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Home My WebLink About20060695.tiff PLANNED UNIT DEVELOPMENT (PUD) CHANGE OF ZONE APPLICATION FOR PLANNING DEPARTMENT USE DATE RECEIVED: --- RECEIPT #/AMOUNT #_ 1$ CASE #ASSIGNED: APPLICATION RECEIVED BY PLANNER ASSIGNED: __ Parcel Numbers: 120725200025 120736000029 120725100003 120725100001 120725100002 120736000025 120736000056 120735000051 120736000058 120725000006 120725000020 120735000049 120735000039 120736000031 120735000058 Legal Description See attached. (SHT 1) , Section___, Township __ North, Range__West Property Address(If Appicable)_See attached deeds and title desciiptions. Existing Zone District : A Proposed Zone District:_PUD* Total Acreage:131a__ Proposed #/Lots4800-5131 Average Lot SEe: 3700 sf_ Mininum Lot Size: 3300 sf. Proposed Subdivision Name:PUD St.Vrain Lakes Proposed Area (Acres)Open Space: 334.4 AcreS25.4% of site's total area) Are you applying for Conceptual or Specific Guide? Conceptual Specific_ X —__ FEE OW NER(S)OF THE PROPERTY (If additimal space is required.attach an additional Sleet) Name: See attached owners package. Work Phone # Home Phone# Email Address Address: City/State/Zip Code APPLICANT OR AUTHORIZED AGENT(See Below:Authonsetion must wcompany applications sgned by Authorized Agent) Name: Tom Morton- Carma Colorado Work Phone#303-706-9451 Home Phone# na Email Address tmorton Ocarma.ca Address:._Highland Place II, 9110 E.Nichols Avenue Suite 180 City/State/Zip Code Englewood,_CO 80112 —__--_— — UTILITIES: water: Little Thompson Water District Sewer: St.Vrain Sanitation DistrictGas: Kinder Morgan or Excel Electric: United Power ---- — Phone: ()west ----- DISTRICTS: School: St.Vrain School District Fire: Mountain View ----- Post: US Postal Service I(We)hereby depose and slate under penalties d perjury that all statements .roposals,and/or plans submitted with or contained within th- application are true and correct to the best of my(our)knowl-•.-. .ignatures of all fee owners of property must sign thi ..pli . ion. If an Authorized Agent signs,a letter of authoriza6. rom - fee owners must be included with the application. a Corp. ation is the fee owner -otarized - • - .- - - be in .ded in.• -tiny he sign tory has the legal authority to sign for the co .oration. I(we).t un.-rsi to-d, ereby request h-ari..s befor the Weld Coun PI. . C.mmissio - Board of C of ;; Commissione .co ce .the.roposed Chan.eo one f. t above describe.u-mc. .. aed are:of Weld C.unty. o o. Tom Morton,Vice President Ia e Signature: Owner or Authorized Agent Date Carma,Colorado * PUD-request for a PUD Change of Zone from (A) Agricultural to PUD with R-1, R-2, R-3, R-4 Residential; (C-1) Nieghborhood Commercial and C-2 General Commericial and Continuing oil and gas production uses in the Mixed-Use Development Overlay District. EXHIBIT 2006-0695 1 2. V1 VV13YYl 5 .J Vl.' V1 a 41/ I+VWM. V• 6/ e•fIVY 4/ Y X811 6.1 WA OFFICE OF THE SECRETARY OF STATE OF THE STATE OF COLORADO CERTIFICATE T, Donetta Davidson, as the Secretary of State of the State of Colorado, hereby oertify that, according to the records of this office, CARlo1A,(COLORADO),1NC. is as entity formed or registered under the law of Nevada , has complied with all applicable requirements of this office, and Is in good standing with this office. This entity has been assigned entity idendflcation number 19971113175 This certificate reflects facts established or disclosed by documents delivered to this office on paper throughl0/08/2004 that have been posted, and by docents delivered to this office electronically through 10/21/2004 @ 09;40:08 . . I have affixed hereto the Great Seal of the State of Colorado and duly generated, executed, authenticated, Issued, delivered and communicated this official certificate at Denver, Colorado on 10/21/2004 Q 09:40;08 irsuant to and in accordance with applicable law. This certificate is assigned Confirmation Number 6073947 , eitla APA4A.e:1401,c) Secretary of State of the State of Colorado •n......•,,.•••,•,•, • ,•• ,•,•••, , ••••4gnd ofCatifia tominreFa*Naea...fsrr.Hern.e.w..........r &firvdrwri6Tame Lam fd•dnkdhfrom the Windt Semen,of:Wet With enf k Mk aidbmMalda valid and dr,onHowever,. a en Arum W kneea•ad volar' aeentaew.obtained.kcngtaaly*my ba arabfrhad t,d<YM(ax CeNkarr rbe Seefeay $&SS'f W4+a4 blal rwtf.gt*s..a Whir airith_ emPriColiob atktt Fora of dtrplyyd of•e eat(daat4•adpdbwaa dm hnmato.a,A,w4 CbMlrwiar,the Sumo of re if•.n&manna me_4 Air hennas no the valldamd acesw baanfa oft nrol..w. Felon kraneark4 damoW Web!ik, brlaNwwwvoalMM.tatafofta Mistook• Col et and esker"PnfwatjrAhwkQ,ratbm." . Ma�•t .NaWltatMl" . ' 'd 9186'°N 89ti6-90L-808 VWBV3 WV89:8 t001 • ll ' ��0 • \a 00J\F'J'.23'2003 :6:18 16823 D.001/002 STATEMENT OF A.UTHORITY ('3S-30-172,C1t8.) Eat/r0-0731;92:39 1. This Statement of Authority relates to an.entity'named :. pG0000t (r/ ) y' TRACY6K.00BAKERFEE, 0.00 0-6C.0 r-Pr y 1-/y ARAPAHOE COUNTY 2. The type of entity is a: i =potation G registered limited liability partnership G nonprofit corporation G registered limited liability limited pazinetahip G limited m ed liability company G limited partnership assadadoa G partnership G government or governmental subdivision orzgmcy G limited partnership G 3. The entity is famed under the laws of AIEVS' 'A 4. The mailing address for the entity is 9/I t: N ewo is ,4swut .≤/rz no 6vcc ob C7° 5.2 The name and position of each person or entity authorized to cactde inst<t ones conveying, encumbering,or otherwise affecting title to real ptoperty on behalf of the endyis • %ii0ftni,q /Xo2rnN‘ Ye 2�iDa-2✓r anA0 6.3 The authutity of the foregoing to bind the entity is t$not limited G limited es follows: 7.6 This Statement of Authority is executed on behalf of the train Wetted to the pmvisloos of '38-30472,C.R.S. Battened this at_day of T J1/t7'iv> 6O,0 F 66oh14° •rr- ) y-NC Name of&thy Sign 414/1-e- STATE OF JlOto1 Aso N (tape orprird) A/c.4i'riffoa? is 771,011196- :vie Al COUNTY OF The foregoing instrument was eclmowiedged before me this QV i day ofSome y • deo 3,bi SegaWitness m hex y �,O •--•��iakt 4'g G My mrnrnissionSztet .4 Oyez / ®co Notary Public ' This four'should not be vied Doles the entity is me t Any mhodred:Wily mast the complete a StatementofAhth abiding rnfe PmP39'• • — 8 'd--9186'oN 8996-90L-808 VN8V0_NV89:8 _.9881 'll'l30 e- POWER OF ATTORNEY (REAL ESTATE) KNOW ALL MEN BY THESE PRESENTS, that we, Robert L. Siegrist, Winifried J. Siegrist, Michelle L. Sandoval,Michael U. Siegrist and Construction Leasing&Investment Co., a Colorado general partnership. individually and-collectively,do make,constitute and appoint Michael U. Siegrist or Robert L. Siegrist, each of whom is authorized to act alone and without the joinder of the other, to act as true and lawful attorney and agent for each of us and in each of our names, places and stead for each of our use and benefit to grant, bargain, sell, convey,purchase, encumber or contract for the sale or purchase of the following described real estate situate in Sections 35 and 36, Township 3 North, Range 68 West of the 6th PM in the County of Weld, State of Colorado more specifically described on Exhibit A attached hereto and incorporated herein for all purposes. My and our said attorney-in-fact is hereby authorized and empowered to collect such monies as may become due from the sale, and to make, execute, acknowledge and deliver contracts for sale, deeds,Deeds of Trust, Releases and Partial Releases, and other instruments in writing of every kind and nature, including, but not limited to, the sale and loan closing documents and statements, applications to governmental agencies for annexation, zoning, plat approval and similar documents related to the ownership, entitlement and . development of real property, upon such terms and conditions as my said attorney may deem necessary and convenient to accomplish such annexation, zoning,platting, entitlement, sale and/or conveyance of said real estate. My said attorney shall have full power and authority to do and perform all acts necessary to be done to complete the annexation, zoning, platting, entitlement, sale and/or conveyance of said real estate,with full power of revocation,hereby ratifying and confirming all that said attorney/agent shall lawfully do or cause to be done by virtue of this Power of Attorney and the powers contained herein. My and our said attorney/agent shall have full power and authority to delegate any of the powers granted herein. This Power of Attorney shall not be affected by disability of the principal. This Power of Attorney shall automatically expire by its own terms upon completion of the limited purpose set forth above. EXECUTED this 80 day of O7 )LLq-elf .2004 • Robert L. Siegrist W • f grist thCLSS ' t cáiegrist Construction Leasing&Investment Co., a Colorado General P .E. SlFG,�. by ,--7/ � :CP,�oTAl3 • <p ►e • Robert L. Sreggeneral partner i : • •• Ose C3/ t\ e OpCOt0_t •My Commission s 02121,4 80 30Vd 00 ISIa93IS R X J t'8L tEO 93:00 00Z/El/T0 STATE OF COLORADO ) ) ss. COUNTY OF ADAMS The foregoing instrument was aclaiowledged before me this �-CO Robert L. Siegrist, y general partner day of olor do individual) and as in Construction Leasing&Investment Co., a 3C"o'l"o�rado General Partnership, Winifred.7. Siegrist,Michelle L. Sandoval and Michael U. Siegrist Witness my hand and official seal. My commission expires: A rotary Public ; • 9VB \Y.G. o viz COL NVCOMtSWIEVMMOMION 60 39Vd 00 ISIa93IS ZPS9/ZVEOE 9Z:00 D00Z/EZ/I0 OCT-22-2004(FRI) 12: 59 Gran' Grant & Goiran (FRX)3"7742349 P. 002/012 October18,2004 Weld County Planning Department 918 10th Street Greeley,CO 80631 Re: Authorization Dear Weld County Planner: This letter is written to notify you that the undersigned authorize CARMA Colorado to sign any Land Use Applications,Plats,or other documents related to the property defined on the attached Exhibit A. We understand that these documents could impact the development and/or subdivision of our property. We have given CARMA Colorado full power and authority to address and negotiate any issues arising from such development or subdivision on our behalf. Future authorization may be withdrawn by providing notice to CARMA and Weld County. We also un. i . • that the inal Plat for any project relating to . perty will require our si . :I - • fore tisrecor• d. ROBER . T WIN ].S 1ST By Br. -- — Mich icgrist, •. 1 in Fact Mieha/e Si A cy jar M1C ANDOV 4 CONSTR ON ASTNG& CO. By: .1 s�. - By: Mic grist,Ana ey in Fact Michael Sj gist,Attorney in Fact Michael'Sicgrist,an individual . Ca—......6e.pwb ii*S 4DmpssaitlikraValliffillalg Caine OCT-22-2004(FRI) 12; 59 Gran' Grant & Go'ran (FRX)3P'7742349 P. 003/012 EXHIBIT A A PARCEL OF LAND LOCATED IN SECTION 35 AND THE WEST HALF OF SECTION 36, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST OF THE NORTHEAST QUARTER OF SAID SECTION 35 AND CONSIDERING THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35 TO BEAR NORTH 89°16'34" EAST WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO; THENCE NORTH 89°16'34" EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35, A DISTANCE OF 2655.85 FEET TO THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 35: THENCE SOUTH 00°15'20" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35, A DISTANCE OF 1337.69 FEET TO THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36; THENCE NORTH 88°43'41" EAST, ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, A DISTANCE OF 1322.17 FEET TO THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36; r-, THENCE SOUTH 00°17'36" EAST, ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, A DISTANCE OF 1331.89 FEET TO THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36; THENCE SOUTH 00°17'20" EAST, ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, A DISTANCE OF 1335.11 FEET TO THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36; THENCE SOUTH 88°21'56" WEST, ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, A DISTANCE OF 1323.94 FEET TO THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35; THENCE SOUTH 89°15'43" WEST, ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, A DISTANCE OF 522.99 FEET TO THE NORTHEAST CORNER OF SUBDIVISION EXEMPTION NO. 741 AS RECORDED IN RECEPTION NUMBER 2669206 IN THE RECORDS OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID SUBDIVISION EXEMPTION NO. 741 THE FOLLOWING TWO (2) COURSES: 1. THENCE SOUTH 72°40'05"WEST, A DISTANCE OF 825.83 FEET; 0CT-22-2004(FRI) 12: 59 Gran* 9rant & 6oiran (FAX)30"742349 P. 004/012 2. THENCE SOUTH 66°34'28" WEST, A DISTANCE OF 1420.78 FEET TO THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 35; THENCE NORTH 00°42'02" WEST, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 35, A DISTANCE OF 21.71 FEET TO THE NORTHERLY LINE OF THAT PARCEL OF LAND DESCRIBED IN RECEPTION