Double Bar X Ranch
Aspen, Colorado

FREQUENTLY ASKED QUESTIONS

What can I build on my Homestead?**
The Land Use entitlements for Double Bar X Ranch are vested for 25 years (until September 28, 2030). Owners may build up to 7500 sq ft of floor area ratio (FAR) above grade. The allowable square footage may be increased by 2500 sq ft, for a total of 10,000 sq ft above grade, upon the purchase of one transferable development right (TDR), or with a cash-in-lieu payment to the City of Aspen of $240,000 (plus a CPI increase factor). 250 sq ft of garage space is exempt; the next 250 sq ft counts as 50% against the allowable FAR. Owners must build an Accessory Dwelling Unit (ADU) between 600-1000 sq ft which does not count against the FAR. The ADU may be attached or detached and does not have to be rented; however, if it is rented, City of Aspen employee housing guidelines prevail. The ADU requirement can be waived with a $240,000 (currently) payment to the City. The owner of Homestead F1 may build up to 15,000 sq ft, with as many as four separate residences, and may increase the allowable square footage to 18,000 with the purchase of two TDRs (or two $240,000 payments to the City). The F1 owner may also have up to 40,000 sq ft of agricultural outbuildings.

FAR calculations should be determined using the June 1, 2000 City of Aspen Land Use Code.

Each Homestead has a specific building envelope, and all buildings (including barns) must be inside of this building envelope (with the exception of Homestead F1 which may have agricultural buildings outside of the building envelope). Each Homestead is permitted to have residential landscaping within 100’ of the building exterior; landscaping is allowed outside of this 100’ radius to the extent that it involves indigenous plant and tree species (please refer to the Design Guidelines for more detail). The irrigated meadows are protected by agricultural easements that prohibit most building activity. Each Homestead will be subject to the Design Review Process and Design Guidelines, copies of which are available upon request. The Architectural Control Committee (ACC) will be responsible for reviewing all design proposals.

Are horses allowed at Double Bar X Ranch?
Homestead owners may build a barn and horse facilities within their building envelopes. The FAR of the barn will count against the total allowed FAR. The three irrigated meadows at Double Bar X Ranch will be fenced, sprinkler-irrigated and controlled by the Homeowners Association (HOA) for the benefit of the residents at the Ranch. Lot owners may pasture horses in the meadows at the direction and discretion of the HOA.

Are water rights available with my Homestead?
The Ranch has significant water rights to irrigate the meadows and to serve the individual Homestead ponds (see below). All of these water rights will be controlled by the HOA for the benefit of the homeowners. Historically, the Ranch has used a ditch system to flood irrigate the meadows. The Developer has installed a sprinkler irrigation system that will be fed by raw water from the ditch. Owners may irrigate up to 10,000 sq ft of residential landscaping with City Water, per the PUD.

Are dogs permitted at Double Bar X Ranch?
Per the PUD approvals, dogs are presently not permitted.

May I have a pond on my Homestead?
There is a water augmentation plan currently pending with the Water Court to approve a pond for each individual Homestead. Assuming the plan is approved, each Lot owner will have the right to construct a pond in a specific location that will be served by the Ranch’s irrigation water rights. Lot owners will have the ability to utilize the Ranch’s irrigation system and construct the necessary piping to bring water to individual ponds. Homestead owners will be responsible for the construction and maintenance of their ponds.

May I construct fencing on my property?
Yes. The ACC is responsible for reviewing fence designs and ensuring that all fences comply with the Colorado Department of Wildlife regulations. Also, the three irrigated meadows will be fenced to allow for communal horse pasturing. The HOA will control future changes or modifications to the alignment and location of the fences in the Agricultural Easement areas. No gates are allowed at the entry or within Double Bar X Ranch.

May I have a swimming court and/or tennis court on my Homestead?
Yes. Swimming pools and tennis courts may be constructed on each Homestead.

What fees am I responsible for?
Under the terms and provisions of the Fourth Amended and Restated Preannexation Agreement: Bar/X Ranch LLC and the City of Aspen recorded October 7, 2005 as Reception No. 515868, §3.C, Homestead buyers will be charged at Closing $16,666.67 for sagebrush preservation, $8,333.33 for a nonprofit donation, and $25,000 for the City's engineering fees. Buyers shall also pay any other fees imposed by the City of Aspen with respect to the Property, including, without limitation, well development fees or tap fees.

Also, pursuant to Ordinance No. 20, Series of 1979, of the City of Aspen, a Wheeler Real Estate Transfer Tax (WRETT) in the amount of one-half of one percent (0.05%) of the purchase price shall be payable by Homestead buyer at Closing. Further, pursuant to Ordinance No.13, Series of 1990, of the City of Aspen, a Housing Real Estate Transfer Tax (HRETT) in the amount of one percent (1%) of the purchase price exceeding $100,000.00 (the first $100,000.00 is exempt from this tax) shall also be payable by buyer at Closing.

What is the RM lot?
The RM, or Ranch Manager’s, Lot is a Resident Occupied Lot, meaning it has certain restrictions placed on it by the City of Aspen. If a home is constructed on this site, it is required to be occupied by the Ranch Manager for Double Bar X Ranch. The Developer will retain this Lot with the right to convey it to the HOA or to a Ranch Manager at a future date. There are no requirements for when a home is to be built on this parcel.

What is Lot C?
Lot C is a “Cultural Use” Lot that is approved for non-profit or cultural uses. The Developer plans to retain this Lot and will work with the City of Aspen and/or an appropriate non-profit entity in the future to develop this parcel.

What is Parcel F2?
Parcel F2 is a 17-acre nature preserve that runs along Maroon Creek which has a conservation easement placed upon it. The homeowners at Double Bar X Ranch will have access and use rights to this Lot, including direct river and fishing access at the confluence of the Roaring Fork River and Maroon Creek. The Developer has built a trail system that will serve as access down to the river area. The Developer plans to retain ownership of this parcel with the right to convey it to the HOA in the future.

What is the development plan for the ranch?
The Development Plan for Double Bar X Ranch includes the following, all of which has been installed: main roads serving each Homestead (this includes Stage Road, Coach Road and Relay Road); utilities serving each Homestead; common area landscaping, including several ponds; a sprinkler irrigation system for the three large meadows; and an extensive trail system.

The landscaping plan and drawings for Double Bar X Ranch were assembled by Mt. Daly Enterprises, a local landscape design firm, and installed by Binbilla, landscaping contractors. The Developer has installed the “common area” landscaping for Double Bar X Ranch. This includes the entrance to the Ranch, along Stage Road and Relay Road (serving lots 1-4), and Coach Road (serving Homesteads 7-12), and around the irrigation retention ponds in the large irrigated meadows. Individual Homestead owners will be expected to install their own landscaping to provide a buffer and screening between Homesteads. If an owner desires to have a pond on his Homestead, the water augmentation plan (currently being reviewed and pending approval by the water court) will need to be complied with and the Lot owner will have to construct the pond and piping from the Ranch’s irrigation system. All utilities have been brought by the developer to the Lot lines or to the road abutting the Lot lines. It will be the Homestead owner's responsibility to pay for and extend these utilities to the building envelope (including tap fees).

Austin Lawrence Partners, Developer
Apollo Real Estate Advisors, Lender/Partner
Wells Fargo Denver, Lender
Gould Construction
Binbilla Landscaping
BJ Adams and Company, Sales