MOUNTAIN KING RANCH RESERVE

Transcription

1 MOUNTAIN KING RANCH RESERVE The Spirit of the American West MASTER PLAN APRIL 1, 2016

2 AND ARE PLEASED TO PRESENT THIS UNIQUE RECREATIONAL RANCH LIMITED OFFERING BIG WYOMING S MOUNTAIN KING RANCH RESERVE THE SPIRIT OF CONSERVATION IN THE AMERICAN WEST PREPARED BY NOTE: All quantities, dimensions, distances, improvement square footage, numbers of acres and agricultural operation assumptions are good faith estimates by the seller, land planner and real estate broker. A prospective buyer must complete their own due diligence to confirm these estimates to their satisfaction. ii

3 CONTENTS Conservation and the Spirit of the American West The Master Plan The Ranch Reserve Association Appendix Air Service to Jackson Hole, WY Tax Benefits Master Plan Team Master Plan Graphic Enlargements iii

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5 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST View across the Ranch Lands with the Wyoming Range in the Distance Vision When Frank Krejci of Century Development in Omaha, Nebraska hired us* to create a Master Plan for the Mountain King Ranch, he set the bar high: When I bought the five homestead ranches running along the Wyoming Range and aggregated them into the 31,000 acre Mountain King Ranch, I knew that I wanted this special place to become a world class recreational ranch by improving the equestrian, hunting and fishing assets. I also wanted the cowboy and cattle ranching operations to continue, in balance with the hunting and fishing, tapping into the history and spirit of the American West. I knew that with a big long term vision and consistent investment in conservation, the Ranch would be an incredible natural reserve with miles of forest boundary, thousands of acres of irrigated grasslands, miles of mountain streams and private meadows all teaming with magnificent fish, game birds, raptors and abundant wildlife. The master plan will allow me to share the ranch with a very limited group of partners who want to help accomplish this grand vision. * The Master Plan team includes Charlie Kees of DHM Design, Bozeman MT; Steve Duerr of Jackson Hole Real Estate Associates Group, the exclusive Wyoming affiliate of Christies International Real Estate in Jackson Hole WY; and owner Frank Krejci, Century Development, Omaha NE (additional biographical information can be found in the Appendix at the end of the report). 1

6 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST Geographic Setting Mountain King Ranch is located approximately 70 miles south of Jackson Hole, Wyoming and 20 miles west of Pinedale in Sublette County, Wyoming. Sublette County is said to be the least populated county in the least populated state in the nation, with no full-time signal lights to this day. The county ranges in elevation from 6,280 feet in the valley to 13,800 feet in the Wind River Range and boasts more than 1,300 glacier fed lakes. The three spectacularly beautiful mountain ranges, the Wind River, Gros Ventre and Wyoming Ranges, give birth to numerous fast-flowing streams that find their way into the Green River. The north and south forks of Horse Creek and the North Fork of Cottonwood Creek flow down from the Wyoming Range and meander eastward across the ranch for a combined approximate 35 miles of live water. The vast expanse of the Mountain King Ranch Reserve (about 95 square miles) is apparent on the map on the following page showing the proximity of the outfitting permit area on the U.S. Forest Service Land (approximately 30,000 acres, 47 sections) and the ranch deeded area and state leases along the north and south forks of Horse Creek and North Cottonwood Creek (about 31,000 acres, 48 sections). The cattle and outfitting operations stretch for miles across approximately 31,783 intact acres with 29,823 deeded acres and 1,960 acres of Wyoming leased lands (approximately 15 miles by 8 miles), plus the contiguous Forest Service outfitting permit area. Thousands of acres of irrigated grassland may have a summer capacity to carry up to 7,000 head of cattle. Except for a short distance at the southern end of the ranch where the Cottonwood-Rye Grass county road heads up and across the Wyoming Range at McDougal Gap, no public roads cross the ranch. The western boundary of the ranch is bordered by remote and undisturbed national forest for almost 10 miles. This U.S. Forest Service land is part of the Bridger Teton National Forest and Wilderness complex located at the southern end of the Greater Yellowstone Region as shown on the map on Page 4. This astonishing area represents almost 20 million acres of pristine forests, mountains, rivers and streams. Jim Bridger and Bill Sublette, from whom the county and forest derive their names, were mountain men and part of the fur trapping brigade that included Hugh Glass. Their names were made famous for their part in leaving old Hugh to die after he was mauled by a Grizzly, as portrayed by Leonardo DiCaprio in the recent movie Revenant. 2 Pastures at Mountain King Ranch with the Wyoming Range in the Distance

7 HWY 189 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST BONDURANT WYOMING RANGE U.S. FOREST SERVICE LAND MOUNTAIN KING RANCH USFS OUTFITTING PERMIT AREA ±30,000 ACRES MOUNTAIN KING RANCH ±31,000 ACRES BLM LAND DANIEL PINEDALE MARBLETON Context Map Showing Mountain King Ranch and Associated USFS Outfitting Permit Area BIG PINEY 3

8 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST GREATER YELLOWSTONE REGION YELLOWSTONE NATIONAL PARK GRAND TETON NATIONAL PARK JACKSON MOUNTAIN KING RANCH DANIEL PINEDALE BIG PINEY Greater Yellowstone Region with Mountain King Ranch in Red 4

9 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST Historical Setting and The Old West Legacy Near the ranch three well-known archaeological sites place indigenous peoples living in the area surrounding Mountain King Ranch for thousands of years. The Wardell Buffalo Trap is the oldest known kill site where hunters used bows and arrows, and dates back approximately 1,000 years. The Trapper s Point Antelope Kill Site has been radiocarbon dated to between 7,880 to 4,690 years old and archaeologists excavating the J. David Love Site in the Jonah Field south of present Pinedale uncovered the oldest burial site in Wyoming, dating back 7,200 years. Archaeological data suggests that people have lived in the region for at least 9,000 years. Archaeologists also believe all of the natives were seasonal, moving out during the winter and returning for the summer with the buffalo and other big game. The first Euro-Americans to arrive in the Rocky Mountain region came for the beaver living in the mountain streams and rivers. The tributaries of the Green River that run across the ranch were heavily trapped by the mountain men. Historians consider 1820 to 1840 the peak years of the beaver fur trade. At a spot visible from the high ridges of the ranch, the annual trappers rendezvous was held near the junction of Horse Creek and the Green River near Daniel, WY. There the season s take in pelts was traded for powder and ball, Green River skinning knives, traps, blankets, trade beads and whiskey. Starting in the early 1840s, at first a trickle and later a flood of people began making the 2,000 mile trek from the Midwest to Oregon and California. As many as half a million people crossed the famous South Pass at the south end of the Wind River Range, an area visible from the ranch on a clear day. The Lander Cut Off of the Oregon Trail crossed the Green River just south of the ranch heading over the Wyoming Range at Big Piney. Mountain King Ranch Significant Historical Sites and Trails in the Region Surrounding Mountain King Ranch (photo credit: 5

10 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST Cattle Grazing at Mountain King Ranch Ranching Operations at Mountain King Ranch Reserve The next generation of western pioneers started trailing cattle back to the lush high mountain meadows and river valleys. By the 1870s, vast herds of cattle were turned out and fattened on Wyoming grass and in the fall trailed to the distant rail spurs and shipped to eastern markets. Cattlemen discovered that, like the native buffalo, their stock could graze year-round on sparse but nutritious prairie grasses that cured on the stem in the dry climate. The names of the five ranch stations located on the property take their names from some of these early cattlemen and other place names on the ranch. Names like, Greenwood, Lloyd, Jensen, Haines, Jewett, Connor, Taylor and Boroff represent five generations of connections to the ranch. Back then in the area of what is still known as the Green River Drift (a national historic trail and cultural site in continuous use since 1896) cattle drives from the Cora-Pinedale- Daniel-Boulder areas to rail spurs like Opal further south often took about a month. Starting in the late 1920s and early 1930s, ranchers began using trucks to haul cattle, although trailing cattle to market continued in the county into the early 1940s. Some of the earliest Sublette County cattle ranches still operate today with fifth or sixth generations running the businesses. Cowboys on horseback moving herds are still a common sight. 6

11 CONSERVATION & THE SPIRIT OF THE AMERICAN WEST Cattle Operations at Mountain King Ranch - Sawtooths of Gros Ventre Range in the Distance The Mountain King Ranch Reserve homestead owners will be privileged to experience this life of the golden west. The big herds must be rotated across the ranch during the summer and gathered for shipping in the fall. While the 25,000 sf indoor arena and stables are a welcome amenity, the cowboy life can be experienced just like the olden days. This is truly a place where the cattle still roam, where the deer and the antelope play and the skies are not cloudy all day. Under mountain blue bird blue skies, elk, moose, deer and antelope all mingle with the cattle under the watchful eyes of not just the ranch cowboys, but hawks, eagles, falcons, mountain lions, black bears and the occasional wolf or grizzly bear. 7

