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HomeMy WebLinkAbout1.03 General Application Materials_Part3- ( . t .. / FRON ING f--/-,-L------e€,U6D IV l5 1ON ROAD ~ PROPERTY ,.___ L INE PROPERTY ---L INE 6UILD ING ENVELOPE LOTS DEFENSIBLE SPACE : PRELI MINA RY PLAN SUBMITTAL ZONE LEGEND ~ ZONE 1 23 ZONE 2 REFER TO FRONING FAMILY SUBDIVISION CRITERIA FOR WILDFIRE DEFENSIBLE SPACE ZONES SHOWN USING LOT 5 AS E)(AMPLE 5.01 Acres NORTH NO SCALE u)' 1-u w 1- "I u {k'_ -q w ti) :::J r: IT ~ (g) = @1/2) = ?J = Pl @5) 2) @1/2) ~ d = ~ ~ [b!b ~ ~ = ~ (g) @; [b!b - :, u ll • .. -8 \! -~ id~~ ii! !!I ~ ~;J~ (g R ~ @; (g d (g (9 [;'->. ~ [}= ~ 2) (g (9 R d [b!!:::!] = l!:!b @; ~ ~ DATES 11 -2~-10 PREL IM. 7 OF 7 EXHIBIT D Plan Showing Meadow Area on Lots 3 and 4 Bing Maps 107°12'50"W 107°12'50"W 107°12'55"W 107°12'55"W 107°13'0"W 107°13'0"W 107°13'5"W 107°13'5"W 39°25'15"N39°25'15"N39°25'10"N39°25'10"NFroning PropertyFroning Property COLORADO WILDLIFE SCIENCE LLC0100 Elk Run Dr, Ste 128, Basalt, CO 81621http://www.coloradowildlifescience.com(970) 927-4549 Basemap Source: NOTE: Boundaries are approximate Ecological Assessment of Residential Development 0 100 200 300 40050Feet o Map 1. Approximate configuration of proposed activity envelopes Area of Detail Legend Subject Property Proposed building envelope (approximate) Colorado Wildlife ScienceEcological Research, Management & Consulting Lot 2 Envelope Lot 3 Envelope Lot 4 Envelope Lot 5 Envelope 000 ao Bing Maps 107°12'55"W 107°12'55"W 107°13'0"W 107°13'0"W 107°13'5"W 107°13'5"W 39°25'10"N39°25'10"N39°25'5"N39°25'5"NFroning PropertyFroning Property COLORADO WILDLIFE SCIENCE LLC0100 Elk Run Dr, Ste 128, Basalt, CO 81621http://www.coloradowildlifescience.com(970) 927-4549 Basemap Source: NOTE: Boundaries are approximate Ecological Assessment of Residential Development 0 100 20050 Feet o Map 2. Sagebrush habitat potentially affected by proposal and potential restoration areas Area of Detail Legend Colorado Wildlife ScienceEcological Research, Management & Consulting Subject Parcels Proposed building envelopes (approximate) Sagebrush potentially affected by proposal Potential Restoration Area - PJ Encroachment Potential Restoration - PJ Removal approx 0.4 ac approx 1.4 ac approx 1.3 ac approx 0.3 ac EXHIBIT E Building Envelopes shown on Final Plat and Site and Utility Plan COUNTY ROAD 107LOT 5 5.00 Acres LOT 3 5.01 Acres LOT 2 4.98 Acres LOT 4 5.00 Acres 1+ 0 0 2+003+004+ 0 0 5+00 6+00 7+00 8+009+0010+0011+0012+0013+001 4 + 0 015+0016+0017+0017+56BP: 1+00.00EP: 1 7 + 5 5 . 6 3 PC: 1+22.36PC: 2+16.00 PC: 2+86.83 PC: 3+74. 9 2 PC: 5+25.69PC: 6+63.70PC: 8+9 6 . 0 5 PC: 10+46.33 PC: 1 2 + 7 3 . 0 5PC: 13+85.21PC: 14+8 9. 9 3 PC: 1 6 + 5 7 . 0 1 PT: 1+56.55 PT: 2+32.63 PT: 3+16. 9 6 PT: 4+50.33 PT: 5+76.75PT: 8+12 . 9 4 PT: 9+67.83 PT: 1 1 + 2 7 . 0 2 PT: 13+74.31PT: 14+2 7. 4 3 PT: 1 6 + 1 2 . 1 2 PT: 1 6 + 7 7 . 7 9 ETETETETETETETETET2''W2''W2''W2''W2''W6''WL6''WL6''WL6''WL6''WL6''WL6''WL6''WL6''WL6''WL6''WL2''WL2''WL2''WL 2''WL 2''WL 2'' W L 2'' WL 2''WL 2''WL 2''WL TELTELTELTELTELTELTELTELTELTELT E L T E L TEL TEL TEL TEL TEL UEL UEL UEL PROPOSED ELECTRIC CONNECTION TOEXISTING POWER POLE. COORDINATE UTILITY LINEWORK WITH HOLY CROSS. EXISTING WELL CONTRACTOR TO REMOVE EXISTINGOVERHEAD TELEPHONE. COORDINATE UTILITY LINEWORK WITH CENTURY LINK (LUMEN). PROPOSED TELEPHONE CONNECTION TOEXISTING UTILITY POLE. COORDINATE UTILITY LINEWORK WITH CENTURYLINK (LUMEN). PROPOSED 10,000 GALLON UNDER GROUND WATER STORAGE TANK(S) FOR DOMESTIC AND FIRESTORAGE. CONTRACTOR SHALL PROVIDESUBMITTAL FOR REVIEW AND APPROVAL PRIOR TOCONSTRUCTION. TWO 8' DIAMETER, 5,000 GALLON TANKS SHOWN. TOP=6522.0±, BOTTOM=6514.0± 20.00' UTILITY EASEMENT.RE: FINAL PLAT 40.00' ACCESS &UTILITY EASEMENT 40.00' ACCESS & UTILITY EASEMENT 40.00' ACCESS &UTILITY EASEMENT PROPOSED LOT LINE (TYPICAL) EXISTING DRIVEWAY ALIGNMENT TO BE USED FOR LOT 4DRIVEWAY ACCESS OR TO BE REVEGETATED. THE FINAL LOTDRIVEWAY ALIGNMENT WILL BE DETERMINED AT THE TIME OF BUILDING PERMIT. PROPOSED BUILDING ENVELOPE (TYPICAL) EXISTING GRAVEL ROAD TO BE REVEGETATED. EXISTING GRAVEL ROAD PROPOSED BUILDINGENVELOPE RE: FINAL PLAT EXISTING ASPHALT ROAD 6360 6370 6380 6390 6400 6410 6 4 2 0 643 0 6 4 4 0 64 5 0 6460 6470 6480 649065006510 6520 6530648064906500651065206530 64506460647064806490650065 1 0 6 5 2 0 641064206430644064506460 647063906400641064206 4 3 0 64 4 0 6450646064 7 0 64 8 0 63406350 636 0 6370 63 8 0 6390 64 0 0 6410 64 2 0 PROPOSED UNDERGROUND TELEPHONE ALIGNMENT. CONTRACTOR TO REMOVE EXISTINGOVERHEAD TELEPHONE. COORDINATE UTILITY LINEWORK WITH CENTURY LINK (LUMEN). 30.00' ACCESS & UTILITY EASEMENTRE: FINAL PLAT. 20.00' TRAIL EASEMENT.RE: FINAL PLAT. PROPOSED WATERSTORAGE TANK AND ACCESSEASEMENT. RE: FINAL PLAT. COORDINATE UTILITY BURIAL AND CONSTRUCTIONWITH THE ADJACENT PROPERTY OWNERS. LOT 1 10.85 Acres PROPOSED BUILDINGENVELOPE RE: FINAL PLAT PROPOSED BUILDINGENVELOPE RE: FINAL PLAT. PROPOSED BUILDING ENVELOPE RE: FINAL PLAT 20.00' UTILITY EASEMENT65006510652065306540 LEGEND UEL 6'' WL ET TEL 2'' WL ot oe OPRIS ES NGINEERING, LLC. CIVIL CONSULTANTS 28189JOB NO. DATE:08-11-2022 502 MAIN STREETCARBONDALE, CO 81623 (970) 704-0311 FAX: (970)-704-0313 DESIGNED BY DRAWN BY CHECKED BY JPP JPP YTN DATE REVISION C-2.1 DRAWING NO. TITLE G:\2008\28189 FRONING\CIVIL\CIVIL DWGS\PLOT\28189-C21-SITE.DWG - Aug 11, 2021 - 8:58amSITE & UTILITY PLANFRONING SUBDIVISIONGARFIELD COUNTY, COLORADOFINAL PLANMEMBER UTILITIESFOR THE MARKING OF UNDERGROUNDBEFORE YOU DIG, GRADE, OR EXCAVATECALL 2-BUSINESS DAYS IN ADVANCE Know what's R 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0 MATCHLINE THIS SHEET 1. THE CONTOUR INTERVAL OF THIS MAP IS 2 FEET. THE EXISTING CONTOURS ARE FROM A LIDAR AERIAL SURVEY SUPPLEMENTED BY A SITE SURVEY SHOTS. VERTICAL DATUM IS NAVD 88 2. THE CONTRACTOR SHALL CONTAIN HIS CONSTRUCTION OPERATIONS WITHIN THE LIMITS OF CONSTRUCTION. CONTRACTOR SHALL NOT OPERATE OUTSIDE THIS AREA WITHOUT THE PRIOR CONSENT OF THE PROPERTY OWNER(S) INVOLVED. 3. THE LOCATIONS OF UNDERGROUND UTILITIES HAVE BEEN PLOTTED BASED ON UTILITY MAPS, LOCATES OR OTHER INFORMATION PROVIDED BY UTILITY COMPANIES AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE UTILITIES, AS SHOWN MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATION OF UTILITIES PRIOR TO CONSTRUCTION. 4. ALL UTILITIES, BOTH UNDERGROUND AND OVERHEAD, SHALL BE MAINTAINED IN CONTINUOUS SERVICE THROUGHOUT THE ENTIRE CONSTRUCTION PERIOD. THE CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR ANY DAMAGES TO, OR INTERRUPTION OF, SERVICES CAUSED BY THE CONSTRUCTION. 5. CONTRACTOR TO COORDINATE ALL UTILITY LINEWORK WITH THE RESPECTIVE UTILITY COMPANY PRIOR TO CONSTRUCTION. 6. ALL SITE AND UTILITY WORK SHALL BE IN COMPLIANCE WITH GARFIELD COUNTY RULES & REGULATIONS. 7. AN APPROVED ONSITE WASTEWATER SYSTEM (OWS) WILL BE DESIGNED FOR THE INDIVIDUAL LOT BUILDING PERMIT SET. THE OWS SYSTEM WILL BE LOCATED AND DESIGNED IN COMPLIANCE WITH THE CURRENT COUNTY AND STATE OWS REGULATIONS WITH RESPECT TO STORMWATER FLOW AND DETENTION. 8. THE PROPOSED PRIVATE ONSITE WATER SYSTEM PROVIDES GRAVITY SERVICE TO EACH LOT. THE WATER SYSTEM PROVIDES POTABLE AND FIRE SPRINKLER FLOW, BUT DOES NOT PROVIDE ADEQUATE SERVICE PRESSURE. EACH LOT WILL THEREFORE BE REQUIRED TO INSTALL A BOOSTER PUMP TO PROVIDE ADEQUATE PRESSURE FOR DOMESTIC AND FIRE SPRINKLER USE. 9. THE ON LOT CONSTRUCTION SHALL COMPLY WITH THE DRAINAGE AND DETENTION REQUIREMENTS SPECIFIED IN THE GARFIELD COUNTY RULES & REGULATIONS. 10. ALL LOTS MUST SUBMIT GRADING AND DRAINAGE PLANS PER SECTION 10.10 OF THE SUBDIVISION CC&R’S PRIOR TO CONSTRUCTION TAKING PLACE ON ANY LOT. AS A PART OF THE LOT GRADING AND DRAINAGE PLANS, EACH LOT SHALL PROVIDE: A MINIMUM OF 335 CUBIC FEET OF STORMWATER DETENTION VOLUME IN ORDER TO PROVIDE THE REQUIRED PRE-POST DETENTION VOLUME SPECIFIED IN THE FRONING FAMILY PUD SUBDIVISION ENGINEERING REPORT, OR SHALL PROVIDE STORM WATER DETENTION VOLUME CALCULATIONS SHOWING DEVELOPED LOT STORM WATER RUNOFF IS LESS THAN OR EQUAL TO THE PRE-DEVELOPMENT RATE. GENERAL SITE & UTILITY NOTES: N.T.S. LC 1. SNOW STORAGE AREAS SHOWN ON THIS PLAN ARE INTENDED TO SHOW THE GENERAL STORAGE LOCATION ONLY. THE PROPOSED 20' ROAD SECTION IS WITHIN A 40' ACCESS EASEMENT. THE GENERAL STORAGE LOCATION IS ADJACENT TO THE ROAD SECTION WITHIN THE 10' SETBACK WITHIN THE ACCESS EASEMENT ON EITHER SIDE OF THE ROAD. ACTUAL STORAGE LOCATIONS WITHIN THE EASEMENT MAY VARY. THE SETBACK AREA PROVIDES MORE THAN ADEQUATE SNOW STORAGE CAPACITY. 2. SNOW PLOWING AND PLACEMENT OF SAND OR GRAVEL ON THE ONSITE ACCESS ROADS WILL OCCUR AFTER ALL MAJOR SNOW STORM EVENTS, AND AS NECESSARY TO MINIMIZE ICE AND SNOW PROBLEMS. THE FRONING FAMILY SUBDIVISION HOA WILL BE RESPONSIBLE FOR WINTER ROAD CLEARING AND MAINTENANCE. 3. ROAD GRADING AND MAINTENANCE WILL OCCUR ONCE EACH YEAR IN THE SPRING AND AS NECESSARY TO PROVIDE SAFE ACCESS TO THE SITE. ROAD MAINTENANCE INCLUDES CLEARING AND RE-GRADING THE BORROW DITCHES ADJACENT TO THE ROAD, AND MINOR GRADING AND PLACEMENT OF GRAVELS TO MAINTAIN THE ACCESS ROAD SURFACE. THE FRONING FAMILY SUBDIVISION HOA WILL BE RESPONSIBLE FOR ROAD GRADING AND MAINTENANCE. SNOW STORAGE & ROAD MAINTENANCE NOTES: MATCHLINE THIS SHEET JO 60 120 240 I_I I __ _____JI ' 60 6" GRAVEL ROAD BASE COMPACTED TO 95% STANDARD PROCTOR. 3% 7 STRIP ALL TOPSOIL, SCARIFY AND RECOMPACT THE NATIVE SOILA MINIMUM OF 8" DEPTH TO 95% STANDARD PROCTOR. SLOPE PER Pl.AN TO MATCH EXISTING GRADE PROPOSED DRIVEWAY SECTION NOTE: 1) THE DRIVEWAY 3% CROSS SLOPE AND THE DRAINAGE DITCH SHALL BE CONSTRUCTED ON THE UPHILL SIDE OF THE ROAD. ~ II I 11111111 ---'it· ----'~• --ES X PROPOSED GRAVEL ROAD PROPOSED SNOW STORAGE PROPERTY BOUNDARY PROPOSED LOT LINES PROPOSED BUILDING ENVELOPE PROPOSED EASEMENT LINE PROPOSED ELECTRIC & TELEPHONE PROPOSED ELECTRIC PROPOSED TELEPHONE PROPOSED 6" D.I.P. WATER MAIN PROPOSED 2" HDPE WATER SUPPLY PROPOSED 2" PURE CORE WATER PROPOSED 3" HDPE WATER SERVICE PROPOSED FIRE HYDRANT PROPOSED ET SERVICE EX. 2' CONTOUR EX. 10' CONTOUR EXISTING ROADS EXISTING OVERHEAD TELEPHONE EXISTING OVERHEAD ELECTRIC UT/UT/ES TO BE REMOVED below. Call before you dig. RE ... $j. . " 8377 : --~.l~t' O; Fees School District Fees School Land Dedication Requirements are outlined in Article 7 – 404 of the LUDC. In conformance with this code section and condition # 9.a of resolution No. 2020 – 5, an appraisal is being provided. This allows for precise calculation of the fee in lieu of payment for school land dedication. The value of the newly created 5 acre plus/minus lots is $350,000. This results in a cost of approximately $70,000 per acre. The formula for payment is: unimproved per acre market value X Land Dedication Standard X number of units $70,000 X 0.02 X 3 = $4,200. Note: Fee is calculated based on 3 newly created lots. There are two existing lots within the subdivision area and there will be a total of 5 lots after subdivision. Fire District Fees 9.b of Resolution No. 2020-51 requires payment of a residential impact fee for the Carbondale and Rural Fire Protection District. An Agreement to pay fees between the Fire District and the applicant is attached. The fee is $730 per residential lot. Form GA1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TBD County Road 107 Froning Subdivision Lot 2- (See attached survey plat) Carbondale, CO 81623 Froning Family- Client PO Box 545, Carbondale, CO 81623 05/20/2021 Gregory Forbes APPRAISAL OF REAL PROPERTY LOCATED AT: FOR: AS OF: BY: North Fork Appraisal Services (970) 379-8212 2021850 Froning Family 9518.03 24060 TBD County Road 107 Carbondale Garfield CO 81623 Froning Subdivision Lot 2- (See attached survey plat) n/a n/a n/a TBD n/a n/a Froning Family- Client PO Box 545, Carbondale, CO 81623 vacant Gregory Forbes "As Is" Land Appraisal 62 2 6 4 26 15 710,000 3,100,000 1,195,000 NEW 85 25 Market conditions for vacant land within the subject market area have increased over the prior year, particularly over the most recent 3 month period.. High construction costs create a challenging environment the financial feasibility of new construction. Current inventory is quite low for rural acreage sites in the market area. irregular- see attached legal description and survey 4.99 ac Rural- Garfield County zoning to site propane shared well septic-not inst. gravel sloping typical to area Irregular gd mountain views appears adequate/typical Connection to City utilities is neither feasible nor offered. Domestic water is via shared well. (installed) Sewer would be via individual septic (not in place at this time). Shared access easement from County Rd 107 to the building site TBD County Road 107 Carbondale, CO 81623 n/a $/Sq. Ft.n/a assessor,site inspect n/a Rural Carbondale/avg Good Mtn view Access/Driveway to property line Electricity Avail. to site Additional Improve.shared well in place Acreage 4.99 ac n/a n/a TBD Skipper Dr Carbondale, CO 81623 4.33 miles E 350,000 1.62 agsmls#161023, inspect, assessor 6/04/2020 DOM 585 similar 0 similar view 0 to property line Avail. to site community well 0 4.95 ac 0 cash none 0 350,000 437 Coryell Ranch Rd Carbondale, CO 81623 1.31 miles W 320,000 2.66 mls#156129, assessor, inspect s03/21;c02/21 similar 0 similar view 0 to property line Avail. to site community well 2.76 ac +26,800 cash none 26,800 346,800 TBD Wooden Deer Carbondale, CO 81623 1.99 miles E 263,000 1.56 agsmls#165226, inspect, assessor 08/31/2020 DOM 53 +15,800 similar 0 similar view 0 to property line Avail. to site to be installed +20,000 3.90 ac +12,000 cash none 47,800 310,800 Market data is derived through sales listings/mls with additional information from listing broker as necessary. All applicable data is verified through the County Assessor's Office. All of the comparable lots are located in close proximity to the subject and would compete well with the subject on the open market. This appraisal is given in "as is" condition at time of inspection. The sales comparison approach reflects recent marketplace actions and is deemed the most reliable indicator of value for the subject property. Neither cost approach nor income approach are found to be applicable to the subject vacant site. 05/20/2021 350,000 Gregory Forbes 05/24/2021 Certified Residential Appraiser CR40045731 CO 12/31/2021 05/20/2021 Form LAND - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LAND APPRAISAL REPORT File No.SUBJECTBorrower Census Tract Map Reference Property Address City County State Zip Code Legal Description Sale Price $Date of Sale Loan Term yrs.Property Rights Appraised Fee Leasehold De Minimis PUD Actual Real Estate Taxes $(yr)Loan charges to be paid by seller $Other sales concessions Lender/Client Address Occupant Appraiser Instructions to Appraiser NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev.Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % One-Unit % 2-4 Unit % Apts.% Condo % Commercial % Industrial % Vacant % Change in Present Land Use Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy Owner Tenant % Vacant One-Unit Price Range $to $Predominant Value $ One-Unit Age Range yrs. to yrs.Predominant Age yrs. Good Avg. Fair Poor Employment Stability Convenience to Employment Convenience to Shopping Convenience to Schools Adequacy of Public Transportation Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)SITEDimensions =Corner Lot Zoning Classification Present Improvements Do Do Not Conform to Zoning Regulations Highest and Best Use Present Use Other (specify) Public Other (Describe) Elec. Gas Water San. Sewer Underground Elect. & Tel. OFF SITE IMPROVEMENTS Street Access Public Private Surface Maintenance Public Private Storm Sewer Curb/Gutter Sidewalk Street Lights Topo Size Shape View Drainage Is the property located in a FEMA Special Flood Hazard Area?Yes No Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions)MARKET DATA ANALYSISThe undersigned has recited the following recent sales of properties most similar and proximate to subject and has considered these in the market analysis.The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties.If a significant item in the comparable property is superior to or more favorable than the subject property, a minus (–)adjustment is made, thus reducing the indicated value of subject; if a significant item in the comparable is inferior to or less favorable than the subject property, a plus (+)adjustment is made thus increasing the indicated value of the subject. ITEM SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price $$$$ Data Source(s) ITEM DESCRIPTION DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.– Date of Sale/Time Adj. Location Site/View Sales or Financing Concessions Net Adj. (Total)+ –$+ –$+ –$ Indicated Value of Subject $$$ Comments on Market Data RECONCILIATIONComments and Conditions of Appraisal Final Reconciliation I (WE) ESTIMATE THE MARKET VALUE,AS DEFINED,OF THE SUBJECT PROPERTY AS OF TO BE $ Appraiser Date of Signature and Report Title State Certification #ST Or State License #ST Expiration Date of State Certification or License Date of Inspection (if applicable) Supervisory Appraiser (if applicable) Date of Signature Title State Certification #ST Or State License #ST Expiration Date of State Certification or License Did Did Not Inspect Property Date of Inspection 08/11 - ~ □ □ □ □ ~ ~ □ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ □ ~ □ □ ----- □ ~ □ □ --- ~ □ □ □ ~ □ □ □ ~ □ □ ~ □ □ ~ □ □ - □ ~ □ □ □ ~ □ □ -- □ ~ □ ~ □ ~ □ ~ □ ~ □ ~ ~ □ □ □ □ □ □ ~ □ □ ~ □ ~ □ I'\... ,._ ~ " ,N'·fr~-1 CA~~ -- -- □ □ 2021850 TBD County Road 107 Carbondale, CO 81623 n/a $/Sq. Ft.n/a assessor,site inspect n/a Rural Carbondale/avg Good Mtn view Access/Driveway to property line Electricity Avail. to site Additional Improve.shared well in place Acreage 4.99 ac n/a n/a 94 Callicotte Ln Carbondale, CO 81623 2.81 miles NE 355,000 1.59 agsmls#168621, inspect, assessor 04/07/2021 DOM 51 similar 0 similar view 0 to property line Avail. to site community well 0 5.13 ac 0 cash none 355,000 705 Vista HI Dr Carbondale, CO 81623 6.77 miles E 380,000 1.72 agsmls#156833, inspect, assessor 3/12/2021 DOM 1118 similar 0 similar view 0 to property line Avail. to site well in place 0 5.06 ac 0 cash none 0 380,000 See Addendum Form LAND.