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Home My WebLink About20101463.tiff • WELD COUNTY COMPREHENSIVE PLAN AMENDMENT NEW REGIONAL URBANIZATION AREA ("RUA") APPLICATION FOR PLANNING DEPARTMENT USE DATE RECEIVED: RECEIPT/AMOUNT# 1$ CASE#ASSIGNED: APPLICATION RECEIVED BY PLANNER ASSIGNED: Parcel Numbers: 1469-26-1-00-035, 1469-27-3-00-016; 1469-34-0-00-012 1469-35-2-00-026 1469-35-2-00-007; 1469-21-0-00-014 1469-26-0-00-008, 1469-27-1-00-017; 1469-28-0-00-020 1469-28-4-00-026 1469-28-4-00-024; 1469-28-4-00-025 1469-26-2-00-015, 1469-26-2-00-014; 1469-26-1-00-001 1469-26-1-00-036 1469-26-1-00-002; 1469-26-1-00-003 1469-26-0-00-009 1469-35-2-00-010; 1469-35-2-00-008 1469-35-2-00-009 1469-35-2-00-011; 1469-35-2-00-012 1469-35-3-00-027, 1469-35-3-00-024 (12 digit number-found on Tax I.D. information,obtainable at the Weld County Assessor's Office,or www.co.weld.co.us) (attach list if more than one parcel) Legal Description: Portions of Sections 21, 26, 27, 28, 34 and 35, Township 1 North, Range 67 West — please refer to the attached description. • Property Address (If Applicable): — N/A Total Acres: 2,095 +/- Has the property been divided from or had divided from it any other property since August 30, 1972?— Portions (N/A) FEE OWNER(S) OF THE PROPERTY: (If additional space is required, attach an additional sheet) PLEASE REFER TO ATTACHED LIST AND OWNER APPLICATION AGREEMENT AND CONSENT FORMS I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or contained within the application are true and correct to the best of my (our) knowledge. Signatures of all fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the application. If a corporation is the fee owner, notarized evidence must be included indicating the signatory has the legal authority to sign for the corporation. Todd ek illage Metropolitan District 7730/261 10450 East 159th Court Brighton, CO 80602 Roger G Hollard Date (p) 303-637-0344 Secretary—TCVMD (f) 303-637-0423 Authorized Agent For and on behalf of the Fee Owners EXHIBIT • 1 X OR-D 2010—I -1- 2010-1463 • FEE OWNERS OF THE PROPERTY In regard to Parcel Number: 1469-26-1-00-035 Name: Carol Sostarich Address: 10794 Weld County Road 6 City/State/Zip Code Fort Lupton, CO 80621 In regard to Parcel Number: 1469-34-0-00-012 & 1469-27-3-00-016 Name: Public Service Company of Colorado Address: 9738 Weld County Road 4 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-26-2-00-014 & 1469-26-2-00-015 Name: Joseph A. Reider and Allana M. Reider Address: 1620 Weld County Road 21 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-26-1-00-001 Name: Hugh J. Hawthorne and Lori L. Hawthorne Address: 1770 Weld County Road 23 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-35-2-00-026 Name: Larry Spencer Rule and Connie Lou Rule Address: 600 Weld County Road 21 • City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-35-2-00-007 Name: Larry L. Rule Address: 982 Weld County Road 21 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-28-4-00-024 & 1469-28-4-00-025 & 1469-28-4-00-026 Name: c/o John Howard Address: 8709 Weld County Road 6 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-21-0-00-014 & 1469-26-0-00-008 & 1469-27-1-00-017 & 1469-28-0-00-020 Name: c/o John Howard Address: 8709 Weld County Road 6 City/State/Zip Code Brighton, CO 80601 In regard to Parcel Number: 1469-26-0-00-009 & 1469-26-1-00-002 & 1469-26-1-00-003 & 1469-26-1-00-036 & 1469-35-2-00-010 & 1469-35-2-00-008 & 1469-35-2-00-009 & 1469-35-2-00-011 & 1469-35-2-00-012 & 1469-35-3-00-027 & 1469-35-0-00-024 Name: Alf Equinox Todd Creek Village North, LLC Address: 10450 E. 159th Ct City/State/Zip Code Brighton, CO 80602 • -2- R.U.A. PARCEL DESCRIPTION - WELD COUNTY THAT PART OF THE SOUTHEAST QUARTER AND SOUTHWEST QUARTER OF SECTION 21,THAT PART OF THE NORTHEAST QUARTER,NORTHWEST QUARTER AND SOUTHWEST QUARTER OF SECTION 26,THAT PART OF SECTION 27,THAT PART OF SECTION 28,THAT PART OF THE NORTHWEST QUARTER OF SECTION 34,AND THAT PART OF THE NORTHWEST QUARTER AND SOUTHWEST QUARTER OF SECTION 35,ALL IN TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, IN THE COUNTY OF WELD,STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 21; THENCE SOUTH 00 DEGREES 45 MINUTES 12 SECONDS EAST ALONG THE EAST LINE OF SAID SOUTHEAST QUARTER,A DISTANCE OF 2629.66 FEET TO THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 27; THENCE NORTH 89 DEGREES 28 MINUTES 06 SECONDS EAST ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 2641.11 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 27; THENCE NORTH 89 DEGREES 28 MINUTES 13 SECONDS EAST ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER,A DISTANCE OF 2641.60 FEET TO THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 26; THENCE SOUTH 00 DEGREES 33 MINUTES 01 SECONDS EAST ALONG THE WEST LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 1260.00 FEET TO THE NORTHWEST CORNER OF A PARCEL OF LAND RECORDED JUNE 27, 1950 IN BOOK 1273 AT PAGE 541; THENCE NORTH 89 DEGREES 30 MINUTES 59 SECONDS EAST ALONG THE NORTH LINE OF SAID • PARCEL,A DISTANCE OF 195.00 FEET TO THE NORTHEAST CORNER OF SAID PARCEL,ALSO BEING THE NORTHERNMOST NORTHWEST CORNER OF LOT A IN EXEMPTION NO. 1469-26-2 RE- 4595 RECORDED JULY 25,2007 AT RECEPTION NO.3492772; THENCE NORTH 88 DEGREES 39 MINUTES 49 SECONDS EAST ALONG THE NORTH LINE OF LOT A AND LOT B IN SAID EXEMPTION NO. 1469-26-2 RE-4595,A DISTANCE OF 1105.80 FEET TO A LINE DRAWN 22.50 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF THE NORTHWEST QUARTER OF SAID NORTHWEST QUARTER; THENCE SOUTH 00 DEGREES 32 MINUTES 09 SECONDS EAST ALONG SAID PARALLEL LINE,A DISTANCE OF 79.37 FEET TO THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID NORTHWEST QUARTER; THENCE NORTH 89 DEGREES 37 MINUTES 12 SECONDS EAST ALONG SAID SOUTH LINE AND THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID NORTHWEST QUARTER,A DISTANCE OF 1345.68 FEET TO THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 26; THENCE NORTH 00 DEGREES 31 MINUTES 18 SECONDS WEST ALONG SAID WEST LINE,A DISTANCE OF 1323.01 FEET TO THE NORTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTH 89 DEGREES 34 MINUTES 02 SECONDS EAST ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER,A DISTANCE OF 2401.73 FEET TO THE WEST LINE OF A PARCEL OF LAND RECORDED JULY 19,2001 AT RECEPTION NO.2866842; THENCE SOUTH 00 DEGREES 05 MINUTES 27 SECONDS WEST ALONG THE WEST LINE OF SAID PARCEL OF LAND,A DISTANCE OF 267.01 FEET TO THE SOUTH LINE THEREOF; THENCE NORTH 89 DEGREES 34 MINUTES 02 SECONDS EAST ALONG SAID SOUTH LINE,A DISTANCE OF 245.01 FEET TO THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 26, . THENCE SOUTH 00 DEGREES 05 MINUTES 27 SECONDS WEST ALONG SAID EAST LINE,A DISTANCE OF 2383.96 FEET THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER; • THENCE SOUTH 89 DEGREES 40 MINUTES 23 SECONDS WEST ALONG THE SOUTH LINE OF SAID NORTHEAST QUARTER,A DISTANCE OF 2618.41 FEET TO THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 26; THENCE SOUTH 00 DEGREES 31 MINUTES 18 SECONDS EAST ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 2635.43 FEET TO THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 35; THENCE SOUTH 00 DEGREES 39 MINUTES 48 SECONDS EAST ALONG THE EAST LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 2641.41 FEET TO THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 35; THENCE SOUTH 00 DEGREES 40 MINUTES 00 SECONDS EAST ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 759.77 FEET TO THE CENTERLINE OF THE MAIN TRACK OF THE ABANDONED BOULDER BRANCH OF THE UNION PACIFIC RAILROAD COMPANY; THENCE NORTHWESTERLY ALONG SAID CENTERLINE FOR THE FOLLOWING TWO(2)COURSES: 1)THENCE NORTH 68 DEGREES 58 MINUTES 25 SECONDS WEST,A DISTANCE OF 755.90 FEET TO A POINT OF CURVATURE; 2)THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A CENTRAL ANGLE OF 6 DEGREES 48 MINUTES 33 SECONDS,A RADIUS OF 5729.75 FEET AND AN ARC LENGTH OF 680.93 FEET TO THE EAST LINE OF THE WEST HALF OF SAID SOUTHWEST QUARTER; THENCE SOUTH 00 DEGREES 43 MINUTES 19 SECONDS EAST ALONG SAID EAST LINE,A DISTANCE OF 2384.09 FEET TO THE SOUTH LINE OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 33 MINUTES 23 SECONDS WEST ALONG SAID SOUTH LINE,A • DISTANCE OF 1316.44 FEET TO THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 46 MINUTES 38 SECONDS WEST ALONG THE WEST LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 2639.85 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 35; THENCE NORTH 00 DEGREES 48 MINUTES 03 SECONDS WEST ALONG THE WEST LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 2640.48 FEET TO THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 27; THENCE SOUTH 89 DEGREES 25 MINUTES 47 SECONDS WEST ALONG THE SOUTH LINE OF SAID SOUTHEAST QUARTER,A DISTANCE OF 2635.82 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 27; THENCE SOUTH 89 DEGREES 24 MINUTES 54 SECONDS WEST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 1753.88 FEET TO A POINT OF INTERSECTION WITH THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF A PARCEL OF LAND RECORDED AUGUST 4, 1995 AT RECEPTION NO.2449944; THENCE SOUTH 00 DEGREES 32 MINUTES 42 SECONDS EAST ALONG SAID NORTHERLY EXTENSION AND EASTERLY LINE,A DISTANCE OF 535.91 FEET TO A POINT ON THE EXISTING CENTERLINE OF AN OIL LEASE ROAD; THENCE ALONG SAID CENTERLINE FOR THE FOLLOWING THREE(3)COURSES: 1)THENCE NORTH 78 DEGREES 21 MINUTES 12 SECONDS WEST,A DISTANCE OF 163.64 FEET TO THE SOUTHEAST CORNER OF A PARCEL OF LAND RECORDED MARCH 5, 1987 AT RECEPTION NO. 02090736; 2)THENCE NORTH 80 DEGREES 04 MINUTES 36 SECONDS WEST,A DISTANCE OF 426.10 FEET; • • 3)THENCE NORTH 82 DEGREES 14 MINUTES 22 SECONDS WEST,A DISTANCE OF 306.25 FEET TO THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 34; THENCE NORTH 00 DEGREES 33 MINUTES 02 SECONDS WEST ALONG SAID WEST LINE,A DISTANCE OF 379.08 FEET TO THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 28; THENCE NORTH 00 DEGREES 39 MINUTES 34 SECONDS WEST ALONG THE EAST LINE OF SAID SOUTHEAST QUARTER,A DISTANCE OF 2639.92 FEET TO THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89 DEGREES 37 MINUTES 49 SECONDS WEST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER,A DISTANCE OF 1398.32 FEET TO A POINT OF INTERSECTION WITH THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF LOT B IN EXEMPTION NO.1469-28-4 RE-3066 RECORDED OCTOBER 30,2001 AT RECEPTION NO.2895875; THENCE ALONG SAID NORTHERLY EXTENSION AND EASTERLY LINE FOR THE FOLLOWING SEVEN(7)COURSES: 1)THENCE SOUTH 00 DEGREES 30 MINUTES 48 SECONDS EAST,A DISTANCE OF 820.56 FEET; 2)THENCE SOUTH 50 DEGREES 12 MINUTES 59 SECONDS EAST,A DISTANCE OF 268.30 FEET; 3)THENCE SOUTH 26 DEGREES 09 MINUTES 59 SECONDS EAST,A DISTANCE OF 562.20 FEET; 4)THENCE NORTH 89 DEGREES 50 MINUTES 01 SECONDS EAST,A DISTANCE OF 104.00 FEET; 5)THENCE SOUTH 40 DEGREES 04 MINUTES 59 SECONDS EAST,A DISTANCE OF 541.00 FEET; 6)THENCE SOUTH 36 DEGREES 54 MINUTES 01 SECONDS WEST,A DISTANCE OF 147.00 FEET; • 7)THENCE SOUTH 00 DEGREES 21 MINUTES 01 SECONDS WEST, A DISTANCE OF 607.00 FEET TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89 DEGREES 36 MINUTES 01 SECONDS WEST ALONG SAID SOUTH LINE,A DISTANCE OF 2034.05 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 28; THENCE SOUTH 89 DEGREES 44 MINUTES 21 SECONDS WEST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 2632.97 FEET TO THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 43 MINUTES 55 SECONDS WEST ALONG THE WEST LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 2635.64 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 28; THENCE NORTH 00 DEGREES 44 MINUTES 08 SECONDS WEST ALONG THE WEST LINE OF SAID NORTHWEST QUARTER,A DISTANCE OF 2640.59 FEET TO THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 21; THENCE NORTH 89 DEGREES 34 MINUTES 44 SECONDS EAST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 1319.94 FEET TO THE WEST LINE OF THE EAST HALF OF SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 41 MINUTES 24 SECONDS WEST ALONG SAID WEST LINE,A DISTANCE OF 2628.15 FEET TO THE NORTH LINE OF SAID SOUTHWEST QUARTER; THENCE NORTH 89 DEGREES 32 MINUTES 48 SECONDS EAST ALONG THE NORTH LINE OF SAID SOUTHWEST QUARTER,A DISTANCE OF 1316.32 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 21; • THENCE NORTH 89 DEGREES 32 MINUTES 33 SECONDS EAST ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER,A DISTANCE OF 2640.53 FEET TO THE POINT OF BEGINNING; EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCELS OF LAND: LOT B OF RECORDED EXEMPTION NO. 1469-26-1 RE-215, LOCATED IN THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 26,TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, IN THE COUNTY OF WELD, STATE OF COLORADO; TOGETHER WITH: THAT PART OF THE NORTHWEST QUARTER OF SECTION 26,TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN,RECORDED JUNE 27, 1950 IN BOOK 1273 AT PAGE 541, IN THE COUNTY OF WELD,STATE OF COLORADO; TOGETHER WITH: THAT PART OF THE NORTHEAST QUARTER OF SECTION 27,TOWNSHIP 1 NORTH,RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN,RECORDED AT RECEPTION NO. 1602246 IN BOOK 680, IN THE COUNTY OF WELD,STATE OF COLORADO; TOGETHER WITH: LOT A IN RECORDED EXEMPTION NO. 1469-26-2 RE-1781, BEING PART OF THE NORTHWEST QUARTER OF SECTION 26,TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN,IN THE COUNTY OF WELD,STATE OF COLORADO; TOGETHER WITH: • THAT PART OF THE SOUTHEAST QUARTER OF SECTION 27,TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN,RECORDED AT RECEPTION NO. 1591568, IN THE COUNTY OF WELD, STATE OF COLORADO; TOGETHER WITH: THAT PART OF THE NORTHWEST QUARTER OF SECTION 27,TOWNSHIP 1 NORTH, RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN,RECORDED IN BOOK 1301 AT PAGE 480,IN THE COUNTY OF WELD, STATE OF COLORADO; TOGETHER WITH: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 28,TOWNSHIP 1 NORTH,RANGE 67 WEST OF THE SIXTH PRINCIPAL MERIDIAN, RECORDED AT RECEPTION NO. 1896916, IN THE COUNTY OF WELD,STATE OF COLORADO. CONTAINING 91,228,334 SQUARE FEET(2,094.315 ACRES)OF LAND MORE OR LESS. \.OAD4 e JAMES .S. 898 t. •• FORA ON BEHALF OF MANHARD CONSULTING, LTD. i� !