The Board of Directors has been working with legal counsel, Jerry Orten, of Orten, Cavanagh & Holmes, LLC. The POA is compliant with Colorado Statutory requirements regarding HOAs and POAs. We strongly encourage you to take a few minutes and read through our governing documents.
In addition to these documents,
each owner shall be entitled to the exclusive ownership and possession of his Parcel in accordance with all applicable county ordinances and zoning requirements.
No Person shall do anything or keep anything on a Parcel which would be in violation of any statute, rule, ordinance, regulation, permit or other requirement of any governmental body.
Parcels shall not be used for any purposes contrary to or in violation of any pertinent zoning ordinance(s).
The provision of these governing documents shall be in addition and supplemental to all other applicable provisions of law.
Ghost River Ranch is one of only 9 communities in Huerfano County that is registered and licensed with the State of Colorado.
This status offers us the benefit of working closely with Huerfano County officials to enforce compliance of all county rules and regulations.
Ghost River Ranch
Property Owners' Association
Covenants, Conditions and Restrictions
Section 7.02 Manufactured Housing. No single-wide (less than 24' wide) manufactured housing shall be allowed on any parcel at any time. Manufactured modular housing is permitted with prior review and written approval of plans by the Association in accordance with Association guidelines, and with a roof pitch of not less than 5:12.
Section 9.02 Noxious, Offensive, Hazardous or Annoying Activities. No noxious or offensive activity shall be carried on upon any part of a parcel nor shall anything be done or placed on or in any part of a parcel which is or may become a nuisance or cause disturbance or annoyance to others. No activity shall be conducted and no improvements shall be made or constructed which are or might be unsafe or hazardous to any person or property. No sound shall be emitted which is unreasonably loud or annoying. No odor shall be emitted which is noxious or offensive to others.
Section 9.03 Unsightliness. No unsightliness or waste shall be permitted on or in any part of a parcel.
Section 9.04 Livestock and Poultry. If any animals, livestock or poultry of any kind are raised, bred or kept on any parcel, said parcel shall be fenced so that the same will not encroach on any other parcel. We reserve the right to graze cattle on parcels unless the owner(s) have installed fencing around such parcels. No commercial dairy operations, feed lots or hog operations shall be allowed on any parcel.
Section 9.07 Vehicles. No unlicensed, damaged or unsightly vehicles shall be kept, stored, parked or maintained upon a parcel, except in a garage or workshop.
Section 9.10 Access. No parcel owner shall build or cause to be built a fence eliminating access to the easements for utilities and roadways within the property.
Section 9.11 Sewage Disposal. Sewage disposal shall be effected by means of individual septic tanks and shall be installed at the expense of and by the parcel owner. All septic tanks and disposal fields shall be approved by the appropriate county health department and officials.
Section 9.14 Disrepair. No owner shall permit any portion of a parcel to fall into disrepair so as to create a dangerous, unsafe, unsightly or unattractive conditions.
Section 9.15 Commercial Operations. No owner shall allow or permit a parcel to be used, in whole or in part, for any kind of commercial or industrial operations. This prohibition shall not apply to home-based professional services, agricultural or ranching use in compliance with Section 9.04.
Huerfano County Land Use Camping Permit
On May 18, 2021, the Huerfano County Board of County Commissioners amended the county land use code to allow limited camping on properties over 2 acres. This change does not supersede more restrictive subdivision covenants, rules, and regulations.
Per Section 1.16.02 of the Huerfano County Land Use Code, the use of tents, campers, and recreational vehicles as temporary residences (“camping”) (even on your own property) is allowed on parcels without a primary permitted use for up to seven (7) consecutive days, up to thirty (30) total days per year without a permit. Camping for over 7 consecutive days up to four (4) months per year is allowed on parcels over 2 acres in Rural Residential and Agricultural zones with a permit from the Huerfano County Land Use Department. Camping permits may be renewed up to once per year. Applicants must show adequate sanitary and water provisions in order to be eligible for a permit and submit plans for sanitation and water provisions.
(NOTE: On-site dumping and septic tanks without systems are not considered adequate sanitary provisions).
Under no circumstances is an RV or camper to be used as a permanent residence in
Ghost River Ranch. If you request a camping permit, you must show adequate sanitary and water provisions and submit plans to the GRR POA BoD for sanitation and water provisions.
A twelve (12) month camping permit, with approved building permit for a primary residence, may be requested. A valid building permit should be submitted to the GRR POA BoD for a primary residence and you must show continued progress of building a home. A survey, foundation plan and blue prints for a structure must be submitted to the county for a permit to be issued. The county requires an inspection every 6 months or the permit will be void.
Hunting on Ghost River Ranch
Hunting is allowed if all State, Federal and other applicable laws are met and permission is granted by the land owner. Private land is not required to be posted. Colorado State Trust Land is not open to the public for hunting or trespassing unless the user has a lease agreement with the State or the property is declared open by the State and it is listed in the State Guide. If an owner believes there may be illegal hunting activity, the owner is encouraged to contact the Division of Wildlife at 719-561-5300 or 719-248-9688.
Huerfano County Zoning Regulations,
Land Use Regulations
and Building Enforcement
See www.huerfano.us.com for a complete listing of all county land use and building department regulations.
Colorado Dept of Regulatory Agencies
Division of Real Estate
Colorado Common Interest Ownership Act (CCIOA)
Our POA must also follow the state guidelines of the CCIOA's declarations, covenants, and rules/regulations which dictate the actions of our POA.
for CCIOA, Other State, Local & Federal Laws
Colorado Nonprofit Corporation Act
As a Non-Profit organization, our POA must also comply with the
Non-Profit Corporation Act.
Directors & Officers Liability Insurance
Risk Placement Services, Inc.
Insurance Carrier: United States Liability Insurance Company
BRIQ Insurance, 10290 S Progress Way #103, Parker, CO 80134
Policy #: CAP1553735F
Policy Effective Date: 07/01/2019 - Expiration Date: 07/01/2022
Liability Each Claim Limit: $1,000,000/The Aggregate Limit $1,000,000/Liability Retention $1,000