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 4 5 6 ADDITIONAL COMPARABLE SALES File No.MARKET DATA ANALYSISITEM SUBJECT PROPERTY COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price $$$$ Data Source(s) ITEM DESCRIPTION DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.– Date of Sale/Time Adj. Location Site/View Sales or Financing Concessions Net Adj. (Total)+ –$+ –$+ –$ Indicated Value of Subject $$$ Comments on Market Data 08/11 □ □ □ □ □ □ Supplemental Addendum URAR:Purpose of Appraisal: The purpose of this appraisal is to determine the vacant land value of the subject property for servicing purposes, as of 05/20/2021. Subject Listing: The subject has not been listed in the prior 12 month period. Infor per AGS FlexMLS. Overview Description of the Subject Subdivision: The subject subdivions consists of 5 rural acreage parcels located in the unincorporated area outside of the Town of Carbondale. Lot 1 is the only site that is currently improved. It is to be 10.99 acres, and will retain the current ownership. The remaining 4 lots are all roughly 5 acre sites (4.99 to 5.01 ac). The individual sites are all moderately to steeply sloping with good mtn views. They are predominantly covered in native vegatation, mostly sagebrush, juniper and pinyon. Private gravel driveway access to each of the lots. Electical service to each of the lots. Sewer service will be by individual septic system, which is typical for rural acreage properties. Gas will be by individual propane. Phone is available to the lot lines. Each of the individual lots has a designated Building Envelope (shown on the attached subdivision plat. Each of the lots will be allowed to irrigate up to 1000 sqft of the site with the domestic well water. Due to the natural topography contours and native vegation, the sites are all relatively private. There is easy access to the Town of Carbondale amenities via a County Maintained public road. (access road within the 5 lot subdivision will remain private) Views will vary somewhat from site to site. Due to the native vegatation, views are currently fairly limited. Vegation can be selectively removed and buildings elevated to maximize views from the building envelopes. -Of the unimproved Lots 2-5, Lot 2 would likely be considered to have the best view due to the highest elevation combined with natural contours. It will have the best view of Mt Sopris. Lots 3 and 5 will also have sopris views, although somewhat lesser than lot 2. Lot 4 will not have a clear Sopris view from the building envelope, but will have alternate Mtn and Valley views. Lot 4 is also the lot with the most relatively flat usable ground, which will likely offset any perceived view differential. URAR: Sales Comparison Comments: In reviewing this appraisal, it is important to note the limited sales data for the subject market area. This is primarily due to the market conditions for vacant land as well as the low population base in the area. It is typical to see very few sales of vacant land acreage sites over the course of a year. These sold properties can differ greatly from one another in terms of access, utilities, view, size, etc. For this reason, it is typical and common to see some larger than typically recommended line item and net adjustments to accomodate for these differences. The most similar of these sales have been used as comparables in this appraisal. Wherever possible, the most similar sales of acreage sites from within the subject project have been utilized. These sales and listings are found to best support the subject value, and bracket for any potential marketability differences from competing projects. Comparable Selection: The following criteria were utilized when selecting comparable sales to the subject. -Located within the unincorporated area surrounding Carbondale. -Sold within the prior 12 month period, with an emphasis on more recent sales -Within roughly 5 miles distance of the subject property -Emphasis on acreage view sites Comments on reconciliation/ weighting of comparable sales: All of the comparable sales utilized in this report are taken into consideration in coming to a value conclusion for the subject. The comparables are given a weighted average based on their relative similarity to the subject. Comparable 1 is given the greatest weight, comparable 5 is given the least weight. Additional Commentary: Market area: As previously noted in the report, the unincorporated area of acreage properties surrounding Carbondale is typically viewed as one market area by the typical market participant. This is due to the fact that amenities and distance to amenities are similar for this economic area. These properties are marketed side by side and the typical market participant will similarly consider properties over the entirety of the economic area that encompasses the rural acreages in the market area. URAR: Sales Comparison Comments: In reviewing this appraisal, it is important to note the extremely limited sales data for the subject neighborhood. This is primarily due to the low population base in the area. It is typical to see very few sales of vacant land over the course of a year. These sold properties can differ greatly from one another in terms of access, utilities, view, size, etc. For this reason, it is typical and common to see some larger than typically recommended line item and net adjustments to accomodate for these differences. This is a necessary occurence to complete an accurate appraisal within the market area. In the 12 months prior to this appraisal, there have been a total of 12 acreage land sales in the Carbondale and Basalt market area, which includes a distance of up to 10 miles from the subject. Location- Comps 1-5 were all found to be similar to the suject for locational appeal. No adjustment was found to be necessary or appropriate these comparables for this field. Site/View is found to be similar for the subject and comparables 1-5. Although views differ from site to site, there was not found to be any quanitifiable difference for these comparables. Access/Driveway- Acess and driveway was found to be similar for the subject and comparables 1- 5. There was not found to be a discernable market difference for any minor differences in this field. Electricity is found to be similar for all of the comparables utilized within the appraisal. With electricity readily available for all of the comparable sales, there was not found to be a discernable market difference for any minor differences in this field. Additional improvements are found to be similar for comparables 1-2, and 4-5 utilized within the appraisal. Comparable 3 lacking an installed domestic well or equivalent, and was inferior to the subject for this reason. There was not found to be a discernable market difference for any minor differences in this field. Acreage/Site size-Review of sales and listings of both vacant land parcels and improved parcels located in the market area does not indicate a substantial value difference for smaller differences in acreage sizes.Beyond certain thresholds, there is some appeal for excess land, mainly for the purposes of increased privacy. The adjustments made to the comparables for size are made at roughly $12,000 per acre (surplus land value). Price Per Square Foot Variances: As shown within the report, there are large variance in the price per square foot of sales. Market analysis shows that although size of properties is a factor relating to value, properties of this type do not sell solely based on their size. Items such as location, view, topography, etc heavily influence market appeal and value. Although the site Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 2021850 Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Borrower Appraiser Property Address City County State Zip Code File No. based on their size. Items such as location, view, topography, etc heavily influence market appeal and value. Although the site sizes vary for the sales within the report, highest and best use is consistent for all of the comparables. Building envelopes are similar, the surplus land is solely usable as privacy/buffer land. No personal property has been included in the fee simple valuation of the subject site within this report. Highest and Best Use: Highest and best use for the subject site would be to construct a single family residence. This is the maximum allowable usage per current zoning and subdivision agreements. Prior Transfers: There have been no prior transfer of the subject within the prior 3 year period. There have been no prior transfers of comparables 1-5 in the prior 12 month period. COVID-19 The global outbreak of a "novel coronavirus" known as COVID-19 was officially declared a pandemic by the World Health Organization (WHO). It is currently unknown what direct, or indirect, effect, if any, this event may have on the national economy, the local economy or the market in which the subject property is located. The reader is cautioned, and reminded that the conclusions presented in this appraisal report apply only as of the effective date(s) indicated. The appraiser makes no representation as to the effect on the subject property of this event, or any event, subsequent to the effective date of the appraisal. Additional Valuation of Lots within the subject subdivision: As noted, the valuation of lot 2 is featured within the attached appraisal report. As part of the assignment scope of work, the appraiser visited and walked all of the 4 undeveloped lots within the subdivision. The lots are substantially similar to each other, but do vary in terms of shape, overall topography, and view. The build envelopes themselves are quite similar in topography and utility. These noted differences notwithstanding, it is not indicated to the appraiser that there would likely be significant value differential between the 4 undeveloped sites. They would all be likely to bring a similar sales price to each other on the open market at this time. Each lot tends to have individual characteristics that would be favorably viewed in the market. The appraiser believes that pricing and values would be generally consistent for lots 2, 3, 4, and 5. As such, the current appraised value of Lots 2, 3, 4, and 5 would each be $350,000 as supported by the valuation of Lot 2 featured in the appraisal report. Value of the .91 acres from parcel number 239327200032.- The 5 lot subdivision is being created from 2 separate parcels that are currently owned by different family members. Due to the configuration of the proposed lots, it is necessary for .91 acres to be purchased by different family members to allow for the 5 lots to be created as shown in the attached plat. This .91 acres would be purchased from the existing 18.58 acre site owned by paul and Linda Froning. It would become part of Lot 3, and is necessary to create the preferred lot configuarion of the subdivion. The appraiser has been asked about the equitable valuation of this .91 acres that would be transferred between related parties. This can be a challenging question, as there are a number of different ways to look at the situation. The noted .91 acres would not be allowable as a stand alone site. Per development proposal negotiations, individual sites would be roughly 5 acres minimum size. In what the appraiser believes to be the most equitable scenario, the valuation of the .91 acres would be based on the contributory percentage necessary to create the 5 acres for Lot 3. As such, the .91 acres would be 18.2% of the Lot 3 building site that is created. At an indicated value of $350,000 for lot 3, the 18.2% portion that is being transferred by Paul Froning would amount to a contributory value of $63,700. It should be noted that there could be alternate ways of looking at the market value of the .91 acres. On one end of the spectrum, it could be reasonably assumed that Paul Froning could create 3 potential building sites from his 18.58 acre site as currently configured, and that he is in essence giving up the ability to develop a 3rd site. In this way of looking at things, he is in fact giving away something much closer to the full value of a building site. On the other end of the spectrum, unbuildable surplus land could be viewed as having very little market value to the typical market participant. In that instance, we would say that an acre of surplus land would only be valued at roughly $12,000. The main difference being that this in this situation, the .91 acres is not being sold to the typical market participant, and it is in fact needed for the creation of Lot 3. The appraiser is not privy to all of the conversations, negotiations and agreements that have occured between family members. Based on the information that is known to the appraiser, it does appear that the most equitable way of valuing the .91 acres would be as 18.2% of the indicated Lot 3 value. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 2021850 Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Borrower Appraiser Property Address City County State Zip Code File No. 2021850 Form ACR2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No. DEFINITION OF MARKET VALUE:The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale,the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised,and each acting in what he considers his own best interest;(3)a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S.dollars or in terms of financial arrangements comparable thereto;and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions*granted by anyone associated with the sale.(Source:FDIC Interagency Appraisal and Evaluation Guidelines,October 27,1994.) *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area;these costs are readily identifiable since the seller pays these costs in virtually all sales transactions.Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgement. STATEMENT OF LIMITING CONDITIONS AND CERTIFICATION CONTINGENT AND LIMITING CONDITIONS:The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1.The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it.The appraiser assumes that the title is good and marketable and,therefore,will not render any opinions about the title.The property is valued on the basis of it being under responsible ownership. 2. Any sketch provided in the appraisal report may show approximate dimensions of the improvements and is included only to assist the reader of the report in visualizing the property.The appraiser has made no survey of the property. 3.The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand,or as otherwise required by law. 4. Any distribution of valuation between land and improvements in the report applies only under the existing program of utilization.These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 5.The appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous waste, toxic substances,etc.)that would make the property more or less valuable,and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property.The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. This appraisal report must not be considered an environmental assessment of the subject property. 6.The appraiser obtained the information,estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct.The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 7.The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and any applicable federal, state or local laws. 8.The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion,repairs,or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner. 9.The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations,and references to any professional appraisal organizations or the firm with which the appraiser is associated)to anyone other than the borrower;the mortgagee or its successors and assigns;the mortgage insurer; consultants;professional appraisal organizations; any state or federally approved financial institution;or any department,agency,or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to data collection or reporting service(s)without having to obtain the appraiser's prior written consent.The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising,public relations, news,sales,or other media. 10.The appraiser is not an employee of the company or individual(s)ordering this report and compensation is not contingent upon the reporting of a predetermined value or direction of value or upon an action or event resulting from the analysis,opinions, conclusions,or the use of this report. This assignment is not based on a required minimum, specific valuation, or the approval of a loan. Page 1 of 2 2021850 TBD County Road 107, Carbondale, CO 81623 Gregory Forbes Title:Certified Residential Appraiser CR40045731 CO 12/31/2021 05/24/2021 Title: Form ACR2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No. CERTIFICATION:The appraiser certifies and agrees that: 1.The statements of fact contained in this report are true and correct. 2.The reported analyses,opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal,impartial and unbiased professional analyses,opinions, and conclusions. 3.Unless otherwise indicated,I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. Unless otherwise indicated,I have performed no services,as an appraiser or in any other capacity,regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 5. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. 6. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 7. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result,or the occurrence of a subsequent event directly related to the intended use of this appraisal. 