��,°J 7442 TUCSON WAY,SUITE 190-A ., ? CENTENNIAL,CO 80112 ;154 v' MCL PROJECT: EGWCC (6069) ' �`►'' 0 • To view various Owner Agreements to Process RUA Application • See Appendix E (#2010-1469) • EDAW Al CCOM • EDAW Inc 1809 Blake Street.Smte 200. Denver,Colorado 80202 1 ;11,'1)00 1522 103 096 4134 www.odow conr Brad Mueller Weld County Department of Planning Services 918 10th Street Greeley, CO 80631 December 17, 2009 Subject: Dry Creek RUA Response to Referral Comments Dear Brad, Please find below our formal response to the referral comments received on the Dry Creek RUA Application. All agency comments are provided below. However, given the extent of the background information or supporting evidence for some of the referral comments, the comments provided below may not be verbatim and may be more summary in nature. Several referral agencies had similar comments related to the financial feasibility of the project as well as • the water resources for the project. Enclosed with this letter are two memoranda which were prepared to further address these comments in addition to the responses provided below.The first memorandum provides a detailed financial analysis of the project while the second details the Todd Creek Village Metropolitan District's methodology for providing water service to the Dry Creek RUA service area. All agencies that were provided a referral package are listed below even if no referral comments were received. Per Weld County Code, it is assumed that no response may be deemed a favorable response. Please note that any of our responses that resulted in changes to the updated submittal package are identified below. Weld County Attorney: No comments received. Weld County Environmental Health Department: Comment: Develop a recreation district that allows all residents the opportunity to participate in and support the cost of the recreational center, ball fields, etc,as recreational opportunities created for separate subdivisions may prevent some residents from accessing organized recreational opportunities. Response: As development occurs within the RUA, metro districts or Home Owners Associations will be established which will support the cost and govern the use of recreational facilities within the RUA.As appropriate, it is the intent of the RUA to allow for equitable public access to such facilities. Open space connections between neighborhoods to allow for potential public recreational access between developments and is encouraged within the proposed RUA language. • Dry Creek RUA Referral Response Letter December 17, 2009 Page 2 • Comment: Include design elements that provide for a safe, attractive trail/sidewalk system that connects neighborhoods to school properties as directly as possible so that children can use it easily and safely. Response: It is the intent of the RUA to encourage the design of safe and attractive pedestrian trail connections throughout any proposed developments. As such connections to school properties are strongly encouraged. Comment: Consider providing a carpool/park and ride area for residents commuting outside TCVMD. Response: The applicant supports the designation of a carpool/park and ride area for residents commuting outside TCVMD should it become warranted as the area develops. Weld County Extension Office: No comments received. Weld County Emergency Management Office: No comments received. Weld County Sheriff's Office: No comments received. Weld County Public Works Department: • Comment: Provide a map showing the limiting factors on the site including surface water bodies,wetland habitat, riparian corridors, floodplains, transmission lines, significant regional oil and gas lines, and significant oil and gas processing and distribution facilities. Response: The map has been created as requested and is attached. Comment:With a maximum number of 19,000 residents possible in the RUA boundary,the "neighborhood services"category would seem to be a more likely level of commercial activity. From a transportation standpoint,the volume of traffic entering and exiting the RUA would be much less if "neighborhood services"such as supermarkets and drug stores were available within the development. Response: We recognize that incorporation of neighborhood services within the Dry Creek RUA boundary may reduce the volume of traffic entering and exiting the RUA. It is therefore, the intention of the RUA is to create the ability for"neighborhood services"to be located within the RUA boundary. Whether such services are practical will ultimately be determined by market conditions at the time of development. Comment: The applicant should be aware that all road improvements(including the off-site portions) must be funded fully by the metro-district.These improvements may include, but are not limited to, right- of-way acquisition, roadway improvements, bridge improvements and intersection improvements.All off- site road improvements, needed due to the development,will be paid for 100% by the development and not a proportional share as mentioned in the Section 4.0—Comp Plan Amendment. Response: The applicant acknowledges that all road improvements, including those listed above,will be the responsibility of the Dry Creek RUA Metro-District.The language in Section 4.9.3 which currently reads as, "The County may require the developer to pay a proportionate share of the costs of said improvements through an improvements agreement,"will be updated to read, "The developer will be • Dry Creek RUA Referral Response Letter December 17, 2009 Page 3 • responsible for all pertinent road improvements.This may include improvements required outside the Dry Creek RUA due to development within its boundary." Comment: On all drawings, please show the adopted alignments included within the Weld/Adams County Line Crossroads Alignments Study for County Roads 15(Holly), 17(Quebec), 19(Yosemite), and 23.5(Tucson). Response: As requested, all future drawings will show the adopted alignments for County Roads 15, 17, 19, and 23.5. Comment: Please show the adopted minimum right-of-way widths for the following County Roads within the proposed Dry Creek RUA: WCR 15, 17, 19, 23.5, 2, 6 and 4. Response: As requested, the adopted right-of-way widths for County Roads 15, 17, 19, 23.5, 2, 6, and 4 will be noted in any future updates of the traffic impact analysis. Comment: Please include the following access control criteria for the development: • No private residential accesses shall be allowed onto roadways classified as arterial. • Access points to arterial roads are limited to half-mile intervals. Access points to collector roads are limited to quarter-mile intervals. • The internal roads shall enter onto Weld County roads at a 90°angle, for a minimum of one vehicle length to provide adequate sight distance in both directions. • Intersection sight distance triangles at the development entrances will be required. All landscaping within the triangles must be less than 3'/:feet in height at maturity, and constructed by development. • Response: Access to arterial roadways will be based on the Colorado Department of Transportation (CDOT)State Highway Access Code criteria. Specifically,full-movement access points will be limited to half-mile spacing with additional right-turn-only and three-quarter movement access points allowed if the required auxiliary lanes can be provided. Access points to collector roadways will be limited to eighth- mile spacing. Comment:The submitted materials suggest that numerous county roadways will be widened to a four- lane arterial roadway cross section with the traffic from the proposed development. The county's approach to road improvements has been one in which we prioritize the highest need and construct a two-lane facility. Any widening beyond this two-lane configuration will be designed,funded and constructed by development. Response: As shown in the traffic impact analysis, the only two roadways that will require widening to a four-lane cross-section are County Road 17(Quebec)and County Road 6. Future volumes along these off-site roadways are expected to exceed 25,000 vehicles per day. The need for a four-lane cross- section is driven by a combination of significant growth in background traffic and traffic generated by the proposed development. More specific information regarding the contribution that the proposed development makes to the future volumes will be provided in the master transportation plan analysis. Comment: A more thorough, comprehensive investigation of the traffic impacts will need to be performed. Response: Such a traffic impact analysis will be performed and provided in conjunction with the Change of Zoning application. Comment: The applicant should anticipate contributions toward improvements at the intersection of US85 and WCR 6. • Dry Creek RUA Referral Response Letter December 17,2009 Page 4 • Response: These improvements have been recently constructed. If further improvements are mandated due to this development additional contributions from the proposed development will be assessed at the time of Change of Zone application and subsequent Final Plat. Comment: Maintenance of highways, roads, drainage facilities or other infrastructure improvements associated with this development will be the responsibility of the Dry Creek RUA Metro-District. Response: The comment is noted and acknowledged. Metropolitan Districts created for the development area will have maintenance authority and responsibility. Comment: A trip distribution for the proposed development must be included in the traffic impact analysis study submitted with the sketch plan. Response: A specific trip distribution will be provided with the traffic impact analysis for each phase. Due to the methodology in which future traffic volumes were determined, providing a specific trip distribution for the overall development is not feasible. The future traffic volumes were obtained by utilizing the DRCOG Travel Demand Model where traffic from each portion of the site was distributed separately using a gravity-type model. As a result, each portion of the development has different trip distribution patterns. Comment: Public works will require TCVMD to provide a"master transportation plan"that shows the hierarchy of roads to be constructed, traffic capacities and timing of construction tied to the development phasing plan.The transportation master plan must also show how connections to existing county roads will be made and their respective impacts. Response: A master transportation plan analysis will be performed and provided in conjunction with the • Change of Zoning application. Comment: At the time of sketch plan, a traffic impact analysis will be required to determine the developments' impacts on the Weld County roadway network and the proposed mitigation efforts by the development to alleviate those impacts. Response: The comment is noted and acknowledged. Comment: CDOT has jurisdiction over all state highways. Please contact Gloria Rice-Idler at the Greeley office to verify any additional requirements that may be needed due to the proposed development. Response: Feedback from CDOT has been solicited. Input received will be considered prior to performing all future traffic impact analyses. Comment: Federal Regulations will require the developer to map the extents of the floodplain through a Letter of Map Revision(LOMR)or Flood Hazard Area Determinations(FHAD)which will be required prior to the Change of Zone application being accepted. Response: The comment is noted and acknowledged. Comment: Per County Code, no development is allowed in the floodway and any development in the flood plain would require a Weldon County Flood Hazard Development Permit. Response: The comment is noted and acknowledged. Comment: Any bridges that are to be built or upgraded in a FEMA delineated floodplain such as Big Dry Creek or the South Platte River will require a conditional letter of map revision from FEMA prior to • construction and a letter of map revision from FEMA after the bridge is completed. I I);AW 'eS UN Dry Creek RUA Referral Response Letter December 17, 2009 Page 5 • Response: The comment is noted and acknowledged. Comment: Segment 1 of Big Dry Creek is listed on the 2008 303(d)List for Colorado for non-attainment of stream standards for E. coli and selenium. This impaired creek may be incompatible with uses proposed by the Dry Creek RUA plan. To improve water quality and achieve natural resource goals the key activities needed in urbanized areas include streambank stabilization, characterization and reduction of bacterial pollution source, and education related to stormwater pollution prevention. Please address these issues in coordination with the ongoing efforts of the Big Dry Creek Watershed Association. Response: As requested,we will continue to address the condition of the Big Dry Creek as this development moves forward, but we do not feel that the proposed uses of the Big Dry Creek will elevate the pollutants described above. Per scientific investigations by the Big Dry Creek Watershed Association, elevated selenium concentrations are likely due to natural geology of the region and not from man-made discharges. Evidence of several small farm and ranch livestock operations (including commercial feed lots)in the area were witnessed during field investigations,which are likely sources of e. coli contribution. Additionally, the RUA development is within the Fort Lupton 208 boundary and therefore all sanitary sewer discharges from this development will be conveyed to the Fort Lupton Treatment Plant and discharged directly into the South Platte River. Therefore, no sanitary sewer waste from this development will be discharged into the Big Dry Creek. However,we concur that good site development practices should be implemented during construction to avoid elevated TSS levels and post- construction BMPs should reduce phosphorous, nitrogen and other common pollutants associated with urbanization. Protection of natural resources such as Big Dry Creek should be a concern for everyone. Restoration activities, sustainable development concepts and education of the public are all measures that assist in that goal. Collaboration of BDCWA can identify environmental issues, but this