HomeMy WebLinkAbout1.00 General Application MaterialsCOFFMAN RANCH
COMMUNITY GATHERING FACILITY
Garfield County, Colorado
June, 2026
TABLE OF CONTENTS
Section 1 – Application forms ………………………………………………………………………… p. 2
Section 2 – Introductory Information and Background …………………………………… p. 16
Introduction ……………………………………………………………………………………… p. 18
Site Description …………………………………………………………………………………. p. 21
Development Goals …………………………………………………………………………… p. 23
Compliance with Comp Plans and Zoning …………………………………………. P. 27
Submittal Requirement Waivers ………………………………………………………… p. 31
Mineral Rights……………………………………………………………………………………… p. 33
Section 3 – Compliance with Standards
Article 7, Divisions 1 – 3 ………………………………………………………………………. P. 37
Impact Analysis …………………………………………………………………………………… p. 55
Section 4 – Miscellaneous Documents
Exhibit A Title Commitment
Exhibit B Coffman Ranch Master Plan – selected pages
Exhibit C OWTS Plan
Exhibit D Soils Study
Exhibit E AVLT Coffman Ranch Recorded Documents
Exhibit F Deed from Cerise to Coffman (Re: Minerals)
Exhibit G Final Plat – Doug Coffman Subdivision
Exhibit H List of Property Owners within 200 ft.
Exhibit I Property Record Card
Exhibit J Pre-App Meeting Summary
SECTION 1
Application Forms & Related Documents
Land Use Change Permit Application Permit Form
Payment Agreement Form
SOA – AVLT Coffman Ranch LLC
Vesting Deed
Letter of Authorization
Application Team
COFFMAN RANCH COMMUNITY GATHERING 1
COFFMAN RANCH COMMUNITY GATHERING 2
COFFMAN RANCH COMMUNITY GATHERING 3
COFFMAN RANCH COMMUNITY GATHERING 4
COFFMAN RANCH COMMUNITY GATHERING 7
COFFMAN RANCH COMMUNITY GATHERING 8
COFFMAN RANCH COMMUNITY GATHERING 9
COFFMAN RANCH COMMUNITY GATHERING 10
COFFMAN RANCH COMMUNITY GATHERING 11
COFFMAN RANCH COMMUNITY GATHERING 12
COFFMAN RANCH COMMUNITY GATHERING 13
PROJECT TEAM
Owner/Applicant
AVLT Coffman Ranch LLC
320 Main St., Suite 204
Carbondale, CO 81623
970.963.8440
torrey@avlt.org
Planning/Coordination
Mark Chain
Mark Chain Consulting, LLC
811 Garfield Avenue
Carbondale, CO 81623
970.309.3655
mchain@sopris.net
Crystal River Engineering
Jay Engstrom, P.E.
1101 Village Road, UL-3C
Carbondale, CO 81623
970.404.1144
Jay@crystalrivercivil.com
Architecture & Design
CCY Architects
228 Midland Ave.
Basalt CO, 81621
970.927.4925
OWTS
CBO, Inc.
129 Cairns Lane
Carbondale, CO 81623
970.309.5259
carla.ostberg@gmail.com
Soils
Kumar & Assoc., Inc.
5020 CR 154
Glenwood Springs, CO 81601
970.945.7988
COFFMAN RANCH COMMUNITY GATHERING 14
Design Team for Coffman Ranch Master Plan
DHM Design
225 Main, Ste 201
Carbondale, CO 81623
Design Workshop
22860 Two Rivers Rd.
Basalt, CO 81621
COFFMAN RANCH COMMUNITY GATHERING 15
SECTION 2
Project Narrative and Introduction/Background
Introduction and Background
•Site Description
•Entitlement History
•Development Goals
•Infrastructure
Compliance with Comprehensive Plan and Zoning
Request for Waiver of Certain Submittal Requirements
Mineral Rights Information
COFFMAN RANCH COMMUNITY GATHERING 16
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AVLT COFFMAN RANCH COMMUNITY
GATHERING FACILITY
SECTION 2 – INTRODUCTORY INFORMATION AND
BACKGROUND
Parcel #’s: 2393-363-21-001
Zoning: Rural “R”
Application Date: June 2026
TYPE OF APPLICATION: AVLT Coffman Ranch LLC hereby submits an
application for a Community Gathering Facility for property located approximately
1.75 miles east of the Town of Carbondale along the north side of County Road
100.The property is 140.6 acres+/- in size and has been owned by AVLT
Coffman Ranch LLC since 2021.
This application is being submitted in coordination with a building permit for a
pole barn, access and driveway improvements, an OWTS system and related
infrastructure improvements. The Community Gathering Facility will include
construction of an approximately 2,100 SF Learning Lab and a 670 SF
Community Kitchen. The improvements to be covered under the Community
Gathering Facility represent items which are proposed and outlined in The AVLT
Master Plan for the Coffman property (as phase 1B of their plan). The pole barn
and related infrastructure are considered phase 1A Improvements. Together
these items represent the commencement of conservation plans,
regeneration/rehabilitation of agricultural and irrigation lands and outreach to the
greater Community in the Valley. These improvements and the more long-term
master plan improvements will be noted later in this application section.
We are submitting all application materials identified in Section 4-203 and Table
4-201 of the Garfield County Land Use and Development Code (LUDC) and
noted in the Preapplication conference. A waiver submittal request per Section 4-
202 (Waiver of Submission Requirements) is included for certain items and noted
at the end of this section. The land use application includes:
•Application forms and fees
•Vicinity Map
•Site plan
•Narrative Request and Related Information
•Title Commitment and Proof of Ownership
COFFMAN RANCH COMMUNITY GATHERING 17
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•Names and addresses of Property Owners within 200 ft.
•Mineral Rights Comments as appropriate
•Grading and Drainage Plan. Section 4-203.E
•Landscape Plan. Section 4-203. F
•Impact Analysis. Section 4-203.G
•Traffic Study. Section 4-203.L
•Water Supply/Distribution Plan. Section 4-203.M
•Wastewater Management/treatment Plan. Section- 4-203.N
•Letter authorizing Representative
•Copy of Preapplication Summary
•Information from Town of Carbondale Comprehensive Plan and Garfield
County Comprehensive plan
•Information demonstrating Compliance with Article 7, Divisions 1 -3 as
applicable.
•Required Technical Background
o Site Plan
o Wastewater Management Plan
o Access and Parking Improvements
o Soils Report
I.INTRODUCTION AND BACKGROUND
AVLT Coffman Ranch LLC owns the former Coffman Ranch which is
approximately 140 acres in size along CR 100 east of the town boundary In the
Roaring Fork River bottom lands and helps form the “east gateway” to the Town.
The parcel is bounded by the CR 100 right-of-way to the South, the Roaring Fork
River and floodplain to the north, the Roaring Fork Preserve residential
subdivision to the west and miscellaneous large residential properties to the east
of the property. A location/vicinity map are attached. Access to the site is by an
existing private driveway which comes off CR 100 a little bit east of the Load Out
Light Industrial area to the south (formerly the Mid Continent Railroad Loading
Facility for its coal mine).
The Coffman Ranch has a long history of agricultural use tracing back to 1887. It
was originally a potato farm that was developed by James Zimmerman. The
Ranch then went through a few changes in ownership until it was purchased by
Albert and Orsola Cerise in 1947. Albert built the present ranch house in 1948.
The property was purchased by R.A. and Flo Coffman in 1958. Their son Rex
and daughter-in-law JoAnn acquired the Ranch in 1965 and also bought land on
the South of CR 100. By this time the ranch was used for cattle and hay
production like most of the other properties along the Roaring Fork River bottom
lands and vicinity. The Coffmans operated the ranch for the next 65-year period
during which they decided to conserve the ranch and work with Aspen Valley
COFFMAN RANCH COMMUNITY GATHERING 18
Gar eld County, CO
AVLT COFFMAN
Location Map
Created by: C hain
Developed by
Account Number R082590
Parcel Number 239336321001
Acres 141
Land SqFt 0
Tax Area 011
Mill Levy 76.1560
Physical Address 1837 100 COUNTY RD
CARBONDALE 81623
Owner Address AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
Total Actual Value $0 Last 2 Sales
Date Price
8/31/2021 $6,500,000
n/a $
Date created: 6/4/2026
Last Data Uploaded: 6/4/2026 2:03:41 AM
1,701 ft
Overview
Legend
Parcels
Roads
Parcel/Account
Numbers
Owner Name
Lakes & Rivers
County Boundary
Line
COFFMAN RANCH COMMUNITY GATHERING 19
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Land Trust on this rural land preservation project. The Coffmans entered into
some conservation easements starting in the early 2000’s, while also subdividing
for a few lots for members of the family in the intervening years. (Note: much of
the above paragraph was taken from the Coffman Ranch Master Plan 2025
created by AVLT).
The property is still used as an agricultural property, and these uses will continue
long into the future. A local rancher continues to produce hay under a lease with
AVLT. The Garfield County Assessor indicates there are three (3) single family
residential buildings on the property. This includes the Coffman Ranch House as
well as another structure identified as the Gerbaz Cottage. This cottage has been
refurbished over the last couple of years and is presently used as a meeting
room and office, but long-term plans are to once again have this as an occupied
residential unit. The historic cabin which was used as a homestead cabin has
been occupied until very recently. Plans are to remodel the cabin.
There are other structures that are located just north of the Coffman Ranch
house and the Gerbaz cottage. These include an old dairy barn, cattle chute,
loafing shed and Rex’s old workshop. Upcoming construction include a pole
barn which will hopefully be under construction this summer and shortly
afterwards the previously mentioned Learning Center and Community Kitchen
which are the main structures composing the Community Gathering Facility.
There are also other structures planned for this general area in the coming years
and they are noted on the attached Ranch Homestead Plan. These and long-
term plans for AVLT for the property are noted later on in this narrative section
and selected portions of the Master Plan are included as Exhibit B in the
miscellaneous documents section of the application.
Surrounding Zoning
North: PUD – Ranch at Roaring Fork
West: Rural “R”
South: Rural “R”
Southwest: Industrial
East Rural “R”
Surrounding Land Use
North: Residential – SFD and multi-family at Residential Suburban
densities.
West: Single-family residential 5-10 acres in size as well
Single-family 2 acre and smaller lots (Jack Sharp Tracts)
COFFMAN RANCH COMMUNITY GATHERING 20
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Agricultural Uses
South: Single family lots and small pasture
East: Single-family residential and agriculture
Southwest: Mini-storage and Light industrial
SITE DESCRIPTION
The site is approximately 140 acres in size and lies to the north of Garfield
County Road 100. It is relatively flat and the topography goes down slightly
towards the northwest portion of the site. Much of the site is in agricultural uses,
mostly irrigated hay fields and irrigated meadows. The north property boundary is
contiguous to/along the Roaring Fork River. The northern portion to the site is
characterized by floodplain and riparian areas. Two irrigation ditches service the
property including the Slough Ditch that extends through the site and the Union
Ditch which runs along the south side of the Catherine Store Rd (CR 100).
These Roaring Fork River bottom lands to the east of the Town of Carbondale
are characterized by a generally high-water table. Soil studies indicate that water
was found at a depth of approximately 3 to 4 feet along the southern portion of
the site. The soil study is included in the application Exhibit D. The high-water
table and the floodplain are the main environmental constraints for this property.
While the property consists mostly of irrigated hay fields and meadows, there is
still some wildland fire risk to the site. This site is classified as Wildfire Threat 2
under the state of Colorado’s new Wildland Urban Interface regulations. The
development concept has been reviewed by the Carbondale and Rural Fire
Protection District, and they have provided guidance and recommendations
related to the development.
A site plan for the property where improvements are being made is attached.
COFFMAN RANCH COMMUNITY GATHERING 21
COFFMAN RANCH CORE PLAN
09/19/2024NORTH020 40 80
DESIGN WORKSHOP
Landscape Architecture · Land Planning · Urban Design · Tourism Planning
1 2 0 E a s t M a i n S t r e e t · A s p e n , C O 8 1 6 1 1 - 1 7 8 7 · 9 7 0 - 9 2 5 - 8 3 5 4
11/11/2024
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Figure 11: Ranch Homestead Plan
0 40 80
1” = 40’
LEGEND
Proposed Structure
Existing Structure
Gerbaz Cottage
Learning Lab
Barn Yard
Historic Dairy Barn
Pole Barn
Children’s Garden
Historic Cabin
AVLT ORces
Future Potential
Housing
Ranch Shop
Agriculture Buildings
High Tunnel
Community Kitchen
Trailhead
Historic Cattle Chute
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RANCH HOMESTEAD PLAN
The proposed Ranch Homestead area improvements are informed by
orienting new structures to expansive views, maintaining the working
ranch functions, and highlighting key opportunities for visitors to
interact with natural features, historic artifacts, and other elements .
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29 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 30COFFMAN RANCH COMMUNITY GATHERING 22
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ENTITLEMENT HISTORY
Rex and JoAnn Coffman received approval for a subdivision exemption in 1981
(Resolution 81- 366 recorded at Rec # 322424). With this action the main body
of the ranch was approximately 289 acres in size. Subsequent land use actions
included approval of Resolution 2004-11 for the Coffman Ranch Subdivision
Exemption in the north portion of their holdings (Rec # 663141) directly adjacent
to the present AVLT Coffman property as well as lots created by the Coffman
family South of CR 100. There was also a deed of conservation easement
created and recorded in December 2003 (Rec #643445). The Doug Coffman
Subdivision Plat (recorded at reception # 785072 on April 26, 2010) established
the present size of the Coffman Ranch at 140.6 acres. (The legal description of
the Ranch Property is “Lot 1 - Doug Coffman subdivision”).
Ownership of the Ranch was transferred to Coffman Northside Ranch LLLP.
Their ownership was then conveyed to AVLT Coffman Ranch on 8/31/2021 at
Rec # 962423. This deed, as well as a deed for the water rights and the Deed of
Conservation Easement to the BOCC of Pitkin County which is managed in
conjunction with Pitkin County Open Space and Trails are contained in Exhibit E
in the miscellaneous documents portion of the application. A title commitment is
also included for your information.
DEVELOPMENT GOALS
Short Term
Immediate development plans include the building permit application to improve
existing and needed infrastructure, construction of the 3,200 SF pole barn and
after these are underway construct the 2,100 SF Learning Lab and 670 SF
Community Kitchen. Immediate short-term related to these initial phases
including this Community Gathering Facility are noted below:
Phase 1A
•Rehabilitation and improvements to the Gerbaz cottage
•Access improvements to County Road 100
•Improvements to ranch driveway circulation to main ranch house and
other buildings on the South side of the site.
•Parking space construction
•Development of a new well and improvements to the domestic water
infrastructure
•Construction of an OWTS for existing and future improvements.
•Construction of Pole Barn
COFFMAN RANCH COMMUNITY GATHERING 23
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Phase IB
•Construction of 2100 sq. ft. Learning Lab
•Construction of 670 sq. ft. Community Kitchen
Master Plan and Long Term Goals
AVLT formulated a Master Plan for the property in 2025. This document
demonstrates the background, vision, plan purpose and the goals for the
Coffman Ranch for the long term for the property. The document in its entirety
has been provided to Garfield County staff under separate cover. The long-term
goals laid out as part of the Master Plan are:
•Protect and restore habitat for native biodiversity.
•Practice regenerative agriculture with a focus on maintaining and
improving soil health.
•Facilitate access and opportunities for education and experiential learning.
•Provide access for passive recreation and community connection to the
land.
•Create an equitable, welcoming and safe space for everyone.
•Contribute to the field of conservation by creating and fostering
collaboration and learning.
•Celebrate the area's rural agrarian heritage and the sites’ historic
resources.
COMMUNITY GATHERING FACILITY INFORMATION
Community Event/Gatherings
•Capacity for events. Maximum size of the meetings/forums and outreach
events will be approximately 30 people. (Note: Per the long-range plan for
the property, there will be certain events and fundraisers that will be larger,
including some that will utilize the pole barn and even the adjacent field
similar to the “Community Celebrations” that have occurred in recent years.
When there are such events AVLT will apply for a special use permit and
utilize porta-potties or trailed in restrooms for wastewater, provide guides for
COFFMAN RANCH COMMUNITY GATHERING 24
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access/circulation and parking, and perhaps have additional food wagons in
addition to utilizing of the community kitchen).
• Time Frame. The meetings, outreach, and educational sessions will be
occurring throughout the year.
• Anticipated Max # Per year. 36
• Facilities (Community Gathering).
Learning Lab
Community Kitchen (for meals, food preparation, storage clean-up)
Pole Barn: The Pole Barn will be considered an accessory use for
such events. Pole Barn building is Approximately 3,200 ft.² in size.
Associated Utilities/Infrastructure
• Water. Replacement well to upgrade and replace existing well near
Coffman main residence. Final location unknown as proposed well
location which was north of Coffman residence and east of proposed pole
barn needs to be relocated due to prolonged cattle impact over the years.
• Wastewater. An application for an OWTS to serve the Gerbaz cabin, the
Learning Lab, and the Community Kitchen has been submitted as part of
initial building permit application package to Garfield County. The system
is being sized to handle 2,000 GPD of effluent. 2 (two) 12’ x 104.5’
pressure-dosed, unlined, mounded sand filters are part of the facility
design. The soil treatment area is located to the South and east of the
Gerbaz cabin. The system has been designed by CBO,Inc. Please see
their report in Exhibit C for full details.
• Access/Circulation/Parking. The Coffman Ranch facility will be brought
into compliance with county access standards from CR 100. The current
access will be upgraded to accommodate 2 (two) 11’ Wide travel lanes
with 4-foot shoulders which meet rural access standards. As the access
driveway proceeds past the Coffman's main residence, the driveway will
transition to semi primitive road standards with a 16-foot-wide driving
surface and 2-foot shoulders. The project will provide turn-round and
parking for 21 spaces.
COFFMAN RANCH COMMUNITY GATHERING 25
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Catherine Store Road
County Road 100
20' Wide Circulation Corridor
Property Line (Typ)
Learning Lab
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Dairy Barn
Existing Building
To Be Repaired
And Lifted For
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Pole Barn
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Gerbaz Cottage
Existing Office
To Remain
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Proposed Bus Parking
And Loading Space
Ranch Shop
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21 - 8'x20' Parking Spaces
2 - 8'x20' ADA Compliant
Parallel Parking Spaces
Transition Into Existing
Two-Track Access Road
Proposed Irrigation Culvert
Proposed Flow Line (Typ)
Proposed 22' Wide "Rural Access"
Road Base Access With 4' Wide Shoulders
To Replace Existing Access
Transition Into Existing
Residential Access
Transition Into Existing
Residential and Ranch Access
Existing Gerbaz Cottage Access
To Remain
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Access Road
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Patio
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Distribution Box
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1101 Village Road, Unit UL-3C
Carbondale, CO 81623
(970) 510 - 5312
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Not For Construction
Job #: 24.23
C.004
Site Plan
COFFMAN RANCH COMMUNITY GATHERING 26
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•Hours of Operation. All community-based programs will be closed down
by dark.
•Noise Levels. No public performances or regular activities which would
violate county noise standards are foreseen. If amplified music is included
in any special events details will be included in special use permits.
•New structures are being proposed as ”all-electric”. No additional propane
areas are proposed to be added. There is an existing gas line which
serves the historic ranch house. This will be maintained as a “back-up” in
the future.
II.COMPLIANCE WITH COMPREHENSIVE PLAN AND ZONING
Proposed development plans for the Coffman Ranch comply with the Garfield
County Comprehensive Plan 2030 and the Town of Carbondale Comprehensive
Plan 2013, updated 2023. We believe more emphasis should be given to
Carbondale’s Comprehensive Plan as the subject property is within the 3 Mile
Area of Influence, has access from CR 100 which is at the east gateway do
Carbondale and is also adjacent to the Gus Darien Riding Arena which is owned
by the Town. The arena is an historic agricultural/equestrian use as well as the
site of the summer Carbondale Rodeo Series.
The property was originally zoned Agricultural/Residential/Rural Density
(A/R/RD) upon adoption of the County’s Original Zoning Resolution in the early
1970s. The property has been used as part of the Coffman Ranch since well
before the adoption of any County Zoning. That equivalent designation is now “R”
Rural, which has the same general uses, densities, etc.
Carbondale Comprehensive Plan
Location : The AVLT Coffman parcel is within the 3- Mile Urban Growth
Boundary.
