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Home My WebLink About20060948.tiff r^ 111 Pioneer Urban Development Standards 3-10 Intent To create a community with a distinct sense of place that embraces and celebrates the rural character of the high plains prairie through stewardship and preservation. Pioneer will be a balanced and sustainable community that integrates the traditional rural heritage of Weld County into all aspects of the community from land uses to architectural detailings. It is the intent of Pioneer to blend into the landscape of southern Weld County by preserving prime irrigated agricultural land for use by local farmers by providing a transition of land uses that focus the high densities in the center and lower density along the perimeter, and by incorporating a prairie style character into the theming of the community. Contiguous open space that provides a balanced mix of active and passive recreational opportunities will be an integral element of Pioneer. Development will be clustered in order to provide for meaningful open space corridors which will include an extensive trail system that links the neighborhoods to local amenities such as �-. Main Street, schools and parks. 3-20: Goal 1- Enhancement and Preservation of Natural Resources The enhancement and preservation of natural resources and features. Policies 3-20.01 Preserve prime irrigated agricultural land for use by local farmers, the community and/or educational entities. 3-20.02 Restore the prairie through "best management" practices that preserve the integrity of the land. 3-20.03 Reclaim and manage valuable grazing land. 3-20.04 Preserve and enhance the integrity of the Box Elder Creek floodplains and drainage ways. When possible drainage ways shall be maintained in a natural state to ensure optimal re-charge and to preserve wildlife corridors. 1 2006-0948 r- 3-20.05 Promote and create agricultural and environmental education opportunities for area youth by working with local organizations such as 4H and FFA. . 1 n. cow v. t � ivy7 j► $ F ix in v I. IMP - IF 7 et 3-30: Goal 2- Balanced and Sustainable Community Create a balanced and sustainable community that includes a variety of land uses that are organized around a passive, active and agricultural open space system. Policies 3-30.01 Create a Main Street in the heart of the community to serve the neighborhood commercial and retail needs of the community. The neighborhood commercial village shall be reminiscent in character of rural communities throughout the West. ST r v� , n 86 _ II SH I`. u rt � i I . . ;�s _ .e.. ...� 3-30.02 Create small scale integrated commercial centers that are appropriately located and scaled to improve the livability of residential neighborhoods while avoiding strip development patterns and avoiding the creation of destination retail or business uses serving areas beyond the immediate community. These commercial uses should not exceed a 0.25 floor area ratio. ,^, 3-30.03 Uses within the neighborhood commercial centers may include financial institutions, day care centers, offices, 2 personal service establishments, restaurants, retail sales, civic and cultural facilities, places of worship, clubhouse and recreational facilities, and public gathering areas. 3-30.04 Build on the strength of existing businesses in Hudson and Keenesburg in order to ensure the economic viability of commercial retailers in the region. 3-30.05 Provide a diversity of housing types enabling citizens from a wide range of economic levels and age groups to live within the community. Create neighborhoods that may include one-acre cluster lots adjacent to existing agricultural areas, traditional single family lots as well as higher density town homes in the Main Street Vi illlaa s e..\\ s i di='\ E w ' , 11 11`11 1" 3 3-30.06 Incorporate site design techniques that provide convenient vehicular and pedestrian access to the neighborhood commercial areas from adjacent residential neighborhoods. 3-30.07 Utilize prime agricultural land for use by local farmers to produce marketable crops for distribution throughout the Colorado region. 3-40: Goal 3 - Cluster Residential Development. Cluster residential development by utilizing densities and neighborhood configurations that protect and preserve large contiguous areas of open space, prime agricultural land, important natural features and scenic views. Policies 3-40.01 The site's natural and environmental features shall be preserved, wherever possible, including but not limited to natural topography, drainage and vegetation. 3 3-40.02 Residential development shall occur on less sensitive areas preserving agricultural land, steep slopes, drainage ways and valuable landscape features. 3-40.03 Smaller lot sizes shall be allowed in cluster residential development in order create common shared open space for the residents. 3-40.04 Cluster development shall occur in such a manner as open space is contiguous throughout the community in order to provide meaningful pedestrian connections. 3-40.05 Transitional open space will be provided to ensure that adequate buffers are provided between residential development and existing agricultural operations. 3-50: Goal 4 -Sense of Place Provide a "sense of place" through use of community and neighborhood focal points which serve as areas for social gathering and community interaction. Policies 3-50.01 Create both formal and informal public spaces to provide a balance of active and passive recreational r^ opportunities as well as community focal points 3-50.02 Create internal neighborhood focal points, including parks, commons, greens and pedestrian courtyards that are placed within a convenient walk from each home. 3-50.03 Create a series of well connected streets, lanes, pedestrian paths and bikeways designed to encourage pedestrian and bike use and discourage high speed traffic. 3-50.04 Create a sense of connection between neighborhoods and the community. 3-60: Goal 5 - Community Theme To distinguish the community by providing a clearly defined and identifiable community theme to be reinforced by landscape, signage and monumentation and architectural detailing. Policies 3-60.01 Landscape areas will include areas that are naturalized and formal in character. Existing drainage corridors and passive open spaces are to contain naturalized landscape that is to consist of primarily native plants that are to be located in an informal arrangement. In 4 contrast, landscapes in close proximity to buildings and any intense activities will be formal in character and contain a larger variety of plants. 3-60.02 The design and use of materials for walls and fences with the community shall be coordinated with the design of the architecture in terms of color, quality, scale and detail. 3-60.03 All signage shall be designed and constructed to reinforce the character of the community and the established theme of each neighborhood. An overall signage program shall be developed for each neighborhood. 3-60.04 The location of Pioneer and the natural site characteristics have reinforced the need for a prairie style of architecture that will integrate with the site and respond to the character and climate of the high plains prairie. The architectural palette shall include indigenous materials and colors that will be compatible and emphasize the project character. �a�uiu i!i� IIIIIi1iI VIII 3-70 Goal 6 - Open Space Provide open space and recreational opportunities that are centrally located and accessible to the community and the region. Policies 3-70.01 Provide a balanced mix of active and passive recreational opportunities including but not limited to public and private parks, linear park greenbelts, integrated pedestrian corridors, and plazas. 