information must be integrated with sound planning and engineering to ensure economical development while • protecting the environment. Comment: Drainage Report, 2.1.2. Irrigation Ditches-Explain how it was determined that"In smaller more frequent storm events the Brantner ditch significantly influences the drainage patters of the drainage basins by potentially blocking surface runoff, resulting in absorption of the first quarter to half inch of rainfall and localized depressional storage or surface flow diversion." Any drainage alternatives involving irrigation ditches should conform to the Weld County Drainage Criteria Addendum Section 5.5. Response: This comment was based on a field review of the location of the Brantner ditch in relation to natural drainage patterns. We noticed that in areas along the Brantner ditch there were access roads or built up sediment on the upside of the ditch that blocked surface drainage in the smaller storm events. During heavy rains these areas will likely fill sufficiently to natural flow into the ditch. When ditch capacity is exceeded these flows will continue downstream at the overtopping locations of the ditch systems. These areas will be examined in detail during the final engineering design and should not negatively impact the irrigation ditch system. The developer will obtain approval from the Ditch companies prior to construction and any alterations to the irrigation ditches will be in conformance with Weld County Drainage Criteria Addendum Section 5.5. Comment: Drainage Report, 2.2. FEMA Floodplain Maps and Studies-Updated detailed floodplain modeling for Big Dry Creek is required by FEMA for large scale developments such as this. Response: Comment noted. We understand that a detailed study of the Dry Creek RUA floodplain will be required by FEMA as this development moves forward. Comment: Drainage Report, 2.2.2. Flood Hazard Mitigation-Weld County is updating its hazard mitigation plan; however, it does not contain any flood mitigation projects in this area. • Response: The comment is noted and acknowledged. Dry Creek RUA Referral Response Letter December 17, 2009 Page 6 • Comment: Drainage Report, 22.2. Flood Hazard Mitigation, Regional Detention—The embankments described will have to be certified by FEMA. The County will not accept responsibility for maintaining them. Response: Regional detention facilities would be permitted and maintained in accordance with Federal, State and local regulations as appropriate. The purpose of this plan was to identify potential locations of the regional facilities. The funding, operation and liability of these facilities will be determined at a later date. We acknowledge that the County will not accept responsibility for the regional detention facilities. Comment: Drainage Report, 2.2.2. Flood Hazard Mitigation, Irrigation Inundation Management— Development is required to obtain written permission from local irrigation ditches to release stormwater into the ditch. Stormwater release rates must be at the 5-year historic rate or less. Response: Prior to construction, the developer will obtain written permission from the local irrigation ditches to release stormwater into any of the irrigation ditches. Stormwater release rates will be designed to be at or less than the 5-year historic rate as requested. Comment: Drainage Report, 3.1.1. Rainfall—Given the proximity of the RUA to the Tri-Town area it is acceptable to use the rainfall amounts for the Tri-Town area. These can be found in the Weld County Storm Drainage Criteria Addendum to the Urban Storm Drainage Criteria Manual. Response: Comment noted. For future Drainage Reports,we will use the rainfall amounts in the Tri- Town area for all future runoff calculations relating to this development. • Comment: Drainage Report, 3.1.3, Release Rate—Weld County Storm Drainage Criteria Section 4.5 states that: "It is Weld County policy to require detention of runoff from the 100-year storm falling on the developed site and release of the detained water at the rate of the runoff of the 5-year storm falling on the undeveloped site. Detention releases based on soil types are not approved for Weld County." Weld County does not accept dention sizing based on release rates calculated as cfs/acre. That method might suffice for general project scoping for this preliminary document but that method will not be accepted for individual development plans. Response: Comment noted. For future Drainage Reports,we will calculate the required detention volume based on the 100-year storm event falling on the developed site and we will calculate the release rate based on the 5-year storm falling on the undeveloped site. We also understand that Weld County does not accept detention sizing based on release rates calculated as cfs/acre for individual development plans, and we will use Weld County accepted methods of detention basin sizing for all future Drainage Reports. Comment: Drainage Report, 3.1.4 Detention Storage—FEMA will not accept CUHP for areas outside of UDFCD unless you can prove that the parameters for the study area are similar to UDFCD. Response: This comment is noted and acknowledged. Comment: Drainage Report, 3.3 Water Quality—Weld County strongly discourages retention basins. Retention ponds will only be approved in specific cases and only if certain criteria are met. Response: We acknowledge that Weld County strongly discourages retention basins and have so noted it in the Detention/Retention portion of the report. Comment: Public Works will require a multi-basin wide drainage master-planning effort. This effort • should include a watershed approach to the stormwater management component. Fully developed [ t)NV, A€:i i}M Dry Creek RUA Referral Response Letter December 17,2009 Page 7 • condition flows for the 100-yr major storm event as well as the 10-year minor storm event should be used to determine levels of protection and provide for water quality analyses. Response: We concur that a basin-wide stormwater master plan would be the best way to address stormwater management for future developments within and around the Dry Creek RUA. This stormwater management method will be used as developments move forward within the Dry Creek RUA. Comment: All master planning, stormwater and water quality design must follow Urban Storm Drainage Criteria, latest version with adjustments per the Weld County Storm Drainage Criteria Addendum to the Urban Storm Drainage Criteria Manual. Response: This comment is noted and acknowledged. Weld County Housing Authority: No comments received. Weld County Building Inspection: No comments received. Weld County Code Compliance: No comments received. Weld County Department of Human Services: • Comment: The three new k-8 schools and high school may necessitate additional child welfare staff to be hired and housed in the south part of the county. The increase in population may also require our child welfare partners to expand their capacity to provide visitation and therapy services in this area. If they are unable to do, our clients would need to travel to Greeley or other towns for these services. It is also expected that additional foster and group homes would be desired in this section of the county and the property zoning required for such establishments would need to be considered. Response: The comment is noted. It is anticipated that any increase in demand for additional social services may be covered by the southwest service center as well as the facility in Fort Lupton. It is not the intent of the RUA to prevent the establishment of additional facilities within its boundaries. Weld County Department of Finance and Administration: Comment: The"per capita"methodology used for determining the fiscal impacts for a development of this type is appropriate for this level of development proposed by the dry Creek RUA application. However, there is some debate among fiscal impact analysts on whether or not, since the development will be in the unincorporated areas of the county,will there be a disproportional impact on costs of county services rather than doing as they appear to have done and simply took a weighted per capita cost of all services for the total Weld County population. Based upon the above methodologies, it will be critical that as the development is approved that there are conditions of approval attached to the project that insure the funding mechanisms are required to fill the revenue gaps identified. Response: Included with this response is additional financial modeling showing bonding capacity, debt payments, revenue sources and uses as well as operations expenditures. Projections indicate that utilizing metropolitan districts is a capable and prudent way of funding maintenance and repair of infrastructures. The use of metropolitan districts is also a valid tool for support and augmentation of • County and other governmental services at current, or in excess of current, per capita funding. (.PAW Al Dry Creek RUA Referral Response Letter December 17,2009 Page 8 • Comment: Require a law enforcement authority for Sheriffs patrol services. Typically a seven mill levy is required to support this function. Response: Formation of a Law Enforcement District with a 7 mill levy is contemplated as a way of backfill for Sheriff services. Please refer to the attached financial modeling. Comment:The design and construction of all infrastructure improvements(roads,water, recreation, etc.) should all be paid for by the developer, builder or metropolitan district in total. The long term maintenance of the streets and other infrastructure should fall within the purview of the metropolitan district. Response: TCVM anticipates constructing the collector and arterial streets and much of drainage improvements and facilities. Developers and builders may assume responsibility for construction of local streets and minor drainage facilities. Metrolpolitan districts to be formed will own and maintain streets and drainage improvements within the Metro District service area. Comment: Park and recreation amenities should all be built and operated by a homeowners'association or metropolitan district. Response: Noted and affirmed. Through districts to be formed and homeowner's associations, recreational amenities will be defined, developed and maintained at no cost to Weld County. Comment: Other service providers, such as the fire district, and schools, should be required to identify the infrastructure needs and maintenance that they will require. • Response: The Dry Creek RUA welcomes the occasion to work with the fire, schools and other districts to identify their infrastructure and maintenance needs. As the land use plans are further refined, government service provider feedback is an expected aspect of the entitlement process. Comment: Review of future proposed metropolitan district service plans and their financial feasibility will be critical for this development success. Response: The land use, metro district and feasibility plans should be reviewed in depth as future applications are considered to ensure the plans are financial feasible as presented. Comment: There is an absence of discussion of the potential fiscal impact of this project on all the nearby municipalities by the potential service demands placed upon them by the citizens of this development. Response:As envisioned,the Dry Creek RUA will fund and/or provide primary services to its residence. The adjacent Cities of Thornton and Brighton are likely to enjoy a net benefit of sales tax leakage into their coffers. While Dry Creek RUA residence may travel on adjacent city's streets, Dry Creek RUA residence will travel for shopping, dining and for entertainment. There is not enough demand in the market to duplicate shopping and destination centers designed and located to serve the region. Comment: No build out or marketing feasibility data was provided. This type of information should be required to insure the development is truly financially feasible and realistic. This data should be required of any proposed metropolitan district proposed to support this development. Response: Additional information has been provided. Please refer to the attached modeling. Comment: Without an override in the analysis provided, the result would be that in years where the total • county assessed value exceeds 5%the property tax revenue appreciation from total new growth from a EELW. ' Dry Creek RUA Referral Response Letter December 17, 2009 Page 9 • project like this is not totally realized by the county. This is due to the Weld County Home Rule Charter 5% property tax limitation. Response: While Weld County has successfully managed their budget on this Charter tenant, the Dry Creek RUA future developments will use metropolitan district financing mechanisms to mitigate any potential burden placed on the County. Comment: From a fiscal analysis perspective a project of this type is better suited to be in a municipality rather than in the unincorporated area so of the county. Response: At present, no municipality seeks to annex the Dry Creek study area. Approved IGA's between adjacent cities have created an"un-claimed" study area.The Cities of Ft. Lupton and Brighton agree Ft. Lupton is not to annex south of WCR 6. The Cities of Thornton and Brighton agree Thornton will not annex west of Yosemite Street/WCR 19. The site is in the path of growth and at the same time is the hole in the municipal government donut.The prudent use of metropolitan districts will function in a very similar fashion to what services a Town or City can provide. The RUA process appears to be created for this type of unique situation. There are occasions when urbanization can and should occur in unincorporated areas.The Denver front range metropolitan area is replete will examples of successful unincorporated development. Comment: Review of future proposed metropolitan district service plans and their financial feasibility will be critical for this development success. Being located in the County the development that will eventually have a population of nearly 13,000 people will miss the opportunity to capture the sales tax to support essential