12 RANCH MASTER PLAN Master Plan Overview and the Shared Ranch Concept Frank Krejci s fundamental objective when designing the master plan was to create a unique parcel of land that would allow the entire aggregated ranch to be kept intact and be sold to a very limited exclusive group of like-minded new ranch owners. Each family would own a separate large parcel on which they could choose to build a private home within a designated homestead building envelope while still being able to enjoy the entire ranch for hunting, fishing or cowboying as part of the sprawling cattle operations. Through the master planning process and analysis it was decided that an approximate maximum of 10% of the ranch would be privately owned leaving the remaining 90% wide open and shared for recreational ranch uses. Spectacular Views Across Mountain King Ranch, Wind River Range in the Distance 8

13 RANCH MASTER PLAN Cattle Grazing at Mountain King Ranch, Wind River Range in the Distance The Mountain King Ranch Reserve Association, comprised of board members who own the private homestead parcels, would manage the common area of almost 27,000 acres, including the staff: the cattle operations manager; the hunting and fishing operations manager, and the manager for the association. Because the ranch can support as many as 7,000 head of cattle, the operations of the ranch are financially self-supporting. The association may be able to return an annual profit to the shared ranch owners from the cattle and outfitting operations. The Ranch Reserve Association members will also manage the water and mineral rights that are part of the property rights of the ranch. The master plan Frank imagined would allow the homestead owners to experience with their families all the beauty, history, privacy and activities of a historic western ranch and outfitting business, without the significant hassles and expenses as an individual owner. Most importantly, it is through mindful stewardship of the land and water that these private uses are consistent with collaborative implementation of the Ranch Reserve vision for the benefit of future generations. 9

14 RANCH MASTER PLAN Master Planning Strategy and Process The master planning process for Mountain King Ranch was a multi-faceted one that involved a careful analysis of the resources within the property boundary and their roles in the larger regional ecosystem. Because there are a variety of amenities that could appeal to an individual looking to purchase a homestead, the development opportunities, existing conditions, conservation values, and the sportsman and recreation opportunities were all inventoried and assessed for their potential value within the context of a shared ranch. The master plan analysis synthesizes information drawn from a variety of sources including individual research, available county and state data, site visits, and local knowledge. Guide to the Master Plan Maps DHM Design prepared a series of maps that graphically describe the master plan by showing the ranch boundaries, locations of the major geographic features, water courses, ranch stations, Summit House and other proposed building improvements, ranch operations, recreational activity areas, the extensive network of private roads on the ranch, and the airport. The overall Ranch Master Plan map is shown on the following page and represents the entire ranch and the adjacent lands. This large master plan map describes the entire ranch parcel and identifies the major features and amenities including proposed improvements and homestead parcels. The dashed boxes shown on the plan indicate the areas shown in greater detail on the enlargement maps found throughout this report. Larger versions of each of these maps can also be found in the Appendix at the end of this report. The 5 Ranch Stations As mentioned, most of the Ranch Stations bear the names of historic ranch families. The Mountain King Ranch Reserve aggregation includes five well maintained ranch homes, shops and operational cattle ranch sorting and shipping facilities. The five stations shown on the master plan are as follows: 10 Taylor Ranch, Wyoming Range in the Distance Ranch Station I - South Horse Creek Ranch Station II - Cottonwood Creek (Jewett Ranch) Ranch Station III - Lloyd / Greenwood Ranch Ranch Station IV - Taylor Ranch Ranch Station V - Boroff Ranch

15 COTTONWOOD RYEGRASS RD RANCH MASTER PLAN N. HORSE CREEK DANIEL MERNA RD TO DANIEL, WY MERNA BUTTE 1 MILE U.S. FOREST SERVICE LAND G LOT G ± 290 ACRES V RANCH STATION V BOROFF RANCH RANCH MANAGER HOUSE NORTH HORSE CREEK CABIN COTTONWOOD MERNA RD RANCH STATION I ENLARGEMENT AREA CONNOR PASTURE RESERVOIR CONNOR PASTURE HUNTING CABIN PROPOSED LOT LINES RANCH STATION IV ENLARGEMENT AREA STATE LAND 2 MILES PROPOSED LOT LINES H I HORSE CREEK SUMMIT HOUSE C D E F PROPOSED ENTRANCE ROAD SOUTH HORSE CREEK RD STATE LAND J IV PROPOSED LOT LINES K RANCH STATION IV TAYLOR RANCH RANCH OPERATIONS WATER FOWL HABITAT RANCH AMMENITY DESTINATION 3 MILES B PROPOSED BUILDING ENVELOPES A I SOUTH HORSE CREEK FUTURE LODGE SITE RANCH STATION I SOUTH HORSE CREEK RANCH HEADQUARTERS STABLES INDOOR RIDING ARENA SHOP STATE LAND RYEGRASS COUNTY RD 4 MILES JENSEN CABINS SUMMER DESTINATION HUNTING CAMP USFS LAND ACCESS ELK FEED GROUND CABIN HAINES FLAT HAWK S REST OVERLOOK ELK FEEDING GROUND STATE LAND NORTH COTTONWOOD RD AIRPORT RD BUREAU OF LAND MANAGEMENT (BLM) LAND 5 MILES 6 MILES 7 MILES BLM LAND NORTH COTTONWOOD CREEK RANCH STATION II COTTONWOOD CREEK (JEWETT RANCH) RANCH CATTLE OPERATIONS FISHING HEADQUARTERS II RANCH STATION II ENLARGEMENT AREA STATE LAND FISHING CABINS RESTORED HOMESTEAD BARN FISHING STRUCTURE RYEGRASS JUNCTION COTTONWOOD RYEGRASS RD STATE LAND NORTH COTTONWOOD CREEK SPRING CREEK 8 MILES NORTH COTTONWOOD RD STATE LAND HALFWAY RD AIRPORT 9 MILES III AIRPORT RESIDENCE RANCH STATION III LLOYD GREENWOOD RANCH HALFWAY HOUSE RANCH DESTINATION CABIN KILLPECKER CREEK 10 MILES SOUTHERN PROPERTY BOUNDARY LEGEND STATE LAND FOREST SERVICE LAND BLM LAND CONSERVATION EASEMENT RANCH STATIONS RANCH AMMENITY DESTINATIONS CONSERVATION EASEMENT BUILDING ENEVELOPE ROADS ENLARGEMENT AREA BOUNDARY PROPERTY LINE 5 CONTOUR LINES SECTION LINES SOUTH COTTONWOOD CREEK BLM LAND Ranch Master Plan - See Appendix for Enlarged Version 11

16 RANCH MASTER PLAN In Winter 800 to 1,000 Head of Elk Reside near the Jewett Elk Feed Ground Near Ranch Station I Conservation Values The Mountain King Ranch has a number of exceptional conservation values associated with the land. The varied habitat resources and ecological communities on the Mountain King Ranch provide opportunities for a multitude of wildlife species on the property. Data analysis and literature review provide documentation that the ranch provides habitat ranges for a significant number of game and non-game species. Species include those such as Elk, Moose, Mule Deer, Pronghorn Antelope, Sage Grouse, and other key non-game wildlife species whose ranges are described in the text and diagrams shown on the following pages. Wildlife Diagrams The following diagrams describe the individual habitat and migration patterns for a variety of key species that inhabit Mountain King Ranch and the surrounding area. The following terms are found in the descriptions of each diagram and define the various categories for habitat range: Crucial Range: A habitat component that is the determining factor in a population s ability to maintain itself over time. Winter/Yearlong Range: A population of animals that makes general use of the habitat within this range on a year round basis. But during the winter months (between 12/1 and 4/30), there is a significant influx of additional animals into the area from other seasonal ranges. Spring/Summer/Fall Range: A population of animals use the habitats within the range annually only to the onset of persistent winter conditions (variable but commonly this period is between 5/1 and 11/14). 12

