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Home My WebLink About20052959.tiff VVINDsoR COLO ANNEXATION REFERRAL TO: Weld County Commissioners FROM: Scott Ballstadt, AICP Senior Planner PROJECT: Great Western Second,Third and Fourth Annexations,Master Plan and Zoning Request DATE: September 23,2005 Please review the enclosed notice and resolution pertaining to the aforementioned annexation proposal and return any comments to the Town of Windsor at the address shown below within thirty (30) days of the receipt of this memorandum. If the Town has not received comments from your agency within this 30-day review period, the Town will consider the lack of a response to be a positive response to the proposal in its current form. However, for the purposes of having a complete file on this proposal, the Town would appreciate a response from your office even if your only comment below is "no comment." Thank you very much for your participation in this process and your input concerning this proposal. Public Meeting: The Windsor Planning Commission will hold a public hearing at 7:00 p.m. on Wednesday, October 19, 2005 and the Windsor Town Board will hold a public hearing at 7:00 p.m. on Monday, October 24, 2005 to receive public comments on the enclosed annexation, both of these public hearings will be held in Windsor Town Hall, 301 Walnut Street. Comments: By : Date: (Print Name) Please send your comments to: Town of Windsor Planning Department, 301 Walnut Street, Windsor, CO 80550 or phone (970) 686-7476 or Fax (970) 686-7180 with any questions which you may have concerning this request. NOTE: If your agency wishes additional copies of any of the enclosed materials, for a nominal fee to recover reproduction costs,the Town of Windsor will provide your agency with reproductions of any of these materials. If you wish to obtain additional copies of any of these materials or receive a copy of the recorded copy of the annexation map, please check here: n At the time the planning department mails all such copies, your agency will be billed for postage and these reproduction costs. T4 ( � � cry fL cS1 4 2005-2959 / 0 —&23 - 05 TOWN OF WINDSOR RESOLUTION NO. 2005- 7 7 BEING A RESOLUTION MAKING CERTAIN FINDINGS OF FACT CONCERNING [HE GREAT WESTERN SECOND ANNEXATION TO THE TOWN OF WINDSOR, COLORADO; DETERMINING SUBSTANTIAL COMPLIANCE WITH SECTION 31- 12-101, ET SEQ., C.R.S., "1HE MUNICIPAL ANNEXATION ACT OF 1965"; AND ESTABLISHING DATES FOR PUBLIC HEARINGS BEFORE lilt PLANNING COMMISSION AND 1'HE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO,WITH REGARD TO THE GREAT WESTERN SECOND ANNEXATION WHEREAS, the Town Clerk has received a petition filed by the Eastman Kodak Company to annex to the Town of Windsor certain real property known as the "Great Western Second Annexation"; and WHEREAS, pursuant to The Municipal Annexation Act of 1965, the Town Board is required to determine whether or not the aforesaid petition is in substantial compliance with the requirements of said Act; and WHEREAS, upon such determination, the Town Board is required to set public hearing dates in accordance with the requirements of said Act; NOW, THEREFORE, IT IS FOUND AND RESOLVED BY THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO, AS FOLLOWS: 1. That pursuant to Section 31-12-107, C.R.S., a petition for annexation has been filed with the Town Clerk for the annexation of certain real property known as the "Great Western Second Annexation," more fully and particularly described within said petition. 2. That the Town Board finds That the aforesaid petition is in substantial compliance with Section 31-12-107(1), C.R.S. 3. That in accordance with the Town Board's determination, public hearings should be held before the Planning Commission and the Town Board of the Town of Windsor, Colorado, to determine if the proposed annexation complies with Sections 31-12-104 and 105, C.R.S. 4. That a public hearing shall be held before the Planning Commission at 7:00 p.m. on Wednesday, October 19, 2005, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 5. That a public hearing shall be held before the Town Board at 7:00 p.m. on Monday, October 24, 2005, at the Windsor Town Hall, 301 Walnut Street,Windsor, Colorado. 6. That the Town Clerk, or her designee, shall give notice of the aforesaid hearings in compliance with the Municipal Annexation Act of 1965. Upon motion duly made, seconded and carried, the foregoing Resolution was adopted this 12th day of September, 2005. TOWN OF WINDSOR, COLORADO By: Mayor ti .y/All'LS f °� f _ 1 ik h 11 s t; °�"Zf Town Clerk TOWN OF WINDSOR RESOLUTION NO. 2005- 78 BEING A RESOLUTION MAKING CERTAIN FINDINGS OF FACT CONCERNING ITIL GREAT WESTERN THIRD ANNEXATION TO THE TOWN OF WINDSOR, COLORADO; DETERMINING SUBSTANTIAL COMPLIANCE WITH SECTION 31- 12-101, ET SEQ., C.R.S., "THE MUNICIPAL ANNEXATION ACT OF 1965"; AND ESTABLISHING DATES FOR PUBLIC HEARINGS BEFORE THE PLANNING COMMISSION AND IRE TOWN BOARD OF 1'HL TOWN OF WINDSOR, COLORADO,WITH REGARD TO THE GREAT WESTERN THIRD ANNEXATION WHEREAS, the Town Clerk has received a petition filed by Broe Land Acquisitions, LLC to annex to the Town of Windsor certain real property known as the "Great Western Third Annexation"; and WHEREAS, pursuant to The Municipal Annexation Act of 1965, the Town Board is required to determine whether or not the aforesaid petition is in substantial compliance with the requirements of said Act; and WHEREAS, upon such determination, the Town Board is required to set public hearing dates in accordance with the requirements of said Act; NOW, THEREFORE, IT IS FOUND AND RESOLVED BY THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO, AS FOLLOWS: 1. That pursuant to Section 31-12-107, C.R.S., a petition for annexation has been filed with the Town Clerk for the annexation of certain real property known as the "Great Western Third Annexation," more fully and particularly described within said petition. 2. That the Town Board finds that the aforesaid petition is in substantial compliance with Section 31-12-107(1), C.R.S. 3. That in accordance with the Town Board's determination, public hearings should be held before the Planning Commission and the Town Board of the Town of Windsor, Colorado, to determine if the proposed annexation complies with Sections 31-12-104 and 105, C.R.S. 4. That a public hearing shall be held before the Planning Commission at 7:00 p.m. on Wednesday, October 19, 2005, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 5. That a public hearing shall be held before the Town Board at 7:00 p.m. on Monday, October 24, 2005, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 6. That the Town Clerk, or her designee, shall give notice of the aforesaid hearings in compliance with the Municipal Annexation Act of 1965. Upon motion duly made, seconded and carried, the foregoing Resolution was adopted this 12th day of September, 2005. TOWN OF WINDSOR, COLORADO By: -er -c,c////,. 7 Mayor ATTEST- -< ,r �Caz„ pirvito}K 4 Town Clerk it: 0: s n fE ^R, r`, -'V TOWN OF WINDSOR RESOLUTION NO. 2005- 79 BEING A RESOLUTION MAKING CERTAIN FINDINGS OF FACT CONCERNING lilt GREAT WESTERN FOURTH ANNEXATION TO flit TOWN OF WINDSOR, COLORADO; DETERMINING SUBSTANTIAL COMPLIANCE WITH SECTION 31- 12-101, ET SEQ., C.RS., "IRE MUNICIPAL ANNEXATION ACT OF 1965"; AND ESTABLISHING DATES FOR PUBLIC HEARINGS BEFORE 1Th± PLANNING COMMISSION AND THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO,WITH REGARD TO THE GREAT WESTERN FOURTH ANNEXATION WHEREAS, the Town Clerk has received a petition filed by Richmar Wine, LLC to annex to the Town of Windsor certain real property known as the "Great Western Fourth Annexation"; and WHEREAS, pursuant to The Municipal Annexation Act of 1965, the Town Board is required to determine whether or not the aforesaid petition is in substantial compliance with the requirements of said Act; and WHEREAS, upon such determination, the Town Board is required to set public hearing dates in accordance with the requirements of said Act; NOW, THEREFORE, IT IS FOUND AND RESOLVED BY THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO, AS FOLLOWS: 1. That pursuant to Section 31-12-107, C.R.S., a petition for annexation has been filed with the Town Clerk for the annexation of certain real property known as the "Great Western Fourth Annexation," more fully and particularly described within said petition. 2. That the Town Board finds that the aforesaid petition is in substantial compliance with Section 31-12-107(1), C.R.S. 3. That in accordance with the Town Board's determination, public hearings should be held before the Planning Commission and the Town Board of the Town of Windsor, Colorado, to determine if the proposed annexation complies with Sections 31-12-104 and 105, C.R.S. 4. That a public hearing shall be held before the Planning Commission at 7:00 p.m. on Wednesday, October 19, 2005, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 5. That a public hearing shall be held before the Town Board at 7:00 p.m. on Monday, October 24, 2005, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 6. That the Town Clerk, or her designee, shall give notice of the aforesaid hearings in compliance with the Municipal Annexation Act of 1965. Upon motion duly made, seconded and carried, the foregoing Resolution was adopted this 12th day of September, 2005. TOWN OF WINDSOR, COLORADO By: ._ Mayor Gds• ,:, —t,Pv*t ,1/44 y ATTES �, �. `�i•a,N•. Town Clerk 6 WINDSOR mow,_, Town of Windsor 301 Walnut Street • Windsor. Colorado 80550• 970-686-7476•Fax. 970-686-7180• u uan.uandsorgou.corn COLO ANNEXATION IMPACT REPORT GREAT WESTERN SECOND, THIRD & FOURTH ANNEXATION & MASTER PLAN The parcels proposed for annexation contain approximately 1366 acres generally located south of and adjacent to Eastman Park Drive (Weld County Road 66); east of and adjacent to State Highway 257; west of and adjacent to Weld County Road 23; and north of the Cache la Poudre River; being more particularly described as part of Sections 27, 34, and the east half of Sections 28 and 33; and also a tract of land situated in Sections 26, 35, the southeast quarter of Section 34, and the southwest quarter of Section 36; and also a tract of land situated in the northeast quarter of Section 26, Township 6 North, Range 67 West, of the 6t" P.M., Weld County, Colorado. 1) (a) Please see the enclosed master plan and vicinity map for current and proposed municipal boundaries. (b) Please see Item #3 below for current and proposed infrastructure. (c) Please see the enclosed annexation map and master plan for the current and proposed land use patterns of the proposed annexation and the enclosed Town of Windsor Land Use Plan map for the proposed land use patterns for the subject property to be annexed and for surrounding properties. 2) The application materials did not include a draft or final pre-annexation agreement as the Town of Windsor does not require a pre-annexation agreement unless such an agreement is determined to be necessary during the initial review. 3) Municipal services will be provided as follows: ➢ Water — The Town of Windsor will provide potable water service to the proposed development. The potable water system will be constructed solely at the developer's expense. A non-potable irrigation system will be required to be constructed solely at the developer's expense in order to reduce the amount of potable water required. ➢ Sewage Disposal —The Town of Windsor will provide sanitary sewer service to the proposed development. All necessary sewage disposal improvements shall be constructed by the developer solely at the developer's expense. ➢ Drainage Facilities — Drainage infrastructure per the Town's requirements is to be constructed by the developer solely at the developer's expense. ➢ Fire Protection —Windsor-Severance Fire Protection District ➢ Police Protection—Town of Windsor Police Department ➢ School — Weld County School District RE-4 (enclosed please find an Impact Statement from the School District) 4) Installation and financing of infrastructure extensions, as well as any applicable reimbursements for previously oversized infrastructure to serve the subject property, shall be the sole responsibility of the developer. 5) Enclosed please find a list identifying all existing districts within the area to be annexed. 6) Enclosed please find an Impact Statement from the Weld County School District RE-4. All development proposals are required to comply with the Town of Windsor Comprehensive Plan, Zoning and Subdivision Ordinances, any applicable Corridor Plans and all other Municipal Code requirements. Scott Ballstadt, AICP, Senior Planner Date annex impact report l S � rt +� .**_v 2 wf�nwi, t 3, S t: >, m .".- kl _ b-dkt y rK ' c f +' a" .'r g,2 y ''';-*77:*--,..', ) = i ,�- I/ '.. '{tar •1 ,' . 11 P STMAN P xK ®f .^. ".-n m £ 1' 3 N�' { 1/ f I Itt i j� + ..�".-^Y^'-.»e 4 i k.;„,-1 .. . .."" vii . 1• . R I / r 33 34 it 4 ".c .--4.,j;t _ ' S, ,.- �' , ,.,_�,' etiTtLai 4rfv� - ' t ti ik to\A„,?...-x.,. g Y� 4F ;� x • s J +� g. •' „,z �{ r t� s F oaf t'f 't,..-f,-.1,,::.:).:'`. t ... -, nn �y 4'``` € .''r':,`r..,t,-.',1.$4.-1,.:;.;.;',... } �. i *1c is p a 3 .. : t F 3 ''R iliCI rI'T'!b9Vo' SCALE 1' = 300O' Land Use Plan Map Existing and Proposed Land Use Patterns a . Lei I zo I ' ' I f 24 ric t- 1 -.� �- w i7 I/ ----; \• N''-.i,..4.- /di ' ' -- - '-'-' 444°. �• 1 {r) r 25 ✓j estern Second,Third,r,•�. o . 5 Annexations �y A W4,.. ,r.i . , .. i r . , ..„ sin- ertivirrim ,..ricylitreig m, A --1-3S* TATAt \ 11W� Legend [—I Low Density Estate Single Family Residential(E-1) illi Employment Corridor L_I High Density Estate Single Family Residential(E-2) ® Bluff Region = Single Family Residential CM Lakes, Rivers, Ditches ® Multi-Family Residential ow Community Influence Area MN Central Business District ■■ Growth Management Area Boundary 0=1 Neighborhood&General Commercial(N&GC) 4 Arterial Entryways OM Light Industrial ® Heavy Industrial I I Existing Zoning(I-1) Industrial, (Ag)Agricultural, and(E) Estate Zone Districts(Weld County) I Residential Mixed Use(RMU) [I♦ Parks, Open Space, Mineral Extraction&Floodplains [4;,1,,,I Community Separator [NM Schools IsLA. Other Public/Semi Private WELD CO. SCHOOL DISTRICT RE-4 WELD COUNTY PLANNING DEPT. 1020 MAIN STREET 918 10TH STREET WINDSOR, CO 80550 GREELEY, CO 80631 WINDSOR/SEVERANCE LIBRARY DISTRICT WELD COUNTY ATTORNEY 720 3RD STREET PO BOX 758 WINDSOR, CO 80550 GREELEY, CO 80632 NORTH WELD COUNTY WATER DISTRICT WATER VALLEY METROPOLITAN DISTRICT 33247 HWY. 85 1625 PELICAN LAKES POINT STE 201 LUCERNE, CO 80646 WINDSOR, CO 80550 NORTHERN COLORADO WATER WELD COUNTY ENGINEERING DEPT. CONSERVANCY DISTRICT P.O. BOX 758 220 WATER AVENUE GREELEY, CO 80631 BERTHOUD, CO 80513 WEST GREELEY SOIL WELD COUNTY CLERK AND RECORDER CONSERVATION DISTRICT 1402 N. 17TH AVE. 4302 W. 9TH ST. RD. GREELEY, CO 80631 GREELEY, CO 80634 WINDSOR/SEVERANCE FIRE PROTECTION DISTRICT 100 SEVENTH STREET WINDSOR, CO 80550 WELD COUNTY COMMISSIONERS PO BOX 728 GREELEY, CO 80634 'NOTICE OF PUBLIC HEARINGS The Windsor Planning Commission will hold a PUBLIC HEARING on Wednesday, October 19, 2005 at 7:00 p.m. and the Windsor Town Board will hold a PUBLIC HEARING on Monday, October 24, 2005 at 7:00 p.m. in the Board Room of Town Hall, 301 Walnut Street, Windsor, Colorado to receive public comments on an annexation to the Town of Windsor of approximately 765.60 acres known as the Great Western Second Annexation located south of and adjacent to Eastman Park Drive (WCR 66), and east of and adjacent to State Highway 257, in Sections 27 and 34 and the east half of Sections 28 and 33, Township 6 North, Range 67 West of the 6'h P.M in Weld County. Interested citizens are invited to attend and provide comments on this proposal. This information is available for public inspection at the Windsor Planning Department, 301 Walnut Street, Windsor, Colorado during the Town's normal business hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays. Catherine M. Kennedy Town Clerk Published in the Windsor Tribune: September 23, 2005; September 30, 2005; October 7, 2005 and October 14, 2005. NOTE TO TRIBUNE: LEGAL NOTICE CONTACT: Peggy Tremelling Planning Technician Town of Windsor 686-7476 E-MAIL TO THE GREELEY TRIBUNE DATE: September 19, 2005 NOTICE OF PUBLIC HEARINGS The Windsor Planning Commission will hold a PUBLIC HEARING on Wednesday, October 19, 2005 at 7:00 p.m. and the Windsor Town Board will hold a PUBLIC HEARING on Monday, October 24, 2005 at 7:00 p.m. in the Board Room of Town Hall, 301 Walnut Street, Windsor, Colorado to receive public comments on an annexation to the Town of Windsor of approximately 558.01 acres known as the Great Western Third Annexation located south of and adjacent to Eastman Park Drive (WCR 66), directly east of and south of the Eastman Kodak facility site in the south half of Section 23, Section 26 and the north half of Section 27, Township 6 North, Range 67 West of the 6th P.M in Weld County. Interested citizens are invited to attend and provide comments on this proposal. This information is available for public inspection at the Windsor Planning Department, 301 Walnut Street, Windsor, Colorado during the Town's normal business hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays. Catherine M. Kennedy Town Clerk Published in the Windsor Tribune: September 23, 2005; September 30, 2005; October 7, 2005 and October 14, 2005. NOTE TO TRIBUNE: LEGAL NOTICE CONTACT: Peggy Tremelling Planning Technician Town of Windsor 686-7476 E-MAIL TO THE GREELEY TRIBUNE DATE: September 19, 2005 NOTICE OF PUBLIC HEARINGS The Windsor Planning Commission will hold a PUBLIC HEARING on Wednesday, October 19, 2005 at 7:00 p.m. and the Windsor Town Board will hold a PUBLIC HEARING on Monday, October 24, 2005 at 7:00 p.m. in the Board Room of Town Hall, 301 Walnut Street, Windsor, Colorado to receive public comments on an annexation to the Town of Windsor of approximately 75.36 acres known as the Great Western Fourth Annexation located south of and adjacent to Eastman Park Drive (WCR 66) and east of and adjacent to the future extension of WCR 23, in the northeast quarter of Section 26, Township 6 North, Range 67 West of the 6`h P.M in Weld County. Interested citizens are invited to attend and provide comments on this proposal. This information is available for public inspection at the Windsor Planning Department, 301 Walnut Street, Windsor, Colorado during the Town's normal business hours of 8:00 a.m. and 5:00 p.m.,Monday through Friday, exclusive of holidays. Catherine M. Kennedy Town Clerk Published in the Windsor Tribune: September 23, 2005; September 30, 2005; October 7, 2005 and October 14, 2005. NOTE TO TRIBUNE: LEGAL NOTICE CONTACT: Peggy Tremelling Planning Technician Town of Windsor 686-7476 E-MAIL TO THE GREELEY TRIBUNE DATE: September 19, 2005 TOWN OF WINDSOR PLANNING DEPARTMENT 301 Walnut Street Windsor, Colorado 80550 Phone: 970/686-7476 Fax: 970/686-7180 Project No. LAND USE APPLICATION FORM Land use applications shall include all items listed in the application submittal checklist and the Town of Windsor Planning Procedures Manual: The Tdwn of Windsor Planning Department reserves the right to refuse to accept incomplete submittals. Please see the Town's Planning Procedures Manual for submittal requirements. APPLICATION TYPE: STATUS: �C ANNEXATION Preliminary MASTER PLAN Corrections to Staff Comments REZONING Final MINOR SUBDIVISION Fast track (original submittal) MAJOR SUBDIVISION Fast track (resubmittal with SITE PLAN corrections) ADMINISTRATIVE SITE PLAN Qualified Commercial or Industrial (Fast Track) SITE PLAN PROJECT NAME: G{LCAC (c s-re _ Sccor lb ActOtVemenOtU LEGAL DESCRIPTION: See- AeVTAcinct- 5_7 PROPERTY ADDRESS (if available): N/A- PROPERTY OWNER: ypp,tc, Name: 62, -/y4,4 +r �t� � r ar�cvr� vr�ru� 'tom 6tl_ g� r . Address: ..9.96-E sit incisor Primary Phone #: 9 o'-e; '-¢x,97 Secondary Phone #: Fax#: J?o-$ •-4/ - E-Mail: cr'ai5�4-4649 kaiak. coa+n OWNER'S AUTHORIZED REPRESENTATIVE: Name: "'Sow.) g-toME Address: 252- c ' yto,j sToep7 TJENUec CC) SoZpco Primary Phone #: 3o3 3q-S c o33 Secondary Phone#: Fax#: SOS 3<ts 8636 E-Mail: js+one.Q yrbp , r All correspondence will only be sent to the owner's authorized representative. It is the sole responsibility of the representative to redistribute correspondence to the owner and other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc. I hereby depose and state under the penalties of perjury that all statements, proposals, and/or plans submittOl with or c nt ned,within the application are true and correct to the best of my knowledge. EASTMAN KODAK PRM. 1� 1i By Signature: Owner or Owrier's Authorized Representative* Date `�� Craig J:$4ith, Mgr. SSS *Proof of owners authorization is required with submittal if signed by Owner's Authorized Representative. Project No. FOR PLANNING DEPARTMENT USE ONLY Application fee: $ Application checked by: Ap. received date: Date application checked: complete I rejected GENERAL APPLICATION OVERVIEW EXISTING ZONING: Ao4tcucn C,tbJbvstw k-lesay lbousttt PROPOSED ZONING: Gt.QMV H �tos.(op TOTAL ACREAGE: l� Ad_ TOTAL # OF PROPOSED LOTS: ?Lage sec t.mst. v5e bus c,.) „ AVERAGE LOT SIZE: fo,00v `Z MINIMUM LOT SIZE: t ypp TOTAL # OF PROPOSED PHASES: SEE o?