5 1 r • 3-70.02 Provide open space linkages throughout the community to connect preserved prairie and farm land, manicured parks and community amenities with neighborhoods. 3-70.03 Provide public neighborhood parks that serve the active recreational needs of each neighborhood with elements such as tot lots, multi-purpose fields, and a looping pedestrian trail system. i `,fir 3: k . 3-70.04 Provide a public community park that serves the active recreational needs of the community. The facility may include soccer and baseball fields for youth leagues, tennis and basketball courts, as well as tot lots and trails for less formal use. 3-70.05 Provide a community center for the region which may include a public pool and/or indoor recreational facilities such as racquet ball and fitness center. 3-70.06 Provide an extensive trail system that links each neighborhood to adjacent schools, parks, open space and other amenities within the community. The trail system should also provide regional linkages along the Box Elder Creek corridors and any other appropriate locations. 6 ir „ @@ 1 1 ' tiii1 ,. 3-80: Goal 7 - School District Dedication To coordinate with Weld County School District 3J to provide school facilities for the students of the community in a timely manner. Policies 3-80.01 In conjunction with Weld County School District 3J develop a public school dedication fee policy. 3-80.02 Primary and secondary schools shall be provided for the students of the community within a reasonable distance of each neighborhood. 3-80.03 Locate schools adjacent to public parks in order to provide for shared use between the entities and to maximize resources. .--1/4 3-90: Goal 8 - Enhanced Environmental Resources To protect and, where practicable, enhance environmental resources within Weld County. Policies 3-90.01 Prime irrigated agricultural land shall be preserved and kept in production by local farmers. 3-90.02 Water conservation practices shall be incorporated into the design and maintenance of the landscaped areas within the community. 3-90.03 Non-potable water shall be used to irrigate landscape areas wherever possible. 3-90.04 Sustainable storm drainage practices will be utilized where practicable. Water quality and detention ponds will be incorporated into the community to control the impacts on the ground water and to control surface run off into adjacent agricultural land. 3-90.05 Adhere to National Air Quality Standards and, where possible, work to improve the air quality in the area by .-., providing an extensive pedestrian trail system that will 7 allow residents to walk or bike to local amenities instead of drive their vehicles. 3-90.06 New development shall minimize noise impacts on adjacent property owners. 3-90.07 Maintain the natural state of Box Elder Creek drainage way and other wildlife corridors to the greatest extent possible by clustering development and leaving contiguous open space corridors through the community for the movement of wildlife. 3-90.08 Areas disturbed by construction shall be re-vegetated with native plant species in a timely manner in order to deter soil erosion and run off. 8 3-100:Goal 9 - Public Facilities Provide public facilities to serve the needs of the community as well as southern Weld County. Policies 3-100.01 Provide water for the development and agriculture within community as well as the surrounding region. 3-100.02 Utilize districts to construct water and sewer treatment facilities to serve this community and surrounding areas where practicable. 3-100.03 Coordinate with the local fire and police in order to ensure that adequate resources are provided for fire and police protection. 3-100.04 Work in conjunction with local community organizations to provide amenities to the region. This may include enhancing existing facilities such as the fair ground, libraries, etc. 3-110:Goal 10 -Transportation System Integration Create an integrated system of streets, sidewalks, trails and bikeways that provides for optimal movement of people, bicycles and automobiles within the community to and from adjacent streets, developments and uses. Policies 3-110.01 Create a street system that provides multiple direct connections to and between both local and regional destinations. 3-110.02 Streets shall provide for both intra- and inter- community connections that knit separate neighborhoods together. 3-110.03 On-site pedestrian walks shall be provided to connect street sidewalks to primary building entries by the most direct route practicable. 3-110.04 Gated street entry ways into residential neighborhoods shall not be allowed. 3-110.05 Direct pedestrian access shall be provided to adjacent parks and open space. 3-110.06 As development occurs, the feasibility of a public transit system in this area will be examined. r 9 PIONEER DEVELOPMENT AREA ("PDA") LEGAL DESCRIPTION PARCEL A A PARCEL OF LAND BEING THE SOUTHWEST QUARTER OF SECTION 4, THE EAST HALF OF SECTION 5, ALL OF SECTION 7 AND 8, PORTIONS OF SECTION 9, 17 AND 18, TOWNSHIP 2 NORTH, RANGE 64 WEST OF THE 6TH P.M. AND ALL OF SECTION 32, TOWNSHIP 3 NORTH, RANGE 64 WEST OF THE 6TH P.M., COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 7, AND CONSIDERING THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 64 WEST OF THE 6TH P.M. TO BEAR NORTH 88°34'38" EAST, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO: THENCE NORTH 88°34'38" EAST, A DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING; THENCE NORTH 88°34'38" EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 7, A DISTANCE OF 2450.04 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 7; THENCE NORTH 88°33'53" EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 7, A DISTANCE OF 2624.23 FEET TO THE NORTHEAST CORNER OF SAID SECTION 7; THENCE NORTH 88°55'59" EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 8, A DISTANCE OF 2637.26 FEET TO THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 8; THENCE NORTH 00°36'02" WEST, ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SECTION 5, A DISTANCE OF 2623.67 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE NORTH 00°36'02" WEST, ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5, A DISTANCE OF 2617.72 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE SOUTH 89°00'37" WEST, ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 32, A DISTANCE OF 2638.29 FEET TO THE SOUTHWEST CORNER OF SAID SECTION 32; THENCE NORTH 00°24'55" WEST, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 32, A DISTANCE OF 2629.68 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 32; THENCE NORTH 00°25'26" WEST, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 32, A DISTANCE OF 2629.31 FEET TO THE NORTHWEST CORNER OF SAID SECTION 32; THENCE NORTH 88°47'51" EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 32, A DISTANCE OF 2635.28 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 32; THENCE NORTH 88°48'10" EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 32, A DISTANCE OF 2634.89 FEET TO THE NORTHEAST CORNER OF SAID SECTION 32; THENCE SOUTH 00°29'52" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 32, A DISTANCE OF 2638.79 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 32; THENCE SOUTH 00°29'48" EAST, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 32, A DISTANCE OF 2638.56 FEET TO THE NORTHEAST CORNER OF SECTION 5; Attachment-A- 1 THENCE SOUTH 00°14'13" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 5, A DISTANCE OF 2616.95 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 