HomeMy WebLinkAbout20131374.tiffJohnstown
May 21, 2013
Weld County Attorney
PO Box 758
Gree y, CO 80632
�Clerk to the Board of Weld County Commissioners
PO Box 758
Greeley, CO 80632
To Whom It May Concern:
Re: Annexation Impact Report
RECEIVED
MAY 28 203
WELD COMMISSIONERS
As per State Statute 31-12-108.5 Annexation impact report - requirements, please find
enclosed the Annexation Impact Report for the proposed annexation of the property
known as the Parish, LLC Annexation.
Copies of this report along with the Resolution Finding Substantial Compliance is being
sent to Weld County.
i Sincerely,
ana Seele, CMC
Town Clerk
Enclosed
f .o -PA koftG,,D 61/40/(3
P.O. Box 609
450 S. Parish Ave.
Johnstown, CO 80534
p: 970.587.4664
f: 970.587.0141
www.townofjohnstown.com
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2013-1374
STATUTORY ANNEXATION IMPACT REPORT
Town of Johnstown,
County of Weld, Colorado
Statutory Annexation Impact Report
Including the
Outline Development Plan
Concerning the
Parish, LLC
PUD-B Mixed Use
+1- 89.73 Acre Annexation
N.E. Corner of the Intersection of WCR # 46 %2 & WCR #17
Johnstown, Colorado 80534
March, 2009
Prepared By
Design Development Consultants
2627 Redwing Road, Suite 350
Fort Collins, Colorado 80526
In Accordance with Section 31-12-108.4 of the Colorado Revised Statutes Annotated, The
Town of Johnstown is submitting the following annexation impact report to fulfill all such
required action for the above named annexation. This impact report specifically
analyzes the above annexation and identifies what impact it will have on the Town of
Johnstown and the municipal services that will be provided.
Table of Contents
Annexation and the Town of Johnstown
Parish LLC, +/- 89.73 Acre, PUD- B Mixed Use
Property Owners/Applicant/Consultants
Legal Descriptions
Town Boundaries and Contiguity
Property Ownership Information
Water Rights Information
Existing and Proposed Infrastructure
Financing of Municipal service Expansion
Existing Land Use
Project Concept/Proposed Land Use and Zoning
Natural and man-made Site Features
Proposed Land Use Summary
Public Use Dedication
Vehicular, Bike and Pedestrian Circulation
Development Phasing and Schedule
Fiscal Impact
Pre -Annexation Agreements
Johnstown Service and Other Utility Providers
Water Demand Analysis
Existing Districts
Mineral Rights Owners and Lessees and Known Easements; Ditch Companies
School Impact
Statement of Conformance with the Johnstown Comprehensive Plan
Letter of Intent
Statement of substantial benefit and enhancement of the Parish, LLC Annexation
Annexation and the Town of Johnstown
State statutes require that any municipality annexing property must provide "urban level
services" (i.e. water, wastewater, police, recreation, schools, and other services) to those
areas they intend to annex. The Town of Johnstown recognizes this responsibility and
can successfully provide these services to those under consideration by the Town.
Additionally, Weld County also recognizes the responsibilities for said services and land
valuation; however the responsibility does not occur until the Physical Land Use changes.
The Town of Johnstown has adopted a Comprehensive Plan and Community
Development Code that both describe and require future development within the Town to
meet standards that will provide the same level of service to new areas as it is currently
providing within the existing town. These documents, we believe allow the Town to
achieve controlled, orderly and efficient growth management. To accomplish orderly,
controlled growth in terms of annexation, Johnstown will rely on the Town's
Development Code and Comprehensive Plan to provide a basic guideline for future
development.
Parish, LLC is a +1- 89.73 Acre Annexation, PUD- B MIXED USE
The property included in this annexation is to be known as "Parish, LLC", A PUD- B
Mixed Use zoning of approximately +/- 89.73 - Acres and Annexation to the Town of
Johnstown. This property is contiguous to the Town of Johnstown with the total area of
+/- 89.73 acres. The parcel included in this annexation is currently used for agricultural
uses and will be annexed into the Town under the zoning of PUD- B Mixed Use, Planned
Unit Development Business with Mixed Use.
Property Owners / Applicant / Consultants
Owner:
Name: Parish, LLC.