`r4ckeD Sr-Leer ACREAGE PER PHASE: LOTS PER PHASE: PARKLAND (sq. ft. & acreages): Z(1- ArCAD/ 93k . —" AL) PARKLAND (public or private) IRRIGATION WATER (potable or non-potable) NON-701 zt C UTILITIES TO BE PROVIDED BY: WATER: '(eauN OF Wagoct SEWER: C'owtJ Co,nsnso2 GAS: L^ ELECTRIC: � f4- PHONE: IF THIS IS A FINAL APPLICATION, SUBMIT TOTALS OF THE FOLLOWING IN LINEAR FEET (use separate sheets if necessary): _ -- PUBLIC STREETS (break down by classification/width): PRIVATE STREETS (break down by classification/width): TOTAL STREETS (break down by classification/width): WATER LINES (break down by line sizes): SEWER LINES(break down by line sizes): CURB: GUTTER: SIDEWALK: OPEN SPACE (not to include detention areas) in sq ft & acres: TRAIL EASEMENTS (break down by width): > Developed trail (break down by width, depth & material): ➢ Undeveloped trail (break down by width, depth & material): FOR PLANNING DEPARTMENT USE ONLY Applicable Corridor Plan: _ Metropolitan District: PROCEDURAL GUIDE-ANNEXATION GREAT WESTERN ANNEXATION 2, 3 &4 August 18, 2005 Given its size and the anticipated market absorption for the planned uses within the Master Plan, this Property is intended to be developed in phases. The Annexation and Development Agreement for the Property will provide that each development project therein shall be required to submit to the Town, in accordance with Town requirements for the same, a set of infrastructure construction drawings which include all infrastructure improvements necessary to serve that particular phase of development. EDUCATION FOR LIFE W_ND S OR John Karbala Superintendent of Schools August 16, 2005 Joseph Plummer Director of Planning Town of Windsor 301 Walnut Street Windsor, Colorado 80550 Re: Great Western Annexation#2, 3 &4 Master Plan Dear Mr. Plummer, I am responding to a request for an impact statement from the Great Western Development Company regarding their Master Plan as noted above. I have met with Eric Swanson and John Stone from Great Western, as well as with Lucia Liley, their attorney, for the purposes of reviewing their master plan and beginning the process of examining the impact this development will have for Weld County School District RE-4. Our meeting on Tuesday, August 16, 2005 was a productive beginning to this process. The representatives from Great Western Development shared with me their overall site plan for the project and we began preliminary discussions on potential student yield and cash in lieu of land dedication, actual land dedication for a school site or some potential combination of those outcomes. I will be working with our facilities planning consultant, Richard Huwa, with Denny Hill, our demographic consultant and with Dick Bump of Caplan and Earnest,our legal counsel,to further develop the specifics of what effect this development will have on the Weld County School District RE-4, including an estimate of the number of students to be generated and the school site and capital construction requirements to educate them. Due to the complexity of the planned development, considerable study will be required to issue a comprehensive impact statement. We anticipate a productive working relationship with Great Western Development Company that will culminate in an agreement regarding student impact and how that might be mitigated. Please don't hesitate to contact me with any further information you might require and, in particular,when our evaluation of the impact will be needed by the Town of Windsor. We look forward to working with the Town and with Great Western Development Company as the master plan for this project moves forward and progresses. Yo..- , nc�grely,� / r o KarbiYl; Superintendent of Schools Weld County School District RE-4 Cc: John Stone, Eric Swanson WELD COUNTY SCHOOL DISTRICT RE-4 1020 Main Street• P.O. Box 609•Windsor, CO 80550• (970) 686-8000 • Fax(970) 686-5280 STATEMENT OF COMMUNITY NEED The tract of land, bounded by Colorado Highway 257, Eastman Park Drive, County Road 23, and the bluffs south of the Poudre River, represents a significant new mixed-use development for the Town of Windsor. Two large parcels of land adjacent to the existing Eastman Kodak plant, provides the opportunity for approximately 4,800,000 square feet of heavy and limited industrial use along with approximately 450,000 square feet of commercial/retail for the Windsor community. Industrial uses are well served by existing railway spurs and mainlines which can be expanded to enhance service. Commercial development is planned to complement the existing Colorado Highway 257 corridor and the proposed Crossroads Boulevard extension. These two corridors will serve as connections to the Town of Windsor as well as to surrounding communities. To complete the mix of uses, a wide range of residential types and densities will be included to provide the residents various housing types and opportunities. The estimated number of dwelling units to commercial/industrial square foot equals approximately 1400sf to each dwelling unit. Knitting the development together is a network of significant open space. Lakes, parks, natural open spaces and regional trail systems link the development to the community at large and provide exciting and essential open space for the residents and commercial tenants within the new development. OFFSITE IMPROVEMENTS STATEMENT August 18, 2005 It is intended that development within the Master Plan will require improvement of those streets which abut or run through the Property that are necessary to serve each individual development project when proposed, but off-site street improvements would not be required. The attached graphic illustrates some of the off-site street improvements which would fall under"off-site"street improvements. The Annexation and Development Agreement for the Property will contain specific provisions reflecting the agreed upon extent of required street improvements. PETITION FOR ANNEXATION FOR THE GREAT WESTERN SECOND ANNEXATION The Petition for Annexation for the Great Western Second Annexation was heretofore filed with the TOWN OF WINDSOR on August 19, 2005 and all required fees were paid. The TOWN OF WINDSOR has requested the amendment of such petition to include certain adjacent railroad rights-of-way, therefore, Eastman Kodak Company, a New Jersey corporation, and Great Western Railway of Colorado, L.L.C., a Colorado limited liability company ("Petitioners"), submit this petition to replace the Petition for Annexation filed on August 19, 2005, and allege the following to be true and correct: A. Petitioners are the landowners of more than 50% of the territory legally described on Exhibit A attached hereto and incorporated herein by this reference, to be known upon annexation as the "Great Western Second Annexation", which annexation comprises 778.31 acres more or less. B. The perimeter of the proposed annexation has a distance of 31,739.07 feet of which 17,503.16 feet are contiguous to the existing TOWN limits of the TOWN OF WINDSOR. A minimum of 1/6 of the perimeter of the proposed annexation is contiguous to the TOWN OF WINDSOR. Petitioners further allege: 1. It is desirable and necessary that said territory be annexed to the TOWN OF WINDSOR. 2. A community of interest exists between the said territory and the TOWN OF WINDSOR. 3. Said territory is urban or will be urbanized in the near future. 4. Said territory is integrated or capable of being integrated with the TOWN OF WINDSOR. 5. No land held in identical ownership is divided into separate parcels unless the owner of said tract has consented in writing or joins in this Petition. 6. No land held in identical ownership comprises 20 acres and together with improvements had an assessed valuation in excess of $200,000.00 in the year preceding the filing of this Petition. 7. No proceedings for annexation of the territory have been commenced for annexation to another municipality. 8. The signers hereof comprise the landowners of more than 50% of the territory proposed to be annexed exclusive of streets and alleys. 9. The mailing address of each Petitioner and the date of each Petitioner's signature are all shown on this Petition for Annexation. 10. The legal description of the land owned by each Petitioner is set forth on Exhibit B attached hereto and incorporated herein by this reference. Therefore, the undersigned Petitioners hereby request that the TOWN OF WINDSOR approve the annexation of the area described on Exhibit A. In addition to the annexation, the undersigned Petitioners request that the property described on Exhibit A be initially zoned into the following zoning districts: Residential Mixed-Use RMU District, General Commercial GC District and Recreation and Open Space O District; and thereafter be rezoned to establish a PUD overlay district. This annexation and all promises and obligations of Petitioners contained herein are specifically conditioned upon the TOWN OF WINDSOR approving concurrently with this annexation (i) the Great Western Third Annexation; (ii) the Great Western Fourth Annexation; (iii) the master plan for the Great Western Second, Third and Fourth Annexations with conditions acceptable to Petitioners; (iv) the initial zoning and the subsequent rezoning of the property as herein requested; and (v) an Annexation and Development Agreement between the Petitioners and the TOWN OF WINDSOR with terms and conditions acceptable to Petitioners. Petitioners reserve the right to withdraw this Petition for Annexation at any time prior to the second reading of the ordinances annexing and zoning the area proposed to be annexed. PETITIONERS: -f oC Co lo-o Easitman Kodak C pany, a NO/ ersey^coror ti n Cauyc Lar tiller , a.A be�w.e J MIL `114 9'h4 Safe^+.bg.�j By: -- Craig J. Sti h �� Qvu3 �C.Z -(-(k_ . Manag i e hared S ices •• ir � Dater 9 , 2005 • {.O/ Petitioner's Mailing Address: • k -A• A \G• p 1 L 9952 Eastman Park Drive k� —Co es y rlAiSS;v� Windsor, CO 80550-1316 \`��% ?•_ ' S OS-do-01 Great Western Railway of Colorado, L.L.C., a Colorado limited liability company By: c52- y --c — Michael J. Ogbohn, Manader Date: 5 r_ F'; r\ c v\ l , 2005 Petitioner's Mailing Address: 252 Clayton Street Denver, CO 80206 .... .....,, i• G `‘\ pp COVO r MyConrieBbn bites 01ai62007 i L/ Exhibit A to the PETITION FOR ANNEXATION FOR THE GREAT WESTERN SECOND ANNEXATION Legal Description of the Great Western Second Annexation A TRACT OF LAND SITUATE IN SECTIONS 27, 34, AND THE EAST HALF OF SECTIONS 28 AND 33, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 34, SAID POINT BEING MARKED BY A 2 1/2" ALUMINUM CAP STAMPED LS 31169; AND CONSIDERING THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 34 TO HAVE AN ASSUMED BEARING OF S89°42'22"W, (WEST END OF SAID LINE BEING MARKED BY A 2 1/2"ALUMINUM CAP STAMPED LS 31169) BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE ALONG SAID SOUTH LINE, S89°42'22"W, 1,191.15 FEET TO THE NORTH SIXTEENTH CORNER OF SAID SECTION 34; THENCE S89°43'52"W, 1,431.99 FEET TO THE NORTHWEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE S05°29'44"E, 1,323.82 FEET TO THE WEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 34, N89°49'11"E, 112.45 FEET TO A POINT ON THE NORTH TOP BANK OF THE CACHE LA POUDRE RIVER; THENCE ALONG SAID NORTH TOP BANK THE FOLLOWING NINE (9) COURSES: 1. S47°39'54"E, 96.16 FEET; 2. S63°19'51"E, 145.64 FEET; 3. S63°20'24"E, 165.53 FEET; 4. S61°36'06"E, 178.58 FEET; 5. S55°49'36"E, 343.62 FEET; 6. S39°11'21"E, 666.47 FEET; 7. S47°14'02"E, 241.40 FEET; 8. S42°09'12"E, 112.35 FEET; 9. S24°37'22"E, 22.47 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 1547170 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY AND WESTERLY LINES OF SAID PARCEL THE FOLLOWING TWO (2) COURSES: 1. S89°59'27'W, 15.96 FEET; 2. S00°00'33"E, 46.00 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 2346661 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL THE FOLLOWING SEVEN (7) COURSES: 1. S18°51'49"W, 157.80 FEET; 2. S65°58'22"W, 77.05 FEET; 3. N89°44'14"W, 1,157.23 FEET; 4. N89°48'21"W, 890.75 FEET; 5. N74°12'22"W, 112.97 FEET; 6. S75°08'30"W, 90.32 FEET; 7. S88°11'36"W, 501.60 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 257; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY THE FOLLOWING FIVE (5) COURSES: 1. N13°35'36"W, 533.27 FEET; 2. 69.78 FEET ALONG A NON-TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 44.50 FEET, A CENTRAL ANGLE OF 89°50'47", AND A CHORD WHICH BEARS N58°30'53"W, 62.85 FEET; 3. N13°35'38"VV, 135.00 FEET; 4. 70.58 FEET ALONG A NON-TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 44.50 FEET, A CENTRAL ANGLE OF 90°52'14", AND A CHORD WHICH BEARS N30°49'33"E, 63.41 FEET; 5. N13°35'36"W, 437.77 FEET; THENCE N89°44'53"W, 80.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE FOR THE GREAT WESTERN RAILWAY, RECORDED AT BOOK 271, PAGE 319; THENCE ALONG SAID RAILROAD RIGHT-OF-WAY LINE, N00°15'07"W, 8,154.12 FEET; THENCE DEPARTING SAID RAILROAD RIGHT-OF-WAY, N00°15'07"W, 3.12 FEET; THENCE N89°24'06"E, 159.73 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF EASTMAN PARK DRIVE; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°24'06"E, 2,717.03 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°24'43"E, 2,606.54 FEET TO A POINT ON THE EAST LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 27; THENCE ALONG SAID EAST LINE, S00°31'48"E, 1,256.24 FEET TO THE NORTH SIXTEENTH CORNER COMMON TO SECTIONS 26 AND 27; THENCE S89°27'56"W, 1,305.13 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'O3"E, 1,320.03 FEET TO THE EAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'03"E, 2,640.33 FEET TO THE EAST SIXTEENTH CORNER COMMON TO SECTIONS 27 AND 34; THENCE S05°33'47"E, 1,328.57 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 34, SAID POINT ALSO BEING THE POINT OF BEGINNING. SAID PARCEL CONTAINS 778.31 ACRES (33,903,183 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS AND RESTRICTIONS NOW IN USE OR OF RECORD. K:\1025\0008\documents\revised gwr 2nd annex 9-08-05.doc Exhibit B to the PETITION FOR ANNEXATION FOR THE GREAT WESTERN SECOND ANNEXATION Legal Description of property owned by Petitioner, Eastman Kodak Company A TRACT OF LAND SITUATE IN SECTIONS 27 AND 34, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: PARCEL I: THE NW 1/4; THE SW 1/4; THE W 1/2 OF THE NE 1/4; THE W 1/2 OF THE SE 1/4; AND THE NE 1/4 OF THE NE 1/4 OF SECTION 27, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; EXCEPT PARCELS CONVEYED TO WELD COUNTY BY DEEDS RECORDED JUNE 24, 1936 IN BOOK 995 AT PAGES 165, 166 AND 167; AND EXCEPT PARCEL CONVEYED TO THE DEPARTMENT OF HIGHWAYS BY DEED RECORDED JANUARY 6, 1964 IN BOOK 502 AT RECEPTION NO. 1425440; AND EXCEPT PARCEL CONVEYED TO THE TOWN OF WINDSOR BY DEEDS RECORDED JUNE 2, 1995 AT RECEPTION NO. 2440899 AND 2440900. PARCEL II: THE N 1/2 OF THE NW 1/4; THE SW 1/4 OF THE NW 1/4; THE NW 1/4 OF THE NE 1/4; AND THE SW 1/4 OF SECTION 34, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; EXCEPT PARCELS CONVEYED TO WELD COUNTY BY DEEDS RECORDED JUNE 24, 1936 IN BOOK 995 AT PAGES 162, 163, 165 AND 167; AND EXCEPT PARCEL CONVEYED TO THE DEPARTMENT OF HIGHWAYS, STATE OF COLORADO BY DEED RECORDED JANUARY 14, 1963 IN BOOK 1635 AT PAGE 375; AND EXCEPT PARCEL CONVEYED BY DEED RECORDED NOVEMBER 20, 1968 IN BOOK 602 AT RECEPTION NO. 1524120; AND EXCEPT PARCEL CONVEYED BY DEED RECORDED MAY 14, 1970 IN BOOK 625 AT RECEPTION NO. 1547170; AND EXCEPT THAT PARCEL CONVEYED BY DEED RECORDED AUGUST 18, 1993 IN BOOK 1398 AT RECEPTION NO. 2346661; AND EXCEPT THAT PORTION OF THE SW 1/4 LYING EAST OF THE EAST BANK OF THE POUDRE RIVER BRANCH THAT RUNS GENERALLY IN AN SOUTHEASTERLY- NORTHWESTERLY DIRECTION. THE ABOVE-DESCRIBED PARCELS ALSO BEING DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 27, AND CONSIDERING THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION TO BEAR N89°24'06"E, WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO, BOTH ENDS OF SAID LINE BEING MARKED BY A 3-1/4"ALUMINUM CAP STAMPED PLS 20685; (SAID BEARING IS A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983(1992), DETERMINED BY GEODETIC (GPS) OBSERVATIONS); THENCE N38°30'46"E, 82.39 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF EASTMAN PARK DRIVE AS DESCRIBED IN THE DEEDS TO THE TOWN OF WINDSOR RECORDED AT RECEPTION NOS. 2440899 AND 2440900, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°24'06"E, 2,557.30 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°24'43"E, 2,606.54 FEET TO A POINT ON THE EAST LINE OF SAID SECTION 27; THENCE S00°31'48"E, 1,256.24 FEET TO THE NORTH SIXTEENTH CORNER COMMON TO SECTIONS 26 AND 27; THENCE S89°27'56"W, 1,305.13 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'03"E, 1,320.03 FEET TO THE EAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'03"E, 2,640.33 FEET TO THE EAST SIXTEENTH CORNER COMMON TO SECTIONS 27 AND 34; THENCE S05°33'47"E, 1,328.57 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 34; THENCE S89°42'22"W, 1,191.15 FEET TO THE NORTH SIXTEENTH CORNER OF SAID SECTION 34; THENCE S89°43'52"W, 1,431.99 FEET TO THE NORTHWEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE S05°29'44"E, 1,323.82 FEET TO THE WEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 34, N89°49'11"E, 112.45 FEET TO A POINT ON THE NORTH TOP BANK OF THE CACHE LA POUDRE RIVER; THENCE ALONG SAID NORTH TOP BANK THE FOLLOWING NINE (9) COURSES: 1. S47°39'54"E, 96.16 FEET; 2. S63°19'51"E, 145.64 FEET; 3. S63°20'24"E, 165.53 FEET; 4. S61°36'06"E, 178.58 FEET; 5. S55°49'36"E, 343.62 FEET; 6. S39°11'21"E, 666.47 FEET; 7. S47°14'02"E, 241.40 FEET; 8. S42°09'12"E, 112.35 FEET; 9. S24°37'22"E, 22.47 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 1547170 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY AND WESTERLY LINES OF SAID PARCEL THE FOLLOWING TWO (2) COURSES: 1. S89°59'27"W, 15.96 FEET; 2. S00°00'33"E, 46.00 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 2346661 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL THE FOLLOWING SEVEN (7) COURSES: 1. S18°51'49"W, 157.80 FEET; 2. S65°58'22"W, 77.05 FEET; 3. N89°44'14"W, 1,157.23 FEET; 4. N89°48'21"W, 890.75 FEET; 5. N74°12'22"W, 112.97 FEET; 6. S75°08'30"W, 90.32 FEET; 7. S88°11'36"W, 326.44 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 257; THENCE ALONG SAID EASTERLY RIGHT-OF-WAY LINE, THE FOLLOWING EIGHT (8) COURSES: 1. N13°20'56"W, 145.27 FEET; 2. S87°07'44"W, 32.66 FEET; 3. N13°35'36"W, 1,187.51 FEET; 4. 395.88 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 1,697.50 FEET, A CENTRAL ANGLE OF 13°21'44", AND A CHORD WHICH BEARS N06°54'44"W, 394.99 FEET; 5. N00°13'53"W, 2,428.29 FEET; 6. N00°13'54"W, 2,633.31 FEET; 7. N00°13'30"W, 2,559.07 FEET; 8. N51°58'19"E, 13.99 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS 746.35 ACRES (32,511,125 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS OF RECORD OR THAT NOW EXIST ON THE GROUND. Legal Description of property owned by Petitioner, Great Western Railway of Colorado, LLC A TRACT OF LAND SITUATE IN THE EAST HALF OF SECTIONS 28 AND 33, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING A PORTION OF THAT PROPERTY DESCRIBED AT BOOK 271, PAGE 319 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 33, SAID POINT BEING MARKED BY A 3 1/4" ALUMINUM CAP STAMPED LS 20685; AND CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 33 TO HAVE AN ASSUMED BEARING OF S00°13'30"E, (SOUTH END OF SAID LINE BEING MARKED BY A 2 1/2" ALUMINUM CAP STAMPED LS 31169) BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE S22°32'39"W, 74.08 FEET TO THE POINT OF BEGINNING; THENCE S00°15'07"E, 8,154.61 FEET; THENCE S89°44'53"W, 80.00 FEET; THENCE N00°15'07"W, 8,154.12 FEET; THENCE N89°24'06"E, 80.00 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS 14.98 ACRES (652,349 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS, AND RESTRICTIONS OF RECORD, OR THAT NOW EXIST ON THE GROUND. K:\1025\0008\LEGALS\railroad row west.doc September 8, 2005 Fa_ Y, r �� " tr ° ;,l°rrliy . � F° N tt .4. M �- as.K3? I , r rt M V4J-r, i • • a a� x r " .. iC 7 r '^ I n p ,t; I p i}{ { tSi`. -- t d..:.:4- . Oat p0K 111Y7777 TTN _ .. .:. fw :CI) 0') CJ) 2t. tit ►u � r a V ' t i-.f.' 'i k, has :; I i,Pql C-.1: ''^^ ili a w/ iv 1. 1.� ; I. I J+ 4 LARGE MAPS AVAILABLE FOR VIEWING AT THE CLERK TO THE BOARD'S OFFICE, IN THE PUBLIC REVIEW FILE. TOWN OF WINDSOR PLANNING DEPARTMENT 301 Walnut Street Windsor, Colorado 80550 Phone: 970/686-7476 Fax: 970/686-7180 Project No. LAND USE APPLICATION FORM Land use applications shall include all items listed in the application submittal checklist and the Town of Windsor Planning Procedures Manual. The Town of Windsor Planning Department reserves the right to refuse to accept incomplete submittals. Please see the Town's Planning Procedures Manual for submittal requirements. APPLICATION TYPE: STATUS: D` ANNEXATION Preliminary MASTER PLAN Corrections to Staff Comments REZONING Final MINOR SUBDIVISION Fast track (original submittal) MAJOR SUBDIVISION Fast track (resubmittal with SITE PLAN corrections) ADMINISTRATIVE SITE PLAN Qualified Commercial or Industrial (Fast Track) SITE PLAN PROJECT NAME: CS2eYk7 ()DEt5tCQt/ rJeMIcoAl LEGAL DESCRIPTION: setet) sKeeT PROPERTY ADDRESS (if available): /a- PROPERTY OWNER: 617-OO Led.. "Qotr,176O/o,S . Name: eve- Swntusoo Address: Z 2 C y7oN 4s-rte- 'reroute_ co 9020 Primary Phone #: 303 343 0033 Secondary Phone #: Fax#: 3o3 3g3 2631. E-Mail: OWNER'S AUTHORIZED REPRESENTATIVE: Name: 'Sow...) S-rota6 Address: z6Z- C L 1-rot° Sizes ' )'er eia cc) gozoG Primary Phone #: So3 3113 0033 Secondary Phone#: Fax#: 303 S4 3 8636 E-Mail:Jthon¢Q 1oroe. All correspondence will only be sent to the owner's authorized representative. It is the sole responsibility of the representative to redistribute correspondence to the owner and other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc. I hereby depose and state under the penalties of perjury that all statements, proposals, and/or plans submitted with or contained within the application are true and correct to the best of my knowledge. BROE L - ONS III LLC a Colora d liability company By: /J+ Off /4 �®.