HomeMy WebLinkAbout20053084.tiff WINDSOR
COLO
ANNEXATION REFERRAL
TO: Weld County Commissioners
FROM: Scott Ballstadt, AICP
Senior Planner
PROJECT: Harmony First& Second Annexations,Master Plan and Zoning Request
DATE: October 7, 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 Thursday,
November 3, 2005 and the Windsor Town Board will hold a public hearing at 7:00 p.m. on Monday,
November 14, 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: At the time the planning department mails all such copies, your agency will be billed for
postage and these reproduction costs.
ex_ _ (} tiv�zv 2005-3084
4-
i
WINDSOR
.✓.!.,, Town of Windsor
N0��� �
• - 30! i7'ataur Street • Windsor. Coiorau, ,50 J v ash 7,./u ^ Fox . • ur_ ..isu .. .._..;
COLO
ANNEXATION IMPACT REPORT
HARMONY FIRST & SECOND ANNEXATION & MASTER PLAN
The parcels proposed for annexation contain approximately 122.58 acres generally
located at the southeast corner of Harmony Road (WCR 74) and County Line Road
(WCR 13); being more particularly described in the attached annexation petition.
1) (a) Please see the enclosed master plan and vicinity map for current and
proposed municipal boundaries.
(b) Please see Item #3 below.
(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
Vicinity Map
C.R } § ,,,c-,, ,� _._... _.._ . �.� -; ,
R
26 �,01� k °i6N
gf ,e 30 2s �8'ik.
i 27
/ ii
i_�S 10 '�'� r ,
m
0 X [.
TOWN OF to€"n' sTI�LINATH
'Yr`� 35 ) '';; 36 C 2 33 't. 1 ,1 i� y 39. 34
it 4-10 > �) ry fit}'
f/ / 1
-,6..3 46 Annexation Area
olltiv_' ra r
11 12 33,
� 8 s 10
11 3
I 4 14 �� uA$ 3A 16
V L
k64
O
b inds
Y i'+i 3
,7 22
t i _ I , Pyre
J
;till 1 7III.r}� r 4.}`tiIAt'i I3i
110 r-
26 n ',k' � ztr* 27
a
v, i F rr ion f,,Thr,a}
All ,
Land Use Plan Map
Existing and Proposed Land Use Patterns
- a.
t �_ u
HA NY
/: • Second
a � :tions
44
4 1
51_ %/ 6
Jlrrr.�■►. .. ; Tit
Legend
C Low Density Estate Single Family Residential(E-1) ® Employment Corridor
O High Density Estate Single Family Residential (E-2) ® Bluff Region
6'v-1 Single Family Residential ® Lakes, Rivers,Ditches
Multi-Family Residential Elm Community Influence Area
• Central Business District ■■ Growth Management Area Boundary
Neighborhood&General Commercial(N&GC) 4 Arterial Entryways
Mt Light Industrial
Heavy Industrial C Existing Zoning Ag-Agricultural(Weld County)
in Residential Mixed Use(RMU)
MI Parks, Open Space, Mineral Extraction&Floodplains
® Community Separator
a Schools
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 WELD COUNTY ENGINEERING DEPT.
33247 HWY. 85 P.O. BOX 758
LUCERNE, CO 80646 GREELEY, CO 80631
NORTHERN COLORADO WATER WELD COUNTY CLERK AND RECORDER
CONSERVANCY DISTRICT 1402 N. 17TH AVE.
220 WATER AVENUE GREELEY, CO 80631
BERTHOUD, CO 80513
WEST GREELEY SOIL
CONSERVATION DISTRICT
4302 W. 9TH ST. RD.
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 Thursday,
November 3, 2005 at 7:00 p.m. and the Windsor Town Board will hold a PUBLIC
HEARING on Monday, November 14, 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 122.58 acres known as the
Harmony First and Second Annexations located south of and adjacent to WCR 74
(Harmony Road) and east of and adjacent to WCR 13 (County Line Road); a parcel of
land in the northwest quarter of Section 6, Township 6 North, Range 67 West of the 6th
P.M and in the southwest quarter of Section 31, Township 7 North, Range 67 West of the
6th P.M. and in the northwest quarter and southwest quarter of Section 6, 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:
October, 7, 2005; October 14, 2005; October 21, 2005 and October 28, 2005.