Address: 8714 State Highway 60
Johnstown, Colorado, 80538
Applicant/Developer
Name: Bill Wyatt, for Parish, LLC
Address: 222 West Magnolia St.
Fort Collins, Colorado, 80521
Contact: Bill Wyatt, 970-482-0703
Planning Consultant
Name: Design Development Consultants
Address: 400 East Horsetooth, Suite 300
Fort Collins, Colorado 80525
Contact: Donald D. Leffler, 970-226-9000
Engineering
Name: Loonan and Associates, Engineering
Address: P.O. Box 270852 .
Loveland, Colorado 80634
Contact: Jim Loonan 970-482-0550
Surveyor
Name: Fredrick Land Surveying, Inc.
Address: 6853 N. Franklin Ave.
Loveland, Colorado 80538
Contact: Bryan Short, 970-669-2100
Legal Description:
Property Descriptions attached as Exhibit 'A'
Town Boundaries and Proposed Annexation vicinity map
The Town's present and proposed boundaries within the vicinity of the Parish, LLC
property; PUD- B Mixed Use is shown on Map 1 of this Impact Report. Additionally,
limits of Contiguity are represented on this map to indicate the responsible limits and
represent the required 1/6 minimum limit of required contiguity.
Property Ownership Information
Please see the attached ownership portions of the Title Commitment and Warranty Deeds
submitted under separate cover.
Water Rights Information
* Water requirements for the Commercial portions of this annexation have been meet in a
separate agreement with the Town and the applicant. See Joint Agreement attached to
Petition for Annexation.
Existing and Proposed Infrastructure
New water service with the Town of Johnstown will be implemented with the
development of this parcel. Existing water rights will be dedicated as required by the
Town of Johnstown for the new development as defined in the Annexation Agreement.
This site has an end of stream lateral served by the Hillsborough ditch and runs from the
northwest to the southeast boundary of the parcel. The intent is to terminate use of the
lateral when development occurs. An existing sanitation sewer lift station is located
south of the proposed development and service tap is in place on the north side of WCR
46 '/2. The existing water line in WCR 46-1/2 and WCR 17 will be improved and
extended by connection to the east and north with the appropriate line to the intersection
of Parish Avenue and WCR 46 1/2 Street to facilitate a loop through the development and
future connections from other developments in the region. All internal water mains
within the new development shall be 8" in size. An alternate plan for common area and
open space irrigation shall be included with future platting in an effort to reduce the
demand on domestic water.
Financing of Municipal Service Expansion
The Town of Johnstown will require that the Developer bear the cost of any required
expansions to the Town's utilities and roads. The developer may enter into a cost sharing
(reimbursement) agreement with the Town that allows for the Developer to be
reimbursed for any improvements that benefit other properties as these properties develop
and connect into these improvements. The developer will most likely fmance the
improvements and expansions through private funds and construction loans secured by
the property. Over -sizing of the roads, sanitary sewer and water mains will be subsidized
by the Town of Johnstown from its respective municipal agencies.
* Additional agreements have been put in place between the Town of Johnstown and the
applicant pertaining to reimbursement of infrastructure. See Joint Agreement attached to
Petition for Annexation.
Public Improvements
Please see attached public improvements statement enclosed within this report and
included in separate agreement.
Existing Land Use
The current zoning is — Weld County A -Agricultural
The current land use is Agricultural.
Project Concept / Proposed Land Use and Zoning
The proposed zoning is PUD- B Mixed Use, Planned Unit Development Business with
Mixed - Use.
Project Concept
The intent of the developer is to supply a mixed use of residential, commercial and retail
land uses within the proposed development of 89.73 acres in size. A transitional land use
on the northern boundary of the parcel with smaller single family lots and/or multifamily
dwelling units to be located in the northern portion of the development. With the outer
perimeter to be developed in support of the Town of Johnstown Downtown Design
Guidelines and create a PUD-B Mixed Use, Central Business District with a variety of
Commercial , Office, Restaurants, Retail, and Service industry within the Downtown
Redevelopment location in this area. The Developer wishes to work with the Town of
Johnstown in creating a unique character and street scape that will meet the community
vision of the Downtown Design Guidelines and Strategic Action Plan too further enhance
the downtown extension, help facilitate new business and bring support services and
amenities to the downtown area.
