HomeMy WebLinkAbout1.00 General Application MaterialsProperty Address: TBD County Road 109 Carbondale, CO
Order Number: 2020-08-154
Buyer Buyer Agent
CEI Acquisitions LLC Coldwell Banker Mason Morse
Delivery via: Secure Electronic Mail Patty Brendlinger
(970) 704-3222
Delivery via: Secure Electronic Mail
Seller Listing Agent
Aspen Glen Golf Company Coldwell Banker Mason Morse
Delivery via: Secure Electronic Mail Nancy Emerson
Teresa Fink
Balcomb & Green Rita Brooks
Delivery via: Secure Electronic Mail Johnryan Flynn
Delivery via: Secure Electronic Mail
Closing Contacts Rifle Branch:Closing Contacts Glenwood Branch:
Denna Conwell Linda Gabossi
970.623.7505 970.947.0900
denna@cwtrifle.com linda@cwtrifle.com
Connie Robertson
970-623-7506
connie@cwtrifle.com
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
COMMONWEALTH LAND TITLE INSURANCE COMPANY
NOTICE
IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION,
OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE
COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE
PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE
NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED
IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE
COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER
PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions,
Commonwealth Land Title Insurance Company, a Florida Corporation (the “Company”), commits to issue the Policy according
to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule
A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount
as the Proposed Policy Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I—Requirements have not been met within 180 days after the Commitment Date, this Commitment
terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1. DEFINITIONS
(a) “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public
Records.
(b) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The
term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right,
title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but
this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(c) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic
means authorized by law.
(d) “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or
to be issued by the Company pursuant to this Commitment.
(e) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued
pursuant to this Commitment.
(f) “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of
each Policy to be issued pursuant to this Commitment.
(g) “Public Records”: Records established under state statutes at the Commitment Date for the purpose of
imparting constructive notice of matters relating to real property to purchasers for value and without
Knowledge.
(h) “Title”: The estate or interest described in Schedule A.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
2.If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment
to Issue Policy, this Commitment terminates and the Company’s liability and obligation end.
3.The Company’s liability and obligation is limited by and this Commitment is not valid without:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements; and
(f) Schedule B, Part II—Exceptions; and
(g) a counter-signature by the Company or its issuing agent that may be in electronic form.
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,
lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any
liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other
amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
(a) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense
incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the
delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to:
(i) comply with the Schedule B, Part I—Requirements;
(ii) eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
(iii) acquire the Title or create the Mortgage covered by this Commitment.
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the
amendment or had Knowledge of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have
incurred the expense had the Commitment included the added matter when the Commitment was first
delivered to the Proposed Insured.
(d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good
faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the
Schedule B, Part I—Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company’s liability is limited by the terms and provisions of the Policy.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this
Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this
Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between
the parties with respect to the subject matter of this Commitment and supersedes all prior commitment
negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating
to the subject matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or
obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person
authorized by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only
liability will be under the Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and
policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the
Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is
delivered to a Proposed Insured, nor is it a commitment to insure.
9.ARBITRATION
The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is
$2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive
remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org/arbitration.
Countersigned:
Patrick P. Burwell
Commonwealth Title Company
1322 Grand Avenue
Glenwood Springs, CO 81601
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Transaction Identification Data for reference only:
Issuing Agent: Commonwealth Title Company
Issuing Office: 1322 Grand Avenue, Glenwood Springs, CO 81601
ALTA® Universal ID: 1038730
Loan ID Number:
Issuing Office File Number: 2020-08-154
Commitment Number: 2020-08-154
Revision Number: 1
Property Address: TBD County Road 109, Carbondale, CO 81623
SCHEDULE A
1. Commitment Date: 12/02/2022 at 8:00 AM
2. Policy to be issued:
(a) ALTA Owner's Policy $1,900,000.00
PROPOSED INSURED:CEI Acquisitions LLC, a Delaware limited liability company
3. The estate or interest in the Land described or referred to in this Commitment is: fee simple.
4. Title to the fee simple estate or interest in the Land is at the Commitment Date vested in:
Aspen Glen Golf Company, a Colorado limited partnership
5. The Land is described as follows:
Property description set forth in “Exhibit A” attached hereto and made a part hereof.
COMMONWEALTH LAND TITLE INSURANCE COMPANY
By:
Patrick P. Burwell, License #: 153719
Authorized Signatory
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
SCHEDULE B, PART I
Requirements
All of the following Requirements must be met:
1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this
Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company
may then make additional Requirements or Exceptions.
2. Pay the agreed amount for the estate or interest to be insured.
3. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or
both, must be properly authorized, executed, delivered, and recorded in the Public Records.
4. Pay the premiums, fees, and charges for the Policy to the Company as set forth below:
Owner's Policy Standard Coverage: $3,715.00
Additional Parcel Charge: $250.00
Owner's Extended Coverage: $75.00
Tax Certificate(s): $50.00
5. Duly authorized and executed Deed from Aspen Glen Golf Company, a Colorado limited partnership, to
CEI Acquisitions LLC, a Delaware limited liability company, to be executed and recorded at closing.
Vesting deed recorded on November 8, 1994 as Instrument #470710 in the official records
6. Receipt of satisfactory Improvement Survey Plat certified to the Company (i) prepared from an on-the-
ground inspection by a registered land surveyor licensed in the State of Colorado; (ii) currently dated,
showing the location of the Property and all improvements, fences, easements, roads, rights-of-way and
encroachments or other matters identified in Schedule B - Section 2 of this Commitment, to the extent
such matters are capable of being shown, (iii) containing a legal description of the boundaries of the
Property by metes and bounds or other appropriate legal description; and (iv) meeting the criteria of
Colorado Revised Statute 38-51-102(9), as amended, for an Improvement Survey Plat.
7. Per Statement of Authority recorded on March 18, 2021 as Instrument #952466 in the official records the
person(s) authorized to execute instruments conveying, encumbering or otherwise affecting title to real
property is Ingrid Keiser on behalf of Aspen Glen Golf Company, a Colorado limited partnership.
8. Receipt of a copy of the Partnership Agreement for Aspen Glen Golf Company, a Colorado limited
partnership.
9. Receipt of satisfactory approval from Commonwealth Land Title Insurance Company for the issuance of
the policy described herein.
10. Execution of a Final Affidavit and Agreement indemnifying the Company against unfiled mechanic's and
materialmen's liens.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION
CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE
SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW
BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP,
FAMILIAL STATUS, OR NATIONAL ORIGIN.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Rights or claims of parties in possession, not shown by the public records. Note: This exception will be
deleted on the final policy upon compliance with the requirements herein.
2. Easements, or claims of easements, not shown by the public records. Note: This exception will be deleted
on the final policy upon compliance with the requirements herein.
3. Discrepancies, conflicts in boundary lines, shortage of area, encroachments, and any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
Note: This exception will be deleted on the final policy upon compliance with the requirements herein.
4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law
and not shown by the public records. Note: This Exception will be deleted upon receipt of Final Affidavits
and Agreements indemnifying the Company against unfiled mechanic's and materialmen's liens.
