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Home My WebLink About1.00 General Application MaterialsJune 4, 2026 Garfield County Planning and Zoning Department 108 8th St #401 Glenwood Springs, CO 81601 Dear Garfield County Planning & Zoning Staff: On behalf of Harvest Roaring Fork, LLC, please accept this revised Planned Unit Development (PUD) zoning application for Harvest Village. This revised submission follows the March withdrawal of our previous completed application, and the subsequent approval of Residential Suburban zoning in May. It addresses feedback from County staff, the Planning & Zoning Commission, and the community. Harvest Village is a mixed-use, transit-oriented community designed to deliver significant workforce housing and public benefits while protecting natural resources and supporting regional resilience. The revised application responds directly to guidance received on our first application and reflects density reductions, clarified standards, and firm commitments to infrastructure, safety, conservation, and deed-restricted workforce housing. Key PUD revisions and commitments: •Reduced density by approximately 40% in the South and North Riverfront neighborhoods. •The 1,500 total residences proposed include a minimum of 30% (450) deed-restricted “Resident Only” workforce homes making this the largest such commitment to workforce housing in county history. •We have reduced overall project density by at least 450 residential units because the application now prohibits ADU’s throughout the entire Harvest community. •Expanded riparian buffers, conservation-easement management, and transition areas to protect Cattle Creek confluence habitat. •Construct in Phase 1, the CDOT-approved Highway 82 lanes and the Cattle Creek intersection safety improvements, including two traffic signals on Highway 82; all delivered at no capital cost or funding risk to Garfield County. •Potable water, sewer, and fire-flow extensions to provide water system redundancy for Aspen Glen and Ironbridge and to serve adjacent users (including Cavern Springs and the Fire Department). •Transit financial commitments, direct connection of Harvest trails to the Rio Grande Trail, sports and recreation fields, and detailed street and landscaping standards. •Proportionate funding of CR114 (Spring Valley)/Highway 82 intersection improvements within the existing right-of-way, increased parking requirements, and additional prohibited uses (including temporary employee housing and mobile home parks). •A detailed PUD plan map, expanded phasing triggers, and visual concept/intent examples to clarify design and goals. This submission follows the County planning staff’s guidance. Exhibits include the Harvest PUD Guide (zoning and standards), revised plan maps, density charts, visual vignettes, a draft Development Agreement, phasing plan, and technical materials addressing traffic, water/sewer, habitat, and public benefit commitments. The PDF application is fully bookmarked with an Exhibit Outline and Table of Contents for ease of review. We have included the September 2024 pre-application summary, as the overall intent and vision for Harvest remain unchanged. We respectfully request a waiver of doing another pre-application meeting. We also respectfully request an expedited review of this revised application since it is organized in precisely the same manner as the previous application. It is consistent with Comprehensive Plan. Harvest will construct workforce housing closer to employment centers using economies of scale to reduce delay and home costs for future residents. We are committed to timely collaboration with County staff, the Commission, and the community to finalize the PUD’s approval which will deliver a myriad of public benefits and substantial workforce housing. Thank you for your continued time and consideration. Sincerely, Tim Coltart Harvest Village Garfield County, Colorado Parcels 239307200031, 239501400161, 239307300032, 239307200001 and 239307300033 Planned Unit Development Application Submitted June 8, 2026 Updated with Supplements as of: September 11, 2026 Harvest Roaring Fork, LLC Contact: Timothy Coltart 5 Tree Farm Drive Basalt, CO 81621 214.578.1314 ~HARVEST Planned Unit Development Application Table of Contents Application Team ………………………………………………………………………………………………………………………………………………….3 Pre-Application Conference Summary ...................................................................................................................4 Application Form ................................................................................................................................................13 Payment Agreement Form...................................................................................................................................15 4-203. B.2 - Ownership Information .…………………………………….……………..………...………………………………….……..…..……16 4-203.B - Project Description………………………….……………………………………………………….……………..……………………….…..16 4-203. - B.3 - Adjacent Property Owners Within 200 Feet .....................................................................................17 4-203. - B.3 Mineral Owners and Lessees............................................................................................................21 Statements of Authority.....................................................................................................................................22 4-203.C - Vicinity Map ........................................................................................................................................23 4-203.D - Site Plan ..............................................................................................................................................24 4-203.G - Impact Analysis ....................................................................................................................................24 4-203.H - Rezoning Justification Report ...............................................................................................................24 4-203.J - Development Agreement......................................................................................................................24 4-203.L - Traffic Study .........................................................................................................................................24 4-203.O - Floodplain Analysis ..............................................................................................................................24 6-202.C - Review Criteria .....................................................................................................................................25 6-301 - Application Materials………………………………………………………………………………………………………………………………..25 6-302.A – PUD Plan .............................................................................................................................................25 6-302.B - Amendment Justification Report ...........................................................................................................27 6-401 – Development Standards………………………………………………………….…………………………………………………….….....….27 7-105 – Wastewater Facilities………………………………………………………………….…………………………………………………….……28 7-104 – Water Facilities…………………………………………………………………………………………………………….………………………..28 7-109 – Fire Protection…………………………………………………………………………………………………………………….………………….28 Responses to Standards in Article 7, Division 1. General Approval Standards ........................................................28 7-101. Zone District Use Regulations ......................................................................................................................28 7-102. Comprehensive Plan and Intergovernmental ................................................................................................28 7-103. Compatibility ...............................................................................................................................................28 7-104. Source of Water ............................................................................................................................................28 7-105. Central Water Distribution and Wastewater Systems ..................................................................................28 7-106. Public Utilities...............................................................................................................................................28 7-107. Access and Roadways ...................................................................................................................................28 7-108. Use of Land Subject to Natural Hazards........................................................................................................28 7-109. Fire Protection..................................................................................................................................................28 Responses to Standards in Article 7, Division 2. General resource Protection Standards ……………………….….............29 7-201. Agricultural Lands ........................................................................................................................................29 7-202. Wildlife Habitat Areas................................................................................................................................29 7-203. Protection of Waterbodies............................................................................................................................29 7-204. Drainage and Erosion ...................................................................................................................................29 7-205. Environmental Quality………………………………….. .............................................................................................29 7-206. Wildfire Hazards...........................................................................................................................................29 7-207. Natural and Geologic Hazards......................................................................................................................30 7-208. Reclamation……………………………….................................................................................................................30 Responses to Standards in Article 7, Division 3. Site Planning and Development Standards ...................................30 7-301. Compatible Design.......................................................................................................................................30 7-302. Off-Street Parking and Loading Standards ...................................................................................................31 7-303. Landscape Standards ...................................................................................................................................31 7-304. Lighting Standards .......................................................................................................................................31 7-305. Snow Storage Standards ..............................................................................................................................31 7-306. Trail and Walkway Standards ......................................................................................................................31 Responses to Standards in Article 7, Division 4. Subdivision Standards and Design 7-401. General Subdivision Standards ......................................................................................................................31 7-402. Subdivision Lots .............................................................................................................................................31 7-403. Survey Monuments .......................................................................................................................................31 7-404. School Land Dedication .................................................................................................................................31 7-405. Road Impact Fees ............................................................................................................................................ 31 Article 8 – Inclusionary Zoning for Housing …………………………………………………………………………………………….………..… 32 Exhibits ……………………………………………………………………………………………………………………………………………………………... 33 A B C D E F G H I J K L M N O P Q R S T U V W Harvest Village Project Narrative Comprehensive Plan Analysis Rezoning Justification Report Harvest Village Planned Unit Development Guide Sopris Engineering Engineer Report Phasing Plan Development Agreement Colorado Wildlife Science, LLC Ecological Assessment of Property Kimley Horn Harvest Village Traffic Assessment Impact Analysis Waterlaw Water Supply Letter Not Applicable RFTA Crossings Safe Routes to Schools Map Conservation and Sustainability Noxious Weed Compliance Title Commitments Affordable Housing Plan Funding for Common Use Areas Carbondale & Rural Fire District Letter Kimley Horn Multi-Modal Study Illustrative Site Plans Workforce / Deed Restricted Housing Estimates as of March 2026 Application Team Applicant: Harvest Roaring Fork, LLC Contact: Timothy Coltart 909 Lake Carolyn Parkway Suite 150 Irving, TX 75039 214.578.1314 Legal Counsel: Johnston | Van Arsdale | Martin, PLLC Contact: Chad J. Lee, Esq. 901 Grand Ave., Suite 201 Glenwood Springs, CO 81601 970.893.8242 Civil Engineering/Survey: Sopris Engineering Contact: Yancy Nichol 502 Main St #a-3 Carbondale, CO 81623 970.379.4891 Land Planning: Roaring Brook Development Company Dan Quinto Colleyville, TX The Land Studio, Inc. Contact: Doug Pratte 365 River Bend Way Glenwood Springs, Colorado 81601 970.927.3690 DHM Contact: Jason Jaynes 225 Main St Unit 201 Carbondale, CO 81623 970.963.6520 Noxious Weed Management: Eco-Right Solutions Contact: James Lewis 167 Redstone Blvd. Redstone, CO 81623 970.319.4197 Traffic Engineering: Kimley Horn Contact: Curtis Rowe 1125 17th Street #1400 Denver, CO 303.228.2300 Water Use Counsel Patrick, Miller, and Noto Contact: Scott Miller 229 Midland Ave. Basalt, CO 81621 970.920.1030 Environmental Engineering SME Environmental Engineering Contact: Sean Moore 679 E 2nd Ave. Durango, CO 81301 970.259.9595 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com PRE-APPLICATION CONFERENCE SUMMARY PARCEL NUMBER: 239501400161, 239307200031, 239307200001 AND 239307300033 DATE: 7/1/26 PROJECT: Harvest Village PUD OWNERS: Harvest Roaring Fork LLC. CONTACT/REPRESENTATIVE: Tim Coltart, Realty Capital Management ENGINEER/SURVEYOR: Sopris Engineering PRACTICAL LOCATION: West of Highway 82 and Cattle Creek TYPE OF APPLICATION: PUD Zoning ZONING: Residential Suburban and Commercial General COMPREHENSIVE PLAN: Residential High and Mixed Use I. GENERAL PROJECT DESCRIPTION BACKGROUND The Applicant’s most recent PUD Application, Harvest Roaring Fork was recently withdrawn after the Planning Commission public hearing and a recommendation for denial. A separate portion of the proposal heard concurrently was the Revocation of the Riveredge PUD and associated rezoning application which went to a public hearing before the Board of County cG Garfield County 2 Commissioners (BOCC) with a recommendation for approval from the Planning Commission. The BOCC approved the revocation and rezoning and that portion of the property previously zoned PUD has been rezoned to RS (Residential Suburban) and the River Edge PUD formally rescinded. CURRENT PROPOSAL Staff understands that a new PUD submittal, Harvest Village will include an updated PUD concept with significant revisions from the recently withdrawn PUD Application. The applicant has met with County Planning Staff several times since the withdrawal providing updates on the proposal and for discussion of processing details and outstanding issues/concerns. The applicant has also met with/worked with a variety of agencies including CDOT, RFTA and Garfield County Housing Authority. Staff understands that the PUD Proposal will likely incorporate the following elements: • Hwy 82 Access improvements including possible use of “R” cut intersection designs • Coordination with RFTA including Transit Issues and access crossing of the Rio Grande Trail • Wildlife impact issues in particular the Roaring Fork Conservancy (RFC) Conservation Easement – Area. • Utility extensions including a crossing of the Roaring Fork River for Roaring Fork Water and Sanitation District services and additional water tank construction. • A significant numbers of residential units anticipated to include up to 1500 units including those targeted for affordable/attainable housing. • Compliance with Article 8, Affordable Housing provisions of the Land Use and Development Code. • Adjustments to the PUD Guide and Plan including potential shifts in density within the various PUD Zones. • Recognize the revocation of the River Edge PUD and rezoning to the original Residential Suburban zoning district. Additional Pre-Application Topics and Considerations A. Infrastructure extensions associated with the PUD proposal need to be coordinated with the applicable steps of the County’s review processes. In particular, utility extensions including major sleeve installations affecting the Roaring Fork River should be part of the PUD or future 3 Subdivision reviews and are premature for installation or in this case applications for floodplain permitting in advance of the County’s comprehensive review process for the PUD. B. The Staff report on the previous PUD application offers valuable insights on a variety of critical issues including comprehensive plan consistency. C. As a convenience a summary of topics consistent with current and past pre-application summaries for the property are provided below: • Status of CDOT Access Permits and “R” Cut Designs • Overall impact on Traffic congestion on Hwy. 82 including public perception/concerns • Impacts on and plans for Cattle Creek Intersection, CR 104 Intersection and impacts on Hwy 133 Intersection • RFTA Issues including access to RFTA Trail from the development and transit service for the development including future transit stops. • Other public benefits including parks, and trail connections, bike and pedestrian improvements • RFC Conservation Easement compatibility and impacts on wildlife • Location of critical wildlife elements including Heron Rookeries, roosting trees, migration corridors, etc. • Dimensions/widths of open space corridors including Cattle Creek open space and crossings • Glenwood Ditch status/options • Compatibility with adjacent existing uses including residential developments north of the site. • Higher end homes and Commercial Lodging located at the south end of the development • Phasing issues/timing and infrastructure improvements. • View plane studies including visibility from Hwy 82 and Iron Bridge and other areas • Phasing and timing issues for infrastructure improvements including utility extensions and Roaring Fork Water and Sanitation topics including the river crossing and water storage tank locations • Storm Water Drainage and Highway 82 drainage – culverts • Geo-Tech Reports and sink hole hazards 4 D. Once an application is submitted, conversations with elected/appointed decision makers are strongly discouraged. Communications with elected/appointed officials may and could be construed as ex-parte communications and may create legal issues for public hearing and the review process. E. Per the Intergovernmental Agreement For Development Review Recorded at Reception # 580572, the application will be referred to the City of Glenwood Springs and the Town of Carbondale prior to a determination of completeness. The City and Town will also be included in referrals once the application is deemed complete. F. As stated above, access from Highway 82 will need to be addressed in detail as well as possible improvements to the Cattle Creek intersection, a updated detailed traffic study will need to be submitted. Close work with CDOT as well as RFTA is recommended. II. COMPREHENSIVE PLAN Consistency with the Garfield County Comprehensive Plan will continue to be a critical component and criteria for the Application and PUD review process. Key elements were noted in the previous Staff Reports and include Sections on Future Land Use Mapping , new unincorporated communities, housing, transportation, natural resources/wildlife and water. III. REGULATORY PROVISIONS THE APPLICANT IS REQUIRED TO ADDRESS The following Sections of the Garfield Land Use and Development Code as amended apply to the Application: ➢ Garfield County Comprehensive Plan 2030 as amended ➢ Garfield County Land Use and Development Code as amended o Article 6 – Planned Unit Developments (Specific items called out below) ▪ Table 6-201 Common Review Procedures and Required Notice ▪ Section 6-202 PUD Zoning ▪ Section 6-203.B.b (PUD Zoning Amendment) Substantial Modification ▪ Table 6-301 Application Submittal Requirements ▪ Section 6-302 Description of Submittal Requirements o Section 4-203 Description of Submittal Requirements as applicable o Article 7 Standards, as applicable o Section 4-202 Submittal Waivers as applicable o Section 4-118 Waivers from Standards as applicable 5 IV. SUBMITTAL REQUIREMENTS As a convenience outlined below is a list of information typically required for this type of application. Table 6-301 outlines the specific application submittal criteria. Section 6- 203.B.b(1)(i) allows the Director to determine the submission requirements for a Substantial Modification. The following list can function as a checklist for your submittal.  General Application Materials o Signed Application Form o Signed Payment Agreement Form and application fees o Proof of ownership (copy of deed, title work) and information on any lien holders. o A narrative describing the request and related information o Names and mailing addresses of properties within 200 feet of the subject property. o Mineral rights ownership for the subject property (demonstrated through a search of Clerk and Recorders database and/or Assessor database, memo attached). o If the owner is an entity or trust, a recorded Statement of Authority, authorizing a person to encumber the property. o If the applicant is a representative of the owner, a letter of authorization to represent is needed. o A copy of the Pre-application Summary needs to be submitted with the Application.  Vicinity Map including areas within approximately 3 miles.  Site Plan including topography, existing improvements, infrastructure, irrigation ditches, and significant features.  Impact Analysis.  Rezoning Justification Report  Development Agreement  Traffic Study.  Floodplain Analysis  PUD Plan  PUD Guide  PUD Map  Waste Water Facilities  Water Facilities  Fire Protection 6  Amendment Justification Report  Documentation of compliance with standards contained in Sections of Article 7, Divisions 1, 2, 3 and 4. Application formatting is recommended to address each individual section/standard.  Inclusion of Section 6-401 Development Standards within the PUD plan. Waivers from standards are subject to compliance with Section 4-118 and waivers from submittal requirements are subject to compliance with Section 4-202. Waiver requests need to be specifically requested in the submittals, with supporting justification including demonstration of compliance with the review criteria in Sections 4-118 and 4-202. As needed or for clarification of any of the above items, staff is available for additional consultation prior to submittal and/or a courtesy review of draft submittal documents. The Application submittals need to include 3 hard copies of the entire Application and 1 Digital PDF Copy on a USB Drive. Both the paper and digital copies should be split into individual sections and organized to facilitate review. 7 V. REVIEW PROCESS Staff will review the application for completeness. Referral agencies will be solicited for additional technical comments. Staff will create a report based on their review of the application and referral comments that will be presented to the Planning Commission and Board of County Commissioners at scheduled Public Hearings. Public Hearing(s): No Public Hearing, Directors Decision (with notice per code) X Planning Commission X Board of County Commissioners Board of Adjustment Planned Unit Development Re view Proce ss (Section 6-202) Step 1 : Pre-application Conference •Applicant has 6 mon ths to su bmi t application Step 2 : Application Submittal Step 3 : Completeness Review •20 bus i ness days t o rev iew •If inco mple te, 60 days to remedy deficiencies Step 4: Schedule Hearing and Provide Notice •Pub l ished, posted , and mailed to adjacent property owners within 200 feet and m i neral owners, at least 30 days but no more tha n 60 days prior to Planning Com m ission publ ic hearing Step 5 : Referral •21 day comment pe r iod Step 6 : Evalut ion by Director Step 8 : Schedule Hearing and Provide Notice •Published , post ed , an d malled to ad j ace nt property o wne rs wi t hin 200 fee t and mine ra l owners , at lea st 30 days bu t no more t han 60 days prior to BOCC pu blic hearin g Step 9 : BOCC Decision •The BOCC has 120 days from completen~s determination to approve, conditi onally approve or d e ny an appl ication •A revise d Officia l Zone District Map and PUD documents will be recorded withi n 30 calendar days o f the BOC 's approval •The applicant must begin d eve lopment within 1 ye ar from th e date of approval □ □ □ □ 8 Referral Agencies: May include but are not limited to: Garfield County Surveyor, Garfield County Road and Bridge Department, Garfield County Consulting Engineer, Garfield County Attorney’s Office, Garfield County Vegetation Manager, Garfield County Department of Environmental Health, Division of Water Resources, Fire/Rescue District, CDOT, RFTA, CGS, Town of Carbondale and the City of Glenwood Springs. VI. APPLICATION REVIEW FEES Planning Review Fees: $2,000 PUD Zoning Referral Agency Fees: $TBD Total Deposit: $2,000 (additional hours are billed at hourly rate of $80) VII. GENERAL APPLICATION PROCESSING The foregoing summary is advisory in nature only and is not binding on the County. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. This summary does not create a legal or vested right. The summary is valid for a six-month period, after which an update should be requested. The Applicant is advised that the Application submittal once accepted by the County becomes public information and will be available (including electronically) for review by the public. Proprietary information can be redacted from documents prior to submittal. Pre-application Summary Prepared by: Date 7/1/26 John Leybourne, Planner III Date 7/1/26 Glenn Hartmann, Community Development Director Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-8212 www.garfield-county.com LAND USE CHANGE PERMIT APPLICATION FORM TYPE OF APPLICATION Administrative Review Development in 100-Year Floodplain Limited Impact Review Development in 100-Year Floodplain Variance Major Impact Review Code Text Amendment Amendments to an Approved LUCP LIR MIR SUP Rezoning Zone District PUD PUD Amendment Minor Temporary Housing Facility Administrative Interpretation Vacation of a County Road/Public ROW Appeal of Administrative Interpretation Location and Extent Review Areas and Activities of State Interest Comprehensive Plan Amendment Accommodation Pursuant to Fair Housing Act Pipeline Development Variance Time Extension (also check type of original application) INVOLVED PARTIES Owner/Applicant Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ Representative (Authorization Required) Name: ________________________________________________ Phone: (______)_________________ Mailing Address: ______________________________________________________________________ City: _______________________________________ State: _______ Zip Code: ____________________ E-mail:_______________________________________________________________________________ PROJECT NAME AND LOCATION Project Name: _____________________________________________________________________________________ Assessor’s Parcel Number: ___ ___ ___ ___ - ___ ___ ___ - ___ ___ - ___ ___ ___ Physical/Street Address: ________________________________________________________________ Legal Description: ______________________________________________________________________ _____________________________________________________________________________________ Zone District: ___________________________________ Property Size (acres): __________________ cG Garfield County PROJECT DESCRIPTION REQUEST FOR WAIVERS Submission Requirements The Applicant requesting a Waiver of Submission Requirements per Section 4-202. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ Waiver of Standards The Applicant is requesting a Waiver of Standards per Section 4-118. List: Section: ______________________________ Section: _________________________________ Section: ______________________________ Section: _________________________________ I have read the statements above and have provided the required attached information which is correct and accurate to the best of my knowledge. ______________________________________________________ __________________________ Signature of Property Owner or Authorized Representative, Title Date OFFICIAL USE ONLY File Number: __ __ __ __ - __ __ __ __ Fee Paid: $_____________________________ Existing Use: ____________________________________________________________________________________ Proposed Use (From Use Table 3-403): ____________________________________________________ Description of Project: __________________________________________________________________ 1.The Decision you are appealing. 2.The date the Decision was sent as specified in the notice (date mailed). 3.The nature of the decision and the specified ground for appeal. Please cite specific code sections and/or relevant documentation to support your request. 4.The appropriate appeal fee of $250.00. 5.Please note a completed Appeal Application and fees must be received within 30 calendar days of the date of the final written Administrative Interpretation. For Appeal of Administrative Interpretation please include: \ftV 4-203.B.3 - Adjacent Property Owners Within 200 Feet Parcel: 239512124002 Owner IRONBRIDGE PROPERTY OWNERS ASSOC INC Physical Address Not available GLENWOOD SPRINGS 81601 Mailing Address PO BOX 1315 CARBONDALE, CO 81623 Land Acres 7.11199999 2024 Mill Levy 79.9180 Parcel: 239501424007 Owner IRONBRIDGE PROPERTY OWNERS ASSOCIATION, INC Physical Address Not available GLENWOOD SPRINGS 81601 Mailing Address PO BOX 1315 CARBONDALE, CO 81623 Land Acres 22.94799995 2024 Mill Levy 79.9180 Parcel: 239512124001 Owner IRONBRIDGE PROPERTY OWNERS ASSOC INC Physical Address Not available GLENWOOD SPRINGS 81601 Mailing Address PO BOX 1315 CARBONDALE, CO 81623 Land Acres 16.65600014 2024 Mill Levy 79.9180 Parcel: 239501400087 Owner GOLUBA, NICHOLAS W JR Physical Address 485 167 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address PO BOX 931 GLENWOOD SPRINGS, CO 81602 Land Acres 14.56999969 2024 Mill Levy 72.5180 Parcel: 239501400086 Owner OSTERMILLER, ROBERT D JR & LAURIE M Physical Address 329 CORYELL RIDGE RD GLENWOOD SPRINGS 81601 Mailing Address 275 MEADOW WOOD ROAD GLENWOOD SPRINGS, CO 81601 Land Acres 7.20800018 2024 Mill Levy 72.5180 Parcel: 239501400085 Owner CASTILLO, HUGO A Physical Address 327 CORYELL RIDGE RD GLENWOOD SPRINGS 81601 Mailing Address PO BOX 1477 CARBONDALE, CO 81623 Land Acres 2.50600004 2024 Mill Levy 72.5180 Parcel: 239501400137 Owner CAVERN SPRINGS MHC LLC Physical Address 5387 154 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address 2151 PRIEST BRIDGE DRIVE, SUITE 7 CROFTON, MD 21114 Land Acres 13.85000038 2024 Mill Levy 72.5180 Parcel: 239501400082 Owner K & L LLC Physical Address 5451 154 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address 108 CROWN MOUNTAIN DRIVE BASALT, CO 81621 Land Acres 0 2024 Mill Levy 72.5180 Parcel: 239328300024 Owner ROARING FORK TRANSPORTATION AUTHORITY Physical Address RAILROAD R.O.W. GLENWOOD SPRINGS 81601 Mailing Address 1340 MAIN STREET CARBONDALE, CO 81623 Land Acres 0 2024 Mill Levy 72.5180 Parcel: 239307206005 Owner HABITAT FOR HUMANITY OF THE ROARING FORK VALLEY INC Physical Address 53 CALAWAY CT GLENWOOD SPRINGS 81601 Mailing Address 53 CALAWAY COURT GLENWOOD SPRINGS, CO 81601 Land Acres 4.38500023 2024 Mill Levy 72.5180 Parcel: 239318400106 Owner GARDNER DYNASTY TRUST, DATED 7/29/2021 Physical Address 9171 82 HWY CARBONDALE 81623 Mailing Address PO BOX 1943 EAGLE, CO 81631 Land Acres 31.13999939 2024 Mill Levy 72.5180 Parcel: 239318400104 Owner JERONIMUS, MICHALEEN & MICHAEL Physical Address 9173 82 HWY CARBONDALE 81623 Mailing Address PO BOX 1318 CARBONDALE, CO 81623 Land Acres 22.14800072 2024 Mill Levy 72.5180 Parcel: 239318300366 Owner GLEASON, WALTER M ESTATE OF Physical Address 109 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address 2273 RIVER ROAD GRAND JUNCTION, CO 81505 Land Acres 120.11299896 2024 Mill Levy 79.9180 Parcel: 239318201068 Owner HOMEOWNERS ASSOCIATION AT ASPEN GLEN Physical Address Not available CARBONDALE 81623 Mailing Address 0080 BALD EAGLE WAY CARBONDALE, CO 81623 Land Acres 6.53800011 2024 Mill Levy 79.9180 Parcel: 239318201067 Owner HOMEOWNERS ASSOCIATION AT ASPEN GLEN Physical Address Not available CARBONDALE 81623 Mailing Address 0080 BALD EAGLE WAY CARBONDALE, CO 81623 Land Acres 7.24399996 2024 Mill Levy 79.9180 Parcel: 239512402001 Owner HOMEOWNERS ASSOCIATION AT ASPEN GLEN Physical Address Not available CARBONDALE 81623 Mailing Address 0080 BALD EAGLE WAY CARBONDALE, CO 81623 Land Acres 6.94299984 2024 Mill Levy 79.9180 Parcel: 239318200416 Owner ROARING FORK WATER & SANITATION DISTRICT Physical Address Not available CARBONDALE 81623 Mailing Address PO BOX 326 GLENWOOD SPRINGS, CO 81602 Land Acres 5.41699982 2024 Mill Levy 79.9180 Parcel: 239512400005 Owner SHERICK, GEORGE W & JERI L Physical Address 2550 109 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address 2550 COUNTY ROAD 109 GLENWOOD SPRINGS, CO 81601 Land Acres 7.19999981 2024 Mill Levy 72.5180 Parcel: 239512400008 Owner CLAASSEN, TERRENCE C & LARA Physical Address 650 LARIAT LN GLENWOOD SPRINGS 81601 Mailing Address 650 LARIAT LANE GLENWOOD SPRINGS, CO 81601 Land Acres 3.25999999 2024 Mill Levy 72.5180 Parcel: 239512400012 Owner JWK INVESTMENTS LTD Physical Address 1750 109 COUNTY RD GLENWOOD SPRINGS 81601 Mailing Address 1750 COUNTY ROAD 109 GLENWOOD SPRINGS, CO 81601 Land Acres 2.01999998 2024 Mill Levy 72.5180 Parcel: 239512401021 Owner CHRISTOPHER BUTLER AND STACEY Y CAMPOS Physical Address 652 LARIAT LN GLENWOOD SPRINGS Mailing Address 652 LARIAT LN GLENWOOD SPRINGS Land Acres 10.98999977 2024 Mill Levy 72.5180 4-203.B.3 - Mineral Owners and Lessees Estate of T.M. Sanders Heirs of Ella J. Chase Garfield Co unty CERTlfl CA TION OF MINERAL OWN ER RESEARCH This f o rm i s to be completed on d SCJbmitted with any application for a Land Use Ch ange Permit. Mineral inte r est s may be severed from surfa ce right inte res ts in real property. C.R.S. § 24~65 .5-101, et seq, requires noti fica tion to minera l owners when a landowner applies for an applicatio n for development from a local government. As such, the l andowne r mu st research th e cu rrent owners of minera l interests for the property. The Ga rfield Cou nty land Use and Developm ent Code of 2013 (•LUDC'') Section 4 •101{E)(l)(b)(4) requires wr itten not ice to owne rs of minera l interests in the subj ec t property in accord ance w it h C.R.S. § 24·65.5 -101, et seq, "as such owners can be identified through the record s in the office of the Cl erk and Recorde r or Assessor, or t hrough other means." This form is proof of appl ica nt's compliance with th e Colorado Revi sed Statutes and the lUOC. The undersigned applicant certifies that mineral owners have been researched for the subject property as required pursuant to C.R .S. § 24-65.5 ·101, et seq, and Section 4-101 (E)(l)(b)(4) of the Garfield County Land Use and Development Code, as amended. As a result of that research, the undersigned applicant certifies the following (Please initial on the blank line next to the statement that accurately reflects the result of research): _ I own the entire mi ne ral esta t e relati ve to th e subject property; or _ Minera ls are own ed by the pa rties listed below The narnes and addresses of an y and all mineral owners iden tified are provided below (a ttach ad dit ional pages as necessa ry): Name of Mineral Owner Malling Address of Minera l Owner Es ta t e of T.M. Sa nders Un known Heirs of Ella J. Chase Un know n Applicant's Signature Date Chad J. Lee, Laurel Quinto, and Quentin Morse 901 Grand Ave, Ste. 201 Glewood Springs, Colorado, 81601 (970)922-2122 chad@jvamlaw.com; laurel@jvamlaw.com; quentin@jvamlaw.com March 25, 2025 Via Email Garfield County Community Development c/o Glenn Hartman, Director 108 8th Street, Suite 401 Glenwood springs, Colorado 81601 Re: Harvest Roaring Fork PUD - Mineral Owner Notification Research Dear Glenn: The Garfield County Land Use Code requires the Applicant to provide notice to Mineral Owners underlying the subject property. Colorado Revised Statute § 24-65.5-103 requires that a land use applicant notify a mineral estate owner who either (1) is identified as such by the county tax assessor’s records or (2) has filed in the Clerk and Recorder a request for notification. If such records do not identify any mineral estate owners, including their addresses of record, “the applicant shall be deemed to have acted in good faith and shall not be subject to further obligations….” C.R.S. § 24-65.5-103 (2)(b). In accordance with the GCLUR and Colorado Statute, we conducted the following tasks for the Applicants’ properties, Parcel Nos. 2393-073-00-032, 2393-073-00-033, 2393- 072-00-001, 2395-014-00-161, 2393-072-00-031, and legally described in that certain Special Warranty Deed recorded March 12, 2024 in the records of Garfield County, Colorado as Reception No. 994230: 1.We spoke with Casey Lawrence at the Garfield County Assessor’s Office on March 24, 2025 who confirmed that the Assessor’s records for the respective parcels do not list any active or inactive mineral owners and that there are no separate tax accounts for mineral owners per C.R.S. § 24-65.5-103(I)(A); 11 2.We researched the Garfield County Clerk and Recorder’s index of mineral owner requests for notification per C.R.S. § 24-65.5-103(a)(I)(B) and confirmed that no mineral owner for the subject properties has filed a request for notification as of March 24, 2025; and 3.We conducted a reasonable investigation of the Garfield County Clerk and Recorder’s public records and determined that the severances are as follows: (a)A life estate in and to one half of all the net royalty payments was reserved by Gisella Fiou in deed recorded September 28, 1965 in Book 370 at Page 69 Reception No. 231765. I found obituaries for two of her sons in the local newspaper that stated that Gisella Fiou Myers had predeceased the sons. Because Gisella Fiou is now deceased, the life estate returns to the surface estate. (b)T. M. Sanders acquired a six and one-fourth percent royalty interest in the mineral estate pursuant to that certain Quitclaim Deed from Neil S. Mincer and Erven T. Larson recorded December 17, 1964 in Book 362 Page 445 Reception No. 228037. The reserved interest was not conveyed further by T. M. Sanders. T. M. Sanders a/ k/ a Thomas M.Sanders a/ k/ a Thomas Milbern Sanders passed away March 7, 1970 in Orange County, California. His will was recorded in the records of Garfield County on November 19, 1971 in Book 425 Page 1 Reception No. 251765. The will states that his wife is named Pearl M. Sanders, and that he leaves two children David R. Sanders and Marva Sanders Brown. Lucile M. Johnson was appointed as trustee. There are no deeds either to any of the above parties or out from any of them which means that the reservation was not conveyed further. (c)Ella J. Chase reserved an undivided one-fiftieth of all oil and gas under portions of the subject property in that certain Warranty Deed, recorded June 12, 1951 Book 258 Page 594 Reception No. 176326. There is no recorded document conveying Ms. Chase’s interest away in the Garfield County Records. Ella J. Chase passed away in Iowa on April 10, 1964 and her will was recorded in Garfield County on February 24, 1965 in Book 364 Page 143 Reception No. 228828. She left any real property to her niece Gladys Zook Smith. There are no deeds to or from Gladys Zook Smith which refer to the reserved mineral interest. (d)In 2011 Carbondale Investments, LLC (CI) purported to reserve part of the mineral estate to itself in that certain Correction Deed recorded June 22, 2011 as Reception No. 804201. At the same time, Carbondale Investments reserved a portion of the mineral estate in that certain Correction Deed to Garfield County Commercial Investments recorded June 22, 2011 as Reception No. 804202. However, in 2024 both of these entities 12 conveyed their interest in the property without reservation to Harvest Roaring Fork, LLC in that certain Bargain and Sale Deed recorded March 12, 2024 as Reception No. 994231. Therefore, CI and GCCI’s interest in the mineral estate merged with the surface estate. This satisfies Applicants’ obligation under the applicable Colorado statute, and no mineral owner notification is required. Best regards, JVAM PLLC By: Chad Lee Partner 13 Fee Agreement ce Garfield County PAYMENT AG REEMENT FORM GARF IELD CO UNTY ("CO UNTY') an d Property Owner ('APPLICANT") Harvest Roaring Fork, LLC ------------------------------agree as follows : 1. The Appl ica nt has submitted to t he County an applica tio n for the fo llowing Project: __ _ Harvest Roaring Fork PUO Substantial Amendment 2. The Ap plicant understands an d agrees that Garfield County Resolution No. 2014-60, as amended, esta blishes a fee schedu le for each type application, and th e guidelines fo r the adminis tration of the fee stru ctu re. 3. The Applicant and the County agree that because of the size, nature or scope of the proposed project, it is not possible at this tim e to ascertain the full extent of the costs invo lved in processing t he appli cation. The Appl ica nt agrees to make payment of the Base Fee, estab lished for the Project, and to thereafte r perm it add itional costs to be bill ed to the Applicant. The Appl icant agrees to make additional payments upon notification by th e County, when they are necessary, as costs are incu rred . 4. The Base Fee shall be in addition to and exclu sive of any cost for public.ation or cost o f consulting service determined necessary by the Board of County Commissioners for th e conside ration of an appli cation or additi onal County staff time or e xpense not cove red by the Base Fee. If actual recorded cost s e xceed the initial Base Fee, the Applicant sha ll p ay additional b illings to the County to reimburse the Cou nty for the processing of the Project. The Applicant ac knowledges that all billing sha ll be paid prior to the fina l consid eration by the County of any land Use Change or Division of Land. I here by agree to pay all fees re lated to thi s application: Billing Contac t Person : Timothy Colla rt Ph one: (2 1 4 )5781314 Bi lling Contact Address: 909 Lake Carolyn Parkway Suite 150 City: Irving State: TX ZipCode:_7_5_0_3_9 __ _ Billing contact Email: timcoltart@realtycapital.com uthorized to Sign: Timothy Coltart 11 /4/2024 (Oate) 4-203.B.2 - Ownership Information Proof of Ownership Harvest Roaring Fork, LLC purchased parcels 239307200031, 239501400161, 239307300032, 239307200001 and 239307300033 in March 2024. See attached Title Commitment attached as Exhibit Q to this application. 4-203.B - Project Description Harvest Roaring Fork, LLC, (Harvest) consists of parcels 239307200031, 239501400161, 239307300032, 239307200001, and 239307300033, located in The Roaring Fork valley in Garfield County totaling >283 acres. The project site includes a mile of frontage along the Roaring Fork River to the west and a mile along the Rio Grande Trail, and Highway 82 to the east, providing both natural amenities and access to recreational corridors. The Roaring Fork conservancy holds a 54- acre easement on the property along The Roaring Fork River and Cattle Creek. Apart from the land and vegetation that’s been protected from the easement, the property was denuded in 2005, leaving the property in poor condition. As part of the development, restoration efforts will focus on reestablishing native vegetation and enhancing the riparian areas during development phases. The PUD application includes the Harvest PUD Guide, which will govern the future development of this community. This guide establishes zoning for each neighborhood within Harvest, setting forth specific regulations, development standards, use restrictions, and density limits for each neighborhood. The PUD Guide will serve as the regulatory framework guiding the community’s growth and ensuring alignment with Garfield County’s vision for balanced, responsible development. This mixed-use community is thoughtfully designed to meet Garfield County’s housing, environmental, and economic needs. It will include a mix of residential unit types, open space, and preserved natural areas, integrating neighborhood-serving amenities for a walkable and inviting community. With more than 25% of the land dedicated to conservation, open spaces, and trail networks, Harvest emphasizes environmental stewardship and community connectivity. For more information see the project narrative, attached as Exhibit A to this application. Ga,:fi.eld County STAT EMENT O F AUTH OR ITY Pul'Suant to C.R.S. §38·30•172, t he undersigned executes this Statement of Autho rity on behalf of H.iivosl Roaring Fork. a Limited Uabillly Company (corpora ti on:, limi ted l iabilrty company, genera l partnershi p, registered l imited liability partnership, r egi ster ed limited liability l imited partnershi p, limited pa rtnership association, govemment agency, !rust or other), an entity other than a,, i nd ividual, capable of holding t itle to r ea l property (the "Entity"), and states as follows: The name of the Entity i s ~Ha::::""":::::'c.:R.::o:::•:.:""c.9<:Fc:o::•::••c:'::'-=c------------------~ and is formed under t he l aws o f ________________________ _ The mailing address for the Entity is 909 Lake Catoiyn P;:i(t(way Suite 150 Irvin~. TX 75039 The name and/or position of th e person authorized to execute Instruments conveying, encumbering, or otherwJS(' affe<ting title to real property on behalf of the Enti ty i s _T __ ;mo=thy"--C'-'o'--'""'=-------- The l imitations upon the authority o f the person named above or holding the position descri bed above to bi nd the Entity are as follows {if no limitations, i nsert "None .. ): a":::"""=----------- Other matter s concerning the m anner in whi ch the Entity deals w ith any inte rest in real property are (if no other ma tter, l eave this sectio n blank): _____________________ _ EXE CUTED this ~ day o f a°""=:::b•::'-------~ 20~. s;snaturc: di Name (pri nted): 0T;c;"'°=""=C:::ol:::l•::.rt:.._ _______ _ Ti tle (if any): lf..~e,-1 STATE OF 0T.::•x::•:::• _____ _,l JSS. COUN TYOF 0D:::•~na:;:sc...._ ____ _,J The foregoi ng instrument was acknowl edged before me this~ day of 0O..::01:;:obe<=----~ 20~ by Timothy Cohan on beha lf of HalVOOt Roaring Fork a limited Liability Company Witness my hand and official seal. My commission exp i res : 0\·17 · 2.5 __ _ (Oatel H ElAINE BROWN Notaty P\Jblle.Sll:lte off.us C,o,wa.~ 00.17.28 Notwy ID 133$3999-3 4-203.C - Vicinity Map Article 4: Application and Review Procedures. 4-203.D - Site Plan See the PUD Plan map in the attached PUD guide included as Exhibit D to this application. 4-203.E – Grading and Drainage Plans Refer to Sopris Engineering’s report attached as Exhibit E to this application. 4-203.F – Landscape Plan Refer to the PUD guide for landscape requirements attached as Exhibit D to this application. 4-203.G - Impact Analysis Refer to the Impact Analysis, Exhibit J, and Sopris Engineering Engineer’s Report attached as Exhibit E to this application. 4-203.H - Rezoning Justification Report A Rezoning Justification Report has been provided by JVAM and is included as Exhibit C to this Application. 4-203.I – Statement of Appeal Not applicable 4-203.J - Development Agreement A draft Development Agreement is included as part of the Harvest Roaring Fork PUD Application and is attached as Exhibit G to this Application. 4-203.L - Traffic Study Kimley Horn has prepared a Harvest Traffic Assessment that is attached as Exhibit I. 4-203.M – Water Supply Distribution Plan See attached letter from Waterlaw, Exhibit K, and Sopris Engineering’s Engineer Report, Exhibit E. 4-203.M – Wastewater Management and System Plan See attached Sopris Engineering Engineers Report, Exhibit E to this application. 4-203.O - Floodplain Analysis The floodplain analysis is included in Sopris’ Engineering Report, Exhibit E, a map is included and discussed in the Impact Analysis, Exhibit J included in this application. Article 6: Planned Unit Developments 6-202.C - Review Criteria 1.Purpose and Applicability. The PUD meets the purpose and applicability of this Code, as provided in section 6-101.A. and B. See Conformance with the Comprehensive Plan letter included as Exhibit B to this Application. 2.Development Standards. The PUD meets the Development Standards as provided in section 6-401. 6-401. A. Permitted Uses 6-401. B. Off-Street Parking 6-401. C. Density 6-401. D. Housing Types 6-401. E. Transportation and Circulation System 6-401. F. Recreational Amenities 6-401. G. Building Height 6-401. H. Lots 6-401. I. Phasing The above Standards have been addressed in the PUD Guide included as Exhibit D to this application. 3.Standards, Article 7. The PUD meets the standards within Article 7, Division 1, excluding 7-101. 7-101. The Land Use Change shall comply with Article 3, Zoning, including any applicable zone district use restrictions and regulations. Refer to the Rezoning Justification report prepared by JVAM attached as Exhibit C to this Application. 4.Rezoning Criteria. The PUD meets the Rezoning Review Criteria in section 4-113.C. Refer to the Rezoning Justification report prepared by JVAM attached as Exhibit C to this Application. 5.Established Zoning Standards. The PUD Plan adequately establishes uses and standards governing the development, density, and intensity of land use by means of dimensional or other standards Refer to the PUD guide attached as Exhibit D to this application. 6-301 – Application Materials Harvest complies. See attached Exhibits and below. 6-302 – Description of Submittal Requirements 6-302 A.1. PUD Plan 1.a. General project concept and purpose of the request See Section 4-203.B, Project Description and refer to Project Narrative attached as Exhibit A to this application. 1.b. Explanation of how the PUD is in general conformance with the Comprehensive Plan See JVAM Conformance with the Comprehensive Plan letter included as Exhibit B to this Application. 1.c. Description of how the proposed development departs from the otherwise applicable standards of this Code but meets the intent and purpose of this Article The PUD approach allows greater design flexibility than the Residential Suburban base zone enabling a thoughtful response to local housing, environmental, and community needs. This application complies with the proposed zoning standards as detailed in the Harvest PUD guide, aligning with Garfield County's Comprehensive Plan. 1.d. Relationship of the proposed PUD development to the existing land uses and adjacent property land uses With a mile of frontage along the Roaring Fork River to the west and another mile along the Rio Grande Trail to the east, the Harvest Roaring Fork PUD will blend residential and community spaces with preserved natural areas, creating a thoughtful relationship with the surrounding land uses. A 54-acre easement along the river and Cattle Creek demonstrates our commitment to stewardship, conservation, and community engagement, fostering a relationship with nature alongside development. Additionally, Harvest will provide water to neighboring properties to the north and be a considerate neighbor by preserving view corridors. This balanced integration of land use and open space aligns with Garfield County's goals for responsible growth and sustainable community development. 1.e. Phasing and timing for the proposed development including the start and completion date of construction of each phase See Harvest PUD Phasing Plan letter included as Exhibit F to this Application. A.2. PUD Plan 2.a. Method and calculation used to determine overall project and specific use type densities. See the attached PUD Guide, Exhibit D, for specific use type densities and floor area calculations. 2.b. The PUD shall demonstrate how common wastewater facilities will be controlled or governed by the future owners within the PUD See the attached engineering report provided by Sopris Engineering for discussion on wastewater facilities and how these will be governed or controlled by future owners within the PUD. 2.c. The PUD shall demonstrate how common water facilities will be controlled or governed by the future owners within the PUD See the attached engineering report provided by Sopris Engineering for discussion on water facilities and how these will be governed or controlled by future owners within the PUD. . 2.d. Method of adequately providing other necessary public utilities See the attached engineering report provided by Sopris Engineering for discussion on public utilities. 2.e. Type or method of fire protection Fire Protection is provided by Carbondale Fire District. We have discussed in detail with the Carbondale Fire District including street types and facilities to serve the community. 2.f. Description of whom or what entity shall be responsible for the provision of and payment for any facilities available to the community, including but not limited to open space, common areas, and structures The open spaces, common areas, and community facilities within Harvest will be governed and maintained by a Property Owners Association which will be established prior to the filing of the final plat. 2.g. Discussion of impacts on County services, schools, town services and any other unique operation that may be pertinent to a review of the proposed zone change and methods for mitigation Sopris Engineering has provided an Engineering Report that is included as Exhibit E to this Application. 2.h. Documentation showing legal access or documentation demonstrating the likelihood of achieving legal access See attached Harvest Traffic Assessment, Exhibit I, prepared by Kimley Horn and engineer report, Exhibit E. Additionally, see attached two CDOT access permits and their extensions. A.3. PUD Map 3.The intent of this application is to establish a form-based code within the Harvest PUD Guide. This guide will serve as a set of rules for the property, allowing the planning staff to use these standards as a framework for evaluating and approving future development within the PUD. The PUD Plan Map is included in the PUD, attached as Exhibit D to this application. A.4. PUD Plan Guide 4.The Harvest PUD Guide is included as Exhibit D to this application. The PUD addresses regulations and standards, landscape guidelines, and signage standards. 6-302.B - Amendment Justification Report Not Applicable 6-401 Development Standards Permitted uses, standards, parking, housing types, transportation, heights, and amenities within the community are compatible with both the underlying zone district and the Garfield County Comprehensive Plan, as detailed in the PUD Guide attached as Exhibit D to the application. Article 7: Standards Article 7, Division 1. General Approval Standards 7-101. Zone District Use Regulations The Harvest PUD complies with Article 3 Zoning regulations, ensuring that all proposed land use changes align with applicable zone district restrictions and standards. The PUD zoning for Harvest is specifically tailored to allow a flexible yet compliant mix of residential, commercial, and open space uses within the designated parameters, ensuring adherence to both current zoning requirements and the broader goals of the Garfield County land use code. 7-102. Comprehensive Plan and Intergovernmental Refer to Comprehensive Plan Analysis attached as Exhibit B to the application. The proposed Land Use Change is in general conformance with the Garfield County Comprehensive Plan and complies with applicable intergovernmental agreements. 7-103. Compatibility The nature, scale, and intensity of the Harvest PUD are designed to be fully compatible with adjacent land uses. Additionally, Comprehensive Plan Analysis has been addressed by JVAM and is included as Exhibit B to this Application. 7-104. Source of Water See attached water supply letter completed by Waterlaw, Exhibit K, and engineering report completed by Sopris Engineering, Exhibit E. 7-105. Central Water Distribution and Wastewater Systems See attached engineering report completed by Sopris Engineering, Exhibit E. 7-106. Public Utilities See attached engineering report completed by Sopris Engineering, Exhibit E, along with the Impact Analysis, Exhibit J, attached in this application. 7-107. Access and Roadways Kimley Horn has prepared a Harvest Traffic Assessment that is attached as Exhibit I. 7-108. Use of Land Subject to Natural Hazards See attached Impact Analysis report attached as Exhibit J. 7-109. Fire Protection Per the Colorado Forest Atlas, the Harvest site has a low to moderate fire intensity rating. Fire Protection is provided by Carbondale Fire District. We have discussed in detail with the Carbondale Fire District including street types and facilities to serve the community. Please see Exhibit T, a letter from Carbondale Fire District with more information. Article 7, Division 2. General Resource Protection Standards 7-201. Agricultural Lands Harvest is located on land zoned as Residential Suburban and is not designated as agricultural land. Harvest Roaring Fork will maintain any required setbacks, dust control, and drainage measures as necessary to minimize potential impacts on surrounding agricultural lands and protect local water resources. 7-202. Wildlife Habitat Areas The Harvest community is committed to minimizing impacts on wildlife habitat areas. The project team has consulted various wildlife consultants, including our Roaring Fork Conservancy partners, as it pertains to their 54-acre easement on the property. Visual and sound buffers, including topographic and vegetative screening, will be established to protect habitat areas. Protective covenants will be created at final plat in alignment with the LUDC and the Roaring Fork Conservancy easement. These measures align and comply with Garfield County’s resource protection standards for wildlife. Refer to the Colorado Wildlife Science report attached as Exhibit H, along with the PUD guide included with this application. 7-203. Protection of Waterbodies. The Harvest community complies with setback requirements by maintaining a 35-foot minimum setback from the Typical and Ordinary High-Water Mark (TOHWM) along all applicable waterbodies. We have coordinated with the Army Corps of Engineers for necessary permits and approvals. Refer to the attached Sopris Engineering Engineers Report, Exhibit E and Waterlaw Water Supply Letter, Exhibit K. 7-204. Drainage and Erosion. The Harvest community is in compliance with the Garfield County code regarding drainage and erosion control, as outlined in the Sopris Engineering Report, Exhibit E, attached as to this application. 7-205. Environmental Quality. All land use changes will ensure that air quality is maintained at acceptable levels as established by the Colorado Air Pollution Control Division. Additionally, hazardous materials will be stored and used in accordance with applicable State and Federal hazardous materials regulations to maintain water quality. 7-206. Wildfire Hazards. The community is listed as low-moderate for fire intensity in the Colorado Forest Atlas. Additionally, roof materials will be made of noncombustible materials or other materials recommended by the local fire agency. See PUD guide for roofing materials used within the community. Harvest Property Location and Wildfire Risk 7-207. Natural and Geologic Hazards. Refer to the attached engineering report completed by Sopris Engineering for further details on compliance with these standards. 7-208. Reclamation We are coordinating with the Colorado Department of Transportation and the Roaring Fork Transportation Authority for necessary access approvals. A noxious weed management plan is in place, as outlined in the Eco-Right Solutions letter provided as Exhibit P to the application. Additionally, the site will be reclaimed progressively as development advances, ensuring that disturbed areas are restored in accordance with Garfield County standards. The timing and phasing of reclamation will align with the approval of final plats and/or individual phases of the project. Article 7, Division 3. Site Planning and Development Standards. 7-301. Compatible Design. The development prioritizes thoughtful site organization, addressing the relationship to streets and lots, pedestrian and vehicular access, parking, and connections to common areas. General Comprehensive Plan Analysis has been addressed by JVAM and is included as Exhibit B to this application. The PUD Guide, attached as Exhibit D, provides detailed standards for site organization, buffering, and operational compatibility to guide the future development of the property. ' :,. ,..,, ....... j, .. ~ ,u.~~ .,J ··• . ' ..... _ Fire Intensity Scale Lowest Intensity Low Intensity ■ Moderate In tensity ■ High Intensity Counties □ □ 7-302. Off-Street Parking and Loading Standards Refer to the Harvest PUD guide attached as Exhibit D for parking and loading standards. 7-303. Landscape Standards Refer to the wildlife study performed by Colorado Wildlife Science, Exhibit H, the noxious weed management plan by Eco-Right solutions, Exhibit P, and the PUD guide provided as Exhibit D. 7-304. Lighting Standards The Harvest community will adhere to lighting standards designed to protect the rural character of Garfield County and minimize the impacts of light pollution. Refer to the PUD guide attached as Exhibit D to this application for more details regarding lighting standards. 7-305. Snow Storage Standards Harvest will comply with all snow storage standards as outlined in the LUDC. 7-306. Trail and Walkway Standards The Harvest community will comply with all trail and walkway standards, with a strong focus on connectivity and accessibility. The trail network is a key amenity for residents, promoting active transportation and recreation. Additionally, the Rio Grande Trail runs the length of the property, offering a valuable connection for future residents to enjoy. Refer to the PUD guide attached as Exhibit D for additional information regarding the trail network. Article 7, Division 4. Subdivision Standards and Design Specifications. 7-401. General Subdivision Standards. The Harvest community will conform to all subdivision standards, including the establishment of a POA with appropriate covenants that complies with Garfield County code and the Roaring Fork conservation easement. Please see Exhibit S, attached to this application. The developable property is not located in the floodplain; please refer to the Sopris Engineering Engineer’s Report, Exhibit E, for a floodplain analysis. 7-402. Subdivision Lots. Please refer to the attached PUD guide as Exhibit D for conformance to subdivision lots. 7-403. Survey Monuments. The Harvest development will comply with all survey monument requirements as outlined by C.R.S. §§ 38-51-104 and 38-51-105. 7-404. School Land Dedication. The Harvest development will comply with school land dedication requirements. If land dedication is not feasible, we will provide the required payment-in-lieu to the appropriate school district as specified. Please see the attached Exhibit N, which includes the impact on the school district and the Safe Routes to Schools Map. 7-405. Road Impact Fees. The Harvest project is located within the East Benefit Area. See development agreement, Exhibit G attached to this application, regarding road impact fees. Article 8: Inclusionary Zoning for Housing Harvest will comply with Article 8 standards. Please see attached Exhibit R for Harvest Roaring Fork’s affordable housing plan. Exhibits A B C D E F G H I J K L M N O P Q R S T U V W Harvest Village Project Narrative Comprehensive Plan Analysis Rezoning Justification Report Harvest Village Planned Unit Development Guide Sopris Engineering Engineer Report Phasing Plan Development Agreement Colorado Wildlife Science, LLC Ecological Assessment of Property Kimley Horn Harvest Village Traffic Assessment Impact Analysis Waterlaw Water Supply Letter Not Applicable RFTA Crossings Safe Routes to Schools Map Conservation and Sustainability Noxious Weed Compliance Title Commitments Affordable Housing Plan Funding of the Common Use Areas Carbondale & Rural Fire District Letter Kimley Horn Multi-Modal Study Illustrative Site Plans Workforce / Deed Restricted Housing Estimates as of March 2026 Exhibit A Harvest Village Project Narrative Contents A.PURPOSE ................................................................................................................. 2 B.PREAMBLE ............................................................................................................... 2 C.FUTURE LAND USE DESIGNATION ................................................................................ 3 D.URBAN GROWTH AREAS (UGA) & INTERGOVERNMENTAL COORDINATION ....................... 3 E.HOUSING ................................................................................................................. 3 F.TRANSPORTATION ..................................................................................................... 4 G.ECONOMICS, EMPLOYMENT, AND TOURISM ................................................................ 5 H.RECREATION, OPEN SPACE, AND TRAILS ....................................................................... 6 I.AGRICULTURE ........................................................................................................... 6 J.WATER AND SEWER SERVICES .................................................................................... 7 K.NATURAL RESOURCES, HABITAT, AND WILDLIFE ............................................................ 7 L.RENEWABLE ENERGY ................................................................................................. 7 A.PURPOSE The purpose of this project narraLve is to describe the alignment of the Harvest Village (Harvest) Planned Unit Development and Garfield County’s Comprehensive Plan 2030 (the “Comp Plan”). The relevant goals and strategies within the Comp Plan are studied closely in this narraLve, providing criLcal insights into the project-specific opportuniLes that Harvest offers. In the interest of providing a succinct and clear message, this narraLve is designed to be read in conjuncLon with the Comp Plan and the Comprehensive Plan Report a^ached as Exhibit B. The chapters and secLons with the greatest relevance to the project are commented on with greater detail, while the less applicable chapters and secLons are briefly discussed or excluded from this narraLve enLrely. B.PREAMBLE Harvest is a 283-acre Planned Unit Development (PUD) designed to address Garfield County's housing shortage while preserving some of the most disLnct characterisLcs and exisLng natural landscapes. The project proposes a variety of neighborhoods and housing types to meet the growing demand, reduce exiLng commute Lmes, and enhance the quality of life for residents. By focusing on the "missing middle" demographic, including workforce employees, young professionals, families, service workers, seniors, and outdoor enthusiasts, Harvest aims to provide affordable, sustainable housing opLons for diverse groups essenLal to the local economy. The development team recognizes the opportunity for Harvest to make a substanLal impact on the current housing crisis and proposes implemenLng standards that go above and beyond the County’s current requirements. Strategically located between Carbondale and Glenwood Springs, the development efficiently uses exisLng infrastructure, minimizes environmental impact, and supports the county's vision for responsible growth. The design incorporates input from local stakeholders and wildlife groups, dedicaLng over 25% of the land to conservaLon, open spaces, and trails throughout the project and along the Roaring Fork River. These features promote pedestrian connecLvity, reduce traffic congesLon, and support outdoor acLviLes. Key design features include compact homes that reduce material use and environmental impact, efficient construcLon methods to minimize waste, and innovaLve storage soluLons to opLmize living space. The project also emphasizes community-centered open spaces with naLve plant landscaping and shared green spaces, fostering social interacLon and environmental stewardship. The 54-acre conservaLon easement will protect natural habitats, support biodiversity, and provide residents with access to nature for recreaLon and educaLon. Harvest’s commitment to sustainability and smart growth aligns with the goals of Garfield County’s Comprehensive Plan 2030, offering a balanced soluLon to the housing crisis while preserving the region's unique landscape and character. C. FUTURE LAND USE DESIGNATION The Garfield County Comprehensive Plan 2030 designates the Harvest property as ResidenLal High (RH), with a density range from 1 dwelling unit per 7,500 sq. m. (5.8 units per acre) to 1 unit per 2 acres. This density was determined based on public benefits such as affordable housing, diverse housing types, parks, energy conservaLon, fiscal impacts, and community needs like schools and open space. D. URBAN GROWTH AREAS (UGA) & INTERGOVERNMENTAL COORDINATION Although these policies primarily apply to local governments, the development team has acLvely engaged with the public, local shareholders, and the municipaliLes of Carbondale and Glenwood Springs, and have incorporated their feedback into the planning process. AddiLonally, Harvest is coordinaLng water and sewer service with the Roaring Fork Water and SanitaLon District, as supported by the a^ached "will-serve" le^ers regarding the project. Policy 1: Growth in UGA and within 3-Mile Areas of Influence should be closely coordinated with the affected municipality. With the property located between the 3-Mile Areas of Influence of Glenwood Springs and Carbondale, the development team has proacLvely engaged with leaders from each community and will conLnue to collaborate with them through Garfield County’s referral and enLtlement process. Policy 2: Development adjacent to neighboring municipaliGes should aHempt to minimize impacts on municipaliGes and should not do irreparable harm to exisGng thriving economies including exisGng businesses within the neighboring municipaliGes and unincorporated areas Since the Harvest District has no direct municipal street connecLons, the project's street plan should have minimal impact on surrounding municipaliLes' thoroughfare plans. The development will align with local land use plans to ensure consistency. The primary benefit to neighboring municipaliLes will be the addiLon of a broader range of workforce housing opLons, which will support local businesses while a^racLng and retaining employees, sponsoring the growth of Garfield County as contemplated in the Comp Plan. In addiLon, the improved water and sewer service will extend to neighboring development operaLng on outdated and inefficient uLlity systems including the opportunity to provide reliable water service to the Carbondale Rural & Fire ProtecLon facility. E. HOUSING Harvest is designed to help address numerous key issues outlined in SecLon 2 of the Comp Plan. Each of the most applicable policies are studied in greater detail below. Policy 1: Ensure that current land use planning objecGves promote affordable housing. The proposed project introduces innovaLve land use concepts to create a high-quality, livable community focused on workforce and affordable housing. The PUD standards call for addiLonal dwelling units on the expansive property, consistent with the Comprehensive Plan's density guidelines. It also proposes flexible development standards, including potenLal density and height bonuses and modified parking requirements to encourage the inclusion of affordable and workforce housing as supported by the Comp Plan. Modified parking requirements are due to pedestrian-friendly design of the neighborhoods, which encourages the residents to walk or ride a bike to the commercial uses. Policy 2: Encourage affordable workforce housing to be located near regional centers. The tract's central locaLon between the Roaring Fork Valley's two main regional centers makes it a^racLve for both market-rate and deed-restricted housing units. This will allow a more significant porLon of the workforce to live within the valley, reducing the need for workers to commute from western Garfield County through Glenwood Springs. As a result, traffic engineers have agreed that the development will help alleviate congesLon in Glenwood Springs and along the I-70 corridor, promoLng a more sustainable transportaLon dynamic. Policy 5: Assure that adequate housing opGons for Senior CiGzens are available. The Harvest community includes 2 neighborhoods with opLons for senior housing. The proposed Planned Unit Development (PUD) will provide a range of housing opLons, including market-rate, affordable, a^ainable, and deed-restricted units. This iniLaLve ensures diverse housing soluLons, with opLons specifically designed to meet the needs of senior ciLzens, offering accessible and comfortable living environments. F. TRANSPORTATION Harvest is highly unusual when considering the amount of workforce housing that is being proposed in such close proximity to exisLng employment centers, uLliLes, and transportaLon networks. No other undeveloped land parcel has the same degree of potenLal to alleviate traffic congesLon. Through significant consultaLon with CDOT, the Harvest project will also provide significant safety improvements to Highway 82 through a unique combinaLon of limited access opLons combined with a protected U-turn that will facilitate traffic movements along the projects frontage. Policy 1: Ensure that county roads are constructed and maintained on a safe, and fiscally sustainable basis. The proposed project directs development to areas that minimize strain on county infrastructure, freeing up resources for other needs in Garfield County. A key benefit to the County’s transportaLon system will be the creaLon of housing for a large porLon of the workforce, reducing daily commutes and traffic on Highway 82, through Glenwood Springs, and across the Colorado River Basin. In combinaLon with Harvest’s pedestrian-oriented community design, this could help reduce the frequency of road repairs and the overall long-term infrastructure expense for the County, while increasing commuter safety. Policy 2: Support public transit services as well as alternaGve modes of transportaGon, when and where feasible. The project should include mulLple entry points to the RFTA Rio Grande Trail, which is designed to provide residents with ease of access to the nearby RFTA transit stops. G. ECONOMICS, EMPLOYMENT, AND TOURISM Harvest complies with and advances several of the policies and strategies outlined in SecLon 4 of the Comp Plan. This mulL-billion-dollar project has the potenLal to diversify Garfield County’s economy, strengthen current employment opportuniLes while generaLng new jobs, and both directly and indirectly support the County’s tourism industry. Policy 2: The county recognizes that the tourism industry is an important part of the regional economy and the county recognizes that the tourism industry is enhanced by: (1) open space and scenic vistas; (2) public trails and other recreaGonal opportuniGes; (3) public access to public lands; (4) a healthy environment and habitats for hunGng and fishing; (5) green belts and open area between communiGes; (6) clean air and water; and, (7) local foods and local produce. The proposed project prioriLzes preserving open vistas and key viewsheds for the public, including those from Highway 82, the Roaring Fork River, and the Rio Grande Trail, which are valuable to both residents and visitors. To protect the area’s natural beauty and ecological integrity, 54 acres along the river are designated as a conservaLon easement, complemented by addiLonal parkland along Ca^le Creek and a small farm on Highway 82. Building heights along Highway 82 are limited based on topography and sightlines to protect views of the valley and mountains. Located outside of municipal boundaries, the project increases housing availability without adding density to exisLng municipaliLes, preserving the community character that tourists so frequently choose to visit. Policy 4: Strengthen Garfield County’s economic resiliency for employment and income generaGon by conGnuing to diversify the economy. Harvest is poised to generate substanLal job opportuniLes, both during construcLon and in long- term employment, directly benefiLng the local community. By offering up to 50,000 square feet of centrally located commercial space, the project will a^ract new offices, shops, and restaurants that will diversify Garfield County's economy. Moreover, Harvest's commitment to expanding the County’s workforce housing supply will further strengthen its role as a catalyst for sustainable, broad-based economic growth. H. RECREATION, OPEN SPACE, AND TRAILS RecreaLon, open spaces, and trails are fundamental to the PUD, with the development plan including eleven disLnct types of open space that support conservaLon and offer a variety of recreaLonal opportuniLes. Diverse recreaLonal faciliLes and conservaLon areas help create a cohesive community that enhances the quality of life for all ages. Policy 1: Where appropriate, new residenGal development should provide recreaGon opportuniGes for residents that are appropriate to the density and type of development or that contributes land and/or funding to county-wide trail and recreaGon system. Large developments should provide recreaGonal/transportaGon faciliGes internal to the development and connecGons to external recreaGonal/transportaGon faciliGes as appropriate. The 283-acre Harvest property will feature several miles of new trails, providing improved pedestrian access to transit stops, employment hubs, and nature. Low-impact ameniLes, such as benches, playgrounds, and lawns are thoughnully incorporated to create an engaging recreaLonal environment that advances the objecLve of this policy. Policy 5: Promote public health and well-being through the promoGon and support of recreaGonal faciliGes. Over 25% of Harvest is dedicated to open space, with at least 5% of each neighborhood reserved for green areas. By linking all eleven types of open spaces with trails, Harvest encourages residents and the public to reduce their reliance on vehicles, fostering a healthier, more acLve lifestyle while enhancing connecLvity throughout the community. I. AGRICULTURE In this predominantly residenLal development, land along State Highway 82 will be dedicated as a community farm, honoring the Roaring Fork Valley's agricultural heritage. The iconic red barn, torn down by a previous development, will become the centerpiece of this space, located near the Rio Grande Trail and the village center. This farm will provide residents with access to fresh produce, foster community engagement, and offer educaLonal opportuniLes in sustainable agriculture. While the farm may not directly impact the broader agricultural industry, it significantly enhances residents' quality of life by promoLng healthy, collaboraLve pracLces and environmental awareness. By integraLng agriculture into the development, the project highlights the value of producLve green spaces in urban living, enriching community well-being and underscoring a commitment to sustainable, innovaLve planning. J. WATER AND SEWER SERVICES The project is within the Roaring Fork Water and SanitaLon District’s service area and holds significant water rights, ensuring minimal impact on other properLes in the valley. The District has the capacity to meet the community’s needs. To promote water conservaLon, the homeowners’ associaLon will further regulate irrigaLon systems by encouraging naLve plants around buildings, limiLng rear yard sizes, and preserving ample public open space. Building design guidelines, enforced through the homeowner’s associaLon and deed restricLons, will also incorporate water-saving strategies, including compliance with municipal conservaLon standards. These measures will encourage sustainable water use and align with the project’s broader environmental goals. K. NATURAL RESOURCES, HABITAT, AND WILDLIFE The development incorporates measures to safeguard criLcal wildlife habitats by establishing a designated buffer zone between the river conservaLon easement areas and the developed areas. This buffer is designed to minimize potenLal conflicts and help protect sensiLve wildlife habitats. The riverbank habitat is more than a mile along the Roaring Fork River, with an average width of over 300 feet. A wildlife expert has idenLfied probable wildlife movements, which have been integrated into the project’s design through the strategic placement of green belts and linear parks. These elements are intended to facilitate wildlife movement and enhance habitat connecLvity, thereby supporLng the ecological integrity of the area. Most of the 283-acre property outside of the conservaLon easement area has been disturbed by a previous developer who stripped and stockpiled the topsoil in preparaLon for development. While this previous project did not materialize, the stockpiled soil remains, and the stripped areas have yet to be revegetated. Harvest will work to reclaim these disturbed areas of land as each neighborhood is developed. L. RENEWABLE ENERGY While the project is not ideally suited for energy generaLon through renewable sources such as solar or wind, energy conservaLon will be a key consideraLon in the development of individual buildings. To this end, the project will establish certain standards that may include the use of LED lighLng, Energy Star-rated appliances, and minimum efficiency standards for building envelopes. Although these requirements will need to be balanced with the objecLve of maintaining affordability, they will be effecLvely addressed within the design guidelines to ensure that sustainability measures are incorporated into the project. Exhibit B Comprehensive Plan Analysis Page 1 of 11 HARVEST VILLAGE PUD COMPREHENSIVE PLAN ANALYSIS MAY 7, 2026 A.Consistency with Garfield County Comprehensive Plan The general purpose of PUD zoning is to permit greater design flexibility than is allowed by the base zone district or subdivision regulations, as those objectives are identified in the Planned Unit Development Act of 1972, C.R.S. § 24 -67-101, et seq. The Harvest Village PUD (“Harvest PUD”) is in general conformance with the Garfield County Comprehensive Plan as required by Article 6-101 of the LUDC. As the County recognizes, the LUDC requires “general” conformance with the Comprehensive Plan. 1.Vision For Garfield County “Garfield County is dedicated to managing growth to dedicated Urban Growth Areas and other areas that can accommodate growth cost effectively, in order to create thriving communities while promoting a diverse, sustainable and healthy economy, protecting wil dlife, maintain or improving the quality of our natural environment, and preserving the county’s rural and western heritage.” (GarCo Comp Plan, Page 9). “Most new growth should occur in areas that have or can easily be served by urban services.” From this simple, yet fundamental directive, the Garfield County Comprehensive Plan contains direction for growth in various areas, including specific directives for growth in unincorporated areas with access to urban services. Various growth plans on the parcel have been considered over the past two decades, and the parcel has been graded and scraped of native vegetation by a prior owner in the recent past. Most of the topsoil has been removed or stockpiled, rendering the property unusable for agriculture without significant investment. Based on the economics, no farmer or rancher could justify the cost to rehabilitate this land for agricultural purposes. That is why the Harvest PUD is proposed instead to offer a thriving conservation community for Garfield County workers. This parcel has always been anticipated for a significant level of growth, which is reflected in the Comprehensive Plan’s designation of Residential High designation. The property currently consists of an approved PUD, Residential Suburban, and Commercial zoning. The Comprehensive Plan contains several strategies for growth in unincorporated communities, the key to which is the ability to be served with urban services. Specifically, the Harvest PUD meets several of the “Growth In Unincorporated Communities” Policy 1 strategies for unincorporated communities (GarCo Comp Plan, Page 11), including: ✓Majority of property is not located within the UGA of existing municipalities. ✓Served with urban services by a special district (Roaring Fork Water and Sanitation District). ✓Proposed internal commercial is primarily for the convenience of area residents (minimizing competition with existing communities) Page 2 of 11 ✓Transit opportunities will be provided (on-going communications with RFTA and CDTA) ✓Recreation and other public amenities will be provided (discussed in detail below) The proposed Harvest PUD will create a thriving, diverse and sustainable community in a location identified by Garfield County as optimal for residential high-density development. It seeks to thoughtfully redevelop property along CO 82 that currently is underutilized and rundown —this development aims to not only boost the local economy but the quality of the natural environment in the area. Specifically, the project proposes efficient and beautiful for-sale units while conserving over 50-acres of wildlife habitat. The proposed PUD pays homage to the County’s rural and western heritage by reconstructing the beloved U 76 Barn. The barn will serve as a centerpiece to the community and contribute to a “farm to table” feel by providing access to fresh produce. The Property has excellent highway access, and will finally provide residents with safety improvements to the Cattle Creek intersection, improving the safety and quality of life for all surrounding residents and commuters. It is also flat and does not have topographic constraints. 2.Future Land Use Designation. The Future Land Use designated in the Garfield County Comprehensive Plan 2030 for the Harvest PUD property is Residential High (RH). The residential density for the RH future land use is (1) dwelling unit per 7,500 sq. ft. (i.e. 5.8 dwelling units per acre to one (1) dwelling unit per two (2) acres).When the Garfield County Comprehensive Plan was developed, the criteria for determining this RH density were based on the degree of public benefit, including affordable housing, mix of housing types, parks/trails/open space, energy conservation, fiscal impacts, preservation of views, and providing for schools and other public needs. The Harvest PUD property is the last remaining property that can be developed for workforce housing at the scale proposed, that is also close to regional transit, existing water and sewer systems, schools, and other metro-district services in unincorporated Garfield County. Utilizing the Harvest PUD property as proposed is exactly the type of residential high density contemplated for these parcels in the FLUM. The proposed development will also dramatically enhance the attraction and thus enjoyment and use of the Rio Grand Trail through beautification and restoration work as well as the Barn and Café along the route. The Rio Grand Trail wil l also tie into the parks, open space and trails that will be constructed as part of the project. Unlike the lack of access in large-lot developments, these parks, trails and open space will be largely accessible by the public traveling and recreating along the Rio Grand Trail. 3.Urban Growth Area and Intergovernmental Coordination The Harvest PUD is located in between Glenwood Springs and Carbondale, with the edges of the parcel being within each municipalities 3 Mile Area of Influence. The Applicant has proactively engaged each community as part of its pre-application procedures. For these parts of the PUD, Garfield County must consider each municipality’s comments, though Garfield County is the ultimate decisionmaker on the application. -■ Page 3 of 11 4. Housing Garfield County’s Comprehensive Plan emphasizes the need for creative solutions to the housing crisis, with an eye towards denser new development. Indeed, “[t]he demand for housing exceeds local supply. As of 2017, there was a shortfall of approximately 3,600 housing units in Garfield County. This demand is projected to increase over the next decade.” (GarCo Comp Plan, page 29). An updated Regional Housing Study published in April 2019 cites the 2017 findings again, stating the region had a 2,000-unit shortfall for households at 60 percent AMI and below, a 700 -unit shortfall for those at 100 to 120 percent AMI, and a 1,200 -unit shortfall for the “missing middle”—households between 120 and 160 percent AMI. By 2027, it is projected that the shortfall of units affordable to households at or below 100 percent AMI will balloon to 5,700 units, and the shortfall for the missing middle will remain the same. (Regional Housing Study, p. 5). The plan challenged local governments, quoting “Government officials in the area need to look at the long -term big picture and decide if they want to attract young professionals who will stay to raise families or just cater to the wealthy…”. (Id. at p. 6). Based on market trends since 2020, we know that affordability has increased even further at a rate that could not have been predicted in 2019.1 Prior to COVID, the Roaring Fork region had an affordability gap between household ability to pay and the cost of housing amounting to a shortfall of 4,000 units in the greater Roaring Fork region. At this point, about 40% of households in Garfield and Pitkin County were “cost-burdened” by housing, meaning they were paying more than 30% of their income for housing costs. COVID started a chain of events that have contributed to a rapid widening of the gap between housing costs and ability to pay. Real estate sales volumes escalated dramatically during 2020 and 2021 sending prices up sharply. The number of out -of-area buyers increased in both Pitkin and Garfield County, adding extra competition to the market. In Glenwood Springs, where rental prices have been tracked over several years, rents for apartments increased by 42% in just two years. Average wages have increased as well, but not nearly at the rate of housing costs. Before COVID, 40% of households were cost burdened by housing. COVID has rapidly accelerated the trends that have made it more difficult for working households to afford to live in the valley. 2022 Housing Data Supplement, page 3. Vision & Key Issues (GarCo Comp Plan, page 29): • Vision = To bring about a range of housing types, costs, and tenancy options that ensure for our current and future residents affordable housing opportunities in safe and efficient residential structures. • A significant amount of the county’s employment is found in the upper Roaring Fork Valley, whereas a larger supply of lower cost homes are found in the western part of the county. • The current development approval process requires a substantial up -front expenditure for developers yet lacks any certainty that their project will be approved. This is a disincentive to the market playing a role in addressing the need for workforce housing. 1 The West Mountain Regional Housing Coalition published a Housing Data Supplement in August 2022, available at: chrome- extension://efaidnbmnnnibpcajpcglclefindmkaj/https://cms5.revize.com/revize/eagle/Document%20Center/Depart ments%20&%20Services/Housing/Housing%20Guidelines%20&%20Studies/2022%20WMRHC%20Housing%20Dat a%20Supplement.pdf. Page 4 of 11 The Harvest PUD will provide an attainable and diverse stock of housing. Rather than creating 1-2 acre lots with large homes and a golf course (as previously approved), this PUD will immediately result in greater options for housing variety and density consistent with one of the Comprehensive Plan’s main housing policies. Future phases of the PUD could provide condominiums, townhomes, single family homes, and live, work, and recreation options for residents. The PUD contains an impressive potential for a diversity of attainable and affordable housing types, complimented by outdoor recreation and light commerce within biking distance. Developing housing in Western Colorado is difficult, not just due to the substantial up -front costs and political uncertainty, but also due to Colorado’s sometimes harsh construction defect laws. The Harvest PUD is uniquely poised to provide exceptional housing variety, both for-sale and rental, within our County. The Harvest PUD is also subject to Garfield County’s Inclusionary Housing obligation, which requires 10% of units to be developed as Affordable Housing Units as defined by the Garfield County Code. This project will comply with the requirements for affordable housing. The Harvest PUD’s 150 deed-restricted affordable housing units will satisfy the County's affordable housing requirement. In addition, the PUD proposes 300 additional deed-restricted workforce housing units, resulting in a total of 450 deed-restricted housing units. This equates to nearly 30% of all residential units within the PUD being deed restricted, substantially exceeding the County's mini mum 10% requirement. For every 2.6 free-market residences developed, one deed-restricted workforce housing unit will be provided. Relevant Housing Policies (GarCo Comp Plan, page 30-32): • Policy 1: Ensure that current land use planning objectives promote affordable housing. o Strategies: ▪ Work with … Planned Unit Developments (PUD) to encourage amendments of PUD regulations that will create opportunity for more housing options within the PUDs such as Accessory Dwelling Units (ADU) and density requirements. ▪ Explore changes to the approval process to provide more certainty to developers wishing to develop workforce housing. Response: PUD zoning approved for part of the property allows for 366 units of prescribed variety with no flexibility to account for market conditions.2 The Comprehensive Plan encourages PUDs to be amended to creation more opportunities for housing options and density. • Policy 2: Encourage affordable workforce housing to be located near regional centers. o Strategies: ▪ Incentivize the development of workforce housing in areas that are adjacent to, or in close proximity to (1) Incorporated Garfield County, (2) Employment Centers, (3) Bus Stops, (4) Key amenities, such as grocery stores, schools, recreation facilities, (5) central water / wastewater. 2 The Harvest PUD consists of the former River’s Edge PUD, entitled for 366 units, as well as approximately 122 acres of adjacent property zoned Residential / Suburban and 1 acre zoned Commercial / General. Page 5 of 11 ▪ Potential incentives could be density bonuses, reduction in setbacks and simplified approval process. Response: The Comprehensive Plan encourages development of workforce housing in the Harvest PUD because it is in close proximity (within 3 miles) of both Glenwood and Carbondale, is close to bus stops, schools, recreational facilities, regional bike trails, and will be on central water and sewer. The Applicant is open to discussing incentives to ensure the project is successful and provides community benefits. • Policy 3: Support efforts by both the private and public sector to reduce … housing construction costs and carrying costs. o Explore the possibility for public/private partnerships in the production of workforce housing. o Work with water and sewer providers to change fee structures to that they are assessed to reward small-scale, highly efficient units and possibly reduce or waive fees for workforce housing projects. Response: The Harvest PUD is exploring a possible public/private partnership for the production of workforce housing, likely exceeding the county’s minimum inclusionary housing requirement. The deed-restricted housing commitment in the Harvest PUD will represent the most substantial workforce housing programs ever built in Garfield County and directly advances the Comprehensive Plan goals of housing affordability, workforce retention, and economic diversity. • Policy 5: Assure that adequate housing options for Senior Citizens are available. o Strategy: Provide incentives, including but not limited to density bonuses, and parking space reductions for projects geared toward our aging population. Response: Harvest PUD has a diverse range of housing options. Two neighborhoods in particular are well-suited for senior housing. With its diversity, open space, critical location, the Harvest PUD is well placed to provide much needed senior housing in a key location in our County. 5. Transportation. The proposed PUD will provide desirable attainable and affordable housing for Garfield County residents and employees who would otherwise be commuting from north/west Garfield County, through Grand Avenue, to the “up -valley” communities for work each day. This relocation of a significant portion of the region’s commuting work force will relieve traffic congestion on Grand Avenue, targeting a worsening core transportation issue for the City’s community. State Highway 82 (“CO 82”) accommodates an average of 25,000 to 29,000 cars and trucks daily. (Glenwood Springs Comp Plan, page 29). It is also Glenwood Springs’ historic downtown main street (“Grand Avenue”). Because of this, traffic on Grand Avenue is a “core transportation issue” for the City. Analysis of mobile device origin destination data in vehicles traveling on the Grand Avenue Bridge in the peak periods show that about 45% - 60% of traffic in the morning peak southbound and 40% in the afternoon peak northbound is pass -through traffic, mostly from trips between western Garfield County and Carbondale, Basalt, Snowmass, and Aspen. (Glenwood Springs Comp Plan, page 29). Additionally, nearly 60% of employed residents who live in Glenwood commute Page 6 of 11 out of the City, mostly up-valley. This dynamic creates a condition of heavy southbound traffic congestion on CO 82 in the morning (from people commuting into, out of, and through Glenwood Springs), and heavy northbound congestion in the afternoon for the same reason. Due to geographic constraints, there is little room to provide alternative relief valves for traffic on CO 82. Additionally, the parcel offers unmatched access to Highway 82 and the Rio Grande Trail, providing a commuting option to either Glenwood Springs or Carbondale by bicycle, instead of automobile. Applicant will utilize the Rio Grand Trail to provide community access to the Aspen Glen bus stop and the Spring Valley bus stop. The Applicant is also in discussions with RFTA. RFTA is currently evaluating its transit network, and the Applicant is supportive of that process and open to accommodating a future transit stop within Harvest should RFTA determine that such a stop is warranted based on the scale and ridership potential of the development. The Applicant will continue to coordinate with RFTA as planning efforts progress to identify the most appropriate transit solution s for the site and surrounding community. CDOT has approved the two access locations for the Harvest PUD. This project is a significant opportunity to strengthen bike and pedestrian connectivity to the Rio Grande Trail. It also may be the only opportunity to encourage CDOT to improve the Cattle Creek intersection through striping, signage, stacking, and signaling. Improving CR 114 and CR 113 connectivity and safety for multimodal transportation as well as vehicle transpor tation is an important community benefit that will be felt not only by surrounding residents, but also by all Garfield County residents community through this area. 6. Economics, Employment, and Tourism Garfield County’s Comprehensive Plan encourages economic development. For instance, the Garfield County Comprehensive Plan attempts to balance all community factors: “Ultimately, the intent of the Future Land Use Map is to preserve the “livability” of Garfield County over the coming years. A “livable” county means different things to different people. For some, it means retaining open space, for others, planning for a range of development densities and for still others, it means allowing flexibility to accommodate economic development in the county. This Plan seeks to achieve a broad range of “livability” in a balanced manner.” (GarCo Comp Plan, page 9). From the Comprehensive Plan, it is clear that housing and economic development are intertwined. This PUD will create workforce housing, which will encourage businesses and employees to locate in and invest in Garfield County. A small cottage in is also proposed, which aligns with the Comprehensive Plan stated goals to accommodate reasonable tourism. The small cottage is intended to support visitors to the residents of the Harvest community, such as parents, friends and children . This community cottage will not only increase light tourism and thus commerce in the County, but also reduces the need for the residents within the Harvest community to keep spare bedrooms empty as guest rooms. Instead, the residences can be smaller, or spare bedrooms can be rented – while guest have easy and beautiful accommodations down the street at the cottage inn. 7. Recreation, Open Space, and Trails Page 7 of 11 Garfield County’s Comprehensive Plan recognizes the value of open lands, recreational opportunities, parks, trails, and rivers. Access to these amenities contributes to quality of life, and is important to County residents and the tourism sector of the lo cal economy. • Policies (GarCo Comp Plan, Pp 43-44) o Where appropriate, new residential development provides recreation opportunities for residents that are appropriate to the density and type of development or that contributes land and/or funding to a county -wide trail and recreation system. Large developments should provide recreational/transportation facilities internal to the development and connections to external recreation/transportation facilities as appropriate.” (GarCo Comp Plan, Pp 43). o Support the protection of public access to rivers, streams and public lands along with the preservation of valuable outdoor recreation and open space lands. The proposed PUD is bisected by the Rio Grande Trail providing regional connectivity from Glenwood Springs to Aspen, and will have an internal trail system for residents and patrons to enjoy, and proposes enhancement and enjoyment of the conservation easement on the Property. The Harvest PUD is proposing to offer a barn and café that can be accessed from the Rio Grande Trail, promoting café stops for commuters and recreationalists utilizing the Rio Grand Trail. This will further propose regional connectivity, recreation, and e njoyment along the trail from Glenwood Springs to Carbondale. In the same vein, the project will enhance transit and multimodal transportation. A safer crossing at CR 114 is proposed; communications with RFTA to increase bus stops or other community benefits are on-going; and the project will enhance safe routes to school connections . These are all demonstrable community benefits. The project is an opportunity for the County to work with the Harvest developer to clarify what improvements are needed the for CR 114 Highway 82 intersection, and to have those benefits incorporated into the project for the community benefit. The project also proposes several amenities explained in detail in the PUD Guide chart. These amenities include parks and trails, as well as youth sports fields and open space programming, access and education. The youth sports field has been proposed in response to an identified demand within the County. For example, youth athletes from Rifle commute all the way to Basalt for access to sports programs such as lacrosse and baseball. These amenities will function as a broader community benefit versus strictly an internal benefit, and any additional traffic trips generated can and will be addressed through proper engineering and cooperation with the County and CDOT. 8. Agriculture • Vision: Promote and protect local agriculture through the adoption of policies designed to strengthen the agricultural sector of the economy, conserve agricultural lands for agricultural uses, protect the natural resources that sustain agriculture in Garfi eld County and preserve Garfield County’s rural character. Response: This property is no longer suitable for commercial agricultural due to prior grading activities, which stripped the property of topsoil and vegetation. It has not operated as a viable ranch for over 30 years, so it cannot be considered “existing” agricultural land for purposes of Page 8 of 11 the Comprehensive Plan. Given the parcel’s proximity to Highway 82 and central utilities, the property’s highest and best use in order to provide the most community benefits is housing with neighborhood commercial, which is exactly what the Harvest PUD is providing. Nonetheless, in providing these community benefits, the Harvest PUD is committed to honoring the parcels, and this County’s, agricultural heritage by re-constructing the barn, and incorporating a neighborhood specifically designed to contain a community barn and community farm. Incorporating these elements will ensure the next generation of Garfield County residents is familiar with farming and gardening activities. 9. Water and Sewer Services The Comprehensive Plan highly encourages development located in water and sanitation districts. This property will be served by the Roaring Fork Water and Sanitation District. (“RFWSD”). Moreover, the project will provide access to the Roaring Fork Water and Sanitation District by “stubbing out” water and sewer infrastructure to the north boundary line of Harvest, so the key utilities could now be extended to buildings North of Harvest. In addition, Harvest’s water system will effectively act as a “back-up” water supply system for Aspen Glen and Ironbrudge, since it will connect into the RFWSD’s water system. The project will coordinate with the Roaring Fork Water and Sanitation District regarding feasibility, fees and limitations, all of which will be ensured through appropriate bonding and improvement agreements with the County. Moreover, as the boaters on the Roaring Fork River can attest, the portion of the river currently traveling past the Harvest PUD parcels is the most polluted and unmaintained stretch. This can largely be attributed to the fact that the land is underutilize d, leaving no one to leave up the trash accumulation. As part of the development, beautification and enjoyment of the Roaring Fork River is a major priority. 10. Natural Sources, Habitat, and Wildlife The wildlife conservation easement on the property is one of the central features of the Harvest PUD. Utilizing Garfield County’s wildlife strategies, the Harvest PUD is the product of working collaboratively with land trusts, conservation organizations , wildlife experts and governmental entities to support efforts in preserving wildlife habitat. (GarCo Comp Plan, pages 54 - 56). As discussed in the PUD Guide, dozens of acres within the project are devoted entirely to an existing conservation easement. Additional setbacks from the Conservation Easement and restrictive covenants, such as leash and pet rule, will reinforce conservation values, habitat restoration, and community education and engagement. For example, the project proposes educational opportunities and programming focused on the conserved wetland and river habitat protected on the property. 11. Three-Mile Area of Influence When a property is within the Three Mile Area of Influence of an adjacent municipality, the Garfield County Comprehensive Plan requires the county to consider that municipality’s Page 9 of 11 comprehensive plan, though the County is not bound by the plan (“Three-Mile Area”)3. The majority of the proposed PUD is located neither within with City of Glenwood Spring’s nor the Town of Carbondale’s 3-Mile Areas of Influence. There is a small portion of the northerly part of the parcel that is included in Glenwood Springs’ Three Mile Area. i. Consistency with Glenwood Springs Comprehensive Plan Because a small part of the proposed PUD is within the City of Glenwood Springs’ Three- Mile Area, Garfield County considers the City of Glenwood Springs Comprehensive Plan for guidance. “Glenwood Springs is experiencing significant growth pressures, traffic congestion, a deficit of attainable and affordable housing… .” (Glenwood Springs Comp Plan, page 27). This proposed PUD seeks to address all of these concerns and more. 1. Local Economies & Economic Development Economic Development (GWS Comp Plan, Pp 64 -65) • Influence of mining, oil and gas, and construction related industries has made City susceptible to boom and bust economic cycles. “Glenwood Springs benefits from its economic diversity in terms of added resilience against boom-bust business cycles and a wider range of possible wages for local workers than would be available under a strictly hospitality-based economy. Maintaining adequate housing supply is a critical factor in the City’s economic sustainability.” • Continually evaluating and updating incentive programs and other public subsidies (such as city-funded road, sewer, and transportation infrastructure) can help attract new housing supply within reach of local employees. This is increasingly vital to maintaining a functioning local economy . From both Comprehensive Plans, housing and economic development are intertwined. This PUD will create workforce housing, which will encourage businesses to locate in and invest in Garfield County. 2. Traffic The proposed PUD will provide desirable attainable and affordable housing for Garfield County residents and employees who would otherwise be commuting from north/west Garfield County, through Grand Avenue, to the “up-valley” communities for work each day. This relocation of a significant portion of the region’s commuting work force will relieve traffic congestion on Grand Avenue, targeting a worsening core transportation issue for the City’s community. The light commercial proposed within the project is not designed to attract off -site traffic. Instead, it is designed to provide dining, convenience store access, and light commercial for the Harvest residents and guests. However, the Barn and Café may att ract outside visitors, mostly by 3 The Town of Carbondale’s Comprehensive Plan was not incorporated because (1) the Project is not included within the Town of Carbondale’s own area of influence, known as its 2-mile “Review Area,” See Pages 72 & 73 of the Carbondale Comprehensive Play (January 2013), and (2) only a small portion of the proposed PUD is located with Garfield County’s noted 3-Mile Area of Influence for the Town of Carbondale on Garfield County’s Future Land Use Map. Page 10 of 11 multimodal transportation along the Rio Grand Trail. Any additional traffic anticipated due to the internal commercial are (1) addressed in the traffic study and can be further addressed through conditions from the County and (2) are outweighed by the benefit to the Harvest community by decreasing the need to drive for minor trips/day-to-day errands. The Harvest PUD also provides a significant transportation and public safety benefit through implementation of the CDOT -approved Highway 82 access improvements. The proposed Reduced Conflict Intersection (RCI) design eliminates direct left-turn movements at the existing Cattle Creek intersection and redirects turning movements to locations specifically designed to improve traffic operations and safety. Studies indicate that this type of intersection can reduce fatal and serious injury crashes by approximately 40% to 70% 3. Housing The City’s Comprehensive Plan contains several provisions encouraging the creation of attainable housing. “Identified as the most critical issue facing the Glenwood Springs region, housing affordability has become an even more urgent crisis in recent years. … One of the most challenging impacts of this rapid housing inflation for Glenwood Springs has been an increasing difficulty in hiring and retaining workers who can afford to live within commuting range of town. In addition, between 2009 and 2019, the number of people needing to commute into Glenwood Springs from outside the city limits to fill healthcare and education jobs (a staple of local middle income employment), has increased by 47 percent.” Housing availability “is a regional problem in need of regional solutions.” (Glenwood Springs Comp Plan, page 30). “Adding new housing supply across a variety of price and rent points will be critical to stem imbalances in affordability and reduce the need for in -commuting.” Although some residential development sites remain within Glenwood Springs, the long -term capacity of housing land will be increasingly constrained by terrain and infrastructure, so adaptability and creativity in development patterns will be key to maintaining housing supply growth. (Glenwood Springs Comp Plan, page 75). Glenwood Springs adopted a few relevant strategies to address these growing and critical housing pressures: Increase Density (Glenwood Springs Comp Plan, Page 76-77) • Identify opportunities to increase allowable unit density in areas where supporting infrastructure (transportation, sewer, public safety) is adequate and impacts on aesthetic and safety for surrounding residents can be mitigated. • Identify opportunities to build a mix of housing typologies of affordable and workforce through land banking, public private partnerships, and non-profit organizations. • Maintain regular feedback with developers and property owners to ensure inclusionary targets encourage, rather than deter new housing development (both affordable and overall). • Criteria should include proximity to employment areas, access to new or planned public transportation options, and compatibility with well -designed higher-density development. Regional Approach (Glenwood Springs Comp Plan, Page 77) • Because a portion of affordable housing demand is created in large part by regional conditions (employment and the spread of high housing costs from “up -valley” Page 11 of 11 locations), the responsibility for community housing should also be addressed regionally. Thus, the City should work with Garfield, Pitkin and Eagle counties to combine resources, share strategies, and jointly seek funding and land for community housing projects. • Glenwood Springs should continue to support and advocate for multi -county, multi- municipality approaches that can broaden the regional approach to better match the emerging housing market and commuting realities across the Roaring Fork and I -70 west region. The Harvest PUD will continue to coordinate with fire protection authorities to expand existing services or build a brand new station. The project will address any comments received by fire protection authorities, and work with the County to provide protec tion to the Harvest community and enhance benefits to the broader community. 4. Development South of Glenwood Springs According to the Glenwood Springs Comprehensive Plan, the area South of Town has been “under-utilized’ and has the potential to include “higher density” residential uses, at least higher than the “large lot residential subdivisions” approved by Garfield Co unty south of town. In order words, the City and the County desire higher density housing options and types within the City’s UGB and the City’s 3-Mile Area of Influence. The Comprehensive Plans for both jurisdictions specifically advise against large lot residential subdivisions. 5. Conclusion. With its substantial increase workforce housing stock, economic opportunities, and recreational amenities, the Harvest PUD responds to the goals and needs expressed in both the Garfield County and Glenwood Springs Comprehensive Plans. Rather than proposing single family homes on large lots with a private golf course, the PUD has the opportunity for apartments, townhomes, condominiums, single family homes, and live/work units integrated with easy outdoor and river access. In this way, it not only meets the needs of the community, but also meets the intent of the Comprehensive Plan. Exhibit C Rezoning Justification Report Page 1 of 7 HARVEST PUD REZONING JUSTIFICATION REPORT (4-203 H) NOVEMBER 11, 2024 This Rezoning Justification Report is required by Sections 6-301 and 4-203 of the Garfield County Land Use and Development Code (“LUDC”) for an application for a Planned Unit Development. This report explains how the proposed PUD zoning satisfies the approval criteria for a rezoning set forth in Section 4-113C. See LUDC Article 6-202.C., Review Criteria. A.Rezoning Criteria Garfield County Land Use and Development Code Section 4-113. Rezoning … C. Review Criteria An application for rezoning shall … meet the following criteria: 1.The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning. 2.The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area; 3.The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing; and 4.The proposed rezoning is in general conformance with the Comprehensive Plan and in compliance with any applicable intergovernmental agreement. B.PUD Application Satisfies the Rezoning Criteria 1.The proposed rezoning would result in a logical and orderly development pattern and would not constitute spot zoning; a.Logical and Orderly Development Pattern The Harvest PUD will create a well-planned, logical, and orderly development on a key parcel of land between Glenwood and Carbondale, which was already approved for a major development. The PUD will be a thriving, diverse and sustainable conservation community in a location identified by Garfield County as optimal for higher density residential development. The PUD will offer a diverse mix of housing types with market-rate, affordable, and attainable options that address the County’s workforce housing needs in a key location. The PUD Guide submitted with the application will govern the orderly development of the property into various neighborhoods, each of which are subject to specific development rules to ensure a diverse mix of housing and local commercial. The PUD Guide will govern permitted uses, housing types, street cross sections, minimum open space Page 2 of 7 requirements, minimum building standards, and parking standards, all in detail that is either equal to, or more detailed than, any zone district within the Garfield County Code. The property is also subject to a Roaring Fork Conservancy easement, which will be a centerpiece of the project and preserve the conservation values of the community in perpetuity. The PUD will provide a variety of housing types, costs, and tenancy options to accommodate a diversity of residents and incomes, including students, families, regional employees, and Roaring Fork RE-1 School District teachers, first responders, hospital workers, and senior citizens. This housing will be located near existing infrastructure and amenities so that families can live, work, and play in their communities. This attainable housing will be mid-valley and offers the benefit of being close to up-valley work locations without having to pass through the traffic bottleneck of Glenwood Springs’ Grand Avenue. The PUD will also promote fresh dining options, markets and walking/biking trails and conservation areas to serve the community—enhancing the live, work, play environment and reducing daily traffic trips for the PUD residents. For these reasons, the proposed PUD results in a logical and orderly development pattern. b. Not Spot Zoning Approval of this PUD would not constitute spot zoning under Colorado law. The test for determining whether a particular action is spot zoning is whether the action is designed to relieve a certain piece of property from zoning restrictions in spite of, rather than in conformance with, the County’s Comprehensive Plan. Clark v. City of Boulder, 362 P.2d 160, 162 (Colo. 1961). In other words, spot zoning “creates a small island of property with restrictions on its use different from those imposed on the surrounding property,” and which are not consistent with the County’s Comprehensive Plan. Whitelaw v. Denver City Council, 405 P.3d 433, 445 (Colo. App. 2017). Of course, a PUD is almost by definition “spot zoning”, but is an exception to the prohibition to spot zoning which is explicitly permitted by states. See, CRS §24-67-101 through 108. Strict compliance with the Comprehensive Plan is not required. The implementing statute requires to municipal code only to require, “general conformity with any…comprehensive plan….” CRS §24-67-104(1)(f). The LUDC complies with the statute, stating: “The general purpose of PUD zoning is the permit greater flexibility than is allowed by the base zone district….PUDS must be in general conformance with the Comprehensive Plan. LUDC 6-101.A. (Emphasis supplied). For non-PUD zoning changes, if the rezoning is for the purpose of furthering a comprehensive zoning plan or based on changed conditions, the rezoning is not spot zoning. Id. (citing King's Mill Homeowners Ass'n v. City of Westminster, 192 Colo. 305, 312, 557 P.2d 1186, 1191 (1976) and 3 Arden H. Rathkopf & Daren A. Rathkopf, Rathkopf's The Law of Zoning and Planning § 41:8 (4th ed. 2016)). The standard for PUDs is the lower, “general conformance.” Even in 1982, PUDs were recognized as a “modern concept in progressive municipal planning.” Tri-State Generation & Transmission Co. v. City of Thornton, 647 P.2d 670, 678 (1982). They allow the County the “flexibility necessary to permit adjustment to changing needs, and the ability to provide more compatible and effective development patterns….” Tri-State Generation & Transmission Co. v. City of Thornton, 647 P.2d 670, 677-78 (1982). In that case, the appeals court denied the plaintiff’s argument that a PUD was illegal “spot zoning” because the decision by Council to create the PUD was based upon standards in the land use code. Here, there are standards in the land use code, and a specific requirement for only “general conformance” with the Comprehensive Plan. As such, the PUD’s “general conformance” with the Comprehensive Plan alleviates any concerns about “spot zoning.” Page 3 of 7 This PUD is consistent with the Garfield County Comprehensive Plan (see below, and the Comprehensive Plan Analysis submitted with the Application), is compatible with surrounding land uses, and is not intended merely to relieve a small island from the restrictions of zoning regulations. Instead, this PUD is a systematic and thoughtful revitalization of the entire area as one contiguous developed community. Indeed, the entire point of a PUD is to provide Counties with greater flexibility than traditional zoning, with more detailed site planning than would otherwise occur in traditional zone districts. The Garfield County 2030 Comprehensive Plan Future Land Use Map designates the site as partially within the 3-Mile Areas of Influence for the surrounding municipalities, but largely as unincorporated Garfield County. The Garfield County Code allows a density of up to 15 dwelling units per acre where there is access to public water and sewer systems. (6-401(C)(2)). The proposed PUD will connect into the Roaring Fork Water and Sanitation District public water and sewer system. Therefore, the density is entirely appropriate within the limits of the Garfield County Code, which will result in logical and orderly development consistent with the development to the north, south and west of the site. The February 25, 2026 staff report indicated that “[f]or residential purposes, spot zoning is not considered a concern….” Page 9. The density is consistent with nearby areas. The staff report indicated “the inclusion of a significant commercial component along with the proposed hotel use raises concern.” Page 10. The only reference to hotels in the Comprehensive Plan is on page 30, where that fact that vacation rentals limit the supply of affordable housing, and do not pay their share of commercial property taxes as hotels and other lodging facilities is highlighted. Here, the inclusion of a small hotel in the new residential area can provide an alternative to vacation rentals in this area, thereby allowing housing to remain affordable and at the same time provide for the collection of commercial lodging taxes. Moreover, any minor commercial use is consistent with the mixed use immediately to the north, and industrial use immediately to the east of the proposed PUD. The proposed commercial use is consistent with the goals of the Comprehensive Plan for a development at the juncture of a 3-mile area of influence and in an unincorporated area, and the “general conformance” with the plan alleviates any spot zoning concerns. The portions of the proposed PUD within the 3-mile area of influence would be a “preferred location for commercial…” and the area in unincorporated Garfield county is “primarily for the convenience of area residents.” Page 10-11. In short, the limited commercial proposed for the development is consistent with nearby use, and is conformance with the goal that new residential subdivisions to be “self-sufficient.” Page 13. While consistent with the goals of the Comprehensive plan, the addition of a limited amount of commercial services for the community would also reflect the changing conditions of the area. The proposed residential and neighborhood commercial uses are a response to changing surrounding land use in the south Glenwood Springs area and rises to meet critical community demands. The uses will be compatible with the surrounding area, will result in a logical and orderly development pattern, will have significant public benefit (see section 3 below), and are consistent with the goals and policies of the Garfield County Comprehensive Plan – meeting a standard higher than the “general conformance” requirement. Page 4 of 7 2. The area to which the proposed rezoning would apply has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area;1 This area of Garfield County has changed significantly in the past two decades, and even more so in the past few years. These changes have included the development of Ironbridge, Aspen Glen, Coryell, and Westbank neighborhoods. Further south we’ve seen the construction of a new K-8 Riverview School to serve this area of Garfield County, as well as newly approved industrial and commercial uses. Although the character of the area has been steadily changing over the past few decades, the most recent changes concern the cost of living and critical demand for housing that has emerged since the previous PUD was approved (the River Edge PUD) in 2011. Indeed, in May 2024, NBC News determined that Garfield County was the most difficult county in the entire country in which to purchase a home.2 A seminal regional housing study determined that, in 2017, that the Roaring Fork Valley region has a shortfall of over 3,900 units and projected that this shortfall would increase to over 5,700 units by 2027.3 The housing shortfall detrimentally impacts the local and regional economy in various ways, and presents an existential threat to the short and long term economic viability of the region.4 One important component of that shortfall is housing demand for the “missing middle”—that is, households between 100 and 160 AMI. The housing emergency has not abated, and continues to be an issue. For example, in a letter from the Glenwood Springs Senior Planner to the Glenwood Springs Planning and Zoning Commission regarding recommended updates to the 2023 Strategic Housing Plan presented at the September 24, 2024 P&Z meeting, Mr. Fulk-Gray cited that between 2015 and 2022, the Plan Update found that the average home sale price increased 93% and the affordability gap increased from $49,000 to $293,000. The Plan Update notes that only new homes that are affordable to people making 30% to 150% AMI or existing homes in which the affordability is improved will satisfy the identified housing need. The resulting recommendation includes the use of density bonuses in new development. Thus, large-lot estate style homes will not keep up with the changing character and need of the region, nor are they supported by changing policy. These findings are echoed in the Greater Roaring Fork Regional Housing Study published April 1, 2019; and the COVID-19 pandemic’s further exacerbation of has the housing crisis is discussed in The West Mountain Regional Housing Coalition Housing Data Supplement published in August 2022.5 Unfortunately, development in the Valley has not kept pace with these changing circumstances. For example, in Glenwood Spring only been an average of 81 units have been created per year since 2016—only a fraction of which fall into the missing middle—and that, in general, 1 Keep in mind, “it is only when rezoning is in violation of the master plan that there must be some change in the conditions of the neighborhood to support a zoning change.” E.g., Applebaugh v. BOCC of San Miguel County, State of Colo., 837 P.2d 304, 309 (Colo. App. 1992). 2 https://www.nbcnews.com/data-graphics/home-buyer-difficulty-index-findings-rcna152273 3 2017 Regional Housing Study, pp. 34-36 4 2017 Regional Housing Study, pp. 16-17 5 Available at available at: chrome- extension://efaidnbmnnnibpcajpcglclefindmkaj/https://cms5.revize.com/revize/eagle/Document%20Center/Depart ments%20&%20Services/Housing/Housing%20Guidelines%20&%20Studies/2022%20WMRHC%20Housing%20Dat a%20Supplement.pdf. Page 5 of 7 production has been “fairly low.”6 Thus, the area seeking a revised PUD has absolutely changed, and continues to change, to such a degree that a change in zoning to permit denser, more community style living, is in the public’s best interest, is what the community is asking for, and is consistent with the Garfield County Comprehensive Plan. These statistics were only exacerbated during COVID, when the Valley saw a major influx of residents fleeing more urban areas, further constraining housing supply. For these reasons, Garfield County took the initiative to amend its Comprehensive Plan in 2020 to explicitly encourage amendments to PUDs within the County to permit ADUs, and denser residential development. (Policy 1, Strategy vi). The County has a great opportunity to implementing this directive in approving the Harvest PUD Application. The drastic change in affordable living options in the Roaring Fork Valley has pushed most regional workers to relocated to the Colorado River Valley—increasing commuter traffic through Glenwood Springs to the jobs located south on Highway 82. The PUD will attempt to alleviate traffic through Glenwood Springs by providing substantial housing options mid-valley for Garfield County residents. Given the regional nature of travel in Glenwood Springs, locating new development south of the City and near high frequency regional transit will help reduce vehicle travel and congestion on Grand Avenue. Areas of change, such as this site, are therefore targeted for growth to address workforce housing demand and provide a mix of uses that are compatible with existing character and meet local demand. In the same vein, sound land use and community planning generally promotes the concepts of walkable communities, appropriate densification, and absorption of growth in areas that have, or can easily be served by urban services. At the other end of the spectrum is the concept of “sprawl” which describes development characterized by low density and inefficient infrastructure—which leaves no room for public open space. The Harvest PUD proposes to develop a community in keeping with the principles of the former, which is in line with the goals and concepts identified in the Comprehensive Plan. The PUD will produce several additional uses in high demand, including workforce housing, multi-family residential development, dining and café options within walking/biking distance for the local residents, primarily for the convenience of area residents, accessible public river access and management, and expansion of the safe routes to school and regional bike trails through the site. Perhaps the most important changed circumstance is the formation and implementation of the Roaring Fork Water and Sanitation District, which can provide clean and regulated water and sewer services to the PUD. The property has already been the subject to multiple preannexation agreements with the RFWSD. As part of these agreements the RFWSD has already determined that the Harvest PUD property constitutes “real property capable of being served by the facilities of the District,” as such phrase is used in C.R.S. 32-1-104, for purposes of inclusion of real property within a special district. The Harvest PUD will also, at Applicant’s expense, will be providing benefits to the Fire District such as a new location for a first station within the PUD. The property already has sufficient legal water rights to support the PUD zoning for both potable and irrigation water. These surface and ground water supplies are dependable physical and legal sources of supply for the project, which can and will be treated to meet water quality standards. 6 City of Glenwood Springs City Council Meeting, October 17, 2024 (minute 21). Page 6 of 7 Additionally, residential development uses much less water than agricultural uses, and the Harvest PUD is designed to promote conservation of the available water resources. Additionally, beyond what has been protected within the conservation easement area, the entire property has been virtually denuded of any viable or native vegetation and most of its topsoil by a previous owner, which has left the property in poor condition with little environmental value. Indeed, the poor condition of the land, removal of top soil and other grading activities, the inundation of noxious weeds, and general disrepair of the property and improvements thereon, the property will never be suitable for commercial agriculture without substantial investment. Thus, the Harvest PUD proposes a productive use of this otherwise abandoned property, and seeks to revitalize the land with native plants and landscape materials that are adaptable and appropriate for the local environment. The remaining value as a wildlife and conservation area will be maintained and prioritized by the Harvest PUD with the help of wildlife specialists. Moreover, there is already a conservation easement on the most environmentally sensitive areas of the site. The previous landowner also demolished the iconic Bair 76 barn. The Harvest PUD seeks to reconstruct this iconic and historic part of mid-valley. Also, the old Sopris restaurant located on the site has been abandoned and dilapidated for nearly two decades, becoming an eye-sore and health hazard for the community. The Harvest PUD will meet community demands to finally remove this asbestos-laden hazard. In sum, the proposed PUD will revitalize the site to better conform and integrate with the changing character of its neighbors. 3. The proposed rezoning addresses a demonstrated community need with respect to facilities, services, or housing; and The proposed uses within the PUD are in high demand within Garfield County and the surrounding region. The proximity of these facilities, particularly the workforce housing component, is well located as it is close to the new Riverview School, near central water and sewer, and proximate to Highway 82. Facilities and Services: The PUD will expand the infrastructure and services provided by the Roaring Fork Water and Sanitation district. This expansion will allow neighbors to the north and east currently not connected to public services the opportunity to connect, as well as bolster the District’s resiliency and expand the District’s capacity for future development. Expanded services and benefits for the First District will also be provided by the PUD. Access to the Roaring Fork River currently located on private land will be appropriately managed and opened to a greater portion of the Garfield County community, expanding public access to nature trails and river enjoyment. The intersection of Highway CO 82 and Cattle Creek Road has been the site of several vehicle collisions resulting in serious bodily injury. The most recent of which occurred in September 2024 with two residents being air-lifted to Denver. This PUD will finally trigger a signal light at a new and more thoughtfully designed intersection, which should drastically improve the safety for residents and commuters. If not funded by the Harvest PUD, installing the much-needed signal light at this segment of Highway 82 will become the burden of the general public or not be available at all. Housing: Identified as the most critical issue facing Garfield County and the greater Roaring Fork Valley, the lack of attainable housing within any reasonable proximity to jobs is a central focus Page 7 of 7 in both the Garfield County and Glenwood Springs comprehensive plans. This PUD’s central focus is to provide the critically needed attainable housing for Garfield County. 4. The proposed rezoning is in general conformance with the Comprehensive Plan and in compliance with any applicable intergovernmental agreement. The proposed PUD is in general conformance with the Garfield County Comprehensive Plan, as detailed within this report, and a separate attachment to the Application. The uses and densities are well within those prescribed by the County’s Future Land Use Map, and are ready and capable of being serviced by the Roaring Fork Water and Sanitation District with central water and sewer service. There is direct access to Highway 82, regional transit (which may also be expanded with this PUD), a variety of housing options and types, and much needed community services. More analysis is contained within the Comprehensive Plan Analysis submitted with the Application. Exhibit D Harvest Village Planned Unit Development Guide A DEVELOPMENT BY Realty Capital Management, LLC 5 Tree Farm Dr Basalt, Colorado 81621 970 279 1805 sbrown@realtycapital.com HARVEST VILLAGE PLANNED DEVELOPMENT ORDINANCE GARFIELD COUNTY, COLORADO July 21, 2026 Planning by Dan Quinto, R.A. danquinto@rbdc.biz 817 706 8353 HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 2 TABLE OF CONTENTS Article I Defining the Neighborhoods A. Harvest Neighborhoods Overview B. The Neighborhood Land Use Table C. Neighborhood Narratives / Descriptions 1. North Frontage Neighborhood 2. The Farm 3. Village Neighborhood 4. Village Center 5. Creekside Neighborhood 6. Sopris 7. South Riverfront 8. North Riverfront 9. North Central Neighborhood 10. Nature Area Article II Land Use Standards (Applicable to all Neighborhoods) A. Permitted Uses B. Vehicular Network and Street Standards C. Parking Standards D. Lot Standards E. Open Space Standards F. Pedestrian and Bicycle Trail Network G. Architectural Standards H. Dark Sky Standards I. Signage Standards J. Alternate Transportation K. Viewshed Protection HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 3 1. The Harvest Village PUD defines a zoning district that con- sists of approximately 283 acres located in Garfield County Colorado, between State Highway 82 and the Roaring Fork River, just south of Glenwood Springs. The zoning district, hereafter referred to as ‘Harvest’ is subdivided into various Neighborhoods which are each subject to development rules specific to the particular Neighborhood. 2. Harvest shall comply with Article 8 of the Garfield County Land Use Development Code (LUCD), Inclusionary Zoning for Housing, except as noted in the Housing Mitigation Plan. 3. The area of each Neighborhood shall be flexible and may vary by 20% of the estimated areas, except the Village Cen- ter which may increase up to 50%. The areas may be calcu- lated from the boundaries of Harvest, the boundaries of adjacent Neighborhoods, and the centerlines of the Primary Streets. 4. This Development Ordinance is structured as a Form Based Code which establishes allowable forms for streets, open spaces, lots, buildings, and other items to allow develop- ment to be both flexible and predictable. Both the Applicant and the County desired this structure as appropriate for a large, long term development. 5. The rules within this Development Ordinance govern the permitted uses, types of housing and/or commercial uses permitted within each neighborhood, street sections, re- quired open space area and type required, the building standards, and parking standards, among other regulations. 6. Omissions: Any zoning regulations that are not addressed by this development code shall be governed by the LUDC. 7. If a Minor Modificaton is required, the applicant may re- quest a Minor Modification to the standards which shall not constitute a Zoning Modifi- cation or a Variance. The Planning Director shall, in their sole discretion, review proposed Minor Modifications and approve, approve with conditions, or deny such requests within 30 calendar days of submittal. Minor Modification denials by the Planning Director may be appealed to the Board of County Commissioners. 8. Minor Modifications shall: a. Not increase the residential density; b. Not decrease the amount of dedicated Open Space; c. Not change the use category of the PUD between resi- dential, commercial, or industrial uses; d. Not be granted solely to confer a special benefit upon any person; 9. Minor Modifications may include: a. Altering the alignment of the primary streets more than 200’ from locations shown on the Plan Map; b. Increases of up to 2,500 square feet of commercial space in any Neighborhood where it is allowed.; c. Allowing up to 20% more single family driveways on Primary Streets; d. Permitting alternative street drainage to curb-and- gutter storm water collection such as bar ditches; e. Allowing streets to be divided along the centerline to employ two different street types; f. Allowing tree spacing within required streetscapes to be increased to avoid utilities and provide for visibility tri- angles at corners; g. Altering the alignment of the Community Trail network provided the total length of the network is not reduced; h. Granting limited or temporary exceptions to the Dark Sky standards; i. Permitting uses not listed and/or defined in the Per- mitted Use Table in the LUDC; j. Other issues of comparably minor impact. 10. Private Deed Restrictions: Harvest shall also be subject to deed restrictions applicable to all residential and commer- cial lots within the development. The deed restrictions shall, at a minimum, address: a. design standards for residential and commercial build- ings; b. additional standards for private landscaping and public open spaces; c. the review and approval process for planned improve- ments; d. maintenance of common areas and common infra- structure; e. Provide for the enhancement and ongoing mainte- nance of the Conservation Easement; f. Require residency and/or income restrictions con- sistent with the Housing Mitigation Plan. 11. Open Space: Required open space shall include existing easements within Harvest. Surpluses of required open space in any Neighborhood may be applied to deficiencies in other neighborhoods, except open space within the Con- servation Easement cannot be allocated to other neighbor- hoods. 12. Table IA1 summarizes the character and prominent features of each neighborhood. 13. Submittals: Due to the number of jurisdictional entities and requirements, and that Harvest will develop in phases over a period of years, the following items shall be included at the time of the application for a Preliminary Plan approval of each subdivision phase. a. Sketch Plan : A Sketch Plan in compliance with the standards established in the LUDC of the specific Har- vest development phase. b. Phasing Plan: An updated phasing plan delineating the stages of the expansion of the infrastructure and the identification of current and future phases of develop- ment. c. Open Space: The standards for the Community Open Spaces, including location and minimum areas, are in- cluded herein. The standards for the Neighborhood Open Spaces are also included but the locations and final areas of the Neighborhood Open Spaces shall be provided with the plat application for each neighbor- hood. Article I Defining the Neighborhoods A. The Harvest Neighborhoods Overview HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 4 d. Rights-of-way: Although we are providing the general network of primary streets, the final alignment, ROW width, and total area shall be provided as each phase plat application is submitted for approval. e. Easements: Existing easements affecting development are included herein and in the current survey, but future easements for access or utilities shall be provided as each phase plat application is submitted for approval. f. Lot Acreage / Buildings: The pattern of lot development that includes the gross and net acreage of each devel- opment phase shall be provided with the Preliminary Plan application for each future phase. Property Owners Association g. The Property Owners Association (POA) shall be created through the Conditions, Covenants, and Restrictions (CCR’s) as deed restrictions on property within the Har- vest Planned Development District. h. The POA shall be responsible for enforcing the CCR’s within the Harvest District. i. The POA shall be responsible for owning and maintain- ing designated public open spaces and infrastructure including streets. j. The POA shall coordinate with the Cattle Creek Metro- politan District (CCMD) regarding custodial maintenance and operation of infrastructure/streets such as snow A. The Harvest Neighborhoods Overview plowing of streets. k. The Property Owners Association shall coordinate with the Roaring Fork Conservancy (RFC) regarding the execution and enforcement of the restrictions pertaining to the Conservation Easement. l. The POA shall enforce CCR regulations regarding the single family residential rental policy within the Har- vest District. m. The POA shall establish an Architectural Review Com- mittee which shall create and enforce Design Guide- lines. n. The POA shall enforce Dark Sky regulations specified in the CCR’s. o. The POA shall enforce any noise regulations included in the CCR’s. p. The POA shall enforce CCR’s requirements regarding bear awareness including the use of bear resistant trash receptacles, regular trash removal, posting ad- visory signage, construction site inspection, and, where appropriate, bear resistant exterior door knobs. q. The POA shall implement the approved Noxious Weed Management Plan on required open spaces in accordance with County requirements. TABLE I.A1 - NEIGHBORHOOD STANDARDS NEIGHBORHOOD STANDARDS NO R T H FR O N T A G E NO R T H CE N T R A L TH E F A R M VI L L A G E NE I G H B O R - HO O D VI L L A G E CE N T E R NO R T H RI V E R F R O N T CR E E K S I D E SO U T H RI V E R F R O N T SO P R I S NA T U R E AR E A TO T A L ESTIMATED AREA, AC 25.7 39.1 19.1 22.4 15.0 16.4 43.5 25.7 12.3 63.6 282.8 MAX COMMERCIAL, SF 5,000 0 5,000 2,500 42,500 0 0 0 5,000 0 55,000 MIN OPEN SPACE 5% 5% 5% 5% 5% 5% 5% 5% 5% N/A MAX TOTAL DENSITY/AC 18 12 9 15 7 5 9 4 8 0 MAX RES. UNITS 1500 1500 RU HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 5 I. The Harvest Neighborhoods Overview Figure I.A.1 PUD Plan Map I • -• z ~ a ..., ~; Jll ~ I ::; HARVEST VILLAGE GARFIELD COUNTY, COLORADO PU D EXH IBIT I ~ SOPRIS ENGINEER IN G LLC HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 6 I. Th e H a r v e s t N e i g h b o r h o o d s O v e r v i e w Fi g u r e I . A . 2 P U D P l a n M a p PUD PLAN MAP OF : HARVEST VILLAGE A TRACT OF I.ANO .SIT\IAT{D I N THE SOUTHEASTERLY j OF SECTION 1 ANO TME EAST t OE SCCTION 12:. TOWN.SIIIP 7 SOUTH, RANG[ S.9 WCST, AND IN S£CTIONS 7 AND 11, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF n-lC SIXTlt PRINCIPAL MERI.DIAN COUNTYOFGARFICLD 5TATC OF COLORADO DP!m9tfflNUPH*M!Sffl'.ft'llt9lr fMIIIIO.Dl'\Nt--Allrtnca:.JCIOlctll,Krt~t:MltllCICl#Clflctll,l(t'ltnlllWIOlMI,~ :rtt.....c~~~~~~~~,:,.::~·~~~ aM.'Ns.:iRNJ-=,CIRcormu:TIGOl-!A f lQ(tl,(MlNm,P\MIC-\'ICIRu.a:M.~~TU>TO :U.":-~=~==:.~~~.,.:~.«:-:~~~~=.-.,,,._ MWIICl«IMT'I_OI_OCO.,,,l"I~ W1":aWO-,.'(ll,IC)1t-"'LQtlMfOCl,l(T•o>O,lll't.UI •= --- NORlH CENfflAL NCIGHBORHOOO ................. .. .,., ......... ., ......... .., TIC~'-Aflil,.1~•Jiofl,O,lt.U.fSINClfflll_.,._,.mu:....._,-.,,,,, =-~~'="=n:==~-~~~C::'C::::':~~ G\fS.'UlloMllt'.fU--.:ICllt,11..C,.tlff.W.M'ICDIIMLll'P~, .. ,o ..... ,=TOM..S,,,1:U,J.-Gnn~ (U,,Af$1J\.E,ltf1,1ll....0£~EIC8'14~- """""""' I IIIQtS~QlllCf!Jl!CJJl'lft'.'Wf Mlt.~INClt.llJilC"-W:""'-IICICAM.-OIWS'.Aff ==:Ci~~~;i~wt~,;:oi~~"S =:=~~~="~~;~>tlhUf"Aot.QOJ$fM'l'l<-J'ICII• PUO MAP tEGEND _____ .... _ ----••-'°-~ _______ ....,_, - - - -.,.,__,~ IX"l,<1'10COMOL>'O .... ll ~ ~ ! (IKIHTI lt>chlSOt\. T 0 ~ er: LJ.Jo 19 _, <( 0 _, u ;; ~- I-z V'l:::) LJ.Jo i;;u <( 0 I _, LJ.J u:: er: <( 19 ,&"._,$ t:: a, :i: 1;S 0 ::, Q. HARVEST PVO MAP 2 OF 3 HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 7 I. The Harvest Neighborhoods Overview Figure I.A.3 PUD Plan Map ii ·f HARVEST VILLAGE GARFIELD COUNTY, COLORADO 0 z • -" -i/ ,1 " ~ i . t • I h I• .1i;c I ·,•+--i " I I ~· !+-. ; ~ !I ! ! ; ; . ~ .. n i•n~! j HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 8 B. The Neighborhood Land Use Table A B C D E Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 45% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX 15% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX NO MIN SF-4 Large homes SF-5 Large homes One characteristic unique to each neighborhood is the par- ticular mix of land uses. The table below is used to define the specific mix of land uses permitted or required within each neighborhood by establishing minimums and maxi- mums for specific types of land uses. Column A: The designations in Column A provide a name for each lot type covering all potential development land uses permitted within Harvest. The individual lot types are described in more detail in Section D: Lot Standards which establishes dimensional control for each lot type. Column B: The column provides a brief text description of the permitted land use allowed for each lot type. Additional standards and descriptions are provided in Section D: Lot Standards. Column C: The various lot types are grouped by the density and intensity of use as impacted by the number of people, the vehicular use of the lot, and the building and paving on the lot. The particular mix of low, medium, and high density is unique to each neighborhood. Column D: This column defines the maximum portion of each neighborhood that may be devoted to each category of land use density. For example, if a neighborhood contains a gross land area of 20 acres, and the maximum High Density is limited to 35%, then the sum of all CM, MX, and MF lots may not exceed 35% x 20 acres or 7.0 acres maximum as defined by plat. Column E: This column defines the minimum portion of each neighborhood that shall be devoted to each category of land use density. For example, if a neighborhood contains a gross land area of 20 acres, and the minimum Low Density is established as 35%, then the sum of all SF-3, SF-4, and SF-5 lots may not fall be- low 35% x 20 acres or 7.0 acres minimum as defined by plat. HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 9 DESCRIPTION: The North Frontage Neighborhood borders the northern entrance from SH 82 and includes a mix of small-scale neighborhood retail goods and services as well as primarily affordable and workforce housing. BOUNDARY: The North frontage Neighborhood shall be bounded by the Harvest prop- erty line to the north, SH 82 ROW to the east, the Primary Roads A and E to the south and the Rio Grand Trail ROW to the west. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a percentage of the gross neighborhood land area. The maximum total residential den- sity in this Neighborhood shall be determined by multiplying 18 times the number of gross acres in The Neighborhood. C. The Neighborhoods 1. NORTH FRONTAGE NEIGHBORHOOD Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be em- ployed in the development. LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 50% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX 15% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX NO MIN SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 10 DESCRIPTION: The Farm Neighborhood nestles between SH 82 and the Rio Grande Trail, and contains the community Barn a community garden, a small amount of commercial space, as well as a variety of housing types. BOUNDARY: The Farm Neighborhood is bounded by the Primary Roads A and E to the north, SH 82 ROW to the east, and by the Rio Grand Trail ROW to the west. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. The Central Green shall be agricultural in nature, adjacent to the signature barn. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a per- centage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 9 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the pro- posed development and are not in- tended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 40% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX NO MIN MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX NO MIN SF-4 Large homes SF-5 Large homes 2. THE FARM HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 11 DESCRIPTION: The Village Neighborhood is the most central neighborhood and the closest residential neighborhood to the Village Center. It offers housing options appropriate to house- holds wishing to be easy walking distance to the goods and services offered in the Village. The urban form of this neighborhood is the predominant characteristic. BOUNDARY: The Village Neighborhood is bounded by the Glenwood Ditch to the west, the North Central Neighborhood to the north, the Rio Grande Trail ROW to the east and the Vil- lage Center to the south. The Primary Road B runs through the neighborhood from north to south. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a per- centage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 15 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are in- tended to provide a sense of the quality and character of the proposed develop- ment and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 3. VILLAGE NEIGHBORHOOD LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 35% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX 20% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX 10% SF-4 Large homes SF-5 Large homes m . HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 12 DESCRIPTION: The Village Center is the heart of Harvest and the main gathering place for all the separate neighborhoods. Offering shopping, restaurants, limited professional ser- vices, it provides the basics for the community to avoid unnecessary trips outside the community. BOUNDARY: The Village Center is bounded by the Village Neighborhood to the north, the Rio Grande Trail ROW to the east, the North Riverfront to the west, and the Cattle Creek Transition Area to the south. The Primary Road B runs through the neighborhood from north to south, and the street section may be modified to accommodate on -street park- ing for the segment through the Village Center. REQUIRED OPEN SPACE: OS-5 Existing Greenbelt easement along Rio Grand Trail 50’ wide; OS-8 Central Green that may be used as an informal gathering area for residents. See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a percentage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 7 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 4. VILLAGE CENTER LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 80% 20% MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density 50% NO MIN MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX NO MIN SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 13 DESCRIPTION: The Creekside Neighborhood, closest to the south entry from SH 82, is one of the largest and the most diverse neighborhood offering a variety of housing options within a single neighborhood. BOUNDARY: The Creekside Neighborhood shall be bounded by the Rio Grand Trail ROW to the east, The Cattle Creek Transition Area to the north, the South Riverfront Neighborhood to the west and Sopris Neighborhood to the south. The Primary Road C runs along the western boundary. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a per- centage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 9 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the pro- posed development and are not in- tended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 5. CREEKSIDE NEIGHBORHOOD LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 35% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX 25% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX 10% SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 14 C. The Neighborhoods DESCRIPTION: Sopris is on a bluff overlooking the Roaring Fork River and Mount Sopris. Since the Neighborhood is located at the southern tip of the site and is bounded by the highway and the river, it offers a unique corner of Harvest for more exclusive housing op- tions and some hospitality amenities for the residents and guests. BOUNDARY: Sopris Neighborhood shall be bounded by the Conservation Area to the west, South Riverfront and Creekside Neighborhoods to the north and the Rio Grande Trail ROW to the east and the Roaring Fork River to the south. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: In addition to the commercial space permitted, the Neighborhood shall permit an hotel of not more than 120 rooms which shall count as 27 residential units. The maximum height of the hotel shall not exceed 3 stories. The table below indicates the max- imum and minimum land use lots, as a percentage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multi- plying 8 times the number of gross acres in The Neighborhood. Photographs included herein are intended to provide a sense of the quality and char- acter of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 6. SOPRIS NEIGHBORHOOD LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 0% except for hotel N/A MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density 15% NO MIN MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX 15% SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 15 DESCRIPTION: The South Riverfront Neighborhood occupies the largest length of riverfront of any neighborhood and offers views of the Conservation Easement adjacent to the Roaring Fork River. The Neighborhood offers larger homesites as well as other housing options. BOUNDARY: The South Riverfront Neighborhood is bounded by the Conservation Easement to the north and the west, the Creekside Neighborhood to the east and Sopris Neighborhood to the south. The Primary Road C runs along the eastern boundary. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: Maximum building height shall be two stories. The table below indicates the maximum and minimum land use lots, as a percentage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 4 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 7. SOUTH RIVERFRONT NEIGHBORHOOD LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 0% Not Permitted N/A Not Permitted MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density 30% NO MIN MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX 45% SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 16 DESCRIPTION: The North Riverfront Neighborhood faces the Roaring Fork River and the Nature Area and is adjacent to the North Central Neighborhood, the Village Neighborhood, and the Village Center. BOUNDARY: The North Riverfront Neighborhood is bounded by the Glenwood Ditch to the east, the Conservation Easement to the west, and the Village Center to the south. The neighbor- hood shall be accessed by secondary streets from the east, south, or north. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: Maximum building height shall be two stories. The table below indicates the maximum and minimum land use lots, as a percentage of the gross neighborhood land area. The maximum total residential density in this Neighborhood shall be determined by multiplying 5 times the number of gross acres in The Neighborhood. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 8. NORTH RIVERFRONT LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 0% Not Permitted N/A Not Permitted MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density 80% 10% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX 15% SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 17 DESCRIPTION: The North Central Neighborhood, tucked into the northern corner of Harvest is the largest neighborhood and offers a mix of affordable, attainable, and workforce housing options. BOUNDARY: The North Central Neighborhood shall be bounded by the Harvest boundary to the north and west, the Glenwood Ditch to the west, the Village Neighborhood to the south and by the Rio Grand Trail ROW to the east. REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: The table below indicates the maximum and minimum land use lots, as a per- centage of the gross neighborhood land area. At the time of development, and subject to the Roaring Fork Water and Sanitation District approval, a sanitary sewer service pipe shall be stubbed out to the north property line of the Neighborhood. The POA shall require property owners adjacent to the mobile home park to include a 10’ landscape easement on their lots. The maximum total residential density in this Neighborhood shall be determined by multiply- ing 12 times the number of gross acres in The Neighborhood. C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 9. NORTH CENTRAL NEIGHBORHOOD LAND USES - See Section II.D Lot and Building Massing Standards Lot Type Description Maximum % Minimum % CM LOT Commercial only lot High Density 40% NO MIN MX LOT Mixed commercial and residential lot MF-1 Multifamily with vertically stacked dwelling units on a lot MF-2 Bungalow court, attached units on a common lot Medium Density NO MAX 25% MF-3 Cottages, detached units on a common lot SF-1 Townhomes, attached individually platted SF-2 Zero-lot-lines, detached units 0’ setback on 1 side SF-3 Mid-size homes Low Density NO MAX NO MIN SF-4 Large homes SF-5 Large homes HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 18 C. The Neighborhoods Photographs included herein are intended to provide a sense of the quality and character of the proposed development and are not intended to depict specific fauna, flora, or architectural detail that is likely to be employed in the development. 10. NATURE AREA NEIGHBORHOOD DESCRIPTION: The Nature Area is land that has been set aside as a dedicated easement for hab- itat preservation. BOUNDARY: The Nature Area is bounded by the Roaring Fork River and 3rd party land to the west, and by the North and South Riverfront Neighborhoods and Sopris Neighborhood to the east. The Nature Area is comprised of the OS -1, (the Conservation Easement), OS-2, (the Cattle Creek Buffer) and OS-7, (the Wildlife Buffer). See Figure below REQUIRED OPEN SPACE: See Tables E1 and E2 for required Open Spaces. RESTRICTIONS: Within the Conservation Easement, no residential or commercial development is permitted. The Conservation Easement is bound and controlled by the recorded Conservation Easement included as part of this zoning application. Nothing in this document shall be inter- preted to amend or adjust any of the terms or conditions or requirements of the recorded ease- ment. Within the Conservation Easement boundaries, no improvements are permitted without the approval of the Roaring Fork Conservancy (“RFC”). The Property Owners Association shall coordinate with the RFC regarding the execution and enforcement of the restrictions pertaining to the Conservation Easement. Conservation Easement Wildlife Buffer & Cattle Creek Buffer CJ - HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 19 Article II Land Use Standards (Applicable to all Neighborhoods) 1. Harvest is envisioned as a mixed -use development con- sisting primarily of housing with enough commercial activi- ty to provide convenience goods and services to the resi- dents to reduce the need for vehicle trips. The most suita- ble zoning category of the Garfield County Land Use Devel- opment Code (LUDC) for this purpose is CL, Local Commer- cial. 2. Permitted Uses: All uses listed under the Local Commercial (CL) zoning category as ’P’ or ’A’ under the July 15, 2013 Garfield County Land Use Development Code (LUDC), shall be permitted by right unless prohibited below. 3. Permitted Uses Residential: All Residential uses listed in the July 15, 2013 LUDC under the ‘Household Living’ zoning category shall be permitted by right unless prohibited be- low. 4. Prohibited Uses: Commercial Uses that are more industrial in nature shall not be permitted. Specifically, the following uses permitted under the CL Zoning category are not per- mitted in Harvest: a. Oil & Gas Drilling b. Short Term Rentals c. Manufactured Home Park d. Cemetery e. Corrections Facility f. Aircraft Landing Strip g. Equipment, Machinery, Lumber Yard h. Vehicle & Equipment Sales i. Bulk Sales of LPG and CNG j. Motor Sports Center k. Shooting Gallery/Range l. Laundry or Dry cleaning Plant m. Repair, Body/Paint, or Upholstery Shop n. Campground/ RV Park o. Contractor’s Yard, Large p. Cold Storage Plant q. Storage, Hazardous Materials r. Warehouse and Distribution Center s. Recycling Processing Facility t. Solid Waste Transfer Facility 5. Permitted Uses: The following uses shall be permitted by right; a. Surface parking lots b. Structured parking garages c. One indoor storage facility for residents not to exceed 50,000 square feet d. One hotel e. Transit stops and bus shelters f. One community car wash facility 6. The types of residential permitted within each neighbor- hood is established by the type of residential lot that is permitted. The lot types permitted are noted in Table II.A1. Definitions of each lot type are provided in section D Lot Types. 7. Except for common public assembly spaces, no single re- tail establishment shall exceed 10,000 square feet of con- ditioned, indoor space. 