8. My analyses,opinions, and conclusions were developed, and this report has been prepared,in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. 9. Unless otherwise indicated,I have made a personal inspection of the interior and exterior areas of the property that is the subject of this report, and the exteriors of all properties listed as comparables. 10.Unless otherwise indicated,no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). ADDRESS OF PROPERTY ANALYZED: APPRAISER: Signature: Name: State Certification #: or State License #: State:Expiration Date of Certification or License: Date Signed: SUPERVISORY or CO-APPRAISER (if applicable): Signature: Name: State Certification #: or State License #: State:Expiration Date of Certification or License: Date Signed: Did Did Not Inspect Property Page 2 of 2 □ □ Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Subject Lot Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age TBD County Road 107 n/a Rural Carbondale/avg Good Mtn view Subject lot Subject Street Borrower Appraiser Property Address City County State Zip Code Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Subject view Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age TBD County Road 107 n/a Rural Carbondale/avg Good Mtn view Borrower Appraiser Property Address City County State Zip Code Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age TBD Skipper Dr 4.33 miles E 350,000 similar similar view Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 437 Coryell Ranch Rd 1.31 miles W 320,000 similar similar view Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age TBD Wooden Deer 1.99 miles E 263,000 similar similar view Borrower Appraiser Property Address City County State Zip Code Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 94 Callicotte Ln 2.81 miles NE 355,000 similar similar view Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 705 Vista HI Dr 6.77 miles E 380,000 similar similar view Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Borrower Appraiser Property Address City County State Zip Code Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Borrower Appraiser Property Address City County State Zip Code Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Aerial Map Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Gregory Forbes Borrower Appraiser Property Address City County State Zip Code Subdivision Plat Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE ti i ~ ~ r :ti~ ~ ; z~ C) en~ !!l tT1 i :b ; G\ l;l \1" z O ' :a io ~ m QI ui r w Al :!! 0 :.t 2g!, i'i -I G z -i ........ ~ tJ ~1~! 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" § m ' "' < .. e "" -< 2021850 Froning Family TBD County Road 107 Carbondale Garfield CO 81623 Froning Family- Client 90-240 days - The statements of fact contained in this report are true and correct. - The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). This appraisal was ordered in compliance with Dodd Frank, Appraisal Independence “AIR” and Mortgagee Letter 2009-28. ''I performed this appraisal in accordance with the requirements of Title XI of the Financial Institution Reform, Recovery and Enforcement Act of 1989, (12 U.S.C.3331 et seq.), and any implementing regulations.'' Gregory Forbes 05/24/2021 CR40045731 CO 12/31/2021 05/20/2021 Form ID14AP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE USPAP ADDENDUM File No. Borrower Property Address City County State Zip Code Lender This report was prepared under the following USPAP reporting option: Appraisal Report This report was prepared in accordance with USPAP Standards Rule 2-2(a). Restricted Appraisal Report This report was prepared in accordance with USPAP Standards Rule 2-2(b). Reasonable Exposure Time My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: Additional Certifications I certify that, to the best of my knowledge and belief: I have NOT performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. Additional Comments APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Effective Date of Appraisal: SUPERVISORY APPRAISER: (only if required) Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Supervisory Appraiser Inspection of Subject Property: Did Not Exterior-only from Street Interior and Exterior ~ □ ~ □ ~ ciS--~ □ □ □ License Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Active Colorado Department of Regulatory Agencies D1\ffsfon of Reail Estate Grogosy A.lben-Fmbes Director: Marcia Waters E & O Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE GREA1J1MERJCAN DECLARATIONS fo r • INSURANCE GR OUP REAL E ST A TE APPRAISERS E RRORS & OMISSIO NS INSURAN CE POLICY 30 I E. Fourt h Street. Cincinnati, OFI 45202 THlS 1S BOTH A CLAIMS MADE AND REPORT ED JNS URANCE POLIC Y. THIS POLI CY APPL lES TO TRO SE CLAlMS THAT AR E FJ.R ST MADE ACAi ST TUE CNS RED AND R EPORTE D [ WRI TIN G TO THE COMP A Y DURIN G TUE POLLCY PERlOD. Insurance is anorded by lhe company indicated be low: (A capital stock corporation) IBJ Grea t American A suraoce Company ote : The Ln s urancc Company selected above s hall he rein be referred lo a lbe Compa ny. Policy Number : RAP3666073-20 Renewal of RAP3666073-19 Program Admin istrator: Hemert R Landy Immaice Agency Inc. 100 River Ridge Drive, Suite 301 Norwood, MA 02062 ltem I. Na med i ns ur ed: Gnlgory A . Fornes rtem 2. Addr ess : 350 GadieldAve City, Stale , Zip ode: Cabondale, CO 81623 Item 3. Policy Peri od: From 07/14/2020 To 07/14/2021 (Month , Day, Yea r) (Mo nth , Day, Yem) (Bot h date at J 2:01 a.m. Standard Ti me at the addres of the Nam ed In sur ed a · stated in Item 2.) Item 4 . Limits of Lia bili ty : A . $ 500 ,000 B. $ 500 ,000 C. $ 1,000,000 D. $ 1,000,000 Dama ges Limit or Liab ili ty -Eacb Claim Cl aim Ex penses Limit of Liability -Eac h Claim Dama ges Li.mil of Liabi lity -Pol icy Aggr gate Claim Ex pen ses Limit or Liabi lity -Po licy Aggregate Item 5. Dedu ctibl e (lnclu ive of Claim Ex penses : A. 0.00 B, $ 0.00 Ite m 6. Premium : Eac h C laim Aggregate 740.00 Hem 7. R e tro activ e D ate (if app li cable ; 07/14/2009 ltem 8. Fo rm s, No t ices and E ndorsements a ttach ed : D42100 (03/15) D42300 CO (05/13) II..7324 (08/12) D42402 (05/13) D42408 (05/13) D42412 (03/17) D42413 (06/17) D42101 (03115) /d,A~I t.i . ·r-1.r~'-<. rv..) 7 Authorized Repre se ntative Page I of I - 1 - AGREEMENT This Agreement is made and entered into between Carbondale and Rural Fire Protection District (Fire District) and Froning Family Subdivision LLC (Developer), to become effective August 6, 2021, regardless of the actual date of execution by the parties: WHEREAS, on December 8, 1993, the Fire District, approved Resolution No. 93-7, Series of 1993, providing for collection of a base development impact fee of $200.00 per residential lot, multi-family residential unit, or for each 10,000 square feet of commercial or industrial buildings to be paid by all developers of property subdivided within the district; and WHEREAS, by Resolution No. 94-2, Series of 1994, the amount of said development impact fee was increased to $235.00 per residential lot, multi-family residential unit, or for each 10,000 square feet of commercial or industrial buildings; and WHEREAS, by Resolution No. 97-2, Series of 1997, the amount of said development impact fee was increased to $339.00 for each residential lot, multi-family residential unit, or each commercial or industrial building up to 1,900 square feet in size with an additional fee of $339.00 for each additional 1,900 square feet of size or fraction thereof; and WHEREAS, by Resolution No. 99-6, Series of 1999, the amount of said development impact fee was increased to $417.00 for each residential lot, multi-family residential unit, or each commercial or industrial building up to 1,900 square feet in size with an additional fee of $417.00 for each additional 1,900 square feet of size or fraction thereof, or $1,042.50 for each 1,900 square feet of hotel/motel buildings in size with an additional fee of $1,042.50 for each additional 1,900 square feet of size or fraction thereof; and WHEREAS, by Resolution No. 2004-4, Series of 2004, the amount of said development impact fee was increased to $437.00 for each residential lot, multi-family residential unit, or each commercial or industrial building up to 1,900 square feet in size with an additional fee of $437.00 for each additional 1,900 square feet of size or fraction thereof, or $1,092.50 for each 1,900 square feet of hotel/motel buildings in size with an additional fee of $1,092.50 for each additional 1,900 square feet of size or fraction thereof; and WHEREAS, by Resolution No. 2008-5, Series of 2008, the amount of said development impact fee was increased to $730.00 for each residential lot, multi-family residential unit, or each commercial or industrial building up to 1,900 square feet in size with an additional fee of $730.00 for each additional 1,900 square feet of size or fraction thereof, or $1,825.00 for each 1,900 square feet of hotel/motel buildings in size with an additional fee of $1,825.00 for each additional 1,900 square feet of size or fraction thereof; and WHEREAS, the Developer is seeking subdivision approval for the Froning Family Subdivision from Garfield County, which property is located within the Fire District boundaries and is subject to the terms and conditions of said Resolutions; and WHEREAS, the Fire District has requested that as a condition of approval of such subdivision by Garfield County that the Developer pay the Fire District a development impact fee of $730.00 for each residential lot, multi-family residential unit, or for each commercial or industrial building up to 1,900 square feet in size with an additional fee of $730.00 for each - 2 - additional 1,900 square feet of size or fraction thereof, or $1,825.00 for each 1,900 square feet of hotel/motel buildings in size with an additional fee of $1,825.00 for each additional 1,900 square feet of size or fraction thereof on or before the date of recording the final plat of such subdivision or such other date as the Developer and the Fire District may agree to in writing; and WHEREAS, there are 0 single family residential lots, 3 multi-family residential units, or 0 sq feet in commercial area or 0 hotel/motel lots that could be created in the Froning Family Subdivision; and WHEREAS, the parties have reached an agreement regarding the amount, time of payment, and other matters agreed to by the parties, and the parties wish to set forth their agreement in writing. For good and valuable consideration, the receipt and sufficiency of which is acknowledged, the parties agree as follows: 1. Prior to the recording of the final subdivision plat for the Froning Family Subdivision, Subdivision, the Developer shall pay the Fire District $ 2,190.00. This sum represents payment of a development impact fee in the amount of $730.00 for each residential lot, multi-family units, or commercial or industrial building up to 1,900 square feet in size with an additional fee of $730.00 for each additional 1,900 square feet of size or fraction thereof or $1,825.00 for each 1,900 square feet of hotel/motel buildings in size with an additional fee of $1,825.00 for each additional 1,900 square feet of size or fraction thereof; and 2. The Developer acknowledges and agrees that the contemplated development in the Froning Family Subdivision, will cause certain fiscal impacts on the Fire District and will create the need for additional Fire District facilities and services. The Developer further acknowledges that this development should share proportionately in the cost of providing these additional facilities and services. The Developer further acknowledges and agrees that the development impact fee to be collected according to the above-referenced resolutions and the terms of this agreement is based on a rational nexus between the impact of this development and the amount of said fees and that said fee is reasonable and necessary to offset the additional costs that will be incurred by the Fire District for capital improvements, facilities, equipment, personnel, and services as a result of this development. Finally, the Developer acknowledges and agrees that the impact fee is lawful and valid and that the terms and conditions of said Resolutions are binding on and enforceable against the Developer. 3. The Developer hereby irrevocably waives and releases and agrees to indemnify the Fire District from any and all claims of any kind that might be asserted against the Fire District arising out of or in connection with the development impact fee, the collection or use thereof by the Fire District, or the terms of this agreement; provided, however, that this waiver shall not preclude the Developer from enforcing the terms of this agreement relating to reimbursement of excess fees as set forth more fully below. 4. Both parties have participated in the negotiation and drafting of this agreement, and it shall therefore be interpreted or construed in favor or against either party by virtue thereof. - 3 - 5. This agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Colorado. The venue for any litigation arising out of this agreement shall be the District Court of Garfield County, Colorado. In the event of any such litigation, the prevailing party shall be entitled to an award of reasonable attorney’s fees and costs incurred by the prevailing party. 6. This agreement shall constitute the entire agreement between the parties and any prior understanding or representation of any kind preceding the date of this agreement shall not be binding upon either party except to the extent incorporated in this agreement. 7. Any modification of this agreement or additional obligation assumed by either party in connection with this agreement shall be binding only if evidenced in writing signed by each party or an authorized representative of each party. 8. The failure of either party to this agreement to insist upon the performance of any of the terms and conditions of this agreement, or the waiver of any breach of any of the terms and conditions of this agreement, shall not be construed as thereafter waiving any such terms and conditions, but the same shall continue and remain in full force and effect as if no such forbearance or waiver had occurred. 9. The invalidity of any portion of this agreement will not and shall not be deemed to affect the validity of any other provision. In the event that any provision of this agreement is held to be invalid, the parties agree that the remaining provisions shall be deemed to be in full force and effect as if they had been executed by both parties subsequent to the expungement of the invalid provision. 10. This agreement shall be executed by the parties in duplicate, each copy of which shall have the same force and effect as an original. 11. Upon execution, this agreement shall be binding upon the parties, their successors and assigns. CARBONDALE AND RURAL FIRE PROTECTION DISTRICT By: ___________________________________ President ATTEST: __________________________________ - 4 - Secretary Froning Family Subdivision LLC By: ___________________________________ (Authorized signer) By: ___________________________________ (Authorized signer) WILDLIFE HABITAT MITIGATION PLAN AND PROCEDURES A Wildlife Habitat Mitigation Plan was approved as part of the Minor Modification to the Froning Family Subdivision Preliminary Plan Amendment. An update to the original Wildlife Report was prepared by Colorado Wildlife Science and submitted on November 29, 2019. The recommendations were included as Condition 14 in Resolution 2020 – 051. The requirements are that for any part of the sagebrush field removed as part of the construction for Lot 4 in the approved building envelope a restoration of a minimum of 0.45 acres of sagebrush must be replaced by removing portions of the adjacent Pinion/Juniper forest to allow for expansion of the sagebrush field. An area at least equal to or greater than the disturbed area must be provided. Process 1. As part of the Sketch Plan submittal for Lot 4 to the Architectural Control Committee (ACC) of the HOA an applicant shall note the amount of sage field that will be disturbed by construction and/or building placement. The ACC shall comment on this. 2. The owner shall then provide a plan sheet which specifically addresses what areas of the Pinion/Juniper forest adjacent to the sage field shall be treated to remove the pinion/Juniper trees and allow for expansion of the Sage Field. This information shall be provided to the ACC during the decision-making process per section 10.9 of the Covenants. 3. The ACC shall either approve or deny a Wildlife Habitat Mitigation Plan. Any approval shall be transmitted to the Garfield County Community Development Department with the rest of the building permit application for their review. 4. Either the ACC or the County Staff can ask for review by either a qualified wildlife biologist or through Department of Colorado Parks and Wildlife. Section 4 Supporting and Miscellaneous Documents • Resolution 2012-076 (Preliminary Plan) • Resolution 20220-51 (Minor Modification to Prelim Plan) • Wildlife Mitigation Report (2019) • Well and Water Quality Information • Emergency Access Easement • Copy of Geologic Hazard and Subsoil Reports • Title Commitments and Tax Certificates 1111 M\",1,1'"1M,H!l.!W.I~\ ~11"~,l!WHl:wW ~11111111 Recept1on#: 822995 08/21/2012 01:44:42 PM Jean Alberico 1 of 8 Rec Fee:$0.00 Doc Fee:0,00 GARFIELD COUNTY CO STATEOFCOLORADO ) )ss County of Garfield ) At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on, Monday, the 13lh day of August A.D. 2012, there were present: =Jo=hn=-'M=art=in~------------~ Commissioner Chairman Mike Samson Commissioner =~==~------------~ =T~om~J~•=n~ko~v=s=ky~-----------~• Commissioner -"C-=ar=ec.cy~G=acogn=on,.._ ____________ ~, Acting County Attorney ~Je=an~Al=b=en=·c=o~------------~ Clerk of the Board =An=dr=e~w~G=o=rg=e~Y------------~• County Manager when the following proceedings, among others were had and done, to-wit: RESOLUTION NO. '101~ -7{.p A RESOLUTION CONCERNED WITH THE APPROVAL OF A PRELIMINARY PLAN FOR THE FRONING SUBDIVISION LOCATED ON COUNTY ROAD 107 IN THE SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6m P.M., GARFIELD COUNTY, COLORADO PARCEL NO# 2393-272-00-032 AND 2393-272-00-031 Recitals A. The Board of County Commissioners of Garfield County, Colorado, received a request for a Subdivision Preliminary Plan application to allow for the subdivision of the combined area of two parcels into five single family lots. B. Tue ±31-acre site is located north of the Town of Carbondale on County Road I 07 (Red Hill Road) and more fully described in a Special Warranty Deed recorded at Reception Number 755267 and a Quit Claim Deed recorded at Reception Number 796982 in the Office of the Garfield County Clerk and Recorder. C. The subject property is contained within the Rural zone district within unincorporated Garfield County. D. Tue Board is authorized to approve, approve with conditions, or deny a request for I 1111 w. 1'"1M,P1JJ. ~,l+-)L 111ir.