5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public
Records or is created, attached, or is disclosed between the Commitment Date and the date on which all
of the Schedule B, Part I—Requirements are met. Note: This Exception will be deleted on the final policy if
Commonwealth Title Company of Garfield County, Inc. closes the proposed transaction and records the
applicable instruments of conveyance.
6. Any and all unpaid taxes, assessments and unredeemed tax sales. Note: This exception will be modified in
the final policy to reflect only those taxes and assessments that are a lien, but not yet due and payable.
7. Any lien or charge on account of the inclusion of subject property in an improvement district.
8. Any and all water rights, claims, or title to water, whether or not the matters excepted are shown by the
public record.
9. Right of the proprietor of a vein or lode to extract and remove his ore therefrom, should the same be found
to penetrate or intersect the premises hereby granted and a right of way for ditches or canals as
constructed by the authority of the United States, as reserved in United States Patent recorded on January
19, 1895 as Instrument #18106 in the official records , on May 4, 1956 as Instrument #193886 in the
official records ,
10. Easement and right of way as described in document recorded on October 19, 1961 as Instrument
#215449 in the official records
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
11. Terms and conditions set forth in Agreement recorded on July 5, 1994 as Instrument #465436 in the
official records
12. Terms, conditions and all matters set forth in Resolution recorded on June 29, 1992 as Instrument
#436262 in the official records
13. Terms, conditions and all matters set forth in Resolution recorded on December 28, 1993 as Instrument
#457154 in the official records
14. Terms, conditions and all matters set forth in Resolution recorded on February 2, 1994 as Instrument
#458796 in the official records
15. Terms, conditions and all matters set forth in Resolution recorded on August 9, 1994 as Instrument
#466955 in the official records
16. Terms, conditions and all matters set forth in Resolution recorded on December 13, 1994 as Instrument
#472058 in the official records
17. Terms and conditions set forth in Agreement recorded on September 16, 1993 as Instrument #452560 in
the official records
18. Terms and conditions set forth in Agreement recorded on June 29, 1992 as Instrument #436263 in the
official records
19. Terms and conditions set forth in Agreement recorded on August 19, 1994 as Instrument #467450 in the
official records
20. Terms and conditions set forth in Agreement recorded on August 19, 1994 as Instrument #467451 in the
official records
21. Terms and conditions set forth in Agreement recorded on June 29, 1992 as Instrument #436263 in the
official records
22. Terms, conditions and all matters set forth in Resolution recorded on February 9, 1996 as Instrument
#488797 in the official records
23. Terms, conditions and all matters set forth in Resolution recorded on February 9, 1996 as Instrument
#488978 in the official records
24. Terms, conditions and all matters set forth in Resolution recorded on August 20, 1997 as Instrument
#512523 in the official records
25. Terms, conditions and all matters set forth in Site Specific Development Plan, Vested Property Rights
Agreement and Subdivision Improvements Agreement recorded on April 6, 1995 as Instrument #476329 in
the official records as amended in instrument recorded on July 11, 1996 as Instrument #495608 in the
official records
26. Terms and conditions set forth in Agreement recorded on April 6, 1995 as Instrument #476327 in the
official records
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
27. Covenants, conditions, restrictions, which do not contain a forfeiture or reverter clause, but omitting
restrictions, if any, based on race, color, religion, or national origin, and all matters set forth in Declaration
recorded on March 23, 2007 as Instrument #719512 in the official records
28. Easements, rights of way, plat notes and all matters described and set forth on the Plat recorded on April
6, 1995 as Instrument #476330 in the official records
29. Terms, conditions and all matters set forth in Resolution recorded on December 13, 1994 as Instrument
#472058 in the official records
30. Easement and right of way as described in document recorded on April 30, 1996 as Instrument #492247 in
the official records
31. Covenants, conditions, restrictions, which do not contain a forfeiture or reverter clause, but omitting
restrictions, if any, based on race, color, religion, or national origin, and all matters set forth in Declaration
recorded on November 5, 2020 as Instrument #944700 in the official records as amended in instrument
recorded on September 8, 2021 as Instrument #962780 in the official records .
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Commonwealth Land Title Insurance. This Commitment is
not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and
Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
ALTA Commitment for Title Insurance 8-1-16
Copyright American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
EXHIBIT A
Property Description
Issuing Office File No.: 2020-08-154
A tract of land situate in Lot 23 of Section 12, Lots 3, 4, 5, 8, 9, 10, 12, 13, 14, 15 and 16 of Section 13, Lots 1 and
2 of Section 24, all in Township 7 South, Range 89 West, and Lots 1, 8, 9 and 17 of Section 19, Township 7
South, Range 88 West of the 6th Principal Meridian being more particularly described as follows:
Beginning at the N1/4 corner of said Section 13;
thence, N00º11'14"W 198.54 feet along the west line of said Lot 23 of Section 12 to the westerly right-of-way line
of County Road 109; thence along the westerly right-of-way line of County Road 109 the following courses:
thence, S13º28'04"E 297.83 feet;
thence, S09º05'41"E 567.76 feet;
thence S17º42'56"E 744.93 feet;
thence, S40º03'42"E 183.48 feet;
thence, S32º40'06"E 479.34 feet;
thence S20º26'02"E 555.76 feet;
thence 548.33 feet along the arc of a 5347.84 feet radius curve to the left, having a central angle of 5º52'29" and
subtending a chord bearing S23º22'17"E 548.09 feet;
thence, S26º18'31"E 854.10 feet;
thence 231.08 feet along the arc of a 670.33 feet radius curve to the right, having a central angle of 19º45'06" and
subtending a chord bearing S16º25'58"E 229.94 feet;
thence S06º33'24"E 156.75 feet;
thence 563.18 feet along the arc of a 1695.67 feet radius curve to the left, having a central angle of 19º01'46" and
subtending a chord bearing
S16º04'17"E 560.59 feet;
thence, S20º41'20"E 13.75 feet;
thence, S29º02'45"E 372.01 feet;
thence S29º19'46"E 503.37 feet;
thence S32º15'50"E 41.64 feet;
thence S34º46'46"E 656.82 feet;
thence S46º01'35"E 50.02 feet;
thence S57º35'29"E 486.06 feet;
thence S57º36'01"E 513.49 feet;
thence leaving said westerly right-of-way line of County Road 109, N81º57'00"W 935.60 feet;
thence, N78º07'04"W 1324.40 feet to a point on the westerly line of said Lot 2 of Section 24;
thence N00º41'21"E 818.59 feet along the west line of said Lot 2 to the southeast corner of Lot 14 of said Section
13;
thence S89º05'51"W 1302.51 feet along the south line of said Lot 14 to the southwest corner of said Lot 14;
thence N00º10'18"E 5330.06 feet along the west line of said Lot 14, Lot 13, Lot 4 and Lot 3 of said Section 13 to
the Point of Beginning.
