HomeMy WebLinkAbout20041611.tiff GARY FL WHITE DANA K.NOTTINGHAM
KRISTEN D.BEAR WHITE AND BEAR DAVID L.WALKER
WILLIAM P.ANKELE,JR. DEBORAH A.EARLY
PROFESSIONAL CORPORATION JOSEPH M.SELLARS
KIMBERLY A.CASEY ATTORNEYS AT LAW
ALAN D. POGUE
K.SEAN ALLEN
June 4, 2004
Weld County Clerk and Recorder
1402 N. 17th Avenue
Greeley, CO 80632
Re: Wyndham Hill Metropolitan Districts Nos. 1, 2 and 3
Recordation of Court Orders
Dear Clerk:
Our office serves as general counsel to the above referenced Districts (which were
recently organized pursuant to the Special District Act, Section 32-1-101 et seq., C.R.S.). In
accordance with Section 32-1-306, C.R.S., we are enclosing a copy of the final Consolidated
Service Plan ("Service Plan") for the Districts. The Consolidated Service Plan is not for
recording, but is to be retained by your office as a public record for public inspection.
Also enclosed are copies of the certified copies of each Order and Decree from the Weld
County District Court organizing each of the Districts (together with a description of the area
concerned). Please record all three (3) Orders in accordance with Section 32-1-306 and Section
32-1-105, C.R.S. Enclosed, as payment for the recordation fee is a check in the amount of
$78.00. Once recorded, please return a date/time copy of each recorded Order to my attention in
the enclosed self-addressed and stamped envelope.
As you may be aware, Section 32-1-105, C.R.S. requires you to notify the County
Assessor when a special district has been organized. In addition, the same statute requires you to
file a copy of that notice with the Division of Local Government. Our office will also be
notifying such offices of the recent organization of each District. Please contact our office with
any questions. We appreciate your assistance in these matters.
Sincerely,
WHITE AND BEAR
Professional Corporation
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Enclosures
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1805 SHEA CENTER DRIVE, SUITE 100 • HIGHLANDS RANCH, COLORADO 80129
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CONSOLIDATED SERVICE PLAN
FOR
WYNDHAM HILL METROPOLITAN DISTRICT NOS. 1,2 AND 3
FREDERICK, COLORADO
FEBRUARY 13,2004
Prepared for
Wyndham Hill Metropolitan District Nos. 1, 2 and 3
By
White and Associates Professional Corporation
1805 Shea Center Drive, Suite 100
Highlands Ranch, CO 80129
303-858-1800
TABLE OF CONTENTS
I. INTRODUCTION 1
A. General Overview 1
1. Multiple District Structure 1
2. Benefits of Multiple District Structure 2
3. Configuration of Districts 2
4. Long-Term District Plan 3
5. Existing Services and Districts 3
6. Property Owner Associations 4
B. General Financial Information and Assumptions 5
C. Contents of Service Plan 6
D. Modification of Service Plan 6
II. NEED FOR NEW DISTRICTS AND GENERAL POWERS 6
A. Need for Metropolitan Districts 6
B. General Powers of Districts 7
1. Water 7
2. Streets 7
3. Traffic and Safety Controls 7
4. Parks and Recreation 7
5. Mosquito and Pest Control 8
6. Transportation 8
7. Legal Powers 8
8. Other 8
III. DESCRIPTION OF FACILITIES AND IMPROVEMENTS 9
A. General 9 ,
B. General Design Standards 9
1. Storm Drainage 10
2. Water System 10
2.1 Water Right Purchase 11
3. Street System and Traffic Safety 11
4. Park and Recreation 11
C. Estimated Cost of Facilities and Surety 12
IV. DEVELOPMENT PROJECTIONS 12
V. PROPOSED AND EXISTING AGREEMENTS 12
A. Master Intergovernmental Agreement 12
B. Intergovernmental Agreement with Frederick 13
C. Other Agreements/Authority 13
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VI. OPERATING COSTS 13
VII. FINANCIAL PLAN 14
VIII. OTHER REQUIREMENTS 16
IX. CONCLUSIONS 17
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LIST OF EXHIBITS
EXHIBIT A-Development Plan
EXHIBIT B -Map
EXHIBIT C-Development Projections
EXHIBIT D-Estimated Costs of Improvements
EXHIBIT E -Legal Description
EXHIBIT F-Financing Plan
EXHIBIT G-Frederick Resolution of Approval
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I. INTRODUCTION
A. General Overview
This consolidated service plan ("Service Plan") for Wyndham Hill Metropolitan District
Nos. 1, 2 and 3 (hereinafter collectively known as "Districts") constitutes a combined service plan
for three Title 32 special districts proposed for organization to serve the needs of a new community
to be known as "Wyndham Hill" located in the Town of Frederick ("Frederick"). Wyndham Hill is
generally located west of Interstate 25, south of County Road 16, and north of State Highway 52.
The project is planned for residential and commercial development. Exhibit A contains a general
public improvement Development Plan for the community. Exhibit C contains development
projections.
Considerable public infrastructure will be constructed to provide the required storm
drainage, water, streets,traffic and safety and park and recreation improvements needed for the area.
This Service Plan addresses the public improvements, which may be provided and otherwise
financed by the Districts and demonstrates how the Districts will work together to provide the
necessary public improvements.
1. Multiple District Structure. This Service Plan is submitted in accordance
with Part 2 of the Special District Act (§32-1-201, et seq., C.R.S.). It defines the powers and
authorities of, as well as the limitations and restrictions, on the Districts. This Service Plan further
sets forth the general parameters for the working relationship between Wyndham Hill Metropolitan
District No. 1, Wyndham Hill Metropolitan District No. 2 (residential) and Wyndham Hill
Metropolitan District No. 3 (commercial). Wyndham Hill Metropolitan District No. 1 shall be
referred to as the "Service District," and Wyndham Hill Metropolitan District Nos. 2 and 3 shall be
referred to as the "Financing Districts" or "Financing District." The Service District and the
Financing Districts are collectively referred to as "the Districts."
The Service District will be responsible for managing the construction and operation of
facilities and improvements needed for Wyndham Hill. The Financing Districts will be responsible
for providing the funding and tax base needed to support the Financing Plan for capital
improvements and for operations. The "Financing Plan" discussed throughout this Service Plan
refers to a consolidated financial plan for the Districts which sets forth the manner in which the
public improvements for Wyndham Hill are anticipated to be financed.
Due to the interrelationship between the Districts, various agreements are expected to be
executed clarifying the respective responsibilities and the nature of the functions and services to be
provided by each District. The agreements are intended to help assure the orderly development of
essential services and facilities resulting in a community that is aesthetic and an economic asset to
Frederick.
The establishment of Wyndham Hill Metropolitan District No. 1 as the Service District,
which will initially own and operate the public facilities throughout Wyndham Hill until such
improvements are conveyed to Frederick or other entities as appropriate, and the establishment of
Wyndham Hill Metropolitan District Nos. 2 and 3 as the Financing Districts, which will generate
the tax revenue sufficient to pay the costs of the capital improvements and operations, maintenance
and administrative costs, and which will create several benefits for the inhabitants of the community
and for Frederick. In general, those benefits are: (a) coordinated administration of construction and
operation of public improvements, and delivery of those improvements in a timely manner; and (b)
assurance that improvements required by Frederick are constructed in a timely and cost-effective
manner.
2. Benefits of Multiple District Structure.
a. Coordinated Services. As presently planned, development of
Wyndham Hill will proceed in phases, each of which will require the extension of public services
and facilities. The multiple district structure will assure that the construction and operation of each
phase of public facilities will be administered consistent with a long-term construction and
operations program. Use of the Service District as the entity responsible for construction of each
phase of improvements and for management of operation and administrative needs will facilitate a
well-planned financing effort through all phases of construction, which will assist in assuring
coordinated extension of services.
b. Debt Allocation. Allocation of the responsibility for paying debt for
capital improvements will be managed through development of a unified financing plan for those
improvements and through development of an integrated operating plan for long-term operations and
maintenance for those improvements retained by the Districts. Use of the Service District to manage
these functions will help assure that no area within Wyndham Hill will become obligated for more
than its share of the costs of capital improvements and operations. Neither high nor low-density
areas will bear a disproportionate burden of debt and operating costs.
c. Bond Interest Rates. The use of the Districts to provide for the cost
of infrastructure in Wyndham Hill will allow for the issuance of bonds at competitive interest rates.
The use of a multiple district structure allows the Service District to coordinate with the Financing
Districts the timing and issuance of bonds in such a way as to assure that improvements are
constructed in conformance with the intended phases of development. The combination of
appropriate management and control of the timing of financing, and the ability of the Districts to
obtain attractive interest rates,will benefit residents.
3. Configuration of Districts. The Frederick Development Company, Inc.
(the "Developer"), has contracts to purchase all property within the Wyndham Hill development,
and all owners of such property described in Exhibits B and E consent to having such property
be within the boundaries of the proposed Districts. A map and legal description setting forth the
anticipated boundaries of the Districts is provided in Exhibits B and E respectively.
The improvements which are described in this Service Plan are necessary and applicable
for the entirety of the Wyndham Hill project. Under Colorado law, the fee owner or owners of
one hundred percent of any property proposed for inclusion may petition the board of directors
of a district for exclusion and/or inclusion of property from or into the boundaries of a district.
Additionally, less than one hundred percent of the owners of an area may petition a district for
inclusion, or the board may adopt a resolution calling for an election on inclusion of the property.
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The Districts shall be expressly permitted, without Frederick's consent or modification of the
Service Plan, to approve other inclusions and exclusions for the property described in Exhibits B
and E, which shall be at their discretion on the condition that all property originally in one of the
Districts remains in one of the other Districts. All other inclusions or exclusions must have prior
Frederick consent. Notice of all inclusions or exclusions shall be provided to Frederick pursuant to
the annual reporting requirements set forth in Section VII,herein.
The "service area" (the area legally permitted to be served) for the Service District will
consist of the entire area of the Wyndham Hill community, which is further described as the
property within the Service District and the Financing Districts. The service area may also include
areas beyond the boundaries of the Districts to allow for the completion and connection of certain
public improvements as necesary. The service area for the Financing Districts will be within their
respective physical boundaries, as may be adjusted from time to time consistent with the provisions
contained herein. The Service District will have power to impose taxes only within its legal
boundaries, but will be permitted to impose fees and charges in its service area, as well as on
property and individuals outside of Wyndham Hill based upon services provided to such property
and individuals. The Financing Districts have the power to impose taxes and other charges
permitted by law only within their own service area to fund their individual obligations, as well as
obligations each may have to the Service District. It is anticipated that no residential units will be
located within the Service District. District No. 2 is expected to contain all of the residential
development, and District No. 3 is expected to contain only commercial development.
4. Long-Term District Plan. After all bonds or other debt instruments have
been issued by the Districts and adequate provision has been made for payment of all debt of the
Districts and for operation of all of the Service District facilities not conveyed to Frederick or other
entities, the electorate of the Service District and Financing Districts, respectively, will have the
opportunity to consider either the consolidation of the Service District and the Financing Districts
into a single entity, or the dissolution of the Districts. The Districts will consider consolidation
and/or dissolution at the time at which both the Service District and the Financing Districts' debt has
been paid or adequate provision has been made for the repayment thereof, and for operation of all of
the Service District facilities that have not been conveyed. Ultimately, control of these decisions
will rest with the electorate in each District. Dissolution is discussed further in Section VIII (7)
hereof.
5. Existing Services and Districts. The Left Hand Water District provides the
water service in conjunction with development of such improvements. The St. Vrain Sanitation .