~1ww1,i ~,, 11111 Recept!ontt: 822995 08/21/2012 01:44:42 PM Je~n Alberico 2 of B Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO Subdivision Preliminary Plan pursuant to Article V of the Unified Land use Resolutions of 2008, as amended. E. The Planning Commission opened a public hearing on June 27, 2012 at which time the Commission, in a 5-0 vote, recommended approval with conditions to the Board of County Commissioners. F. The Board of County Commissioners opened a public hearing on the 13 th day of August, 2012 upon the question of whether the above-described Subdivision Preliminary Plan should be approved or denied, during which hearing the public and interested persons were given the opportunity to express their opinions regarding the plan. G. The Board of County Commissioners continued the public hearing to the 20th day of August, 2012 H. The Board of County Commissioners closed the public hearing on the 20th day of August, 2012 to make a final decision. I. The Board on the basis of substantial competent evidence produced at the aforementioned hearing, has made the following determinations of fact: 1. That proper public notice was provided as required for the hearings. 2. That the hearings were extensive and complete, that all pertinent facts, matters and issues were submitted or could be submitted and that all interested parties were heard at the hearings. 3. That, upon compliance with conditions of approval, and for the above stated and other reasons, the request for a Preliminary Plan to create five (5) lots is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That, upon compliance with conditions of approval, the application has met the requirements of the Garfield County Comprehensive Plan 2030. 5. That, upon compliance with conditions of approval, the application has met the requirements of the Garfield County Unified Land Use Resolution of 2008, as amended. 2 IIII W/t',1,l'"1M,M 1~1W,1¥1J. lrill"Mii~l«IW'l~~,,J, 11111 Reception": 822995 08/21/2012 ~1:44:42 PM Jean Alberico 3 of B Reo Fee:$0,00 Doc Fee:0.00 GARFIELD COUNTY CO RESOLUTION NOW THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. A Subdivision Preliminary Plan and to create five (5) lots in the Froning Subdivision is hereby approved subject to the following conditions: 1. That all representations made by the Applicant in the application, and at the public hearing before the Planning Commission shall be considered conditions of approval, unless specifically altered by the Board of County Commissioners. 2. The Preliminary Plan approval shall be valid for a period of one (I) year. 3. Plat Notes The Applicant shall comply with the final plat requirements in addition to those requirements contained within the Garfield County Unified Land use Resolution of 200&, as amended (ULUR): a. The Final Plat shall contain the following notes: i. Control of noxious weeds is the responsibility of the property owner; 11. No open hearth solid;fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid-fuel burning stove as defined by C.R.S. 25-7-401, et.seq., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an unrestricted number of natural gas burning stoves and appliances; 111. All exterior lighting shall be the minimum amount necessary and that all exterior lighting shall be directed inward and downward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries; iv. Colorado is a "RIGHT-TO-FARM" state pursuant to C.R.S. 35-3-11, Et. Seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect ofliving in a county with a strong rural character and a healthy ranching sector. Those with an urban sensitivity may perceive such activities, sights, sound, and smells only as inconvenience, eyesore, noise and odor. However, state law and county policy provide that ranching, farming and other agricultural activities 3 ■Ill MY", l'"1M,IIIIW Ill ~1,1-11'!:~IW.M/l,/j ~•ii. 11111 Reception#: 822995 00/2112012 01:44:42 P~ Jean Alberico 4 of 8 Rec Fee:$0,00 Doc Fee:0.00 GARFIELD COUNTY CO and operations within Garfield County shall not be considered to be nuisances so long as operated in conformance with the law and in a non-negligent manner. Therefore, all must be prepared to encounter noises, odor, lights, mud, dust, smoke, chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendment, herbicide, and pesticides, any one or more of which may naturally occur as part of!egal and non-negligent agricultural operations; v. All owners of land, whether ranch or residence, have obligations under state law and county regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities an act as good neighbors and citizens of the county. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the Colorado State University Extension Office in Garfield County; vi. Based on the analysis of the sub-soils on the property, Individual Sewage Disposal Systems and foundation designs are required to be conducted by a registered professional engineer licensed to practice within the State of Colorado. These studies and plans shall be submitted with individual building permit application for each lot. The cost of these studies shall be borne by the individual property owner; vii. A Site-specific soils and foundation investigation shall be submitted with the Building Permit application for each lot within the Froning Subdivision; vm. Restrictions regarding animal control, fencing and prevention of conflicts with wildlife shall be included in the protective covenants compliant with the recommendations of Colorado Wildlife Science, LLC contained in a report dated August 201 O; ix. All streets are dedicated to the public use but will be owned and maintained by Homeowner' s Association. AU streets will be constructed to standards consistent with Article VII, Section 7-307 Roadway Standards, of the ULUR, unless specific sections have been waived by the Board of County Commissioners. Repair and maintenance shall be the responsibility of the incorporated Homeowners Association of the subdivision; x. The mineral rights have not been severed from the surface parcels however the future sale of the sites may sever these rights. In order to inform future owners that mineral rights may be severed a plat note regarding this fact must be included on the final plat; 4 1111 fl,",1, l'"l~,MII. Ii~, ~1'111'1:rt'fi~rtr.~ ~'" 11111 Reception~: 822995 08/2112012 01:44:42 PM Jean Alberico 5 of B Rec Fee:$0,00 Doc Faa:0,00 GARFIELD COUNTY CO xi. A plat note shall be written, to the satisfaction of the County Attorney's Office, regarding restrictions on Lot 3 which is split by the access road. Specifically, this lot has been created as a single parcel with the allowance for one single family home on the 5.006-acre site. 4. FINALPLAT The Final Plat shall contain the following certificates as contained within the Plat Certificate Appendix of the ULUR: a. Certificate of Dedication and Ownership; b. Lienholder Consent and Subordination Certificate, if applicable; c. Board of County Commissioners Certificate; d. Title or Attorney Certificate; e. Treasurer Certificate of Tax.es Paid; f. County Surveyor Certificate; g. Clerk and Recorder Certificate; h. Surveyor Certificate. 5. WATERREOUIREMENTS a. The Applicant shall obtain a well permit for the subdivision as required by the Division of Water Resources and this well permit shall be considered a submittal requirement at final plat; b. The Applicant shall include the terms and conditions of water decree case no. 06CWI 95 in the Subdivision Improvements Agreement and Restrictive Covenants; c. The Applicant shall submit the results of well testing as required by Section 7-104 B. of the ULUR with the Final Plat application. The report shall provide data sufficient to demonstrate provision of adequate water quantity and quality to serve the lots in the subdivision; d. If water quality analysis requires treatment of the water the Applicant shall provide design of the treatment system and cost estimates as a submittal requirement at final plat; e. The HOA shall be transferred the water rights, well permit and all easements and facilities related to the water system for this subdivision; f. The subdivision covenants, or other HOA documents, must include description of the right of each lot to use the water, must adequately describe the maintenance requirements of the system, and must assign authority to the HOA to collect fees associated with the use and 5 IIII W/l',1,l'"1M,rt'll.l~i l~lnll:WwWIVirHil.,m•ll.11111 Reception#: 822995 0B/21/2012 01:44:42 PM Jean Alberico 6 of 8 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO maintenance of this system. This documentation shall be considered a final plat submittal requirement and shall be reviewed by the County Attorney's office for a determination of sufficiency. 6. ROAD REQUIREMENTS The Board of County Commissioners support the requested waivers regarding road standards, as recommended by the Planning Commission, and a condition will be included which requires the applicant delineate adequate snow storage areas within the blanket easement. The easements shall be dedicated to the Homeowner's Association. 7. SUBDIVISION IMPROVEMENTS AGREEMENT a. Any Applicant for a building permit within the subdivision shall provide a site grading plan demonstrating how flows from the existing basins will be mitigated. This shall also be required as a plat note on the Final Plat and within the covenants; b. The retaining walls required by the subdivision shall be designed and included in the subdivision improvements agreement. Adequate easements must be created and the easements dedicated to the HOA who will be responsible for ongoing maintenance of these structures; c. Should additional water storage be required, based upon requirements of the Carbondale & Rural Fire Protection District, the Applicant shall provide an updated design and revise the cost estimates. 8. COVENANTS a. Protective Covenants, Section 3.12, Recreational Vehicles (RV), shall be amended to permit RV's to be used for occupancy by the owners of a lot or their guests for up to 14 days; b. Section 3 .18, Variances, shall be amended regarding the ability of the ACC or the Board of the Association allowing for variance from the provision of the covenants. The ACC or the Board may only grant variances that do not affect the compliance of the subdivision with the Unified Land Use Resolution of 2008, as amended; c. The covenants shall include requirements related to the on-site retention required for each lot including the specifications for the retention; d. The covenant shall include requirements for fire sprinklers in the single family homes within the subdivision covenants including, but not limited to, water pressure/booster pump requirements. 6 1111 ff.i. 1'"1M,r..l~ r+lLl!fL l1r(.IP!'(IA'l.lliC~ .~•II. 11111 Reception~: 822995 09/21/2012 01 :44:42 PM Jean Alberico 7 of 8 Rec Fee:$0,00 Dec Fee:0.00 GARFIELD COUNTY CO 9. IMPACTFEES a. The Applicant shall submit an appraisal with the Final Plat application so that calculation of the amount of the fee-in-lieu payment of school land dedication for the subdivision can be calculated. Payment of the fee-in lieu will be required prior to approval and recording of the final plat for the subdivision; b. Prior to approval and recordation of the final plat The Applicant shall be required to comply with Resolution 2008-05, the required residential impact fee for the Carbondale and Rural Fire Protection District. A letter from the District regarding satisfaction of payment must be submitted to Building & Planning prior to plat approval. 10. As a final plat submittal requirement the Applicant shall provide infonnation regarding completion of the formation of an incorporated homeowner's association. 11. The Applicant shall delineate and legally describe all easements on the final plat and convey (Ill easements to the responsible entity. This dedication shall be in a form acceptable to the County Attorney's Office and transfer shall occur at the time of recording of the final plat. These easements shall include, but are not limited to all easements of record, utility easements, drainage easements, water system easements, stormwater drainage easements, open space and any internal roads required as a part of this development. 12. Final plat submittal requirements shall include a Storm Water Management Plan that focuses on erosion control that prevents the detachment of soil rather than sediment control, which focuses on removal of soils particles from runoff. ,A.D.20~. Dated this do~ day of a».~ ATTEST: GARFIELD ~~UNTY BOARD OF GARFIELD COUNTY, !i)~~rn~· ~ of the Board Upon motion duly made and seconded the following vote: =C=O=MMl==S=SI~O=N~E=R~C=HAIR~~J~O=HN~F=-~MAR==T=IN~-------~• Aye ~C=O=MM=I=S=SI=O~N=E=R~MI=KE~S=AM=~SO=N~----------~' Aye ""C""O'-"MM=I=S=SI=O=NE=R,.._T""O""M"-'--"J""A""'NK=O~CV~S=K~Y~-----------' Aye 7 1111 W/i",1, l'"1M,M~ IIM,~Ll1B"lt\-:IW,~tl~U,H1 111 11111 Reception#: 822995 0B/21/2012 01:44:42 PM Jean Alberico B of B Rec Fee:$0,00 Doc Fee:0.00 GARFIELD COUNTY CO STATEOFCOLORADO ) )ss County of Garfield ) I,------------~ County Clerk and ex-officio Clerk of the Board of County Commissioners, in and for the County and State aforesaid, do hereby certify that the annexed and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County Commissioners for said Garfield County, now in my office. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County, at Glenwood Springs, this __ day of _______ ~ A.D. 20 __ . County Clerk and ex-officio Clerk of the Board of County Commissioners 8 1111 rl/~a1Piit~tU~ ),lit,KJNlfM 1~~N~1, »~~ti 11111 Reception": 943944 10/20/2020 09:11:05 AM Jean Alberico 1 of B Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO STATE OF COLORADO ) )ss County of Garfield ) At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held in the Commissioners' Meeting Room, Garfield County Courthouse, in Glenwood Springs on, Monday, the 19th day of October A.D. 2020, there were present: John Martin Commissioner Chairman ~~~~~-------------~ Mike Samson Commissioner =====-------------~ ~T~o=m~J~ank=~ov~s=k~Y------------~• Commissioner ~T=ar=i_W~il=li=am=s-------------~ County Attorney =K=e=ll~y~C=a=v~e ______________ ~, Assistant County Attorney "'Je=an=-eA~l=b=en=·-=-co,,__ ____________ ~ Clerk of the Board =K=e~v=in~B=at=ch=e=l=de=r~-----------~ County Manager when the following proceedings, among others were had and done, to-wit: RESOLUTION NO. '2-<Jto -5" I A RESOLUTION CONCERNED WITH MEMORIALIZING THE DIRECTORS DECISION FOR APPROVAL OF A MINOR MODIFICATION TO THE PRELIMINARY PLAN OF THE FRONING FAMILY SUBDIVISION LOCATED ON COUNTY ROAD 107 IN SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M., GARFIELD COUNTY, COLORADO PARCEL NO# 2393-272-00-032 AND 2393-272-00-031 Recitals A. The Board of County Commissioners of Garfield County, Colorado, received notification of the Director of Community Development ("Director") decision issued on September 28, 2020 for approval of a Minor Modification to the Preliminary Plan for the Froning Family Subdivision, to allow modification to the building envelopes on Lots 2 -5. The overall Subdivision Preliminary Plan application is for the subdivision of the combined area of two parcels into five single family lots. B. The ±31-acre site is located north of the Town of Carbondale on County Road I 07 (Red Hill Road) and more fully described in a Special Warranty Deed recorded at Reception Number 755267 and a Quit Claim Deed recorded at Reception Number 796982 in the Office of the Garfield County Clerk and Recorder. C. The subject property is contained within the Rural zone district within unincorporated Garfield County. I 1111 ~}~ .. ~:11 M '' ~M: j I tl.J.11l L'pJl,iK,,'~J~l'lli lilt 11111 Receptiantt: 943944 10/20/2020 09:11:05 AM Jean Alberico 2 of 8 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO D. The Director is authorized to approve, approve with conditions, or deny a request for a Minor Modification to a Subdivision Preliminary Plan pursuant to Article V of the Land Use and Development Code, as amended, including but not limited to Section 5-304. E. In accordance Section 5-304 (B)(2)(a)(3)(a) of the Land Use and Development Code, the action of the Director shall be memorialized in a recorded resolution signed by the Board of County Commissioners. F. Director's Decision was based on the following findings and determinations of fact: 1. That proper public notice was provided as required for the Director's Decision. 2. Consideration of the Application was extensive and complete, that all pertinent facts, matters and issues were submitted and that all interested parties were given the opportunity to provide input prior to the Director's Decision. 3. That for the above stated and other reasons, the request for Minor Modification to the Preliminary Plan Approval for the Froning Family Subdivision is in the best interest of the health, safety, convenience, order, prosperity and welfare of the citizens of Garfield County. 