County of Garfield
Water
No.Item/Description Qty. Unit
2023
Price/Unit Total Price
1 8" DIP Restrained Joint Waterline 6300 LF $110.00 $693,000.00
2 8" Gate Valve 6 Ea. $1,750.00 $10,500.00
3 8" 90° Bend 4 Ea. $1,100.00 $4,400.00
4 8" 45° Bend 1 Ea. $1,000.00 $1,000.00
5 8" 22.5° Bend 4 Ea. $900.00 $3,600.00
6 8" 11.25° Bend 4 Ea. $800.00 $3,200.00
7 8" Tee 6 Ea. $1,300.00 $7,800.00
8 10" DIP Restrained Joint Waterline 20 LF $150.00 $3,000.00
9 10" Cross 1 Ea. $2,000.00 $2,000.00
10 10" Gate Valve 2 Ea. $2,750.00 $5,500.00
11 6"x 8" Reducer 1 Ea. $1,100.00 $1,100.00
12 1" Water Service 21 Ea. $1,200.00 $25,200.00
13 Fire Hydrant Assembly (complete)16 Ea. $7,100.00 $113,600.00
14 Waterline Insulation 12 Ea. $450.00 $5,400.00
15 Polyethylene Tube Encasement 6320 LF $2.00 $12,640.00
$891,940.00
No. Item/Description Qty. Unit
1 15" CMP 490 LF 80.00$ $39,200.00
2 18" CMP 710 LF $90.00 $63,900.00
3 24" CMP 100 LF $110.00 $11,000.00
4 15" End Section 4 Ea. $500.00 $2,000.00
5 18" End Section 4 Ea. $700.00 $2,800.00
6 24" End Section 5 Ea. $900.00 $4,500.00
7 Drainage Inlet 20 Ea. $5,750.00 $115,000.00
8 Perimeter Sediment Control (Log/Silt Fence)7700 LF $5.00 $38,500.00
9 Straw Bale Inlet Protection 20 Ea. $150.00 $3,000.00
10 Debris Barriers (ring nets)18 Ea. $110,000.00 $1,980,000.00
11 Debris Berms (Fill w/ 15% shrink)13300 CY $15.00 $199,500.00
$2,459,400.00
No. Item/Description Qty. Unit
1 Aggregate Base Course (4" Class 6) Road 2400 Tons $55.00 $132,000.00
2 Aggregate Base Course (8" Class 2) Road 5250 Tons $45.00 $236,250.00
3 Asphalt (5" )2960 Tons $150.00 $444,000.00
$812,250.00
No. Item/Description Qty. Unit
1 Aggregate Base Course (8" Class 6) Road 1360 Tons $55.00 $74,800.00
2 Aggregate Base Course (8" Class 2) Road 2300 Tons $45.00 $103,500.00
3 Asphalt (5")1320 Tons $150.00 $198,000.00
$376,300.00
Water - Total
South Reserve Road
Drainage
North Reserve Road/Entrance Way
Exhibit B
Drainage - Total
North Reserve Road - Sub-Total
South Reserve Road - Sub-Total
Aspen Glen - The Reserve
21 Lot Project-wide Subdivision Improvements
November 20, 2023
Preliminary Engineer's Opinion of Probable Cost*
No. Item/Description Qty. Unit
1 Clearing & Grubbing 14 Ac $2,000.00 $28,000.00
2 Earthworks (Cut)16600 CY $14.00 $232,400.00
3 Earthworks (Fill w/ 15% shrink)500 CY $15.00 $7,500.00
4 Topsoil (4"+/-) Strip,stockpile and replace 3700 CY $35.00 $129,500.00
5 27" Mountable Curb & Gutter 11400 LF $50.00 $570,000.00
6 Subgrade Preparation 18000 SY $2.00 $36,000.00
7 Traffic Control 1 LS $10,000.00 $10,000.00
8 Geotextile (Mirafi 500x)16200 SY $4.00 $64,800.00
9 Geogrid (Tensar TX5)16200 SY $6.00 $97,200.00
10 Mobilization 1 LS 40,000$ $40,000.00
$1,215,400.00
No. Item/Description Qty. Unit
1 Aggregate Base Course (12" Class 6) Bike Path 450 Tons $55.00 $24,750.00
2 Geotextile (Mirafi 500x)750 SY $4.00 $3,000.00
3 Asphalt (4" )1880 Tons $150.00 $282,000.00
$309,750.00
No. Item/Description Qty. Unit
1 8" Restrained Joint Sanitary Sewer 7250 LF $105.00 $761,250.00
2 Sanitary Sewer Manhole 4'25 Ea. $5,000.00 $125,000.00
3 Sanitary Sewer Service (Restrained Joint w Cleanout)21 Ea. $2,200.00 $46,200.00
$932,450.00
No. Item/Description Qty. Unit
1 Ground Signs (Class 1)3 Ea $900.00 $2,700.00
2 Underground Electric 5700 LF $30.00 $171,000.00
3 Gas 5500 LF $20.00 $110,000.00
4 Underground Telephone line 5500 LF $14.00 $77,000.00
5 Cable 4800 LF $11.00 $52,800.00
6 48" Deep Utility Trench 5700 LF $20.00 $114,000.00
7 Transformers 11 Ea $4,800.00 $52,800.00
8 Seeding & Mulching 20 Ac $3,750.00 $75,000.00
$655,300.00
$891,940.00
$2,459,400.00
North Reserve Road - Sub-Total $812,250.00
$376,300.00
Roads Total $1,215,400.00
Bike Path - Total $309,750.00
$932,450.00
$655,300.00
$7,652,790.00
$765,279.00
$8,418,069.00
adjusted for the anticipated conditions of this project. Actual costs may vary due to market
conditions, unforeseen circumstances, changes in the schematic design, etc.
Contingency for Mobilization, Overhead, General Conditions, Administration, etc.
*Estimate to be refined at Final Plat to correspond to SIA, approved plans and phasing.
Sewer - Total
Total Estimated Cost
Note:
This estimate represents an engineering opinion based upon historical information
Miscellaneous/Utilities - Total
Cost Summary
Water - Total
Drainage - Total
South Reserve Road - Sub-Total
Sewer - Total
Miscellaneous/Utilities
Miscellaneous/Utilities - Total
Totals
10 % Contingency
Roads (Composite Items) - Total
Sewer
Bike Path
Bike Path - Total
Roads (Composite Items)
PRELIMINARY
GEOTECHNICAL ENGINEERING REPORT
ASPEN GLEN - THE RESERVE
COUNTY ROAD 109
GARFIELD COUNTY, COLORADO
October 13, 2023
Prepared By:
PO Box 1080
Silt, CO 81652
Prepared For:
Mr. Dash Stetham
Cypress Equity Investments
2150 W. 29th Ave., Suite 500
Denver, CO 80211
Project No. 23-030R-G1
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
i
TABLE OF CONTENTS
1.0 PROJECT INFORMATION .................................................................................. 1
1.1 Purpose and Scope .................................................................................. 1
1.2 Proposed Construction ............................................................................. 1
1.3 Site Conditions ......................................................................................... 1
1.4 Site Geology ............................................................................................ 2
2.0 PREVIOUS INVESTIGATIONS ........................................................................... 3
2.1 Previous Investigations by Others ............................................................ 3
2.2 Subsurface Conditions ............................................................................. 4
2.2.1 Groundwater ........................................................................................ 6
3.0 GEOHAZARDS ................................................................................................... 6
3.1 Collapsible Soils ....................................................................................... 6
3.2 Sink Hole and Depressions ...................................................................... 7
3.3 Slope Instability ........................................................................................ 7
3.4 Rockfall .................................................................................................... 7
3.5 Debris Flows ............................................................................................ 9
4.0 SITE GRADING ................................................................................................. 10
5.0 FOUNDATIONS ................................................................................................ 10
6.0 PAVEMENTS .................................................................................................... 10
7.0 UTILITIES .......................................................................................................... 11
8.0 SURFACE DRAINAGE ...................................................................................... 11
9.0 CONCRETE ...................................................................................................... 12
10.0 LIMITATIONS .................................................................................................... 12
LIST OF APPENDICES
Appendix A – Test Hole/Drill Logs from Previous Investigations
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
1
1.0 PROJECT INFORMATION
1.1 Purpose and Scope
This report presents the results of our preliminary geotechnical engineering report and
recommendations for the residential development at Aspen Glen - The Reserve in Garfield
County, Colorado (Figure 1). The report was prepared to provide preliminary foundation, site
grading, utility installation, roadway grading and general construction recommendations for
development at the referenced site.
