HomeMy WebLinkAbout1.00 Narrative Report
Spring Valley Ranch
Vacation of Phase 1, Final Plat
Narrative Report
JANUARY 2026
Prepared by:
345 Colorado Ave. #106
Carbondale, CO 81623
970.379.4155
www.landwestcolorado.com
Spring Valley Ranch
2 NARRATIVE REPORT – JANUARY 2026
TABLE OF CONTENTS
1. LIST OF APPENDICES ............................................................................................................ 3
2. TEAM DIRECTORY ................................................................................................................ 4
3. SUMMARY OF REQUEST ...................................................................................................... 5
3.1 PURPOSE OF VACATING FINAL PLAT ................................................................................................................ 5
4. BACKGROUND CONDITIONS ................................................................................................ 6
4.1 PROPERTY LOCATION & ACCESS ..................................................................................................................... 6
4.2 TAX ID PARCELS ......................................................................................................................................... 8
4.3 PHASE 1, FINAL PLAT (2010) ........................................................................................................................ 9
4.4 FIRST AMENDED PLAT OF SPRING VALLEY RANCH P.U.D. PHASE 1, FINAL PLAT (2012) ............................................ 12
5. VACATION OF PHASE 1, FINAL PLAT .................................................................................. 12
5.1 REVIEW CRITERIA ..................................................................................................................................... 12
6. FINAL SUBDIVISION OR SUBDIVISION EXEMPTION PLAT INFORMATION.......................... 15
6.1 ADDITIONAL SUBMITTAL REQUIREMENTS ....................................................................................................... 15
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1. LIST OF APPENDICES
A Application Form, Letter of Authorization & Statement of Authority
B Title Commitment
C Adjacent Property Owners & Mineral Owners
D Vicinity Map
E Site Plan (ALTA Survey)
F Rec. No 793243 (Phase 1 Final Plat)
G Rec. No. 828064 (First Amended Plat of Spring Valley Ranch P.U.D.
Phase 1 Final Plat)
H Rec. No. 239151 (Easement Deed)
I Rec. No. 357370 (Right of Way Easement)
J Rec. No. 793242 (Easement Grant)
K Rec. No. 913472 (Right of Way Easement)
L Rec. No. 747016 (Preliminary Plan Resolution)
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2. TEAM DIRECTORY
APPLICANT
Spring Valley Holdings, LLC
Contact: Daniel Goldberg
One Towne Square, Suite 1913
Southfield, Michigan 48076
415.716.8383
LAND USE PLANNING
LANDWEST Colorado, LLC
Contact: Jon Fredericks
345 Colorado Avenue, #106
Carbondale, CO 81623
970.379.4155
LEGAL
Klein Coté Edwards Citron LLC
Contact: Joseph E. Edwards, III
101 South Mill Street, Ste. 200
Aspen, CO 81611
970.925.8700
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3. Summary of Request
3.1 Purpose of Vacating Final Plat
The Applicant is requesting to vacate the Phase 1 Final Plat of the Spring Valley Ranch PUD, which
was recorded on October 21, 2010, at Reception No. 793243. The Applicant has separately applied
for (through a companion application) a rezoning of the Spring Valley Ranch properties from PUD to
the Rural Zone District and for a revocation of the prior PUD approvals. These actions also require
the vacation of the Phase 1 Final Plat, as the Plat is inextricably linked to the PUD zoning of the
property through its designation of specific PUD zone districts for each platted parcel. Therefore,
through the combination of the companion application and this application for the Vacation of the
Phase 1 Final Plat, the entirety of the Spring Valley Ranch properties will be returned to a
configuration that is equivalent to that which existed prior to the PUD approvals and the recording
of the Plat.
In accordance with Section 5-307.C of the Land Use and Development Code (LUDC), this application
for the Vacation of the Phase 1 Final Plat demonstrates conformance with all requirements for a
Vacating a Final Subdivision Plat, including the applicable portions of:
• Section 5-307, Vacating a Final Subdivision or Subdivision Exemption Plat
• Section 5-402.J, Final Subdivision or Subdivision Exemption Plat Information
This report demonstrates conformance and compliance with all applicable submittal requirements,
County Codes, Goals and Policies.