Comp Plan Designation: Conservation Easement. This Parcel is also in the area
noted as Protected Lands, “Significant Private Parcels and near priority
agricultural lands. (See map from Carbondale Comprehensive Plan on adjacent
page).
Discussion. The identification of the Coffman parcel in the Comprehensive Plan
as conservation easement as well as protecting floodplain and riparian lands and
agricultural operations places the parcel in compliance with the Carbondale
Comp Plan.
COFFMAN RANCH COMMUNITY GATHERING 27
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Some “opportunities” noted for properties in this area are:
1)Establish a permanent agriculture/open space perimeter defining the Town.
2)Permanent riparian and agricultural land conservation.
Conclusion. This particular parcel and the operations discussed in this
application show strong conformance with the Carbondale Comprehensive Plan.
Garfield County Comprehensive Plan.
Plan Land Use Designation: Residential Low Density (RL) Which has a
development density of 10+ acres per dwelling unit
Additional Designation: within the Town of Carbondale Area of Influence ( 3- mile
area. County Comprehensive Plan 2030 future land use map directs users refer
to “Carbondale Area Plan"
Future land use information from the Garfield County comprehensive plan 2030
is below:
Discussion. The Garfield County 2030 Comprehensive Plan Update Gives
considerable weight to its discussion on future land use. A significant portion of
the analysis in chapter 2 of the Comprehensive Plan is a discussion on “Major
Planned Directions and Themes”. And the first theme here of the five major
themes noted is entitled “growth in urban growth areas (UGA” & 3 Mile Areas of
Influence).
COFFMAN RANCH COMMUNITY GATHERING 28
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COFFMAN RANCH COMMUNITY GATHERING 29
10
Policy 1 in this area is stated as follows: “Growth in UGA and within 3- Mile areas
of influence should be closely coordinated with the affected municipality”.
Comment: From our review of the County Comprehensive Plan and the Town's
Comprehensive Plan in this area, the land use application for this parcel outside
the Carbondale Town Limits is very similar in terms of concept and identical to
the proposed future land use. From past experience, County and Town staff have
been in contact regarding these issues.
Strategy iv. of the County Comp Plan text States: “Development review within the
Three Mile Areas of Influence from municipalities needs to consider the
municipalities comprehensive plan, neighboring land uses, future land use
designations and referral comments from the municipality.” These documents
confirm each jurisdiction’s opinion of this important area outside the Town Limits.
In addition, the Town will have a formal chance to provide comments as they are
a referral agency.
Policy 2 of this Chapter and many of the strategies seem to confirm that the
designations in both the County and Town Comp Plans are similar or even
identical to each other.
Conclusion. The proposal is in compliance with both jurisdictions’
Comprehensive Plans. We will be happy to provide more information or
discussion if requested to demonstrate compliance.
COMPLIANCE WITH ZONING DISTRICT
Existing uses presently comply and any future use or development on the
property will comply with all zone district criteria of the Rural “R” Zone District,
including all dimensional requirements enumerated in Table 3 – 201 of the
LUDC.
Discussion
Given the large size and the present and proposed use of the property, setbacks
and open space requirements do not come into play related do any existing or
proposed development. Required open space is well below what is being
provided. There will be no problem with the agricultural/Community Meeting
facilities – which have a 40-foot height limit.
Conclusion: Present and future land uses are in compliance with the underlying
Rural “R” zoning.
COFFMAN RANCH COMMUNITY GATHERING 30
11
III.REQUEST FOR WAIVER OF CERTAIN SUBMITTAL
REQUIREMENTS.
Grading and Drainage Plan - Section 4-203 E. –
Background. The project engineer has been providing information for grading
and drainage to the project team and the County. Grading and drainage
information for relatively small projects are usually handled at the time of building
permit. Drainage for the pole barn and Community Kitchen basically goes to
surrounding landscaping. There will be some sheet drainage related to the
Learning Lab, but this is being directed to the drainage basin which is identified
on the site plan to the west of the vehicular access and parking.
Water Supply/Distribution Plan – Section 4-203 M.-
Background. The present water supply is provided from a well which is located
directly in back of the existing Coffman residence. This is a well of poor quality. A
replacement well is being provided to the north and east of the pole barn and this
is shown at the present time on the OWTS plan and report. A permit has been
obtained for this replacement well, but the original location needs to be modified.
Therefore, final details of this new well are being confirmed. The upgraded water
system will provide water for the Coffman Ranch house (and its future residential
uses), the Community Kitchen and Learning Lab.
Traffic Study - Section 4-203 L. –
Background. A traffic study for this Community Gathering Facility would be a
minor traffic study according to county standards. While it is expected that up to
30 people could go to some of these events, many of these will be educational in
nature and van pooling or transportation by bus will often be a primary mode of
transportation. Large scale gatherings, at least at this time, will be few and far
between and will occur as they have over the last few years; specifically, there
will be guided access and parking for such events and wastewater for the most
part will be handled by porta potties. The most important item related to traffic are
the access improvements and circulation which have been discussed with county
staff and will be in place prior to operation of the community kitchen and learning
lab.
Justification for the Waivers for Submission Requirements
COFFMAN RANCH COMMUNITY GATHERING 31
12
The process for waiver of submission requirements is contained in section 4-202
of the LUDC. Requests can be made as part of the land use application process,
and the director reviews man makes a decision on the waiver request. Review
criteria are: (Responses are in italics)
C. Review Criteria. Waiver requests shall be considered based on the following
criteria:
1. The applicant shows good cause for the requested waiver;
Response: We feel we have provided sufficient background information to
show good cause for the submittal waivers. The project is relatively small in
scope for a Community Gathering Facility, much of the information has
already been provided or will be provided at the time of building permit.
2. The project size, complexity, anticipated impacts or other factors support a
waiver.
Response: This criterion is met for all requests. The project is relatively small
in size and should fit in nicely with surrounding land uses. All impacts to our
knowledge are being discussed/anticipated and there are no significant
environmental issues that are presently evident on the property or that may
be caused by the proposed land use.
3. The waiver does not compromise a proper and complete review;
Response: A proper and complete review will be taken care of as part of the
land use application and review process. In addition, applicants have been in
touch with County Staff on the status of initial infrastructure improvements as
well as this phase 1B of the Coffman Ranch Master Plan.
4. The information is not material to describing the proposal or demonstrating
compliance with approval criteria
Response: These waivers will not interfere with the review and evaluation of
compliance with county standards.
COFFMAN RANCH COMMUNITY GATHERING 32
13
IV.Mineral Rights
Our research indicates that the mineral rights have been partially severed from
property. We first examined all documentation in the B-2 exceptions of the title
work. There was one relevant document:
Rec # 203497- Mineral Rights. Deed to Coffman property from Albert J. and
Orsola H. Cerise to R. A. and Flo Coffman. This deed states”… except and
reserve an undivided 1/4 interest in and to all oil, gas and other minerals of every
kind and description in, on or under the real property herein described, together
with the right to enter upon and remove said minerals upon payment for surface
damage”.
Cerise entered into an oil and gas lease (Rec # 209903) with Francis
Christensen, who then assigned the lease to the Pan American Petroleum
Corporation. We believe this is no longer in effect because drilling did not
commence within one year per the terms of the lease and the Pan American
Petroleum Corporation no longer exists. Cerise later entered into another oil, gas
and mineral lease with Texaco Inc. (Rec # 358897). Texaco terminated the
lease(s) on their own terms and filed a Release of Record (Rec # 4103411).
Rock & Gravel. The Albert Cerise Family Company Conveyed all rights to rock
and gravel on the property to the Coffmans by quick claim deed (Rec # 643444).
The Coffmans then assigned these rights to AVLT (Rec # 647167).`
We have also contacted the Garfield County Assessor’s office. They are not
actively valuing or tracking ownership of any severed mineral interest in this
particular Section/Township/Range. We then contacted the County Recording
Office and examined records for any registered mineral rights ownership. There
were no registered mineral rights owners for this particular property.
Finally, in examining various plat documents, we did find the attached notation
which was a note on the plat of the Doug Kaufman subdivision recorded at
Reception # 785072. After concluding our research, we believe that plat note
regarding mineral owners of record is correct (with the exception that the AVLT
office address has been changed).
COFFMAN RANCH COMMUNITY GATHERING 33
14
Certification of mineral right owner researched is attached. Copy of the Original
deed which includes the mineral rights information and the Doug Coffman plat
are included in Exhibits F & G in the Miscellaneous Document portion of the
application (Section 4).
COFFMAN RANCH COMMUNITY GATHERING 34
COFFMAN RANCH COMMUNITY GATHERING 35
SECTION 3
Compliance with County Standards
Article 7, Divisions 1-3
Impact Analysis, Section 4-203.G
COFFMAN RANCH COMMUNITY GATHERING 36
SECTION 3
COMPLIANCE WITH ARTICLE 7, DIVISIONS 1 – 3
The following section of this application addresses compliance with the criteria
and standards of Article 7, Divisions 1-3 of the Garfield County Land Use and
Development Code. Responses to each criterion are in “italics”. Where
standards don’t apply, NA or reason for non-applicability will be stated.
DIVISION 1 GENERAL APPROVAL STANDARDS FOR LAND USE
CHANGE PERMITS
Section 7-101 Compliance with Zone District Use Restrictions.
Response: The site is located in the County’s Rural "R” Zone
District. The AVLT Community Gathering Facility will be in
compliance with the Zone District, lot and building
requirements, Intent Statement, use and general restrictions
and measurements contained in Article 3 (Zoning) of the
LUDC. With such a large parcel, compliance with Zone
District dimensional criteria is very easy. Any physical
development is being proposed in the “Homestead Area”
which is concentrated in the southwestern section of the
property and as well away from property boundaries. No
proposed building will violate the 40-foot limit for AG related
buildings.
Section 7-102 Compliance with Comprehensive Plan and
Intergovernmental Agreements
Response: We addressed this issue in detail in Section 2 of
the Application – Project Background and Information.
Garfield County Comprehensive Plan 2030 designates the
site as Residential Low.
This property is also an important component of the Town of
Carbondale Comprehensive Plan. The Town Plan notes this
property as “Conservation Area”. The property is outside of
the Phase 3 annexation area for the Town and annexation is
not foreseen for a number of reasons - especially distance
from the existing boundaries.
COFFMAN RANCH COMMUNITY GATHERING 37
Compliance with zoning as well as both County and Town
Comprehensive Plans was discussed in detail in Section 2 of
the application.
Intergovernmental Agreements. This project, being within the
3-Mile Urban Growth Boundary for the Town and the
Carbondale Area Plan (Carbondale Comp Plan) will result in
the Town having the ability to review and comment on this
project because the Town will be a Review Agency for this
project.
Our conclusion is that the Community Gathering Facility is in
conformance with both the County and Town’s
Comprehensive Plans as well as any Intergovernmental
Agreement between the two jurisdictions.
Section 7-103 Compatibility
Response: The nature, scale and intensity of the proposed
uses are compatible with adjacent land uses, the Roaring
Fork River area and associated floodplain and the residential
development at rural densities which characterize the
immediately surrounding area. Presently, there are
agricultural related uses and these have always fit in well
with the Roaring Fork River to the north as well as the low
density residential uses to the east and west. Community
Gathering uses will not be operated on a daily basis. And the
agricultural uses for this property have continued in the
recent past and there is a history of such uses since the late
19th century.
There are no problems with compatibility south of the
property boundaries. County Road 100 is a type of barrier
and the residential lots/uses are relatively low density and
the light industrial uses should not receive any negative
impact.
Conclusion. The Project is compatible with adjacent land
uses.
Section 7-104 Sufficient Legal and Physical Source of Water
Response:
COFFMAN RANCH COMMUNITY GATHERING 38
There is a physical source of domestic water. As noted
earlier, this well, which is in the back of the main Coffman
Ranch House, will be relocated. A replacement Well Permit
Application has already been submitted. We suspect no
problems with physical sources of water in the future, even
when affordable housing units will be considered in the
future.
The property has abundant water rights. If ever needed from
a legal standpoint, a point of diversion change could be
considered as part of any augmentation plan.
Domestic water use projections for the property are
somewhat low. The application materials aske for a waiver
from submittal requirements for a water Supply/Distribution
Plan (Sec 4-203 M). Please see Section 2 for more
discussion.
Section 7-105 A. Central Water Distribution and Wastewater Systems
Response: This property is too far away in terms of distance
to provide a cost effective source from an existing
community water supply entity. As noted earlier, the property
is presently served with domestic water by an existing well
which is located just north of the historic Coffman residence.
This well is in the process of being relocated and the final
placement is under review. There appears to be sufficient
water in the Roaring Fork bottom lands for the project and its
planned purposes which are the Gerbaz Cottage,
Community Kitchen, Learning Lab, some office space for
AVLT and some affordable residential units (a future use).
We will provide additional information at County Staff
request. .
Section 7-105 B. Wastewater System
Response: The property is not capable of being served by a
public, existing wastewater system. The nearest public entity
would be the Town of Carbondale and that is not possible for
a number of reasons (distance, property is not annexed,
etc.) An OWTS permit has been submitted to the county as
part of the building permit application. The design meets all
county and other applicable standards. The system is a
mounded system that is located in the southwest area of the
COFFMAN RANCH COMMUNITY GATHERING 39
field near County Road 100 between the Gerbaz Cabin and
the historic Coffman Ranch House. Please see Exhibit C for
details.
Section 7-106 Public Utilities
Response: Adequate public utilities are available. The
property presently has electric service provided by Holy
Cross Electric. The goal for the property is to be all electric
for purposes of energy efficiency and for the possibility of
having most energy supplied by renewables. There is natural
gas on site which goes to the historic ranch house. That gas
line will be retained for backup purposes if necessary. Water
and wastewater were previously discussed. Fiber optics are
available to the site.
No new propane is proposed.
Section 7-107 Access and Roadways
Response: No new public roads are being provided. The
property has existing access from CR 100 And that access
will be improved to meet county standards. Please see
Section 2 and the site plan for the property.
We have made a request for waiver of submittal standards
for a basic traffic study. This portion of the development can
see approximately 30 people/students at a time who would
be attending activities/conferences/meetings on site. Many
of these events will be education oriented and many of the
attendees will be carpooling or transported by van or bus.
No streets or vehicular roadways will be dedicated to the
County.
Parking and circulation will meet county standards. Please
see discussion in Section 2 as well as “notes” on the site
plan.
Conclusion. Access from CR 100 has worked satisfactorily in
the past and access and circulation will be improved as part
of any land use approval. The present access driveway
already exists on site and has served the area adequately
for some of the large events that have occurred once or
twice a year since AVLT has owned the property. The
Carbondale and Rural Fire Protection District Fire Marshall
COFFMAN RANCH COMMUNITY GATHERING 40
has reviewed the project and has made comments to project
engineering staff. These recommendations will be followed.
.
Section 7-108 Use of Land Subject to Natural Hazards
Response: The soil studies by Kumar indicate there is high
ground water on the site and their recommendations related
to development will be followed. Please see their soil report
which is included as Exhibit D. No development will occur in
the floodplain or riparian area. Any public presence or
visitors to the site who will be visiting or traversing towards
the river area or “Ecological Zones” as noted in the Coffman
Ranch Master Plan 2025 will be guided on a defined trail to
the river area to prevent any potential problems
(Management Plan Attached). There are no known areas of
mud flow, radiation, snow/landslides/Rockfall etcetera etc.
Section 7-109 Fire Protection
Response: The Carbondale and Rural Fire Protection district
has been advised that the development and have reviewed
existing plans. The property is in Class 2 Area according to
the states recently Adopted Wildfire Urban Interface
regulations. The project will follow the wildfire resiliency
guidelines. Any new structures will have Class A roofs. The
C&RFPD Fire Marshall will respond formally as part of the
county referral process as they are a Referral Agency for this
project.
DIVISION 2 GENERAL RESOURCE PROTECTION STANDARDS FOR
LAND USE CHANGE PERMITS
Resource Protection Standards apply to all proposed land-
use changes, unless specifically exempted.
Section 7-201 Agricultural Lands
A. No Adverse Effect to Agricultural Operations.
COFFMAN RANCH COMMUNITY GATHERING 41
Figure 10: Ranch Plan
CR 100 0 150 300
1” = 150’
RANCH PLAN
Ecological Zone
Agricultural Zone
Restoration Zone
Public Access
Access Trail
Gathering Areas
LEGEND
Ranch View
Cottonwood Grove
Riverside
Ecological Zone
Guided Access
Ecological Zone
Guided Access
Agricultural
ZonePublic
Access
Ranch
Homestead
Agricultural
Zone
Ecological Zone
Guided Access
Restoration
Zone
23 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 24
MANAGEMENT PLAN
The following property zones describe the
overall use and management areas:
Ranch Homestead (10 acres): The Ranch
Homestead represents a cluster of residential
and agricultural buildings and infrastructure
located in the southwest portion of the property
near Catherine Store Road . This area covers
a footprint of approximately 10 acres and
encompasses the historic structures . The Ranch
Homestead will be publicly accessible .
Agricultural Zone: The Agricultural Zone
identifies open fields that cover most of the
property . They have been historically flood
irrigated and are dominated by typical pasture
grass species . This is the primary area where
historic livestock grazing and hay production
has occurred and will continue .
Ecological Zone: The Ecological Zone is a
relatively natural habitat comprised of riparian
woodlands, shrub lands, and wetlands with
small areas of ruderal areas identified for
restoration efforts .
Public Access (Trail) Corridor: The Public
Access Trail Corridor extends from the Ranch
Homestead to the Roaring Fork River . It
supports public river access .
COFFMAN RANCH COMMUNITY GATHERING 42
Response: There should be no adverse effect on agricultural
operations due to the land use change. The purpose of the
purchase of property and conservation easement is to
provide a plan for the long-term preservation of agricultural
operations, preservation of native habitat and flora and fauna
and to actively manage for improvements when necessary.
There are 110 acres of irrigated pasture, and the intent is to
continue the irrigation and the uses of the pasture and hay
production. There is an active lease for the pasture to a local
rancher. There may be improvements made to the irrigation
system and process if necessary.
Finally, the Community Gathering Facility is not a traditional
development that will bring massive changes to the Ranch.
The homestead area itself (10 acres) will see more visitation
and more intense use but this is not a development plan to
change the nature of the property or to convert the majority
of land to new land use or a traditional residential
subdivision.
B. Domestic Animal Controls.
Response: Because this is not a traditional residential
development, there will be very few if any dogs or other
domestic animals full time on the property. If there are dogs
present at community events, they will be required to be
under control at all times.
C. Fences.
Response: No new fences are included with this land use
change permit.
D. Roads
Response: No public roads are being constructed. All
internal roadways are considered to be private and will not
be paved. Width of the access and driving lanes and
shoulders has been noted before and there are relevant
notes on the project site plan. In addition, the circulation
driveway is limited basically to the 10-acre Homestead area.
Any maintenance required dust control or snow removal will
be done through AVLT and ranch management.
E. Ditches
COFFMAN RANCH COMMUNITY GATHERING 43
Ditches will be preserved. No changes to them will be made
as part of this Community Gathering Facility application.
There may be improvements or future modifications to the
ditch system in the future. The intent is to preserve all
irrigation rights.
The property has water rights in the Union and Slough
ditches. Ditch rights enumerated in Exhibit E (Rec #
962424).
Section 7-202 Protection of Wildlife Habitat Areas
Response: Wildlife habitat areas will be protected. Please
see portions of the Coffman Ranch Master Plan 2025 that
have been included in the application (the Master Plan in its
entirety that was provided under separate cover and the
Deed of Conservation Easement which is included in Exhibit
E.
The management plan graphic shows the considerable
ecological zones which include key habitats including
floodplains and riparian areas, riparian woodlands and shrub
lands. These are being preserved as part of the overall
range management plan. And the graphic demonstrates that
there will be guided access in these areas which will help
prevent unintended disturbance.
Finally, we have already noted that the Coffman property
serves as a very important travel corridor from the river to
the uplands to the South. This of course is being preserved
in perpetuity.
Section 7-203 Protection of Water bodies
Response: The protection of the Roaring Fork River
Floodway and Wetlands has been documented in other
sections of the application.
Section 7-204 Drainage and Erosion
Response: Comments are as follows:
COFFMAN RANCH COMMUNITY GATHERING 44
•Site disturbance will be minimal. The refined site plan
indicates that there will be less than 1 acre of site
disturbance and therefore will not require a discharge
permit from the CDPHE. If final construction details show
disturbance greater than 1 acre, the owner will apply for
the appropriate Discharge Permit.