NOTE TO TRIBUNE: LEGAL NOTICE
CONTACT: Peggy Tremelling
Planning Technician
Town of Windsor
686-7476
E-MAIL TO THE GREELEY TRIBUNE
DATE: October 3, 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 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:
X ANNEXATION Preliminary
X 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: EAST HARMONY ANNEXATION
LEGAL DESCRIPTION: SEE ATTACHED
PROPERTY ADDRESS (if available) 6166 WCR 74
PROPERTY OWNER:
Name: EAST HARMONY, LLC
Address: 2815 EAST HARMONY ROAD, #105, FORT COLLINS, CO 80528
Primary Phone #: (970) 229-1952 Secondary Phone#: (970) 420-9082
Fax#: (970) 229-1951 E-Mail: marc@stonerco.com
OWNER'S AUTHORIZED REPRESENTATIVE:
Name: JIM SELL DESIGN, INC.
Address: 153 WEST MOUNTAIN AVENUE, FORT COLLINS, CO 80524
Primary Phone #: (970) 484-1921 Secondary Phone #:
Fax #: (970) 484-2443 E-Mail: mattb@jimselldesign.com
All correspondence will only be sent to the owners' 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 con toed ithin the application are true and- /
correct to
the best of my knowledge.
Sig re: ner cir Owner's Authorized presentative* Date
*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 bv: p
Ap. received date: Date application checked: complete rejected
GENERAT, APPT,IC ATR-1N OVERVIEW
EXISTING ZONING: A-AGRICULTURE
PROPOSED ZONING: E-2, GC-PUD
TOTAL ACREAGE: 122.58 ac
TOTAL# OF PROPOSED LOTS: 122 WITH 15% BONUS DENSITY
AVERAGE LOT SI7F: 25,700 sf
MINIMUM LOT SIZE: 16,500 sf
TOTAL# OF PROPOSED PHASES: N/A
ACREAGE PER PHASE: N/A
LOTS PER PHASE: N/A
PARKLAND (sq. ft. & acreages): OPEN SPACE =40.5 ACRES
PARKLAND (public or private) PRIVATE
IRRIGATED WATER (potable or non-potable) DUAL WATER SYSTEM
NON-POTABLE AND POTABLE
UTILITIES TO BE PROVIDED BY:
WATER: TOWN OF WINDSOR
SEWER: TOWN OF WINDSOR
GAS: XCEL ENERGY
ELECTRIC: XCEL ENERGY
PHONE: QWEST
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 (breakdown by width):
Developed trail (break down by width, depth & material):
Undeveloped trail (break down by width, depth & material):
FOR PLANNING DEPARTMENT USE ONLY
Application Corridor Plan:
Metropolitan District:
(East Harmony Annexation #1)
ANNEXATION PETITION
(I, We) the landowner (s) of more than 50% of the territory,
excluding public streets and alleys, described as set forth on
Exhibit "A" attached hereto and incorporated herein by this
reference, containing 54 . 376 acres, more or less, allege the
following to be true and correct .
The perimeter of the proposed annexation has a distance of
6, 660 . 01 feet, of which 1, 135 . 097 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.
We further allege :
1 . It is desirable and necessary that said territory be
annexed to the TOWN OF WINDSOR. This parcel is in the Windsor
Growth Management Area.
2 . A community of interest exists between the said
territory and the TOWN OF WINDSOR. This annexation will provide
for the future extension of utilities for the Town of Windsor
(water and sewer) .
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. This is an in-fill
annexation and will extend utility services .
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 which comprises 20
acres and together with improvements had an assessed valuation
in excess of $200, 000 . 00 for ad valorem tax purposes in the year
preceding the filing of this Petition has been included unless
the owner of said tract has consented in writing or joins in
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 owners of 100% of the
hereinafter described property.
9 . All requirements of Colorado Revised Statutes,
Sections 31-12-104 and 31-12-105 exist or have been met .
10 . The undersigned reserves the right to withdraw this
Annexation Petition and its signature thereon at any time prior
to the commencement of the roll call of the Town Council for the
vote upon second reading of the Annexation ordinance .
Therefore, the undersigned hereby request that the TOWN OF
WINDSOR approve the annexation of the area described above and
do herewith pay the required fees .
In addition to the annexation, the undersigned request the
zoning of E-2, GC-PUD for the above-described property.