The site investigation consisted of geologic reconnaissance and review of previous
investigations. Additional subsurface investigations were not performed within this scope. This
report summarizes our conclusions and recommendations based on the proposed construction,
site reconnaissance, and review of previous reports.
1.2 Proposed Construction
Based on the preliminary plans provided by SGM, 21 single-family lots are planned at the site
(Figure 1). The lots appear to be planned at about 2 acres. An access drive to the lots is also
planned. Grading plans were not available at the time of this investigation.
1.3 Site Conditions
The site is located on the west side of County Road 109 in Garfield County, Colorado as shown
in Figure 1. The site slopes up to the west at grades of relatively flat to over 100 percent in the
cliffs above the site. An existing water tank is in the northern portion of the site behind Lot 4.
Existing vegetation included natural brush, trees and grasses.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
2
Figure 1 –Project Site Location
1.4 Site Geology
We reviewed the Geologic Map of the Cattle Creek Quadrangle, Garfield County, Colorado,
Open File Report 14-14, Plate 1 of 2. Figure 2 shows this geologic map with the approximate
site location and proposed lot locations.
The lower portion of the site where the lots are proposed is mapped as younger colluvial
deposits (map symbol Qc) consisting of poorly sorted sand, silt, and gravel in a sandy silt or silty
sand matrix. Older colluvial deposits (map symbol Qco) are mapped on the slopes above the
proposed lot locations within select drainages.
Bedrock below the site consists of Pennsylvanian-age Eagle Valley Formation (map symbol Pe)
and Eagle Valley Evaporite (map symbol Pee). The Eagle Valley Evaporite underlies the lower
portion of the site and the proposed lot locations. The formation consists of siltstone with some
interbedded gypsum and dolomite. The Eagle Valley Formation contains beds of gypsum and
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
3
anhydrite. The Eagle Valley Formation outcrops in the upper portion of the site forming small
cliffs. Both formations contain minerals that are susceptible to water dissolution forming sink
holes. Several sink holes are mapped east of this site across the Roaring Fork River.
Figure 2 – Geologic Map
2.0 PREVIOUS INVESTIGATIONS
2.1 Previous Investigations by Others
We were provided with the following geotechnical investigations for preparation of this report:
Preliminary Geotechnical Engineering Study, Proposed Aspen Glen Development,
Along the Roaring Fork River Between Glenwood Springs and Carbondale, Garfield
County, Colorado by Chen Northern, Inc., Job No. 4 112 92, December 20, 1991.
Debris Flow Hazard Evaluation for West Side Drainage Basins, Aspen Glen
Development Project, Garfield County, Colorado by Chen Northern, Inc., Job No. 4
112 92, May 11, 1993.
Geotechnical Engineering Study for Preliminary Plat Design, Proposed Aspen Glen
Development, Garfield County, Colorado by Chen Northern, Inc., Job No. 14 112 92,
May 28, 1993.
Preliminary Debris Flow Mitigation Study, The Reserve at Aspen Glen, Garfield
County, Colorado by HP Geotech, Job No. 101 171, April 15, 2005.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
4
Preliminary Geotechnical Investigation, Aspen Glen, The Reserve, Lots 1 through
29, Garfield County, Colorado by Yeh & Associates, Inc., Project No. 27-073, May 1,
2007.
Subsoil Study for Foundation Design, Proposed Residence, Lot 1, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, September 17, 2001.
Subsoil Study for Foundation Design, Proposed Residence, Lot 2, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, September 28, 2001.
Subsoil Study for Foundation Design, Proposed Residence, Lot 3, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, October 5, 2001.
Subsoil Study for Foundation Design, Proposed Residence, Lot 4, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, June 18, 2001.
Subsoil Study for Foundation Design, Proposed Residence, Lot 6, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, July 31, 2001.
Subsoil Study for Foundation Design, Proposed Residence, Lot 7, Phase 1, The
Reserve at Aspen Glen, Garfield County, Colorado by HP Geotech, Job No. 101
171-1, October 26, 2001.
2.2 Subsurface Conditions
Subsurface conditions were compiled from two of the previous investigations. The Chen, 1991
and Yeh, 2007 reports provided sufficient information to approximate test hole/boring locations.
Figure 3 below shows the approximate test hole locations and the associated report. For
reference, the test hole logs and legends from both reports are included in Appendix A. The
Chen, 1993 report discusses that additional subsurface drilling was performed, but a test hole
location figure was not provided to correlate the drill locations with the current lot layout.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
5
Figure 3 – Approximate Test Hole/Boring Locations
The previous reports encountered varying amounts of clay, silt, sand, and gravel soils to the
maximum explored depth of 30 feet. The clay and silt samples are classified as sandy, low
plasticity clay (CL) and silt (ML). The sand and gravel are generally classified as silty (SM and
GM) according to the Unified Soil Classification System (USCS). Bedrock was not encountered
in any of the test holes.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
6
2.2.1 Groundwater
Groundwater was not reported in any of the test holes. Based on our experience, groundwater
may be encountered during pier or micropile installation if significant penetration into the
bedrock is necessary. Variations in groundwater conditions may occur seasonally. The
magnitude of the variation will be largely dependent upon the amount of spring snowmelt,
duration and intensity of precipitation, site grading changes, and the surface and subsurface
drainage characteristics of the surrounding area.
3.0 GEOHAZARDS
Based on review of the previous investigations and our site visit, we believe the following
geohazards are present at the site that should be considered during development. The
geohazards include:
Collapsible Soils
Sinkholes and Depressions
Slope Instability
Rockfall
Debris Flows
The following is a discussion of each geohazard as it relates to the development of the site.
3.1 Collapsible Soils
The silt and sand subsoils encountered at the site are known to exhibit high to very high
collapse potential. Collapsible soils were encountered in the proposed lot locations in the lower
portion of the site. Depending on the changes of moisture content in the subsoils after
construction, we would estimate differential and total movements on the order of 2 to 10 inches.
