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Home My WebLink About20040976 WINDSOR \4;t COLO ANNEXATION REFERRAL TO: Weld County Commissioners FROM: Scott Ballstadt, AICP, Senior Planner PROJECT: Windsor Bluffs Annexation DATE: February 13, 2004 Please review the enclosed notice and resolution pertaining to the aforementioned annexation proposal and return any comments to the Town of Windsor at the address shown below within thirty (30) days of the receipt of this memorandum. If the Town has not received comments from your agency within this 30-day review period, the Town will consider the lack of a response to be a positive response to the proposal in its current form. However, for the purposes of having a complete file on this proposal, the Town would appreciate a response from your office even if your only comment below is "no comment." Thank you very much for your participation in this process and your input concerning this proposal. Public Meeting: The Windsor Planning Commission will hold a public hearing at 7:00 p.m. on Wednesday, March 17, 2004 and the Windsor Town Board will hold a public hearing at 7:00 p.m. on Monday, March 22, 2004 to receive public comments on the enclosed annexation, both of these public hearings will be held in Windsor Town Hall, 301 Walnut Street. Comments: By : Date: (Print Name) Please send your comments to: Town of Windsor Planning Department, 301 Walnut Street, Windsor, CO 80550 or phone (970) 686-7476 or Fax(970) 686-7180 with any questions which you may have concerning this request. NOTE: If your agency wishes additional copies of any of the enclosed materials, for a nominal fee to recover reproduction costs, the Town of Windsor will provide your agency with reproductions of any of these materials. If you wish to obtain additional copies of any of these materials or receive a copy of the recorded copy of the annexation map, please check here: At the time the planning department mails all such copies, your agency will be billed for postage and these reproduction costs. L(c, cLva ) C 6%(/ %t,; ^1 r J� 2004-0976 TOWN OF WINDSOR RESOLUTION NO. 2004- 13 BEING A RESOLUTION MAKING CERTAIN FINDINGS OF FACT CONCERNING THE WINDSOR BLUFFS ANNEXATION TO THE TOWN OF WINDSOR, COLORADO; DETERMINING SUBSTANTIAL COMPLIANCE WITH SECTION 31-12-101, ET SEQ., C.R.S., "THE MUNICIPAL ANNEXATION ACT OF 1965"; AND ESTABLISHING DATES FOR PUBLIC HEARINGS BEFORE THE PLANNING COMMISSION AND THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO,WITH REGARD TO THE WINDSOR BLUFFS ANNEXATION. WHEREAS, the Town Clerk has received a petition filed by Robert R. Anderson, Alma Anderson, Jeff A. Anderson, and Helen Anderson to annex to the Town of Windsor certain real property known as the "Windsor Bluffs Annexation"; and WHEREAS, pursuant to The Municipal Annexation Act of 1965, the Town Board is required to determine whether or not the aforesaid petition is in substantial compliance with the requirements of said Act; and WHEREAS, upon such determination, the Town Board is to set public hearing dates in accordance with the requirements of said Act; NOW, THEREFORE, IT IS FOUND AND RESOLVED BY THE TOWN BOARD OF THE TOWN OF WINDSOR, COLORADO, AS FOLLOWS: 1. That pursuant to Section 31-12-107,C.R.S.,a petition for annexation has been filed with the Town Clerk for the annexation of certain real property known as the "Windsor Bluffs Annexation," more fully and particularly described within said petition. 2. That the Town Board finds that the aforesaid petition is in substantial compliance with Section 31-12-107(1), C.R.S. 3. That in accordance with the Town Board's determination, public hearings should be held before the Planning Commission and the Town Board of the Town of Windsor, Colorado, to determine if the proposed annexation complies with Sections 31-12-104 and 105, C.R.S.. 4. That a public hearing shall be held before the Planning Commission at 7:00 p.m. on Wednesday, March 17, 2004, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 5. That a public hearing shall be held before the Town Board at 7:00 p.m. on Monday, March 22, 2004, at the Windsor Town Hall, 301 Walnut Street, Windsor, Colorado. 6. That the Town Clerk, or her designee, shall give notice of the aforesaid hearings in compliance with the Municipal Annexation Act of 1965. Upon motion duly made, seconded and carried,the foregoing Resolution was adopted this 9th day of February, 2004. TOWN OF WINDSOR, COLORADO By L.,f/(/ orav ,6� I MaATTEST: �NofWm, vzt ` G • coRpoRA,;s°9 Town lerk♦. t,: 65:.. SEAL :0 OTICE OF PUBLIC HEARINGS The Windsor Planning Commission will hold a PUBLIC HEARING on Wednesday, March 17, 2004 at 7:00 p.m. and the Windsor Town Board will hold a PUBLIC HEARING on Monday, March 22, 2004 at 7:00 p.m. in the Board Room of Town Hall, 301 Walnut Street, Windsor, Colorado to receive public comments on an annexation to the Town of Windsor of approximately 73.413 acres known as the Windsor Bluffs Annexation located north of and adjacent to Highway 257 and east of Highway 257 in the southwest quarter of Section 34, Township 6 North, Range 67 West of the on P. M. and the northwest quarter of Section 3, Township 5 North, Range 67 West of the 6th P.M. in Weld County. Interested citizens are invited to attend and be heard. Catherine M. Kennedy Town Clerk Published in the Windsor Tribune: February 13, February 20, February 27 and March 5, 2004 NOTE TO TRIBUNE: LEGAL NOTICE CONTACT: Peggy Tremelling Planning Technician Town of Windsor 686-7476 E-MAIL TO THE GREELEY TRIBUNE DATE: February 10, 2004 WELD CO. SCHOOL DISTRICT RE-4 WELD COUNTY DEPARTMENT OF PLANNING 1020 MAIN STREET SERVICES WINDSOR, CO 80550 1555 N. 17TH AVE. GREELEY, CO 80631 WINDSOR/SEVERANCE LIBRARY DISTRICT WELD COUNTY ATTORNEY 720 3RD STREET PO BOX 728 WINDSOR, CO 80550 GREELEY, CO 80632 NORTH WELD COUNTY WATER DISTRICT WATER VALLEY METROPOLITAN DISTRICT 33247 HWY. 85 305 TEAL COURT LUCERNE, CO 80646 WINDSOR, CO 80550 NORTHERN COLORADO WATER WELD COUNTY ENGINEERING DEPT. CONSERVANCY DISTRICT P.O. BOX 758 1250 NORTH WILSON GREELEY, CO 80631 LOVELAND, CO 80537 WEST GREELEY SOIL WELD COUNTY CLERK & RECORDER CONSERVATION DISTRICT 1402 N. 17TH AVE. 4302 W. 9TH ST. RD. GREELEY, CO 80631 GREELEY, CO 80634 WINDSOR/SEVERANCE FIRE PROTECTION DISTRICT 728 MAIN STREET WINDSOR, CO 80550 WELD COUNTY COMMISSIONERS PO BOX 728 GREELEY, CO 80634 Windsor Bluffs Master Development Plan Land Use Application Annexation Proposal Comprehensive Plan/GMA Amendment Proposal JANUARY 9, 2004 Submitted by: Robert R. Anderson and Alma E. Anderson Jess A. Anderson and Helen M. Anderson 28778 Highway 257 Windsor, CO 80550 In cooperation with: Windsor Bluffs, LLC Donald J. Perrotta, Manager 724 Vine St. Denver, CO 80206 Authorized representative: Stanley J. Moores c/o Milestone Engineering 8703 Yates Drive, Suite 220 Westminster, CO 80031 303-884-4937 Stanley J. Moores c/o Milestone Engineering 8703 Yates Drive, Suite 220 Westminster, CO 80031 303-884-4937 January 9, 2004 Mr. Joseph P. Plummer Director of Planning Town of