5; THENCE NORTH 89°09'35" EAST, ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SECTION 4, A DISTANCE OF 2624.68 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 4; THENCE SOUTH 00°04'11" EAST, ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 4, A DISTANCE OF 2624.85 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 4; THENCE NORTH 89°13'14" EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 9, A DISTANCE OF 2616.60 FEET TO THE SOUTHEAST CORNER OF SAID SECTION 4; THENCE SOUTH 01°13'26" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 9, A DISTANCE OF 2643.42 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 9; THENCE SOUTH 01°13'28" EAST, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 9, A DISTANCE OF 1818.33 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED IN BOOK 1636, PAGE 232 OF THE WELD COUNTY RECORDS; THENCE ALONG SAID PARCEL DESCRIBED IN BOOK 1636, PAGE 232 THE FOLLOWING TWO (2) COURSES; 1) SOUTH 89°40'42" WEST, A DISTANCE OF 1005.00 FEET; 2) SOUTH 01°13'28" EAST, A DISTANCE OF 825.00 FEET TO A POINT ON THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 9; THENCE SOUTH 89°40'42" WEST, ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 9, A DISTANCE OF 1658.01 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 9; THENCE SOUTH 89°40'42" WEST, ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 9, A DISTANCE OF 2663.01 FEET TO THE SOUTHEAST CORNER OF SECTION 8; THENCE SOUTH 88°54'40" WEST, ALONG THE SOUTH LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 8, A DISTANCE OF 1325.42 FEET TO THE EAST SIXTEENTH CORNER OF SAID SECTION 8; THENCE SOUTH 88°56'39" WEST, ALONG THE SOUTH LINE OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 8, A DISTANCE OF 800.86 FEET TO THE NORTHEAST CORNER OF THAT RECORDED EXEMPTION NO. 1305-17-2- RE2827 OF THE WELD COUNTY RECORDS; THENCE ALONG THE EASTERLY BOUNDARY OF SAID RECORDED EXEMPTION NO. 1305-17-2-RE2827 THE FOLLOWING THREE (3) COURSES; 1) SOUTH 43°30'34" WEST, A DISTANCE OF 760.92 FEET; 2) SOUTH 28°31'48" WEST, A DISTANCE OF 391.52 FEET; 3) SOUTH 12°08'48"WEST, A DISTANCE OF 451.95 FEET; THENCE NORTH 88°57'32" EAST, A DISTANCE OF 31.74 FEET; THENCE SOUTH 05°44'56" EAST, A DISTANCE OF 527.78 FEET; Attachment-A - 2 THENCE SOUTH 27°52'19" EAST, A DISTANCE OF 537.25 FEET TO A POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SECTION 17; THENCE SOUTH 01°17'57" EAST, ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 17, A DISTANCE OF 317.94 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 17, SAID POINT ALSO BEING THE NORTHEAST CORNER LOT B OF THAT RECORDED EXEMPTION 1305- 17-3 RE-3467 OF THE WELD COUNTY RECORDS; THENCE ALONG THE BOUNDARY OF SAID LOT B RECORDED EXEMPTION 1305-17-3 RE-3467 THE FOLLOWING THREE (3) COURSES; 1) SOUTH 01°19'55" EAST, ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 17, A DISTANCE OF 2147.26 FEET TO THE NORTHEASTERLY CORNER OF LOT A OF SAID RECORDED EXEMPTION; 2) SOUTH 89°07'59"WEST, AND ALONG SAID LOT A, A DISTANCE OF 466.69 FEET; 3) SOUTH 01°19'55" EAST, AND ALONG SAID LOT A, A DISTANCE OF 466.69 FEET THENCE NORTH 89°07'59" EAST, A DISTANCE OF 466.69 FEET TO A POINT ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 17; THENCE SOUTH 01°19'55" EAST, ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 17, A DISTANCE OF 30.00 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 17; THENCE SOUTH 89°07'59" WEST, ALONG THE SOUTH LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 17, A DISTANCE OF 1325.58 FEET TO THE WEST SIXTEENTH CORNER OF SECTION 17; THENCE SOUTH 89°07'27" WEST, ALONG THE SOUTH LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 17, A DISTANCE OF 1295.52 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 51; THENCE ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 51, AND PARALLEL WITH THE WEST LINE OF SECTION 17, THE FOLLOWING TWO (2) COURSES; 1) NORTH 01°19'00"WEST, A DISTANCE OF 2640.25 FEET; 2) NORTH 01°19'32" WEST, A DISTANCE OF 1319.95 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1305-17-2-RE2827 OF THE WELD COUNTY RECORDS; THENCE ALONG THE BOUNDARY OF SAID LOT A, RECORDED EXEMPTION NO. 1305-17-2-RE2827 THE FOLLOWING THREE (3) COURSES; 1) NORTH 88°58'47" EAST, A DISTANCE OF 630.00 FEET; 2) NORTH 01°18'51" WEST, A DISTANCE OF 330.00 FEET; 3) SOUTH 88°58'47" WEST, A DISTANCE OF 630.00 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF SAID WELD COUNTY ROAD NO. 51; THENCE NORTH 01°18'51" WEST, ALONG SAID EASTERLY RIGHT-OF-WAY LINE AND PARALLEL WITH THE WEST LINE OF SECTION 17, A DISTANCE OF 990.08 FEET TO A POINT ON THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 8; Attachment-A -3 THENCE SOUTH 88°54'43" WEST, ALONG SAID SOUTH LINE, A DISTANCE OF 30.00 FEET TO THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 8; THENCE SOUTH 88°46'35" WEST, ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 7, A DISTANCE OF 30.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF SAID WELD COUNTY ROAD NO. 51; THENCE SOUTH 01°18'51" EAST, ALONG THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 51 AND PARALLEL WITH THE EAST LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 18, A DISTANCE OF 1319.40 FEET TO THE NORTH SIXTEENTH CORNER OF SECTION 18; THENCE SOUTH 01°19'32" EAST, ALONG THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 51 AND PARALLEL WITH THE EAST LINE OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 18, A DISTANCE OF 720.15 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1305-18-1 RE-3731 OF THE WELD COUNTY RECORDS; THENCE ALONG THE BOUNDARY OF SAID LOT A, RECORDED EXEMPTION NO. 1305-18-1 RE-3731, THE FOLLOWING THREE (3) COURSES; 1) SOUTH 88°56'49" WEST, A DISTANCE OF 362.81 FEET; 2) SOUTH 01°19'32" EAST, A DISTANCE OF 600.32 FEET; 3) NORTH 88°56'49" EAST, A DISTANCE OF 362.81 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF SAID WELD COUNTY ROAD NO. 51; THENCE SOUTH 01°19'00" EAST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 51 AND PARALLEL WITH THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 18, A DISTANCE OF 2639.92 FEET TO A POINT ON THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 18; THENCE SOUTH 89°07'45" WEST, ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 18, A DISTANCE OF 2605.71 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION 18; THENCE NORTH 01°02'20" WEST, ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 18, A DISTANCE OF 2631.61 FEET TO THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 18; THENCE SOUTH 88°56'51" WEST, ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 18, A DISTANCE OF 2401.45 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 49; THENCE ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 49, THE FOLLOWING THREE COURSES; 1) NORTH 00°33'56" WEST AND PARALLEL WITH THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 18, A DISTANCE OF 2625.90 FEET; 2) NORTH 00°30'34" WEST AND PARALLEL WITH THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 7, A DISTANCE OF 2613.01 FEET; 3) NORTH 00°30'29" WEST AND PARALLEL WITH THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, A DISTANCE OF 2612.77 FEET TO THE POINT OF BEGINNING, CONTAINING 3726.02 ACRES, MORE OR LESS. Attachment- A- 4 PARCEL B A PARCEL OF LAND BEING A PORTION OF THE NORTH HALF OF SECTION 13, TOWNSHIP 2 NORTH, RANGE 65 WEST OF THE 6TH P.M., COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SECTION 13, AND CONSIDERING THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 64 WEST OF THE 6TH P.M. TO BEAR NORTH 88°34'38" EAST, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO THENCE NORTH 