Crowley ranch Reserve residence guide

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WELCOME

Welcome to Crowley Ranch Reserve! In addition to fantastic views, abundant wildlife, fresh air, dark night skies, and plenty of open space, the Reserve is home to a diverse community of people who contribute in many different ways to making this a unique place to live.

OPEN SPACE AND WILDLIFE

Crowley Ranch Reserve has over 1300 acres of open space that is home to elk, deer, mountain lions, bobcats, bears, porcupine, and many other nonhuman residents.  The open space is available for the use of all residents but please be respectful of the private property of other residents.

It probably goes without saying to a population as outdoor savvy as Crowley Ranch Reserve residents, but, for the record: Please do not feed the wildlife!

The Reserve is also home to a variety of parasites such as biting insects and ticks. Treating clothing with permethrin and using insect repellent is a good idea, especially if you plan to walk through wooded areas. For ticks, the CDC recommends repellents containing DEET, picaridin, IR3535, Oil of Lemon Eucalyptus (OLE), para-menthane-diol (PMD), or 2-undecanone. 

There are bears on the Reserve. Here are a few tips for living with them:

· Don’t feed bears, and don’t put out food for other wildlife that attracts bears. If you see a bear, scare it away so it does not become habituated to the area.

· Be responsible about trash and bird feeders (ideally, don’t provide bird feeders in the months bears are active or, at minimum, keep them at least ten feet off the ground and at least ten feet from anything bears can climb)

· Burn food off barbeque grills and clean after each use

· Keep all bear-accessible windows and doors closed and locked, including home, garage and vehicle doors

· Don’t leave food, trash, coolers, air fresheners or anything with an odor in your vehicle

· Pick fruit before it is ripe and clean up fallen fruit

· Talk to your neighbors about doing their part to be bear responsible

HOT SPRINGS POOLS 

Water for the hot springs started flowing in the 1930’s as a result of an exploratory oil well. The upper pool is 112 degrees and the lower pool is 105 degrees.

The pools are cleaned periodically but we all have a role maintaining the pool area. Please clean and replace the filter in the large pool when using the hot springs. Chemical dispensers are placed in the pools to control bacteria and biofilm. Please do not remove them.

When you are finished using the pools, move furniture back to its original location and remove any trash you see, as well as personal items. There is a shovel in the changing room.  If you are at the pools after a snow storm, please shovel the walk and area around the changing room.

Hot Springs Pools Regulations

· Guests must be accompanied by an owner or have dated written permission from the owner to use the hot tubs

· Children under 14 must be accompanied by an adult

· Swimwear must be worn at all times

· Pets are not allowed in the pools

· Bathing in the pools is prohibited

TREE FARM

The tree farm is located north of the intersection of Henry’s Lake Drive and East Arbor Park Drive.  Crowley Ranch Reserve members may remove one Christmas tree and up to six trees for replanting on their individual properties each year. More information can be found on the Documents page.

DARK SKIES

Viewing the Milky Way and celestial events from Crowley Ranch Reserve is one of the pleasures of living here. Light pollution can degrade the experience for everyone and poses hazards for wildlife. Our covenants require outdoor lighting to be dark sky compliant (i.e. subdued and shaded so the lighting is not directly visible to neighbors).

Here are a few tips from the International Dark Sky Association on how to protect our dark skies from light pollution:

· Only use lighting when needed

· Only light the area that needs it

· Use lighting that is no brighter than necessary

· Minimize blue light emissions

· Shield outdoor lights so they point downward

WATER

Water on the Reserve comes from wells located near the Navajo River. It is pumped to a holding tank and distributed through individual meters to each residence. A monthly fee is assessed for usage up to 6,000 gallons per month. Additional charges are incurred for usage over that amount.

If the water must be turned off for maintenance or repairs, you will receive an alert via the gaggle mail system.

Our water supply is a precious resource. Please conserve as much as possible. Occasionally, the water must be shut off for repairs and maintenance. We recommend that you maintain a supply of water for emergency use in case of outages.

The HOA determines an annual assessment for water, trash, and general maintenance. HOA fees are payable in two installments due in early February and August. Late payments incur a $25 fee and interest of 18% annually on the unpaid balance.