8. New uses or uses requiring clarification may be approved by the Director of Planning as a minor modification pro- vided that the use is consistent with the intent of serving the residents of Harvest. TABLE II.A1 - NEIGHBORHOOD STANDARDS DEFINITION OF LOT TYPES ARE INCLUDED IN ARTICLE ii, SECTION D, LOT STANDARDS NO R T H F R O N T - AG E NO R T H C E N T R A L TH E F A R M VI L L A G E N E I G H - BO R H O O D VI L L A G E C E N T E R NO R T H R I V E R - FR O N T CR E E K S I D E SO U T H R I V E R - FR O N T SO P R I S NATURE AREA CM LOT Commercial only P P P P* MX LOT Mixed commercial and residential P P P P MF-1 Multifamily , vertically stacked dwelling units P P P P P P MF-2 Bungalow court, attached on common lot P P P P P MF-3 Cottages, detached units on a common lot P P P P P SF-1 Townhomes P P P P P P P P P SF-2 Zero-lot-lines P P P P P P P P SF-3 Mid-size single-family lots P P P P P P P P SF-4 Large single-family lots P P P P P P P P SF-5 Large single-family lots P P P P P P P P P = Permitted; * Hotel is the only commercial occupancy permitted A. Permitted Uses HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 20 B. STREETS / ROADS 1. All Lots shall front onto a street ROW or onto a quali- fied open space. 2. All streets shall include a Streetscape as defined in Article II, Section B Streetscapes. A street may omit the adjacent Streetscape provided a qualified open space is located in place of the Streetscape. 3. Streets are divided into Primary, Secondary road- ways. Primary Roads are required connections as indicated in Figure B1. Secondary Roads will be shown on Preliminary Plan submittals. 4. Single Family driveways on Primary Streets shall be limited to 10 driveways per 1000’ of lot frontage. 5. The Primary Roads are defined below. A simplified diagram, Figure B1, illustrates the proposed network and figure B2 illustrates the conceptual plan. Final alignments may differ based on phasing, and engi- neering requirements. 6. On-street parking is permitted in all residential Neighborhoods. 7. Streets are defined by the standards in Table B1. Di- mensions provided are minimum dimensions and may be increased. The variety of street sections and curb styles are intended to unify each Neighborhood and distinguish it from other neighborhoods. 8. Street connections to existing streets outside Har- vest, to the north through the North Central Neigh- borhood or to the south through the Sopris Neigh- borhood, shall be permitted. pending the consent of the adjacent landowners. 9. In general, cul-de-sacs and dead ends should be avoided where possible. Where a cul-de-sac is used, a pedestrian connection from the cul-de-sac shall be provided to connect to the community trail network, or to an adjacent street. 10. Primary Road Definitions a. Road A: From the North Entry, through The Farm Neighbor- hood, to intersect with Road F. b. Road B: From the intersection with Road E , through the inter- section with Road F, over Cattle Creek to connect with Roads C and D. c. Road C: From the intersection with Road E through the op- tional intersection with Road F, over Cattle Creek to connect with Roads B and/or D. d. Road D: From the intersection with Roads B and/or C via a 1- way or 2-way road at the boundary of the Sopris neighbor- hood, to return to the intersection with Roads B and/or C. e. Road E: From the intersection with Road A under the RFTA trail, through the intersection with Road B to the intersection with Road C. f. Road F: From the South Entry through the intersection with Road A, through the crossing at grade over the RFTA trail, through the intersection with Road B and optionally, to con- nect to Road C. g. Primary Roads shall use Street types S-60, S-40, S30, or S25. h. Primary Road alignments may be adjusted up to 200’ except as indicated below. i. Primary vehicle entrance locations from SH 82 may be adjust- ed with the review and approval of the Colorado Department of Transportation. j. Primary vehicular entrances from SH 82 shall include game guards to discourage wildlife entry. k. Primary Road E alignment may be adjusted up to 500’ to the south due to topographical constraints. l. Sidewalks associated with Primary Road E may be separated from the vehicular alignment so that pedestrians may cross the Rio Grande Trail at grade rather than being required to follow the roadway underground. B. Vehicular Network and Street Standards Figure B.1 Primary Street Schematic HIGHWAY 82 ROAD A ROAD B ROAD C RO A D E RO A D F CA T T L E C R E E K North Entry South Entry RFTA TRAIL ROAD D '------=L HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 21 B. Vehicular Network and Street Standards RO A D A RO A D B RO A D C ROAD E CATTLE CREEK EAST BRIDGE CATTLE CREEK WEST BRIDGE ROAD E PASSES UNDER RFTA TRAIL NORTH ENTRY SOUTH ENTRY Figure B.2 Primary Street Map 0 0 0 0 0 0 0 0 0 0 O ON'<t<D<O -- --- ------------- 0 0 0 N HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 22 B. Vehicular Network and Street Standards So u t h E n t r y , No t e c & e Figure B.3 Highway 82 Access No r t h E n t r y , N o t e s a & b Tu r n -ar o u n d , N o t e d 11. RESTRICTED CROSSING U-TURN (RCUT) a. North Entry from southbound Hwy 82 consists of a right-in/right-out. No left turn out of Harvest is permitted. b. North Entry from northbound Hwy 82 consists of a signalized left turn into Harvest and a signal- ized U-turn for Cattle Creek traffic to travel southbound on Hwy 82. c. South Entry from southbound Hwy 82 consist of Right-in/right-out only from Harvest. d. The south Turnaround allows the southbound Hwy 82 traffic to turn northbound to access Cattle Creek Road protected by a signal stopping northbound traffic. HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 23 STANDARD MINIMUM DIMENSION ONE TRAVEL LANE, WIDTH 10’ A BOTH LANES, WIDTH 20’ B DEDICATED PARKING LANE 18’ TYPE OF PARKING ANGLED C CURB WIDTH, MINIMUM 0.5’ D TREE WELL/PARKWAY WIDTH 4’ E SIDEWALK MINIMUM WIDTH 6’ F MIN B-B STREET WIDTH 57’ G MIN STREETSCAPE WIDTH 10’ MIN ROW WIDTH 77’ H MIN CURB RADIUS 15’ - 25’ MIN INTERSECTION SPACING 100’ MIN SINGLE FAMILY DRIVEWAY SPACING NOT PERMITTED S-60 STREET STANDARD 1. The S-60 Street Section is designed for the higher intensity of commercial and multifamily land uses. The street type is intended for use in the Village Center as well as neighbor- hoods with higher density residential uses. 2. Alleys and commercial driveways are permitted but single family driveways are not permitted. B. Vehicular Network and Street Standards 3. This street section may be modified to permit parallel parking on one side and angled parking on the other side. In this design, F equals 47’ and Min ROW Width equals 67’. 4. This street section is subject to review and approval of the Fire Marshall. A B C D E F G A B H G ~ Qi □c o2 :::J j 1 HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 24 STANDARD MINIMUM DIMENSION ONE TRAVEL LANE, WIDTH 10’ A BOTH LANES, WIDTH 20’ B DEDICATED PARKING LANE 8’ TYPE OF PARKING PARALLEL C CURB WIDTH, MINIMUM 0.5’ D TREE WELL/PARKWAY WIDTH 4’ E SIDEWALK MINIMUM WIDTH 6’ F MIN B-B STREET WIDTH 37’ G MIN STREETSCAPE WIDTH 10’ MIN ROW WIDTH 57’ H MIN CURB RADIUS 15’ - 25’ MIN INTERSECTION SPACING 100’ MIN SINGLE FAMILY DRIVEWAY SPACING NOT PER- MITTED S-40 STREET STANDARD 1. The S-40 Street Section is designed for the moderate in- tensity of commercial and multifamily land uses. This street section may be appropriate for townhomes as well as multifamily and commercial uses. B. Vehicular Network and Street Standards 2. Single family driveways are not permitted. 3. This street section is subject to review and approval of the Fire Marshall. A B C D E F G A B H G HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 25 B. Ve h i c u l a r N e t w o r k a n d S t r e e t S t a n d a r d s ST A N D A R D MI N I M U M DI M E N S I O N ON E T R A V E L L A N E , W I D T H 15 ’ A BO T H L A N E S , W I D T H 30 ’ B DE D I C A T E D P A R K I N G L A N E NO N E TY P E O F P A R K I N G INT E R M I T E N T C CU R B W I D T H , M I N I M U M 0. 5 ’ D TR E E W E L L / P A R K W A Y W I D T H 4’ E SI D E W A L K M I N I M U M W I D T H 5’ F MI N B -B S T R E E T W I D T H 31 ’ G MI N S T R E E T S C A P E W I D T H 9’ MI N R O W W I D T H 49 ’ H MI N C U R B R A D I U S 15 ’ - 25 ’ MI N I N T E R S E C T I O N S P A C I N G 10 0 ’ MI N S I N G L E F A M I L Y D R I V E W A Y SP A C I N G 5’ S-30 S T R E E T S T A N D A R D 1. Th e S -30 S t r e e t S e c t i o n i s d e s i g n e d f o r u s e a s a P r i m a r y St r e e t a n d i n n e i g h b o r h o o d s w i t h p r i m a r i l y s i n g l e f a m i l y ho m e s . 2. Th e s t r e e t s e c t i o n a l l o w s f o r m o r e e f f i c i e n t t r a f f i c f l o w al l o w i n g l i m i t e d s i n g l e f a m i l y d r i v e w a y a c c e s s . 3. Th e w i d e r s e c t i o n a l s o p r o v i d e s s p a c e f o r c y c l i s t s t o b e pa s s e d b y v e h i c l e s . 4. In t e r m i t t e n t p a r k i n g i s d e f i n e d i n A r t i c l e I I , S e c t i o n C Pa r k i n g . 5. Th i s s t r e e t s e c t i o n i s s u b j e c t t o r e v i e w a n d a p p r o v a l o f th e F i r e M a r s h a l l . 6. Si d e w a l k s a r e r e q u i r e d o n a t l e a s t o n e s i d e o f t h e s t r e e t . A B C D E F G A B H G I R.□,w'. ne R.D,v/, Line - HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 26 B. Ve h i c u l a r N e t w o r k a n d S t r e e t S t a n d a r d s ST A N D A R D MI N I M U M DI M E N S I O N ON E T R A V E L L A N E , W I D T H 12 ’ A BO T H L A N E S , W I D T H 24 ’ B DE D I C A T E D P A R K I N G L A N E NO N E TY P E O F P A R K I N G INT E R M I T E N T C CU R B W I D T H , M I N I M U M 0. 5 ’ D TR E E W E L L / P A R K W A Y W I D T H 5’ E SI D E W A L K M I N I M U M W I D T H 5’ F MI N B -B S T R E E T W I D T H 25 ’ G MI N S T R E E T S C A P E W I D T H 9’ MI N R O W W I D T H 43 ’ H MI N C U R B R A D I U S 15 ’ MI N I N T E R S E C T I O N S P A C I N G 10 0 ’ MI N D R I V E W A Y S P A C I N G 5’ S-25 S T R E E T S T A N D A R D 1. Th e S -25 S t r e e t S e c t i o n i s d e s i g n e d f o r u s e a s a 2 -wa y st r e e t s e c t i o n . S t r e e t s m a y u s e t h e r o l l e d c u r b t o a l l o w dr i v e w a y s t o c o n n e c t t o t h e s t r e e t w i t h o u t c u r b c u t s . 2. In t e r m i t t e n t p a r k i n g i s d e f i n e d i n A r t i c l e I I , S e c t i o n C Pa r k - in g . 3. Th i s s t r e e t s e c t i o n i s s u b j e c t t o r e v i e w a n d a p p r o v a l o f th e F i r e M a r s h a l l . 4. Si d e w a l k s a r e r e q u i r e d o n a t l e a s t o n e s i d e o f t h e s t r e e t . A B C D E F G A B H G I R.□.'w. Line R.□,'w. Line - HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 27 B. Ve h i c u l a r N e t w o r k a n d S t r e e t S t a n d a r d s ST A N D A R D MI N I M U M DI M E N S I O N ON E T R A V E L L A N E , W I D T H 10 ’ A BO T H L A N E S , W I D T H 20 ’ DE D I C A T E D P A R K I N G L A N E NO N E TY P E O F P A R K I N G IN T E R M I T T E N T C CU R B W I D T H , M I N I M U M 0. 5 ’ D TR E E W E L L / P A R K W A Y W I D T H 5’ E SI D E W A L K M I N I M U M W I D T H 5’ F MI N B -B S T R E E T W I D T H 21 ’ G MI N S T R E E T S C A P E W I D T H 9’ MI N R O W W I D T H 39 ’ H MI N C U R B R A D I U S 15 ’ - 25 ’ MI N I N T E R S E C T I O N S P A C I N G 10 0 ’ MI N D R I V E W A Y S P A C I N G 5’ S-20 S T R E E T S T A N D A R D 1. Th e S -22 S t r e e t S e c t i o n i s d e s i g n e d f o r u s e a s a 2 -wa y st r e e t s e c t i o n s e r v i n g t h e r e s i d e n t i a l n e i g h b o r h o o d s . 2. In t e r m i t t e n t o n -st r e e t p a r k i n g m a y b e l i m i t e d . 3. In t e r m i t t e n t p a r k i n g i s d e f i n e d i n A r t i c l e I I , S e c t i o n C Pa r k i n g . 4. Th i s s t r e e t s e c t i o n i s s u b j e c t t o r e v i e w a n d a p p r o v a l o f th e F i r e M a r s h a l l . 5. Si d e w a l k s a r e r e q u i r e d o n a t l e a s t o n e s i d e o f t h e s t r e e t . A C D E F G A B H G L R.0.\./. Ci ne R.0,\./, Line HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 28 B. Vehicular Network and Street Standards STANDARD MINIMUM DIMENSION A ONE TRAVEL LANE, WIDTH 15’ BOTH LANES, WIDTH N/A DEDICATED PARKING LANE NONE TYPE OF PARKING NONE C CURB WIDTH, MINIMUM 0.5’ D TREE WELL/PARKWAY WIDTH 5’ E SIDEWALK MINIMUM WIDTH 5’ F MIN B-B STREET WIDTH 16’ G MIN STREETSCAPE WIDTH 9’ MIN ROW WIDTH 34’ H MIN CURB RADIUS 15’ - 25’ MIN INTERSECTION SPACING 100’ MIN DRIVEWAY SPACING 3’ S-15 STREET STANDARD 1. The S-15 Street Section is designed for use as the a 1-way street section. 2. Two 1-way street sections may be combined to create a two-way boulevard with a median. 3. Intermittent parking is defined in Article II, Section C Parking. 4. This street section is subject to review and approval of the Fire Marshall. 5. Sidewalks are required on at least one side of the street. A C D E F G A H G HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 29 B. Vehicular Network and Street Standards STANDARD MINIMUM DIMENSION ONE TRAVEL LANE, WIDTH N/A A BOTH LANES, WIDTH 15’ PARKING LANE NONE DEDICATED PARKING LANE NONE CURB WIDTH, MINIMUM 0’ TREE WELL/PARKWAY WIDTH 0’ SIDEWALK MINIMUM WIDTH N/A F MIN B-B STREET WIDTH 15’ MIN STREETSCAPE WIDTH 25’ MIN ROW WIDTH 15’ H MIN CURB RADIUS 15’ - 25’ MIN INTERSECTION SPACING 100’ MIN DRIVEWAY SPACING NO MIN A H A-15 ALLEY STANDARD 1. The A-15 Alley Section is designed for use as the mini- mum commercial alley serving commercial uses. 2. This street section is subject to review and approval of the Fire Marshall. A F A H 5’ SETBACK LINE / UTILITY EASEMENT ----..ii Bi,,a,,,..--1 i l HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 30 STANDARD MINIMUM DIMENSION ONE TRAVEL LANE, WIDTH 12’ A BOTH LANES, WIDTH 12’ DEDICATED PARKING LANE NONE TYPE OF PARKING NONE CURB WIDTH, MINIMUM 0’ TREE WELL/PARKWAY WIDTH N/A TREE SPACING N/A SIDEWALK MINIMUM WIDTH N/A F MIN B-B STREET WIDTH 12’ MIN STREETSCAPE WIDTH 22’ MIN ROW WIDTH 12’ H MIN CURB RADIUS 15’ - 25’ MIN INTERSECTION SPACING 100’ MIN DRIVEWAY SPACING NO MIN A-12 ALLEY STANDARD 1. The A-12 Alley Section is designed for use as a residential alley serving single family lots. 2. The 12’ width works as a 2-way alley provided the alley serves only a limited number of dwellings. If the alley serves more than 65 lots between intersections, it shall be increased by 3’ in width. B. Vehicular Network and Street Standards 3. This street section is subject to review and approval of the Fire Marshall. A F A H 5’ SETBACK LINE / UTILITY EASEMENT I I il I I I I I _J HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 31 B. Vehicular Network and Street Standards CURBS 1. The following types of curbs may be used as appropriate, provided they comply with traffic safety standards. 2. Exact dimensions of the curb sections shall be provided in final construction documents. 3. Table B1 indicates permissible use of the curb types. FIRE SAFETY 1. All Neighborhoods shall have a minimum of two ap- proved fire apparatus access roads where possible. Some Neighborhoods cannot comply with Sections D104.3, D106.3, and D107.2 of Appendix D of the Inter- national Fire Code (IFC) which requires 2 access roads “placed a distance apart equal to one half of the length of the maximum overall diagonal dimension of the lot or area to be served.” 2. In the Neighborhoods where compliance is difficult, unfeasible, or impossible, the Neighborhoods shall in- clude two access points separated by not less than 100 feet and configured as a loop through the Neighbor- hood. 3. Dead-end streets shall comply with the IFC turnaround standards. See Figure B5. 4. Although any Lot Type may front onto any Street Type or qualified Open Space, buildings greater than 2- stories or 30’ in height may not be separated from the adjacent fire apparatus lane by more than 60 feet with- out the approval of the Fire Marshall. See Figure B5. 5. Buildings in excess of 35’ in height will require fire lanes to be a minimum of 26’ in width unless an exception is made by the Fire Marshall pursuant to provision of sprinklers or a sidewalk supporting the weight of the fire apparatus. 6. Deviations from the IFC may be approved by the Fire Marshall having jurisdiction. STANDARD CURB Standard curb for use with storm sewer and infre- quent curb cuts, typical of an urban street pattern. ROLLED CURB Rolled curb for use with storm sewer and frequent drive- way curb cuts, indicating a more suburban character. FLAT CURB Flat curb for use with bollards and sidewalks for a mod- ern urban appearance. INVERTED CROWN The Inverted Crown allow the collection of storm water in the center of the roadway rather than the curbs. Figure B3: Curb Types Table B1 Street Standards - Curb-to-Curb ST R E E T LA B E L DESCRIPTION FL A T C U R B RO L L E D C U R B ST A N D A R D CU R B IN V E R T E D CR O W N S-60 Commercial / multifamily A A A A S-40 Commercial / multifamily A A A A S-30 Primary Street A A A S-25 Medium residential A A A A S-20 Small residential A A A A S-15 One –Way A A A A A-15 Commercial alley A A A-12 Residential alley A A A = Allowed; Blank = Prohibited A Fire Lane B Parking Lane C Streetscape / Linear Park D Setback E Maximum distance from Fire Lane, 60’ B C D A E Figure B4: Maximum distance to Fire Lane □ .•. l-----'-.,-'--··~-~~·-"-----i 4 : , □!□!D i '□' ! I I I I HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 32 Figure B5: Cul-de-sac Turnaround Types 14. Intersection Standards a. Traffic signals within Harvest are not anticipated. b. 4-way intersections may employ 2-way stop signs, or 4-way stop signs. c. 3-way or 4-way intersections may utilize a rounda- bout as the traffic control device. d. Bike lanes are coincident with travel lanes, indicated by “Share the Road” decals. e. Other intersection designs and other traffic control elements may be permitted provided they are con- sisted with standard engineering and safety practices and are reviewed and approved by the County. STANDARD MINIMUM R1 OUTER RADIUS 32’ R2 INNER RADIUS 15’ R3 MOUNTABLE CURB FOR TRUCK TRAFFIC R1 R2 R3 Subject to compliance with engineering and MUTCD standards Figure B6: Roundabout Figure B7: “Share the Road” Bike Lane Decal H ~'. 26'~ t 96' DIAMETER CUL-DE-SAC 60·1 1 ti°' ~ o,.=f 28 'R __/ TYP.' --26' 120' HAMMERHEAD 60-FOOT"Y" 28 'R,t TYP.' ..L -10· 20-...I -20' ACCEPTABLE ALTERNATIVE TO 120' HAMMERHEAD □ ~ cu □ C ~_J HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 33 Commercial Streetscape (CS) 10’ Width 10’ min TREEWELLS SIDEWALK 6’ MIN BULBOUT Residential Streetscape (RS) 9’ Width PARKWAY SIDEWALK 5’ MIN BULBOUT Figure B8: Streetscape illustration STREETSCAPE 1. The Streetscape, as used in this document, is the space between the street curb and the private lot line. It establishes the transition between the street and the private lots and can define the character of the neigh- borhood. 2. The commercial streetscape is primarily used in the Village Center and may be used in the denser multi- family portions of the development. 3. Residential streets consisting primarily of single family lots shall require a sidewalk on at least one side of the street. Streets fronting multifamily and commercial occupancies shall typically have sidewalks on both sides of the street unless abutting an open space or a special circumstance that renders a sidewalk useless or unfeasible to construct. 4. Where a Residential or Commercial street is located adjacent to a qualified open space, the streetscape may be omitted. 5. Trees shall be located approximately 2 to 3 feet be- hind the curb approximately 45’ on center, but spac- ing may be adjusted up to 30% in accordance with the adjacent lot type, obstructions, utilities, signage, visibility angles and other requirements. 6. A Parkway is the space between the sidewalk and the street curb where trees are planted. Parkways shall be not less than 4’ in width. 7. Treewells shall be not less than 4’ wide by 4’ long. 8. Bulbouts are optional extensions of the sidewalk to wrap the on-street parking at intersections. They are recommended but not required at S-60 and S-40 in- tersections. 9. Notes on Figure B8 a. The indicated Streetscape width is the minimum width. b. The sidewalk width indicates the clear path of travel. B. Vehicular Network and Street Standards Streetscape Examples PROPERTY I LINE I I 1--+--- ) ~I- I I __ _J~t;;:::l PROPERTY LINE I -1 I I I I __ _J ====···;,,::~ ,,,,., ... ✓I/ CURB LINE HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 34 TABLE C1: MINIMUM PARKING STANDARDS LAND USE PARKING RATIO CM LOT 3 spaces / 1000 sf of enclosed space MX LOT 3 spaces / 1000 sf of commercial + 1 / unit MF-1 1 space / bedroom MF-2 1 space / bedroom MF-3 1 space / bedroom SF-1 2 spaces / unit SF-2 2 spaces / unit SF-3 2 spaces / unit SF-4 2 spaces / unit SF-5 2 spaces / unit HOTEL 0.75 spaces / room 1. The parking demand in Harvest shall be primarily residential and commercial demand for parking shall be substantially from community residents. Consequently, commercial parking ratios may be reduced from standard municipal ratios. 2. On-street angled parking (S-60 street) and parallel parking (S-40 street) shall count toward minimum parking requirements. 3. Intermittent parking is on-street parking without dedicated street parking and may be used on streets where off-street parking has satisfied the required parking. 4. Intermittent on-street parking shall not count to- ward minimum parking requirements. 5. On-street parking shall be available for multifamily and commercial occupancies and may be supple- mented by off-street parking lots and in parking structures. 6. Off-street parking lots shall not be located be- tween a building and the adjacent streetscape frontage. Exceptions to this rule shall include occu- pancies that require drive-up access to the building such as a day care facility, package/postal deliver and pickup, or banks. Such exceptions are limited to a maximum of 15,000 SF of enclosed, ground floor building area. 7. Dimensions of parking lot spaces shall be a mini- mum of 9’ x 18’. 8. On-street parking spaces shall be a minimum of 8’ x 22’ for parallel parking and 9’ x 18’ for angled-in parking spaces. See Figure C1. 9. Intermittent on-street parking shall be permitted but may be restricted for narrow or single-loaded streets. 10. Parking lots shall provide snow removal storage areas as well as visual curb markers in accordance with standard practice. 11. Snow removal for streets shall use the available streetscape for snow storage. 12. Parking lots shall provide a minimum of 1 tree for eve- ry 15 parking spaces. Figure C1 On-Street angled-in Parking Configuration C. Parking Standards 18’ TRAVEL LANE BASED ON 19'-7" F-150 4.53 TRAV EL LA NE 20 15 ANGLED-m PAR KJN G HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 35 D. Lot Standards 1. The Lot Standards define the permitted land use as well as the minimum dimensional requirements includ- ing width, depth, setbacks, and maximum height of the buildings. 2. The Lot types, permitted or prohibited, in each neigh- borhood, determine the character and density of the neighborhood. 3. Maximum height shall be established in both stories and in feet. 4. All buildings shall be limited to 2 stories except for buildings on CM Lots, MX Lots, and MF-1 Lots which are limited to 3 stories above the highest perimeter grade. 5. Three story buildings may include a story below grade where the topography permits access to both upper and lower levels. The story below grade shall be called the “Basement Level” which shall not exceed 65% of the first floor area. A three story building shall mean a building not exceeding 3 stories above the highest fin- ished grade around the building perimeter, and may not exceed 55’ from finished grade to the bottom of the eave or to bottom of the parapet wall as depicted in Figure D1. 6. Unless otherwise restricted, two story buildings may include habitable attic space. The roof eave may not exceed 30’ in height as shown in Figure D2. One and two-story buildings may include a Basement Level. The area of the Basement Level may not exceed the area of the ground floor of the building. 7. All Lots shall front on streets or on qualified Open Space. 8. Commercial Occupancy shall be limited to CM Lots and MX Lots. Non-commercial occupancy shall in- clude residential dwelling units, ancillary uses such as leasing offices, exercise rooms, mail rooms, meeting rooms, or other similar uses. 9. CM Lots are permitted to include commercial occu- pancy but no residential occupancy. Commercial oc- cupancy shall include retail, restaurants, or office space. 10. MX Lots are permitted to include a mixture of resi- dential and commercial occupancy. 11. MF Lots include multiple residential dwelling units on a single lot. 12. SF Lots are limited to a single family dwelling unit. 13. Off-street parking between the building and the street frontage is prohibited for Lot types CM, MX, and MF-1 except as noted. 14. Single Family (SF) lot types are not required to in- clude enclosed garages. For any SF lots without driveways or garages, the minimum parking require- ments may be met with on-street parking using S-60 or S-40 street sections. 15. For alley-loaded single family lots without enclosed garages, the rear setbacks shall be increased to 20’ to provide a driveway for at least 2 parking spaces. 3rd FL 2nd FL 1st FL Basement Level A B C D A Maximum height from grade to eave = 55’ B Street and/or fire lane C Streetscape D Setback Figure D1: 3-story Buildings height Eave A Maximum height from grade to eave = 30’ B Street and/or fire lane C Streetscape D Setback B C D A Figure D2: 2-story Buildings height Eave Attic space 8 88 - ..----------.-- ~ I J HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 36 D. Lot Standards 4. Commercial lots may be developed as a single multi- tenant building or may be multiple buildings with common party walls. 5. The maximum front set setback may be increased with the addition of a Plaza or Courtyard (OS-14) open space in place of the adjacent streetscape. 1. CM Lot refers to any non-residential lots, regardless of height, that are used for retail, office or other commercial or civic use. 2. Commercial lots shall be used primarily in the Village neighborhood and the zero setbacks allow the devel- opment of a downtown character. 3. To a very limited extent, CM Lots may be used in cer- tain residential neighborhoods. See Table A1 for square footage limits. MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT MAXIMUM HEIGHT 3 Story / 55’ 3 Story / 55’ LOT WIDTH W 20’ 20’ LOT DEPTH D 20’ 20’ SETBACKS FRONT MINIMUM SF 0’ 0’ FRONT MAXIMUM 10’, Note 10’, Note SIDE SS 0’ 0’ SIDE CORNER MINIMUM SC N/A 0’ SIDE CORNER MAXIMUM N/A 10’ REAR SR 0’ 0’ GARAGE DOOR, FRONT SG Subject to ARC approval Subject to ARC approval GARAGE DOOR, REAR SG 5’ from alley 5’ from alley Note: See Article II, C.6 for commercial exceptions allowing front yard parking LOT LOT LOT w SF D w w SS SC SR STREETSCAPE CM LOT STANDARDS □ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 37 D. Lot Standards 1. MX Lots are lots permitting buildings containing both commercial and residential occupancies. Typi- cally, commercial uses are located on the ground floor with residential units above, but some residen- tial units may be located on the ground floor. 2. MX Lots may be located within the Village Center or some other Neighborhoods providing essential local goods and services. See Table A1 for square foot- age limits. 3. The accompanying illustration of a mixed-use building is diagrammatic of multistory, mixed-use buildings with residential occupancy above commercial. 4. The maximum front set setback may be increased with the addition of a Plaza or Courtyard (OS-14) open space in place of the adjacent streetscape. MX LOT STANDARDS MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT MAXIMUM HEIGHT 3 Story / 55’ 3 Story / 55’ LOT WIDTH W 30’ 30’ LOT DEPTH D 50’ 50’ SETBACKS FRONT MINIMUM SF 5’ 5’ FRONT MAXIMUM 15’ note 15’ note SIDE SS 10’ 10’ SIDE CORNER MINIMUM SC N/A 5’ SIDE CORNER MAXIMUM N/A 15’ REAR SR 10’ 10’ GARAGE DOOR, FRONT SG Subject to ARC approval Subject to ARC approval GARAGE DOOR, REAR SG 5’ from alley 5’ from alley Note: See Article II, C.6 for commercial exceptions allowing front yard parking UNITS TENNT TENANT SF D W SC STREETSCAPE SR □ r------------1-______L____JI HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 38 1. MF-1 Lots are lots that permit buildings in which dwelling units may be stacked vertically. Dwelling units may be accessed via interior corridors, exteri- or corridors, or common stairways. Illustrative ex- amples below are provided. 2. MF-1 Lots may include non-residential/non- commercial uses which are ancillary to the primary use, such as fitness rooms, lobbies, rental office, mail room, or meeting rooms. 3. Covered parking may be provided on the ground D. Lot Standards floor within the building envelope. The rear setback may include driveways, alleys, or parking lots. 4. Examples below depict a building with interior corri- dors and tuck-under parking on the ground floor and buildings with exterior corridors which provide access to upper floors. 5. The maximum front set setback may be increased with the addition of a Plaza or Courtyard (OS-10) open space in place of the adjacent streetscape. MF-1 LOT STANDARDS MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT MAXIMUM HEIGHT 3 Story / 55’ 3 Story / 55’ LOT WIDTH W 60’ 60’ LOT DEPTH D 60’ 60’ SETBACKS FRONT MINIMUM SF 5’ 5’ FRONT MAXIMUM 20’ 20’ SIDE SS 10’ 10’ SIDE CORNER MINIMUM SC N/A 5’ SIDE CORNER MAXIMUM N/A 20’ REAR SR 10’ 10’ GARAGE DOOR, FRONT SG Subject to ARC approval Subject to ARC approval GARAGE DOOR, REAR SG 5’ from alley 5’ from alley W SF SS SC D W D SF SC TUCK-UNDER PARKING ST R E E T 1 ST R E E T 1 STREET 2 STREET 2 SR SR ·.·:··:····:··:.:.:·:.:.:·:···:.:.:·:.:.:1 I .. .J I :-:-:-1 ::::::1 l=====~======ili---4 ::::::1 ::::::1 -:::::1 l!l==='========'I ................ □ □ □ □ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 39 MF-2 LOT Standard 1. Bungalow Courts: Attached units on a common lot that are accessible from a sidewalk. 2. Common parking lots, garages and carports are permitted. 3. A common open space of 100 square feet mini- mum per dwelling unit shall be provided and shall be accessible from all units. 4. The examples depict a plan using on-street park- ing to satisfy the parking requirement and a plan using a private common parking lot on the MF-2 lot. 5. The rear setback may include driveways, alleys, or parking lots. D. Lot Standards MINIMUM DIMENSION MID-BLOCK LOT MAXIMUM HEIGHT 2 Story / 30’ LOT WIDTH W 60’ LOT DEPTH D 60’ SETBACKS FRONT SF 5’ SIDE SS 5’ REAR SR 5’ GARAGE DOOR, FRONT SG Subject to ARC approval GARAGE DOOR, REAR SG 5’ from alley ST R E E T ST R E E T SF SR D W SS W D SF SS SS SS SR Common open space mini- mum 25’ wide. Example of Bungalows HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 40 MF -3 L O T S t a n d a r d D. Lo t S t a n d a r d s ST R E E T ST R E E T COMMON PARKING LOT COURTYARD COURTYARD STREET W W SS SS Co m m o n o p e n sp a c e m i n i - mu m 25 ’ wi d e . STREET SF SR D SS D SF SS SR MI N I M U M D I M E N S I O N MI D -BL O C K L O T MA X I M U M H E I G H T 2 S t o r y / 30 ’ LO T W I D T H W 60 ’ LO T D E P T H D 60 ’ SE T B A C K S FR O N T SF 5’ SI D E SS 5’ RE A R SR 5’ GA R A G E D O O R , F R O N T SG No t P e r m i t t e d GA R A G E D O O R , R E A R SG 5’ fr o m a l l e y 1. Co t t a g e s : D e t a c h e d d w e l l i n g u n i t s o n a c o m m o n l o t th a t a r e a c c e s s i b l e f r o m t h e s i d e w a l k . 2. A c o m m o n o p e n s p a c e o f 1 0 0 s q u a r e f e e t m i n i m u m pe r d w e l l i n g u n i t s h a l l b e p r o v i d e d a n d s h a l l b e a c - ce s s i b l e f r o m a l l u n i t s . 3. Co m m o n p a r k i n g l o t s , g a r a g e s a n d c a r p o r t s a r e p e r - mi t t e d . 4. Th e e x a m p l e s d e p i c t a p l a n u s i n g o n -st r e e t p a r k i n g to s a t i s f y t h e p a r k i n g r e q u i r e m e n t a n d a p l a n u s i n g a p r i v a t e c o m m o n p a r k i n g l o t o n t h e M F -3 l o t . 5. Ma n u f a c t u r e d H o m e s a l s o k n o w n a s “Mo b i l e H o m e s ” co m p l y i n g w i t h t h e F e d e r a l H U D d e f i n i t i o n s h a l l n o t be p e r m i t t e d w i t h i n H a r v e s t . 6. Sm a l l h o m e s , m a n u f a c t u r e d o f f -si t e a n d d e l i v e r e d ei t h e r a s c o m p o n e n t s o r a s c o m p l e t e d h o m e s a n d se c u r e d d i r e c t l y o n t o a f u l l p e r i m e t e r c o n c r e t e f o u n - da t i o n , s h a l l b e p e r m i t t e d . 7. Th e r e a r s e t b a c k m a y i n c l u d e d r i v e w a y s , a l l e y s , o r pa r k i n g l o t s . SS Ex a m p l e o f C o t t a g e s □ LJLdLJ ...... •.••.·.•.·•.·.•.·•.·.•.·.•·.·.•.•·.•.·.••.·.·.•·.·· .. •.•.•.• .. • .. •.· .. ·•.• .. • .. • ... ·• .. • ... •·.··.·· .. ···.i□ .. '.'. ·.· .·,·.·,·.·,·.·,· ·,·.·,·.·,·.·. • • : • -. :-·-:,·-:-:-: :- .□ , , ., ,111n111n"···.·.· ~□ . l cim_1Jlll t:JlllltLIJJ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 41 MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT END LOT NO ALLEY, FRONT DRIVEWAY MAXIMUM HEIGHT 30’ 30’ 30’ 30’ LOT WIDTH W 20’ 30’ 25’ 20’ LOT DEPTH D 65’ 65’ 65’ 65’ SETBACKS FRONT SF 5’ 5’ 5’ 20’ SIDE 1 S1 0’ 0’ 0’ 0’ SIDE 2 S2 N/A N/A 3’ N/A SIDE CORNER SC N/A 5’ N/A 5’ REAR WITH GARAGE SR 5’ 5’ 5’ N/A REAR WITHOUT GARAGE SR 20’ DRIVEWAY 20’ DRIVEWAY 20’ DRIVEWAY 10’ GARAGE DOOR, FRONT N/A N/A N/A 20’ PERMITTED FRONT PORCH (OPTIONAL) SP 2’ 2’ 2’ 14’ TOWNHOME LOTS SF-1 W D SF S1 SC W SR S1 S1 S2 W W CORNER LOT MID- BLOCK MID- BLOCK END LOT Garage / Carport / or Drive- way attached or detached D. Lot Standards - -. - -. - -. - -. - -. - -./ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 42 MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT NO ALLEY, FRONT DRIVEWAY MAXIMUM HEIGHT 30’ 30’ 30’ LOT WIDTH W 30’ 35’ 30’ LOT DEPTH D 75’ 75’ 75’ SETBACKS FRONT SF 7’ 7’ 20’ SIDE 1 S1 1’ 1’/5’ 1’ SIDE 2 S2 5’ N/A 5’ SIDE CORNER SC N/A 5’ 5’ REAR WITH GARAGE SR 5’ 5’ N/A REAR WITHOUT GARAGE SR 20’ DRIVEWAY 20’ DRIVEWAY 10’ GARAGE DOOR, FRONT N/A N/A 20’ FRONT PORCH (OPTIONAL) SP 2’ 2’ 14’ ZERO LOTLINE LOTS SF-2 W D SF SF S1 S2 SC W SR S2 SP S1 SC W D. Lot Standards Where drainage between lots requires more than the 6’ provided, the engineering plans shall indicate so on the final plat. Garage / Carport / or Driveway attached or detached □ ~----·--·--·--·--·~ :VV 1,_ __ _____ V □ □ vv I I I I I I ----L......LI..= ............ ~ □ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 43 MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT NO ALLEY, FRONT DRIVEWAY MAXIMUM HEIGHT 30’ 30’ 30’ LOT WIDTH W 40’ 45’ 40’ LOT DEPTH D 85’ 85’ 85’ SETBACKS FRONT SF 10’ 10’ 20’ SIDE SS 5’ 5’ 5’ SIDE CORNER SC N/A 5’ 5’ REAR WITH GARAGE SR 5’ 5’ N/A REAR WITHOUT GARAGE SR 20’ DRIVEWAY 20’ DRIVEWAY 10’ GARAGE DOOR, FRONT N/A N/A 20’ FRONT PORCH (OPTIONAL) SP 3’ 3’ 14’ MID-SIZE SINGLE-FAMILY LOTS SF-3 W D SR SF SS SS SC W SR SS SP D. Lot Standards Garage / Carport / or Drive- way, attached or detached. --·--·--·---~ r:· I : : . □ 1 1 ·0 __ 0,o !□: :1--- I I : I I • I I I I : I -,---~-- I I I I I I ------,-..,......, L_. I □ I □ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 44 LARGE SINGLE-FAMILY LOTS SF-4 W D SR SF SS SS SC W SR SS SP MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT NO ALLEY, FRONT DRIVEWAY MAXIMUM HEIGHT 30’ 30’ 30’ LOT WIDTH W 45’ 50’ 45’ LOT DEPTH D 95’ 95’ 95’ SETBACKS FRONT SF 12’ 12’ 20’ SIDE SS 5’ 5’ 5’ SIDE CORNER SC N/A 5’ 5’ REAR WITH GARAGE SR 5’ 5’ N/A REAR WITHOUT GARAGE SR 20’ DRIVEWAY 20’ DRIVEWAY 10’ GARAGE DOOR, FRONT N/A N/A 20’ FRONT PORCH (OPTIONAL) SP 5’ 5’ 14’ D. Lot Standards Garage / Carport / or Drive- way, attached or detached. --·--·--·--·--·--·--~ □ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 45 MINIMUM DIMENSION MID-BLOCK LOT CORNER LOT J-DRIVE LOT MAXIMUM HEIGHT 30’ 30’ 30’ LOT WIDTH W 45’ 50’ 55’ LOT DEPTH D 100’ 100’ 100’ SETBACKS FRONT SF 15’ 15’ 15’ SIDE SS 5’ N/A 5’ SIDE CORNER SC N/A 5’ 5’ REAR SR 10’ 10’ 10’ GARAGE DOOR, FRONT SG 20’ 20’ N/A FRONT PORCH (OPTIONAL) SP 8’ 8’ N/A LARGE SINGLE-FAMILY LOTS - FRONT DRIVES SF-5 W D SR SF SS SS SG SC W SR D. Lot Standards Garage / Carport / or Drive- way attached or detached □ □ r;-·-□·-;r :·--□• -·:~ I I I I I ~ ~ - - - - - - - - - - - --:-r ~ - - - - - - - - - - - --:-- - I.: : I : ______ : I 1 _______ 1 I I • I I I I I I I I I I I I I I I I I• I I I I I I I I I I I : I i D □,__ : 0 1 :i DD i ~I I I r----__ 1 1 I ..,_ __ _,,. I I ~ ~i ---- ----+t i --□-------:--~ i ii __ j) HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 46 PARKS AND OPEN SPACE 1. The open spaces within Harvest are organized by types of open spaces which serve various purposes. Broadly defined, open spaces may serve as buffers, greenbelts, recreation areas, and/or habitat. The open space types are listed in Table E1 defining the minimum standards for a Qualified Open Space. Open Spaces include the existing easements. 2. Community Open Spaces include the open spaces that span across multiple neighborhoods and constitute the commu- nity open space network. These spaces primarily serve to act as buffers, provide areas of natural habitat and recrea- tion areas around and between the neighborhoods. 3. Neighborhood Open Spaces include the public open spaces for people to gather and enjoy recreation as well as infor- mal games and pastimes. These spaces are not shown in Figure E1, but the minimum requirement for each type of open space is indicated in Table E1, and the requirement for each neighborhood is indicated in Table E2. 4. No additional parking shall be required for any open space. 5. OS-1: The existing conservation easement consists of ap- proximately 54 acres preserved as wildlife habitat. 6. OS-2: The buffer includes the areas near Cattle Creek not included within the Conservation Easement. 7. OS-3: The Frontage Buffer lies between the Community and State Highway 82, to provide a natural separation and allow for landscaping and the accommodation of the slope. 8. OS-4: The East RFTA Buffer lies on the east side of the RFTA trail through the North Frontage and The Farm neighbor- hoods. 9. OS-5: The West RFTA Buffer lies on the west side of the RFTA trail and extends the entire length of the Community. 10. OS-6: The Glenwood Ditch is a greenbelt carrying water in both an open trench and enclosed pipe. 11. OS-7: The Wildlife Buffer lies between the Conservation Easement and the rest of the Harvest community. It varies in width and provides a landscaped green screen between the conservation land the developed land. OS-7 limits public access to the Conservation Easement and no paving shall be permitted within the Wildlife Buffer. A 4’ natural, unpaved surface trail may be included. 12. OS-8: Central Parks serve as a primary focus and gathering space for some of the larger neighborhoods. The space may include turf areas suitable for gatherings and recreation. 13. OS-9: Pocket parks are freestanding public open spaces within neighborhoods to provide a local area for outdoor activity. They should be easily accessible from public side- walks or trails and be a short walk from the homes in the Neighborhood. 14. OS-10: Playgrounds are parks geared toward active recrea- tion by children. They may include play equipment such as swings, slides and climbing structures, and informal sports fields. Pocket Park E. Open Space Standards 15. OS-11: Linear Parks are for trails. The linear park should be wider than the trail and include trees placed at regular intervals along the path. 16. OS-12: Dog Parks shall include a fenced area that may be subdivided into areas for large versus small dogs and be furnished with benches. 17. OS-13 The multiuse recreation fields are intended for informal practice and games of various ball sports and may also serve as gathering venues for festivals or enter- tainment. 18. Table E1 columns: a. Width: the column indicates 2 numbers that set a mini- mum width and the overall average width of the open space. The Open Space shall comply with both require- ments. b. Area: Sets the minimum area for the open space or the park type. c. Trees: Minimum tree planting may be specified by spacing for linear open spaces or by area for parks. d. Irrigation: Open space irrigation is permitted. Irrigation in the RFC Easement is subject to RFC approval. e. Paving: Paving, other than trails, and recreational facili- ties, within open spaces is limited to neighborhood parks. f. Ground cover: Ground Cover may be natural with native species or mulch, or turf which is to be irrigated and mowed. Turf is generally limited to the Neighborhood Open Spaces. g. Furnishings: Furnishings may include benches tables, bike racks, trash cans, water fountains etc. Generally Furnish- ings are limited to the Neighborhood Open Spaces. h. Lighting: Lighting shall generally be the minimum neces- sary and shall comply with the Dark Sky requirements in Section H. The Community Open Spaces shall not include lighting except for security, but the Neighborhood open spaces may include evening ambient lighting. HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 47 Pocket Park E. Open Space Standards TABLE E1 REQUIRED MINIMUM OPEN SPACE STANDARDS MI N W I D T H MI N A R E A ( A C ) TR E E S IR R I G A T I O N PA V I N G GR O U N D CO V E R FU R N I S H I N G S LI G H T I N G Community Open Spaces Min/Avg OS-1 Conservation Easement All improvements shall comply with the RFC recorded easement OS-2 Cattle Creek Buffer 10'/15' 0.5 0 P P NAT/TURF P P OS-3 Frontage Buffer 15'/20' 2.3 1/30' P NONE* NATURAL NONE NONE OS-4 East RFTA Buffer 20' 1.8 1/100' LF P NONE* NAT/TURF NONE NONE OS-5 West RFTA Buffer 50' 8.8 1/100' LF P NONE* NAT/TURF NONE NONE OS-6 Glenwood Ditch 25’ 2.1 0 P NONE* NATURAL NONE NONE OS-7 Wildlife Area 15’/20’ 2.0 1/100' LF P NONE NATURAL NONE NONE Neighborhood Open Spaces OS-8 Central Park 30' 0.2 1/1200 SF P P TURF P P OS-9 Pocket Park 20' 0.1 1/1200 SF P P NAT/TURF P P OS-10 Playground 20' 0.1 0 P P TURF P P OS-11 Linear Park 10' 0.1 1/30' LF P P NAT/TURF P P OS-12 Dog Park 20’ 0.2 1/1200 SF P P NAT/TURF P P OS-13 Multiuse Recreation Field 160’ 1.4 0 P P TURF P P OS-14 Courtyard / Plaza N/A N/A 0 P P N/A P P * Except for road crossings and trails P = Permitted TABLE E2 - NEIGHBORHOOD OPEN SPACE STANDARDS NUMBER= REQUIRED PARKS OS TYPE DESCRIPTION NO R T H FR O N T A G E NO R T H CE N T R A L TH E F A R M VI L L A G E NE I G H B O R - HO O D VI L L A G E CE N T E R NO R T H RI V E R - FR O N T CR E E K S I D E SO U T H RI V E R - FR O N T SO P R I S NA T U R E AR E A OS-8 Central Park 1 1 1 1 1 OS-9 Pocket Park 1 2 2 1 1 1 1 1 OS-10 Playground 1 1 OS-11 Linear Park 1 OS-12 Dog Park 1 1 1 OS-13 Multiuse Recreation Field A minimum of 2 fields required, in the community. OS-14 Courtyard / Plaza HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 48 E. Open Space Standards LANDSCAPE STANDARDS 2. Street Tree species shall be selected from the list of approved plant material included in Appendix A or as permitted by the LUDC 3. Wherever the Harvest perimeter boundary directly abuts a residential lot, There shall be a landscape screen of trees planted at the rate of on tree for every 30’ of the shared boundary line. 4. The minimum size of street trees shall be 2 inch trunk diameter. 5. Street tree spacing shall not exceed 45’ on center unless noted otherwise, or if to avoid utilities or provide for visibility triangles at intersections. 6. The irrigated areas on lots shall be limited in accordance with the limits defined in Table E3. TABLE E3 IRRIGATION COVERAGE LIMITS BY LOT MAX SF COVERAGE CM LOT Commercial 25% of lot area MX LOT Mixed 20% of lot area MF-1 Multifamily 350 SF / DU MF-2 Bungalow court 350 SF / DU MF-3 Cottages 350 SF / DU SF-1 Townhomes 1,500 SF SF-2 Zero-lot-lines 1,800 SF SF-3 Mid-size Lots 50% of Lot Area SF-4 Large Lots 50% of Lot Area SF-5 Large Lots w front driveways 50% of Lot Area HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 49 Fi g u r e E 1 C o m m u n i t y O p e n S p a c e N e t w o r k E. Op e n S p a c e S t a n d a r d s CO N S E R V A T I O N E A S E M E N T WI T H I N N A T U R E A R E A WI L D L I F E A R E A OS -7 WI L D L I F E A R E A I N C L U D I N G RO O K E R Y S E T B A C K W I T H I N O S -7 FR O N T A G E BU F F E R O S -3 20 ’ EA S T R F T A BU F F E R O S -4 WE S T R F T A BU F F E R O S -5 50 ’ WE S T R F T A B U F F E R O S -5 TR A N S I T I O N A R E A W I T H I N NA T U R E A R E A RO A R I N G F O R K R I V E R CA T T L E C R E E K 10 ’ LA N D S C A P E S C R E E N I N G EA S E M E N T T O N O R T H E R N NE I G H B O R H O O D EX T E N D G A M E FE N C I N G T O R F T A RO W RI O G R A N D E T R A I L RF T A R O W GL E N W O O D D I T C H O S -6 WI L D L I F E A R E A I N C L U D I N G RO O K E R Y S E T B A C K W I T H I N O S -7 0 400 600 800 1000 2000 IGHWAYa2 ~~ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 50 TRAILS 1. Figure F1 illustrates the Community Trail Network encompassing approximately 2 miles of trails. Although the illustrat- ed alignment is not regulatory, the connection points to the Rio Grande Trail indicated below are required unless pro- hibited by RFTA. 2. Trails shall be paved, and a minimum of 6 feet in width unless otherwise noted. 3. Additional trails may be added in any common area, and may be constructed with or without any connections to the Community Trail Network. F. Pedestrian and Bicycle Trail Network CONSERVATION EASEMENT WI L D L I F E A R E A ALLEY HOUSE LOT TR A I L Figure F3 Trail Location with House Lot fronting onto the wildlife Buffer Figure F2 Trail / Sidewalk Location with Single-loaded Street CONSERVATION EASEMENT STREET HOUSE LOT ST R E E T S C A P E WI L D L I F E A R E A 88 8 88 88 8 88 88 8 88 88 8 88 HA R V E S T P L A N N E D D E V E L O P M E N T O R D I N A N C E PA G E 51 F. Pe d e s t r i a n a n d B i c y c l e T r a i l N e t w o r k a n d P r o p o s e d R e g i o n a l T r a i l A c c e s s O p p o r t u n i t i e s TR A I L # 2 TR A I L # 3 TR A I L # 4 TR A I L # 5 Fi g u r e F 1 C o m m u n i t y T r a i l N e t w o r k NO T E S 1. Th e A p p l i c a n t h a s m u l t i p l e a p - pr o v e d a c c e s s a n d c r o s s i n g ri g h t s o u t l i n e d i n s e p a r a t e ag r e e m e n t s b e t w e e n t h e L a n d - ow n e r a n d R F T A . 2. An y p r o p o s e d a d d i t i o n a l a c c e s s to t h e R F T A t r a i l r i g h t -of -wa y i s su b j e c t t o a p p r o v a l b y t h e R o a r - in g F o r k T r a n s i t A u t h o r i t y . 3. If a p p r o v e d b y R F T A , a c c e s s fr o m H a r v e s t t o t h e R i o G r a n d e Tr a i l R O W w i l l c o n c e p t u a l l y f o l - lo w t h i s p l a n . 4. Mu l t i p l e c o n n e c t i o n s n o r t h a n d so u t h o f C a t t l e C r e e k a r e p r o - po s e d . 5. On e a t -gr a d e v e h i c u l a r c r o s s i n g at R G T a c c e s s # 3 i s p r o p o s e d , co n s i s t e n t w i t h e x i s t i n g a g r e e - me n t s . 6. A g r a d e s e p a r a t e d p e d e s t r i a n an d c y c l i n g b y p a s s u n d e r t h e Ha r v e s t s o u t h e n t r y r o a d i s p r o - po s e d a t R G T # 3 t o a l l o w R F T A tr a i l u s e r s t o b y p a s s v e h i c u l a r tr a f f i c c r o s s i n g t h e R F T A R O W . 7. Pe d e s t r i a n t r a i l a c c e s s p o i n t s sh a l l b e n o c l o s e r t h a n 8 0 0 f e e t ap a r t , u n l e s s p e r m i t t e d b y RF T A . RI O G R A N D E TR A I L ( R G T ) CA T T L E C R E E K CO M M U N I T Y TR A I L # 1 CA T T L E C R E E K CO M M U N I T Y TR A I L # 1 RG T A C C E S S OP T I O N 1 RG T B Y P A S S UN D E R E N T R Y RO A D RG T A C C E S S OP T I O N 5 RG T A C C E S S OP T I O N 4 RG T A C C E S S OP T I O N 3 RG T A C C E S S OP T I O N 2 RO A D E P A S S E S UN D E R R G T , SI D E W A L K CR O S S E S A T GR A D E 0 200 400 600 800 1000 2000 ' \ \ \ \ \ I \ \ \ \ I I I \ \ I _, '-- - -1' I I ,--•- ' I I I I I I I I I I I ·-------.. I_ --- tb-~ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 52 F. Pedestrian and Bicycle Trail Network TRAILS 1. The Trail network shall be continuous throughout the community, meaning that trails shall connect to sidewalks to make the community accessible by foot or bicycle. 2. Community Trails indicated in Figure F1 shall be a min- imum of 6’ in width unless noted otherwise. 3. Community Trails may be located within a Linear Park or a Streetscape, or may be located on land with a public access easement. 50’ RFTA Buffer 100’ RFTA Trail ROW 20’ RFTA Buffer Rio Grande Trail Optional Trail Figure F4: Section through the RFTA Rio Grande Trail and adjacent open spaces. Rio Grande Trail at Harvest HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 53 J. Architectural Standards The Architectural Standards may differ for each building type so the standards are grouped into 3 categories: Sin- gle Family, Multifamily, and Commercial. Buildings are subject to review and approval by the POA architectural review committee. Single Family 1. The minimum habitable, conditioned area for single family lots shall be 700 square feet per home. 2. Single family buildings and 1 or 2-story multifamily buildings (MF-2, MF-3, SF-1, SF-2, SF-3, SF-4, SF-4 SF-5) shall comply with the following standards. a. Permitted materials for finished exterior walls in- clude brick, stone, stucco, clapboard, tongue & groove, metal cladding, and cementitious clap- board. b. Permitted roofing materials for pitched roofs in- clude asphalt shingles, standing seam metal roofing, simulated and authentic slate roofing, and roofing tiles. Flat roofs are permitted using TPO membrane. c. Windows shall be wood, metal, or vinyl-clad frames with a thermal break. d. Garage doors shall be painted metal, wood, or simulated wood. Multifamily 3. The minimum habitable conditioned area for a multi- family dwelling unit shall be 400 square feet. 4. Multifamily buildings shall comply with the following standards. a. Permitted Materials for finished exterior walls include brick, stone, stucco, clapboard, tongue & groove, metal cladding, and cementitious clap- board. b. Permitted roofing materials for pitched roofs include asphalt shingles, standing seam metal roofing, simulated and authentic slate roofing, and roofing tiles. Flat roofs are permitted using TPO membrane. c. If the building includes a flat or low-slope roof, the roof shall include a parapet wall around the roof perimeter high enough to screen rooftop equipment. d. Common entries shall include a covered or re- cessed entry. e. Garages and carports shall not front onto public streets. Commercial 5. The commercial and mixed-use buildings in the Vil- lage shall comply with the following standards. These standards apply exclusively to the commercial components within the Village Center. a. Window Display: The interior window display is to be visible from the sidewalk. The display should be lighted. b. Window Display Lighting: Lighting should be warm in color. c. Window Display Window Coverings: If the ground floor space is occupied by a retail tenant, no cov- erings should be applied such as blinds, or dra- peries. If the space is occupied by an office or residential occupant, window coverings shall be permitted. d. Display Window, Glass: Clear glass is recom- mended, insulated low-E glass is permitted. Heav- ily tinted or reflective glass is prohibited on retail display windows. Glass panels should have a gen- erally vertical proportion. e. Window Pediment: This is the section of wall un- der the display window elevating the glass above the sidewalk. Permitted materials include all ma- terials in the materials section except glass. The minimum height is 6 inches; maximum height is 39 inches. G. Architectural Standards NORTH RIVERFRONT 2-Story Maximum Figure G1: Height Restricted Neighborhoods SOUTH RIVERFRONT CJ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 54 f. Entry Doors, Transom: A transom or transom-type panel is recommended above the entry door(s) but is not required. g. Entry Doors, Canopy: If an awning or canopy is used over the entry doors, the canopy may extend into the Public ROW and may be supported on columns. However, the columns may not interfere with the clear path of the travel as defined by the Americans with Disabilities Act, on the sidewalk. h. The Sign Band is required above the windows to dis- play the identity of the business and express in graphic form the character of the business. i. Sign Band Maximum Height: The maximum height that is uninterrupted by a change in plane, change in J. Architectural Standards Window pediment Entry door, not part of the storefront glazing system Display window Sign Band Figure G2: shopfront architectural Standards G. Architectural Standards SHOP SIGN material or a change in color, is 3 feet. j. Maximum Length: The maximum length of the building sign band is 20 feet. k. A base or water-table, the lowest element on the building façade, establishes a visible base for the materials above, is recommended but not re- quired. l. Awnings: Retail shopfronts are encouraged to have awnings. Office street level windows within the Village Center do not require awnings. m. Lighting: Any lighting that creates glare, exposes the light source, or up-lighting, or shines light onto neighboring properties, is prohibited. • . \. . . ' . . . .. . .. ,<. • . • .. '· . ' ' HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 55 1. As part of the Harvest’s commitment to preserve wild- life habitat and views of the natural landscape, enforc- ing common sense dark sky policies is consistent with Harvest design intent. The rules to accomplish these goals shall differ somewhat from one neighborhood to another. At a minimum, the following policies will ex- tend into the CCR’s and design guidelines for property owners. 2. Street lights shall be limited in height to 18’, bright- ness, and energy usage, and shall require up-light shielding. 3. Residential and Commercial Buildings: Exterior lighting shall include restrictions on location, brightness, direc- tion of light, and light trespass. 4. Signage lighting shall generally require indirect lighting, such that the light source is not visible, and does not include up-lighting, and brightness, loca- tions, and hours of operation shall be restricted. 5. Parking lot lighting shall be limited in height to 18’, brightness, and energy usage, and shall require up- light shielding. Figure H1: Example of light pollution without full cutoff fixture Figure H2: Example prohibited uplighting on homes Figure H3: H. Dark Sky Standards I Ug>~s/ tresp/ .. Visual haze caused from upl1ght reflected off particulates suspended m the atmosphere Spill Ught HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 56 1. Harvest signage shall comply with the CG/CL Sign cate- gory within Article 11 of the 2013 Garfield County LUDC, except as noted below. 2. There shall be a maximum of 4 Entry Monument Signs, one sign on each side of each Highway 82 entry street, with a maximum height of 6’ and maximum width of 20’. 3. There shall be a maximum of 4 Temporary Develop- ment signs. 4. All signs, excluding temporary decorative holiday and restaurant patio string lighting, shall have shielded and covered light bulbs and shall not blink or flash. 5. Sandwich board signs are permitted on sidewalks in front of commercial buildings provided they do not block the clear path of travel, as defined by the Americans with Disabilities Act. 6. Wayfinding signage shall be permitted within the street rights-of-way, provided they do not create an obstruction for traffic visibility or create any hazard for motorists, cyclists, or pedestrians. Figure I1: Maximum Entry Monument signs Figure K3: I. Signage Standards HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 57 7. Retail Sign Standards a. Wall Signs: Wall signs are located above the first floor entry, and below the second level windows and are mounted on the face of the building. Businesses are per- mitted one sign per frontage. The maximum rectangle encompassing all the letters within a facia sign shall not exceed 30 inches in height or 40 square feet of total area, calculated as the height of the tallest letter multiplied by the length of the sign. The sign will consist of individual letters, not panels or boxes. b. Blade Signs: Blade Signs are double faced and are orient- ed perpendicular to the face of the building. Each face shall not exceed 8 square feet. c. Awnings: An Awning is located at or above the windows and/or doors of the building facade. Awnings shall be constructed of matte fabric with a free bottom edge or may be a sheet metal canopy. Letters on the bottom hanging edge of the awning shall be 6" or less in height. Letters on the inclined surface may be up to 30” in height. Artwork may exceed 30”. Awnings may located on all windows and doors. d. Building Signs: Signage identifying the building may be placed on each building frontage. The maximum rectangle encompassing all the letters within a facia sign shall not exceed 30 inches in height or 40 square feet of total area, calculated as the height of the tallest letter multiplied by the length of the sign. I. Signage Standards e. Marquee Blade Signs: Marquee Blade Signs project from the face of the building and are double sided. The may be up to 15 feet in height and up to 40 square feet on each side. f. Window Signs: These are signs applied to the glass sur- face of windows. Signs shall not obscure more than 50% of the glass area. g. Illumination: Signs may be illuminated using any of the following methods i. Halo Lighting: Neon hidden behind a solid, opaque letter, and lighting the background wall. ii. Up lighting: Projecting fixtures attached to the build- ing under the letters and arranged to project the light upward onto the letters. Lights shall be shielded or designed in order that there is no glare into the sky or upper level windows. iii. Down lighting: Projecting fixtures attached to the building over the letters and arranged to project the light downward onto the letters. Lights shall be shielded or designed to avoid street-level glare. h. Prohibited Signs: i. Internally illuminated, face-lit, channel cut letters. ii. Internally illuminated face-lit boxes. iii. Neon signs iv. Flashing, rotating, blinking, or moving signs. v. Exposed electrical raceways or buses. BLADE SIGN Figure I2: Retail Signs IBlUJIIIUC>DNG SDGN · • •. · · • .• W~ ~~Rf,-..• .-. r-------. • ' \. •• ·-· ... · : • .·":. i g fn fn Cl) c5 z HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 58 1. Harvest provides direct access to the RFTA Rio Grande Trail connecting to up-Valley and down-Valley transit stops for both the Spring Valley bus stop, approximately a half mile north of Harvest and the Aspen Glen bus stop, about 1.2 miles south of Harvest. Figure J1: Maximum Entry Monument signs J. Alternative Transportation, Transit Stops BUS STOP: Spring Valley Rd stop accessible via the Rio Grande Trail from Harvest. BUS STOP: Aspen Glen stop accessible via the Rio Grande Trail from Harvest. .'~ •,. 01<tFt "'.JI 8< Gill Cattl Creek d Gill / p CMC Park an :0 o· ~ "' ~ a. .,, :;' % ~c o/ora HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 59 Figure K3: J. Alternative Transportation, Safe Route to School Inset below HARVEST SITE Hardwick Bridge Trail Diagram RFSD Safe Route to Riverview School Et ---0 300 600 900 1500 Upd ated July 27 , 20 22 by The land Studio, Inc . north A. The Rio Grande Trail is currently used as the primary regional trail in the Roaring Fork Valley. It is an important bike/pedestrian path to Riverview School fo r students living north towards Glenwood Springs and south towards the Spring Valley Road /Highway 82 intersection . B. A safe bike/pedestrian crosswalk with Rectangular Rapid Flash ing Beacons has been estab lished at the Westbank Road /County Road 109/lronbridge Phase 3 inte rsection. This crossing connects the exiting lronbridge bike/pedestrian path to the new Hardwick Bridge Trail. C. A new bike/pedestrian path along County Road 109 and lronbridge Phase 3 has been established down to the Hardwick Bridge that crosses the Roaring Fork River. This path has new vehicular guardrails protecting path users from vehicles on County Road 109, and new gua rdrails along the steep slopes to the river to protect users from the steep hillside . A safe bike/pedestrian crosswalk has also been established at a private driveway crossing. D. The Hardwick Bridge has been restored as a new bike/pedestrian crossing over the Roaring Fork River! New bridge supports , wood decking, and guardrails have been installed on the bridge . A safe bike/pedestrian crosswalk with Rectangular Rapid Flashing Beacons has been established at the County Road 109 and 154 intersection on the northeast side of the bridge . E. A new bike/pedestrian path has been constructed from the County Road 109 and 154 intersection northwest to the Rio Grande Tra il. T his section of the new path has peeled log guardrail to protect users from the steep hillside below. f. A safe bike/pedestrian crosswalk with Rectangular Rapid Flashing Beacons has been constructed at the existing Rio Grande Trail intersection with County Road 154 . Landforms and vegetation have also been removed near the intersection for better vehicular/bike/pedestrian visibi lity. G. A new bike/pedestrian path has been constructed on the north side of Riverview School to connect the school to the Rio Grande Trail. HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 60 1. Figure K2 is a map of the Garfield County portion of the Roaring Fork Watershed. The map indicates that the to- pography is steeper toward the west than it is toward the east of the Roaring Fork River. 1. The following documents include a typical section through the Roaring Fork Watershed north of Cattle Creek in order to demonstrate the approximate view angles from SH 82, and from the west bank of the Roaring Fork River over the proposed development. The analysis assumes that two-story structures are between 25’ and 35’ in height and 3-story structures are between 35 and 45 feet in height. 2. Understanding that the analysis does not constitute a comprehensive study of all views from all angles, it is intended to provide preliminary insight into the proba- ble impact to the viewshed. 3. Figure K4 is the plan view of the section through the Roaring Fork Watershed and Figure K5 is the raw data of the section profile shown to scale, with the Roaring Fork River, the SH 82 and the Rio Grande Trail indicat- ed. 4. Figure K5 shows the cross section through the water- shed with the Harvest site, Roaring Fork River, Rio Grande Trail, and SH 82 indicated. The west and east view angles, designed to meet the Talus Slope, are la- belled and quantified as 1° and 3° above horizontal. 5. The line indicating 35’ above the existing grade over the Harvest site is shown in violet. The view angles pass above the 35’ line indicating that the views are generally preserved. HARVEST SITE Figure K2: Map of the Garfield County portion of the Roaring Fork Watershed Figure K4: Section through Watershed K. Viewshed Protection HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 61 Figure K6: Photo of the Harvest Site from SH 82 looking west K. Viewshed Protection fl!!!IH!II ~+------1...:i. 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Z5'8£65 12 .... 5 8£65 -+-l--+---1-1 -o--"-: ,_ ~0'8£65 """I o:-j-,j,-"""....,-1,.,1.1....1.1 .., 18£65 !:;_~-1-+➔l --l-U,..l__j ,__ ,£6'££65 :::.J 0"8£65 '4 -f--+--!-...,.jl--1--1.l.-.J .., ~'8£65 ~ I I I r I 0 8£65 ~ HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 62 K. Viewshed Protection Fi g u r e K 6 : P h o t o o f t h e H a r v e s t S i t e f r o m S H 8 2 l o o k i n g w e s t HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 63 K. Viewshed Protection The Harvest Village developable property, depicted in brown, is topographically higher than almost all the Ironbridge lots an d is separated from Harvest Village by the Roaring Fork River and other lots which are not part of Harvest Village. Very few existing homes will have a view of Harvest Village. The above photos were shot from the Harvest property. C1ty/Town um t □ □ Public Lends US ova l O I Sha le Reserve □ Net onal Forest (USFS) □ BLM Recreat on Areas ■ State Wildhfe Areas ■ Suite Pu Furure Lend Use 2030 Category Growth Area lndustr el M ixed Use ■ Commerc1el ■ Res H (1/3 TO <2 Ac/Du)• Res MH (2 TO <6 Ac/Du)• Res M (6 TO <10 Ac/Ou) Res L(10• Ac/Ou) Resource Production/ atura l HARVEST PLANNED DEVELOPMENT ORDINANCE PAGE 64 APPENDIX A Approved Plant List EVERGREEN TREES: Pinon Pine Pinus Edulis Bristlecone Pine Pinus Aristata Austrian Pine Pinus Nigra Ponderosa Pine Pinus Ponderosa Mugo Pine Pinus Mugo Rostrata Mugo Pine Pinus Mugo Rostrata Colorado Spruce Picea Pungens Columnar Norway Spruce Picea Abies Cupressina Northstar Spruce Picea glauca ‘North Star’ Fat Albert Spruce Picea Pungens ‘Fat Albert’ Montgomery Spruce Picea Pungens ‘Montgomery’ Fastigiata Spurce Picea Pungens var. glauca ‘Fastigiata’ Douglas Fir Pseudotsuga Menziesii Subalpine Fir Abies lasiocarpa Concolor Fir Abies Concolor Arborvitae Thuja Occidentalis “Emerald” DECIDUOUS TREES: Prairifire Crabapple Malus Prairifire Royal Raindrop Crabapple Malus Royal Raindrop Spring Snow Crabapple Malus Spring Snow American Linden Tilia Americana Sentry Greenspire Linden Tilia Cordata Greenspire Narrowleaf Cottonwood Populus Angustifolia Quaking Aspen Populus Tremuloides Canada Red Chokecherry Prunus Virginiana Shubert Chokecherry Prunus Virginiana ‘Schubert’ Amur Chokecherry Prunus Maackii Imperial Honeylocust Gleditsia Triacanthos Inermis Imperial Shademaster Honeylocust Gleditsia Triacanthos Shademaster Skyline Honeylocust Gleditsia Triacanthos Skyline Thornless Cockspur Hawthorn Crataegus Crusgalli Inermis Autumn Purple Ash Fraxinus Americana Autumn Blaze Maple Acer x Freemanii Ginnala Maple Acer Ginnala Norway Maple Acer Platanoides Emerald Lustre Maple Acer Platanoides Pond Red Sunset Maple Acer Rubrum Royal Red Maple Acer Platanoides ‘Royal Red’ Sensation Boxelder Maple Acer Negundo Swamp White Oak Quercus Bicolor Bur Oak Quercus Macrocarpa Newport Plum Prunus Cerasifera Globe Willow Salix Matsudana SHRUBS: Acrer ginnala Amur Maple Amelanchier alnifolia Saskatoon Serviceberry Amelanchier Canadensis Shadowblow Serviceberry Aronia melanocarpa Chokeberry Cargana frutex Russian Peashrub Caryopteris incana Bluemist Spirea Cercocarpus ledifolius Curleaf Mountain Mahogany Cercocarpus montanus Mountain Mahogany Cornus sericea Dogwood varieties (Varieties: Red Twig, Colorado Red Osier, Kelsey’s Dwarf and Yellow Twig) Cotoneaster acutifolia Peking Cotoneaster Cotoneaster apiculata Cranberry Cotoneaster Cotoneaster horizontalis Rock Cotoneaster Euonymus alatus compacta Dwarf Burning Bush Forsythia intermedia Lynwood Gold Forsythia Jamesia americana Waxflower Lonicera tatarica Tatarian Honeysuckle varieties Lonicera involucrate Twinberry Honeysuckle Ligustrum vulgare Common Privet varieties Mahonia aquafolium Oregon Grape Holly Physocarpus opulifolis Ninebark Potentilla fruticosa var. Potentilla varieties Physocarpus opulifolia Ninebark Prunus besseyi Western Sandcherry Prunus cistena Purpleleaf Sandcherry Prunus tomentosa Nanking Cherry Prunus virginiana Green Chokecherry Ribes alpinum Alpine Currant Ribes cereum Golden Currant Ribes odoratum Yellow Flowering Currant Rhus var. Sumac varieties Sambucus pubens Red berries Artemesia tridentate Big Sage Chrysothamnus sp. Rabbitbrush Shepherdia argentia Silver buffaloberry Rosa foetida bicolor Austrian copper rose Rosa harisonii Harrison Yellow Rose Rosa hugonis Father Hugo’s Rose Rosa rugosa Rugosa Rose Salix purpurea ‘Nana’ Arctic Blue Willow Spirea bumalda Spirea varieties (Varieties: Anthony Waterer and Froebel) Spiraea vanhouttei Bridalwreath spirea Symphoricarpos orbiculatus Red Coralberry Symphoricarpos ablus Snowberry Syringa culgaris Common Lilac (purple and white) Vibernum dentatum Arrowwood Vibernum Vibernum lantana Wayfaring Tree Vibernum Vibernum lentago Nannyberry Vibernum Vibernum opulus ‘Roseum’ Snowball Vibernum Juniperus chinensis Pfitzer Juniper varieties Juniperus Sabina Savin Juniper varieties Juniperus horizontalis Horizontal Juniper varieties Exhibit E Sopris Engineering Engineer Report Harvest Roaring Fork – SE Job # 34010 June 1, 2026 1 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Harvest Roaring Fork Zoning Application Engineering Narrative November 18th, 2024 Revised April 14, 2025 Revised June 1st, 2026 Prepared For: Realty Capital Management 909 Lake Carolyn Parkway, Suite 150 Irving Texas 75039 Prepared By: Sopris Engineering 502 Main Street Suite A3 Carbondale, CO 81623 ________________________________ _____________________________________ Yancy Nichol, P.E. Colby Christoff, P.E. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 2 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Table of Contents 1. INTRODUCTION 3 2. PROJECT SUMMARY 3 3. UTILITIES 3-6 4. ACCESS 6-7 5. RFTA CROSSING/ACCESS 7-8 6. GRADING/DRAINAGE 8-9 7. GEOTECHNICAL 9 8. FLOODPLAIN 9-10 9. CONSTRUCTION PHASING 10-11 10. FIRE SERVICE 11 11. CONCLUSION 11 Appendix A: Overall Map – Zoning District & Access Appendix B: Wil Serve Letters Appendix C: Exhibit 1 – Overall water and sewer map Exhibit 2 – Geotechnical Information SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 3 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 1. INTRODUCTION: This report is written to coincide with the upcoming land use submittal for Harvest Roaring Fork community. Over the past years we have been coordinating with numerous entities to gather information and begin to pull together necessary information primarily related to infrastructure to the site, as well as access. We have been coordinating with other consultants such as traffic engineers, environmental engineers, contractors and our design team members in order to determine what is necessary to support the proposed development. SE has also been coordinating with Roaring Fork Transit Authority (RFTA), Colorado Department of Transportation (CDOT) Roaring Fork Water and Sanitation District (RFWSD) to understand and create preliminary designs for access, RFTA crossings and offsite infrastructure necessary to service the Site. We have also been working with the project’s planner to give feedback on the conceptual zoning standards. 2. PROJECT SUMMARY The property is 283 acres. It has a 54+- acre conservation easement bordering the Roaring Fork River on the west side of the site and running up Cattle Creek in the center of the site. The existing Site has been disturbed by earthmoving based on previous approvals but has sat generally untouched for the last +/- 10 years. 3. UTILITIES: We have separated utilities into water and sanitary sewer to be supplied by RFWSD, as well as shallow utilities (electric, gas, telephone, cable, fiber etc). Our emphasis is to highlight that all necessary utilities are available to provide service to the Site. Based on our analysis we understand all utilities are available and we have received will serve letters from the utility providers which are attached in Appendix B. Water and Sanitary Sewer - (RFWSD) Our team has had several meetings with the district staff, attended board meetings and in coordination with the district engineer on multiple occasions. At this time our team is working with the RFWSD to review the previous pre-inclusionary agreement and how we anticipate amending the agreement. SE and the developer will continue to work with RFWSD to modify the existing pre inclusionary agreement once the County approves the PUD zoning. We understand that there will be numerous infrastructure upgrades in order to serve the proposed development. Some of the key components are listed here and given further details below: · Roaring Fork River Crossing- Sewer & Water · Water Storage Tanks · Water surface treatment SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 4 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 · Future water connections · Sewer plant treatment expansion · Sewer plant lift station Water At this time SE understands a great deal about the water infrastructure needed to service the Harvest project. Through coordination with the district staff, and review of past approvals and plans we have a clear understanding of the infrastructure required to serve the proposed project. The individual phasing of when each of these items is constructed will continue to be evaluated with the district engineering staff once we have obtained zoning approval, which will allow us to estimate the exact number of units and square foot of development we anticipate within each phase. Roaring Fork River Crossing – Currently we have a design and contractor contracted to construct the Roaring Fork River crossing, we have done geotechnical investigations on both banks of the river to determine the most practical depth to cross the river and we’ve had a hydrologist review the scouring based upon surveyed cross sections of the river. The Army Corp Permit has been obtained and have an approved construction window obtained through coordination with Colorado Parks and Wildlife. At this time, we intend to construct the river crossing August and September of 2026. The tie-in point on the western side of the river is up near County Road 109. The intent is to follow the existing road and utility easement down the access road to the sewer plant with a new proposed water main. Once on the sewer plant site we would cross the river in our proposed trench to serve the subject site. It is important to note that these improvements will be required to serve the site regardless of final zoning approval or density. Water Storage Tanks – Currently we have preliminary sizing done for the tanks based off our anticipated zoning approvals. We have reviewed the existing easement currently in place for the size of the proposed tanks and the grades of the existing tanks in the district systems as well as the proposed site elevations. The current easement appears to be able to fit the required tank sizes and further design efforts will be completed with preliminary plan application. Water surface treatment – The district is currently completing analysis on their existing wells, and well capacity. That study will help us determine if/when an additional surface water treatment plant may be required. We have identified options on both our site as well as the districts site to house a water surface treatment plant if needed. Further design and coordination will happen once the zoning approval is completed, and the preliminary plan application is prepared. At this point we anticipate a small number of the first phase of units will be able to be served by the districts wells. As we move further into project phases we will have to ensure the surface water treatment plant is up and treating water. The surface water treatment will treat water out of the Roaring Fork River and deliver it to the districts system. This will provide redundancy for the districts system as well as the Harvest site. We have the water rights in place and the physical water is the Roaring Fork River. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 5 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Additionally, it should be noted that water and sewer infrastructure sizing is also being considered for surrounding properties that want and/or need to connect to the District water and sewer(including the Carbondale & Rural Fire Protection District site), that are within the District service area (Cattle Creek and Thunder River). We have reviewed the properties within the Districts service plan to take into account what additional water and sewer demands might be for the river crossing design. Sanitary Sewer: Through coordination with the district, we understand the sewer plant has surplus capacity currently. However, as other projects develop the plant capacity will decrease. Below is additional information about the key sewer elements to provide service to this project: Roaring Fork River Crossing – as mentioned above in the water section we currently have a design for the Roaring Fork River Crossing and anticipate construction August and September of 2026. Sewer lift station – A sewer lift station on the property will be required for the first phase of construction. The site development will gravity flow to the lift station. The lift station will pump the sewage across the Roaring Fork River to the existing sewer plant. The sewer lift station will be planned with multiple sized pipes, and capacity in order to ensure peak flows are able to be pumped at various phases of the development and the surrounding properties within the District Service Plan. Sewer plant expansion – Currently there is capacity at the district sewer plant to begin this development. We are working with the district to prepare different trigger mechanisms for when plant expansion happens. Those triggers will be planned based upon a design flow but actual plant capacity will determine the actual sewer plant expansions schedule. It is intended that each phase will be evaluated at preliminary plan to ensure and warrant sufficient capacity. As mentioned above in the water section it should be noted the sewer infrastructure is being design for consideration of serving the districts service area beyond just the Harvest Project. Shallow Utilities: We have coordinated with each of the utility providers to understand where our connection points are and what service is available to the project. Currently, all shallow utility providers have said they have infrastructure in the area and gave us an understanding of where their facilities are and how we’d access them. Below is a brief description of the information we received from each provider: Holy Cross Energy (HCE) – Currently HCE runs down the west side of HWY 82 with overhead lines which can provide both single phase and 3 phase to the Site. There is a single phase service that currently services and old single family home near Cattle Creek on the property. HCE has capacity to serve this project and we will continue to work with HCE as we establish unit mix, load capacity and begin to look at potential electrical infrastructure layout. All new electrical infrastructure will be placed underground. Holy Cross currently provides service to the property as noted above. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 6 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Black Hills Energy (BHE) – BHE has some current service just north of the project which are smaller 2” lines. The main connection to serve this development will need to cross the river with the sewer and water crossing. The intended crossing is directly across from the RFWSD waste water treatment plant. From there the line would need to extend up the plant access road to CR 109 where a new regulator station would be installed. Once across the river the routing on site would extend north to tie into the smaller 2” lines at the north end of the site to make the system more redundant and resilient. We will continue to work with BHE as we understand the final Site density and begin providing BHE with load calculations to further design the onsite system. Comcast – Currently Comcast nearest connection point is just north of the property. Comcast has fiber available with sufficient capacity, so we would tie onto their facilities and extend south into the project Site. Similar to HCE all new utilities will be run underground following the general electrical layout. Lumen – Coordination with Lumen indicated that their service is on the east side of HWY 82. At this time, we understand Lumen’s facilities are minimal. Lumen telephone may not be necessary, but we will continue to coordinate with them as the project moves forward. SE will continue to coordinate with each utility providers as additional site planning, layout and density all comes together. We will continue to ensure our design accommodates each utility provider and follows their rules and regulations in terms of bury depth, pipe material, bedding requirements etc. All proposed shallow utilities will be installed underground. 4. ACCESS - CDOT Through investigations and coordination with CDOT, SE has identified access locations to best serve Harvest site. Based upon CDOT’s Access Code and analysis of HWY 82 in terms of grades and distances from existing access the potential access points was reduced to just a few locations. CDOT Access Code sets spacing between access points, highway designation and speed limit set acceleration and deceleration lengths, existing highway grades from north bound and south bound lanes as well as the RFTA trail all play critical rolls in our proposed access points. These factors have all been critical to finalizing access points which then allow our design team to begin looking at the potential neighborhood layout and zoning for the site. Through coordination with CDOT and numerous back and forth meetings at this time the project has received both access permits from CDOT, our northern ¾ movement intersection and our southern right in right out access. For site design it was very important to coordinate directly with CDOT prior to having any land use approvals because the access is too important to the Site to have not confirmed. The access points dictate where specific development on the Site needs to be, so it was critical to know CDOT was in support of our locations and our proposed accesses prior beginning the site zoning application. This process has highlighted the importance of a form-based-code for this project as supported by the applicant and the SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 7 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 County to ensure that the proposed zoning is flexible enough to address access and other jurisdictional approvals that will be required during development of the project. The CDOT approvals are summarized on Exhibit 1, and include a 3/4 movement intersection as well as a right in right out onto SH 82. The proposed right in right out in is located 500’ north of the existing Cattle Creek intersection at mile marker 7.76. While the 3/4 movement intersection is located on the northern end of the Site at mile marker 7.38. Both accesses will have full length acceleration and deceleration lanes as dictated by the State Highway Access Code and highway category. These two access points will provide the circulation for the proposed development, providing appropriate access to SH 82 for daily traffic as well as emergency vehicles. A signal light will be installed at the ¾ movement on HWY 82 south-bound lanes to allow north-bound vehicles to either make a left turn into the project or make a U-turn south on HWY 82. For all vehicles exiting the Harvest project at either the ¾ movement or the right-in-right out who want to go north-bound (towards Glenwood Springs), those vehicles would head south-bound and make a U-turn at mile marker 8.21 which is about 1800’ south of Cattle Creek. A signal light will be installed on HWY 82 North-bound lanes to allow south-bound cars to make a U-turn. The two separate signal lights will allow the Harvest Project to have access in both directions along HWY 82 without having the typical left-turn issues onto HWY 82 which reduces the delays on HWY 82 that a full movement intersection would have. See attached exhibit 1 that shows the ¾ movement and right-in-right out locations and the two proposed signal lights. The two signal lights would be required to be installed with the first phase of construction. No traffic warrants are required before the signal lights are installed. The two signal lights will also allow Cattle Creek to become a right in right out intersection, increasing the safety at that intersection by eliminating left-turns. The vehicles at Cattle Creek that need to go south make a right-out onto HWY 82 and then make a U-turn at the new ¾ movement light. 5. RFTA SE has been coordinating directly with RFTA as they play a key role in this project’s development because the Rio Grande Trail cuts directly through the property for approximately one mile. Additionally, this development is trying to provide workforce housing and we are further trying to coordinate with RFTA to see how we can utilize the existing bus stops for the development, and we anticipate working with them to determine if additional bus stops along the Highway 82 frontage would be beneficial as the development builds out. It is important to note that the project has existing easements in place with RFTA to permit the following crossings over the Rio Grande Trail: 1. The most northern vehicle crossing of the Rio Grande Trail will pass under the Rio Grande Trail, and SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 8 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 2. The southern vehicle crossing (near Cattle Creek) will be at grade with future rail and the applicant is proposing the Rio Grande Trail will be in an underpass to avoid conflicts between trail users and vehicles accessing the site. Through our conversations with RFTA their biggest concern was the trail crossing for our main access to the Site. From reviewing existing easements, past submittals and coordinating with RFTA we understand that we have several utility crossings and 2 vehicle/pedestrian crossings of the trail. One of the crossings needs to be grade separated and the other could be at grade with future rail. With that criteria in mind, we will continue to coordinate with RFTA to understand how we could make our proposed CDOT access points work with RFTA’s criteria. We have provided our preliminary design for the underpass to RFTA and received their initial feedback about what areas we need to adjust to meet the RFTA standards as well as the Colorado Railroad PUC requirements. The northern access will be an underpass from ¾ access and the right-in-right-out movement. However, the “at grade” crossing would only be used in the event that a train track is placed in the Rio Grande Rights of Way. Design and development of the trail would be sloped below the roadway and then back up to once again avoid vehicular/pedestrian conflicts. Through our coordination with RFTA, we know that we have access across the trail to the western portion of the property, which was extremely important to confirm prior to moving forward with our application. We will continue to work with RFTA on the crossings as the preliminary plan application is being prepared. 6. GRADING DRAINAGE Currently SE hasn’t completed full drainage or grading plans for for the Site as the applicant is considering multiple phase options depending on County approvals. However we have reveiwed past drainage studies, concepts, grading plans, road plan and profiles for this Site. From our past experience in Garfield County and their code, we have outlined a brief description of our overall grading and drainge concepts below. Grading: Currently the Site generally drains from east along HWY 82 to the west down to the Roaring Fork River. We will ensure our roads are graded to be below the 8% grade on collectors and 10% grade on secondary access. Establishing vegetation on such a large site after disturbance can be very important so we will work to ensure our slopes are not steeper than 2:1 so that vegetation can more easily be established. We will also work to balance our site grading and cut fill as a whole to reduce impacts to the Site and additional construction traffic in the area. It will also be important to balance the cut fill on individual phases so we do not have to disturb more area then necessary until we are ready to move construction to that next phase. Drainage: Drainage for such a large development can often be complicated, however on this project the intent is to maintain a lot of open space or green space. Those large areas of open space can be excellent areas to provide stormwater quality before it is release downstream. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 9 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Typically the drainage plan would require a project such as this to analyze the 25 and 100-yr storm events for detention of increased stormwater impacts and safe routing of larger storm events. However common engineering practice suggests that properties directly adjacent or in close proximity to the ultimate receiving water body should release storms above the water quality storm directly to the receiving body. Reasoning behind this concept is to prevent runoff from the lower basin from lagging and combining with the peak runoff from the upper reaches of the design basin, which would increase the peak runoff for the design basin. This concept attempts to maintain the runoff hydrograph for the design basin and reduces the potential impacts to downstream properties. This concept has been utilized on multiple projects which have been adjacent to the river. Since this is such a large proejct the stormwater system will need to be planned for the entire site then see how it can be broken up per phases to ensure adequate stormwater is met throughout the project. The other consideration of stormwater is the construction phase of stormwater drainage. We intend to show numerous Best Management Practices (BMP’s) for the construction phase such as silt fence, vehicle tracking pads, straw waddles, inlet protection and many others. It is critical to ensure that during the construction phases as vegetation is being established, that the stormwater is closesly monitored. This Site will have well over an acre of distrubance, so once construction of accesses and initial phases has begun, either the contractor or the owner will apply for a Storm Water Management Permit with the State which will be held throughout the course of the project. 7. GEOTECHNICAL Sopris Engineering has reviewed 3 different preliminary geotechnical investigation reports for the subject property. Below is a list of those reports: · YEH and Associates Inc Dated 12, 2014, 18 test holes · HP Geotech dated November 15, 2010, 21 test holes · CTL Thompson dated September 16, 2021, 12 test holes Each of these reports were prepared as part of different deveopment plans in the past. Based upon the three previous investigations and SE’s experience in the area, the proposed form-based-zoning application can mitigate or avoid Geotechnical Hazards outlined. Between the three studies, 51 borings and test pits have been completed throughout the subject site (see appendix 3 exhibit 2 for boring and test pit locations). SE’s opinion is that updated geotechnical investigation reports will be provided as part of the preliminary plan application for each phase of development. To be clear, there is little value in preparing a geologic study without the new P.U.D. zoning in place and a preliminary plan concept as road and structure locations have yet to be determined. As the subject sites prelminary plan develops, we will continue to coordinate on the Geotechnical hazards and work to develop a site plan that avoids and mitigates hazards to the extent possible. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 10 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 8. FLOODPLAIN The ALTA survey has delineated the floodplain for the project. We have also studied the FEMA FIRM maps for our own understanding and knowledge. The project really will have very little to no impact on the floodplain because the floodplain largely conisides with the conservation easement which largely can not be developed within. The only impacts our project will have to the floodplain are temporary disturbance when we cross the Roaring Fork River and Cattle Creek with utilities. These disturbances will include removing material to trench across the creek and river then the material will be placed back at the same grade as before construction. The development will also have a bridge across Cattle Creek in order to connect the northern portion of the Site to the southern. We know the proposed bridge across Cattle Creek will have to span the Floodplain so any disturbance for the bridge will once again be temporary. We have studied the Cattle Creek crossing closely in order to determine what we believe to be the best crossing. To determine the best crossing we look at the following criteria, existing topography, existing conservation easement, floodplain mapping, wetland mapping and the existing river channel elevation. We attempt to pick a location where the flood plain is the shortest length and the topography on either bank allows for a bridge with plenty of clearance above the anticipated BFE. In this way we ensure we can span the entire flood plain and therefore have zero rise. At this time we do not anticipate any additional distrubance to the floodplain throughout the site. 9. CONSTRUCTION PHASING The phasing of such a large project is very complicated as our development team submits for a zoning application we can only speak to the project on a large scale. Additional phasing information and construction scheduling will be deterimined as preliminary plans for each neighborhood develop. The development team has outlined that the old Sopris Resturant would be one of the first construction phases to move forward. A brief outline of what we anticipate for the intial civil infasturture phases of the project. We know each phase will need access from HWY 82 or another part of the subdivision, access across the Rio Grande Trail and utilities. Our initial assumptions for some of the early stages of construction are outlined below. In the first phase of construction, the ¾ movement, right-in-right-out and both signal lights will be constructed. This will provide not only improved construction access to the site and significantly improved safety at the Cattle Creek intersection, but it will also deliver the main project access to serve the various anticipated development that will happen throughout development. SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 11 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 Along the same timeframe that the Highway 82 access is being installed we anticipate that all utilitiles will be completed to start serving the development. A river crossing across the Roaring Fork River will provide the conduit/sleeve for sewer, water and gas service to the project. Additional water and sewer connections and the sewer lift station will need to be constructed in the first phase. Other shallow utilities will be brought onsite including new electrical service, and Comcast and Lumen. Future phases will include onsite road, expansion of utilities, bridge(s) across Cattle Creek. Along with the initial preliminjary plan we will complete a master drawing showing anticipated roads, utilities, trail connections for each phase which will be updated /revised to best serve future phases of development. 10. FIRE SERVICE The development team and SE have held multiple meetings with the Carbondale & Rural FIre Protection Distirct management team to discuss emergency and general access, the provision of water services, and to discuss street sections, fire access and provision of emergency services to the Project. Carbondale & Rural Fire Proection Distirct will also be included as a referral agency and will be expected to provide further commet upon review of this application. 11. CONCLUSION The above report is intended to support our development teams application to Garfield County for zoning. This report is intended to show that our client has thoroughly examined the infrastructure needs and site requirements to ensure the proposed project can meet the County standards, be served by utilities and has adequate access. SE will continue working with CDOT, RFTA, utility providers, our design team, and the county to ensure we are meeting required standards. At this time we do not see any major unforseen hurdles which would restrict the development of this site. Once we have further direction on final densities we can continue to refine this report and further refine our engineering plans to support the project. If you have any additional question or need further clarification please do not hesitate to reachout to either myself or Yancy Nichol. Yancy Nichol ynichol@sopriseng.com Colby Christoff cchristoff@sopriseng.com SOPRIS ENGINEERING LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 APPENDIX A OVERALL MAP Zoning Districts & Access SOPRIS ENGINEERING LLC R O A R I N G F O R K T R A N S I T AU T H O R I T Y T R A N S P O R T A T I O N C O R R I D O R SOUTH RCI PROPOSED ONSITE ROAD GOING UNDER TRAIL AND FUTURE RAILWAY PROPOSED ONSITE ROADWAY AT GRADE CROSSING WITH FUTURE RAIL APPROX LOCATION OF SEWER LIFT STATION CATTLE CREEK UTILITY CROSSING ROARING FORK RIVER UTILITY CROSSING C O N S E R V A T I O N E A S E M E N T C O N S E R VAT I O N E A S E M E N T C O N SE R V A TIO N E A SE M E N T PERMANENT EASEMENT E-3-B (CDOT DRAINAGE) PERMANENT EASEMENT E-3 (CDOT DRAINAGE) 200 METER HERON ROOKERY PROTECTION ZONE 25.0' GLENWOOD DITCH EASEMENT BOOK 1292 PAGE 61 R O A RIN G F O RK RI V E R C O L O R A D O S T A T E H I G H W A Y 8 2 NORTH RCI NATURE AREA WETLANDS PRIMARY STREETS (APPROX) PR I M A R Y S T R E E T S (A P P R O X ) P R I M A R Y S T R E E T S (A P P R O X ) STOP LIGHT TO STOP DOWNVALLEY TRAFFIC FOR U-TURN (2 STOP LIGHTS, ONE FOR U-TURN ONE FOR DV TRAFFIC) STOP LIGHT TO STOP UPVALLEY TRAFFIC FOR U-TURN (2 STOP LIGHTS, ONE FOR U-TURN ONE FOR UV TRAFFIC) PERMANENT EASEMENT E-3-A (CDOT DRAINAGE) CATTLE CREEK MEDIAN TO BE CLOSED FOR THE RCI CUT 50' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 20' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 SOPRIS NEIGHBORHOOD CREEKSIDE NEIGHBORHOOD SOUTH RIVERFRONT NEIGHBORHOOD VILLAGE CENTER THE FARM VILLAGE NEIGHBORHOOD NORTH FRONTAGE NEIGHBORHOOD NORTH CENTRAL NEIGHBORHOOD ESTIMATED AREA - 25.7 AC MAX COMMERCIAL - 5,000 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 18 UNITS PER AC ESTIMATED AREA - 22.4 AC MAX COMMERCIAL -2,500 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 15 UNITS PER AC ESTIMATED AREA - 19.1 AC MAX COMMERCIAL - 5,000 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 9 UNITS PER AC ESTIMATED AREA - 39.1 AC MAX COMMERCIAL - 0 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 12 UNITS PER AC ESTIMATED AREA - 26.8 AC MAX COMMERCIAL - 0 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 4 UNITS PER AC ESTIMATED AREA - 45.4 AC MAX COMMERCIAL - 0 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 9 UNITS PER AC ESTIMATED AREA - 12.3 AC MAX COMMERCIAL - 5000 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 8 UNITS PER AC ESTIMATED AREA - 14.5 AC MAX COMMERCIAL - 42,500 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 7 UNITS PER AC NORTH RIVERFRONT NEIGHBORHOOD ESTIMATED AREA - 19.5 AC MAX COMMERCIAL - 0 SF MIN OPEN SPACE - 5% MAX RES. DENSITY - 5 UNITS PER AC ROARING FORK RIVER IRONBRIDGE NEIGHBORHOOD CAVERN SPRINGS MOBILE HOMES CATTLE CR RD DATE REVISION XXX 2 OF 3 DRAWING NO. TITLE REG IO N A L STAM P G: \ 2 0 2 4 \ 3 4 0 1 0 - R E A L T Y C A P I T O L R I V E R E D G E \ C I V I L \ C I V I L D W G S \ E X H I B I T S \ P U D M A P \ 3 4 0 1 0 - B A S E - P U D . D W G - A p r 2 9 , 2 0 2 6 - 1 1 : 0 4 a m NORTH 00/00/00 HARVEST PUD MAP 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0250 250 500 250 1000125 34010JOB NO. DATE: DESIGNED BY DRAWN BY CHECKED BY XXX 00/00/00 XXX 00/00/00 XXX 00/00/00 SO P R I S E N G I N E E R I N G L L C 50 2 M A I N S T R E E T S U I T E A 3 C A R B O N D A L E C O 8 1 6 2 3 (9 7 0 ) 7 0 4 0 3 1 1 s o p r i s e n g i n e e r i n g . c o m HA R V E S T V I L L A G E GA R F I E L D C O U N T Y , C O L O R A D O PU D E X H I B I T NEIGHBORHOOD BOUNDARIES WETLAND LIMITS HARVEST ROARING FORK PROPERTY LINES 100 YEAR FLOOD HAZARD LIMITS CONSERVATION EASEMENT 500 YEAR FLOOD HAZARD LIMITS PUD MAP LEGEND HERON ROOKERY PROTECTION ZONE 04/27/26 PUD PLAN MAP OF: HARVEST VILLAGE A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1 4 OF SECTION 1 AND THE EAST 1 2 OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTIONS 7 AND 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN COUNTY OF GARFIELD STATE OF COLORADO BOARD OF COUNTY COMMISSIONERS' CERTIFICATE THIS PUD PLAN MAP, APPROVED BY THE BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO THIS ______DAY OF ____________, A.D. 20____, FOR FILING WITH THE CLERK AND RECORDER OF GARFIELD COUNTY AND CONVEYANCE TO THE COUNTY OF THE PUBLIC DEDICATIONS SHOWN HEREON; SUBJECT TO THE PROVISION THAT APPROVAL IN NO WAY OBLIGATES GARFIELD COUNTY FOR THE FINANCING OR CONSTRUCTING OF IMPROVEMENTS ON LANDS, PUBLIC HIGHWAYS OR EASEMENTS DEDICATED TO THE PUBLIC EXCEPT AS SPECIFICALLY AGREED TO BY THE BOARD OF COUNTY COMMISSIONERS AND FURTHER THAT SAID APPROVAL SHALL IN NO WAY OBLIGATE GARFIELD COUNTY FOR THE CONSTRUCTION, REPAIR OR MAINTENANCE OF PUBLIC HIGHWAYS. BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO BY: _________________________________ CHAIRMAN WITNESS MY HAND AND SEAL OF THE COUNTY OF GARFIELD. ATTEST: ________________________________ COUNTY CLERK CERTIFICATE OF TITLE THE UNDERSIGNED, A DULY AUTHORIZED REPRESENTATIVE OF LAND TITLE GUARANTEE COMPANY, A TITLE INSURANCE COMPANY ORGANIZED AND AUTHORIZED TO DO BUSINESS IN COLORADO UNDER THE TITLE INSURANCE CODE OF COLORADO, DOES HEREBY CERTIFY THAT TITLE TO THOSE LANDS DEPICATED AND SHOWN ON THIS PUD PLAN MAP, COUNTY OF GARFIELD, STATE OF COLORADO, IS VESTED IN HARVEST ROARING FORK, LLC, A TEXAS LIMITED LIABILITY COMPANY, AND THAT TITLE TO ALL SAID LANDS IS FREE AND CLEAR OF ALL LIENS, TAXES AND ENCUMBRANCES EXCEPT AS FOLLOWS _______________________________________________________________ _______________________________________________________________ _______________________________________________________________ _______________________________________________________________ DATED THIS ________ DAY OF_____________________ , A.D., 20___. BY _____________________________________ TITLE EXAMINER LAND TITLE GUARANTEE COMPANY SURVEYOR'S CERTIFICATE I, MARK S BECKLER, DO HEREBY CERTIFY THAT I AM A REGISTERED LAND SURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO, THAT THIS PUD PLAN MAP IS A TRUE, CORRECT AND COMPLETE MAP AS LAID OUT AND SHOWN HEREON, THAT SUCH MAP WAS MADE BY ME AND UNDER MY SUPERVISION BASED ON THE MAP NOTES SHOWN HEREON AND CORRECTLY SHOWS THE LOCATION AND DIMENSIONS OF THE SUBJECT PROPERTY BOUNDARY, LAND USES AND ASSOCIATED DENSITIES, EASEMENTS AND STREETS OF SAID SUBDIVISION AS THE SAME HAS BEEN REPRESENTED IN THE HARVEST PUD DEVELOPMENT APPLICATION IN COMPLIANCE WITH APPLICABLE REGULATIONS GOVERNING THE SUBDIVISION OF LAND. IN WITNESS WHEREOF, I HAVE SET MY HAND AND SEAL THIS ______ DAY OF ___________, A.D., 20 ___ . _______________________________________ MARK S BECKLER, REGISTERED LAND SURVEYOR NO. 28643 • \' / J ' ~ \( _,I • I, ' 0 , ; ; i / ,.,,,,, -_.-/ ,.. • ----- ---@s Harvest Roaring Fork – SE Job # 34010 June 1, 2026 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 APPENDIX B WILL SERVE LETTERS SOPRIS ENGINEERING LLC Improving life with energy www.blackhillsenergy.com October 21, 2024 Re: Harvest Roaring Fork Project Dear Colby Christoff, Black Hills Energy has existing natural gas facilities located on or near the above- mentioned project. At this time, it appears that these existing facilities have adequate capacity to provide natural gas service to your project, subject to the tariffs, rules and regulations on file. Any upgrading of our facilities necessary to deliver adequate service to and within the development will be undertaken by Black Hills Energy upon completion of appropriate contractual agreements and subject to necessary governmental approvals. Please contact us with any questions regarding this project, and with a timeline of when you would like to proceed with your project. Sincerely, Mark Fadick Utility Construction Planner Black Hills Energy Mark Fadick Utility Construction Planner mark.fadick@blackhillscorp.com 96 County Road 160 Glenwood Springs, CO 81601 P: 970.914.8326 ,.. Black Hills Energy _______________ _ 10-21-2024 Colby Christoff, PE Project Manager/Principal Sopris Engineering, LLC RE: Harvest Roaring Fork Glenwood Springs, CO 81601 Colby Christoff: Please accept this letter as confirmation of Comcast Cable Corporation ability to provide cable service to the captioned location. The provision of service is contingent upon successful negotiations of an agreement between the developer and Comcast Cable Corporation. If you have any questions at all, please contact me with the information below. Sincerely, Kody Davis Network Project Manager (970) 618-0483 Kody_Davis@cable.comcast.com This letter is not intended to give rise to binding obligations for either party. Any contractual relationship between the parties will be the result of formal negotiations and will only become effective upon execution of the contract by representatives of the parties authorized to enter into such agreements. During any negotiations, each party will bear its own costs and will not be responsible for any costs or expenses of the other party, unless separately agreed to in writing. ,,~ COMCAST 3799 HIGHWAY 82·P.O. BOX 2150 GLENWOOD SPRINGS, COLORADO 81602 (970) 945-5491·FAX (970) 945-4081 A Touchstone Energy→ Cooperative 10/1/2024 HARVEST ROARING FORK RE: HARVEST ROARING FORK, Dear COLBY CHRISTOFF, The above-mentioned development is within the certified service area of Holy Cross Energy. Holy Cross Energy has adequate power supply to provide electric power to the development, subject to tariffs, rules and regulations on file. Any power line enlargements, relocations, and new extensions necessary to deliver adequate power to and within the development will be undertaken by Holy Cross Energy upon completion of appropriate contractual agreements and subject to necessary governmental approvals. Additionally, due to current economic conditions, Holy Cross Energy is not stocking the quantity of construction materials as in past years. If your project is slated for construction this year, please advise us as soon as possible. You will need to enter into agreements with Holy Cross Energy, and pay for the project, sufficiently in advance of construction to avoid possible delays while materials are procured. The currently estimated lead time for procurement of materials is around 12 weeks. Please advise when you wish to proceed with the development of the electric system for this project. Curt Hanson HARVEST ROARING FORK– Map Loc-65-66 10/02/2024 Colby Christoff, PE Sopris Engineering, LLC 502 Main Street Suite A-3 Carbondale, CO 81623 PH 970.704.0311 RE: Rivers Edge To whom it may concern: Your request for facilities to Rivers Edge is within CenturyLink’s serving area and will be provided in accordance with all the rates and tariffs set forth by the Colorado Public Utilities Commission. Connections to CenturyLink facilities are contingent upon the customer meeting all the requirements of the Utilities tariffs that are in effect for each requested utility service at the time the application for service is made by the customer and formally accepted by CenturyLink. Connection requirements may include provisions for necessary line extensions and/or other system improvements, and payment of all applicable system development charges, recovery agreement charges and other fees or charges applicable to the requested service. Although CenturyLink diligently seeks to expand its facilities as necessary to meet anticipated growth, CenturyLink services are provided to eligible customers at the time of connection to the facilities on a “first come, first served” basis after acceptance of the customer’s application as described above. In certain instances, our facilities and capacities may be limited. Accordingly, no specific allocations or amounts of CenturyLink facilities or supplies are reserved for service to the subject property, and no commitments are made as to the availability of CenturyLink service at future times. Sincerely, Jason Sharpe Senior Field Engineer 970-328-8290 Scott A. Grosscup Direct Dial (970) 928-3468 sgrosscup@balcombgreen.com SERVING COLORADO SINCE 1953 818 Colorado Avenue | Post Office Box 790 | Glenwood Springs, Colorado 81602 | 970.945.6546 | BalcombGreen.com November 20, 2024 Via Email Mr. Glenn Hartman Principal Planner Garfield County Community Development ghartman@garfield-county.com Re: Harvest Roaring Fork LLC Dear Mr. Hartman; Harvest Roaring Fork LLC (“Harvest”) approached the Roaring Fork Water & Sanitation District (“RFWSD”) to request the RFWSD provide domestic water and sanitary sewer service to its proposed development on several parcels located between Highway 82 and the Roaring Fork River, between the towns of Glenwood Springs and Carbondale (“Harvest Property”). The Harvest Property is located within the RFWSD’s expanded service area boundary and is included within the RFWSD’s master plan to one day be provided service. At this time, no water or sanitary sewer service is extended to the Harvest Property. The RFWSD can and will provide water and sanitary sewer service to the Harvest Property subject to the terms of this letter. The RFWSD entered a Pre-Inclusion Agreement with a former owner of the Harvest Property, recorded at Reception Number 05161201 in the records of the Garfield County Clerk and Recorder. Depending on Harvest’s development plan approvals, Harvest will either need to comply with the terms of that Pre-Inclusion Agreement prior to receiving service from the RFWSD or renegotiate the terms of that agreement with a new agreement acceptable to the RFWSD. In either case, Harvest will be required to pay for the design and construction of infrastructure necessary to serve the development and then dedicate it to the RFWSD. This may include extending water and sanitary sewer lines from the RFWSD’s existing infrastructure to the Harvest Property including through a crossing of the Roaring Fork River, constructing water storage tanks, expanding existing sanitary sewer facilities, a new surface water treatment plant, sewer lift station(s) to serve the development, and other infrastructure necessary to serve the proposed development. Such infrastructure shall be constructed to the specifications of the RFWSD, its rules and regulations, and approval by the RFWSD’s Board of Directors. Harvest Roaring Fork LLC November 20, 2024 Page 2 of 2 SERVING COLORADO SINCE 1953 818 Colorado Avenue | Post Office Box 790 | Glenwood Springs, Colorado 81602 | 970.945.6546 | BalcombGreen.com Harvest will be required to petition for inclusion of the Harvest Property within the RFWSD’s taxing boundaries. It will need to provide security in a form acceptable to the RFWSD necessary for completion of the infrastructure. And it will be subject to the service and use fees set by the RFWSD after connection. Harvest will be required to dedicate water rights necessary to serve the Harvest Property and consistent with the RFWSD’s rules and regulations and subject to approval from the RFWSD’s Board of Directors. At the time of dedication of facilities and infrastructure to the RFWSD, Harvest will also be required to dedicate utility easements and provide “as -built” construction drawings of the utilities conveyed. Please let us know if you have any questions. Sincerely, BALCOMB & GREEN, P.C. By: Scott A. Grosscup cc: Roaring Fork Water & Sanitation District Harvest Roaring Fork LLC Harvest Roaring Fork – SE Job # 34010 June 1, 2026 502 Main Street, Suite A3, Carbondale, CO 81623 970-704-0311 APPENDIX C EXHIBIT 1 – OVERALL WATER AND SEWER MAP EXHIBIT 2 – GEOTECHNICAL INFORMAITON SOPRIS ENGINEERING LLC S H -8 2 S H -8 2 EXISTING WATER TANKS PROPOSED WATER TIE-IN POINT PROPOSED WATER MAIN PROPOSED SEWER TIE IN TO EXISTING WWTP PROPOSED UTILITY CROSSING OF ROARING FORK RIVER & ENTRY ONTO SITE PROPOSED WATER TANK(S) WATER TANK EASEMENT ACCESS EASEMENT WATER MAIN CROSSING OF HWY 82, FINAL LOCATION TBD EXISTING WATER TANK PROPOSED UTILITY CROSSING OF CATTLE CREEK PROPOSED LIFT STATION CR-109 CR-113 CR-114 R O A R I N G F O R K R I V E R CR-110 EXISTING WWTP PROPOSED POTENTIAL EXPANSION OF WWTP APRROX POTENTIAL SURFACE WATER TREATMENT INTAKE LOCATION PROPOSED WATER MAIN TO TANKS PROPOSED 3 4 MOVEMENT ACCESS INTO PROPERTY PROPOSED RIGHT IN RIGHT OUT ACCESS TO PROPERTY DATE REVISION XXX EXHIBIT-1 DRAWING NO. TITLE RE G I O N A L STAM P G: \ 2 0 2 4 \ 3 4 0 1 0 - R E A L T Y C A P I T O L R I V E R E D G E \ C I V I L \ C I V I L D W G S \ D E \ 3 4 0 1 0 - D E - U T I L B A S E M A P . D W G - A p r 1 4 , 2 0 2 5 - 1 1 : 1 2 a m NORTH 00/00/00 OVERALL UTILITY BASEMAP 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0500 500 1000 500 2000250 MEMBER UTILITIES FOR THE MARKING OF UNDERGROUND BEFORE YOU DIG, GRADE, OR EXCAVATE CALL 2-BUSINESS DAYS IN ADVANCE Know what's R 34010JOB NO. DATE:04-14-25 DESIGNED BY DRAWN BY CHECKED BY XXX 00/00/00 XXX 00/00/00 XXX 00/00/00 HA R V E S T GA R F I E L D C O U N T Y , C O L O R A D O EX H I B I T SO P R I S E N G I N E E R I N G L L C 50 2 M A I N S T R E E T S U I T E A 3 C A R B O N D A L E C O 8 1 6 2 3 (9 7 0 ) 7 0 4 0 3 1 1 s o p r i s e n g i n e e r i n g . c o m • --•Gs 4},Cf'1---- below. Call before you dig. ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! !!! !!! !!! B103B102 B101 B106B105B104 B109B108B107 B110 B004 TP-3 TP-2 TP-1 TP-4 TP-5 TP-6 TP-7 TP-8 TP-9 TP-12 TP-11 TP-10 TH-7 TH-5 TH-6 TH-4 TH-8 TH-3 TH-9 TH-2 TH-1 TH-11 TH-10 TH-15 TH-17 TH-16 TH-14 TH-13 TH-12 TH-18 C ATTLE C R EE K R D 82 ´0 500 1,000250 Feet 1 inch = 500 feet ENGINEERING STUDIES: HP 2010, YEH 2014, CTL 2021 PARCELS : GARFIELD COUNTY GIS AERIAL : NAIP 2023 USDA 34010_TestHoles-All-NZ_250414 TEST HOLE LOCATIONS STUDIES 2010, 2014, 2021 !TEST HOLES - HP 2010 !TEST HOLES - YEH 2014 "TEST HOLES - CTL 2021 Exhibit F Harvest Phasing Plan Harvest Village Phasing Plan Initial Major Infrastructure Phase Timeframe: July 2026 to December 31, 2028 • CDOT improvements for Highway 82 access pursuant to the CDOT permit that was issued on April 18, 2025. This includes, but is not limited to, all the required CDOT improvements on Highway 82 for the “Restricted Crossing Intersection”, including the two signalized locations for the U-turns and left turn and the median at Cattle Creek. This phase also will include the northern access point to the Harvest Village (“Harvest”) community, which is located between the North Frontage Neighborhood and The Farm. • Construction of key initial utility infrastructure: o Main water and sewer line. These are the main water and sewer line from the Roaring Fork Water and Sanitation District plant to the Harvest property. o Natural gas line connection to the Harvest property. o Lift station to serve initial phases. • Demolition of the former Sopris restaurant and closure of its three access drives to Highway 82. • The initial phase of development will also include the commencement of the initial riparian and environmental restoration work, particularly along Cattle Creek (work in the existing conservation easement is subject to the approval of the Roaring Fork Conservancy). • Note: Harvest may not receive a certificate of occupancy on any buildings prior to the completion of these Initial Major Infrastructure improvements. The Farm Phase – Phase One Timeframe: PUD Approval to December 31, 2029 • This phase will include the construction of the Harvest barn, the Patio, the Harvest farm, and the Highway 82 access drive. It will also include the construction of the road crossing of the Rio Grande Trail (at the location of Harvest’s crossing easement and the re-construction of the trail to pass under the road. • The approved uses in The Farm will be constructed. At the same time, the required affordable units, the open spaces, parks and trails as specifically required in the PUD shall also be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. • Additional key Harvest utility infrastructure as required by separate agreement with the Roaring Fork Water and Sanitation District which may include water treatment system improvements, and storage tanks to ensure the adequate provision of utilities (to state required service standards) and required fire flow. North Frontage Neighborhood Phase Timeframe: PUD Approval to December 31, 2030 • The approved uses in the North Frontage Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • It will include the construction of the road crossing under the Rio Grande Trail (at the location of Harvest’s crossing easement and any re-construction of the trail necessary to pass over the road. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed. • Note: Completion of the road crossing under the Rio Grande Trail must be completed prior to Harvest receiving certificates of occupancy for any buildings in this Neighborhood. Village Center Timeframe: July 1, 2026 to December 31, 2035 • The approved uses in the Village Center will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. • Note: The road crossing over the Rio Grande Trail (described in The Farm Phase above) must be completed prior to Harvest receiving certificates of occupancy for any buildings in the Village Center. South Riverfront Neighborhood Phase Timeframe: January 1, 2027 to December 31, 2037 • The approved uses in the South Riverfront Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • A bridge crossing at Cattle Creek shall be constructed, which will serve the South Riverfront, Creekside, and Sopris Neighborhoods. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. • Note: The bridge crossing over Cattle Creek must be completed prior to Harvest receiving certificates of occupancy for any buildings in the South Riverfront, Creekside and Sopris Neighborhoods. Village Neighborhood Phase Timeframe: January 1, 2027 to December 31, 2037 • The approved uses in the Village Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. Creekside Neighborhood Phase Timeframe: February 1, 2027 to December 31, 2038 • The approved uses in the Creekside Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. Sopris Neighborhood Phase Timeframe: July 1, 2027 to December 31, 2039 • The approved uses in the Sopris Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. North Riverfront Neighborhood Phase Timeframe: November 1, 2027 to December 31, 2040 • The approved uses in the North Frontage Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. North Central Neighborhood Phase Timeframe: January 1, 2028 to December 31, 2042 • The approved uses in the North Central Neighborhood will be constructed. At the same time, the required a]ordable units, the open spaces, parks, trails as required in the PUD shall be constructed. • The supporting infrastructure and roads necessary to serve this neighborhood will be constructed, subject to review and approval by County (in each preliminary plan phase) and the Carbondale Fire & Rural Protection District. Additional Phasing Plan Notes 1. During the construction of each phase, Harvest must comply with State and County requirements for erosion control, dust control, soil stabilization and revegetation on the property located within the phase under construction. All open spaces in a phase under development shall be constructed as parks, open spaces and/or trails and shall be completely landscaped per County and Harvest PUD requirements. This shall help ensure that all disturbed soil in a phase under construction is properly stabilized and revegetated. 2. Parks, open space and trails: As construction progresses in each neighborhood, the construction of the open spaces, parks, and trails required in that neighborhood by the PUD shall be constructed in such a manner that those community amenities remain are completed at the same time, equal to, or ahead of, the construction of buildings in that neighborhood. This shall be determined by the ratio of land area developed/constructed in that neighborhood compared to the land area developed for community amenities. For example, if 60% of the neighborhood has been developed, then at least 60% or more of the required land area for open space, parks and trails for that neighborhood must also be completed. 3. Logical and orderly development: This Phasing Plan has multiple restrictions which cause key infrastructure such as parks, major utilities, Highway 82 improvements, open spaces, bridges, road connections and trails to be constructed at the same time, or ahead of, the residential and commercial buildings in Harvest. This will cause Harvest to build out in a logical and orderly way, since this Phasing Plan ensures that the key infrastructure improvements do not fall behind the building activity, and ensures that key infrastructure is connected to future phases prior to building completions in those phases. 4. The time frame for each phase listed above is a good-faith estimate. The beginning date for each time frame is an estimate of the earliest possible start date for that phase; it is not a deadline to start that phase nor is it a prohibition to start development earlier than the beginning date. If the phase is not 100% complete by the estimated end date in the time frame, Harvest may extend that estimated time frame when it next submits a preliminary plan application for that phase or simply by informing the County of the new estimated time frame. Given the scale of the proposed project and the adaptable nature of the proposed PUD, any delay in completing a phase, change in phasing schedule/order, or a failure to proceed to a subsequent phase, will not have a substantially adverse impact on the prior and future phases of the PUD or its surroundings. 5. As described in this phasing plan, the time frames of the neighborhood phases will likely overlap with each other as they are developed. Therefore, at times, multiple phases of Harvest may be simultaneously under development. 6. Forecasting the precise phasing of a master-planned community over 15 to 20 years is a complex challenge given the endless variable factors that will influence a project of this magnitude. Construction costs, tariffs, third-party financing requirements, multiple iterative jurisdictional approvals, and fluctuating market conditions combine to make it almost it impossible to forecast the precise phasing in reliable way. Some of those factors include: Construction Pricing & Tariffs: Especially since COVID, construction pricing has fluctuated wildly depending on demand and product availability. This volatility has only increased with the myriads of Tariffs being discussed that will affect pricing and assumptions. Third-Party Financing Requirements: Capital market cycles and interest rates vary. Interest rates have dramatically fluctuated over the last four years with annual increases of 100% or more. Project financing often hinges on meeting specific milestones or phases, which are unpredictable. Securing funds for early phases does not guarantee funding for later phases. Conditional Approvals: Lenders often impose conditions on the development that impact the timing and sequencing of phases, requiring project flexibility and contingency planning. Multiple Jurisdictional Approvals (Colorado Dept of Transportation, Garfield County, RFTA, Roaring Fork Utility District, U.S. Government, Roaring Fork Conservancy, Colorado Parks and Wildlife, etc): -- These approvals create an iterative and variable development process and time frame. Approvals from different jurisdictions (municipal, environmental, zoning) often involve feedback, revisions, and multiple review cycles, which can delay or alter project phasing and time frames. Changing Regulations: Regulations may evolve over time, requiring updates to plans and potentially affecting the sequence or scope of development. Market Dynamics Influencing Development Timing: Market demand will fluctuate. Variations in market demand can lead to accelerating or delaying certain phases. Economic Factors: Changes in interest rates, employment levels, or broader economic conditions impact development pace and the type of housing or amenities that can be built and when. The PUD has detailed requirements to ensure quality development, but the exact timing of available financing is uncertain and irresponsible to forecast. Competitive Landscape: Nearby developments or shifts in consumer preferences may influence the type, size, or timing of phases to maintain market competitiveness. Interplay of These Factors: The number of assumptions required to forecast an anticipated development timeline are too great as the project must constantly adapt to new approvals, financing statuses, and market insights. The PUD guide provides the assurance of development type and quality. Exhibit G Development Agreement Harvest Village Master Development Agreement | Page 1 Note: This Draft Development Agreement is a draft template. It is anticipated that the language within this document will be modified throughout the Application process. HARVEST VILLAGE DEVELOPMENT AGREEMENT (Master Development Agreement) THIS HARVEST VILLAGE DEVELOPMENT AGREEMENT (“Agreement” or “DA”) is made and entered into this ____ day of ______________, 2026, by and between HARVEST ROARING FORK, LLC, a Colorado limited liability company (“Owner” or “Developer”), and the BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO, acting for the County of Garfield, State of Colorado, as a body politic and corporate, directly or through its authorized representatives and agents (the “County” or “BOCC”) (Owner and the County, each a “Party” and collectively the “Parties”). RECITALS A.Owner is the owner and developer of approximately 283 acres of real property located on the west side of State Highway 82 near Cattle Creek in Garfield County, Colorado, with approximately one mile of frontage along the Roaring Fork River and including an approximately 54-acre conservation easement (the “Property”), which Owner intends to develop as the Harvest Village Planned Unit Development (the “Project”). The Property is more particularly described on Exhibit D. B.By Resolution No. ______________, dated ______________, 2026, and recorded at Reception No. ______________ of the real estate records of Garfield County, Colorado, the BOCC approved the Harvest Village Planned Unit Development, the Harvest Village PUD Guid e, and the associated Subdivision Preliminary Plan for the Property (collectively, the “Approved Project Plans” and, such approval, the “PUD Approval”), pursuant to the Garfield County Land Use and Development Code (the “LUDC”). C.By separate action, the BOCC approved that certain Phase 0 Improvement Agreement between the Parties (the “Phase 0 Agreement”), which authorizes Owner to construct certain enabling infrastructure identified as “Phase 0” on the Critical Path Exhibit (Exhibit E) — the improvements within the State Highway 82 right-of-way and the utility sleeves beneath Cattle Creek and the Roaring Fork River, and, at Owner’s election, one or both of the RFTA Rio Grande Trail crossings and associated paving, and, at Owner’s election, any of the Phase 1 improvements identified on Exhibit E that Owner elects to construct in advance — in advance of, and independently from, any Final Plat. D.The Project will be developed in multiple phases, as set forth in the Harvest Village Phasing Plan attached as Exhibit A (the “Phasing Plan”). Each phase will require approval of a separate Preliminary Plan and Final Plat and the execution of a separate Subdivision Improvements Agreement governing the improvements serving that phase. E.The Project is anticipated to include up to 1,500 residential units, of which a minimum of ten percent (10%) shall be mitigation units and an additional twenty percent (20%) shall be deed restricted residences, as defined in the Approved Project Plans (collectively, the “Workforce Housing Units”) , and within which accessory dwelling units are prohibited. Owner will provide such Workforce Housing Units in accordance with the Approved Project Plans, and the Parties anticipate entering into an affordable housing agreement (the “Affordable Housing Agre ement”) at the time the first Final Plat is approved. Harvest Village Master Development Agreement | Page 2 F. Water and wastewater service to the Property is anticipated to be provided through the Roaring Fork Water and Sanitation District pursuant to a pre-inclusion agreement to be entered into between Owner and that District following the PUD Approval (the “Pre-Inclusion Agreement”). G. The Vested Property Rights Statute, C.R.S. §§ 24-68-101 et seq. (the “Statute”), and the LUDC authorize the County to enter into a development agreement establishing a site-specific development plan and vesting property rights for a period greater than three (3) years where warranted by the size and phasing of the development, economic cycles, and market conditions. The County and Owner intend for this Agreement to constitute such a development agreement and site-specific development plan. H. Development of the Property will require substantial investments in infrastructure and public facilities, both on and off the Property, including improvements to State Highway 82; such investments can be supported only with reasonable assurances that development may proceed to completion in accordance with the Approved Project Plans and this Agreement. I. The mutual promises, covenants, and obligations contained in this Agreement are authorized by the statutes of the State of Colorado and the laws of the County. NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants and promises contained herein, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the Parties agree as follows: AGREEMENT 1. INCORPORATION OF RECITALS. The foregoing Recitals are true and correct and are incorporated into the body of this Agreement by this reference. 2. GENERAL PROVISIONS; PHASING. (a) Scope. The terms and conditions of this Agreement shall apply to the Property and shall be a covenant running with title to all lots, tracts, and parcels within the Property. (b) Development in Phases. Construction of the Project is anticipated to occur in multiple phases as set forth in the Phasing Plan, each phase constituting one or more subdivision filings (each a “Phase”). Owner currently contemplates that the Phases will be submitted, and construc tion will commence, in the order set forth in the Phasing Plan; provided, however, that the Phase sequence may be altered upon County approval, and provided that each Phase meets the following requirements: (i) the infrastructure required to support such Phase shall have been constructed in advance of, or as part of, such Phase; (ii) within each Phase, the percentage of platted open space relative to the required open space shall equal or exceed the percentage of residential units constructed relative to the maximum residential units permitted; Harvest Village Master Development Agreement | Page 3 (iii) the Workforce Housing Units platted keep pace with market -rate units as required by the Approved Project Plans; and (iv) approval of the Phase is consistent with a logical and orderly manner of development, considering the functional relationship and contiguity of the proposed Phase with preceding Phases and existing development. (c) Non-Substantial Modification; Phase 0 Independence. Any request by Owner to alter the sequence of Phases set forth in the Phasing Plan shall be treated as a non-substantial modification to the Approved Project Plans. Notwithstanding anything to the contrary, the Phase 0 Activities may occur in advance of, and independently from, the Project and any Final Plat, and shall be governed solely by the Phase 0 Agreement, as provided in Section 4, below. (d) Continuity of Construction. Once Owner commences construction of the infrastructure improvements for a given Phase, Owner shall diligently and continuously pursue completion of that infrastructure without unreasonable interruption, subject to Force Majeure and seasonal shutdown consistent with standard construction practice. Owner’s election not to commence a subsequent Phase shall not, by itself, constitute a default under this Agreement. (e) Phased Final Plat Procedure. Each Final Plat submitted for a Phase shall be treated as an independent Final Plat application for purposes of the completeness determination and recording window under the LUDC, and the Preliminary Plan approval and the vested property right established under Section 5 shall remain in full force through recording of the Final Plat for the final Phase. (f) Referral Agencies. The Parties acknowledge that the Colorado Department of Transportation (“CDOT”), RFTA, the Roaring Fork Water and Sanitation District, and the Carbondale & Rural Fire Protection District are the anticipated referral agencies for the Subdivision Improvemen ts. Written confirmation of no objection obtained from an agency before submittal shall satisfy the corresponding referral requirement under the LUDC, absent a material design change. 3. PHASE 0 IMPROVEMENT AGREEMENT AND EARLY PHASE 1 IMPROVEMENTS. The Phase 0 Activities are governed solely by the Phase 0 Agreement, which is incorporated by this reference. The Phase 0 Activities may be commenced, performed, and completed in advance of, and independently from, the approval or recording of any Final Plat and independently of the Project. The Phase 0 Agreement also authorizes Owner, at its election, to construct in advance any of the Phase 1 improvements identified on Exhibit E, which may be moved up and constructed as part of, and on the same terms as, the Phase 0 work under the Phase 0 Agreement. The Phase 0 improvements and any early Phase 1 improvements constructed under the Phase 0 Agreement do not create platted lots and do not authorize occupancy of any structure. The Parties shall enter into a Phase 0 Improvement Agreement (the "Phase 0 Agreement”) approved by the Board contemporaneously with this Agreement. Nothing in the Phase 0 Agreement shall satisfy or discharge Owner’s obligations with respect to the Subdiv ision Improvements under any SIA, except to the extent the same work is later accepted under an SIA. Owner has secured CDOT State Highway Access Permits Nos. 325027 and 325028 for the Property; a CDOT Notice to Proceed remains required before construction within the State Highway 82 right -of-way. Neither the Phase 0 improvements nor any early Phase 1 improvements constructed under the Phase 0 Agreement shall require a Preliminary Plan or a Final Plat as a condition to commencement. Harvest Village Master Development Agreement | Page 4 4. SUBDIVISION IMPROVEMENTS AGREEMENTS. (a) SIA for Each Phase. At the time of either Final Plat or Preliminary Plan approval for each Phase of the Project, the Parties shall enter into a subdivision improvements agreement (an “SIA”), in substantially the form attached as Exhibit B, that identifies the public and private subdivision improvements (including applicable off-site improvements) required to support and serve such Phase (the “Subdivision Improvements” for such Phase), and establishes the terms, security mechanism, schedule, and completion and release procedures upon which Owner shall design, construct, and install the same. To the extent Owner seeks Final Plat or Preliminary Plan approval for more than one Phase concurrently, a single SIA covering all such Phases shall suffice. Upon approval of the Preliminary Plan for a Phase and execution of the applicable SIA, Owner may commence construction of that Phase’s Subdivision Improvements in advance of, and without awaiting recording of, the Final Plat for that Phase. (b) Security Structure. Each SIA shall secure Owner’s obligations with respect to the applicable Phase through the restoration-and-revegetation security structure set forth in the form of SIA, under which Owner secures the cost of restoring and revegetating property disturbed by the Subdivision Improvements, rather than posting security for the full cost of completing the Subdivision Improvements, with completion instead assured through the certificate -of-occupancy restrictions in Section 4(c), below, and the remedies in Section 15, below. Where a Subdivision Improvement is secured by a permit, license, or agreement with CDOT, RFTA, the Roaring Fork Water and Sanitation District, or another entity having jurisdiction (a “Third-Party Security”), the County shall accept such Third-Party Security in lieu of separate County security for that same improvement, subject to the conditions in the SIA. (c) Certificate-of -Occupancy Prerequisites. No certificate of occupancy shall issue for any building within a Phase or Neighborhood until the infrastructure identified for that Phase or Neighborhood in the applicable SIA and the Phase Infrastructure and Certificate of Occupancy Prerequisites (Exhibit F to the form of SIA) has been completed and is operational. This Agreement does not condition occupancy of any Phase upon completion of Subdivision Improvements serving other Phases. Notwithstanding the foregoing, the applicable SIA may authorize the issuance of temporary certificates of occupancy for model homes and sales or marketing offices in advance of completion of a Phase’s certificate-of-occupancy prerequisites, on the conditions set forth in that SIA. 5. VESTING OF PROPERTY RIGHTS. (a) Grant; Site-Specific Development Plan. This Agreement, together with the Approved Project Plans, constitutes a Site-Specific Development Plan under the Statute and the LUDC. The County agrees that Owner shall have a vested property right for a period of twenty-five (25) years from the date of recordation of this Agreement (the “Vested Rights Period”) to undertake and complete development of the Property in accordance with the Approved Project Plans and this Agreement. The Vested Rights Period is extended beyond the standard three -year period under the LUDC to account for the scale and multi-phase build-out of the Project. (b) Rights That Are Vested. The following rights are hereby vested for the Vested Rights Period and shall not be taken by the County without just compensation: Harvest Village Master Development Agreement | Page 5 (i) No Downzoning. The maximum number of residential dwelling units and acres for residential use, and the gross acres for non-residential uses, set forth in the Approved Project Plans, as amended from time to time upon County approval; (ii) Uses, Densities, and Locations. The right to develop the Property in accordance with the uses, densities, and general locations set forth in the Approved Project Plans; (iii) Development Standards. The right to develop the Property in accordance with the design and development standards set forth in the LUDC, the PUD Guide, and the Approved Project Plans; (iv) Timing of Development. The right to commence and complete development in accordance with the Phasing Plan, subject to the Affordable Housing Agreement and Final Plat approval; this provision supersedes any County rule requiring development to be commenced or completed within a specific time frame; and (v) Subsequent Approvals. The right to receive all County approvals necessary for development, provided subsequent submittals comply with this Agreement, the Approved Project Plans, and generally applicable regulations. (c) Publication. Each Final Plat shall include the statement required by the LUDC that approval of the plat creates a vested property right pursuant to Article 68 of Title 24, C.R.S., and Owner shall publish notice as required by the LUDC. (d) No Adverse Action. Except as otherwise provided by statute, after the Effective Date the County shall not take any zoning or land use action regarding the Property that would have the effect of altering, impairing, preventing, diminishing, imposing a moratorium on development of, delaying, or otherwise adversely affecting any of Owner’s vested rights under this Agreement. 6. NO OBLIGATION TO DEVELOP. Notwithstanding anything to the contrary in this Agreement or the Approved Project Plans, Owner shall have no obligation to develop all or any portion of the Project. Owner’s election not to proceed shall not constitute a default. The termination or expiration of this Agreement shall not affect (i) any common law vested rights obtained prior to termination, or (ii) any right arising from County permits, approvals, or entitlements granted prior to, concurrently with, or subsequent to this Agreement. 7. WATER SUPPLY AND WASTEWATER COLLECTION. Prior to issuance of any certificate of occupancy for any residence or other habitable structure within a Phase, Owner shall install, connect, and make operable water supply, distribution, and wastewater collection systems serving that Phase in accordance with approved plans. All necessary easements shall be as shown on the applicable Final Plat, and the systems shall be transferred to the applicable special district or municipality by bill of sale. Owner’s water rights associated with the Property shall be dedicated to the Roaring Fork Water and Sanitation District as and when required under the Pre -Inclusion Agreement; this Agreement does not itself effect that dedication, and the Pre -Inclusion Agreement shall control its timing and scope. Harvest Village Master Development Agreement | Page 6 8. ROADS. All internal roads within the Project shall be available for public use but shall be owned by Owner or Owner’s homeowners’ association (the “HOA”). Owner, the HOA, or the Cattle Creek Metropolitan District shall be solely responsible for the maintenance, repair, and upkeep of said rights-of-way, including the traveled surface and portions of the rights-of-way outside the traveled surface. 9. STREETS, SIDEWALKS, AND PARKS MAINTENANCE. Notwithstanding Section 8, all streets, sidewalks, and parks within the Project shall be owned and maintained by the HOA or, alternatively, by the Cattle Creek Metropolitan District, including all costs of repair, upkeep, and replacement. The applicable entity’s obligations shall be set forth in the Project’s covenants, conditions, and restrictions and/or the Cattle Creek Metropolitan District service plan, and shall run with title to the lots. 10. PUBLIC UTILITY RIGHTS-OF-WAY. All road rights-of-way within the Project shall contain rights-of-way for installation and maintenance of utilities. Public utility easements shall be dedicated by Owner, on the face of the applicable Final Plat, to the Cattle Creek Metropolitan District, and not to the County. The Cattle Creek Metropolitan District shall be responsible for the maintenance of said public utility easements once dedicated, unless otherwise agreed with the applicable utility. 11. ROAD IMPACT FEE. Road Impact Fees shall be due at the time of building permit and assessed in relation to the square footage and type of dwelling unit or structure. Owner shall receive a credit against Road Impact Fees for all amounts Owner expended on roadway and other infrastructure improvements conducted off-site, including the CDOT-required State Highway 82 improvements (including the Highway 82 lanes and the Cattle Creek intersection safety improvements and associated traffic signals) and Owner’s proportionate funding of the CR114 (Spring Valley)/Highway 82 intersection improvements. To the extent such credits exceed the Road Impact Fees due in any Phase, the excess shall carry forward and be applied against Road Impact Fees due in subsequent Phases. The Parties shall c ooperate in good faith to document such expenditures and apply the resulting credit. 12. FEES IN LIEU OF DEDICATION OF SCHOOL LAND. Owner shall dedicate land or make a cash deposit in lieu of dedicating land to the Roaring Fork School District RE-1, calculated in accordance with the LUDC and state law. The calculation and payment for each Phase shall be addressed at the time of the applicable Final Plat and SIA, in accordance with C.R.S. § 30-28-133 and the LUDC. 13. AFFORDABLE HOUSING; FEE WAIVER FOR HOUSING MITIGATION. Owner is eligible for, and shall be granted upon application, fee waivers and incentives for (i) one- hundred percent (100%) of traffic impact fees related to the Workforce Housing Units, (ii) one -hundred percent (100%) of building permit review fees for such units, and (iii) a density bonus for the Workforce Housing Units equaling the difference of any shortage of units to establish 1,500 total residential units , as provided in the LUDC and the Approved Project Plans. Harvest Village Master Development Agreement | Page 7 14. INDEMNITY. Owner shall indemnify, hold harmless, and defend the County from all claims arising as a result of Owner’s installation of the Subdivision Improvements and Phase 0 Activities and any other obligation of Owner related to development of the Project. Owner does not indemnify the County for claims asserting that the County’s standards are improper or the cause of the injury asserted, or for claims arising from the negligent acts or omissions of the County or its employees. The County shall notify Owner of any claim and afford Owner the option of defending; failure to do so shall extinguish the County’s righ ts under this Section. Nothing in this Section waives the governmental immunity granted to the County by Colorado law. 15. ENFORCEMENT; DEFAULT AND CURE; REMEDIES. (a) Notice and Cure. Except where the County reasonably determines that immediate action is necessary to protect public health, safety, or welfare, the County shall provide Owner written notice of an alleged default and a period of thirty (30) days to cure before exercising any remedy. If the default is not reasonably susceptible of cure within thirty (30) days, the cure period shall be extended so long as Owner commences a cure w ithin the thirty (30)-day period and thereafter diligently pursues completion. (b) Informal Dispute Resolution. Before pursuing any formal appeal of a staff determination, either Party may request a meet-and-confer with the Director (or designee); the meeting shall occur within ten (10) business days of the request. (c) Remedies. Following the notice-and-cure procedures above, and without making an election of remedies, the County may (i) withhold building permits and certificates of occupancy as provided in the applicable SIA; (ii) draw upon security as provided in the applicable SIA; (iii) bring an action for injunctive relief or damages; and (iv) pursue any other remedy available at law or in equity. (d) Consent to Vacate Plat; Protection of Permitted Lots. In the event Owner fails to comply with an SIA, the County may vacate the applicable Final Plat only as it pertains to lots for which building permits have not been issued; as to lots for which building permits have been issued, the Final Plat shall remain valid and shall not be vacated. 16. FORCE MAJEURE. Any delay in Owner’s performance caused by events beyond Owner’s reasonable control, including acts of God, unusual weather, labor disputes, supply shortages, pandemics, governmental delay, or litigation, shall extend the time for performance for a period equal to the delay (a “Force Majeure” event). 17. NOTICE BY RECORDATION. This Agreement shall be recorded in the Office of the Garfield County Clerk and Recorder and shall be a covenant running with title to all lots, tracts, and parcels within the Project, constituting notice to prospective purchasers and interested persons of its terms. 18. SUCCESSORS AND ASSIGNS. The obligations and rights contained herein shall be binding upon and inure to the benefit of the successors and assigns of the Parties. Harvest Village Master Development Agreement | Page 8 19. AMENDMENT. This Agreement may be modified only in a writing signed by the Parties, as their interests then appear, and considered by the BOCC at a scheduled public meeting. The Parties may change the notice recipients and contract administrators designated in Section 20 without formal amendment. 20. CONTRACT ADMINISTRATION AND NOTICES. Notices shall be in writing and effective upon delivery or attempted delivery if refused, delivered in person, by certified U.S. Mail (return receipt requested), by receipted delivery service, or by electronic transmission, addressed as follows: Owner: Harvest Roaring Fork, LLC, ______________________________ with a copy to: JVAM c/o Chad J. Lee, Esq., 901 Grand Ave., Glenwood Springs, CO 81601; chad@jvamlaw.com; County: Board of County Commissioners of Garfield County, c/o Building & Planning Director, 108 8th Street, Suite 401, Glenwood Springs, CO 81601 21. GENERAL PROVISIONS. (a) Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which together shall constitute one instrument. (b) Severability. If any provision of this Agreement is held invalid, the remaining provisions shall continue in full force and effect. (c) Venue; Governing Law. Venue and jurisdiction for any cause arising out of or related to this Agreement shall lie with the District Court of Garfield County, Colorado, and this Agreement shall be construed according to the laws of the State of Colorado. (d) Costs. Each Party shall bear its own costs related to the preparation of this Agreement. (e) No Third-Party Beneficiaries. This Agreement is for the benefit of the Parties only and creates no rights in any third party, except as expressly provided herein. [Signature pages follow] IN WITNESS WHEREOF, the Parties have executed this Agreement to be effective upon recordation. BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO _________________________________________ By: ______________________________, Chair Date: ____________________ ATTEST: ______________________________, Clerk to the Board OWNER: HARVEST ROARING FORK, LLC, a Colorado limited liability company _________________________________________ By: ______________________________ Name/Title: ______________________ Date: ____________________ Harvest Village Master Development Agreement | Page 9 LIST OF EXHIBITS Exhibit A — Harvest Village Phasing Plan – To be Attached Exhibit B — Form of Subdivision Improvements Agreement (per Phase) – To be Attached Exhibit C — Legal Description of the Property – To be Attached Exhibit D — Form of Affordable Housing Agreement – To be Attached Exhibit E — Critical Path Exhibit (Phase 0 / Phase 1 Improvements) – To be Attached Harvest Village SIA (Form) — Exhibit B to Master DA | Page 1 DRAFT FORM — SUBJECT TO REVISION EXHIBIT B TO THE HARVEST VILLAGE DEVELOPMENT AGREEMENT HARVEST VILLAGE SUBDIVISION IMPROVEMENTS AGREEMENT PHASE ______ (FILING NO. ______) THIS HARVEST VILLAGE SUBDIVISION IMPROVEMENTS AGREEMENT — PHASE ______ (“SIA”) is made and entered into this ____ day of ______________, 20___, by and between HARVEST ROARING FORK, LLC, a Colorado limited liability company (“Owner”), and the BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO , acting for the County of Garfield, State of Colorado, as a body politic and corporate, directly or through its authorized representatives and agents (the “BOCC”) (each a “Party” and collectively the “Parties”). RECITALS 1. Owner is the owner and developer of the Harvest Village Planned Unit Development (the “Project”). This SIA pertains to Phase ______ of the Project (the “Phase” or the “Subdivision”), as depicted on the Final Plat of Harvest Village Subdivision, Phase ______ (the “Final Plat”), recorded at Reception No. ______________ of the real estate records of Garfield County, Colorado. 2. On ______________, 20___, the BOCC, by Resolution No. ______________, approved the Final Plat, subject to the terms of this SIA. 3. This SIA is entered into pursuant to, and implements for this Phase, that certain Harvest Village Development Agreement between the Parties, recorded at Reception No. ______________ (the “Master DA”), which requires the Parties to enter into a subdivision improvements agreement for each Phase of the Project. Capitalized terms not defined in this SIA have the meanings given in the Master DA. 4. This SIA is entered into, at Owner’s election, upon approval of either the Preliminary Plan or the Final Plat for this Phase, as required by the Master DA and the Garfield County Land Use and Development Code (the “LUDC”). Owner enters into this SIA and agrees to deliver security satisfactory to the BOCC to secure restoration and revegetation of property disturbed by the Subdivision Improvements for this Phase. 5. The Phase 0 Activities are governed solely by the Phase 0 Improvement Agreement (the “Phase 0 Agreement”) and are not part of this SIA; no Phase 0 Activity shall be counted toward, or relieve Owner of, its obligations under this SIA except to the extent the same work is accepted as a Subdivision Improvement under this SIA. NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, the Parties agree as follows: AGREEMENT 1. FINAL PLAT APPROVAL; TIMING OF SIA AND CONSTRUCTION. The BOCC hereby accepts and approves the Final Plat of the Phase, subject to the terms and conditions of this SIA, the Master DA, the resolution approving the Final Plat, the requirements of the LUDC, and any other governmental or quasi-governmental regulations applicable to the Phase. Recording of the Final Plat shall be in accordance with this SIA and at the time prescribed herein. Harvest Village SIA (Form) — Exhibit B to Master DA | Page 2 Timing; Owner’s Election. This SIA is entered into, at Owner’s election, upon approval of either the Preliminary Plan or the Final Plat for this Phase. Upon the elected approval, execution of this SIA, and posting of the security required herein, Owner may commence construction of the Subdivision Improvements for this Phase in advance of, and without awaiting recording of, the Final Plat for this Phase. Where this SIA is entered at the Preliminary Plan stage, the Final Plat for this Phase shall be approved and recorded as provided in the Master DA and the LUDC. 2. DEVELOPMENT OF PHASE SUBDIVISION IMPROVEMENTS. (a) Completion Date / Substantial Compliance. Owner shall cause to be constructed and installed, at Owner’s expense, the subdivision improvements serving this Phase, including applicable off -site improvements, identified on Exhibit A (the “Subdivision Improvements”), including payment of fees required by Garfield County and other entities with jurisdiction. The Subdivision Improvements, except for revegetation, shall be completed in accordance with the schedule attached as Exhibit A.1, and in substantial compliance with: (i) the plans marked “Approved for Construction” for the Subdivision Improvements, summarized on Exhibit D; (ii) all requirements of the Final Plat approval and the Preliminary Plan applicable to this Phase; (iii) all laws, regulations, and requirements of Garfield County and all special districts and other entities with jurisdiction; and (iv) the provisions of this SIA and the Master DA. (b) Satisfaction of Subdivision Improvements Provisions. The BOCC agrees that if all Subdivision Improvements for this Phase are constructed and installed in accordance with this Section 2; the record drawings have been submitted upon completion; the entity having jurisdiction over any Third-Party Improvements has confirmed such improvements are complete to its satisfaction; and all other requirements of this SIA and the Master DA applicable to this Phase have been met, then Owner shall be deemed to have satisfied all terms and conditions of the Final Plat appro val, the Final Plat Documents, and the LUDC with respect to the installation of the Subdivision Improvements for this Phase. (c) Continuity of Construction. Once Owner commences construction of the infrastructure improvements for this Phase, Owner shall diligently and continuously pursue completion without unreasonable interruption, subject to Force Majeure and seasonal shutdown consistent with standard construction practice. If Owner ceases construction for a continuous period of more than one hundred eighty (180) days (other than for Force Majeure or seasonal shutdown), the BOCC may issue a written notice of potential default, and Owner shall have sixty (60) days to cure by resuming diligent construction or providing a written completion plan reasonably acceptable to the BOCC. 3. SECURITY FOR RESTORATION OF DISTURBED PROPERTY. (a) Restoration Cost Estimate. Prior to commencing construction of any infrastructure improvements within this Phase, Owner shall submit to the BOCC an estimate, certified by and bearing the stamp of Owner’s professional engineer licensed in the State of Colorado (“Owner’s Engineer”), of the cost to restore the property to be disturbed by such construction to its pre -construction condition, in the event Owner fails to complete the applicable infrastructure improvements (the “Restoration Estimate”), attached as Exhibit B. Harvest Village SIA (Form) — Exhibit B to Master DA | Page 3 (b) Restoration Security. As security for Owner’s obligation to restore disturbed property, Owner shall, prior to commencing such construction, post with the BOCC security equal to one hundred ten percent (110%) of the Restoration Estimate (the “Restoration Security”), in one of the following forms, at Owner’s election and subject to the BOCC’s approval of the form, which approval shall not be unreasonably withheld: (i) an irrevocable Letter of Credit issued by a banking institution acceptable to the BOCC, in the form attached as Exhibit C; (ii) a bond issued by a surety acceptable to the BOCC; or (iii) a drawdown or escrow account established with an institution acceptable to the BOCC. (c) Completion Not Separately Secured. This SIA does not require Owner to separately secure the full estimated cost of completing the Subdivision Improvements; Owner’s obligation to complete the Subdivision Improvements is enforced through the certificate-of-occupancy restrictions in Section 6 and the remedies in Section 9, below, and the Restoration Security is intended solely to secure the cost of restoring disturbed property if Owner fails to complete the applicable infrastructure. (d) Third-Party Secured Improvements. Where a Subdivision Improvement (including an off-site improvement) is constructed pursuant to a permit, license, or agreement with CDOT, RFTA, the Roaring Fork Water and Sanitation District, or another entity having jurisdiction (a “Third-Party Permitting Entity”) that requires Owner to post security for the benefit of that entity (a “Third-Party Security”), the BOCC shall accept the Third-Party Security in lieu of separate Restoration Security for that same improvement, and the Restoration Estimate shall be reduced accordingly, provided Owner delivers a copy of the permit/agreement and the Third-Party Security (attached as Exhibit G), the Third-Party Security remains in effect in an amount reasonably sufficient to secure restoration, Owner promptly notifies the BOCC of any material change, and Owner posts replacement Restoration Security if the Third-Party Security lapses. (e) Release of Restoration Security. Upon completion of the infrastructure improvements for this Phase and the BOCC’s approval of Owner’s Engineer’s certification of completion, submitted by means of a Written Request for Release of Security in the form attached as Exhibit E, the BOCC shall authorize release of the corresponding portion of the Restoration Security (or, for a drawdown account, direct release of the corresponding funds) within fifteen (15) business days of submission, unless the BOCC furnishes Owner a letter of potential deficiency within that period, in which case Section 8 applies. (f) Default; Remedies for Restoration. If Owner fails to complete the applicable infrastructure improvements, following the notice-and-cure procedures of Sections 2(c) and 9, the BOCC may draw upon the Restoration Security to fund restoration of the disturbed property to its pre - construction condition, in addition to any other remedy under this SIA or the Master DA. (g) Lot and Phase Release; Substitution of Security. Owner may substitute security to release individual lots or Phases for sale pursuant to C.R.S. § 30-28-101(11), and the BOCC shall process such substitution requests administratively, without a new BOCC hearing, within fifteen (15) business days of submission. Harvest Village SIA (Form) — Exhibit B to Master DA | Page 4 4. REVEGETATION. (a) Revegetation Security. $______________ shall be allocated to revegetation of disturbed areas within this Phase (the “Revegetation Security”), the cost for which is detailed and certified by Owner’s Engineer in Exhibit B. The Revegetation Security shall be valid for a minimum of one (1) year following the Phase’s completion date and may take the form of a Letter of Credit, bond, or drawdown/escrow account as described in Section 3(b). (b) Objective Standards; Review; Release. Revegetation success shall be measured against objective, measurable standards for percent vegetative cover, noxious weed density, and species composition, consistent with the Garfield County Weed Management Plan and the revegetation/reclamation plan for this Phase. Upon establishment of revegetation, Owner shall request review by the Garfield County Vegetation Management Department; if it refuses approval, it shall provide written notice of deficiency identifying the specific respects of non-compliance. Owner may request review of a disputed determination by a qualified independent third-party consultant acceptable to both Owner and the Department, at Owner’s expense, and may appeal a final determination to the BOCC. Following written approval, Owner may request release of the Revegetation Security by submission of a Written Request for Release in the form attached as Exhibit E. 5. WATER SUPPLY AND WASTEWATER COLLECTION. Prior to issuance of any certificate of occupancy for any residence or other habitable structure within this Phase, Owner shall install, connect, and make operable the water supply, distribution, and wastewater collection systems serving this Phase in accordance with approved plans. All necessary easements shall be as shown on the Final Plat, and the facilities shall be transferred to the applicable special district or municipality by bill of sale. If a third-party service entity requires a warranty, Owner shall provide proof to the BOCC that such warranty is in effect. Owner’s water rights dedication shall be governed by the Pre - Inclusion Agreement, as provided in the Master DA. 6. BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY (PHASE -SCOPED). No building permit shall be issued for any residence or other habitable structure within this Phase unless Owner demonstrates to the satisfaction of the Carbondale & Rural Fire Protection District (the “District”), if the District has so required, that there is adequate water available to the construction site for the District’s purposes and all applicable District fees have been paid. No certificate of occupancy shall issue for any building within this Phase until the Subdivision Improvements and infrastructure identified for this Phase (or the applicable Neighborhood within it) on Exhibit F (Phase Infrastructure and Certificate of Occupancy Prerequisites) have been completed and are operational. For the avoidance of doubt, occupancy within this Phase is not conditioned upon completion of Subdivision Improvements serving other Phases of the Project. Notwithstanding the foregoing, the BOCC may issue a temporary certificate of occupancy for model homes and sales or marketing offices within this Phase prior to completion of the certificate-of-occupancy prerequisites, provided that (i) adequate emergency access and water for fire protection are available to the structure to the satisfaction of the District, (ii) the structure is used solely for sales and marketing purposes and not for residential occupancy, and (iii) no permanent certificate of occupancy shall issue for such structure until the applicable certificate-of -occupancy prerequisites have been met. Harvest Village SIA (Form) — Exhibit B to Master DA | Page 5 7. FEES IN LIEU OF DEDICATION OF SCHOOL LAND. At or prior to the time of recording of the Final Plat for this Phase, Owner shall pay to the Garfield County Treasurer the cash-in-lieu-of-school-land-dedication payment attributable to this Phase, calculated in accordance with the LUDC (Article 7-404.B.2) and C.R.S. § 30-28-133 as (Unimproved Per Acre Market Value of Land) × (Land Dedication Standard) × (Number of Units in this Phase). Owner waives any claim for reimbursement of such fee following recording of the Final Plat. 8. BOCC’S INVESTIGATION. Upon submission of a Written Request for Release of Security with Owner’s Engineer’s certificate of completion, the BOCC may review the certification and inspect the Subdivision Improvements to determine compliance. If no letter of potential deficiency is furnished to Owner within fifteen (15) business days of submission, the Subdivision Improvements certified as complete shall be deemed approved and the BOCC shall authorize release of the appropriate amount of security. If the BOCC furnishes a letter of po tential deficiency within that period, Owner shall have a reasonable time, established by the BOCC, to cure the identified deficiency before the BOCC requests payment from the Restoration Security, Revegetation Security, or Third-Party Security, or files a civil action. 9. DEFAULT AND CURE; REMEDIES. (a) Notice and Cure. Except where the BOCC reasonably determines immediate action is necessary to protect public health, safety, or welfare, or as otherwise provided in Section 2(c), the BOCC shall provide Owner written notice of an alleged default and thirty (30) days to cur e before exercising any remedy. If the default is not reasonably susceptible of cure within thirty (30) days, the cure period shall be extended so long as Owner commences a cure within the thirty (30)-day period and diligently pursues completion. (b) Remedies. In addition to any rights provided by Colorado statute, and without making an election of remedies, the BOCC may: (i) withhold building permits and certificates of occupancy as provided in Section 6; (ii) draw upon the Restoration Security or Revegetation Security as provided in Sections 3 and 4; (iii) bring an action for injunctive relief or damages; and (iv) pursue any other remedy available at law or in equity, including an action in the Garfield County District Court to compel enforcement. 10. CONSENT TO VACATE PLAT; PROTECTION OF PERMITTED LOTS. In the event Owner fails to comply with this SIA, the BOCC may vacate the Final Plat only as it pertains to lots for which building permits have not been issued; as to lots for which building permits have been issued, the Final Plat shall remain valid and shall not be vacated. This SIA applies to the Project as a multi- phased development; accordingly, if the BOCC vacates the Final Plat for this Phase, the BOCC may also withhold approval of a proposed Final Plat for a future Phase until the Subdivision Impro vements and applicable requirements for this Phase are completed and operable. 