OWNER:
EAST HARMONY LLC,
a Colorado Limited Liability Company
By:
Date Jay D. Stoner, Manager
Stoner and Company
2815 East Harmony Road, Suite 108
Fort Collins, Colorado 80528
2
EXHIBIT "A" ATTACHED TO AND MADE A PART OF THE ANNEXATION
PETITION (EAST HARMONY ANNEXATION #1) .
Legal Description of the Territory
A parcel of land being a portion of the
Northwest Quarter (NW1/4 ) of Section Six (6) ,
Township Six North (T. 6N. ) , Range Sixty-Seven
West (R. 67W. ) , and a portion of the Southwest
Quarter (SW1/4) of Section Thirty-One (31) ,
Township Seven North (T. 7N. ) , Range Sixty-Seven
West (R. 67W. ) , Sixth Principal Meridian (6th
P.M. ) , County of Weld, State of Colorado, and
being more particularly described as follows :
COMMENCING at the Northwest corner of said
Section 6 and assuming the North line of the
NW1/4 of said Section 6 as bearing North
88° 44' 25" East, being a Grid Bearing of the
Colorado State Plane Coordinate System, North
Zone, North American Datum 1983/92, a distance
of 2325 . 26 feet with all other bearings
contained herein relative thereto:
THENCE North 88 °44' 25" East along the North line
of the NW1/4 of said Section 6 a distance of
30 . 00 feet to the East line of the Timnath Ranch
Sixth Annexation to the Town of Timnath recorded
June 7 , 2004, as Reception No. 3187080 of the
Records of Weld County and the POINT OF
BEGINNING;
THENCE North 00°16' 22" West along the East line
of the Timnath Ranch Sixth Annexation a distance
of 30 . 00 feet to the South line of Windsor North
Annexation to the town of Windsor recorded
January 29, 1986, as Reception No . 02040927 of
the Records of Weld County;
THENCE North 88°44' 25" East along the South line
of the Windsor North Annexation a distance of
203 . 89 feet to the West line of Lot A of
Recorded Exemption No . 0705-31-3-RE-612 recorded
May 25, 1983, as Reception No . 01928075 of the
Records of Weld County;
THENCE North 88°44' 25" East along a line
parallel with and 30 . 00 feet Northerly of, as
measured at a right angle to the North line of
the NW1/4 of said Section 6 a distance of
1160 . 54 feet to the East line of said Lot A;
THENCE North 88°44' 25" East continuing along the
South line of the Windsor North Annexation a
distance of 931 . 21 feet to the East line of said
Windsor North Annexation, said line also being
the East line of the SW1/4 of said Section 31;
THENCE South 00°27' 56" West along the East line
of the SW1/4 of said Section 31 a distance of
30 . 01 feet to the North line of the NW1/4 of
said Section 6;
THENCE South 01°02' 00" East along the East line
of the NW1/4 of said Section 6 a distance of
1000 . 00 feet;
THENCE South 88°44' 25" West along a line
parallel with and 1000 . 00 feet Southerly of, as
measured at a right angle to the North line of
the NW1/4 of said Section 6 a distance of
2304 . 28 feet to the East line of the Timnath
Ranch Sixth Annexation to the Town of Timnath;
THENCE North 00°30' 59" West along said East line
of Timnath Ranch Sixth Annexation a distance of
1000 . 08 feet to the North line of the NW1/4 of
said Section 6 and the POINT OF BEGINNING.
Said parcel contains 54 . 376 acres more or less
(±) ,
(East Harmony Annexation 82)
ANNEXATION PETITION
(I, We) the landowner (s) of more than 50% of the territory,
excluding public streets and alleys, described as set forth on
Exhibit "A" attached hereto and incorporated herein by this
reference, containing 68 . 204 acres, more or less, allege the
following to be true and correct.
The perimeter of the proposed annexation has a distance of
8, 149 . 193 feet, of which 2, 304 . 275 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.
We further allege:
1 . It is desirable and necessary that said territory be
annexed to the TOWN OF WINDSOR. This parcel is in the Windsor
Growth Management Area.
2 . A community of interest exists between the said
territory and the TOWN OF WINDSOR. This annexation will provide
for the future extension of utilities for the Town of Windsor
(water and sewer) .
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. This is an in-fill
annexation and will extend utility services .
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 which comprises 20
acres and together with improvements had an assessed valuation
in excess of $200, 000 . 00 for ad valorem tax purposes in the year
preceding the filing of this Petition has been included unless
the owner of said tract has consented in writing or joins in
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 owners of 100% of the
hereinafter described property.