Table 1: Application Submittal Materials
LUDC Vacation of Phase 1 Final Plat Location in Application
General
Application
Materials,
Article 4-203
Project Description This Narrative
Application Form, Letter of Authorization & Statement of
Authority Appendix A
Title Commitment Appendix B
Adjacent Property Owners & Mineral Owners Appendix C
Vicinity Map Appendix D
Site Plan (ALTA Survey) Appendix E
Location in Application
5-402
Rec. No 793243 (Phase 1 Final Plat) Appendix F
Rec. No. 828064 (First Amended Plat of Spring Valley Ranch
P.U.D. Phase 1 Final Plat) Appendix G
5-307.C.3
Rec. No. 239151 (Easement Deed) Appendix H
Rec. No. 357370 (Right of Way Easement) Appendix I
Rec. No. 793242 (Easement Grant) Appendix J
Rec. No. 913472 (Right of Way Easement) Appendix K
5-402.J Rec. No. 747016 (Preliminary Plan Resolution) Appendix L
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4. Background Conditions
4.1 Property Location & Access
The Spring Valley Ranch properties are in the Roaring Fork Valley north of the Town of Carbondale
and east of the City of Glenwood Springs in unincorporated Garfield County. The parcels encompass
5,908.43 acres with the closest portion being about three miles east of Glenwood Springs. The
properties extend from the Spring Valley area in the south, towards the south rim of Glenwood
Canyon on the north.
Figure 1: Vicinity Map (large format version in Appendix D)
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The properties are primarily accessed from Highway 82 via County Road 114 (Spring Valley Road),
with secondary access via County Road 115 (Red Canyon Road). The southernmost property
boundary is near the intersection of these two county roads, approximately 1.5 miles northeast of
the Colorado Mountain College (CMC) campus in Spring Valley.
Figure 2: Contextual Overview of the Spring Valley Ranch properties
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4.2 Tax ID Parcels
The properties are currently comprised of four County Tax ID parcels, all of which are owned by Spring
Valley Holdings, LLC. The following table provides a summary of each existing Tax ID parcel.
Table 2: Tax ID Parcels
Map Key Parcel No. Acres Current Use
1 218716100169 1583+/- Agricultural, Wisconsin Cabin.
2 218720100168 2893+/- Ranch house, ranch outbuildings & corrals,
Hopkins Homestead (cabin), agricultural.
3 218726200168 1397+/- Agricultural, Hopkins Reservoir.
4 218733100152 35+/- Agricultural (Landis Creek Metro District Director’s
Parcel).
Total PUD: 5908.43
Figure 3: Tax ID Parcel Map (data from Garfield County GIS)
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4.3 Phase 1, Final Plat (2010)
The Phase 1 Final Plat was recorded on October 21, 2010, at Reception No. 793243, including the
following parcels and right-of-way:
Table 3: Phase 1 Final Plat Parcel Summary
Phase 1 Final Plat Summary
Label on Plat PUD Zone District Area (sq. ft.) Area (acres)
P1 Residential/ Pasture District 8,731,987.83 200.459
OSP Parcel-A Open Space/ Pasture District 21,588,999.93 495.615
OSP Parcel-B Open Space/ Pasture District 115,776.46 2.658
OSR Parcel-A Open Space/ Recreational District 196,638.26 4.514
OSR Parcel-B Open Space/ Recreational District 144,118.68 3.309
Highgrange Pass Right-of -Way 41,487.00 0.952
Total: 30,819,008 707.507
The platted Right-of-Way was later vacated by the Amended Phase 1 Final Plat as discussed in Section
4.4 below, therefore the total platted parcels currently comprise 706.555 acres. It is important to
note that while Phase 1 included five platted parcels, it is apparent that the County Assessor and/or
GIS department never updated the County maps and Parcel ID numbers to represent this. Therefore,
the platted lots/parcels do not appear on the County maps or tax records.
Figure 4: Parcel Map of Phase 1 Final Plat (see Phase 1 Final Plat, Appendix G)
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Residential/ Pasture Parcel (P1)
Parcel P1 is 200.459 acres and is zoned Residential/ Pasture per the PUD Zone Districts. The parcel
consists of a ranch house built in 1928, and outbuildings and corrals used for active cattle ranching.
These improvements were existing at the time of recording the 2010 Phase 1 Final Plat.
Figure 5: Existing Ranch House at 4000 CR 115 on Parcel P1
Open Space/ Pasture Parcel-A (OSP Parcel-A)
OSP Parcel-A is 495.615 acres and is zoned Open Space/ Pasture per the PUD Zone Districts. The parcel
consists mostly of agricultural pasture and native areas. No improvements have been made on OSP
Parcel-A since the recording of the 2010 Phase 1 Final Plat.