Windsor 301 Walnut Street Windsor, CO 80550 RE: Anderson Annexation Proposal Dear Mr. Plummer, I am pleased to submit the attached annexation proposal for the Anderson property located on the southern boundary of Windsor. Based on the Development Guidelines and Town regulations, we understand that this application will be reviewed by staff on their Thursday meeting agenda, provided that it its submitted to the Town prior to 3:00PM on the previous Friday. We hope that the initial staff review can be conducted on Thursday, January 15, following our submittal of the complete application on January 9, 2004. According to your letter of November 10, 2003, we understand that if staff determines that the application is complete, it will be scheduled for a Town Board meeting to consider whether the application should move forward through the review process. We hope that the application can be scheduled for the January 26, 2004 Town Board meeting. Please contact me if you have questions or comments. We look forward to hearing from you. Please let us know when the matter is scheduled for the Town Board meeting. Sincerely, Stan Moores Authorize res tative Windsor Bluffs ^ Master Development Plan Table of Contents PART I: Land Use Application Documents 1 1. Land Use Application for Annexation and Master Plan 2 2. Authorization of Representative and Co-Applicant 4 3. General Application Overview Form 5 4. Ownership: Deeds and Water Rights 6 5. Application Fees: Evidence of Payment 9 6. Annexation Petition 10 PART II: Annexation Proposal 14 1. Overview 14 2. Eligibility for Annexation 15 3. Statement of Community Need 15 4. Master Development Plan 16 5. Fiscal Analysis 17 6. Local Government Planning Objectives 17 7. Utility Plan 21 -� 8. Drainage Plan 21 9. Transportion Plan 22 10. Natural Resources Site Review 22 11. Soils 23 PART III: Comprehensive Plan/GMA Amendment Proposal 25 1. Overview 25 2. Appropriate Land Use Analysis 25 3. GMA Boundary Adjustment 26 2. Strategic Benefits to the Windsor Community 27 Appendices A. Application Submittal Check List B. School District Statement C. Fiscal Analysis Preliminary D. Traffic Study and Access Plan E. Preliminary Natural Resources Site Review [Submitted under separate cover:] F. Conceptual Utility Plan Report G. Preliminary Drainage Plan and Report H. Soils Report Exhibits A. Annexation Map B. Master Plan Map C. Conceptual Utility Plan D. Preliminary Drainage Plan E. Current Zoning Map F. Surrounding Property Owner Information - PART I: Land Use Application — The following pages: 1. Land Use Application for Annexation and Master Plan 2. Authority of Representative and Co-Applicant — 3. General Application Overview Form 4. Ownership: Deeds and Water Rights 5. Application Fees: Evidence of Payment — 6. Annexation Petition I TOWN OF WINDSOR PLANNING DEPARTMENT 301 Walnut Street Windsor, Colorado 80550 Phone: 970/686-7476 Fax: 970/686-7180 Project No. LAND USE APPLICATION FORM Land use applications shall include all items listed in the application submittal checklist and the Town of Windsor Planning Procedures Manual. The Town of Windsor Planning Department reserves the right to refuse to accept incomplete submittals. Please see the Town's Planning Procedures Manual for submittal requirements. APPLICATION TYPE: STATUS: x ANNEXATION Preliminary x MASTER PLAN Corrections to Staff Comments REZONING Final MINOR SUBDIVISION Fast track (original submittal) MAJOR SUBDIVISION Fast track (resubmittal with SITE PLAN corrections) ADMINISTRATIVE SITE PLAN Qualified Commercial or Industrial (Fast Track) SITE PLAN PROJECT NAME: Windsor Bluffs LEGAL DESCRIPTION: See Attached PROPERTY ADDRESS (if available): 29778 Highway 257 , Windsor, CO 80550 PROPERTY OWNER: See attached for additional property owners Name: Robert R. Anderson Address: 29778 Highway 257, Windsor, CO 80550 Primary Phone #: (970) 686-2110 Secondary Phone #: - Fax#: ( 970) 686-2831 E-Mail: - OWNER'S AUTHORIZED REPRESENTATIVE: Name: Stanley Moores Address: 8703 Yates Drive, Westminster, CO 80031 Primary Phone #: ( 303) 884-4937 Secondary Phone #: - Fax#: ( 303) 487-0685 E-Mail: mooresdevl@aol .com All correspondence will only be sent to the owners authorized representative. It is the sole responsibility of the representative to redistribute correspondence to the owner and -, other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc. I hereby depose and state under the penalties of perjury that all statements, proposals, and/or plans — submitted with or contained within the application are true and correct to the best of my knowledge. DAM 7 o+ Signature: Own r cr O ner's Authorized Representative" Date "Proof of owner's uthorization is required with submittal if signed by Owner's Authorized Representative. Windsor Bluffs 29778 Highway 257, Windsor, CO 80550 Property Owners: Name: Alma Anderson Address: 29778 Highway 25, Windsor, CO 80550 _ Primary Phone#: (970)686-2110 Secondary Phone#: - Fax#: (970)686-2831 E-Mail: - .— Name: Jess A. Anderson Address: 29778 Highway 25,Windsor, CO 80550 Primary Phone#: (970)686-2110 Secondary Phone#: - Fax#: (970)686-2831 E-Mail: - — Name: Helen Anderson Address: 29778 Highway 25,Windsor, CO 80550 Primary Phone#: (970)686-2110 Secondary Phone#: - Fax#: (970)686-2831 E-Mail: - Co-Applicant: Windsor Bluffs, LLC Donald J. Perrotta, Manager 724 Vine Street Denver, CO 80206 LEGAL DESCRIPTION: A PLAT OF A PARCEL OF LAND IN THE TOWN OF WINDSOR, COLORADO, LOCATED IN THE SOUTHWEST QUARTER OF SECTION 34, T 6 N, R 67 W OF THE 6TH P.M., AND A PORTION OF THE NORTHWEST QUARTER OF SECTION 3, T 5 N, R 67 W OF THE 6TH - P.M. AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: LOT B, RECORDED EXEMPTION NO. 0807-34-RE202, RECORDED MAY 13, 1976 IN BOOK 766 UNDER RECEPTION NO. 1688432, COUNT OF WELD, STATE OF COLORADO, CONTAINING 73.4 ACRES MORE OR LESS. Jess A.Anderson Helen M.Anderson 29778 Highway 257 Windsor, Colorado 80550 970-686-2395 January 2, 2004 Joseph P. Plummer, Director of Planning Town of Windsor Planning Dept. 301 Walnut Street Windsor, CO 80550 RE: Annexation and Master Plan Application for Anderson Property Dear Mr. Plummer, This letter is to advise you of the following: 1. We hereby authorize Stanley J.Moores,of Moores Construction Management,to be our authorized representative in all matters regarding the proposed annexation and development of our property, and authorize the Town of Windsor to send all correspondence regarding this matter to Mr. Moores. .. 2. We hereby authorize Windsor Bluffs LLC, by and through its manager, Donald J. Perrotta, to be a co-applicant in our Annexation and Master Plan Application. Please contact us if you have any questions. Sincerely, Jess A. Anderson Helen M. Anderson Robert R.Anderson Alma E.Anderson 29778 Highway 257 Windsor, Colorado 80550 970-686-2395 January 2, 2004 Joseph P. Plummer,Director of Planning Town of Windsor Planning Dept. 301 Walnut Street Windsor, CO 80550 RE: Annexation and Master Plan Application for Anderson Property Dear Mr. Plummer, This letter is to advise you of the following: 1. We hereby authorize Stanley J. Moores,of Moores Construction Management,to be our authorized representative in all matters regarding the proposed annexation and development of our property, and authorize the Town of Windsor to send all correspondence regarding this matter to Mr. Moores. 