•No lots are being created – residential or commercial.
•Hard surface is minimized throughout the project. For
example, there are no paved or driving surfaces – which
minimizes storm water runoff.
•Drainage created by the Community Gathering Facility
area in the Homestead section of the project has been
described previously and this drainage is minimal and
taken into consideration by the project engineer.
•Positive drainage is being maintained away from all
buildings.
Section 7-205 Environmental Quality
Response:
•No impacts are foreseen related to air quality – no
activities related to the development should create
smoke, dust or other discharges related to air quality.
•Water Quality. Activity areas are designed to be at an
acceptable distance between any water bodies, ditches
etc. Any hazardous materials will be stored in compliance
with state and federal regulations.
Section 7-206 Wildfire Hazards
Response:
•The subject property is listed as being in Class 2 of the
Colorado Wildfire Resiliency Map, as previously noted in
the application. Fire Marshall has been engaged in the
review of the Plan by Project Team members.
Section 7-207 Natural and Geologic Hazards
Response: Electric power already exists, via an overhead
line that comes from the south across CR 100, just west of
the Gerbaz Cottage. That line splits and where it heads east
it provides service around the Ranch. The project is not
proposing new powerline extension but will be relocating a
pole by the main Ranch house to allow for emergency
COFFMAN RANCH COMMUNITY GATHERING 45
vehicle access. This may end up being buried – but if that
happens it will be after discussion with Holy Cross Electric.
and no new overhead power will be coming to the property.
Any additional electric to the site will be provided
underground.
The Area is subject to Floodway and Riparian regulations.
These have been noted previously in the application and no
new construction will occur near those areas.
The other natural and geologic hazards noted in section 7-
207 standards do not exist on site. Specifically, the property
is not located in avalanche, landslide, rock fall, alluvial fan,
areas of extreme slope, corrosive or expansive soils and
rock, mud flow, or potential development over faults.
Section 7-208 Reclamation
Response: The development will comply with the standards
outlined in Section 7-208 of the Land Use Code. Site
disturbance will be relatively minimal. Improvements to the
private driveways and a small extension of the circulation
drive are relatively small in area. The two structures
involved with this application are rather small and all
disturbances will be reclaimed and re-vegetated with native
grasses or other landscaping suitable for this area.
DIVISION 3 SITE PLANNING AND DEVELOPMENT STANDARDS
The standards in this section apply to any land use change
and all uses, including divisions of land and PUD’s. Single-
family dwelling units are exempt. Some standards would
appear not to be relevant due to the specific use –
Community Gathering Facility limited to 2 buildings.
Minimal development will be undertaken on land and this
will be in the “Homestead Area” which has adjacent
structures and uses that have existed for decades.
However, we will address these sections for completeness
purposes and in order to show the relationship of existing
land use with applicable standards as much as possible
Section 7-301 Compatible Design
COFFMAN RANCH COMMUNITY GATHERING 46
Response: The Community Gathering Facility and its
proposed management plan meets these standards.
A.Site Organization. NA. There are no public streets or
defined lots or common areas around which to organize
the site. Parking is located in close proximity to the small
facility buildings and access is by the existing access
drive. There will be improvements to the driveway access
from County Road 100 as well as the circulation drive to
the proposed parking area. Pedestrian and bike access is
also being accommodated via the access driveway. Bike
usage may be higher than what one would think, because
of its location in general proximity to the Town of
Carbondale. Some guests/clients of the learning lab may
access the site through van pools and bus.
B.Operational Characteristics. There are no everyday
activities from this particular use. There are no general
hours of operation etc. Other comments:
•No dust, objectionable orders, gas or fumes should be
emitted to adjacent property. Most of the food will be
prepared in the community kitchen, though there may
be some outside barbecue or grilling.
•Noise Is not anticipated to be a problem that needs to
be mitigated. The activities for meetings, education
forums etc. are generally passive and low key.
C.Buffering. No required buffering is anticipated. The
Facility will be located at the southern portion of the
property In the Homestead area and away from adjoining
property boundaries. Properties to the north, east and
west are in the same zone district and are characterized
by low density properties or Ag uses. CR 100 Acts as a
buffer to the South.
D.Materials. CCY Architects are designing structures that
will fit into the Coffman Ranch building fabric and the
structures and exterior materials will be compatible with
the property and the surrounding area. See pages 49
through 56of the Coffman Ranch Master Plan 2025
document for concepts of this construction - Exhibit
B of Section 4). That full document was sent under
separate cover
COFFMAN RANCH COMMUNITY GATHERING 47
Figure 24: Pole Barn
Sliding barn doors provide shade and wind protection and can be opened for fuller views .
49 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 50
Source: CCY Architects
COFFMAN RANCH COMMUNITY GATHERING 48
Figure 25: Welcome Porch
Figure 26: Learning Lab Covered Porch Arrival
51 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 52
PROJECT PROGRAM
LEARNING LAB 1,930 SQFT
Community / Conference Room 1,260
Library/Learning Space
Public Restrooms 350
Entry Vestibule/Mudroom 180
Mech ./AV 140
Office 150
HISTORIC DAIRY BARN 900 SQFT
Historic Ranching Museum and
interpretive experience
POLE BARN 3,200 SQFT
Event Space
COMMUNITY KITCHEN 670 SQFT
Working Kitchen 435
Storage 85
Restroom 45
Loading/Storage 105
AVLT OFFICES 4,000 SQFT
Office Space
Conference Rooms
Meeting Space
ON SITE HOUSING 8,960 SQFT
Residential Building 1-2 Units 3,000
Residential Building 2-6 Units 5,000
Cottage 960
RANCH SHOP AND
MAINTENANCE YARD 1,500 SQFT
TBD
EXISTING STRUCTURES
Rex’s Workshop 435
Coffman House 2,076
Historic Log Shed 45
Chicken Coop 105
Historic Log Cabin 600
Grain Silo
Gas Tanks
Shed
Source: CCY Architects
COFFMAN RANCH COMMUNITY GATHERING 49
Figure 27: Bird’s Eye View
53 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 54
Source: CCY Architects
COFFMAN RANCH COMMUNITY GATHERING 50
55 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 56
PHASING
FUNCTIONAL SPACE TOTAL BUILDING
SQ FT
PHASE 0
Acquisition, Ecological Baseline, Conservation Easement, Master Plan
PHASE 1
Underground and Surface Site Work
Driveway permit and regrade entry / exit to CR100
Move and reconstruct cattle chute
Drill for new water source / test well
Demo Loafing Shed
Demo West Corral Shed
Utilities: Underground trenching for water and electric
Driveway and parking widening and resurfacing
Grading in West Corral and Pole Barn building site
Utilities: New leach field in front pasture
Utilities: Upgrade septic tank at Gerbaz Cottage
PHASE 2
Initial Building Projects
Stabilize and restore Dairy Barn 900
Build Pole Barn 3,200
Build Learning Lab 1,930
Build Community Kitchen 670
Build Ranch Shop and agricultural buildings and gardens 1,500
PHASE 3
Future Building Projects
Design and build AVLT Office 4,000
Design and build housing for staff and partners 8,960
Renovate Historic Cabin 600
Covered parking with solar
0 40 80
1” = 40’Figure 28: Phasing Diagram
PHASING PLAN
Phase 1
Phase 2
Phase 3
LEGEND
Table 1: Phasing Table
COFFMAN RANCH COMMUNITY GATHERING 51
Section 7-302 Off- Street Parking and Loading Standards
Response: Section 7-302 A- M, may not be applicable in all
case. Uses are intermittent and no regular off-street parking
or loading is required. The most important piece of
transportation infrastructure, driveway access from County
Road 100 and the circulation area, will meet all county
standards.
Parking meets all standards contained in this code section.
Comments on remaining items in Sec 7-302.
M.There is no backing out into public streets. There are no
adjacent public streets or areas with a regular high usage
rate adjacent to the facility or facility parking.
O.Parking and Loading Area Landscaping and Illumination.
Landscaping will be minimal due to the rural nature of the
site and its considerable distance from adjacent uses. Some
exterior lighting will be utilized between the buildings for
public and visitor safety as well as for the guest area
parking. Any lighting will be dark sky compliant and meet all
county regulations.
Section 7-303 Landscaping Standards
Response: Some landscaping will be utilized near the
structures to be built and this will be landscaping which fits
into the agricultural and rural setting. There is not a large
landscaping plan per se for rights of way, public parks etc.
because such uses are not part of the development
program.
Section 7-304 Lighting Standards
Response. Any exterior lighting will be dark sky compliant
and will meet the standards of Section 7-304 of the LUDC.
Section 7-305 Snow Storage Standards
COFFMAN RANCH COMMUNITY GATHERING 52
Response: Snow storage is not seen as an issue for the
areas being improved. If necessary, snow can be easily
directed to the side of the circulation driveway or other areas
where it will not interfere with any activities.
Section 7-306 Trail and Walkway Standards
Response: The best description of the trail and pedestrian
system is contained in the circulation paragraphs on page 48
of the Coffman ranch master plan (Site Activation section-
attached). Any trails or paths outside of the activity envelope
according to the deed of conservation easement are to be 4
foot in width or slightly less and will utilize
materials/construction techniques that limit erodibility.
Walkways in the Community Gathering Facility area may be
somewhat wider as necessary. All trails and walkways will
be accessible to the highest degree possible. And all
walkways or trail areas will be maintained by the owners.
COFFMAN RANCH COMMUNITY GATHERING 53
SITE ACTIVATION
ACCESS
Opening the site to the public requires widening the
existing driveway to accommodate the passing of bi-
directional vehicles and to facilitate the movement of
large and oversized vehicles, including stock trailers,
school buses, and fire apparatus . A visitor parking
area is provided at the trailhead to accommodate
daily visitors, and overflow parking areas are indicated
for larger gatherings that may occur . In addition,
back-of-house parking areas are provided adjacent to
future uses such as offices and ranch operations . A bus
parking space is provided in front of the multi-purpose
building .
Ranch roads will largely exist as they do today – two-
track roads that enable the movement of agricultural
vehicles and serve as cues to the public of non-
accessible driving routes .
Access to the site by bicycle is encouraged where
feasible via the Rio Grande Trail, requiring a crossing
across County Road 100 . A pathway is planned along
the east side of the driveway to separate pedestrians
and bicyclists from vehicular traffic . Trail and
driveway improvements are designed to minimize
disturbance beneath the existing cottonwood stand
along the driveway, in order to preserve these mature
trees .
CIRCULATION
A trail system will identify areas of access throughout
the property . Per the terms of the ranch’s conservation
easement, trails shall not exceed four feet in width
outside of the activity envelope . Formalized trails
are assumed to be four feet in width and to utilize
materials and construction that limit erodibility,
such as gravel surfaces, culverts to direct seasonal
fluctuations in drainage, and low-impact boardwalks
where required . Seasonally maintained mown trails
may also be incorporated to route visitors around
sensitive areas . Trails will be designed to be universally
accessible to the best degree possible providing safe and
welcoming experience .
RANCH OPERATIONS
Workshop and workspace areas will be maintained to
support the operations of the ranch, and also to serve
as public reminders to the working history and nature
of the property .
A new ranch maintenance and operations facility is
envisioned to the west of the ranch homestead . This
will be a location for vehicle maintenance and covered
equipment storage . This site may also be expanded
to support agricultural activities, including the
construction of greenhouses and production gardens .
ART AND PLAY
The ranch is able to host a range of temporary and
public features that provide educational opportunities,
feature art, support visitor comfort, and enhance the
guest experience of site exploration . These may include:
•Interactive educational displays
•Areas for resting and observation (bird blinds,
observation platforms, shade structures, benches,
and meditative spaces)
•Outdoor learning spaces / classrooms
•Play features
SIGNAGE AND WAYFINDING
A signage and wayfinding plan will direct the public
in how to use and access the various activity zone
areas, providing guidance to public and guided access
areas within the property . The signage plan will
evaluate areas of sensitivity and communicate seasonal
restrictions . Signage at the public entry points,
trailheads, and significant junctions will improve
visitor wayfinding and set expectations for allowed
uses and behaviors throughout the ranch .
Opportunities for educational signage will be made
throughout the visitor experience to tell the story of
the ranch and its surroundings .
HOLISTIC CONSIDERATIONS
ACCESSIBILITY:
Ensure areas are accessible to visitors, including
people with mobility issues and disabilities .
SUSTAINABILITY:
Restore, redevelop, and build with sustainable
practices in maintenance and operations .
COMMUNITY ENGAGEMENT:
Involve local historians, community members,
and stakeholders in planning and execution
phases .
FUNDING AND PARTNERSHIPS:
Seek historic preservation grants, private
funding, professional partnerships, and
community support to fund preservation efforts .
47 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 48COFFMAN RANCH COMMUNITY GATHERING 54
Impact Analysis
Below are the evaluation criteria outlined in Section 4-203 G (Impact Analysis). We will
address each criterion on a point-by-point basis. Where they do not apply, we will
indicate with “NA”
1.Adjacent land use. Existing use of adjacent property/neighboring properties within
1500-foot radius.
Response: The most intense use from a development perspective is to both the east
and West of the subject property- and these are residential uses that are mostly built
out. To the north is the Ranch at Roaring Fork but the area within 1500 feet of the
AVLT Coffman property is open space for that development. Most of this area is in
river, floodplain and riparian area. To the South across County Road 100 their lies a
few residential lots of various sizes. There is also 70-acre parcel with just a small
office on it and two light industrial ownerships to the southwest. More specifically:
West: Single family subdivision. Roaring Fork preserve. Lots generally 4 to 15
acres in size and mostly built out.
North: Ranch at Roaring Fork PUD. The area within 1500 feet of the subject is
mostly floodplain, riparian area, Roaring Fork River. This area is basically
held in open space.
East: Single family residential in nature. This area includes the St. Finbar
subdivision and some exemptions. Lots range in size from 2 acres to 12
acres +/-. This area is generally built out.
South: Land use is varied. Uses include residential lots and light industrial
development. Specifically:
Residential lots ranging in size from three acres to a little bit more than 35
acres. These are partially developed.
One lot is relatively large, nearly 70 acres in size. There is a small office
on this property and the office is less than 1000 square feet in size.
COFFMAN RANCH COMMUNITY GATHERING 55
Light industrial properties. These include mini-storage with the lot size of
17.6 acres. IRMW II is a light industrial property that is slightly more than
35 acres in size. It has mixed uses from machinery storage to offices and
yard for a solid waste disposal company
2.Site Features. A description of site features such as streams, areas subject to
flooding, lakes, topography, vegetation cover etc.
Response: The subject property is located along the Roaring Fork River bottom
lands and has a large riparian and floodplains zone area. Site features are as
follows:
•Portion of the Roaring Fork River main channel
•floodplain and riparian area
•Wetlands and gold medal fishing as part of the Roaring Fork River.
•Extensive agricultural lands, more than half of the 141 acres are in pasture,
irrigated hay fields and associated agricultural uses. 2 ditches and a series of
laterals extend through most of this area.
•The Homestead area, which is characterized by the original ranch home and
2 small residential structures, a workshop, old dairy farm and storage area for
ag machinery. This is the area that is being upgraded with infrastructure
improvements, rehabilitation of the Gerbaz cottage and construction in the
near future of the Learning Lab, Community Kitchen and Pole Barn.
Eventually, there will the some associated AVLT offices and some affordable
housing. This comprises 10 acres (7.1% Of the property).
•Ecological surveys of the property show over 150 plant species including 15
tree and shrub species, 40 species of birds and 13 species of bats, 18
species of mammals and at least three types of fish habitat along the river
frontage.
•This property also serves as a critical migration corridor for species moving
from the river to the upland areas along the Crown and other hillside areas
South of the ranch property.
(Note: On the adjacent pages please see the Environmental Summary from the
Coffman Ranch Master Plan document and the Management Plan.)
3.Soil Characteristics:
Response: The subject property is subject to alluvial deposits, riparian areas,
ditches/streams and irrigated hay fields. The depth of the topsoil can range
anywhere from 1/2 foot to two to three feet in depth. Below that is found dense,
COFFMAN RANCH COMMUNITY GATHERING 56
ENVIRONMENTAL SUMMARY
Coffman Ranch features diverse ecosystems, including
riparian zones along the Roaring Fork River, a
Gold Medal Fishery, wetlands, and pastureland .
The ranch plays a crucial role in wildlife movement
corridors, both along the river and as part of an
elevational corridor from the adjacent BLM Crown
to the valley bottom . It supports a variety of species,
including federally threatened flora like the Ute
ladies’ tresses orchid and several state priority birds .
AVLT’s management strategy emphasizes holistic and
adaptive approaches to land use, aiming to enhance
biodiversity, soil health, and community engagement
while preserving the ranch’s ecological integrity
through a perpetual conservation easement held by
Pitkin County . The management of the ranch seeks to
balance agricultural practices with habitat restoration
and public access, ensuring the ranch serves as a model
for conservation efforts in the region .
ECOLOGY
The property is part of one of the largest remaining
blocks of high-quality, low- to mid-elevation, riparian
habitat in the Roaring Fork Watershed . Protecting,
enhancing, and restoring the biodiversity of this
historic floodplain is a priority in the vision for this
special place .
Through recent ecological assessments, wildlife
monitoring, and data collection, the ranch is a known
home to:
• 150 plant species, including six (6) rare species and
15 tree and shrub species
• Over 40 species of bird and 13 of bat (there are only
19 bat species in the state of Colorado)
• 18 species of mammals and one (1) amphibian
species
• Three (3) types of fish habitat along the Roaring
Fork River frontage
13 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 14
Figure 8: Site Ecology - Vegetative Communities
0 0 .04 0 .15 miles
Montane Wet Meadow
Palustrine Emergent Wetland
Palustrine Scrub Shrub Wetland
Remnant Riparian Forest
Rocky Mountain and Great Basin Montane Riparian Forest
Western Montane-Subalpine Riparian and Seep Shrubland
Intermountain Ruderal Grassland and Shrubland / Disturbed Ground
Coffman Ranch CE Parcel
Figure 9: Site Hydrology Map
Roaring Fork River Irrigation Ditches
Secondary Channel/ Backwater Feature
0 0 .04 0 .15 miles
COFFMAN RANCH COMMUNITY GATHERING 57
Figure 10: Ranch Plan
CR 100 0 150 300
1” = 150’
RANCH PLAN
Ecological Zone
Agricultural Zone
Restoration Zone
Public Access
Access Trail
Gathering Areas
LEGEND
Ranch View
Cottonwood Grove
Riverside
Ecological Zone
Guided Access
Ecological Zone
Guided Access
Agricultural
ZonePublic
Access
Ranch
Homestead
Agricultural
Zone
Ecological Zone
Guided Access
Restoration
Zone
23 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 24
MANAGEMENT PLAN
The following property zones describe the
overall use and management areas:
Ranch Homestead (10 acres): The Ranch
Homestead represents a cluster of residential
and agricultural buildings and infrastructure
located in the southwest portion of the property
near Catherine Store Road . This area covers
a footprint of approximately 10 acres and
encompasses the historic structures . The Ranch
Homestead will be publicly accessible .
Agricultural Zone: The Agricultural Zone
identifies open fields that cover most of the
property . They have been historically flood
irrigated and are dominated by typical pasture
grass species . This is the primary area where
historic livestock grazing and hay production
has occurred and will continue .
Ecological Zone: The Ecological Zone is a
relatively natural habitat comprised of riparian
woodlands, shrub lands, and wetlands with
small areas of ruderal areas identified for
restoration efforts .
Public Access (Trail) Corridor: The Public
Access Trail Corridor extends from the Ranch
Homestead to the Roaring Fork River . It
supports public river access .
COFFMAN RANCH COMMUNITY GATHERING 58
sandy and silty soil with gravel and cobble and then small rocks and boulders.
Groundwater was found at depths of two to three feet in the test pits that were dug.
The soil study was dated October 2025. The test pits were dug in the Homestead
area in the southwest part of the site This report is found as Exhibit D in the Section
4 – Miscellaneous Documents section of the application.
4. Geology and Hazard. A description of the geologic characteristics of the area
including any potential natural or man-made hazards, and the determination of what
effects such factors would have on the proposed use of land.
Response: A soils report has been put together for the project, mostly for the area
where construction may occur at the present time and in the future. A formal geotech
analysis has not been undertaken
as the geologic and natural hazards appear self-evident. Hazards are high
groundwater table, Roaring Fork River Floodplain and riparian areas.
