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Home My WebLink About20082874.tiff LOCHBUIE 4 ANNEXATION IMPACT REPORT Y%' I 1 �a f1,p 4 des at, �4 ' k Mr It October 16, 2008 Annexation of property to the Town of Lochbuie, Colorado by The State of Colorado, acting by and through the Colorado State Board of Land Commissioners f bl' G ,e e ✓/e J a � —cog cc • ' So � fL 2008-2874 Lochbuie 4 Annexation Impact Report INTRODUCTION The following report has been prepared pursuant to Section 31-12-108.5 of the Colorado Revised Statutes(C.R.S.) and concerns the proposed annexation by the State of Colorado, acting by and through the Colorado State Board of Land Commissioners, aka State Land Board (SLB) of certain real property known as the Lochbuie 4 Annexation(Property) to the Town of Lochbuie (Town). The property is proposed to be annexed in one parcel comprising a total of 159.76 acres more or less. The Property is located in Section 36, of Township 1 North, Range 66 West of the 6th Principal Meridian, Weld County, Colorado. The Property is essentially surrounded on all sides by the Town of Lochbuie including the Farms subdivision to the east, Highplains Filing#3 and Public Service right of way to the south,the Silver Peaks subdivision to the west and Weld County Road (WCR) 4 and the Altamira subdivision to the north. A map amendment to the Town of Lochbuie Comprehensive Plan is being carried forward concurrently with this application. That map amendment is intended to slightly modify the future land uses as shown in the 2002 Comprehensive Plan and add commercial uses to this area of Lochbuie. A. CURRENT ZONING/USES/PROCESS The Property is currently zoned for Agriculture in Weld County, Colorado. The owners of the property are the State of Colorado acting by and through the Colorado State Board of Land Commissioners with John Brejcha as the acting director of the SLB. Proposed uses for the Property include commercial, residential and public. The requested zoning for the Property is CMU: Commercial/Mixed Use with a PUD overlay. The land is currently vacant and has generally been used for agriculture in the past. The Annexation Petition for the Property was submitted to the Town of Lochbuie in September of this year and Town of Lochbuie Board of Trustees approved a Resolution of Substantial Compliance(No. 2008-10)on October 1, 2008, acknowledging receipt of the petition for annexation for the property, adopting findings regarding said Property, and setting the date,time,and place for the Public Hearing as November 5, 2008 at 7:00 p.m., at Lochbuie Town Hall. Advertising and notice,pursuant to the C.R.S.,has been directed by the Town of Lochbuie. Copies of the annexation petitions, the referenced resolution,and the published notice of the hearing, were mailed to the Weld County Board of County Commissioners and the County Attorney, among others, in accordance with C.R.S. §31-12-108. This annexation impact report has been completed by the Town of Lochbuie. B. ANNEXATION IMPACT REPORT REQUIREMENTS This section is divided into the six elements that correspond to section 31-12-108.5(1(a) through(f), C.R.S. as follows: 2 Lochbuie 4 Annexation Impact Report 1. REQUIRED MAPS - C.R.S. §31-12-108.5(1) (a) Four maps are included as exhibits to this report as required by Subparagraph(a) of C.R.S. 31-12-108.5: Exhibit A: Annexation map The Annexation Map reflects that approximately 10,552.01 linear feet of the boundary of the Property are contiguous with the Town of Lochbuie. The contiguity established with the Town is indicated on the Annexation Map with a dashed line along the contiguous portion of the Property boundary line. The percentage of the perimeter of the Property contiguous with the Town of Lochbuie is 100.0%. The perimeter of the proposed annexation that is contiguous with the current boundaries of the Town of Lochbuie meets the requirement found in the Colorado Revised Statues §31-12-104 that property be at least 1/6 (16.6%)contiguous with the municipality that is being petitioned for annexation. Exhibit B: Conceptual utility service map This map identifies a conceptual alignment of the proposed Town of Lochbuie sewer and water lines necessary to serve the Property. At the platting for the first filing in the Property, the Applicant will develop a Master Utility Plan identifying the proposed