Natural and man-made Site Features
The land is sloping gently form the north to the south. This parcel has no additional
features other than farmland with irrigation ditches on the parcel. The property is bound
on the south and east by agricultural land, by existing housing on the north and
commercial, office and community services to the west. The land is currently being used
for farming and agricultural uses.
Proposed Land Use Summary
The project comprises a total of 89.73 acres of existing agricultural farmland. The
owner/developer wishes to annex the parcel into the Town of Johnstown for a PUD — B
Mixed Use land use with the following land use breakdown:
PUD-B Mixed Use Land Use Table
Area 1. PUD
Area 2. PUD
Area 3, PUD
Area 4, PUD —
Area 5, PUD -
— B / Residential 8-12 DU's / Ac. / Commercial
— B / Residential 8-12 DU's / Ac. / Commercial
— B / Commercial Retail
B / Commercial Retail
B / Commercial Retail
Neighborhood Parks
Public ROW
Ball Field and Open Space
11.65 ac.
8.7 ac.
13.25 ac.
7.57 ac.
9.5 ac.
23.85 ac.
11.45 ac.
3.76 ac.
Total 89.73 ac. 100.0%
Public Use Dedication
The proposed development is required to dedicate 10% to 15% as per the Town's
Subdivision Ordinance for parks and open space requirements which will be achieved
pursuant to the Joint Agreement attached to the Petition for Annexation. The dedication
to Johnstown will be 23.85 acres, more or less, shown as Parcel 3 of the attached legal
descriptions. The excess land dedicated with this annexation is requested by the Owners
to be credited to future adjacent annexations.
Vehicular, Bike and Pedestrian Circulation
The proposed Outline Development Plan shows the proposed pedestrian and bike
corridors that will be implemented within this application upon preliminary plat process.
Additionally, the requirement for off -site parking included within the plan set shows the
desire to implement downtown diagonal parking and median style parking road section
with pedestrian friendly access along Parish Avenue. A major collector shall be located
along WCR 46 1/2 and independent pedestrian and bicycle paths to create a more
pedestrian friendly community. The intent of the owner is to create a community that
"you're proud to come visit, shop and enjoy the community that you come home too!
Development Phasing and Schedule
The owner at this time is processing an annexation and zoning application and has not
established a plat or projection to completion of processing and construction at this time.
Fiscal Impact
The proposed development is PUD — B Mixed Use by nature with commercial property
planned at this time. However, the intent of the owner is to show the desire to create a
diversified plan with the PUD- B Mixed Use zoning. Future commercial is desired by the
Johnstown Area Comprehensive Master Plan must be approved for the use of commercial
applications. Additionally, the owner wishes to emphasize the importance to meet the
needs of the possible extension of the community within the Town's Comprehensive
Master Plan. The location of the commercial land use shall occur at the intersection of
arterial collector roads.
Pre -Annexation Agreements
It is anticipated that the Owner and Town will enter into an Annexation Agreement per
the Town's standard "Annexation Agreement" format prior to the public hearing for the
annexation.
Johnstown Service and Other Utility Providers
Service and Other Utility Providers
Ambulance:
Cable TV:
Electric/Gas:
Fire:
Telephone:
Trash:
Weld County Ambulance Service
US Cable or TESS
KIN Energy, Public Service Company, or Poudre Valley REA
Johnstown Fire Protection District
Qwest
Private Haulers
Street Maintenance:
Sanitary Sewer:
Storm Sewer/Drainage:
Water Demand Analysis
Town of Johnstown
Town of Johnstown
Town of Johnstown
Johnstown and the Owner have reached a Joint Agreement, a copy of which is attached to
the Petition for Annexation..
Existing Districts
Library:
Police:
Recreation:
Schools:
Water:
Weld County Library District
Town of Johnstown Police Department
Thompson Rivers Recreation District
Weld County School District RE -5J
Aims Junior College District
Town of Johnstown
Littler Thompson Water District
Northern Colorado Water Conservancy District
Mineral Right Owners and Lessees and Known Easements; Ditch Companies
Mineral Rights.
Owner: Anadarko Petroleum Corporation.
Lessee: Petroleum Development Corporation.
Right of Way Easements as granted or reserved by instruments of record or as now
existing on said premises.
