance or use of the antenna,or preventthe
receptionof acceptablequalitysignals,saidrequirementsor restrictionsshallbe invalidas they
apply to thatparticularsituation.
Subject to the Telecommunications Act of 1996 and the regulationspromulgated
thereunder,satellitedishesthatexceed one meter in diameter,and MDS antennasthatexceed one
meter in diameteror diagonal measurement,shallnot be allowed withinthe Common Interest
Community.Mast antennasthatextend higherthan 12 feetabove therooflineand antennasthat
arenot used toreceivevideo programming shallonly be permittedwithintheCommon Interest
Community ifthey receivethe priorwrittenapproval of the Design Review Committee as to
design,locationand screeningfrom neighboringLots,AssociationProperty,and Club Property.
3.17 Restrictionson Mining or Drilling.No property within the Common Interest
Community shallbe used forthe purpose of mining,quarrying,drilling,boring,or exploringfor,
developing or removing,water,geothermal resources,oil,gas,or otherhydrocarbons,minerals,
rocks,stones,gravel,or earth,except drilling,exploringfor,removing, distributing
or storing
underground water by Declarantor theMaster Association.Nothing containedherein shallbe
construedto limitthe rightsof the owners of mineralinterestssevered from the surfaceof any
portionoftheCommon InterestCommunity prior
tothe recordingofthisMaster Declaration.
3.18 Excavations.
No excavation or otherearthdisturbanceshallbe performed or
permittedwithintheCommon InterestCommunity except
inconnectionwith theconstructionof
Improvements,and then only with the priorwrittenapproval of the Design Review Committee.
Upon completion of construction,openings inthe ground shallbe backfilledand compacted and
alldisturbedground shallbe graded and landscaped in accordance with the Design Guidelines
and the requirementsofthe Design Review Committee.
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3.19 No Interference with Waterways, Drainage
or IrrigationSystems,or with
Wetlands/Riparian Habitats.No Owner or Occupant shallconstruct,install,maintain or
permit any fence or other improvement or obstructionor plant treesor take any other action
which damages or interruptsor interferes
in any way
with (i)thenormal flow of water through
and along waterways and water features
within the Common InterestCommunity, (ii)any
irrigationditch,lateral,lake,pond orotherwater collection,storageordistributionsystem within
or servingtheCommon InterestCommunity or theClub Property,(iii)normal drainagepatterns
withintheCommon InterestCommunity ortheClub Property,or (iv)wetlands areasorwithin75
feetofthe high watermark of ripariancorridors,subjectalways tothe rightsof owners of ditches
and other water rightsand the requirementsof the Design Review Committee.The Master
Associationshallhave the authorityto take such actionas may be necessaryto abateor enjoin
any such damage or interference,and shallhave the rightto enterupon a Lot for purposes of
correctingor removing the same,and any costsincurredby theMaster Associationin connection
with such abatement,injunctiveor correctiveactivitiesshallbe assessedto the subjectLot
Owner inthe form of a Reimbursement Assessment.
3.20 Lakes, Ponds,Creeks,Ditches.No swimming or boating or ice skating
activitiesshallbe conducted or allowed on any lakes,ponds,creeks or ditcheswithin the
Common InterestCommunity,exceptingin recreationalareas within AssociationProperty that
may be establishedfrom time to time by the Master Associationin itssolediscretion,and then
subjectto such Master Rules and Regulations as may be adopted by
the Executive Board.
Fishing may
be allowed in designated areas,but only in the sole discretionof the Master
Association,and then subjectto such Master Rules and Restrictionsas may be adopted by
the
ExecutiveBoard.
3.21 Lake Banks;Beaches.All lakebanks withinthe Common InterestCommunity
shallbe properly sodded by the adjacentproperty owner promptly following completion of
constructionof Improvements on the adjacentproperty,unless the Design Review Committee
otherwisedirectsin writing.No beach or sandy area contiguousto any lake,pond or canalshall
be createdwithin the Common InterestCommunity without the prior writtenapproval of the
Design Review Committee and any appropriateGovernmental authority
3.22 Fences and Walls. These fencingrestrictionsshallnot apply to retainingwalls,
debrisflow and rockfallbarriersor other engineered structuresnecessary forthe development
and protectionof structuresand common elements.Fencing isrestrictedthroughout Spring
Valley Ranch to facilitatewildlifemovement,to optimize habitatavailability,and to reduce
wildlifemortality.Owners and Occupants shallcomply withthe followingrestrictions:
(a)Perimeterfencesaround Lots areprohibited.
(b) Except
as approved by the Associationwith regardtohorse enclosures,in
residentialzone districtsallfencing shallbe contained withinthe designatedBuilding
Envelopes pursuant to the Design Guidelinesand shallnot exceed 48 inchesin height.
Fenced areasmay notexceed the followingarea foreach zone district:
(i)Residential/MountainDistrict-the areaof the buildingenvelope
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(ii)Residential/RanchDistrict-max.15,000 sf.
(iii)Residential/EstateDistrict-max.10,000 sf.
(iv)Residential/CabinDistrict-max. 5000 sf.
(v)Residential/PastureDistrict-theareaofthe buildingenvelope
(vi) Privacy
fencesor walls attachedtotheresidencein any residentialdistrict
shallbe permitted to enclose a maximum area of'4,500 square feetof patio,lawn or
similarareas,for purposes of screening lawns,patios and similarfeatureswithin the
Building Envelope
on the Lot.Wildlife-prooffences are permitted to protect small
gardenplots,which must be confinedtowithinthe BuildingEnvelope.
(c)Except fortemporary fencingto protectgolfgreens and tees,fenceswithin
allOpen Space Districts,includingfencing to prevent domestic livestockfrornentering
thePUD or any area therein,shallbe three-strandfencesconstructedand maintained in
accordancewith guidelinesof the Colorado Divisionof Wildlife,and Colorado law.
(d) Any existing
internalbarbed wire fences used in the past ranching
operationsshallbe removed and may be replacedby three-strandfencesconstructedand
maintained in accordance with guidelinesof the Colorado Division of Wildlife and
Colorado law.
(e)Fenced kennels or dog runsshallbe permittedas providedherein.
(f)Lots withinareas in which horsesareallowed shallbe permittedto have
fenced horse enclosures and turn-out areas as approved by
the Design Review
Committee,which fencingmust meet Colorado Divisionof Wildlifestandards.Horses
shallbe kept and maintainedwithinthesefencedenclosures.
No other fencesor wallsshallbe permittedon Lots within Spring Valley Ranch unless
expresslyauthorizedin writingby the Design Review Committee.
3.23 Tree and Natural Shrub Preservation.All Improvements withintheCommon
InterestCommunity shallbe located,designed,and constructedso as to preserve and protect
treesand naturalshrubs.Unless otherwiserequiredby theWildfireMitigationPlan,in orderto
conserve the naturalbeauty of the area,no existingtreesor naturalshrubs (e.g.,pine,cedar,
pifion,otherevergreens,gamble oak or sage brush)may be removed or trimmed except with the
prior,writtenapproval of the Design Review Committee. This restrictionshallnot apply tothe
removal or trimming of dead or diseased vegetation,or to essentialclearingby an Owner in
connectionwith theconstructionof a residence(butnot otherImprovements)on a sitepreviously
approved by the Design Review Committee.Any violationof this Sectionshallsubjectthe
offending Owner to such penalties,fines and/or other conditions as the Design Review
Committee considersappropriate,includingwithout limitationthewithdrawalormodificationof
previouslygranteddevelopment approvals,or the requirementthatreplacementtreesor shrubsof
equivalentordifferentsizeand type be plantedand maintainedby the Owner.
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3.24 Use of Easement Areas;UtilityInstallation.All easements shown on a Plator
Supplemental Platcoveringany portionof theCommon InterestCommunity have been created
or reservedforthe purposes indicatedon such Platand/orinthisMaster Declaration.No Owner
or Occupant may erectany structureof any type
whatsoever insuch easement areas,nor may an
Owner or Occupant use the surface of such easement areas for any private
use,otherthan
landscapingwhich willnot interferewith theuse of saideasement by thePersonsor entitiesfor
whose benefitithas been createdor reservedand which receivesthe priorwrittenapprovalofthe
Design Review Committee.
With respecttoeasements createdforaccessand/orutilitypurposes eitherby thetermsof
thisMaster Declarationor any other Recorded agreement or on a Plat,any and allbona fide
publicand privateutilityservicecompanies,SpecialDistricts,and theClub PropertyOwner (but
only to the extentsetforthintheDeclarationof Easements and Rights),shallhave the rightof
access,ingress,egress,and use of such easement areas for the installation,operation and
maintenance of utilityfacilitiesserving the Common InterestCommunity and/or the Club
Property,subjectto the followinglimitations.Except as to specialstreetlightingor otheraerial
facilitieswhich may be requiredby the County,no aerialutilitylinesor facilitiesof any type
(exceptmeters,risers,servicepedestalsand othersurfaceinstallationsnecessaryto maintainor
operate appropriateunderground facilities)shallbe erectedor installedwithin the Common
InterestCommunity,whether upon Lots,AssociationProperty,easements,streets,or rights-of-
way of any type,eitherby a utilitycompany,a Special District,an Owner,the Master
Association,the Club PropertyOwner or any otherperson or entity(includingbutnot limitedto
any person owning
or acquiringany part of the Common InterestCommunity)and allutility
linesand facilities(includingbut not limitedto water,sewer,gas,electricity,telephone,and
cablety)shallbe buried underground.Provided,thatduring theconstructionof a residenceon a
Lot a temporary overhead power linemay be installedwhich shallbe promptly removed upon
completionofconstruction.
3.25 Landscaping,Irrigation.No landscapingshallbe performed on any Lot or on
AssociationPropertyunlessa landscapingplan thereforehas receivedthe priorwrittenapproval
of the Design Review Committee,and alllandscapingshallcomply with the Design Guidelines.
No lawn or other landscapingshallbe permittedoutsideof the BuildingEnvelope on a Lot.A
landscaping plan for each Lot must be,approved by the Design Review Committee before
constructioniscommenced on the residenceon thatLot. Such landscapingplan must include
landscapingto the waterlineor any abuttinglakeor pond or ditchand to the pavement edge
of
any abuttingroad or parking area.Any substantialchange in the type or locationof approved
landscapingvegetationshallrequirethe furtherapprovalof the Design Review Committee.No
artificialgrass,plantsor other artificialvegetationshallbe placed or permittedtoremain within
the Common InterestCommunity (except indoors)without the prior writtenapproval of the
Design Review Committee.
All irrigationpracticeswithinthe Common InterestCommunity shallbe governed by the
Design Guidelines.Each Lot shallbe allowed a maximum amount of irrigatedarea,as more
specificallysetforthinthe Design Guidelines.
Each Owner shalldiligentlymaintain,trim,weed, cultivate,husband,protect,preserve
and otherwisekeep ina healthyand attractiveconditionthe shrubs,trees,hedges,grass,planters,
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gardens and other landscapingupon or abuttingthe Owner's Lot,including,without limitation,
the removal of dead and diseasedbranches and brush and the performance of other tasks
necessarytoremove or eliminate
materialwhich constitutesor createsa firehazardor nuisance.
Each Owner shallalsomaintain allpaved,concreteand othersyntheticallysurfacedareas
within the Owner's Lot,includingbut not limitedto,driveway and parking areas,in good
conditionand repair.
3.26 Tennis Courts and Basketball Goals. Tennis courts,basketball goals,
backboards and nets shallnotbe allowed unlesstheycomply with the Design Guidelinesand the
writtenapproval of the Design Review Committee is firstobtained.Any permittedbasketball
backboards must be professionallymanufactured,and must be installedon black poles,with a
white orclearbackboard.No garage or roofmounted basketballbackboardsshallbe permitted.
3.27 Swimming Pools,Spas,and Related Equipment.Pools,spas or hot tubs may
be erected,constructedor installedon Lots within theCommon InterestCommunity, provided
they comply with the Design Guidelines and receivethe prior writtenconsent of the Design
Review Committee.Ifa pool,spa or hottub is approved,allserviceequipment shallbe fenced
and locatedin either(a)a sideyard between the frontand rearboundaries of the residence,or
(b)in the rear yard adjacent
to the residence,and shallbe adequately screened from any
neighboringLots,the AssociationProperty,the Club Property,and allstreetsin the Common
InterestCommunity.
3.28 Signs and Advertising.With the exceptionof one entry/identificationsign per
Lot duringthe period of actualconstructionon the Lot,which sign shallcomply with the Design
Guidelines,no sign,poster,billboardor advertisingdevice of any kind shallbe allowed or
displayedupon any Lot or any AssociationProperty within the Common InterestCommunity
except:(a)such signs as may be used by the Declarant in connectionwith the development,
marketing and saleof Lots or Cabin InterestsintheCommon InterestCommunity; (b)
such signs
as may be required by legalproceedings,
or the prohibitionof which is precluded by law;
(c)such signsas may be requiredfortrafficcontroland for regulationof AssociationProperty;
(d)neighborhood monuments (e.g.,entranceand directionalsigns)which are compatible with
the architectureof the area (e)such other signsas may be specificallyauthorizedand regulated
by the Design Guidelines;and (f)signs,the prohibitionof which isprohibitedby the Act. All
permittedsignsmust comply with the Design Guidelines.
3.29 Camping and Pienicking.No camping or picnicking shallbe allowed on
AssociationProperty except in areas,if any,thatmay be designatedfor such purpose by
the
Master Association.
3.30 Soliciting.No solicitingshallbe permitted at any time within the Common
InterestCommunity.
3.31 No Individual Water Wells or Individual Sewage Disposal Systems;
Exceptions.No individualwater wells,and no cesspools,septictanks or otherindividual
sewage disposalsystems,shallbe drilled,constructed,maintained or permittedto remain within
the Common InterestCommunity,except such water and/or septicsystems as may be installed
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by Declarantor Declarant'ssuccessor,assignor designee or theMaster Associationor a Special
Districtto serve the Common InterestCommunity or portionsthereof.Notwithstanding the
foregoing,individualwater wells shall be permitted as set forth in the P.U.D.Approval.
Notwithstandingthe foregoing,individualsewage treatmentsystems("ISTS")shallbe permitted
as set forthin the P.U.D.Approval and as designatedon the Final Plat,provided they comply
with the Design Guidelines and receivethe prior written approval of the Design Review
Committee.Each Owner of a Lot with an allowable ISTS comply with all applicable
requirements of the ISTS Operation and Maintenance
Plan adopted by
the Landis Creek
MetropolitanDistrict,which shallbe incorporatedintothe Design Guidelines.Each such Owner
of a Lot with an allowableindividualsewage disposalsystem shallexecute a contractwith the
Landis Creek Metropolitan DistrictNo.1 for the performance of such responsibilities.The
obligationsof such Lot Owners shallbe enforceableby eitherthe Master Associationor the
Landis Creek Metropolitan DistrictNo.1.In accordance with the P.U.D Plan,the Master
Associationshallcontractwith a thirdparty operator,who must be at leasta "ClassC"operator
to operateand maintain theRanch Lot and Mountain Lot ISTS. The operatorand thecontract
employing the operatormust be acceptabletoGarfieldCounty Board of County Commissioners.
3.32 Regulation of Pesticides.
The Design Review Committee may adopt reasonable
rulesand regulationsgoverning the use and applicationof pesticides,herbicides,fertilizersand
fungicideswithinthe Common InterestCommunity.
3.33 Maintenance of Visibilityat StreetIntersections.No hedge,shrub,or planting
which obstructsthe sightlinesbetween two and six feetabove the streetshallbe placed or
permittedto remain on any corner Lot within the triangularareaformed by the streetproperty
linesand the lineconnecting them at-pointstwenty-fivefeet(25')from the intersectionof the
streetlinesor in the caseof a rounded propertycornerfrom theintersectionof thestreetlinesas
extended.The same sightlinelimitationshallapply to any portion
of a Lot lyingwithintenfeet
(10')of the intersectionof a streetpropertylinewith the edge of a driveway pavement.
No tree
shallbe permittedto remain withinthe above-describedrestrictedareasunlessthe foliagelineis
maintained at or above six feet (6')above the streetintersectionelevationto prevent the
obstructionof sightlines.
3.34 Restoration of Improvements in the Event of Damage or Destruction.In the
event of damage to or destructionof any Improvement on any Lot the Owner(s)thereofshall
cause the damaged or destroyedImprovement to be promptly restoredor replacedto itsoriginal
condition or such other condition as may be approved in writingby the Design Review
Committee,or the Owner(s)shallcause the damaged or destroyedImprovement to be promptly
demolished and theLot to be suitablylandscaped,subjecttothe approval of the Design Review
Committee,so as to presenta pleasingand attractiveappearance.Such Improvements shallbe
repaired,restoredor otherwisedemolished and suitablylandscapedwithinsuch reasonabletime
frame as may be establishedby the Design Review Committee.
3.35 Leases.The leasing/rentalof Cabin Interestsshallbe governed by the Cabin
Interestownership documents,and shallnot be affectedby thisSection (exceptthata Cabin
Interestshallnotbe leasedfor any term of one week or less).Any Owner shallhave the rightto
Lease hisLot under the followingconditions:
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(a)All Leases shallbe in writing,and must cover the entireLot (i.e.,no
Leases of bedrooms alone or otherwise covering less than allof the Lot shallbe
permitted).
(b)No leaseshallbe for a term of lessthan one month,and no Owner may
lease a Lot more than sixtimes in any consecutive12-month period without the prior
writtenconsent of the Executive Board.The foregoingnotwithstanding,and Owner may
from time totime permit gueststo occupy the residence,without consideration,provided
the Master Association is given prior writtennotice of such occupancy,and further
provided thatsuch guest occupancies (inthe aggregate)shallnot exceed sixinstancesin
any consecutive 12-month period without the prior written consent of the Executive
Board.
(c)All Leases shallprovide (i)thatthe terms of the Lease and the tenant's
(Occupant's)use of theLot shallbe subjectinallrespectstothe provisionsofthisMaster
Declarationor any pertinentSupplemental Declaration,and the Articles,the Bylaws,and
theMaster Rules and Regulations,and the Design Guidelines,(ii)thatthe Occupant has
received and reviewed copies of said documents,and (iii)that any failureby the
Occupant to comply with any of the aforesaiddocuments,in any respect,
shallbe a
defaultby Occupant
under the Lease and
a defaultby Occupant
and Owner under said
documents which may be enforced againstOccupant and/or Owner by the Executive
Board.
(d)Each Owner shallnotifythe Master Association immediately upon
the
leasingof his Lot and shallprovide the Master Associationwith a copy of theLease and
with thename and mailing addressof the Occupant and the mailing address(ifchanged)
of the Owner.
(e)Each Owner who leasesa Lot shallbe responsibleforassuringcompliance
by the Occupant with allof the provisionsof thisMaster Declaration,any pertinent
Supplemental Declaration,the Articles,the Bylaws,the Master Rules and Regulations,
and the Design Guidelines,and shallbe jointlyand severallyresponsiblewith the
Occupant forany violationsthereofby the Occupant.
(f)Each Lease shallexpresslyprovide thatthe Master Association(via the
Executive Board)shall have the right to give the Occupant written noticethat the
Occupant isinviolationof one or more of thedocuments listedin subsection(c)above,
which noticeshallspecifya period of time (atleast5 days)inwhich the Occupant may
cure the violation.Ifthe violationcontinuesuncured,or ifitis repeated within the
3-month period following the date of the firstnotice,the Lease shallprovide thatthe
Owner gives to the Master
Associationan irrevocablepower of attorneyto act on the
Owner's behalf to give such statutorynoticesto the Occupant and to take such other
actions as may be necessary or appropriateto terminate the Lease and to evictthe
Occupant from the Premises.
Ifa Lease does not containsuch provisions,the Owner
hereby irrevocablyappointsthe Master Associationas itsattorney-in-factto act on its
behalfas setforthherein.
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3.36 Right of Entry.During reasonable hours and upon reasonablenoticeto the
Owner or Occupant of a Lot ,any member ofthe Design Review Committee,any member ofthe
Executive Board,and any authorizedrepresentativeof eitherof them,shallhave the rightto
enterupon and inspectany Lot ,and the Improvements thereon,except for theinteriorportions
of any occupied
dwelling(which shallrequirethe permission of theOwner or Occupant,except
in case of emergency,when no noticeor permission shallbe required),for the purpose of
ascertainingwhether or not the provisionsof thisMaster Declaration(or of any Supplemental
Declaration)and of the Design Guidelines have been or are being complied
with,or forthe
purpose of exercisingany rightsor performing any responsibilities(maintenance,repair,etc)
establishedby thisMaster Declarationor any Supplemental
Declaration,and such individuals
shallnotbe deemed guiltyof trespassby reasonof such entry.
3.37 Damage by Owners During Construction.Each Owner isresponsiblefor any
damage caused to roads,streets,ditches,fences,trails,naturalor constructeddrainagecourses,
utilities,AssociationProperty,or tootherLots or Improvements thereon,duringtheconstruction
or alterationof Improvements upon
theOwner's Lot,includingwithoutlimitationdamage caused
by any constructionvehiclesusing theroads or streetswithintheCommon InterestCommunity.
Damage shallinclude any degradation
in the appearance or conditionof such roads,streets,
AssociationProperty,or otherLots or Improvements.The responsibleOwner shallpromptly
repairand cleanup any such damage,at itssoleexpense.Each Owner shallalsobe responsible
for any damage
caused by utilitycuts in roads,and forwashouts and runoffdamage caused by
failureto properlyinstallculverts,and to promptly repairany such damage.IftheOwner failsto
repairany such damage within 10 days followingreceiptof a writtennoticefrom theExecutive
Board requestingthe same,theExecutive Board shallhave the rightto perform such repairson
behalf of the Owner,and to levy a Reimbursement Assessment upon the Owner and itsLot to
recoverthe coststhereof.
3.38 Restrictionson Resubdivision,Property Restrictions,
and Rezoning. Except
as expresslypermittedin thisMaster Declarationor in a Supplemental Declarationby which
additionalproperty is annexed to the Common
InterestCommunity,(i)no Lot shallever be
furthersubdividedor replattedby an Owner intosmallerLots,and (ii)no physicalportionless
than allof any such Lot,nor any easement or divided interesttherein,shallbe conveyed,
transferredor encumbered by the Owner,and (iii)no Lot may be combined with any otherLot
northe boundary linesadjustedbetween any two Lots.
(a)Declarantreservesthe righttosubdivideor replata Lot,ortocombine two
Lots owned by Declarant,or to adjustor remove boundary linesbetween Lots owned by
Declarant,provided any necessaryCounty approvals are obtained,allDeclarationand
Platamendments requiredby the Act and/or localland use laws are prepared,executed
and Recorded,and the necessary reallocationof Allocated Interestsof the Owners is
accomplished.In the case of the subdivisionof a Lot intotwo or more Lots,each Lot
createdthereby shallconstitutea Lot for purposes of reallocationof Common Expense
liabilityand voting interests.In the case of thecombination of two Lots,such interests
shallbe reallocatedto reflectthe factthattwo Lots have been eliminatedand one Lot
createdinitsplace,unlesstheExecutive Board requiresthatthe combined Lots continue
to pay two Assessments.All costsrelatingto the foregoingactivitiesshallbe the sole
responsibilityand obligationof Declarant,or of the Owner performing the same.
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Declarant'srightsunder thissubsection(a)shallterminateupon the firstto occur of
(i)the date which is 30 years after the Recording of this Master Declaration,or
(ii)Declarant'srelinquishingof theserightsby a Recorded instrument.
(b)The boundariesbetween adjoiningLots may alsobe adjustedor removed
(i.e.,the Lots combined) by
the Owner(s)thereofother than Declarant,if(i)the written
consent of the Executive
Board is firstobtained,in the sole discretionof the Executive
Board,(ii)all applicableregulationsand codes are complied with and all necessary
County approvals
are obtained,(iii)the proposed adjustmentor removal does not violate
the terms of any document evidencing a securityinterestin the subjectLots,(iv)all
Declarationand Plat amendments requiredby the Act and/or local land use laws are
prepared,executed and Recorded,and (v)the necessary reallocationof Allocated
Interestsof the Owners is accomplished pursuant to the guidelinessetforthabove or as
otherwiserequiredby theExecutive Board.All costsrelatingto such activity(including
the attorneys'fees and costsincurredby the Executive Board in reviewing and acting
upon the matter)shallbe thesoleresponsibilityand obligationof the Owner(s) applying
forthesame.
(c)No Owner of a Lot shallgrantor convey any easement rightsaffectingany
portionof the Lot withoutthe priorwrittenconsentofthe ExecutiveBoard.
(d)No further covenants,conditions,restrictionsor easements shall be
Recorded by any
Owner (exceptDeclarantinthe exerciseof itsreservedrights)or other
Person againstany Lot or any Cabin Interestwithout the provisionsthereofhaving been
firstapproved in writing by the Executive Board for consistencywith the Master
Declaration,any applicable Supplemental Declaration,and the general plan of
development for the Common
InterestCommunity.Any covenants,conditions,
restrictionsor easements Recorded without such approvalsbeing evidenced thereonshall
be nulland void.This provisiondoes not apply to Mortgages.
(e)No applicationfor rezoning of any Lot,and no applicationfor any
varianceor specialuse permit forany Lot,shallbe filedwith any governmental
authority
by any Owner (except Declarant in the exerciseof any reserved rights)unless the
proposed use of theLot has firstbeen approved in writingby the ExecutiveBoard and the
proposed use otherwise complies with the Master Declaration and any applicable
Supplemental Declaration.
3.39 Health,Safety and Welfare.Intheevent any uses,activities,or facilitieswithin
the Common InterestCommunity are deemed by the Executive Board to be an unreasonable
annoyance or nuisance,or to adversely affectthe health,safety or welfare of Owners or
Occupants,the Executive Board may amend the Master Rules and Regulations in order to
appropriatelyrestrictand regulatesuch uses,activitiesor facilitieswithin the Common Interest
Community.Such rules shallbe consistentwith the purposes and provisionsof this
Master
Declaration.
3.40 Implementation and Variances.The Executive Board may implement the
restrictionssetforthinthisArticle3,or otherwiserestrictand regulatethe use and occupancy of
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the Common InterestCommunity and theLots and Cabin Interestsby reasonableMaster Rules
and Regulationsof generalapplicationadopted by the Executive Board from time to time.The
Executive Board may,in itssolediscretionand in extenuatingcircumstances,grant variances
from any of therestrictionssetforthinthisArticle3 (exceptingany such restrictions
with respect
to which the Design Review Committee has the authorityto grantvariancesunder Section6.19
below),if the Executive Board determines,in itssole discretion,(a)either(i)that a particular
restrictioncreatesa substantialhardshipor burden on an Owner or Occupant,which hardshipor
burden was not caused by said Owner or Occupant,or (ii)thata change of circumstancessince
the Recordationof thisMaster Declarationhas rendered suchrestrictionobsolete,and (b)thatthe
activitypermittedunder the variance,inthejudgment ofthe Executive Board,willnot have any
materialadverse effecton the Owners and Occupants of the Common InterestCommunity
(includingneighboring Lots)and isconsistent
with the high quality
of livingintended to be
promoted hereby throughout the Common InterestCommunity.When an Owner appliesfor a
variance,the Board must give at leastten (10) days
advance writtennoticeof the variance
hearing,and of the nature of the variancerequested,postageprepaid,by certifiedmail,return
receiptrequested,to allOwners of Lots (includingCabin Interests)that are situatedwithin a
radiusof 300 feetof the Lot forwhich the varianceis sought,atthe currentaddressesforsuch
Owners reflectedin the Master
Association files.The applying Owner must provide the
Committee with an accurate
listof the Owners to be so notified.If the foregoing notice
requirementsare complied with,itisnot necessarythattheOwners actuallyreceivethenotice
thatismailed to them,such noticesbeing deemed receivedupon mailing.
No varianceshallconflictwith the P.U.D.Plan or with ordinancesor regulationsof the
County.If a variance
from the P.U.D.Plan,County laws or regulationsis also requiredin
connection with a matter
for which a variance is desiredhereunder,itshallbe the Owner's
responsibilityto obtain such County variance before submittinga variance applicationto the
ExecutiveBoard.
3.41 Declarant Activities.Nothing containedinthisMaster Declarationisintendedor
shallbe construedto prevent,restrict,regulateor delay in any way Declarant'srightand ability
to develop,improve,maintain,repair,regulate,operate,administer,manage;market,sell,lease,
encumber or dispose of the Common InterestCommunity,the Lots,the Cabin Interests,the
AssociationProperty,the Annexable Property,additionalunspecifiedreal estate,or any part
thereof,including the right to constructImprovements and installsigns thereon,all in the
complete discretionofDeclarant.
3.42 Landowner Obligations.All owners of land,whether ranch or residence,
have obligationsunder State law and County regulations
with regard to the maintenance of
fences and irrigationditches,controllingweeds,keeping livestockand pets under control,using
property in accordance with zoning,and other aspects of using and maintainingproperty.
Residentsand landowners are encouraged to learnabout theserightsand responsibilitiesand act
as good neighborsand citizensof the County.A good introductorysource forsuch information
isA Guide toRural Living & Small Scale Agriculturalput out by theColorado StateUniversity
ExtensionOfficeinGarfieldCounty.
3.43 Recognition of Right-to-Farm.Colorado is a Right-to-Farm Statepursuant
to C.R.S.35-3-101,et.seq.Landowners,residentsand visitorsmust be prepared to accept the
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activities,sights,sounds and smellsof GarfieldCounty's agriculturaloperationsas a normal and
necessaryaspectof livingina County with a strongruralcharacterand healthyranching sector.
All must be prepared to encounternoises,odor,lights,mud, dust,smoke,chemicals,machinery
on publicroads,livestockon publicroads,storageand disposalof manure,and the applicationby
spraying or otherwise of chemical fertilizers,soilamendments,herbicides,and pesticides,any
one or more of which may naturallyoccur as part of a legal and non-negligentagricultural
operations.
ARTICLE IV
ROADS AND STREETS
IN COMMON INTEREST COMMUNITY
4.1 Ownership and Maintenance.Declarantreservesthe rightfrom time totime to
convey some or allof the plattedroadsand streetsintheCommon InterestCommunity, together
with any associatedroad drainageeasements and facilities,toGarfieldCounty fortheuse of the
public,ortoa SpecialDistrict,or totheMaster Association.Whatever entityholdstitletoa road
or streetshallbe responsibleforthe maintenance,repairand replacement thereof,although such
entitymay contractto have such servicesperformed by a thirdparty including,in the case of
Master Associationownership,by a SpecialDistrict.With respectto any roadsorstreetsthatare
not conveyed or dedicatedto GarfieldCounty or a SpecialDistrict,theMaster Associationshall
formallyadopt a maintenance and repairplan forthe maintenance and repairof such privately
owned roads or streets.
4.2 Easement for Access.There ishereby created,granted and reservedfortheuse
and benefitof Declarant,the Master Association,allOwners and Occupants,and the Club
Property Owner and allClub Members and other authorizedusersor employees of the Club
Property,perpetual,nonexclusiveeasements and rights-of-wayover,acrossand along allplatted
roads and streetsintheCommon InterestCommunity forpurpose of access,ingressand egressto
and from theirrespectiveproperties.No road or streetshallbe used foraccessto any landslying
outsidethe Common InterestCommunity,except theClub Property,unlessDeclarantexpressly
grantssuch accessrightsto neighboringlands.
4.3 Reserved Declarant Rights.Declarantreservesthe followingrightswith respect
to roads and streetsin the Common InterestCommunity,which rightsmay be exercisedby
Declarant from time to time in itssole discretion,and without requiringthe consent of any
Owner or Mortgagee or SpecialDistrictortheMaster Association,towit:
(a)The rightto redesignate,relocate,replator closeany such roadsor streets
thathave not been conveyed to the County,so long as no Owner isdenied reasonable
ingressand egressfrom itsLot toa publicroad by reasonthereof.Inthe event Declarant
exercisessuch right,the access easement over such replatted(etc.)road or streetshall
automaticallyterminate,and ifnecessarytheMaster Associationor SpecialDistrictshall
reconvey the originalroad or streettoDeclarant.
(b)The rightto limit,restrictor deny entry
to and/oraccessovertheroadsand
streetsor some of them to any person
or persons (exceptOwners and Occupants)who,in
the solejudgment of Declarant,do not have legitimatebusinessin theCommon Interest
Community,or who may createor participatein a disturbanceor nuisance withinthe
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Common InterestCommunity,or who is otherwise undesirable,through use of a
controlledor guarded entranceway or limitedaccess gate,or through such other means
and upon such terms and conditionsas Declarant may determine to be reasonably
appropriate;the rightto controland regulateallforms of vehicularand non-vehicular
trafficand parking on allor some of said roads and streets;the rightto requirethe
removal of any shrub,bush,fence,wall,treeor otheritem of any sortwhich might,inthe
solejudgment of Declarant,impair,or obstruct
a motorist'svisionon any road or street
withinor adjacentto theCommon InterestCommunity;and the rightto adopt and enforce
such otherrulesand regulationsgoverning the use of such roads and streetsas Declarant
may considernecessaryor appropriateform time totime.
(c)The rightto granttemporary or permanent non-exclusiveaccesseasements
over roadsand streets(or some of them)intheCommon InterestCommunity fortheuse
and benefitof lands lying outsidethe Common InterestCommunity on such terms and
conditionsas Declarantmay considerappropriate.
(d)The rightto assignany one or more of thesereservedrightstotheMaster
Associationortoa SpecialDistrict.
(e)All of the foregoingrightsshallbe permissiveonly,and neitherDeclarant
nor any assigneeof such rightsshallhave any obligation
toexerciseany of such rights.
4.4 No Liabilityfor Gatehouses or Entry Gate or Security Patrol.Ifone or more
gatehouse (manned or unmanned)or limitedaccess entry gates are provided atentrancestothe
Common InterestCommunity,and/or ifsome form of securitypatrolis provided within the
Common InterestCommunity or any part
thereof,neitherthe Declarant,theMaster Association,
nor any Special
Districtshallhave any liability
to any person
for any injury,
lossor damage of
any kind or naturewhatsoever arisingfrom thefactthatany gatehouse
isnotmanned or from the
failureof any person staffinga gatehouse or any mechanical or electricalentry system or any
securitypatrolpersonnelto prevent or detecta theft,burglary,or any otherunauthorizedentry
intoor activitywithintheCommon InterestCommunity.
4.5 Rights Appurtenant to Club Property.In additionto the access easement
establishedinSection4.2 above,allplattedroads and streetsin theCommon InterestCommunity
are subjectto the access,parking and otherrightsgrantedto and enjoyedby theClub Property
Owner and allauthorizedusers,invitees(includingthe public)and employees of the Club
PropertyassetforthintheDeclarationofEasements and Rights,includingwithoutlimitationthe
righttouse such roads and streetsforingressand egresstotheClub Propertyand forparking at,
reasonabletimes before,during and followinggolf tournaments and otherfunctionsheld upon
theClub Property.All such access,parking and otherrightsshallbe subjectatalltimes to such
reasonablerulesand regulationsas may be promulgated from time to time by the owner or
owners of the roads and streets(i.e.,the Declarant,the County,the Master Associationor a
SpecialDistrict)governing the use of and parkingupon theroads and streets,provided such rules
and regulationsdo not substantiallyimpair the rightsgrantedto theClub PropertyOwner under
theDeclarationof Easements and Rights.
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ARTICLE V
WATER AND SEWER SYSTEMS
5.1 Water System.The Water System shallbe used as the sole sourceof potable
water withinthe Common InterestCommunity,unlessanothersourceisexpresslyauthorizedby
the owner of the Water System.The Water System shallbe constructed,maintained and
operatedin conformance with the rules,regulations,approvalsand permittingprocedures of all
applicablegovernmental authorities,and the operation thereofshall be governed by such
reasonablerulesand regulationsas may be promulgated from to time by the owner/operatorof
theWater System.Each Owner shallpay the tap feesand user charges establishedfrom time to
time by the owner/operatorof theWater System.
No Owner shallmake,install,use,maintain or permit to existany cross connection
between the Water System,includingthe portionof the Water System thatiscontainedwithinan
Improvement on a Lot,and any pipe,plumbing,fixture,tank,receptacle,equipment or other
appurtenanceon or servingtheOwner's Lot thatisa sourceof contaminatedor pollutedwater,
unlesstheWater System is protectedwith a backflow preventionassembly thatis approved in
advance by the owner/operator of the Water System.No water serviceconnection to any
Improvement shallbe installed,maintainedor used unlesstheWater System isprotectedinthe
matter required by the owner/operator of the Water System.Said owner/operator shall
discontinuewater serviceto any Improvements ifitis determined that an unprotectedcross
connectionexistsor thata proper backflow preventionassembly has not been installedor tested
or that any such assembly has been removed,bypassed,otherwiserendered ineffective,or
improperlymaintained or tested.Service shallnot be restoreduntilsuch conditionsor defects
have been correctedtothe satisfactionofthe owner/operatoroftheWater System.
5.2 Sewer System.The centralsewage collectionand treatment system for the
Common InterestCommunity (excepting
Lots with an ISTS)shallbe constructed,maintained
and operatedinconformance with the rules,regulations,approvals,and permittingproceduresof
allapplicablegovernmental authorities,and the operationthereofshallbe governed by such
reasonablerulesand regulationsas may be promulgated from time totime by the owner/operator
of the system.Each Owner shallpay the user charges establishedfrom time to time by the
owner/operatorofthe system.
5.3 Ownership and Maintenance of Systems.The Water and/or Sewer Systems or
portionsthereofmay be conveyed at any time and from time to time to the County or other
appropriategovernmental or quasi-governmental entity,a Special District,or the Master
Association,and shallbe maintained,repaired,improved,replaced,operatedand managed by
the
owner(s)thereoffrom time to time or by a thirdpartypursuant to contract.Provided,thateach
Owner shallbe responsiblefor maintainingand repairingallportionsof theWater System and
theSewer System thatare locatedwithintheboundariesoftheOwner's Lot.
5.4 Sprinkler Irrigation System.An underground sprinklersystem shallbe
installed,maintained and used to irrigatealllandscapingon Lots within the Common Interest
Community and allotherlandscaped areaswhich an Owner isresponsibleformaintaining.Said
SprinklerIrrigationSystem shallbe connected to and suppliedby the Water System,unless
expresslyprohibitedby the County or otherapplicableauthorityor by the owner/operatorof the
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Water System,or unlessanothersource is approved by the Master Association.Ifwell water is
approved for irrigationuse by applicable
Colorado law and by the Master Association,any
underground sprinklersystem which utilizeswell water shallemploy a rust inhibitorsystem
approved by the Design Review Committee
so that rust depositswillnot accumulate on any
building,wallor paved area.No Owner may have a connectionbetween the Water System and a
linecarryingwater from a source otherthan the Water System, including
a well.Each Owner
shallpay alluser charges leviedfrom time to time by the owner/operatorof the Sprinkler
IrrigationSystem.
5.5 Ownership and Maintenance of Sprinkler IrrigationSystem.The Sprinkler
IrrigationSystem or portionsthereofmay be conveyed at any time and from time totime to
the
Master Association or to a Special District,and shall be maintained,repaired,improved,
replaced,operated and managed by the owner(s)thereoffrom time to time or by a thirdparty
pursuant to contract.Provided,thateach Owner shallbe responsiblefor maintaining and
repairingallportionsof the SprinklerIrrigationSystem (includingthe sprinklerheads)thatare
locatedwithin the boundaries of the Owner's Lot.Each Owner shallalsobe responsiblefor
repairing(or paying forthe repairof by the owner/operatorof the System)any damage to the
SprinklerIrrigationSystem caused by the Owner or any Occupant
of the Owner's Lot. No
Owner shall make any Improvements
to the Owner's Lot which damage or impair the
functioningof the SprinklerIrrigationSystem as itservestheLot or otherpartsof theCommon
InterestCommunity,and any alterationsin or changes thatan Owner may wish to make to the
SprinklerIrrigationSystem located on the Owner's Lot shall firstreceivethe prior written
approvalofthe owner/operatorofthe System.
5.6 Easements.There are hereby created,grantedand reservedtothe Declarant,the
Master Association,and any applicableSpecial District,perpetual,non-exclusiveeasements
along the as-builtalignment and intheas-built
locationof allelements and components of said
Water System,Sewer System,and SprinklerIrrigationSystem, throughout
the entireCommon
InterestCommunity,for the construction,installation,operation,use,maintenance,repair,
removal and/orreplacementthereofand foraccesstheretoforsuch purposes.
ARTICLE VI
DESIGN REVIEW
COMMITTEE
6.1 Establishment
of Design Review Committee.The Common Interest
Community shallhave a Design Review Committee,which shallconsistof an odd number of
members with a minimum of three(3)members and a maximum of seven (7)members,each of
whom shalleitherbe (i)a representativeof the Declarant,(ii)an Owner or Occupant of a Lot or
a Cabin InterestintheCommon InterestCommunity,or (iii)a localarchitect,landscapearchitect
or engineer.For so long as Declarant owns any Lots in the Common InterestCommunity
(including annexations thereto),or until Declarant relinquishessaid right to the Master
Associationby writtennoticethereto,Declaranthereby reservesand shallhave thesolerightto
appoint,and to remove without cause,allmembers of the Design Review Committee,forsuch
terms as Declarant considersappropriate.Following the expirationor relinquishmentor other
terminationof Declarant'srightto appointmembers of the Design Review Committee,allsuch
members shallbe appointed and removed from time to time by the Executive Board in its
discretion,and shallserveforsuch term as may be establishedby the ExecutiveBoard from time
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to time.A member appointedby the Executive Board may be removed by the Executive Board
at any time upon writtennotice,without cause.Subjectto the three (3)member minimum and
seven (7)member maximum,and to the membership criteriaset forth above,Declarant,or
followingterminationof Declarant'srightsunder thisSectionthe Executive Board,may increase
or decreasethe sizeof the Design Review Committee from time to time in
itsdiscretion.The
Executive Board may hire or appoint a secretaryforthe Design Review Committee
and shall
provide appropriatecompensation forany such secretarialservices.
6.2 Establishment of Subcommittees.The Design Review Committee shallhave
the rightbut never the obligationtoestablishone or more subcommittees
to perform one ormore
of thefunctionsof the Design Review Committee.For purposes of thisMaster Declaration,all
referencestothe Design Review Committee
shallalsoreferto any subcommittee establishedby
the Design Review Committee.The procedures for establishmentof subcommittees,the rights
and dutiesthereof,and the limitations
thereon may be established
and adopted by the Design
Review Committee from time to time,in itsdiscretion.
6.3 Meetings and Action of Committee.
The Design Review Committee shallmeet
from time to time as necessaryto perform itsdutieshereunder.The Design Review Committee
may from time to time,by resolutionin writingadopted by a majorityof the members,designate
a Committee Representative(who may but need not be one of itsmembers)totake any actionor
perform any dutiesforor on behalf of the Design Review Committee,except the grantingof
approval for any Improvements
and the grantingof variances.The actionof such Committee
Representativewithinthe authorityof such Committee Representativeshallconstitutethe action
of the Design Review Committee.A majorityofthe members of
the Design Review Committee
shallconstitutea quorum of the Committee.Actions of the Committee may be taken (withouta
meeting)by the writtenconsent of a majorityofthemembers thereof,or at a meeting at which a
quorum ispresentin person,by .thevote of a majorityof such members constitutingthe quorum,
but inno event lessthan two (2)members.
6.4 Compensation;Expenses.The members of the Design Review Committee shall
be entitledto reasonablecompensation for theirserviceson the Design Review Committee,
which compensation shallbe set by the Design Review Committee from time to time.
The
members of the Design Review Committee shallalsobe entitled
toreimbursement forreasonable
expenses incurredby them in the performance of theirdutieshereunder.All expenses of the
Design Review Committee,includingreasonablecompensation of the members thereof,shallbe
paid by theMaster Associationand shallconstitutea Common Expense.
6.5 Records of Actions.The Design Review Committee shallkeep a permanent
recordofallfinalactionsofthe Design Review Committee.
6.6 Approvals in Annexed Areas.The Design Review Committee shallalsobe
responsiblefor reviewing and approving allproposed Improvements on Lots within properties
hereafterannexed to the Common InterestCommunity,unless a differentreviewing body or
procedureisestablishedinthe Supplemental Declarationwhich annexes
such property.
6.7 Design Guidelines.The Design Review Committee has established
an initialset
of rules,procedures,standards,guidelinesand requirements,including without limitation
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architectural,design and development standardsand guidelines,which shallgovern thereview
and approvalor disapprovalof proposed Improvements withinthe Common InterestCommunity,
and other
matters provided for therein (the "Design
Guidelines").The Design Review
Committee may make such amendments,deletionsor additionstothe Design Guidelinesas the
Committee deems necessaryor appropriatefrom time totime to accomplish the purposes of (and
as are not in conflictwith)this Master Declaration and of any pertinentSupplemental
Declarationand to ensure
the orderly and attractivedevelopment of the Common Interest
Community. Upon
itsadoption,each such amendment shallbe provided to theExecutiveBoard.
The Design Guidelines (as they may be amended from time to time)are hereby incorporated
herein and shallbe deemed to be a part of thisMaster Declarationand of all Supplemental
Declarationsand shallbe binding on theCommon InterestCommunity,and on allLot and Cabin
InterestOwners,Occupants,Members or otherPersons as ifexpresslysetforthherein.A copy
of thecurrentDesign Guidelinesshall,at alltimes,be a partof theMaster Association'srecords.
The Design Review Committee,in itssolediscretion,shallhave the authorityand obligationto
determinetheexistenceof any violationofthe Design Guidelinesor of any approvalsgranted
or
other decisionsmade by,or other requirements of,the Design Review Committee,which
determinationshallbe binding on the Owners.The Design Review Committee,in itssole
discretion,shallalsohave the authorityand obligationtoresolvedisputesinvolvingany Shared
Driveway Easement designatedon a Plator on a Supplemental Plat,between theOwners of Lots
servedby theShared Driveway Easement,which resolutionshallbe binding on such Owners,as
provided in Section9.16 below.The Design Guidelines shall at alltimes include "best
management practices"which minimize directlyconnected impervious areasfor storm water
runoff within Lots and shallbe consistentand comply with the P.U.D. Plan and Wildlife
MitigationPlan.