00°08'26" WEST, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 13, A DISTANCE OF 2619.05 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES; 1) SOUTH 89°36'47" EAST AND PARALLEL WITH THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 13, A DISTANCE OF 2595.70 FEET; 2) SOUTH 89°36'40" EAST AND PARALLEL WITH THE NORTH LINE OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 1297.47 FEET; 3) SOUTH 89°37'04" EAST AND PARALLEL WITH THE NORTH LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 1267.82 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 49; THENCE SOUTH 00°33'56" EAST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE AND PARALLEL WITH THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 2595.92 FEET TO A POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 13; THENCE NORTH 89°49'20" WEST, ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 13, A DISTANCE OF 2573.51 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 13; THENCE NORTH 89°55'19" WEST, ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION 13, A DISTANCE OF 2606.57 FEET TO THE POINT OF BEGINNING, CONTAINING 309.35 ACRES, MORE OR LESS. PARCEL C A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 14 AND THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 2 Attachment- A-5 NORTH, RANGE 65 WEST OF THE 6TH P.M., COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SECTION 15, AND CONSIDERING THE WEST LINE OF THE NORTHEAST QUARTER OF SECTION 15 TO BEAR NORTH 00°31'05"WEST, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO: THENCE NORTH 00°31'05" WEST, ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF 2625.15 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22; THENCE NORTH 89°38'18" EAST, ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE AND PARALLEL WITH THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 15, A DISTANCE OF 1906.02 FEET TO A POINT ON THE BOUNDARY OF LOT A RECORDED EXEMPTION NO. 1307-15-1-RE-2900 OF THE WELD COUNTY RECORDS; THENCE ALONG THE BOUNDARY OF SAID LOT A RECORDED EXEMPTION NO. 1307-15-1-RE-2900 THE FOLLOWING THREE COURSES; 1) SOUTH 55°02'18" EAST, A DISTANCE OF 693.65 FEET; 2) NORTH 00°14'46" WEST, A DISTANCE OF 72.06 FEET; 3) NORTH 89°38'18" EAST, A DISTANCE OF 200.00 FEET TO A POINT ON THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 15, SAID POINT ALSO BEING ON THE WESTERLY BOUNDARY OF PARCEL A RECORDED AT BOOK 995, RECEPTION NO. 1926403 OF THE WELD COUNTY RECORDS; THENCE SOUTH 00°14'46" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 15 AND ALONG SAID PARCEL A, A DISTANCE OF 342.40 FEET; THENCE ALONG SAID BOUNDARY OF PARCEL RECORDED AT BOOK 995, RECEPTION NO. 1926403 THE FOLLOWING THREE COURSES; 1) NORTH 89°45'12" EAST, A DISTANCE OF 147.00 FEET; 2) NORTH 00°14'46"WEST, A DISTANCE OF 221.13 FEET; 3) NORTH 44°56'06" EAST, A DISTANCE OF 633.47 FEET TO A POINT ON SAID SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22 THE FOLLOWING TWO (2) COURSES; 1) SOUTH 89'53'06" EAST AND PARALLEL WITH THE NORTH LINE OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 14, A DISTANCE OF 734.65 FEET; 2) SOUTH 89°52'34" EAST AND PARALLEL WITH THE NORTH LINE OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 14,A DISTANCE OF 554.16 FEET TO A POINT ON THE WESTERLY BOUNDARY OF PARCEL B RECORDED AT BOOK 995, RECEPTION NO. 1926403 OF THE WELD COUNTY RECORDS THENCE ALONG THE WESTERLY BOUNDARY OF SAID PARCEL B, THE FOLLOWING THREE COURSES; 1) SOUTH 55°42'52" EAST, A DISTANCE OF 427.41 FEET; Attachment-A- 6 2) SOUTH 00°20'11" EAST, A DISTANCE OF 30.00 FEET; 3) SOUTH 45°02'37" EAST, A DISTANCE OF 604.58 FEET TO A POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SECTION 14; THENCE SOUTH 00°20'03" EAST, ALONG SAID EAST LINE OF THE NORTHWEST QUARTER OF SECTION 14, A DISTANCE OF 599.27 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 14; THENCE NORTH 89°54'02" WEST, ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 14, A DISTANCE OF 2664.25 FEET TO A POINT ON THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 15; THENCE SOUTH 00°14'46" EAST, ALONG SAID EAST LINE OF THE NORTHEAST QUARTER OF SECTION 15, A DISTANCE OF 1326.20 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 15; THENCE SOUTH 89°35'05" WEST, ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 15, A DISTANCE OF 2660.32 FEET TO THE POINT OF BEGINNING, CONTAINING 225.47 ACRES, MORE OR LESS. PARCEL D A PARCEL OF LAND BEING A PORTION OF SECTION 1, ALL OF SECTION 2, A PORTION OF THE EAST HALF OF SECTION 11, AND A PORTION OF SECTION 12, TOWNSHIP 2 NORTH, RANGE 65 WEST OF THE 6TH P.M., COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SECTION 2, AND CONSIDERING THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 64 WEST OF THE 6TH P.M. TO BEAR NORTH 88°34'38" EAST, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO THENCE SOUTH 89°03'34" EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 2, A DISTANCE OF 2537.82 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 2; THENCE SOUTH 89°49'07" EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 2, A DISTANCE OF 2610.24 FEET TO THE NORTHEAST CORNER OF SAID SECTION 2; THENCE SOUTH 02°07'44" EAST, ALONG THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 2, A DISTANCE OF 2446.69 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SECTION 2; THENCE SOUTH 02°07'56" EAST, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 2, A DISTANCE OF 2616.64 FEET TO THE SOUTHEAST CORNER OF SECTION 2; THENCE SOUTH 88°23'24" EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 12, A DISTANCE OF 2212.35 FEET; THENCE NORTH 74°29'42" EAST, ALONG A COURSE IN THE SOUTH HALF OF SAID SECTION 1, A DISTANCE OF 391.46 FEET; THENCE NORTH 89°39'42" EAST, A DISTANCE OF 228.39 FEET; THENCE SOUTH 00°21'03" EAST, A DISTANCE OF 123.02 FEET TO A POINT ON THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 12; THENCE CONTINUING SOUTH 00°21'03" EAST, A DISTANCE OF 1453.13 FEET; Attachment-A - 7 THENCE SOUTH 30°32'58" EAST, A DISTANCE OF 1320.85 FEET; THENCE SOUTH 87°00'20" EAST, A DISTANCE OF 1636.76 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 49; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 49 THE FOLLOWING TWO (2) COURSES; 1) SOUTH 00°30'29" EAST AND PARALLEL WITH THE WEST LINE OF THE NORTHWEST QUARTER OF SECTION 7, A DISTANCE OF 1.06 FEET; 2) SOUTH 00°30'34" EAST AND PARALLEL WITH THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 7, A DISTANCE OF 2583.26 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22; THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22 THE FOLLOWING THREE (3) COURSES; 1) NORTH 89°37'04" WEST AND PARALLEL WITH THE NORTH LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 1267.25 FEET; 2) NORTH 89°36'40" WEST AND PARALLEL WITH THE NORTH LINE OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 1297.79 FEET TO A POINT ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 12; 3) NORTH 89°36'47" WEST AND PARALLEL WITH THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 13, A DISTANCE OF 2234.48 FEET TO A POINT ON THE EASTERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED IN BOOK 892, RECEPTION NO. 1814338 OF THE WELD COUNTY RECORDS; THENCE ALONG SAID BOUNDARY OF SAID PARCEL THE FOLLOWING THREE (3) COURSES; 1) NORTH 00°23'13" EAST, A DISTANCE OF 360.00 FEET; 2) NORTH 89°36'47" WEST, A DISTANCE OF 360.00 FEET; 3) SOUTH 00°23'13" WEST, A DISTANCE OF 360.00 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD NO. 22; THENCE NORTH 89°36'47" WEST, ALONG SAID NORTHERLY RIGHT-OF-WAY LINE, A DISTANCE OF 0.94 FEET TO A POINT ON THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 11, SAID POINT