4. That with the adoption of conditions, the application is in general conformance with the 2030 Comprehensive Plan, as amended. 5. Subject to compliance with all Conditions of Approval and approval of waiver requests, the application has adequately met the requirements of the Garfield County Land Use and Development Code, as amended. RESOLUTION NOW THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. B. The Board hereby memorializes the Director's Decision issued on September 28, 2020 for approval of a Minor Modification to the Preliminary Plan for the Froning Family Subdivision, in accordance with Section 5-403(B)(2)(a)(3)(a), for five (5) Jots with adjustments to the Building Envelopes for Lots 2 -5. The Director's Decision is subject to the following conditions of approval. 1. That all representations made by the Applicant in the application, and at the public hearings before the Planning Commission, and Board of County Commissioners shall be considered conditions of approval, unless specifically altered by the Board of County Commissioners. 2 1111 JIJ~_.~,n ~'~ ~rt~ l~~~it.:,h~1J~tl,li\HJ\"'ai~LIIM 11111 Reception~: 943944 10/20/2020 09:11:05 AM Jean Alberico 3 of 8 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 2. The Preliminary Plan approval shall be valid for a period of one (1) year. 3. Plat Notes The Applicant shall comply with the final plat requirements in addition to those requirements contained within the Garfield County Land Use and Development Code, 2013, as amended: a. The Final Plat shall contain the following notes: 1. Control of noxious weeds is the responsibility of the property owner; 11. No open hearth solid-fuel fireplaces will be allowed anywhere within the subdivision. One (1) new solid-fuel burning stove as defined by C.R.S. 25-7-401, et.seq., and the regulations promulgated thereunder, will be allowed in any dwelling unit. All dwelling units will be allowed an umestricted number of natural gas burning stoves and appliances; m. All exterior lighting shall be the minimum amount necessary and that all exterior lighting shall be directed inward and downward, towards the interior of the subdivision, except that provisions may be made to allow for safety lighting that goes beyond the property boundaries; 1v. Colorado is a "RIGHT-TO-FARM" state pursuant to C.R.S. 35-3-11, Et. Seq. Landowners, residents and visitors must be prepared to accept the activities, sights, sounds and smells of Garfield County's agricultural operations as a normal and necessary aspect of living in a county with a strong rural character and a healthy ranching sector. Those with an urban sensitivity may perceive such activities, sights, sound, and smells only as inconvenience, eyesore, noise and odor. However, state law and county policy provide that ranching, farming and other agricultural activities and operations within Garfield County shall not be considered to be nuisances so long as operated in conformance with the law and in a non-negligent manner. Therefore, all must be prepared to encounter noises, odor, lights, mud, dust, smoke, chemicals, machinery on public roads, livestock on public roads, storage and disposal of manure, and the application by spraying or otherwise of chemical fertilizers, soil amendment, herbicide, and pesticides, any one or more of which may naturally occur as part oflegal and non-negligent agricultural operations; v. All owners of land, whether ranch or residence, have obligations under state law and county regulations with regard to the maintenance of fences and irrigation ditches, controlling weeds, keeping livestock and pets under control, using property in accordance with zoning, and other aspects of using and maintaining property. Residents and landowners are encouraged to learn about these rights and responsibilities an act as good neighbors and citizens of the county. A good introductory source for such information is "A Guide to Rural Living & Small Scale Agriculture" put out by the 3 1111 ~,r-'~'lltrl!LM\! ti%,~ t~/.;.M~,~ \lllli ,~~•1 iw, 11111 Reception~: 943944 10/20/2020 09:11:05 AM Jean Alberico 4 of B Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO Colorado State University Extension Office in Garfield County; vi. Based on the analysis of the sub-soils on the property, Individual Sewage Disposal Systems and foundation designs are required to be conducted by a registered professional engineer licensed to practice within the State of Colorado. These studies and plans shall be submitted with individual building permit application for each lot. The cost of these studies shall be borne by the individual property owner; vii. A Site-specific soils and foundation investigation shall be submitted with the Building Permit application for each lot within the Froning Subdivision; vm. Restrictions regarding animal control, fencing and prevention of conflicts with wildlife shall be included in the protective covenants compliant with the recommendations of Colorado Wildlife Science, LLC contained in a report dated August 201 O; 1x. All streets are dedicated to the public use but will be owned and maintained by Homeowner's Association. All streets will be constructed to standards consistent with Article VII, Section 7-307 Roadway Standards, of the ULUR, unless specific sections have been waived by the Board of County Commissioners. Repair and maintenance shall be the responsibility of the incorporated Homeowners Association of the subdivision; x. The mineral rights have not been severed from the surface parcels however the future sale of the sites may sever these rights. In order to inform future owners that mineral rights may be severed a plat note regarding this fact must be included on the final plat; x1. A plat note shall be written, to the satisfaction of the County Attorney's Office, regarding restrictions on Lot 3 which is split by the access road. Specifically, this lot has been created as a single parcel with the allowance for one single family home on the 5.006-acre site. 4. FINAL PLAT The Final Plat shall contain the following certificates as contained within the Plat Certificate Appendix of the Land Use and Development Code Resource Guide: a. Certificate of Dedication and Ownership; b. Lienholder Consent and Subordination Certificate, if applicable; c. Board of County Commissioners Certificate; d. Title or Attorney Certificate; e. Treasurer Certificate of Taxes Paid; f. County Surveyor Certificate; g. Clerk and Recorder Certificate; h. Surveyor Certificate. 4 1111 rl!~ .. 11:rv ~ ~ ,aii l)lj'i, It 111,Joi,I ~~,i 1','iHll,~~l! iii 11111 Reception~: 943944 10/20/2020 09:11:05 AM Jean Alberico 5 of B Rec Fee:$0.00 Doc Fee:0,00 GARFIELD COUNTY CO 5. WATERREOUIREMENTS a. The Applicant shall obtain a well permit for the subdivision as required by the Division of Water Resources and this well permit shall be considered a submittal requirement at final plat; b. The Applicant shall include the terms and conditions of water decree case no. 06CWI 95 in the Subdivision Improvements Agreement and Restrictive Covenants; c. The Applicant shall submit the results of well testing as required by the Land Use and Development Code, Section 4-203 (M) Water Supply and Distribution Plan with the Final Plat application. The report shall provide data sufficient to demonstrate provision of adequate water quantity and quality to serve the lots in the subdivision; d. If water quality analysis requires treatment of the water the Applicant shall provide design of the treatment system and cost estimates as a submittal requirement at final plat; e. The HOA shall be transferred the water rights, well permit and all easements and facilities related to the water system for this subdivision; f The subdivision covenants, or other HOA documents, must include description of the right of each lot to use the water, must adequately describe the maintenance requirements of the system, and must assign authority to the HOA to collect fees associated with the use and maintenance of this system. This documentation shall be considered a final plat submittal requirement and shall be reviewed by the County Attorney's office for a determination of sufficiency. 6. ROAD REQUIREMENTS The Board of County Conunissioners support the requested waivers regarding road standards, as recommended by the Planning Conunission, and a condition will be included which requires the applicant delineate adequate snow storage areas within the blanket easement. The easements shall be dedicated to the Homeowner' s Association. 7. SUBDIVISION IMPROVEMENTS AGREEMENT a. Any Applicant for a building permit within the subdivision shall provide a site grading plan demonstrating how flows from the existing basins will be mitigated. This shall also be required as a plat note on the Final Plat and within the covenants; b. The retaining walls required by the subdivision shall be designed and included in the subdivision improvements agreement. Adequate easements must be created and the easements dedicated to the HOA who will be responsible for ongoing maintenance of these structures; · c. Should additional water storage be required, based upon requirements of the Carbondale & Rural Fire 5 1111 rw .. w ~ri ~r-.). 111~.~ H,rr,~~ ~r~h·rai~, ~,·~iii 11111 Reception": 943944 10/20/2020 09:11:05 AM Jean Alberico 6 of 8 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO Protection District, the Applicant shall provide an updated design and revise the cost estimates. 8. COVENANTS a. Protective Covenants, Section 3 .12, Recreational Vehicles (RV), shall be amended to permit RV' s to be used for occupancy by the owners of a lot or their guests for up to 14 days; b. Section 3.18, Variances, shall be amended regarding the ability of the ACC or the Board of the Association allowing for variance from the provision of the covenants. The ACC or the Board may only grant variances that do not affect the compliance of the subdivision with the Land Use and Development Code, 2013, as amended; c. The covenants shall include requirements related to the on-site retention required for each lot including the specifications for the retention; d. The covenant shall include requirements for fire sprinklers in the single family homes within the subdivision covenants including, but not limited to, water pressure/booster pump requirements. 9. IMPACT FEES a. The Applicant shall submit an appraisal with the Final Plat application so that calculation of the amount of the fee-in-lieu payment of school land dedication for the subdivision can be calculated. Payment of the fee-in lieu will be required prior to approval and recording of the final plat for the subdivision; b. Prior to approval and recordation of the final plat The Applicant shall be required to comply with Resolution 2008-05, the required residential impact fee for the Carbondale and Rural Fire Protection District. A letter from the District regarding satisfaction of payment must be submitted to Building & Planning prior to plat approval. 10. As a final plat submittal requirement the Applicant shall provide information regarding completion of the formation of an incorporated homeowner' s association. 11. The Applicant shall delineate and legally describe all easements on the final plat and convey all easements to the responsible entity. This dedication shall be in a form acceptable to the County Attorney's Office and transfer shall occur at the time of recording of the final plat. These easements shall include, but are not limited to all easements of record, utility easements, drainage easements, water system easements, stormwater drainage easements, open space and any internal roads required as a part of this development. 12. Final plat submittal requirements shall include a Storm Water Management Plan that focuses on erosion control that prevents the detachment of soil rather than sediment control, which focuses 6 1111 ff/~_.,,,n M Vi~ ~i 1\t,I, ~ w,,~!t'~lnll'l','~~~ili 11111 Receptiontt: 943944 10/20/2020 09:11:05 AM Jean Alberico 7 of 8 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO on removal of soils particles from runoff. CONDITIONS OF APPROVAL BASED ON THE MINOR MODIFICATION REQUEST 13. That as part of the Final Plat Application, the Applicant shall update the slope analysis to overlay the revised building envelopes on the mapping. The analysis shall show none of the modified building envelopes on Lots 2 -5 encroaching into areas with 30% slopes or greater. In lieu of updated mapping a stamped statement from the Applicant's Engineer that the envelopes do not encroach into areas with 30% slopes or greater will be acceptable. 14. That as part of the Final Plat Application, the Applicant shall include a detailed wildlife habitat mitigation plan consistent with the recommendations of the Applicant's updated wildlife report, prepared by Colorado Wildlife Science, dated l 1 /29/19 which shall include the restoration of a minimum of0.45 acres of sagebrush on or immediately adjacent to Lot 4. The habitat mitigation plan shall reflect approval by the Colorado Parks and Wildlife, prior to submittal of the Final Plat Application. 15. That the Final Plat shall include an additional plat note outlining that Lot 4 and any other Lot that is included in the habitat mitigation plan shall be subject to compliance with and ongoing management of vegetation in accordance with said plan. Dated this 11~ day of (Q,.iv k , A.D. 20 2.,0 . ATTEST: GARFIELD co COUNTY BOARD OF RS, GARFIELD COUNTY, COL Upon motion duly made and seconded the "!o"w..l!'.-' was ffopted by the following vote: "'CO=M=M=I=S=SI,__,,O'--'-N=E""R"-C""'H'""A'---"""IR-"--'J,_,O"--'HN""'--'---"--F,...,. M""'--'A=R=T=IN~-------~' Aye ,,.CO~M""M""I""S""SI,.,,O'--'-N,.E""R~M~IKE"""---""SAM'---"-'""S""O"-N,__ __________ ~, Aye "'CO""M'-'--"'-'M""I""SS,,..I"""O"-'NE-"='R---"T-"'O""M-"-'J"-'-A-"'N-'-"K-"'O"-V'-'S""K""'Y,__ ________ __,, Aye 7 1111 rl!~.1~'11\1.i ey.,~~ 1tJ11. ~, 1.14,i,u ,~r~n1,1>PJi iiM 11111 Receptionn: 943944 10/20/2020 09·11·05 AM Jean Alberico B of 8 Rec Fe9:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO STATE OF COLORADO ) )ss County of Garfield ) I,------------~ County Clerk and ex-officio Clerk of the Board of County Commissioners, in and for the County and State aforesaid, do hereby certify that the annexed and foregoing Resolution is truly copied from the Records of the Proceeding of the Board of County Commissioners for said Garfield County, now in my office. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County, at Glenwood Springs, this __ day of _______ ~ A.D. 20 __ . County Clerk and ex-officio Clerk of the Board of County Commissioners 8 0100 Elk Run Drive, Suite 128  Basalt, CO 81621  970.927.4549  info@coloradowildlifescience.com  http://coloradowildlifescience.com November 29, 2019 VIA EMAIL: cimarronwoodworks@msn.com Paul & Linda Froning PO Box 545 Carbondale, CO 81623 RE: Potential effects of proposed building envelope modification Dear Mr. & Mrs. Froning; In 2010, I conducted an assessment of the wildlife, wildlife habitat, and ecological resources of 2 parcels of land (Parcel Numbers 239327200031, 239327200032) in unincorporated Garfield County (the property) regarding potential effects of a residential development proposal. Currently, you are proposing to amend the proposed building envelopes for Lots 2, 3, 4, and 5. Although you are proposing changes to all four envelopes, the only change with the potential to affect valuable wildlife habitat is on Lot 4. Consequently, that is the focus of this letter. The newly proposed building envelope on Lot 4 shifted to the east and is essentially an east-west rectangle south of the existing main driveway (Map 1). The new envelope partially overlaps the south half of the original envelope. WILDLIFE HABITAT Wildlife use of the property remains consistent with the 2010 assessment. Most importantly, the property encompasses portions of active mule deer and Rocky Mountain elk winter range and severe winter range. Browse on preferred forage shrubs (e.g., Antelope bitterbrush, Gambel oak, Saskatoon serviceberry, mountain mahogany) on the site is moderate and pellet piles from the past winter are present in modest density. Wildlife habitat is in good condition. Whereas the vegetation within the old Lot 4 envelope is dominated by two-needle piñon-Utah juniper woodland (piñon-juniper), the new envelope encompasses both piñon-juniper (Photo 1) and mountain big sagebrush shrubland (Photo 2). Piñon-juniper encroachment within sagebrush stands on the property and within the area continues to reduce the effectiveness of the sagebrush shrublands and threatens to substantially reduce the representation of that type and effectiveness of the habitat for deer and elk. Given the importance of sagebrush shrublands as winter range, the potential impacts of the proposal to that habitat type is of concern. These impacts, however, can be mitigated by habitat improvement measures on the property. MITIGATION In order to effectively mitigate the proposed loss of sagebrush habitat, the acreage of o0 ~ COLORADO WILDLIFE SCIENCE D Ecologicol Research, Monogement & Consulting Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 2 sagebrush shrubland lost to direct impacts of the proposed change to the activity envelope can and should be replaced by a greater than 1:1 ratio. It is important to note that sagebrush remains a significant component within the piñon-juniper on and around the property (Photo 3). As such, reducing the cover of piñon pine and Utah juniper within the remaining sagebrush on the property will reverse the successional processes that have resulted in the expansion of piñon-juniper woodland and loss of sagebrush shrubland. The removal of the piñon pine and Utah juniper will facilitate the release of existing suppressed sagebrush and