6.8 Design Review Fee.The Design Review Committee shalladopt,and may from
time to time amend,a design review feeschedulewhich shallapply to requestsforthe original
constructionof a residentialimprovement,and for each subsequent requestfor approval of an
Improvement on a Lot including remodels,renovationsor other alterationsof the original
approval,except that no fee shallbe charged for any proposed
alterationor additionto an
approved landscapingplan.The design review fee schedule shallbe setforthin the Design
Guidelines.The applicablefee must accompany each request for approval of any proposed
Improvement.The Design Review Committee shall,not take any action on a request for
approvaluntilallrequiredfeesarepaid inconnectiontherewith.Allfeescollectedby the Design
Review Committee
shallbe remittedtotheMaster Associationto helpdefraythe expenses ofthe
Design Review Committee's operation.
6.9 Registration of Builders.
The construction or renovation of residential
improvements on Lots within the Common InterestCommunity shallbe accomplished only by
generalcontractorswho are "RegisteredBuilders"as provided in thisSection.Subcontractors
need not be RegisteredBuilders.In order to registeras a RegisteredBuilder,a contractormust
submit to the Design Review Committee a signed "RegisteredBuilderStatement"which recites
asfollows:
(a)That the builder
is a licensed general contractorin Garfield County,
Colorado;
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(b)The names and addressesof the last5 clientsforwhom the builderhas
constructedhomes orotherstructures;
(c)That the builder expressly authorizeseach of said clientsto speak to
representativesof the Design Review Committee and/or the Owner regarding the
builder'sperformance for that client,and further authorizes the Design Review
Committee to pass on any such performance informationtothe Owner;
(d)That the builder will provide the Owner with,a current financial
statement,ifrequestedby the Owner;
(e)That the builderwill allow the Owner to obtain a creditreporton the
builder,ifrequestedby the Owner;and
(f)That the builderwillfurnishtheOwner with such otherinformationabout
the builderastheOwner may reasonablyrequest.
Upon delivery of a Registered Builder Statement containing all of the required
informationto the Design Review Committee,a contractorshallbe deemed tobe a Registered
Builderfor purposes hereof. Before commencing work on the constructionor renovationof a
residentialimprovement on a Lot,the RegisteredBuildershallobtaina Builder'sRisk Insurance
Policycovering allImprovements tobe constructedon the Lot,with thebenefitspayable tothe
Owner,and shalldelivercopiesofthe Policytothe Design Review Committee and totheOwner.
In the case of minor renovationswhere the Design Review Committee does not considersuch
Policy necessary,the Design Review Committee may waive this requirement,in itssole
discretion.
6.10 Design Review and Construction Process.Every Owner proposing to make
Improvements on itsLot must comply with the design review and constructionproceduresthat
aresetforthinthe Design Guidelines.
6.11 Submission
of Plans,Specificationsand Data. Priorto commencement ofwork
to accomplish any proposed Improvements,the Owner proposing to make such Improvements
shallsubmit tothe Design Review Committee such descriptions,surveys,plotplans,excavation
plans,drainageplans,elevationdrawings,constructionplans,landscapingplans,waterscaping
plans,specifications,and samples ofmaterialsand colorsasthe Design Review Committee shall
reasonablyrequestshowing among
other thingsthe nature,kind,shape,height,width,exterior
design,color,materials,and locationof the proposed Improvements.The Owner shallalso
informthe Design Review Committee of the identityoftheOwner's proposed Builder,who shall
be a RegisteredBuilder.All submissionsshallconform to and be inaccordancewith the Design
Guidelinesestablishedpursuantto Section6.7. The Owner shallbe entitledtoreceivea receipt
for the same from the Design Review Committee or itsauthorizedagent.The Design Review
Committee may require
submission of additionalplans,specifications,or otherinformationprior
to approving or disapproving,the proposed Improvements.Untilreceiptby the Design Review
Committee of all required information and materialsin connection with the proposed
Improvements and Builder,the Design Review Committee may postpone
review of the
application.
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6.12 Criteria
for Approval or Disapproval.The Design Review Committee shall
approve any proposed
Improvements only if itdetermines in
the exerciseof itsreasonable
judgment that the P.U.D.Plan and the Design Guidelineshave been complied with;that the
proposed Improvements willnot be detrimentalto the value or enjoyment of the surrounding
areas in the Common InterestCommunity;that the siting,design,appearance and overall
aestheticimpact ofthe proposed Improvements willbe in harmony with the surroundingareasin
the Common InterestCommunity;that the proposed Improvements will enhance the quality,
wholesomeness,and attractivenessof the Common InterestCommunity and the enjoyment
thereofby Lot and Cabin InterestOwners;that the upkeep and maintenance of the proposed
Improvements will not become a burden on the Master Association;and that in the case of
constructionor renovation
of a residentialdwelling,thework willbe performed by a Registered
Builder.The Design Review Committee may condition its approval of any proposed
Improvements upon the making of such changes thereinas the Design Review Committee may
deem reasonablyappropriate,and may requirethatadditionallandscapingbe performed on the
subjectLot.
The approval by the Committee of any Improvement shallin no event imply or require
thatsuch approvalwillbe grantedagain inthe futureforthe same or a similarImprovement,and
the Committee shallhave complete discretion,consistentwith the standards and criteria
containedherein and in the Design Guidelines,to grantor deny such approval in each instance
on the merits of the particularapplicationor proposal and consideringthe circumstances
surroundingthe same.
6.13 Decisions of Committee; Binding
Effect.Decisions of the Design Review
Committee shall be made
in accordance with the procedures establishedin the Design
Guidelines,and shallbe conclusiveand binding on allinterestedparties.
6.14 Completion of Work After Approval.Following the approval of any proposed
Improvements by the Design Review Committee (and identificationof the RegisteredBuilder,
where required),the proposed Improvements shallbe completed by the Lot Owner (usingthe
RegisteredBuilder):(a)as promptly and diligentlyas possiblebut in no event inexcess of the
time periods set forth below;(b)in compliance with the Design Guidelines and with all
applicablelaws,regulationsand codes,(c)instrictconformance with allplans and specifications
and other materialsfurnishedto and approved by the Design Review Committee;and (d)in
accordance with any and allconditionsimposed by the Design Review Committee.All
Improvements approved by the Design Review Committee shall be completed,including
issuanceof a Certificate
of Compliance and theremoval
of allconstructionequipment,materials
and debris(i)within 18 months from the dateof approvalof such Improvements by the Design
Review Committee,or (ii)within such othertime period as the Design Review Committee may
prescribein itsdiscretion.Provided,however,thatany and alllandscapinganti/orgardening
approved by the Design Review Committee which isrelatedto the
initialconstructionof a
residenceon a Lot shall
be completed no laterthan 90 days immediately followingtheissuance
of theCertificateof Occupancy forsuch residence.In allcases,the Design Review Committee
must issuea "Certificateof Compliance"before an Owner or RegisteredBuilder appliesto the
County fora Certificateof Occupancy.Failureto comply with theterms and conditionsof this
Sectionshallconstitutenoncompliance with theterms and provisionsof thisMaster Declaration
and the Design Review Committee and/ortheExecutiveBoard shallhave the righttoinvoke all
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rightsand remedies provided to them hereunder,includingbut not limitedto,the rightto seek
injunctivereliefand/orto impose finesand penalties.
6.15 Right to Inspect. Any
member or authorizedconsultantof the Design Review
Committee or of the Executive Board,or any authorizedofficer,employee or agent of the
Declarant or of the Master Association,may (but
shallnot be obligatedto)at any reasonable
time enter upon any Lot,without being deemed guilty of trespass,in order to inspect
Improvements constructed or being constructedon such Lot,to ascertainwhether such
Improvements have been or are being builtor changed in compliance with the Design
Guidelines,the approvals granted by the Design Review Committee,and this Master
Declaration.
6.16 Notice of Completion;Inspectionof Work;Correction of Defects.
(a) Upon
the completion of any Improvements (excepting
the related
landscaping)for which plans and specificationshave been approved by
the Design
Review Committee,theOwner or the RegisteredBuildershallsubmittotheCommittee a
writtenNotice of Completion,on a form tobe provided by the Committee,which Notice
shallcertifythatthe Improvements have been completed in accordancewith allplans,
specificationsand other materialsfurnishedto and approved by the Committee,any
conditionsimposed by the Committee,and with the Design Guidelines.Until receiptof
such Notice,theCommittee shallnotbe deemed to have any noticeregardingcompletion
ofthe Improvements.
(b)Within fourteen(14)days followingreceiptof theNotice of Completion,
the Design Review Committee or itsduly authorizedrepresentativeshallinspectthe
Improvements.Ifthe Committee findsthatthe Improvements have not been completed
as setforthintheNotice of Completion,itshallnotifytheLot Owner in writingof such
noncompliance within said fourteen (14) day period, specifying
the particularsof
noncompliance,and shallrequiretheOwner to remedy thesame. Iffor any reasonother
than the Lot Owner's act or neglect,the Committee failsto notifythe Owner of any
noncompliance prior
tothe expirationof saidfourteen(14)day period,
the Improvements
shallbe deemed in compliance ifthe Improvements were,in fact,completed as of the
dateof the Notice of Completion and the Owner or RegisteredBuildermay proceed
to
requesta Certificateof Occupancy from the County.
(c)Ifupon the expirationof thirty(30)days from thedateof such notification
of non-compliance the Lot Owner shallhave failedto remedy such noncompliance,the
Design Review Committee shallnotifythe Executive Board in writingof such failure.
Thereupon theExecutive Board (and itsduly authorizedrepresentatives),attheExecutive
Board'soption,may enterupon theLot at any reasonabletime afternoticetothe Owner,
without being deemed guiltyof trespass,and remove the noncomplying Improvement
or
otherwise remedy the noncompliance,and the Owner shallreimburse the Master
Association,upon demand,for allexpenses,includingintereston monies expended and
attorneys'fees incurredin connectiontherewith.
Ifsuch expenses arenot repaidby the
Owner to the Master Associationwithin thirty(30)days followingdelivery
of a written
demand thereforeto the Owner,the Executive Board may levy
a Reimbursement
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Assessment againstsuch Owner and the Owner's Lot forallsuch costsand expenses.
The rightof theMaster Associationto remedy or remove any noncompliance shallbe in
additionto allother rightsand remedies which the Master Associationmay have at law,
in equity,or under this
Master Declarationor any Supplemental
Declaration;and the Lot
Owner shallhave no claim for damages or otherwiseon account of the entryupon the
propertyand remedying orremoval ofthe noncomplying Improvement.
6.17 Certificateof Compliance.When the Design Review Committee issatisfiedthat
the Improvements have been completed in accordance with allplans,specificationsand other
materialsfurnishedto the Design Review Committee,any conditionsimposed by the Committee,
and with the Design Guidelines,itshallissueto the Owner a Certificateof Compliance with
respecttosaidImprovements.Upon receipt
of such Certificate,theOwner or RegisteredBuilder
may proceed
to request a Certificateof Occupancy from the County.No newly constructed
residenceon a Lot shallbe occupied untila Certificate
of Compliance has been issuedtherefore
by the Design Review Committee and a Certificateof Occupancy has been issuedthereforeby
the County.
6.18 Improvements Must Conform to Approvals.No building,fence, wall,
structure,landscapingor otherImprovement of whatever type shallbe commenced,constructed,
erected,placed,installed,located,maintained or removed within the Common Interest
Community,nor shalltherebe any additionsor changes tothe exteriorof any residenceor other
structureor Improvement upon a Lot or the landscaping,grading or drainagethereof,including
without limitation,the paintingor staining(otherthan paintingor stainingwith the same color
and type of paintor stainas previouslyexisted)of exteriorwalls,patiocovers and fences,except
in accordance with plans and specificationsthereforewhich have been submitted to and
approved by the Design Review Committee
and in compliance withthe Design Guidelines.
6.19 Committee Power to Grant Variances.The Design Review Committee may
grant variances from any of the restrictionsset forth in this Master Declaration or any
Supplemental Declarationor the Design Guidelinespertainingto proposed Improvements and
the criteriatherefore,includingrestrictionsupon height,size,floorarea,setbacks,locationor
placement of structures,or similarrestrictions,when (i)unique circumstancesnot createdby the
Lot Owner,such as topography,natural obstructions,or aesthetic or environmental
considerationswould otherwiseresultinsubstantialhardshiporburden which isnot sufferedby
othersimilarly-situatedLots,or (ii)when a change of circumstancessincethe Recording of this
Master Declarationhas rendered such restrictionobsolete,and (iii)in eithercase,when the
Design Review Committee determinesthatthe activityallowed by thevariancewillnothave any
materialadverse effecton the Owners and Occupants of the Common InterestCommunity
(includingneighboring Lots)and isconsistent
with the high quality
of livingintended to be
promoted hereby throughout the Common InterestCommunity.When an Owner appliesfora
variance,the Committee must give at leastten (10)days writtennoticeof thevariancehearing,
and of the nature of the variance requested,postage prepaid,by certifiedmail,returnreceipt
requested,to allOwners of Lots (includingCabin Interests)thatare situatedwithina radiusof
300 feetof the Lot for which thevarianceis sought,atthe currentaddressesfor such Owners
reflectedin theMaster Associationfiles.The applyingOwner must provide theCommittee with
an accuratelistof the Owners
to be so notified.If the foregoing notice requirements are
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complied with,itisnot necessarythatthe Owners actuallyreceivethe noticethatismailed to
them,such noticesbeing deemed receivedupon mailing.
All variancesthat are granted by the Design Review Committee must be evidenced in
writing,must specifythe Lot forwhich thevarianceis grantedand the unique circumstancesor
change in circumstancesjustifyingthe variance,and must be signedby atleasta majorityof the
members of the Committee.If any such varianceis granted,no violationof the covenants,
conditionsand restrictionscontainedin thisMaster Declarationor any Supplemental
Declaration
or the Design Guidelinesshallbe deemed to have occurredwith respecttothematterforwhich
thevariancewas granted.The grantingof such a varianceshallnot operatetowaive any of the
terms and provisionsof this Master Declarationor of any Supplemental
Declarationor the
Design Guidelinesfor any purpose except as to the particularpropertyand particularprovision
hereofcovered by thevariance.A copy of each variancerequestand approval,or denial,willbe
kept on fileatthe Master Associationoffices.
The grantingof a variancein a particularinstanceshallin no event imply or requirethat
such a variancewillbe grantedagain inthefutureina similarsituation,and theCommittee shall
have complete discretion,consistentwith the standardsand criteriacontainedherein and inthe
Design Guidelines,to grant or deny a variancein each instanceon themeritsof the particular
applicationand consideringthecircumstancessurroundingthesame.
No varianceshallconflictwith theP.U.D.Plan or with ordinancesor regulationsof the
County.If a variancefrom the P.U.D. Plan or County laws or regulationsisalso requiredin
connection with a matter for which a varianceis desiredhereunder,itshallbe the Owner's
responsibilityto obtainsuch County variance before submittinga variance applicationto the
Design Review Committee.
6.20 Nonliabilityfor Approval or Disapproval of Plans and Specifications,for
Issuance of Certificatesof Compliance,or for Registration of Builders. The criteriafor
Design Review Committee approval of plans and specificationsare setforthin Section6.12
above.The Design Review Committee shallnot be responsiblefor reviewing plans
and
specificationswith respect to engineering design or for compliance with zoning, building
ordinances,environmentallaws,or any otherapplicablelaws or regulations.By itsapproval of
any such plans and specifications,neitherthe Design Review Committee,the members thereof,
the Master Association,any Member,the ExecutiveBoard nor the Declarantassumes or shall
have any liabilityor responsibilitywith respectto engineeringdesign or for compliance with
zoning,buildingordinances,environmentallaws,or any otherapplicablelaws or regulations,or
for any defectin any Improvement
constructedfrom such plans and specifications.Neitherthe
Design Review Committee,any member thereof,the Master Association,the Executive Board
nor theDeclarantshallbe liableto any Lot or Cabin InterestOwner,Occupant or otherPerson
for any injury,damage,lossor prejudicesufferedor claimed on accountof (a)the approval or
disapproval of any plans,
drawings or specifications,whether or not defective,(b)the
constructionor performance of any work,whether or not pursuant to approved plans,drawings
and specifications,(c)the issuanceof a Certificateof Compliance,or (d)the development,or
manner of development of any property
withintheCommon InterestCommunity.The approval
ofplans and specificationsby the Design Review Committee,and/ortheissuanceofa Certificate
of Compliance by the Design Review Committee,shallnotunder any circumstancesconstituteor
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be deemed to be a representationor warranty that the plans, specifications
or completed
Improvements comply with applicablelaws,resolutions,ordinancesor regulations,includingbut
not limitedto,zoning ordinancesand buildingcodes and environmentallaws.
Likewise,Buildersshallregisterwith the Design Review Committee in the manner set
forthin Section6.9above and
in the Design Guidelines.By registering
a Builder,the Design
Review Committee does not represent or warrant,eitherexpressly or by implication,
and
hereby disclaimsany representationsor warranties,thatthe Registered Builderwillin fact
complete the Improvements on schedule,within the Owner's budget,or in a competent and
workmanlike manner,or that the Registered Builder isor willremain financiallysound,
and the Lot Owners assume allrisks regarding such matters.Neither the Design Review
Committee,the members thereof,the Master Association,any Member,the Executive
Board nor the Declarant shallbe liableto any Lot or Cabin InterestOwner,Occupant or
other Person for any injury,damage,lossor prejudice sufferedor claimed on account of
(a)the registrationof any Builder, (b)
defects or delays in the work performed by a
Registered Builder, (c)
financialdifficultiesexperienced by
a Registered Builder,and/or
(d)any other problems arisingfrom an Owner's use ofa Registered Builder.
6.21 Featured Builders.Upon compliance with the provisionsof thisArticle6 and
the obtainingof allrequisiteDesign Review Committee approvals,FeaturedBuildersshallhave
the righttoconstructor alterImprovements on any Lot(s)owned by the FeaturedBuilderwithin
the Common
InterestCommunity,and to post a sign incidentto such activity,which sign has
been approved in advance by the Design Review Committee.Nothing containedhereinshall
obligatethe Declarant to designate a Lot Owner as a Featured Builder hereunder,and the
designationof any Person as a "FeaturedBuilder"
shallbe in Declarant'ssole and absolute
discretion.Furthermore,in no event shallthe terms and provisionshereof be construed to
obligateDeclarant to implement or,once initiated,to continuethe Featured Builder program
contemplated hereby,which implementation and/or continuationshallbe in Declarant'ssole
discretion.DECLARANT HEREBY DISCLAIMS ANY REPRESENTATIONS OR
WARRANTIES,WHETHER EXPRESS OR IMPLIED,RELATING TO THE
DESIGNATION OF ANY PERSON AS A FEATURED BUILDER HEREUNDER,AND
DECLARANT SHALL HAVE NO LIABILITY OF ANY KIND ARISING FROM OR
RELATING IN ANY WAY TO THE DESIGNATION OF,OR FAILURE TO
DESIGNATE,ANY PERSON AS A FEATURED BUILDER.
6.22 Enforcement.The requirementsand provisionsof thisArticle6 and/or of the
Design Guidelines shallbe enforceablein accordance with the rightsand procedures setforth
herein.
ARTICLE VII
ASSOCIATION PROPERTY
7.1 Use and Enjoyment of Association Property.With the exceptionof Limited
Common Areas,and except as otherwise provided in this Master Declaration,in any
Supplemental Declaration,or in the Master Rules and Regulations,each Owner shallhave the
non-exclusiverightto use and enjoy AssociationProperty in common with allotherOwners.
This righttouse and enjoy AssociationPropertyshallextendto each Owner,Occupant,and the
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family members,guests and inviteesof each Owner,and to such other users as may be
authorizedby thisMaster Declarationor by theExecutive Board from time to time,and shallbe
appurtenantto each Lot or Cabin Interest,subjectat alltimes to the provisionsof thisMaster
Declaration (includingDeclarant'sreserved rightshereunder),any applicableSupplemental
Declaration,the Articles,Bylaws,and the Master Rules and Regulations.No Owner or Occupant
shallplace any structureor storeor leave any materialsor personalpropertyupon Association
Property,nor shallany Owner or Occupant engage in any activitywhich will temporarilyor
permanently impair free and unobstructed
access to all parts of the Association Property
(exceptingLimited Common Areas)by allOwners.Use of the AssociationProperty is also
subjectto any applicableterms oftheDeclarationofEasements and Rights.
With respectto Limited Common Areas,each Owner and Occupant of a Lot designated
by Declarationor Platforthe use of such Limited Common Area shallhave thenon-exclusive
rightto use and enjoy the same in common with allotherOwners and Occupants of Lots so
designated,forallpurposes for which the Limited Common Area was created,subjectto any
Master Rules and Regulationsrelatingthereto.
7.2 Recreational,Health and Social Facilities.Declarantplans to provide certain
recreational,healthand socialfacilitiesfor the use and benefitof Owners and Occupants and
other persons authorizedfrom time to time by Declarantor the Master Association,which
facilitiesmay include,without limitation,an equestriancenter,a trailsystem,parks,picnicareas,
and similarfacilities.The location,design,timing,kind,valueand natureof such facilitiesshall
be determinedby Declarantintheexerciseof itssolediscretion,and Declarantreservesthe right
to increaseor add to such facilitiesor to expand or enlargethe facilities,without the consent of
the Owners,Mortgagees,or the Master Association.Such facilitiesmay be locatedwithinor
outsidetheCommon InterestCommunity,and ifand when transferredtotheMaster Association
they shallconstituteAssociationProperty.Notwithstandingany otherprovisionsof thisMaster
Declaration,Declarant and/or the Master Association expressly reserve and shallhave the
followingrightswith respecttosuch facilities:
(a)Declarantshallhave the rightat any time and from timetotime to use any
such facility,or portionthereof,for officeor salesor professionalpurposes or functions,
inDeclarant'ssole discretion,for so long as Declarantowns any Lots or Cabin Interests
in the Common InterestCommunity (includingannexationsthereto).
(b)The Master Associationshallhave the rightto impose a feeor charge for
the use and enjoyment of any of such recreational,healthor socialfacilities,or any
servicesofferedtherein,and may permit
theuse of any part
thereofforprivate,charitable
or professionalfunctions.
(c)The Master Associationshallhave the rightto leaseor grantconcessions
or to contractwith othersto provideprograms or serviceswithinsuch facilitiesforthe
benefitof Owner and Occupants and such otherpersons as theMaster Associationmay
authorizefrom time totime.
(d)Declarant,for so long as itowns any Lots or Cabin Interestsin the
Common Interest Community (including annexations thereto),and the Master
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Association,shallhave the rightto authorizeand permitpersons who are not Owners or
Occupants intheCommon InterestCommunity (including,without limitation,the public)
touse the recreational,healthor socialfacilitiesupon such conditions,and forsuch fees
and charges payable to the Master Association,as Declarant or the Master Association
may determinetobe appropriatefrom time to time,in theirdiscretion.
7.3 Master Association May Regulate Use of Association Property.The Master
Association,actingthrough the Executive Board,shallhave the rightand authorityto regulate
the use ofAssociationPropertyby thepromulgation,enforcement and interpretationfrom time to
time of such Master
Rules and Regulationsrelatingtheretoas theMaster Associationconsiders
necessary or appropriatefor the protectionand preservationof AssociationProperty and the
enhancement of the use and enjoyment thereofby Owners and Occupants and other authorized
users,subjectalways to any rights
or interestscreated by the Declarationof Easements and
Rights.
The Master Association,actingthrough the Executive Board,may for good cause
suspend the right of any person
to use and enjoy Association Property,including without
limitationthe rightof a Member who or which isdelinquentinthe payment of any Assessments,
and the rightof any Member or other authorizeduser who is in violationof the terms and
provisionsof thisMaster Declaration
or any Supplemental
Declaration,the Articles,Bylaws,
Master Rules and Regulations,Design Guidelinesor the terms and provisionsof any approvals
grantedby the Design Review Committee.
7.4 Master Association to Maintain and Improve Association Property.The
Master Association,itsagents and employees,or a SpecialDistrict,shallmaintainand repair,
snowplow as necessary,and otherwisemanage theAssociationProperty(includingtheLimited
Common Areas),including,but not limitedto,any Improvements,postalkiosks,landscaping,
paths,trails,parking areas,drives,lighting,signage,and recreationaland other facilitieslocated
thereon.The Master Association may construct,alterand remove such Improvements and
landscapingupon Association Property as the Master Association in itsdiscretionconsiders
necessary,desirableor appropriatefrom time to time,and may do allsuch otherand furtheracts
which theExecutive Board deems necessaryor appropriateto preserve,protectand enhance the
AssociationProperty and the beauty thereofin accordance with the generalobjectivesforthe
Common InterestCommunity reflectedinthisMaster Declaration.Separatebidsshallbe letfor
themaintenance of Limited Common
Areas so thatthecoststhereofcan be assessedexclusively
tothe Lots benefitedthereby.As provided in Section11.10 below,theMaster Associationmay
contractwith third parties,including a Special District,to perform any of the foregoing
responsibilities.
7.5 No
Partitionof AssociationProperty.No Owner or otherPerson shallhave any
rightto partitionortoseek the partitionofAssociationPropertyor any part
thereof.
7.6 Owner Liabilityfor Owner or Occupant Damage to Association Property.
Each Owner shallbe liabletothe Master Associationfor any damage
toAssociationPropertyor
for any expense,
loss or liabilitysufferedor incurredby the Master Associationin connection
with AssociationProperty arisingfrom (a)the negligenceor willfulmisconduct of such Owner
or of any Occupant,agent,employee,family member,guestor inviteeof such Owner,or (b)any
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violationby such Owner or any Occupant, agent,employee,finnilymember,guest or inviteeof
such Owner of any law,regulation,or code,includingwithout limitationany enviromnentallaw,
or of any provisions
of thisMaster Declaration,any Supplemental
Declaration,or the Master
Rules and Regulations,relatingto AssociationProperty.Each Owner shallindemnify,defend
and hold the
Master Associationharmless from any loss,damage, expense
or liabilityarising
from the circumstances
described in subsections(a)or (b) immediately
above.The Master
Associationshallhave the power to levy and collecta Reimbursement Assessment againsta Lot
Owner to recover the costs,expenses,damages,lossesor liabilitiesincurredby the Master
Associationasa consequence of any such negligence,willfulmisconduct orviolations.
7.7 Damage or Destruction to Association Property.In the event of damage toor
destructionof AssociationProperty,includingImprovements thereon,by fireor other casualty,
the Master Association shall repair or replace the same in accordance herewith.Repair,
reconstruction,or replacement of Association Property shall be accomplished under such
contractingand biddingprocedures astheMaster Associationshalldetermine are appropriate.If
insuranceproceeds availableto the Master Associationon account of damage or destruction
exceed the costof repair,reconstruction,and replacement,the Master Associationmay use the
same for futuremaintenance,repair,improvement,and operationof AssociationPropertyor for
any otheruse deemed appropriateby the ExecutiveBoard.
7.8 Condemnation of Association Property.If any AssociationProperty or part
thereofor interestthereinistakenunder exerciseofthe power of eminent domain or by purchase
inlieuthereof,the portionof any award incondemnation or the pricepayable forthedeed in lieu
thatisattributableto the AssociationProperty taken or purchased shallbe paid to the Master
Association.The Master Association shallhave the exclusive right to participatein such
condemnation proceedingsand to representtheinterestsof allOwners and Occupants and other
Persons therein.Any award or funds receivedby the Master Associationshallbe held by the
Master Association for the purposes statedin Section7.7 above or as a reserve for future
maintenance,repair,reconstruction,or replacement of AssociationPropertyor may be used for
Improvements or additionstoor operationof AssociationPropertyor forsuch otherusesas may
be deemed appropriateby the Executive
Board.Except as may otherwisebe provided by the
Act,no Owner or other Person shallbe entitledneitherto participateas a party or otherwisein
any condemnation proceedingsnor toreceiveany proceeds therefrom.
7.9 Titleto Association Property Upon Dissolutionof Master Association.In the
event of dissolution
of the Master Association,the AssociationProperty shall,to the extent
permittedby law and reasonablypossible,be conveyed or transferred
to an appropriatepublic,
governmental or quasigovernmental agency or organizationor to a nonprofitcorporation,
association,trust,or otherorganization,tobe used,in any such event,forthe common benefitof
Owners forthe purposes forwhich theAssociationPropertywas held by the Master Association.
Ifthe foregoingisnot possible,the AssociationProperty shallbe soldor disposed of and the
proceeds from the sale or dispositionshallbe distributedto Owners in proportion to each
Owner's AllocatedInterestinthe Common Expenses oftheMaster Association.
7.10 Mechanic's Liens on Association Property.Declarantshallbe responsiblefor
thereleaseof mechanics'liensfiledwith respecttoAssociationProperty,or any part
thereof,if
such liensarisefrom labor performed or materialsfurnishedat the instanceof Declarant,its
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agents,contractorsor subcontractors.Likewise,theMaster Association
shallbe responsiblefor
the releaseof mechanics'
liensfiledwith respecttoAssociationProperty,or any part
thereof,if
such liens arisefrom labor performed or materialsfurnished at the instanceof the Master
Association,itsdirectors,officers,agents,contractorsor subcontractors.
No laborperformed or
materialsfurnishedwith respectto a Lot at theinstanceof theLot Owner shallbe the basisfor
filingalien againstAssociation Property.No labor performed or materialsfurnishedwith
respectto AssociationPropertyatthe instanceof the Executive Board shallbe thebasisforfiling
alien againstany Lot.
ARTICLE VIII
DECLARANT'S RESERVED RIGHTS
Declaranthereby expressly
reservesto itselfand itssuccessorsand assignsthe following
describedrights,which includedevelopment rightsand specialDeclarantrights,any one or more
of which rightsmay be exercised,in the sole and absolutediscretionof Declarant,at any time
and from time to time during the period commencing upon
the Recording of this Master
Declarationinthe County and ending on thedate ofterminationof such rightsestablishedunder
Section8.16 below.Itis expresslyunderstood thatDeclarantshallnot be obligatedto exercise
any of thesereservedrights,and thatno consentshallbe requiredfrom any Owner,Mortgagee,
Special Districtor the Master Association
forthe effectiveexerciseof any of these reserved
rights.
Except as limitedby thisArticle8,such reserved rightsmay be exercisedupon or in
connection with allor any portion
of the Common
InterestCommunity describedon attached
ExhibitA,the Annexable Property described on attached ExhibitB,and/or the additional
unspecifiedreal estatereferredto in Section8.7 below.Such rightsmay be exercisedwith
respectto differentparcelsof saidreal estateat differenttimes,and in connection therewith
Declaranthereby statesthat(i)no assurances
aremade regardingthe boundariesof saiddifferent
parcelsor with respectto the order in which such parcelsmay be subjectedto the exerciseof
these reservedrights,even ifa referenceto a phase or phasing appears in a legaldescription,
Plat,P.U.D.Planor otheragreement relatingto theproperty,and (ii)ifa particularreservedright
isexercisedin any portionof therealestatesubjectto thatreservedright,thatreservedrightis
not requiredtobe exercised
inallor any portion
oftheremainder ofthatrealestate.
The reserved rights hereinafterset forth shall be prior and superiorto any other
provisionsof thisMaster Declarationor of any Supplemental
Declaration,and may not be
amended,modified,terminatedor otherwisealteredin any way
withoutthe expresspriorwritten
consent of Declarant.
All conveyances of Lots and Cabin Interestsand other portionsof the
Common InterestCommunity hereaftermade,whether by Declarant or otherwise,shallbe
deemed and construed
to reserve to Declarantand/or to grant to Declarantallof the rights
reservedby and to Declarantin thisArticle8 and elsewhere inthisMaster Declarationor in any
Supplemental Declaration,even though no specificreferenceto such rightsappears in the
conveyancing instruments.Nothing inthisArticle8 shalllimitor impair any otherrightsgranted
or reservedto Declarantby otherprovisionsof thisMaster Declarationor of any Supplemental
Declaration.
The followingrightsarehereby reservedtoDeclarantand itssuccessorsand assigns:
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8.1 Construction of Improvements.The right,but not the obligation,to construct
additionalImprovements on AssociationProperty at any time and from time to time for the
improvement and enhancement thereofforthe benefitof theMaster Association,the Owners,or
some of them,and/or pursuant to the Declarationof Easements and Rights.Furthermore,the
rightthroughoutthe Common
InterestCommunity to complete Improvements
indicatedon the
Plat filed with this Master Declaration,and on any Supplemental Plats filed with any
Supplemental Declarations,as such Platsand Declarationsmay be amended from time to time.
Furthermore,the rightto constructand complete Improvements requiredby the terms of the
Subdivision Improvements Agreement Recorded Ste-r-21;so to ,at Reception No.
TAgZ44 inthe Officeof theClerk and Recorder of GarfieldCounty,Colorado,and
by the terms of any othersuch SubdivisionImprovements Agreements thatmay hereafterbe
executed by Declarantin connection
with annexationsto the Common InterestCommunity,as
said Agreement or Agreements may
be amended from time to time.Furthermore,the rightto
create,grant and/or use and enjoy additionalnon-exclusiveeasements,and to relocateexisting
plattedor other easements,upon or across any portion
of the Common InterestCommunity
(includingLots,but excepting Building Envelopes),as may be reasonably required for the
constructionby Declarant of the above-describedImprovements or the effectiveexerciseby
Declarantof any of theotherreservedrightsdescribedin thisArticle8.
8.2 Sales,Marketing and Management.The rightto construct,locateor operate,
and to maintain upon,and to remove from,any part
of the Common InterestCommunity
includingLots owned by Declarantand AssociationProperty,inthe discretionof Declarant,and
insuch number,sizeand locationas may be reasonablyrequiredby Declarantinconnectionwith
the completion of Improvements,the management of the development,and/orthe promotion,
marketing,saleorrentalofLots or Cabin Interests,the following:
(a)Sales offices,management offices,and/or constructionoffices,and
structurescontainingor relatingto the same.Such offices,to the extentthey are not
situatedon a Lot,are hereby declaredtobe personalpropertyof the Declarantand shall
in any case be removable by Declarantor itssuccessorsor assignspromptly upon the
Declarantoritssuccessorsor assignsceasingto be a Lot orCabin InterestOwner;
(b)Signs identifying
and advertisingthe Common InterestCommunity and
the Lots and/or Cabin Intereststherein,or relatingto development or construction
thereon;
(c)Model residencesconstructedortobe constructedon Lots;
(d)Parking areas and facilities,and lighting,necessary or desirablein the
marketing of the Common InterestCommunity and the Lots and Cabin Interests;
(e)Employees in offices;equipment;vehicles;and marketing and
constructionmaterials.
Together with the rightto attract,inviteor bring prospectivepurchasersof Lots and/or
Cabin Interestsintothe Common InterestCommunity atalltimes,and to permit them touse and
enjoy theAssociationProperty.
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8.3 Merger.The rightto merge or consolidate
the Common InterestCommunity
with anothercommon interestcommunity ofthe same form of ownership.
8.4 Declarant Control of Master Association.
The rightto appoint or remove any
Executive Board member or officerof the Master Association,as more specificallysetforthin
Section10.5 below,but only for and during the "Period of Declarant Control of Master
Association"asdefinedinsaidsection10.5.
8.5 Annexation of Additional Properties.The rightto annex to the Common
InterestCommunity allor any part
of theAnnexable Propertydescribedon attachedExhibitB.
Each Owner hereunder hereby grants
to Declarant the rightto annex allor any part
of the
Annexable Propertytothe Common InterestCommunity and to modify such Owner's Allocated
Interestsaccordingly.Alternatively,Declarantshallhave the rightand isauthorizedto develop
portions of the Annexable Property and/or to convey,lease or mortgage portions of the
Annexable Propertyto such thirdparty or partiesas Declarantmay deem appropriate,without
annexing them to the Common InterestCommunity,whether for purposes consistentwith this
Master Declarationor otherwise.
Declarantmakes no assurancesthatallor any portion
of the
Annexable Property willbe added to the Common InterestCommunity and Declarantreserves
the right to annex all or any portion
of the Annexable Property to the Common Interest
Community in any orderitdeems appropriateinitssoleand absolutediscretion.
8.6 Annexation Procedure.The annexation of additionalreal property to the
Common InterestCommunity shallbe accomplished by the Recording by Declarant with the
Clerk and Recorder of GarfieldCounty of an Annexation Deed or a Supplemental Declaration
containinga legaldescriptionof the land areato be added totheCommon InterestCommunity
and amending thisMaster Declarationaccordingly,togetherwith a Supplemental Platthereof.In
no event shallany annexationincreasethenumber of Lots inthe Common InterestCommunity
beyond the maximum statedin the Recitalsto this Master Declaration.The Supplemental
Declarationshalldescribeany AssociationProperty(includingLimited Common Areas)thereby
created.
The annexation
of the Annexable Property may be accomplished by successive
Annexation Deeds or Supplemental Declarations,in no particularor pre-establishedorder,and
may providethatpropertyannexed thereby(the"Annexed Property")isphased so thatitismade
subjecttothisMaster Declarationatdifferenttimes.Upon Recording of an Annexation Deed or
Supplemental Declaration,the Annexed Propertydescribedthereinshallbe subjectto allof the
covenants,conditions,restrictions,limitations,reservations,exceptions,equitableservitudes,and
other provisions set forth in this Master Declaration.Any such Annexation Deed or
Supplemental Declarationmay impose
on the Annexed Property describedthereinadditional
covenants,conditions,restrictions,limitations,reservations,exceptions,equitableservitudes,and
otherprovisionsthan those setforthin thisMaster Declaration,taking intoaccount the unique
and particularaspects of the Annexed Property covered thereby and of the proposed
development thereof.Furthermore,Declarantshallhave the righttoreserveinsuch Annexation
Deed or Supplemental Declarationany development rightsthatDeclarantconsidersnecessaryor
appropriate;provided thatsuch provisionshallnotextendthe terminationdatefortheexerciseof
Declarant'sdevelopment rightsas setforthin Section8.16 below. A Supplemental Declaration
may provide
for a Subassociationof Owners within the Annexed Property described in the
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Supplemental Declarationand for the rightof the Subassociation
to assesssuch Owners for
common expenses unique tothoseOwners.
8.7 Annexation of Additional Unspecified Real Estate.The right to annex
additional,unspecifiedrealestateto the Common InterestCommunity to the fullestextent
permittedby theAct.In the eventthatDeclarantelectsto annex any such additionalunspecified
real estate,Declarant shall annex such property to the Common InterestCommunity in
accordance with the provisionsof Section8.6 above.
8.8 Withdrawal Rights and Procedure.The rightat any time and from timeto time
to withdraw from the Common InterestCommunity (and any annexationsthereto)any Declarant-
owned Lot(s)orAssociationProperty.
Withdrawal may only be accomplished by the recordingby Declarantof an amendment
to thisMaster Declaration
or any Supplemental Declarationaffectedby the withdrawal,and an
amendment to thePlator any Supplemental
Plataffectedby the withdrawal.Upon the recording
of such amendments,thewithdrawn Lots and/orAssociationPropertyshallno longerbe partof
the Common InterestCommunity or subject to thisMaster Declaration or any applicable
Supplemental Declarationin any way.
Each Declarant-owned Lot,and each Declarant-owned
AssociationProperty,is hereby
described and declared to be a separateportion of realestatethatis subjectto thisrightof
withdrawal,and Declarant expresslyreservesthe rightto withdraw one or more Declarant-
owned Lots and/or allor a portion of any Declarant-owned Association Property from the
Common InterestCommunity.Once a Lot has been conveyed to a Lot Owner other than
Declarant,that portion of the real estateis no longer subject to this right of withdrawal.
Likewise,once an AssociationPropertyhas been conveyed totheMaster Association,a Special
District,or the County,that portion of the real estateis no longer subjectto this right of
withdrawal.
The withdrawn property shall be subject to whatever easements,if any,may be
reasonably necessary for access or utilityserviceto,or operation or management or use or
enjoyment of,theCommon InterestCommunity or any part
thereof.Similarly,the owner(s)of
the withdrawn property shallhave whatever easements,if any,are reasonably necessary for
access or utilityserviceto or foruse or enjoyment of the withdrawn propertyover and across
SpecialDistrictand/orAssociationProperty within the Common InterestCommunity.At the
time any withdrawal of realestateis accomplished,Declarant shallrecordwhatever documents
arenecessarytoestablishsuch reciprocaleasements in the GarfieldCounty records.
8.9 Effectof Expansion or Contraction.
In theevent any realpropertyisannexed
to the Common
InterestCommunity as provided herein,or if any realproperty iswithdrawn
from the Common InterestCommunity as provided herein,the definitionsused in thisMaster
Declaration shallbe automaticallyexpanded or contractedto encompass and refer to the
Common InterestCommunity as expanded or contracted,e.g.,"Common InterestCommunity"
shallmean the realpropertydescribedhereinplus any additionalrealpropertyannexed thereto
and/or minus any real property withdrawn therefrom;similarly,"AssociationProperty"and
"Lots"shallmean and include those areas as described herein as well as or lessthose so
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designated on any Supplemental
Declarationor Supplemental Plat (or any
amendment to a
Declarationor Plat)relatingto any realpropertywhich isannexed orwithdrawn pursuant tothis
Article8.AssociationProperty shallalso mean and includeallpropertieslocatedfrom time to
time within the Annexed Property that fallwithin the definitionof Association Property
contained in thisMaster Declaration,less any AssociationProperty removed by withdrawal.
Referencesto thisMaster Declaration
shallmean thisMaster Declarationas so supplemented by
any Supplemental Declarationand any Supplemental Plat,or as amended.Every Owner of
a Lot
or Cabin Interestin the area annexed to the Common InterestCommunity shall,by virtueof
ownership of such Lot or Cabin Interestand upon recordationof the Supplemental Declaration
annexing such property to the Common InterestCommunity,be a member of the Master
Associationand,except as may be otherwiseprovided in the Supplemental Declaration,shallbe
entitledto the same rightsand privilegesand subjectto the same dutiesand obligationsas any
otherMaster Association
Member.Regular Assessments for Lots or Cabin Interestswithinthe
Annexed Property shallcommence as of the date of the Recording of the Supplemental
Declarationand shallbe proratedasof such date.
The recordingof amendments tothe Master Declarationand Plat,whether intheform of
Supplemental Declarationsand Supplemental Platsor otherwise,which reallocatetheAllocated
InterestsintheCommon InterestCommunity,shallautomatically:
(a)Vest in each existing Owner the reallocatedAllocated Interests
appurtenanttotheOwner's Lot orCabin Interest;and
(b)Vest in each existingMortgagee a perfected securityinterestin the
reallocatedAllocatedInterestsappurtenanttothe encumbered Lot orCabin Interest.
8.10 Subdivision
of Lots or Parcels. Declarantshallhave and hereby reservesthe
rightto subdivide any Declarant-owned Lot or parcel locatedwithin the Common Interest
Community to create additionalLots,Association Property,and/or streets,subject to the
maximum number of Lots setforthintheRecitalstothisMaster Declaration;provided,however,
thatsuch subdivision
isconsistentwith the P.U.D. Plan or thatsaidP.U.D. Plan isamended if
necessary,and thatthe subdivisionis accomplished in compliance with County subdivision
requirements.Upon the subdivisionof any Lot or parcel in accordance with the terms and
conditionscontained herein,the Allocated Interests
of allOwners shall be reallocatedin
accordancewith the definitionof AllocatedInterestscontainedinthisMaster Declaration.
8.11 Transfer of Additional Property to Master Association.The right,but notthe
obligation,to transferadditionalrealand personalproperty,and Improvements thereon,to the
Master Associationfrom timetotime infurtheranceofthisMaster Declaration.
8.12 Other
Reserved Development Rights. Subject
to compliance with any
applicableCounty requirements,
the rightwith respectto allor any Declarant-owned portionof
the Common
InterestCommunity (includingthe Lots)to (a)create Association Property
(includingLimited Common Areas);(b)createadditionalLots,subjecttothe maximum setforth
in the Recitalsto thisMaster Declaration;(c)createCabin Interests;(d)subdivide Lots as set
forthin Section8.10 above;(e)combine Lots;(f)reconfigureLots and/orAssociationProperty,
or otherwisemodify or amend recorded Plats;(g)amend the P.U.D.Plan;(h)convert Lots into
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AssociationPropertyand/orstreets;and (i)convertAssociationPropertyintoLots and/orstreets.
Additionally,inorderto effectivelyexercisethe rightsreservedtoDeclarantunder thisArticle8,
the rightto amend thisMaster Declaration(withoutthe consentof Owners,Mortgagees or the
Master Associationbeing required)for purposes of complying with or qualifyingforfederalor
stateregistrationof the project(ii)satisfyingtitleinsurancerequirements,or (iii)bringing any
provisionor provisionsof the Master Declarationintocompliance with theAct.
8.13 Owner Review,Acceptance and Waiver of Rights Re: P.U.D.
Plan and
Declarant's Reserved Rights.Each Owner,by itsacceptanceof a deed or other conveyance
vestingin the Owner an interestina Lot or Cabin Interestinthe Common InterestCommunity,
acknowledges thattheOwner has carefullyreviewed and understandsthe P.U.D. Plan (asitmay
be amended from
time to time)and the Declarant'sreservedrightsas setforthinthisArticle8or
elsewherein thisMaster Declarationor in any Supplemental Declaration,thattheOwner accepts
and approves such mattersand appreciatesany potentialimpacts thatthe implementationof the
P.U.D.Plan and/orthe exerciseof such reservedrightsmay have on the Owner's Lot or Cabin
Interest,and expresslywaives any rightstheOwner may have to objecttoor tointerferein any
way with the implementationof such P.U.D.Plan or theexerciseof such rights.