District provides sanitary sewer service, and Frederick provides law enforcement services and other
municipal services, as appropriate. The Frederick/Firestone and Mountain View Fire Protection
Districts provide fire protection services in the area. There are currently no other entities in
existence in the Wyndham Hill area that have the combined ability and desire to undertake the
design, financing and construction of the improvements designated herein which are needed for the
community.
In order to minimize the proliferation of new governmental structures and personnel, the
Service District intends to utilize existing entities as much as possible for operations and
maintenance of public improvements. The Districts are authorized to undertake operation and
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maintenance activities for the applicable warranty period and until acceptance of improvements
to be dedicated and conveyed to the appropriate entities. It is not anticipated that the Districts
will have continuing operations and maintenance responsibilities except as provided herein. As a
general matter, operations and maintenance of park and recreation, storm drainage, street and traffic
safety improvements and associated landscaping will be the responsibility of Frederick after such
completed improvements are conveyed to Frederick, by or on behalf of, and at the direction of, the
Service District.
The Districts anticipate construction of water main improvements as deemed necessary by
the phased demand of the project, including reimbursements to Left Hand Water District for
improvements to existing mainline improvements, the cost of which is contained in the cost
estimates. Operation and maintenance of water improvements will be the responsibility of Left
Hand Water District after such improvements are conveyed thereto and accepted by Left Hand
Water District,by or on behalf of, and at the direction of, the Service District.
The Districts may retain some operational and maintenance responsibilities for certain
facilities, such as a community pool and community club house and associated landscaping, but all
other park and recreation improvements are to be conveyed to Frederick. The timing for
conveyance of improvements to Frederick will be developed by mutual agreement between the
Service District and Frederick as generally described above and in Section V hereof pursuant to an
anticipated intergovernmental agreement between Frederick and the Districts (the "Town IGA").
The timing for conveyance to Left Hand Water District will be as mutually agreed and determined
by the Districts and Left Hand Water District.
To further avoid duplication of services and proliferation of governmental entities,
improvements that are not conveyed to, or accepted by, Frederick will continue to be owned by the
Districts and operations and maintenance of the same may be provided by other entities, such as a
property owners' association or a facilities management company through appropriate agreements
with the Service District. Consequently, the Service District and the Financing Districts will exist
primarily to finance capital improvements and coordinate the provision of services.
Frederick's approval of development and construction plans relative to the public
improvements constructed and otherwise financed by the Districts does not constitute acceptance of
such improvements. All required and intended dedication of public improvements by the Districts
to Frederick, and the acceptance thereof, must be in a separate writing.
6. Property Owner Associations. Certain services may be provided within
Wyndham Hill by one or more property owner associations expected to be organized as Colorado
non-profit, private membership organizations comprised of property owners in Wyndham Hill. The
associations are expected to provide architectural control services, community organizations,
community events and activities, community marketing, security, and other programs that may be
beyond the scope of the Districts.
All improvements, except the community pool/clubhouse and its associated landscaping, are
expected to be transferred to Frederick (or Left Hand Water District for water improvements)
subject to the acceptance thereof and provision of warranties as appropriate. Therefore, the
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Districts do not anticipate owning, operating and maintaining any of the public improvements
other than limited park and recreation improvements discussed herein, and they will have
authority to do so for any such improvements not otherwise dedicated to and accepted by
Frederick or other appropriate entities. The Service District may contract with a homeowners'
association or other entities for the operation and maintenance of the facilities not otherwise
conveyed. It is anticipated that once the District debt has been discharged, such that District
ownership is no longer required of the improvements not otherwise conveyed to and accepted by
other entities, title to such improvements may be transferred to a homeowners' association.
B. General Financial Information and Assumptions
The projected assessed valuations are shown in the Financing Plan attached hereto as
Exhibit F. The anticipated cost of improvements necessary to provide access to and appropriate
services within Wyndham Hill is substantial and is estimated in Exhibit D. The Districts anticipate
obtaining financing for capital improvements initially through Developer advances secured by
promissory notes, then subsequently through the Financing Districts' issuance of limited tax general
obligation bonds or other debt instruments. General obligation debt will be payable from revenues
derived from ad valorem property taxes and from other legally available sources. Financing may
also be obtained through the Service District's issuance of revenue bonds secured by revenues
received from the Financing Districts. The Financing Plan demonstrates one method that might be
used by the Districts to finance the cost of infrastructure as well as operation and administrative
costs. At the time bonds or other debt instruments are proposed to be issued, alternative financing
plans may be employed and utilized by the Districts without further approval from Frederick so
long as said alternative plans are generally consistent with and within the limitations set forth in the
Financing Plan and do not constitute a material modification of this Service Plan.
Due to probable credit enhancements and other support expected from the Developer, the
Financing Plan demonstrates that the cost of infrastructure described herein and the operation and
administrative costs can be provided with reasonable mill levies. The estimated figures contained
herein depicting costs of infrastructure and operations will not constitute legal limits on the financial
powers of the Districts; however,the Districts shall not be permitted to issue bonds which are not in
compliance with the bond registration and issuance requirements of Colorado law.
The financial structure contemplated in the Financing Plan demonstrates that the risks
associated with development of Wyndham Hill will be borne initially by the Developer of the
project and then by bondholders. Due to the nature of liabilities associated with issuance of revenue
bonds and Developer owned debt, the entire risk of development will rest with the Developer until
such time as the Financing Districts reach sufficient assessed valuation to support the debt service
requirements of the bonds issued. Frederick is assured that the risks of development and the
responsibility for repayment of debt issued by the Districts for Wyndham Hill will be borne solely
by the residents and property owners of Wyndham Hill, and will never become the responsibility, in
any degree, of Frederick.
Additionally, Frederick can be assured that there are now legal and financial controls on
special district indebtedness, which operate to limit indebtedness that residents can expect to pay.
Generally, under current state law provisions, a special district cannot sell valid indebtedness
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payable from property tax revenues in excess of fifty percent (50%) of its valuation for assessment
unless a statutory exception applies to such indebtedness. Excepted from this limitation is
indebtedness which is rated or insured, in minimum denominations of five hundred thousand
dollars, issued to financial institutions or institutional investors, payable from a limited debt service
mill levy not to exceed 50 mills, or indebtedness that is secured as to the payment of principal and
interest by a letter of credit, line of credit or other credit enhancement. In addition, state securities
laws do not provide exemption from registration for special district indebtedness not meeting such
minimum requirements.
C. Contents of Service Plan
This Service Plan consists of a financial analysis and preliminary engineering plan showing
how the facilities and services for Wyndham Hill can be provided and financed by the Districts on a
coordinated basis. Numerous items are included in this Service Plan in order to satisfy the
requirements of law for formation of special districts.
The assumptions contained within this Service Plan were derived from a variety of sources.
Information regarding the present status of property within the Districts,as well as the current status
and projected future level of similar services, was obtained from the Developer. Construction cost
estimates were assembled by the Developer, which has experience in the costing and construction of
similar facilities. The attorneys of White and Associates Professional Corporation,which represents
numerous special districts, provided legal advice in the preparation of this Service Plan. The
Developer provided financial recommendations and advice in the preparation of the Service Plan.
D. Modification of Service Plan
This Service Plan has been designed with sufficient flexibility to enable the Districts to
provide required services and facilities for Wyndham Hill under evolving circumstances without the
need for numerous amendments. While the assumptions upon which this Service Plan are generally
based are reflective of current zoning for the property within Wyndham Hill, the cost estimates and
Financing Plan are sufficiently flexible to enable the Districts to provide necessary services and
facilities without the need to amend this Service Plan in the event of zoning changes. Modification
of the general types of services and facilities, and changes in proposed configurations, locations, or
dimensions of various facilities and improvements shall be permitted to accommodate development
needs consistent with then current zoning for the property. The Districts shall be responsible for
all reasonable costs of Frederick's review for a material modification initiated by the Districts,
conditioned upon Frederick providing the Districts with a not-to-exceed estimate prior to each
such review.
II. NEED FOR NEW DISTRICTS AND GENERAL POWERS
A. Need for Metropolitan Districts
Operations and maintenance of water, storm drainage, street and traffic safety and associated
landscaping, and park and recreation improvements will initially be provided by the Districts during
the construction phases, with said operations to be assumed by Frederick or Left Hand Water
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District, as appropriate, upon final acceptance thereof Frederick does not consider it feasible or
practicable to provide Wyndham Hill with the public improvements. Consequently, it is necessary
that the proposed Districts be organized to provide the residents and taxpayers with the necessary
pubic improvements.
B. General Powers of Districts
The Service District will have power and authority to provide the services and facilities
described in this Section both within and outside its boundaries, in accordance with law. The
powers and authorities of the Service District and the Financing Districts will be allocated and
further refined in a Master Intergovernmental Agreement between the Districts (the "Master IGA"),
the general form of which is described in Section V(A), which may be voted upon and approved by
their respective electorates. For purposes of the Special District Control Act, the Master IGA shall
not constitute an amendment of this Service Plan. It will, however, constitute a binding agreement
between the Districts regarding implementation of the powers contained in this Service Plan.
The Districts shall have authority to provide the following services and facilities, all of
which shall be in conformance with Frederick's standards and specifications then in effect:
1. Water. The design, acquisition, installation and construction of a
complete water and irrigation water system, including but not limited to transmission and
distribution systems for domestic and other public purposes, together with all necessary and
proper facilities, equipment and appurtenances incident thereto which may include, but shall not
be limited to, transmission lines, distribution mains and laterals, land and easements, together
with extensions of and improvements to said systems.
2. Streets. The design, acquisition, installation, construction, operation, and
maintenance of arterial street and roadway improvements, including but not limited to curbs,
gutters, culverts, storm sewers and other drainage facilities, detention ponds, retaining walls and
appurtenances, as well as sidewalks, bridges, parking facilities, paving, lighting, grading,
landscaping,undergrounding of public utilities, snow removal equipment,or tunnels and other street
improvements, together with all necessary, incidental, and appurtenant facilities, land and
easements,together with extensions of and improvements to said facilities.
3. Traffic and Safety Controls. The design, acquisition, installation,
construction, operation, and maintenance of traffic and safety protection facilities and services
through traffic and safety controls and devices on arterial streets and highways, as well as other
facilities and improvements including but not limited to, signalization at intersections, traffic signs,
area identification signs, directional assistance, and driver information signs, together with all
necessary, incidental, and appurtenant facilities, land easements, and together with extensions of and
improvements to said facilities.
4. Parks and Recreation. The design, acquisition, installation, construction,
operation and maintenance of public park and recreation facilities or programs including, but not
limited to, grading, soil preparation, sprinkler systems, playgrounds, playfields, community
swimming pool and clubhouse, bike and hiking trails, pedestrian trails, pedestrian bridges, picnic
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areas, common area landscaping and weed control, outdoor lighting of all types, community events,
and other facilities, together with all necessary, incidental and appurtenant facilities, land and
easements, and all necessary extensions of and improvements to said facilities or systems.
5. Mosquito and Pest Control. The design, acquisition, installation,
construction, operation, and maintenance of systems and methods for the elimination and control of
mosquitoes, rodents and other pests.
6. Transportation. The design, acquisition, installation, construction, operation
and maintenance of public transportation system improvements, including transportation
equipment, park and ride facilities and parking lots, parking structures, roofs, covers, and
facilities, including structures for repair, operations and maintenance of such facilities, together
with all necessary, incidental and appurtenant facilities, land and easements, and all necessary
extensions of and improvements to said facilities or systems.