School Impact
The development has a potential proposed density of 162 to 244 single-family dwelling
units and has a residual impact on the existing school system as indicated below by the
respective calculations for the region.
Elementary School:
Middle School
High School
0.345 Students/DU
0.170 Students/DU
0.195 Students/DU
Total: 0.710_ Students/DU
With _244_ single family DU' x 0.710 = increase of _174_ students due too
single family.
The total estimated student count generated by this proposed subdivision is
estimated at _174_ students.
The school fee is based upon new residential structures only and is set at
$750.00 per dwelling unit. If this number is applied to each dwelling unit then
the proposed generated fees for the school district would be as follows:
244_ DU's x $750.00 = $_183,000.00_
Estimated revenue: $ 183,000.00
Statement of Conformance with the Johnstown Comprehensive Plan
The applicant and owner of the property known as Parish, LLC, a 89.73 Acre, PUD-B
Mixed Use zoning are requesting annexation and zoning to the Town of Johnstown,
Colorado. The applicant believes that the proposed annexation and zoning meet the
intent of the Johnstown comprehensive Plan for the following Reasons:
1. By allowing the annexation and zoning to proceed as proposed the
applicant has met the following provision as stated in the Comprehensive
Plan:
a. Control of Development in the Planning Area as designated in
the Comprehensive Master Plan, designated zoning and
contiguity of land to the existing city limits.
b. Housing; The private sector can create a housing supply which
is diverse in type, size, price and style, and is available to home
buyers and renters as specified in federal and state fair housing
legislation and guidelines.
c. As the population ages, senior citizen housing, both assisted
and unassisted, and nursing homes will enable long-time
residents to remain in Johnstown.
The following Goals and visions of the Comprehensive Plan are also met
as follows:
a. Preserving Johnstown's open, free standing, small town
character and quality of life.
b. Preserve and enhance the Town's sense of community by
location and contiguity, including the assimilation of
newcomers into the community.
c. Preserve and protect agricultural lands and uses, recognizing
and minimizing the inevitable conflict between agriculture and
urbanization.
d. Within the growth constraints established by the
Comprehensive Plan, ensure that property owners have equal
opportunity to realize the fair market value of their property
throughout the Planning Area.
e. Achieve a balanced mix of housing in terms of life-style and
affordability.
f. Provide Municipal services in an efficient and economic
manner.
g. Balance social impacts to achieve a livable community.
h. Ensure a viable, economic transportation system within the
planning area, which provides all transportation forms, and is
integrated into the regional transportation system.
i. Possible extension of Downtown by approving the PUD- B
Mixed Use with conditions of approval for future amendment
to the JACP and approval prior to platting.
3. Annexation of this parcel with its proximity to the Town of Johnstown
will allow the Town to take control of a municipal planning area and be
vested in the Town and not in the County.
4. The Town can provide services such as water and offer zoning and
growth management alternatives that are more desirable than those offered
by the County.
5. As stated in the Comprehensive Plan "the Town can achieve the wide
range of diversified housing desired. Encouraging the development of
diversified single family housing in Johnstown helps make housing which
is more affordable to young and old alike."
6. Meets the goals of the Transportation system as described in the
Comprehensive Plan as follows:
a. Conforms to and provides a street classification system through
the property and makes connections through the site to the
properties to the north, west, east and south.
7. Land for a neighborhood park site to be credited to this annexation and
future annexations that will provide the required open space, parks and
trails by this annexation for use by the Town for recreation activities for
the entire community. Credit for the community services within the
residential areas shall be used in lieu of park space commitment.
In summary, the applicant and owner of this parcel of land that is within the Town's
Comprehensive Master Plan and the owner and developer feel that the proposed
annexation is in general conformance. The parcel meets each goal and policy of the
Town of Johnstown Comprehensive Master Plan. The approval of the annexation and
zoning will assist the Town in master planning the adjacent parcels that are contiguous to
the town and bring the commercial, retail, support services, office and diversified
residential housing types that are supported by the Town Comprehensive Master Plan.
Additionally, the proposed annexation and zoning will provide land for a downtown
commercial location and serve all residents of the Town of Johnstown.