17 y falls ing/ rridors range area ucial rucial. - hat he n of t th operty ement round r lower winter MOOSE WILDLIFE: habitat and migration corridors within the Spring/ Summer/ Fall range Migration Routes - migration routes ELK leaving the eastern WILDLIFE: habitat and migration portion corridors of the property that head towards the ELK southwest towards crucial habitat and partuition areas. MOOSE ILDLIFE: habitat and migration corridors I RANCH MASTER PLAN II PRONGHORN ANTELOPE Seasonal Range - entire property falls within the Spring/ Summer/ Fall range ELK Migration Routes - MOOSE migration Seasonal routes Range - leaving the entire eastern property is portion within of the the Spring/ property Summer/ that Fall range head towards small the section on southwest the towards western edge crucial habitat designated and as crucial partuition areas. winter/ yearlong range. Parturition habitat is to the west of the property in the Wyoming Range. Migration Routes - migrate from the west from the high country in the summer to the lower elevation areas during the winter months. located within the Governor s Daniel Core Sage Grouse Area. WYOMIN RANGE numerous lek ANTELOPE ea AREA WILDLIFE: habitat and migration corridors of locations within a 5 mile radius of the ranch and one newly identified lek on the ranch. MOOSE WILDLIFE: habitat and migration corridors SAGE Rang lo Go Co Ar nu lo a th ne on RANGE E GE E E the niel use in s of one ed lek KEY NON-GAME RANCH PROPERTY WILDLIFE AREA BOUNDARY Feeding Grounds - MULE DEER CRUCIAL RANCH AMENITY The Jewett Elk LEGEND RANGE AREA Winter Feedground in a section of state ANTELOPE SPRING/ MOOSE CRUCIAL RANGE KEY CREEK NON-GAME land RANCH on western PROPERTY side SUMMR/FALL LEGEND RANGE WILDLIFE AREA of BOUNDARY property MOOSE PARTUITION WINTER/ MOOSE AREA MULE CRUCIAL RANGE MIGRATION DEER KEY CRUCIAL NON-GAME BARRIER RANCH AMENITY RANCH PROPERTY LEGEND YEAR LONG RANGE RANGE WILDLIFE AREA AREA BOUNDARY ELK SAGE CRUCIAL GROUSE MOOSE RANGE LEK ANTELOPE WINTER/ MIGRATION SPRING/ MULE CORRIDORS DEER CRUCIAL CREEK RANCH AMENITY YEAR LONG RANGE SUMMR/FALL RANGE RANGE AREA ELK WINTER/ ELK CRUCIAL RANGE PARTUITION PARTUITION ANTELOPE AREA AREA SPRING/ YEAR LONG RANGE MIGRATION CREEK BARRIER NON-GAME SPECIES SUMMR/FALL RANGE WILDLIFE: SAGE GROUSE ELK WINTER/ key wildlife areas SAGE GROUSE CORE AREA PARTUITION LEK AREA MIGRATION CORRIDORS YEAR RANGE LONG RANGE NON-GAME WILDLIFE Seasonal Range - The entire ranch is within the spring/ summer/ SAGE GROUSE fall range for elk with a small CORE AREA RANGE section on the western edge designated as crucial winter/ yearlong range. Parturition habitat is to the west of the property in the Wyoming Range. WYOMING RANGE AREA Migration Routes - During the winter months elk migrate to the lower elevation areas on the ranch from the high country to the west where they spend summers. Migration Barriers - There is a cattle drift fence identified as migration route barrier, however, this is likely not a complete barrier to movement. Feeding Grounds- The Jewett Elk Winter Feed ground is on a state section of land within the ranch. III Migration Barriers - one fence identified as migration AIRPORT barrier, DEFINITIONS but not likely a complete barrier CRUCIAL RANGE: A habitat component that is the determining factor in a population s WINTER/YEARLONG RANGE: A population of animals that CRUCIAL makes RANGE: general use of the habitat within months (between 12/1 and A habitat 4/30), there component is a significant that is the influx determini of addi SAGE GROUSE LEK two Key Non-Game Wildlife Areas, the Pinedale and Wyoming Range. DEFINITIONS LEGEND SPRING/SUMMER/FALL RANGE: WINTER/YEARLONG RANGE: A population of animals use A population the habitats of MOOSE within animals CRUCIAL this that range RANGE annually ok makes genera but commonly this period months is between (between 5/1 and 12/1 11/14) and 4/30), there is SPRING/SUMMER/FALL RANGE: A population of ELK animals CRUCIAL use RANGE the habitats wa MIGRATION BARRIER S Seasonal Range - The but ranch commonly falls within this period the is Crucial between 5/1 ELK WINTER/ Winter MIGRATION Range for CORRIDORS Moose. Areas along YEAR LONG South RANGE Horse P Creek, North Cottonwood Creek, SAGE and GROUSE Killpecker CORE AREA RANGE Creek are identified as Crucial Habitat for Moose. The entire ranch falls within the Spring, SITE Summer, PLANN Fall range. Pinedale area - 21 bird species 13 mammal species classified as the one of the highest ranking areas for species diversity. significant concentrations of Long-Billed Curlews and Sandhill Cranes. SITE PLANNING - HABITA Migration Routes - There are two main migration routes, however it would seem that all of the drainages containing wetland and riparian habitats at the lowest elevations should be considered as a possible migration route for moose. The migration routes cross the property in its entirety and there is a calving area to the east of the ranch. Wyoming Range Area - 9 bird species 16 mammal species most important habitat for lynx in Wyoming provides significant habitat to other boreal species DEFINITIONS MOOSE WINTER/ YEAR LONG RANGE 13 W M R

18 falls ng/ ange ek s idors - to ast II s rty in ages on RANCH MASTER MULE DEER PLAN WILDLIFE: habitat and migration corridors MULE DEER III AIRPORT MULE DEER WILDLIFE: habitat and migration corridors ANTELOPE WILDLIFE: habitat and migration corridors ELK PRONGHORN ANTELOPE Seasonal Range - entire property falls within the Spring/ Summer/ Fall range north eastern area considered Crucial Habitat and Crucial Winter Range. MOOSE WILDLIFE: habitat and migration corridors Migration Routes - three routes that run through the central portion of the property other routes at MOOSE WILDLIFE: north and south habitat and migration corridors ends of the property facilitate movement from higher ground in the summer months to the lower valleys in the winter time. WILDLIFE: habitat and migration corridors PRONGHO ANTELOP Seasonal R entire p PRONG within ANTELO Summe Migration Seasona migrati leaving entir portion withi proper Summ head to Migratio southw crucial migra partuiti leavi porti prop head south cruci partu ANGE E falls ng/ ange - s tern he ards and s. III KEY NON-GAME LEGEND WILDLIFE AREA MULE DEER CRUCIAL RANGE ANTELOPE SPRING/ SUMMR/FALL RANGE SAGE GROUSE WILDLIFE: crucial range PARTUITION AREA AIRPORT RANCH PROPERTY BOUNDARY RANCH RANCH AMENITY AMENITY AREA AREA CREEK CREEK MIGRATION BARRIER Seasonal Range - The majority of the ranch falls within SAGE the GROUSE Summer LEK Season Forage MIGRATION Range. CORRIDORS The eastern third and northern half of the property is an area considered Crucial Mule Deer Habitat and Crucial Winter Range. Migration Routes - There are three routes that run through the central portion of the property the others are located in the very extremes of the north and south portions of the property and facilitate movement from higher ground in the summer months to the lower valleys in the winter time. LEGEND DEFINITIONS SAGE GROUSE MOOSE CRUCIAL RANGE MOOSE WINTER/ YEAR LONG RANGE MIGRATION ELK CRUCIAL CORRIDORS RANGE LEGEND ELK WINTER/ MOOSE YEAR CRUCIAL LONG RANGE RANGE SAGE GROUSE WILDLIFE: key wildlife areas KEY NON-GAME WILDLIFE AREA MULE DEER CRUCIAL RANGE ANTELOPE SPRING/ SUMMR/FALL RANGE PARTUITION AREA NON-GAME KEY NON-GAME SPECIES WILDLIFE AREA SAGE GROUSE LEK MULE DEER CRUCIAL Seasonal MOOSE Range CORE WINTER/ AREA - Most RANGEof the ranch lies within the YEAR LONG RANGE RANGE Summer Season Forage Range. Range - eastern half of property is ELK CRUCIAL RANGE located within the Governor s Daniel Core Sage Grouse Area. numerous lek locations within CORE AREA RANGE a 5 mile radius of the ranch and one newly identified lek on the ranch. ANTELOPE SPRING/ SUMMR/FALL RANGE Migration Routes - There are migration routes leaving ELK the WINTER/ eastern portion of the ranch PARTUITION that AREA head YEAR LONG RANGE southwest towards WYOMING crucial Pronghorn habitat and RANGE SAGE GROUSE birthing areas. AREA SAGE GROUSE LEK 14