9 . All requirements of Colorado Revised Statutes, Section
31-12-104 and 31-12-105 exist or have been met .
10 . The undersigned reserves the right to withdraw this
Annexation Petition and its signature thereon at any time prior
to the commencement of the roll call of the Town Council for the
vote upon second reading of the Annexation ordinance .
Therefore, the undersigned hereby request that the TOWN OF
WINDSOR approve the annexation of the area described above and
do herewith pay the required fees .
In addition to the annexation, the undersigned request the
zoning of E-2, GC-PUD for the above-described property.
Owner:
EAST HARMONY LLC,
a Colorado Limited Liability Company
By:
Date Jay D. Stoner, Manager
Stoner and Company
2815 East Harmony Road, Suite 108
Fort Collins, Colorado 80528
2
EXHIBIT "A" ATTACHED TO AND MADE A PART OF THE ANNEXATION
PETITION (EAST HARMONY ANNEXATION #2) .
Legal Description of the Territory
A parcel of land being a portion of the
Northwest Quarter (NW1/4) and the Southwest
Quarter (SW1/4) of Section Six (6) , Township
Sixth North (T . 6N. ) , Range Sixty-Seven West
(R. 67 .W. ) , Sixth Principal Meridian (6th P.M. ) ,
County of Weld, State of Colorado, and being
more particularly described as follows :
COMMENCING at the Northwest corner of said
Section 6 and assuming the North line of the
NW1/4 of said Section 6 as bearing North
88°44' 25" East, being a Grid Bearing of the
Colorado State Plane Coordinate System, North
Zone, North American Datum 1983/92, a distance
of 2325 . 26 feet with all other bearings
contained herein relative thereto :
THENCE North 88°44' 25" East along the North line
of the NWl/4 of said Section 6 a distance of
30 . 00 feet to the East line of the Timnath Ranch
Sixth Annexation to the Town of Timnath recorded
June 7 , 2004, as Reception No . 3187080 of the
Records of Weld County;
THENCE South 00°30' 59" East along said East line
of Timnath Ranch Sixth Annexation a distance of
1000 . 08 feet to the South line of East Harmony
Annexation No. 1 and the POINT OF BEGINNING;
THENCE North 88°44' 25" East along the South line
of said East Harmony Annexation No . 1 a distance
of 2304 . 28 feet to the East line of the NW1/4 of
said Section 6;
THENCE South 01 ° 02' 00" East along the East line
of the NW1/4 of said Section 6 a distance of
1649 . 56 feet to the South line of the NW1/4 of
said Section 6;
THENCE South 01°32' 18" East along the East line
of the SW1/4 of said Section 6 a distance of
693 . 83 feet to the Top of the Northerly Bank of
the Lake Canal Ditch;
The following fourteen (14 ) courses and
distances are along the Top of the Northerly
Bank of the Lake Canal Ditch :
THENCE North 57 °46' 13" West a distance of 204 . 19
feet;
THENCE North 47°46' 43" West a distance of 253 . 37
feet;
THENCE North 34 °43' 38" West a distance of 107 . 91
feet;
THENCE North 59°41' 12" West a distance of 132 . 34
feet;
THENCE North 48°57' 13" West a distance of 179 . 46
feet;
THENCE North 43°06' 32" West a distance of 221 . 26
feet;
THENCE North 32 °38' 32" West a distance of 185 . 28
feet;
THENCE North 64°46' 32" West a distance of 230 . 02
feet;
THENCE North 53°22' 41" West a distance of 162 . 15
feet;
THENCE North 48°31' 05" West a distance of 296 . 13
feet;
THENCE North 50°30' 28" West a distance of 231 . 83
feet;
THENCE North 33°27' 48" West a distance of 360 . 22
feet;
THENCE North 47°58' 40" West a distance of 164 . 96
feet;
THENCE North 34 °24' 29" West a distance of 185 . 81
feet to the South line of the N1/2 of the NW1/4
of said Section 6;
THENCE South 88°47' 41" West along the South line
of the N1/2 of the NW1/4 of said Section 6 a
distance of 261 . 50 feet to the East line of the
Timnath Ranch Sixth Annexation to the Town of
Timnath;
THENCE North 00°30' 59" West along said East line
of Timnath Ranch Sixth Annexation a distance of
325 . 10 feet to the South line of East Harmony
Annexation No. 1 and the POINT OF BEGINNING.