� Signature: Owner or Owners Authorized Representative* Date Eric D. Swanson, Manager *Proof of owner's authorization is required with submittal if signed by Owner's Authorized Representative. Project No. FOR PLANNING DEPARTMENT USE ONLY Application fee: $ Application checked by: Ap. received date: Date application checked: complete rejected GENERAL APPLICATION OVERVIEW EXISTING ZONING: A t , I44 PROPOSED ZONING: , larto TOTAL ACREAGE: ssg Cl Az TOTAL # OF PROPOSED LOTS: PRrase sEt umJb vsZ TAtUr is ,. t.2 ?`A'S' AVERAGE LOT SIZE: G,coo s9 4-I- MINIMUM LOT SIZE: 2,400 set .44- TOTAL# OF PROPOSED PHASES: S.erj AT'MateS-) s-.€ r ACREAGE PER PHASE: LOTS PER PHASE: PARKLAND (sq. ft. & acreages): 2t4 ©/83 Ate--?MU PARKLAND (public or private) IRRIGATION WATER (potable or non-potable) pew?errAg� UTILITIES TO BE PROVIDED BY: WATER: Lou. ..) use (a,,.tosoC SEWER: Tajo or W,n�Co� GAS: XL et- ELECTRIC: t?CA- PHONE: Qu>ab ' IF THIS IS A FINAL APPLICATION, SUBMIT TOTALS OF THE FOLLOWING IN LINEAR FEET (use separate sheets if necessary): _ -- PUBLIC STREETS (break down by classification/width): PRIVATE STREETS (break down by classification/width): TOTAL STREETS (break down by classification/width): _ WATER LINES (break down by line sizes): SEWER LINES(break down by line sizes): CURB: GUTTER: SIDEWALK: OPEN SPACE (not to include detention areas) in sq ft & acres: TRAIL EASEMENTS (break down by width): > Developed trail (break down by width, depth & material): > Undeveloped trail (break down by width, depth & material): FOR PLANNING DEPARTMENT USE ONLY Applicable Corridor Plan: Metropolitan District: PROCEDURAL GUIDE-ANNEXATION TOWN OF WINDSOR PLANNING DEPARTMENT 301 Walnut Street Windsor, Colorado 80550 Phone: 970/686-7476 Fax: 970/686-7180 Project No. LAND USE APPLICATION FORM Land use applications shall include all items listed in the application submittal checklist and the Town of Windsor Planning Procedures Manual. The Town of Windsor Planning Department reserves the right to refuse to accept incomplete submittals. Please see the Town's Planning Procedures Manual for submittal requirements. APPLICATION TYPE: STATUS: ANNEXATION Preliminary MASTER PLAN Corrections to Staff Comments __ REZONING Final MINOR SUBDIVISION Fast track (original submittal) MAJOR SUBDIVISION Fast track (resubmittal with SITE PLAN corrections) ADMINISTRATIVE SITE PLAN Qualified Commercial or Industrial (Fast Track) SITE PLAN PROJECT NAME: G' ekr Wet-read '&ttb 4i/jE -lcOAJ LEGAL DESCRIPTION: ATrAO1. b sfrar PROPERTY ADDRESS (if available): NA- PROPERTY OWNER: IC p1 Je , Name: G &Sty` &n <.r " c`�` r mod, s°;fi'tAt tai r- Address: 9C.44.C2 , a /i.-t L Lli,aar boa 'Ca ,gin Primary Phone #: 9l�" � '.- /rd;4��T Secondary Phone #: Fax#: 976-uS -4 a E-Mail: ,sa-arq,s,'tA 42214A, co.-e4 OWNER'S AUTHORIZED REPRESENTATIVE: Name: Z'oi.uN S-rotc Address: z6Z Ci,L•A1-rOO Sr 7' 'DENuerL eo RozoG Primary Phone #: 3o3 2AZ post Secondary Phone#: Fax#: 303 S4'5 5636E-Mail:aesitoNec 1Aroe.cex„. All correspondence will only be sent to the owner's authorized representative. It is the sole responsibility of the representative to redistribute correspondence to the owner and other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc. I hereby depose and state under the penalties of perjury that all statements, proposals, and/or plans submitted wither cpntinedwithin the application are true and correct to the best of my knowledge. EASTMAN KODAK C..plij-nri b l: E M -yam By: 7, k1A tf < ✓15'`•!' A461 Signkature Owner or OWner's Authorized Representative* Date' Craig J. , Mgr''. SSS *Proof of owngs's authorization is required with submittal if signed by Owner's Authorized Representative. Project No. FOR PLANNING DEPARTMENT USE ONLY Application fee: $ Application checked by: Ap. received date: Date application checked: complete I rejected GENERAL APPLICATION OVERVIEW EXISTING ZONING: Al I , 1-%-1 PROPOSED ZONING: ere saMu1 (-4( p TOTAL ACREAGE: St,of AL. TOTAL # OF PROPOSED LOTS: Qt,e-y{ye- a t.A.iDyam- -cAtite tyv r pst_t-FW AVERAGE LOT SIZE: 6,coo MINIMUM LOT SIZE: ;qa7 yq $4- TOTAL# OF PROPOSED PHASES: SEW A-TTAci- S Herr ACREAGE PER PHASE: t• LOTS PER PHASE: PARKLAND (sq. ft. & acreages): ZI. Ac. -',©/S 3A� Q.MU PARKLAND (public or private) IRRIGATION WATER (potable or non-potable) po - watt UTILITIES TO BE PROVIDED BY: _ WATER: 'I'oW r..) arr Loft soc SEWER: ma.) c . l.Jtnrsotz_ GAS: XCrt.- ELECTRIC: 'A-- PHONE: EST IF THIS IS A FINAL APPLICATION, SUBMIT TOTALS OF THE FOLLOWING IN LINEAR FEET (use separate sheets if necessary): _ - PUBLIC STREETS (break down by classification/width): PRIVATE STREETS (break down by classification/width): TOTAL STREETS (break down by classification/width): WATER LINES (break down by line sizes): SEWER LINES(break down by line sizes): CURB: GUTTER: SIDEWALK: OPEN SPACE (not to include detention areas) in sq ft & acres: TRAIL EASEMENTSjbreak down by width): _ > Developed trail (break down by width, depth & material): > Undeveloped trail (break down by width, depth & material): FOR PLANNING DEPARTMENT USE ONLY Applicable Corridor Plan: Metropolitan District: PROCEDURAL GUIDE-ANNEXATION STATEMENT OF COMMUNITY NEED The tract of land, bounded by Colorado Highway 257, Eastman Park Drive, County Road 23, and the bluffs south of the Poudre River, represents a significant new mixed-use development for the Town of Windsor. Two large parcels of land adjacent to the existing Eastman Kodak plant, provides the opportunity for approximately 4,800,000 square feet of heavy and limited industrial use along with approximately 450,000 square feet of commercial/retail for the Windsor community. Industrial uses are well served by existing railway spurs and mainlines which can be expanded to enhance service. Commercial development is planned to complement the existing Colorado Highway 257 corridor and the proposed Crossroads Boulevard extension. These two corridors will serve as connections to the Town of Windsor as well as to surrounding communities. To complete the mix of uses, a wide range of residential types and densities will be included to provide the residents various housing types and opportunities. The estimated number of dwelling units to commercial/industrial square foot equals approximately 1400sf to each dwelling unit. Knitting the development together is a network of significant open space. Lakes, parks, natural open spaces and regional trail systems link the development to the community at large and provide exciting and essential open space for the residents and commercial tenants within the new development. GREAT WESTERN ANNEXATION 2, 3 &4 August 18, 2005 Given its size and the anticipated market absorption for the planned uses within the Master Plan, this Property is intended to be developed in phases. The Annexation and Development Agreement for the Property will provide that each development project therein shall be required to submit to the Town, in accordance with Town requirements for the same, a set of infrastructure construction drawings which include all infrastructure improvements necessary to serve that particular phase of development. OFFSITE IMPROVEMENTS STATEMENT August 18, 2005 It is intended that development within the Master Plan will require improvement of those streets which abut or run through the Property that are necessary to serve each individual development project when proposed, but off-site street improvements would not be required. The attached graphic illustrates some of the off-site street improvements which would fall under"off-site"street improvements. The Annexation and Development Agreement for the Property will contain specific provisions reflecting the agreed upon extent of required street improvements. I �_.--c�4 � '-,ice °-_ ham. , F II *tea, - ' L ,. I' Y. . . .U ',;;t A * -....„,N f r - °Ill 1' J 'If- .._ J s e WillyY/ /y, A e 3'" t ^_. If )A ..�� N ,. .- L_,_, r,.J15 Arid"' -1;1:4!, N r M ,� �n a .4 x �: ., ,, ,, ,,, ,, _, ,., ,,,, ,,, i , , ... �,. .r YA ..Y Main I.. F coV/ f 4 - O : N M t i i 'A '* --/1 n 1 V ha e �."p� • CM !4 * il -- i. _��--yYY P. af- ,YM1 4 -_ -,� .x31:. A EDUCATION FOR LIFE • n z lettIOSIMES -11DSOR john Karbala Superinterdent of Schools August 16, 2005 Joseph Plummer Director of Planning Town of Windsor 301 Walnut Street Windsor, Colorado 80550 Re: Great Western Annexation#2,3 &4 Master Plan Dear Mr. Plummer, I am responding to a request for an impact statement from the Great Western Development Company regarding their Master Plan as noted above. I have met with Eric Swanson and John Stone from Great Western, as well as with Lucia Liley,their attorney,for the purposes of reviewing their master plan and beginning the process of examining the impact this development will have for Weld County School District RE-4. Our meeting on Tuesday,August 16,2005 was a productive beginning to this process. The representatives from Great Western Development shared with me their overall site plan for the project and we began preliminary discussions on potential student yield and cash in lieu of land dedication, actual land dedication for a school site or some potential combination of those outcomes. I will be working with our facilities planning consultant,Richard Huwa,with Denny Hill, our demographic consultant and with Dick Bump of Caplan and Earnest, our legal counsel,to further develop the specifics of what effect this development will have on the Weld County School District RE-4,including an estimate of the number of students to be generated and the school site and capital construction requirements to educate them. Due to the complexity of the planned development, considerable study will be required to issue a comprehensive impact statement. We anticipate a productive working relationship with Great Western Development Company that will culminate in an agreement regarding student impact and how that might be mitigated. Please don't hesitate to contact me with any further information you might require and, in particular, when our evaluation of the impact will be needed by the Town of Windsor. We look forward to working with the Town and with Great Western Development Company as the master plan for this project moves forward and progresses. Yours,Sincfrely, „John Karbala Superintendent of Schools Weld County School District RE-4 Cc: John Stone, Eric Swanson WELD COUNTY SCHOOL DISTRICT RE-4 inc. Math Street t P.O. Box 609 •Windsor, CO 80550 • (970) 636-8000 d la1:(970) 686-5280 PETITION FOR ANNEXATION FOR THE GREAT WESTERN THIRD ANNEXATION Eastman Kodak Company, a New Jersey corporation and Broe Land Acquisitions II, LLC, a Colorado limited liability company ("Petitioners"), the landowners of more than 50% of the territory, excluding public streets and alleys, containing 551.35 acres more or less and legally described on Exhibit A attached hereto and incorporated herein by this reference, to be known upon annexation as the "Great Western Third Annexation", alleges the following to be true and correct: The perimeter of the proposed annexation has a distance of 34, O 3.3Zfeet of which 61,006. tact feet are contiguous to the existing TOWN limits of the TOWN OF WINDSOR. A minimum of 1/6 of the perimeter of the proposed annexation is contiguous to the TOWN OF WINDSOR. Petitioner further alleges: 1. It is desirable and necessary that said territory be annexed to the TOWN OF WINDSOR. 2. A community of interest exists between the said territory and the TOWN OF WINDSOR. 3. Said territory is urban or will be urbanized in the near future. 4. Said territory is integrated or capable of being integrated with the TOWN OF WINDSOR. 5. No land held in identical ownership is divided into separate parcels unless the owner of said tract has consented in writing or joins in this Petition. 6. No land held in identical ownership comprises 20 acres and together with improvements had an assessed valuation in excess of $200,000.00 in the year preceding the filing of this Petition. 7. No proceedings for annexation of the territory have been commenced for annexation to another municipality. 8. The signers hereof comprise the landowners of more than 50% of the territory proposed to be annexed exclusive of streets and alleys, and are in fact the owner of 100% of the territory proposed to be annexed. 9. The mailing address of each signer and the date of signing of each signature are all shown on this Petition for Annexation. 10. The legal description of the land owned by each signer of this Petition for Annexation is set forth on Exhibit B attached hereto and incorporated herein by this reference. Therefore, the undersigned Petitioners hereby request that the TOWN OF WINDSOR approve the annexation of the area described on Exhibit A and do herewith pay the required fees. In addition to the annexation, the undersigned Petitioners request that the property described on Exhibit A be initially zoned into the following zoning district: Heavy Industrial I-H District, Residential Mixed-Use RMU District and Recreation and Open Space O District; and thereafter be rezoned to establish a PUD overlay district. This annexation and all promises and obligations of Petitioners contained herein are specifically conditioned upon the TOWN OF WINDSOR approving concurrently with this annexation (i) the Great Western Second Annexation; (ii) the Great Western Fourth Annexation; (iii) the master plan for the Great Western Second, Third and Fourth Annexations with conditions acceptable to Petitioners; (iv) the initial zoning and the subsequent rezoning of the property as herein requested; and (v) an Annexation and Development Agreement between the Petitioners and the TOWN OF WINDSOR with terms and conditions acceptable to Petitioners. ' Petitioners reserve the right to withdraw this Petition for Annexation at any time prior to the second reading of the ordinances annexing and zoning the area proposed to be annexed. PETITIONERS: EASTMAN KODAK COMPANY, a Ne Jersey corporation r E • h.t-y4-�y By. JAA Craig J. SNIT Manager- it9 Slwred Services Date: V Nap. /f , 2005 Petitioner's Mailing Address: 9952 Eastman Park Drive Windsor, CO 80550-1316 BROE LAND ACQUISITIONS, II, LLC, a Colorado limited liability company By: Eric D./St nsoon,at Date: n, /j , 2005 Petitioner's Mailing Address: 252 Clayton Street Denver, CO 80206 Exhibit A to the PETITION FOR ANNEXATION FOR THE GREAT WESTERN THIRD ANNEXATION A TRACT OF LAND SITUATE IN SECTIONS 26, 35, THE SOUTHEAST QUARTER OF SECTION 34, AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER QUARTER CORNER OF SAID SECTION 26, SAID POINT BEING MARKED BY A 3" BRASS CAP WITH NO OTHER MARKINGS; AND CONSIDERING THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 26 TO HAVE A BEARING OF S89°41'47"W, (EAST END OF SAID LINE BEING MARKED BY A #6 REBAR WITH 2 1/2" ALUMINUM CAP STAMPED PLS 31169) BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 26, S00°25'32"E, 1,320.21 FEET TO THE CENTER SOUTH SIXTEENTH CORNER OF SECTION 26; THENCE N89°40'37"E, 2,603.15 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23; • THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°19'12"E, 671.17 FEET; THENCE DEPARTING SAID WESTERLY RIGHT-OF-WAY LINE, S89°38'31"W, 709.45 FEET; THENCE S00°18'28"E, 648.00 FEET TO A POINT ON THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; THENCE ALONG SAID NORTH LINE, N89°39'11"E, 709.59 FEET; THENCE S00°33'37"E, 826.57 FEET; THENCE S86°39'52"W, 187.11 FEET; THENCE S02°19'53"W, 462.13 FEET; THENCE N89°38'52"E, 190.20 FEET; THENCE S00°33'37"E, 22.02 FEET; THENCE N89°36'00"E, 20.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°33'37"E, 896.99 FEET; THENCE DEPARTING SAID RIGHT-OF-WAY LINE, S89°28'46"W, 299.73 FEET; THENCE S00°32'10"E, 372.52 FEET; THENCE N89°33'56"E, 299.89 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°33'37"E, 49.96 FEET TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35; THENCE ALONG SAID SOUTH LINE, N89°32'33"E, 30.00 FEET TO THE EAST QUARTER CORNER OF SAID SECTION 35; THENCE S44°51'43"E, 646.18 FEET; THENCE S36°26'43"E, 57.71 FEET; THENCE S41°40'07"W, 423.95 FEET; THENCE S14°13'50"E, 381.89 FEET TO THE SOUTH SIXTEENTH CORNER OF SECTIONS 35 AND 36; THENCE ALONG THE SOUTH LINE OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 35, N88°49'15"W, 2,240.46 FEET TO THE CENTER SOUTH SIXTEENTH CORNER OF SAID SECTION 35; THENCE ALONG THE EST LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, S10°48'40"E, 1,127.72 FEET; THENCE N87°18'50'W, 2,326.02 FEET THENCE S84°16'00"W, 1,461.54 FEET; THENCE N00°00'05"W, 641.71 FEET; THENCE N36°05'51"E, 64.27 FEET; THENCE N21°22'15"E, 201.87 FEET; THENCE N31°19'04"E, 192.28 FEET; THENCE N42°52'40"E, 71.52 FEET; THENCE N58°40'24"E, 68.14 FEET; THENCE N80°24'35"E, 127.23 FEET; THENCE S85°41'56"E, 418.10 FEET; THENCE N29°52'23'W, 1,294.22 FEET TO THE WEST QUARTER CORNER OF SAID SECTION 35; THENCE ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 35, N89°32'33"E, 1,557.85 FEET TO THE CENTER WEST SIXTEENTH CORNER OF SAID SECTION 35; THENCE ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER, N05°38'02"W, 664.56 FEET TO THE NORTHWEST CORNER OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 35; THENCE N89°34'09"E, 907.26 FEET; THENCE N00°04'37"W, 3,158.77 FEET; THENCE N24°53'10"E, 220.09 FEET; THENCE 57.14 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 130.50 FEET, A CENTRAL ANGLE OF 25°05'21", AND A CHORD WHICH BEARS N12°20'30"E, 56.69 FEET; THENCE N00°12'11"W, 82.36 FEET; THENCE 72.95 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 116.50 FEET, A CENTRAL ANGLE OF 35°52'47", AND A CHORD WHICH BEARS N18°08'34"W, 71.77 FEET; THENCE N36°04'57"W, 82.47 FEET; THENCE 87.84 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 139.50 FEET, A CENTRAL ANGLE OF 36°04'44", AND A CHORD WHICH BEARS N18°02'35'W, 86.40 FEET; THENCE N00°00'13"W, 1,011.59 FEET; THENCE N89°42'01"E, 188.97 FEET TO A POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 26; THENCE ALONG SAID EAST LINE, N00°25'22"W, 2,475.57 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF EASTMAN PARK DRIVE; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°44'07"E, 1,254.98 FEET; THENCE S00°22'26"E, 2,574.71 FEET; THENCE S89°41'47"W, 1,252.79 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS 558.01 ACRES (24,306,730 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS AND RESTRICTIONS NOW IN USE OR OF RECORD. Exhibit B to the PETITION FOR ANNEXATION FOR THE GREAT WESTERN THIRD ANNEXATION Legal Description of property owned by Petitioner, Eastman Kodak Company A TRACT OF LAND SITUATE IN SECTIONS 26, 35, THE SOUTHEAST QUARTER OF SECTION 34, AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 35, AND CONSIDERING THE NORTH LINE OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 35 TO HAVE A BEARING OF N89°34'09"E, AND BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE N89°34'09"E, 1,497.06 FEET; THENCE S10°47'54"E, 921.58 FEET; THENCE N89°36'05"E, 1,068.54 FEET; THENCE N00°33'37"W, 597.26 FEET; THENCE N89°36'05"E, 710.00 FEET; THENCE S00°32'10"E, 299.88 FEET; THENCE N89°33'56"E, 299.89 FEET; THENCE S00°33'37"E, 49.97 FEET; THENCE N89°32'33"E, 30.00 FEET; THENCE S44°51'43"E, 646.18 FEET; THENCE S36°26'43"E, 57.71 FEET; THENCE S41°40'07"W, 423.95 FEET; THENCE S14°13'50"E, 381.89 FEET; THENCE N88°49'15'W, 2,240.46 FEET; THENCE S10°48'40"E, 1,127.72 FEET; THENCE N87°18'50"W, 2,326.02 FEET ; THENCE S84°16'00'9, 1,461.54 FEET; THENCE N00°00'05"W, 641.71 FEET; THENCE N36°05'51"E, 64.27 FEET; THENCE N21°22'15"E, 201.87 FEE ; THENCE N31°19'04"E, 192.28 FEET; THENCE N42°52'40"E, 71.52 FEET; THENCE N58°40'24"E, 68.14 FEET; THENCE N80°24'35"E, 127.23 FEET; THENCE S85°41'56"E, 418.10 FEET; THENCE N29°52'23'W, 1,294.22 FEET; THENCE N89°32'33"E, 1,557.85 FEET; THENCE N05°38'02'W, 664.56 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS 240.02 ACRES (10,455,175 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS, AND RESTRICTIONS OF RECORD, OR THAT NOW EXIST ON THE GROUND. K:\1025\0008\LEGALS\KODAK PARCEL IN ANNEX 3.DOC CREATED ON 8/11/2005 1:28:00 PM revised August 17,2005 Legal Description of property owned by Petitioner, Broe Land Acquisitions II, LLC A TRACT OF LAND SITUATE IN SECTIONS 26, 35, THE SOUTHEAST QUARTER OF SECTION 34, AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 6 NORTH, RANGE 67 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 35, AND CONSIDERING THE NORTH LINE OF THE NORTHEAST QUARTER SAID SECTION 35 TO HAVE A BEARING OF N89°39'11"E, AND BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE S00°33'37"E, 825.00 FEET; THENCE S86°39'52"W, 217.14 FEET; THENCE S02°19'53"W, 462.13 FEET; THENCE N89°38'52"E, 190.20 FEET; THENCE S00°33'37"E, 22.02 FEET; THENCE N89°36'00"E, 20.00 FEET; THENCE S00°33'37"E, 896.99 FEET; THENCE S89°28'46"W, 299.73 FEET; THENCE S00°32'10"E, 72.64 FEET; THENCE S89°36'05"W, 710.00 FEET; THENCE S00°33'37"E, 597.26 FEET; THENCE S89°36'05"W, 1,068.54 FEET; THENCE N10°47'54'W, 921.58 FEET; THENCE S89°34'09"W, 589.79 FEET; THENCE N00°04'37"W, 3,158.77 FEET; THENCE N24°53'10"E, 220.09 FEET; THENCE 57.14 FEET ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 130.50 FEET, A CENTRAL ANGLE OF 25°05'21", AND A CHORD WHICH BEARS N12°20'30"E, 56.69 FEET; THENCE N00°12'11'W, 82.36 FEET; THENCE 72.95 FEET ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 116.50 FEET, A CENTRAL ANGLE OF 35°52'47", AND A CHORD WHICH BEARS N18°08'34"W, 71.77 FEET; THENCE N36°04'57"W, 82.47 FEET; THENCE 87.84 FEET ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 139.50 FEET, A CENTRAL ANGLE OF 36°04'44", AND A CHORD WHICH BEARS N18°02'35'W, 86.40 FEET; THENCE N00°00'13'W, 1,011.59 FEET; THENCE N89°42'01"E, 188.97 FEET; THENCE N00°25'22"W, 2,475.57 FEET; THENCE N89°44'07"E, 1,254.98 FEET; THENCE SOO°2226"E, 2,574.71 FEET; THENCE S89°41'47'W, 1,252.79 FEET; THENCE S00°25'32"E, 1,320.21 THENCE N89°40'37"E, 2,633.15 FEET; THENCE S00°19'12"E, 671.16 FEET; THENCE S89°38'31"W, 739.45 FEET; THENCE S00°18'28"E, 648.00 FEET; THENCE N89°39'11"E, 739.59 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS 312.37 ACRES (13,606,661 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS, AND RESTRICTIONS OF RECORD, OR THAT NOW EXIST ON THE GROUND. K:\1025\0008\LEGALS\broe parcel in annex 3.doc Created on 8/11/2005 1:39:00 PM LARGE MAPS AVAILABLE FOR VIEWING AT THE CLERK TO THE BOARD'S OFFICE, IN THE PUBLIC REVIEW FILE. TOWN OF WINDSOR PLANNING DEPARTMENT 301 Walnut Street Windsor, Colorado 80550 Phone: 970/686-7476 Fax: 970/686-7180 Project No. LAND USE APPLICATION FORM Land use applications shall include all items listed in the application submittal checklist and the Town of Windsor Planning Procedures Manual. The Town of Windsor Planning Department reserves the right to refuse to accept incomplete submittals. Please see the Town's Planning Procedures Manual for submittal requirements. APPLICATION TYPE: STATUS: DC-ANNEXATION Preliminary MASTER PLAN Corrections to Staff Comments REZONING Final MINOR SUBDIVISION Fast track (original submittal) MAJOR SUBDIVISION Fast track (resubmittal with SITE PLAN corrections) ADMINISTRATIVE SITE PLAN Qualified Commercial or Industrial (Fast Track) SITE PLAN PROJECT NAME: G2epa- (,mss-ream --Ru.2-n . x4'ztosj LEGAL DESCRIPTION: Site fk7rAC4t¢D c e-e-7 PROPERTY ADDRESS (if available): &A-- PROPERTY OWNER: `2,, cwnA(L I.J,aerr. L.L Name: n l4ritWij toet—ztST.tc Address: ZI-40'3 (ADC-e..