NUMBER 2261418 IN THE RECORDS OF THE WELD COUNTY CLERK AND RECORDER; THENCE SOUTH 77°43'35" WEST, ALONG THE NORTHERLY LINE OF SAID PARCEL OF LAND, A DISTANCE OF 2395.38 FEET TO THE EASTERLY RIGHT OF WAY LINE OF HIGHWAY 25 AS DESCRIBED IN RECEPTION NUMBER 3019961 IN THE RECORDS OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE EASTERLY RIGHT OF WAY LINE OF SAID HIGHWAY 25 THE FOLLOWING SEVEN (7) COURSES: 1. THENCE NORTH 00°01'11"WEST,A DISTANCE OF 119.70 FEET; 2. THENCE SOUTH 89°58'49"WEST, A DISTANCE OF 114.82 FEET; 3. THENCE NORTH 00°01'11" WEST, A DISTANCE OF 186.21 FEET TO A POINT OF CURVATURE; 4. THENCE ALONG THE ARC OF A CURVE TO THE LEFT HAVING A CENTRAL ANGLE OF 06°12'52", A RADIUS OF 3379.26 FEET AND AN ARC LENGTH OF 366.52 FEET; 5. THENCE NORTH 06°14'03" WEST, A DISTANCE OF 601.98 FEET TO A POINT OF CURVATURE; 6. THENCE ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 05°11'20", A RADIUS OF 3182.41 FEET AND AN ARC LENGTH OF 288.21 FEET; 7. THENCE NORTH 01°04'25"WEST, A DISTANCE OF 463.45 FEET; THENCE SOUTH 88°45'13" EAST,A DISTANCE OF 82.35 FEET; THENCE NORTH 00°11'21"WEST, A DISTANCE OF 379.15 FEET; THENCE NORTH 88°08'57" EAST,A DISTANCE OF 185.82 FEET; THENCE NORTH 00°57'37"WEST, A DISTANCE OF 172.01 FEET; THENCE NORTH 82°52'03" EAST, A DISTANCE OF 590.67 FEET; THENCE NORTH 04°18'10"WEST, A DISTANCE OF 264.11 FEET; THENCE NORTH 89°31'37" EAST, A DISTANCE OF 1708.18 FEET; THENCE NORTH 00°42'02" WEST, A DISTANCE OF 2357.64 FEET TO THE POINT OF BEGINNING; CONTAINING AN AREA OF 21283,613 SQUARE FEET OR 488.60 ACRES, MORE OR LESS. OCT-22-2004(FRI) 12: 59 Gran* 5rant & Goiran (FAX)3P"142349 P. 005/012 Rx 0ate/Time OCT-21-20041..,0) 16: 12 3034420191 P. 002 0CT-21-2004 THU 04:09 PM J&R LLP FAX NO. 3034420191 P. 02 Ott-21-04 10: 16 Byron M Ford 970 535 9046 P.O2 Byron M.Ford Shirley A Ford 13545 Weld County Road I3 Longmont, Colorado 80504 October 21,2004 - Weld County Planning Department 918 10th Street Greeley, CO 80631 Re: Authorization Dear Weld County Planner This letter is wnittcnn to notify you that we authorize CARMA Colorado to sign any Land Use Applications,Plat applications,or other application documents related to the proposed re-zoning and development dour property located at 13545 Weld County Road 13,Longmont,Colorado, and legally described as: LOT A OF RECORDED EXEtenoN NO. 1207-25-1-RE1640 RECORDED MARCH 6,1996 AS RECEPTION NO.2479616HEIN0A PART OF THE SOUT %OP THE NORTHEAST54OFSECTION25,TOWNSHIP3 NORTH,RANCE 68 WEST OF THEO PRINCIPAL MERIDIAN,WELD COUNTY.COLORADO. provided that any such applications are consistent with a mixed-use remdentiai development designed and constructed to the standards of a typical community built by CARMA Colorado in accordance with applicable Weld County,Colorado community comprehensive plans. We understand that then documents could impact the development and/or subdivision of our property. We have given CARMA Colorado full power and authority to address and negotiate any issues arising from such development or subdivision on our behalf Nanvithstanding the foregoing,no application,per,agreement, approval or other document shall be final without our prior written consent,which consent may be withheld in our sole and absolute discmtion,so long as we are the owners of the referenced property. We also understand that the Penal Plat for any project relating to our property will require our signatures before it is recorded. Very truly yours. BYByro -0n Ford,Owner • tavQidia OCT-22-2004(FRI) 13: 00 Gran* 5rant & Goiran (FRX)3R"742349 P. 006/012 Rx Date/Time OCT-22-20041. .,1) 09:21 3034420191 .. 06 OCT-22-2004 FRI 09:18 AM J&R LLP FAX NO. 3034420191 P. 02 Oct-21-04 OS:52A Kathy Hamlin 970 5350G34 P.02 Christopor J.Wagner P.Jane Jonas 13600 Weld County Road 11 Longmont,Colorado 80504 October 21,2004 Weld County Planning Department 918101h Street Greeley.CC 10631 Re: Authorization Deer Weld County Planner: This letter is written to notify you that we authorize CARMA Colorado to sign any I nd Use Apollonian.Flat application;or other application documents related to the proposed re- zoning and development of our property loaded at 13600 Wald Cotmty Road 11,1,angmont. Colorado,and lepfpity described at 450 RECORDED OCTOBER 2.1992 WI BOOK 1353II of AMORIST)EXEMPTION NO. � I AT AECEFI1ON NO.2305632.INO A PART OFTUBNW..OF SECTION 25.TOWNSHIP 3 NORTH.RANCE 611 WEST OF THE 6'"PRINCIPAL MI;ttl,OLAN, BUT SPECIFICALLY EXCLUDING THEREFROM THAT CERTAIN PARCEL LEGALLY DESCRIBED Ag FOLLOWS: COMMENCING AT THE SOUTHWPST CORNER OP THE NORTHWEST QUARTER(NW.J OF SAID gl=TION 25,T1 IIiNCENa0°00'00,..51LE0 FELT ALONG 711E WEST I,1NAOP SAID NORTHWEST QUARTER(NW,)0F SECTION 25 TO THE POINT OF BEGINNING AND WiTH ALONG AL WEST RER BEARINGS CONTAINI.1)IIERRIN RELATIVE THERMO;THENCE COWING= T Slum oCrw,480.0000 FPJITT° POINT OFSECTIONING THUS DESCRIUP FEET: J)TRACT NE?O CONCAININQ 3,071 ACRES,MORE Ott LESS, WELD COhN It COLORADO. provided that any such application are moistens with a mixed-fife residential development designed and constructed to the standards of a typical community built by CARMA Colorado in accordance with applicable Weld County,Colorado community compr bamivo plans. We understand that these documents could impact the development and/or subdivision of ow property. We have given CARMA Colorado full power and authority to addrtss and negotiate any issues arising front such development or subdivision on our behalf. Notwithstanding the foregoing,no application,p14 agreement,approval or other discontent shall be final without our writt prior written consent,which consent may be withheld in ow solo and absolute discretion,so long es we arc the owners of the referenced property. 0CT-22-2004(FRI) 13: 00 Gran` grant & Goiran (FRX)3n-'742349 P. 007/012 kx Cate/Time 0CT-22-20041, R1) 09:21 3034420191 P. 003 CCT-22-2004 FRI 09:19 AM J&R LLP FAX NO. 3034420191 P. 03 Oct-21-04 05:53* Kathy Hamlin 970 5350634 P.03 Papc2 We also understand That the Final Plat for any project relating to our property will require ow signatures before it is recorded. Very truly yours. BY Christopher J.W r, By? mwUntt P.Jane Jones,Owner 0CT-22-2004(FRI) 13: 00 Gran` rant & En.ran (FRX)3"'742349 P. 008/012 Gerald D.Hamlin Kathryn FLsmlin 5198 Weld County Road 28 Longmont, Colorado 80504 October 21,2004 Weld County Planning Department 918 10th Street Greeley,CO 80631 Re: Authorization Dear Weld County Planner: This letter is written to notify you that we authorize CARMA Colorado to sign any Land Use Applications,Plat applications, or other application documents related to the proposed re-zoning and development of our property located at 5198 Weld County Road 28,Longmont, Colorado, and legally described as: LOT B OF RECORDED EXEMPTION NO. 1207-36-2-REI 140,RECORDED FEBRUARY 14, 1989,IN BOOK 1224,AS RECEPTION NO.02170733,BEING A PART OF THEE%OF THE NW Y.AND THE NW 14 OF THE NW % OF SECTION 36,TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE 6nI PRINCIPAL MERIDIAN, WELD COUNTY,COLORADO. provided that any such applications are consistent with a mixed-use residential development designed and constructed to the standards of a typical community built by CARMA Colorado in accordance with applicable Weld County, Colorado community comprehensive plans. We understand that these documents could impact the development and/or subdivision of our property. We have given CARMA Colorado full power and authority to address and negotiate any issues arising from such development or subdivision on our behalf. Notwithstanding the foregoing,no application,plat,agreement,approval or other document shall be final without our prior written consent,which consent may be withheld in our sole and absolute discretion,so long as we arc the owners of the referenced property. We also understand that the Final Plat for any project relating to our property will require our signatures before it is recorded. 0CT-22-2004(FRI) 13: 00 Gran' Grant & Goiran (FRX)3n"742349 P. 009/012 Rx Date/Time 0CT-22-2004DsI) 08: 49 3034420191 P. 004 OCT-22-2004 FRI 08:47 AM J&R LLP FAX NO. 3034420191 P. 04 Oct-20-04 07:47P Kathy Hamlin 970 5360634 P.03 HAMLIN October 21,2004 Page 2 Vory m4y yam. Gerald D.Hamlin,Owner 0CT-22-200d(FRI) 13: 00 Grar' Grant & Goiran (FAX)3'7423d9 P. 010/012 Wagner Family Farm, LLP 13600 Weld County Road 11 Longmont, Colorado 80504 October 21,2004 Weld County Planning Department 918 10th Street Greeley,CO 80631 Re: Authorization Dear Weld County Planner: This letter is written to notify you that Wagner Family Farm,LLP(the"Partnership") authorizes CARMA Colorado to sign any Land Use Applications,Plat applications, or other application documents related to the proposed re-zoning and development of its property legally described as: Nth OF NE / OF SECTION 25,TOWNSHIP 3 NORTH,RANGE 68 WEST OF THE 6T"PRINCIPAL MERIDIAN,WELD COUNTY,COLORADO,EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE DEPARTMENT OF HIGHWAYS IN DEED RECORDED IN BOOK 1491 AT PAGE 51 I OF THE WELD COUNTY.COLORADO REAL PROPERTY RECORDS. provided that any such applications arc consistent with a mixed-use residential development designed and constructed to the standards of a typical community built by CARMA Colorado in accordance with applicable Weld County, Colorado community comprehensive plans. The Partnership understands that these documents could impact the development and/or subdivision of its property. The Partnership has given CARMA Colorado full power and authority to address and negotiate any issues arising from such development or subdivision on its behalf. Notwithstanding the foregoing,no application,plat, agreement,approval or other document shall be final without the Partnership's prior written consent,which consent may be withheld in its sole and absolute discretion, so long as it is the owner of the referenced property. OCT-22-2004(FRI) 13: 01 Erar' Srant 4 6oiran (FRX)3r -742349 P. 011/012 Rx Date/Time OCT-22-20041161) 08:49 3034420191 P. 002 0CT-22-2004 FRI 08:47 Atl J&R LLP FAX NO, 3034420181 P. 02 Frcii CUEY LI ON LEDER, LTD. 13127550520 10/22/2004 07:37 4219 P.003 Page 2 The Partnership also understands that the Final Plat for any project relating to its property will require its signature before it is recorded. Vey trulyyoutz, Wagner Family Farm,LLP,a Colorado limited liability partnership By her J.Wagner,Managing Partner By c chael FI.W ,Pattaer< By Joyce Lynn Wagner Knight,Partner OCT-22-2004(FRI) 13: 01 Grar irant & 6oiran (FRX)3' '742349 P. 012/012 Rx Oate/Time 0CT-22-2004O-Rl) 08149 3034420191 P. 003 OCT-22-2004 FRI 08:47 AM J&R LLP FAX NO, 3034420191 P. 03 Oct 21 04 10r41p J. Lynn Wagner-Knight 765 256 6003 p.3 r Page 3 The Partnership also undcrsla ds that the Final Plat for any project relating to its properly will require its signature before it is recorded. - - Very truly yearn. Wager Family Farm,LI.P.a Colonalo limited liability partnership By C'hriatapherJ.Wagner.Managing Parmcr BY Michael IL Wagner,Penner IA BY.. •uynn Wagn Knight,l'nrinr�J 0CT-22-2004 FRI 02:06 PM J&R LLP FAX NO. 3034420191 P. 02 Oct 22 04 01:24p American Pride 5705354443 p. r t.4? Wagner Family Farm,LLP 13600 Weld County Road 1.1 `' Longmont,Colorado 80504 October 21,2004 Weld County Planning Department 918 10th Street Greeley,CO 80631 Re: Authorization Dear Weld County Planner. This letter is written to notify you that Wagner Family Farm, LLP(the"Partnership") authorizes CARMA Colorado to sign any Land Use Applications,Plat applications,or other application documents related to the proposed re-zoning and development of its property legally described as: N_OP NE OF SECTION 25,TOWNSHIP 3 NORTH,RANGE 68 WEST OF THE 6"h PRINCIPAL MERIDIAN_WELD COUNTY,COLORADO,EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE DEPARTMENT OF HIGHWAYS TN DEED RECORDED IN BOOK 1491 AT PAGE 511 OF THE WELD COUNTY,COLORADO REAL PROPERTY RECORDS. provided that any such applications are consistent with a mixed-use residential development designed and constructed to the standards of a typical community built by CARMA Colorado in accordance with applicable Weld County,Colorado community comprehensive plans. The Partnership understands that these documents could impact the development and/or subdivision of its property. The Partnership has given CARMA Colorado full power and authority to address and negotiate any issues arising from such development or subdivision on its behalf. Notwithstanding the foregoing,no application,plat,agreement,approval or other document shall be final without the Partnership's prior written consent,which consent may be withheld in its sole and absolute discretion,so long as it is the owner of the referenced property. wp...,n._.a-role. aawca _—wrv.na,n,e.wn.n......anwoe 0CT-22-2004 FRI 02:08 PM J&R LLP FAX NO. 3034420191 P. 03 Oct 22 04 01:25p American Pride 9705354443 p. 1 Paget The Partnership also understands-that the Final Plat for any projeot relating to its property will require its signature before it is recorded. Very truly yours, Wagner Family Farm,LLP,a Colorado limited liability ership By Y. ChristoFb J.Wajr,Ma ginr� g Partner By Michael H.Wagner,Partner By Joyce Lynn Wagner Knight,Partner OFFICE OF THE SECRETARY OF STATE OF THE STATE OF COLORADO CERTIFICATE • I, Donetta Davidson, as the Secretary of State of the State of Colorado, hereby certify that, according to the records of this office, R&M Land Colmay, I Lf is a Limited Liability Partnership formed or registered on 10/07/2004 under the law of Colorado, has complied with all applicable requirements of this office, and is in good standing with this office. This entity has been assigned entity identification number 20041349291 . This certificate reflects i>tcts established or disclosed by documents delivered to this office on paper through 08/20/2004 that have been posted, and by documents delivered to this office electronically through 10/07/2004()a 18:14:52 I have affixed hereto the Great Seal of the State of Colorado and duly generated, executed, authenticated, issued, delivered and communicated this official certificate at Denver, Colorado on 10/07/2004 @ 18:14:52 pursuant to and in accordance with applicable law. This certificate is assigned Confirmation Number 6065382. • 43/41%, 'ti - • a .