2. We hereby authorize Windsor Bluffs LLC, by and through its manager, Donald J. Perrotta, to be a co-applicant in our Annexation and Master Plan Application. Please contact us if you have any questions. Our temporary winter address is: Mr. Robert Anderson, 208 Gulf Gate Blvd., Arkansas Pass, TX 78381. Our phone number there is 361-758- 6154. Sincerely, /Q `AcetvienoL- Robert R. Anderson A mI a E. Anderson Project No. FOR PLANNING DEPARTMENT USE ONLY Application fee: $ Application checked by: Ap. received date: Date application checked: complete I rejected GENERAL APPLICATION OVERVIEW EXISTING ZONING: Light Industrial , Agricultural PROPOSED ZONING: RMU-PUD TOTAL ACREAGE: 73 .4 acres TOTAL # OF PROPOSED LOTS: 357 AVERAGE LOT SIZE: See Attached MINIMUM LOT SIZE: See Attached TOTAL # OF PROPOSED PHASES: six (6) ACREAGE PER PHASE: See Attached LOTS PER PHASE: See Attached _ PARKLAND (sq. ft. & acreages): 141 , 570 sq. ft./3 .25 acres PARKLAND (public or private) public IRRIGATION WATER (potable or non-potable) non-potable UTILITIES TO BE PROVIDED BY: WATER: City of Greeley SEWER: Town of Windsor GAS: Xcel Energies ELECTRIC: Poudre Valley REA (PVREA) PHONE: Qwest Communications IF THIS IS A FINAL APPLICATION, SUBMIT TOTALS OF THE FOLLOWING IN LINEAR FEET (use separate sheets if necessary): PUBLIC STREETS (break down by classification/width): PRIVATE STREETS (break down by classification/width): TOTAL STREETS (break down by classification/width): WATER LINES (break down by line sizes): .. SEWER LINES(break down by line sizes): CURB: GUTTER: SIDEWALK: OPEN SPACE (not to include detention areas) in sq ft & acres: TRAIL EASEMENTS (break down by width): "- > Developed trail (break down by width, depth & material): ➢ Undeveloped trail (break down by width, depth & material): FOR PLANNING DEPARTMENT USE ONLY Applicable Corridor Plan: Metropolitan District: PROCEDURAL GUIDE-ANNEXATION Windsor Bluffs 29778 Highway 257, Windsor, CO 80550 Average and Minimum Lot Sizes Single-Family, SF-1: -Average Lot Size=6500 sq. feet. -Minimum Lot Size=6000 sq. feet Multifamily, SF-2: -Average Lot Size=4750 sq. feet -Minimum Lot Size=4500 sq. feet Multifamily, RMU: -Average Lot Size= 2650 sq. feet -Minimum Lot Size= 2400 sq. feet Multifamily, MF-2: -Average Lot Size= 1650 sq. feet -Minimum Lot Size= 1400 sq. feet Acreage and Lots Per Phase Phase 1: -Acreage= 15.5 acres -Number of Lots=45 Phase 2: -Acreage= 15.5 acres -Number of Lots= 105 Phase 3: -Acreage= 15.5 acres -Number of Lots=75 Phase 4: -Acreage= 8.0 acres -Number of Lots=81 Phase 5: -Acreage= 5.1 acres -Number of Lots= 51 Phase 6: -Acreage= 2.0 acres -Number of Lots= N/A: Commercial Jan . 8 , 2004 12: 36PM CONTINENTAL DIVIDE TITLE EREOK No . 8258 P . 2 . r WO litea Si 800Mara.No..... 11',,.. ._ r.I«IMa,.a, r TWO Utto,rids lW 15th y s•fosenra sraa► da.! JaneaAy • I On A''S w hMSWnld. AfMMON MID ALMS P. P dwife ssaoa rummy Mead as, ren•Y. CO 50641 w aa�'°QJ ob i 1 V Mb Com>M Wald row. . �a0 su_,,,�..... 1 0 alwaaydeennt PW.pf . a re N JAMB A. AYCWDN AND MILOS ANDIMNON, husband .:i And rife 44,..441 Wt..t ✓,/.4.po s e • • with. 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Nosen.a. ,i u It Jai sn L ,:� Ra wrrr ..w.ev.e...r rru.r.Nnr.rw.aa..r,mwi., _,.,. an . No. c 9 2004 12 :88Pi� CONTINENTAL GIYIDE TITLE EEECF; C 258 P . 4 • _fl0 (- x'7'83 Dams.at. ,•,1„4- ?,r......PEP 61976 Dintni a�, YakeLh Yth ,tr,y !inventorti 6'YaTUS r i NANNY A. TELEX • 11 6. ., n AM d'w Sign Cwu.m:.Loy Pan DtaoadsMWiieela.4and Cite~ Wdltl ay hr4 a( Orue,y '� r- ROtiRT E. ANDERSON and ALfu 1- =-74t -1424'97±. 11 rt E ANDERSON .. pets n My tePrNeN3ala,aaatreaidLliked Weld mdiIYra a Y snit tM °,4,, auam�' N DOLLARS AND OTYEA ODOD AND VALUABLE CONSIDERATION '°�W'------.�r el TEN o lee*Mom sat' leak Swab,atq 1rdAe4,ha a arM at lehl barfMs&YM 06 sip Made id de eewae e.t.reer4e w the gold latilta waz ~`�°Set lo led Nab*at AOstmsr et Ma ld+1v dt dilemma Mkt pawa Iv,Nw teem, 4 WYida WNbsb MMW 2 I A portion of the Sty of Section Eh, Tornshi 6 daseates sit, : 67 Want of tM 6th P. 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Na.ttl.vaaatYrt an him - ,r �y„�nnw aytwnta�a„tmN,t«nWrawrw a«+a 0W.4 -mtaVu w:. ..:.. tMG9earlit oTEnrri^'6ttiTM",2fY�i.=1, 66; :',-4. • Ian S. ?004 37PNI -am CONTINENTAL DIVIDE TITLE @RECN FIo .E268 P. 3 0- n - - )a ��. ;,.. s -SA dL air`".- •171�� '4%.♦'v y;• c.e d. -new,I wxy at �t tab. ti, MAP 1 N) > 'jOi., `' L I�... MA RV un r unY 4 r ..n a IF4ry� . I This DEM), Made Ws Nwsdrr nFny at +a+n} t a~**.` 1D IMtrreen *-TG -wn..r'.ax r....r at n ,1y{ I ROBFaT E. tilt RRIN. BSA RODER' n x�n1 -od MIOCP:On antl ar nee s a•��rM,....-., 'im�i."Y t 2 UNA 4, D r.• hry' t. •• a Comity of vL ld Fmreo( 1 , Sdr T 4 e. r (for Jo, •the Ent Mt+,anal y r}pPt -I�u ra«W a v..a...r 41 .. =r ROCEWT A ANDERSON and ALM C MinrRS(1N ( l ,tT r�"y�t• :'..wr nee.... ))L•d 4 ^' II H the �, r' �_K` v un wen x.p alr•ub Si • l9 f. C,Wt1Yof V.Id and SW,.of If44,• t. «. oWndo,at the emend pert: w b et ma.ra x r.,.xX ttt 4r- 1{'ll'YF.55ETII,'net 1111 Mid 'Y �7*(� J MR. Ma�,we n ...l_•r•W '1 ry., MK of the/lent purl,fm meet n Crnudanllmt of dip ern o[ In ,* -;S*a ' u in.,a,....,„.„n,w a�i V p '. t - „ w'y nb u {F4` a I) ra h'.Ei`llllid part St AND x DINER GOO! Alit Vnldasit Calls I O[NATn Oe I .fir S.t ,•. •� Ile brat pert is hand pnid I he noid tutle:ot the N•� '14, Cr t� •. r. .r f rt •,� H hermf In tetchy mufes.M an tl ne4nnwlttot has eavnd pan,tha re quit I ,-, Silas,and L lh _ emiMd reaarnl.sold,deaLmya!and quit I .1 ti.-..-f' Y net hairs lulopa remit'',r eel,convey Nonnma r nlin unaint anal, , �wN U I thBaeond part their helm and nenanx forever.not tenancy in common b y,el the I' 1 '`t`4R s ♦ �—L q r eht Mit,interest,cSim and damemo which the mid n pun i, Y In an• to 1(ho - F r {t felioa'rng dencrib d Inca W.Carrel a an oI inn beet put IIX. In and [Fy II I. -� _, + • t - ran.,of o!lad attune,13.1-4,nod ix na 4 the - (i,ItyY't I veld and tltnle of f;n oraaut wit: •t) st II 4 portion of the SNf of Section 34, man e 6 nor R of rep 6tb P.n., MELD e le of it, K7 1 el' 7* {;I �r hflh • ^-)LnALDO• inn A coylnn o' Inr NV1 of ril San ion 3, Tartish,u 5 north Ran CI ties, a ----__ 'L+ . I. COUNTY, al ' the Lnh P n. v:LO }� „;f COLORADO, do=or hM ps fellows' ) 'F ,�4L•j , • 'v II Lot as1 s76 shawlI on recorded exo o .on en O5O)-3A-RE20f, 'ucardad �. i —' 11_$ pp May 13,. Opal: 7L6 as Re cep' !b. 1687432 urld s ' *!s1\ <-i County RtL I li /A I This Is a CnnaClten deed no dn<uaen[err lee rem•inoJ II ktpO°T{ y. H Ci -�--_ f a I TO BAIT AND TO IT0L0 the same,tool her with ell and XlrE;14ar the Appurtenaaeee and prod- •d St r Z _. I Iefe.thereunto betesAlnir rm anrnine thcemntee yv +'`�_ ) ''� I ppranimng,end all the parole,riebt,rule it alpate L } "lu• end skint 4 hataMaeh ofi'the raid part of the frrnot I,r ee5 n 11 K e bat in *ii the raid WO" f kA +, of the moaned part,their heirs and naniene lemon net nten.my in can o tut in point tenancy I i rj -- tir II IN\VLTNESSU'HEHEOR The said part y of it.Gnat tart lap I w Net s c c{' J h',t, r-A { r: l . iI hmhd a and pet) the dne nM year firs Arne r ',eh 1, II G .,. tt ' F I +, ( f,-, r� tl -" I Seamed,.Sealed:Phi J Delivered In the preslace of fl(/I' neil. Cu ce �2e_rx- fsEpo1 I . 