11. DIRT STOCKPILE MANAGEMENT. Owner may maintain temporary stockpiles of excavated or graded soil (“Dirt Stockpiles”) on the Property during construction of the Subdivision Improvements. Owner may retain and relocate Dirt Stockpiles among Phases during overall build-out of the Project, subject to applicable erosion and stormwater controls; Harvest Village SIA (Form) — Exhibit B to Master DA | Page 6 provided that no Dirt Stockpiles shall remain within this Phase upon certification of completion of the Subdivision Improvements for this Phase. 12. RELATIONSHIP TO MASTER DA; INDEMNITY. This SIA implements the Master DA with respect to this Phase. In the event of a conflict, the Master DA controls, except as to the Phase-specific security, completion, and release mechanics set forth in this SIA. Owner’s indemnification of the BOCC set forth in the Master DA applies to Owner’s installation of the Subdivision Improvements under this SIA. The Phase 0 Activities remain governed solely by the Phase 0 Agreement. 13. GENERAL PROVISIONS. (a) Notice by Recordation. This SIA shall be recorded in the Office of the Garfield County Clerk and Recorder and shall be a covenant running with title to all lots within this Phase. (b) Amendment; Substitution of Security. This SIA may be modified only in a writing signed by the Parties and, where required, considered by the BOCC at a scheduled public meeting. Substitution of the form or provider of security, including upon conveyance of the Phase to a successor, shall be handled as provided in the Master DA. (c) Force Majeure. Any delay in Owner’s performance caused by events beyond Owner’s reasonable control shall extend the time for performance for a period equal to the delay. (d) Notices. Notices shall be given as provided in the Master DA. (e) Successors and Assigns; No Third-Party Beneficiaries. This SIA binds and inures to the benefit of the Parties’ successors and assigns and creates no rights in any third party. (f) Counterparts; Severability; Governing Law. This SIA may be executed in counterparts; if any provision is held invalid the remainder shall continue in effect; and this SIA shall be governed by Colorado law with venue and jurisdiction in the District Court of Garfield County, Colorado. [Signature pages follow] IN WITNESS WHEREOF, the Parties have executed this SIA as of the date first written above. BOARD OF COUNTY COMMISSIONERS OF GARFIELD COUNTY, COLORADO _________________________________________ By: ______________________________, Chair Date: ____________________ ATTEST: ______________________________, Clerk to the Board OWNER: HARVEST ROARING FORK, LLC, a Colorado limited liability company _________________________________________ By: ______________________________ Name/Title: ______________________ Date: ____________________ LIST OF EXHIBITS Harvest Village SIA (Form) — Exhibit B to Master DA | Page 7 Exhibit A — Phase Subdivision Improvements Exhibit A.1 — Subdivision Improvements Completion Schedule Exhibit B — Restoration and Revegetation Cost Estimate (certified by Owner’s Engineer) Exhibit C — Form of Security (Letter of Credit / Bond / Drawdown Escrow Agreement) Exhibit D — List of Approved-for-Construction Plans and Drawings Exhibit E — Form of Written Request for Release of Security Exhibit F — Phase Infrastructure and Certificate of Occupancy Prerequisites Exhibit G — Third-Party Security Documentation (CDOT / RFTA / Roaring Fork Water and Sanitation District) EXHIBIT “E” PhaseO Phase 1 I I I I I ,,..._ ___ .._ ___ ;.._ __ ~,:..; ' The improvements shown in the map above are approximate and are subject to further design. This exhibit should be used to better understand the necessary types of improvements to make the site developable. Construction of any Phase 1 improvements may be moved up to be constructed in Phase 0. "The Surface Water Treatment Plant is shown in two locations as further engineering is needed to determine the best location. Exhibit H Colorado Wildlife Science, LLC Ecological Assessment of Property Exhibit H Colorado Wildlife Science, LLC Ecological Assessment of Property Wildlife Impact Report ______________________________________________________________________________________________________________________________________ Harvest Roaring Fork Garfield County, Colorado November 20, 2024 Colorado Wildlife Science Wildlife Impact Report ______________________________________________________________________________________________________________________________________ Harvest Roaring Fork Garfield County, Colorado November 20, 2024 Prepared for — REALTY CAPITAL MANAGEMENT 909 Lake Carolyn Parkway, Suite 150 Irving, Texas 75039 Prepared by — COLORADO WILDLIFE SCIENCE, LLC 0100 Elk Run Drive, Suite 128 Basalt, CO 81621 Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 i CONTENTS 1.0 INTRODUCTION ........................................................................................................... 1 2.0 PROJECT DESCRIPTION ................................................................................................. 1 3.0 METHODS .................................................................................................................... 1 3.1 DESKTOP ANALYSIS ............................................................................................................................... 1 3.2 SITE ASSESSMENT ................................................................................................................................. 2 4.0 SITE DESCRIPTION, LANDSCAPE CONTEXT, & EXISTING CONDITIONS ............................. 2 5.0 ENVIRONMENTAL IMPACTS - §4-203.G(6) ..................................................................... 2 5.1 DETERMINATION OF THE LONG-TERM AND SHORT-TERM EFFECT ON FLORA .................................... 2 5.1.1 Noxious Weeds ......................................................................................................................................... 5 5.2 DETERMINATION OF THE EFFECT ON WILDLIFE HABITAT .................................................................... 5 5.2.1 Federal Threatened & Endangered Species .............................................................................................. 5 Listed Species With Potential To Be Effected By the Project ................................................................ 7 5.2.2 State Listed Species ................................................................................................................................... 8 Bald Eagle ............................................................................................................................................ 15 North American River Otter ................................................................................................................ 18 5.2.3 Raptors, Birds Of Conservation Concern, & Migratory Birds ................................................................... 19 5.2.4 Other Species of Interest ......................................................................................................................... 20 Ungulates ............................................................................................................................................ 20 Black Bears .......................................................................................................................................... 26 Great Blue Heron ................................................................................................................................ 27 Other Species ...................................................................................................................................... 30 6.0 ADJACENT LAND USE - §4-203.G(1) ............................................................................. 31 7.0 DISCUSSION ............................................................................................................... 32 8.0 MEASURES TO REDUCE WILDLIFE & ECOLOGICAL IMPACTS ......................................... 32 LITERATURE CITED ..................................................................................................................... 36 APPENDIX A. PROPOSED SITE PLAN ........................................................................................... 43 APPENDIX B. PHOTOS ................................................................................................................ 45 APPENDIX C. CPW SAM DEFINITIONS FOR SELECTED SPECIES ...................................................... 55 APPENDIX D. U.S. FISH & WILDLIFE CONSULTATION LETTER ........................................................ 57 BACKGROUND & QUALIFICATIONS ............................................................................................. 65 Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 ii MAPS Map 1. Existing Conditions .......................................................................................................................... 3 Map 2. Roaring Fork Conservancy map of Ute ladies’-tresses orchid occurrences ............................... 9 Map 3. CPW Mapped Bald Eagle Habitat at the Property ...................................................................... 16 Map 4. CPW Mapped North American River Otter Habitat at the Property ........................................ 17 Map 5. Field Verified CPW Species Activity Mapping – Mule Deer ............................................................ 23 Map 6. Field Verified CPW Species Activity Mapping – Rocky Mountain Elk ............................................ 24 Map 7. CPW Species Activity Mapping – American Black Bear ................................................................. 25 PHOTOS Photo 1. The disturbed bench portion of the property, the Project Area .................................................. 46 Photo 2. The Roaring Fork River, its riparian area, and the westerly facing slopes between the upland bench and the riparian system ........................................................................................................... 46 Photo 3. Big sagebrush ............................................................................................................................... 47 Photo 4. Yellow rabbitbrush growing amidst the cheatgrass and other non-native grasses ..................... 47 Photo 5. One of the non-native Siberian elms growing within the Project Area ....................................... 48 Photo 7. Crested wheatgrass is one of the introduced hay grasses growing on the site ........................... 48 Photo 8. Native needle and thread is one of the native grasses that has re-occupied the site ................. 49 Photo 9. Indian ricegrass is another native found in a few patches on the property ................................ 49 Photo 10. A few patches of native sedges (Carex spp.) were observed in swales on the north side of the Rio Grande Trail .................................................................................................................................. 50 Photo 11. A variety of trees and shrubs dominate the slopes down to the river including ponderosa pine, pinyon pine, Rocky Mountain juniper, Gambel oak, and big sagebrush ........................................... 50 Photo 12. The riparian area of the Roaring Fork River within the conservation easement supports a mosaic of riparian plant communities (adjacent to upland communities like the big sagebrush shrubland in the foreground) ............................................................................................................. 51 Photo 13. The lower sections of Cattle Creek on the bench are in reasonable condition with the exception of the prevalence of the non-native reed canarygrass ..................................................... 51 Photo 14. Other sections of Cattle Creek are in poor condition, absent of a riparian plant community other than a near monoculture of reed canarygrass ......................................................................... 52 Photo 15. The upper segment of Cattle Creek is paralleled by isolated patches of upland shrubs including Gambel oak, and riparian shrubs such as coyote willow, which provide limited wildlife habitat ..... 52 Photo 16. The invasive cheatgrass dominating most of the Project Area provides little to no wildlife value ............................................................................................................................................................ 53 Photo 17. Relatively recent elk sign observed within the project area during the November site assessment ......................................................................................................................................... 53 Photo 18. An elk day bed encountered in the Project Area in November ................................................. 54 Photo 20. A number of badger excavations were observed at the northeast end of the Project Area ..... 54 Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 1 1.0 INTRODUCTION This report presents an analysis of the potential impacts to wildlife, wildlife habitat, and ecological resources resulting from the proposed development of parcels of land to be collectively known as Harvest Roaring Fork Planned Unit Development (PUD) in unincorporated Garfield County. This analysis addresses significant wildlife use of the property, evaluates potential effects of development on wildlife, plants, and other important ecological resources, and recommends actions to reduce ecological impacts. The analyses contained herein specifically address potential impacts to wildlife, plants and plant communities per the Garfield County Land Use and Development Code (LUDC) with particular attention to §4-203.G(6) Impact Analysis-Flora and Fauna and §7-202 Wildlife Habitat Areas. 2.0 PROJECT DESCRIPTION The Harvest Roaring Fork PUD is proposed on the four undeveloped parcels (Parcels 239501400161, 239307200031, 239307300032, 239307300033) surrounding Cattle Creek at its confluence with the Roaring Fork River. The proposed PUD would be an approximately 283-acre mixed-use PUD that offers a diverse mix of housing types and densities consistent with or below the Comprehensive Plan's recommendations; this development aims to provide market-rate, affordable, and attainable housing options that address the county's workforce housing needs and reduce both the economic and quality-of-life burdens associated with long-distance commuting and increased housing costs on residents of Garfield County urban centers such as Glenwood Springs, Newcastle, Silt, and Rifle. The project team has consulted extensively with local stakeholders and wildlife groups to ensure that Harvest Roaring Fork meets and exceeds the county's expectations for responsible development. Approximately 25% of the project's acreage will be dedicated to land conservation, public open spaces, and trail networks, demonstrating a solid commitment to preserving the unique ecosystem along over a mile of Roaring Fork River frontage for the benefit of all residents of Garfield County. 3.0 METHODS This report is based on: (1) multiple 2024 pedestrian surveys of the property; (2) a desktop analysis of the property; (3) a review of current Colorado Parks and Wildlife (CPW) Species Activity Mapping (SAM) (CPW 2023); (4) a review of Pitkin County wildfire hazard mapping; (5) consultation with the owner’s representatives; (6) consultation with the United States Fish & Wildlife Service (USFWS) via the IPaC system (U.S. Fish and Wildlife Service 2022) regarding federally listed Threatened, Endangered, or Candidate species that may occur on or within proximity to the property or may be affected by implementation of the proposal; and (7) the author’s experience assessing wildlife habitat and ecological communities in Garfield County and western Colorado. 3.1 DESKTOP ANALYSIS A preliminary review of the property using the 2023 National Agricultural Imagery Program (NAIP) Garfield County mosaicked orthophoto was conducted to familiarize Colorado Wildlife Science (CWS) with the property and as an aid to help determine the presence of notable wildlife habitat and other resources of concern. The desktop analysis included the review of data from a variety of sources including: Colorado Parks and Wildlife (CPW) SAM; National Wetland Inventory (NWI) wetlands mapping; USFWS critical habitat Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 2 mapper; and U.S. Department of Agriculture’s (USDA) National Resources Conservation Service (NRCS) soil mapping. 3.2 SITE ASSESSMENT CWS conducted pedestrian surveys of the property to identify and locate wildlife, wildlife sign, wildlife habitat, plant communities, and other ecological features. Site surveys concentrated on habitat mapping, developing an ecological understanding of the property, field verifying SAM maps, searching for evidence of wildlife use (as described in species accounts, below), and assessing the plant communities, hydrological and geomorphic characteristics of the property. Raptor nest surveys were conducted on foot through suitable habitat on and in proximity to the property. Plant communities identified by the desktop analysis were ground-truthed through field identification of plants. Field data collected and photographs taken during the survey were georeferenced using a submeter GPS. 4.0 SITE DESCRIPTION, LANDSCAPE CONTEXT, & EXISTING CONDITIONS The property is located within the North-Central Highlands and Rocky Mountain Section of the Southern Rocky Mountains Steppe - Open Woodland - Coniferous Forest - Alpine Meadow Physiographic Province (Bailey 1976, 1995, Bailey et al. 1998). The property is situated on the east side of the Snowmass Creek valley at an elevation ranging from approximately 5,950 to 6,060 feet AMSL. It is situated within the Roaring Fork River watershed at the confluence of Cattle Creek with the Roaring Fork River. Most of the property is situated on a bench above the river that was graded for a previous development project (Photo 1). The property also includes approximately 1.3 miles of the Roaring Fork River, its riparian area, and the slopes leading from the bench to the river (Photo 2). A conservation easement held by Roaring Fork Conservancy (RFC) encumbers 53.6 acres paralleling the entire reach of Cattle Creek on the property from the point where it enters the property at the northern boundary to its confluence with the river, as well as most of the riparian zones of the creek and the river to the top of the slope separating the bench from the riparian area. The property is bounded on the east by the SH-82 right of way, on the southeast by a private residential-agricultural property, on the southwest by a commercial sand and gravel extraction site, on the west by a mix of private residential properties, PUD homeowners association common open space parcels, and a wastewater treatment facility; on the northwest by private residential parcels and a mobile home park; and on the north by commercial-industrial and commercial-retail properties, and an abandoned restaurant property (Map 1). The Rio Grande Trail (RGT) and its right of way bisect the property running north-northwest to south-southeast. The Project Area is that portion of the property not within the RFC conservation easement. 5.0 ENVIRONMENTAL IMPACTS - §4-203.G(6) 5.1 DETERMINATION OF THE LONG-TERM AND SHORT-TERM EFFECT ON FLORA 1 As described above, the Project Area was graded in 2005; most of the topsoil, non-native hayfields, and naturally occurring vegetation was removed. Since that time, a mix of native and non-native grasses, forbs, shrubs, and trees have reoccupied the site while, given the topsoil removal, many 1 See Section 5.2 for federal or state listed flora 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N Cattle Creek Underpass Remnant Big Sagebrush Shrubland Iron Bridge Subdivision Roaring Fork Riparian Area 2023 NAIP 3.75 Quarter QuadrangleGarfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 18-NOV-2024 Map 1. Existing Conditions Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ Gravel Pits CattleCre ek R o a r i n g F o r k R i v e r Teller Springs Subdivision Elk Springs Subdivision Bare Stony Soils Roaring Fork Riparian Area Cattle Creek-Roaring Fork Confluence Bare Stony Soils Degraded Reach of Cattle Creek Riparian Area Higher Quality Reach of Cattle Creek Riparian Area H Lazy F Mobile Home Park Cattle C r e e k R o a d Rio Grande T r a i l Cheatgrass Dominated Big Sagebrush spp. - Rabbitbrush Mixed Shrub Ruderal Understory Shrubland Teller Springs Common OS RF SWA & RFC Burry CE Bureau of Land Management Bureau of Land Management Cattle Creek Bovee Property Golu b a P r o p e r t y Iron Bridge Common Area Top of Slope(Approximate) Subject Parcels Project Area RFC Conservation Easement D D (§§1 0 9°oCoLoRADo WILDLIFE ScrnNcE D •t,'il :::lli ff' A Wtnfire ~R~crc:1, M:::in ri~emf'ni A. C ar:1Llfing Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 4 areas remain ruderal with substantial representation of bare soil (Photo 6). Currently, a variety of early successional forbs, grasses, and shrubs such as varieties of big sagebrush (Artemisia tridentata) (Photo 3), rubber rabbitbrush (Ericameria nauseosa), yellow rabbitbrush (Chrysothamnus viscidiflorus) (Photo 4), and a few chokecherry (Prunus virginiana) and Saskatoon serviceberry (Amelanchier alnifolia), have reoccupied the site. The only native tree that was found consistently across the disturbed areas of the Project Area was narrowleaf cottonwood (Populus angustifolia), primarily in seedling form (Photo 6). The most common tree encountered in the graded area was the non-native Siberian elm (Ulmus pumila) (Photo 6). Grasses observed were primarily non-native, including agricultural cultivars such as crested wheatgrass (Agropyron cristatum) (Photo 7), smooth brome (Bromus inermis), and orchardgrass (Dactylis glomerata), but native species such as bluebunch wheatgrass (Pseudoroegneria spicata), western wheatgrass (Pascopyrum smithii), native fescues (Festuca spp.), needle and thread (Hesperostipa comata) (Photo 8), and Indian ricegrass (Achnatherum hymenoides) (Photo 9) were observed as well. A few patches of hydrophytic sedges (Carex spp.) (Photo 10) were observed in swales created by the grading effort. Vegetation within the conservation easement is, for the most part, relatively undisturbed with a variety of upland native trees and shrubs (especially on the west facing slopes). Trees include pinyon pine (Pinus edulis), ponderosa pine (P. ponderosa), Utah (Juniperus osteosperma) and Rocky Mountain juniper (J. scopulorum) (Photo 11). Shrubs include Gambel oak (Quercus gambelii), serviceberry, chokecherry, bitterbrush (Purshia tridentata), mountain mahogany (Cercocarpus montanus), skunkbush sumac (Rhus trilobata), and sagebrush. Similarly, the portion of the conservation easement within the riparian area of the Roaring Fork River supports a mosaic of native riparian plant communities (Photo 12) dominated by narrowleaf cottonwood riparian woodlands with dense stands of coyote willow (Salix exigua), Rocky Mountain willow (S. monticola), river hawthorn (Crataegus rivularis), red-osier dogwood (Cornus sericea), river birch (Betula occidentalis), thinleaf alder (Alnus incana), and twinberry honeysuckle (Lonicera involucrata), with an understory of varied graminoids including field horsetail (Equisetum arvense), false Solomon's seal (Maianthemum stellatum), and an assortment of rush species (Juncus spp.). The riparian area of Cattle Creek within the conservation easement, on the other hand, varies quite a bit with some areas somewhat intact (Photo 13) and other areas in a degraded state dominated by Photo 5. Bare soils within the Project Area with narrowleaf cottonwood seedlings and sparse grasses and forbs Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 5 a variety of invasive species (Photo 14). The substantial representation of non-native graminoids such as reed canarygrass (Phalaris arundinacea) and cheatgrass (Bromus tectorum) is mixed with native upland (e.g., Gambel oak, Rocky Mountain juniper, serviceberry) and riparian (e.g., narrowleaf cottonwoods, willow spp.) overstory plant species (Photo 15). A variety of riparian wetlands dominated by native hydrophytic graminoids such as sedges and rushes mixed with substantial stands of non-native reed canarygrass occupies large portions of the Cattle Creek riparian area where it broadens just before dropping down toward the Roaring Fork on the west side of the property. 5.1.1 NOXIOUS WEEDS Cheatgrass is very common in the Project Area (Photo 16) and is one of the most common, if not the most common, grass. Other invasives and noxious weeds observed include houndstongue (Cynoglossum officinale), sweetclovers (Melilotus spp.), scentless chamomile (Tripleurospermum inodorum), musk thistle (Carduus nutans), plumeless thistle (Carduus acanthoides), Canada thistle (Cirsium arvense), reed canarygrass, and tansy (Tanacetum vulgare). Impact Analysis. The proposed development will not result in the loss of high quality or intact native vegetation. The highest quality native plant communities occur within the conservation easement. The balance of vegetation (i.e., habitat) on the property is comprised of remnant patches of disturbed shrubland and ruderal mixes of native and non-native plants with substantial noxious weed occurrences. Habitat for and occurrences of Ute ladies’-tresses orchid (Spiranthes diluvialis) are also protected within the conservation easement. Development and implementation of a noxious weed management plan is necessary to eradicate or limit the spread of existing weeds and reduce the likelihood of new infestations. The weed management plan should be prepared in collaboration with the Garfield County Vegetation Management Coordinator. 5.2 DETERMINATION OF THE EFFECT ON WILDLIFE HABITAT 5.2.1 Federal Threatened & Endangered Species The subject parcel was submitted to USFWS via the IPaC system (http://ecos.fws.gov/ipac/) on October 28, 2024, requesting an official list of Threatened, Endangered, or Candidate species that may occur on or within proximity to the Project Area or may be affected by implementation of the proposal. An official list was received and is attached as Appendix D. The species list fulfills the requirements of the USFWS under section 7(c) of the Endangered Species Act (ESA) of 1973, as amended (16 U.S.C. 1531 et seq.). Per the consultation with USFWS, species protected under the ESA that may occur within the boundary of the property are listed below in Table 1. Also included are species listed as Endangered or Threatened by the State of Colorado that have the potential to be affected by the proposed project. Some of the species listed below are typically found within habitats that do not occur on the property or within areas that cannot be affected by actions associated with the project. There will be no effect on these off-site species. No designated critical habitat exists for any listed species within or adjacent to the property. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 6 Table 1. Threatened or Endangered Species that may occur on the property or may be affected by development therein Common Name Latin Name Occurrence Status‡ Potential Habitat w/in the Property Surveys Conducted? Habitat Effect BIRDS Mexican Spotted Owl Strix occidentalis lucida Occurs in forested mountains and canyonlands throughout the SW U.S. & Mexico. Ranges from UT, CO, AZ, NM & western portions of TX, south into several states of Mexico. Does not occur uniformly throughout its range. Instead, it occurs in disjunct areas that correspond with isolated mountain ranges and canyon systems. FT, ST No No Complex forest or rocky canyons that contain uneven-aged, multi-level and old-aged, thick forests below 9,500 feet elevation. Nests in standing snags and hollow trees (Rinkevich et al. 1995) No Effect Yellow-Billed Cuckoo Coccyzus americanus In western Colorado, was probably never common (Bailey and Niedrach 1965, Wickersham 2007) and is now extremely rare (Kingery 1998, Wickersham 2007). One confirmed nesting observation occurred along the Yampa River near Hayden during the Breeding Bird Atlas surveys conducted from 1987- 1994 (Kingery 1998) and one cuckoo, representing a probable nesting pair in surveyed lowland river riparian habitat along six rivers in west-central Colorado(Dexter 1998). There are no records of this species in the RF watershed. FT, SC No No Nest almost exclusively in low to moderate elevation riparian woodlands with native broadleaf trees and shrubs that are (50 ac) or more in extent within arid to semiarid landscapes (Hughes 1999, 79 FR 59992). Most commonly associated with cottonwood– willow–dominated vegetation cover, but the composition of dominant riparian vegetation can vary across its range (Halterman et al. 2016). No Effect MAMMALS Canada Lynx Lynx canadensis Colorado is the southern limit of the North American distribution of the species, and the population is considered isolated from those in the Northern Rockies (McKelvey et al. 2000). FT, SE No No Found primarily within the subalpine and upper montane forests zones typically from 8,000 to 12,000 feet in elevation. Early successional spruce/fir and lodgepole pine forests used for foraging, mature and old growth spruce/fir and lodgepole pine containing large downed woody debris used for denning. Riparian areas, mixed aspen/conifer, mature spruce/fir, and shrublands to forested lynx habitat also used for foraging. No Effect Gray Wolf 2 Canis lupus CO is part of the gray wolf’s native range, but wolves were eradicated by the 1940s. Individual wolves have ventured into CO from WY. Two packs have established in NW CO but have since disappeared; others may persist. It is possible that wolves from the south may do so someday as well. As the result of a statewide voter-led initiative passed in November 2020, CPW has reintroduced wolves in a portion of the species' historical range in Colorado. None have ventured into the Roaring Fork watershed to date. FE/EPNE SE Yes No 3 No particular habitat preference. In Minnesota and Wisconsin, usually occurs in areas with few roads, which increase human access and incompatible land uses (Thiel 1985, Mech et al. 1988, Mech 1989) but can occupy semi-wild lands if ungulate prey are abundant and if not killed by humans (Mladenoff et al. 1997). Young are born in an underground burrow that has been abandoned by another mammal or dug by wolf. In Minn., dens usually were not near territory boundaries; den use was traditional in most denning alpha females studied for more than 1 year; possibly the availability of a stable food supply source helped determine den location (Ciucci and Mech 1992). No Effect FISH Colorado pikeminnow Ptychocheilus lucius Large, swift-flowing muddy rivers with quiet warm backwaters in the Green, Yampa, White, Colorado, Gunnison, San Juan, and Dolores Rivers. FE, ST No4 No No Effect 2 This species should only be considered in an environmental review if the proposed activity includes a predator management program. 3 Predator control is not a part of this proposal, and no known den or rendezvous sites are present. Therefore, there would be no direct, indirect, or cumulative impacts to the gray wolf from implementation of this project. 4 The project is not expected to lead to new water depletions, water quality degradation, or regulated flows that affect these fish. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 7 Table 1. Threatened or Endangered Species that may occur on the property or may be affected by development therein Common Name Latin Name Occurrence Status‡ Potential Habitat w/in the Property Surveys Conducted? Habitat Effect Razorback sucker Xyrauchen texanus Often associated with sand, mud, and rock substrate in areas with sparse aquatic vegetation, where temperatures are moderate to warm within the Colorado River system. FE, SE No2 No No Effect Humpback chub Gila cypha Prefers deep, fast-moving, turbid waters often associated with large boulders and steep cliffs in the Green, Yampa, and Colorado Rivers. FE, ST No2 No No Effect Bonytail chub Gila elegans Large, swift-flowing waters of the Colorado River system. FE, SE No2 No No Effect INVERTEBRATES Monarch butterfly Danaus plexippus The monarch is globally distributed throughout 90 countries. They are well known for their long-distance migration in the North American populations. Descendants of these migratory monarch populations expanded from North America to other areas of the world where milkweed (Asclepias spp.; their larval host plant) was already present or introduced. The monarch is widely distributed across the United States. FC No No Monarchs occur in a variety of urban & rural habitat types especially those that have milkweed, Gomphocarpus spp., and Calotropis spp. (closely related genera), and other flowering forbs that are foraged upon for nectar. Monarchs lay eggs on plants in the milkweed family (Asclepiadaceae) and larvae feed only on milkweeds, primarily those in the genus Asclepias, of which monarchs are known to use more than 30 species in the wild (deRoode 2015). No Effect (No milkweed stands present outside the conservation easement) Great Basin silverspot Speyeria nokomis nokomis The Great Basin silverspot butterfly has a fairly restricted distribution in eastern Utah, western Colorado, northern New Mexico, and northeastern Arizona. It is known to occur on or near the Grand Mesa/Uncompahgre /Gunnison, San Juan, and Rio Grande national forests in Colorado and may occur north and south of the town of Rifle and far western Garfield, Mesa, western Pitkin [e.g., N. Thompson Ck drainage], and Rio Blanco counties. Does not occur in the Roaring Fork watershed. FC No No Associated with the Upper Sonoran (pinyon-juniper, various shrubs) and Canadian (fir-spruce, some pine, aspen-maple-birch-alder) Life Zones of the southwestern United States and northern Mexico. Habitats are generally described as permanent spring-fed meadows, seeps, marshes, and boggy streamside meadows associated with flowing water in arid country. No Effect PLANTS Ute ladies'-tresses orchid Spiranthes diluvialis Eastern slope of Rocky Mountains in southeastern WY and NE, north central and central CO; in the upper Colorado River Basin, particularly the Uinta Basin; and in the Bonneville Basin along the Wasatch Front and westward in the eastern Great Basin, in north-central and western Utah, extreme eastern Nevada and southeastern Idaho. Nearest location is near Catherine, CO. FT Yes No Subirrigated, alluvial soils along streams, and in open meadows, in floodplains. 4500 to 6800 ft. No Effect ‡Status: T = Threatened ; E = Endangered; EPNE=Experimental Population Non-Essential (In Colorado) P = Proposed; FC = Candidate for federal listing; SC = State species of concern *Effects: No Effect - The proposed action will have no effect on listed species, their suitable habitat, or critical habitat; May Affect, Not Likely to Adversely Affect – the appropriate conclusion when effects on a listed species or critical habitat are expected to be discountable, insignificant, or completely beneficial; May Affect, Likely to Adversely Affect – the appropriate finding if any adverse effect may occur to listed species or critical habitat as a direct or indirect result of the proposed action or its interrelated or interdependent actions, and the effect is not discountable, insignificant, or beneficial. LISTED SPECIES WITH POTENTIAL TO BE AFFECTED BY THE PROJECT Although gray wolves are habitat generalists and have the potential to occur in any undeveloped area in Colorado, no reintroduced wolf has, as of October 22, 2024, ventured into the Roaring Fork watershed (CPW 2024a). In addition, the project does not include a predator management program, therefore, per federal guidelines, this species should not be considered for analysis. Great Basin --- --- Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 8 silverspot, yellow-billed cuckoo, and Mexican spotted owl are not analyzed further since their current distribution does not include the Roaring Fork watershed. Monarch butterflies are not considered since no stands of milkweed occur on the Project Area. The endangered fish of the Colorado River were eliminated from further analysis since the project will not lead to new water depletions, water quality degradation, or regulated flows that affect these fish. The only species listed under the ESA that will be considered further is Ute ladies’ tresses orchid. Ute Ladies'-tresses Orchid Ute ladies’-tresses is a perennial plant species that blooms in the late summer to early fall with creamy white flowers arranged in a spiral around a central stalk. It requires pollinators, mainly native bees, for reproduction. Seeds are extremely small and are easily spread by wind or water. The exact details of the Ute ladies’-tresses life cycle are not fully understood, but it can remain dormant underground for 11 or more years, and it is likely dependent on symbiotic mycorrhizae (fungi) during all life stages. In addition to mycorrhizae, individual plant survival and recruitment depends on the presence of adequate ground or surface water during the growing season, the presence of appropriate pollinators, and adequate sunlight for photosynthesis (USFWS 2023). Ute ladies’-tresses is a terrestrial orchid found in the western United States and Canada. It inhabits early- to mid-seral stage wetlands along rivers, perennial streams, irrigation ditches, canals, lakeshores, and springs. It also occurs in wet meadows, both naturally occurring and human-created, borrow pits, and agricultural ditches (USFWS 1995, 2023). At the time of listing under the ESA in 1992, Ute ladies’-tresses was known to occur only in Utah and Colorado. Today, it is known to occur in eight states – Colorado, Idaho, Montana, Nebraska, Nevada, Utah, Washington, and Wyoming – as well as in southern British Columbia. This expanded known range is primarily due to the increased survey effort that occurred after listing. There are at least 71 historical occurrences spread across 19 watershed basins, at the 6-digit hydrological unit code (HUC) level (USFWS 2023). Ute ladies’-tresses orchids have a complex life history that is dependent on mycorrhizal infection, specialized pollination biology and a natural flooding regime that maintains the frequently disturbed (flooding) early seral habitat conditions upon which this species relies for reproduction (USFWS 1995). Anthropogenic alteration of both surrounding riparian habitat and hydrological processes renders local populations vulnerable to extirpation (CNHP 2016). Ute ladies’-tresses orchid generally blooms from late July through the end of August (USFWS 2010, 2023). Depending on location and climatic conditions, however, the blooming timeframe can vary considerably (USFWS 1995). It is adapted to early- to mid-seral sites with moist to wet conditions, where competition for light, space, water, and other resources is normally kept low by periodic or recent disturbance events (NatureServe 2023). In Colorado, the orchid is found along perennial streams or rivers, or in groundwater-fed spring or sub-irrigated meadows at elevations ranging from 4,560 feet to 6,260 feet (Fertig et al. 2005, Durkin 2009). Impact Analysis. These orchids have been documented on the property as recently as 2023 by RFC (Map 2). All occurrences, however, are located within the riparian area of the Roaring Fork River and within the RFC conservation easement (Andrea Tupy, personal communication). Development or other human activities on the property outside of the conservation easement (i.e., the Project Area) will have NO EFFECT on Ute ladies’-tresses orchids. 5.2.2 STATE LISTED SPECIES The Colorado Threatened and Endangered species and Species of Greatest Conservation Need Maxar Cattle Creek Confluence Burry Heron Point Spiranthes ¹Cattle Creek Confluence and Heron Point Conservation Easements Created on 9.13.23 0 0.2 0.40.1 MilesCONSERVANCY ---•Pniilld"Or ...... c=J 1111 c=J 0 Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 10 (SGCN; Tier 1 species only) was reviewed to determine if any species had potential habitat within or adjacent to the property. While all listed species were initially considered, an elimination of unlikely species from further consideration is provided in Table 2. These decisions are based on known range distributions being either outside of the Project Area or with complete habitat incompatibility. The Colorado River endangered fish species have already been addressed above and are not further considered in this section. Table 2. State Threatened or Endangered Species that may occur on the property or may be affected by development therein Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? MAMMALS American pika (SGCN) Ochotona princeps Throughout state in suitable habitats Alpine, rocky habitats No No Black-footed ferret (FE, SE) Mustela nigripes Rio Blanco & Moffat Counties Reintroduced to Rio Blanco County in white-tailed prairie doq colony No No Black-tailed prairie dog (SGCN) Cynomys ludovicianus Eastern plains Shortgrass prairies No No Botta's pocket gopher (SGCN) Thomomy bottae rubidus Northern Front Range Foothills No No Gray wolf (SE) Canis lupus Reintroduced, no individuals or packs in RF watershed Shrublands, forests and areas away from human habitation No No Grizzly bear (SE) Ursus arctos Extirpated from Colorado Forests, alpine and shrublands No No Fringed myotis (SGCN) Myotis thysanodes Throughout Colorado in suitable habitats Pinyon-juniper woodlands, ponderosa pine forest, and Gambel oak to 6,000ft. Roosts and hibernates in caves, mines, and buildings. Yes No* Gunnison prairie dog (SGCN) Cynomys qunnisoni Parks in central Colorado Shortgrass steppe, open shrublands in parks No No Little brown myotis (SGCN) Myotis lucifigus Throughout Colorado in suitable habitats Widespread habitat types. Yes No* Canada lynx (FT, SE) Lynx canadensis High mountain areas with large expanses of conifer forests in Colorado Spruce/fir and lodgepole pine forests, sometimes aspen, shrublands No No New Mexico meadow jumping mouse (FE, SGCN) Zapus hudsonius leuteus Southwestern counties in Colorado Wet, lush, grassy meadows and some hydric shrublands No No Olive-backed pocket mouse (SGCN) Peroqnathus fasciatus Southern grasslands in Colorado Arid and semiarid grasslands with sparse vegetation, sandy to clayey soils No No Preble's meadow jumping mouse (FT, ST) Zapus hudsonius preblei Front range of Colorado north into Wyoming Foothills riparian areas and along front range streams No No Spotted bat (SCGN) Euderma maculatum Throughout Colorado in suitable habitats Areas near cliffs, including pinon-juniper woodlands and streams or water holes within ponderosa pine or mixed coniferous forest. Usually captured around a water source, including desert pools or cattle tanks. No No Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 11 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Townsend's big-eared bat (SGCN) Plecotus townsendii pallascens Documented in Colorado in several cave locations Semidesert shrublands, pinyon-juniper, open montane forests; caves and abandoned mine roosts. Yes No* White-tailed prairie dog (SGCN) Cynomys leucurus Western Colorado Arid grasslands and sparse arid shrublands in western CO No No North American river otter (ST) Lontra canadensis Throughout state in suitable habitats Larger rivers with high fish population levels; no confirmed population in the RF River Yes No Wolverine (FT, SE) Gula gulo Historical documentation several locations in Colorado-likely extinct Boreal forests and tundra, large ungulate populations important No No BIRDS Brown-capped rosy-finch (SGCN) Leucosticte australis High mountains throughout state Alpine and high-elevation coniferous forests No No Bald eagle (SGCN) Haliaeetus leucocephalus Throughout state near suitable habitats Larger rivers and streams, near prairie dog towns Yes No Burrowing owl (ST) lAthene cunicularia Mostly found in eastern grasslands, some occurrence on west slope Arid grassland and shrublands No No Columbian sharp-tailed grouse (SGCN) Tympanuchus phasianellus columbianus Mixed grassland/shrublands in northwest Colorado Mixed shrubland/grasslands No No Ferruginous hawk (SGCN) Buteo reqalis Eastern plains, larger parks Grasslands and extensive shrublands No No Golden eagle (SGCN) Aquila chrysaetos Throughout Colorado in suitable habitats Open habitats in alpine, shrublands, badlands, and qrasslands No No Greater sage-grouse (SGCN) Centrocercus urophasianus Northwestern Colorado Large sagebrush shrublands No No Sandhill crane (SGCN) Grus canadensis tabida Migrant through plains, west slope and mountain valleys, some nesting in northern parks Large wetlands No No Gunnison sage-grouse (SGCN) Centrocercus minimus Gunnison Basin and western counties Sagebrush shrublands No No Least tern (FE, SE) Sterna antillarum Eastern plains Larger rivers, larger reservoir beaches No No Lesser prairie chicken (FT, ST) Tympanuchus pal/idicinctus Extreme southeastern Colorado Great plains grasslands and shrublands No No Long-billed curlew (SGCN) Numenius americanus Eastern plains and larger parks Grasslands and sparse shrublands No No Mexican spotted-owl (FT, ST) Strix occidentalis lucida Southwest Colorado, and along Wet Mountains, Rampart Range Deep shaded canyons with closed canopy conifers and cliffs No No Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 12 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Mountain plover (SGCN) Charadrius montanus Eastern plains of Colorado Summers on eastern plains in native short-grass steppe, winters in S. California & Mexico No No Peregrine falcon (SGCN) Falco peregrinus anatum Throughout state, but near cliffs and tall buildings Needs tall cliffs or buildings for nesting, usually occurs near water No No Plains sharp-tailed grouse (SE) Tympanuchus phasianellus Extreme northeastern Colorado Grasslands, river canyons No No Piping plover (FT, ST) Charadrius melodus circumcinctus Eastern plains Large rivers, sandy shores around reservoirs in plains No No Southern white-tailed ptarmigan (FP, SCGN) Lagopus leucura altipetens Southern Rocky Mountains Alpine habitats No No Southwestern willow flycatcher (FE, SE) Empidonax traillii extimus Extreme southwest Colorado, and Rio Grande River Brushy riparian habitats at lower elevations No No Western snowy plover (SGCN) Caradrius alexandrius Eastern plains Sandy bars in rivers and around reservoirs, playas No No Western yellow-billed cuckoo (SGCN) Coccyzus americanus North Fork of Gunnison, Colorado, Dolores, Yampa and Rio Grande rivers Large cottonwood stands along larger rivers; does not occur in the RF watershed No No Whooping crane (FE, SE) Grus americana Migrates through eastern plains, possibly San Luis Valley Migrant No No AMPHIBIANS Boreal toad (SE) Anaxyrus boreas boreas Small disjunct populations across higher elevations in the State Subalpine forest habitats with marshes, wet meadows, streams, beaver ponds, and lakes. No No Couch's Spadefoot (SGCN) Scaphiopus couchii Southeastern Colorado Sandy, dry soils with creosote bush and mesquite No No Great Plains narrowmouth toad (SGCN) Castrophryne olivacea Eastern Colorado Grasslands, edges of marshes, rocky hills No No Northern cricket frog (SGCN) Acris crepitans Eastern Colorado Edges of slow-moving bodies of water No No Northern leopard frog (SGCN) Lithobates pipiens Common throughout mid- and lower-elevations of Colorado Wet meadows, marshes, ponds, beaver ponds, streams; does not occur along the main stem of the RF River No No Plains leopard frog (SGCN) Rana blairi Eastern Colorado Sunny, grassy wetlands No No Wood frog (SGCN) Rana sylvatica Larimer and Grand Counties Forested wetlands No No FISHES Arkansas darter (ST) Etheostoma cragini Arkansas River drainage in eastern Colorado Clear, shallow, spring-fed streams with moderate current and lots of rooted aquatic vegetation No No Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 13 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Bonytail chub⁺ (FE, SE) Gila elegans No known populations remain in Colorado Large, swift-flowing waters of the Colorado River system No No Brassy minnow (ST) Hybognathus kankinsoni Native to Republican and South Platte basins, possibly in Colorado River drainaqe Moderately clear tributary streams with sand or gravel bottoms, also in small ponds No No Colorado pikeminnow⁺ (FE, ST) Ptychocheilus lucius Colorado, Dolores, Green, Gunnison, San Juan, White and Yampa Large, swift-flowing rivers that are seasonally turbid with warm backwaters No No Colorado River cutthroat trout (SGCN) Oncorhynchus clarkii pleuriticus Widespread localized reaches Headwater streams and lakes; does not occur in the main stem of the RF River No No Colorado Roundtail chub⁺ (SGCN) Gila robusta Colorado River through Glenwood Canyon, downstream on White River, Milk and Divide Creeks Larger rivers of Colorado River basin No No Common shiner (ST) Luxilus cornutus South Platte basin Lakes, rivers and streams, most common in the pools of streams and small rivers No No Flannelmouth sucker (SGCN) Catostomus latipinnis Western Colorado rivers Utilizes mid-sized rivers and streams No No Flathead chub (SGCN) Platygobio gracilis Arkansas River basin Main branches of turbid streams and rivers, fast currents with sand or gravel substrates No No Greenback cutthroat trout (FT, ST) Oncorhynchus clarkii stomias Front Range mountain streams, recently on west slope Montane clear, cold streams; ; does not occur in the main stem of the RF River No No Humpback chub⁺ (FE, ST) Gila cypha Green, Yampa and Colorado Rivers Pools and eddies in areas of fast-flowing, deep, turbid water, often associated with cliffs and boulders No No Iowa darter (SGCN) Etheostoma exile Plains rivers Springs No No Lake chub (SE) Couesius plumbeus North Platte Gravel bottomed pools and streams No No Mountain sucker (SGCN) Catostomus platyrhynchus Numerous small to medium streams below 8600' elevation. Throughout west on both sides of Continental Divide-prefer clear cold creeks and small to medium rivers with rubble, gravel, or sand substrate No No Northern redbelly dace (SE) Phoxinus eos South Platte basin Small slow-flowing streams and connected lakes with vegetation No No Orangespotted sunfish (SGCN) Lepomis humilis Widespread across middle and eastern U.S. Shallow silt-laden waters, floodplain pools, backwater 1pools of larger streams on plains No No Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 14 Species1 Occurrence Habitat Association Potential Habitat in Project Area? Potential Impact/Issue? Plains orangethroat darter (SGCN) Etheostoma spectabi/e Arikaree and Republican River drainages Small, clear, spring-fed streams with sand, gravel or rocky bottoms and no silt No No Plains minnow (SE) Hybognathus placitus Arkansas & South Platte basins Main channels of rivers, also in pools below diversion projects No No Razorback sucker (FE, SE) Xyrauchen texanus Lower Yampa and lower Colorado Rivers Deep, clear to turbid waters of large rivers and reservoirs, with silt, mud, or gravel substrate. Quiet, soft-bottom river backwaters No No Rio Grande Chub (SGCN) Gila pandora Rio Grande basin Pools and streams with gravel substrate and overhanging banks and brush No No Rio Grande cutthroat trout (SGCN) Oncorhynchus clarkii virqinalis Rio Grande basin Clear, cold, swift moving creeks and streams in montane environs No No Rio Grande sucker (SE) Catostomas plebeius Rio Grande basin Stream obligate using slow moving reaches No No Southern redbelly dace (SE) Phoxinus erythrogaster Arkansas River basin Small, low-order streams where the habitat includes permanent springs, seeps, and mats of vegetation No No Stonecat (SGCN) Noturus flavus South Platte and Republican basins Fast riffles and runs in streams with sand or gravel bottoms with some rocks- found under rocks and debris No No Suckermouth minnow (SE) Phenacobuis mirabilis South Platte and Arkansas River drainages Shallow, clear riffles with sand and gravel substrates No No REPTILES Triploid Checkered whiptail (SGCN) Cnemidophorus neotesselatus Arkansas drainage in Eastern Colorado Hillsides, arroyos and canyons associated w/ Arkansas River valley No No Massasagua (SGCN) Sistrurus catenatus Southeast Colorado below 5,500' Dry plains grasslands and sandhills No No MOLLUSKS Cylindrical papershell (SGCN) Anodontoides ferussacianus Boulder County Headwater creeks and streams with silty/muddy substrates No No Rocky Mountain capshell (SGCN) Acroloxus coloradensis Rocky Mountains into Canada 8,500 to 10,000' mountain lakes No No Source: CPW 2015 FE = Federally Endangered; FT = Federally Threatened; SE = State Endangered; ST = State Threatened; SGCN = Species of Greatest Conservation Need * = May occur on the property but not within the Project Area, implementation of the proposal will have NO EFFECT on this species; ⁺ = Addressed in Section 5, above The only species included on the list State of Colorado Threatened and Endangered species and/or as a Tier 1 SGCN with the potential to be affected by the proposal are bald eagles (Haliaeetus leucocephalus) and river otters (Lontra canadensis). Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 15 BALD EAGLE Bald eagles are federally protected by the Bald and Golden Eagle Protection Act of 1940. They are also protected under the International Migratory Bird Treaty Act of 1918. In addition, CPW tracks bald eagle populations, nesting sites, roosting habitat, and foraging areas and has developed protective stipulations for the species, with specific recommendations for nests, winter night roosts, and hunting perches (CPW 2024c). As currently mapped, the property is located within bald eagle winter range and winter forage habitat with a summer forage area paralleling the river (Map 2). Two roost sites occur, one centered on the Cattle Creek-Roaring Fork River confluence and another encompassing the east end of the property but centered on the Jeronimus parcel to the north. The property is also downstream from an historic bald eagle nest site at Aspen Glen, which was confirmed to be lost in a wind storm in 2018. That nest was replaced by a new nest further upstream and was active during the 2024 breeding season. The property is more than 1.5 miles downstream of the active nest. The mapped winter range and winter forage area overlap the Project Area because they are broad regions encompassing an area extending 2 to 5 miles from either side of the river west of Glenwood Springs (See inset of Map 2). In contrast, the summer forage area is merely an 80 meter band tracking the river, so it only encompasses the portion of the property encumbered by the conservation easement. The mapped roost sites also only occur within the conservation easement area since they encompass 0.25 mile buffer zones around the actual bald eagle roost sites (i.e., tall trees) occurring along the river identified by CPW staff. Impact Analysis. The proposed PUD will not result in the direct or indirect loss of bald eagle habitat. No bald eagle nests are currently located within or adjacent to the Project Area. There is no habitat of the type preferred by eagles for nesting or as roost sites (large deciduous tree adjacent to flowing water) on that portion of the property outside the conservation easement. Although the riparian area of the Roaring Fork River within the conservation easement contains larger ponderosa pines and narrowleaf cottonwoods that provide suitable nesting habitat and roost sites, no historic or active nests or roost sites are present, and no development is proposed or possible within the conservation easement. Although the property encompasses or borders over a mile of the north bank of the Roaring Fork River, proposed development is set back a minimum of 200 feet from the river, and most of the proposed development or other human activity use would occur even further from the river. In addition, the proposed PUD includes a vegetational visual buffer at the top of the slope between the bench and the riparian zone (i.e., the conservation easement) that will reduce visual disturbance of any eagles roosting in the cottonwoods or ponderosas occurring along the river at the property. Proposed development is not expected to directly affect any individual eagle that should occur in the vicinity. Development on the property is assumed to use constructed stormwater management basins under final development plans and would not impact water quality. Any increases in human activity that occur along the banks of the river would likely reduce habitat effectiveness for roosting and foraging bald eagles. The RFC conservation easement, however, prohibits recreational activity within that portion of the property encumbered by the easement. Although no bald eagle nest occurs on or adjacent to the property, the applicants should work with CPW to develop a mitigation plan to be implemented in the event that a pair of bald eagles establish a nest on or in proximity to the property. 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N 2023 NAIP 3.75 Quarter QuadrangleGarfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 18-NOV-2024 Map 3. CPW Mapped Bald Eagle Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ CattleCre ek R o a r i n g F o r k R i v e r Cattle Creek Top of Slope(Approximate) CPW Mapped Habitat Subject Parcels Roost Site Winter Concentration Area Winter Range Summer Forage Area Winter Forage Area 1 in = 2 miles01 20.5 Miles Inset Carbondale Glenwood Springs Subject Parcels RFC Conservation Easement D D ""- 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N 2023 NAIP 3.75 Quarter Quadrangle Garfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 18-NOV-2024 Map4. CPW Mapped Mule Deer Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250 Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ CattleCre ek R o a r i n g F o r k R i v e r Cattle Creek Top of Slope (Approximate) CPW Mapped Habitat Subject Parcels Summer Range Winter Concentration Area Winter Range Severe Winter Range Resident Population RFC Conservation Easement D D ""- E2IT] ~ ~ mm Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 18 As a result, proposed development of the Project Area will have NO EFFECT on individual bald eagles, bald eagle populations, or their habitat. NORTH AMERICAN RIVER OTTER Although river otters have not established a reproducing population in the Roaring Fork drainage as of this analysis, individuals or small groups have been documented as far upstream as the river’s confluence with McFarlane Gulch (south of the City of Aspen) (J. Groves, personal communication; J. Mao, personal communication). CPW maps the reach of the Roaring Fork River at the property as otter overall range. Northern river otter inhabits riparian habitats that occur from low elevation deserts to high valleys of Colorado. Otters require permanent water of relatively high quality with an abundance of fish and/or crustaceans (crayfish; Cambarus sp.). Otters are usually found in streams with higher volumes (minimum of 10 cfs). During the winter months, otters also need streams with relatively high amounts of open, ice-free water, deep pools, and good access to the shoreline. The river otter once occurred in most of the major river drainages in Colorado but was considered extirpated from the state by 1907 (CPW 2003, Melquist et al. 2003). Starting in 1976, Colorado started reintroduction efforts in several drainages, with an initial goal of establishing two populations. In 1998 a more intensive reintroduction program was started by CPW (CPW 2003). Historically and currently in Colorado, otters are most commonly found in larger rivers at low or moderate elevations. Otters are also known to have colonized larger ponds, reservoirs, lakes, and flooded gravel pits. Fish are the primary food source for otters, particularly slow-swimming fish species. In streams where they are abundant, crayfish can make up a significant portion of otters’ diet. Most research indicates that abundant prey is needed to support otter use of an area (Melquist and Hornocker 1983, Mack 1985, Bradley 1986, Melquist et al. 2003). River otters are active year-round and do not hibernate. Otters in mid-elevation areas such as the Roaring Fork River at the property are mostly diurnal in winter and more nocturnal in summer, with the least activity in late summer and early fall. Otters use both terrestrial resting sites and dens when not actively moving (CPW 2003, Melquist et al. 2003). Beaver bank dens are particularly favored sites. Adult otters apparently have few natural predators, although individuals have been killed by bobcats, dogs, coyotes, and foxes (Melquist et al. 2003, Boyle 2006). Most mortality is thought to occur from trapping and road kills. Growth of human populations in Colorado is increasing urban and suburban development pressure and recreational use along rivers, and is likely to cause further otter habitat degradation and fragmentation (Boyle 2006). The section of the Roaring Fork River adjacent to the property remains at least partially ice-free during the winter months, and because of this, river otter activity in this area could occur year-round. In addition, ample prey is likely available due to CPW fish stocking. Otter use of this stretch of the river is likely to only be constrained by den site availability and human disturbance. Beavers and potential den sites do not occur in significant density on this stretch of the Colorado River, and hazards from dogs and road traffic are significant, which are likely to reduce habitat effectiveness and thus, the potential for otters to occur in this area on a regular basis. River otters have not been documented in the river reach at the property. Confirmed observations of individual or small groups of otters have, however, been documented five times by CPW (2024b) within 5 miles of the property since 2018 (Map 3): • Upstream of the property at Aspen Glen in 2019 and 2023; • Downstream of the property at the old Cardiff Bridge in 2021; Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 19 • Upstream of the property at the Ranch at Roaring Fork in 2021; and • Upstream of the property at the Crystal River - Roaring Fork River confluence on two occasions in 2021. Impact Analysis. The proposal will not result in the direct or indirect loss of river otter habitat. While the property encompasses approximately 1.3 miles of riparian habitat and a reach of the Roaring Fork River, the proposed development is substantially set back from the river, and no development can occur within the riparian zone due to the RFC conservation easement. As described above (Section 6.1), the RFC conservation easement prohibits recreational activity within that portion of the property encumbered by the easement. In addition, the proposed PUD includes a vegetational visual buffer at the top of the slope between the bench and the riparian zone (i.e., the conservation easement) that will reduce visual disturbance of any otters occurring in the river or along its banks at the property. Grazing livestock has the potential to degrade riparian plant communities and river otter habitat, but the conservation easement also prohibits livestock within the conserved portion of the property. Accordingly, the proposed PUD will have NO EFFECT on individual river otters, otter populations, or their habitat. 5.2.3 RAPTORS, BIRDS OF CONSERVATION CONCERN, & MIGRATORY BIRDS CWS evaluated the property for raptor species that could potentially occur in the area (Andrews and Righter 1992, Righter 2004, Wickersham 2007, NatureServe 2020). A nest search was conducted on the property and no raptor nests were located. No active nest or roost sites for Accipiters (Accipiter spp.), bald eagles (Haliaeetus leucocephalus), golden eagles (Aquila chrysaetos), ospreys (Pandion haliaetus), peregrine falcons (Falco peregrinus), red-tailed hawks (Buteo jamaicensis), or other raptors are known to occur on or within proximity of the proposed activity envelope. A solitary red-tailed hawk was observed thermal soaring over the property during two separate visits to the property. In addition to raptors, CWS evaluated the site for bird species which could potentially be affected by the proposal. Birds of Conservation Concern (BCC) have been identified by the USFWS for priority conservation management in an attempt to prevent or remove the need to list additional species under the Endangered Species Act (Appendix F). Table 3. Raptors, Birds of Conservation Concern, and Migratory Bird Species Common Name Scientific Name Preferred Habitat BCC Habitat on the Property? Habitat in the Project Area? Bald Eagle Haliaeetus leucocephalus See Section 6, above. No† See Section 6, above. Black Swift Cypseloides niger Cliffs with moss near open water; waterfalls. Yes No No Broad-tailed Hummingbird Selasphorus platycercus Broad generalist in w. Colorado. Habitat with woody component up to 10,500 ft. Yes Yes Yes Cassin's Finch Haemorhous cassinii Montane & subalpine cool conifer woodlands/forests. Strongly associated with spruce, fir, Douglas fir, ponderosa pine but can also in aspen or pinyon-juniper woodlands. Yes Yes No Nucifraga columbiana Pine forests, subalpine conifer forests. Elevational migrant. Yes Yes Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 20 Table 3. Raptors, Birds of Conservation Concern, and Migratory Bird Species Common Name Scientific Name Preferred Habitat BCC Habitat on the Property? Habitat in the Project Area? Clark's Nutcracker No Evening Grosbeak Coccothraustes vespertinus Mature, open conifer forest, aspen with conifer component between 5,500 and 8,500 ft (Gillihan and Byers 2001). Yes Yes No Golden Eagle Aquila chrysaetos Open and semi-open country such as sagebrush, savannah or sparse woodland, and barren areas, especially in hilly or mountainous regions, in areas with sufficient prey base and near suitable nesting sites. Yes No Yes, foraging only. Lewis's Woodpecker Melanerpes lewis Three important habitats include open ponderosa pine forest, open riparian woodland dominated by cottonwood, and logged or burned pine forest. Their breeding distribution is widely associated with ponderosa pine distribution in western North America. Yes Yes No Olive-sided Flycatcher Contopus cooperi Mature spruce/fir, lodgepole pine, and Douglas-fir forests with preference for natural clearings, bogs, stream and lakeshores with water-killed trees, forest burns and logged areas with standing dead trees. Generally, from 7,500 to11,000 ft. Yes No No Pinyon Jay Gymnorhinus cyanocephal Pinyon-juniper woodland, sagebrush, scrub oak, and chaparral communities, and sometimes in pine forests. Yes No No Virginia's Warbler Leiothlypis virginiae Strongly associated with mature Gambel oak. Nest on the ground in dense shrublands and on scrub dominated slopes of mesas, foothills, open ravines, and mountain valleys in semiarid country. They also use scrubby brush, piñon-juniper woodland with a well-developed shrubby understory and Gambel oak component, ravines covered with Gambel oak, and dense shrublands – especially Gambel oak. Yes No No Western Grebe Aechmophorus occidentalis Large expanses of open water connected to emergent marshes (Wickersham 2007). Not known to breed in the Roaring Fork watershed or Garfield County. Yes No No † But warrants attention because of the Bald and Golden Eagle Protection Act (16 U.S.C. 668-668c) or for potential susceptibilities in riparian areas from certain types of development or activities. 5.2.4 OTHER SPECIES OF INTEREST This section addresses present use of the study area by significant wildlife not listed by the state or federal government. The ‘significant’ wildlife use described herein refers to species of ecological, economic, regulatory, social, and/or political importance. UNGULATES Both mule deer (Odocoileus hemionus) and Rocky Mountain elk (Cervus canadensis) have been documented on the property and within the Project Area. Sign in the form of pellet groups (Photo 17) and tracks observed in the summer and fall of 2024 confirms that the property is indeed actively used by both species. Browse observed on vegetation preferred as forage (e.g., young cottonwoods, chokecherry) was light to moderate with little observed clubbing within the Project Area, but substantially greater within the shrublands (e.g., Gambel oak, serviceberry, mountain mahogany, bitterbrush) on the westerly facing slopes down to the river. CWS observed recent pellet groups of both species as well as a recently used elk bedding area (Photo 18). Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 21 CPW maps the property within North American moose (Alces americanus) overall range and summer range, but moose have not been documented on the property; CWS observed no moose sign during site surveys. Rocky Mountain bighorn sheep (Ovis canadensis canadensis) do not occur on or within proximity to the property and CPW does not map any bighorn sheep habitat in the area. Human Influence In general, Colorado’s native ungulates have adapted to the increased human activity and habitat degradation resulting from recreation, residential, and infrastructure development in the area by altering diel activity patterns and spending a greater period of time during winter, migration, and transition (i.e., the period before significant snow accumulation in the late fall and early winter and the period in early spring prior to significant movement to production areas and summer range) in areas where human disturbance is relatively lower. This finding is as expected based upon peer reviewed literature (Edge and Marcum 1985, Edge et al. 1988, Morrison et al. 1995, Cole et al. 1997, Burcham et al. 1999, Phillips and Alldredge 2000, Conner et al. 2001). Limiting Factors Limiting factors are influences that determine whether a wildlife population increases, decreases, or remains stable. It is important to understand that there is seldom one factor that, by itself, causes a reduction or an increase in a deer or elk population. It is usually the interaction of several factors that determine the fate of a population. For example, predation may seem to be a factor causing an elk population to decline when in fact restricted winter habitat, deep snow or the lack of alternate prey may be what allows predation to have a major impact. Traditionally, we have looked at the concept of food, water, cover, and space as the primary components that determine how suitable a habitat is for wildlife. While this is true, it oversimplifies our understanding of how various factors affect habitat. Several other factors may not be as important on their own, but when combined with the four primary habitat components, the value of the habitat may be immediately enhanced or reduced. For example, other land uses can greatly impact use of suitable habitat. Limiting factors for bighorn sheep, elk, and mule deer in the Roaring Fork Valley most affected by residential and commercial development are winter concentration habitat, severe winter range, production habitat, and migration habitat (J. Groves, pers. comm.; K. Tesch, pers. comm.; J. Mao, pers. comm.; Mao et. al 2013; Mao et. al 2011).(Mao et al. 2011) Winter Range, Severe Winter Range, Winter Concentration Both elk and mule deer on winter range continuously seek the most moderate ambient weather conditions, and other factors influencing habitat selection are secondary (Toweill et al. 2002). In winter, both species move between foraging and bedding sites in response to changing ambient temperatures, increasing snow depths, and to enhance control of body temperature. On the coldest days and/or when snow depths are greatest, both species seek southerly and westerly facing slopes where snows typically melt quickly. Snow depths greater than 12 inches begin to reduce the available winter range (USFWS 1982). In general, mule deer and elk do not tolerate snow depths greater than chest height and are impeded when snow is knee-deep (Loveless 1967, Kelsall and Prescott 1971, Parker et al. 1984, Toweill et al. 2002, Ungulate Winter Range Technical Advisory Team 2005). Consequently, winter range of larger elk covers a greater areal extent of lands with greater snow depths than that of mule deer (Parker et al. 1984). Mule Deer. Although deer are active on the property in the non-winter months (i.e., summer and the spring and fall transition periods), it is not within CPW mapped or otherwise known mule deer winter Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 22 range, severe winter range, or winter concentration areas (Map 4). Elk. The property is, however, mapped and documented within elk winter range (Map 5) but does not encompass any portion of elk severe winter range or winter concentration areas. Elk are present on the property in relatively low numbers throughout most moderate to light winters, moving back and forth across the river. Impact Analysis. The proposed development will have NO EFFECT on elk or mule deer severe winter range or winter concentration areas. In addition, the development is proposed in a previously disturbed site cleared of native vegetation and within the zones of influence of existing development and SH-82. As such, implementation of the proposal will not result in the direct or indirect loss of mule deer or elk severe winter range or winter concentration areas. The project will result in the direct loss of winter range, but as described above, the Project Area is highly disturbed and only provides marginal winter range. The area protected by the conservation easement provides limited but effective winter habitat for both species. The westerly-facing slopes remain relatively snow-free throughout the winter, and the vegetation is dominated by species preferred as winter forage by both deer and elk. In addition, the PUD proposal includes measures to augment the Cattle Creek riparian area and buffer the slopes down to the Roaring Fork River and its riparian ecological community. Elk Production Areas Elk calving grounds or production areas are carefully selected by cows and are generally in locations where cover, forage, and water are in close proximity (Seidel 1977, Phillips and Alldredge 2000, Barbknecht et al. 2011, Rearden et al. 2011). Calving sites occur in the lower to middle portions of summer range and often occur in the same general area each year. Although selected sites are used for a brief period in the spring or early summer, elk production habitat is often a limiting factor for a given population. Sites must provide security from harassment and be within or adjacent to high quality summer range. Elk are considered a hider species because the calf remains bedded at a location and responds to threats by remaining prone while the female moves away to forage, returning periodically to nurse (Altmann 1963, Phillips 1974, Boyce and Sauer 1978, Toweill et al. 2002, Barbknecht et al. 2011). Webb et. al (2011) found that female elk show high levels of site fidelity even in the presence of increasing annual land development. Females did not appear to abandon previously established areas, but used ranges in a manner that minimized interaction with development within these areas based on reductions in range use size and fidelity as land development increased. Phillips and Alldredge (2000), however, found that reproductive success and calf survival decreased during years of disturbance suggesting a significant impact on population growth. In Colorado, habitat fragmentation as a result of housing developments and associated road and infrastructure construction may cause elk to avoid patches of habitat less than 0.04 km2 (9.88 ac). Elk prefer habitat patches greater than 0.24 km2 (59.3 ac) with available hiding cover (Wait and McNally 2004). Impact Analysis. The property does not encompass elk production habitat, and the nearest mapped elk production areas are approximately 2.9 miles to the west-southwest on Crystal River Ranch, 1.3 miles to the east-southeast between Sutey Ranch and Cattle Creek, and approximately 1.6 miles to the northeast at Spring Valley (Map 5). Accordingly, implementation of this proposal will have NO EFFECT on elk production areas. 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N 2023 NAIP 3.75 Quarter QuadrangleGarfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 18-NOV-2024 Map 5. CPW Mapped Mule Deer Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ CattleCre ek R o a r i n g F o r k R i v e r Cattle Creek Top of Slope(Approximate) CPW Mapped Habitat Subject Parcels Summer Range Winter Concentration Area Winter Range Severe Winter Range Resident Population RFC Conservation Easement D D ""- E2] ~ ~ 00 Of'\[)COLORADO WILDLIF S w ,,'il dli fe& WfofiM,a~=s.Mac aaemeoi Acmclfiog E CIEN CE 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N 2023 NAIP 3.75 Quarter QuadrangleGarfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 19-NOV-2024 Map 6. CPW Mapped Elk Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ CattleCre ek R o a r i n g F o r k R i v e r Cattle Creek Top of Slope(Approximate) CPW Mapped Habitat Subject Parcels Summer Range Winter Concentration Area Winter Range Severe Winter Range Highway Crossing Area RFC Conservation Easement D D ""- ~ ~ 11 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 2 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 3 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 4 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 5 ' 5 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 1 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 2 0 " W 10 7 ° 1 6 ' 3 0 " W 10 7 ° 1 6 ' 3 0 " W 39°26'56"N 39°26'56"N 39°27'4"N 39°27'4"N 39°27'12"N 39°27'12"N 39°27'20"N 39°27'20"N 39°27'28"N 39°27'28"N 39°27'36"N 39°27'36"N 39°27'44"N 39°27'44"N 39°27'52"N 39°27'52"N 39°28'0"N 39°28'0"N 39°28'8"N 39°28'8"N 39°26'48"N 2023 NAIP 3.75 Quarter QuadrangleGarfield County Mosaic Harvest Roaring ForkHarvest Roaring Fork COLORADO WILDLIFE SCIENCE LLC Basemap Sources: Date Prepared: 19-NOV-2024 Map 7. CPW Mapped Black Bear Habitat Legend: Coordinate System: NAD83 State Plane Colorado Central Project No. 24323 o Subject Property Garfield County, CO Wildlife Impact Report 0 500 1,000250Feet 0100 Elk Run Dr, Ste 128, Basalt, CO 81621 970.618.4740 www.coloradowildlifescience.com ^ ^ CattleCre ek R o a r i n g F o r k R i v e r Cattle Creek Top of Slope(Approximate) CPW Mapped HabitatSubject Parcels Human-Bear Conflict Area Fall Concentration AreaRFC Conservation Easement D D ""- , ' 0 WILDLIFE SCIENCE OOn CoLORAD emeoiAcmclfiog O~i/~-'\[..J . . A Wtnfire ~R~crc:1, M:::in ri~ w •t,'1l :::ll1 ff' Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 26 Migration Corridors The ability to migrate is essential for native ungulates to travel to, and access, important seasonal habitats. Throughout their range, bighorn sheep, elk, and mule deer migrate in the fall and spring as animals travel between winter and summer ranges. Migration allows mule deer to avoid deep snow and other harsh conditions during winter and take advantage of high-quality forage during summer. Because migration corridors serve as the critical link between summer and winter ranges, they must be unimpeded by physical barriers (e.g., game-proof fences, roads, etc.) and protected from various forms of development and human disturbance (e.g., housing and energy development). We differentiate between “migration corridors” and “transition range” since migration corridors are areas typically constrained by some feature – either natural (e.g., topography) or anthropogenic (e.g., residential development) – whereas transition range is simply the habitat that these animals live in as they move between seasonal habitats (e.g., winter range and production areas). Impact Analysis. The property does not intersect with any mapped or otherwise known migration corridors and is more than 2.6 miles from the nearest mapped and/or field verified migration corridor. Accordingly, the proposed development will have NO EFFECT on elk or mule deer migration corridors. BLACK BEARS The property lies within a mapped black bear (Ursus americanus) fall concentration area (Folk et al. 1976, Nelson et al. 1983, Rogers and Durst 1987, Hellgren 1998) and is adjacent to a human conflict area (CPW 2023). Black bear fall concentration areas in the Roaring Fork Valley are most often located in Gambel oak and mixed montane shrublands where most of the shrubs produce sufficient forage for the hyperphagic and fall transition stages of a bear’s annual cycle (Folk et al. 1976, Nelson et al. 1983). The specific fall concentration area encompassing the property is a broad region that encompasses nearly 600,000 acres. The property is situated near the westernmost boundary which ends at the bluffs on the west side of the valley floor (Map 6). Defined by CPW as “…those parts of the overall range that are occupied from August 15 until September 30 for the purpose of ingesting large quantities of mast and berries to establish fat reserves for the winter hibernation period (Colorado Parks & Wildlife (CPW) 2024c),” the Project Area does not provide the resources sought by bears during the autumn hyperphagic period. In contrast, the vegetation within the Roaring Fork River riparian area and west-facing slopes of the conservation easement provide the resources such as abundant berries (e.g., serviceberries, currants) and mast (e.g., acorns) that black bears require during this period. Additionally, the property is adjacent to areas mapped as human bear conflict areas. These are areas where bears have learned to associate humans with food which results in conflicts. These conflicts include bears foraging in residential trash, raiding bird feeders, and breaking into homes. Such conflicts are almost always due to human negligence and increase in frequency when natural food sources are limited due to weather conditions such as drought or late frosts that kill the flowers of fruit bearing shrubs. Simple measures can be implemented to greatly reduce conflicts between people and bears (See Section 8). Bears also use the Roaring Fork River corridor as a daily, seasonal, and periodic movement route. The naturally dense cover provided by the mix of multi-aged cottonwoods, willows, and other riparian shrubs provide ample security and thermal cover for bears throughout the non-winter months. CWS Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 27 has observed bears ambling up- and down-river throughout this river reach. Impact Analysis. The proposed PUD is unlikely to have significant impacts on bear populations or result in the direct loss of bear habitat. The only effective bear habitat on the property is within the conservation easement; the Project Area is essentially devoid of any resources attractive to black bears. Consequently, the proposed PUD will have NO EFFECT on individual bears or black bear populations. That said, it is likely that bears will be common visitors within the PUD once it is complete and occupied. But, as described above, implementation of mitigation measures can help avoid substantial conflicts. GREAT BLUE HERON An active great blue heron (Ardea herodias) colony or “heronry” occurs within the conservation easement portion of the property (Photo 24). Great blue herons breed across the entire North American continent (Palmer 1962). The largest heron species in North America is common and widespread with a distribution that covers most of the North American continent (Butler 1992). This highly adaptable species thrives in a wide variety of habitats. Early in the 20th century, great blue herons suffered from unrestricted hunting, but today, with legal protection and greater awareness about conservation, they are among the most abundant wading birds in North America (Audubon Society 2007). Great blue heron populations are stable or increasing throughout most of its entire range and are ranked globally secure and uncommon in Colorado (G5/S3B) by NatureServe and the Colorado Natural Heritage Program (CNHP) (NatureServe 2019). The World Conservation Union (IUCN) red list category for the great blue heron is “LC” (Least Concern) and the Audubon Watchlist Status is “Green”2 (Audubon Society 2007). As with all migratory birds, the great blue heron is protected under the federal Migratory Bird Treaty Act of 1918. Great blue heron nesting in Colorado has been documented since the late 19th century (Bailey and Niedrach 1965) and heron populations are generally stable or increasing throughout most of its range (Rocky Mountain Bird Observatory 2005). The earliest extensive surveys, which were conducted in 1965 and 1973, noted 23 and 18 colonies respectively, mostly in the northeast quarter of the state (Ryder et al. 1979). In 2002, Levad and Leukering reported 127 active great blue heron colonies in Colorado. According to Bird Conservancy of the Rockies (formerly Rocky Mountain Bird Observatory), statewide bird monitoring program data were submitted for 174 sites, including many inactive sites which are monitored because of this species' habit of reestablishing sites after many years of inactivity. One hundred twenty four sites were active from 1999 through 2004 (Rocky Mountain Bird Observatory 2005). As with most bird species, nesting areas represent an integral component of breeding, and the lack of acceptable sites may limit population numbers. Habitat characteristics that influence the location of heronries vary considerably depending on physiographic factors. Human activity within or near active heronries has been associated with reduced productivity and site abandonment (Bjorkland 1975, Wershkul et al. 1976). As with other wading birds, response to disturbance is influenced by a variety of factors including breeding stage and distance (Vos et al. 1985). Human disturbance is a major factor influencing nesting and foraging activities of the great blue heron. Though herons may become habituated to some human activities (Grubb 1979, Kelsall and Simpson 1980, Vennesland 2000), human recreation can cause herons to temporarily abandon their breeding attempts, allowing predators to take eggs (Moul 1990), or permanently abandon a colony (Markham and Brechtel 1979). Colonies are typically located in areas with abundant natural buffers (forest and wetland) and low road density (Watts and Bradshaw 1994, Gibbs and Kinkel 1997). Major Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 28 threats to great blue herons include housing and industrial development, water recreation, road construction, and any other activities that result in habitat degradation (Simpson et al. 1987, Popotnik and Giuliano 2000). High levels of human activity near breeding colonies have also been linked with increased disturbance from bald eagles (Vennesland 2000). According to the Heron Working Group5, “As a rule, general day-to-day activity by humans that reside near colonies does not interfere with heron nesting activities. It is novel sounds that frighten herons from nests and lead to abandonment. Sudden blasts of horns or dynamite and starting of chain saws are known to frighten herons from nests. Colonies will sometimes abandon if these activities persist.” Distance & Timing Vennesland (2000) was among the first to experimentally show that herons habituate to non- threatening presence of people near colonies. He measured the response of herons to his approach (on foot) through the nesting season. He found that colonies in rural areas that seldom experienced people departed their nests sooner than colonies in urban areas. He also established recommendations for the nesting season (February to August) in British Columbia. His study revealed that heron breeding productivity was significantly and negatively predicted by the frequency of pedestrian traffic within 250m of colonies. The low productivity documented at colonies with high levels of pedestrian activity, however, was more directly due to bald eagle disturbance. Hence, there may be an interaction between human and eagle disturbances at heron colonies. Vennesland concluded that “(t)otal human activity (including pedestrians, cars, planes and land clearing equipment) had no relationship to heron breeding” (Vennesland 2000). 5 A consortium of individuals from university, government and conservation organizations interested in the conservation of the Pacific Great Blue Heron (Ardea herodias fannini). Photo 19. A portion of the active heronry on the property Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 29 Klein (1993) reported that great blue heron responses to humans in vehicles and afoot varied from no response to flying away, and that they reacted more to humans on foot than in vehicles. Rodgers and Smith (1995) reported that great blue herons flushed at a mean distance of 32.0 ± 12.3 m in response to persons approaching on foot. Skagen et al. (2001) found a reduction in the number of great blue heron nests when they were exposed to humans on foot. Vennesland (2000) found that herons at isolated colonies in southwestern British Columbia reacted more strongly to human disturbance than at colonies in urban settings, and that response varied as the season advanced. Herons at two colonies reacted strongly to the approach of researchers at 100 m and 90 m, respectively, whereas urban colonies at Beacon Hill Park, Victoria, and Stanley Park, Vancouver, never responded, indicating a relatively strong degree of habituation. Great blue heron colonies are most sensitive to human disturbance during the early stages of nest selection, nest building, pair formation and egg-laying (Quinney 1982, Vos et al. 1985, Butler 1992). Once eggs are laid, adults flush reluctantly, and once chicks are in the nest few adults will flush. As the chicks grow, there appears to be a growing commitment by the adult herons, and they are much less likely to abandon a nest when disturbed. Vos et al. (1985) determined that the distance in which herons responded to experimental human intrusion averaged around 150 m early in the breeding season, dropping to 60 m late in the breeding period. Vos et al. (1985) studied a heronry at Fossil Creek Reservoir in Larimer County, Colorado. They found that heron response to human activity changed as the breeding season progressed each year. Herons were most responsive to human intrusions early in the breeding season (March), flushing from the nest at the slightest disturbance and not returning until the cause was no longer present. During egg laying and incubation (mid-April), herons were less willing to abandon nests and returned more readily. Attachment further strengthened in late-May to early-June when young were present. At nine colonies in southwestern British Columbia, Vennesland found that the average distance at which herons responded to the first approach of a colony in the season was 49 m, whereas response distance to the last approach averaged 15 m, suggesting that herons habituate to observers over the season. Habituation In a 2001 Wildlife Working Report, Gebauer & Moul (2001) reported several studies have provided evidence that some heron colonies can become habituated to non-threatening human disturbance (Anderson 1978, Webb and Forbes 1982, Vos et al. 1985, Butler 1992, Gebauer 1995, Gebauer and Moul 2001). In fact, many heronries have been established or continue to persist within 300 m (984 ft) of human disturbance. In British Columbia, a colony at Stanley Park is located in a highly disturbed area (Otter 1991) but has reproduced successfully in most years (i.e., 1977-1997), and another colony was established in a cedar hedge between a busy parking lot and an access road to Vancouver International Airport between 1981 and 1992 (Webb & Forbes 1982). Butler (1991) described established colony sites in highly disturbed areas at an industrial site near Parksville, and in residential areas of Victoria and Vancouver. If dense vegetation obscures human activity, herons appear less likely to react. At the Canadian Forces Base colony, Gebauer (1995) speculated that a natural 50 m buffer of cottonwoods on one side and a 5 m wide dugout waterway between the colony and dike on the other side, may have contributed to a colony’s lack of response to activities. A 100 m cottonwood buffer may have sheltered a colony near a major highway bypass in Port Coquitlam, B.C., Bowman and Siderius (1984) and Vos et al. (1985) also suggested that a dense buffer of trees or shrubs might reduce the impact of potential disturbances. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 30 Mitigation Carlson and McLean (1996) showed that barriers that reduced human occurrence below heronries had a stronger effect on the number of herons fledged than buffer zones around colonies. Barriers such as fences, ditches, other watercourses, and dense forests may be effective in reducing human intrusion. Summers (1996), cited in Gebauer & Moul (2001), recommended that vegetation screening be required between heronries and all development activities occurring within 100 m or less from a heronry. Screening vegetation should be at least two meters high at a distance of 100 m from the edge of the colony. At distances closer than 100 m, the vegetation height will depend on its distance from the colony and the height of the nests at the nearest edge of the colony. Summers (1996) also makes specific recommendations for spacing and species composition of vegetation utilized in screening. Rodgers & Smith (1995) advised that mitigation may be possible to shorten buffer distances when physical barriers prevent direct visual contact. Ikutaa and Blumstein (2003) concluded that “…by reducing the number of humans and providing areas of refuge within highly visited habitats, protective barriers allow birds to behave as they would in an undisturbed environment.” Von Duyke (2009) used metal flashing to prevent mammalian predators from climbing the nest trees. Carlson and McLean (1996) showed that barriers that reduced human occurrence below colonies had a stronger effect on the number of herons fledged than buffer zones around colonies. Barriers such as fences, ditches, other watercourses, and dense forests may be effective in reducing human intrusion. Impact Analysis. The active heronry is situated entirely within the portion of the property encumbered by the conservation easement. The conservation easement goes to great lengths to mitigate the potential effects of development within the Project Area on herons and the heronry, including a “Heron Protection Area” within a defined “Rookery Zone” (also referred to as the “Heron Protection Area” within Exhibit B of the conservation easement. The easement requires, among other mitigation measures, that, “…all property and/or potential lots abutting the Rookery Zone and located within 200 meters of the heron rookery, which property is located primarily to the south-east of and above the Rookery Zone, to be bermed and visually screened from the heron rookery through the planting of trees and other adequate vegetation, which screening shall be as dense as possible while still allowing for tree growth. Lots located south-east of and above the Rookery Zone, abutting the Rookery Zone and outside 200 meters of the heron rookery, shall be visually screened from the heron rookery by the planting of trees strategically located so as to screen human activity from the rookery, but which screening shall not be as dense as the screening on the lots within 200 meters of the rookery. All plans and materials for said screening and berming activities shall be reviewed and reasonably approved by Grantee prior to such installation. Said screening components shall also be shown and included on any future landscaping plan for the Sanders Ranch property submitted to Garfield County in connection with any development process.” Going forward, the developer has expressed their intent to continue to partner with RFC to improve the habitat where the heron are currently nesting. With adherence to these requirements, and any protections required by the conservation easement, the proposed PUD will have NO EFFECT on individual great blue herons, the Cattle Creek heronry, or populations of great blue herons. OTHER SPECIES Other species of note detected or otherwise known to occur on the property include American badgers (Taxidea taxus), American mink (Neovison vison), bobcats (Lynx rufus), coyotes (Canis latrans), long-tailed weasels (Mustela frenata), mountain lions (Puma concolor), red fox (Vulpes Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 31 vulpes), striped skunks (Mephitis mephitis), and osprey (Pandion haliaetus). CWS observed a number of badger holes and mounds (Photo 20). Badgers dig these holes while hunting prey such as Wyoming ground squirrels (Urocitellus elegans). No sign of the other predators was observed, but bobcats, coyotes, long-tailed weasels, mink, mountain lions, and skunks are known to occur in the Roaring Fork River corridor in the area. Ospreys occur on the property and use the tall cottonwoods and ponderosa pines for perching throughout the year. Those trees also provide suitable osprey nesting habitat. In fact, a pair of ospreys successfully nested in a nest originally built by great blue herons at the property until the tree it was in blew down in a wind storm seven to eight years ago. That pair subsequently built a new nest across the river and upstream a bit from the property. 6.0 ADJACENT LAND USE - §4-203.G(1) The property is embedded in what could be referred to as a mixed residential-commercial/industrial- rural landscape where historic agricultural land has been increasingly converted to other uses. The property is surrounded on all sides by residential subdivisions. A geospatial buffer model was created in ArcGIS 10.5 (ESRI 2017) to approximate indirect 6 impacts and loss of habitat effectiveness associated with the implementation of the proposed residential development. This is based on the premise that human activities, noise, fugitive light, and road noise would diminish the habitat effectiveness on the ranch. Clustering residential development allows for more opportunities to conserve large patches of wildlife habitats; land containing a few large patches is less fragmented than land containing smaller patches within the same area. The buffer distances used for this analysis are based on available scientific and land management literature (Odell and Knight 2001, Odell et al. 2003, Fraterrigo and Wiens 2005, Glennon and Kretser 2005, Hansen et al. 2005, Lenth et al. 2006, Merenlender et al. 2009). Specifically, Odell and Knight (2001) found that houses and areas of frequent human activity in Pitkin County have a zone of influence that extends approximately 180 m in all directions into adjacent habitat. Their study showed that human-sensitive species were less common up to 180 m from human disturbance. Bird and medium sized mammal population densities were affected by the arrangement and density of exurban housing developments, with both species groups avoiding seemingly intact habitat up to 180 m from residential development (Odell and Knight 2001). Smith et al. (1989) suggest that mule deer habitat use is influenced up to 82.3 m from houses during the winter but Vogel (1989) reported that mule deer use declined significantly within 400 m of existing residential development. The property is clustered with existing residential, commercial, and industrial development. The zones of influence from existing development extend onto the property. As a result, the proposed development will not result in the indirect loss of effective habitat on adjacent parcels. In addition, all development would be clustered on the previously disturbed bench above the river to avoid direct and indirect effects on wildlife habitat. The important habitat represented by the Cattle Creek and Roaring Fork riparian areas is already perpetually protected within the conservation easement area; the proposed vegetational buffers and habitat augmentation will further insulate those habitat areas from human disturbance. 6 Indirect Impacts: those effects of the proposed development which are reasonably certain, but would occur later in time or are spatially separated from the project. Examples of indirect impacts (effects) would include increased traffic, noise and activities from residents, fugitive lighting, etc. Direct Impacts: would include the impacts (and effects) associated with implementation of the proposed project. Direct impacts would include direct conversion or manipulation of habitats (including beneficial or detrimental changes) or direct impacts to a species, (including road and home building, occupancy of developed areas, reclamation of open space areas, use of soft path trails). Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 32 7.0 DISCUSSION Residential development has the potential to cause animals to abandon traditional home ranges (Peek et al. 1982). Two factors, however, may alleviate the necessity to abandon established ranges. First, animals may not abandon home ranges if they are able to exploit undeveloped areas of their home range (Hershey and Leege 1976). Second, forest and shrubland cover mitigates some of the effects development and human activity have on animal behavior (Edge et al. 1985) because animals are able to retreat to safe environments. Therefore, it is of value to wildlife, and specifically elk, to minimize both the direct and indirect effects of development on adjacent habitat. The proposed development succeeds in this effort by clustering development with existing areas of human activity on a disturbed site with little wildlife habitat adjacent to a state highway and protecting those areas of the property that continue to provide effective habitat in a perpetual conservation easement that will be further insulated from human disturbance. In addition, the proposed PUD is situated within an area with substantial residential, commercial, and industrial development. As such, implementation of the proposal and the associated human activity is unlikely to result in the direct or indirect loss of wildlife habitat or otherwise disrupt wildlife behavior, activity, or movement. In addition, the proposed PUD recognizes the value of the conservation easement and the wildlife habitat that it protects. The ecological communities within the easement area, however, are vulnerable to disruption resulting from increased human activity in adjacent areas. In order to minimize those effects, the PUD incorporates a number of elements to both improve the ecological function and integrity of the protected area by improving the habitat within and around it (e.g., expanding the native vegetation paralleling Cattle Creek) and creating buffers that both insulate the wildlife habitat of the easement areas from the developed areas and create additional habitat and movement corridors. 8.0 MEASURES TO REDUCE WILDLIFE & ECOLOGICAL IMPACTS The following measures and conditions will further protect the wildlife and ecological resources of the property and surrounding area and reduce potential negative effects of development on adjacent habitat: A. DESIGNATED OPEN SPACE The PUD plan avoids direct impacts to more than 27% of the property by setting aside additional land in close proximity and adjacent to the Nature Area Neighborhood and other habitat areas. This includes the existing 55± acre RFC conservation easement, the “Heron Rookery Zone” (collectively as OS-1), and new areas specifically designated and located to create more space between the wildlife habitat and residential homes. This is intended to improve the effectiveness of existing habitat within the conservation easement by creating buffers between human activity and habitat areas. A 50-foot buffer area (with landscaping and streets/trails) will be established along the east side of the conservation easement (OS-4) extending east from the top of the slopes above the river. In addition, the Rio Grande Trail will be buffered by a 50-foot area of native vegetation on the west side and a 20- foot area on the east side providing approximately 10 acres of moderate value habitat for birds and small mammals as well as limited cover for movement of larger animals. Additionally, the plan is to be restored the Cattle Creek riparian area including additional natural areas (OS-2 and OS-3). 1. The conservation easement and Cattle Creek buffer areas must be planted with a mix of Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 33 native deciduous and evergreen trees, native shrubs, and native grasses and forbs. 2. All plantings in these areas should emulate relatively undisturbed upland and riparian reference sites in proximity to the property. 3. Structurally, the buffers and riparian restoration areas should be multi-canopied with as much structural complexity across the horizontal and vertical planes as possible. 4. Wherever possible, riparian vegetation (e.g., willows, red-osier dogwood, thinleaf alder) should be planted along the Glenwood Ditch to simulate riparian habitat for birds and small mammals. 5. These planting plans must be submitted to and approved by the Roaring Fork Conservancy and/or the county Land Manager prior to installation. a. The plans must include a minimum 5-year irrigation plan to provide the plants with the greatest opportunity to become successfully established. B. LIGHTING Artificial light can disorient nocturnal animals, affect their feeding and breeding patterns, disrupt night pollinators, and interfere with their natural instincts. Outdoor lighting specifically designed to minimize skyward facing light with shielding, directing the light downward will be required within 100 feet of the conservation easement, wildlife movement corridors, or designated wildlife habitat areas. C. FENCING Fencing that is incompatible with wildlife movements can result in direct wildlife mortality, restricted or blocked movement, and reduction of habitat effectiveness. Fencing will be restricted so as not to limit terrestrial wildlife movements and should meet the wildlife friendly fencing standards described in CPW’ s Fencing With Wildlife in Mind 7. D. TRAILS 1. No recreational trails will be constructed within 50 feet of slopes of the Roaring Fork River portion conservation easement or within the Cattle Creek riparian section. a. Trails will be allowed that cross the Cattle Creek section in a perpendicular or near perpendicular manner. 2. Hiking and biking trails will adhere to the best management practices in the publication Planning Trails with Wildlife in Mind 8. 3. To minimize impacts to wintering elk and deer, trails within or adjacent to the slopes on the west side of the property will be closed from December 1 through March 30. E. RFC CONSERVATION EASEMENT & GREAT BLUE HERONS All restrictions regarding access and/or activities within conserved areas described by the conservation easement will be clearly signed in multiple locations at the easement boundary and provided in writing to all residents and will be strictly enforced. 7 Available at https://cpw.state.co.us/Documents/LandWater/PrivateLandPrograms/FencingWithWildlifeInMind.pdf 8 Available at https://cpw.widen.net/s/hpbjvgzbhf/planning_trails_with_wildlife_in_mind_full_plan Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 34 1. A 30-foot minimum width vegetational buffer will be created paralleling the top of the slope along the eastern conservation easement boundary above the Roaring Fork River as well as along the boundaries of the “Heron Rookery Zone” where it extends beyond the top of the slope to reduce edge effects, visually screen areas of human activity from the conserved area, and create additional wildlife habitat. 2. The eastern side of the conservation easement where it narrowly follows Cattle Creek will be buffered with a habitat area/park with a mix of upland and riparian vegetation to improve the habitat effectiveness along the creek. a. This buffer will encompass the entire riparian area of Cattle Creek plus an additional area of the uplands and will total approximately 12± acres. 3. Plant materials used for these purposes should be a minimum of 10 feet in height and include a mix of deciduous and coniferous trees and shrubs to ensure that the screening effect is immediate and effective year round. 4. In addition to the top of slope vegetation buffer, a berm and visual vegetation screen will be created at the boundary of the “Heron Protection Area” in accordance with the conservation easement. Plans and materials for the screen and berm must be reviewed and reasonably approved by RFC prior to installation. 5. Roads, bridges, and/or trails are prohibited within this portion of the “Rookery Zone.” No access by the public will be allowed within this area unless specifically allowed by the conservation easement. 6. Additional vegetational screening will be installed between any trails adjacent to the conservation easement area. Such trail screening must be reviewed and approved by Garfield County prior to installation in accordance with the conservation easement. 7. Construction and/or installation of utilities allowed within the Roaring Fork riparian area and/or the “Rookery Zone” by the conservation easement (e.g., water intake structure) will be prohibited during the great blue heron nesting period. F. BLACK BEARS The property is within a black bear fall concentration area, adjacent to human bear conflict areas and areas that provide excellent black bear habitat. The following precautions will likely reduce human- bear conflicts: 1. Residential Waste a. Residential waste brought outdoors for pickup must be secured in Interagency Grizzly Bear Committee (IGBC) certified bear-resistant containers, if possible, or stored in a structure that prevents black bear access. b. No waste should be placed outside in an unsecured manner, such as in bags or standard canisters. c. Any approved container containing such materials may be placed next to the street no earlier than 6:00 a.m. on the designated morning of garbage collection and must be returned to its enclosed structure that same day. d. Composting should be restricted to yard waste (e.g., leaves and grass clippings). Food waste composting will be prohibited. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 35 e. Barbeque grills must be maintained in a clean state to prevent attracting bears. f. Pets should not be fed outside during the non-winter months. 2. Wherever possible, lever style door handles should be avoided on the exterior of structures. 3. Bird feeders should be avoided from April 1st through November 30th. G. DOMESTIC ANIMAL CONTROLS 9 Dogs running at large pose a significant threat to wildlife. Although dogs are rarely successful in catching the many animals they chase, they do occasionally kill wildlife. More often, they injure the wildlife enough to cause their eventual death. Packs of dogs are much more efficient hunters, and have been known to kill adult mule deer and elk. When dogs are unsuccessful in catching the object of their chase, the potential prey has had to expend significant energy in order to evade the dog. This expenditure of energy, particularly in winter when food is scarce, threatens the survival of that animal (or group of animals). In particular, pregnant wildlife and newborn animals do not have the reserves to repeatedly expend in avoiding dogs. 1. Residents must comply with Garfield County’s Animal Control Regulations. 2. Dogs must be leashed at all times unless within a residential fenced enclosure or a designated dog park that is surrounded by a physical dog-proof barrier. 3. Contractors and their employees should be prohibited from bringing their dogs on site during construction even if kept within their vehicles. 4. Per the conservation easement, dogs will not be allowed at any residences adjacent to the “Rookery Zone.” 5. Each residential unit will be limited to a maximum of one dog in accordance with the conservation easement. 6. Domestic cats must be kept inside or on a leash at all times. H. WEED MANAGEMENT 1. A revegetation plan will be prepared for each phase of construction and submitted to the County Vegetation Manager. Implementation of each revegetation plan should be completed within one growing season of completion of a given phase of construction and must meet Garfield County Revegetation Guidelines 10 standards. 2. A weed management plan will be developed that addresses all County-listed noxious weeds found on site. This weed management plan will be submitted to the County Vegetation Manager for approval. I. PHASE 0 RECLAMATION The 2015 development plan for the property included a reclamation requirement for the entire property prior to development. This was “…necessary to repair the damage to the Project Site resulting from actions taken by Bair Chase in association with the Sanders Ranch PUD which partially regraded the Project Site…and stripped and stockpiled the topsoil.” Since that time, as described 9 In this case, the term domestic animal includes dogs, cats, birds and other small mammals and reptiles, but not fowl, herd animals, goats or horses. 10 Available at https://www.garfield-county.com/vegetation-management/filesgcco/sites/29/2019/03/2019_Revegetation_Update.pdf Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 36 above, the site has recovered somewhat with native trees and shrubs such as rabbitbrush, sagebrush, and narrowleaf cottonwoods becoming established across the property. 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Colonial Waterbirds 8:13-22. Wait, S., and H. McNally. 2004. Selection of habitats by wintering elk in a rapidly subdividing area of La Plata County, Colorado. Pages 200–209 in W. W. Shaw, L. K. Harris, and L. VanDruff, editors. Fourth international symposium on urban wildlife conservation, Tucson, AZ. Watts, B. D., and D. S. Bradshaw. 1994. The influence of human disturbance on the location of great blue heron colonies in the lower Chesapeake Bay. Colonial Waterbirds 17:184-186. Webb, R. S., and L. S. Forbes. 1982. Colony establishment in an urban site by great blue herons. Murrelet 63:91-92. Webb, S. L., M. R. Dzialak, S. M. Harju, L. D. Hayden-Wing, and J. B. Winstead. 2011. Influence of land development on home range use dynamics of female elk. Wildlife Research 38:163-167. Wershkul, D. F., E. McMahon, and M. Lieitschuh. 1976. Some effects of human activities on the great blue heron in Oregon. Wilson Bulletin 88:660-662. Wickersham, L. 2007. Colorado Breeding Bird Atlas II. San Juan Institute of Natural and Cultural Resources. Durango, Colorado. Found online at http://www.cobreedingbirdatlasii.org. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 43 APPENDIX A. PROPOSED SITE PLAN HARVEST PLANNED DEVELOPMENT CODE PAGE 4 A. The Harvest Neighborhoods Overview NORTH FRONTAGE Figure A.1 Regulating Plan VILLAGE CENTER CREEKSIDE SOPRIS THE FARM VILLAGE NEIGHBORHOOD NORTH CENTRAL NORTH RIVERFRONT SOUTH RIVERFRONT NATURE AREA TABLE I.A1 - NEIGHBORHOOD STANDARDS NO R T H FR O N T A G E NO R T H CE N T R A L TH E F A R M VI L L A G E NE I G H B O R - HO O D VI L L A G E CE N T E R NO R T H RI V E R F R O N T CR E E K S I D E SO U T H RI V E R F R O N T SO P R I S NA T U R E AR E A TO T A L ESTIMATED AREA, AC 31.8 44.5 12.5 18.0 10.6 16.8 43.2 22.9 14.0 67.9 282.4 PERCENT OF TOTAL AREA 11.3% 15.8% 4.4% 6.4% 3.8% 6.0% 7.8% 15.6% 4.9% 24.0% 100.0% MAX COMMERCIAL, SF 5,000 0 0 5,000 35,000 0 0 0 5,000 0 50,000 MIN OPEN SPACE/ NEIGHBORHOOD 5% 5% 5% 5% 5% 5% 5% 5% 5% NA MAX RESIDENTIAL DENSITY DU/AC 15 12 9 15 6 8 9 7 8 0 MAXIMUM RESIDENTIAL UNITS 1,500 DARLING FARMS WILDLIFE RESOURCES REPORT & WILDFIRE HAZARD ASSESSMENT November 20, 2024 45 APPENDIX B. PHOTOS Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 46 Photo 1. The disturbed bench portion of the property, the Project Area Photo 2. The Roaring Fork River, its riparian area, and the westerly facing slopes between the upland bench and the riparian system November 20, 2024 47 Photo 3. Big sagebrush Photo 4. Yellow rabbitbrush growing amidst the cheatgrass and other non-native grasses Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 48 Photo 5. One of the non-native Siberian elms growing within the Project Area Photo 7. Crested wheatgrass is one of the introduced hay grasses growing on the site Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 49 Photo 8. Native needle and thread is one of the native grasses that has re-occupied the site Photo 9. Indian ricegrass is another native found in a few patches on the property Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 50 Photo 10. A few patches of native sedges (Carex spp.) were observed in swales on the north side of the Rio Grande Trail Photo 11. A variety of trees and shrubs dominate the slopes down to the river including ponderosa pine, pinyon pine, Rocky Mountain juniper, Gambel oak, and big sagebrush Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 51 Photo 12. The riparian area of the Roaring Fork River within the conservation easement supports a mosaic of riparian plant communities (adjacent to upland communities like the big sagebrush shrubland in the foreground) Photo 13. The lower sections of Cattle Creek on the bench are in reasonable condition with the exception of the prevalence of the non-native reed canarygrass Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 52 Photo 14. Other sections of Cattle Creek are in poor condition, absent of a riparian plant community other than a near monoculture of reed canarygrass Photo 15. The upper segment of Cattle Creek is paralleled by isolated patches of upland shrubs including Gambel oak, and riparian shrubs such as coyote willow, which provide limited wildlife habitat Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 53 Photo 16. The invasive cheatgrass dominating most of the Project Area provides little to no wildlife value Photo 17. Relatively recent elk sign observed within the project area during the November site assessment Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 54 Photo 18. An elk day bed encountered in the Project Area in November Photo 20. A number of badger excavations were observed at the northeast end of the Project Area Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 55 APPENDIX C. CPW SAM DEFINITIONS FOR SELECTED SPECIES AMERICAN BLACK BEAR FALL CONCENTRATION: That portion of the overall range occupied from August 15 until September 30 for the purpose of ingesting large quantities of mast and berries to establish fat reserves for the winter hibernation period. HUMAN CONFLICT: That portion of the overall range where two or more confirmed black bear complaints per season were received which resulted in CDOW investigation, damage to persons or property (cabins, tents, vehicles, etc), and/or the removal of the problem bear(s). This does not include damage caused by bears to livestock. OVERALL RANGE: The area which encompasses all known seasonal activity areas within the observed range of a population of black bear. SUMMER CONCENTRATION: That portion of the overall range of the species where activity is greater than the surrounding overall range during that period from June 15 to August 15. BALD EAGLE FALL CONCENTRATION AREA: Areas frequented by wintering bald eagles between November 15 and March 15. These may be large areas radiating from preferred roosting sites. WINTER RANGE: areas where bald eagles have been observed between November 15 and April 1. GREAT BLUE HERON FORAGING AREAS: Areas where Great Blue Herons are known to feed. Appropriate habitat includes shallow water areas associated with reservoirs, lakes, ponds, and streams. NESTING AREAS: Individual trees or groups of trees containing nest platforms, and a buffer zone extending 500 meters around a known active or inactive nest site. Nest platforms are usually located in dominant trees associated with riparian habitats. HISTORIC NESTING AREAS: Formerly active nesting area that has been destroyed or in which no courtship, breeding or brooding activity has been observed at any time in the last five years MULE DEER CONCENTRATION AREA: That part of the overall range where higher quality habitat supports significantly higher densities than surrounding areas. These areas are typically occupied year round and are not necessarily associated with a specific season. Includes rough break country, riparian areas, small drainages, and large areas of irrigated cropland. HIGHWAY CROSSING: Those areas where mule deer movements traditionally cross roads, presenting potential conflicts between mule deer and motorists. MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which would change migration routes. RESIDENT POPULATION: An area that provides year-round range for a population of mule deer. The resident mule deer use all of the area all year; it cannot be subdivided into seasonal ranges although it may be included within the overall range of the larger population. SEVERE WINTER: That part of the overall range where 90% of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. SUMMER RANGE: That part of the overall range where 90% of the individuals are located between spring green-up and the first heavy snowfall. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. WINTER CONCENTRATION: That part of the winter range where densities are at least 200% greater than the surrounding winter range density during the same period used to define winter range in the average five winters out of ten. WINTER RANGE: That part of the overall range where 90 percent of the individuals are located during the average five winters out of ten from the first heavy snowfall to spring green-up, or during a site specific period of winter as defined for each DAU. NORTH AMERICAN RIVER OTTER CONCENTRATION AREA: Areas where river otters are known to concentrate; otter sightings and signs of otter activity are more frequent in these areas than in their overall range. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 56 OVERALL RANGE: Those areas encompassing all mapped seasonal activity areas within the observed range of a population of river otters. WINTER RANGE: Areas used by otters when ice cover is present. This will normally, but not necessarily, be smaller than the overall range. ROCKY MOUNTAIN ELK HIGHWAY CROSSING: Those areas where elk movements traditionally cross roads, presenting potential conflicts between elk and motorists. MIGRATION CORRIDORS: A specific Mappable site through which large numbers of animals migrate and loss of which would change migration routes. PRODUCTION AREA: That part of the overall range of elk occupied by the females from May 15 to June 15 for calving. (Only known areas are mapped and this does not include all production areas for the DAU). RESIDENT POPULATION: An area used year-round by a population of elk. Individuals could be found in any part of the area at any time of the year; the area cannot be subdivided into seasonal ranges. It is most likely included within the overall range of the larger population. SEVERE WINTER: That part of the range of a species where 90 percent of the individuals are located when the annual snowpack is at its maximum and/or temperatures are at a minimum in the two worst winters out of ten. The winter of 1983-84 is a good example of a severe winter. SUMMER CONCENTRATION: Those areas where elk concentrate from mid-June through mid-August. High quality forage, security, and lack of disturbance are characteristics of these areas to meet the high energy demands of lactation, calf rearing, antler growth, and general preparation for the rigors of fall and winter. SUMMER RANGE: That part of the range of a species where 90% of the individuals are located between spring green-up and the first heavy snowfall, or during a site specific period of summer as defined for each DAU. Summer range is not necessarily exclusive of winter range; in some areas winter range and summer range may overlap. WINTER CONCENTRATION: That part of the winter range of a species where densities are at least 200% greater than the surrounding winter range density during the same period used to define winter range in the average five winters out of ten. WINTER RANGE: That part of the overall range of a species where 90 percent of the individuals are located during the average five winters out of ten from the first heavy snowfall to spring green-up, or during a site specific period of winter as defined for each DAU. Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 57 APPENDIX D. U.S. FISH & WILDLIFE CONSULTATION LETTER 10/28/2024 22:41:19 UTC United States Department of the Interior FISH AND WILDLIFE SERVICE Western Colorado Ecological Services Field Office 445 West Gunnison Avenue, Suite 240 Grand Junction, CO 81501-5711 Phone: (970) 628-7180 Fax: (970) 245-6933 In Reply Refer To: Project Code: 2025-0012200 Project Name: Harvest Roaring Fork PUD Subject: List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project To Whom It May Concern: The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project. The species list fulfills the requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.). New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Please feel free to contact us if you need more current information or assistance regarding the potential impacts to federally proposed, listed, and candidate species and federally designated and proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. This verification can be completed formally or informally as desired. The Service recommends that verification be completed by visiting the IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the IPaC system by completing the same process used to receive the enclosed list. The purpose of the Act is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to utilize their authorities to carry out programs for the conservation of threatened and endangered species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat. A Biological Assessment is required for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) (c)). For projects other than major construction activities, the Service suggests that a biological Project code: 2025-0012200 10/28/2024 22:41:19 UTC 2 of 14 Ƒ evaluation similar to a Biological Assessment be prepared to determine whether the project may affect listed or proposed species and/or designated or proposed critical habitat. Recommended contents of a Biological Assessment are described at 50 CFR 402.12. If a Federal agency determines, based on the Biological Assessment or biological evaluation, that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends that candidate species, proposed species and proposed critical habitat be addressed within the consultation. More information on the regulations and procedures for section 7 consultation, including the role of permit or license applicants, can be found in the "Endangered Species Consultation Handbook" at: https://www.fws.gov/sites/default/files/documents/ endangered-species-consultation-handbook.pdf Migratory Birds: In addition to responsibilities to protect threatened and endangered species under the Endangered Species Act (ESA), there are additional responsibilities under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to protect native birds from project-related impacts. Any activity, intentional or unintentional, resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more information regarding these Acts, see https://www.fws.gov/program/migratory-bird-permit/what- we-do. The MBTA has no provision for allowing take of migratory birds that may be unintentionally killed or injured by otherwise lawful activities. It is the responsibility of the project proponent to comply with these Acts by identifying potential impacts to migratory birds and eagles within applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan (when there is no federal nexus). Proponents should implement conservation measures to avoid or minimize the production of project-related stressors or minimize the exposure of birds and their resources to the project-related stressors. For more information on avian stressors and recommended conservation measures, see https://www.fws.gov/library/collections/threats-birds. In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities that might affect migratory birds, to minimize those effects and encourage conservation measures that will improve bird populations. Executive Order 13186 provides for the protection of both migratory birds and migratory bird habitat. For information regarding the implementation of Executive Order 13186, please visit https://www.fws.gov/partner/council-conservation- migratory-birds. We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the Act. Please include the Consultation Code in the header of this letter with any request for consultation or correspondence about your project that you submit to our office. Attachment(s): Official Species List Project code: 2025-0012200 10/28/2024 22:41:19 UTC 3 of 14 Ƒ Ƒ Ƒ Ƒ USFWS National Wildlife Refuges and Fish Hatcheries Bald & Golden Eagles Migratory Birds Wetlands OFFICIAL SPECIES LIST This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: Western Colorado Ecological Services Field Office 445 West Gunnison Avenue, Suite 240 Grand Junction, CO 81501-5711 (970) 628-7180 Project code: 2025-0012200 10/28/2024 22:41:19 UTC 4 of 14 PROJECT SUMMARY Project Code: 2025-0012200 Project Name: Harvest Roaring Fork PUD Project Type: Residential Construction Project Description: Harvest Roaring Fork PUD Project Location: The approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@39.45805395,-107.2674285117229,14z Counties: Garfield County, Colorado ~""C"" p; Dr ----,, ) , , ~•i. '· ~ , d'~ ;, t ~1; \ t p~\ -, I ~~\ Project code: 2025-0012200 10/28/2024 22:41:19 UTC 5 of 14 1. ENDANGERED SPECIES ACT SPECIES There is a total of 11 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. Note that 4 of these species should be considered only under certain conditions. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. 1 Project code: 2025-0012200 10/28/2024 22:41:19 UTC 6 of 14 Ƒ Ƒ MAMMALS NAME STATUS Canada Lynx Lynx canadensis Population: Wherever Found in Contiguous U.S. There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/3652 Threatened Gray Wolf Canis lupus Population: CO No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/4488 Experimental Population, Non- Essential BIRDS NAME STATUS Mexican Spotted Owl Strix occidentalis lucida There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/8196 Threatened Yellow-billed Cuckoo Coccyzus americanus Population: Western U.S. DPS There is final critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/3911 Threatened FISHES NAME STATUS Bonytail Gila elegans There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/1377 Endangered Colorado Pikeminnow Ptychocheilus lucius Population: Wherever found, except where listed as an experimental population There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/3531 Endangered Humpback Chub Gila cypha There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Threatened Project code: 2025-0012200 10/28/2024 22:41:19 UTC 7 of 14 Ƒ Ƒ NAME STATUS Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/3930 Razorback Sucker Xyrauchen texanus There is final critical habitat for this species. Your location does not overlap the critical habitat. This species only needs to be considered under the following conditions: Water depletions in the upper Colorado River basin adversely affect this species and its critical habitat. Effects of water depletions must be considered even outside of occupied range. Species profile: https://ecos.fws.gov/ecp/species/530 Endangered INSECTS NAME STATUS Monarch Butterfly Danaus plexippus No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/9743 Candidate Silverspot Speyeria nokomis nokomis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/2813 Threatened FLOWERING PLANTS NAME STATUS Ute Ladies'-tresses Spiranthes diluvialis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/2159 Threatened CRITICAL HABITATS THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. YOU ARE STILL REQUIRED TO DETERMINE IF YOUR PROJECT(S) MAY HAVE EFFECTS ON ALL ABOVE LISTED SPECIES. USFWS NATIONAL WILDLIFE REFUGE LANDS AND FISH HATCHERIES Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a 'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any questions or concerns. THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA. Project code: 2025-0012200 10/28/2024 22:41:19 UTC 8 of 14 1. 2. 3. BALD & GOLDEN EAGLES Bald and golden eagles are protected under the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act . Any person or organization who plans or conducts activities that may result in impacts to bald or golden eagles, or their habitats , should follow appropriate regulations and consider implementing appropriate conservation measures, as described in the links below. Specifically, please review the "Supplemental Information on Migratory Birds and Eagles". The Bald and Golden Eagle Protection Act of 1940. The Migratory Birds Treaty Act of 1918. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) There are likely bald eagles present in your project area. For additional information on bald eagles, refer to Bald Eagle Nesting and Sensitivity to Human Activity For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to migratory birds on your list, see the PROBABILITY OF PRESENCE SUMMARY below to see when these birds are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 Golden Eagle Aquila chrysaetos This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1680 Breeds Dec 1 to Aug 31 PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Probability of Presence () 1 2 3 ■ Project code: 2025-0012200 10/28/2024 22:41:19 UTC 9 of 14 Ƒ Ƒ Ƒ Ƒ no data survey effort breeding season probability of presence Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Golden Eagle Non-BCC Vulnerable Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Nationwide conservation measures for birds https://www.fws.gov/sites/default/files/ documents/nationwide-standard-conservation-measures.pdf Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action MIGRATORY BIRDS Certain birds are protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act . Any person or organization who plans or conducts activities that may result in impacts to migratory birds, eagles, and their habitats should follow appropriate regulations and consider 1 2 3 Project code: 2025-0012200 10/28/2024 22:41:19 UTC 10 of 14 1. 2. 3. implementing appropriate conservation measures, as described in the links below. Specifically, please review the "Supplemental Information on Migratory Birds and Eagles". The Migratory Birds Treaty Act of 1918. The Bald and Golden Eagle Protection Act of 1940. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to migratory birds on your list, see the PROBABILITY OF PRESENCE SUMMARY below to see when these birds are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 Black Swift Cypseloides niger This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/8878 Breeds Jun 15 to Sep 10 Broad-tailed Hummingbird Selasphorus platycercus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/11935 Breeds May 25 to Aug 21 Cassin's Finch Haemorhous cassinii This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9462 Breeds May 15 to Jul 15 Clark's Nutcracker Nucifraga columbiana This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions (BCRs) in the continental USA https://ecos.fws.gov/ecp/species/9421 Breeds Jan 15 to Jul 15 Evening Grosbeak Coccothraustes vespertinus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9465 Breeds May 15 to Aug 10 Golden Eagle Aquila chrysaetos This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1680 Breeds Dec 1 to Aug 31 ■ ■ ■ Project code: 2025-0012200 10/28/2024 22:41:19 UTC 11 of 14 NAME BREEDING SEASON Lewis's Woodpecker Melanerpes lewis This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9408 Breeds Apr 20 to Sep 30 Olive-sided Flycatcher Contopus cooperi This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/3914 Breeds May 20 to Aug 31 Pinyon Jay Gymnorhinus cyanocephalus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9420 Breeds Feb 15 to Jul 15 Virginia's Warbler Leiothlypis virginiae This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9441 Breeds May 1 to Jul 31 Western Grebe aechmophorus occidentalis This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/6743 Breeds Jun 1 to Aug 31 PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Probability of Presence () Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. Project code: 2025-0012200 10/28/2024 22:41:19 UTC 12 of 14 Ƒ no data survey effort breeding season probability of presence SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Black Swift BCC Rangewide (CON) Broad-tailed Hummingbird BCC Rangewide (CON) Cassin's Finch BCC Rangewide (CON) Clark's Nutcracker BCC - BCR Evening Grosbeak BCC Rangewide (CON) Golden Eagle Non-BCC Vulnerable Lewis's Woodpecker BCC Rangewide (CON) Olive-sided Flycatcher BCC Rangewide (CON) Pinyon Jay BCC Rangewide (CON) Virginia's Warbler BCC Rangewide (CON) Western Grebe BCC Rangewide (CON) Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management ■ ■ ++++ -H-++ ++++ + -++ ++++ +--H - ++++ ++++ -H-++ ++++ ++t+ H I ■ ■ Project code: 2025-0012200 10/28/2024 22:41:19 UTC 13 of 14 Ƒ Ƒ Ƒ Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Nationwide conservation measures for birds https://www.fws.gov/sites/default/files/ documents/nationwide-standard-conservation-measures.pdf Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action WETLANDS Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404 of the Clean Water Act, or other State/Federal statutes. For more information please contact the Regulatory Program of the local U.S. Army Corps of Engineers District. Please note that the NWI data being shown may be out of date. We are currently working to update our NWI data set. We recommend you verify these results with a site visit to determine the actual extent of wetlands on site. WETLAND INFORMATION WAS NOT AVAILABLE WHEN THIS SPECIES LIST WAS GENERATED. PLEASE VISIT HTTPS://WWW.FWS.GOV/WETLANDS/DATA/MAPPER.HTML OR CONTACT THE FIELD OFFICE FOR FURTHER INFORMATION. Project code: 2025-0012200 10/28/2024 22:41:19 UTC 14 of 14 IPAC USER CONTACT INFORMATION Agency: Colorado Wildlife Science, LLC Name: Jonathan Lowsky Address: Colorado Wildlife Science, LLC Address Line 2: 0100 Elk Run Drive STE 128 City: Basalt State: CO Zip: 81621 Email jonathan@coloradowildlifescience.com Phone: 9706184740 Harvest Roaring Fork PUD Application Wildlife Impact Report November 20, 2024 65 BACKGROUND & QUALIFICATIONS Colorado Wildlife Science, LLC (CWS) is a small wildlife and ecological consulting firm based in Basalt, Colorado, specializing in wildlife research, management, and monitoring, ecological assessments, wildfire hazard assessments, baseline inventories, ecological planning, habitat management, and ecological restoration. CWS applies a scientifically sound approach to biological resource studies and management. Our work combines professional integrity and strong academic training with extensive experience working for government, private, and non-profit clients. With an extensive network of professional collaborators that includes plant ecologists, foresters, hydrologists, and soil scientists, CWS leverages the collective knowledge of experienced professionals working toward practical, effective and cost saving solutions. CWS provides expert services to a diverse array of clients. Since we are a small company, personal attention is ensured. We combine full in-house GIS (ArcGIS) with real-time, sub-meter GPS to provide state-of-the-art spatial data, analyses, maps, and presentations. Owner and Wildlife Biologist Jonathan Lowsky, M.S. Wildlife Biology, Colorado State University, has a broad range of knowledge. With more than 26 years of professional experience with federal (US Forest Service), state (Colorado Division of Wildlife), and county agencies as well as two major universities (Colorado State University and University of Washington), Jonathan’s career has focused on a diverse array of wildlife. Mr. Lowsky’s experience includes biological assessments and evaluations for NEPA compliance, conservation planning, GIS mapping and modeling, wildlife research, and ecological monitoring design and implementation, as well as wetland and riparian delineations, evaluations, and restoration. He has authored management plans and conservation easement baseline inventory reports and published scientific papers. Jonathan has been directly involved in fire mitigation since 1995 when he directed ponderosa pine fuel reduction, thinning, and habitat improvement efforts on the North Kaibab Ranger District of the Kaibab National Forest. Over the course of 26 years as a professional ecologist he has gained intimate knowledge of ecosystem processes in western Colorado that lead to increased fuel loads, over- mature forest and shrublands, and measures that can be taken to reduce the threat and intensity of wildfires. In addition, I am experienced in mechanical treatments of forest, woodland, and shrubland for the purpose of wildfire mitigation and habitat improvement. Mr. Lowsky strongly believes that these two resource goals are mutually beneficial and measures that prioritize either wildfire mitigation or habitat improvement should consider both goals in the design and implementation of those actions. In addition, Mr. Lowsky is a certified wildland fire mitigation expert and has completed two wildland fire mitigation certification courses: (1) Wildland Fire Assessment Program and (2) National Fire Protection Association (NFPA) FIREWISE - Conducting an Assessment in the Wildland/Urban Interface. A detailed description of Mr. Lowsky’s professional experience and references are available. For additional information, please visit our website at www.coloradowildlifescience.com. Exhibit I Kimley Horn Harvest Village Traffic Assessment Traffic Impact Study Harvest Roaring Fork Garfield County, Colorado Prepared for: Harvest Roaring Fork, LLC Kimley >>> Horn T R A F F I C I M P A C T S T U D Y Harvest Roaring Fork Garfield County, Colorado Prepared for Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Suite 150 Irving, Texas 75309 Prepared by Curtis D. Rowe, P.E., PTOE Kimley-Horn and Associates, Inc. 6200 South Syracuse Way Suite 300 Greenwood Village, Colorado 80111 (303) 228-2300 March 2025 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared . Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. 03/31/2025 196960000 Harvest Roaring Fork Page i TABLE OF CONTENTS TABLE OF CONTENTS ................................................................................................... i LIST OF TABLES .............................................................................................................ii LIST OF FIGURES ...........................................................................................................ii 1.0 EXECUTIVE SUMMARY ........................................................................................... 1 2.0 INTRODUCTION ....................................................................................................... 4 3.0 EXISTING AND FUTURE CONDITIONS .................................................................. 7 3.1 Existing Study Area ...........................................................................................................7 3.2 Existing Roadway Network ................................................................................................8 3.3 Existing Traffic Volumes ..................................................................................................11 3.4 Unspecified Development Traffic Growth .........................................................................11 4.0 PROJECT TRAFFIC CHARACTERISTICS ............................................................. 16 4.1 Trip Generation................................................................................................................16 4.2 Trip Distribution ...............................................................................................................19 4.3 Traffic Assignment ...........................................................................................................19 4.4 Total (Background Plus Project) Traffic............................................................................19 5.0 TRAFFIC OPERATIONS ANALYSIS ...................................................................... 24 5.1 Analysis Methodology ......................................................................................................24 5.2 Key Intersection Operational Analysis .............................................................................25 5.3 CDOT Turn Bay Length Analysis .....................................................................................29 5.4 Vehicle Queuing Analysis ................................................................................................31 5.5 Improvement Summary ...................................................................................................32 6.0 CONCLUSIONS AND RECOMMENDATIONS ....................................................... 34 APPENDICES Appendix A – Intersection Count Sheets Appendix B – Future Traffic Projections Appendix C – Trip Generation Worksheets Appendix D – Intersection Analysis Worksheets Appendix E – Signal Timings Appendix F – Queue Analysis Worksheets Appendix G – SH-82 Access Improvement Exhibits Kimley >>> Horn 196960000 Harvest Roaring Fork Page ii LIST OF TABLES Table 1 – Harvest Roaring Fork Adjacent Street Peak Hour Traffic Generation ........................17 Table 2 – Harvest Roaring Fork Peak Hour of the Generator Traffic Generation .......................18 Table 3 – Level of Service Definitions .......................................................................................24 Table 4 – Spring Valley Road & SH-82 (#1) LOS Results .........................................................25 Table 5 – Cattle Creek Road (CR-113) & SH-82 (#2) LOS Results ...........................................26 Table 6 – RCUT and Project Access Level of Service Results ..................................................28 Table 7 – Turn Lane Queuing Analysis Results.........................................................................31 LIST OF FIGURES Figure 1 – Vicinity Map ................................................................................................................6 Figure 2 – Existing Geometry and Control .................................................................................10 Figure 3 – 2024 Existing Traffic Volumes ..................................................................................12 Figure 4 – 2024 Existing Adjusted Traffic Volumes ...................................................................13 Figure 5 – 2035 Background Traffic Volumes............................................................................14 Figure 6 – 2055 Background Traffic Volumes............................................................................15 Figure 7 – Project Trip Distribution ............................................................................................20 Figure 8 – Project Traffic Assignment .......................................................................................21 Figure 9 – 2035 Total Traffic Volumes ......................................................................................22 Figure 10 – 2055 Total Traffic Volumes.....................................................................................23 Figure 11 – Recommended Geometry and Control ...................................................................33 Kimley >>> Horn 196960000 Harvest Roaring Fork Page 1 1.0 EXECUTIVE SUMMARY This report has been prepared to document the results of a Traffic Impact Study for the Harvest Roaring Fork development proposed to be located along the west side of State Highway 82 (SH- 82) across from the Cattle Creek Road (CR-113) intersection in Garfield County, Colorado. Harvest Roaring Fork is proposed as an affordable workforce housing development including 450 single-family detached housing dwelling units, 200 single-family attached housing dwelling units, 625 multifamily housing dwelling units, 225 affordable/deed-restricted housing dwelling units, approximately 40,000 square feet of neighborhood amenity retail, 10,000 square feet of office, and a 90-room hotel. It is expected that Harvest Roaring Fork will be completed by 2035; therefore, analysis was conducted for the 2035 short -term buildout horizon as well as the 2055 long-term thirty-year planning horizon. The purpose of this traffic study is to identify project traffic generation characteristics to determine potential project traffic related impacts on the local street system and to develop the necessary mitigation measures required for the identified traff ic impacts. The following intersections were incorporated into this traffic study based on the Colorado Department of Transportation (CDOT) requested scope: • Spring Valley Road (CR-114) and SH-82 (#1) • Cattle Creek Road (CR-113) and SH-82 (#2) CDOT identified that two accesses would be allowed for this property along SH-82, due to the project size and that no other access is available from adjacent streets. CDOT identified those accesses to be one three-quarter movement access and one right-in/right-out movement access. It is proposed that the North SH-82 Access (#3) be restricted to three quarter turning movements (left out restricted) while the South SH-82 Access (#4) will be restricted to right-in/right-out movements only. To facilitate left turns, two Restricted Crossing U-Turn (RCUT) signalized intersections will be constructed along SH-82. The northern RCUT U-Turn will be located at the North SH-82 Access (#3) intersection, while the southern RCUT U-Turn would occur approximately 1900 feet south of Cattle Creek Road. Both U -Turn intersections would be signalized with simple two-phase operations, only stopping the one direction of SH -82 during the left turn/U-Turn Phase. The North SH-82 Access /RCUT (#3), South SH-82 RIRO Access (#4), and the South SH-82 RCUT (#5) intersections were also evaluated in this study. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 2 Regional access to Harvest Roaring Fork will be provided by Interstate 70 (I -70) and SH-82. Primary access will be provided by SH-82. Proposed direct access will be provided by a northern three-quarter access on the west side of SH-82 (#3) and a southern right-in/right-out access on the west side of SH-82 (#4). Accounting for internal capture, Harvest Roaring Fork is expected to generate approximately 11,936 weekday daily trips, with 7 94 of these trips occurring during the morning peak hour and 1,041 of these trips occurring during the afternoon peak hour. However, as requested by CDOT, the peak hour of the generator rates for the residential uses was used instead of the peak hour of the adjacent street traffic. Although this is not the correct procedure to evaluate the true impact of a project, this then provides a conservative analysis. With the peak hour of generator rates, the site is expected to generate 875 morning peak of the generator trips and 1,118 afternoon peak hour of the generator trips with internal capture. Based on the analysis presented in this report, Kimley -Horn believes Harvest Roaring Fork will be successfully incorporated into the existing and future roadway network. Analysis of the peak season traffic volumes, the proposed project development, and expected future traffic volumes resulted in the following recommendations: • The westbound left turn at the High -T Cattle Creek Road (CR-113) and SH-82 (#2) intersection is projected to operate with long delays and poor level of service prior to the addition of Harvest Roaring Fork project traffic . Therefore, CDOT has proposed SH-82 corridor improvements within the study area to include RCUT intersections to the north and south of this intersection. As such , the Cattle Creek Road (CR-113) and SH-82 (#2) intersection would be restricted to right -in/right-out movements only. A northern signalized RCUT intersection (#3) is proposed 2,480 feet north of this Cattle Creek Road (CR-113) intersection. This is the location of the proposed three -quarter movement access for Harvest Roaring Fork. This signalized RCUT intersection (#3) will provide the U-turn movement for exiting drivers destined to southbound SH-82 from Cattle Creek Road. Likewise, a southern signalized RCUT (#5) is proposed approximately 1,900 feet to the south of Cattle Creek Road (CR-113). This signalized RCUT intersection (#5) will provide the U-turn movement for entering drivers along southbound SH-82 destined to Cattle Creek Road. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 3 • The proposed North Three-Quarter Access (#3) at the northern RCUT is recommended to operate with signalization. The traffic signal phasing should operate with no eastbound right turns on red while the northbound to southbound U -turn phase operates. Based on CDOT standards and the future 55 mph posted speed limit, it is recommended that a 600-foot with 222-foot taper southbound right turn deceleration lane and a 960-foot with 222-foot taper southbound acceleration lane from the eastbound right turn be constructed along southbound SH-82 at this intersection. The southbound right turn lane length should be considered when locating the northern access (#3) for appropriate spacing from the Calaway Court right -in/right- out intersection to the north. A continuous acceleration to deceleration auxiliary lane can be created between Calaway Court and the North Three -Quarter Access (#3). Additionally, 875- foot with 222-foot taper dual northbound left turn lanes are recommended at this RCUT intersection (#3). • The proposed southern right-in/right-out access along SH-82 (#4) is recommended to operate with stop or yield control with either a R1-1 “STOP” sign or R1-2 “YIELD” sign on the eastbound right turn approach , respectively. Additionally, based on CDOT standards and the future SH-82 55 mph posted speed limit, a southbound right turn deceleration lane of 600 feet with 222-foot taper and a southbound acceleration from the eastbound right turn with a length of 960 feet with 222-foot taper be constructed at this access intersection. A continuous auxiliary lane could be constructed between the north and south accesses along SH -82 based on the proposed access spacing and the required acceleration and deceleration lengths. • The proposed Southern RCUT (#5) intersection is recommended to operate with signalization. A 925-foot with 222-foot taper southbound left turn lane is recommended at this RCUT intersection. The east edge of SH-82 will need to be widened to accept the U-turn movement from the largest possible design vehicle. An acceleration lane along northbound SH -82 may be desired for this RCUT intersection as well. • Any onsite or offsite improvements should be incorporated into the Civil Drawings and conform to standards of Garfield County and CDOT as appropriate, as well as the Manual on Uniform Traffic Control Devices (MUTCD) – 11th Edition, 2023. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 4 2.0 INTRODUCTION Kimley-Horn has prepared this report to document the results of a Traffic Impact Study for the Harvest Roaring Fork development proposed to be located along the west side of State Highway 82 (SH-82) across from the Cattle Creek Road (CR-113) intersection in Garfield County, Colorado. A vicinity map illustrating the Harvest Roaring Fork development location is shown in Figure 1. Harvest Roaring Fork is proposed as an affordable workforce housing development including 450 single-family detached housing dwelling units, 200 single-family attached housing dwelling units, 625 multifamily housing dwelling units, 225 affordable/deed -restricted housing dwelling units, approximately 40,000 square feet of neighborhood amenity retail, 10,000 square feet of office, and a 90-room hotel. It is expected that Harvest Roaring Fork will be completed by 2035; therefore, analysis was conducted for the 2035 short-term buildout horizon as well as the 2055 long-term thirty-year planning horizon. The purpose of this traffic study is to identify project traffic generation characteristics to determine potential project traffic related impacts on the local street system and to develop the necessary mitigation measures required for the identified traff ic impacts. The following intersections were incorporated into this traffic study based on the Colorado Department of Transportation (CDOT) requested scope: • Spring Valley Road (CR-114) and SH-82 (#1) • Cattle Creek Road (CR-113) and SH-82 (#2) CDOT identified that two accesses would be allowed for this property along SH -82, due to the project size and that no other access is available from adjacent streets. CDOT identified those accesses to be one three-quarter movement access and one right-in/right-out movement access. It is proposed that the North SH-82 Access (#3) be restricted to three quarter turning movements (left out restricted) while the South SH-82 Access (#4) will be restricted to right-in/right-out movements only. To facilitate left turns, two Restricted Crossing U-Turn (RCUT) signalized intersections will be constructed along SH-82. The northern RCUT U-Turn will be located at the North SH-82 Access (#3) intersection, while the southern RCUT U-Turn would occur approximately 1900 feet south of Cattle Creek Road. Both U -Turn intersections would be signalized with simple two-phase operations, only stopping the one direction of SH -82 during the Kimley >>> Horn 196960000 Harvest Roaring Fork Page 5 left turn/U-Turn Phase. The North SH-82 Access /RCUT (#3), South SH-82 RIRO Access (#4), and the South SH-82 RCUT (#5) intersections were also evaluated in this study. Regional access to Harvest Roaring Fork will be provided by Interstate 70 (I -70) and SH-82. Primary access will be provided by SH-82. Proposed direct access will be provided by a northern three-quarter access on the west side of SH-82 (#3) and a southern right-in/right-out access on the west side of SH-82 (#4). Kimley >>> Horn ~ N c::, Fl"'T"t--1 NTS 096671013 FIGURE 1 FORK HARVEST RCOOAU~I~$ COLORADO GARFIELD ' VICINITY MAP Kimley >>> Horn 196960000 Harvest Roaring Fork Page 7 3.0 EXISTING AND FUTURE CONDITIONS 3.1 Existing Study Area The existing site is primarily comprised of vacant land. A previous restaurant that’s been abandoned exists within the very northern portion of the site. T he Roaring Fork River is to the west of the proposed development. To the north of the project site are single family homes, retail uses, and industrial uses. To the south of the project site is vacant land and industrial land. East of the project site, across SH-82, are commercial and industrial uses. The area to the west of the project site, across the river, consists of single-family homes and a golf course. A site aerial is shown below (north is up). Site Aerial Kimley >>> Horn 196960000 Harvest Roaring Fork Page 8 3.2 Existing Roadway Network SH-82 extends north/south (although CDOT defined east/west) in the area fronting the project site with two through lanes in each direction, separated by an approximate 30-foot width grass median. The posted speed limit of SH-82 adjacent to the site is 65 miles per hour. CDOT classifies SH-82 as an E-X: Expressway, Major Bypass. Spring Valley Road (CR-114) extends in the east/west direction as a two-lane roadway. It has a posted speed limit of 35 miles per hour west of SH-82 and 25 miles per hour east of SH-82. Cattle Creek Road extends in the east/west direction with one through lane in each direction. It has a posted speed limit of 35 miles per hour. The signalized intersection of Spring Valley Road (CR-114) and SH-82 (#1) operates with protected-only left turn phasing on the north-south SH-82 approaches and split phasing on the Spring Valley Road (CR-114) east-west approaches. The northbound and southbound approaches provide one left turn lane, two through lanes, and a right turn lane . The eastbound and westbound approaches consist of shared left turn/through lane s and separate right turn lanes. An aerial photo of the existing intersection configurati on is below (north is up - typical). Spring Valley Road (CR-114) and SH-82 (#1) Kimley >>> Horn 196960000 Harvest Roaring Fork Page 9 The unsignalized ‘T’-intersection of Cattle Creek Road (CR-113) and SH-82 (#2) operates with stop control on the westbound Cattle Creek Road (CR-133) approach. The northbound approach provides two through lanes and one right turn lane . The southbound approach consists of one left turn lane and two through lanes. The westbound approach provides a shared left/right turn lane. An aerial photo of the existing intersection configuration is below. Cattle Creek Road (CR-113) and SH-82 (#2) The intersection lane configuration and control for the study area intersections are shown in Figure 2. Kimley >>> Horn 40 0 ' 25 0 ' 75 ' 15 0 ' 25' 100' 77 5 ' 25 0 ' ACCEL150' ACCEL200' ACCEL250' AC C E L ~ Nc::>FITI--I NTS 095671013 FIGURE 2 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO (V "' )iil_} ---L rn t t , 1 r ~ ( SPRING VALLEY RD & SH-82 ) ~ ([) ii l 't:: ' I tt r ( CATTLE CREEK RD &: SH-82 J LEGEND Study Area Key Intersection Signalized Intersection 8 Stop Controlled Approach II Roadway Speed Limit 100• Turn Lane Length (feet) ' ---.:E~Xl~ST __ I N_G_GE_o_M_ET_R_Y_A_N_D_c_o_N T_R_o_L -, Kimley >>) Horn 196960000 Harvest Roaring Fork Page 11 3.3 Existing Traffic Volumes Existing turning movement counts were conducted at the study intersections on Tuesday, March 19, 2024 during the weekday morning and afternoon peak hours while area schools and colleges were in session. The counts were conducted during the morning and afternoon peak hours of adjacent street traffic in 15 -minute intervals from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM on this count date. The existing intersection traffic volumes are shown in Figure 3 with count sheets provided in Appendix A. As requested by CDOT, a weekly seasonal adjustment factor of 1.11 was applied to the existing traffic volume counts collected during the third week of March to obtain 2024 adjusted peak season peak hour volumes as obtained from the CDOT Online Transportation Information System (OTIS) website. As noted from this traffic information, a weekly volume of 184,635 vehicles along SH-82 were observed ending March 23, 2024 compared to 206,014 weekly peak SH-82 volume ending July 27, 2024 for Count Station 214. The 2024 existing adjusted peak season traffic volumes are shown in Figure 4. 3.4 Unspecified Development Traffic Growth According to information provided on the website for the Colorado Department of Transportation (CDOT), the 20-year growth factor along SH-82 in the vicinity of the site is 1.19. The 20-year growth factor equates to annual growth rate of 0.87 percent. Traffic information from the CDOT OTIS website is included in Appendix B. This annual growth rate was used to estimate near- term 2035 and long-term 2055 traffic volume projections at the key intersection s. Background traffic volumes for 2035 and 2055 are shown in Figures 5 and 6, respectively. Kimley >>> Horn 90(45) 44(32) 124(190) 205(70) 32(32) 19(56) 13 3 ( 1 0 6 ) 15 8 6 ( 7 1 1 ) 57 ( 2 1 ) 33 ( 5 8 ) 53 0 ( 1 6 0 1 ) 62 ( 1 1 4 ) 1 93(39) 47(45) 87 ( 3 7 ) 18 0 6 ( 8 0 1 ) 37 ( 7 6 ) 60 2 ( 1 7 9 9 ) 2 ~ Nc::>FITI--I NlS 095671013 FIGURE 3 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO 0 <E-- j l ~ .,,- SPRING VALLEY RD & SH-82 ) Tu es da y, Mar c h 19, 2024 7 :15 to 8 15AM (500 to 6:00PM) u "---- l ~ I< i r ( CATTLE CREEK RD &: SH-82 ) Tu es da y, Mar c h 19, 2 0 24 7: 15 to 8 : 15A M (5 : 00 to 6 : 00PM) LEGEND @ Study Area Key In ters ec t io n Weekday AM(PM) XXX (XXX ) Peak Hour Traffic Vo lum es 1xx,x oo 1 Est im ated Daily Traffic Vo lum e ~2_0_24_Ex_1 s_T_I N_G_T_R_AF_F_I c_v_o_Lu_M_E_s_--, Kimley >>) Horn ...,.___ 100(50) 49(36) 138(211) 228(78) 36(36) 21(62) 14 8 ( 1 1 8 ) 17 6 0 ( 7 8 9 ) 63 ( 2 3 ) 37 ( 6 4 ) 58 8 ( 1 7 7 7 ) 69 ( 1 2 7 ) 1 103(43) 52(50) 97 ( 4 1 ) 20 0 5 ( 8 8 9 ) 41 ( 8 4 ) 66 8 ( 1 9 9 7 ) 2 ~ N c::> Fl"'TI-I NTS 096671013 FIGURE 4 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO 2024 EXISTING PEAK SEASON u "------ <E-- j l ~ I< ----" \ i r ----? -,. '- ( SPRING VALLEY RD & SH-82 ) u "------ l ~ I< i r ( CATTLE CREEK RD &: SH-82 J LEGEND @ Study Area K e y In ters ec tion XXX (XXX ) We e kday AM(PM) P e ak Hour Traffic Vo lum es IXX,X 00I Estimat e d Daily Traffic Vo lum e TRAFFIC VOLUMES .........__ _______ ----J Kimley>>>Horn ..........., 110(55) 54(40) 152(232) 251(86) 40(40) 23(68) 16 3 ( 1 3 0 ) 19 3 6 ( 8 6 8 ) 69 ( 2 5 ) 41 ( 7 0 ) 64 7 ( 1 9 5 5 ) 76 ( 1 4 0 ) 1 113(47) 57(55) 10 7 ( 4 5 ) 22 0 5 ( 9 7 8 ) 45 ( 9 2 ) 73 5 ( 2 1 9 7 ) 2 ~ Nc::>FITI--I NTS 095671013 FIGURE 5 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO 0 "------ <E-- j l ~ I< ----" \ i r ----? -,. \ " ( SPRING VALLEY RD & SH-82 ) 0 l ~l_"c:-___ -----j i 1 CATTLE CREEK RD &: SH-82 J LEGEND @ Study Area K ey Inters ec tion Weekday AM(PM) XXX (XXX ) P e ak Hour Traffic Vo lumes 1xx,x oo 1 Estimated Dai l y Traffic Vo lum e '-2-03_5_BA_c_K_GR_o_u_ND_T_RA_F_F1_c_v_o_Lu_M_E--;S Kimley>>) Horn 131(65) 64(47) 181(276) 298(102) 47(47) 27(81) 19 4 ( 1 5 4 ) 23 0 2 ( 1 0 3 2 ) 82 ( 3 0 ) 48 ( 8 4 ) 76 9 ( 2 3 2 4 ) 90 ( 1 6 6 ) 1 135(56) 68(65) 12 7 ( 5 4 ) 26 2 3 ( 1 1 6 3 ) 54 ( 1 1 0 ) 87 4 ( 2 6 1 2 ) 2 ~ Nc::>FITI--I NTS 095671013 FIGURE 6 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO 0 "------ <E-- j l ~ I< ----" \ i r ----? -,. \ " ( SPRING VALLEY RD & SH-82 ) 0 l ~l_"c:-___ -----j i 1 CATTLE CREEK RD &: SH-82 J LEGEND @ Study Area K ey Inters ec tion Weekday AM(PM) XXX (XXX ) P e ak Hour Traffic Vo lumes 1xx,x oo 1 Estimated Dai l y Traffic Vo lum e '-2_os_s_BA_c_K_GR_o_u_ND_T_RA_F_F1_c_v_o_Lu_M_E--;S Kimley>>) Horn 196960000 Harvest Roaring Fork Page 16 4.0 PROJECT TRAFFIC CHARACTERISTICS 4.1 Trip Generation Site-generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Manual1 published by the Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. For this study, Kimley-Horn used the ITE Trip Generation Report average rates that apply to Single Family Detached Housing (ITE Land Use Code 210), Single Family Attached Housing (ITE 215), Multifamily Low-Rise Housing (ITE 220), Affordable Housing (ITE 223), Hotel (ITE 310), Small Office Building (ITE 712), and Strip Retail Plaza (ITE Land Use Code 822) for traffic associated with the development. Since full buildout of Harvest Roaring Fork is proposed to contain commercial community amenities within the residential development, internal capture trips are expected to occur on site as well. These internal capture trips are shared trips from vehicles already within the internal street network. Since the commercial uses will primarily serve the overall residential development area and it is proposed to be located internal to the development area , a 90% internal capture was applied to the retail trips as discussed with CDOT. Access to the retail portion is indirect and out of the way for a typical street -front retail location attracting areawide traffic. Accounting for internal capture, Harvest Roaring Fork is expected to generate approximately 11,936 weekday daily trips, with 794 of these trips occurring during the morning peak hour and 1,041 of these trips occurring during the afternoon peak hour. Calculations were based on the procedure and information provided in the ITE Trip Generation Manual, 11th Edition – Volume 1: User’s Guide and Handbook, 2021. Table 1 summarizes the estimated trip generation for Harvest Roaring Fork. The trip generation worksheets are included in Appendix C. 1 Institute of Transportation Engineers, Trip Generation Manual, Eleventh Edition, Washington DC, 2021. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 17 Table 1 – Harvest Roaring Fork Adjacent Street Peak Hour Traffic Generation Land Use and Size Weekday Vehicle Trips Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Single Family Detached Housing (ITE 210) – 450 Dwelling Units 4,244 82 233 315 266 157 423 Single Family Attached Housing (ITE 215) – 200 Dwelling Units 1,440 30 66 96 65 49 114 Multifamily Low-Rise Housing (ITE 220) – 625 Dwelling Units 4,214 60 190 250 201 118 319 Affordable Housing (ITE 223) – 225 Dwelling Units 1,084 23 58 81 61 43 104 Hotel (ITE 310) – 90 Rooms 720 23 18 41 27 26 53 Small Office Building (ITE 712) – 10,000 Square Feet 144 14 3 17 7 15 22 Strip Retail Plaza (ITE 822) – 40,000 Square Feet 2,178 56 38 94 132 132 264 Total Project Trips 14,024 288 606 894 759 540 1,299 Total External Project Trips (with Internal Capture) 11,936 225 569 794 634 408 1,041 However, as requested by CDOT, the peak hour of the generator rates for the residential uses were used instead of the peak hour of the adjacent street traffic. Although this is not the correct procedure to evaluate the true impact of a project (different uses have different hours of maximum traffic volume causing the summation to be inaccurate and mixing the higher use trip generation during a time period when the adjacent street traffic volumes are less), this then provides a conservative analysis. With the peak hour of generator rates, the site is expected to generate 875 morning peak of the generator trips and 1,118 afternoon peak hour of the generator trips with internal capture. Table 2 summarizes the peak hour of generator trip generation. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 18 Table 2 – Harvest Roaring Fork Peak Hour of the Generator Traffic Generation Land Use and Size Weekday Vehicle Trips Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Single Family Detached Housing (ITE 210) – 450 Dwelling Units 4,244 88 250 338 285 161 446 Single Family Attached Housing (ITE 215) – 200 Dwelling Units 1,440 28 82 110 76 46 122 Multifamily Low-Rise Housing (ITE 220) – 625 Dwelling Units 4,214 71 223 294 221 135 356 Affordable Housing (ITE 223) – 225 Dwelling Units 1,084 21 60 81 66 47 113 Hotel (ITE 310) – 90 Rooms 720 23 18 41 27 26 53 Small Office Building (ITE 712) – 10,000 Square Feet 144 14 3 17 7 15 22 Strip Retail Plaza (ITE 822) – 40,000 Square Feet 2,178 56 38 94 132 132 264 Total Project Trips 14,024 301 674 975 814 562 1,376 Total External Project Trips (with Internal Capture) 11,936 238 637 875 689 430 1,118 One item worthy of note is the possible change in vehicle miles traveled with development of this project. This proposed affordable housing project will be located to the south of the City of Glenwood Springs. It is believed that many of the residents that will reside within this development will work within the communities to the south of the project (Carbondale, Basalt, Aspen, Snowmass Village, and Pitkin County). As residents of this housing development would otherwise still need to live somewhere if this project were not constructed, many of these residents would instead likely live further north and/or along the I -70 corridor to the east or west. This project will provide housing closer to employment and will thereby reduce the amount of vehicle miles traveled for these residents by eliminating travel through the City of Glenwood Springs. Likewise, any residents living in this Harvest Roaring Fork community who work in Glenwood Springs would redistribute this existing traffic to northbound flow in the morning and southbound flow in the afternoon, out of direction for the heaviest movements along SH -82. It is believed that the traffic volume reduction, vehicle mile travel benefit, and redistribution of existing traffic movements will be recognized in the City of Glenwood Springs. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 19 4.2 Trip Distribution Distribution of site traffic on the street system was based on the area street system characteristics, existing traffic patterns, existing and anticipated surrounding employment, school, and attraction information, and the proposed access system for the project. The directional distribution of traffic is a means to quantify the percentage of site -generated traffic that approaches the site from a given direction and departs the site back to the original source. The project trip distribution for the proposed development is illustrated in Figure 7. 4.3 Traffic Assignment Harvest Roaring Fork traffic assignment was obtained by applying the project trip distribution to the estimated traffic generation of the development shown in Table 2. Traffic assignment is shown in Figure 8. 4.4 Total (Background Plus Project) Traffic Site traffic volumes were added to the background volumes to represent estimated traffic conditions for the short-term 2035 buildout horizon and long -term 2055 thirty-year planning horizon. These total traffic volumes for the study area are illustrated for the 2035 and 2055 horizon years in Figures 9 and 10, respectively. Kimley >>> Horn 30 % [3 0 % ] 1 [20%] 10 % 20 % [3 0 % ] 70 % 3 [1 0 0 % ] 70 % [ 3 0 % ] 2 [80%] [2 0 % ] 10 % 70 % [ 3 0 % ] 4 [3 0 % ] [7 0 % ] 70 % 5 ~ N c::> Fl"'T"I-I NTS 096671013 FIGURE 7 ------'> SPRING VALLEY RD & SH-82 3 J l \ i N. ACCESS & SH-82 4 J l i S. ACCESS & SH-82 "---- l r r CATllE CREEK RD & SH-82 i LEGEND @ Stud y A r e a K ey Int e r sect io n @ Pr o j ec t Access Int e r sect io n ,.XX7~ Ex t e rnal Trip Di s tributi o n P e r ce nta ge XX%[XX%] Ent e ring[Ex iting] 0 0 Trip Di s tributi o n P e r ce nta ge HARVEST ROARING FORK GARFIELD COUNTY, COLORADO PROJECT TRIP DISTRIBUTION .........__ _______ ____. Kimley >>>Horn ............... 71 ( 2 0 7 ) 19 1 ( 1 2 9 ) 1 127(86) 24 ( 6 9 ) 48 ( 1 3 8 ) 19 1 ( 1 2 9 ) 16 7 ( 4 8 2 ) 3 63 7 ( 4 3 0 ) 35 8 ( 6 1 1 ) 2 510(344) 12 7 ( 8 6 ) 24 ( 6 9 ) 35 8 ( 6 1 1 ) 4 19 1 ( 1 2 9 ) 44 6 ( 3 0 1 ) 16 7 ( 4 8 2 ) 5 ~ N c::> Fl"'T"I-I NTS 096671013 FIGURE 8 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO l i SPRING VALLEY RD & SH-BZ 3 J l \ i N. ACCESS & SH-62 4 J l i S. ACCESS & SH-62 l i CATllE CREEK RD & SH-62 i SH-62 RCUT LEGEND @ Stud y A r e a K ey Int e r se cti o n @ Pr o j e ct Access Int e r se ct io n Wee kda y A M(PM) XXX (XXX ) P e ak Ho u r Traffi c Vo lum es IXX,X 00I Est i mat e d Doi l y Traffi c Vo l um e ~P~R.:OJ:.:E.:..CT~TR_A_F_FI c_A_ss_1 G_N_M_EN_T __ _, Kimley >>) Horn 110(55) 54(40) 152(232) 251(86) 40(40) 23(68) 16 3 ( 1 3 0 ) 20 0 7 ( 1 0 7 5 ) 69 ( 2 5 ) 41 ( 7 0 ) 83 8 ( 2 0 8 4 ) 76 ( 1 4 0 ) 1 127(86) 23 2 1 ( 1 0 7 8 ) 48 ( 1 3 8 ) 95 5 ( 2 2 9 4 ) 16 7 ( 4 8 2 ) 11 3 ( 4 7 ) 3 170(102) 30 6 2 ( 1 5 0 0 ) 15 2 ( 1 3 7 ) 10 9 3 ( 2 8 0 8 ) 2 510(344) 25 5 2 ( 1 1 5 6 ) 24 ( 6 9 ) 12 4 5 ( 2 9 4 5 ) 4 29 8 ( 1 7 4 ) 27 6 4 ( 1 3 2 6 ) 10 5 4 ( 2 8 1 6 ) 5 ~ N c::> Fl"'T"I-I NTS 096671013 FIGURE 9 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO ------'> SPRING VALLEY RD & SH-BZ 3 J l \ i N. ACCESS & SH-62 4 J l i S. ACCESS & SH-62 "---- l r r CATllE CREEK RD & SH-62 i SH-62 RCUT LEGEND @ Stud y A r e a K ey Int e r se cti o n @ Pr o j e ct Access Int e r se ct io n Wee kda y A M(PM) XXX (XXX ) P e ak Ho u r Traffi c Vo lum es IXX,X 00I Est i mat e d Doi l y Traffi c Vo l um e ---.::2~03=5~T~O-T A_L_T_R_A_FF_I c_v_o_L_uM_E_s __ _, Kimley >>) Horn 131(65) 64(47) 181(276) 298(102) 47(47) 27(81) 19 4 ( 1 5 4 ) 23 7 3 ( 1 2 3 9 ) 82 ( 3 0 ) 48 ( 8 4 ) 96 0 ( 2 4 5 3 ) 90 ( 1 6 6 ) 1 127(86) 27 5 5 ( 1 2 6 8 ) 48 ( 1 3 8 ) 10 9 8 ( 2 7 0 3 ) 16 7 ( 4 8 2 ) 13 5 ( 5 6 ) 3 203(121) 35 2 2 ( 1 7 0 3 ) 18 1 ( 1 6 4 ) 12 3 2 ( 3 2 2 3 ) 2 510(344) 30 1 2 ( 1 3 5 9 ) 24 ( 6 9 ) 14 1 3 ( 3 3 8 7 ) 4 31 8 ( 1 8 3 ) 32 0 4 ( 1 5 2 0 ) 12 2 2 ( 3 2 5 8 ) 5 ~ N c::> Fl"'T"I-I NTS 096671013 FIGURE 10 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO ------'> SPRING VALLEY RD & SH-BZ 3 J l \ i N. ACCESS & SH-62 4 J l i S. ACCESS & SH-62 "---- l r r CATllE CREEK RD & SH-62 i SH-62 RCUT LEGEND @ Stud y A r e a K ey Int e r se cti o n @ Pr o j e ct Access Int e r se ct io n Wee kda y A M(PM) XXX (XXX ) P e ak Ho u r Traffi c Vo lum es IXX,X 00I Est i mat e d Doi l y Traffi c Vo l um e ---.::2~05=5~T~O-T A_L_T_R_A_FF_I c_v_o_L_uM_E_s __ _, Kimley >>) Horn 196960000 Harvest Roaring Fork Page 24 5.0 TRAFFIC OPERATIONS ANALYSIS Kimley-Horn’s analysis of traffic operations in the site vicinity was conducted to determine potential capacity deficiencies in the 2035 and 2055 development horizons at the identified key intersections. The acknowledged source for determining overall capacity is the Highway Capacity Manual (HCM)2. 5.1 Analysis Methodology Capacity analysis results are listed in terms of Level of Service (LOS). LOS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street or highway during a specific time interval. It ranges from A (very little delay) to F (long delays and congestion). For intersections and roadways in this study area, standard traffic engineering practice recommends overall intersection LOS D and movement/approach LOS E as the minimum desirable thresholds for acceptable operations. Table 3 shows the definition of level of service for signalized and unsignalized intersections . Table 3 – Level of Service Definitions Level of Service Signalized Intersection Average Total Delay (sec/veh) Unsignalized Intersection Average Total Delay (sec/veh) A ≤ 10 ≤ 10 B > 10 and ≤ 20 > 10 and ≤ 15 C > 20 and ≤ 35 > 15 and ≤ 25 D > 35 and ≤ 55 > 25 and ≤ 35 E > 55 and ≤ 80 > 35 and ≤ 50 F > 80 > 50 Definitions provided from the Highway Capacity Manual, Sixth Edition, Transportation Research Board, 2016. Study area intersections were analyzed based on average total delay analysis for signalized and unsignalized intersections. Under the unsignalized analysis, the LOS for a two -way stop- controlled intersection is determined by the computed or measured control delay and is defined for each minor movement. LOS for a two -way stop-controlled intersection is not defined for the whole intersection. LOS for signalized, roundabout, and all-way stop controlled intersections are defined for each approach and for the overall intersection. 2 Transportation Research Board, Highway Capacity Manual, Sixth Edition, Washington DC, 2016. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 25 5.2 Key Intersection Operational Analysis Calculations for the operational level of service at the key intersection s for the study area are provided in Appendix D. The existing year analysis is based on the lane geometry and intersection control shown in Figure 2. Existing peak hour factors were utilized in the existing , 2035, and 2055 horizon analysis years. The signalized intersection analysis utilizes the signal timings provided by CDOT. Signal timing worksheets are attached in Appendix E. Synchro traffic analysis software was used to analyze the signalized and unsignalized key intersections for HCM level of service. Spring Valley Road (CR-114) and SH-82 (#1) The signalized intersection of Spring Valley Road (CR-114) and SH-82 (#1) operates with protected-only left turn phasing on the north-south SH-82 approaches and split phasing on the Spring Valley Road (CR-114) east-west approaches. The intersection is operating with longer delays and unacceptable level of service during the morning and afternoon peak hours at LOS E under peak season existing conditions. In order for the intersection to operate acceptably, the eastbound and westbound approaches are recommended to have the split phase removed and be converted to permissive -only phasing. The approaches should be reconstructed and designated to provide separate left turn, through, and right turn lanes. With this configuration, the split timings can remain the same with 40 seconds given to the east/west approaches and 135 seconds still given to the north/south approaches. Under the recommended intersection operation and configuration, the intersection is anticipated to operate at LOS C with project traffic in 2035 with buildout of the development. By 2055, the overall intersection may operate with LOS D during the afternoon peak hour. Table 4 provides the results of the LOS analysis conducted at this intersection. Table 4 – Spring Valley Road & SH-82 (#1) LOS Results Scenario AM Peak Hour PM Peak Hour Delay (sec/veh) LOS Delay (sec/veh) LOS 2024 Existing 71.1 E 69.3 E 2035 Background 82.3 F 81.5 F 2035 Background Plus Project # 30.7 C 31.3 C 2055 Background 120.5 F 126.4 F 2055 Background Plus Project # 45.2 D 28.9 C # = Remove E/W Split Phasing, Reconfigure E/W Approaches to Separate Left, Through, and Right Turn Lanes Kimley >>> Horn 196960000 Harvest Roaring Fork Page 26 Cattle Creek Road (CR-113) and SH-82 (#2) The unsignalized ‘T’-intersection of Cattle Creek Road (CR-113) and SH-82 (#2) operates with stop control on the westbound Cattle Creek Road approach. Since this intersection is a High-T, the westbound left movements only conflict with the northbound through movements. Therefore, in the analysis to correctly demonstrate the High-T configuration, the southbound through volumes were coded as zero. The intersection movements operate acceptably at LOS C or better during the morning peak hour but LOS F for the westbound movement during the afternoon peak hour under existing peak season conditions. Prior to the addition of project traffic in 2035, the westbound approach may continue to operate poorly during the afternoon peak hour . Therefore, CDOT has proposed SH-82 corridor improvements within the study area to include RCUT intersections to the north and south of this intersection. As such, this intersection would be restricted to right-in/right-out movements only. A northern signalized RCUT intersection is proposed 2,480 feet north of this intersection. This is the location of the proposed three -quarter movement access for Harvest Roaring Fork. The signalized RCUT intersection will provide the U- turn movement for exiting drivers destined to southbound SH -82 from Cattle Creek Road. Likewise, a southern signalized RCUT is proposed approximately 1,900 feet to the south of Cattle Creek Road. This signalized RCUT intersection will provide the U-turn movement for entering drivers along southbound SH-82 destined to Cattle Creek Road. With free right turn movements due to the presence of an acceleration lane, the westbound right tur n will operate without delay and LOS A. Table 5 provides the results of the LOS analysis conducted at this intersection. Table 5 – Cattle Creek Road (CR-113) & SH-82 (#2) LOS Results Scenario AM Peak Hour PM Peak Hour Delay (sec/veh) LOS Delay (sec/veh) LOS 2024 Existing Westbound Approach Southbound Left 17.3 9.8 C A 86.8 21.6 F C 2035 Background Westbound Approach Southbound Left 19.6 10.3 C B 152.0 26.4 F D 2035 Background Plus Project # Westbound Right 0.0 A 0.0 A 2055 Background Westbound Approach Southbound Left 27.0 11.4 D B 484.5 44.9 F E 2055 Background Plus Project # Westbound Right 0.0 A 0.0 A # = Restricted to Right-In/Right-Out Movements Only Kimley >>> Horn 196960000 Harvest Roaring Fork Page 27 RCUT Intersections and Access With completion of the Harvest Roaring Fork project, access will be provided by a proposed northern three-quarter access on the west side of SH-82 (#3) and a southern right-in/right-out access proposed on the west side of SH-82 (#4). The proposed North Three-Quarter Access (#3) at the northern RCUT is recommended to operate with signalization. The traffic signal phasing should operate with no eastbound right turns on red while the northbound to southbound U -turn phase operates. A southbound right turn deceleration lane, northbound left turn deceleration lane, and southbound acceleration lane from the eastbound right turn/northbound to southbound U - turn are all proposed. The proposed southern right-in/right-out access along SH-82 (#4) is recommended to operate with either stop or yield control with a R1-1 “STOP” sign or R1-2 “YIELD” sign on the eastbound right turn approach, respectively. A southbound right turn deceleration lane and southbound acceleration lane from the eastbound right turn are proposed. A continuous auxiliary lane could be constructed between the north and south accesses along SH -82 based on the proposed access spacing and the required acceleration and deceleration lengths. The proposed Southern RCUT (#5) intersection is recommended to operate with signalization. A southbound left turn deceleration lane is proposed. The east edge of SH-82 will need to be widened to accept the U-turn movement from the largest possible design vehicle. An acceleration lane along northbound SH-82 may be desired for this RCUT intersection as well. The access improvements along SH-82 are shown in exhibit concepts provided in Appendix G. With this lane geometry and control at all three intersections, the movements are anticipated to operate acceptably throughout 2035, at LOS C or better. By 2055, the intersections and movements all are anticipated to operate acceptably with exception of the SH -82 South RCUT (#5) intersection, which may operate at LOS E during the afternoon peak hour. Therefore, consideration of three through lanes in the 2055 horizon may be needed. However, with this horizon being so far into the future, continuous monitoring of traffic conditions is recommended. If the advent of autonomous self -driving cars is predominantly realized, vehicle time headways are expected to significantly decrease from the current two seconds between vehicles to one second or even a half second which would double or quadruple roadway capacities, respectively. Table 6 provides the results of the level of service for the project accesses. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 28 Table 6 – RCUT and Project Access Level of Service Results Intersection 2035 Total 2055 Total AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay (sec/ veh) LOS Delay (sec/ veh) LOS Delay (sec/ veh) LOS Delay (sec/ veh) LOS SH-82 North Access/RCUT (#3) 13.5 B 20.6 C 23.3 C 18.7 B SH-82 South RIRO Access (#4) Eastbound Right 0.0 A 0.0 A 0.0 A 0.0 A SH-82 South RCUT (#5) 11.1 B 29.8 C 21.4 C 69.6 E Kimley >>> Horn 196960000 Harvest Roaring Fork Page 29 5.3 CDOT Turn Bay Length Analysis Based on the two accesses along SH-82 being new accesses, access permits are anticipated to be needed at both intersections as development occurs. Auxiliary turn lanes along CDOT controlled highways are to be implemented based on volume threshold requirements set forth in the State Highway Access Code. Further, turn lane lengths should be designed based on the State Highway Access Code. SH-82 is categorized as an Expressway, Major Bypass (E-X) and has a posted speed limit of 65 miles per hour adjacent to the site. However, it is understood that CDOT plans to reduce the speed limit along this section of SH -82 to 55 mph in the near future. According to the State Highway Access Code for category Expressway, Major Bypass (E-X) roadways, the turn lane warrants are as follows: • A left turn deceleration lane is required for any access with a projected average daily left turn ingress volume greater than 10 vehicles per day (vpd). The transition taper length will be included within the required deceleration length. If the projected peak hour left ingress turning volume is greater than 10 vehicles per hour (vph), a left turn lane with deceleration, storage, and transition taper lengths is required for any access. • A right turn lane with deceleration and taper lengths is required for any access with a projected peak hour right turn ingress turning volume greater than 10 vph. • A right turn lane with acceleration and taper lengths is required for any access with a projected peak hour right turning volume greater than 10 vph. Based on the 2035 traffic volume projections, turn lane requirements at the project access intersections along SH-82 are as follows: SH-82 North Three-Quarter Access/RCUT (#3) • A northbound left turn lane is warranted based on projected 2035 background plus project traffic volumes being 529 northbound left turns during the peak hour and the threshold being 10 vpd. Based on the future 55 mile per hour speed limit, the deceleration length is 600 feet, plus a 222-foot taper. The storage requirement is 540 feet in 2035; however, based on the operational traffic analysis, it is recommended that dual northbound left turn lanes be designated at this access reducing the storage requirement to 2 75 feet in each lane. Therefore, it is recommended that the dual northbound left turn lanes be constructed and designed to 875 feet plus a 222-foot taper in 2035. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 30 • A southbound right turn lane is warranted based on projected 2035 background plus project traffic volumes being 138 southbound right turns during the peak hour and the threshold being 10 vph. Based on the future 55 mile per hour speed limit, the deceleration length is recommended to provide 600 feet, plus a 222-foot taper. Therefore, it is recommended that the southbound right turn lane be constructed and designed to 600 feet plus a 222-foot taper in 2035. The southbound right turn lane length should be considered when locating the northern access for appropriate spacing from the Calaway Court right-in/right-out intersection to the north. • A southbound acceleration lane along SH-82 from the north access eastbound right turn is warranted based on projected 2035 background plus project traffic volumes being 127 eastbound right turns during the peak hour and the threshold being 10 vph. Based on the future 55 mile per hour speed limit, the acceleration lane length is recommended to provide 960 feet, plus a 222-foot taper. SH-82 South Right-In/Right-Out Access (#4) • A southbound right turn lane is warranted based on projected 2035 background plus project traffic volumes being 69 southbound right turns during the peak hour and the threshold being 10 vph. Based on the future 55 mile per hour speed limit, the deceleration length is recommended to provide 600 feet, plus a 222-foot taper. Therefore, it is recommended that the southbound right turn lane be constructed and designed to 600 feet plus a 222-foot taper in 2035. • A southbound acceleration lane along SH-82 from the north access eastbound right turn is warranted based on projected 2035 background plus project traffic volumes being 510 eastbound right turns during the peak hour and the threshold being 10 vph. Based on the future 55 mile per hour speed limit, the acceleration lane length is recommended to provide 960 feet, plus a 222-foot taper. SH-82 South RCUT (#5) • A southbound left turn lane is warranted based on projected 2035 background plus project traffic volumes being 298 northbound left turns during the peak hour and the threshold being 10 vpd. Based on the future 55 mile per hour speed limit, the deceleration length is 600 feet, plus a 222-foot taper. The storage requirement is 300 feet in 2035 and 325 feet Kimley >>> Horn 196960000 Harvest Roaring Fork Page 31 in 2055; therefore, it is recommended that the southbound left turn lane be constructed and designed to 925 feet plus a 222-foot taper for the 2055 horizon. 5.4 Vehicle Queuing Analysis A vehicle queuing analysis was conducted for the study area intersections. The queuing analysis was performed using Synchro presenting the results of the 95th percentile queue lengths. Results are shown in the following Table 7 with calculations provided within the level of service operational sheets of Appendix D for unsignalized intersections and Appendix F for signalized intersections. Table 7 – Turn Lane Queuing Analysis Results Intersection Turn Lane Existing Turn Lane Length (feet) 2035 Calculated Queue (feet) 2035 Recommended Length (feet) 2055 Calculated Queue (feet) 2055 Recommended Length (feet) Spring Valley Rd & SH-82 (#1) Eastbound Left Westbound Left Northbound Left Northbound Right Southbound Left Southbound Right C C 400’ 250’ 75’ 150’ 170’ 232’ 245’ 25’ 281’ 25’ C C 400’ 250’ 400’ 150’ 214’ 336’ 244’ 25’ 372’ 25’ C C 400’ 250’ 400’ 150’ Cattle Creek Rd & SH-82 (#2) Northbound Right Southbound Left 250’ 775’ 25’ R 250’ R 25’ R 250’ R SH-82 North 3/4 Access/ RCUT (#3) Northbound Left Southbound Right DNE DNE 254’ 117’ 875’+222’T 600’+222’T 294’ 200’ 875’+222’T 600’+222’T SH-82 South RIRO Access (#4) Eastbound Right Southbound Right DNE DNE 25’ 25’ C 600’+222’T 25’ 25’ C 600’+222’T SH-82 South RCUT (#5) Southbound Left DNE 459’ 925’+222’T 444’ 925’+222’T DNE = Does Not Exist; C = Continuous; R = Removed Lane and Movement; Red Text = Storage Deficiency; Blue Text = Recommendation All queues are anticipated to remain within the existing or recommended newly constructed turn lane lengths through 2055. It is recommended that the southbound left turn lane at the Spring Valley Road and SH-82 (#1) intersection be extended from 75 feet to 400 feet of length. Of note, project traffic does not contribute to th is movement. Kimley >>> Horn 196960000 Harvest Roaring Fork Page 32 5.5 Improvement Summary Based on the results of the intersection operational and vehicle queuing analysis, the key intersection recommended improvements and control are shown in Figure 11. Kimley >>> Horn 40 0 ' 100' 150' ACCEL960'+ 22 2 ' T 222'T960'+ 60 0 ' + ACCEL 222'T960'+ ACCEL 22 2 ' T 87 5 ' + 22 2 ' T 60 0 ' + 222'T960'+ 100' 150' 222'T 40 0 ' 25 0 ' 15 0 ' 25 0 ' ACCEL ACCEL250' 22 2 ' T 92 5 ' + ~ Nc::>RTt--1 NlS 096671013 FIGURE 11 HARVEST ROARING FORK GARFIELD COUNTY, COLORADO RECOMMENDED GEOMETRY t t "'- )Ill. 7 _j [I] tt ---1 r ' ~ SPRING VALLEY RD & SH-82 3 ) ii ~ t t N. ACCESS & SH-82 4 ) ii ~ t t S. ACCESS & SH-82 2 ii ~ tt r CATllE CREEK RD & SH-82 LEGEND @ Study Area Key Intersection @ Project Access Intersection ~: L!J Signalized Intersection 8 Stop Controlled Approach -Site-Specific Improvement ---Improvement by Others f 100' Turn Lane Length (feet) AND CONTROL ..........__ ____________ Kimley >>>Horn ............,, 196960000 Harvest Roaring Fork Page 34 6.0 CONCLUSIONS AND RECOMMENDATIONS Based on the analysis presented in this report, Kimley -Horn believes Harvest Roaring Fork will be successfully incorporated into the existing and future roadway network. Analysis of the peak season traffic volumes, the proposed project development, and expected future traffic volumes resulted in the following recommendations: • The westbound left turn at the High -T Cattle Creek Road (CR-113) and SH-82 (#2) intersection is projected to operate with long delays and poor level of service prior to the addition of Harvest Roaring Fork project traffic. Therefore, CDOT has proposed SH -82 corridor improvements within the study area to include RCUT intersections to the north and south of this intersection. As such, the Cattle Creek Road (CR -113) and SH-82 (#2) intersection would be restricted to right -in/right-out movements only. A northern signalized RCUT intersection (#3) is proposed 2,480 feet north of this Cattle Creek Road (CR -113) intersection. This is the location of the proposed three -quarter movement access for Harvest Roaring Fork. This signalized RCUT intersection (#3) will pro vide the U-turn movement for exiting drivers destined to southbound SH-82 from Cattle Creek Road. Likewise, a southern signalized RCUT (#5) is proposed approximately 1,900 feet to the south of Cattle Creek Road (CR-113). This signalized RCUT intersection (#5) will provide the U-turn movement for entering drivers along southbound SH-82 destined to Cattle Creek Road. • The proposed North Three-Quarter Access (#3) at the northern RCUT is recommended to operate with signalization. The traffic signal phasing should operate with no eastbound right turns on red while the northbound to southbound U -turn phase operates. Based on CDOT standards and the future 55 mph posted speed limit, it is recommended that a 600 -foot with 222-foot taper southbound right turn deceleration lane and a 960 -foot with 222-foot taper southbound acceleration lane from the eastbound right turn be constructed along southbound SH-82 at this intersection. The southbound right turn lane length should be considered when locating the northern access (#3) for appropriate spacing from the Calaway Court right -in/right- out intersection to the north. A continuous acceleration to deceleration auxiliary lane can be created between Calaway Court and the North Three -Quarter Access (#3). Additionally, 875- foot with 222-foot taper dual northbound left turn lanes are recommended at this RCUT intersection (#3). Kimley >>> Horn 196960000 Harvest Roaring Fork Page 35 • The proposed southern right-in/right-out access along SH-82 (#4) is recommended to operate with stop or yield control with either a R1 -1 “STOP” sign or R1-2 “YIELD” sign on the eastbound right turn approach, respectively. Additionally, based on CDOT standards and the future SH-82 55 mph posted speed lim it, a southbound right turn deceleration lane of 600 feet with 222-foot taper and a southbound acceleration from the eastbound right turn with a length of 960 feet with 222-foot taper be constructed at this access intersection. A continuous auxiliary lane could be constructed between the north and south accesses along SH -82 based on the proposed access spacing and the required acceleration and deceleration lengths. • The proposed Southern RCUT (#5) intersection is recommended to operate with signalization. A 925-foot with 222-foot taper southbound left turn lane is recommended at this RCUT intersection. The east edge of SH-82 will need to be widened to accept the U-turn movement from the largest possible design vehicle. An acceleration lane along northbound SH -82 may be desired for this RCUT intersection as well. • Any onsite or offsite improvements should be incorporated into the Civil Drawings and conform to standards of Garfield County and CDOT as appropriate, as well as the Manual on Uniform Traffic Control Devices (MUTCD) – 11th Edition, 2023. Kimley >>> Horn 196960000 Harvest Roaring Fork APPENDICES Kimley >>> Horn 196960000 Harvest Roaring Fork APPENDIX A Intersection Count Sheets Kimley >>> Horn COLORADO 82 COLORADO 82SPRING VALLEY ROAD SPRING VALLEY ROAD (303) 216-2439 www.alltrafficdata.net Location:1 COLORADO 82 & SPRING VALLEY ROAD AM Tuesday, March 19, 2024Date: Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles Note: Total study counts contained in parentheses. Peak Hour:07:15 AM - 08:15 AM Peak 15-Minutes:07:30 AM - 07:45 AM 1,776 674 258 197 6251,885 256 159 0.93 N S EW 0.91 0.91 0.84 0.89 (1,315)(3,382) (444) (402) (302) (445) (1,266)(3,518) 57 1 13 2 124 44 90 205 32 19 0 0 1, 5 8 6 58 53 0 334 SPRING VALLEY ROAD SPRING VALLEY ROAD COLORADO 82 COLORADO 82 1 1 4 6 N S EW 1 0 22 1 0 2 4 0 0 0 0 0 0 0 0 000 0 0 0 0 1 N S EW 0 0 0 0 0 0 1 0 0 0 0 0 Left Thru Right Total EastboundInterval Start Time Rolling Hour West East South North Pedestrian Crossings U-Turn Westbound Northbound Southbound Left Thru RightU-Turn Left Thru RightU-Turn Left Thru RightU-Turn 7:00 AM 0 13 69 0 35 3870 5 12 0 23 7 638 1 0 0 12,9124716717 7:15 AM 1 5 94 0 26 4550 3 11 0 25 12 732 4 1 1 12,9154922524 7:30 AM 0 19 126 0 41 4340 6 5 0 20 12 782 2 0 1 02,88161331114 7:45 AM 1 22 186 0 30 3760 4 2 0 19 12 760 0 0 1 02,7834840119 8:00 AM 2 12 124 1 35 3210 6 14 0 26 8 641 0 0 1 02,6254729610 8:15 AM 2 17 169 0 32 3690 3 4 0 19 11 698 1 0 2 03717108 8:30 AM 0 14 154 0 42 3590 4 11 0 13 9 684 0 0 0 13421914 8:45 AM 1 10 151 2 24 3040 4 4 0 14 10 602 0 0 0 024261513 Count Total 10974204347 5,5373,00526531,073112781159063350 368 1 Peak Hour 0 19 32 0 90 44 4 58 530 1 132 1,586 2,9152051243357 6 1 4 1 atd ALL TRAFFIC DATA SERVICES _J L t I :,J l l. UL I t ..J ~ - -r- t •11, t re: J 7_____.I -..... COLORADO 82 COLORADO 82CATTLE CREEK RD CATTLE CREEK RD (303) 216-2439 www.alltrafficdata.net Location:2 COLORADO 82 & CATTLE CREEK RD AM Tuesday, March 19, 2024Date: Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles Note: Total study counts contained in parentheses. Peak Hour:07:15 AM - 08:15 AM Peak 15-Minutes:07:30 AM - 07:45 AM 1,893 649 140 124 6391,899 0 0 0.92 N S EW 0.91 0.91 0.94 0.00 (1,288)(3,521) (264) (228) () () (1,277)(3,546) 0 087 47 0 93 0 0 0 0 0 1, 8 0 6 0 60 2 370 CATTLE CREEK RD CATTLE CREEK RD COLORADO 82 COLORADO 82 0 0 0 0 N S EW 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 0 N S EW 0 0 0 0 0 0 0 0 0 0 0 0 Left Thru Right Total EastboundInterval Start Time Rolling Hour West East South North Pedestrian Crossings U-Turn Westbound Northbound Southbound Left Thru RightU-Turn Left Thru RightU-Turn Left Thru RightU-Turn 7:00 AM 0 0 83 0 20 4510 0 0 0 29 0 597 0 0 0 02,65804100 7:15 AM 0 0 99 0 18 5180 0 0 0 29 0 679 0 0 0 02,6720870 7:30 AM 0 0 161 0 26 4980 0 0 0 19 0 730 0 0 0 02,611014120 7:45 AM 0 0 186 0 23 3960 0 0 0 20 0 652 0 0 0 02,52301980 8:00 AM 0 0 156 0 20 3940 0 0 0 25 0 611 0 0 0 02,40406100 8:15 AM 0 0 180 0 25 3740 0 0 0 21 0 618 0 0 0 008100 8:30 AM 0 0 171 0 12 4140 0 0 0 25 0 642 0 0 0 001370 8:45 AM 0 0 173 1 16 3150 0 0 0 18 0 533 0 0 0 00640 Count Total 068780 5,0623,36016011,2090001860000 000 0 Peak Hour 0 0 0 0 93 0 0 0 602 0 87 1,806 2,672047370 0 0 0 0 atd ALL TRAFFIC DATA SERVICES _J L t I :,J l l. UL I t ..J ~ - -r- t •11, t re: J 7_____.I -..... COLORADO 82 COLORADO 82SPRING VALLEY ROAD SPRING VALLEY ROAD (303) 216-2439 www.alltrafficdata.net Location:1 COLORADO 82 & SPRING VALLEY ROAD PM Tuesday, March 19, 2024Date: Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles Note: Total study counts contained in parentheses. Peak Hour:05:00 PM - 06:00 PM Peak 15-Minutes:05:30 PM - 05:45 PM 838 1,847 267 196 1,773833 158 160 0.94 N S EW 0.91 0.89 0.93 0.82 (3,349)(1,675) (513) (370) (298) (281) (3,241)(1,693) 21 0 10 6 190 32 45 70 32 56 0 0 71 1 10 7 1, 6 0 1 587 SPRING VALLEY ROAD SPRING VALLEY ROAD COLORADO 82 COLORADO 82 1 1 11 3 N S EW 1 0 29 0 1 1 2 1 0 0 0 0 0 0 0 000 0 0 0 0 9 N S EW 0 1 0 0 0 0 3 6 0 0 0 0 Left Thru Right Total EastboundInterval Start Time Rolling Hour West East South North Pedestrian Crossings U-Turn Westbound Northbound Southbound Left Thru RightU-Turn Left Thru RightU-Turn Left Thru RightU-Turn 4:00 PM 4 24 270 0 34 2060 7 10 0 18 5 646 1 2 1 22,6741732118 4:15 PM 4 20 328 0 24 1620 6 7 0 15 8 639 3 0 3 02,7521036163 4:30 PM 3 23 362 1 19 1770 8 7 0 11 7 702 2 0 0 02,877175287 4:45 PM 5 26 352 0 15 1790 6 11 0 15 5 687 0 0 1 22,9831742122 5:00 PM 1 14 359 0 27 2050 11 6 0 12 7 724 0 0 4 03,0361747135 5:15 PM 3 24 396 0 33 1620 23 10 0 16 9 764 0 1 2 01552174 5:30 PM 1 38 425 0 23 2100 10 5 0 8 5 808 2 0 1 11846136 5:45 PM 2 31 421 0 23 1340 12 11 0 9 11 740 1 0 4 02045156 Count Total 41105352131 5,7101,43519812,9132002357104067830 5169 3 Peak Hour 0 56 32 0 45 32 7 107 1,601 0 106 711 3,036701905821 3 1 11 1 atd ALL TRAFFIC DATA SERVICES _J L t I :,J l l. UL I t ..J ~ - -r- t •11, t re: J 7_____.I -..... COLORADO 82 COLORADO 82CATTLE CREEK RD CATTLE CREEK RD (303) 216-2439 www.alltrafficdata.net Location:2 COLORADO 82 & CATTLE CREEK RD PM Tuesday, March 19, 2024Date: Peak Hour - Motorized Vehicles Peak Hour - Bicycles Peak Hour - Pedestrians Traffic Counts - Motorized Vehicles Note: Total study counts contained in parentheses. Peak Hour:05:00 PM - 06:00 PM Peak 15-Minutes:05:45 PM - 06:00 PM 838 1,846 84 111 1,876841 0 0 0.99 N S EW 0.85 0.96 0.93 0.00 (3,306)(1,672) (199) (199) () () (3,317)(1,683) 0 235 45 0 39 0 0 0 0 0 80 1 0 1, 7 9 9 761 CATTLE CREEK RD CATTLE CREEK RD COLORADO 82 COLORADO 82 0 0 0 0 N S EW 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 0 N S EW 0 0 0 0 0 0 0 0 0 0 0 0 Left Thru Right Total EastboundInterval Start Time Rolling Hour West East South North Pedestrian Crossings U-Turn Westbound Northbound Southbound Left Thru RightU-Turn Left Thru RightU-Turn Left Thru RightU-Turn 4:00 PM 0 0 278 0 6 2430 0 0 0 11 0 567 0 0 0 02,390019100 4:15 PM 0 0 357 0 7 1850 0 0 0 10 0 593 0 0 0 02,530019150 4:30 PM 0 0 375 0 11 1800 0 0 0 9 0 609 0 0 0 02,630018160 4:45 PM 0 0 373 0 6 1960 0 0 0 8 0 621 0 0 0 02,710021170 5:00 PM 0 0 412 0 12 2370 0 0 0 7 0 707 0 0 0 02,798014250 5:15 PM 0 0 453 1 4 1970 0 0 0 12 0 693 0 0 0 0012140 5:30 PM 1 0 450 0 8 1900 0 0 0 11 0 689 0 0 0 0010190 5:45 PM 0 0 484 1 11 1770 0 0 0 9 0 709 0 0 0 009180 Count Total 01341220 5,1881,6056523,182010770000 000 0 Peak Hour 0 0 0 0 39 0 1 0 1,799 2 35 801 2,798045760 0 0 0 0 atd ALL TRAFFIC DATA SERVICES _J L t I :,J l l. UL I t ..J ~ - -r- t •11, t re: J 7_____.I -..... 196960000 Harvest Roaring Fork APPENDIX B Future Traffic Projections Kimley >>> Horn CDOT Traffic Projections: River Edge ROUTE REFPT ENDREFPT LENGTH AADT AADTYR YR20FACTOR GROWTH RATE DHV LOCATION 082A 7.824 11.699 3.879 26000 2022 1.19 0.87%12.5 ON SH 82 W/O SH 133 CARBONDALE 196960000 Harvest Roaring Fork APPENDIX C Trip Generation Worksheets Kimley >>> Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Single-Family Detached Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -450 T = Trip Ends Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 26% 285 Directional Distribution: 74% 161 88 250 Directional Distribution: 64%36% PM Peak Hour of Generator T = (X) * 0.99 446 Daily Weekday 338 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.75 Harvest Roaring Fork (Peak Hour of Generator) Single-Family Detached Housing Dwelling Unit(s) General Urban/Suburban January 06, 2025 210 MAG 196960000 AM Peak Hour of Generator Trip Ends Per Directional Distribution: 285 161PM Peak100% 88 250100%AM Peak T = (X) * 9.43 Trip Ends Per 4244 2122 2122Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Single-Family Detached Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -450 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 26% 266 Directional Distribution: 74% 157 82 233 Directional Distribution: 63%37% One Hour Between 4 and 6 PM T = (X) * 0.94 423 Daily Weekday 315 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.7 Harvest Roaring Fork Single-Family Detached Housing Dwelling Unit(s) General Urban/Suburban January 06, 2025 210 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 266 157PM Peak100% 82 233100%AM Peak T = (X) * 9.43 Trip Ends Per 4244 2122 2122Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Single-Family Attached Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -200 T = Trip Ends Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 25% 76 Directional Distribution: 75% 46 28 82 Directional Distribution: 62%38% PM Peak Hour of Generator T = (X) * 0.61 122 Daily Weekday 110 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.55 Harvest Roaring Fork (Peak Hour of Generator) Single-Family Attached Housing Dwelling Unit(s) General Urban/Suburban January 06, 2025 215 MAG 196960000 AM Peak Hour of Generator Trip Ends Per Directional Distribution: 76 46PM Peak100% 28 82100%AM Peak T = (X) * 7.2 Trip Ends Per 1440 720 720Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Single-Family Attached Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -200 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 31% 65 Directional Distribution: 69% 49 30 66 Directional Distribution: 57%43% One Hour Between 4 and 6 PM T = (X) * 0.57 114 Daily Weekday 96 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.48 Harvest Roaring Fork Single-Family Attached Housing Dwelling Unit(s) General Urban/Suburban January 06, 2025 215 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 65 49PM Peak100% 30 66100%AM Peak T = (X) * 7.2 Trip Ends Per 1440 720 720Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Multifamily Housing (Low-Rise) Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -625 T = Trip Ends Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 24% 221 Directional Distribution: 76% 135 71 223 Directional Distribution: 62%38% PM Peak Hour of Generator T = (X) * 0.57 356 Daily Weekday 294 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.47 Harvest Roaring Fork (Peak Hour of Generator) Multifamily Housing (Low-Rise), Not Close to Rail Transit Not Close to Rail Transit Dwelling Unit(s) General Urban/Suburban January 06, 2025 220 MAG 196960000 AM Peak Hour of Generator Trip Ends Per Directional Distribution: 221 135PM Peak100% 71 223100%AM Peak T = (X) * 6.74 Trip Ends Per 4214 2107 2107Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Multifamily Housing (Low-Rise) Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -625 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 24% 201 Directional Distribution: 76% 118 60 190 Directional Distribution: 63%37% One Hour Between 4 and 6 PM T = (X) * 0.51 319 Daily Weekday 250 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.4 Harvest Roaring Fork Multifamily Housing (Low-Rise), Not Close to Rail Transit Not Close to Rail Transit Dwelling Unit(s) General Urban/Suburban January 06, 2025 220 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 201 118PM Peak100% 60 190100%AM Peak T = (X) * 6.74 Trip Ends Per 4214 2107 2107Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Affordable Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -225 T = Trip Ends Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Generator Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 26% 66 Directional Distribution: 74% 47 21 60 Directional Distribution: 58%0% PM Peak Hour of Generator T = (X) * 0.5 113 Daily Weekday 81 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.36 Harvest Roaring Fork (Peak Hour of Generator) Affordable Housing, Income Limits Income Limits Dwelling Unit(s) General Urban/Suburban January 06, 2025 223 MAG 196960000 AM Peak Hour of Generator Trip Ends Per Directional Distribution: 66 47PM Peak100% 21 60100%AM Peak T = (X) * 4.81 Trip Ends Per 1084 542 542Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Affordable Housing Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -225 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic Dwelling Unit(s)Entering Exiting T =Entering Exiting Dwelling Unit(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 29% 61 Directional Distribution: 71% 43 23 58 Directional Distribution: 59%41% One Hour Between 4 and 6 PM T = (X) * 0.46 104 Daily Weekday 81 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.36 Harvest Roaring Fork Affordable Housing, Income Limits Income Limits Dwelling Unit(s) General Urban/Suburban January 06, 2025 223 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 61 43PM Peak100% 23 58100%AM Peak T = (X) * 4.81 Trip Ends Per 1084 542 542Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Hotel Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -90 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic Room(s)Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic Room(s)Entering Exiting T =Entering Exiting Room(s)Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 56% 27 Directional Distribution: 44% 26 23 18 Directional Distribution: 51%49% One Hour Between 4 and 6 PM T = (X) * 0.59 53 Daily Weekday 41 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 0.46 Harvest Roaring Fork Hotel Room(s) General Urban/Suburban January 06, 2025 310 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 27 26PM Peak100% 23 18100%AM Peak T = (X) * 7.99 Trip Ends Per 720 360 360Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Small Office Building Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -10 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic 1,000 Sq Ft Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic 1,000 Sq Ft Entering Exiting T =Entering Exiting 1,000 Sq Ft Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 82% 7 Directional Distribution: 18% 15 14 3 Directional Distribution: 34%66% One Hour Between 4 and 6 PM T = (X) * 2.16 22 Daily Weekday 17 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 1.67 Harvest Roaring Fork Small Office Building 1,000 Sq Ft General Urban/Suburban January 06, 2025 712 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 7 15PM Peak100% 14 3100%AM Peak T = (X) * 14.39 Trip Ends Per 144 72 72Trip Ends 50%50% _________________ Kimley >>>Horn Project Trip generation for Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation 10th Edition, Average Rate Equations Land Use Code -Strip Retail Plaza (<40k) Land Use Sub Category Setting/Location Independent Variable - Number of Units (X) -40 T = Trip Ends Peak Hour:Weekday, Adjacent Street Traffic 1,000 Sq Ft GLA Entering Exiting T =Entering Exiting Peak Hour:Weekday, Adjacent Street Traffic 1,000 Sq Ft GLA Entering Exiting T =Entering Exiting 1,000 Sq Ft GLA Entering Exiting T =Entering Exiting Non-Pass-By Trip Percentage Non-Pass-By Trip Volumes AM Peak Entering Exiting PM Peak Entering Exiting Note: Rounding may occur in calculations Average Rate Average Rate 60% 132 Directional Distribution: 40% 132 56 38 Directional Distribution: 50%50% One Hour Between 4 and 6 PM T = (X) * 6.59 264 Daily Weekday 94 Trip Ends Trip Ends Per Trip Ends Average Rate T = (X) * 2.36 Harvest Roaring Fork Strip Retail Plaza (<40k) 1,000 Sq Ft GLA General Urban/Suburban January 06, 2025 822 MAG 196960000 One Hour Between 7 and 9 AM Trip Ends Per Directional Distribution: 132 132PM Peak100% 56 38100%AM Peak T = (X) * 54.45 Trip Ends Per 2178 1089 1089Trip Ends 50%50% _________________ Kimley >>>Horn 196960000 Harvest Roaring Fork APPENDIX D Intersection Analysis Worksheets Kimley >>> Horn Timings 2024 Existing Adjusted AM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)36 228 49 138 69 588 37 148 1760 63 Future Volume (vph) 36 228 49 138 69 588 37 148 1760 63 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4% 11.4% 8.6% 68.6% 68.6% 8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 125 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) HCM 6th Signalized Intersection Summary 2024 Existing Adjusted AM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)21 36 228 100 49 138 69 588 37 148 1760 63 Future Volume (veh/h)21 36 228 100 49 138 69 588 37 148 1760 63 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 23 39 0 108 53 0 74 632 40 159 1892 68 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 29 50 90 44 66 2395 1068 66 2395 1068 Arrive On Green 0.04 0.04 0.00 0.07 0.07 0.00 0.04 0.67 0.67 0.04 0.67 0.67 Sat Flow, veh/h 681 1155 1585 1214 596 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 62 0 0 161 0 0 74 632 40 159 1892 68 Grp Sat Flow(s),veh/h/ln 1836 0 1585 1810 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 5.9 0.0 0.0 13.0 0.0 0.0 6.5 12.3 1.5 6.5 65.0 2.6 Cycle Q Clear(g_c), s 5.9 0.0 0.0 13.0 0.0 0.0 6.5 12.3 1.5 6.5 65.0 2.6 Prop In Lane 0.37 1.00 0.67 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 79 0 134 0 66 2395 1068 66 2395 1068 V/C Ratio(X)0.78 0.00 1.20 0.00 1.12 0.26 0.04 2.40 0.79 0.06 Avail Cap(c_a), veh/h 142 0 134 0 66 2395 1068 66 2395 1068 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 82.9 0.0 0.0 81.0 0.0 0.0 84.3 11.3 9.5 84.3 19.9 9.7 Incr Delay (d2), s/veh 17.9 0.0 0.0 140.3 0.0 0.0 146.7 0.3 0.1 675.0 2.7 0.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.2 0.0 0.0 11.4 0.0 0.0 5.7 5.1 0.6 15.4 27.1 1.0 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d),s/veh 100.8 0.0 15.0 221.3 0.0 10.0 230.9 11.6 9.6 759.3 22.6 9.8 LnGrp LOS F A B F A A F B A F C A Approach Vol, veh/h 183 234 746 2119 Approach Delay, s/veh 44.1 155.4 33.2 77.5 Approach LOS D F C E Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 125.9 14.1 15.0 125.9 20.0 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 14.3 7.9 8.5 67.0 15.0 Green Ext Time (p_c), s 0.0 15.3 0.1 0.0 41.4 0.0 Intersection Summary HCM 6th Ctrl Delay 71.1 HCM 6th LOS E Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2024 Existing Adjusted PM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)36 78 36 211 127 1777 64 118 789 23 Future Volume (vph)36 78 36 211 127 1777 64 118 789 23 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4%11.4%8.6% 68.6% 68.6%8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) HCM 6th Signalized Intersection Summary 2024 Existing Adjusted PM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)62 36 78 50 36 211 127 1777 64 118 789 23 Future Volume (veh/h)62 36 78 50 36 211 127 1777 64 118 789 23 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 67 39 0 54 39 0 138 1932 70 128 858 25 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 79 46 65 47 66 2347 1047 66 2347 1047 Arrive On Green 0.07 0.07 0.00 0.06 0.06 0.00 0.04 0.66 0.66 0.04 0.66 0.66 Sat Flow, veh/h 1146 667 1585 1055 762 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 106 0 0 93 0 0 138 1932 70 128 858 25 Grp Sat Flow(s),veh/h/ln 1813 0 1585 1818 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 10.1 0.0 0.0 8.9 0.0 0.0 6.5 70.8 2.7 6.5 18.9 1.0 Cycle Q Clear(g_c), s 10.1 0.0 0.0 8.9 0.0 0.0 6.5 70.8 2.7 6.5 18.9 1.0 Prop In Lane 0.63 1.00 0.58 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 125 0 112 0 66 2347 1047 66 2347 1047 V/C Ratio(X)0.85 0.00 0.83 0.00 2.09 0.82 0.07 1.93 0.37 0.02 Avail Cap(c_a), veh/h 140 0 135 0 66 2347 1047 66 2347 1047 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 80.5 0.0 0.0 81.2 0.0 0.0 84.3 22.1 10.6 84.3 13.3 10.2 Incr Delay (d2), s/veh 33.8 0.0 0.0 30.0 0.0 0.0 536.2 3.4 0.1 470.9 0.4 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 5.9 0.0 0.0 5.1 0.0 0.0 12.9 30.0 1.0 11.7 7.9 0.4 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d),s/veh 114.4 0.0 15.0 111.2 0.0 10.0 620.5 25.5 10.7 555.1 13.7 10.3 LnGrp LOS F A B F A A F C B F B B Approach Vol, veh/h 148 208 2140 1011 Approach Delay, s/veh 86.2 55.3 63.4 82.2 Approach LOS F E E F Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 123.6 18.6 15.0 123.6 17.8 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 72.8 12.1 8.5 20.9 10.9 Green Ext Time (p_c), s 0.0 36.7 0.1 0.0 23.7 0.1 Intersection Summary HCM 6th Ctrl Delay 69.3 HCM 6th LOS E Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2035 Background AM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)40 251 54 152 76 647 41 163 1936 69 Future Volume (vph)40 251 54 152 76 647 41 163 1936 69 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4%11.4%8.6% 68.6% 68.6%8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) HCM 6th Signalized Intersection Summary 2035 Background AM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)23 40 251 110 54 152 76 647 41 163 1936 69 Future Volume (veh/h)23 40 251 110 54 152 76 647 41 163 1936 69 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 25 43 0 118 58 0 82 696 44 175 2082 74 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 32 54 90 44 66 2382 1062 66 2382 1062 Arrive On Green 0.05 0.05 0.00 0.07 0.07 0.00 0.04 0.67 0.67 0.04 0.67 0.67 Sat Flow, veh/h 675 1161 1585 1213 596 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 68 0 0 176 0 0 82 696 44 175 2082 74 Grp Sat Flow(s),veh/h/ln 1837 0 1585 1810 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 6.4 0.0 0.0 13.0 0.0 0.0 6.5 14.1 1.6 6.5 81.6 2.8 Cycle Q Clear(g_c), s 6.4 0.0 0.0 13.0 0.0 0.0 6.5 14.1 1.6 6.5 81.6 2.8 Prop In Lane 0.37 1.00 0.67 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 86 0 134 0 66 2382 1062 66 2382 1062 V/C Ratio(X)0.79 0.00 1.31 0.00 1.24 0.29 0.04 2.65 0.87 0.07 Avail Cap(c_a), veh/h 142 0 134 0 66 2382 1062 66 2382 1062 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 82.5 0.0 0.0 81.0 0.0 0.0 84.3 11.8 9.8 84.3 23.0 10.0 Incr Delay (d2), s/veh 17.3 0.0 0.0 182.4 0.0 0.0 188.3 0.3 0.1 781.7 4.8 0.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.5 0.0 0.0 12.9 0.0 0.0 6.5 5.8 0.6 17.4 34.7 1.1 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d),s/veh 99.8 0.0 15.0 263.4 0.0 10.0 272.5 12.1 9.9 865.9 27.8 10.1 LnGrp LOS F A B F A A F B A F C B Approach Vol, veh/h 204 258 822 2331 Approach Delay, s/veh 43.3 182.9 38.0 90.2 Approach LOS D F D F Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 125.3 14.7 15.0 125.3 20.0 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 16.1 8.4 8.5 83.6 15.0 Green Ext Time (p_c), s 0.0 17.6 0.1 0.0 27.5 0.0 Intersection Summary HCM 6th Ctrl Delay 82.3 HCM 6th LOS F Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2035 Background PM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)40 86 40 232 140 1955 70 130 868 25 Future Volume (vph)40 86 40 232 140 1955 70 130 868 25 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4%11.4%8.6% 68.6% 68.6%8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) HCM 6th Signalized Intersection Summary 2035 Background PM 1: SH-82 & Spring Valley Rd (CR-114)04/02/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)68 40 86 55 40 232 140 1955 70 130 868 25 Future Volume (veh/h)68 40 86 55 40 232 140 1955 70 130 868 25 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 74 43 0 60 43 0 152 2125 76 141 943 27 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 86 50 71 51 66 2306 1029 66 2306 1029 Arrive On Green 0.08 0.08 0.00 0.07 0.07 0.00 0.04 0.65 0.65 0.04 0.65 0.65 Sat Flow, veh/h 1147 666 1585 1059 759 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 117 0 0 103 0 0 152 2125 76 141 943 27 Grp Sat Flow(s),veh/h/ln 1813 0 1585 1817 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 11.2 0.0 0.0 9.8 0.0 0.0 6.5 91.4 3.1 6.5 22.2 1.1 Cycle Q Clear(g_c), s 11.2 0.0 0.0 9.8 0.0 0.0 6.5 91.4 3.1 6.5 22.2 1.1 Prop In Lane 0.63 1.00 0.58 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 136 0 122 0 66 2306 1029 66 2306 1029 V/C Ratio(X)0.86 0.00 0.84 0.00 2.30 0.92 0.07 2.13 0.41 0.03 Avail Cap(c_a), veh/h 140 0 135 0 66 2306 1029 66 2306 1029 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 80.0 0.0 0.0 80.7 0.0 0.0 84.3 26.8 11.3 84.3 14.7 11.0 Incr Delay (d2), s/veh 38.2 0.0 0.0 34.3 0.0 0.0 628.6 7.5 0.1 555.9 0.5 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.7 0.0 0.0 5.8 0.0 0.0 14.6 39.9 1.2 13.2 9.3 0.4 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d),s/veh 118.2 0.0 15.0 115.0 0.0 10.0 712.8 34.3 11.5 640.2 15.2 11.0 LnGrp LOS F A B F A A F C B F B B Approach Vol, veh/h 167 230 2353 1111 Approach Delay, s/veh 87.3 57.0 77.4 94.4 Approach LOS F E E F Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 121.6 19.6 15.0 121.6 18.8 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 93.4 13.2 8.5 24.2 11.8 Green Ext Time (p_c), s 0.0 18.3 0.0 0.0 27.5 0.1 Intersection Summary HCM 6th Ctrl Delay 81.5 HCM 6th LOS F Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2035 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)23 40 251 110 54 152 76 838 41 163 2007 69 Future Volume (vph)23 40 251 110 54 152 76 838 41 163 2007 69 Turn Type Perm NA Free Perm NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases 4 Free 8 Free 2 6 Detector Phase 4 4 8 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)28.0 28.0 28.0 28.0 21.0 110.4 110.4 36.6 126.0 126.0 Total Split (%)16.0% 16.0% 16.0% 16.0% 12.0% 63.1% 63.1% 20.9% 72.0% 72.0% Yellow Time (s)3.5 3.5 3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.0 3.5 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 6.5 7.0 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None C-Max C-Max Act Effct Green (s)19.4 19.4 175.0 18.9 18.9 175.0 11.3 110.8 110.8 21.8 121.3 121.3 Actuated g/C Ratio 0.11 0.11 1.00 0.11 0.11 1.00 0.06 0.63 0.63 0.12 0.69 0.69 v/c Ratio 0.17 0.21 0.17 0.81 0.29 0.10 0.72 0.40 0.04 0.80 0.88 0.07 Control Delay (s/veh)72.0 72.3 0.2 111.7 74.8 0.1 112.9 13.1 0.1 98.8 27.4 1.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 72.0 72.3 0.2 111.7 74.8 0.1 112.9 13.1 0.1 98.8 27.4 1.7 LOS E E A F E A F B A F C A Approach Delay (s/veh)14.7 51.7 20.5 31.8 Approach LOS B D C C Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 100 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.88 Intersection Signal Delay (s/veh): 29.2 Intersection LOS: C Intersection Capacity Utilization 92.0%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) t '-+ 01 r 02(R) ~ 05 \ 0 ) HCM 7th Signalized Intersection Summary 2035 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)23 40 251 110 54 152 76 838 41 163 2007 69 Future Volume (veh/h)23 40 251 110 54 152 76 838 41 163 2007 69 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 25 43 0 118 58 0 82 901 44 175 2158 74 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 162 220 174 220 100 2268 1011 195 2458 1096 Arrive On Green 0.12 0.12 0.00 0.12 0.12 0.00 0.06 0.64 0.64 0.11 0.69 0.69 Sat Flow, veh/h 1345 1870 1585 1364 1870 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 25 43 0 118 58 0 82 901 44 175 2158 74 Grp Sat Flow(s),veh/h/ln 1345 1870 1585 1364 1870 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 3.0 3.6 0.0 15.0 4.9 0.0 8.0 21.5 1.8 17.0 83.4 2.6 Cycle Q Clear(g_c), s 8.0 3.6 0.0 18.6 4.9 0.0 8.0 21.5 1.8 17.0 83.4 2.6 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 162 220 174 220 100 2268 1011 195 2458 1096 V/C Ratio(X)0.15 0.20 0.68 0.26 0.82 0.40 0.04 0.90 0.88 0.07 Avail Cap(c_a), veh/h 168 230 176 224 127 2268 1011 286 2458 1096 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 73.9 69.7 0.0 78.1 70.3 0.0 81.7 15.3 11.8 76.9 21.2 8.7 Incr Delay (d2), s/veh 0.5 0.5 0.0 10.5 0.8 0.0 25.4 0.5 0.1 19.5 4.8 0.1 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.1 1.8 0.0 5.8 2.4 0.0 4.4 9.0 0.7 8.9 34.9 1.0 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 74.4 70.2 15.0 88.6 71.0 10.0 107.1 15.9 11.9 96.4 26.0 8.8 LnGrp LOS E E B F E A F B B F C A Approach Vol, veh/h 204 258 1027 2407 Approach Delay, s/veh 33.9 59.6 23.0 30.6 Approach LOS C E C C Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 27.7 119.7 27.6 18.3 129.1 27.6 Change Period (Y+Rc), s 8.5 8.0 * 7 8.5 8.0 7.0 Max Green Setting (Gmax), s 28.1 102.4 * 22 12.5 118.0 21.0 Max Q Clear Time (g_c+I1), s 19.0 23.5 10.0 10.0 85.4 20.6 Green Ext Time (p_c), s 0.2 25.3 0.2 0.0 31.7 0.0 Intersection Summary HCM 7th Control Delay, s/veh 30.7 HCM 7th LOS C Notes * HCM 7th computational engine requires equal clearance times for the phases crossing the barrier. Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2035 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)68 40 86 55 40 232 140 2084 70 130 1075 25 Future Volume (vph)68 40 86 55 40 232 140 2084 70 130 1075 25 Turn Type Perm NA Free Perm NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases 4 Free 8 Free 2 6 Detector Phase 4 4 8 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 20.0 20.0 33.0 128.0 128.0 27.0 122.0 122.0 Total Split (%)11.4% 11.4% 11.4% 11.4% 18.9% 73.1% 73.1% 15.4% 69.7% 69.7% Yellow Time (s)3.5 3.5 3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.0 3.5 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 6.5 7.0 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None C-Max C-Max Act Effct Green (s)12.7 12.7 175.0 12.2 12.2 175.0 19.3 122.4 122.4 16.9 120.0 120.0 Actuated g/C Ratio 0.07 0.07 1.00 0.07 0.07 1.00 0.11 0.70 0.70 0.10 0.69 0.69 v/c Ratio 0.76 0.32 0.06 0.64 0.33 0.16 0.78 0.92 0.07 0.82 0.48 0.02 Control Delay (s/veh)120.0 83.2 0.1 107.9 84.3 0.2 90.1 29.4 2.4 111.5 14.3 0.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 120.0 83.2 0.1 107.9 84.3 0.2 90.1 29.4 2.4 111.5 14.3 0.0 LOS F F A F F A F C A F B A Approach Delay (s/veh)59.3 28.6 32.3 24.2 Approach LOS E C C C Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 130 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.92 Intersection Signal Delay (s/veh): 30.8 Intersection LOS: C Intersection Capacity Utilization 94.4%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) '-+ 01 ~ 05 HCM 7th Signalized Intersection Summary 2035 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)68 40 86 55 40 232 140 2084 70 130 1075 25 Future Volume (veh/h)68 40 86 55 40 232 140 2084 70 130 1075 25 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 74 43 0 60 43 0 152 2265 76 141 1168 27 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 117 144 117 144 172 2483 1107 160 2459 1097 Arrive On Green 0.08 0.08 0.00 0.08 0.08 0.00 0.10 0.70 0.70 0.09 0.69 0.69 Sat Flow, veh/h 1364 1870 1585 1364 1870 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 74 43 0 60 43 0 152 2265 76 141 1168 27 Grp Sat Flow(s),veh/h/ln 1364 1870 1585 1364 1870 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 9.5 3.8 0.0 7.6 3.8 0.0 14.7 92.7 2.7 13.7 26.4 0.9 Cycle Q Clear(g_c), s 13.3 3.8 0.0 11.4 3.8 0.0 14.7 92.7 2.7 13.7 26.4 0.9 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 117 144 117 144 172 2483 1107 160 2459 1097 V/C Ratio(X)0.63 0.30 0.51 0.30 0.88 0.91 0.07 0.88 0.47 0.02 Avail Cap(c_a), veh/h 117 144 117 144 249 2483 1107 188 2459 1097 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 82.5 76.3 0.0 81.7 76.3 0.0 78.1 21.9 8.3 78.7 12.4 8.4 Incr Delay (d2), s/veh 11.5 1.4 0.0 4.5 1.4 0.0 19.8 6.5 0.1 30.5 0.7 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.7 1.9 0.0 2.8 1.9 0.0 7.8 39.0 1.0 7.7 10.8 0.3 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 94.0 77.6 15.0 86.2 77.6 10.0 97.9 28.4 8.5 109.2 13.0 8.5 LnGrp LOS F E B F E A F C A F B A Approach Vol, veh/h 74 273 2493 1336 Approach Delay, s/veh 130.4 37.4 32.0 23.1 Approach LOS F D C C Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 24.2 130.3 20.5 25.4 129.1 20.5 Change Period (Y+Rc), s 8.5 8.0 * 7 8.5 8.0 7.0 Max Green Setting (Gmax), s 18.5 120.0 * 14 24.5 114.0 13.0 Max Q Clear Time (g_c+I1), s 15.7 94.7 15.3 16.7 28.4 13.4 Green Ext Time (p_c), s 0.1 24.9 0.0 0.2 38.9 0.0 Intersection Summary HCM 7th Control Delay, s/veh 31.3 HCM 7th LOS C Notes * HCM 7th computational engine requires equal clearance times for the phases crossing the barrier. Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2055 Background AM 1: SH-82 & Spring Valley Rd (CR-114)09/19/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)47 298 64 181 90 769 48 194 2302 82 Future Volume (vph)47 298 64 181 90 769 48 194 2302 82 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4% 11.4% 8.6% 68.6% 68.6% 8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) r 0 2 (R) ..t. 04 T 0 s .J. 0 6 (R) HCM 6th Signalized Intersection Summary 2055 Background AM 1: SH-82 & Spring Valley Rd (CR-114)09/19/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)27 47 298 131 64 181 90 769 48 194 2302 82 Future Volume (veh/h)27 47 298 131 64 181 90 769 48 194 2302 82 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 29 51 0 141 69 0 97 827 52 209 2475 88 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 36 63 90 44 66 2357 1051 66 2357 1051 Arrive On Green 0.05 0.05 0.00 0.07 0.07 0.00 0.04 0.66 0.66 0.04 0.66 0.66 Sat Flow, veh/h 666 1171 1585 1215 595 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 80 0 0 210 0 0 97 827 52 209 2475 88 Grp Sat Flow(s),veh/h/ln 1837 0 1585 1810 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 7.5 0.0 0.0 13.0 0.0 0.0 6.5 17.9 2.0 6.5 116.1 3.5 Cycle Q Clear(g_c), s 7.5 0.0 0.0 13.0 0.0 0.0 6.5 17.9 2.0 6.5 116.1 3.5 Prop In Lane 0.36 1.00 0.67 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 99 0 134 0 66 2357 1051 66 2357 1051 V/C Ratio(X)0.81 0.00 1.56 0.00 1.47 0.35 0.05 3.16 1.05 0.08 Avail Cap(c_a), veh/h 142 0 134 0 66 2357 1051 66 2357 1051 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 81.9 0.0 0.0 81.0 0.0 0.0 84.3 12.9 10.3 84.3 29.5 10.5 Incr Delay (d2), s/veh 21.6 0.0 0.0 285.9 0.0 0.0 275.0 0.4 0.1 1009.8 33.4 0.2 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.2 0.0 0.0 16.8 0.0 0.0 8.1 7.4 0.8 21.6 58.1 1.3 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 103.5 0.0 15.0 366.9 0.0 10.0 359.3 13.4 10.4 1094.0 62.9 10.7 LnGrp LOS F B F A F B B F F B Approach Vol, veh/h 255 319 976 2772 Approach Delay, s/veh 42.8 245.0 47.6 139.0 Approach LOS D F D F Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 124.1 15.9 15.0 124.1 20.0 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 19.9 9.5 8.5 118.1 15.0 Green Ext Time (p_c), s 0.0 23.0 0.1 0.0 0.0 0.0 Intersection Summary HCM 6th Ctrl Delay, s/veh 120.5 HCM 6th LOS F Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2055 Background PM 1: SH-82 & Spring Valley Rd (CR-114)09/19/2024 Synchro 11 Report Page 1 Lane Group EBT EBR WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)47 102 47 276 166 2324 84 154 1032 30 Future Volume (vph)47 102 47 276 166 2324 84 154 1032 30 Turn Type NA Free NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases Free Free 2 6 Detector Phase 4 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 15.0 120.0 120.0 15.0 120.0 120.0 Total Split (%)11.4% 11.4% 8.6% 68.6% 68.6% 8.6% 68.6% 68.6% Yellow Time (s)3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None C-Max C-Max None C-Max C-Max Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) r 0 2 (R) ..t. 04 T 0 s .J. 0 6 (R) HCM 6th Signalized Intersection Summary 2055 Background PM 1: SH-82 & Spring Valley Rd (CR-114)09/19/2024 Synchro 11 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)81 47 102 65 47 276 166 2324 84 154 1032 30 Future Volume (veh/h)81 47 102 65 47 276 166 2324 84 154 1032 30 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 88 51 0 71 51 0 180 2526 91 167 1122 33 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 89 51 79 56 66 2274 1014 66 2274 1014 Arrive On Green 0.08 0.08 0.00 0.07 0.07 0.00 0.04 0.64 0.64 0.04 0.64 0.64 Sat Flow, veh/h 1148 665 1585 1058 760 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 139 0 0 122 0 0 180 2526 91 167 1122 33 Grp Sat Flow(s),veh/h/ln 1813 0 1585 1817 0 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 13.4 0.0 0.0 11.7 0.0 0.0 6.5 112.0 3.8 6.5 29.1 1.3 Cycle Q Clear(g_c), s 13.4 0.0 0.0 11.7 0.0 0.0 6.5 112.0 3.8 6.5 29.1 1.3 Prop In Lane 0.63 1.00 0.58 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 140 0 135 0 66 2274 1014 66 2274 1014 V/C Ratio(X)0.99 0.00 0.90 0.00 2.72 1.11 0.09 2.52 0.49 0.03 Avail Cap(c_a), veh/h 140 0 135 0 66 2274 1014 66 2274 1014 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 80.7 0.0 0.0 80.4 0.0 0.0 84.3 31.5 12.0 84.3 16.6 11.6 Incr Delay (d2), s/veh 74.2 0.0 0.0 49.9 0.0 0.0 815.1 56.8 0.2 728.3 0.8 0.1 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 9.2 0.0 0.0 7.4 0.0 0.0 18.0 64.1 1.5 16.4 12.2 0.5 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 154.9 0.0 15.0 130.2 0.0 10.0 899.4 88.3 12.2 812.5 17.3 11.6 LnGrp LOS F B F A F F B F B B Approach Vol, veh/h 196 286 2797 1322 Approach Delay, s/veh 114.2 61.3 138.0 117.6 Approach LOS F E F F Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 15.0 120.0 20.0 15.0 120.0 20.0 Change Period (Y+Rc), s 8.5 8.0 6.5 8.5 8.0 7.0 Max Green Setting (Gmax), s 6.5 112.0 13.5 6.5 112.0 13.0 Max Q Clear Time (g_c+I1), s 8.5 114.0 15.4 8.5 31.1 13.7 Green Ext Time (p_c), s 0.0 0.0 0.0 0.0 35.8 0.0 Intersection Summary HCM 6th Ctrl Delay, s/veh 126.4 HCM 6th LOS F Notes Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2055 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)27 47 298 131 64 181 90 960 48 194 2373 82 Future Volume (vph)27 47 298 131 64 181 90 960 48 194 2373 82 Turn Type Perm NA Free Perm NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases 4 Free 8 Free 2 6 Detector Phase 4 4 8 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)24.0 24.0 24.0 24.0 18.6 110.5 110.5 40.5 132.4 132.4 Total Split (%)13.7% 13.7% 13.7% 13.7% 10.6% 63.1% 63.1% 23.1% 75.7% 75.7% Yellow Time (s)3.5 3.5 3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.0 3.5 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 6.5 7.0 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None C-Max C-Max Act Effct Green (s)17.5 17.5 175.0 17.0 17.0 175.0 10.1 109.4 109.4 25.1 124.4 124.4 Actuated g/C Ratio 0.10 0.10 1.00 0.10 0.10 1.00 0.06 0.63 0.63 0.14 0.71 0.71 v/c Ratio 0.22 0.27 0.20 1.08 0.38 0.12 0.95 0.47 0.05 0.83 1.01 0.08 Control Delay (s/veh)77.1 77.1 0.3 170.2 80.8 0.2 149.5 19.0 0.1 97.6 46.8 2.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 77.1 77.1 0.3 170.2 80.8 0.2 149.5 19.0 0.1 97.6 46.8 2.0 LOS E E A F F A F B A F D A Approach Delay (s/veh)15.7 73.1 28.9 49.1 Approach LOS B E C D Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 130 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.08 Intersection Signal Delay (s/veh): 43.4 Intersection LOS: D Intersection Capacity Utilization 104.1%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) t '-+ 01 r 02(R) \ 06(R) HCM 7th Signalized Intersection Summary 2055 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)27 47 298 131 64 181 90 960 48 194 2373 82 Future Volume (veh/h)27 47 298 131 64 181 90 960 48 194 2373 82 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 29 51 0 141 69 0 97 1032 52 209 2552 88 Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 124 182 138 182 103 2273 1014 230 2526 1127 Arrive On Green 0.10 0.10 0.00 0.10 0.10 0.00 0.06 0.64 0.64 0.13 0.71 0.71 Sat Flow, veh/h 1332 1870 1585 1354 1870 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 29 51 0 141 69 0 97 1032 52 209 2552 88 Grp Sat Flow(s),veh/h/ln 1332 1870 1585 1354 1870 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 3.7 4.4 0.0 12.6 6.1 0.0 9.5 25.8 2.1 20.3 124.4 3.0 Cycle Q Clear(g_c), s 9.7 4.4 0.0 17.0 6.1 0.0 9.5 25.8 2.1 20.3 124.4 3.0 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 124 182 138 182 103 2273 1014 230 2526 1127 V/C Ratio(X)0.23 0.28 1.02 0.38 0.94 0.45 0.05 0.91 1.01 0.08 Avail Cap(c_a), veh/h 128 187 138 182 103 2273 1014 326 2526 1127 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 78.6 73.3 0.0 83.1 74.1 0.0 82.2 16.0 11.7 75.2 25.3 7.7 Incr Delay (d2), s/veh 1.1 1.0 0.0 81.6 1.6 0.0 70.3 0.7 0.1 20.9 20.4 0.1 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.3 2.2 0.0 9.5 3.0 0.0 6.4 10.8 0.8 10.7 56.0 1.1 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 79.7 74.3 15.0 164.7 75.6 10.0 152.5 16.7 11.8 96.1 45.7 7.9 LnGrp LOS E E B F E A F B B F F A Approach Vol, veh/h 266 324 1181 2849 Approach Delay, s/veh 33.4 91.3 27.6 48.3 Approach LOS C F C D Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 31.1 119.9 24.0 18.6 132.4 24.0 Change Period (Y+Rc), s 8.5 8.0 * 7 8.5 8.0 7.0 Max Green Setting (Gmax), s 32.0 102.5 * 18 10.1 124.4 17.0 Max Q Clear Time (g_c+I1), s 22.3 27.8 11.7 11.5 126.4 19.0 Green Ext Time (p_c), s 0.3 31.0 0.1 0.0 0.0 0.0 Intersection Summary HCM 7th Control Delay, s/veh 45.2 HCM 7th LOS D Notes * HCM 7th computational engine requires equal clearance times for the phases crossing the barrier. Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. Timings 2055 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)81 47 102 65 47 276 166 2453 84 154 1239 30 Future Volume (vph)81 47 102 65 47 276 166 2453 84 154 1239 30 Turn Type Perm NA Free Perm NA Free Prot NA Perm Prot NA Perm Protected Phases 4 8 5 2 1 6 Permitted Phases 4 Free 8 Free 2 6 Detector Phase 4 4 8 8 5 2 2 1 6 6 Switch Phase Minimum Initial (s)7.0 7.0 7.0 7.0 5.0 20.0 20.0 5.0 20.0 20.0 Minimum Split (s)20.0 20.0 20.0 20.0 13.5 28.0 28.0 13.5 28.0 28.0 Total Split (s)20.0 20.0 20.0 20.0 37.1 130.6 130.6 24.4 117.9 117.9 Total Split (%)11.4% 11.4% 11.4% 11.4% 21.2% 74.6% 74.6% 13.9% 67.4% 67.4% Yellow Time (s)3.5 3.5 3.5 3.5 5.5 6.0 6.0 5.5 6.0 6.0 All-Red Time (s)3.0 3.0 3.5 3.5 3.0 2.0 2.0 3.0 2.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)6.5 6.5 7.0 7.0 8.5 8.0 8.0 8.5 8.0 8.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead-Lag Optimize?Yes Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None C-Max C-Max Act Effct Green (s)13.2 13.2 175.0 12.7 12.7 175.0 22.3 122.6 122.6 16.2 116.5 116.5 Actuated g/C Ratio 0.08 0.08 1.00 0.07 0.07 1.00 0.13 0.70 0.70 0.09 0.67 0.67 v/c Ratio 0.86 0.36 0.07 0.72 0.38 0.19 0.80 1.08 0.08 1.02 0.57 0.03 Control Delay (s/veh)135.7 84.5 0.1 116.0 85.7 0.3 82.0 73.4 3.5 151.4 17.6 0.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 135.7 84.5 0.1 116.0 85.7 0.3 82.0 73.4 3.5 151.4 17.6 0.1 LOS F F A F F A F E A F B A Approach Delay (s/veh)65.0 30.1 71.7 31.6 Approach LOS E C E C Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 150 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.08 Intersection Signal Delay (s/veh): 56.0 Intersection LOS: E Intersection Capacity Utilization 106.7%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 1: SH-82 & Spring Valley Rd (CR-114) '-+ 01 r '2 (R) ~ 05 i 06(R) HCM 7th Signalized Intersection Summary 2055 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h)81 47 102 65 47 276 166 2453 84 154 1239 30 Future Volume (veh/h)81 47 102 65 47 276 166 2453 84 154 1239 30 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 88 51 0 71 51 0 180 2666 91 167 1347 33 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2 Cap, veh/h 111 144 111 144 200 2825 1260 162 2748 1226 Arrive On Green 0.08 0.08 0.00 0.08 0.08 0.00 0.11 0.79 0.79 0.09 0.77 0.77 Sat Flow, veh/h 1354 1870 1585 1354 1870 1585 1781 3554 1585 1781 3554 1585 Grp Volume(v), veh/h 88 51 0 71 51 0 180 2666 91 167 1347 33 Grp Sat Flow(s),veh/h/ln 1354 1870 1585 1354 1870 1585 1781 1777 1585 1781 1777 1585 Q Serve(g_s), s 9.0 4.5 0.0 9.0 4.5 0.0 17.5 107.8 2.2 15.9 24.2 0.8 Cycle Q Clear(g_c), s 13.5 4.5 0.0 13.5 4.5 0.0 17.5 107.8 2.2 15.9 24.2 0.8 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 111 144 111 144 200 2825 1260 162 2748 1226 V/C Ratio(X)0.80 0.35 0.64 0.35 0.90 0.94 0.07 1.03 0.49 0.03 Avail Cap(c_a), veh/h 111 144 111 144 291 2825 1260 162 2748 1226 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 84.0 76.6 0.0 83.1 76.6 0.0 76.7 14.7 3.9 79.5 7.2 4.6 Incr Delay (d2), s/veh 32.7 1.8 0.0 12.8 1.8 0.0 19.8 8.1 0.1 79.4 0.6 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 5.0 2.3 0.0 3.6 2.3 0.0 9.2 40.9 0.7 10.9 9.1 0.3 Unsig. Movement Delay, s/veh 15.00 10.00 LnGrp Delay(d), s/veh 116.7 78.4 15.0 95.9 78.4 10.0 96.5 22.8 4.0 158.9 7.9 4.6 LnGrp LOS F E B F E A F C A F A A Approach Vol, veh/h 114 340 2937 1547 Approach Delay, s/veh 121.8 38.2 26.8 24.1 Approach LOS F D C C Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 24.4 147.6 20.5 28.2 143.8 20.5 Change Period (Y+Rc), s 8.5 8.0 * 7 8.5 8.0 7.0 Max Green Setting (Gmax), s 15.9 122.6 * 14 28.6 109.9 13.0 Max Q Clear Time (g_c+I1), s 17.9 109.8 15.5 19.5 26.2 15.5 Green Ext Time (p_c), s 0.0 12.8 0.0 0.2 48.4 0.0 Intersection Summary HCM 7th Control Delay, s/veh 28.9 HCM 7th LOS C Notes * HCM 7th computational engine requires equal clearance times for the phases crossing the barrier. Unsignalized Delay for [EBR, WBR] is included in calculations of the approach delay and intersection delay. HCM 6th TWSC 2024 Existing Adjusted AM 2: SH-82 & Cattle Creek Rd (CR-113)04/02/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 3 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 103 52 668 41 97 0 Future Vol, veh/h 103 52 668 41 97 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 -0 --0 Grade, %0 -0 --0 Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 110 55 711 44 103 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 917 -0 0 755 0 Stage 1 711 ----- Stage 2 206 ----- Critical Hdwy 6.84 --- 4.14 - Critical Hdwy Stg 1 5.84 ----- Critical Hdwy Stg 2 5.84 ----- Follow-up Hdwy 3.52 --- 2.22 - Pot Cap-1 Maneuver 271 0 -- 851 - Stage 1 448 0 ---- Stage 2 808 0 ---- Platoon blocked, %--- Mov Cap-1 Maneuver 238 --- 851 - Mov Cap-2 Maneuver 401 ----- Stage 1 448 ----- Stage 2 710 ----- Approach WB NB SB HCM Control Delay, s 17.3 0 9.8 HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)-- 401 - 851 - HCM Lane V/C Ratio -- 0.273 - 0.121 - HCM Control Delay (s)-- 17.3 0 9.8 - HCM Lane LOS --C A A - HCM 95th %tile Q(veh)-- 1.1 - 0.4 - HCM 6th TWSC 2024 Existing Adjusted PM 2: SH-82 & Cattle Creek Rd (CR-113)04/02/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 2.1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 43 50 1997 84 41 0 Future Vol, veh/h 43 50 1997 84 41 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 -0 --0 Grade, %0 -0 --0 Peak Hour Factor 99 99 99 99 99 99 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 43 51 2017 85 41 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 2099 -0 0 2102 0 Stage 1 2017 ----- Stage 2 82 ----- Critical Hdwy 6.84 --- 4.14 - Critical Hdwy Stg 1 5.84 ----- Critical Hdwy Stg 2 5.84 ----- Follow-up Hdwy 3.52 --- 2.22 - Pot Cap-1 Maneuver 45 0 -- 258 - Stage 1 89 0 ---- Stage 2 932 0 ---- Platoon blocked, %--- Mov Cap-1 Maneuver ~ 38 --- 258 - Mov Cap-2 Maneuver 84 ----- Stage 1 89 ----- Stage 2 784 ----- Approach WB NB SB HCM Control Delay, s 86.8 0 21.6 HCM LOS F Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)-- 84 - 258 - HCM Lane V/C Ratio -- 0.517 - 0.161 - HCM Control Delay (s)-- 86.8 0 21.6 - HCM Lane LOS --F A C - HCM 95th %tile Q(veh)-- 2.2 - 0.6 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon HCM 6th TWSC 2035 Background AM 2: SH-82 & Cattle Creek Rd (CR-113)04/02/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 3.3 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 113 57 735 45 107 0 Future Vol, veh/h 113 57 735 45 107 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 -0 --0 Grade, %0 -0 --0 Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 120 61 782 48 114 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 1010 -0 0 830 0 Stage 1 782 ----- Stage 2 228 ----- Critical Hdwy 6.84 --- 4.14 - Critical Hdwy Stg 1 5.84 ----- Critical Hdwy Stg 2 5.84 ----- Follow-up Hdwy 3.52 --- 2.22 - Pot Cap-1 Maneuver 236 0 -- 798 - Stage 1 411 0 ---- Stage 2 788 0 ---- Platoon blocked, %--- Mov Cap-1 Maneuver 202 --- 798 - Mov Cap-2 Maneuver 366 ----- Stage 1 411 ----- Stage 2 675 ----- Approach WB NB SB HCM Control Delay, s 19.6 0 10.3 HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)-- 366 - 798 - HCM Lane V/C Ratio -- 0.328 - 0.143 - HCM Control Delay (s)-- 19.6 0 10.3 - HCM Lane LOS --C A B - HCM 95th %tile Q(veh)-- 1.4 - 0.5 - HCM 6th TWSC 2035 Background PM 2: SH-82 & Cattle Creek Rd (CR-113)04/02/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 3.5 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 47 55 2197 92 45 0 Future Vol, veh/h 47 55 2197 92 45 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 -0 --0 Grade, %0 -0 --0 Peak Hour Factor 99 99 99 99 99 99 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 47 56 2219 93 45 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 2309 -0 0 2312 0 Stage 1 2219 ----- Stage 2 90 ----- Critical Hdwy 6.84 --- 4.14 - Critical Hdwy Stg 1 5.84 ----- Critical Hdwy Stg 2 5.84 ----- Follow-up Hdwy 3.52 --- 2.22 - Pot Cap-1 Maneuver ~ 32 0 -- 213 - Stage 1 68 0 ---- Stage 2 923 0 ---- Platoon blocked, %--- Mov Cap-1 Maneuver ~ 25 --- 213 - Mov Cap-2 Maneuver 64 ----- Stage 1 68 ----- Stage 2 728 ----- Approach WB NB SB HCM Control Delay, s 152 0 26.4 HCM LOS F Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)-- 64 - 213 - HCM Lane V/C Ratio -- 0.742 - 0.213 - HCM Control Delay (s)-- 152 0 26.4 - HCM Lane LOS --F A D - HCM 95th %tile Q(veh)-- 3.3 - 0.8 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon HCM 7th TWSC 2035 Total AM 2: SH-82 & Cattle Creek Rd (CR-113)03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 0 170 1093 152 0 3062 Future Vol, veh/h 0 170 1093 152 0 3062 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length - 0 - 250 - - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 181 1163 162 0 3257 Major/Minor Minor1 Major1 Major2 Conflicting Flow All - - 0 0 - - Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - - Pot Cap-1 Maneuver 0 0 - - 0 - Stage 1 0 0 - - 0 - Stage 2 0 0 - - 0 - Platoon blocked, %- - - Mov Cap-1 Maneuver - - - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach WB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h)- - - - HCM Lane V/C Ratio - - - - HCM Control Delay (s/veh) - - 0 - HCM Lane LOS - - A - HCM 95th %tile Q(veh) - - - - t t , t t t HCM 7th TWSC 2035 Total PM 2: SH-82 & Cattle Creek Rd (CR-113)03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 0 102 2808 137 0 1500 Future Vol, veh/h 0 102 2808 137 0 1500 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length - 0 - 250 - - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 99 99 99 99 99 99 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 103 2836 138 0 1515 Major/Minor Minor1 Major1 Major2 Conflicting Flow All - - 0 0 - - Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - - Pot Cap-1 Maneuver 0 0 - - 0 - Stage 1 0 0 - - 0 - Stage 2 0 0 - - 0 - Platoon blocked, %- - - Mov Cap-1 Maneuver - - - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach WB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h)- - - - HCM Lane V/C Ratio - - - - HCM Control Delay (s/veh) - - 0 - HCM Lane LOS - - A - HCM 95th %tile Q(veh) - - - - t t , t t t HCM 6th TWSC 2055 Background AM 2: SH-82 & Cattle Creek Rd (CR-113)09/19/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 4.3 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 135 68 874 54 127 0 Future Vol, veh/h 135 68 874 54 127 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 144 72 930 57 135 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 1200 - 0 0 987 0 Stage 1 930 - - - - - Stage 2 270 - - - - - Critical Hdwy 6.84 - - - 4.14 - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 - - - 2.22 - Pot Cap-1 Maneuver 178 0 - - 696 - Stage 1 344 0 - - - - Stage 2 751 0 - - - - Platoon blocked, %- - - Mov Cap-1 Maneuver ~ 143 - - - 696 - Mov Cap-2 Maneuver 304 - - - - - Stage 1 344 - - - - - Stage 2 605 - - - - - Approach WB NB SB HCM Control Delay, s/v 27 0 11.4 HCM LOS D Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)- -304 - 696 - HCM Lane V/C Ratio - - 0.472 - 0.194 - HCM Control Delay (s/veh) - -27 0 11.4 - HCM Lane LOS - - D A B - HCM 95th %tile Q (veh) - -2.4 - 0.7 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon t t , t t HCM 6th TWSC 2055 Background PM 2: SH-82 & Cattle Creek Rd (CR-113)09/19/2024 Synchro 11 Report Page 1 Intersection Int Delay, s/veh 10.4 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 56 65 2612 110 54 0 Future Vol, veh/h 56 65 2612 110 54 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length 0 0 - 250 775 - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 99 99 99 99 99 99 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 57 66 2638 111 55 0 Major/Minor Minor1 Major1 Major2 Conflicting Flow All 2748 - 0 0 2749 0 Stage 1 2638 - - - - - Stage 2 110 - - - - - Critical Hdwy 6.84 - - - 4.14 - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 - - - 2.22 - Pot Cap-1 Maneuver ~ 16 0 - - 143 - Stage 1 ~ 40 0 - - - - Stage 2 902 0 - - - - Platoon blocked, %- - - Mov Cap-1 Maneuver ~ 10 - - - 143 - Mov Cap-2 Maneuver ~ 38 - - - - - Stage 1 ~ 40 - - - - - Stage 2 555 - - - - - Approach WB NB SB HCM Control Delay, s/v$ 484.5 0 44.9 HCM LOS F Minor Lane/Major Mvmt NBT NBRWBLn1WBLn2 SBL SBT Capacity (veh/h)- -38 -143 - HCM Lane V/C Ratio - - 1.489 - 0.381 - HCM Control Delay (s/veh) - -$ 484.5 0 44.9 - HCM Lane LOS - - F A E - HCM 95th %tile Q (veh) - -5.9 - 1.6 - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon t t , t t HCM 7th TWSC 2055 Total AM 2: SH-82 & Cattle Creek Rd (CR-113)03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 0 203 1232 181 0 3522 Future Vol, veh/h 0 203 1232 181 0 3522 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length - 0 - 250 - - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 216 1311 193 0 3747 Major/Minor Minor1 Major1 Major2 Conflicting Flow All - - 0 0 - - Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - - Pot Cap-1 Maneuver 0 0 - - 0 - Stage 1 0 0 - - 0 - Stage 2 0 0 - - 0 - Platoon blocked, %- - - Mov Cap-1 Maneuver - - - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach WB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h)- - - - HCM Lane V/C Ratio - - - - HCM Control Delay (s/veh) - - 0 - HCM Lane LOS - - A - HCM 95th %tile Q(veh) - - - - t t , t t t HCM 7th TWSC 2055 Total PM 2: SH-82 & Cattle Creek Rd (CR-113)03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Vol, veh/h 0 121 3223 164 0 1703 Future Vol, veh/h 0 121 3223 164 0 1703 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Free - None - None Storage Length - 0 - 250 - - Veh in Median Storage, # 2 - 0 - - 0 Grade, %0 - 0 - - 0 Peak Hour Factor 99 99 99 99 99 99 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 122 3256 166 0 1720 Major/Minor Minor1 Major1 Major2 Conflicting Flow All - - 0 0 - - Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - - Pot Cap-1 Maneuver 0 0 - - 0 - Stage 1 0 0 - - 0 - Stage 2 0 0 - - 0 - Platoon blocked, %- - - Mov Cap-1 Maneuver - - - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach WB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLn1 SBT Capacity (veh/h)- - - - HCM Lane V/C Ratio - - - - HCM Control Delay (s/veh) - - 0 - HCM Lane LOS - - A - HCM 95th %tile Q(veh) - - - - t t , t t t Timings 2035 Total AM 3: SH-82 & North Access 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)127 280 955 2321 48 Future Volume (vph) 127 280 955 2321 48 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Detector Phase 6 5 5 6 6 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 22.5 Total Split (s)148.0 27.0 148.0 148.0 Total Split (%)84.6% 15.4% 84.6% 84.6% Yellow Time (s)3.5 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 4.5 Lead/Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Recall Mode C-Max None C-Max C-Max Act Effct Green (s)143.9 22.1 175.0 143.9 143.9 Actuated g/C Ratio 0.82 0.13 1.00 0.82 0.82 v/c Ratio 0.09 0.70 0.29 0.87 0.04 Control Delay (s/veh)0.1 83.8 0.2 12.4 1.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.1 83.8 0.2 12.4 1.5 LOS A F A B A Approach Delay (s/veh)19.1 12.2 Approach LOS B B Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2: and 6:NBSB, Start of Green Natural Cycle: 80 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.87 Intersection Signal Delay (s/veh): 14.1 Intersection LOS: B Intersection Capacity Utilization 91.3%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 3: SH-82 & North Access ~ 05 •if 06 (R) I HCM Signalized Intersection Capacity Analysis 2035 Total AM 3: SH-82 & North Access 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)0 127 280 955 2321 48 Future Volume (vph)0 127 280 955 2321 48 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)4.5 4.5 4.5 4.5 4.5 Lane Util. Factor 1.00 0.97 0.95 0.95 1.00 Frt 0.87 1.00 1.00 1.00 0.85 Flt Protected 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot)1611 3433 3539 3539 1583 Flt Permitted 1.00 0.95 1.00 1.00 1.00 Satd. Flow (perm)1611 3433 3539 3539 1583 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph)0 138 304 1038 2523 52 RTOR Reduction (vph) 0 25 0 0 0 8 Lane Group Flow (vph) 0 113 304 1038 2523 44 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Actuated Green, G (s)143.9 22.1 175.0 143.9 143.9 Effective Green, g (s)143.9 22.1 175.0 143.9 143.9 Actuated g/C Ratio 0.82 0.13 1.00 0.82 0.82 Clearance Time (s)4.5 4.5 4.5 4.5 Vehicle Extension (s)3.0 3.0 3.0 3.0 Lane Grp Cap (vph)1324 433 3539 2910 1301 v/s Ratio Prot c0.09 0.29 c0.71 v/s Ratio Perm 0.07 0.03 v/c Ratio 0.09 0.70 0.29 0.87 0.03 Uniform Delay, d1 3.0 73.3 0.0 9.6 2.8 Progression Factor 1.00 1.02 1.00 0.99 1.68 Incremental Delay, d2 0.1 4.9 0.0 2.3 0.0 Delay (s)3.1 79.6 0.0 11.8 4.8 Level of Service A E A B A Approach Delay (s/veh)3.1 18.1 11.6 Approach LOS A B B Intersection Summary HCM 2000 Control Delay (s/veh)13.5 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.84 Actuated Cycle Length (s)175.0 Sum of lost time (s)9.0 Intersection Capacity Utilization 91.3%ICU Level of Service F Analysis Period (min)15 c Critical Lane Group , ?i ·++ tt Timings 2035 Total PM 3: SH-82 & North Access 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)86 529 2294 1078 138 Future Volume (vph)86 529 2294 1078 138 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Detector Phase 6 5 5 6 6 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 22.5 Total Split (s)87.0 88.0 87.0 87.0 Total Split (%)49.7% 50.3% 49.7% 49.7% Yellow Time (s)3.5 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 4.5 Lead/Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Recall Mode C-Max None C-Max C-Max Act Effct Green (s)82.5 83.5 175.0 82.5 82.5 Actuated g/C Ratio 0.47 0.48 1.00 0.47 0.47 v/c Ratio 0.07 0.35 0.70 0.70 0.18 Control Delay (s/veh)0.1 35.7 0.5 50.4 17.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.1 35.7 0.5 50.4 17.6 LOS A D A D B Approach Delay (s/veh)7.1 46.6 Approach LOS A D Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2: and 6:NBSB, Start of Green Natural Cycle: 40 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.70 Intersection Signal Delay (s/veh): 18.6 Intersection LOS: B Intersection Capacity Utilization 67.2%ICU Level of Service C Analysis Period (min) 15 Splits and Phases: 3: SH-82 & North Access ~ 05 I HCM Signalized Intersection Capacity Analysis 2035 Total PM 3: SH-82 & North Access 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)0 86 529 2294 1078 138 Future Volume (vph)0 86 529 2294 1078 138 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)4.5 4.5 4.5 4.5 4.5 Lane Util. Factor 1.00 0.97 0.95 0.95 1.00 Frt 0.87 1.00 1.00 1.00 0.85 Flt Protected 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot)1611 3433 3539 3539 1583 Flt Permitted 1.00 0.95 1.00 1.00 1.00 Satd. Flow (perm)1611 3433 3539 3539 1583 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph)0 93 575 2493 1172 150 RTOR Reduction (vph) 0 49 0 0 0 65 Lane Group Flow (vph) 0 44 575 2493 1172 85 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Actuated Green, G (s)82.5 83.5 175.0 82.5 82.5 Effective Green, g (s)82.5 83.5 175.0 82.5 82.5 Actuated g/C Ratio 0.47 0.48 1.00 0.47 0.47 Clearance Time (s)4.5 4.5 4.5 4.5 Vehicle Extension (s)3.0 3.0 3.0 3.0 Lane Grp Cap (vph)759 1638 3539 1668 746 v/s Ratio Prot 0.17 c0.70 0.33 v/s Ratio Perm 0.03 0.05 v/c Ratio 0.06 0.35 0.70 0.70 0.11 Uniform Delay, d1 25.1 28.7 0.0 36.6 25.8 Progression Factor 1.00 1.23 1.00 1.30 2.75 Incremental Delay, d2 0.1 0.1 0.3 2.3 0.3 Delay (s)25.3 35.3 0.3 49.9 71.4 Level of Service C D A D E Approach Delay (s/veh)25.3 6.8 52.3 Approach LOS C A D Intersection Summary HCM 2000 Control Delay (s/veh)20.6 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.74 Actuated Cycle Length (s)175.0 Sum of lost time (s)9.0 Intersection Capacity Utilization 67.2%ICU Level of Service C Analysis Period (min)15 c Critical Lane Group , ?i ·++ tt Timings 2055 Total AM 3: SH-82 & North Access 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)127 302 1098 2755 48 Future Volume (vph) 127 302 1098 2755 48 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Detector Phase 6 5 5 6 6 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 22.5 Total Split (s)152.8 22.2 152.8 152.8 Total Split (%)87.3% 12.7% 87.3% 87.3% Yellow Time (s)3.5 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 4.5 Lead/Lag Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Recall Mode C-Max None C-Max C-Max Act Effct Green (s)148.3 17.7 175.0 148.3 148.3 Actuated g/C Ratio 0.85 0.10 1.00 0.85 0.85 v/c Ratio 0.09 0.95 0.34 1.00 0.04 Control Delay (s/veh)0.1 114.8 0.2 23.8 2.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.1 114.8 0.2 23.8 2.2 LOS A F A C A Approach Delay (s/veh)24.9 23.5 Approach LOS C C Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2: and 6:NBSB, Start of Green Natural Cycle: 150 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.00 Intersection Signal Delay (s/veh): 23.3 Intersection LOS: C Intersection Capacity Utilization 103.9%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 3: SH-82 & North Access ~ 05 •'1' 06 (R) I HCM Signalized Intersection Capacity Analysis 2055 Total AM 3: SH-82 & North Access 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)0 127 302 1098 2755 48 Future Volume (vph)0 127 302 1098 2755 48 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)4.5 4.5 4.5 4.5 4.5 Lane Util. Factor 1.00 0.97 0.95 0.95 1.00 Frt 0.87 1.00 1.00 1.00 0.85 Flt Protected 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot)1611 3433 3539 3539 1583 Flt Permitted 1.00 0.95 1.00 1.00 1.00 Satd. Flow (perm)1611 3433 3539 3539 1583 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph)0 138 328 1193 2995 52 RTOR Reduction (vph) 0 21 0 0 0 2 Lane Group Flow (vph) 0 117 328 1193 2995 50 Turn Type Perm Prot NA NA Perm Protected Phases 5 5 6 6 Permitted Phases 6 6 Actuated Green, G (s)148.3 17.7 175.0 148.3 148.3 Effective Green, g (s)148.3 17.7 175.0 148.3 148.3 Actuated g/C Ratio 0.85 0.10 1.00 0.85 0.85 Clearance Time (s)4.5 4.5 4.5 4.5 Vehicle Extension (s)3.0 3.0 3.0 3.0 Lane Grp Cap (vph)1365 347 3539 2999 1341 v/s Ratio Prot c0.10 0.34 c0.85 v/s Ratio Perm 0.07 0.03 v/c Ratio 0.09 0.95 0.34 1.00 0.04 Uniform Delay, d1 2.2 78.2 0.0 13.3 2.1 Progression Factor 1.00 1.05 1.00 1.06 1.38 Incremental Delay, d2 0.1 32.6 0.1 9.8 0.0 Delay (s)2.3 114.4 0.1 23.9 2.9 Level of Service A F A C A Approach Delay (s/veh)2.3 24.7 23.5 Approach LOS A C C Intersection Summary HCM 2000 Control Delay (s/veh)23.3 HCM 2000 Level of Service C HCM 2000 Volume to Capacity ratio 0.99 Actuated Cycle Length (s)175.0 Sum of lost time (s)9.0 Intersection Capacity Utilization 103.9%ICU Level of Service G Analysis Period (min)15 c Critical Lane Group , ?i ·++ tt Timings 2055 Total PM 3: SH-82 & North Access 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)86 538 2703 1268 138 Future Volume (vph)86 538 2703 1268 138 Turn Type Perm Split NA NA custom Protected Phases 5!5 5 6! Permitted Phases 6 6 Detector Phase 6 5 5 5 6 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 Minimum Split (s)22.5 9.5 9.5 22.5 Total Split (s)23.0 152.0 152.0 23.0 Total Split (%)13.1% 86.9% 86.9%13.1% Yellow Time (s)3.5 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 4.5 Lead/Lag Lag Lead Lead Lag Lead-Lag Optimize?Yes Yes Yes Yes Recall Mode C-Max None None C-Max Act Effct Green (s)18.5 147.5 147.5 175.0 18.5 Actuated g/C Ratio 0.11 0.84 0.84 1.00 0.11 v/c Ratio 0.28 0.20 0.99 0.39 0.68 Control Delay (s/veh)2.1 3.2 24.5 0.3 62.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)2.1 3.2 24.5 0.3 62.9 LOS A A C A E Approach Delay (s/veh)21.0 6.4 Approach LOS C A Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 6:SBT, Start of Green Natural Cycle: 150 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.99 Intersection Signal Delay (s/veh): 16.3 Intersection LOS: B Intersection Capacity Utilization 78.5%ICU Level of Service D Analysis Period (min) 15 ! Phase conflict between lane groups. Splits and Phases: 3: SH-82 & North Access HCM Signalized Intersection Capacity Analysis 2055 Total PM 3: SH-82 & North Access 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (vph)0 86 538 2703 1268 138 Future Volume (vph)0 86 538 2703 1268 138 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 Total Lost time (s)4.5 4.5 4.5 4.5 4.5 Lane Util. Factor 1.00 0.97 0.95 0.95 1.00 Frt 0.87 1.00 1.00 1.00 0.85 Flt Protected 1.00 0.95 1.00 1.00 1.00 Satd. Flow (prot)1611 3433 3539 3539 1583 Flt Permitted 1.00 0.95 1.00 1.00 1.00 Satd. Flow (perm)1611 3433 3539 3539 1583 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph)0 93 585 2938 1378 150 RTOR Reduction (vph) 0 83 0 0 0 55 Lane Group Flow (vph) 0 10 585 2938 1378 95 Turn Type Perm Split NA NA custom Protected Phases 5! 5 5 6! Permitted Phases 6 6 Actuated Green, G (s)18.5 147.5 147.5 175.0 18.5 Effective Green, g (s)18.5 147.5 147.5 175.0 18.5 Actuated g/C Ratio 0.11 0.84 0.84 1.00 0.11 Clearance Time (s)4.5 4.5 4.5 4.5 Vehicle Extension (s)3.0 3.0 3.0 3.0 Lane Grp Cap (vph)170 2893 2982 3539 167 v/s Ratio Prot 0.17 c0.83 0.39 v/s Ratio Perm 0.01 c0.06 v/c Ratio 0.06 0.20 0.99 0.39 0.57 Uniform Delay, d1 70.4 2.6 12.7 0.0 74.4 Progression Factor 1.00 1.20 1.76 1.00 1.12 Incremental Delay, d2 0.6 0.0 2.5 0.1 11.3 Delay (s)71.1 3.1 25.0 0.1 94.6 Level of Service E A C A F Approach Delay (s/veh)71.1 21.4 9.3 Approach LOS E C A Intersection Summary HCM 2000 Control Delay (s/veh)18.7 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.94 Actuated Cycle Length (s)175.0 Sum of lost time (s)9.0 Intersection Capacity Utilization 78.5%ICU Level of Service D Analysis Period (min)15 ! Phase conflict between lane groups. c Critical Lane Group , ?i ·++ tt HCM 7th TWSC 2035 Total AM 4: SH-82 & South RIRO Access 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 510 0 1245 2552 24 Future Vol, veh/h 0 510 0 1245 2552 24 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized -Free -None -None Storage Length -0 ---0 Veh in Median Storage, #0 --0 0 - Grade, %0 --0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 0 554 0 1353 2774 26 Major/Minor Minor2 Major1 Major2 Conflicting Flow All ---0 -0 Stage 1 ------ Stage 2 ------ Critical Hdwy ------ Critical Hdwy Stg 1 ------ Critical Hdwy Stg 2 ------ Follow-up Hdwy ------ Pot Cap-1 Maneuver 0 0 0 --- Stage 1 0 0 0 --- Stage 2 0 0 0 --- Platoon blocked, %--- Mov Cap-1 Maneuver ------ Mov Cap-2 Maneuver ------ Stage 1 ------ Stage 2 ------ Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBTEBLn1 SBT SBR Capacity (veh/h)---- HCM Lane V/C Ratio ---- HCM Control Delay (s/veh)-0 -- HCM Lane LOS -A -- HCM 95th %tile Q(veh)---- HCM 7th TWSC 2035 Total PM 4: SH-82 & South RIRO Access 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 344 0 2945 1156 69 Future Vol, veh/h 0 344 0 2945 1156 69 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized -Free -None -None Storage Length -0 ---0 Veh in Median Storage, #0 --0 0 - Grade, %0 --0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 0 374 0 3201 1257 75 Major/Minor Minor2 Major1 Major2 Conflicting Flow All ---0 -0 Stage 1 ------ Stage 2 ------ Critical Hdwy ------ Critical Hdwy Stg 1 ------ Critical Hdwy Stg 2 ------ Follow-up Hdwy ------ Pot Cap-1 Maneuver 0 0 0 --- Stage 1 0 0 0 --- Stage 2 0 0 0 --- Platoon blocked, %--- Mov Cap-1 Maneuver ------ Mov Cap-2 Maneuver ------ Stage 1 ------ Stage 2 ------ Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBTEBLn1 SBT SBR Capacity (veh/h)---- HCM Lane V/C Ratio ---- HCM Control Delay (s/veh)-0 -- HCM Lane LOS -A -- HCM 95th %tile Q(veh)---- HCM 7th TWSC 2055 Total AM 4: SH-82 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 510 0 1413 3012 24 Future Vol, veh/h 0 510 0 1413 3012 24 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized -Free -None -None Storage Length -0 ---0 Veh in Median Storage, #0 --0 0 - Grade, %0 --0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 0 554 0 1536 3274 26 Major/Minor Minor2 Major1 Major2 Conflicting Flow All ---0 -0 Stage 1 ------ Stage 2 ------ Critical Hdwy ------ Critical Hdwy Stg 1 ------ Critical Hdwy Stg 2 ------ Follow-up Hdwy ------ Pot Cap-1 Maneuver 0 0 0 --- Stage 1 0 0 0 --- Stage 2 0 0 0 --- Platoon blocked, %--- Mov Cap-1 Maneuver ------ Mov Cap-2 Maneuver ------ Stage 1 ------ Stage 2 ------ Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBTEBLn1 SBT SBR Capacity (veh/h)---- HCM Lane V/C Ratio ---- HCM Control Delay (s/veh)-0 -- HCM Lane LOS -A -- HCM 95th %tile Q(veh)---- HCM 7th TWSC 2055 Total PM 4: SH-82 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 344 0 3387 1359 69 Future Vol, veh/h 0 344 0 3387 1359 69 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized -Free -None -None Storage Length -0 ---0 Veh in Median Storage, #0 --0 0 - Grade, %0 --0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 0 374 0 3682 1477 75 Major/Minor Minor2 Major1 Major2 Conflicting Flow All ---0 -0 Stage 1 ------ Stage 2 ------ Critical Hdwy ------ Critical Hdwy Stg 1 ------ Critical Hdwy Stg 2 ------ Follow-up Hdwy ------ Pot Cap-1 Maneuver 0 0 0 --- Stage 1 0 0 0 --- Stage 2 0 0 0 --- Platoon blocked, %--- Mov Cap-1 Maneuver ------ Mov Cap-2 Maneuver ------ Stage 1 ------ Stage 2 ------ Approach EB NB SB HCM Control Delay, s/v 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBTEBLn1 SBT SBR Capacity (veh/h)---- HCM Lane V/C Ratio ---- HCM Control Delay (s/veh)-0 -- HCM Lane LOS -A -- HCM 95th %tile Q(veh)---- Timings 2035 Total AM 5: SH-82 & South U-Turn 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Configurations Traffic Volume (vph)1054 298 2764 Future Volume (vph) 1054 298 2764 Turn Type NA Prot NA Protected Phases 2 1 6 Permitted Phases Detector Phase 2 1 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 Total Split (s)124.4 50.6 175.0 Total Split (%)71.1% 28.9% 100.0% Yellow Time (s)3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 Lead/Lag Lag Lead Lead-Lag Optimize? Yes Yes Recall Mode C-Max None C-Max Act Effct Green (s)128.9 37.1 175.0 Actuated g/C Ratio 0.74 0.21 1.00 v/c Ratio 0.44 0.87 0.85 Control Delay (s/veh)10.2 88.4 2.7 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh) 10.2 88.4 2.7 LOS B F A Approach Delay (s/veh)10.2 11.1 Approach LOS B B Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 45 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.87 Intersection Signal Delay (s/veh): 10.9 Intersection LOS: B Intersection Capacity Utilization 80.2%ICU Level of Service D Analysis Period (min) 15 Splits and Phases: 5: SH-82 & South U-Turn It. 01 ' T 02{R) ! 06(R) HCM 7th Signalized Intersection Summary 2035 Total AM 5: SH-82 & South U-Turn 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 0 0 1054 0 298 2764 Future Volume (veh/h) 0 0 1054 0 298 2764 Initial Q (Qb), veh 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 Work Zone On Approach No No Adj Sat Flow, veh/h/ln 1870 0 1870 1870 Adj Flow Rate, veh/h 1146 0 324 3004 Peak Hour Factor 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 0 2 2 Cap, veh/h 2678 0 347 3462 Arrive On Green 0.75 0.00 0.20 0.97 Sat Flow, veh/h 3741 0 1781 3647 Grp Volume(v), veh/h 1146 0 324 3004 Grp Sat Flow(s),veh/h/ln 1777 0 1781 1777 Q Serve(g_s), s 20.5 0.0 31.3 24.6 Cycle Q Clear(g_c), s 20.5 0.0 31.3 24.6 Prop In Lane 0.00 1.00 Lane Grp Cap(c), veh/h 2678 0 347 3462 V/C Ratio(X)0.43 0.00 0.93 0.87 Avail Cap(c_a), veh/h 2678 0 469 3462 HCM Platoon Ratio 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 Uniform Delay (d), s/veh 7.8 0.0 69.3 0.4 Incr Delay (d2), s/veh 0.5 0.0 21.6 3.2 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.9 0.0 16.4 1.6 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 8.3 0.0 90.9 3.6 LnGrp LOS A F A Approach Vol, veh/h 1146 3328 Approach Delay, s/veh 8.3 12.1 Approach LOS A B Timer - Assigned Phs 1 2 6 Phs Duration (G+Y+Rc), s 38.6 136.4 175.0 Change Period (Y+Rc), s 4.5 4.5 4.5 Max Green Setting (Gmax), s 46.1 119.9 170.5 Max Q Clear Time (g_c+I1), s 33.3 22.5 26.6 Green Ext Time (p_c), s 0.8 12.1 118.3 Intersection Summary HCM 7th Control Delay, s/veh 11.1 HCM 7th LOS B _______ + ?i + ------- Timings 2035 Total PM 5: SH-82 & South U-Turn 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Configurations Traffic Volume (vph)2816 174 1326 Future Volume (vph) 2816 174 1326 Turn Type NA Prot NA Protected Phases 2 1 6 Permitted Phases Detector Phase 2 1 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 Total Split (s)151.7 23.3 175.0 Total Split (%)86.7% 13.3% 100.0% Yellow Time (s)3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 Lead/Lag Lag Lead Lead-Lag Optimize? Yes Yes Recall Mode C-Max None C-Max Act Effct Green (s)147.2 18.8 175.0 Actuated g/C Ratio 0.84 0.11 1.00 v/c Ratio 1.03 0.99 0.41 Control Delay (s/veh)39.0 149.2 0.3 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh) 39.0 149.2 0.3 LOS D F A Approach Delay (s/veh)39.0 17.6 Approach LOS D B Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 140 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.03 Intersection Signal Delay (s/veh): 31.6 Intersection LOS: C Intersection Capacity Utilization 95.0%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 5: SH-82 & South U-Turn It. 01 ' T 02{R) ! 06(R) HCM 7th Signalized Intersection Summary 2035 Total PM 5: SH-82 & South U-Turn 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 0 0 2816 0 174 1326 Future Volume (veh/h) 0 0 2816 0 174 1326 Initial Q (Qb), veh 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 Work Zone On Approach No No Adj Sat Flow, veh/h/ln 1870 0 1870 1870 Adj Flow Rate, veh/h 3061 0 189 1441 Peak Hour Factor 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 0 2 2 Cap, veh/h 2989 0 191 3462 Arrive On Green 0.84 0.00 0.11 0.97 Sat Flow, veh/h 3741 0 1781 3647 Grp Volume(v), veh/h 3061 0 189 1441 Grp Sat Flow(s),veh/h/ln 1777 0 1781 1777 Q Serve(g_s), s 147.2 0.0 18.5 3.1 Cycle Q Clear(g_c), s 147.2 0.0 18.5 3.1 Prop In Lane 0.00 1.00 Lane Grp Cap(c), veh/h 2989 0 191 3462 V/C Ratio(X)1.02 0.00 0.99 0.42 Avail Cap(c_a), veh/h 2989 0 191 3462 HCM Platoon Ratio 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 Uniform Delay (d), s/veh 13.9 0.0 78.0 0.1 Incr Delay (d2), s/veh 22.9 0.0 61.3 0.4 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 55.2 0.0 11.8 0.2 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 36.8 0.0 139.3 0.5 LnGrp LOS F F A Approach Vol, veh/h 3061 1630 Approach Delay, s/veh 36.8 16.6 Approach LOS D B Timer - Assigned Phs 1 2 6 Phs Duration (G+Y+Rc), s 23.3 151.7 175.0 Change Period (Y+Rc), s 4.5 4.5 4.5 Max Green Setting (Gmax), s 18.8 147.2 170.5 Max Q Clear Time (g_c+I1), s 20.5 149.2 5.1 Green Ext Time (p_c), s 0.0 0.0 18.9 Intersection Summary HCM 7th Control Delay, s/veh 29.8 HCM 7th LOS C _______ + ?i + ------- Timings 2055 Total AM 5: SH-82 & South U-Turn 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Configurations Traffic Volume (vph)1222 318 3204 Future Volume (vph) 1222 318 3204 Turn Type NA Prot NA Protected Phases 2 1 6 Permitted Phases Detector Phase 2 1 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 Total Split (s)121.9 53.1 175.0 Total Split (%)69.7% 30.3% 100.0% Yellow Time (s)3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 Lead/Lag Lag Lead Lead-Lag Optimize? Yes Yes Recall Mode C-Max None C-Max Act Effct Green (s)126.7 39.3 175.0 Actuated g/C Ratio 0.72 0.22 1.00 v/c Ratio 0.52 0.87 0.98 Control Delay (s/veh)12.3 81.0 14.1 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh) 12.3 81.0 14.1 LOS B F B Approach Delay (s/veh)12.3 20.1 Approach LOS B C Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 60 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.98 Intersection Signal Delay (s/veh): 18.1 Intersection LOS: B Intersection Capacity Utilization 92.3%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 5: SH-82 & South U-Turn ~ 01 T 02(R) ! 06(R) HCM 7th Signalized Intersection Summary 2055 Total AM 5: SH-82 & South U-Turn 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 0 0 1222 0 318 3204 Future Volume (veh/h) 0 0 1222 0 318 3204 Initial Q (Qb), veh 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 Work Zone On Approach No No Adj Sat Flow, veh/h/ln 1870 0 1870 1870 Adj Flow Rate, veh/h 1328 0 346 3483 Peak Hour Factor 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 0 2 2 Cap, veh/h 2633 0 370 3462 Arrive On Green 0.74 0.00 0.21 0.97 Sat Flow, veh/h 3741 0 1781 3647 Grp Volume(v), veh/h 1328 0 346 3483 Grp Sat Flow(s),veh/h/ln 1777 0 1781 1777 Q Serve(g_s), s 27.0 0.0 33.4 170.5 Cycle Q Clear(g_c), s 27.0 0.0 33.4 170.5 Prop In Lane 0.00 1.00 Lane Grp Cap(c), veh/h 2633 0 370 3462 V/C Ratio(X)0.50 0.00 0.94 1.01 Avail Cap(c_a), veh/h 2633 0 495 3462 HCM Platoon Ratio 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 Uniform Delay (d), s/veh 9.4 0.0 68.2 2.2 Incr Delay (d2), s/veh 0.7 0.0 21.5 16.7 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 10.5 0.0 17.5 8.1 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 10.1 0.0 89.7 19.0 LnGrp LOS B F F Approach Vol, veh/h 1328 3829 Approach Delay, s/veh 10.1 25.4 Approach LOS B C Timer - Assigned Phs 1 2 6 Phs Duration (G+Y+Rc), s 40.8 134.2 175.0 Change Period (Y+Rc), s 4.5 4.5 4.5 Max Green Setting (Gmax), s 48.6 117.4 170.5 Max Q Clear Time (g_c+I1), s 35.4 29.0 172.5 Green Ext Time (p_c), s 0.9 15.8 0.0 Intersection Summary HCM 7th Control Delay, s/veh 21.4 HCM 7th LOS C _______ + ?i + ------- Timings 2055 Total PM 5: SH-82 & South U-Turn 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Configurations Traffic Volume (vph)3258 183 1520 Future Volume (vph) 3258 183 1520 Turn Type NA Prot NA Protected Phases 2 1 6 Permitted Phases Detector Phase 2 1 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 Minimum Split (s)22.5 9.5 22.5 Total Split (s)153.0 22.0 175.0 Total Split (%)87.4% 12.6% 100.0% Yellow Time (s)3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 Total Lost Time (s)4.5 4.5 4.5 Lead/Lag Lag Lead Lead-Lag Optimize? Yes Yes Recall Mode C-Max None C-Max Act Effct Green (s)148.5 17.5 175.0 Actuated g/C Ratio 0.85 0.10 1.00 v/c Ratio 1.18 1.12 0.47 Control Delay (s/veh)101.6 169.1 0.4 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh) 101.6 169.1 0.4 LOS F F A Approach Delay (s/veh)101.6 18.6 Approach LOS F B Intersection Summary Cycle Length: 175 Actuated Cycle Length: 175 Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBT, Start of Green Natural Cycle: 150 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.18 Intersection Signal Delay (s/veh): 73.1 Intersection LOS: E Intersection Capacity Utilization 107.7%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 5: SH-82 & South U-Turn 't. 01 ' T 02(RI ! 06(R) HCM 7th Signalized Intersection Summary 2055 Total PM 5: SH-82 & South U-Turn 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Traffic Volume (veh/h) 0 0 3258 0 183 1520 Future Volume (veh/h) 0 0 3258 0 183 1520 Initial Q (Qb), veh 0 0 0 0 Lane Width Adj.1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT)1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 Work Zone On Approach No No Adj Sat Flow, veh/h/ln 1870 0 1870 1870 Adj Flow Rate, veh/h 3541 0 199 1652 Peak Hour Factor 0.92 0.92 0.92 0.92 Percent Heavy Veh, %2 0 2 2 Cap, veh/h 3016 0 178 3462 Arrive On Green 0.85 0.00 0.10 0.97 Sat Flow, veh/h 3741 0 1781 3647 Grp Volume(v), veh/h 3541 0 199 1652 Grp Sat Flow(s),veh/h/ln 1777 0 1781 1777 Q Serve(g_s), s 148.5 0.0 17.5 3.9 Cycle Q Clear(g_c), s 148.5 0.0 17.5 3.9 Prop In Lane 0.00 1.00 Lane Grp Cap(c), veh/h 3016 0 178 3462 V/C Ratio(X)1.17 0.00 1.12 0.48 Avail Cap(c_a), veh/h 3016 0 178 3462 HCM Platoon Ratio 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 Uniform Delay (d), s/veh 13.2 0.0 78.7 0.1 Incr Delay (d2), s/veh 82.2 0.0 102.4 0.5 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 79.0 0.0 13.1 0.2 Unsig. Movement Delay, s/veh LnGrp Delay(d), s/veh 95.5 0.0 181.1 0.6 LnGrp LOS F F A Approach Vol, veh/h 3541 1851 Approach Delay, s/veh 95.5 20.0 Approach LOS F B Timer - Assigned Phs 1 2 6 Phs Duration (G+Y+Rc), s 22.0 153.0 175.0 Change Period (Y+Rc), s 4.5 4.5 4.5 Max Green Setting (Gmax), s 17.5 148.5 170.5 Max Q Clear Time (g_c+I1), s 19.5 150.5 5.9 Green Ext Time (p_c), s 0.0 0.0 26.0 Intersection Summary HCM 7th Control Delay, s/veh 69.6 HCM 7th LOS E _______ + ?i + ------- 196960000 Harvest Roaring Fork APPENDIX E Signal Warrant Analysis Worksheets Kimley >>> Horn CDOT MaxTime Timing Shee 082A_006.66@CMC_Rd Administration Unit Information Controller ID 16 Main St. SH82 Side St. CMC Rd Adapter IP Address Subnet Mask Default Gateway ARP DHCP 1 Disable 2 Disable Serial Ports: Port Description Function Address Baud Bits Stop Parity Flow CTS RTS 1 Port 2/C21S None 1 9600 8 1 None None 0 0 2 Aux_P3/C22S None 1 9600 8 1 None None 0 0 3 SDLC Port 1 None 1 9600 8 1 None None 0 0 4 Com A/C50S None 1 9600 8 1 None None 0 0 5 FIO None 1 9600 8 1 None None 0 0 6 DISPLAY/C60M None 1 9600 8 1 None None 0 0 7 SP7 None 1 9600 8 1 None None 0 0 8 SP8/Com B None 1 9600 8 1 None None 0 0 Unit Parameters Startup Flash 0 Auto Ped Clr Enable Red Revert 2.0 Backup Time 600 Ext Mode All Red Exit 6 Grn Flash Freq. 60 Yel Flash Freq. 60 MCE Enable Enable Free Seq. 1 MCE Seq. 1 Start Yellow 0.0 Start Red 0.0 Start Clear Hold 6 Phase Parameters Phases 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Walk Time 0 7 0 7 0 7 0 7 0 0 0 0 0 0 Clear Time 0 20 0 26 0 12 0 22 0 0 0 0 0 0 Don't Walk 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Min Green 5 20 0 7 5 20 0 7 0 0 1 1 1 1 Min Green 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Passage 2.5 6.0 0.0 3.5 2.5 6.0 0.0 3.5 0.0 0.0 0.0 0.0 0.0 0.0 Max-1 15 120 0 20 15 120 0 20 0 0 0 0 0 0 Max-2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Max-3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Yel Change 5.5 6.0 0.0 3.5 5.5 6.0 0.0 3.5 0.0 0.0 3.0 3.0 3.0 3.0 Red Clear 3.0 2.0 0.0 3.0 3.0 2.0 0.0 3.5 0.0 0.0 0.0 0.0 0.0 0.0 Add Red Clear 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Red Revert 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Added Initial 0.0 2.4 0.0 0.0 0.0 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Max Initial 0.0 2.4 0.0 0.0 0.0 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Time B4 Reduce 0 50 0 0 0 50 0 0 0 0 0 0 0 0 Cars B4 Reduce 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Time To Reduce 0 50 0 0 0 50 0 0 0 0 0 0 0 0 Reduce By 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Min Gap 0.0 2.4 0.0 0.0 0.0 2.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Dyn Max Limit 30 0 0 30 30 0 0 30 0 0 0 0 0 0 Dyn Max Step 2.0 0.0 0.0 1.5 1.5 0.0 0.0 1.5 0.0 0.0 0.0 0.0 0.0 0.0 Advance Walk 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Delay Ped 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Alt Walk 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Alt Ped Clr Pre Green 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Pre Clearance 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Phase Options Phases 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Enable X X X X X X Auto Flash Ent.X X Auto Flash Exit Cross Black_White.jpg I I I I I .______ -11111111111111 I I I 111111111111111 I I I X X Non Actuated I Non Actuated II Non Lock Mem X X X X X X X X Min Veh Recall X X Max Veh Recall Ped Recall Soft Veh Recall Dual Entry X X Sim Gap Dis Guaranteed Pass Act Rest Walk Cond Service Add Initial Additional Phase Options Phases 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Ped Clr During Yel Ped Clr During Red Cond Reservice Yel Min Override No Startup Call Adv. Warn Flasher No Ped Str Up Call Ped Clr OVTG Flash Exit Call Flash Exit Ped Call MinGreen2 MaxGreen2 MaxGreen3 Ped2 Ped Clear Pre Clear Ped NA+ Mode Red Rest Serve Evy Oth Even Serve Evy Oth Odd Phase Configuration Ph. Startup Ring Concurrent No Served PhasesStartup Min Description 1 Phase Not On 1 5,6 0 WBLT 2 Green No Walk 1 5,6 0 EBT 3 Phase Not On 0 0 NBLT 4 Phase Not On 1 8 0 SBT 5 Phase Not On 2 1,2 0 EBLT 6 Green No Walk 2 1,2 0 WBT 7 Phase Not On 0 0 SBLT 8 Phase Not On 2 4 0 NBT 9 None 0 0 10 None 0 0 11 None 0 0 12 None 0 0 13 None 0 0 14 None 0 0 Sequence Configuration Sequence 1 Sequence 2 Sequence 3 Sequence 4 Ring Phases Ring Phases Ring Phases Ring Phases 1 1,2,a,4,b 1 2,1,a,3,4,b 1 1,2,a,4,3,b 1 2,1,a,4,3,b 2 5,6,a,8,b 2 5,6,a,7,8,b 2 5,6,a,7,8,b 2 5,6,a,7,8,b 3 3 3 3 4 4 4 4 5 5 5 5 6 6 6 6 7 7 7 7 8 8 8 8 9 9 9 9 10 10 10 10 11 11 11 11 12 12 12 12 13 13 13 13 14 14 14 14 Vehicle Detection Parameters Call Call Additional Switch Queue No Max Erratic Failed Det. Phs Ovl Call Phase Phase Delay Extend Limit Activity Presence Counts Time Description 1 1 0 0 4.0 0.0 0 0 0 0 0 2 2 0 0 0.0 0.0 0 0 0 0 0 3 2 0 0 0.0 0.0 0 0 0 0 0 4 2 0 0 0.0 0.0 0 0 0 0 0 5 2 0 0 0.0 0.0 0 0 0 0 0 6 2 0 0 0.0 0.0 0 0 0 0 0 7 3 0 0 0.0 0.0 0 0 0 0 0 8 4 0 0 4.0 0.0 0 0 0 0 0 9 4 0 0 4.0 0.0 0 0 0 0 0 10 4 0 0 4.0 0.0 0 0 0 0 0 11 4 0 0 4.0 0.0 0 0 0 0 0 12 4 0 0 0.0 0.0 0 0 0 0 0 13 1 0 0 4.0 0.0 0 0 0 0 0 14 3 0 0 0.0 0.0 0 0 0 0 0 15 5 0 0 4.0 0.0 0 0 0 0 0 16 6 0 0 0.0 0.0 0 0 0 0 0 17 6 0 0 0.0 0.0 0 0 0 0 0 18 6 0 0 0.0 0.0 0 0 0 0 0 19 6 0 0 0.0 0.0 0 0 0 0 0 20 6 0 0 0.0 0.0 0 0 0 0 0 21 7 0 0 0.0 0.0 0 0 0 0 0 22 8 0 0 4.0 0.0 0 0 0 0 0 23 8 0 0 4.0 0.0 0 0 0 0 0 24 8 0 0 4.0 0.0 0 0 0 0 0 25 8 0 0 4.0 0.0 0 0 0 0 0 26 8 0 0 0.0 0.0 0 0 0 0 0 27 5 0 0 4.0 0.0 0 0 0 0 0 28 7 0 0 0.0 0.0 0 0 0 0 0 Vehicle Detection Options Detector 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Volume Detector Occupancy Yellow Lock Call Red Lock call Passage Queue Call Terminate Detector 21 22 23 24 25 26 27 28 Volume Detector Occupancy Yellow Lock Call Red Lock call Passage Queue Call Terminate Pedestrian Detectors Call Call No Max Det Phase Ovlp Act Presence Erratic Count 1 0 0 0 0 0 2 2 0 0 0 0 3 0 0 0 0 0 4 4 0 0 0 0 5 0 0 0 0 0 6 6 0 0 0 0 7 0 0 0 0 0 8 8 0 0 0 0 9 0 0 0 0 0 10 0 0 0 0 0 Overlaps Trail Trail Trail Walk Ped Walk Ped OLP Type Included Phases Modifier PhasesGRN YEL RED 1 Clr 1 2 Clr 2 Delay Flash Descriptions 1 Off 0 0.0 0.0 0 0 0 0 0.0 Off 2 Off 0 0.0 0.0 0 0 0 0 0.0 Off 3 Off 0 0.0 0.0 0 0 0 0 0.0 Off 4 Off 0 0.0 0.0 0 0 0 0 0.0 Off 5 Off 0 0.0 0.0 0 0 0 0 0.0 Off 6 Off 0 0.0 0.0 0 0 0 0 0.0 Off 7 Off 0 0.0 0.0 0 0 0 0 0.0 Off 8 Off 0 0.0 0.0 0 0 0 0 0.0 Off 9 Off 0 0.0 0.0 0 0 0 0 0.0 Off 10 Off 0 0.0 0.0 0 0 0 0 0.0 Off Coordination Parameters Operational Mode Correction Mode Maximum Mode Force Mode Automatic Shortway (Auto) Per Pattern Per Pattern Patterns Phs Det Ped Patt. Cycle Offset 1 Offset 2 Offset 2 Split Sequence Ref. Color Max Mode Pln Pln Pln 1 0 0 0 0 0 0 Yel Inh 1 1 1 2 0 0 0 0 0 0 Yel Inh 1 1 1 3 0 0 0 0 0 0 Yel Inh 1 1 1 4 0 0 0 0 0 0 Yel Inh 1 1 1 5 0 0 0 0 0 0 Yel Inh 1 1 1 6 0 0 0 0 0 0 Yel Inh 1 1 1 7 0 0 0 0 0 0 Yel Inh 1 1 1 8 0 0 0 0 0 0 Yel Inh 1 1 1 9 0 0 0 0 0 0 Yel Inh 1 1 1 10 0 0 0 0 0 0 Yel Inh 1 1 1 11 0 0 0 0 0 0 Yel Inh 1 1 1 12 0 0 0 0 0 0 Yel Inh 1 1 1 13 0 0 0 0 0 0 Yel Inh 1 1 1 14 0 0 0 0 0 0 Yel Inh 1 1 1 15 0 0 0 0 0 0 Yel Inh 1 1 1 16 0 0 0 0 0 0 Yel Inh 1 1 1 17 0 0 0 0 0 0 Yel Inh 1 1 1 18 0 0 0 0 0 0 Yel Inh 1 1 1 19 0 0 0 0 0 0 Yel Inh 1 1 1 20 0 0 0 0 20 1 Yel Max1 1 1 1 Split Parameters Split 1 Coord Ref Split 2 Coord Ref PH. Time PH PH Mode PH. Time PH PH Mode 1 0 None 1 0 None 2 0 X X Min Rcl 2 0 X X Min Rcl 3 0 None 3 0 None 4 0 None 4 0 None 5 0 None 5 0 None 6 0 X X Min Rcl 6 0 X X Min Rcl 7 0 None 7 0 None ~ - 8 0 None 8 0 None 9 0 None 9 0 None 10 0 None 10 0 None 11 0 None 11 0 None 12 0 None 12 0 None 13 0 None 13 0 None 14 0 None 14 0 None Split 3 Coord Ref Split 4 Coord Ref PH. Time PH PH Mode PH. Time PH PH Mode 1 0 None 1 0 None 2 0 X X Min Rcl 2 0 X X Min Rcl 3 0 None 3 0 None 4 0 None 4 0 None 5 0 None 5 0 None 6 0 X X Min Rcl 6 0 X X Min Rcl 7 0 None 7 0 None 8 0 None 8 0 None 9 0 None 9 0 None 10 0 None 10 0 None 11 0 None 11 0 None 12 0 None 12 0 None 13 0 None 13 0 None 14 0 None 14 0 None Split 5 Coord Ref Split 6 Coord Ref PH. Time PH PH Mode PH. Time PH PH Mode 1 0 None 1 0 None 2 0 None 2 0 None 3 0 None 3 0 None 4 0 None 4 0 None 5 0 None 5 0 None 6 0 None 6 0 None 7 0 None 7 0 None 8 0 None 8 0 None 9 0 None 9 0 None 10 0 None 10 0 None 11 0 None 11 0 None 12 0 None 12 0 None 13 0 None 13 0 None 14 0 None 14 0 None Ring 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Offset Day Plan 1 Month of Year Days of Week Days of Month J F M A M J S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X J A S O N D 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 X X X X X X X X X X X X X X X X X X X X X Day Plan 2 Month of Year Days of Week Days of Month J F M A M J S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 X X X X X X X X X X X X X X X X X X X X X X X X J A S O N D 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 X X X X X X X X X X X X X X X X X X X X X Day Plan 3 Month of Year Days of Week Days of Month J F M A M J S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 J A S O N D 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 I I I I I I I I I I I I I I I I I I i I I I I I I I I I I I I i I I I I I I I I I I I I 1111 m 1111 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1 Day Plan 4 Month of Year Days of Week Days of Month J F M A M J S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 J A S O N D 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Day Plan 1 Day Plan 2 Day Plan 3 Day Plan 4 Event Hour Min. Act Event Hour Min. Act Event Hour Min. Act Event Hour Min. Act 1 0 0 20 1 0 0 1 0 0 1 0 0 2 0 0 2 0 0 2 0 0 2 0 0 3 0 0 3 0 0 3 0 0 3 0 0 4 0 0 4 0 0 4 0 0 4 0 0 5 0 0 5 0 0 5 0 0 5 0 0 6 0 0 6 0 0 6 0 0 6 0 0 7 0 0 7 0 0 7 0 0 7 0 0 8 0 0 8 0 0 8 0 0 8 0 0 9 0 0 9 0 0 9 0 0 9 0 0 10 0 0 10 0 0 10 0 0 10 0 0 Actions Aux. Special Functions Actions Aux. Special Functions Act Pattern 1 2 3 1 2 3 4 5 6 7 8 Act Pattern 1 2 3 1 2 3 4 5 6 7 8 1 Pattern 1 11 Pattern 11 2 Pattern 2 12 Pattern 12 3 Pattern 3 13 Pattern 13 4 Pattern 4 14 Pattern 14 5 Pattern 5 15 Pattern 15 6 Pattern 6 16 Pattern 16 7 Pattern 7 17 Pattern 17 8 Pattern 8 18 Pattern 18 9 Pattern 9 19 Pattern 19 10 Pattern 10 20 Pattern 20 Preemption Parameters Preemption Parameters Preempt 1 2 3 4 5 6 7 8 Preempt 1 2 3 4 5 6 7 8 Link 0 0 0 0 0 0 0 0 Track Yellow 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Delay 0 0 0 0 0 0 0 0 Track Red Clear25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Min Duration 0 0 0 0 0 0 0 0 Exit Red 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Min Green 0 0 0 0 0 0 0 0 Exit Ped Clear 255 255 255 255 255 255 255 255 Min Walk 0 0 0 0 0 0 0 0 Exit Yellow 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Ent. Ped Clear 255 255 255 255 255 255 255 255 Exit Red 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Track Green 0 0 0 0 0 0 0 0 Preempt 1 2 3 4 5 6 7 8 Dwell Green 0 0 15 15 15 0 0 0 Non Lock Mem Max Presence 0 0 0 0 0 0 0 0 Not Overide Flash Enter Yellow 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 NotOverideNextPre Ent. Red Clear 25.5 25.5 25.5 25.5 25.5 25.5 25.5 25.5 Flash Dwell Preemption Configuration Preempt 1 2 3 4 5 6 7 8 Track phase Dwell Phase 2,5 4 1,6 8 Dwell Ped Exit Phase Track Overlap Dwell overlap Cycling phase Cycling Ped Cycling Overlap IO Modules Channel Configuration IO Mod TYPE Chan Ctrl Type Source Chan Ctrl Type Source I I I I I I I i I I I I I I I I I I I I n n n n --1 -I 1---1-1 1--- 1 Caltrans 332 1 Phs Veh 1 11 None 3 2 None 2 Phs Veh 2 12 None 4 3 None 3 None 3 13 Phs Ped 2 4 None 4 Phs Veh 4 14 Phs Ped 4 5 None 5 Phs Veh 5 15 Phs Ped 6 6 None 6 Phs Veh 6 16 Phs Ped 8 7 None 7 None 7 17 None 5 8 None 8 Phs Veh 8 18 None 6 9 None 9 None 1 19 None 0 10 None 10 None 2 20 None 0 Channel Options Channel 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Flash Yellow X X Flash Red X X X X X X Alt Flash X X Startup Clearance Hold Type 1=off, 2=On, 3=Flash and 4= Alt Flash Channel 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Red Yellow Green Phase Intervals Pedestrian Intervals Interval Description Red Yel Grn Type Interval Description DWK CLR Wlk Type 1 notActive On Off Off Red 1 notActive On Off Off Dont Walk 2 dltGrn On Off Off Red 2 dltPed On Off Off Dont Walk 3 PreGrn Off Off On Green 3 walk Off Off On Walk 4 minGrn Off Off On Green 4 walkDwell Off Off On Walk 5 grnExt Off Off On Green 5 flashDtWlk Flash Off Off Ped Clear 6 grnDwell Off Off On Green 6 dWalk On Off Off Dont Walk 7 preClear Off Off On Green 7 8 yelChange Off On Off Yellow 8 9 redClear On Off Off Red 10 redDwell On Off Off Red 11 Barrier On Off Off Red Countdown Display Display Addr PhaseTime Display Addr PhaseTime 1 9 2 10 3 11 4 12 5 13 6 14 7 15 8 16 Manual Control Phase Groups Grp 1 Grp 2 Grp 3 Grp 4 Grp 5 Grp 6 Grp 7 Grp 8 Ring Ph Ring Ph Ring Ph Ring Ph Ring Ph Ring Ph Ring Ph Ring Ph 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 2 0 2 0 2 0 2 0 2 0 2 0 2 0 2 0 3 0 3 0 3 0 3 0 3 0 3 0 3 0 3 0 4 0 4 0 4 0 4 0 4 0 4 0 4 0 4 0 5 0 5 0 5 0 5 0 5 0 5 0 5 0 5 0 6 0 6 0 6 0 6 0 6 0 6 0 6 0 6 0 7 0 7 0 7 0 7 0 7 0 7 0 7 0 7 0 8 0 8 0 8 0 8 0 8 0 8 0 8 0 8 0 9 0 9 0 9 0 9 0 9 0 9 0 9 0 9 0 10 0 10 0 10 0 10 0 10 0 10 0 10 0 10 0 11 0 11 0 11 0 11 0 11 0 11 0 11 0 11 0 12 0 12 0 12 0 12 0 12 0 12 0 12 0 12 0 11 I 11111111111111 11 I 11111111111111 13 0 13 0 13 0 13 0 13 0 13 0 13 0 13 0 14 0 14 0 14 0 14 0 14 0 14 0 14 0 14 0 15 0 15 0 15 0 15 0 15 0 15 0 15 0 15 0 16 0 16 0 16 0 16 0 16 0 16 0 16 0 16 0 Prioritor Settings Prioritor Priority Ph Output Dly Enabled Lock Out Time 1 0 No 0 2 0 3 0 4 0 5 0 6 0 7 0 8 0 Loopback Functions Func Result Function Type IndexSource Function TypeIndex Func Result Function Type IndexSource Function TypeIndex 1 10 2 11 3 12 4 13 5 14 6 15 7 16 8 17 9 18 10 19 11 20 Section Configuration Section Control Poll Req # Fail Time Algorithm Period Description 1 None 60 1 300 240 2 None 60 1 300 240 3 None 60 1 300 240 4 None 60 1 300 240 5 None 60 1 300 240 6 None 60 1 300 240 7 None 60 1 300 240 8 None 60 1 300 240 9 None 60 1 300 240 10 None 60 1 300 240 11 None 60 1 300 240 12 None 60 1 300 240 13 None 60 1 300 240 14 None 60 1 300 240 15 None 60 1 300 240 16 None 60 1 300 240 User Program Info Pgrm Description 1 2 3 4 5 6 7 8 9 10 11 I I I I I 111 I 111111 t----------+--------t I I I 196960000 Harvest Roaring Fork APPENDIX F Queue Analysis Worksheets Kimley >>> Horn Queues 2035 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Group Flow (vph)25 43 270 118 58 163 82 901 44 175 2158 74 v/c Ratio 0.17 0.21 0.17 0.81 0.29 0.10 0.72 0.40 0.04 0.80 0.88 0.07 Control Delay (s/veh)72.0 72.3 0.2 111.7 74.8 0.1 112.9 13.1 0.1 98.8 27.4 1.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)72.0 72.3 0.2 111.7 74.8 0.1 112.9 13.1 0.1 98.8 27.4 1.7 Queue Length 50th (ft)26 45 0 133 62 0 95 194 0 198 1031 0 Queue Length 95th (ft)60 89 0 #232 113 0 #172 252 0 281 1159 17 Internal Link Dist (ft)494 493 616 1020 Turn Bay Length (ft)100 25 400 250 75 150 Base Capacity (vph)164 228 1583 162 223 1583 126 2239 1049 284 2452 1120 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.15 0.19 0.17 0.73 0.26 0.10 0.65 0.40 0.04 0.62 0.88 0.07 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2035 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Group Flow (vph)74 43 93 60 43 252 152 2265 76 141 1168 27 v/c Ratio 0.76 0.32 0.06 0.64 0.33 0.16 0.78 0.92 0.07 0.82 0.48 0.02 Control Delay (s/veh)120.0 83.2 0.1 107.9 84.3 0.2 90.1 29.4 2.4 111.5 14.3 0.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)120.0 83.2 0.1 107.9 84.3 0.2 90.1 29.4 2.4 111.5 14.3 0.0 Queue Length 50th (ft)85 48 0 68 48 0 171 1013 2 160 321 0 Queue Length 95th (ft)#170 94 0 #132 94 0 m245 1170 m14 #270 404 0 Internal Link Dist (ft)494 493 616 1020 Turn Bay Length (ft)100 25 400 250 75 150 Base Capacity (vph)104 143 1583 100 138 1583 247 2475 1131 187 2425 1109 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.71 0.30 0.06 0.60 0.31 0.16 0.62 0.92 0.07 0.75 0.48 0.02 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Queues 2055 Total AM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Group Flow (vph)29 51 320 141 69 195 97 1032 52 209 2552 88 v/c Ratio 0.22 0.27 0.20 1.08 0.38 0.12 0.95 0.47 0.05 0.83 1.01 0.08 Control Delay (s/veh)77.1 77.1 0.3 170.2 80.8 0.2 145.9 17.3 0.1 97.6 46.8 2.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)77.1 77.1 0.3 170.2 80.8 0.2 145.9 17.3 0.1 97.6 46.8 2.0 Queue Length 50th (ft)31 55 0 ~179 76 0 113 264 0 236 ~1617 3 Queue Length 95th (ft)68 104 0 #336 133 0 #244 303 0 323 #1723 21 Internal Link Dist (ft)494 493 616 1020 Turn Bay Length (ft)100 25 400 250 75 150 Base Capacity (vph)132 186 1583 131 180 1583 102 2212 1038 323 2515 1147 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.22 0.27 0.20 1.08 0.38 0.12 0.95 0.47 0.05 0.65 1.01 0.08 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Total PM 1: SH-82 & Spring Valley Rd (CR-114)03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Group Flow (vph)88 51 111 71 51 300 180 2666 91 167 1347 33 v/c Ratio 0.86 0.36 0.07 0.72 0.38 0.19 0.80 1.08 0.08 1.02 0.57 0.03 Control Delay (s/veh)135.7 84.5 0.1 116.0 85.7 0.3 82.0 73.4 3.5 151.4 17.6 0.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)135.7 84.5 0.1 116.0 85.7 0.3 82.0 73.4 3.5 151.4 17.6 0.1 Queue Length 50th (ft)102 57 0 81 57 0 200 ~1778 11 ~206 422 0 Queue Length 95th (ft)#214 107 0 #168 107 0 m194 m#1832 m10 #372 536 0 Internal Link Dist (ft)494 493 616 1020 Turn Bay Length (ft)100 25 400 250 75 150 Base Capacity (vph)104 143 1583 100 138 1583 289 2479 1132 163 2356 1097 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.85 0.36 0.07 0.71 0.37 0.19 0.62 1.08 0.08 1.02 0.57 0.03 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Queues 2035 Total AM 3: SH-82 & North Access 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Group Flow (vph)138 304 1038 2523 52 v/c Ratio 0.09 0.70 0.29 0.87 0.04 Control Delay (s/veh)0.1 83.8 0.2 12.4 1.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.1 83.8 0.2 12.4 1.5 Queue Length 50th (ft)0 146 0 444 1 Queue Length 95th (ft)0 209 0 502 m7 Internal Link Dist (ft)2506 2340 Turn Bay Length (ft)300 300 Base Capacity (vph)1518 441 3530 2910 1310 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.09 0.69 0.29 0.87 0.04 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. Queues 2035 Total PM 3: SH-82 & North Access 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Group Flow (vph)93 575 2493 1172 150 v/c Ratio 0.07 0.35 0.70 0.70 0.18 Control Delay (s/veh)0.1 35.7 0.5 50.4 17.6 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.1 35.7 0.5 50.4 17.6 Queue Length 50th (ft)0 255 0 547 34 Queue Length 95th (ft)0 m254 m0 683 117 Internal Link Dist (ft)2506 2340 Turn Bay Length (ft)300 300 Base Capacity (vph)1336 1638 3539 1668 811 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.07 0.35 0.70 0.70 0.18 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. Queues 2055 Total AM 3: SH-82 & North Access 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Group Flow (vph)138 329 1193 2995 52 v/c Ratio 0.10 0.95 0.34 1.00 0.04 Control Delay (s/veh)0.3 115.3 0.2 23.8 1.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)0.3 115.3 0.2 23.8 1.0 Queue Length 50th (ft)0 182 0 622 2 Queue Length 95th (ft)6 #294 0 m596 m3 Internal Link Dist (ft)2506 2340 Turn Bay Length (ft)300 300 Base Capacity (vph)1389 347 3539 2999 1349 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.10 0.95 0.34 1.00 0.04 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Queues 2055 Total PM 3: SH-82 & North Access 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group EBR NBL NBT SBT SBR Lane Group Flow (vph)93 585 2938 1378 150 v/c Ratio 0.28 0.20 0.99 0.39 0.68 Control Delay (s/veh)2.1 3.2 24.5 0.3 62.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)2.1 3.2 24.5 0.3 62.9 Queue Length 50th (ft)0 64 1687 0 121 Queue Length 95th (ft)0 m56 m1407 0 m200 Internal Link Dist (ft)2506 2340 Turn Bay Length (ft)300 300 Base Capacity (vph)330 2893 2982 3539 222 Starvation Cap Reductn 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 Reduced v/c Ratio 0.28 0.20 0.99 0.39 0.68 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. Queues 2035 Total AM 5: SH-82 & South U-Turn 03/27/2025 2035 Total AM 8:41 am 01/25/2024 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Group Flow (vph)1146 324 3004 v/c Ratio 0.44 0.87 0.85 Control Delay (s/veh)10.2 88.4 2.7 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh)10.2 88.4 2.7 Queue Length 50th (ft)250 363 0 Queue Length 95th (ft)351 459 0 Internal Link Dist (ft)904 3537 Turn Bay Length (ft)300 Base Capacity (vph)2607 466 3539 Starvation Cap Reductn 0 0 0 Spillback Cap Reductn 0 0 0 Storage Cap Reductn 0 0 0 Reduced v/c Ratio 0.44 0.70 0.85 Intersection Summary Queues 2035 Total PM 5: SH-82 & South U-Turn 03/27/2025 2035 Total PM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Group Flow (vph)3061 189 1441 v/c Ratio 1.03 0.99 0.41 Control Delay (s/veh)39.0 149.2 0.3 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh)39.0 149.2 0.3 Queue Length 50th (ft)~1966 204 0 Queue Length 95th (ft)#2048 #393 0 Internal Link Dist (ft)904 3537 Turn Bay Length (ft)300 Base Capacity (vph)2976 190 3539 Starvation Cap Reductn 0 0 0 Spillback Cap Reductn 0 0 0 Storage Cap Reductn 0 0 0 Reduced v/c Ratio 1.03 0.99 0.41 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Total AM 5: SH-82 & South U-Turn 03/27/2025 2055 Total AM 3:49 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Group Flow (vph)1328 346 3483 v/c Ratio 0.52 0.87 0.98 Control Delay (s/veh)12.3 84.5 15.0 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh)12.3 84.5 15.0 Queue Length 50th (ft)330 400 1503 Queue Length 95th (ft)458 m395 m2147 Internal Link Dist (ft)904 3537 Turn Bay Length (ft)300 Base Capacity (vph)2562 491 3539 Starvation Cap Reductn 0 0 0 Spillback Cap Reductn 0 0 0 Storage Cap Reductn 0 0 0 Reduced v/c Ratio 0.52 0.70 0.98 Intersection Summary m Volume for 95th percentile queue is metered by upstream signal. Queues 2055 Total PM 5: SH-82 & South U-Turn 03/27/2025 2055 Total PM 3:52 pm 03/26/2025 Baseline Synchro 12 Report Page 1 Lane Group NBT SBL SBT Lane Group Flow (vph)3541 199 1652 v/c Ratio 1.18 1.12 0.47 Control Delay (s/veh)101.6 169.1 0.4 Queue Delay 0.0 0.0 0.0 Total Delay (s/veh)101.6 169.1 0.4 Queue Length 50th (ft)~2550 ~266 0 Queue Length 95th (ft)#2607 #444 0 Internal Link Dist (ft)904 3537 Turn Bay Length (ft)300 Base Capacity (vph)3003 177 3539 Starvation Cap Reductn 0 0 0 Spillback Cap Reductn 0 0 0 Storage Cap Reductn 0 0 0 Reduced v/c Ratio 1.18 1.12 0.47 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 196960000 Harvest Roaring Fork APPENDIX G SH-82 Access Improvement Exhibits Kimley >>> Horn GL 6 LOT 9 G L 1 GL 25 G L 6 GL 6 GL 1 GL 2 GL 6 LOT 9 G L 1 GL 25 G L 6 GL 6 GL 1 GL 2 PROPERTY LINE PRELIMINARY FORCE MAIN ALIGNMENT ACROSS RIVER ROARING FORK RIVER EXISTING CALAWAY CT. INTERSECTION CENTERLINE @ SH-82 MILE MARKER 6.96 EXISTING CR-154/CR-114 (THUNDER RIVER MARKET) INTERSECTION CENTERLINE @ SH-82 MILE MARKER 6.68 EXISTING CR-113 (CATTLE CREEK ROAD) INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.85 TO BE REVISED TO RIIGHT IN RIGHT OUT SH-82 MILE MARKER 7 SH-82 MILE MARKER 8 PR O P E R T Y L I N E PRO P E R T Y L I N E P R O P E R T Y L I N E PROPOSED 3 4 MOVEMENT (LEFT IN AND RIGHT-IN/RIGHT-OUT INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.38 PROPOSED RIGHT-IN/RIGHT-OUT INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.76 PROPOSED SOUTH U TURN INTERSECTION CENTERLINE @ SH-82 MILE MARKER 8.21 3 4 M O V E M E N T T O R I R O = 2 0 0 4 ' ( 9 6 0 ' A C C E L + 2 2 2 ' T A P E R + 6 0 0 ' D E C E L + 2 2 2 ' T A P E R ) CAL A W A Y C T T O 3 4 M O V E M E N T M I N L E N G T H = 2 0 0 4 ' ( 9 6 0 ' A C C E L + 2 2 2 ' T A P E R + 6 0 0 ' D E C E L + 2 2 2 ' T A P E R ) ( * A C T U A L 2 2 2 0 ' ) E X I S T I N G C A T T L E C R E E K T O 3 4 M O V E M E N T M I N L E N G T H = 2 3 6 0 ' (9 6 0 ' A C C E L + 6 0 0 ' D E C E L + 8 0 0 ' M E R G I N G ) ( * A C T U A L 2 5 0 0 ' ) RI R O T O P R O P O S E D U - T U R N M I N L E N G T H = 2 3 6 0 ' ( 9 6 0 ' A C C E L + 6 0 0 ' D E C E L + 8 0 0 ' M E R G I N G ) ( * A C T U A L 2 3 6 0 ' ) PROPOSED RFTA CROSSING, DEVELOPMENT ACCESS ROAD GOES UNDER RFTA TRAIL PROPOSED RFTA CROSSING, DEVELOPMENT ACCESS ROAD CROSSES RFTA @ GRADE DATE REVISION XXX C-1.0 DRAWING NO. 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' • '."., / -~\ -- R3 Traffic Section, Access Unit 222 S 6th St, Rm 100 Grand Junction, CO 81501 PH (970) 683-6284 FAX (970) 683-6290 R3 Traffic Section, Access Unit, 222 S. 6th Street, Rm 100, Grand Junction, CO 81501 PH (970) 683-6284 www.codot.gov <<<<< e-mailed >>>>> April 18, 2025 Permit No. 325027 Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Irving, Texas 75039 Dear Permittee: 1.Please review the attached State Highway Access Permit (Form #101) and all enclosed attachments 2.If you ACCEPT the Permit and its Terms and Conditions (and are authorized to sign as legal owner of the property, or as an authorized representative), please complete the DocuSign process within 60 days of the transmittal date on the permit. Your signature confirms your agreement to all the listed Terms and Conditions. 3.If you fail to complete the DocuSign within 60 days, the Colorado Department of Transportation (CDOT) will consider this permit withdrawn. 4.You may use the PayPal link to pay for this permit or send a check or money order made payable to “CDOT” for the total amount due of $300.00 to our office. 5.If you wish to APPEAL the Terms and Conditions of the permit, please refer to the attached Form 101, Pages 2 and 3 for an explanation of the appeal procedures. 6.As described in the additional attached Terms and Conditions, you must make a written request to obtain a Notice to Proceed. DO NOT begin any work within the State Highway Right-of-Way without a validated Access Permit and Notice to Proceed. Use of this permit without the Colorado Department of Transportation’s validation shall be considered a violation of State Law. If you have any questions please call Kandis Aggen, Asst. Access Manager, at (970) 683-6270 or Brian Killian, Region 3 Access Program Manager, at (970) 683-6284. If you choose to return the signed permit and/or check by mail, please send to: Region 3 Access Unit Attn: Kandis Aggen, Asst. Access Manager 222 S 6th St, Rm 100 Grand Junction, CO 81501 Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 COLORADO Department of Transportation Region3 COLORADO DEPARTMENT OF TRANSPORTATION STATE HIGHWAY ACCESS PERMIT CDOT Permit No. 325027 State Highway No / Mp / Side 082A / 7.772 / Right Permit Fee $300.00 Date of Transmittal 04/18/2025 Region / Section / Patrol / Name 3 / 02 / 2K12 Melissa DeAndrea Local Jurisdiction Garfield County The Permittee(s): Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Irving, Texas 75039 The Applicant(s): Sopris Engineering, LLC 502 Main St., Suite A-3 Carbondale, Colorado 81623 is hereby granted permission to have an access to the state highway at the location noted below. The access shall be constructed, maintained and used in accordance with this permit, including the State Highway Access Code and any attachments, terms, conditions and exhibits. This permit may be revoked by the Issuing Authority if at any time the permitted access and its use violate any parts of this permit. The issuing authority, the Department and their duly appointed agents and employees shall be held harmless against any action for personal injury or property damage sustained by reason of the exercise of the permit. Location: This access is approximately 4,076-ft east of mile post 7 at approximate mile post 7.772 Access to Provide Service to: (Land Use Code) (Size) (Units) 210 - Single-Family Detached Housing 450 Units 220 - Multifamily Housing (Low-Rise) 625 Units Affordable housing, 225 units (ITE #223); Strip retail plaza, 40 ksf (ITE #822) Hotel, 90 rooms (ITE #310); Small office building, 10 ksf (ITE #712); Single family attached housing, 200 units (ITE #215) Total Peak Hour Traffic: 534 DHV Additional Information: Please read the terms and conditions of the permit to obtain the Notice to Proceed. This permit and Permit 325028 were issued together for the same development and shall be constructed simultaneously. MUNICIPALITY OR COUNTY APPROVAL Required only when the appropriate local authority retains issuing authority. Signature Print Name Date Title Upon the signing of this permit the permittee agrees to the terms and conditions and referenced attachments contained herein. All construction shall be completed in an expeditious and safe manner and shall be finished within 45 days from Initiation. The permitted access shall be completed in accordance with the terms and conditions of the permit prior to being used. The permittee shall notify Jorge Centino 2K2 with the Colorado Department of Transportation, at (970) 309-3338 at least 48 hours prior to commencing construction within the State Highway right-of-way. The person signing as the permittee must be the owner or legal representative of the property served by the permitted access and have full authority to accept the permit and its terms and conditions. Permittee Signature: Print Name Date Co-Permittee Signature: (if applicable) Print Name Date This permit is not valid until signed by a duly authorized representative of the Department. COLORADO DEPARTMENT OF TRANSPORTATION Signature Print Name Title Date (of issue) Copy Distribution: Required: 1.Region 3.Staff Access Section 2.Applicant 4.Central Files Make copies as necessary for: Previous editions are obsolete and may not be used Local Authority Inspector Page 1 of 3 CDOT Form #101 5/07 MTCE Patrol Traffic Engineer \s1\ \n1\ \d1\ \s2\ \n2\ \t2\ \d2\ Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 4/18/2025 | 12:51 PM PDTRichard Myers Brian Killian Access Manager 4/21/2025 | 7:31 AM MDT ... ocu.:,1gnea oy: ~ct.nl fl½m ,__ D4252CEBB2F9421 ... -·~· L • bvi~ kw~ I I I - State Highway Access Permit Form 101, Page 2 The following paragraphs are excerpts of the State Highway Access Code. These are provided for your convenience but do not alleviate compliance with all sections of the Access Code. A copy of the State Highway Access Code is available from your local issuing authority (local government) or the Colorado Department of Transportation (Department). When this permit was issued, the issuing authority made its decision based in part on information submitted by the applicant, on the access category which is assigned to the highway, what alternative access to other public roads and streets is available, and safety and design standards. Changes in use or design not approved by the permit or the issuing authority may cause the revocation or suspension of the permit. APPEALS 1.Should the permittee or applicant object to the denial of a permit application by the Department or object to any of the terms or conditions of a permit placed there by the Department, the applicant and permittee (appellant) have a right to appeal the decision to the [Transportation] Commission [of Colorado]. To appeal a decision, submit a request for administrative hearing to the Transportation Commission of Colorado within 60 days of transmittal of notice of denial or transmittal of the permit for signature. Submit the request to the Transportation Commission of Colorado, 4201 East Arkansas Avenue, Denver, Colorado 80222-3400. The request shall include reasons for the appeal and may include changes, revisions, or conditions that would be acceptable to the permittee or applicant. 2.Any appeal by the applicant or permittee of action by a local issuing authority shall be filed with the local authority and be consistent with the appeal procedures of the local authority. 3.In submitting the request for administrative hearing, the appellant has the option of including within the appeal a request for a review by the Department’s internal administrative review committee pursuant to [Code] subsection 2.10. When such committee review is requested, processing of the appeal for formal administrative hearing, 2.9(5) and (6), shall be suspended until the appellant notifies the Commission to proceed with the administrative hearing, or the appellant submits a request to the Commission or the administrative law judge to withdraw the appeal. The two administrative processes, the internal administrative review committee, and the administrative hearing, may not run concurrently. 4.Regardless of any communications, meetings, administrative reviews or negotiations with the Department or the internal administrative review Committee regarding revisions or objections to the permit or a denial, if the permittee or applicant wishes to appeal the Department's decision to the Commission for a hearing, the appeal must be brought to the Commission within 60 days of transmittal of notice of denial or transmittal of the permit. PERMIT EXPIRATION 1.A permit shall be considered expired if the access is not under construction within one year of the permit issue date or before the expiration of any authorized extension. When the permittee is unable to commence construction within one year after the permit issue date, the permittee may request a one year extension from the issuing authority. No more than two one-year extensions may be granted under any circumstances. If the access is not under construction within three years from date of issue the permit will be considered expired. Any request for an extension must be in writing and submitted to the issuing authority before the permit expires. The request should state the reasons why the extension is necessary, when construction is anticipated, and include a copy of page 1 (face of permit) of the access permit. Extension approvals shall be in writing. The local issuing authority shall obtain the concurrence of the Department prior to the approval of an extension, and shall notify the Department of all denied extensions within ten days. Any person wishing to reestablish an access permit that has expired may begin again with the application procedures. An approved Notice to Proceed, automatically renews the access permit for the period of the Notice to Proceed. CONSTRUCTION 1.Construction may not begin until a Notice to Proceed is approved. (Code subsection 2.4] 2.The construction of the access and its appurtenances as required by the terms and conditions of the permit shall be completed at the expense of the permittee except as provided in subsection 2.14. All materials used in the construction of the access within the highway right-of-way or on permanent easements, become public property. Any materials removed from the highway right-of-way will be disposed of only as directed by the Department. All fencing, guard rail, traffic control devices and other equipment and materials removed in the course of access construction shall be given to the Department unless otherwise instructed by the permit or the Department inspector. 3.The permittee shall notify the individual or the office specified on the permit or Notice to Proceed at least two working days prior to any construction within state highway right-of-way. Construction of the access shall not proceed until both the access permit and the Notice to Proceed are issued. The access shall be completed in an expeditious and safe manner and shall be finished within 45 days from initiation of construction within the highway right-of-way. A construction time extension not to exceed 30 working days may be requested from the individual or office specified on the permit. 4.The issuing authority and the Department may inspect the access during construction and upon completion of the access to ensure that all terms and conditions of the permit are met. Inspectors are authorized to enforce the conditions of the permit during construction and to halt any activities within state right-of-way that do not comply with the provisions of the permit, that conflict with concurrent highway construction or maintenance work, that endanger highway property, natural or cultural resources protected by law, or the health and safety of workers or the public. \i1\ Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 5. Prior to using the access, the permittee is required to complete the construction according to the terms and conditions of the permit. Failure by the permittee to abide by all permit terms and conditions shall be sufficient cause for the Department or issuing authority to initiate action to suspend or revoke the permit and close the access. If in the determination of the Department or issuing authority the failure to comply with or complete the construction requirements of the permit create a highway safety hazard, such shall be sufficient cause for the summary suspension of the permit. If the permittee wishes to use the access prior to completion, arrangements must be approved by the issuing authority and Department and included in the permit. The Department or issuing authority may order a halt to any unauthorized use of the access pursuant to statutory and regulatory powers. Reconstruction or improvement of the access may be required when the permittee has failed to meet required specifications of design or materials. If any construction element fails within two years due to improper construction or material specifications, the permittee shall be responsible for all repairs. Failure to make such repairs may result in suspension of the permit and closure of the access. 6. The permittee shall provide construction traffic control devices at all times during access construction, in conformance with the M.U.T.C.D. as required by section 42- 4-104, C.R.S., as amended. 7. A utility permit shall be obtained for any utility work within highway right-of-way. Where necessary to remove, relocate, or repair a traffic control device or public or private utilities for the construction of a permitted access, the relocation, removal or repair shall be accomplished by the permittee without cost to the Department or issuing authority, and at the direction of the Department or utility company. Any damage to the state highway or other public right-of-way beyond that which is allowed in the permit shall be repaired immediately. The permittee is responsible for the repair of any utility damaged in the course of access construction, reconstruction or repair. 8. In the event it becomes necessary to remove any right- of-way fence, the posts on either side of the access shall be securely braced with an approved end post before the fence is cut to prevent any slacking of the remaining fence. All posts and wire removed are Department property and shall be turned over to a representative of the Department. 9. The permittee shall ensure that a copy of the permit is available for review at the construction site at all times. The permit may require the contractor to notify the individual or office specified on the permit at any specified phases in construction to allow the field inspector to inspect various aspects of construction such as concrete forms, subbase, base course compaction, and materials specifications. Minor changes and additions may be ordered by the Department or local authority field inspector to meet unanticipated site conditions. 10. Each access shall be constructed in a manner that shall not cause water to enter onto the roadway or shoulder, and shall not interfere with the existing drainage system on the right-of-way or any adopted municipal system and drainage plan. 11. By accepting the permit, permittee agrees to save, indemnify, and hold harmless to the extent allowed by law, the issuing authority, the Department, its officers, and employees from suits, actions, claims of any type or character brought because of injuries or damage sustained by any person resulting from the permittee's use of the access permit during the construction of the access. CHANGES IN ACCESS USE AND PERMIT VIOLATIONS 1. It is the responsibility of the property owner and permittee to ensure that the use of the access to the property is not in violation of the Code, permit terms and conditions or the Act. The terms and conditions of any permit are binding upon all assigns, successors-in-interest, heirs and occupants. If any significant changes are made or will be made in the use of the property which will affect access operation, traffic volume and or vehicle type, the permittee or property owner shall contact the local issuing authority or the Department to determine if a new access permit and modifications to the access are required. 2. When an access is constructed or used in violation of the Code, section 43-2-147(5)(c), C.R.S., of the Act applies. The Department or issuing authority may summarily suspend an access permit and immediately order closure of the access when its continued use presents an immediate threat to public health, welfare or safety. Summary suspension shall comply with article 4 of title 24, C.R.S. MAINTENANCE 1. The permittee, his or her heirs, successors-in-interest, assigns, and occupants of the property serviced by the access shall be responsible for meeting the terms and conditions of the permit, the repair and maintenance of the access beyond the edge of the roadway including any cattle guard and gate, and the removal or clearance of snow or ice upon the access even though deposited on the access in the course of Department snow removal operations. Within unincorporated areas the Department will keep access culverts clean as part of maintenance of the highway drainage system. However, the permittee is responsible for the repair and replacement of any access-related culverts within the right-of-way. Within incorporated areas, drainage responsibilities for municipalities are determined by statute and local ordinance. The Department will maintain the roadway including auxiliary lanes and shoulders, except in those cases where the access installation has failed due to improper access construction and/or failure to follow permit requirements and specifications in which case the permittee shall be responsible for such repair. Any significant repairs such as culvert replacement, resurfacing, or changes in design or specifications, requires authorization from the Department. Form 101, Page 3 \i1\ Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right 1.This permitted access is only for the use and purpose stated in the application and permit. This permit is issued in accordance with the State Highway Access Code (2 CCR 601-1), hereafter referred to as the “Access Code”, and is based in part upon the information submitted by the Permittee. 2.Any subsequent relocation, reconstruction, modifications, changes in the type of traffic using the access or 20% increase in volume to the access shall require a new application and coordination with Colorado Department of Transportation, hereafter referred to as “CDOT”. Any changes causing non-compliance with the Access Code may render this permit void, requiring a new permit. 3.This permit replaces any and all additional access permits that may be in existence for this access. 4.This permit is for Single family detached housing, 450 units (ITE #210); Single family attached housing, 200 units (ITE #215); Low rise multi-family housing, 625 units (ITE #220); Affordable housing, 225 units (ITE #223); Hotel, 90 rooms (ITE #310); Small office building, 10 ksf (ITE #712); Strip retail plaza, 40 ksf (ITE #822). Parcel #’s: 239307300032, 239307300033, 239501400161. 5.The traffic volume shall be 534 DHV (Design Hourly Volume). 6.The highway access category is E-X. 7.This access shall be a Right-In-Right-Out only access. 8.This access permit is in conjunction with the permit for the eastern access to the same parcel, Permit # 325028. 9.The Permittee shall design and construct the following in accordance with section 4 of the Access Code. (a)Construct a southbound right turn deceleration lane. (b)Construct an eastbound-to-southbound right turn acceleration lane. (c)Restrict access at the Cattle Creek Rd/CR 113 access (approx. MP 7.87) to right-in right-out only by removing the paved median. Remove the pavement and regrade to reestablish drainage. (d)The following improvements shall be constructed off-site, at a new median crossover at approx. MP 8.178. These improvements shall be constructed in conjunction with the requirements of Permit # 325028 to create a full RCUT-style intersection incorporating the northern access, Cattle Creek Rd, and both U-turn locations. (e)Construct a left turn/U-turn median crossover at approx. MP 8.178. This U-turn location shall be spaced far enough for a full length eastbound-to-southbound right turn acceleration lane, enough merging and lane change length, and a southbound left turn deceleration lane to be built back-to-back. (f)Construct a southbound left turn deceleration lane. (g)Construct a signal to protect the southbound left turns. (h)Construct a U-turn bulb-out to accommodate WB-67 design vehicles. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right 10.All other accesses to this parcel shall be closed. Remove the driveways and regrade to reestablish drainage, remove any gates and cattle guards, mailbox’s etc. to ensure the access cannot be used again. 11.All mainline auxiliary lanes shall be designed and constructed with a 2-inch overlay or other method to ensure there isn’t striping conflicts or ghosting of the old striping that was removed. 12.This access shall be designed and constructed to CDOT’s standards and may be required to include sidewalk, trail, curb and gutter. 13.A design meeting is required before proceeding with the construction design. Required personnel for this meeting are: Design Engineer, Professional Engineer of Record (i.e., the person who will sign and seal the plan set), and Permittee or Representative. Please contact Nick Nordquist at 970-683-6280 for scheduling this design meeting. 14.A Notice to Proceed (NTP) is required before beginning construction on the access or any activity within the highway right-of-way. To receive the NTP the applicant shall submit a complete packet to CDOT (to Nick Nordquist - 970-683-6280, nicholas.nordquist@state.co.us) with the following items: (a)Scheduled pre-construction meeting – a preconstruction meeting is required before the issuance of a NTP. Required personnel for this meeting include, but are not limited to: Professional Engineer of Record, construction inspector, construction personnel, Permittee or Representative, CDOT representative and traffic control supervisor. (b)A construction schedule – also required at the pre-construction meeting. (c)A cover letter or email requesting a NTP. (d)Certificate of Insurance (COI) for liability as per section 2.3(11)(i) of the Access Code, naming “CDOT as additional insured for general liability”. (e)A certified Traffic Control Plan (TCP) in accordance with section 2.4(6) of the Access Code. The TCP shall provide accessibility features to accommodate all pedestrians including persons with disabilities for all pathways during construction. (f)Electronic copy of construction plans stamped (11”x 17” with a minimum scale of 1” = 50’) by a Colorado registered professional engineer in full compliance with the Access Code. (g)Signed and sealed NTP checklist. (h)Signed and approved performance bond. (i)Signed and sealed drainage report or narrative. 15.Access width, geometry, and radii shall be determined by designing the access for the largest vehicle using the access on a consistent basis. This design shall be in conformance with Section 4.5(5) of the Access Code. A turning template shall be required with the final plan sets for review prior to the issuance of a NTP. 16.The horizontal axis of the access to the state highway shall be constructed perpendicular to the centerline of the highway and extend from the edge of the roadway a minimum distance of 40 feet, Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right or to the property line, whichever is greater. This design shall be in conformance with section 4.9(4) of the Access Code. 17.Side slopes shall be at a 4:1 slope on the highway access. The roadway shall slope away from the highway at a -2% grade for the first 20 feet of driveway. This design shall be in conformance with section 4.9(8) of the Access Code. 18.Immediately upon completion of earthwork the access shall be hard-surfaced a minimum distance of 50 feet from the traveled way, or to the CDOT right-of-way, whichever is greater. Where the hard surface ties into the existing pavement, the existing pavement shall be saw cut and removed to a minimum of the full depth asphalt section or until an acceptable existing cross slope is achieved. The saw cut shall not be located in the wheel path. Surfacing shall meet CDOT’s specifications with minimum surfacing to be equal to, or greater than, existing highway conditions in conformance with section 4 of the Access Code. 19.The permittee shall provide a performance bond that will insure completion of the required highway and all related intersection improvements in conformance with all CDOT’s standards and specifications. The bond must be at least 110% of the estimated total highway construction cost and the bonding agency must be surety licensed to do business in the state of Colorado. A thorough construction cost estimate sealed by a Colorado registered professional engineer and a draft of the bond must be provided and approved by CDOT before acceptance of the final bond and before construction is approved to commence. 20.Materials, Placing, and Compaction The specifications for materials and compaction shall be discussed and determined at the pre- design meeting with the CDOT Construction Project Manager. Unless the Permittee has approval from the CDOT Access Manager who may state otherwise, the following are minimum requirements for the highway access construction: Hot Mix Asphalt Option (HMA): compaction of the subgrade, embankments and backfill shall comply with sections 203 & 304 of the Colorado Highway Standard Specifications for Road and Bridge Construction. Concrete Pavement Option: Portland Cement (PCCP): compaction of the subgrade, embankments and backfill shall comply with sections 203 & 304 of the Colorado Highway Standard Specifications for Road and Bridge Construction. 21.The materials requirements listed above are for the access/driveway construction. If improvements are required on the highway, CDOT can provide the Permittee with a materials section for the highway improvements, however, CDOT will assume an R-Value of 5 for the design. Alternatively, the Permittee may obtain a geotechnical report, stamped by a professional engineer, that provides an adequate materials section for CDOT’s review and concurrence. 22.If the access is, or is planned to become a local road (i.e. city or county street), the accesses shall be designed per local ordinances, or per a geotechnical report signed and sealed by a professional engineer. 23.This permit allows for onsite construction as long as such use does not violate any terms of the permit. Permittee shall coordinate with CDOT for onsite construction and shall provide a traffic Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right control plan and proof of liability insurance. If the access location, volume, or turning movement for onsite construction is different from the permitted access, a new temporary construction permit may be required. 24.No drainage from this site shall enter onto the state highway travel lanes. The Permittee is required to maintain all drainage in excess of historical flows and time of concentration on site. All existing drainage structures shall be extended, modified or upgraded, as applicable, to accommodate all new construction and safety standards, in accordance with CDOT’s standard specifications. 25.Open cuts, which are at least 3 inches in depth, within 30 feet of the edge of the state highway traveled way, will not be left open at night, on weekends, or on holidays, or shall be protected with a suitable barrier per state and federal standards. 26.Nothing in this permit shall prohibit the Chief Engineer from exercising the right granted in CRS 43- 3-102 including but not limited to restricting left hand turns by construction of physical medial separations. 27.Under no circumstances shall the construction of a private driveway by a private interest interfere with the completion of a public highway construction project. 28.Any current or proposed cattle guard shall be maintained fully within the property boundaries and all repairs are the sole responsibility of the property owner. 29.Backing maneuvers within and onto the state highway right-of-way are strictly prohibited. All vehicles shall enter and exit the highway right-of-way in a forward movement. Backing into the right-of-way shall be considered a violation of the terms and conditions of the access permit and may result in the revocation of the permit by CDOT and/or Issuing Authority. 30.No additional accesses will be granted for these parcels or any future parcels as a result of splitting or dividing land. All accesses to newly created parcels shall be provided internally from this access. (This is only for FW, EX, R-A and NR-A) 31.The Permittee assumes responsibility for any and all easements that are associated with this access. If an easement is part of this access permit, CDOT is not liable for incorrect information in the easement documentation. It is the Permittees responsibility to ensure all applicable laws and regulations have been followed pertaining to easements and subdivision law. 32.The Permittee is responsible for obtaining any necessary additional federal, state and/or city/county permits or clearances required for construction of the access. Approval of this access permit does not constitute verification of this action by the Permittee. Permittee is also responsible for obtaining all necessary utility permits in addition to this access permit. 33.All workers within the state highway right-of-way shall comply with their employer’s safety and health policies/procedures, and all applicable U.S. Occupational Safety and Health Administration (OSHA) regulations - including, but not limited to the applicable sections of 29 CFR Part 1910 - Occupational Safety and Health Standards and 29 CFR Part 1926 - Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection, footwear, high visibility apparel, safety glasses, hearing protection, respirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right 34.The Permittee shall provide accessibility features to accommodate all pedestrians including persons with disabilities for all pathways during and after construction. 35.The Permittee is required to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG) that have been adopted by the U.S. Architectural and Transportation Barriers Compliance Board (Access Board), and incorporated by the U.S. Attorney General as a federal standard. These guidelines are defining traversable slope requirements and prescribing the use of a defined pattern of truncated domes as detectable warnings at street crossings. The new standards plans can be found on the design and construction project support web page at: https://www.codot.gov/business/designsupport/standard-plans. 36.When it is necessary to remove any highway right-of-way fence, the posts on either side of the access entrance shall be securely braced with approved end posts and in conformance with CDOT’s M-607-1 standard, before the fence is cut, to prevent slacking of the remaining fence. All materials removed shall be returned to CDOT. 37.It shall be the responsibility of the Permittee to maintain adequate sight distance for this driveway. Trimming of vegetation or trees to maintain adequate sight distance is the sole responsibility of the Permittee. 38.CDOT will determine the extent of inspection services for the work. A daily inspection may be done by CDOT from the time work begins inside the highway right-of way until the job is completed and right-of-way restored to its original condition. 39.CDOT’s plan review is only for general conformance with CDOT design standards and Access Code requirements. CDOT is not responsible for the accuracy and adequacy of the design. All dimensions and elevations shall be confirmed and correlated at the job site. CDOT, through the approval of this document, assumes no responsibility for plan omissions or errors. 40.The CDOT inspector may suspend work due to: 1) Noncompliance with the provisions of this permit; 2) Adverse weather or traffic conditions; 3) Concurrent highway construction or maintenance in conflict with permit work; 4) Any condition deemed unsafe for workers or the general public. The work may be resumed upon notice from the CDOT Inspector. 