We anticipate that increases in moisture content of the subsoils could occur depending on final
grades, surface drainage and irrigation practices. The amount of movement depends in part on
the infiltration of surface water and the depth at which the water penetrates the collapsible soils.
Structures will likely be supported on a deep foundation and should not be affected by
collapsible soils. However, these movements could affect drives, parking areas and utilities.
Total and differential movements cannot be eliminated. To decrease the likelihood of potential
movement to occur, drainage should be designed to prevent ponding of water around
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
7
improvements and flatwork during precipitation events. Surface flow should be directed away
from improvements and flatwork as quickly as possible to reduce surface water infiltration.
Additional mitigation, such as lining drainage swales and detention ponds that are uphill or
adjacent to improvements could reduce the likelihood of water infiltration into the subsurface
and reduce the potential for settlement.
3.2 Sink Hole and Depressions
Sink holes occur when the underlying bedrock is dissolved resulting in a void or cavern. The
void then collapses and propagates to the surface causing a sink hole or depression. Sink
holes are mapped east of the site across the Roaring Fork River. A detailed site-specific
investigation was not conducted at the site to investigate sink holes. Predicting where and if a
sink hole would develop is extremely difficult. The hazard associated with sink hole
development cannot be eliminated. We anticipate the availability of groundwater to cause
dissolution of the bedrock to be low to moderate. Therefore, we believe the risk of sink hole
development at this site is low to moderate. We did not observe indications of active sink holes
developing at the site. Therefore, we believe a site-specific investigation is not warranted at this
time.
3.3 Slope Instability
Evidence of major landslides was not observed at this site. We do not anticipate problems
associated with slope instability with respect to residential construction. For deep excavations
greater than 10 feet, a slope/global stability analysis should be performed. Temporary
excavation support may be required to reduce the likelihood of initiating a slope failure. In
addition, for development on slopes greater than 30% a slope stability evaluation should be
performed.
3.4 Rockfall
The northern end of the project where Lots 1-3 are planned may be subject to rockfall hazards.
The lot locations were not staked at the time of our site visit. We estimated the lot locations and
potential building sites using handheld ranging equipment. The cliffs are a potential rockfall
source area. Figure 4 shows the cliffs above Lots 1-3 in the northern end of the site.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
8
Figure 4 – Cliffs above northern end of site
During our site visit, we found a limited amount of rock that could be attributed to a rockfall
event. Figure 5 shows two rocks that we believe originated from a rockfall event. Figure 6
shows the approximate locations of the observed rocks above the building sites indicating that a
typical rockfall event would not impact the proposed building sites. We did not observe
evidence of rockfall within the proposed lots.
We do not believe rockfall mitigation is required for Lots 1-3. If wildfire or some other event
occurs and results in removal of vegetation above the lots, a rockfall hazard evaluation should
be performed to determine if the lots would be within a rockfall hazard zone, and if rockfall
mitigation would be required. We did not observe rockfall source areas for Lots 4-21, and
therefore, we believe Lots 4-21 are not susceptible to rockfall events.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
9
Figure 5 – Rocks that likely originated from a rockfall event (notebook is 8 inches)
Figure 6 – Approximate rock locations shown in Figure 5
3.5 Debris Flows
Debris flow hazards may be present at this site. A debris flow hazard evaluation was not
included in the scope of this report. However, a debris flow hazard evaluation should be
conducted for this site.
Approximate
Rock Locations
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
10
4.0 SITE GRADING
Cuts and fills will likely be required to achieve finished grades for the structures and access
drives. Based on our review, we believe that material can be excavated by conventional
construction equipment. We recommend cut and fill slopes be constructed at 3H:1V or flatter. If
groundwater or seeps are encountered, flatter slopes will likely be necessary for stability.
The on-site (cut) soils can be used in site grading fills provided the material is substantially free
of organic material, debris and particles are no larger than 6 inches. Areas to receive fill should
be stripped of vegetation, organic soils and debris. Topsoil is not recommended for fill material.
Fill should be placed in thin, loose lifts of 8 inches thick or less. We recommend fill materials be
moisture conditioned to within 2 percent of optimum moisture content and compacted to at least
95 percent of maximum standard Proctor dry density (ASTM D 698). Placement and
compaction of fill should be observed and tested by a geotechnical engineer.
5.0 FOUNDATIONS
The overburden soils (clay, silt and sand) near anticipated foundation elevations could exhibit
high to very high collapse potential as discussed in Section 3.1. We recommend a deep
foundation such as drilled piers, helical piers (screw piles) or micropiles be used to support
structures. Deep foundations should extend to the underlying bedrock. Bedrock was not
encountered in the test holes presented in Figure 3 above to the maximum explored depth of 30
feet. For planning purposes, we estimate bedrock depths of 50 to 80 feet, which would require
foundation depths on the order of 50 to 100 feet. A friction pile may be an acceptable
alternative depending on assumed depth of wetting and foundation loads. A design level
investigation should be performed to provide lot-by-lot recommendations.
6.0 PAVEMENTS
Performance of pavements is related to the properties of the subgrade soils and traffic loading.
Soils that are moisture sensitive such as collapsible soils require that additional precautions be
implemented to provide acceptable pavement performance. Pavement design is based on
strength properties of a stable subgrade.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
11
For planning purposes, we anticipate pavement thicknesses of 4 to 5 inches for the access drive
to the lots. We anticipate 6 to 12 inches of Class 6 aggregate base course in combination with a
Class 2 subbase would likely be required below the asphalt section. For bike paths, we
anticipate pavement thicknesses on the order of 2 to 3 inches underlain by 6 to 12 inches of
Class 6 aggregate base course. Mitigation of collapsible soils below pavements is not practical.
However, including a geogrid within the subbase can dissipate movements over a larger area
and reduce differential movements. In addition, a geotextile separator may be required between
the native subgrade and road base. Proper surface drainage is imperative to adequate
performance of pavements on these soils. A pavement subgrade investigation should be
performed once the roadway alignment and grading have been finalized.
7.0 UTILITIES
Utilities will likely be installed within potentially collapsible overburden soils. Mitigation of
collapsible soils is not practical below utilities. For settlement sensitive utilities, the owner could
consider over-excavating the utility trenches and geosynthetically reinforcing the backfill
materials below the utility. The piping could also include restrained fused joints. The
geosynthetic (geogrid) material would likely distribute movements and provide more uniform
performance. Backfill above and below utilities should be placed in accordance with Section 4.0
above. The type of backfill should conform to manufacturer’s recommendations.
8.0 SURFACE DRAINAGE
Surface drainage is crucial to the performance of foundations, flatwork and slopes. We
recommend the ground surface surrounding the residences be sloped to drain away from the
structure. The backfill around foundations should be moisture conditioned and compacted. Roof
downspouts and drains should discharge beyond the limits of the backfill. Failure to follow these
recommendations could result in settlement of the subsoils resulting in foundation and/or slab-
on-grade movement.
Water infiltration into slopes can reduce slope stability. Concentrated surface runoff should not
be allowed to flow down slopes. Water should not be allowed to pond at the top of slopes.