� • 1.`� l .41 Secretary of State of the State of Colorado End of Certificate Nance d nertilketelnuedeleartmleally from to Coloratto Secrvery natant'?Web at I,Nly end immd(mely valldatd effective &wewr, as at"Wm the know and w/M0 of a eattilane obtained dee!raffinate*say be eaabltehad by Wetting the Cer! e the SKxtaiy of Sloe, Web tbq boa.•/Mww.mr.al,en ru/bk�ernfnweSeemhCnk ca,e enerwwkh numb of dttplewed en the cmM cok, and following the Imbuettone du entering ra a n! bee tr me a eon flan! n number r neeahwnhinte valid and effective Instance afa exlhtrete for wan l,ormatitelthI our Wennetb era etp:MtokLmere austdiand itrot Center and select^f/enetioIAtadQuergan " Qibrmalion,vlrtlowWebalk, http://www.aca,afatt.taua/dlNBaww 0l 'd 9C16101%1 Egti6-901-E0E VOOZ •zi •ion STATEMENT OF AUTHORITY (Section 38-30-172,C.R.S.) 1. This Statement of Authority relates to an entity named R&M LAND COMPANY LLP,a Colorado limited liability partnership. 2, The type of entity is a limited liability partnership. 3. The entity is fouued under the laws of the State of Colorado. 4. The mailing address of the entity is 13184 Weld County Road 13,Longmont,Colorado 80504. 5. The name and position of each person authorized to execute iust mments conveying,encumbering, or otherwise affecting title to real property on behalf of the entity are: Louis J.Rademacher,General Partner; Francis J.Rademacher,General Partner, Roger Meredith,General Partner;and Mayola Meredith,General Partner The authority of the foregoing person(s)to bind the entity is not limited. 6. This Statement of Authority is executed on behalf of the entity pursuant to the provision of Section 38-30-173,C.R.S. 7. This Statement of Authority amends and supersedes in all respects anyprior Statement of' Authority executed on behalf of the entity. Executed this$day of October,2004. R&M LAND COMPANY LISP,a Colorado limited liability partnership By: h K�� Louis J. her,General Partner 1 RBW-Wdd8W con y-Raandca 000rs193-z1 9 'd 9816' °N E9t6-99L-E0E MVO WdlC: t00? 'l( ' l°0 • Oct 05 04 02:53p Rademacher. Farms. LLC 910-535-0370 p•2 OFFICE OF THE SECRETARY OF STATE OF THE STATE OF COLORADO CERTIFICATE I, Doneda Davidson. as the Secretary of State of the State of Colorado, hereby certify that, according to the records of this office, RADl dAQ18R PARSd5 LIMITED LIABILITY COMPANY is a Limited Liability Company farmed or registered on 03/14/1994 under the law of Colorado,has emptied with all applicable requirements of this office, end is in good standing with this office. This entity has been assigned earthy identification number 19941029531 . This certificate reflects facts established a disclosed by documents delivered to this office on paper through 08/13/2004 that have been posted, and by dooamKaq delivered to this office !electronically ronically through 10/05/2004(aii 15:39:51 . I have affixed hereto the Great Seal of the State of Colorado and duly generated, executed, wrheuticated, issued, delivered and communicated this official certificate at Denver, Colorado on 10/0512004((erg 15:39:51 pursuant to and in accordance with applicable law lids certificate is assigned Confirmation Number 6063392. O'' ' CO/ • _.,T Secretary of State of the State of Colorado .««w.•...»•w.»•••••••••..•.....•..SedofC.u&iaa••►w...«•.....••«....w•a.n .n.. lSvi mteweiardJrv.n.bdbr.m a.Woods Saran"/Brana wane 6MPnIJ Isthedithalr.Mthettalkeew Remo. reap*day the Was nedv.M/y.r.eethleserLd..d•cl,etheell'wq Is maSMMed Orbits de Cease C aro.of the sown r se...) Wei tit A t-an..tat fwa..,.ItOteeteaktialitilnet,a.swain eth.►w.e ems& *Ss a.e 4 ne.aW farfel ere*Mane 4 finethetigjeattheeegthathjugnassigatita IMMIalitheiaiduanteilagasalthis CoweradaJeee'# swmlf4ddNp..7b.s" Fortineyba•r+LapbkrNl►eD.11. edy.,a mv'sp++Ma.onuJM.tf1utpm r II 'd 9816'0N EQY6-901-E0E VRIVO Wd8E:d ti0Od 'lI ' PP0 STATEMENT OF AUTHORITY (Section 38-30-172,C.R.S.) 1. This Statement of Authority relates to an entity named RADEMACHER FARMS LIMITED LIABILITY COMPANY,a Colorado limited liability company. 2. The type of entity is a limited liability company. 3. The entity is formed under the laws of the State of Colorado. 4. The mailing address of the entity is 13184 Weld County Road 13,Longmont,Colorado 80504. 5. The name and position of each person authorized to execute instruments conveying,encumbering,or otherwise affecting title to real property on behalf of the entity is(are): Roger D.Rademacher,Mamga; Douglas J.Itadanacher,Managers The authority of the foregoing pangs)to bind the entity is not limited. 6. This Statnneat of Authority is executed on behalf tithe entity pursuant to the provision of Section 38-30-173,C.R.S. 7. This Statement of Authority amends and supersedes in all respects any prior Statement of Authority etecuted on behalf of the amity. Executed thus B day of October,2004. RADEMACEER FARMS LIMITED LIABILITY COMPANY,a Colorado limited liability company B3 B 'fir D. acber,Manager Douglas J. ,Manager • 1 00019195 ti •d 9E16 •°N 89176-90L-COS VWdVO WdtE: l tan •Z1 ' 130 STATE OF (1,..;Aern/el ) • COUNTY OF 1 LC . )� The foregoing instrument was acknowledged before me this 't'day of (2JOinhar. ,2004 by Roger!).Rademacher,as Manager of RADEMACHER FARMS LI iT'ED LIABILITY COMPANY,a Colorado limited liability company,on behalf of the limited liability company. Witness ray hand and official seal. p luu2t r- My commission expires: �p T ARp'' STATE OF (nL ri-e.g(r3 • ) '9E.0 . ,; • )ss. ��'''»i�� COUNTY OF (,( MY COMMISSION E;,,. _3; SEPTEMBER 17,2000( The foregoing instrument was acknowledged before me this_ ±d- day of l ao,r+rfo,r , ,2004 by Douglas J.Rademacher,as Manager of RADEMACHER FARMS LIMITED LIABILITY COMPANY,a Colorado limited liability company,on behalf of the limited liability company. Witness my hand and official seal. / N ' Public My commission expires: k A. 84T •�oT AR),' Q 0_0_ _• ... ... ..•• '' P OF coo MY COMMISSION EXPIRES: SEPTEMBER 17,2006 2 0001905 9 d 9816'°N 89176-901-80C VW8V0 Wd [E: l b001 'll 'l30 Oat 05 O4 02:53p `' Rao_.aaoher Farms, •LLC 970-s-_-U3'I[1 P.O OFFICE OF THE SECRETARY OF STATE OF THE STATE OF COLORADO CERTIFICATE - I, Donate Davidson, as the Secretary of State of the State of Colorado, hereby aertits that, according to the records of this office, L#J L FAMfr.Y LIMITED LIABILITY LIMITED PAAINERSIDF isa Limited Liability Limited Partnership foamed or registered on 12/30/1997 under the law of Colorado,has complied with all applicable requirements of this office, and is in good standing with this office. This entity has been assigned entity identification number 19971210807 . This certificate reflects facts established or disclosed by documents delivered to this office on paper through 08/13/2004 that have beat posted, and by documents delivered to this office electronically through 10/03/2004 @ 15:36:51 . I have affixed hereto the Great Seal of the State of Colorado and duly generated, executed, aurthmticated, issued, delivered and communicated this official certificate at Denver, Colorado on 1W05/2004 @ 15:36:51 pursuant to and in accordance with applicable law. This certificate is assigned Confirmation Number 6063385 OECti A , t' . _. .T 'G 'i . -s • O 14 9>` _ 4 f 8 7 6 Secretary of State of the State Steelaado ..mmeseman..erNe...}.NNaN...Bxt ofIMM.a.e.er.,V..r.pa..M.rae..Mar same 4dean!kaddlanWrdhrnjheWarn&Seoi.aeeasetreea.inkftvcdhaseastnati re.aadMa 1L. ..,, an gam,Meuwoaeewd qra wane Sari giandesity Mnfas1M oisaadeO Oita*a sienenb.Papal A.ten"vain! We Sc gagestarpeqWatilkataSeensfelserledit awwa ale om$.a.t eogLaa;...,Sr I atenese he impart adAllay* scan...A9ta' d Ceddaier e..ciao., tiLar w a✓e.all,a asthma aepf is ie.edM.I A IA.Meesee serifia a ea,Far .yw•arf.q.afarw w Was amid ad_• rewy,thdg...eiae- Zl ' d 98 [6 •0N 89176-90L-00E VWa'd0 Wd8E :Z ti00Z 'Zl' T30 STATEMENT OF AUTHORITY (Section 38-30-172,C.RS.) 1. This Statement of Authority relates to an entity named L&JR FAMILY LIMITED LIABILTy LIMITED PARTNERSHIP,a Colorado limited liability limited partnership. 2. The type of entity is a limited liability limited partnership. 3. The entity is formed under the laws of the State of Colorado. 4. The mailing address of the entity is 13184 Weld County Road 13,Longmont,Colorado 80504. 5. The name and position of each person authorized to execute instruments conveying,encumbering, or otherwise affecting title to real property on behalf of the entity is(am): Louis J.Rademacher,General Partner,and Francis J.Rademacher,General Parma The authority of the foregoing person(s)to bind the entity is not limited. 6. This Statement of Authority is executed on behalf of the entity pursuant to the provision of Section 38.30.173,C.R.S. 7. This Statement of Authority amends and supersedes in all respects any prior Statement of Authority executed on behalf of the entity. Executed this 8 day of October,2004. L&JR FAMILY LIMITED LIABILITY LIMITED PARTNERSHIP,a Colorado limited liability limited partnership N"M�Louis J. ,General Partner B /� '`°�" Ct...P, a j 4j Francis J.Rademacher,General Partner 1 W WeldCaumy9uasmeoGmLaioNtaFam6ypmgpop19161) 8 'd 9816 '°N 8916-901-808 VW8V0 Wdd8: ti00d 'dl 'T00 STATE OF (,cfnrli )ss. COUNTY OF (al s ) The foregoing instrument was acknowledged before me this ay.day of 0C,nhv - 2004 by Louis I.Rademacher, as Oates!Partner of L&JR FAMILY LIMED LIABILITY LIMITED PARTNERSHIP,a Colorado limited liability limited partnership,on behalf of the limited liability limited partnership. CWitness my hand and official seal. e�``�� HA grrrhy Notary Pablif A/�1,'• ��= My commission expires: 0 C'0` =N•• A BL\G cc4P.r,•r.)']24— J 7* �/ A1 y�ria Op CC1:':.``,' STATE OF e.t/rrrfi�c'7 . ngNuunn" )as• MY COMMISSION EXPIRES: COUNTY OF broil ) SEPTEMBER 17,2006 The foregoing instrument was acknowledged before me this Z day of 00 ,In bg✓ . ,2004 by Francis J.Rademe.her,as Oeneral Partner of L&JR FAMILY LD41TED LIABILITY LIMITED PARTNERSHIP,a Colorado limited liability limited partnership,on behalf of the limited liability limited partnership. Witness my hand and official seal. (721/ n Notary Public kV My commission expires: ``pglIutirgrrr gVrINIc ' boa' I '-t 'kin • ,,•`\�,�;^ ..ggry-, . , ()TAR);\ r • Ati I.� F C Q4o�Q `�, r""pitt'''a MY COMMISSION EXPIRES: SEPTEMBER 17,2006 2 W-WddCamtyate tAnthaip'JRFsmibPmc(0o019t61) 6 'd 98t6' °N £9P6-90L-£0£ VW8VO WdZE Z ti00Z 'Zl' l00 OFFICE OF THE SECRETARY OF STATE OF THE STATE OF COLORADO CERTIFICATE I, Donetta Davidson, as the Secretary of State of the State of Colorado, hereby certify that, according to the records of this office, WAGNER FAMILY FARId,LLP is a Limited Liability Partnership formed or registered on 03/09/2000 under the law of Colorado,has complied with all applicable requirements of this office, and is in good standing with this office. This entity has been assigned entity identification number 20001049973 . This certificate reflects facts established or disclosed by documents delivered to this office on paper through 08/20/2004 that have been posted, and by documents delivered to this office electronically through 10/08/2004 @ 09:33:46 . I have affixed hereto the Great Seal of the State of Colorado and duly generated, executed, authenticated, issued, delivered and commtmicated this official certificate at Denver, Colorado on 10/08/2004 @ 09:33:46 pursuant to and in accordance with applicable law. This certificate is assigned Confirmation Number 6065528. - Y t ''c Y J £ •: t a ,a4 y� /12114,S- \.. / Secretary of State of the State of Colorado *End of Gedideste Sty of emblem Stud eleetronkdN from the Colons seceetere of:tare s Web arm i Mho and bnaeamele teed aid ewe% Nmwwr, a on option,Ms mina ad wlsdlb qfa ce^tfxme obtained Atomic*eery be established by visiting she Curate CoryinnationPeg! the 5onay(Stain Web ettt, h1m hewre rate a tetamkCewi&el.Searehbit rl,do eeteflg the eerykeeee conlinstatioa number &mord on the eettxieasc and/4dewtng she lnslnet n,d Apeded fbnlUnehw die Sate of a nnl%pse h marsh Wiwi and b nol avenatvtoshe whet endendive(mum etcnorrl$.wF For mars ktforaado4vkb our Web ilk, lspp:/Maw ozabittn.pt/clickMalmro ?snte and select Requaaly add gouda" El 'd 9816'0N Eg76-901-EOE VW8V0 WdCE:Z 7004 'Zl ' lP0 STATEMENT OF.AUTHORITY (Section 38-30-172, C.R.S.) 1. This Statement of'Authority relates to an entity named WAGNER FAMILY FARM, LLP, a Colorado limited liability partnership. 