41.The Permittee, his or her heirs, successors-in-interest, assigns, and occupants of the property serviced by the access shall be responsible for meeting the terms and conditions of the permit. This includes, but is not limited to, the repair and maintenance of the access beyond the edge of the roadway including any cattle guard and gate, and the removal or clearance of snow or ice upon the access even when deposited on the access during CDOT’s snow removal operations per section 2.7 of the Access Code. 42.The Permittee is responsible for the repair and replacement of any access-related culverts within the right-of-way. Within incorporated areas, drainage responsibilities for municipalities are determined by statute and local ordinance. CDOT will maintain the highway including auxiliary lanes upon final acceptance. In cases where the access installation has failed due to improper access construction and/or failure to follow permit requirements and specifications the Permittee shall be responsible for such repair. Any significant repair such as culvert replacement, resurfacing, or changes in design or specifications, requires authorization from CDOT. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right 43.Any damage to present highway facilities including traffic control devices shall be repaired immediately at no cost to CDOT and prior to continuing other work. 44.During access construction, no construction-related or personal vehicles will be permitted to park in the state highway right-of-way. 45.Any mud or other material tracked, or otherwise deposited, on the roadway shall be removed daily or as ordered by CDOT’s inspector. If mud is an obvious condition during site construction, it is recommended that the contractor build a stabilized construction entrance or scrubber pad at the intended construction access to aid in the removal of mud and debris from vehicle tires. Details of the stabilized construction entrance can be found in the M & S Standards Plan No. M-208-1. 46.A fully executed, complete copy of this permit and the Notice to Proceed must be on the job site with the contractor at all times during the construction. Failure to comply with this or any other construction requirement may result in the immediate suspension of work by order of the CDOT inspector or the issuing authority. 47.No work will be allowed at night, Saturdays, Sundays and legal holidays without prior authorization. CDOT may also restrict work within the state highway right-of-way during adverse weather conditions, seasonal changes and if safety and operational issues occur. 48.The access shall be completed in an expeditious and safe manner and shall be completed within 45 days from initiation of construction within the state highway right-of-way or in accordance with written concurrence of the Access Manager. All construction shall be completed in a single season. 49.All costs associated with any type of utility work will be at the sole responsibility and cost of the Permittee and at no cost to CDOT. 50.Areas of roadway and/or right-of-way disturbed during this installation shall be restored to their original conditions to insure proper strength and stability, drainage and erosion control. Restoration shall meet CDOT’s standard specifications for topsoil, fertilization, mulching, and re- seeding. 51.Permittee is required to complete the construction according to the terms and conditions of the permit prior to using the access. If the access is used prior to CDOT final acceptance, CDOT may suspend or revoke the permit, until construction is completed per the terms and conditions of the permit. 52.All construction and inspection work must be under the direction of a Colorado Registered Professional Engineer (PE). The PE’s responsibilities include, but are not limited to ensure compliance with plans and specifications with regard to the roadway improvements within the State right-of-way. The PE shall carefully monitor the contractor’s compliance on all aspects of construction, including construction zone traffic control and shall sign and seal the acceptance letter upon completion of the work. 53.If this permit requires a traffic signal installation, the Permittee accepts all responsibility of the traffic signal(s) and operations of the intersection from the start of work on the signal until the signals are accepted by CDOT, City/County, Police/Sheriff and State Patrol. Uniformed traffic control is required for all traffic signal projects and shall be scheduled and paid for by the Permittee. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS PERMIT No. 325027 April 18, 2025 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.772 Right Construction Completion & Final Acceptance 54.The Permittee shall notify the Access Manager within 10 working days to request a final inspection. This request shall include signed and sealed certification that inspections, materials, materials testing, and construction methods conform to the plans, specifications and purpose of design; and have been completed in accordance with all applicable CDOT Standards and Specifications; and that the access is constructed in conformance with the State Highway Access Code, 2 CCR 601-1, and the terms and conditions included in this permit. The engineer of record shall be present for this inspection. The access serviced by this permit may not be opened to traffic until the CDOT Access Manager provides written initial acceptance. 55.Following the final inspection, CDOT will prepare an access construction inspection summary letter and send it to the applicant, Permittee, and engineer of record. If additional items are required to complete the access construction, a list of these items will be part of the access construction inspection summary letter. All required items and final as-built survey shall be completed within 30 days from receiving the access construction summary letter. When all work is complete and in conformity to these terms and conditions, an initial acceptance letter will be sent to the Permittee and this access may be opened for traffic. 56.The 2-year warrantee period will begin when the initial acceptance letter is issued. In accordance with section 2.5(6) of the Access Code, if any construction element fails within two-years due to improper construction or material specifications, the Permittee shall be responsible for all repairs. Failure to make such repairs may result in suspension of the permit and closure of the access. The letter of final acceptance will be issued once the access has been inspected and is found to comply with all material and construction in accordance with all applicable CDOT standards and specifications approx. 2 years after initial acceptance. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 Environmental Clearances Information Summary Page 1 of 3 Colorado Department of Transportation July 2020 COLORADO DEPARTMENT OF TRANSPORTATION Environmental Clearances Information Summary PURPOSE - This summary is intended to inform entities external to CDOT that may be entering the state highway right-of-way to perform work related to their own facilities (such as Utility, Special Use or Access Permittees), about some of the more commonly encountered environmental permits/clearances that may apply to their activities. This listing is not all-inclusive—additional environmental or cultural resource permits/clearances may be required in certain instances. Appropriate local, state and federal agencies should be contacted for additional information if there is any uncertainty about what permits/clearances are required for a specific activity. IMPORTANT: Please Review The Following Information Carefully – Failure to Comply With Regulatory Requirements May Result In Suspension or Revocation of Your CDOT Permit, Or Enforcement Actions By Other Agencies. CLEARANCE CONTACTS - As indicated in the permit/clearance descriptions listed below, the following agencies may be contacted for additional information: •Colorado Department of Public Health and Environment (CDPHE): General Information – (303) 692-2000 Water Quality Control Division (WQCD): (303) 692-3500 Environmental Permitting Website https://www.colorado.gov/pacific/cdphe/all-permits •CDOT Water Quality Program Manager: (303) 512-4053 https://www.codot.gov/programs/environmental/water-quality •CDOT Asbestos Project Manager: (303) 512-5519 •Colorado Office of Archaeology and Historic Preservation: (303) 866-5216 •U.S. Army Corps of Engineers, District Regulatory Offices:Omaha District (Northeastern CO), Denver Office (303) 979-4120 http://www.nwo.usace.army.mil/Missions/RegulatoryProgram/Colorado.aspx Sacramento District (Western CO), Grand Junction Office (970) 243-1199 http://www.spk.usace.army.mil/Missions/Regulatory.aspx Albuquerque District (Southeastern CO), Pueblo Office (719) 543-9459 http://www.spa.usace.army.mil/Missions/RegulatoryProgramandPermits.aspx •CDOT Utilities, Special Use and Access Permitting: (303) 757-9654 https://www.codot.gov/business/permits Wildlife Resources - Disturbance of wildlife shall be avoided to the maximum extent practicable. Entry into areas of known or suspected threatened or endangered species habitat requires special authorization from the CDOT permitting office. If any threatened or endangered species are encountered during the progress of the permitted work, work in the subject area shall be halted and the CDOT Regional Permitting Office and Region Planning and Environmental Manager shall be contacted immediately. Authorization must be provided by CDOT prior to the continuation of work. Information about threatened or endangered species may be obtained from the CDOT website, http://www.codot.gov/programs/environmental/wildlife/guidelines, or the Colorado Parks and Wildlife (CPW) website, http://www.cpw.state.co.us/learn/Pages/SOC-ThreatenedEndangeredList.aspx. Additional guidance may be provided by the appropriate Region Planning and Environmental Manager (RPEM). Cultural Resources - The applicant must request a file search of the permit area through the Colorado Office of Archaeology and Historic Preservation (OAHP), Denver, to ascertain if historic or archaeological resources have previously been identified (https://www.historycolorado.org/file-access; 303-866-5216). Inventory of the permit area by a qualified cultural resources specialist may be necessary, per the recommendation of CDOT. If archaeological sites/artifacts or historic resources are encountered as the project progresses, all work in the subject area shall be halted and the CDOT Regional Permitting Office and Region Planning and Environmental Manager shall be contacted immediately. Authorization must be provided by CDOT prior to the continuation of work. Additional guidance may be provided by the Regional Permitting Office and RPEM. Paleontological Resources - The level of effort required for paleontological resources is dependent on the amount of ground disturbance, including rock scaling, digging, trenching, boring, ground leveling, and similar activities. •If the permit will involve extensive ground disturbance (generally involving more than one mile of CDOT ROW), a full reviewwill be required by a qualified paleontologist, including map, file, and locality searches, with final recommendations provided bythe CDOT paleontologist upon receipt of the report. Based on results of the review, a survey or inventory of the permit areamay be necessary. •If the permit will involve a small amount of ground disturbance (less than one mile of ROW), the applicant must request a fossillocality search through the University of Colorado Museum of Natural History (https://www.colorado.edu/cumuseum/research-collections/paleontology/policies-procedure) and the Denver Museum of Nature and Science(https://www.dmns.org/science/earth-sciences/earth-sciences-collections/). The museum collections manager will provideinformation about localities in the project area. If there are no known localities, the permit requirement for paleontology iscomplete upon submitting that information to CDOT. If there are known localities, the CDOT paleontologist will be contactedby the museum with details, and additional recommendations will be made if necessary. Note that museum staff are notrequired to disclose the details of fossil localities to the permit applicant, nor is detailed locality information required for thepermit application to proceed. •If the permit does not involve ground disturbance, no action is required for paleontological resources. If fossils areencountered during the permitted action, all work in the immediate area of the find should stop and the CDOT StaffPaleontologist and the Region Environmental Manager should be contacted immediately. Authorization must be provided byCDOT prior to the continuation of work. Additional guidance may be provided by the Regional Permitting Office in the PermitSpecial Provisions. Contact Information: See the museum websites listed above. The CDOT Paleontologist is not able toconduct locality searches independently. For further information contact CDOT Paleontologist Nicole Peavey atnicole.peavey@state.co.us or (303) 757-9632. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 Environmental Clearances Information Summary Page 2 of 3 Colorado Department of Transportation July 2020 Hazardous Materials, Solid Waste - The Solid Wastes Disposal Sites and Facilities Act C.R.S. 30-20-100, et al, and Regulations Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), prohibit solid waste disposal without an approved Certificate of Designation (a landfill permit). The Colorado Hazardous Waste Act C.R.S. 25-15-301 et al, and the Colorado Hazardous Waste Regulations (6 CCR 1007-3) prohibit the transfer, storage or disposal (TSD) of hazardous waste except at permitted TSD sites. There are no permitted landfills or TSD sites within the State Highway Right of Way. Therefore, all solid or hazardous wastes that might be generated by the activities of entities entering the State Highway Right of Way must be removed from the ROW and disposed of at a permitted facility or designated collection point (e.g., for solid waste, a utility or construction company’s own dumpster). If pre-existing solid waste or hazardous materials contamination (including oil or petroleum contaminated soil, asbestos, chemicals, mine tailings, etc.) is encountered during the performance of work, the permittee shall halt work in the affected area and immediately contact the CDOT Regional Permitting Office for direction as to how to proceed. Contact Information: Theresa Santangelo-Dreiling, CDOT Hazardous Materials Management Supervisor: (303) 512-5524. Asbestos Containing Materials, Asbestos Contaminated Soil - All work on asbestos containing materials (ACM) must comply with the applicable requirements of the CDPHE Air Pollution Control Division’s (APCD) Regulation 8. Disposal of ACM, and work done in asbestos-contaminated soil, must comply with the CDPHE Hazardous Materials and Waste Management Division’s (HMWMD) Solid Waste Regulations. The application for any CDOT permit must specifically identify any ACM involved in the work for which authorization is being requested. Additional guidance or requirements may be specified in the permit special provisions. Contact Info: CDPHE APCD and HMWMD Regulations can be accessed via the CDPHE Environmental Permitting Website listed above. Additional information concerning clearance on CDOT projects is available from the CDOT Asbestos Project Manager (303) 949-2729, or Theresa Santangelo-Dreiling, Hazardous Materials Management Supervisor: (303) 512-5524. Transportation of Hazardous Materials - No person may offer or accept a hazardous material for transportation in commerce unless that person is registered in conformance with the United States Department of Transportation regulations at 49 CFR, Part 171. The hazardous material must be properly classed, described, packaged, marked, labeled, and in condition for shipment as required or authorized by applicable requirements, or an exemption, approval or registration has been issued. Vehicles requiring a placard, must obtain authorization and a State HAZMAT Permit from the Colorado Public Utilities Commission. Contact Information: For authorization and more info call the Federal Motor Safety Carrier Administration, US DOT for inter- and intra-state HAZMAT Registration (303) 969-6748. Colorado Public Utilities Commission: (303) 894-2868. Discharge of Dredged or Fill Material – 404 Permits Administered By the U.S. Army Corps of Engineers, and Section 401 Water Quality Certifications Issued by the CDPHE WQCD - Clean Water Act section 404 permits are often required for the discharge of dredged or fill material into waters of the U.S., including wetlands. Several types of section 404 permits exist, including nationwide, regional general, and individual permits. Nationwide permits are the most commonly authorized type for activities with relatively minor impacts. If an individual 404 permit is required, section 401 water quality certification from the CDPHE WQCD is also required. Contact the appropriate Corps District Regulatory Office for information about what type of 404 permit may be required (contact information above). Contact the CDPHE Water Quality Control Division at (303) 692-3500. Working on or in any stream or its bank - In order to protect and preserve the state’s fish and wildlife resources from actions that may obstruct, diminish, destroy, change, modify, or vary a natural existing stream or its banks or tributaries, it may be necessary to obtain a Senate Bill 40 certification from the Colorado Department of Natural Resources. A stream is defined as 1) represented by a solid blue line on USGS 7.5’ quadrangle maps; and/or 2) intermittent streams providing live water beneficial to fish and wildlife; and/or 3) segments of streams supporting 25% or more cover within 100 yards upstream or downstream of the project; and/or 4) segments of streams having wetlands present within 200 yards upstream or downstream of the project measured by valley length. The CPW application, as per guidelines agreed upon by CDOT and CPW, can be accessed at https://www.codot.gov/programs/environmental/wildlife/guidelines. Erosion and Sediment Control Practices - Any activities that disturb one or more acres of land require a Stormwater Construction Permit (SCP) from the CDPHE-WQCD. Erosion & sediment control requirements will be specified in that permit. In situations where a stormwater permit is not required, all reasonable erosion and sediment control measures should be taken to minimize erosion and sedimentation. Control practices should be in accordance with CDOT Standard Specifications 107.25, 208, 213 and 216 (https://www.codot.gov/business/designsupport/cdot-construction-specifications). The CDOT Erosion Control and Stormwater Quality Guide (website: https://www.codot.gov/programs/environmental/landscape-architecture/erosion-storm-quality) can also be used to design erosion/sediment controls. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Website: https://www.colorado.gov/pacific/cdphe/wq-construction-general-permits Site Stabilization - All disturbances require a stabilization plan, native seeding or landscape design plan according to applicable CDOT Standard Specifications 212-217 and 623. The CDOT Erosion Control and Stormwater Quality Guide should also be used to plan restoration of disturbed vegetation. Website: https://www.codot.gov/programs/environmental/landscape-architecture/erosion-storm-quality Stormwater Discharge From Industrial Facilities - Discharges of stormwater runoff from certain types of industrial facilities, such as concrete batch plants - require a CDPS Stormwater Permit. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Website: https://colorado.gov/pacific/cdphe/wq-commerce-and-industry-permits Concrete Washout - Waste generated from concrete activities shall NOT be allowed to flow into the drainage ways, inlets, receiving waters, or in the CDOT ROW. Concrete waste shall be placed in a temporary concrete washout facility and must be located a minimum of 50 feet from state waters, drainageways, and inlets. Concrete washout shall be in accordance to CDOT specifications and guidelines at https://www.codot.gov/business/designsupport/cdot-construction-specifications and refer to the specifications and their revisions for sections 101, 107 and 208. Construction Dewatering (Discharge or Infiltration) and Remediation Activities - Discharges of water encountered during excavation or work in wet areas may require a Construction Dewatering or Remediation Activities Discharge Permit. Contact Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 Environmental Clearances Information Summary Page 3 of 3 Colorado Department of Transportation July 2020 Information: Contact the CDPHE-WQCD at (303) 692-3500. For Applications and Instructions: https://www.colorado.gov/pacific/cdphe/wq-construction-general-permits. Municipal Separate Storm Sewer System (MS4) Requirements - When working in a MS4 area, discharges to the storm sewer system are subject to CDOT’s or other municipalities’ MS4 Permit. For activities within the boundaries of a municipality that has a MS4 permit, the owner of such activity should contact the municipality regarding stormwater related requirements. All discharges to the CDOT highway drainage system or within the Right of Way (ROW) must comply with the applicable provisions of the Colorado Water Quality Control Act, the Water Quality Control Commission (WQCC) Regulations (https://www.colorado.gov/pacific/cdphe/wqcc-regulations-and-policies-and-water-quality-statutes) and the CDOT MS4 Permit #COS-000005 (https://www.codot.gov/programs/environmental/water-quality/documents). Discharges are subject to inspection by CDOT and CDPHE. For CDOT-related MS4 programs and requirements, go to: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs. Post-Construction Permanent Water Quality - When working in a CDOT MS4 area and the activity disturbs one or more acres, permanent water quality control measures may be required. Information on the requirements can be found under the CDOT Permanent Water Quality MS4 Program at: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs/pwq-permanent-water-quality Discharges to Storm Sewer Systems Prohibited Discharges - All discharges are subject to the provisions of the Colorado Water Quality Control Act and the Colorado Discharge Permit Regulations. Prohibited discharges include, but are not limited to, substances such as wash water, paint, automotive fluids, solvents, oils or soaps and sediment. Allowable Discharges - The following discharges to stormwater systems are allowed without a permit from the CDPHE-WQCD: landscape irrigation, diverted stream flows, uncontaminated ground water infiltration to separate storm sewers, discharges from potable water sources, foundation drains, air conditioning condensation, irrigation water, uncontaminated springs, footing drains, water line flushing, flows from riparian habitats and wetlands, and flow from firefighting activities. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Information can also be found in the CDOT Illicit Discharge MS4 Program PDD at: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs/idde.html. Spill Reporting - Spills shall be contained and cleaned up as soon as possible. Spills shall NOT be washed down into the storm drain or buried. All spills shall be reported to the CDOT Illicit Discharge Hotline at (303) 512-4426 (4H20), as well as the Regional Permitting Office and Regional Maintenance Supervisor. Spills on highways, into waterways, any spill in the highway right-of-way exceeding 25 gallons, or that may otherwise present an immediate danger to the public shall be reported by calling 911, and shall also be reported to the CDPHE at 1-877-518-5608. More information can be found at https://www.colorado.gov/pacific/cdphe/emergency-reporting-line. Disposal of Drilling Fluids - Drilling fluids used in operations such as Horizontal Directional Drilling may be classified as “discharges” or “solid wastes,” and in general, should be pumped or vacuumed from the construction area, removed from the State Highway Right of Way, and disposed of at permitted facilities that specifically accept such wastes. Disposal of drilling fluids into storm drains, storm sewers, roadside ditches or any other type of man-made or natural waterway is prohibited by Water Quality Control and/or Solid Waste regulations. Small quantities of drilling fluid solids (less than 1 cubic yard of solids) may be left on-site after either being separated from fluids or after infiltration of the water, provided: 1) the drilling fluid consists of only water and bentonite clay, or, if required for proper drilling properties, small quantities of polymer additives that are approved for use in drinking water well drilling; 2) the solids are fully contained in a pit, and are not likely to pose a nuisance to future work in the area, 3) the solids are covered and the area restored as required by CDOT permit requirements (Utility, Special Use, or Access Permits, etc.). Contact Information: Contact CDPHE (telephone #’s listed above). Noxious Weeds and Invasive Species Management Plan - Noxious Weeds and Invasive Species guidance can be found by contacting the Colorado Department of Agriculture (https://www.colorado.gov/pacific/agconservation/noxiousweeds) and the Colorado Division of Parks and Wildlife (http://cpw.state.co.us/aboutus/Pages/RS-NoxiousWeeds.aspx). In either case, management plans involving the control of noxious weeds associated with the permitted activity and cleaning of equipment will be required. Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 CDOT has a Municipal Separate Storm Sewer System permit, otherwise known as (MS4) from the Colorado Department of Public Health and Environment. The permit states that only stormwater can be discharged from CDOT’s storm drain system As part of the permit, CDOT has several different programs to prevent pollutants from entering into the storm drain system: Construction Site Program New Development Redevelopment Program Illicit Discharge Program Industrial Facilities Program Public Education and Outreach Program Pollution Prevention and Good Housekeeping Program Wet Weather Monitoring Program What is stormwater runoff? Stormwater runoff occurs when precipitation from rain or snowmelt flows over the ground. Impervious surfaces like roads and sidewalks prevent stormwater from naturally soaking into the ground Why is stormwater runoff a problem? Stormwater can pick up debris, chemicals, dirt and other pollutants and flow into CDOT’s storm drain system or directly into a stream, river, lake, wetland or reservoir. Anything that enters CDOT’s storm drain system is discharged untreated into the waterways we use for fishing, swimming, and providing drinking water. For more information on CDOT Utility Permits: https://www.codot.gov/business/permits/utilitie sspecialuse For more information on CDOT Access Permits: https://www.codot.gov/business/permits/access permits For more information on CDOT Water Quality Program: Water Quality Program Manager 4201 E. Arkansas Ave. Shumate Building Denver, Colorado 80222 303‐757‐9343 Water Quality Program Industrial Facilities Program Dredged spoil, dirt, slurry, solid waste, incinerator residue, sewage, sewage sludge, garbage, trash, chemical waste, biological nutrient, biological material, radioactive material, heat, pH, wrecked or discarded equipment, rock, sand, any industrial, municipal, or agricultural waste. Tips for Reporting an Illicit Discharge Call the illicit discharge hotline at (303) 512‐4426 From a safe distance try to estimate the amount of the discharge. Identify characteristics of the discharge (color, odor, algae, etc.). Obtain information on the vehicle dumping the waste (if applicable). Do not approach! Call *CSP for illicit dumping. If possible, take a photo, record a license plate. REMEMBER: Never get too close to the illicit discharge, it may be dangerous!!! Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 COLORADO Departmentof Transportation Dredged spoil, dirt, slurry, t, rock, sand TO THE WASTEWATER TREATMENT PLANT co ,LO IR'ADO Department of TrallBpoda.ti!on TOTHELOCAL WATERBODV Industrial Facilities Program Elements: 1.Educate and outreach to owners or operators that have potential to contribute substantial pollutant to water. 2.Report and include information on discharge and water quality concerns. Provide written notification within 15 days of discovery to CDPHE. 3.Submit an annual report to CDPHE containing the number of informational brochures distributed; name and title of each individual trained. Education There are instances when a utility company or other entity doing work in the state highway right‐of‐way will require some type of environmental permit or clearance for that work. CDOT has put together an Environmental Clearances Information Summary for those applying for a CDOT Utility and Special Use Permit or Access Permit to obtain all required clearances. This fact sheet is given to each permittee and is available at: http://www.coloradodot.info/programs/ environmental/resources/guidance- standards/Environmental%20Clearances% 20Info%20Summary.pdf Industrial facilities can use control measures (CM) otherwise known as Best Management Practices (BMP) during the construction of a facility and when operating the facility. Control measures are schedules of activities, maintenance procedures, and other management practices to prevent and reduce pollution entering into CDOT’s storm drain system. Control Measures also include treatment, operating procedures, and practices to control site run off which can include structural and non‐structural controls. Control Measures for Industrial Facilities CDOT defines a utility, or utility facility as any privately, publicly, or cooperatively owned line, facility, or system producing, transmitting or distributing the following: Communications Cable television Power Electricity Light Heat Gas Oil Crude Products Water Stream Waste Stormwater not connected with highway drainage Similar Commodity Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 COLORADO Departmentof Transportation THE EiAUNTLET 8 y:J 8 In compliance!! co ,LO IR'ADO Department of TrallBpoda.ti!on jf Permits 325027 & 325028 Legend 3000 ft N ➤➤ N Image © 2025 Airbus Image © 2025 Airbus Image © 2025 Airbus Highway 82 Approximate access location for RIRO Movement. Permit 325027 Approximate access location for 3/4 Movement access. Permit 325028 Cattle Creek Rd Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 COLORADO DEPARTMENT OF TRANSPORTATION Issuing authority application STATE HIGHWAY ACC ESS PERMI T APPLICAT ION acceptance date: Instructions: -Contact the Colorado Department of Transport ation (CD0T ) or your local government to determine your issuing authority. Please prin t -Contact the issuing authority to determi ne what plans and other documents are required to be submitted with your application. or type -Complete this form (some questions may not apply to you) and attach all necessary documents a nd Submit it to the issuing authority. -Submit an application for each access affected . •indicates -If you have any questions, contact the issuing authority. required field -For additional information, see CD0T's Access Management website at httQ://www.codot.gov/business/12ermits/access12ennits. 1) Property Owner (Permittee)' 2) Applicant or Agent for Per mittee (if differe nt from property owner) Harvest Roaring Fork LLC Sopris Engineering LLC Street Address• Mail ing Add ress 9 09 La ke Carolyn Parkway 502 Main Street Suite A3 City, State & Z ip* I Phone# City, State & Zip I Phone # Irving TX 75039 Carb ondal e, CO 81623 9707040311 E-mail Address' E-mail Address (if available) myers@realtycapital .com cchristoff@sopriseng.com 3) Address of property to be served by permit ' TBD 4) Legal desc ription o f property: (If within jurisd ictional limits of Municipality. City and/or County, which one? county subdivision block lot sect ion townsh ip range Garfield I I I INW Sectionl7 17 5) What State Highway are you requesting access from?' 6) What side of the highway?' HWY82 O N O S D E I!] w 7) How many feet is the proposed access from the nearest milepost (or cross street if mile post unknown)?• 164 0 feet ( □ N l!J S DE □ W) from: MM 8.0 HWY 82 8) What is the approximate date you intend to begin construction? 07/01/2025 9) Check here if you a re requesting a:• [!) New Access □ Tempora ry Access (duration anticipated : l □ Improvement to Existing Access □ Cha nge in Access Use □ Removal of Access D Re location of an Existing Access (provid e de ta il) 10) Provide existing property use Agricultural/ Single Family 11) Do you have knowledge of any Stat e Highway access permits serving this property, o r adjace nt properties in which you have a property interest?' l!I No □ Yes, if yes -what are the permit number(s) and provide copies: and/or, permit date: 12) Does t he property owner own or have any interests in any adjacent property?' l!INo □ Yes, if yes -please descri be: 13) Are there other existing or dedicated public streets. roads, highways or access easements bordering or within the property?' !!l No □ Yes, if yes -list them on your plans and i ndicate the p roposed and existing access points. 14) If you are req uesting agricu lture field access -how many acres will the access serve? 15) If you are requesting comme rcial or industrial access, please indicate the types and number of businesses and provide the fl oor area square footage of each. Busi ne ss/Land Use Square Footage Business/Land Use Squa re Footage See attached Letter and page 1 8 of traffic study 16) If you are requesting residential development access, what is the type (si ngle fam ily, apartment, townhouse ) and number o f units? Type Number of Units Type N umber of Units See attached Letter and page 18 of traffic study 17) Provide th e following vehicle coun t estimates for vehicles that wi ll u se the access. Leaving the property then returning is two counts.' Indicate if your counts are # of passenger cars and light trucks at peak hour volumes # of multi-unit trucks at peak hour volumes l!I peak hour volumes or D average daily vo lumes. 1,1 69 # of single unit vehicles in excess of 30 ft. # of farm vehicles (field equipment) Total count of all vehicles 1169 Previous ed i t ions are obsol ete and m ay not be used Page 1 of 2 CD0T Form #137 04/24 Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 18) Check with the issuing authority to determine whi ch of the following documents are required to complete the review o f your application. a) Property map indicating other access , bordering roads and streets. e) Subdivision, zoning, or d evelopment plan. b) Highway and driveway plan profile. f) Proposed access design. c) Drainage plan showing impact to the highway right-of-way. g) Parcel and ownership maps including easements. d ) Map and letters detailing utility locations before and after development in and along the right-of-way. h) Traffic studies. i) Proof of ownership. 1-It is the applicant's responsibility to contact appropriate agencies and obtain all environmental clearances that apply to their activities. Such clearances may include Corps of Engineers 404 Permits or Colorado Discharge Pe rmit System permits, or ecological, archeological, historical or cultural resource clearances. The COOT Environmental Clearances Information Summary presents contact information for agencies administering certain clearances, information about prohibited discharges, and may be obtained from Regional COOT Utility/Special Use Permit offices or accessed via the COOT Planning/Construction-Environmental- Guidance webpage: https ://www.codot.gov/programs/environmental/resources/guidance-standards/environmental-clearances-info- summary-august-20 17 /view. 2-All workers within within the State Highway right of way shall comply with their employer's safety and hea lth pol icies/ procedures, and all applicable U.S. Occupational Safety and Health Administration (OSHA) regulations -including, but not limi ted to the applicable sections of 29 CFR Part 1910 -Occupational Safety and Health Standards and 29 CFR Part 1926 -Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection , footwear, high visibility apparel, safety glasses, hearing protection, res pirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. At a minimum, all workers in the State Highway right of way, except when in their vehicles, shall wear the following personal protective equipment: H igh visibility apparel as specified in the Traffic Control provisions of the documentation accompanying the Notice to Proceed related to this permit (at a minimum, ANSI/I SEA 107-1999, class 2); head protection that complies with the ANSI 289.1-1997 standard; and at all construction sites or whenever there is danger of injury to feet, workers shall co mply with OSHA's PPE requirements for foot protection per 29 CFR 1910.136, 1926.9 5, and 1926.96. If required , such footwear shall meet the requirements of ANSI 241-1999. Where any of the above-referenced ANSI standards have been revised , the most recent version of the standard shall apply. 3-The Permittee is responsible for complying with the Revised Guidelines that have been adopted by the Access Board under the American Disabilities Act (ADA). These guidelines define traversable slope requirements a nd prescribe the use of a defined patt ern of truncated domes as detectable warnings at street crossings. The new Standards Plans and ca n be found on the Design and Construction Project Support web page at: https://www.codot.gov/business/civilrights/ada/re sou rces -engineers. If an access permit is issued to you, it will state the terms and conditions for its use. Any changes in the use of the permitted access not consistent with the te rm s and conditions listed on the permit may be considered a violation of the permit. The applicant declares under penalty of perjury in the second degree, and any other applicable state or federal laws, that all information provided on this form and submitted attachments are to the best of their knowledge true and complete. I understand receipt of an access permit does not constitute permission to start access construction work. Ap~,~~rJ)/"""s,,M,,,. C"~iby Christoff 09123/2024 If the applicant is n6 t the owner of the property, we r eq uire this application also to be sig ned by the property owner or their legally authorized representative (or other acceptable written evidence). This signature shall constitute agreement with this application by all owners-of-interest unless stated in writing. If a permit is i ssued, the property owner, in most cases, will be listed as the permittee. Print Name Date Richard Myers 09/23/2024 I \../' Previous editions are obsolete and may not be used Page 2 of 2 CDOT Form #137 04/24 Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 INSTRUCTIONS FOR COMPLETING APPLICATION FOR ACCESS PERMIT (COOT FORM NO. 137) December 2018 To construct, relocate, close, or modify access(es) to a State Highway or when there are changes in use of such access point(s), an application for access permit must be submitted to the Colorado Department of Transportation (CDO1) or the local jurisdiction serving as the issuing authority for State Highway Access Permits. Contact the COOT Regional Access Unit in which the subject property is located to determine where the application must be submitted. The following link will help you determine which COOT Region office to contact: h!ms://www.codot.gov/business/(!ermits/access.1?,ermits/reg1onal-offices.htm1 All applications are processed and access permits are issued in accordance to the requirements and procedures found in the most current version of the State Highway Access Code (Access Code). Code and the application form are a lso available from CDOT's web site at: https://www.codot.gov/business/(!ermits/accessl!ermits Please complete all information requested accurately. Access permits granted based on applications found to contain false information may be revoked. An incomplete application will not be accepted. If additional information, plans and documents are required, attach them to the application. Keep a copy of your submittal for your records. Please note that only the original signed copy of the application will be accepted. Do not send or enclose any permit fee at this time. A permit fee will be collected if an access permit is issued. The following is a brief description of the information to be provided on each enumerated space on the application form (CDOTForm 137, 2010). 1. Property Owner (Permittee): Please provide the full name, mailing address and telephone number and the E-mail address (if available) of the legal property owner ( owner of the surface rights). Please provide a telephone number where the Permittee can be reached during business hours (8:00 a .m. to 5 :00 p.m.). Having a contract on the property is not a s ufficient legal right to that property for purposes of this application. If the access is to be on or across an access easement, then a copy of the easement MUST accompany this application. If federal land is involved, provide the name of the relevant federal agency AND attach copy of federal authorization for property use. 2. Agent for permittee: If the applicant (person completing thi s application) is different than the property owner (Permittee ), provide entity name (if applicable), the full name of the person serving as the Agent, mailing address, telephone number, and the E -mail address (if available ). Please provide a telephone number where the Agent can be reached during business hours (8 :00 a.m. to 5 :00 p.m.). Joint applications such as owner/lessee may be submitted. Corporations mus t be licensed to do business in Colorado: All corporations serving as, or providing, an A gent as the applicant must be licensed to do business in Colorado. Ins tructi ons for completing Application for Access Penn it (COOT Form# 137), 04/24 Page l Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 3. Address of Property to be Served: Provide if property to be served has an official street address. If the access is a public road, note the name ( or future name) of the road. 4. Legal Description of Property: Fill in this item to the extent it applies. This information is available at your local County Courthouse, or on your ownership deed(s ). A copy of the deed may be required as part of this application in some situations. To detennine applicability, check with the CDOT's Regional Access Manager or issuing authority staff. 5. State Highway: Provide the State Highway number from which the access is requested. 6. Highway Side: Mark the appropriate box to indicate what side of the highway the requested access is located. 7. Access Mile Point: Without complete information, we may not be able to locate the proposed access. To obtain the distance in feet, drive the length between the mile point and the proposed access, rounding the distance on the odometer to the nearest tenth of a mile; multiply the distance by 5,280 feet to obtain the number of feet from the mile point. Then enter the direction (i.e. north, south, east, west) from the mile point to the proposed access. Finally, enter the mile point number. It is helpful in rural or undeveloped areas if some flagging is tied to the right-of-way fence at the desired location of the access. If the mile post is unknown, note the distance in feet (using the same procedures noted above) from that cross street or road closest to the proposed access. 8. Access Construction Date: Fill in the date on which consruction of the access is planned to begin. 9. Access Request: Mark items that apply. More than one item may be checked. 10. Existing property use: Describe how the property is currently being used. For example, common uses are Single Family Residential, Commercial or Agricultural. 11. Existing Access: Does the property have any other legal alternatives to reach a public road other than the access requested in this application? Note the access pennit number(s) for any existing state highway access point(s) along with their issue date(s). If there are no existing access point(s), mark the "no" box. 12. Adjacent Property: Please mark the appropriate box. If the "yes" box is marked, provide a brief description of the property (location of the property in relation to the property for which this access applicationis being made). 13. Abutting Streets: If there are any other existing or proposed public roads or easements abutting the property, they should be shown on a map or plan attached to this application. 14. Agricultural Acres: Provide number of acres to be served. Instructions for completing Application for Access P ermit (CDOT Form# 137), 04 /24 Page2 Docusign Envelope ID: B7D7C26C-5572-43E7-BDA3-2D11C4B16AB9 15. Access Use: List the land uses and square footage of the site as it will be when it is fully developed. The planned land uses as they will be when the site is fully developed are used to project the amount of traffic tha t the site will generate, peak hour traffic leve ls and the type of vehicles that can be expected as a result of the planned land uses. There may be exceptional circumstances that would allow phased installation of access requirements. This is at the discretion of the COOT Regional Access Unit or issuing authority staff. 16. Estimated Traffic Count: Provide a reasonable estimate of the traffic volume expected to use the access. Note the type of vehicles that will use the access along with the volume (number of vehicles in and out at either the peak hour or average daily rates) for each type of vehicle. A vehicle leaving the property and then returning counts as two trips. If 40customers are expected to visit the business daily, there would be 80 trips in addition to the trips made by all employees and other visitors (such as delivery and trash removal vehicles). If the PDF on-line version of this application is being used, the fields for each type of vehicle will automatically be added together to populate the last field on the page. 17. Documents and Plans: The COOT Regional Access Manager or issuing authority staff will determine which of these items must be provided to make the application complete. Incomplete applications will not be accepted. If an incomplete application is received via U.S. mail or through means other than in the hand of the Access Manager or issuing authority staff, it will not be processed. It is the responsibility of the applicant to verify with the CDOT Regional Access Manager or issuing authority staff whether the application is complete at the time of submission. Signature: Generally, if the applicant is not the property owner, then the property owner or a legally authorized representative must sign the application. With narrow exceptions, proof of the property owner's consent is required to be submitted with the application (proof may be a power of attorney or a similar consentinstrument). The COOT Regional Access Manager or issuing authority staff will determine if the exception provided in the Access Code (2.3 (3) (b)) is applicable. If COOT is the issuing authority for this application, direct your questions to the CDOT Regional Access Manager or the issuing authority staff serving the subject property. https://www.codot.gov/business/permits/accesspermits/re2!onal-offices.html If the application is accepted, it will be reviewed by the COOT Regional Access Manager or the issuing authority staff. If an Access Permit is issued, be sure to read all of the attached Terms and Conditions before signing and returning the Access Permit. The Terms and Conditions may require that additional information be provided prior to issuance of the Notice to Proceed. The COOT Regional Access Manager ( or issuing authority staff) MUST be contacted prior to commencing work on any Access Permit project. A Notice to Proceed that authorizes the Permittee to begin access related construction MUST be issued prior to working on the access in the State Highway right-of-way. The Notice to Proceed may also have Terms and Conditions that must be fulfilled before work may begin on the permitted access . Instruction s for completing Application fo r Access Permit (COOT Form# 137), 04 /24 Page3 R3 Traffic Section, Access Unit 222 S. Sixth St, Rm 100 Grand Junction, CO 81501 PH (970) 683-6284 FAX (970) 683-6290 April 20, 2026 Sopris Engineering, LLC 502 Main St., Suite A-3 Carbondale, Colorado 81623 Re: Extension of Access Permit No. 325027 located in Garfield County on Highway 082A near Mile Reference Pt. 7.772 Right. Dear Permittee / Applicant: Your request for a one-year extension of the above-referenced State Highway Access Permit has been approved. This permit, which was originally due to expire on 04-21-2026 has been extended to 04-21-2027. This is the first extension of the permit. Subsection 2.3 (11) (d) of the State Highway Access Code, 2 CCR 601-1 states, in part: “. . . No more than two one-year extensions may be granted under any circumstances. If the access is not under construction within three years from the date of issue, the permit will be considered expired . . ." A copy of this letter must be attached to the permit and be readily available at the job site when performing work. If you do not have a Notice to Proceed (NTP), please note that CDOT will still need to review construction plans, signing and striping plans, traffic control plans and certificate of insurance prior to construction. Please note that all the original terms and conditions of each permit still apply. If there are any further concerns or questions, please feel free to contact this office at the address or phone number listed above. Sincerely, Brian Killian Region 3 Access Manager Cc: File R3 Traffic Section, Access Unit, 222 S. Sixth St, Rm 100, Grand Junction, Colorado 81501 PH (970) 683-6284 www.codot.gov COLORADO Department of Transportation Region3 R3 Traffic Section, Access Unit 222 S 6th St, Rm 100 Grand Junction, CO 81501 PH (970) 683-6284 FAX (970) 683-6290 R3 Traffic Section, Access Unit, 222 S. 6th Street, Rm 100, Grand Junction, CO 81501 PH (970) 683-6284 www.codot.gov <<<<< e-mailed >>>>> April 18, 2025 Permit No. 325028 Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Irving, Texas 75039 Dear Permittee: 1.Please review the attached State Highway Access Permit (Form #101) and all enclosed attachments 2.If you ACCEPT the Permit and its Terms and Conditions (and are authorized to sign as legal owner of the property, or as an authorized representative), please complete the DocuSign process within 60 days of the transmittal date on the permit. Your signature confirms your agreement to all the listed Terms and Conditions. 3.If you fail to complete the DocuSign within 60 days, the Colorado Department of Transportation (CDOT) will consider this permit withdrawn. 4.You may use the PayPal link to pay for this permit or send a check or money order made payable to “CDOT” for the total amount due of $300.00 to our office. 5.If you wish to APPEAL the Terms and Conditions of the permit, please refer to the attached Form 101, Pages 2 and 3 for an explanation of the appeal procedures. 6.As described in the additional attached Terms and Conditions, you must make a written request to obtain a Notice to Proceed. DO NOT begin any work within the State Highway Right-of-Way without a validated Access Permit and Notice to Proceed. Use of this permit without the Colorado Department of Transportation’s validation shall be considered a violation of State Law. If you have any questions please call Kandis Aggen, Asst. Access Manager, at (970) 683-6270 or Brian Killian, Region 3 Access Program Manager, at (970) 683-6284. If you choose to return the signed permit and/or check by mail, please send to: Region 3 Access Unit Attn: Kandis Aggen, Asst. Access Manager 222 S 6th St, Rm 100 Grand Junction, CO 81501 Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD COLORADO Department of Transportation Region3 COLORADO DEPARTMENT OF TRANSPORTATION STATE HIGHWAY ACCESS PERMIT CDOT Permit No. 325028 State Highway No / Mp / Side 082A / 7.328 / Right Permit Fee $300.00 Date of Transmittal 04/18/2025 Region / Section / Patrol / Name 3 / 02 / 2K12 Melissa DeAndrea Local Jurisdiction Garfield County The Permittee(s): Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Irving, Texas 75039 The Applicant(s): Sopris Engineering, LLC 502 Main St., Suite A-3 Carbondale, Colorado 81623 is hereby granted permission to have an access to the state highway at the location noted below. The access shall be constructed, maintained and used in accordance with this permit, including the State Highway Access Code and any attachments, terms, conditions and exhibits. This permit may be revoked by the Issuing Authority if at any time the permitted access and its use violate any parts of this permit. The issuing authority, the Department and their duly appointed agents and employees shall be held harmless against any action for personal injury or property damage sustained by reason of the exercise of the permit. Location: This access is approximately 1,732-ft east of mile post 7 at approximate mile post 7.328 Access to Provide Service to: (Land Use Code) (Size) (Units) 210 - Single-Family Detached Housing 450 Units 220 - Multifamily Housing (Low-Rise) 625 Units Affordable housing, 225 units (ITE #223); Strip retail plaza, 40 ksf (ITE #822) Hotel, 90 rooms (ITE #310); Small office building, 10 ksf (ITE #712); Single family attached housing, 200 units (ITE #215) Total Peak Hour Traffic: 706 DHV Additional Information: This permit and permit #325027 shall be constructed simultaneously and were issued together. MUNICIPALITY OR COUNTY APPROVAL Required only when the appropriate local authority retains issuing authority. Signature Print Name Date Title Upon the signing of this permit the permittee agrees to the terms and conditions and referenced attachments contained herein. All construction shall be completed in an expeditious and safe manner and shall be finished within 45 days from Initiation. The permitted access shall be completed in accordance with the terms and conditions of the permit prior to being used. The permittee shall notify Jorge Centino 2K2 with the Colorado Department of Transportation, at (970) 309-3338 at least 48 hours prior to commencing construction within the State Highway right-of-way. The person signing as the permittee must be the owner or legal representative of the property served by the permitted access and have full authority to accept the permit and its terms and conditions. Permittee Signature: Print Name Date Co-Permittee Signature: (if applicable) Print Name Date This permit is not valid until signed by a duly authorized representative of the Department. COLORADO DEPARTMENT OF TRANSPORTATION Signature Print Name Title Date (of issue) Copy Distribution: Required: 1.Region 3.Staff Access Section 2.Applicant 4.Central Files Make copies as necessary for: Previous editions are obsolete and may not be used Local Authority Inspector Page 1 of 3 CDOT Form #101 5/07 MTCE Patrol Traffic Engineer \s1\ \n1\ \d1\ \s2\ \n2\ \t2\ \d2\ Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD 4/18/2025 | 12:53 PM PDTRichard Myers 4/21/2025 | 7:30 AM MDTAccess ManagerBrian Killian ,,~,..,,.. uy . ~ct.nl ~m .UULI V"'tL ... --- ·o · I I I bvi~ kw~ --~ ·-... State Highway Access Permit Form 101, Page 2 The following paragraphs are excerpts of the State Highway Access Code. These are provided for your convenience but do not alleviate compliance with all sections of the Access Code. A copy of the State Highway Access Code is available from your local issuing authority (local government) or the Colorado Department of Transportation (Department). When this permit was issued, the issuing authority made its decision based in part on information submitted by the applicant, on the access category which is assigned to the highway, what alternative access to other public roads and streets is available, and safety and design standards. Changes in use or design not approved by the permit or the issuing authority may cause the revocation or suspension of the permit. APPEALS 1. Should the permittee or applicant object to the denial of a permit application by the Department or object to any of the terms or conditions of a permit placed there by the Department, the applicant and permittee (appellant) have a right to appeal the decision to the [Transportation] Commission [of Colorado]. To appeal a decision, submit a request for administrative hearing to the Transportation Commission of Colorado within 60 days of transmittal of notice of denial or transmittal of the permit for signature. Submit the request to the Transportation Commission of Colorado, 4201 East Arkansas Avenue, Denver, Colorado 80222-3400. The request shall include reasons for the appeal and may include changes, revisions, or conditions that would be acceptable to the permittee or applicant. 2. Any appeal by the applicant or permittee of action by a local issuing authority shall be filed with the local authority and be consistent with the appeal procedures of the local authority. 3. In submitting the request for administrative hearing, the appellant has the option of including within the appeal a request for a review by the Department’s internal administrative review committee pursuant to [Code] subsection 2.10. When such committee review is requested, processing of the appeal for formal administrative hearing, 2.9(5) and (6), shall be suspended until the appellant notifies the Commission to proceed with the administrative hearing, or the appellant submits a request to the Commission or the administrative law judge to withdraw the appeal. The two administrative processes, the internal administrative review committee, and the administrative hearing, may not run concurrently. 4. Regardless of any communications, meetings, administrative reviews or negotiations with the Department or the internal administrative review Committee regarding revisions or objections to the permit or a denial, if the permittee or applicant wishes to appeal the Department's decision to the Commission for a hearing, the appeal must be brought to the Commission within 60 days of transmittal of notice of denial or transmittal of the permit. PERMIT EXPIRATION 1. A permit shall be considered expired if the access is not under construction within one year of the permit issue date or before the expiration of any authorized extension. When the permittee is unable to commence construction within one year after the permit issue date, the permittee may request a one year extension from the issuing authority. No more than two one-year extensions may be granted under any circumstances. If the access is not under construction within three years from date of issue the permit will be considered expired. Any request for an extension must be in writing and submitted to the issuing authority before the permit expires. The request should state the reasons why the extension is necessary, when construction is anticipated, and include a copy of page 1 (face of permit) of the access permit. Extension approvals shall be in writing. The local issuing authority shall obtain the concurrence of the Department prior to the approval of an extension, and shall notify the Department of all denied extensions within ten days. Any person wishing to reestablish an access permit that has expired may begin again with the application procedures. An approved Notice to Proceed, automatically renews the access permit for the period of the Notice to Proceed. CONSTRUCTION 1. Construction may not begin until a Notice to Proceed is approved. (Code subsection 2.4] 2. The construction of the access and its appurtenances as required by the terms and conditions of the permit shall be completed at the expense of the permittee except as provided in subsection 2.14. All materials used in the construction of the access within the highway right-of-way or on permanent easements, become public property. Any materials removed from the highway right-of-way will be disposed of only as directed by the Department. All fencing, guard rail, traffic control devices and other equipment and materials removed in the course of access construction shall be given to the Department unless otherwise instructed by the permit or the Department inspector. 3. The permittee shall notify the individual or the office specified on the permit or Notice to Proceed at least two working days prior to any construction within state highway right-of-way. Construction of the access shall not proceed until both the access permit and the Notice to Proceed are issued. The access shall be completed in an expeditious and safe manner and shall be finished within 45 days from initiation of construction within the highway right-of-way. A construction time extension not to exceed 30 working days may be requested from the individual or office specified on the permit. 4. The issuing authority and the Department may inspect the access during construction and upon completion of the access to ensure that all terms and conditions of the permit are met. Inspectors are authorized to enforce the conditions of the permit during construction and to halt any activities within state right-of-way that do not comply with the provisions of the permit, that conflict with concurrent highway construction or maintenance work, that endanger highway property, natural or cultural resources protected by law, or the health and safety of workers or the public. \i1\ Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD 5. Prior to using the access, the permittee is required to complete the construction according to the terms and conditions of the permit. Failure by the permittee to abide by all permit terms and conditions shall be sufficient cause for the Department or issuing authority to initiate action to suspend or revoke the permit and close the access. If in the determination of the Department or issuing authority the failure to comply with or complete the construction requirements of the permit create a highway safety hazard, such shall be sufficient cause for the summary suspension of the permit. If the permittee wishes to use the access prior to completion, arrangements must be approved by the issuing authority and Department and included in the permit. The Department or issuing authority may order a halt to any unauthorized use of the access pursuant to statutory and regulatory powers. Reconstruction or improvement of the access may be required when the permittee has failed to meet required specifications of design or materials. If any construction element fails within two years due to improper construction or material specifications, the permittee shall be responsible for all repairs. Failure to make such repairs may result in suspension of the permit and closure of the access. 6. The permittee shall provide construction traffic control devices at all times during access construction, in conformance with the M.U.T.C.D. as required by section 42- 4-104, C.R.S., as amended. 7. A utility permit shall be obtained for any utility work within highway right-of-way. Where necessary to remove, relocate, or repair a traffic control device or public or private utilities for the construction of a permitted access, the relocation, removal or repair shall be accomplished by the permittee without cost to the Department or issuing authority, and at the direction of the Department or utility company. Any damage to the state highway or other public right-of-way beyond that which is allowed in the permit shall be repaired immediately. The permittee is responsible for the repair of any utility damaged in the course of access construction, reconstruction or repair. 8. In the event it becomes necessary to remove any right- of-way fence, the posts on either side of the access shall be securely braced with an approved end post before the fence is cut to prevent any slacking of the remaining fence. All posts and wire removed are Department property and shall be turned over to a representative of the Department. 9. The permittee shall ensure that a copy of the permit is available for review at the construction site at all times. The permit may require the contractor to notify the individual or office specified on the permit at any specified phases in construction to allow the field inspector to inspect various aspects of construction such as concrete forms, subbase, base course compaction, and materials specifications. Minor changes and additions may be ordered by the Department or local authority field inspector to meet unanticipated site conditions. 10. Each access shall be constructed in a manner that shall not cause water to enter onto the roadway or shoulder, and shall not interfere with the existing drainage system on the right-of-way or any adopted municipal system and drainage plan. 11. By accepting the permit, permittee agrees to save, indemnify, and hold harmless to the extent allowed by law, the issuing authority, the Department, its officers, and employees from suits, actions, claims of any type or character brought because of injuries or damage sustained by any person resulting from the permittee's use of the access permit during the construction of the access. CHANGES IN ACCESS USE AND PERMIT VIOLATIONS 1. It is the responsibility of the property owner and permittee to ensure that the use of the access to the property is not in violation of the Code, permit terms and conditions or the Act. The terms and conditions of any permit are binding upon all assigns, successors-in-interest, heirs and occupants. If any significant changes are made or will be made in the use of the property which will affect access operation, traffic volume and or vehicle type, the permittee or property owner shall contact the local issuing authority or the Department to determine if a new access permit and modifications to the access are required. 2. When an access is constructed or used in violation of the Code, section 43-2-147(5)(c), C.R.S., of the Act applies. The Department or issuing authority may summarily suspend an access permit and immediately order closure of the access when its continued use presents an immediate threat to public health, welfare or safety. Summary suspension shall comply with article 4 of title 24, C.R.S. MAINTENANCE 1. The permittee, his or her heirs, successors-in-interest, assigns, and occupants of the property serviced by the access shall be responsible for meeting the terms and conditions of the permit, the repair and maintenance of the access beyond the edge of the roadway including any cattle guard and gate, and the removal or clearance of snow or ice upon the access even though deposited on the access in the course of Department snow removal operations. Within unincorporated areas the Department will keep access culverts clean as part of maintenance of the highway drainage system. However, the permittee is responsible for the repair and replacement of any access-related culverts within the right-of-way. Within incorporated areas, drainage responsibilities for municipalities are determined by statute and local ordinance. The Department will maintain the roadway including auxiliary lanes and shoulders, except in those cases where the access installation has failed due to improper access construction and/or failure to follow permit requirements and specifications in which case the permittee shall be responsible for such repair. Any significant repairs such as culvert replacement, resurfacing, or changes in design or specifications, requires authorization from the Department. Form 101, Page 3 \i1\ Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right 1. This permitted access is only for the use and purpose stated in the application and permit. This permit is issued in accordance with the State Highway Access Code (2 CCR 601-1), hereafter referred to as the “Access Code” and is based in part upon the information submitted by the Permittee. 2. Any subsequent relocation, reconstruction, modifications, changes in the type of traffic using the access or 20% increase in volume to the access shall require a new application and coordination with Colorado Department of Transportation, hereafter referred to as “CDOT”. Any changes causing non-compliance with the Access Code may render this permit void, requiring a new permit. 3. This permit replaces any and all additional access permits that may be in existence for this access. 4. This permit is for Single family detached housing, 450 units (ITE #210); Single family attached housing, 200 units (ITE #215); Low rise multi-family housing, 625 units (ITE #220); Affordable housing, 225 units (ITE #223); Hotel, 90 rooms (ITE #310); Small office building, 10 ksf (ITE #712); Strip retail plaza, 40 ksf (ITE #822). Parcel #’s: 239307300032, 239307300033, 239501400161. 5. The traffic volume shall be 706 DHV (Design Hourly Volume). 6. The highway access category is E-X. 7. This access shall be a ¾ movement access with no left turns out. 8. This access permit is in conjunction with the permit for the eastern access to the same parcel, Permit # 325027. 9. The Permittee shall design and construct the following in accordance with section 4 of the Access Code and CDOT requirements. (a) This access location shall be spaced far enough north of the Cattle Creek Rd intersection for a full length westbound-to-northbound right turn acceleration lane, enough merging and lane change length, and northbound left turn deceleration lanes to be built back-to-back. (b) Construct a southbound right turn deceleration lane. (c) Construct an eastbound-to-southbound right turn acceleration lane. (d) Construct dual northbound left turn deceleration lanes. (e) Construct a signal to protect the northbound left turns and U-turns. (f) Construct a U-turn bulb-out to accommodate WB-67 design vehicles. (g) The left turn deceleration lane, U-turn bulb-out, and signal shall be constructed in conjunction with the requirements of Permit # 325027 to create a full RCUT-style intersection incorporating the southern access, Cattle Creek Rd, and both U-turn locations. 10. All other accesses to this parcel shall be closed. Remove the driveways and regrade to reestablish drainage, remove any gates and cattle guards, mailbox’s etc. to ensure the access cannot be used again. 11. All mainline auxiliary lanes shall be designed and constructed with a 2-inch overlay or other method to ensure there isn’t striping conflicts or ghosting of the old striping that was removed. Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right 12. This access shall be designed and constructed to CDOT’s standards and may be required to include sidewalk, trail, curb and gutter. 13. A design meeting is required before proceeding with the construction design. Required personnel for this meeting are: Design Engineer, Professional Engineer of Record (i.e., the person who will sign and seal the plan set), and Permittee or Representative. Please contact Nick Nordquist at 970-683-6280 for scheduling this design meeting. 14. A Notice to Proceed (NTP) is required before beginning construction on the access or any activity within the highway right-of-way. To receive the NTP the applicant shall submit a complete packet to CDOT (to Nick Nordquist - 970-683-6280, nicholas.nordquist@state.co.us) with the following items: (a) Scheduled pre-construction meeting – a preconstruction meeting is required before the issuance of a NTP. Required personnel for this meeting include, but are not limited to: Professional Engineer of Record, construction inspector, construction personnel, Permittee or Representative, CDOT representative and traffic control supervisor. (b) A construction schedule – also required at the pre-construction meeting. (c) A cover letter or email requesting a NTP. (d) Certificate of Insurance (COI) for liability as per section 2.3(11)(i) of the Access Code, naming “CDOT as additional insured for general liability”. (e) A certified Traffic Control Plan (TCP) in accordance with section 2.4(6) of the Access Code. The TCP shall provide accessibility features to accommodate all pedestrians including persons with disabilities for all pathways during construction. (f) Electronic copy of construction plans stamped (11”x 17” with a minimum scale of 1” = 50’) by a Colorado registered professional engineer in full compliance with the Access Code. (g) Signed and sealed NTP checklist. (h) Signed and approved performance bond. (i) Signed and sealed drainage report or narrative. 15. Access width, geometry, and radii shall be determined by designing the access for the largest vehicle using the access on a consistent basis. This design shall be in conformance with Section 4.5(5) of the Access Code. A turning template shall be required with the final plan sets for review prior to the issuance of a NTP. 16. The horizontal axis of the access to the state highway shall be constructed perpendicular to the centerline of the highway and extend from the edge of the roadway a minimum distance of 40 feet, or to the property line, whichever is greater. This design shall be in conformance with section 4.9(4) of the Access Code. 17. Side slopes shall be at a 4:1 slope on the highway access. The roadway shall slope away from the highway at a -2% grade for the first 20 feet of driveway. This design shall be in conformance with section 4.9(8) of the Access Code. Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right 18. Immediately upon completion of earthwork the access shall be hard-surfaced a minimum distance of 50 feet from the traveled way, or to the CDOT right-of-way, whichever is greater. Where the hard surface ties into the existing pavement, the existing pavement shall be saw cut and removed to a minimum of the full depth asphalt section or until an acceptable existing cross slope is achieved. The saw cut shall not be located in the wheel path. Surfacing shall meet CDOT’s specifications with minimum surfacing to be equal to, or greater than, existing highway conditions in conformance with section 4 of the Access Code. 19. The permittee shall provide a performance bond that will insure completion of the required highway and all related intersection improvements in conformance with all CDOT’s standards and specifications. The bond must be at least 110% of the estimated total highway construction cost and the bonding agency must be surety licensed to do business in the state of Colorado. A thorough construction cost estimate sealed by a Colorado registered professional engineer and a draft of the bond must be provided and approved by CDOT before acceptance of the final bond and before construction is approved to commence. 20. Materials, Placing, and Compaction The specifications for materials and compaction shall be discussed and determined at the pre- design meeting with the CDOT Construction Project Manager. Unless the Permittee has approval from the CDOT Access Manager who may state otherwise, the following are minimum requirements for the highway access construction: Hot Mix Asphalt Option (HMA): compaction of the subgrade, embankments and backfill shall comply with sections 203 & 304 of the Colorado Highway Standard Specifications for Road and Bridge Construction. Concrete Pavement Option: Portland Cement (PCCP): compaction of the subgrade, embankments and backfill shall comply with sections 203 & 304 of the Colorado Highway Standard Specifications for Road and Bridge Construction. 21. The materials requirements listed above are for the access/driveway construction. If improvements are required on the highway, CDOT can provide the Permittee with a materials section for the highway improvements, however, CDOT will assume an R-Value of 5 for the design. Alternatively, the Permittee may obtain a geotechnical report, stamped by a professional engineer, that provides an adequate materials section for CDOT’s review and concurrence. 22. If the access is, or is planned to become a local road (i.e. city or county street), the accesses shall be designed per local ordinances, or per a geotechnical report signed and sealed by a professional engineer. 23. This permit allows for onsite construction as long as such use does not violate any terms of the permit. Permittee shall coordinate with CDOT for onsite construction and shall provide a traffic control plan and proof of liability insurance. If the access location, volume, or turning movement for onsite construction is different from the permitted access, a new temporary construction permit may be required. 24. No drainage from this site shall enter onto the state highway travel lanes. The Permittee is required to maintain all drainage in excess of historical flows and time of concentration on site. All existing Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right drainage structures shall be extended, modified or upgraded, as applicable, to accommodate all new construction and safety standards, in accordance with CDOT’s standard specifications. 25. Open cuts, which are at least 3 inches in depth, within 30 feet of the edge of the state highway traveled way, will not be left open at night, on weekends, or on holidays, or shall be protected with a suitable barrier per state and federal standards. 26. Nothing in this permit shall prohibit the Chief Engineer from exercising the right granted in CRS 43- 3-102 including but not limited to restricting left hand turns by construction of physical medial separations. 27. Under no circumstances shall the construction of a private driveway by a private interest interfere with the completion of a public highway construction project. 28. Any current or proposed cattle guard shall be maintained fully within the property boundaries and all repairs are the sole responsibility of the property owner. 29. Backing maneuvers within and onto the state highway right-of-way are strictly prohibited. All vehicles shall enter and exit the highway right-of-way in a forward movement. Backing into the right-of-way shall be considered a violation of the terms and conditions of the access permit and may result in the revocation of the permit by CDOT and/or Issuing Authority. 30. No additional accesses will be granted for these parcels or any future parcels as a result of splitting or dividing land. All accesses to newly created parcels shall be provided internally from this access. (This is only for FW, EX, R-A and NR-A) 31. The Permittee assumes responsibility for any and all easements that are associated with this access. If an easement is part of this access permit, CDOT is not liable for incorrect information in the easement documentation. It is the Permittees responsibility to ensure all applicable laws and regulations have been followed pertaining to easements and subdivision law. 32. The Permittee is responsible for obtaining any necessary additional federal, state and/or city/county permits or clearances required for construction of the access. Approval of this access permit does not constitute verification of this action by the Permittee. Permittee is also responsible for obtaining all necessary utility permits in addition to this access permit. 33. All workers within the state highway right-of-way shall comply with their employer’s safety and health policies/procedures, and all applicable U.S. Occupational Safety and Health Administration (OSHA) regulations - including, but not limited to the applicable sections of 29 CFR Part 1910 - Occupational Safety and Health Standards and 29 CFR Part 1926 - Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection, footwear, high visibility apparel, safety glasses, hearing protection, respirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. 34. The Permittee shall provide accessibility features to accommodate all pedestrians including persons with disabilities for all pathways during and after construction. 35. The Permittee is required to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG) that have been adopted by the U.S. Architectural and Transportation Barriers Compliance Board (Access Board), and incorporated by the U.S. Attorney General as a federal standard. These guidelines are defining traversable slope requirements and prescribing the use of Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right a defined pattern of truncated domes as detectable warnings at street crossings. The new standards plans can be found on the design and construction project support web page at: https://www.codot.gov/business/designsupport/standard-plans. 36. When it is necessary to remove any highway right-of-way fence, the posts on either side of the access entrance shall be securely braced with approved end posts and in conformance with CDOT’s M-607-1 standard, before the fence is cut, to prevent slacking of the remaining fence. All materials removed shall be returned to CDOT. 37. It shall be the responsibility of the Permittee to maintain adequate sight distance for this driveway. Trimming of vegetation or trees to maintain adequate sight distance is the sole responsibility of the Permittee. 38. CDOT will determine the extent of inspection services for the work. A daily inspection may be done by CDOT from the time work begins inside the highway right-of way until the job is completed and right-of-way restored to its original condition. 39. CDOT’s plan review is only for general conformance with CDOT design standards and Access Code requirements. CDOT is not responsible for the accuracy and adequacy of the design. All dimensions and elevations shall be confirmed and correlated at the job site. CDOT, through the approval of this document, assumes no responsibility for plan omissions or errors. 40. The CDOT inspector may suspend work due to: 1) Noncompliance with the provisions of this permit; 2) Adverse weather or traffic conditions; 3) Concurrent highway construction or maintenance in conflict with permit work; 4) Any condition deemed unsafe for workers or the general public. The work may be resumed upon notice from the CDOT Inspector. 41. The Permittee, his or her heirs, successors-in-interest, assigns, and occupants of the property serviced by the access shall be responsible for meeting the terms and conditions of the permit. This includes, but is not limited to, the repair and maintenance of the access beyond the edge of the roadway including any cattle guard and gate, and the removal or clearance of snow or ice upon the access even when deposited on the access during CDOT’s snow removal operations per section 2.7 of the Access Code. 42. The Permittee is responsible for the repair and replacement of any access-related culverts within the right-of-way. Within incorporated areas, drainage responsibilities for municipalities are determined by statute and local ordinance. CDOT will maintain the highway including auxiliary lanes upon final acceptance. In cases where the access installation has failed due to improper access construction and/or failure to follow permit requirements and specifications the Permittee shall be responsible for such repair. Any significant repair such as culvert replacement, resurfacing, or changes in design or specifications, requires authorization from CDOT. 43. Any damage to present highway facilities including traffic control devices shall be repaired immediately at no cost to CDOT and prior to continuing other work. 44. During access construction, no construction-related or personal vehicles will be permitted to park in the state highway right-of-way. 45. Any mud or other material tracked, or otherwise deposited, on the roadway shall be removed daily or as ordered by CDOT’s inspector. If mud is an obvious condition during site construction, it is recommended that the contractor build a stabilized construction entrance or scrubber pad at the Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right intended construction access to aid in the removal of mud and debris from vehicle tires. Details of the stabilized construction entrance can be found in the M & S Standards Plan No. M-208-1. 46. A fully executed, complete copy of this permit and the Notice to Proceed must be on the job site with the contractor at all times during the construction. Failure to comply with this or any other construction requirement may result in the immediate suspension of work by order of the CDOT inspector or the issuing authority. 47. No work will be allowed at night, Saturdays, Sundays and legal holidays without prior authorization. CDOT may also restrict work within the state highway right-of-way during adverse weather conditions, seasonal changes and if safety and operational issues occur. 48. The access shall be completed in an expeditious and safe manner and shall be completed within 45 days from initiation of construction within the state highway right-of-way or in accordance with written concurrence of the Access Manager. All construction shall be completed in a single season. 49. All costs associated with any type of utility work will be at the sole responsibility and cost of the Permittee and at no cost to CDOT. 50. Areas of roadway and/or right-of-way disturbed during this installation shall be restored to their original conditions to insure proper strength and stability, drainage and erosion control. Restoration shall meet CDOT’s standard specifications for topsoil, fertilization, mulching, and re- seeding. 51. Permittee is required to complete the construction according to the terms and conditions of the permit prior to using the access. If the access is used prior to CDOT final acceptance, CDOT may suspend or revoke the permit, until construction is completed per the terms and conditions of the permit. 52. All construction and inspection work must be under the direction of a Colorado Registered Professional Engineer (PE). The PE’s responsibilities include, but are not limited to ensure compliance with plans and specifications with regard to the roadway improvements within the State right-of-way. The PE shall carefully monitor the contractor’s compliance on all aspects of construction, including construction zone traffic control and shall sign and seal the acceptance letter upon completion of the work. 53. If this permit requires a traffic signal installation, the Permittee accepts all responsibility of the traffic signal(s) and operations of the intersection from the start of work on the signal until the signals are accepted by CDOT, City/County, Police/Sheriff and State Patrol. Uniformed traffic control is required for all traffic signal projects and shall be scheduled and paid for by the Permittee. Construction Completion & Final Acceptance 54. The Permittee shall notify the Access Manager within 10 working days to request a final inspection. This request shall include signed and sealed certification that inspections, materials, materials testing, and construction methods conform to the plans, specifications and purpose of design; and have been completed in accordance with all applicable CDOT Standards and Specifications; and that the access is constructed in conformance with the State Highway Access Code, 2 CCR 601-1, and the terms and conditions included in this permit. The engineer of record shall be present for Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD STATE of COLORADO HIGHWAY ACCESS PERMIT ADDITIONAL TERMS and CONDITIONS April 18, 2025 PERMIT No. 325028 Permittee(s): Harvest Roaring Fork, LLC Location: Garfield County on CO Highway 082A, near Mile Ref. Pt. 7.328 Right this inspection. The access serviced by this permit may not be opened to traffic until the CDOT Access Manager provides written initial acceptance. 55. Following the final inspection, CDOT will prepare an access construction inspection summary letter and send it to the applicant, Permittee, and engineer of record. If additional items are required to complete the access construction, a list of these items will be part of the access construction inspection summary letter. All required items and final as-built survey shall be completed within 30 days from receiving the access construction summary letter. When all work is complete and in conformity to these terms and conditions, an initial acceptance letter will be sent to the Permittee and this access may be opened for traffic. 56. The 2-year warrantee period will begin when the initial acceptance letter is issued. In accordance with section 2.5(6) of the Access Code, if any construction element fails within two-years due to improper construction or material specifications, the Permittee shall be responsible for all repairs. Failure to make such repairs may result in suspension of the permit and closure of the access. The letter of final acceptance will be issued once the access has been inspected and is found to comply with all material and construction in accordance with all applicable CDOT standards and specifications approx. 2 years after initial acceptance. Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD Environmental Clearances Information Summary Page 1 of 3 Colorado Department of Transportation July 2020 COLORADO DEPARTMENT OF TRANSPORTATION Environmental Clearances Information Summary PURPOSE - This summary is intended to inform entities external to CDOT that may be entering the state highway right-of-way to perform work related to their own facilities (such as Utility, Special Use or Access Permittees), about some of the more commonly encountered environmental permits/clearances that may apply to their activities. This listing is not all-inclusive—additional environmental or cultural resource permits/clearances may be required in certain instances. Appropriate local, state and federal agencies should be contacted for additional information if there is any uncertainty about what permits/clearances are required for a specific activity. IMPORTANT: Please Review The Following Information Carefully – Failure to Comply With Regulatory Requirements May Result In Suspension or Revocation of Your CDOT Permit, Or Enforcement Actions By Other Agencies. CLEARANCE CONTACTS - As indicated in the permit/clearance descriptions listed below, the following agencies may be contacted for additional information: • Colorado Department of Public Health and Environment (CDPHE): General Information – (303) 692-2000 Water Quality Control Division (WQCD): (303) 692-3500 Environmental Permitting Website https://www.colorado.gov/pacific/cdphe/all-permits • CDOT Water Quality Program Manager: (303) 512-4053 https://www.codot.gov/programs/environmental/water-quality • CDOT Asbestos Project Manager: (303) 512-5519 • Colorado Office of Archaeology and Historic Preservation: (303) 866-5216 • U.S. Army Corps of Engineers, District Regulatory Offices: Omaha District (Northeastern CO), Denver Office (303) 979-4120 http://www.nwo.usace.army.mil/Missions/RegulatoryProgram/Colorado.aspx Sacramento District (Western CO), Grand Junction Office (970) 243-1199 http://www.spk.usace.army.mil/Missions/Regulatory.aspx Albuquerque District (Southeastern CO), Pueblo Office (719) 543-9459 http://www.spa.usace.army.mil/Missions/RegulatoryProgramandPermits.aspx • CDOT Utilities, Special Use and Access Permitting: (303) 757-9654 https://www.codot.gov/business/permits Wildlife Resources - Disturbance of wildlife shall be avoided to the maximum extent practicable. Entry into areas of known or suspected threatened or endangered species habitat requires special authorization from the CDOT permitting office. If any threatened or endangered species are encountered during the progress of the permitted work, work in the subject area shall be halted and the CDOT Regional Permitting Office and Region Planning and Environmental Manager shall be contacted immediately. Authorization must be provided by CDOT prior to the continuation of work. Information about threatened or endangered species may be obtained from the CDOT website, http://www.codot.gov/programs/environmental/wildlife/guidelines, or the Colorado Parks and Wildlife (CPW) website, http://www.cpw.state.co.us/learn/Pages/SOC-ThreatenedEndangeredList.aspx. Additional guidance may be provided by the appropriate Region Planning and Environmental Manager (RPEM). Cultural Resources - The applicant must request a file search of the permit area through the Colorado Office of Archaeology and Historic Preservation (OAHP), Denver, to ascertain if historic or archaeological resources have previously been identified (https://www.historycolorado.org/file-access; 303-866-5216). Inventory of the permit area by a qualified cultural resources specialist may be necessary, per the recommendation of CDOT. If archaeological sites/artifacts or historic resources are encountered as the project progresses, all work in the subject area shall be halted and the CDOT Regional Permitting Office and Region Planning and Environmental Manager shall be contacted immediately. Authorization must be provided by CDOT prior to the continuation of work. Additional guidance may be provided by the Regional Permitting Office and RPEM. Paleontological Resources - The level of effort required for paleontological resources is dependent on the amount of ground disturbance, including rock scaling, digging, trenching, boring, ground leveling, and similar activities. • If the permit will involve extensive ground disturbance (generally involving more than one mile of CDOT ROW), a full review will be required by a qualified paleontologist, including map, file, and locality searches, with final recommendations provided by the CDOT paleontologist upon receipt of the report. Based on results of the review, a survey or inventory of the permit area may be necessary. • If the permit will involve a small amount of ground disturbance (less than one mile of ROW), the applicant must request a fossil locality search through the University of Colorado Museum of Natural History (https://www.colorado.edu/cumuseum/research-collections/paleontology/policies-procedure) and the Denver Museum of Nature and Science (https://www.dmns.org/science/earth-sciences/earth-sciences-collections/). The museum collections manager will provide information about localities in the project area. If there are no known localities, the permit requirement for paleontology is complete upon submitting that information to CDOT. If there are known localities, the CDOT paleontologist will be contacted by the museum with details, and additional recommendations will be made if necessary. Note that museum staff are not required to disclose the details of fossil localities to the permit applicant, nor is detailed locality information required for the permit application to proceed. • If the permit does not involve ground disturbance, no action is required for paleontological resources. If fossils are encountered during the permitted action, all work in the immediate area of the find should stop and the CDOT Staff Paleontologist and the Region Environmental Manager should be contacted immediately. Authorization must be provided by CDOT prior to the continuation of work. Additional guidance may be provided by the Regional Permitting Office in the Permit Special Provisions. Contact Information: See the museum websites listed above. The CDOT Paleontologist is not able to conduct locality searches independently. For further information contact CDOT Paleontologist Nicole Peavey at nicole.peavey@state.co.us or (303) 757-9632. Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD Environmental Clearances Information Summary Page 2 of 3 Colorado Department of Transportation July 2020 Hazardous Materials, Solid Waste - The Solid Wastes Disposal Sites and Facilities Act C.R.S. 30-20-100, et al, and Regulations Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), prohibit solid waste disposal without an approved Certificate of Designation (a landfill permit). The Colorado Hazardous Waste Act C.R.S. 25-15-301 et al, and the Colorado Hazardous Waste Regulations (6 CCR 1007-3) prohibit the transfer, storage or disposal (TSD) of hazardous waste except at permitted TSD sites. There are no permitted landfills or TSD sites within the State Highway Right of Way. Therefore, all solid or hazardous wastes that might be generated by the activities of entities entering the State Highway Right of Way must be removed from the ROW and disposed of at a permitted facility or designated collection point (e.g., for solid waste, a utility or construction company’s own dumpster). If pre-existing solid waste or hazardous materials contamination (including oil or petroleum contaminated soil, asbestos, chemicals, mine tailings, etc.) is encountered during the performance of work, the permittee shall halt work in the affected area and immediately contact the CDOT Regional Permitting Office for direction as to how to proceed. Contact Information: Theresa Santangelo-Dreiling, CDOT Hazardous Materials Management Supervisor: (303) 512-5524. Asbestos Containing Materials, Asbestos Contaminated Soil - All work on asbestos containing materials (ACM) must comply with the applicable requirements of the CDPHE Air Pollution Control Division’s (APCD) Regulation 8. Disposal of ACM, and work done in asbestos-contaminated soil, must comply with the CDPHE Hazardous Materials and Waste Management Division’s (HMWMD) Solid Waste Regulations. The application for any CDOT permit must specifically identify any ACM involved in the work for which authorization is being requested. Additional guidance or requirements may be specified in the permit special provisions. Contact Info: CDPHE APCD and HMWMD Regulations can be accessed via the CDPHE Environmental Permitting Website listed above. Additional information concerning clearance on CDOT projects is available from the CDOT Asbestos Project Manager (303) 949-2729, or Theresa Santangelo-Dreiling, Hazardous Materials Management Supervisor: (303) 512-5524. Transportation of Hazardous Materials - No person may offer or accept a hazardous material for transportation in commerce unless that person is registered in conformance with the United States Department of Transportation regulations at 49 CFR, Part 171. The hazardous material must be properly classed, described, packaged, marked, labeled, and in condition for shipment as required or authorized by applicable requirements, or an exemption, approval or registration has been issued. Vehicles requiring a placard, must obtain authorization and a State HAZMAT Permit from the Colorado Public Utilities Commission. Contact Information: For authorization and more info call the Federal Motor Safety Carrier Administration, US DOT for inter- and intra-state HAZMAT Registration (303) 969-6748. Colorado Public Utilities Commission: (303) 894-2868. Discharge of Dredged or Fill Material – 404 Permits Administered By the U.S. Army Corps of Engineers, and Section 401 Water Quality Certifications Issued by the CDPHE WQCD - Clean Water Act section 404 permits are often required for the discharge of dredged or fill material into waters of the U.S., including wetlands. Several types of section 404 permits exist, including nationwide, regional general, and individual permits. Nationwide permits are the most commonly authorized type for activities with relatively minor impacts. If an individual 404 permit is required, section 401 water quality certification from the CDPHE WQCD is also required. Contact the appropriate Corps District Regulatory Office for information about what type of 404 permit may be required (contact information above). Contact the CDPHE Water Quality Control Division at (303) 692-3500. Working on or in any stream or its bank - In order to protect and preserve the state’s fish and wildlife resources from actions that may obstruct, diminish, destroy, change, modify, or vary a natural existing stream or its banks or tributaries, it may be necessary to obtain a Senate Bill 40 certification from the Colorado Department of Natural Resources. A stream is defined as 1) represented by a solid blue line on USGS 7.5’ quadrangle maps; and/or 2) intermittent streams providing live water beneficial to fish and wildlife; and/or 3) segments of streams supporting 25% or more cover within 100 yards upstream or downstream of the project; and/or 4) segments of streams having wetlands present within 200 yards upstream or downstream of the project measured by valley length. The CPW application, as per guidelines agreed upon by CDOT and CPW, can be accessed at https://www.codot.gov/programs/environmental/wildlife/guidelines. Erosion and Sediment Control Practices - Any activities that disturb one or more acres of land require a Stormwater Construction Permit (SCP) from the CDPHE-WQCD. Erosion & sediment control requirements will be specified in that permit. In situations where a stormwater permit is not required, all reasonable erosion and sediment control measures should be taken to minimize erosion and sedimentation. Control practices should be in accordance with CDOT Standard Specifications 107.25, 208, 213 and 216 (https://www.codot.gov/business/designsupport/cdot-construction-specifications). The CDOT Erosion Control and Stormwater Quality Guide (website: https://www.codot.gov/programs/environmental/landscape-architecture/erosion-storm-quality) can also be used to design erosion/sediment controls. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Website: https://www.colorado.gov/pacific/cdphe/wq-construction-general-permits Site Stabilization - All disturbances require a stabilization plan, native seeding or landscape design plan according to applicable CDOT Standard Specifications 212-217 and 623. The CDOT Erosion Control and Stormwater Quality Guide should also be used to plan restoration of disturbed vegetation. Website: https://www.codot.gov/programs/environmental/landscape-architecture/erosion-storm-quality Stormwater Discharge From Industrial Facilities - Discharges of stormwater runoff from certain types of industrial facilities, such as concrete batch plants - require a CDPS Stormwater Permit. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Website: https://colorado.gov/pacific/cdphe/wq-commerce-and-industry-permits Concrete Washout - Waste generated from concrete activities shall NOT be allowed to flow into the drainage ways, inlets, receiving waters, or in the CDOT ROW. Concrete waste shall be placed in a temporary concrete washout facility and must be located a minimum of 50 feet from state waters, drainageways, and inlets. Concrete washout shall be in accordance to CDOT specifications and guidelines at https://www.codot.gov/business/designsupport/cdot-construction-specifications and refer to the specifications and their revisions for sections 101, 107 and 208. Construction Dewatering (Discharge or Infiltration) and Remediation Activities - Discharges of water encountered during excavation or work in wet areas may require a Construction Dewatering or Remediation Activities Discharge Permit. Contact Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD Environmental Clearances Information Summary Page 3 of 3 Colorado Department of Transportation July 2020 Information: Contact the CDPHE-WQCD at (303) 692-3500. For Applications and Instructions: https://www.colorado.gov/pacific/cdphe/wq-construction-general-permits. Municipal Separate Storm Sewer System (MS4) Requirements - When working in a MS4 area, discharges to the storm sewer system are subject to CDOT’s or other municipalities’ MS4 Permit. For activities within the boundaries of a municipality that has a MS4 permit, the owner of such activity should contact the municipality regarding stormwater related requirements. All discharges to the CDOT highway drainage system or within the Right of Way (ROW) must comply with the applicable provisions of the Colorado Water Quality Control Act, the Water Quality Control Commission (WQCC) Regulations (https://www.colorado.gov/pacific/cdphe/wqcc-regulations-and-policies-and-water-quality-statutes) and the CDOT MS4 Permit #COS-000005 (https://www.codot.gov/programs/environmental/water-quality/documents). Discharges are subject to inspection by CDOT and CDPHE. For CDOT-related MS4 programs and requirements, go to: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs. Post-Construction Permanent Water Quality - When working in a CDOT MS4 area and the activity disturbs one or more acres, permanent water quality control measures may be required. Information on the requirements can be found under the CDOT Permanent Water Quality MS4 Program at: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs/pwq-permanent-water-quality Discharges to Storm Sewer Systems Prohibited Discharges - All discharges are subject to the provisions of the Colorado Water Quality Control Act and the Colorado Discharge Permit Regulations. Prohibited discharges include, but are not limited to, substances such as wash water, paint, automotive fluids, solvents, oils or soaps and sediment. Allowable Discharges - The following discharges to stormwater systems are allowed without a permit from the CDPHE-WQCD: landscape irrigation, diverted stream flows, uncontaminated ground water infiltration to separate storm sewers, discharges from potable water sources, foundation drains, air conditioning condensation, irrigation water, uncontaminated springs, footing drains, water line flushing, flows from riparian habitats and wetlands, and flow from firefighting activities. Contact Information: Contact the CDPHE-WQCD at (303) 692-3500. Information can also be found in the CDOT Illicit Discharge MS4 Program PDD at: https://www.codot.gov/programs/environmental/water-quality/stormwater-programs/idde.html. Spill Reporting - Spills shall be contained and cleaned up as soon as possible. Spills shall NOT be washed down into the storm drain or buried. All spills shall be reported to the CDOT Illicit Discharge Hotline at (303) 512-4426 (4H20), as well as the Regional Permitting Office and Regional Maintenance Supervisor. Spills on highways, into waterways, any spill in the highway right-of-way exceeding 25 gallons, or that may otherwise present an immediate danger to the public shall be reported by calling 911, and shall also be reported to the CDPHE at 1-877-518-5608. More information can be found at https://www.colorado.gov/pacific/cdphe/emergency-reporting-line. Disposal of Drilling Fluids - Drilling fluids used in operations such as Horizontal Directional Drilling may be classified as “discharges” or “solid wastes,” and in general, should be pumped or vacuumed from the construction area, removed from the State Highway Right of Way, and disposed of at permitted facilities that specifically accept such wastes. Disposal of drilling fluids into storm drains, storm sewers, roadside ditches or any other type of man-made or natural waterway is prohibited by Water Quality Control and/or Solid Waste regulations. Small quantities of drilling fluid solids (less than 1 cubic yard of solids) may be left on-site after either being separated from fluids or after infiltration of the water, provided: 1) the drilling fluid consists of only water and bentonite clay, or, if required for proper drilling properties, small quantities of polymer additives that are approved for use in drinking water well drilling; 2) the solids are fully contained in a pit, and are not likely to pose a nuisance to future work in the area, 3) the solids are covered and the area restored as required by CDOT permit requirements (Utility, Special Use, or Access Permits, etc.). Contact Information: Contact CDPHE (telephone #’s listed above). Noxious Weeds and Invasive Species Management Plan - Noxious Weeds and Invasive Species guidance can be found by contacting the Colorado Department of Agriculture (https://www.colorado.gov/pacific/agconservation/noxiousweeds) and the Colorado Division of Parks and Wildlife (http://cpw.state.co.us/aboutus/Pages/RS-NoxiousWeeds.aspx). In either case, management plans involving the control of noxious weeds associated with the permitted activity and cleaning of equipment will be required. Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD CDOT has a Municipal Separate Storm Sewer System permit, otherwise known as (MS4) from the Colorado Department of Public Health and Environment. The permit states that only stormwater can be discharged from CDOT’s storm drain system As part of the permit, CDOT has several different programs to prevent pollutants from entering into the storm drain system: Construction Site Program New Development Redevelopment Program Illicit Discharge Program Industrial Facilities Program Public Education and Outreach Program Pollution Prevention and Good Housekeeping Program Wet Weather Monitoring Program What is stormwater runoff? Stormwater runoff occurs when precipitation from rain or snowmelt flows over the ground. Impervious surfaces like roads and sidewalks prevent stormwater from naturally soaking into the ground Why is stormwater runoff a problem? Stormwater can pick up debris, chemicals, dirt and other pollutants and flow into CDOT’s storm drain system or directly into a stream, river, lake, wetland or reservoir. Anything that enters CDOT’s storm drain system is discharged untreated into the waterways we use for fishing, swimming, and providing drinking water. For more information on CDOT Utility Permits: https://www.codot.gov/business/permits/utilitie sspecialuse For more information on CDOT Access Permits: https://www.codot.gov/business/permits/access permits For more information on CDOT Water Quality Program: Water Quality Program Manager 4201 E. Arkansas Ave. Shumate Building Denver, Colorado 80222 303‐757‐9343 Water Quality Program Industrial Facilities Program Dredged spoil, dirt, slurry, solid waste, incinerator residue, sewage, sewage sludge, garbage, trash, chemical waste, biological nutrient, biological material, radioactive material, heat, pH, wrecked or discarded equipment, rock, sand, any industrial, municipal, or agricultural waste. Tips for Reporting an Illicit Discharge Call the illicit discharge hotline at (303) 512‐4426 From a safe distance try to estimate the amount of the discharge. Identify characteristics of the discharge (color, odor, algae, etc.). Obtain information on the vehicle dumping the waste (if applicable). Do not approach! Call *CSP for illicit dumping. If possible, take a photo, record a license plate. REMEMBER: Never get too close to the illicit discharge, it may be dangerous!!! Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD COLORADO Departmentof Transportation Dredged spoil, dirt, slurry, t, rock, sand TO THE WASTEWATER TREATMENT PLANT co ,LO IR'ADO Department of TrallBpoda.ti!on TOTHELOCAL WATERBODV Industrial Facilities Program Elements: 1.Educate and outreach to owners or operators that have potential to contribute substantial pollutant to water. 2.Report and include information on discharge and water quality concerns. Provide written notification within 15 days of discovery to CDPHE. 3.Submit an annual report to CDPHE containing the number of informational brochures distributed; name and title of each individual trained. Education There are instances when a utility company or other entity doing work in the state highway right‐of‐way will require some type of environmental permit or clearance for that work. CDOT has put together an Environmental Clearances Information Summary for those applying for a CDOT Utility and Special Use Permit or Access Permit to obtain all required clearances. This fact sheet is given to each permittee and is available at: http://www.coloradodot.info/programs/ environmental/resources/guidance- standards/Environmental%20Clearances% 20Info%20Summary.pdf Industrial facilities can use control measures (CM) otherwise known as Best Management Practices (BMP) during the construction of a facility and when operating the facility. Control measures are schedules of activities, maintenance procedures, and other management practices to prevent and reduce pollution entering into CDOT’s storm drain system. Control Measures also include treatment, operating procedures, and practices to control site run off which can include structural and non‐structural controls. Control Measures for Industrial Facilities CDOT defines a utility, or utility facility as any privately, publicly, or cooperatively owned line, facility, or system producing, transmitting or distributing the following: Communications Cable television Power Electricity Light Heat Gas Oil Crude Products Water Stream Waste Stormwater not connected with highway drainage Similar Commodity Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD COLORADO Departmentof Transportation THE EiAUNTLET 8 y:J 8 In compliance!! co ,LO IR'ADO Department of TrallBpoda.ti!on jf Permits 325027 & 325028 Legend 3000 ft N ➤➤ N Image © 2025 Airbus Image © 2025 Airbus Image © 2025 Airbus Highway 82 Approximate access location for RIRO Movement. Permit 325027 Approximate access location for 3/4 Movement access. Permit 325028 Cattle Creek Rd Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD COLORADO DEPARTMENT OF TRANSPORTATION Issuing authority applicat ion STAT E HIGHWAY ACCESS PE RMIT APPLICATION acceptance date : Instructions : -Contact the Colo rado De partment of Transportat ion (COOT ) or your local government to determine your issuing authority. Please prin t -Contact the issuing authority to det ermine what plans and other documents are requ ired t o be submitted wi th your application. or type -Complete this for m (some quest ions may not apply to you) and attach all neces sary document s and Submit it t o the issuing authority. -Submit an application for each access affected. *Indicates -If you have any questions, contact the issuing au thority. required field -For addi tional information, see CDOT's Access Manageme nt website at htt12 ://www.codot.gov/business /12ermlts/access12ermit s. 1) Property Owner (Permittee)* 2) Applicant or Agent for Perm ittee (if differe nt from property owner) Harvest Roaring Fork LLC Sopris Engineering LLC Street Address• Mailing Address 909 Lake Carolyn Parkway 502 Main Street Suite A3 C ity, State & Zip* I Phone # City, State & Z ip 'I Phone # Irving TX 75039 Carbondal e, CO 81623 97070 40311 E-mai l Address• E-mail Address (if available) myers@realtycapital .com cc hristoff@sopriseng.com 3) Address of property to be served by permit' TBD 4) Legal description of property: (If within j urisd ictional limits of Munici pality, City and/or County, which one? county subdivi sion block lot section townsh ip range Gar fie ld I I I I NW Sectionl7 17 5) What State Highway a re you requesting access from?* 6) What side o f the highway?• HWY 82 O N O S D E ~w 7) How many feet is the proposed access from the nearest milepost (or cross street if mile post unknown)?' 256 0 feet ( D N ~s D E D W)from: MM 7 .0 HWY 82 8) Wh at is the approximate date you intend to begin construction? 07/01/2025 9) Check here if you are requesting a:• ~ New Access D Temporary A ccess (duration anticipated: ) D Improvement to Existing Access D Change i n Access Use D Remova l of Access D Relocation of an Existing Access (provide detail) 10) Provide existing property use Agricultural/ Single Family 11) Do you have kn owle dge o f any State Highway access permits serving this property, or adjacent p roperties in which you have a property interes t?* [!] No D Yes, if yes -what a re the permit number(s) and provide copies : and/or, permit date: 12) Does the property owner own o r have any interests in any adjacen1 prope rty?* i!I No D Yes. if yes -please describe: 13) Are there other existi ng or dedicated public stre ets. roads, highways or access easements bor der ing or within the property?• !!l No D Yes, if yes -l ist them on your plans and indi ca t e the proposed and existing access points. 14) If you are requesting agriculture field access -how many acres will the access serve? 15) If you are requesting commercial or industrial access, please indicate the types and number of businesses and provide th e fl oor area square footage of each . Business/Land Use Squa re Footage Business/Land Use Square Footage See Attached Lette r and page 18 of traffi c study 16) If you are req uesting residential development access, what is the type (single family. apartment , t ownh ouse) a nd number of units? Type Number of Units Type Numbe r of Units See Attached Lette r and page 18 of traffic study 17) Provide the following vehicle count estimates for ve hicles that will use the access. Leaving the property then returning is two counts.* Indicate if your counts are # of passenger cars and light trucks at peak hour volumes # of mult i-unit trucks at peak hour volumes ~ peak hour volumes or D average daily volumes. 1,169 # of singl e unit vehic les in exce ss of 30 ft . # of farm vehicles (field equ ipment) Total count of all vehicles 1169 Previ o us edit ions are o b solet e and may n o t be u sed Page 1 of 2 COOT Form #137 04/24 Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD 18) Check with the issu ing authority to determine wh ich of the following documents are required to complete the review of your applicat ion. a) Property map indicating other access , bordering roads and streets. e) Subdivision, zoning, or development plan. b) Highway and driveway plan profile. f) Proposed access design . c) Drainage plan showing impact to the highway right-of-way. g) Parcel and ownership maps including easements . d) Map and letters detailing utility locations before and after development in and along the right-of-way. h) Traffic studies. i) Proof of ownersh ip. 1-It is the applicant's responsibility to contact appropriate agencies and obtain all environmental clearances that apply to their activities. Such clearances may include Corps of Engineers 404 Permits or Colorado Discharge Permit System permits, or ecological, archeological, historical or cultural resource clearances. The COOT Environmental Clearances Information Summary presents contact information for agencies administering certain clearances, information about pro hibited discharges, and may be obtained from Regional COOT Utility/Special Use Permit offices or accessed via the COOT Planning/Construction -Environmental- Guidance webpage: https ://www.codot.gov/programs/enviro nm ent a l/re sou rces/g uidan ce -stand ard s/environmental-clearances-info- summary-august-2017/view. 2-All workers within within the State Highway right of way shall comply with their employer's safety and health policies/ procedures , and all applicable U.S . Occupational Safety and Health Administration (OSHA) regulations -including, but not limited to the applicable sections of 29 CFR Part 1910 -Occupational Safety and Health Standards and 29 CFR Part 1926 -Safety and Health Regulations for Construction. Personal protective equipment (e.g. head protection , footwear, high visibility apparel, safety glasses, hearing protection, respirators, gloves, etc.) shall be worn as appropriate for the work being performed, and as specified in regulation. At a minimum, all workers in the State Highway right of way, except when in their vehicles, shall wear the following personal protective equipment: High visibility apparel as specified in the Traffic Control provisions of the documentation accompanying the Notice to Proceed related to this pe rm it (at a minimum , ANSI/I SEA 107-1999, class 2); head protection that complies with the ANSI 289.1-1997 standard; and at all construction sites or whenever there is danger of injury to feet, workers shall comply with OSHA's PPE requirements for foot protection per 29 CFR 1910.136, 1926.95, and 1926.96. If required, such footwear shall meet the requirements of ANSI 241-1999. Where any of the above-referenced ANSI standards have been revised, the most recent version of the standard shall apply. 3-The Permittee is responsible for complying with the Revised Guidelines that have been adopted by the Access Board und er the American Disabilities Act (ADA). These guidelines define traversable slope requirements and presc ribe the use of a defined pattern of truncated domes as detectable warning s at street crossings. The new Standards Plans and can be found on the Design and Construction Project Support web page at: https://www.codot.gov/business/civilrights/ada/re sources-e nqine ers. If an access permit is issued to you, it will state the terms and conditions for its use. Any changes in the use of the permitted access not consistent with the terms and conditions listed on the permit may be considered a violation of th e permit. The applicant declares under penalty of perjury in the second degree, and any other applicable state or federal laws, that all information provided on this form and submitted attachments are to the best of their knowledge true and complete. I understand receipt of an access permit does not constitute permission to start access construction work. Appl~"'"t.H~d_;f'"""re C"~iby Christoff 09123/2024 If the appli ~ant is not th e l wner of the property, we require this application also to be signed by the property owner o r their legally authorized representative (or other acceptable written evidence). This signature shall constitute agreement with this application by all owners-of-interest unless stated in writing. l~mit is issued, the property owner, in most cases, will be lis ted as the permittee. P,op77~~ / Print Name Richard Myers Date 09/23/2024 Previous editions are obsolete and may not be used Page 2 of 2 CDOT Form #137 04/24 Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD INSTRUCTIONS FOR COMPLETING APPLICATION FOR ACCESS PERMIT (COOT FORM NO. 137) December 2018 To construct, relocate, close, o r modify access(es) to a State Highway or when there are changes in use of such access point(s), an application for access pennit must be submitted to the Colorado Department of Transportation (Coon or the local jurisdiction serving as the issuing authority for State Highway Access Penni ts. Contact the COOT Regional Access Unit in which the s ubject property is located to detennine where the application must be submitted. The following link will help you determine which COOT Region office to contact: https://www.codot.gov/business/~ennits/accessllermits/re~onal-offices.html All applications are process ed and access pennits are issued in accordance to the requirements and procedures found in the most current version of the State Highway Access Code (Access Code). Code and the application form are also available from CDOT's web site at: https://www.codotgov/business/~ennits/access~ermits Please complete all information requested accurately. Access permits granted based on applications found to contain false information may be revoked. An incomplete application will not be accepted. If additional information, plans and documents are required, attach them to the application. Keep a copy of your submittal for your records. Please note that only the original signed copy of the application will be accepted. Do not send or enclose any pennit fee at this time. A pennit fee will be collected if an access pennit is issued. The following is a brief description of the information to be provided on each enumerated space on the application form (COOT Form 137,2010). 1. Property Owner (Permittee): Please provide the full name, mailing address and telephone number and the E-mail address (if available) of the legal property owner ( owner of the s urf ace rights). Please provide a telephone number where the Pennittee can be reached during bus iness hours (8:00 a.m. to 5 :00 p.m .). Having a contract on the property is not a sufficient legal rig ht to that property for purposes of this application. If the access is to be on or across an access easement, then a copy of the easement MU ST accompany thi s application. If federal land is involved, provide the name of the relevant federal agency AND attach copy of federal authorization for property use. 2. Agent for permittee: If the applicant (person completing thi s application) is different than the property owner (Permittee ), provide entity name (if applicable), the full name of the person serving as the A gent, mailing address, telephone number, and the E-mail address (if available). Please provide a telephone number where the Agent can be r eached during business ho urs (8:00 a.m. to 5:00 p.m.). Joint applications such as owner/lessee m ay be s ubmitted. Corporations must be licensed to do business in Colorado: All corporations serving as, or providing, an Agent as the applicant must be li censed to do business in Colorado. Instructions for completing Application for Access Penn it (COOT Form# 13 7), 04/24 Page 1 Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD 3. Address of Property to be Served: Provide if property to be served has an official street address. If the access is a public road, note the name (or future name) of the road. 4. Legal Description of Property: Fill in this item to the extent it applies. This information is available at your local County Courthouse, or on your ownership deed(s ). A copy of the deed may be required as part of this application in some situations. To determine applicability, check with the CDOT's Regional Access Manager or issuing authority staff. 5. State Highway: Provide the State Highway number from which the access is requested. 6. Highway Side: Mark the appropriate box to indicate what side of the highway the requested access is located. 7. Access Mile Point: Without complete information, we may not be able to locate the proposed access. To obtain the distance in feet, drive the length between the mile point and the proposed access, rounding the distance on the odometer to the nearest tenth of a mile; multiply the distance by 5,280 feet to obtain the number of feet from the mile point. Then enter the direction (i.e. north, south, east, west) from the mile point to the proposed access. Finally, enter the mile point number. It is helpful in rural or undeveloped areas if some flagging is tied to the right-of-way fence at the desired location of the access. If the mile post is unknown, note the distance in feet (using the same procedures noted above) from that cross street or road closest to the proposed access. 8. Ace~ Construction Date: Fill in the date on which construction of the access is planned to begin. 9. Access Request: Mark items that apply. More than one item may be checked. 10. Existing property use: Describe how the property is currently being used. For example, common uses are Single Family Residential, Commercial or Agricultural. 11. Existing Access: Does the property have any other legal alternatives to reach a public road other than the access requested in this application? Note the access permit number(s) for any existing state highway access point( s) along with their issue date( s ). If there are no existing access point(s), mark the "no" box. 12. Adjacent Property: Please mark the appropriate box. If the "yes" box is marked, provide a brief description of the property (location of the property in relation to the property for which this access application is being made). 13. Abutting Streets: If there are any other existing or proposed public roads or easements abutting the property, they should be shown on a map or plan attached to this application. 14. Agricultural Acres: Provide number of acres to be served. Instructions for completing Application for Access Permit (COOT Fonn # 137), 04/24 Page2 Docusign Envelope ID: E8F31D9F-D9AA-4CAA-9AAD-81E8905DF9CD 15. Access Use: List the land uses and square footage of the s ite as it will be when it is fully developed. The planned land uses as they will be when the site is fully developed are used to project the amount of traffic that the site will generate, peak hour traffic levels and the type of vehicles that can be expected as a result of the planned land use s. There may be exceptional circumstances that would allow phased installation of access require ments. This is at the discretion of the COOT Regional Access Unit or issuing authority staff. 16. Estimated Traffic Count: Provide a reasonable estimate of the traffic volume expected to use the access. Note the type of vehicles that will use the access along with the volume (number of vehicles in and out at either the peak hour or average daily rates) for each type of vehicle. A vehicle leaving the property and then returning counts as two trips. If 40customers are expected to visit the business daily, there would be 80 trips in addition to the rips made by all employees and other visitors ( such as delivery and trash removal vehicles). If the PDF on-line version of this application is being used, the fields for each type of vehicle will automatically be added together to populate the last field on the page. 17. Documents and Plans: The CDOT Regional Access Manager or issuing authority staff will determine which of these items must be provided to make the application complete. Incomplete applications will not be accepted. If an incomplete application is received via U.S. mail or thro ugh means other than in the hand of the Access Manager or issuing authority staff, it will not be processed. It is the responsibility of the applicant to verify with the CDOT Regional Access Manager or issuing authority staff whether the application is complete at the time of submission. Signature: Generally, if the applicant is not the property owner, then the property owner or a legally authorized representative mus t s ign the application. With narrow exceptions, proof of the property owner's consent is required to be submitted with the application (proof may be a power of attorney or a similar consent instrument). The COOT Regional Access Manager or issuing authority staff will determine if the exception provided in the Access Code (2.3 (3) (b)) is applicable. If COOT is the issuing authority for this application, direct your questions to the COOT Regional Access Manager or the issuing authority staff serving the s ubject property. https://www.codot.gov/business/(!ermits/access.[!ermits/refilODal-offices.html If the application is accepted, it will be reviewed by the COOT Regional Access Manager or the issuing authority staff. If an Access Permit is issued, be sure to read all of the attached Terms and Conditions before signing and returning the Access Permit. The Te rms and Conditions may require that additional information be provided prior to issuance of the Notice to Proceed. The COOT Regional Access Manager ( or issuing authority staff) MUST be contacted prior to commencing work on any Access P e rmit project. A Notice to Proceed that authorizes the Permittee to begin access related construction MUST be issued prior to working on the access in the State Highway right-of-way. The Notice to Proceed may also have Terms and Conditions tha t must be fulfilled before work may begin on the permitted access. lns lructions for completing Application for Access Permit (COOT Form# 137), 04/24 Page3 R3 Traffic Section, Access Unit 222 S. Sixth St, Rm 100 Grand Junction, CO 81501 PH (970) 683-6284 FAX (970) 683-6290 April 20, 2026 Sopris Engineering, LLC 502 Main St., Suite A-3 Carbondale, Colorado 81623 Re: Extension of Access Permit No. 325028 located in Garfield County on Highway 082A near Mile Reference Pt. 7.328 Right. Dear Permittee / Applicant: Your request for a one-year extension of the above-referenced State Highway Access Permit has been approved. This permit, which was originally due to expire on 04-21-2026 has been extended to 04-21-2027. This is the first extension of the permit. Subsection 2.3 (11) (d) of the State Highway Access Code, 2 CCR 601-1 states, in part: “. . . No more than two one-year extensions may be granted under any circumstances. If the access is not under construction within three years from the date of issue, the permit will be considered expired . . ." A copy of this letter must be attached to the permit and be readily available at the job site when performing work. If you do not have a Notice to Proceed (NTP), please note that CDOT will still need to review construction plans, signing and striping plans, traffic control plans and certificate of insurance prior to construction. Please note that all the original terms and conditions of each permit still apply. If there are any further concerns or questions, please feel free to contact this office at the address or phone number listed above. Sincerely, Brian Killian Region 3 Access Manager Cc: File R3 Traffic Section, Access Unit, 222 S. Sixth St, Rm 100, Grand Junction, Colorado 81501 PH (970) 683-6284 www.codot.gov COLORADO Department of Transportation Region3 Page 1 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 July 2, 2026 Realty Capital Management 909 Lake Caroyln Parkway Suite 150 Irving, TX 75039 Attn: Mr. Richard Myers Managing Director Re: Harvest Village SH-82 and SH-133 Traffic Analysis Garfield County, Colorado Dear Mr. Myers: This letter documents the results of a traffic analysis for the existing SH-82 and SH-133 intersection as requested by Garfield County in conjunction with the Harvest Village development. The SH-82 and SH-133 intersection is over three miles from the Harvest Village project site, so CDOT did not require evaluation of this intersection. Garfield County identified study of the next major intersection in either direction of the project, which this intersection qualifies as the next major intersection to the southeast along SH -82 from Harvest Village. Therefore, this supplemental analysis has been prepared in accordance with comments received from Garfield County. This traffic analysis was prepared in association with development of the Harvest Village (formally known as Harvest Roaring Fork). This traffic study letter supplements the Harvest Roaring Fork Traffic Impact Study, prepared by Kimley-Horn in April 2025. EXISTING ROADWAY NETWORK SH-82 extends east-west with two through lanes in each direction and a speed limit of 55 miles per hour through the intersection with SH-133. Just to the east and west of this intersection, SH-82 provides a speed limit of 65 miles per hour. SH-133 extends north and south into Carbondale, with the intersection of SH-82 as the northern terminus of the state highway. The highway primarily provides a single through lane in each direction, however additional through lanes exist on the approach and departure from the SH-82 intersection. On the approach to SH-82, SH-133 has a posted speed limit of 35 miles per hour. The intersection of SH-82 and SH-133 operates with signalized control. The eastbound and westbound left turns operate with protected only left turn phasing while the northbound SH - 133 and southbound Red Hill Road approaches operate with split phase operation. The morning peak hour cycle length is 225 seconds (3 minutes and 45 seconds) while the afternoon cycle length is 200 seconds (3 minutes and 20 seconds) as measured from site observations. The eastbound SH-82 approach provides one left turn lane, two through lanes, and a separate right turn lane. The westbound approach provides dual left turn lanes and two through lanes, with the outside through lane being shared for right turn movements. The northbound approach provides a left turn lane, a shared left turn/through lane, and a Kimley >>> Horn Page 2 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 short 50-foot channelized right turn lane into an acceleration lane for eastbound SH-82. The southbound approach includes a shared left turn/through lane and a shared through/right turn lane. The intersection lane configuration and control for this intersection are shown in attached Figure 1. EXISTING AND FUTURE TRAFFIC VOLUMES Existing turning movement counts were conducted at the SH-82 and SH-133 intersection on Tuesday, June 16, 2026 during the morning and afternoon peak hours. The counts were conducted during the morning and afternoon peak hours of adjacent street traffic in 15 - minute intervals from 7:00 AM to 9:00 AM and 4:00 PM to 6:00 PM on this count date. The existing intersection traffic volumes are also shown in attached Figure 2 with count sheets attached. As provided within the Harvest Roaring Fork Traffic Impact Study, traffic projections provided by CDOT Online Transportation Information System (OTIS) show SH-82 having an expected 20-year growth factor of 1.19. This equates to an annual growth rate of approximately 0.87 percent. Therefore, an annual growth rate of 0.87 percent was used to calculate short-term 2035 and long-term 2055 background traffic projections to be consistent with the horizons evaluated within the Harvest Roaring Fork T raffic Impact Study. The 2035 background plus project and 2055 background plus project traffic volumes are also shown on attached Figure 2. TRIP GENERATION The traffic study prepared for Harvest Roaring Fork identified that the development may generate 11,936 daily trips with 875 of these trips occurring during the morning peak hour of generator (assuming that each use has the same peak hour of generator , which is unlikely) and 1,118 of these trips occurring during the afternoon peak hour (again assuming that each use has the same peak hour of the generator, which is unlikely). Although applying peak hour of generator trips to the counts conducted during the peak hour of adjacent street traffic is an incorrect approach, this procedure was dictated by CDOT. Applying the higher use trip volumes occurring at times outside of the highest volume hours of the highway isn’t providing an accurate evaluation of the roadway network. It does, however, provide a conservative analysis. Since this is a workforce housing project, providing housing to existing workers in the Roaring Fork Valley in closer proximity to their places of employment will decrease traffic volumes and vehicle miles traveled by these residents. The amount of new traffic added to the street network will be less than the calculated trip generation volumes. Existing and future workers are and would be driving the SH-82 corridor for longer distances than they would once the Harvest Village development is complete. Given that these trips are and would otherwise still be on the highway, much of the employee traffic on the street network and through the SH-82 and SH-133 intersection exists today and in the future. To provide a conservative analysis, it was assumed that half of the development project trip generation would apply as new traffic, even though it is believed that the proportion of new traffic would be less than this level. Therefore, this analysis was conducted based on the trip generation of 5,968 daily trips, 438 morning peak hour of generator trips, and 560 afternoon peak hour of generator trips created by Harvest Village. Kimley >>> Horn Page 3 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 TRIP DISTRIBUTION AND TRAFFIC ASSIGNMENT Distribution of site traffic on the street system was based on the area street system characteristics, existing traffic patterns, and existing and anticipated surrounding employment and destination information. The directional distribution of traffic is a means to quantify the percentage of site -generated traffic that approaches the site from a given direction and departs the site back to the original source. The trip distribution established in the Harvest Roaring Fork Traffic Impact Study was utilized in this analysis, which identified that 70 percent of the project would be traveling through the SH -82 and SH-133 intersection. The traffic assignment was obtained by applying the project trip distribution to the estimated new project traffic generation of the development. Figure 3 illustrates the trip distribution and traffic assignment for this project. TOTAL (BACKGROUND PLUS PROJECT) TRAFFIC Site traffic volumes were added to the background volumes to represent estimated total traffic conditions for the 2035 and 2055 horizons. These total traffic volumes for the study intersection are illustrated for the 2035 and 2055 horizon years in Figure 4. TRAFFIC OPERATIONS ANALYSIS METHODOLOGY Kimley-Horn’s analysis of traffic operations in the site vicinity was conducted to determine potential capacity deficiencies at the project key intersections for the 2035 opening and 2055 long-term horizons. The acknowledged source for determining overall capacity is the Highway Capacity Manual1. Capacity analysis results are listed in terms of Level of Service (LOS). LOS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street or highway during a specific time interval. It ranges from A (very little delay) to F (long delays and congestion). For intersections and roadways, standard traffic engineering practice recommends LOS D as the minimum threshold for acceptable operations. Table 1 below shows the definition of level of service for signalized intersections. Table 1 – Level of Service Definitions Level of Service Signalized Intersection Average Control Delay (sec/veh) A ≤ 10 B > 10 and ≤ 20 C > 20 and ≤ 35 D > 35 and ≤ 55 E > 55 and ≤ 80 F > 80 Transportation Research Board, Highway Capacity Manual, Seventh Edition, Washington DC, 2022. 1 Transportation Research Board, Highway Capacity Manual, Seventh Edition, Washington DC, 2022. Kimley >>> Horn Page 4 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 The study intersection was analyzed based on average total delay analysis for signalized intersections. LOS for signalized controlled intersection s are defined for the overall intersection. Calculations for the level of service at the key intersection identified for the study are attached. The traffic analysis is based on the lane geometry and intersection control shown in Figure 1. The existing peak hour factors were used as determined from the existing turning movement counts for the 2026 and 2035 horizon analysis. A prescribed 0.92 peak hour was used for the 2055 horizon analysis. Existing signal timing of the intersection was used as observed from the day of the counts. Synchro traffic analysis software was used to analyze the study area key intersection for level of service. The Synchro methodology reports were used to analyze intersection delay and level of service due to the shared left turn lane on the northbound approach. SH-82 and SH-133 The SH-82 and SH-133 intersection operates with signal control. With the existing intersection configuration, the intersection currently operates acceptably at LOS D during the morning and afternoon peak hours. With the addition of project traffic, the intersection is expected to continue operating acceptably at LOS D during the morning and afternoon peak hours in the 2035 buildout horizon. Therefore, no improvements or modifications are anticipated to be needed at this intersection based on the addition of project traffic. By 2055, the intersection is expected to operate acceptably at LOS D during the morning peak hour, but it may operate with longer delays and LOS E during the afternoon peak hour, with or without the addition of the Harvest Roaring Fork project. To improve this level of service to a LOS D, SH-82 would likely need to provide three through lanes in the westbound direction with triple northbound left turn lanes constructed, requiring construction of a new bridge over the Roaring Fork River. Table 2 provides the results of the level of service at this intersection. Table 2 – SH-82 & SH-133 LOS Results Scenario AM Peak Hour PM Peak Hour Delay LOS Delay LOS (sec/veh) (sec/veh) 2026 Existing 36.4 D 52.9 D 2028 Background 42.1 D 51.8 D 2028 Background Plus Project1 44.2 D 54.8 D 2050 Background 40.0 D 61.8 E 2050 Background Plus Project1 43.5 D 78.5 E VEHICLE QUEUING ANALYSIS A vehicle queuing analysis was conducted for the SH-82 and SH-133 intersection with defined storage bays. The queuing analysis was performed using Synchro presenting the results of the HCM 95th percentile queue lengths. Results are shown in the following Table 3 with calculations attached. Kimley >>> Horn Page 5 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Table 3 – SH-82 and SH-133 Turn Lane Queuing Analysis Results Turn Lane Existing Turn Lane Length (feet) 2035 Calculated Queue (feet) AM/PM 2055 Calculated Queue (feet) AM/PM Eastbound Left Eastbound Right Westbound Left 300’+100’T 325’+100’T 600’DL+200’T 66’/15’ 969’/103’ 218’/442’ 77’/21’ 1593’/246’ 286’/510’ DL = Dual Left Turn Lanes; T = Taper All queues are anticipated to remain within the existing turn lane lengths through out 2055 with exception of the eastbound right turn lane during the morning peak hour . This right turn lane is short of existing CDOT standards and should be considered for lengthening, as outlined in the following section. If and when this modification occurs, CDOT could also consider modifying the large radius yield lane design to southbound SH-133 (which is difficult for drivers to see in a yield condition) to instead bring the right turn lane into the intersection. If this occurs, the eastbound right turn movement is recommended to operate with right turn overlap phasing. CDOT TURN LANE REQUIREMENTS Auxiliary turn lane requirements were evaluated based on the State of Colorado State Highway Access Code (SHAC) for the SH-82 and SH-133 intersection. SH-82 is categorized as E-X: Expressway through the SH-133 intersection. According to the State Highway Access Code for category E-X roadways, the following thresholds apply for implementation of auxiliary turn lanes: • A left turn deceleration lane is required for any access with a projected average daily left turn ingress volume greater than 10 vehicles per day (vpd). The taper length will be included within the required deceleration length. If the projected peak hour left ingress volume is greater than 10 vph, a left turn lane with deceleration, storage, and transition taper lengths is required for any access. • A right turn deceleration lane and taper length is required for any access with a projected peak hour right ingress turning volume greater than 10 vehicles per hour (vph). The taper length is in addition to the required deceleration length. • A right turn acceleration lane and taper length is required for any access with a projected peak hour right turning volume greater than 10 vph. The taper length is in addition to the required acceleration length. Based on these thresholds and warrants contained in the Access Code, the E-X: Expressway designation of SH-82, a 55-mph posted speed limit, and the existing traffic volumes, all auxiliary turn lanes possible are warranted today along SH-82. The turn lane requirements to meet the CDOT SHAC at the SH-82 and SH-133 intersection are as follows: • An eastbound left turn lane of 620 feet plus 222 -foot taper is warranted today. The existing left turn lane provides a length of 300 feet plus 100 -foot taper. Therefore, CDOT should consider extending this eastbound left turn lane. • An eastbound right turn lane of 600 feet plus 222 -foot taper is warranted today. The existing right turn lane provides a length of 325 feet plus 100 -foot taper. Therefore, CDOT should consider this eastbound right turn lane for extension. Based on the Kimley >>> Horn Page 6 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 queueing results, a right turn lane longer than 600 feet could even be considered with projected queues showing up to 1,000 feet in the morning peak hour in 2035. • Westbound dual left turn lanes of 860 feet plus 222 -foot taper are warranted based on 2035 traffic volume projections. Of note, the westbound dual left turn lanes would warrant a length of 840 feet today. These existing dual left turn lanes provide a length of 600 feet today. Therefore, CDOT could consider extending these dual left turn lanes to meet the current SHAC. • A westbound right turn lane of 600 feet plus 222 -foot taper is warranted today but does not exist. Therefore, CDOT could consider construction of this right turn lane. • An acceleration lane along eastbound SH-82 of 960 feet plus 222-foot taper is warranted today and exists. Therefore, no modification is anticipated to be needed for this acceleration lane to meet current CDOT SHAC requirements. • An acceleration lane along westbound SH-82 of 960 feet plus 222-foot taper is warranted today but does not exist. Therefore, CDOT could consider construction of this acceleration lane. CONCLUSIONS AND RECOMMENDATIONS Based on the traffic analysis presented in this report, Kimley-Horn believes that the SH-82 and SH-133 intersection will continue operating acceptably during the morning and afternoon peak hours in 2035 with or without the addition of Harvest Village project traffic. However, there are existing auxiliary turn lanes along SH-82 that do not meet current CDOT State Highway Access Code requirements for the E -X: Expressway category. CDOT should consider improvements at this intersection to lengthen the turn lanes as follows , with these improvements shown in attached Figure 5: • Extending the eastbound left turn lane to 620 feet plus 222-foot taper • Extending the eastbound right turn lane to 600 feet (or longer if feasible) plus 222- foot taper • Extending the westbound dual left turn lanes to 860 feet plus 222-foot taper • Constructing a westbound right turn lane of 600 feet plus 222 -foot taper • Constructing an acceleration lane along westbound SH-82 of 960 feet plus 222-foot taper If an eastbound right turn deceleration lane extension improvement occurs, CDOT could also consider modifying the large radius yield right turn to southbound SH-133 to instead bring the right turn lane into the intersection to improve safety. If this occurs, the eastbound right turn movement is recommended to operate with right turn overlap phasing to maximize the efficiency. If you have any questions or require anything further, please feel free to call me at (303) 228-2304. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Curtis D. Rowe, P.E., PTOE Senior Vice President 07/02/2026 Kimley >>> Horn kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Figures Kimley >>> Horn C 600' 300' ACCEL325' 600' 960' -L ....___-1 t---m --_F _ _J L!J~,.....- :::::: lT / ' \ ( S1-1-82 & SH-133 ) FIGURE 1 HARVEST VILLAGE GARFIELD COUNTY, COLORADO SH-82 AND SH-133 INTERSECTION LEGEND ~ Ne:> FI-Y-1--1 NTS 196960000 [I] Signalized Intersection II Roadway Speed Limit f 100' Turn Lane Length (feet) '-E_x1_sT_1 N_G_GE_o_M_ET_R_Y_A_N_D _c_o_N T_R_o_L --; Kimley >>) Horn 180(483) 339(1473) 5(24) 811(481) 1374(338) 18(3) 5( 1 ) 19 ( 2 2 ) 4( 2 0 ) 42 2 ( 1 9 9 ) 13 ( 1 3 ) 31 3 ( 7 0 6 ) 195(522) 366(1592) 5(26) 877(520) 1485(365) 19(3) 5( 1 ) 21 ( 2 4 ) 4( 2 2 ) 45 6 ( 2 1 5 ) 14 ( 1 4 ) 33 8 ( 7 6 3 ) 231(621) 436(1864) 6(31) 1043(618) 1766(435) 23(4) 6( 1 ) 24 ( 2 8 ) 5( 2 6 ) 54 3 ( 2 5 6 ) 17 ( 1 7 ) 40 2 ( 9 0 8 ) ~ Ne:> FI-Y-1--1 NTS 196960000 2026 EXISTING 2035 BACKGROUND 2055 BACKGROUND u "---- <E-- j l ~ ~ ____,,, \ i r ------'> ---,, C SH-82 & SH-133 ) Tu e sda y, Jun e 16, 2 0 2 6 7:3 0 to 8 :30 A M (5:00 to 6 :00PM) FIGURE 2 HARVEST VILLAGE u "---- <E-- j l ~~ ____,,, \ i ------'> ---,, SH-82 & SH-133 GARFIELD COUNTY, COLORADO SH-82 AND SH-133 INTERSECTION EXISTING AND r u "---- <E-- j l ~~ ____,,, \ i r ------'> ----,, ) C SH-82 & SH-133 LEGEND XXX (XXX ) Wee kday A M(PM) P e ak Hour Traffic Vo lu m es ) IXX ,X00I Est im at e d Dai l y Traffi c Vo lum e BACKGROUND TRAFFIC VOLUMES ..........__ ____________ Kimley >>>Horn ............,, 60% [10%] [60%] 10 % 71(207) 32(22) 191(129) 12 ( 3 5 ) ~ Ne:> FI-Y-1--1 NTS 196960000 TRIP DISTRIBUTION PROJECT TRAFFIC ASSIGNMENT CJ "----- <i-- j l ~ ~ ___;, \ i ------:, ----,, C SH-82 & SH-133 FIGURE 3 HARVEST VILLAGE r ) GARFIELD COUNTY, COLORADO SH-82 AND SH-133 INTERSECTION TRIP DISTRIBUTION AND CJ C "----- <i-- j l ~~ ___;, \ i r ------:, ----,, SH-82 & SH-133 ) LEGEND XX%[XX%] Ent ering[Ex itin g] 0 0 Trip Distributi o n P e rc e ntag e XXX (XXX ) Weekday AM(PM) P ea k Hour Traffic Vo lum es IXX ,X00I Estimated Daily Traffic Vo lum e PROJECT TRAFFIC ASSIGNMENT ..........__ ____________ Kimley >>>Horn ............,, 195(522) 437(1799) 5(26) 909(542) 1676(494) 19(3) 5( 1 ) 21 ( 2 4 ) 4( 2 2 ) 45 6 ( 2 1 5 ) 14 ( 1 4 ) 35 0 ( 7 9 8 ) 231(621) 507(2101) 6(31) 1075(640) 1957(564) 23(4) 6( 1 ) 24 ( 2 8 ) 5( 2 6 ) 54 3 ( 2 5 6 ) 17 ( 1 7 ) 41 4 ( 9 4 3 ) CJ ( FIGURE 4 HARVEST VILLAGE 2035 ' "----- <i-- j l ~ ~ ___;,, \ i r ------:, ----,, SH-82 & SH-133 J GARFIELD COUNTY, COLORADO SH-82 AND SH-133 INTERSECTION 2035 and 2055 BACKGROUND 0 2055 "----- <i-- j l ~~ ___;,, \ i ------:, ----,, SH-82 & SH-133 ' r ) ~ Ne:> FI-Y-1--1 NTS 196960000 LEGEND Weekday AM(PM) XXX (XXX ) P e ak Hour Traffic Vo lumes ~ Estimated Dai l y Traffic Vo lum e '-P-Lu_s_PR_o_JE_c_T_T_R_AF_F_I c_v_o_Lu_M_E_s_--; Kimley>>) Horn C 860' 620' ACCEL600' 860' 960' ACCEL960'600'L ---/ ~hrn.F _J .l't :::::: / ' C S1-1-82 & SH-133 J Tapers for all turn lanes along SH-82 are 222 feet added based on t~e. existing 55 mph posted speed hm1t FIGURE 5 HARVEST VILLAGE GARFIELD COUNTY, COLORADO SH-82 AND SH-133 INTERSECTION LEGEND ~ Ne:> FI-Y-1--1 NTS 196960000 [I] Signalized Intersection f 100' Turn Lane Length (feet) -Improvement '--R-Ec_o_M_M_EN_D_ED_GE_o_M_ET_R_Y ___ _, Kimley >>) Horn .,___.., kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Intersection Count Sheets Kimley >>> Horn File Name : SH 82 and SH 133 AM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 1 Carbondale, CO Carbondale Counts AM Peak SH 82 and SH 133 Groups Printed- Light - Heavy - Bicycle and Pedestrian SH 82 Eastbound SH 82 Westbound SH 133 Northbound SH 107 Southbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total 07:00 AM 2 448 148 0 598 23 47 0 0 70 62 5 130 0 197 4 2 0 0 6 871 07:15 AM 1 387 176 0 564 35 67 0 0 102 64 2 123 0 189 2 2 2 0 6 861 07:30 AM 6 348 184 0 538 50 92 0 1 143 59 3 116 0 178 0 7 2 0 9 868 07:45 AM 4 388 199 0 591 42 93 1 1 137 70 1 87 0 158 1 0 1 0 2 888 Total 13 1571 707 0 2291 150 299 1 2 452 255 11 456 0 722 7 11 5 0 23 3488 08:00 AM 4 329 234 0 567 44 64 1 1 110 94 2 96 0 192 3 6 1 0 10 879 08:15 AM 4 309 194 0 507 44 90 3 2 139 90 7 123 0 220 1 6 0 1 8 874 08:30 AM 3 254 145 0 402 68 95 1 0 164 110 1 95 0 206 1 2 1 0 4 776 08:45 AM 5 215 175 0 395 79 84 3 2 168 88 6 96 0 190 2 4 2 0 8 761 Total 16 1107 748 0 1871 235 333 8 5 581 382 16 410 0 808 7 18 4 1 30 3290 Grand Total 29 2678 1455 0 4162 385 632 9 7 1033 637 27 866 0 1530 14 29 9 1 53 6778 Apprch %0.7 64.3 35 0 37.3 61.2 0.9 0.7 41.6 1.8 56.6 0 26.4 54.7 17 1.9 Total %0.4 39.5 21.5 0 61.4 5.7 9.3 0.1 0.1 15.2 9.4 0.4 12.8 0 22.6 0.2 0.4 0.1 0 0.8 Light 29 2574 1388 0 3991 355 597 9 0 961 595 27 811 0 1433 14 29 9 0 52 6437 % Light 100 96.1 95.4 0 95.9 92.2 94.5 100 0 93 93.4 100 93.6 0 93.7 100 100 100 0 98.1 95 Heavy 0 104 67 0 171 30 35 0 0 65 42 0 55 0 97 0 0 0 0 0 333 % Heavy 0 3.9 4.6 0 4.1 7.8 5.5 0 0 6.3 6.6 0 6.4 0 6.3 0 0 0 0 0 4.9 Bicycle and Pedestrian 0 0 0 0 0 0 0 0 7 7 0 0 0 0 0 0 0 0 1 1 8 % Bicycle and Pedestrian 0 0 0 0 0 0 0 0 100 0.7 0 0 0 0 0 0 0 0 100 1.9 0.1 I I I I I I I I I Ridgeview Data Collection I I I I I I I I I I File Name : SH 82 and SH 133 AM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 2 Carbondale, CO Carbondale Counts AM Peak SH 82 and SH 133 SH 107 S H 8 2 S H 8 2 SH 133 Right 9 0 0 9 Thru 29 0 0 29 Left 14 0 0 14 Peds 0 0 1 1 InOut Total 65 52 117 0 0 0 0 1 1 65 118 53 Ri g h t 9 0 0 9 Th r u 59 7 35 0 63 2 Le f t 35 5 30 0 38 5 Pe d s 0 0 7 7 Ou t To t a l In 33 9 9 9 6 1 4 3 6 0 15 9 6 5 2 2 4 0 7 7 35 5 8 45 9 1 10 3 3 Left 595 42 0 637 Thru 27 0 0 27 Right 811 55 0 866 Peds 0 0 0 0 Out TotalIn 1772 1433 3205 97 97 194 0 0 0 1869 3399 1530 Le f t 29 0 0 29 Th r u 25 7 4 10 4 0 26 7 8 Ri g h t 13 8 8 67 0 14 5 5 Pe d s 0 0 0 0 To t a l Ou t In 12 0 1 3 9 9 1 5 1 9 2 77 1 7 1 2 4 8 0 0 0 12 7 8 54 4 0 41 6 2 6/16/2026 07:00 AM 6/16/2026 08:45 AM Light Heavy Bicycle and Pedestrian North Ridgeview Data Collection [] ~f---------+----_j' i I I~ : = CTI ~ I I D I □ t_ .........____~ [] .---'-----"-----H I I + LJ_________j~ [] File Name : SH 82 and SH 133 AM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 3 Carbondale, CO Carbondale Counts AM Peak SH 82 and SH 133 SH 82 Eastbound SH 82 Westbound SH 133 Northbound SH 107 Southbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 07:00 AM to 08:45 AM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:30 AM 07:30 AM 6 348 184 0 538 50 92 0 1 143 59 3 116 0 178 0 7 2 0 9 868 07:45 AM 4 388 199 0 591 42 93 1 1 137 70 1 87 0 158 1 0 1 0 2 888 08:00 AM 4 329 234 0 567 44 64 1 1 110 94 2 96 0 192 3 6 1 0 10 879 08:15 AM 4 309 194 0 507 44 90 3 2 139 90 7 123 0 220 1 6 0 1 8 874 Total Volume 18 1374 811 0 2203 180 339 5 5 529 313 13 422 0 748 5 19 4 1 29 3509 % App. Total 0.8 62.4 36.8 0 34 64.1 0.9 0.9 41.8 1.7 56.4 0 17.2 65.5 13.8 3.4 PHF .750 .885 .866 .000 .932 .900 .911 .417 .625 .925 .832 .464 .858 .000 .850 .417 .679 .500 .250 .725 .988 SH 107 S H 8 2 S H 8 2 SH 133 Right 4 Thru 19 Left 5 Peds 1 InOut Total 36 29 65 Ri g h t 5 Th r u 33 9 Le f t 18 0 Pe d s 5 Ou t To t a l In 18 0 1 5 2 9 2 3 3 0 Left 313 Thru 13 Right 422 Peds 0 Out TotalIn 1010 748 1758 Le f t 18 Th r u 13 7 4 Ri g h t 81 1 Pe d s 0 To t a l Ou t In 65 6 2 2 0 3 2 8 5 9 Peak Hour Begins at 07:30 AM Light Heavy Bicycle and Pedestrian Peak Hour Data North LJ ~~ ~ 0-____. I LJ _- 7, - Ridgeview Data Collection T I I C=:J -t_ ~-LJ +--HJ I - + ~-LJ - File Name : SH 82 and SH 133 AM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 4 Carbondale, CO Carbondale Counts AM Peak SH 82 and SH 133 Image 1 Ridgeview Data Collection The number of pedestrians shown on this report is representative of the crossing on the approaching leg, i.e. pedestrians crossing the north side of the intersection are counted as pedestrians in the southbound crosswalk, as that is the approaching leg that they are crossing (see figure below). Diagonal crossings are counted on the two legs that will get the pedestrian to the same end point. Diagonals can be counted separately if discussed prior to count. t N File Name : SH 82 and SH 133 PM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 1 Carbondale, CO Carbondale Counts PM Peak SH 82 and SH 133 Groups Printed- Light - Heavy - Bicycle and Pedestrian SH 82 Eastbound SH 82 Westbound SH 133 Northbound SH 107 Southbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total 04:00 PM 0 94 127 0 221 79 318 1 0 398 170 1 66 0 237 0 3 1 0 4 860 04:15 PM 2 97 118 1 218 96 334 3 1 434 172 3 42 0 217 0 3 0 0 3 872 04:30 PM 1 122 121 2 246 96 325 4 2 427 144 2 66 0 212 2 5 3 0 10 895 04:45 PM 1 78 126 0 205 110 315 5 0 430 190 3 54 0 247 1 1 6 0 8 890 Total 4 391 492 3 890 381 1292 13 3 1689 676 9 228 0 913 3 12 10 0 25 3517 05:00 PM 0 93 122 0 215 138 347 5 0 490 160 2 58 0 220 0 7 5 0 12 937 05:15 PM 1 91 127 0 219 140 378 5 3 526 202 1 49 0 252 0 2 1 0 3 1000 05:30 PM 2 84 130 0 216 88 401 7 0 496 159 4 39 0 202 1 5 2 0 8 922 05:45 PM 0 70 102 0 172 117 347 7 0 471 185 6 53 0 244 0 8 12 0 20 907 Total 3 338 481 0 822 483 1473 24 3 1983 706 13 199 0 918 1 22 20 0 43 3766 Grand Total 7 729 973 3 1712 864 2765 37 6 3672 1382 22 427 0 1831 4 34 30 0 68 7283 Apprch %0.4 42.6 56.8 0.2 23.5 75.3 1 0.2 75.5 1.2 23.3 0 5.9 50 44.1 0 Total %0.1 10 13.4 0 23.5 11.9 38 0.5 0.1 50.4 19 0.3 5.9 0 25.1 0.1 0.5 0.4 0 0.9 Light 7 710 935 3 1655 832 2698 37 0 3567 1349 22 409 0 1780 4 33 30 0 67 7069 % Light 100 97.4 96.1 100 96.7 96.3 97.6 100 0 97.1 97.6 100 95.8 0 97.2 100 97.1 100 0 98.5 97.1 Heavy 0 19 38 0 57 32 67 0 0 99 33 0 18 0 51 0 1 0 0 1 208 % Heavy 0 2.6 3.9 0 3.3 3.7 2.4 0 0 2.7 2.4 0 4.2 0 2.8 0 2.9 0 0 1.5 2.9 Bicycle and Pedestrian 0 0 0 0 0 0 0 0 6 6 0 0 0 0 0 0 0 0 0 0 6 % Bicycle and Pedestrian 0 0 0 0 0 0 0 0 100 0.2 0 0 0 0 0 0 0 0 0 0 0.1 I I I I I I I I I ~ Ridgeview Data Collection I I I I I I I I I I File Name : SH 82 and SH 133 PM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 2 Carbondale, CO Carbondale Counts PM Peak SH 82 and SH 133 SH 107 S H 8 2 S H 8 2 SH 133 Right 30 0 0 30 Thru 33 1 0 34 Left 4 0 0 4 Peds 0 0 0 0 InOut Total 66 67 133 0 1 1 0 0 0 66 134 68 Ri g h t 37 0 0 37 Th r u 26 9 8 67 0 27 6 5 Le f t 83 2 32 0 86 4 Pe d s 0 0 6 6 Ou t To t a l In 11 2 3 3 5 6 7 4 6 9 0 37 9 9 1 3 6 0 6 6 11 6 0 48 3 2 36 7 2 Left 1349 33 0 1382 Thru 22 0 0 22 Right 409 18 0 427 Peds 0 0 0 0 Out TotalIn 1800 1780 3580 71 51 122 0 0 0 1871 3702 1831 Le f t 7 0 0 7 Th r u 71 0 19 0 72 9 Ri g h t 93 5 38 0 97 3 Pe d s 3 0 0 3 To t a l Ou t In 40 7 7 1 6 5 5 5 7 3 2 10 0 5 7 1 5 7 0 0 0 41 7 7 58 8 9 17 1 2 6/16/2026 04:00 PM 6/16/2026 05:45 PM Light Heavy Bicycle and Pedestrian North I []-_j' I I~ ___. []_ 7, ~ Ridgeview Data Collection ~a~ I I I ._J l 4 T CJ ~ T ~ I I D J_□ I t_ ~ [] .__ HI I + ~ [] File Name : SH 82 and SH 133 PM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 3 Carbondale, CO Carbondale Counts PM Peak SH 82 and SH 133 SH 82 Eastbound SH 82 Westbound SH 133 Northbound SH 107 Southbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 04:00 PM to 05:45 PM - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 05:00 PM 05:00 PM 0 93 122 0 215 138 347 5 0 490 160 2 58 0 220 0 7 5 0 12 937 05:15 PM 1 91 127 0 219 140 378 5 3 526 202 1 49 0 252 0 2 1 0 3 1000 05:30 PM 2 84 130 0 216 88 401 7 0 496 159 4 39 0 202 1 5 2 0 8 922 05:45 PM 0 70 102 0 172 117 347 7 0 471 185 6 53 0 244 0 8 12 0 20 907 Total Volume 3 338 481 0 822 483 1473 24 3 1983 706 13 199 0 918 1 22 20 0 43 3766 % App. Total 0.4 41.1 58.5 0 24.4 74.3 1.2 0.2 76.9 1.4 21.7 0 2.3 51.2 46.5 0 PHF .375 .909 .925 .000 .938 .863 .918 .857 .250 .942 .874 .542 .858 .000 .911 .250 .688 .417 .000 .538 .942 SH 107 S H 8 2 S H 8 2 SH 133 Right 20 Thru 22 Left 1 Peds 0 InOut Total 40 43 83 Ri g h t 24 Th r u 14 7 3 Le f t 48 3 Pe d s 3 Ou t To t a l In 53 8 1 9 8 3 2 5 2 1 Left 706 Thru 13 Right 199 Peds 0 Out TotalIn 986 918 1904 Le f t 3 Th r u 33 8 Ri g h t 48 1 Pe d s 0 To t a l Ou t In 21 9 9 8 2 2 3 0 2 1 Peak Hour Begins at 05:00 PM Light Heavy Bicycle and Pedestrian Peak Hour Data North LJ ~~ ~ 0-____. I LJ ~~ 7, ~ ~ Ridgeview Data Collection T I - t_ ~-LJ +---{J ~ + ~-LJ ~ File Name : SH 82 and SH 133 PM Site Code : IPO 702 Start Date : 6/16/2026 Page No : 4 Carbondale, CO Carbondale Counts PM Peak SH 82 and SH 133 Image 1 ~ Ridgeview Data Collection The number of pedestrians shown on this report is representative of the crossing on the approaching leg, i.e. pedestrians crossing the north side of the intersection are counted as pedestrians in the southbound crosswalk, as that is the approaching leg that they are crossing (see figure below). Diagonal crossings are counted on the two legs that will get the pedestrian to the same end point. Diagonals can be counted separately if discussed prior to count. kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Intersection Capacity Analysis Outputs Kimley >>> Horn Timings 2026 Existing AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2026 Existing AM 10:24 am 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)18 1374 811 180 339 313 13 422 19 Future Volume (vph)18 1374 811 180 339 313 13 422 19 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)13.0 131.0 131.0 24.0 142.0 46.0 46.0 24.0 Total Split (%)5.8% 58.2% 58.2% 10.7% 63.1% 20.4% 20.4% 10.7% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)8.5 133.8 133.8 18.4 145.8 45.8 45.8 225.0 8.1 Actuated g/C Ratio 0.04 0.59 0.59 0.08 0.65 0.20 0.20 1.00 0.04 v/c Ratio 0.36 0.73 0.79 0.71 0.17 0.60 0.58 0.31 0.37 Control Delay (s/veh)119.4 36.8 17.9 114.7 16.9 89.1 88.3 0.5 95.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 119.4 36.8 17.9 114.7 16.9 89.1 88.3 0.5 95.7 LOS F D B F B F F A F Approach Delay (s/veh)30.5 50.3 40.4 95.7 Approach LOS C D D F Intersection Summary Cycle Length: 225 Actuated Cycle Length: 225 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 105 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.79 Intersection Signal Delay (s/veh): 36.4 Intersection LOS: D Intersection Capacity Utilization 71.6%ICU Level of Service C Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ______ 'I + ~ 02(R) IJ I+-08 - Timings 2026 Existing PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2026 Existing PM 2:27 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)3 338 481 483 1473 706 13 199 22 Future Volume (vph)3 338 481 483 1473 706 13 199 22 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)11.0 62.0 62.0 48.0 99.0 66.0 66.0 24.0 Total Split (%)5.5% 31.0% 31.0% 24.0% 49.5% 33.0% 33.0% 12.0% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)6.5 55.7 55.7 37.8 93.5 79.6 79.6 200.0 7.9 Actuated g/C Ratio 0.03 0.28 0.28 0.19 0.47 0.40 0.40 1.00 0.04 v/c Ratio 0.14 0.38 0.64 0.87 0.91 0.62 0.63 0.15 0.49 Control Delay (s/veh)98.7 58.7 7.2 92.6 58.3 56.2 56.4 0.2 52.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 98.7 58.7 7.2 92.6 58.3 56.2 56.4 0.2 52.3 LOS F E A F E E E A D Approach Delay (s/veh)29.3 67.6 44.1 52.3 Approach LOS C E D D Intersection Summary Cycle Length: 200 Actuated Cycle Length: 200 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 125 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.91 Intersection Signal Delay (s/veh): 52.9 Intersection LOS: D Intersection Capacity Utilization 84.3%ICU Level of Service E Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) Timings 2035 Background AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Background AM 2:56 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)19 1485 877 195 366 338 14 456 21 Future Volume (vph)19 1485 877 195 366 338 14 456 21 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)13.0 133.0 133.0 24.0 144.0 44.0 44.0 24.0 Total Split (%)5.8% 59.1% 59.1% 10.7% 64.0% 19.6% 19.6% 10.7% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)8.6 126.1 126.1 19.5 139.1 52.1 52.1 225.0 8.3 Actuated g/C Ratio 0.04 0.56 0.56 0.09 0.62 0.23 0.23 1.00 0.04 v/c Ratio 0.37 0.84 0.88 0.73 0.19 0.57 0.55 0.34 0.39 Control Delay (s/veh)119.9 47.0 26.3 114.4 19.6 84.9 84.4 0.6 99.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 119.9 47.0 26.3 114.4 19.6 84.9 84.4 0.6 99.1 LOS F D C F B F F A F Approach Delay (s/veh)39.9 52.2 38.6 99.1 Approach LOS D D D F Intersection Summary Cycle Length: 225 Actuated Cycle Length: 225 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 115 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.88 Intersection Signal Delay (s/veh): 42.1 Intersection LOS: D Intersection Capacity Utilization 76.1%ICU Level of Service D Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) I t-. 06 I , 03 1,... 04 - Timings 2035 Background PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Background PM 3:17 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)3 365 520 522 1592 763 14 215 24 Future Volume (vph)3 365 520 522 1592 763 14 215 24 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)11.0 61.0 61.0 50.0 100.0 65.0 65.0 24.0 Total Split (%)5.5% 30.5% 30.5% 25.0% 50.0% 32.5% 32.5% 12.0% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)6.5 63.7 63.7 40.4 104.1 68.8 68.8 200.0 8.1 Actuated g/C Ratio 0.03 0.32 0.32 0.20 0.52 0.34 0.34 1.00 0.04 v/c Ratio 0.14 0.36 0.63 0.88 0.88 0.77 0.78 0.16 0.51 Control Delay (s/veh)98.7 53.6 6.8 91.5 49.5 69.7 70.4 0.2 52.