111 "'AAA bbb 4�o s t E ndv a nor 6a a. L �� ._. _ hJ V .._ _ ._.. T...`....2.7.7-7 st:[.trr_`ot (KF.d LI b�1 r5 '`fR. I ()xt a Il STATE OF CO[AP . Ala:.YIp. A 4.r I,— .. altoc55f�'.:.ISEALI '< -,G •' I • Alnyt E. AnderSOn n fa II w { .Anew, cam 1 I� ( I County at }b` Q1rEai I '5 �e•` The felVFbi1 C h,enn ,al tn.!ocknO iMCLd Iptore mr tl.0 d,)of •arch 1 pm. 3 I li St i% 077 � *,crt E. Mder son J/4/a Robert A Anderson non and Al.w E Anar rsw• s �t fG I l'.., :2�,.t7 ♦♦ 7 +sbaltd 4ad rife :AI{'corm+lLU,in y>plru 3-'Y r II° 1,119- 0tArr 'w'. edux✓W. I r, I%d"a I ); nt s' •' k\I y II, Curti 'Rte FS,S 2 MO end official war U 1 / p" f dl 7 X n a �I ' s n G s 7 1. / // te' r L r LDt �Ci.wC u'n � .:r't:::��CcdCk. I � )S xr �.., Of 'n .n Oath t !S ff _ F�i I Or T, � e y •t o , _ ! F `It" !'✓ 1 `. M,ML avucranel„a....n.... •...ANu.•;.a., n, .a..,s,.•.wn.-m-.x srwnn_r.:, I.l. . 1d ; • __-p 41„ t-r' +^- K'T T `r ,rv^er -, ,.ro- SS ' 'E'+rt yep T . f l'.'!".1.'" ) . t r , F� :A 'err''• "r1'°' f to ht t,Tt t v,l A� z heAn S.K"Fr' E,1Wx: i t ;airs-. e doh +n6 }rS �yAr i-r; itt, iY? tr f � ✓:y ,( �rrr� I EM1tt ty sY t'24 d �t 'e 1 SI n"w.1r k} t'4. n �'+ • t i 3&'. c ,j Y{ t 4,1s, R sd'S fr b ( nt 7, sin ,, u-,arf Y..Y+n' •..vpr ,.F, +e.1u ti,: ) : 4 J x 3 4.bih .,�cA' ,i7-t J-� "' k - rIpa r t" 7 h...•+4, �kp'Y, mNL; t-�'r I�>kf a ,(1 re-- tY rya"�. ti a� ` :,.e, .��.A.:a ° 7 1 i^•-••$,/r---'9‘‘•4.,.:.,. rug t S:"ys' q_,a fa 44 t _,,.,i rr•,nLF1,.L7rsa„-+t.ne-EtL�}a�, fl^3t ��' . -rT� r t - l' '1•- 1 :'Mi' r Lf' )Y"I K u.`i"..Y' +•—v:.w. 3 yl ♦ �, ll ill f s AC4 A 1 n4f h.^ :.t., A ` .7 a -. .• • ;rw4 .Wt..%If rat 6ai..:i w°lai4r lir1 {4"'.1wr71.•itJi�'f i.rawl'.1414:6.:rawd 3 1 t a w>YA:sN . .N 4 D Z m N I N m a p i5 up l i ca-4-e_ 7SSltEt t k 5 i oy j �fjI� p� ,n m h^� � ;'^[ !. hf# `i ii• v ` It n ° N,4 4f, t‘‘ , ,if tt i rtil t,, _*Z 7' IQ %. 3 NO__gA SHARES 9 1/2---- �C i 4 A C THE B. H. EATON DITCH COMPANY 0 CAPITAL STOCK *19,200 - I { j DIVIDED INTO ONE HVNDR AN D ND NUOETY TWO '•' . R'„y SHARES OF$LOO EACH .• -I (� A Q r This is to cent f L/ that Robert Anderson & Alma E _h the owner ar n w \s-:: Anderson n7r m of nine and one-half _Shares of the Capital Slack of r''' o c ,i THE S. It EATON DITCH COMPANY transferable S person or by jlttorney on the books of the a; fCompany only on Surrender of this Certificate. o:'' In Witness Whereof the said company has caused this .4 -1 Certificate to be signed by its President and Secretary and its Corporate Seal to CP. m �C_< Colorado, aedatGreetey. Sithi. Jay of 9 a � w �.s alAilt" , 0 6.,kin.O1 >Z'F` 4�yi - J,,;'L J, t,4 v;>:J L, ><, u o ,'ly r_ tr/ y tor v -e v-?.-ti to ANNEXATION PETITION We, the undersigned landowners of more than 50% of the territory, excluding public streets and alleys, propose for annexation to the TOWN OF WINDSOR,property described as follows: A portion of the South West Quarter of Section 34, Township 6 North, Range 67 West, of the Sixth Principle Meridian, County of Weld, State of Colorado, and a portion of the North West Quarter of Section 3,Township 5 North,Range 67 West, of the Sixth Principle Meridian, County of Weld,State of Colorado, described as follows: A portion of "Lot B", Recorded Exemption No. 0807-34-RE202, recorded May 13, 1976, in Book 766 under Reception No. 1688432, County of Weld, State of Colorado. This property contains 73.413 acres,more or less,and the undersigned allege the following to be true and correct: The perimeter of the proposed annexation has a distance of 7,256.74 feet, of which 3,100.71 feet, or 42.7%, the equivalent of 1/2.34th of the perimeter is contiguous to the existing TOWN limits of the TOWN OF WINDSOR. This contiguity is greater than the minimum 1/6th contiguity as required by statute. We further allege: 1. It is desirable and necessary that the referenced territory be annexed to the TOWN OF WINDSOR. 2. A community of interest exists between the referenced territory and the TOWN OF WINDSOR. 3. The referenced territory is urban or will be urbanized in the near future. 4. The referenced territory is integrated or capable of being integrated with the TOWN OF WINDSOR. 5. No land held in identical ownership is divided into separate parcels unless the owners of the said tract have consented in writing or joins in this Petition. 6. No land held in identical ownership comprises 20 acres, and, together with improvements had an assessed valuation in excess of $200,000 in the year preceding the filing of this petition,unless the owners of the said tract have consented in writing or joins in this Petition. 7. No proceedings for annexation of the referenced territory have been commenced for Page 1 of 4 annexation to another municipality. 8. The signers hereof comprise the landowners of more than 50% of the territory proposed to be annexed exclusive of streets and alleys, and are in fact owners of 100% of the herein described property. 9. The requirements of C.R.S. §31-12-104 and §31-12-105 exist or have been met with regard to this ANNEXATION PETITION. 10. The undersigned hereby reserve the right to withdraw this ANNEXATION PETITION at any time during the annexation proceedings. THEREFORE, the undersigned hereby request that the TOWN OF WINDSOR approve the annexation of the area proposed to be annexed and do herewith pay the required fees. In addition to the annexation, the undersigned request the zoning of the referenced territory in accordance with the Annexation and Master Plan Application. Page 2 of 4 _ ea CAV 2`/778 f1.iy 25"7 e4d19'd"C° e ss A. Anderson Mailing Address S,-).S_C) 25/ 9 77,17 ;;.S7, 11/%44° 4e' ate Helen M. Anderson Mailing Address iD SSO STATE OF COLORADO ) ) ss COUNTY OF WELD ) _ The foregoing ANNEXATION PETITION was acknowledged before me this b day of 5Q n. , 2004, by Jess A. Anderson. Witness my hand and official seal: Nu kin (i (Signature)Notary Public (Name and Address)Notary Public 995 , Ea5tn an Pori( Dr. MY COMMISSION EXPIRES 10/14/2006 Wind 50 r, CD go551 My commission expires ****************************** — STATE OF COLORADO ) ) ss _ COUNTY OF WELD ) The foregoing ANNEXATION PETITION was acknowledged before me this 5 day of cTa n , 2004,by Helen M. Anderson. — Witness my hand and official seal: L V l I !J Jul (Signature)Notary Public (Name and Address)Notary Public g452, Eastman PQrxpr. MY COMMISSION EXPIRES 10/14/2006 WI BOSOr, CD aD5;1 My commission expires Page 3 of 4 / -5 -04 1,,_jt e g9774 OCR-,7g7 Date Rob R. Anderson Mailing Address - L X7774 - Date Alma E. Anderson Mailing Address ge)SCC STATE OF I eiX S ) ss COUNTY OF C(-nca - ) The