8.14 Declarant As Attorney-in-Factfor Owners.Each Owner,by itsacceptanceof a
deed or other conveyance vesting in the Owner an interestin a Lot or Cabin Interestin the
Common InterestCommunity,does hereby irrevocablyconstituteand appoint Declarant (with
fullpower of substitution)as saidOwner's attorney-in-fact,in said Owner's name,place and
stead,totake any and allactionsand to execute and deliverany and allinstrumentsas may be
necessaryor appropriatetoDeclarant'sexerciseofthe variousrightsreservedto Declarantunder
thisArticle8 or elsewhere
in this Master Declarationor in any Supplemental
Declaration,
specificallyincludingwithoutlimitationDeclarant'sreservedrighttouse allexistingeasements
within the Common InterestCommunity,or to create,grant,use and/or replatand relocate
additionalor existingeasements across any portion
of the Common InterestCommunity
exceptingplattedBuildingEnvelopes.
8.15 Transfer of Declarant's Reserved Rights.Any one or more rightscreatedor
reservedforthebenefitof Declarant
under thisArticle8 or elsewhere in thisMaster Declaration
or in any Supplemental
Declaration may be transferredto any Person by an instrument
describingthe rightor rightstransferredand Recorded
in GarfieldCounty.Such instrumentshall
be executed by the transferor
Declarant and the transferee.The provisions of
Section38-33.3-304of theAct shallapply to any transferof specialdeclarantrights.
8.16 Termination ofDeclarant'sReserved Rights.With the exceptionofDeclarant's
rightto appoint or remove Executive Board members and officersof the Master Association,
which isaddressedin Section10.5 below,the rightsreservedtoDeclarantinthisArticle8 shall
automaticallyterminateand expireupon the firsttooccur of(i)the datewhich isthirty(30)years
afterthe Recording ofthisMaster Declaration,or (ii)Declarant'srelinquishmentand surrenderof
such rightsby Recorded instrument.Declarantmay from time to time relinquishand surrender
one or more but lessthan allof thereservedrights,inwhich event the unrelinquishedreserved
rightsshallremain fullyvalid and effectivefor the remainder of theterm thereof.The Master
Associationmay extend thetime period forexerciseof a development right,
or reinstatea lapsed
development right,subjecttowhatever terms,conditionsand limitationstheMaster Association
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may impose on the subsequent exerciseof the development right.The extensionor renewal of a
development rightand any terms,conditionsand limitations
shallbe includedin an amendment
executed by Declarant or the owner of the realestatesubjectto the development rightand the
Master Association.
ARTICLE IX
EASEMENTS
9.1 Easements for IncidentalEncroachments.If any portion
of an Improvement
approved by the Design Review Committee encroaches in its approved locationupon an
AssociationProperty;includingany futureencroachments arisingor resultingfrom the repairor
reconstructionof an Improvement subsequent to itsdamage,destructionor condemnation,a
valid easement on the surface and for subsurface support below such surface and for the
maintenance of same,so long as itstands,shalland does existforsuch incidentalencroachment.
9.2 Blanket Master Association Utilityand Drainage Easement Over Streets,
Roads,Shared Driveways,and Association Property.There is hereby created,granted and
reservedto theMaster Association,itsagents,employees and assigns,a perpetual,non-exclusive
blanketeasement over,across,upon and under allstreetsand roads and Shared Driveways in the
Common InterestCommunity and allAssociationProperty for the construction,installation,
testing,operation,monitoring,management,administration,maintenance,repair,removal and
replacement of utilitiesand utilitylines,irrigationlinesand systems,water features,wetlands
areas,and drainagesystems,pipes,wires,circuits,conduits,meters,facilitiesand systems forthe
benefitof the Common InterestCommunity or any part
thereofor neighboringlands,including
but not limitedto drainage,domestic water,irrigationwater,sewer,gas,telephone,electricity,
cableTV and othermaster TV and communication systems,ifany,togetherwith an easement for
access,ingressand egressto accomplish such purposes,and togetherwith the rightto grantany
such easement rightsto utilitycompanies and/or SpecialDistricts.The Master Associationor
otherperson or entityexercisingsuch utilityand drainageeasement rightsshallbe obligatedto
restore,reseed,replantand/or re-landscapethe surfaceof the disturbedarea to as closeto its
originalconditionas possible,as promptly as possiblefollowingcompletion of any utilityor
drainagework.
9.3 Master Association Administrative Easement Over Streets Roads Shared
Driveways,and Association Property.There is hereby created,granted and reservedto the
Master Association,itsagents,employees and assigns,a perpetual,non-exclusiveeasement over,
across,upon and under allstreetsand roads and Shared Driveways in the Common Interest
Community and allAssociationPropertyand a righttouse thesame forpurposes of enablingthe
Master Association
to perform the dutiesand functionswhich itis obligatedor permitted to
perform pursuanttothisMaster Declaration.
9.4 Declarant Easement Over Streets,Roads,Shared Driveways,and Association
Property.There is hereby created,granted and reservedto Declarantand itssuccessorsand
assignsa non-exclusiveeasement over,across,upon and under allstreetsand roads and Shared
Driveways in theCommon InterestCommunity and allAssociationProperty(includingwithout
limitationalleasements benefitingthe Master Association),includinga rightof access,ingress
and egress thereto,and a rightto use such streets,roads,Shared Driveways and Association
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Property,and each and every part thereof,forallpurposes reasonablyrelatedto (a)Declarant's
development,improvement,maintenance,management,marketing and saleof the Common
InterestCommunity and all portions thereof,including any annexations thereto,and/or
(b)Declarant'sexerciseand implementationofthe rightsreservedtoDeclarantunder thisMaster
Declarationor any Supplemental
Declaration,and/or(c)the dischargeby Declarantof any of its
obligationsunder this Master Declarationor any Supplemental
Declarationor under the
Subdivision Improvement Agreement recorded Oc-r.%),2.0 10 ,at Reception No.
79'924 and any otherSubdivisionImprovement Agreements thatmay be executed
by Declarantin connectionwith propertiesannexed tothe Common InterestCommunity,or any
otherDeclarantobligationsrelatingtotheCommon InterestCommunity.Declarant'srightswith
respecttothiseasement shallterminateupon thefirsttooccur of (i)thedatewhich isthirty(30)
years afterthe Recording ofthisMaster Declaration,or (ii)Declarant'srelinquishmentof allor a
portionof thiseasement rightby Recorded instrument.
9.5 Utility,Drainage,and/or IrrigationEasements.There are hereby created,
granted and reservedforthe use and benefitof the Declarant,theMaster Association,the Club
Property Owner,appropriatepublic utilities,and Special Districts,if any, perpetual,
non-
exclusive easements over,upon,across and under those portions of the Common Interest
Community that are designated "UtilityEasement","IrrigationEasement",or "Drainage
Easement"on the Plat or any Supplemental Plat.UtilityEasements may be used for the
installation,operation,maintenance,repair,removal or replacement of underground utility
lines
(and relatedsurfacefacilities).Drainage Easements and IrrigationEasements may be used forthe
installation,operation,maintenance,repair,removal or replacement of drainage and irrigation
systems and facilities,respectively.Except as may otherwisebe provided in any Subdivision
Improvements Agreement between Declarantand the County or in any otherseparateagreement
between Declarantand a utilitysupplier,the partycausing the disturbanceshallbe obligatedto
restore,repair,reseedand/or relandscapeany areadisturbedby the exerciseof these easement
rightsto as closeto itsoriginalconditionas possible,as promptly as possiblefollowing the
completionof any work withina Utility,Drainage or IrrigationEasement.
9.6 Water Body Maintenance Easements.There are hereby created,granted and
reserved for the use and benefitof Declarant and the Master Association perpetual,non-
exclusive"Water Body Maintenance Easements"in the locationsshown on the Plat or on any
Supplemental Plat,forpurposes of operating;maintaining,repairingand improving the bodiesof
water (reservoirs,lakes,ponds,etc.)and associatedimprovements and facilitiesserved by such
easements,as may be deemed necessaryor appropriatefrom time totime by theDeclarantorthe
Master Association.
9.7 Fence Maintenance Easements.There are hereby created,grantedand reserved
forthe use and benefitof Declarantand theMaster Associationperpetual,non-exclusive"Fence
Maintenance Easements"in the locationsshown on the Plator on any Supplemental
Plat,for
purposes of maintaining,repairingand improving fences,and forthe controlof vegetationwithin
the easements,as may be deemed necessaryor appropriatefrom time totime by Declarantor the
Master Association.
9.8 Berm Maintenance Easements.There are hereby created,grantedand reserved
fortheuse and benefitof Declarantand theMaster Associationperpetual,non-exclusive"Berm
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Maintenance Easements"in the locationsshown on the Plat or any Supplemental
Plat,for
purposes of maintaining,repairingand improving berms,and forthecontrolof vegetationwithin
the easements,as may be deemed necessaryor appropriatefrom time totime by Declarantor the
Master Association.
9.9 Equestrian/Pedestrian Trail Easement.There is hereby created,granted and
reservedfor the use and benefitof the Declarant,the Master Association,and allOwners and
Occupants,a perpetual,non-exclusive"Equestrian/PedestrianTrailEasement"in the location
shown on the Plat and on any Supplemental Plat,for purposes of constructing,using and
maintainingan equestrianand pedestriantrail.Members of the publicshallalsohave the rightto
use the Equestrian/PedestrianTrailEasement,for equestrianpurposes only,provided they first
check in at the EquestrianCenter.The Master Associationshallbe responsiblefor maintaining
the Equestrian/PedestrianTrailEasement.
9.10 Pedestrian/Bike Trail Easement.There ishereby created,grantedand reserved
forthe use and benefitof the Declarant,theMaster Association
and allOwners and Occupants,
but not members of the public,a perpetual,non-exclusive"Pedestrian/BikeTrailEasement"in
thelocationshown on the Platand on any Supplemental Plat,forpurposes of constructing,using
and maintaininga non-motorized bicycleand pedestriantrail.The Master Associationshallbe
responsibleformaintainingthe Pedestrian/BikeTrailEasement.
9.11 Conservation Easement.There is hereby created,grantedand reservedfor the
use and benefitof theAssociationa perpetual,non-exclusive"ConservationEasement"upon all
portions of the Lots in all residentialzone districtsthat lie outside of the plattedBuilding
Envelopes,for purposes of preservingan enhancing the wildlifehabitat
in the Conservation
Easement area and the open space characterof theConservationEasement area.No disturbance
shallbe allowed in the Conservation Easement area,includingwithout limitationexcavation,
grading or clearingactivities,Improvements,and landscaping;provided,however,that the
followingactivitiesare expresslyallowedwithintheareassubjecttotheConservationEasement:
(a)vegetationmanipulationwhere requiredby the WildfireMitigationPlan or
asundertakenby the Wildlifeand WildfireTrust;
(b)disturbancerequiredinconnectionwith the constructionand maintenance
of and access to underground utilities,irrigationand drainage systems,
and access
driveways and driveway featuresapproved by the Design Review Committee,including
retainingwalls,guard rails,driveway lighting,landscaping,and gate/entryfeatures;
(c)disturbancerequiredin connectionwith theconstructionand maintenance
of and accessto retainingwalls,debrisflow and rockfallbarriersor other engineered
structuresnecessary for the development and protectionof structuresand common
elements;
(d)removal of deadfalland selectivethinningof vegetation,includingbut not
limitedto opening view corridorsfrom the residencewith the priorwrittenapproval of
the Design Review Committee
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(e)construction,operation and maintenance of and access to individual
sewage treatmentsystems.
The Associationshallhave the obligationand authorityto enforce
theserestrictions,and
shallbe responsiblefor managing,administeringand maintainingthe Conservation
Easement
areas in accordance
with the purposes described above and in compliance with thisWildlife
MitigationPlan.
9.12 Open Space and Wildlife
Movement Corridor Easements.There are hereby
created,granted and reservedforthe use and benefitof the Master Associationperpetual,non-
exclusiveOpen Space and WildlifeMovement CorridorEasements over,acrossand upon those
portionsof the Common InterestCommunity thatare designatedas "Open Space"
or "Wildlife
Movement Corridor"on the Plat or on any Supplemental Plat,for purposes of preservingand
enhancing wildlifehabitatand the open space characterof the Open Space areas and of
preservingand enhancing wildlifemovement along the WildlifeCorridor
areas.In additionto
activitiesnecessary or appropriatefor the furtherance
of such purposes,permitteduses in the
Open Space areas will be such trailuses as may be depictedon the Plat or any Supplemental
Plat,and permitteduses in the WildlifeCorridorareaswillbe such trailuses as may be depicted
on the Plat or any Supplemental Plat. The Master Associationshallhave the obligationand
authorityto enforce theserestrictions,and shallbe responsiblefor managing,administeringand
maintaining the Open Space and WildlifeMovement Corridor areas in accordance
with the
purposes describedabove and in compliance with the provisionsof theWildlifeMitigationPlan.
The Declarant,in itssole discretion,and without requiringthe consent of any Owner or
Mortgagee or SpecialDistrictor the Master Association,may subject
the Open Space
areasto
conservationeasements or allow the Open Space areas to be held for resource or wetland
mitigationland banking.
9.13 Defensible Space,Fuels Reduction Easements and Fuelbreak Easements.
The DefensibleSpace Easement,FuelsReduction Easement and Fuelbreak Easement described
inthe WildfireMitigationPlan,ArticleX,below.
9.14 Meadow Parcel
Easement.There ishereby created,grantedand reservedforthe
use and benefitof theMaster Associationa perpetual,non-exclusive"Meadow ParcelEasement"
over,acrossand upon the portionof theCommon InterestCommunity thatis designatedas the
"Meadow Parcel"on the Plat,forpurposes of preservingand enhancing the open-space character
of the Meadow Parcel. Permitted
uses of the Meadow Parcel shallbe in the discretionof the
Master Association,and may include without limitationthe grazing of cattleand/or horses,
agricultural(hay or wheat) production,
sleighridesand hay rides,and underground utilities,and
such trailuses as may be depictedon the Plat.The Master Associationshallhave the obligation
and authorityto enforce
theserestrictions,and shallbe responsibleformanaging,administering
and maintainingthe Meadow Parcelin accordance with the purposes generallydescribedabove
and in compliance with the provisionsof the WildlifePlan.
9.15 Park Easements.
There are hereby created,grantedand reservedfortheuse and
benefitof the Declarant,the Master Associationand allOwners and Occupants,but notmembers
of the public,perpetual,non-exclusive"Park Easements"over,across and upon allportionsof
the Common InterestCommunity that are designated as "Parks"on the Plat or on any
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Supplemental Plat,for such park and recreationalpurposes as may be determined
to be
appropriatefrom time to time by the Master Association.Permitteduses of the Parks may
include,without limitation,picnicking,picnicareasand shelters,gazebos,recreationalactivities
and facilitiessuch as softball,soccer,volleyballand horseshoes,and such trailuses as may be
depictedon the Plator any Supplemental
Plat.The Master Associationshallhave the obligation
and authorityto enforcetheserestrictions,and shallbe responsibleformanaging,administering
and maintainingthe Parks inaccordance with the purposes generallydescribedabove.
9.16 Shared Driveway Easements.There are hereby created,granted and reserved
for theuse and benefitof the Lots and Lot Owners served thereby,the Declarant,the Master
Association,and any Special
Districts,perpetual,non-exclusiveeasements and rights-of-way
over,across,along and under the Shared Driveway Easements depictedon the Plator on any
Supplemental Plat,forpurposes of access,ingressand egress(bothvehicularand pedestrian,but
not parking)toand from theLots servedtherebyand forthe installation,operation,maintenance,
repairand replacement of underground utilitiesthatserve said Lots.The Declarantshallbe
responsiblefor constructinga driveway within each Shared Driveway Easement.The Master
Association(or a SpecialDistrictpursuant to a contractwith the Master Association)shallbe
responsiblefor snowblowing the driveways within the Shared Driveway Easements,and for
maintainingand repairingthe driveways as closelyas possibleto theconditionthatexistedupon
completion of constructionthereof,ordinarywear and tear excepted.The costsand expenses
incurredby theMaster Associationin the performance of such services(orthe charges made by
a SpecialDistrictto the Master Associationfor performing such services)shallbe Common
Expenses which shallbe assessedin equal sharesamong allLots (and Lot Owners)served by
Shared Driveway Easements,regardlessof the length of particulardriveways,the number of
Lots servedthereby,the improved or unimproved stateof theLots served thereby,orhow much
of a given driveway is actuallyused by a Lot Owner.The annual Assessments forsuch Lot
Owners shallalsoincludea reasonablereservefortheestimatedcostof periodicallyresurfacing
the driveways withinthe Shared Driveway Easements.
If an Owner or Occupant (or an employee,contractoror agent thereof)damages a
driveway within a Shared Driveway Easement,whether during theconstructionof improvements
on the Owner's Lot or otherwise,saidOwner shallbe responsiblefor promptly repairing
and
restoringthe damaged driveway as closelyas possibleto theconditionthatexistedimmediately
prior to the occurrence of the damage.If an Owner failsto repairand restorea damaged
driveway within 30 days followingreceiptof writtennoticefrom the Design Review Committee
requesting the same,the Master Association shall have the authorityand obligationto
accomplish such repairand restorationand to levy a Reimbursement Assessment on theOwner
and theOwner's Lot for allcostsand expenses incurredby theMaster Association(or a Special
Districtpursuant to contract)in connection therewith,togetherwith attorney'sfeesand other
costsofcollection.
Ifan Owner of a Lot served by a Shared Driveway Easement wishes to make additional
driveway improvements
within the Shared Driveway Easement;he shallhave the rightto do so
athis solecost (or to sharesuch costwith any otherLot Owners thatagree to do so),provided
thatsuch improvements do not obstructor interferein any way
with the driveway or with the
freeflow of vehicularand pedestriantrafficover and upon the driveway,and provided thatany
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such improvements are consistent
with the Design Guidelinesand receive the prior written
approvalofthe Design Review Committee.
Each Owner of a Lot served by a Shared Driveway Easement shallbe responsiblefor
obtaining and maintaining in effectat alltimes a policy of comprehensive public liability
insuranceagainstclaims forbodily injury,death or propertydamage occurringin or upon or in
connectionwith theuse of the Shared Driveway Easement and the improvements thereon,inthe
minimum amount of $1,000,000.00.
In the event of a disputebetween the Owners of Lots served by a Shared Driveway
Easement relatingto the use,maintenance or improvement of the Shared Driveway Easement,
which disputecannot be resolvedby good faithnegotiations,any such Owner may submit the
disputetothe Design Review Committee forresolution,which resolutionshallbe binding on the
affectedOwners.The Design Review Committee shallhave exclusivejurisdictionwith respect
to such disputes.
9.17 Easements
for Benefit of Club Property.The Declarationof Easements and
Rights establishescertainnon-exclusive easements over,across and upon portions of the
Common InterestCommunity forthe use and benefitof theClub Property.Saideasements shall
be used forthe purposes and in the manner provided intheDeclarationof Easements and Rights.
9.18 Blanket Emergency Services Easement.There is hereby created,granted and
reservedforthe use and benefitof allpolice,sheriff,fireprotection,ambulance and othersimilar
emergency agenciesor persons,now or hereafterservingtheCommon InterestCommunity and
itsOwners and Occupants,a perpetual,non-exclusiveblanket Emergency ServicesEasement
over,upon,along and acrossallstreets,roads,Shared Driveways,propertiesand areaswithinthe
Common InterestCommunity,foruse in thelawfulperformance of theirduties.
9.19 Easements Deemed Created.All conveyances of Lots and Cabin Interestsand
AssociationProperty hereaftermade,whether by Declarant or otherwise,shallbe deemed
and
construedto grantand reserveallof the easements referredto in thisArticle9 and elsewhere
in
thisMaster Declaration
and in any Supplemental Declaration,even though no specificreference
to such easements appearsin the conveyancing instruments.
9.20 Restrictions on Owners in Easement Areas. Owners of Lots and Cabin
Intereststhatare subjectto any easements createdby thisMaster Declaration,a Supplemental
Declaration,or a recorded Plat,shallacquireno right,titleor interestin any cables,conduits,
mains,lines,or otherequipment orfacilitiesor improvements thatmay be installedupon,over or
under the easement area by a beneficiaryof said easement rights.Moreover,Owners and
Occupants of Lots and Cabin
Intereststhatare subject to any such easements are hereby
prohibitedfrom constructingany improvements upon theeasement areas,alteringor obstructing
the flow of any water or drainage thereon,or landscapingthe same,in any manner thatmight
interferewith the fulland proper exerciseof said easement rightsby any beneficiary
thereof.
Finally,saidOwners and Occupants are hereby prohibitedfrom violatingany of therestrictions
relatingto the use of the easement areas as may be setforthin thisMaster Declaration,any
Supplemental Declaration,or intheWildlifeMitigationPlan.Any Owner or Occupant violating
any of theserestrictionsshallbe obligatedto remove the offendingimprovement or landscaping
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and torestorethesurfaceof the areatoitsoriginalconditionattheOwner's costand expense,or
otherwiseto remedy the violation,within 30 days followinga writtenrequestthereforfrom any
easement beneficiary.IfsaidOwner or Occupant failsto comply with the requestin a timely
manner,theMaster Associationshallhave the righttoenterupon the Owner's Lot to perform the
necessarywork and may assessthe coststhereofagainstthe Owner and theOwner's Lot in the
form of a Reimbursement Assessment.
9.21 Recorded
Easements and Licenses.In additionto the easements describedin
thisArticle9 and elsewhere
in thisMaster Declaration,the recorded easements and licenses
appurtenantto or included in the Common InterestCommunity are set forthon ExhibitD
attachedheretoand made a parthereofby thisreference
ARTICLE X
WILDFIRE MITIGATION
PLAN
10.1 Wildfire Mitigation Plan. The potentialfor wildfirein Spring Valley
Ranch
poses a riskto life,property,wildlifeand habitat.The Associationshallwork closelywith the
Landis Creek Metro District("District")and the AuthorityHaving Jurisdictiontotake necessary
and reasonable steps to mitigate such risk. In this regard,wildfirerisk assessment and
recommended wildfiremitigationactivitieshave been developed in the Wildfire Mitigation
Report preparedby Anchor Point Group,dated February 2007,which ispartoftherecordsofthe
Zoning approval for Spring Valley Ranch inGarfieldCounty,Colorado. The Associationshall
contractwith the District,the AuthorityHaving Jurisdictionand a wildfireexpertto review and
update the WildfireMitigationReport as appropriateon a regularperiodicbasis,but at leastonce
one year following the recordationof thisDeclaration,and once every three years thereafter.
The WildfireMitigationPlan may be revisedupon thejointconsent of the Board of Directorsof
the Association,the Districtand the AuthorityHaving Jurisdiction.The easements established
hereinshallbe blanket,variableeasements over Spring Valley Ranch thatshallbe subjectto
modificationinaccordancewith theWildfireMitigationReport asthe same may be revisedfrom
time to time.
10.2 Access,Inspection and Enforcement.All Lots shallbe subjectto inspectionby
the Association,the AuthorityHaving Jurisdictionand theDistricttoassurecompliance with the
WildfireMitigationPlan.The AssociationwillnotifytheOwner and/or Occupant of any Lot on
which corrective
actionsmust be taken.IftheOwner or Occupant does not initiatecompliance
with the WildfireMitigationPlan within 10 days,theAssociationmay contractforthecorrective
work to be performed by a thirdparty.Any such thirdparty shallhave accessto the Lot to
perform such work,and theOwner and Occupant shallhold such thirdpartyharmlessfrom any
liabilityassociatedwith such access and correctivework.All such work shallbe atthe expense
of theOwner of theLot on which such work isperformed,and theAssociationshallhave alien
on such Lot forsuch expenses.
10.3 Defensible Space and Defensible Space Easement.The Owners and Occupants
of allhabitablestructuresin the Spring Valley Ranch shalldevelop and maintaindefensible
space,inaccordance with the guidelinesintheWildfireMitigationReport,assaidguidelinesare
appliedto actualfieldconditionsfrom siteto sitewithin the Spring Valley Ranch and as the
WildfireMitigationReport may be revisedas provided herein. Plans for the development of
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defensiblespace shallbe submitted to and approved by the Design Review Committee at the
time of initialapproval of construction.No Owner or Occupant shallplace or dispose of any
combustiblematerialsor yard waste within a defensiblespace.There ishereby created,granted
and reservedfortheuse and benefitoftheOwners and Occupants of Lots adjoiningOpen Space,
a non-exclusiveDefensible Space Easement within the Open Space
areasshown on Exhibit E
attachedhereto and incorporatedherein by thisreference,to allow Owners and Occupants to
extend and maintain defensiblespace beyond theirproperty line if an extended distanceis
requiredand approved by the Design Review Committee.
10.4 Fuels Reduction Easement. There is hereby created,granted and reservedfor
theuse and benefitof theAssociationand theDistrictperpetual,non-exclusiveFuelsReduction
Easements withinthose areas generallydepictedon ExhibitF attachedheretoand incorporated
herein by this reference,having such variablewidth and for purposes of such vegetation
manipulation as may be consistentwith the guidelinesdescribed in the Wildfire Mitigation
Report,assaidguidelinesare appliedto actualfieldconditionsfrom sitetositewithinthe Spring
Valley Ranch and as the WildfireMitigationReport may
be revisedas provided herein.The
implementation of the guidelines,based upon fieldconditions,and on-going annual inspection
and maintenance of the vegetationmanipulation,shallbe the responsibilityof the Association,
the District,or a successorentitywith such jurisdiction.
10.5 Fuelbreak Easement.There ishereby created,granted and reservedfortheuse
and benefitof the Associationand the Districtperpetual,non-exclusiveFuelbreak Easements
withinthoseareas generallydepictedon ExhibitG attachedheretoand incorporatedhereinby
thisreference,having such variablewidth and for purposes of such vegetationmanipulationas
may be consistentwith the guidelinesdescribed in the Wildfire MitigationReport,as said
guidelinesare appliedto actualfieldconditionsfrom siteto sitewithinthe Spring Valley Ranch
and as theWildfireMitigationPlan may be revisedas provided herein.The implementationof
the guidelines,based upon fieldconditions,and on-going annual inspectionand maintenance of
the vegetationmanipulation,shallbe the responsibilityof the Association,the District,or a
successorentitywith such jurisdiction.
10.6 Linked Defensible Space and Overlot Thinning.Priorto the constructionof
any habitablestructureon Lots identifiedin the Wildfire MitigationReport,as revised,as
requiringover-lotthinningand linkeddefensiblespace,the Owner or Occupant shallimplement
and maintainover-lotthinningand linkeddefensiblespace on such Lots as said guidelinesare
applied to actualfieldconditionsfrom siteto sitewithinthe Spring Valley
Ranch and as the
WildfireMitigationReport may be revisedas provided herein.The Design Review Committee
shallverifythatsuch treatmentshave been completed before allowingconstructionand thatsuch
treatmentsaremaintainedon such Lots.
10.7 Universal Construction Standards.
(a)All constructionwithin SpringValley Ranch shallutilizea Class "A"roof
covering.Class "A" roofassembliesisprohibited.
(b)Cedar siding and other use for cedar materialson the exteriorof any
structureisprohibited.
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10.8 Specific Construction Standards.Priorto the constructionof any habitable
structureon Lots identifiedintheWildfireMitigationPlan,as revised,as having fuelmodel 6,
the Owner or Occupant shallimplement and maintain over-lotthinningon these Lots sufficient
to convertthefuelmodel from 6 tofuelmodel
2.The Design Review Committee shallverifythat
such treatmentshave been completed before allowing constructionand thatsuch treatmentsare
maintainedon such Lots.Ifno over-lotthinningisundertaken on such Lots,structuresbuilton
such Lots shallcomply with Section504 Class 1 ignitionresistantconstructionas describedin
the 2006 InternationalUrban Wildland InterfaceCode,as the same may be amended.
ARTICLE XI
WILDLIFE MITIGATION PLAN
11.1 Wildlife Mitigation Plan.Recognizing thatone of the primary attributesof the
Spring Valley Ranch isthe wildlifethatoccupiesthe area,the development of the propertyhas
been designed to minimize disturbances
towildlifehabitatand to avoid disturbancestowildlife
to the extentreasonableand practicable.The Wildlifeand WildfireTrustestablishedin these
Covenants also willserve to enhance wildlifehabitatand undertakewildfireprotectionon the
property.In addition,Owners and Occupants of Spring Valley Ranch should recognize their
activitiesand use of theirproperty will have impacts on wildlife.Therefore,allOwners and
Occupants shallcomply at alltimes with the following terms and provisionsof thisWildlife
MitigationPlan.
11.2 Garbage,Trash;Compost,Containers.No refuse,garbage,trash,grass,shrub,
or treeclippings,plant waste,compost,metal,bulk materials,scrap,rubbish,or debrisof any
kind shallbe kept,stored,maintained or allowed to accumulate or remain on any Lot or on
AssociationPropertyexcept temporarilywithinan enclosedbear-proofstructureapproved by the
Design Review Committee,exceptthatany approved
containercontainingsuch materialsmay be
placed next to the streetnot earlierthan 6:00a.m. on the designated morning of garbage
collectionand must be returnedto itsenclosed structurethatsame day. Notwithstanding
the
foregoing,trashor garbage shallnot be kept outdoorsunlessitiswithin a locked,roofed,"bear
proof'enclosureor in a "bear proof'garbage containerapproved by
the Colorado Divisionof
Wildlife.Compost pilesmust also be containedwithin "bear proof'enclosures.No garbage
containers,trashcans or receptaclesshallbe maintained inan unsanitaryor unsightlycondition,
and except when placed for pickup,they shallnot be visiblefrom anotherLot or Association
Property.All such refuse,garbage,trash,plantwaste,compost,metal,scrap materials,rubbish
and debris shallbe promptly removed from Spring Valley Ranch and shallnot be burned
thereon.Compost structuresand containersshallnot be placed on a Lot,otherthan on District
property,subjectto thereasonableapprovalofthe Design Review Committee.
11.3 Animals and Wildlife.Except as specificallypermitted below,no animals,
reptiles,primates,fish,fowl or insectsof any kind shallbe kept,raised,bred,maintained or
boarded withinor upon any part
of Spring Valley Ranch.
(a)Each Lot shallbe entitledtoa maximum of one (1)dog,one (1)catand a
reasonablenumber of otherhousehold pets,so long as such dog,cator otherhousehold
pets are not kept for any commercial purpose,arenot kept inunreasonablenumbers,do
not cause an unreasonable amount of noise or odor,or do not otherwisebecome a
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nuisanceto otherOwners or Occupants.Contractors,subcontractors,and authorizedusers
oftheClub Propertymay not bring dogs,catsor otherpets intoSpring Valley Ranch.In
the event thatthe GarfieldCounty SubdivisionRegulationsare ever amended so as to
prohibitdogs on some or allof the Lots in Spring Valley Ranch,thenthemore restrictive
of saidSubdivisionRegulationsshallgovern theissueof how many dogs
are allowedon
each Lot.
(b)In orderfor a dog to be permittedon a Lot,the dog must eitherbe kept
indoors atalltimes or in a fenced kennel or dog run (notexceeding 500 square feetin
size)constructedwithin the Building Envelope on the Lot pursuant to the priorwritten
approvalof the Design Review Committee.Dogs may neverbe kept outdoorsduring the
nightunlesssuch fenced enclosureissafe from predators.A permitteddog,cator other
household pet must be fenced or restrainedatalltimes upon theOwner's or Occupant's
Lot,and shallnotbe permittedoutsidesuch Lot,exceptwhen on a leashnot exceeding 12
feetin lengthor undergoing obedience trainingunder thedirectcontrolofthe pet'sowner
or theowner's representative.The Associationshallhave the rightto designatespecific
areaswithin Spring Valley Ranch where pets may be walked on leashes.All household
pets shallbe properlyimmunized and otherwisemaintainedand caredforas requiredby
applicablelaws.All dogs and catsmust be spayed or neutered,unlesssuch dog or catis
beingcompetitivelyshown.
(c)The Owner(s)of a Lot where a household pet iskept,as well as the legal
owner of the pet (ifnot such Owner)shallbe jointlyand severallyliablefor any and all
damage and destructioncaused by the pet,and forany clean-up
oftheOwner's Lot,other
Lotsor propertyand streetsand sidewalksnecessitatedby such pet.
(d)Pet food shallnot be kept outdoors overnight.Bird feeders,including
specificallyhummingbird feeders,shallnot be kept outdoors overnightexcept during
bearhibernationseason.
(e)With the exceptionofbirdfeedersas provided herein,the feeding,baiting,
salting,or other means of attractingwildlifeto Lots or development facilitiesis
prohibited.
(f)The Association shallbe responsiblefor enforcing the restrictionsset
regardingpets and shallhave the rightand authority:i)to determine initssolediscretion
thatdogs,catsand other household pets are being kept
forcommercial purposes,or are
being kept inunreasonablenumbers,or are causing an unreasonableamount of noiseor
odor,or are otherwise a nuisance to otherOwners or Occupants,or that an Owner or
Occupant isotherwisein violationof thisSection;and ii)totakesuch actionor actionsas
itdeems reasonablynecessary to remedy the violation,includingwithout limitationthe
levyingof finesand/orreimbursement assessments.Also without limitingthe generality
of the foregoing,theAssociationmay require
theowner or custodianof a dog thatbarks
or howls excessively,or of a dog,cat,or otherhousehold pet thatharasseswildlife,has
otheroffensivehabitsorotherwiseviolatestherestrictionsregardingpets,toconfinesuch
animal indoors,or to permanently remove such animalfrom SpringValley Ranch.
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(g)Horses may be kept on Lots where allowed by applicablezoning,subject
in each instanceto such rules,regulationsand conditionsas may be adopted from time to
time by the Association.
All hay storage
must ata minimum be enclosedby an 8 foot
mesh fence atthe expense of theLot Owner which fencingmust firstbe approved as to
locationand materialsby the Design Review Committee.
11.4 Raptor Nest Protection.Priorto initiationof constructionof infrastructureor
facilitiesby the Declarant,Owner or Occupant,any district,utilityprovider,the Club or the
Association,a qualifiedbiologistwillbe retainedby the development or the Associationto
conduct a raptornestingsurvey.If an activeraptornestexistson SpringValley Ranch,heavy
outdoor construction(e.g.earth-moving and exteriorhouse construction)shallbe prohibited
withina radiusof either300 feet(ifthe nestislocatedin a conifer)or 400 feet(ifthe nestis
locatedin an aspen or cottonwood)untilthe young have fledged or thenest naturallyfails.A
typicalfledglingdate forthearea isJuly 1.
11.5 Wildlife Damage.The Declarant,for itselfand its successorsand assigns,
includingbut not limitedto allOwners and Occupants and the Association,hereby waives and
releasesallclaims againstthe Stateof Colorado,Divisionof Wildlifewith regard to wildlife
damage in Spring Valley Ranch.
11.6 Wetlands and Riparian Areas.
(a) Plowing
and storingof snow shallnot occur on wetland or riparianareas,
excepton bridges.
(b)No development shalloccur within75 feetof the high water mark of the
riparianportionsofLandis Creek.
(c)Any bridge
constructionthatmay impact
streamswillbe restrictedto the
periodJuly 15 to October 15.
11.7 Golf Course and Open Space Management.
(a)All persons within the PUD are prohibited from chasing, scaring,
frightening,disturbingor otherwiseharassingwildlifeasa partof effortsto forcewildlife
off golf courses and open space
areas during the winter feeding and spring/summer
productionseasons.
(b)The owner/operatorof the golf course has the rightto locallyrestrict
wildlifefrom golf course tees,greens,landscapingclumps and othersensitiveareasby
using temporary fencing and otherpassivemeans.Any fencing
erectedwillnot restrict
freemovement of wildlifebut willbe used only in small,isolatedareasto help direct
wildlifeand/orpeople.
(c)The Best Management Practices Plan for the golf course will be
implemented to apply the properproceduresfor the applicationof fertilizers,herbicides,
insecticidesand any otherchemicals.
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(d)Disturbed ground caused by road constructionwillbe reclaimed using
nativevegetationthatislesspalatabletodeer and elk.
11.8 Trail Seasonal Use Restrictions.Recognizing thatthe use of trailsduring
certaintimes of the year can have adverse effectson wildlife,theAssociationshalldevelop and
may revisein consultation
with a wildlifebiologista seasonaltrailusage plan.
The plan shall
restrictpedestrian,biking,equestrianand vehicletrailusage as appropriateso as to minimize
disturbanceto wildlifeduring criticalperiods such as the deer fawning and elk calving season
from May 1 toJune 30,and deer and elk winter range period
from December 1 through March
31.The plan shallapply to allareasof Spring Valley Ranch except the Residential/Cabinand
Open Space/Golf zone districts.
The plan shallnot apply to emergency vehiclesand continued
accesspursuantto existingeasements forin-holdingsand out-parcelsnota partof Spring Valley
Ranch.
11.9 Tree and Natural Shrub Preservation.All Improvements within Spring Valley
Ranch shallbe located,designed,and constructedso asto preserveand protectlandmark treesto
extentreasonableand feasibleunder the circumstances.
This restrictionshallnot apply to the
removal or trimming of dead or diseasedvegetation,or toreasonableand necessaryclearingby
an Owner in connectionwith theconstruction
of improvements on a sitepreviouslyapproved by
the Design Review Committee.The Design Review Committee may approve the thinningof
treeswithin view corridorsfrom themain house,but shallnot grant such approval in locations
where a forestcover isessentialfor screeningfrom neighboringhome sitesor from key points
along roads.Any violationof thisSectionshallsubjectthe offendingOwner to such penalties,
finesand/orother conditionsas the Design Review Committee considersappropriate,including
without limitationthewithdrawal or modificationof previouslygranteddevelopment approvals,
or the requirementthatreplacement treesor shrubs of equivalentor differentsizeand type be
planted and maintained by the Owner.The existingnativevegetationshallbe preserved in all
areaslyingoutsidethe plattedBuildingEnvelopes,exceptforsuch minimum disturbanceas may
be requiredin connectionwith underground utilities,irrigationand drainagesystems,and access
driveways and approved driveway features.
The restrictionssetforthinthisSectionshallnot apply toactivitiesundertakenpursuanttothe
WildfireMitigationPlan ortoactivitiesoftheWildlifeand WildfireTrustthatmay be
performed from time to time by such Trust,Owners or Occupants,the Association,the District,
ortheirrespectivesuccessorsor assigns.Such activitiesshallnot requirethereview or approval
of the Design Review Committee.
11.10 Weed Control.
The Owner or Occupant of each Lot withina residentialzone
districtshallbe responsiblefor maintaininghealthyvegetationfreeof infestationsof noxious
weeds.The Association may inspect Lots periodicallyand will notify the Owner and/or
Occupant of any Lot with a noxious weed infestationthatcorrectiveactionsmust be taken.Ifthe
Owner or Occupant does not correctthe weed infestationwithin 10 days,the Associationmay
contractforthe correctivework to be performed by a thirdparty.Any such thirdpartyshallhave
accessto the Lot to perform such work,and theOwner and Occupant shallhold such thirdparty
harmless from any liabilityassociatedwith such accessand correctivework. Allsuch work shall
be atthe expense ofthe Owner ofthe Lot on which such work isperformed,and theAssociation
shallhave alien
on such Lot forsuch expenses.
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11.11 Residential Landscaped Areas. The use of native vegetation that is less
palatableto deer and elk is encouraged within allresidentiallandscaped areas.Lawns and
associatedirrigatedlandscapingwillbe confinedtothe BuildingEnvelopes,and shallbe subject
to the followinglimitations:
(a)Residential/Mountainzone district
-no more than 4,000 square feetper
Lot.
(b)Residential/Estatezone district-no more than 2,500 squarefeetper Lot.
(c)Residential/Ranchzone district
-no more than 2,500 squarefeetper Lot.
(d)Residential/Cabinzone district-no more than 2,000 squarefeetper Lot.
(e)Residential/Pasturezone district
-no more than 4,000 squarefeetper Lot.
11.12 Security Enforcement.If the Associationemploys a privatesecuritycompany
within the Spring Valley Ranch,the Associationmay grant
the securitycompany the necessary
authoritytoenforcethe provisionsand restrictionsof theseCovenants,includingthisArticle11,
WildlifeMitigationPlan.
ARTICLE XII
REAL ESTATE TRANSFER ASSESSMENTS TO THE WILDLIFE AND WILDFIRE
TRUST
12.1 Establishment.
Transfer Assessments shallbe leviedon transfersof Lots or
Cabin Interests(or intereststherein)in the manner provided in thisArticle,and shallprovide
funding to a nonprofitorganizationestablishedfor such purposes and known as the Spring
Valley Wildlifeand WildfireTrust.Owner hereby covenantsand agreesthat,except as provided
in Section 12.4 below,a transferassessment ("TransferAssessment")based on a percentageof
the Considerationpaid on the transferof any portionof orinterestina Lot orCabin Interestshall
be due and payable by the transfereeof such interestatthe time of transferand shallapply to
each transferof any portion
of or interestin the Lot or Cabin Interest.The TransferAssessment
shallbe a minimum of two-tenthsof one percent(0.2%)of theConsiderationforsuch transfer.
Owner hereby waives,on behalf of itselfand itssuccessorsin title,any right
to challengethe
TransferAssessment on any basis.TransferAssessments shallnot be paid with respectto the
transferof any Lot or Cabin Interestfrom theDeclarantor itssuccessoras an initialsale,ortoa
transferby a FeaturedBuilder.TransferAssessments and any increaseor decreaseintheamount
of TransferAssessments above two-tenthsof one percent(0.2%)shallbe made,establishedand
assessedas provided herein.The Associationshallpay over to the SpringValley Wildlifeand
WildfireTrustallTransferAssessments immediatelyupon receipt.
The SpringValley Wildlife
and Wildfire Trust shall periodicallyreview the Transfer Assessment program and make
recommendations tothe Associationregardingtheamount thereof.
12.2 Purpose and Use of Transfer Assessments. The funds receivedby the Spring
Valley Wildlifeand WildfireTrust from the TransferFee shallbe used (1)to acquire,through
itselfor through qualified
entities,open space withinor adjacentto the Spring Valley
Ranch
PUD,by deed,conservationeasement,purchase of development rightsor otherwisein order to
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preserve the open,ruralfeelingof the Spring Valley Ranch PUD;(2)to undertake projects,
includingin cooperationwith stateand federalagencies and other non-profitentities,forthe
preservation,enhancement and mitigationof wildlifeand wildlifehabitatand the controlof
weeds on common open space property locatedwithinthe Spring Valley Ranch PUD and on
adjoiningpublic and privatelands;(3)to assistinthe implementationof theWildfireMitigation
Plan,inaccordance with theWildfireMitigationReport asthesame may be revisedfrom time to
time;(4)to develop wildlifeeducationand enjoyment materialsand facilitieswithin the Spring
Valley Ranch PUD or foruse by the owners,residents,guestsand employees thereof;and (5)to
operateand maintain the Spring Valley Wildlifeand WildfireTrust,includingpursuing actions
to collectand administerthe TransferFee.Apportionment of the funds among these purposes
shallbe determined by the Spring Valley Wildlifeand WildfireTrust in the exerciseof its
discretion.
12.3 Definitions.For purposes of thisArticleXXII,the followingwords shallhave the
meanings ascribedthereto.
(a)"Transfer"means and includes,whether in one transactionor ina seriesof
relatedtransactions,any conveyance of ownership ortitleto any portion
ofor interestin a
Lot or fractionalinterestas evidenced by any
deed or instrumentor writingwherein or
whereby titleto such Lot or fractionalinterestis granted or conveyed subjectto the
exclusionsprovided herein,includingbut not limitedto (i)the conveyance of fee simple
titleto any Lot or fractionalinterestor interesttherein(includingany conveyance arising
out of an installmentland contractor a leasecontainingan option to purchase),(ii)the
transferof more than 50 percent of the outstandingshares of the voting stock of a
corporation(otherthan Declarant)which,directlyor indirectly,owns one or more Lots or
fractionalinterestsor intereststherein,and (iii)the transferof more than interestinnet
profitsor net lossesof any partnership,
limitedliabilitycompany, joint
venture or other
entity(each referredto hereinafteras a "Business Association")which,directlyor
indirectly,owns one or more Lots or fractionalinterestsorintereststherein.
(b)"Transferee"means and includesallpartiesto whom any interestina Lot
or fractionalinterestpasses by a transfer,and each party includedintheterm "transferee
shallhave jointand severalliabilityforallobligationsofthetransfereeunderthisArticle.
(c)The "fairmarket value"of theLot or fractionalinterestor interesttherein
subjectedto transfershallbe the consideration,as such term isdefinedbelow,given for
the transfer.
(d)"Consideration"means and includesthetotalof money paid
and the fair
market valueof any propertydelivered,orcontractedtobe paid or delivered,in returnfor
thetransferof any Lot or fractionalinterestorinteresttherein,and includesany money or
property paid or deliveredto obtain a contractrightto purchase any Lot or fractional
interestor interesttherein,and the amount of any note,contractindebtedness(including
without limitation,obligationswhich could be characterizedas contingentland gain),or
rentalpayment receivedinconnectionwith such transfer,whether or not securedby any
lien,mortgage,or other encumbrance,given to secure the transferprice or any part
thereof,or remaining unpaid on the property at the time of transfer,whether or not
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assumed by thetransferee.The term "consideration"does not includetheamount of any
outstandinglienor encumbrance for taxes,specialbenefitsor improvements in favorof
theUnited States,the Stateof Colorado,or a municipal or quasi-municipalgovernmental
corporationor district.