2. The type of entity is a limited liability partnership. 3. The entity is formed under the laws of the State of Colorado. 4. The mailing address of the entity is 13600 Weld County Road 11, Longmont, Colorado 80504. 5. The name and position of each person authorized to execute instruments conveying, encumbering, or otherwise affecting title to real property on behalf of the entity is (are): Christopher J. Wager, General Partner, Michael H. Wagner, General Partner, and Joyce Lynn Wagner-Knight, General Partner. The authority of the foregoing person(s)to bind the entity is not limited. 6. This Statement of Authority is executed on behalf of the entity pursuant to the provision of Section 38-30-173, C.R.S. 7. Ibis Statement of Authority amends and supersedes in all respects any prior Statement of Authority executed on behalf of the entity. Executed this S day of October, 2004. WAGNER FAMILY FARM, LLP, a Colorado limited liability partnership BT Cr.—_- Chris er, eneral Partner 1 rtw•watdstunsesmuudnr -wrg ' d 98 [6'0N 89176-901-608 VW8d0 WdLE:d tUU 'dl ' 1°0 STATE OF @—&e n•t.tJ-' ) )ss. COUNTY OFI d ) The foregoing instnunent was acknowledged before me this. day of (9 0..h,Aiw , 2004 by Christopher J. Wagner, as General Partner of WAGNER FAMILY FARM,LLP, a Colorado limited liability partnership, on behalf of the ]unite ' bility partnership. Witness my hand and official seal. N Public My commission expires: ,,o nou r�peiej' ;��YAR 000 = r /II q.Untii it MY COMMISSION L.?IRES: SEPTEMBER 17,2008 2 trw-w.idsu tornwhaetr-w.s E 'd 9816' °N MI6-90L-EH VWdV3 WdLE :3 ti001 1L130 St. Vrain Lakes Planned Unit Development Weld County, Colorado September 2, 2005 L/A1255 — Change of Zone — Specific Development Guide Per Weld County Code, Article VI Submitted to: Weld County Planning Services Department 4209 County Road 241/2 Longmont, CO 80504 Planning Director: Monica Daniels-Mika, AICP Submitted for: Carma—Colorado _ 9110 E. Nichols, Avenue, Suite 180 Highland Place II Englewood, CO 80112 Representatives: Tom Morton and Tyler Packard Submitted by: DTJ Design, Inc. 1881 Ninth Street, Suite 103 _ Boulder, CO 80302 (303) 443-7533 Project Manager: Scott Pessin, ASLA In association with: Carroll & Lange, Civil Engineering — Fred Tafoya, P.E. LSC Associates Traffic Engineering — Benjamin Waldman, P.E. ERO Resource Corp., Natural Resources— Denise Larson Terracon, Geotechnical — Michael Anderson, P.E. Table of Contents - A. ENVIRONMENTAL IMPACTS (Component One) 3 1. Noise and Vibration 3 — 2. Smoke, Dust and Odors 3 3. Heat, Light and Glare 3 4. Visual/Aesthetic Impacts 3 — 5. Electrical Interference 4 6. Water Pollution 4 — 7. Wastewater Disposal 4 8. Wetland Protection/Preservation 4 9. Erosion and Sedimentation Control 5 10. Excavation, Filling and Grading 5 11. Drilling, Ditching and Dredging 5 — 12. Air Pollution 5 13. Solid Waste 6 — 14. Wildlife 6 15. Natural Vegetation 6 16. Radiation/Radioactive Material 7 17. Drinking Water Source 7 18. Traffic Impact 7 B. SERVICE PROVISION IMPACTS(Component Two) 7 — -- 1. Schools 7 2. Law Enforcement 7 3. Fire Protection 8 5. Transportation 8 6. Traffic Impact Analysis 8 — 7. Storm Drainage 10 8. Utility Provisions 10 - 10. Sewage Disposal Provisions 10 11. Structural Road Improvements Plan 11 A. Major Arterial 11 B. Minor Arterial 12 D. Local Roadways 12 — E. Alleyways 12 1. Landscape Focal Points 18 2. Perimeter PUD Landscaping 18 3. Entries into the PUD 19 4. Street Trees for Walkable Streets 19 - 5. Street Trees for Neighborhood Links 19 6. Open Space Landscaping 19 — 7. Maintenance 20 8. Landscaping Water Availability 20 _ ^ D. SITE DESIGN (Component Four) Y1 1. Unique Site Features as Basis for Community Site Design 21 2. Consistency of Chapter 22 of Weld County Zoning Code 21 55SI\\/I?lAll Iii B.JARKE5cChange of Zone Development Guide•Page i 3. Compatibility within the PUD Zone District 21 4. Compatibility with Surrounding PUD Zone District 22 5. Flood Hazards, Geologic Hazards or Airport Overlay Districts within PUD 22 — E. COMMON OPEN SPACE USAGE(Component Five) 22 1. Intent 22 — 2. Park Prototypes 22 3. Open Space Regulations 23 - F. SIGNAGE (Component Six) 24 1. Intent 24 - 2. Signage Prototypes 24 G. MUD IMPACT(Component Seven) 24 — 1. Intent P4 — H. INTERGOVERNMENTAL AGREEMENT IMPACT (Component Eight) 24 1. Intent 24 — Attachment A: Response to Weld County Department of Planning Services Comments 25 Attachment B: Response to Referral Agency Comments 27 1. Army Corp of Engineers 27 — 2. Longmont Soil Conservation District 27 3. Colorado Department of Transportation 27 - 4. State of Colorado, Office of the State Engineer 27 5. St. Vrain Sanitation District 27 6. Mountain View Fire Protection District 27 — 7. Weld County Department of Building Inspection 27 8. Weld County Department of Public Health and Environment 27 — 9. Colorado Division of Wildlife 27 10. Weld County Sheriffs Office 28 — 11. Town of Frederick 28 12. Colorado Geological Survey 28 13. Weld County Department of Public Works 28 — 14. Town of Mead P8 15. City of Longmont 28 — 16. Town of Firestone 28 17. State of Colorado, Water Conservation Board 28 - 18. State of Colorado, Division of Minerals and Geology 28 Attachment C: Exhibits — - Planned Unit Development(PUD)Application - Exhibit 1 Road Access Exhibit 2 %V\V/IRVAII l I L/A\IWqSS Change of Zone Development Guide•Page ii St. Vrain Lakes Planned Unit Development (PUD) _ Change of Zone Development Guide A. ENVIRONMENTAL IMPACTS (Component One) 1. Noise and Vibration The community will be located near an existing noise environment created by Interstate 25. Most of the future noise or vibration generated and introduced by the community into this existing condition will occur during the construction phase of development. Harthrnoving equipment and other noise associated with construction will likely create an increase in noise and vibration, but is considered temporary. 2. Smoke, Dust and Odors _ Similar to the impacts created by the introduction of noise and vibration, impacts from smoke, dust and odors will likely be generated during the construction phase of development. These impacts are also considered temporary. In keeping with state regulations, steps will be taken to minimize dust created by construction. No other uses that generate smoke, dust or odor are proposed for the community. 3. Heat, Light and Glare As with the construction of any new development, the placement of new pavement, windows, and glass would inherently increase heat, light, and glare in the short term. However, with implementation of the proposed PUD, street tree plantings along with new park and open space acreage will be created within this new development that would contribute to a reduction in heat, light and glare. Research indicates that street trees lower ambient air temperatures (Nowak and — Crane, 2000). It also follows that street tree canopies will reduce light and glare from any new structures. Given the relatively short period of time for the canopies to develop, temporary impacts of heat, light, and glare from the community could be anticipated but would be incrementally reduced over time. 4. Visual/Aesthetic Impacts. The introduction of a new community to an existing, non-urbanized setting will inherently change the visual appearance of a site. The existing visual setting of the area is that of a broad, high-plains agricultural field with a mixture of pasture grasses and weedier plant species. Interspersed on this landscape are groupings or individual native cottonwood trees along with other introduced species occurring near several existing farmhouses or drainages. - _ The overall existing landscape texture is varied with colors ranging from springtime green to golden-grey in overall appearance. The southern end of the site, with the existing lakes and river, has more diversity in landscape texture and color. With implementation of the proposed PUD, a SSu\y/IR/A\II Igl IL/AIKEg Change of Zone Development Guide•Page 3 more suburbanized and yet more refined landscaped will be introduced. As articulated in Section 3, Landscaping Elements, the urbanized environment will be overlaid with a hierarchy of landscapes including a number of new street trees, parks and open space areas, and a new water feature at the heart of the community. The existing lakes and river will remain essentially unchanged with the exception of enhancements proposed for the lake edges. Further, it is anticipated that implementation of design standards and guidelines for the built environment will serve to enrich, enhance, and broaden the existing visual and aesthetic character. Included in this Change of Zone are typical landscape buffers. These buffers create landscape edges that will be planted with a combination of evergreen and deciduous plant material to help blend and buffer the community into the existing surroundings. Color criteria to help harmonize homes with their surroundings will be addressed in design guidelines. These design guidelines will be developed to insure a high level of design quality with emphasis on architecture that faces out to the edges of the community and along internal public edges. Plans for the community also include creating landscape edges that will be planted with a combination of evergreen and deciduous plant material to help blend and buffer the community into the existing surroundings. 5. Electrical Interference -- There are no land uses planned that would introduce electrical interference. 6. Water Pollution With the existing jurisdictional wetlands and waterways located on the site, care will be taken to avoid water pollutants. Such practices may include provision of on-going maintenance practices such as street sweeping, public education and outreach programs. The use of the linear drainage corridors or "bio swales" along with water quality ponds will also be used to act as natural filtration of pollutants. 7. Wastewater Disposal Wastewater disposal service for the community will be provided by the St. Vrain Sanitation District which has sufficient capacity at its nearby treatment plant located along the St. Vrain River, approximately one-half mile east of WCR 13. A trunk sewer main was recently extended west along the St. Vrain River to approximately WCR 91/2 and then north along WCR 9' to the existing properties located at the southeast corner of Interstate 25 and State Highway 66. The trunk main ranges from 18-inches to 30-inches in diameter and has been sized to accommodate the subject property, as well as others in the immediate vicinity. 8. Wetland Protection]Preservation As noted on the attached report Wetland Delination St. Vrain Lakes Development Project (ERO Resource Corporation, 2004) there are two "jurisdictional" wetlands under the authority of the — U.S. Army Corp of Engineers. Those wetlands are essentially located from the area between the river and central lake, and stretch diagonally across the site in a northwesterly direction. The — proposed community includes plans to sustain that existing wetland and introduce a trail all gy Lh\IK(CSS Change of Zone Development Guide•Page 4 within criteria under Section 404 of the Clean Water Act. Wetland impacts will be avoided, but any that may occur will be mitigated in accordance with the requirements of Section 404 of the Clean Water Act. 9. Erosion and Sedimentation Control Measures to prevent erosion and sedimentation into the river and lakes will be implemented. To help ensure limited erosion, all disturbed areas will be re-vegetated. Best Management Practices (BMP's) will be utilized during construction and will be phased to be fully effective. These BMP's will be removed as the disturbed area becomes re-vegetated. A general discharge permit associated with construction activities will be obtained from the State prior to land disturbance activities. At the time of platting, a more detailed grading and erosion control plan will be submitted. 