Said parcel contains 68 . 204 acres more or less
(±) .
East Harmony Annexation
Statement of Community Need
East Harmony, LLC is requesting annexation of the East Harmony property to the Town
of Windsor, Colorado. The area of the annexation is 122.58 acres. The property is
located immediately south of Harmony Road (Weld County Road 74), and immediately
east of WCR 13. This annexation, if granted, will meet a community need for quality
housing and neighborhood retail/commercial in a manner compliant with the Town of
Windsor Comprehensive Plan. Currently, a request for change of land use for General
Commercial — Planned Unit Development zoning on the northwest corner of the property
has been submitted and is scheduled for Planning Commission action.
Community Need
The Town has experienced rapid growth during the 1990s and early 2000s as a result of
increased employment opportunities and its reputation for providing a high quality of life.
The East Harmony Annexation provides a needed infill annexation, which begins to link
Windsor's northern boundaries back towards the Town's center through a high quality of
life subdivision.
The Town prepared a Comprehensive Plan to guide future decision making by Town
officials such that sound-planning principles will direct the nature of future growth and
development. Land within the Town limits that can meet future housing demand and
that is consistent and in compliance with the Comprehensive Plan is needed; the degree to
which the proposed East Harmony annexation will do this is presented below.
Project Description
The East Harmony property, owned by East Harmony, LLC, is located at the intersection
of Harmony Road and WCR 13 (County Roads 74 and 13) in Weld County, Colorado
and is north of the Town of Windsor, with easy access to Greeley, Loveland, Fort Collins
and I-25. It is adjacent to the Windsor North annexation (currently being planned and
developed as Shiloh Creek.). The property is located within the Town of Windsor
Growth Management Area and is eligible for annexation based on contiguity. The East
Harmony Annexation will be completed in two parts due to limited contiguity to the
north.
According to the Comprehensive Plan, the property is planned as High Density Estate
Single Family Residential, E-2 zoning. With this proposed annexation, the applicants are
requesting zoning of+/- 10.5 acres as General Commercial-Planned Unit Development
(GC-PUD) on the northwest corner of the property and the balance of the property as E-2
zoning, with residential density established based on E-2 uses. Density in the E-2 district
is one dwelling unit per acre, with bonus densities for open space.
Statement of Need
C:ADocumenos and SeulneslDAVLS\hly DocumeviASmtemeni of SeeyEam Harmony anrca.Aug.]UOi.Joe 8/2?/2OOJ
Page 1
The East Harmony property contains 122.58 acres. Under the master plan prepared for
the property by Jim Sell Design about 33% of the site would be preserved in open space.
The open space would include ponds, green belts, and drainage ways spread throughout
the entire community. The corresponding open space density bonus allows 15 percent
more lots in the E-2 zoning district, for a maximum of 122 units. Under the current E-2
district zoning standards the smallest single-family lot allowed is 7,500 s.f. The master
plan provides a minimum lot size of 16,500 s.f. (1/3 acre) with an average lot size of
25,700 s.f. (Approx. 0.6 acre).
Town of Windsor water is located one mile north of the property, and will be extended to
the project's northern boundary with the proposed North Weld Water District (NWWD)
and Town of Windsor water line extension. At present, the sanitary sewer is
approximately 4 miles from the site. This line will be extended as annexations and
development to the south and east occur.
Water for potable use will need to acquired or cash in lieu provided to the Town. Non-
potable (irrigation) development uses exists with the property.
Consistency with Comprehensive Plan
Housing Goals. The proposed Master Plan promotes housing consistent with that
envisioned in E-2 zoning district uses. Custom homes will ensure housing diversity
along with incorporating the ponds, greenway, and water feature amenities into the
design of blocks, streets, and dwelling units.
Annexation Goals. The proposed annexation will provide a logical infill development to
the Town due to contiguity along its north property line with the Town of Windsor. As
previously mentioned, this serves to begin a connection between Windsor's northern
most boundaries (Shiloh Creek in the Windsor North Annexation) and the Central core of
downtown Windsor. This annexation also serves to become the start of the western
boundary of Windsor along the WCR 13 corridor.