19 ion corridors Summer/ Fall range RANCH MASTER PLAN MOOSE ILDLIFE: habitat and migration corridors ors SAGE GROUSE Seasonal Range - entire property falls within the Spring/ Migration Routes - migration routes leaving the eastern portion of the property that head towards the southwest towards crucial habitat and partuition areas. within the Spring/ Summer/ Fall range Migration Routes - ANTELOPE migration routes leaving the eastern portion of the property that head towards the southwest towards crucial habitat and partuition areas. WILDLIFE: habitat and migration corridors MOOSE WILDLIFE: habitat and migration corridors WYOMING RANGE AREA Range - eastern half of property is located within the Governor s Daniel Core Sage Grouse PRONGHORN Area. ANTELOPE numerous lek locations within Seasonal Range a 5 - mile radius of entire property the ranch falls and one within the newly Spring/ identified lek Summer/ on Fall the range ranch. KEY NON-GAME WILDLIFE SPECIES Migration Routes - migration routes leaving the eastern portion of the property that head towards the southwest towards crucial habitat and partuition areas. lo G Co A SAG nu WILDLIFE: cruci WYOMING RANGE AREA lo a th ne on NGE KEY MOOSE NON-GAME WINTER/ WILDLIFE YEAR LONG AREA RANGE MULE ELK CRUCIAL DEER CRUCIAL RANGE RANGE E ANTELOPE IAL RANGE ELK WINTER/ KEY NON-GAME SPRING/ LEGEND SUMMR/FALL YEAR LONG WILDLIFE RANGE AREA TER/ PARTUITION SAGE GROUSE MULE AREA DEER CRUCIAL ANGE CORE RANGE AREA RANGE RANGE SAGE ANTELOPE GROUSE LEK SPRING/ SUMMR/FALL RANGE ANGE E ANGE LEGEND AIRPORT MOOSE CRUCIAL RANGE PARTUITION AREA KEY NON-GAME WILDLIFE AREA MULE RANCH DEER PROPERTY CRUCIAL RANGE BOUNDARY ANTELOPE RANCH AMENITY SPRING/ SUMMR/FALL AREA RANGE RANCH PROPERTY PARTUITION CREEK BOUNDARY AREA LEGEND Range - The eastern half of the ranch is located within the SAGE Governor s GROUSE LEK Daniel Core Sage ELK WINTER/ Grouse Area. MIGRATION CORRIDORS YEAR LONG RANGE Breeding - There are numerous lek locations within a 5 mile radius of the ranch and one newly identified lek on the ranch. SAGE GROUSE RANCH MOOSE AMENITY LEK CRUCIAL RANGEMIGRATION KEY CORRIDORS NON-GAME MIGRATION AREA BARRIER WILDLIFE AREA MIGRATION CREEK MOOSE CORRIDORS WINTER/ YEAR LONG RANGE MIGRATION ELK CRUCIAL BARRIER RANGE SAGE GROUSE CORE AREA RANGE RANCH PROPERTY DEFINITIONS DEFINITIONS BOUNDARY CRUCIAL RANGE: PINEDALE A habitat component AREA that is the determini RANCH AMENITY CRUCIAL AREARANGE: A habitat component that is WINTER/YEARLONG the determining factor RANGE: in a population s a CREEK DEFINITIONS A population of animals that makes genera WINTER/YEARLONG RANGE: months (between 12/1 and 4/30), there is A population MIGRATION of BARRIER animals that makes general use of the habitat within DEFI t months (between 12/1 and SPRING/SUMMER/FALL 4/30), there is a significant RANGE: influx of additi A population of RANCH animals PROPERTY use the habitats CRUCw BOUNDARY SPRING/SUMMER/FALL RANGE: but commonly this period is between A 5/1 hab A population of MULE animals DEER CRUCIAL use the habitats within RANCH this AMENITY range annually on RANGE AREA but commonly this period is between 5/1 and 11/14) WINT ANTELOPE SPRING/ CREEK A pop month Mountain SUMMR/FALL King Ranch RANGE falls into two Key Non-Game Wildlife Areas, the Pinedale and Wyoming Range. MIGRATION BARRIER SITE PLANN SPRIN A pop SITE PLANNING - HABITAT PARTUITION AREA The Pinedale SAGE GROUSE area LEKrecords include MIGRATION 21 bird CORRIDORS species and 13 mammal species and is classified as one of the highest ranking areas for species diversity. It is also has one of the most significant statewide concentrations of Long-Billed Curlews and Sandhill Cranes. The Wyoming Range area is noted as being the most important habitat for lynx in Wyoming and provides significant habitat to other boreal species. This area list includes 9 bird species and 16 mammal species. but co 15

20 RANCH MASTER PLAN North Horse Creek V IV I South Horse Creek Combined Habitat Analysis As a way of understanding the wildlife values as a whole, all six individual diagrams were overlaid into a single combined habitat diagram shown to the right. What becomes apparent is that the ranch is positioned at the intersection of key habitat ranges for a multitude of game and non-game wildlife species creating a special place rich in natural resources and high in conservation values. Spring Creek LEGEND North Cottonwood Creek Killpecker Creek II III AIRPORT MOOSE CRUCIAL RANGE KEY NON-GAME WILDLIFE AREA RANCH PROPERTY BOUNDARY MOOSE WINTER/ YEAR LONG RANGE MULE DEER CRUCIAL RANGE RANCH AMENITY AREA ELK CRUCIAL RANGE ANTELOPE SPRING/ SUMMR/FALL RANGE CREEK ELK WINTER/ YEAR LONG RANGE PARTUITION AREA MIGRATION BARRIER SAGE GROUSE CORE AREA RANGE SAGE GROUSE LEK MIGRATION CORRIDORS 16

21 RANCH MASTER PLAN Landscape Surrounding Ranch Station IV and Possible Homesites H - K The Ranch Reserve Homesites To assure the world class quality of trophy hunting and fishing, the traditional equestrian cowboy ranch operations are maintained, and the long term vision of the reserve is accomplished, the number of new homestead owners could range from 6 up to 11. With the retained Krejci family parcel including the Summit House, the total number of ranch owners would range from 7 up to no more than 12. The homestead parcels will all be 280 deeded acres including a 5 acre building site. While development can occur in the building envelope consistent with guidelines, no development and no fencing can occur outside the envelope. This limited impact will maintain the wide open feel of the ranch and the flow of the wildlife and cattle grazing. Also, the large 280 acre tracts and 5 acre building envelopes will be clustered near existing roads, water and underground power to limit disturbance of land and wildlife. It is Frank s general plan to locate homesites strategically and to complete ranch roads and extend power to the property line of each new parcel. There are two areas set forth for this development on the maps: the Ranch Station I, South Horse Creek Area and the Ranch Station IV, Taylor Ranch Area. The parcels are large so that owners will have the opportunity to apply for annual land owner licenses consistent with the regulations of the Wyoming Game and Fish Department. Under those regulations, the minimum acreage is 160. The species available for such tags are deer, elk and antelope. Annual coordination with the local Game Warden would determine whether the property has supported the required number of animals to qualify for landowner licenses. 17

22 RANCH MASTER PLAN Homestead parcels are clustered in two main locations adjacent to significant ranch amenity centers. Six homestead parcels (A - F) and the Krejci family parcel are located in the vicinity of Ranch Station I, South Horse Creek, where the ranch headquarters and main lodge may eventually be located (see map on page 19). The initial six parcels are nestled into the existing Aspen forests in an area of the ranch with interesting topographical features and significant big game habitat. Potentially, four more parcels (H - K) could be located adjacent to Ranch Station IV, Taylor Ranch (see map on page 20). These parcels could take advantage of the spectacular views across the confluence of north and south Horse Creeks and the immensely rich waterfowl habitat that surrounds Horse Creek as it flows east towards the Green River. Another potential parcel (G) could be located near Ranch Station V (shown below), Boroff Ranch, along North Horse Creek with sweeping views of the Wyoming Range to the west. Maps showing the potential homesites surrounding Ranch Stations I and IV can be seen on the enlargement plans on the next two pages. The red lined homestead parcel boundaries A-K are conceptual and may be modified to accomodate roads, utilities or other appropriate considerations. 18 G LOT G ± 290 ACRES V RANCH STATION V BOROFF RANCH RANCH MANAGER HOUSE NORTH HORSE CREEK CABIN PROPOSED LOT LINES R Master Plan Enlargement showing Homestead Parcel G at Ranch Station V The Summit House on the Krejci Family Parcel There were several major considerations taken into account when siting the homestead parcels in the context of the whole property. The first major consideration was the proximity to existing infrastructure and amenities on the ranch. Clustering the homestead parcels around two of the more developed Ranch Stations would take advantage of existing infrastructure to reduce future development costs and disturbances to the land while also allowing amenity centers such as ranch headquarters and outfitting to be easily accessible by ranch owners. The second major factor was how these concentrations of homesteads would interact with the existing ecology. The combined habitat diagram on page 16 shows that the two concentrations of homestead parcels have been strategically located to take advantage of differing areas of high conservation values on the ranch. The homestead parcels adjacent to Ranch Station I are strategically located in areas that will have low impact on habitat but are proximal to big game migration routes to facilitate hunting and wildlife viewing opportunities. The homestead parcels surrounding Ranch Station V, on the other hand, are located at the intersection of a large number of species habitat ranges and a river system providing close proximity to fishing, waterfowl hunting and wildlife viewing opportunities.