10. Excavation, Filling and Grading As is typical with any new development, a certain degree of over lot grading will occur. Areas with significant topography, such as the south facing bluff, will be incorporated into the site plan to add interest into the overall site plan. This approach creates a more organic urban form that can capture views of the Front Range or access the nearby lakes and river. The community will be designed in a manner to minimize any import or export of material. 11. Drilling, Ditching and Dredging There are also several existing oil and gas well sites located within the community. An agreed- upon radius or setback surrounding each of the well sites is illustrated within the sketch plan. An agreement with the oil surface user (Kerr-McGee) is included in the submittal. The agreements for the leased well sites allows for continued drilling under certain circumstances. The No. 3 Outlet Ditch is an existing ditch located in the northwest corner of the community and is planned to be slightly realigned with existing entry and exit points remaining in the same location. No new irrigation ditches will be created and no dredging of existing jurisdictional wetlands or waters are proposed. A master drainage study has been prepared and is part of this submittal. 12. Air Pollution According to the Traffic Report prepared for St. Vrain Lakes, at the 20-year timeframe build out for the community, there will be approximately 4,800± to 5,100± new residential units added to this area of Weld County. This will result in approximately 46,649 new external vehicle trips - per day at full build out in 15-20 years, as well as increase internal vehicle trips. This increase in auto trips will, in turn, increase the level of auto emissions. Several plan elements are proposed - to mitigate some of that increase. The overall roadway and pedestrian-way interconnectivity presented on the sketch plan is intended to provide greater circulation efficiency. Further, placement of trip-generating land uses in close proximity to one another such as residences, S5I wIr?/A\II ICI /al Change of Zone Development Guide•Page 5 schools, parks, recreation centers and commercial land uses in proximity to one another will provide an opportunity to walk, or bike, to and from those land uses. The Regional Transportation District (RTD) currently has commuter bus line service to the Denver area from Longmont. Greyhound Bus service is also provided from Greeley to Fort Collins or Denver. Provision on the change of zone is made for bus stops at key locations as linkages to the regional bus services for commuters going into Denver to the south or Fort Collins to the north. Other plan elements, such as street trees, may contribute to a reduction in air pollutants. Research has been completed in recent years which indicates that street trees are shown to lower ambient air temperatures and can act as filters to dust and air pollutants (Nowak and Crane, 2000). 13. Solid Waste Trash and recycling collection will be provided within the community. There are four operating landfills, either existing or planned, in Weld County that allow municipal solid waste: North Weld Sanitary Landfill, Denver Regional Landfill, Front Range Landfill, and the upcoming East Weld Sanitary Landfill at Buffalo Ridge. Fees for trash collection will be part of Homeowner's Association dues and the HOA will contract with solid waste management providers. Any existing on-site trash will be, or is in the process of being, removed and disposed of off the property. 14. Wildlife There were two raptor nests found within the community during the site assessment for the proposed PUD as noted in the attached Natural Resource Assessment Report (ERO Resources Corporation, 2004). One of the nests, located on the west side of the community along WCR 11, is a great horned owl nest. The other, located on the east side of the community near WCR 13, is a red tailed hawk's nest. Appropriate buffering from nest sites will be provided if necessary during final plan development. The Colorado Division of Wildlife (CDW) identifies the portion of the St. Vrain River within the PUD area as bald eagle winter concentration and foraging area. As is recommended by the CDW, if bald eagles are found to roost along the St. Vrain River a buffer of a one-quarter mile radius of the roost site between November 15 and March 15 should be implemented with activities such as _ construction not occurring within the buffer during this winter period. Other habitat of non- listed species found near the river and lakes will be maintained. The existing gravel pit lakes are planned to be improved with vegetation and other natural methods. These improvements will enhance natural habitat. 15. Natural Vegetation — - Conversion of the existing agricultural fields to urban development will require removal of the introduced pasture grass vegetation. The proposed preservation of the river edge, the jurisdictional wetlands, and enhancement of the lake edges will, in turn, maintain natural vegetation found in SSu\�/R/\II Im LG\IK(CSS Change of Zone Development Guide•Page 6 these areas. Efforts will be made in implementation of the proposed PUD to maintain the existing large cottonwoods, and other mature trees found scattered throughout the site. Undeveloped areas will be farmed until they are ready for development. Some of the areas in the final phases will continue to be farmed for approximately the next twenty years. 16. Radiation/Radioactive Material There are no plans to introduce radiation or radioactive material to the community with implementation of the proposed PUD. 17. Drinking Water Source Little Thompson Water District will supply domestic water for the community. Water service is available to the site through an existing 18-inch water main, jointly owned by the Little Thompson Water and the Central Weld County Water districts. A dual water system will be provided for potable and irrigation that will reduce the overall treated domestic water consumption by the community. 18. Traffic Impact Within the attached report, Traffic Impact Analysis St. Vrain Lakes, (hereinafter "traffic report") prepared by LSC Transportation Consultants, a preliminary estimate of the amount and directional distribution of vehicular traffic for buildout of the proposed PUD is presented. In addition, the report provides recommendations on the external roadway improvements. Section B- 6 of this document, Traffic Impact Analysis, details findings of that report. Access points to the site were determined in conjunction with Weld County and the Colorado Department of Transportation. Those access points are indicated in the report and reflected in the master plan. B. SERVICE PROVISION IMPACTS (Component Two) As part of the MUD overlay district, the community will be served by existing providers as noted in Appendix 26-B of Chapter 26, Mixed Use Development, of the Weld County Zoning Code. Build out of the proposed PUD will increase service requirements of the various providers in the MUD area. 1. Schools The community is located within the St. Vrain (RE-IJ) School District. The sketch plan illustrates three school sites. 2. Law Enforcement The Weld County Sheriff's Department provides law enforcement protection services to this area of the county. It is anticipated that in the build out of the proposed PUD, a sheriff substation may be warranted in the community. The sketch plan illustrates a site for a municipal center SSI\yl ^vi l it ain«SS Change of Zone Development Guide•Page 7 located on the south end of the community that would be an appropriate location for the substation. 3. Fire Protection The community is located within the Mountain View Fire Protection District. In anticipation of build out of the proposed PUD, a new fire substation may be warranted. The sketch plan defines a land use area that is being planned for future municipal uses, located on the southern portion of the community that would include land for a substation. 4. Ambulance Mountain View Fire Protection District will be providing emergency medical treatment and ambulance service to the community. 5. Transportation The proposed community includes plans to construct the roadway cross-sections for external major and minor arterials within and immediately adjacent to the community, with improvements required for all surrounding external roadways including SH 66, WCR's 91/2, 11, 13 and 28. Implementation of the proposed PUD will include construction of one-side of each major roadway right-of-way. Construction of the other half of each roadway will be completed by property owners accessing the other side of each road. Roadway maintenance for SH 66 will be provided by the Colorado Department of Transportation. The developer is working with Weld County to provide a plan, by which maintenance will be provided for the county roads. 6. Traffic Impact Analysis In the report, Traffic Impact Analysis St. Vrain Lakes, (hereinafter "traffic report") prepared by _ LSC Transportation Consultants, a preliminary estimate of the amount and directional distribution of vehicular traffic for buildout of the proposed PUD is presented. In addition, the report provides recommendations on the external roadway improvements. Methodology. The traffic analysis report was prepared using five different analysis procedures including: • Assumed build out of the proposed PUD by year 2025. • A review and analysis of present roadway and traffic conditions in the vicinity of the community and a review of planned and proposed roadway improvements in the general vicinity. • A determination of the average weekday vehicle-trip generation for the proposed development. SSu y/Rm ICI L/\InISS Change of Zone Development Guide•Page 8 • A determination of the future average daily traffic volumes in the vicinity of the community. • An evaluation of the impacts of site-generated traffic expressed in terms of the development's traffic as an increment of total projected traffic on the surrounding roadway system. • A determination of appropriate roadway classifications and number of lanes for the roadways within and in the vicinity of the community. Amount of Vehicular Traffic. According to the report, at a 20-year timeframe buildout, an estimated 46,649 external vehicle trips would be generated on an average weekday from the proposed development. These trips are distinct from internal vehicle trips — those traveling to or from residential zones, going to or from retail, school, or office park zones. Conversely, external vehicle trips are those that assume trips out of the community that would impact major roadways surrounding or in the vicinity of the community. The area roadways that were analyzed include the following: Directional Distribution of Traffic. The traffic report concludes the following distribution for the residential zones generated by development of the site: • 20 percent captured within the site; • 30 percent to/from the south (varies depending upon the location within the community and proximity to either the 1-25 Frontage Road or WCR 13); • 25 percent to/from the west on SH66; • 5 percent to/from the west on WCR 28; • 5 percent to/from the east on WCR 28' • 5 percent to/from the east on SH66; and • Remaining site-generated traffic is expected to be oriented to/from other paths. The traffic report recommends the following improvements to external roadways to accommodate future PUD buildout: Recommended Roadway Configuration Recommended Location Six Lane Roadway • SH 66 between I-25 and WCR 11 Four-Lane Arterial Roadways • SH 66 east of WCR11 (two lanes each direction with turn lanes where needed) • WCR 91/2 • WCR13 • WCR 28 east of WCR 9 1/2 Two-Lane Collector Roadways • WCR 11 — (one lane each direction with turn lanes where needed) • WCR 28 west of WCR 9 1/2 • the 1-25 Frontage Road • other roadways internal to the site SSiJ\MAI ICI L/AIK(CSS Change of Zone Development Guide•Page 9 The report concludes that with construction of recommended lane improvements, through the year 2025, the traffic generated by development can be accommodated by the future roadway system at acceptable levels of service. As indicated in the report, most of the traffic would be distributed to major roadways surrounding the community such as I-25 and SH 66, such that the impact to the surrounding communities would not be significant. 7. Storm Drainage A Master Drainage Study was prepared for this community and is provided as an attachment. Storm water will be collected throughout the community by open swales, roadways and an underground storm drainage system. These drainage facilities will route the storm water runoff to regional detention basins provided within the community. The detention basins will detain the storm water runoff and then release it at historic rates. The regional detention basins will also provide a water quality function. 