Floodplain. There is an extensive floodplain along the northern portion of the
property, and this is shown on some of the materials included in the application.
Much of this information was taken from overall floodplain maps produced by FEMA
and county mapping sources. As one can see from the site plan, there is no
development that is projected to occur near the floodplain or riparian areas.
High Groundwater. The area is generally subject to high ground water because of
proximity to the Roaring Fork River. And groundwater is also high because of the
extended irrigation that occurs on more than half of the property. The groundwater
has been taken into account related to any potential development.
Fire Hazard. The area is included in Class 2 fire hazard area according to the
newly adopted Colorado Wildland Urban Interface fire standards (Colorado Wildfire
Resiliency Code Map). The Fire Marshall for the Carbondale and Rural Fire
Protection district has been contacted, and the project has been reviewed. He has
made some suggestions regarding circulation patterns in the Homestead area of the
property. The project will follow the Wildfire Resiliency Code.
It is our opinion that impact of all geologic and other hazards is minimal and has
been mitigated/meets all County and Federal standards.
5. Groundwater and Aquifer Recharge Areas. Evaluation of the relationship of the
subject parcel to floodplains, the nature of soils and subsoils and their ability to
adequately support waste disposal, the slope of land, effect of sewage effluents, and
the pollution of surface runoff, streamflow and groundwater.
COFFMAN RANCH COMMUNITY GATHERING 59
Response: Description of the physical site has been made a number of times in this
application. We believe that the impacts of the proposed land-use are nonexistent or
minimal.
Floodplain. The floodplain in the northern section of the property is of considerable
size. This area will not be touched except for irrigation improvements. No
development will occur near the floodplain or riparian areas.
Soils and Subsoils – These have the ability to adequately support waste disposal for
the project. The septic system is a mounded system and will be built in compliance
with all County regulations. A formal OWTS application has been submitted to the
County as part of a building permit application. A copy of the OWTS plan is included
as Exhibit C.
Wetlands. No construction is to take place near any wetlands area.
Slope of Land. No impact. There is no significant change in topography. The
property is relatively flat and slopes gently towards the north.
Pollution of surface runoff, streamflow and groundwater. Operations should not
cause additional pollution that would affect streamflow and groundwater. Proposed
Events/Gatherings with the exception of guided tours or activity to the floodplains
and wetlands area will generally occur in the Homestead area and in the vicinity of
the Pole Barn, Learning Lab and surrounding area. Most activities associated with
the gatherings will be inside or if they are outside people will be generally enjoying
themselves in a passive manner. Lot coverage with impermeable surfaces will be
kept to a minimum and the Community Gathering plan as well as any future uses will
involve an engineer and appropriate drainage will be addressed in any plans. Septic
is sized to accommodate proposed events. When any special events are held which
are large and outside of the Community Gathering Facilities, a special use permit will
be obtained, and additional facilities will be provided as necessary/required.
6. Environmental Impacts. Determination of the existing environmental conditions of
the parcel to be developed and the effect of development on those conditions,
including:
a. Determination of the long-term and short-term effect on flora and fauna;
Response - Flora and Fauna: Proposed construction will be taking place in the
Homestead area and will not have any effect on the flora. As noted in the
environmental summary plan (previously attached) There are 150 plant species,
including six rare species identified on the property. That protection plan should
preserve all of these.
COFFMAN RANCH COMMUNITY GATHERING 60
Future use of the property, including the Gathering Facility, will not have any
negative impact on any animal species. As previously stated, this property is a
critical migration route from the river of two areas on the crown and surrounding
areas. AVLT wants to and will preserve this Corridor,
b. Determination of the effect on designated environmental resources, including
critical wildlife habitat;
Response: As noted, project will stay out of Floodway and Wetland areas.
Physical development will not have a negative effect on any environmental
resources or critical wildlife habitat. And as we have discussed, rehabilitation of
property soils and irrigated lands is a priority for the owners.
c. Impacts on wildlife and domestic animals through creation of hazardous
attractions, alteration of existing native vegetation, blockade of migration routes,
use patterns, or other disruptions; and
Response: No significant impact foreseen. Alteration of existing vegetation will be
nonexistent or minimal –No attractive or hazardous nuisances are being created.
No migration routes are being blocked. No other disruptions should occur.
No “attractive “or hazardous nuisances are being constructed. Community
Event/Gatherings are relatively small and very transitory in nature.
d. Evaluation of any potential radiation hazard that may have been identified by the
state or County Health Departments.
Response: To our knowledge, no known radiation hazards have been identified
in this vicinity.
7. Nuisance. Impact to adjacent land from generation of vapor, dust, smoke, noise,
glare or vibration, or other emanations.
Response: The nature of Community Gathering Facility and its generally
educational orientation are such that no unusual vapor, glare or vibration should be
created. These are not industrial, semi-industrial or commercial in nature.
There should not be any undue noise produced or noise that violates county
standards. Anecdotally, the much larger special events that are held once or twice a
year have also not been a problem and to our knowledge there have been no
complaints provided to county departments or staff.
COFFMAN RANCH COMMUNITY GATHERING 61
We want to reemphasize that AVLT staff will be present at any gatherings, and their
supervision and presence should prevent any unnecessary nuisances from being
created.
8. Hours of Operation.
Events are held in daylight hours and do not occur after dark.
COFFMAN RANCH COMMUNITY GATHERING 62
EXHIBIT A
TITLE COMMITMENT
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: ABS63015960-6 Date: 08/31/2021
Property Address: 1837 COUNTY ROAD 100, CARBONDALE, CO 81623
Buyer/Borrower
AVLT COFFMAN RANCH LLC
Attention: SUZANNE STEPHENS, EXECUTIVE
DIRECTOR
Delivered via: Electronic Mail
SELLER'S SON
GREG COFFMAN
(623) 432-4099 (Cell)
ibarvee@gmail.com
Delivered via: Electronic Mail
Seller/Owner
COFFMAN NORTHSIDE RANCH LLLP
Attention: REX AND JOANN COFFMAN
1837 COUNTY ROAD 100
Carbondale, CO 81623
(623) 584-1700 (Work)
(970) 963-2375 (Work)
rexandjo4@q.com
Delivered via: Electronic Mail
Attorney for Seller
GARFIELD & HECHT, P.C.
Attention: DAVID MCCONAUGHY
901 GRAND AVE., SUITE 201
GLENWOOD SPRINGS, CO 81601
(970) 947-1936 (Work)
(970) 917-1937 (Work Fax)
dmcconaughy@garfieldhecht.com
Delivered via: Electronic Mail
SELLER'S SON
DOUG COFFMAN
(970) 963-1830 (Cell)
doug.7barx@gmail.com
Delivered via: Electronic Mail
Estimate of Title Fees
Order Number: ABS63015960-6 Date: 08/31/2021
Property Address: 1837 COUNTY ROAD 100, CARBONDALE, CO 81623
Seller(s): COFFMAN NORTHSIDE RANCH LLLP, A COLORADO LIMITED LIABILITY LIMITED
PARTNERSHIP
Buyer(s): AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY
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
"ALTA" Owner's Policy 06-17-06 $12,502.00
Deletion of Standard Exception(s)$100.00
Endorsement 110.1-06 $0.00
Tax Certificate $26.00
TOTAL $12,628.00
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 12/21/2012 under reception no. 828876
Garfield county recorded 06/06/2014 under reception no. 849968
Garfield county recorded 06/16/2009 under reception no. 769633
Garfield county recorded 05/28/2008 under reception no. 749270
Garfield county recorded 06/26/2007 under reception no. 726304 at book 1941 page 821
Plat Map(s):
Garfield county recorded 04/26/2010 under reception no. 785072
Copyright 2006-2026 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.
Property Address:
1837 COUNTY ROAD 100, CARBONDALE, CO 81623
1. Effective Date:
08/06/2021 at 5:00 P.M.
2. Policy to be Issued and Proposed Insured:
"ALTA" Owner's Policy 06-17-06
Proposed Insured:
AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY
COMPANY
$7,500,000.00
3. The estate or interest in the land described or referred to in this Commitment and covered herein is:
A FEE SIMPLE
4. Title to the estate or interest covered herein is at the effective date hereof vested in:
COFFMAN NORTHSIDE RANCH LLLP, A COLORADO LIMITED LIABILITY LIMITED PARTNERSHIP
5. The Land referred to in this Commitment is described as follows:
LOT 1,
DOUG COFFMAN SUBDIVISION,
RECORDED APRIL 26, 2010 AT RECEPTION NO. 785072,
IN THE RECORDS OF THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE,
COUNTY OF GARFIELD,
STATE OF COLORADO.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:ABS63015960-6
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: ABS63015960-6
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.
1. (THIS ITEM WAS INTENTIONALLY DELETED)
2. (THIS ITEM WAS INTENTIONALLY DELETED)
3. (THIS ITEM WAS INTENTIONALLY DELETED)
4. (THIS ITEM WAS INTENTIONALLY DELETED)
5. (THIS ITEM WAS INTENTIONALLY DELETED)
6. (THIS ITEM WAS INTENTIONALLY DELETED)
7. (THIS ITEM WAS INTENTIONALLY DELETED)
8. DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
COFFMAN NORTHSIDE RANCH LLLP, A COLORADO LIMITED LIABILITY LIMITED PARTNERSHIP AS A
LIMITED LIABILITY LIMITED PARTNERSHIP. THE STATEMENT OF AUTHORITY MUST STATE UNDER
WHICH LAWS THE ENTITY WAS CREATED, THE MAILING ADDRESS OF THE ENTITY, AND THE NAME
AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING,
ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF THE ENTITY
AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-172, CRS.
NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER.
9. (THIS ITEM WAS INTENTIONALLY DELETED)
10. WARRANTY DEED FROM COFFMAN NORTHSIDE RANCH LLLP, A COLORADO LIMITED LIABILITY
LIMITED PARTNERSHIP TO AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY
CONVEYING SUBJECT PROPERTY.
NOTE: THE LIMITED PARTNERSHIP AGREEMENT FOR COFFMAN NORTHSIDE RANCH LLLP, A
COLORADO LIMITED LIABILITY LIMITED PARTNERSHIP DISCLOSES REX ALLEN COFFMAN REVOCABLE
TRUST AND THE JOANN G. COFFMAN REVOCABLE TRUST AS THE GENERAL PARTNER AUTHORIZED
TO EXECUTE LEGAL INSTRUMENTS ON BEHALF OF SAID ENTITY.
NOTE: THE OPERATING AGREEMENT FOR AVLT COFFMAN RANCH LLC, A COLORADO LIMITED
LIABILITY COMPANY DISCLOSES SUZANNE STEPHENS AS THE MANAGER AUTHORIZED TO EXECUTE
LEGAL INSTRUMENTS ON BEHALF OF SAID ENTITY.
11. DULY EXECUTED AND ACKNOWLEDGED STATEMENT OF AUTHORITY SETTING FORTH THE NAME OF
AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY. THE STATEMENT OF
AUTHORITY MUST STATE UNDER WHICH LAWS THE ENTITY WAS CREATED, THE MAILING ADDRESS
OF THE ENTITY, AND THE NAME AND POSITION OF THE PERSON(S) AUTHORIZED TO EXECUTE
INSTRUMENTS CONVEYING, ENCUMBERING, OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY
ON BEHALF OF THE ENTITY AND OTHERWISE COMPLYING WITH THE PROVISIONS OF SECTION 38-30-
172, CRS.
NOTE: THE STATEMENT OF AUTHORITY MUST BE RECORDED WITH THE CLERK AND RECORDER.
REQUIREMENTS TO DELETE THE PRE-PRINTED EXCEPTIONS IN THE OWNER'S POLICY TO BE ISSUED
A. ITEMS 1-3 OF THE PRE-PRINTED EXCEPTIONS WILL BE DELETED.
B. UPON THE APPROVAL OF THE COMPANY AND THE RECEIPT OF A NOTARIZED FINAL LIEN
AFFIDAVIT, ITEM 4 OF THE PRE-PRINTED EXCEPTIONS, WILL BE AMENDED TO READ:
ITEM 4 OF THE PRE-PRINTED EXCEPTIONS IS DELETED AS TO ANY LIENS OR FUTURE LIENS
RESULTING FROM WORK OR MATERIAL FURNISHED AT THE SPECIFIC, DIRECT REQUEST, AND WITH
THE ACTUAL KNOWLEDGE OF COFFMAN NORTHSIDE RANCH LLLP, A COLORADO LIMITED LIABILITY
LIMITED PARTNERSHIP AND PROPERTY INVESTORS OF COLORADO, A MASSACHUSETTS BUSINESS
TRUST.
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY SHALL HAVE NO LIABILITY FOR ANY LIENS
ARISING FROM WORK OR MATERIAL FURNISHED AT THE SPECIFIC, DIRECT REQUEST, AND WITH THE
ACTUAL KNOWLEDGE OF AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY.
C. ITEM 5 OF THE PRE-PRINTED EXCEPTIONS WILL BE DELETED IF LAND TITLE GUARANTEE
COMPANY CONDUCTS THE CLOSING OF THE CONTEMPLATED TRANSACTION(S) AND RECORDS THE
DOCUMENTS IN CONNECTION THEREWITH.
D. UPON PROOF OF PAYMENT OF 2020 TAXES AND ASSESSMENTS, ITEM 6 OF THE PRE-PRINTED
EXCEPTIONS WILL BE AMENDED TO READ:
TAXES AND ASSESSMENTS FOR THE YEAR 2021 AND SUBSEQUENT YEARS.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: ABS63015960-6
All of the following Requirements must be met:
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. UNRECORDED EXISTING LEASES AND TENANCIES, IF ANY.
9. 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 ROARING FORK RIVER.
10. ANY INCREASE OR DECREASE IN THE AREA OF THE LAND AND ANY ADVERSE CLAIM TO ANY
PORTION OF THE LAND WHICH HAS BEEN CREATED BY OR CAUSED BY ACCRETION OR RELICTION,
WHETHER NATURAL OR ARTIFICIAL FOR THE ROARING FORK RIVER; AND THE EFFECT OF THE GAIN
OR LOSS OF AREA BY ACCRETION OR RELICTION UPON THE MARKETABILITY OF THE TITLE OF THE
LAND.
11. RIGHT OF THE PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM,
SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES HEREBY GRANTED,
AND A RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED
STATES, AS RESERVED IN UNITED STATES PATENT RECORDED APRIL 09, 1895, UNDER RECEPTION
NO. 18788 IN BOOK 12 AT PAGE 358.
12. UNDIVIDED ONE FOURTH INTEREST IN ALL OIL, GAS AND OTHER MINERALS LYING IN, ON OR UNDER
SUBJECT PROPERTY AS CONVEYED IN INSTRUMENT RECORDED NOVEMBER 24, 1958 UNDER
RECEPTION NO. 203497 IN BOOK 312 AT PAGE 390.
13. (THIS ITEM WAS INTENTIONALLY DELETED)
14. (THIS ITEM WAS INTENTIONALLY DELETED)
15. (THIS ITEM WAS INTENTIONALLY DELETED)
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: ABS63015960-6
16. EASEMENT GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC., FOR ELECTRIC TRANSMISSION
OR DISTRIBUTION LINE OR SYSTEM, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED
MARCH 11, 1981, UNDER RECEPTION NO. 312735 IN BOOK 567 AT PAGE 113.
17. TERMS, CONDITIONS AND PROVISIONS OF GARFIELD COUNTY RESOLUTION NO. 81-366 RECORDED
OCTOBER 10, 1981 AT RECEPTION NO. 322424 IN BOOK 587 AT PAGE 952.
18. (THIS ITEM WAS INTENTIONALLY DELETED)
19. (THIS ITEM WAS INTENTIONALLY DELETED)
20. TERMS, CONDITIONS AND PROVISIONS OF COOPERATIVE AGREEMENT FOR DAMAGE PREVENTION
FENCING RECORDED MARCH 20, 1995 AT RECEPTION NO. 475695 IN BOOK 934 AT PAGE 741.
21. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN AGREEMENT FOR EASEMENT WITH AT&T BROADBAND OF COLORADO RECORDED JUNE
06, 2002 UNDER RECEPTION NO. 604855 IN BOOK 1361 AT PAGE 74.
22. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN DEED OF
CONSERVATION EASEMENT IN GROSS BY AND BETWEEN REX A. AND JOANN G. COFFMAN TO AND
FOR THE BENEFIT OF ASPEN VALLEY LAND TRUST RECORDED DECEMBER 19, 2003 UNDER
RECEPTION NO. 643445 IN BOOK 1548 AT PAGE 734.
23. TERMS, CONDITIONS AND PROVISIONS OF QUIT CLAIM DEEDS RECORDED DECEMBER 19, 2003 AT
RECEPTION NO. 643444 IN BOOK 1548 AT PAGE 731, UNDER RECEPTION NO. 643446 IN BOOK 1548 AT
PAGE 762, RE-RECORDED FEBRUARY 25, 2004 UNDER RECEPTION NO. 647167 IN BOOK 1563 AT PAGE
844.
24. EASEMENT GRANTED TO HOLY CROSS ENERGY, FOR ELECTRIC TRANSMISSION OR DISTRIBUTION
LINE OR SYSTEM, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED MAY 03, 2004, UNDER
RECEPTION NO. 651471 IN BOOK 1584 AT PAGE 381.
25. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN GARFIELD
COUNTY RESOLUTION 2004-111 RECORDED NOVEMBER 09, 2004 UNDER RECEPTION NO. 663141 IN
BOOK 1638 AT PAGE 14.
26. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF COFFMAN RANCH SUBDIVISION EXEMPTION NORTH PARCEL PLAT RECORDED NOVEMBER 09,
2004 UNDER RECEPTION NO. 663142.
27. (THIS ITEM WAS INTENTIONALLY DELETED)
28. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN COMMON WELL
COVENANTS RECORDED NOVEMBER 09, 2004 UNDER RECEPTION NO. 663143 IN BOOK 1638 AT PAGE
27.
29. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN COVENANTS FOR
COFFMAN RANCH SUBDIVISION EXEMPTION NORTH PARCEL RECORDED NOVEMBER 09, 2004 UNDER
RECEPTION NO. 663144 IN BOOK 1638 AT PAGE 32.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: ABS63015960-6
30. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN AMENDED AND RESTATED DEED OF CONSERVATION EASEMENT IN GROSS BY AND
BETWEEN REX A. AND JOANN G. COFFMAN FOR THE BENEFIT OF ASPEN VALLEY LAND TRUST
RECORDED DECEMBER 16, 2004 UNDER RECEPTION NO. 665189 IN BOOK 1648 AT PAGE 34.
AMENDMENT AND CORRECTION TO AMENDED AND RESTATED DEED OF CONSERVATION EASEMENT
IN GROSS RECORDED JUNE 3, 2009 UNDER RECEPTION NO. 768988.
NOTE: SAID INSTRUMENT REQUIRES PAYMENT OF A 0.25% FEE PAID TO ASPEN VALLEY LAND TRUST
UPON SALE OF SUBJECT PROPERTY.
31. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN TRENCH, CONDUIT AND VAULT AGREEMENT WITH HOLY CROSS ENERGY RECORDED
AUGUST 05, 2005 UNDER RECEPTION NO. 679557 IN BOOK 1714 AT PAGE 125.
32. (THIS ITEM WAS INTENTIONALLY DELETED)
33. TERMS, CONDITIONS, PROVISIONS, BURDENS, EASEMENTS AND OBLIGATIONS AS SET FORTH IN
SPECIAL WARRANTY DEED FOR A 30 FOOT ACCESS UTILITY AND WELL EASEMENT RECORDED JUNE
26, 2007 UNDER RECEPTION NO. 726304 IN BOOK 1941 AT PAGE 821.
(THIS ITEM WAS INTENTIONALLY DELETED)
34. (THIS ITEM WAS INTENTIONALLY DELETED)
35. (THIS ITEM WAS INTENTIONALLY DELETED)
36. (THIS ITEM WAS INTENTIONALLY DELETED)
37. (THIS ITEM WAS INTENTIONALLY DELETED)
38. (THIS ITEM WAS INTENTIONALLY DELETED)
39. (THIS ITEM WAS INTENTIONALLY DELETED)
40. (THIS ITEM WAS INTENTIONALLY DELETED)
41. (THIS ITEM WAS INTENTIONALLY DELETED)
42. (THIS ITEM WAS INTENTIONALLY DELETED)
43. (THIS ITEM WAS INTENTIONALLY DELETED)
44. (THIS ITEM WAS INTENTIONALLY DELETED)
45. (THIS ITEM WAS INTENTIONALLY DELETED)
46. (THIS ITEM WAS INTENTIONALLY DELETED)
47. (THIS ITEM WAS INTENTIONALLY DELETED)
48. (THIS ITEM WAS INTENTIONALLY DELETED)
(THIS ITEM WAS INTENTIONALLY DELETED)
49. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF RANCH AT ROARING FORK PHASE III COMMON RECREATIONAL RESERVE AREA AND COFFMAN
RANCH NORTH PARCEL RECORDED SEPTEMBER 09, 2008 UNDER RECEPTION NO. 755354.
