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IF THIS ISN’T THE BEST VIEW IN TOWN,
THEN WE DON’T KNOW WHAT IS
Truly a one of a kind property–nothing else like it that we know of. Approximately 64 acres of foothills
land with views over all of Colorado Springs. Careful drafting of easements has ensured the preservation of the
unique conservation values associated with this property, while reserving sufficient use rights so that one
fortunate person will be able to create a special estate here. You have worked hard to earn the best life offers;
you deserve this!
Shopping, dining, entertainment, movies, and professional services are located a very brief drive, away
providing the ultimate blend of private country/mountain living and urban convenience.
The communications barn on the ridge contains facilities for two cellular providers and has room for
additional providers which can result in a significant revenue stream for the property owner.
L Legal: The property is comprised of three parcels (metes and bounds legal descriptions are at the end of the
Q&A section). It lies at the highest point on West Woodmen Road where it turns into Centennial Blvd (close to
its intersection with Orchard Valley Road). Parcel A is closest to the mountains and borders the Pike National
Forest and Blodgett Open Space. Parcel C (the middle parcel) contains the communications barn and a building
envelope for the homesite and another barn structure that can be built. Parcel B borders Woodmen/Centennial
Road and contains the existing barn buildings. County Assessor’s Nos. 73000-00-481 (Parcel A), 73000-00-484
(Parcel C), and 73000-00-483 (Parcel B). All parcels are to be sold together.
U Bar•gain \ ‘bär-gcn \ n: an advantageous purchase.
Ex. This special slice of heaven is available for only $1,540,000!
Douglas H. Barber-CRB, GRI, MRE, ePro, REDS, RCC
(719) 338-3053 / [email protected]
Porsche Harvey-RMP
(719) 271-5965 / [email protected]
The Rawhide Company, REALTORS®
7075 Campus Drive, Suite 200, Colorado Springs, CO 80920
[email protected] / www.rawhide.net
Offering is subject to errors, omissions, changes, prior sale or withdrawal without notice. (4/13/16)
Questions &Answers (Q&A) Regarding 64 Amazing Acres on West Woodmen Road
Following are commonly asked questions pertaining to this most unique land. The answers provided are based
on input from other sources, such as school and City maps and personnel. The information is correct to the best
of the listing broker’s knowledge, but reading this Q&A is not a substitute for a buyer performing his own due
diligence investigation of the property prior to buying it. The information is believed to be reliable, but is not
guaranteed, and is subject to errors, omissions, and changes without notice. Doug Barber (as of 10/7/2015)
1. Q: Schools: What school District applies?
A: The land is in School District 11, according to the Assessor’s records and the District 11 school map. If
Buyer has an interest in a different district, Buyer should check with that district as to their policy on accepting
out-of-district students.
2. Q: What are the details of the cellular leases and what kind of cash flow can I get from them?
A: There are two leases with cellular providers currently, Sprint and T-Mobile. The cellular equipment is
housed in the communications barn on the hill, and we believe there is room there for three additional providers
(possible future signing bonuses and lease revenue for the property buyer). The prior owner, who negotiated the
leases, assigned the cash flows from those leases to Crown Castle through 9/30/2026, after which the cash flows
revert to the property owner.
3. Q: Access: Who maintains the roads?
A: The paved street coming off Woodmen Road is Blodgett Mountain Ranch Trail, which was dedicated to the
City on the Blodgett Ranch Estates plat as a public road. Immediately to the left when you exit Woodmen Road
is the gate and a privately owned and maintained gravel road into the property, which is called Blodgett
Mountain Heights. This is the access to the property.
4. Q: Zoning: What is the property zoned and who do I call about the zone?
A: The property is zoned by the City of Colorado Springs as A HS (agricultural with a hillside overlay).
Generally, the conservation easements permit uses allowed in this zone, as limited by the easement language.
The buyer should read each of the easement documents to determine what is acceptable on each parcel. City
Planning and Zoning is at (719) 385-5905.
5. Q: Can the property be subdivided?
A: No, but specific improvements are allowed (e.g., house, barn structures, fencing, etc.).
6. Q: Is the land in the city or county?
A: City of Colorado Springs.