7. Legal Powers. The powers of the Districts will be exercised by the Boards
of Directors to provide the services contemplated in this Service Plan. The foregoing improvements
and services, along with all other activities permitted by law, will be undertaken in accordance with,
and pursuant to, the procedures and conditions contained in the Special District Act, other
applicable statutes, and this Service Plan, as any or all of the same may be amended from time to
time.
8. Other. In addition to the powers enumerated above, the Boards of Directors
of the Districts shall also have the following authority:
a. To amend this Service Plan as needed, subject to the appropriate
statutory-procedures and as permitted under the Town IGA, by written notice to Frederick pursuant
to § 32-1-207, C.R.S., of actions which the Districts believe are permitted by this Service Plan, but
which may be unclear. Each District shall have the right to amend this Service Plan independent of ,
participation of the other Districts; provided, however, that no District shall be permitted to amend
those portions of this Service Plan which affect, impair, or impinge upon the rights or powers of the
other District without such District's consent; and
b. Subject to the Town IGA, to forego, reschedule, or restructure the
financing and construction of certain improvements and facilities, in order to better accommodate
the pace of growth, resource availability, and potential inclusions of property within the Districts, or
if the development of the improvements and facilities would best be performed by another entity;
and
c. To provide all such additional services and exercise all such powers
as are expressly or impliedly granted by Colorado law, and which the Districts are required to
provide or exercise or, in its discretion, chooses to provide or exercise; and
d. To exercise all necessary and implied powers under Title 32, C.R.S.
in the reasonable discretion of the Boards of Directors, except as limited by this Service Plan.
8
e. Due to St. Vrain Sanitation District's current position of withholding
consent to allow overlapping special districts to exercise sanitation powers, there will be no funding
of sanitation improvements or the exercise of sanitation powers by the Districts, except as provided
for and contemplated herein. In the event St. Vrain Sanitation District gives written consent for the
Districts' funding and/or exercise of sanitation powers granted by Title 32, Colorado Revised
Statute, the Districts shall have the abilityto exercise such power including the ability to finance,
design, acquire, install, and construct sanitary sewer lines and all necessary or proper equipment and
appurtenances incident thereto, together with all necessary, incidental and appurtenant facilities,
land and easements, and all necessary extensions of and improvements to said facility or system
without any Service Plan amendment, except for any corresponding and necessary debt limit and/or
mill levy cap increase that may become necessary to accommodate the financing of such
improvements. The Districts shall not fund or exercise sanitation powers without St. Vrain's
consent. Evidence of St. Vrain's consent, if any, shall be provided to Frederick.
III. DESCRIPTION OF FACILITIES AND IMPROVEMENTS
The Districts will be permitted to exercise their statutory powers and authority set forth
herein to finance, construct, acquire, operate and maintain, as appropriate, the public facilities and
improvements described in Section II of this Service Plan, either directly or by contract. Where
appropriate, the Districts will contract with various public and/or private entities to undertake such
functions, including but not limited to a Master IGA and Town IGA, both as further described in
Section V.
Detailed information for each type of improvement needed for Wyndham Hill is set forth in
the following pages. It is important to note that the information contained in this Section is
conceptual and preliminary in nature only, and that reasonable modifications to the type,
configuration, and location of improvements may be necessary as development proceeds. All
facilities will be designed in such a way as to assure that the facility and service standards will be
compatible with those of Frederick and of other service providers, as appropriate.
The following sections contain general descriptions of the contemplated facilities and
improvements, which are expected to be funded by the Financial District and constructed by the
Service District.
A. General
Construction of all planned facilities and improvements will be scheduled to allow for
proper sizing and phasing to keep pace with the need for service. All descriptions of the specific
facilities and improvements to be constructed, and their related costs, are estimates only and are
subject to modification as engineering, development plans, economics, Frederick's requirements,
and construction scheduling may require.
B. General Design Standards
Improvements within the Districts will be designed and installed by the Service District in
conformance with the then current standards adopted by the Service District and Frederick. Designs
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and contract documents prepared for improvements must be reviewed and approved by the Service
District and must be in accordance with Frederick's applicable standards and specifications.
1. Storm Drainage.
a. Generally. The Service District plans to install the necessary storm drainage
system to serve Wyndham Hill. The proposed elements of the storm drainage system will provide a
network of culverts and curbs and gutters designed and installed in accordance with applicable
regulatory standards and sound engineering judgment. The Service District will design and install
all storm drainage improvements, except for specific improvements within individual development
parcels that will be designed and installed by individual developers.
All major storm drainage facilities will be designed to conform to the standards and
recommendations for drainage improvements pursuant to Frederick design criteria, including the
intent of the current Urban Drainage and Flood Control District Master Plan requirements and the
Rules and Regulations of the Districts. The development plan for the proposed storm drainage
system within the project is more specifically described in Exhibit A.
b. Outfall and Ditch Improvements. The Districts will construct drainage
improvements to detain developed drainage and convey historic drainage as needed. The Districts
will construct trail and ditch improvements as needed.
An overall drainage plan will be developed that will identify the major facilities
necessary to convey the storm runoff from Wyndham Hill. This plan will include all
infrastructure required to convey the flows generated within Wyndham Hill. This plan must
maintain the flexibility to modify the major drainage facilities as more detailed information is
generated during the design of the individual phases. The overall drainage plan will include the
utilization of storm sewers, drainage channels, streets, gutters, and culverts.
2. Water System. The water system will consist of a water distribution
system consisting of buried water mains, fire hydrants, and related appurtenances located
predominately within the Districts' boundaries. The proposed domestic potable water
distribution system is expected to include pressurized water mains with multiple pressure zones.
Water system components will be installed in accordance with the applicable standards of all
entities with jurisdiction over the Districts, including Frederick. The Drinking Water Design
Criteria of the Colorado Department of Health will also be followed where applicable. The
water system will be designed based on Frederick fire protection requirements. The individual
water system components will be sized based upon the projected potable, irrigation and fire flow
requirements of Wyndham Hill. The phased demand includes repayments for existing mainline
improvements to the Left Hand Water District.
The water distribution system will be dedicated to Left Hand Water District and
Frederick as appropriate. The system is expected to include main distribution and transmission
lines and related appurtenances. The mains will provide for normal and peak water demands of
10
the project as well as the delivery of fire protection water. The development plan for the
proposed water system is described in Exhibit A.
2.1 Water Right Purchase. The Districts anticipate a need to purchase raw water
rights from providers for their common area and open space and park and recreation improvement
water and irrigation needs. In the event this purchase is made, the Districts shall be authorized to
incur debt and impose a reasonable mill levy for such water right acquisition,which shall be subject
to the mill levy cap and debt limit discussed below.
3. Street System and Traffic Safety.
a. General. The Service District proposes to construct an arterial street system
to serve all of Wyndham Hill. The existing and proposed elements of the street system will provide
a network of major arterial streets to serve the flow of traffic within and surrounding the Districts.
All facilities will be designed and installed in accordance with applicable regulatory standards and
sound engineering judgment. The development plan for the proposed street system is more
specifically described in Exhibit A.
b. Streets. Public streets will be designed and installed to conform to the
standards and recommendations of the American Association of State Highway and Transportation
Officials, the Colorado Department of Highways (where applicable), Frederick's standards and
specifications and the Rules and Regulations adopted by the Districts.
Traffic controls and signage will be provided along streets to enhance the flow of
traffic within Wyndham Hill. Streetlights will be installed by the Service District along collector
roadways. Lighting of local roadways will be the responsibility of the individual developers of the
residential parcels.
c. Landscaping. Landscaping may be installed by the Service District along the
roadway rights-of-way and trail easements. The Service District also intends to install landscaped
highlights along the intemal streets and entry features at major entrances.
d. Signals and Signage. Signals and signage will be installed by the Service
District as required by traffic studies, the Service District's Rules and Regulations, and by Frederick.
The Districts anticipate contributing a proportional share of the cost of signals based on the impact
created by the development within the Districts and the surrounding property, as reasonably
determined by Frederick.
4. Park and Recreation. All park and recreational facilities and/or services
will be constructed in accordance with plans and specifications approved by Frederick as set forth in
Exhibit A. All park and recreational facilities will be constructed in accordance with engineering
and design requirements appropriate for the surrounding terrain, and shall be constructed in
accordance with Frederick's standards or the standards of other local public entities, as appropriate.
Pursuant to the Annexation Agreement, the Districts will contribute $750,000 for Frederick
improvements to the regional park. The Districts will construct the required parks and trails to
11
serve Wyndham Hill, including landscaping and re-vegetation of common open spaces as may be
required. The Districts will construct a pool to serve the residential community within Wyndham
Hill.
C. Estimated Cost of Facilities and Surety
The estimated construction cost of the facilities to be constructed, installed and/or acquired
by the Districts is shown in Exhibit D, and is exclusive of all costs of issuance, including but not
limited to such issuance expenses and costs such as debt service reserves, capitalized interest,
underwriter's discount and legal fees, organizational costs, inflation, but inclusive of contingencies
and construction management.
Any surety required of the Districts by Frederick for completion of the public improvements
that are funded by the Districts shall be set at an acceptable level, taking into account the quasi-
municipal and publicly-accessible nature of the improvements constructed by a Title 32
metropolitan district. The District surety shall also be mutually exclusive and separate from any lot
development or other type of security Frederick may require from the Developer or other private
entities. The amounts and timing of the District surety, if any, shall be based on final plat approval,
and shall be due for only the District funded improvements contemplated. Furthermore, the
Districts surety shall be posted only on an incremental and phase-by-phase basis of the Districts'
construction. The Districts' surety requirements will be in addition to the estimated costs of the
public improvements as set forth herein, and shall not count against the Debt Limit as set forth in
Section VII.
IV. DEVELOPMENT PROJECTIONS
Land use within the project will be primarily residential and some commercial. See Exhibit
C, "Development Projections" for proposed land classifications and densities.
V. PROPOSED AND EXISTING AGREEMENTS
A. Master Intergovernmental Agreement
As noted in this Service Plan, the relationship between the Service District and the
Financing District, including the means for approving, financing, constructing, and operating the
public services and improvements needed to serve Wyndham Hill will be established by means of a
Master IGA to be executed by the Districts after organization. The obligation of the Districts set
forth in the Master IGA shall not count against any bonded debt limit or restriction of the Districts.
The Master IGA will establish extensive procedures and standards for the payment of the
capital costs of the improvements, the payment of operation and maintenance expenses by the
Districts, the payment of the administrative expenses of the Districts by the Financing Districts and
the construction, acquisition, operation and maintenance of the improvements and the
administration of the affairs of the Districts by the Service District. The Districts shall not incur any
12
debt, or impose any taxes or fees until the Master IGA is submitted to Frederick for its review and
approval to determine whether or not it constitutes a material modification of this Service Plan.
Frederick's approval thereof shall not be unreasonably withheld.
B. Intergovernmental Agreement with Frederick
Subsequent to their organization, the Districts may enter into an IGA with Frederick (the
"Town IGA")which may generally provide that: (1)other than as set forth in this Service Plan, they
shall take all action necessary to dissolve pursuant to Title 32, Article 1,part 7, C.R.S., as amended
from time to time, as provided for under Colorado law if and in the event they do not need to remain
in existence to operate and maintain facilities contemplated under this Service Plan; (2) the Districts
shall not publish, without written consent of Frederick, a notice under 32-1-207(3), C.R.S. of their
intent to undertake construction of any facility, the issuance of bonds or other financial obligation,
the levy of taxes, the imposition of rates, fees, tolls and charges, or any other proposed activity of
the Districts which requires that any action to enjoin such activity as a material departure from the
Service Plan be brought within forty-five (45) days of such notice; (3) that as a consequence of the
organization, the Districts shall specifically assume certain development obligations of the
Developer as set forth in the annexation agreement; (4) the provisions of the annexation agreement
and memorandum of agreement for public improvements in Wyndham Hill shall prevail over
inconsistent provisions in the Service Plan; (5) the Districts are subject to Frederick's zoning,
subdivision and building codes; and, (6) other provisions as mutually agreed by the parties. The
Districts shall not incur any debt, or impose any taxes or fees until the Town IGA is submitted to
Frederick for its review and approval,which shall not be unreasonably withheld.