If you are away for an extended period, it is a good idea to run the water when you return for 5-10 minutes to flush the lines.

More information can be found on the Private Documents page.

CAMPING

(Rules and Regulations regarding camping.....coming soon)

ROADS

The speed limit on the Reserve is 20 mph. Driving faster creates dust and results in wash boarding and higher maintenance costs. If you are building or having work done on your home, it is your responsibility to inform contractors and delivery people of the speed limit. Our roads are regularly maintained (generally when they are moist after a rain) and are usually in better condition than most adjacent county roads. If you are constructing a home, it is your responsibility to restore the roads adjacent to your property to their condition prior to the construction process.

Roads are plowed when there is at least five inches of snow. Nevertheless, it is a good idea to have an AWD vehicle since the timing will depend on the nature of each storm and you will probably need to use the roads before they are plowed. 

Owners are responsible for clearing their private driveways. 

OFF ROAD VEHICLES

Snowmobiles, ATVs, trail bikes, or other off-road motorized vehicles are prohibited on roads and common areas (except utility vehicles used on private lots and Association vehicles used for maintenance, firefighting, or other purposes).

SECURITY

There are two gates providing access to the Reserve. The main gate on US 84 and a second gate on the north end of the property providing access to County Road 382. 

You may provide the gate code to service providers and delivery people but keep in mind the Reserve open space and the hot springs pools are reserved for residents and guests who are staying with them.

NOXIOUS WEEDS

State law requires all landowners to control noxious weeds on their property. The Open Space Committee coordinates the weed control effort for our open space. Each resident is responsible for his or her own property.

There is a brief guide to common weeds on the Documents page and a full list of noxious weeds at https://ag.colorado.gov/conservation/noxious-weeds/species-id.

CRR volunteers use herbicides to control weeds along the roadsides. You may opt out of the use of herbicides on roads adjacent to your property by contacting the Open Space Committee to alert local volunteers.

TRASH

Trash dumpsters are located just past the hot springs pools. They serve the Reserve and a few offsite users who pay the Reserve a fee. Trash is picked up Tuesday mornings.

The dumpsters are only for common household trash. Do not place bulk or large items in the dumpsters. Contact the Association Treasurer to make arrangements for disposing of large items. 

Please place all trash in bags prior to placing it in the dumpsters. Do not place construction waste or any of the following items in the bins: aerosol cans, all liquids, animals, animal waste, antifreeze, contaminated oils, barrels, batteries, chemical products, computers, flammables, fluorescent tubes, hazardous waste, herbicides/pesticides, medical waste, paint, motor oil, oil filters, propane tanks, radioactive waste, solvents, tires, etc. 

Please close the lids on the dumpsters when you are finished depositing your trash!

You may take large items and other trash to the Archuleta County dump. It is located at 9179 County Road 500. It is open from 7:30am-3:30pm M-F and 10am-noon Saturday. More information is at https://www.archuletacounty.org/254/Solid-Waste.

Please break down boxes so they do not fill the dumpsters or recycle them. Make sure the doors are closed and secured to prevent bears from entering the trash bins.

Violations of these rules will result in a $50 fine for the first violation and $100 thereafter. Violation of the bulk item policy will result in a fine of $125. Continuing violations may result in suspension of dumpster privileges.

Please consider recycling cardboard, aluminum, tin, and plastic items. The Archuleta County Recycle Center is located at 2140 County Road 500. It is open from 10am to 5pm Tuesday through Saturday. A list of acceptable items can be found at www.archuletacounty.org/263/Recycling. 

FIRE 

In the event of a fire, call 911 as soon as possible. The Reserve also has firefighting equipment for the use of residents to contain fires before firefighters arrive. 

IF IT IS NOT SAFE TO START FIGHTING THE FIRE, EVACUATE. Grab your go bag (recommended items below) and leave!

Follow Nixle alerts for up-to-date information on evacuation locations and road conditions. You can sign up for alerts by texting our zip code, 81128, to 888777 or at https://www.archuletacounty.org/569/Citizens-Alert.

If phones and the internet are down, walkie-talkies are an option. Channel 25 can be used to pass on facts from Nixle or Archuleta’s emergency site and channel 30 can be used for neighbor-to-neighbor communications (e.g. “I see a tree on fire”, “I need help getting out,” etc.). 