services. Absent the sales tax revenues, property taxes may become a bigger burden and there will not be a good revenue balance of property taxes and sales taxes to support the service levels that • may be required by a development of this type that has all the appearances of being a municipality. Response: The Dry Creek RUA will function like other developed areas, or the 30 incorporated towns in the County without a sales tax. Near 75% build out of the community, there may be enough demand to support 125,000 square feet of neighborhood and convenience retail This site is missing necessary elements for sizable retail or commercial to be viable. Regardless of the Dry Creek study area's jurisdictional affiliation,the site will support a modest amount of retail. New metropolitan districts in combination with developer offsets and home owner's associations will be capable of similar or higher levels of service than many areas of the County. A metropolitan districts are an efficient mechanism to build and maintain infrastructure. Comment: From a long term governmental financial perspective this project is not recommended to be developed in the unincorporated part of Weld County. The applicant should be encouraged to pursue the development in one of the nearby municipalities. Response: Currently, annexation to a nearby municipality is not available. It is the applicant's goal to demonstrate development can pay its own way and current Weld County residences will not be negatively impacted. Should annexation become a future reality, development will entertain that possibility. Weld County Ambulance Services: No comments received. • )A44 Ai' C)�:i Dry Creek RUA Referral Response Letter December 17,2009 Page 10 • State of Colorado Division of Water Resources: Comment: Based on the information provided, it is unknown if the Todd Creek Village Metro District has the water supply available to supply this development. Thus, the State Engineer's Office cannot comment on the proposed water supply. Response: Water supplies are a fundamental issue for future development. Please refer to the attached letter from Todd Creek Village Metropolitan District State of Colorado Department of Transportation: Comment: CDOT would obviously be concerned about traffic impacts. The US 85 Access Control Plan indicates that an interchange is planned for CR 6. We would encourage the County to help facilitate the study and eventual funding of that interchange. Response: The submitted traffic analysis focused mostly on identifying the future roadway needs in the vicinity of the site. Future analyses will focus more on identifying the impacts of the proposed development on surrounding roadways, which might include the US 85/CR 6 intersection,which is two miles east of the Dry Creek area. The applicant is will encourage continuing discussions with the County and CDOT about this intersection but further study to determine what, if any improvements are necessary and what Dry Creek's responsibility will be. Comment: Per the US 85 ACP,the connection of WCR 4 to US 85 will someday go away, and the east leg cul-de-saced. Response: WCR 4 does not currently provide access west of US 85 to the proposed project. As a result, • no connection was assumed in the analysis which is consistent with the US 85 ACP. Comment:The traffic study didn't really address the impacts of the development on US 85. I'm not sure if that's something that needs to be done now, but will need to done at some point. Response: The submitted traffic analysis focused mostly on identifying the future roadway needs in the vicinity of the site. Future analyses will focus more on identifying the impacts of the proposed development on surrounding roadways, including US 85. The State Highway Access Code states that"in determining how large a study area to include, a general guideline is to carry the analysis out at least as far as those areas where newly generated site traffic represents 5 percent or more of roadway's peak hour capacity." These criteria will be utilized in future traffic analyses to determine if US 85 will be included in the study area. State of Colorado Historical Society: No comments received. State of Colorado Water Conservation Board: No comments received. State of Colorado Oil&Gas Conservation Commission: No comments received. Division of Wildlife—South Hwy 66(Loveland): • No comments received. Dry Creek RUA Referral Response Letter December 17, 2009 Page 11 • West Adams Soil Conservation District: No comments received. City of Brighton: Comment: The applicant asserts that they have"thoroughly studied regional opportunities and constraints and determine that social and economic condition and existing and changing land use patters require RUA adjustment for sustainable future growth."We question how amending the county's comprehensive plan to allow for the potential development of up to 6,600 dwelling units with 19,700 person(with suburban and urban level densities)with a ten-minute drive from employment, shopping and services can be considered sustainable?Suburban and urban uses and densities should develop in a consistent and well-thought pattern; more importantly,they should develop in areas where employment and service opportunities exist, instead of in outlying areas,which end up placing undue burden on surrounding municipalities.As the future residents will have leave their community for employment and the majority of their shopping and service opportunities, Brighton is concerned that these residents will be traveling into our community,which places a significant burden on our transportation systems in terms of traffic and maintenance issues,and can affect our ability to provide fire and police protection to our residents. City of Brighton believes that a Comprehensive Plan amendment of this magnitude should be made in an area truly ready for suburban and urban uses and densities.The applicant's justification that the area has the capability for the provision of services, should not negate the fact that this area is vacant, agricultural land and that development should be taking place in a more appropriate area. Response: RUAs are intended to provide a tool for coordinating urban development that might not otherwise be available in unincorporated parts of Weld County. The Dry Creek RUA is outside of all the • planning areas of surrounding municipalities.Without the approval of such an RUA, development in this area would occur in a haphazard, piecemeal fashion rather in a logical and coordinated fashion that is responsive to its regional context. Such coordinated planning will likely also encourage a stronger effort to reducing impacts and protecting environmental resources in the area. Whether the RUA is developed to the magnitude proposed will ultimately be determined by the market. Future residents in this area may utilize services in Brighton, however, it is likely that any burden placed on transportation infrastructure would be strongly outweighed by the sales tax revenue generated by the use of such services. City of Dacono: Comment:The City's hope is that if the RUA is created as envisioned, the future plans and developments standards adopted by the City of Dacono will be taken into consideration when analyzing land use plans. Plans and development standards include the following: City of Dacono Comprehensive Land Use Plan; City of Dacono Transportation Plan; City of Dacono Parks, Trails, and Outdoor Recreation Plan and school site locations. Response:The comment is noted. It is the intent of the RUA to direct any future development within its boundaries to consider the master plans of surrounding municipalities including Dacono. Town of Erie: Comment:We have reviewed the request and find no conflicts with our interests. Response: None required. • i Dry Creek RUA Referral Response Letter December 17,2009 Page 12 • City of Fort Lupton Planning and Building Department: Comment: It appears that a portion of the RUA boundary extends north of WCR 6 which captures Fort Lupton's future land use area of the City's 2007 Land Use Master Plan and the City respectfully requests that Equinox amend their maps and reference our plan. Response:All future maps in the Dry Creek RUA Application will be updated to reference the Fort Lupton's 2007 Land Use Master Plan. Comment:The current maps submitted by Equinox do not reflect Fort Lupton's current 208 boundary, which include the Dry Creek RUA and all of Todd Creek Village North Metropolitan District, and need to be modified. Response: The maps will be updated to reflect Fort Lupton's current 208 boundary,which include the Dry Creek RUA and all of the Todd Creek Village Metropolitan District. Comment: Ft. Lupton is under the impression that the developer has yet to seek approvals of the formation of Title 32 Districts. Permitting Title 32 Districts this close to municipal boundaries and planning influence areas could have serious repercussions, i.e. the creation of an urban scale unincorporated community that can complete directly with existing Weld County incorporated municipalities. Is it the intent of Weld County to begin approving large-scale urban developments on the fringes of bonafide communities that have the ability to service such developments and disregard smart planning principals? The City respectfully requests that it be notified and given copies of the proposed Title 32 Service Plans prior to County approval. Response: In 2007, the Todd Creek Village Metropolitan District(TCVMD)executed an agreement with • the City of Ft. Lupton to provide wastewater treatment for proposed development within the RUA. As a result, Ft. Lupton expanded its 208 boundary to include the entire proposed RUA area.The IGA stipulates that Ft. Lupton will accept and treat sewage from up to 14,000 SFEs and one million square feet of commercial space. As there will be a need to establish additional Title 32 districts to provide service within the RUA, the City will be notified and given copies of the proposed Title 32 Service Plans prior to County approval. Comment: Ft. Lupton's IGA states that"...to the extent legally possible,the COUNTY will disapprove proposals for Urban Development in areas of the MUNICIPAL Referral Area outside the Urban Growth Area." It appears that the Dry Creek RUA and the Todd Creek Village North Metropolitan District are "urban" in scale. The City of Fort Lupton recommends that the County entertain holding staff level discussions regarding this provision. If Dry Creek is considered "urban" it would make sense that Fort Lupton entertains possible annexation. Weld County and Fort Lupton have agreed in principal to negotiate pre-annexation agreements with developers that allow development to seek initial entitlements through the County and later be annexed into Fort Lupton. Response:We are unclear as to how Ft. Lupton could entertain possible annexation of this area as their IGA with the City of Brighton states that they cannot annex property south of Hwy 6. However, as development occurs it will be encouraged to work with surrounding municipalities that believe annexation would be appropriate. City of Northglenn: No comments received. • PA'WW „i t ` `: Dry Creek RUA Referral Response Letter December 17, 2009 Page 13 • City of Thornton: Comment: Since 1991, the City of Thornton has been declaring its intent to grow into southwestern Weld County by annexation through its"Plan in Place"or 105 Plan. Thornton's current Plan in Place is Thornton's 2007 Comprehensive Plan,which includes the Future Land Use Map adopted September 11, 2007. Approval of the proposed Dry Creek RUA in Weld County will create a conflict with the City of Thornton's existing 105 Plan, as the westernmost one and one-half sections of the proposed RUA are within Thornton's Future Growth Area as it appears on the City's Future Land Use Map. Specifically, Section 28 in its entirety and approximately half of Section 33 fall within Thornton's growth area. Response: Thornton currently doesn't have the capacity to serve development in this area. However, as development occurs it will be encouraged to work with surrounding municipalities that believe annexation would be appropriate. Comment: Thornton's IGA with the Todd Creek Farms Metropolitan District No 1 and Todd Creek Village LLC states that"with respect to territory located within the City's Development Area, the District will not expand the District Service Area to include any area within the City's Development Area, and the District will not provide utility service to users that are outside the District Service Area but within the City's Development Area without written notice to and approval by the City." Receipt of the Dry Creek RUA application does provide written notice of proposed expansion activities of the District Service Area; however, in no way does this application exonerate the District from its responsibility to avoid expansion into the City's Development Area. Response: Todd Creek Village Metropolitan District took all appropriate actions required for the expansion of its service area including all appropriate public notices. Thornton did not comment on the • matter at the time of expansion. TCVMD has entered into an IGA with Ft. Lupton and intends to provide service to customers within its service area. Comment:Thornton's IGA with the Todd Creek Farms Metropolitan District No 1 and Todd Creek Village LLC states that"This Agreements shall be binding upon and inure to the benefit of the District and City and their successors, assigns and legal representatives."To insure that the Dry Creek RUA applicant, Todd Creek Village Metropolitan District(TCVMD), is a materially different entity and not a"successor or assign"of Todd Creek Farms Metropolitan District No. 1, please define how the service operations of the two entities are separate. Response: Todd Creek Village Metropolitan District took all appropriate actions required for the expansion of its service area including all appropriate public notices.Thornton did not comment on the matter at the time of expansion. Comment: Considering the anticipated residential growth of southwest Weld County without transit improvements