water and wastewater services for the Property. This Plan will provide the Town with coordinated water and wastewater system plans that can be developed in logical phases and serve not only the Property, but other undeveloped lands in this area as appropriate. Exhibit C: Generalized zoning map and concept plan (2 maps) The concept plan includes the following proposed land uses: LAND USE SUMMARY Acres Land Use (Net) Units DU/AC %of Site Single Family Detached 27.7 59 2 17.3 Single Family Attached 29.4 234 8 18.4 Multi-Family 21.1 316 15 13.2 Commercial 15.3 N/A N/A 9.6 School 22.0 N/A N/A 13.8 Park 12.8 N/A N/A 8.0 Open Space Trail 8.4 N/A N/A 5.3 Agriculture 11.6 N/A N/A 7.3 Natural Area 0.5 N/A N/A 0.3 Oil and Gas Easement 0.6 N/A N/A 0.4 Road ROW 10.4 N/A N/A 6.4 TOTAL 159.8 609 3.8 100 3 Lochbuie 4 Annexation Impact Report Highlights of the concept plan include substantial public lands suitable for a large community park and a middle school/junior high facility for the local school district. Streets: The Property is bounded by Weld County Road 4 on the north.No other paved roads currently serve the property. The Town of Lochbuie will require the Applicants to complete a professional Traffic Impact Study as part of any development on the Property. This Study will provide the Town with information regarding traffic and road impacts to adjacent properties including Silver Peaks, Highplains and Berkshire as well as the impacts to WCR 4 and WCR 37. The Applicants will be required to improve roadways at their expense per the findings of the Traffic Impact Study as accepted by the Town of Lochbuie. Major trunk water mains, sewer interceptors and outfalls: There are no water mains, sewer interceptors or outfalls onsite. The Property is not currently connected to the Town's water system. Water mains and sewer interceptors or outfalls will be provided as set forth in an annexation agreement and any subdivision improvement agreement. Other utility lines and ditches: Power lines border the Property on the south and east sides. The Farmers Reservoir and Irrigation Company operates and maintains right-of-way#1784 for the Speer Canal through the Property and the Burlington Extension Ditch Company operates and maintains the West Burlington Ditch on the easterly side of the Property. The Panhandle Eastern Pipeline Company operates a natural gas transmission line across the Property and two gas wells are currently located on this land. Other utilities including water, sewer, power, telephone, etc. are either found south and east of the Property in developed subdivisions or along WCR 4. 2. PREANNEXATION AGREEMENT-C.R.S. §31-12-108.5 (1) (b) A preannexation agreement is not required and has not been prepared. An annexation agreement is anticipated to be part of the annexation of this Property. Work on a draft of annexation agreement is in progress and will be forwarded to the Weld County Attorney and other parties upon its completion. 3. EXTENSION/PROVISION OF MUNICIPAL SERVICES-C.R.S. §31-12- 108.5 (1) (c) For all facilities and services,the Annexor will have the obligation to develop and install all onsite and off-site transmission and/or infrastructure facilities necessary to serve the Property with water, wastewater, stormwater facilities and associated services. 4 Lochbuie 4 Annexation Impact Report Water: The Annexor has agreed to convey to the Town a sufficient amount of raw water or purchase water rights to serve the development of the Property per Town Ordinances and the Annexation and Development Agreement. Water treatment and water services will be provided to the Property by the Town upon dedication of such water resources and completion of all necessary infrastructure. Wastewater: It is anticipated that the wastewater services and wastewater treatment will be provided by the Town after acceptance of all wastewater infrastructure and facilities as constructed by the Annexor. Stormwater: The Property is traversed by 2 irrigation canals that flow from south to north. The site itself generally drains towards the east. The Annexor will design and construct storm drainage facilities within the Property including, but not limited to: channels, inlets, piping, detention ponds and water quality facilities. The Annexor shall convey and manage the 100 year storm events in compliance with standards approved