12.4 Exclusions.The TransferAssessment shallnot apply to any of the following,
excepttotheextentthatthey areused forthe purpose of avoidingthe TransferAssessment:
(a) Any
transfertotheUnited States,or any agency
or instrumentalitythereof,
theStateof Colorado,any county,cityand county,municipality,districtorotherpolitical
subdivisionoftheStateof Colorado;
(b)Any transferin consequence of a gift of such property,where no
consideration other than love and affection,charitabledonation or a nominal
compensation isevidenced by thetermsoftheinstrumentof transfer;
(c) Any
transferto Declarant,to any successoror assignof Declarant,to any
affiliateofDeclarant,or totheMaster Association;
(d)Any transfer,whether outrightor in trustthatis for the benefitof the
transferoror hisor her relatives,but only ifthereisno more thannominal consideration
forthe transfer.For the purposes of thisexclusion,the relativesof a transferorshall
includewithout limitationalllinealdescendantsof any grandparent
ofthe transferor,and
the spouses of thedescendants.Any person'sstepchildren
and adopted childrenshallbe
recognized as descendantsof thatperson for allpurposes of thisexclusion. For the
purposes of thisexclusion,a distributionfrom a trustshallbe treatedas a transfermade
by the grantorsof the trust,inthe proportionsof theirrespectivetotalcontributionsto the
trust;
(e) Any
transferarisingsolelyfrom the terminationof a jointtenancy or the
partitionof propertyheld under common ownership,except to theextentthatadditional
considerationispaid inconnectiontherewith;
(f)Any transferor change of interestby reason of death,whether provided
forin a will,trustor decreeof distribution;
(g)Any transfermade (aa) by
a majority-owned subsidiary
to itsparent
corporationor by a parent corporationto itsmajority-owned subsidiary,
or between
majority-owned subsidiariesof a common parent corporation,
in each case for no
considerationotherthan issuance,cancellationor surrenderof the subsidiary'sstock;or
(bb)by a partner,member or a jointventurer(each a "BusinessAssociationMember")to
a Business Associationinwhich theBusinessAssociationMember has not lessthana 50
percentinterest,or by a Business Associationtoa BusinessAssociationMember holding
not lessthan a50 percent interestin such Business Association,in each case forno
considerationother than the issuance,cancellationor surrenderof the interestsin the
Business Association,as appropriate;or (cc)by a corporationto itsshareholders,in
connection with the liquidationof such corporationor,distributionof property or
dividend inkind to shareholders,iftheLot or fractionalinterestistransferredgenerally
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pro ratato itsshareholders,and no considerationis paid other than the cancellationof
such corporation'sstock;or (dd)by a Business Associationto itsBusiness Association
Members,in connection
with a liquidationof the Business Association or other
distributionof property to the Business AssociationMembers,ifthe Lot or fractional
interestistransferredgenerallypro ratato itsBusiness AssociationMembers,and no
considerationis paid otherthan the cancellationof the BusinessAssociationMembers'
interests;or (ee)to a corporationor BusinessAssociationwhere such entityisowned in
itsentiretyby the persons transferringthe Lot or fractionalinterestand such persons have
the same relativeinterestsin the transfereeentityas they had in the Lot or fractional
interestimmediately priorto such transfer,and no considerationis paid other than the
issuanceof each such persons'respectivestock or other ownership interestsin the
transfereeentity;or (ff)by any person(s)
or entity(ies)to any other person(s)or
entity(ies),whether in a single transactionor a seriesof transactionswhere the
transferor(s)and the transferee(s)are and remain under common ownership and control
as determined by theExecutiveBoard in itssolediscretionappliedon a consistentbasis;
provided,however,thatno such transferor seriesof transactionsshallbe exempt unless
the Executive Board findsthat such transferor seriesof transactions(x)is for no
considerationother than the issuance,cancellationor surrender of stock or other
ownership interestin the transferoror transferee;as appropriate,(y)is not inconsistent
withthe intentand meaning of thisSubsection,and (z)isfora validbusinesspurpose and
isnot for the purpose of avoiding the obligationto pay the TransferAssessment.In
connection with consideringany request for an exception,the Executive Board may
-requirethe applicantto submit trueand correctcopies of allrelevantdocuments relating
to the transfersettingforthallrelevantfactsregardingthe transfer,statingthatin their
opinion thetransferis exempt under said subsection,and settingforththe basisforsuch
opinion;
(h) Any
transfermade solely for the purpose of confirming,correcting,
modifying or supplementing a transferpreviouslyrecorded,making minor boundary
adjustments,removing cloudson titles,or grantingeasements,rights-of-wayor licenses,
and any exchange of Lots or fractionalinterestsbetween Declarantand any original
purchaserfrom Declarantof theone ormore Lots or fractionalinterestsbeing transferred
to Declarantinsuch exchange.To the extentthatconsiderationin additionto previously
purchased Lots or fractionalinterestsis paid to Declarant in such an exchange,the
additionalconsiderationshallbe a transfersubjectto Assessment.To the extentthat
Declarant,in acquiringby exchange Lots or fractionalinterestspreviouslypurchased
from Declarant,pays considerationin additionto transferringLots or fractionalinterests,
the amount of such additionalconsiderationshallbe treatedas reducing the original
assessabletransferoriginalpurchaser from Declarant,who exchanges with Declarant
Lots or fractionalinterestspreviously purchased from Declarant,to a refund steer
Associationof the amount of theTransferAssessment originallypaid on thatportionof
the originaltransfer;
(i)Any transferpursuant to any decree or order of a court of record
determining or vesting title,including a finalorder awarding titlepursuant to a
condemnation proceeding,but only where such decreeor orderwould otherwisehave the
effectof causing theoccurrenceof a second
assessabletransferina seriesoftransactions
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which includesonly one effectivetransferof the rightto use or enjoyment of a Lot or
fractionalinterest;
(j) Any
leaseof any Lot or fractionalinterest(orassignment or transferof
any interestin any such lease)fora periodoflessthan thirty(30)years;
(k) Any
transferto securea debt or other obligationor to releaseproperty
which is securityfora debt or other obligation,includingtransfersin connectionwith
foreclosureof a deed of trustor mortgage ortransfersinconnectionwith a deed given in
lieuof foreclosure;
(1)The subsequenttransfer(s)of a Lot or fractionalinterestinvolvedin a "tax
free"or "taxdeferred"exchange under the InternalRevenue Code wherein the interim
owner acquirespropertyforthesolepurpose of resellingthatpropertywithin thirty(30)
days afterthe trade.In these cases,the firsttransferof titleis subjectto Transfer
Assessment,and subsequent transferswill only be exempt as long as a Transfer
Assessment has been paid in connectionwith thefirsttransferof such Lot or fractional
interestinsuch exchange;
(m)The transferof a Lot or fractionalinterestto an organizationwhich is
exempt from federalincome taxationunder Section 501(c)(3)of the InternalRevenue
Code,as amended (or any comparable
statute),provided that the Executive Board
specificallyapproves such exemption ineach particularcase;
(n)Any transfermade by a corporationor other entity,for consideration,(1)
to any other corporationor entitywhich owns 100 percent of itsequity securities(a
"Holding Company"),
or (2)to a corporationor entitywhose stock or other equity
securitiesare owned,directlyor indirectly,100 percentby such Holding Company;
(o) Any
transfer from a partially-owned direct or indirect subsidiary
corporationtoitsdirector indirectparentcorporationwhere no considerationispaid for,
or inconnectionwith,such transfer;however,unlesssuch transferisotherwiseexempt,
such exemption shallapply only tothe extentof thedirector indirectbeneficialinterest
of the transfereein the transferorimmediately prior
to the transfer.For example,if
corporationA owns 60 percentof corporationB,and corporationB owns 100 percentof
corporationC and corporationC conveys a Lot or fractionalinterestto corporationA for
$2,000,000,60 percent of the pricewould be exempt and a TransferAssessment would
be payableonly on $800,000 (i.e.,40 percentofthe $2,000,000consideration);
(p)The consecutivetransferof a Lot or fractionalinterestor interesttherein
wherein theinterimowner acquiressuch Lot or fractionalinterestor interestforthe sole
purpose of immediatelyreconveyingsuch Lot or fractionalinterestor interest,but only to
the extentthereisno considerationto such interimowner receivesno rightto use or
enjoyment of such Interest,provided the Executive Board specificallyapproves such
exemption each particularcase.To the extentthatconsiderationis paid to,or for the
benefitof,the interimowner,the additionalconsiderationshallbe a transfersubjectto
Assessment.Inthesecases,thefirsttransferoftitleissubjecttotheTransferAssessment
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and subsequenttransferswillonly be exempt as long as a TransferAssessment has been
paid in connectionwith the firsttransferof such Lot or fractionalinterestor interestin
suchconsecutivetransactionand only tothereisno considerationto the interimowner.
12.5 Payment and Reports.The TransferAssessment shallbe due and payable by the
transfereeto the Association
on the same day as the transfergiving riseto such Transfer
Assessment.Upon receiptof the Transfer Assessment,the Associationshallpay allfunds
receivedto the Spring Valley Wildlifeand WildfireTrust.With such payment,the transferee
shallmake a writtenreporttotheAssociationand the SpringValley Wildlifeand WildfireTrust
on forms prescribedby the Associationand the SpringValley Wildlifeand WildfireTrust,fully
describingthe transferand settingforththe true,complete and actualconsiderationfbr the
transfer,thenames of the partiesthereto,the legaldescriptionof theLot or fractionalinterestor
interesttransferred,and such otherinformationastheAssociationand the SpringValley Wildlife
and Wildfire Trust may reasonablyrequire.If the fullamount of the TransferAssessment,
properlycalculated,isnot paid totheAssociationatthetime of transferof theLot or fractional
interest(or interesttherein)as provided herein,the delinquentTransferAssessment shallbear
interestatthe rateof twentypercent(20%) per
annum from thedateoftransferuntilpaid in full,
shallconstitutethepersonal,jointand severalobligationand liabilityof the transferee(s),and the
Associationshallhave an Assessment Lien on thetransferee'sLot or fractionalinterestforsuch
delinquentamount (togetherwith accrued interest,and costsand attorneys'fees incurredin
collectingthe same).The Associationand the SpringValley Wildlifeand WildfireTrustshall
obtainperiodicreportsof or check alltransfersof record intheOfficeoftheClerk and Recorder
ofGarfieldCounty,Colorado forthe purpose of verifyingtheTransferAssessments due.
ARTICLE XIII
MASTER ASSOCIATION
13.1 Master Association.The Master Associationhas been formed as a Colorado
nonprofitcorporationunder the Colorado Revised Nonprofit Corporation
Act to manage the
affairsof the Common InterestCommunity.The Master Associationshallserve as the
governing body forallof theOwners and Occupants forthe protection,improvement,alteration,
maintenance,repair,replacement,administrationand operation of Association Property,the
levyingand collectionof Assessments
forCommon Expenses and otherexpenses of theMaster
Association,and such other matters as may be provided in thisMaster Declaration,any
Supplemental Declaration,the Articles,Bylaws,and Master Rules and Regulations.The Master
Associationshallnotbe deemed tobe conductinga businessof any kind,and allfunds received
by theMaster Associationshallbe heldand appliedby iton behalfof theOwners inaccordance
with the provisionsof thisMaster Declaration,any Supplemental Declaration,theArticlesand
the Bylaws.
13.2 Master Association Executive Board. The affairsof the Master Association
shallbe managed by
an Executive Board. The number, term,
and qualificationsofthemembers
of the Executive Board shallbe fixedintheArticlesof Incorporationor the Bylaws.A quorum
shallbe deemed presentthroughout any meeting
of the ExecutiveBoard ifpersons entitledto
castatleastfiftypercent(50%)of thevotes on theExecutiveBoard are presentatthe beginning
of the meeting or grant theirproxy as provided in C.R.S.Section7-128-205(4).With the
exception of matters that may be discussed in executive session,as set forth in
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Section38-33.3-308(3-7)of the Act,allregularand specialmeetings of theExecutive Board or
any committee thereofshallbe open to attendanceby allMembers of theMaster Associationor
theirrepresentatives.Without limitingthe generalityof the foregoing,no Master Rule or
Regulationmay be validlyadopted during an executivesession.Agendas for meetings of the
Executive Board shallbe made reasonably availablefor examination by allMembers of the
Master Associationortheirrepresentatives.
The Executive Board shall have allof the powers,authorityand duties granted or
delegatedto itby the Act,thisMaster Declaration,any Supplemental
Declaration,theArticlesor
Bylaws.Except as provided in the Act,thisMaster Declaration,any Supplemental Declaration,
the Articlesor Bylaws,the Executive Board may actin allinstanceson behalf of the Master
Association.
The Executive Board may not,however,act on behalf of the Master Associationto
amend this Master Declaration,to terminate the Common InterestCommunity,or to elect
members of the ExecutiveBoard or determine the qualifications,powers and duties,or terms of
office of Executive Board members,but the Executive Board may fillvacancies in its
membership forthe unexpiredportionof any term.
The ExecutiveBoard may,by resolution,delegateportionsof itsauthorityto officersof
the Master Association,but such delegationof authorityshallnotrelievethe ExecutiveBoard of
theultimateresponsibilityformanagement of the affairsof theMaster Association.Ifappointed
by Declarant,in the performance of theirduties,the members of the Executive Board and the
officersof the Master Associationare requiredto exercisethecare requiredoffiduciariesof the
Lot and Cabin InterestOwners.Ifnot appointed by Declarant,no member of the Executive
Board and no officershallbe liablefor actionstaken or omissionsmade inthe performance of
such member's orofficer'sdutiesexceptforwanton and willfulactsoromissions.
13.3 Membership in Master Association.There shallbe one Membership in the
Master Association for each Lot and each Cabin Interestwithin the Common Interest
Community.The Person or Persons who constitutethe Owner of a Lot or Cabin Interestshall
automaticallybe the holder of the Membership appurtenant
to thatLot or Cabin Interest,and
shallcollectivelybe the "Member"of theMaster Associationwith respectto thatLot or Cabin
Interest,and the Membership appurtenant
to thatLot or Cabin Interestshallautomaticallypass
with fee simple titleto the Lot or Cabin Interest.Declarant shallhold a Membership in the
Master Associationfor each Lot or Cabin Interestowned by Declarant.Membership in the
Master Associationshallnot be assignableseparateand apartfrom fee simple titleto a Lot or
Cabin Interest,and may not otherwisebe separatedfrom ownership of a Lot orCabin Interest.
13.4 Voting Rights
of Members.
Each Lot in theCommon InterestCommunity shall
be entitledto four (4)votes in the Master Association.Ifa Lot isdivided intoCabin Interests
pursuantto a Supplement Declaration,thevotes allocatedtothatLot shallbe reallocatedequally
amongst theCabin Interestscreatedforthe Lot,e.g.,an undivided one-fourthCabin Interestshall
have one vote inthe Master Association.Occupants of Lots shallnothave votingrights.Iftitle
to a Lot or Cabin Interestisowned by more than one (1)Person,such persons shallcollectively
cast theirallocatedvote(s).If only one of the multipleowners of a Lot or Cabin Interestis
presentata Master Associationmeeting,such owner isentitledto castthe vote(s)allocatedto
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thatLot or Cabin Interest.If more than one of the multiple owners is present,the vote(s)
allocatedto thatLot or Cabin Interestmay be cast only in accordance with the agreement of a
majorityin interestof theowners.
There isa majorityagreement ifany of the multipleowners
caststhe vote(s)allocatedto thatLot or Cabin Interestwithout protestbeing made promptly to
the person presidingover the meeting by any
of theotherowners of theLot or Cabin Interest.
In
the event of a protestmade by one or more multipleowners,and a majorityof the multiple
owners of the Lot or Cabin Interestcannot agree on how to casttheirvotes,any votes castfor
thatLot or Cabin Interestshallneverthelessbe countedin determiningthe presence of a quorum
with respectto theissuebeing voted upon.
In accordance
with Section38-33.3-309 of the Act,and except as may otherwise be
provided inthe Bylaws,a quorum isdeemed presentthroughoutany meeting
ofthe Members of
the Master Association if persons entitledto castat leasttwenty percent (20%)of the total
allocatedvotes intheMaster Associationare present,in person or by proxy,atthe beginning of
the meeting.
Provided a quorum of allocatedvotes entitledtovoteispresentin person or by proxy,the
affirmativevote of a majorityof thetotalallocatedvotesso presentshallconstituteapprovalof
any matter voted upon unlessa differentnumber is requiredon a particularmatter by the Act,
thisMaster Declaration,any Supplemental Declaration,the Articles,orthe Bylaws.
The vote(s)allocatedto a Lot or Cabin Interestmay be cast pursuant to a proxy duly
executedby a Lot orCabin InterestOwner.Ifa Lot orCabin Interestisowned by more thanone
person,each owner of the Lot or Cabin Interestmay vote or registerprotestto the castingof a
vote by theotherowners of the Lot or Cabin Interestthrough a duly executed proxy.A Lot or
Wilderness Cabin InterestOwner may notrevoke a proxy givenpursuant
to thisSectionexcept
by actualnoticeof revocationtothe person presidingover a meeting of theMaster Association.
A proxy isvoid ifitis not dated or purportsto be revocable without notice. A proxy shall
terminateeleven (11)months afteritsdate,unlessa differentterminationdateisotherwise set
forthon itsface.
No vote(s)allocatedto a Lot or Cabin Interestowned by the Master Associationmay be
cast.
The Lot and Cabin InterestOwners,by a vote of sixty-sevenpercent (67%)of all
allocatedvotes presentand entitledtovote at any meeting of theLot and Cabin InterestOwners
at which a quorum ispresent,may remove any member of theExecutiveBoard with or without
cause,otherthan a member appointedby Declarant.
13.5 Period of Declarant Control of Master Association.Notwithstandingany other
provisionshereof,Declarantshallhave and hereby reservesthe power to appointand remove,in
its sole discretion,the members of the Executive Board and the officersof the Master
Associationduring the period commencing upon
the Recording of thisMaster Declarationand
terminatingno laterthan the earlierof (a)sixty(60) days
afterconveyance of seventy-five
percent (75%)of the Lots thatmay be createdto Owners otherthan Declarant;or (b)two (2)
years afterthe lastconveyance of a Lot by theDeclarantinthe ordinarycourseof business;or
(c)two (2)years afterany right
toadd new Lotswas lastexercisedby Declarant.For purposes of
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determiningsaid"PeriodofDeclarantControl"under thisMaster Declarationand theArticlesof
Incorporationand Bylaws of the Master Association,a Lot which isdividedintoCabin Interests
shallbe deemed conveyed by
Declarantonly upon
the conveyance by
Declarantof one hundred
percent(100%)oftheCabin Interestsinsuch Lot.
During saidPeriodof DeclarantControlof theMaster Association:
(a)Not laterthan sixty (60) days
afterconveyance of twenty-fivepercent
(25%)of theLots thatmay be createdto Owners otherthan Declarant,atleastone (1)
member and not lessthan twenty-fivepercent (25%)of the members of the Executive
Board must be electedby Lot and Cabin InterestOwners otherthan Declarant.
(b)Not laterthan sixty(60)days afterconveyance of fiftypercent(50%)of
the Lots thatmay be createdto Owners other than Declarant,not lessthan thirty-three
and one-thirdpercent(33-1/3%)of the members of theExecutiveBoard must be elected
by Lot and Cabin-InterestOwners otherthan Declarant.
At any time priorto the terminationof the Period of DeclarantControlof the Master
Association,the Declarant may voluntarilysurrenderand relinquishthe rightto appoint and
remove officersand members of theExecutive Board,but in such eventDeclarantmay require,
forthe durationof the Period of DeclarantControl of the Master Association,that specified
actionsof theMaster AssociationortheExecutive Board,as describedina Recorded instrument
executed by Declarant,be approved by Declarant before they become effective.As to such
actions,Declarantmay give
itsapprovalor disapprovalin itssolediscretionand option,and its
disapprovalshallinvalidateany such actionby theExecutiveBoard or the Master Association.
Not laterthan the terminationof thePeriod of DeclarantControlof theMaster Association,the
Owners (includingDeclarant)shallelectan Executive Board of atleastthree(3)members,at
leasta majorityof whom must be Owners otherthan Declarantor designatedrepresentativesof
Owners other than Declarant,and the Executive Board shallelect the officers,with such
Executive Board members and officers to take office upon election.Pursuant to
Section38-33.3-303(9)of the Act,withinsixty(60)days afterOwners otherthanDeclarantelect
a majority of the members of the Executive Board,Declarant shalldeliverto the Master
Associationallproperty of the Owners and of the Master Associationheld or controlledby
Declarant,includingwithout limitationthe followingitems:
(a)The originalor a certifiedcopy of the recorded Master Declarationas
amended,the Master Association'sArticlesof Incorporation,Bylaws,minute books,
other books and records,and any rules and regulationswhich may have been
promulgated;
(b)An accountingforMaster Associationfundsand financialstatementsfrom
the date the Master Associationreceivedfunds and ending on the date the Period of
Declarant Control ends.
The financialstatementsshallbe auditedby an independent
certifiedpublic accountant and shall be accompanied by
the accountant'sletter,
expressingeitherthe opinion that the financialstatementspresentfairlythe financial
positionof the Master Association
in conformity with generallyaccepted accounting
principlesor a disclaimerof the accountant'sabilityto attestto the fairnessof the
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presentationof the financialinformation in conformity with generally accepted
accountingprinciplesand thereasonstherefor.The expense oftheauditshallnot be paid
foror charged to theMaster Association.
(c)The Master Associationfunds or controlthereof;
(d)All oftheDeclarant'stangiblepersonalpropertythathas been represented
by the Declarantto be the propertyof the Master Associationor allof the Declarant's
tangiblepersonalproperty thatis necessaryfor,and has been used exclusivelyin,the
operationand enjoyment ofAssociationProperty,and inventoriesoftheseproperties;
(e)A copy,forthe nonexclusiveuse by theMaster Association,of any plans
and specificationsused intheconstructionof the improvements in the Common Interest
Community;
(f)All insurancepoliciesthen in force,in which the Owners,the Master
Association,or itsdirectorsand officersarenamed asinsuredpersons;
(g) Copies
of any certificatesof occupancy thatmay have been issuedwith
respectto any improvements comprisingtheCommon InterestCommunity;
(h) Any
other permits issued by governmental
bodies applicableto the
Common InterestCommunity and which are currentlyin force or which were issued
withinone year priortothedate on which Lot and Cabin InterestOwners otherthanthe
Declaranttook controlofthe Master Association;
(i)Written warranties of the contractor,subcontractors,suppliers,and
manufacturersthatarestilleffective;
(j)A rosterof Owners and Occupants and Mortgagees and theiraddresses
and telephonenumbers,ifknown,asshown on theDeclarant'srecords;
(k) Employment
contractsin which the Master Associationisa contracting
party;and
(1) Any
servicecontractin which the Master Associationis a contracting
partyor in which the Master AssociationortheOwners have any obligation
to pay a fee
tothepersonsperforming theservices.
13.6 Termination of Contracts and Leases of Declarant. The followingcontracts
and leases,if entered into before the Executive Board electedby the Owners pursuant to
Section38-33.3-303(7)takes office,may be terminated without penalty by the Master
Associationat any time afterthe Executive Board electedby the Owners pursuant to said
Section38-33.3-303(7)takes office,upon not,lessthan ninety (90) days
noticeto the other
party:(i)Any management contract,employment contractor leaseof recreational
or parking
areasor facilities;(ii)Any othercontractor leasebetween theMaster Associationand Declarant
or an affiliateof Declarant;or (iii)Any contractor lease that is not bona fide or was
unconscionabletotheOwners atthetime enteredintounder the circumstancesthen prevailing.
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13.7 Master Association/Subassociations.Every Supplemental
Declarationinwhich
a Subassociationis organized and/or establishedshallcontainsufficientlanguage pursuant to
Section38-33.3(220)oftheAct delegatingresponsibilitiesand controland subordinatingittothe
Master Association and to thisMaster
Declarationto effectuatethe purposes of thisMaster
Declaration.Each Supplemental Declarationshallprovide thatthe Executive Board shallbe
electedafterthe terminationof thePeriod of DeclarantControl of theMaster
Associationby all
Owners of allCommon InterestCommunities subjectto the Master Declaration.
If both a
Subassociationand theMaster Associationhave liensforAssessments createdatany time on the
same Lots or Cabin Interests,the lienof the Master Associationshalltake priorityover the lien
of any Subassociation.
ARTICLE XIV
POWERS AND DUTIES OF MASTER ASSOCIATION
14.1 General Powers and
Duties of Master Association.The Master Association
shallhave and may exerciseallof the powers and rightsand dutiesof a Colorado corporation
formed under
theColorado Revised Nonprofit CorporationAct,and allof the powers and duties
provided forin the Act includingthoseenumerated in Section38-33.3-302 of the Act,as such
laws may be amended from time to time,subjectonly tothelimitationsupon such powers as are
containedin thisMaster Declaration.
More specifically,and without limitingthe generalityof
the foregoing,theMaster Associationshallhave allof the powers and dutiesnecessary(i)forthe
administration,management,governance and operationof theCommon InterestCommunity and
the Master Association,(ii)to own,operate,improve,maintain,repair,manage,lease,encumber,
and otherwisedealwith AssociationProperty,(iii)to improve,maintain and repairtheLimited
Common Areas,and (iv)to do any and alllawful things that may be authorized,requiredor
permittedto be done by theMaster Associationunder the Act and/orunder the provisionsofthis
Master Declarationand of any Supplemental
Declarations.
14.2 Power to Grant Easements.
The Master Associationshallhave the power to
grant access,utility,drainage,irrigation,and such othereasements upon,over,acrossor under
AssociationProperty as itdeems necessaryor desirablefor the benefitof theCommon Interest
Community or partsthereof,or forthebenefitof allor lessthan allof the Owners,or forthe
benefitof lands situatedoutsidethe Common InterestCommunity.
14.3 Power to Convey or Encumber AssociationProperty.The Master Association
shallhave the power to convey,or subjectto a securityinterest,portionsof the Association
PropertyifOwners entitledto castatleastsixty-sevenpercent(67%)ofthe allocatedvotesinthe
Master Association,includingsixty-sevenpercent(67%)of thevotes allocatedto Lots or Cabin
Interestsnot owned by Declarant,agree tothataction,except thatallOwner(s)of Lots towhich
any Limited Common
Area isallocated
must agree in orderto convey thatLimited Common
Area or to subjectitto a securityinterest.Proceeds of the saleare an assetof the Master
Association.
An agreement to convey,or subjectto a securityinterest,AssociationPropertymust be
evidenced by the execution of an agreement,in the same manner as a deed,by the Master
Association.The agreement must specifya date afterwhich the agreement willbe void unless
approved by the requiredpercentageofallocatedvotes.Any grant,conveyance ordeed executed
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by the Master Association must be Recorded
in the County,and is effectiveonly upon
Recordation.The Master Association,on behalf of the Owners,may contractto convey an
interestin an Association Property,but the contractis not enforceableagainstthe Master
Associationuntilapproved,executed and ratifiedpursuanttothisSection.Thereafter,the Master
Associationshallhave allthe powers necessary and appropriateto effectthe conveyance or
encumbrance,includingthe power to execute deeds or otherinstruments.Unless in compliance
with thisSection any purported
conveyance,encumbrance,judicialsale,or othertransferof
AssociationPropertyisvoid.A conveyance or encumbrance of AssociationPropertypursuantto
thisSectionshallnot depriveany Lot of itsrightsof (i)access,ingressand egresstothe Lot,and
(ii)supportof the Lot.A conveyance or encumbrance
of AssociationPropertypursuantto this
Sectionshallnot affectthe priorityor validityof preexistingencumbrances.
14.4 General Power to Provide Services and Facilitiesto Owners.The Master
Associationshallhave the power,but not the obligation,to acquire,construct,operate,manage,
maintain,repairand administerservicesand facilitiesforthebenefitof the Owners,or some of
them,including,without limitation,security,animal control,vegetationcontrol,insectand pest
control,televisionservice,parking facilities,transportationfacilities,snow removal,signage,
(includingentry monuments), lighting,(includingseasonallighting),fencing,landscape walls,
landscapingservicesand facilities,drainage facilities,includingretentionand detentionponds,
irrigationfacilities;water features,trashand solidwaste disposalservices,includingrecycling
programs,utilityservices,recreationalfacilitiesand services,maintenance,and such other
services,functions and facilitiesas are deemed appropriateby the Executive Board.The
foregoinglistshallnotbe deemed tobe a representationby Declarantof servicesorfacilitiesthat
willin factbe availableforuse by the Owners.The Master Associationmay enterintosuch
agreements and arrangements as it may deem appropriatewith any provider
of utilitiesor
servicesto the Common InterestCommunity or any portion thereof,including any Special
Districtsthatprovide such services,and may form or joinany districtscreatedto provide such
services.The Master Associationshallalsohave the right,but no obligationtoenterintoa "bulk
ratecontract"forcabletelevisionand/or securitymonitoring services,in which casetheMaster
Associationshallpay thecontractualcharges as a Common Expense.
14.5 Power to Provide Services to Subassociations.
The Master Associationshall
have the power,but not the obligation,to provide servicesto Subassociations.Such servicesto
any Subassociationshallbe provided pursuant to an agreement in writingbetween the Master
Association and such Sub-association
which shall provide for the payment by such
Subassociationto the Master Associationof thecostsand expenses oftheMaster Associationof
providingsuch servicestothe Subassociationincludinga fairshareof the overhead expenses of
the Master Association.Serviceswhich may be provided to a Subassociationmay include,
without limitation,(a)the construction,care,operation,management,maintenance,repair,and
replacementof Improvements owned by the Subassociation;(b)the providingof servicesto the
areacovered by the Subassociation;(c)the enforcement of the provisionsof any Supplemental
Declarationfor,on behalf of,and in the name of the Subassociation;(d)the collectionof
assessmentsfor,inthe name of,and on behalfof a Subassociation;(e)the payment oftaxesfora
Subassociation with funds of the Subassociation;(f)the obtaining of insurance for a
Subassociation;(g)thecollectionof charges foruse of facilitiesof a Subassociation;and (h)the
appointment and supervisionof a manager or managers fora Subassociation.
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14.6 Power to Provide Special Services to Owners.The Master
Associationshall
have the power to provide servicesto an Owner or group of Owners.Any serviceor servicesto
an Owner or group of Owners shallbe provided pursuantto an agreement in writing,or through
one or more Supplemental Declarations,which shall provide for payment to the Master
Associationby such Owner or group of Owners
of the costs and expenses of the Master
Associationin providing such services,includinga fairshare of the overhead expenses of the
Master Association,and shallcontainreasonableprovisionsassuringthatthe obligationto pay
for such services
shallbe binding upon any
heirs,personal representatives,successorsand
assignsof theOwner or group of Owners and thatthe payment forsuch servicesshallbe secured
by alien on the Lot(s)orCabin Interest(s)of the Owner or a group of Owners.
14.7 Power to Charge for Special Association Property Uses and Special Master
Association Services.The Master Associationshallhave the power to establishreasonable
admission or otherfeesor charges for any specialor extraordinaryAssociationPropertyuses or
Master Association servicessuch as specialparking privileges,specialrecreationfacilities,
conferencerooms,instruction,or similaruses beyond the ordinaryuse of AssociationProperty
and ordinaryMaster Associationservices.Such chargesor feesshallbe setforthinschedulesof
chargesand feesadopted from time totime by theExecutiveBoard.
14.8 Power to Acquire Property and Construct Improvements.The Master
Associationmay acquire,hold,encumber and/orconvey any right,
titleor interest
inor torealor
personal property,including Improvements.The Master Association may construct
Improvements on AssociationPropertyand may demolish existingImprovements thereon.
14.9 Power to Adopt Master Rules and Regulations.The Master Associationmay
adopt,amend,repeal,and enforce such Master Rules and Regulationsas the Executive
Board
may consider necessary,desirableor appropriatefrom time to time with respect to the
interpretationand implementation of this Master Declaration,the operation of the Master
Association,the use and enjoyment of AssociationProperty(includingLimited Common Areas),
and theuse of any otherpropertywithin the Common InterestCommunity,includingLots and
Cabin Interests.Any such Master Rules and Regulationsshallbe effectiveonly upon adoptionby
resolutionatan open meeting of the ExecutiveBoard.Notice of the adoption,amendment,or
repealof any Master Rule or Regulationshallbe given in writingto each Owner,and copies of
the currentlyeffectiveMaster Rules and Regulationsshallbe made availabletoeach Owner and
Occupant upon request
and payment of the reasonableexpense of copying the same. Each
Owner and Occupant (and allother Persons who are authorizedusers of AssociationProperty)
shallcomply with such Master
Rules and Regulations,and each Owner shallsee thatOccupants
claiming through such Owner comply with such Master Rules and Regulations.Such Master
Rules and Regulationsshallhave the same forceand effectas ifthey were setforthinand were
part of this Master Declaration.In the event of conflictbetween the Master Rules and
Regulations and the provisions of this Master Declaration,the provisions of this Master
Declarationshallgovern.Such Master Rules and Regulationsmay establishreasonableand
uniformly appliedpenalties(includingthe levying and collectionof fines)forthe violationof
such Master Rules and Regulationsor of any provision
of thisMaster Declaration,the Articles,
orthe Bylaws.
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14.10 Power to Contract with Employees, Agents,Contractors, Districts,
Consultants and Managers.The Master Associationshallhave the power to contractwith,
and/or to employ and discharge employees,agents,independent contractorsand consultants,
includinglawyers and accountants,and SpecialDistricts,to perform any of the responsibilitiesof
the Master Associationunder thisMaster Declaration,includingwithout limitationmaintenance
responsibilities.The Master Associationshallalsohave the power to retainand pay forthe
servicesof a manager or managers,which may be an affiliateofDeclarant,to undertake any of
the administrativeor managerial responsibilitiesfor which the Master Associationmay have
responsibilityunder this Master Declaration,to the extentdeemed advisableby the Master
Association,and may delegate any of itsduties,powers,or functionsto any such manager.
Notwithstandingany delegation
to a manager of any duties,powers,or functionsof theMaster
Association,the Master Associationand itsExecutiveBoard shallremain ultimatelyresponsible
forthe performance and exerciseof such duties,powers,and functions.
14.11 Power to Assign Future Income.The Master Associationshallhave the power
to assignitsrighttofutureincome,includingthe rightto receiveRegular Assessments,but only
followingtheaffirmativevote of atleastfifty-one(51)percentof thetotalallocatedvotesinthe
Master Association,at a duly-calledmeeting of theMembers oftheMaster Association.
14.12 Duty to Accent Property and FacilitiesTransferred by Declarant.The Master
Associationshallaccept titleto any realproperty,or interestsin realproperty,includingany
Improvements and personalpropertythereon,transferredtotheMaster Associationby Declarant,
or Declarant'ssuccessorsor assigns.PropertyintereststransferredtotheMaster Associationby
Declarant or its successors or assigns may include fee simple title,undivided interests,
easements,leaseholdinterestsand licensestouse.Except as may otherwisebe approved by the
Executive Board,any property
or interestin property transferredto the Master Associationby
Declarant or itssuccessorsor assignsshallbe within the boundariesof the Common Interest
Community;provided,however,thatDeclarant shallbe entitledto transferand convey the
beneficialuse of an easement,subjectto any obligationsthereunder,located outsideof the
Common InterestCommunity butwhich benefitstheMaster Associationand theOwners.
Any property
or interestin propertytransferredto the Master Associationby Declarant
shall,except totheextentotherwisespecificallyapproved by resolutionoftheExecutive Board,
be transferredto the Master Associationfreeand clearof allmonetary obligations,
liensand
encumbrances (otherthanthelienof propertytaxesand assessmentsnot thendue and payable),
but shall be subject to the terms of this Master Declaration,and easements,covenants,
conditions,restrictions,and equitableservitudesor otherencumbrances ofrecordorotherwisein
existence.Except as otherwise specificallyapproved by resolutionof theExecutive Board,no
propertyor interestin propertytransferredto theMaster Associationby Declarantshallimpose
upon the Master Associationany obligationto make monetary payments
to Declarantor any
affiliateofDeclarant,including,but notlimitedto,any purchaseprice,
rent,charge,or fee.
Any Improvements
or personal property
transferredto the Master Association by
Declarant shallbe in good working order,ordinarywear and tearexcepted,and atthe time of
transferDeclarantshallmake any repairs
reasonablyrequiredto bring the transferredproperty
intogood working order.Subjectonly tothe foregoing,theMaster Associationshallaccept all
propertiestransferredtoitby Declarantintheir"Where Is,As Is"condition,withoutrecourseof
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any kind,and Declarant disclaims and shallnot be deemed to make or to have made any
representationsor warranties,expressor implied,by factor law,with'respecttothetransferred
propertiesor any aspect or element thereof,including without limitationwarranties of
merchantability,habitability,fitnessfora particularpurpose,orworkmanlike construction.
14.13 Duty to Maintain and Care for AssociationProperty.The Master Association
shallmanage,operate,care for,maintain,repairand replaceallAssociationProperty and keep
the same in a functional,clean and attractiveconditionforthe benefitand enjoyment of the
Owners.Except as otherwise specificallyprovided in thisMaster Declarationor in any
Supplemental Declaration,the Master Associationshallalsomanage,operate,care for,maintain
and repairthe LimitedCommon Areas.
14.14 Duty to Pay Taxes.The Master Associationshallpay any taxesand assessments
leviedupon AssociationProperty (exceptingLimited Common Areas)and any othertaxesand
assessmentspayable by the Master Associationbefore they become delinquent.The Master
Associationshallhave the rightto contestany such taxesor assessmentsby appropriatelegal
proceedingsprovided no saleor foreclosureof any lienforsuch tax or assessmentoccurs and
provided furtherthatthe Master Associationshallkeep and hold sufficientfunds to pay and
dischargethetaxes and assessments,togetherwith any interestand penaltieswhich may accrue
with respectthereto,ifthecontestof such taxesisunsuccessful.
14.15 Duty to Keep Master AssociationRecords. The Master Associationshallkeep
financialrecords in sufficientdetail to enable the Master Association to carry out its
responsibilitiesunder thisMaster Declarationand to comply with the requirementsof the Act,
including,but not limitedto,currentrecordsof paid and unpaid Assessments for each Lot and
Cabin Interest.All financialand other records of the Master Association shallbe made
reasonablyavailableforexaminationby the Owners and theauthorizedagentsoftheOwners.
14.16 Duty to Support Design Review Committee.The Master Associationshalltake
such actions,provide such funds,and do such other thingsas may be necessaryor appropriate
from time to time to support and assistthe Design Review Committee inthe performance of its
responsibilitiesunder thisMaster Declaration,and shallcooperatewith saidCommittee to the
fullestextentpossibleinsuch matters.
14.17 Insurance.Commencing not laterthan thetime of thefirstconveyance of a Lot
or Cabin Interestto a Person other than Declarant,the Master Associationshallmaintainand
keep ineffectat alltimesthe followingtypes of insurance,and thecostof saidcoverage shallbe
paid by theMaster Associationasa Common Expense:
(a)Casualty Insurance.To the extent reasonably available,property
insuranceon allAssociationProperty,includingbut not limitedto Improvements and
personalty,owned or leased by the Master Association,and on allproperty thatmust
become AssociationProperty.Such insuranceshallbe forbroad form covered causesof
loss,includingcasualty,fire,and extended coverage insuranceincluding,ifavailableat
reasonablecost,coverage for vandalism and maliciousmischief and,ifavailableand if
deemed appropriate,coverage for flood,earthquake,and war risk.Such insuranceshall,
to the extent reasonably obtainable,be for the fullinsurablereplacement cost of the
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insuredproperty,lessapplicabledeductiblesatthe time the insuranceispurchased and at
each renewal date,exclusiveof land,excavation,foundationsand other items normally
excluded from propertypolicies.
(b)LiabilityInsurance.Comprehensive general liability
insurance against
claims and liabilitiesarising in connection with the ownership,existence,use,
maintenanceor management oftheAssociationProperty(includingtheLimitedCommon
Areas),and covering public liabilityor claims of liabilityfor injuryto persons and/or
property,and death of any person
or persons,and,ifthe Master Associationowns or
operatesmotor vehicles,publicliabilityor claimsof liabilityforbodilyinjury(including
death)and propertydamage arising
as a resultof the ownership and operationof motor
vehicles.Such liabilityinsuranceforotherthan motor vehicleliabilityshall,to theextent
reasonably obtainable,(a)have limits of not less than Five Million Dollars
($5,000,000.00)per person
and Five MillionDollars ($5,000,000.00)per occurrence;
(b)insurethe Executive Board,the Design Review Committee,the Master Association
and itsofficers,the manager,if any,and theirrespectiveemployees, agents
and all
Persons actingas agents;(c)includetheDeclarantas an additionalinsuredasitsinterests
may appear;(d)includethe Owners as additionalinsureds,but only for claims and
liabilitiesarisingin connection with the ownership,existence,use,maintenance or
management of AssociationProperty;(e)cover claims of one or more insuredparties
againstotherinsuredparties;(f)be writtenon an occurrencebasis;and (g)shallname as
additionalinsuredssuch otherpartiesas may be requiredby specificagreements.
(c)Contractual LiabilityInsurance.To the extent reasonably available,
contractualliabilityinsurance covering such contractualobligationsand liabilities,
indemnifications,hold harmless agreements,and agreements to defend,as the Master
Associationmay have or be a party to from time to time,with coverage of atleastTwo
Million Dollars ($2,000,000.00)or such greateramount as the Executive Board shall
determinetobe appropriatefrom time totime.
(d)FidelityBonds.To theextentreasonablyavailable,fidelitybond coverage
against dishonest acts on the part of directors,officers,managers,trustees,agents,
employees or volunteersresponsibleforhandling funds belonging to or administeredby
theMaster Association.Iffundsofthe Master Associationarehandled by a management
agent,then fidelitybond coverage may alsobe obtained forthe officers,employees,or
agentsthereofhandlingor responsibleforMaster Associationfunds.The fidelitybond or
insurancemust name theMaster Associationasthenamed insuredand shallbe writtento
provideprotectionin an amount no lessthan the lesserof (a)one-halftimesthe Master
Association'sestimatedannual operatingexpenses and reserves,(b)a sum equal tothree
(3)months aggregateRegular Assessments,plus reserves,as calculatedfrom thecurrent
Budget of the Master Association;or (c)the estimatedmaximum amount of funds,
includingreserves,inthe custody of theMaster Association(and itsmanagement agent)
at any one time.In connection with such coverage,an appropriateendorsement to the
policytocover any person
who serveswithout compensation shallbe added ifthe policy
would nototherwisecovervolunteers.
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(e)Worker's Compensation.A Worker's Compensation policy,
ifnecessary,
to meet the requirementsoflaw.
(f)Directorsand OfficersLiabilityInsurance.Directorsand officersliability
insurancewith coverage of at leastTwo MillionDollars($2,000,000.00)or such greater
amount asthe ExecutiveBoard shallapprove forallMaster Association,ExecutiveBoard
and Design Review Committee directors,officers,members and managers,for any and
allerrorsand/oromissions and othercovered actionsthatoccur during theirtenurein
officeor employment.This insurancecoverage shallbe mandatory.
(g)Other Insurance.Such otherinsurancein such amounts as theExecutive
Board shall determine,from time to time,to be appropriateto protectthe Master
Associationor the Owners,or as may be requiredby the Act.
(h)General Provisions Respecting Insurance. Insurance obtained by the
Master Associationmay contain such deductibleprovisionsas good business practice
may dictate.Ifthe insurancedescribedis not reasonably available,or if any policy of
such insuranceiscanceled or not renewed without a replacementpolicythereforhaving
been obtainedby it,the Master Associationshallpromptly causenoticeof thatfacttobe
deliveredor sentprepaidby U.S. Mail toallOwners.
Insurance policiescarriedpursuant to Sections (a)and (b)above shallprovide that
(i)each Owner isan insuredPerson under the policywith respectto liabilityarisingout of such
Owner's interestin the AssociationProperty or membership in the Master Association;(ii)the
insurerwaives itsrightsof subrogationunder the policyagainstthe Master Association,each
Owner,and any Person claimingby,through,or under such Owner or any otherdirector,agent,
or employee of the foregoing;(c)no actor omission by any
Owner,unless actingwithinthe
scope of such Owner's authorityon behalfof theMaster Association,willvoid thepolicyorbe a
conditionto recoveryunder the policy,and (d)ifatthetime of a lossunder the policy,thereis
other insurancein the name of an Owner covering the same riskcovered by the policy,the
Master Association'spolicy shallbe the primary insurance.An insurerthat has issued an
insurancepolicyfortheinsurancedescribedinSections(a)and (b)above shallissuecertificates
or memoranda of insuranceto theMaster Associationand,upon request,
to any Owner or holder
of a securityinterest.Unless otherwiseprovided by statute,the insurerissuingthe policymay
not cancelor refusetorenew ituntilthirty(30)days afternoticeof the proposed cancellationor
nonrenewal has been mailed totheMaster Association,and each Owner and holderof a security
interesttowhom a certificateor memorandum of insurancehas been issued,attheirrespective
last-knownaddresses.
Any losscovered by the propertyinsurancepolicydescribedinSection(a)above must be
adjustedwith theMaster Association,buttheinsuranceproceeds forthatlossshallbe payable to
any insurancetrusteedesignatedforthatpurpose,orotherwisetotheMaster Association,and not
to any holderof a securityinterest.The insurancetrusteeor the Master Associationshallhold
any insuranceproceeds in trustfor the Master Association,Owners and lienholdersas their
interestsmay appear.Subject to the provisionsof Section 38.33.3-313(9)of the Act,the
proceeds must be disbursedfirstforthe repairor restorationof the damaged property,and the
Master Association,Owners,and lienholdersare not entitledto receivepayment of any portion
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of the proceeds unless thereis a surplusof proceeds afterthe property has been completely
repairedor restoredortheCommon InterestCommunity isterminated.
The Master Associationmay adopt
and establishwrittennondiscriminatorypoliciesand
procedures relatingto the submittalof claims,responsibilityfor deductibles,and any other
mattersof claims adjustment.To theextentthe Master Associationsettlesclaims fordamages to
real property,it shallhave the authorityto assess negligentOwners causing such loss or
benefitingfrom such repairor restorationforalldeductiblespaid by theMaster Association.In
the event more than one Lot is damaged by a loss,the Master Associationin itsreasonable
discretionmay assesseach Lot Owner
a pro rata share of any deductiblepaid by
the Master
Association.Insurance obtained by the Master Association shall,to the extent reasonably
possible,and provided DeclarantreimbursestheAssociationforany additionalpremium payable
on account thereof,name Declarantas an additionalinsuredand shallcontaina waiver of rights
of subrogationas againstDeclarant.