C. Other Agreements/Authority
To the extent practicable,the Districts may enter into additional intergovernmental and other
private agreements to better ensure long-term provision of the improvements and services and
effective management. Agreements may also be executed with property owner associations and
other service providers. All such agreements are authorized to be provided by each, pursuant to
Colorado Constitution, Article XIV, Section 18 (2)(a) and Sections 29-1-201, et seq., Colorado
Revised Statues.
Upon formation, the Districts may enter into Frederick's standard memorandum of
agreement for public improvement for the public improvements that the Districts are able to finance
and otherwise provide. The Developer is expected to also enter into such agreement with Frederick
for other improvements that the Districts will not be undertaking.
VI. OPERATING COSTS
Estimated costs for operating functions are presented in the Financing Plan as Exhibit F and
are initially forecasted at approximately$36,000 per year, increasing 4%per year over the life of the
forecast.
13
VII. FINANCIAL PLAN
Attached to this Service Plan as Exhibit F is a Financing Plan that shows how the proposed
services and facilities may be financed and operated by the Districts. The Financing Plan
demonstrates one method that might be used by the Districts; however, alternative financing plans
may be employed and utilized by the Districts without additional approval, so long as such plans are
within the parameters and limits contained herein and do not constitute a material modification. The
Financing Plan includes the proposed operating revenue derived from ad valorem property taxes for
each applicable year, including the first budget year, to be used by the Service District. The Master
IGA is expected to provide that the obligation of the Financing Districts to pay the Service District
for capital and general operating expenses of the Districts shall constitute "contractual debt" of the
Financing Districts, but shall not count against the Districts' debt limitation as discussed herein.
Accordingly, mill levies certified to make necessary payments to the Service District may be
characterized as debt service mill levies notwithstanding that they are also imposed to pay
contractual obligations for operations and maintenance services provided by the Service District.
Initially, the Service District anticipates borrowing its initial operating and capital project funds
from advances made by the Developer or other private entities or by issuing revenue bonds until
such time as the Financing Districts are able to generate sufficient revenues from ad valorem taxes
or from other legally permissible revenue sources. At such time, the Financing District(s) is
expected to issue limited tax general obligation debt supported by ad valorem taxes. Proceeds from
such bonds are anticipated to be used for, but are not limited to, paying back all funds borrowed by
the Service District, including any promissory notes and revenue bonds, to finance the acquisition,
construction and completion of improvements and to finance all of the costs of issuance of the
bonds.
The Financing Plan identifies the proposed debt issuance schedules and shows the manner
in which the financial operations of the Districts will be coordinated. District No. 1 does not intend
to impose a mill levy. The Districts are each permitted to impose a mill levy not to exceed forty
(40) mills for debt service requirements, and an aggregate of fifty (50) mills for combined debt ,
service and operational and maintenance requirements of the Districts (collectively referred to as the
"Mill Levy Cap"). The Mill Levy Cap shall be subject to automatic adjustment if, after the
original date of approval of this Service Plan, the laws of the State change with respect to the
assessment of property for taxation purposes, the ratio for determining assessed valuation
changes, or other similar changes occur. In these events, the Mill Levy Cap shall be
automatically adjusted so that the tax liability of individual property owners neither increases nor
decreases as a result of any such changes, thereby maintaining a constant level of tax receipts
and overall tax payments from property owners. The Districts may eliminate the Mill Levy Cap
with Frederick's consent.
Upon approval of this Service Plan, the Districts will continue to develop and refine cost
estimates contained herein and prepare for bond issuances. All cost estimates will be inflated to
current dollars at the time of bond issuance and construction. Engineering and other
contingencies, as well as capitalized interest and other costs of financing, may be added. All
construction cost estimates assume construction to applicable local, state or federal requirements.
14
The initial estimated construction costs of improvements are $20,645,000 (in 2003
dollars) as set forth in Exhibit D, exclusive of organizational costs, interest on amounts borrowed
from the Developer and other similar costs, as well as costs of bond issuance (which shall
expressly include, but not be limited to debt service reserves, capitalized interest, underwriter's
discount and legal fees). Organizational costs are estimated to be approximately $80,000 and will
be reimbursed to the Developer by the Districts out of their initial revenue sources, including bond
issue proceeds. The combined new money revenue and general obligation debt limit ("Debt
Limit") for the Districts will be $28,000,000, exclusive of surety requirements, but inclusive of
organizational costs, and costs of issuance, including debt service reserves, capitalized interest,
underwriter's discount and bond issuance legal fees. To the extent the Districts have additional debt
capacity, it may seek to amend this Service Plan to increase the Debt Limit and/or Mill Levy Cap.
Obligations of the Districts in the Master IGA discussed herein will not count against the debt
limitation. If the Financing Plan assumptions are more conservative than what actually develops,
the Districts, upon Frederick's approval, shall have the ability to utilize excess debt capacity, which
may develop within the Districts. The Districts shall also be permitted to seek debt authorization
from their electorates in excess of the Debt Limit to account for contingencies. Reasonable
modifications of public facilities and cost estimates shall be permitted. Final determination of
the amount of debt for which approval will be sought from each District's electorate from time to
time will be made by the Board of Directors of each District, based on then current estimates of
construction costs, issuance costs, and contingencies. Authorization to issue bonds and enter into
various agreements described herein will be sought from each District's electorate pursuant to the
terms of the Special District Act, and the Colorado Constitution, as amended from time to time.
In addition to ad valorem property taxes, and in order to offset the expenses of the
anticipated construction and the Service District operations and maintenance costs,the Districts may
also rely upon various other revenue sources authorized by law. These will include the power to
assess fees, rates, tolls,penalties,or charges as provided in § 32-1-1001(1), C.R.S., as amended. The
Financing Plan assumes various sources of revenue, including ad valorem property taxes and
specific ownership taxes, together with interest earnings on retained amounts. Additionally, the
Districts may receive certain revenues from reimbursement payments for the construction of public
facilities as more fully described within the Financing Plan.
The operations of the Service District may, under certain circumstances, qualify as
"enterprises" under the TABOR Amendment. If its operations do not qualify as enterprises under
TABOR, revenues from all sources that exceed the permitted level of expenditures in a given year
will be refunded to taxpayers, unless a vote approving the retention of such revenues is obtained.
To the extent annual Districts' revenues exceed expenditures in this manner, the Districts will
comply with the provisions of TABOR and either refund the excess or obtain voter approval to
retain such amounts.
The maximum voted interest rate for bonds is 11%. The proposed maximum underwriting
discount will be 5%. The maximum term of bonds issued by the Districts shall be forty(40) years,
and it shall be a condition that any amount of outstanding principal and/or accrued interest that
remains unpaid upon final maturity of the bonds shall be deemed to be forever discharged and
satisfied in full. Interest on all bonds and other debt instruments of the Districts, inclusive of
reimbursement obligations to the Developer, shall be restricted to simple interest and will not
15
compound. Acceleration of debt service shall be prohibited upon all bonds and other debt
instruments of the Districts, inclusive of reimbursement obligations to the Developer.
In the discretion of the Boards of Directors, the Districts may set up other qualifying entities
to manage, fund, construct and operate facilities, services, and programs. To the extent allowed by
law, any entity created by the Districts will remain under the control of their Boards of Directors.
The Financing Plans demonstrate that the Districts will have the financial capability to
discharge the proposed indebtedness with reasonable mill levies assuming reasonable increases in
assessed valuation and assuming the rate of build-out estimated in the Financing Plan.
VIII. OTHER REQUIREMENTS
The Districts shall be subject to the following additional requirements:
1. The Districts shall be responsible for submitting an annual report to Frederick no
later than March 1 for the prior year. The annual report shall include information as to any of the
following events that occurred during the preceding calendar year as of December 315t:
a. Boundary changes made or proposed.
b. Intergovernmental Agreements with other governmental entities entered into
or proposed.
c. Changes or proposed changes in the Districts'policies.
d. Changes or proposed changes in the Districts' operations.
e. Any changes in the financial status of the Districts, including revenue
projections or operating costs.
f. A summary of any litigation which involves the Districts.
g. Proposed plans for the year immediately following the year summarized in the
annual report.
h. Status of Districts'Public Improvement Construction Schedule.
i. A list of all facilities and improvements constructed by the Districts that have
been dedicated to and accepted by Frederick.
j. Summary of current assessed valuation in the Districts.
2. Material modifications of this Service Plan, except as contemplated herein, shall be
subject to approval by Frederick in accordance with the provisions of§ 32-1-207, C.R.S. and the
Town IGA.
3. Written notice of all regular and special meetings of the Districts will be delivered
to the office of the City Clerk. Notices shall be delivered at least three days prior to such
meeting.
4. The Districts shall be prohibited from claiming entitlement to funds from the
Conservation Trust Fund. The Districts shall not apply for any grants from Greater Outdoors
Colorado.
16
5. The Districts agree that they shall not be authorized or undertake any eminent
domain actions pursuant to section 32-1-1004 (4), C.R.S. without prior approval from Frederick.
6. The petitioners for organization of the Districts will make a good faith effort to
assure that the developers of the property located within the Districts provide adequate written
notice to purchasers of land in the Districts regarding the existence of taxes, charges, or
assessments which may be imposed in connection with the Districts by providing a written
disclosure of the same. It is anticipated that the petitioners will require that all builders
purchasing property within the Districts from the petitioners will provide such disclosure to
homebuyers at the time of contracting. The disclosure shall include, but not be limited to, the
following matters: (1) the Districts' authorized debt; (2) facilities and services to be operated and
maintained by the Districts or via contract with the HOA; (3) maximum mill levy and the
procedure for any adjustment thereto; (4) any applicable fees and a statement that such fees are
separate from any applicable HOA fees. Immediately following organization, the Districts shall
record the disclosure in the real property records of the County of Weld, State of Colorado.
7. When all of the financial obligations issued by the Districts have been repaid (or
when adequate provisions for payment thereof has been), and no further operational
requirements for Districts' improvements exist on the part of the Districts, the Districts will
notify Frederick and Left Hand Water District within sixty (60) days thereof requesting a
meeting to discuss the steps necessary under then applicable law to dissolve the Districts if such
dissolution proceeding is mutually determined to be in the best interest of the Districts.
IX. CONCLUSIONS
It is submitted that this Service Plan as required by § 32-1-203(2), C.R.S., has established
that:
(a) There is sufficient existing and projected need for organized service in the
area to be served by the Districts;
(b) The existing service in the area to be served by the Districts is inadequate for
present and projected needs;
(c) The Districts are capable of providing economical and sufficient service to
the area within its boundaries;
(d) The area included in the Districts will have the financial ability to discharge
the proposed indebtedness on a reasonable basis.
17
Therefore, it is requested that the Town Council of Frederick, Colorado, adopt a resolution
that approves this "Consolidated Service Plan for Wyndham Hill Metropolitan District Nos. 1, 2 and
3," as submitted, which shall be attached hereto as Exhibit G.