and the future development pressures exerted by the two proposed rail transit systems (FasTracks and the high speed rail corridor both with a major station proposed at 162nd and Colorado Boulevard), the prescribed residential densities noted in the Dry Creek RUA seem to underestimate future market demand in the area being considered for development. Response:The RUA believes future growth in the area is adequately represented in the proposal. Adams County: No comments received. • t'Cot '.i r.,, Dry Creek RUA Referral Response Letter December 17, 2009 Page 14 • Broomfield County: No comments received. School District RE-8: Comment: The school district is not in any agreement with the formation of an Urban Renewal District within this RUA and would actively protest against the formation of the same. Response:There is no intent to seek an Urban Renewal District within the proposed RUA. Comment:We have not had an opportunity to visit the actual physical school sites mentioned within the RUA. While it may be sometime before actual school construction begins,we would like a physical review of the property with the applicant prior to the approval of this case to alleviate any potential concerns related to access to transportation(school bus)as well as access to utilities(water, sewer, electricity, natural gas, telephone). Response: The comment is acknowledged. As this is an amendment to the comprehensive plan, no school sites have been selected at this time. We encourage the school district to review and approve selected sites during the referral periods for individual sketch plans and final plats that are submitted within the RUA boundary. Comment: We are concerned about the fiscal impact on the school district and that this proposed development and land use change"will pay its own way"when it comes to school construction as to not increase the tax burden on our constituents. • Response: The comment is noted. We strongly encourage developers within the RUA to work closely with school districts to develop the right kind of schools for the area and ensure that their construction does not increase the existing tax burden on the population. School District RE-27J: No comments received. North Front Range Water Quality Planning Association: Comment: We have reviewed the request and find no conflicts with our interests as the area is all within the 208 service area of Ft. Lupton. Should Ft. Lupton need to expand their treatment capabilities to provide service to Todd Creek, the city would then be going through a utility plan and site application review process with use and we would be able to address any concerns we may have with the city's plan at that time. Response: None required. DRCOG MPO: No comments received. United Power: No comments received. • it)\4h • r\J t r i1 Dry Creek RUA Referral Response Letter December 17, 2009 Page 15 • Brighton F-3 Fire District: Comment: Approved fire department access roads shall be provided to within 150 feet of any point on the exterior wall of the first story of every structure erected, constructed or more in to the District. Fire Department access roads shall: have a minimum unobstructed(e.g. by parked vehicles)width of 20 feet; have an unobstructed vertical clearance of 13 feet 6 inches; be constructed of an all weather surface capable of supporting District apparatus; have a maximum inside turn radius of 30 feet and minimum outside turn radius of 50 feet;and,where the length of dead end fire access roads exceed 150 feet in length, be provided with an approved turn-around. Response:The comment is noted. All criteria will be met during the approval of the Sketch Plan or Final Plat as required. Comment: A minimum of two(2)approved means of fire department access shall be provided to the site during all phases of construction, and thereafter. Response: The comment is noted.All criteria will be met during the approval of the Sketch Plan or Final Plat as required. Comment:Approved fire hydrants,capable of supplying the minimum required fire flow stipulated in accordance with Table B105.1 of the 2006 International Fire Code, shall be provided throughout the project. Hydrant locations shall be approved by the District. Response: The comment is noted. Future building will conform to all applicable building codes as adopted by Weld County. • Comment: Approved fire hydrants shall be in service prior to the commencement of combustible construction of any structures. Response:The comment is noted. All criteria will be met during the approval of the Sketch Plan or Final Plat as required. Comment: Approved fire hydrants, capable of supplying the minimum required fire flow stipulated in accordance with Table B105.1 of the 2006 International Fire Code,shall be provided throughout the project. Hydrant locations shall be approved by the District. Response: The comment is noted. All future fire flows will conform to applicable codes adopted at the time of development. Comment: Where approved fire hydrants are not provided, or the hydrants are incapable of supplying the minimum required fire flow in accordance with Table B105.1, structures shall be equipped with approved automatic fire sprinkler systems in accordance with NFPA 13, NFPA 1 D, NFPA 13R, as appropriate. Response:The comment is noted. Future building will conform to all applicable building codes as adopted by Weld County. Comment: Due to the size and location of the project, and the projected impact on demands for service arising from the associate growth/development, the District will need approximately 2.5 acres for a new fire station to service the project area. This new station will be necessary to maintain the District's current service level and consequent Insurance Services Office(ISO) Public Protection Classification rating, which impacts the insurance policy premiums of all property owners within the District's service area. The location of the land for the new station shall be determined during the Overall Development Plan and /or Platting phases of the project. The District feels that the land for this new station should be donated to • the District by the developer/applicant. Dry Creek RUA Referral Response Letter December 17,2009 Page 16 • Response: We strongly support the dedication of land for civic facilities within the RUA. The actual number, acre size and location of such facilities will be determined at the time of individual Sketch Plan and/or Final Plat submittals. Fort Lupton F-5 Fire District: No comments received. Commissioner Grand: No comments received. I hope that these responses meet with the City's requirements and with your approval. Please contact me if you require any additional assistance. Yours sincerely, • Alexa Braun Cc: Roger Hollard, Todd Creek Village Metropolitan District Enclosure(1): Letter dated December 9, 2009 from Todd Creek Village Metropolitan District regarding water service. Enclosure(2): Letter dated December 15, 2009 from Sky to Ground providing a detailed financial anslysis of the project. • • TODD CREEK VILLAGE METROPOLITAN DISTRICT 10450 E 149th Ct. Brighton, CO 80602 Tel: (303) 637-0344 www.toddcreekvillage.org Fax: (303) 637-0423 December 9, 2009 Weld County Planning 918 10th Street Greeley CO 80631 Attn: Brad Mueller Re: Dry Creek RUA— referral response Dear Brad, As you know, Todd Creek Village Metropolitan District (District) is functioning as the general applicant for the Dry Creek RUA for the underlying land owner applicants. We have been asked to elaborate on the Districts methodology for providing water service to the Dry Creek RUA service area. To some degree I will simplify my response to provide a concise overview of the process. We can provide additional detail if you have any questions and it will be our intent to elaborate on these matters for the benefit • of County staff, Planning Commission and the County Commissioners. First a little background. The District provides two sources of water, potable and irrigation. Each system is self contained and has its own infrastructure and delivery systems. Our potable supply is taken from alluvial wells at the Platte River and is supplemented to a small degree with deep well sources. Our irrigation supply comes predominately from surface (ditch) sources and in supplemented from our Platte River alluvial wells. The District currently has approximately 2900 acre feet of total annual supply (decreed, or in process) available and the right to adjudicate an additional 1370 acre feet. The total District obligation (future and current) amounts to approximately 2060 acre feet. Should the District diligently pursue all of its available resources it has the potential to serve in excess of 4,000 additional sfe's. As development occurs in the Dry Creek RUA area specific agreements will be put in place with service requestors or developers that will generally follow the methodology I will outline below. As stated this overview is very general and each agreement will elaborate on elements that are specific to each request. As the District is presented with a service request by new development, the District reviews that request against our ability to provide service. The District and the developer will then enter into either a service agreement if immediate resources are available or a tap purchase agreement if the development exceeds the current capacity of the District to provide immediate service. A tap purchase agreement will spell out specific terms that must be met by the developer in order to obtain service. • • These terms may include pre-payment of certain tap fees or other charges in order to offset District costs required prior to service, requirements for the developer to create and convey certain improvements to the District, and other such issues such as acquisition of additional water resources to supplement District resources. When the developer agrees to the terms of whichever agreement is called for, the District will engage a specific will serve agreement with the developer in order for him to receive his final entitlement approvals. To date only one property owner has approached the District for a formal tap purchase agreement in order to move their property forward through entitlements and platting. It should be noted that the current application before Weld County is for an RUA. The District has agreed to be the general applicant for the various property owners that form the basis of the RUA. Each of those property owners will need to work with the District as they move forward with specific entitlements for their property. The main reason that the District has agreed to be the general applicant stems from the fact that in 2007 the District expanded its service area and entered into an EGA with Ft. Lupton to be able to provide service to this area. The District believes that this expansion and the resultant future development in Weld County is of benefit to the District and its customers. Thank you, Todd Creek Village Metropolitan District • Secretary • t 4 _ SKY:°i To: Roger Hollard, Equinox Land Group, Inc From: Nanci Kerr Date: December 15, 2009 RE: Dry Creek RUA Financial Analysis O Objective 2 It is our objective to demonstrate unincorporated Weld County can benefit from urban level development without its citizens incurring undue financial burdens. This objective can be achieved through modeling the revenue-generating capabilities of metropolitan (metro) districts within the Dry Creek RUA. In addition, metro districts are able to remunerate other service providers for new users. Weld County's goal that"growth pays its own way" can be met through a dedicated mill levy, impact fees, development fees and land dedications. Our analysis answers a series of pertinent questions demonstrating availability of viable financing tools to the Dry Creek RUA. First, we address the questions of annexation, urban level of services and disproportional impacts identified by the Finance Department. Second, a metro district "mill levy only" financing option is modeled. Third, we compare a proposed Dry Creek RUA metro district mill levy and overall mill levy rates in the larger trade area. And, fourth, MetroStudy drills down further with a comprehensive residential market feasibility study. Why Not Annex? • The question has been asked why doesn't the Dry Creek RUA area annex into Dacono, Ft. Lupton, Brighton, or Thornton. While annexing or incorporating urban level development into a municipality is a common planning practice, it simply is not available. At present, no nearby municipality seeks to annex the Dry Creek study area, in part because existing intergovernmental agreements(IGAs)specifically prevent it. IGAs between adjacent cities currently prohibit one municipality from annexing the entire Dry Creek RUA. The Cities of Ft. Lupton and Brighton agree Ft. Lupton will not annex south of WCR 6 to WCR 21. The Cities of Thornton and Brighton agree Thornton will not annex west of Yosemite Street/WCR 19. Although the Dry Creek RUA is in the path of Denver Metro growth it is simultaneously the hole in the municipal government donut. Is Annexation Still Available? The applicant does not object to possible annexation in the future. Under appropriate conditions and with political will, the site could be annexed to one of the neighboring communities. In the absence of an annexation agreement, the RUA enables the County to make decisions regarding future development within this specific area, thus facilitating opportunities that might otherwise be lost. Are there Backstops? An RUA is a collection of policy statements on how to accommodate future development 45U boa 1 7th Awn* but, it is not entitlements. All future land use applications must comply with County zoning and subdivision regulations. When a metro district is formed, there is ongoing Sato 400 scrutiny to assure revenue gaps are identified and backfilled. The same is true with each subsequent land use application. Backstops are built into each step of the development Denver,CO 80203 review process, allowing regulated, intermittent reevaluation and confirmation that the 414 303.5921122 development remains capable of paying its own way. .592.1144 wwwcskytcgrovnd.oa