Insurance policiesand insurance coverage shallbe reviewed at leastannuallyby the
Executive Board to ascertainwhether coverage under the policiesissufficientin lightof the
currentvalues of the AssociationProperty and in lightof the possibleor potentialliabilitiesof
the Master Association and other insured parties.The aforementioned
insurance may be
providedunder blanketpoliciescoveringthe AssociationPropertyand propertyofDeclarant.
In no event shallinsurancecoverage obtained or maintained by the Master Association
obviatethe need forOwners and Occupants toobtaininsurancefortheirown benefit.
Furthermore,to the extent reasonably available,insurance policiesobtained by the
Master Associationshallcontainthe followingprovisions:
(i)The coverage afforded by such policies shall not be brought into
contributionor prorationwith any insurance which may be purchased by an Owner,
Occupant or Mortgagee.
(ii)The conduct of any one or more Owners or Occupants shallnot constitute
grounds foravoidingliabilityon any such policies.
(iii)Each policy must containa waiver of any defensesbased on coinsurance
or on invalidityarisingfrom the actsofthe insured.
(iv)A "severabilityof interest"endorsement shallbe obtainedwhich shall
preclude the insurerfrom denying the claim of an Owner or Occupant because of the
conduct or negligentacts of the Master Associationand itsagents or otherOwners or
Occupants.
(v)Any "no otherinsurance"
clause shallexclude insurancepurchased by
Owners,Occupants or Mortgagees.
(vi)Coverage must not be prejudicedby (i)any actor neglectof Owners or
Occupants when such actor neglectisnot within the controlof the Master Association,
or (ii)any failureof the Master Association
to comply with any warranty or condition
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regarding any portion of the Common InterestCommunity over which the Master
Associationhas no control.
(vii)Coverage may not be canceledor substantiallymodified withoutatleast
thirty(30)days (or
such lesserperiod as the Master Associationmay reasonably
deem
appropriate)priorwrittennoticetothe Master Association.
(viii)Any policyof propertyinsurancewhich givesthe carrierthe rightto elect
to restoredamage in lieu of a cash settlementmust provide that such electionisnot
exercisablewithout the prior writtenapproval of the Master Association,or when in
conflictwiththeinsurancetrustprovisionscontainedherein,or any requirement
oflaw.
(ix)A recognitionof any insurancetrustagreement enteredintoby theMaster
Association.
(x)Each hazard insurancepolicyshallbe writtenby a hazardinsurancecarrier
which has a financialratingas designatedin Best'sKey Rating
Guide of Class VI or
better,or if such ratingservicebe discontinued,an equivalentratingby a successor
theretoor a similarsuch ratingservice.Each insurancecarriermust be specifically
licensedorauthorizedby law totransactbusinesswithinthe StateofColorado.
(i)Nonliabilityof Master Associationor Executive Board.Notwithstanding
the duty of the Master Associationto obtaininsurancecoverage,as statedherein,neither
the Master Associationnor any Executive Board member,nor the Declarant,shallbe
liableto any Owner,Occupant,Mortgagee or otherPerson,ifany risksor hazards arenot
covered by insurance,or if the appropriateinsurance is not obtainedbecause such
insurancecoverage isnot reasonablyobtainableon theMaster Association'sbehalf,or if
the amount of insuranceisnot adequate,and itshallbe the responsibilityof each Owner
and Occupant to ascertainthe coverage and protection afforded by the Master
Association'sinsuranceand to procure and pay forsuch additionalinsurancecoverage
and protectionastheOwner or Occupant may desire.
(j)Master Premiums.Premiums for insurance policiespurchased by the
Master Associationand otherexpenses connected with acquiringsuch insuranceshallbe
paid-by the Master Associationas a Common Expense, except
that(i)liabilityinsurance
on Limited Common Areas shallbe separatelybid and the costthereofshallonly be
includedin the Regular Assessments of the Lots entitledto use such Limited Common
Areas,and (ii)the amount of increase
over any annual or otherpremium occasioned by
the use,misuse,occupancy or abandonment of a Lot or itsappurtenances,or Association
Property,by an Owner or Occupant,may attheExecutiveBoard's election,be assessed
against that particularOwner and his Lot or Cabin Interestas a Reimbursement
Assessment.
(k)Insurance Claims.The Master Association is hereby irrevocably
appointedand authorized,subjectto the provisionscontainedherein,to adjustallclaims
arisingunder insurancepoliciespurchased by the Master Associationand to execute and
deliverreleasesupon the payment of claims,and todo allotheractsreasonablynecessary
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to accomplish any ofthe foregoing.The ExecutiveBoard has fulland completepower to
act for the Master Association in this regard,and may,in itsdiscretion;appoint an
authorizedrepresentative,or enterintoan insurancetrustagreement,wherein the trustee
shallhave the authorityto negotiatelossesunder any policy purchased by
the Master
Association.
(1)Benefit.Exc t as otherwise rovided herein,all insurance olicies
purchased by the Master Associationshallbe forthe benefitof,and any proceeds
of
insurancereceivedby the Master Associationor any insurancetrusteeshallbe held or
disposed of in trustfor the Master Association,the Owners,or the Occupants,as their
interestsmay appear.
(m)Other Insurancetobe Carriedby Lot Owners.Insurancecoverage on the
furnishingsand otheritems of personal propertybelonging to a Lot or Cabin Interest
Owner or Occupant,publicliabilityinsurancecoverageupon each Lot or Cabin Interest,
and casualtyinsurancecoverage on the Improvements constructedon Lots,shallbe the
responsibilityof theOwner or Occupant of the Lot or Cabin Interest.No Lot or Cabin
InterestOwner or Occupant shallmaintain any insurance,whether on itsLot or Cabin
Interestor otherwise,which would limitor reducetheinsuranceproceeds payable under
the casualtyinsurancemaintained by the Master Associationin the event of damage to
the Improvements or fixtureson AssociationProperty.
14.18 Damage to Common Interest Community.Any portion of the Common
InterestCommunity for which insurance is required under Section 38-33.3-313 of the Act
(exceptany portion
on which insuranceis carriedby a Subassociation)which is damaged or
destroyedmust be repairedor replacedpromptly by theMaster Associationunless:(i)repairor
replacement is the responsibilityof a Subassociationunder a Supplemental Declaration,(ii)the
Common InterestCommunity is terminated;(iii)repairor replacement would be illegalunder
any stateor localstatuteor ordinancegoverning healthor safety;(iv)sixty-sevenpercent(67%)
of theLot Owners,includingowners of every Lot thatwillnotbe rebuilt,votenotto rebuild;or
(v)priorto the conveyance of any Lot or Cabin Interestto a person other than Declarant,a
Mortgagee on the damaged portion
of the Common Community rightfully
demands allor a
substantialpartoftheinsuranceproceeds.
The cost of repairor replacement in excess of insuranceproceeds and reservesis a
Common Expense.If the entireCommon InterestCommunity isnot repairedor replaced,the
insuranceproceeds attributableto (he damaged AssociationPropertymust be used torestorethe
damaged areatoa conditioncompatiblewiththeremainderoftheCommon InterestCommunity,
and,except to the extent that other Persons will be distributees,the insurance proceeds
attributableto Lots thatarenot rebuiltmust be distributedto the Owners of those Lots,or to
lienholders,as theirinterestsmay appear,
and theremainderof the proceeds must be distributed
to allOwners or lienholdersastheirinterestsmay appear
in proportionto the Common Expense
liabilitiesofalltheLots and Cabin Interests.
In the eventof damage to or destructionof allor a portionof the AssociationProperty
due to fireor other adversityor disaster,the insuranceproceeds,if sufficientto reconstructor
repairthe damage,shallbe appliedby theMaster Associationto such reconstructionand repair.
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Ifthe insuranceproceeds with respectto such AssociationProperty damage or destructionare
insufficientto repairand reconstruct
the damage or destruction,the Master Associationmay levy
a SpecialAssessment in the aggregateamount of such deficiency,or ifany Owner or group of
Owners isliableforsuch damage,may levy a Reimbursement
Assessment againstthe Owner or
group of Owners responsibletherefor,and shallproceed to make such repairsor reconstruction.
Such Assessment shallbe due
and payable as provided by resolutionof the Executive Board,but
not soonerthan sixty(60)days afterwrittennoticethereof.The Assessment provided for herein
shallbe a debt of each Owner assessedand alienon his Lot or Interest,and may be enforced
and
collectedin the same manner as any Assessment Lien provided forinthisMaster Declaration.If
the entiredamaged AssociationProperty is not repairedor replaced,the insuranceproceeds
attributableto the damaged AssociationPropertymust be used torestorethe damaged areato a
conditioncompatiblewith theremainder of theCommon InterestCommunity.No distributions
of insurance proceeds shallbe made unless made jointlypayable to the Owners and first
Mortgagees oftheirrespectiveLots orCabin Interests,ifany.
11.19 Limited Liability.
Neither the Master Associationnor itspast,presentor future
officersor directors,nor any other employee,agent or committee member of the Master
Associationshallbe liableto any Owner or Occupant or to any otherPerson for actionstakenor
omissionsmade except forwanton and willfulactsor omissions.Without limitingthe generality
of the foregoing,the Master Association,the Executive Board and the Design Review
Committee shallnot be liable
to any Owner or Occupant orotherPerson forany actionor forany
failureto actwith respectto any matterifthe actiontaken or failuretoactwas in good faithand
without malice.Acts taken upon the advice of legal counsel,certifiedpublic accountants,
registeredor licensedengineers,architectsor surveyorsshallconclusivelybe deemed to be in
good faithand without malice.To the extentinsurancecarriedby the Master Associationfor
such purposes shallnot be adequate,the Owners severallyagree to indemnify and to defend the
Master Association,the Executive Board and the Design Review Committee againstclaims,
damages orotherliabilitiesresultingfrom such good faithactionor failuretoact.
ARTICLE XV
ASSESSMENTS
15.1 Assessment Obligation and Lien.Declarant,for each Lot and Cabin Interest,
shallbe deemed
tocovenant and agree,and each Lot and Cabin InterestOwner,by acceptanceof
a deed therefor(includinga public trustee'sor sheriffsdeed),whether or not itshallbe so
expressedin any such deed or otherinstrumentof conveyance,shallbe deemed
to covenant and
agree,to pay to the Master Association:(1) Regular
Assessments or charges,(2) Special
Assessments,(3)Reimbursement Assessments,and (4)Real EstateTransferAssessments,such
assessments to be established and collected as hereinafterprovided (collectivelythe
"Assessments").No Owner shallhave any right
toset-offagainstan Assessment any claims that
the Owner may have or may claim to have againsttheMaster Association.The Assessments,
togetherwith interest,latecharges,costs,and reasonable-attorneys'fees,shallbe a continuing
lienand securityinterestupon the Lot or Cabin Interestagainstwhich each such Assessment is
charged.The obligationforsuch payments by each Lot or Cabin InterestOwner to the Master
Associationisan independent covenant,with allamounts due from time totime payable in full
without notice (except as otherwise expresslyprovided in this Declaration)or demand,and
without set-offor deduction of any kind or nature.Each Lot and Cabin InterestOwner isliable
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forAssessments made againstsuch Owner's Lot or Cabin Interestduring hisperiod of ownership
of the Lot or Cabin Interest.Each Assessment,togetherwith interest,latecharges,costsand
reasonableattorneys'fees,shallalsobe thejoint,severaland personalobligationof each Person
who was an Owner of such Lot or Cabin Interestatthe time when theAssessment became due.
Upon the transferof titleto a Lot or Cabin Interest,the transferorand the transfereeshallbe
jointly,severallyand personallyliableforallunpaid Assessments and other charges due to the
Master Associationpriortothedate of transfer,and the transfereeshallbe personallyliablefor
allsuch Assessments and chargesbecoming due thereafter.
15.2 Statutory Lien.The Master Association has a statutorylien pursuant to
Section38-33.3-316 of the Act on the Lot or Cabin Interestof an Owner forallAssessments
leviedagainstsuch Lot or Cabin Interestor finesimposed against
such Lot'sor Cabin Interest's
Owner from the time the Assessment or finebecomes due (the "Assessment Lien").Fees,
charges,late charges,attorneys'fees,finesand interestcharged by
the Master Association
pursuantto theAct or thisMaster Declarationor any Supplemental Declarationareenforceable
as Assessments.The amount of the lienshallincludeallsuch items from thetime such items
become due. If an Assessment is payable in installments,the Master Associationhas an
Assessment Lien foreach installmentfrom thetime itbecomes due,includingthedue datesetby
the Executive Board's accelerationof installmentobligations.An Assessment Lien is
extinguishedunless proceedings to enforce the lienare institutedwithin 6 years afterthe full
amount ofAssessments becomes due.
15.3 Lien Superior to Homestead and Other Exemptions.An Assessment Lien
shallbe superiorto any homestead exemption now orhereafterprovided by the laws of theState
of Colorado or any exemption
now or hereafterprovided by thelaws of theUnited States.The
acceptance of a deed subject to this Master Declaration shallconstitutea waiver of the
homestead and any otherexemption as againstsaidAssessment Lien.
15.4 Priorityof Lien. With the exceptionof Assessment Liens relatingtoReal Estate
TransferAssessments,an Assessment
Lien ispriorto allotherliensand encumbrances on a Lot
orCabin Interestexcept asfollows:
(a)Liens and encumbrances Recorded beforethe recordationof thisMaster
Declaration;
(b)A securityintereston the Lot or Cabin Interestwhich has priorityover all
other securityinterestson theLot or Cabin Interestand which was Recorded beforethe
dateon which theAssessment sought to be enforcedbecame delinquent.An Assessment
Lien ispriortothe securityinterestdescribedinthe precedingsentenceto theextentofan
amount equal to the Regular Assessments (based on a Budget adopted by the Master
Association pursuant to Section 12.8 below)which would have become due,in the
absence of any acceleration,during thesix (6)months immediately preceding institution
by the Master Associationor any partyholding alien seniorto any part of the Master
Associationliencreatedunder thisArticle12 of an actionor a nonjudicialforeclosure
eitherto enforceor to extinguishthe lien;
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(c)Liens for realestatetaxesand othergovernmental assessmentsor charges
againstthe Lot or Cabin Interest;and
(d)As may otherwisebe setforthintheAct.The priorityof mechanics'
and
materialmen'sliensisnot affectedby the Act.
This Article
12 does not prohibitan action
or suitto recover sums for which thisArticle12
createsalien or prohibittheMaster Associationfrom takinga deed in lieuof foreclosure.Sale
or transferof any Lot or Cabin Interestshallnotaffectthe lienforan Assessment.
15.5 Perfection of Lien.
The Recording of thisMaster Declarationand of each
Supplemental Declarationconstitutesrecord notice and perfectionof the statutorylien.No
furtherRecordation of any claim of lienforAssessments is required;however,a claim may be
Recorded at theMaster Association'soption,inwhich eventcostsand attorneys'feesincurredin
connection with the preparationand filingof such claim shallbe assessedagainstthe Lot or
Cabin Interestas a Reimbursement
Assessment.
15.6 Regular Assessments.
(a)A Regular Assessment shallbe made annuallyagainsteach Lot and Cabin
Interest,based upon an annual Budget prepared
by the Executive Board,for purposes
paying (i)theannual costsof operatingand administeringtheMaster Associationand all
other Common Expenses,(ii)reasonablereservesfor contingencies,replacements,and
otherproper purposes,(iii)the costsof servicesrenderedor expendituresincurredby the
Master Associationto or for lessthan allLots or Cabin Interests,(iv)the costsof
improving or maintaining Limited Common Areas,and reasonablereservesfor such
costs,which costs shallbe assessed only to the Lots designated for the use of said
Limited Common Areas,(unlesssuch costsareforthe generalbenefitof the Common
InterestCommunity),and (v)such othermattersas may be reasonablydeterminedby the
ExecutiveBoard to be the subjectofa Regular Assessment;
(b)Regular Assessments shallbe allocatedin accordance with theAllocated
Interestsof each Lot and Cabin Interestin the Common InterestCommunity.Any
Common Expense or portion thereofbenefitingfewer than allof the Lots or Cabin
Interestsshallbe assessedexclusivelyagainstthe Lots or Cabin Interestsbenefited.If
Common Expense liabilitiesare reallocated,Common Expense Assessments and any
installmentthereofnot yet due shallbe reallocatedin accordance with the reallocated
Common Expense liabilities.
(c)Regular Assessments shallbe leviedon a calendaryear basis,except that
the initialRegular Assessment period shallcommence on the firstday of the calendar
month or quarterin which the firstLot or Cabin Interestis conveyed by Declarantto a
Person otherthan Declarant.Regular Assessments shallbe paid in installmentson a
monthly, quarterly
or semi-annual basis,as the Executive Board may determine from
time to time,and shallbe due eitheron thefirstday of each calendarmonth or on thefirst
day of each calendaryear quarter(January 1,April 1,July 1 and October 1),or on the
firstday ofa semi-annualperiod(e.g.,January 1,July 1)as appropriate.Unless and until
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changed to a monthly or semiannual system by
the Executive Board,Regular
Assessments shallbe due and payable on the firstday of each calendarquarter.Any Lot
or Cabin InterestOwner acquiringa Lot or Cabin Interestbetween installmentdue dates
shallpay a pro ratashareofthe immediatelyprecedinginstallment.
(d)The Executive Board shallfixthe amount of the Regular Assessment,
using the Budget procedure describedbelow,atleastthirty(30)days beforethe end of
each calendar year.Written noticeof the Regular Assessment shallbe sentto each
Owner.Failureof the Executive
Board timely to fixand levy the Regular Assessments
for any year
or to send a noticethereofto any Owner shallnot relieveor releaseany
Owner from liabilityforpayment of Regular Assessments or any installmentsthereoffor
thator subsequent years as soon as the ExecutiveBoard leviesthe Regular Assessment
and provides noticethereof.If a duly adopted Budget is amended during the calendar
year,the Executive Board shallprovide writtennoticeto the Owners of any changes
caused therebyinthe remainingRegular Assessments due duringthatyear.
(e)The Executive Board shallalsomail to each Owner atleastten (10)days
prior to the due date thereofa writtennotice of the amount of the next quarterly(or
monthly or semi annual,as the case may be)
installmentof Regular Assessment thatis
due from such Owner,and the date on which such installmentis due pursuant to
paragraph 12.6(d)above. Failureof the ExecutiveBoard to send timely noticeto any
Owner of an installmentof Regular Assessment due shallnot relieveor releaseany
Owner from liabilityfor payment of thatinstallmentas soon as theExecutiveBoard in
factprovidessuch notice.
(f)In accordance with Section 38-33.3-314 of the Act,any surplus funds
remaining afterpayment of or provision for Master Association expenses and any
prepayment of or provisionforreservesshallbe carriedforward as a creditagainstthe
next year'sbudget.
15.7 Master Association Budget.Commencing in the firstyear of operationsof the
Master Association,and during the lastthree(3)months of each year thereafter,the Executive
Board shallprepare or cause to be prepared an operatingbudget (the"Budget")forthe next
calendaryear.The Budget shallprovide fortheallocationof any surplus
funds remaining from
any previousBudget period.
The annual Budget may provide
fora SpecialAssessment in any
calendaryear,ifconsiderednecessaryor appropriateby the Executive Board.Alternatively,the
ExecutiveBoard may at any time adopt a SpecialBudget thatprovidesfora SpecialAssessment.
Within thirty(30)days afteradoption of any proposed Budget
for the Master Association,the
ExecutiveBoard shallmail,by ordinaryfirst-classmail,or otherwisedeliver,a summary of the
Budget to allOwners and shallseta date fora meeting of theOwners toconsiderratificationof
the Budget not lessthan fourteen(14)nor more than sixty(60)days afterthe mailing or other
deliveryof the summary.Such meeting may,
but need not be,concurrentwith the annual
meeting of theMembers as provided inthe Bylaws.Unless atthatmeeting sixty-sevenpercent
(67%)of allallocatedvotes in the Master Associationrejectthe Budget,the Budget shallbe
ratified,whether or not a quorum of Owners ispresent.In the eventthatthe proposed Budget
is
rejected,the Budget lastratifiedby theOwners shallbe continueduntilsuch time as theOwners
ratifya subsequentBudget proposed by theExecutiveBoard.
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Ifthe Executive Board considersitnecessaryor appropriate,a duly adopted Budget may
be amended during the calendar year by the Executive Board,provided the same noticeand
ratificationprocedure isfollowed fortheAmended Budget as isrequiredforthe annual Budget.
15.8 Reserves Fund Account.The Executive Board shallestablisha separatebank
account (the "Reserves Fund Account")for Master Association funds designated by the
Executive Board as reservesforthe futureperiodicmaintenance,repairor replacement of the
major components of the Common Areas. Declarantmakes no representationor warranty that
theamount of inthe Reserves Fund Account from time to time willfullyor adequatelyfund,the
reservesrequiredfor the futureperiodicmaintenance,repairor replacement of the itemsforthe
reservesare maintained..Neither Declarantnor any member,director,officer,employee or
agent of Declarantnor any person
servingas a directororofficeroftheMaster Associationshall
be liabletothe Master Association,any Member or any otherPerson as a resultof such reserves
not being funded inexcessof theamount ofreservesheld intheReservesFund Account.
15.9 Special Assessments.In additionto the other Assessments authorizedin this
Article 12,the Executive Board may levy,
in any assessment year,a Special Assessment
applicableto thatyear only for the purpose of defraying,in whole or in part,the costof any
construction,reconstruction,repair,maintenance or replacement of capitalimprovements
(includingrelatedfixturesand personal property and includingwithout limitationirrigation
systems),to or upon or servingthe Common InterestCommunity,or forexcessreconstruction
costs or other extraordinaryexpenses,or to acquire AssociationProperty,or for funding any
operatingdeficitof the Master Association.SpecialAssessments shallbe allocatedin the same
manner as Regular Assessments,thatis,in accordancewith theAllocatedInterestsof each Lot
and Cabin Interestin the Common
InterestCommunity,and shallbe due and payable to the
Master Associationon the due date fixed by the Executive Board in the notice given to the
Owners of such SpecialAssessment,which due date shallbe no earlierthan thirty(30)days after
the giving of such notice.Any SpecialAssessment for an Improvement or other expenditure
which willbenefitfewer than allof the Lots or Cabin Interestsshallonly be leviedagainstthe
Lots or Cabin
Interestsbenefited;provided,that expendituresin connection with Association
Property(exceptingLimited Common Areas)shallbe deemed forthe generalbenefitof allLots
and Cabin Interests,wherever located.If fewer than allof the Interestswill be subjectto the
Special Assessment,then such Special be allocatedequallyamongst those Lots and Cabin
Interests.
15.10 Reimbursement Assessments.In additionto the other Assessments authorized
inthisArticle12,theExecutive Board may levyagainstany Owner or Owners,at any time and
from time to time,a Reimbursement
Assessment for purposes of reimbursing the Master
Association for allcosts and expenses incurred by it in enforcing any provision of or in
remedying any violationof thisMaster Declaration,or of any Supplemental Declaration,the
Articles,Bylaws,Master Rules and Regulationsor Design Guidelines,or any approvalsgranted
by the Design Review Committee,by such Owner or Owners,theirOccupant(s),or theiragents,
employees or contractors.Reimbursement Assessments may also be made by the Executive
Board for any other purposes forwhich thisMaster Declarationprovides forthe levying of a
Reimbursement Assessment.Finally,and in addition to the foregoing,a Reimbursement
Assessment may alsobe leviedin the form of a reasonablefineagainstan Owner for a violation
of thisMaster Declaration,a Supplemental Declaration,the Articles,Bylaws,or the Master
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Rules and Regulations,but only afterthe Owner(s)to be so fined have been provided with
Notice and Hearing.Reimbursement Assessments shallbe due and payable to the Master
Associationon the due date fixedby theExecutive Board inthenoticegiven to the Owner(s)of
such Reimbursement Assessment,which date shallbe no earlierthan thirty(30)days afterthe
givingofsuch notice.
15.11 Effect of Nonpayment of Assessments;Remedies of the Master Association.
Any Assessment or portionor installmentthereofwhich isnot paid when due (orforwhich a bad
check isissued)shallbe deemed delinquentand shallbearinterestfrom and afterthe due dateat
the rateof interestsetby the Executive Board from time to time,which shallnot be lessthan
twelve percent (12%)nor more than twenty-one percent (21%) per year,
and the Executive
Board may alsoassessa bad check charge intheamount of 10 percent(10%)ofthebad check or
$50.00,whichever isgreater.The interestrateon delinquentReal EstateTransferAssessments is
establishedin Section 12.14(e)below.The Executive Board may also electto acceleratethe
installmentobligationsof any Regular
Assessment forwhich an installmentis delinquent.The
Executive Board may also suspend the delinquentOwner's use of AssociationProperty and
Master Associationservicesorbenefits.The delinquentOwner shallalsobe liableforallcosts,
includingattorneys'fees,which may be incurred by the Master Association
in collectinga
delinquentAssessment,which collectioncostsshallbe added tothe delinquentAssessment.The
Executive Board may but shallnot be requiredto recorda Notice of Delinquent Assessment or
charge againstany Lot or Cabin Interestas to which an Assessment or charge isdelinquent.The
Notice shallbe executed by an officerof the Executive Board,and shallsetforththeamount of
the unpaid Assessment or charge,thename of the delinquentOwner and a descriptionofthe Lot
orCabin Interest.
The Assessment
Lien may be foreclosedby theMaster Associationinthe same manner
as a mortgage on realproperty.The Master Associationshallbe entitledto purchase the Lot or
Cabin Interestatforeclosure.The Master Associationmay alsobring an actionatlaw againstthe
Owner personallyobligatedto pay the delinquentAssessment and/or foreclosethe lienagainst
saidOwner's Lot or Cabin Interestinthediscretionof theMaster Association.No Owner may
exempt himselfor otherwiseavoid liabilityfortheAssessments provided forhereinby waiver of
theuse or enjoyment of any of theAssociationPropertyor by abandonment of the Lot or Cabin
Interestagainstwhich theAssessments
aremade.
In any actionby theMaster Associationto collectAssessments or toforeclosealien for
unpaid Assessments,the courtmay appoint
a receivertocollectallsums allegedtobe due from
the Lot or Cabin InterestOwner priorto or during the pending of the action.The courtmay
order the receiverto pay any sums held by the receiverto the Master Associationduring the
pending oftheactiontotheextentof theMaster Association'sRegular Assessments.
15.12 Statement of Unsaid Assessments.The Master Associationshallfurnishto an
Owner or such Owner's designeeor to a holderof a securityinterestor itsdesigneeupon written
request,deliveredpersonallyor by facsimiletransmittalor by certifiedmail,firstclasspostage
prepaid,returnreceiptrequested,to theMaster Association,a writtenstatementsettingforththe
amount of unpaid Assessments currentlylevied againstsuch Owner's Lot or Cabin Interest,
whether delinquentor not.The statementshallbe furnishedwithin fourteen(14) days
after
receiptof the requestand isbinding on theMaster Association,theExecutive Board,and every
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Owner.Ifno statementisfurnishedeitherdeliveredpersonallyor by facsimiletransmissionor
by certifiedmail,first-classpostage prepaid,returnreceiptrequested,to the inquiringparty,then
the Master Associationshallhave no rightto assertalien upon the Lot or Cabin Interestfor
unpaid Assessments which were due asofthe dateof the request.
15.13 Assessments for Tort Liability.In the event of any tortliabilityagainstthe
Master Association,which isnot covered completelyby insurance,each Owner shallcontribute
for the payment of such liabilityas a Special Assessment.The Master Association may,
however,requirea largercontributionfrom fewer than allOwners under any legalor equitable
principlesregardingliabilityfornegligentorwillfulactsoromissions.
15.14 Working Capital Fund.In additiontothe variousAssessments provided for,at
the time of closing of each conveyance of a Lot or Cabin Interestin the Common Interest
Community, including
initialconveyances to the Lot or Cabin InterestOwners,and all
subsequent resales,the Lot or Cabin Interestpurchaser shallbe obligatedto pay to the Master
Associationa non-refundable
contributionto the Master Association'sworking capital
fund in
the amount of two (2)times the most recentlyadopted regular monthly assessment.Said
working capital
fund may be used by the Master Associationfrom time to time for any Master
Associationpurpose deemed appropriateby the Executive Board,and need notbe segregatedor
accumulated.Such payment shallnot be deemed to be a prepayment of any Assessment,and
shallnot relievethe Owner from the obligationto pay allAssessments as and when due. At the
time of closing of a reconveyance of an Owner's Lot or Cabin Interestto a new Owner,the
sellingOwner shallforfeitany right
tothe working capital
fund and thenew Owner shallpay an
additionalnon-refundablecontributionto the working capital
fund in the amount calculatedas
above setforth.
Notwithstandingthe foregoing,any builderacquiringan undeveloped Lot from Declarant
forthe purpose of constructinga residentialdwellingthereonand sellingthesame in the ordinary
courseof the builder'sbusiness,and not forthe builder'sown residence,shallnotbe requiredto
pay the above-describedcontributionto the working capital
fund untilthe firstto occur of the
following:(a)the new residenceon the Lot isoccupiedby a tenantor otherwise;or (b)theLot is
sold to a thirdparty,inwhich case the purchasershallmake the payment tothe working capital
fund.
The followingconveyances shallbe exempt from the working capital
fund contribution
obligation:Gift transfersand other transfersfor no consideration,transfersforestateplanning
purposes or publicpurposes,transfersby courtorder (includingforeclosuresales)or by willor
intestacy,and transfersto a successoror assignofDeclarantor an affiliateofDeclarant.
Ifa working capitalfund contribution
isnot timelypaid to the Master Associationas
above required,the delinquentcontributionshallbearinterestattherateof twenty percent(20%)
from thedate of the conveyance untilpaid in full,shallconstitutethe personal,jointand several
obligationand liabilityof the transferee(s),and the Master Associationshallhave alien and
securityintereston the titleto the transferee'sLot or Cabin Interestin the amount of the
del,inquentcontribution,accrued interestthereon,and costs and attorneys'fees incurred in
collectingthe same,which may foreclosedby theMaster Associationin the same manner as a
mortgage on realproperty.
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ARTICLE XVI
EMINENT DOMAIN
16.1 Definitionof Taking.The term "taking",as used inthisArticle13,shallmean
condemnation by eminent domain or saleunder threatof condemnation.
16.2 Representation in Condemnation Proceedings of AssociationProperty.Inthe
event of a threatenedtakingof allor any portion
oftheAssociationProperty,the Owners hereby
appointthe Master Associationthrough such persons as the ExecutiveBoard may designateto
representthe Master Associationand allof the Owners in connection therewith.The Master
Associationshallactin itssolediscretionwith respectto any awards being made inconnection
with the taking and shallbe entitledto make a voluntary sale to the condemnor in lieu of
engaging in a condemnation action.Service of process on the Master Associationshall
constitutesufficientnoticeto allOwners,and service
of processon each individualOwner shall
not be necessary.
16.3 Award for Association Property.Any awards received by the Master
Association on account of the taking of Association Property shallbe paid to the Master
Association.The Master Associationmay,initssolediscretion,retainany award in the general
funds of the Master Association
or distributeallor any portion
thereofto the Owners as their
interestsmay appear.The rightsof an Owner and the Mortgagee of a Lot or Cabin Interestasto
any such distributionshallbe governed by the provisionsof the Mortgage encumbering theLot
or Cabin Interest.
16.4 Taking of Lots. If a Lot is acquired by eminent domain or part of a Lot is
acquiredby eminent domain leavingthe Owner with a remnant which may not practicallyor
lawfullybe used for any purpose permittedby thisMaster Declaration,the award must include
compensation to the Owner for that Lot and itsAllocated Interestswhether or not any
AssociationPropertywas acquired.Upon acquisition,
unlessthedecreeotherwiseprovides,that
Lot'sAllocatedInterestsare automaticallyreallocatedto the remaining Lots (asappropriate)in
proportiontothe respectiveAllocatedInterestsof those Lots before the taking.Any remnant of
a Lot remaining afterpartof a Lot istakenisthereafterAssociationProperty.Otherwise,ifpart
of a Lot isacquiredby eminent domain,theaward must compensate theOwner forthe reduction
in value of the Lot and itsinterestin theAssociationPropertywhether or not any Association
Propertywas acquired.Upon acquisition,unlessthe,decreeotherwiseprovides:
(a)That Lot'sAllocatedInterestsare reduced in proportiontothereductionin
the sizeofthe Lot;and
(b)The portionof AllocatedInterestsdivestedfrom the partiallyacquiredLot
is automaticallyreallocatedto that Lot and to the remaining Lots (as appropriate)
in
proportionto the respectiveinterestsof thoseLots beforethe taking,with the partially
acquired Lot participatingin the reallocationon the basis of itsreduced Allocated
Interests.
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16.5 Miscellaneous.The court decree shallbe recorded in GarfieldCounty.The
reallocationsof Allocated
Interestspursuantto thisArticleshallbe confirmed by an amendment
to the Master Declarationprepared,executed,and recordedby theMaster Association.
ARTICLE XVII
GENERAL PROVISIONS
17.1 Duration of Master Declaration.The term of thisMaster Declarationshallbe
perpetual.
17.2 Termination of Common
Interest Community.The Common
Interest
Community may
be terminatedonly by
the agreement of (i)Owners to which at leasteighty
percent(80%)of the Master Associationare allocated,and (ii)the holdersof allFirstMortgages
on Lots and
n Interests.In the eventof such termination,the provisionsof Section38-33.3-218
of the Act shallapply.
17.3 Amendment of Master Declaration and Plat. This Master Declarationand the
Platmay be amended pursuant to Section 38-33.3-217of the Act.Under the Act,the Master
Declarationmay be amended by Declarantin certaindefined circumstances,includingwithout
limitation(a)when the Declarant is exercisingreservedrightsunder Article6 hereof,(b)for
purposes of correctingclerical,typographicalor technicalerrors,or (c)to comply with the
requirements,standards,or guidelines of recognized secondary
mortgage markets,the
Department of Housing and Urban Development,the Federal Housing Administration,the
Veterans Administration,the Federal Home Loan Mortgage Corporation,the Government
National Mortgage Association,or the Federal National Mortgage Association.The Act also
provides that the Master Declarationmay be amended by the Master Associationin certain
defined circumstances.Otherwise,and subjectalways to (i)any provisionsof this Master
Declarationrequiringthe consentof Declarant,and (ii)the provisionsabove allowingOwners to
amend this Master Declaration (with the consent of the Master Association)in certain
circumstances(lotlineadjustments),thisMaster Declarationand any Supplemental
Declarations
(includingthe Platand any Supplement
Plats)may be amended onlyby thevoteor agreement of
Owners to which more than fiftypercent (50%)of the votes in the Master Associationare
allocated.No amendment shallbe effectiveto change,limit,impair,reduce or eliminateany
rightof Declarant as provided in thisMaster Declaration
or in any Supplemental
Declaration
unlesssuch amendment isapproved in writingby Declarant.
Furthermore,Section 38-33.3-217(4)of the Act provides that except to the extent
expresslypermitted or requiredby other provisionsof the Act (e.g.,permitted Declarantor
Master Associationamendments),no amendment may (i)createor increasespecialDeclarant
rights,(ii)increasethe number of Lots,or (iii)change the boundariesof any Lot orthe Allocated
Interestsof a Lot or Cabin
Interestintheabsence of a vote or agreement of Owners to which at
leastsixty-sevenpercent (67%)of the votesin the Master Associationare allocated,including
sixty-sevenpercent (67%)of the votes allocatedto Lots and Cabin Interestsnot owned by
Declarant.
Further,Section38-33.3-217(4.5)of the Act providesthatexcepttotheextentexpressly
permittedor requiredby other provisionsof the Act,no amendment may change the uses to
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which any Lot isrestrictedin the absence of a vote or agreement of Owners to which at least
sixty-sevenpercent(67%)ofthe votesin the Master Associationareallocated.
No consentof any mortgage
or trustdeed holdershallbe requiredto accomplish any such
amendments.
With the exception of amendments accomplished by Supplemental
Declaration(when
lands are annexed to the Common InterestCommunity),an amendment to this Master
Declarationshallbe in the form of a "First(or Second,etc.)Amendment to Master Declaration
and Plat of Spring Valley Ranch P.U.D."With the exception of Declarant amendments,
amendments to thisMaster Declarationshallbe duly executed by the Presidentand Secretaryof
the Master Association and Recorded in the Office of the Clerk and Recorder of Garfield
County.All amendments
to thisMaster Declarationshallbe indexed in the Grantee'sindex in
thenames of the Common InterestCommunity and theMaster Association,and inthe Grantor's
index inthe name of each Person executingthe amendment.
17.4 Compliance;Enforcement.Every Owner and Occupant in the Common Interest
Community and every otherPerson who may be an authorizeduser of AssociationProperty,
shallfullyand faithfullyobserve,abide by,comply with and perform allof the covenants,
conditionsand restrictionsset forthin thisMaster Declaration,any Supplemental
Declaration,
the Articles,Bylaws,Master Rules and Regulations,theP.U.D.Plan,the Design Guidelinesand
allapprovals granted by the Design Review Committee,as the same or any of them may be
amended from time totime.In additionto any otherrightsor remedies thatmay be provided to
any Person under the terms and provisionsof thisMaster Declarationor of any Supplemental
Declaration,Declarant (forso long as itholds any of the rightsset forthin Articles6 and 8
hereof),the Master Associationthrough itsExecutive Board,the Design Review Committee as
to mattersinvolving(i)Improvements withintheCommon InterestCommunity, (ii)
the Design
Guidelines,or (iii)any othermattersarisingunder Article6 hereof or with respecttowhich the
Design Review Committee isotherwiseexpresslygiven enforcement authorityunder thisMaster
Declaration or any Supplemental Declaration,and every Owner (except an Owner that is
delinquentin the payment of Assessments hereunder)shallhave the right,acting alone or
togetherwith othershaving such right,to enforce,by any proceeding
atlaw or in equity,any or
allof the covenants,conditions,restrictions,assessments,charges,liens,servitudes,easements
and other provisionsnow or hereafterimposed by thisMaster Declaration,any Supplemental
Declaration,the Articles,Bylaws,Master Rules and Regulations,the P.U.D.Plan,the Design
Guidelines,and approvalsgrantedby the Design Review Committee.
Such enforcement rightsshallincludewithout limitationthe rightto bring an injunctive
action for any form of injunctivereliefavailableunder Colorado law (includingspecific
performance),or an action for damages,or both.Injunctivereliefmay include,without
limitation,ordersto stop work,orderstoremove Improvements constructedinviolationhereof,
ordersto compel performance,and any otherordersappropriateunder the circumstances.
The Executive Board shallhave the furtherright(a)to levy and collect,afterNotice and
Hearing,reasonablefinesfortheviolationof any ofthe foregoingmatters,(b)to levy and collect
a Reimbursement
Assessment againstany Owner,(c)toenterupon any Lot withintheCommon
InterestCommunity,aftergivingtheOwner or Occupant atleastfive(5)days'writtennoticeof
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thenatureof the violation,(unlessan emergency exists,in which case without notice),without
liabilityto theOwner or Occupant thereof,toenforceor cause compliance with such matters,at
thecost and expense of the Owner or Occupant in violation,and/or (d)where theviolationhas
continued for more than ninety(90)days afterthe Executive Board has given the Owner or
Occupant writtennoticeof the violation,theExecutive Board may temporarily
cutoff any or all
Master Associationservicesor benefitsto the subjectOwner or Occupant and hisLot or Cabin
Interest,includingthe righttouse AssociationProperty(exceptaccessroads),untilthe violation
iscured.
In any actionbrought under thisSection,the prevailingpartyshallbe entitledtoan award
of itsreasonableattorneys'feesand costsincurredinconnectiontherewith.Failureby any party
entitledto do so to exercisein a particularinstanceany of the rightsavailableto itunder this
Sectionshallinno event be deemed a waiver ofthe righttodo so in any otherinstance.
Provided always,that no Owner shallhave the rightto bring an enforcement action
againstanother Owner or Occupant for a breach by thatOwner or Occupant of any of such
matters,or againstDeclarant,the Master Associationor the Design Review Committee for a
breach by Declarant,the Master Associationor the Design Review Committee of any of such
mattersor for a.failureby the Declarant,Master Associationor the Design Review Committee
to enforce compliance with such matters by others,untilthe aggrieved Owner has given the
offendingOwner or Occupant,or Declarant,theMaster Associationand/orthe Design Review
Committee at leastthirty(30)days prior
writtennoticeof the aggrievedOwner's complaint and
the opportunitytoresolvethe problem during thatthirty(30)day period.
And furtherprovided,thatnotwithstandingany law to the contrary,no actionshallbe
commenced or maintained to enforce the terms of any building restrictioncontained in the
provisionsof thisMaster Declarationor any Supplemental Declaration,the Bylaws,the Articles
of Incorporation,the P.U.D.Plan,the Design Guidelines,or the Master Rules and Regulations,
or to compel theremoval of any building
or Improvement because of the violationof the terms
of any such buildingrestriction,unlessthe actionis commenced within one year from thedate
from which the person commencing the actionknew or in the exerciseof reasonablediligence
should have known ofthe violationforwhich theactionissought tobe brought ormaintained.
17.5 Rights of First Mortgagees.Upon the filingof a writtenrequestthereforwith
the Master Association,the holder of a FirstMortgage on any Lot or Cabin Interestin the
Common InterestCommunity shallbe entitledto:
(a)Written noticefrom the Master AssociationthattheOwner of the subject
Lot or Cabin Interestisdelinquentinthe payment ofAssessments thereon;
(b)Inspectthe books
and records of the Master Associationduring normal
businesshours;
(c)Receive copiesof annual Master Associationfinancialstatements;
(d)Receive written notice of meetings of the Master Association where
matterswillbe consideredthat,ifapproved,willrequiretheconsentof FirstMortgagees
or some of them;
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(e)Receive written notice of condemnation proceedings affectingany
AssociationProperty;and
(f)Receive written notice of the lapse of any insurance that the Master
Associationisrequiredtomaintainunder thisMaster Declaration.
In addition,any FirstMortgagee shallbe entitledto pay any taxesorotherchargeswhich
are indefaultand which may or have become alien againstAssociationProperty and may pay
any overdue premiums on hazard or general liabilityinsurancepoliciescovering Association
Property,and shall be entitled
to immediate reimbursement therefor from the Master
Association,unless theMaster Associationis contestingany unpaid
taxes or othercharges and
has setasidesufficientfundsto pay the contestedamounts ifnecessary.
17.6 Club Property and Facilities.
In no event and for no purpose shallthe Club
Property or any golf course improvements or other improvements or facilitiesconstructed
thereon or relatedthereto,be deemed to be a part of the Common InterestCommunity,to
constituteAssociation Property,or to be burdened by this Master Declaration or any
Supplemental Declaration.This Master Declaration
does not grant or create any rights
or
privilegestoor for thebenefitof the Owners or Occupants intheCommon InterestCommunity
to use or enjoy the Club Property or any part
thereofor improvements or facilitiesthereon for
any purpose,except forsuch limitedingressand egressrightsas may be expresslyprovided in
the License Agreement.Without limitingthe generalityof the foregoing,no Lot or Cabin
Interestshallhave any right (i)to have golf course or other improvements or facilities
constructedon theClub Propertyor some of them,or to have them constructed
in any particular
locationon the Club Property,(ii)tohave or preservea visualor sighteasement over and across
any portion
of theClub Property,and/or(iii)tohave accesstoor acrosstheClub Propertyin any
particularlocationor alignment.
The Club Property is privateproperty owned and operated by the Declarant or its
successors or assigns and administered according to membership policies
and rules and
regulationsadopted by the Club Property Owner from time to time.The Club Property may
include,without limitation,golfcourses,practicefacilities,clubhouses,tenniscourts,swimming
pools,and other recreational,social,maintenance and administrativeimprovements and
facilities.These facilitiesshallbe developed and provided atthe discretionof theClub Property
Owner.The Club PropertyOwner has the exclusiverightto determine from time to time,inits
sole discretionand without noticeor approvalof any change,
how and by whom thesefacilities
shallbe used,ifat all:By way of example,but not limitation,the Club PropertyOwner shall
have the right to approve users and determine eligibilityfor use,to reserveuse rights,to
terminateany or alluse rights,to change,eliminateor cease operationof any or allof the
facilities,totransferany or allof the Club Propertyorthe operationthereofto anyone (including
without limitationa member-owned or equityclub)and on any terms,tolimitthe availabilityof
use privileges,and to require the payment of a purchase price,membership contribution,
initiationfee,membership deposit,
dues,use charges and other charges for use privileges.
Ownership of a Lot or Cabin Interestor membership intheMaster Association
does not giveany
vestedright.or easement,prescriptiveor otherwise,touse theClub Property,and does not grant
any ownership or membership interesttherein.
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17.7 Club Property Hazards,Risks and Liabilities;Disclosure,Assumption of
Risk,Release and Indemnification.
The Club Propertymay be used as privateor publicgolf
coursesand relatedimprovements,facilitiesand uses.By acceptanceof a deed to a Lot or Cabin
Interest,each Owner acknowledges (i)thattheuse and operationof the Club Property as golf
courses and relatedfacilitieswill involve certainrisksto the Common InterestCommunity,
includingbut notlimitedto damage to propertyand improvements and personalinjuryand death
caused by errantgolf ballsthatmay be hitintothe Common InterestCommunity,and (ii)that
while the Common InterestCommunity has been designed to minimize theserisksto theextent
reasonablypossible,itwould be impossibleto render theCommon InterestCommunity freeof
allgolfcourse-relatedrisks.Certainof themore common hazardsassociatedwith the operation
of a golfcourse aremore particularlydescribedinsubsections(a)through(g)below (collectively
the "Golf Course Hazards"):
(a)ErrantGolf Balls.Owners of Lots or Cabin Interests,particularlyLots or
Cabin InterestsabuttingtheClub Property,acknowledge the inherentrisksof errantgolf
balls (includingwithout limitationproperty damage, personal injury and death),and
assume and accept such risks,includingtheassociatedtrespasses.Owners acknowledge
that golfershave the rightto enter upon Lots in the Common InterestCommunity to
retrievegolfballsthatare visiblefrom the fairway,and each Owner agreesto releaseand
waive any claims saidOwner may have againsttheDeclarantortheClub PropertyOwner
asa resultof such entryand retrievaland any trespass
associatedtherewith.