8. Utility Provisions As illustrated on the attached Site Analysis, there are two, 100± linear-foot open space easements that cross in two different locations from west to east, mid-way on the community. These linear corridors are existing gas and electric easements that are planned to be maintained as open space and trail corridors in the proposed PUD. The existing irrigation ditch (No. 3 Outlet Ditch) is planned to be realigned to the west. An agreement was finalized between the ditch company and Canna. Coordination will also be required with the neighboring land to the west for the east/west sewer line connection to the sewer treatment plant east of the community. 9. Water Provisions Both domestic and irrigation water will be available to the community via a dual waer system. Domestic water sill be supplied from existing and proposed water mains. For irrigation water, treated effluent volumes from the site will be calculated and an equivalent amount of water will be diverted from the St. Vrain River into the community's southern ponds. This water will be utilized to irrigate residential and community landscaping. Documents and agreements related to the water needs for this community are included with this submittal. 10. Sewage Disposal Provisions A portion of the planned community is located within the St. Vrain Sanitation District service area. Approximately 720-acres of the community will require annexation into the district. In addition to district annexation inclusion fees, the developer is required to participate in a reimbursement agreement associated with construction of the existing trunk sewer main along the St. Vrain River.— - - The trunk sewer main extends west from the sewer plant along the St. Vrain River to approximately Weld County Road 9'/z and then north along Weld County Road 91/2 to the existing properties located at the southeast corner of Interstate 25 and State Highway 66. The trunk main ranges in size from 18-inches to 30-inches in diameter. The trunk main has cst\"/R/A\II ICI L/A\IK(CSS Change of Zone Development Guide•Page 10 sufficient capacity to service the community at buildout, as well as other development in the immediate vicinity. St. Vrain Sanitation District's treatment plant is located approximately one-half mile east of Weld County Road 13, along the St. Vrain River. The district's original treatment plant was constructed in 1987, along with a core collection system. Five major line extensions along with numerous sub-division collection systems have been subsequently completed. Connections to the system through June 2003 included 2,551 residential taps, a 210-unit mobile home park, and 124 non-residential taps, totaling 3,904 Single Family Equivalents (SFE). The district's wastewater treatment plant was recently upgraded in April 2002. The plant currently provides a treatment capacity of 3.0 million gallons per day (mgd). The plant is currently treating approximately 725,000 gallons per day. The plant is currently operating at approximately 24 percent of total capacity. 11. Structural Road Improvements Plan The internal vehicular circulation plan for the St. Vrain Lakes community is proposed as a hierarchy of interconnected streets. The plan's intent is to provide well-organized vehicular circulation and access, as well as safe pedestrian and bicycle access throughout the community. One of the overall circulation concepts illustrated by the sketch plan is an internal street circulation pattern that will allow for distribution and disbursement of internal traffic out to the arterials. The configuration of the internal street circulation pattern orients local streets to feed to neighborhood links or directly out to the arterials. Some of the intersections planned onto major arterials are proposed as full intersections that would potentially be signalized, while others are proposed as half or three-quarter intersections allowing right-in, right-out configurations. Another concept within the circulation plan intended to slow traffic internally is in the proposed use of traffic circles. These "traffic calming" devices create interest points in the circulation pattern and inherently slow traffic. Regarding general roadway surface/subsurface maintenance and snow plowing, the developer is working with Weld County Public Works Department to establish an appropriate service fee structure as part of the Metropolitan District's fee structure. As part of the overall sketch plan concept, a hierarchy of street cross-sections were developed and are attached that identify the configuration of each roadway type. As illustrated, ten different roadway cross-sections will be utilized within the community. Following are descriptions of each cross section and where that roadway type will occur on site. A. Major Arterial As determined under the Traffic Impact Analysis prepared for the community, four major arterials are planned within and surrounding the community including: WCR's 9'/z, 13, and 28; — along with SH 66. The roadway right-of-way for SH 66 is 200-feet; and the rights-of-way for WCR 91/2 and 13 are planned at 140-feet; and 110-feet for Hwy 28. See street sections -' attached. 5517\y/II22/A\II Inl L/A\Irm Change of Zone Development Guide•Page 11 — B. Minor Arterial WCR 11 is proposed as a minor arterial, as determined under the Traffic Impact Analysis prepared for the community. Within this configuration, a 90-foot right-of-way is planned. C. Neighborhood Link. There are several roadways defined as "neighborhood links" that internally connect the planned community by supporting a greater amount of traffic than the local roads and serve to distribute traffic to the surrounding arterials. These neighborhood links are identified in the Change of Zone with sections of this type of street included. D. Local Roadways The local roadways internal to the PUD are proposed to have a variety of right-of-way widths. The goals are to create aesthetically-pleasing street scenes, safe and efficient distribution of traffic, and lower maintenance costs. The site sections proposed have been used very effectively in many of the surrounding communities along the Front Range. See attached street sections. E. Alleyways Alleyways are proposed for the higher-density townhome or single-family cottage areas with a 16- ._ foot right-of-way and seven foot setbacks on either side. The alleyways would be "crowned" at the top with drainage flowing to the valley pans proposed on both sides. Ownership and maintenance of the private alleyways will be by the Metropolitan District. See attached street section. — 55-1\so lo' /firm Change of Zone Development Guide•Page 12 i 4 a E s' 0 8 • \ I N --:I .. 5 rul s . , N r � ; _ ' _ g N — : r r8 - E l \ a_1 m; !:a' a a $ w a fn N I! ms g t 1 I ,_ A N me St 2. Fie \ re m= m _ z a PI - • • r . J ti \ `'1 - r. kQ § - �i ' CCO o- \ -i w2 2 a Q r--. u 4 NEIGHBORHOOD LINK STREET 90' R.O.W. SIDE TREE PARKING BIKE TRAVEL MEDIAN TRAVEL BIKE PARKING TREE SIDE /WALK/ LAWN LAWN WALK �2' 5' 7' 8' /4' / 14' 10' 14• /4•/ g• 7 / 5• p� — . ei • • LINK STREET 90' R.O.W. GENERAL NOTE: The proposed street sections are part of this PUD submittal and are designed to create a safer, more livable, and aesthetically pleasing community. These standards have been used and are currently being built in many municipalities throughout the Front Range.They have been proven to provide efficient movement of traffic while at the same time providing a very walkable framework of streets. .--r, %or\v/Rh\I n L/\KM Change of Zone Development Guide•Page 14 RESIDENTIAL LOCAL 55' R.O.W. SIDE TREE TREE SIDE WALK LAWN LAWN WALK f VARIES / 1/ /5 6' 28' 6' 51-74 VARIES 7122 reariN ti I tac RESIDENTIAL LOCAL STREET 55' R.O.W. GENERAL NOTE: The proposed street sections are part of this PUD submittal and are designed to create a safer, more livable, and aesthetically pleasing community. These standards have been used and are currently being built in many municipalities throughout the Front Range.They have been proven to provide efficient movement of traffic while at the same time providing a very walkable framework of streets 55L?\y/R/'A\II NI L/*\IKU% Change of Zone Development Guide•Page 15 RESIDENTIAL LOCAL ACCESS / 55' R.O.W. / SIDE TREE TREE SIDE WALK LAWN LAWN WALK / ' / ,/ VARIES // 5 6 24' 6 5 // VARIES C • a r la 01l[ti,az�ariit RESIDENTIAL LOCAL ACCESS STREET 55' R.O.W. GENERAL NOTE: The proposed street sections are part of this PUD submittal and are designed to create a safer, more livable, and aesthetically pleasing community. These standards have been used and are currently being built in many municipalities throughout the Front Range.They have been proven to provide efficient movement of traffic while at the same time providing a very walkable framework of streets SSbr\y/Rh\II ICI Lh\In % Change of Zone Development Guide•Page 16 EASEMENT R.O.W. EASEMENT / T 16' / 7. / ALLEY 16' R.O.W. -- GENERAL NOTE: The proposed street sections are part of this PUD submittal and are designed to create a safer, more livable, and aesthetically pleasing community. These standards have been used and are currently being built in many municipalities throughout the Front Range.They have been proven to provide efficient movement of traffic while at the same time providing a very walkable framework of streets 55 17-\y/I°nR/A\II Inl L/A\IraSS Change of Zone Development Guide•Page 17 C. LANDSCAPING ELEMENTS(Component Three) Consistent with Section 26-6-60, the Landscape Plan for the St. Vrain Lakes Community PUD will ensure that the aesthetics of the site are compatible to that of the surrounding land uses and will help create a sense of place. 1. Landscape Focal Points The overall Landscape Concept for the St. Vrain Lakes community is based on the preservation and enhancement of the natural environment. Landscape features to be located in and around _ the community are intended to create a sense of arrival and community identity. Among the key landscape elements being used to achieve these goals are the approximately 100 acres of lakes along the southern edge of the community. As illustrated on the Landscape Plan, the edges of the lakes are proposed to include a variety of open space amenities from hiking trails and a boardwalk, to small beaches, a fishing pier, boat launch, picnic grounds, a fresh water swimming beach, and boat docks. Connections to the future extension of the St. Vrain River Greenway are planned that will provide a recreational open space link from this community to the City of Longmont. Also illustrated on the Landscape Plan are riparian drainages that cross the site, some of which were delineated by ecologists and the Anny Corp of Engineers as "jurisdictional wetlands." These _ linear drainages are proposed to include trails to act as "fingers" of open space that help interconnect the community. The linear drainages will also be used as natural transportation channels for storm water conveyance and detention. A new pond is planned at the "heart" of the community that will create a central open space amenity and community focal point, with a recreation center planned overlooking the water. Whenever possible, drought tolerant and native plant species will be incorporated into the plans to help blend into the existing Colorado High Plains environment and to conserve water usage. 2. Perimeter PUD Landscaping Landscape buffers are planned on all edges of the community especially along the edges of Highway 66 and the County Roads adjacent to the community's boundaries. The landscaped edge along the I-25 corridor will be consistent with the requirements of Chapter 26 of the Weld County Code. These edges are designed to provide an aesthetic landscape buffer that will help to define the community identity. An additional 30-foot landscape buffer is planned adjacent to commercial land uses along all arterial boundaries, and an additional 20-foot landscape buffer is planned adjacent to residential land uses along arterials. Each landscape buffer includes a _ combination of deciduous and evergreen plantings. The other major planned roadways surrounding the community WCR's 9'/z, 11, 13 and 28 are planned to have landscape buffers ranging in size from 18- to 20-feet in width. Parking areas adjacent to these edge roadways will be buffered through the use of evergreen trees, shrubs, berms and low walls. For a graphic illustration of these buffers, refer to sheet 18 of the Change of Zone plans. A continuous SSb�\mA\II ICI L/mSS Change of Zone Development Guide•Page 18 pedestrian path will be provided as well as connections to adjacent open space trails systems and walkways. 