Figure 6: Looking northwest in OSP Parcel-A
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Open Space/ Pasture Parcel-B (OSP Parcel-B)
OSP Parcel-B is 2.658 acres and is zoned Open Space/ Pasture per the PUD Zone Districts. No
improvements have been made to OSP Parcel-B since the recording of the 2010 Phase 1 Final Plat.
Open Space/ Recreational Parcel-A (OSR Parcel-A)
OSR Parcel-A is 4.514 acres and is zoned Open Space/ Recreational per the PUD Zone Districts. No
improvements have been made to OSR Parcel-A since the recording of the 2010 Phase 1 Final Plat.
Open Space/ Recreational Parcel-B (OSR Parcel-B)
OSR Parcel-B is 3.309 acres and is zoned Open Space/ Recreational per the PUD Zone Districts. No
improvements have been made to OSR Parcel-B since the recording of the 2010 Phase 1 Final Plat.
Highgrange Pass Right-of-Way
This portion of Right-of-Way was 0.952 acres as platted in 2010, and it bisected OSR Parcel-A and OSR
Parcel-B. The platted Right-of-Way was later vacated in 2012 by the Amended Phase 1 Final Plat as
discussed in Section 4.4 below.
Within the area of the former Right-of-Way, construction of a 640’ long entrance road from CR 115
was completed in the spring and summer of 2022 in accordance with Garfield County Grading Permit
No. GRAD-03-22-7397. The improvements included accommodation for property access, appropriate
grading, drainage, erosion control, revegetation, and an asphalt apron adjacent to County Road 115.
All of the entrance road construction work took place within Tax ID Parcel No. 218720100168, and
these improvements are not located within a platted parcel or Right-of-Way.
Figure 7: Property entrance from CR 115 looking north
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4.4 First Amended Plat of Spring Valley Ranch P.U.D. Phase 1, Final Plat (2012)
In 2012, an Amended Phase 1 Final Plat was approved by the Board of County Commissioners (BoCC).
The 2012 Amendment removed the obligation to construct an entrance road and associated utilities
and vacated the previously platted segment of the Highgrange Pass Right-of-Way, which contained
0.952 acres. The land contained within the Right-of-Way was conveyed from the Association back to
the Applicant via Quit Claim Deed recorded at Reception No. 828063. The land area comprising the
former Right-of-Way currently lies within Tax ID Parcel No. 218720100168.
5. Vacation of Phase 1, Final Plat
The Applicant is requesting to vacate the Phase 1 Final Plat of the Spring Valley Ranch PUD, which was
recorded on October 21, 2010, at Reception No. 793243.
5.1 Review Criteria
Section 5-307.C. of the LUDC requires a written description addressing the following Review Criteria.
1) A title commitment no more than 30 days old as of the date of application shows that the
Applicant owns all the lots to be vacated, and there are no lawsuits pending challenging such
ownership;
The title commitment is provided in Appendix C. There are no pending lawsuits challenging the
ownership of the subject properties.
2) All property owners in the subdivision have provided written consent agreeing to the vacation;
All Tax ID parcels, platted parcels, and unplatted parcels are owned by the Applicant, and
consent from the Applicant/ property owner can be found in Appendix A.
3) If the final plat includes easements dedicated for utility, private access or other similar
purposes, the BOCC may not approve the plat vacation until the applicant has obtained in a
writing to be approved by the County Attorney’s Office, a release from the owner or beneficiary
of the easement authorizing the vacation of such easement;
The Phase 1 Final Plat depicts several exceptions and encumbrances including easements,
building envelopes, and a right-of-way. The following table provides a summary of those
exceptions and encumbrances and demonstrates that no separate actions are necessary to
ensure the survival of necessary easements after the Plat is vacated. The recorded version of
each document listed below is provided in the Appendices.
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Table 4: Exception/ Encumbrance Summary
Phase 1 Final Plat Exception/ Encumbrance Summary
Affected Parcel Created by
Rec. No. Description Action Required
P1
239151
(Easement
Deed)
20' Road &
Utility
Easement
No action required. Easement Grant was
recorded separately at Rec. No. 239151 and will
remain valid.
OSP PARCEL-A
357370
(Right-of-Way
Easement)
20' Electric
Easement
No action required. Right-of-Way Easement was
recorded separately at Rec. No. 357370 and will
remain valid.