50. TERMS, CONDITIONS AND PROVISIONS OF GARFIELD COUNTY RESOLUTION 2010-02 RECORDED
JANUARY 19, 2010 AT RECEPTION NO. 780753.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: ABS63015960-6
51. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF DOUG COFFMAN SUBDIVISION RECORDED APRIL 23, 2010 UNDER RECEPTION NO. 785072.
52. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN NOMINEE
AGREEMENT BY AND BETWEEN REX ALLEN COFFMAN REVOCABLE TRUST AND THE JOANN G.
COFFMAN REVOCABLE TRUST AND COFFMAN NORTHSIDE RANCH LLLP, AS REFERENCED IN
CORRECTION BARGAIN AND SALE DEED RECORDED JUNE 06, 2014 UNDER RECEPTION NO. 849968.
(THIS ITEM WAS INTENTIONALLY DELETED)
53. MATTERS DISCLOSED ON IMPROVEMENT LOCATION CERTIFICATE PREPARED BY DAVID C.
NICHOLSON ON BEHALF OF SCARROW & WALKER, INC., CERTIFIED JULY 09, 2021, JOB NO. 08.110
SAID DOCUMENT STORED AS OUR IMAGE 37396704
A: FENCE IS NOT COINCIDENT WITH PROPERTY LINE.
B: EXCEPTION TO RIGHTS FOR UTILITIES WITHOUT THE BENEFIT OF A RECORDED EASEMENT.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: ABS63015960-6
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:
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
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)
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate(A)
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.
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
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 Insurance 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
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.
“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)
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
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.
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)
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)
EXHIBIT B
COFFMAN RANCH MASTER PLAN – SELECTED PAGES
ENVIRONMENTAL SUMMARY
Coffman Ranch features diverse ecosystems, including
riparian zones along the Roaring Fork River, a
Gold Medal Fishery, wetlands, and pastureland .
The ranch plays a crucial role in wildlife movement
corridors, both along the river and as part of an
elevational corridor from the adjacent BLM Crown
to the valley bottom . It supports a variety of species,
including federally threatened flora like the Ute
ladies’ tresses orchid and several state priority birds .
AVLT’s management strategy emphasizes holistic and
adaptive approaches to land use, aiming to enhance
biodiversity, soil health, and community engagement
while preserving the ranch’s ecological integrity
through a perpetual conservation easement held by
Pitkin County . The management of the ranch seeks to
balance agricultural practices with habitat restoration
and public access, ensuring the ranch serves as a model
for conservation efforts in the region .
ECOLOGY
The property is part of one of the largest remaining
blocks of high-quality, low- to mid-elevation, riparian
habitat in the Roaring Fork Watershed . Protecting,
enhancing, and restoring the biodiversity of this
historic floodplain is a priority in the vision for this
special place .
Through recent ecological assessments, wildlife
monitoring, and data collection, the ranch is a known
home to:
• 150 plant species, including six (6) rare species and
15 tree and shrub species
• Over 40 species of bird and 13 of bat (there are only
19 bat species in the state of Colorado)
• 18 species of mammals and one (1) amphibian
species
• Three (3) types of fish habitat along the Roaring
Fork River frontage
13 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 14
Figure 8: Site Ecology - Vegetative Communities
0 0 .04 0 .15 miles
Montane Wet Meadow
Palustrine Emergent Wetland
Palustrine Scrub Shrub Wetland
Remnant Riparian Forest
Rocky Mountain and Great Basin Montane Riparian Forest
Western Montane-Subalpine Riparian and Seep Shrubland
Intermountain Ruderal Grassland and Shrubland / Disturbed Ground
Coffman Ranch CE Parcel
Figure 9: Site Hydrology Map
Roaring Fork River Irrigation Ditches
Secondary Channel/ Backwater Feature
0 0 .04 0 .15 miles
Figure 10: Ranch Plan
CR 100 0 150 300
1” = 150’
RANCH PLAN
Ecological Zone
Agricultural Zone
Restoration Zone
Public Access
Access Trail
Gathering Areas
LEGEND
Ranch View
Cottonwood Grove
Riverside
Ecological Zone
Guided Access
Ecological Zone
Guided Access
Agricultural
ZonePublic
Access
Ranch
Homestead
Agricultural
Zone
Ecological Zone
Guided Access
Restoration
Zone
23 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 24
MANAGEMENT PLAN
The following property zones describe the
overall use and management areas:
Ranch Homestead (10 acres): The Ranch
Homestead represents a cluster of residential
and agricultural buildings and infrastructure
located in the southwest portion of the property
near Catherine Store Road . This area covers
a footprint of approximately 10 acres and
encompasses the historic structures . The Ranch
Homestead will be publicly accessible .
Agricultural Zone: The Agricultural Zone
identifies open fields that cover most of the
property . They have been historically flood
irrigated and are dominated by typical pasture
grass species . This is the primary area where
historic livestock grazing and hay production
has occurred and will continue .
Ecological Zone: The Ecological Zone is a
relatively natural habitat comprised of riparian
woodlands, shrub lands, and wetlands with
small areas of ruderal areas identified for
restoration efforts .
Public Access (Trail) Corridor: The Public
Access Trail Corridor extends from the Ranch
Homestead to the Roaring Fork River . It
supports public river access .
COFFMAN RANCH CORE PLAN
09/19/2024NORTH020 40 80
DESIGN WORKSHOP
Landscape Architecture · Land Planning · Urban Design · Tourism Planning
1 2 0 E a s t M a i n S t r e e t · A s p e n , C O 8 1 6 1 1 - 1 7 8 7 · 9 7 0 - 9 2 5 - 8 3 5 4
11/11/2024
1
4
7
9
98
10
12
6
5
3
11
2
RANCH ROAD
PATHWAY
11
13
15
14
TRAIL CONNECTION
TO RIO GRANDE
RANCH ROA
D
CR 100 / CATHERINE STORE ROAD
RA
N
C
H
R
O
A
D
TR
A
I
L
Figure 11: Ranch Homestead Plan
0 40 80
1” = 40’
LEGEND
Proposed Structure
Existing Structure
Gerbaz Cottage
Learning Lab
Barn Yard
Historic Dairy Barn
Pole Barn
Children’s Garden
Historic Cabin
AVLT ORces
Future Potential
Housing
Ranch Shop
Agriculture Buildings
High Tunnel
Community Kitchen
Trailhead
Historic Cattle Chute
1
2
3
4
RANCH HOMESTEAD PLAN
The proposed Ranch Homestead area improvements are informed by
orienting new structures to expansive views, maintaining the working
ranch functions, and highlighting key opportunities for visitors to
interact with natural features, historic artifacts, and other elements .
6
5
7
11
12
13
14
15
10
9
8
29 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 30
SITE ACTIVATION
ACCESS
Opening the site to the public requires widening the
existing driveway to accommodate the passing of bi-
directional vehicles and to facilitate the movement of
large and oversized vehicles, including stock trailers,
school buses, and fire apparatus . A visitor parking
area is provided at the trailhead to accommodate
daily visitors, and overflow parking areas are indicated
for larger gatherings that may occur . In addition,
back-of-house parking areas are provided adjacent to
future uses such as offices and ranch operations . A bus
parking space is provided in front of the multi-purpose
building .
Ranch roads will largely exist as they do today – two-
track roads that enable the movement of agricultural
vehicles and serve as cues to the public of non-
accessible driving routes .
Access to the site by bicycle is encouraged where
feasible via the Rio Grande Trail, requiring a crossing
across County Road 100 . A pathway is planned along
the east side of the driveway to separate pedestrians
and bicyclists from vehicular traffic . Trail and
driveway improvements are designed to minimize
disturbance beneath the existing cottonwood stand
along the driveway, in order to preserve these mature
trees .
CIRCULATION
A trail system will identify areas of access throughout
the property . Per the terms of the ranch’s conservation
easement, trails shall not exceed four feet in width
outside of the activity envelope . Formalized trails
are assumed to be four feet in width and to utilize
materials and construction that limit erodibility,
such as gravel surfaces, culverts to direct seasonal
fluctuations in drainage, and low-impact boardwalks
where required . Seasonally maintained mown trails
may also be incorporated to route visitors around
sensitive areas . Trails will be designed to be universally
accessible to the best degree possible providing safe and
welcoming experience .
RANCH OPERATIONS
Workshop and workspace areas will be maintained to
support the operations of the ranch, and also to serve
as public reminders to the working history and nature
of the property .
A new ranch maintenance and operations facility is
envisioned to the west of the ranch homestead . This
will be a location for vehicle maintenance and covered
equipment storage . This site may also be expanded
to support agricultural activities, including the
construction of greenhouses and production gardens .
ART AND PLAY
The ranch is able to host a range of temporary and
public features that provide educational opportunities,
feature art, support visitor comfort, and enhance the
guest experience of site exploration . These may include:
• Interactive educational displays
• Areas for resting and observation (bird blinds,
observation platforms, shade structures, benches,
and meditative spaces)
• Outdoor learning spaces / classrooms
• Play features
SIGNAGE AND WAYFINDING
A signage and wayfinding plan will direct the public
in how to use and access the various activity zone
areas, providing guidance to public and guided access
areas within the property . The signage plan will
evaluate areas of sensitivity and communicate seasonal
restrictions . Signage at the public entry points,
trailheads, and significant junctions will improve
visitor wayfinding and set expectations for allowed
uses and behaviors throughout the ranch .
Opportunities for educational signage will be made
throughout the visitor experience to tell the story of
the ranch and its surroundings .
HOLISTIC CONSIDERATIONS
ACCESSIBILITY:
Ensure areas are accessible to visitors, including
people with mobility issues and disabilities .
SUSTAINABILITY:
Restore, redevelop, and build with sustainable
practices in maintenance and operations .
COMMUNITY ENGAGEMENT:
Involve local historians, community members,
and stakeholders in planning and execution
phases .
FUNDING AND PARTNERSHIPS:
Seek historic preservation grants, private
funding, professional partnerships, and
community support to fund preservation efforts .
47 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 48
Figure 24: Pole Barn
Sliding barn doors provide shade and wind protection and can be opened for fuller views .
49 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 50
Source: CCY Architects
Figure 25: Welcome Porch
Figure 26: Learning Lab Covered Porch Arrival
51 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 52
PROJECT PROGRAM
LEARNING LAB 1,930 SQFT
Community / Conference Room 1,260
Library/Learning Space
Public Restrooms 350
Entry Vestibule/Mudroom 180
Mech ./AV 140
Office 150
HISTORIC DAIRY BARN 900 SQFT
Historic Ranching Museum and
interpretive experience
POLE BARN 3,200 SQFT
Event Space
COMMUNITY KITCHEN 670 SQFT
Working Kitchen 435
Storage 85
Restroom 45
Loading/Storage 105
AVLT OFFICES 4,000 SQFT
Office Space
Conference Rooms
Meeting Space
ON SITE HOUSING 8,960 SQFT
Residential Building 1-2 Units 3,000
Residential Building 2-6 Units 5,000
Cottage 960
RANCH SHOP AND
MAINTENANCE YARD 1,500 SQFT
TBD
EXISTING STRUCTURES
Rex’s Workshop 435
Coffman House 2,076
Historic Log Shed 45
Chicken Coop 105
Historic Log Cabin 600
Grain Silo
Gas Tanks
Shed
Source: CCY Architects
Figure 27: Bird’s Eye View
53 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 54
Source: CCY Architects
55 | COFFMAN RANCH MASTER PLAN COFFMAN RANCH MASTER PLAN | 56
PHASING
FUNCTIONAL SPACE TOTAL BUILDING
SQ FT
PHASE 0
Acquisition, Ecological Baseline, Conservation Easement, Master Plan
PHASE 1
Underground and Surface Site Work
Driveway permit and regrade entry / exit to CR100
Move and reconstruct cattle chute
Drill for new water source / test well
Demo Loafing Shed
Demo West Corral Shed
Utilities: Underground trenching for water and electric
Driveway and parking widening and resurfacing
Grading in West Corral and Pole Barn building site
Utilities: New leach field in front pasture
Utilities: Upgrade septic tank at Gerbaz Cottage
PHASE 2
Initial Building Projects
Stabilize and restore Dairy Barn 900
Build Pole Barn 3,200
Build Learning Lab 1,930
Build Community Kitchen 670
Build Ranch Shop and agricultural buildings and gardens 1,500
PHASE 3
Future Building Projects
Design and build AVLT Office 4,000
Design and build housing for staff and partners 8,960
Renovate Historic Cabin 600
Covered parking with solar
0 40 80
1” = 40’Figure 28: Phasing Diagram
PHASING PLAN
Phase 1
Phase 2
Phase 3
LEGEND
Table 1: Phasing Table
EXHIBIT C
OWTS PLAN
129 Cains Lane
Carbondale, CO 81623
970.309.5259
carla.ostberg@gmail.com
April 12, 2026 Project No. C1999
Jeff Davlyn
jeff@avlt.org
Subsurface Investigation and Onsite Wastewater Treatment System Design
Coffman Ranch
1837 CR 100
Garfield County, Colorado
Jeff,
CBO Inc. performed a subsurface investigation and completed an onsite wastewater treatment system
(OWTS) design for the subject property. The 140.636-acre property is located outside of Carbondale, in
an area where OWTSs and wells are necessary. Modifications have been made to our proposed
distribution and dosing to the mounded sand filter from our original design documents dated February 20,
2026. Those should be discarded and replaced with these documents.
Legal Description: Section: 36 Township: 7 Range: 88 Subdivision: DOUG COFFMAN SUBDIVISION Lot:
1 CONSERVATION EASEMENT, 140.636 ACRES
Parcel ID: 2393-363-21-001
SITE CONDITIONS The property is currently developed with three residences and several agricultural buildings. Under
Aspen Valley Land Trust (AVLT) their implementation of a master plan will be to “honor and preserve the
site’s rich ranching tradition while initiating regenerative agricultural practices providing space for outdoor
education, public access, community-centered food production…”
OWTS infrastructure will be necessary as part of the re-development process. A clustered system sized
to accommodate 2000 gallons per day (GPD) is proposed. Gerbaz Cottage, Multi-Purpose Building, and
Commercial Kitchen will all be served by the proposed OWTS.
There is an existing OWTS serving the Gerbaz Cottage. This system will be properly abandoned.
A private well will serve potable water to several structures on the property. The well is located northeast
of the commercial kitchen. The well is located greater than 50-feet from the proposed septic tanks and
greater than 180-feet 1 from the proposed soil treatment area (STA).
The proposed soil treatment area (STA) location has an approximate 2 to 3 percent slope to the
northwest. The proposed area is vegetated with native grasses.
There should be no traffic or staging of material over the future STA site to avoid compaction of soils
prior to construction of the STA.
1 OWTS Regulation 43, Table 7-1, note 3 “Add eight feet additional distance for each 100 gallons per day of
design flows between 1,000 and 2,000 gallons per day…”
Page 2
SUBSURFACE
The subsurface was investigated on September 3, 2025 by digging two soil profile test pit excavations (Test
Pits). A visual and tactile soil analysis was completed by Carla Ostberg at the time of excavation.2
The materials encountered in Test Pit #1 consisted of dark brown loamy topsoil to 4.0-feet, underlain by
sand and gravels to a maximum depth explored of 4.5-feet. Moisture levels in the soil increase at
approximately 2.0-feet. Groundwater was encountered at approximately 4.0-feet.
The materials encountered in Test Pit #2 consisted of dark brown loamy topsoil to 2.0-feet, underlain by
sand and gravels to a maximum depth explored of 4.0-feet. Groundwater entered the test pit at
approximately 2.0-feet.
The soils below the topsoil are classified as Soil Type R-0. Groundwater is estimated at 2.0-feet below
grade. A pressure-dosed, mounded, unlined sand filter with 3.0-feet of sand filter material (Secondary
Sand) is proposed. A long-term acceptance rate (LTAR) of 0.8 gallons per square foot will be used
to design the STA.
Test Pit #1
Test Pit #2
2 Carla Ostberg holds a Certificate of Attendance and Examination from the CPOW Visual and Tactile
Evaluation of Soils Training.
Page 3
DESIGN SPECIFICATIONS The existing OWTS serving the Gerbaz Cottage will be properly abandoned by pumping the septic tank
and removing it or crushing the top, bottom, and sides and filling in the void with onsite materials. The
existing STA will be abandoned in place.
Design Calculations:
Average Design Flow = 2000 GPD
LTAR = 0.8 GPD/SF
2000 GPD / 0.8 GPD/SF = 2500 SF
(2) 12’ x 104.5’ pressure-dosed, unlined, mounded sand filters
The Gerbaz Cottage, Multi-Purpose Building, and Commercial Kitchen will be served by the proposed
OWTS. A break-down of fixtures, number of people, and proposed uses will be provided by AVLT. An
average daily wastewater flow of 2000 GPD will be used.
For the purposes of this OWTS design, Benchmark Elevation at grade 6229’ has been established as
100’ (Finished Floor of the Commercial Kitchen). CBO Inc. should be notified of any discrepancies or
problems with grade elevations of proposed components during installation of the OWTS.
OWTS Component Minimum Elevation
Primary Tank Inlet Invert Approximate horizontal distance 18’ from Gerbaz
Cottage / min. 2% fall / min. 4.5” fall / 205’ to next
septic tank / min. 1% fall / min. 25.625” fall
Approximate horizontal distance 75’ from Muti-
Purpose Building / min. 2% fall / min. 18.75” fall
Approximate horizontal distance 28’ from
Commercial Kitchen / min. 2% fall / min. 6.75” fall
/ 130’ to next septic tank / min. 1% fall / min.
16.25” fall
Automatic Distributing Valve Approximate horizontal distance 303’ / min. 1% rise
/ min. 37.875” rise
Infiltrative Surface Approximate horizontal distance 60’ to furthest bed
/ min. 1% fall to STA / min. 7.5” fall
*Elevations are based upon standard OWTS installation practices. Component elevations may change during
installation due to site conditions. Minimum grade refers to piping between components.
Gerbaz Cottage:
The 4-inch sewer line exiting the structure must have a double-sweep clean out and a minimum 2%
grade to the septic tank. A 1000-gallon, two-compartment septic tank with an Orenco® Biotube effluent
filter must be installed. Effluent will gravity flow from the septic tank to the clustered septic tanks to the
north. The sewer line between the septic tanks must have a minimum 1% grade. A clean out must be
installed at least every 100-feet. Where the sewer line crosses the water line, it must be properly
encased. See Encasement Detail W3.0/1.
Commercial Kitchen:
The 4-inch sewer line exiting the structure must have a double-sweep clean out and a minimum 2%
grade to the septic tank. A 1000-gallon, two-compartment septic tank with an Orenco® Biotube effluent
filter to serve domestic wastewater such as toilets and lavatories must be installed. An additional 1000-
gallon, two-compartment grease interceptor must be installed to serve wastewater from fixtures in the
kitchen. Effluent will gravity flow from the septic tank to the clustered septic tanks to the west. The
Page 4
sewer line between the septic tanks must have a minimum 1% grade. A clean out must be installed at
least every 100-feet.
Multi-Purpose Building:
The 4-inch sewer line exiting the structure must have a double-sweep clean out and a minimum 2%
grade to the clustered septic tanks to the north.
The clustered septic tanks to the north will include a 2000-single-compartment septic tank followed by a
2000-gallon, two-compartment septic tank with an Orenco® Biotube effluent filter. A 500-gallon, single-
compartment pump chamber with an Orenco® Biotube Pump Vault and duplexing Orenco® PF3005
pumps must also be installed.
Sewer lines must be minimum SDR-35 unless they are in an area subject to traffic which requires
minimum Schedule 40. We are providing specifications for septic tanks; however, any state-approved
poly or concrete septic tank may be substituted. All septic tanks installed in an area subject to traffic
must be traffic rated with proper traffic rated risers and lids. Septic tanks must be anchored based on
anchoring parameters, with all anti-buoyancy recommendations followed based on depth of groundwater
and depth of cover over septic tanks.