understory vegetation to the benefit of elk, mule deer, and sagebrush dependent wildlife (e.g., Brewer’s sparrow). In addition, solitary or clusters of piñon pine and Utah juniper occurring within the remaining patches of sagebrush (Photos 4) should be removed in order to prevent the conversion from shrubland to woodland. This mitigation can be accomplished by means of mechanical mastication (e.g., hydro ax) or by hand with chain saws. In addition, areas of over-mature sagebrush on the property can be made more productive by treatments such as roller chopping in the fall when seeds are present. The proposed change to the Lot 4 building envelope has the potential to cause the direct loss of approximately 0.45 acres of sagebrush shrubland (Map 2). In order to mitigate the negative effect of that loss on wildlife, more than 0.45 acres of sagebrush can be restored elsewhere on the property by means of pinon-juniper removal. Please let me know if you have any questions or require additional assistance. Sincerely, COLORADO WILDLIFE SCIENCE, LLC Jonathan Lowsky, MS Wildlife Biologist/Principal Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 3 Exhibit A – Photos Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 4 Photo 1. Two-needle piñon-Utah juniper woodland on the south side of the existing building envelope and west side of the proposed building envelope Photo 2. Mountain big sagebrush shrubland on east side of the proposed building envelope Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 5 Photo 3. Sagebrush in the understory of the piñon-juniper Photo 4. Piñon and juniper encroachment within sagebrush shrubland on Lot 4 Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 6 Exhibit B – Maps Bing Maps 107°12'50"W 107°12'50"W 107°12'55"W 107°12'55"W 107°13'0"W 107°13'0"W 107°13'5"W 107°13'5"W 39°25'15"N39°25'15"N39°25'10"N39°25'10"NFroning PropertyFroning Property COLORADO WILDLIFE SCIENCE LLC0100 Elk Run Dr, Ste 128, Basalt, CO 81621http://www.coloradowildlifescience.com(970) 927-4549 Basemap Source: NOTE: Boundaries are approximate Ecological Assessment of Residential Development 0 100 200 300 40050Feet o Map 1. Approximate configuration of proposed activity envelopes Area of Detail Legend Subject Property Proposed building envelope (approximate) Colorado Wildlife ScienceEcological Research, Management & Consulting Lot 2 Envelope Lot 3 Envelope Lot 4 Envelope Lot 5 Envelope 000 ao Bing Maps 107°12'55"W 107°12'55"W 107°13'0"W 107°13'0"W 107°13'5"W 107°13'5"W 39°25'10"N39°25'10"N39°25'5"N39°25'5"NFroning PropertyFroning Property COLORADO WILDLIFE SCIENCE LLC0100 Elk Run Dr, Ste 128, Basalt, CO 81621http://www.coloradowildlifescience.com(970) 927-4549 Basemap Source: NOTE: Boundaries are approximate Ecological Assessment of Residential Development 0 100 20050 Feet o Map 2. Sagebrush habitat potentially affected by proposal and potential restoration areas Area of Detail Legend Colorado Wildlife ScienceEcological Research, Management & Consulting Subject Parcels Proposed building envelopes (approximate) Sagebrush potentially affected by proposal Potential Restoration Area - PJ Encroachment Potential Restoration - PJ Removal approx 0.4 ac approx 1.4 ac approx 1.3 ac approx 0.3 ac Wildlife Assessment - Amendment to a Building Envelope November 1, 2019 Page 9 BACKGROUND & QUALIFICATIONS Colorado Wildlife Science, LLC (CWS) is a small wildlife and ecological consulting firm based in Basalt, Colorado, specializing in wildlife research, management, and monitoring, ecological assessments, wildfire hazard assessments, baseline inventories, ecological planning, habitat management, and ecological restoration. CWS applies a scientifically sound approach to biological resource studies and management. Our work combines professional integrity and strong academic training with extensive experience working for government, private, and non-profit clients. With an extensive network of professional collaborators that includes plant ecologists, foresters, hydrologists, and soil scientists, CWS leverages the collective knowledge of experienced professionals working toward practical, effective and cost saving solutions. CWS provides expert services to a diverse array of clients. Since we are a small company, personal attention is ensured. We combine full in-house GIS (ArcGIS) with real-time, sub-meter GPS to provide state-of-the-art spatial data, analyses, maps, and presentations. Owner and Wildlife Biologist Jonathan Lowsky, M.S. Wildlife Biology, Colorado State University, has a broad range of knowledge. With more than 22 years of professional experience with federal (US Forest Service), state (Colorado Division of Wildlife), and county agencies as well as two major universities (Colorado State University and University of Washington), Jonathan’s career has focused on a diverse array of wildlife. Mr. Lowsky’s experience includes biological assessments and evaluations for NEPA compliance, conservation planning, GIS mapping and modeling, wildlife research, and ecological monitoring design and implementation, as well as wetland and riparian delineations, evaluations, and restoration. He has authored management plans and conservation easement baseline inventory reports and published scientific papers. Jonathan has been directly involved in fire mitigation since 1995 when he directed ponderosa pine fuel reduction, thinning, and habitat improvement efforts on the North Kaibab Ranger District of the Kaibab National Forest. Over the course of 22 years as a professional ecologist he has gained intimate knowledge of ecosystem processes in western Colorado that lead to increased fuel loads, over-mature forest and shrublands, and measures that can be taken to reduce the threat and intensity of wildfires. In addition, I am experienced in mechanical treatments of forest, woodland, and shrubland for the purpose of wildfire mitigation and habitat improvement. Mr. Lowsky strongly believes that these two resource goals are mutually beneficial and measures that prioritize either wildfire mitigation or habitat improvement should consider both goals in the design and implementation of those actions. Mr. Lowsky has completed two wildland fire mitigation certification courses: (1) Wildland Fire Assessment Program: The Wildland Fire Assessment Program (WFAP) is a joint effort by the U.S. Forest Service and the National Volunteer Fire Council (NVFC) to provide fire professionals and departments with training on how to properly conduct assessments for homes located in the wildland/urban interface (WUI). This is the first program that specifically prepares volunteer firefighters and fire professionals to evaluate a home and provide residents with recommendations to protect their property from wildfires in order to become a more a fire-adapted community.(2) National Fire Protection Association (NFPA) FIREWISE - Conducting an Assessment in the Wildland/Urban Interface: This is a course for fire and forestry professionals and others who want to help residents of areas at risk from wildfire to make their homes safer. Taking this course provides one with a thorough understanding of how homes ignite during wildfires, how simple actions can greatly reduce home ignitions, and how community behavior change can create Firewise homes and communities. A detailed description of Mr. Lowsky’s professional experience and references are available. For additional information, please visit our website at www.coloradowildlifescience.com. Subtotal: Service Fee: $100.00 $3.02 $103.02 Cashier:75220 WILLIAM MERRILL 743 HORIZON COURT #330 GRAND JUNCTION, CO. 81506 Application/Receipt Quantity Description Price Extended Price 10012942 1 Exempt Well Permit Application - Outside DesB (Legacy Code: 11) $100.00 $100.00 Exempt Well Permit Application - Outside DesB (Legacy Code: 11) Please allow 4-6 weeks for the processing of your application. Check the status of your application using the Application/Receipt number (not order number) at: https://dwr.state.co.us/tools/WellPermits (Credit Card) Tendered: Change:$0.00 Total:$103.02 Date: Order Number: 6/14/2021 8:35:20 PM 8528 Transaction Number:11435 1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.colorado.gov/water -DUHG63ROLV*RYHUQRU௑_௑'DQ*LEEV([HFXWLYH'LUHFWRU௑_௑.HYLQ*5HLQ6WDWH(QJLQHHU'LUHFWRU RECEIPT 1313 SHERMAN ST, STE 821 DENVER, CO. 80203 I COLORADO Division of Water Resources Department of Natural Resources [ I TOTAL ACZ Laboratories, Inc. 2773 Downhill Drive Steamboat Springs, CO 80487 (800) 334-5493 Invoice QTY ANALYSIS METHOD MATRIX PRICE EXTENDED Cimarron Woodworks Paul Froning P.O. Box 545 Carbondale, CO 81623 PP67650ACZ ID: Purchase Order: 07/23/2021Project Receive Date: Bill to: 07/23/2021Invoice Date: 08/22/2021Payment Due Date: FACTOR 67650 Project Contact:Paul Froning Sample Count: 1 1 SM2320B - TitrationAlkalinity as CaCO3 SurfWater $12.25 $12.25 $12.251.00 1 M200.8 ICP-MSArsenic, total SurfWater $17.50 $17.50 $17.501.00 1 M200.8 ICP-MSCadmium, total SurfWater $17.50 $17.50 $17.501.00 1 M200.7 ICPCalcium, dissolved SurfWater $9.25 $9.25 $9.251.00 1 SM4500Cl-EChloride SurfWater $11.25 $11.25 $11.251.00 1 SM9222D - Membrane FilterColiforms, fecal SurfWater $40.25 $40.25 $40.251.00 1 SM2510BConductivity @25C SurfWater $8.25 $8.25 $8.251.00 1 M200.8 ICP-MSCopper, total SurfWater $17.50 $17.50 $17.501.00 1 SM 2330 - CaCO3 SICorrosivity (calc.)SurfWater $0.00 $0.00 $0.001.00 1 SM4500F-CFluoride SurfWater $11.25 $11.25 $11.251.00 1 SM2340B - CalculationHardness as CaCO3 (dissolved)SurfWater $0.00 $0.00 $0.001.00 1 M200.7 ICPIron, total SurfWater $9.25 $9.25 $9.251.00 1 SOPWC050Lab Filtration (0.45um filter)SurfWater $10.25 $10.25 $10.251.00 1 M200.7/200.8/3005ALab Filtration (0.45um) & Acidification SurfWater $10.25 $10.25 $10.251.00 1 M200.8 ICP-MSLead, total SurfWater $17.50 $17.50 $17.501.00 1 M200.7 ICPMagnesium, dissolved SurfWater $9.25 $9.25 $9.251.00 1 M200.7 ICPManganese, total SurfWater $9.25 $9.25 $9.251.00 1 M353.2 - H2SO4 preservedNitrate/Nitrite as N SurfWater $11.25 $11.25 $11.251.00 1 Field MeasurementpH (Field)SurfWater $0.00 $0.00 $0.001.00 1 SM4500H+ BpH (lab)SurfWater $8.25 $8.25 $8.251.00 1 SM2540CResidue, Filterable (TDS) @180C SurfWater $14.50 $14.50 $14.501.00 1 USGS - I1738-78Sodium Adsorption Ratio in Water SurfWater $0.00 $0.00 $0.001.00 1 M200.7 ICPSodium, dissolved SurfWater $9.25 $9.25 $9.251.00 1 D516-02/-07/-11 - TURBIDIMETRISulfate SurfWater $11.25 $11.25 $11.251.00 1 Field MeasurementTemperature (Field)SurfWater $0.00 $0.00 $0.001.00 1 M200.2 ICP-MSTotal Hot Plate Digestion SurfWater $12.25 $12.25 $12.251.00 1 M200.2 ICPTotal Hot Plate Digestion SurfWater $12.25 $12.25 $12.251.00 1 M200.8 ICP-MSUranium, total SurfWater $17.50 $17.50 $17.501.00 REPAD.11.06.05.01 all subsequent charges and legal fees shall be paid by customer. A service charge of 1.5% (18% per anum) will be made on all unpaid invoices 31 (or more) days old. Should it be necessary to assign account balance to a collection agency or attorney for legal action, Kelly Huemmer, Accountant Federal Tax ID: If you have any questions concerning this invoice, please contact: (970) 879-6590 x529 84-1108076 Page 1 of 2 ar@acz.com . TOTAL ACZ Laboratories, Inc. 2773 Downhill Drive Steamboat Springs, CO 80487 (800) 334-5493 Invoice QTY ANALYSIS METHOD MATRIX PRICE EXTENDED Cimarron Woodworks Paul Froning P.O. Box 545 Carbondale, CO 81623 PP67650ACZ ID: Purchase Order: 07/23/2021Project Receive Date: Bill to: 07/23/2021Invoice Date: 08/22/2021Payment Due Date: FACTOR 67650 Project Contact:Paul Froning Sample Count: 1 1 M200.7 ICPZinc, total SurfWater $9.25 $9.25 $9.251.00 REPAD.11.06.05.01 SUBTOTAL: all subsequent charges and legal fees shall be paid by customer. A service charge of 1.5% (18% per anum) will be made on all unpaid invoices 31 (or more) days old. Should it be necessary to assign account balance to a collection agency or attorney for legal action, Kelly Huemmer, Accountant Federal Tax ID: If you have any questions concerning this invoice, please contact: (970) 879-6590 x529 DISCOUNT: TOTAL DUE: 84-1108076 Terms: Page 2 of 2 $316.50 $0.00 $316.50 ar@acz.com . U.S. Dollars Net 30 July 21, 2021 Paul Froning P.O. Box 545 Carbondale, Co. 81623 ATTN: Pau On 7/20/21, a well test was conducted on a well at 532 Red Hill Rd. The fo llowing information was obtained; Well Depth-------------------------------------500 ' Casing Size------------------------------------6.25 x 4 " Standing water level--------------------------368.5 ' Total test time----------------------------------4 Hours Drawdown to----------------------------------382.9' Production is greater than--------------------16 GPM This test was conducted w ith the existing 3 Hp pump. The well water level r ecovered back t o 368.6 ' in 10 Minutes. T his well coul d supply water for 5 houses. If you have any questions please ca ll me, Raun Sanmelson at 970-945-6309. S incerel y; Raun E Samuelson Samuelson Pump Co. P.O. Box 297 • Glenwood Springs , CO 81602 • (970) 945-6309 • Fox (970) 947-9448 Water Systems • Sales , Service & Installation 1 RECIPROCAL EMERGENCY ACCESS EASEMENT DEED AND AGREEMENT This Reciprocal Emergency Access Easement Deed and Agreement ("Easement") is made and executed this ____ day of _____________, 2021, by and between the Froning Family Subdivision , LLC, a Colorado limited liability company with a legal address of 592 County Road 107, Carbondale, Colorado 81623 (“Froning”) and Nancy Jo Quisenberry and Richard S. Quisenberry, Jr. with a legal address of 782 County Road 107 Carbondale, Colorado 81623 (“Quisenberry”) collectively, Quisenberry and Froning, hereinafter referred to as the Grantors, ("Grantors”) and the Froning Family Subdivision Homeowners Association, Inc. (Grantee); WHEREAS, Froning is the owner of certain real property in the County, more particularly described in Exhibit A, attached hereto and incorporated herein by this reference (the "Froning Property"); WHEREAS, Quisenberry is the owner of certain real property in the County, more particularly described in Exhibit B, attached hereto and incorporated herein by this reference (the "Quisenberry Property"); WHEREAS, the County and other emergency services providers need access to the Froning Property and the Quisenberry Property to provide emergency services to each property by use of the Emergency Access Easement currently in place and as depicted on Exhibit C, attached hereto and incorporated herein by this reference (“Access Drive”) and as shown of the Final Plat of the Froning Family Subdivision recorded at Reception No. ______ in the records of the Garfield County Clerk and Recorder; WHEREAS, Froning, as the owner of the Froning Property, will be responsible for maintaining the portion of the Access Drive on the Froning Property in good repair; WHEREAS, Quisenberry as the owner of the Quisenberry Property, will be responsible for maintaining the portion of the Access Drive on the Quisenberry Property in good repair; WHEREAS, to protect the health, safety and welfare of County residents, the County needs to ensure that the Access Drive on each property to remains in good repair; and; WHEREAS, to accomplish this purpose, Grantors agree to grant to the Froning Family Subdivision Homeowners Association, Inc. (HOA) and each other certain rights and easements which allow the County to access each property and if necessary to maintain the Access Drive after notice to Grantors, and grant to each other the right to use the Access Drive as it crosses the other’s property. NOW THEREFORE, in and for the consideration of the sum of ten dollars ($10.00) and other good and valuable consideration paid by the County to Grantors, the 2 receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: 1. Grant of Easement to HOA. a. Grantors hereby sell, convey, quitclaim and grant to the HOA a perpetual, nonexclusive Emergency Access Easement as currently in place and described in Exhibit C attached hereto (“Access Drive”) to enter, re-enter and use the Froning and Quisenberry Properties for the following purposes: i. To use the Access Drive for emergency services vehicles and other equipment necessary to provide emergency services to the Froning Property and/or the Quisenberry Property; ii. To inspect, and if necessary repair and maintain the Access Drive as provided herein; and iii. To perform any other acts necessary to protect the Access Drive from damage. iv. To delegate the rights granted to the HOA under this Deed and Agreement to other persons or entities providing emergency services to the properties. b. The County and other emergency services providers shall have and exercise the right to ingress and egress in, to, over and across the Froning Property and the Quisenberry Property by way of the Access Drive for any lawful purpose needed for the full enjoyment of the rights granted by Grantors to the County hereunder. c. Except as set forth below, no prior notice to Grantor shall be necessary for the County to enter, re-enter or use the Property in accordance with this Easement. 2. Grants of Reciprocal Emergency Easements to Grantors, Construction. a. Grantors hereby sell, convey, quitclaim and grant to each other and their successors, heirs and assigns, Easements to use the Access Drive as it crosses each other’s property in the event of an emergency that causes the normal route of ingress and egress across their own property to be blocked or unsafe for passage. b. The easements granted in paragraph a. above may be used by Grantors, their successors, heirs, assigns, tenants and guests for emergency purposes only, and shall not be used by either party for any non-emergency uses, such as hiking, mountain biking, walking pets or providing access to visitors. c. Froning shall pay for all costs of surveying, realigning, widening, grading, 3 constructing, or otherwise bringing the Access Drive across the Quisenberry Property up to present standards as constructed. . The completed Access Drive across the Quisenberry Property shall include a paved blacktop surface at least 10’ wide. d. Froning shall pay for all necessary costs to install a single-bar gate on the Froning Property where the Access Drive meets the property line between the Froning Property and the Quisenberry Property. The gate shall include a lock that can be set with a code. The code shall be given to all owners and tenants on both properties, and to the County and other emergency service providers as necessary. 