23 S. HORSE CREEK RD. RANCH MASTER PLAN U.S. FOREST SERVICE LAND LOT C ±280 ACRES VIEWS TO THE WYOMING RANGE LOT B ±280 ACRES LOT D ±280 ACRES SUMMIT HOUSE SUMMIT HOUSE LOT ±280 ACRES D F C E EXISTING HUNTING CABIN TO BE RELOCATED B TO JENSEN CABINS LOT A ±280 ACRES FUTURE LODGE SITE A INDOOR RIDING ARENA & STABLES/BARN PADDOCKS TO RANCH STATION II NORTH COTTONWOOD RANCH CONNOR PASTURES LOT F ±280 ACRES LOT E ±280 ACRES HEADQUARTER HOUSE (RESIDENTIAL) SHOP HAINES FLAT (CATTLE GRAZING) LEGEND A ROAD PROPOSED BUILDING ENVELOPE EXISTING BUILDINGS RANCH STATION I SOUTH HORSE CREEK PRIMARY RANCH HEADQUARTERS INDOOR RIDING ARENA STABLES/BARN OUTFITTER OPERATIONS FUTURE LODGE SITE TO HAWK S REST OVERLOOK CABIN PROPOSED LOT LINES PROPERTY LINE 5 CONTOUR LINES SECTION LINES TO RANCH STATION IV TAYLOR RANCH SOUTH HORSE CREEK Ranch Station I Enlargement Plan - See Appendix for Enlarged Version 19

24 RANCH MASTER PLAN HORSE CREEK COTTONWOOD MERNA RD. RYEGRASS COUNTY RD. STATE LAND H LOT I ±280 ACRES LOT H ±280 ACRES STATE LAND CONFLUENCE OF NORTH AND SOUTH HORSE CREEKS I J CONNECTOR TRAIL LOT J ±280 ACRES STATE LAND LOT K ±280 ACRES K BUREAU OF LAND MANAGEMENT LAND N.HORSE CREEK VIEWS VIEWS VIEWS VIEWS VIEWS VIEWS LEGEND A EXISTING BUILDINGS STATE LAND PROPOSED LOT LINES ROAD PROPERTY LINE PROPOSED BUILDING ENVELOPE 5 CONTOUR LINES SECTION LINES S. HORSE CREEK S. HORSE CREEK RD. TO RANCH STATION I SOUTH HORSE CREEK Ranch Station IV Enlargement Plan - See Appendix for Enlarged Version RANCH STATION IV TAYLOR RANCH RANCH OPERATIONS EXPANDED POND SYSTEM POSSIBLE GUEST CABINS FISHING WATER FOWL HABITAT MOOSE HABITAT HUNTING AND WILDLIFE VIEWING BLINDS 20

25 RANCH MASTER PLAN Shared Ranch Reserve Improvements and Amenities Through the master planning process opportunities for improvement and the creation of amenity centers were identified across the ranch property. The scale of possible improvements ranges from the construction of the possible new South Horse Creek Lodge at Ranch Station I to the possible addition of small, off-grid picnic shelters along North Cottonwood Creek. RANCH STATION I Ranch Headquarters, Riding Arena, and Shop at Ranch Station I Headquarters Home & Shop While all ranch stations include a comfortable ranch residence, cattle handling facilities and work shop, the HQ site at Ranch Station I is the most complete. Frank intends that the existing home will be converted to use as a shared ranch amenity. For those homestead parcel owners who have not constructed a home at their building envelope, or those owners who have a residence but need more rooms for visiting guests, this home will meet their needs. The use of the home will be managed by the Ranch Reserve Association manager. FUTURE LODGE SITE INDOOR RIDING ARENA & STABLES/BARN PADDOCKS HEADQUARTER HOUSE (RESIDENTIAL) SHOP RANCH STATION I SOUTH HORSE CREEK PRIMARY RANCH HEADQUARTERS INDOOR RIDING ARENA STABLES/BARN OUTFITTER OPERATIONS FUTURE LODGE SITE Master Plan Enlargement Showing Ranch Headquarters, Riding Arena, and Shop at Ranch Station I 21

26 UP FIRESIDE SEATING SEATING FOR UP TO 4 DOWN FIRESIDE SEATING SEATING FOR UP TO 2 DECK (9-6 x 19-6) 2 SIDED FIREPLACE 2 SIDED FIREPLACE DISH- WASHER PANTRY OVENS COOKTOP SINK STEAMER SHELVES PREP STATION INNER KITCHEN WALK-IN (23 X 12) SERVING STATION FREEZER RACKS SHELVES OUTER KITCHEN RACKS RACKS STORAGE STORAGE WARMING COOKTOP COOLER COOLER COOLER BAR DW SINK DINING ROOM (30-6 X 27) SEATING FOR 36 SCREENED PATIO SEATING FOR UP TO 8 CABINET WAIT STATION ADA BATH MENS BATH PORCH DINING SEATING UP TO 32 BAR STORAGE BATH HALL (5-8 X 16) DISPLAY DISPLAY RECEP.& OFFICE WALL CABS COFFEE &/OR SPIRITS BAR WOMENS BATH GAMES HSKPNG (5-6 x 8-4) SPORTS BAR / LOUNGE SEATING FOR UP TO 32 BATH COVERED ENTRY ENTRY & CIRCULATION (8 X 27) GREAT ROOM (27 X 38-6) SEATING FOR UP TO 13 HEARTH 2 SIDED FIREPLACE HEARTH GAME ROOM (23 x 12-6) BILLIARDS BALCONY OPEN TO BELOW TRUSSES SUPPLIES SUPPLIES DISP. INTERNET CAFE SEATING FOR 9 UP MUD RM / HALL (5-6 X 20-3) GUEST COATS FIRESIDE SEATING SEATING FOR UP TO 5 DISPLAY STORAGE GUIDES LOUNGE (22 X 19-8) SEATING FOR 19 DISPLAY PEGS AND DRYING RACKS EQUIPMENT LOCKERS GEAR ROOM (9-6 X 12-10) 24 LOCKERS DISPLAY UT. SINK SCREENED PATIO SEATING FOR UP TO 12 CONFERENCE TABLE REAL ESTATE SALES & CONFERENCE ROOM (14-6 x 22) ELEV? STORAGE DOWN ELEV? BUFFET W/ SALES MATERIAL STORAGE BELOW HOSE FOR RINSING SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" DESIGN ASSOCIATES ARCHITECTS 140 EAST BROADWAY, SUITE 25 JACKSON WY (O) designassociatesarchitects.com PROJ. NO.: ARCH: Christopher Lee 2014 DESIGN ASSOCIATES ARCHITECTS I L C I O REVISION HISTORY SYMB CHANGE. S E C T N HR A T S E D S E TOP F A H ER W R C Y T. O H L M I EE B-0228 Date: May 28, 2002 I N G SCHEMATIC DATE SECOND FLOOR PLAN RANCH MASTER PLAN South Horse Creek Main Lodge at Ranch Station I The proposed location of a possible future lodge is designated on the DHM map on page 19. Plans for the lodge prepared at Frank s request by Christopher Lee, a respected architect in Jackson Hole are shown below and are available for review by the shared ranch owners. The final architect and contractor, the details, and time line for the lodge will be a primary question for resolution by the Ranch Reserve Association board members. RAISED BAR WAIT STATION GEAR RINSING AREA BOOK SHELVES / DISPLAY HEARTH HEARTH FLY TYING TABLE WORK TABLE/DESK RACKS DISH STATION LODGE FIRST FLOOR T E C T MOUNTAIN KING RANCH A PRIVATE RA NCH, WEST OF DA NIEL, W Y 0MING TELEVISION TELEVISION TELEVISION TELEVISION CABINET SCREEN CABINET CABINET CABINET CABINET CABINET A-101 Renderings of Possible Main Lodge LODGE SECOND FLOOR Stables and Arena The 25,000 square foot indoor heated riding arena and adjoining spacious fully equipped indoor horse stables are of very high quality and are in like new condition from lack of use since their construction in the mid-1990s. This is a splendid shared ranch amenity for ranch owners who love horses and the cowboy life. This facility will also be managed by the Ranch Reserve Association manager. Indoor Riding Arena at Ranch Station I 22

27 RANCH MASTER PLAN RANCH STATION II Ranch Station II Enlargement Plan (See Appendix for Enlarged Version) Cottonwood Creek/ Jewett Ranch The southern half of Mountain King Ranch, in the area known as North Cottonwood Ranch, currently maintains a conservation easement on the land. Existing development is limited to ranch facilities in two building envelopes within the easement (represented by the small blue areas on the Ranch Master Plan) and three uninhabitable historic homestead cabins on the property. Current cattle ranch operations are conducted out of Ranch Station II adjacent to North Cottonwood Creek and will continue to serve this function in addition to the proposed improvements to this area. North Cottonwood Creek maintains significant water flows year round and provides excellent fishing opportunities and was therefore identified as the best possible site to locate the ranch s fishing headquarters. The Ranch Station II enlargement plan above shows the proposed improvements associated with the fishing headquarters. To facilitate Ranch Station II s role as a fishing destination, the addition of three fishing cabins is being proposed within the building envelope along the creek. A trail system and series of picnic shelters are also being proposed along the creek to enhance the fishing experience and help limit the potential impacts on the landscape. 23