The floats should be set to dose approximately 83 gallons each pump cycle, allowing approximately 32
gallons of drain back. The control panel for the pump must be located within line of sight of the septic tank.
An electrician will be responsible for wiring the pumping system and the contractor will be responsible for
connecting the plumbing. This office should be contacted for start up of the system to verify its functioning
and to perform a squirt test prior to use of the system.
Pump Table
Dose Range (3 to 5 times pipe
volume after valve)
Max = 87 gal. (11 gal x 5 + 32 gal
drain back)
Min. 65 gal. (11 gal x 3) + 32 gal
drain back
Dose Setting 83 gallons/dose 32 gallons drain back (302’ / 1.5”
diameter pump line)
Float Separation 500 gallon, single-compartment
Valley Precast concrete septic
tank
8” on/off float separation
Pump Criteria 17.9 gallons per minute (GPM) 22.9 feet total dynamic head
(TDH)
Sewer lines must be minimum SDR-35 or if they are in an area subject to traffic, they must be Schedule
40.
Effluent will be pressure dosed through a 1.5-inch diameter pump lines to mounded, unlined sand filter beds.
Two mounded sand filters will each measure 12’ x 104.5’. The excavation for the sand filters will begin 1.0-
foot below native grade. A minimum of 3-feet of sand filter material will be installed in the over-excavated
footprint, resulting in 2-feet of sand filter material extending above native grade. Sand filter material must be
clean, coarse sand, all passing a screen having four meshes to the inch. The sand must have an effective
size between 0.15 and 0.60 mm. The uniformity coefficient must be 7.0 or less. Material meeting ASTM 33,
for concrete sand, with three percent or less fines passing 200 mesh sieve may be used. A gradation of
the sand media must be provided.
Effluent will be pumped through 1.5-inch diameter pump lines from the pump chamber to two Orenco®
automatic distributing valves (ADVs), model 6404. These pump lines must have a minimum 1% grade for
proper drain back into the tank after each pump cycle. Where the pump lines cross the water line, they
must be properly encased. See Encasement Detail W3.0/1.
Page 5
The ADVs must be placed at a high point in an insulated riser with access from grade. Screened rock must
be placed below the ADV to support the ADV and to assure the clear pipes exiting the ADV remain visible for
future inspection and maintenance.
Each lateral will be connected with a solid, 1.5-inch diameter Schedule 40 pipe (see W3.0/1 Mounded Sand
Filter Plan). Orifices should begin approximately 1-foot from the edge of the sand filter. Orifices must be
5/32-inch diameter facing down, spaced 4-feet on center, installed on the GeoMat™ with the gray
proprietary filter fabric over the laterals. Four 39” wide GeoMat™ must be placed on the 12-foot wide bed.
All material associated with the GeoMat™ installation must be proprietary products associated with the
GeoMat™, including orifice shields and geotextile fabric. Manufacturer instructions must be followed
regarding installation of the GeoMat™.
Each 1.5-inch diameter lateral must end in a sweeping ell facing up with a ball valve for flushing. The
same size orifice should be drilled in the screw on caps of the flushing valves so a squirt test can be
performed. Laterals must be covered by the gray Geomat™ soil separation fabric and at least 1-foot of
topsoil or other suitable soil able to support vegetative growth. There shall be no cobble-sized (2.5”) or
greater rock in final cover over the GeoMat™. Inspection ports must be placed into the sand filter material
on each corner of the beds.
The mound must have a minimum 3:1 slope (horizontal:vertical); therefore, the basal area will extend
approximately 9-feet beyond the sand filter on all sides (with a mound height of approximately 3-feet above
native grade). Soils in the sloped perimeter areas of the mound must be well draining and able to support
vegetative growth. This soil must be approved by this office prior to installation. The mound must be
crowned in a manner to promote drainage off the STA.
COMPONENT SPECIFICATIONS
The component manufacturers are typical of applications used by contractors and engineers in this area.
CBO Inc. must approve alternative components prior to installation of the OWTS. Requests must
be submitted, in writing, to our office for approval prior to installation. Component technical data
sheets are available upon request.
COMPONENT MANUFACTURER MODEL NO. COMMENTS
Septic Tanks Valley Precast Item # 1000T-2CP
Item # 2000T-1CP
Item # 2000T-2CP
Item # 500T-1CP-HH
Gerbaz Cottage and
Commercial Kitchen
Clustered Tanks
Grease Interceptor Valley Precast Item # 1000T-GI Grease interceptor to
handle only waste from
kitchen fixtures
Pumps Orenco® PF300511 ½ HP
120 Volt
(2) pumps
Biotube ProPak Pump Package Orenco® BPP30DD Vault (may need larger vault than comes in ProPak), Filter Control Panel Orenco® Duplexing Control Panel MVP 1/2DM Ability to set timed dosing (MVP)
Tank Risers and Lids Orenco®
Valley Precast
Double-walled PVC Risers and Lids (24” diameter) Concrete and cast iron if traffic rated are needed Deadmen Valley Precast For anchoring (weight needed dependent on groundwater level and burial depth) ADV Orenco® V6404A (2) ADVs
Page 6
1.5” Inlet and Outlets
ADV Riser and Lid Orenco® Double-walled PVC Risers
and Lids (30” diameter) Flushing Assembly Orenco® 1.5” diameter (2) 45° or 90° long sweep only (8 total) GeoMat™ GeoMatrix Systems, LLC 39” wide GeoMat™ 836’ 39” wide GeoMat™ and 200 orifice shields
Construction must be according to the jurisdiction’s adopted On-Site Wastewater Treatment System
Regulations, the OWTS Permit, and this design.
PERMIT APPLICATION INSTRUCTIONS
An OWTS Permit Application must be submitted to Garfield County Environmental Health Department.
https://www.garfield-county.com/environmental-health/filesgcco/sites/16/OWTS-Application-Complete-
Packet-Dec.-2019.pdf. If the OWTS Permit Application will be submitted with a Building Permit
Application, it should be submitted directly to Garfield County Building Department.
All questions regarding permit submission can be directed to Garfield County Environmental Health
Department, 970-945-6614 x8150.
VALIDITY PERIOD OF DESIGN DOCUMENTS
This design is valid for submission of an application for permitting for two (2) years from the date of the
design packet or upon a change in the county OWTS Regulation that could impact compliance with code
requirements. Continued use beyond this period or following a change in the regulation is not
recommended without review and update of design documents.
INSTALLATION CONTRACTOR
CBO Inc. expects that the installer be experienced and qualified to perform the scope of work outlined in this
design. The installer must review this design thoroughly and coordinate with our office in advance of
installation. Any additional conditions in this design or county permit must be completed and documented
prior to final approval of the OWTS installation. Communication between the installer and this office is
expected throughout the installation.
INSTALLATION OBSERVATIONS CBO Inc. must view the OWTS during construction. The OWTS observation should be performed before
backfill, after placement of OWTS components. Septic tanks, distribution devices, pumps, dosing
siphons, and other plumbing, as applicable, must also be observed. CBO Inc. should be notified 48 hours
in advance to observe the installation.
In an effort to improve the accuracy of the record drawing, we request that the installer provide a
sketch of the installation, including path of the sewer lines, water line installation (if applicable),
septic tank location, STA location, and measurements from building corners or another fixed
objects on the property. This sketch is most easily provided on Sheet W2.0 of the OWTS Design
Packet. Photographs of the installation and final cover are also requested to supplement our installation
documentation.
REVEGETATION REQUIREMENTS
An adequate layer of good quality topsoil capable of supporting revegetation shall be placed over the entire
disturbed area of the OWTS installation. A mixture of native grass seed that has good soil stabilizing
Page 7
characteristics (but without taproots), provides a maximum transpiration rate, and competes well with
successional species. No trees or shrubs, or any vegetation requiring regular irrigation shall be placed over
the STA. Until vegetation is reestablished, erosion and sediment control measures shall be implemented
and maintained on site. The owner of the OWTS shall be responsible for maintaining proper vegetation
cover.
OPERATION INFORMATION AND MAINTENANCE
The property owner shall be responsible for the operation and maintenance of each OWTS servicing the
property. The property owner is responsible for maintaining service contracts for manufactured units,
alternating STAs, and any other components needing maintenance.
Geo-fabrics or plastics should not be used over the STA. No heavy equipment, machinery, or materials
should be placed on the backfilled STA. Machines with tracks (not wheels) should be used during
construction of the STA for better weight distribution. Livestock should not graze on the STA. Plumbing
fixtures should be checked to ensure that no additional water is being discharged to OWTS. For example, a
running toilet or leaky faucet can discharge hundreds of gallons of water a day and harm a STA.
If an effluent filter or screen has been installed in the OWTS, we recommend this filter or screen be cleaned
annually, or as needed. If the OWTS consists of a pressurized pump system, we recommend the laterals be
flushed annually, or as needed.
The homeowner should pump the septic tank every two years, or as needed gauged by measurement of
solids in the tank. Garbage disposal use should be minimized, and non-biodegradable materials should not
be placed into the OWTS. Grease should not be placed in household drains. Loading from a water softener
should not be discharged into the OWTS. No hazardous wastes should be directed into the OWTS.
Mechanical room drains should not discharge into the OWTS. The OWTS is engineered for domestic waste
only.
Page 8
ADDITIONAL CONSTRUCTION NOTES If design includes a pump, weep holes must be installed to allow pump lines to drain to minimize risk of
freezing. The pump shall have an audible and visual alarm notification in the event of excessively high-
water conditions and shall be connected to a control breaker separate from the high-water alarm breaker
and from any other control system circuits. The pump system shall have a switch so the pump can be
manually operated.
Excavation equipment must not drive in the excavation of the STA due to the potential to compact soil.
Extensions should be placed on all septic tank components to allow access to them from existing grade.
Backfill over the STA must be uniform and granular with no material greater than minus 3-inch.
LIMITS: The design is based on information submitted. If soil conditions encountered are different from conditions
described in this report, CBO Inc. should be notified. All OWTS construction must be according to the
county regulations. Requirements not specified in this report must follow applicable county regulations.
The contractor should have documented and demonstrated knowledge of the requirements and
regulations of the county in which they are working. Licensing of Systems Contractors may be required
by county regulation.
Please call with questions.
Sincerely,
CBO Inc.
Carla Ostberg, MPH, REHS
Pump Selection for a Pressurized System - Commerical Project
Coffman Ranch 4 12 26
Parameters
Discharge Assembly Size
Transport Length Before Valve
Transport Pipe Class
Transport Line Size
Distributing Valve Model
Transport Length After Valve
Transport Pipe Class
Transport Pipe Size
Max Elevation Lift
Manifold Length
Manifold Pipe Class
Manifold Pipe Size
Number of Laterals per Cell
Lateral Length
Lateral Pipe Class
Lateral Pipe Size
Orifice Size
Orifice Spacing
Residual Head
Flow Meter
'Add-on' Friction Losses
1.25
302
40
1.50
6404
5
40
1.50
5
0
40
1.50
4
102
40
1.50
5/32
4
5
None
0
inches
feet
inches
feet
inches
feet
feet
inches
feet
inches
inches
feet
feet
inches
feet
Calculations
Minimum Flow Rate per Orifice
Number of Orifices per Zone
Total Flow Rate per Zone
Number of Laterals per Zone
% Flow Differential 1st/Last Orifice
Transport Velocity Before Valve
Transport Velocity After Valve
0.68
26
17.9
1
6.6
2.8
2.8
gpm
gpm
%
fps
fps
Frictional Head Losses
Loss through Discharge
Loss in Transport Before Valve
Loss through Valve
Loss in Transport after Valve
Loss in Manifold
Loss in Laterals
Loss through Flowmeter
'Add-on' Friction Losses
2.2
6.1
3.7
0.1
0.0
0.8
0.0
0.0
feet
feet
feet
feet
feet
feet
feet
feet
Pipe Volumes
Vol of Transport Line Before Valve
Vol of Transport Line After Valve
Vol of Manifold
Vol of Laterals per Zone
Total Vol Before Valve
Total Vol After Valve
31.9
0.5
0.0
10.8
31.9
11.3
gals
gals
gals
gals
gals
gals
17.9
22.9
gpm
feet
0 5 10 15 20 25 30 35 40
0
50
100
150
200
250
300
Net Discharge (gpm)
PumpData
PF3005 High Head Effluent Pump
30 GPM, 1/2HP
115/230V 1Ø 60Hz, 200V 3Ø 60Hz
PF3007 High Head Effluent Pump
30 GPM, 3/4HP
230V 1Ø 60Hz, 200/460V 3Ø 60Hz
PF3010 High Head Effluent Pump
30 GPM, 1HP
230V 1Ø 60Hz, 200/460V 3Ø 60Hz
PF3015 High Head Effluent Pump
30 GPM, 1-1/2HP
230V 1Ø 60Hz, 200/230/460V 3Ø 60Hz
Legend
System Curve:
Pump Curve:
Pump Optimal Range:
Operating Point:
Design Point:
Gar eld County, CO
Developed by
Account Number R082590
Parcel Number 239336321001
Acres 141
Land SqFt 0
Tax Area 011
Mill Levy 74.4140
Physical Address 1837 100 COUNTY RD
CARBONDALE 81623
Owner Address AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
Total Actual Value $0 Last 2 Sales
Date Price
8/31/2021 $6,500,000
n/a $
Date created: 10/19/2025
Last Data Uploaded: 10/17/2025 10:30:33 PM
2,468 ft
Overview
Legend
Parcels
Roads
Parcel/Account
Numbers
Owner Name
Lakes & Rivers
County Boundary
Line
View Map
AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
Building #1
Units 1
Summary
Account R082590
Parcel 239336321001
Property
Address
1837 100 COUNTY RD, CARBONDALE, CO 81623
Legal
Description
Section: 36 Township: 7 Range: 88 Subdivision: DOUG COFFMAN
SUBDIVISION Lot: 1 CONSERVATION EASEMENT, 140.636 ACRES
Acres 140.636
Land SqFt 0
Tax Area 11
Mill Levy 74.4140
Subdivision DOUG COFFMAN SUBDIVISION
Map
Owner
Land
Unit Type MEADOW HAY LAND-AGRICLTRL - 4137 (AGRICULTURAL
PROPERTY)
Square
Feet
0
Acres 58.63
Unit Type IRRIGATED LAND-AGRICLTRL. - 4117 (AGRICULTURAL PROPERTY)
Square Feet 0
Acres 80
Unit Type LAND NOT INTEGRAL TO AG OPERATION - 1177 (RESIDENTIAL
PROPERTY)
Square
Feet
0
Acres 2
Buildings
Garfield County, CO
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&Q=1786705128&KeyValue=R082590 1/6
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STRY/BSM
Stories 1
Frame WOOD FRAME
Actual Year Built 1946
Basement Area 666
Gross Living Area 2,076
Total Heated SqFt 2,076
Bedrooms 3
Baths 1.5
Heating Fuel GAS
Heating Type FORCED AIR
Air Conditioning NONE
Roof Type HIP ROOF
Roof Cover COMP SHNGL
Building #2
Units 1
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STORY
Stories 1
Frame WOOD FRAME
Actual Year Built 1919
Gross Living Area 479
Total Heated SqFt 479
Bedrooms 1
Baths 1
Heating Fuel WOOD
Heating Type WOOD STOVE
Air Conditioning NONE
Roof Type GABLE
Roof Cover WD SHINGLE
Building #3
Units 1
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STORY
Stories 1
Frame WOOD FRAME
Actual Year Built 1944
Gross Living Area 960
Total Heated SqFt 960
Bedrooms 2
Baths 1
Heating Fuel ELECTRIC
Heating Type SPLIT DUCTLESS
Air Conditioning SPLIT DUCTLESS
Roof Type GABLE
Roof Cover ARCHITECTURAL SHINGLES
Tax Year 2025 2024 2023 2022 2021
Actual Value $1,819,140.00 $1,251,960.00 $1,116,240.00 $855,250.00 $606,530.00
Tax Year 2025 2024 2023 2022 2021
Non School Assessed Value $129,130.00 n/a n/a n/a n/a
School Assessed Value $143,090.00 n/a n/a n/a n/a
Pre 2025 Assessed Value n/a $100,590.00 $91,490.00 $74,110.00 $60,120.00
*House Bill 24B-1001 established a separate assessment rate for school district residential properties, effective for the 2025 tax year and beyond. Click here for Assessor
FAQs
Tax Year 2025 2024 2023 2022 2021
Non School District Levy 31.262 n/a n/a n/a n/a
School District Levy 43.152 n/a n/a n/a n/a
Total Levy 74.414 74.414 72.518 81.029 79.776
Actual Values
Assessed Values
Mill Levies
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&Q=1786705128&KeyValue=R082590 2/6
Tax Year 2024 2023 2022 2021
Taxes Billed $7,485.32 $6,634.68 $6,005.04 $4,796.12
Click here to view the tax information for this parcel on the Garfield County Treasurer's website.
Sale Date Deed Type Reception Number Book - Page Sale Price
12/8/2021 RESOLUTION 322424 0587-0952 $0
8/31/2021 EASEMENT 962433 $0
8/31/2021 BARGAIN AND SALE DEED 962424 $0
8/31/2021 WARRANTY DEED 962423 $6,500,000
8/31/2021 STATEMENT OF AUTHORITY 962422 $0
8/31/2021 STATEMENT OF AUTHORITY 962421 $0
2/26/2015 LIS PENDENS 859795 $0
6/6/2014 BARGAIN AND SALE DEED 849968 $0
10/6/2013 NOTICE OF LIS PENDENS 841710 $0
12/14/2012 BARGAIN AND SALE DEED 828876 $0
12/14/2012 STATEMENT OF AUTHORITY 828875 $0
6/15/2009 CORRECTION WARRANTY DEED 769633 $0
6/5/2009 POWER OF ATTORNEY 774891 $0
6/5/2009 POWER OF ATTORNEY 774691 $0
6/3/2009 EASEMENT 768988 $0
5/26/2008 GENERAL WARRANTY DEED 749269 $0
4/7/2008 GENERAL WARRANTY DEED 749270 $0
6/5/2007 SPECIAL WARRANTY DEED 726304 1941-821 $0
6/5/2007 STATEMENT OF AUTHORITY 726302 1941-818 $0
6/5/2007 STATEMENT OF AUTHORITY 726301 1941-816 $0
12/16/2004 COVENANTS 665986 1651-312 $0
11/8/2004 RESOLUTION 663141 1638-14 $0
11/3/2004 COVENANTS 663144 1638-32 $0
11/3/2004 COVENANTS 663143 1638-27 $0
4/26/2004 EASEMENT 651471 1584-381 $0
12/18/2003 QUIT CLAIM DEED 647167 1563-844 $0
12/18/2003 QUIT CLAIM DEED 643446 1548-762 $0
12/18/2003 CONSERVATION EASEMENT 643445 1548-734 $0
12/18/2003 QUIT CLAIM DEED 643444 1548-731 $0
1/7/2003 GENERAL WARRANTY DEED 618504 1426-218 $0
5/21/2002 EASEMENT 604855 1361-74 $0
10/10/1989 QUIT CLAIM DEED 406925 0765-0933 $0
8/24/1989 QUIT CLAIM DEED 405864 763-729 $0
8/24/1989 QUIT CLAIM DEED 405863 0763-0727 $0
7/15/1981 WARRANTY DEED 317648 578-339 $0
7/15/1981 WARRANTY DEED 317647 578-337 $23,800
6/29/1981 RESOLUTION 316452 575-746 $0
6/11/1979 BARGAIN AND SALE DEED 296335 0532-0778 $0
2/2/1965 WARRANTY DEED 228809 0364-0109 $0
3/28/1962 WARRANTY DEED 217112 340-327 $0
Click here to view Property Related Public Documents
Tax History
Transfers
Property Related Public Documents
Photos
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&Q=1786705128&KeyValue=R082590 3/6
Sketches
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&Q=1786705128&KeyValue=R082590 4/6
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&Q=1786705128&KeyValue=R082590 5/6
The Garfield County Assessor's Office makes every effort to produce the most accurate
information possible. No warranties, expressed or implied are provided for the data herein, its
use or interpretation. Data is subject to constant change and its accuracy and completeness
cannot be guaranteed.
| User Privacy Policy | GDPR Privacy Notice
Last Data Upload: 10/17/2025, 8:30:33 PM
Contact Us Developed by
10/19/25, 1:40 PM qPublic - Garfield County, CO - Property Record Card: R082590
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EXHIBIT D
SOILS STUDY
5020 County Road 154
Glenwood Springs, CO 81601
phone: (970) 945-7988
email: kaglenwood@kumarusa.com
www.kumarusa.com
Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado
October 10, 2025
Aspen Valley Land Trust
Attn: Brian Hightower
320 Main Street, Suite 204
Carbondale, Colorado 81623
brian@avlt.org
Project No. 25-7- 204
Subject: Subsoil Study for Foundation Design, Proposed Ranch Development, Phase 1,
1837 County Road 100 (Catherine Store Road), Aspen Valley Land Trust, Garfield
County, Colorado
Gentlemen:
As requested, Kumar & Associates, Inc. performed a subsoil study for design of foundations at
the subject site. The study was conducted in accordance with our agreement for geotechnical
engineering services to Aspen Valley Land Trust dated July 29, 2025. The data obtained and our
recommendations based on the proposed construction and subsurface conditions encountered
are presented in this report.