n • What Services are Provided by Other Districts? Within the study area, the County provides traditional public works functions including street and drainage maintenance, sheriff protection and social services. Other key services are provided by existing special districts. Even if the Dry Creek RUA were to annex to a municipality, schools, and fire and library services are furnished by special districts, and the study area would not enjoy a consolidation of services. Unlike the County, the school, fire and library districts already serving urban areas make no distinction between rural and urban levels of service. Therefore, the modeling will show per capita spending for usual County offered services adjusted upward to address perceived differences in urban citizens' service expectations. Can Metro Districts Support Urban Level Services? Since annexation is not available at this time, an RUA supported by metro districts are the best tools for the situation. Consistent with the goals of an RUA, metro districts are able to provide efficient and cost-effective delivery of public facilities for the present and future residents of the County. According to the Colorado Department of Local Affairs, metro districts are most often created to fill gaps that may exist between the services counties provide and the services residents' desire. This means metro districts are the best financing tool to develop in a county. The majority of districts state-wide draw their boundaries in unincorporated county land. Currently, there 1,232 metro districts in Colorado making them the fastest growing type of local government. Since 2000 the number of metro districts has grown in number from 378 to 1,232, an increase of roughly 226%. During the same time period, the number of • other special districts has increased by only 1.1%. In 2009 there were 163 active metro districts in Weld County The last year the State tracked metro district revenues was 2004. That year there were 694 metropolitan districts in Colorado. These districts brought in $1.3 billion in revenue and spent $1.2 billion (Colorado Departement of Local Affairs). What are the Benefits of Metro Districts? Metro districts are typically smaller forms of government which often offer citizens more opportunity to influence how and what services are delivered. Metro districts are responsive to and accountable for decisions through the election and public hearing processes and business is conducted at public meetings. Because they are local by definition, metro districts are often better able than a municipality to address local concerns. Got Experience? The Todd Creek Village Metro District (TCVMD) is the Dry Creek RUA applicant. The TCVMD was formed in 1996 to provide water service to the Todd Creek development. Since then, the District has constructed and maintains 58M of public infrastructure, including a reverse osmosis water treatment plant. This district has significant knowledge and experience and dedicated employees who provide administrative, financial and technical services. Specifically, Equinox Land Group is the developer representative for TCVMD and five other healthy metro districts in the northern Front Range. Equinox Land Group and their investor, American Land Fund, are experienced in forming and successfully managing metro districts in this area. • 2 • Can This Work? As an example, Highlands Ranch is a 22,000-acre master-planned community with a population of 93,500 founded in 1981. The Highlands Ranch Metro District (HRMD) is the local government of the Highlands Ranch community providing municipal level services and extensive amenities. The community is located 12 miles south of Denver in Douglas County with 29,040 single family homes and 3,305 apartments. During the 1990's Douglas County and Highlands Ranch received national attention for high rates of growth. The community is approaching its 30th anniversary and is one of the most populous unincorporated communities in the United States. Services offered directly by HRMD: • Construction of major roads • Installation and maintenance of landscaping adjacent to major roadways • Installation of traffic signals and street lights on major roadways • Construction and maintenance of parks and trails • Youth and adult outdoor recreation and sports programs • Management and maintenance of extensive non-urban natural open space areas • Construction of storm drainage facilities • Law enforcement provided by Douglas County Sherriffs Department at no additional cost to HRMD • Emergency and fire protection services through a contract with the City of Littleton • Water and wastewater services through a contract with Centennial Water & Sanitation District(www.highlandsranch.org). • HRMD publishes the following financial accomplishments: • In November 2008, the Metro District received an AA+ rating from Standard & Poor's, a level rarely achieved by a special district. • Stable property taxes have been maintained by requiring developers and home builders to pay system development fees. The Metro District collected over $125 million in development fees from its inception. • Developer donations of land for parks, open space, major roadways, landscaped areas and other Metro District facilities have helped keep capital costs low. • When combined, these practices have allowed HRMD to provide above average services without an increase in average residential property taxes for more than a decade. "The Metro District was established with the intent to blend funding from property taxes and development fees to provide municipal services. Growth in Highlands Ranch allowed development fees on new construction to shoulder much of the burden of funding the community's needed infrastructure. Highlands Ranch and the Metro District are an excellent example of growth paying its own way"(www.highlandsranch.org). Can a Metro District Provide Above Average Services? HRMD utilized National Research Center, Inc. to prepare a service benchmark report earlier this year. Below is a summary of the results. • 3 • Exhibit 1 No.of Jurisdictions Comparison Average for to Quality of Life Benchmarks Rating Rank Comparison Benchmark Highlands Ranch as a place to live 83 3 18 Above Overall quality of life in Highlands Ranch 82 3 18 Above HRMD Services Benchmarks Following are services provided by the Metro District: Parks 83 1 13 Above Trails 84 1 8 Above Outdoor recreation programs 73 1 15 Above Parkway landscaping along major roads 66 Not Available Open space management 70 2 5 Above Web site:www.highlandsranch.org 64 2 8 Above Newsletter:Metro District Messenger magazine 64 Not Available Storm water management 67 1 I 7 I Above Construction of infrastructure 66 Not Available Fire and emergency services(contracted with Littleton Fire Rescue) 78 Not Available Snow removal on trails and sidewalks along major roads 64 2 20 Above Drinking water(provided by Centennial Water and Sanitation District) 62 4 7 Similar • Overall performance of the Highlands Ranch Metro District 70 1 5 Above Overall quality of services provided by Highlands Ranch Metro District 71 3 17 Above Metro District elected officials generally act in the best interest of taxpayers 66 1 6 Above Highlands Ranch Metro District employees perform quality work 75 Not Available I receive good value for the taxes I pay to the Metro District 69 1 13 Above I am pleased with the overall direction the Metro District is taking 70 2 17 Above The Metro District welcomes citizen involvement 71 1 17 Above Average rating: 100=excellent,0=poor The 100-point scale is not a percent. It is a conversion of responses to an average rating. Each response option is assigned a value that is used in calculating the average score. For example, "excellent"=100, "good"=67, "fair"=33 and "poor"=0. If everyone reported "excellent," then the average rating would be 100 on the 100-point scale. Likewise. if all respondents gave a"poor", the result would be 0 on the 100-point scale. If half the respondents gave a score of"excellent"and half gave a score of poor,"the average would be in the middle of the scale(like the center post of a teeter totter)between"fair"and"good." • 4 • List below are the jurisdictions including the Front Range benchmark comparisons provided for HRMD followed by its 2000 population according to the US Census, Arapahoe County, CO.487,967 Jefferson, CO,527,056 Arvada, CO, 102,153 Lakewood, CO, 144,126 Aurora, CO, 276,393 Larimer County, CO,251,494 Boulder, CO, 94,673 Lone Tree, CO, 4,873 Broomfield, CO, 38,272 Longmont, CO, 71,093 Castle Rock, CO, 20.224 Louisville, CO, 18,937 Colorado Springs, CO,360,890 Loveland, CO,50,608 Denver, CO,554,636 Northglenn, CO, 50,608 Douglas County, CO, 175,766 Parker, CO,23,558 Ft, Collins, CO, 118,652 Thornton, CO, 82,384 Golden, CO, 17,159 Westminster,CO, 100,940 Greenwood Village, CO, 11,035 Wheat Ridge,CO,32,913 Highlands Ranch, CO, 70,931 What's Different? There are differences worth noting between HRMD operations and proposed metro districts in southern Weld County. Douglas County receives 4.000 mills for road and bridge maintenance passed from HRMD. Douglas County performs or contracts for the road and bridge maintenance for all of Highlands Ranch. In 2010, for the first time since the inception of Highlands Ranch, Douglas County will fund road and bridge maintenance at a level higher than the 4.000 mills generates in revenue. For years, Douglas County's capital improvements approach was new streets in HRMD did not require and, therefore, did not receive as much maintenance as other areas in the County. Douglas County reallocated excess road and bridge maintenance revenues from HRMD to other County maintenance projects. In some years, as much as 2M was transferred from HRMD to other County priorities. As currently conceived, metro districts • in the Dry Creek RUA will construct, own and maintain all of the public streets. Weld County will assume no street maintenance responsibilities. What Can We Learn? Douglas County Engineering Division credits thoughtful infrastructure phasing and avoiding premature capital investment as the keys to HRMD and Douglas County's financial success. The phased construction of collector and arterial streets until demand for full build out was reached is among the reasons Douglas County enjoyed excess street maintenance revenue for nearly 30 years. After considerable discussion, HRMD would prefer to share Highway User Trust Fund (HUTF) monies with the County. Simply stated, HUTF is the redistribution of federal gas tax back to Counties based on a calculation of vehicle lane miles. Douglas County treats HRMD differently than municipalities in the County. Douglas County shares 50% of each cities allocation of HUTF monies, but not with HRMD. HRMD estimates a loss of 1M revenue annually from HUTF. HRMD continues to seek a more fare distribution of the federal gas tax within Douglas County. How is Weld County Compensated for Disproportionate Impacts? Road and Bridge Dry Creek RUA metro districts are similar to HRMD in that residents in both communities not only pay the metro district road and bridge mill levy, they also pay their County road and bridge mill levy. In the case of Weld County, residents of the Dry Creek RUA will pay for the new public streets within their neighborhood (7.000 mills) and the maintenance of existing County streets and roads (1.613 mills), at the same rate as the rest of the County's residents. This two step approach is designed to preclude negative • disproportional road and bridge impacts to the County. 5 • Human Services The Human Services Department has six divisions offering support to Weld County residents. Four divisions offer assistance and programs that are income qualified. Programs like Parents Plus Program, RIBICOFF, Pregnant Women, Transitional Medicaid, CHP+, Child Care, LEAP, Food Assistance, Medicaid Qualified Pregnant Women and Children, TANF are available to residents earning between 60% and 185% of the poverty rate and incomes ranging between $13,236 and $ 45,204 for a family of four. New home sales prices in the Dry Creek RUA are estimated to be between $205,000 to over $500,000. Qualified buyers need an annual household income in excess of $70,000, well above the County's assistance program eligibility. The valuation of most homes in the Dry Creek RUA will also be above the Weld County average. Based on per capita evaluations, assuming Weld County continues to assess taxes and collect revenue at the same level and by the same means in the future, the Dry Creek RUA is projected to generate more property tax revenue and use fewer Human Services. Two divisions of Human Services, Child Welfare and Adult Services serves are not administered based on income. The Child Welfare division currently employs 7 full time equivalents (FTEs), conducts approximately 830 investigations and manages 60 active cases annually. At full build out, the incremental demand created by the Dry Creek RUA is less than .5 FTE. The average annual wage of a Child Welfare worker is $55,000 including benefits. Based on our analysis, the Dry Creek RUA could support more than 2 new FTEs for the Human Services Department. (See Exhibit 5). The Human Services Department's referral letter identifies possible division expansion in • the southern portion of the County as well as allowing foster and group homes within the Dry Creek RUA. It seems possible current County offices in Ft. Lupton or Dacono could expand to accommodate new cases in the area. Accommodating foster and group homes is important and will be specifically addressed with the zoning. Generally, the type of for-sale housing offered in the Dry Creek RUA is associated with a lower Sheriff and Human Service reporting volume. Rental units and mobile homes typically experience higher call volumes. Home ownership is often associated with residents making investments in their homes and their community. Sherrif The Weld County Sherriffs Department requests the formation of a Law Enforcement District (LED) to supplement their services. The LED will be formed like other special districts; However, all the services will be contracted by Weld County Sherriffs