by the Town, the appropriate storm water district and as included in the Annexation Agreement for the Property. Other Utilities: • Telephone service will be provided by Qwest • Electrical service by United Power • Natural gas service by XCEL Energy Service lines will be located within street or other rights of way dedicated to those purposes within the Property. Emergency Services: • Police protection will be provided by the Town's Police Department. • Fire Protection will be provided by the Hudson Fire Protection District. Open space/parks/public land dedication: The annexation agreement and platting process will document the public land dedications and/or fees that will be suitable for schools, libraries, fire and police substation facilities and other public facilities as appropriate. Streets: The proposed access to the Property will be from Weld County Road 4 to the north,the Silver Peaks subdivision to the west and via Diablo Street to the south. It is anticipated that the Annexor will improve both off-site (as identified)and onsite streets to urban public standards as identified in the annexation agreement and the Lochbuie Municipal Code. 5 Lochbuie 4 Annexation Impact Report 4. FINANCING SERVICE EXTENSIONS-C.R.S. §31-12-108.5 (1)(d) The extension of municipal services into the property will occur through one or more of the following mechanisms: 1. Development fees, 2. Special Improvement Districts, 3. Developer finds, 4. Metropolitan Districts, or 5. As otherwise agreed to between the Town and the owners of the property. 5. EXISTING DISTRICTS IN THE AREA TO BE ANNEXED-C.RS. §31- 12-108.5(1) (e) The Property is exempt from the payment of taxes as it is owned by the State of Colorado. The Weld County Treasurer's office records reflect that the Property is currently within the boundaries of the following taxing authorities: Taxing District 114g_ Aims Junior College District 6.308 Hudson Fire Protection District 3.536 CCW Water District .487 Central Colorado Water Conservation District .746 Weld County School District RE-3(j) 30.708 Weld County Library District 3.253 Weld County Administration 16.804 With annexation of the Property to the Town and upon sale to private companies or individuals, the Lochbuie mill levy of 13.876 will be added to the tax role for this Property. 6. EFFECT ON SCHOOL DISTRICT-C.R.S. §31-12-108.5 (1)(f) Proposed residential development of the Property will affect attendance and capital facility needs within the Weld County School District RE-3(j). RE-3(j) is in the process of reviewing the potential impacts of the proposal. A student generation rate of 0.645 students per dwelling unit has recently been proposed for the RE-3(j) District. Based on the proposed number of residential units,the following students may be generated by this proposal: > Total 609 Dwelling Units=an estimated 393 students The applicants intend to dedicate a 22 acre site specifically as a location for a middle/junior high school on the Property. Capital facility construction and improvements would need to be made to RE-3(j) facilities to serve the new students. The annexation agreement will identify land dedications or cash-in-lieu payments to offset the impacts of the proposed development. Development of the Property will increase revenues to the RE-3(j) School District over the amount currently generated. 6 Lochbuie 4 Annexation Impact Report EXHIBIT A: LEGAL DESCRIPTION OF PROPERTY & ANNEXATION MAP Legal Description Northwest Quarter of Section 36, Township 1 North, Range 66 West of the 6th Principal Meridian, County of Weld, State of Colorado. 7 dVW NOI1VX3NNV YOYJMN/sll ,,,e P.“un5 rvd 419 =vl )° Isam 99 auu°a 1P°N l 282= °1 u■ ••us n1•D 0 r/N :w+nlal+pPpp '9C 2=20.2 to /eyonp 180.111-2,P1 ••=n■ I.In•I�;•a .•••I V 1181HX3 lulu =1°=s All'DM NOIlYX3NNY I. 31f19HOOl .11.1:1)11 ii 3 U" Pad ou=void auo„loss m„,=== 3 0 M;,�a vU n 12 o o a. o o `O 2 — (f Pooh Plumps t(-7" J-3 0 'c a m E t = so.��dy n n oI z _ tpnu °m � .aP s� a / a/ m6 — E° \u a/JI Imo oz 2 _ _ v E -2, N ry J x o rc/° SS p U .a o 0°6 �� 'PpFE�' L L 2 O 4Yi N / ° c ° U o T L _ cnia o `� o 6 ei E_ ° uoV I� u 91 0 o% '°o a` z mo v'i a I E o € ° o N /5� _L o m ?pm e°J 4 E o eue a° (O ¢ /°/ i m ° Boa E.°,—To i� iflih I •I a I I 11 I zlos9Jzo 'oN aba 1 VvE N / I---J I 6Y!Ilj WI. 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