foregoing ANNEXATION PETITION was acknowledged before me this S day of , 2004, by Robert R. Anderson. • Vt eal: X07_,S gait- as"Pw DEBRA FORTIN (Signature)Notary Public ` * " Notary Pubic (Name and Address)Notary Public State Texas % My Comm.E p.10/1812007 n -1 ro n r-O. COX l 231 My commission expires I V—� :3—ZQD'7, . �C D4,Ty I gag STATE OF I(K05 ) ) ss — COUNTY OF 4Y& nicm- ) • The foregoing ANNEXATION PETITION was acknowledged before me this 57h day of nuGnti , 2004, by Alma E. Anderson. Ii - Its a ,i e .4d official seal: 2WM DEBRA FORTIN (Signature)Notary P110 ic State of Tins (Name and Address) Notary Public ik-orlie My Comm.Exp.10/18/2007 (M't'G` Jr) . E3e), k 23 My commission expires /0-1 g-z(6,7 D f oc icf tor-4—TX rig-3 8 , Page 4 of 4 PART II: Annexation Proposal 1. Overview The Anderson family and Windsor Bluffs, LLC are requesting annexation of the Windsor — Bluffs property to the Town of Windsor, Colorado. The Windsor Bluffs property is located in the southeast portion of Windsor between the Bluffs Region and the Cache la Poudre River, near Weld County Road 62 and east of Colorado State Highway 257. The parcel consists of 73.4 acres and has three homes and irrigated agricultural land. The property is under Weld County jurisdiction and carries the Weld County I-1 and A zoning designations. The current agricultural use of the property is a non-conforming use. This annexation, if approved, will meet a community need for quality, unique workforce and work-live housing in a manner compliant with the Town of Windsor Comprehensive Plan and the pending workforce housing ordinance. Representatives of the property owners met several times with Town staff and informally with the Town Board, Planning Commission, and the Parks and Recreation Advisory Board in 2003 to discuss development plans for the property. A number of specific issues and concerns were raised in the meetings and by staff Extensive efforts have been made to address all of the issues and concerns to result in an annexation application that is supportable and welcomed by the Town and other involved entities. The Master Development Plan for the property is proposed as an RMU-PUD under the jurisdiction of the Town of Windsor. The development plan includes the preservation of the three existing homesteads, a variety of residential housing opportunities including workforce housing, live/work units, a neighborhood commercial center, the incorporation of an existing commercial use, and a recreational package including integrated neighborhood parks, a Cache la Poudre Trail connection and open space adjacent to historic farm buildings and the Bluffs. The development is planned to have a signalized intersection on Highway 257 at its primary access point to insure the safety of its residents as well as to improve the safety conditions for commuters using this major arterial access. The residential uses are tailored towards a variety demographics and lower middle market residential categories including traditional single-family homes with a mixture of small lot cottage and patio homes, single family attached housing, multi-family units with town homes and garden apartments, and live/work opportunities. This mix of housing types will offer a range of affordability for families that are being attracted to the Windsor area, with particular emphasis on helping the Town of Windsor achieve its goals regarding work-force housing. The site is strategically located in the developing employment area of Windsor and has excellent access on the major arterial between Greeley and Windsor. The site is in a perfect location for a mixed-use project and the "suburban urbanism" development plan will complement the neighborhood heritage of Windsor and the surrounding natural environment. The site is defined by natural and other features that will enhance the creation of a compact, self- - contained residential neighborhood. The development will continue to enhance the east side of Windsor and establish an a esthetic southern gateway t o Windsor t hat w ill p ortray the Town's high standards for quality of life. 14 The impacts of the proposed development on the Town are minimal and in fact the fiscal analysis indicates a surplus of income to the Town, unusual for a primarily residential project. There are several substantive reasons for requesting the annexation of this property: Municipal services are readily available —The proposed land uses are appropriate for the site —The development plan helps to implement the Windsor Comprehensive Plan —The development will establish an aesthetic gateway to the town —The development will be harmonious with the area's natural environment — The development will enhance the Cache la Poudre Trail providing connectivity between the Town and the Bluffs — The Town will have control over the uses of the site —The project will provide unique, affordable workforce housing for Windsor — The development will pay its own way and create a fiscal surplus for the Town 2. Eligibility for Annexation The Anderson property exceeds the statutory requirement of one-sixth contiguity with the current Town of Windsor boundaries. The northern and eastern boundaries of the property are adjacent to land previously annexed by the Town. The entire perimeter of the proposed parcel is 7,256.74 feet, and the portion that is common to the Town boundary is 3,100.71 feet, or 42.7%, the equivalent of a 1/2.34 contiguity. The existing 42.7% contiguity establishes presumptions regarding the area proposed to be annexed that: I) there is a community of interest between the parcel and the Town, 2) the parcel is urban or will be urbanized in the near future, and 3) the parcel is integrated or can be integrated with the Town. 3. Statement of Community Need The 2002 Windsor Comprehensive Plan (Plan) identifies the issue of maintaining a diversified housing stock as an important challenge that the Town desires to address, and recognizes the shortage of unique housing products targeted to a broader group of buyers or renters. Background data regarding the Windsor housing market defines a high demand for housing for area employees due to the explosive job growth in the region, general population growth including retirees and seniors, and other factors. Studies indicate that there is an increasing desire to live closer to employment areas to reduce commuting times and traffic hassles, and reserve more time for family activities. The Plan identifies serious supply limitations over the next two decades in light of the current housing stock and the development trend towards high-end products. The Plan further states that housing development in Windsor must respond to new and varied opportunities. Economically attainable housing with a diversity of style, density and price is an established goal and a necessary element for the future of Windsor in maintaining a healthy economy while keeping ahead of its projected employment growth. The Town has recently initiated actions to encourage w orkforce housing and the