28 RANCH MASTER PLAN Outpost Cabins It is Frank s vision to provide ranch owners the opportunity to recreate across the entire ranch offering amazing seasonal diversity of uses (hunt or fish, ATV or snowmobile, ride mountain bikes or ride horses). Possibly locating off the grid cabins (solar or propane energy) in prime recreation areas could allow the owners to plan a day trip with a destination and opportunity to stay overnight. As adventure examples, after saddling up at Ranch Station I a family could ride to North Cottonwood Creek, the best fishing creek on the ranch, stop at the fishing cabin for lunch, put their horses in the corral, fish all day, and enjoy an evening meal by the fireplace. After a good night sleep, they could fish the morning and then saddle up to ride back to the stables. Or, a family could ride up the ridge east of the stables for an afternoon lunch at the Airport Road Hawk s Rest overlook cabin. Upon arrival they could put their horses in Historic Cabin on North Cottonwood Creek the corral, open up their prepared lunches and enjoy the 360 degree, 100 mile views. This location provides the most astounding place to see the whole ranch and three mountain ranges, the Wyoming Range, the Sawtooths of the Gros Ventre Range and the high glaciated peaks of the Wind River Ranges, from Union Pass to the North all the way down to famous South Pass, including Wyoming s tallest mountain, Gannett Peak at 13,809. Panoramic View From Hawk s Rest Overlook, Wyoming Range in Autumn These cabins could have modern comforts but be rustic in appearance. They could be cozy, not large, complete with wood fireplace and outside fire pits. They could be supplied with food and drinks under the supervision of the Ranch Reserve Association manager. 24

29 RANCH MASTER PLAN Example of Rustic Cabin at Dunton Hot Springs, CO (image credit: Frank believes that these proposed cabins could expand the recreation opportunities for the shared ranch owners. After consultation with prospective homestead owners, the number and location agreed upon for the proposed cabins will be described in a definitive phased construction plan in the Ranch Improvements Agreement with the initial shared ranch owners. The possible cabin locations are designated on the DHM Design Ranch Master Plan and enlargement maps with an orange circle and summarized as follows: Taylor Ponds Cabin, near Ranch Station IV North Horse Creek Cabin, near Ranch Station V Connor Reservoir Cabin, near Ranch Station V Jensen Cabin near the Forest Service Boundary on South Horse Creek Hawk s Rest Overlook Cabin at Airport Road, above Ranch Station I Elk Feed Ground Pond Overlook Cabin, west of Ranch Station I North Cottonwood Creek HQ Cabin, near Ranch Station II North Cottonwood Creek Homestead Barn Cabin, downstream Ranch Station II ~ The future uses of these shared ranch locations have yet to be determined: Ranch Station III the Lloyd/ Greenwood homestead and the home at the airport. 25

30 RANCH MASTER PLAN RNA BUTTE G V RANCH STATION V BOROFF RANCH RANCH MANAGER HOUSE LOT G ± 290 ACRES NORTH HORSE CREEK CABIN CONNOR PASTURE RESERVOIR CONNOR PASTURE HUNTING CABIN STATE LAND PROPOSED LOT LINES PROPOSED LOT LINES H I PROPOSED ENTRANCE ROAD SOUTH HORSE CREEK RD Enlargement of Northern Section of Master Plan Connor Pasture Reservoir and Proposed Entrance Road A new North entrance road is planned off the paved county road near Merna at Ranch Station V, through the Boroff Ranch as indicated by the dashed line in the map above. This road will provide a sense of a private grand entrance, with a bridge over Horse Creek in a spectacular Cottonwood grove, reducing the distance to the Ranch Station I area by approximately 8 miles. A reservoir and recreational cabin are also planned for the beautiful meadow below Merna Butte called the Connor Horse Pasture. J Jet Ready Air Strip Ranch Reserve owners will have the seasonal use of the paved airfield. At about 7,850 this air field can accommodate most private and commercial aircraft. If weather or other conditions prohibit landing at the ranch, the Pinedale airport is only about 20 miles east and the Jackson Hole airport is only about 75 miles north. There are aviation fuel tanks and a waiting cabin located at the air field. The entire air field area is completely fenced including an electric security gate, to help assure cattle and wildlife can not enter the landing area. It will be up to the new owners and the Ranch Reserve Association board of directors whether, where and when to build hangers at the airfield. Air Field Runway at Mountain King Ranch 26

31 THE RANCH RESERVE ASSOCIATION The Founding Guidelines The Articles of Incorporation of the Mountain King Ranch Reserve Association, Inc. ( Ranch Reserve Association ) will be established by Frank Krejci pursuant to the Wyoming Non Profit Corporation Act, prior to the closing on the minimum required number of sales of homestead parcels. Guiding Principles The Articles of Incorporation of the Ranch Reserve Association and the Covenants, will establish the legal framework of the ranch to be managed by the Ranch Reserve Association board of directors. At the time of formation of the Ranch Reserve Association, the Declaration of Covenants will be approved by the shared ranch homestead owners and recorded. Frank Krejci will be the initial Declarant of the Covenants to be approved by each of the homestead owners. The board may hire an Association Manager and shall set the annual budget for the entire ranch operations including the cattle and outfitting operations. Each Ranch Reserve Homestead owner will be represented on the board of directors. 27

32 THE RANCH RESERVE ASSOCIATION Guiding Principles The Covenants will require a super majority vote to allow amendments to the guiding principles of the Covenants and the Master Plan. The Covenants will allow the board to make the more ordinary limited scope decisions by simple majority vote. The master plan maps will form the foundation for the Covenants to assure continuity of governance of the Ranch Reserve with enough flexibility to adjust to changing circumstances. The guiding principles of the Covenants are summarized as follows: That the spectacular Mountain King Ranch will be kept intact with its vast open spaces preserved in their entirety for the use, benefit and enjoyment of the Ranch Reserve Homestead Owners and generations to come. That the Ranch Reserve s incredible variety of wildlife species, big game ungulates, raptors, water fowl, upland game birds, predators and fish will be sustained and enhanced. That the Ranch Reserve s scenic grandeur will be preserved. That the Ranch Reserve will remain a working cattle ranch in the tradition of the legacy of The Old West. That the Ranch Reserve Homestead Owners will enjoy a sense of privacy, seclusion and solitude. That the Ranch Reserve Homestead Owners will enjoy the pleasures inherent in owning a big western working ranch with world class hunting and fishing, including participation in the cattle and outfitting operations and the diverse recreational opportunities across the entire ranch and adjoining public lands and forests, as coordinated by the Ranch Reserve Association. 28

33 THE RANCH RESERVE ASSOCIATION Common Area Use Guidelines These guidelines will allow the Ranch Reserve Association to protect the common areas of the ranch property values and interests by limiting intrusive activities that are not in accord with the common overarching Ranch Reserve values. It will further assure that each Ranch Reserve Homestead Owner will have the right to use all the recreational activities on the ranch, including hunting and fishing, the use of the arena and stables, the use of all the rustic cabins, the use of HQ home and shop, and the use of the airport as coordinated by the Ranch Reserve Association manager. An existing home near the airport could serve as the residence of the Association manager. Hunting and fishing activities will be managed by the Outfitting Manager, who resides at Ranch Station V. Cattle, horse and cowboying activities will be managed by the Cattle Operations Manager, who resides at Ranch Station II. Homestead Guidelines These guidelines will set forth restrictions for the Ranch Reserve Homestead lands, in order to protect property values and the rights of all Ranch Reserve Homestead Owners. It will limit the primary purpose of each homestead to residential use, and limit occupancy of each homestead to one primary family and their guests. 29

34 THE RANCH RESERVE ASSOCIATION Stock & Wildlife Management Guidelines These guidelines will provide the Ranch Reserve Association a framework to maintain and enhance fish and wildlife habitat and manage all hunting and fishing on the ranch. Design Review Guidelines These guidelines will limit development on the Ranch Reserve Homesteads to preserve the scenic grandeur and western ranch look, feel and values. The Ranch Reserve Association board of directors will create a Design Review Committee to review all proposed Homestead and common area development or improvements. The Design Review Manual will set forth specific procedures, guidelines and requirements to govern the review process. Since it is intended that all Ranch Reserve Homestead structures and improvements will blend seamlessly into the ranch, each Ranch Reserve Homestead building envelope of five acres is identified in the master plan in a location to assure no visual intrusion and maintain privacy. Proposed Improvement Agreement The master plan and the contract documents at the time of a purchase will include an Improvements Completion Agreement with Mountain King Ranch LLC, owned by the Frank R. Krejci Trust of which Frank Krejci is the sole trustee. The Improvements Completion Agreement will include a selection and definitive description of the improvements that are only proposed in this Master Plan as possible recreational ranch improvements. 30