Areas where ponding of water occurs could lead to significant settlement or the development of
sinkholes.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
12
9.0 CONCRETE
A single water-soluble sulfate concentration of 0.02 percent was measured in B-14 from Chen,
1991 report. These concentrations of water-soluble sulfate are considered negligible/low (Class
0 exposure) degree of sulfate attack for concrete exposed to these materials. The degree of
attack is based on a range of 0.00 to less than 0.10 percent water-soluble sulfates as presented
in the American Concrete Institute Guide to Durable Concrete. Due to the negligible/low
degree, we anticipate no special requirements for concrete are necessary for this site. A lot-by-
lot specific water-soluble sulfate concentration should be performed.
10.0 LIMITATIONS
This study was conducted in accordance with generally accepted geotechnical engineering
practices in this area for use by the client for design purposes. The conclusions and
recommendations submitted in this report are based upon the data obtained from previous
reports, field reconnaissance and anticipated construction. The nature and extent of subsurface
variations across the site may not become evident until excavation is performed. If during
construction, conditions appear to be different from those described herein; this office should be
advised at once so reevaluation of the recommendations may be made.
The scope of services for this project did not include, specifically or by implication, any
environmental or biological (e.g., mold, fungi, and bacteria) assessment of the site or
identification or prevention of pollutants, hazardous materials or conditions or biological
conditions. If the owner is concerned about the potential for such contamination, conditions or
pollution, other studies should be undertaken.
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
13
The report was prepared in substantial accordance with the generally accepted standards of
practice for geotechnical engineering as exist in the site area at the time of our investigation.
No warranties, express or implied, are intended or made.
Respectfully Submitted:
RJ Engineering & Consulting, Inc.
Richard D. Johnson, P.E.
Principal
Aspen Glen - The Reserve Project No. 23-030R-G1
Garfield County, Colorado
APPENDIX A
Test Hole/Drill Logs from Previous Investigations
40
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Depth (ft)
40
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Soil Lithology
Project: Aspen Glen, The Reserve
GEOTECHNICAL ENGINEERING CONSULTANTS
YEH AND ASSOCIATES, INC.
Sample Types
Modified California Sampler. The symbol 16/12 indicates that 16 blows from a 140 pound
hammer falling 30 inches was used to drive 2-inch I.D. sampler 12 inches.
Project Number: 27-073
Legend for Symbols Used on Test Hole Logs
Figure A-3
Other Symbols
Indicates practical drill rig refusal.
Sand, silty, gravelly, occasional cobbles and boulders, medium dense to very dense,
slightly moist, light brown, red-brown (SM).
Gravel, silty, medium dense, slightly moist, red-brown (GM).
Silt, slightly sandy, occasional gravel, medium stiff to very stiff, slightly moist, dark brown,
red-brown (ML).
TABLE OF CONTENTS
ASPEN GLEN THE RESERVE
PROJECT DESCRIPTION
DRAINAGE
WATER
SEWER
SOILS
ACCESS/TRAFFIC
MISCELLANEOUS UTILITIES
APPENDICES
A DRAINAGE CALCS
B WATER MODEL FIRE FLOW RESULTS
PROJECT DESCRIPTION
Aspen Glen The Reserve consists of a 158.48-acre parcel within the Aspen Glen PUD. This
parcel is zoned 2-acre Residential Zone District and is subject to the development standards
within that district. The Reserve parcel is located west of County Road 109 in the northern
portion of the Planned Unit Development. It is bordered by The Crystal River Ranch on the
south and west, Bureau of Land Management on the west and the Teller Springs Subdivision
and other parts of Aspen Glen opposite CR 109 to the east.
The plan now includes twenty-one (21) single-family lots arranged on the west side of North
Reserve and South Reserve Drives. The original PUD zoning approved 31 lots. The 1993
Preliminary Plan Submittal included survey and engineering design for a similar roadway with
20 lots. This revised Preliminary Plan submittal provides survey and near construction-level
engineering design for the 21-lot configuration.
The project may be built in one or two distinct phases. The North Phase will consist of Lots 1-
13. The South Phase will consist of Lots 14-21. Phase boundaries are shown on the Master
Water & Sewer Plan. Due to the locations of existing water and sewer lines, it is only necessary
to construct the roadway and utilities within the phase to provide adequate service to that
phase.
Development of this parcel has always been a consideration in the overall master planning of
Aspen Glen. SGM has been part of the development team since the Sketch Plan stage in 1993.
SGM Principals Dan Cokley, PE, PTOE and David Kotz, PE both were highly involved in the
1993 Preliminary Plan design and submittal and have been continually active in Aspen Glen
matters since. We also completed the design and construction engineering for this section of
County Road 109.
Appropriate planning occurred in 1993 and the subsequent construction has prepared the parcel
for development. Connections for all utilities are located on the parcel. Existing water and
sewer mains and downstream drainage infrastructure are more than sufficient to serve these 21
lots.
DRAINAGE
The drainage plan and design for The Reserve will accommodate b -off and
debris flow events. Most of the runoff is generated from the steep hillside to the west of the
project. The lower building site area generates only a minor portion of the flow. With a total
drainage area of over 300 acres, the change from 20 to 21 lots is insignificant from a master
drainage perspective. Existing County Road 109 and downstream Aspen Glen drainage
infrastructure were designed to handle these flows. The primary concern is that proper
residential site grading conveys runoff around and past the structures. This runoff will then be
intercepted by the proposed roadways and piped eastward. SGM recommends that lot specific
drainage plans designed by a professional engineer be required at building permit.
Hepworth-Pawlak Geotechnical developed a debris berm design scheme in 2006 to
adequately protect the proposed residences form debris flows. Their July 25, 2006 report
served as a reference document for both the RJ Engineering Geotech report and the Lithos
Engineering Debris Flow Hazard Review that accompany this submittal. Due to the
extensive disturbance that would have occurred with project-wide debris berms, the
development team opted to use debris barrier ring nets above the debris fans where
possible. Berms are still proposed as a mitigation measure for Lots 1, 2, 19, 20 and 21.
Refer to the Master Drainage Plan for debris berm and barrier locations.
The remainder of this section discusses the procedures and results of the drainage
analysis conducted by SGM. Complete calculations and drainage area map are included
in Appendix A.
The NRCS WinTR-55 method was used for estimating the amount of runoff that will occur
as a result of a particular precipitation event. This method calculates runoff from
individual basins based on the basin area, SCS curve number, precipitation, and the time
of concentration.
The total basin tributary to The Reserve is over 300 acres in size and was divided into
eight sub-areas that range in size from 27 acres to 79 acres. Except for Area 1, each basin
represents the area tributary to a roadway low point. Basins were delineated using the
project LIDAR topo USGS 1:24000 Cattle Creek topographic map. Refer to the exhibit in
Appendix A for the locations and orientation of these basins.
A SCS curve number is assigned to each basin. The curve number provides the
relationship between the amount of precipitation and the amount of subsequent runoff.
The curve number is a function of soil type, vegetative-cover, land use, and antecedent
moisture conditions. The SCS soil map and descriptive table are also included in
Appendix B. An area-weighted average curve number is assigned to each sub-area due
to the variation in soil types and land use.
