DEVELOPER

Monviso, an exclusive and gated high mountain, river and lake retreat, is being developed by Irvine Park Partners ("IPP") and its principal, Richard Vincent, in association with Kevin Ruda and the long-time property owner, rancher, horseman, and developer David Allen.  Together, this team combines numerous years of experience in residential, commercial and ranch development.

 

LOCATION AND ACCESS

Monviso is located on the scenic Mirror Lake Highway (Utah Hwy. 150) on the north slope of the pristine Uinta Mountain range approximately twenty-five (25) minutes south of Evanston, Wyoming (with available jet service). Another heliport and air strip is a ten (10) minute drive from the property. It can also be reached via Highway 150 through Kamas, Utah from April through November. From Park City, Utah, it is approximately seventy (70) minutes through Evanston (I-80) and fifty (50) minutes through Kamas. From Salt Lake City, Utah, Monviso is approximately ninety (90) minutes through Evanston and seventy (70) minutes through Kamas. It is located directly west, across Highway 150, from the Bear River Ranger Station and approximately two (2) miles south of the Bear River Lodge.

In the winter months (late November through early April), Highway 150 closes east of Kamas and approximately two (2) miles north of Monviso. Access to the property will be by snow-cat from the Bear River Lodge as well as snowmobile. It is also anticipated that as more homes are built at Monviso, the roads to the property and internal roads will be kept open through the Christmas and New Year holidays. During the winter, the snow on Highway 150 is groomed by the Utah Department of Transportation as are Whitney Reservoir Road and numerous other roads throughout the Uinta Mountain Range (providing more than 100 miles of groomed snowmobile trails), making this area a wonderland for winter recreation.

 

MONVISO DESCRIPTION

Monviso and its majestic features may be best described as Utah’s combination of Yellowstone and Glacier National Parks. It is an exclusive and gated retreat comprised of a limited number of heavily forested and scenic mountain estates with unsurpassed views of mountain peaks, lakes and the trout-rich Bear River. This unique wildlife habitat encompasses more than 2,010 acres. Monviso is located on the north-slope and at the headwaters of the High Uinta Mountains and includes elevations of approximately 8,600 – 9,200 feet above sea level.

Monviso is surrounded on its south and east borders by the 2.5 million acre Wasatch-Cache National Forest and the Ashley National Forest, including the High Uinta Wilderness Area. The north and west boundaries of the property are surrounded by the 35,000+ acre Two Bear Ranch, which make Monviso a very unique and affordable opportunity in which to own and establish your own exciting family legacy.

The east border of Monviso includes approximately 2 miles of the trout-rich Bear River. Monviso also includes more than fifty (50) year-round lakes and ponds of varying sizes and depths, with many that should provide habitat for various trout species. Mill City Creek runs the length of the property just off its western boundary. Wildlife are abundant with Mule Deer, Elk, Moose, Snowshoe Hare, Beaver, Ducks, Squirrels and other small animals being the most prevalent with occasional visits by Mountain Lions and Black Bear. Near the southwest corner of Monviso is Whitney Reservoir, a premiere fishery that is home to Rainbow, Cutthroat and Brook trout at the headwaters of the West Fork of the Bear River. In addition, more than 1,000 high-mountain and trout-filled lakes are located in the nearby mountains. Near your estate are the National Forest trail heads of more than 400 miles of hiking, biking and ATV trails that traverse the variety of mountain peaks, ridges, lakes and valleys.

 

STATUS

All of the original 31 lots have been platted and all roads and infrastructure have been completed at Monviso. Roads are compacted gravel and after several winters and summer seasons, are performing and holding together very well. Trails are completed throughout the property, providing easy access for hikers, horses, bikers, and limited use of ATV's. Every lot has direct access to the open space and trail system.

Of the 31 original lots, approximately 18 have been sold as of August 2009. Several more are under contract or should be in the upcoming weeks and despite a slow national economy, sales continue to proceed at a good pace and lot prices are increasing. Several homes are being completed during the summer of 2009 and many more are under construction. There is still a good variety of lots available, including lots in price ranges from $425,000 to $850,000 (past sale prices have also ranged from $450,000 to $850,000).

It is currently anticipated that one small adjacent property will be added to Monviso during the next 12 months. This property will add 6 more lots and some fantastic open space and trails and is easily integrated into the existing infrastructure.

 

UTILITIES

CULINARY WATER: Each homeowner will establish a well that will supply the water needs for that particular estate. This area of the Bear River Drainage is an “open basin” and the state requires that each owner submit an application to obtain a new water right (we have already completed this for all unsold lots). Current owners have had no problems drilling wells and obtaining excellent water supply (not surpisingly, the water tastes like mountain spring water). Additionally, each home will utilize an underground tank to store both its culinary water and water to be used in fire suppression.

UTILITIES: Each lot haselectricity, phone and high-speed internet (buried in the road) to its boundary.

SEPTIC: Each home will utilize a septic system for waste removal. This simple system will be constructed by the home owner as part of the construction of their home.