Windsor B luffs project i s committed t o help the T own achieve this important goal. 15 To more specifically define housing needs, the demographic trends indicate a staggering growth rate that will more than double the population of Windsor between 2000 and 2010. The projections anticipate growth from under 10,000 residents in 2000 to over 21,000 by 2010, with a similar doubling in households. In 2010, 70% of the projected population of 21,400 in Windsor will be under 45 years old, and the median household income will grow from $45,200 in 2000 to $64,700 in 2010. Growth has both positive and negative components, and the Town has the responsibility of keeping things in balance so that the community can prosper. In the past decade, there was a 135.4% increase in the number of single-family units and a 10.1% decline in multifamily units in Windsor. Much of the remaining multi-family stock in Windsor consists of older apartment buildings that are near obsolescence. These factors establish a strong need for Windsor to act now t o provide for the rapidly expanding w orkforce m arket and declining affordable housing stock. The Windsor Bluffs development will help the Town achieve an economic balance, accommodate the rapidly developing employment sector and provide a target area for mixed "" residential uses. The proximity of the site to readily available municipal services is a large factor in the developer's ability to project a range of pricing for the proposed units. The Town's proposed incentive plan regarding workforce housing will also help make the project more feasible. These factors establish a definite and compelling need for a project of this type and scale. 4. Master Development Plan The Windsor Bluffs development will adopt the highly praised design concept often referred to as "suburban urbanism," offering a wide range of housing types in a traditional neighborhood and utilizing elements such as front porches and sidewalks, and alley-loaded garages. While reminiscent of city neighborhoods this design is far more attractive than traditional subdivisions because of the integrated mix of differing housing designs, open space and retail shops serving the "neighborhood." Windsor Bluffs will be the first true neigborhood development in Windsor. The Windsor Bluffs development is planned as an RMU PUD, containing several different land use categories. The parcel will be developed in several phases with an anticipated 10-year build-out period and a slightly longer absorption period. Beyond the first two single- family phases, future multi-family portions of the project will be coordinated with demands created by employment sector growth in the area. A total of 357 residential units are planned for the site, with a neighborhood commercial component and other development consistent with the RMU zoning designation. The project will begin with the first phase of single-family, multifamily and live/work units, including a work force housing component, along with most of the infrastructure, transportation and recreational improvements for the entire development. This phase will plat and develop about half of the site, and will also include platting of the Homestead Preserve. The next p hase w ill b e a moderate d ensity s ingle-family attached area t hat w ill include the w ork- - force housing component, which will be followed by future multi-family phases. The 16 neighborhood commercial component near Highway 257 will be the final phase. This development will service the Windsor Bluffs community as well as provide safe, convenient access to the increasing commuters using Highway 257. This component will be phased as the demand grows with an eye towards providing financial support to the Town of Windsor. 5. Fiscal Analysis A fiscal impact analysis was prepared for the Windsor Bluffs project by BBC Research and Consulting. The analysis assessed how the Town of Windsor's fiscal position would be affected by the annexation of Windsor Bluffs. The analysis is based on current data and with assumptions commonly applied in Windsor. The fiscal impact of the proposed residential uses is typical of projects of a similar size and scale in a comparable municipal situation. The addition of limited commercial uses under — the RMU-PUD zoning scheme results in a projected fiscal surplus of$65,000 per year at build- out of the project. The results of the study indicate that the development will pay its own way and produce a surplus for the Town. This is an excellent fiscal profile for a primarily residential mixed-use project. See Appendix C for the complete report. 6. Local Government Planning Objectives Local Governments. The proposed annexation is located in Windsor's designated Area of Influence, and most of the parcel is within the GMA. The City of Greeley and Weld County also have comprehensive plan components addressing the area, but there are no intergovernmental agreements between any of these entities. The City of Greeley's interest in this area is focused primarily on community separators. The bluffs are an excellent natural boundary between the two communities and the drop from the higher bluff elevation into the Cache la Poudre River area along Highway 257 at the location of the project further signals the entry into the Windsor area. Weld County's planning emphasis is directed towards preserving agricultural uses where it is feasible and appropriate. The Weld County plan specifically directs any proposed development within 1/2 mile of a municipal service area to become incorporated in that community. Windsor. The Town of Windsor adopted a new comprehensive plan in April, 2002 (the Plan). Many changes, both planned and unplanned, have already taken place in the short time the Plan has been in effect. In an area that is growing as rapidly as Windsor, it is difficult to keep the perspective of advance planning ahead of what is actually happening. The important philosophy to keep in mind is the act of weaving the implementation of the Plan into essence of what is happening. The Windsor Bluffs annexation proposal fulfills the Plan in many important ways. No plan is perfect and no proposal is perfect, but good minds and good citizens can craft a means of achieving everyone's basic interests. The following topic summaries describe how the Windsor Bluffs project seeks to implement fundamental elements of the Plan 17 and become a viable asset to the Windsor community. These elements establish a strategic and compelling foundation for the support of the annexation, consistent with the established goals and policies of the Plan: Available Municipal Services. Municipal services are readily available at the proposed annexation site. The applicant has contacted most of the service providers and has conducted preliminary discussions regarding the proposed development. The availability of services will allow development at this location to be offered at a broad range of prices that will attract a diverse group of residents and help the Town of Windsor accomplish