Large runoff events in this region of Western Colorado area caused by cloudburst type
storms that are characterized by short durations of high intensity rainfall. The SCS Type II
24-hour distribution best represents these types of storms and was used for this analysis.
Rainfall depths were taken from the NOAA Atlas 14, Volume 8, Version 2, Carbondale,
Colorado. Values for the 2-, 5-, 10-, 25-, 50- and 100-year are 1.20, 1.47, 1.70, 2.03, 2.29
and 2.57 inches, respectively.
Time of concentration (TC) is an important parameter in runoff modeling. It is defined as
the time it would take for a drop of water falling on the most hydraulically remote point in
the watershed to reach the outfall. TR-55 uses a segmented approach consisting of three
components: sheet flow, overland flow, and channel flow, to estimate (TC). The length of
flow, surface roughness, slope and channel geometry all factor in. Flow velocities were
estima ematic flow equation.
runoff and comparatively higher peaks.
The following Tables summarize the drainage characteristics of the sub-areas tributary to
The Reserve and presents results of the 2-, 5-, 10-, 25-, 50- and 100-year analysis.
Complete computer output is included in Appendix A.
Water quality, particularly sedimentation is a concern during the construction phase of
the project. To limit the amount of sediment discharged downstream to County Road
109 ilized. The existing bike
path ditch will serve to intercept runoff from disturbed areas above. Straw bale check
dams and culvert inlet protection will prevent sediment from traveling downstream. The
WATER
The Reserve will be served by the Roaring Fork Water & Sanitation District (RFWSD). Refer to
contained elsewhere in this application. The RFWSD water supply system
has been approved and accepted by the Colorado Department of Public Health & Environment
and has more than enough capacity to serve the 21 lots in The Reserve in addition to the
previously platted lots.
Water for the District is supplied through an augmentation plan, Case No. 93CW192, which was
approved on October 31, 1995. Under this plan, water is supplied via wells on the Aspen Glen
property, which are augmented through contracts with both the West Divide Water Conservancy
District and the Basalt Water Conservancy District.
The infrastructure completed as part of the previous phases of Aspen Glen includes a 700,000-
gallon water storage tank east of Highway No. 82, a 300,000-gallon tank west of County Road
109 in The Reserve above Lot 4, three wells and a chlorination well house. The RFWSD
system also in
pumps thru a chlorination facility to a 200,000-gallon tank transmission main also
extends northward to Iron Bridge where a 300,000+ gallon tank is located. All these facilities
are interconnected and provide redundant storage and connections to The Reserve.
Water service will be provided to The Reserve by an 8" main located in North and South
Reserve Drives. The new main will connect to the existing system at three different
main stubbed
across County Road 109 from the golf maintenance facility.
The Reserve construction will further strengthen the
district system. Waterlines will be built to the standards of the Roaring Fork Water &
Sanitation District. Upon completion and acceptance, the lines will be dedicated to the
District. The design of the system has been done in substantial conformance with the
recommendations of the Carbondale & Rural Fire Protection District. Refer to letter
supplied elsewhere in this submittal.
The elevations of The Reserve lots are rather high in relation to the RFWSD tanks and the
rest of the project. The Master Water & Sewer Plan shows 40 and 50 psi contours based
on the Mid-
distribution systems. Depending on actual house elevations and personal preference,
individual homeowners may choose to install in-house pressure booster systems.
Water system computer modeling has shown that this area will have adequate fire flows
well in excess of the required 1500 gpm at a 20 psi residual and minimum system
pressure. Base conditions for the model considered all district tanks at the ½ full elevation
-wide maximum day demands.
fire flow of 1709
1676 gpm. Refer to Appendix B for
color-coded WaterCad modeling results and estimates of available flow in various
locations throughout the project.
SEWER
Wastewater treatment will be through the Roaring Fork Water & Sanitation District (RFWSD).
The District has completed Phase II of the wastewater treatment facility, and it is operating
under Discharge Permit No. CO-0044750 issued by the Colorado Department of Public Health
& Environment. At the present time, numerous residences are built and tied into the wastewater
treatment facility and it functions satisfactorily. Total flow to the facility is approximately 75,000
gallons per day, well below the permitted capacity of 214,000 gallons per day.
The Reserve is included within the Roaring Fork Water and Sanitation District wastewater
service area, and the interceptor sewer and wastewater treatment facility were all sized to
include The Reserve wastewater contribution. Service to this parcel is consistent with the
Water & Wastewater Master Plan previously approved for Aspen Glen. The internal 8"
gravity collection sewer lines will be built to the standards of the Roaring Fork Water &
Sanitation District, and then dedicated to the District upon completion and acceptance by
the District. These lines will connect to two existing lines that cross County Road 109:
one at the main intersection opposite Bald Eagle Way, the other at the north end of the project
opposite the Homestead Road cul-de-sac. Wastewater will flow entirely by gravity from the
collection lines to the interceptor sewer line that flows to the wastewater plant.
SOILS
The Reserve parcel has undergone extensive soils, geotechnical and geohazard
investigations. RJ Engineering (RJE) was charged reviewing previous studies and
providing recommendations for present day construction. Section 2.0 of their October 13,
2023 Preliminary Geotechnical Engineering Report lists eleven previous investigations.
Significant RJE recommendations include thick, structural pavement sections, restrained
joints for water and sewer, extra care to prevent ponding near improvements, and site-
specific foundation investigations for each residence.
ACCESS/TRAFFIC
The Reserve is located west of County Road 109. Improvements to County Road 109 adjacent
to The Reserve were completed by Garfield County and the Aspen Glen PUD, per the approval
resolution. One access point was permitted by Garfield County in the 1993 Preliminary Plan
approval. It is located directly across from the Bald Eagle Way intersection. Bald Eagle Way is
the main collector street within the Aspen Glen PUD. It provides access to Colorado Highway
82 by way of an Access Permit granted by the Colorado Department of Transportation.
The interior roads are called North and South Reserve Drives. The roadway cross section
includes two 11-foot asphalt driving lanes with 27-inch-wide curb and gutter on each side. The
north and south ends of these roads terminate in cul-de-sacs. Radii exceed that necessary for
emergency vehicles. Like the other internal access roads within Aspen Glen, these roads will
be privately owned by The Reserve homeowners association.
Traffic impacts for the original 31-lot zoning of The Reserve parcel were contemplated in
the 1992 PUD by Matthew J. Delich, P.E. This Preliminary Plan
submittal contemplates 21-lots and a new Traffic Analysis dated 11/02/23 was prepared
by SGM s Daniel J. Cokley, PE, PTOE and is included elsewhere in this submittal.
Significant findings of the new analysis include that CR 109 is adequate for 20-year design
volume and the access will function satisfactorily without turn lanes. Also, a State
Highway Access Permit is not required as the 20% threshold exceeded at Highway 82.
MISCELLANEOUS UTILITIES
All affected utility companies have been notified of this application and have copies of the
project layout so they may complete their respective designs. Will-serve letters are included
elsewhere in this submittal.