ALSO BEING A POINT ON THE EASTERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1307-11-4-AMRE-586 OF THE WELD COUNTY RECORDS; THENCE ALONG SAID BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1307-11- 4-AMRE-586, THE FOLLOWING THREE (3) COURSES; 1) NORTH 00°03'07" EAST, A DISTANCE OF 260.00 FEET; 2) NORTH 89°52'39"WEST, A DISTANCE OF 300.00 FEET; 3) SOUTH 00°03'07" WEST, A DISTANCE OF 260.00 FEET TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF SAID WELD COUNTY ROAD NO. 22; THENCE NORTH 89°52'39" WEST, PARALLEL WITH THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 11, AND ALONG SAID NORTHERLY RIGHT-OF- Attachment-A-8 WAY LINE OF WELD COUNTY ROAD NO. 22, A DISTANCE OF 2362.46 FEET TO A POINT ON THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 11; THENCE NORTH 00°07'19" WEST, ALONG SAID WEST LINE, A DISTANCE OF 2629.89 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF SECTION 11; THENCE NORTH 00°07'10" WEST, ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 11, A DISTANCE OF 2660.27 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF SECTION 11; THENCE SOUTH 89°48'19" WEST, ALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 2, A DISTANCE OF 2677.84 FEET TO THE SOUTHWEST CORNER OF SAID SECTION 2; THENCE NORTH 00°02'04" EAST, ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 2647.61 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 2; THENCE NORTH 00°25'50" EAST, ALONG THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 2480.19 FEET TO THE POINT OF BEGINNING, CONTAINING 1425.91 ACRES, MORE OR LESS. TOTAL NET AREA OF PARCELS A, B, C, & D IS 5686.75 ACRES, MORE OR LESS. Attachment-A-9 Pioneer Development Area ("PDA") Pioneer Communities Inc and HPFarms LLC Interests Parcel Identification Account Number Parcel Number Acreage R3634105* 130505400002 240 R3634305* 130507100001 320 R5070086* 130508000006 160 R5070286* 130508000011 80 R5070386* 130508000012 80 R0533601"• 130517000020 74.41 R1032502" 130711000026 16355 R1032902"" 130711400028 4.6 R1033002"• 130711400029 4.4 R1033102"• 130711400030 150.43 RI084202*" 130715100029 152 R3634205** 130507300002 320 R4973786" 121532000010 480 R4973886"" 121532000011 160 R5066786"" 130504000002 160 R5070486"" 130509000004 602 R5073286" 130517000015 115.46 R5073786"• 130518000001 146 R5074386** 130518000013 157 R5127886"* 130702000001 306 R5128186" 130702000011 311 ^. R5137286*" 130712000008 76.89 R5137386*" 130712000009 100 R5137486*" 130713000013 156 R5137686*" 130713000014 158 R6992997** 130712300010 2.36 86994197" 130712300011 152.64 R1084302*" 130715100030 2.16 R1822402** 130714200037 .88 R1822502** 130714200038 68.22 R2I99403"* 130517300028 73.92 R2199503*" 130517200029 35.76 R5136886** 130712000006 156 _ 82693704"* 130508300015 19.55 R8758700** 130508000014 240 R2693804** 130508300016 59.21 R2946904** 130518100016 73.35 R2947004"" 130518100017 78.15 R3634005** 130505100001 80 * Pioneer Communities ** HP Farms LLC Attachment- A - 10 In'm cl El I.a co = a a z N W D w 0,)j al Y Y Z1 Z ro LLJ_, c5 w a a U �� ` `o III r7 t'7 N A r=61 � e` 83 ~ ~ Z ' `zn a _ f m m � � ric am . � � qg - - - - - - .. altg CJ r7 - - _ -1- - - ,VM o Q Fs a a m o EN zo coo _ iRo z Lu Wig X r7 , O 'i< rigs fro W w±I \\\ iZt 149'w .nlNLi_ z _7_________?dvcmg __i N \\\\� \\\\IH _,i, >— La W'\\ \`<\ 'p \� O NO � 0 in 0000 '-0 I ! ! ! 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II .. e �teo l I 61'owZ 3,0S,SLaoN _� nm I • I i " ,l9'Lf9z 3.f0.Z0.00N i , L z o3s 4/1 MN 3Nn 1s3M .481 __ -c-— — 4LL MS 3NLL153A4 — _ �__ _ + — — — I� •6T 09iZ 3.OS Gb6N r '� — — — — — l9'L491 3.40,10.00N 3`7 - ≤Z (oaLOn81SNOO ION) St' '0N OV08 iN(100 013M I o N Ns 4 b ua --a bl'1•42 b W Nz §m9rn 12 0 2a q2 RESOURCE J COLORADO WATER & SANITATION METROPOLITAN DISTRICT July 27, 2005 Mr. Chris Paulson, Manager Pioneer Communities Inc. HP Farms LLC 9145 East Kenyon Avenue, Suite 200 Denver, Colorado 80237 RE: Provision of Water and Wastewater Service by Resource Colorado Water and Sanitation Metropolitan District (the "District") to Pioneer Communities LLC ("Pioneer") and HP Farms LLC ("HP Farms") Dear Mr. Paulson: This correspondence is in regard to the provision of water and wastewater services to the property described in Exhibit A located in Weld County, Colorado and owned by Pioneer and HP Farms (the"Property"). The District is authorized pursuant to its Service Plan to provide for the planning, design, acquisition, construction, installation, financing and maintenance of water and sanitation facilities. All of these powers are granted pursuant to the Service Plan for the District approved by Weld County Commissioners and the Weld County District Court. Please be advised that the District will exercise reasonable efforts to install and construct the water and wastewater infrastructure to provide water and wastewater services ("Services") in phases to the Property as needed subject to the following conditions: 1. The Service Plan permits the District to provide these Services only through Intergovernmental Agreements with service providers such as metropolitan districts and municipalities. No direct service to customers is permitted. Therefore, water and wastewater metropolitan districts must be created and approved within the Property to contract with the District. 2. Service will be subject to the lawfully adopted rules, regulations, conditions, and policies of the District. 3. Prior to receipt of Services, all fees and charges for Services must be paid in full to the District. File Name:M:Uackye\Narvey\Resource Colorado\Pioneer Communities Water Service Ltr 9145 E. KENYON AVE., SUITE 200 • DENVER, CO 80237 • (303) 843-9742 ResourceColorado.org You have been previously forwarded information regarding the fully adjudicated water rights to be utilized for the provision of Services and regarding the initiation of the 208 Plan Amendment for wastewater treatment. If you have any questions concerning this correspondence, please contact the undersigned. Very truly yours, By: ey E. eutsch,president esource Colorado Water& Sanitation Metropolitan District CC: Brad Simons File Name:MAJackye\Harvey\Resource Colorado\Pioneer Communities Water Service Ltr • RCLCo DATE: July 26, 2005 MAL FSTA1t AfM5(MS TO: Chris Paulson 04-10463.00 PIONEER COMMUNITIES, INC. FROM: Gadi Kauffman, Troy Palma, Amy Pan and Bryan Moll SUBJECT: Preliminary Market Opportunity Assessment of the Pioneer Community Site, Weld County, Colorado Robert Charles Lesser & Co., LLC (RCLCo), was retained by Pioneer Communities, Inc., to conduct a preliminary market opportunity assessment (MOA) for the Pioneer Community property in Weld County, Colorado. In this first phase opportunity analysis, the objective has been to examine the property, key trends occurring in the greater Denver region', and other initial indicators of residential development opportunity. This analysis primarily evaluates the market opportunities of residential and associated commercial developments, determines the estimated demand for residential units in the Denver Metropolitan Area and Pioneer's subsequent submarkets, and estimates absorption of the residential and commercial components. We are pleased to present this memorandum and attached exhibit package that summarizes our findings and conclusions. The attached exhibit package is comprised of the following information: • Subject Site Overview, Summary of Regional Trends, Exhibits I-1 through 15 re" • Preliminary Absorption and Capture Analysis, Exhibit I-16 and 17 Regional Growth and Market Opportunity The subject property is an approximately 5,600-acre parcel located in Weld County, between