P1 793242
(Easement
Grant)
20' Private
Waterline
Easement
No action required. Easement Grant was
recorded separately at Rec. No. 793242 and will
remain valid. OSP PARCEL-B
n/a 793243 (Final
Plat)
Highgrange
Pass Right-of-
Way
No action required. ROW was vacated by the
2012 Amended Final Plat, Rec. No. 828064, and
that property was conveyed from the Association
back to the Applicant via Rec. No. 828063.
P1 793243 (Final
Plat)
Building
Envelopes
Vacating the Plat will vacate the associated
building envelopes on Parcel P1. Required
setbacks will revert to the dimensional standards
of the Rural Zone District per LUDC Table 3-201.
P1 913472
(Right-of-Way
Easement)
Holy Cross
Electric
Association
Easement
No action required. Right-of -Way Easement was
recorded separately at Rec. No. 913472 and will
remain valid. OSP PARCEL-A
4) Vacation of all or a part of the final subdivision plat for the subdivision will promote the health,
safety and general welfare of the County;
Through the combination of the companion Rezoning application and this application for the
Vacation of the Phase 1 Final Plat, the entirety of the Spring Valley Ranch properties will be
returned to a configuration that is equivalent to that which existed prior to the PUD approvals
and the recording of the Plat.
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5) If the parcel that results from a vacation or partial vacation will be less than 35 acres in size, it
shall comply with the criteria for a Minor Subdivision as set forth in section 5-301.C.
The Tax ID parcels encompassing each platted parcel are 35 acres or greater. The table below
lists the current Tax ID parcels that each platted parcel lies within. Vacating the Phase 1 Final
Plat will not result in any parcels less than 35 acres. No physical re-mapping is required by the
Assessor’s Office – the platted parcels will simply be vacated and the Tax ID parcels will remain
as-is.
Table 5: Platted Parcel Relationship to Tax ID Parcels
Platted Parcels
Tax ID Parcels
Parcel Area (acres) Parcel Area (acres)
P1 200.459
218720100168 2893+/-
OSP Parcel-A 495.615
218720100168 2893+/-
218733100152 35+/-
OSP Parcel-B 2.658
218720100168 2893+/- OSR Parcel-A 4.514
OSR Parcel-B 3.309
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6. Final Subdivision or Subdivision Exemption Plat Information
Table 5-401 of the LUDC, Application Submittal Requirements, requires that applications for Vacating a
Final Subdivision Plat must also address the additional submittal requirements as listed in Section 5-
402.J. of the LUDC.
6.1 Additional Submittal Requirements
The Applicant must submit the following information including that listed in Table 5-401 in order to
complete an application for plat vacation.
1) Copy of Recorded Subdivision Plat and resolution approving subdivision preliminary plan
A copy of the recorded Spring Valley Ranch P.U.D. Phase 1, Final Plat can be found in Appendix
F. Resolution 2008-56 approving the Preliminary Plan was recorded at Reception No. 747016
and is provided in Appendix L.
2) A description of the current condition of the subdivision including the location of any structures,
completed improvements or improved infrastructure, and any land or easements dedicated to
the public.
The current condition of the subdivision is described in detail in Section 4.3 above.
Detail regarding easements and exceptions is provided in Table 4, Section 5.1 above.
3) A statement addressing the required review criteria in Section 5-307.C.
The Section 5-307.C. Review Criteria are addressed in Section 5.1 above.
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4) If the parcel that results from a vacation or partial vacation will be less than 35 acres, the
Applicant shall submit all materials as required for a Minor Subdivision consistent with Table 5-
401 for the resulting parcel.
The Tax ID parcels encompassing each platted parcel are 35 acres or greater. The table below
lists the current Tax ID parcels that each platted parcel lies within. Vacating the Phase 1 Final
Plat will not result in any parcels less than 35 acres. No physical re-mapping is required by the
Assessor’s Office – the platted parcels will simply be vacated and the Tax ID parcels will remain
as-is.
Table 6: Platted Parcel Relationship to Tax ID Parcels
Platted Parcels
Tax ID Parcels
Parcel Area (acres) Parcel Area (acres)
P1 200.459
218720100168 2893+/-
OSP Parcel-A 495.615
218720100168 2893+/-
218733100152 35+/-
OSP Parcel-B 2.658
218720100168 2893+/- OSR Parcel-A 4.514
OSR Parcel-B 3.309
END