7. Q: Are there water rights?
A: To my knowledge there are no water rights associated within any of the parcels (I checked the Division of
Water Resources water rights list and could find none). The Conservation Easements says the grantor would
retain any water rights, but I cannot find that any have ever been decreed. They might be claimed by the City of
Colorado Springs by virtue of annexation to the City, but the property purchaser would need to address this with
his water attorney as part of pre-purchase due diligence. The prior owner indicated that the City might be
amenable to allowing a well and septic system on the property instead of using City utilities.
8. Q: Is there any responsibility of land owner to remove burned trees as part of any mitigation requirement by
city or county?
A: Not that I am aware of. Generally, the conservation easements allow trees to be cut for fire mitigation,
disease control, and dead trees can be cut for firewood and fencing materials related to ranching. No
commercial forestry is allowed.
9. Q: How many and what kind of buildings can be put in the building envelopes, and are there size
restrictions?
A: Other than tepee diameter, I have not seen structure size restrictions in any of the easements. The easement
on Parcel C describes some types of buildings allowed, but doesn’t appear to necessarily preclude others with
similar appearance (e.g., it seems to me an indoor tennis court could look a lot like a barn, indoor arena or hay
storage building from the outside). I think this is more a case of figuring out what improvements are desired
and where, and then getting the appropriate representatives of the easement grantees out to the site to look at it
and approve them (probably subjective based on whether the proposal is deemed to fit with the intent of
preserving the conservation values). The buyer should read each of the easements and talk with the folks that
would be the decision makers as part of the buyer’s prepurchase due diligence. Following are some indicators
by Parcel:
Parcel
Improvements Specifically Allowed (others may
be permitted with approval)
Parcel A (West Parcel) (2/16/05 Easement, which
was replaced by 12/17/07 amended/Restated
Easement )
4.d. of the 12/17/2007 easement says up to 8 tepees
with a maximum 24 foot diameter each in three
designated envelopes, which can be for pay.
Parcel B (East Parcel) (8/20/2003 Easement)
Barns and related equestrian facilities in 1.5 acre
envelope (3.h. also allows boarding up to 6 horses
and horse riding/lessons for hire).
Parcel C (Middle Parcel) (6/8/04 Easement)
Home, barn
10. Q: What is the sales history of the property?
A: The prior owner platted Blodgett Ranch Estates, Filing 1 and sold off the lots. It is our understanding that
this subdivision is unrelated to the subject property, though I speculate that he may have at one time considered
the subject property to be future filings. That possibility ended when he granted the conservation easements.
He later transferred the property to the present owner.
11. Q: Is the land part of the homeowner association on either side of it?
A: Per City Planning, it is not part of the Oak Valley, Peregrine or Mountain Shadows master plans. To the best
of our knowledge it is not part of any property owner association.
12. Q: Who provides utilities?
A: Electric, natural gas, water, and sewer are all provided by Colorado Springs Utilities. Once a home site is
determined, exact routing of utilities can be determined. In all probability, they will come north from the home
site and down the hill to connect to service lines/mains at the west end of Blodgett Ranch Trail (seller is
working on getting a small easement to make the final connection). According to Colorado Springs Utilities,
the facilities in Blodgett Ranch Trail include: 8" PVC water main, 8" PVC sewer main, 2" gas main, and a
12,500 kv single phase underground electric line. The buyer will want to confirm with the Development
Services Department (Al at 719-668-8259) exactly how the connections will be made. A separate dedicated
power run comes through the gate into the property from Blodgett Ranch Trail and runs up the north side of the
gravel road
to serve the
cell barn.
The prior
owner told
me that he
had
discussed the
idea of using
well and
septic and
that the City
had been
receptive to
the idea, so that may be an alternative for a buyer to explore if preferred over running sewer and water lines
from City mains.
Possible utility routes from residential envelope
13. Q: What is the actual legal address of property?
A: We believe the address is 2906 Blodgett Mountain Heights, Colorado Springs, CO 80919.
14. Q: Can property be fenced?
A: It appears that the easements address this. See table below.
Blodgett Open Space Master Plan
(attached)
Shows the proposed connection to the Woodmen Trail through the
National Forest, and states (page 21) that the barbed wire fencing
along the south boundary will be replaced by smooth wire fencing.