35 APPENDIX 31

36 AIR SERVICE TO JACKSON HOLE, WY Air Service to Jackson Hole, WY Jackson Hole, Wyoming is about 75 miles to the north of Mountain King Ranch and provides all the activity of a World Class Destination Ski Resort and the jumping off town for Grand Teton and Yellowstone National Parks. If you are not landing your jet at the Mountain King Ranch airstrip or the Pinedale airfield, Jackson Hole airport provides connections to many major U.S. metropolitain areas. 32

37 TAX BENEFITS Wyoming Tax Benefits There are numerous reasons why those who live in Jackson Hole have chosen to have their primary residences here. Some of those reasons are emotional, such as the sheer beauty of the natural surroundings and the overall quality of life. Other reasons are more practical in scope and include Wyoming s overall tax-climate benefits. For years, Bloomberg has rated Wyoming as the most tax-friendly state in the U.S. Here s Why... No personal or corporate state income tax Shield your real estate from federal estate taxes for up to 1,000 years through a dynasty trust. A key point to remember is that the trust must be administered in Wyoming No inheritance tax or estate tax. Wyoming repealed its estate tax as of Jan 1, 2005 No state gift tax. You can gift your real estate to your heirs without paying a tax No tax on out-of-state retirement income Low property taxes compared to other states No excise taxes. When you fill up your car s gas tank or buy a bag of groceries in Wyoming, you won t pay any state tax on your gas or food No intangible taxes on financial assets like stocks and bonds No tax on the sale of real estate No tax on mineral ownership Mountain King Ranch Reserve Conservation Values The vast open spaces and wildlife habitat of the ranch have significant conservation value. The homestead owners and ranch reserve association may cooperate to their mutual benefit to consider the tax benefits available with conservation easement planning. Also, since the ranch is within the critical core area for Wyoming s sage grouse conservation strategy, planning a conservation bank on the ranch may provide an additional income stream. Tax professionals and conservation organizations can provide more information upon request. 33

38 THE MASTER PLAN TEAM Frank Krejci President and CEO, Century Development Frank R. Krejci is President and CEO of Century Development, Omaha, Nebraska. After serving in combat in the Tenth Mountain Infantry Division in WWII, Frank returned to Omaha and began his business career with the ownership of Fleetline Auto Body in January Frank parlayed early profits into the purchase of his first parcel of real estate in Since that first purchase 66 years ago and since 1971, Mr. Krejci has been involved in real estate transactions totaling hundreds of millions of dollars, lands totaling over 75,000 acres, hundreds of thousands of feet of commercial development and thousands of residential dwellings. Since Frank did his first residential subdivision in 1960, some of his Omaha real estate developments involving corporations of note include Oriental Trading Company, First Data Resources and Google. Office, commercial and industrial developments in the Omaha area include: Nicholas Plaza, Blackstone Centre, Bedford Plaza, Pacific Springs, Centech Business Park, Millard Business Park, HiPoint Plaza, 203rd Plaza, and buildings in the North Park and Old Mill office centers. Some Omaha area retail developments include: Brentwood Square Shopping Center, Hillsborough Plaza, Oakview Mall, Nebraska Crossing Outlet Mall, Crossroads Mall and other retail developments: shopping centers, hospitality, power centers, housing, etc. in Arizona. Some residential developments in Omaha are highlighted by the following: Eastpointe & Pointe Apartments; Piedmont subdivision; Elk Ranch Estates and Indian Pointe; West Shores (a 600 acre residential and mixed use commercial lake development). Some residential development outside of the Omaha area include: Valley Shores (a residential lake development in Valley, Nebraska); Bent Tree residential golf course subdivision in Council Bluffs, Iowa; Fountain View Village in Fountain Hills, Arizona, and condo projects in Destin, Florida and South Padre Island, Texas. Other acreage developments include: Greenbrier, Trailridge Ranches, Town Ranch Estates, Southgate Estates, Hidden Hills, Bennington Acres, Whispering Oaks, and others. Frank s current real estate holdings encompass property in Nebraska, Iowa, South Dakota, Missouri, Arizona, Colorado and Wyoming. Frank has recently purchased 4 ranches in Sublette County, Wyoming totaling more than 31,000 contiguous acres as a working cattle, recreation, and commercial hunting and fishing operation. Frank s best piece of advice: don t over leverage. Contact Information: phone: centuryexec@yahoo.com 34

39 THE MASTER PLAN TEAM CHARLIE KEES Associate Principal Manager of the Bozeman Office PLA LEED AP EDUCATION B. of Landscape Architecture, University of Florida, 2002 REGISTRATION AND BOARDS Registered Landscape Architect WY, CO, MT, ID Chair Carbondale Planning and Zoning Commission Carbondale Affordable Housing Advisory Board 2009 Carbondale Highway 133 Project Leadership Board MOST NOTABLE WORK Legacy Ranches Large ranches are complex entities with overlapping systems and operations. Understanding these different layers and how they interact is important when considering ranch planning and improvements. As Landscape Architects, Planners and Ecologists we are trained to have a broad understanding of multiple disciplines and are able to lead multi-disciplinary teams, directing and connecting different aspects of ranch planning and restoration projects. Charlie has spent the majority of his career specifically focused on rural ranch properties. His ranch experience in the Rocky Mountain West includes Wyoming, Colorado, Montana, Oregon and Utah. Working closely with a variety of disciplines on all aspects, his expertise encompasses site master planning, user analysis, access, infrastructure and natural resource management. His broad experience in project management translates well to complex ranch projects with overlapping systems. Mountain King Ranch; Daniel WY Ucross Foundation / Ranch; Sheridan, WY ASLA Colorado President s Award of Excellence in Planning 2011 ASLA Colorado Land Stewardship Award 2011 Clear W Ranch; Pitkin County, CO Moon Run Ranch; Old Snowmass, CO Crystal River Ranch; Carbondale, CO Aspen Valley Ranch; Pitkin County, CO Tres Alamos Ranch; Tubac, AZ Wildhorse Ranch; Harney County, OR ASLA Award of Honor in Analysis and Planning 2007 ASLA Oregon Award of Excellence 2008 Tie Camp Ranch Master Plan & Site Planning; Aspen, CO Porcupine Creek Ranch; Jackson, WY Frying Pan Canyon Ranch; Eagle, CO 4 Diamond Ranch; Wilsall MT K - 38 Ranch; Phillipsburg MT Yelloswtone Basin Ranch; West Yellowstone, MT JY Bagby Ranch; Jackson, MT Bull Run Ranch; Belgrade, MT Charlie has been a project manager on legacy ranch projects for over a decade and has a strong background in design, hand graphics and computer-aided design technology. He has a passionate interest in sustainable design, and is committed to a design process that strives to balance site ecology with human interaction and aesthetics. Charlie s knowledge of innovative materials and technologies allows him to integrate new ways of thinking into every project while still being mindful of budgets and other practical realities. Charlie currently manages the Bozeman, Montana office and is a LEED accredited professional. DHM Design ckees@dhmdesign.com 35

40 THE MASTER PLAN TEAM Steve Duerr Associate Broker, Jackson Hole Real Estate Associates Steve s commitment to clients and community span more than 35 years. His professional experience as a developer, banker and attorney provides valuable practical and technical knowledge for his real estate clients. Steve s decades of high profile legal and public service makes him a known and trusted relationship builder having served as General Counsel for the regional electric and gas utility company and Jackson Hole Mountain Resort. Steve was also Executive Director of the Jackson Hole Chamber of Commerce, Senior VP of a regional bank and founder or manager of many nonprofit organizations, including The Murie Center in Grand Teton National Park and the Jackson Hole Center for Global Affairs. In 2012 Steve was appointed to the Teton County Planning Commission and in 2014 he was elected as Director of the Teton Board of Realtors. Also, in 2014 the Lewis Duerr Grassell Group at Jackson Hole Real Estate Associates was THE Top Producer and JHREA was named Christie s International Real Estate Global Affiliate Of The Year for a second time. Steve s credentials include: Member of Wyoming and National Association of Realtors Member of Board of Directors, Teton County Realtors Member of Bar: Wyoming and Minnesota Georgetown University Law Center, LLM (1982) Real Estate License in Wyoming and Idaho Past Executive Director JH Chamber of Commerce and Murie Center in GTNP Founder and Board Member JH Center for Global Affairs General Counsel Lower Valley Energy, Inc Contact Information: phone: steveduerr@jhrea.com 36