Respectfull
By:
WHITE SOCIATES PROFESSIONAL
CORPO ON
K. Sean Allen, Esq.
Counsel to Petitioners of the Districts
W YNDHAMHILuSPLANVCSA 1015021300
0727.0003
18
EXHIBIT A
Development Plan
12/4/03
Wyndham Hill
Metropolitan District's 1, 2 and 3
Proposed Facilities/Improvements Narrative
A. Parks and Recreation
1. Community Park — The District will contribute up to $750,000 for Town
improvements to the Regional Park
2. Parks— The District will construct the required parks to serve the project.
3. Trails — The District will construct the trails to serve the project, including
the landscaping and re-vegetation of common open spaces as required.
4. Recreational Amenity/ Pool — The District will construct a pool to serve
the residential community.
5. Re-vegetation of Open Spaces — The District will re-vegetate the native
open space buffers and trail corridors.
6. Raw Water Supply — The District will purchase the required raw water for
the parks and open spaces for which the District is required to improve.
This does not include the Community Park.
B. Streets and Traffic Safety
1. Weld County Road 7 — The District will add an additional travel lane and
shoulder improvements to WCR 7 adjacent to the project boundaries.
2. Weld County Road 16 - The District will construct 1/2 of WCR 16 adjacent
to the property.
3. State Hwy 52 — The District will construct acceleration/ deceleration lanes
and shoulder improvements to Hwy 52 adjacent to the project boundaries.
4. Weld County Road 7 1/2 - The District will construct a 2 lane roadway at
WCR 7 '/2 as access into the commercial zoned properties immediately
adjacent to Hwy 52.
5. Traffic Signalization — The District will contribute a proportional share of
the cost of a signal based on the District boundary as it relates to the
ownership of the four corners of the intersection.
6. Entry Features — As part of the landscaping improvements to the roadways
the District will construct entry monuments.
12/4/03
C. Storm Drainage
1. Frederick Outfall Systems Improvements — The District is responsible for
constructing drainage improvements on the Property that detain developed
drainage and convey historic drainage per Town of Frederick construction
standards.
2. Ditch Improvements — The District will construct trail and ditch
improvements including piping of any ditches.
D. Water System
1. Water Main Extensions — The District will construct offsite and onsite
water main improvements as deemed necessary by the phased demand of
the project, including repayments for existing mainline improvements to
the Left Hand Water District.
EXHIBIT B
Map
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EXHIBIT C
Development Projections
WYNDHAM HILL METROPOLITAN DISTRICT - , ,
DEVELOPMENT PLAN
HOME VALUE
ti, ':,IPRODUCTL",e,ik-„,V.UNIT,; tt:PER HMI`,,. ;?-TOTAL I=-2005, I ,2006 K,,T r2,00y :,;I ,;-,;4200.6-':f I,^> 2009„,,,I .,,201,0,.,1 _201J- =;1,4..2012 . I„.t,'2 1.3 LI?t 2014 ..1
1+acre residential EACH $ 750,000 61 3 - 16 13 - 12 17
5,500 s.f. residential EACH $ 280,000 639 189 150 150 150 - -
7,000 s.f. residential EACH $ 320,000 163 41 - 40 46 36 -
8,000 s.F.residential EACH $ 350,000 89 18 - 25 24 8 14
12,000 s.f. residential EACH $ 400,000 32 - - - - 11 17 4
Multifamily EACH $ 225,000 400 - - 150 250 - -
Commercial S.F. -$ 75 955,532 - - - 188,179 - 110,991 236,923 236,923 182,516
•
EXHIBIT D
Estimated Costs of Improvements
WYNDHAM HILL METROPOLITAN DISTRICT
ESTIMATED COSTS OF IMPROVEMENTS
CURRENT
BUDGET
Water:
Internal 12" line west of WCR 7 $ 482,383
Internal 12" line east of WCR 7 723,575
Left Hand W.D. repayment 4,250,000
• Drainage:
Pipe irrigation 548,163
Detention ponds w/ outlets 652,575
Offsite releases 182,721
Transportation:
WCR 7 - 1/2 adj to property 2,584,197
WCR 16 - 1/2 adj to property 1,205,959 .
HWY 52 - 1/2 adj to property 1,696,695
WCR 7 1/2 to commercial 593,843
• Signalization - 1/2 cost 293,659
Parks & recreation:
Regional park 750,000
Community amentiy west 1,500,000
Trail system 826,943
Pocket parks 1,566,180
Neighborhood parks 522,060
Revegetation of open space 454,819
Raw water acquisition for common areas 1,811,229
$ 20,645,000
EXHIBIT E
Legal Descriptions
OCT-08-2003 WED 10: 53 AM HURST AND ASSOCIATES $3034478815 P. 002/008
wyndham hi11
EXHIBIT •
QISTRICT 1-
A CIRCULAR PARCEL OF LAND WITH A RADIUS OF 150.00 FEET LOCATED IN THE NORTHEAST QUARTER OF
SECTION 33, TOWNSHIP 2 NORTH, RANGE 68 WEST OF THE THE 6TH P.M„ WELD COUNTY. COLORADO, WHICH
RADIUS POINT LIES 545'34'33"E, 968.86 FEET FROM NE NORTH WEST CORNER OF THE SAID NORTHEAST
QUARTER OF SECTION 33. CONTAINING 1.62 ACRES.
BASIS OF BEARINGS: THE NORTH UNE OF THE NORTHEAST QUARTER OF SECTION 33 (N89'08'36"E, 2,541,99')
nISTRICT 2•
A PARCEL OF LAND LOCATED IN THE EAST HALF OF SECTION 33, THE NORTHEAST QUARTER AND SOUTH HALF
OF SECTION 33, ALL IN TOWNSHIP 2 NORTH, RANGE 68 WEST OF THE 6TH P,M., WELD COUNTY, COLORADO
AND DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 33;
THENCE NO0'02'52"W, 30,00 FEET ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SECTION 33 TO THE
POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID LINE NO0'02'52"W 2,648.47 FEET;
THENCE NOO'02'38"W, 2,594.11 FEET ALONG THE WEST LINE OF THE NORTHEAST QUARTER:
THENCE N89'08'30"E. 2,491.97 FEET ALONG A LINE PARALLEL WITH AND 30.00 FEET SOUTH OF NE NORTH
UNE OF NE NORTHEAST QUARTER;
THENCE 500'02'01"E, 125.01 FEET;
THENCE N89'OB'30"E, 120.01 FEET;
THENCE 500'02'01"E, 304.55 FEET ALONG A UNE PARALLEL WITH AND 30.00 FEET WEST OF NE EAST UNE OF
THE NORTHEAST QUARTER;
THENCE S89'57'59"W, 150.00 FEET ALONG THE NORTH BOUNDARY OF A PARCEL RECORDED 04/24/1926 AT
BOOK 788, PAGE 400;
• THENCE S00'02'01"E, 150,00 FEET;
THENCE N89'57'59"E. 150.00 FEET ALONG THE SOUTH BOUNDARY OF A PARCEL RECORDED 04/12/1945 AT
BOOK 1153, PAGE 15;
THENCE 500'02'01"E, 353.51 FEET;
THENCE ALONG THE BOUNDARY OF A PARCEL RECORDED 01/29/1993 AT RECEPTION NO. 2319926 THE
FOLLOWING THREE COURSES:
1) 569'57'59"W, 263.30 FEET;
2) SO0'02'01"E. 56.21 FEET;
3) N89'57'59"E, 3.30 FEET;
THENCE ALONG THE BOUNDARY OF A PARCEL OWNED BY NICK HARKALES IN THE YEAR 1948 THE FOLLOWING
TWO COURSES:
1) 500'02'01"E, 110.00 FEET;
2) N59'57'59'1E, 10.00 FEET;
THENCE ALONG THE BOUNDARY OF A PARCEL RECORDED AT RECEPTION NO, 2288334 THE FOLLOWING TWO
COURSES:
1) SO0'02'01"E, 120.00 FEET;
2) N89'57'59"E, 250.00 FEET;
THENCE S00'02'01"E, 449.60 FEET;
THENCE ALONG THE BOUNDARY OF A PARCEL RECORDED 05/13/1998 AT RECEPTION NO. 2612563 THE
FOLLOWING THREE COURSES:
I) 569'57'59"W, 363.76 FEET;
2) 500'02'01"E, 240.00 FEET;
3) N89'57'59"E, 363.76 FEET;
THENCE 500'02'01"E, 722.66 FEET; •
(CONTINUED)
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OCT-08-2003 WED 10: 53 AM HURST AND ASSOCIATES 13034478815 P. 003/008
WYNDHAM HILL
EXHIBIT
(DISTRICT 2 CONTINUED)
THENCE N89'57'46"E, 30.00 FEET ALONG THE EAST-WEST CENTERLINE OF SECTION 33 TO THE EAST QUARTER
CORN ER OF SECTION 33;
THENCE N89'38'49"E, 2,656.41 FEET ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SECTION 34 TO
THE CENTER QUARTER CORNER OF SECTION 34;
THENCE NO0-10'33"W, 2,629.48 FEET ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF SECTION .34;
THENCE N89'38'41"E, 1,027.33 FEET ALONG A LINE PARALLEL WITH AND 30.00 FEET SOUTH OF THE NORTH
LINE OF THE NORTHEAST QUARTER OF SECTION 34;
THENCE 500'27'33"E, 1,418.85 FEET;
THENCE N89'43'27"E, 1,133,21 FEET;
THENCE ALONG THE WEST RIGHT OF WAY LINE OF THE LOWER BOULDER IRRIGATION DITCH THE FOLLOWING
THREE COURSES:
1).500'14'51"E, 111.27 FEET;
2)• 119.97 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, SAID ARC SUBTENDED BY A RADIUS OF
• 101,51 FEET, A CENTRAL ANGLE OF 67'39'01" AND A CHORD BEARING 534'04'22"E, 113.12 FEET;
3) 567'53'52"E, 66.57 FEET;
THENCE S00'14'51"E, 978,34 FEET ALONG THE WEST RIGHT OF WAY OF INTERSTATE HIGHWAY 25;
THENCE S29'38'49"W, 607.44 FEET ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SECTION 34;
THENCE 500'21'11"E, 1,324.99 FEET;
THENCE 589'38'49"W, 1,690.26 FEET;
THENCE 500'10'33"E, 305.58 FEET ALONG THE NORTH-SOUTH CENTERLINE OF SECTION 34;
THENCE N89'59'20"W, 910.98 FEET;
THENCE ALONG NE BOUNDARY OF THE PURITAN SUBDIVISION AS RECORDED 07/01/1947 IN BOOK 7, PAGE 38
THE FOLLOWING THREE COURSES:
1) NO023'32"W. 106.27 FEET;
2) 589'36'28"W, 1,143.15 FEET;
3)50023'32"E, 143.15 FEET;
THENCE 589'36'28"W, 1,801,58 FEET;
THENCE 500'12'05"E, 969.71 FEET;
THENCE 589'37'29"W, 1,848.36 FEET ALONG A LINE PARALLEL WITH AND 30.00 FEET NORTH OF THE SOUTH
UNE OF THE SOUTHEAST QUARTER OF SECTION 33 TO THE POINT OF BEGINNING. CONTAINING 535.09 ACRES;
EXCEPTING THEREFROM, A CIRCULAR PARCEL OF LAND WITH A RADIUS OF 150.00 FEET LOCATED IN THE
NORTHEAST QUARTER OF SECTION 33. WHICH RADIUS POINT LIES 545'34'33"E, 958.85 FEET FROM THE
NORTHWEST CORNER OF THE SAID NORTHEAST QUARTER OF SECTION 33, CONTAINING 1.62 ACRES,
NET ACREAGE OF DISTRICT 2: 533.47 ACRES.