3. Grantors’ Obligations. Grantors agree to the following: a. Grantors shall be responsible for normal maintenance of the Access Drive, including snow plowing and tree removal, to keep it passable and in good repair. b. Except for the emergency gate described above, Grantors shall not install or permit the installation of any fence, wall, structure (above or below ground) or landscaping on their property that would hinder the operation of the Access Drive or in any way impair the County's or emergency service providers rights under this Easement (or ability to provide adequate services??). 4. Grantors’ Rights. Grantors retain the right to the undisturbed use and occupancy of their respective properties insofar as such use and occupancy is consistent with and does not impair any grant herein contained. 5. Indemnification. a. Grantors shall indemnify, hold harmless and defend the HOA and its representatives, officers, employees, agents, and contractors from and against all liabilities, penalties, costs, losses, damages, expenses, causes of action, claims, demands, or judgments, including, without limitation, reasonable attorney fees, arising from or in any way connected with injury to or the death of any person or physical damage to any property resulting from any act, omission, condition, or other matter related to, or occurring on or about the Property under this Easement. b. Grantors shall indemnify, hold harmless and defend each other, and each other’s representatives, officers, employees, agents, contractors and tenants from and against all liabilities, penalties, costs, losses, damages, expenses, causes of action, claims, demands, or judgments, including, without limitation, reasonable attorney fees, arising from or in any way connected with injury to or death of any person or physical damage to the other’s property resulting from any act, omission, condition, or other 4 matter related to use by themselves, their tenants or guests of the Access Drive on the other’s property. 6. Warranty. Grantors warrant that they have the full right and legal authority to make the grant of this easement. 7. Recordation. Except as otherwise expressly provided herein, all provisions in this Easement, including the benefits, burdens and covenants, are intended to run with the land and shall be binding upon and inure to the benefit of the respective successors and assigns of the parties hereto. The grantors shall record this easement in timely fashion in the official records of Garfield County, and may re-record it at any time as may be required to preserve its rights in this Easement. 8. Governing Law. This Easement shall be governed by the laws of the State of Colorado, and any legal action concerning the provisions hereof shall be brought in the County of Garfield, State of Colorado. 9. Modification. This Easement may only be modified upon written agreement of the parties. 10. Integration. The foregoing constitutes the entire agreement between the parties regarding the use of the Property and no additional or different oral representation, promise or agreement shall be binding on any of the parties hereto with respect to the Property. 11. Agreement Runs with the Properties. The parties agree and intend that the provisions of this agreement shall run with the Froning Property described in Exhibit A and the Quisenberry Property described in Exhibit B, shall be a benefit and burden to those properties, and legally binding on the successors, heirs, devisees and transferees of the parties. 12. No Third-Party Beneficiaries. Except as may be expressly provided herein for other providers of emergency services to the properties, and for the successors, heirs, devisees and transferees of the parties, there are no other intended third-party beneficiaries to this Easement. IN WITNESS WHEREOF, the parties hereto have executed this Reciprocal Emergency Access Easement Deed and Agreement on the day and year set forth above. GARFIELD COUNTY, COLORADO ___________________________________ ATTEST: 5 ___________________________________ Clerk GRANTORS: FRONING FAMILY PARTNERSHIP, a Colorado limited liability company By: ________________________________ Name: ______________________________ Title: _______________________________ ____________________ ______________________ Nancy Jo Quisenberry Richard S. Quisenberry, Jr. STATE OF COLORADO ) ) ss. COUNTY OF _________________ ) Acknowledged before me this _____ day of _______________, 2021, by Nancy Jo Quisenberry and Richard S. Quisenberry, Jr. My Commission expires _______________. ______________________________ (SEAL) Notary Public STATE OF COLORADO ) ) ss. COUNTY OF __________________ ) Acknowledged before me this _____ day of _______________, 2021, by Paul Froning, as Manager of the Froning Family Partnership, LLC. My Commission expires _______________. _____________________________ 6 (SEAL) Notary Public 7 EXHIBIT A (Legal Description of Froning Family Property) Parcels 1 and 2 of the Lappala Road 107 Subdivision Exemption Plat recorded July 12, 1984 as Reception No. 353934 in the Office of the Garfield County Clerk and Recorder 8 EXHIBIT B (Legal Description of Quisenberry Property) 9 EXHIBIT C (Legal Description and related maps of . Emergency Access Easement) [XHIBIT MAP OF: 20' EMERGENCY ACCESS EASEMENT SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M. W//4 SEC.27 I NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMlNCE ANY I EGAL ACTION BASED UPON ANY DffECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CcRTIFICATION SHOWN HEREON. COUNTY OF GARFIELD, STATE OF COLORADO. SHEET 1 OF 3 :-----POINT OF TERMINUS I• if I I· I , 1'1:J !_if 1 1t \.? 'i .. \l \ \ f1""\\ a;,.\ I--+------. PARCEL 2 LAPPALA ROAD 107 SUBDIVISION EXEMPTION REC. NO. 358934 N aa·o1'21" w BASIS OF BEARING SOPRIS ENGINEERING -LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 SOPRISENG@SOPRISENG.COM REC. NO. 529566 C41 C C28 L54 PARCEL 1 LAPPALA ROAD 107 SUBDIVISION EXEMPTION REC. NO. 358934 SCALE 1" = 150' NOTE: Sff SHEET TWO FOR LINE AND CURVE TABLES. BLM IIMS & GRK 28189 11\11\10 \Plat\28189-plat-1 CURVE C28 C29 C30 C31 C32 C33 C34 C35 C36 C37 C38 C39 C40 C41 C42 C43 EXHIBIT MAP OF: 20' EMERGENCY ACCESS EASEMENT SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M. LENGTH 20.77 122.19 42.22 101.27 80.69 71.78 149.23 51.06 73.79 56.08 11.61 11.47 43.19 29.15 35.78 63.07 COUNTY OF GARFIELD, STATE OF COLORADO. SH[ET 2 OF 3 LINE TABLE LINE BEARING LENGTH L51 S 25·10'13" W 59.52' L52 S 34"41'31" W 44.89' L53 S 21"18'58" E 62.50' L54 S 45"30'26" E 10.90' L55 S 27"01'12" W 146.02' L56 S 03'48'06" E 78.50' L57 S 16'45'39" W 83.12' L5B N 62'38'48" W 86.96' L59 S 82"56'11" W 75.37' L60 N 20"11'33" W 52.37' L61 N 04"07'36" W 39.78' L62 N 02'31'41" E 60.60' L63 S 25'10'73" W 23.28' L64 N 01'51'18" W 11.97' L65 N 10'12'23" W 152.78' L66 N 10·17'37" E 91.49' CURVE TABLE RADIUS TANGENT CHORD BEARING 125.00 10.41 20.75 N29'55'52"E 125.00 66.47 117.38 S06'41'17"W 100.00 21.43 41.91 S33'24'42"E 80.00 58.69 94.64 N09"14'37"W 150,00 41.35 79.72 S11'36'33"W 200.00 36.28 71.39 N06'28'46"E 85.00 102.37 130.79 N67'03'26"E 85.00 26.33 50.29 N79"51 '18"W 55.00 43.65 68.38 S58"37' 41 "E 200.00 28.23 55.90 S12'09' 35"E 100.00 5.81 11.61 s00·47'58"E 38.00 5.78 11.43 N06'07'19"W 37.84 24.29 40.88 S34'32'52"E 200.00 14.60 29.13 N06'01 '51 "W 100.00 18.08 35.59 S00'02'37"W 93.00 32.80 61.87 N09'08'05"W SOPRIS ENGINEERING -LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBON DAL[, COLORADO 81623 DELTA 9'31'18" 56"00'28" 24'11'28" 72'31'38" 30"49'18" 20'33'45" 100'35'33" 34'25'01" 76'52'16" 16'03'57" 6'39'17" 17'18'00" 65"23'07" 8°21•05" 20'30'00" 38'51'24" NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACJION BASED UPON ANY DEFECT IN THIS SURVEY BE COMM EN CED MORE THAN TEN YEARS FROM THE DATF OF CERTIFICATION SHOWN HEREON. (970) 704-0311 SOPRISENG@SOPRISENG.COM HMS & GRK 28189 11\11\10 \Plat\28189-plat-1 EXHIBIT MAP OF: 20' EMERGENCY ACCESS EASEMENT SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO. SHEET 3OF3 DESCRIPTION 20' EMERGENCY ACCESS EASEMENT A 20' WIDE EMERGENCY ACCESS EASEMENT LOCATED ON PORTIONS or THOSE PROPERTIES DESCRIBED IN RECEPTION NOS. 358934 AND 134671 SITUATED IN THE NWl/4 OF SECTION 27, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6 TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, WITH ALL BEARINGS RELATIVE TO A BEARING OF N 88°01'21" W BETWEEN THE Wl/16 CORNER OF SAID SECTION 27, A 1973 BLM BRASS CAP AND THE Wl/4 CORNER OF SAID SECTION 27 A 1973 BLM BRASS CAP, BOTH FOUND IN PLACE, SAID EASEMENT BEING TWENTY FEET IN WIDTH, TEN (10) FEET ON EACH SIDE OF THE FOLLOWING CENTERLINE, BEING MORE PARTICULARY DESCRIBED AS FOLLOWS: COMMENCING AT SAID Wl/4 CORNER; THENCE N 14°19'28" EA DISTANCE OF 567.68 FEET TO A POINT ON THE COMMON BOUNDARY OF PARCEL TWO OF THE LAP PALA ROAD 107 SUBDIVISION EXEMPTION, RECORDED JULY 12, 1984 AS RECEPTION NO. 358934 AND THE RIGHT-OF-WAY OF COUNTY ROAD NO.107 PER RECEPTION NO.134671 BOTH IN THE RECORDS OF THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE, GARFIELD COUNTY, COLORADO, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE LEAVING SAID COMMON BOUNDARY ALONG SAID CENTERLINE THE FOLLOWING TWENTY-FOUR (24) COURSES: 1. A DISTANCE OF 11.47 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT HAVING A RADIUS or 38.00 FEET AND A CENTRAL ANGLE OF 17°18'00", CHORD BEARS S 06°07'19" EA DISTANCE OF 11.43 FEET; 2. S 02°31'41" WA DISTANCE OF 60.60 FEET; 3. A DISTANCE OF 11.61 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 100.00 FEET AND A CENTRAL ANGLE OF 06"39'17", CHORD BEARS S 00"47'58" EA DISTANCE OF 11.61 FEET; 4. S 04°07'36" EA DISTANCE OF 39.78 FEET; 5. A DISTANCE OF 56.08 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS or 200.00 FEET AND A CENTRAL ANGLE OF 16"03'57", CHORD BEARS S 12°09'35" EA DISTANCE or 55.90 FEET; 6. S 20"11'33" EA DISTANCE OF 52.37 FEET; 7. A DISTANCE OF 73.79 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 55.00 FEET AND A CENTRAL ANGLE OF 76"52'16", CHORD BEARS 5 58'37'41" EA DISTANCE OF 68.38 FEET; 8. N 82'56'11" EA DISTANCE OF 75.37 FEET; 9. A DISTANCE OF 51.06 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 85.00 FEET AND A CENTRAL ANGLE OF 34"25'01", CHORD BEARS S 79"51'18" EA DISTANCE OF 50.29 FEET; 10.S 62"38'48" EA DISTANCE OF 86.96 FEET; 11.A DISTANCE OF 149.23 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS or 85.00 FEET AND A CENTRAL ANGLE OF 100°25'33", CHORD BEARS N 67"03'26" EA DISTANCE OF 130.79 FEET; 12.N 16"45'39" EA DISTANCE OF 83.12 FEET; 13.A DISTANCE OF 71.78 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 200.00 FEET AND A CENTRAL ANGLE OF 20'33'45", CHORD BEARS N 06°28'46" EA DISTANCE OF 71.39 FEET; 14.N 03'48'06" WA DISTANCE OF 78.50 FEET; 15.A DISTANCE OF 80.69 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 150.00 FEET AND A CENTRAL ANGLE OF 30°49'18", CHORD BEARS N 11°36'33" EA DISTANCE OF 79.72 FEET; 16.N 27°01'12" EA DISTANCE or 146.02 FEET; 17.A DISTANCE OF 101.27 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS or 80.00 FEET AND A CENTRAL ANGLE OF 72"31'38", CHORD BEARS N 09"14'37" WA DISTANCE OF 94.64 FEET; 18.N 45"30'26" WA DISTANCE OF 10.90 FEET; 19.A DISTANCE OF 42.22 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 100.00 FEET AND A CENTRAL ANGLE OF 24"11'28", CHORD BEARS N 33°24'42" WA DISTANCE OF 41.91 FEET; 20.N 21"18'58" WA DISTANCE OF 62.50 FEET; 21.A DISTANCE OF 122.19 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 125.00 FEET AND A CENTRAL ANGLE OF 56"00'28", CHORD BEARS N 06"41'17" EA DISTANCE OF 117.38 FEET; 22.N 34"41'31" EA DISTANCE OF 44.89 FEET; 23.A DISTANCE OF 20.77 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 125.00 FEET AND A CENTRAL ANGLE OF 09°31'18", CHORD BEARS N 29"55'52" EA DISTANCE OF 20.75 FEET; 24.N 25"10'13" EA DISTANCE OF 59.52 FEET; TO A POINT ON THE COMMON BOUNDARY OF SAID PARCEL TWO AND THE PROPERTY AS RECORDED IN RECEPTION NO. 529566 ON JULY 29, 1998, IN THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE, GARFIELD COUNTY, COLORADO; THENCE LEAVING SAID COMMON BOUNDARY AND CONTINUING ALONG SAID CENTERLINE THE FOLLOWING EIGHT (8) COURSES: 1. N 25"10'13" EA DISTANCE OF 23.28 FEET; 2. A DISTANCE OF 43.19 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 37.84 FEET AND A CENTRAL ANGLE OF 65"23'07", CHORD BEARS N 34°32'52" WA DISTANCE OF 40.88 FEET; 3. N 01"51'18" WA DISTANCE OF 11.97 FEET; 4. A DISTANCE OF 29.lS FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 200.00 FEET AND A CENTRAL ANGLE OF 08"21'05", CHORD BEARS N 06"01'51" WA DISTANCE OF 29.13 FEET; 5. N 10'12'23" WA DISTANCE OF 152.78 FEET; 6. A DISTANCE OF 35.78 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 100.00 FEET AND A CENTRAL ANGLE OF 20"30'00", CHORD BEARS N 00'02'37" EA DISTANCE OF 35.59 FEET; 7. N 10'17'37" EA DISTANCE OF 91.49 FEET; 8. A DISTANCE OF 63.07 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 93.00 FEET AND A CENTRAL ANGLE OF 38"51'24", CHORD BEARS N 09"08'0S" WA DISTANCE OF 61.87 FEET TO A POINT ON THE COMMON BOUNDARY OF SAID RECEPTION NO. 529566 AND SAID RIGHT OF WAY OF COUNTY ROAD NO. 107, THE TERMINUS FROM WHENCE THE SAID Wl/4 CORNER BEARS S 21"38'47" WA DISTANCE OF 1708. 75 FEET. THE EXTENTS OF SAID EASEMENT PERIMETER LINES TO BE EXTENDED OR TRIMMED TO THE BOUNDARY LINES WHICH SAID EASEMENT BEGINS AND TERMINATES. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMLNCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION MSED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. SOPRIS ENGINEERING -LLC CIVIL CON SU LT ANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 SOPRISENG@SOPRISENG.COM HMS & GRK 28189 11/11/10 \Plat\28189-plat-l Hcp1.•:c,rt h -F1:::twlc1k (~l,:, ,t_c,~ l t1: t<._ :-d. h 1• )(l~(J 1~~(1Jd IS.+ -,, ,\i"11 ad1:, ~-l h1~\ 1. HEPWORTH-PAWLAK GEOTECHNICAL Fa\'.. '//'i.:1 L)-+)~1(~.~ 5~. ('lltd!l, PRELIMINARY GEOLOGIC SITE ASSESSMENT PROPOSED FRONING 107 ROAD SUBDIVISION EXEMPTION COUNTY ROAD 107 ! I GARFIELD COUNTY, COLORADO JOB NO. 106 0618 MAY 22, 2008 PREPARED FOR: PAUL FRONING P. 0. BOX545 CARBONDALE, COLORADO 81623 TABLE OF CONTENTS PURPOSE AND SCOPE OF STUDY ........................................................................ -1 - PROPOSED DEVELOPMENT .................................................................................. -1 - SITE CONDITIONS ................................................................................................... -2 - REGIONAL GEOLOGIC SETTING .......................................................................... -2 - PROJECT AREA GEOLOGY .................................................................................... -3 - PROJECT SITE GEOLOGY ...................................................................................... -5 - GEOLOGIC SITE ASSESSMENT ............................................................................. -6 - FOUNDATION BEARING CONDITIONS ............................................................ -6 - CONSTRUCTION EXCAVATIONS ..................................................................... -6 - INDIVIDUAL SEWAGE DISPOSAL SYSTEMS .................................................. -6 - CONSTRUCTION RELATED SLOPE INSTABILITY. ......................................... -6 - SINiiliOLES .......................................................................................................... -7 - EARTHQUAKE CONSIDERATIONS ................................................................... -7 - LIMITATIONS .......................................................................................................... -8 - REFERENCES ........................................................................................................... -9 - FIGURE 1 -PROJECT SITE LOCATION FIGURE 2-GEOLOGICALLY YOUNG FAULTS AND LARGER HISTORIC EARTHQUAKES FIGURE 3 -WESTERN COLORADO EV APORITE REGION FIGURE 4 -PROJECT AREA GEOLOGY MAP FIGURE 5 -PROJECT SITE GEOLOGY MAP PURPOSE AND SCOPE OF STUDY This report presents the fmdings of a preliminary geologic site assessment for the Proposed Froning 107 Road Subdivision Exemption, Garfield County, Colorado. The 30.9 acre parcel is located about one mile north of Carbondale as shown on Figure 1. This study was conducted to evaluate the geologic conditions on the property and to evaluate if there are geologic conditions that could be potentially hazardous or could present major constraints to subdivision of the prope1iy for single family residences. The study was performed according to our February 6, 2008 professional services agreement with Paul Froning. A field reconnaissance of the property development area was made on March 7, 2008 to observe and map the geology. In addition, we have reviewed published regional geology studies, looked at aerial photographs and reviewed our previous studies in the area. Based on this information, a preliminary assessment of the potential influence of the geology on the proposed development was made. This repo1i summarizes our fmdings and presents our conclusions and recommendations. PROPOSED DEVELOPMENT The 30.9 acre parcel will be subdivided into five lots for single family residential development. The proposed building envelopes and lot lines are shown on Figure 5. The lots range from about 5.0 to 0.9 acres in size. A new drive will be constructed to the north of the existing driveway. At the time of this study grading plans showing the extent of grading needed for the new driveway and individual building site preparation were not available. Except for the western part of the proposed new driveway alignment, slopes along the proposed new d1iveway and at the proposed building envelopes are moderate. We do not expect that extensive grading will be needed for most of the proposed development. It is expected that the residences will be moderate size buildings with wells and individual sewage disposal systems. Job No. 106 0618 ~tech -2 - If the development plans differ from those described above, we should be advised. Substantial differences could require modifications to our conclusions and recommendations presented in this report. SITE CONDITIONS The Froning property is located mostly on an upland bench in the hilly terrain in the vicinity of Red Hill and Heuschkel Park, see Figure 1. The property is located to the east of County Road 107. The topography in the area is shown by the contour lines on Figures 1, 4 and 5. Slope at the five proposed building envelopes are typically in the range ofl0 to 15 percent. Steeper slopes that are typically between about 35 and 75 percent are present along a west-facing draw side in the western part of the property. The proposed building envelopes are located on a drainage divide and storm water runoff in this area is largely sheet flow. A small ephemeral stream that only has surface flow following heavy rainfall or rapid snowpack melt is present along the bottom of the draw in the western part of the property. A similar ephemeral is also present in the east-trending draw in the eastern pmi of the prope1iy to the east of Building Envelope 5. At the time of this study a house and shop building were located on Building Envelope 1. Vegetation on the property is mostly a pinon pine and juniper forest. Open ground with sage and other brush is present in the southern part of the property. REGIONAL GEOLOGIC SETTING The project site is located in the western pmi of the Southern Rocky Mountains about 50 miles to the west of the northern part of the Rio Grande Rift, see Figure 2. The site is in the western Colorado evaporite region and is in the Carbondale collapse center, see Figure 3. The Carbondale collapse center is the western of two regional evaporite collapse centers in western Colorado. It is an irregular-shaped, no1ihwest trending region between the White River uplift and Piceance basin. It covers about 460 square miles. As much as 4,000 feet ofregional subsidence is believed to have occurred during the past 10 million years in the vicinity of Carbondale as a result of dissolution and flowage of evaporite from beneath the regions (Kirkham and Others, 2002). Much of the evaporite Job No. 106 0618 ~tech -3 - related subsidence in the Carbondale collapse center appears to have occurred within the past 3 million years which also corresponds to high incision rates along the Roaring Fork, Colorado and Eagle Rivers (Kunk and Others, 2002). This indicates that long-term subsidence rates have been very slow, between about 0.5 and 1.6 inches per 100 years. It is uncertain if regional evaporite subsidence is still occurring or if it is currently inactive. If still active these regional deformations because of their very slow rates should not have a significant impact on the proposed development at the Froning Property. The evaporite is mostly in the Eagle Valley Evaporite with some in the Eagle Valley Formation. These rocks were deposited in the Central Colorado Trough during the Ancestral Rocky Mountain orogeny about 300 million years ago. Geologically young faults related to evaporite tectonics are present in the Carbondale collapse center in the vicinity of the Froning Property (Widmann and Others, 1998). These nearby faults are not considered capable of producing large earthquakes because of the nature of evaporite tectonics. The closest geologically young faults that are less than about 15,000 years old and considered capable of generating large earthquakes are located in the Rio Grande rift to the east of the project site, see Figure 2. The northern section of the Williams Fork Mountains fault zone Q50 is located about 61 miles to the northeast and the southern section of the Sawatch fault zone Q56b is located about 63 miles to the southeast. At these distances large earthquakes on these two geologically young fault zones should not produce strong ground shaking at the project site that is greater than the ground shaking shown on the U. S. Geological Survey 2002 National Seismic Hazards Maps (Frankel and Others, 2002). PROJECT AREA GEOLOGY The main geologic features in the project area are shown on Figure 4. This map is based on our field observations and aerial photograph interpretations. The map is a modification of the regional geology map by Kirkham and Widmann (1997). The primary geologic strncture in the project area is the Heuschkel Park synclinal sag (Kirkham and Others, 2002). This structure and other subsidiary structures are the result Job No. 106 0618 ~tech -4 - of very slow evaporite deformations that started about 10 million years ago after eruption of the late Miocene basalt flows (Tb). It is uncertain if these very slow evaporite deformations are still occuning. Heuschkel Park is a major, east-west trending syncline in late Miocene basalt flows (Tb) and older Maroon Formation (PPm) and Eagle Valley F01mation (Pe). The basalt flows in the area have been radiometricaly dated to be between 9. 7 to 10.9 million years old (Kunk and Others, 2002). Other evaporite related geologic structures in the area are a secondary synclinal sag that crosses through the project site and northwest and northeast trending high-angle faults with probable maximum displacements ofless than 500 feet. The Heuschkel Park area may be a structural block that was rafted to the south towards the Roaring Fork River valley (Kirkham and Others, 2002). Except for relatively thin colluvium (Qc) that is common throughout the uplands, surficial soil deposits in the project area are restricted to the Roaring Fork River valley to the south of the project site. These surficial soil deposits are mostly the result of cyclic erosion and deposition associated with glacial and interglacial periods during the latter patt of the Quaternary, about the past 79 thousand years. Three ages of river tenaces are present along the Roaring Fork River valley (Kirkham and Widmann, 1997). The youngest terrace surfaces ( Qt 1) are within 12 feet of the river and are underlain by river alluvium that was deposited largely in post-glacial times, about the past 12,000 years. The intermediate-age tenace surfaces (Qt2) are between about 14 to 45 feet above the river and are probably underlain by late Pinedale-age glacial outwash that is less than 79 thousand years old. A 14-foot high, Qt2 terrace near Glenwood Springs has been dated to be 12,410 ± 60, 14 C years old (Kirkham and Widmann,1997). The oldest terrace surfaces are between about 55 and 110 feet above the river and are probably underlain by late Pinedale-age glacial outwash that is less than 79 thousand years old. Post-glacial alluvial fan (Qf) deposits are common at the valley floor-hillside-transition along the Roaring Fork River valley. Job No. 106 0618 ~tech -5 - PROJECT SITE GEOLOGY The main geologic features at the Froning Property are shown on Figure 5. The axis of a northwest trending evaporite related synclinal sag crosses through the southern part of the property. Bedding in the sedimentary rocks to the n01ih of the sag axis dip to the southwest at about 8 to 18 degrees. Bedding to the south of the sag dip to the northwest at about 23 to 40 degrees. Near surface formation rock at the project site is the lower Permian-and upper Pennsylvanian-age Maroon Formation (PPm). This formation consists of reddish-brown beds of sandstone, conglomerate, siltstone, mudstone and shale with minor, thin, gray limestone beds (Kirkham and Widmann,1997). Most of the beds are cemented and hard. At the project site the Maroon Formation is inferred to be between about 200 to 350 feet thick (Kirkham and Widmann,1997). It is underlain by the Eagle Valley Formation (Pe). The Eagle Valley Formation consists of interbedded reddish-brown, gray, reddish-gray and tan siltstone, shale, sandstone, gypsum and carbonated rocks (Kirkham and Widmann, 1997). It represents the stratigraphic interval in which the red bed of the Maroon Formation grade and intertongue with the predominantly evaporite rocks in the underlying Eagle Valley Evaporite. In the project area the Eagle Valley Formation is inferred to be about 1,200 feet thick (Kirkham and Widmann,1997). The gypsum beds are relatively soluble in fresh water and subsurface solution voids that can develop into surface sinkholes are known to be locally present in the Eagle Valley Formation. A few rock outcrops are present on the Froning Property but the Maroon Fonnation is usually covered by colluvium of variable thickness. The colluvium is typically a nonstratified deposit of angular, sedimentary rocks from gravel-to boulder-size in a sandy clay and silt matrix. The maximum thickness of the colluvium may be less than 10 to 15 feet and sedimentary rock should be expected in may of the development excavations. The thicker colluvium that may include some wind deposited loess is probably present in the vicinity of Building Envelope 4 below the open, sage brush flats. Job No. 106 0618 ~tech -6 - GEOLOGIC SITE ASSESSMENT Geologic condition in the project area should not present potential hazards to the proposed development or unusually high risks that cannot be mitigated by engineered designs. Geologic conditions that should be considered in project design, their potential risks and possible mitigations to reduce the risks are discussed below. An evaluation of the radon gas potential at site was discussed in our July 11, 2006 report (Hepworth- Paw lak Geotechnical, 2006). FOUNDATION BEARING CONDITIONS It is expected that buildings located in the proposed building envelopes will have colluvium and/or the Maroon Formation at typical foundation bearing elevations. Both should be suitable to support a lightly loaded spread footing type foundation system. Building owners should perform site specific subsoil studies to develop appropriated foundation design information when the actual building location has been determined. CONSTRUCTION EXCAVATIONS The Maroon Formation will likely be encountered in some of the construction excavations. Cemented beds are common in the Maroon and the cemented rock will be difficult to excavate with backhoes and other construction equipment designed for soil excavation. Cemented rock could require heavy duty ripping equipment and other types of rock excavation equipment. INDIVIDUAL SEWAGE DISPOSAL SYSTEMS Individual sewage disposal systems should be feasible on the proposed building envelopes. System designs should be based on site specific profile pits and percolation tests at the actual adsorption field sites. Shallow bedrock may be present at some sites and may require special design considerations. CONSTRUCTION RELATED SLOPE INSTABILITY We do not expect unusual problems with construction related slope instability for grading that would typically be need for the driveway and building site preparation. A Job No. 1060618 ~tech -7 - geotechnical engineer should review preliminary grading plans for the driveway and building sites and develop appropriate grading design information. Subsurface exploration and laboratory tests may be needed in areas where extensive grading is proposed. SINKHOLES As discussed in the Project Site Geology section of this report, subsurface solution voids may be present in the Eagle Valley Formation that underlies the Maroon Formation at the project site. About 200 to 350 feet of Maroon Formation is inferred to lie between the possible subsurface void zone and the ground surface (Kirkham and Widmann, 1997). This should be a sufficient rock to prevent development of surface sinkholes. The sinkhole risk at the project site is considered to be nonexistent to very low. EARTHQUAKE CONSIDERATIONS Historic earthquakes within 150 miles of the project site have typically been moderately strong with magnitudes of M 5.5 and less and maximum Modified Mercalli Intensities of VI and less, see Figure 2. The largest historic earthquake in the project region occurred in 1882. It was located in the n01ihem Front Range about 115 miles to the n01iheast of the project site and had a estimated magnitude of about M 6.2 and a maximum intensity of VII. Historic ground shaking at the project site associated with the 1882 and the other larger historic earthquakes in the region does not appear to have exceeded Modified Mercalli Intensity VI (Kirkham and Rogers, 1985). Modified Mercalli Intensity VI ground shaking should be expected during a reasonable exposure time for the houses and other project facilities, but the probability of stronger ground shaking is low. Intensity VI ground shaking is felt by most people and causes general alarm, but results in negligible damage to structures of good design and construction. The houses and other facilities subject to earthquake damage should be designed to withstand moderately strong ground shaking with little or no damage and not to collapse under stronger ground shaking. Forfinn rock sites with shear wave velocities of 2,500 fps in the upper 100 feet, the U.S. Geological Survey 2002 National Seismic Hazard Job No. 106 0618 ~tech -8 - Maps indicate that a peak ground acceleration of 0.06g has a 10% exceedence probability for a 50 year exposure time and a peak ground acceleration of0.23g has a 2% exceedence probability for a 50 year exposure time at the project site (Frankel and Others, 2002). This corresponds to statistical recurrence times of about 500 years and 2,500 years, respectively. The soil profiles at the building sites should be considered as Class D, stiff soil sites as described in the 2006 International Building Code unless bearing is totally on bedrock or site specific shear wave velocity studies show otherwise. LIMITATIONS This study was conducted according to generally accepted engineering geology principles and practices in this area, at this time. We make no warranty either express or implied. The conclusions and recommendations submitted in this report are based on our field observations, aerial photograph interpretations and our experience in the area. The information presented in this report has been prepared exclusively for our client for the preliminary evaluation of the geology and its implications to the proposed residential development. We are not responsible for technical interpretations by others of our information. As project planning and design proceeds, site specific geotechnical engineering studies will be needed to evaluate foundation design, design of individual sewage disposal systems and design of driveway and building site grading. Respectfully submitted, HEPWORTH -PAWLAK GEOTECHNICAL, INC. ock Engineering Geologist Reviewed by: RGM/vad cc: Mark Chain Job No. 106 0618 ~tech -9 - REFERENCES Frankel, A. D. and Others, 2002, Documentation for the 2002 Update of the National Seismic Hazard Maps: U. S. Geological Survey Open File Report 02-420. Hepworth-Pawlak Geotechnical, 2006, Radon Potential, Proposed Froning 107 Road Subdivision Exemption, County Road 107, Garfield County, Colorado: Prepared for Paul Froning, Carbondale Colorado (Job No. 106 0618, July 11, 2006). Kirkham R. M. and Others, 2002, Evaporite Tectonism in the Lower Roaring Fork River Valley, West-Central Colorado, in Kirkham R. M., Scott, R. B. and Judkins, T. W. eds., Late Cenozoic Evaporite Tectonism and Volcanism in West-Central Colorado: Geological Society of America Special Paper 366, Boulder, Colorado. Kirkham, R. M. and Rogers, W. P., 1985, Colorado Earthquake Data and Interpretations 1867 to 1985: Colorado Geological Survey Bulletin 46. Kirkham, R. M. and Scott, R. B., 2002, Introduction to Late Cenozoic Evaporite Tectonism and Volcanism in West-Central, Colorado, in Kirkham R. M., Scott, R. B. and Judkins, T. W. eds., Late Cenozoic Evaporite Tectonism and Volcanism in West-Central Colorado: Geological Society of America Special Paper 366, Boulder, Colorado. Kirkham, R. M. and Widmann, B. L., 1997, Geology Map of the Carbondale Quadrangle, Garfield County, Colorado: Colorado Geological Survey Open File 97-3. Kunk, M. J., and Others, 2002, 40Arl9 Ar Ages of Late Cenozoic Volcanic Rocks ·within and Around the Carbondale and Eagle Collapse Centers, Colorado: Constraints on the Timing of Evaporite-Related Collapse and Incision of the Colorado River, in Kirkham R. M., Scott, R. B. and Judkins, T. W. eds., Late Cenozoic Evaporite Tectonism and Volcanism in West-Central Colorado: Geological Society of America Special Paper 366, Boulder, Colorado. Tweto, 0. and Others, 1978, Geology Map of the Leadville 1 ° X 2 ° Quadrangle, Northwestern Colorado: U.S. Geological Survey Map I-999. Widmann B. L. and Others, 1998, Preliminmy Quaternary Fault and Fold J.ilap and Data Base of Colorado: Colorado Geological Survey Open File Repo1i 98-8. Job No. 106 0618 ~tech I \I ' 1 J ,,. ,, I . , l ' <,,:; ,' I ' ' / l' ,''' . I ~ ~' \.'··, \ f I \ I ;)r, .)]/) ,-;;' ~ u 1( .;I) I li~ r, ... ;\:,\ · ·1. i ., \1\ .,;., ' ·•,,\.\. .... !.-·;-1 . ·~ •·, /;;;(t I ""· ,)'''°':, '" r .. I .-•. \I ' \ \ I ,/ <.s·1 ·\~,\ .. l I \:'I l ' I( I.' . rl>, ••If.• .. ,·(: I,' ' 1 d I ...... ,1 , .. , ·' ,J ,, . ·~ I \ , .. . ', 106 0618 ~t ech HEPl'IORTH -PA\11.AK GEOTECH NICAL /' ,I,,, I, l ,,. .:.· I,. Y'. r: 1' ii,, .. J ... ,,/' ' ~ •l. -I ,,. l 1..-J ,cq~ P.;, ,,) ., Heu schkel UI fl Perh ..:i u), \ 14 l ' , I \ ;/;f1 N r \ ) I : l r, • . ,, f \) : .~ ' 1\ , ) ~ l ·1. {~ , '.f' I '( . I ": l \'(l~~•.1' I . "' '"'4111 • ' ~ ~~*~ .-:-.-:: '· .~ ,- 1 '" -....... I •r,v·"•-•--,• .. I 0 Scale: 1 In. = 3000 ft . Conto ur Interval = 40 ft. Proposed Froning 107 Ro ad Sub divis ion E xemption Pro ect Site Location Figure 1