Statement of substantial benefit and enhancement
of the Willow Creek West Annexation
The developer/owner Parish, LLC is a resident of the town and having owned the
business in the Town of Johnstown for several years has a significant understanding of
the quality of life and has been an active participant through the development of support
to create neighborhood Ball Park that people are proud to call their home field. Parish,
LLC brings to the Town of Johnstown the opportunity to expand upon the quality of life
it currently enjoys.
With the addition of the new PUD-B Mixed Use style development, the developer has
worked attentively to facilitate the pedestrian and bicycle traffic for children and ease in
access for travel throughout the development. This is shown in the Outline Development
plan submitted within. With the integration of connectivity by pedestrian friendly
corridors throughout the subdivision and pocket park for all within the subdivision to
enjoy, this developer has stepped up the standards that create neighborhoods.
The developer is considerate of the needs of the Town of Johnstown, its Comprehensive
Master Plan and community needs. In working with staff to facilitate the community
needs, this application for annexation helps in preserving the character in the Town of
Johnstown. Furthermore, in facilitating, its character of the PUD-B Mixed Use Zoning
this development is in every desire of the community needs and a welcome addition to
the Town of Johnstown.
Specific details of the PUD-B Mixed Use, commercial, office, restaurant, retail and
support services along with the quality of diversified homes, parks, open -space, trails and
community shall further be represented as this project moves through the preliminary plat
process. The developer looks forward to becoming a part of a community that is attentive
to the enhancement and improvement of the quality, diversity and public safety of the
lifestyle in its community.
Letter of Intent
The applicant is wishing to be considered for annexation into the Town of Johnstown.
Within this annexation application are the required annexation plat, outline development
plan and formal application.
The applicant is confident that they have addressed the needs of the community and goals
and objectives of the Town of Johnstown Comprehensive plan, Community Needs list
and has taken further steps in bringing to the town the opportunity to preserve the
southwestern gateway to the Town of Johnstown.
The applicants' objective is to enhance the quality of the life through the development of
the 89.73 acre PUD-B Mixed Use site. By accepting and approving the application for
annexation and outline development plan, the developer will proceed in a timely fashion
as markets dictate to prepare the preliminary and fmal plat approval. It is the desire of
the developer to build the development in a time line that will be presented with the
preliminary plat submittal.
This planned community is in support of the Town of Johnstown' comprehensive master
plan and the developer have taken steps to facilitate the southern downtown gateway into
the Town of Johnstown.
The developer looks forward to working with the Town of Johnstown in its common
effort to improve the quality of life through good planning and development. The
developer seeks your approval of this annexation so they can move in a timely manner to
proceed with development.
Legal Descriptions:
Parcel 1
A portion of the Northwest 1/4 of Section 9, Township 4 North, Range 67 West of the
Sixth Principal Meridian, County of Weld, State of Colorado more particularly described
as follows:
Considering the West line of the Northwest 1/4 of said Section 9 as bearing
N00°28'15"W with all bearings contained herein relative thereto.
BEGIN at the Southwest corner of said Northwest 1/4 of Section 9;
thence N00°28'15"W, on the West line of said Northwest 1/4, a distance of 1,419.19 feet
to the boundary line of the JOHNSTOWN COLONY ADDITION to the town of
Johnstown;
thence on said boundary line the following two (2) courses and distances:
1. thence N89°32'26"E a distance of 391.16 feet;
2. thence N00°09'52"W, a distance of 501.71 feet to the South boundary line of
the PURVIS ADDITION to the town of Johnstown;
thence S88°42'52"E, on said South boundary line, a distance of 1,004.49 feet to the
Westerly right-of-way line of the Great Western Railroad and a point on a non -tangent
curve to the right,
thence on said Westerly right-of-way the following two (2) courses and distances:
1. thence on the arc of said curve a distance of 395.20 feet, having a radius of
1870.10 feet, a delta of 12°06'29" and a chord of 394.46 feet bearing S 10°38'23"E
to a point of tangency;
2. thence S04°35'13"E a distance of 1545.64 feet to the South line of said
Northwest 1/4 of Section 9;
thence N89°01'22"W, on said South line, a distance of 1,578.96 feet to the Point of
Beginning.
Containing 62.12 acres, more or less, and being subject to all easements and rights of way
of record.