Department. Services should appear seamless. Under state law, an LED can collect up to 7.000 additional mills. In an effort to offset disproportionate impacts, the Sherriffs Department is slated to receive 7.000 mills in addition to 2009 estimated 2.594 mills allocated for a total of 9.594 mills. This is significantly more money for law enforcement than most of the County operates to compensate for possible increased demands in an urbanized area. • 6 • Won't the Metro District Just Incorporate Later? Communities choose to incorporate for a variety of reasons. The City of Lakewood incorporated 40 years ago in part to prevent annexation by the City and County of Denver and avoid court-ordered busing. Lakewood incorporated five years prior to the adoption of the Poundstone Amendment, thereby curtailing Denver's appetite to absorb surrounding communities. "Centennial was incorporated to prevent the City of Greenwood Village from annexing certain portions of Arapahoe County to improve its tax base" (www.wikipedia.com). While there could be benefits to annexation, the typical benefits of a single consolidated service provider and sizable sales tax revenues are not available to the Dry Creek RUA. The next best option is to utilize metro districts and create an active homeowner's association. The community of Highlands Ranch has considered incorporating over the years, hoping to create an even stronger community identity than is already enjoyed. However, the community has always reached the same conclusion: It is more cost effective to operate as a metro district than as a municipality. Highlands Ranch, like the Dry Creek RUA, is served by several special districts and would not gain economies of scale with unified services. Our analysis suggests metro districts can provide resolution to many of the most important questions how Weld County avoids assuming undue burden for services to current residents. PROPOSED OPTION As proposed, metro districts within the Dry Creek RUA will construct and maintain the core functions of water, sanitary sewer, drainage, roads and bridges on par with, or to • exceed, current levels of service. The water provider will be the TCVMD and sanitary services will be provided by the City of Ft. Lupton. Additionally, parks, trails, recreation and open space and cultural programming can be offered by metro districts. These desirable amenities are not currently available in this part of the County and contribute to a richer lifestyle. Mill Levy The proposed metro district mill levy distribution shown below in Exhibit 1 is an example of the metro district collecting 58.000 mills, the County collecting16.804 mills, and the LED collecting 7.000 mills. This model shows an additional 23.500 mills available for direct operations and maintenance dispersed among the metro districts' road and bridge services, Weld County Sherriffs Department, High Plains Library District, metro district parks, trails recreation and open spaces as well as a possible cultural district. Exhibit 1 also compares the proposed metro district mill levy to the County and special district current mill levies. • 7 • Exhibit 2 Residential Weld Metro Development Developer County District LED Variance Fee Per Unit Contribution Debt Service N/A 40.000 Administrative Services N/A 1.500 District Road and Bridge 1.613 7.000 433.97% $1,000 Weld County Social Service 1.266 0.000 0.00% Weld County Sheriff 2.594 0.000 7.000 269.85% Brighton Fire Protection Fire station site District 11.795 0.000 0.00% dedication Weld 8 Ft.Lupton School School sites District 24.220 0.000 $1,010 dedication Brighton 27J School School sites District 45.215 0.000 $1,010 dedication High Plains Library District 3.260 , 0.500 15.34% Parks,Recreation and Open Space N/A 8.000 Possible Cultural District N/A 1.000 Total 58.000 7.000 $2,010 Impact Fees Supplementing the 23.500 mills for direct additional services, this model also supports a • $1,000 per unit transportation impact fee and assumes the current Brighton 27J School District$1,010 per unit impact fee for both school districts. Land Dedication The Brighton Fire Protection District seeks a site for a new station. The two school districts seek a combined 80 acres for new schools. All parks, trails, recreation and open spaces will be planned and dedicated at no cost to Weld County. METRO DISTRICT MODEL Exhibit 7 provides a more in depth financial review of a metro district's ability to generate 172M in new assessed valuations for the County at the end a 24-year build out. Our analysis assumes bonds are issued in 2011, 2016, 2023, and 2029 for a total of 207M in revenue and 200M going towards infrastructure construction. Through completion of the community nearly 51M will be collected in specific ownership taxes, residential development fees, residential impacts fees, commercial property taxes, commercial development fees and investment income. It is worth noting the specific ownership tax is assumed at 8%, the residential development fees are projected at $4,000 per unit, the residential impact fees at $2,010 (as mentioned above) and both the development and impact fees escalate at 3% annually. The Residential and Commercial Gross Property Tax Collocation towards the bottom of the page are a break out of revenues accounted for in the Estimated Sources and Uses. Exhibit 5 is the updated Dry Creek RUA Service Providers Revenues and Expenditures tables showing the baseline property tax revenues without a metro district. A weighted per capita approach, based on today's tax structure is used to estimate nearly 4.7M in revenue for service providers. The allocation of specific metro district mills to specific service providers in Exhibit 2 is intended to backfill where the baseline county mill levies • are insufficient. 8 • Exhibits 2 and 7 do not answer all the financial questions that might arise. Prominent among which is related to sales tax. Is Sales Tax Necessary? A sales tax is not contemplated within the Dry Creek RUA because we feel it is not necessary. Our modeling indicates metro district mill levies, impact fees, land and facilities dedications, developer and builder contributions are sufficient to support urban level development infrastructure. Better retail opportunities are already located on periphery of the Dry Creek RUA and the majority of the retails needs will be met outside the RUA on Hwy 7 and 1-25. Retail sites along Hwy 7 and 1-25 corridors experience higher volumes of traffic and visibility and are, therefore, more attractive than sites along WCR 6, WCR 2, or WCR 21. Neighborhood services, such as grocers, drugstores, banks, quick-service restaurants, hair salons, liquor stores, dry cleaners, and coffee shops are possible within the Dry Creek RUA at approximately 75% build out. When the community is sufficiently mature it could support about 125,000 square feet of commercial retail on 20 to 25 acres. Our analysis suggests this is the maximum retail the Dry Creek RUA could sustain. Therefore, it is unlikely the Dry Creek RUA will see sales tax as a significant source of revenue during the first 18 years. Conversely, the cities of Broomfield, Thornton and Brighton will likely experience sales tax leakage into their coffers. Reason indicates residents of the Dry Creek RUA will shop and dine at existing regional retail centers, like Larkridge and Prairie Crossing. A referral letter from the City of Brighton also identified the concern of undue burden on their city. • Since 18% of all the City of Brighton's income comes from sales tax, the City may ultimately appreciate the advantage of a densified trade area. How Does the Dry Creek RUA Compare? Exhibit 3 compares a Dry Creek RUA metro district mill rate to surrounding communities and the HRMD. The exhibit identifies each community's reliance on property and sales taxes. The model shows 25.000 mills collected for operations and maintenance to ensure financial health without a sales tax. Exhibit 4 goes on to show the total 58.000 mills, including debt service, to be competitive for master-planned communities in the area. Exhibit 5 demontrates the modeled metro district's total property tax burden is between Adams and Weld County's medians for overlapping mill levies. Our analysis indicates a metro district in southern Weld County collecting 58.000 mills is viable in the new home market. • 9 • Exhibit 3 Th; ...yr.itiiD. .rfal6e .ng,§iliiralia,.a..sry':' Sales Property Tax as General Property Tax as% %of Jurisdiction MITI Levy Fund All in Tax of All In Sales Tax All in Highlands Ranch 19.750 19,460,759 68,601,430 24,610,432 35.87°/ 0 0.00% Thornton 10.210 85,271,440 183,199,842 9,328,000 5.09% 44,243,000 24.15% Brighton 6.650 19,195,726 50,355,532 1,825,650 3.63% 9,075,968 18.02% Ft.Lupton 25.952 4,465,888 15,459,455 1,228,316 7.95% 1,458,600 9.44% Dacono 25.837 2,022,304 2,989,771 977,656 32.70% 809,983 27.09% Dry Creek RUA and LED 25.000 Note: The Dry Creek RUA metro district model includes 40.000 mills for debt service. Exhibit 4 Tito t Rank of Tax District's Metro Overlapping Mill Levy in District MITI Overlapping Relation to the other Metro District County City Levy Mill Levy Tax Districts by County Bradburn Park Adams Westminster 50.000 150.721 14 Bromley Park No.2 Adams Brighton 61.725 156.984 11 Buffalo Ridge Adams Commerce City 42.827 156.783 12 Eagle Creek Adams Thornton 54.000 137.600 20 • Lambertson Lakes Adams Thornton 37.000 147.940 15 North Range Village Adams Commerce City 63.000 165.996 8 Potomac Farms Adams Commerce City 60.500 174.456 5 Riverdale Dunes Adams Thornton 31.700 146.196 16 Silver Peaks No.2 Weld Brighton 51.118 281.014 13 Vista Ridge Weld Erie 57.827 154.698 35 Sample Dry Creek RUA Weld 8 School District Weld Unincorporated 58.000 120.400 n/a Sample Dry Creek RUA Brighton 27J School District Weld Unincorporated 58.000 136.920 n/a Exhibit 5 Max.Overlapping Median Overlapping Mill County Max.Mill Levy Median MITI Levy Mill Levy Levy Adams 99.000 46.449 213.496 147.068 Weld 61.725 15.000 376.458 101.496 Note 1: Weld County's median mill levy is low,in part because there are many districts that did not collect a mill levy in 2009. Note 2:Altamira No.1 thru No. 6's overlapping mill levies are between 376.458 and 364.834 making it the highest taxed area in Weld County, Note 3: The five Silver Peaks metro districts'overlapping mill levies range between 76.542 and 281.014, causing it to be an outlier in the trade area. • 10 • What about a Residential Market Feasibility Study? MetroStudy provides extensive analysis of housing starts and closings, absorption timing by product type and moths supply of housing inventory. Included in their report is detailed data about housing types, pricing, cost per square foot, room counts and a review of the competing communities and builders in the area. By in large, MetroStudy concludes much of the housing inventory available today will be sold and out of the market when the Dry Creek RUA is ready to enter the market. Conclusion It is our objective to demonstrate unincorporated Weld County can benefit from urban level development without its citizens incurring undue financial burdens. This objective is achieved by addressing each of the Finance Department's concerns, modeling a viable metro district, comparing the model against other districts and providing a detailed residential market feasibility study. It is our opinion growth can pay its own way in southern Weld County. • • 11 • Exhibit 5 Revised Dry Creek RUA Service Providers Revenues&Expenditures Percent of Per Capita or Budget Total Per Student Current Revenues from Capita or Allocation 2009 Public Service Providers Population from Property Property Student from Property Revenue and Expenditures Served Budget Tax Tax Allocation Tax Weld County Public Works 258,640 $42,726,488 $7,354,938 1]21% $165 $28 Weld County Social Service 258,640 $24,724,150 $5,775,000 23.36% $96 $22 Weld County Sheriff 258,640 $29,213,402 $8,339,015 28.55% $113 $32 Brighton Fire Protection District 60,000 $7,841,895 $5,983,725 7630% $131 $100 Weld 8 Ft.Lupton School District 2,430 $18,240,010 87,260,190 39.80% $7,506 $2,988 Bnghton 2➢J School District 13,500 $187,717,461 $25,553,068 13.61% $7,997 $1,089 High Plains Library District 215,128 $27,793,389 $13,276,358 47.77% $129 $62 Total $338,256,795 $73,542,294 Possible Estimated Methods to Dry Creek RUA at Build Out Estimated Funding Average Estimated Offset E. Public Service Providers Population Needs from Weighted Property Tax Mitigate Revenue and Expenditures Served Property Tax Home Value MITI Rate Revenues Impacts Weld County Public Works 13,365 $380,060 $21,652 1.613 $157,162 Metropolitan Weld County Social Service 13,365 $298,418 $21,652 1.266 $123,352 districts, Weld County Sheriff 13,365 $430,911 $21,652 2.594 $252,783 homeowner's Brighton Fire Protection District 13,365 $1,332,875 $21,652 11.795 $1,149,241 associations. Weld 8 Ft.Lupton School District 2,380 $7,110,803 $21,652 24.220 $1,982,286 land 8 facilities Brighton 27J School District 464 $505.107 $21,652 45.215 $704,881 dedications, High Plains Library District 13,365 $824,804 $21,652 3260 $317,637 impact fees, Total $10,882.979 $4,687,342 developer and L e8;`,,`, : h., .r V" Ory G'ttlekBlail,00000i ?uObcTitljlrrW'v, .htej nF.3=s1"k?;::: Weighted Residential Residential Average Assessmen Assessed Weighted Home Types Units Distribution Home Value t Rate Value Home Value • Multifamily 8 Single Family Smal 962 21% $210,000 0.0796 $16,080,792 Single Family Medium 3.127 69% $281,062 0.0796 $69,958,918 Single Family Large 411 9% $348,300 0.0796 $11,394,843 Total 4,500 100% $97,434,553 $21,652 • Exhibit 6 Revised Diu Creek RUA Service Providers Revenues&Expenditures Notes I Overview and Assumptions The data for Current Population Served,Budget,Revenues from Property Tax and Mill Rate for each Public Service Provider is obtained from the Service Provider's published budget,web site or by their management staff. The Sheriffs 1 Department is an exception because the Revenues from Property Tax and Mill Rate are estimated. See Note 10. The Percent of Budget from Property Tax is a simple percentage of each Public Service Provider's Budget and Revenues 2 from Property Tax. 3 2009 Weld County Budget 4 Weld County Mill Rate Property taxes are less than 30%of the County's sources of revenue. Several other sources fund the Weld County 5 budget. 