the towns of Hudson and Keenesburg along 1-76, and consists primarily of agricultural land. The property features excellent accessibility to the newly constructed E-470 Toll Road, Denver International Airport (DIA) and several major employment corridors such as, downtown Denver, Interlocken and Commerce City/Stapleton. Based on our preliminary findings, there is demonstrated sufficient household growth projected along the 1-76 Corridor to justify developments of residential development in the near term at the subject site. Historically, residential growth has concentrated to south of downtown, along 1-25 towards Douglas and Arapahoe counties. However, as development continues to push farther south, a secondary growth corridor to the north emerged as the market sought alternative affordable locations, yet accessible to employment concentrations. The subject site is located in the northeastern portion of the Denver metropolitan region, and has the opportunity to take advantage of this quadrants' continued capture of the region's net household growth. Exhibits I-1 through I-5 provide regional context for the subject property. /s, I Denver region is defined as Adams,Arapahoe,Boulder,Broomfield,Clear Creek,Denver,Douglas, Gilpin,Jefferson,and Weld Counties in Colorado ROBERT CHARLES LESSER&CO.,LLC 720(1 WISCONSIN AYEN�E,7"`hoop.BEll esuA.MD 20814 lit 301.9076600 FAx 301654.3563 Los ANOCI.1I5•ATI AVIA•WASIIINOlON,D.C- RCLCo Traffic congestion and water limitation pushes growth towards Northern Denver .AL EST.A\t ADVISORS / As traffic congestion continues to plague commuters along major highways such as I-25 and 1-70, locations along 1-76, particularly with easy access to E-470 have become attractive residential and commercial alternatives. The ability to handle excess traffic capacity along 1-76 makes the subject property appealing to new homebuyers desiring less congestion over the near-to mid-term (see Exhibit 1-6). The 1-76 Corridor, roughly defined as East Adams County (Commerce City and Brighton) and South Weld County (Lochbuie, Keenesburg and Hudson), has been largely been considered at the fringe of development in the Greater Denver region, and only recently (past four to five years), has this area increased capture of growth in the greater region. However, market dynamics have begun to push homebuyers towards Adams and Weld counties to a greater extent. Steady economic growth in the greater Denver metropolitan region has resulted in a healthy regional housing market. A favorable economic climate coupled with supply-constrained conditions due to water issues have resulted in rapid increases to water tap fees, as well as to land and home prices in more established markets. Thus, rather quickly many households have been priced out of the more established South Denver markets; prompting many of these households to look north for alternative residential locations. Growth along/-76 Corridor and Land Constraints While there is seemingly an abundance of land along the 1-76 Corridor for development, there is a significant amount of undevelopable acreage to the South of 1-76, greatly reducing the amount of developable land available east of E-470 in Adams County. Such constraints include the Rocky Mountain Arsenal National Wildlife Refuge, Barr Lake State Park and Denver International Airport flight path and noise-impacted areas (see Exhibit 1-9). In addition to these land constraints, the BNSF railroad runs to the southeast of 1-76. The associated costs of creating railroad track crossings drastically inhibits development potential in this area. Demonstrated Growth in Northeast Denver The 1-76 Corridor, in particular Commerce City and the City of Brighton, has seen double digit growth annually in the past four years, particularly in areas within close proximity to highways. Residential permits in the two jurisdictions doubled between 2000 and 2002. Both jurisdictions are also aggressively annexing surrounding undeveloped areas along 1-76 and E-470 for future growth. Commerce City leads in the expansion process, annexing most land between the Rocky Mountain Arsenal National Wildlife Refuge and Denver International Airport. Prior to 2000, most of the new home residential development in the region has occurred south along I-25. However, as South Denver has become more expensive, and closer-in areas rapidly approach build-out, more developments are opening in northern portions of the Denver region, such as Broomfield, ROBERT CHARLES LESSER&CO.,LLC 7200 WgCONSI'.,1V t Nut,7"FI oos,BETI IESDA.MD 20514 Tr1.301.90%6600 FAX 301 654 3563 Los ANOL-I I S•ATLAITA•WASIIINmco.D.C. 2 RCLCo Thornton, Brighton, and Commerce City, with growth concentrating along the I- f14w,,. 25 and 1-76 Corridors. In 1999, permits began to dramatically increase for the first time in the Northeast Denver submarket (Weld and Adams Counties), as some of the area's first developments, namely Bromley Park and Buffalo Run, opened in anticipation of the proposed E-470 Beltway near Denver International Airport (see Exhibit I-13). The Northeast Denver submarket's capture of new residential permits in the total region jumped from 23% to 35% of the region between 1995 and 2004 (see Exhibit I-14). Market Opportunity and Subject Site Capture. In summary, despite the rural location of the site, The Pioneer Property presents a strong opportunity for conventional housing in the near-term based on the following: • 1-76 provides a strong transportation alternative, particularly given the growing congestion along major highways and arterials in more established locations in the region. • The Northeast Denver submarket is already showing signs of increasing capture of the region's growth, and the 1-25 and 1-76 corridors are well positioned to satisfy this demand. • Natural and other land constraints restrict future development in some closer-in locations along 1-76. "I"—. • Increasing water tap fees and decreasing water capacity is hindering ability to offer a wider array of new home prices, particularly in the more affordable ranges. • The Denver home buying market has demonstrated a proclivity to trade longer commute times for better home value. Of the estimated average of 30,000 new housing units per year projected for the Greater Denver region, we have estimated that 37% increasing to 50% will be captured in the Northeast Denver submarket (Adams and Weld Counties, consisting primarily of 1-25 and 1-76 Corridor), of which, between 25% to 40% will be captured by the 1-76 Corridor over the next 25 years. Over time, as Brighton and Commerce City reach build-out, we believe that Southern Weld County will be able to capture up to 40% of the growth in the 25-year analysis period. Against this background, and based upon our analysis of the regional growth trends, we believe that the Pioneer Property could capture up to 35% of the Southern Weld market, or 2.5% of the total regional new permits (840 sales) per year at peak absorption. This assumes proper market segmentation and execution. The absorption estimates also assume that multiple prices points are offered simultaneously, which may not be possible each year. Under this absorption scenario, the build-out period is approximately 19 years for approximately 10,000 "Equivalent Residential Units" (ERUs). The estimated absorption and capture analysis is presented on Exhibit 1-16. ROBERT CHARLES LESSER&CO.,LLC 7200 W ISWNS!N,AV'EN'UE,7'"FLOOR,RpnIE°A,MI)20814 TEL 301.9076600 FAX 301 654,3563 Los A\GLL S•An.AN fA•WASHINOTC N.RC. 3 • RCLCo musuaamssvt This engagement was conducted by the Washington, D.C., office of Robert Charles Lesser & Co., LLC. If you have any questions regarding the conclusions and recommendations included herein, or wish to learn more about other RCLCo advisory services, please call (301) 907-6600. r r ROBERT CHARLES LESSER&CO.,LLC 7200 Wp9oNsiv.AVENUE,7"'FLOOR B[niesuA.MI)?0314 Tr1.301.907 6600 Pax 301.654,3563 Los ANoi'U},•ATI AN1 A•WASl nnm os,U.C. 4 v8o 0 /\ O c N U O Zr P ii It; o o EC 1' 3I o., d cc o _ L!