Proposed Construction: The proposed ranch development, Phase 1, will consist of various
buildings including a multi-purpose building, pole barn, ranch shop, ag buildings, and community
kitchen located on the site as shown on Figure 1. Ground floors will be slab-on-grade. Cut depths
are expected to be up to about 3 feet. Foundation loadings for this type of construction are
assumed to be relatively light and typical of the proposed type of construction.
If building conditions or foundation loadings are significantly different from those described above,
we should be notified to re-evaluate the recommendations presented in this report.
Site Conditions: There are existing cabins and ranch buildings at the site. Topography is valley
bottom gently sloping terrain down to the north. Vegetation consists of native grass, weeds, and
hay fields. An irrigation ditch borders the project site to the north.
Subsurface Conditions: The subsurface conditions at the site were evaluated by excavating 7
exploratory pits at the approximate locations shown on Figure 1. The logs of the pits are
presented on Figure 2. The subsoils encountered, below about ½ to 2 feet of topsoil or granular
Aspen Valley Land Trust Project No. 25-7-204
October 10, 2025 Page 2
Kumar & Associates, Inc.®
fill, consist of dense sandy silty gravel and cobbles and small boulders down to the maximum
depth explored of 4 feet. Results of a gradation analysis performed on a sample of gravel (minus
5-inch fraction) obtained from the site are presented on Figure 4. Free water was observed in the
pits at depths of 2 to 3 feet at the time of excavation and the soils were moist to wet.
Foundation Recommendations: Considering the subsoil conditions encountered in the
exploratory pits and the nature of the proposed construction, we recommend spread footings or
mat slabs placed on the undisturbed natural granular soil designed for an allowable soil bearing
pressure of 3,000 psf or subgrade modulus of 250 tcf for support of the proposed ranch
development buildings. Footings (or thickened slab sections) should be a minimum width of 18
inches for continuous walls and 2 feet for columns. The topsoil, existing fill and loose disturbed
soils encountered at the foundation bearing level within the excavation should be removed and
the footing bearing level extended down to the undisturbed natural granular soils. Exterior
footings should be provided with adequate cover above their bearing elevations for frost
protection. Placement of footings at least 36 inches below the exterior grade is typically used in
this area. Continuous foundation walls should be reinforced top and bottom to span local
anomalies such as by assuming an unsupported length of at least 10 feet. Foundation walls
acting as retaining structures should be designed to resist a lateral earth pressure based on an
equivalent fluid unit weight of at least 45 pcf for the on-site soil as backfill.
Floor Slabs: The natural on-site soils, exclusive of topsoil, are suitable to support lightly loaded
slab-on-grade construction. To reduce the effects of some differential movement, non-structural
floor slabs should be separated from all bearing walls and columns with expansion joints which
allow unrestrained vertical movement. Floor slab control joints should be used to reduce damage
due to shrinkage cracking. The requirements for joint spacing and slab reinforcement should be
established by the designer based on experience and the intended slab use. A minimum 4 inch
layer of free-draining gravel should be placed beneath slabs to facilitate drainage. This material
should consist of minus 2 inch aggregate with less than 50% passing the No. 4 sieve and less
than 2% passing the No. 200 sieve.
All fill materials for support of floor slabs should be compacted to at least 95% of maximum
standard Proctor density at a moisture content near optimum. Required fill can consist of the on-
site gravel soils devoid of vegetation, topsoil and oversized rock.
We recommend vapor retarders conform to at least the minimum requirements of ASTM E1745
Aspen Valley Land Trust Project No. 25-7-204
October 10, 2025 Page 3
Kumar & Associates, Inc.®
Class C material. Certain floor types are more sensitive to water vapor transmission than
others. For floor slabs bearing on angular gravel or where flooring system sensitive to water
vapor transmission are utilized, we recommend a vapor barrier be utilized conforming to the
minimum requirements of ASTM E1745 Class A material. The vapor retarder should be
installed in accordance with the manufacturers’ recommendations and ASTM E1643.
Underdrain System: It is our understanding the proposed finished floor elevation at the lowest
level is at or above the surrounding grade. Therefore, a foundation drain system is not required.
It has been our experience in mountainous areas that local perched groundwater can develop
during times of heavy precipitation or seasonal runoff. Frozen ground during spring runoff can
create a perched condition. We recommend below-grade construction, such as retaining walls,
crawlspace and basement areas, be protected from wetting and hydrostatic pressure buildup by
an underdrain and wall drain system. A shallow crawlspace should not need to be protected
with an underdrain with proper foundation wall backfill and surface grading.
If the finished floor elevation of the proposed structure is revised to have a floor level below the
surrounding grade, we should be contacted to provide recommendations for an underdrain
system. All earth retaining structures should be properly drained.
Surface Drainage: The following drainage precautions should be observed during construction
and maintained at all times after the structures have been completed:
1) Inundation of the foundation excavations and underslab areas should be avoided
during construction.
2) Exterior backfill should be adjusted to near optimum moisture and compacted to
at least 95% of the maximum standard Proctor density in pavement and slab areas
and to at least 90% of the maximum standard Proctor density in landscape areas.
3) The ground surface surrounding the exterior of the building should be sloped to
drain away from the foundation in all directions. We recommend a minimum slope
of 6 inches in the first 10 feet in unpaved areas and a minimum slope of 2 inches
in the first 10 feet in pavement and walkway areas.
4) Roof downspouts and drains should discharge well beyond the limits of all backfill.
Limitations: This study has been conducted in accordance with generally accepted geotechnical
engineering principles and practices in this area at this time. We make no warranty either express
or implied. The conclusions and recommendations submitted in this report are based upon the
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Kumar & Associates
Kumar & Associates
EXHIBIT E
AVLT COFFMAN RANCH RECORDED DOCUMENTS
• Warranty Deed
• Bargain and Sale Deed – Water Rights
• Deed of Conservation Easement
EXHIBIT F
DEED FROM CERISE TO COFFMAN – NOTES MINERAL RIGHTS RETAINED
EXHIBIT G
FINAL PLAT – DOUG COFFMAN SUBDIVISION
EXHIBIT H
LIST OF PROPERTY OWNERS WITHIN 200 FT.
AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
BLM UNITED STATES OF AMERICA
2300 RIVER FRONTAGE ROAD
SILT CO 81652
BLUE MIND LLC
5190 UPPER CATTLE CREEK ROAD
CARBONDALE CO 81623
COFFMAN FAMILY TRUST
170 COFFMAN OVERLOOK DRIVE
CARBONDALE CO 81623
COFFMAN, DOUGLAS A & JULIA D
798 CALLICOTTE RANCH ROAD
CARBONDALE CO 81623
COFFMAN, LINDSAY JO
3159 NE BARRINGTON COURT
BEND OR 97701
COFFMAN,REX ALLEN AND JOANN G JO
295 RIO GRANDE AVENUE APT 205
CARBONDALE CO 816231749
COLE, CHARLES W III REVOCABLE TRU
2321 COUNTY ROAD 100
CARBONDALE CO 81623
EUBANK, DALE, LLC
1676 COUNTY ROAD 100
CARBONDALE CO 81623
IRMW II LLC
PO BOX 3075
GLENWOOD SPRINGS CO 81602
JMM IRREVOCABLE TRUST DATED 12/1
32 BUTTONBALL LANE
WESTON CT 06883
MILLER, KARLA H
110 WEEPING WILLOW LANE
CARBONDALE CO 81623
MINDLING, JAMES M 2012 IRREVOCABL
32 BUTTONBALL LANE
WESTON CT 06883
NILAND, NONA
210 LAVACA STREET #3005
AUSTIN TX 78701
RANCH AT ROARING FORK HOMEOWNE
14913 HWY 82
CARBONDALE CO 81623
ROARING FORK TRANSPORTATION AUT
1340 MAIN STREET
CARBONDALE CO 81623
TUCKER FAMILY LIVING TRUST DATED
6 SILVER SPRUCE DRIVE
CARBONDALE CO 81623
VAUGHAN, BRIAN & MASON, JANE B
2341 COUNTY ROAD 100
CARBONDALE CO 81623
WHITMAN, JONATHAN C REVOCABLE T
21 SILVER SPRUCE DRIVE
CARBONDALE CO 81623
WORMER, LISA REVOCABLE TRUST DA
236 BRISTLECONE DRIVE
CARBONDALE CO 81623
EXHIBIT I
PROPERTY RECORD CARD
View Map
AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
Building #1
Summary
Account R082590
Parcel 239336321001
Property
Address
1837 100 COUNTY RD, CARBONDALE, CO 81623
Legal
Description
Section: 36 Township: 7 Range: 88 Subdivision: DOUG COFFMAN
SUBDIVISION Lot: 1 CONSERVATION EASEMENT, 140.636 ACRES
Acres 140.636
Land SqFt 0
Tax Area 011
Subdivision DOUG COFFMAN SUBDIVISION
Map
Owner
Land
Unit Type MEADOW HAY LAND-AGRICLTRL - 4137 (AGRICULTURAL
PROPERTY)
Square
Feet
0
Acres 58.63
Unit Type IRRIGATED LAND-AGRICLTRL. - 4117 (AGRICULTURAL PROPERTY)
Square Feet 0
Acres 80
Unit Type LAND NOT INTEGRAL TO AG OPERATION - 1177 (RESIDENTIAL
PROPERTY)
Square
Feet
0
Acres 2
Buildings
Garfield County, CO
4/29/26, 12:26 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&KeyValue=R082590 1/4
Units 1
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STRY/BSM
Stories 1
Frame WOOD FRAME
Actual Year Built 1946
Basement Area 666
Gross Living Area 2,076
Total Heated SqFt 2,076
Bedrooms 3
Baths 1.5
Heating Fuel GAS
Heating Type FORCED AIR
Air Conditioning NONE
Roof Type HIP ROOF
Roof Cover COMP SHNGL
Building #2
Units 1
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STORY
Stories 1
Frame WOOD FRAME
Actual Year Built 1919
Gross Living Area 479
Total Heated SqFt 479
Bedrooms 1
Baths 1
Heating Fuel WOOD
Heating Type WOOD STOVE
Air Conditioning NONE
Roof Type GABLE
Roof Cover WD SHINGLE
Building #3
Units 1
Building Type SFR
Abstract Codes / (Property Type)IMPROVEMENT NOT INTEGRAL TO AG OPERATION-1277 (RESIDENTIAL PROPERTY)
Architectural Style 1-STORY
Stories 1
Frame WOOD FRAME
Actual Year Built 1944
Gross Living Area 960
Total Heated SqFt 960
Bedrooms 2
Baths 1
Heating Fuel ELECTRIC
Heating Type SPLIT DUCTLESS
Air Conditioning SPLIT DUCTLESS
Roof Type GABLE
Roof Cover ARCHITECTURAL SHINGLES
Tax Year 2025 2024 2023 2022 2021
Actual Value $1,819,140.00 $1,251,960.00 $1,116,240.00 $855,250.00 $606,530.00
Tax Year 2025 2024 2023 2022 2021
Non School Assessed Value $129,130.00 n/a n/a n/a n/a
School Assessed Value $143,090.00 n/a n/a n/a n/a
Pre 2025 Assessed Value n/a $100,590.00 $91,490.00 $74,110.00 $60,120.00
*House Bill 24B-1001 established a separate assessment rate for school district residential properties, effective for the 2025 tax year and beyond. Click here for Assessor
FAQs
Tax Year 2025 2024 2023 2022 2021
Non School District Levy 34.701 n/a n/a n/a n/a
School District Levy 41.455 n/a n/a n/a n/a
Total Levy 76.156 74.414 72.518 81.029 79.776
Actual Values
Assessed Values
Mill Levies
4/29/26, 12:26 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&KeyValue=R082590 2/4
Tax Year 2025 2024 2023 2022 2021
Non School Taxes $4,480.96 n/a n/a n/a n/a
School Taxes $5,931.80 n/a n/a n/a n/a
Taxes Billed $10,412.76 $7,485.32 $6,634.68 $6,005.04 $4,796.12
Click here to view the tax information for this parcel on the Garfield County Treasurer's website.
Sale Date Deed Type Book - Page Reception Number Sale Price
12/8/2021 RESOLUTION 0587-0952 322424
8/31/2021 EASEMENT 962433 $0
8/31/2021 BARGAIN AND SALE DEED 962424 $0
8/31/2021 WARRANTY DEED 962423 $6,500,000
8/31/2021 STATEMENT OF AUTHORITY 962422 $0
8/31/2021 STATEMENT OF AUTHORITY 962421 $0
2/26/2015 LIS PENDENS 859795 $0
6/6/2014 BARGAIN AND SALE DEED 849968 $0
10/6/2013 NOTICE OF LIS PENDENS 841710 $0
12/14/2012 BARGAIN AND SALE DEED 828876 $0
12/14/2012 STATEMENT OF AUTHORITY 828875 $0
6/15/2009 CORRECTION WARRANTY DEED 769633
6/5/2009 POWER OF ATTORNEY 774891
6/5/2009 POWER OF ATTORNEY 774691 $0
6/3/2009 EASEMENT 768988
5/26/2008 GENERAL WARRANTY DEED 749269 $0
4/7/2008 GENERAL WARRANTY DEED 749270 $0
6/5/2007 SPECIAL WARRANTY DEED 1941-821 726304 $0
6/5/2007 STATEMENT OF AUTHORITY 1941-818 726302
6/5/2007 STATEMENT OF AUTHORITY 1941-816 726301
12/16/2004 COVENANTS 1651-312 665986
11/8/2004 RESOLUTION 1638-14 663141
11/3/2004 COVENANTS 1638-32 663144
11/3/2004 COVENANTS 1638-27 663143
4/26/2004 EASEMENT 1584-381 651471
12/18/2003 QUIT CLAIM DEED 1563-844 647167
12/18/2003 QUIT CLAIM DEED 1548-762 643446
12/18/2003 CONSERVATION EASEMENT 1548-734 643445
12/18/2003 QUIT CLAIM DEED 1548-731 643444 $0
1/7/2003 GENERAL WARRANTY DEED 1426-218 618504 $0
5/21/2002 EASEMENT 1361-74 604855 $0
10/10/1989 QUIT CLAIM DEED 0765-0933 406925
8/24/1989 QUIT CLAIM DEED 763-729 405864
8/24/1989 QUIT CLAIM DEED 0763-0727 405863
7/15/1981 WARRANTY DEED 578-339 317648
7/15/1981 WARRANTY DEED 578-337 317647
6/29/1981 RESOLUTION 575-746 316452
6/11/1979 BARGAIN AND SALE DEED 0532-0778 296335
2/2/1965 WARRANTY DEED 0364-0109 228809
3/28/1962 WARRANTY DEED 340-327 217112
Click here to view Property Related Public Documents
Tax History
Transfers
4/29/26, 12:26 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&KeyValue=R082590 3/4
The Garfield County Assessor's Office makes every effort to produce the most accurate
information possible. No warranties, expressed or implied are provided for the data herein, its
use or interpretation. Data is subject to constant change and its accuracy and completeness
cannot be guaranteed.
| User Privacy Policy | GDPR Privacy Notice
Last Data Upload: 4/29/2026, 12:07:14 AM
Contact Us Developed by
4/29/26, 12:26 PM qPublic - Garfield County, CO - Property Record Card: R082590
https://qpublic.schneidercorp.com/Application.aspx?AppID=1038&LayerID=22381&PageTypeID=4&PageID=9447&KeyValue=R082590 4/4
EXHIBIT J
PRE-APPLICATION SUMMARY
1
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-county.com
PRE-APPLICATION
CONFERENCE SUMMARY
TAX PARCEL NUMBER: 239336321001 4/26/2026
PROJECT: AVLT Coffman Ranch Community Gathering Facility
OWNERS: AVLT Coffman Ranch LLC.
CONTACT/REPRESENTATIVE: Mark Chain, Mark Chain Consulting
ENGINEER/SURVEYOR/OTHER: Crystel River Civil, Jay Engstrom
PRACTICAL LOCATION: 1837 County Road 100, Carbondale CO. 81623
TYPE OF APPLICATION: Administrative Review
ZONING: Rural
COMPREHENSIVE PLAN: Residential Low, Carbondale Area of Influence
I. GENERAL PROJECT DESCRIPTION
The application should include materials to fulfill any Waiver of Submittal Requirements (Section 4-
202) and Waiver of Standards (Section 4-118) requests. A full copy of the Land Use and
Development Code (LUDC) may be found here: https://www.garfield-county.com/community-
development/land-use-code/
The Coffman Ranch is held under a Conservation Easement from the Aspen Valley Land Trust. The
Ranch as part of the Conservation Easement operates educational programs ranging from early
childhood immersion programs to hosting school educational programs under the definition of
agritourism in the LUDC. AVLT is looking to expand the operations at the Ranch by making
improvements to the property to include improved facilities and parking. These improvements,
depending on funding may occur in phases. The application should provide information on the
capacity of the use, number of vehicles, what all activities (food preparation, etc.), what seasons the
facility will be open during, and what will be provided by the facility. Buildings or structures used
need to meet the appropriate building codes for commercial uses. If an onsite kitchen is used, it will
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need to meet commercial kitchen standards. Other permits may be required for specific uses, such
as alcohol service. Other departments may administer those permits.
All applications must show adequate water, wastewater, and physical access for the use. The
applicant has indicated that an application for the OWTS has been submitted and that they are
working on Well permits. The application will need to provide a maximum number of guests that
will be allowed so that the plans for water, wastewater, and parking can be reviewed. The
application will have to include all the submittal requirements listed further in this summary or
provide a waiver of submittal requirements request. The details of each submittal requirement are
found in Section 4-203 of the LUDC.
Community Gathering Facilities need to carefully address negative impacts on neighboring
properties. Management of the facility, such as hours of operations, lighting placement, and rules
related to music or other noise, may help address neighbor’s concerns. Contractor delivery and
parking may need to be provided. The application will need to address all items found in Section 4-
203.G Impact Analysis as part of its general description.
Figure 1 Waiver of Submission Requirements from LUDC
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Waiver of submittal requirements need to address the “Review Criteria” found in Section 4-202 (and
shown below). If vault and haul systems, like port-a-potties, are going to be used for water supply
and/or wastewater management, the application should explain how that will meet the waiver of
submittal requirements review criteria and include will-serve letters regarding those services.
The application’s general submittal requirements include proof of ownership (a copy of the
warranty deed or title commitment) as well as authorization from the owner for the application.
The property is accessed by a private driveway and the application will need to show that the
roadway is adequate for the traffic proposed. The Site Plan will need to be a scaled drawing that
shows locations and all facilities that will be used. The Site Plan will be used to answer questions of
access (including emergency access) and compatibility with neighboring properties.
The application will need to respond the first 3 parts of Article 7. These Divisions are a wide range of
development standards that need to be meet. If a specific standard cannot be meet, the application
can request a Waiver of Standard. Waiver requests from Section 7-107 need to include letter from
an engineer that demonstrates safe and adequate access. Please reference Article 7 for topics such
as parking and landscaping requirements. All Waiver of Standard requests need to address the
Review Criteria found in Section 4-118 and shown below. A list of standards is included separately.
II. COMPREHENSIVE PLAN
The application will need to show compatibility with the comprehensive plan’s vision, policies, and
future land use map.