Shelter sites are selected during the evacuation process and will be listed on Nixle or through the Sheriff’s Office. Large animal evacuation is the responsibility of the owner. Be aware, be safe and don’t wait for someone to contact you if you feel unsafe! 

See more fire information under the Documents page.

PREPARATION

Create defensible space around your home. 

1. Limit the amount of flammable vegetation near your house (See https://csfs.colostate.edu/wildfire-mitigation/protect-your-home-property-from-wildfire/)

2. Trim branches that overhang your house, porch and deck and prune branches of large trees up to 6 to 10 feet from the ground. Remove plants containing resins, oils and waxes. Instead, use non-combustible options like crushed stone and gravel. 

3. Install fire-resistant roofing. Class A rated roofing products offer the best protection. Examples include: Composite shingles, metal, concrete and clay tiles. Inspect shingles or roof tiles and replace or repair those that are loose or missing to prevent ember penetration. 

4. Never store flammable materials underneath decks or porches. Remove dead vegetation and debris from under decks and between deck board joints. 

5. Use resistant siding such as brick, cement, plaster or stucco and dual-pane tempered glass windows. 

6. Ensure your home and neighborhood have legible and clearly marked street names and numbers. Driveways should be at least 12 feet wide. Clear vegetation along your driveway as the Fire Fighters/Trucks may not be able to access and defend your home.

7. Prepare and practice an emergency action plan with everyone in your home. Include details for pets, large animals and livestock. Know two ways out of your neighborhood and have a pre-designated meeting place. Always evacuate if you feel it’s unsafe to stay – don’t wait to receive an emergency notification if you feel threatened.

Electrical lines pose a great fire risk and are often taken out of service during fires and extreme fire weather. One of the most serious problems posed by power outages are automatic garage doors. If you store your car in a garage that relies solely on an electric motor, it is best to keep a vehicle, with a full tank, outside during times of high fire risk or know how to manually operate your garage door. 

If you do not have a frost-free hydrant, consider installing one and having two 50-foot fire houses. If you do evacuate, leave hoses attached for anyone who may need to defend your property. 

Recommended Go-Bag Contents

Water (1 gallon per person per day) & food (non-perishable) for three days 

• Marked map with at least two evacuation routes 

• Flashlights, batteries, chargers for all mobile devices 

• Blankets and emergency folding space blankets per person 

• Duct tape 

• An extra set of car keys, credit cards, CASH 

• N-95 mask for smoke or face covering 

• Change of clothes (consider the weather) 

• Extra eyeglasses or contact lenses 

• Emergency Services and personal contact information 

• Personal medical needs and first aid kit 

• Be sure to keep your tank full during fire season, or spare fuel in the garage 

• Copies of critical papers, wills, passports, deeds etc. (or store them in the cloud) 

• Pet care needs (food, crates for smaller animals, leashes, id tags) 

• Location of County Emergency Centers 

• Family photos, valuables, computers 

As you evacuate…

Think of the first responders. As fires near and evacuation warnings are put in place, there are a few last-minute steps that help firefighters and reduce the likelihood your house will burn down. If you have time: 

1. turn off any gas lines to the house

2. move flammable materials like patio furniture cushions and propane tanks inside the house

3. close all windows and doors to reduce the chance that embers ignite and burn your house, attach hoses and leave them as they can aid firefighters in your home protection. 

Contact either the Archuleta County or New Mexico emergency centers for more information on safe evacuation routes. For highway 84 north, contact the Archuleta County Sheriff at 970-264-4151 (non-emergency number) or the CO State Patrol at 731-0039. For Highway 84 South, contact the New Mexico Sheriff at 575-756-2343.

These measures come with an important caveat: If it is time to evacuate, GET OUT. Leaving should be your first priority.

FIRE-FIGHTING DEMONSTRATIONS

Crowley Ranch Reserve holds a yearly fire-fighting demonstration for residents. We suggest everyone comes to watch, even if they do not feel comfortable fighting a fire! 