important housing goals. Unique Mixed Use Residential Opportunity. The Plan intends to provide for the development of mixed-use residential units in areas where the development would be compatible with the surrounding uses and where the more intensive use would not create service problems. The Residential Mixed Use designation is intended to encourage the creation of a desirable mix of residential dwelling types that are compatible with and complimentary to, and located on the same parcel as commercial and light industrial uses, common recreational uses, and open spaces. The proposed Windsor Bluffs development is compatible with the area and implements these important goals. T his i nfill project w ill provide c onnectivity between the north-south axis of commercial and industrial uses and the northwest-southeast axis of residential uses of differing densities in the southern ._ Windsor area. Location of the Site. In preliminary discussions, the site's proximity to the Town's waste water treatment plant was raised by the Town as an issue regarding potential development. The development site is physically separated from the treatment facilities by unused portions of the Town land, the Cache la Poudre River, and within the parcel itself by the floodplain and riparian corridor along the river that additionally provides important air flow dynamics. These riparian areas will be protected as open space and recreational areas in the development plan. The remaining portion of the development site closest to the treatment facility has three existing homes and the residents there have never experienced adverse effects from the water treatment facilities. The Town anticipates the expansion of the wastewater treatment facilities coordinated with growth both inside and outside of the Town boundaries, and also plans for RMU development directly adjacent to other portions of the waste water treatment facilities. Additionally the facility is designated as a regional service facility and will serve both municipal and unincorporated areas. Modem waste water treatment practices and technology applied in the current and potential expanded facilities do not carry with them the stigma regarding odors experienced decades ago. Proper operation and management of the treatment facility should not result in any negative impacts to property located over one-half mile away. Support for Growing Employment Sector. One primary emphasis of the Plan is to create more commercial/industrial land uses and a greater variety of housing 18 types. Other than the downtown area and land masses near I-25, there are two main future employment centers designated for the Windsor area. The first is the industrial area on the east side of the Town that is largely outside of town boundaries. Some of this area is already developed for industrial uses under county jurisdiction and there is ample room for future similar growth. The second future employment center is a 1,000-acre area along three miles of US Highway 34 that is designated in the Comprehensive Plan as an Employment Corridor. The size of this area is two to three times that of all existing commercial development in Windsor, including the central business district and the areas along I-25. The proposed annexation is centrally located between the two areas, and w ill p rovide h ousing in a 1 ocation t hat i s c onvenient t o both o f these future employment centers. Infill Development. Paying close attention to infill development issues is one of the most important things that a municipality can do over time to adjust its planning objectives to actual growth patterns. The proposed annexation is an superlative example of this principle. The Town's established boundary already comprises over 42% of the site, and the Town's potential control over the future land use of the property through annexation is the most important action it can take to implement vital Plan objectives. The location of the property along the highway and at the base of the Bluffs further emphasizes the need for the Town to direct the future of this gateway area. Additional infill issues arise from other land use changes in the surrounding area. The pending South Hill annexation proposal, located to the northwest oft he Windsor B luffs site, includes a significant change from a state residential uses under Weld County jurisdiction to Residential Mixed Use in Windsor. This annexation would complete a band of Residential Mixed Use zoning in Windsor that generally follows the southeasterly direction of the Cache la Poudre River corridor, except for a small portion of the proposed Windsor Bluffs boundary. The RMU band stretches four miles along current and future major arterials, and about two miles of the band is south of Windsor Bluffs and is outside of the GMA. As new annexations are addressed by the Town, it becomes necessary to re-evaluate the Plan with regard to other proposals. Appropriate Community Separator. Highway 257 and the protected Bluffs region establish a significant community separator between Windsor and Greeley, with municipal boundaries only a short distance away to the southeast. The proposed annexation site is located adjacent to the drainage channel at the base of the Bluffs on the Windsor side of this natural separator. The site is lower in elevation than the highway and the surrounding Bluffs on both sides, and the property gently slopes towards the river corridor. The site is defined by the highway, the Bluffs, and the river corridor. Development in this pocket will have wonderful natural amenities and the residents will enjoy great views without negatively impacting any other area. 19 Landscaping a long the highway w ill provide visual and noise b uffering for the residents and the highway. Additionally a master-planned, compact neighborhood development i dentifying the entrance t o Windsor w ill establish a community gateway that is far superior to the potential future industrial use of the property. Transportation Improvements. One particularly troublesome issue for rapidly expanding municipalities is the speed of traffic when it enters the town. Because of state-wide standards followed by CDOT, it is time-consuming and expensive to change speed limits in travel corridors approaching urbanized areas. The current speed limit along Highway 257 adjacent to the property is 65 miles per hour. With only a few miles between Greeley and Windsor, this speed is not safe and is long overdue for an adjustment to 55 or even 35 miles per hour. The proposed development will include a traffic signal at the main entrance on Highway 257, which will necessitate speed limit adjustments in the approach areas. The planned traffic signal will emphasize the entrance and gateway to Windsor, and provide an appropriate area to transition traffic to lower speeds as it enters higher densities and commercial and industrial uses closer to downtown Windsor. The transportation improvements for the site include acceleration and deceleration lanes to accommodate the traffic