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 98.7 53.6 6.8 91.5 49.5 69.7 70.4 0.2 52.2 LOS F D A F D E E A D Approach Delay (s/veh)27.0 60.9 54.9 52.2 Approach LOS C E D D Intersection Summary Cycle Length: 200 Actuated Cycle Length: 200 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.88 Intersection Signal Delay (s/veh): 51.8 Intersection LOS: D Intersection Capacity Utilization 89.3%ICU Level of Service E Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) 1~ 04 Timings 2035 Total AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Total AM 3:26 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)19 1676 909 195 437 350 14 456 21 Future Volume (vph)19 1676 909 195 437 350 14 456 21 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)13.0 136.0 136.0 22.0 145.0 43.0 43.0 24.0 Total Split (%)5.8% 60.4% 60.4% 9.8% 64.4% 19.1% 19.1% 10.7% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)8.6 131.1 131.1 19.9 144.5 46.7 46.7 225.0 8.3 Actuated g/C Ratio 0.04 0.58 0.58 0.09 0.64 0.21 0.21 1.00 0.04 v/c Ratio 0.37 0.91 0.90 0.72 0.22 0.64 0.65 0.34 0.39 Control Delay (s/veh)119.9 49.8 28.9 113.0 16.8 93.8 93.9 0.6 99.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 119.9 49.8 28.9 113.0 16.8 93.8 93.9 0.6 99.1 LOS F D C F B F F A F Approach Delay (s/veh)43.0 46.2 43.5 99.1 Approach LOS D D D F Intersection Summary Cycle Length: 225 Actuated Cycle Length: 225 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 135 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.91 Intersection Signal Delay (s/veh): 44.2 Intersection LOS: D Intersection Capacity Utilization 80.7%ICU Level of Service D Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) I-' I+-08 - Timings 2035 Total PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Total PM 3:28 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)3 494 542 522 1799 798 14 215 24 Future Volume (vph)3 494 542 522 1799 798 14 215 24 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)12.0 65.0 65.0 53.0 106.0 58.0 58.0 24.0 Total Split (%)6.0% 32.5% 32.5% 26.5% 53.0% 29.0% 29.0% 12.0% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)6.5 71.0 71.0 40.6 111.5 61.4 61.4 200.0 8.1 Actuated g/C Ratio 0.03 0.36 0.36 0.20 0.56 0.31 0.31 1.00 0.04 v/c Ratio 0.14 0.43 0.62 0.87 0.93 0.91 0.92 0.16 0.51 Control Delay (s/veh)98.7 50.7 6.1 91.0 49.9 87.1 88.3 0.2 52.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 98.7 50.7 6.1 91.0 49.9 87.1 88.3 0.2 52.2 LOS F D A F D F F A D Approach Delay (s/veh)28.1 60.1 69.4 52.2 Approach LOS C E E D Intersection Summary Cycle Length: 200 Actuated Cycle Length: 200 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.93 Intersection Signal Delay (s/veh): 54.8 Intersection LOS: D Intersection Capacity Utilization 95.9%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) Timings 2055 Background AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Background AM 3:19 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)23 1766 1043 231 436 402 17 543 24 Future Volume (vph)23 1766 1043 231 436 402 17 543 24 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)13.0 138.0 138.0 23.0 148.0 40.0 40.0 24.0 Total Split (%)5.8% 61.3% 61.3% 10.2% 65.8% 17.8% 17.8% 10.7% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None Max Max None Act Effct Green (s)7.3 126.8 126.8 17.8 139.9 35.8 35.8 204.7 7.5 Actuated g/C Ratio 0.04 0.62 0.62 0.09 0.68 0.17 0.17 1.00 0.04 v/c Ratio 0.40 0.88 0.93 0.84 0.20 0.77 0.77 0.38 0.29 Control Delay (s/veh)119.1 38.4 30.0 116.2 12.7 100.3 100.2 0.7 93.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 119.1 38.4 30.0 116.2 12.7 100.3 100.2 0.7 93.9 LOS F D C F B F F A F Approach Delay (s/veh)35.9 48.2 44.0 93.9 Approach LOS D D D F Intersection Summary Cycle Length: 225 Actuated Cycle Length: 204.7 Natural Cycle: 145 Control Type: Actuated-Uncoordinated Maximum v/c Ratio: 0.93 Intersection Signal Delay (s/veh): 40.0 Intersection LOS: D Intersection Capacity Utilization 87.4%ICU Level of Service E Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02 I-' I+-08 - Timings 2055 Background PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Background PM 3:21 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)4 435 618 621 1864 908 17 256 28 Future Volume (vph)4 435 618 621 1864 908 17 256 28 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)11.0 63.0 63.0 54.0 106.0 59.0 59.0 24.0 Total Split (%)5.5% 31.5% 31.5% 27.0% 53.0% 29.5% 29.5% 12.0% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None Max Max None Act Effct Green (s)5.8 58.8 58.8 39.3 101.1 54.6 54.6 179.0 7.2 Actuated g/C Ratio 0.03 0.33 0.33 0.22 0.56 0.31 0.31 1.00 0.04 v/c Ratio 0.07 0.41 0.71 0.90 1.03 0.98 0.98 0.18 0.37 Control Delay (s/veh)89.3 48.8 9.4 83.1 66.9 96.1 94.7 0.3 54.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 89.3 48.8 9.4 83.1 66.9 96.1 94.7 0.3 54.7 LOS F D A F E F F A D Approach Delay (s/veh)25.9 70.9 74.8 54.7 Approach LOS C E E D Intersection Summary Cycle Length: 200 Actuated Cycle Length: 179 Natural Cycle: 145 Control Type: Actuated-Uncoordinated Maximum v/c Ratio: 1.03 Intersection Signal Delay (s/veh): 61.8 Intersection LOS: E Intersection Capacity Utilization 101.0%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02 1~ 04 -c: Timings 2055 Total AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Total AM 3:29 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)23 1957 1075 231 507 414 17 543 24 Future Volume (vph)23 1957 1075 231 507 414 17 543 24 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)13.0 142.0 142.0 22.0 151.0 37.0 37.0 24.0 Total Split (%)5.8% 63.1% 63.1% 9.8% 67.1% 16.4% 16.4% 10.7% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None Max Max None Act Effct Green (s)7.3 137.1 137.1 17.0 149.0 32.5 32.5 211.0 7.5 Actuated g/C Ratio 0.03 0.65 0.65 0.08 0.71 0.15 0.15 1.00 0.04 v/c Ratio 0.41 0.93 0.94 0.91 0.22 0.90 0.90 0.38 0.30 Control Delay (s/veh)120.5 41.1 31.5 129.2 11.8 122.1 120.9 0.7 92.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 120.5 41.1 31.5 129.2 11.8 122.1 120.9 0.7 92.9 LOS F D C F B F F A F Approach Delay (s/veh)38.3 48.2 54.1 92.9 Approach LOS D D D F Intersection Summary Cycle Length: 225 Actuated Cycle Length: 211 Natural Cycle: 145 Control Type: Actuated-Uncoordinated Maximum v/c Ratio: 0.94 Intersection Signal Delay (s/veh): 43.5 Intersection LOS: D Intersection Capacity Utilization 91.4%ICU Level of Service F Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02 I-' I._ 08 - Timings 2055 Total PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Total PM 3:48 pm 07/01/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Configurations Traffic Volume (vph)4 564 640 621 2101 943 17 256 28 Future Volume (vph)4 564 640 621 2101 943 17 256 28 Turn Type Prot NA Perm Prot NA Split NA Free NA Protected Phases 7 4 3 8 2 2 6 Permitted Phases 4 Free Detector Phase 7 4 4 3 8 2 2 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)11.0 24.0 24.0 11.0 23.0 24.0 24.0 24.0 Total Split (s)11.0 65.0 65.0 54.0 108.0 57.0 57.0 24.0 Total Split (%)5.5% 32.5% 32.5% 27.0% 54.0% 28.5% 28.5% 12.0% Yellow Time (s)4.0 4.0 4.0 4.0 4.0 3.5 3.5 3.5 All-Red Time (s)1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)5.0 5.0 5.0 5.0 5.0 4.5 4.5 4.5 Lead/Lag Lead Lag Lag Lead Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Recall Mode None None None None None C-Max C-Max None Act Effct Green (s)6.1 74.2 74.2 44.5 121.3 54.8 54.8 200.0 7.5 Actuated g/C Ratio 0.03 0.37 0.37 0.22 0.61 0.27 0.27 1.00 0.04 v/c Ratio 0.08 0.47 0.71 0.88 1.08 1.14 1.13 0.18 0.40 Control Delay (s/veh)96.8 50.0 10.5 89.0 83.4 146.4 142.8 0.3 60.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 96.8 50.0 10.5 89.0 83.4 146.4 142.8 0.3 60.0 LOS F D B F F F F A E Approach Delay (s/veh)29.2 84.7 114.2 60.0 Approach LOS C F F E Intersection Summary Cycle Length: 200 Actuated Cycle Length: 200 Offset: 0 (0%), Referenced to phase 2:NBTL, Start of Green Natural Cycle: 145 Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.14 Intersection Signal Delay (s/veh): 78.5 Intersection LOS: E Intersection Capacity Utilization 108.5%ICU Level of Service G Analysis Period (min) 15 Splits and Phases: 3: SH-133/Red Hill Rd & SH-82 ~ 02(R) -.. kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Queue Analysis Outputs Kimley >>> Horn Queues 2026 Existing AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2026 Existing AM 10:24 am 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)24 1544 932 200 385 204 201 491 48 v/c Ratio 0.36 0.73 0.79 0.71 0.17 0.60 0.58 0.31 0.37 Control Delay (s/veh)119.4 36.8 17.9 114.7 16.9 89.1 88.3 0.5 95.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)119.4 36.8 17.9 114.7 16.9 89.1 88.3 0.5 95.7 Queue Length 50th (ft)36 824 424 154 113 306 301 0 31 Queue Length 95th (ft)63 960 597 203 150 382 193 0 44 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)71 2141 1188 306 2319 342 345 1562 302 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.34 0.72 0.78 0.65 0.17 0.60 0.58 0.31 0.16 Intersection Summary Queues 2026 Existing PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2026 Existing PM 2:27 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)8 371 517 562 1501 414 421 231 84 v/c Ratio 0.14 0.38 0.64 0.87 0.91 0.62 0.63 0.15 0.49 Control Delay (s/veh)98.7 58.7 7.2 92.6 58.3 56.2 56.4 0.2 52.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)98.7 58.7 7.2 92.6 58.3 56.2 56.4 0.2 52.3 Queue Length 50th (ft)11 231 0 381 1042 416 425 0 25 Queue Length 95th (ft)15 252 101 413 1007 669 366 0 37 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)58 1077 841 745 1715 669 672 1562 358 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.14 0.34 0.61 0.75 0.88 0.62 0.63 0.15 0.23 Intersection Summary Queues 2035 Background AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Background AM 2:56 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)25 1669 1008 217 414 220 217 530 51 v/c Ratio 0.37 0.84 0.88 0.73 0.19 0.57 0.55 0.34 0.39 Control Delay (s/veh)119.9 47.0 26.3 114.4 19.6 84.9 84.4 0.6 99.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)119.9 47.0 26.3 114.4 19.6 84.9 84.4 0.6 99.1 Queue Length 50th (ft)38 1200 748 168 158 295 290 0 34 Queue Length 95th (ft)66 1095 787 218 158 417 209 0 47 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)72 2104 1183 315 2301 389 392 1562 302 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.35 0.79 0.85 0.69 0.18 0.57 0.55 0.34 0.17 Intersection Summary Queues 2035 Background PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Background PM 3:17 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)8 401 559 607 1622 447 456 250 91 v/c Ratio 0.14 0.36 0.63 0.88 0.88 0.77 0.78 0.16 0.51 Control Delay (s/veh)98.7 53.6 6.8 91.5 49.5 69.7 70.4 0.2 52.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)98.7 53.6 6.8 91.5 49.5 69.7 70.4 0.2 52.2 Queue Length 50th (ft)11 224 0 411 981 551 565 0 27 Queue Length 95th (ft)15 277 108 442 1144 #768 402 0 39 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)58 1127 885 782 1836 578 581 1562 361 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.14 0.36 0.63 0.78 0.88 0.77 0.78 0.16 0.25 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2035 Total AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Total AM 3:26 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)25 1883 1045 217 492 224 228 530 51 v/c Ratio 0.37 0.91 0.90 0.72 0.22 0.64 0.65 0.34 0.39 Control Delay (s/veh)119.9 49.8 28.9 113.0 16.8 93.8 93.9 0.6 99.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)119.9 49.8 28.9 113.0 16.8 93.8 93.9 0.6 99.1 Queue Length 50th (ft)38 1192 726 167 144 346 352 0 34 Queue Length 95th (ft)66 1364 969 218 187 425 221 0 47 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)72 2142 1181 309 2308 349 352 1562 302 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.35 0.88 0.88 0.70 0.21 0.64 0.65 0.34 0.17 Intersection Summary Queues 2035 Total PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2035 Total PM 3:28 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)8 543 583 607 1829 468 475 250 91 v/c Ratio 0.14 0.43 0.62 0.87 0.93 0.91 0.92 0.16 0.51 Control Delay (s/veh)98.7 50.7 6.1 91.0 49.9 87.1 88.3 0.2 52.2 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)98.7 50.7 6.1 91.0 49.9 87.1 88.3 0.2 52.2 Queue Length 50th (ft)11 299 0 411 1126 626 637 0 27 Queue Length 95th (ft)15 361 103 442 1328 #914 442 0 39 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)63 1255 938 823 1969 516 519 1562 361 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.13 0.43 0.62 0.74 0.93 0.91 0.92 0.16 0.25 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Background AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Background AM 3:19 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)25 1920 1134 251 481 227 228 590 38 v/c Ratio 0.40 0.88 0.93 0.84 0.20 0.77 0.77 0.38 0.29 Control Delay (s/veh)119.1 38.4 30.0 116.2 12.7 100.3 100.2 0.7 93.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)119.1 38.4 30.0 116.2 12.7 100.3 100.2 0.7 93.9 Queue Length 50th (ft)36 1153 868 186 132 334 335 0 24 Queue Length 95th (ft)77 1289 #1413 #273 165 #489 #493 0 50 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)69 2319 1249 304 2490 294 296 1562 334 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.36 0.83 0.91 0.83 0.19 0.77 0.77 0.38 0.11 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Background PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Background PM 3:21 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)4 473 672 675 2060 503 502 278 59 v/c Ratio 0.07 0.41 0.71 0.90 1.03 0.98 0.98 0.18 0.37 Control Delay (s/veh)89.3 48.8 9.4 83.1 66.9 96.1 94.7 0.3 54.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)89.3 48.8 9.4 83.1 66.9 96.1 94.7 0.3 54.7 Queue Length 50th (ft)5 230 30 402 ~1346 618 615 0 18 Queue Length 95th (ft)20 315 186 492 #1674 #987 #978 0 50 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)59 1181 951 940 1994 512 514 1562 383 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.40 0.71 0.72 1.03 0.98 0.98 0.18 0.15 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Total AM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Total AM 3:29 pm 06/30/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)25 2127 1168 251 558 234 234 590 38 v/c Ratio 0.41 0.93 0.94 0.91 0.22 0.90 0.90 0.38 0.30 Control Delay (s/veh)120.5 41.1 31.5 129.2 11.8 122.1 120.9 0.7 92.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)120.5 41.1 31.5 129.2 11.8 122.1 120.9 0.7 92.9 Queue Length 50th (ft)36 1386 979 187 150 352 351 0 24 Queue Length 95th (ft)77 1542 #1593 #286 184 #551 #549 0 50 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)67 2299 1237 276 2493 259 260 1562 322 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.37 0.93 0.94 0.91 0.22 0.90 0.90 0.38 0.12 Intersection Summary # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Queues 2055 Total PM 3: SH-133/Red Hill Rd & SH-82 07/01/2026 2055 Total PM 3:48 pm 07/01/2026 Baseline Synchro 12 Report Page 1 Lane Group EBL EBT EBR WBL WBT NBL NBT NBR SBT Lane Group Flow (vph)4 613 696 675 2318 523 520 278 59 v/c Ratio 0.08 0.47 0.71 0.88 1.08 1.14 1.13 0.18 0.40 Control Delay (s/veh)96.8 50.0 10.5 89.0 83.4 146.4 142.8 0.3 60.0 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh)96.8 50.0 10.5 89.0 83.4 146.4 142.8 0.3 60.0 Queue Length 50th (ft)5 323 60 456 ~1756 ~877 ~866 0 21 Queue Length 95th (ft)21 420 246 510 #2051 #1148 #1133 0 51 Internal Link Dist (ft)712 800 584 457 Turn Bay Length (ft)300 325 600 90 Base Capacity (vph)55 1313 981 854 2142 460 462 1562 345 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.07 0.47 0.71 0.79 1.08 1.14 1.13 0.18 0.17 Intersection Summary ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Exhibit J Impact Analysis HARVEST VILLAGE – MEMO REGARDING GEOTECHNICAL OBSERVATIONS To: Glenn Hartmann From: Tim Coltart Date: August 3, 2026 Re: Existing Geotechnical Studies and Sinkhole Potential – Harvest Village This memo summarizes our current understanding of the geotechnical conditions on the Harvest Village property and confirms our approach going into the pending land use discussion and application. The geotechnical studies completed to date indicate some potential for sinkhole activity in certain parts of the Harvest Village property. We appreciate your review of the submitted material and your assessment that additional borings are not necessary at this stage given it’s currently just a land use discussion. We are comfortable proceeding on that basis for purposes of the current zoning request. For additional comfort, we thought we should also point out, that Garfield County's Land Use and Development Code (LUDC) already builds in several additional checkpoints for geologic hazard review well beyond the zoning stage. Specifically: ● Sketch Plan and Preliminary Plan submittals must identify geologic hazards, including areas of subsidence, as part of the required site mapping (LUDC § 5 -402.C, D). ● A dedicated “Mitigation of Geological Hazard” engineering report is a required submittal at the Preliminary Plan and Final Plan/Plat stages for major and conservation subdivisions, and for rural land development exemptions (LUDC Table 5-401; §§ 5-203, 5-302, 5-303). ● Development in identified hazard areas must be certified by a qualified professional engineer or geologist and approved by the County before it can proceed (LUDC § 7-207). In other words, the County's own process already requires updated geotechnical documentation later in the entitlement process, long after our land-use/zoning request is decided. Given that, we don't see a need to duplicate that work now, and we'll plan on satisfying those requirements with additional studies at the Preliminary Plan / Final Plat stage as the project advances. If it would provide additional comfort, we're also open to adding language to the proposed development agreement that speaks directly to these geologic hazard requirements and the timing of future geotechnical submittals. Separately, we'd note that we and our capital partners share the same concern regarding potential geologic challenges on the site and have every incentive to make sure these issues are properly addressed as the project moves forward. Please let us know if you see this differently or if there's anything else you'd like us to document at this point. Thanks Tim HARVEST ROARING FORK IMPACT ANALYSIS GARFIELD COUNTY, COLORADO OWNER / APPLICANT: HARVEST ROARING FORK, LLC 909 LAKE CAROLYN PKWY IRVING, TX 75309 April 14, 2025 Table of Contents Section 1: Adjacent Land Use ....................................................................................................... 3 Section 2: Site Features ................................................................................................................ 3 Rivers, Creeks, and Flooding.................................................................................................. 3 Groundwater ........................................................................................................................ 4 Topography ........................................................................................................................... 4 Vegetative Cover ................................................................................................................... 4 Climate ................................................................................................................................ 4 Section 3: Soil Characteristics ...................................................................................................... 5 Section 4: Geology and Hazard ..................................................................................................... 5 Post-Glacial Alluvial Terraces ................................................................................................ 5 Pinedale Glacial Outwash Terraces ........................................................................................ 5 Coalescing Alluvial Fans........................................................................................................ 5 Section 5: Floodplains and Groundwater ...................................................................................... 6 Section 6: Environmental Impacts ................................................................................................ 6 Waters of the US ................................................................................................................... 6 Section 7: Nuisance ..................................................................................................................... 6 Section 8: Hours of Operation ....................................................................................................... 7 Appendix ..................................................................................................................................... 8 [Remainder of Page Intentionally Left Blank] Section 1: Adjacent Land Use Harvest Roaring Fork is generally located midway between Carbondale and Glenwood Springs on the West side of State Highway 82 at Cattle Creek. Exhibit A in the Appendix of this Impact Analysis lists the physical addresses, owners, account numbers, and mailing addresses of all properties within a 1,500-foot radius of the property. Exhibit B in the Appendix of this Impact Analysis illustrates the zoning classiflcations of the properties within the same 1,500-foot radius. The list below summarizes the nearby uses in each cardinal direction: • Northbound: Commercial/Limited, Commercial/General, Residential/Suburban, and Planned Unit Developments. • Southbound: Planned Unit Developments, Rural, and Public Lands. • Eastbound: Commercial/General, Commercial/Limited, Planned Unit Developments, Public Lands, and Rural. • Westbound: Ironbridge PUD and Teller Springs. Section 2: Site Features The current status of the site and its features are discussed in this section but are further described in the Engineer Report (Exhibit E of the PUD Application) and the Wildlife Study (Exhibit H of the PUD Application). In general, Harvest Roaring Fork will refer to the standard practices described in the Land Use and Development Code (LUDC) to mitigate impacts related to the site’s characteristics and other potential impacts related to the other sections contemplated in this Impact Analysis. Rivers, Creeks, and Flooding The Roaring Fork River fiows from the South to North just west of the Project Site through the RFC Conservation Easement. The Roaring Fork River is a large perennial river with a very large drainage basin to the south. The 283-acre Project Site is located mostly on nearly level river terraces that stand between about 50 to 80 feet above the Roaring Fork River. Cattle Creek crosses through the Project Site from east to west and roughly divides the property in half. Cattle Creek is a moderate sized perennial stream with a large drainage basin to the east. Cattle Creek joins the Roaring Fork River about mid-way along the western edge of the Project Site. Small alluvial fans are present on the terrace surfaces in the eastern part of Project Site. The upper parts of all these fans have been removed by grading for Highway 82 and development to the east of the highway. The fans developed at the mouths of small drainage basins on the eastern valley side of the Roaring Fork River. These basins support ephemeral steams that only fiow after heavy rainfall and snow melt. The fioodplains associated with both the Roaring Fork River and Cattle Creek generally do not extend onto the Project Site except along small portions of the eastern bank of the Roaring Fork River and along Cattle Creek. Lakes and Wetlands Wetlands exist along both Cattle Creek and the Roaring Fork River. Wetlands do not generally extend off the RFC Conservation Easement onto the Project Site except in very small pockets at the southern end of the site and along portions of Cattle Creek. No wetlands are present on the upper or mid-level terraces within the Project Site. Lakes or ponds were excavated on the Project Site as golf features as part of the proposed Sanders Ranch PUD but never completed. Groundwater Shallow groundwater can be expected closer to the Roaring Fork River and Cattle Creek. These shallow groundwater areas are generally located outside the Project Site. Topography The proposed development area is located mostly on nearly level river terraces that stand between about 50 to 80 feet above the Roaring Fork River. The terraces have an average down-valley slope of less than one percent. Steep escarpments separate the original terrace levels. These escarpments typically have slopes of up to 60 percent. The escarpments between some terrace levels were obliterated during previous grading. The current topography is signiflcantly modifled due to past grading, and nearly 80 years of agricultural activities even before the most recent development activities. Major grade changes and steeper slopes will occur in areas along the edges of the proposed development area behind lots and between residential pods in open spaces and common areas. Vegetative Cover While the area within the RFC Conservation Easement along the Roaring Fork River is still dominated by native woody species, much of the upland portion of the Project Site was cleared of native vegetation around 100 years ago to plant non–native hay grasses and/ or provide for livestock and farming activities. The riparian vegetation along Cattle Creek itself is highly altered. The impacts from past year-round grazing practices are also still apparent as very little woody vegetation occurs along much of Cattle Creek on the upper benches. Any remaining pockets of native sagebrush shrublands also show little species diversity. The introduction of the noxious weed species along the Roaring Fork River’ s riparian corridor probably occurred during the agricultural operation of the area as well. Further information can be found in Exhibit H of the PUD Application and in the Noxious Weed Compliance Letter (Exhibit P of the PUD Application). Climate The Project Site displays a semi-arid climate, almost transitioning into an arid type (Western Regional Climate Center, 2010). Winters are cold and dry, with a January high and low of 36.9 °F and 11.8 °F, respectively; because of its location west of the Rockies, the site does not receive much infiuence from Chinook winds as the areas east of the Rockies, but it receives protection from Arctic air masses that can settle to the east of the Rockies. Snowfall is often only moderate, with a 105-year average of 67.5 inches, though the median is 52 inches, and moreover, snow cover remains very short. Snow is greatest in December and January. Spring warming is gradual but quickens when nearing May. Summer is warm and dry, with average July highs reaching 88.6 ° F and lows reaching 50.6 °F. Autumn cooling is rapid, with freezes usually beginning in mid- to late September. Precipitation records exist for Glenwood Springs dating back to 1893 and give perspective on what the expectations are for receipt of natural rainfall on the Project Site. The average annual precipitation per year for Glenwood Springs is 16.43 inches which supports a relatively xeric environment. Locally, a typical spring or fall month is wetter than the mid- summer months, but in general only by fractions of an inch. Generally, precipitation ranges from 1.2-1.5 inches a month. These rates are typically not adequate for revegetation efforts. Section 3: Soil Characteristics In general, the soil conditions of the site consist of clay, silt, sand, gravels and cobbles up to 49 feet deep. The analyses of the site’s soils have not identifled any speciflc or critical soil-related issues that would indicate a problem for development of the site. Further details regarding the site’s soil characteristics, potential impacts from development, and Harvest’s approach to mitigating these potential impacts are outlined in Exhibits E and H of the PUD Application. Section 4: Geology and Hazard The site’s geologic characteristics generally differ between three main landforms, including (i) post- glacial alluvial terraces along the Roaring Fork River and Cattle Creek, (ii) Pinedale Glacial Outwash Terraces along the Roaring Fork River and related alluvial terraces along Cattle Creek, and (iii) coalescing alluvial fans. Harvest’s form-based code permits fiexibility in both design and mitigation practices should any development occur around these features. Post-Glacial Alluvial Terraces There are two post-glacial terraces, with the lower terrace standing about 5 feet above the river and the higher terrace standing about 13 feet above the river. The alluvium is described as a clast- supported deposit of silty sand with occasional bouldery, pebble and cobble gravel interbedded and often overlain by sandy silt and silty sand. Shallow groundwater is expected to be prese nt in these areas. Pinedale Glacial Outwash Terraces The Pinedale outwash terraces along the Roaring Fork River and the associated Cattle Creek terraces occur in several levels that formed at different periods. Grading in 2005 removed all the mid-level terraces. The alluvium under the Pinedale terraces associated with the Roaring Fork River and Cattle Creek are a clast- supported deposit of rounded gravel, cobbles and boulders in a silty sand matrix. Pedogenetic soil proflles are well developed in the Pinedale terraces. This indicates these surfaces have been stable with respect to erosion and deposition for over approximately 5,000 years. Coalescing Alluvial Fans The site’s fan deposits are sandy, low plasticity clay with low collapse potential and are moderately compressible under increased loading after wetting. These fans are geologically young landforms and are still potential sites of debris fiow and fiood deposition. Section 5: Floodplains and Groundwater Floodplains are located on the site speciflcally along the eastern banks of the Roaring Fork River and along Cattle Creek. The Land Survey (Exhibit C in the Appendix of this Impact Analysis) and Exhibit E of the PUD Application show and describe the areas of fioodplain in relation to the site, though the development of Harvest is not anticipated to have any perpetual impacts on fioodplain, as outlined in Exhibit E of the PUD Application. Local perched groundwater may develop when the site experiences heavy rainfall or runoff. However, Harvest’s drainage systems will be designed to accommodate these events and prevent any below-grade construction from excess moisture and hydrostatic pressure buildup. Section 6: Environmental Impacts Harvest Roaring Fork is not anticipated to have any long-term or short-term impacts on fiora and fauna or critical wildlife habitats. The project considers the recommendations outlined in Exhibit D of the PUD Application to protect against domestic animal impacts. Potential radiation hazards have not been identifled and should not be expected to impact the project or the surrounding areas. Waters of the US Development impacts to Waters of the US on the site are anticipated to be minor, and temporary in nature. Trenching for utility lines will require stockpiling of wetland topsoil and river bottom material, which will be returned to the top of the trench and properly stabilized as appropriate. Timber mats will be used in Waters of the US to minimize impacts from heavy equipment and erosion control measures will be implemented during construction per the Colorado Department of Public Health and Environment (CDPHE) construction stormwater permit. Potential bridge or culvert crossings across Cattle Creek may have minimal impacts but are expected to qualify for Nationwide Permit 58 NWP authorization, which requires that no more than ½-acre of Waters of the US are lost. Refer to Exhibit E in the PUD application for more details. Section 7: Nuisance The Project is anticipated to result in temporary construction - related nuisances such as noise and dust. Although the Project will comply with C.R.S. 25-12-103 and applicable State and Federal air quality standards for dust control, Rio Grande Trail users are likely to notice noise and dust particularly when construction activates are being conducted adjacent to the Rio Grande Trail. Neighboring residential and commercial properties are located at some distance from the Project Site, and while they may experience minimal additional ambient noise and dust during construction, the expected level of disturbance will be far below the standards prescribed by C.R.S. 25-12-103 and applicable State and Federal air quality standards for dust control. The potential nuisance effects associated with the Project are considered insigniflcant during both construction and completion to surrounding properties and trail users. When construction activities must be conducted immediately adjacent to the Rio Grande Trail, potential nuisance effects are likely to be noticed by trail users. Regardless, the activities will be conducted in accordance with applicable standards. The potential impacts to trail users are temporary and unavoidable and are considered insigniflcant. Section 8: Hours of Operation The commercial components of Harvest Roaring Fork are restricted to those allowable / permitted uses within the Local Commercial (CL) zoning category in the LUDC. Hours of operation for the potential commercial uses are not currently specifled under the PUD, which allows the LUDC to govern the open and close times of the future businesses. [Remainder of Page Intentionally Left Blank] Appendix [Remainder of Page Intentionally Left Blank] HARVEST ROARING FORK IMPACT ANALYSIS: EXHIBIT A: NEIGHBORING PROPERTIES WITHIN 1,500 FOOT RADIUS Adjacent Property Physical Address Owner Account #Mailing Address 6968 82 HWY GLENWOOD SPRINGS JOCHUM, GARY P & BROADHURST, RICK R111268 594 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 7014-007028 82 HWY GLENWOOD SPRINGS 7014 DSD LLC R011358 1254 COUNTY ROAD 127 GLENWOOD SPRINGS, CO 81601 7062 82 HWY GLENWOOD SPRINGS 7062 DSD LLC R110245 1254 COUNTY ROAD 127 GLENWOOD SPRINGS, CO 81601 105 MARAND RD GLENWOOD SPRINGS MANSFIELD, LINDA L R111257 2081 COUNTY ROAD 112 CARBONDALE, CO 81623 771 MARAND RD GLENWOOD SPRINGS REYNOLDS EXCHANGE LLC R111273 1320 PEARL STREET STE 300 BOULDER, CO 80302 33 MARAND RD GLENWOOD SPRINGS 0033 DSD LLC R111256 1254 COUNTY ROAD 127 GLENWOOD SPRINGS, CO 81601 7094-007104 82 HWY GLENWOOD SPRINGS A&G GWS LLC R011571 969 COUNTY ROAD 113 CARBONDALE, CO 81623 7150 82 HWY GLENWOOD SPRINGS GLENWOOD REAL ESTATE INVESTMENT, LLC R111278 PO BOX 2607 GRAND JUNCTION, CO 81502 Not available GLENWOOD SPRINGS ELK SPRINGS, LLC R082845 PO BOX 527 MOUNT PROSPECT, IL 60056 7300 82 HWY GLENWOOD SPRINGS GARFIELD COUNTY R111424 108 8TH STREET, SUITE 213 GLENWOOD SPRINGS, CO 81601-3363 7264 82 HWY GLENWOOD SPRINGS CHOICE VENTURES, LLC R111270 8626 COUNTY ROAD 301 PARACHUTE, CO 81635 7258 82 HWY GLENWOOD SPRINGS PERAU, RONALD G REVOCABLE LIVING TRUST U/A/D 10-01-2024 R011561 200 DEER RUN TRAIL RIFLE, CO 81650 161 MARAND RD GLENWOOD SPRINGS REINKE, HENRY S R111258 1400 SHELDON DRIVE ELGIN, IL 60120 133 MARAND RD GLENWOOD SPRINGS M&M ENTERPRISES, LLC R111281 2407 PALMER AVENUE GLENWOOD SPRINGS, CO 81601-4341 Not available CARBONDALE VAN RAND PARK ASSOCIATION R011551 PO BOX 248 GLENWOOD SPRINGS, CO 81602-0248 Not available CARBONDALE VAN RAND PARK ASSOCIATION R011550 PO BOX 248 GLENWOOD SPRINGS, CO 81602-0248 405 PINYON MESA DR GLENWOOD SPRINGS HODGINS, DAVID & CICERYOVA, VANDA TRUST DTD 08/01/2017 R083829 405 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 408 PINYON MESA DR GLENWOOD SPRINGS DALEY, LUKE EVERETT & STACY, SARAH NICOLE R083830 408 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 390 PINYON MESA DR GLENWOOD SPRINGS LACOSSE FAMILY TRUST 06/15/2022 R083831 390 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 380 PINYON MESA DR GLENWOOD SPRINGS HOLMES, BRIAN R & BECK, MONICA E R083832 380 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 374 PINYON MESA DR GLENWOOD SPRINGS LANGENFELD, CAMILLA R083833 374 PINYON MESA GLENWOOD SPRINGS, CO 81601 356 PINYON MESA DR GLENWOOD SPRINGS EISELE, DAVID & MCMAHON, KARA R083834 356 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 340 PINYON MESA DR GLENWOOD SPRINGS CHAVARRIA DE SANTIAGO, CARMEN ROCIO R083835 4280 CULVER CIRCLE GLENWOOD SPRINGS, CO 81601 322 PINYON MESA DR GLENWOOD SPRINGS BOGART, MORGAN & PHILLIP R083836 322 PINYON MESA DRIVE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS PINYON MESA HOA INC R083837 PO DRAWER 2030 GLENWOOD SPRINGS, CO 81602 7215 82 HWY GLENWOOD SPRINGS HARVEST ROARING FORK LLC R111280 909 LAKE CAROLYN PKWAY, SUITE 150 IRVING, TX 75039 Not available GLENWOOD SPRINGS HARVEST ROARING FORK LLC R082856 909 LAKE CAROLYN PKWAY, SUITE 150 IRVING, TX 75039 53 CALAWAY CT GLENWOOD SPRINGS HABITAT FOR HUMANITY OF THE ROARING FORK VALLEY INC R084063 53 CALAWAY COURT GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS HARVEST ROARING FORK LLC R082857 909 LAKE CAROLYN PKWAY, SUITE 150 IRVING, TX 75039 Not available GLENWOOD SPRINGS HARVEST ROARING FORK LLC R082858 909 LAKE CAROLYN PKWAY, SUITE 150 IRVING, TX 75039 7910 82 HWY GLENWOOD SPRINGS STEELE VALLEY FAMILY LLC R011354 PO BOX 716 GLENWOOD SPRINGS, CO 81602 236 110 COUNTY RD GLENWOOD SPRINGS CONGER, SHELLEY & MATTHEW R011024 4453 YATES STREET DENVER, CO 80212 50 110 COUNTY RD GLENWOOD SPRINGS MACKEY, GREGG R111262 PO BOX 398 BASALT, CO 81621 Not available CARBONDALE GARFIELD COUNTY R111436 108 8TH STREET, SUITE 213 GLENWOOD SPRINGS, CO 81601-3363 552 110 COUNTY RD GLENWOOD SPRINGS HOWE, JOHN J & HEATHER D R011233 552 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 596 110 COUNTY RD CARBONDALE BEVER, JUSTIN MICHAEL & CASSANDRA DAYE R011232 596 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 65 110 COUNTY RD GLENWOOD SPRINGS 0065 CR 110 LLC R011618 65 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 7916 82 HWY GLENWOOD SPRINGS WAECHTLER, DONALD G & BONNIE F R011619 7916 HIGHWAY 82 GLENWOOD SPRINGS, CO 81601-9307 43 110 COUNTY RD GLENWOOD SPRINGS D D INVESTMENTS LLC R111253 415 ELK CIRCLE BASALT, CO 81621 554 110 COUNTY RD GLENWOOD SPRINGS KENEALY, MICHAEL E & PENNY L R111776 554 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 7780-7840 82 HWY GLENWOOD SPRINGS BAYMAR HOTELS & PROPERTIES INC R111822 1111 KANE CONCORSE #211 BAY HARBOR ISLANDS, FL 33154 82 HWY GLENWOOD SPRINGS AMERIGAS PROPANE LP R111824 460 NORTH GULPH ROAD KING OF PRUSSIA, PA 19406 314 110 COUNTY RD GLENWOOD SPRINGS GREMEL HOLDINGS, LLC R111983 314 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 448 110 COUNTY RD CARBONDALE TUCKER, LLOYD R111984 448 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 82 113 COUNTY RD CARBONDALE ASPEN EQUITY GROUP LLC R111932 PO BOX 1439 CARBONDALE, CO 81623 Not available CARBONDALE BUREAU OF LAND MANAGEMENT R043958 2300 RIVER FRONTAGE ROAD SILT, CO 81652 1108 110 COUNTY RD GLENWOOD SPRINGS LLOYD, MICHAEL R111925 1108 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 1110 110 COUNTY RD CARBONDALE REINARZ, BERNADETTE F TRUST R111997 1110 COUNTY ROAD 110 GLENWOOD SPRINGS, CO 81601 62 113 COUNTY RD CARBONDALE CCC-B LLLP R111933 0132 PARK AVENUE BASALT, CO 81621 HARVEST ROARING FORK IMPACT ANALYSIS: EXHIBIT A: NEIGHBORING PROPERTIES WITHIN 1,500 FOOT RADIUS (CONT.) RAILROAD R.O.W. GLENWOOD SPRINGS ROARING FORK TRANSPORTATION AUTHORITY R112102 1340 MAIN STREET CARBONDALE, CO 81623 6951 82 HWY GLENWOOD SPRINGS TEAMJLC COMMERCIAL LLC R011141 34 MANOR LAKE ESTATES SPRING, TX 77379 5439 154 COUNTY RD GLENWOOD SPRINGS CAVERN SPRINGS MHC LLC R011419 2151 PRIEST BRIDGE DRIVE, SUITE 7 CROFTON, MD 21114 5451 154 COUNTY RD GLENWOOD SPRINGS K & L LLC R111266 108 CROWN MOUNTAIN DRIVE BASALT, CO 81621 327 CORYELL RIDGE RD GLENWOOD SPRINGS CASTILLO, HUGO A R011470 PO BOX 1477 CARBONDALE, CO 81623 329 CORYELL RIDGE RD GLENWOOD SPRINGS OSTERMILLER, ROBERT D JR & LAURIE M R011495 275 MEADOW WOOD ROAD GLENWOOD SPRINGS, CO 81601 5449 154 COUNTY RD GLENWOOD SPRINGS CARBONDALE RURAL FIRE PROTECTION DIST R111816 300 MEADOWOOD DRIVE CARBONDALE, CO 81623-9212 5387 154 COUNTY RD GLENWOOD SPRINGS CAVERN SPRINGS MHC LLC R111817 2151 PRIEST BRIDGE DRIVE, SUITE 7 CROFTON, MD 21114 Not available GLENWOOD SPRINGS HARVEST ROARING FORK LLC R082859 909 LAKE CAROLYN PKWAY, SUITE 150 IRVING, TX 75039 7025 82 HWY GLENWOOD SPRINGS YDD LLC R083558 132 PARK AVENUE BASALT, CO 81621 Not available GLENWOOD SPRINGS YDD LLC R083559 132 PARK AVENUE BASALT, CO 81621 5398 154 COUNTY RD GLENWOOD SPRINGS CCC-B LLLP R112020 0132 PARK AVENUE BASALT, CO 81621 5392 154 COUNTY RD GLENWOOD SPRINGS RUDD LIMITED LIABILITY COMPANY R112021 132 PARK AVENUE BASALT, CO 81621 5396 154 COUNTY RD GLENWOOD SPRINGS RUDD LIMITED LIABILITY COMPANY R112022 132 PARK AVE BASALT, CO 81621 5394 154 COUNTY RD GLENWOOD SPRINGS RUDD LIMITED LIABILITY COMPANY R112023 132 PARK AVE BASALT, CO 81621 Not available GLENWOOD SPRINGS RUDD LIMITED LIABILITY CO R112024 132 PARK AVENUE BASALT, CO 81621 62 113 COUNTY RD CARBONDALE RUDD LIMITED LIABILITY COMPANY R111934 0132 PARK AVENUE BASALT, CO 81621 483 167 COUNTY RD GLENWOOD SPRINGS 12TH AND AKRON APARTMENTS LLC R011407 497 COUNTY ROAD 167 GLENWOOD SPRINGS, CO 81601 485 167 COUNTY RD GLENWOOD SPRINGS GOLUBA, NICHOLAS W JR R011226 PO BOX 931 GLENWOOD SPRINGS, CO 81602 348 167 COUNTY RD GLENWOOD SPRINGS WENTLING, JILL R R111472 PO BOX 1903 GLENWOOD SPRINGS, CO 81602-1903 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOCIATION, INC R041526 PO BOX 1315 CARBONDALE, CO 81623 406 RIVER BEND WAY GLENWOOD SPRINGS MARIENTHAL, DEBORAH LIVING TRUST & MARIENTHAL, MICHAEL LIVING TRUST DTD R041406 406 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 382 RIVER BEND WAY GLENWOOD SPRINGS BIRKELO, BRADLEY A & RUTH ROSLYN R041407 22212 CHIPPEWA LN GOLDEN, CO 80401 368 RIVER BEND WAY GLENWOOD SPRINGS KORN, KURTIS W & MARLA M R041408 14503 N CREOSOTE COUT FOUNTAIN HILLS, AZ 85268-4140 342 RIVER BEND WAY GLENWOOD SPRINGS BENNETT, TRACY R & ROBERT J R041409 342 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 322 RIVER BEND WAY GLENWOOD SPRINGS BARNES, CYNTHIA & HIGGINS, MAXWELL R041410 24607 SOUTH 213TH WAY QUEEN CREEK, AZ 85142 304 RIVER BEND WAY GLENWOOD SPRINGS KELLEY, JEFF SCOTT & FITZPATRICK HOLLENBACK, CAILEN R041411 304 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 284 RIVER BEND WAY GLENWOOD SPRINGS KULWIEC, KENNETH J & ELIZABETH LYNDA R041412 284 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601-2729 403 RIVER BEND WAY GLENWOOD SPRINGS MEUZELAAR, TOM & MELISSA L R041413 403 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 379 RIVER BEND WAY GLENWOOD SPRINGS ROBBINS, JOSHUA JAMES & ROBBINS, KATHRYN LEE ACUFF R041414 12 MULE DEER TRAIL LITTLETON, CO 80127 365 RIVER BEND WAY GLENWOOD SPRINGS PRATTE, DOUGLAS JAMES & JULIE JANELLE R041415 365 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 325 RIVER BEND WAY GLENWOOD SPRINGS OLSON FAMILY TRUST DTD 10/05/2016 R041416 325 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 59 WILD ROSE CT GLENWOOD SPRINGS CHAVEZ, MARGARITO & MARIA EUGENIA R041417 59 WILD ROSE COURT GLENWOOD SPRINGS, CO 81601 45 WILD ROSE CT GLENWOOD SPRINGS HEIN, JAMES E R041418 2014 CHIMNEY ROCK ROAD HOUSTON, TX 77056 29 WILD ROSE CT GLENWOOD SPRINGS THOMPSON, JONATHAN E & SCHAIRER, CHRISTINA R041419 31 UTE EL JEBEL, CO 81623 15 WILD ROSE CIR GLENWOOD SPRINGS THKW, LLC 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Not available GLENWOOD SPRINGS BLUE HERON PROPERTIES LLC R041515 430 IRONBRIDGE DRIVE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS BLUE HERON PROPERTIES LLC R041516 430 IRONBRIDGE DRIVE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041520 PO BOX 1315 CARBONDALE, CO 81623 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041521 PO BOX 1315 CARBONDALE, CO 81623 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041524 PO BOX 1315 CARBONDALE, CO 81623 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041525 PO BOX 1315 CARBONDALE, CO 81623 296 RIVER BANK LN GLENWOOD SPRINGS MEINE FAMILY TRUST R043340 11964 S COPPER CREEK CIRCLE PARKER, CO 80134 272 RIVER BANK LN GLENWOOD SPRINGS DE WETTER, ROBERT & REGINA R043341 272 RIVER BANK LANE GLENWOOD SPRINGS, CO 81601 248 RIVER BANK LN GLENWOOD SPRINGS CHAPMAN, ERICA R043342 2844 E COALINGA DRIVE BREA, CA 92821 224 RIVER BANK LN 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R100083 720 E DURANT AVE ASPEN, CO 81611-2071 Not available CARBONDALE HOMEOWNERS ASSOCIATION AT ASPEN GLEN R830178 0080 BALD EAGLE WAY CARBONDALE, CO 81623 227 SILVER MOUNTAIN DR GLENWOOD SPRINGS COWHEY FAMILY TRUST DATED 4/14/16 R041434 571 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 203 SILVER MOUNTAIN DR GLENWOOD SPRINGS COMER, WILLIAM TONY & MARY KATHLEEN R041435 203 SILVER MOUNTAIN DRIVE GLENWOOD SPRINGS, CO 81601 191 SILVER MOUNTAIN DR GLENWOOD SPRINGS GIBSON, ALAN F TRUSTEE OF THE ALAN F GIBSON FAMILY TRUST DATED MARCH 5, 2008 R041436 191 SILVER MOUNTAIN DRIVE GLENWOOD SPRINGS, CO 81601 177 SILVER MOUNTAIN DR GLENWOOD SPRINGS HODGSON, ANNE R041437 177 SILVER MTN DR GLENWOOD SPRINGS, CO 81601-8655 252 SILVER MOUNTAIN DR GLENWOOD SPRINGS GIBBONS, ROBERT J R041443 252 SILVER MOUNTAIN DRIVE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041522 PO BOX 1315 CARBONDALE, CO 81623 Not available CARBONDALE ASPEN GLEN WATER & SANITATION DISTRICT R830187 9929 HIGHWAY 82 CARBONDALE, CO 81623-9682 6931 82 HWY GLENWOOD SPRINGS TEAMJLC COMMERCIAL LLC R011142 34 MANOR LAKE ESTATES SPRING, TX 77379 228 CORYELL RIDGE RD GLENWOOD SPRINGS CUC, GUILLERMO OTONIEL R011026 PO BOX 512 CARBONDALE, CO 81623 244 CORYELL RIDGE RD GLENWOOD SPRINGS M R MAINTENANCE & REPAIR LLC R011270 1480 BARBER DRIVE CARBONDALE, CO 81623 266 CORYELL RIDGE RD GLENWOOD SPRINGS STOWE, M KAREN R011042 PO BOX 1637 GLENWOOD SPRINGS, CO 81602 314 CORYELL RD GLENWOOD SPRINGS VAN GINKEL, KEENAN R011139 0314 CORYELL RIDGE ROAD GLENWOOD SPRINGS, CO 81601 344 CORYELL RD GLENWOOD SPRINGS WILLISON, HENRY THOMAS TRUST U/D/T 10/23/2007 & WILLISON, LINDA LEE TRUST U/D/T 10/23/2007 R011567 344 CORYELL RIDGE ROAD GLENWOOD SPRINGS, CO 81601 383 167 COUNTY RD GLENWOOD SPRINGS SCEATS, DONALD JAMES JR R011385 383 COUNTY ROAD 167 GLENWOOD SPRINGS, CO 81601 403 167 COUNTY RD GLENWOOD SPRINGS VARGAS, ROBERTO R011210 405 COUNTY ROAD 167 GLENWOOD SPRINGS, CO 81601 405 167 COUNTY RD GLENWOOD SPRINGS VARGAS, ROBERTO R011209 405 COUNTY ROAD 167 GLENWOOD SPRINGS, CO 81601 427 167 COUNTY RD GLENWOOD SPRINGS BERNS, HELEN WORTHEN REVOCABLE TRUST R011229 501 SYCAMORE STREET PEABODY, KS 66866 515 167 COUNTY RD GLENWOOD SPRINGS R011473 Contact Assessor 497 167 COUNTY RD GLENWOOD SPRINGS SCHLUNDT, HAYES KARAL R011318 497 COUNTY ROAD 167 GLENWOOD SPRINGS, CO 81601-9335 Not available GLENWOOD SPRINGS BOARD OF COUNTY COMMISSIONERS GARFIELD COUNTY R011143 108 8TH STREET, SUITE 213 GLENWOOD SPRINGS, CO 81601-3363 5387 154 COUNTY RD GLENWOOD SPRINGS CAVERN SPRINGS MHC LLC R111291 2151 PRIEST BRIDGE DRIVE, SUITE 7 CROFTON, MD 21114 330 CORYELL RIDGE RD CARBONDALE SERRANOS MARBLE AND GRANITE INC R111470 PO BOX 731 CARBONDALE, CO 81623 HARVEST ROARING FORK IMPACT ANALYSIS: EXHIBIT A: NEIGHBORING PROPERTIES WITHIN 1,500 FOOT RADIUS (CONT.) 324 CORYELL RIDGE RD GLENWOOD SPRINGS SERRANOS MARBLE AND GRANITE INC R111471 PO BOX 731 CARBONDALE, CO 81623 5445 154 COUNTY RD GLENWOOD 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SANDRETTO, JAMES ALLEN & HILL, HEATHER ANNE R041468 43 WILD ROSE DRIVE GLENWOOD SPRINGS, CO 81601 65 WILD ROSE DR GLENWOOD SPRINGS FULLER, BRIAN LEE & VALERIE FULLER R041469 65 WILD ROSE DRIVE GLENWOOD SPRINGS, CO 81601 73 WILD ROSE DR GLENWOOD SPRINGS LOOMIS, CHARLES & VIRGINIA, & BRIGHT, KIMBERLY & BRUCE S R041470 73 WILD ROSE DRIVE GLENWOOD SPRINGS, CO 81601 170 RIVER BEND WAY GLENWOOD SPRINGS COPELAND, ROB & JENNIFER R041476 170 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 150 RIVER BEND WAY GLENWOOD SPRINGS PIENAAR, ETIENNE & FRANCIS PIENAAR, SHANNON M R041477 150 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 124 RIVER BEND WAY GLENWOOD SPRINGS TC MIDWEST LLC R041478 17760 PRESTON ROAD STE 100 DALLAS, TX 75252-5696 171 RIVER BEND WAY GLENWOOD SPRINGS HENSCHEL, PAUL M R041487 171 RIVER BEND WAY GLENWOOD SPRINGS, CO 81601 320 RIVER BANK LN GLENWOOD SPRINGS CHAPMAN-OLINGER JOINT REVOCABLE TRUST R043339 320 RIVER BANK LANE GLENWOOD SPRINGS, CO 81601 1854 109 COUNTY RD GLENWOOD SPRINGS GRANGE, TODD H & SALLY K A R100068 1854 COUNTY ROAD 109 GLENWOOD SPRINGS, CO 81601 1856 109 COUNTY RD GLENWOOD SPRINGS KUHL, STEVEN D & LAURA S R100069 P O BOX 387 CARBONDALE, CO 81623 167 SILVER MOUNTAIN DR GLENWOOD SPRINGS HOWARD, JILL MARIE & WHITTAKER, JOSHUA R041438 167 SILVER MOUNTAIN DRIVE GLENWOOD SPRINGS, CO 81601 157 SILVER MOUNTAIN DR GLENWOOD SPRINGS OTERO, FELIX & GONZALES, YOLANDA R041439 157 SILVER MOUNTAIN GLENWOOD SPRINGS, CO 81601 133 SILVER MOUNTAIN DR GLENWOOD SPRINGS DORFFI FAMILY TRUST R041440 3970 CRYSTAL BRIDGE DRIVE CARBONDALE, CO 81623 136 SILVER MOUNTAIN DR GLENWOOD SPRINGS DAVIS, KRISTIN F & JOSEPH S R041441 136 SILVER MOUNTAIN DR GLENWOOD SPRINGS, CO 81601 196 SILVER MOUNTAIN DR GLENWOOD SPRINGS DOOLEY, RICHARD & JAMIE R041442 196 SILVER MOUNTAIN DRIVE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS IRONBRIDGE PROPERTY OWNERS ASSOC INC R041523 PO BOX 1315 CARBONDALE, CO 81623 Not available null 280 LARIAT LN GLENWOOD SPRINGS MCCARTY FAMILY TRUST R100081 280 LARIAT LANE GLENWOOD SPRINGS, CO 81601 Not available GLENWOOD SPRINGS ROYAL MINI STORAGE, LLC R111886 PO BOX 2526 GLENWOOD SPRINGS, CO 81602-2526 6916 82 HWY GLENWOOD SPRINGS SERRANOS MARBLE AND GRANITE INC R111885 PO BOX 731 CARBONDALE, CO 81623 HARVEST ROARING FORK IMPACT ANALYSIS: EXHIBIT B: EXISTING USES OF ADJACENT PROPERTY Current Garfield County Zoning Incorporated City or Town ■ ■ ■ ■ Public Lands Rural Industrial Commercial/General Commercial/Limited Planned Development Planned Unit Development Resource Lands Residential/Mobile Home Park Residential/Urban Residential/Suburban Public Airport Right-of-Way -.. .. 0.2m i A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED BELOW COUNTY OF GARFIELD, STATE OF COLORADO VICINITY MAP SCALE: 1" = 5000' ALTA/NSPS LAND TITLE SURVEY NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. LEGAL DESCRIPTIONS: PARCEL A (EAST PARCEL): A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY QUARTER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE, AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 63°31'48" E A DISTANCE OF 2312.55 FEET; THENCE, ALONG THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82 N 06°01'00" W A DISTANCE OF 1467.90 FEET; THENCE, N 08°53'00" W A DISTANCE OF 200.30 FEET; N 00°18'30" W A DISTANCE OF 201.00 FEET; N 06°01'00" W A DISTANCE OF 700.90 FEET; N 08°52'00" W A DISTANCE OF 313.00 FEET; THENCE, 346.52 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 1820.00 FEET, A CENTRAL ANGLE OF 10°54'32' AND SUBTENDING A CHORD BEARING OF N 15°58'00" W A DISTANCE OF 346.00 FEET; THENCE, N 11°08'00" W A DISTANCE OF 97.90 FEET; THENCE, 250.29 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 1840.00 FEET, A CENTRAL ANGLE OF 7°47'38" AND SUBTENDING A CHORD BEARING OF N 28°19'00" W A DISTANCE OF 250.10 FEET; THENCE, N 35°14'00" W A DISTANCE OF 122.52 FEET; THENCE, N 89°17'09" W A DISTANCE 7.98 FEET TO A POINT ON THE EASTERLY LINE OF A PARCEL OF LAND DESCRIBED IN RECEPTION NO. 575283; THENCE ALONG SAID EASTERLY LINE S 35°22'19" E A DISTANCE OF 1.46 FEET TO THE SOUTHEASTERLY CORNER OF SAID PARCEL; THENCE ALONG THE SOUTHERLY LINE OF SAID PARCEL, N 89°17'09" W A DISTANCE OF 224.24 FEET TO THE SOUTHWESTERLY CORNER OF SAID PARCEL; THENCE, N 00°00'00" W A DISTANCE OF 0.68 FEET; THENCE, N 89°30'08" E A DISTANCE OF 0.71 FEET; THENCE, N 00°20'09" E A DISTANCE OF 0.49 FEET TO THE SOUTHEASTERLY CORNER OF A PARCEL OF LAND DESCRIBED IN RECEPTION NO. 603760; THENCE ALONG THE SOUTHERLY LINE OF SAID PARCEL THE FOLLOWING THREE COURSES: 1) N 89°44'57" W A DISTANCE OF 0.99 FEET; 2) N 30°31'43" W A DISTANCE OF 65.06 FEET; 3) N 86°47'11" W A DISTANCE OF 65.63 FEET TO THE SOUTHWESTERLY CORNER OF SAID PARCEL; THENCE, N 86°47'11" W A DISTANCE OF 52.73 FEET; THENCE, N 89°36'12" W A DISTANCE OF 292.61 FEET; THENCE, N 89°43'30" W A DISTANCE OF 100.90 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT; THENCE, ALONG SAID EASTERLY RIGHT OF WAY LINE S 19°38'52" E A DISTANCE OF 3829.47 FEET; THENCE, 79.82 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 2915.00 FEET, A CENTRAL ANGLE OF 1°34'08" AND SUBTENDING A CHORD BEARING OF S 18°51'48" E A DISTANCE OF 79.82 FEET; THENCE, DEPARTING SAID EASTERLY RIGHT OF WAY LINE N 89°59'59" E A DISTANCE OF 73.94 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, ALSO BEING THE POINT OF BEGINNING. PARCEL B (SOPRIS PARCEL): PARCEL 1 (AS DESCRIBED IN DEED RECORDED MAY 19, 1998 IN BOOK 1068 AT PAGE 543 AT RECEPTION NO. 525444.): A TRACT OF LAND SITUATED IN LOT 2 OF SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M. LYING NORTHEASTERLY OF THE WEST AND SOUTH LINES OF SAID LOT 2 AND SOUTHWESTERLY OF THE SOUTHWESTERLY RIGHT OF WAY LINE OF STATE HIGHWAY NO. 82 AS RECONSTRUCTED IN 1967, SAID TRACT DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 2 BEING MARKED WITH AN IRON PIN; WHENCE AN IRON POST WITH A BRASS CAP FOUND IN PLACE AND PROPERLY MARKED FOR THE SOUTHEAST CORNER OF SEC. 1 IN T. 7 S., R. 89 W. OF THE 6TH P.M. BEARS S. 35°31'00" W. 770.44 FEET; THENCE N. 324.69 FEET ALONG THE WESTERLY LINE OF SAID LOT 2 TO A POINT ON THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY; THENCE S. 34°45'30" E. 229.17 FEET ALONG THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY; THENCE S. 35°14'00" E. 167 FEET ALONG THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY TO A POINT ON THE SOUTHERLY LINE OF SAID LOT 2; THENCE WEST 227.00 FEET ALONG THE SOUTHERLY LINE OF SAID LOT 2 TO THE SOUTHWEST CORNER OF SAID LOT 2, THE POINT OF BEGINNING. PARCEL 2 (AS DESCRIBED AS PARCEL 1 IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 384 AS RECEPTION NO. 603760 AND AS DESCRIBED AS EXHIBIT A-1 QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M., COUNTY OF GARFIELD STATE OF COLORADO. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, T. 7 S., R. 89 W. OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER BOOK 687 AT PAGE 650) THE TRUE POINT OF BEGINNING; THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 128.34 FEET; THENCE LEAVING SAID WESTERLY LINE N. 88°59'16" W. ALONG THE SOUTHERLY BOUNDARY LINE AND SOUTHERLY BOUNDARY LINE EXTENDED OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT 103.03 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY BOUNDARY LINE AND SOUTHERLY BOUNDARY LINE EXTENDED S. 02°48'16" E. 70.52 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID SOUTHERLY BOUNDARY EXTENDED ALONG AN EXISTING FENCE LINE THE FOLLOWING THREE (3) COURSES: 1) S. 86°47'11" E. 65.63 FEET; 2) S. 30°31'43" E. 65.06 FEET; 3) S. 89°17'09" E. 0.99 FEET, TO THE TRUE POINT OF BEGINNING. PARCEL 3: (AS DESCRIBED AS PARCEL 2 IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 384 AS RECEPTION NO. 603760 AND AS DESCRIBED AS EXHIBIT A-3 IN QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M., COUNTY OF GARFIELD, STATE OF COLORADO. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, T. 7 S., R. 89 W. OF THE 6TH P.M. (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER BOOK 687 AT PAGE 650); THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 128.34 FEET, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WESTERLY LINE NORTH 187.87 FEET, TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY OF STATE HIGHWAY NO. 82; THENCE LEAVING SAID WESTERLY LINE ALONG SAID SOUTHERLY RIGHT-OF-WAY THE FOLLOWING TWO (2) COURSES: 1) N. 34°53'49" W. 9.76 FEET; 2) N. 37°33'19" W. 6.55 FEET; THENCE S. 01°05'14" W. ALONG THE EASTERLY LINE OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT 200.87 FEET; THENCE LEAVING SAID EASTERLY LINE S. 88° 59'16" E. 13.39 FEET TO THE POINT OF BEGINNING EXCLUDING, HOWEVER, ANY PORTION OF PARCEL 2 AND/OR PARCEL 3 LOCATED IN OR ENCROACHING UPON: LOTS 3 AND/OR 4, AMENDED FYRWALD EXEMPTION PLAT, AS RECORDED INTEREST GARFIELD COUNTY, COLORADO UNDER RECEPTION NO. 547543. PARCEL 4 (AS DESCRIBED AS EXHIBIT A-2 IN QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M., SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, T. 7 S., R. 89 W. OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER BOOK 687 AT PAGE 650) THE TRUE POINT OF BEGINNING; THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 0.68 FEET; THENCE LEAVING SAID WESTERLY LINE EAST ALONG THE SOUTHERLY BOUNDARY LINE OF SAID PROPERTY 221.76 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY OF STATE HIGHWAY NO. 82; THENCE LEAVING SAID SOUTHERLY LINE S. 35°22'19" E. ALONG SAID WESTERLY RIGHT OF WAY 4.26 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID WESTERLY RIGHT-OF-WAY N. 89°17'09" W. ALONG SAID EXISTING FENCE LINE 224.24 FEET, TO THE TRUE POINT OF BEGINNING, EXCEPTING FROM INSURANCE AND CONVEYANCE THE FOLLOWING EXCEPTING PARCELS 5, EXCEPTING PARCEL 6 AND EXCEPTING PARCEL 7 EXCEPTING PARCEL 5 (AS DESCRIBED EXHIBIT A IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 390 AS RECEPTION NO. 603762) A TRACT OF LAND SITUATED IN SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M.. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, T. 7 S., R. 89 W. OF THE 6TH P.M. (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 00°10'09" E. ALONG SAID SECTION LINE 691.13 FEET, TO A POINT ON THE NORTHERLY BOUNDARY LINE OF THAT PROPERTY SURVEY RECORDED AS RECEPTION NO. 205 IN THE GARFIELD COUNTY INDEX FOR INFORMATIONAL LAND SURVEY PLATS, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SECTION LINE N. 00°10'09" E. 2.36 FEET TO A POINT ON THE SOUTHERLY BOUNDARY LINE OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT; THENCE LEAVING SAID SECTION LINE N. 89°13'44" E. ALONG SAID SOUTHERLY BOUNDARY 344.69 FEET; THENCE LEAVING SAID SOUTHERLY BOUNDARY LINE S. 02°48'16" E. 12.00 FEET TO A POINT IN AN EXISTING FENCE LINE; THENCE N. 86°47'11" W. ALONG SAID FENCE LINE 52.73 FEET; THENCE CONTINUING ALONG SAID FENCE LINE N. 89°36'14" W. 292.62 FEET TO THE POINT OF BEGINNING; LEGAL DESCRIPTIONS CONTINUED: EXCEPTING PARCEL 6 (AS DESCRIBED AS EXHIBIT A IN QUIT CLAIM DEED RECORDED JANUARY 29, 2001 IN BOOK 1229 ACCORDING TO 263 AT RECEPTION NO. 575490): A TRACT OF LAND SITUATED IN SECTION 7, T. 7 S., R. 88 W. OF THE 6TH P.M., SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE SE CORNER OF SECTION 1, T. 7 S., R. 89 W. OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 00°10'09" E. ALONG SAID SECTION LINE 627.10 FEET, TO A POINT ON THE NORTHERLY BOUNDARY LINE OF THAT PROPERTY SURVEY RECORDED AT RECEPTION NO. 305 IN THE GARFIELD COUNTY INDEX FOR INFORMATIONAL LAND SURVEY PLATS, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SECTION LINE N. 00°10'09" E. 64.03 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID SECTION LINE S. 89°36'14" E. ALONG AN EXISTING FENCE LINE 292.62 FEET; THENCE CONTINUING ALONG AN EXISTING FENCE LINE S. 86°47'11' E. 118.36 FEET; THENCE CONTINUING ALONG SAID FENCE LINE S. 30°31'43" E. 64.28 FEET, TO A POINT ON SAID NORTHERLY BOUNDARY; THENCE LEAVING SAID EXISTING FENCE LINE N. 90°00'00" W. ALONG SAID NORTHERLY BOUNDARY 443.63 FEET, TO THE POINT OF BEGINNING. EXCEPTING PARCEL 7 (AS DESCRIBED IN EXHIBIT A IN RULE AND ORDER, CIVIL ACTION NO. 5952, DISTRICT COURT IN AND FOR THE COUNTY OF GARFIELD AND STATE OF COLORADO RECORDED DECEMBER 15, 1967 IN BOOK 391 AT PAGE 14 AS AT RECEPTION NO. 239725): A TRACT OR PARCEL OF LAND NO. 1 REV. 2 OF THE DEPARTMENT OF HIGHWAYS, STATE OF COLORADO, PROJECT NO. S 0130(10), IN LOTS 2 AND 11 OF SECTION 7, T. 7 S., R. 88 WEST, OF THE 6TH P.M., IN GARFIELD COUNTY, COLORADO, SAID TRACT OF PARCEL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF LOT 2, SECTION 7, T. 7 S., R. 88 W., FROM WHICH THESE CORNER OF SEC 1. T. 7 S., R. 89 W. BEARS S. 19°29'30" W., A DISTANCE OF 1330.0. FEET; 1. THENCE SOUTH ALONG THE WEST LINE OF LOT 2, SECTION 7, A DISTANCE OF 304.5 FEET; 2. THENCE S. 34°45'30" E., A DISTANCE OF 231.0 FEET; 3. THENCE S. 35°14' E., A DISTANCE OF 92.2 FEET TO A SOUTH LINE OF THE PROPERTY; 4. THENCE ALONG A SOUTH LINE OF THE PROPERTY, N. 89°12' E., A DISTANCE OF 118.5 FEET TO THE EAST LINE OF LOT 2, SEC. 7; 5. THENCE ALONG THE EAST LINE OF LOT 2, SEC. 7, SOUTH A DISTANCE OF 63.8 FEET TO THE SW. CORNER OF LOT 11, SEC. 7; 6. THENCE ALONG THE SOUTH LINE OF LOT 11, SEC. 7, N. 89°47'E., A DISTANCE OF 208.0 FEET; 7. THENCE ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 2,050.0 FEET A DISTANCE OF 14.4 FEET (THE CHORD OF THIS ARC BEARS N. 32°43' W., A DISTANCE OF 14.4 FEET); 8. THENCE N. 34°03' W., A DISTANCE OF 311.4 FEET; 9. THENCE N. 42°28'30" W. A DISTANCE OF 487.6 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. FURTHER EXCEPTING THERE FROM ANY PORTION OF THE LAND WITHIN STATE HIGHWAY NO. 82 COUNTY OF GARFIELD, STATE OF COLORADO. PARCEL C (WEST PARCEL): A TRACT OF LAND SITUATED IN THE SOUTHEAST QUARTER OF SECTION 1 AND THE WEST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE SOUTHWEST QUARTER OF SECTION 7 AND THE NORTH HALF OF SECTION 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT ON THE WESTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 41°30'24"E, A DISTANCE OF 4758.08 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE N 19°38'52" W A DISTANCE OF 1221.19 FEET; THENCE, N 89°43'30' W A DISTANCE OF 683.95 FEET; THENCE, S 02°00'23" W A DISTANCE OF 590.77 FEET; THENCE, S 02°15'08" W A DISTANCE OF 557.94 FEET; THENCE, N 86°35'38" W A DISTANCE OF 84.72 FEET; THENCE, S 43°10'35" E A DISTANCE OF 251.44 FEET; THENCE, S 00°24'17" E A DISTANCE OF 1250.60 FEET TO A POINT ON THE EASTERLY LINE OF THE ROARING FORK CONSERVANCY EASEMENT; THENCE, ALONG THE SAID EASEMENT LINE S 03°09'52" W A DISTANCE OF 741.05 FEET; THENCE, S 00°21'30" E A DISTANCE OF 553.42 FEET; THENCE, S 00°04'33" E A DISTANCE OF 323.33 FEET; THENCE, S 24°10'18" E A DISTANCE OF 142.52 FEET; THENCE, S 29°13'16" E A DISTANCE OF 615.00 FEET; THENCE, S 19°31'50" E A DISTANCE OF 246.38 FEET; THENCE, S 23°25'35" E A DISTANCE OF 153.19 FEET; THENCE, S 17°46'37" E A DISTANCE OF 173.22 FEET; THENCE, S 30°48'54" E A DISTANCE OF 163.28 FEET; THENCE, S 51°46'41" E A DISTANCE OF 662.76 FEET; THENCE, S 44°39'33" E A DISTANCE OF 175.65 FEET; THENCE, S 13°37'07" E A DISTANCE OF 255.65 FEET; THENCE, S 34°06'17" E A DISTANCE OF 318.15 FEET; THENCE, S 35°45'21" E A DISTANCE OF 225.15 FEET; THENCE, S 55°41'54" E A DISTANCE OF 196.47 FEET; THENCE, S 63°52'39" E A DISTANCE OF 388.20 FEET; THENCE, S 57°54'58" E A DISTANCE OF 449.02 FEET; THENCE, S 47°15'14" E A DISTANCE OF 122.26 FEET; THENCE, S 89°53'16" E A DISTANCE OF 189.76 FEET; THENCE, N 40°23'30" W A DISTANCE OF 69.38 FEET; THENCE, S 87°28'29" W A DISTANCE OF 36.35 FEET; THENCE, S 83°52'12" W A DISTANCE OF 10.80 FEET; THENCE, N 58°27'19" W A DISTANCE OF 41.45 FEET; THENCE, N 29°51'31" W A DISTANCE OF 8.28 FEET; THENCE, N 24°16'24" W A DISTANCE OF 25.22 FEET; THENCE, N 69°00'53" W A DISTANCE OF 9.87 FEET; THENCE, S 87°31'44" W A DISTANCE OF 22.60 FEET; THENCE, N 57°25'01" W A DISTANCE OF 17.28 FEET; THENCE, N 50°09'49" W A DISTANCE OF 26.07 FEET; THENCE, N 46°21'12" W A DISTANCE OF 9.99 FEET; THENCE, N 44°28'05" W A DISTANCE OF 21.45 FEET; THENCE, N 55°50'08" W A DISTANCE OF 49.05 FEET; THENCE, N 56°25'40" W A DISTANCE OF 49.94 FEET; THENCE, N 68°12'23" W A DISTANCE OF 36.45 FEET; THENCE, N 46°54'04" W A DISTANCE OF 55.18 FEET; THENCE, N 68°49'21" W A DISTANCE OF 25.14 FEET; THENCE, N 47°41'50" W A DISTANCE OF 78.78 FEET; THENCE, N 30°26'40" W A DISTANCE OF 24.58 FEET; THENCE, N 25°47'01" W A DISTANCE OF 30.08 FEET; THENCE, N 18°11'39" W A DISTANCE OF 34.61 FEET; THENCE, N 30°58'21" W A DISTANCE OF 29.32 FEET; THENCE, N 21°59'14" W A DISTANCE OF 27.50 FEET; THENCE, N 30°16'07" W A DISTANCE OF 22.97 FEET; THENCE, N 25°41'38" W A DISTANCE OF 169.44 FEET; THENCE, N 41°17'39" E A DISTANCE OF 82.61 FEET; THENCE, N 38°34'52" E A DISTANCE OF 15.89 FEET; THENCE, N 34°26'44" W A DISTANCE OF 262.40 FEET; THENCE, N 57°58'09" W A DISTANCE OF 102.47 FEET; THENCE, N 53°43'31" W A DISTANCE OF 105.38 FEET; THENCE, N 55°58'11" W A DISTANCE OF 126.13 FEET; THENCE, N 56°14'57" W A DISTANCE OF 118.42 FEET; THENCE, N 49°16'04" W A DISTANCE OF 136.33 FEET; THENCE, N 44°30'51" W A DISTANCE OF 150.05 FEET; THENCE, N 32°49'55" W A DISTANCE OF 102.14 FEET; THENCE, N 37°44'19" W A DISTANCE OF 552.12 FEET; THENCE, N 18°10'02" W A DISTANCE OF 47.26 FEET; THENCE, N 27°58'19" W A DISTANCE OF 109.20 FEET; THENCE, N 35°01'36" W A DISTANCE OF 71.09 FEET; THENCE, N 41°32'47" W A DISTANCE OF 152.23 FEET; THENCE, N 40°22'24" W A DISTANCE OF 339.82 FEET; THENCE, N 64°20'53" W A DISTANCE OF 34.06 FEET; THENCE, N 45°00'36" W A DISTANCE OF 52.42 FEET; THENCE, N 44°53'41" W A DISTANCE OF 154.66 FEET; THENCE, N 32°35'48" W A DISTANCE OF 86.59 FEET; THENCE, N 57°01'32" W A DISTANCE OF 44.89 FEET; THENCE, N 30°33'12" W A DISTANCE OF 85.72 FEET; THENCE, N 37°39'02" W A DISTANCE OF 79.09 FEET; THENCE, N 37°32'30" W A DISTANCE OF 63.32 FEET; THENCE, N 20°02'15" W A DISTANCE OF 33.98 FEET; THENCE, N 39°52'25" W A DISTANCE OF 42.02 FEET; THENCE, N 25°36'04" W A DISTANCE OF 107.17 FEET; THENCE, N 30°34'08" W A DISTANCE OF 164.72 FEET; THENCE, N 11°39'01" W A DISTANCE OF 107.90 FEET; THENCE, N 24°56'06" E A DISTANCE OF 163.60 FEET; THENCE, N 63°39'33" E A DISTANCE OF 177.81 FEET; THENCE, N 83°14'43" E A DISTANCE OF 393.54 FEET; THENCE, N 07°15'26" W A DISTANCE OF 21.79 FEET; THENCE, N 80°51'11" E A DISTANCE OF 50.00 FEET; THENCE, N 89°15'06" E A DISTANCE OF 65.56 FEET; THENCE, N 57°50'04" E A DISTANCE OF 50.12 FEET; THENCE, S 84°51'15" E A DISTANCE OF 33.08 FEET; THENCE, S 81°39'50" E A DISTANCE OF 89.61 FEET; THENCE, N 56°07'00" E A DISTANCE OF 26.86 FEET; THENCE, N 07°38'31" E A DISTANCE OF 27.93 FEET; THENCE, N 37°41'57" W A DISTANCE OF 28.06 FEET; THENCE, N 50°00'15" E A DISTANCE OF 22.23 FEET; THENCE, N 82°02'30" E A DISTANCE OF 36.49 FEET; THENCE, S 63°34'38" E A DISTANCE OF 54.05 FEET; THENCE, S 45°59'58" E A DISTANCE OF 20.95 FEET; THENCE, S 14°44'20" E A DISTANCE OF 29.18 FEET; THENCE, S 11°11'17" W A DISTANCE OF 26.42 FEET; THENCE, S 14°58'41" E A DISTANCE OF 30.14 FEET; THENCE, S 43°42'10" E A DISTANCE OF 69.77 FEET; THENCE, S 31°36'59" E A DISTANCE OF 56.76 FEET; THENCE, S 49°38'46" E A DISTANCE OF 40.12 FEET; THENCE, S 45°30'55" E A DISTANCE OF 40.88 FEET; THENCE, S 60°16'38" E A DISTANCE OF 43.39 FEET; THENCE, S 73°16'24" E A DISTANCE OF 67.60 FEET; THENCE, S 53°05'15' E A DISTANCE OF 15.86 FEET; THENCE, S 63°37'30" E A DISTANCE OF 52.31 FEET; THENCE, S 83°28'21" E A DISTANCE OF 46.95 FEET; THENCE, N 86°20'27" E A DISTANCE OF 61.04 FEET; THENCE, N 31°59'09" E A DISTANCE OF 47.07 FEET; THENCE, N 06°58'38" E A DISTANCE OF 32.16 FEET; THENCE, N 72°08'07" E A DISTANCE OF 7.98 FEET; THENCE, S 24°51'03" E A DISTANCE OF 72.35 FEET; THENCE, S 41°52'47' E A DISTANCE OF 50.71 FEET; THENCE, S 54°44'21" E A DISTANCE OF 38.31 FEET; THENCE, S 83°39'39" E A DISTANCE OF 87.15 FEET; THENCE, S 57°11'12" E A DISTANCE OF 77.06 FEET; THENCE, S 41°51'16" E A DISTANCE OF 88.65 FEET; THENCE, S 57° 39'13" E A DISTANCE OF 65.60 FEET; THENCE, S 49°55'38" E A DISTANCE OF 74.96 FEET; THENCE, S 61°04'52" E A DISTANCE OF 43.44 FEET; THENCE, S 71°46'03" E A DISTANCE OF 55.45 FEET; THENCE, N 09°35'09" W A DISTANCE OF 59.88 FEET; THENCE, N 65°36'14" W A DISTANCE OF 60.45 FEET; THENCE, N 49°54'10" W A DISTANCE OF 64.72 FEET; THENCE, N 49°54'10" W A DISTANCE OF 86.97 FEET; THENCE, N 48°11'10" W A DISTANCE OF 54.30 FEET; THENCE, N 56°47'27" W A DISTANCE OF 123.97 FEET; THENCE, N 83°47'24" W A DISTANCE OF 93.00 FEET; THENCE, N 29°35'31" W A DISTANCE OF 119.58 FEET; THENCE, N 78°00'43" W A DISTANCE OF 33.84 FEET; THENCE, S 79°41'48" W A DISTANCE OF 37.80 FEET; THENCE, S 22°57'52" W A DISTANCE OF 56.05 FEET; THENCE, S 59°31'57" W A DISTANCE OF 45.48 FEET; THENCE, N 82°32'35" W A DISTANCE OF 28.23 FEET; THENCE, N 59°07'03" W A DISTANCE OF 95.71 FEET; THENCE, N 71°20'44" W A DISTANCE OF 85.73 FEET; THENCE, N 36°43'10" W A DISTANCE OF 93.22 FEET; THENCE, N 25°39'22" W A DISTANCE OF 181.92 FEET; THENCE, N 65°10'24" W A DISTANCE OF 98.43 FEET; THENCE, S 85°02'33" W A DISTANCE OF 52.20 FEET; THENCE, S 56°33'52' W A DISTANCE OF 39.34 FEET; THENCE, S 20°49'33" W A DISTANCE OF 42.96 FEET; THENCE, S 37°27'43" E A DISTANCE OF 21.60 FEET; THENCE, N 77°02'57" W A DISTANCE OF 89.66 FEET; THENCE, S 70°24'18" W A DISTANCE OF 70.95 FEET; THENCE, N 88°59'39" W A DISTANCE OF 55.55 FEET; THENCE, S 84°28'58" W A DISTANCE OF 49.93 FEET; THENCE, N 14°22'48 E A DISTANCE OF 68.20 FEET; THENCE, N 05°11'46" W A DISTANCE OF 77.59 FEET; THENCE, N 18°20'05" E A DISTANCE OF 10.82 FEET; THENCE, N 22°53'40" E A DISTANCE OF 44.14 FEET; THENCE, N 10°34'58" E A DISTANCE OF 35.11 FEET; THENCE, N 08°59'51" E A DISTANCE OF 47.16 FEET; THENCE, N 03°48'08" E A DISTANCE OF 36.48 FEET; THENCE, N 04°40'52" E A DISTANCE OF 71.03 FEET; THENCE, N 07°37'51" E A DISTANCE OF 54.66 FEET; THENCE, N 29°28'14" W A LEGAL DESCRIPTIONS CONTINUED: DISTANCE OF 63.68 FEET; THENCE, N 32°00'44" W A DISTANCE OF 61.05 FEET; THENCE, N 26°17'29" W A DISTANCE OF 55.52 FEET; THENCE, N 38°14'36" W A DISTANCE OF 44.36 FEET; THENCE, N 53°11'32" W A DISTANCE OF 37.73 FEET; THENCE, N 59°54'48" W A DISTANCE OF 54.16 FEET; THENCE, N 87°51'35' W A DISTANCE OF 36.97 FEET; THENCE, N 57°33'47"W A DISTANCE OF 65.70 FEET; THENCE, N 81°56'22" W A DISTANCE OF 85.02 FEET; THENCE, N 04°11'29" W A DISTANCE OF 158.65 FEET; THENCE, N 35°50'41" W A DISTANCE OF 41.30 FEET; THENCE, N 54°46'03" W A DISTANCE OF 24.70 FEET; THENCE, N 28°51'45" W A DISTANCE OF 209.99 FEET; THENCE, N 11°58'37" W A DISTANCE OF 33.82 FEET; THENCE, N 41°03'46" E A DISTANCE OF 78.19 FEET; THENCE, N 06°29'01" W A DISTANCE OF 117.20 FEET; THENCE, N 20°05'27" W A DISTANCE OF 94.24 FEET; THENCE, N 11°32'03" W A DISTANCE OF 63.83 FEET; THENCE, N 07°57'46" W A DISTANCE OF 141.45 FEET; THENCE, N 09°56'14" E A DISTANCE OF 50.76 FEET; THENCE, N 19°17'44" W A DISTANCE OF 91.04 FEET; THENCE, N 44°41'59" W A DISTANCE OF 134.55 FEET; THENCE, N 19°23'49" W A DISTANCE OF 74.18 FEET; THENCE, N 19°33'06" W A DISTANCE OF 43.27 FEET; THENCE, N 21°30'01" W A DISTANCE OF 72.23 FEET; THENCE, DEPARTING SAID EASEMENT LINE N 00°16'30" E A DISTANCE OF 217.77 FEET; THENCE, N 00°16'30" E A DISTANCE OF 312.94 FEET; THENCE, S 89°43'30" E A DISTANCE OF 1005.44 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT, ALSO BEING THE POINT OF BEGINNING. COUNTY OF GARFIELD STATE OF COLORADO PARCEL D (SOUTH PARCEL): A TRACT OF LAND SITUATED IN THE EAST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE WEST HALF OF SECTION 7 AND IN THE NORTH HALF OF SECTION 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 78°49'20" E A DISTANCE OF 2150.14 FEET; THENCE, ALONG SAID RIGHT OF WAY LINE S 09°35'09" E A DISTANCE OF 401.79 FEET; THENCE, S 09°35'09" E A DISTANCE OF 1545.87 FEET; THENCE, 626.05 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 1482.50 FEET, A CENTRAL ANGLE OF 24°11'44" AND SUBTENDING A CHORD BEARING OF S 21°41'02" E A DISTANCE OF 621.41 FEET; THENCE, S 33°46'54" E A DISTANCE OF 387.28 FEET; THENCE, 294.32 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 2815.00 FEET, A CENTRAL ANGLE OF 5°59'26" AND SUBTENDING A CHORD BEARING OF S 30°47'11" E A DISTANCE OF 294.19 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE N 89°53'16" W A DISTANCE OF 218.07 FEET; THENCE, N 40°23'30" W A DISTANCE OF 69.38 FEET; THENCE, S 87°28'29" W A DISTANCE OF 36.35 FEET; THENCE, S 83°52'12" W A DISTANCE OF 10.80 FEET; THENCE, N 58°27'19" W A DISTANCE OF 41.45 FEET; THENCE, N 29°51'31" W A DISTANCE OF 8.28 FEET; THENCE, N 24°16'24" W A DISTANCE OF 25.22 FEET; THENCE, N 69°00'53" W A DISTANCE OF 9.87 FEET; THENCE, S 87°31'44" W A DISTANCE OF 22.60 FEET; THENCE, N 57°25'01" W A DISTANCE OF 17.28 FEET; THENCE, N 50°09'49" W A DISTANCE OF 26.07 FEET; THENCE, N 46°21'12" W A DISTANCE OF 9.99 FEET; THENCE, N 44°28'05" W A DISTANCE OF 21.45 FEET; THENCE, N 55°50'08" W A DISTANCE OF 49.05 FEET; THENCE, N 56°25'40" W A DISTANCE OF 49.94 FEET; THENCE, N 68°12'23" W A DISTANCE OF 36.45 FEET; THENCE, N 46°54'04" W A DISTANCE OF 55.18 FEET; THENCE, N 68°49'21" W A DISTANCE OF 25.14 FEET; THENCE, N 47°41'50" W A DISTANCE OF 78.78 FEET; THENCE, N 30°26'40" W A DISTANCE OF 24.58 FEET; THENCE, N 25°47'01" W A DISTANCE OF 30.08 FEET; THENCE, N 18°11'39" W A DISTANCE OF 34.61 FEET; THENCE, N 30°58'21" W A DISTANCE OF 29.32 FEET; THENCE, N 21°59'14" W A DISTANCE OF 27.50 FEET; THENCE, N 30°16'07" W A DISTANCE OF 22.97 FEET; THENCE, N 25°41'38" W A DISTANCE OF 169.44 FEET; THENCE, N 41°17'39" E A DISTANCE OF 82.61 FEET; THENCE, N 38°34'52" E A DISTANCE OF 15.89 FEET; THENCE, N 34°26'44" W A DISTANCE OF 262.40 FEET; THENCE, N 57°58'09" W A DISTANCE OF 102.47 FEET; THENCE, N 53°43'31' W A DISTANCE OF 105.38 FEET; THENCE, N 55°58'11" W A DISTANCE OF 126.13 FEET; THENCE, N 56°14'57" W A DISTANCE OF 118.42 FEET; THENCE, N 49°16'04' W A DISTANCE OF 136.33 FEET; THENCE, N 44°30'51" W A DISTANCE OF 150.05 FEET; THENCE, N 32°49'55" W A DISTANCE OF 102.14 FEET; THENCE, N 37°44'19" W A DISTANCE OF 552.12 FEET; THENCE, N 18°10'02" W A DISTANCE OF 47.26 FEET; THENCE, N 27°58'19" W A DISTANCE OF 109.20 FEET; THENCE, N 35°01'36" W A DISTANCE OF 71.09 FEET; THENCE, N 41°32'47" W A DISTANCE OF 152.23 FEET; THENCE, N 40°22'24" W A DISTANCE OF 339.82 FEET; THENCE, N 64°20'53" W A DISTANCE OF 34.06 FEET; THENCE, N 45°00'36" W A DISTANCE OF 52.42 FEET; THENCE, N 44°53'41" W A DISTANCE OF 154.66 FEET; THENCE, N 32°35'48" W A DISTANCE OF 86.59 FEET; THENCE, N 57°01'32" W A DISTANCE OF 44.89 FEET; THENCE, N 30°33'12" W A DISTANCE OF 85.72 FEET; THENCE, N 37°39'02" W A DISTANCE OF 79.09 FEET; THENCE, N 37°32'30" W A DISTANCE OF 63.32 FEET; THENCE, N 20°02'15" W A DISTANCE OF 33.98 FEET; THENCE, N 39°52'25" W A DISTANCE OF 42.02 FEET; THENCE, N 25°36'04" W A DISTANCE OF 107.17 FEET; THENCE, N 30°34'08" W A DISTANCE OF 164.72 FEET; THENCE, N 11°39'01" W A DISTANCE OF 107.90 FEET; THENCE, N 24°56'06" E A DISTANCE OF 163.60 FEET; THENCE, N 63°39'33" E A DISTANCE OF 177.81 FEET; THENCE, N 83°14'43" E A DISTANCE OF 393.54 FEET; THENCE, N 07°15'26" W A DISTANCE OF 21.79 FEET; THENCE, N 80°51'11" E A DISTANCE OF 50.00 FEET; THENCE, N 89°15'06' E A DISTANCE OF 65.56 FEET; THENCE, N 57°50'04" E A DISTANCE OF 50.12 FEET; THENCE, S 84°51'15" E A DISTANCE OF 33.08 FEET; THENCE, S 81°39'50" E A DISTANCE OF 89.61 FEET; THENCE, N 56°07'00" E A DISTANCE OF 26.86 FEET; THENCE, N 07°38'31" E A DISTANCE OF 27.93 FEET; THENCE, N 37°41'57" W A DISTANCE OF 28.06 FEET; THENCE, N 50°00'15" E A DISTANCE OF 22.23 FEET; THENCE, N 82°02'30" E A DISTANCE OF 36.49 FEET; THENCE, S 63°34'38" E A DISTANCE OF 54.05 FEET; THENCE, S 45°59'58" E A DISTANCE OF 20.95 FEET; THENCE, S 14°44'20" E A DISTANCE OF 29.18 FEET; THENCE, S 11°11'17" W A DISTANCE OF 26.42 FEET; THENCE, S 14°58'41" E A DISTANCE OF 30.14 FEET; THENCE, S 43°42'10" E A DISTANCE OF 69.77 FEET; THENCE, S 31°36'59" E A DISTANCE OF 56.76 FEET; THENCE, S 49°38'46" E A DISTANCE OF 40.12 FEET; THENCE, S 45°30'55" E A DISTANCE OF 40.88 FEET; THENCE, S 60°16'38" E A DISTANCE OF 43.39 FEET; THENCE, S 73°16'24" E A DISTANCE OF 67.60 FEET; THENCE, S 53°05'15" E A DISTANCE OF 15.86 FEET; THENCE, S 63°37'30" E A DISTANCE OF 52.31 FEET; THENCE, S 83°28'21" E A DISTANCE OF 46.95 FEET; THENCE, N 86°20'27" E A DISTANCE OF 61.04 FEET; THENCE, N 31°59'09" E A DISTANCE OF 47.07 FEET; THENCE, N 06°58'38" E A DISTANCE OF 32.16 FEET; THENCE, N 72°08'07" E A DISTANCE OF 7.98 FEET; THENCE, S 24°51'03" E A DISTANCE OF 72.35 FEET; THENCE, S 41°52'47" E A DISTANCE OF 50.71 FEET; THENCE, S 54°44'21" E A DISTANCE OF 38.31 FEET; THENCE, S 83°39'39" E A DISTANCE OF 87.15 FEET; THENCE, S 57°11'12" E A DISTANCE OF 77.06 FEET; THENCE, S 41°51'16" E A DISTANCE OF 88.65 FEET; THENCE, S 57°39'13" E A DISTANCE OF 65.60 FEET; THENCE, S 49°55'38" E A DISTANCE OF 74.96 FEET; THENCE, S 61°04'52" E A DISTANCE OF 43.44 FEET; THENCE, S 71°46'03" E A DISTANCE OF 55.45 FEET TO THE POINT OF BEGINNING. COUNTY OF GARFIELD, STATE OF COLORADO. PARCEL E (NORTH PARCEL) A TRACT OF LAND SITUATED IN THE EAST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE WEST HALF OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING GARFIELD COUNTY SURVEYOR'S 2 1/2" BRASS, FOUND IN PLACE, AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, THENCE S49°22'15' E A DISTANCE OF 5479.54 FEET TO THE TRUE POINT OF BEGINNING; THENCE, S 89°43'30" E A DISTANCE OF 1005.44 FEET TO A POINT ON THE WESTERLY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT; THENCE, ALONG THE WESTERLY LINE OF SAID EASEMENT S 19°38'52" E A DISTANCE OF 2644.53 FEET; THENCE, 494.34 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 2815.00 FEET, A CENTRAL ANGLE OF 10°03'42" AND SUBTENDING A CHORD BEARING OF S 14°37'01" E A DISTANCE OF 493.70 FEET; THENCE, S 09°35'09" E A DISTANCE OF 120.78 FEET; THENCE, DEPARTING THE WESTERLY LINE OF SAID EASEMENT N 65°36'14" W A DISTANCE OF 60.45 FEET; THENCE, N 49°54'10" W A DISTANCE OF 64.72 FEET; THENCE, N 49°54'10" W A DISTANCE OF 86.97 FEET; THENCE, N 48°11'10" W A DISTANCE OF 54.30 FEET; THENCE, N 56°47'27' W A DISTANCE OF 123.97 FEET; THENCE, N 83°47'24" W A DISTANCE OF 93.00 FEET; THENCE, N 29°35'31" W A DISTANCE OF 119.58 FEET; THENCE, N 78°00'43" W A DISTANCE OF 33.84 FEET; THENCE, S 79°41'48" W A DISTANCE OF 37.80 FEET; THENCE, S 22°57'52" W A DISTANCE OF 56.05 FEET; THENCE, S 59°31'57" W A DISTANCE OF 45.48 FEET; THENCE, N 82°32'35" W A DISTANCE OF 28.23 FEET; THENCE, N 59°07'03" W A DISTANCE OF 95.71 FEET; THENCE, N 71°20'44" W A DISTANCE OF 85.73 FEET; THENCE, N 36°43'10" W A DISTANCE OF 93.22 FEET; THENCE, N 25°39'22" W A DISTANCE OF 181.92 FEET; THENCE, N 65°10'24" W A DISTANCE OF 98.43 FEET; THENCE, S 85°02'33" W A DISTANCE OF 52.20 FEET; THENCE, S 56°33'52" W A DISTANCE OF 39.34 FEET; THENCE, S 20°49'33" W A DISTANCE OF 42.96 FEET; THENCE, S 37°27'43" E A DISTANCE OF 21.60 FEET; THENCE, N 77°02'57" W A DISTANCE OF 89.66 FEET; THENCE, S 70°24'18" W A DISTANCE OF 70.95 FEET; THENCE, N 88°59'39" W A DISTANCE OF 55.55 FEET; THENCE, S 84°28'58" W A DISTANCE OF 49.93 FEET; LEGAL DESCRIPTIONS CONTINUED: THENCE, N 14°22'48" E A DISTANCE OF 68.20 FEET; THENCE, N 05°11'46" W A DISTANCE OF 77.59 FEET; THENCE, N 18°20'05" E A DISTANCE OF 10.82 FEET; THENCE, N 22°53'40" E A DISTANCE OF 44.14 FEET; THENCE, N 10°34'58" E A DISTANCE OF 35.11 FEET; THENCE, N 08°59'51" E A DISTANCE OF 47.16 FEET; THENCE, N 03°48'08" E A DISTANCE OF 36.48 FEET; THENCE, N 04°40'52" E A DISTANCE OF 71.03 FEET; THENCE, N 07°37'51" E A DISTANCE OF 54.66 FEET; THENCE, N 29°28'14" W A DISTANCE OF 63.68 FEET; THENCE, N 32°00'44" W A DISTANCE OF 61.05 FEET; THENCE, N 26°17'29" W A DISTANCE OF 55.52 FEET; THENCE, N 38°14'26" W A DISTANCE OF 44.36 FEET; THENCE, N 53°11'32" W A DISTANCE OF 37.73 FEET; THENCE, N 59°54'48" W A DISTANCE OF 54.16 FEET; THENCE, N 87°51'35" W A DISTANCE OF 36.97 FEET; THENCE, N 57°33'47" W A DISTANCE OF 65.70 FEET; THENCE, N 81°56'22" W A DISTANCE OF 85.02 FEET; THENCE, N 04°11'29" W A DISTANCE OF 158.65 FEET; THENCE, N 35°50'41" W A DISTANCE OF 41.30 FEET; THENCE, N 54°46'03' W A DISTANCE OF 24.70 FEET; THENCE, N 28°51'45" W A DISTANCE OF 209.99 FEET; THENCE, N 11°58'37" W A DISTANCE OF 33.82 FEET; THENCE, N 41°03'46" E A DISTANCE OF 78.19 FEET; THENCE, N 06°29'01" W A DISTANCE OF 117.20 FEET; THENCE, N 20°05'27" W A DISTANCE OF 94.24 FEET; THENCE, N 11°32'03" W A DISTANCE OF 63.83 FEET; THENCE, N 07°57'46" W A DISTANCE OF 141.45 FEET; THENCE, N 09°56'14" E A DISTANCE OF 50.76 FEET; THENCE, N 19°17'44" W A DISTANCE OF 91.04 FEET; THENCE, N 44°41'59" W A DISTANCE OF 134.55 FEET; THENCE, N 19°23'49" W A DISTANCE OF 74.18 FEET; THENCE, N 19°33'06" W A DISTANCE OF 43.27 FEET; THENCE, N 21°30'01" W A DISTANCE OF 72.23 FEET; THENCE, N 00°16'30" E A DISTANCE OF 217.77 FEET; THENCE, N 00°16'30" E A DISTANCE OF 312.94 FEET TO THE POINT OF BEGINNING. PARCEL F: A TRACT OF LAND SITUATED IN THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND PROPERLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 78°01'43' E A DISTANCE OF 2054.18 FEET; THENCE, ALONG SAID WESTERLY RIGHT OF WAY LINE OF N 09°35'10" W A DISTANCE OF 188.14; THENCE, 282.60 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 2915.00 FEET A CENTRAL ANGLE OF 5°33'17" AND SUBTENDING A CHORD BEARING OF N 12°21'49" W A DISTANCE OF 282.49 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE S 90°00'00" E A DISTANCE OF 49.74 FEET; THENCE, S 06°01'00" E A DISTANCE OF 202.70 FEET; THENCE, S 04°34'58" E A DISTANCE OF 260.70 FEET TO THE POINT OF BEGINNING. COUNTY OF GARFIELD STATE OF COLORADO SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 rurr£..i' Sl7RY..i'Y.EHC S..i'RY.EC..i'S 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO 81601 (970) 928-9708 (FAX 947-9007) ..i'?nait-.f'e/j'Otas-us. co,n ALTA/NSPS LAND TITLE SURVEY • \ I ~~. \_ \ ·--. GLENWOOD SPRINGS TBD GLENWOOD SPRINGS, CO 81601 • -• r " . 1 B C ' ' • LINE TABLE LINE # AL1 AL2 AL3 AL4 AL5 AL6 AL7 AL8 AL9 AL10 AL11 AL12 AL13 AL14 AL15 AL16 AL17 AL18 AL19 LENGTH 200.30' 201.00' 700.90' 313.00' 97.90' 122.52' 7.98' 1.46' 224.24' 0.68' 0.71' 0.49' 0.99' 65.06' 65.63' 52.73' 292.61' 100.90' 73.94' DIRECTION N08° 53' 00"W N00° 18' 30"W N06° 01' 00"W N08° 52' 00"W N11° 08' 00"W N35° 14' 00"W N89° 17' 09"W S35° 22' 19"E N89° 17' 09"W N00° 00' 00"E N89° 30' 08"E N00° 20' 09"E N89° 44' 57"W N30° 31' 43"W N86° 47' 11"W N86° 47' 11"W N89° 36' 12"W N89° 43' 30"W N89° 59' 59"E CURVE TABLE CURVE # C1 C2 C3 LENGTH 346.52' 250.29' 79.82' RADIUS 1820.00' 1840.00' 2915.00' DELTA 10°54'32" 7°47'38" 1°34'08" CHORD DIRECTION N15° 58' 00"W N28° 19' 00"W N18° 51' 48"W CHORD LENGTH 346.00' 250.10' 79.82' PARCEL A BOUNDARY PARCEL A BOUNDARY LINE TABLE LINE # CL24 CL25 CL26 CL27 CL28 CL29 CL30 CL31 CL32 CL33 CL34 CL35 CL36 CL37 CL38 CL39 CL40 CL41 CL42 CL43 LENGTH 84.72' 251.44' 142.52' 246.38' 153.19' 173.22' 163.28' 662.76' 175.65' 255.65' 318.15' 225.15' 196.47' 388.20' 122.26' 189.76' 69.38' 36.35' 10.80' 41.45' DIRECTION N86° 35' 38"W S43° 10' 35"E S24° 10' 18"E N19° 31' 50"W N23° 25' 35"W N17° 46' 37"W N30° 48' 54"W N51° 46' 41"W N44° 39' 33"W S13° 37' 07"E S34° 06' 17"E S35° 45' 21"E S55° 41' 54"E S63° 52' 39"E S47° 15' 14"E S89° 53' 16"E N40° 23' 30"W S87° 28' 29"W S83° 52' 12"W N58° 27' 19"W LINE TABLE LINE # CL44 CL45 CL46 CL47 CL48 CL49 CL50 CL51 CL52 CL53 CL54 CL55 CL56 CL57 CL58 CL59 CL60 CL61 CL62 CL63 LENGTH 8.28' 25.22' 9.87' 22.60' 17.28' 26.07' 9.99' 21.45' 49.05' 49.94' 36.45' 55.18' 25.14' 78.78' 24.58' 30.08' 34.61' 29.32' 27.50' 22.97' DIRECTION N29° 51' 31"W N24° 16' 24"W N69° 00' 53"W S87° 31' 44"W N57° 25' 01"W N50° 09' 49"W N46° 21' 12"W N44° 28' 05"W N55° 50' 08"W N56° 25' 40"W N68° 12' 23"W N46° 54' 04"W N68° 49' 21"W N47° 41' 50"W N30° 26' 40"W N25° 47' 01"W N18° 11' 39"W N30° 58' 21"W N21° 59' 14"W N30° 16' 07"W LINE TABLE LINE # CL64 CL65 CL66 CL67 CL68 CL69 CL70 CL71 CL72 CL73 CL74 CL75 CL76 CL77 CL78 CL79 CL80 CL81 CL82 CL83 LENGTH 169.44' 82.61' 15.89' 262.40' 102.47' 105.38' 126.13' 118.42' 136.33' 150.05' 102.14' 47.26' 109.20' 71.09' 152.23' 339.82' 34.06' 52.42' 154.66' 86.59' DIRECTION N25° 41' 38"W N41° 17' 39"E N38° 34' 52"E N34° 26' 44"W N57° 58' 09"W N53° 43' 31"W N55° 58' 11"W N56° 14' 57"W N49° 16' 04"W N44° 30' 51"W N32° 49' 55"W N18° 10' 02"W N27° 58' 19"W N35° 01' 36"W N41° 32' 47"W N40° 22' 24"W N64° 20' 53"W N45° 00' 36"W N44° 53' 41"W N32° 35' 48"W LINE TABLE LINE # CL84 CL85 CL86 CL87 CL88 CL89 CL90 CL91 CL92 CL93 CL94 CL95 CL96 CL97 CL98 CL99 CL100 CL101 CL102 CL103 LENGTH 44.89' 85.72' 79.09' 63.32' 33.98' 42.02' 107.17' 164.72' 107.90' 163.60' 177.81' 393.54' 21.79' 50.00' 65.56' 50.12' 33.08' 89.61' 26.86' 27.93' DIRECTION N57° 01' 32"W N30° 33' 12"W N37° 39' 02"W N37° 32' 30"W N20° 02' 15"W N39° 52' 25"W N25° 36' 04"W N30° 34' 08"W N11° 39' 01"W N24° 56' 06"E N63° 39' 33"E N83° 14' 43"E N07° 15' 26"W N80° 51' 11"E N89° 15' 06"E N57° 50' 04"E S84° 51' 15"E S81° 39' 50"E N56° 07' 00"E N07° 38' 31"E LINE TABLE LINE # CL104 CL105 CL106 CL107 CL108 CL109 CL110 CL111 CL112 CL113 CL114 CL115 CL116 CL117 CL118 CL119 CL120 CL121 CL122 CL123 LENGTH 28.06' 22.23' 36.49' 54.05' 20.95' 29.18' 26.42' 30.14' 69.77' 56.76' 40.12' 40.88' 43.39' 67.60' 15.86' 52.31' 46.95' 61.04' 47.07' 32.16' DIRECTION N37° 41' 57"W N50° 00' 15"E N82° 02' 30"E S63° 34' 38"E S45° 59' 58"E S14° 44' 20"E S11° 11' 17"W S14° 58' 41"E S43° 42' 10"E S31° 36' 59"E S49° 38' 46"E S45° 30' 55"E S60° 16' 38"E S73° 16' 24"E S53° 05' 15"E S63° 37' 30"E S83° 28' 21"E N86° 20' 27"E N31° 59' 09"E N06° 58' 38"E PARCEL C BOUNDARY PARCEL C BOUNDARY PARCEL C BOUNDARY PARCEL C BOUNDARY PARCEL C BOUNDARY LINE TABLE LINE # CL124 CL125 CL126 CL127 CL128 CL129 CL130 CL131 CL132 CL133 CL134 CL135 CL136 CL137 CL138 CL139 CL140 CL141 CL142 CL143 LENGTH 7.98' 72.35' 50.71' 38.31' 87.15' 77.06' 88.65' 65.60' 74.96' 43.44' 55.45' 59.88' 60.45' 64.72' 86.97' 54.30' 123.97' 93.00' 119.58' 33.84' DIRECTION N72° 08' 07"E S24° 51' 03"E S41° 52' 47"E S54° 44' 21"E S83° 39' 39"E S57° 11' 12"E S41° 51' 16"E S57° 39' 13"E S49° 55' 38"E S61° 04' 52"E S71° 46' 03"E N09° 35' 09"W N65° 36' 14"W N49° 54' 10"W N49° 54' 10"W N48° 11' 10"W N56° 47' 27"W N83° 47' 24"W N29° 35' 31"W N78° 00' 43"W LINE TABLE LINE # CL144 CL145 CL146 CL147 CL148 CL149 CL150 CL151 CL152 CL153 CL154 CL155 CL156 CL157 CL158 CL159 CL160 CL161 CL162 CL163 LENGTH 37.80' 56.05' 45.48' 28.23' 95.71' 85.73' 93.22' 181.92' 98.43' 52.20' 39.34' 42.96' 21.60' 89.66' 70.95' 55.55' 49.93' 68.20' 77.59' 10.82' DIRECTION S79° 41' 48"W S22° 57' 52"W S59° 31' 57"W N82° 32' 35"W N59° 07' 03"W N71° 20' 44"W N36° 43' 10"W N25° 39' 22"W N65° 10' 24"W S85° 02' 33"W S56° 33' 52"W S20° 49' 33"W S37° 27' 43"E N77° 02' 57"W S70° 24' 18"W N88° 59' 39"W S84° 28' 58"W N14° 22' 48"E N05° 11' 46"W N18° 20' 05"E LINE TABLE LINE # CL164 CL165 CL166 CL167 CL168 CL169 CL170 CL171 CL172 CL173 CL174 CL175 CL176 CL177 CL178 CL179 CL180 CL181 CL182 CL183 LENGTH 44.14' 35.11' 47.16' 36.48' 71.03' 54.66' 63.68' 61.05' 55.52' 44.36' 37.73' 54.16' 36.97' 65.70' 85.02' 158.65' 41.30' 24.70' 209.99' 33.82' DIRECTION N22° 53' 40"E N10° 34' 58"E N08° 59' 51"E N03° 48' 08"E N04° 40' 52"E N07° 37' 51"E N29° 28' 14"W N32° 00' 44"W N26° 17' 29"W N38° 14' 36"W N53° 11' 32"W N59° 54' 48"W N87° 51' 35"W N57° 33' 47"W N81° 56' 22"W N04° 11' 29"W N35° 50' 41"W N54° 46' 03"W N28° 51' 45"W N11° 58' 37"W LINE TABLE LINE # CL184 CL185 CL186 CL187 CL188 CL189 CL190 CL191 CL192 CL193 CL194 CL195 CL196 LENGTH 78.19' 117.20' 94.24' 63.83' 141.45' 50.76' 91.04' 134.55' 74.18' 43.27' 72.23' 217.77' 312.94' DIRECTION N41° 03' 46"E N06° 29' 01"W N20° 05' 27"W N11° 32' 03"W N07° 57' 46"W N09° 56' 14"E N19° 17' 44"W N44° 41' 59"W N19° 23' 49"W N19° 33' 06"W N21° 30' 01"W N00° 16' 30"E N00° 16' 30"E PARCEL C BOUNDARY PARCEL C BOUNDARY PARCEL C BOUNDARY PARCEL C BOUNDARY LINE TABLE LINE # CL40 CL41 CL42 CL43 CL44 CL45 CL46 CL47 CL48 CL49 CL50 CL51 CL52 CL53 CL54 CL55 CL56 CL57 CL58 CL59 LENGTH 69.38' 36.35' 10.80' 41.45' 8.28' 25.22' 9.87' 22.60' 17.28' 26.07' 9.99' 21.45' 49.05' 49.94' 36.45' 55.18' 25.14' 78.78' 24.58' 30.08' DIRECTION N40° 23' 30"W S87° 28' 29"W S83° 52' 12"W N58° 27' 19"W N29° 51' 31"W N24° 16' 24"W N69° 00' 53"W S87° 31' 44"W N57° 25' 01"W N50° 09' 49"W N46° 21' 12"W N44° 28' 05"W N55° 50' 08"W N56° 25' 40"W N68° 12' 23"W N46° 54' 04"W N68° 49' 21"W N47° 41' 50"W N30° 26' 40"W N25° 47' 01"W LINE TABLE LINE # CL60 CL61 CL62 CL63 CL64 CL65 CL66 CL67 CL68 CL69 CL70 CL71 CL72 CL73 CL74 CL75 CL76 CL77 CL78 CL79 LENGTH 34.61' 29.32' 27.50' 22.97' 169.44' 82.61' 15.89' 262.40' 102.47' 105.38' 126.13' 118.42' 136.33' 150.05' 102.14' 47.26' 109.20' 71.09' 152.23' 339.82' DIRECTION N18° 11' 39"W N30° 58' 21"W N21° 59' 14"W N30° 16' 07"W N25° 41' 38"W N41° 17' 39"E N38° 34' 52"E N34° 26' 44"W N57° 58' 09"W N53° 43' 31"W N55° 58' 11"W N56° 14' 57"W N49° 16' 04"W N44° 30' 51"W N32° 49' 55"W N18° 10' 02"W N27° 58' 19"W N35° 01' 36"W N41° 32' 47"W N40° 22' 24"W LINE TABLE LINE # CL80 CL81 CL82 CL83 CL84 CL85 CL86 CL87 CL88 CL89 CL90 CL91 CL92 CL93 CL94 CL95 CL96 CL97 CL98 CL99 LENGTH 34.06' 52.42' 154.66' 86.59' 44.89' 85.72' 79.09' 63.32' 33.98' 42.02' 107.17' 164.72' 107.90' 163.60' 177.81' 393.54' 21.79' 50.00' 65.56' 50.12' DIRECTION N64° 20' 53"W N45° 00' 36"W N44° 53' 41"W N32° 35' 48"W N57° 01' 32"W N30° 33' 12"W N37° 39' 02"W N37° 32' 30"W N20° 02' 15"W N39° 52' 25"W N25° 36' 04"W N30° 34' 08"W N11° 39' 01"W N24° 56' 06"E N63° 39' 33"E N83° 14' 43"E N07° 15' 26"W N80° 51' 11"E N89° 15' 06"E N57° 50' 04"E PARCEL D BOUNDARY PARCEL D BOUNDARY PARCEL D BOUNDARY LINE TABLE LINE # CL100 CL101 CL102 CL103 CL104 CL105 CL106 CL107 CL108 CL109 CL110 CL111 CL112 CL113 CL114 CL115 CL116 CL117 CL118 CL119 LENGTH 33.08' 89.61' 26.86' 27.93' 28.06' 22.23' 36.49' 54.05' 20.95' 29.18' 26.42' 30.14' 69.77' 56.76' 40.12' 40.88' 43.39' 67.60' 15.86' 52.31' DIRECTION S84° 51' 15"E S81° 39' 50"E N56° 07' 00"E N07° 38' 31"E N37° 41' 57"W N50° 00' 15"E N82° 02' 30"E S63° 34' 38"E S45° 59' 58"E S14° 44' 20"E S11° 11' 17"W S14° 58' 41"E S43° 42' 10"E S31° 36' 59"E S49° 38' 46"E S45° 30' 55"E S60° 16' 38"E S73° 16' 24"E S53° 05' 15"E S63° 37' 30"E LINE TABLE LINE # CL120 CL121 CL122 CL123 CL124 CL125 CL126 CL127 CL128 CL129 CL130 CL131 CL132 CL133 CL134 LENGTH 46.95' 61.04' 47.07' 32.16' 7.98' 72.35' 50.71' 38.31' 87.15' 77.06' 88.65' 65.60' 74.96' 43.44' 55.45' DIRECTION S83° 28' 21"E N86° 20' 27"E N31° 59' 09"E N06° 58' 38"E N72° 08' 07"E S24° 51' 03"E S41° 52' 47"E S54° 44' 21"E S83° 39' 39"E S57° 11' 12"E S41° 51' 16"E S57° 39' 13"E S49° 55' 38"E S61° 04' 52"E S71° 46' 03"E PARCEL D BOUNDARY PARCEL D BOUNDARY CURVE TABLE CURVE # C5 C6 LENGTH 626.05' 294.32' RADIUS 1482.50' 2815.00' DELTA 24°11'44" 5°59'26" CHORD DIRECTION S21° 41' 02"E N30° 47' 11"W CHORD LENGTH 621.41' 294.19' PARCEL D BOUNDARY A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO LEGEND AND NOTES: - INDICATES MONUMENT FOUND AS DESCRIBED - INDICATES MONUMENT SET AS DESCRIBED - DATE OF SURVEY: JULY 23, 2021 - UNIT OF MEASUREMENT: US SURVEY FOOT - ZONING IS BASED ON GARFIELD COUNTY PLANNING & ZONING DEPARTMENT AND SHOULD BE VERIFIED ALONG WITH SETBACKS PRIOR TO CONSTRUCTION OR CRITICAL DESIGN. PARCEL A ZONING: RESIDENTIAL/SUBURBAN PARCEL B ZONING: RESIDENTIAL/SUBURBAN PARCEL C ZONING: RESIDENTIAL/SUBURBAN PARCEL D ZONING: PLANNED URBAN DEVELOPMENT PARCEL E ZONING: PLANNED URBAN DEVELOPMENT PARCEL F ZONING: RESIDENTIAL/SUBURBAN - BEARINGS ARE BASED UPON A 5/8" REBAR WITH A 1 1/2" ALUMINUM CAP L.S. #20133 BEING A 15 FOOT WITNESS CORNER TO A WESTERLY ANGLE POINT OF THE SUBJECT PARCEL, ALSO BEING ON THE WESTERLY LINE OF LOT 10 (AT THE GLENWOOD DITCH) AND A 5/8" REBAR WITH A 1 1/4" YELLOW PLASTIC CAP L.S. #22580 FOUND AT A WESTERLY ANGLE POINT OF THE SUBJECT PARCEL ALSO BEING ON THE WESTERLY LINE OF SAID LOT 10. BEARINGS SHOWN HEREON ARE RELATIVE TO THE RECORD BEARINGS SHOWN ON THE DEED RECORDED JUNE 22, 2011 AT RECEPTION NO. 804202 AND THE BEARINGS SHOWN ON AN ALTA SURVEY PERFORMED IN 2006 BY SGM (PROVIDED BY OWNER). - THIS IMPROVEMENT SURVEY PLAT IS BASED UPON INFORMATION PROVIDED BY LAND TITLE GUARANTEE COMPANY IN ORDER NUMBER ABC63018126 DATED NOVEMBER 29, 2021. SAID PROPERTY IS DESCRIBED ON PAGE 1 OF THIS ALTA/NSPS LAND TITLE SURVEY. - THIS PROPERTY IS SUBJECT TO THE FOLLOWING EXCEPTIONS PER SAID TITLE ORDER NUMBER ABC63018126: 8. EXISTING LEASES AND TENANCIES. 9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENTS RECORDED: JUNE 24, 1893 IN BOOK 12 AT PAGE 235, NOVEMBER 19, 1893 IN BOOK 12 AT PAGE 255, DECEMBER 4, 1894 IN BOOK 12 AT PAGE 339, JANUARY 15, 1896 IN BOOK 12 AT PAGE 394, MAY 17, 1897 IN BOOK 12 AT PAGE 460, JANUARY 24, 1906 IN BOOK 56 AT PAGE 534. NOTHING TO PLOT. 10. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENTS RECORDED: JUNE 24, 1893 IN BOOK 12 AT PAGE 235, NOVEMBER 17, 1893 IN BOOK 12 AT PAGE 255, DECEMBER 4, 1894 IN BOOK 12 AT PAGE 339, JANUARY 15, 1896 IN BOOK 12 AT PAGE 394, MAY 17, 1997 IN BOOK 12 AT PAGE 460, JANUARY 24, 1906 IN BOOK 56 AT PAGE 534, FEBRUARY 20, 1911 IN BOOK 71 AT PAGE 523. NOTHING TO PLOT. 11. RIGHT OF WAY FOR AN IRRIGATION DITCH GRANTED BY CHAS. TRAUTMAN ET AL TO THE GLENWOOD IRRIGATION COMPANY RECORDED JUNE 17, 1901 IN BOOK 44 AT PAGE 457 AND INSTRUMENT RECORDED AUGUST 27, 1945 IN BOOK 217 AT PAGE 150. PLOTTED HEREON. 12. RIGHT OF WAY GRANTED FROM C.C. CHASE TO THE MOUNTAIN STATES TELEPHONE AND TELEGRAPH COMPANY OVER AND ACROSS LOTS 6 AND 9, SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN RECORDED JULY 31, 1931 IN BOOK 164 AT PAGE 153 AND IN BOOK 164 AT PAGE 154. NOTHING TO PLOT. 13. AN UNDIVIDED ONE-FIFTIETH OF ALL OIL AND GAS LYING IN AND UNDER THE LANDS HEREIN DESCRIBED AS RESERVED IN INSTRUMENT RECORDED JUNE 12, 1951 IN BOOK 258 AT PAGE 594, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. NOTHING TO PLOT. 14. RESERVATION OF A SIX AND ONE-FOURTH PERCENT ROYALTY, IN PERPETUITY, FREE OF ALL COSTS OF PRODUCTION, FROM AND OUT OF ALL THE OIL, GAS AND OTHER MINERALS PRODUCED FROM SUBJECT PROPERTY AS CONVEYED IN INSTRUMENT RECORDED DECEMBER 17, 1964 IN BOOK 362 AT PAGE 445, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. NOTHING TO PLOT. 15. A LIFE ESTATE IN AND TO ONE-HALF OF ALL THE NET ROYALTY PAYMENTS RECEIVED FROM THE PRODUCTION OF MINERALS FROM SAID LAND AS RESERVED IN INSTRUMENT RECORDED SEPTEMBER 28, 1965 IN BOOK 370 AT PAGE 69. NOTHING TO PLOT. 16. RIGHT OF WAY EASEMENT GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC. RECORDED NOVEMBER 22, 1966 IN BOOK 380 AT PAGE 234. PLOTTED HEREON. 17. TERMS, CONDITIONS AND PROVISIONS OF RULE AND ORDER RECORDED DECEMBER 15, 1967 IN BOOK 391 AT PAGE 14. NOTHING TO PLOT. 18. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF PRIVATE WAY LICENSE GRANTED BY DENVER & RIO GRANDE WESTERN RAILROAD TO UNION OIL COMPANY OF CALIFORNIA RECORDED JANUARY 7, 1980 IN BOOK 541 AT PAGE 996. 19. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED AUGUST 19, 1994 IN BOOK 912 AT PAGE 970. 20. TERMS, CONDITIONS, PROVISIONS, EASEMENTS AND RIGHTS OF WAY AS RESERVED IN INSTRUMENT RECORDED AUGUST 11, 1998 IN BOOK 1082 AT PAGE 903. 21. TERMS, CONDITIONS, PROVISIONS, RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN EASEMENT GRANT RECORDED AUGUST 2, 1999 IN BOOK 1142 AT PAGE 963 AND AMENDED EASEMENT RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 588. PLOTTED HEREON. 22. TERMS, CONDITIONS, PROVISIONS, RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN LICENSE GRANTS RECORDED AUGUST 2, 1999 IN BOOK 1142 AT PAGE 979 AND AT PAGE 993 AND AMENDMENTS RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 596 AND IN BOOK 1217 AT PAGE 601. PLOTTED HEREON. 23. TERMS, CONDITIONS,RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN EASEMENT RECORDED AUGUST 2, 1999 IN BOOK 1143 AT PAGE 1 AND AMENDED EASEMENT RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 593. PLOTTED HEREON. 24. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED DECEMBER 15, 1999 IN BOOK 1164 AT PAGE 818. PLOTTED HEREON. 25. EASEMENTS, RIGHTS OF WAY, TERMS, CONDITIONS AND PROVISIONS OF CONSERVATION EASEMENT RECORDED FEBRUARY 07, 2000 IN BOOK 1171 AT PAGE 929 AND MAP RECORDED DECEMBER 24, 2008 AT RECEPTION NO. 760571 AND CORRECTED MAP RECORDED JANUARY 22, 2011 AT RECEPTION NO. 804200. PLOTTED HEREON. 26. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 610. NOTHING TO PLOT. 27. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED APRIL 20, 2001 IN BOOK 1247 AT PAGE 61. PLOTTED HEREON. 28. TERMS, CONDITIONS AND PROVISIONS OF DITCH RELOCATION AGREEMENT RECORDED OCTOBER 03, 2001 IN BOOK 1292 AT PAGE 61 AND FIRST AMENDMENT RECORDED JANUARY 26, 2011 AT RECEPTION NO. 798017 AND RELATED QUIT CLAIM DEED RECORDED JANUARY 26, 2011 AT RECEPTION NO. 798018. PLOTTED HEREON. 29. TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 375. NOTHING TO PLOT. 30. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2007-115 RECORDED NOVEMBER 19, 2007 AT RECEPTION NO. 737576. NOTHING TO PLOT. 31. TERMS, CONDITIONS AND PROVISIONS OF PRE INCLUSION AGREEMENT RECORDED DECEMBER 11, 2007 AT RECEPTION NO. 738957. NOTHING TO PLOT. 32. TERMS, CONDITIONS AND PROVISIONS OF EASEMENT AGREEMENT RECORDED MAY 05, 2008 AT RECEPTION NO. 747899. NOTHING TO PLOT. 33. TERMS, CONDITIONS AND PROVISIONS OF TEMPORARY CONSTRUCTION AGREEMENT RECORDED MAY 05, 2008 AT RECEPTION NO. 747899. NOTHING TO PLOT. 34. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2008-112 RECORDED OCTOBER 07, 2008 AT RECEPTION NO. 756914. NOTHING TO PLOT. 35. TERMS, CONDITIONS AND PROVISIONS OF PRE INCLUSION AGREEMENT RECORDED OCTOBER 09, 2008 AT RECEPTION NO. 757074. NOTHING TO PLOT. 36. TERMS, CONDITIONS AND PROVISIONS OF GRANT OF EASEMENT AGREEMENT RECORDED DECEMBER 22, 2008 AT RECEPTION NO. 760451. NOTHING TO PLOT. ALTA/NSPS LAND TITLE SURVEY NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. TITLE COMMITMENT EXCEPTIONS CONTINUED: 37. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN UTILITY EASEMENT AGREEMENT RECORDED DECEMBER 17, 2010 UNDER RECEPTION 795965. NOTHING TO PLOT. 38. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT RECORDED JANUARY 26, 2011 UNDER RECEPTION NO. 798016. PLOTTED HEREON. 39. RESERVATION OF ALL OIL, GAS AND MINERAL RIGHTS; AND ALL WATER RIGHTS AS CONTAINED IN DEED RECORDED APRIL 21, 2011 AT RECEPTION NO. 801638 AND CORRECTION DEED RECORDED JUNE 22, 2011 AT RECEPTION NO. 804202, ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. ACCESS EASEMENT NOT SPECIFICALLY DEFINED, THEREFORE NOTHING TO PLOT. (AFFECTS PARCELS A-C). 40. NON-EXCLUSIVE ACCESS EASEMENTS AND RIGHT OF WAY AS RESERVED IN INSTRUMENT RECORDED APRIL 21, 2011 AT RECEPTION NO. 801638 AND CORRECTION DEED RECORDED JUNE 22, 2011 AT RECEPTION NO. 804202. ACCESS EASEMENT NOT SPECIFICALLY DEFINED, THEREFORE NOTHING TO PLOT. (AFFECTS PARCELS A-C). 41. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION NO. 2011-84 AND 2011-85 APPROVAL OF PRELIMINARY DEVELOPMENT PLAN RECORDED DECEMBER 22, 2011 UNDER RECEPTION NO. 812356 AND 812357. AMENDMENT TO DEVELOPMENT AGREEMENT RECORDED NOVEMBER 22, 2016 UNDER RECEPTION NO. 885552. EXISTING EASEMENTS PLOTTED HEREON, PROPOSED EASEMENTS NOT PLOTTED. (AFFECTS PARCELS D-F). 42. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE MAPS OF RIVER EDGE COLORADO RECORDED JANUARY 05, 2012 UNDER RECEPTION NO. 812801 AND 812802. EXISTING EASEMENTS PLOTTED HEREON. PROPOSED EASEMENTS NOT PLOTTED. (AFFECTS PARCELS D-F). 43. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN PRE-INCLUSION AGREEMENT RECORDED JULY 25, 2012 UNDER RECEPTION NO. 821791. NOTHING TO PLOT. NOTHING TO PLOT. 44. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. PC 2012-04 RECORDED JULY 26, 2012 AT RECEPTION NO. 821852 AND RE-RECORDED AUGUST 14, 2012 AT RECEPTION NO. 822730. NOTHING TO PLOT. (AFFECTS PARCELS D-F). 45. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN MEMORANDUM OF UNDERSTANDING RECORDED OCTOBER 02, 2012 UNDER RECEPTION NO. 824971. NOTHING TO PLOT. 46. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2016-33 RECORDED MAY 02, 2016 AT RECEPTION NO. 876658. NOTHING TO PLOT. 47. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2016-32 RECORDED JUNE 02, 2016 AT RECEPTION NO. 876661. NOTHING TO PLOT. (AFFECTS PARCELS D-F). 48. TERMS, CONDITIONS AND PROVISIONS OF MEMORANDUM OF WATER ALLOTMENT CONTRACT RECORDED JUNE 06, 2016 AT RECEPTION NO. 878102. NOTHING TO PLOT. 49. TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2016-65 RECORDED NOVEMBER 22, 2016 AT RECEPTION NO. 885549. NOTHING TO PLOT. (AFFECTS D-F). 50. ANY QUESTION, DISPUTE OR ADVERSE CLAIMS AS TO ANY LOSS OR GAIN OF LAND AS A RESULT OF ANY CHANGE IN THE RIVER BED LOCATION BY NATURAL OR OTHER THAN NATURAL CAUSES, OR ALTERATION THROUGH ANY CAUSE, NATURAL OR UNNATURAL, OF THE CENTER THREAD, BANK, CHANNEL OR FLOW OF WATERS IN THE ROARING FORK RIVER LYING WITHIN SUBJECT LAND; AND ANY QUESTION AS TO THE LOCATION OF SUCH CENTER THREAD, BED, BANK OR CHANNEL AS A LEGAL DESCRIPTION MONUMENT OR MARKER FOR PURPOSES OF DESCRIBING OR LOCATING SUBJECT LANDS. NOTHING TO PLOT. 51. ANY RIGHTS OR INTERESTS OF THIRD PARTIES WHICH EXIST OR ARE CLAIMED TO EXIST IN AND OVER THE PRESENT AND PAST BED, BANKS OR WATERS OF CATTLE CREEK AND GLENWOOD DITCH. NOTHING TO PLOT. SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 • 11 ,, ::--~~ .... ► ORAWN BY: JG,~~~-}. SPRINGS 2 7'177'7'£..IJ' Sl7.HY..IJ'.J'l.lVC S..IJ'.HY/C..IJ'S TED GLENWOOD OA7E·0Ji~r 923 COOPER A VENUE ALTA/NSPS LAND TITLE SURVEY 81601 1~ GLENWOOD SPRINGS, COLORADO 81601 GLENWOOD SPRINGS, co OF B (970) 928-9708 (FAX 947-9007) . . ..i'rnait-.lef/@tss-us. corn LOT 18 LOT 7 LOT 2 LOT 6 LOT 31 LOT 10 LOT 1 LOT 8 LOT 3 LOT 4 LOT 7 LOT 6 LOT 11 LOT 5 LOT 4 LOT 9 0 LOT 3 LOT 1 LOT 9 LOT 9 LOT 25 LOT 17 APPROXIMATE POSITION OF PIPED PORTION OF THE GLENWOOD DITCH ACROSS THESE PARCELS FND REBAR & CAP LS 22580 FND 3 4" REBAR WITH 2.5" ALUMINUM CAP LS 22580 "LOT 71/LOT 1 1992" FND 5 8" REBAR WITH YELLOW PLASTIC CAP, PLS 19598 FND 5 8" REBAR WITH 1 1 4" PLASTIC CAP LS 22580 50' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 CATTLE CREEK/ UPPER ROARING FORK RIPARIAN ZONE CONSERVATION EASEMENT BOOK 1171 PAGE 929 CATTLE CREEK/LOWER ROARING FORK ZONE EASEMENT BOOK 1142 PAGE 963 AND AMENDMENT BOOK 1217 PAGE 588 (MAY BE RELOCATED) GLENWOOD DITCH-CENTER OF 25' AND DITCH RELOCATION AGREEMENT BOOK 1292 PAGE 61 & REC. # 798016. S8 9 ° 2 9 ' 4 7 " E GARFIELD COUNTY SURVEYOR BRASS CAP FOR SE CORNER SECTION 7 CATTLE CREEK/ LOWER ROARING FORK ZONE FND REBAR & PLASTIC CAP, ILLEGIBLE 3" ALUMINUM CAP GARFIELD COUNTY SURVEYOR SECTION 18 LICENSE GRANT AT MP 368+343 BOOK 1142 PAGE 979 AMENDMENT TO LICENSE GRANT BK 1217 PG 596 (MAY BE RELOCATED) PARCEL E 73.003 AC.+- CAT T L E C R E E K GLE N W O O D D I T C H IRRIG A T I O N DITCH DI T C H FIBER OPTIC LINE 0.234 AC.± PARCEL F 20 4 3 . 8 4 ' COLORADO STA T E H I G H W A Y N O 8 2 HERON ROOKERY ZONE HERON NESTING AREA 15' WITNESS CORNER PARCEL B DESCRIBED IN BOOK 511, PAGE 103 PERMANENT EASEMENT E-3 AS SHOWN ON DEPT. OF HIGHWAYS RIGHT 0F WAY MAPS WILDLIFE FENCE 7.5' EASEMENT , 1.5' EASTERLY OF AND 6' WESTERLY OF DESCRIBED CENTERLINE BK 380 PG 234 WILDLIFE FENCE 20' OPEN SPACE CONSERVATION EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BK 1217 PG 593 PERMANENT EASEMENT E-3-A AS SHOWN ON DEPT. OF HIGHWAYS RIGHT 0F WAY MAPS PERMANENT EASEMENT E-3-B AS SHOWN ON DEPT. OF HIGHWAYS RIGHT 0F WAY MAPS AGREEMENT IN BK 1164 AT PG 818 GRANTS SANDERS RANCH RIGHT TO CROSS FIBER OPTIC EASEMENT THAT LIES WITHIN RAILROAD CORRIDOR 50' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 GARFIELD COUNTY SURVEYOR WITNESS CORNER HAS BEEN DESTROYED HATCHED AREA IS APPROXIMATE CONSERVATION EASEMENT BOOK 1171 AT PAGE 929 GLENWOOD DITCH PIPELINE EASEMENT BOOK 217 PAGE 150 PARCEL D 85.924 AC.± C D O T R O W C D O T R O W P.O.B. PARCEL E P.O.B. PARCEL D LEGEND - DRAINAGE MANHOLE WATER VALVE WELL GATE VALVE TELEPHONE PEDESTAL UTILITY POLE INDICATES FOUND 3" COLORADO STATE HIGHWAY DEPT. R-O-W MONUMENT INDICATES FOUND NO. 5 REBAR AND CAP L.S. 20133 INDICATES FOUND NO. 5 REBAR AND CAP L.S. 22580 UNLESS OTHERWISE NOTED EXISTING FENCE LINE SIGN OVERHEAD ELECTRIC LINE UNDERGROUND ELECTRIC LINE UNDERGROUND TELEPHONE LINE INDICATES SET NO. 5 REBAR AND CAP L.S. 33638 S2 5 ° 2 9 ' 3 3 " W 22 1 4 . 8 5 PARCEL A SPECIAL WARRANTY DEED BK 1247 PG 57 BOUNDARY LINE ADJUSTMENT BK 1247 PG 58 RAILR O A D C O R R I D O R B E T W E E N SAND E R S R A N C H N O R T H P R O P E R T Y LINE ( M P 3 6 7 . 3 ) A N D S A N D E R S R A N C H SOUT H P R O P E R T Y L I N E ( M P 3 6 8 . 7 7 ) I S SUBJE C T T O L I C E N S E G R A N T P E R B K 1142 P G 9 9 3 A N D A M E N D M E N T THER E T O B K 1 2 1 7 P G 6 0 1 CONSERVATION EASEMENT BOOK 1171 PAGE 929 PARCEL C 79.207 AC.± P.O.B. PARCEL C P.O.B. PARCEL B FND 5 8" REBAR PLASTIC CAP L.S. 20133 FND 3.25" CDOT WITH ALUMINUM CAP LS 27272 FND 5 8" REBAR WITH 1 1 4" PLASTIC CAP, ILLEGIBLE FND 2" ALUMINUM CAP 130' WITNESS CORNER L.S. 20133 FND 5/8" REBAR YELLOW PLASTIC CAP L.S. 19598 FND 3.25" RFTA CAP L.S. 16401 FND 3.25" RFTA ALUMINUM CAP L.S. 16401 FND 3.25" RFTA ALUMINUM CAP L.S. 16401 PARCEL B 1.035 AC.± N8 9 ° 4 3 ' 3 0 " W 6 8 3 . 9 5 ' SET 5 8" REBAR WITH 1 1 4" RED PLASTIC CAP PLS 33638 SEE SHEET 5 SEE SHEET 6 SEE SHEET 9 SEE SHEET 4 AL14 AL15 AL16 AL17 AL18 AL19 65.06' 65.63' 52.73' 292.61' 100.90' 73.94' N30° 31' 43"W N86° 47' 11"W N86° 47' 11"W N89° 36' 12"W N89° 43' 30"W N89° 59' 59"E CURVE TABLE CURVE # C1 C2 C3 LENGTH 346.52' 250.29' 79.82' RADIUS 1820.00' 1840.00' 2915.00' DELTA 10°54'32" 7°47'38" 1°34'08" CHORD DIRECTION N15° 58' 00"W N28° 19' 00"W N18° 51' 48"W CHORD LENGTH 346.00' 250.10' 79.82' PARCEL A BOUNDARY LINE TABLE LINE # CL136 CL137 CL138 CL139 CL140 CL141 CL142 CL143 CL144 CL145 CL146 CL147 CL148 CL149 CL150 CL151 CL152 CL153 CL154 CL155 LENGTH 60.45' 64.72' 86.97' 54.30' 123.97' 93.00' 119.58' 33.84' 37.80' 56.05' 45.48' 28.23' 95.71' 85.73' 93.22' 181.92' 98.43' 52.20' 39.34' 42.96' DIRECTION N65° 36' 14"W N49° 54' 10"W N49° 54' 10"W N48° 11' 10"W N56° 47' 27"W N83° 47' 24"W N29° 35' 31"W N78° 00' 43"W S79° 41' 48"W S22° 57' 52"W S59° 31' 57"W N82° 32' 35"W N59° 07' 03"W N71° 20' 44"W N36° 43' 10"W N25° 39' 22"W N65° 10' 24"W S85° 02' 33"W S56° 33' 52"W S20° 49' 33"W LINE TABLE LINE # CL156 CL157 CL158 CL159 CL160 CL161 CL162 CL163 CL164 CL165 CL166 CL167 CL168 CL169 CL170 CL171 CL172 CL173 CL174 CL175 LENGTH 21.60' 89.66' 70.95' 55.55' 49.93' 68.20' 77.59' 10.82' 44.14' 35.11' 47.16' 36.48' 71.03' 54.66' 63.68' 61.05' 55.52' 44.36' 37.73' 54.16' DIRECTION S37° 27' 43"E N77° 02' 57"W S70° 24' 18"W N88° 59' 39"W S84° 28' 58"W N14° 22' 48"E N05° 11' 46"W N18° 20' 05"E N22° 53' 40"E N10° 34' 58"E N08° 59' 51"E N03° 48' 08"E N04° 40' 52"E N07° 37' 51"E N29° 28' 14"W N32° 00' 44"W N26° 17' 29"W N38° 14' 36"W N53° 11' 32"W N59° 54' 48"W LINE TABLE LINE # CL176 CL177 CL178 CL179 CL180 CL181 CL182 CL183 CL184 CL185 CL186 CL187 CL188 CL189 CL190 CL191 CL192 CL193 CL194 CL195 LENGTH 36.97' 65.70' 85.02' 158.65' 41.30' 24.70' 209.99' 33.82' 78.19' 117.20' 94.24' 63.83' 141.45' 50.76' 91.04' 134.55' 74.18' 43.27' 72.23' 217.77' DIRECTION N87° 51' 35"W N57° 33' 47"W N81° 56' 22"W N04° 11' 29"W N35° 50' 41"W N54° 46' 03"W N28° 51' 45"W N11° 58' 37"W N41° 03' 46"E N06° 29' 01"W N20° 05' 27"W N11° 32' 03"W N07° 57' 46"W N09° 56' 14"E N19° 17' 44"W N44° 41' 59"W N19° 23' 49"W N19° 33' 06"W N21° 30' 01"W N00° 16' 30"E LINE TABLE LINE # CL196 CL199 LENGTH 312.94' 120.78' DIRECTION N00° 16' 30"E S09° 35' 09"E PARCEL E BOUNDARY PARCEL E BOUNDARY PARCEL E BOUNDARY PARCEL E BOUNDARY CURVE TABLE CURVE # C7 LENGTH 494.34' RADIUS 2815.00' DELTA 10°03'42" CHORD DIRECTION N14° 37' 01"W CHORD LENGTH 493.70' PARCEL E BOUNDARY LINE TABLE LINE # CL20 CL21 CL22 CL23 LENGTH 188.14' 49.74' 202.70' 260.70' DIRECTION N09° 35' 10"W S90° 00' 00"E S06° 01' 00"E S04° 34' 58"E PARCEL F BOUNDARY CURVE TABLE CURVE # C4 LENGTH 282.60' RADIUS 2915.00' DELTA 5°33'17" CHORD DIRECTION N12° 21' 49"W CHORD LENGTH 282.49' PARCEL F BOUNDARY NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEY SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 HABffATPOR HUMANT'/Y 5:JOtLAWAYCT. GLBNWOOD SPlllNGS, CO. 81601 _J <( ~25"RFTA AL~--tl"-../' CAP L.S.16401 FND 3.25" RFTA----- ALUMINUM CAP L.S.16401 KdtLUC 5451COUNTYROAD154 GLENWOODSPHJNCS, ro 81601 '23"W 590 77' FND 3.25" CDOT BRASS CAP L,S. 272 42.499AC± (SEE SHEET 2 FOR BOUNDARY DETAILS) NOTE: BK 1142 AT G 963 DESCRIBES THE RAILROAD CO OR S2'15'08"W 557.94' 'si- st- co 0 0 w ' 0 n n " '" ca if) .7'l/.7'.7'£.li' Sl/.HY.li'Y/HC S.li'.HY/C.li'S 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO 81601 (970) 928-9708 (FAX 947-9007) £mail-.f'e//@tss-us. corn FND 3.25 CDOT BR SCAP () +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ : : : : : : : : : :§i~:~i +: + :t::::::::::: +++++"T-~~~~•+++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ +++++++++++++++++++ I I I -I I00YRFLOODPLAIN I l J I I~ a . T L120 L 119 18 117 1 6 115 14 113(\._ L112 \)' =,,::;--;,ce;---CLt 1 4 lcoNSERVATION EASEMENT 100 YEAR FLOODPLAIN DIGIT1ZED PER FEMA FLOOD INSURANCE RATE MAP 1585 OF 2075 ST AMPED PRELIMINARY -FOR ADDITIONAL FEMA AND FLOOD INFORMATION, PLEASE VISIT THE FOLLOWING WEBSITES: https:/ /www.garfield-county.com/community-d.evelopment/fema-floodplain-mapping/ https://msc.fema.gov/portal/home ALTA/NSPS LAND EESHEET7 7 18 CL80 CL81 TITLE CL77 .-._'b e,V : CL 5 SURVEY GRAPHIC SCALE 300 0 150 300 600 I --I I I B • 0 WV C><I ® ~ III 'U., -OE- -UE -U'I' GLENWOOD SPRINGS TED GLENWOOD SPRINGS, CO 81601 ( IN FEET ) 1 inch = 300 ft. ~-~'"'<'?!'™~ 9173HWY. 82 CARBONDALE, CO. $1623 DRAWN BY: JG DATE:01/JO ~~i:,V 800 I 3 B H I G H W A Y 8 2 YARD HYDRANT GUY WIRESWOOD FENCE WOOD FENCE ELECTRIC METER E D G E O F P A V E M E N T POWER POLE (TYP.) WIRE F E N C E SEPTIC LIDSPARCEL 5 (EXCEPTION) PARCEL 6 PARCEL 7 PARCEL 2 PA R C E L 3 PARCEL 1 (EXCEPTION) (EXCEPTION) FENCE WAL K DE C K 6.42' 5.36' 61 . 4 ' 21.2' 10 7 . 7 ' 100.5' 21 . 5 ' 54.2' 3 5 . 6 4 ' N0 0 ° 0 0 ' 0 0 " E 32 4 . 6 9 ' N00°00'00"E 7.98' S 3 4 ° 4 5 ' 3 0 " E 2 2 9 . 1 7 ' S 3 4 ° 4 5 ' 3 0 " E 2 2 4 . 3 4 ' 4.55' N89°12'00"E 5.54' N90°00'00"W 227.00' EDGE OF PARKING N89°17'09"W 224.24'S 3 5 ° 2 2 ' 1 9 " E 4 . 2 6 ' N90°00'00"W 5.95' N00°00'00"E 0.68' N88°59'16"W 103.03' S0 2 ° 4 8 ' 1 6 " E 70 . 5 2 ' S86°47'11"E 65.63' S 3 0 ° 3 1 ' 4 3 " E 6 5 . 0 6 ' N0 0 ° 0 0 ' 0 0 " E 12 8 . 3 4 ' S88°59'16"E 13.39' S0 1 ° 0 5 ' 1 4 " W 20 0 . 8 7 ' EDGE OF PARKING EDGE OF PARKING 18 7 . 8 7 ' 0.19 ACRES +/- 0.84 ACRES +/- -0.03 ACRES +/- PARCEL 7 EXCEPTION = 0.81 ACRES +/- DRIVE S 3 5 ° 1 4 ' 0 0 " E 9 2 . 2 0 ' S 3 5 ° 1 4 ' 0 0 " E 6 9 . 9 8 ' S89°17'09"E 0.99' WO O D F E N C E WELL OVERHEAD UTILITY LINE FND 5/8" REBAR CAP L.S. 19598 FND 5/8" REBAR CAP L.S. 19598 FND 5/8" REBAR CAP L.S. 20133 P.O.B FOR PARCEL B PARCEL 2 FND 5/8" REBAR CAP L.S. 20133 SINGLE STORY WOOD BUILDING DECK DRIVE PARCEL 4 0.01 ACRES +/-(TYP.) DRIVE NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEY MATCHLINE - SEE SHEET 5 MATCHLINE - SEE SHEET 5 SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 GRAPHIC SCALE W O 10 W ~ M ~L-1 .. 1~1--1----1 ( IN FEET ) 1 inch = 20 ft. PARCEL B DETAIL FND 5/8" REBAR CAP L.S. 19598 N37°33'19"W 6.55' N34"53'49''W 9.76' DRIVE ® /® ® FND 518" REBAR CAP L.S. 22580 4 LO T 9 N89°43'30"W 683.95' SET 5 8" REBAR WITH 1 1 4" RED PLASTIC CAP PLS 33638 LOT 31 PARCEL C 79.207 AC.± SPECIAL WARRANTY DEED BK 1247 PG 57 BOUNDARY LINE ADJUSTMENT BK 1247 PG 58 FND REBAR & PLASTIC CAP, ILLEGIBLE P.O.B. PARCEL E G L E N W O O D D I T C H LOT 1 PERMANENT EASEMENT E-3 AS SHOWN ON DEPT. OF HIGHWAYS RIGHT 0F WAY MAPS WILDLIFE FENCE I R R I G A T I O N D I T C H LOT 6 LOT 7 PARCEL A 42.499 AC.± P.O.B. PARCEL B FND 5 8" REBAR PLASTIC CAP L.S. 20133 DITCH N89°43'30"W 683.95' FND 3.25" RFTA ALUMINUM CAP L.S.16401 FND 3 4" REBAR WITH 2.5" ALUMINUM CAP LS 22580 "LOT 71/LOT 1 1992" P.O.B. PARCEL C 50' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 POWER POLES (TYP.) 15' WITNESS CORNER PARCEL B DESCRIBED IN BOOK 511, PAGE 103 GLENWOOD DITCH-CENTER OF 25' AND DITCH RELOCATION AGREEMENT BOOK 1292 PAGE 61 & REC. # 798016. GRAVEL ROADS DITCH GRAVEL ROAD EASEMENT BOOK 1142 PAGE 963 AND AMENDMENT BOOK 1217 PAGE 588 (MAY BE RELOCATED) DITCH DITCH DITCH NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEY MATCHLINE - SEE SHEET 6 MATCHLINE - SEE SHEET 6 MATCHLINE - SEE SHEET 4 SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 J LJ :::i D (' □ -HUGO CASTILLO -... 327CORYELLRIDGEROAD -< GLENWOOD SPRINGS, CO. 81~ ~ "' . CL24 CJ7 (D 0 ------J ------J (J) N 0 ----' CJ7 -0 co --< CJ7 CJ7 ------J (D ---/":, uuµ FND 3.25" RFTA ALUMINUM CAP L.S.16401 ilk REBAR &CAP LS 22580 NOTE: BK 1142AT PG-963 DESCRIBES THE RAILROAD CORRIDOR S89° 43' 30"E 1005.44' CL194 CL 193 STORM CL 192 MANHOLE (TYP,) 7'l77'7'.£ff Sl7.HVffY7.IVC Sff.HV/CffS 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO B1601 (970) 92B-970B (FAX 947-9007) ..i'-niail-.le/_/Otss-us. ao-ni AL 17 AL 16 AL15 AL13 1ELECOM PEDESTAL (TYP.) ALTA/NSPS \_ LAND AL7 FND 3.25" CDOT • ~_,___,, WITH ALUMINUM CAPLS27272 STORMI~~ CULVERT l' ___ ---+---,;rFND:l0~2;5" CDOT (TYP.) l ALUMINUM CAP L.S. 27272 I \ I I I I I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I '. I I I I I I I I I I I I I I I \ I I I , {-7 ,---4----'\" 7.5' EASEMENT, 1.5' EASTERLY OF AND 6' WESTERLY OF DESCR ED CEN1ERLINE BK 380 234 FND 3.2:5" COOT BRASS CAP FND 5/8" REBAR PLASTIC CAP ILLEGIBLE 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I GLENWOOD SPRINGS 100 0 50 I C•:::J --I I DRAWN BY: DATE:01 /_, TITLE SURVEY TED GLENWOOD SPRINGS, CO 81601 1~ GRAPHIC SCALE 100 200 <DD I I I ( IN FEET ) 1 iDch -100 ft. 5 GLENWOOD DITCH-CENTER OF 25' AND DITCH RELOCATION AGREEMENT BOOK 1292 PAGE 61 & REC. # 798016 LOT 9 RAILROAD CORRIDOR BETWEEN SANDERS RANCH NORTH PROPERTY LINE (MP 367.3) AND SANDERS RANCH SOUTH PROPERTY LINE (MP 368.77) IS SUBJECT TO LICENSE GRANT PER BK 1142 PG 993 AND AMENDMENT THERETO BK 1217 PG 601 LOT 10 LOT 11 CA T T L E C R E E K / L O W E R RO A R I N G F O R K Z O N E G R A V E L R O A D C A T T L E C R E E K LOT 17 HERON ROOKERY ZONE PARCEL E 73.003 AC.± LOT 8 APPROXIMATE POSITION OF PIPED PORTION OF THE GLENWOOD DITCH ACROSS THESE PARCELS PERMANENT EASEMENT E-3-B AS SHOWN ON DEPT. OF HIGHWAYS RIGHT 0F WAY MAPS LOT 4 DITCH HE R O N N E S T I N G A R E A NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEY MATCHLINE - SEE SHEET 7 MATCHLINE - SEE SHEET 7 MATCHLINE - SEE SHEET 5 MATCHLINE - SEE SHEET 5 SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 Cl 187 CL 184. Cl 183 + + + + Tl/7'7'£.li' Sl/./?17.li'Y/JVC S.li'./?17/C.IJ'S 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO 81601 (970) 928-9708 (FAX 947-9007) ..i'm.ail-j'e/fOtss-us. com. + + STORM MANHOLE (TYP.) Cl 173 Cl172 Cl 171 C 170 Cl169 Cl162 Cl156 Cl 157 Cl 15 59 Cl 1 Cl152 CL 107 Cl109 ALTA/NSPS Cl 110 LAND TITLE I I I I I I FND 5/8" REBAR PLASTIC CAP ILLEGIBLE I I FND 3.25" CDOT BRASS CAP smRM CULVERT (TYP.) _.-20'OPENSPACE FND 5/8" REBAR PLASTIC CAP ILLEOIBLE CONSERVATION EASEMENT BOOK 1143 AT PAGE I AMENDED BY BK 1217 PG 593 FND 3.25" CDO\I:~~ BRASSC WILDLIFE FENCE FND 3.25" RFTA ALUMINUM CAP L,S,16401 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I n ;a t 0 ~ ~ \ ::, z 0 ~ ,._, I I I I I I I I I I I I I I \ 0 \J .. .. PE:RM,\NEl'\TEASE NTE-3-AAS SH WN ON EPT, 0 HIGHWAYS RT HT0F YMAP I P. .PARC L i"REB I PL TICCA1 ILL 'mm .. SURVEY GLENWOOD SPRINGS TBD GLENWOOD SPRINGS, CO 81601 0 GRAPHIC SCALE 50 100 200 400 ( IN FEET ) 1 inch -100 ft. DRAWN BY: DATE:01/j 6 1~ OF B LO T 6 LO T 1 GLENWOOD DITCH-CENTER OF 25' AND DITCH RELOCATION AGREEMENT BOOK 1292 PAGE 61 LOT 3 LOT 3 LOT 2 LOT 18 CONSERVATION EASEMENT BOOK 1171 PAGE 929 CATTLE CREEK/LOWER ROARING FORK ZONE P.O.B. PARCEL D CATTLE CREEK/ UPPER ROARING FORK RIPARIAN ZONE GARFIELD COUNTY SURVEYOR WITNESS CORNER HAS BEEN DESTROYED RETAINING WALLS P.O.B. PARCEL D ST O R M C U L V E R T LOT 1 D I T C H R O A R I N G F O R K R I V E R LOT 5 S89°29'47"E 2043.84' S2 5 ° 2 9 ' 3 3 " W 221 4 . 8 5 NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEY MATCHLINE - SEE SHEET 8 MATCHLINE - SEE SHEET 8 MATCHLINE - SEE SHEET 6 MATCHLINE - SEE SHEET 6 SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 CL84 + + + + 7'07'7'.£./J' S' V.H Y./J' Y.E.IVC S'./J'.H Y.EC./J' S' 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO B1601 (970) 92B-970B (FAX 947-9007) ..li'rnait-.le/,IYtss-us. corn CL81 CL80 ·+ + + + + + + + + + + + + + + + + + + + + + '< >"' + + + + + + + + ~L 105 CL ll113 J ~v;"RT CL114 CL 115 CL77 CL75 UNPAVED ROAD --- 0 ALTA/NSPS LAND L.S.16401 \ \ '-f] T C~127 CL 2 L129 CL 130 CL1ij~ 7 CL 13 II ( I I -- STORM MANHOLE (TYP.) -- I I I I 0 ~ 0 ~ 0 ~ ~ g ~ I I I I ~ z 0 00 N ' \ STORM CULVE (TYP.) u· A EE SEMENT 143 PAG I ED Y 1217 FND .2 "C FND II B L STIC CAP , , 2013 --- cl)() p.O ,,D ' 0 ~ --- --- \ AGREE NTINBK1164ATPG818 \ \ ....-\--'r-GRANTS SANDERS RANCH RIGHT TO CROSS FIBER OPTIC EASEMENT THAT LIES WITHIN RAILROAD CORRIDOR --- --- --- TITLE SURVEY GLENWOOD SPRINGS TBD GLENWOOD SPRINGS, CO 81601 50 DRAWN BY.· OATE:01/, 4y,~ GRAPHIC SCALE 100 200 ( IN FEET ) 1 inch = 100 ft. 400 7 8 LO T 6 GLENWOOD DITCH-CENTER OF 25' AND DITCH RELOCATION AGREEMENT BOOK 1292 PAGE 61 LOT 6 LOT 7 LOT 4 PARCEL D 85.924 AC.± HATCHED AREA IS APPROXIMATE CONSERVATION EASEMENT BOOK 1171 AT PAGE 929 3" ALUMINUM CAP GARFIELD COUNTY SURVEYOR SECTION 18 N89°51'49"W 406.53' FND 3.25" RFTA ALUMINUM CAP L.S. 16401 FND 3.25" RFTA ALUMINUM CAP L.S. 16401 MARKER BOARD ROAD SIGN (TYP.) GLENWOOD DITCH PIPELINE EASEMENT BOOK 217 PAGE 150 AGREEMENT IN BK 1164 AT PG 818 GRANTS SANDERS RANCH RIGHT TO CROSS FIBER OPTIC EASEMENT THAT LIES WITHIN RAILROAD CORRIDOR ST O R M C U L V E R T 50' OPEN SPACE EASEMENT BOOK 1143 AT PAGE 1 AMENDED BY BOOK 1217 PAGE 593 LOT 9 R O A R I N G F O R K R I V E R R O A R I N G F O R K R I V E R FND 3.25" RFTA CAP L.S. 16401 NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY 1/4 OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MORE PARTICULARLY DESCRIBED ON PAGE 1 COUNTY OF GARFIELD, STATE OF COLORADO ALTA/NSPS LAND TITLE SURVEYMATCHLINE - SEE SHEET 7 SURVEYOR'S CERTIFICATE: TO: LIFESTYLE ASSET MANAGEMENT LLC AN ARIZONA LIMITED LIABILITY COMPANY, AND LAND TITLE GUARANTEE COMPANY, AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 8, 11 (OBSERVED), 12 AND 16 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON JULY 23, 2021. JEFFREY ALLEN TUTTLE L.S. 33638 DATE OF PLAT OR MAP: 01/10/2022 + --i-t1~ + "'-+D + I 7'l/7'7'£./i' Sl/.RV./i'Y/.IVC S./i'.RWC./i'S 923 COOPER A VENUE GLENWOOD SPRINGS, COLORADO 81601 (970) 928-9708 (FAX 947-9007) ..i'?nail-./e/fOtss-us. co?n \ + + + STOR MANHOL (TYP. l I STOlRM-~ MANHOL (TYP.) 66 CL63 CL59 CL58 CL57 CL56 ALTA/NSPS C CL54 CL53 CL52 CL51 LAND CL50 CL49 CL48 CL47 CL46 CL4 TITLE --- -• CL43 CL40 FND 2" ALUMINUM: CAP130' WITNESS CORNER L.S. 20133 z m SURVEY 100 0 50 .. ~ I I 1TH 1 ¼" CAP, GLENWOOD SPRINGS TBD GLENWOOD SPRINGS, CO 81601 DRAWN BY: DATE:Qf /_., ~~ GRAPHIC SCALE 100 200 400 I I I ( IN FEET ) 1 inch -100 ft. B OF B Exhibit K Waterlaw Water Supply Letter November 6, 2024 Realty Capital Management Richard Myers rmyers@realtycapital.com Sarah Brown sbrown@realtycapital.com Tim Coltart tcoltart@realtycapital.com Via Email RE: Water Supply for Harvest Roaring Fork Development (our file # 1854A) Dear Richard, Sarah, and Tim: We provide this letter in support of the land use application to be submitted to Garfield County for the development of the Harvest Roaring Fork property. Harvest Roaring Fork, LLC (“Developer”) owns the former Sanders Ranch property – Garfield County Parcel Nos. 239307300033; 239501400161; 239307300032; 239307200031; and 239307200001 (the “Property”) and is in the process of developing the Property to include single-family homes, multi-family units, and commercial space. Specifically, this letter describes the water that can and will legally and physically supply the Property in sufficient quantity for domestic, commercial, and irrigation uses, as well as a series of ponds. Domestic and Commercial Water Supply Developer owns numerous water rights that will be assigned and dedicated to Roaring Fork Water and Sanitation District (“RFWSD”) as part of inclusion into RFWSD. After inclusion into the District and assignment of the below water rights, RFWSD will provide all domestic and commercial water supply to the Property. Developer is currently working on an amended Pre-Inclusion Agreement with RFWSD. The water rights to be dedicated to RFWSD include: •Case No. 01CW187 o Aspen Glen Well Nos. 1-7; o Coryell Ranch Well Nos. 1-4; o Coryell Ranch Roaring Fork Diversion WATERLAWQ PATRICK I MILLER I N O T O Scott C. Miller• Shareholder m il ler@waterlaw.com Reply to Aspen or Basalt Office 'licensed in CO ASPEN : 197 Prospector Dr. Suite 2104A Aspen, CO 81611 T. 970.920.1030 F. 970.925.6847 BASALT: Waterlaw Riverwalk 229 Midland Avenue Basalt, CO 81621 T . 970.920.1030 F. 970.927.1030 DENVER: 999 18th St. 30th Floor Denver, CO 80202 T . 303.893.9700 F. 303.8 93 .7900 SCOTTSDALE: 16427 N . Scottsdale Rd . Suit e 4 10 Scottsdale, AZ. 85254 T. 800.282.545 8 F. 970.9 27.1030 www.w aterlaw.com Professional Corp. November 6, 2024 Page 2 o These water rights are all decreed as alternate points of diversion to the Basalt Water Conservancy District’s (“BWCD”) Basalt Conduit water right. • Case No. 07CW164 o Coryell Ranch Roaring Fork Diversion River Edge Enlargement;  Decreed as alternate point of diversion to the Case No. 01CW187 water rights, the Roberson Ditch, and Posy Pump and Pipeline. o REC Well Field; o REC Roaring Fork Diversion • Case No. 08CW198 o Added Case No. 07CW164 water rights as alternate points of diversion to the Basalt Conduit water right. o This decree further contemplates the above-described process where Developer may assign the Case No. 01CW187 and 07CW164 water rights to RFWSD to receive District service In total, these decreed water rights allow Developer to serve 1,200 EQRs on the Property. These EQRs may either be domestic or commercial. Developer currently holds BWCD Contract No. 381c to augment depletions from the above water rights as part of the central water system. The contract will similarly be assigned to RFWSD. Applicant is in the process of obtaining an additional BWCD Allotment Contract that will augment the fully proposed 1,500 domestic EQRs and 30 commercial EQRs. The second BWCD contract will be an “Area A” contract that allows use of any of the above water rights to serve the Development, with augmentation supplies coming directly from the BWCD. Thus, Developer’s water rights, through dedication and inclusion within RFWSD, provide sufficient legal and physical water supply to serve the planned 1,500 domestic EQRs and 30 commercial EQRs. Irrigation Water Supply Developer owns irrigation water rights in the Glenwood and Staton Ditches. Developer directly owns rights in the Staton Ditch, while the Glenwood Ditch rights are owned through ownership of shares in the Thompson Glen Ditch Company (“TGDC”). Thompson Glen Ditch Company Developer owns 457 TGDC shares, equivalent to approximately 24.47 percent of the ditch company’s total water rights. TGDC owns 50 c.f.s. in the Glenwood Ditch, comprised of 32 c.f.s. in Priority No. 213BBBA and 18 c.f.s. in Priority No. 339. Thus, Developer’s 457 shares are equivalent to roughly 12.24 c.f.s. The majority of this water is diverted at the Glenwood Ditch WATERLAW© PATRICK I MILLER I NOTO November 6, 2024 Page 3 headgate on the Roaring Fork River above the Property, while 2 c.f.s. may be diverted at the Cattle Creek headgate located on the Property. Staton Ditch Developer owns 0.87 c.f.s. in Staton Ditch, Priority Nos. 53 and 79, and 2.62 c.f.s. in Priority No. 299. This 4.36 c.f.s. is the entire amount currently decreed to the Staton Ditch as various amounts of each priority were changed to dry-up credits in several plans for augmentation. Developer’s Staton Ditch rights were changed to be decreed from Cattle Creek on the Property in Case No. 13CW19. However, that change resulted in a reduction in allowable diversion rates due to historical seepage calculation. Thus, Developer may divert 0.80 c.f.s. from Priority Nos. 53 and 79, and 2.42 c.f.s. from Priority No. 299 at the headgate on the Property. However, Developer may elect to divert the remaining 0.35 c.f.s. at the upper headgate on Cattle Creek for delivery to the Property. Case Nos. 01CW188 and 01CW189, discussed below, confirmed that the two ditches were historically commingled to irrigate 240 acres on the Property. Developer will continue to use these ditches as part of a raw water irrigation system for the Property. Additionally, the domestic water rights described above, and the associated BWCD contract, allow for 7 acres of irrigation from those water rights through the domestic water system. The domestic water system will be used to irrigate parks, open spaces, and landscaping. Ponds Developer owns five pond water rights, decreed in Case Nos. 01CW188 and 01CW189 as the Bair Chase Lake Nos. 1-5. Each lake is decreed for 25 acre-feet, conditional, for recreation, aesthetic, wildlife habitat for birds and fish, water quality enhancement, and piscatorial purposes. The surface area of each lake is limited to 5 acres. Evaporative depletions from the lakes are augmented through the plan for augmentation decreed in Case No. 01CW188 which includes a combination of historic consumptive use credits from the Glenwood and Staton Ditches (of varying amounts depending on total pond sizes) and the above-described BWCD contract. Developer plans to build a total of 5 surface areas of lakes, through a to-be-determined combination of the Bair Chase Lake Nos. 1-5 water rights. Developer owns sufficient water rights to provide a physical and legal water supply, with augmentation, for the proposed ponds. We hope that this information is helpful. Please contact me or John Sittler if you have any questions or wish to discuss this letter in more detail. WATERLAW© PATRICK I MILLER I NOTO November 6, 2024 Page 4 Very truly yours, Patrick | Miller | Noto A Professional Corporation By:_______________________ Scott C. Miller miller@waterlaw.com SCM/jms cc: Chad Lee, Esq. WATERLAW© PATRICK I MILLER I NOTO MEMO TO: Richard Myers and Sarah Brown FROM: Scott Miller and John Sittler DATE: August 3, 2026 RE: Harvest PUD Water Use Summary ***************************************************************** Development Annual Water Demands and Depletions, expressed in ACRE FEET:1 Demands (acre-feet) Consumption (acre-feet) Domestic (1500 EQRs) 588.05 29.40 Commercial (55,000sf and hotel) 35.67 1.79 Domestic Irrigation (10 acres) 21.03 16.82 Pond Evaporation (5 surface acres) 17.65 17.65 TOTAL 662.40 65.66 1. The Harvest project will consist of 1,500 EQRs of residential development across a variety of residential types (single-family homes, townhomes, apartments, etc.). Harvest assumed a demand of 350 gallons per day for each EQR, which is highly conservative (meaning in actuality water usage is almost always less). 2. As the numbers show, 90% of the water use returns directly to the Roaring Fork River through the Roaring Fork Water & San District (RFWSD) and return flows from irrigation. Overall, only 10% of the water is consumed, and even the consumed amount is replaced to the River (see point 7 below). 3. RFWSD will provide the treated water supply for the development. RFWSD is a public “special district” and is regulated by the Colorado Department of Health and Environment. The RFWSD water supply is based on a series of wells located at Aspen Glen and Coryell Ranch, as well as surface water sources. 4. Harvest owns well and surface rights that will be dedicated to RFWSD as part of the development, in order to provide supplemental water to RFWSD, if needed, and further ensure the Harvest development has an adequate and reliable physical water supply. 1 1 acre foot = 325,851 gallons WATERLAWQ PATRI C K I M IL LER I NOT O Scott C. Miller* Sharehol der miller@w aterlaw .com Reply to Aspen or Bas alt Office 'licensed in CO ASPEN : 197 Prospector Dr. Suite 2104A Aspen , CO 81611 T . 970.920.1030 F. 970.925.6847 BASALT: W aterlaw Riverwal k 229 Midland Avenue Basalt, CO 81621 T. 970.920.1030 F. 970.927.1030 DENVER : 999 18th St. 30th Fl o or Denver, CO 80202 T . 303.893.9700 F. 303.893.7900 SCOTTSDALE: 16427 N. Scottsdale Rd . Suite 410 Scottsdale, AZ. 85254 T . 800.282.5458 F. 970.927.1030 www waterlaw com Professional Corp . August 3, 2026 Page 2 5. RFWSD has an adequate physical water supply to supply the development. The wells are supplied from Roaring Fork River alluvial groundwater. The alluvium is continuously recharged by the Roaring Fork River and provides reliable year round water supply up and down the valley. 6. As far as legally, RFWSD and Harvest have several court decreed “plans for augmentation” to replace out-of-priority diversions to prevent any injury to existing water rights. These plans use Basalt Water Conservancy District Allotment Contracts and releases from Reudi Reservoir, up to 73 acre-feet of water per year for Harvest, to the Roaring Fork River well above the development. Thus, all consumptive use is replaced and there is no impact or net loss to the River. 7. Open space and agricultural areas (approximately 30 acres) will continue to be supplied by senior water rights in the Thompson Glen Ditch Company and the Staton Ditch, as historic. 8. The total water demand throughout the Harvest PUD is also significantly less water than was historically used on the property. A total of 240 acres on the property is historically irrigated by the Glenwood and Staton Ditches. One of Harvest’s plans for augmentation, Case No. 01CW188, Division 5 Water Court, decreed that this historic irrigation consumed 1.83 acre-feet per acre. Given the 240 acres of historic irrigation, that equals approximately 439 acre-feet of consumptive use per year. Harvest will continue to irrigate portions of its property through those ditches, but the total development water use on the property will be significantly less than the historic usage amount (121 acre feet versus 439 acre feet).2 9. Because residential and commercial water use is only 5% consumptive, density has very little affect on the water consumptive use on the Harvest project. In fact, the irrigation acreage would go up if the density went down and therefore increase the overall water consumption. 2 Development demand from the Table above is 66 acre feet of consumptive use (rounded up). 30 acres of continued historic irrigation equals 55 acre feet. Thus, 121 acre is the total consumption for the development. WATERLAW© PATRICK I MILLER I NOTO Exhibit M RFTA Crossings 1111111 11111 111111 llllll 111111111111111111 1111111111111 S497S1 08/02/1999 11:2SA B1142 P963 N ALSDORF 1 ol 16 R 80.00 D 10.00 GARFIELD COUNTY CO WHE N RECORDED, RETURN TO: BROWNSTEIN HYATT & FARBER, P.C. P.O. Box 357 Glenwood Springs, CO 81602 Attention: James S. Lochhead, Esq. EASEMENT GRANT Railroad Milepost 367.51 To Sanders Ranch Holdings, LLC This EASEMENT GRANT is made between ROARING FORK RAILROAD HOLDING AUTHORITY, an intergovernmental entity, pursuant to C.R.S . §29-1-201, et seq., and Art. XIV , Colorado Constitution, as grantor (hereinafter "RFRHA"), and SANDERS RANCH HOLDINGS, LLC, a Colorado limited liability company as grantee (hereinafter"Sanders"). RECITALS : A. RFRHA is the owner of the Aspen Branch line railroad corridor, as more fully described in the Deed recorded as Reception No. 510445 on Jul y 3, 1997 in the Garfield County records (hereinafter"Corridor"). B. Sanders is the owner of a tract ofland described in that Special Warranty Deed dated August 6, 1998, between Glenwood Land Company, LLC and Sanders, recorded on August 11, 1998, in Book 1082, at Page 897, Reception No. 530316, Garfield County real property records ("Sanders Ranch"). C. Sanders desires a crossing easement over, under and across the Corridor. D. The Corridor is presently improved with a railroad track, and Sanders Ranch is improved with a farmhouse, barn, and agricultural buildings used for a farm. Sanders intends to develop Sanders Ranch into a mixed-use development, including, but not limited to , a variety of single and multi-family residences, acti ve and passive recreational facilities, and commercial development. NOW, THEREFORE, in consideration of Ten Dollars and the performance of the agreements and conditions herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made: 1. Grant of Easement. RFRHA, subject to the reservations, terms, obligations and conditions herein, grants to Sanders, as an easement appurtenant to Sanders Ranch, a non-exclusive 1111111 11111 111111 1111111111111111 11111 111 1111111111111 549751 08/02/1999 11:25A B1142 P964 "ALSDORF 2 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 2 easement (the "Easement") for ingress and egress over, under and across and for underground utilities under a part of the Corridor situate in Section 7, Township 7 South, Range 88 West of the 6th Principal Meridian being more particularly described as follows: Beginning at a point on the westerly right-of-way line of the former Denver and Rio Grande Western Railroad whence the southwest comer of said Section 7 bears S. 03 °12'04" W. 3586.35 feet; thence N. 19°38'52" W. 100.00 feet along said westerly right-of-way line; thence N. 70°21 '08" E . 100.00 feet to a point on the easterly right-of-way line of said former Denver and Rio Grande Western Railroad; thence S. 19°38'52" E. 100.00 feet along said easterly right-of-way line; thence S. 70"21 '08" W. 100.00 feet to the point of beginning. The center of the above described easement is located at milepost 367.51 according to right-of-way maps of the Denver and Rio Grande Western Railroad (hereafter"Easement Premises"). 2. Limitations on Rights Granted. The grant of Easement is without covenant of title or quiet enjoyment and is subject and subordinate to a reservation of the prior and continuing right ofRFRHA to all other uses of the Easement Premises, including the right to use and maintain its railroad tracks and construct, maintain, repair, renew, use, and operate tracks, lines, pipelines, a busway, trails, and other facilities upon, along, over, under or across any or all parts of the Corridor and Easement Premises, all of which may be done at any time by RFRHA without liability to Sanders or to any other party for compensation or damages, so long as RFRHA does not unreasonably interfere with Sanders' exercise of the Easement, which obligation includes, but is not limited to, RFRHA's avoidance of any obstruction of Sanders' Access Road (as defined below) on the Easement Premises, except for necessary, temporary construction or maintenance detours . This Easement Grant is subject and subordinate to all existing leases, licenses, permits, claims of title or other interests and as may in the future be renewed or extended by RFRHA. 3. Relocation of Easement Premises. Sanders shall have the one-time right to relocate the Easement Premises within 300 feet either north or south along RFRHA's Corridor to accommodate Sanders' final development approval from Garfield County and, upon a request for relocation, the parties shall execute and record a revised easement grant showing the new location of the Easement Premises and vacating the grant location shown herein. 4 . Use of Easement Premises. Use of the Easement Premises for access is not confined to present uses of Sanders Ranch, the present buildings thereon, or present means of transportation, but may be used for all vehicular and pedestrian access to and within Sanders Ranch in its current condition or as it may be developed in the future. Sanders may construct, use, maintain, repair and replace all improvements associated with an access road on, across, over and under the Easement Premises, including, but not limited to, bridges, tunnels, abutments, lanes, medians, landscaping, drainage structures, curbs, gutters and associated foot paths and bridges (which improvements are referred to herein as the "Access Road"). Sanders may also install, use, maintain, repair and replace utilities, underground pipes, conduits, or wires under, and drainage structures on and across, the 1111111 11111 111111 1111111111111111 IIIII Ill 1111111111111 549751 08/02/1999 11:25A B1142 P965 M ALSDORF 3 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 3 Easement Premises. Sanders may use the Easement to serve all present and future uses of Sanders Ranch and take all actions reasonably necessary to fulfill the purposes of the Easement. The Easement may be exercised by Sanders, its officers, agents, employees, independent contractors or third parties with Sanders' permission. 5. Sanders' Improvements. Sanders shall be responsible for the construction, operation, repair and maintenance of the improvements made on the Easement Premises for Sanders' use thereof, and shall furnish material for, and construct, repair and maintain such improvements, and shall keep the Easement Premises and such improvements in a good state of repair at the sole cost and expense of Sanders. Sanders shall have a temporary construction license over adjacent portions of the Corridor as reasonably necessary for construction of such improvements. Sanders shall provide general supervision of all construction and repair activities to insure compliance with the approved plans and specifications and all applicable federal, state and local laws or regulations. Sanders shall not enter upon the Easement Premises for the purpose of constructing, reconstructing repairing, or replacing any improvements to the Easement Premises, except in cases of emergency when work is necessary to avert personal injury or damage to property, without first providing proof of insurance as required herein, and obtaining a written permit from RFRHA, which permit shall be issued consistent with this Easement Grant. The permit issued by RFRHA shall be effective for all work undertaken as described in the permit during the effective term of the proof of insurance. Before commencing any work on the Easement Premises, Sanders or its contractor shall notify RFRHA, in writing at least ten (10) days in advance, of the project number, location, description of proposed work, and the date on which Sanders or its contractor expects to begin such work. Notice shall also be given within ten (10) days following completion and acceptance of such work. All work of construction, maintenance, operation or reconstruction of the Easement Premises shall be done by Sanders in such manner as to cause no interference with the uninterrupted use, maintenance, or operation of the Easement Premises and rail corridor by RFRHA, provided, however, that Sanders shall be allowed to temporarily re-route any trails through the Corridor as necessary. 6. Design of Improvements to the Easement Premises. Prior to commencing any construction on or repair of the improvements on the Easement Premises, Sanders shall prepare detailed construction plans and specifications for review and approval by RFRHA, which approval shall not be unreasonably denied. RFRHA shall review and approve the designs or specify any required changes to the designs within 30 days if the improvements are limited to underground utilities and drainage structures, and 60 days of submittal for road improvements. Said plans and specifications for road improvements shall include the following: a . An "Initial Design" for an at-grade Access Road and associated safety and related improvements to be made to the Easement Premises by Sanders for the purposes of this grant to be constructed and used during the period prior to the initiation by RFRHA of any regular freight or transit service within the Corridor that would require a grade separated crossing. The Initial Design shall incorporate improvements, security, safety or other provisions sufficient to maintain 1111111 11111 111111 11111111111 1111111111111 1111111111111 549~108/02/199911:25A B1142 P966 M ALSDORF 4 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page4 the status of the Corridor under federal law, including 16 U.S .C. § 1247(d), and to comply with other applicable regulations. The Initial Design shall include a box culvert underpass to be constructed under and grade separated from the Access Road, within the Easement Premises and within the Corridor, to be lighted at night, and accommodate unobstructed passage of pedestrian and bicycle traffic along the trail easement within the Corridor; and b. An"Improved Design" for safety improvements to the Easement Premises for the purposes ofthis grant, including a grade separation of the Access Road from the Corridor, to be constructed by Sanders upon initiation by RFRHA of regular freight or transit service within the Corridor, in the event grade separation is required by Corridor-wide safety improvement criteria for road crossings of the Corridor adopted by RFRHA. c. The Initial Design and the Improved Design shall include any lights, signals, bells, signs, posts, gates or other safety devices, to prevent accidents or other conflicts between the use of the Easement Premises and the use of the Corridor, as may then be required by RFRHA pursuant to its adopted Corridor safety standards or which may be required by any local, state or federal law or order of any officer or regulatory board having jurisdiction over such matters. In the event that Corridor safety standards applicable to the Access Road are amended prior to the construction of the Initial Design or the Improved Design, then amended engineering drawings and design specifications, to conform with and incorporating such amended Corridor safety standards (which in the case of the Improved Design may or may not then require a grade separation), shall be provided to and reviewed and approved by RFRHA prior to construction. d. The Initial Design and Improved Design shall be prepared and certified by a licensed Colorado professional engineer and shall include all site specific drawings, engineering specifications, projections of crossing traffic expected to be generated at buildout from the development of Sanders Ranch, and cost estimates and budgets for construction of the designs. This information shall be provided to RFRHA with an engineering review fee of$5,000.00 for RFRHA's costs for review and analysis of such designs. The designs shall include related grading approaches , planking, ditches, drains, drain boxes, culverts, fences, gates, the relocation or protection of any buried or overhead telegraph, telephone, fiber optic or other signal wires. e. As a part of its construction of improvements shown on the final plat for that portion of the Sanders Ranch west of the Corridor and to be served by the Access Road, and prior to any use of the Easement Premises for access to any such development, Sanders shall construct the Initial Design as approved by RFRHA, provided, however, that the box culvert underpass referenced in the preceding paragraph 6(a) need only be constructed at the time RFRHA extends a trail within the Corridor adjacent to the Easement Premises. f. Except as otherwise provided in the succeeding subparagraph (g), in the event RFRHA determines to begin use of the Corridor for regular freight or transit service which, under 1111111 11111 111111 11111111111 1111111111111 1111111111111 ~49~1 08/02/1999 11:~A 81142 P987 M ALSDORF ~ of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 5 applicable RFRHA criteria, would require grade separation of the Access Road, RFRHA shall give Sanders notice to install the Improved Design as then approved by RFRHA. RFRHA and Sanders may jointly select the contractor for performance of the work if efficiencies would result. If Sanders fails to begin work to install the Improved Design within 120 days of such notice to do so or Sanders thereafter fails to diligently pursue such work thereafter to completion, RFRHA shall have a temporary license to enter upon the Sanders Ranch and install the Improved Design and may draw on the LOC or other security to be provided hereunder to pay the cost thereof. g. The obligation to provide security for the costs to install the Improved Design for the Easement Premises, as described in the succeeding paragraph 8, shall terminate, and the LOC or other security for such obligation shall be released on the earlier of: (i) December 31, 2009; (ii) the appropriate regulatory agency's issuance of a certificate of satisfactory completion of construction of the Improved Design; or (iii) RFRHA's formal determination that freight or transit service within the Corridor is infeasible or that grade separation of the crossing on the Easement Premises is not required by the anticipated service under applicable criteria. Upon termination of said security obligation, the parties shall jointly file a request with the issuer of the LOC or substitute security that the security be released, canceled or terminated. 7. Proceedin~s Before the PUC. Regardless of whether the Easement Premises is dedicated as a public road, RFRHA's Corridor-wide safety standards shall apply to the Easement Premises. In the event of any proceeding before the PUC concerning the Easement Premises, the parties shall jointly request that the RFRHA standards be adopted by the PUC as safety standards for improvements to the Easement Premises by Sanders. In the event the PUC orders safety improvements of a lesser standard than RFRHA's, Sanders shall install improvements to the higher standard. Sanders shall not seek nor accept from the PUC an allocation of costs between Sanders and RFRHA to install or maintain safety improvements on the Easement Premises; rather, Sanders shall bear the entire costs of said improvements and maintenance. Sanders shall indemnify and hold RFRHA harmless from any apportionment of such costs or maintenance expense that may be ordered by the PUC. 8. Security for Improvements. Prior to recording of any final plat for any residential or commercial/industrial development upon that portion of Sanders Ranch located west of the Corridor or any construction on the Easement Premises of the Access Road, Sanders shall deliver to RFRHA a commercial letter of credit (hereinafter "LOC") in the amount of the entire cost of construction of the Improved Design, which LOC shall name RFRHA as the beneficiary and which shall be drawn on a financial institution reasonably acceptable to RFRHA. Sanders may construct underground utilities and drainage structures across and beneath the Easement Premises, and use the Easement Premises for access by construction vehicles, without triggering the LOC requirement. 9 . Modification of Safety Standards. Ifat any time hereafter any local, state or federal law, or any local, state or federal office or regulatory board or commission having jurisdiction, or 1111111 11111111111 IIIIII IIIII IIIII IIHI Ill 1111111111111 !549751 08/02/1999 11:2!!1A B1142 P968 N ALSDORF 6 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 6 ifRFRHA shall adopt applicable Corridor-wide crossing safety standards which require alterations, changes, or additional safeguards, protection, signals or warnings for Sanders' use of the Easement Premises, the same shall be constructed, maintained and operated at the sole expense of Sanders. 10. Maintenance and Re.pairs. Unless otherwise required or agreed to by RFRHA, Sanders shall be obligated to maintain and keep in a safe condition, make necessary or proper repairs, or reconstruct as necessary the improvements constructed by Sanders on the Easement Premises, including keeping the flangeways adjacent the tracks free ofrocks, dirt or other material and shall prevent the fouling of any track or interference with any trains or cars. Upon Sanders' failure to perform such maintenance or commence any such repair or reconstruction, RFRHA shall have the right, if it so elects, to make such maintenance or repairs within fifteen (15) days after notice to Sanders, or in an emergency without notice. In the event RFRHA elects to maintain, repair or reconstruct such improvements on the Easement Premises, Sanders shall reimburse RFRHA for its costs for such maintenance, repair or reconstruction as RFRHA reasonably deems necessary, within thirty (30) days of being billed for such work. The right of RFRHA to maintain, make repairs or reconstruct the improvements on the Easement Premises shall not relieve Sanders from responsibility to RFRHA or to other persons for the failure of Sanders to properly maintain, repair or reconstruct such improvements. 11. Liens. Sanders shall pay in full all persons who perform labor on the Easement Premises for Sanders and will not allow any mechanics' or materialmen's liens to be enforced against RFRHA's premises for work done or materials furnished at Sanders' instance or request. If any such liens are filed thereon, Sanders agrees to remove the same at Sanders' own cost and expense and to pay any judgment which may be entered thereon or thereunder. Should Sanders fail, neglect or refuse so to do , RFRHA may pay any amount required to release any such lien or liens, or to defend any action brought thereon, and to pay any judgment entered therein, and Sanders shall be liable to RFRHA for the payment of any such liens or judgment and all costs, damages, and reasonable attorneys' fees, and any other amounts expended in defending any such proceedings. 12. Protection o(Trail and Conservation Easement. The Corridor and Easement Premises are subject to and encumbered by the interest of Park Trust Ltd., d/b/a Aspen Valley Land Trust (" A VLT") in that Deed of Conservation Easement and Deed of Trail Easement dated June 30, 1997, recorded July 3, 1997, in Book 1024 at Page 621 , Reception No. 510446, Garfield County records (the"Conservation Deed"), for the benefit of AVLT. Letters of approval necessary to satisfy the requirements of the Conservation Deed, including paragraphs 6(c), 6(g), 7(a), 8 and 15 thereof, by Great Outdoors Colorado, the Colorado Department of Transportation and the Aspen Valley Land Trust, are attached hereto as Exhibits Al, A2 and A3. 1111111 11111 111111 llllll 111111111111111111 111111111 1111 ~497~1 08/02/1999 11 :2~A B1142 P969" ALSDORF 7 of 15 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 7 13. Protection of Draioa~e. a. Any and all cuts and fills, excavations or embankments necessary in the maintenance or future alteration for Sanders' use of the Easement Premises shall be made and maintained in such manner, form and extent as will provide adequate drainage of the Easement Premises, the Corridor, and adjoining lands; and wherever any such fill or embankment may obstruct the natural and pre-existing drainage from such lands, Sanders shall construct and maintain sufficient culverts or drains as may be required to accommodate such natural and pre-existing drainage. b. Sanders shall have the right to relocate any historic drainage easement across the Corridor as it extends through the Sanders Ranch, so long as no adverse impacts are caused to RFRHA's Corridor or existing or future uses thereof. No changes shall be made or construction begun to modify or alter such drainage easements or drainage improvements until construction drawings have been reviewed and approved by RFRHA, which approval shall not be unreasonably denied and RFRHA shall have granted written authorization to proceed. RFRHA shall have a thirty- day period in which to review an adequate set of construction drawings prepared by, and under seal of, a Colorado professional engineer. 14. Protection of Existing Facilities. Sanders shall bear the cost of protection, relocation or reconstruction of any and all fences, telephone or telegraph poles, underground communication cables, signals, switches and warning lights and all related wiring and conduit, or other facilities, made necessary by the construction, use, operation, maintenance or repair of Sanders' improvements to the Corridor and Easement Premises. 15. Environmental Protection. Sanders shall, at its expense, comply with all applicable laws, regulations, rules and orders regardless of when they become or became effective, including, without limitation, those relating to health, safety, noise, environmental protection, waste disposal, and water and air quality, and furnish satisfactory evidence of such compliance upon request of RFRHA regarding the construction of improvements on the Easement Premises. Should any discharge, leakage, spillage, emission or pollution of any type occur upon or arise from the Easement Premises as a result of Sanders' use, presence, operations or exercise of the rights granted hereunder, Sanders shall immediately notify RFRHA and shall, at Sanders' expense, clean all property affected thereby, to the reasonable satisfaction ofRFRHA (insofar as the property owned or controlled by RFRHA is concerned) and any governmental body having jurisdiction in the matter. RFRHA may, at its option, clean RFRHA's property of such discharge referred to above; and ifRFRHA elects to do so, Sanders shall pay RFRHA the reasonable cost of such cleanup promptly upon the receipt of a bill therefor. Sanders agrees to release, indemnify and defend RFRHA from and against all liability, cost and expense (including, without limitation, any fines, penalties, judgments, litigation costs and attorneys' fees) incurred by RFRHA as a result of any such discharge, leakage, spillage, emission or pollution by Sanders, unless such liability, cost or expense is proximately caused by the negligence, recklessness or willful act ofRFRHA, its officers, agents, employees or contractors. 1111111 11111 111111 1111111111111111 IIIII Ill 1111111111111 !5497!108/02/199911:2!A B1142 P970 Pl ALSDORF 8 of 16 R 80 00 D 10 .00 GMFIELD COUNTY CO Easement Grant Page 8 16. Protection ofUnder(:l:Ound Cable. RFRHA represents that Qwest Communications Corporation has an easement for underground cable along the Corridor. Fiber optic cable is buried through the Corridor and Licensed Premises. Sanders, at least five (5) days prior to performing any excavation activities on the Corridor or Licensed Premises, shall notify RFRHA at (970) 704-9282 and shall notify Qwest at 1-800-AT-FIBER (a 24-hour number) to receive a Qwest Communications Corporation control number. Sanders will be advised where a telecommunications system is buried on or about the Easement Premises, the name of the telecommunications company(ies) involved, provided instructions to arrange for a cable locator, and advised whether arrangements for relocation or other protection of the fiber optic cable is required prior to beginning any work on the Easement Premises. Any such relocation or protection shall be at Sanders' expense. 17. Insurance Requirements. Prior to commencing any work on the Easement Premises, Sanders shall require any contractor retained by Sanders to perform any work on the Easement Premises to procure and maintain, at the contractor's expense, with an insurance company reasonably acceptable to RFRHA, Comprehensive General Liability Insurance (including automobile) to be maintained during the period of any construction activities to insure RFRHA and providing for: (a) a limit ofnot less than $2,000,000.00 for all damages arising out of bodily injuries to or death of one (1) person and subject to that limit for each person; (b) a total limit of $2,000,000.00 for all damages arising out of bodily injuries to or death of two (2) or more persons in any one occurrence; (c) Regular Contractor's Property Damage Liability Insurance providing for a limit of not less than $2,000,000.00 for all damages arising out of injury to or destruction of property in any one occurrence and subject to that limit per occurrence; and (d) a total (or aggregate) limit of$4,000,000.00 for all damages arising out of injury to or destruction of property during the policy period. Such insurance policy shall contain no provisions excluding assumed contractual liability or indemnity; and said policy shall specifically reference this Easement Grant and its indemnity provisions, shall name RFRHA as an additional insured, shall contain no exclusion of any personal injury or death or damage to property sustained by any directors, officers, agents, attorneys or employees ofRFRHA (except for their own negligence, recklessness or willful acts), nor any exclusion for working on or near a railroad. Sanders shall furnish RFRHA with certificates of insurance and a copy of the policy evidencing such insurance to be in full force and effect and containing a provision that same will not be canceled without at least thirty (30) days' advance written notice by the insurance carrier to RFRHA. 18. Indemnity. Sanders shall at all times protect, indemnify and save harmless RFRHA from any and all claims, demands, judgments, costs, expenses, and all damage of every kind and nature made, rendered or incurred by or on behalf of any person or corporation, including attorneys' fees and court costs in any manner due to or arising out of any injury to or death of any person, or damage to property of any person or persons, including the parties hereto and their officers, agents, attorneys and employees, in any manner arising from or growing out of the use of or the failure to properly construct, operate or maintain improvements constructed by Sanders on the Easement 1111111 11111 111111 11111111111 1111111111111 1111111111111 !549751 08/02/1999 11:2!1A B1142 P971 N ALSDORF 9 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page9 Premises. Sanders shall indemnify and hold RFRHA harmless against and from all cost, liability and expense, including, without limitation, attorneys' fees and court costs and expenses arising out of or contributed to by any act or omission of Sanders, its contractor, agents or employees, that causes or contributes to any damage to or destruction of any telecommunications system by Sanders, or its contractor, agents or employees, on the Corridor or Easement Premises, any injury to or death of any person employed by or on behalf of any telecommunications company or its contractor, agents or employees, on RFRHA's property, or any claim or cause of action for alleged loss of profits or revenue by, or loss of service by a customer or use of, such telecommunication company. Nothing contained herein shall constitute an indemnity by Sanders ofRFRHA for any negligence, recklessness or willful acts ofRFRHA, its contractors, agents or employees. In the event Sanders' rights and obligations hereunder are assigned to a public entity, then such indemnity shall be limited to the extent provided by law. Nothing in this Easement Grant, including, without limitation, the insurance and indemnity requirements, is intended to waive, nor shall it waive, in any manner any rights under governmental immunity. 19. Default. If Sanders or RFRHA shall fail to keep and perform any of the conditions, stipulations, covenants and provisions of this Easement Grant to be kept and performed by them, the non-defaulting party shall be entitled to such damage or remedy as may be available at law or in equity, including an action to require specific performance, and shall also be awarded its reasonable costs, attorneys' fees and expenses. Any waiver or failure by a party to timely enforce its rights for any breach of any condition shall not impair the rights of such party arising from such breach to enforce such rights at a later time or to avail itself of its rights under any subsequent breach of the same or any other condition. Without limiting RFRHA's right to seek a formal judicial declaration of abandonment, in no event shall RFRHA be entitled to terminate or limit use of the Easement as a remedy for Sanders's default of any condition, stipulation, covenant or provision of this Easement Grant. 20. ~-Any notice required or permitted to be given hereunder must b e in writing and will be deemed given upon personal delivery or upon the deposit thereof in the United States mail, by registered or certified mail, postage prepaid, addressed to the appropriate party at the followin g addresses: Ifto RFRHA: Roaring Fork Railroad Holding Authority c/o Tom Newland, Executive Director P . 0 . Box 1270 Carbondale, CO 81623 Phone: (970) 704-9282 Facsimile: (970) 704-9284 -· -·--· ... --·-·· ...... . 1111111 11111 111111 1111111111111111 11111111 1111111111111 ~497!1 08/02/1999 11:~R 81142 P972 N RLSDORF 10 or 16 R 80.00 D 10 .00 GARFIELD COUNTY CO Easement Grant Page 10 With a copy to: Ifto Sanders: Robert M. Noone Robert M. Noone, P.C . P. 0. Box39 Glenwood Springs, CO 81602 Phone: (970) 945-4500 Facsimile: (970) 945-5570 Sanders Ranch Holdings, LLC c/o Sopris Development Group 655 East Valley Road, Suite 200 Basalt, CO 81621 Attn: George Hanlon, Jr. Phone: (970) 963-6660 Facsimile: (970) 963-6661 Any party may change such party's address for notices by giving notice to the other parties in accordance with this paragraph, but no change will be effective as against any person without actual knowledge thereof. 21. Binding on Successors: Assignment. This Easement Grant shall run with and be binding upon Sanders Ranch as a covenant running with the land. The covenants, stipulations and conditions of this Easement Grant shall extend to and be binding upon the parties hereto, their successors and assigns; provided, however, that Sanders' obligations under this Easement Grant may only be enforced against Sanders or its express assigns, and holders of subeasements or licenses, as evidenced by a recorded assignment, subeasement or license. Subsequent owners of any subdivided parcel or lot within Sanders Ranch may exercise the rights granted under the Easement, but shall not be liable or have any obligations whatsoever under this Easement Grant, solely by virtue of their land ownership, except indirectly as such land may be subject to assessment by a homeowners association or taxes by a special district which may have assumed Sanders obligations hereunder. Upon prior written consent ofRFRHA, Sanders may assign all or a portion of its interest or grant subeasements or licenses hereunder to a person or an entity which acquires all or substantially all of Sanders Ranch, or to a homeowners association, public utility, municipality, county, special district or other governmental or quasi-governmental entity, or to any other person or entity. Sanders shall notify RFRHA of such assignment, subeasement or license. RFRHA shall approve or deny the proposed assignment, sublease or subeasement based only on the financial capability of the proposed assignee, sublessee or grantee to perform the obligations hereunder assigned, leased or conveyed, and shall not unreasonably delay or deny such approval. IfRFRHA does not approve or deny the proposed assignment within forty-five (45) days from the date of notice of the proposed assignment, then RFRHA shall be deemed to have approved the proposed assignment. Upon the assumption by such entity of all or certain of Sanders's obligations hereunder, Sanders shall be released therefrom. 1111111 11111 111111 1111111111111111 IIIII Ill 1111111111111 !14~108/02/199911:2!1A B1142 P973 ti ALSDORF 11 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO Easement Grant Page 11 Signed this 301h day of July, 1999. RFRHA: ROARING FORK RAILROAD HOLDING AUTHORITY By: George Roussos Chairman of the Board of Directors SANDERS: SANDERS RANCH HOLDINGS, LLC a Colorado limited liability company By: SOPRlS DEVELOPMENT GROUP, LLC, Manager By: 1111111 11111 111111 1111111111111111 IIIII Ill 1111111111111 ~49751 08/02/1999 11:~A 81142 P974 M ALSDORF 12 of 16 R 80.00 D 10 .00 GARFIELD COUNTY CO Easement Grant Page 12 STATE OF COLORADO ) ss. COUNTY OF GARFIELD ) The foregoing Easement Grant was subscribed and sworn to before me, the undersigned authority, on this .3 o ti.day of July, 1999, by George Roussos, Chairman of the Board of Directors of the Roaring Fork Railroad Holding Authority . WITNESS my hand and official seal. ST ATE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) The foregoing Easement Grant was subscribed and sworn to before me, the undersigned authority , on this ~day of July, 1999, by George R. Hanlon , Jr., Manager of Sopris Development Group LLC, as manager of Sanders Ranch Holdings, LLC . WITNESS my hand and official seal. My commission expires : / z(z-2/-i:t1ff<J 11 G 'llAT OVT'D00Jl..t COlOUDO TaaNt 11 1 II ffvel'll •= ..... , .......... AIIGlality 07U ..... 1S! PA8ca12'0 Owl t:. O>IIGI EXHIBIT Al 1Jlali: ,.. .. •• ■• • ;e4 natl 1111100C:0. CDOr, ..aUIIIAJoilllr ...-t....W •in-1d. dpdar1Hdra .,...,,I.Jae ..... 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CO •0202 T&U.1'11DtU :IO!l•Hl•?S::2 • 'F..CSIMli,• lOl•Ml..,ft'f a--,ul ........... 1111111 11111 111111 llllll lllll 11111111111111111111111111 549751 08/02/1999 11:25A B1142 P975 N ALSDORF 13 ol 16 R 80.00 D 10.00 GARFIELD COUNTY CO 1111111 11111111111 111111111111111111111111 IIIIII Ill llll 549751 08/02/1999 11:25A B1142 P976 n ALSDORF 14 of 16 R 80.00 D 10.00 GARFIELD COUNTY CO EXHIBIT A2 19AJl1111!1ff 01' TIIAHSPOlff,lTl(»I July 28, 1999 Gi!mF.RoUIIOI.Chiijnnm lwaiq Fon: Railmed Boldin& Authority c/o :Piddn County Mmapr's Offioo 530MainSt AtpeD,,C0'1611 RB: Sinden Ranch a-oaing DcarGcoric.: STATE OF COLORADO coor is in aupport of gnmting earmadw md liccnm to SaDdca Rallcb Holdinp LLC (Saadn) u daan"'bod in 1be A8fccmlllt between Sandma aad dltl Roariag Fork RaiJmld Holding Audlority and tbci &hibits A-H aaacbcd 1bcmo (tu Doclmwlltl). Tho croaiDp Di ~ dacribed in the Documeota aro within the acape of thole lhown on List C of Exhibit C oftm ConNmlliaa P...,,.,,t I am writing to DOtify you that, buod 1lpW1 our lfflCW of the Docnm...,., 1ha Colondo Department oC Tramportation hmeby approves the ~ of tall8 imp:ovemaots in 1he DccumaltL Conmacti<io of mch ~entl wi.1hoat filrthm' l!Oticc tn the ColoGdo DC1par1mCD1 ofTl'llllportatio will not onnatitntc breach of my oftbo tmml of the Omlemtion P■a•m,.,,, Pl-coamwe ta cocadima with Mike Smida at a.sion m with aipnt m 'yatlr accmatoSB-82. cc:' Ralplt Trapani MID3milll. 1111111 11111111111 llllll lllll lllll lllll 1111111111111111 !497!1 08/02/1999 11:2!A B1142 P977 ft ALSDORF 1! of 16 R 80.00 D 10.00 GARFIELD COUNTY CO EXHIBIT AJ ... :u,c,~~ -•----; .acaa ■IWW•O U111!AJ'-1 I ••ld...:;DiUW Mt ... ,.. .... .... --................. ~ 11,&ta .............. .... ... ----- .11 h1 'II.ti T 15_,._..._.~a ._..._._.,_._,.._._. ---.,,.__.. ... ......... t::r . .:•--'Uli8-lr~ ...... ..... ~.... 9 ........ • ....... .. .... ....................... 1111&\ ............. ... ---•-•• ..... Mlt; .,._._ .......... r• ...,.., ........... .... a. .. .,.... • .-.. ... on, .. .rw. a. .._..,..._._.,...JI: IF••~-....., ... lallilla .............. ... s. ,.......,._._ ..... ,c:: ,n_..,,.._ 6. ...a-..... ........ :... .... a..a.....,c.-111 ....... ,... .,_.,.._...--• ..-set 11 a : .._._.,_........,. ...... a.-. ................. ~ ....... 1111111 11111 111111 1111111111111111 IIIII Ill 1111111111111 54975108/02/199911:25A B1142 P978" ALSDORF 16 of 16 R 80 .00 D 10.00 GARFIELD COUNTY CO -.... CllllrGllai~ ,-..c--, ... ~r •; ec " ., ,,,,, ,,.., Cl,_ ..... a _..a.a, ~ ..... c...- 1:11 ... Cl C: C Cd ca--..a....,. 1111111 11111 11111111111111111 1111111111111 1111111111111 !72244 11/15/2000 04:10P B1217 P588 M ALSDORF 1 of! R 25.00 D 0.00 GARFIELD COUNTY CO WHEN RECORDED, RETURN TO: BROWNSTEIN HYATT & FARB ER, P.C. P.O. Box 357 Glenwood Springs, CO 81602 Attention: James S . Lochhead, Esq. AMENDMENT TO EASEMENT GRANT Railroad Milepost 367.51 To Sanders Ranch Holdings, LLC This AMENDMENT TO EASEMENT GRANT is made between ROARING FORK RAILROAD HOLDING AUTHORITY, an intergovernmental entity, pursuant to C .R.S. §29-1-201, et seq., and Art. XIV, Colorado Constitution, as grantor (hereinafter "RFRHA"), and SANDERS RANCH HOLDINGS, LLC, a Colorado limited liability company as grantee (hereinafter"Sanders"). RECITALS: A. On July 30, 1999, Sanders and RFRHA entered into an Easement Grant, Railroad Milepost 367.51 To Sanders Ranch Holdings, LLC, recorded in the Records of Garfield County on August 2, 1999, in Book 1142 at Page 963, Reception No. 549751 (the "Easement Grant"). B. The parties, for their mutual benefit, desire to amend the Easement Grant in certain respects and affirm the balance of the Easement Grant. NOW, THEREFORE, in consideration of Ten Dollars and the performance of the agreements and conditions herein and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the following grants, agreements, covenants and restrictions are made: 1. Recital D of the Easement Grant is amended to read as follows: The Corridor is presently improved with a railroad track, and Sanders Ranch is improved with a farmhouse, barn, and agricultural buildings used for a farm. Sanders intends to develop Sanders Ranch. 