— 23 Gitettey, CO 8oro3 Primary Phone #: 940 696 Zg(D* Secondary Phone#: Fax#: E-Mail: OWNER'S AUTHORIZED REPRESENTATIVE: Name: o.cta Stowe-- Address: Z-6 7_. C- AYToti SIse r NueC Co &ozoto Primary Phone #: So'S SR'S OO33 Secondary Phone#: Fax#: 3o3 393 $(036 E-Mail: Jthoivep torce.cont All correspondence will only be sent to the owner's authorized representative. It is the sole responsibility of the representative to redistribute correspondence to the owner and other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc. I hereby depose and state under the penalties of perjury that all statements, proposals, and/or plans submitted with or contained within the application are true and correct to the best of my knowledge. RIC WINE, LLC, a Colorado limited liability company pp y: it ✓1.'Lfde 7 Signature: Owner,o Owner's Authorized Representative* D Marilyn Weintntister, Manager � *Proof of owner's authorization is required with submittal if signed by Owner's Authorized Representative. Project No. FOR PLANNING DEPARTMENT USE ONLY Application fee: $ Application checked by: Ap. received date: Date application checked: complete I rejected GENERAL APPLICATION OVERVIEW EXISTING ZONING: A t I -K PROPOSED ZONING: & ., 2MUf t-N, O TOTAL ACREAGE: ?.c• 3b 4c_ TOTAL # OF PROPOSED LOTS: Ptgirec See- ar -Difaur oti raa_?tM AVERAGE LOT SIZE: Co OmO MINIMUM LOT SIZE: 2. 4-toe) TOTAL# OF PROPOSED PHASES: SIB A't AC#t p S4-cegr ACREAGE PER PHASE: LOTS PER PHASE: PARKLAND (sq. ft. & acreages): Zrj-At..-4p j$3 At -eJ PARKLAND (public or private) IRRIGATION WATER (potable or non-potable) NoN-,nAsti UTILITIES TO BE PROVIDED BY: WATER: -rows) ai= Cutp o2. SEWER: Town.) riE• I.Otnrbsot GAS: ELECTRIC: r PHONE: QWES'( IF THIS IS A FINAL APPLICATION, SUBMIT TOTALS OF THE FOLLOWING IN . LINEAR FEET (use separate sheets if necessary): _ -- PUBLIC STREETS (break down by classification/width): PRIVATE STREETS (break down by classification/width): TOTAL STREETS (break down by classification/width): WATER LINES (break down by line sizes): SEWER LINES(break down by line sizes): CURB: GUTTER: SIDEWALK: OPEN SPACE (not to include detention areas) in sq ft & acres: TRAIL EASEMENTS (break down by width): > Developed trail (break down by width, depth & material): > Undeveloped trail (break down by width, depth & material): FOR PLANNING DEPARTMENT USE ONLY Applicable Corridor Plan: Metropolitan District: PROCEDURAL GUIDE-ANNEXATION A EDUCATION FOR LIFE { ,aNDSOR John z:aebetia Superintene-en,:of Schools August 16, 2005 Joseph Plummer Director of Planning Town of Windsor 301 Walnut Street Windsor, Colorado 80550 Re: Great Western Annexation#2, 3 &4 Master Plan Dear Mr.Plummer, I am responding to a request for an impact statement from the Great Western Development Company regarding their Master Plan as noted above. I have met with Eric Swanson and John Stone from Great Western, as well as with Lucia Liley,their attorney, for the purposes of reviewing their master plan and beginning the process of examining the impact this development will have for Weld County School District RE-4. Our meeting on Tuesday,August 16, 2005 was a productive beginning to this process. The representatives from Great Western Development shared with me their overall site plan for • the project and we began preliminary discussions on potential student yield and cash in lieu of land dedication, actual land dedication for a school site or some potential combination of those outcomes. I will be working with our facilities planning consultant,Richard Huwa, with Denny Hill, our demographic consultant and with Dick Bump of Caplan and Earnest, our legal counsel,to further develop the specifics of what effect this development will have on the Weld County School District RE-4, including an estimate of the number of students to be generated and the school site and capital construction requirements to educate them. Due to the complexity of the planned development, considerable study will be required to issue a comprehensive impact statement. We anticipate a productive working relationship with Great Western Development Company that will culminate in an agreement regarding student impact and how that might be mitigated. Please don't hesitate to contact me with any further information you might require and, in particular,when our evaluation of the impact will be needed by the Town of Windsor. We look forward to working with the Town and with Great Western Development Company as the master plan for this project moves forward and progresses. Yours Sin�c�rely, _ // otiin Karbuta Superintendent of Schools Weld County School District RE-4 Cc: John Stone,Eric Swanson WELD COUNTY SCHOOL DISTRi T RE-4 1. .2G Main Sitr,i ' L6•. Lox 609•Windsor, CU 80550 • (970) 686-8000 • iEj:x.c (970) 686-52£ STATEMENT OF COMMUNITY NEED The tract of land, bounded by Colorado Highway 257, Eastman Park Drive, County Road 23, and the bluffs south of the Poudre River, represents a significant new mixed-use development for the Town of Windsor. Two large parcels of land adjacent to the existing Eastman Kodak plant, provides the opportunity for approximately 4,800,000 square feet of heavy and limited industrial use along with approximately 450,000 square feet of commercial/retail for the Windsor community. Industrial uses are well served by existing railway spurs and mainlines which can be expanded to enhance service. Commercial development is planned to complement the existing Colorado Highway 257 corridor and the proposed Crossroads Boulevard extension. These two corridors will serve as connections to the Town of Windsor as well as to surrounding communities. To complete the mix of uses, a wide range of residential types and densities will be included to provide the residents various housing types and opportunities. The estimated number of dwelling units to commercial/industrial square foot equals approximately 1400sf to each dwelling unit. Knitting the development together is a network of significant open space. Lakes, parks, natural open spaces and regional trail systems link the development to the community at large and provide exciting and essential open space for the residents and commercial tenants within the new development. GREAT WESTERN ANNEXATION 2,3 &4 August 18, 2005 Given its size and the anticipated market absorption for the planned uses within the Master Plan, this Property is intended to be developed in phases. The Annexation and Development Agreement for the Property will provide that each development project therein shall be required to submit to the Town, in accordance with Town requirements for the same, a set of infrastructure construction drawings which include all infrastructure improvements necessary to serve that particular phase of development. OFFSITE IMPROVEMENTS STATEMENT August 18, 2005 It is intended that development within the Master Plan will require improvement of those streets which abut or run through the Property that are necessary to serve each individual development project when proposed, but off-site street improvements would not be required. The attached graphic illustrates some of the off-site street improvements which would fall under"off-site"street improvements. The Annexation and Development Agreement for the Property will contain specific provisions reflecting the agreed upon extent of required street improvements. { -3a ."t . ��// S -.r it* - w- T±' . ri 54 sN �� 4' i3 i,,4 . ' . rtity , ty I A ��IryN ;� ^ - ) eITiE'i".4 ii-" L ' of 1 /: } tip k- i t r--7, $Z. ,ti r .T II 1 girl, t {. rta.,10- s f r `,. 14r T V• I I. A ! AIS a M. CO 4 ; 1:"x 'T • ` l !-- w H,NI yp ry' 1r h1 h 1 #� ,44,44 i '^ t ': 1y�y R x + : Y O . } it i- % 1 t 'i f '. ei h� Ig - 1 G `T. NC a w t :Y : fin !A ` .{ ilif •- I. I r „ «, 1 y t e 'tog I PETITION FOR ANNEXATION FOR THE GREAT WESTERN FOURTH ANNEXATION Richmar Wine, LLC, a Colorado limited liability company ("Petitioner"), the landowner of more than 50% of the territory, excluding public streets and alleys, containing 77.03 acres more or less and legally described on Exhibit A attached hereto and incorporated herein by this reference, to be known upon annexation as the "Great Western Fourth Annexation", alleges the following to be true and correct: The perimeter of the proposed annexation has a distance of 7,6c#2•0-7-feet of which 3,$674IG feet are contiguous to the existing TOWN limits of the TOWN OF WINDSOR. A minimum of 1/6 of the perimeter of the proposed annexation is contiguous to the TOWN OF WINDSOR. Petitioner further alleges: 1. It is desirable and necessary that said territory be annexed to the TOWN OF WINDSOR. 2. A community of interest exists between the said territory and the TOWN OF WINDSOR. 3. Said territory is urban or will be urbanized in the near future. 4. Said territory is integrated or capable of being integrated with the TOWN OF WINDSOR. 5. No land held in identical ownership is divided into separate parcels unless the owner of said tract has consented in writing or joins in this Petition. 6. No land held in identical ownership comprises 20 acres and together with improvements had an assessed valuation in excess of $200,000.00 in the year preceding the filing of this Petition. 7. No proceedings for annexation of the territory have been commenced for annexation to another municipality. 8. The signer hereof comprises the landowners of more than 50% of the territory proposed to be annexed exclusive of streets and alleys, and is in fact the owner of 100% of the territory proposed to be annexed. 9. The mailing address of the Petitioner and the date of the Petitioner's signature is on this Petition for Annexation. Therefore, the undersigned Petitioner hereby requests that the TOWN OF WINDSOR approve the annexation of the area described on Exhibit A and does herewith pay the required fees. In addition to the annexation, the undersigned Petitioner requests that the property described on Exhibit A be initially zoned into the following zoning district: Heavy Industrial I-H District; and thereafter be rezoned to establish a PUD overlay district. This annexation and all promises and obligations of Petitioner contained herein are specifically conditioned upon the TOWN OF WINDSOR approving concurrently with this annexation (i) the Great Western Second Annexation; (ii) the Great Western Third Annexation; (iii) the master plan for the Great Western Second, Third and Fourth Annexations with conditions acceptable to Petitioner; (iv) the initial zoning and the subsequent rezoning of the property as herein requested; and (v) an Annexation and Development Agreement between the Petitioner and the TOWN OF WINDSOR with terms and conditions acceptable to Petitioner. Petitioner reserves the right to withdraw this Petition for Annexation at any time prior to the second reading of the ordinances annexing and zoning the area proposed to be annexed. PETITIONER: Richmar Wine, LLC, A Colorado limited liability company By: Marilyn Wei4neister, Manager Date: (lot rt 17, 2005 Petitioner's ailing Address: 31703 WCR 23 Greeley, CO 80631 Exhibit A to the PETITION FOR ANNEXATION FOR THE GREAT WESTERN FOURTH ANNEXATION A TRACT OF LAND SITUATE IN THE NORTHEAST QUARTER OF SECTION 26, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER EAST SIXTEENTH CORNER OF SAID SECTION 26, AND CONSIDERING THE NORTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 26 TO BEAR N89°41'50"E, WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO; (SAID BEARING IS A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983 (1992), DETERMINED BY GEODETIC (GPS) OBSERVATIONS). THENCE ALONG THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 26, N00°22'26"W, 2,609.67 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 66 AS SET FORTH IN THE DOCUMENT RECORDED OCTOBER 14, 1889 AT PAGE 273; THENCE ALONG SAID RIGHT-OF-WAY LINE, N89°44'35"E, 1,066.08 FEET TO A POINT ON THE RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23 AS SET FORTH . ON THE QUIT CLAIM DEED RECORDED AT RECEPTION NO. 3275783 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG SAID RIGHT-OF-WAY THE FOLLOWING SIX (6) COURSES: 1. S84°15'09"E, 45.60 FEET; 2. 81.00 FEET ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 330.00 FEET, A CENTRAL ANGLE OF 14°03'49", AND A CHORD WHICH BEARS S77°13'15"E, 80.80 FEET; 3. 75.00 FEET ALONG A COMPOUND CURVE TO THE RIGHT HAVING RADIUS OF 150.00 FEET, A CENTRAL ANGLE OF 28°38'52", AND A CHORD WHICH BEARS S55°51'54"E, 74.22 FEET; 4. 67.00 FEET ALONG A COMPOUND CURVE TO THE RIGHT HAVING RADIUS OF 125.00 FEET, A CENTRAL ANGLE OF 30°42'38", AND A CHORD WHICH BEARS S26°11'09"E, 66.20 FEET; 5. 97.25 FEET ALONG A NON-TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 609.50 FEET, A CENTRAL ANGLE OF 09°08'31", AND A CHORD WHICH BEARS S06°15'41"E, 97.15 FEET; 6. S00°19'11"E, 2,387.57 FEET TO A POINT ON THE NORTH BOUNDARY OF RECORDED EXEMPTION RE-4063, RECEPTION NO. 3291873, SAID POINT ALSO BEING ON THE NORTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE ALONG SAID SECTION LINE, S89°41'50"W, 1,287.79 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS 77.03 ACRES (3,355,585 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS, AND RESTRICTIONS OF RECORD, OR THAT NOW EXIST ON THE GROUND. K:\1025\0008\LEGALS\annex4bndry.doc 8/11/2005 LARGE MAPS AVAILABLE FOR VIEWING AT THE CLERK TO THE BOARD'S OFFICE, IN THE PUBLIC REVIEW FILE. // /hie THEC BEAT WESTERN I�c t is /c y'mc ii/ L.c/l//2 rmi ci Introductory Narrative Development Standards for the Great Western Master Plan August 19, 2005 I)RA FT Dc 1 c IQ/nnrn�S[mir l a-d. Table of Contents 1.0 Introduction 4 1.1 Property Description 4 1.2 Governing Jurisdiction and Controlling Documents 4 1.3 Purpose and Intent of the Development Standards 4 2.0 Development Standards 5 2.1 Zoning District and Land Use Category Descriptions 5 2.2 Public Parks, Recreation and Open Space 5 2.3 Streets 5 2.3.1 Street Design Standards 5 2.3.2 Alleys 5 2.3.3 Roundabouts 5 2.3.4 Bus Stops 6 2.4 Parking 6 3.0 Development Standards by Zoning District and Land Use Category 7 3.1 RMU District 7 3.1.1 SF-1 within RMU District 7 3.1.2 SF-2 within RMU District 7 3.1.3 MF-1 within RMU District 7 3.1.4 MF-2 within RMU District 7 3.1.5 E-1 within RMU District 8 3.1.6 E-2 within RMU District 8 3.1.7 NC within RMU District 8 3.1.8 MUB within RMU District 8 3.1.9 I-L within RMU District. 8 3.1.10 Weld County School District RE-4 Land Requirements. 8 3.2 GC District 9 3.21 GC District Development Standards 9 3.2.2 Development Standards for Large Retail Uses 9 3.3 I-H District 9 3.3.1 Heavy Industrial 9 3.3.2 Heavy Industrial Performance Standards 9 3.3.3 Limited Industrial in I-H District 9 3.4 O District 9 IlLAV inn'(OH,(,) r DR %VI. 7)rrrinpn ott Standards 4.0 Alternative Town Code Compliance 10 5.0 Definitions 11 JNlrudlirtcuT \auri///ri DRAFT Dc,(lupin(nl Jt,nrthurd, 1.0 Introduction The intent of this narrative is to illustrate the variances of the Development Standards from the Town Town Code. For purposes of clarity,variances will be described based on the Development Standards document outline. Where there are no variances or it is not applicable, a note will be made. 1.1 Property Description Context Not applicable Property Characteristics Not applicable 1.2 Governing Jurisdiction and Controlling Documents Not applicable 1.3 Purpose and Intent of the Development Standards Not applicable Inn HulkAgin lam g 3i .,W,.,,,,. URA1' 1 Delc/ri/nnrnt St<m,lurd' 2.0 Development Standards 2.1 Zoning District and Land Use Category Descriptions 2.1.1 The Residential Mixed-Use RMU District(the"RMU District")he intent of the RMU district is in agreement with Town Code. The addition of the Mixed Use Building Category as a Permitted Use by right and associated development standards have added to the flexibility in development within this district. 2.1.2 The General Commercial —Planned Unit Development GC—PUD District (the "GC District") the intent of the GC district is in agreement with Town Code. 2.1.3 The Heavy Industrial I-H District(the"I-H District")the intent of the I-H district is in agreement with Town Code. 2.1.4 The Recreation and Open Space 0 District (the"0 District")the intent of the 0 district is in agreement with Town Code. 2.2 Public Parks, Recreation and Open Space This section outlines the open space planned for the development as described by Town Code and the Town's Parks and Open Space Master Plan. 2.3 Streets 2.3.1 Street Design Standards Street sections and ROW within the development meet or exceed the minimum requirements of the Town. Generally, the development street sections require detached and wider sidewalks while accommodating parallel and angled parking on appropriate collectors within the neighborhood and retail areas. Medians are also included in certain streetscapes. 2.3.2 Alleys The purpose of the alley section is to both set standards for alleys within the development and to specifically allow for the use of alleys. Alleys are currently not described nor specifically allowed for in Town Code. 2.3.3 Roundabouts The purpose of the roundabout section is to specifically allow for the use of roundabouts in the development in an appropriate and well-designed way. hiii HA, u",„Wrsm DRAFT rlup ric St///lm d, 2.3.4 Bus Stops The purpose of the bus stops section is to specifically allow for the use of bus stops in the development. 2.4 Parking 2.4.1 Parking Requirements per Land Use Category Parking requirements are in compliance with current Town Code and adds parking requirements for Mixed Use Buildings. Ira bin tort Ace;cutirr U111 NT WI-MAN DI %I1 I Derh,pnaon Sr,nnlmtic 3.0 Development Standards by Zoning District and Land Use Category 3.1 RMU District The intent of the RMU District follows that described in Town Code. The addition of the Mixed Use Building use further expands the flexibility of the RMU District while encouraging innovative and community building development. All development standards are based on land use categories. In some cases, where there are no current Town Code restrictions in place, the development standards have set requirements with the purpose of insuring a high-quality and successful development pattern. Unless specifically noted, all other development standards for the RMU District will be by Town Code. 3.1.1 SF-1 within RMU District Uses are in compliance with current Town Code. Within the SF-1 category, development standards again reinforce the allowance of strong neighborhood street presence and the ability to construct detached garages with smaller, more traditionally sized lots. Side setbacks on streets allow for enhanced treatment of the corner lot condition. 3.1.2 SF-2 within RMU District Uses are in compliance with current Town Code. Within the SF-2 category, development standards again reinforce the allowance of strong neighborhood street presence and the ability to construct detached garages with smaller, more traditionally sized lots. Side setbacks on streets allow for enhanced treatment of the corner lot condition. 3.1.3 MF-1 within RMU District Uses are in compliance with current Town Code. Within the multifamily product market, greater floor to floor heights along with multiple storied products drives greater building heights. A reduction of front setback and determination of an ample rear setback responds to a traditional pattern of street fronting architecture. 3.1.4 MF-2 within RMU District Uses are in compliance with current Town Code. The minimum height restriction of MF-2 within RMU is set to reflect the MF-2 height restriction outside of an RMU district. The front setback allows for a more architecture forward design. hn,ucla,-iuir A(uruNr, DRA FT 1)rrrlopinrru Srund„rJ‘ 3.1.5 E-1 within RMU District Uses are in compliance with current Town Code. Within the E-1 category, an increase of building height allows for a greater flexibility of residential construction in relation to the large lot format. 