Parcel 2
A portion of the Northwest 1/4 of Section 9, Township 4 North, Range 67 West of the
Sixth Principal Meridian, County of Weld, State of Colorado more particularly described
as follows:
Considering the North line of the Northwest 1/4 of said Section 9 as bearing
N88°46'45"W with all bearings contained herein relative thereto.
COMMENCE at the Northwest corner of said Northwest 1/4 of Section 9;
thence S88°46'45"E, on the North line of said Northwest 1/4, a distance of 1680.19 feet;
thence S01°13'15"W a distance of 52.86 feet to the South right-of-way line of
Colorado State Highway No. 60 and the POINT OF BEGINNING;
thence S30°38'27"E a distance of 77.76 feet;
thence S37°20'21 "E a distance of 332.12 feet;
thence S55°40'45"W a distance of 239.56 feet;
thence S71°36'12"W a distance of 120.46 feet;
thence N84°59'05"W a distance of 90.90 feet;
thence N69°48'35"W a distance of 103.95 feet;
to a non -tangent curve to the left;
thence on the arc of said curve a distance of 14.64 feet, having a radius of 1950.08 feet,
a delta of 00°25'49" and a chord of 14.64 feet bearing N22°46'56"W to a point of non -
tangency and the beginning of a non -tangent curve to the right;
thence on the arc of said curve a distance of 528.54 feet, having a radius of 455.30 feet,
a delta of 66°30'46" and a chord of 499.36 feet bearing N26°09'22"E to a point of non -
tangency and to the aforesaid South right-of-way line of Colorado State Highway No. 60;
thence S88°04'44"E, on said South right-of-way, a distance of 44.76 feet to the Point of
Beginning.
Containing 3.76 acres, more or less, and being subject to all easements and rights of way
of record.
Parcel 3
A portion of the North 1/2 of Section 9, Township 4 North, Range 67 West of the
Sixth Principal Meridian, County of Weld, State of Colorado more particularly
described as follows:
Considering the South line of the Southwest 1/4 of said Section 9 as bearing
589°01'22"E with all bearings contained herein relative thereto.
COMMENCE at the Southwest corner of said Northwest 1/4 of Section 9;
thence 589°01'22"E, on the South line of said Northwest 1/4, a distance ofl656.92 feet;
thence N00°00'00"W a distance of 30.00 feet to the South right-of-way line of Weld
County Road No. 46.5, the East right-of-way of the Great Western Railroad and the
POINT OF BEGINNING;
thence N04°35'13"W, on said East right-of-way, a distance of 271.17 feet;
thence S87°08'52"E a distance of 233.88 feet;
thence N18°53'09"E a distance of 128.53 feet;
thence N66°46'53 "E a distance of 129.16 feet;
thence N45°08'26"E a distance of 189.09 feet;
thence N67°45'21 "E a distance of 293.25 feet;
thence $62°46'16"E a distance of 201.64 feet;
thence S16°06'33"E a distance of 172.69 feet;
thence S75°24'31 "E a distance of 100.80 feet;
thence N81°31'28"E a distance of 360.22 feet;
thence N81 °08'27"E a distance of 589.16 feet;
thence N80° 14'28"E a distance of 434.40 feet;
thence N88°11'58"E a distance of 179.75 feet;
thence N63°54'28"E a distance of 259.14 feet;
thence N56°13'10"E a distance of 123.11 feet;
thence N60°52'44"E a distance of 140.94 feet;
thence N74°33'42"E a distance of 300.74 feet;
thence N76°35'29"E a distance of 124.64 feet;
thence N82°00'28"E a distance of 193.46 feet to the West right-of-way of
Weld County Road No.19;
thence S00°20'25"W, on said West right-of-way, a distance of 537.36 feet;
thence N18°59'28"W a distance of 256.06 feet;
thence N58°27'14"W a distance of 101.68 feet;
thence S73°37'06"W a distance of 125.12 feet;
thence $60°17'05"W a distance of 110.10 feet;
thence N86°50'55"W a distance of 289.66 feet;
thence S18°16'03"W a distance of 352.71 feet;
thence N81 °34'25"W a distance of 108.30 feet;
thence N82°55' 11 "W a distance of 294.42 feet;
thence N82°36'19"W a distance of 195.98 feet;
thence S83°30'41 "W a distance of 86.77 feet;
thence S77°55'14"W a distance of 114.41 feet;
thence S51°02'49"W a distance of 216.98 feet;
thence S73°29'39"W a distance of 109.82 feet;
thence S72°09'12"W a distance of 144.34 feet;
thence S41 °01'29"W a distance of 99.96 feet;
thence S74°26'29"W a distance of 51.39 feet;
thence N76°27'23 "W a distance of 311.15 feet;
thence N31°50'58"W a distance of 154.53 feet;
thence N70°51'44"W a distance of 43.66 feet;
thence S58°08'10"W a distance of 95.04 feet;
thence N86°56'09"W a distance of 76.86 feet;
thence N54°55'00"W a distance of 75.97 feet;
thence S82°31'07"W a distance of 257.53 feet;
thence S30°06'37"W a distance of 148.45 feet;
thence S52°06'52"W a distance of 130.59 feet;
thence S01 °41'17"W a distance of 76.66 feet to
County Road No. 46.5;
thence N89°01'22"W, on said South right-of-wa
Beginning.