2. Recital B of the Easement Grant is amended to read as follows: Sanders is the owner of a tract of land described in that Special Warranty Deed dated August 6, 1998, between Glenwood Land Company, LLC and Sanders, recorded on August 11, 1998, in Book 1082, at Page 897, Reception No. 530316, Garfield County real property records, and a tract ofland described in that Special Warranty Deed dated of even date herewith, between Nicholas W. Goluba, Jr. and June E. Goluba and Sanders, recorded of even date herewith ("Sanders Ranch"). 1111111 11111 11111111111111111 1111111111111 1111111111111 572244 11/15/2000 04:10P B1217 P~89 ~ ALSDORF 2 ol 5 R 25.00 D 0.00 GARFIELD COUNTY CO Amendment to Easement Grant Page 2 of5 3. Paragraph 3 of the Easement Grant is amended to read as follows: Relocation of Easement Premises. Sanders shall have the one-time right to relocate the Easement Premises on the Sanders Ranch up to 300 feet north or at any point south along RFRHA's Corridor to accommodate Sanders' final development approval from Garfield County and, upon a request for relocation, the parties shall execute and record a revised easement grant showing the new location of the Easement Premises and vacating the grant location shown herein. 4. Paragraph 6.b. of the Easement Grant is amended to read as follows: If applicable, an"Improved Design" for safety improvements to the Easement Premises for the purposes of this grant, including a grade separation of the Access Road from the Corridor, to be constructed by Sanders upon initiation by RFRHA of regular freight or transit service within the Corridor, in the event grade separation is required by Corridor-wide safety improvement criteria for road crossings of the Corridor adopted by RFRHA. 5. Paragraph 6.d. of the Easement Grant is amended to read as follows: The Initial Design and, if applicable, the Improved Design shall be prepared and certified b y a licensed Colorado professional engineer and shall include all site specific drawings, engineering specifications, projections of crossing traffic expected to be generated at buildout from the development of Sanders Ranch and any other property to be served by the Access Road, and cost estimates and budgets for construction of the designs. This information shall be provided to RFRHA with an engineering review fee of $5,000.00 for RFRHA's costs for review and analysis of such designs. The designs shall include related grading approaches, planking, ditches, drains, drain boxes, culverts, fences, gates, the relocation or protection of any buried or overhead telegraph, telephone, fiber optic or other signal wires. 6. Paragraph 6.g. of the Easement Grant is amended to read as follows: The obligation to provide security for the costs to install the Improved Design for the Easement Premises, as described in the succeeding paragraph 8, shall terminate, and the LOC or other security for such obligation shall be released on the earlier of: (i) December 31, 2009; (ii) the appropriate regulatory agency's issuance of a certificate of satisfactory completion of construction of the Improved Design; (iii) a determination by RFRHA that construction of the Improved Design is not required to serve the development at Sanders Ranch; or (iv) RFRHA's formal determination that freight or transit service within the Corridor is infeasible or that grade separation of the crossing on the Easement Premises is not required by the anticipated service under applicable criteria. Upon termination of said 1111111 11111 11111111111111111 1111111111111 1111111111111 572244 11/15/2000 04:10P B1217 P590 M ALSDORF 3 of 5 R 25.00 D 0.00 GARFIELD COUNTY CO Amendment to Easement Grant Page 3 of5 security obligation, the parties shall jointly file a request with the issuer of the LOC or substitute security that the security be released, canceled or terminated. 7. Paragraph 7. of the Easement Grant is amended to read as follows: Proceedings Before the PUC. Regardless of whether the Easement Premises is dedicated as a public road, RFRHA's Corridor-wide safety standards shall apply to the Easement Premises. In the event that, pursuant to Paragraph 3 hereof, Sanders elects to relocate the Easement Premises to the location of the existing crossing for the Sanders Ranch at Railroad Milepost 368+343' or so close thereto so as to make the use thereof impractical or redundant, then the RFRHA standards that shall apply to construction at that location shall be for an up-grade of an existing crossing found at Section 11.0 of the Roaring Fork Railroad Access Control Plan as the same may be amended. In the event Sanders does not make such election or does not relocate the Easement Premises to said existing crossing, then the RFRHA standards that shall apply to construction shall be for a new crossing, found at Section 17 .0 of the Roaring Fork Railroad Access Control Plan as the same may be amended. In the event of any proceeding before the PUC concerning the Easement Premises, the parties shall jointly request that the RFRHA standards be adopted by the PUC as safety standards for improvements to the Easement Premises by Sanders . In the event the PUC orders safety improvements of a lesser standard than RFRHA's, Sanders shall install improvements to the higher standard. Sanders shall not seek nor accept from the PUC an allocation of costs between Sanders and RFRHA to install or maintain safety improvements on the Easement Premises; rather, Sanders shall bear the entire costs of said improvements and maintenance. Sanders shall indemnify and hold RFRHA harmless from any apportionment of such costs or maintenance expense that may be ordered by the PUC. 8. Paragraph 8. of the Easement Grant is amended to read as follows: Security for Improvements. Prior to recording of any final plat for any residential or commercial/industrial development upon that portion of Sanders Ranch located west of the Corridor or any construction on the Easement Premises of the Access Road, Sanders shall deliver to RFRHA a commercial letter of credit (hereinafter "LOC") in the amount of the entire cost of construction of the Improved Design, which LOC shall name RFRHA as the beneficiary and which shall be drawn on a financial institution reasonably acceptable to RFRHA. In the event an Improved Design is not required, then this Paragraph 8 shall have no force or effect. Sanders may construct underground utilities and drainage structures across and beneath the Easement Premises, and use the Easement Premises for access by construction vehicles, without triggering the LOC requirement. 9. Paragraph 9. of the Easement Grant is amended to read as follows: 1111111 11111 11111111111111111 1111111111111 1111111111111 !72244 11/1!/2000 04:10P B1217 P591 ft ALSDORF 4 of! R 2!.00 D 0.00 GARFIELD COUNTY CO Amendment to Easement Grant Page 4 of5 Modification of Safety Standards. If at any time hereafter any local, state or federal law , or any local, state or federal office or regulatory board or commission having jurisdiction, or if RFRHA shall adopt applicable Corridor-wide crossing safety standards which require alterations, changes, or additional safeguards, protection, signals or warnings for Sanders ' use of the Easement Premises, the same shall be constructed, maintained and operated at the sole expense of Sanders ; provided, however, that Sanders shall not be required to install a grade separated crossing if an Improved Design was not required and if Sanders has initiated construction of the Access Road under the Initial Design. 10. Except as expressly modified hereby, the Easement Grant is affirmed by the parties. Executed as of the last date written below. RFRHA: ROARING FORK RAILROAD HOLDING AUTHORITY By: d.✓~e / ~,:.,; Dorothea Farris, Chair SANDERS: SANDERS RANCH HOLDINGS, LLC a Colorado limited liability company By~/ George. H ~ Jr., Manager 1111111 11111 11111111111111111 1111111111111 1111111111111 572244 11/15/2000 04 :10P B1217 P!92 N ALSOORF 5 of 5 R 25.00 D 0.00 GARFIELD COUNTY CO Amendment to Easement Grant Page 5 of5 ST A TE OF COLORADO ) ) ss. COUNTY OF GARFIELD ) The foregoing Amendment to Easement ant was subscribed and sworn to before me, the undersigned authority, on this 3l l1 day or"· -~ ·) by Dorothea Farris, Chair of the Roaring Fork Railroad Holding Authority. WITNESS my hand and official seal. My commission expires: '-[11·\i'E n1/x h ( Notary STATE OF COLORADO ) ss. COUNTY OF GARFIELD ) The foregoing Amendrnent_!9 Easement Grant was subscribed and sworn to before me, the undersigned authority, on this ~day of ~ . , 2000, by George R. Hanlon , Jr., Manager of Sopris Development Group LLC, as manager of Sanders Ranch Holdings, LLC. WITNESS my hand and official seal. My commission expires: Notary Public My Commission Expin 08.l21/20IM PROPERTY LINE ROARING FORK RIVER EXISTING CALAWAY CT. INTERSECTION CENTERLINE @ SH-82 MILE MARKER 6.96 EXISTING CR-154/CR-114 (THUNDER RIVER MARKET) INTERSECTION CENTERLINE @ SH-82 MILE MARKER 6.68 EXISTING CR-113 (CATTLE CREEK ROAD) INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.85 TO BE REVISED TO RIIGHT IN RIGHT OUT SH-82 MILE MARKER 7 SH-82 MILE MARKER 8 PR O P E R T Y L I N E PRO P E R T Y L I N E P R O P E R T Y L I N E PROPOSED 3 4 MOVEMENT (LEFT IN AND RIGHT-IN/RIGHT-OUT INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.38 PROPOSED RIGHT-IN/RIGHT-OUT INTERSECTION CENTERLINE @ SH-82 MILE MARKER 7.76 PROPOSED SOUTH U TURN INTERSECTION CENTERLINE @ SH-82 MILE MARKER 8.21 3 4 M O V E M E N T T O R I R O = 2 0 0 4 ' ( 9 6 0 ' A C C E L + 2 2 2 ' T A P E R + 6 0 0 ' D E C E L + 2 2 2 ' T A P E R ) CAL A W A Y C T T O 3 4 M O V E M E N T M I N L E N G T H = 2 0 0 4 ' ( 9 6 0 ' A C C E L + 2 2 2 ' T A P E R + 6 0 0 ' D E C E L + 2 2 2 ' T A P E R ) ( * A C T U A L 2 2 2 0 ' ) E X I S T I N G C A T T L E C R E E K T O 3 4 M O V E M E N T M I N L E N G T H = 2 3 6 0 ' (9 6 0 ' A C C E L + 8 7 5 D E C E L + S T O R A G E ) M I N ( * A C T U A L 2 5 0 0 ' ) RI R O T O P R O P O S E D U - T U R N M I N L E N G T H = 2 3 6 0 ' ( 9 6 0 ' A C C E L + 9 7 5 ' D E C E L + S T O R A G E ) M I N PROPOSED RFTA CROSSING, DEVELOPMENT ACCESS ROAD GOES UNDER RFTA TRAIL PROPOSED RFTA CROSSING, DEVELOPMENT ACCESS ROAD CROSSES RFTA @ GRADE EXISTING RIO GRANDE TRAIL TO PASS BELOW GRADE NORTH CENTRAL NORTH RIVERFRONT VILLAGE NEIGHBORHOOD NORTH FRONTAGE THE FARM VILLAGE CENTER SOUTH RIVERFRONT CREEKSIDE SOPRIS NATURAL AREA DATE REVISION XXX C-1.0 DRAWING NO. TITLE RE G I O N A L ST A M P G: \ 2 0 2 4 \ 3 4 0 1 0 - R E A L T Y C A P I T O L R I V E R E D G E \ C I V I L \ C I V I L D W G S \ P L O T \ 3 4 0 1 0 - C 0 . 0 - C D O T . D W G - A p r 1 4 , 2 0 2 5 - 1 0 : 5 4 a m NORTH 00/00/00 HARVEST INTERSECTIONS OVERALL HA R V E S T GA R F I E L D C O U N T Y , C O L O R A D O EX H I B I T MEMBER UTILITIES FOR THE MARKING OF UNDERGROUND BEFORE YOU DIG, GRADE, OR EXCAVATE CALL 2-BUSINESS DAYS IN ADVANCE Know what's R 34010JOB NO. DATE:04/14/2025 DESIGNED BY DRAWN BY CHECKED BY XXX 00/00/00 XXX 00/00/00 XXX 00/00/00 SO P R I S E N G I N E E R I N G L L C 50 2 M A I N S T R E E T S U I T E A 3 C A R B O N D A L E C O 8 1 6 2 3 (9 7 0 ) 7 0 4 0 3 1 1 s o p r i s e n g i n e e r i n g . c o m 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 0250 250 500 250 1000125 --.. _ -- ll'1 1t:,; (JF ?RC P ~ __J ----..__ ----..__ ----..__ ----..__ ----..__ I I / / / / / --·-·----.. .._ .......... -.. C-URE ur-·oc7~~s '.i TF'U ~ ,_ ?': l/1 :z ;,:_ _j .. 8 ~- -C, ~-~ ~, ,:;; " °' ..l ., - • • D ----..__ ----..__ / ----..__ / / ' ' \ \ ----..__ ----..__ I -- i / '.la. ' ~) \ 11 I -----...... 11 I ----..__ ----..__ I I I '- • • • • • • C •. 11 I I I • • a • 3 <s, ----~::----:~--· ~ ..... ___ ..__ "~ ._..:..:·..::.::.:_.:::.:::_-::::_-::_-- m m :-■·= \ ---J. -...... -••• •• •••• •• •. ··. ·· ... ·· ... -. --- .._ ....... --.,_ ''-.. --~~~~--·---~ • • • • • • ,1 I ---- \ I 1/J • ------ • • • • • • • • • • :c~before you dig. ' • '."., / -~\ . . • Exhibit N Safe Routes to Schools Map Harvest Roaring Fork is 2 miles from Riverview K-8 and Grande accessible via Trail. Additionally, ridges High School is 6 mil Roaring Fork School District Impact Harvest should have approximately 320 school-aged children when the community is completed and is expected to generate $4,800,000 in tax revenue annually to the Roaring Fork School District. See the next page of this exhibit for the safe routes to school map, which illustrates which schools Harvest’s school-aged children would attend and their approximate distances. Exhibit O Conservation and Sustainability Conservation and Sustainability A Conservation Community Harvest is designed as a conservation community, integrating environmental stewardship with sustainable development. Our approach prioritizes wildlife and riparian area conservation, responsible land use, and sustainable building practices to ensure long-term ecological and community resilience. Through strategic planning, collaboration with conservation experts, and innovative building methods, we are committed to protecting natural resources while addressing the Roaring Fork Valley’s housing needs. Partnership with the Roaring Fork Conservancy (RFC) The Roaring Fork Conservancy (RFC) holds a 54-acre conservation easement within Harvest , ensuring permanent protection of sensitive habitats along the Roaring Fork River and Cattle Creek. We are committed to continuing to work closely with the RFC to align our development plan with conservation values and support long-term ecological management both within the conservation easement and the greater Harvest community. Ongoing Coordination and Compliance Monitoring • Regular Meetings and Site Walks: We will actively engage with RFC to review development plans, ensure easement compliance, and implement best practices for ecological preservation. • Wildlife and Habitat Considerations: The Harvest team, along with our wildlife expert, Jonathan Lowsky with Colorado Wildlife Science, have met with the RFC to discuss buffers, setbacks, single-loaded streets, and potential viewing access points that minimize habitat disruption. • Harvest Property Owners’ Association (POA) Role: We are working with the RFC to define how the POA can support long-term stewardship of the conservation easement through funding and education. Annual and As-Needed Monitoring • RFC conducts an annual monitoring assessment to ensure compliance with the easement’s conservation objectives. • Additional site visits will be conducted as needed to address concerns and preserve ecological integrity. Commitment to Conservation Harvest is committed to a long-term partnership with the RFC to ensure that conservation remains a core pillar of our community. Our development approach reflects responsible land use and the goal to promote RFC’s mission to protect and enhance the watershed, riparian habitats, and biodiversity of the Roaring Fork Valley. Sustainability in Land Use and Development Beyond traditional conservation efforts, Harvest embraces sustainable land use and building practices that reduce environmental impact and promote resilient community design. Sustainable Housing and Materials •Efficient Home Designs: Compact footprints reduce material use while maintaining functionality and livability. •Environmentally Conscious Construction: We emphasize low-waste building techniques, energy-efficient materials, and sustainable construction methods that align with conservation goals. •Water-Saving Design: Landscaping regulations encourage native plants, limit turf areas, and promote high-efficiency irrigation systems to reduce water demand. •Building Performance Standards: Homes will meet or exceed energy efficiency benchmarks through enhanced insulation, LED lighting, and Energy Star-rated appliances. •Carbon offsetting though the revitalization of the property increasing plant life both within the developed community and the conservation easement and the buffer areas. Preservation and Reclamation of Disturbed Land •The 54-acre conservation easement represents almost 20% of Harvest. The remaining property was stripped of its topsoil in 2005, destroying almost all the vegetation that was there. Harvest will increase the amount of dedicated open space and plans to reclaim and revegetate a significant portion of these denuded areas as each neighborhood is developed. •The conservation easement, linear parks, and wildlife corridors will enhance biodiversity and habitat connectivity on the property. Renewable Energy and Smart Growth •While large-scale solar or wind power generation is not feasible, individual buildings will incorporate energy-saving features to reduce overall consumption. •The project supports smart growth principles by locating housing near existing infrastructure and minimizing vehicular dependence by creating a village neighborhood within Harvest. Conclusion Harvest is more than a housing development, it is a conservation-first community that integrates habitat preservation, sustainable building practices, and responsible land management. By collaborating with RFC and implementing eco-conscious development strategies, and prioritizing sustainable building practices and living, we are ensuring that this community will benefit both residents and the environment for generations to come. 111111111111 llli llll:lllllll 11111111111111111111111111 5!$9038 02/07/2000:09:54A B1171 P929 M ALSDORF 1 of 28 R 140,00 D 0.00 GARFIELD COUNTY CO h, ... , GRANT OF CONSERVATION EASEMENT THIS GRANT OF CONSERVATION EASEMENT for a perpetual conservation easement in gross is made this 3rd day of February, 2000, by SANDERS RANCH HOLDINGS, LLC, a Colorado limited liability company, its successors and assigns ("Grantor"), in favor of the ROARING FORK CONSERVANCY, a Colorado nonprofit corporation qualified to do business in Colorado, having an address at P.O. Box 323, Basalt, Colorado 81621 ("Grantee"). WITNESSETH: WHEREAS, Grantor is the sole owner in fee simple of ce1iain real property located in Garfield County, Colorado (hereinafter the "Prope1iy"), which Prope1iy is more pmiicularly described in Exhibit A attached hereto and incorporated herein by reference; and WHEREAS, the Property possesses natural, ecological, riparian, wetlands habitat, wildlife habitat, scenic and other open space values, as defined in C.R.S. § 38:J0.5-101 et seq., of great importance to Grantor, the people of Garfield County, and the people of the State of Colorado (collectively hereinafter referred to as "Conservation Values"); WHEREAS, located upon the Property in the vicinity of both the Roaring Fork River and Cattle Creek is a substantial blue heron rooke1y site, the preservation and protection of which is considered a prime Conservation Value of and by the parties; and WHEREAS, located upon the Prope1iy is a substantial portion of that body of water known as Cattle Creek, including the confluence of Cattle Creek and the Roaring Fork River, which Roaring Fork River also constitutes the westerly boundmy of the Property; and WHEREAS, the Roaring Fork River and Cattle Creek are important components of the local ecosystem and as such provides impo1iant habitat for a wide variety of birds, fish, and mammals and plants located on the Property, the preservation and protection of which are also considered prime Conservation Values of and by the pa1iies; and WHEREAS, there is a reasonable possibility that Grantee may acquire other valuable property tights in other nearby prope1iies thus facilitating the preservation and protection of the same or similar Conservation Values preserved by this Easement; and WHEREAS, the biological integrity of the Prope1iy and othei:.land in the vicinity has been modified by intense urbanization in the area, and the trend is expected to continue; and WHEREAS, Grantor and Grantee desire to preserve and conserve the Conservation Values of the Property for the public benefit; and WHE~AS, the specific Conservation Values of the Propetiy are documented, or shall be documented as soon as reasonably possible following executionhereof, in an inventory of relevant features of the Property which shall be kept on file at the offices of Grantee (hereinafter "Baseline 1111111 lllll llllll llll 111111111111111111111111111111111 559036 02/07/2000 09,54A B1171 P930 M ALSDORF 2 o'f 28 R 140, 00 D 0. 00 GARFIELD COUNTY CO Documentation"), which Baseline Documentation consists or shall consist of reports, maps, photographs, and other documentation that the parties have mutually agreed provide, collectively, an accurate representation of the Property at the time of this grant and which is intended to serve as an objective inf01mation baseline for monitoring subsequent compliance with the te1ms of this grant; and WHEREAS, accordingly, Grantor desires to convey to Grantee the right to preserve and protect the Property and the Conservation Values associated thereto in perpetuity, and to bind itself, as well as any and all future successors or assigns of Grantor, by the obligations set forth herein; and WHEREAS, Grantee is a publicly supported, tax-exempt nonprofit organization, qualified under Section 501 ( c )(3) and l 70(h) of the Internal Revenue Code, whose prima1y purpose is the preservation, protection, and enhancement of the natural riparian corridors of the Roaring Fork and F1ying Pan Rivers and the unique scenic, natural and histolic features thereof; and WHEREAS, Grantee agrees by accepting this grant to honor the intentions of Grantor stated herein and to preserve and protect in perpetuity the Conservation Values of the Property for the benefit of this generation and the generations to come; and WHEREAS, the State of Colorado has recognized the importance of private effo1ts to preserve natural ecosystems of the State by enactment ofC.R.S. § 38-30.5-101, et seq. NOW, THEREFORE, in consideration of the above and the mutual covenants, terms, conditions, and restlictions contained herein, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the paities agree as follows: 1. Grant of Easement. Pursuant to the laws of Colorado and in particular, C.R.S. § 38- 30.5-101, et seq., Grantor hereby voluntarily grants, assigns, sells and conveys to the Grantee and its successors and assigns in perpetuity a conservation easement in gross (the "Easement"), of the nature and to the extent hereinafter set forth, on, over, across and in respect to the property specifically illustrated and described on that map attached hereto as Exhibit B and incorporated herein by reference (the "Easement Prope1ty"). As shown in more detail on Exhibit B, the Easement Prope1ty consists of tlll'ee distinct sections, which sections are and shall hereinafter be referred to as: (a) the "Upper Roaring Fork Riparian Zone"; (b) the "Rookery Zone"; and (c) the "Cattle Creek/Lower Roaring Fork Ripaliai1 Zone". The precise legal description of the Easement Property has not yet been prepared. Within one (1) year from the date hereof, the Grantor shall prepare a survey and legal description of the Easement Property, the Upper Roaring Fork Riparian Zone, the Rookery Zone, and the Cattle Creek/Lower Roaring Fork Riparian Zone, in substantially and matelially the same configuration as shown on Exhibit B, which survey and legal descriptions shall be subject to the reasonable approval of the Grantee to assure conformity herewith. Upon the recordation of such legal descriptions, the legal description of the Easement Property shall apply to this Grant of Conservation Easement, and shall amend this Easement to conform to such legal Page 2 of 22 1111111'11111 11111111111111111 IIIII IIIII Ill 1111111111111 559036 02/07/2000 09:54A B1171 P931 M ALSDORF 3 of 28 R 140,00 D 0.00 GARFIELD COUNTY CO description. This Grant of Conservation Easement shall be subject to prior reservations, easements, encumbrances, and exceptions ofrecord or in place on the Property. 2. Pm:pose. The purpose of this grant is to assure that the Conservation Values of the Easement Property, subject to those existing and allowed uses of the Easement Property described herein, are retained forever and to prevent any use of the Easement Property that will significantly impair or interfere with such Conservation Values. Grantor intends that the Easement will confine the use of the Easement Property to activities that are consistent with the purposes set forth herein, and pursuant to the te1ms ofC.R.S. § 38-30.5-101, et seq., that the Easement Property preserved hereby as natural land may not be conve1ted or directed to any uses other than those provided herein. 3. Rights of Grantee. To accomplish the purposes set forth herein for the Easement, the following rights are hereby conveyed to Grantee by Grantor, with such rights to be exercised subject to Grantee's reasonable judgment: (a) To identify, preserve and protect in perpetuity the Conservation Values of the Easement Property, to restore the significant ecological features and values of the Easement Property in the event of their degradation or destruction, and to construct and/or introduce other beneficial natural components upon the Easement Prope1ty; (b) To enter upon the Prope1ty at reasonable times in order to monitor Grantor's and the public's compliance with_ this Easement and to enforce the terms of this grant of Easement, and for educational, monitoring, and scientific purposes related to the Easement Property, including without limitation monitoring, construction, restoration and/or rehabilitation of the heron rooke1y, ripaiian and fishing habitat, plants and vegetation, and any other attiibute of the Easement Property, in the sole discretion of Grantee; provided, however, that Grantee recognizes that there are existing agricultural uses of the Property, and that in the course of development there may be consultants, engineers, planners, surveyors, equipment, machine1y and vehicles on the Property. Grantee shall notify the agricultural lessee, if any, upon entry onto the Prope1ty. Grantee, its employees and authorized agents shall not disturb any use of the Property by Sanders Ranch, its lessees, agents or employees, and specifically shall, unless otherwise authorized herein: close all fences and gates upon crossing; not disturb any ditches, headgates or running water; not bother livestock; stay on existing roadways and avoid irrigated or cultivated areas; yield to fa1m equipment and operations, and all other vehicles, equipment and machinery; avoid construction areas; and not disturb survey stakes or equipment. Following any development of the Prope1ty, the Grantee's rights of access through the Prope1ty shall Page 3 of 22 I llllli 111111111111111 IIIIIII IIIII IIIII Ill 1111111111111 559036 02/07/2000 09:54A B1171 P932 M ALSDORF 4 of 28 R 140,00 D 0,00 GARFIELD COUNTY CO be limited to public rights-of-way as shown on the final plats for such development; (c) To enhance the Conservation Values along the Roaring Fork River, Cattle Creek, and any other area within the Easement Prope11y by conducting grading, planting, irrigation, water channel restoration, spawning habitat construction and improvement, and any other activities as may be necessary to restore and enhance the Conservation Values within the Easement Property, at the discretion of the Grantee; (d) To enforce against and prevent any activity on or use of the Easement Property that is inconsistent with the purpose of this grant of Easement, including use of the Easement Prope11y by the public which is not specifically allowed or recognized herein, and to require the restoration of such areas or features of the Easement Property that may be damaged by any inconsistent activity or use; and (e) To place signs or other informational postings on the Easement Property which identify the Easement Prope11y as being protected by this Conservation Easement; (f) To require restoration of the areas or features of the Easement Prope11y which are damaged by activity inconsistent with this Conservation Easement or require compensation for such damages; (g) To immediately enter upon the Easement Prope11y to prevent damage to or the destruction or degradation of the Conservation Values identified in this Easement; and (h) To perform such activities on the Easement Property as the Grantee deems reasonably necessary in order to carry out any and all rights granted by this Easement. Page 4 of 22 4. Prohibited Uses. Any activity on or use of the Easement Property inconsistent with the purpose of this grant of Easement is prohibited. Without limiting the generality of the foregoing, the following activities and uses on the Easement Property are expressly prohibited, unless specifically allowed elsewhere in this Agreement: (a) Subdivision or development of any nature; (b) Any residential, commercial or industrial development or use; (c) Any recreational activities; ( d) Any vehicular ( car, truck, motorcycle, snowmobile, etc.) use, except as may be necessary in emergency situations or to preserve, enhance or protect the Easement, at the discretion of Grantee; ( e) Parking, storage, or dumping of any kind; (f) Coverage of land by asphalt, concrete, or other material that does not constitute a natural cpver for the land; 1111111 11111111111111111111111111111111111 1111111111111 559036 02/07/2000 09:54A B1171 P933 M ALSDORF 5 of 28 R 140.00 ti 0.00 GARFIELD COUNTY CO (g) Location of any buildings, structures, roads, trails or other improvements; (h) Alteration of the land surface through grading, soil dumping, trenching, vegetation removal or trimming, or any other method except as may be othetwise approved by Grantee, or necessa1y for activities related to the purpose of this grant of Easement such as irrigation improvements, utility repair subject to remediation, habitat restoration/preservation, etc.; G) Exploration or mining for any mineral, coal or other hydrocarbons, or other materials or substances, or excavation or quarrying for gravel, soil, rock, sand or similar materials; (k) Placement of any advertising signs or billboards; (1) Cutting or removal of trees, shrubs, or any other vegetation, except as necessary for fire protection, elimination of diseased growth, and similar protective measures related to habitat preservation/enhancement at the discretion of Grantee; (m) Introduction of nonnative plants and animal species within riparian areas that may compete with and result in the decline or elimination of natural species, unless othe1wise approved by Grantee. Any new plantings or animal introductions shall be confined to native plants and/or animals characteristic of the riparian region; (n) No livestock shall be brought or allowed upon the Easement Propetiy, and the Grantor shall be responsible for removing any livestock which enters onto the Easement Prope1iy; ( o) Any use that would cause, increase, or substantially add to the risk of soil erosion; (p) Use of any chemical agents such as weed control agents or other herbicides or pesticides not approved by state law or otherwise approved by Grantee; (q) Public use of and access upon the Easement Property, except as allowed by the Grantee in furtherance of the purposes of this Easement; (r) Dumping or other disposal of toxic and/or hazardous materials or of other forms of refuse or trash. This prohibition does not impose any liability on Grantee, nor shall Grantee be construed as having liability as a "responsible party" under CERCLA or similar federal or state statutes; and (s) Any and all other prohibited uses of the Propetiy as set forth herein. Page 5 of 22 5. Reserved Rights. Grantor reserves unto itself all rights accruing from the ownership of the Easement Prope1iy, including the tight to engage in or permit or invite others to engage in all uses of the Easement Property that are not expressly prohibited herein and are not inconsistent with I llllll lllll llllll llll 11111111111111111111 1111111111111 559036 02/07/2000 09:54A B1171 P934 M ALSDORF 6 of 28 R 140,00 D 0,00 GARFIELD COUNTY CO Page 6 of 22 the purpose of this grant of Easement. In connection with the Easement granted herein, the following rights are expressly reserved unto Grantor: (a) The right to restore damage to the Easement Property that may be caused by fire, flood, storm, earth movements, or acts beyond the Grantor's control; (b) The right to maintain any public trails located upon the Easement Prope1ty as set forth herein; ( c) The right to mutually, with Grantee, enforce against and prevent any prohibited action set fotth herein on the Easement Property by any entity and to erect appropriate signage and fencing, upon review and approval of Grantee, indicating the presence of the Easement and the boundaries thereof; (d) All water rights used on or appurtenant to the Easement Property, including but not limited to riparian, groundwater, appropriated, and augmented water rights, as well as the right to change the point of diversion, use and place of use of such water rights, and to dry up or cease inigating fields historically inigated thereby, whether on the Property or the Easement Prope1ty, and alter the pattern/timing of surface or subsurface water flow (e.g., change of water flows from historic flood irrigation to controlled water landscaping or irrigation features or by the constrnction of roads, impervious surfaces or other improvements on the Property or allowed on the Easement Prope1ty); provided, however, that until the Prope1ty is developed, Grantor shall except as required for development or pe1mitting purposes reasonably continue historic patterns of irrigation on the Property as allowed by the water rights used upon or appmtenant thereto; and provided fmther, that in the event any such alteration shall diminish or degrade the present condition of the wetland area in and upon the Rookery Zone, or shall othetwise adversely affect the Easement Property or any Conservation Value as described herein, the Grantor shall, in consultation and cooperation with the Grantee, work to implement measures consistent with the alteration and reasonably designed to mitigate such adverse effects; and (e) The right to constrnct a new holding pond upon the Easement Property within the Rookery Zone in that location generally indicated on Exhibit B, the final location, scope and dimensions of which shall be reviewed and approved by Grantee, in order to provide a natural screening/buffering device for the benefit of the Rookery Zone; provided, however, that the Grantor shall obtain a decree for water rights sufficient to fill the pond and keep it full year-round, and to use water from the pond for itTigation and wetlands pmposes below the pond within the Rookery Zone. Upon construction of the pond and obtaining such decree, Grantor shall quit-claim said water rights to Grantee, and Grantee shall have the right to inigate land and wetlands below the pol}d pursuant to said decree. Grantor agrees that construction of the holding pond shall not occur during the time period of February 15 through July 15 of any year nor decrease or adversely affect the quantity or quality of the blue heron I llllll lllll 111111111111111111111111111 111111111111 1111 559036 e2/07/2000 09:54A B1171 P935 M ALSDORF 7-of 28 R 140.00 D 0.00 GARFIELD COUNTY CO Page 7 of 22 nesting habitat located upon the Easement Property as measured by the Baseline Documentation; and ( f) Rights of access on, over and across the Easement Property in a manner consistent with the maintenance and preservation of the Easement and the Conservation Values set forth therein. (g) The rights described in Sections 5.1 to 5,5 described below, 5.1 Sanders Ranch Development. The parties hereto acknowledge that Grantor retains the right to seek rezoning and/or subdivision approval from Garfield County, Colorado for residential and/or commercial development of the Property; provided, however, that the parties further acknowledge that the Easement is granted independent of any such subdivision and/or land use processes or approvals related to the Prope1ty and the granting of the Easement does not constitute a condition of any such potential land use approval related to the Prope1ty. To the extent any future development of the Prope1ty proposed by Grantor is approved by Garfield County, it is understood and acknowledged by the parties that the Easement Prope1ty itself shall not in any way be developed or altered as a result of such land use approval except as specifically contemplated herein and that all terms and conditions of this Easement shall otherwise remain in full force and effect. 5.2 Subdivision/Development Documents. In the event Grantor seeks and receives any future rezoning, subdivision or other development approval related to the Property as contemplated in Section 5.1 above, Grantor agrees to inc01porate within any and all controlling subdivision, PUD, or other development documents related to the Prope1ty (including without limitation plat notes and protective covenants, and rules and regulations) provisions which inform and bind all property owners within such development of and by th.is Easement, restrict all such owners' access upon the Easement Property in accordance with the te1ms of this Easement, and establish a mechanism by which any future homeowner's association and/or other governing body may lien any owner for violating the te1ms of this Easement. Such covenants, rules and regulations, or other controlling documents shall also mandate that no amendment of any provision contained therein addressing this Easement may be amended without the prior written approval of Grantee. Also, any and all deeds executed by Grantor in connection with the sale of any property within said development shall specifically make such conveyances subject to this Easement and bind any owner by all terms and conditions set forth herein. 5.3 Screening/Buffering. In the event Grantor seeks and receives any future subdivision or other development approval related to Sanders Ranch, Grantor agrees that it shall unde1take specific screening, planting, vegetation activities, and construction processes at its sole cost which shall serve to screen, buffer and protect the Property from the impacts of surrounding development. Specifically, Grantor shall be required to provide screening, vegetation and other buffering activities in the scope and locations as set forth below: a, Upper Roaring Fork Riparian Zone. Grantor shall install sufficient screening, tlll'ough the planting of appropriate natural vegetation, at the northerly end of the Upper Roaring Fork Zone in scope and location to 1111111 11111 11111111111111111 IIIII IIIII Ill 1111111111111 559036 02/07/2000 09:54A B1171 P936 M ALSDORF 8· of 28 R 140,00 D 0.00 GARFIELD COUNTY CO Page 8 of 22 effectively deter and prevent enlly by members of the public into the Rooke1y Zone, plans and materials for which screening shall be reviewed and approved by Grantee prior to such installation. Such screening shall also be shown and included on any future landscaping plan for the Sanders Ranch property submitted to Garfield County in connection with the development process. b. Rookery Zone. Grantor shall as part of and at the same time as development activities occur on the Property, constrnct a holding pond upon the Easement Property within the Rooke1y Zone and between the heron rooke1y a_nd any proposed development sites located to the south and east of the heron rooke1y, as contemplated in and subject to the conditions of Section S(e) above. Construction of the holding pond shall be coordinated in detail with Grantee in order to ensure minimal impacts to the habitat and bird population of the Rookery Zone. Furthermore, Grantor shall cause all prope1iy and/or potential lots abutting the Rooke1y Zone and located within 200 meters of the heron rookery, which property is located primarily to the south-east of and above the Rookery Zone, to be be1med and visually screened from the heron rookery through the planting of trees and other adequate vegetation, which screening shall be as dense as possible while still allowing for tree growth. Lots located south-east of and above the Rooke1y Zone, abutting the Rookery Zone and outside 200 meters of the heron rooke1y, shall be visually screened from the heron rooke1y by the planting of trees strategically located so as to screen human activity from the rooke1y, but which screening shall not be as dense as the screening on the lots within 200 meters of the rooke1y. All plans and materials for said screening and berming activities shall be reviewed and reasonably approved by Grantee pdor to such installation. Said screening component~ shall also be shown and included on any future landscaping plan for the Sanders Ranch property submitted to Garfield County in connection with any development process. c. Cattle Creek/Lower Roaring Fork Riparian Zone. Grantor shall install sufficient screening, through the planting of appropriate natural vegetation, along the common bounda1y of the Cattle Creek/Lower Roaring Fork Riparian Zone and the Rookery Zone, including screening of any adjacent trails built within or adjacent to this portion of the Easement, in order to deter enliy into the Rooke1y Zone and minimize the disturbance of the blue heron habitat and other similar fragile wildlife habitat located within the Rooke1y Zone. All plans and materials for such screening shall be reviewed and approved by Grantee prior to installation thereof. Such screening shall also be shown and included on any future landscaping plan for the ~roperty submitted to Garfield County in connection with the development process. 111111111111 llllll llll 11111111111111111 Ill 1111111111111 5.5903& ~2/07/2000 09:54A B1171 P937 M ALSDORF 9 of 28 R 140.00 D 0,00 GARFIELD COUNTY CO Page 9 of 22 5.4 Trails. Roads and Bridges. In the event Grantor seeks and receives any future subdivision or other development approval related to Sanders Ranch, Grantor shall have the right to construct ce1iain trails, roads and bridges upon, over or across the Easement Prope1iy, or immediately adjacent to the Easement Property, only to the extent as set forth below: a. Upper Roaring Fork Riparian Zone. No roads or bridges shall be allowed on, over, or across this po1iion of the Easement, except for tempora1y construction access for the purposes set forth in Section 5.5.a., which access shall be located with input from the Grantee and so as to minimize impact on Conservation Values, and which shall be repaired and restored as provided in Section 5.5.a. A primitive dhi, gravel, or other natural material trail not to exceed four feet ( 4') in width limited strictly to fisherman access/pedestrian use only shall be allowed within this Zone. It is acknowledged by the paiiies that this trail may be improved to take a form and location established by consistent foot traffic over time and as may be mutually agreed between the Grantor and Grantee; provided, however, that Grantee and Grantor may by mutual agreement limit or restrict use or alter the ultimate location of the trail should the trail adversely affect or have the potential to adversely affect any Conservation Value identified by Grantee. b. Rooke1:y Zone. No roads, bridges, or trails of any kind shall be allowed within this portion of the Easement. No access by the public shall be allowed within this area and unless specifically allowed herein, no access by Grantor, its agents, employees, or representatives shall be allowed within this area. c. Cattle Creek/Lower Roaring Fork Riparian Zone. Up to two road crossings shall be allowed within this Zone across Cattle Creek. A bridge crossing shall also be allowed across the Roaring Fork River at the no1iherly most end of the Zone. Grantor shall locate and construct said roads and/or bridge subject to direct input, review, and approval from Grantee in regard to final location, structure and drainage design, screening, and vegetation/revegetation requirements. Construction and location of any roads and/or biidge as contemplated herein shall also be subject to all limitations (including date restrictions) set fo1ih in Subsection 5.7 below, unless otherwise authorized or allowed by Grantee, in order to eliminate or minimize any direct impact on or to the Conservation Values of the Easement Property. Should the construction of any roads and/or bridge as contemplated herein cause any disturbance to any ground, vegetation, or other element of the Easement Property, Gran tor shall be responsible for repairing and restoring at its sole cost the Easement Property to substantially the same condition which existed prior to such disturbance. Grantor shall install and maintain silt fencing along 111111111111 11111111111111111 IIIII IIIII Ill 1111111111111 659036 a2/07/2000 09,64A B1171 P938 M ALSDORF 10 of ~8 R 140.00 D 0.00 GARFIELD COUNTY CO Cattle Creek and/or the Roaring Fork River prior to and during the construction of any roads or bridge, respectively, as contemplated herein. The parties also acknowledge that trails required as patt of the Grantor's agreement with the Roaring Fork Railroad Holding Authority may be constructed within this portion of the Easement Property. Subject to the terms of the agreement with the Roaring Fork Railroad Holding Authority, the location of such trails shall be first reviewed and reasonably approved by Grantee prior to construction thereof. Furthetmore, a primitive, unimproved trail limited strictly to fishennan access/pedestrian use only shall be allowed in the northerly most section of this Zone in a location to the north of the Rooke1y Zone, the proposed location of which shall be reviewed and reasonably approved by Grantee. Page 10 of 22 5.5 Utilities/ Infrastructure. In the event Grantor seeks and receives any future rezoning, subdivision or other development approval related to the Property, Grantor shall have the right to construct and/or install ce11ain utilities on and across the Easement Property only to the extent as set forth below: a. Upper Roaring Fork Riparian Zone. Grantor shall have the right to install a water intake structure from the Roaring Fork River within this p01tion of the Easement Property, which intake structure shall be screened to prevent fish entry, as well as the right to install an underground water line from such intake structure across the Easement Prope11y to approved development sites located to the east of the Zone. Grantor shall also have the right to install an underground sewer and/or water line and utility line crossing(s) across the Roaiing Fork River within this p011ion of the Easement. Grantor shall locate, construct, and install said improvements with input from the Grantee in a manner which eliminates or minimizes any direct impact on the Conservation Values in this portion of the Easement Property, and shall coordinate the timing of construction with the Colorado Division of Wildlife so as to minimize impacts on spawniiig in the Roaring Fork River; provided, however, that should the construction of such improvements cause any disturbance to any ground, vegetation, or other element of the Easement Prope1ty, Grantor shall be responsible for repairing and restoring at its sole cost the Easement Prope11y to substantially the same condition which existed prior to such disturbance, based on Baseline Documentation comparisons. b. Rookery Zone. No utilities or infrastructure, aside from any underground or otherwise buried pipes, culve11s or other components installed in connection with the holding pond construction set forth in Sections 5 and 5.3.b. above and reasonably approved by Grantee, shall be allowed to exist upon, under, over or across this portion of the Easement. 1111111 ·1111 11111111111111111 1111111111111 1111111111111 559036 02/07/2000 09,54A B1171 P939 M ALSDORF 11 of 28 R 140.00 D 0.00 GARFIELD COUNTY CO Page 11 of 22 c. Cattle Creek/Lower Roaring Fork Riparian Zone. Grantor shall have the right to install underground sewer and/or water and/or utility line(s) within this portion of the Easement, subject to the review, construction and mitigation/remediation provisions set forth in subsection (a) above. 5.6 Pet Restrictions. Grantor agrees that no dogs shall be allowed on any future lots abutting the Rookery Zone, which property is located primarily to the south and southeast of and above the Rookery Zone, which lots shall be agreed upon by Grantee, in order to reduce potential adverse noise and other impacts upon the animal population of the Rookery Zone. Similarly, cats shall be permitted on such lots but shall be required to be kept indoors at all times. Dogs shall be restricted to one dog per unit, with a kennel or "electronic fence" restriction, on all other portions of the Property. Dogs shall be required to be leashed at all times while utilizing any trail access located upon the Easement Property, and otherwise controlled upon the Property. Grantor agrees that these requirements shall be made part of any covenants or other similar controlling development documents, that all owners of such lots shall be bound by such conditions, and that such documents shall establish enforcement mechanisms through fine and lien provisions for violation of such conditions. 5. 7. Building Restrictions. Similar to construction of any holding pond in the Rookery Zone, no outdoor constrnction activities such as excavation, foundation, framing, siding, masonry, roofing or related activities shall occur upon that property immediately adjacent to the Rooke1y Zone (upon the bluff located to the south and south-east of the Rookery Zone) any time between Febrnaty 15 and July 15 of any year. Building heights on such property shall not exceed twenty-five feet (25'). Second sto1y decks and accessory dwelling units shall be prohibited upon this property. Any fencing on property adjacent to the Easement Property shall be as approved by the Colorado Division of Wildlife. Grantor agrees that silt fencing shall be installed along Cattle Creek prior to and throughout the duration of any constrnction activities adjacent to Cattle Creek. No trees, vegetation, or other existing natural attributes which act as a screen between the Rooke1y Zone and any adjacent property may be removed or altered by Grantor in com1ection with any future development of Grantor unless specifically approved by Grantee. To the extent any such natural screening attribute is removed or altered by Grantor, regardless of whether such removal or alteration was approved by Grantee, Grantor shall replace such screening attribute with a sufficient replacement, the scope, variety and location of which shall be reviewed and approved by Grantee. 5.8 Recordation of Exhibits. To the extent any future development approval is granted in connection with the Property, the final location of any and all of those development features set forth in Subsections 5.3 through 5.5 above shall be documented through surveyed, as-built drawings, which drawings shall subsequently be made exhibits to this Agreement and recorded in the real estate records of Garfield County. 6. Notice of Intent to Undeliake Certain Permitted Actions. Grantor, its successors and assigns, shall provide reasonable notice to Grantee prior to undertaking any substantial permitted activities within the Easement Property in order to give Grantee an opportunity to ensure that the 111111111111 11111111111111111 IIIII IIIII Ill 1111111111111 559036 02/07/2000 09:54A B1171 P940 M ALSDORF 12 of 28 R 140,00 D 0,00 GARFIELD COUNTY CO Page 12 of 22 activities in question are designed and carried out in a manner consistent with the purpose of this Easement. Such notice shall in no event occur less than twenty (20) days prior to the commencement of such action, The notice shall describe the nature, scope, design, location, timetable, and any other material aspect of the proposed activity in sufficient detail to permit Grantee to make an informed judgment as to its consistence with the purpose of this Easement. This notice provision shall not apply in cases of emergency. 7, Grantee's Approval. Where notice is provided to Grantee by Grantor or other third party as required in Section 6 above or otherwise pursuant to this Easement, Grantee shall grant, deny, or withhold its approval subject to objections and/or conditions within twenty (20) days from receipt of such notice. In the event such grant, denial, or conditional approval is not made by Grantee within such time period, Grantee shall be deemed to have approved the action giving rise to the notice, 8. Grantee's Remedies, If Grantee dete1mines that Grantor or any other paiiy is in violation of the terms of this Easement or that a violation is threatened, Grantee shall give written notice to Grantor or such other paiiy of such violation and demand corrective action sufficient to cure the violation and, where the violation involves injury to the Easement Property resulting from any use or activity inconsistent with the pUIJJOSe of this Easement, to restore the portion of the Easement Property so injured, If Grantor or other paiiy fails to cure the violation within thirty (30) days after receipt of notice thereof from Grantee, or under circumstances where the violation cannot reasonably be cmed within a thitiy (30)-day period, fails to begin curing such violation within the thi1iy (30)-day period, or fails to continue diligently to cure such violation until finally cured, Grantee may bring an action at law or in equity in a court of competent jurisdiction to enforce the terms of this Easement, to enjoin the violation, ex parte as necessary, by tempora1y or permanent injunction, to recover any damages to which it may be entitled for violation of the terms of this Easement or injllly to any Conservation Values protected by this Easement, including daJ11ages for the loss of ecological, riparian, wildlife or environmental values, and to require the restoration of the Easement Property to the condition that existed prior to any such injllly. Without limiting Grantors' or any other parties' liability therefor, Grantee, in its sole discretion, may apply any dainages recovered to the cost of undertaking any corrective action on the Easement Property. If Grantee, in its sole discretion, determines that circumstances require immediate action to prevent or mitigate significant damage to the Conservation Values of the Easement Property, Grantee may pursue its remedies under this paragraph or Paragraph 8 without prior notice to Grantor or other patty or without waiting for the period provided for cure to expire. Grantee's rights under this paragraph apply equally in the event of either actual or threatened violations of the terms of this Easement, and Grantor agrees that Grantee's remedies at law for any violation of the terms of this Easement are inadequate and that Grantee shall be entitled to the injunctive relief descdbed in this paragraph, both prohibitive and mandat01y, in addition to such other relief to which Grantee may be entitled, including specific perfotmance of the tenns of this Easement, without the necessity of proving either actual damages or the inadequacy of othe1wise I IIIIII I IIII IIIIII IIII IIIIIII IIIII IIIII Ill llllll Ill llll aa9036 02/07/2000 09,54A B1171 P941 M ALSDORF 13 of 2$ R 140.00 D 0.00 GARFIELD COUNTY CO Page 13 of 22 available legal remedies. Grantee's remedies described in this paragraph shall be cumulative and shall be in addition to all remedies now or hereafter existing at law or in equity. 8.1 Costs of Enforcement. Any costs incuned by Grantee in enforcing the terms of this Easement against Grantor or any other party, including without limitation costs of suit and attorneys' fees, and any costs of restoration necessitated by Grantor's or other third party's violation of the terms of this Easement, shall be borne by Grantor. If Grantor prevails in any action to enforce the tel1'lls of this Easement, Grantor's costs of suit, including without limitation attorneys' fees, shall be borne by Grantee, 8.2 Grantee's Discretion. Enforcement of the terms of this Easement shall be at the discretion of Grantee, and except as provided herein or in the case of actual notice, any forbearance by Grantee to exercise its rights under this Easement in the event of any breach of any tel1'11 of this Easement by Grantor or other party shall not be deemed or construed to be a waiver by Grantee of such term or of any of Grantee's rights under this Easement. No delay or omission by Grantee in the exercise of any right or remedy upon any breach by Grantor or other party shall impair such right or remedy or be construed as a waiver. 8.3 Acts Beyond Grantor's Control. Nothing contained in this Easement shall be construed to entitle Grantee to bring any action against Grantor for any injury to or change in the Prope1ty resulting from causes beyond Grantor's control, including without limitation acts of third parties not agents or representatives of Grantor, fire, flood, stonn, earth movement, changes in surface or subsurface water flow, or from any prudent action taken by Grantor under emergency conditions to prevent, abate, or mitigate significant injury to the Easement Propeity resulting from such causes. 8.4 Grantor's Absence. If Grantee determines that this Conservation Easement is, or is expected to be, violated, Grantee will make good-faith effo1ts to notify the Grantor. If, through reasonable efforts, Grantor cannot be notified, and if Grantee determines that circumstances justify prompt action to mitigate or prevent imp ailment of the Conservation Values, then Grantee may pursue its lawful remedies without prior notice to and without awaiting Grantor's opportunity to cure. Grantor agrees to reimburse all costs associated with such actions. 8.5 Actual or Threatened Non-Compliance. Grantor acknowledges that actual or threatened events of non-compliance under this Conservation Easement constitute immediate and ineparable hann and that Grantee is entitled to invoke the equitable jurisdiction of the court to enforce this Conservation Easement in such cases. 9. Access. Except as othe1wise set fo1th herein, no right of access by the general public to any portion of the Easement Property is conveyed by this Easement. To the extent any future development approval is granted in connection with the Property, Grantor, its successors and assigns 111111111111 llllll llll lllllll lllll lllll 1111111111111111 559036 02/07/2000 09:54A B1171 P942 M ALSDORF 14 of 2B R 140.00 D 0.00 GARFIELD COUNTY CO Page 14 of 22 shall be responsible for posting the Property adjacent to the Easement Property at points of actual or potential public access with signs identifying the Easement Propetiy as being protected by this Conse1vation Easement, and for erecting fences and/or other baniers on the Property or within the Easement Property at such points of actual or potential public access to discourage any form of unauthorized access and trespass upon the Easement Propetiy, which posting and fencing/screening shall be reviewed and approved by Grantee. The scope of allowed access upon the Easement Propetiy is set forth in more detail in Section 5 above. 10. Costs and Liabilities. Except as expressly provided herein, Grantor, its successors and assigns, shall retain all responsibility and shall bear all costs and liabilities of any kind incident to ownership of the Easement Property, including without limitation costs related to liability insurance. Grantee shall be named as an additional insured on any liability policy purchased by Grantor for putposes herein. Grantor and Grantee shall keep the Easement Property free from any mechanics liens related to work performed on behalf of them. The patties acknowledge that Grantor shall be solely responsible for the maintenance, repair and replacement of all trails and related . easements existing upon the Easement Property as set forth above and shall maintain liability insurance coverage related to such trails and easements. To the extent Grantor dedicates, conveys or otherwise transfers such trail easements to a third party, Grantor shall be responsible for ensuring that such third party assumes all such maintenance, repair, replacement and insurance obligations related thereto. I 0.1 Taxes. Grantor, its successors and assigns, shall pay all taxes, assessments, fees, and charges of whatever description levied on or assessed against the Easement Property by competent authority (collectively "Taxes"), including any Taxes imposed upon, or incuned as a result of, this Easement, and shall furnish Grantee with satisfacto1y evidence of payment upon request. I 0.2 Noxious Weeds. Grantor, its successors and assigns, shall comply with the Colorado Noxious Weed Act 01ereinafter "Act"), C.R.S. 35-5.5-101, as the same now exists or may be amended from time to time, in connection with the Propetiy. Should Grantor, pursuant to the Act, be required to eradicate any "undesirable plants" (as that tem1 is described in the Act), Grantor shall work with Grantee to mutually create a control method of integrated management for such eradication which results in the least possible impact (environmental, biological, or othe1wise) to the non-noxious biology and Consetvation Values of the Propetiy, whether such management requires cultural control, mechanical control, chemical control, or any combination thereof. Any and all costs incuned as a result of any required eradication process initiated pursuant to the Act shall be the sole obligation of Grantor. 10.3 Endowment Funding. Grantee has established a Conse1vation Easement Endowment Fund in order to ensure that Grantee will always have sufficient funding to enforce the terms hereof. The Endowment Fund is funded through contributions from the Grantor of each conse1vation project entered into by Grantee. Accordingly, 111111111111 llllll llll 11111111111111111111 111111 1111111 5!'5911J36 11)2/07/2000 09,54A B1171 P943 M Al.SDORF 15 of 28 R 140.00 D 0.00 GARFIEL.D COUNTY CO Page 15 of 22 Grantor agrees to pay to Grantee an endowment (hereinafter "Endowment") of $36,000, $8,000.00 of which Endowment has been paid simultaneously with the execution of this Easement and the remainder to be paid at the rate of $1000 per month for twenty-eight (28) months pursuant to Paragraph 10.6 hereof, which Endowment shall be contributed to Grantee's Conservation Easement Endowment Fund. The Endowment shall be maintained in a segregated Endowment Fund account with interest accrning to the account and utilized for Grantee to assist in enforcement of the te1ms and provisions of this Easement, including without limitation the payment of any and all legal costs incuned by Grantee in defending the Easement. 10.4 Stewardship Fee. In addition to the Endowment Funding set forth above, Grantor, its successors and assigns, including any future homeowner's and/or other owners association, shall pay to Grantee an annual fee of$24,000 paid monthly at the rate of$2000 per month pursuant to Paragraph 10.6 hereof (the "Stewardship Fee") for unde1iaking those tasks related to overseeing and protecting the Conservation Values set fo1ih herein, including ensuring that the terms and conditions of this Grant of Easement are being met and complied with, constrnction and other monitoring tasks, conducting educational programs on the Easement Prope1iy as part of its valley-wide riparian educational curriculum, development of a master plan for the Easement Property, development of broclmres and information for adjacent property owners, and the funding of a maintenance reserve for the hard costs related to the Easement Property. To the extent that the Prope1iy is subsequently conveyed to any homeowners and/or other owners association, such fee shall be paid by all such member owners tlll'ough a line item assessment assessed to and collected from each and every owner as a component of monthly association dues and Grantor shall include such payment obligations in any protective covenants and/or other pe1iinent mies and regulations of any approved subdivision, PUD or other development. a. Stewardship Fee Adjustment. In the sole discretion of Grantee, the charges assessed by Grantee as part of its Stewardship Fee may be adjusted annually pursuant to aimual Consumer Price Index increases based upon the most recent Denver/Boulder All Items Index, published by the U.S. Depaiiment of Labor, Bureau of Labor Statistics. Furthermore, upon mutual agreement of the parties, their successors and assigns, such charges may be otherwise increased to comport with historical costs incmTed, costs expected to be incurred, or actual costs incurred by Grantee in fulfillment of its duties /411 hereunder. • • • • account associated with maintenance reserve, plus avail ·est, meets I), or exceeds the total of five (5) years mai reserve (''5-Year Total"), U'/ the Stewardship Fee shall • e or delayed at Grantee's discretion until such time m the maintenance reserve are drawn below the 5-Year I IHlll lllll llllll 1111111111111111111111111111111111111 559036 02/07/2000 09:54A B1171 P944 M ALSDORF 16 of 28 R 140.00 D 0.00 GARFIELD COUNTY CO Page 16 of 22 10.5 Baseline Invento1y. Grantor shall pay to Grantee upon presentation of itemized costs, Grantee's actual costs of conducting the Baseline lnvento1y, which costs shall not exceed $4000. lnfo1mation to be developed by Grantee as part of the Baseline Survey shall include mapping, aerial and other photography, land use descriptions (historic, cmrnnt, surrounding), prope11y description (mineral and water rights, geology and soils description, biological survey, wildlife use and habitat description, scenic features, and GPS/GIS mapping), summary of easement resbictions, owners name and address, physical address of the property and contact person. Grantor shall provide to Grantee for inclusion in the Baseline Invento1y prope1ty information in Grantor's possession or to be obtained in the normal course of business, including an improvement land survey, wetland delineation, hazardous material assessment and title commitment. 10.6 Billing: Payment: Reports. Grantee shall provide Grantor, its successors and assigns, with monthly Endowment Fm1ding and Stewardship Fee invoices. Grantor shall pay Grantee all charges set forth within the monthly invoice within thirty (30) days of Grantor's receipt of the same. In the event Grantor, its successors or assigns, fails to pay to Grantee any payments set forth herein within the time period set forth, default interest shall begin to accrue against Grantor and in favor of Grantee at the rate of one percent (1 %) per month. Grantor, its successors or assigns, shall have the right to inspect the financial records of the Grantee at any time to ensure that the Endowment Fee and Stewardship Fee collected from Grantor are being applied directly to this Easement. In the event Grantor seeks and receives any future subdivision or other development approval related to the Property, Grantee shall also include any and all prope1ty owners within the development on its mailing list and send such property owners copies of Grantee's newsletters, as well as other infonnational material, on a regular basis: provided, however, that it shall be the responsibility of Grantor or its assigns to provide Grantee with adequate and up-Io- date lists of such homeowners and related mailing addresses as requested on at least a qua1terly basis. 11. Hold Haimless. Grantor agrees to cany or to require its agents, consultants and contractors who conduct any activity on the Easement Prope1ty to carry not less than $1,000,000 comprehensive general liability insurance with contractual liability endorsement that insures Grantor's Indemnity Obligations (as herein defined), and, upon request of Grantee, will provide Grantee with written evidence of same. Grantor hereby indemnifies and agrees to defend and hold ha1mless Grantee from and against any and all obligations, losses, injuries, damages, claims, liens, costs, expenses, demands, liabilities, penalties, investigation costs, including attorneys' fees and costs, incmTed in connection with or arising directly or indirectly out of or in any way connected with (i) the activities of Grantor autho1ized under this Easement, (ii) any act or omission by Grantor, its employees, agents, consultants or other contractors in collllection with this Easement, or (iii) Grantor's breach of any of the terms of this Easement ("Grantor's Indemnity Obligations"). 111111111111 llllll llll 11111111111111111 Ill 1111111111111 559036 02/07/2000 09:54A B1171 P945 M ALSDORF 17 of 28 R 140.00 D 0.00 GARFIELD COUNTY CO Page 17 of 22 Grantee agrees to carry or to require its agents, consultants and contractors who conduct any activity on the Property to cany not less than $1,000,000 comprehensive general liability insurance with contractual liability endorsement that insures Grantee's Indemnity Obligations (as herein defined), and, upon request of Grantor, will provide Grantor with written evidence of same. Grantee hereby indemnifies and agrees to defend and hold harmless Grantor from and against any and all obligations, losses, injuries, damages, claims, liens, costs, expenses, demands, liabilities, penalties, investigation costs, including attorneys' fees and costs, incuned in collllection with or arising directly or indirectly out of or in any way connected with (i) the activities of Grantee authorized under this Easement, (ii) any act or omission by Grantee, its employees, agents, consultants or other contractors in collJlection with this Easement, or (iii) Grantee's breach of any of the terms of this Easement ("Grantee's Indemnity Obligations"). 12. Extinguishment. If changed circumstances arise in the future such as render the purpose of this Easement impossible to accomplish, this Easement may be terminated or extinguished, whether in whole or in part, by mutual agreement by the parties in writing or by judicial proceedings in a court of competent jurisdiction; provided, however, that such extinguishment shall be subject to the provisions set fo1th in Paragraph 15, below. The amount of the proceeds to which Grantee shall be entitled, after the satisfaction of prior claims, from any sale, exchange, or involuntaiy conversion of all or any portion of the Easement Property subsequent to such termination or extinguishment, if any, shall be determined, unless otherwise provided by Colorado law at the time, in accordance with paragraph 13. I. Grantee shall use all such proceeds in a manner consistent with the conservation pmposes of this grant. 13.1 Subsequent Sale, Exchange or Involuntary Conversion. This Easement constitutes a real property interest immediately vested in Grantee, which, for the purposes of section 12, the parties stipulate to have a fair market value dete1mined by multiplying the fair market value of the Prope1ty unencumbered by the Easement (minus any increase in value after the date of this grant attributable to improvements) by the ratio of the value of the Easement at the time of this grant to the value of the Prope1ty, without deduction for the value of the Easement, at the time of this grant. The values at the time of this grant shall be those values used to calculate the deduction for federal income tax purposes allowable by reason of this grant, pursuant to Section 170(h) of the Internal Revenue Code of 1954, as amended. For the purposes of this paragraph, the ratio of the value of the Easement to the value of the Property unencumbered by the Easement shall remain constant. 13.2 Condemnation. If the Easement is taken, in whole or in pait, by exercise of the power of eminent domain, Grantee shall be entitled to compensation in accordance with applicable law. 14. Change of Conditions. The fact that any use of the Easement Property that is expressly prohibited by this Easement, or any other use determined to be inconsistent with the purpose of this Easement, may become more economically valuable than pe1mitted uses, or that I IIJlll lllll llllll llll 11111111111111111 1111111111111111 559036 02/07/2000 09,54A B1171 P946 M ALSDORF 18 of 26 R 140.00 D 0,00 GARFIELD COUNTY CO Page 18 of 22 neighboring prope1ties may in the future be put entirely or pmtly to uses that are not permitted hereunder, has been considered by Grantor in granting this Easement, It is Grantor's belief that any such changes will increase the benefit to the public of the continuation of this Easement, and it is the intent of both Grant or and Grantee that any such changes should not be deemed to be circumstances justifying the termination or extinguishment of this Easement pursuant to Paragraph 13, above. In addition, the unprofitability to Grantor of allowing Grantee to canyon the permitted uses identified herein shall not impair the invalidity of this Easement or be considered grounds for its extinguishment pursuant to Paragraph 13, above. The parties acknowledge that should Grantee at any time in the future become unable to sufficiently provide monitoring and educational tasks as contemplated herein, due to financial reasons or otherwise, that such a changed condition shall be deemed to be a circumstance justifying the extinguishment or assignment by Grantee of this Easement. 15, Assignment by Grantee. This Easement is transferable by Grantee upon not less than fo1ty-five (45) days prior written notice to Grantor; provided, however, Grantee may only assign its rights and obligations under this Easement: (a) to an organization that is a qualified organization at the time of transfer under Section 170(h) of the Internal Revenue Code of 1954, as amended (or any successor provision then applicable), and the applicable regulations promulgated thereunder, and authorized to acquire and hold conservation easements under Colorado law; and (b) upon written consent of Grantor as to the assignment and assignee, which authorization and approval shall not be unreasonably withheld. Should Grantor reject assigmnent of the Easement by Grantee to a paiticular assignee, such rejection must be based upon a reasoned determination that the proposed assignee lacks either the resources or commitment to discharge the obligations set forth herein. As a condition of such h·ansfer, Gra11tee shall require that the conse1vation purposes and Conse1vation Values of this grant continue to.exist and be carried out in pe1petuity; provided, however, that Grantor and any assignee of Grantee may, upon mutual agreement, a111end and/or modify the specific obligations of Grantee set fo1th herein regarding educational tasks and Grantor's payment obligations related thereto, subject to the amendment provisions set forth in Paragraph 17 hereof. 16. Assignment or Subsequent Transfer by Grantor, It is contemplated by the parties that Grantor may assign its rights and obligations hereunder, to a third party, which party may include a homeowners association or special disllict. In the event Grantor by any deed, assignment or other legal instrnment divests itself of or conveys any interest in all or a portion of the Prope1ty, including, without limitation, a leasehold interest, to any other pa1ty, Grantor agrees to incorporate the te1ms of this Easement within such conveyance document and bind any assignee or subsequent owner by the terms and conditions of this Easement. Grantor further agrees to provide reasonable written notice to Grantee of the transfer of any of Grantor's interest in the Prope11y prior to the date of such transfer. The failure of Grantor to perfonn any act required by this paragraph shall not impair the validity of this Easement or limit its enforceability in any way. Subsequent successors or assigns of Grantor, including but not limited to a homeowner's association, shall be required to provide w1itten acknowledgment to Grantee of its intent to be bound and abide by all te1ms and provisions of this Easement and perform all duties and obligations ofGrantor as identified herein, subject to the provisions of Section 17 below, 111111111111 Hllll llll lllllll lllll lllll 1111111111111111 ee9036 02/07/2000 09:e4A B1171 P947 M ALSDORF 19 of 28 R 140.00 D 0,00 GARFIELD COUNTY CO Page 19 of 22 17. Amendment. If circumstances arise under which an amendment to or modification of this Easement would be appropriate, the parties, including any assigns or successors in interest, may jointly amend the Easement in wtiting pursuant to C.R.S. §38-30.5-107; provided, however, that such amendment shall: a) not affect the qualification of the Easement under the IRS Code or C.R.S. § 38-30.5-101 et seq.; b) be consistent with the purposes of the Easement in the sole discretion of Grantee; c) not affect its perpetual duration; d) not permit additional development or improvements to be undertaken on the Easement Prope1ty other than development or improvement pe1mitted or contemplated under the Easement; and e) not impair any of the Conservation Values of the Easement, in the sole discretion of Grantee. Any amendment to the Agreement executed pursuant to this section shall be recorded in the official records of Garfield County, Colorado. 18. Interpretation. The provisions of this Easement shall be liberally construed to effectuate their purpose of preserving and protecting the Easement Prope1ty's wildlife habitat, unique native animals, and related riparian conununity. No remedy or election given by any provision herein shall be deemed exclusive unless so indicated, but it shall, wherever possible, be cumulative with all other remedies at law or in equity. The paities acknowledge that each party and its counsel have reviewed and revised this Easement and that no rnle of construction that ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Easement. If any provision in this instrument is found to be ambiguous, ai1 interpretation consistent with the purpose of this Easement that would render the provision valid shall be favored over any interpretation that would render it invalid. In the event of any conflict between the provisions of this Easement and the provisions of any use a11d zoning reshictions or directives of the State of Colorado, Garfield County, or any other governmental entity with jurisdiction, the more restrictive provisions shall apply. 19. Estoppel Certificates. Upon request by Grantor, Grantee shall within twenty (20)days execute and deliver to Grantor any document, including an estoppel certificate, which certifies Grantor's compliance with any obligation contained within this Easement and othe1wise evidences the status of this Easement as may be requested by Grantor. 20. Notice of Agreement. Grantor shall info1m and provide notice to all prospective lessees, purchasers and lenders of the Property of the terms and provisions of this Agreement, including requesting subordination by any and all lenders in that form attached hereto as Exhibit C and incorporated herein by reference or similar subordination fmm. 21. Notices. Any notice, demand, request, consent, approval, or communication that either paity desires or is required to give to the other shall be in writing and either served personally or sent by first class mail, postage prepaid, addressed as follows: To Grantor: Sanders Ranch Holdings, LLC c/o George R. Hanlon, Jr. 655 East Valley Road, Suite 200 Basalt, Colorado 81.621 Phone: (970) 963-6660 To Grantee: Fax: (970) 963-6661 Roaring Fork Conservancy P.O. Box 323 Basalt, Colorado 81621 Phone: (970) 927-1290 Fax: (970) 921-1264 Page 20 of 22 22. Recordation. Grantee shall record this instrument in timely fashion in the official records of Garfield County, Colorado, and may re-record it at any time as may be required to preserve its rights in this Easement. 23. General Provisions. (a) Controlling Law. The interpretation and perfonnance of this Easement shall be governed by the laws of the State of Colorado. (b) Severability. If any provision of this Easement, or the application thereof to any person or circumstance, is found to be invalid, the remainder of the provisions of this Easement, or the application of such provision to persons or circumstances other than those as to which it is found to be invalid, as the case may be, shall not be affected thereby. ( c) Entire Agreement. This instrument sets f01th the entire agreement of the parties with respect to the Easement and supersedes all prior discussions, negotiations, understandings, or agreements relating to the Easement, all of which are merged herein. ( d) No Forfeiture. Nothing contained herein will result in a forfeiture or reversion of Grantor's title in any respect. (e) Successors. The covenants, te1ms, conditions, and restrictions of this Easement shall be binding upon, and inure to the benefit of, the parties hereto and their respective personal representatives, heirs, successors, and assigns and shall continue as a servitude running perpetually with the Property. (f) Termination of Rights and Obligations. A party's rights and obligations under this Easement terminate upon transfer of the party's interest in the Easement or Property, except that liability for acts or omissions occurring prior to transfer shall survive transfer. (g) Authority: Title. Each person executing this Agreement represents and warrants that he or she has been duly authorized by one of the parties to execute this 1111111" 11111 IIIIII IIII IIIIIII IIIII IIIII Ill lllllll II IIII 559036 0!/07/2000 09:54A B1171 P949 M ALSDORF 21 of 28 R 140,00 D 0,00 GARFIELD COUNTY CO Page21 of 22 Agreement and has authority to bind said party to the te1ms and conditions hereof. Grantor further acknowledges that it holds good title to the Property free and clear and has the authority to grant the Easement herein described, which Easement shall be conveyed only subject to existing encumbrances either referenced herein or of public record. (h) Captions. The captions in this instrnment have been inserted solely for convenience ofreference and are not a prut of this instrnment and shall have no effect upon constrnction or interpretation. (i) Counterparts. The parties may execute this instrnment in two or more counterpa1ts, which shall, in the aggregate, be signed by both parties; each counterpart shall be deemed an original instrnment as against any pa1ty who has signed it. In the event of any disparity between the counterparts produced, the recorded counterpart shall be controlling. (i) Attorneys' Fees. In any action by either party for the enforcement of any term hereof, the prevailing party shall be entitled to tlie recovery of costs and reasonable attorneys' fees. IN WITNESS WHEREOF Grantor and Grantee have executed this g:rru1t of Easement on the day and year first written above. GRANTOR: SANDERS RANCH HOLDINGS, LLC, a Colorado limited liability company By, G~~,., Maaagfil GRANTEE: ROARING FORK CONSERVANCY, a Colorado non-profit corporation By: I llllll llll 111111111111111111111111111111 IIIIIII II IHI 559036 02/07/2000 09,54A B1171 P950 M ALSOORF 22 of 25 R 140,00 D 0,00 GARFIELD COUNTY CO STATE OF COLORADO COUNTY OF %e- ) ) ss. ) Page 22 of 22 The foregoing Grant of Conservation Easement was subscribed and sworn to before me, the undersigned authority, on this 3rd day of February, 2000, by George R. Hanlon, Jr., Manager of Sopris Development Group LLC, as manager of Sanders Ranch Holdings, LLC. COUNTY OF ~-.../ ) ss. ) The foregoing Grant of Conservation Easement was subscribed and sworn to before me, the undersigned authority, on this 3rd day of February, 2000, by Jeanne Beaudry, Executive Director of Roaring Fork Conservancy, a Colorado non-profit corporation. WITNESS my hand and official seal. My commission expiresMY_C_OM_M_ISS_IO_N_~X_PI_RE_S 7_122~2002 Notaty Public 111111111111 1111111111111111111111111111111111111111111 559036 02/07/2000 09:54A B1171 P951 M ALSDORF 23 of ~8 R 140,00 D 0.00 GARFIELD COUNTY CO PARCEL A: EXHIBIT A SANDERS RANCH LEGAL DESCRIPTIONS A tract of land situate in Lots 4, 6, 7, 8 and 9 of Section 7, Township 7 South, Range 88 West of the 6th Principal Meridian and in Lot 31 of Section 1, Township 7 South, Range 89 West of the 6th Principal Meridian, Garfield County, Colorado lying West of the Westerly Right of Way Line for Colorado State Highway No, 82 and lying East of the Easterly Right of Way Line for the Southern Pacific Transportation Company Railroad (Denver and Rio Grande Western Railroad) Aspen Branch, being more particularly described as follows: Commencing at a found Garfield County Surveyor Brass Cap in place for the Witness Corner to the South 1 /4 corner of said Section 7, whence a Found Garfield County Surveyor Brass Cap in place for the Southeast corner of said Section 7 bears S 89 degrees 29'47" E a distance of 2671,90 feet, with all bearings contained herein being relative thereto; thence N 27 degrees 39' 24" E a distance of 1134.1 5 feet to a point on the Easterly Right of Way Line for the Southern Pacific Transportation Company Railroad Aspen Branch and the True Point of Beginning of the tract described herein; thence along said Easterly Right of Way Line the following 2 courses; 1) 79 .82 feet along the arc of a curve concave to the West, having a radius of 2915.00 feet and whose chord bears N 18 degrees E 51 '48" W a distance of 79.82 feet; 2) N 19 degrees 38'52" W a distance of 3829.47 feet to a point on the North Line of Lot 31 of Section 1, Township 7 South, Range 89 West; thence S 89 degrees 43'30" E along the North Line of said Lot 31 a distance of 100.90 feet to the Northeast Corner of said Lot 31; thence S 00 degrees 10'09" W along the East Line of said Lot 31 a distance of 64,03 feet to the Northwest Corner of Lot 7 of Section 7, Township 7 South, Range 88 West; thence S 90 degrees 00'00" E along the North Line of said Lot 7 a distance of 673.15 feet to a point on the Westerly Right of Way for Colorado State Highway No. 82; thence along said Westerly Right of Way Line the following 9 courses: 1) S 35 degrees 14'00" Ea distance of 126.88 feet; 2) 250,29 feet along the arc of a curve concave to the West, having a radius of 1840.00 feet and whose chord bears S 28 degrees 19'00" E a distance of 250, 10 feet; 3) S 11 degrees 08'00" Ea distance of 97,90 feet; 4) 346.52 feet along the arc of a curve concave to the West, having a radius of 1820.00 feet and whose chord bears S 15 degrees 58'00" E a distance of 346.00 feet; 5) S 08 degrees 52'00" Ea distance of 313.00 feet; 6) S 06 degrees 01 '00" E a distance of 700,90 feet; 7) S 00 degrees 18'30" Ea distance of 201,00 feet; DD:lc97049A 1111111 11111 llllll llll 11111111111111111 1111111111111111 559036 02/07/2000 09,54A B1171 P952 M ALSDORF 24 of 28 R 140,00 D 0,00 GARFIELD COUNTY CO 8) S 08 degrees 53'00" E a distance of 200,30 feet; 9) S 06 degrees 01 '00" E a distance of 1467 ,90 feet; thence leaving said Westerly Right of Way Line S 90 degrees 00'00" W a distance of 73.94 feet to the Point of Beginning, Said parcel contains 42,663 acres, more or less. PARCEL B: A Tract of Land Situate in Lots 1, 2, 3, 4, 6, 7, and 9 of Section 18, Lots 3, 4, 7, 8 and 9 of Section 7, Township 7 South, Range 88 West of the Sixth Principal Meridian and in Lots 1, 10, 11, 17, 18 and 25 of Section 12, Lot 31 of Section 1, Township 7 South, Range 89 West of the Sixth Principal Meridian, Garfield County, Colorado, lying West of the Westerly Right of Way Line for the Southern Pacific Transportation Company Railroad (Denver and Rio Grande Western Railroad) Aspen Branch and lying North and East of the Centerline of the Roaring Fork River, being more particularly described as follows: Commencing at a Found Garfield County Surveyor Brass Cap in Place for the Witness Corner to the South ? Corner of said Section 7, whence a Found Garfield County Surveyor Brass Cap in Place for the Southeast Corner for said Section 7 bears S 89 degrees 29'47" E a distance of 2671.90 feet, with all bearings contained herein being relative thereto; thence S 89 degrees 29'47" E along the South Line of said Section 7 a distance of 628.06 feet to a Point on the Westerly Right of Way Line for the Southern Pacific Transportation Company Railroad (Aspen Branch) and True Point of Beginning for the tract described herein; thence along said Westerly Right of Way Line the following 4 courses: 1) S 09 degrees 35'10" Ea distance of 1545,87 feet; 2) 626,05 feet along the arc of a curve concave to the Northeast, having a radius of 1482.50 feet and whose chord bears S 21E41'02" Ea distance of 621 .41 feet; 3) S 33 degrees 46'54" E a distance of 387 .28 feet; 4) 294,32 feet along the arc of a curve concave to the Southwest, having a radius of 281 5 ,00 feet and whose chord bears S 30 degrees 4 7' 11 " E a distance of 294.19 feet to a Point on the East-West Centerline of Section 18, Township 7 South Range 88 West; thence N 89 degrees 53' 16" W a distance of 407 ,83 feet to the Centerline of the Roaring Fork River; thence along the Centerline of said Roaring Fork River the following 15 courses: 1) N 47 degrees 15' 14" W a distance of 122,26 feet; 2) N 57 degrees 54'58" W a distance of 449.02 feet; 3) N 63 degrees 52'39" W a distance of 388.20 feet; 4) N 5 5 degrees 41 '54" W a distance of 1 96 .4 7 feet; 6) N 36 degrees 46'21" W a distance of 226.16 feet; 6) N 34 degrees 06'17" W a distance of 318.15 feet; 7) N 13 degrees 37'07" W a distance of 255.65 feet; 8) N 44 degrees 39'33" W a distance of 175,65 feet; 9) N 51 degrees 46'41" W a distance of 662. 76 feet; 10) N 30 degrees 48'54" W a distance of 163.28 feet; 11) N 17 degrees 46'37" W a distance of 173.22 feet; DD:lc97049A 11111111111111111111111111111 IIIII IIIII 1111111111111111 5?9036 ~2/07/2000 09,54A B1171 P954 M ALSDORF 26 of 2ti R 140.00 D 0,00 GARFIELD COUNTY CO S 04 degrees 34'54" Ea distance of 260.70 feet to a Point intersecting the Easterly Right of Way Line of said Southern Pacific Transportation Company Railroad Aspen Branch; thence N 09 degrees 35'10" Walong said Easterly Right of Way Line a distance of 188.14 feet to the beginning of a curve concave to the West, having a radius of 2915.00 feet; thence along said Easterly Right of Way Line and arc of said curve 282,60 feet, the chord of which bears N 12 degrees 21 '48" W a distance of 282.49 feet to the. Point of Beginning. Said parcel contains 0.234 acres, more or less. County of Garfield State of Colorado DD:lc97049A 1111111 lllll llllll llll 11111111111111111 1111111111111111 ,559036 02/07/2000 09,54A B1171 P955 M ALSDORF 27 of 28 R 140.00 D 0,00 GARFIELD COUNTY CO EXHIBIT C CONSENT AND SUBORDINATION OF DEED OF TRUST BENEFICIARY ____ BANK, AS BENEFICIARY PURSUANT TO THAT DEED OF TRUST RECORDED ______ AS RECEPTION NO. ______ , IN THE RECORDS OF THE CLERK AND RECORDER OF ____ COUNTY, COLORADO (HEREINAFTER THE "DEED OF TRUST") HEREBY SUBORDINATES ITS LIEN OF THE DEED OF TRUST TO THAT GRANT OF CONSERVATION EASEMENT ENTERED INTO BY AND BETWEEN _______ AND ROARING FORK CONSERVANCY DATED _____ _ ____ , AND AGREES THAT ANY FORECLOSURE OF THE DEED OF TRUST SHALL NOT ADVERSELY AFFECT THE EXISTENCE OR CONTINUED VALIDITY OF SAID GRANT OF CONSERVATION EASEMENT WHICH SHALL RUN WITH THE LAND DESCRIBED IN EXHIBIT "A" HERETO AND REMAIN IN FULL FORCE AND EFFECT AS IF SAID GRANT OF CONSERVATION EASEMENT HAD BEEN DELIVERED AND RECORDED PRIOR TO THE DELIVERY AND RECORDING OF THE DEED OF TRUST. NOTWITHSTANDING SUCH CONSENT AND SUBORDINATION, THE PROPERTY DESCRIBED IN THE DEED OF TRUST SHALL CONTINUE TO BE ENCUMBERED THEREBY UNLESS RELEASED IN ACCORDANCE WITH APPLICABLE LAW. _____ BANK By: Dated: _______ _ Title: • 1111111111111111111111111111111111111111111111111111111 559036 02/07/2000 09:54A B1171 P956 n ALSDORF 28 of 28 R 140.00 D 0.00 GARFIELD COUNTY CO I 0 Heron Protection Area Heron Nesting Area LEGEND B Site Boundary B Conservation Area Boundary - 54.39 ac Cattle Creek Consem1tlon Area [ii Heron Nesting Area • . ••• : .- 1 I i Conservation Area CAl.1 ..d ca u ·! = .g ro ti) ~ § .g is:: 00 ~ -8 ~ 8 -~ ~ i-ti) "'d § ] = 8 ro ) ~ en Sanders llandl Boldlnp, UC 6"B. V!ilcyRd.,S~.200 Bualt, CO 81621 p, {970) 963-6660 f. (970) 963-6661 st.n. 0.IIIOII Almde.fu. UC 200 11.tst Me.In Stroet Alpco, CO 81611 p. (970) 92.i-2323 f. (970) 9'20-11528 avrrAB 1250 Bannoct Stt,,ct Detrrcr, CO 80204 p. (303) .m-oo!IJ l (303) 825-0438 Sdua__. Gerdon Me,w, Inc. 118 W. 6th Stmct. Svito 200 GlellWOOd Sp:rlnp, CO 81<101 p. (970) 94!1-1004 l (970) 945-5948 -- EB ....,..,. 0 JOO 200 Exhibit P Noxious Weed Compliance ecorightsolutions@yahoo.com October 29, 2024 To: Sarah Brown Property and Development Manager Realty Capital Management Dear, Sarah; This letter is to confirm that Reality Capital Management has hired my company (Eco-Right Solutions) to mitigate noxious weed management services, to comply with the Garfield County Noxious Weed Management Act along with the Colorado State Weed Management Act S35-5.5- 101. We have put together an IWM “integrated weed management” plan consisting of herbicide and mechanical weed treatment applications. We also following all guidelines recommended by the RFC (Roaring fork Conservancy) and NRCS (Natural Resource Conservation District) to comply with native species and riparian wetlands. We’re currently doing two applications of herbicide spot spraying per year, targeting all unwanted/noxious vegetation, while leaving a 100’ buffer zone in riparian areas to protect the Wild Orchids which sometimes germinate in the riparian areas. Mechanical methods of cutting and bagging unwanted vegetation are used in the areas not treated with herbicide. You may contact my office at (970) 319-4197 or reach out via email ecorightsolutions@yahoo.com with any questions or concerns. Respectfully Jim Lewis Eco-Right Solutions 167 Redstone Blvd Redstone CO 81623 167 Redstone Blvd Redstone, CO 81623 (970) 963-7357 0 0.1 0.2 0.3 0.40.05 Miles Cattle Creek / Heron Point Noxious Weeds August 2021 Maxar Map Created by Hannah Judge Bulbous Bluegrass Bull Thistle Canada Thistle Cheatgrass Common Burdock Common Mullein Common Tansy Field Bindweed Houndstongue Musk Thistle Oxeye Daisy Perennial Sowthistle Plumeless Thistle Redstem Filaree Russian Olive Scotch Thistle Type Bull Thistle Canada Thistle Cheatgrass Common Mullein Common Tansy Houndstongue Musk Thistle Plumeless Thistle Scotch Thistle Garfield County Parcels N A • • 0 0 • 0 0 • 0 0 • • • 0 0 1111 CJ CJ CJ CJ 1111 CJ 1111 CJ Bookc/iff, Mount Sopris & South Side Our Lond, Our Water, Our Heritage 0 0.06 0.12 0.18 0.240.03 Miles Cattle Creek / Heron Point Noxious Weeds August 2021 Maxar, Microsoft, Maxar Map Created by Hannah Judge Bulbous Bluegrass Bull Thistle Canada Thistle Cheatgrass Common Burdock Common Mullein Common Tansy Field Bindweed Houndstongue Musk Thistle Oxeye Daisy Perennial Sowthistle Plumeless Thistle Redstem Filaree Russian Olive Scotch Thistle Type Bull Thistle Canada Thistle Cheatgrass Common Mullein Common Tansy Houndstongue Musk Thistle Plumeless Thistle Scotch Thistle Garfield County Parcels • • 0 0 • 0 0 • 0 0 • • • 0 0 1111 CJ CJ CJ CJ 1111 CJ 1111 CJ N A Our Land, Our Watl!r, Our Hl!ritagl! 0 0.09 0.18 0.27 0.360.04 Miles Cattle Creek / Heron Point Noxious Weeds August 2021 Earthstar Geographics, Map Created by Hannah Judge Bulbous Bluegrass Bull Thistle Canada Thistle Cheatgrass Common Burdock Common Mullein Common Tansy Field Bindweed Houndstongue Musk Thistle Oxeye Daisy Perennial Sowthistle Plumeless Thistle Redstem Filaree Russian Olive Scotch Thistle Type Bull Thistle Canada Thistle Cheatgrass Common Mullein Common Tansy Houndstongue Musk Thistle Plumeless Thistle Scotch Thistle Garfield County Parcels N A • • 0 0 • 0 0 • 0 0 • • • 0 0 1111 CJ CJ CJ CJ 1111 CJ 1111 CJ Bookcliff, Mount Sopris & South Side Our Land, Our Watl!r, Our Hl!ritagl! Bulbous Bluegrass Bull Thistle Canada Thistle Cheatgrass Common Burdock Common Mullein Common Tansy Field Bindweed Houndstongue Musk Thistle Oxeye Daisy Perennial Sowthistle Plumeless Thistle Redstem Filaree Russian Olive Scotch Thistle Type Bull Thistle Canada Thistle Cheatgrass Common Mullein Common Tansy Houndstongue Musk Thistle Plumeless Thistle Scotch Thistle Garfield County Parcels 0 0.06 0.11 0.17 0.220.03 Miles Cattle Creek / Heron Point Noxious Weeds August 2021 Maxar, Microsoft, Maxar Map Created by Hannah Judge N A • • 0 0 • 0 0 • 0 0 • • • 0 0 -D D D D -D -D Bookcliff, Mount Sopris & South Side CONSERVATION Our Land, Our Watl!r, Our H4!ritag4! Exhibit Q Title Commitments Customer Distribution Prevent fraud - Please call a member of our closing team for wire transfer instructions or to initiate a wire transfer. Note that our wiring instructions will never change. Order Number: RND63021533 Date: 11/01/2024 Property Address: 7999 HIGHWAY 82, CARBONDALE, CO 81623 For Closing Assistance For Title Assistance George Rietsch 5975 GREENWOOD PLAZA BLVD GREENWOOD VILLAGE, CO 80111 (303) 850-4151 (Work) grietsch@ltgc.com Seller/Owner HARVEST ROARING FORK, LLC, A TEXAS LIMITED LIABILITY COMPANY Attention: RICHARD MYERS/SARAH BROWN/TIM COLTART rmyers@rcpinvestments.com sbrown@realtycapital.com timcoltart@realtycapital.com Delivered via: Electronic Mail ~ Land Title· GUARANTEE COMPANY -Since 1967 - Estimate of Title Fees Order Number: RND63021533 Date: 11/01/2024 Property Address: 7999 HIGHWAY 82, CARBONDALE, CO 81623 Seller(s): HARVEST ROARING FORK, LLC, A TEXAS LIMITED LIABILITY COMPANY Buyer(s): A BUYER TO BE DETERMINED Thank you for putting your trust in Land Title. Below is the estimate of title fees for the transaction. The final fees will be collected at closing. Visit ltgc.com to learn more about Land Title. Estimate of Title Insurance Fees "TBD" Commitment $279.00 TOTAL $279.00 Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the documents on your property. Chain of Title Documents: Garfield county recorded 03/12/2024 under reception no. 994230 Garfield county recorded 03/12/2024 under reception no. 994231 Land Title· GUARANTEE COMPANY -Since 1967 - I Property Address: 7999 HIGHWAY 82, CARBONDALE, CO 81623 1.Effective Date: 10/08/2024 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: A BUYER TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE 4.Title to the estate or interest covered herein is at the effective date hereof vested in: HARVEST ROARING FORK, LLC, A TEXAS LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: PARCEL A (EAST PARCEL): A TRACT OF LAND SITUATED IN THE SOUTHEASTERLY QUARTER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN SECTION 7, TOWNSHIP 7, SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE, AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 63°31'48" E A DISTANCE OF 2312.55 FEET; THENCE, ALONG THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82 N 06°01'00" W A DISTANCE OF 1467.90 FEET; THENCE, N 08°53'00" W A DISTANCE OF 200.30 FEET; N 00°18'30" W A DISTANCE OF 201.00 FEET; N 06°01'00" W A DISTANCE OF 700.90 FEET; N 08°52'00" W A DISTANCE OF 313.00 FEET; THENCE, 346.52 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 1820.00 FEET, A CENTRAL ANGLE OF 10°54'32" AND SUBTENDING A CHORD BEARING OF N 15°58'00" W A DISTANCE OF 346.00 FEET; THENCE, N 11°08'00" W A DISTANCE OF 97.90 FEET; THENCE, 250.29 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 1840.00 FEET, A CENTRAL ANGLE OF 7°47'38" AND SUBTENDING A CHORD BEARING OF N 28°19'00" W A DISTANCE OF 250.10 FEET; THENCE, N 35°14'00" W A DISTANCE OF 122.52 FEET; THENCE, N 89°17'09" W A DISTANCE 7.98 FEET TO A POINT ON THE EASTERLY LINE OF A PARCEL OF LAND DESCRIBED IN INSTRUMENT RECORDED JANUARY 24, 2001 AT RECEPTION NO. 575283; THENCE ALONG SAID EASTERLY LINE S 35°22'19" E A DISTANCE OF 1.46 FEET TO THE SOUTHEASTERLY CORNER OF SAID PARCEL; THENCE ALONG THE SOUTHERLY LINE OF SAID PARCEL, N 89°17'09" W A DISTANCE OF 224.24 FEET TO THE SOUTHWESTERLY CORNER OF SAID PARCEL; THENCE, N 00°00'00" W A DISTANCE OF 0.68 FEET; THENCE, N 89°30'08" E A DISTANCE OF 0.71 FEET; THENCE, N 00°20'09" E A DISTANCE OF 0.49 FEET TO THE SOUTHEASTERLY CORNER OF A PARCEL OF LAND DESCRIBED IN INSTRUMENT RECORDED MAY 20, 2002 AT RECEPTION NO. 603760; THENCE ALONG THE SOUTHERLY LINE OF SAID PARCEL THE FOLLOWING THREE COURSES: ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 1) N 89°44'57" W A DISTANCE OF 0.99 FEET; 2) N 30°31'43" W A DISTANCE OF 65.06 FEET; 3) N 86°47'11" W A DISTANCE OF 65.63 FEET TO THE SOUTHWESTERLY CORNER OF SAID PARCEL; THENCE, N 86°47'11" W A DISTANCE OF 52.73 FEET; THENCE, N 89°36'12" W A DISTANCE OF 292.61 FEET; THENCE, N 89°43'30" W A DISTANCE OF 100.90 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT; THENCE, ALONG SAID EASTERLY RIGHT OF WAY LINE S 19°38'52" E A DISTANCE OF 3829.47 FEET; THENCE, 79.82 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 2915.00 FEET, A CENTRAL ANGLE OF 1°34'08" AND SUBTENDING A CHORD BEARING OF S 18°51'48" E A DISTANCE OF 79.82 FEET; THENCE, DEPARTING SAID EASTERLY RIGHT OF WAY LINE N 89°59'59" E A DISTANCE OF 73.94 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, ALSO BEING THE POINT OF BEGINNING. PARCEL B (SOPRIS PARCEL): PARCEL 1 (AS DESCRIBED IN DEED RECORDED MAY 19, 1998 IN BOOK 1068 AT PAGE 543 AT RECEPTION NO. 525444): A TRACT OF LAND SITUATED IN LOT 2 OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M. COUNTY OF GARFIELD, STATE OF COLORADO LYING NORTHEASTERLY OF THE WEST AND SOUTH LINES OF SAID LOT 2 AND SOUTHWESTERLY OF THE SOUTHWESTERLY RIGHT OF WAY LINE OF STATE HIGHWAY NO. 82 AS RECONSTRUCTED IN 1967, SAID TRACT DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 2 BEING MARKED WITH AN IRON PIN; WHENCE AN IRON POST WITH A BRASS CAP FOUND IN PLACE AND PROPERLY MARKED FOR THE SOUTHEAST CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M. BEARS S. 35°31'00" W. 770.44 FEET; THENCE N. 324.69 FEET ALONG THE WESTERLY LINE OF SAID LOT 2 TO A POINT ON THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY; THENCE S. 34°45'30" E. 229.17 FEET ALONG THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY; THENCE S. 35°14'00" E. 167 FEET ALONG THE SOUTHWESTERLY RIGHT OF WAY LINE OF SAID HIGHWAY TO A POINT ON THE SOUTHERLY LINE OF SAID LOT 2; THENCE WEST 227.00 FEET ALONG THE SOUTHERLY LINE OF SAID LOT 2 TO THE SOUTHWEST CORNER OF SAID LOT 2, THE POINT OF BEGINNING. PARCEL 2 (AS DESCRIBED AS PARCEL 1 IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 384 AS RECEPTION NO. 603760 AND AS DESCRIBED AS EXHIBIT A-1 QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M., COUNTY OF GARFIELD, STATE OF COLORADO. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER INSTRUMENT RECORDED APRIL 30, 1986 IN BOOK 687 AT PAGE 650) THE TRUE POINT OF BEGINNING; THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 128.34 FEET; THENCE LEAVING SAID WESTERLY LINE N. 88°59'16" W. ALONG THE SOUTHERLY BOUNDARY LINE AND ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 SOUTHERLY BOUNDARY LINE EXTENDED OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT 103.03 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY BOUNDARY LINE AND SOUTHERLY BOUNDARY LINE EXTENDED S. 02°48'16" E. 70.52 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID SOUTHERLY BOUNDARY EXTENDED ALONG AN EXISTING FENCE LINE THE FOLLOWING THREE (3) COURSES: 1) S. 86°47'11" E. 65.63 FEET; 2) S. 30°31'43" E. 65.06 FEET; 3) S. 89°17'09" E. 0.99 FEET, TO THE TRUE POINT OF BEGINNING. PARCEL 3: (AS DESCRIBED AS PARCEL 2 IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 384 AS RECEPTION NO. 603760 AND AS DESCRIBED AS EXHIBIT A-3 IN QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M., COUNTY OF GARFIELD, STATE OF COLORADO. SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M. (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER BOOK 687 AT PAGE 650); THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 128.34 FEET, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID WESTERLY LINE NORTH 187.87 FEET, TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY OF STATE HIGHWAY NO. 82; THENCE LEAVING SAID WESTERLY LINE ALONG SAID SOUTHERLY RIGHT-OF-WAY THE FOLLOWING TWO (2) COURSES: 1) N. 34°53'49" W. 9.76 FEET; 2) N. 37°33'19" W. 6.55 FEET; THENCE S. 01°05'14" W. ALONG THE EASTERLY LINE OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT 200.87 FEET; THENCE LEAVING SAID EASTERLY LINE S. 88° 59'16" E. 13.39 FEET TO THE POINT OF BEGINNING EXCLUDING, HOWEVER, ANY PORTION OF PARCEL 2 AND/OR PARCEL 3 LOCATED IN OR ENCROACHING UPON: LOTS 3 AND/OR 4, AMENDED FYRWALD EXEMPTION PLAT, AS RECORDED IN GARFIELD COUNTY, COLORADO UNDER RECEPTION NO. 547543. PARCEL 4 (AS DESCRIBED AS EXHIBIT A-2 IN QUIT CLAIM DEED RECORDED JANUARY 24, 2001 IN BOOK 1228 AT PAGE 600 AS RECEPTION NO. 575283): A TRACT OF LAND SITUATED IN SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M., COUNTY OF GARFIELD, STATE OF COLORADO, SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 35°30'10" E. 769.47 FEET TO A FOUND REBAR (SOUTHWEST CORNER LOT 2 PER BOOK 687 AT PAGE 650) THE TRUE POINT OF BEGINNING; THENCE NORTH ALONG THE WESTERLY LINE OF THAT PROPERTY DESCRIBED IN SAID BOOK 687 AT PAGE 650 0.68 FEET; THENCE LEAVING SAID WESTERLY LINE EAST ALONG THE SOUTHERLY BOUNDARY LINE OF SAID PROPERTY 221.76 FEET, TO A POINT ON THE WESTERLY RIGHT-OF-WAY OF STATE HIGHWAY NO. 82; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE LEAVING SAID SOUTHERLY LINE S. 35°22'19" E. ALONG SAID WESTERLY RIGHT OF WAY 4.26 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID WESTERLY RIGHT-OF-WAY N. 89°17'09" W. ALONG SAID EXISTING FENCE LINE 224.24 FEET, TO THE TRUE POINT OF BEGINNING, EXCEPTING FROM INSURANCE AND CONVEYANCE THE FOLLOWING EXCEPTING PARCELS 5, EXCEPTING PARCEL 6 AND EXCEPTING PARCEL 7 EXCEPTING PARCEL 5 (AS DESCRIBED EXHIBIT A IN QUIT CLAIM DEED RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 390 AS RECEPTION NO. 603762) A TRACT OF LAND SITUATED IN SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M.. COUNTY OF GARFIELD, STATE OF COLORADO, SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M. (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 00°10'09" E. ALONG SAID SECTION LINE 691.13 FEET, TO A POINT ON THE NORTHERLY BOUNDARY LINE OF THAT PROPERTY SURVEY RECORDED AS RECEPTION NO. 205 IN THE GARFIELD COUNTY INDEX FOR INFORMATIONAL LAND SURVEY PLATS, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SECTION LINE N. 00°10'09" E. 2.36 FEET TO A POINT ON THE SOUTHERLY BOUNDARY LINE OF THE RECORDED AMENDED FYRWALD EXEMPTION PLAT; THENCE LEAVING SAID SECTION LINE N. 89°13'44" E. ALONG SAID SOUTHERLY BOUNDARY 344.69 FEET; THENCE LEAVING SAID SOUTHERLY BOUNDARY LINE S. 02°48'16" E. 12.00 FEET TO A POINT IN AN EXISTING FENCE LINE; THENCE N. 86°47'11" W. ALONG SAID FENCE LINE 52.73 FEET; THENCE CONTINUING ALONG SAID FENCE LINE N. 89°36'14" W. 292.62 FEET TO THE POINT OF BEGINNING; EXCEPTING PARCEL 6 (AS DESCRIBED AS EXHIBIT A IN QUIT CLAIM DEED RECORDED JANUARY 29, 2001 IN BOOK 1229 AT PAGE 263 AS RECEPTION NO. 575490): A TRACT OF LAND SITUATED IN SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH P.M., COUNTY OF GARFIELD, STATE OF COLORADO, SAID TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST OF THE 6TH P.M., (WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE TO A BEARING OF N. 00°10'09" E. BETWEEN THE SE CORNER AND THE E 1/4 CORNER OF SAID SECTION 1); THENCE N. 00°10'09" E. ALONG SAID SECTION LINE 627.10 FEET, TO A POINT ON THE NORTHERLY BOUNDARY LINE OF THAT PROPERTY SURVEY RECORDED AT RECEPTION NO. 305 IN THE GARFIELD COUNTY INDEX FOR INFORMATIONAL LAND SURVEY PLATS, THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SECTION LINE N. 00°10'09" E. 64.03 FEET, TO A POINT IN AN EXISTING FENCE LINE; THENCE LEAVING SAID SECTION LINE S. 89°36'14" E. ALONG AN EXISTING FENCE LINE 292.62 FEET; THENCE CONTINUING ALONG AN EXISTING FENCE LINE S. 86°47'11" E. 118.36 FEET; THENCE CONTINUING ALONG SAID FENCE LINE S. 30°31'43" E. 64.28 FEET, TO A POINT ON SAID NORTHERLY BOUNDARY; THENCE LEAVING SAID EXISTING FENCE LINE N. 90°00'00" W. ALONG SAID NORTHERLY BOUNDARY 443.63 FEET, TO THE POINT OF BEGINNING. EXCEPTING PARCEL 7 (AS DESCRIBED IN EXHIBIT A IN RULE AND ORDER, CIVIL ACTION NO. 5952, DISTRICT COURT IN AND FOR THE COUNTY OF GARFIELD AND STATE OF COLORADO RECORDED DECEMBER 15, 1967 IN BOOK 391 AT PAGE 14 AS RECEPTION NO. 239725): ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 A TRACT OR PARCEL OF LAND NO. 1 REV. 2 OF THE DEPARTMENT OF HIGHWAYS, STATE OF COLORADO, PROJECT NO. S 0130(10), IN LOTS 2 AND 11 OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST, OF THE 6TH P.M., IN GARFIELD COUNTY, COLORADO, SAID TRACT OR PARCEL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF LOT 2, SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST, FROM WHICH THE SE CORNER OF SECTION 1, TOWNSHIP 7 SOUTH, RANGE 89 WEST BEARS S. 19°29'30" W., A DISTANCE OF 1330.0. FEET; 1. THENCE SOUTH ALONG THE WEST LINE OF LOT 2, SECTION 7, A DISTANCE OF 304.5 FEET; 2. THENCE S. 34°45'30" E., A DISTANCE OF 231.0 FEET; 3. THENCE S. 35°14' E., A DISTANCE OF 92.2 FEET TO A SOUTH LINE OF THE PROPERTY; 4. THENCE ALONG A SOUTH LINE OF THE PROPERTY, N. 89°12' E., A DISTANCE OF 118.5 FEET TO THE EAST LINE OF LOT 2, SECTION 7; 5. THENCE ALONG THE EAST LINE OF LOT 2, SECTION 7, SOUTH A DISTANCE OF 63.8 FEET TO THE SW. CORNER OF LOT 11, SECTION 7; 6. THENCE ALONG THE SOUTH LINE OF LOT 11, SECTION 7, N. 89°47' E., A DISTANCE OF 208.0 FEET; 7. THENCE ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 2,050.0 FEET A DISTANCE OF 14.4 FEET (THE CHORD OF THIS ARC BEARS N. 32°43' W., A DISTANCE OF 14.4 FEET); 8. THENCE N. 34°03' W., A DISTANCE OF 311.4 FEET; 9. THENCE N. 42°28'30" W. A DISTANCE OF 487.6 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. FURTHER EXCEPTING THEREFROM ANY PORTION OF THE LAND WITHIN STATE HIGHWAY NO. 82 COUNTY OF GARFIELD, STATE OF COLORADO. PARCEL C (WEST PARCEL): A TRACT OF LAND SITUATED IN THE SOUTHEAST QUARTER OF SECTION 1 AND THE WEST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE SOUTHWEST QUARTER OF SECTION 7 AND THE NORTH HALF OF SECTION 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT ON THE WESTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 41°30'24"E, A DISTANCE OF 4758.08 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE N 19°38'52" W A DISTANCE OF 1221.19 FEET; THENCE, N 89°43'30" W A DISTANCE OF 683.95 FEET; THENCE, S 02°00'23" W A DISTANCE OF 590.77 FEET; THENCE, S 02°15'08" W A DISTANCE OF 557.94 FEET; THENCE, N 86°35'38" W A DISTANCE OF 84.72 FEET; THENCE, S 43°10'35" E A DISTANCE OF 251.44 FEET; THENCE, S 00°24'17" E A DISTANCE OF 1250.60 FEET TO A POINT ON THE WESTERLY LINE OF THE ROARING FORK CONSERVANCY EASEMENT; THENCE, ALONG THE SAID EASEMENT LINE S 03°09'52" W A DISTANCE OF 741.05 FEET; THENCE, S 00°21'30" E A DISTANCE OF 553.42 FEET; THENCE, S 00°04'33" E A DISTANCE OF 323.33 FEET; THENCE, S 24°10'18" E A DISTANCE OF 142.52 FEET; THENCE, S 29°13'16" E A DISTANCE OF 615.00 FEET; THENCE, S 19°31'50" E A DISTANCE OF 246.38 FEET; THENCE, S 23°25'35" E A DISTANCE OF 153.19 FEET; THENCE, S 17°46'37" E A DISTANCE OF 173.22 FEET; THENCE, S 30°48'54" E A DISTANCE OF 163.28 FEET; THENCE, S 51°46'41" E A DISTANCE OF 662.76 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, S 44°39'33" E A DISTANCE OF 175.65 FEET; THENCE, S 13°37'07" E A DISTANCE OF 255.65 FEET; THENCE, S 34°06'17" E A DISTANCE OF 318.15 FEET; THENCE, S 35°45'21" E A DISTANCE OF 225.15 FEET; THENCE, S 55°41'54" E A DISTANCE OF 196.47 FEET; THENCE, S 63°52'39" E A DISTANCE OF 388.20 FEET; THENCE, S 57°54'58" E A DISTANCE OF 449.02 FEET; THENCE, S 47°15'14" E A DISTANCE OF 122.26 FEET; THENCE, S 89°53'16" E A DISTANCE OF 189.76 FEET; THENCE, N 40°23'30" W A DISTANCE OF 69.38 FEET; THENCE, S 87°28'29" W A DISTANCE OF 36.35 FEET; THENCE, S 83°52'12" W A DISTANCE OF 10.80 FEET; THENCE, N 58°27'19" W A DISTANCE OF 41.45 FEET; THENCE, N 29°51'31" W A DISTANCE OF 8.28 FEET; THENCE, N 24°16'24" W A DISTANCE OF 25.22 FEET; THENCE, N 69°00'53" W A DISTANCE OF 9.87 FEET; THENCE, S 87°31'44" W A DISTANCE OF 22.60 FEET; THENCE, N 57°25'01" W A DISTANCE OF 17.28 FEET; THENCE, N 50°09'49" W A DISTANCE OF 26.07 FEET; THENCE, N 46°21'12" W A DISTANCE OF 9.99 FEET; THENCE, N 44°28'05" W A DISTANCE OF 21.45 FEET; THENCE, N 55°50'08" W A DISTANCE OF 49.05 FEET; THENCE, N 56°25'40" W A DISTANCE OF 49.94 FEET; THENCE, N 68°12'23" W A DISTANCE OF 36.45 FEET; THENCE, N 46°54'04" W A DISTANCE OF 55.18 FEET; THENCE, N 68°49'21" W A DISTANCE OF 25.14 FEET; THENCE, N 47°41'50" W A DISTANCE OF 78.78 FEET; THENCE, N 30°26'40" W A DISTANCE OF 24.58 FEET; THENCE, N 25°47'01" W A DISTANCE OF 30.08 FEET; THENCE, N 18°11'39" W A DISTANCE OF 34.61 FEET; THENCE, N 30°58'21" W A DISTANCE OF 29.32 FEET; THENCE, N 21°59'14" W A DISTANCE OF 27.50 FEET; THENCE, N 30°16'07" W A DISTANCE OF 22.97 FEET; THENCE, N 25°41'38" W A DISTANCE OF 169.44 FEET; THENCE, N 41°17'39" E A DISTANCE OF 82.61 FEET; THENCE, N 38°34'52" E A DISTANCE OF 15.89 FEET; THENCE, N 34°26'44" W A DISTANCE OF 262.40 FEET; THENCE, N 57°58'09" W A DISTANCE OF 102.47 FEET; THENCE, N 53°43'31" W A DISTANCE OF 105.38 FEET; THENCE, N 55°58'11" W A DISTANCE OF 126.13 FEET; THENCE, N 56°14'57" W A DISTANCE OF 118.42 FEET; THENCE, N 49°16'04" W A DISTANCE OF 136.33 FEET; THENCE, N 44°30'51" W A DISTANCE OF 150.05 FEET; THENCE, N 32°49'55" W A DISTANCE OF 102.14 FEET; THENCE, N 37°44'19" W A DISTANCE OF 552.12 FEET; THENCE, N 18°10'02" W A DISTANCE OF 47.26 FEET; THENCE, N 27°58'19" W A DISTANCE OF 109.20 FEET; THENCE, N 35°01'36" W A DISTANCE OF 71.09 FEET; THENCE, N 41°32'47" W A DISTANCE OF 152.23 FEET; THENCE, N 40°22'24" W A DISTANCE OF 339.82 FEET; THENCE, N 64°20'53" W A DISTANCE OF 34.06 FEET; THENCE, N 45°00'36" W A DISTANCE OF 52.42 FEET; THENCE, N 44°53'41" W A DISTANCE OF 154.66 FEET; THENCE, N 32°35'48" W A DISTANCE OF 86.59 FEET; THENCE, N 57°01'32" W A DISTANCE OF 44.89 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, N 30°33'12" W A DISTANCE OF 85.72 FEET; THENCE, N 37°39'02" W A DISTANCE OF 79.09 FEET; THENCE, N 37°32'30" W A DISTANCE OF 63.32 FEET; THENCE, N 20°02'15" W A DISTANCE OF 33.98 FEET; THENCE, N 39°52'25" W A DISTANCE OF 42.02 FEET; THENCE, N 25°36'04" W A DISTANCE OF 107.17 FEET; THENCE, N 30°34'08" W A DISTANCE OF 164.72 FEET; THENCE, N 11°39'01" W A DISTANCE OF 107.90 FEET; THENCE, N 24°56'06" E A DISTANCE OF 163.60 FEET; THENCE, N 63°39'33" E A DISTANCE OF 177.81 FEET; THENCE, N 83°14'43" E A DISTANCE OF 393.54 FEET; THENCE, N 07°15'26" W A DISTANCE OF 21.79 FEET; THENCE, N 80°51'11" E A DISTANCE OF 50.00 FEET; THENCE, N 89°15'06" E A DISTANCE OF 65.56 FEET; THENCE, N 57°50'04" E A DISTANCE OF 50.12 FEET; THENCE, S 84°51'15" E A DISTANCE OF 33.08 FEET; THENCE, S 81°39'50" E A DISTANCE OF 89.61 FEET; THENCE, N 56°07'00" E A DISTANCE OF 26.86 FEET; THENCE, N 07°38'31" E A DISTANCE OF 27.93 FEET; THENCE, N 37°41'57" W A DISTANCE OF 28.06 FEET; THENCE, N 50°00'15" E A DISTANCE OF 22.23 FEET; THENCE, N 82°02'30" E A DISTANCE OF 36.49 FEET; THENCE, S 63°34'38" E A DISTANCE OF 54.05 FEET; THENCE, S 45°59'58" E A DISTANCE OF 20.95 FEET; THENCE, S 14°44'20" E A DISTANCE OF 29.18 FEET; THENCE, S 11°11'17" W A DISTANCE OF 26.42 FEET; THENCE, S 14°58'41" E A DISTANCE OF 30.14 FEET; THENCE, S 43°42'10" E A DISTANCE OF 69.77 FEET; THENCE, S 31°36'59" E A DISTANCE OF 56.76 FEET; THENCE, S 49°38'46" E A DISTANCE OF 40.12 FEET; THENCE, S 45°30'55" E A DISTANCE OF 40.88 FEET; THENCE, S 60°16'38" E A DISTANCE OF 43.39 FEET; THENCE, S 73°16'24" E A DISTANCE OF 67.60 FEET; THENCE, S 53°05'15" E A DISTANCE OF 15.86 FEET; THENCE, S 63°37'30" E A DISTANCE OF 52.31 FEET; THENCE, S 83°28'21" E A DISTANCE OF 46.95 FEET; THENCE, N 86°20'27" E A DISTANCE OF 61.04 FEET; THENCE, N 31°59'09" E A DISTANCE OF 47.07 FEET; THENCE, N 06°58'38" E A DISTANCE OF 32.16 FEET; THENCE, N 72°08'07" E A DISTANCE OF 7.98 FEET; THENCE, S 24°51'03" E A DISTANCE OF 72.35 FEET; THENCE, S 41°52'47" E A DISTANCE OF 50.71 FEET; THENCE, S 54°44'21" E A DISTANCE OF 38.31 FEET; THENCE, S 83°39'39" E A DISTANCE OF 87.15 FEET; THENCE, S 57°11'12" E A DISTANCE OF 77.06 FEET; THENCE, S 41°51'16" E A DISTANCE OF 88.65 FEET; THENCE, S 57°39'13" E A DISTANCE OF 65.60 FEET; THENCE, S 49°55'38" E A DISTANCE OF 74.96 FEET; THENCE, S 61°04'52" E A DISTANCE OF 43.44 FEET; THENCE, S 71°46'03" E A DISTANCE OF 55.45 FEET; THENCE, N 09°35'09" W A DISTANCE OF 59.88 FEET; THENCE, N 65°36'14" W A DISTANCE OF 60.45 FEET; THENCE, N 49°54'10" W A DISTANCE OF 64.72 FEET; THENCE, N 49°54'10" W A DISTANCE OF 86.97 FEET; THENCE, N 48°11'10" W A DISTANCE OF 54.30 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, N 56°47'27" W A DISTANCE OF 123.97 FEET; THENCE, N 83°47'24" W A DISTANCE OF 93.00 FEET; THENCE, N 29°35'31" W A DISTANCE OF 119.58 FEET; THENCE, N 78°00'43" W A DISTANCE OF 33.84 FEET; THENCE, S 79°41'48" W A DISTANCE OF 37.80 FEET; THENCE, S 22°57'52" W A DISTANCE OF 56.05 FEET; THENCE, S 59°31'57" W A DISTANCE OF 45.48 FEET; THENCE, N 82°32'35" W A DISTANCE OF 28.23 FEET; THENCE, N 59°07'03" W A DISTANCE OF 95.71 FEET; THENCE, N 71°20'44" W A DISTANCE OF 85.73 FEET; THENCE, N 36°43'10" W A DISTANCE OF 93.22 FEET; THENCE, N 25°39'22" W A DISTANCE OF 181.92 FEET; THENCE, N 65°10'24" W A DISTANCE OF 98.43 FEET; THENCE, S 85°02'33" W A DISTANCE OF 52.20 FEET; THENCE, S 56°33'52" W A DISTANCE OF 39.34 FEET; THENCE, S 20°49'33" W A DISTANCE OF 42.96 FEET; THENCE, S 37°27'43" E A DISTANCE OF 21.60 FEET; THENCE, N 77°02'57" W A DISTANCE OF 89.66 FEET; THENCE, S 70°24'18" W A DISTANCE OF 70.95 FEET; THENCE, N 88°59'39" W A DISTANCE OF 55.55 FEET; THENCE, S 84°28'58" W A DISTANCE OF 49.93 FEET; THENCE, N 14°22'48" E A DISTANCE OF 68.20 FEET; THENCE, N 05°11'46" W A DISTANCE OF 77.59 FEET; THENCE, N 18°20'05" E A DISTANCE OF 10.82 FEET; THENCE, N 22°53'40" E A DISTANCE OF 44.14 FEET; THENCE, N 10°34'58" E A DISTANCE OF 35.11 FEET; THENCE, N 08°59'51" E A DISTANCE OF 47.16 FEET; THENCE, N 03°48'08" E A DISTANCE OF 36.48 FEET; THENCE, N 04°40'52" E A DISTANCE OF 71.03 FEET; THENCE, N 07°37'51" E A DISTANCE OF 54.66 FEET; THENCE, N 29°28'14" W A DISTANCE OF 63.68 FEET; THENCE, N 32°00'44" W A DISTANCE OF 61.05 FEET; THENCE, N 26°17'29" W A DISTANCE OF 55.52 FEET; THENCE, N 38°14'36" W A DISTANCE OF 44.36 FEET; THENCE, N 53°11'32" W A DISTANCE OF 37.73 FEET; THENCE, N 59°54'48" W A DISTANCE OF 54.16 FEET; THENCE, N 87°51'35" W A DISTANCE OF 36.97 FEET; THENCE, N 57°33'47"W A DISTANCE OF 65.70 FEET; THENCE, N 81°56'22" W A DISTANCE OF 85.02 FEET; THENCE, N 04°11'29" W A DISTANCE OF 158.65 FEET; THENCE, N 35°50'41" W A DISTANCE OF 41.30 FEET; THENCE, N 54°46'03" W A DISTANCE OF 24.70 FEET; THENCE, N 28°51'45" W A DISTANCE OF 209.99 FEET; THENCE, N 11°58'37" W A DISTANCE OF 33.82 FEET; THENCE, N 41°03'46" E A DISTANCE OF 78.19 FEET; THENCE, N 06°29'01" W A DISTANCE OF 117.20 FEET; THENCE, N 20°05'27" W A DISTANCE OF 94.24 FEET; THENCE, N 11°32'03" W A DISTANCE OF 63.83 FEET; THENCE, N 07°57'46" W A DISTANCE OF 141.45 FEET; THENCE, N 09°56'14" E A DISTANCE OF 50.76 FEET; THENCE, N 19°17'44" W A DISTANCE OF 91.04 FEET; THENCE, N 44°41'59" W A DISTANCE OF 134.55 FEET; THENCE, N 19°23'49" W A DISTANCE OF 74.18 FEET; THENCE, N 19°33'06" W A DISTANCE OF 43.27 FEET; THENCE, N 21°30'01" W A DISTANCE OF 72.23 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, DEPARTING SAID EASEMENT LINE N 00°16'30" E A DISTANCE OF 217.77 FEET; THENCE, N 00°16'30" E A DISTANCE OF 312.94 FEET; THENCE, S 89°43'30" E A DISTANCE OF 1005.44 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT, ALSO BEING THE POINT OF BEGINNING. COUNTY OF GARFIELD STATE OF COLORADO PARCEL D (SOUTH PARCEL): A TRACT OF LAND SITUATED IN THE EAST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE WEST HALF OF SECTION 7 AND IN THE NORTH HALF OF SECTION 18, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 78°49'20" E A DISTANCE OF 2150.14 FEET; THENCE, ALONG SAID RIGHT OF WAY LINE S 09°35'09" E A DISTANCE OF 401.79 FEET; THENCE, S 09°35'09" E A DISTANCE OF 1545.87 FEET; THENCE, 626.05 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 1482.50 FEET, A CENTRAL ANGLE OF 24°11'44" AND SUBTENDING A CHORD BEARING OF S 21°41'02" E A DISTANCE OF 621.41 FEET; THENCE, S 33°46'54" E A DISTANCE OF 387.28 FEET; THENCE, 294.32 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 2815.00 FEET, A CENTRAL ANGLE OF 5°59'26" AND SUBTENDING A CHORD BEARING OF S 30°47'11" E A DISTANCE OF 294.19 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE N 89°53'16" W A DISTANCE OF 218.07 FEET; THENCE, N 40°23'30" W A DISTANCE OF 69.38 FEET; THENCE, S 87°28'29" W A DISTANCE OF 36.35 FEET; THENCE, S 83°52'12" W A DISTANCE OF 10.80 FEET; THENCE, N 58°27'19" W A DISTANCE OF 41.45 FEET; THENCE, N 29°51'31" W A DISTANCE OF 8.28 FEET; THENCE, N 24°16'24" W A DISTANCE OF 25.22 FEET; THENCE, N 69°00'53" W A DISTANCE OF 9.87 FEET; THENCE, S 87°31'44" W A DISTANCE OF 22.60 FEET; THENCE, N 57°25'01" W A DISTANCE OF 17.28 FEET; THENCE, N 50°09'49" W A DISTANCE OF 26.07 FEET; THENCE, N 46°21'12" W A DISTANCE OF 9.99 FEET; THENCE, N 44°28'05" W A DISTANCE OF 21.45 FEET; THENCE, N 55°50'08" W A DISTANCE OF 49.05 FEET; THENCE, N 56°25'40" W A DISTANCE OF 49.94 FEET; THENCE, N 68°12'23" W A DISTANCE OF 36.45 FEET; THENCE, N 46°54'04" W A DISTANCE OF 55.18 FEET; THENCE, N 68°49'21" W A DISTANCE OF 25.14 FEET; THENCE, N 47°41'50" W A DISTANCE OF 78.78 FEET; THENCE, N 30°26'40" W A DISTANCE OF 24.58 FEET; THENCE, N 25°47'01" W A DISTANCE OF 30.08 FEET; THENCE, N 18°11'39" W A DISTANCE OF 34.61 FEET; THENCE, N 30°58'21" W A DISTANCE OF 29.32 FEET; THENCE, N 21°59'14" W A DISTANCE OF 27.50 FEET; THENCE, N 30°16'07" W A DISTANCE OF 22.97 FEET; THENCE, N 25°41'38" W A DISTANCE OF 169.44 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, N 41°17'39" E A DISTANCE OF 82.61 FEET; THENCE, N 38°34'52" E A DISTANCE OF 15.89 FEET; THENCE, N 34°26'44" W A DISTANCE OF 262.40 FEET; THENCE, N 57°58'09" W A DISTANCE OF 102.47 FEET; THENCE, N 53°43'31" W A DISTANCE OF 105.38 FEET; THENCE, N 55°58'11" W A DISTANCE OF 126.13 FEET; THENCE, N 56°14'57" W A DISTANCE OF 118.42 FEET; THENCE, N 49°16'04" W A DISTANCE OF 136.33 FEET; THENCE, N 44°30'51" W A DISTANCE OF 150.05 FEET; THENCE, N 32°49'55" W A DISTANCE OF 102.14 FEET; THENCE, N 37°44'19" W A DISTANCE OF 552.12 FEET; THENCE, N 18°10'02" W A DISTANCE OF 47.26 FEET; THENCE, N 27°58'19" W A DISTANCE OF 109.20 FEET; THENCE, N 35°01'36" W A DISTANCE OF 71.09 FEET; THENCE, N 41°32'47" W A DISTANCE OF 152.23 FEET; THENCE, N 40°22'24" W A DISTANCE OF 339.82 FEET; THENCE, N 64°20'53" W A DISTANCE OF 34.06 FEET; THENCE, N 45°00'36" W A DISTANCE OF 52.42 FEET; THENCE, N 44°53'41" W A DISTANCE OF 154.66 FEET; THENCE, N 32°35'48" W A DISTANCE OF 86.59 FEET; THENCE, N 57°01'32" W A DISTANCE OF 44.89 FEET; THENCE, N 30°33'12" W A DISTANCE OF 85.72 FEET; THENCE, N 37°39'02" W A DISTANCE OF 79.09 FEET; THENCE, N 37°32'30" W A DISTANCE OF 63.32 FEET; THENCE, N 20°02'15" W A DISTANCE OF 33.98 FEET; THENCE, N 39°52'25" W A DISTANCE OF 42.02 FEET; THENCE, N 25°36'04" W A DISTANCE OF 107.17 FEET; THENCE, N 30°34'08" W A DISTANCE OF 164.72 FEET; THENCE, N 11°39'01" W A DISTANCE OF 107.90 FEET; THENCE, N 24°56'06" E A DISTANCE OF 163.60 FEET; THENCE, N 63°39'33" E A DISTANCE OF 177.81 FEET; THENCE, N 83°14'43" E A DISTANCE OF 393.54 FEET; THENCE, N 07°15'26" W A DISTANCE OF 21.79 FEET; THENCE, N 80°51'11" E A DISTANCE OF 50.00 FEET; THENCE, N 89°15'06" E A DISTANCE OF 65.56 FEET; THENCE, N 57°50'04" E A DISTANCE OF 50.12 FEET; THENCE, S 84°51'15" E A DISTANCE OF 33.08 FEET; THENCE, S 81°39'50" E A DISTANCE OF 89.61 FEET; THENCE, N 56°07'00" E A DISTANCE OF 26.86 FEET; THENCE, N 07°38'31" E A DISTANCE OF 27.93 FEET; THENCE, N 37°41'57" W A DISTANCE OF 28.06 FEET; THENCE, N 50°00'15" E A DISTANCE OF 22.23 FEET; THENCE, N 82°02'30" E A DISTANCE OF 36.49 FEET; THENCE, S 63°34'38" E A DISTANCE OF 54.05 FEET; THENCE, S 45°59'58" E A DISTANCE OF 20.95 FEET; THENCE, S 14°44'20" E A DISTANCE OF 29.18 FEET; THENCE, S 11°11'17" W A DISTANCE OF 26.42 FEET; THENCE, S 14°58'41" E A DISTANCE OF 30.14 FEET; THENCE, S 43°42'10" E A DISTANCE OF 69.77 FEET; THENCE, S 31°36'59" E A DISTANCE OF 56.76 FEET; THENCE, S 49°38'46" E A DISTANCE OF 40.12 FEET; THENCE, S 45°30'55" E A DISTANCE OF 40.88 FEET; THENCE, S 60°16'38" E A DISTANCE OF 43.39 FEET; THENCE, S 73°16'24" E A DISTANCE OF 67.60 FEET; THENCE, S 53°05'15" E A DISTANCE OF 15.86 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, S 63°37'30" E A DISTANCE OF 52.31 FEET; THENCE, S 83°28'21" E A DISTANCE OF 46.95 FEET; THENCE, N 86°20'27" E A DISTANCE OF 61.04 FEET; THENCE, N 31°59'09" E A DISTANCE OF 47.07 FEET; THENCE, N 06°58'38" E A DISTANCE OF 32.16 FEET; THENCE, N 72°08'07" E A DISTANCE OF 7.98 FEET; THENCE, S 24°51'03" E A DISTANCE OF 72.35 FEET; THENCE, S 41°52'47" E A DISTANCE OF 50.71 FEET; THENCE, S 54°44'21" E A DISTANCE OF 38.31 FEET; THENCE, S 83°39'39" E A DISTANCE OF 87.15 FEET; THENCE, S 57°11'12" E A DISTANCE OF 77.06 FEET; THENCE, S 41°51'16" E A DISTANCE OF 88.65 FEET; THENCE, S 57°39'13" E A DISTANCE OF 65.60 FEET; THENCE, S 49°55'38" E A DISTANCE OF 74.96 FEET; THENCE, S 61°04'52" E A DISTANCE OF 43.44 FEET; THENCE, S 71°46'03" E A DISTANCE OF 55.45 FEET TO THE POINT OF BEGINNING. COUNTY OF GARFIELD, STATE OF COLORADO. PARCEL E (NORTH PARCEL) A TRACT OF LAND SITUATED IN THE EAST HALF OF SECTION 12, TOWNSHIP 7 SOUTH, RANGE 89 WEST, AND IN THE WEST HALF OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHENCE THE GARFIELD COUNTY SURVEYOR'S 2 1/2" BRASS CAP, FOUND IN PLACE AND CORRECTLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7 BEARS S49°22'15' E A DISTANCE OF 5479.54 FEET; THENCE, S 89°43'30" E A DISTANCE OF 1005.44 FEET TO A POINT ON THE WESTERLY LINE OF THE ROARING FORK TRANSIT AUTHORITY TRANSPORTATION CORRIDOR EASEMENT; THENCE, ALONG THE WESTERLY LINE OF SAID EASEMENT S 19°38'52" E A DISTANCE OF 2644.53 FEET; THENCE, 494.34 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 2815.00 FEET, A CENTRAL ANGLE OF 10°03'42" AND SUBTENDING A CHORD BEARING OF S 14°37'01" E A DISTANCE OF 493.70 FEET; THENCE, S 09°35'09" E A DISTANCE OF 120.78 FEET; THENCE, DEPARTING THE WESTERLY LINE OF SAID EASEMENT N 65°36'14" W A DISTANCE OF 60.45 FEET; THENCE, N 49°54'10" W A DISTANCE OF 64.72 FEET; THENCE, N 49°54'10" W A DISTANCE OF 86.97 FEET; THENCE, N 48°11'10" W A DISTANCE OF 54.30 FEET; THENCE, N 56°47'27" W A DISTANCE OF 123.97 FEET; THENCE, N 83°47'24" W A DISTANCE OF 93.00 FEET; THENCE, N 29°35'31" W A DISTANCE OF 119.58 FEET; THENCE, N 78°00'43" W A DISTANCE OF 33.84 FEET; THENCE, S 79°41'48" W A DISTANCE OF 37.80 FEET; THENCE, S 22°57'52" W A DISTANCE OF 56.05 FEET; THENCE, S 59°31'57" W A DISTANCE OF 45.48 FEET; THENCE, N 82°32'35" W A DISTANCE OF 28.23 FEET; THENCE, N 59°07'03" W A DISTANCE OF 95.71 FEET; THENCE, N 71°20'44" W A DISTANCE OF 85.73 FEET; THENCE, N 36°43'10" W A DISTANCE OF 93.22 FEET; ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 THENCE, N 25°39'22" W A DISTANCE OF 181.92 FEET; THENCE, N 65°10'24" W A DISTANCE OF 98.43 FEET; THENCE, S 85°02'33" W A DISTANCE OF 52.20 FEET; THENCE, S 56°33'52" W A DISTANCE OF 39.34 FEET; THENCE, S 20°49'33" W A DISTANCE OF 42.96 FEET; THENCE, S 37°27'43" E A DISTANCE OF 21.60 FEET; THENCE, N 77°02'57" W A DISTANCE OF 89.66 FEET; THENCE, S 70°24'18" W A DISTANCE OF 70.95 FEET; THENCE, N 88°59'39" W A DISTANCE OF 55.55 FEET; THENCE, S 84°28'58" W A DISTANCE OF 49.93 FEET; THENCE, N 14°22'48" E A DISTANCE OF 68.20 FEET; THENCE, N 05°11'46" W A DISTANCE OF 77.59 FEET; THENCE, N 18°20'05" E A DISTANCE OF 10.82 FEET; THENCE, N 22°53'40" E A DISTANCE OF 44.14 FEET; THENCE, N 10°34'58" E A DISTANCE OF 35.11 FEET; THENCE, N 08°59'51" E A DISTANCE OF 47.16 FEET; THENCE, N 03°48'08" E A DISTANCE OF 36.48 FEET; THENCE, N 04°40'52" E A DISTANCE OF 71.03 FEET; THENCE, N 07°37'51" E A DISTANCE OF 54.66 FEET; THENCE, N 29°28'14" W A DISTANCE OF 63.68 FEET; THENCE, N 32°00'44" W A DISTANCE OF 61.05 FEET; THENCE, N 26°17'29" W A DISTANCE OF 55.52 FEET; THENCE, N 38°14'26" W A DISTANCE OF 44.36 FEET; THENCE, N 53°11'32" W A DISTANCE OF 37.73 FEET; THENCE, N 59°54'48" W A DISTANCE OF 54.16 FEET; THENCE, N 87°51'35" W A DISTANCE OF 36.97 FEET; THENCE, N 57°33'47" W A DISTANCE OF 65.70 FEET; THENCE, N 81°56'22" W A DISTANCE OF 85.02 FEET; THENCE, N 04°11'29" W A DISTANCE OF 158.65 FEET; THENCE, N 35°50'41" W A DISTANCE OF 41.30 FEET; THENCE, N 54°46'03" W A DISTANCE OF 24.70 FEET; THENCE, N 28°51'45" W A DISTANCE OF 209.99 FEET; THENCE, N 11°58'37" W A DISTANCE OF 33.82 FEET; THENCE, N 41°03'46" E A DISTANCE OF 78.19 FEET; THENCE, N 06°29'01" W A DISTANCE OF 117.20 FEET; THENCE, N 20°05'27" W A DISTANCE OF 94.24 FEET; THENCE, N 11°32'03" W A DISTANCE OF 63.83 FEET; THENCE, N 07°57'46" W A DISTANCE OF 141.45 FEET; THENCE, N 09°56'14" E A DISTANCE OF 50.76 FEET; THENCE, N 19°17'44" W A DISTANCE OF 91.04 FEET; THENCE, N 44°41'59" W A DISTANCE OF 134.55 FEET; THENCE, N 19°23'49" W A DISTANCE OF 74.18 FEET; THENCE, N 19°33'06" W A DISTANCE OF 43.27 FEET; THENCE, N 21°30'01" W A DISTANCE OF 72.23 FEET; THENCE, N 00°16'30" E A DISTANCE OF 217.77 FEET; THENCE, N 00°16'30" E A DISTANCE OF 312.94 FEET TO THE POINT OF BEGINNING. PARCEL F: A TRACT OF LAND SITUATED IN THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF GARFIELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COLORADO STATE HIGHWAY 82, ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 Copyright 2006-2024 American Land Title Association. All rights reserved. The use of this Form 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. WHENCE A 2 1/2" BRASS CAP, FOUND IN PLACE AND PROPERLY MARKED AS THE SOUTHEAST CORNER OF SAID SECTION 7, BEARS S 78°01'43" E A DISTANCE OF 2054.18 FEET; THENCE, ALONG SAID WESTERLY RIGHT OF WAY LINE OF N 09°35'10" W A DISTANCE OF 188.14; THENCE, 282.60 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 2915.00 FEET A CENTRAL ANGLE OF 5°33'17" AND SUBTENDING A CHORD BEARING OF N 12°21'49" W A DISTANCE OF 282.49 FEET; THENCE, DEPARTING SAID RIGHT OF WAY LINE S 90°00'00" E A DISTANCE OF 49.74 FEET; THENCE, S 06°01'00" E A DISTANCE OF 202.70 FEET; THENCE, S 04°34'58" E A DISTANCE OF 260.70 FEET TO THE POINT OF BEGINNING. COUNTY OF GARFIELD STATE OF COLORADO ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:RND63021533 AMERICAN LAND TITLE ASSOCIATION ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: RND63021533 All of the following Requirements must be met: This 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. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. 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. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 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. 5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8.EXISTING LEASES AND TENANCIES. 9.RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES AS RESERVED IN UNITED STATES PATENTS RECORDED: JUNE 24, 1893 IN BOOK 12 AT PAGE 235, NOVEMBER 19, 1893 IN BOOK 12 AT PAGE 255, JANUARY 24, 1906 IN BOOK 56 AT PAGE 534. 10.RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED STATES AS RESERVED IN UNITED STATES PATENTS RECORDED: JUNE 24, 1893 IN BOOK 12 AT PAGE 235, NOVEMBER 17, 1893 IN BOOK 12 AT PAGE 255, JANUARY 24, 1906 IN BOOK 56 AT PAGE 534. 11.RIGHT OF WAY FOR AN IRRIGATION DITCH GRANTED BY CHAS. TRAUTMAN ET AL TO THE GLENWOOD IRRIGATION COMPANY RECORDED JUNE 17, 1901 IN BOOK 44 AT PAGE 457 AND INSTRUMENT RECORDED AUGUST 27, 1945 IN BOOK 217 AT PAGE 150. 12.RIGHT OF WAY GRANTED FROM C.C. CHASE TO THE MOUNTAIN STATES TELEPHONE AND TELEGRAPH COMPANY OVER AND ACROSS LOTS 6 AND 9, SECTION 7, TOWNSHIP 7 SOUTH, RANGE 88 WEST OF THE SIXTH PRINCIPAL MERIDIAN RECORDED JULY 13, 1931 IN BOOK 164 AT PAGE 153 AND IN BOOK 164 AT PAGE 154. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: RND63021533 13.AN UNDIVIDED ONE-FIFTIETH OF ALL OIL AND GAS LYING IN AND UNDER THE LANDS HEREIN DESCRIBED AS RESERVED IN INSTRUMENT RECORDED JUNE 12, 1951 IN BOOK 258 AT PAGE 594, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. 14.RESERVATION OF A SIX AND ONE-FOURTH PERCENT ROYALTY, IN PERPETUITY, FREE OF ALL COSTS OF PRODUCTION, FROM AND OUT OF ALL THE OIL, GAS AND OTHER MINERALS PRODUCED FROM SUBJECT PROPERTY AS CONVEYED IN INSTRUMENT RECORDED DECEMBER 17, 1964 IN BOOK 362 AT PAGE 445, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. 15.RIGHT OF WAY EASEMENT GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC. RECORDED NOVEMBER 22, 1966 IN BOOK 380 AT PAGE 234. 16.TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED AUGUST 19, 1994 IN BOOK 912 AT PAGE 970. 17.TERMS, CONDITIONS, PROVISIONS, EASEMENTS AND RIGHTS OF WAY AS RESERVED IN INSTRUMENT RECORDED AUGUST 11, 1998 IN BOOK 1082 AT PAGE 903 18.TERMS, CONDITIONS, PROVISIONS, RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN EASEMENT GRANT RECORDED AUGUST 2, 1999 IN BOOK 1142 AT PAGE 963 AND AMENDED EASEMENT RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 588. 19.TERMS, CONDITIONS, PROVISIONS, RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN LICENSE GRANTS RECORDED AUGUST 2, 1999 IN BOOK 1142 AT PAGE 979 AND AT PAGE 993 AND AMENDMENTS RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 596 AND IN BOOK 1217 AT PAGE 601. 20.TERMS, CONDITIONS,RESTRICTIONS, EASEMENTS AND RIGHTS OF WAY AS CONTAINED IN EASEMENT RECORDED AUGUST 2, 1999 IN BOOK 1143 AT PAGE 1 AND AMENDED EASEMENT RECORDED NOVEMBER 15, 2000 IN BOOK 1217 AT PAGE 593. 21.TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED DECEMBER 15, 1999 IN BOOK 1164 AT PAGE 818. 22.EASEMENTS, RIGHTS OF WAY, TERMS, CONDITIONS AND PROVISIONS OF CONSERVATION EASEMENT RECORDED FEBRUARY 07, 2000 IN BOOK 1171 AT PAGE 929 AND MAP RECORDED DECEMBER 24, 2008 AT RECEPTION NO. 760571 AND CORRECTED MAP RECORDED JANUARY 22, 2011 AT RECEPTION NO. 804200. 23.TERMS, CONDITIONS AND PROVISIONS OF DITCH RELOCATION AGREEMENT RECORDED OCTOBER 03, 2001 IN BOOK 1292 AT PAGE 61 AND FIRST AMENDMENT RECORDED JANUARY 26, 2011 AT RECEPTION NO. 798017 AND RELATED QUIT CLAIM DEED RECORDED JANUARY 26, 2011 AT RECEPTION NO. 798018. 24.TERMS, CONDITIONS AND PROVISIONS OF AGREEMENT RECORDED MAY 20, 2002 IN BOOK 1356 AT PAGE 375. 25.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2007-115 RECORDED NOVEMBER 19, 2007 AT RECEPTION NO. 737576. 26.TERMS, CONDITIONS AND PROVISIONS OF PRE INCLUSION AGREEMENT RECORDED DECEMBER 11, 2007 AT RECEPTION NO. 738957. 27.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2008-112 RECORDED OCTOBER 07, 2008 AT RECEPTION NO. 756914. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: RND63021533 28.TERMS, CONDITIONS AND PROVISIONS OF GRANT OF EASEMENT AGREEMENT RECORDED DECEMBER 22, 2008 AT RECEPTION NO. 760451. 29.TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN UTILITY EASEMENT AGREEMENT RECORDED DECEMBER 17, 2010 UNDER RECEPTION NO. 795965. 30.TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN EASEMENT RECORDED JANUARY 26, 2011 UNDER RECEPTION NO. 798016. 31.RESERVATION OF ALL OIL, GAS AND MINERAL RIGHTS; AND ALL WATER RIGHTS AS CONTAINED IN DEED RECORDED APRIL 21, 2011 AT RECEPTION NO. 801638 AND CORRECTION DEED RECORDED JUNE 22, 2011 AT RECEPTION NO. 804202, ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. (AFFECTS PARCELS A-C) 32.NON-EXCLUSIVE ACCESS EASEMENTS AND RIGHT OF WAY AS RESERVED IN INSTRUMENT RECORDED APRIL 21, 2011 AT RECEPTION NO. 801638 AND CORRECTION DEED RECORDED JUNE 22, 2011 AT RECEPTION NO. 804202. (AFFECTS PARCELS A-C) 33.TERMS, RESERVATIONS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND GRANTED IN SPECIAL WARRANTY DEED RECORDED APRIL 22, 2011 UNDER RECEPTION NO. 801662, AS AMENDED BY SPECIAL WARRANTY CORRECTION DEED RECORDED JUNE 22, 2011 UNDER RECEPTION NO. 804201. (AFFECTS PARCELS D-F) 34.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION NO. 2011-84 AND 2011-85 APPROVAL OF PREMINARY DEVELOPMENT PLAN RECORDED DECEMBER 22, 2011 UNDER RECEPTION NO. 812356 AND 812357. AMENDMENT TO DEVELOPMENT AGREEMENT RECORDED NOVEMBER 22, 2016 UNDER RECEPTION NO. 885552. NOTE: UPON EVIDENCE SATISFACTORY TO LAND TITLE GUARANTEE COMPANY THAT THE DEVELOPMENT PLAN REFERENCED HEREIN HAS BEEN TERMINATED, THE ABOVE EXCEPTION WILL BE DELETED. (AFFECTS PARCELS D-F) 35.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE MAPS OF RIVER EDGE COLORADO RECORDED JANUARY 05, 2012 UNDER RECEPTION NO. 812801 AND UNDER RECEPTION NO. 812802. (AFFECTS PARCELS D-F) 36.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN PRE-INCLUSION AGREEMENT RECORDED JULY 25, 2012 UNDER RECEPTION NO. 821791. 37.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. PC 2012-04 RECORDED JULY 26, 2012 AT RECEPTION NO. 821852 AND RE-RECORDED AUGUST 14, 2012 AT RECEPTION NO. 822730. (AFFECTS PARCELS D-F) ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: RND63021533 38.TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN MEMORANDUM OF UNDERSTANDING RECORDED OCTOBER 02, 2012 UNDER RECEPTION NO. 824971. 39.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2016-33 RECORDED MAY 02, 2016 AT RECEPTION NO. 876658. 40.TERMS, CONDITIONS AND PROVISIONS OF RESOLUTION NO. 2016-32 RECORDED JUNE 02, 2016 AT RECEPTION NO. 876661. (AFFECTS PARCELS D-F) 41.TERMS, CONDITIONS AND PROVISIONS OF MEMORANDUM OF WATER ALLOTMENT CONTRACT RECORDED JUNE 06, 2016 AT RECEPTION NO. 878102. 42.ANY QUESTION, DISPUTE OR ADVERSE CLAIMS AS TO ANY LOSS OR GAIN OF LAND AS A RESULT OF ANY CHANGE IN THE RIVER BED LOCATION BY NATURAL OR OTHER THAN NATURAL CAUSES, OR ALTERATION THROUGH ANY CAUSE, NATURAL OR UNNATURAL, OF THE CENTER THREAD, BANK, CHANNEL OR FLOW OF WATERS IN THE ROARING FORK RIVER LYING WITHIN SUBJECT LAND; AND ANY QUESTION AS TO THE LOCATION OF SUCH CENTER THREAD, BED, BANK OR CHANNEL AS A LEGAL DESCRIPTION MONUMENT OR MARKER FOR PURPOSES OF DESCRIBING OR LOCATING SUBJECT LANDS, AS DISCLOSED ON ALTA/NSPS LAND TITLE SURVEY CERTIFIED DECEMBER 22, 2023, PREPARED BY TUTTLE SURVEYING SERVICES. 43.ANY RIGHTS OR INTERESTS OF THIRD PARTIES WHICH EXIST OR ARE CLAIMED TO EXIST IN AND OVER THE PRESENT AND PAST BED, BANKS OR WATERS OF CATTLE CREEK AND GLENWOOD DITCH, AS DISCLOSED ON ALTA/NSPS LAND TITLE SURVEY CERTIFIED DECEMBER 22, 2023, PREPARED BY TUTTLE SURVEYING SERVICES 44.TERMS, CONDITIONS AND PROVISIONS OF SHARE ASSIGNMENT AND STOCK POWER RECORDED MARCH 12, 2024 UNDER RECEPTION NO. 994233. 45.TERMS, CONDITIONS AND PROVISIONS OF MEMORANDUM OF WATER ALLOTMENT CONTRACT RECORDED MARCH 12, 2024 UNDER RECEPTION NO. 994234. 46.TERMS, CONDITIONS AND PROVISIONS OF ASSIGNMENT AND ASSUMPTION OF ADVANCE AND REIMBURSEMENT AGREEMENT RECORDED MARCH 12, 2024 UNDER RECEPTION NO. 994235. ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: RND63021533 Land Title Guarantee Company Disclosure Statements Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be issued) upon compliance with the following conditions: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. Note: Pursuant to CRS 10-11-123, notice is hereby given: The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The information regarding special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. (C) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. (A) No labor or materials have been furnished by mechanics or material-men for purposes of construction on the land described in Schedule A of this Commitment within the past 6 months. (B) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. (C) The Company must receive payment of the appropriate premium.(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of Commitment, the requirements to obtain coverage for unrecorded liens will include: disclosure of certain construction information; financial information as to the seller, the builder and or the contractor; payment of the appropriate premium fully executed Indemnity Agreements satisfactory to the company, and, any additional requirements as may be necessary after an examination of the aforesaid information by the Company. (E) Landlttle· GUARANTEE COMPANY -Since 1967- This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties may include imprisonment, fines, denial of insurance, and civil damages. Any insurance company or agent of an insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement or award payable from insurance proceeds shall be reported to the Colorado Division of Insurance within the Department of Regulatory Agencies. Note: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. Note: Pursuant to CRS 24-21-514.5, Colorado notaries may remotely notarize real estate deeds and other documents using real-time audio-video communication technology. You may choose not to use remote notarization for any document. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such mineral estate may include the right to enter and use the property without the surface owner's permission. (B) Joint Notice of Privacy Policy of Land Title Guarantee Company Land Title Insurance Corporation and Old Republic National Title Insurancy Company This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to your non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receive from you, including communications sent through TMX, our web-based transaction management system; your transactions with, or from the services being performed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records maintained by governmental entities that we obtain either directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We may share your Personal Information with affiliated contractors or service providers who provide services in the course of our business, but only to the extent necessary for these providers to perform their services and to provide these services to you as may be required by your transaction. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT STATED ABOVE OR PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Landlttle· GUARANTEE COMPANY -Since 1967- • • • • • • • • • Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. Commitment For Title Insurance Issued by Old Republic National 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, Old Republic National Title Insurance Company, a Minnesota 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 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 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, 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: 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 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. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “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. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “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. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “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. (f) “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. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) 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: (a) 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. (b) 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. (c) 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. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) 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. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) 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. (c) I _I I 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT 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 contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Craig B. Rants, Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Old Republic National Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II —Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A$ock~m~cy . 1408 North Westshore Blvd., Suite 900, Tampa, Florida 33607 (612) 371-1111 www.oldrepublfctltle.com By ,,,,, ... ,., ,••:: •\. Tlrt/'•••, '"°~ ~ ,, ***.s-"-.,, President Attest . bl~** *"·A ~ °' * ~ ~-~?JJ .. ,,,,..~-----~~ .... -- Secretary Exhibit R Affordable Housing Plan Harvest Village – Conceptual Housing Mitigation Plan 1 Purpose The purpose of this narrative is to explain Harvest’s affordable and deed-restricted housing plan and how it is expected to beneflt Garfleld County. Current Housing Situation Rapidly increasing housing values, limited inventory, high competition, and a growing gap between incomes and housing costs makes Garfleld County the most difficult county to buy a home in the United States, per NBC News’ Home Buyer Index, with a difficulty score of 89.3 out of 100. Average home prices have soared at an unprecedented rate, more than doubling in less than flve years from around $400,000 in 2019 to approximately $925,000 today (according to Realtor.com). Teachers, flreflghters, nurses, police officers, and other essential working-class households that earn 130% or less of the Area Median Income (AMI) are being outpriced and outcompeted when seeking homeownership by those pursuing investment properties or their 2nd or 3rd homes. Since these investment properties / non-primary residences are frequently vacant, they do little to support the surrounding economy and community. As contemplated in Garfleld County’s Comprehensive Plan 2030, this results in increased commute times, traffic congestion (primarily through Glenwood Springs), public safety concerns, and an overall lower quality of life for the residents of Garfleld County. Although some measures have been taken to mitigate these issues, there are few indications that Garfleld County will not continue to suffer from the duality of increas ing housing demand and insufficient housing supply. It is important to highlight that the scarcity of affordable housing in the Roaring Fork Valley has resulted in an increase in housing costs in the towns along the lower Colorado River Basin, including Silt, Parachute, Rifie, and Newcastle. This lack of housing availability across different locations adversely affects many residents of Garfleld County, diminishing their quality of life by increasing traffic and commute times as residents are forced to live further away from their jobs in order to afford a home. The Harvest Village Impact Harvest presents a rare opportunity for Garfleld County to provide more balance to its housing market. As proposed, Harvest may contain up to 1,500 housing units, 10% of which must satisfy the requirements of being “Mitigation Units”, as deflned in Article 8 of the LUDC. Harvest will comply with the requirements and standards outlined in Article 8. Harvest will go substantially above and beyond these requirements by offering an additional 20% (up to 300) deed-restricted residences designed to ensure more housing is available for the workforce. These full-time employment deed restrictions are described in detail later in this narrative. Finally, Harvest intends to offer a wide variety of housing types, with an emphasis on smaller building footprints and maximizing construction efficiency to bring down the cost of the home. Complying with Article 8 standards, imposing additional deed restrictions, utilizing economies of scale, and reducing the sizes of homes will help Harvest become a true workforce housing community that can make a meaningful impact on the County’s current housing crisis. Harvest Village – Conceptual Housing Mitigation Plan 2 Conceptual Housing Mitigation Plan A. Key Assumptions In order for Harvest to tailor its housing types to the workforce, a better understanding of the prices that home buyers and renters deem affordable is necessary. This can be determined by referencing Garfleld County Housing Authority’s (GCHA) average median income (AMI) limits table and Article 8 of the LUDC. Combining these sources of information, Tables 1 and 2 below illustrate the maximum rental rates and purchase prices for each combination of household size and AMI limit. For 2026, the AMI for a 1-person household was $79,900 per year, per GCHA’s annual publishing. Table 1 Table 1 above calculates the maximum monthly housing expense that each household can afford by utilizing the annual GCHA’s 2026 AMI Limits table and key assumptions in Article 8 of the LUDC. Per Article 8, Table 1 assumes that no more than 33% (1/3rd) of gross monthly household income is dedicated to monthly housing expenses. It is important to note that the GCHA and §8-302.B.1 of the LUDC have differing percentages of income that is attributable to housing costs, which causes Tables 1 and 2 of this narrative to slightly differ from the 2026 calculations from the GCHA. The flgures shown in Table 1 represent the maximum monthly principal, interest, mortgage insurance, taxes, HOA dues, and other related home ownership costs each household can afford, as well as the maximum rental rates that Harvest may charge for its Mitigation Units, including any additional fees or services. These amounts are subject to GCHA’s annual update of AMI limits and to Article 8 standards regarding AMI categories. Table 2 below applies Article 8’s assumptions regarding principal and interest (P&I) payments and mortgage terms to derive the maximum purchase prices each household can afford. Article 8 assumes 80% of a household’s monthly housing expense is dedicated to P&I payments over a 30- year mortgage, based on a 7.25% interest rate (set by the GCHA), while the remaining 20% of a household's monthly housing expense is dedicated to mortgage insurance, taxes, homeowner’s insurance, and HOA dues. 2026 Max Housing Payments (Also Max Monthly Rent) Number of Residents per Household AMI 1 2 3 4 5 6 7 8 80%$1,776 $2,029 $2,282 $2,536 $2,740 $2,942 $3,144 $3,349 Cat 1 100%$2,219 $2,536 $2,853 $3,169 $3,425 $3,678 $3,931 $4,186 Cat 2 110%$2,441 $2,790 $3,138 $3,486 $3,768 $4,046 $4,324 $4,605 120%$2,663 $3,043 $3,423 $3,803 $4,110 $4,413 $4,717 $5,023 140%$3,107 $3,551 $3,994 $4,437 $4,795 $5,149 $5,503 $5,861 180%$3,995 $4,565 $5,135 $5,705 $6,165 $6,620 $7,075 $7,535 Cat 3 Harvest Village – Conceptual Housing Mitigation Plan 3 Table 2 Per the assumptions in Article 8 of the LUDC, the 2026 GCHA AMI limits table, and a 7.25% interest rate, the home prices shown in Table 2 are what each household can afford. This estimates the maximum initial sale price that Harvest can charge for its Mitigation Units. B. Deed Restricted Residences Due to the large size of the community, Harvest is better positioned to help address Garfleld County’s workforce housing crisis. Harvest proposes to double the number of required Mitigation Units (10%) with deed restricted residences (another 20%). These deed restricted residences may be detached or non-detached residences as permitted within the Planned Unit Development Guide (Exhibit D) of this application, however the intent is to provide many smaller homes for sale to promote homeownership. The proposed deed restriction would be perpetual and would speciflcally require a full-time job to be held by the owner (who is also an occupant) or tenant at the time of any sale or lease agreement taking place, including during the initial sale or lease and any re-sales or new leases. To be eligible to purchase or rent one of Harvest’s deed restricted residences, satisfactory evidence of full time employment must be provided to GCHA, including (i) evidence of working no less than 30 hours per week, and (ii) having a job either in Garfleld County, Pitkin County, or Eagle County, or the owner (who is also an occupant) must provide evidence of working full-time from home. Examples of evidence could include paychecks, tax returns, or other information that GCHA may reasonably require. Table 3 below shows the breakdown of Harvest’s proposed housing mix , assuming 1,500 total residences. Table 3 Maximum Purchase Prices Number of Residents per Household AMI 1 2 3 4 5 6 7 8 80%$195,923 $223,877 $251,831 $279,785 $302,345 $324,659 $346,973 $369,533 100%$244,904 $279,847 $314,789 $349,732 $377,931 $405,824 $433,716 $461,916 Cat 2 110%$269,395 $307,831 $346,268 $384,705 $415,724 $446,406 $477,088 $508,107 120%$293,885 $335,816 $377,747 $419,678 $453,517 $486,989 $520,460 $554,299 140%$342,866 $391,785 $440,705 $489,625 $529,103 $568,153 $607,203 $646,682 180%$440,828 $503,724 $566,621 $629,517 $680,276 $730,483 $780,690 $831,448 Cat 1 Cat 3 Harvest Housing Mix Mitigation Residences 150 Deed Restricted Residences 300 Remaining Units 1,050 Harvest Village – Conceptual Housing Mitigation Plan 4 C. Proposed Housing Availability Mitigation Plan Location Mitigation and deed-restricted residences in Harvest will be spread throughout the community. Mitigation Units may include a mix of multi -family residences, townhomes, and detached single- family homes; each of which will be located with respect to their surrounding uses, with higher- density units congregating around common amenities and open spaces, and lower density housing mostly located towards the western side of the community. Harvest’s deed-restricted residences will follow this same theme. The speciflc location of each Mitigation Unit shall be provided when the preliminary plan application is made for a phase of development. Mitigation Unit Count The number of Mitigation Units provided will be 10% of the maximum number of housing units allowed in the PUD Guide. If the actual number of housing units is less than 1,500, then the number of Mitigation Units and deed-restricted residences will be reduced. In the event Harvest builds out to its full proposed capability of 1,500 residences, per §8-301, 260 bedrooms are required to be spread across a minimum of 150 Mitigation Units. Harvest’s Mitigation Units will likely be a blend of for-sale and for-rent residences. Partnering with a non-proflt organization is also an option. The exact number of Mitigation Units in each phase of the development shall be provided when the preliminary plan application is made for that phase of development. Mitigation Unit Mix and Breakdown by Category The exact lot sizes, unit sizes, and unit mix of Harvest’s Mitigation Units shall be provided when the preliminary plan application is made for a phase of development , however the number of bedrooms (maximum of 260, based on 1,500 units and 150 Mitigation Units) and the unit sizes must comply with §8-301.C, as shown below: For Harvest’s deed-restricted residences, there should be an expansive selection of housing types, fioorplans, and exteriors; with the intent to provide homeownership to as many household types as possible within the underserved workforce housing market. Construction Schedule and Proposed Method of Construction Guarantee No building permits shall be issued for any residential units in any future phase of Harvest until a certiflcate of occupancy has been issued for the required number of Mitigation Units in the previous phase. To avoid confusion, the Mitigation Units required to be constructed in a phase shall not restrict the other residential units in the same phase from obtaining a certiflcate of occupancy. As an example, if a phase of Harvest includes 100 residential units, then the 10 required Mitigation Units must obtain a certiflcate of occupancy before any residential building can be constructed in the next Unit Type Stud io 1 Bedroom 2 Bedroom 3 Bedroom Sing le-Family , detached Mi nimu m Size 500 700 950 1,200 1,400 Harvest Village – Conceptual Housing Mitigation Plan 5 phase. For any phase, the cumulative surplus number of Mitigation Units with a certiflcate of occupancy (if any) from previous phases may be deducted from the otherwise required number of Mitigation Units in the current phase. This proposed standard shall supersede §8 -301.D and shall be considered as an alternative method of securing the construction of the Mitigation Units in §8 - 201.A.8.c. This alternate method ensures the Mitigation Units are built and receive a certiflcate of occupancy, and accelerates Harvest’s fundamental goal of making a positive impact on the current housing shortage. Proposed Calculations for HOA Dues The HOA dues assessed for Harvest’s Mitigation Units will not exceed 75% of the amount assessed to market rate residences. Harvest will comply with §8-302.5. Proposed Form of Deed Restrictions Deed restrictions on Harvest’s Mitigation Units will follow the requirements set forth in §8-303 and in Article 8, Appendix A: Housing Administrative Guidelines . In addition to the Mitigation Units, the deed-restricted residences shall have a perpetual full-time job deed restriction as outlined in Subsection B of this narrative. Examples of anticipated covenants in the deed restriction for these deed-restricted residences are provided below: 1. Require the owner or renter to use the unit as their primary residence for at least 9 months out of the year. 2. Require the owner to work more than 30 hours in Garfleld, Pitkin, or Eagle County. 3. Permit retirees only if they met all criteria of the deed restriction within flve years of federal retirement age. 4. Permit an owner to rent their unit only if the tenant meets all requirements of the deed restriction and if the rental rate does not exceed the Owners’ Cost (as deflned in §8A-106.E). 5. Prohibit an owner or renter from owning other improved residential real estate. 6. Not enforce any price appreciation caps or income limitations. Rental Housing Additional Guidelines Harvest proposes to increase the AMI limits for rental housing to 80% and 100% for category I and category II households, respectively. To ensure any for-rent Mitigation Units remain affordable, the pricing of these units will always refiect the latest annual publishing of GCHA’s AMI Limits Table. For example, if Harvest currently had one hundred one-bedroom apartments available, ten one- bedroom apartments would need to be designated as Mitigation Units. Of those ten units, two of them would have a maximum monthly rent of $1,878, three others would be priced at a maximum of $2,347 per month, and the remaining flve would be available for rent at a maximum of $2,582 per month. Similarly, if GCHA flnds that a two-person household earning 100% of AMI increases from $84,500 (2025’s value) to $87,000 when the 2026 AMI Limits Table is published, the maximum monthly rent apartments would be adjusted as follows: • Category 1 Households: Two one-bedroom units priced no more than $1,933.33 per month • Category 2 Households: Three one-bedroom units priced no more than $2,416.67 per month • Category 3 Households: Five one-bedroom units priced no more than $2,658.33 per month. Harvest Village – Conceptual Housing Mitigation Plan 6 Justification for Off-Site Mitigation Units This is not applicable as Harvest will locate all Mitigation Units on-site. Compliance with Article 8, Division 4, and Article 8, Attachment A Harvest shall comply with Article 8, Attachment A, on the administration of Mitigation Units. In consideration for meeting the applicable regulations of Article 8 and offering an additional 20% of its residences as deed restricted units, the Traffic Impact Fee Waivers and Building Permit Fee Waivers shall be granted to Harvest upon request, and all Mitigation Units constructed on-site at Harvest shall be credited at 100% in meeting the Mitigation Unit requirement. Harvest Village – Funding of the Common Use Areas Exhibit S Funding of the Common Use Areas Harvest Village – Funding of the Common Use Areas The Funding for Common Use Areas in Harvest Roaring Fork The long-term maintenance and management of common use areas and community improvements within Harvest Village (Harvest) will be funded through a combination of revenue sources. These include assessments from the Cattle Creek Metropolitan District and a (to be formed) Harvest Property Owners Association (POA) that will be responsible for the management, maintenance and repair of common areas/amenities. Additionally, a transfer tax is under consideration as a potential funding source. This approach ensures financial sustainability while maintaining high-quality amenities and infrastructure. Cattle Creek Metropolitan District Assessments The Cattle Creek Metropolitan District will oversee major infrastructure and public service responsibilities, imposing assessments on properties within Harvest to fund eligible public improvements, operations, and maintenance responsibilities within the District boundaries.. These assessments will contribute to: • Maintenance of roads, trails, and public spaces. • Stormwater management and drainage infrastructure. • Street lighting, pedestrian pathways, and public safety features. • Eligible public infrastructure costs, including access improvements, limited utilities, railroad crossing improvements, and other improvements authorized by the District Service Plan. • Reimbursement of eligible developer-funded public improvement costs, subject to District revenues, voter authorized debt limits, annual budgets, and applicable approvals. Property Owners Association Assessments The POA will be responsible for maintaining community amenities and enforcing neighborhood standards. POA assessments will cover: • Day-to-day maintenance of shared amenities and private common areas. • Snow removal, landscaping, and seasonal upkeep. • Community management services, including enforcement of guidelines and architectural standards. In addition, we anticipate sub-districts within different neighborhoods that will take on additional responsibility for common landscaping, amenities and shared facilities that benefit a particular neighborhood. Each of these sub-districts will fall under the responsibility of the POA. Transfer Taxes on Property Sales We are also considering using a transfer tax for the benefit of the community to fund long-term capital projects and community maintenance/enhancements. If implemented, revenue from the tax could be allocated toward: • Open space preservation and landscaping. • Parks, playgrounds, and recreational facilities. • Enhancement of buffer areas and the conservation easement areas in coordination with the Roaring Fork Conservancy. Summary Harvest Village – Funding of the Common Use Areas The Cattle Creek Metropolitan District will oversee major infrastructure, maintenance and public service responsibilities. The POA will manage neighborhood-level maintenance, common area upkeep, and resident services. Harvest’s funding structure is designed to ensure the financial sustainability of common use areas while keeping assessments attainable for residents. By utilizing a combination of Metro District assessments, POA dues, and potentially a transfer tax, we are aligning our approach with best practices for Harvest’s long-term financial sustainability. SERVICE PLAN FOR CATTLE CREEK METROPOLITAN DISTRICT GARFIELD COUNTY, COLORADO Prepared by Miller & Associates Law Offices, LLC 700 l ih Street, Suite 2200 Denver, CO 80202 In consultation with 8140 Partners, LLC 1143 Capitol Street, Suite 205 Eagle CO 81631 and George K. Baum & Company 1400 Wewatta Street, Suite 800 Denver, CO 80202 -1 - TABLE OF CONTENTS I. INTRODUCTION ............................................................................................. 1 A. Purpose and Intent .......................................................................................... 1 B. Need for the District. ...................................................................................... 1 C. Objective of the County Regarding District Service Plans ............................ 1 D. Organizers and Consultants ........................................................................... 2 II. DEFINITIONS ......................................................................................................... 2 III. BACKGROUND AND SUMMARY INFORMATION ...................................... .4 A. Background Information ............................................................................... .4 B. Summary of Information ............................................................................... .4 IV. BOUND.i\.RIES ......................................................................................................... 6 V. PROPOSED LAND USE/POPULATION PROJECTION/ASSESSED VALUATION .......................................................................................................... 6 VI. DESCRIPTION OF PROPOSED POWERS, IMPROVE:MENTS AND SERVICES ............................................................................................................. 6 A. Powers of the District and Service Plan Amendment.. .................................. 6 1. Operations and Maintenance Limitation ............................................ 7 2. Construction Standards Limitation .................................................... 7 3 Total Debt Issuance Limitation .......................................................... 7 4. Service Plan Amendment Requirement ............................................. 7 B. Preliminary Engineering Survey .................................................................... 8 VII. FINANCIAL PL.i\.N ................................................................................................. 8 A. General ............................................................ .-.............................................. 8 B. Maximum Voted Interest Rate and Maximum Underwriting Discount ........ 9 C. No-Default Provisions ................................................................................... 9 D. Eligible Bondholders ..................................................................................... 9 E. Maxi1nu1n Mil Levy ....................................................................................... 9 F. Debt Repayment Sources ............................................................................... 10 G. Security for Debt ............................................................................................ I 0 H. Operating Mill Levy ...................................................................................... 10 VIII. ANNUAL REPORT .................................................................................................. 10 A. General ........................................................................................................... 10 B. Reporting of Significant Events ..................................................................... 10 IX. DISSOLUTION ......................................................................................................... 11 X. DISCLOSURE TO PURCHASERS .......................................................................... 11 XI. CONCLUSION .......................................................................................................... 11 A. Statutory Authority of the Commissioners Regarding Findings and Approval of the Service Plan ......................................................................... 11 B. Evidence of Compliance ................................................................................ 