GAS: While nearly all buildings in the general area use electricity for heating, owners may select to use propane gas and have that delivered by a local provider.

 

PRICING and SALES

See Phasing and Price Listings

INDIVIDUAL ESTATES and HOMES

Each estate within Monviso is allowed a maximum envelope of disturbance of ten (10) acres within its boundary to locate it primary home, guest cabin, barn and other structures, all subject to county setback requirements. This area may be fenced with wildlife-friendly buck and rail fencing that may be harvested from timber from each owner’s estate.

OPEN SPACE: Any acreage in excess of the envelope of disturbance is included in a conservation easement thereby producing more than 1,700 acres of open space within Monviso. This will assure all estate owners of this unique and splendid open space in perpetuity.
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HOME CONSTRUCTION: Each home at Monviso may be custom designed and built at each estate owner’s preference. The placement of the building envelopes are such that homes may view ponds, the Bear River or the vast mountain vistas. Owners will have the opportunity of selecting their own architect, builder and interior design consultant. However, all buildings will be subject to the covenants, codes & restrictions that are placed on the property.

Due to the unique nature of Monviso and the desire to harmonize each home and ancillary structure with its unique mountain surroundings, IPP has interviewed numerous architects, frame and log builders and interior design consultants who have proven quality, appeal and success in designing award-winning homes in the beautiful Wasatch Mountains. IPP can recommend preferred choices in each specialty, based on their experience, quality and creativity in building the type of mountain estate homes that will appeal to each estate owner.

 

HOMEOWNERS DUES 

In keeping with the serene and unique mountain setting of Monviso, IPP has projected to keep the homeowners’ dues low, pending a vote by estate owners on the amenity and concierge package. It is expected that once all lots are sold, that the annual homeowners’ dues will be between $200 to $500 per month. For 2009, dues are $200 per month. While road and general maintenance and expenses, security, plan reviews and similar services are currently included in the initial budget, owners may elect to include additional services such as full-time concierge, wrangler and estate manager, winter plowing and road access, stables and similar services, all of which now are available on a per use basis with fees payable by owners who use them. If voted by a super-majority of owners, these services may be included in the Monviso general plan and expensed in the annual homeowners’ budget. The current trend among the owners is a desire to keep fees low and outside expenses at a minimum.

 

TIMBER MANAGEMENT and FIREWOOD   

In conjunction with the state of Utah and Utah State University, Monviso has developed an extensive forest stewardship plan to manage its forest resources. Due to the very dense forest, this plan calls for thinning and integrating the forest with other species of native trees. Along with ownership of their estate, each owner will have the opportunity of co-managing their estate forest and receiving any income from timber harvested thereon. To date, extensive work has been done by IPP and several homeowners to reduce fire potential and manage the forest. As with other forests throughout the western United States, the forest at Monviso has suffered from Pine Bark Beetle attacks. The good news is that with the help of the State of Utah and several forest management grants, as well as substantial contributions by IPP, much work has been done to insure a healthy future for the forest. Younger mature and immature Lodgepole pine, all ages of Spruce and Fir, and Aspen are thriving. Firewood is plentiful at Monviso and may be harvested by each estate owner.

 

AMENITIES

Monviso is truly a unique and exclusive mountain retreat complete with a variety of mountain amenities. Monviso will includes more than ten (10) miles of trails with rest areas along the way. Natural amenities include a blue ribbon fishing river, ponds and lakes, nearby hunting, hiking, mountain biking and running, camping, horseback riding, snowmobiling, cross country and heli-skiing and star gazing. Also available to estate owners will be the harvest of Christmas trees on their own estates. IPP will initially manage the homeowners’ association and its vast array of amenities. However, once a majority of lots are sold, management of the homeowners’ association will be turned over to members elected from estate owners. The homeowners’ association can then decide whether or not to retain professional management for the property and its amenities and on what basis.

 

CONCIERGE and SECURITY SERVICE

Arrangement are currently in place to allow Monviso to have fee-based comprehensive year-round concierge services with the Bear River Lodge. During the winter months, all Monviso owners and their guests will be able to park and secure their cars at the Lodge or adjacent U.S. Forest service parking lot and then be taken to their homes using their choice of snowmobile or snow-coach. The roads and trails in Monviso will also be groomed in the winter for snowmobiling, cross-country skiing, tubing, hiking and other winter activities. The Lodge can also provide owners with brand new snowmobiles and ATV’s as well as tours and assistance upon request. Furthermore, at each owner’s request and expense, the Lodge will also clean each home, change all bed linens, stock pantries and refrigerators, turn on the heat and remove snow from around each home.

EXCLUSIVE HUNTING AND FISHING: Even though Monviso will have supreme fishing in the Bear River and on many lakes within and without its boundaries, the developers of Monviso have associated with or will be associating with preferred hunting and fishing lands and lodges in many parts of North and Central America. These exclusive and fee-based opportunities include ocean and seldom-used river fishing, as well as big game, upland bird and waterfowl hunting in Alaska, Utah, Wyoming and Montana.