3. Entries into the PUD Major entries into the community are planned to be landscaped with a combination of deciduous, evergreen and ornamental trees, perennial massings and signage. To establish these locations as entry monumentation points into the new community and provide a unifying element throughout, the various entry areas are proposed with related landscape treatments and monumentation. This approach will reinforce the sense of arrival and strengthen the overall community identity. Major arterial intersections will have a greater degree of landscaping including ornamental trees (with flowers or fall color) as well as massings of perennials. Smaller "focal" intersections are proposed to have similar plant material configurations and compositions as the larger intersections but with less intensive plantings. The landscape plans for the community will be consistent with the Mixed Use Development (MUD) district plant palette and guidelines. 4. Street Trees for Walkable Streets One of the overall goals of the proposed community is to create an amenitized and walkable place to live. In an effort to encourage residents to walk to the various planned amenities including the parks, schools, commercial/retail sites and waterfront recreation facilities, an interconnected trails system and streetscape will emphasize a pedestrian scale. Among the planned elements that will help to establish a pedestrian scale are walkways detached from the street with broad canopy tree plantings. Given an attractive and shaded walkway, with focal points of activity located in reasonable distance, residents of the community will be encouraged to walk. Other benefits of a walkable community include neighbor interaction, a greater sense of community and security as neighbors become familiar with one another. A friendly, aesthetic ambiance will also help to maintain community value and desirability over time. 5. Street Trees for Neighborhood Links There are several "neighborhood link" roadways that span the majority of the planned community. These roadways are planned as walkable streets with special street tree plantings that include both broad canopy deciduous trees in combination with smaller ornamentals to provide a spring/summertime flower display or autumn color accent. The planned use of color variety in plant material will help to identify these roadways and provide greater efficiency in circulation. 6. Open Space Landscaping — With an overall goal of providing a park or open space area within walking distance of each residence, there are approximately 334 acres, or 25 percent, of the proposed PUD designated as parks, open space, ball fields or water areas. The plan features linear open space areas surrounding SS'd\mII ICI L/A\I��CSS Change of Zone Development Guide•Page 19 the lakes and central pond; a park complex with ball fields along with sufficient land set aside for a potential recreational facility; Metropolitan District-maintained waterfront recreation facilities; open space corridors; and small to medium sized parks within neighborhoods themselves. Open space landscaping will vary throughout the community depending upon the location and the conditions that need to be met as described below. 1. Wetlands. Areas surrounding the jurisdictional wetlands will be maintained in a natural condition and where possible, a crusher fines trail will follow these corridors. 2. Gas and Electric Easements. Linear corridors for the gas and electric easements will also maintain a naturalized appearance. Drought tolerant grasses and trees will be incorporated into these areas. Trails of varying sizes are proposed and would include both hard and soft surfaces (either paved or with crusher fines). 3. Open Space Corridors. Other open space areas such as those in linear corridors adjacent to roadways or in buffer areas are envisioned as transitional areas finished as _ "enhanced native landscapes." These areas would be restored landscapes that mimic the natural high-plains. Disturbed areas will be re-graded and re-vegetated with drought tolerant plantings of mowed and un-mowed grasses, informal groupings of deciduous trees, evergreen trees, and shrubs. There would be minimal maintenance and intermittent irrigation to help establish newly seeded areas. Trails with similar - characteristics as noted above would be implemented. 4. Parks. Proposed within St. Vrain Lakes, is a hierarchy of parks and open space areas for the private use of members of the St. Vrain Metropolitan District. These parks and open space areas will be differentiated by the types or degree of recreational uses, and the landscape character within each area. Most of the planned parks will be developed as more heavily maintained spaces that transition into "enhanced native landscapes." Park character would be that of a landscaped space that includes earthmoving to create a refined topography with earthen berms. Plantings would include both formal and informal tree and shrub massings with use of turf grass, regular maintenance and irrigation. Some of the park spaces will include site furnishings and facilities oriented toward the type of park and anticipated use. Descriptions of park prototypes are provided below in Section E — Common Open Space Usage. 7. Maintenance Maintenance of the proposed landscaping will be provided by the Metropolitan District. 8. Landscaping Water Availability Both domestic and irrigation water will be available to the community via a dual water system. For irrigation water, treated effulent volumes from the site will be calculated and an equivalent mount of water sill be diverted from the St. Vrain River into the community's southern ponds. SR\y/IWAII ICI L/A\l U!S% Change of Zone Development Guide•Page 20 This water will be utilized to irrigate residential and community landscaping. Documents and agreements related to the water needs for this community are included with this submittal. D. SITE DESIGN (Component Four) 1. Unique Site Features as Basis for Community Site Design The site plan as designed creates a unique sense of place and identity for the community. The existing St. Vrain Lakes and St. Vrain River, along with the various riparian drainages, gently sloping topography with Front Range views, and the occasional stands of trees provide an -' exceptional setting that is the foundation for the overall design of the new community. Inherent in the site design concept for the PUD is an interconnected pattern of streets that are established around the site's existing physical amenities. The street pattern is intentionally aligned to capture distant mountain views, access open space areas, and respond to the topography. It is also intended to provide walkable access from the neighborhoods to the various site amenities including waterfront parks, pocket parks, schools, and commercial areas. This patterning of streets is intended to "knit together" and create a pedestrian-friendly, interconnected community. Drainages that cross the site are proposed with trails to create "fingers" of open space that also help interconnect the community. These linear drainages would also be used as natural storm water transportation channels, and for storm water detention. A new pond is planned at the "heart" of the community that will create a key community focal point and a centrally-located open space amenity. Further enhancing this amenity, is a planned recreation center designed to overlook the water. A variety of home types, sizes, and price ranges are planned from townhomes to single family detached residences. This range of home types and prices are intended to allow a long-term lifestyle at St. Vrain Lakes, with move-up or move-down opportunities within the community itself. 2. Consistency of Chapter 22 of Weld County Zoning Code The Mixed Use Development (MUD) area for the community was amended to include the St. Vrain Lakes PUD. As such, the plan seeks to realize the intent of the MUD by creating a community identity with livable residential neighborhoods interconnected with open space and recreational opportunities, schools, municipal facilities and commercial centers. 3. Compatibility within the PUD Zone District The planned community is located entirely within the Mixed Use Development (MUD) area along the I-25 corridor in Weld County. Under Chapter 26 of the Weld County Code, the planned community is consistent with the Goals, Policies and Development Standards established for the MUD area. Within this planned PUD, several densities of residential uses are planned along with civic, parks and open space and schools. In addition to the focal points created by the $58 vaAlm osinaSS Change of Zone Development Guide•Page 21 schools, parks and recreation areas, there are two commercial centers planned along State Highway 66. All of the plan components for St. Vram Lakes PUD are consistent with the recently amended I-25 Mixed Use Development (MUD) Structural Plan Map. 4. Compatibility with Surrounding PUD Zone District The community is compatible with the surrounding areas. Currently, the St. Vrain Lakes community site is bordered by agricultural land, however the area surrounding the site is in various phases of development. To the west is a mixed-use development with employment center type uses on the I-25 frontage and residential uses further to the east. To the north, there are planned residential uses along WCR 28 and commercial uses along State Highway 66 frontage. With the St. Vrain Lakes and a portion of the St. Vrain River forming the southern-most boundary of the community, the lake edges and river will help connect the site with the future extension of the St. Vrain River Greenway from the City of Longmont. 5. Flood Hazards,Geologic Hazards or Airport Overlay Districts within PUD The lake area, as well as some of the adjacent ground north of the lakes is within the Federal Emergency Management Agency (FEMA) 100-year designated flood plain for both the river and the lakes. A Conditional Letter of Map Revision (CLOMR) was processed with a previous development proposal for a portion of the community known as the "Riverdance." The CLOMR will be amended based on anticipated improvements for the community. No geologic hazards have been identified on the PUD site. There is no Airport Overflight Zone, or other overlay related to airports, located within the PUD site. E. COMMON OPEN SPACE USAGE (Component Five) 1. Intent There are over 334 acres of new parks, recreation areas, and open space areas planned for the community, representing 25 percent of the overall development area. With nearly one-quarter of the community set aside as parks and open space, the County's standard requirement of 15 percent of the overall development area is exceeded by this provision. 2. Park Prototypes A hierarchy of parks are provided within the community, ranging in size and characteristics. A number of the planned parks will be more heavily manicured and maintained spaces with transitions into "enhanced native" landscapes. Park character tend toward a refined topography -somewhat different from the'naturalized open space corridors, with creation of earthen berms and both formal and informal plantings. Pocket Parks. There are three pocket parks planned within the community from one-acre in size and smaller. Oriented toward passive recreation, the pocket parks would typically include SS-v\mII ICI /A\WE $ Change of Zone Development Guide•Page 22 open play areas, benches, tot lots and small shelters. An illustration of a prototypical pocket park is provided in the Change of Zone. Neighborhood Parks. Five Neighborhood Parks are planned throughout the community ranging in size from 2.8 acres to 7.6 acres. Typical neighborhood parks will include ball fields, sport courts, tot lots, picnic facilities, benches, and covered structures for shade and gathering. Ball Fields, Park, and Municipal Complex. Located near the southern entrance to the development along WCR 9'/z is a proposed 22.9-acre municipal complex and an 18.6-acre park. Planned community facilities at the municipal complex include a Weld County Sheriff substation, a Mountain View Fire Protection District substation and, potentially, a branch of the Weld Library District. Regulation-play ball fields for soccer and baseball are planned as part of the adjacent park. Waterfront Recreation Facilities. Two waterfront recreation facilities serving the future residents of St. Vrain Lakes are planned for the community. One facility is planned at the larger of the St. Vrain Lakes and is referred to as the "River House Recreation Center." The lake provides opportunities for non-motorized water sports such as sailing wind surfing, paddle boating, and fishing. Access for these water sports would include a boat launch and a small boathouse and docking facility, and a fishing pier. Other water-oriented amenities proposed for the River House Recreation Center include a beach and sand volleyball area, and an outdoor — swimming pool with a beach/pool house that includes a concession stand and changing areas. A small island is planned with an overlook at the top accessible by soft surface trails that also access the other side of the lake via a low bridge. Opportunities for bird watching and educational/interpretive walking experiences will be created. The lake front recreation center is linked together with a perimeter trail system that transitions from a beach boardwalk to soft surface trail. The "North Recreation Club" overlooking the new central pond at the heart of the community, is planned as a secondary waterfront recreation facility. This recreation club is planned to emphasize the waterfront experience as a visual amenity with the pond providing a backdrop for the center. The club would provide indoor recreation facilities as well as outdoor patio spaces that would allow for dockside gatherings and parties. 