3.1.6 E-2 within RMU District Uses are in compliance with current Town Code. Development standards are in compliance with current Town Code. 3.1.7 NC within RMU District Uses are in compliance with current Town Code, with the clarification that medical and dental clinics are permitted. Development standards within the NC category focuses on the smaller neighborhood type retailer or commercial operation on a smaller lot with the principal structure being street oriented. Office size is set for to accommodate professional office users within the RMU district. 3.1.8 MUB within RMU District Mixed Use Building uses are based on allowable uses within the NC district. These uses support the traditional mix of uses in a neighborhood center with residential along with smaller office users and retailers creating a dynamic vertically mixed use building. Development standards within the MUB category respond to traditional development patterns with attention to street and side setbacks and height. 3.1.9 I-L within RMU District. Uses are in compliance with current Town Code, with the restrictions within RMU district as stated by Town Code. Development standards for l-L within RMU district are those set forth in I-L in I-H district. 3.1.10 Weld County School District RE-4 Land Requirements. Requirements are in compliance with current Town regulations. g InII-u,lv,/Hit AHiT,uirr I3,1,„WrsTrr(. URA I' I. 0rrclnpnavA.1Y<nnl,ul 3.2 GC District 3.2.1 GC District Development Standards Uses are in compliance with current Town Code, with the clarification that medical and dental clinics along with large retail establishments are uses. Development standards within the GC district are in compliance with current Town Code with the clarification of side and rear setback requirements. 3.2.2 Development Standards for Large Retail Uses Large retail establishment development standards are in compliance with current Town Code and ordinances. A minimum lot size has been determined for clarification. 3.3 I-H District 3.3.1 Heavy Industrial Uses are in compliance with current Town Code. Heavy Industrial development standards determine in greater detail setbacks and buffer requirements as well as acceptable building materials. Height restrictions respond to current market needs and the nature of anticipated uses in this category. 3.3.2 Heavy Industrial Performance Standards Performance standards are in compliance with current Town Code. 3.3.3 Limited Industrial in I-H District Uses are in compliance with current Town Code. Limited Industrial development standards are in compliance with current Town Code. 3.4 O District Uses are in compliance with current Town Code. Open Space development standards are in compliance with current Town Code. 3.5 Conditional Uses Not applicable lnu dnrmrr.A,/, irr DRAFT Dc IL ski/Kola, 4.0 Alternative Town Code Compliance Not applicable Figag 4.0 Variances from the Development Standards �w,,,wrcTrn, DRA♦''I L) (7)1nc;II JtmeJ,u€6 5.0 Definitions Definitions add terms to Town Code, but does not contradict any those within the Town Code currently. Introductory Narrative G.,^,WI M" r THII REAT WESTERN V 1 General Development Standards for the Great Western Master Plan August 19, 2005 .! !. Table of Contents 1.0 Introduction 4 1.1 Property Description 4 1.2 Governing Jurisdiction and Controlling Documents 4 1.3 Purpose and Intent of the Development Standards 4 2.0 Development Standards 5 2.1 Zoning District and Land Use Category Descriptions 5 2.2 Public Parks, Recreation and Open Space 5 2.3 Streets 6 2.3.1 Street Design Standards 6 2.3.2 Alleys 9 2.3.3 Roundabouts 9 2.3.4 Bus Stops 10 2.4 Parking 11 2.4.1 Parking Requirements per Land Use Category 11 3.0 Development Standards by Zoning District and Land Use Category 12 3.1 RMU District 12 3.1.1 SF-1 within RMU District 13 3.1.2 SF-2 within RMU District 15 3.1.3 MF-1 within RMU District 17 3.1.4 MF-2 within RMU District 18 3.1.5 E-1 within RMU District 19 3.1.6 E-2 within RMU District 20 3.1.7 NC within RMU District 23 3.1.8 MUB within RMU District 25 3.1.9 I-L within RMU District 26 31.10 Weld County School District RE-4 Land Requirements 26 3.2 GC District 27 3.2.1 GC District Development Standards 27 3.2.2 Development Standards for Large Retail Uses 28 3.3 I-H District 29 3.3.1 Heavy Industrial 29 3.3.2 Heavy Industrial Performance Standards 31 3.3.3 Limited Industrial in I-H District 33 3.4 O District 35 3.5 Conditional Uses 35 4.0 Alternative Code Compliance 36 5.0 Definitions 37 Appendix A 39 Appendix B 40 Appendix C 41 1.0 Introduction 1.1 Property Description Context The real property subject to the development standards contained herein ("Development Standards")is legally described on Appendix A attached to this document(the"Property"). The Property, which is divided by the Eastman Kodak plant site, consists of approximately 1400 acres located in the Town of Windsor, Weld County, Colorado("Town"), approximately 7 miles east of Interstate 25 ("I-25"), 5 miles from the center of the Town and 10 miles from downtown Greeley. The major traffic corridors surrounding the Property are State Highway 257 ("SH 257")to the west, State Highway 392("SH 392")to the north and U.S. Highway 34 ("US 34")to the south,with the Great Western Railroad immediately to the north of the Property. Property Characteristics The Poudre River Trail, a regional recreation trail, follows the Poudre River south of the Property with access from the west and east. Views to the bluffs and Poudre River are remarkable and with some views to the Rocky Mountains in the west. 1.2 Governing Jurisdiction and Controlling Documents The Property was annexed to the Town in 2005 as the Great Western Second, Third and Fourth Annexations and is Zoned into four different zoning districts: Residential Mixed-Use RMU District; General Commercial—Planned Unit Development GC-PUD District; Heavy Industrial I-H District; and Recreation and Open Space O District. The Property was then rezoned to establish a Planned Unit Development PUD overlay zone district("PUD Overlay Zone")over the entire Property. The Property is subject to the Great Western Master Plan (the"Master Plan"), also approved by the Town of Windsor in 2005, which depicts the zoning districts within the Property and generally depicts parcels within each zoning district along with the categories of use ("Category of Use"or"Categories of Use"as applicable)intended for each such parcel ("Land Use Parcels or"Land Use Parcels", as applicable). The Property is also subject to the Annexation and Development Agreement for the Great Western Second, Third and Fourth Annexations (the"Annexation Agreement"). 1.3 Purpose and Intent of the Development Standards These General Development Standards, including the specific development standards for each zoning district and Land Use Category(together referred to herein as the"Development Standards") have been approved pursuant to the establishment of the PUD Overlay Zone to ensure a predictable, consistent, high quality level of development within the Property. The Development Standards describe the uses for each Land Use Parcel within each zoning district, and define standards such as lot size requirements, residential densities, nonresidential intensities, setback requirements, building height limitations, parking requirements and street design standards for each zoning district. The Development Standards are applicable to all development within the Property as set forth herein and shall expressly supersede and modify any Town guideline, plan, administrative procedure, policy, requirement or Code provision which is in conflict or inconsistent therewith. ttt -,S ; 2.0 Development Standards 2.1 Zoning District and Land Use Category Descriptions The Property is zoned into one of the following zoning districts,the boundaries of which are depicted on the Master Plan map attached hereto as Appendix B: 2.1.1 The Residential Mixed-Use RMU District(the"RMU District")is a residential zoning district in which a variety of housing types and densities, retail, commercial and mixed- use buildings are allowed within the Land Use Parcels generally depicted on the Master Plan. Each Land Use Parcel in the RMU District is approved for one or more of the following Categories of Uses: Single-Family Residential ("SF-1"), Single-Family Attached Residential ("SF-2"), Multifamily Residential ("MF-1"), High-Density Multifamily ("MF-2"), Estate Residential ("E-1" &"E-2"), Neighborhood Commercial ("NC")and Mixed-Use Buildings ("MUB"). Specific uses within each Land Use Category in the RMU District and the applicable Development Standards therefor are listed in detail in Section 3.1 below. 2.1.2 The General Commercial—Planned Unit Development GC—PUD District(the"GC District")is a zoning district which accommodates a variety of commercial, retail, office, service, dining and recreation uses. Specific uses within each Land Use Parcel of the GC District and the applicable Development Standards therefor are listed in detail in Section 3.2 below. 2.1.3 The Heavy Industrial I-H District(the"I-H District") is a zoning district in which a variety of general commercial, heavy and light industrial uses are allowed. Specific uses within each Land Use Parcel of the I-H District and the applicable Development Standards therefor are listed in detail in Section 3.3 below. 2.1.4 The Recreation and Open Space O District(the"O District")is a zoning district in which the property therein is to be dedicated to the Town for public parks, open space, natural areas and/or recreation areas. Specific uses within each Land Use Parcel of the O District and the applicable Development Standards therefor are listed in detail in Section 3.4 below. 2.2 Public Parks, Recreation and Open Space Uses within Land Use Parcels 1 through 8 depicted on the Master Plan are limited to public lakes, recreational trails, regional drainage facilities, open space, parks, landscaping and landscape buffer areas. The requirement to dedicate Parcels 1 through 8 for such uses,which parcels when combined represent approximately 302.8 acres or 21.84%of the entire Property, satisfies the Town's open space/parks/recreation/natural areas dedication requirements for the Property. Requirements for the provision of private open space areas within individual development projects and/or minimum livable open space within private lots are set forth in the Development Standards in Section 3. 2.3 Streets 2.3.1 Street Design Standards Streets within the Property shall be designed and constructed in conformance with the following street standards and street design cross sections that are applicable to the classification of the particular street sections. Any street classifications not included herein shall be designed and constructed in accordance with the Town's street standards. A. Street sections are set forth in the following table: Type Lanes Parking Right-of- Pavement Sidewalk Lanes Way(Feet) (Feet)' (Feet) Minor Arterial 5 0 110 70 10 Major Collector w/Turn Lane 3 0 80 52 5 Major Collector w/Median 3 0 80 52 5 Minor Collector 2 2 65 44 5 Minor Collector- Industrial 3 0 120 48 0 Multi-Family Collector 2 2 94 69 5 Neighborhood Retail 2 2 92 60 10 *Measured from flow line of gutter to flow line of gutter. B. Streets are illustrated in the following sections: v • I 1 - I.y • Je am , , a anrr r t Y'-6' - :2-U' Pbwvu s n•. �!i4Yl LNN LIMI La 1l6.w 4Ni War ..,M. pKr K V _- iiu'-(i ROW MINOR ARTERIAL BOULEVARD ikt ; en ` r t t N�a a � •�1 t r� Y r k= • MAJOR COLLECTOR WITH TURN LANE • r t ACI flan 1 i t Y v MAJOR COLLECTOR WITH TURN LANE MAEro CAC'E 7Fea FAR,11M MT` E ILMNC lµ Y Alt RAiARA TICE COW k kW LAWN PAZ E5-0` ROW MINOR COLLECTOR • UV • 1.19 " J' I' 0" -• E' 0' :?' O' 25'-C _ !L J_�9 J ) p y 0 i. 4414A, INT MP OFT 4N Trffiii PAW TREE soft+ I ..wr LOW rut ..W 06' C'POW MULTI-FAMILY RESIDENTIAL COLLECTOR 4, 4t $1 EOnmlwir io' s u'y' ie' a' iz' a" +z' o' +eo s-9•! m' n' :..ft th rMmmum Txr, oimo roNE roar•E JAE uK PMY.!VG r„w 9f-u"HOW • NEIGHBORHOOD RETAIL COLLECTOR 2.3.2 Alleys Alleys may be constructed in the RMU District provided that the alley is a minimum width of pavement to comply with fire code requirements. Alleys will also provide a minimum four foot (4')paved aprons to garages or planting space on each side of the paved area as depicted below in the alley design cross section. .e, aIIt, w}! 4-U +ruw.n,Hsm rn nit.,c:ra -C ^ PRIVATE DRIVE/ALLEY 2.3.3 Roundabouts Roundabouts may be constructed in lieu of standard street intersections for the purpose of contributing to the development's design theme or identity, as a traffic calming measure or to increase the safety and efficiency of an intersection, provided that the roundabout complies with the Town's engineering standards for turning radii and is designed to accommodate the traffic volumes projected for the intersection. 2.3.4 Bus Stops Bus stops will be installed in accordance with the requirements of the public transit authority at locations mutually agreed upon by the affected property owner and the public transit authority. 2.4 Parking 2.4.1 Parking Requirements per Land Use Category All uses listed in Land Use Categories within Section 3.0 shall conform to the following parking requirement table ("Parking Table")unless otherwise specified within the Development Standards specific to each Land Use Category. Use Parking Requirement Single Family 2 spaces per dwelling unit Multi Family 1.5 spaces per unit dwelling Public Assembly 1 space for every 3 seats provided for seated audiences. 2 spaces for every classroom (If the school includes an auditorium, the auditorium requirement shall govem if it is Elementary Schools (public and private) jgreater.) Junior and Senior High Schools (public and Auditorium requirement or 1 space for every 5 students of private) maximum capacity. Hospitals — _ I1 space for every 2 beds Clinics 5 spaces for every practitioner on the staff Industrial Uses (I-H and I-L) 1 space for every 2 employees Commercial/professional office buildings 1 space for every 300 square feet of G.L.A. Retail stores, customer service establishments, shopping centers,and other similar uses 1 space for every 250 square feet of G.L.A. 1 space for every 200 square feet of G.L.A., plus 1 space for every 2 employees, computed at the maximum service Eating and drinking establishments (capacity 1 space for every room to be rented, plus 1 space for every Hotel or Motel 2 employees, computed at the maximum service capacity Parking spaces shall be determined for each use within a Mixed-Use Building in accordance with the requirements for Mixed-Use Building each such use set forth in this Parking Table 3.0 Development Standards by Zoning District and Land Use Category 3.1 RMU District The RMU District is generally divided into the Land Use Parcels depicted on the Master Plan as Parcels B through 0 and Parcels 1 through 4. Land Use Parcels 1 through 4, depicted on the Master Plan, are limited to the specific uses set forth on the Master Plan. The categories of land uses for Land Use Parcels B through 0 are designated as SF-1, SF-2, MF-1, MF-2, E-1, E-2, NC and MUB (see chart below). Uses within each Land Use Category and the applicable Development Standards therefor are listed in detail in Sections 3.1.1 through 3.1.9 below. Section 3.4 describes the land uses and Development Standards applicable to the 0 District uses allowed in RMU. Land Use Categories in RMU* Single family residential (SF-1) See SF-1 Section 3.1.1 Single family attached residential (duplex or See SF-2 Section 3.1.2 townhome) (SF-2) Multi-family residential (2 or See MF-1 Section 3.1.3 more units) (MF-1) Multi-family residential (4 or See MF-2 Section 3.1.4 more units)(MF-2) Estate Residential (E-1) See E-1 Section 3.1.5 Estate Residential (E-2) See E-2 Section 3.1.6 Neighborhood Center(NC) See NC Section 3.1.7 Mixed-Used Buildings(MUB) See MUB Section 3.1.8 Light industrial (l-L) See l-L Section 3.3.3 Recreational and open space See O Section 3.4 (0) *Please note that in addition to the land use categories shown above, office buildings and facilities required for the operation, administration and maintenance of the RMU development are permitted in the RMU District in every Land Use Category. 3.0 Development Standards by Zoning District and Land Use Categories N r 3.1.1 SF-1 within RMU District A. Uses in the SF-1 Land Use Category within RMU are set forth in the following table: Uses by Right All single-family detached dwellings including manufactured homes which otherwise meet the minimum standards set Principal Uses forth in the Town Code. Public parks and recreation areas. Public and private schools. Accessory Uses Private garages,carports and paved parking areas. Private residential and private group outdoor recreational facilities, including, by way of example but not limitation, swimming pools and tennis courts. Home occupations, subject to the provisions of the Town Code. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Child care centers. Nursing and rest homes. Churches. Private commercial outdoor recreational facilities. Public administrative offices and service buildings. Public utility installations, including transmission lines and substations. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories itit B. Development Standards applicable to the SF-1 Land Use Category within RMU are set forth in the following table: Tye -_ Standard _ Conditions Minimum Lot Size 4,500 gross land s.f. Minimum lot width is 40' All dwellings have a minimum usable living area of one thousand (1,000)square feet excluding garages Minimum Setbacks Front Yard 10' Minimum setback for garage façade is 18' The percentage or ratio of front-facing garages to front elevations of the main dwelling unit and the locational relationship of garages to the main dwelling unit are not restricted Walls and fences which do not exceed thirty (30)inches in height do not require a setback (1)Paired detached garages can be zero lot line setback; (2) In the case of one-sided zero lot line situation, the side setback of the Side Yard 5' opposite side is 15' Street Side Yard 10 Minimum setback for alley loaded garages Rear Yard 25' can be reduced to four(4)feet Oil &Gas Well 350' Center of oil &gas well to property line From ground plane to highest point of roof Maximum Building Height 35' surface Open Space 2,000 gross land s.f. Spaces must be in a garage; garage may be Parking See Parking Table detached or attached 3.0 Development Standards by Zoning District and Land Use Categories 3.1.2 SF-2 within RMU District A. Uses in the SF-2 Land Use Category within RMU are set forth in the following table: Uses by Right Single-family attached dwellings of two(2)or more units but Principal Uses not more than six(6)dwelling units per structure. _ Public parks and recreation areas. Public and private schools. Accessory Uses Private garages, carports and paved parking areas. Private residential and private group outdoor recreational facilities, including, by way of example but not limitation, swimming pools and tennis courts. Home occupations, subject to the provisions of the Town Code. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Child care centers. Nursing and rest homes. Churches. Private commercial outdoor recreational facilities. _ Public administrative offices and service buildings. Public utility installations, including transmission lines and substations. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories + .t ' B. Development Standards applicable to SF-2 Land Use Category within RMU are set forth in the following table: Type Standard Conditions Minimum Lot Size 2500 gross land s.f. Minimum lot width is 30' Minimum Setbacks Front Yard - 10' Minimum setback for garage facade is 18' The percentage or ratio of front-facing garages to front elevations of the main dwelling unit and the locational relationship of garages to the main dwelling unit are not restricted Walls and fences which do not exceed thirty (30)inches in height do not require a —._ setback Paired detached garages can be zero lot Side Yard _ 5' line setback Enhanced streetside architectural details are Street Side 10' encouraged Minimum setback for alley loaded garages Rear Yard 25' can be reduced to four(4)feet Oil &Gas Well - 350' Center of oil&gas well to property line From ground plane to highest point of roof Maximum Building Height 35' surface _ Open Space 1,000 gross land s.f. Spaces must be in a garage; garage may be Parking See Parking Table detached or attached 3.0 Development Standards by Zoning District and Land Use Categories 3.1.3 MF-1 within RMU District A. Uses in the MF-1 Land Use Category within RMU are set forth in the following table: Uses by Right (2 un it Principal Uses Multifamily dwellings of two(2)or or more units. Public parks and recreation areas. Accessory Uses Private garages, carports and paved parking areas. Signs, subject to the a provisions of the Town Code. Private residential and private group outdoor recreational activities. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structures or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Private or commercial outdoor recreational facilities. Private lodge or club. Small group living facilities. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. B. Development Standards for MF-1 Land Use Category in RMU are set forth in the following table: Type -_- Standard Conditions —_ —Minimum Size 2400 gross land s.f. Minimum Setbacks - —Major building mass at setback limit- porches, stoops,walls and steps can be at Front Yard 15' zero lot line setback 6"for every 1'building Common or directly adjoining walls may be Side Yard height used on adjoining lots 6"for every 1'building Enhanced streetside architectural details are Street Side Yard height encouraged Rear Yard 25' Oil&Gas Well 350' Center of oil &gas well to property line From ground plane to highest point of roof Maximum Building Height 45' surface Open Space 700 gross land s.f. Parking See Parking Tablejai - - 3.0 Development Standards by Zoning District and Land Use Categories ci 3.1.4 MF-2 within RMU District A. Uses in the MF-2 Land Use Category within RMU are set forth in the following table: Uses by Right Principal Uses Multifamily dwelling of four(4)or more units. Public parks and recreation areas. Accessory Uses Private garages, carports and paved parking areas. Signs, subject to the provisions of the Town Code. Private residential and private group outdoor recreational activities. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structures or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Private or commercial outdoor recreational facilities. Private lodge or club. Small group living facilities. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. B. Development Standards for MF-2 Land Use Category within RMU are set forth in the following table: Standard Conditions Minimum Lot Size 1400 gross land s.f. — — — — — Minimum Setbacks - Major building mass at setback limit- porches, stoops, walls and steps can be at Front Yard 15' zero lot line setback 6"for every 1' building Common or directly adjoining walls may be Side Yard height used on adjoining lots 6"for every 1' building Enhanced streetside architectural details are Street Side height encouraged Rear Yard _ 25' Oil& Gas Well 350' Center of oil &gas well to property line From ground plane to highest point of roof Maximum Building Height 55' surface Open Space 450 gross land s.f. Parking See Parking Table 3.0 Development Standards by Zoning District and Land Use Categories 3.1.5 E-1 within RMU District A. Uses in the E-1 Land Use Category within RMU are set forth in the following table: Uses by Right Principal Uses Single-family detached dwellings. Public parks and recreation areas. Public and private schools. Golf courses. Accessory Uses Private garages, carports and paved parking areas. Private residential and private group outdoor recreational facilities, including, by way of example but not limitation, swimming pools and tennis courts. Home occupations, subject to the provisions of the Town Code. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Keeping of animals including large domestic animals. Conditional Uses Churches. Public utility installations, including transmission lines and substations. Private commercial outdoor recreation facilities. Small group living facilities. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. B. Development Standards for E-1 Land Use Category within RMU are set forth in the following table: Type --_ Standard Conditions 43,560 gross land s.f. (1 Minimum lot size must be 2.5 acres if lot Minimum Lot Size acre) contains an individual sewage system Minimum Setbacks Front Yard 25' Side Yard 25' Street Side Yard 25' - _ - Rear Yard 25 Oil &Gas Well 150' Center of oil &gas well to property line_ From ground plane to highest point of roof Maximum Building Height 45' surface Open Space No requirement All dwellings must have enclosed garage Parking See Parking Table sized for at least 2 cars 3.0 Development Standards by Zoning District and Land Use Categories 3.1.6 E-2 within RMU District A. Uses in the E-2 Land Use Category within RMU are set forth in the following table: Uses by Right All single-family dwellings permitted as uses by right in the Principal Uses SF-1, SF-2 and E-1 Land Use Categories. Public parks and recreation areas. Public and private schools. Golf courses. Accessory Uses Private garages, carports and paved parking areas. Private residential and private group outdoor recreational facilities, including, by way of example but not limitation, swimming pools and tennis courts. Home occupations, subject to the provisions of the Town Code. Service buildings and facilities normally incidental to the use of a public park or recreation area. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Churches. Public utility installations, including transmission lines and substations. Private commercial outdoor recreation facilities. Small group living facilities. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories B. Development Standards for E-2 Land Use Category within RMU are set forth in the following Sections 3.1.6 8.1 and B.2: B.1 (see chart below) Type Standard Conditions Minimum Setbacks Front Yard 20' For single-family attached units there shall not be any minimum offset requirement for any walls which adjoin any other dwelling Side Yard 25' unit wall. Street Side Yard 25' Rear Yard 25' Oil&Gas Well 350' Center of oil&gas well to property line From ground plane to highest point of roof Maximum Buildigg Height 35 surface Open Space No requirement All dwellings must have enclosed garage Parking See Parking Table with a minimum usable area of 200 sf B.2 Lot Size/Density (a) The minimum net lot area per dwelling unit in the E-2 District shall be one(1)acre, with this minimum net lot area only including the land mass situated entirely within the boundary of the subject lot. This minimum net lot area shall not include any tracts, easements or rights-of- way which are shown on the master plan or subdivision plat for any public or private streets, alleys, detention areas, etc., which are required and earmarked to serve the entire development. However, the area of any drainage and/or utility easements which are situated entirely within the boundary of any individual dwelling lot shall be included in the calculation of the minimum net lot area for any such individual dwelling lot. To encourage the clustering of homes along with open space and/or passive and active recreational uses within the E-2 District, bonus units may be granted which will allow more than one(1)dwelling unit per acre. For the purposes of this section,the term open space and/or passive and active recreational uses shall only include common open space and/or passive and recreational use areas not included within individual building lots. The criteria for granting the bonus units within a master plan or a preliminary plat are as follows: 1111 3.0 Development Standards by Zoning District and Land Use Categories It a ! Amount of Open Space and/or Recreational Amount of Bonus Units Uses Granted Less than 10% 0 Equal to or greater than 10% 5% Equal to or greater than 20% 10% Equal to or greater than 30% 15% Equal to or greater than 40% 20% Equal to 50% 25% Greater than 50%* *In the event more than 50 percent(50%)of the land mass of any development is earmarked for open space and/or recreational uses,the amount of bonus units which may be granted will be determined by the Planning Commission. (b) In no event shall the minimum net lot area for any single-family detached dwelling be less than seven thousand five hundred (7,500)square feet, with this minimum net lot area only including the land mass situated entirely within the boundary of the subject lot. This minimum net lot area shall not include any tracts, easements or rights-of-way which are shown on the Master Plan or subdivision plat for any public or,private streets, alleys, detention areas, etc., which are required and earmarked to serve the entire development. (c) In no event shall the minimum net lot area for any single-family attached dwelling be less than six thousand (6,000)square feet, with this minimum net lot area only including the land mass situated entirely within the boundary of the subject lot. This minimum net lot area shall not include any tracts, easements or rights-of-way which are shown on the Master Plan or subdivision plat for any public or private streets, alleys, detention areas, etc.,which are required and earmarked to serve the entire development. 3.0 Development Standards by Zoning District and Land Use Categories 3.1.7 NC within RMU District A. Uses in the NC Land Use Category within RMU are set forth in the following table: Uses pi Right - Retail stores, including but not limited to the following:food store-supermarket,food store-convenience, delicatessen, bakery goods store, liquor store, hardware Principal Uses store, drug store. Customer service establishments, including but not limited to the following: barber and beauty shops, restaurant and bar, laundromat and coin-operated dry cleaning establishment, laundry and dry-cleaning pickup location, fine art studio. Business, professional or public service offices, not in excess of twenty thousand (20,000)square feet per establishment. Convenience centers, including retail stores and customer service establishments, subject to the following conditions: a) Convenience centers shall be designed to serve as integral parts of the development plans of RMU zoning districts, with the principal functions of convenience centers being to serve the residents of the RMU development; • b) Convenience centers shall be constructed and operated in a manner designed to minimize adverse impacts to residential uses located within or abutting the RMU zoning district including, but not limited to, signs, lighting,parking arrangements or other c) Convenience stores and shops maybe located within multiple-use buildings or a multiple-use building complex which contains residential dwelling units, administrative offices, recreational uses, or common facilities which are designed to be used prima Garages for storage of vehicles used in conjunction with Accessory Uses the operation of a business. Off-street parking and loading areas. Signs, subject to the provision of the Town Code. Residential quarters for the owner, proprietor, commercial 'tenant, employee, or caretaker, located in the same building as the business. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Gasoline service stations. Public utility installations. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories B. Development Standards for NC Land Use Category within RMU are set forth in the following table: Type Standard Conditions Minimum Lot Size 6,000 gross land s.f. Minimum 1,000 s.f. GLA retail or office use Minimum Setbacks — — - -- Front Yard 20' — — Common or directly adjoining walls may be Side Yard 25' used on adjoining lots Street Side Yard 25' Rear Yard 25' Center of oil&gas well to property line Maximum Building Heig 55' From ground plane to highest point of roof Oil& Gas Well 350' surface Maximum Building Height 55'al — 3.0 Development Standards by Zoning District and Land Use Categories 3.1.8 MUB within RMU District A. Uses in the MUB Land Use Category within RMU are set forth in the following table: Uses by Right Banks, savings& loans, financial institutions,ATM (no Principal Uses drive-up with ATM). Customer service establishments, including but not limited to the following: barber and beauty shops, restaurant and Ibar, laundry and dry-cleaning pickup location,fine art studio, art and photo studios, galleries, dance and exercise studios. Offices for business, professional or public service, not in excess of ten thousand (10,000)square feet per establishment. Restaurants, cafes&other eating establishments (including outdoor eating/seating areas). Retail stores, including but not limited to the following: food store- supermarket, food store-convenience, delicatessen, bakery goods store, liquor store, hardware store, drug stores, homegoods store, clothing and accessories store, toy store, gift st Multi-family dwellings-800 s.f. minimum Garages for storage of vehicles used in conjunction with • Accessory Uses the operation of a business. Off-street parking and loading areas. Signs, subject to the provision of the Town Code. Residential quarters for the owner, proprietor, commercial tenant, employee, or caretaker, located in the same building as the business. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Any use which is compatible for inclusion within the use category and which meets the standards and requirements Conditional Uses of conditional use grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories tli B. Development Standards for the MUB Land Use Category within RMU are set forth in the following table: Type Standard Conditions Minimum Lot Size 20,000 gross land s.f. Minimum Setbacks There is no minimum setback for balconies. Awnings and signs allowed to project 4'over Front Yard 5' lot line Common or directly adjoining walls may be Side Yard 10' used on adjoining lots Street Side Yard 10' Enhanced streetside architectural details Rear Yard 20' Oil &Gas Well 350' Center of oil&gas well to property line From ground plane to highest point of roof Maximum Building Height 55' surface Open Space No requirement _ Refer to Town Code for parking design and Parking See Parking Table distribution requirements 3.1.9 I-L within RMU District. A. Uses by-Right. Section 3.3.3 A sets forth the I-L uses by right. Permitted uses by right in the RMU District shall be fully enclosed light industrial uses such as research and development facilities; light manufacturing and assembly facilities; electronic manufacturing facilities; printing and publishing firms; public and semi-public utility offices and installations, etc. B. Development Standards. The Development Standards which apply to I-L uses within the RMU zone are those set forth in Section 3.3.3 B. 3.1.10 Weld County School District RE-4 Land Requirements. Development projects within the RMU District are subject to the terms of the Annexation Agreement and the Intergovernmental Agreement Concerning Land Dedications or Payments In Lieu for School Purposes by and between the Weld County School District RE-4 and the Town of Windsor dated August 16, 1999, as amended by Town Ordinance No. 2000-1071. 3.0 Development Standards by Zoning District and Land Use Categories '.I i .. ... ,. 3.2 GC District 3.2.1 GC District Development Standards A. Uses in the GC District within RMU are set forth on the following table: Uses by Right Principal Uses Drive-in restaurants. Supermarkets,grocery stores. Gasoline service stations. Car washes. Commercial lodging. Restaurants and bars. Outdoor sales areas, e.g. garden shops. Automobile sales and service establishments. Lumber and building supply yards. Public, private, commercial and group recreation facilities. Bowling alleys. Business and professional offices. Large retail establishments. _ Accessory Uses Signs. Garages for storage of vehicles used in conjunction with the operation of a business. Off-street parking and loading areas. Signs, subject to the provision of the Town Code. Residential quarters for the owner, proprietor, commercial tenant, employee, or caretaker, located in the same building as the business. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Outdoor theater. Nonaccessory signs. B. Development Standards for GC District uses, except for large retail uses, are set forth in the following table: Type Standard Condftlons Minimum Lot Size 20,000 gross land s.f. Minimum Setbacks — — Front Yard 25' Common or directly adjoining walls may be Side Yard 20' used on adjoining lots Rear Yard 20' Oil &Gas Well 350' From lot line From ground plane to highest point of roof Maximum Building Height 55' surface O2en Space No requirement Refer to Town Code for parking design and Parking See Parking Table distribution requirements 3.0 Development Standards by Zoning District and Land Use Categories 3.2.2 Development Standards for Large Retail Uses A. Development Standards for large retail uses in the GC District are set forth in the following table: _ Category Standard I _ _ _Conditions Minimum Lot Size 50,000 gross land s.f. Minimum Setbacks Front Yard 25' —_ - — Common or directly adjoining walls may be Side Yard 30' used on adjoining lots Rear Yard 30' - Oil& Gas Well 350' Center of oil&gas well to property line From ground plane to highest point of roof Maximum Building Height 55' surface Open Space No requirement Refer to Town Code for parking design and Parking See Parking Table distribution requirements B. Large retail uses are permitted uses by right in the GC District. However, any large retail use development within the Property shall comply with the"Design Standards and Procedures for Large Retail Establishments"(the"Large Retail Standards"),which are not in conflict or • inconsistent with the specific Development Standards set forth in Section 3.2.2.A above. A copy of the Large Retail Standards is attached to these Development Standards as Appendix C. 3.0 Development Standards by Zoning District and Land Use Categories 3.3 I-H District 3.3.1 Heavy Industrial A. Heavy Industrial uses in the I-H District are set forth in the following table: Uses by Right Open and surface mining operations for the Principal Uses development/extraction of solid materials. Petrochemical industries. Rubber refining industries. Primary metal and related industries. Trucking operations. Slaughter houses. Foundaries. Automobile,farm equipment and machinery sales. Manufacture of electronic instruments. Preparation of food products. Pharmaceutical manufacturing. Research and scientific laboratories. Manufacturing, assembly, processing and fabrication plants. Transportation terminals. General warehousing. Enclosed storage facilities. Printing and publishing houses. Automobile body repair shops. Plumbing and heating contractors. Painting and decorating contractors. Electronic contractors. Glazing, insulation,carpentry and masonry contractors. Public utility offices and installations. Drive-in restaurants. Supermarkets,grocery stores. Gasoline service stations. Car washes. Commercial lodging. Restaurants and bars. Outdoor sales areas, e.g. garden shops. Automobile sales and service establishments. Lumber and building supply yards. Public, private, commercial and group recreation facilities. Bowling alleys. Business and professional offices. Large retail establishments. 3.0 Development Standards by Zoning District and Land Use Categories II Office, storage, power supply and other auxiliary uses to the Accessory Uses principal use. Parking and service areas. Accessory signs as otherwise regulated by the Town Code or the laws of the State of Colorado.. Residential quarters for guards and caretakers. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right, conditioned upon the approval of such accessory use pursuant to the site plan requirements set forth in the Town Code. onditional Uses Kennels. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use grant as set forth in the Town Code. B. Development Standards for Heavy Industrial uses are set forth in the following table: Type Standard Conditions Minimum Lot Size 60,000 gross land s.f. Minimum Setbacks If abutting RMU District, minimum setback of 200'plus permanently planted screen 6' Front Yard 30' wide and 15'tall required • (1) Common or directly adjoining walls may be used on adjoining lots; (2) if abutting RMU District, minimum setback of 200'plus permanently planted screen 6'wide and 15' Side Yard 20' tall required If abutting RMU District, minimum setback of 200' plus permanently planted screen 6' Rear Yard 30' wide and 15'tall required If abutting existing agriculture zoned Weld County property with rural residential use, 50'setback plus permanently planted 50' screen 6'wide and 15'tall required Oil &Gas Well 150' Center of oil &gas well to property line From ground plane to highest point of roof Maximum Building Height 200' surface Open Space _ No requirement Refer to Town Code for parking design and Parking See Parking Table distribution requirement Building material for exterior facades can include brick, block, metal, panel or other common materials used for heavy industrial Building Material buildings. 3.0 Development Standards by Zoning District and Land Use Categories 4!a. I 3.3.2 Heavy Industrial Performance Standards Heavy industrial uses are subject to the following performance standards: (1) Glare and heat. Any operation producing intense glare or heat shall be conducted within an enclosed building or with other effective screening in such a manner as to make such glare or heat completely imperceptible from any point along the property line. (2) Vibration. Industrial operations shall cause no inherent and recurring generated vibration perceptible without instruments at any point along the property line. Transportation facilities or temporary construction are excluded from this restriction. (3)Light. Exterior lighting, except for overhead street lighting and warning, emergency or traffic signals, shall be installed in such a manner that the light source will be sufficiently obscured to prevent glare on public streets and walkways or into any residential area. The installation or erection of any lighting which may be confused with warning signals, emergency signals or traffic signals shall be unlawful. (4)Smoke emissions. a. No use shall emit or cause to be emitted into the atmosphere from any contamination source of emission whatsoever any air contaminant which is of such a shade or density as to obscure an observer's vision to a degree in excess of twenty percent(20%)opacity. b. Exceptions. 