For more information visit: www.archuletacounty.org/275/Emergency-Operations https://www.ready.gov/wildfires https://www.readyforwildfire.org/prepare-for-wildfire/get-ready/hardening-your-home/ Sign up for Nixle and “Notify Me” through Archuleta County: https://www.archuletacounty.org/569/Citizens-Alert

POST OFFICE

The postal service does not provide residential delivery on the Reserve (UPS and FedEx do). The post office is located on County Road 391 just west of Hwy 84 and the old Chromo schoolhouse. It is open from 10am to 2pm Monday to Friday and 9am to 1pm Saturdays. The phone number is 970-264-2084. The building is always open for access to post office boxes.

GOVERNANCE

Crowley Ranch Reserve is governed by a Home Owner’s Association (HOA) Board comprised of five volunteer Board Members elected by the residents. The actions of the HOA board are governed by a set of bylaws as well as Colorado law. Board meetings are held quarterly or on an as needed basis. They are open to all residents.

Dues are collected every six months to cover road maintenance, hot springs maintenance, operating expenses and general maintenance of the Reserve.  They are collected in advance; water and trash fees are collected in arrears. A late fee of 18% per year is assessed for late payments.

COMMUNITY AND VOLUNTEER OPPORTUNITIES

Residents routinely volunteer to remove invasive species, plant trees, maintain the open space, pick up trash along Highway 84, and participate in special projects. You will be notified of upcoming events. More volunteers are always welcome!

Volunteer opportunities include serving on the HOA board or as Secretary or Treasurer of the Association.  In addition, there are two standing committees, the Open Space Committee and the Architectural Control Committee. Contact the Board President or any board member if you are interested in volunteering in any capacity.

COVENANTS

Crowley Ranch Reserve is governed by a set of covenants designed to protect the unique character of the Reserve. You should have received a copy of the official covenants prior to finalizing your purchase of property on the Reserve. The following is a brief summary of some of the covenants, but, of course, if there is any conflict between this summary and the official covenants, the official covenants take precedence. There are additional covenants not summarized here.*

· All construction, improvements, or alterations of buildings, driveways, fences, or parking areas must be approved by the Architectural Control Committee (ACC).

· Owners must keep their parcels clear of trash or debris.

· Tents, trailers, RVs, or outbuildings of any sort may not be placed on a parcel or used as a temporary residence except a motor home or RV approved for use by the ACC during residential construction.

· Owners must provide enclosed garage space for all cars, trucks, trailers, boats, tractors, snowmobiles, or other vehicles regularly stored on their property.

· Trucks, RVs, mobile homes, trailers, farm equipment, boats, tractors, wagons, snowmobiles, or other recreational vehicles may not be parked overnight or stored on a parcel unless housed in a manner approved by the ACC and not visible from common areas or neighboring parcels. 

· No vehicles may be parked for purposes of repair, reconstruction, or storage, defined as not being driven off a parcel for fourteen consecutive days. Vehicles parked for more than fourteen days must be kept within a structure.

· Outdoor lighting must be approved by the ACC and must be subdued in nature and shaded so as not to be visible from neighboring parcels. 

· Short-term rental of residences is prohibited. Parcels or residences may not be rented for less than one month without prior written permission from the HOA Board. 

· Except as required by law, signs, billboards, posters, or other advertising media are prohibited.

· Hunting, trapping, and discharge of firearms are prohibited on all parcels and common areas.

· No animals or livestock, except pets belonging to the household, may be kept on any parcel. Up to four household pets are permitted on each parcel, two of which may be dogs. Household pets must remain on the owner’s parcel or under the immediate control of the owner.

· Removal of timber or vegetation, except to the extent necessary to create defensible fire space or approved by the ACC or HOA Board, is prohibited.

· The ACC must approve the layout of landscaping except confined vegetable or flower gardens.  Manicured lawns are not allowed and xeriscaping is encouraged. Plants must generally be native varieties and owners are responsible for controlling noxious weeds on their property.

· No burning of refuse or other material or fires for other purposes are permitted without the approval of the HOA Board. Fireworks are prohibited.

· Snowmobiles, ATVs, trail bikes, or other off-road motorized vehicles are prohibited on roads and common areas (except utility vehicles used on parcels and Association vehicles used for maintenance, firefighting, or other purposes).

· Use of potentially damaging or hazardous fertilizers, pesticides, or herbicides is prohibited unless approved by the HOA Board.

*For the most current covenants, visit the Documents page.