3. Open Space Regulations The proposed common open space areas will be held in perpetuity by the Metropolitan District as permanent open space. The Metropolitan District will serve as the basis for ownership and maintenance of these permanent open space and recreation areas with mandatory membership for each residence owner. All other open space regulations under Section 27-6-80 of the Weld County Code shall also apply. SST\v/IZ/A\II ICI /A\ Change of Zone Development Guide•Page 23 E. SIGNAGE (Component Six) — 1. Intent The signage will meet the requirements of Chapter 23 and 26 of the Weld County Code. There _ are seven planned entry areas that will have signage monumentation in the community, four of those are planned as "minor" monumentation and three are planned as "major." Major community monument signage along WCR 9'/z includes a low stone wall in the character of a — naturalized stone outcropping, with water weirs and a pond feature near the shore of one of lakes along WCR 9'/z. 2. Signage Prototypes The signage monumentation will tie into a naturalized stone outcropping theme and establish these locations as key entry points for the community providing a unified element throughout. This design theme approach will reinforce the sense of arrival and strengthen the overall - community identity. G. MUD IMPACT (Component Seven) 1. Intent The planned community is located entirely within the Mixed Use Development (MUD) area along the I-25 corridor in Weld County. Under Chapter 26 of the Weld County Code, the - planned community is consistent with the Goals, Policies and Development Standards established for the MUD area. Within this planned PUD, several densities of residential uses are planned along with civic, parks and open space and schools. In addition to the focal points created by the schools, parks and recreation areas, there are two commercial centers planned along State Highway 66. These commercial locations are consistent with the regional I-25 Mixed Use Development (MUD) Structural Plan Map. The St. Vrain Lakes PUD and the Structural Plan Map are largely consistent with only minor deviations related to specific locations of different land uses within the site itself. — I-I. INTERGOVERNMENTAL AGREEMENT IMPACT (Component Eight) — 1. Intent There are no Intergovernmental Agreements that affect the St. Vrain Lakes Community PUD. SSu\4R/A\II ICI L/A\IK(CSS Change of Zone Development Guide•Page 24 Attachment A: Response to Weld County Department of Planning Services Comments 1. Written evidence will be provided concerning issues delineated by the State of Colorado Geological Survey prior to construction. Regarding erosion control, a general discharge permit associated with construction activities will be obtained from the State prior to land disturbance activities. At the time of platting, a more detailed grading and erosion control plan will be submitted. Regarding wetlands, a report prepared by FRO Resource Corporation for this site, Wetland Dejination St. Vrain Lakes Development Project is attached which identifies two "jurisdictional" wetlands under the authority of the U.S. Army Corp of Engineers as such any impacts that may occur will be mitigated in accordance with the requirements of Section 404 of the Clean Water Act. Regarding roosting sites and sensitive habitat, the applicant will be developing a management plan that will include restricting access to these sensitive areas at critical times in the nesting season. Further, a Conditional Letter of Map Revision (CLOMR) was processed for the site with a previous development proposal for a portion of the community known as the "Riverdance" or "Siegrist" project. 2. An agreement with the oil surface user (Kerr-McGee) is included in the submittal, stipulating that the oil and gas activities have adequately been incorporated into the design of the site with appropriate setbacks. -' - 3. The County Road Impact Fee Program is a topic to be addressed in continuing discussions with the Weld County Public Works Department. See draft of Memorandum of Understanding (MOU) included in this Change of Zone submittal. 4. Regarding the comments addressing roosting sites and sensitive habitat, the applicant will be developing a management plan that will include restricting access to these sensitive areas at critical times in the nesting season. 5. All items listed in the November 30, 2004 Department of Public Health and Environment letter will be complied with at the time of construction including the addition of restroom facilities around the lake. 6. Regarding the comment that the open space and trail corridors are intended for wildlife, please note that the corridors are intended for recreation with buffers established for appropriate separation from, and restricted access to, sensitive areas. This criteria will be included in a management plan to be developed and implemented by the applicant. 7. All items listed in the November 30, 2004 Weld County Department of Buildint and Inspection letter will be complied with at the time of construction. 8. The comments noted in item #8 are acknowledged regarding maintenance of internal roadways and roundabouts. Discussions with the Weld County Department of Public Works are SST wR/A\fln wag Change of Zone Development Guide•Page 25 continuing. See draft of Memorandum of Understanding (MOU) including with this Change of Zone submittal. _ 9. The final Traffic Impact Analysis report prepared by LSC Transportation Consultants, Inc. and dated August 1, 2005 is included in this Change of Zone submittal that specifically addressess the comments noted. 10. All requirements of the Department of the Army, Corp of Engineers shall be addressed including the requirements of Section 404 of the Clean Water Act, when applicable. 11. As noted in the response to State of Colorado, Office of the State Engineer comment below, the Special Use Permit for gravel mining and reclamation was issued in 1982. 12. The applicant has obtained a letter from the Outlet Ditch Number 3 representatives which stipulates that plans to relocate or improve the ditch will be coordinated and reviewed by the ditch company during the final plat stage for which the ditch relocation/improvement occurs. 13. All items listed in the December 2, 2004 Sheriff's Office Memorandum will be complied with at the time of construction. 14. The existing trash pit located on part of the property will be appropriately mitigated prior to construction. 15. The application for a Comprehensive Plan amendment was submitted for this project in January 2005 and approved by the County. 16. See Boundary ALTA survey or Change of Zone maps for recorded exemptions. 17. The applicant has met with the Town of Mead planner and no objections were noted. 18. Comment acknowledged. This issue will be addressed in future phases of the application process. 19. Included in this Change of Zone submittal under Section "C" is additional detail regarding treatment of open space and landscaping. Further, Section "A" above addresses issues related to wetlands and erosion control. Regarding specific Best Management Practices for erosion and sedimentation, please refer to the attached Master Drainage Report and Storm Water Management Guide prepared for this PUD by Carroll and Lange in July 2005. 20. This modification is reflected in the application, to include oil and gas production facilities. 21. Comments `A' through `H' are acknowledged. Details of each concern will be provided in future phases of the application process including final plans per phase. SSb� L/AILKESS Change of Zone Development Guide•Page 26 Attachment B: Response to Referral Agency Comments 1. Army Corp of Engineers All relevant requirements included in the November 8, 2004 Corp of Engineer's letter dated will be complied with at the time of development. 2. Longmont Soil Conservation District The applicant has obtained a letter from the Outlet Ditch Number 3 representatives which stipulates that plans to relocate or improve the ditch will be coordinated and reviewed by the ditch company during the final plat stage for which the ditch relocation/improvement occurs. 3. Colorado Department of Transportation The traffic impact study has been revised and is included in the Change of Zone submittal package for referral to Colorado Department of Transportation. 4. State of Colorado, Office of the State Engineer The Special Use Permit for gravel mining and reclamation was issued in 1982. 5. St.Vrain Sanitation District The applicant is currently working with the district to determine the necessary location of the — future North line infrastructure. The district is currently reviewing alternatives and sizing — requirements. The required easement will be dedicated, once the district and applicant determine - the final location. A portion of the property is within the district 208 service area, but has not — been formerly included into the district. The applicant will be processing a district inclusion of a portion of the property and will complete the inclusion process prior to the hearing for the Change of Zone plan. 6. Mountain View Fire Protection District All on- and off-site water distribution systems have been designed to meet the minimum fire flow requirements detailed in the Mountain View Fire Protection District letter dated November 18, 2004. All items addressed in their letter will be complied with at the time of development and construction phases. 7. Weld County Department of Building Inspection _ All items listed in the November 30, 2004 Department of Building and Inspection letter will be complied with at the time of construction. 8. Weld County Department of Public Health and Environment All items listed in the November 30, 2004 Department of Public Health and Environment letter _ will be complied with at the time of construction including the addition of restroom facilities • around the lake. 9. Colorado Division of Wildlife Regarding the comments addressing roosting sites and sensitive habitat, the applicant will be — developing a management plan that will include restricting access to these sensitive areas at critical times in the nesting season. wit\v/m'ICI Lia,m5 Change of Zone Development Guide•Page 27 '- 10. Weld County Sheriff's Office All items listed in the December 2, 2004 Sheriff's Office Memorandum will be complied with at the time of construction. 11. Town of Frederick Comment letter is noted. No response is required. _ 12. Colorado Geological Survey All items listed in the December 6, 2004 Colorado Geological Survey letter will be complied with at the time of construction. 13. Weld County Department of Public Works The applicant has been meeting with the Weld County Department of Public Works and is continuing to address comments received during the sketch plan process. A revised traffic impact study has been provided in the Change of Zone submittal packets. Street sections proposed are part of the PUD process with the aim to create a safer, more walkable community. The applicant is anticipating continued discussions with the public works department to resolve any issues that come up during the process. 14. Town of Mead Comment acknowledged. 15. City of Longmont Regarding the comment that a section of the PUD is located outside the I-25 Mixed Use Development (MUD) Area, it is important to note that the PUD is located entirely within the MUD area. Regarding the comment that the open space and trail corridors are intended for wildlife, please note that the corridors are intended for recreation. 16. Town of Firestone Comment acknowledged. 17. State of Colorado,Water Conservation Board Comment acknowledged. 18. State of Colorado, Division of Minerals and Geology Comment acknowledged. 557\'/M/A\II ICI OA aff 5S Change of Zone Development Guide•Page 28 Hello