Containing 23.85 acres, more or less, and being
of record.
the aforesaid South right-of-way of Weld
ay, a distance of 529.00 feet to the Point
subject to all easements and rights of way
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STORM DRAINAGE NOTES:
S. THIS PROJECT WILL INCORPORATE THE CURRENT TOWN OF JOHNSTOWN S STORM
DRAINAGE CRITERIA CONSISTENT WI Ill THE PROPOSED LAND USES AS DEPICTED WITH
THIS SUBMITTAL.
2. STORM DRAINAGE WILL BE DETAINED ON SITE AND RELEASED ONLY AT THE
MAXIMUM RELEASE RATES PER THE TOWNS CRITERIA AND NOT GREATER THAN THE
ALLOTTED CAPACITY IN THE EXISTNG STORM SEWER UNLESS ADDITIONAL STORM
CONVEYANCE SYSTEM IS INSTALLED TO CONVEY THE RUNOFF TO THE LITTLE
THOMPSON RIVER. IF SAID ADDITIONAL CONVEYANCE SYSTEM IS INSTALLED. THE
REQUIREMENTS FOR DETENTION PONDING MAY BE REDUCED OR ELIMINATED UPON
APPROVAL BY THE TOWN. ALL POTENTIAL DETENTION PONDS WILL BE LOCATED AT
EITHER MANMADE OR NATURAL LOW POINTS LOCATED %THIN THE PROJECTS
BOUNDARIES. THE INCORPORATION OF THE EXISTING DRAINAGE FEATURES WILL BE
UTILIZED TO THE MAXIMUM EXTENT POSSIBLE.
3. PRELIMINARY AND FINAL DRAINAGE REPORTS WILL BE SUBMITTED CONSISTENT
WITH THE CURRENT TOHA OF JOHNS TOWN'S STORM DRAINAGE CRITERIA MANUAL.
H. DEVELOPED STORM WATER POLL BE COLL COED MA PROPOSED CURB AND GUTTER
SHALES (PROPOSED AND EXISTING) AND/OR STORM SEWER AT LOW POINTS AND
CONVEYED TO THE PROPOSED DETENTION PONDS. THE PROPOSED DETENTION PONDS
POLL DRAIN TO THE EXISTING STORM SEWER LOCATED ADJACENT TO THE VICR 465
B. ALL EXISTING/HISTORIC OFFSITE DRAINAG SHALL SE PROPERLY ACCOMMODATED
AND PASSED ON THROUGH THIS SITE TO AN ACCEPTABLE STORM DRAINAGE SYSTEM.
G. STORMWATER QUALITY TREATMENT WILL BE PROVIDED INACORDANCE WITH STATE
AND LOCAL REQUIREMENTS.
olinar St
Highway 60
REVISIONS
Lagoa]] and AssoSJetes,Inc.
CIVIL ENGINEERS
* Frederick Land ODOR In Inc .41,"
Weld County Road 46.5 (Centennial Drive)
APPROXIMATE BOUNOART
Parcel 2
BALL FIELD
DETENTION
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GRAPHIC SCALE
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Parcel 3
PARK
Sheet No. 4 o£4
March 5, 2009
Drain Plan
Parish, LLC
DESIGN DEVELOPMENT
CONSULTANTS
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DESCRIPTION
PATE
BY
PO BOX2M52
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