Power for the west side of Aspen Glen, or the west side of the Roaring Fork River, is provided
by Xcel Energy. As part of the master planning and development of the Aspen Glen PUD an
electric system sufficient to serve the entire development has been designed. Xcel Energy will
service The Reserve via the existing underground power lines extended to the project area
below the proposed roads.
Gas Service will also be provided by Black Hills Energy. The gas main, which previously
crossed the Aspen Glen property on the west side of the Roaring Fork River, has been
relocated along County Road 109. The main was sized at the time of installation to provide
service to the Aspen Glen PUD. Gas lines will be extended through The Reserve forming a
looped delivery system.
Qwest originally provided telephone service to Aspen Glen through a land development
agreement dated December 5, 1991. Telephone lines, which previously cross the Aspen
Glen property west of the Roaring Fork River had been rerouted along The Reserve parcel
below the proposed roads. A fiber optic line is located between the existing bike path
and County Road 109. Ting has indicated an ability to provide internet services to the
Reserve. Comcast can supply cable and CenturyLink/Lumen can provide various
individual and bundled services.
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Reviews for Counties
Reviews for Municipalities
Special Reviews
Geological studies are required by Colorado counties for all subdivisions of unincorpo-
rated land into parcels of less than 35 acres, under State statute C.R.S. 30-28-136 (1) (i)
(Senate Bill 35, 1972). Some Colorado municipalities require geological studies for sub-
division of incorporated land. In addition, local governments are empowered to regu-
late development activities in hazardous or mineral-resource areas under C.R.S. 24-65.1-
101 et seq. (House Bill 1041, 1974) and C.R.S. 34-1-301 et seq. (House Bill 1529, 1973),
respectively.
Local-government agencies submit proposed subdivision applications and supporting
technical reports to the Colorado Geological Survey ...for evaluation of those geologic
factors which would have significant impact on the proposed use of the land, in accor-
dance with State statutes. The CGS reviews the submitted documents and serves as a
technical advisor to local-government planning agencies during the planning process.
Since 1984, the CGS has been required by law to recover the full direct cost of perform-
ing such reviews.
The adequate knowledge of a sites geology is essential for any development project. It
is needed at the start of the project in order to plan, design, and construct a safe devel-
opment. Proper planning for geological conditions can help developers and future
owners/users reduce unnecessary maintenance and/or repair costs.
1 Why am I required to have a CGS review when I already hired
and paid for my own consultant?
In 1972, Senate Bill 35 was passed stating that any person or
entity subdividing a property into parcels of 35 acres or less on
unincorporated land must submit geologic or geotechnical
reports to the County as part of the preliminary plat application
process. Municipalities or public agencies may request that CGS
review a site, although these reviews are not governed by the
statute.
7 The subdivision down the road was approved, why wasnt mine?
There could be several reasons: geologic conditions can change
over short distances; subdivisions made prior to 1972 were not
required to undergo a CGS review and may have not been
evaluated for geologic suitability at all; the area down the road
may be incorporated as part of a municipality, which exempts it
from the CGS review process. Another consideration is that
geologic reviews are continually evolving and site conditions that
have been judged acceptable in the past may no longer be
considered as such, based on the current understanding of the
geologic processes and adverse impacts associated with them. 2 Why is a CGS review necessary when I already hired my own
geologist?
8 Why are CGS reviews required even on low-density properties? The CGS review is an independent third-party review that is done
for the County, similar to the service a building inspector provides
for construction review. The purpose of the CGS review is to
ensure that all geologic concerns have been adequately identified
and addressed in the geologic reports and that the proposed
development is feasible.
Senate Bill 35 pertains to subdivisions of less than 35 acres.
Geologic hazards can occur on large-scales or small-scales;
relying on low-density subdivision can not mitigate all geologic
hazards. For instance, entire hillsides might be prone to rockfall
or landslide hazards. Large tracts of land may be subject to
groundwater problems.
3 Why does CGS charge for land use reviews? Doesnt taxpayer
money pay for this service? 9 Why cant I just use the soil conservation maps for a geologic
report? CGS land use reviews are not subsidized through the general
fund, although some other review agencies are supported by
taxpayer money. In 1984 the state legislature decided that CGS
reviews should be paid for with fees paid by the applicant of the
proposed development so that taxpayers are not viewed as
subsidizing development.
The USDA soil conservation maps are a good start for geologic
investigations, but do not contain sufficient detail on the possible
geologic problems that may occur at any site.
10 Arent some of your review comments beyond the scope of geologic
hazards on my site?
4 Did the CGS geologist make a field visit to the site? Technically other agencies have regulatory authority regarding
issues such as flood plains, groundwater availability and wildfire,
but these issues are also important factors in the overall geologic
context of the site and may affect geologic hazards on the site. The
mention of a condition in the CGS review letter is not intended to
influence the statutory authority of any other agency, but rather to
ensure that all parties are aware of a potentially problematic
geologic condition. For instance, mention of a situation involving a
major drainage is a flag that the U.S. Army Corps of Engineers or
the Colorado Water Conservation Board should be reviewing
development plans.
f the review is a
re-submittal for a site that has been visited previously, a
ite visit may not be necessary. If significant changes have
ccurred since the initial review, the site may be visited again.
5 Why is the CGS review letter so short and simple? What is my fee
paying for?
The CGS letter is a review of the geologic material submitted and
reflects the level of detail contained in those documents. CGS does
not offer designs, but rather ensures that the work that has been
done is meaningful and adequate for the site conditions and
proposed development. A site review that adequately addresses all
the geologic conditions present at the site may be a short
confirmation letter. If more work needs to be done or if difficult
site conditions are present, the letter may be longer.
11 When I bought this property, no one told me about any geologic
hazards on the site; can I go back to the previous owners
somehow?
CGS can not give legal advice. If the seller was aware of adverse
conditions with respect to the proposed use, this should have
been disclosed. A legal opinion should be sought. 6 What type of information do I need to submit to CGS for a land
use review?
The more geologic information that is submitted to CGS, the
easier it is for CGS to evaluate the property. The required
documents may vary based on county requirements and the
potential problems that may impact the proposed development.
A topographic map is essential. Also, information regarding
slope, surficial materials, subsurface materials and bedrock,
presence of groundwater and depth, and specific geologic
hazards should be included, where applicable. Grading plans,
drainage plans, and geotechnical testing results are also very
helpful for the review. The presence of geologic hazards should
be evaluated with respect to the development plan. Also, the
effect of development on geologic conditions should be
discussed. The evaluation should include alternatives such as
avoidance and mitigation techniques.
12 Can I get a waiver from having the CGS do a review?
The discretion to grant waivers is vested by law with the counties.
Once an application for review is submitted to CGS, we are under
a statutory responsibility to respond.
13 I am willing to accept the risk associated with my property
why is it anyones business what I do with my own land?
The presumption associated with a subdivision is that portions
of the property will be sold to others. This then assigns any risk
to future buyers, and the county is required to protect their
interests. Senate Bill 35 addresses a wide variety of land use
issues as well as geologic suitability in an attempt to provide
information so that the overall appropriateness of the
subdivision proposal can be evaluated.