1. No use shall emit or cause to be emitted into the atmosphere from any pilot plant and experimental operations any air contaminant for a period or periods aggregating more than three (3)minutes in any sixty(60)consecutive minutes which is of such a shade or density as to obscure an observer's vision to a degree in excess of forty percent(40%)opacity. This emission standard for pilot plants and experimental operations shall be in effect for a period not to exceed one hundred eighty(180)operating days, cumulative total, from the date such operations commence;thereafter, the twenty percent(20%)opacity limitations provided in subparagraph (4)a above shall apply to emissions from pilot plants and experimental operations. 2. Emissions from fireplaces used for noncommercial or recreative purposes shall be exempt from subparagraph (4)a above. 3. Subparagraph (4)a above shall not apply to emissions during the building of a new fire, cleaning of fires,soot blowing, start-up, any process modification or adjustment or occasional cleaning of control equipment, the shade or appearance of which is not darker than and equivalent opacity so as to obscure an observer's view to a degree not greater than forty percent(40%)for a period or periods aggregating no more than three(3)minutes in any one (1)hour. 4. Subparagraph (4)a above shall not apply to fugitive dust. (5) Odor emissions. No use,wherever located, shall cause or allow the emission of odorous air contaminants from any single source such as to result in detectable odors which are measured in excess of the following limits: 3.0 Development Standards by Zoning District and Land Use Categories a. For areas used predominantly for residential or commercial purposes, it is a violation if odors are detected after the odorous air has been diluted with seven (7)or more volumes of odor free air. b. In all other areas, it is a violation if odors are detected after the odorous air has been diluted within fifteen (15)or more volumes of odor-free air. c. When the source is a manufacturing process or agricultural operation, no violation of(5)a and b herein shall be cited by the Town, provided that the best practical treatment, maintenance and control currently available shall be utilized in order to maintain the lowest possible emission of odorous gases, and, where applicable, in determining the best practical control methods, the Town shall not require any method which would result in an arbitrary and unreasonable taking of property or in the practical closing of any lawful business or activity if such would be without corresponding public benefit. d. For all areas, it is a violation when odors are detected after the odorous air has been diluted with one hundred twenty-seven (127)or more volumes of odor-free air, in which case provisions of subparagraph (5)c herein shall not be applicable. (6)Particle emission. No particles of fly ash shall exceed two-tenths (0.2)grain per cubic foot of flue gas at a stack temperature of five hundred degrees (500°) Fahrenheit. • 3.0 Development Standards by Zoning District and Land Use Categories 3.3.3 Limited Industrial in I-H District A. Limited Industrial uses within the I-H District are set forth in the following table: Uses by Right Principal Uses'Manufacture of electronic instruments. Preparation of food products. Pharmaceutical manufacturing. Research and scientific laboratories. Manufacturing, assembly, processing and fabrication plants. Transportation terminals. General warehousing. Enclosed storage facilities. Printing and publishing houses. Automobile body repair shops. Plumbing and heating contractors. Painting and decorating contractors. _ Electronic contractors. Glazing, insulation, carpentry and masonry contractors. Public utility offices and installations. Drive-in restaurants. Supermarkets, grocery stores. Gasoline service stations. Car washes. • _ Commerciar lodging. - ----- ----- Restaurants and bars. Outdoor sales areas, e.g. garden shops. Automobile sales and service establishments. Lumber and building supply yards. Public, private, commercial and group recreation facilities. Bowling alleys. Business and professional offices. Large retail establishments. Office, storage, power supply and other auxiliary uses to the Accessory Uses principal use. Parking and service areas. Accessory signs as otherwise regulated by the Town Code or the laws of the State of Colorado. Residential quarters for guards and caretakers Any other structure or use clearly incidental to and commonly .associated with the operation of a principal use permitted by right, conditioned upon the approval of such accessory use pursuant to the site plan requirements set forth in the Town Code. Any use which is compatible for inclusion within the district and which meets the standards and requirements of conditional use Conditional Uses grant as set forth in the Town Code. 3.0 Development Standards by Zoning District and Land Use Categories .ft t •.t I . ... B. Development Standards for Limited Industrial uses within I-H are set forth in the following table: Title Standard Conditions 2 times the total floor area of constructed improvements with a 20,000 gross land s.f. Minimum Lot Size minimum Minimum Setbacks - -- - --Front Yard 30' Side Yard 20' Street Side Yard No requirement Rear Yard No requirement Oil&Gas Well 150' Center of oil&gas well to property line From ground plane to highest point of roof Maximum Building Height 200' surface Omen Space No requirement Refer to Town Code for parking design and Parking See Parking Table distribution requirement 3.0 Development Standards by Zoning District and Land Use Categories 3.4 O District A. Uses within the O District are set forth on the following table: Uses by Right Principal Uses Public parks and recreation areas. Public schools. Public, private, commercial and private group outdoor recreational facilities. Service buildings and facilities normally incidental to the use of a Accessory Uses public park and recreation area. Any other structure or use clearly incidental to and commonly associated with the operation of a principal use permitted by right. Conditional Uses Public administrative offices and services buildings. Public utility installations, including transmission lines and substations. Any use which is compatible for inclusion within this district and which meets the standards and requirements of conditional use grants per Town Code. B. Development Standards for the O District uses are set forth in the following table: Category Standard _ Conditions Minimum Lot Size 120,000 gross land s.f. Minimum Setbacks Front Yard n/a Side Yard n/a Street Side Yard n/a Rear Yard n/a Refer to Development Standard for specific Oil &Gas Well use Center of oil&gas well to property line Refer to Development Standard for specific From ground plane to highest point of roof Maximum Building Height use surface Parking See Parking Table 3.5 Conditional Uses All conditional uses set forth in these Development Standards shall be processed and reviewed in accordance with the process and review standards for such uses set forth in the Town Code(presently Article VII), as such Town Code may from time to time be amended. 3.0 Development Standards by Zoning District and Land Use Categories 4.0 Alternative Code Compliance In connection with any site specific development plan within the Property,the Developer shall have the option of applying either the Development Standard for a particular item (e.g. setback)or the then current requirement of the Town Code for such item. 4.0 Variances from the Development Standards trPt ',P I , 5.0 Definitions The following words and phrases, as used in the Development Standards,shall be defined as follows: Building elevation means the building wall, face or facade as measured to the predominant roofline. For the purpose of sign calculations,the building elevation shall be considered a two-dimensional flat surface as depicted in a site plan drawing, with each building typically having four(4)elevations, regardless of architectural features. The predominant roofline shall not include architectural elements or appurtenances such as clock towers or cupolas. Building height means the vertical distance from ground level to the highest point of the roof surface. Front yard means the horizontal space between the nearest foundation of a building to the right-of- way line and that right-of-way line, extending to the side lines of the lot, and measured as the shortest distance from that foundation to the right-of-way line. The front yard of a corner lot shall be that yard which contains the front lot line marking the boundary between the lot and the shorter of the two(2) abutting street segments, except as otherwise specified by deed restrictions, and usually, but not always, that portion of the yard which is situated in front of the building elevation that contains the building address. Gasoline service station means a place where gasoline, kerosene or any other motor fuel or lubricating oil or grease for operating motor vehicles is offered for sale to the public and deliveries are made directly into motor vehicles, and including facilities for greasing, oiling,washing and minor repair of vehicles on the premises but not including major automatic car washing or any body repair facilities. Gross leasable area or GLA means the total floor area of commercial buildings,which floor area is designed for tenant occupancy and exclusive use including basements, mezzanines and upper floors, if any, expressed in square feet and measured from the center line of joint partitions and from outside wall faces. Lot lines means the lines bounding a lot as defined herein. Major tenant means any use that(1)exceeds 5,000 square feet of gross leasable area(GLA)and (2) if part of a multiple tenant building, the use is the largest tenant, in terms of GLA, in the building that it occupies. Mixed-Use Building means any building that contains a mixed of uses vertically arranged within the same building. Typically residential or office is placed over commercial uses. Open space,livable means open space on a building site, exclusive of space devoted to vehicular streets, drives and parking areas and including pedestrian ways, space for active and passive recreation and landscaping. Public Assembly means a structure or building intended to house a large number of people for short duration events such as performances, meetings or worship. Rear Yard means the area behind the principal structure to the lot line. Retail store means a commercial establishment for the sale of material goods or commodities in relatively small quantities directly to the consumer. 5.0 Definitions Ti ii'',I I Rural Residential land use means property zoned Agricultural within the County with a principal land use as single family dwelling. Side Yard means the area from the sides of the principal structure to the lot line. Street side yard means the area that is adjacent to a public street—a corner lot condition. Town Code means Town of Windsor, Colorado, Municipal Code. Words or phrases used in the Development Standards and not defined above shall be defined in accordance with any applicable definitions in the Town Code. 5.0 Definitions Appendix A to the Great Western Development Company General Development Standards "Property Description" • Appendix A PROPERTY LEGAL DESCRIPTION A TRACT OF LAND SITUATE IN SECTIONS 27, 34, AND THE EAST HALF OF SECTIONS 28 AND 33,TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.;COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 34, SAID POINT BEING MARKED BY A 2 1/2" ALUMINUM CAP STAMPED LS 31169; AND CONSIDERING THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 34 TO HAVE AN ASSUMED BEARING OF S89°42'22"W, (WEST END OF SAID LINE BEING MARKED BY A 2 1/2" ALUMINUM CAP STAMPED LS 31169)BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM,NORTH ZONE,NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE ALONG SAID SOUTH LINE, S89°42'22"W, 1,191.15 FEET TO THE NORTH SIXTEENTH CORNER OF SAID SECTION 34; THENCE S89°43'52"W, 1,431.99 FEET TO THE NORTHWEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE S05°29'44"E, 1,323.82 FEET TO THE WEST SIXTEENTH CORNER OF SAID SECTION 34; THENCE ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 34,N89°49'11"E, 112.45 FEET TO A POINT ON THE NORTH TOP BANK OF THE CACHE LA POUDRE RIVER; THENCE ALONG SAID NORTH TOP BANK THE FOLLOWING NINE(9)COURSES: 1. S47°39'54"E, 96.16 FEET; 2. 563°19'51"E, 145.64 FEET; 3. S63°20'24"E, 165.53 FEET; 4. $61°36'06"E, 178.58 FEET; 5. S55°49'36"E, 343.62 FEET; 6. S39°11'21"E, 666.47 FEET; 7. S47°14'02"E,241.40 FEET; 8. S42°09'12"E, 112.35 FEET; 9. S24°37'22"E, 22.47 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 1547170 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY AND WESTERLY LINES OF SAID PARCEL THE FOLLOWING TWO(2) COURSES: 1. S89°59'27"W, 15.96 FEET; 2. S00°00'33"E, 46.00 FEET TO A POINT ON THE NORTHERLY LINE OF THAT PARCEL DESCRIBED IN THE DEED RECORDED AT RECEPTION NO. 2346661 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL THE FOLLOWING SEVEN(7)COURSES: 1. S18°51'49"W, 157.80 FEET; 2. S65°58'22"W, 77.05 FEET; 3. N89°44'14"W, 1,157.23 FEET; 4. N89°48'21"W, 890.75 FEET; 5. N74°12'22"W, 112.97 FEET; 6. S75°08'30"W, 90.32 FEET; 7. S88°11'36"W, 501.61 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 257; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE THE FOLLOWING FOUR (4)COURSES: 1. N13°35'38"W, 1,258.63 FEET; 2. N00°13'53"W, 2,896.19 FEET; 3. N00°13'54"W,2,633.31 FEET; 4. N00°13'30"W, 2,567.06 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF- WAY LINE OF EASTMAN PARK DRIVE; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°24'06"E, 2,648.35 FEET; THENCE CONTINUING ALONG SAD SOUTHERLY RIGHT-OF-WAY LINE, N89°24'43"E, 2,606.54 FEET TO A POINT ON THE EAST LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 27; THENCE ALONG SAID EAST LINE, S00°31'48"E, 1,256.24 FEET TO THE NORTH SIXTEENTH CORNER COMMON TO SECTIONS 26 AND 27; THENCE S89°27'56"W, 1,305.13 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'03"E, 1,320.03 FEET TO THE EAST SIXTEENTH CORNER OF SAID SECTION 27; THENCE S00°27'03"E, 2,640.33 FEET TO THE EAST SIXTEENTH CORNER COMMON TO SECTIONS 27 AND 34; THENCE S05°33'47"E, 1,328.57 FEET TO THE NORTHEAST SIXTEENTH CORNER OF SAID SECTION 34, SAID POINT ALSO BEING THE POINT OF BEGINNING. AND ALSO, A TRACT OF LAND SITUATE IN SECTIONS 26, 35, THE SOUTHEAST QUARTER OF SECTION 34, AND THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER QUARTER CORNER OF SAID SECTION 26, SAID POINT BEING MARKED BY A 3" BRASS CAP WITH NO OTHER MARKINGS; AND CONSIDERING THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 26 TO HAVE A BEARING OF S89°41'47"W, (EAST END OF SAID LINE BEING MARKED BY A#6 REBAR WITH 2 1/2" ALUMINUM CAP STAMPED PLS 31169) BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983, WITH ALL OTHER BEARINGS RELATIVE THERETO; THENCE ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 26, S00°25'32"E, 1,320.21 FEET TO THE CENTER SOUTH SIXTEENTH CORNER OF SECTION 26; THENCE N89°40'37"E, 2,603.15 FEET TO A POINT ON THE WESTERLY RIGHT-OF- WAY LINE OF WELD COUNTY ROAD 23; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°19'12"E, 671.17 FEET; THENCE DEPARTING SAID WESTERLY RIGHT-OF-WAY LINE, S89°38'31"W, 709.45 FEET; THENCE S00°18'28"E, 648.00 FEET TO A POINT ON THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; THENCE ALONG SAID NORTH LINE,N89°39'11"E, 709.59 FEET; THENCE S00°33'37"E, 826.57 FEET; THENCE S86°39'52"W, 187.11 FEET; THENCE S02°19'53"W,462.13 FEET; THENCE N89°38'52"E, 190.20 FEET; THENCE S00°33'37"E,22.02 FEET; THENCE N89°36'00"E, 20.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°33'37"E, 896.99 FEET; THENCE DEPARTING SAID RIGHT-OF-WAY LINE, S89°28'46"W, 299.73 FEET; THENCE S00°32'10"E, 372.52 FEET; THENCE N89°33'56"E, 299.89 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, S00°33'37"E, 49.96 FEET TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35; THENCE ALONG SAID SOUTH LINE, N89°32'33"E, 30.00 FEET TO THE EAST QUARTER CORNER OF SAID SECTION 35; THENCE S44°51'43"E, 646.18 FEET; THENCE S36°26'43"E, 57.71 FEET; THENCE 541°40'07"W, 423.95 FEET; THENCE S14°13'50"E, 381.89 FEET TO THE SOUTH SIXTEENTH CORNER OF SECTIONS 35 AND 36; THENCE ALONG THE SOUTH LINE OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 35, N88°49'15"W, 2,240.46 FEET TO THE CENTER SOUTH SIXTEENTH CORNER OF SAID SECTION 35; THENCE ALONG THE EST LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, SI0°48'40"E, 1,127.72 FEET; THENCE N87°18'50"W, 2,326.02 FEET THENCE 884°16'00"W, 1,461.54 FEET; THENCE N00°00'05"W, 641.71 FEET; THENCE N36°05'51"E, 64.27 FEET; THENCE N21°22'15"E, 201.87 FEET; THENCE N31°19'04"E, 192.28 FEET; THENCE N42°52'40"E, 71.52 FEET; THENCE N58°40'24"E, 68.14 FEET; THENCE N80°24'35"E, 127.23 FEET; THENCE S85°41'56"E, 418.10 FEET; THENCE N29°52'23"W, 1,294.22 FEET TO THE WEST QUARTER CORNER OF SAID SECTION 35; THENCE ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 35, N89°32'33"E, 1,557.85 FEET TO THE CENTER WEST SIXTEENTH CORNER OF SAID SECTION 35; THENCE ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER, N05°38'02"W, 664.56 FEET TO THE NORTHWEST CORNER OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 35; THENCE N89°34'09"E, 907.26 FEET; THENCE N00°04'37"W, 3,158.77 FEET; THENCE N24°53'10"E, 220.09 FEET; THENCE 57.14 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 130.50 FEET, A CENTRAL ANGLE OF 25°05'21", AND A CHORD WHICH BEARS N12°20'30"E, 56.69 FEET; THENCE N00°12'11"W, 82.36 FEET; THENCE 72.95 FEET ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 116.50 FEET, A CENTRAL ANGLE OF 35°52'47", AND A CHORD WHICH BEARS N18°08'34"W, 71.77 FEET; THENCE N36°04'57"W, 82.47 FEET; THENCE 87.84 FEET ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 139.50 FEET, A CENTRAL ANGLE OF 36°04'44", AND A CHORD WHICH BEARS N18°02'35"W, 86.40 FEET; THENCE N00°00'13"W, 1,011.59 FEET; THENCE N89°42'01"E, 188.97 FEET TO A POINT ON THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 26; THENCE ALONG SAID EAST LINE, N00°25'22"W, 2,475.57 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF EASTMAN PARK DRIVE; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, N89°44'07"E, 1,254.98 FEET; THENCE S00°22'26"E, 2,574.71 FEET; THENCE S89°41'47"W, 1,252.79 FEET TO THE POINT OF BEGINNING. AND ALSO, A TRACT OF LAND SITUATE IN THE NORTHEAST QUARTER OF SECTION 26, TOWNSHIP 6 NORTH, RANGE 67 WEST, OF THE 6TH P.M.; COUNTY OF WELD, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE CENTER EAST SIXTEENTH CORNER OF SAID SECTION 26, AND CONSIDERING THE NORTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 26 TO BEAR N89°41'50"E, WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO; (SAID BEARING IS A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983 (1992), DETERMINED BY GEODETIC (GPS) OBSERVATIONS). THENCE ALONG THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 26, N00°22'26"W, 2,609.67 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 66 AS SET FORTH IN THE DOCUMENT RECORDED OCTOBER 14, 1889 AT PAGE 273; THENCE ALONG SAID RIGHT-OF-WAY LINE, N89°44'35"E, 1,066.08 FEET TO A POINT ON THE RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 23 AS SET FORTH ON THE QUIT CLAIM DEED RECORDED AT RECEPTION NO. 3275783 IN THE OFFICE OF THE WELD COUNTY CLERK AND RECORDER; THENCE ALONG SAID RIGHT-OF-WAY THE FOLLOWING SIX (6)COURSES: 1. S84°15'09"E, 45.60 FEET; 2. 81.00 FEET ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 330.00 FEET, A CENTRAL ANGLE OF 14°03'49", AND A CHORD WHICH BEARS S77°13'15"E, 80.80 FEET; 3. 75.00 FEET ALONG A COMPOUND CURVE TO THE RIGHT HAVING RADIUS OF 150.00 FEET, A CENTRAL ANGLE OF 28°38'52", AND A CHORD WHICH BEARS S55°51'54"E, 74.22 FEET; 4. 67.00 FEET ALONG A COMPOUND CURVE TO THE RIGHT HAVING RADIUS OF 125.00 FEET, A CENTRAL ANGLE OF 30°42'38", AND A CHORD WHICH BEARS S26°11'09"E, 66.20 FEET; 5. 97.25 FEET ALONG A NON-TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 609.50 FEET, A CENTRAL ANGLE OF 09°08'31", AND A CHORD WHICH BEARS S06°15'41"E, 97.15 FEET; 6. S00°19'11"E, 2,387.57 FEET TO A POINT ON THE NORTH BOUNDARY OF RECORDED EXEMPTION RE-4063, RECEPTION NO. 3291873, SAID POINT ALSO BEING ON THE NORTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 26; THENCE ALONG SAID SECTION LINE, S89°41'50"W, 1,287.79 FEET TO THE POINT OF BEGINNING. SAID TRACTS CONTAIN 1,398.97 ACRES (60,939,044 SQUARE FEET) MORE OR LESS AND IS SUBJECT TO ALL RIGHTS-OF-WAY, EASEMENTS, AND RESTRICTIONS OF RECORD, OR THAT NOW EXIST ON THE GROUND. D KA FT Del chumreat[.S�nndare(c Appendix B to the Great Western Development Company General Development Standards "Master Plan Map" ��'�� Appendix B I i GREAT WESTERN ANNEXATION 2, 3 & 4 LAND USE LEGEND . MASTER PLAN Gross Property Area 1,361.21 Acres '! Town of Windsor General CommercialI f A TRACT OF LAND SITUATED IN SECTIONS 27,34,AND THE EAST HALF OF SECTIONS 28 AND 33;AND ALSO A TRACT OF LAND SITUATED IN SECTIONS 26, size x of Total i 35,THE SOUTHEAST QUARTER OF SECTION 34,AND THE SOUTHWEST QUARTER OF SECTION 36;AND ALSO A TRACT OF LAND SITUATED IN THE Parcel zoning 13r Acres Size($.F.) Land Are. A GC General Commercial/Retail 51 70 2,251,890.5] 3.80% NORTHEAST QUARTE OF SECTION 26,TOWNSHIP 6 NORTH,RANGE 67 WEST,OF THE 6TH P.M.;COUNTY OF WELD,STATE OF COLORADO Total Acreage 51.70 3.80% Eastman Park Drive n(CR66) Residential al ZMoning r Size xoRom Gross Eat.ROW Net Jot Unid Parcel Inn rag Use Acres Size(S.F.) Land Area Density Acres Density I I \ T� B RMU SF-1,SF-2 47.81 208x,]03.90 3.51% 4.0 SO 400 191 / C RMU Mixed-Use,MF-I,MF-2 56.78 2473,356H 4 17% 110 8.5 16.46 795 D RMU SF 2 MF-1 33 60 1463,600.52 2.47% 10 0 5.0 11.75 336 el"'D E I, E RMU SE-1.SF-2,MF-1 31.44 1 389,448.04 2.31% 10.0 5 0 11.89 314 a �V 4III F RMU SE-1,SF-2,ME-1 8865 3.86152966 6.51% 5.0 18.0 6.27 443 I A G RMU SF-1,SF-2 44.50 1938.417.74 3.27% 30 8.0 3.66 133 µ ! / H RMU NC 8.95 389770.24 0.66% 0.0 0.5 0.00 0 Mina 1 / 1 / I RMU NC 1553 6]6,5136495 2.18% 00 6.0 000 0 KW / cI� 1\! J RMU SF1 SF-2 3]]9 1646,108.01 2]0% 30 SO ]5] 113 ®r ,.1\ , I W K RMU SE-1,ME-1, E-2 74.51 3,245,568.23 5.47% 5.0 17.0 806 373 wawa. %X �/ S L RMU ' MF-1, 26 79 1166,954.0] 1.97% 73 2.5 805 196 CI II M RMU NC,ME-1,Ed 37 05 1,648,930.85 2 78% 7.3 3.8 811 276 osmla-4nrebn MASS, V N RMU SE-1,SF-2.MFI 70.40 3.068,]15.11 5 17% 3.5 WO 401 246 I 0 RMU 'SF-1,SF-2, 76.86 3,348,220.21 5.65% 35 9.5 3.99 269 F. I�."