_._. 1 _ c i. v {5. p, > 5 F E7.. - U z J -t CO < 11 t •04. L. ie cW W A < a Cfl SI W O • F' >ll U a� 1! 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FROM: Gadi Kauffman, Troy Palma, Amy Pan and Bryan Moll SUBJECT: Jobs generated by the Pioneer Community Site, Weld County, Colorado Robert Charles Lesser & Co., LLC (RCLCo), was retained by Pioneer Communities, Inc., to analyze the number and types of jobs generated on-site at the Pioneer Community in Weld County, Colorado. We are pleased to present this memorandum summarizing our findings and conclusions. Based on our fiscal and market analysis, the proposed development will directly contribute a total of 7,000 jobs from the construction of the 10,000 housing units as well as the associated 200,000 square feet of neighborhood retail over the 30-year analysis period. The types of jobs are broken out as follows: Construction Jobs Pioneer Community will generate a substantial number of construction jobs during the development period. Total annual full time equivalent construction employment will total approximately 6,530 jobs or and average of 200 construction jobs annually: Construction jobs were calculated using assumptions from an Urban Land Institute publication based on a percentage of construction cost going to construction wages and data on average construction wages per hour. On-Site Jobs Based on RCLCo market analysis only 200,000 square feet of neighborhood retail (of a total of 871,000 square feet of retail commercial space planned) will be developed over the 30-year analysis period. Based on a ratio of 425 square feet of neighborhood retail per employee, there will be a total of 470 retail jobs generated by on-site commercial development. 30-YEAR ON-SITE IOB GENERATION # ,, Construction Jobs 6,533 93% 200,000 SF of Neighborhood Retail 471 7% Total FTE Jobs 7,003 100% ROBERT CHARLES LESSER&CO.,LLC 7200 Wpc UNSIN AVPNOt,7 FLOOg.13etursns.MD20814 TN.301 90',.6000 FAX 301.654 1563 101ANGL IA•An.ANIN•WASIIINGI ON.D.C. r•* RCLCo 600- — 12,000 500- — 10,000 411 aoo- e,000 s LL, 3001. 6,000 Z o- 200 4,000 A E 100 2,000 ,tie '4 is,P no,, ,vO,n, no 1h ,tiO,1 no," ,ti O' 'O,c, P' n�,i, ,y A ,10 n; .yo,,,' ,LOn") Year IMIFTE Construction Jobs=FTE Employment from On-Site Retail—Cumulative Residential(Unit) Access to Jobs The Pioneer Property is located within an one-hour drive to the ten of Denver's most important employment cores in the metropolitan region. Given that most existing employment cores are located south of the property; most of the residents at the proposed community will most likely be commuting south for jobs. 1 L � I DISTANCE FROM SELECTED LOCATIONS RIM /......` ` I %. y- I IDP DISTANCE Y / , ID LOCATION PROPERTY oL,.,o,m-N kn, ^ ` Greeley 50 Minutes 1 v ----hit '� �,�., s Loveland 75 Minutes Et Jr .jr �V Boulder/Un v_of Colo_ 70 Minutes i Ems. Brighton 30 Minutes Denver Int'l Airport 35 Minutes Broomfield/Intedocken 55 Minutes 1 �" f Downtown Denver 50 Minutes cp 1-}? Aurora 50Minutes d( PE---� yyyr l, } 1 c r Denver Tech Center 60 Minutes B fu A_. ( C Lakewood 60 Minutes �' I rh l' A a�no c� II .I] 1 i.� �hri � .. aiiiHt VS-',311444' -1 Sod ld ll ,# A, -I DRIVING TIMES FROM PROPERTY \c— ; 15 M uses !a Fim 45 Minutes 4 _T I w I El _ 30 M' utes I 1 _4o 5J ® 60 Minutes — ram Ari A * Subject Property J ROBERT CHARLES LESSER&CO.,LLC I A� s ,- ,•t15 n 2 •:* RCLCo DATE: July 26, 2005 TO: Chris Paulson 04-10463.00 PIONEER COMMUNITIES, INC. FROM: Gadi Kauffman, Troy Palma, Amy Pan and Bryan Moll SUBJECT: Estimated Fiscal Impact to Weld County for the Pioneer Community Site, Weld County, Colorado Robert Charles Lesser & Co., LLC (RCLCo), was retained by Pioneer Communities, Inc., to analyze the fiscal impact of the Pioneer Community in Weld County, Colorado on said county and the Weld County School District RE-3J, primarily. We are pleased to present this memorandum (and attached exhibit package and appendix) summarizing our findings and conclusions. The fiscal impact analysis of the proposed development is based on the estimated absorption schedule developed in the preliminary market opportunity assessment. The objective of this analysis was to determine the local revenues that the development would generate and how these revenues would be distributed to Weld County and associated School District, Weld District RE-3J. Specifically, the analysis is focused on three specific fiscal impacts to Weld County, and they are as follows: • Impact on General Government Operations (Weld County General Fund); • Impact on Capital Facility Needs of the School District; and • Miscellaneous Revenues from ad valorem taxes available to AIMS Junior College, SEWeld, and Hudson Fire, various water districts and Weld Library. Summary of Findings Analysis Result Over 30-Year Analysis Period General Fund Net Fiscal Benefit of$6M School Capital Cost Breakeven with Foundation Contribution of$8.5 Million Other Revenues $330 Million Available for Fire, Library, Water,Junior College and Other Expenditures Assumptions To perform this analysis, it was necessary to examine the intricacies of the tax structure for the individual entities, including the sources of revenues for each. It was determined that the primary source of revenues from the development will be real property taxes. The only other significant local tax revenue that would increase, but not included in this analysis, is the Specific Ownership Tax (residential personal property tax on vehicles); however, since revenues generated by the Specific Ownership Tax is generally allocated to school operating revenues and Special Revenue Funds (Weld County). The ROBERT CHARLES LESSER&CO.,LLC RCLCodevelopment will also generate various State revenues, which were not included in this i 1iMM analysis. Throughout the analysis, a 3% escalation rate was applied for all revenues, expenditures and commercial market value. A 2% (inflationary) escalation was taken into account for agricultural land values, and a 4% escalation rate was applied to the market value of residential units. Specifically, we have assumed 10,000 "Equivalent Residential Units" (ERUs), of which 80% of the units will be single family detached, 100/0 townhomes and 10% multifamily. We have also assumed that 200,000 square feet of commercial development can be supported internally. At buildout, our analysis estimates population of 25,276, which assumes a household vacancy rate of 4% (based on the 2000 Census for the Denver-Boulder-Greeley, Colorado CMSA). The real property tax, which will be responsible for the vast majority of the tax benefits that will be collected by these jurisdictions' entities, is determined based upon a somewhat complicated calculation. First, an average home value for the proposed development is estimated based upon median new home sales price in the Greater Denver region. These values were then reduced by 9.21% (set annually) to arrive at taxable assessed values. We then applied the mill levies set by each of the jurisdictions and districts to the taxable values to determine the actual taxes that will be paid annually per unit, and multiplied these values by the number of units of each type. Exhibits II-1 through II-4 summarize development program