Parcel B (8/20/2003 Easement)
3.h. seems to say that perimeter fencing can be done, and 4.c.
expressly says the owner can perimeter fence Parcel B. There is a
public trail designated in Parcel B to get from Woodmen Road to the
Blodgett Open Space.
Parcel C (6/8/04 Easement)
3.b. says no fencing except in building envelope without permission
of Grantee. 4.c. says can construct wildlife friendly perimeter
fencing.
Parcel A (2/16/05 Easement,
replaced by 12/17/2007 Easement)
3.b. says no fencing except perimeter fencing. 4.c. says can construct
wildlife friendly perimeter fencing.
15. Q: Can parcels be sold separately?
A: I have not found in the easements a prohibition on selling them separately. However, only Parcel C appears
to have a home building envelope, so Parcels A and B may not be very salable separately as a practical matter.
If A were sold separately, access would have to be preserved across B and C to get to A, and the appropriate
easement holder would need to be notified. The seller is selling all three parcels together.
16. Q: Who maintains cell building?
A: The cell barn is owned and maintained by the property owner. The cell facilities are owned and maintained
by the tenants therein, who have rights of entry for maintenance and repair of their facilities. The cell building
is on its own master electric meter, but the tenants each have separate electric service for their facilities which
they are responsible for.
17. Q: How often are other people on the property and where do they access?
A: The Palmer Land Trust and El Paso County conservation easement people can visit anytime to confirm that
the conservation values are being protected. Typically, however, they come annually to check the land. The
tenants in the cell barn can visit the cell barn as necessary to protect their interests, but generally are not there
unless there is an issue with their equipment. A public trail is designated on the northerly edge of Parcel B from
Woodmen Road to the Blodgett Open Space, but has not been built (some hikers may use it from time to time,
though most use the Blodgett Peak Trail head further north in Peregrine).
18. Q: Whom can I talk to about the conservation easements?
A: We suggest a visit to the easement holder contacts below to talk about the easements and the intended uses of
the buyer after the easements have been read. They are the entities that will need to approve uses on the place,
so they are the best source to get info from.
Document
Easement Holder
Affects
8/20/2003 Grant of
Easement
William J. Palmer Parks
Foundation, Inc.
(719) 632-3236
(http://palmerlandtrust.org/about-pa
lmer-land-trust/history)
Parcel B (East parcel with barns). Has a barn
building envelope where existing barns are.
Provides for public trail from street to Blodgett
Open Space across its narrow north edge
(between Parcel C and the Blodgett Ranch
subdivision).
6/8/2004 Grant of
Easement
El Paso County Commissioners
(Madelaine Newell (719) 473-7104
Parcel C (middle parcel). Has a 1/4 acre
building envelope for a barn (different from the
one on Parcel B), and a 3 acre home building
envelope that encompasses the communications
barn, as well.
2/16/2005
Easement was
replaced by the
12/17/2007
Easement
El Paso County Commissioners
(Madelaine Newell (719) 473-7104
Parcel A (West parcel). Has three envelopes
for tepees.
19. Q: Building Envelopes: Are the building envelopes staked?
A: I am not aware whether any of the envelopes have been surveyed out and staked. I expect this is more a case
of figuring out what improvements are desired and where within the general envelope area, and then getting the
appropriate representatives of the easement grantees out to the site to look at it and approve them. The
depictions on the next page are the best representation we have of the envelope locations.
Parcel A Envelopes
Parcel B Envelope
Parcel C Envelopes
LEGAL DESCRIPTION:
PARCEL A: A TRACT OF LAND BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION
3, TOWNSHIP 13 SOUTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, EL PASO
COUNTY, COLORADO, BEING DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE SOUTHERLY
BOUNDARY LINE OF MAHOGANY VALE AT PEREGRINE FILING NO. 3, AS RECORDED UNDER
RECEPTION NO. 97148164, EL PASO COUNTY, COLORADO, BEING MONUMENTED AT THE
WESTERLY END BY A NO. 5 REBAR WITH 1-1/2” ALUMINUM
SURVEYOR’S CAP STAMPED “JR ENG LTD RLS 10377,” AND BEING MONUMENTED AT THE
EASTERLY END BY A NO. 5 REBAR WITH 1-1/2” ALUMINUM SURVEYOR’S CAP STAMPED “JR
ENG LTD RLS 10377” BEING ASSUMED TO BEAR S89°50’13”E, A DISTANCE OF 829.25 FEET.