(b)View Impairment/Impairment of Privacy.Owners of Lots or Cabin
Interests,includingOwners of Lots or Cabin Interestsabuttingthe Club Property,have
no guaranteethattheirviews over and acrosstheClub Property or any part
thereofwill
be foreverpreservedwithout impairment,thattheviews from the Club Propertywillnot
be impaired,or thattheirprivacy willnot be impaired.The Club PropertyOwner has no
obligationto theOwners to prune or not prune treesor other landscapingand such Club
Property Owner may change,add to or reconfigurethe golf course(s)and relatedor
unrelatedfacilitiesand improvements on the Club Property,includingwithout limitation
structuralimprovements,fences,trees,landscaping,practicefacilities,tees,bunkers,
fairways,greens,clubhouses,tennis courts,swimming pools,
and other recreational,
social,maintenance and administrativeimprovements and facilities,in any manner or
locationand at any time deemed appropriateby said Club Property Owner,without
liabilityor obligationtotheOwners.
(c)Pesticidesand Fertilizers.Pesticides,fertilizersand otherchemicals may
be utilizedin connection with the operationand maintenance of the Club Property and
relatedlandscapingand theOwners acknowledge,acceptand assume the risksassociated
with theuse of pesticides,fertilizersand otherchemicals.
(d)Overspray.Owners of Lots or Cabin Interests,particularlyLots or Cabin
Interestsabuttingthe Club Property,may experience"overspray"from theClub Property
irrigationsystem,and such Owners acknowledge,acceptand assume therisksassociated
with such "overspray".
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(e)Noise and Light;Tournaments.Owners of Lots or Cabin Interests,
particularlyLots or Cabin Interests
in proximity to the golfcourse clubhouse(s),may be
exposed to lights,noisesor activitiesresultingfrom the use of the golf course(s)for
tournaments,from the use of the clubhouse(s)fordiningand entertainment,and from use
of the parking lot(s),and such Owners acknowledge,accept and assume the risks
associatedwith such uses.
(f)Maintenance.The Club Property and relatedimprovements and facilities
willrequiredailymaintenance,includingmowing,irrigationand grooming,during early
morning,evening and night hours,including without limitationthe use of tractors,
mowers,blowers,pumps,compressors and utilityvehicles.Owners of Lots or Cabin
Interests,particularlyLots or Cabin Interestsin proximity to the Club Property,willbe
exposed to the noise and other effects of such maintenance,and such Owners
acknowledge,acceptand assume the risksassociatedwith such maintenance activities.
IN CONSIDERATION
FOR THE ABOVE-ACKNOWLEDGED
ENHANCEMENT
IN VALUE,AND WITH FULL AWARF
THESE AND OTHER RISKS,BY ACCEPTING
THE DEED TO A LOT OR CABIN INTEREST EACH LOT OR CABIN INTEREST
OWNER FOR HIMSELF AND HIS OCCUPANTS,INVITEES,LICENSEES,
SUCCESSORS AND ASSIGNS (COLLECTIVELY THE "OWNER'S RELATED
PARTIES")HEREBY (I)ACKNOWLEDGES,ACCEPTS AND ASSUMES THE RISKS
ASSOCIATED WITH SAID GOLF COURSE HAZARDS AND OF ANY DAMAGE TO
PROPERTY OR TO THE VALUE OF PROPERTY,DAMAGE TO IMPROVEMENTS,
PERSONAL INJURY OR DEATH,OR THE CREATION OR MAINTENANCE
OF A
TRESPASS OR NUISANCE,CAUSED BY OR ARISING IN CONNECTION WITH ANY
OF SAID GOLF COURSE
HAZARDS OR OTHER RISKS,HAZARDS AND DANGERS
ASSOCIATED WITH THE OPERATION
OF PRIVATE OR PUBLIC GOLF COURSES
OR ARISING FROM THE DESIGN OF SUCH GOLF COURSES (COLLECTIVELY
THE "ASSUMED RISKS"),AND (II)RELEASES,WAIVES,DISCHARGES,
COVENANTS NOT TO SUE,INDEMNIFIES AND AGREES TO DEFEND AND HOLD
HARMLESS THE DECLARANT,THE MASTER ASSOCIATION,AND THE CLUB
PROPERTY OWNER,AND EACH OF THEIR RESPECTIVE OFFICERS,
DIRECTORS,PARTNERS,SHAREHOLDERS,MEMBERS,AFFILIATES,
EMPLOYEES,CONTRACTORS,CONSULTANTS, AGENTS,
SUCCESSORS AND
ASSIGNS (COLLECTIVELY,THE "RELEASED PARTIES")EACH OF THEM,FROM
ANY AND ALL LIABILITY TO THE LOT OR CABIN INTEREST OWNER OR
OWNER'S RELATED PARTIES FOR ANY DAMAGES,LOSSES,COSTS
(INCLUDING,WITHOUT LIMITATION,ATTORNEYS'FEES),CLAIMS,DEMANDS,
SUITS,JUDGMENTS,ORDINARY NEGLIGENCE,OR OTHER OBLIGATIONS
ARISING OUT OF OR CONNECTED IN ANY WAY WITH ANY OF THE ASSUMED
RISKS.THIS RELEASE IS INTENDED
TO BE A COMPREHENSIVE RELEASE OF
LIABILITY BUT IS NOT INTENDED
TO ASSERT DEFENSES WHICH ARE
PROHIBITED BY LAW.NOTWITHSTANDING THE FOREGOING,HOWEVER,
THIS SECTION
SHALL NOT LIMIT THE LIABILITY OF INDIVIDUAL GOLFERS
USING THE CLUB PROPERTY.
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In additionto the foregoing,the Declaration
of Easements and Rights alsoestablishes
certaineasements and restrictionsupon portions
of the Common
InterestCommunity for the
benefitof the Club Property Owner and the Club Property,and each Owner acknowledges
having read thatdocument and being familiarwith the terms thereof.
The acknowledgments,assumptions of risk and agreements contained in this Section
shallbe deemed to run with thetitle
to each Lot and Cabin Interestwithinthe Common Interest
Community.
17.8 Notice.Each Owner,and each FirstMortgagee if itso elects,shallregisterits
mailing addressfrom time to time with theMaster Association.Except as otherwisespecifically
provided in thisMaster Declaration,any noticepermittedor requiredto be given hereundershall
be in writingand may be deliveredeitherpersonally,or by facsimiletransmission,or by mail.
Notices deliveredpersonallyor sentby facsimiletransmissionshallbe deemed given on thedate
so deliveredor sent.If deliveryismade by mail,itshallbe deemed tohave been delivered
two
(2)business days aftera copy of the same has been posted in the first-class
U.S.Mail with
adequatepostage affixed,addressedto the receivingparty atthe addresslastregisteredby such
party with the Master Association,or in the case of an Owner thathas not provided such an
address,to the Lot of thatOwner.Notices to the Master Associationshallbe sentto such address
as itmay from time to time designatein writingto each Owner.
17.9 No Dedication to Public Use.Except as otherwiseexpresslyprovided hereinor
thereinto the contrary,nothing contained in thisMaster Declarationor in any Supplemental
Declarationshallbe deemed tobe orto constitutea dedicationof allor any partof theCommon
InterestCommunity to the publicorto any public
use.
17.10 Interpretation of Master Declaration and Supplemental Declarations,
Conflicts with Act.The provisions of thisMaster Declaration and of all Supplemental
Declarationsshallbe liberallyconstruedto effectuatetheirpurpose of creatinga common and
generalplan for the development,improvement,enhancement,protectionand enjoyment of the
Common InterestCommunity,and to the extent possible,shall be construed so as to be
consistentwith the Act.In the event that any of the terms and conditionsof thisMaster
Declarationor of any Supplemental
Declarationare determined tobe inconsistentwith the Act,
the Act shallcontrol.Notwithstandinganythingto the contraryinthisMaster Declarationor in
any Supplemental Declaration,no rightsor powers reserved to Declaranthereunder or in any
Supplemental Declarationshallexceed the time limitationsupon or the permissibleextentof
such rightsor powers under the Act,and inthe event any of such reservedrightsor powers are
determined to be inconsistentwith the Act,the relatedprovisionsshallnot be invalidatedbut
shallbe modified tothe extentrequiredto comply withtheAct.
17.11 ConflictWith Plats.In the eventof any conflictor inconsistencybetween the
provisionsof this Master Declarationor any Supplemental Declarationand the Plat,or any
Supplemental Plat,includingthe Platnotes thereon,the provisionsof saidPlator Supplemental
Plat or Platnotes,as the case may be,shallgovern and controland thisMaster Declarationor
any Supplemental
Declarationshallautomaticallybe amended,but only totheextentnecessary
to conform the conflictingprovisionshereofwith the provisionsof saidPlat,Supplemental Plat
or Platnotes.
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17.12 No Express or Implied Covenants on Lands Not Annexed.Nothing in this
Master Declarationor in any Supplemental Declarationshallcreate,or be deemed to create,any
express or implied covenants upon or with respectto any realproperty or interestthereinnot
actuallyannexed to the Common
InterestCommunity inthe manner provided herein,including
withoutlimitationthe propertiesdescribedin attachedExhibitB.
17.13 Violations Constitute a Nuisance.Any violationof any provision,covenant,
condition,restrictionor equitableservitudecontained,in thisMaster Declaration,or in any
Supplemental Declaration,whether by actor omission,is hereby declaredto be a nuisance and
may be enjoinedor abated,whether or not the reliefsought isfornegativeor affirmativeaction,
by any Person entitled
to enforcethe provisionsof thisMaster Declaration.
This provisiondoes
not limitthe remedies thatmay be availableunder thisMaster Declarationor at law or in equity.
Failureof the Master Associationto bring enforcement actionto correctany violationof this
Master Declarationor any Supplemental Declarationshallnot constitutea waiver of or estopthe
Master Associationfrom bringing a futureor subsequent enforcement actionto correctsuch
violationor any othersimilarviolation.
17.14 Declarant's Disclaimer of Representations and Warranties.No
representationsor warrantiesof any kind,expressor implied,have been given or made or shall
be deemed to have been given or made by Declarant or itsagents or employees in connection
with the Common InterestCommunity,the Club Property,or any portion thereof or any
Improvements thereon,itsor theirphysicalcondition,zoning,compliance with applicablelaws,
fitnessforintendeduse or operation,adequacy or availabilityof utilities,or in connectionwith
the subdivision,sale,improvement,operation,maintenance,cost of maintenance,taxes or
regulationthereof,unless and except as shallbe specificallyset forthin writingherein,in any
registrationstatementor purchase and saleagreement executed by Declarant,or in any closing
document relatedthereto.Furthermore,no such representationsor warrantieshave been given or
made or shallbe deemed to have been given or made by Declarantor itsagents or employees
that the plans presentlyenvisioned for the complete development of the Common Interest
Community,the AssociationProperty,and/or the Club Property,can or willbe carriedout,or
thatany land now owned or hereafteracquiredby Declarantisorwillbe subjectedtothisMaster
Declarationor thatany such land (whether or not itis subjectedto thisMaster Declaration)isor
willbe committed to or developed for a particular(orany)use,or thatifsuch land isonce used
fora particularuse,such use willcontinuein effect,unlessand except as shallbe specificallyset
forthin writingherein,in any registration
statementor purchase and saleagreement executed by
Declarant,or in any closingdocument relatedthereto.
17.15 Captions.Captions given to various Articlesand Sections herein are
for
convenience only and arenot intendedto modify or affectthe meaning of any ofthesubstantive
provisionshereof and shallnot be consideredin interpretingany ofthe provisionshereof.
17.16 Singular Includes Plural.Unless thecontextrequiresa contraryconstruction,as
employed in thisMaster Declarationthe singularshallincludethe pluraland the pluralthe
singular;and the masculine,feminine or neuter shalleach includethe masculine,feminineand
neuter.
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17.17 Remedies Cumulative.Each remedy provided
under thisMaster Declaration
and any Supplemental
Declarationiscumulativeand not exclusive.
17.18 Costs and Attornevs'Fees.In any action or proceeding involving the
interpretationor enforcement of any provision
of thisMaster Declaration
or of any Supplemental
Declaration,the prevailingparty shallbe entitled
to recoveritsreasonableattorneys'fees and
costsincurredinconnectiontherewith.
17.19 Governing Law;Jurisdiction.The laws of the Stateof Colorado shallgovern
the interpretation,validity,performance,and enforcement
of thisMaster Declarationand any
Supplemental Declaration.Any legal
actionbrought in connectionwith thisMaster Declaration
or any Supplemental
Declarationshallbe commenced
intheDistrictCourt for GarfieldCounty,
Colorado,and by acceptance
of a deed
to a Lot or Cabin Interesteach Lot and Cabin Interest
Owner voluntarilysubmitsto thejurisdictionof such court.
17.20 Severability.Any determinationby any courtof competent jurisdictionthatany
provision of this
Master Declaration or of any Supplemental
Declaration is invalid or
unenforceableshallnot affectthe validityor enforceabilityof any of the otherprovisionshereof.
Where any provision
of thisMaster Declarationor of any Supplemental
Declarationisallegedto
be or declaredby a court
of competent jurisdictionto be unconscionable,Declarantshallhave
the rightby amendment to thisMaster Declarationor Supplemental Declarationto replacesuch
provision with a new provision,as similartheretoas practicablebut which in Declarant's
reasonableopinionwould be considerednot tobe unconscionable.
17.21 Disclaimer Regarding Safety.DECLARANT AND THE MASTER
ASSOCIATION HEREBY DISCLAIM ANY OBLIGATION REGARDING THE SECURITY
OF ANY PERSONS OR PROPERTY
WITHIN THE COMMON
INTEREST COMMUNITY.
ANY OWNER OF PROPERTY WITHIN THE COMMON
INTEREST COMMUNITY
ACKNOWLEDGES THAT DECLARANT AND THE MASTER ASSOCIATION ARE ONLY
OBLIGATED TO DO THOSE ACTS SPECIFICALLY ENUMERATED HEREIN,OR IN THE
ARTICLES OF INCORPORATION
AND BYLAWS,AND ARE NOT OBLIGATED
TO DO
ANY OTHER ACTS WITH RESPECT TO THE SAFETY OR PROTECTION
OF PERSONS
OR PROPERTY WITHIN THE COMMON
INTEREST COMMUNITY.
ARTICLE XVIII
DISPUTE RESOLUTION
18.1 AlternativeMethod for Resolving Disputes.Declarant,the Master Association,
itsofficersand directorsand allOwners (each of the foregoing entitiesbeing referredto as a
"Party"),agree to encourage theamicable resolutionof disputesinvolvingthe Common Interest
Community and allof itsimprovements and agrees to submit allClaims to the procedures set
forthinthisArticleXV.
18.2 Claims.Except as specificallyexcluded in Section 15.3 below,and except as
provided by applicablelaw,allclaims,disputesand othercontroversiesbetween the Master
Association and any Owner,or between two or more Owners,or between any Owner and
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Declarant or between the
Master Associationand Declarant,including,without limitation,the
following:
(a)any purchase
agreement between Declarantand any Owner (exceptas may
be expresslyprovided otherwisetherein);
(b) purchase
of a Lot orCabin Interestfrom Declarant;
(c)interpretation,applicationor enforcement
of Governing Documents
(exceptas provided in Section15.3below);
(d)the soilsof any propertythatlieswithintheCommon InterestCommunity,
includingthe Lots and Cabin Interestsand Common Areas;
(e)land development,design,construction,and/or alterationof the
improvements within the Common InterestCommunity,including the Lot or Cabin
Interestsand Common
Areas and/orany allegeddefecttherein;
(f)any rights,obligationsand duties of any Party
under the Governing
Documents;
(g)any personal injuryor propertydamage that any Owner allegesto have
sustainedon the Common InterestCommunity,includingthe Lot or Cabin Interests
and
Common Areas;
(h)any limitedwarranty issuedin connectionwith the saleof a Lot or Cabin
Interestby Declarant;and
(i) any
breach of any of the foregoing.
18.3 Exemptions.The following shallnot be Claims and shallnot be subjectto the
provisionsof thisPolicy:
(a)the levyingand collectionof Assessments;
(b)any action by the Master Associationenforce any provision
of the this
Declarationor any of the otherdocuments governing the Common InterestCommunity or
where time is of the essence
in order to comply with applicablelaw or contractual
provisionofa contractor leaseorin thecase of emergency;and
(c)any disputethatinvolvesor thatincludes,throughjoinder,interpleaderor
otherwise,any thirdparties,who arenotParties.
18.4 Notice of Claim.Any Party alleginga Claim ("Claimant")againstany other
Party ("Respondent")shallsubmit allof itsClaims by writtennotificationdeliveredto each
Respondent,statingplainlyand concisely:
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(a)the nature of the Claim,including a listof any alleged
construction
defects,thePersons involvedand Respondent'sroleinthe Claim;
(b)the legalor contractualbasis of theClaim (i.e.,the specificauthorityout
of which theClaim arises);
(c)thedate on which the Claim firstarose;
(d)the name and address of every Person,includingwithout limitationany
currentor former employees of Respondent,whom Claimant believesdoes or may have
informationrelatingtothe Claim;and
(e)the specificreliefand/orproposed remedy sought.
18.5 Timely Initiation.All Claims shall be initiatedby the Claimant within a
reasonabletime afterthe Claim has arisen,but in no eventlaterthan two years aftertheClaim
arises,regardlessofthe natureoftheClaim.
18.6 Right to be Heard.Upon receiptof a Claim and priortotheMaster Association
or any Owner assertingthe Claim commencing any mediation or arbitration,Respondent shall
have the rightto make a writtenresponse and be heard by Claimant,affectedOwners,and
Master Associationinan efforttoresolvethe Claim.
18.7 Right to Inspect and Repair.If the Claim is based on the land development,
design,constructionand/or alterationof any improvements
within the Common Interest
Community then,upon reasonablenoticeto any affectedOwners (or theMaster Associationif
the affectedarea isowned by the Master Association),Respondent shallhave the rightto access
the affectedarea ata reasonabletime(s)forpurposes of inspectingthe conditioncomplained of
includingbut not be limitedto,any investigative,invasiveor destructivetesting.In the exercise
of the inspectionrights contained herein,the Party causing the inspectionto be made
("InspectingParty")shall:
(a)be carefulto avoid any unreasonableintrusionupon,or harm,damage or
costs to the other party including,without limitation,using itsbest effortsto avoid
causing any damage to,or interferencewith,any improvements
on the property being
inspected("AffectedProperty");
(b)minimize any disruptionor inconvenienceto any person
who occupiesthe
AffectedProperty;
(c)remove daily all debris caused by the inspectionand located on the
AffectedProperty;and
(d)in a reasonableand timely manner,atthe InspectingParty'ssolecost and
expense,promptly remove allequipment and materialsfrom theAffected Property and
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repairand replacealldamage,and restorethe Affected Property to thecondition
of the
Affected Property as of thedate of the inspection,unless theAffected Property isto be
immediatelyrepaired.
(e)In the event the InspectingParty wishes to make repairsto resolve
the
subjectmatter of the Claim,the InspectingParty shallhave the right,atitsoption,to do
so and to
enterthe Affected Propertyata reasonabletime(s)and upon reasonablenotice
for such purpose.The InspectingParty shall not permit any claim,lien or other
encumbrance arisingfrom the exerciseof itsrightto inspect and/or repairto accrue
againstor attachtothe AffectedProperty.
18.8 Good Faith Negotiations.The Partiesshallmake every reasonableeffortto meet
in person and conferfor
the purpose of resolvingtheClaim by good
faithnegotiation.Any party
may be representedby attorneysand independentconsultants(atsuch Party'scost)to assistsuch
partyin negotiationsand toattendmeetings.
18.9 Mediation.
(a)IfthePartiesdo not resolvetheClaim through negotiationswithin30 days
afterthe date of submission of the Claim to Respondent(s),as may be extended upon
agreement of allaffectedParties,any Party
shallhave 30 additionaldays to submit the
Claim to mediation under the auspicesof an independent mediation servicereasonably
acceptableto allParties.Ifno Party submits the Claim tomediationwithin such time,or
does not appear for the mediation,Claimant shallbe deemed tohave waived the Claim,
and all Respondent(s)shallbe releasedand discharged from any and all liabilityto
Claimant on accountofsuch Claim.
(b)Any settlementof the Claim through mediation shallbe documented in
writingby themediator and signedby the Parties.
(c)Ifthe Partiesdo not settletheClaim within30 days aftersubmissionof the
matter to the mediation,or within such
othertime as determined by the mediator or
agreed to by the Parties,the mediatorshallissuea noticeof terminationofthe mediation
proceedings ("Terminationof Mediation").The Termination of Mediation noticeshall
statethatthe Partiesare atan impasse and the datethatmediationwas terminated.
(d)Within 10 days afterissuanceof a Termination of Mediation,Claimant
shall make a final written Settlement Demand to the Respondent(s),and the
Respondent(s)shall make a finalwritten Settlement Offer to the Claimant.If the
Claimant failsto make a SettlementDemand,Claimant'soriginalClaim shallconstitute
the Settlement
Demand.If the Respondent(s)fail to make a Settlement Offer,
Respondent(s)shallbe deemed to have made a "zero"or "takenothing"SettlementOffer.
(e)Each Party shallbear itsown costs,includingattorney'sfees,and each
Party shallshare equallyallcharges rendered by the mediator(s)and allfilingfeesand
costsof conductingthe mediationproceeding.
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(f)If the Partiesagree to a resolutionof any Claim through negotiationor
mediation in accordance with thisPolicy and any Party
thereafterfailsto abide by the
terms of such agreement,then any other affectedParty may filesuitto enforce such
agreement without the need to again comply with the procedures setforthinthisPolicy.
In such event,the Partytakingactiontoenforcethe agreement shallbe entitledtorecover
from the non-complying Party allcostsincurredin enforcingsuch agreement,including,
withoutlimitation,reasonableattorney'sfeesand courtcosts.
18.10 Arbitration.
(a)If the Partiesdo not reach a settlementof the Claim within fifteendays
afterissuance of any Termination of Mediation and reduce the same to writing,the
Claimant shallhave fifteenadditionaldays to submit the Claim to binding arbitrationin
accordance with the Procedures contained below ("ArbitrationProcedures")and in
accordancewith the Uniform ArbitrationAct.
(b)The Partiesagree that where any Claim,dispute or other controversy
existingbetween them issubmittedto arbitration,and any otherParty may have liability
with respectthereto,allPartiesincludingany thirdPartiesagree thatthethirdPartiesmay
be joined as additional
Partiesin the arbitration,or ifa separatearbitrationexistsor is
separatelyinitiated,tothe consolidationof allarbitrations.Itistheintentof the Partiesto
resolveallrightsand obligationsof allinterestedPartiesatone time in one forum rather
than in multipleproceedings.
(c)Within 60 days aftersubmission ofthe Claim,Claimant shallfilewith the
arbitratorand deliver
to Respondent(s)a certifiedlistof constructiondefectsthatarethe
subjectof the Claim,ifapplicable,which listshallbe signedby the attorneyforClaimant,
orifClaimant does not have an attorney,by Claimant,and shallinclude:
(i)a statementthat (A)the Claimant,or his attorney,has consultedwith a
Person not a Party to theClaim with expertisein the areaof each constructiondefectthat
is the subjectof the Claim (the "ConstructionConsultant")and (B)the Construction
Consultant has inspected the improvements for which the constructiondefects are
claimed,has reviewed the known facts,includingsuch records,documents and other
materialsthe Construction
Consultant has found to be relevantto the construction
defects,and has concluded thatthe Claim has substantialjustificationbased on the
ConstructionConsultant'sinspectionand reviewofthe known facts;
(ii)a certificationthattheConstructionConsultantcan demonstrateby
competent evidence that,as a resultof training,education,knowledge and experience,the
ConstructionConsultantis competent to testifyas an expert and renderan opinion as to
the allegedconstructiondefects;
(iii)a certificationsigned by the ConstructionConsultant stating(A)
such Person's name,address,qualificationsand credentialsthat render him or her
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competent to express an expertopinion as to the allegedconstructiondefect,(B)thathe
or she has inspectedeach improvement and reviewed the known facts,including such
records,documents and other materialswhich he or she has found to be relevantto the
constructiondefectsat issue,and (C)as to each improvement forwhich a construction
defectClaim is asserted,an identification
of theowner of the improvement,thelocation
and date of constructionof the improvement,and an identification
of each claimed
constructiondefectand itsspecificlocation;
(iv)a computation ofthe damages allegedforeach constructiondefect;
(v)an identification,with respect to each improvement and
constructiondefect,of each Party allegedto be responsibleforsuch defect;
(vi)a certificationthateach Party alleged to be responsiblefor the
allegedconstructiondefecthas been given writtennoticeof thedefectand an opportunity
to remedy thedefectunder the foregoingprovisionsofthisArticleand thatthedefecthas
not been remedied;and
(vii)a copy of thenoticeof Claim served by Claimant on each Person
thatisnamed as a Partyto theClaim.
(d)Ifthe partiesareunable to agreeupon an Arbitratorwithin 30 days from
thedate of the ArbitrationNotice,the presidingjudge of theDistrictCourt in which the
Common InterestCommunity is located shall appoint a qualifiedarbitratorupon
applicationof a party.
(e)The award rendered by the Arbitratorshallbe finaland binding,may be
filedwith any court of competent jurisdiction
in the County in accordance with
applicablelaw and judgment obtainedthereon,and executionmay issue.
(f)Claimant shallnotifyRespondent(s)priorto retainingany Person or entity
asan expertwitnessforpurposes of any arbitrationor authorizedlitigation.
(g)All Claims subjectto arbitrationshallbe decided by a singleprivateparty
arbitratorto be appointedby theparties.
(h)Ifthe Claim
isnot timely submitted to arbitration,ifClaimant failsto
appear forthe arbitrationproceeding,or ifClaimant failsto fileand deliverthecertified
listof constructiondefectsas provided in subparagraph (c)above,the Claim shallbe
deemed abandoned,and Respondent(s)shallbe releasedand dischargedfrom any and all
liabilitytoClaimant arisingout of such Claims.
(i)No person shallserve as the arbitratorwhere thatperson has any financial
or personal interestin the resultof the arbitrationor any family,socialor significant
professionalacquaintancewith any otherparty to thearbitration.Any person designated
as an arbitratorshallimmediately disclosein writing to allPartiesany circumstance
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likelyto affectthe appearance of impartiality,includingany biasor financialor personal
interestintheoutcome ofthearbitration("ArbitratorDisclosure").Ifany Partyobjectsto
the service
of any arbitratorwithin 14 days afterreceiptof thatArbitrator'sDisclosure,
such arbitratorshallbe replacedin the same manner inwhich thatarbitratorwas selected.
(j)The Arbitratorshallfix the date,time and place for the hearing.The
arbitrationproceedings shallbe conducted inthe County inwhich theCommon Interest
Community islocatedunlessotherwiseagreed by the Parties.
(k)No formal discoveryshallbe conducted in the absence of an orderof the
Arbitratoror expresswrittenagreement among alltheParties.Oral statements,notmade
during the arbitrationproceeding,unlessverifiedor authorizedby a writtendocument,
shallnot be admissible
in any arbitrationproceeding.
(1)Unless directedby the Arbitrator,therewillbe no post-hearingbriefs.
(m)The ArbitrationAward shalladdresseach specificClaim tobe resolvedin
the arbitration,provide a summary of the reasonsthereforeand thereliefgranted,and be
renderedpromptly afterthe closeof the hearing and no laterthan 14 days from theclose
ofthe hearing,unlessotherwiseagreed by the Parties.The Award shallbe in writingand
shallbe signedby the Arbitrator.
(n)The Arbitratorshallaward the prevailingparty such party'scosts and
expenses,includingreasonableattorney'sfees.Inthe event thatthearbitrationisbetween
the Master Association
and an Owner or Owners,and the Owner or Owners are the
prevailingparties,then the attorneysfeesawarded shallbe Common Expenses,but shall
not be assessedagainstthoseOwners thatwere the prevailingparties.
18.11 Consensus for Master Association
Action.Except as otherwiseprovided forin
thisPolicy,the Master Association shallnot commence any action,mediation or arbitration
againstany Party fora Claim unlessthe Owners to which atleast67%of the votes intheMaster
Associationare allocatedagree to such proceedings.However,such Owner consent must be
obtainedby the Master Associationonly afterthe Board deliverswrittennoticeto allMembers
of theMaster
Associationinaccordancewith the procedures setforthinthe Bylaws with respect
to meetings of Members;which noticeshallinclude:
(a)a descriptionof thenatureoftheClaim and the reliefsought;
(b)a copy of any writtenresponsethereto,includingany settlementproposal;
(c)a statement advising Owners of theirduties to discloseto prospective
purchasersand lenderstheClaim thatthe Master Associationproposes to assert;
(d)a statement
thatany recovery from the actionmay not result
in receiptof
funds to pay allcostsof remedying the Claim as estimatedby experts
retainedby the
Master Association;
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(e)an estimateof the expenses and feesto the Master Associationthatthe
Board anticipateswillbe incurredin prosecutingthe claim;
(f)a descriptionof the agreement with the attorneyswhom the Board
proposes toretainto prosecutethe causeof action;and
(g)any other informationrequiredto be disclosedpursuant to C.R.S.(38-
33.3-303.5.
18.12 Liabilityfor Failure to Maintain an Action. No directoror officerof the
Master Associationshallbe liableto any Person forfailureto instituteor maintain or bring to
conclusiona cause of action,mediation or arbitrationfora Claim if the followingcriteriaare
satisfied:(a)the directoror officerwas actingwithin the scope of his or her duties;(b)the
directoror officerwas actingin good faith;and (c)theactoromissionwas not willful,wanton or
grosslynegligent.
18.13 Utilizationof Funds Resulting from the Cause of Action.In the event the
Master Association receivesfunds as a resultof any settlement,mediation,arbitrationor
judgment based upon a cause of action,afterpayment of feesand costsincurredin connection
with prosecutionof such action,the Master Associationshall:(a)depositthe proceeds in a
special,interest-bearingaccount;and (b)utilizethe proceeds only forthe purpose of performing
remedialor repairwork on the conditionswhich were the subjectof the Claim or otherwisefor
purposesof remedying the Claim.
18.14 Exclusive Remedy.The provisionscontainedinthisArticleshallbe thesoleand
exclusiveremedy thatthe Master Associationand otherPartiesshallhave againstDeclarantfor
any Claim,and Declarant,the Master Associationand each Owner expresslywaives any right
it
may have to seek resolutionof any Claim contemplated by thisArticlein any courtof law or
equityand any right
to trialby jury.
18.15 Costs.Should any Party commence litigationor any otheractionagainstany
other Party,in violationof the terms of thisArticle,such Party shallreimburse the costsand
expenses,including attorneys'fees,incurred by the other Party seeking
dismissalof such
litigationor action.IfClaim involvesDeclarantor the Master Association,no Party shallrecord
a memorandum or noticeof lispendens or similarinstrumentthatwould encumber or createa
lienon realpropertyowned by eitherDeclarantor the Master Association,and any recording
of
thesame shallbe nulland void and of no forceoreffect.
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IN WITNESS WHEREOF,Declaranthas executedthisMaster Declarationas of the day
and year firstabove written.
Spring Valley Holdings,LLC,a Delaware
Limited
LiabilityCompany
By:
Its:
STATE OF ([)
)ss.
COUNTY OF jgy)
The foregoing Master Declarationwas ac owledged before me this day of
,by (H as \f
SpringVall6y Holdings,LLC,a Delaware Limited LiabilityCompany,Declarant.
WITNESS my hand and officialseal.
My commission expires:
(SEAL)
Notary Public
No
Countasion&1871866
NotaryPublic-California
SanFranciscoCounty
My Cornrn.ExpiresDec17,2013
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EXHIBIT A
LEGAL DESCRIPTION OF COMMON INTEREST COMMUNITY
A parcelof land locatedinSections28,29,32 and 33,Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedas follows:
Beginning at the Center Quarter Corner of said Section 33 being a3 inch Aluminum Cap
(County Surveyor)found in place;thence N 88027'28"W 1112.41 feetalong the south lineof
Lot 6,of said Section33 to the southwest cornerof saidLot 6 being a 3 inch Aluminum Cap
(County Surveyor)found in place;thence N 01o56'25"E 838.15 feetalong the west lineof said
Lot 6tothe southeastcornerof Lot 5ofsaidSection33 being a 3 inchAluminum Cap (County
Surveyor)found in place;thence N 89014'27"W 1072.10 feetalong thesouth lineof saidLot 5
to a point on the northerlyright-of-wayof GarfieldCounty Road 119;thence the following
seventeencoursesalong the northerlyright-of-wayof saidCounty Road 119:
1. thence along theareof a non-tangentcurveto thelefthaving a radiusof 190.00 feet,and
a centralangle of 38053'l5"fora distancealong thecurveof 128.96 feet;thechordof
saidcurve bearsN 70021'49"Wa distanceof 126.50 feet;
2. thenceN 89048'27"W 335.07 feetto a pointon thewest lineof saidSection33 whence
theNorthwest Corner of saidSection33 being a 3-inchCounty Surveyor'sAluminum
Cap found inplacebearsN 01014'21"E 1729.72 feet;
3. thenceN 89048'27"W 746.63 feet
4.thence along the areof a curve tothe righthaving a radiusof 9975.00 feet,and a central
angle of 01o23'23"fora distancealong the curveof241.95 feet;thechord of saidcurve
bearsN 89006'46"Wa distanceof241.94 feet;
5. thenceN 88025'04"W 886.82 feet;
6. thence along theareof a curveto the righthaving a radiusof30.00 feet,and a central
angleof 101o43'17"fora distancealong the curve of 53.26 feet;thechord of saidcurve
bearsN 37'33'26"Wa distanceof46.54 feet;
7.thenceN 13018'l3"E 1531.48 feet;
8. thence along theare of a curveto thelefthaving a radiusof715.00 feet,and a central
angle of 15055'l2"fora distancealong thecurveof 198.67 feet;thechordofsaidcurve
bearsN 05020'37"Ea distanceof 198.03feetto a pointon the south lineofsaidSection
29 whence theSoutheastCorner of saidSection29 bears S 89003'23"Ea distanceof
1570.16 feet;
9.thence along the are of a curve tothelefthaving a radiusof 715.00 feet,and a central
angleof 29005'27"fora distancealong thecurve of 363.03 feet;the chord ofsaidcurve
bearsN 17009'43"Wa distanceof 359.14 feet;
10.thence along theareof a curveto thelefthaving a radiusof 1853.11 feet,and a central
angle of 14056'46"fora distancealong thecurve of483.40 feet;thechord ofsaidcurve
bearsN 39010'49"Wa distanceof482.03 feet;
11.thenceN 46039'l2"W 512.11 feet;
12.thence along the areof a curve tothelefthaving a radiusof 544.29 feet,and a central
angle of 29019'l2"fora distancealong the curveof278.53 feet;thechord ofsaidcurve
bearsN 61018'49"Wa distanceof 275.50 feet;
13.thenceN 75058'25"W 274.72 feet;
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14.thence along theareof a curve tothe righthaving a radiusof 777.56 feet,and a central
angle of 10'01'45"fora distancealong the curveof 136.11 feet;thechord of saidcurve
bearsN 70057'32"Wa distanceof 135.93 feet;
15.thenceN 65056'40"
W 288.79 feet;
16.thence along theareofa curveto the righthaving a radiusof934.49 feet,and a central
angle of 12043'O9"fora distancealong thecurve of207.45 feet;thechordof saidcurve
bearsN 59035'05"Wa distanceof 207.03 feet;
17.thenceN 53ol3'30"W 363.38 feetto a pointon the west lineofLot 26 of saidSection
2 9;
thence N 00030'27"E 619.90 feetalong the west lineof said Lot 26 to thenorthwestcornerof
said Lot 26;thence N 90000'00"W 65.41 feetto a fence post with a pk-nailin the top and
accepted as the southwest corner of Lot 20 of said Section29;thence N 00'34'26"E 2165.03
feetalong the accepted west lineof Lots 20,16,and 8 of saidSection29 to a red plasticcap
(P.L.S.27929);thence N 00032'35"E 431.30 feetto the southwest cornerof a parcelof land
describedinBook 527,Page 951 intheofficeofthe GarfieldCounty Clerkand Recorder;thence
along the southerlyboundary of saidparceloflanddescribedinBook 527,Page 951 S 89032'20"
E 431.36 feet;
thence the followingtwo courses along the Southerlyboundary of a parcelof land describedin
Book 872,Page 768 intheofficeoftheGarfieldCounty Clerkand Recorder:
1. thenceS 50051'48"
E 497.50 feet;
2. thenceS 57'58'21"
E 57.39 feetto a pointon the Southerlyboundary of a parcelofland
describedinBook 915,Page 112 inthe officeoftheGarfieldCounty Clerk and Recorder;
thence S 57058'21"E 305.00 feetalong the Southerlyboundary of saidparcelof landdescribed
in Book 915,Page 112;
thence S 33033'03"E 149.53 feet along the Southwesterlyboundary of a parcel of land
describedin Book 621,Page 219 in the officeof the GarfieldCounty Clerk and Recorder to a
point being the southwesterlycornerof said parcelof land describedin Book 621,Page 219;
thence S 81036'23"Ea distanceof 135.95 feetalong the southerlyboundary of saidparcelof
landdescribedinBook 621,Page 219 toa pointbeing the southeasterlycornerof saidparcelof
land describedin Book 621,Page 219;thence S 81042'23"Ea distanceof 302.25 feetalong the
southerlyboundary of a parcelof land described
in Book 1540,Page 930 in the officeof the
GarfieldCounty Clerk and Recorder to a point being the southeasterlycornerof saidparcelof
land describedin Book 1540,Page 930;thence the following two courses along the easterly
boundary of saidparcelofland describedinBook 1540,Page 930
1. thence N 05012'20"Ea distanceof 149.95feettoa point;
2. thence39.08 feetalong theareof a non tangentcurvetothe righthaving a radiusof
55.23 feet,a centralangle of 40032'42",and thechordbearsN 25029'O2"Ea distanceof
38.27 feet,toa pointon the southerlyboundary ofa parcelof landdescribedin Book
1416,Page 237 in the officeof the GarfieldCounty Clerk and Recorder;
thence S 81042'37"
Ea distanceof 123.19 feetalong said southerlyboundary of saidparcelof
land describedinBook 1416,Page 237 toa pointbeing the southeasterlycornerof saidparcelof
land describedinBook 1416,Page 237;thenceN 21000'23"Wa distanceof 884.46 feetalong
the northeasterlyboundary of saidparcelof landdescribedin Book 1416,Page 237 toa pointon
the southerlyright-of-wayof GarfieldCounty Road 115 (CR115);
thencethe followingseven coursesalong saidsoutherlyCR115 right-of-way:
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1. thence 378.35 feetalong theareof a non tangentcurve tothelefthaving a radiusof
5348.82 feet,a centralangle of 04003'10",and thechord bears S 77050'30"Ea distance
of 378.27 feet;
2.thenceS 79052'05"Ea distanceof 452.89 feet;
3. thence 311.06 feetalong theare ofa tangentcurve tothe righthaving a radiusof 870.00
feet,a centralangle of 20029'O8",and the chord bearsS 69037'31"Ea distanceof 309.41
feet;
4.thenceS 59022'57"
Ea distanceof 217.30 feet;
5. thence 653.85 feetalong theareof a tangentcurveto the righthaving a radiusof 1051.34
feet,a centralangle of 35038'00",and the chordbears S 41033'57"Ea distanceof 643.36
feet;
6. thence S 23044'57"
Ea distanceof 73.66 feettoa point;
7. thence 163.46 feetalong theareof a tangentcurve tothelefthaving a radiusof 993.47
feet,a centralangle of 09025'38",and thechord bearsS 28027'47"Ea distanceof 163.28
feet,to a pointon the northerlyboundary of a parcelof landdescribedin Book 886,Page
329 inthe officeof theGarfieldCounty Clerk and Recorder;
thence along the northerlyand westerlyboundariesof saidparcelof landdescribedinBook 886,
Page 329 the followingthreecourses:
1.thence S 82052'22"Wa distanceof 323.76 feet;
2. thence S 04018'35"
Ea distanceof 374.95 feet;
3.thence S 05036'42"Ea distanceof 538.91 feetto a pointon the westerlyboundary of a
parcelof land describedin Book 736,Page 345 intheofficeofthe GarfieldCounty Clerk
and Recorder;
thence along the westerlyand southerlyboundariesof saidparcelof land describedin Book 736,
Page 345 the followingfivecourses:
1. thence S 05008'O9"Ea distanceof 580.16 feet;
2. thence S 25054'08"Ea distanceof 19.09 feet;
3.thence S 50053'55"Ea distanceof27.02 feet;
4. thence S 66059'35"Ea distanceof380.19 feet;
5.thenceS 74053'28"
Ea distanceof35.87 feet;
thenceN 58003'40"
Ea distanceof 625.36 feetalong the southerlyboundariesof parcelsof land
describedin Book 988,Page 802 and Book 736,Page 345 intheofficeof the GarfieldCounty
Clerk and Recorder
to a point on the boundary of a parcelof land describedinBook 988,Page
802 intheofficeof theGarfieldCounty Clerkand Recorder;
thence the followingsix coursesaround the southerly,easterlyand northerlyboundariesof said
parcelof land describedinBook 988,Page 802:
1.thenceN 14045'31"Wa distanceof 57.78 feet;
2. thenceN 00037'24"
Wa distanceof 148.37 feet;
3.thenceN 88048'28"Wa distanceof25.57 feet;
4.thenceN 00001'52"Ea distanceof69.06 feet;
5.thenceN 89058'08"Wa distanceof 101.60 feet;
6. thence
N 13045'40"Wa distance
of 111.74 feettoa pointon theparcelof land described
inBook 495,Page 596 intheofficeof the GarfieldCounty Clerk and Recorder;
thence the followingfour coursesalong the SoutherlyBoundary of saidparcelof land described
in Book 495,Page 596:
1. thenceN 59030'35"
Ea distanceof 216.33 feet;
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2. thence S 42016'l9"Ea distanceof 154.20 feet;
3.thenceN 54010'41"Ea distanceof 185.54 feet;
4.thenceS 89058'08"Ea distanceof 327.05
feettothesoutheastcornerof saidparcelof
landdescribedinBook 495,Page 596;
thence N 00001'52"Ea distanceof 114.31 feetalong the easterlyboundary of saidparcelof land
describedinBook 495,Page 596 to a pointon saidsoutherlyright-of-wayof CR115 ;thencethe
followingtwo coursesalong saidsoutherlyCR115 right-of-way:
1. thence S 73002'l4"Ea distanceof 593.48 feet;
2.thence39.62 feetalong theare of a tangentcurvetothe righthaving a radiusof 594.56
feet,a centralangle of 03049'04",and thechord bears S 71007'42"Ea distanceof39.61
feet;
thence S 00025'03"Ea distanceof 928.00 feet;thence S 43014'55"Ea distanceof 36.33 feetto
a point on the westerlyboundary of a parcel of land describedin Book 638,Page 941 in the
officeof theGarfieldCounty Clerk and Recorder;thenceS 01000'28"Wa distanceof 2326.48
feetalong saidwesterlyboundary of saidparcelof land describedin Book 638,Page 941 to a
point on the south lineof Section28 whence theSouthwest Corner of Section28 being a3 inch
County Surveyor Aluminum Cap found in place bears S 88'33'l5"E 1495.74 feet;thence S
88'33'l5"Ea distanceof 1084.24 feetalong the south lineof Section28 to the South Quarter
Corner of Section28 being a 2-inchAluminum Cap (P.E.L.S.5933);thence continuingalong the
south lineof Section 28 S 86011'17"Ea distanceof 829.99 feetto a point on said southerly
right-of-wayof CR115;thence the followingtwo courses along said southerlyright-of-wayof
CR115:
1.thence 21.25 feetalong theareof a non tangentcurvetothelefthaving a radiusof430.00
feet,a centralangle of 02049'54",and thechord bearsS 58028'20"Ea distanceof 21.25
feet;
2.thenceS 59053'17"Ea distanceof 155.58 feet;
thence leavingsaid southerlyright-of-wayof CRll5 S 20'l5'05"Wa distanceof 552.69 feet;
thence S 19001'26"Ea distanceof 1341.54 feet;thenceS 26006'27"Ea distanceof 780.49 feet
to a pointon the south lineof the NE Quarter of Section33;thence along saidsouth lineof the
NE Quarterof Section33 N 88027'45"Wa distanceof 1577.58feetto the pointof beginning;
containing696.0741 acresmore or less.
Along with:
A parcel of land located in Section 28,Township 6 South,Range 88 West,Sixth Principal
Meridian being more particularlydescribedasfollows:
Beginning at a point on the southerlyright-of-wayof Garfield County Road 115 (CR115)
whence the West Quarter corner of saidSection 28 bears S 01009'28"Wa distanceof 987.24
feet along the West line of said Section 28;thence the following four courses along said
southerlyCR115 right-of-way:
1. thence S 72018'24"Ea distanceof 158.70 feet;
2. thence154.94 feetalong the areof a tangentcurve tothe righthaving a radiusof 347.41
feet,a centralangle of 25033'l4",and thechord bearsS 59031'47"Ea distanceof 153.66
feet;
3. thence S 46045'10"Ea distanceof235.64 feet;
4.thence 121.81 feetalong the areof a tangentcurve to the lefthaving a radiusof 826.12
feet,a centralangle of 08026'53",and thechord bearsS 50058'37"Ea distanceof 121.70
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feetto a pointon the northerlylineof a parcelof landdescribedin Book 495,Page 596 in
the officeoftheGarfieldCounty Clerk and Recorder;
thence along said northerlyline of said parcel of land described in Book 495,Page 596 N
88009'03"Wa distanceof 557.11 feetto a point on said West lineof said Section 28;thence
along said West lineof Section28 N 01009'28"Ea distanceof 346.32 feet;to the point of
beginning.containing2.6579 acresmore orless.