and associated impacts on Weld County and the respective school district. Details of the fiscal model can be found on Appendix I, and general government revenues and expenditures for Weld County is available on Appendix 2. ROBERT CHARLES LESSER&CO.,LLC 2 RCLCo Impact on General Government Operations (Weld County General Fund) Only the mill levies that will be used for General Fund expenditures were included in this portion or the analysis. We took account of the revenues from the mill levies, as well as additional general fund revenues (e.g., per capita allocation of revenues from permits, fees, charges for services, etc), which results in aggregate revenue of $228 million to the County in the 30-year analysis period. Based on our analysis of Weld County Government expenditures weighted on a per capita basis, taking into account shared services among incorporated areas, and estimated percentage of expenditures which would increase incrementally to serve the development, we estimate that the development will generate $222 million in expenditures during the 30-year analysis period. This will result in a net fiscal benefit of $6 million for Weld County general fund over the analysis period. (Exhibit II-1) 30-YEAR REVENUES $ „, Ad Valorem-Real Property $136,863,796 59.9% Ad Valorem-Personal Property $260,290 0.1% Other Government Revenues (General Fund, See Appendix 2) Licenses and Permits $9,450,222 4.1% Intergovernmental Revenue $16,809,391 7.4% Charges for Services $18,152,494 7.9% Fines and Fortfeitures $2,284,903 1.0°% Miscellaneous $20,053,826 8. °8 Fees $24,529,728 10.7% TOTAL REVENUE $228,404,649 100.0% 30-YEAR EXPENDITURES $ - 9° General Government $107,766,008 48.5% Public Safety $93,046,023 41.9% Public Works $9,249,959 4.2% Culture & Recreation $1,267,095 0.6% Health & Welfare $5,814,129 2.6% Economic Assistance $1,873,581 0.8% Miscellaneous $3,008,308 1.4°1 Total Expenditures(General Fund) $222,025,103 100.0% NET FISCAL IMPACT $6,380,000 Please refer to Fiscal Addendum for additional details of the assumptions used in the Genera/ Fund Analysis. � f ROBERT CHARLES LESSER&CO.,LLC 3 RCLCo Impact on Capital Facility Needs of the School District Only mill levies allocated for Debt Redemption were included in this portion of the analysis. Based upon feedback from the Weld County RE-3J District, we have utilized the following assumptions: • Blended pupil generate rate for the development based on Weld County Pupil Yield (by density) applied to development mix. Weld County RE-3J School Pupil Yield PUPIL YIELD SFD SFA MF Blended Pupil Yield Elementary School (K-5 0.360 0.190 0.070 0.314 Middle School (6-8) 0.110 0.060 0.030 0.097 High School (9-12) 0.175 0.120 0.030 0.155 Total 0.645 0.370 0.130 0.566 Development Mix 80% 10% 10% 100% L J Calculated Pupil Yield Based on Weighted Average of Development • A 4% vacancy rate is assumed (Denver-Boulder-Greeley CMSA 2000 Census data) • 22-bond term and 5.35% interest rate per "Land Use Impact Statement, Table 1A, Strategic Resources West, Inc and Weld County Department of Planning Services, July 1, 2005 (Weld Co., School Document July 1, 2005). • Developer will dedicate school sites necessary for development (hence no land costs) • Facility capacity needs and cost per pupil are estimated based on Weld Co., School Document July 1, 2005. • We further assume the following school capacity constraints/requirements for new school construction: Current Capacity Min.Students Req. (Number of Students To Build Additional Capacity Per Req. to Build 1st School (50% of School School) Capacity) Elementary School 525 0 263 Middle School 600 100 300 High School 900 100 450 Based on our analysis, the development will generate approximately 5,455 students or a need for six elementary schools, two middle schools, and two high schools to be constructed as a result of the proposed development. (See Figure 1 below and Exhibit 11-2) ROBERT CHARLES LESSER&CO.,LLC 4 F •• RCLCoigure 1 —HOUSING UNITS 0.203- —Elementary School Pup, —Mtrlb School Pupil BOY —HIph School Pupil ♦ Elementary So t Construction A MIMI.School Construction ]W ♦ th School Ccostructon 5 000 5 OW 4000 2003 SW 206 MP 2000 2Wd 2010 3011 2012 2013 2011 2015 2015 2017 2010 2010 2020 2021 2022 2023 2024 2025 2020 2027 2020 2029 2030 2031 2032 2033 2034 2035 Based on our analysis, the development will generate a cumulative bond payment of $183.5 million to pay off additional capital needs for school construction during the 30- year analysis period. Assuming a current and constant Debt Redemption mill levy of $17.75 (Weld Co., School Document July 1, 2005), the school district will receive a total of $175 million in revenue for Debt Redemption purposes over the 30-year analysis period. Due to the one year delay in ad valorem tax collection relative to residential delivery and the early delivery of schools, we project the need for the Capital Facility Foundation' to fund approximately $8.5 million during the 30-year analysis period to cover potential gaps in school construction costs. (See Figure 2 below and Exhibit 11-3) Figure 2 $190,000,000 $180,000,000 $183,500,160 $8,509,000 }ro a ddressundationh monll ies to sort fa $170,000,000 $174,991,000 $160,000,000 - $150,000,000 $140,000,000 - $130,000,000 I $120,000,000 $110,000,000 $100,000,000 TOTAL SCHOOL COST CAPITAL FACILITY AD VALOREM(REAL AND FOUNDATION 1/ PERSONAL PROPERTY) ' Foundation established to cover potential gaps in school construction costs. ROBERT CHARLES LESSER&CO.,LLC 5 "-" • RCLCo Other Revenue RCLCo has also estimated other revenues from mill levies not related to school or general Weld County operating funds. Assuming current and constant mill levy of these districts over the 30-year analysis, we project $330 million in total ad valorem revenue to be used for library, junior college, water districts and Hudson and SEWeld Fire Districts'. (Exhibit II-4) WI AI VI HLR Al)VAI ORFA)REVENUES Weld County-Non-General Fund Rev $59,625,000 18% Weld Library $32,031,000 10% AIMS Junior College $62,386,000 19% CCW Water $6,931,000 2% CCS Water $34,683,000 11% Central Colo Water Well $88,728,000 27% Hudson Fire $17,470,000 5% SEWeld Fire $28,413,000 9% Total Other Ad Valorem Revenues $330,265,000 100% NOTE: It is assumed that 50%of the property will be utilizing Hudson Fire Services and 50%of the property will utilize SEWeld Fire Services $100,000,000 $90,000,000 $88,]28,000 $80,000,000- $70,000,000 $59,625,000 $62,386,000 $60,000,000- $50,000,000 - $40,000,000 $32,031,000 $34,683,000 $28,413,000 $30,000,000 $17,470,000 ,,..� $20,000,000- $6,931,000 $10,000,000 $0 Weld County- Weld Library AIMS Junior CCW Water CCS Water Central Colo Hudson Fire SEWeld Fire Non-General College Water Well Fund Rev This engagement was conducted by the Washington, D.C., office of Robert Charles Lesser & Co., LLC. If you have any questions regarding the conclusions and recommendations included herein, or wish to learn more about other RCLCo advisory services, please call (301) 907-6600. 2 We assumed that property split between SEWeld and Hudson Fire District will be 50-50. ROBERT CHARLES LESSER&CO.,LLC 6 X W . z ICI H z o W H J H gc W WV z o o � 00 � HN V N z 0 W U o d • c E uu e g g _____________K VK I W- 3P y a 108 E Z t $ €d W p * Qa G °�4 1 2msx 8EB W o na 8> Z W V_ h W ee p Z O M ' Z O N O aE o e 0ae N. 0 NaEno aee C pQ a V P d i- Q P O QI o o T �O �O O� C o .� H O� •o V h f� s eJ O O e> 4666 y = W cg N O Q C O pW F W N d • W 3 @0 NW MN P P N P O Q O P ^ W O O z V I� N NQPWN d O O O nt Z ri O OO O� Q Oi C O4e € l� m P �O N O �n m N O V Q Q N. 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