BASIS OF BEARINGS: NE WEST LINE OF NE SOUTHEAST QUARTER OF SECTION 33 (NO0'02'52"W, 2.678.47')
DISTRICT
THREE PARCELS OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 33 AND THE SOUTH HALF OF
SECTION 34, BOTH IN TOWNSHIP 2 NORTH, RANGE 68 WEST OF' THE 6TH P.M., WELD COUNTY, COLORADO,
DESCRIBED AS FOLLOWS:
PARCEL
COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 33;
THENCE NO0'12'O6"W, 80,14 FEET ALONG THE EAST LINE OF SAID SOUTHEAST QUARTER TO THE POINT OF
BEGINNING;.
THENCE 589'47'54"W, 30.00 FEET;
THENCE S00'12'OB"E, 50.24 FEET;
THENCE 589'37'29"W, 970.00 FEET ALONG THE NORTH RIGHT OF WAY OF STATE HIGHWAY 52, BEING A LINE
PARLLEL WITH AND 30.00 FEET NORTH OF THE SOUTH LINE OF SAID SOUTHEAST QUARTER;
(CONTINUED)
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OCT-08-2003 WED 10: 54 AM HURST AND ASSOCIATES 130344788(5 P. 004/003
WYNDHAM HILL
EXHIBIT
(DISTRICT 3, PARCEL 1 CONTINUED)
THENCE N00'12'06"W, 969.71 FEET;
THENCE N89'36'28"E, 1,601.68 FEET;
THENCE SOO'23'32"E, 970.00 FEET ALONG THE WEST BOUNDARY OF THE PURITAN SUBDIVISION AS RECORDED
07/01/1947 IN BOOK 7, PAGE 38;
THENCE ALONG THE NORTH RIGHT OF WAY OF STATE HIGHWAY 52 THE FOLLOWING TWO COURSES:
1) 569'36'28"W, 524.87 FEET;
2) N45'17'17"W, 70.64 FEET;
THENCE 589'47'54"W, 30.00 FEET TO THE POINT OF BEGINNING, CONTAINING 35.60 ACRES;
PARCFI 2
COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 34;
THNCE N00'10'33"W, 30.00 FEET ALONG THE NORTH-SOUTH CENTERUNE OF SECTION 34 TO THE' POINT OF
BEGINNING;
THENCE 589'36'28"W, 907.18 FEET ALONG THE NORTH RIGHT OF WAY OF STATE HIGHWAY 52, BEING A LINE
PARALLEL WITH 30.00 FEET NORTH OF THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 34;
THENCE NOO'23'32"W, 1,006,88 FEET ALONG THE EAST BOUNDARY OF THE PURITAN SUBDIVISION AS RECORDED
07/01/1947 IN BOOK 7 PAGE 38;
THENCE 589'59'20"E, 910,98 FEET;
THENCE NOOM0'33"W, 305.58 FEET ALONG THE NORTH-SOUTH CENTERUNE OF SECTION 34;
THENCE N89'38'49"E, 1.690.26 FEET;
THENCE N0021'11'W, 1.324.99 FEET;
THENCE N89'38'49"E, 607.44 FEET ALONG THE NORTH UNE OF THE SOUTHEAST QUARTER OF SECTION .34;
THENCE ALONG THE WEST RIGHT OF WAY LINE OF INTERSTATE 25 AND FRONTAGE ROAD THE FOLLOWING SIX
COURSES:
1) 50019'47"E, 802.34 FEET;
2)838.11 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT, SAID ARC SUBTENDED BY A
RADIUS OF 1,164.70 FEET, A CENTRAL ANGLE OF 4113'47" AND,A CHORD SEARING 328'44'52"W. 820.15 FEET;
3) 549'21'45"W, 383.83 FEET;
4) 678,63 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, SAID ARC SUBTENDED BY A RADIUS OF
771.00 FEET, A CENTRAL ANGLE OF 5016'57" AND A CHORD BEARING 524'13'17"W, 855.12 FEET;
5) SO0'55'12"E, 178.26 FEET;
6) 539'58'59"W, 115.78 FEET;
THENCE 589'36'09"W, 1,263.62 FEET ALONG THE NORTH LINE OF STATE HIGHWAY 52. BEING A UNE PARALLEL -
WITH AND 30.00 FEET NORTH OF THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 34 TO THE POINT-
OF BEGINNING, CONTAINING 84.83 ACRES;
PARCEL 3 -
COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 34;
THENCE N0010'33"W, 30.00 FEET ALONG THE NORTH-SOUTH CENTERUNE OF SECTION 34;
THENCE N89'36'09"E, 1,263.82 FEET ALONG THE NORTH. UNE OF STATE HIGHWAY 52, BEING A LINE PARALLEL
WITH AND 30.00 FEET NORTH OF THE SOUTH LINE OF' THE SOUTHEAST QUARTER;
THENCE ALONG THE WEST RIGHT OF WAY LINE OF THE INTERSTATE HIGHWAY 25 FRONTAGE ROAD THE
FOLLOWING THREE COURSES:
1) N39'58'59"E, 116.78 FEET;
2) N00'55'12"W, 178.26 FEET; .
3) 457.62 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT, SAID ARC SUBTENDED BY A RADIUS
OF 771.00 FEET, A CENTRAL ANGLE OF 34'00'27" AND A CHORD BEARING N16'05'01"E, 450.93 FEET;
THENCE 556'54'45"E, 131.25 FEET TO THE POINT OF BEGINNING;
THENCE ALONG THE EAST RIGHT OF WAY UNE OF THE INTERSTATE HIGHWAY 25 THE FOLLOWING THREE
COURSES:
1) 181.72 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT, SAID ARC SUBTENDED BY A
RADIUS OF 639.75 FEET, A CENTRAL ANGLE OF 16'16'30" ANO A CHORD BEARING N41'13'30"E, 181.11 FEET;
(CONTINUED)
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WYNDHAM HILL
EXHIBIT
(DISTRICT .3, PARCEL 3 CONTINUED)
2) N49'21'45"E, 38163 FEET;
3) 321.78 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, SAID ARC SUBTENDED BY A RADIUS OF
1,295.95 FEET, A CENTRAL ANGLE OF 14'13'32" AND A CHORD BEARING N42'14'59"E, 320.94 FEET;
THENCE ALONG THE BOUNDARY OF COOT PARCEL "216A REV" AS RECORDED 02/28/2000 AT RECEPTION NO.
2751849 THE FOLLOWING SIX COURSES:
1) 500'00'12"E, 170.61 FEET;
2) S18'15'17"E, 128.16 FEET;
3) 514'09'05"W, 164.21 FEET;
4) 360'41'30"W, 143.03 FEET;
S) 500'00'04"E, 102.08 FEET
6) N89'59'58"W, 501.55 FEET TO THE POINT OF BEGINNING, CONTAINING 4.14 ACRES,
NET ACREAGE OF DISTRICT 3: 124.57 ACRES.
BASIS OF BEARINGS: THE EAST LINE•OF THE SOUTHEAST QUARTER OF SECTION 33 (N0012'06"W, 2,662.90')
•
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EXHIBIT F
Financing Plan
Wyndham Hill Metropolitan Districts No,1, 2 and 3
Forecasted Statements
Sources and Uses of Funds
For the Years Ending
December 31, 2003 through 2042
•
Wyndham Hill Metropolitan Districts No. 1, 2 and 3
Weld County, Colorado
Summary of Significant Assumptions and Accounting Policies
December 31, 2003 through 2042
The following forecast presents, to the best of the Petitioner's knowledge and belief, the expected
cash receipts and disbursements for the forecast period. Accordingly, the forecast reflects the
Petitioner's judgment as of December 4, 2003. The assumptions disclosed herein are those that
the Petitioner believes are significant to the forecast. There will usually be differences between
the forecasted and actual results, because events and circumstances frequently do not occur as
expected, and those differences may be material.
The purpose of this forecast is to show the amount of funds available for construction of •
infrastructure within the Districts by the issuance of promissory notes to the Developer and the
anticipated funds available for repayment of the promissory notes.
•
The Petitioner anticipates the formation of three (3) Title 32 Special Districts.
Note 1. Ad Valorem and Specific Ownership Taxes
Residential property is currently assessed at approximately 8.00% of actual
value. The market values of residential units within the District will range from
$225,000 to $750,000 and will vary based upon the type of unit, development
location and lot size. Market values are inflated at 4% per year commencing
three -(3) years after initial construction. Commercial property is currently -
assessed at 29% of actual value. The market value of commercial property
within the District assumes a range of 21 to 24% coverage, at a value of $75 per
square foot of building.
Property is assumed to be assessed annually as of January 1. Residences are
assumed to be assessed on January 1 of the year following the year of
construction. The forecast of property tax revenue recognizes the• related
revenue in the subsequent year.
•
The Weld County Treasurer currently charges a 1.5% fee for the collection of
property taxes on the assessed property and improvements. These charges are
reflected in the accompanying forecasts as Treasurer's fees.
The forecast assumes that Specific Ownership Taxes collected on motor vehicle
registrations will be 5.0% of property taxes collected.
The mill levy proposed to be imposed by the Districts on the residential
construction is initially projected to be 40 mills. The mill levy proposed to be
imposed by the Districts on the commercial construction is initially projected to be
11 mills. These levies are used to pay construction financing debt service,
general obligation debt service and operating expenses of the District
Note 2. Interest Income
Revenues received by the Districts are assumed to be invested, until expended;
at a rate of 4.0%. Interest indome earned is based on the beginning cash
balance each year and includes an estimate of the timing of the receipt of other
revenues and the disbursement of funds during the year.
•
•
Note 3. Bond Issuance Assumptions
Initially, District No. 1 proposes to issue its promissory notes based upon the
need for construction, operating and debt service funds for the project. The
Developer will advance funds to the District for these purposes in exchange for
the District's promissory notes. The promissory notes will bear a variable interest
rate, estimated at 8.5%. District No. 1 contemplates and proposes to issue
revenue bonds to pay for public improvements, which will constitute special
revenue obligations payable from all moneys collected from District Nos. 2 and 3
pursuant to a pledge agreement between the Districts. District Nos. 2 and 3 may
issue general obligation bonds to refund any outstanding promissory notes of
District No. 1 and to pay for public improvements. Based upon the
aforementioned assessment ratios, District No. 2's mill levy is projected to not
exceed 40 mills and District No. 3's mill levy is not expected to exceed 11 mills to
pay debt service obligations and operating expenses of the District. The general
obligation bonds will be issued in denominations of $5,000 or multiples thereof •
and will bear an estimated interest rate of 6.0%.
Note 4. Operating Expenses
Operating expenses for legal, accounting, audit and management are forecast to
be $36,000 per year. Operating expenses are inflated at a constant rate of 4.0%
per year over the life of the forecast.