Along with:
A parcel of land located
in Sections 33 and 34,Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedas follows:
Beginning at a pointon the northerlyright-of-wayof Garfield County Road 115 (CR115)
whence the Quarter Corner common to saidSections33 and 34 bearsS 25007'26"Ea distanceof
325.02;thenceN 16002'33"Ea distanceof 630.62 feet;thenceN 84055'34"Ea distanceof
563.88 feet;thence S 10035'55"Ea distanceof 486.06 feetto a point on saidnortherlyright-of-
way of CR115;
thence the followingtwo coursesalong saidCR115 northerlyright-of-way:
1.thence 133.48feetalong theareofa non tangentcurvetothe lefthaving a radiusof
310.00 feet,a centralangle of 24040'l4",and thechord bears S 80008'58"Wa distanceof
132.45 feet;
2.thence 715.35 feetalong theare ofa tangentcurve to the righthaving a radiusof
2141.07 feet,a centralangle of 19008'35",and the chordbears S 77023'O9"Wa distance
of 712.03 feet;
tothepointof beginning;containing8.7751 acresmore or less.
The combined areaoftheabove describedthreeparcelsis707.507 acresmore orless
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EXHIBIT B
LEGAL DESCRIPTION OF PROPERTY ANNEXABLE TO THE COMMON
INTEREST COMMUNITY
A parcelof land locatedin Sections14, 15,16,20, 21, 22, 23,26,27,28, 29,32, 33,
and 34,
Township 6 South,Range 88 West,Sixth PrincipalMeridian being more particularlydescribed
as follows:
Beginning attheNorthwest Comer of saidSection 20 being a 2-inch Aluminum Cap (P.E.L.S.
5933);thence S 88016'08"
E 2627.19 feetalong thenorth lineof saidSection20 to theNorth
Quarter Comer of said Section 20 being a 2-inch Aluminum Cap (P.E.L.S.5933);thence S
88015'48"E 2625.91 feetalong thenorth lineof saidSection20 to theNortheastComer of said
Section20 being a 2-1/2inchGLO Brass Cap found in place saidcomer alsobeing on the west
lineof saidSection 16;thence N 00000'14"W 2631.77 feetalong thewest lineof saidSection
16 to the East Quarter Comer of Section 17,T. 6 S.,R. 88 W.,6th P.M.being a 2-1/2inch GLO
Brass Cap found in place;thence N 00008'04"W 340.70 feetcontinuingalong the west lineof
saidSection16 totheWest QuarterComer of saidSection16 being a 2-1/2inchGLO Brass Cap
found in place;thenceN 00001'47"E 1047.99 feetcontinuingalong thewest lineof saidSection
16 tothe southwest corner of a parcelof land describedinBook 795,Page 980 intheofficeof
theGarfieldCounty Clerk and Recorder;thencethe followingthreecoursesalong the boundary
ofsaidparceldescribedinBook 795,Page 980:
1. thenceN 89016'47"E 334.10 feet;
2. thenceN 03035'47"E 252.06 feet;
3. thenceN 88027'52"W 349.87 feettoa pointon the west lineof saidSection16;
thenceN 00001'47"E 977.15 feetalong the west lineofsaidSection16 totheNortheastCorner
of saidSection17 being a 2-1/2inch GLO Brass Cap found in place;thenceN 00001'20"W
344.80 feetcontinuingalong thewest lineof saidSection16 totheNorthwest Corner ofsaid
Section16 being a 2-1/2inchGLO Brass Cap found in place;thenceN 89'57'15"E 2703.26
feetalong thenorth lineof saidSection16 totheNorth QuarterCorner of saidSection16 being
a 2-1/2inchGLO Brass Cap found in place;thenceN 89057'O9"E 2637.87 feetcontinuing
along thenorth lineof saidSection16 totheNortheastComer of saidSection16 being a 2-1/2
inchGLO Brass Cap found in place;thenceN 89058'17"E 2638.56 feetalong thenorthlineof
saidSection 15 totheNorth QuarterCorner of saidSection15 being a 2-1/2inchGLO Brass
Cap found in place;thence S 89059'36"E 1318.31feetcontinuingalong the northlineof said
Section15 tothewest lineofthe NE1/4NE1/4 of saidSection15 being a 3-inchAluminum Cap
(L.S.15710)found in place whence thenortheastcornerofsaidSection15 being a 2-1/2inch
GLO Brass Cap found in place bears S 89059'36"E 1318.31 feet;thence S 00000'O9"E 1312.36
feetalong the west lineofthe NE1/4NE1/4 of saidSection15 tothesouthwestcornerofthe
NE1/4NEl/4 of saidSection15 being a 3-inchAluminum Cap (L.S.15710)found in place;
thenceN 89055'46"E 1317.67 feetalong thesouth lineoftheNE1/4NEl/4 of saidSection15 to
thesoutheastcorneroftheNE1/4NEl/4 of saidSection15 being a 3-inchAluminum Cap (L.S.
15710)found in place;thenceS 89058'46"E 1320.64 feetalong thenorthlineofthe
SW1/4NW1/4 of saidSection14 tothe northeastcornerof theSW1/4NW1/4 of saidSection14
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being a 3-inchAluminum Cap (L.S.15710)found in place;thenceS 00001'34"W 1312.94 feet
along theeastlineoftheSW1/4NW1/4 of saidSection14 tothesoutheastcomer of the
SW1/4NW1/4 of saidSection14 being a 2-inchAluminum Cap (P.E.L.S.5933);thenceS
00001'l9"E 2647.58 feetalong theeastlineof theW1/2SW1/4 of saidSection14 to the
southeastcomer ofthe W1/2SW1/4 ofsaidSection14 being a 2-inchAluminum Cap (P.E.L.S.
5933);thenceS 89059'40"E 1318.39 feetalong thenorth lineof saidSection23 totheNorth
Quarter Corner of saidSection23 being a 2-1/2inch GLO Brass Cap found in place;thenceS
00005'23"E 5277.46 feetalong the eastlineofthe W1/2 of saidSection23 totheSouth Quarter
Corner of saidSection23 being a 2-1/2inchGLO Brass Cap found in place;thence S 00000'49"
W 5529.94 feetalong theeastlineof theW1/2 of saidSection26 totheSouth QuarterComer of
saidSection26 being a 2-1/2inch GLO Brass Cap found in place;thence S 84'59'30"W 31.37
feetalong thesouthlineof saidSection26 tothe North Quarter Corner of Section35,T. 6 S.,R.
88 W.,6th P.M.,being a 2-1/2inch GLO Brass Cap found in place;thenceS 84041'15"W
1292.34 feetalong thesouth lineof saidSection26 tothesoutheastcornerofLot 14 ofsaid
Section26 being a 2-inchAluminum Cap (P.E.L.S.5933);thenceN 00021'37"E 372.49 feet
along theeastlineofsaidLot 14,Section26 tothenortheastcomer of saidLot 14 being a 2-inch
Aluminum Cap (P.E.L.S.5933);thenceN 89053'31"W 1611.72feetalong thenorthlineof said
Lot 14 tothenorthwestcomer of saidLot 14 being a 2-inchAluminum Cap (P.E.L.S.5933);
thenceS 00000'l4"W 525.17 feetalong thewest lineof saidLot 14 to the SouthwestCorner of
saidSection26 being a 2-1/2 inchGLO Brass Cap found in place;thenceN 89014'59"W
2647.44 feetalong thesouthlineof saidSection27 totheSouth QuarterComer of saidSection
27 being a 2-1/2inchGLO Brass Cap found in place;thenceN 89017'll"W 1319.72feetalong
thenorth lineof saidSection34 tothenortheastcorneroftheW1/2NW1/4 ofsaidSection34
being a 2-inchAluminum Cap (P.E.L.S.5933)whence theNorthwest Comer ofsaidSection34
being a 2-1/2-inchGLO Brass Cap found in placebearsN 89017'll"W 1319.72 feet;thenceS
00005'58"Ea distanceof 2353.81 feetto a pointon the northerlyright-of-wayofGarfield
County Road 115;thencethe followingthreecoursesalong the northerlyright-of-wayof said
County Road 115:
1. thence235.33 feetalong theareof a non tangentcurvetothe righthaving a radiusof
639.07 feet,a centralangle of 21005'53",and thechordbearsN 67017'l6"Wa distance
of234.00 feet;
2. thenceN 56044'19"Wa distanceof 393.81 feet;
3. thence 166.52 feetalong the areofa tangentcurve tothe lefthaving a radiusof310.00
feet,a centralangle of 30'46'36",and thechordbearsN 72007'37"Wa distanceof
164.52 feet;
thence departingsaidGarfieldCounty Road 115 N 10035'55"Wa distanceof486.06 feet;
thence S 84o55'34"Wa distanceof 563.88 feet;thenceS 16002'33"Wa distanceof630.62 feet
toa pointon the northerlyright-of-wayof saidGarfieldCounty Road 115;thencethe following
thirtycoursesalong the northerlyright-of-wayof saidCounty Road 115:
1. thence 168.86 feetalong theareof a non tangentcurvetothe righthaving a radiusof
2141.07 feet,a centralangle of 04031'07",and thechord bearsS 89013'00"Wa distance
of 168.81 feet;
2. thence159.12 feetalong the areofa tangentcurvetothe righthaving a radiusof 170.00
feet,a centralangle of 53037'43",and thechordbearsN 61o42'35"Wa distanceof
153.37 feet;
2
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3. thence460.26 feetalong theare ofa tangentcurveto the righthaving a radiusof 699.53
feet,a centralangle of 37041'54",and the chordbearsN 16002'47"Wa distanceof
452.01 feet;
4. thenceN 02'48'10"Ea distanceof238.01 feet;
5.thence429.79 feetalong the areofa tangentcurve tothelefthaving a radiusof 912.82
feet,a centralangle of 26058'38",and thechordbearsN 10041'O9"Wa distanceof
425.83 feet;
6.thenceN 24ol0'27"Wa distanceof 644.62 feet;
7.thence504.76 feetalong theare ofa tangentcurvetothelefthaving a radiusof 809.79
feet,a centralangle of 35042'49",and thechord bearsN 42001'52"Wa distanceof
496.63 feet;
8.thenceN 59053'l7"Wa distanceof 459.39 feet;
9. thence 167.17feetalong theare ofa tangentcurvetothe righthaving a radiusof370.00
feet,a centralangle of 25053'll",and the chordbearsN 46056'42"Wa distanceof
165.75 feet;
10.thenceN 34000'06"Wa distanceof 1152.91 feet;
11.thence1191.15 feetalong the are ofa tangentcurve tothe righthaving a radiusof
2377.42 feet,a centralangle of 28042'24",and the chordbearsN 19'38'54"Wa distance
of 1178.73 feet;
12.thence245.56 feetalong theareofa tangentcurvetothelefthaving a radiusof430.00
feet,a centralangle of 32043'l4",and the chordbearsN 21039'l9"Wa distanceof
242.24 feet;
13.thence376.29 feetalong theareofa tangentcurvetothe righthaving a radiusof 1361.75
feet,a centralangle of 15049'57",and the chordbearsN 30005'57"Wa distanceof
375.10 feet;
14.thenceN 22010'58"Wa distanceof307.62 feet;
15.thence580.97 feetalong theareofa tangentcurve tothelefthaving a radiusof 654.56
feet,a centralangle of 50051'l5",and the chord bearsN 47'36'36"Wa distanceof
562.09 feet;
16.thenceN 73002'l4"Wa distanceof636.67 feet;
17.thence351.46 feetalong theare ofa tangentcurvetothe righthaving a radiusof766.12
feet,a centralangle of 26017'03",and the chordbearsN 59053'42"Wa distanceof
348.38 feet;
18.thenceN 46045'10"Wa distanceof 235.64 feet;
19.thence 181.70feetalong theareof a tangentcurve tothelefthaving a radiusof 407.41
feet,a centralangle of 25033'l4",and thechordbearsN 59031'47"Wa distanceof
180.20 feet;
20.thenceN 72018'24"Wa distanceof432.60 feet;
21.thence264.71 feetalong the areofa tangentcurvetothe righthaving a radiusof420.00
feet,a centralangle of 36'06'40",and thechord bearsN 54ol5'04"Wa distanceof
260.35 feet;
22.thence202.78 feetalong the areofa tangentcurve tothe righthaving a radiusof 933.47
feet,a centralangle of 12026'47",and thechord bearsN 29058'21"Wa distanceof
202.38 feet;
23.thenceN 23044'57"
Wa distanceof73.66 feet;
3
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24.thence 691.16 feetalong the areofa tangentcurvetothelefthaving a radiusof 1111.34
feet,a centralangle of 35038'00",and the chordbearsN 41033'57"Wa distanceof
680.07 feet;
25.thenceN 59022'57"Wa distanceof217.30 feet;
26.thence 332.51 feetalong theareof a tangentcurve tothe lefthaving a radiusof930.00
feet,a centralangle of 20029'O8",and thechordbearsN 69037'31"Wa distanceof
330.75 feet;
27.thenceN 79052'05"Wa distanceof452.89 feet;
28.thence 416.54 feetalong the areofa tangentcurvetothe righthaving a radiusof 5288.82
feet,a centralangle of 04030'45",and thechord bearsN 77036'43"Wa distanceof
416.43 feet;
29.thence 250.87 feetalong the arcof a curve tothe righthaving a radiusof 5288.82 feet,
and a centralangle of 02043'04",and thechord bearsN 73059'48"Wa distanceof250.84
feet;
30.thenceN 72038'l6"W
1244.87feetto a pointon the acceptedeastlineof Lot 4 ofsaid
Section20 whence the southeastcornerofa parcelof land recordedunder reception
number 467225 intheofficeoftheGarfieldCounty Clerkand Recorder being a 2-inch
Aluminum Cap (P.E.L.S.5933)and acceptedasa pointon theeastlineof saidLot 4
bearsS 01o51'02"W 9.41 feet;
thence N 01o51'02"E 490.79 feetalong the accepted east lineof saidLot 4 to the northeast
comer of said Lot 4 being a 2-inchAluminum Cap (P.E.L.S.5933);thence N 88018'52"W
1429.59 feetalong the northlineof saidLot 4 and Lot 3 of saidSection 20 to the northwest
comer of said Lot 3 being a 2-inch Aluminum Cap (P.E.L.S.5933)whence the Southwest
Comer of saidLot 20 being a 2-1/2inch Aluminum Cap (P.L.S.27929)found in place bearsS
00006'31"E 1008.11 feet;thence N 00006'31"W 1630.93 feet along the west lineof said
Section 20 to the West Quarter Corner of said Section 20 being a 2-inch Aluminum Cap
(P.E.L.S.5933);thenceN 00004'l2"E 2632.88 feetalong thewest lineof saidSection20 tothe
Northwest Comer of saidSection 20 being the POINT OF BEGINNING containing5198.85
acresmore or less,priortothe followingexceptedparcel:
EXCEPTING THE FOLLOWING
FIVE PARCELS:
Section 15 Exception:
A parcelof land being theNorthwest Quarter of the Southwest Quarterof Section 15,Township
6 South Range 88 West,of the Sixth Principalmeridian,saidparcelbeing furtherdescribedas
follows:
Beginning atthe West Quarter comer of saidSection 15 being a 2-1/2inch GLO Brass Cap
found in place,thence N 89051'07"E 1323.59 feetalong the North lineof theNW1/4SW1/4 of
said Section 15 to the northeastcomer of the NW1/4SW1/4 of said Section 15;thence S
00001'49"E 1540.50 feetalong the East lineof theNW1/4SW1/4 of saidSection 15 to the
SoutheastComer of the NW1/4SW1/4;thenceS 89058'25"W 1323.59 feetalong thesouth line
of the NW1/4SW1/4 of said Section 15 to the southwest comer of the NW1/4SW1/4 of said
section15;whence the Southwest Corner of saidSection15 being a 2-1/2inchGLO Brass Cap
found in place bears S 00001'49"E 1537.70 feet;thenceN 00001'49"W 1537.70 feetalong the
4
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west lineof theNW1/4SW1/4
of saidsection15 tothenorthwestcorner oftheNW1/4SW1/4 of
saidsection15 being thePOINT OF BEGINNING containing46.76 acresmore orless.
Club Parcel A Exception:
A parcelof landlocatedinSections22 and 27,Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedasfollows:
Beginning ata pointwhence thecornercommon tosections27,28,33 and 34 Township 6 South,
Range 88 West of theSixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 16033'46"
Wa distanceof2869.89 feet;thenceN 24'03'56"Ea distanceof 704.78 feet;
thenceN 27044'26"Wa distanceof 146.44 feet;thence 277.79 feetalong theare of a non
tangentcurve tothelefthaving a radiusof238.30 feet,a centralangle of 66047'27",and the
chord bearsN 05'l2'14"Ea distanceof 262.33 feet;thence75.72feetalong theareof a tangent
curve tothe lefthaving a radiusof 1080.95 feet,a centralangle of 04000'50",and thechordbears
N 30011'54"
Wa distanceof 75.71 feet;thenceN 59021'42"Ea distanceof 121.50 feet;
thenceN 21'55'31"Wa distanceof343.96 feet;thenceN 53033'07"Wa distanceof283.51 feet;
thenceN 23'51'37"Wa distanceof66.58 feet;thenceN 00015'41"Wa distanceof201.29 feet;
thenceN 70015'59"Wa distanceof 131.21 feet;thence98.12 feetalong theareofa non tangent
curve tothe righthaving a radiusof 388.80 feet,a centralangle of 14027'33",and thechord
bearsN 30023'53"Ea distanceof 97.86 feet;thenceN 37037'40"Ea distanceof 102.50 feet;
thence 435.35 feetalong the areof a tangentcurve tothelefthaving a radiusof472.00 feet,a
centralangle of 52050'48",and the chord bearsN
11012'15"Ea distanceof420.08 feet;thenceN
15013'O9"Wa distanceof270.92 feet;thence 257.41 feetalong theareof a tangentcurvetothe
righthaving a radiusof 850.00 feet,a centralangle of 17021'03",and thechordbearsN
06032'37"Wa distanceof 256.42 feet;thence49.23 feetalong theareof a tangentcurve tothe
righthaving a radiusof25.00 feet,a centralangle of 112049'36",and thechordbearsN
58032'43"Ea distanceof41.65 feet;thence 68.29 feetalong theareof a tangentcurvetothe
righthaving a radiusof 109.00 feet,a centralangle of 35053'49",and the chordbears S
47005'34"Ea distanceof67.18 feet;thence238.84 feetalong theareof a tangentcurveto the
lefthaving a radiusof 233.30 feet,a centralangle of 58039'27",and thechord bearsS 58028'23"
Ea distanceof 228.55 feet;thence S 87048'07"Ea distanceof 53.67 feet;thence 50.92feet
along the are ofa tangentcurve to the righthaving a radiusof225.00 feet,a centralangleof
12058'05",and thechord bears S 81019'04"Ea distanceof 50.82 feet;thenceS 74050'02"Ea
distanceof 12.21 feet;thence 78.47feetalong the areof a tangentcurvetothe righthaving a
radiusof 166.00 feet,a centralangle of 27005'00",and thechordbearsS 61ol7'32"Ea distance
of77.74 feet;thence S 33011'51"Wa distanceof 33.66 feet;thenceS 23013'42"Ea distanceof
263.55 feet;thenceS 03015'29"
Ea distanceof228.41 feet;thenceS 47010'57"Ea distanceof
425.45 feet;thence S 28023'01"Ea distanceof 280.60 feet;thenceS 27030'02"Ea distanceof
560.26 feet;thence S 23004'41"Ea distanceof239.14 feet;thenceS 21o36'57"Ea distanceof
592.55 feet;thence S 13'37'50"Wa distanceof 178.93 feet;thenceS 85038'04"Wa distanceof
342.22 feet;thenceN 66028'44"Wa distanceof262.01 feet;thence S 11o51'l3"Wa distanceof
319.84 feet;thence S 33053'10"Ea distanceof 171.07 feet;thence274.78 feetalong theareofa
non tangentcurvetothe lefthaving a radiusof 233.30 feet,a centralangle of 67028'58",and the
chord bearsS 18043'59"Wa distanceof259.17 feet;thenceS 15000'30"Ea distanceof 86.40
feet;thence236.13 feetalong theareofa tangentcurvetothe righthaving a radiusof 183.30
feet,a centralangle of 73048'35",and thechord bearsS 21'53'48"Wa distanceof 220.14 feet;
thence S 58048'06"Wa distanceof21.20 feet;thence 34.15feetalong the are of a tangentcurve
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tothe righthaving a radiusof 25.00 feet,a centralangleof 78016'22",and thechordbearsN
82'03'43"Wa distanceof 31.56 feet;thence 60.22feetalong theareof a tangentcurve tothe
lefthaving a radiusof 221.00 feet,a centralangle of 15036'42",and thechordbearsN 50043'53"
Wa distanceof 60.03 feet;thenceN 58032'l5"Wa distanceof 107.70 feet;thence179.84 feet
along theare ofa tangentcurve tothe righthaving a radiusof268.00 feet,a centralangle of
38026'51",and thechord bearsN 39018'49"Wa distanceof 176.48 feet;thence 172.91feet
along theare of a tangentcurve tothelefthaving a radiusof238.00 feet,a centralangle of
41o37'30",and the chord bearsN 40054'09"Wa distanceof 169.13 feet;thence118.71 feet
along theare ofa tangentcurve tothe righthaving a radiusof268.00 feet,a centralangle of
25022'47",and thechordbearsN 49001'30"Wa distanceof 117.75 feet;thence270.26 feet
along theare of a tangentcurve tothelefthaving a radiusof253.00 feet,a centralangle of
61012'l8",and thechordbearsN 66056'l6"Wa distanceof257.59 feettothe pointof
beginning;containing61.9080 acresmore orless.
Club Parcel B Exception:
A parceloflandlocatedinSection22,Township 6 South,Range 88 West,SixthPrincipal
Meridian being more particularlydescribedasfollows:
Beginning ata pointwhence the cornercommon tosections27,28,33 and 34 Township 6 South,
Range 88 West of theSixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 07002'56"
Wa distanceof 5573.72 feet;thenceS 78005'34"Wa distanceof 110.10 feet;
thence 114.02feetalong theareofa non tangentcurve tothelefthaving a radiusof323.30 feet,
a centralangle of 20'l2'28",and thechord bearsN 06044'O8"Wa distanceof 113.43 feet;
thenceN 16050'22"Wa distanceof 79.64 feet;thence 182.81 feetalong thearcofa tangent
curve tothe righthaving a radiusof 109.00 feet,a centralangle of 96005'44",and thechord
bearsN 31012'30"Ea distanceof 162.13 feet;thence 45.11feetalong theareofa non tangent
curve tothe righthaving a radiusof25.00 feet,a centralangle of 103023'15",and the chord
bears S 49003'00"Ea distanceof39.24 feet;thence281.89 feetalong theareofa tangentcurve
tothe lefthaving a radiusof 910.00 feet,a centralangle of 17044'55",and the chord bearsS
06013'49"Ea distanceof280.77 feetto the pointof beginning;containing0.7439 acresmore or
less.
Club Parcel C Exception:
A parcelof landlocatedinSections21,22,27 and 28 Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedasfollows:
Beginning at a pointwhence thecornercommon tosections27,28,33 and 34 Township 6 South,
Range 88 West of theSixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 17054'O9"Wa distanceof2230.97 feet;thence S 67049'37"Wa distanceof422.10 feet;
thence 317.97 feetalong the areof a non tangentcurveto the lefthaving a radiusof250.00 feet,
a centralangle of 72052'23",and thechord bearsN 52057'46"Wa distanceof296.97 feet;
thence 0.07feetalong the areof a non tangentcurveto thelefthaving a radiusof 250.35 feet,a
centralangle of 00000'56",and thechordbearsN 89023'57"Wa distanceof0.07 feet;thenceN
89023'57"Wa distanceof 222.04 feet;thence423.37 feetalong theareof a tangentcurvetothe
righthaving a radiusof214.35 feet,a centralangle of 113009'59",and thechord bearsN
32048'58"Wa distanceof 357.83 feet;thenceN 23046'02"Ea distanceof 108.52 feet;
thence 115.21 feetalong the areof a tangentcurvetothe lefthaving a radiusof 277.00 feet,a
centralangle of 23049'47",and the chord bearsN 11o51'08"Ea distanceof 114.38 feet;thenceN
6
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00003'46"Wa distanceof 13.14 feet;thence 180.73 feetalong theareofa tangentcurvetothe
lefthaving a radiusof435.00 feet,a centralangle of 23o48'l6",and thechordbearsN 11057'54"
Wa distanceof 179.43 feet;thenceN 89034'38"
Ea distanceof348.84 feet;thenceN 30003'00"
Ea distanceof 223.48 feet;thenceN 27002'33"
Wa distanceof 127.78 feet;thenceS 78007'l5"
Wa distanceof317.21 feet;thence 385.41 feetalong thearcof a non tangentcurvetothe right
having a radiusof 730.00 feet,a centralangle of 30015'00",and thechord bearsN 44030'05"Wa
distanceof380.95 feet;thenceN 60037'25"Ea distanceof223.04 feet;thenceN 50029'46"Wa
distanceof 201.56 feet;thenceN 00'20'46"Ea distanceof 538.01 feet;thenceN 06'31'58"Wa
distanceof 325.27 feet;thenceN 47045'44"Wa distanceof 160.47 feet;thence61.13feetalong
theare ofa non tangentcurve tothelefthaving a radiusof 325.00 feet,a centralangleof
10046'36",and thechord bearsN 04028'51"Wa distanceof 61.04 feet;thenceN 09052'10"Wa
distanceof 248.52 feet;thence158.30feetalong theareofa tangentcurve tothelefthaving a
radiusof625.00 feet,a centralangle of 14030'43",and thechord bearsN 17007'31"Wa distance
of 157.88 feet;thenceN 24'22'52"Wa distanceof 178.52 feet;thenceN 23047'35"Wa distance
of 162.78 feet;thence 160.07feetalong the areof a non tangentcurvetothe righthaving a
radiusof 275.00 feet,a centralangle of 33021'03",and thechord bearsN 01o23'O9"Wa distance
of 157.82 feet;thenceN 15'l7'22"Ea distanceof 163.59 feet;thence 433.06 feetalong the are
of a tangentcurveto the lefthaving a radiusof287.00 feet,a centralangle of 86'27'l5",and the
chord bearsN 27056'l6"Wa distanceof393.13 feet;thenceN 49049'56"Ea distanceof 186.06
feet;thenceN 40010'04"Wa distanceof 155.40 feet;thenceN 60025'32"Wa distanceof209.16
feet;thenceN 28011'33"Wa distanceof 559.06 feet;thence N 25025'36"Wa distanceof 539.94
feet;thenceN 21007'26"Ea distanceof 197.15 feet;thenceN 82052'40"Wa distanceof99.96
feet;thenceN 82052'40"Wa distanceof 76.55 feet;thenceN 82052'40"Wa distanceof 176.51
feet;thence S 23019'25"Wa distanceof 416.11 feet;thence S 10057'55"Wa distanceof 320.15
feet;thenceN 66023'08"Wa distanceof261.56 feet;thenceN 15000'55"Wa distanceof232.79
feet;thenceN 15000'55"Wa distanceof 342.05 feet;thenceN 23030'l5"Ea distanceof 68.80
feet;thenceN 23030'l5"Ea distanceof208.77 feet;thenceN 23030'l5"Ea distanceof231.38
feet;thenceN 23030'l5"Ea distanceof367.50 feet;thence88.61feetalong the areof a non
tangentcurveto thelefthaving a radiusof 1030.00 feet,a centralangle of 04055'45",and the
chord bearsN 75036'47"Ea distanceof 88.59 feet;thenceN 73008'54"Ea distanceof 83.54
feet;thence277.40 feetalong theareof a tangentcurvetothelefthaving a radiusof780.00 feet,
a centralangle of 20022'37",and thechord bearsN 62'57'36"Ea distanceof275.94 feet;
thence 103.67 feetalong thearcof a tangentcurvetothe righthaving a radiusof 178.30 feet,a
centralangle of33ol 8'46",and thechord bearsN 69025'40"Ea distanceof 102.21 feet;
thence 256.72 feetalong the areofa tangentcurve tothe lefthaving a radiusof 730.00 feet,a
centralangle of 20'08'58",and thechordbearsN 76000'34"Ea distanceof255.40 feet;
thence205.06 feetalong theareof a tangentcurve tothe righthaving a radiusof 178.30 feet,a
centralangle of 65053'41",and thechord bears S 81007'05"Ea distanceof 193.94 feet;thence S
48010'l4"Ea distanceof246.91 feet;thence 91.35 feetalong theareofa tangentcurve to the
righthaving a radiusof 170.00 feet,a centralangle of 30047'l7",and the chordbearsS
32046'36"Ea distanceof 90.26 feet;thenceS 17022'57"Ea distanceof 52.13 feet;thenceS
09047'41"Wa distanceof76.34 feet;thence S 23004'06"Ea distanceof 554.75 feet;thence S
10013'44"Ea distanceof265.53 feet;thence S 39014'54"Ea distanceof 142.99 feet;thence S
23030'41"Ea distanceof 371.48 feet;thenceS 09030'57"Ea distanceof 83.46 feet;
thence63.28 feetalong theareof a non tangentcurve to the righthaving a radiusof 175.00 feet,
a centralangle of 20043'04",and thechord bearsS 40029'20"Ea distanceof62.93 feet;thence S
7
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30'07'48"Ea distanceof 194.17 feet;thence S 21006'00"Ea distanceof 606.86 feet;thenceN
42031'l7"Ea distanceof 663.00 feet;thence S 87032'40"Ea distanceof 69.64 feet;
thence 86.64 feetalong theareof a tangentcurve tothe righthaving a radiusof 120.00 feet,a
centralangle of 41022'04",and thechord bearsS 66051'38"Ea distanceof 84.77 feet;thenceS
46010'36"Ea distanceof 127.37 feet;thence 385.39 feetalong theareof a tangentcurveto the
righthaving a radiusof 410.00 feet,a centralangle of 53051'24",and thechord bearsS
19014'54"Ea distanceof 371.36 feet;thence S 07040'48"Wa distanceof208.78 feet;
thence 35.15 feetalong theareof a tangentcurve to the righthaving a radiusof25.00 feet,a
centralangle of 80034'01",and thechord bearsS 47057'48"Wa distanceof32.33 feet;
thence 129.96feetalong the areof a tangentcurve tothelefthaving a radiusof 159.00 feet,a
centralangle of 46049'50",and the chordbears S 64049'53"Wa distanceof 126.37 feet;
thence 161.66 feetalong the areof a tangentcurve tothelefthaving a radiusof 159.00 feet,a
centralangle of 58015'20",and the chordbears S 12'l7'l8"Wa distanceof 154.79 feet;thence S
16050'22"Ea distanceof 79.64 feet;thence96.39 feetalong the arcof a tangentcurvetothe
righthaving a radiusof273.30 feet,a centralangle of 20'l2'28",and thechord bearsS
06044'08"Ea distanceof95.89 feet;thence69.72 feetalong the areof a tangentcurveto the
righthaving a radiusof273.30 feet,a centralangle of 14036'59",and thechordbearsS
10040'35"Wa distanceof69.53 feet;thence S 17059'04"Wa distanceof 52.85 feet;
thence 411.21 feetalong theare of a tangentcurve tothe righthaving a radiusof343.10 feet,a
centralangle of 68'40'14",and thechord bearsS 52019'll"Wa distanceof 387.04 feet;
thence 68.14feetalong theareof a tangentcurvetothe righthaving a radiusof 109.00 feet,a
centralangle of 35'49'l3",and thechord bearsN 75026'05"Wa distanceof67.04 feet;thenceN
57'31'29"Wa distanceof 105.67 feet;thence 158.53feetalong theareofa tangentcurvetothe
lefthaving a radiusof 323.30 feet,a centralangle of 28005'42",and thechordbearsN 71o34'20"
Wa distanceof 156.95 feet;thenceS 04022'49"Wa distanceof 50.00 feet;thence 134.01feet
along the areof a non tangentcurve to the righthaving a radiusof273.30 feet,a centralangle of
28005'42",and thechordbears S 71034'20"Ea distanceof 132.67 feet;thenceS 57031'29"Ea
distanceof 105.67 feet;thenceN 86043'53"Wa distanceof 130.68 feet;thenceS 43009'll"Wa
distanceof 111.24 feet;thenceS 35004'24"
Ea distanceof 129.43 feet;thenceS 59003'57"Ea
distanceof304.37 feet;thenceN 52035'l2"Ea distanceof 102.28 feet;thenceN 52035'l2"Ea
distanceof209.48 feet;thenceN 71038'02"Ea distanceof 155.41 feet;thenceN 26051'05"Ea
distanceof 282.77 feet;thenceS 15013'O9"
Ea distanceof 18.10 feet;thence380.01 feetalong
theareof a tangentcurvetothe righthaving a radiusof412.00 feet,a centralangleof
52050'48",and thechord bearsS 11012'15"Wa distanceof366.68 feet;thenceS 37'37'40"Wa
distanceof 102.50 feet;thence 393.74 feetalong theareofa tangentcurvetothelefthaving a
radiusof 448.80 feet,a centralangle of 50016'02",and the chordbearsS 12029'39"Wa distance
of381.24 feet;thence2.16 feetalong theareofa tangentcurvetothe lefthaving a radiusof
785.71 feet,a centralangle of 00009'28",and the chordbearsS 12o43'07"Ea distanceof2.16
feet;thence 37.73 feetalong theareof a tangentcurve tothe righthaving a radiusof25.00 feet,
a centralangle of 86027'51",and thechord bearsS 30026'05"Wa distanceof34.25 feet;
thence S 73040'00"Wa distanceof 11.18 feet;thence 96.92feetalong theareofa tangentcurve
tothe lefthaving a radiusof 145.00 feet,a centralangle of 38017'50",and thechordbearsS
54031'05"Wa distanceof 95.13 feet;thenceS 35022'10"
Wa distanceof73.88 feet;
thence 55.50 feetalong the areof a tangentcurve to the righthaving a radiusof 109.00 feet,a
centralangle of 29010'21",and the chord bearsS 49057'21"Wa distanceof54.90 feet;thenceS
64o32'31"Wa distanceof68.12 feet;thenceS 64032'31"Wa distanceof 16.91 feet;
8
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thence 226.12 feetalong theare of a tangentcurveto thelefthaving a radiusof323.30 feet,a
centralangle of 40004'26",and thechord bears S 44030'l8"Wa distanceof221.54 feet;
thence 205.70 feetalong the areof a tangentcurve tothe righthaving a radiusof 273.00 feet,a
centralangleof 43010'l9",and thechord bearsS 46003'15"Wa distanceof 200.87 feet;thenceS
67038'24"Wa distanceof 7.32 feet;thenceS 67038'24"Wa distanceof 16.71 feet;thence27.69
feetalong theare ofa tangentcurve tothe righthaving a radiusof 30.00 feet,a centralangle of
52053'O9",and thechord bearsN 85055'01"Wa distanceof 26.72 feet;thence298.09 feetalong
theareof a non tangentcurve tothe lefthaving a radiusof60.00 feet,a centralangleof
284039'22",and the chordbears S 21o48'08"Ea distanceof 73.34 feet;thence27.11feetalong
theareof a non tangentcurve tothe righthaving a radiusof30.00 feet,a centralangleof
51046'l3",and thechord bearsN 41045'l8"Ea distanceof 26.19 feet;thenceN 67038'24"Ea
distanceof25.10 feet;thence 30.37 feetalong theareofa tangentcurve tothe lefthaving a
radiusof323.00 feet,a centralangle of 05023'l2",and thechordbearsN 64'56'48"Ea distance
of30.36 feet;thence 213.01 feetalong theareof a tangentcurveto thelefthaving a radiusof
323.00 feet,a centralangle of 37047'06",and the chordbearsN 43021'39"Ea distanceof 209.17
feet;thence191.15 feetalong the areof a tangentcurve tothe righthaving a radiusof 273.30
feet,a centralangle of 40004'26",and thechord bearsN 44'30'l8"Ea distanceof 187.28 feet;
thenceN 64o32'31"Ea distanceof42.52 feet;thenceN 64'32'31"Ea distanceof 42.52 feet;
thence 80.96feetalong the areofa tangentcurve tothelefthaving a radiusof 159.00 feet,a
centralangle of 29010'21",and the chord bearsN 49057'21"Ea distanceof 80.08 feet;thenceN
35022'10"Ea distanceof 73.88 feet;thence63.50 feetalong thearcof a tangentcurve tothe
righthaving a radiusof95.00 feet,a centralangle of 38017'50",and thechordbearsN 54'31'05"
Ea distanceof 62.32 feet;thenceN 73040'00"Ea distanceof 11.18 feet;thence 37.73 feetalong
the areof a non tangentcurve tothe righthaving a radiusof25.00 feet,a centralangleof
86027'51",and the chordbears S 63006'08"Ea distanceof 34.25 feet;thence391.91 feetalong
theareofa non tangentcurve tothelefthaving a radiusof 785.71 feet,a centralangleof
28034'44",and the chordbears S 34009'31"
Ea distanceof 387.86 feet;thence 0.48feetalong
the areofa tangentcurve tothe lefthaving a radiusof 785.71 feet,a centralangle of
00002'06",and thechord bearsS 48027'56"
Ea distanceof0.48 feet;thence0.03 feetalong the
areofa tangentcurve tothe righthaving a radiusof 1020.95 feet,a centralangle of
00000'06",and thechord bears S 48'28'56"Ea distanceof0.03 feet;thence 85.69feetalong the
are ofa tangentcurve tothe righthaving a radiusof 1020.95 feet,a centralangleof
04048'33",and thechord bearsS 46004'36"Ea distanceof 85.67 feet;thence 275.85 feetalong
theareof a tangentcurveto the righthaving a radiusof 1020.95 feet,a centralangle of
15028'50",and the chordbears S 35055'55"Ea distanceof275.01 feet;thence252.74 feetalong
theare ofa tangentcurve to the righthaving a radiusof 178.30 feet,a centralangle of
81'l2'59",and the chord bearsS 12025'00"Wa distanceof232.10 feet;thenceS 53001'29"Wa
distanceof 184.98 feet;thence82.00feetalong theareof a tangentcurveto thelefthaving a
radiusof 565.00 feet,a centralangle of 08018'56",and thechord bearsS 48052'01"Wa distance
of 81.93 feet;thence 31.83 feetalong theareofa tangentcurvetothe righthaving a radiusof
25,00 feet,a centralangle of 72057'26",and thechord bearsS 81'll'l6"Wa distanceof29.73
feet;thence78.88 feetalong the areofa tangentcurvetothe lefthaving a radiusof 119.00 feet,a
centralangle of 37058'41",and thechord bearsN 81ol9'22"Wa distanceof 77.44 feet;
thence 16.08feetalong the areof a tangentcurve tothe righthaving a radiusof69.00 feet,a
centralangle of 13020'57",and thechord bearsS 86021'47"Wa distanceof 16.04feet;thenceN
60058'25"Ea distanceof231.46 feet;thenceN 11057'O9"Ea distanceof 74.57 feet;thenceN
9
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60037'O9"Wa distanceof 538.88 feet;thence S 51015'08"
Wa distanceof 82.72 feet;thenceS
09006'34"Ea distanceof 696.62 feet;thence S 84016'03"Ea distanceof 173.58 feet;
thence 21.94feetalong the areof a non tangentcurve tothelefthaving a radiusof 565.00 feet,a
centralangle of 02013'29",and thechord bearsS 08042'O2"Wa distanceof 21.94 feet;
thence 94.05feetalong theareof a tangentcurve tothe righthaving a radiusof 193.00 feet,a
centralangle of 27055'l6",and the chord bears S 21032'55"Wa distanceof93.12 feet;thenceS
35030'33"Wa distanceof 85.21 feet;thence31.89 feetalong theareof a tangentcurve to the
lefthaving a radiusof 164.00 feet,a centralangle of 11008'32",and thechordbears S 29056'17"
Wa distanceof 31.84 feet;thence S 59042'50"Wa distanceof 51.55 feet;thenceS 87020'l6"W
a distanceof72.13 feet;thence S 27040'22"Wa distanceof 344.05 feet;thenceS 27040'22"Wa
distanceof 162.75 feet;thenceN 80051'32"Ea distanceof445.39 feet;thenceN 25016'42"Wa
distanceof 92.29 feet;thenceN 16026'l2"Ea distanceof 58.56 feet;thence 49.28feetalong the
are ofa non tangentcurve tothelefthaving a radiusof 74.00 feet,a centralangle of
38'O9'22",and thechord bearsN 57'39'l3"Ea distanceof48.37 feet;thence30.04 feetalong
the areofa tangentcurveto the righthaving a radiusof30.00 feet,a centralangleof
57'22'22",and thechord bearsN 67015'43"Ea distanceof 28.80 feet;thence 100.78feetalong
the areof a tangentcurvetothe lefthaving a radiusof 164.00 feet,a centralangle of
35012'37",and the chordbearsN 78020'35"Ea distanceof 99.21 feet;thenceN 60044'l7"Ea
distanceof 15.51 feet;thenceN 60044'l7"Ea distanceof26.50 feet;thence279.34 feetalong
the areof a tangentcurve tothe righthaving a radiusof 193.00 feet,a centralangle of
82055'37",and the chordbears S 77047'55"Ea distanceof255.59 feet;thence145.29 feetalong
the areof a tangentcurve tothe lefthaving a radiusof 328.00 feet,a centralangle of
25'22'47",and thechord bears S 49001'30"Ea distanceof 144.11 feet;thence129.32 feetalong
the areof a tangentcurveto the righthaving a radiusof 178.00 feet,a centralangleof
41037'30",and thechord bears S 40054'O9"Ea distanceof 126.49 feet;thence220.10 feetalong
the areofa tangentcurve tothelefthaving a radiusof328.00 feet,a centralangle of
38026'51",and the chordbears S 39018'49"
Ea distanceof215.99 feet;thenceS 58032'15"Ea
distanceof 107.70 feet;thence 359.40 feetalong the are of a tangentcurvetothe righthaving a
radiusof 161.00 feet,a centralangle of 127054'06",and thechordbearsS 05024'48"Wa
distanceof289.29 feet;thence S 69021'51"Wa distanceof 71.42 feet;thence30.32 feetalong
the areof a tangentcurve tothe righthaving a radiusof 25.00 feet,a centralangleof
69029'36",and thechord bearsN 75'53'21"Wa distanceof28.50 feet;thence160.78 feetalong
the areof a tangentcurve to thelefthaving a radiusof 116.00 feet,a centralangleof
79024'49",and thechord bearsN 80050'57"Wa distanceof 148.22 feet;thenceN 16049'57"Wa
distanceof 109.44 feet;thenceN 77014'53"Wa distanceof452.71 feet;tothe pointof
beginning;containing176.3843 acresmore orless.
Club ParcelD Exception:
A parcelof landlocatedinSections21 and 28 Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedasfollows:
Beginning ata pointwhence thecornercommon to sections27,28,33 and 34 Township 6 South,
Range 88 West ofthe SixthPrincipalMeridian being a 2-1/2"GLO brasscap found inplace
bears S 14047'46"Ea distanceof3405.59 feet;thenceN 61056'21"Wa distanceof234.03 feet;
thence S 81'46'07"Wa distanceof 165.02 feet;thence 82.76 feetalong the areofa non tangent
curve tothe righthaving a radiusof 525.00 feet,a centralangle of 09001'57",and thechord
bearsN 21o50'59"Wa distanceof 82.68 feet;thenceN 17020'00"Wa distanceof 125.84 feet;
10
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thence 135.21 feetalong theareof a tangentcurve to thelefthaving a radiusof 850.00 feet,a
centralangle of 09006'52",and thechord bearsN 21053'26"Wa distanceof 135.07 feet;
thenceN 11059'46"
Ea distanceof226.02 feet;thenceN 36048'43"Wa distanceof 632.74 feet;
thenceN 05'l7'11"
Wa distanceof 241.12 feet;thenceN 83'57'36"Ea distanceof385.26 feet;
thenceN 27'49'50"Wa distanceof623.11 feet;thenceN 52'28'42"Wa distanceof 551.00 feet;
thenceN 75035'20"Wa distanceof 196.96 feet;thence 158.78feetalong the are of a non
tangentcurveto thelefthaving a radiusof 175.00 feet,a centralangle of 51059'06",and the
chord bearsN 48021'21"Wa distanceof 153.39 feet;thenceN 74020'54"Wa distanceof 97.12
feet;thence 89.53 feetalong theare ofa tangentcurve to the righthaving a radiusof 125.00 feet,
a centralangle of 41002'08",and thechord bearsN 53049'50"Wa distanceof 87.62 feet;
thence 46.86 feetalong the arcof a tangentcurve to the righthaving a radiusof25.00 feet,a
centralangle of 107024'O2",and the chord bearsN 20023'l5"Ea distanceof40.30 feet;
thence98.45 feetalong theareofa tangentcurve tothe righthaving a radiusof 184.00 feet,a
centralangle of 30039'25",and the chord bearsN 89024'59"Ea distanceof 97.28 feet;
thence 20.05 feetalong the are of a tangentcurve tothelefthaving a radiusof 341.00 feet,a
centralangle of 03022'06",and the chord bears S 76056'22"Ea distanceof20.04 feet;thenceS
56057'00"Ea distanceof 55.33 feet;thenceS 01'31'00"Wa distanceof58.52 feet;thenceN
89048'00"Ea distance
of233.10 feet;thenceN 26034'00"
Ea distanceof 104.77 feet;thenceS
76024'47"Ea distanceof 19.39 feet;thence S 53'23'00"Ea distanceof97.92 feet;thenceS
13056'00"Wa distanceof 39.87 feet;thence S 58015'00"Ea distanceof 140.63 feet;thence S
66055'57"Ea distance
of 121.84 feet;thence S 82018'37"Ea distanceof 149.68 feet;thence S
86055'23"Ea distanceof 230.20 feet;thence S 40047'44"Ea distanceof 170.85 feet;thence S
40047'44"Ea distanceof 201.81 feet;thence S 30'28'47"Ea distanceof 620.96 feet;thence N
89017'10"Ea distanceof 114.41 feet;thence S 09052'10"
Ea distanceof 175.46 feet;
thence 142.56feetalong the arcofa tangentcurve to the righthaving a radiusof 275.00 feet,a
centralangle of 29042'10",and the chord bearsS 04058'55"Wa distanceof 140.97 feet;
thence 30.72 feetalong theare of a tangentcurve tothe lefthaving a radiusof 425.00 feet,a
centralangle of 04008'28",and thechord bears S 17045'46"Wa distanceof 30.71 feet;thence S
68007'03"Wa distance
of 246.45 feet;thenceS 14025'26"Ea distanceof292.28 feet;thence S
01005'21"Wa distanceof212.99 feet;thence S 39056'll"Ea distanceof 186.62 feet;
thence 47.98feetalong the areof a non tangentcurve tothe lefthaving a radiusof425.00 feet,a
centralangle of 06028'06",and thechord bears S 09043'59"Wa distanceof47.95 feet;thence S
06029'56"Wa distanceof 133.59 feet;thence 220.40 feetalong theareof a tangentcurve tothe
lefthaving a radiusof425.00 feet,a centralangle of 29042'48",and thechordbears S 08021'28"
Ea distanceof 217.94 feet;thence S 77'42'41"Wa distanceof 149.15 feet;tothe pointof
beginning;containing35.1485 acresmore orless.