III. REGULATORY PROVISIONS APPLICANT IS REQUIRED TO ADDRESS
The following Sections of the Garfield Land Use and Development Code as amended apply to the
Application:
• Section 4-103 Administrative Review and Section 4-101 Common Review Procedures
Figure 2 Waiver of Standards Review Criteria from LUDC Section 4-118
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• Table 4-201 Submission Requirements and Section 4-203 Description of Submittal
Requirements.
• Section 4-118 and Section 4-202, as applicable.
• Article 7 Standards , as applicable
IV. SUBMITTAL REQUIREMENTS
As a convenience outlined below is a list of information typically required for this type of
application. Table 4-201 outlines the specific application submittal criteria. The following list can
function as a checklist for your submittal. Please see Section 4-203 of the LUDC for details on
submittal requirements.
General Application Materials including the Application Form (signed), payment of Fees and
signed Payment Agreement Form (see attached). Section 4-203.B
o A narrative describing the request and related information.
o Proof of ownership.
o A recorded Statement of Authority is required for any property owned by an LLC or
other entity.
o A Letter of Authorization is required if an owner intends to have a representative
complete the Application and processing.
o Names and mailing addresses of property owners within 200 ft. of the subject
property from Assessor’s Office Records.
o Mineral rights ownership for the subject property including mailing address and/or
statement on mineral rights research (see attached).
o Copy of the Preapplication Summary needs to be submitted with the Application.
Vicinity Map. Section 4-203.C
Site Plan. Section 4-203.D
Grading and Drainage Plan. Section 4-203.E
Landscape Plan. Section 4-203.F
Impact Analysis. Section 4-203.G
Traffic Study. Section 4-203.L
Water Supply/Distribution Plan. Section 4-203.M
Wastewater Management/Treatment Plan. Section 4-203.N
The Application should demonstrate compliance with Article 7 Standards, as applicable.
The Application should include a waiver from submittal requirements requests in
accordance with Section 4-202, specifically addressing the review criteria for each waiver
request.
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The Application should include any waiver requests from Article 7 Standards that the
applicant wishes to pursue, in accordance with Section 4-118.
Three hard copies and one digital copy (on a USB drive, for example) of the application are required.
Both versions should be split into individual sections. Community Development Staff is available to
meet with the Applicant to provide additional information and clarification on any of the submittal
requirements and waiver requests.
V. REVIEW PROCESS
Call-Up for review by the Board in accordance with the procedures and review process contained in
Section 4-112.
Staff will review the application for completeness, and when complete, refer it to appropriate
agencies for technical review. Staff will create a report to be submitted to the Director for their
decision.
Public Hearing(s): X No Public Hearing, Directors Decision (with notice per code)
Planning Commission
Board of County Commissioners
Board of Adjustment
Referral Agencies: May include but is not limited to: Garfield County Surveyor, Garfield County
Attorney, Garfield County Building Department, Garfield County Road and Bridge, Garfield County
Sheriff’s Office, Garfield County Consulting Engineer, Garfield County Public Health, Town of
Carbondale and the Local Fire District.
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VI. APPLICATION REVIEW FEES
Planning Review Fees: $400
Referral Agency Fees: $na
Total Deposit: $400(additional hours are billed at hourly rate of $80)
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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:
4/23/2026
John Leybourne, Senior Planner Date
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Mark Chain Consulting, LLC
811 Garfield Avenue Carbondale, CO 81623 Ph 970.309.3655 mchain@sopris.net
August 11, 2026
John Leybourne, Planner III
Garfield County Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: Completeness Review – AVLT Coffman Ranch Community Meeting
Facility (GAPA-9159)
Dear John: The purpose of this letter is to address the four (4) items that were
listed in the Completeness Review letter dated July 30, 2006 for the AVLT
Coffman Ranch Community Meeting Facility application.
1. A current Title Commitment is requested by the County Attorney's office.
Response: A current TBD title commitment with an effective date of July 17, 2026
is included in Exhibit A (attached).
2. The statement of authority needs to be updated to authorize Torrey Udall as
authorized agent.
Response: Instead of updating the Statement of Authority and recording a new
document, we have provided updated application documents with Suzanne
Stevens’ signature. Those documents are the Land Use Change Permit
Application, Mineral Owner Certification and a new Letter of Authorization.
Please see Exhibit B.
3. There appears to be a discrepancy in the acreage of the parcel. Plat indicates
141.88 acres and the assessor's office indicates 140.64 acres. Please verify.
Response: We reviewed the various documents and sources of information. The
parcel is 140.636 acres in size. We reviewed the parcel sizes on the Doug
Coffman Subdivision Final Plat, Reception # 785072. The Plat shows the lot size
of the parcel (Lot 1) as 140.636 acres on sheet 2 of the recorded subdivision plat.
That same, specific acreage is noted on the County Assessors Property Record
Card and on the Deed of Conservation Easement (Reception # 962433, page 1,
Recitals- paragraph A). A copy of the subdivision plat is attached as Exhibit C.
4. 200-foot notice - Error on the mailing address for property owned by Doug
and Julia Coffman.
Response: We checked the owners and legal mailing addresses of all owners
within 200 feet of the subject parcel most recently on August 4, 2026. The
address for this parcel owned by Doug & Julia Coffman, 798 Callicotte Ranch
Mark Chain Consulting, LLC
811 Garfield Avenue Carbondale, CO 81623 Ph 970.309.3655 mchain@sopris.net
Road - Carbondale, is the same as was provided with the original land use
application. So, it is our opinion that this is the correct mailing address for this
particular ownership parcel. And, of course, we will examine/review all owners
and legal mailing addresses in the week prior to providing any required public
notices for any land use action. Please see Exhibit D for a list of owners within
200 feet of the Coffman Ranch. If you have other information that would update
this address, please contact us.
Sincerely,
Mark Chain, Planner
EXHIBIT A
UPDATED TITLE COMMITMENT
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: RND63022675 Date: 08/06/2026
Property Address: 1837 COUNTY ROAD 100, 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
Company License: CO44565
Consultant
MARK CHAIN CONSULTING LLC
Attention: MARK CHAIN
811 GARFIELD AVE
CARBONDALE, CO 81623
(970) 309-3655 (Work)
mchain@sopris.net
Delivered via: Electronic Mail
Estimate of Title Fees
Order Number: RND63022675 Date: 08/06/2026
Property Address: 1837 COUNTY ROAD 100, CARBONDALE, CO 81623
Seller(s): AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY,
OWNED WHOLLY BY ASPEN VALLEY LAND TRUST, A COLORADO NON-PROFIT
CORPORATION
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
Development Submittal Commitment $500.00
TOTAL $500.00
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 08/31/2021 under reception no. 962423
Plat Map(s):
Garfield county recorded 04/26/2010 under reception no. 785072
Copyright 2006-2026 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.
Property Address:
1837 COUNTY ROAD 100, CARBONDALE, CO 81623
1. Effective Date:
07/17/2026 at 5:00 P.M.
2. Policy to be Issued and Proposed Insured:
Development Submittal 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:
AVLT COFFMAN RANCH LLC, A COLORADO LIMITED LIABILITY COMPANY, OWNED WHOLLY BY ASPEN
VALLEY LAND TRUST, A COLORADO NON-PROFIT CORPORATION
5. The Land referred to in this Commitment is described as follows:
LOT 1, DOUG COFFMAN SUBDIVISION, RECORDED APRIL 26, 2010 AT RECEPTION NO. 785072, IN THE
RECORDS OF THE GARFIELD COUNTY CLERK AND RECORDER'S OFFICE, COUNTY OF GARFIELD,
STATE OF COLORADO.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule A
Order Number:RND63022675
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part I
(Requirements)
Order Number: RND63022675
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, IF ANY.
9. 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 ROARING FORK RIVER.
10. ANY INCREASE OR DECREASE IN THE AREA OF THE LAND AND ANY ADVERSE CLAIM TO ANY
PORTION OF THE LAND WHICH HAS BEEN CREATED BY OR CAUSED BY ACCRETION OR RELICTION,
WHETHER NATURAL OR ARTIFICIAL FOR THE ROARING FORK RIVER; AND THE EFFECT OF THE GAIN
OR LOSS OF AREA BY ACCRETION OR RELICTION UPON THE MARKETABILITY OF THE TITLE OF THE
LAND.
11. RIGHT OF THE PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM,
SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES HEREBY GRANTED,
AND A RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE UNITED
STATES, AS RESERVED IN UNITED STATES PATENT RECORDED APRIL 09, 1895, UNDER RECEPTION
NO. 18788 IN BOOK 12 AT PAGE 358.
12. UNDIVIDED ONE FOURTH INTEREST IN ALL OIL, GAS AND OTHER MINERALS LYING IN, ON OR UNDER
SUBJECT PROPERTY AS CONVEYED IN INSTRUMENT RECORDED NOVEMBER 24, 1958 UNDER
RECEPTION NO. 203497 IN BOOK 312 AT PAGE 390.
13. EASEMENT GRANTED TO HOLY CROSS ELECTRIC ASSOCIATION, INC., FOR ELECTRIC TRANSMISSION
OR DISTRIBUTION LINE OR SYSTEM, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED
MARCH 11, 1981, UNDER RECEPTION NO. 312735 IN BOOK 567 AT PAGE 113.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: RND63022675
14. TERMS, CONDITIONS AND PROVISIONS OF GARFIELD COUNTY RESOLUTION NO. 81-366 RECORDED
OCTOBER 10, 1981 UNDER RECEPTION NO. 322424 IN BOOK 587 AT PAGE 952.
15. TERMS, CONDITIONS AND PROVISIONS OF COOPERATIVE AGREEMENT FOR DAMAGE PREVENTION
FENCING RECORDED MARCH 20, 1995 UNDER RECEPTION NO. 475695 IN BOOK 934 AT PAGE 741.
16. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN AGREEMENT FOR EASEMENT WITH AT&T BROADBAND OF COLORADO RECORDED JUNE
06, 2002 UNDER RECEPTION NO. 604855 IN BOOK 1361 AT PAGE 74.
17. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN DEED OF
CONSERVATION EASEMENT IN GROSS BY AND BETWEEN REX A. AND JOANN G. COFFMAN TO AND
FOR THE BENEFIT OF ASPEN VALLEY LAND TRUST RECORDED DECEMBER 19, 2003 UNDER
RECEPTION NO. 643445 IN BOOK 1548 AT PAGE 734.
18. TERMS, CONDITIONS AND PROVISIONS OF QUIT CLAIM DEEDS RECORDED DECEMBER 19, 2003
UNDER RECEPTION NO. 643444 IN BOOK 1548 AT PAGE 731, UNDER RECEPTION NO. 643446 IN BOOK
1548 AT PAGE 762, RE-RECORDED FEBRUARY 25, 2004 UNDER RECEPTION NO. 647167 IN BOOK 1563
AT PAGE 844.
19. EASEMENT GRANTED TO HOLY CROSS ENERGY, FOR ELECTRIC TRANSMISSION OR DISTRIBUTION
LINE OR SYSTEM, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED MAY 03, 2004, UNDER
RECEPTION NO. 651471 IN BOOK 1584 AT PAGE 381.
20. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN GARFIELD
COUNTY RESOLUTION 2004-111 RECORDED NOVEMBER 09, 2004 UNDER RECEPTION NO. 663141 IN
BOOK 1638 AT PAGE 14.
21. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF COFFMAN RANCH SUBDIVISION EXEMPTION NORTH PARCEL PLAT RECORDED NOVEMBER 09,
2004 UNDER RECEPTION NO. 663142.
22. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN COMMON WELL
COVENANTS RECORDED NOVEMBER 09, 2004 UNDER RECEPTION NO. 663143 IN BOOK 1638 AT PAGE
27.
23. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN COVENANTS FOR
COFFMAN RANCH SUBDIVISION EXEMPTION NORTH PARCEL RECORDED NOVEMBER 09, 2004 UNDER
RECEPTION NO. 663144 IN BOOK 1638 AT PAGE 32.
24. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN AMENDED AND RESTATED DEED OF CONSERVATION EASEMENT IN GROSS BY AND
BETWEEN REX A. AND JOANN G. COFFMAN FOR THE BENEFIT OF ASPEN VALLEY LAND TRUST
RECORDED DECEMBER 16, 2004 UNDER RECEPTION NO. 665189 IN BOOK 1648 AT PAGE 34.
AMENDMENT AND CORRECTION TO AMENDED AND RESTATED DEED OF CONSERVATION EASEMENT
IN GROSS RECORDED JUNE 3, 2009 UNDER RECEPTION NO. 768988.
NOTE: SAID INSTRUMENT REQUIRES PAYMENT OF A 0.25% FEE PAID TO ASPEN VALLEY LAND TRUST
UPON SALE OF SUBJECT PROPERTY.
25. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN TRENCH, CONDUIT AND VAULT AGREEMENT WITH HOLY CROSS ENERGY RECORDED
AUGUST 05, 2005 UNDER RECEPTION NO. 679557 IN BOOK 1714 AT PAGE 125.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: RND63022675
26. TERMS, CONDITIONS, PROVISIONS, BURDENS, EASEMENTS AND OBLIGATIONS AS SET FORTH IN
SPECIAL WARRANTY DEED FOR A 30 FOOT ACCESS UTILITY AND WELL EASEMENT RECORDED JUNE
26, 2007 UNDER RECEPTION NO. 726304 IN BOOK 1941 AT PAGE 821.
27. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF RANCH AT ROARING FORK PHASE III COMMON RECREATIONAL RESERVE AREA AND COFFMAN
RANCH NORTH PARCEL RECORDED SEPTEMBER 09, 2008 UNDER RECEPTION NO. 755354.
28. TERMS, CONDITIONS AND PROVISIONS OF GARFIELD COUNTY RESOLUTION 2010-02 RECORDED
JANUARY 19, 2010 UNDER RECEPTION NO. 780753.
29. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT
OF DOUG COFFMAN SUBDIVISION RECORDED APRIL 23, 2010 UNDER RECEPTION NO. 785072.
30. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN NOMINEE
AGREEMENT BY AND BETWEEN REX ALLEN COFFMAN REVOCABLE TRUST AND THE JOANN G.
COFFMAN REVOCABLE TRUST AND COFFMAN NORTHSIDE RANCH LLLP, AS REFERENCED IN
CORRECTION BARGAIN AND SALE DEED RECORDED JUNE 06, 2014 UNDER RECEPTION NO. 849968.
31. TERMS, CONDITIONS AND PROVISIONS OF WARRANTY DEED RECORDED AUGUST 31, 2021 UNDER
RECEPTION NO. 962423.
32. TERMS, CONDITIONS, PROVISIONS, BURDENS, OBLIGATIONS AND EASEMENTS AS SET FORTH AND
GRANTED IN DEED OF CONSERVATION EASEMENT RECORDED AUGUST 31, 2021 UNDER RECEPTION
NO. 962433.
SECOND CORRECTION TO AMENDED AND RESTATED DEED OF CONSERVATION EASEMENT IN
GROSS RECORDED DECEMBER 9, 2021 UNDER RECEPTION NO. 967921
33. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN WATER RIGHT AS
CONVEYED IN BARGAIN & SALE DEED AND ASSIGNMENT RECORDED AUGUST 31, 2021 UNDER
RECEPTION NO. 962424.
ALTA COMMITMENT
Old Republic National Title Insurance Company
Schedule B, Part II
(Exceptions)
Order Number: RND63022675
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:
This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface
estate, in Schedule B-2.
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)
That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate(A)
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.
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
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 Insurance 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
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.
“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)
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
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.
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)
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)
EXHIBIT B
UPDATED APPLICATION FORMS
•Land Use Change Permit
•Mineral Owner Certification Form
•Letter of Authorization
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
Oil & Gas Development Oil & Gas Development Amendment
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): __________________
PROJECT DESCRIPTION
Existing Use: __________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
Proposed Use (From Use Table 3-403): _____________________________________________________
Description of Project: __________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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: $_____________________________
CERTIFICATION OF MINERAL OWNER RESEARCH
This form is to be completed and submitted with any application for a Land Use Change Permit.
Mineral interests may be severed from surface right interests in real property. C.R.S. § 24-65.5-101, et seq,
requires notification to mineral owners when a landowner applies for an application for development from a
local government. As such, the landowner must research the current owners of mineral interests for the
property.
The Garfield County Land Use and Development Code of 2013 (“LUDC”) Section 4-101(E)(1)(b)(4) requires
written notice to owners of mineral interests in the subject property in accordance with C.R.S. § 24-65.5-101,
et seq, “as such owners can be identified through the records in the office of the Clerk and Recorder or
Assessor, or through other means.” This form is proof of applicant’s compliance with the Colorado Revised
Statutes and the LUDC.
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)(1)(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 mineral estate relative to the subject property; or
Minerals are owned by the parties listed below:
The names and addresses of any/all mineral owners identified are provided below (attach additional pages
as necessary):
I acknowledge I reviewed C.R.S. § 24-65.5-101, et seq, and I am in compliance with said statute and
the LUDC.
Applicant’s Signature Date
Name of Mineral Owner Mailing Address of Mineral Owner
AVLT COFFMAN RANCH LLC
- 75% undivided interest - all oil, gas and other
320 Main St., Ste 204
Carbondale, CO 81623
- 100% rock and gravel
ALBERT CERISE FAMILY COMPANY
- 25% undivided interest - all oil, gas and other
mineral
3565 HIckory Hill
Colorado Springs, CO 80906
X
08.3.26
August 3, 2026
John Leybourne, Senior Planner
Garfield County Department of Community Development
108 8th Street, Suite 401
Glenwood Springs, CO 81601
RE: AVLT Coffman Ranch LLC
This letter authorizes Mark Chain of Mark Chain Consulting, LLC to submit a land use
application for a Community Gathering facility and act as representative for the
application. The subject property is approximately 141 acres in size and is located along
CR 100 outside of the Town Carbondale along the Roaring Fork River Bottomlands.
This letter also authorizes Jay Engstrom of Crystal River Engineering to represent the
owners during any discussion in the land use and administrative review process.
Sincerely,
_____________
Suzanne Stephens, Director
Aspen Valley Land Trust
EXHIBIT C
FINAL PLAT - DOUG COFFMAN SUBDIVSION
EXHIBIT D
LIST OF PROPERTY OWNERS/MAILING ADDRESS WITHIN 200 FT.
AVLT COFFMAN RANCH LLC
320 MAIN STREET, SUITE 204
CARBONDALE CO 81623
BLM UNITED STATES OF AMERICA
2300 RIVER FRONTAGE ROAD
SILT CO 81652
BLUE MIND LLC
5190 UPPER CATTLE CREEK ROAD
CARBONDALE CO 81623
COFFMAN FAMILY TRUST
170 COFFMAN OVERLOOK DRIVE
CARBONDALE CO 81623
COFFMAN, DOUGLAS A & JULIA D
798 CALLICOTTE RANCH ROAD
CARBONDALE CO 81623
COFFMAN, LINDSAY JO
3159 NE BARRINGTON COURT
BEND OR 97701
COFFMAN,REX ALLEN AND JOANN G JO
295 RIO GRANDE AVENUE APT 205
CARBONDALE CO 816231749
COLE, CHARLES W III REVOCABLE TRU
2321 COUNTY ROAD 100
CARBONDALE CO 81623
EUBANK, DALE, LLC
1676 COUNTY ROAD 100
CARBONDALE CO 81623
IRMW II LLC
PO BOX 3075
GLENWOOD SPRINGS CO 81602
JMM IRREVOCABLE TRUST DATED 12/1
32 BUTTONBALL LANE
WESTON CT 06883
MILLER, KARLA H
110 WEEPING WILLOW LANE
CARBONDALE CO 81623
MINDLING, JAMES M 2012 IRREVOCABL
32 BUTTONBALL LANE
WESTON CT 06883
NILAND, NONA
210 LAVACA STREET #3005
AUSTIN TX 78701
RANCH AT ROARING FORK HOMEOWNE
14913 HWY 82
CARBONDALE CO 81623
ROARING FORK TRANSPORTATION AUT
1340 MAIN STREET
CARBONDALE CO 81623
TUCKER FAMILY LIVING TRUST DATED
6 SILVER SPRUCE DRIVE
CARBONDALE CO 81623
VAUGHAN, BRIAN & MASON, JANE B
2341 COUNTY ROAD 100
CARBONDALE CO 81623
WHITMAN, JONATHAN C REVOCABLE T
21 SILVER SPRUCE DRIVE
CARBONDALE CO 81623
WORMER, LISA REVOCABLE TRUST DA
236 BRISTLECONE DRIVE
CARBONDALE CO 81623