Note 5. Construction Costs
Construction costs of infrastructure are estimated to be$20,645,000.
s
WYNDHAM HILL METROPOLITAN DISTRICT • ,
SOURCE AND APPLICATION OF FUNDS
1
TOTAL 2003 2004 2005 2006 2007 2008 2009
SOURCES:
Beginning cash - 895 2,860 33,603 38,322 7,955 85,117
Property tax revenue- residential 52,654,098 - _ - 238,688
Property tax revenue -commercial 6,519,297 _ - -
Specific ownership taxes 2,958,670 - - - 11,934
Reimbursements 5,271,400 480,900 480,900 480,900 581,800 .,q-,
Developer financing 26,140,000 52,000 38,000 6,100,000 3,600,000 5,000,000 5,400,000 2,700,000
General obligation bonds 26,000;000 -
Interest income 75,302 - - 114 1,344 1,533 318 3,405
119,618,766 52,000 38,895 6,102,974 4,115,847 5,520,755 5,889,173 3,620,944
APPLICATION:
Infrastructure construction 20,645,000 - - 5,769,472 3,362,375 4,430,710 4,278,469 _ 1,678,975
Interest - developer financing 15,810,340 1,105 6,035 266,900 679,15.0 1,044,650 1,486,650 1,830,9.00_
Principal - developer financing 26,140,000 _
Issuance costs 780,000
Interest- general obligation bonds 26,158,500
Principal - general obligation bond 26,000,000
Treasurer's fees 931,981 - - - - - - 3,759
Formation and operating costs 3,054,281 50,000 30,000 33,000 36,000 37,440 38,938 40,495
Contingency 48,665 - - - - - - -
119,568,767 51,105 36,035 6,069,372 4,077,525 5,512,800 5,804,056 3,554,129
ENDING CASH 50,000 895 2,860 33,603 38,322 7,955 85,117 66,815
MILL LEVY - RESIDENTIAL 40.0 40.0
MILL LEVY - COMMERCIAL 11.0 11.0
2010 2011 2012 2013 2014 2015 _ 2016
SOURCES:
Beginning cash 66,815 52,139 32,452 4,908 • 53,123 61,844 49,630
Property tax revenue - residential 373,088 668,300 1,048,957 1,357,673 1,520,003 1,678,403 1,800,756
Property tax revenue - commercial - 45,022 46,823 74,782 133,709 137,721 198,536
Specific ownership taxes 18,654 : 35,666 54,789 71,623 t 82,686 _ 90,806 99,965
Reimbursements 581,800 581,800 581,800 480,900 408,100 262,500 262,500
Developer financing • 1,700,000 1,350,000 200,000
General obligation bonds - 17,000,000 r
Interest income 2,673 2,086 1,298 196 r 2,125 2,474 1,985
2,743,030 2,735,012 18,966,118 1,990,083 2,199,746 2,233,748 2,413,371
APPLICATION:
Infrastructure construction 625,000 500,000 - - -
Interest -developer financing 2,017,900 2,147,525 2,213,400 847,025 847,025 _ 834,275 813,025
Principal-developer financing 16,175,000 - i 150,000 250,000 450,000
Issuance costs 510,000
Interest-general obligation bonds _ 1,020,000 1,020,000 1,020,000 1,020,000
Principal - general obligation bonds _
Treasurer's fees 5,876 _ 11,235 17,259 22,561 . 26,046 28,604 31,489
Formation and operating costs 42,115 43,800 45,551 47,374 r 49,268 51,239 53,289
Contingency - - - 1 45,563 - -
2,690,891 2,702,559 18,961,210 1,936,960 2,137,902 2,184,118 2,367,803
ENDING CASH 52,139 32,452 4,908 53,123 61,844 49,630 45,568
MILL'LEVY - RESIDENTIAL 40.0 40.0 40.0 40.0 t 40.0_ 40.0 _ 40.0
MILL LEVY - COMMERCIAL 11.0 11.0 11.0 11.0 i 11.0 11.0 11.0
�-f T
2017 2018 2019 2020 2021 2022 2023
SOURCES:Beginning cash _ 45,568 74,659 50,220 53,704 • 67,652 50,464 61,934
Property tax revenue - residential 1,854,778 1,910,422 1,967,734 2,026,766 2,087,569 2,150,196 2,087,357
Property tax revenue -commercial 248,159 255,604 263,272 271,170 279,305 287,684 279,277
1
Specific ownership taxes 105,147 108,301 111,550 114,897 118,344 121,894 118,332
Reimbursements 87,500 _
Developer financing
General obligation bonds _ _ 9,000,000
Interest income 1,823 2,986 2,009 2,148 2,706 2,019 2,477
• 11,342,975 2,351,972 2,394,785 2,468,685 2,555,577 2,612,258 2,549,376
APPLICATION:
Infrastructure construction
Interest - developer financing 774,775 -
Principal -developer financing 9,115,000
Issuance costs •270,000
Interest - general obligation bonds 1,020,000 1,560,000 1,521,000 1,477,500 . 1,428,000 - 1,369,500 1,305,000
Principal - general obligation bonds 650,000 725,000 825,000 975,000 1,0.75,000 1,087,500
Treasurer's fees 33,121 34,115 35,138 36,192 37,278 38,397 37,274
Formation and operating costs 55,420 57,637 59,943 62,340 64,834 67,427 70,124
Contingency - - - - - -
11,268,317 2,301,752 2,341,081 2,401,033 2,505,112 2,550,324 2,499,899
ENDING CASH 74,659 50,220 53,704 67,652 50,464 61,934 49,477
MILL LEVY - RESIDENTIAL 40.0 40.0 40.0 40.0 40.0 40.0 37.7
MILL LEVY - COMMERCIAL 11.0 11.0 11.0 11.0 11.0 11.0 10.4
2024 2025 2026 2027 2028 2029 2030
SOURCES:
Beginning cash 49,477 52,027 51,275 55,056 50,564 _ 53,639 51,462
Property tax revenue - residential 2,047,326 1,991,267 1,942,102 1,881,964 1,835,725 1,778,406 1,729,616
Property tax revenue - commercial 273,921 266,420 259,842 251,796 245,610 237,941 231,413
Specific ownership taxes 116,062 112,884 110,097 106,688 104,067 100,817 98,051
Reimbursements - transportation fees
Developer financing •
General obligation bonds
Interest income 1,979 2,081 2,051 2,202 k 2,023 2,146 2,058
2,488,766 2,424,680 2,365,367 2,297,706 2,237,988 2,172,950f- 2,112,601
APPLICATION: •
Infrastructure construction
Interest -developer financing
Principal - developer financing ,
•Issuance costs
Interest - general obligation bonds 1,239,750 1,174,500 1,109,250 1,044,000 978,750 913,500 848,250
Principal - general obligation bonds _ 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500
Treasurer's fees 36,560 35,559 34,681 33,607 32,781 31,757 30,886
Formation and operating costs 72,929 75,847 78,880 82,036 85,317 88,730 92,279
Contingency - - - - T -
2,436,739 2,373,405 2,310,311 2,247,142 2,184,348 2,121,487 2,058,915
ENDING CASH 52,027 51,275 55,056 50,564 53,639 51,462 53,686
MILL LEVY - RESIDENTIAL 35.9 33.9 32.1 30.2 28.6 26.9 25.4
MILL LEVY - COMMERCIAL 9.9 9.3 8.8 8.3 7.9 7.4 1 7.0
•
2031 2032 2033 2034 2035 2.036 2037
SOURCES:
Beginning cash 53,686 55,035 49,749 49,006 56,717 49,726 49,710
Property tax revenue - residential 1,676,297 1,618,223 1,570,038 1,525,169 1,460,407 1,414,779 1,365,099
Property tax revenue -commercial 224,279 216,509 210,062 204,059 195,394 189,290 182,643
Specific ownership taxes 95,029 91,737 89,005 86,461 I 82,790 80,203 77,387
Reimbursements - transportation fees —
__ Developer financing
General obligation bonds _
Interest income 2,147 2,201 1,990 1,960 2,269 1,989 1,988
2,051,439 1,983,705 1,920,844 1,866,655 1,797,576 1,735,987 1,676,827
APPLICATION:
Infrastructure construction
Interest.- developer financing
Principal - developer financing
Issuance costs _
Interest-general obligation bonds 783,000 717,750 652,500 587,250 . 522,000 456,750 391,500
Principal - general obligation bonds 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500
Treasurer's fees 29,934 28,897 28,037 27,235 26,079 _ 25,264 24,377
Formation and operating costs 95,970 99,809 103,801 107,953 112,271 116,762 121,433
Contingency - - 1 - - - - -
1,996,404 1,933,956 1,871,838 1,809,939 1,747,850 k 1,686,276 1,624,810
ENDING CASH 55,035 49,749 49,006 56,717 49,726 L 49,710 52,018
MILL LEVY - RESIDENTIAL 23.9 22.4 21.1 19.9 18.5 17.4 16.3
MILL LEVY - COMMERCIAL 6.6 6.2 5.8 5.5 5.1
-1 I I 4.8 4.5
I [ -
2038 2039 2040 2041 2042
SOURCES:
Beginning cash 52,018 51,566 53,233 • 52,034 53,591
Property tax revenue - residential 1,311,165 1,261,651 1,207,987 1,159,393 1,106,796
Property tax revenue -commercial 175,427 168,802 161,622 155,120 148,083 .
Specific ownership taxes 74,330 71,523 68,480 65,726 62,744
— - - -------
Reimbursements - transportation fees_ _
Developer financing
General obligation bonds
Interest income 2,081 2,063 2,129 2,081 2,144
F1,615,019 1,555,604 1,493,451 1,434,354 1,373,357
APPLICATION:
Infrastructure construction
Interest -developer financing
Principal - developer financing
Issuance costs
Interest- general obligation bonds 326,250 261,000 195,750 , 130,500 65,250
Principal - general obligation bonds 1— 1,087,500 1,087,500 1,087,500 1,087,500 1,087,500
Treasurer's fees 23,414 22,530 21,571 20,704 19,764
Formation and operating costs 126,290 131,342 136,595 142,059 147,742
Contingency 3,102
{ 1,563,454 1,502,371 1,441,417 1,380,763 1,323,358
ENDING CASH I 51,566 53,233 52,034 53,591 50,000
MILL LEVY - RESIDENTIAL -1 15.2 14.2 13.2 12.3 11.4
MILL LEVY -COMMERCIAL 4.2 3.9 3.6 3.4 3.1
i - - -
WYNDHAM HILL METROPOLITAN DISTRICT
FINANCING AND VALUATION
2003 2004 2005 2006 2007 2008 2009
DEVELOPER FINANCING:
Beginning balance 52,000 90,000 6,190,000 9,790,000 14,790,000 20,190,000
Draws 52,000 38,000 6,100,000 3,600,000 5,000,000 5,400,000 2,700,00.0
Repayments
Ending balance 52,000 90,000 6,190,000 9,790,000 14,790,000 20,190,000 22,890,000
GENERAL OBLIGATION BONDS:
Beginning balance - - - - - -
Proceeds - - - - - -
Repayments - - - - -
Ending balance - - - - - - -
ASSESSED VALUATION -RESIDENTIAL:
-Beginning valuation • - - - - 5,967,200
Increase from inflation __
Increase from building •
I -_ 5,967,200 3,360,000
Ending valuation - 5,967,200 9,327,200
ASSESSED VALUATION -COMMERCIAL: _
Beginning valuation - - -
Increase from inflation
Increase from building - -
Ending valuation
DEBT TO ASSESSED RATIO: _
Outstanding G.O. debt
% Debt to assessed - _ - I —..