6 2009 Weld County Property Taxes Collected 7 Weld County Property Tax Revenues as a Percent of Whole Budget 8 2009 Sheriffs Department Budget 9 Sheriffs Department Budget as a Percent of Whole Budget The Public Works and Social Service Departments are funded,in part,by a specific mill rate,1.613 and 1.266 respectively. The Sheriffs Department is funded by the General Fund. In an effort to make reasonable comparisons between County departments.an estimated property tax allocation and mill rate for the Sheriffs Department is included. The Estimated Property Tax Allocated to the Sheriffs Department Budget is calculated by multiplying the Sheriffs Department Budget by the Property Tax Revenues as a Percent of the Whole Budget($29,213,402 x 28.55%). The mill rate is calculated by multiplying the County Mill Rate by the Sheriffs Department Percentage of the Whole Budget 10 (16.804 x 15.44%). 11 Estimated Property Tax Allocation to Sheriffs Department Budget 12 Estimated Sheriffs Department Mill Allocation The Total Per Capita or Student Allocation for Public Service Providers is calculated by dividing the Population Served by 13 the Budget. The Per Capita or Student Allocation from Property Tax is calculated by multiplying the Total Per Capita or Student 14 Allocation by the Percent of Budget from Property Tax. The Dry Creek RUA is served by two school districts,Ft.Lupton Weld 8 and Brighton 27J. The Current Population Served in the 2009 Public Service Provider Expenditures reflects all of the students served by each school district and • 15 may include students outside of Weld County. Each school district uses different methods to project new student generation. The Estimated Additional Population Served by the Dry Creek RUA at Build Out blends each school district's new students projections and the percent of the 16 RUA each District will serve. 17 Percent of RUA in Ft.Lupton Weld 8 School District 18 Percent of RUA in Brighton 27J School District 19 Estimated Household Size The Estimated Additional Population Served at Build Out is calculated by multiplying the number of estimated new 20 residential Units by an estimated household size(4,500 x 2.97). Estimated Funding Needs from Property Tax at Build Out is calculated by multiplying the Per Capita or Student Allocatior 21 from Property Tax by the Estimated Additional Population Served. The Average Weighted Home Value is calculated by dividing the Weighted Residential Assessed Value by the total 22 number of Units($97,434,553/4,500). The Weighted Residential Assessed Value is calculated by multiplying the Home Value by the Residential Assessment 23 Rate and then multiplying by the Units.by product type. The Mill Rates in the Dry Creek RUA at Build Out assumes the same as currently collected by each Public Service 24 Provider. At Build Out.the Estimated Property Tax Revenues are calculated by multiplying the Average Weighted Home Value by 25 each Public Service Provider's Mill Rate and then multiply that sum by the estimated number of units. Residential Unit counts and Home Values in the Dry Creek RUA Revenue Assumptions are estimates and do not 26 represent final counts or sales prices. 27 The Residential Assessment Rate is set by the Weld County Assessors Office. 28 All revenues and expenditures are expressed in 2009 dollars. Conclusions Property taxes are a moderate source of revenue for most service providers. Service providers receive revenues from 1 many sources including.federal and state governments.fees for service and grants. Within the Dry Creek RUA,estimated home values are higher than the County average. Higher home values yield more 2 property tax revenue. The density of homes with in the Dry Creek RUA provides a high level of property tax revenue per acre compared to the 3 County average. Public services are concentrated in a smaller area. • • Exhibit 7 Dry Creek RUA Metro District Model Totals 2011-2015 2016-2020 2021.2025 2026-2030 2031-2035 2036-2000 Debt Service Model Total Assessed Valuation Residential B Commercial $ 171,515,037 2,130.494 20.182,776 28.126.264 40,827,909 46,669,283 33.578,311 Debt Service Mill Levy- Residential B Commercial 40.00 40.00 40.00 40.00 40.00 40.00 40.00 Estimated Sources Total Sources-Taxes,Dev. Fees,Bond Proceeds $207.465,534 13,566,021 29,336,321 47,351,750 44,140,289 35,246,054 37,825,099 Estimated Uses Total Uses-Infrastructure, Debt Service 8 Bond Costs $ 200,256,072 13,077.986 27,330.892 42,364,231 43,416,694 36,702,223 37,364,046 Net Cash Flow Per Year $7,209,462 488,035 2,005,429 4,987,510 723,596 (1,456,169) 461,053 Ending Cash $7,209,462 488,035 2,493,464 7,480,982 8.204,578 6,748.409 7,209,462 Operations Model Totals 2011.2015 2016-2020 2021-2025 2026-2030 2031.2035 2036-2040 Estimated Sources Total Sources-Taxes, Developer Contrib.Interest Earnings $ 50,970,770 74,262 1,647,314 4,858,604 9,199,059 14,980,550 20,210,981 Estimated Uses • Total Uses-Collection Fees, Oper.Exp.A Transfer of Taxes $ 50,606,038 81,598 1,384,411 4,690,706 9,330,751 15,003,758 20,114,815 Net Cash Flow Per Year $ 364,732 (7,336) 262,903 167,898 (131,692) (23,208) 96,167 Ending Cash $ 364,732 (7,336) 255,567 423,465 291.773 268,565 364,732 Residential-Gross Properly Tax Collections MgLLsn Five Year Summary 2011-2040 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 2036-2040 1.50 Administrative Services $ 3.020,919 3.196 98,823 291,411 551,502 889,196 1,186,792 7.00 District Road and Bridge 14,097.623 14,913 461,172 1.359.919 2,573.676 4,149,582 5,538,361 0.50 High Plains Library District 1,006,973 1,065 32,941 97,137 183,834 298,399 395,597 8.00 Parks,Recreation B Open Spact 16,111,569 17,044 527.054 1,554,193 2,941,344 4,742,379 6,329,556 1.00 Cultural District 2,013,946 2,130 65.882 194.274 367,668 592,797 791,194 7.00 LED 14,097,623 14.913 461.172 1,359,919 2,573,676 4,149,582 5,538,361 25.00 Residential Grand Totals $ 50,348,654 53,262 1,647,043 4,856.853 9,191,700 14,819,934 19,779,862 Commercial-Gross Properly Tax Collections !Lan Five Year Summary 2011-2040 2011.2015 2016-2020 2021-2025 2026-2030 2031-2035 2036-2040 25.00 Commercial Totals $ 519.280 - - - - 138,656 380,624 • • Exhibit 8 Dry Creek RUA Residential Absorption Schedule Totals 2013 20t 7015 2414 2.c 241@ 241$ 2020 Units H30-504 504 15 H40-458 458 50 50 50 55 50 M50-1090 1,090 50 70 60 45 45 49 50 M60-1419 1,419 50 60 55 45 45 50 39 M70 618 618 46 38 40 L90.411 411 Total 4500 - 100 130 165 186 118 194 214 Tap Fees$4,000 3.0% - 400.000 535,600 700.194 812,989 801.362 899,597 1,022,109 3%Inflation 4,000 4,120 4,244 4,371 4,502 4,637 4,776 Residential Impact Fees 3.0% 200,000 267,800 350,091 406,494 400,681 449798 511,054 2,000 2,060 2,122 2,185 2,251 2,319 2368 Change in Units Assessed Finished Lots - 100 130 165 186 118 194 214 Completed Homes - 100 230 395 581 759 953 1167 Change in Market Valuation With Inflation Completed Homes Sales Price Inflation% 2Q11 2016 211 2410 2 2424 2021 H30-004 - - - 18,322,732 $ 204,600 3.0% 204.600 210,738 217.060 223,572 230,279 237,187 244,303 H40-458 - - 11,542,592 11,888.870 12,245,536 13.874,192 12,991,289 $ 211,600 3.0% 217.600 224,128 230,852 237,777 244,911 252,258 259,826 M50-1090 12,160.000 17.534,720 15,480.653 11,956.804 12,317,568 13,814,837 14.519,676 • $ 243,200 30% 243,200 250496 258,011 265,751 273,724 281,935 290,394 M60-1419 14,605,000 18,051,180 17,043,889 14,363,350 14,794,251 16,931.198 13,602,524 $ 292.100 3.0% 292,100 300.863 309,889 319,186 328761 338,624 348.783 M70618 - - - 16,210,605 13,793,110 14,954,636 - $ 322.500 3.0% 322,500 332,175 342,140 352,404 362,977 373,866 385.082 L90-411 - - - - - $ 348,300 3,0% 348.300 358,749 369,511 380,591 392,015 403775 415.888 Actual Valuation 26,765.000 35,586,500 44,067,134 54,421,629 53,150,465 59.574,863 59436,222 Cumulative Valuation 26.765.000 62.351,500 106.418,634 160,840,263 213,990,728 273,565,591 333,001,813 Change in Assessed Valuation with Inflation Completed Homes 1.960% 2,1;0,494 4.963,179 8,470.923 12,802,885 17,033,662 21,775.821 26,506.944 Total Assessed Valuation - 2,130494 4.963,179 8470,923 12,802,885 17,033,662 21,775,821 26,506,944 • • Exhibit 8 Dry Creek RUA Residential 2OLI 2922 Ell 2024 2Q2Q 2026 ZQZ 2929 2029 Units H30-504 75 75 75 50 50 50 54 H40-458 55 55 50 43 M50-1090 53 55 55 72 75 65 65 80 56 M60-1419 50 55 33 50 50 50 50 75 80 M70-618 30 30 30 40 50 L90-411 10 22 20 27 40 Total 233 240 213 215 215 217 219 222 226 Tap Fees$4.000 1,146242 1.216099 1,111,667 1,155,768 1,190 441 1.237,560 1.286.436 1,343.180 1,408,403 3%Inflation 4,919 5,067 5,219 5,376 5,537 5,703 5,874 6,050 6,232 Residential Impact Fees 573,121 608,050 555,833 577,884 595,221 618,780 643,218 671,590 704,201 2,460 2,534 2,610 2,688 2,768 2,852 2,937 3,025 3,116 Change in Units Assessed Finished Lots 233 240 213 215 215 217 219 222 226 Completed Homes 1,400 1.640 1,853 2,068 2,283 2,500 2.719 2.941 3,167 Change in Market Valuation Wth Inflation Completed Homes 22 2023 2(31 4 2..Q2. 2& ZQZ 242$ 2029 2Q',8 H30-504 18,872414 19,438.587 20.021145 13,748,265 14,160,712 14,585,534 16,224,948 - - 251.632 259,181 266,957 274,965 283,214 291.711 300,462 309,476 318.760 H40-458 14719,130 15,160,704 14,195.932 12,574,757 - - - - - 267,621 275.649 283919 292,436 301,209 310.246 319,553 329,140 339.014 M50-1090 15,852,582 16,944,317 17,452.646 23,532,513 25.248,426 22,538,428 23,214,581 29.428.946 21,218,270 • 299,105 308,078 317,321 326,840 336,646 346,745 357,147 367,862 378,898 M60-1419 17,962,308 20,351,295 12,577,100 19,627,899 20.216,736 20,823,238 21,447,935 33,137.059 36,406,583 359,246 370.024 381,124 392,558 404,335 416,465 428,959 441,827 455,082 M70-618 - - - - 13,392,463 13,794,237 14,208,064 19,512,407 25,122,225 396,634 408,533 420,189 433,413 446.415 459,808 473,602 487,810 502,444 L90-411 - - - - 4,821.287 10,925,035 10,229,806 14,224,545 21,705.602 428,365 441,216 454,452 468,086 482.129 496,593 511,490 526,835 542,640 Actual Valuation 67406,435 71.894.903 64.247,423 69.483,433 77,839.623 82,666,472 85,325.333 96,302.958 104,452,679 Cumulative Valuation 400,408,248 472,303,150 536.550,573 606,034,007 683.873,630 766.540.102 851,865.435 948,168,392 1.052,621,071 Change in Assessed Valuation with Inflation Completed Homes 31,872497 37.595.331 42,709,426 48.240,307 54,436,341 61,016,592 67.808,489 75,474,204 83,788,637 Total Assessed Valuation 31,872497 37,595.331 42,709,426 • • Exhibit 8 Dry Creek RUA Residential 2030 2031 24Z 2437 2034 2035 243E 2037 Units H30-504 H40-458 M50-1090 50 50 35 10 M60-1419 80 75 70 65 65 65 68 60 M70-618 50 40 40 40 40 40 24 40 L90-411 40 40 40 55 55 50 12 Total 220 205 185 170 160 155 104 100 Tap Fees$4,000 1,412,142 1,355,335 1,259,800 1,192,384 1.155,911 1.153,383 797,099 789,435 3%Inflation 6,419 6,611 6,810 7,014 7,224 7,441 7,664 7,894 Residential Impact Fees 706,071 677,668 629,900 596,192 571,956 576,691 398.550 394,717 3,209 3,306 3,405 3,507 3,612 3,721 3,832 3.947 Change in Units Assessed Finished Lots 220 205 185 110 160 155 104 100 Completed Homes 3,387 3,592 3,777 3,947 4,107 4,262 4,366 4.466 Change in Market Valuation With Inflation Comoleted Homes 2431 2432 24]7 2g3_4 2035 243E 243? 243E H30-504 - - - - - - - - 328.323 338,173 348,318 358,167 369,530 380,616 392.035 403.796 H40-458 - - - - - 349,184 359,660 370,449 381,563 393.010 404,800 416,944 429,452 M50-1090 19,513,230 20,098,627 14,491,110 4.264,527 - - - - • 390,265 401,973 414.032 426,453 439.246 452424 465,996 479,976 M60-1419 37.498,780 36,209760 34.809,649 33.292,943 34.291,731 35,320.483 38,059,179 34,589.077 468,735 482,797 497,281 512,199 522565 543,392 559,694 576.485 M70618 25,875,891 21,321,734 21,961.386 22,620,228 23,298.835 23.997.800 14,830,640 25.459.266 517,518 533,043 549,035 565.506 582,411 599.945 617,943 636,482 L90-411 22,356.770 23,021473 23,718,297 33,591.039 34,598,770 32,397,030 8,008,546 - 558.919 575,687 592,957 610,746 629,069 641,941 667,379 681,400 Actual Valuation 105,244,672 100,657.594 94,980,443 93,768,736 92,189.336 91,715,313 60,898,365 60,048,343 Cumulative Valuation 1,157.865,743 1,258,523.338 1,353.503,781 1447.212,517 1,539,461,852 1,631.177,165 1,692,075,530 1,752,123,873 Change in Assessed Valuation with Inflation Completed Homes 92,166,113 100.178458 107738.901 115,202.892 122.541,163 129,841,702 134.689,212 139,469,060 Total Assessed Valuation _ • • Exhibit Dry Creek RUA Residential 223$ 2232 22L2 2041 2942 2043 2044 Units H30-504 H4O-458 M50-1090 M6O-1419 34 WO-618 L9O-411 Total 34 - - - - - - Tap Fees$4,000 276.460 - - - - - 3%Inflation 8,131 8,375 8,626 8,885 9,152 9,426 9,709 Residential Impact Fees 138,230 - - - - - 4,066 4,188 4,313 4,443 4,576 4,713 4,855 Change in Units Assessed Finished Lots 34 - - - - - Completed Homes 4,500 4,500 4.500 4.500 4,500 4,500 4,500 Change in Market Valuation With Inflation Completed Homes 2039 2242 2041 204 2 4�3 224? 22≥. H3O-504 415,910 428,387 441,239 454,476 468,110 482,153 496,618 H4O-458 442,336 455,606 469,274 483,352 497,853 512,789 528,172 M5O-1090• - - - - - 494,376 509,207 524.483 540.21] 556,424 5]3.11] 590,310 M6O-1419 20,188,491 593,779 611.593 629,940 648,839 668.304 688.353 709,003 M70-618 - - - - 655,576 6]5,243 695,501 716,366 73],857 759,992 782,792 L9O-411 - - - - - 708,022 729,263 751,141 7]3,675 796,885 820,]92 845.416 Actual Valuation 20,188,491 - - - - - Cumulative Valuation 1,772,312,365 1,772,312,365 1,772,312,365 1,772,312,365 1,772,312,365 1,772,312,365 1,772,312,365 Change in Assessed Valuation with Inflation Completed Homes 141,076,064 141,076,064 141,076,064 141,076,064 141,076,064 141,076,064 141,076,064 Total Assessed Valuation • II V Z CU a ti a Qo ft Q o • O a+ 0 N Y 7 co M \ O rn Tr • Y U I, O fn' s fgt., W w Noi o N - � U 3 y V °C a' E Pi Ua` S i 3 a G (AFiu .. v W a u 0 1/4° 0 c VU3/4.1 3 V T i IA e V w L = 1 $4 On: E 0 %, • a) co 2 o• @ N J To it 8 0 > a) ra 2 .c N Y C C O It > ra a) a2 v • v u+ E ai co fa f u E -C 1_ ft ru th L E c o C N C 4= M L i O J N▪ O t, j a ro ryaJ N E. 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