{' I -.- -.--Total Acreage 115148 4726% Total Dwelling Units 13881. l ` i I / 1II I_ _ mNs e's f / (L,I I Industrial tam akwew VV'-'-II Size %of Total ISM Maim St.Sub 200 Parcel Zoning Use Acres Size(S.F.1 Land Area a"^•Co nmz B \` P kH Quarry(Temporary Use)' 24.36 1,061,044.49 1.79% Maw 333 • F 0 I-11Hew Industrial&Light Industrial 27.16 1,183,257.99 2.00% For 30339544M /' \ I I R I-H Heavy Industrial 7403 3221695.22 5.44% S I-H Heaw Industrial 74.13 3,228,916.47 5.45% ' Eastman 1 I T 4H H Wl tluslnal 3045 1:02760,32040.7.139 224% ! / A5• , , ion 1 V FH Heaw Ogre Industrial 11 Z2 0fi6493 062% t I V FH Heaw Industrial 2.46 082% Kodak W tN Heasy mauatrial 75.37 3.262,95]59 5.54% I ` J ' G I —4 it Total Acreage 319.17 23.45% V t i,..i Dnn Space / Xod Total IParcel Zoning Ur Acres 716,ze 46.06(S.F.) Land Area -. CO 1 RMU Lake,Recast al Tra l Regio al Drainage 1642 .847.86.8 1.21% 12% I11115. / I 2 RMU Lake.. SpaC Recreational, Regional Drainage 12 42 1,842 3.1x% —i I T 3 RMU Open Space Parks,Landscaping 10.67 464,720.07 0.78% - - csr LO r 4 RMU Land cape B her and Recreational Rail 10 61 162 11].10 0.78% DO N 2 I / 5 O Lake Recn 1 al Trail,RegionalDtamags 64.98 203068128 4.77% O 1 R 6 0 Recreational T Trail,Natural Open Space 1515 66009375 1.11% r 7 O R etianelTml Natural Open Space 11663 5000134.30 857% Z I I 8 0 Recreational Trail,MMUS Open Space 2129 927,254.56 156% J K 298.19 21.91% 5 • _ W i 1/ / I \ U ROW ras Road %o/Total < LU\ Section Width Description 73.0.07s Srse(S.F.1 Land Area /� /� 1 I \ _,`� a 9000 Collector from Eastman Pads Onw to 257 430 fi4920 0]d% ZCO r l r t / b 9000 Calledor fro ROW etc Cmsam•dac 134.00 Cmssroads to 10815]20 089% �. a // d 13000 Collecor from Av ax 1to Cossnada 3.75 1]988.00 051% - - — — — — — — — — — �_ e ll0 W Collector fn 23 m Crossroads 2.20 95 832.00 0.16% Ui \( - - - - ' i 134.00 Crossroads from Old 23 to Kodak Property 939 40902840 0.69% W / 45.08 of Tot 3 • 0 Land Total F 6 Land Use Summary Chart Acres Land Area a / I General Commercial 51 70 380% W / Residential Mixed-Use 65118 47 86% Q 5.—.../11 / / Open Industrial 319.17 33.45%. 0 / Open Space 298.18 21 91% / 8 Street ROW 45.08 3.31% L \ Total Acreage 1,]8339 00.132% P •NOTE Pamela to be rezoned to RMU at a future date NOTE parcels L&M intended l be rezoned "NOTE Rights f Way shown are approximate and likely to shift as deaelopment occurs f — fM DM SYMBOL LEGEND KEYM P N — — PROPERTY LIN N PARCEL BOUNDARY eFr -ME+ i TR. ACCESS POINTS • (- �nnaaVltl�9Ww g�iBns]pe�ng 9 rev �e eren.Ctlenm ----ExrsnMG Row + Poe:7]o.uaoss] — _—PROPOSED ROW ♦* j Mnm ro Fa.:aA.]N.o1M Ms —— —EXISTING Fu%.WNrs _� O 9'1025.0007.00 PROPOSED EASEMENTS ergo* tun eexio 9 EXISTING ONE FOOT CONTOUR 4rrn " HORIZONTAL Carta --i EXISTING FIVE FOOT CONTOUR I I Nn -110 YENi FL0 PLAIN n e We3i W_. arm 8/19/2005 ( Win.. 3 of 26 DRAFT Development Shemi(L'dc Appendix C to the Great Western Development Company General Development Standards "Large Retail Standards" gaff Appendix C -0 II EATWrsT[RH Design Standards and Procedures for Large Retail Establishments Windsor, Colorado (a) Intent. Consistent with the Town's Comprehensive Plan, these design standards and procedures for large retail establishments are intended to encourage all developments to maintain a certain level of architectural and landscape quality such that the character or "look" of Windsor is not compromised. Furthermore, the standards are intended to encourage development that contributes to Windsor as a unique place by reflecting its physical character and adding to it in appropriate ways. The following procedure and design standards shall apply to all retail establishments of more than 50,000 square feet of gross leasable area (GLA), as defined in Section 16-12, in any zoning district of the Town. (b) Procedure. In addition to the required site plan application process for all commercial and industrial projects, all retail establishments of more than 50,000 square feet of gross leasable area (GLA) shall also require approval of a Planned Unit Development (PUD) in accordance with the requirements and standards set forth in this Chapter. Such retail establishments shall require Town Board approval and shall not be eligible for administrative approval. (c) Design standards. These standards are intended to augment the Town's adopted corridor plans and zoning requirements with more specific interpretations that apply to the design of large retail store developments. In cases where there are conflicts between two (2) or more standards, the more stringent standard shall apply. (1) Facades and exterior walls. Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity, character and scale. a. Facades greater than one hundred (100) feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least three percent (3%) of the length of the façade and extending at least twenty percent (20%) of the length of the facade. No uninterrupted length of any facade shall exceed one hundred (100) horizontal feet. b. Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings or other such features along no less than sixty percent (60%) of their horizontal length. c. Building facades must include a repeating pattern that shall include no less than three (3) of the elements listed below. At least one (1) of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty (30) feet, either horizontally or vertically: 1. Color change 2. Texture change 3. Material change 4. Expression of architectural or structural bay through a change in plane no less than twelve (12) inches in width, such as an offset, reveal or projecting rib. d. All building facades which are visible from adjoining properties and/or public streets shall comply with these façade and exterior wall requirements. (2) Smaller retail stores. The presence of smaller retail stores gives a center a "friendlier" appearance by creating variety, breaking up large expanses and expanding the range of the site's activities. In the event that smaller retail stores are proposed within a principal building, the windows and window displays of such stores should be used to contribute to the visual interest of exterior facades. Where principal buildings contain additional, separately owned smaller stores which occupy less than 50,000 square feet of GLA, such smaller stores shall be subject to the following: a. The street level façade of such stores shall be transparent between the height of three (3) and eight (8) feet above the walkway grade for no less than sixty percent (60%) of the horizontal length of the building façade of such smaller stores. b. Windows shall be recessed and should include visually prominent sills, shutters or other such forms of framing. c. Such smaller stores shall have at least one (1) exterior customer entrance which shall conform to the entryway requirements contained herein. (3) Roofs. Variations in roof lines should be used to add interest to, and reduce the massive scale of, large buildings. Roofs shall have no less than two (2) of the following features: a. Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and such parapets shall not at any point exceed one-third of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatment. 2 b. Overhanging eaves, extending no less than three (3) feet past the supporting walls. c. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one (1) foot of vertical rise for every three (3) feet of horizontal run and less than or equal to one (1) foot of vertical rise for every one (1) foot of horizontal run. d. Three (3) or more roof slope planes. (4) Materials and colors. Exterior building materials and colors comprise a significant part of the visual impact of a building, therefore, they should be aesthetically pleasing. a. Required materials. Predominant exterior building materials shall be high quality materials. The Planning Commission may approve additional materials, particularly based upon consistency with materials used in surrounding developed properties. Each principal building, as well as smaller stores located within the principal building, on a site shall incorporate no less than two (2) of the following or other approved materials: 1. Brick 2. Wood 3. Sandstone and other native stone 4. Tinted, textured, concrete masonry units b. Prohibited materials. Predominant exterior building materials shall not include: 1. Smooth-faced concrete block 2. Tilt-up concrete panels 3. Pre-fabricated steel or other metal panels c. Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high-intensity colors, metallic colors, black or fluorescent colors is prohibited. d. Building trim and accent areas may feature brighter colors, including primary colors, however, neon tubing shall not be an acceptable feature for building trim or accent areas. No more than fifteen percent (15%) of 3 the building facade may be dedicated to trim and accent materials (i.e. Exterior Insulation and Finish Systems (EIFS), stucco, etc.). (5) Entryways. Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. Each principal building, as well as smaller stores located within the principal building, on a site shall include clearly defined, highly visible customer entrances featuring no less than three (3) of the following elements: a. Canopies or porticos b. Overhangs c. Recesses/projections d. Arcades e. Raised corniced parapets over the door f. Peaked roof forms g. Arches h. Outdoor patios i. Display windows j. Architectural details such as tile work and moldings which are integrated into the building structure and design k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting (6) Pedestrian flows and amenities. Pedestrian accessibility opens auto-oriented developments to the neighborhood, reducing traffic impacts and enabling the development to project a friendlier, more inviting image. a. Large retail buildings shall feature multiple entrances to reduce walking distances, facilitate pedestrian and bicycle access from public sidewalks and provide convenience. All facades of a principal building that directly face an abutting public street shall feature at least one (1) customer entrance, not to exceed two (2) facades facing a street. Movie theaters are exempt from this requirement. b. Sidewalks at least eight (8) feet in width shall be provided along all sides of the lot that abut a public street. 4 c. Continuous pedestrian walkways internal to the site, no less than eight (8) feet in width, shall be provided from the public sidewalk or right-of-way to the primary customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, street crossings, building and store entry points, transit stops, etc. and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers or other materials for no less than fifty percent (50%) of their length. Internal pedestrian walkways shall provide weather protection features such as awnings or arcades within thirty (30) feet of all customer entrances. d. Sidewalks, no less than eight (8) feet in width, shall be provided along the full length of the building along any façade featuring a customer entrance and along any façade abutting public parking areas. Such sidewalks shall be located at least six (6) feet from the façade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the façade. e. All pedestrian walkways, entryways, patio and seating areas internal to the site shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks or colored, patterned concrete to enhance pedestrian safety and comfort and to provide an attractive walkway. f. All pedestrian crosswalks which cross vehicular traffic internal to the site and at the perimeter of the site shall be distinguished from driving surfaces through the use of terra cotta colored, stamped, patterned concrete. (7) Parking. In addition to the location restrictions contained in Section 10-46 of the Municipal Code, the property shall not be advertised nor marketed as available for camping, long-term parking or any use other than typical customer parking for shopping patrons. Parking lots shall not be used for short-term or long-term storage of motor homes, campers, trailers, mobile homes and recreational vehicles. In the event that the business provides service on motor vehicles, such vehicles that are parked on site prior to or after service shall be parked in a designated area as depicted on the approved site plan. (8) Parking lot orientation. Parking areas shall be distributed around principal buildings in order to shorten the distance to other buildings and public sidewalks, to reduce the overall scale of the paved surface and to promote the location of buildings closer to streets to reduce the scale of the building, encourage pedestrian traffic and enhance architectural details. a. No more than seventy percent (70%) of the off-street parking area for the lot, tract or area of land devoted to the large retail establishment shall be located between the front façade of the large retail establishment and the 5 abutting streets, or "front parking area". If, in the determination of the Planning Commission, additional front parking area above seventy percent (70%) is necessary to provide for adequate traffic circulation, the Planning Commission may determine the appropriate amount of parking that is necessary to provide for such traffic circulation. b. The front parking area (FPA) shall be determined by drawing a line from the front corners of the building (facade with main customer entrance) to the nearest property corners. If any such line, when connected to the plane of the front facade of the building, creates an angle that is greater than one hundred eighty (180) degrees, then the line shall be adjusted to create an angle of one hundred eighty (180) degrees. If any such line, when connected to the plane of the front facade of the building, creates an angle that is less than ninety (90) degrees, then the line shall be adjusted to create an angle of ninety (90) degrees. Parking spaces in the FPA shall be counted to include all parking spaces entirely within the boundaries of the FPA, including (i) any partial parking space if that portion within the FPA boundary line constitutes more than fifty percent (50%) of said parking space; and (ii) all parking spaces associated with any pad sites located within the FPA boundaries. (9) Parking lot screening and mitigation. a. Screening: All off-street parking areas shall be screened from all streets and adjacent properties using a combination of landscaping and at least one (1) of the following methods: 1. Screen walls of at least three (3) feet in height, constructed of the same materials as the primary materials of the principal building. The wall cap shall be constructed of the same materials of the principal building as well. 2. Earth berms constructed to appear in a natural shape and form at least three (3) feet in height at the highest point and not to exceed a slope of 4 to 1. b. Mitigation: All off-street parking areas shall meet the following requirements: 1. Landscape islands a minimum of seventeen (17) feet in length and eight (8) feet in width shall occur at ends of all parking rows. 2. Landscape islands a minimum of seventeen (17) feet in length and five (5) feet in width shall be spaced at intervals no greater than twenty (20) parking stalls in a row. Landscape islands at the ends of parking rows shall count toward meeting this requirement. 6 3. The total number of parking stalls may not exceed the Town's minimum parking stall requirement by more than twenty (20) percent. 4. Cart returns. A minimum of one (1) two hundred (200) square foot cart return area shall be provided for every one hundred (100) parking stalls. In no event shall any parking stall be located further than 200 feet from a cart corral. Cart corrals shall be of durable, non-rusting, all season construction and shall be designed and colored to be compatible with the building and parking lot light standards. There shall be no exterior cart return or cart storage areas located within twenty-five (25) feet of the building. All cart returns located in double-loaded parking rows shall be accessible from both parking rows. (10) Truck, trailer and outdoor container storage. Except for the purpose of normal loading and unloading operations, no trailers, semi-trailers and trucks, truck- tractors or outdoor containers shall be stored on site. Such trucks, trailers and outdoor containers shall only be located in designated loading and unloading areas that are completely screened from adjacent streets or properties for the duration that they are on the site. (11) Loading and unloading operations. The applicant shall submit evidence that proposed sound barriers between all areas for delivery, loading, trash removal or compaction, or other such operations will restrict noise emissions to a level of 55 db(A) from 7:00 a.m. to the next 7:00 p.m., and 50 db(A) from 7:00 p.m. to the next 7:00 a.m., as measured from the property line of any adjacent property. If noise levels are subsequently found to exceed the aforementioned levels, the Town Board shall re-evaluate the site plan and may impose restricted hours of such loading and unloading operations as deemed appropriate to mitigate any negative noise impacts on the surrounding neighborhood. (12) Outdoor display areas. Exterior display areas shall be permitted only where clearly depicted on the approved site plan. All exterior display areas shall be permanently defined and screened with walls and/or fences. Materials, colors and design of screening walls and/or fences shall conform to those used as predominant materials and colors on the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the building. All exterior display areas shall be separated from motor vehicle routes by a physical barrier visible to drivers and pedestrians, and by a minimum of ten (10) feet. Display areas on building aprons must maintain a minimum walkway width of ten (10) feet between the display items and any vehicle drives. (13) On-going maintenance. All large retail establishments, whether occupied or not, shall be regularly maintained so they are not allowed to fall into a state of 7 disrepair or neglect; and shall consistently present a neat and orderly appearance to the general public as well as adjacent and nearby tenants and property owners. Furthermore, all large retail establishments shall submit to the Director of Planning for review and approval, a maintenance plan for normal repairs and upkeep of the property, including but not limited to maintenance of the building, parking lot and parking lot surface, landscaping, signage and elimination of "ghost signage", and on-going use of the property including, but not limited to, the parking lot. (14) Reuse and Renewal requirements. a. Adaptability for Building Reuse. The initial building design shall incorporate sufficient elements to allow an economically feasible adaptation for multi-tenant reuse should the building be vacated. At the discretion of the Town, these elements may include, but are not limited to, compartmentalized construction, including plumbing, electrical service, heating, ventilation, and air conditioning. The building design shall also provide for adaptation of the interior into separate tenancies; facades that can be economically adapted to multiple entrances on all but one side of the building; landscaping plans that compliment multiple-entrance design; and other elements designed to facilitate the potential future multi-tenant use of the building and the site. b. Renewal Plan. Development applications shall include a renewal plan to maximize the rehabilitation or redevelopment of the building upon vacation by the original occupant. Approval of such a plan by the Town shall be a condition of the approval of any development application. The renewal plan shall address the following: 1. A proposed methodology for the redevelopment of the building and site, affording maximum opportunity for rehabilitation and/or redevelopment. 2. A maintenance plan for normal repairs and upkeep of the property if it is vacated, including, but not limited to, building, parking lot, landscaping, signage, and the elimination of"ghost signage." c. Development Agreement. The Town may, in its discretion, require as part of any development agreement that the developer be obligated to redevelop the real property for a specified use consistent with the intent of this section. Any development agreement shall also authorize the Town to undertake activities, including the acquisition, removal or demolition of structures, improvements or personal property to prepare the property for redevelopment if the developer fails to do so, and providing that the cost of these activities be borne by the developer. 8 LARGE MAPS AVAILABLE FOR VIEWING AT THE CLERK TO THE BOARD'S OFFICE, IN THE PUBLIC REVIEW FILE. Hello