2010 2011 2012 2013 2014 2015 2016
DEVELOPER FINANCING:
Beginning balance 22,890,000 24,590,000 25,940,000 9,965,000 9,965,000 9,815,000 9,565,000
Draws 1,700,000 1,350,000 200,000 - - -
Repayments - - (16,175,000) (150,000) (250,000) (450,000)
Ending balance 24,590,000 25,940,000 9,965,000 9,965,000 9,815,000 9,565,000 9,115,000
GENERAL OBLIGATION BONDS:
Beginning balance - - - 17,000,000 17,000,000 17,000,000 17,000,000
Proceeds - - 17,000 000 - - _ -
Repayments - - - - - - -
Ending balance - - 17,000,000 17,000,000 17,000,000 17,000,000 17,000,000
ASSESSED VALUATION:
Beginning valuation 9,327,200 16,707,488 26,223,913 33,941,830 38,000,085 41,960,087 45,018,890
Increase from inflation 373,088 501,225 786,717 1,018,255 1,140,003 1,258,803 1,350,567
Increase from building 7,007,200 9,015,200 6,931,200 3,040,000 2,820,000 1,800,000 -
Ending valuation 16,707,488 26,223,913 33,941,830 38,000,085 41,960,087 45,018,890 46,369,457
ASSESSED VALUATION - COMMERCIAL:
Beginning valuation 4,092,893 4,256,609 6,798,361 12,155,388 12,520,049 18,048,726
Increase from inflation - 163,716 127,698 203,951 364,662 375,601 541,462
Increase from building _ 4,092,893 - 2,414,054 5,153,075 - 5,153,075 3,969,723
Ending valuation 4,092,893 4,256,609 6,798,361 12,155,388 12,520,049 18,048,726 22,559,911
DEBT TO ASSESSED RATIO:
(Outstanding G.O. debt - - 17,000,000 17,000,000 17,000,000 17,0. 00,000
1% Debt to assessed 0.00% 0.00% 44.74% 40.51% 26.96%r 24.66%
1
2017 2018 2019 2020 2021 2022 2023
DEVELOPER FINANCING:
Beginning balance 9,115,000 - - - - - -
Draws - - - - -
Repayments (9,115,000) - - - -
Ending balance -
GENERAL OBLIGATION BONDS:
--- Beginning balance 17,000,000 26,000,000 25,350,000 24,62.5,000 23,800,000 2.2,825,000 21,750,000
Proceeds 9,000,000 - - - - -
Repayments I - (650,000) (725,000) (825,000) (975,000) (1,075,000) (1,087,500)
Ending balance 26,000,000 25,350,000 24,625,000 23,800,000 22,825,000 21,750,000 20,662,500
ASSESSED VALUATION:
Beginning valuation 46,369,457 47,760,540 49,193,357 50,669,157 52,189,232 -L-53,754,909 55,367,556
_Increase from inflation 1,391,084 1,432,816 1,475,801 1,520,075 1,565,677 1,612,647 1,661,027
Increase from building - - - - i - -
Ending valuation 47,760,540 49,193,357 50,669,157 52,189,232 53,754,909 55,367,556 57,028,583
ASSESSED VALUATION - COMMERCIAL:
Beginning valuation 22,559,911 23,236,708 23,933,809 24,651,824 25,391,378 26,153,120 26,937,713
Increase from inflation 676,797 697,101 718,014 739,555 761,741 784,594 808,131
Increase from building - . - - - - - -
7
Ending valuation 23,236,708 23,933,809 24,651,824 25,391,378 26,153,120 26,937,713 27,745,845
DEBT TO ASSESSED RATIO:
Outstanding G.O. debt 17,000,000 26,000,000 25,350,000 24,625,000 23,800,000 22,825,000 21,750,000
% Debt to assessed 23.94% 35.55% 33.66% 31.74% 29.78% 27.73% 25.66%
2024 2025 2026 2027 2028_ r 2029 2030
DEVELOPER FINANCING:
Beginning balance - r - - - -_
Draws - -
Repayments - - - - - - -
Ending balance - - - - -
GENERAL OBLIGATION BONDS: --H-
Beginning balance 20,662,500 19,575,000 18,487,500 17,4O 16,312,500 15,225,000 14,137,500
Proceeds ,
Repayments (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500)
Ending balance 19,575,000 i 18,487,500 17,400,000 16,312,500 15,225,000 14,137,500 13,050,000
ASSESSED VALUATION:
Beginning valuation 57,028,583 58,739,441 60,501,624 62,316,672 64,186,173 66,111,758 68,095,111
Increase from inflation 1,710,857 1,762,183 1,815,049 1,869,500 1,925,585 1,983,353 2,042,853
Increase from building
Ending valuation 58,739,441 60,501,624 62,316,672 64,186,173 66,111,758 ' 68,095,111 70,137,964
ASSESSED VALUATION - COMMERCIAL:
—1Beginning valuation 27,745,845 28,578,220 29,435,567 30,318,634 I 31,228,193 32,165,038 33,129,989
'Increase from inflation 832,375 857,347 883,067 909,559 936,846 964,951 993,900
Increase from building
Ending valuation 28,578,22O 29,435,567 30,318,634 31,228,193 32,165,038 33,129,989 34,123,889
DEBT TO ASSESSED RATIO:
Outstanding G.O. debt 20,662,500 19,575,000 18,487,500 17,400,000 ! 16,312,500 15,225,000 1.4,1.37,500
% Debt to assessed 23.66% 21.77% 19.96% 18.24% 16.60%j 15.04% 13.56%
.
2031 2032 2033 2034 2035 2036 2037
DEVELOPER FINANCING:
Beginning balance - - - - - -
Draws - - - • - - -
Repayments - - - - -
Ending balance
GENERAL OBLIGATION BONDS:
Beginning balance 13,050,000 11,962,500 10,875,000 9,787,500 8,700,000 _ 7,612,500 6,525,000
Proceeds - - - - - -
Repayments (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500)
Ending balance 11,962,500 10,875,000 9,787,500 8,700,000 7,612,500 6,525,000 5,437,500
ASSESSED VALUATION:
Beginning valuation 70,137,964 72,242,103 74,409,366 76,641,647 78,940,896 81,309,123 83,748,397
Increase from inflation 2,104,139 2,167,263 2,232,281 2,299,249 2,368,227 2,439,274 2,512,452
Increase from building
Ending valuation 72,242,103 74,409,366 76,641,647 78,940,896 81,309,123 83,748,397 86,260,849
ASSESSED VALUATION - COMMERCIAL:
Beginning valuation 34,123,889 35,147,606 36,202,034 37,288,095 38,406,738 39,558,940 40,745,708
Increase from inflation 1,023,717 1,054,428 1,086,061 1,118,643 1,152,202 r 1,186,768 1,222,371
Increase from building
Ending valuation - 35,147,606 36,202:034 37,288,095 38,406,738 39,558,940 40,745,708 41,968,079
DEBT TO ASSESSED RATIO:
Outstanding G.O. debt 13,0.50,000 11,962,500 10,875,000 9,787,500 8,700,000 7,612,500 6,525,000
% Debt to assessed 12.15% 10.81% 9.55% 8.34%i 7.20% 6.11% 5.09%
2038 2039 2040 2041 2042
DEVELOPER FINANCING: i
Beginning balance - - - - -
Draws - - -
Repayments - - - -
Ending balance - - - -
GENERAL OBLIGATION BONDS:
Beginning balance 5,437,500 4,350,000 3,262,500 2,175,000 1,087,500
Proceeds - - - - - _
Repayments (1,087,500) (1,087,500) (1,087,500) (1,087,500) (1,087,500)
Ending balance • 4,350,000 3,262,500 2,175,000 1,087,500
ASSESSED VALUATION:
Beginning valuation 86,260,849 88,848,674 91,514,134 94,259,558 97,087,345
Increase from inflation 2,587,825 2,665,460 2,745,424 2,827,787 2,912,620
Increase from building
Ending valuation 88,848,674 91,514,134 94,259,558 97,087,345 99,999,966
ASSESSED VALUATION - COMMERCIAL:
Beginning valuation 41,968,079 43,227,122 44,523,936 45,859,654 4.7,235,443
Increase from inflation 1,259,042 1,296,814 1,335,718 1,375,790 1,417,063
Increase from building
Ending valuation 43,227,122 44,523,936 45,859,654 47,235,443 I 48,652,506
DEBT TO ASSESSED RATIO:
Outstanding G.O. debt 5,437,500 4,350,000 3,262,500 2,175,000 1,087,500
% Debt to assessed 4.12% 3.20% 2.33%1 1.51% 0.73%
EXHIBIT G
Frederick Resolution of Approval
RESOLUTION NO. 04-R- 05
RESOLUTION OF THE TOWN OF FREDERICK RELATING TO FILL APPROVAL
OF 1'HE CONSOLIDATED SERVICE PLAN FOR WYNDHAM HILL
METROPOLITAN DISTRICT NOS. 1, 2 AND 3
WHEREAS,a Consolidated Service Plan("Service Plan")for the creation of the Wyndham
Hill Metropolitan District Nos. 1, 2 and 3 (the"Districts"), whose boundaries are wholly within the
corporate limits of the Town of Frederick (the"Town"), was filed in the office of the Town Clerk;
and
WHEREAS,pursuant to the Special District Control Act,Part 2 of Article I,Title 32,C.R.S.
(the"statute"),the Board of Trustees is the approving authority and is required to review any Service
Plan with reference to need, service and economic feasibility; and
WHEREAS, the statute requires that any service plan submitted to a district court for the
creation of a special district must first be approved by resolution of the governing body of the
municipality within which the proposed special district lies; and
WHEREAS, the Board of Trustees has reviewed the Service Plan, the evidence and related
exhibits and has determined that the same meets the conditions necessary under the statute for
approval, and adopt a resolution of approval of the Service Plan for the Districts, subject to the
conditions set forth herein.
NOW, THEREFORE, BE TT RESOLVED BY THE BOARD OF TRUSTEES OF THE
TOWN OF FREDERICK, COLORADO,AS FOLLOWS:
Section 1. Upon consideration of the Service Plan for the Districts and all the facts
appearing at an open meeting on the Service Plan, the Board of Trustees does find, determine and
declare as follows:
A. That there is sufficient existing and projected need for the organized
service in the area to be served by the proposed Districts; and
B. That the existing service in the area to be served by the proposed
Districts is inadequate for present and projected needs; and
C. That the proposed Districts are capable of providing economical and
sufficient service to the area within the proposed boundaries; and
D. That the area to be included in the proposed Districts has,or will have,
the financial ability to discharge the proposed indebtedness on a reasonable basis;and
E. That adequate service is not, and will not be, available to the area
through the county, the Town or other existing municipal or quasi-municipal
corporations, including existing special districts, within a reasonable time and on a
comparable basis; and
F. That the facility and service standards of the proposed Districts are
compatible with the facility and service standards of the Town within which the
proposed Districts are to be located and each municipality which is an interested party
under Section 32-1-204(1), C.R.S.; and
G. That the proposal is in substantial compliance with a master plan
adopted pursuant to Section 30-28-106, C.R.S.; and
H. That the proposal is in compliance with any duly adopted Town,
county, regional, or state long-range water quality management plan for the area;and
I. That the creation of the proposed Districts is in the best interests of the
area proposed to be served.
Section 2. The Service Plan for the Districts shall be and the same is hereby
approved. The terms, provisions and limitations of the Service Plan shall be incorporated in an
Intergovernmental Agreement proposed by the Districts between the Town,and the Districts shall not
borrow money, incur any indebtedness, certify any mill levy or impose any fees until the Town approves
the Master IGA between the Districts, which approval shall not be unreasonably withheld, and until the
Town approves the Town IGA with the Districts, which approval shall not be unreasonably withheld.
Section 3. The Town's approval of the Service Plan is not a waiver ofnor a limitation
upon any power that the Town is legally permitted to exercise with respect to the property subject to the
proposed Districts.
Section 4. The Town's approval of the Service Plan is conditioned upon the approval
and completion of the Town's annexation of the Property within the proposed Districts and shall not be
effective until such annexation is final and unappealable.
RESOLUTION ADOPTED AND APPROVED THIS 126 DAY OF FEBRUARY 2004.
TOWN OF FREDERICK, a Colorado
municipal corporation
•
Mayor
TEST:
By. '
•
To erk ` =
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