COMMENCING AT THE SOUTHWESTERLY CORNER OF MAHOGANY VALE AT PEREGRINE
FILING NO. 2, AS RECORDED UNDER RECEPTION NO. 96099980, EL PASO COUNTY, COLORADO,
SAID POINT BEING THE POINT OF BEGINNING; THENCE S89°50'13"E ON THE SOUTHERLY
BOUNDARY LINE OF SAID MAHOGANY VALE AT PEREGRINE FILING NO. 2, A DISTANCE OF
436.42 FEET; THENCE S00°00'00"W A DISTANCE OF 941.05 FEET; THENCE S27°43'47"W A
DISTANCE OF 304.14 FEET; THENCE S71°53'04"W A DISTANCE OF 94.87 FEET; THENCE
N33°22’14”W, A DISTANCE OF 72.11 FEET; THENCE N72°34’40"W A DISTANCE OF 408.04 FEET;
THENCE S28°19'53"W A DISTANCE OF 273.65 FEET; THENCE N30°56'58"W A DISTANCE OF 900.02
FEET; THENCE N00°43'43"W A DISTANCE OF 530.00 FEET; THENCE S89°50'13"E A DISTANCE OF
823.71 FEET TO THE POINT OF BEGINNING.
PARCEL B: A TRACT OF LAND BEING A PORTION OF THE SOUTHWEST QUARTER OF THE
SOUTHEAST QUARTER AND THE SOUTHWEST QUARTER OF SECTION 3, TOWNSHIP 13 SOUTH,
RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, EL PASO COUNTY, COLORADO, BEING
DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE SOUTHERLY BOUNDARY LINE OF
MAHOGANY VALE AT PEREGRINE FILING NO. 3, AS RECORDED UNDER RECEPTION NO.
97148164, EL PASO COUNTY, COLORADO, BEING MONUMENTED AT THE WESTERLY END BY A
NO. 5 REBAR WITH 1-1/2” ALUMINUM SURVEYOR’S CAP STAMPED “JR ENG LTD RLS 10377,”
AND BEING MONUMENTED AT THE EASTERLY END BY A NO. 5 REBAR WITH 1-1/2” ALUMINUM
SURVEYOR’S CAP STAMPED “JR ENG LTD RLS 10377,” BEING ASSUMED TO BEAR S89°50’13”E, A
DISTANCE OF 829.25 FEET. COMMENCING AT THE SOUTHWESTERLY CORNER OF MAHOGANY
VALE AT PEREGRINE FILING NO. 3, AS RECORDED UNDER RECEPTION NO. 97148164, EL PASO
COUNTY, COLORADO, SAID POINT BEING THE POINT OF BEGINNING; THENCE S89°50’13”E ON
THE SOUTHERLY BOUNDARY LINE OF SAID MAHOGANY VALE AT PEREGRINE FILING NO. 3, A
DISTANCE OF 64.48 FEET; THENCE S00°10’17”W, A DISTANCE OF 243.92 FEET; THENCE
S90°00’00"E, A DISTANCE OF 1028.56 FEET; THENCE N02°41’10”E, A DISTANCE OF 67.57 FEET;
THENCE S87°18'50"E A DISTANCE OF 30.77 FEET TO A POINT OF CURVE; THENCE ON THE ARC
OF A CURVE TO THE RIGHT, HAVING A DELTA OF 27°38’00”, A RADIUS OF 230.00 FEET, A
DISTANCE OF 110.93 FEET TO A POINT OF TANGENT; THENCE S59°40’50”E, A DISTANCE OF 80.32
FEET; THENCE N30°19’10”E, A DISTANCE OF 20.41 FEET TO A POINT ON THE SOUTHWESTERLY
RIGHT-OF-WAY LINE OF CENTENNIAL BOULEVARD AS PLATTED IN CENTENNIAL BOULEVARD
SUBDIVISION FILING NO. 2, RECORDED IN PLAT BOOK R-3 AT PAGE 57, EL PASO COUNTY,
COLORADO; THENCE ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF SAID CENTENNIAL
BOULEVARD, THE FOLLOWING TWO (2) COURSES:
1. ON THE ARC OF A CURVE TO THE RIGHT, WHOSE CENTER BEARS S33°42'47"W, HAVING A
DELTA OF 21°18’18”, A RADIUS OF 666.80 FEET, A DISTANCE OF 247.95 FEET TO A POINT OF
TANGENT;
2. S34°58’55”E, A DISTANCE OF 385.92 FEET TO A POINT ON THE NORTHERLY BOUNDARY LINE
OF TRACT “A” AS PLATTED IN OAK VALLEY RANCH FILING NO. 6, RECORDED IN PLAT BOOK
G-5 AT PAGE 27; THENCE S88°47’16”W ON THE NORTHERLY BOUNDARY LINE OF SAID TRACT
‘A’, A DISTANCE OF 626.02 FEET; THENCE N00°00’00"E, A DISTANCE OF 372.67 FEET; THENCE
N90°00’00"W, A DISTANCE OF 1364.35 FEET; THENCE N00°00'00"E A DISTANCE OF 362.13 FEET TO
A POINT ON THE SOUTHERLY BOUNDARY LINE OF MAHOGANY VALE AT PEREGRINE FILING
NO. 2, AS RECORDED UNDER RECEPTION NO. 96099980; THENCE S89°50’13”E ON SAID
SOUTHERLY BOUNDARY LINE, A DISTANCE OF 281.57 FEET TO THE POINT OF BEGINNING.
PARCEL C: A TRACT OF LAND BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION
3, TOWNSHIP 13 SOUTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, EL PASO
COUNTY, COLORADO, BEING DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE SOUTHERLY
BOUNDARY LINE OF MAHOGANY VALE AT PEREGRINE FILING NO. 3, AS RECORDED UNDER
RECEPTION NO. 97148164, EL PASO COUNTY, COLORADO, BEING MONUMENTED AT THE
WESTERLY END BY A NO. 5 REBAR WITH 1-1/2” ALUMINUM
SURVEYOR’S CAP STAMPED “JR ENG LTD RLS 10377,” AND BEING MONUMENTED AT THE
EASTERLY END BY A NO. 5 REBAR WITH 1-1/2” ALUMINUM SURVEYOR’S CAP STAMPED “JR
ENG LTD RLS 10377,” BEING ASSUMED TO BEAR S89”50’13”E, A DISTANCE OF 829.25 FEET.
COMMENCING AT THE NORTHWESTERLY CORNER OF TRACT A, AS PLATTED IN OAK VALLEY
RANCH FILING NO. 6, AS RECORDED IN PLAT BOOK G-5 AT PAGE 27, SAID POINT BEING THE
POINT OF BEGINNING; THENCE ON THE WESTERLY BOUNDARY LINE OF SAID TRACT A, THE
FOLLOWING TWO (2) COURSES:
1. S39°55’48”W, A DISTANCE OF 381.43 FEET;
2. S21°54'04"W A DISTANCE OF 410.57 FEET TO THE NORTHWESTERLY CORNER OF TRACT B, AS
PLATTED IN OAK VALLEY RANCH FILING NO. 5, AS RECORDED IN PLAT BOOK F-5 AT PAGE 88;
THENCE S11°33’07”W ON THE WESTERLY BOUNDARY LINE OF SAID TRACT B, A DISTANCE OF
90.00 FEET TO THE NORTHEASTERLY CORNER OF THE PLAT OF OAK VALLEY RANCH FILING
NO. 7, AS RECORDED IN PLAT BOOK E-5 AT PAGE 285; THENCE ON THE NORTHERLY
BOUNDARY LINE OF SAID OAK VALLEY RANCH FILING NO. 7, THE FOLLOWING TWO (2)
COURSES:
1. N78°26'53"W, A DISTANCE OF 120.00 FEET:
2. N34°03’05”W, A DISTANCE OF 183.77 FEET;
THENCE N00°19’10”E, A DISTANCE OF 235.00 FEET; THENCE N78°49’27”W, A DISTANCE OF 743.30
FEET; THENCE N00°00'00"E A DISTANCE OF 578.92 FEET; THENCE N90°00’00”E, A DISTANCE OF
1364.35 FEET; THENCE S00°00’00E" A DISTANCE OF 372.67 FEET TO THE POINT OF BEGINNING.