41 RYEGRASS COUNTY RD HORSE CREEK KILLPECKER CREEK SOUTH COTTONWOOD CREEK LOT G ± 290 ACRES 1 MILE 2 MILES PROPOSED ENTRANCE ROAD 3 MILES PROPOSED BUILDING ENVELOPES 4 MILES ELK FEED GROUND CABIN ELK FEEDING GROUND 5 MILES 6 MILES 7 MILES 8 MILES 9 MILES 10 MILES LEGEND ROADS STATE LAND RANCH STATIONS ENLARGEMENT AREA BOUNDARY FOREST SERVICE LAND RANCH AMMENITY DESTINATIONS PROPERTY LINE BLM LAND CONSERVATION EASEMENT 5 CONTOUR LINES CONSERVATION EASEMENT BUILDING ENEVELOPE SECTION LINES RESTORED HOMESTEAD BARN FISHING STRUCTURE PROPOSED LOT LINES NORTH COTTONWOOD CREEK AIRPORT N. HORSE CREEK MERNA BUTTE U.S. FOREST SERVICE LAND RYEGRASS JUNCTION TO DANIEL, WY COTTONWOOD MERNA RD COTTONWOOD RYEGRASS RD DANIEL MERNA RD COTTONWOOD RYEGRASS RD HALFWAY RD G V RANCH STATION I ENLARGEMENT AREA CONNOR PASTURE RESERVOIR CONNOR PASTURE HUNTING CABIN PROPOSED LOT LINES STATE LAND PROPOSED LOT LINES SOUTH HORSE CREEK RD SUMMIT HOUSE C D F E B A I FUTURE LODGE SITE RANCH STATION I SOUTH HORSE CREEK RANCH HEADQUARTERS STABLES INDOOR RIDING ARENA SHOP SOUTH HORSE CREEK JENSEN CABINS SUMMER DESTINATION HUNTING CAMP USFS LAND ACCESS HAINES FLAT HAWK S REST OVERLOOK AIRPORT RD NORTH COTTONWOOD RD STATE LAND BLM LAND RANCH STATION II COTTONWOOD CREEK (JEWETT RANCH) RANCH CATTLE OPERATIONS FISHING HEADQUARTERS II RANCH STATION II ENLARGEMENT AREA STATE LAND FISHING CABINS NORTH COTTONWOOD CREEK STATE LAND SPRING CREEK NORTH COTTONWOOD RD STATE LAND III RANCH STATION III LLOYD GREENWOOD RANCH HALFWAY HOUSE RANCH DESTINATION CABIN RANCH STATION V BOROFF RANCH RANCH MANAGER HOUSE NORTH HORSE CREEK CABIN H I STATE LAND RANCH STATION IV ENLARGEMENT AREA IV K RANCH STATION IV TAYLOR RANCH RANCH OPERATIONS WATER FOWL HABITAT RANCH AMMENITY DESTINATION STATE LAND BUREAU OF LAND MANAGEMENT (BLM) LAND AIRPORT RESIDENCE SOUTHERN PROPERTY BOUNDARY BLM LAND RANCH MASTER PLAN MOUNTAIN KING RANCH RESERVE J

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43 CONNOR PASTURES LEGEND U.S. FOREST SERVICE LAND A ROAD PROPOSED BUILDING ENVELOPE EXISTING BUILDINGS PROPOSED LOT LINES PROPERTY LINE 5 CONTOUR LINES SECTION LINES LOT F ±280 ACRES LOT C ±280 ACRES TO RANCH STATION IV TAYLOR RANCH VIEWS TO THE WYOMING RANGE LOT B ±280 ACRES LOT D ±280 ACRES SUMMIT HOUSE SUMMIT HOUSE LOT ±280 ACRES D F LOT E ±280 ACRES S. HORSE CREEK RD. C E EXISTING HUNTING CABIN TO BE RELOCATED B TO JENSEN CABINS LOT A ±280 ACRES FUTURE LODGE SITE A INDOOR RIDING ARENA & STABLES/BARN PADDOCKS HEADQUARTER HOUSE (RESIDENTIAL) SHOP RANCH STATION I SOUTH HORSE CREEK PRIMARY RANCH HEADQUARTERS INDOOR RIDING ARENA STABLES/BARN OUTFITTER OPERATIONS FUTURE LODGE SITE SOUTH HORSE CREEK TO RANCH STATION II NORTH COTTONWOOD RANCH HAINES FLAT (CATTLE GRAZING) TO HAWK S REST OVERLOOK CABIN SITE PLANNING - RANCH STATION I ENLARGEMENT AREA MOUNTAIN KING RANCH

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45 N.HORSE CREEK COTTONWOOD STATE LAND VIEWS VIEWS CONFLUENCE OF NORTH AND SOUTH HORSE CREEKS CONNECTOR TRAIL MERNA RD. VIEWS VIEWS S. HORSE CREEK RD. S. HORSE CREEK H LOT I ±280 ACRES I J VIEWS VIEWS HORSE CREEK LOT K ±280 ACRES K TO RANCH STATION I SOUTH HORSE CREEK LOT H ±280 ACRES STATE LAND LOT J ±280 ACRES RANCH STATION IV TAYLOR RANCH RANCH OPERATIONS EXPANDED POND SYSTEM POSSIBLE GUEST CABINS FISHING WATER FOWL HABITAT MOOSE HABITAT HUNTING AND WILDLIFE VIEWING BLINDS RYEGRASS COUNTY RD. BUREAU OF LAND MANAGEMENT LAND STATE LAND LEGEND A STATE LAND ROAD PROPOSED BUILDING ENVELOPE EXISTING BUILDINGS PROPOSED LOT LINES PROPERTY LINE 5 CONTOUR LINES SECTION LINES SITE PLANNING - RANCH STATION IV ENLARGEMENT AREA MOUNTAIN KING RANCH

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49 COMBINED HABITAT WILDLIFE: game and non-game species North Horse Creek V MOOSE Seasonal Range - entire property falls within the Spring/ Summer/ Fall range Crucial Winter Range areas along creek are identified as Crucial Habitat partuition area to the south and east of the ranch. Migration Routes - three main migration routes cross the property in its entirety all of the drainages at the lowest elevations are possible migration routes MULE DEER Seasonal Range - entire property falls within the Spring/ Summer/ Fall range north eastern area considered Crucial Habitat and Crucial Winter Range. Migration Routes - three routes that run through the central portion of the property other routes at north and south ends of the property facilitate movement from higher ground in the summer months to the lower valleys in the winter time. ELK Seasonal Range - entire property is within the Spring/ Summer/ Fall range small section on the western edge designated as crucial winter/ yearlong range. Parturition habitat is to the west of the property in the Wyoming Range. Migration Routes - migrate from the west from the high country in the summer to the lower elevation areas during the winter months. Migration Barriers - one fence identified as migration barrier, but not likely a complete barrier IV Feeding Grounds - The Jewett Elk Winter Feedground in a section of state land on western side of property I South Horse Creek Spring Creek North Cottonwood Creek II III AIRPORT PRONGHORN ANTELOPE Seasonal Range - entire property falls within the Spring/ Summer/ Fall range Migration Routes - migration routes leaving the eastern portion of the property that head towards the southwest towards crucial habitat and partuition areas. SAGE GROUSE Range - eastern half of property is located within the Governor s Daniel Core Sage Grouse Area. numerous lek locations within a 5 mile radius of the ranch and one newly identified lek on the ranch. WYOMING RANGE AREA PINEDALE AREA NON-GAME WILDLIFE two Key Non-Game Wildlife Areas, the Pinedale and Wyoming Range. Pinedale area - 21 bird species 13 mammal species classified as the one of the highest ranking areas for species diversity. significant concentrations of Long-Billed Curlews and Sandhill Cranes. Wyoming Range Area - 9 bird species 16 mammal species most important habitat for lynx in Wyoming provides significant habitat to other boreal species Killpecker Creek LEGEND MOOSE CRUCIAL RANGE MOOSE WINTER/ YEAR LONG RANGE ELK CRUCIAL RANGE ELK WINTER/ YEAR LONG RANGE SAGE GROUSE CORE AREA RANGE KEY NON-GAME WILDLIFE AREA MULE DEER CRUCIAL RANGE ANTELOPE SPRING/ SUMMR/FALL RANGE PARTUITION AREA SAGE GROUSE LEK RANCH PROPERTY BOUNDARY RANCH AMENITY AREA CREEK MIGRATION BARRIER MIGRATION CORRIDORS DEFINITIONS CRUCIAL RANGE: A habitat component that is the determining factor in a population s ability to maintain itself at a certain level over time. WINTER/YEARLONG RANGE: A population of animals that makes general use of the habitat within this range on a year-round basis. But during the winter months (between 12/1 and 4/30), there is a significant influx of additional animals into the area from other seasonal ranges SPRING/SUMMER/FALL RANGE: A population of animals use the habitats within this range annually only to the onset of persistent winter conditions (variable, but commonly this period is between 5/1 and 11/14) SITE PLANNING - HABITAT AND WILDLIFE RESOURCES MOUNTAIN KING RANCH