The totalareaminus thefiveexceptionparcelsis4,877.91acresmore orless.
ALONG WITH:
A parcel of land located
in Sections 33 and 34,Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedasfollows:
Beginning at the Quarter Corner common to said Sections33 and 34 being a 2-inchAluminum
Cap (P.E.L.S
5933)thence N 88027'45"
Wa distanceof 551.40 feetalong the southlineof the
NE1/4 of saidSection
33 to a pointon the southerlyright-of-wayof GarfieldCounty Road 114;
11
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thence along the southerlyright-of-wayof saidGarfieldCounty Road 114 the following two
courses:
1. thenceN 40027'03"
Ea distance
of 70.18 feet;
2. thence 388.21 feetalong theare of a tangentcurve tothe righthaving a radiusof 470.00
feet,a centralangle of 47019'32",and the chord bearsN 64006'49"Ea distanceof377.27
feetto a pointon the southerlyright-of-wayofGarfieldCounty Road 115;
thence the followingfour coursesalong the northerlyright-of-wayof saidGarfieldCounty Road
115:
1.thence766.87 feetalong the areof a tangentcurvetothe lefthaving a radiusof2201.07
feet,a centralangle of 19057'44",and the chord bearsN 77047'43"Ea distanceof763.00
feet;
2.thence 241.93 feetalong theare of a tangentcurvetothe righthaving a radiusof 250.00
feet,a centralangle of 55026'50",and thechordbearsS 84027'44"Ea distanceof232.60
feet;
3.thenceS 56044'l9"Ea distanceof393.81 feet;
4. thence 270.44 feetalong thearcof a tangentcurve tothelefthaving a radiusof 699.07
feet,a centralangle of 22009'54",and thechord bearsS 67049'16"Ea distanceof268.75
feettoa pointon the eastlineof the W1/2NW1/4 ofsaidSection34;
thence S 00005'58"Ea distanceof 50.95 feetalong the east lineof the W1/2NW1/4 of said
Section 34 to the southeastcorner of the W1/2NW1/4 of said Section 34 being a 2-inch
aluminum cap (P.E.L.S5933);thence S 89051'39"Wa distanceof 1389.27 feetalong thesouth
lineof theW1/2NW1/4 of said Section 34 to the point of beginning;containing10.9573 acres
more or less.
The combined areaof the above describedtwo parcelsand excluding thefiveexceptionparcels
is4,888.86acresmore or less.
12
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EXHIBIT C
LEGAL DESCRIPTION OF CLUB PROPERTY
Club Parcel A -Legal Description:
A parcelofland locatedinSections22 and 27,Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedas follows:
Beginning at a pointwhence thecornerconunon tosections27,28,33 and 34 Township 6 South,
Range 88 West of theSixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 16033'46"Wa distanceof2869.89 feet;thenceN 24003'56"Ea distanceof704.78 feet;
thenceN 27044'26"
Wa distanceof 146.44 feet;thence 277.79 feetalong the areof a non
tangentcurve tothe lefthaving a radiusof 238.30 feet,a centralangle of 66047'27",and the
chord bearsN 05012'l4"
Ea distanceof 262.33 feet;thence 75.72feetalong theareofa tangent
curveto thelefthaving a radiusof 1080.95 feet,a centralangle of 04000'50",and thechordbears
N 30'l l'54"Wa distanceof 75.71 feet;thenceN 59021'42"Ea distanceof 121.50 feet;
thenceN 21055'31"Wa distanceof343.96 feet;thenceN 53033'07"Wa distanceof283.51 feet;
thenceN 23051'37"Wa distanceof 66.58 feet;thenceN 00015'41"Wa distanceof201.29 feet;
thenceN 70015'59"Wa distanceof 131.21 feet;thence98.12 feetalong theareof a non tangent
curve to the righthaving a radiusof 388.80 feet,a centralangle of 14027'33",and the chord
bearsN 30023'53"Ea distanceof 97.86 feet;thenceN 37037'40"Ea distanceof 102.50 feet;
thence 435.35 feetalong theare of a tangentcurvetothe lefthaving a radiusof472.00 feet,a
centralangle of 52050'48",and thechordbearsN 11012'l5"Ea distanceof 420.08 feet;thenceN
15'l3'O9"Wa distanceof 270.92 feet;thence 257.41 feetalong thearcof a tangentcurvetothe
righthaving a radiusof 850.00 feet,a centralangle of 17021'03",and thechordbearsN
06032'37"Wa distanceof256.42 feet;thence 49.23 feetalong theare of a tangentcurveto the
righthaving a radiusof25.00 feet,a centralangle of 112049'36",and thechordbearsN
58032'43"Ea distanceof 41.65 feet;thence68.29 feetalong the are of a tangentcurvetothe
righthaving a radiusof 109.00 feet,a centralangle of 35053'49",and thechord bearsS
47005'34"Ea distanceof 67.18 feet;thence238.84 feetalong the are ofa tangentcurvetothe
lefthaving a radiusof233.30 feet,a centralangleof 58'39'27",and thechordbears S 58028'23"
Ea distanceof228.55 feet;thence S 87048'07"Ea distanceof 53.67 feet;thence50.92 feet
along theareof a tangentcurveto the righthaving a radiusof225.00 feet,a centralangle of
12'58'05",and the chordbears S 81ol9'04"Ea distanceof 50.82 feet;thenceS 74050'O2"Ea
distanceof 12.21 feet;thence 78.47 feetalong theareof a tangentcurvetothe righthaving a
radiusof 166.00 feet,a centralangle of 27005'00",and thechordbearsS 61017'32"Ea distance
of 77.74 feet;thence S 33oll'51"Wa distanceof 33.66 feet;thence S 23013'42"Ea distanceof
263.55 feet;thence S 03015'29"Ea distanceof228.41 feet;thence S 47010'57"Ea distanceof
425.45 feet;thenceS 28023'01"Ea distanceof280.60 feet;thenceS 27030'02"Ea distanceof
560.26 feet;thence S 23004'41"
Ea distanceof239.14 feet;thenceS 21036'57"Ea distanceof
592.55 feet;thence S 13'37'50"Wa distanceof 178.93 feet;thence S 85038'04"Wa distanceof
342.22 feet;thenceN 66028'44"Wa distanceof262.01 feet;thenceS 11051'l3"Wa distanceof
319.84 feet;thenceS 33053'10"
Ea distanceof 171.07 feet;thence274.78 feetalong theareofa
non tangentcurve tothelefthaving a radiusof233.30 feet,a centralangle of 67028'58",and the
chord bears S 18043'59"Wa distanceof 259.17 feet;thence S 15000'30"Ea distanceof 86.40
feet;thence236.13 feetalong the arcof a tangentcurve tothe righthaving a radiusof 183.30
feet,a centralangle of 73048'35",and thechord bearsS 21053'48"Wa distanceof220.14 feet;
Reception#:793245
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136of 148Rec Fee:5746.00Doo Fee:0.00GARFIELDCOUNTYCO
thence S 58048'06"
Wa distanceof 21.20 feet;thence34.15 feetalong the areofa tangentcurve
to the righthaving a radiusof25.00 feet,a centralangle of 78016'22",and the chord bears N
82003'43"Wa distanceof 31.56 feet;thence60.22 feetalong theareofa tangentcurveto the
lefthaving a radiusof221.00 feet,a centralangle of 15036'42",and thechord bearsN 50043'53"
Wa distance
of60,03 feet;thenceN 58032'l5"Wa distanceof 107.70 feet;thence179.84 feet
along the are ofa tangentcurve tothe righthaving a radiusof268.00 feet,a centralangle of
38026'51",and thechord bearsN 39018'49"Wa distanceof 176.48 feet;thence 172.91 feet
along theare of a tangentcurve to thelefthaving a radiusof238.00 feet,a centralangle of
41037'30",and the chord bearsN 40054'O9"Wa distanceof 169.13 feet;thence118.71 feet
along theare ofa tangentcurve to the righthaving a radiusof268.00 feet,a centralangle of
25022'47",and thechord bearsN 49001'30"Wa distanceof 117.75 feet;thence 270.26 feet
along theare ofa tangentcurve tothelefthaving a radiusof253.00 feet,a centralangle of
61'l2'l8",and the chordbearsN 66056'l6"Wa distanceof 257.59 feetto the pointof
beginning;containing61.9080 acresmore or less.
Club Parcel B -Legal Description:
A parcelof landlocatedinSection22,Township 6 South,Range 88 West,SixthPrincipal
Meridian being more particularlydescribedas follows:
Beginning ata pointwhence the cornercommon tosections27,28,33 and 34 Township 6 South,
Range 88 West of the SixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 07002'56"Wa distanceof 5573.72 feet;thence S 78005'34"Wa distanceof 110.10 feet;
thence 114.02 feetalong theareof a non tangentcurve tothelefthaving a radiusof 323.30 feet,
a centralangle of 20012'28",and thechord bearsN 06044'08"Wa distanceof 113.43 feet;
thenceN 16050'22"Wa distanceof79.64 feet;thence182.81feetalong theareof a tangent
curveto the righthaving a radiusof 109.00 feet,a centralangle of 96005'44",and thechord
bearsN 31012'30"Ea distanceof 162.13 feet;thence45.11 feetalong the areofa non tangent
curve tothe righthaving a radiusof 25.00 feet,a centralangleof 103023'l5",and thechord
bears S 49'03'00"Ea distanceof 39.24 feet;thence281.89 feetalong the areofa tangentcurve
to thelefthaving a radiusof 910.00 feet,a centralangle of 17044'55",and thechord bearsS
06013'49"Ea distanceof 280.77 feetto thepointof beginning;containing0.7439 acresmore or
less.
Club Parcel C -Legal Description:
A parcelofland locatedinSections21,22,27 and 28 Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedas follows:
Beginning ata pointwhence thecornercommon tosections27,28,33 and 34 Township 6 South,
Range 88 West of theSixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bears S 17054'O9"Wa distanceof 2230.97 feet;thenceS 67049'37"Wa distanceof422.10 feet;
thence 317.97 feetalong theareof a non tangentcurvetothelefthaving a radiusof 250.00 feet,
a centralangle of 72052'23",and thechordbearsN 52057'46"Wa distanceof296.97 feet;
thence 0.07 feetalong theareof a non tangentcurve tothelefthaving a radiusof250.35 feet,a
centralangleof 00000'56",and the chord bearsN 89023'57"Wa distanceof0.07 feet;thenceN
89023'57"Wa distanceof 222.04 feet;thence423.37 feetalong the are of a tangentcurve tothe
righthaving a radiusof 214.35 feet,a centralangle of 113009'59",and the chord bearsN
32048'58"Wa distanceof 357.83 feet;thenceN 23046'02"Ea distanceof 108.52 feet;
thence 115.21 feetalong the areof a tangentcurve to thelefthaving a radiusof277.00 feet,a
2
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137of 148
Reo Fee:$746.00DocFee:0.00GARFIELDCOUNTYCO
centralangle of 23'49'47",and thechordbearsN 11051'08"Ea distanceof 114.38 feet;thenceN
00003'46"Wa distanceof 13.14 feet;thence 180.73 feetalong theare of a tangentcurve tothe
lefthaving a radiusof 435.00 feet,a centralangle of 23048'l6",and thechord bearsN 11057'54"
Wa distanceof 179.43 feet;thenceN 89034'38"
Ea distanceof 348.84 feet;thenceN 30003'00"
Ea distanceof 223.48 feet;thenceN 27002'33"Wa distanceof 127.78 feet;thence S 78007'15"
Wa distanceof 317.21 feet;thence 385.41 feetalong theareofa non tangentcurve to the right
having a radiusof 730.00 feet,a centralangle of 30015'00",and the chordbearsN 44o30'05"Wa
distanceof380.95 feet;thenceN 60037'25"
Ea distanceof223.04 feet;thenceN 50029'46"Wa
distanceof 201.56 feet;thenceN 00020'46"
Ea distanceof 538.01 feet;thenceN 06031'58"Wa
distanceof 325.27 feet;thenceN 47045'44"
Wa distanceof 160.47 feet;thence 61.13feetalong
the are ofa non tangentcurveto thelefthaving a radiusof 325.00 feet,a centralangle of
10046'36",and thechord bearsN 04028'51"
Wa distanceof61.04 feet;thenceN 09'52'10"Wa
distanceof248.52 feet;thence158.30 feetalong the areofa tangentcurve tothelefthaving a
radiusof 625.00 feet,a centralangle of 14030'43",and thechordbearsN 17'07'31"Wa distance
of 157.88 feet;thenceN 24022'52"
Wa distanceof 178.52 feet;thenceN 23047'35"Wa distance
of 162.78 feet;thence 160.07 feetalong theare of a non tangentcurvetothe righthaving a
radiusof 275.00 feet,a centralangle of 33'21'03",and thechordbearsN 01o23'O9"Wa distance
of 157.82 feet;thenceN 15017'22"Ea distanceof 163.59 feet;thence433.06 feetalong the are
of a tangentcurveto thelefthaving a radiusof 287.00 feet,a centralangle of 86027'15",and the
chord bearsN 27056'l6"Wa distanceof 393.13 feet;thenceN 49049'56"Ea distanceof 186.06
feet;thenceN 40010'04"Wa distanceof 155.40 feet;thenceN 60025'32"Wa distanceof209.16
feet;thenceN 28011'33"
Wa distanceof 559.06 feet;thenceN 25025'36"Wa distanceof 539.94
feet;thenceN 21007'26"Ea distanceof 197.15 feet;thenceN 82052'40"Wa distanceof 99.96
feet;thenceN 82052'40"Wa distanceof 76.55 feet;thenceN 82052'40"Wa distanceof 176.51
feet;thence S 23ol9'25"Wa distanceof416.11 feet;thence S 10'57'55"
Wa distanceof 320.15
feet;thenceN 66023'08"Wa distanceof 261.56 feet;thenceN 15000'55"Wa distanceof232.79
feet;thenceN 15000'55"
Wa distanceof 342.05 feet;thenceN 23030'l5"Ea distanceof68.80
feet;thenceN 23'30'l5"Ea distanceof 208.77 feet;thenceN 23'30'l5"Ea distanceof 231.38
feet;thenceN 23030'15"Ea distanceof 367.50 feet;thence 88.61feetalong the are of a non
tangentcurveto thelefthaving a radiusof 1030.00 feet,a centralangle of 04055'45",and the
chord bearsN 75036'47"Ea distanceof 88.59 feet;thenceN 73008'54"Ea distanceof 83.54
feet;thence 277.40 feetalong the are of a tangentcurve tothe lefthaving a radiusof780.00 feet,
a centralangle of 20022'37",and the chordbearsN 62057'36"Ea distanceof 275.94 feet;
thence 103.67 feetalong theareofa tangentcurve to the righthaving a radiusof 178.30 feet,a
centralangle of 33'l8'46",and thechord bearsN 69025'40"Ea distanceof 102.21 feet;
thence256.72 feetalong the areofa tangentcurve to thelefthaving a radiusof730.00 feet,a
centralangle of 20008'58",and the chordbearsN 76000'34"Ea distanceof255.40 feet;
thence205.06 feetalong the areofa tangentcurveto the righthaving a radiusof 178.30 feet,a
centralangle of 65053'41",and the chord bearsS 81007'05"Ea distanceof 193.94 feet;thence S
48010'14"Ea distanceof 246.91 feet;thence 91.35 feetalong the areof a tangentcurve tothe
righthaving a radiusof 170.00 feet,a centralangle of 30047'l7",and thechordbears S
32046'36"Ea distanceof 90.26 feet;thence S 17022'57"Ea distanceof 52.13 feet;thenceS
09047'41"Wa distanceof 76.34 feet;thence S 23004'06"Ea distanceof554.75 feet;thenceS
10013'44"Ea distanceof265.53 feet;thence S 39014'54"Ea distanceof 142.99 feet;thence S
23030'41"Ea distanceof 371.48 feet;thence S 09030'57"Ea distanceof 83.46 feet;
thence 63.28feetalong theareof a non tangentcurve tothe righthaving a radiusof 175.00 feet,
3
HIllE.M,MWalHM'lW.IM'lWIM'h11111
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139of 148Reo Fee:$746.00Doo Fee:0.00GARFIELDCOUNTYCO
a centralangle of 20043'04",and thechord bears S 40029'20"Ea distanceof62.93 feet;thence S
30007'48"Ea distanceof 194.17 feet;thence S 21006'00"Ea distanceof 606.86 feet;thence N
42031'17"Ea distanceof 663.00 feet;thence S 87032'40"
Ea distanceof69.64 feet;
thence 86.64 feetalong the areof a tangentcurve tothe righthaving a radiusof 120.00 feet,a
centralangle of 41022'04",and the chordbearsS 66051'38"Ea distanceof 84.77 feet;thence S
46'10'36"Ea distance
of 127.37 feet;thence385.39 feetalong theare of a tangentcurve tothe
righthaving a radiusof 410.00 feet,a centralangle of 53051'24",and the chord bearsS
19014'54"Ea distanceof 371.36 feet;thence S 07040'48"Wa distanceof 208.78 feet;
thence 35.15 feetalong the areof a tangentcurveto the righthaving a radiusof25.00 feet,a
centralangle of 80034'01",and thechord bearsS 47057'48"Wa distanceof 32.33 feet;
thence 129.96 feetalong theareof a tangentcurveto thelefthaving a radiusof 159.00 feet,a
centralangle of 46049'50",and thechord bearsS 64049'53"Wa distanceof 126.37 feet;
thence 161.66feetalong theareof a tangentcurveto thelefthaving a radiusof 159.00 feet,a
centralangle of 58015'20",and thechordbears S 12ol7'l8"Wa distanceof 154.79 feet;thenceS
16050'22"Ea distanceof 79.64 feet;thence 96.39 feetalong the areof a tangentcurvetothe
righthaving a radiusof273.30 feet,a centralangle of 20012'28",and the chord bears S
06044'O8"Ea distanceof 95.89 feet;thence69.72 feetalong theareof a tangentcurveto the
righthaving a radiusof273.30 feet,a centralangle of 14'36'59",and thechord bearsS
10o40'35"Wa distanceof 69.53 feet;thence S 17059'04"Wa distanceof 52.85 feet;
thence 411.21 feetalong theare ofa tangentcurveto the righthaving a radiusof343.10 feet,a
centralangle of 68040'14",and the chordbears S 52019'll"Wa distanceof 387.04 feet;
thence 68.14 feetalong theareof a tangentcurvetothe righthaving a radiusof 109.00 feet,a
centralangle of 35049'l3",and thechordbearsN 75026'05"Wa distanceof 67.04 feet;thenceN
57031'29"Wa distanceof 105.67 feet;thence 158.53 feetalong the areof a tangentcurvetothe
lefthaving a radiusof 323.30 feet,a centralangle of 28005'42",and thechordbearsN 71034'20"
Wa distance
of 156.95 feet;thence S 04022'49"Wa distanceof 50.00 feet;thence 134.01feet
along the areof a non tangentcurve tothe righthaving a radiusof273.30 feet,a centralangle of
28005'42",and thechord bears S 71034'20"Ea distanceof 132.67 feet;thence S 57031'29"Ea
distanceof 105.67 feet;thenceN 86043'53"Wa distanceof 130.68 feet;thence S 43009'll"Wa
distanceof 111.24 feet;thenceS 35004'24"Ea distanceof 129.43 feet;thenceS 59003'57"Ea
distanceof304.37 feet;thenceN 52035'l2"Ea distanceof 102.28 feet;thenceN 52035'l2"Ea
distanceof209.48 feet;thenceN 71038'O2"Ea distanceof 155.41 feet;thenceN 26051'05"Ea
distanceof 282.77 feet;thenceS 15013'O9"Ea distanceof 18.10 feet;thence380.01 feetalong
theare ofa tangentcurve tothe righthaving a radiusof412.00 feet,a centralangleof
52050'48",and thechord bears S 11'l2'l5"Wa distanceof366.68 feet;thence S 37037'40"Wa
distanceof 102.50 feet;thence 393.74 feetalong theareof a tangentcurve tothe lefthaving a
radiusof 448.80 feet,a centralangle of 50016'02",and thechord bearsS 12029'39"Wa distance
of381.24 feet;thence 2.16feetalong theare ofa tangentcurve tothe lefthaving a radiusof
785.71 feet,a centralangle of 00009'28",and the chordbearsS 12'43'07"Ea distanceof2.16
feet;thence 37.73 feetalong theareof a tangentcurve to the righthaving a radiusof25.00 feet,
a centralangle of 86027'51",and thechordbears S 30026'05"Wa distanceof34.25 feet;
thence S 73040'00"Wa distanceof 11.18 feet;thence96.92 feetalong the areofa tangentcurve
tothelefthaving a radiusof 145.00 feet,a centralangle of 38017'50",and the chordbearsS
54031'05"Wa distanceof 95.13 feet;thenceS 35022'10"Wa distanceof 73.88 feet;
thence 55.50 feetalong theareof a tangentcurve to the righthaving a radiusof 109.00 feet,a
centralangleof 29010'21",and the chordbears S 49057'21"Wa distanceof 54.90 feet;thence S
4
HIIIMUMMWrtWIR'MIMMWHIIIllReception#:79324510/21/201003:17:28PM JeanAlberico139of149ReoFee:S746.00Doo Fee:0.00GARFIELDCOUNTYCO
64032'31"Wa distance
of 68.12 feet;thence S 64032'31"
Wa distanceof 16.91 feet;
thence 226.12 feetalong the areof a tangentcurve tothe lefthaving a radiusof 323.30 feet,a
centralangle of 40004'26",and the chord bears S 44030'l8"Wa distanceof 221.54 feet;
thence 205.70 feetalong theare of a tangentcurve tothe righthaving a radiusof 273.00 feet,a
centralangle of 43010'l9",and the chord bearsS 46003'l5"Wa distanceof200.87 feet;thence S
67038'24"Wa distanceof 7.32 feet;thence S 67038'24"Wa distanceof 16.71 feet;thence 27.69
feetalong the areof a tangentcurve to the righthaving a radiusof 30.00 feet,a centralangle of
52053'O9",and thechord bearsN 85'55'01"Wa distanceof26.72 feet;thence298.09 feetalong
the areofa non tangentcurve tothe lefthaving a radiusof 60.00 feet,a centralangle of
284039'22",and the chord bearsS 21'48'08"Ea distanceof73.34 feet;thence27.11 feetalong
theare ofa non tangentcurve to the righthaving a radiusof 30.00 feet,a centralangle of
51046'l3",and the chord bearsN 41045'l8"Ea distanceof 26.19 feet;thenceN 67'38'24"Ea
distanceof25.10 feet;thence 30.37 feetalong theare ofa tangentcurvetothelefthaving a
radiusof 323.00 feet,a centralangle of 05023'l2",and thechordbearsN 64056'48"Ea distance
of 30.36 feet;thence 213.01 feetalong the areof a tangentcurveto the lefthaving a radiusof
323.00 feet,a centralangle of 37047'06",and the chordbearsN 43021'39"Ea distanceof 209.17
feet;thence 191.15feetalong theare of a tangentcurve tothe righthaving a radiusof273.30
feet,a centralangle of 40004'26",and thechord bearsN 44030'l8"Ea distanceof 187.28 feet;
thenceN 64o32'31"Ea distanceof 42.52 feet;thenceN 64o32'31"Ea distanceof 42.52 feet;
thence 80.96 feetalong the areof a tangentcurve tothelefthaving a radiusof 159.00 feet,a
centralangle of 29'10'21",and the chordbearsN 49057'21"Ea distanceof 80.08 feet;thenceN
35022'10"Ea distanceof 73.88 feet;thence 63.50 feetalong the are of a tangentcurve to the
righthaving a radiusof 95.00 feet,a centralangle of 38'l7'50",and thechordbearsN 54031'05"
Ea distanceof 62.32 feet;thence N 73040'00"Ea distanceof 11.18 feet;thence 37.73 feetalong
the areof a non tangentcurve tothe righthaving a radiusof 25.00 feet,a centralangle of
86027'51",and the chordbears S 63'06'08"Ea distanceof34.25 feet;thence 391.91 feetalong
theare ofa non tangentcurve tothe lefthaving a radiusof 785.71 feet,a centralangle of
28034'44",and the chordbears S 34009'31"
Ea distanceof 387.86 feet;thence0.48 feetalong
theare of a tangentcurve tothe lefthaving a radiusof 785.71 feet,a centralangleof
00002'06",and the chord bears S 48027'56"Ea distanceof 0.48 feet;thence 0.03feetalong the
areof a tangentcurveto the righthaving a radiusof 1020.95 feet,a centralangle of
00000'06",and the chordbears S 48028'56"
Ea distanceof0.03 feet;thence85.69 feetalong the
areof a tangentcurve tothe righthaving a radiusof 1020.95 feet,a centralangle of
04048'33",and thechord bears S 46004'36"
Ea distanceof 85.67 feet;thence275.85 feetalong
theare ofa tangentcurve tothe righthaving a radiusof 1020.95 feet,a centralangle of
15028'50",and the chordbears S 35055'55"
Ea distanceof275.01 feet;thence 252.74 feetalong
the areof a tangentcurveto the righthaving a radiusof 178.30 feet,a centralangle of
81012'59",and the chord bears S 12'25'00"Wa distanceof 232.10 feet;thence S 53001'29"Wa
distanceof 184.98 feet;thence 82.00 feetalong the areof a tangentcurveto thelefthaving a
radiusof 565.00 feet,a centralangle of 08018'56",and the chord bears S 48052'01"Wa distance
of 81.93 feet;thence31.83 feetalong the are ofa tangentcurveto the righthaving a radiusof
25.00 feet,a centralangle of 72'57'26",and the chord bearsS 81011'l6"Wa distanceof29.73
feet;thence78.88 feetalong theareof a tangentcurve to the lefthaving a radiusof 119.00 feet,a
centralangle of 37058'41",and the chordbearsN 81ol9'22"Wa distanceof77.44 feet;
thence 16.08feetalong theare of a tangentcurve to the righthaving a radiusof69.00 feet,a
centralangle of 13020'57",and thechord bears S 86021'47"Wa distanceof 16.04 feet;thenceN
5
AlllWMIMAM2M'MIW IM'M'l*t.'h illlI
Reception#:79324510/21/201003:17:29PM JeanAlberica140of 149Rec Fee:$746.00DocFee:0.00GARFIELDCOUNTYCO
60058'25"Ea distance
of231.46 feet;thenceN 11057'O9"Ea distanceof74.57 feet;thenceN
60037'O9"Wa distanceof 538.88 feet;thenceS 51015'08"
Wa distanceof 82.72 feet;thence S
09006'34"Ea distanceof696.62 feet;thenceS 84'l6'03"Ea distanceof 173.58 feet;
thence21.94feetalong theareof a non tangentcurve to thelefthaving a radiusof 565.00 feet,a
centralangleof 02013'29",and the chordbears S 08042'02"
Wa distanceof 21.94 feet;
thence94.05 feetalong theareofa tangentcurve to the righthaving a radiusof 193.00 feet,a
centralangleof 27055'l6",and thechord bears S 2lo32'55"Wa distanceof 93.12 feet;thence S
35030'33"Wa distanceof 85.21 feet;thence31.89 feetalong the areof a tangentcurve to the
lefthaving a radiusof 164.00 feet,a centralangleof 11008'32",and thechord bearsS 29056'17"
Wa distanceof 31.84 feet;thenceS 59042'50"
Wa distanceof 51.55 feet;thence S 87020'l6"W
a distance
of 72.13 feet;thence S 27040'22"
Wa distanceof344.05 feet;thenceS 27040'22"Wa
distanceof 162.75 feet;thenceN 80051'32"Ea distanceof 445.39 feet;thenceN 25016'42"Wa
distanceof92.29 feet;thenceN 16026'12"Ea distanceof 58.56 feet;thence49.28feetalong the
areofa non tangentcurve tothe lefthaving a radiusof 74.00 feet,a centralangleof
38009'22",and the chord bearsN 57039'l3"
Ea distance
of48.37 feet;thence30.04 feetalong
thearc of a tangentcurve tothe righthaving a radius
of30.00 feet,a centralangleof
57022'22",and thechord bearsN 67015'43"Ea distanceof 28.80 feet;thence 100.78feetalong
the areof a tangentcurve tothe lefthaving a radiusof 164.00 feet,a centralangleof
35ol2'37",and thechord bearsN 78020'35"
Ea distanceof99.21 feet;thenceN 60044'l7"Ea
distanceof 15.51 feet;thenceN 60'44'l7"Ea distanceof26.50 feet;thence279.34feetalong
theare ofa tangentcurve to therighthaving a radiusof 193.00 feet,a centralangleof
82055'37",and thechord bearsS 77047'55"Ea distanceof 255.59 feet;thence 145.29feetalong
theare of a tangentcurve tothe lefthaving a radiusof 328.00 feet,a centralangleof
25022'47",and thechord bearsS 49001'30"
Ea distanceof 144.11 feet;thence129.32 feetalong
theareof a tangentcurveto therighthaving a radiusof 178.00 feet,a centralangleof
41037'30",and the chordbears S 40054'O9"Ea distance
of 126.49 feet;thence220.10 feetalong
theareofa tangentcurve tothe lefthaving a radiusof
328.00 feet,a centralangleof
38026'51",and the chordbears S 39018'49"Ea distanceof 215.99 feet;thenceS 58032'l5"Ea
distanceof 107.70 feet;thence 359.40 feetalong theareofa tangentcurve totherighthaving a
radiusof 161.00 feet,a centralangleof 127054'06",and thechordbears S 05'24'48"Wa
distanceof 289.29 feet;thence S 69021'51"Wa distanceof71.42 feet;thence30.32feetalong
the are ofa tangentcurve totherighthaving a radiusof25.00 feet,a centralangleof
69029'36",and the chord bearsN 75053'21"Wa distanceof28.50 feet;thence160.78 feetalong
theare ofa tangentcurve tothe lefthaving a radiusof 116.00 feet,a centralangleof
79024'49",and thechord bearsN 80050'57"Wa distanceof 148.22 feet;thenceN 16049'57"Wa
distanceof 109.44 feet;thenceN 77014'53"
Wa distanceof 452.71 feet;to thepointof
beginning;containing176.3843 acresmore or less.
Club Parcel D -Legal Description:
A parcelofland locatedinSections21 and 28 Township 6 South,Range 88 West,Sixth
PrincipalMeridian being more particularlydescribedas follows:
Beginning ata pointwhence thecornercommon to sections27,28,33 and 34 Township 6 South,
Range 88 West ofthe SixthPrincipalMeridian being a 2-1/2"GLO brasscap found in place
bearsS 14047'46"Ea distanceof3405.59 feet;thenceN 61056'21"Wa distanceof 234.03 feet;
thence S 81046'07"
Wa distanceof 165.02 feet;thence82.76 feetalong the areofa non tangent
curve to the righthaving a radiusof 525.00 feet,a centralangleof 09001'57",and thechord
6
1111WJ31,M ME'a MIM
M,ld WW I*h'h
11111
Reception#:793245
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141of 148Rec Fee:S746.00Doc Fee:0.00GARFIELDCOUNTYCO
bearsN 21o50'59"Wa distanceof 82.68 feet;thenceN 17020'00"Wa distanceof 125.84 feet;
thence 135.21 feetalong theareofa tangentcurveto thelefthaving a radiusof 850.00 feet,a
centralangle of 09006'52",and thechord bearsN 21053'26"Wa distanceof 135.07 feet;
thenceN 11059'46"Ea distanceof 226.02 feet;thenceN 36048'43"Wa distanceof 632.74 feet;
thenceN 05017'11"Wa distanceof241.12 feet;thenceN 83o57'36"Ea distanceof385.26 feet;
thenceN 27049'50"Wa distanceof 623.11 feet;thenceN 52028'42"Wa distanceof 551.00 feet;
thenceN 75035'20"Wa distanceof 196.96 feet;thence158.78feetalong theareof a non
tangentcurveto thelefthaving a radiusof 175.00 feet,a centralangle of 51059'06",and the
chord bearsN 48021'21"Wa distanceof 153.39 feet;thenceN 74020'54"Wa distanceof 97.12
feet;thence 89.53feetalong theare ofa tangentcurve to the righthaving a radiusof 125.00 feet,
a centralangle of 41002'O8",and the chordbearsN 53049'50"Wa distanceof 87.62 feet;
thence 46.86 feetalong the areofa tangentcurve tothe righthaving a radiusof25.00 feet,a
centralangle of 107024'02",and the chordbearsN 20023'l5"Ea distanceof40.30 feet;
thence 98.45feetalong the areofa tangentcurvetothe righthaving a radiusof 184.00 feet,a
centralangle of 30039'25",and thechord bearsN 89024'59"Ea distanceof 97.28 feet;
thence 20.05 feetalong theareofa tangentcurveto thelefthaving a radiusof341.00 feet,a
centralangle of 03022'06",and the chord bears S 76o56'22"Ea distanceof20.04 feet;thence S
56057'00"Ea distanceof 55.33 feet;thence S 01o31'00"Wa distanceof58.52 feet;thenceN
89048'00"Ea distanceof 233.10 feet;thenceN 26034'00"Ea distanceof 104.77 feet;thence S
76024'47"Ea distanceof 19.39 feet;thence S 53o23'00"Ea distanceof 97.92 feet;thenceS
13056'00"Wa distanceof39.87 feet;thence S 58015'00"Ea distanceof 140.63 feet;thence S
66055'57"Ea distanceof 121.84 feet;thence S 82'l8'37"Ea distanceof 149.68 feet;thence S
86055'23"Ea distanceof230.20 feet;thence S 40047'44"Ea distanceof 170.85 feet;thenceS
40047'44"Ea distanceof 201.81 feet;thence S 30028'47"Ea distanceof 620.96 feet;thenceN
89017'10"Ea distanceof 114.41 feet;thence S 09052'10"Ea distanceof 175.46 feet;
thence 142.56feetalong theareof a tangentcurve to the righthaving a radiusof275.00 feet,a
centralangle of 29042'10",and the chord bears S 04'58'55"Wa distanceof 140.97 feet;
thence 30.72 feetalong theareof a tangentcurve tothelefthaving a radiusof425.00 feet,a
centralangle of 04008'28",and thechord bearsS 17045'46"Wa distanceof 30.71 feet;thence S
68007'03"Wa distanceof246.45 feet;thenceS 14o25'26"Ea distanceof292.28 feet;thence S
01005'21"Wa distanceof212.99 feet;thenceS 39056'll"Ea distanceof 186.62 feet;
thence47.98 feetalong theareof a non tangentcurvetothelefthaving a radiusof425.00 feet,a
centralangle of 06028'06",and thechord bearsS 09043'59"Wa distanceof47.95 feet;thenceS
06029'56"Wa distanceof 133.59 feet;thence220.40 feetalong theareof a tangentcurvetothe
lefthaving a radiusof 425.00 feet,a centralangle of 29042'48",and thechordbearsS 08021'28"
Ea distanceof 217.94 feet;thenceS 77042'41"Wa distanceof 149.15 feet;to the pointof
beginning;containing35.1485 acresmore orless.
The totalarea of allfourparcelscontaining274.18 acresmore orless.
7
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EXHIBIT D
RECORDED EASEMENTS AND LICENSES
1. Farm and PastureLease dated January 1,2003 by and among Spring Valley
Development,Inc.,Spring Valley Holdings,USA, Ltd.,
and NieslanikRanch,LLC.
2.Right of the proprietorof a veinor lodeto extractand remove hisare therefrom,should
thesame be found to penetrateorintersectthepremises hereby granted,
asreservedin
United StatesPatentrecordedasfollows:
DATE RECORDED BOOK PAGE RECEPTION NO.
August 8,1896 12 430 19517
April 11,1923 112 388 82446
March 26,1965 364 486 229186
September 8,1896 12 435 19569
September 1,1906 56 557 32339
June 2,1916 71 606 54279
and as shown on theALTA/ACSM Land TitleSurvey of SpringValley Ranch P.U.D.by
Gamba &Associates,Inc.,dated November 15, 2005,by Michael J.Gamba,P.E.&
P.L.S.No.28036.
3.Right of way forditchesorcanalsconstructedby the authorityoftheUnited States,as
reservedin United StatesPatentrecorded asfollows:
DATE RECORDED BOOK PAGE RECEPTION NO.
August 8,1896 12 430 19517
December 7,1912 71 582 45724
Aprilll,1923 112 388 82446
February 28,1926 112 435 94056
October 31,1939 194 590 137373
February 26,1952 263 234 178630
February 26,1952 263 235 178631
February 26,1952 263 236 178632
February 26,1952 263 237 178633
February 26,1952 263 238 178634
February 26,1952 263 240 178636
March 3,1952 263 271 178688
March 3,1952 263 276 178689
March 3,1952 263 272 178690
March 26,1965 364 486 229186
September 8,1896 12 435 19569
September 1,1906 56 557 32339
June 2,1916 71 606 54279
April ?,1923 112 558 82381
May 20,1940 194 617 139733
February 26,1952 263 231 178627
February 26,1952 263 233 178629
68\1\1088974.3
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February 26,1952 263 239 178635
February 26,1952 263 241 178637
February 26,1952 263 232 178628
and as shown on theALTA/ACSM Land TitleSurvey of Spring Valley Ranch P.U.D.by
Gamba &Associates,Inc.,dated November 15,2005,by Michael J.Gamba,P.E. &
P.L.S.No. 28036.
4. All rightsunder an applicationby theGlenwood High Line Railway Company, approved
November 9,1893 under Act of March 3,1875,being an applicationforrightof way,as
reservedinUnited StatesPatentrecordedDecember 7,1912 inBook 71 atPage 582 as
Reception No. 45724 and as shown on the ALTA/ACSM Land TitleSurvey of Spring
Valley Ranch P.U.D.by Gamba &Associates,Inc.,dated November 15,2005,by
Michael J.Gamba,P.E.&P.L.S.No.28036.
5.Excepting and reserving,however,to the U.S.allthecoaland othermineralsinthelands
so enteredand patented,togetherwiththe rightto prospectfor,mine and remove the
same pursuantto theAct of December 29,1916 (39 Stat.862)asreservedinUnited
StatesPatentrecordedOctober 31,1939 inBook 194 atPage 590 as ReceptionNo.
137373 and asshown on theALTA/ACSM
Land TitleSurvey of SpringValley Ranch
P.U.D.by Gamba &Associates,Inc.,datedNovember 15,2005,by Michael J.Gamba,
P.E.&P.L.S.No. 28036.
6. Affidavit
from thePublic ServiceCompany of Colorado,purportedowner of easements
forelectrictransmissionlinesand telephoneand telegraphlines,recordedMarch 9,1959
in Book 315 atPage 525 as ReceptionNo.204592.
7.Excepting an easement and right-of-wayover and acrossexistingroadways forpurposes
of ingressand egress,togetherwith any and allgrazingrightsand privilegesasdisclosed
in Deed recordedJune 24,1965 in Book 367
atPage 185 as ReceptionNo.230466 and in
Deed recordedJune 24,1965 inBook 367 atPage 188 as ReceptionNo. 230467.
8.Excepting and reserving,however,tothe U.S. allthecoal and othermineralsin thelands
so enteredand patented,togetherwiththe rightto prospectfor,mine,and remove the
same pursuanttothe Act ofDecember 29,1916 (39 Stat.862)as reservedinUnited
StatesPatentrecordedFebruary 26,1952 in Book 263 atPage 239 as ReceptionNo.
178635 AND AS SHOWN ON THE ALTA/ACSM Land TitleSurvey of Spring Valley
Ranch P.UD.by Gamba &Associates,Inc.,datedNovember 15,2005,by Michael J.
Gamba,P.E.& P.L.S.No.28036.
9. A non-exclusiveeasement and right-of-wayforroadway accesspurposes;togetherwith a
covenant running withthe titleto a certainparcelofland thatgrantorscovenant and agree
thatthey willnot erector constructany residentialorcommercial buildingstructures
upon a certainparcelmore particularlydescribedin followingrecitedSpecialWarranty
Deed;allas disclosedin SpecialWarranty Deed recordedApril 19,1977 in Book 495 at
Page 596 as Reception No.277987.
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10.Twenty-four footor fifteenfooteasements forroadway access,pipelines,and utilitiesas
grantedinthe followingDeeds:
RECEPTION NO.BOOK PAGE RECORDING DATE
281051 501 393 October 4,1977
281052 501 395 October 4,1977
281588 502 387 November 2,1977
281622 502 467 November 3,1977
282773 504 751 January 6,1978
11.Resolutionsby the Board of County Commissioners of GarfieldCounty:
RESOLUTION RECEPTION
NO.NO.BOOK PAGE RECORDING DATE
80-248 308660 558 439 October 24,1980
84-126 353974 652 840 July 12,1984
84-127 353975 652 842 July 12,1984
87-106 386620 722 745 October 13,1987
94-135 471850 924 728 December 6,1994
94-141 472056 925 340 December 13,1994
2000-95 572999 1220 159 December 1,2000
2002-07 595731 1321 72 January 15,2002
2003-98 642016 1543 420 December 2,2003
2003-99 642017 1543 430 December 2,2003
2005-83 686066 1743 888 November 8,2005
2005-84 686067 1743 894
November 8,2005
2008-55 747015 April22,2008
2008-56 747016 April22,2008
2010-38 786992 June 8,2010
12.Right-of-Way and twenty footwide easement togetherwith righttoclearalltreesand
brush,by machine work or otherwise,withinsaideasement,and the furtherrightto cut
trees,even though outsideof saideasement,which aretallenough tostrikethe wires in
fallingand agreement thatallpoles,wire and otherfacilitiesinstalledby Granteeshall
remain the propertyof Grantee,and shallbe removable atthe optionofGrantee as
disclosedby Holy Cross ElectricAssociation,Inc.Right-of-Way Easement recorded
November 19,1984 in Book 660 atPage 166 as Reception No. 357370.
13.Memorandum of Agreement on Boundary Line among F.PeterSimmons,Dorothy M.
Simmons and Spring Valley Ranch recordedApril 26,1995 in Book 938 atPage 691 as
Reception No.477245.
14.Twenty footeasement forroad and utilitypurposes asdisclosedin Warranty Deed
recordedOctober 9,1967 inBook 388 atPage 331 as ReceptionNo.239151 and as
shown on the ALTA/ACSM Land TitleSurvey of SpringValley Ranch P.U.D.by Gamba
68\l\1088974.3 3
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&Associates,Inc.,dated November 15,2005,by Michael J.Gamba,P.E.&P.L.S.No.
28036.
15.Pre-inclusionand Wastewater Treatment PlantDevelopment Agreement recordedAugust
30,2001 inBook 1282 atPage 8 as ReceptionNo. 587475.
16.Adverse mattersdisclosedon theALTA/ACSM Land TitleSurvey of SpringValley
Ranch P.UD.by Gamba &Associates,Inc.,datedNovember 15,2005 by Michael J.
Gamba,P.E.&P.L.S.No. 28036:
a.survey notes;
b.ditches;
c.possessoryrightsassociatedwith fences;
d. house and garage encroachment and correspondingDeed overlapfrom theEast
Exception Parcel;
e.underground water line(inSection29);
f.overhead electriclinesand utilitypoles;
g.roads
68\1\1088974.3 4
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EXHIBIT E -DEFENSIBLE SPACE
Extended DefensibleSpace Easements
LotLineS FIRE MANAGEMENT
P Eounaary
A
0 0 75 1 1
HIllE.i'M,MEMitY,M'IWJrWW'SM AIIII
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EXHIBIT F
FUEL REDUCTION EASEMENTS
Treatment Type
Annual Mowing
LinkedDefensibleSpaces
unt
LDS
LetL rs
SVR Boundary
HillWA E,M WF'.1W,RIM L IR W14W 4 11111Reception#:79324510/21/201003:17:28PM JeanAlberica148of148RecFee:$746.00Doc Fee:0.00GARFIELDCOUNTYCO
EXHIBIT G -FUEL BREAK EASEMENTS
Fuelbreak
LotLines Fu a MANAcamar
N
A
0