Overall Land Use Goals. The proposed annexation will continue a well-balanced land
use pattern by providing development opportunities that allow for market driven
development of a wide variety of neighborhood retail, commercial and residential land
uses. This will be accomplished through the GC-PUD zoning for neighborhood retail and
commercial uses, residential uses through the E-2 zoning, and open space using ponds
and greenways. The GC-PUD will provide a continuation of neighborhood business
zoning established by the Windsor North annexation and should aid in establishing a
business center environment for the surrounding neighbors that aids in discouraging
commercial "strip" development along key corridors and establishes "gateways" into the
town.
Statement of Need
CL\Documents and SeningADAVESAMy Documen,skSulement of Need_East Harmony annex.Aug.2-005.doe 8/23/2005
Page 2
Residential Land Use Goals. The Master Plan proposes a neighborhood and community
plan that will protect the character and quality of the Windsor residential areas. This
community provides larger lots with significant amounts of open space that is appropriate
for this location.
Community Separator Goals. The western boundary of the proposed annexation is
designated as community separator between the Towns of Timnath and Windsor along
the WCR 13 corridor. The proposed land use from the west (Timnath) is multi-family as
part of the Timnath Ranch subdivision. The intent of the East Harmony project is to
establish enhanced landscaped setbacks and buffering along WCR 13 as well as the
proposed neighborhood commercial development to ensure a definite separation and
change between the two communities. These proposed landscaped, open space corridors
will provide a positive and aesthetic entryway for the Windsor community.
Public Utilities and Drainage Goals. The proposed master plan includes plans for future
potable water, non-potable water for irrigation purposes, and future sanitary sewer.
These future services will extend current Windsor services to the western most boundary
of their Growth Management Area. Detention ponds are proposed for limiting developed
storm water runoff to historic runoff levels. Over-detention is proposed with the master
drainage plan to allow storage of 100-year developed flows with release at 10-year
historic flow rates.
Transportation Goals. Road connections will be coordinated with the Shiloh Creek
subdivision to the north to ensure alignment. The on-site traffic circulation will
accommodate vehicular, pedestrian, and bicycle traffic.
Parks, Trails and Open Space Goals. All open space, trails, ponds, and greenways will
be privately maintained and used by the subdivision. These open spaces will be
developed in a way to provide active and passive recreational opportunities for the
community.
Statement of Need
CADocumen¢and SeninesVDAVFSSNIy Documents\Smtemem of Ne.d Fa&Harmony annex.Aug 2005.doe 8/23/2005
Page 3
AUG-18-2005 THU 09:34 AM WINDSOR SCHOOL DISTRICT FAX NO, 970 686 5280 P. 02
AellimilinimmorEDUCATION FOR LIFE
W NDSOR Jolla Kabala
Superintendent of Schools
August 16,2005
Joseph Plummer
Director of Planning
Town of Windsor
301 Walnut Street
Windsor,Colorado 80550
Re:East Harmony Annexation Master Plan
Dear Mr.Plummer,
I am responding to a meeting with David Shoup of Jim Sell Design with regard to their
request for an impact statement from Weld County School District RE-4 for the East Harmony
Annexation.
In examining their proposal,we have determined the following impacts with regard to
our district:
• A request for cash in lieu of land dedication in the amount of$1,214.57 per single
housing unit. At the planned 122 units,this amount would total$148,177.54.
• Transportation infrastructure that would include at least a minimum of one site
(preferably centrally located within the development)to include an all-weather shelter for
students. This pick-up site,if located on a cul-de-sac,would require a turn-around radius
of at least 80 feet. Pick-up directly on East Harmony or Weld County Rd. 13 would be
unsafe,thus dictating the pick-up sites designation within the planned development.
• As this site would require bussing,potential impact would also come in the form of driver
salaries and benefits as well as other related transportation costs.
Of course,should elements of this proposal change as it is developed,then it is possible
that the impact upon the school district would change as well. We look forward to additional
input as the actual plan is finalized and approved by the Town of Windsor with regard to impact
on Weld County School District RE-4.
Please do not hesitate to contact me should there be a need for further information.
JAW
Superintendent of Schools
Weld County School District RE-4
Cc:David Shoup
WELD COUNTY SCHOOL DISTRICT RE-4
1020 Main Street•P.O.Box 609•Windsor, CO 80550•(970) 686-8000•Fax (970) 686-5280
LARGE MAPS AVAILABLE
FOR
VIEWING
AT THE CLERK TO THE BOARD'S
OFFICE, IN THE PUBLIC REVIEW FILE.
Hello