13 -11 - EXHIBIT A EXHIBIT B EXHIBIT C EXHIBITD EXHIBIT E EXHIBIT F EXHIBIT G EXHIBIT H LIST OF EXHIBITS Legal Description for Initial District Boundaries Initial District Boundary Map Vicinity Map Legal Description and Map for Included Property Owner Consents Preliminary Engineering Survey and Cost Estimate for the Access Improvements. Financing Plan, including sources and uses and bond solutions Form of Disclosure -111 - SERVICE PLAN FOR CATTLE CREEK METROPOLITAN DISTRICT I. INTRODUCTION A. Purpose and Intent. The District is an independent unit of local government, separate and distinct from the County. It is intended that the District will provide a part or all of the Access Improvements, which includes both direct and ancillary facilities and improvements related to the railroad crossings and access, for the use and benefit of all anticipated constituents and taxpayers of the District. The primary purposes of the District will be to finance the construction of these Access Improvements, to provide ongoing operations and maintenance services for the Access Improvements, and to establish a government entity as required by the rules established by the PUC governing public railroad crossings. B. Need for the District. There are currently no other governmental entities, including the County, located in the immediate vicinity of the District that consider it desirable, feasible or practical to undertake the planning, design, acquisition, construction installation, relocation, redevelopment, and financing of the Access Improvements needed for the Project. Government entities that have the power to construct the Access Improvements may nevertheless lack the financial capability or desire to finance the Access Improvements or may not want to unde1iake the obligations and liabilities associated with petitioning the PUC regarding the railroad crossing. Formation of the District is therefore necessary in order for the Access Improvements required for the Project to be provided in the most economic manner possible. Requiring another government entity to take responsibility for the Access Improvements does not generally conform to the Garfield County Comprehensive Plan 2030 which in general tenns while discouraging the proliferation of special districts suppo1is new development paying for the costs associated with its development and not placing a burden more generally on the taxpayers of the County or other jurisdictions. C. Objective of the Countv RegardinQ District Service Plans. The County's objective in approving the Service Plan for the District is to authorize the District to provide for the planning, design, acquisition, construction, installation, and financing of the Access Improvements from the proceeds of Debt to be issued by the District. All Debt is expected to be repaid by taxes imposed and collected within the boundaries of the District. The District's mill levy shall be no higher than the Maximum Mill Levy. This Service Plan is intended to establish a limited purpose for the District and explicit financial constraints that are not to be violated under any circumstances. The primary purpose is to provide for the Access Improvements associated with development of the properties within the District. The District shall be authorized to finance the Access Improvements that can be funded from Debt to be repaid from tax revenues collected from a mill levy which shall not exceed the Maximum Mill Levy. It is the intent of this Service Plan to assure to the extent possible that no property bear an economic burden that is greater than that associated with the Maximum Mill Levy in amount. The cost of Access Improvements that cannot be funded within these parameters are not costs to be paid by the District. D. following: Organizers and Consultants. This Service Plan has been prepared by the Organizers Carbondale Investments, LLC 7999 Hwy 82 Carbondale CO 81623 970-456-5325 Financial Advisor George K. Baum & Company 1400 Wewatta Street, Suite 800 Denver CO 80202 303-391-5489 II. DEFINITIONS District Counsel Miller & Associates Law Offices. LLC 700 l ih Street, Suite 2200 • Denver CO 80202 Denver CO 80202 Engineers 8140 Partners, LLC PO Box 0426 Eagle CO 81631 866-934-8140 In this Service Plan. the following terms shall have the meanings indicated below, unless the context hereof clearly requires otherwise: Access Improvements: means a part or all of the improvements authorized to be planned, designed, acquired, constructed, installed, and financed as generally described in Exhibit F, except as specifically limited in Section V below, including roads, railroad crossing, storm drainage, trails, sidewalks and utility installation and relocations. Board: means the board of directors of the District. Bonds or Debt: means any bonds, notes, debentures, certificates, contracts, capital leases, or other multiple fiscal year financial obligations of the District. Commissioners: means the Board of County Commissioners, Garfield County, Colorado. County: means the County of Garfield, Colorado. District: means the Cattle Creek Metropolitan District. Financial Plan: means the Financial Plan attached hereto as Exhibit G and described in Section VI which describes (a) how the Access Improvements are to be financed; (b) how the Debt is expected to be incurred; and ( c) the estimated revenue and expenses. Initial District Boundaries: means the boundaries of the area as described in Exhibit A. Initial District Boundary Map: means the map attached hereto as Exhibit B, describing the Initial District's Boundaries. -2 - Included Propertv: means the prope1iy described in Exhibit D attached hereto and which shall be included into the boundaries of the District after development approvals have been obtained. Maximum Mill Levv: means the ma"Ximum mill levy the District is pe1mitted to impose for payment of Debt as set forth in Section VI.E below. Official Development Plan: means the River Edge Colorado Planned Unit Development (PUD) as approved by the County pursuant to the County ordinances and regulations in December 2011. Owner/Developer: means Carbondale Investments. LLC Project: means the development or prope1iy commonly referred to as River Edge Colorado. PUC: means the Colorado Public Utilities Commission. PUD: means Planned Unit Development pursuant to the Garfield County Land Use Resolution of 2008. as amended. RFTA: mean the Roaring Fork Transportation Authoritv. Service Plan: means this document, the Service Plan for Cattle Creek Metropolitan District, as approved by the Commissioners. Service Plan Amendment: means an amendment to the Service Plan approved by the Commissioners in accordance with applicable state law. Special District Act: means Section 32-1-101, et seq., of the Colorado Revised Statutes, as amended from time to time. State: means the State of Colorado. ,.., -.) - Ill. BACKGROUND AND SUMMARY INFORMATION A. Background Information. On July 1, 2010, the Owner/Developer submitted three services plans to the County. The service plans were for districts named RE East, RE South and RE North (the "RE Districts") and proposed a coordinated and multi-district structure to finance, construct and acquire all the public improvements associated with future development anticipated by the Owner/Developer for the property within the boundaries of the RE Districts, which included the Initial Property Boundaries and the Included Property described in this Service Plan. The RE Districts proposed issuing up to $40,500,000 in order to provide all public infrastructure required for the anticipated development, including the Access Improvements described in this Service Plan. The Commissioners did not approve the RE Districts because they felt that approving the RE Districts before development approvals on the property might result in Districts not scaled or created with the specific development in mind, or that it might create an expectation of development approvals consistent with the projections in the Service Plans. The Commissioners acknowledged the need to resolve the railroad crossing and public access issues for the property. The Owner/Developer has since met with representatives of the PUC to determine if a private entity including a prope1iy owners association could construct or maintain the Access Improvements, thus negating the need for a special district. The PUC has advised the Owner/Developer that such an action would constitute a waiver of existing and long-standing rules of the PUC and that such an action has never been approved by the PUC because of the potential for instability with a private corporation. Therefore, the need for a metropolitan district to process the PUC application for the rail crossing was and remains a primary and significant purpose of a district for the Project. Additionally, the Owner/Developer has processed and received development approval from the County for the land within the Initial Property Boundaries and the approved development will have the financial ability to construct and finance the Access Improvements. Failure of the County to approve a District would render the property undevelopable in accordance with the Official Development Plan approved by the Commissioners unless the County undertakes to be the petitioner with the PUC for the Access Improvements. B. Summary of Information. The following is a summary of information regarding the proposed District, provided for the convenience of those reviewing the Service Plan. Please note that the following information is subject, in all respects, to the more complete descriptions contained elsewhere in this Service Plan. In the event of a discrepancy between this Summary of Information and provisions elsewhere in the Service Plan, the other provisions shall control. Proposed District: Owner/Developer: Cattle Creek Metropolitan District Carbondale Investments, LLC -4 - Development: Proposed Improvements: Estimated Infrastructure Capital Cost: Debt Authorization: Anticipated Mill Levies: Mill Levy Cap: Owner/Developer Functions: District Functions: Material Modifications: Current Population: Current Assessed Valuation: Official Development Plan, anticipated to include a total of 366 residential units, consisting of single family detached and attached homes, garden homes and income restricted homes and community uses Construction of roads and a railroad crossing, including trails, sidewalks, bridges, walls and storm drainage along with required reinstallation or relocation of trails, water and sewer lines and other facilities in order to provide public access across the RFTA Railroad ROW $4,000,900 $5,590,000 Debt: 40 mills Operations: 10 mills 50 mills, Gallagherized The Owner/Developer will initially provide funding for all infrastructure capital costs and administrative costs of organizing and operating the District, subject to reimbursement as provided by law The District will provide financing for the Access Improvements through the issuance of bonds at such time as the assessed valuation of the District warrants. The District shall provide maintenance of the Access Improvements or funding for maintenance of the Access Improvements. Modifications to this Service Plan shall be required if there is a material adverse change to the financing capabilities of the district, or an addition of any types of services by the District 0 $718,980 -5 - IV. BOUNDARIES The area of the Initial District Boundaries includes approximately 159 .15 acres. A legal description of the Initial District Boundaries is attached hereto as Exhibit A. A map of the Initial District Boundaries is attached hereto as Exhibit B. A vicinity map is attached hereto as Exhibit C. The District may include all or any part of the property more particularly described in the legal description and boundary map set forth in Exhibit D, attached hereto and incorporated herein by this reference, provided, however; the District shall not include the Included Property until the County has approved a development permit or approval, including building permit, rezoning, PUD or plat for Included Property. Upon such approval, the District shall include the Included Property without further action or consent of the Commissioners. The Included Property will benefit from the construction of the Access Improvements and will provide a larger tax base from which to finance the Access Improvements. The Included Property is required to utilize the property within the District's Initial Property Boundary for access and to make use of the Access Improvements when developed regardless of the scale of the development within the Included Property. Attached hereto as Exhibit E is the consent of the Owner/Developer of the Initial Prope1iy Boundaries and the consent of the owner of the Included Prope1iy. V. PROPOSED LAND USE/POPULATION PROJECTIONS/ASSESSED VALUATION The current assessed valuation of the Initial District Boundaries is $718,980 and, at build out, is expected to be sufficient to reasonably discharge the Debt under the Financial Plan. The population of the District at build-out is estimated to be approximately 840 people. The Official Development Plan for the property in the Initial District Boundaries was approved by the County in December 2011 as the River Edge Colorado PUD. The Official Development Plan is of record in the County. As part of the approval process, the Commissioners found that the Official Development Plan was in compliance with the Garfield County Comprehensive Plan 2030, which Comprehensive Plan includes environmental and water quality standards. The Owner/ Applicant for the Official Development Plan submitted, and the County accepted, a Water Supply Plan in support of the Official Development Plan. VI. DESCRIPTION OF PROPOSED POWERS, IMPROVEMENTS AND SERVICES A. Powers of the District and Service Plan Amendment. The District shall have the power and authority to provide the Access Improvements and, if not provided by other governmental entities, related operation and maintenance services, within and without the boundaries of the District as such power and authority is described in the Special District Act, and other applicable statutes, common law and the Constitution, subject to the limitations set forth herein. The District shall specifically have street improvement, transportation, water, sanitation and park and recreation powers. Although the Access Improvements involve primarily the construction of public roads and railroad crossings, the District may need to relocate or reconstruct water or sewer lines or mains, or trails -6 - as part of the overall construction project. The District is authorized to exercise the specific and implied powers to provide the Access Improvements, and to operate and maintain the Access Improvements, as necessary. except that, to the extent the District is installing, reinstalling or relocating water or sewer lines, the District shall not provide ongoing services for water or sewer but shall only provide for the financing and construction of such facilities on behalf or to the benefit of Roaring Fork Water & Sanitation District. Further the District's park and recreation powers shall be limited to the reinstallation or relocation of trails in order to provide public access across the RFTA Railroad ROW. 1. Operations and Maintenance Limitation. If required, the District shall dedicate the Access Improvements to the RFT A or other appropriate government( s) in a manner consistent with the Official Development Plan and other rules and regulations of the County, RFTA, or other government(s) with jurisdiction. The District may operate and maintain. or contribute to the cost of operating and maintaining the Access Improvements through its operations mill levy of any dedicated Access Improvements in accordance with any third party agreement established between the District and RFTA or other appropriate government(s). Unless dedicated to the RFTA or other appropriate government(s), the District shall operate and maintain the Access Improvements through its operations mill levy. 2. Construction Standards Limitation. The District will ensure that the Access Improvements are designed and constructed in accordance with the standards and specifications of the PUC, RFTA, the County, the Official Development Plan, the federal government, or other governmental entities having proper jurisdiction. Nothing herein requires the County or any other government(s) to accept the transfer of any part of the Access Improvements. ,., .) . Total Debt Issuance Limitation. The District shall not issue Debt in an aggregate principal amount in excess of $5,590,000, provided that the foregoing shall not include the principal amount of Debt which has been refunded by the issuance of refunding Debt. Any Debt issued with a pledge or which results in a pledge that exceeds the Maximum Mill Levy shall be deemed a material departure from this Service Plan pursuant to Section 32-1-207, C.R.S., and the County shall be entitled to all remedies available under State and local law to enjoin such actions of the District. 4. Service Plan Amendment Requirement. This Service Plan has been designed with sufficient flexibility to enable the District to provide required services and facilities under evolving circumstances without the need for numerous amendments. While the assumptions upon which this Service Plan are generally based are reflective of an Official Development Plan for the property within the District, the cost estimates and Financing Plan are sufficiently flexible to enable the District to provide necessary services and facilities without the need to amend this Service Plan once planning and design of the Access Improvements is underway. Modification of the proposed configurations, locations, or dimensions of various facilities and improvements shall be permitted to accommodate development needs consistent with then-cunent Official Development Plans for the property. Actions of the District which violate the limitations set forth in this Sections VI or in Section VII shall be deemed to be -7 - material departures from this Service Plan and the County shall be entitled to all remedies available under State and local law to enjoin such actions of the District. B. Preliminarv Engineering Survey. The District shall have authority to provide for the planning, design, acquisition, construction, installation, relocation, redevelopment, maintenance, and financing of the Access Improvements within and without the boundaries of the District, as more specifically described in Exhibit F. An estimate of the costs of the Access Improvements which may be planned for, designed, acquired, constructed, installed, relocated, redeveloped, maintained or financed was prepared based upon a preliminary engineering survey and estimates derived from the Official Development Plan on the property in the Initial District Boundaries and is approximately $7,154,000, of which the District shall be responsible for approximately $4,000,000 as more specifically detailed in Exhibit G. All of the Access Improvements described herein will be designed and constructed in such a way as to assure that the Access Improvements standards will be compatible with those of the PUC, RFTA, the County, the Official Development Plan, the federal government, or other governmental entities having proper jurisdiction. . All descriptions of the Access Improvements to be constructed, and their related costs, are estimates only and are subject to modification as engineering, development plans, economics, the requirements of PUC, RFTA, the County, the federal government, or other governmental entities having proper jurisdiction and construction scheduling may dictate. Upon approval of this Service Plan, the District will continue to develop and refine cost estimates contained herein and prepare for issuance of Debt. All cost estimates will be inflated to then-current dollars at the time of the issuance of Debt and construction. All construction cost estimates assume construction to applicable local, State or Federal requirements. VII. FINANCIAL PLAN A. General. The District shall be authorized to provide for the planning, design, acquisition, construction, installation, relocation, and financing of the Access Improvements from its revenues and by and through the proceeds of Debt to be issued by the District. The Financial Plan for the District shall be to issue such Debt as the District can reasonably pay from revenues derived from the Maximum Mill Levy and other legally available revenues. The total Debt that the District shall be permitted to issue shall not exceed $5,590,000, and shall be permitted to be issued on a schedule and in such year or years as the District determine shall meet the needs of the Financial Plan referenced above and phased to serve development as it occurs. All Debt issued by the District may be payable from any and all legally available revenues of the District including general ad valorem taxes to be imposed upon all taxable property of the District. Prior to issuing any Debt, the District shall deliver to the County an opinion of nationally recognized bond counsel (acceptable to the County Attorney) stating that the Debt satisfies the requirements of the Service Plan. -8 - B. Maximum Voted Interest Rate and Maximum Underwriting Discount. The interest rate on any Debt is expected to be the market rate at the time the Debt is issued. The proposed maximum interest rate on any Debt shall not exceed 18%. The maximum underwTiting discount shall not exceed 4%. Debt, when issued, will comply with all relevant requirements of this Service Plan, State law and Federal law as then applicable to the issuance of public securities. C. No-Default Provisions. Debt issued by a District shall be structured so that failure to pay debt service when due shall not of itself constitute an event of default or result in the exercise of remedies. The foregoing shall not be construed to prohibit events of default and remedies for other occurrences including, without limitation, (1) failure to impose or collect the Maximum Mill Levy or such portion thereof as may be pledged thereto, or to apply the same in accordance with the terms of the Debt, (2) failure to abide by other covenants made in connection with such Debt, or (3) filing by a District as a debtor under any bankruptcy or other applicable insolvency laws. Notwithstanding the foregoing, Debt will not be structured with a remedy which requires the District to increase the Maximum Mill Levy. D. Eligible Bondholders Except for Debt issued to the Owner/Developer, all District Bonds or other Debt instruments, if not rated in one of its four highest rating categories by one or more nationally recognized organizations which regularly rate such obligations, must be issued in minimum denominations of $500,000. The foregoing shall not prohibit the redemption by the District of such Debt instruments in denominations smaller than $500,000. Debt issued to the Ow11er/Developer shall not be transferrable except to affiliated entities which control or are controlled by the Owner/Developer. E. Maximum Mill Levv. The "Maximum Mill Levy'' shall be the maximum mill levy the District is permitted to impose upon the taxable property of the District and shall be determined as follows: The Maximum Mill Levy shall be fifty (50) mills; provided that if on or after January 1, 2013, there are changes in the method of calculating assessed valuation or any constitutionally mandated tax credit, cut or abatement; the mill levy limitation applicable to such Debt may be increased or decreased to reflect such changes, such increases or decreases to be determined by the Board in good faith ( such determination to be binding and final) so that to the extent possible, the actual tax revenues generated by the mill levy, as adjusted for changes occurring after January 1, 2013, are neither diminished nor enhanced as a result of such changes. For purposes of the foregoing, a change in the ratio of actual valuation shall be deemed to be a change in the method of calculating assessed valuation. -9 - F. Debt Repavment Sources. The District shall impose a mill levy on taxable property within its boundaries as a primary source of revenue for repayment of Debt service and for operations and maintenance. In no event shall the debt service mill levy in any District exceed the Maximum Mill Levy. G. Security for Debt. No Debt or other financial obligation of any District will constitute a debt or obligation of the County in any manner. The faith and credit of the County will not be pledged for the repayment of any Debt or other financial obligation of any District. This will be clearly stated on all offering circulars, prospectuses, or disclosure statements associated with any securities issued by any District. H. Operating Mill Levv In addition to the capital costs of the Access Improvements, the District will require operating funds for aimual administration expenses, including the preparation of budgets, audits and other reports required for legislative compliance with the Special District Act and other state statutes, and to plan and cause the Access Improvements to be constructed and maintained. The first year's operating budget (in 2013) is estimated to be $18,000: operations costs of the District prior to 2013 will be paid by the Owner/Developer. VIII. ANNUAL REPORT A. General. The District shall be responsible for submitting an annual report to the County no later than 30 days after filing of its annual audit ( or, if no audit is required, August 1) of each year following the year in which the Order and Decree creating the District has been issued. B. Reporting of Significant Events. The aimual report shall include the following information: (a) A narrative summary of the progress of the District m implementing its Service Plan; (b) Except when an exemption from audit has been granted for the fiscal year under the Local Government Audit Law, the audited financial statements of the District for the fiscal year including a statement of financial condition (i.e. balance sheet) as of December 31 of the fiscal year and the statement of operations (i.e. revenues and expenditures) for the fiscal year; ( c) Unless disclosed within a separate schedule to the financial statements, a summary of the capital expenditures incurred by the District in development of public facilities in the fiscal year, as well as any capital improvements or projects proposed to be undertaken in the five (5) years following the fiscal year; -10 - ( d) Unless disclosed within a separate schedule to the financial statements, a summary of the financial obligations of the District at the end of the fiscal year, including the amount of outstanding indebtedness, the amount and terms of any new District indebtedness or long-term obligations issued in the fiscal year, the amount of payment or retirement of existing indebtedness of the District in the fiscal year, the total assessed valuation of all taxable properties within the District as of January 1 of the fiscal year, and the current mill levy of the District pledged to debt retirement in the fiscal year; ( e) The District's budget for the calendar year in which the annual report is submitted; (±) A summary of residential development which has occurred within the District for the fiscal year; (g) A summary of all taxes, fees, charges and assessments imposed by the District as of January 1 of the fiscal year; (h) The name, business address and telephone number of each member of the Board and its chief administrative officer and general counsel, together with the date, place and time of the regular meetings of the Board. IX. DISSOLUTION The District agrees to file a petition in the appropriate District Court for dissolution, pursuant to the applicable State statutes upon the occurrence of one of the following: ( 1) upon an independent determination of the Commissioners that the purposes for which the District were created have been accomplished, or (2) when no Debt is then outstanding and the District has no maintenance or operational obligations. In no event shall dissolution occur until the District has provided for the payment or discharge of all of its outstanding Debt as required pursuant to State statutes. X. DISCLOSURE TO PURCHASERS The District will use reasonable efforts to assure that all developers of the property located within the District provide wTitten notice to all purchasers or lessees of property in the District regarding the Maximum Mill Levy as well as a description of the District's authority to impose and collect rates, fees, charges or exactions. The form of notice shall be substantially in the form of Exhibit H hereto and shall be recorded in the real estate records of the County with the order of the court creating the District. XI. CONCLUSION A. Statutory Authoritv of the Commissioners Regarding Findings and Approval of the Service Plan. With reference to the review of any service plan the Commissioners has the authority to approve without condition or modification the service plan submitted; to disapprove the service plan submitted; or to conditionally approve the service plan subject to the submission -11 - of additional information relating to or the modification of the proposed service plan, §32-1-203 (1), C.R.S. The Board shall disapprove the service plan unless evidence satisfactory the following is presented, §32-1-203 (2), C.R.S.: (a) There is sufficient existing and projected need for organized service in the area to be serviced by the proposed special district. (b) The existing service in the area to be served by the proposed special district is inadequate for present and projected needs. ( c) The proposed special district is capable of providing economical and sufficient service to the area within its boundaries. ( d) The area to be included in the proposed special district has, or will have, the financial ability to discharge the proposed indebtedness on a reasonable basis. The Commissioners may, but are not required, to find that the Service Plan provides satisfactory evidence of the following; §32-1-203 (2.5), C.R.S.: (a) Adequate service is not, or will not be, available to the area through the county or other existing municipal or quasi-municipal corporations, including existing special districts, within a reasonable time and on a comparable basis. (b) The facility and service standards of 'the proposed special district are compatible with the facility and service standards of each county within which the proposed special district is to be located and each municipality which is an interested paiiy under§ 32-1-201 (1), C.R.S. ( c) The proposal is in substantial compliance with a master plan adopted pursuant to section §30-28-106, C.R.S. (d) The proposal is in compliance with any duly adopted county, regional or state long-range water quality management plan for the area. ( e) The creation of the proposed special district will be in the best interest of the proposed area to be served. The Board may conditionally approve the service plan of a proposed special district upon satisfactory evidence that it does not comply with one or more of the discretionary criteria. Final approval shall be contingent upon modification of the service plan to include such changes or additional infmmation as shall be specifically stated in the findings of the board of county commissioners, §32-1-203 (3), C.R.S. -12 - B. Evidence of Compliance It is submitted that this Service Plan for the District, as required by Section 32-1-203(2), C.R.S., establishes that: 1. There is sufficient existing and projected need for organized service in the area to be serviced by the District. • The Official Development Plan provides the requirement for the construction of the Access Improvements to serve the Project. • The PUC requires that a government entity petition for and control the railroad crossing. 2. The existing service in the area to be served by the District is inadequate for present and projected needs. • The Official Development Plan approves the development of 366 residential units. • There is no district or other governmental entity adjacent or remote to the property that is willing or financially capable of providing the Access Improvements. 3. The District is capable of providing economical and sufficient service to the area within its proposed boundaries. • The Financing Plan demonstrates that the District ,,vill construct and finance the Access Improvements with a mill levy that is typical for districts in the State of Colorado. • Upon receiving development approval, the Included Property will enhance the financial capability of the District. 4. The area to be included in the District does have, and will have, the financial ability to discharge the proposed indebtedness on a reasonable basis. • The Service Plan does not provide for unusual financing conditions but demonstrates the issuance of bonds and the maintenance of improvements in an1ounts that are within the requirements of the Special District Act, the Municipal Bond Supervision Act and other state statutes affecting metropolitan districts. 5. Adequate service is not, or will not be, available to the area through the county or other existing municipal or quasi-municipal corporations, including existing special districts, within a reasonable time and on a comparable basis. -13 - • No adjacent or remote special district is willing to petition for approval of the crossing with the PUC, nor to finance, construct or maintain the Access Improvements. Notice of the hearing on this District was made to special districts within a 3-mile radius and no district responded to offer to construct and finance the Access Improvements. • The County has not indicated that it is willing to petition for approval of the crossing with the PUC, nor to finance, construct or maintain the Access Improvements. 6. The facility and service standards of the proposed special district are compatible with the facility and service standards of each county within which the proposed special district is to be located and each municipality which is an interested paiiy under § 32-1- 201 (1), C.R.S. • The Service Plan requires the Access Improvements to be constructed in a manner that is compliant with any governmental entity having jurisdiction over the Access Improvements, including the County, State, or federal government. 7. The proposal is m substantial compliance with a master plan adopted pursuant to section §30-28-106, C.R.S. • The Service Plan will implement a portion of the requirements of the Official Development Plan that requires the construction of the Access Improvements. The Official Development Plan was adopted and approved by the Commissioners in accordance with the Garfield County Comprehensive Plan 2030. 8. The proposal is in compliance with any duly adopted county, regional or state long-range water quality management plan for the area. • The Service Plan will implement a portion of the requirements of the Official Development Plan that requires the construction of the Access Improvements. The Official Development Plan was adopted and approved by the Commissioners in accordance with the Garfield County Comprehensive Plan 2030, which includes water quality standards. • There are no regional water quality management plans adopted by the Associated Governments of Northwest Colorado, the Region 11 COG of which Garfield County is a member. 9. The creation of the proposed special district will be in the best interest of the proposed area to be served. • The approval of the District allows the implementation of necessary and significant Access Improvements at a reasonable financial cost and -14 - through a mechanism that does not require the financial contribution of government entities or taxpayers not affected by the Access Improvements. -15 - EXHIBIT A Cattle Creek Metropolitan District Legal Description of the Initial Boundaries Parcel A (South Parcel) A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West, and in the west half of Section 7 and in the north half of Section 18, Township 7 South, Range 88 West of the 6th Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2" Brass Cap, found in place and correctly marked as the southeast corner of said Section 7, bears S 78°49'20" Ea distance of 2150.14 feet; thence, along said right of way line S 09°35'09" Ea distance of 401.79 feet; thence, S 09°35'09" Ea distance of 1545.87 feet; thence, 626.05 feet along the arc of a curve to the left having a radius of 1482.50 feet, a central angle of 24°11'44" and subtending a chord bearing of S 21°41'02" Ea distance of 621.41 feet; thence, S 33°46'54" Ea distance of 387.28 feet; thence, 294.32 feet along the arc of a curve to the right, having a radius of 2815.00 feet, a central angle of 5°59'26" and subtending a chord bearing of S 30°47'11" Ea distance of 294.19 feet; thence, departing said right of way line N 89°53'16" W a distance of 218.07 feet; thence, N 40°23'30" W a distance of 69.38 feet; thence, S 87°28'29" W a distance of 36.35 feet; thence, S 83°52'12" W a distance of 10.80 feet; thence, N 58°27'19" W a distance of 41.45 feet; thence, N 29°51'31" W a distance of 8.28 feet; thence, N 24°16'24" W a distance of 25.22 feet; thence, N 69°00'53" W a distance of 9.87 feet; thence, S 87°31'44" W a distance of 22.60 feet; thence, N 57°25'01" W a distance of 17.28 feet; thence, N 50°09'49" W a distance of 26.07 feet; thence, N 46°21 1 12 11 W a distance of 9.99 feet; thence, N 44°28'05" W a distance of 21.45 feet; thence, N 55°50'08" W a distance of 49.05 feet; thence, N 56°25'40" W a distance of 49.94 feet; thence, N 68°12'23" W a distance of 36.45 feet; thence, N 46°54'04" W a distance of 55.18 feet; thence, N 68°49'21" W a distance of 25.14 feet; thence, N 47°41'50" W a distance of 78.78 feet; thence, N 30°26'40" W a distance of 24.58 feet; thence, N 25°47'01" W a distance of 30.08 feet; thence, N 18°11 1 39 11 W a distance.of 34.61 feet; thence, N 30°58'21" W a distance of 29.32 feet; thence, N 21°59'14" W a distance of 27.50 feet; thence, N 30°16'07" W a distance of 22.97 feet; A -1 Exhibit A Legal Description of the Initial District Boundaries thence, N 25°41'38" w a distance of 169.44 feet; thence, N 41°17'39" E a distance of 82.61 feet; thence, N 38°34'52" E a distance of 15.89 feet; thence, N 34°26 1 44 11 w a distance of 262.40 feet; thence, N 57°58'09" w a distance of 102.47 feet; thence, N 53°43'31" w a distance of 105.38 feet; thence, N 55°58'11" w a distance of 126.13 feet; thence, N 56°14'57" w a distance of 118.42 feet; thence, N 49°16'04" w a distance of 136.33 feet; thence, N 44°30'51" w a distance of 150.05 feet; thence, N 32°49 1 55" w a distance of 102.14 feet; thence, N 37°44 1 19 11 w a distance of 552.12 feet; thence, N 18°10 1 02" w a distance of 47.26 feet; thence, N 27°58'19" w a distance of 109.20 feet; thence, N 35°01'36" w a distance of 71. 09 feet; thence, N 41°32'47" w a distance of 152.23 feet; thence, N 40°22 1 24 11 w a distance of 339.82 feet; thence, N 64°20 1 53 11 w a distance of 34.06 feet; thence, N 45°00'36" w a distance of 52.42 feet; thence, N 44°53'41" w a distance of 154.66 feet; thence, N 32°35 1 48 11 w a distance of 86.59 feet; thence, N 57°01 1 32 11 w a distance of 44.89 feet; thence, N 30°33 1 12 11 w a distance of 85. 72 feet; thence, N 37°39'02" w a distance of 79.09 feet; thence, N 37°32'30" w a distance of 63.32 feet; thence, N 20°02'15" w a distance of 33.98 feet; thence, N 39°52'25" w a distance of 42.02 feet; thence, N 25°36'04" w a distance of 107.17 feet; thence, N 30°34'08" w a distance of 164.72 feet; thence, N 11°39'01" w a distance of 107.90 feet; thence, N 24°56'06" E a distance of 163.60 feet; thence, N 63°39 1 33 11 E a distance of 177.81 feet; thence, N 83°14'43" E a distance of 393.54 feet; thence, N 07°15 1 26 11 w a distance of 21.79 feet; thence, N 80°51'11" E a distance of 50.00 feet; thence, N 89°15 1 06 11 E a distance of 65.56 feet; thence, N 57°50 1 04 11 E a distance of 50.12 feet; thence, s 84°51'15" E a distance of 33.08 feet; thence, s 81°39'50" E a distance of 89.61 feet; thence, N 56°07'00" E a distance of 26.86 feet; thence, N 07°38'31" E a distance of 27.93 feet; thence, N 37°41'57" w a distance of 28.06 feet; thence, N 50°00'15" E a distance of 22.23 feet; thence, N 82°02'30" E a distance of 36.49 feet; thence, s 63°34 1 38 11 E a distance of 54.05 feet; thence, s 45°59 1 58 11 E a distance of 20.95 feet; thence, s 14°44'20" E a distance of 29.18 feet; thence, s 11°11 1 17 11 w a distance of 26.42 feet; thence, s 14°58 1 41 11 E a distance of 30.14 feet; thence, s 43°42'10" E a distance of 69.77 feet; thence, s 31°36'59" E a distance of 56.76 feet; thence, s 49°38'46" E a distance of 40.12 feet; thence, s 45°30 1 55 11 E a distance of 40.88 feet; thence, s 60°16'38 11 E a distance of 43.39 feet; A-2 Exhibit A Legal Description of the Initial District Boundaries thence, s 73°16'24" E a distance of 67.60 feet; thence, s 53°05'15" E a distance of 15.86 feet; thence, s 63°37'30" E a distance of 52.31 feet; thence, s 83°28'21" E a distance of 46.95 feet; thence, N 86°20'27" E a distance of 61.04 feet; thence, N 31°59'09" E a distance of 47.07 feet; thence, N 06°58 1 38" E a distance of 32.16 feet; thence, N 72°08'07" E a distance of 7.98 feet; thence, s 24°51'03" E a distance of 72.35 feet; thence, s 41°52'47" E a distance of 50.71 feet; thence, s 54°44'21" E a distance of 38.31 feet; thence, s 83°39 1 39" E a distance of 87.15 feet; thence, s 57°11'12" E a distance of 77.06 feet; thence, s 41°51 1 16" E a distance of 88.65 feet; thence, s 57°39'13" E a distance of 65.60 feet; thence, s 49°55 1 38" E a distance of 74.96 feet; thence, s 61°04'52" E a distance of 43.44 feet; thence, s 71°46'03" E a distance of 55.45 feet to the point of beginning, containing an area of 85.924 acres, more or less. Together with Parcel B (North Parcel) A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West, and in the west half of Section 7, Township 7 South, Range 88 West of the 6th Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning Garfield County Surveyor's 2 1/2" Brass, found in place, and correctly marked as the southeast corner of said Section 7, thence S 49°22'15" Ea distance of 5479.54 feet to the true point of beginning; thence, S 89°43'30" Ea distance of 1005.44 feet to a point on the westerly line of the Roaring Fork Transit Authority Transportation Corridor Easement; thence, along the westerly line of said Easement S 19°38'52" Ea distance of 2644.53 feet; thence, 494.34 feet along the arc of a curve to the right, having a radius of 2815.00 feet, a central angle of 10°03'42" and subtending a chord bearing of S 14°37 1 01" Ea distance of 493.70 feet; thence, S 09°35'09" Ea distance of 120.78 feet; thence, departing the westerly line of said Easement N 65°36'14" W a distance of 60.45 feet; thence, N 49°54'10" W a distance of 64.72 feet; thence, of 86.97 feet; N 49°54'10" w a distance thence, thence, thence, thence, thence, thence, thence, thence, thence, thence, thence, N N N N N s s s N N N 48°11'10" 56°47'27" 83°47'24" 29°35'31" 78°00'43" 79°41'48" 22°57'52" 59°31 1 57 11 82°32'35" 59°07 1 03 11 71°20'44" w a w a w a w a w a w a w a w a w a w a w a distance of 54.30 feet; distance of 123.97 feet; distance of 93.00 feet; distance of 119.58 feet; distance of 33.84 feet; distance of 37.80 feet; distance of 56.05 feet; distance of 45.48 feet; distance of 28.23 feet; distance of 95.71 feet; distance of 85.73 feet; A-3 Exhibit A Legal Description of the Initial District Boundaries thence, N 36°43'10" w a distance of 93.22 feet; thence, N 25°39'22" w a distance of 181. 92 feet; thence, N 65°10'24" w a distance of 98.43 feet; thence, s 85°02'33" w a distance of 52.20 feet; thence, s 56°33 1 52" w a distance of 39.34 feet; thence, s 20°49'33" w a distance of 42.96 feet; thence, s 37°27'43" E a distance of 21.60 feet; thence, N 77°02'57" w a distance of 89.66 feet; thence, s 70°24'18" w a distance of 70.95 feet; thence, N 88°59'39" w a distance of 55.55 feet; thence, s 84°28'58" w a distance of 49.93 feet; thence, N 14°22'48" E a distance of 68.20 feet; thence, N 05°11'46" w a distance of 77.59 feet; thence, N 18°20'05" E a distance of 10.82 feet; thence, N 22°53'40" E a distance of 44.14 feet; thence, N 10°34'58" E a distance of 35.11 feet; thence, N 08°59 1 51" E a distance of 47.16 feet; thence, N 03°48'08" E a distance of 36.48 feet; thence, N 04°40 1 52" E a distance of 71. 03 feet; thence, N 07°37'51" E a distance of 54.66 feet. thence, N 29°28'14" w a distance of 63.68 feet; thence, N 32°00'44" w a distance of 61.05 feet; thence, N 26°17'29" w a distance of 55.52 feet; thence, N 38°14'36" w a distance of 44.36 feet; thence, N 53°11'32" w a distance of 37.73 feet; thence, N 59°54'48" w a distance of 54.16 feet; thence, N 87°51'35" w a distance of 36.97 feet; thence, N 57°33 1 47" w a distance of 65.70 feet; thence, N 81°56'22" w a distance of 85.02 feet; thence, N 04°11'29" w a distance of 158.65 feet; thence, N 35°50'41" w a distance of 41.30 feet; thence, N 54°46'03" w a distance of 24.70 feet; thence, N 28°51'45" w a distance of 209.99 feet; thence, N 11°58'37" w a distance of 33.82 feet; thence, N 41°03'46" E a distance of 78.19 feet; thence, N 06°29'01" w a distance of 117.20 feet; thence, N 20°05'27" w a distance of 94.24 feet; thence, N 11°32'03" w a distance of 63.83 feet; thence, N 07°57'46" w a distance of 141.45 feet; thence, N 09°56'14" E a distance of 50.76 feet; thence, N 19°17'44" w a distance of 91.04 feet; thence, N 44°41'59" w a distance of 134.55 feet; thence, N 19°23'49" w a distance of 74.18 feet; thence, N 19°33'06" w a distance of 43.27 feet; thence, N 21°30'01" w a distance of 72.23 feet; thence, N 00°16'30" E a distance of 217.77 feet; thence, N 00°16'30" E a distance of 312.94 feet to the point of beginning, containing an area of 73.003 acres, more or less." A-4 Exhibit A Legal Description of the Initial District Boundaries Together with Parcel C: A tract of land situated in the southwest quarter of Section 7, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2" Brass Cap, found in place and properly marked as the southeast corner of said Section 7, bears S 78°01'43" Ea distance of 2054.18 feet; thence, along said westerly right of way line N 09°35'10" W a distance of 188.14 thence, 282.60 feet along the arc of a curve to the left having a radius of 2915.00 feet, a central angle of 5°33'17" and subtending a chord bearing of N 12°21'49" W a distance of 282.49 feet; thence, departing said right of way line S 90°00'00" Ea distance of 49.74 feet; thence, S 06°01'00" Ea distance of 202.70 feet; thence, S 04°34'58" Ea distance of 260.70 feet to the point of beginning, containing an area of 0.234 acres, more or less. The name and address of the person who created this legal description is: Jeffrey Allen Tuttle, P.L.S. 33638 727 Blake A.venue Glenwood Springs, Colorado 81601. A-5 Exhibit A Legal Description of the Initial District Boundaries EXHIBIT B Initial District Boundary Map B-1 i I C N N 500 0 500 1000 SCALE IN FEET Project: Cattle Creek Metropolitan District Title: Boundary Map of the Initial Boundaries Prepared by: 8140 Partners, LLC LEGEND [ --] Carbondale Investments, LLC Property r -,I •. 10· . B d L _ .J nit1a 1stnct oun ary Date: 6/22/2012 Exhibit: B EXHIBIT C Vicinity Map C-1 0 N u C: -;;; B N ~ 0 1,500 3,000 6,000 Feet Project: Cattle Creek Metropolitan District litle: Vicinity Map of the Initial Boundaries 6/22/2012 Exhibit: C Prepared By: 8140 Partners, LLC EXHIBITD Cattle Creek 1\iletropolitan District Legal Description of the Inclusion Property Parcel No. A (East Parcel) A tract of land situated in the southeasterly quarter of Section 1, Township 7 South, Range 89 West, and in Section 7, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2 11 Brass Cap, found in place, and correctly marked as the southeast corner of said Section 7, bears S 63°31 1 48 11 Ea distance of 2312.55 feet; thence, along the westerly right of way line of Colorado State Highway 82 N 06°01 1 00 11 W a distance of 1467.90 feet; thence, N 08°53'00" W a distance of 200.30 feet; N 00°18 1 30 11 W a distance of 201.00 feet; N 06°01 1 00 11 W a distance of 700.90 feet; N 08°52 1 00" W a distance of 313.00 feet; thence, 346.52 along the arc of a curve to the left having a radius of 1820.00 feet, a central angle of 10°54 1 32 11 and subtending a chord bearing of N 15°58'00" W a distance of 346.00 feet; thence, N 11°08 1 00 11 W a distance of 97.90 feet; thence, 250.29 along the arc of a curve to the left, having a radius of 1840.00 feet, a central angle of 7°47 1 38 11 and subtending a chord bearing of N 28°19 1 00 11 W a distance of 250.10 feet; thence, N 35°14 1 00 11 W a distance of 122.52 feet; thence, N 89°17 1 09 11 W a distance of 7.98 feet to a point on the easterly line of a parcel of land described in Reception No. 575283; thence along said easterly line S 35°22 1 19 11 Ea distance of 1.46 feet to the southeasterly corner of said parcel; thence along the southerly line of said parcel, N 89°17 1 09 11 W a distance of 224.24 feet to the southwesterly corner of said parcel; thence, N 00°00 1 00 11 W a distance of 0.68 feet; thence, N 89°30 1 08 11 Ea distance of 0.71 feet; thence, N 00°20 1 09 11 Ea distance of 0.49 feet to the southeasterly corner of a parcel of land described in Reception No. 603760; thence along the southerly line of said parcel the following three courses: 1) N 89°44 1 57 11 W a distance of 0.99 feet; 2) N 30°31 1 43 11 W a distance of 65.06 feet; 3) N 86°47'11 11 W a distance of 65.63 feet to the southwesterly corner of said parcel; thence, N 86°47 1 11 11 W a distance of 52.73 feet; thence, N 89°36'12" W a distance of 292.61 feet; thence, N 89°43 1 30 11 W a distance of 100.90 feet to a point on the easterly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement; thence, along said easterly right of way line S 19°38'52" Ea distance of 3829.47 feet;. D -1 Exhibit D Legal Description of the Inclusion Property thence, 79.82 along the arc of a curve to the right having a radius of 2915.00 feet, a central angle of 1°34'08" and subtending a chord bearing of S 18°51'48" Ea distance of 79.82 feet; thence, departing said easterly right of way line N 89°59'59" Ea distance of 73.94 feet to a point of the westerly right of way line of Colorado State Highway 82, also being the point of beginning, containing an area of 43.25 acres, more or less. Parcel No. B (Sopris Parcel) Parcel 1 (as described in deed recorded May 19, 1998 in Book 1068 at Page 543 as Reception No. 525444): A tract of land situated in Lot 2 of Section 7, T. 7 S., R. 88 W. of the 6th P.M. lying northeasterly of the West and South lines of said Lot 2 and Southwesterly of the Southwesterly right of way line of State Highway No. 82 as reconstructed in 1967, said tract described as follows: Beginning at the Southwest corner of said Lot 2 being marked with an iron pin; Whence an iron post with a brass cap found in place and properly marked for the Southeast corner of Sec. 1 in T. 7 S., R. 89 W. of the 6th P.M. bears S.35°31'00" W. 770.44 feet; thence N. 324.69 feet along the Westerly line of said Lot 2 to a point on the Southwesterly right of way line of said Highway; thence S. 34°45'30" E. 229.17 feet along the Southwesterly right of way line of said Highway; thence S. 35°14'00" E. 167 feet along the Southwesterly right of way line of said Highway to a point on the Southerly line of said Lot 2; thence West 227.00 feet along the Southerly line of said Lot 2 to the Southwest corner of said Lot 2, the point of beginning. Parcel 2 (as described as Parcel 1 in quit claim deed recorded May 20, 2002 in Book 1356 at Page 384 as Reception No. 603760 and as described as Exhibit A-1 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception No. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., County of Garfield, State of Colorado. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 s., R. 89 W. of the 6th P.M., (with all bearings contained herein being relative to a bearing of N. 00°10 1 09 11 E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 35°30'10" E. 769.47 feet to a found rebar (southwest corner Lot 2 per Book 687 at Page 650) the true point of beginning; thence North along the Westerly line of that property described in said Book 687 at Page 650 128.34 feet; thence leaving said Westerly line N. 88°59'16" W. along the Southerly boundary line and Southerly boundary line extended of the recorded amended Fyrwald Exemption Plat 103.03 feet; thence continuing along said Southerly boundary line and Southerly boundary line extended S. 02°48'16" E. 70.52 feet, to a point in an existing fence line; D-2 Exhibit D Legal Description of the Inclusion Property Thence leaving said Southerly boundary extended along an existing fence line the following three (3) courses: 1) S. 86°47'11" E. 65.63 feet; 2) s. 30°31'43" E. 65.06 feet; 3) S. 89°17'09fl E. 0.99 feet, to the true point of beginning. Parcel 3: (as described as Parcel 2 in quit claim deed recorded May 20, 2002 in Book 1356 at Page 384 as Reception No. 603760 and as described as Exhibit A-3 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception no. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., County of Garfield, State of Colorado. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M. (with all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 35°30'10fl E. 769.47 feet to a found rebar (Southwest corner Lot 2 per Book 687 at Page 650); thence North along the Westerly line of that property described in said Book 687 at Page 650 128.34 feet, the true point of beginning; thence continuing along said Westerly line North 187.87 feet, to a point on the Southerly right-of-way of State Highway No. 82; thence leaving said Westerly line along said Southerly right-of-way the following two (2) courses: 1) N . 3 4 ° 5 3 ' 4 9 fl W. 9 . 7 6 feet; 2) N . 3 7 ° 3 3 ' 19 fl W. 6 . 5 5 feet; thence S. 01°05'14fl W. along the Easterly line of the recorded Amended Fyrwald Exemption Plat 200.87 feet; thence leaving said Easterly line S. 88°59'16fl E. 13.39 feet to the point of beginning excluding, however, any portion of Parcel 2 and/or Parcel 3 located in or encroaching upon: Lots 3 and/or 4, Amended Fyrwald Exemption Plat, as recorded in Garfield County, Colorado under Reception No. 547543, Parcel 4 (as described as Exhibit A-2 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception No. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M., (with all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 35°30'10fl E. 769.47 feet to a found rebar (Southwest corner Lot 2 per Book 687 at Page 650) the true point of beginning; thence North along the Westerly line of that property described in said Book 687 at Page 650 0.68 feet; D-3 Exhibit D Legal Description of the Inclusion Property thence leaving said Westerly line east along the Southerly boundary line of said property 221.76 feet, to a point on the Westerly right-of-way of State Highway No. 82; thence leaving said Southerly line S. 35°22'19" E. along said Westerly right of way 4.26 feet, to a point in an existing fence line; thence leaving said Westerly right-of-way N. 89°17'09" W. along said existing fence line 224.24 feet, to the true point of beginning, excepting from insurance and conveyance the following excepting Parcels 5, excepting Parcel 6, and excepting Parcel 7 Excepting Parcel 5 (as described Exhibit A in quit claim deed recorded May 20, 2002 in Book 1356 at Page 390 as Reception No. 603762) A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M .. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M. (with all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 00°10'09" E. along said Section line 691.13 feet, to a point on the Northerly boundary line of that property survey recorded as Reception No. 205 in the Garfield County Index for Informational Land Survey Plats, the true Point of beginning; thence continuing along said Section line N. 00°10'09" E. 2.36 feet to a point on the Southerly boundary line of the recorded Amended Fyrwald Exemption Plat; thence leaving said Section line N. 89°13'44" E. along said southerly boundary 344.69 feet; thence leaving said southerly boundary line S. 02°48'16" E. 12.00 feet to a Point in an existing fence line; thence N. 86°47'11" W. along said fence line 52.73 feet; thence continuing along said fence line N. 89°36'14" W. 292.62 feet to the Point of beginning; Excepting Parcel 6 (as described as Exhibit A in quit claim deed recorded January 29, 2001 in Book 1229 at Page 263 as Reception No. 575490): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M., (with all bearings contained herein being relative to a bearing of N. 00°10 1 09 11 E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 00°10'09" E. along said Section line 627.10 feet, to a point on the Northerly boundary line of that property survey recorded as Reception No. 305 in the Garfield County Index for Informational Land Survey Plats, the true Point of beginning; thence continuing along said Section line N. 00°10'09" E. 64.03 feet, to a point in an existing fence line; thence leaving said Section line S. 89°36'14" E. along an existing fence line 292.62 feet; D-4 Exhibit D Legal Description of the Inclusion Property thence continuing along an existing fence line S. 86°47 1 11 1 E. 118.36 feet; thence continuing along said fence line S. 30°31 1 43" E. 64.28 feet, to a point on said northerly boundary; thence leaving said existing fence line N. 90°00 1 00" W. along said Northerly boundary 443.63 feet, to the point of beginning Excepting Parcel 7 (as described in Exhibit A in Rule and Order, Civil Action No. 5952, District Court in and for the County of Garfield and State of Colorado recorded December 15, 1967 in Book 391 at Page 14 as Reception No. 239725): A tract or parcel of land no. 1 rev. 2 of the Department of Highways, State of Colorado, Project No. S 0130(10), in Lots 2 and 11 of Section 7, T. 7 S., R. 88 West, of the 6th P.M., in Garfield County, Colorado, said tract or parcel being more particularly described as follows: Beginning at a point on the West line of Lot 2, Section 7, T. 7 S., R. 88 W., from which the SE corner of Sec. 1, T. 7 S., R. 89 W. Bears S. 19°29'30" W., a Distance of 1330.0 feet; 1. Thence South along the West line of Lot 2, Section 7, a distance of 304.5 Feet; 2. Thence S. 34°45 1 30" E., a distance of 231.0 feet; 3. Thence S. 35°14' E., a distance of 92.2 feet to a South line of the Property; 4. Thence along a South line of the property, N. 89°12' E., a distance of 118.5 feet to the east line of Lot 2, Sec. 7; 5. Thence along the east line of Lot 2, Sec. 7, South a distance of 63.8 feet to the SW. Corner of Lot 11, Sec. 7; 6. Thence along the South line of Lot 11, Sec. 7, N. 89°47'E., a distance of 208.0 feet; 7. Thence along the arc of a curve to the left having a radius of 2,050.0 feet a distance of 14.4 feet (the chord of this arc bears N. 32°43' W., a distance of 14.4 feet); 8. Thence N. 34°03' W., a distance of 311.4 feet; 9. Thence N. 42°28 1 30" W. a distance of 487.6 feet, more or less, to the Point of beginning Further excepting there from any portion of the land within State Highway No. 82 County of Garfield, State of Colorado Parcel C (West Parcel): A tract of land situated in the southeast quarter of Section 1 and the west half of Section 12, Township 7 South, Range 89 West, and in the southwest quarter of Section 7 and the north half of Section 18, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement, whence a 2 1/2" Brass Cap, found in place and correctly marked as the southeast corner of said Section 7, bears S41°30'24"E a distance of 4758.08 feet; D-5 Exhibit D Legal Description of the Inclusion Property thence, departing said right of way line N 19°38 1 52 11 W a distance of 1221.19 feet; thence, N 89°43'30" w a distance of 683.95 feet; thence, s 02°00'23" w a distance of 590.77 feet; thence, s 02°15'08" w a distance of 557.94 feet; thence, N 86°35 1 38 11 w a distance of 84.72 feet; thence, s 43°10'35" E a distance of 251.44 feet; thence, s 00°24'17" E a distance of 1250.60 feet to a point on the westerly line of the Roaring Fork Conservancy Easement; thence, along the said Easement line s 03°09 1 52" W a distance of 741.05 feet; thence, s 00°21'30 11 E a distance of 553.42 feet; thence, s 00°04'33" E a distance of 323.93 feet; thence, s 24°10'18" E a distance of 142.52 feet; thence, s 29°13'16' E a distance of 615.00 feet; thence, s 19°31'50 11 E a distance of 246.38 feet; thence, s 23°25'35" E a distance of 153.19 feet; thence, s 17°46'37" E a distance of 173.22 feet; thence, s 30°48'54" E a distance of 163.28 feet; thence, s 51°46'41" E a distance of 662.76 feet; thence, s 44°39'33" E a distance of 175.65 feet; thence, s 13°37'07" E a distance of 255.65 feet; thence, s 34°06'17" E a distance of 318.15 feet; thence, s 35°45'21 11 E a distance of 225.15 feet; thence, s 55°41'54 11 E a distance of 196.47 feet; thence, s 63°52 1 39 11 E a distance of 388.20 feet; thence, s 57°54 1 58 11 E a distance of 449.02 feet; thence, s 47°15 1 14 11 E a distance of 122.26 feet; thence, s 89°53'16" E a distance of 189.76 feet; thence, N 40°23'30" w a distance of 69.38 feet; thence, s 87°28'29" w a distance of 36.35 feet; thence, s 83°52'12" w a distance of 10.80 feet; thence, N 58°27'19" w a distance of 41.45 feet; thence, N 29°51'31" w a distance of 8.28 feet; thence, N 24°16 1 24 11 w a distance of 25.22 feet; thence, N 69°00 1 53 11 w a distance of 9.87 feet; thence, s 87°31 1 44 11 w a distance of 22.60 feet; thence, N 57°25'01" w a distance of 17.28 feet; thence, N 50°09 1 49 11 w a distance of 26.07 feet; thence, N 46°21'12" w a distance of 9.99 feet; thence, N 44°28 1 05 11 w a distance of 21.45 feet; thence, N 55°50'08" w a distance of 49.05 feet; thence, N 56°25'40" w a distance of 4~.94 feet; thence, N 68°12'23" w a distance of 36.45 feet; thence, N 46°54'04" w a distance of 55.18 feet; thence, N 68°49'21" w a distance of 25.14 feet; thence, N 47°41'50" w a distance of 78.78 feet; thence, N 30°26 1 40 11 w a distance of 24.58 feet; thence, N 25°47'01" w a distance of 30.08 feet; thence, N 18°11'39" w a distance of 34.61 feet; thence, N 30°58'21" w a distance of 29.32 feet; thence, N 21°59 1 14 11 w a distance of 27.50 feet; thence, N 30°16'07 11 w a distance of 22.97 feet; thence, N 25°41 1 38 11 w a distance of 169.44 feet; D -6 Exhibit D Legal Description of the Inclusion Property thence, N 41°17 1 39 11 E a distance of 82.61 feet; thence, N 38°34 1 52 11 E a distance of 15.89 feet; thence, N 34°26 1 44 11 w a distance of 262.40 feet; thence, N 57°58 1 09" w a distance of 102.47 feet; thence, N 53°43 1 31 11 w a distance of 105.38 feet; thence, N 55°58 1 11 11 w a distance of 126.13 feet; thence, N 56°14 1 57" w a distance of 118.42 feet; thence, N 49°16 1 04 11 w a distance of 136.33 feet; thence, N 44°30 1 51 11 w a distance of 150.05 feet; thence, N 32°49 1 55 11 w a distance of 102.14 feet; thence, N 37°44 1 19 11 w a distance of 552.12 feet; thence, N 18°10 1 02 11 w a distance of 47.26 feet; thence, N 27°58 1 19 11 w a distance of 109.20 feet; thence, N 35°01 1 36 11 w a distance of 71. 09 feet; thence, N 41°32 1 47" w a distance of 152.23 feet; thence, N 40°22 1 24 11 w a distance of 339.82 feet; thence, N 64°20'53" w a distance of 34.06 feet; thence, N 45°00 1 36" w a distance of 52.42 feet; thence, N 44°53 1 41 11 w a distance of 154.66 feet; thence, N 32°35 1 48 11 w a distance of 86.59 feet; thence, N 57°01 1 32 11 w a distance of 44.89 feet; thence, N 30°33 1 12 11 w a distance of 85.72 feet; thence, N 37°39 1 02 11 w a distance of 79.09 feet; thence, N 37°32 1 30 11 w a distance of 63.32 feet; thence, N 20°02 1 15 11 w a distance of 33.98 feet; thence, N 39°52 1 25 11 w a distance of 42.02 feet; thence, N 25°36 1 04 11 w a distance of 107.17 feet; thence, N 30°34 1 08 11 w a distance of 164. 72 feet; thence, N 11°39 1 01 11 w a distance of 107.90 feet; thence, N 24°56 1 06" E a distance of 163.60 feet; thence, N 63°39 1 33" E a distance of 177. 81 feet; thence, N 83°14 1 43 11 E a distance of 393.54 feet; thence, N 07°15 1 26 11 w a distance of 21.79 feet; thence, N 80°51 1 11 11 E a distance of 50.00 feet; thence, N 89°15 1 06 11 E a distance of 65.56 feet; thence, N 57°50 1 04 11 E a distance of 50.12 feet; thence, s 84°51 1 15 11 E a distance of 33.08 feet; thence, s 81°39 1 50 11 E a distance of 89.61 feet; thence, N 56°07 1 00 11 E a distance of 26.86 feet; thence, N 07°38 1 31 11 E a distance of 27.93 feet; thence, N 37°41 1 57 11 w a distance of 28.06 feet; thence, N 50°00 1 15 11 E a distance of 22.23 feet; thence, N 82°02 1 30 11 E a distance of 36.49 feet; thence, s 63°34 1 38 11 E a distance of 54.05 feet; thence, s 45°59 1 58 11 E a distance of 20.95 feet; thence, s 14°44 1 20 11 E a distance of 29.18 feet; thence, s 11°11'17" w a distance of 26.42 feet; thence, s 14°58 1 41 11 E a distance of 30.14 feet; thence, s 43°42 1 10 11 E a distance of 69.77 feet; thence, s 31°36 1 59 11 E a distance of 56.76 feet; thence, s 49°38 1 46" E a distance of 40.12 feet; thence, s 45°30 1 55 11 E a distance of 40.88 feet; thence, s 60°16 1 38 11 E a distance of 43.39 feet; thence, s 73°16 1 24 11 E a distance of 67.60 feet; D-7 Exhibit D Legal Description of the inclusion Property thence, s 53°05 1 15 11 E a distance of 15.86 feet; thence, s 63°37 1 30" E a distance of 52.31 feet; thence, s 83°28 1 21 11 E a distance of 46.95 feet; thence, N 86°20'27 11 E a distance of 61.04 feet; thence, N 31°59'09" E a distance of 47.07 feet; thence, N 06°58 1 38 11 E a distance of 32.16 feet; thence, N 72°08'07" E a distance of 7.98 feet; thence, s 24°51 1 03 11 E a distance of 72.35 feet; thence, s 41°52 1 47 11 E a distance of 50.71 feet; thence, s 54°44 1 21 11 E a distance of 38.31 feet; thence, s 83°39 1 39" E a distance of 87.15 feet; thence, s 57°11'12" E a distance of 77.06 feet; thence, s 41°51 1 16 11 E a distance of 88.65 feet; thence, s 57°39'13" E a distance of 65.60 feet; thence, s 49°55 1 38 11 E a distance of 74.96 feet; thence, s 61°04 1 52 11 E a distance of 43.44 feet; thence, s 71°46 1 03" E a distance of 55.45 feet; thence, N 09°35 1 09 11 w a distance of 59.88 feet; thence, N 65°36 1 14" w a distance of 60.45 feet; thence, N 49°54 1 10 11 w a distance of 64.72 feet; thence, N 49°54 1 10 11 w a distance of 86.97 feet; thence, N 48°11 1 10 11 w a distance of 54.30 feet; thence, N 56°47 1 27 11 w a distance of 123.97 feet; thence, N 83°47'24 11 w a distance of 93.00 feet; thence, N 29°35 1 31 11 w a distance of 119.58 feet; thence, N 78°00 1 43 11 w a distance of 33.84 feet; thence, s 79°41 1 48 11 w a distance of 37.80 feet; thence, s 22°57 1 52 11 w a distance of 56.05 feet; thence, s 59°31 1 57 11 w a distance of 45.48 feet; thence, N 82°32 1 35 11 w a distance of 28.23 feet; thence, N 59°07 1 03 11 w a distance of 95.71 feet; thence, N 71°20 1 44 11 w a distance of 85.73 feet; thence, N 36°43 1 10 11 w a distance of 93.22 feet; thence, N 25°39 1 22" w a distance of 181. 92 feet; thence, N 65°10 1 24 11 w a distance of 98.43 feet; thence, s 85°02 1 33 11 w a distance of 52.20 feet; thence, s 56°33 1 52 11 w a distance of 39.34 feet; thence, s 20°49 1 33 11 w a distance of 42.96 feet; thence, s 37°27'43" E a distance of 21.60 feet; thence, N 77°02 1 57 11 w a distance of 89.66 feet; thence, s 70°24 1 18" w a distance of 70.95 feet; thence, N 88°59 1 39 11 w a distance of 55.55 feet; thence, s 84°28 1 58 11 w a distance of 49.93 feet; thence, N 14°22'48" E a distance of 68.20 feet; thence, N 05°11'46" w a distance of 77.59 feet; thence, N 18°20'05" E a distance of 10.82 feet; thence, N 22°53'40" E a distance of 44.14 feet; thence, N 10°34'58" E a distance of 35.11 feet; thence, N 08°59'51" E a distance of 47.16 feet; thence, N 03°48 1 08 11 E a distance of 36.48 feet; thence, N 04°40'52" E a distance of 71.03 feet; thence, N 07°37'51" E a distance of 54.66 feet; thence, N 29°28 1 14 11 w a distance of 63.68 feet; thence, N 32°00'44" w a distance of 61.05 feet; D -8 Exhibit D Legal Description of the Inclusion Property thence, N 26°17'29" W a distance of 55.52 feet; thence, N 38°14 1 36 11 W a distance of 44.36 feet; thence, N 53°11'32" W a distance of 37.73 feet; thence, N 59°54 1 48 11 W a distance of 54.16 feet; thence, N 87°51 1 35" W a distance of 36.97 feet; thence, N 57°33 1 47" W a distance of 65.70 feet; thence, N 81°56 1 22" W a distance of 85.02 feet; thence, N 04°11 1 29 11 W a distance of 158.65 feet; thence, N 35°50 1 41 11 W a distance of 41.30 feet; thence, N 54°46 1 03 11 W a distance of 24.70 feet; thence, N 28°51 1 45 11 W a distance of 209.99 feet; thence, N 11°58 1 37 11 W a distance of 33.82 feet; thence, N 41°03 1 46 11 Ea distance of 78.19 feet; thence, N 06°29 1 01 11 W a distance of 117.20 feet; thence, N 20°05 1 27 11 W a distance of 94.24 feet; thence, N 11°32 1 03" W a distance of 63.83 feet; thence, N 07°57 1 46" W a distance of 141.45 feet; thence, N 09°56 1 14 11 Ea distance of 50.76 feet; thence, N 19°17 1 44 11 W a distance of 91.04 feet; thence, N 44°41 1 59 11 W a distance of 134.55 feet; thence, N 19°23 1 49 11 W a distance of 74.18 feet; thence, N 19°33 1 06 11 W a distance of 43.27 feet; thence, N 21°30 1 01 11 W a distance of 72.23 feet; thence, departing said Easement line N 00°16 1 30 11 Ea distance of 217.77 feet; thence, N 00°16 1 30 11 Ea distance of 312.94 feet; thence, S 89°43 1 30 11 Ea distance of 1005.44 feet to a point on the westerly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement, also being the point of beginning. The name and address of the person who created this legal description is: Jeffrey Allen Tuttle, P.L.S. 33638 727 Blake l\venue Glenwood Springs, Colorado 81601. D-9 Exl11bit D Legal Description of the Inclusion Property I:: :r: .;. ttl uJ -;.!. Project: Cattle Creek ~ Metropolitan District ,:~ ..J.J Tltlll: LEGEND E-r uvrr Boundary Map of the Inclusion Property 6/22/2012 E>Jlll>lt D Prep,raa i,y: 8140 Partners, LLC D -10 Exhibit D Legal Description of the Inclusion Property CC .,:, :f c:, C C ,,,__ __________ _ i ProJ&et: Cattle Creek 1Ierropolim.n District Tiih>: Vicinity Map of the Inclusion Property 6/22£2012 D l'fllpar!MIBy: 8140 Partners, LLC D -11 Exhibit D Legal Description of the Inclusion Property EXHIBIT E Owner Consents E-1 Board of County Commissioners Garfield County l 08 8th Street, Suite 213 Glenwood Springs, CO 81601 /JC: June L ... .1. 2012 Re: Proposed Cattle Creek Metropolitan District (the "District") To Whom It May Concern: Carbondale Investments, LLC. a Texas limited liability company authorized to do business in Colorado. and Garfield County Commercial Investments. LLC. a Texas limited liability company authorized to do business in Colorado. combine to be the owners of the property attached hereto as Exhibit A. which property is proposed to constitute the initial boundaries of the Disnict and the inclusion property. The purpose of this letter is to advise that the property owners consent to the organization of the District. CARBONDALE fNVESTNl~TS. LLC. a Texas limited liability company GARFIELD COUNTY COMMERCIAL INVESTMlliTS, LLC. a Texas limited liability /J By: ROCKWOOD SHEPARD Its: AUTHORIZED SIGNATORY Notary Public ci,,\~ LL14' ) ) ss ) EXHIBIT A Cattle Creek Metropolitan District Legal Description of the Initial Boundaries A tract of land described as follows: Parcel A: A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West, and in the west half of Section 7 and in the north half of Section 18, Township 7 South, Range 88 West of the 6th Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2" Brass Cap, found in place and correctly marked as the southeast corner of said Section 7, bears S 78°49'20" Ea distance of 2150.14 feet; thence, along said right of way line S 09°35 1 09" Ea distance of 401.79 feet; thence, S 09°35'09" Ea distance of 1545.87 feet; thence, 626.05 feet along the arc of a curve to the left having a radius of 1482.50 feet, a central angle of 24°11'44" and subtending a chord bearing of S 21°41'02" Ea distance of 621.41 feet; thence, S 33°46'54" Ea distance of 387.28 feet; thence, 294.32 feet along the arc of a curve to the right, having a radius of 2815.00 feet, a central angle of 5°59'26" and subtending a chord bearing of S 30°47'11" Ea distance of 294.19 feet; thence, departing said right of way line N 89°53'16" W a distance of 218.07 feet; thence, N 40°23'30n W a distance of 69.38 feet; thence, S 87°28'29" W a distance of 36.35 feet; thence, S 83°52'12" W a distance of 10.80 feet; thence, N 58°27'19" W a distance of 41.45 feet; thence, N 29°51'31" W a distance of 8.28 feet; thence, N 24°16'24" W a distance of 25.22 feet; thence, N 69°00'53" W a distance of 9.87 feet; thence, S 87 ° 31' 44" W a distance of 22. 60 feet,· thence, N 57°25'01" W a distance of 17.28 feet; thence, N 50°09'49" W a distance of 26.07 feet; thence, N 46°21'12" W a distance of 9.99 feet; thence, N 44°28'05" W a distance of 21.45 feet; thence, N 55°50'08" W a distance of 49.05 feet; thence, N 56°25'40" W a distance of 49.94 feet; thence, N 68°12'23" W a distance of 36.45 feet; thence, N 46°54'04" W a distance of 55.18 feet; thence, N 68°49'21" W a distance of 25.14 feet; thence, N 47°41'50" W a distance of 78.78 feet; thence, N 30°26'40" W a distance of 24.58 feet; thence, N 25°47'01" W a distance of 30.08 feet; thence, N 18°11'39" W a distance of 34.61 feet; thence, N 30°58'21" W a distance of 29.32 feet; 1 Exhibit A Cattle Creek Mctropolilan District-Legal Description of the Initial Boundaries thence, N 21°59'14" w a distance of 27.50 feet; thence, N 30°16'07" W a distance of 22.97 feet; thence, N 25°41'38" w a distance of 169.44 feet; thence, N 41°17'39" E a distance of 82.61 feet; thence, N 38°34 1 52" E a distance of 15.89 feet; thence, N 34°26'44" w a distance of 262.40 feet; thence, N 57°58'09" w a distance of 102.47 feet; thence, N 53°43'31" w a distance of 105.38 feet; thence, N 55°58'11" w a distance of 126.13 feet; thence, N 56°14'57" w a distance of 118. 42 feet; thence, N 49°16'04" w a distance of 136.33 feet; thence, N 44°30'51" w a distance of 150.05 feet; thence, N 32°49'55" w a distance of 102.14 feet; thence, N 37°44'19" w a distance of 552.12 feet; thence, N 18°10 1 02n W a distance of 47.26 feet; thence, N 27°58'19" w a distance of 109.20 feet; thence, N 35°01 1 36" w a distance of 71. 09 feet; thence, N 41°32'47" w a distance of 152.23 feet; thence, N 40°22'24" w a distan.ce of 339.82 feet; thence, N 64°20'53" w a distance of 34.06 feet; thence, N 45°00 1 36 11 w a distance of 52.42 feet; thence, N 44°53'41" W a distance of 154.66 feet; thence, N 32°35'48" w a distance of 86.59 feet; thence, N 57°01'32" W a distance of 44.89 feet; thence, N 30°33'12!1 w a distance of 85. 72 feet; thence, N 37°39 1 02" w a distance of 79.09 feet; thence, N 37°32'30" W a distance of 63.32 feet; thence, N 20°02'15" W a distance of 33.98 feet; thence, N 39°52'25" w a distance of 42.02 feet; thence, N 25°36'04" w a distance of 107.17 feet; thence, N 30°34'08" w a distance of 164.72 feet; thence 1 N 11°39'01" w a distance of 107.90 feet; thence 1 N 24°56'06" E a distance of 163.60 feet; thence, N 63°39 1 33" E a distance of 177.81 feet; thence, N 83°14'43" E a distance of 393.54 feet; thence, N 07°15'26" w a distance of 21. 79 feet; thence, N 80°51'11" E a distance of 50.00 feet; thence, N 89°15 1 06" E a distance of 65.56 feet; thence 1 N 57°50'04" E a distance of 50.12 feet; thence, s 84°51 1 15 11 E a distance of 33.08 feet; thence, s 81°39'50" E a distance of 89.61 feet; thence, N 56°07 1 00" E a distance of 26.86 feet; thence, N 07°38'31" E a distance of 27.93 feet; thence, N 37°41'57!1 w a distance of 28.06 feet; thence, N 50°00'15" E a distance of 22.23 feet; thence, N 82°02'30" E a distance of 36.49 feet; thence, s 63°34 1 38" E a distance of 54.05 feet; thence, s 45°59'58" E a distance of 20.95 feet; thence 1 s 14°44'20" E a distance of 29.18 feet; thence, s 11°11'17" w a distance of 26.42 feet; thence, s 14°58 1 41" E a distance of 30.14 feet; thence, s 43°42 1 10" E a distance of 69. 77 feet; thence, s 31°36 1 59" E a distance of 56.76 feet; thence, s 49°38'46" E a distance of 40.12 feet; 2 Exhibit A Cattle Creek Metropolitan D1s1rict-Lcgul Description ,1f the lnitial Boundanes thence, S 45°30'55" Ea distance of 40.88 feet; thence, S 60°16'38" Ea distance of 43.39 feet; thence, s 73°16'24" Ea distance of 67.60 feet; thence, S 53°05 1 15 11 Ea distance of 15.86 feet; thence, S 63°37'30" Ea distance of 52.31 feet; thence, S 83°28 1 21" Ea distance of 46.95 feet; thence, N 86°20 1 27n Ea distance of 61.04 feet; thence, N 31°59'09" Ea distance of 47.07 feet; thence, N 06°58 1 38 11 Ea distance of 32.16 feet; thence, N 72°08 1 07" Ea distance of 7.98 feet; thence, S 24°51'03" Ea distance of 72.35 feet; thence, S 41°52 1 47" Ea distance of 50.71 feet; thence, S 54°44'21" Ea distance of 38.31 feet; thence, S 83°39'39" Ea distance of 87.15 feet; thence, S 57°11'12'' Ea distance of 77.06 feet; thence, S 41°51'16" Ea distance of 88.65 feet; thence, S 57°39'13" Ea distance of 65.60 feet; thence, S 49°55'38" Ea distance of 74.96 feet; thence, S 61°04'52" Ea distance of 43.44 feet; thence, S 71°46'03" Ea distance of 55.45 feet to the point of beginning, containing an area of 85.924 acres, more or less. Together with Parcel B: A tract of land situated in the east half of Section 12, Township 7 South, Range 89 West, and in the west half of Section 7, Township 7 South, Range 88 West of the 6th Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning Garfield County Surveyor's 2 1/2" Brass, found in place, and correctly marked as the southeast corner of said Section 7, thence S 49°22 1 15 11 Ea distance of 5479.54 feet to the true point of beginning; thence, S 89°43'30" Ea distance of 1005.44 feet to a point on the westerly line of the Roaring Fork Transit Authority Transportation Corridor Easement; thence, along the westerly line of said Easement S 19°38'52" Ea distance of 2644.53 feet; thence, 494.34 feet along the arc of a curve to the right, having a radius of 2815.00 feet, a central angle of 10°03 1 42 11 and subtending a chord bearing of S 14°37'01" Ea distance of 493.70 feet; thence, S 09°35'09" Ea distance of 120.78 feet; thence, departing the westerly line of said Easement N 65°36'14" W a distance of 60.45 feet; thence, N 49°54'10" W a distance of 64.72 feet; thence, N 49°54'10" w thence, N 48°11'10" w thence, N 56°47'27" w thence, N 83°47'24" w thence, N 29°35'31 11 w thence, N 78°00'43" w thence, s 79°41'48" w thence, s 22°57'52" w thence, s 59°31'57" w thence, N 82°32'35" w a distance a distance a distance a distance a distance a distance a distance a distance a distance a distance of of of of of of of of of of 86.97 feet; 54.30 feet; 123.97 feet; 93.00 feet; 119.58 feet; 33. 84 feet; 37.80 feet; 56. 05 feet; 45.48 feet; 28.23 feet; 3 Exhibit A Cattle Creek Metropolitan District-Legal Dcscripnon of the Initial Boundaries thence, N 59°07 1 03 11 w a distance of 95.71 feet; thence, N 71°20'44" w a distance of 85.73 feet; thence, N 36°43'10" w a distance of 93.22 feet; thence, N 25°39 1 22" w a distance of 181.92 feet; thence, N 65°10 1 24 11 w a distance of 98.43 feet; thence, s 85°02 1 33" W a distance of 52.20 feet; thence, s 56°33 1 52 11 w a distance of 39.34 feet; thence, s 20°49'33" w a distance of 42.96 feet; thence, s 37°27'43" E a distance of 21.60 feet; thence, N 77°02 1 57" w a distance of 89.66 feet; thence, s 70°24 1 18" w a distance of 70.95 feet; thence, N 88°59'39" w a distance of 55.55 feet; thence, s 84°28'58" w a distance of 49.93 feet; thence, N 14°22'48" E a distance of 68.20 feet; thence, N 05°11 1 46" w a distance of 77.59 feet; thence, N 18°20'05" E a distance of 10.82 feet; thence, N 22°53 1 40 11 E a distance of 44.14 feet; thence, N 10°34'58" E a distance of 35.11 feet; thence, N 08°59 1 51 11 E a distance of 47.16 feet; thence, N 03°48 1 08" E a distance of 36.48 feet; thence, N 04°40'52" E a distance of 71.03 feet; thence, N 07°37 1 51 11 E a distance of 54.66 feet. thence, N 29°28'14" w a distance of 63.68 feet; thence, N 32°00'44" w a distance of 61.05 feet; thence, N 26°17'29" w a distance of 55.52 feet; thence, N 38°14'36H w a distance of 44.36 feet; thence, N 53°11'32" w a distance of 37.73 feet; thence, N 59°54'48" w a distance of 54.16 feet; thence, N 87°51'35" w a distance of 36.97 feet; thence, N 57°33'47" w a distance of 65.70 feet; thence, N 81°56'22" w a distance of 85.02 feet; thence, N 04°11'29" w a distance of 158.65 feet; thence, N 35°50'41" w a distance of 41. 30 feet; thence, N 54°46'03" w a distance of 24.70 feet; thence, N 28°51'45" w a distance of 209.99 feet; thence, N 11°58'37" w a distance of 33.82 feet; thence, N 41°03'46" E a distance of 78.19 feet; thence, N 06°29'01" w a distance of 117. 20 feet; thence, N 20°05'27" w a distance of 94.24 feet; thence, N 11°32'03" w a distance of 63.83 feet; thence, N 07°57'46" w a distance of 141.45 feet; thence, N 09°56 1 14" E a distance of 50.76 feet; thence, N 19°17'44" w a distance of 91.04 feet; thence, N 44°41'59" w a distance of 134.55 feet; thence, N 19°23'49" w a distance of 74.18 feet; thence, N 19°33 1 06" w a distance of 43.27 feet; thence, N 21°30'01" W a distance of 72.23 feet; thence, N 00°16'30" E a distance of 217.77 feet; thence, N 00°16'30" E a distance of 312.94 feet to the point of beginning, containing an area of 73.003 acres, more or less." 4 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Initial Boundaries Together with Parcel C: A tract of land situated in the southwest quarter of Section 7, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2" Brass Cap, found in place and properly marked as the southeast corner of said Section 7, bears S 78°01 1 43" Ea distance of 2054.18 feet; thence, along said westerly right of way line N 09°35'10" W a distance of 188.14 thence, 282.60 feet along the arc of a curve to the left having a radius of 2915.00 feet, a central angle of 5°33 1 17" and subtending a chord bearing of N 12°21'49" W a distance of 282.49 feet; thence, departing said right of way line S 90°00 1 00" Ea distance of 49.74 feet; thence, S 06°01'00" Ea distance of 202.70 feet.; thence, S 04°34'58" Ea distance of 260.70 feet to the point of begi.nning, containing an area of 0.234 acres, more or less. 5 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Initial Boundaries Cattle Creek Metropolitan District Legal Description of the Inclusion Property A tract of land described as follows: Parcel No . A: A tract of land situated in the southeasterly quarter of Section 1, Township 7 South, Range 89 West, and in Section 7, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of Colorado State Highway 82, whence a 2 1/2" Brass Cap, found in place, and correctly marked as the southeast corner of said Section 7, bears S 63°31'48" Ea distance of 2312.55 feet; thence, along the westerly right of way line of Colorado State Highway 82 N 06°01'00" W a distance of 1467.90 feet; thence, N 08°53 1 00" W a distance of 200.30 feet; N 00°18'30" W a distance of 201.00 feet; N 06°01'00" W a distance of 700.90 feet; N 08°52'00" W a distance of 313.00 feet; thence, 346.52 along the arc of a curve to the left having a radius of 1820.00 feet, a central angle of 10°54'32" and subtending a chord bearing of N 15°58'00" W a distance of 346.00 feet; thence, N 11°08 1 00" W a distance of 97.90 feet; thence, 250.29 along the arc of a curve to the left, having a radius of 1840.00 feet, a central angle of 7°47'38" and subtending a chord bearing of N 28°19'00" W a distance of 250.10 feet; thence, N 35°14'00" W a distance of 122.52 feet; thence, N 89°17 1 09!1 W a distance of 7.98 feet to a point on the easterly line of a parcel of land described in Reception No. 575283; thence along said easterly line S 35°22'19" Ea distance of 1.46 feet to the southeasterly corner of said parcel; thence along the southerly line of said parcel, N 89°17'09!! W a distance of 224.24 feet to the southwesterly corner of said parcel; thence, N 00°00 1 00" W a distance of 0.68 feet; thence, N 89°30 1 08 11 Ea distance of 0.71 feet; thence, N 00°20'09" Ea distance of 0.49 feet to the southeasterly corner of a parcel of land described in Reception No. 603760; thence along the southerly line of said parcel the following three courses: 1) N 89°44'57" W a distance of 0.99 feet; 2) N 30°31'43" W a distance of 65.06 feet; 3) N 86°47'11" W a distance of 65.63 feet to the southwesterly corner of said parcel; thence, N 86°47'11" W a distance of 52.73 feet; thence, N 89°36 1 12!1 W a distance of 292.61 feet; thence, N 89°43 1 30 11 W a distance of 100.90 feet to a point on the easterly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement; thence, along said easterly right of way line S 19°38'52" Ea distance of 3829.47 feet; 6 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Inclusion Property thence, 79.82 along the arc of a curve to the right having a radius of 2915.00 feet, a central angle of 1°34'08" and subtending a chord bearing of S 18°51'48" Ea distance of 79.82 feet; thence, departing sa.id easterly right of way l.ine N 89°59'59" Ea di.stance of 73.94 feet to a point of the westerly right of way line of Colorado State Highway 82, also being the point of beginning, containing an area of 43.25 acres, more or less. Together with Parcel No. B: Parcel 1 (as described in deed recorded May 19, 1998 in Book 1068 at Page 543 as Reception No. 525444): A tract of land situated in Lot 2 of Section 7, T. 7 S.1 R. 88 W. of the 6th P.M. lying northeasterly of the West and South lines of said Lot 2 and Southwesterly of the Southwesterly right of way l.ine of State Highway No. 82 as reconstructed in 1967, said tract described as follows: Beginning at the Southwest corner of said Lot 2 being marked with an iron pin; Whence an iron post with a brass cap found in place and properly marked for the Southeast corner of Sec. 1 in T. 7 S., R. 89 W. of the 6th P.M. bears S.35°31 1 00" W. 770.44 feet; thence N. 324.69 feet along the Westerly line of said Lot 2 to a point on the Southwesterly right of way line of said Highway; thence S. 34°45 1 30" E. 229.17 feet along the Southwesterly right of way line of said Highway; thence S. 35°14 1 00" E. 167 feet along the Southwesterly right of way line of said Highway to a point on the Southerly line of said Lot 2; thence West 227.00 feet along the Southerly line of said Lot 2 to the Southwest corner of said Lot 2, the point of beginning. Parcel 2 (as described as Parcel 1 in quit claim deed recorded May 20, 2002 in Book 1356 at Page 384 as Recept.ion No. 603760 and as described as Exhibit A-1 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception No. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., County of Garfield, State of Colorado. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M., (with all bearings contained herein being relative to a bearing of N. 00°10 1 09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 35°30 1 10" E. 769.47 feet to a found rebar (southwest corner Lot 2 per Book 687 at Page 650) the true point of beginning; thence North along the Westerly line of that property described in said Book 687 at Page 650 128.34 feet; thence leaving said Westerly line N. 88°59'16" W. along the SoutherJ.y boundary line and Southerly boundary line extended of the recorded amended Fyrwald Exemption PJ.at 103.03 feet; thence continuing along said Southerly boundary line and Southerly boundary line extended S. 02°48 1 16" E. 70.52 feet, to a point in an existing fence line; 7 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Inclusion Property Thence leaving said Southerly boundary extended along an existing fence line the following three (3) courses: 1) s. 86°47'11" E. 65.63 feet; 2) S. 30°31'43" E. 65.06 feet; 3) S. 89°17'09" E. 0.99 feet, to the true point of beginning. Parcel 3: (as described as Parcel 2 in quit claim deed recorded May 20, 2002 in Book 1356 at Page 384 as Reception No. 603760 and as described as Exhibit A-3 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception no. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., County of Garfield, State of Colorado. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M. {with all bearings contained herein being relative to a bearing of N. 00°10 1 09" E. between the SE corner and t.-ie E 1/4 corner of said Section 1) ; thence N. 35°30 1 10 11 E. 769. 47 feet to a fou.-id rebar (Southwest corner Lot 2 per Book 687 at Page 650); thence North along the Westerly line of that property described in said Book 687 at Page 650 128.34 feet, the true point of beginning; thence continuing along said Westerly line North 187.87 feet, to a point on the Southerly right-of-way of State Highway No. 82; thence leaving said Westerly line along said Southerly right-of-way the following two (2) courses: 1) N. 34°53'49" W. 9.76 feet; 2) N. 37°33'19 11 W. 6.55 feet; thence S. 01°05'14" W. along the Easterly line of the :recorded Amended Fyrwald Exemption Plat 200.87 feet; thence leaving said Easterly line S. 88°59'16 11 E. 13.39 feet to the point of beginning excluding, however, any portion of Parcel 2 and/or Parcel 3 located in or encroaching upon: Lots 3 and/or 4, Amended E'yrwald Exemption Plat, as recorded in Garfield County, Colorado under Reception No. 547543, Parcel 4 (as described as Exhibit A-2 in quit claim deed recorded January 24, 2001 in Book 1228 at Page 600 as Reception No. 575283): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M., (with•all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 35°30'10" E. 769.47 feet to a found rebar (Southwest corner Lot 2 per Book 687 at Page 650) the true point of beginning; thence North along the Westerly line of that property described in said Book 687 at Page 650 0.68 feet; 8 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Inclusion Property thence leaving said Westerly line east along the Southerly boundary line of said property 221.76 feet, to a point on the Westerly right-of-way of State Highway No. 82; thence leaving said Southerly line S. 35°22 1 19 11 E. along said Westerly right of way 4.26 feet, to a point in an existing fence line; thence leaving said Westerly right-of-way N. 89°17'09" W. along said existing fence line 224.24 feet, to the true point of beginning, excepting from insurance and conveyance the following excepting Parcels 5, excepting Parcel 6, and excepting Parcel 7 Excepting Parcel 5 (as described Exhibit A in quit claim deed recorded May 20, 2002 in Book 1356 at Page 390 as Reception No. 603762) A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M .. Said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M. (with all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 00°10'09" E. along said Section line 691.13 feet, to a point on the Northerly boundary line of that property survey recorded as Reception No. 205 in the Garfield County Index for Info:rmational Land Survey Plats, the true Point of beginning; thence continuing along said Section line N. 00°10 1 09" E. 2.36 feet to a point on the Southerly boundary line of the recorded Amended Fyrwald Exemption Plat; thence leaving said Section line N. 89°13'44" E. along sa.id southerly boundary 344.69 feet; thence leaving said southerly boundary line S. 02°48'16" E. 12.00 feet to a Point in an existing fence line; thence N. 86°47 1 11 11 W. along said fence line 52.73 feet; thence continuing along said fence line N. 89°36'14" W. 292.62 feet to the Point of beginning; Excepting Parcel 6 (as described as Exhibit A in quit claim deed recorded January 29, 2001 in Book 1229 at Page 263 as Reception No. 575490): A tract of land situated in Section 7, T. 7 S., R. 88 W. of the 6th P.M., said tract of land being more particularly described as follows: Commencing at the SE corner of Section 1, T. 7 S., R. 89 W. of the 6th P.M., (with all bearings contained herein being relative to a bearing of N. 00°10'09" E. between the SE corner and the E 1/4 corner of said Section 1) ; thence N. 00°10 1 09 11 E. along said Section line 627.10 feet, to a point on the Northerly boundary line of that property survey recorded as Reception No. 305 in the Garfield County Index for Informational Land Survey Plats, the true Point of beginning; thence continuing along said Section line N. 00°10'09 11 E. 64.03 feet, to a point in an existing fence line; thence leaving said Section line S. 89°36'14" E. along an existing fence line 292.62 feet; 9 Exhibit A Cattk Creek Metropolit,m District-Legal Description of the lnc!us1on Property thence continuing along an existing fence line S. 86°47'11' E. 118.36 feet; thence continuing along said fence line S. 30°31'43" E. 64.28 feet, to a point on said northerly boundary; thence leaving said existing fence line N. 90°00'00" W. along said Northerly boundary 443.63 feet, to the point of beginning Excepting Parcel 7 (as described in Exhibit A in Rule and Order, Civil Action No. 5952, District Court in and for the County of Garfield and State of Colorado recorded December 15, 1967 in Book 391 at Page 14 as Reception No. 239725): A tract or parcel of land no. 1 rev. 2 of the Department of Highways, State of Colorado, Project No. S 0130(10), in Lots 2 and 11 of Section 7, T. 7 s., R. 88 West, of the 6th P.M., in Garfield County, Colorado, said tract or parcel being more particularly described as follows: Beginning at a point on the West line of Lot 2, Section 7, T. 7 S., R. 88 W., from which the SE corner of Sec. 1, T. 7 S., R. 89 W. Bears S. 19°29'30" W. I a Distance of 1330.0 feet; 1. Thence South along the West line of Lot 2, Section 7, a distance of 304.5 Feet; 2. Thence S. 34°45'30" E., a distance of 231.0 feet; 3. Thence S. 35°14' E., a distance of 92.2 feet to a South line of the Property; 4. Thence along a South line of the property, N. 89°12' E., a distance of 118.5 feet to the east line of Lot 2, Sec. 7; 5. Thence along the east line of Lot 2, Sec. 7, South a distance of 63.8 feet to the SW. Corner of Lot 11, Sec. 7; 6. Thence along the South line of Lot 11, Sec. 7, N. 89°47'E., a distance of 208.0 feet; 7. Thence along the arc of a curve to the left having a radius of 2,050.0 feet a distance of 14.4 feet (the chord of this arc bears N. 32°43' W., a distance of 14.4 feet); 8. Thence N. 34°03' W., a distance of 311.4 feet; 9. Thence N. 42°28'30" W. a distance of 487.6 feet, more or less, to the Point of beginning Further excepting there from any portion of the land within State Highway No. 82 County of Garfield, State of Colorado Together with Parcel C: A tract of land situated in the southeast quarter of Section 1 and the west half of Section 12, Township 7 South, Range 89 West, and in the southwest quarter of Section 7 and the north half of Section 18, Township 7 South, Range 88 West of the Sixth Principal Meridian, County of Garfield, State of Colorado, being more particularly described as follows: Beginning at a point on the westerly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement, whence a 2 1/2" Brass Cap, found in place and correctly marked as the southeast corner of said Section 7, bears S41°30'24"E a distance of 4758.08 feet; 10 Exhibit A Cattle Creek Metropolitan District-Legal Description of the Inc!us1011 Property thence 1 departing said right of way line N 19°38'52" W a distance of 1221.19 feet; thence, N 89°43'30" w a distance of 683.95 feet; thence, s 02°00'23" w a distance of 590. 77 feet; thence 1 s 02°15 1 08" w a distance of 557.94 feet; thence, N 86°35'38" w a distance of 84. 72 feet; thence, s 43°10 1 35" E a distance of 251.44 feet; thence, s 00°24'17" E a distance of 1250.60 feet to a point on the westerly line of the Roaring Fork Conservancy Easement; thence 1 along the said Easement line s 03°09 1 52" W a distance of 741.05 feet; thence, s 00°21 1 30 11 E a di.stance of 553.42 feet; thence, s 00°04 1 33 11 E a distance of 323.93 feet; thence 1 s 24°10 1 18 11 E a distance of 142.52 feet; thence, s 29°13'16' E a distance of 615.00 feet; thence 1 s 19°31 1 50" E a distance of 246.38 feet; thence, s 23°25 1 35" E a distance of 153.19 feet; t.l;ence, s 17°46 1 37" E a distance of 173.22 feet; thence, s 30°48'54" E a distance of 163.28 feet; thence, s 51°46 1 41" E a distance of 662.76 feet; thence, s 44°39 1 33 11 E a distance of 175.65 feet; thence, s 13°37 1 07 11 E a distance of 255.65 feet; thence, s 34°06 1 17" E a distance of 318.15 feet; thence 1 s 35°45'21" E a distance of 225.15 feet; thence, s 55°41'54" E a distance of 196.47 feet; thence, s 63°52 1 39 11 E a distance of 388.20 feet; thence, s 57°54'58" E a distance of 449.02 feet; thence, s 47°15 1 14" E a distance of 122.26 feet; thence 1 s 89°53 1 16" E a distance of 189.76 feet; thence, N 40°23 1 30 11 W a distance of 69.38 feet; thence, s 87°28'29" W a distance of 36.35 feet; thence, s 83°52'12" w a distance of 10.80 feet; thence, N 58°27 1 19" w a distance of 41.45 feet; thence, N 29°51'31" w a distance of 8.28 feet; thence, N 24°16'24" w a distance of 25.22 feet; thence, N 69°00 1 53" w a distance of 9.87 feet; thence, s 87°31'44" w a di.stance of 22.60 feet; thence, N 57°25 1 01" w a distance of 17.28 feet; thence, N 50°09 1 49 11 W a distance of 26.07 feet; thence 1 N 46°21 1 12" W a distance of 9.99 feet; thence, N 44°28 1 05" w a distance of 21.45 feet; thence, N 55°50 1 08" w a distance of 49.05 feet; thence, N 56°25 1 40" w a distance of 49.94 feet; thence 1 N 68°12 1 23" w a distance of 36.45 feet; thence, N 46°54 1 04" w a distance of 55.18 feet; thence, N 68°49 1 21" w a distance of 25.14 feet; thence, N 47°41 1 50" w a distance of 78.78 feet; thence 1 N 30°26'40" w a distance of 24.58 feet; thence, N 25°47 1 01 11 w a distance of 30.08 feet; thence, N 18°11'39" w a distance of 34.61 feet; thence, N 30°58 1 21 11 w a distance of 29.32 feet; thence, N 21°59 1 14" w a distance of 27.50 feet; thence, N 30°16 1 07 11 w a distance of 22.97 feet; thence, N 25°41 1 38" w a distance of 169.44 feet; 11 Exhibit A Cattle Creek MetropoliLan District-Legal Description of the Inclusion Property thence, N 41°17'39" E a distance of 82.61 feet,· thence, N 38°34'52" E a distance of 15.89 feet; thence, N 34°26'44" w a distance of 262.40 feet; thence, N 57°58'09" w a distance of 102.47 feet; thence, N 53°43'31" w a distance of 105.38 feet; thence, N 55°58'11" w a distance of 126.13 feet; thence, N 56°14 1 57 11 w a distance of 118. 42 feet; thence, N 49°16'04" w a distance of 136.33 feet; thence, N 44°30'51" w a distance of 150.05 feet; thence, N 32°49 1 55 11 w a distance of 102.14 feet; thence, N 37°44'19" w a distance of 552.12 feet; thence, N 18°10'02" w a distance of 47.26 feet; thence, N 27°58'19" w a distance of 109.20 feet; thence, N 35°01'36" w a distance of 71.09 feet; t.i-J.ence, N 41°32'47" w a distance of 152.23 feet; thence, N 40°22'24" w a distance of 339.82 feet; thence, N 64°20'53" w a distance of 34.06 feet; thence, N 45°00'36" w a distance of 52.42 feet; thence, N 44°53'41" w a distance of 154.66 feet; thence, N 32°35 1 48" w a distance of 86.59 feet; thence, N 57°01 1 32" w a distance of 44.89 feet; thence, N 30°33'12" w a distance of 85. 72 feet; thence, N 37°39'02" w a distance of 79.09 feet; thence, N 37°32'30" w a distance of 63.32 feet; thence, N 20°02'15" w a distance of 33.98 feet; thence, N 39°52'25" w a distance of 42.02 feet; thence, N 25°36'04 11 w a distance of 107.17 feet; thence, N 30°34'08" w a distance of 164.72 feet; thence, N 11°39'01" w a distance of 107.90 feet; thence, N 24°56'06" E a distance of 163.60 feet; thence, N 63°39'33" E a distance of 177. 81 feet; thence, N 83°14'43" E a distance of 393.54 feet; thence, N 07°15'26" w a distance of 21.79 feet; thence, N 80°51'11" E a distance of 50.00 feet; thence, N 89°15'06" E a distance of 65.56 feet; thence, N 57°50 1 04" E a distance of 50.12 feet; thence, s 84°51 1 15 11 E a distance of 33.08 feet; thence, s 81°39 1 50" E a distance of 89.61 feet; thence, N 56°07'00 11 E a distance of 26.86 feet; thence, N 07°38'31" E a distance of 27.93 feet; thence, N 37°41'57" w a distance of 28.06 feet; thence, N 50°00 1 15 11 E a distance of 22.23 feet; thence, N 82°02 1 30 11 E a distance of 36.49 feet; thence, s 63°34'38" E a distance of 54.05 feet; thence, s 45°59'58" E a distance of 20.95 feet; thence, s 14°44'20" E a distance of 29.18 feet; thence, s 11°11 1 17 11 w a distance of 26.42 feet; thence, s 14°58'41" E a distance of 30.14 feet; thence, s 43°42'10" E a distance of 69.77 feet; thence, s 31°36'59" E a distance of 56.76 feet; thence, s 49°38 1 46" E a distance of 40.12 feet; thence, s 45°30'55" E a distance of 40.88 feet; thence, s 60°16 1 38 11 E a distance of 43.39 feet; thence, s 73°16 1 24" E a distance of 67.60 feet; 12 Exlubit A Cattk Creek Metropolitan District-Legal Description of the Inclusion Propcny thence, s 53°05 1 15 11 E a distance of 15.86 feet; thence, s 63°37 1 30" E a distance of 52.31 feet; thence, s 83°28'21" E a distance of 46.95 feet; thence, N 86°20 1 27" E a distance of 61.04 feet; thence, N 31°59'09" E a distance of 47.07 feet; thence, N 06°58'38" E a distance of 32.16 feet; thence, N 72°08'07" E a distance of 7.98 feet; thence 1 s 24°51 1 03 11 E a distance of 72.35 feet; thence, s 41°52'47" E a distance of 50.71 feet; thence, s 54°44'21" E a distance of 38.31 feet; thence, s 83°39 1 39" E a distance of 87.15 feet; thence, s 57°11'12" E a distance of 77 .06 feet; thence, s 41°51'16 11 E a distance of 88.65 feet; thence, s 57°39'13" E a distance of 65.60 feet; thence, s 49°55 1 38" E a distance of 74.96 feet; thence 1 s 61°04'52" E a distance of 43.44 feet; thence, s 71°46 1 03 11 E a distance of 55.45 feet; thence, N 09°35 1 09 11 W a distance of 59.88 feet; thence, N 65°36'14" w a distance of 60.45 feet; thence, N 49°54'10" W a distance of 64.72 feet; thence, N 49°54'10" w a distance of 86.97 feet; thence, N 48°11'10" w a distance of 54.30 feet; thence, N 56°47'27" w a distance of 123.97 feet; thence, N 83°47'24" w a distance of 93.00 feet; thence, N 29°35'31" w a distance of 119.58 feet; thence, N 78°00 1 43" w a distance of 33.84 feet; thence, s 79°41'48 11 w a distance of 37.80 feet; thence, s 22°57'52" w a distance of 56.05 feet; thence, s 59°31'57 11 w a distance of 45.48 feet; thence, N 82°32'35" w a distance of 28.23 feet; thence, N 59°07'03" w a distance of 95.71 feet; thence, N 71°20'44" w a distance of 85.73 feet; thence, N 36°43'10" w a distance of 93.22 feet; thence, N 25°39'22" w a distance of 181. 92 feet; thence, N 65°10'24" w a distance of 98.43 feet; thence, s 85°02'33" w a distance of 52.20 feet; thence, s 56°33 1 52 11 w a distance of 39.34 feet; thence, s 20°49 1 33 11 w a distance of 42. 96 feet; thence, s 37°27'43 11 E a distahce of 21.60 feet; thence, N 77°02 1 57" w a distance of 89.66 feet; thence, s 70°24'18" w a distance of 70.95 feet; thence, N 88°59 1 39" w a distance of 55.55 feet; thence, s 84°28'58 11 w a distance of 49.93 feet; thence, N 14°22'48" E a distance of 68.20 feet; thence, N 05°11'46" w a distance of 77.59 feet; thence, N 18°20'05" E a distance of 10.82 feet; thence, N 22°53'40" E a distance of 44.14 feet; thence, N 10°34'58" E a distance of 35.11 feet; thence, N 08°59'51" E a distance of 47.16 feet; thence, N 03°48'08" E a distance of 36.48 feet; thence, N 04°40'52" E a distance of 71.03 feet; thence, N 07°37'51" E a distance of 54.66 feet; thence, N 29°28 1 14 11 w a distance of 63.68 feet; thence, N 32°00'44" w a distance of 61.05 feet; 13 Exhibit A Cattle Creek Metropolitan Distnet-Lcgal Description of lhc Inclusion Property thence, N 26°17'29" W a distance of 55.52 feet; thence, N 38°14'36" W a distance of 44.36 feet; thence, N 53°11'32" W a distance of 37.73 feet; thence, N 59°54'48" W a distance of 54.16 feet; thence, N 87°51 1 35n W a distance of 36.97 feet; thence, N 57°33'47" W a distance of 65.70 feet; thence, N 81°56 1 22" W a distance of 85.02 feet; thence, N 04°11'29" W a distance of 158.65 feet; thence, N 35°50'41" W a distance of 41.30 feet; thence, N 54°46'03" W a distance of 24.70 feet; thence, N 28°51'45" W a distance of 209.99 feet; thence, N 11°58'37" W a distance of 33.82 feet; thence, N 41°03'46" Ea distance of 78.19 feet; thence, N 06°29'01 11 W a distance of 117.20 feet; thence, N 20°05'27" Wadi.stance of 94.24 feet; thence, N 11°32'03" Wadi.stance of 63.83 feet; thence, N 07°57'46" W a distance of 141.45 feet; thence, N 09°56'14" Ea distance of 50.76 feet; thence, N 19°17' 44" W a distance of 91. 04 feet; thence, N 44°41'59" Wadi.stance of 134.55 feet; thence, N 19°23'49" W a distance of 74.18 feet; thence, N 19°33 1 06" W a distance of 43.27 feet; thence, N 21°30'01 11 W a distance of 72.23 feet; thence, departing said Easement line N 00°16 1 30 11 Ea distance of 217.77 feet; thence, N 00°16'30" Ea distance of 312.94 feet; t..r1ence, S 89°43'30" Ea distance of 1005.44 feet to a point on t..ri.e westerly right of way line of the Roaring Fork Transit Authority Transportation Corridor Easement, also being the point of beginning. Excepting therefrom land subject to the Roaring Fork Conservancy Conservation Easement recorded in the Offi.ce of the Garfield County Clerk and Recorder, Garfield County, Colorado with Reception Number 804200. 14 Ex!ub1t A Cattle Creek Metropolitan District-Legal Description of the Inclusion Property EXHIBIT F Preliminary Engineering Survey and Cost Estimate for the Access Improvements F-1 I I I I --------,---------~~-~•-~, --·--:, : I I \ I I I \ ' \ ' I I I I I I I I ' \ \ ' I \_ \ \ ' --\ I • I • \ \ I • I I I \ . . \ . . \ . \ . . \ . \ . . '" \ ' . \ . \ . \ ' \ ' I I . \ . ' \ . . \ . . \ ', \ LEGEND p LOT/TRACT LIN£ PHOC PROPEH:TY UN£ (PROJECT u EXIST. lXIST. Pl10P£RTY UN£ £X1SL TO'MlSH1P LINE £XlSL SECTION UH£ N 1---~ MATCHUNE -------~-.... . . \ . • \ . . \ ... ,,.._ , I \ \ '. \ \ \ ' \ ' I \ ·\ \ '' \ \ I 'I ' \ \ \ ---7 I I I I I ' I , I \ I ' I I I Q. __________ _J \ r ', i I I. I . . ···r1: • I J ; enA ROW --r . :1 . i: . ·, I I I I .. . I I I • ! I ! • ! ' I • ' I I . • ' I I I I . i l . I I I . . I I ' ' I I I I '' jFi ',, ,, ·<t~~NJYP. 56' -ROW 10' 10' jFi EXIST. W£Tl..MOS _/ 1'!', 8' t.5' ;.,;.,: ,rl,i SANITARY STORM POTAflLE SEWER WATER 5' MtN, lO'MJN. SEWfro• M!N. TYPICAL :;:;ECTQN A-A 5'' '\ 24' -ROW r .. 1 ,,. ,,. 5' 5' S!O£WALK 5" EMENT RAW WATER 6' ROADSIDE I~ ___,.., 5'' EASEMENT ----- 5' SIDEWALK I \ ,, . \ . ' \ . . \ \ 4' PAVED SllOUl0£R ,,. I ' \ \ \ \ \ . . \ 695' ROW - 12' RAISED MED!AH ,,. w TYPICAL SECTON C-C 53' ROW - 6' RAISED s f 12' MEDIAfl ,,. w _,_ \ ·t~ 5' \ ' ' \ \ ' ' \ \ 4' PAVED SH0Ul0£R 6' \ ROADSIDE 12' DITCH I ·-- 5' SIDEWALK __ , ____ ' ' \ ' "" \ ~~ CRITERIA DESIGN CAPACITY (ADT) DESIGN SPEED (MPH) POSTED SPEED (MPH) PAVEMENT WIDTH (FT) (LANES) MIN, HORIZONTAL RADIUS (FT) DESIGN VEHICLE CURB RETURN RADII (Fr) MAX, GRADE (%) CROSS SLOPE (%) ------" " - SURFACE 100 0 100 SCALE IN FEET ROAD DESIGN TABLE ENTRY ALLEY GARDEN EME ROAD LOCAL I HOME VE COURT ACCESS ACCE 8,DOO 5,000 <500 <500 25 25 N/A N/A 25 25 N/A N/A 24 (2)1 36 (2)' 24 (2)' 20 (2)' 185 80 50 50 WB-50 WB-40 BUS-40 BUS-40 B 30' 20' N/A N/A 8 8 8 8 2 2 2 N/A ASPIIALT ASPIIAI f ASPIIAI l ASPIIAI T A r o· • F ·1· C E • 1 2 4 >011tan • 1stnct ac11ty • ost stamates ' ~ !Description Units Qty. UnitCost3 Total ilump Sum Estimate(including Contingency 1 1..--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------.. --................ ., ................................ . Use Lump Sum Estimate D iType 1-Road ( Entry) 1 ft 1 7801 $ 1 .$ r • • •,. •,. • • • • • • • • • • • • • • • •"' • • • • • • • • • • • • M • • • • • • • • :--• • • M •., • •,. M,. o, •,.MM ,. ~ • w •a••,.,."'"'.,••,.•,.•.,,.,.,. M "',. M., ., ., ., ., ,. ., •,.,.,. • '{•.,,.,.,. •,. •.,,.,. •,.,. ,.,. ., •'" ,.,. ., ., ,. ., ., ,. M,.",. •,.",.,." ,o,. .,., ., '"I'••,. w •,.,. • • •,. •.,,.., • M., • •., •., • • • • • • • :Type 2-Road (Local) : ft : 14.530: $ 260 l $ 3, I.. ........ -• ............ • .. • ............ • ............................ • ........ • • .. ,. • -.. --... I,. .... ., .. " ...... • .............. ,. .... '" ...... ,. .... ,. .... "',. ...................... ,. .. ,."' -.. ., ,. "' .. ,. ........ ,. .. • ...... • .. ,. .. • .. ,. .... ,. .. ,.'" ............ ,. .... J.,,. .. ,. ........ .,,. .... ., .. " .... " .. "'.," ...... ., .... ,.,. .............. " .......... r .......................... ,.,. .................. ,. -...... . iType 4-Road (Altey) 1 ft l 2,8701 $ 150 1 $ ~ .. .. .. .. .. .. .... --.. .. --........................ -.. -.. :--.. .. .. .. .. .. .. .. .. .. .. .. .. : .......... ,. .. .. .. .. .. .. .. .. .. .. .. -.. ---:--.... -.. -.. -...... -........ -.... --.... --.. "' ...... -............................ ----.... ---.. -.. -.. ---.... --.... ----. iRFTA Trail Grade Separation3 1 Ea i 1l $ 850,000 l $ !Bridge 1 Ea l 1[ $ 500 1 000 ! $ ----------- j'V\/al Is _______ -------------····················-·-j__·_····------·---sq ft _________________ J__ __________________________________ 3900l. $ ___________________ ----·---·--· ··-_12_ j_ $ _________________________ _ iTrafls Hard) 1 ft l 2040; $ .50 l $ ' -----------------.. --.. -.. ------------------.,, -----.. --.. ---.. --.. ----.. -.. -.... ---.. ---.. ------.. -.. , .. ----.. ------------.... ----.. -.. -.. ---.. ---.. -...... -.... ---.. -.. ----.. -.. --.... --.... -........ --.. ---.. ---------""i"' --.. ------------.. ---.... ---.. ---.. !Trails (Soft) i ft : 7:B.si $ 15 : $ : Utility Relocates/Construction -----1-------··-··----··-· ft· __________________ ~ _____________________________________ 930~_ ~----·-·-·--... ·--·----··---·-·-·-100.J_ $ ________________ ····:-::: :Stonw.vater Channels : ft : 7310: :;i : $ I'"••"'•"'•"' --"' -"'• • • • • • • -•• .. • -• • • • "''" • • •'" •'" "• • •• • • ••,.'"••'"'I"'•••"'•"'"',.""'"''",.,."''""""'•""'"'""••'"""''""".,"',..,"',.'"" ,J-,.,.",." •"''""'" • • • .,., "',.'".,"' w•., •"' •,.'"'""' .. ".,.," • "''",. •"" "., r"'"'" "''" '"'" "'.,'" "' .. .,"" ••"" '",. "'"'"".,,."' ••"., • • • "'"'",."' •'""' .}., •., • • • • • • • • -• • •., • • •,. • • •,..,,."'., • • istormwater Pipes 1 ft 1 20817! 40 l $ 1 • -• -.. • • .. • • • • --• --.. --• • .. •"' -• .... '"'" .. • • .... -...... --• • • -• -• -•'" 'l"' .... "' -•""' .... '"• • • • .. "" • -.. ,. "',."'., • •" -.. ,. ,. ,. "'" .. "" •" • J,."',.,.,. ...... •'",. .. " "'" • .... '" "'• .... '",. -.. '""' " .... •,.'" .... """ .. "" r,. •""'" •,. .. •'",. .. ,.,. •,. • •'" ...... " .. ,.,. ...... ,.,. • •" •,. .... , .. ~ • .......... ~ .......................... -.......... -- istormwater Basins 1 af • 2.681 $ 8;.500 l $ $ 7, 1 sum nu.mbers prepared for pre I imi nary costi rig. Road•11J'a'if unit costs represent bui It up costs including sidewal curb/gutter,, I ighting, and landscaping,, and :s unit costs include al I fittings, pipe and other appurti:HKes. Storm•,vater Loci ucles al I gr.ates, pipes, weirs and other appurtanances. s are site impmvernnts associated with the development of each garden :home tract and riot included in the :f,,•1et:mpol itan District. andscaping, rail crossing, and RFT.4 payments. triers,, LLC EXHIBIT G Financing Plan (including sources and uses and bond solutions) G-1 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Table of Schedules Assumptions 40 Mill Bond Levy 10 Mill Operations Levy Preliminary as of 06/27/2012 Non Rated -Bank Qualified Series 2015 Cover Page Cashfiow Schedule Par Amount $5,590,000 1 ' 2. 3. 4. 5. Residential Lot Valuation Residential Development Schedule Assessed Valuation Summary 6 7. Series 2015 Debt Service Schedule Sources and Uses of Funds George K. Baum Company Cattle Creek (40 Bond Mills) Cover 6/28/2012 $4,000,000 Project Fund & 40 Mill Bond Levy Project Amount (at Closing) $4,000,900 7.00% Rate 6/28/2012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Schedule of Bond Levy Cashflows Bond Levv Revenue Ratio of Assessed Bond Properly Collection Debi lo Value Mill Tax@ Year AV 200% Grnw!h Levy 98.0% (1) (2) (3) (4) (5) 2012 - 2013 0% 718,980 -- 2014 0% 718,980 40.000 28,184 2015 777% 718,980 40.000 28,184 2016 258% 2,170,063 40.000 85,066 2017 135% 4,129,427 40.000 161,874 2018 101% 5,538,087 40.000 217,093 2019 77% 7,201,475 40.000 282,298 2020 64% 8,669,122 40.000 339,830 2021 55% 10,125,011 40.000 396,900 2022 47% 11,743,702 40.000 460,353 2023 41% 13,120,731 40.000 514,333 2024 39% 13,841,097 40.000 542,571 2025 37% 14,124,992 40.000 553,700 2026 36% 14,214,125 40.000 557,194 2027 36% 13,838,575 40.000 542,472 2028 34% 14,115,346 40.000 553,322 2029 33% 14,115,346 40.000 553,322 2030 31% 14,397,653 40.000 564,388 2031 30% 14,397,653 40.000 564,388 2032 28% 14,685,606 40.000 575,676 2033 27% 14,685,606 40.000 575,676 2034 25% 14,979,318 40.000 587,189 2035 23% 14,979,318 40.000 587,189 2036 21% 15,278,905 40.000 598,933 2037 19% 15,278,905 40.000 598,933 2038 17% 15,584,483 40.000 610,912 2039 15% 15,584,483 40.000 610,912 2040 13% 15,896,172 40.000 623,130 2041 11% 15,896,172 40.000 623,130 2042 8% 16,214,096 40.000 635,593 2043 6% 16,214,096 40.000 635,593 2044 3% 16,538,378 40.000 648,304 2045 0% 16,538,378 40.000 648,304 15,504,944 George K. Baum Company Operations Levv Revenue Specific Assessed Bond Properly Ownership Value Mill Tax@ Tax 200%Grnwth Levy 98.0% 7.00% (6) (7) (8) (9) -- 718,980 --- 718,980 10.000 7,046 2,466 718,980 10.000 7,046 2,466 2,170,063 10.000 21,267 7,443 4,129,427 10.000 40,468 14,164 5,538,087 10.000 54,273 18,996 7,201,475 10.000 70,574 24,701 8,669,122 10.000 84,957 29,735 10,125,011 10.000 99,225 34,729 11,743,702 10.000 115,088 40,281 13,120,731 10.000 128,583 45,004 13,841,097 10.000 135,643 47,475 14,124,992 10.000 138,425 48,449 14,214,125 10.000 139,298 48,754 13,838,575 10.000 135,618 47,466 14,115,346 10.000 138,330 48,416 14,115,346 10.000 138,330 48,416 14,397,653 10.000 141,097 49,384 14,397,653 10.000 141,097 49,384 14,685,606 10.000 143,919 50,372 14,685,606 10.000 143,919 50,372 14,979,318 10.000 146,797 51,379 14,979,318 10.000 146,797 51,379 15,278,905 10.000 149,733 52,407 15,278,905 10.000 149,733 52,407 15,584,483 10.000 152,728 53,455 15,584,483 10.000 152,728 53,455 15,896,172 10.000 155,782 54,524 15,896,172 10.000 155,782 54,524 16,214,096 10.000 158,898 55,614 16,214,096 10.000 158,898 55,614 16,538,378 10.000 162,076 56,727 16,538,378 10.000 162,076 56,727 3,876,236 1,356,683 Cal!b Creel-. (40 Bond Mdfa) Cashllow 6128/2012 $4,000,000 Project Fund & 40 Mill Bond Levy I Other Revenue Total Debt Service Operations Expense Surplus Earnings on Developer Revenue $5,590,000 Annual Cumulative Advance/ Available For Series 2015 Series 2015 Operations Annual Cumulative Surplus (Repayment) Debi Service Net Debi Capitalized Expense Surplus/ Surplus/ 1.00% Toward Opex & Operations Service Interest Deficit Deficit (10) (11) (12) (13) (14) (15) (16) (17) 18,000 18,000 18,000 -- -14,000 51,696 20,000 31,696 31,696 317 16,000 54,013 21,000 33,013 64,709 647 3,000 117,423 381,334 (381,334) 21,267 96,157 160,866 1,609 (15,000) 203,115 381,334 (266,934) 25,468 63,246 224,112 2,241 (27,000) 265,603 381,334 (190,667) 27,273 47,663 271,775 2,718 (9,000} 371,291 401,334 -61,574 (91,617} 180,157 1,802 456,324 399,934 -84,957 (28,568} 151,590 1,516 532,370 403,534 -99,225 29,611 181,201 1,812 617,534 401,784 115,088 100,662 281,863 2,819 690,739 435,034 128,583 127,121 408,984 4,090 729,779 435,834 135,643 158,302 567,286 5,673 746,246 486,284 138,425 121,537 688,823 6,888 752,135 487,884 139,298 124,952 813,776 8,138 733,694 483,784 135,618 114,292 928,068 9,281 749,348 484,334 138,330 126,684 1,054,752 10,548 750,615 484,184 138,330 128,101 1,182,852 11,829 766,697 488,334 141,097 137,266 1,320,119 13,201 768,070 486,434 141,097 140,539 1,460,658 14,607 784,573 483,834 143,919 156,820 1,617,478 16,175 786,141 485,534 143,919 156,688 1,774,166 17,742 803,107 486,184 146,797 170,126 1,944,292 19,443 804,809 485,784 146,797 172,227 2,116,519 21,165 822,238 484,334 149,733 188,171 2,304,690 23,047 824,120 486,834 149,733 187,553 2,492,243 24,922 842,017 487,934 152,728 201,355 2,693,598 26,936 844,030 487,634 152,728 203,668 2,897,266 28,973 862,409 485,934 155,782 220,692 3,117,959 31,180 864,616 487,834 155,782 220,999 3,338,958 33,390 883,495 487,984 158,898 236,612 3,575,571 35,756 885,861 486,384 158,898 240,579 3,816,149 38,161 905,269 488,034 162,076 255,159 4,071,308 40,713 907,820 (10,716} 162,076 756,460 4,827,768 457,335 0 21,195,197 13,336,220 (838,935) 3,870,144 4,827,768 6/28/2012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Residential Lot Valuation Completion Year 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Phase Exec/Estate Premium Market Units Value 1 1 1 1 1 1 1 1 1 1 750,000 1 750,000 0 750,000 0 750,000 1 Exec/Estate Non Premium Market Units Value 8 8 8 8 8 8 8 8 8 8 160,000 8 160,000 5 160,000 2 160,000 8 George K. Baum Company Single Family Town Market Units Value 39 39 39 100,000 44 100,000 31 100,000 51 100,000 80 100,000 67 100,000 67 100,000 58 100,000 35 100,000 20 100,000 5 100,000 39 Single F amity Village Attached (1) Attached (2) Market Market Market Units Value Units Value Units Value 13 10 10 13 10 10 13 10 90,000 10 95,000 13 95,000 20 90,000 19 95,000 15 95,000 16 90,000 15 95,000 15 95,000 9 90,000 9 95,000 13 95,000 3 90,000 3 95,000 27 95,000 0 90,000 0 95,000 26 95,000 0 90,000 0 95,000 23 95,000 0 90,000 0 95,000 15 95,000 0 90,000 0 95,000 15 95,000 0 90,000 0 95,000 5 95,000 0 90,000 0 95,000 13 10 10 I Garden Homes ( 1) Garden Homes (2) Market Market Units Value Units Value 11 10 11 10 11 10 11 10 11 85,000 10 90,000 11 85,000 10 90,000 7 85,000 6 90,000 13 85,000 12 90,000 10 85,000 9 90,000 6 85,000 6 90,000 3 85,000 3 90,000 0 85,000 0 90,000 0 85,000 0 90,000 11 10 Income Restricted Income Restricted Income Restricted Garden Homes Garden Homes (01) (02) Market Market Units Value Units Value 6 7 6 7 6 50,000 7 45,000 20 50,000 21 45,000 18 50,000 18 45,000 11 50,000 11 45,000 4 50,000 4 45,000 0 50,000 0 45,000 7 50,000 7 45,000 7 50,000 7 45,000 4 50,000 4 45,000 2 50,000 2 45,000 0 50,000 0 45,000 6 7 carnu Creek (40 Bond M:tb) Lo!Vd 1 Vacant Loi Assessed Valuation Valuation 29% -- -- 6,365,000 1,845,850 11,185,000 3,243,650 10,935,000 3,171,150 11,070,000 3,210,300 11,305,000 3,278,450 11,450,000 3,320,500 11,495,000 3,333,550 11,730,000 3,401,700 7,860,000 2,279,400 4,415,000 1,280,350 1,295,000 375,550 6/28/2012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Residential Units Sold Exec/Estate Exec/Eslale Non Premium Premium Completion ColiecUon Value/ Year Year Units Value I Unit Unils Unit 2012 2014 1,320,000 744,800 2013 2015 -1,320,000 744,800 2014 2016 1,320,000 744,800 2015 2017 1,320,000 744,800 2016 2018 1,320,000 744,800 2017 2019 1,320,000 744,800 2018 2020 -1,320,000 744,800 2019 2021 1,320,000 744,800 2020 2022 1,320,000 744,800 2021 2023 1,320,000 744,800 2022 2024 1 1,320,000 3 744,800 2023 2025 1,320,000 3 744,800 2024 2026 1,320,000 2 744,800 1 8 George K. Baurn Company Srngle Family Town Value/ Units Buill Unit 519,400 519,400 519,400 13 519,400 15 519,400 15 519,400 13 519,400 27 519,400 26 519,400 23 519,400 15 519,400 15 519,400 5 519,400 167 Single Family Village Allached (1) Allached (2) Value I Value/ Unils Value/ Units Urnl Unils Unit Buill Unil -441,000 385,000 420,000 441,000 385,000 420,000 441,000 385,000 420,000 441,000 4 385,000 4 420,000 4 441,000 l 385,000 6 420,000 4 441,000 6 385,000 6 420,000 5 441,000 3 385,000 3 420,000 3 441,000 385,000 420,000 3 441,000 -385,000 -420,000 2 441,000 385,000 420,000 12 441,000 -385,000 420,000 12 441,000 385,000 420,000 11 441,000 385,000 420,000 56 20 19 RcsSo!d 1 I Income Res1rlc1ed Income Reslncled Income Reslricled Cumulative Garden Hornes (1) Garden Hornes (2) Garden Homes (01) Garden Hornes (02) Page 1 Residential Assessed Assessed Development Value Value Value Value/ Value I Units Unit Units Unit Units Value I Unil Units Value I Unrl 7.96% 385,000 420,000 225.000 175,000 385,000 420,000 225,000 175,000 385,000 420,000 225,000 175,000 385,000 420,000 2 225,000 3 175,000 10,947,200 871,397 871,397 385,000 420,000 7 225,000 7 175,000 17,570,000 1,398,572 2,269,969 4 385,000 4 420,000 7 225,000 7 175,000 20,405,000 1,624,238 3,894,207 4 385,000 3 420,000 4 225,000 4 175,000 15,772,200 1,255,467 5,149,674 3 385,000 3 420,000 225,000 175,000 17,761,800 1,413,839 6,563,514 4 385,000 3 420,000 225,000 175,000 17,627,400 1,403,141 7,966,655 3 385,000 3 420,000 3 225,000 3 175,000 16,443,200 1,308,879 9,275,533 3 385,000 3 420,000 2 225,000 2 175,000 19,852,400 1,580,251 10,855,784 385,000 420,000 2 225,000 2 175,000 16,117,400 1,282,945 12,138,729 385,000 420,000 225,000 175,000 8,937,600 711,433 12,850,162 21 19 27 28 161,434,200 12,850,162 6/2812012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Assessed Valuation Summary Completion Assessment Tax Collection Undeveloped Year Year Year Land Value 2012 2011 2012 2013 718,980 2012 2013 2014 2013 2014 2015 - 2014 2015 2016 1,436,703 2015 2016 2017 1,087,967 2016 2017 2018 (72,500) 2017 2018 2019 39,150 2018 2019 2020 68,150 2019 2020 2021 42,050 2020 2021 2022 13,050 2021 2022 2023 68,150 2022 2023 2024 (1,122,300) 2023 2024 2025 {999,050) 2024 2025 2026 {904,800) 2025 2026 2027 (375,550) 2026 2027 2028 2027 2028 2029 - 2028 2029 2030 2029 2030 2031 2030 2031 2032 - 2031 2032 2033 2032 2033 2034 - 2033 2034 2035 - 2034 2035 2036 - 2035 2036 2037 - 2036 2037 2038 - 2037 2038 2039 - 2038 2039 2040 2039 2040 2041 2040 2041 2042 2041 2042 2043 2042 2043 2044 2043 2044 2045 2044 2045 2046 2045 2046 2047 2046 2047 2048 2047 2048 2049 2048 2049 2050 2049 2050 2051 2050 2051 2052 2051 2052 2053 Total George K. Baum Company Assessed Value Summarv Residential Growth F aclor Development 2.0% -- - -14,380 871,397 - 1,398,572 82,589 1,624,238 - 1,255,467 144,030 1,413,839 - 1,403,141 202,500 1,308,879 1,580,251 262,415 1,282,945 - 711,433 282,500 - 276,771 -282,307 -- -287,953 -- -293,712 -- -299,586 -- -305,578 - 311,690 - 317,923 324,282 330,768 337,383 344,131 351,013 - 12,850,162 5,051,510 Cumulalive Assessed Value 718,980 718,980 718,980 2,170,063 4,129,427 5,538,087 7,201,475 8,669,122 10,125,011 11,743,702 13,120,731 13,841,097 14,124,992 14,214,125 13,838,575 14,115,346 14,115,346 14,397,653 14,397,653 14,685,606 14,685,606 14,979,318 14,979,318 15,278,905 15,278,905 15,584,483 15,584,483 15,896,172 15,896,172 16,214,096 16,214,096 16,538,378 16,538,378 16,869,145 16,869,145 17,206,528 17,206,528 17,550,659 17,550,659 17,901,672 17,901,672 CaH!e C1u,J (40 Bond M;Jh,) AV Srnrrnwy 6/28/2012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Series 2015 Debt Service Schedule SS,590,000 Year 06/01/16 12/01/16 06/01/17 12/01/17 06/01/18 12/01/18 06/01/19 12/01/19 06/01/20 12/01/20 06/01/21 12101/21 06/01/22 12/01/22 06/01/23 12/01/23 06/01/24 12/01/24 06/01/25 12/01/25 06/01/26 12/01/26 06/01/27 12/01/27 06/01/28 12/01/28 06/01/29 12/01/29 06/01/30 12/01/30 06/01131 12/01/31 06/01132 12101/32 06/01/33 12/01/33 06/01/34 12/01134 06/01135 12/01/35 06/01/36 12/01/36 06/01/37 12/01/37 06/01/38 12/01138 06101/39 12/01139 06/01/40 12/01/40 06/01141 12/01/41 06/01/42 12/01142 06/01/43 12/01/43 06/01/44 12/01/44 06/01145 12/01/45 Dated Settlement Principal 20,000 20,000 25.000 25,000 60.000 65,000 120,000 130.000 135,000 145.000 155.000 170.000 180.000 190,000 205.000 220,000 235,000 250,000 270,000 290,000 310,000 330.000 355,000 380,000 405,000 435,000 465.000 5,590,000 12101/15 12/01/15 George K Baum Company Interest Rate 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 7.00 Interest 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 194,950.00 194,950.00 194,250.00 194,250.00 193,375.00 193,375.00 192,500.00 192,500.00 190,400.00 190,400.00 188,125.00 188,125.00 183,925.00 183,925.00 179.375.00 179.375.00 174.650.00 174,650.00 169.575.00 169,575.00 164,150.00 164,150,00 158,200 00 158,200.00 151,900.00 151,900.00 145.250.00 145.250.00 138,075.00 138.075 00 130,375.00 130,375.00 122,150.00 122,150.00 113,400.00 113,400.00 103.950.00 103,950.00 93,800.00 93,800.00 82.950.00 82,950.00 71,400.00 71,400.00 58,975.00 58,975.00 45.675.00 45.675.00 31.500.00 31,500.00 16,275.00 16,275.00 8,543,500.00 Average Coupon NIC TIC Arbitrage Yield Bond Years Average Life ~.ccrued Interest P & I 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 195,650.00 215,650.00 194,950.00 214,950.00 194,250.00 219,250.00 193,375.00 218,375.00 192,500.00 252,500.00 190,400.00 255,400.00 188,125.00 308,125.00 183,925.00 313,925.00 179,375.00 314.375.00 174.650.00 319.650.00 169,575.00 324.575.00 164.150.00 334.150.00 158,200.00 338,200.00 151.900.00 341,900.00 145,250.00 350.250.00 138,075.00 358.075.00 130,375.00 365.375.00 122,150.00 372,150.00 113.400.00 383,400.00 103,950.00 393,950.00 93,800.00 403.800.00 82.950.00 412,950.00 71,400.00 426,400.00 58,975.00 438,975.00 45,675.00 450,675.00 31,500.00 466,500.00 16,275.00 481,275.00 14.133,500.00 Annual p & I 391,300.00 391.300.00 391.300.00 411.300.00 409,900.00 413,500.00 411,750.00 445,000.00 445,800.00 496,250.00 497,850.00 493,750.00 494,300.00 494.150.00 498.300.00 496.400.00 493.800.00 495,500.00 496,150.00 495,750.00 494.300.00 496,800.00 497,900.00 497,600.00 495,900.00 497,800.00 497,950.00 496,350.00 498,000.00 497,550.00 14,133,500.00 7 000000 7.091602 7.188822 7.000000 122,050.00 21.83 0.00 Capitalized Interest (190,667.00) (190,667.00) (152,533.60) (114,400.20) (190,667.00) (838,934.80) CattleCreek(40BondMiHs) 6 Debt Service 6/28/2012 TAX EXEMPT DSRF Earnings Net Annual 2.00% p & I (4,983.00) (4,983.00) 0.00 (4.983.00) (4,983.00) 114,400.20 (4,983.00) (4,983.00) 190,667.00 (4,983.00) (4,983.00) 401,334.00 (4,983.00) (4,983.00) 399,934.00 (4,983.00) (4,983.00) 403,534.00 (4,983.00) (4,983.00) 401,784.00 (4,983.00) (4,983.00) 435,034.00 (4,983.00) (4,983.00) 435,834.00 (4,983.00) (4,983.00) 486,284.00 (4,983.00) (4,983.00) 487.884.00 (4,983.00) (4,983.00) 483,784.00 (4,983.00) (4,983.00) 484,334.00 (4,983.00) (4,983.00) 484,184.00 (4,983.00) (4,983.00) 488,334.00 (4,983.00) (4,983.00) 486,434.00 (4,983.00) (4,983.00) 483,834.00 (4,983.00) (4,983.00) 485,534.00 (4,983.00) (4,983.00) 486.184.00 (4,983.00) (4,983.00) 485,784.00 (4,983.00) (4,983.00) 484,334.00 (4,983.00) (4,983.00) 486,834.00 (4,983.00) (4,983.00) 487,934.00 (4,983.00) (4,983.00) 487,634.00 (4,983.00) (4,983.00) , 485,934.00 (4,983.00) (4,983.00) 487,834.00 (4,983.00) (4,983.00) 487.984.00 (4,983.00) (4,983.00) 486.384.00 (4,983.00) (4,983.00) 488,034.00 (4,983.00) (503.283.00) (10,716.00) (797,280.00) 12,497,285.20 6/2812012 Cattle Creek Metropolitan District Garfield County, Colorado Limited Tax General Obligation Bonds Series 2015 Sources and Uses of Funds Sources Principal Amount of Bond Issue Uses Project Fund Reserve Fund Bond Discount Capitalized Interest Fund Cost of Issuance Contingency George K. Baum Company $20.00 /$1,000 7 Cattle Creek (40 Bond Mills) Sources/Uses 6/28/2012 5,590,000.00 5,590,000.00 4,000,900.00 498,300.00 111,800.00 829,000.00 150,000.00 0.00 5,590,000.00 6/28/2012 DATE: TO: FROM: SUBJECT: July 28, 2012 Garfield County, CO Bruce C. O'Donnell Formation of Cattle Creek Metropolitan District George K. Baum & Company has developed the cash flow analysis for the Service Plan for the proposed Cattle Creek Metropolitan District in Garfield County. This analysis proves the feasibility of the financing based on assumptions provide by the developer and demonstrates that the area to be included in the District does have, and will have, the financial ability to discharge the proposed indebtedness on a reasonable basis. The Service Plan does not provide for unusual financing conditions but rather demonstrates the issuance of bonds and the maintenance of improvements in amounts that are within the requirements of the Special District Act, the Municipal Bond Supervision Act and other state statutes affecting metropolitan districts. Furthermore, the assumptions are consistent with widely accepted practices being used regularly by typical metropolitan districts throughout Colorado. The Financial Plan assumes the issuance of $5,590,000 of general obligation bonds to be repaid from property taxes generated by the District. The proceeds of the bonds will be used to pay for the District's installation of public improvements, and or for reimbursement to the developer for public improvements required to be made inside and outside the District's boundaries. We have assumed that the bonds would be issued as non- rated, fixed rate tax exempt bonds. We have assumed that the development will grow according to the build-out schedule set forth by the developer. The market value of the residential development is projected to increase 2% on a biennial basis. We have provided for capitalized interest to pay the interest on the bonds as the early of the development progress. The Financial Plan assumes the issuance of 30 year fixed rate bonds in 2015, but the bonds could be issued sooner or later, and for a different term if those options make more sense for the District depending on market conditions at the time of issuance. The Financial Plan utilizes a mill levy of 40 mills for debt service. This mill levy is consistent with comparable districts throughout Colorado. Based on our work so far and our understanding of and experience with the financial markets, we are confident that the proposed general obligation bonds are consistent with those of Colorado metropolitan districts with similar credit profiles and can be successfully marketed. We have been engaged by the developer, the petitioner of the proposed District, to structure and underwrite the District's voter authorized debt once sufficient credit support can be identified based on assessed value. As currently proposed within the Service Plan, we believe that the bond structure represented in the finance plan will be acceptable to investors and will result in a successful bond issue, as the District's finance plan offers a "reasonable basis" for the financing and it, along with other typical metropolitan district service plans and financing plans, are forward-looking documents which look at future development to create a tax base and secure indebtedness, and not just existing conditions. Should you have any questions or require clarification of any of the numbers or assumptions within the finance plan, do not hesitate to contact me. Sincerely Yours, GEORGE K. BAUM & COMPANY (3{J~/4( Bruce C. O'Donnell Vice President EXHIBITH Form of Disclosure J-1 Cattle Creek Metropolitan District GARFIELD COUNTY, COLORADO DISCLOSURE STATEMENT Pursuant to Article X of the Service Plan of Cattle Creek Metropolitan District DISTRICT ORGANIZATION: Cattle Creek Metropolitan Dist1ict (the ·'Dist1icf'), Garfield County, Colorado is a quasi- municipal corporation and political subdivision of the State of Colorado duly organized and existing as a metropolitan district pursuant to Title 32, Colorado Revised Statutes. The District was declared organized and an existing metropolitan district on _______ . 2012, pursuant to an Order and Decree Organizing District and Issuance of Certificates of Election for the Cattle Creek Metropolitan District, issued in the District Court of Garfield County, Colorado. The Order and Decree was recorded in the records of the Garfield County Clerk and Recorder on _______ . 2012 at Reception# ______ _ The District is located entirely within unincorporated Garfield County. The legal description of the property forming the boundaries of the District is described in Exhibit A. DISTRICT PURPOSE: The District was organized for the primary purpose of financing the construction of the Access Improvements, which includes both direct and ancillary facilities and improvements related to the railroad crossings. to provide ongoing operations and maintenance services for the Access Improvements. for the use and benefit of all anticipated constituents and taxpayers of the District. and to establish a government entity as required by the rules established by the Colorado Public Utilities Commission governing public railroad crossings, all in accordance with its Service Plan approved by the Board of County Commissioners for Garfield County. Access Improvements is defined in the Service Plan to mean a part or all of the improvements authorized to be plarmed, designed, acquired, constructed, installed, and financed as generally described in Exhibit F of the Service Plan, except as specifically limited in Section V of the Service Plan, including roads, railroad crossing, storm drainage, trails, sidewalks and utility installation and relocations. The District's Service Plan is on file and available for review at the office of the District and at the office of the Garfield County Clerk and Recorder, 109 8th Street Suite 200, Glenwood Springs, CO 81601. TA,X LEVY INFORMATION: The primary source of revenue for the District is ad valorem property taxes. Property taxes are determined armually by the District's Board of Directors and set by the Board of County Commissioners for Garfield County as to rate or levy based upon the assessed valuation of the property within the District. The levy is expressed in terms of mills. A mill is 1/1,000 of the assessed valuation, and a levy of one mill equals $1 of tax for each $1,000 of assessed value. The financial forecast for the District (as set forth in its Service Plan) assumes that the District will be able to set its ta-x levy at approximately fifty (50) mills for 2016 through 2045 for debt service, maintenance and administration purposes. Except for certain adjustments permitted by the Service Plan to compensate for legally required changes in residential valuation ratios, the District shall not impose a mill levy in excess of fifty ( 50) mills. District taxes are collected as part of the property tax bill from Garfield County. STA TE OF COLORADO COUNTY OF ______ _ CATTLE CREEK METROPOLITAN DISTRICT By: ) ) ss. ) , President The foregoing instrument was acknowledged before me this __ day of ______ _ 2012, by _____________ as President of the Cattle Creek Metropolitan District. WITNESS my hand and official seal. My commission expires: Notary Public EXHIBIT A (Legal Description of District) STATE OF COLORADO ) )ss. COUNTY OF GARFIELD ) 0 0 3 2013 At a regular meeting of the Board of County Commissioners for Garfield County, Colorado, held at the County Administration Building in Glenwood Springs on Monday, the 10th day of September, 2012, there were present: _T"-'o=m"-'J=ank=o-'--'vs=ky.,__ _ ____,, Commissioner ~M~ik=e~S=am=s~o=n __ ~, Commissioner _,J~o=hn"--'M=art=in~ __ ____,, Commissioner Chairman _,A=n=dr=e=w'-'G=o=rg=e'-'-y __ _,, County Manager _C=ar=e=...y_,G=a=gn=o=n __ ~, Acting County Attorney _,J=ean~A....,l=be=ri=co~ __ _,, Clerk to the Board when the following proceedings, among others were had and done, to-wit: C,o rrec.,..-k o,'\.', RESOLUTION NO. 12-~-</ RESOLUTION ADOPTING CATTLE CREEK METRO POLIT AN DISTRICT SERVICE PLAN WHEREAS, on or about June 29, 2012, the Service Plan for the proposed Cattle Creek Metropolitan District (the "Service Plan"), was filed with the Clerk and Recorder of Garfield County, Colorado, and the Clerk, on behalf of the Board of County Commissioners (the "BOCC"), provided to the Division of Local Government in the Department of Local Affairs (the "Department") a Notice of Filing of Special District Service Plan, and sent a copy of said Service Plan to the Department on July 3, 2012; and WHEREAS, the District is generally located in unincorporated Garfield County; and WHEREAS, the Service Plan was referred to the Garfield County Planning Commission (the "Planning Commission"), and on July 25, 2012, the Planning Commission, after conducting a hearing on the Service Plan, favorably recommended the Service Plan to the BOCC; and WHEREAS, on August 6, 2012, the BOCC set a public hearing date on the Service Plan for September 4, 2012 ("Public Hearing"); and WHEREAS, notice of the date, time, location and purpose of such Public Hearing was published in the Rifle Citizen Telegram, a newspaper of general circulation in Garfield County, on August 9, 2012; and WHEREAS, the BOCC has caused notice of the date, time and location of the Public Hearing to be mailed to the petitioners and the governing body of the existing municipalities and special districts which have levied an ad valorem tax within the next preceding year and which have boundaries within a radius of three miles of the proposed boundaries of the proposed Cattle Creek Metropolitan District (the proposed "District"), and the Petitioners for the proposed District were not required to provide the letter notification of the Public Hearing to the property ~lli!t r~t~\~~tJtrflt. ~~r-.,~IWWl,~.~,, II I' 1111 W. ~:n,M.~'>.lr.,ri ~.~r(,W.1-W.W.lff ~ ~1111111 09/11/2012 11:29:25 AM Jean Alberico Reception#: 824344 2 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 09/19/2012 03:53:18 PM Jean Alberico 2 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO owners in accordance with§ 32-1-204(1.5), C.R.S. because one hundred percent (100%) of the property owners had signed said Petition; and WHEREAS, on September 4, 2012 at 9:30 a.m., a Public Hearing was opened, at which time all interested parties, as defined in § 32-1-204, C.R.S., were afforded an opportunity to be heard and all testimony and evidence relevant to the Service Plan and the organization of the proposed District was heard, received and considered. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of the County of Garfield, Colorado, as follows: 1. The BOCC does hereby determine that all procedural requirements of§§ 32-1- 201 et seq., C.R.S., relating to the Service Plan have been fulfilled and that the BOCC has jurisdiction in the matter. 2. That the BOCC does hereby find: (a) that there is sufficient existing and projected need for organized service in the area to be serviced by the proposed District; and (b) that the existing service in the area to be served by the proposed District is inadequate for present and projected needs; and ( c) that the proposed District is capable of providing economical and sufficient service to the area within their proposed boundaries; and (d) that the area to be included in the proposed District can, or will have, the financial ability to discharge the proposed indebtedness on a reasonable basis; and ( e) that adequate service is not, or will not be, available to the area through Garfield County or other existing municipal or quasi-municipal corporations, including existing special districts, within a reasonable time and on a comparable basis; and (f) that the facility and service standards of the proposed District are compatible with the facility and service standards of Garfield County and each municipality which is an interested party under § 3 2-1-204(1 ), C.R.S.; and (g) that the proposal is in substantial compliance with the Garfield County Comprehensive Plan; and, (h) that the proposal is in compliance with any duly adopted Garfield County, regional or state long-range water quality management plan for the area; and (i) that the creation of the proposed District will be in the best interests of the area proposed to be served; and U) that the Service Plan, based upon the statements set forth in the Service Plan and upon all evidence presented at the September 4, 2012, Public 1111 ~. ~~1tfi,\~~ ~ ~.l,rfW.l~IM'lri1 ~11111111 1111 ~. ~:ff1M,IIMLii'lLrrt~ l~~~~~rr1~ ~•i 11111 Reception#: 824002 Reception#: 824344 09/11/2012 11 :29:25 AM Jean Alberico 09/19/2012 03:53:18 PM Jean Alberico 3 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO 3 of 4 Rec Fee:$0 00 Doc Fee:0.00 GARFIELD COUNTY CO Hearing on the Service Plan, meets all conditions and requirements of §§ 32-1-201 et~-, C.R.S. 3. That the BOCC hereby approves the Service Plan for the proposed Cattle Creek Metropolitan District without condition or modification. 4. That a certified copy of this Resolution be filed in the records of Garfield County and that a copy be provided to Petitioner. DATED this /Ott... day of September, 2012. ATTEST: 1-V't-rrl ~ BOARD OF C~.~Y COMMISSIONERS OF GARFIELD OUN Y, STATE OF COLORADO Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: Tom Jankovsky iy ay Mike Samson y ay John Martin Aye ay Commissioners ~~,c~tf~i•~~':?!~~fj~ liWM'(lrll':r'lir.lti~llj Ir 1111 w.~:n1M,~MLr-.rt~1I..WN-,(l~~~1~1i II Ill 09/11/2012 11:29:25 AM Jean Alberico Receptiontt: 824344 4 of 4 Rec Fee:$0 00 Doc Fee:0 00 GARFIELD COUNTY CO 09/19/2012 03:53:18 PM Jean Alberico 4 of 4 Rec Fee:$0.00 Doc Fee:0.00 GARFIELD COUNTY CO STATE OF COLORADO ) ss. COUNTY OF GARFIELD ) I, Jean Alberico, County Clerk and ex-officio Clerk of the Board of County Commissioners in and for the County and State aforesaid do hereby certify that the annexed and foregoing Resolution is truly copied from the Records of the Proceedings of the Board of County Commissioners for said Garfield County, now in my office. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of said County, at Glenwood Springs, this day of _____ , A.D. 20_. County Clerk and ex-officio Clerk of the Board of County Commissioners Exhibit T Carbondale & Rural Fire District Letter March 26, 2025 Glenn Hartmann and John Leybourne Garfield County 108 8th Street, Suite 401 Glenwood Springs, Colorado 81601 Subject: Fire Protection for Harvest Roaring Fork Project Dear Glenn and John, Over the last several months, the Carbondale & Rural Fire Protection District (CRFPD) has been engaged in discussions with the Harvest Roaring Fork team regarding fire protection, impact fees, and fire/safety considerations for the proposed development. CRFPD operates a fire station directly north of the proposed Harvest Roaring Fork project located at 5449 Co Rd 154, Glenwood Springs, CO 81601. That fire station does not currently have a central water system to service the nearby neighborhoods. As part of its infrastructure planning, Harvest has indicated that as they build out their community, they will extend a water line connection to their northern property line. This water line should provide a reliable water service from the Roaring Fork Water and Sanitation District. CRFPD has discussed with Harvest Roaring Fork the diverse range of building types, proposed street cross sections, and Highway 82 access points proposed for the community. The fire department has also discussed with Harvest Roaring Fork the combination of impact fees/and or land dedication per the county ordinances and any future developer agreement with Garfield County. Should the zoning application for Harvest Roaring Fork be approved by Garfield County, Harvest Roaring Fork will be required to obtain CRFPD’s approval for all proposed development plans, including street layouts, access, and fire protection and life safety systems during the Preliminary Plan stage. All proposed infrastructure must comply with fire protection and access requirements prior to receiving construction permits. CRFPD and Harvest Roaring Fork have had initial discussions about the potential for a future fire station within the development. Further evaluation is needed to determine whether an additional fire station is necessary at Harvest, and we look forward to continuing these conversations with Harvest Roaring Fork and Garfield County as planning progresses. Please feel free to contact our office if you require any further information or clarification. Sincerely, Karl Oliver Prevention Division Chief Fire Marshall Carbondale & Rural Fire Protection District Office - (970) 963-2491 Cell - (970) 379-8991 Exhibit U Kimley Horn Multi-Modal Study Harvest Roaring Fork 196960001 Page 1 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 November 18, 2025 Mr. Tim Coltart Harvest Roaring Fork, LLC 909 Lake Carolyn Parkway Suite 150 Irving, Texas 75039 Re: Harvest Roaring Fork Preliminary Multimodal Analysis Letter Garfield County, Colorado Dear Mr. Coltart: This letter documents the results of a preliminary multimodal analysis for the Harvest Roaring Fork development proposed to be located at the intersection of State Highway 82 (SH-82) and Cattle Creek Road (CR-113) in Garfield County, Colorado. The analysis summarizes existing bicycle, pedestrian, and transit facilities, identifies potential future multimodal uses, and estimates bicycle and pedestrian trip generation for the site. A vicinity map is attached as Figure 1. Harvest Roaring Fork is proposed as a primarily residential development including up to 1,500 dwelling units as well as some additional amenity retail space. A conceptual site plan for the project is also attached. EXISTING BICYCLE, PEDESTRIAN, AND TRANSIT FACILITIES The Rio Grande Trail runs parallel to Highway 82 for approximately 42 miles, connecting Glenwood Springs to Aspen and passes directly through the Harvest Roaring Fork development site. The trail’s paved surface varies between eight (8) and 10 feet wide and accommodates pedestrians, cyclists, and equestrians. Amenities such as trash cans and dog waste stations are provided. The trail is plowed in winter to ensure year-round accessibility. A map of the trail and its uses is attached for reference. Currently, there are no sidewalks within the development vicinity, as the Rio Grande Trail serves as the primary pedestrian route along the southwest side of Highway 82. The signalized intersection of Highway 82 and Spring Valley Road includes crosswalks and curb ramps on all four corners but lacks sidewalk connections to the external roadway. The Roaring Fork Transportation Authority (RFTA) provides commuter bus service throughout the valley, including intra-city routes in Aspen and Glenwood Springs, as well as ski shuttles to Aspen ski areas. Bus stops are located at the northwest and southeast corners of the Spring Valley Road and Highway 82 intersection, served by the Local Valley route at half-hour headways for 16 hours from 4:00 am to 12:00 am on weekdays. The VelociRFTA Bus Rapid Transit (BRT) route does not stop at this station. Both bus stops for Down Valley and Up Valley offer covered shelters, benches, and trash cans, and are accessible from the development via the Rio Grande Trail, which RFTA maintains year- round to support commuter access. Kimley >>> Horn Harvest Roaring Fork 196960001 Page 2 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 During peak ski season in March, ridership at the Willits Town Center Bus Stop 312, approximately 13 miles up the valley, is about 1,000 riders per day traveling toward Aspen. Willits Town Center, which includes residential and retail uses, occupies roughly one-third the acreage of the proposed Harvest Roaring Fork site. This station offers a connection to the VelociRFTA BRT. RFTA bus stop locations are shown on the attached map of the Rio Grande Trail for reference. The 2023 census data provides the percentage of transit and walk/bike commuters for the Town of Basalt, Town of Carbondale, and City of Glenwood Springs. Walk/bike commuters account for approximately 2–8% of total commuters, while transit riders represent about 5– 10%. The attached census data is included for reference. PEDESTRIAN, BICYCLE, AND TRANSIT TRIP GENERATION Site-generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Manual1 published by the Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. ITE provides a trip generation rate for pedestrian, bike, and transit use. Since residents of the Roaring Fork Valley heavily rely on transit and the Rio Grande Trail, the rates associated to the Multifamily Low-Rise Housing for a dense multi-use urban, close to rail transit location for all residential housing types are applicable. Given the Roaring Fork Valley’s reliance on transit and the Rio Grande Trail, rates for Multifamily Low-Rise Housing in dense, transit- oriented urban areas were used for all residential housing types. For comparison, rates for suburban locations not adjacent to transit are also provided. Table 1 summarizes the estimated pedestrian, bicycle, and transit trips anticipated to be generated by the development. Residential units are expected to account for approximately 17 to 19 percent of trips by these modes, reflecting local travel patterns where residents utilize the Rio Grande Trail and RFTA bus system for commuting between Glenwood Springs and Aspen. For context, a nearby development, one-third the size of Harvest Roaring Fork (Willits Town Center), generates nearly 800 bus boardings during the morning peak (7:00–9:00 am) with 19 bus pick-ups, suggesting that ITE’s ridership estimates may be low. The current local valley bus route operates every 30 minutes; RFTA may consider increasing service frequency to meet future demand resulting from new development. 1 Institute of Transportation Engineers,Trip Generation Manual, Twelfth Edition, Washington DC, 2025. Kimley >>> Horn Harvest Roaring Fork 196960001 Page 3 kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Table 1 – Harvest Roaring Fork Multimodal Traffic Generation Land Use and Size Weekday Pedestrian, Bicycle, and Transit Trips AM Peak Hour PM Peak Hour Total Total Residential (ITE 220) – Urban/Close to Transit Rate 1,500 Dwelling Units 0.17 255 0.19 285 Residential (ITE 220) – Suburban/Not Close to Transit Rate 1,500 Dwelling Units 0.03 45 0.03 45 FUTURE CONDITIONS To support multimodal transportation, the development should provide sidewalk connectivity to the Rio Grande Trail and to the existing RFTA bus stops. Additionally, internal to the site, sidewalks and ADA compliance curb ramps should be provided. Locations where the proposed internal roadways cross over the Rio Grande Trail, pedestrian crossing signs W11-2) and crosswalk markings should be placed at each trail crossing. Additional data is required to estimate the number of trail commuters based on current trail usage. However, it is assumed that at least 8% of commuters from the development will use the trail to walk or bike to work CONCLUSIONS AND RECOMMENDATIONS Based on the preliminary multimodal analysis for the Harvest Roaring Fork development, the site is expected to generate 255 morning and 285 afternoon peak hour pedestrian, bicycle, or transit trips, with ridership at the Local Valley Bus Stop 14 projected to increase by at least 200 riders during each peak period. The development is suitably located to access existing infrastructure, including the Rio Grande Trail and RFTA bus service, with an estimated 17 to 19 percent of residential trips utilizing these modes. It is recommended that the development establish sidewalk connections to the Rio Grande Trail and RFTA bus stops, provide internal sidewalks and ADA-compliant curb ramps, and enhance safety at trail crossings with appropriate signage and markings or grade separated crossings. Additionally, given the anticipated increase in transit demand, RFTA may consider increasing the frequency of the Local Valley route and/or adding the VelociRFTA route stop at this project site location to better serve Harvest Roaring Fork. If you have any questions or require anything further, please feel free to call me at (720) 738-3435. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Mary Gormley, P.E., PTOE, RSP1 Project Manager 11/18/2025 Kimley >>> Horn kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Figures Kimley >>> Horn FIGURE Harvest Garfield Existing 1 Roaring Fork County, Colorado Multimodal Network Kimley >>>Horn kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Conceptual Site Plan Kimley >>> Horn SOUTH RIVERFRONT NEIGHBORHOOD CATTLE C R EEK 0’ 50’ 100’ 200’ Scale: 1” = 100’-0” THE FARM VILLAGE NEIGHBORHOOD VILLAGE CENTER NORTH RIVERFRONT NEIGHBORHOOD CREEKSIDE NEIGHBORHOOD SOPRIS NEIGHBORHOOD H W Y 8 2 R I O G R A N D E T R A I L R O A R I N G F O RK RIVER C A T TLE CREEK RD H W Y 8 2 NORTH CENTRAL NEIGHBORHOOD NORTH FRONTAGE NEIGHBORHOOD RI O G R A N D E T R A I L C O N S E R V A T I O N E A S E M E N T PR O P E R T Y B O U N D A R Y SIEVERS GRAVEL PIT IRONBRIDGE NEIGHBORHOOD S P R I N G V A L L E Y R D CAVERN SPRINGS MOBILE HOMES STORAGE AND INDUSTRIAL AREA HABITAT RE-STORE D I T C H SMALL BUSINESS PARK BUILDING MATERIALS & SUPPLY TOWING AND AUTO SHOPS IRONBRIDGE GOLF COURSE GL E N W O O D kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 RFTA Bus and Trail Map Kimley >>> Horn RIO GRANDE TRAIL RioGrandeTrail.com ASPEN GLENWOOD SPRINGS 42 Miles of Continuous Multi-use Trail The Roaring Fork Valley's Bikeshare. Free 30-minutes rides. Serving Aspen, Snowmass Village Basalt, Willits, El Jebel, and Carbondale with a fast, flexible, reliable transportation option. we-cycle.org [i] . ,.' 1' •• Courthouse n , 14th Street Pedestrian Bridge .... ' . s Legend ......... -Rio Grande Trail 0.0 -Mile Markers (approximate) Q -Parking li] -Bike Bus Stops fB -Fix-it Bike Repair Station f1' -Rest Area tJD -Restrooms O -Potable Water (At Basalt High School only) @ -State Highway @ -County Road ◄To New Castle Glenwood Sprin est •••••····· ..• •·· r.;, r.'\ Glen woqd Midland Traif \ijl.~~~z_ _______ _ ~"'Park & Ride Two River [i.)courth 14th Street Pedestrian Bri r.'\ Rosebud 'I Cemetery b O ,/ml ',,, _______ _ \ (ill) Buffalo Valley , R d 154 • \ : County oa fl'\ 11 R \ Bo 4\~~nch ·• ......... ~ CMC Park & Ride Q [i] (ml ~ Colorado ~ Mountain . ~'b College Class 1 & 2 E-Bikes Only Spring Creek Reservoir @ \ J? Gm) Seasonal ,Detour Route ~ Aspen GI 103 along county roads \ :!!j etween Catherine Bridge \ ~ ro e \ Glassier Open Space & Trails ',,~ Access to Buckhorn w. & Prince Creek '•,,,, El Jebel - Willits ', ',, Milemarker 16.0 to 20.5 1:rm,nm: In Q f, illits Carbonaa/ • ~-......,.~.....;;:.~ be/ r.;, B I @ Pa,k & R;d •••••••••• • R;de Ill, 3S3 t v' • '-· • -Eagle _ _ _ _ _ e~d~LmtL_ - -asa/t-0/d Snowmass Trail Pitkin County - - --- Pitkin County ·····...J •••••••········ ····•... rciero Trai/head Q It Highr.;, 2 ' 001 tfh La 'f<Jsr Old Sn ;sl't;;;;;::::::::::::;::::~ So,oris Carbondale Cree,f • KOA Campground .-9q Milemarker 12.0 to 16.0 erbazWay To Redstone ·tkin Iron ~ McClure Pass ody . Q Brush Creek P Town Park Station/ Rodeo Lot Brush Creek tion k Woody Creek lrd -ffflitniffil~• Snowmass Trail To Independence Pass ► free we ,,,.,✓✓ community .,,,,,. bikeshare CYCLe ._ Basalt/Old Snowmass Trail '>~>-:------Lazy Glenn l<Jq,, ·---\ Open Space ict\1;1()i\ Snowmass Mall [i]Q Cemeter /--~-----Aspen [iJ spen Post Office Glel/lJ Snowmass Village erron Park/Neale St. kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Willits Town Center Bus Ridership Data Kimley >>> Horn Bus Stop (Up Valley) - 312 Willits Town Center service_date direction period_abbrev boardings alightings num_trips 3/3/2025 UV AM Peak 710 710 20 3/3/2025 UV PM Peak 285 285 14 3/4/2025 UV AM Peak 889 889 19 3/4/2025 UV PM Peak 287 287 13 3/5/2025 UV AM Peak 958 958 21 3/5/2025 UV PM Peak 308 308 14 3/6/2025 UV AM Peak 828 828 21 3/6/2025 UV PM Peak 373 373 14 3/7/2025 UV AM Peak 1051 1051 22 3/7/2025 UV PM Peak 337 337 14 3/10/2025 UV AM Peak 765 765 19 3/10/2025 UV PM Peak 349 348 15 3/11/2025 UV AM Peak 820 820 21 3/11/2025 UV PM Peak 313 313 16 3/12/2025 UV AM Peak 791 791 21 3/12/2025 UV PM Peak 317 317 16 3/13/2025 UV AM Peak 823 823 22 3/13/2025 UV PM Peak 342 342 15 3/14/2025 UV AM Peak 927 921 22 3/14/2025 UV PM Peak 333 333 14 3/17/2025 UV AM Peak 753 753 19 3/17/2025 UV PM Peak 294 294 13 3/18/2025 UV AM Peak 817 817 20 3/18/2025 UV PM Peak 235 235 10 3/19/2025 UV AM Peak 755 755 18 3/19/2025 UV PM Peak 315 315 16 3/20/2025 UV AM Peak 730 730 19 3/20/2025 UV PM Peak 305 305 15 3/21/2025 UV AM Peak 847 847 22 3/21/2025 UV PM Peak 339 339 16 3/24/2025 UV AM Peak 785 785 22 3/24/2025 UV PM Peak 215 215 12 3/25/2025 UV AM Peak 759 759 21 3/25/2025 UV PM Peak 287 287 15 3/26/2025 UV AM Peak 723 723 20 3/26/2025 UV PM Peak 295 295 15 3/27/2025 UV AM Peak 738 738 21 3/27/2025 UV PM Peak 229 229 13 3/28/2025 UV AM Peak 650 650 19 3/28/2025 UV PM Peak 323 323 14 3/31/2025 UV AM Peak 711 711 22 3/31/2025 UV PM Peak 288 288 15 Willits Town Center 13 Miles Ù NORTH Ù NORTH kimley-horn.com 6200 South Syracuse Way Suite 300, Greenwood Village, CO 80111 303 228 2300 Census Commuter Data Kimley >>> Horn Table: ACSDT5Y2023.B08301 Label Estimate Margin of Error Estimate Margin of Error Estimate Margin of Error Total:2,595 ±389 3,975 ±311 6,212 ±412 Car, truck, or van:2,015 ±318 2,606 ±353 4,988 ±429 Drove alone 1,778 ±285 2,238 ±331 4,205 ±402 Carpooled:237 ±140 368 ±177 783 ±246 In 2-person carpool 237 ±140 275 ±192 622 ±197 In 3-person carpool 0 ±13 0 ±19 136 ±114 In 4-person carpool 0 ±13 0 ±19 0 ±21 In 5- or 6-person carpool 0 ±13 0 ±19 19 ±32 In 7-or-more-person carpool 0 ±13 93 ±102 6 ±10 Public transportation (excluding taxicab):200 ±102 217 ±131 139 ±86 Bus 200 ±102 217 ±131 139 ±86 Subway or elevated rail 0 ±13 0 ±19 0 ±21 Long-distance train or commuter rail 0 ±13 0 ±19 0 ±21 Light rail, streetcar or trolley (carro público in Puerto Rico)0 ±13 0 ±19 0 ±21 Ferryboat 0 ±13 0 ±19 0 ±21 Taxicab 27 ±45 0 ±19 0 ±21 Motorcycle 0 ±13 0 ±19 0 ±21 Bicycle 0 ±13 325 ±154 276 ±160 Walked 136 ±110 226 ±137 327 ±156 Other means 0 ±13 13 ±20 0 ±21 Worked from home 217 ±121 588 ±227 482 ±180 %Bike and Walk 5%14%10% %Bus 8%5%2% Basalt town, Colorado Carbondale town, Colorado Glenwood Springs city, Colorado data.census.gov | Measuring America's People, Places, and Economy 1 Exhibit V Illustrative Site Plans NEIGHBORHOODS /':.. ◊ HAR VEST,___ __ VILLAG E VILLAGE CENTER NEIGHBORHOOD Illustration showing the character of the Village Center, with views toward a replica of the U76 Barn and The Farm Neighborhood. Illustration showing the character of the Village Center, featuring walkable streets and active shops and restaurants. • HARV-;s1 VI I.Ai . E EE C0. Illustration showing the character of the Village Center, with a tree-lined streetscape that encourages walking and biking. NORTH FRONTAGE NEIGHBORHOOD II C) u-.~ ~ 1111-LCt>.,_ .,~ cior~ ......... 2 """"""" l IWil..1.:1,CU:(RfD.CI ~ ---rD.f'l[(;nllt(t) rre,,o,:n,;t, n ' AAllillli.lrl,i!I SOUTH RIVERFRONT NEIGHBORHOOD • ' ... •=-" I \ ~ L L \ \ , \ 1 "" \ • \ \ \ \ \ I ·, , , , " \ I, \ 'I \ l \ lj \ I, ! Illustration showing the character of the South Riverfront Neighborhood, where homes are separated from the conservation easement by a buffer, fencing and landscaped streetscape. VILLAGE NEIGHBORHOOD II C) ICFf -.C,,11) .......,.,,..,e ,..,, .. _ Illustration showing the character of the walkable Village Neighborhood, featuring pedestrian-oriented streets, neighborhood shops and restaurants, and gathering spaces. HARVESTVILLAGERFV.COM 469-533-4100 The images, renderings, maps, site plans, photography, and illustrations contained herein are artist's concepts and are intended solely to convey the vision for the community. Features, amenities, landscaping, architecture, builders, recreational facilities, and community elements are subject to change without notice. These illustrations are not engineered plans and have not been prepared or reviewed by a licensed engineer, architect, or surveyor. Actual conditions, construction, materials, dimensions, and completed improvements may differ from those depicted. This document is intended solely to illustrate the general character of the community and the potential development possibilities under the applicable Planned Development guide, and should not be relied upon as a representation, warranty, or contractual obligation. View from Highway 82 looking toward the former Sopris Restaurant and the Harvest property to the west. View from Highway 82 looking West (Very few houses visible to the West) View from Ironbridge to the East. ~HARVEST View from County Road 109 looking East. ~HARVEST View from County Road 109 looking East. ~HAR ST View from Aspen Glen Entrance off County Road 109 looking Northeast. ~HARVEST View from Ironbridge towards the Ostermiller Property. ~HARVEST Exhibit W Workforce/Deed-Restricted Housing Estimates as of June 2026 Workforce / Deed Restricted Housing Estimates As of March 2026 Benefits of Harvest Village Workforce Housing •Deliver workforce-focused housing for people who live and work in the Valley •Create housing opportunities for teachers, healthcare workers, first responders, and local employees •Provide a range of housing types that do not currently exist in large numbers in the Valley •Improve the quality of life for hundreds of families who work in the Valley USDA Loans Key Terms: •0% down, 30 to 38-year loan term •Mortgage payment-to-income must be < 43% •Area income limits. •Home used as primary residence. •Garfield County loan limit ($749,400). •Low-income loan rate (5% fixed), Moderate income loan rate (approximate 5.8% to 6.2%) 2025 Adjusted Income Limits USDA Garfield County, co 1 PERSON 2 PERSON 3 PERSON 4 PERSON 5 PERSON VERY LOW INCOME 52800 52800 52800 52800 69700 LOW INCOME 84500 84500 84500 84500 111550 MOD.INC-GOAR.LOAN 130,250 130250 130250, 130250 1719,SO FHA Insured Loans Key Terms: •3.5% down (FICO > 580), 15 to 30-year loan terms •Mortgage payment-to-income must be < 43% •Interest rate negotiated with lender (approximate 5.6% to 6.1%) •No income limits. •Home used as primary residence. •Garfield County loan limit: $1,249,125. U.S. DEPARTMENT OF HOUSING ANO URBAN DEVELOPEMENT Traditional Mortgage Lending Market •Interest Rates: 5.50% to 6.50% •Minimum Down Payments: 0%, 1%, 3.5%, 5%, 10%+ •Loan Terms: 8-year, 10-year, 15-year, 30+ years •Minimum Credit Score: 500 to 680+ •Several grants / gifts available for down payments, closing costs, PMI costs, etc. Source: https://www.cnbc.com/select/best-mortgage-lenders/ ~PNC C~CSELECT Rocket Mortgage Example: 825 SF (2-Beds, 2-Bath) Bungalow *exterior finishes and floorplans are for visual reference only FAMILY Household Size Bedrooms Needed AMI Level Annual Income PROFILE 3 2 90% $85,590Estimated density of 10 to 12 per acre Costs include 50 mills for metro district (max) 0 3-4 X 5-4 Owner's Bedroom 13-6 X 10-4 8' Clg . Ht. Great Room 14-10 X 10-6 8' Clg . Ht. 1111 Covered Porch 8-0 X 6-0 • Kitchen 12-3 X 11-0 8' Clg. Ht . Bedroom 2 11-8x9-10 8' Clg . Ht . Bungalow Home Size Bedrooms Sale Price Lender Down Payment(%) Down Payment ($) USDA Fees Other Closing Costs Total Due at Closing Term Rate Monthly P&I Pmt Monthly HOA Dues (Pro Rata) Monthly Property Tax Escrow Monthly Homeowners In surance Monthly USDA Fee Total Monthly Costs % of Monthly Income 825 SF 2 $367,538 USDA 0.00 % $0 $3,675 $1 ,838 $5,513 33 Yrs. 5.50% $2 ,014 $36 $288 $230 $107 $2 ,674 37% Example: 980 SF (2-Bed, 2-Bath) Cottage *exterior finishes and floorplans are for visual reference only FAMILY Household Size Bedrooms Needed AMI Level Annual Income PROFILE 3 2 100% $95,100 Costs include 50 mills for metro district (max) Estimated density of 8 to 12 per acre COV. PATIO 11/00/6 BDRM 1 10/Sxll/4 10 Clg II -\ / CH: 10'. TYP . • • KIT /DIN 16/lx9/5 CATHEDRAL VAULT PEA~ -'lfl cov. PATIO l 6/0x9/6 r--r----------_7------------ 1 I COVERED ENTRY PATIO 43/0x6/0{+J LIVING 1 14/0xlS/O W .... DOWSEAT ~=======================cr==========================~::r:l Cottage Home Size 980 SF Bedrooms 2 Sale Price $441,980 Lender FHA Down Payment(%) 3.50% Down Payment ($) $15,469 One-Time FHA Fee* $7 ,735 Other Closing Costs $2 ,210 Total Due at Closing $25,414 Term 30 Yrs . Rate 5.50% Monthly P&I Pmt $2,422 Monthly HOA Dues (Pro Rata) $43 Monthly Property Tax Escrow $346 Monthly Homeowners Insurance $184 Monthly FHA Premium $110 Total Monthly Costs $3,105 % of Monthly Income 39% *One-ti me FHA fee can be amortized Example: 1,200 SF (3-Beds, 3-Bath) Townhome *exterior finishes and floorplans are for visual reference only FAMILY Household Size Bedrooms Needed AMI Level Annual Income PROFILE 4 3 120% $126,720 Costs include 50 mills for metro district (max) Estimated density of 9 to 14 per acre 10 0 __ QJ;L Family Room 10 10x13 ° Br.2 9 8 x 10° • Townhome Home Size 1,200 SF Bedrooms 3 Sale Price $528,000 Lender FHA Down Payment(%) 3.50% Down Payment($) $18,480 One-Time FHA Fee* $9 ,240 Other Closing Costs $2 ,640 Total Due at Closing $30,360 Term 30 Yrs . Rate 5.50% Monthly P&I Pmt $2 ,893 Monthly HOA Dues (Pro Rata) $52 Monthly Property Tax Escrow $413 Monthly Homeowners Insurance $220 Monthly FHA Premium $132 Total Monthly Costs $3,710 % of Monthly Income 35% *One-time FHA fe e can be amortized Example: 1,600 SF (3-Beds, 3-Bath) Zero-Lot-Line *exterior finishes and floorplans are for visual reference only FAMILY Household Size Bedrooms Needed AMI Level Annual Income PROFILE 4 3 160% $168,960 Costs include 50 mills for metro district (max) Estimated density of 5 to 8 per acre Patio 0 0 13 X 10 C i Din. 5 5 12 X 8 G rt. Rm . 0 8 11 X 16 oJ K 5 7 o 12 X 10 R Gar. 4 0 1 12 X 23 Br.2 6 6 11 X 10 Deck 0 4 11 X 5 Br.3 6 6 11 X 10 4 8 6 X 13 Mbr. 4 4 12 X 15 -··~ " Zero Lot Line -; ~ Home Size 1,600 SF • ·,'fZ: ,, ~' Bedrooms 3 Sale Price $695,200 Lender FHA Down Payment (%) 3.50% Down Payment ($) $24 ,332 One -Time FHA Fee* $12,166 Other Closing Costs $3,476 Total Due at Closing $39 ,974 Term 30 Yrs. Rate 5 .50% Monthly P&I Pmt $3,809 Mo n t hly HOA Dues (Pro Rata) $69 Mont hly Property Tax Escrow $544 Mont hly Homeowners Insurance $290 Mont hly FHA Premium $174 Total Monthly Costs $4 ,886 % of Monthly Income 35% *One-time FHA fee can be amortized Example: 1,800 SF (3-Beds, 2-Bath) Single Family Home *exterior finishes and floorplans are for visual reference only FAMILY Household Size Bedrooms Needed AMI Level Annual Income PROFILE 4 3 180% $190,080 Costs include 50 mills for metro district (max) Estimated density of 4 to 7 per acre OUTDOOR LIVI NG 20/0 X 17/6 •I- r· r ----r ~J VAULTED I GREAT RM I I' : 16/6 X 18/6 •I• ~ D IN ING : 11i:. ~L~.f8 ! GARAGE 21/0 X 22/6 I I L----------------- I n9'CLG)I i 19'CLG.) H OVE RED OR CH ■ I -, VAULTED I MA STER 12/2 X 16/2 BR . 3J 12/0 X 1210 19' CLG.I I Single Family H ome Size 1,800 SF Bedrooms 3 Sale Price $782,100 Le n der FHA Down Paymen t(%) 3 .50% Down Payme n t ($) $27,374 One -T ime FHA Fee* $13 ,687 Oth er Closi n g Costs $3 ,911 Total Due at Closin g $44,9 71 T erm 30 Yrs. Rate 5 .50% Monthly P&l Pmt $4,285 Mo n thly H OA Dues (Pro Rata) $78 Mo n thly Propert y T ax Escrow $612 Mo n thly H omeown ers Insurance $326 Mo n thly FHA Premium $196 Total Monthly Costs $5,497 % of Monthly Income 35% *One-time FHA fee can be amortized Home Sales Price *figures shown are based on cost estimates from major homebuilders Example: 980 SF Cottage (2-bed / 2-bath) Pricing Estimate Infrastructure and Lot Costs PS F $150 Vertical Bui ld Cost PSF $260 Total Cost PSF $410 Home Size (S F) 9i80 Home Cost $401 ,800 Bu ilder Profit 10% $40 180 Home Sale Price $441,980 Key Assumptions *figures shown are estimates based on the best available information Household AMI Assumptions - Per GCHA Financing Assumptions AMI 1 Person 2 Person 3 Person 4 Person 80%$59,200 $67,600 $76,080 $84,480 90%$66,600 $76,050 $85,590 $95,040 100%$74,000 $84,500 $95,100 $105,600 110%$81,400 $92,950 $104,610 $116,160 120%$88,800 $101,400 $114,120 $126,720 130%$96,200 $109,850 $123,630 $137,280 140%$103,600 $118,300 $133,140 $147,840 150%$111,000 $126,750 $142,650 $158,400 160%$118,400 $135,200 $152,160 $168,960 170%$125,800 $143,650 $161,670 $179,520 180%$133,200 $152,100 $171,180 $190,080 Financing Assumptions Budget Assumptions Lender Mortgage Limit Interest Rate Minimum Down Initial Fee Continuous Fee FHA $1,249,125 5.5% to 6.5%3.50%1.75%0.15% to 0.75% USDA $749,400 5.125% to 6.5%0.00%1%0.35% Harvest follows the model of other successful “RO” programs on the Western Slope Restriction Type Harvest Village Eagle County Good Deeds Vail InDEED Mi Casa Avon Summit County Housing Helps San Miguel County Frisco Housing Helps Price Cap Income Limits Household Size Limits Primary Residence X X X X X X X Employment X X X X X X X Retirees Allowed X X X X X X X Rentals Allowed X X X X X X X RE Ownership Restriction X X X X 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 RO Deed Restrictions 20% Deed Restricted Residences (up to 300) •Must be sold or rented to full-time employees (30+ hours per week in Garfield, Pitkin, or Eagle County). •Must be primary residence for at least 9 months of the year (second homes or vacation homes are prohibited). •No income limits, price appreciation caps, or household size requirements. •Owning other improved residential real estate is prohibited. •Retirees and rentals are permitted in special circumstances (see next slide). •DEED RESTRICTION IS PERPETURAL 20% RO Deed Restricted Residences (Additional Details) •Pricing: Naturally guided by the labor market salary levels. Must be rented or sold to another full-time employee who meets all criteria. •Primary Residence: Owner / tenant must occupy the residence for at least 9 months of the year. Consistent with other programs. •Retirees: Permitted if met deed-restriction criteria for 5 years prior to federal retirement age. Consistent with other programs. •Rentals: •Leaseholders must comply with all requirements of the deed-restriction. •Rental rates shall not exceed the owner’s costs (as defined in the LUDC Article 8A: §8A-106.E.).