associated with Windsor Bluffs and keep all traffic moving safely and at acceptable levels of service. Protection of Environmental Features/Riparian Areas. The Master .. Development Plan for Windsor Bluffs protects environmental features and riparian areas in several ways. First, all of the riparian area of the Cache la Poudre River including the 100-year floodplain is protected from all development activity. Adjacent to a portion of the floodplain will be a low-flow drainage detention facility that will be landscaped and will function as a natural buffer and wildlife habitat area. Next to this area will be a public neighborhood park that will serve the development and the public. The Windsor Bluffs neighborhood park will include a connection to the Cache la Poudre Trail, about 300 feet away. Along other portions of the floodplain area is the Homestead Preserve. This area will include the existing homes and farm operations, including low-impact agricultural uses and protection of existing vegetation including large deciduous and coniferous trees and riparian species. The preliminary Natural Resources Site Review indicates that most of the environmentally sensitive lands are located in the riparian area, which is not planned for any development activity. Most of the development area is located on land that is currently tilled and irrigated and used for agricultural purposes. Other potential land uses for the site may not afford this level of protection for natural environment. Recreation, Open Space, and Trail Features. Low-impact recreational features, parks, trails, and open space are significant components of the Windsor 20 Bluffs project. The plan incorporates many New Urbanism principles that promote non-vehicle neighborhood circulation, active and passive recreation, and opportunities for friendly interaction between neighbors. Compact residential areas balanced by greenway linkages will incorporate vegetated streetscapes and trail systems with drainage and storm runoff facilities and other features. These .. areas provide community connectivity through landscaped transportation corridors, user-friendly trails, and wildlife habitat and travel corridors, all of which are important elements of the Plan. 7. Utility Plan The proposed sewer system for Windsor Bluffs will be an 8" PVC system located throughout the site. It is anticipated that the system will connect to an existing Town of Windsor 20" sanitary sewer main located in the right-of-way along the north property boundary. The proposed water system for the project will be an 8" PVC main line looping throughout the site, with a 12" PVC main line connecting the on-site system to existing water lines. It is anticipated that the water system will connect to an existing City of Greeley 20" main transmission water line. The City of Greeley, the Fort Collins/Loveland Water District and Weld County all provide water to the town of Windsor. The Greeley transmission line is the closest line to the property, located in Highway 257 approximately 850 feet to the north of the property. Domestic water demand rates and sanitary sewer loading rates are based on the City of Westminster Standards and Specifications for the Design and Construction on Public Improvements, April, 1999. The Town of Windsor has no set standards regarding loading rates and therefore the City of Westminster regulations were implemented. Other utilities will be designed and installed according to Town regulations. See Appendix F. 8. Drainage Plan Drainage for the Windsor Bluffs property will be accommodated by an on-site detention facility. The detention pond is a 6.5 acre-foot facility, which will accommodate the entirety of the storm water storage requirements of the project. The Windsor Bluffs property slopes from the southwest to the northeast, and the site naturally drains towards the Cache la Poudre River, which runs adjacent to the east side of the Windsor Bluffs property. The development plans will not significantly alter the general southwest to northeast drainage flow patterns. Site runoff will be collected by means of over-lot grading, and street and curb and gutter flow. Runoff will be collected into an on-site storm sewer system and directed into the on-site detention facility. Runoff from the detention facility will be released through a controlled outlet structure and into the Cache la Poudre River. 21 All drainage design for the Windsor Bluffs project is in accordance with the criteria set forth in the Town of Windsor's Storm Drainage Design Manual and the Urban Drainage & Flood Control District Drainage Criteria Manual. See Appendix G. 9. Transportation Plan The Windsor Bluffs project is located approximately two miles north of the US-34 Greeley Bypass on the northeast side of SH 257. Highway 257 is a two-lane undivided road and the speed limit is currently 65 MPH. The current CDOT AADT is 7,750, and is projected to be 19,000 in 2023. The 1999 Town of Windsor transportation study established a Daily Traffic Volume of 3000 in this area and projects the DTV to be 26,400 in 2020. The proposed development plan is estimated in the analysis to include 440 dwelling units, which is significantly higher than the proposed density. The estimated density would generate 2973 Average Daily Trips (ADT) at full build-out. Preliminary traffic studies conducted by Aldridge Transportation Consultants, 2003, Appendix D, indicate that the forecasted traffic volume would require traffic signal control. A preliminary main access point was identified that is capable of meeting all CDOT requirements. This location is incorporated into the Master Plan and is shown on the Master Plan maps. The main access point will include acceleration and deceleration lanes adjacent to Highway 257 and a divided entrance feature within the development project. The interior road plan includes looping streets and some cul-de-sacs. There will be an emergency exit point along the northern property boundary. Pedestrian and recreational trails will be integrated with the road system and located in separate areas. 10. Natural Resources Site Review A preliminary Natural Resources Site Review for the property was conducted in April, 2003 by ERO Resources Corporation. The report establishes that the majority of the property is regularly used for agricultural purposes. This area is tilled and dominated by bare ground and crop stubble, with some weedy species. The Cache la Poudre River runs along the eastern border of the property, and has a riparian overstory of plains cottonwood trees and scattered sandbar willows. The understory consists mostly of smooth brome, mullein, wild asparagus, and reed canarygrass. No large wetlands occur within the project area. Limited wetland areas dominated by reed canarygrass occur on the lower banks of the river below the ordinary high water mark. The upper banks of the river are dominated by upland grasses with scattered and isolated patches of sandbar willows. No development activities are planned in any area requiring U.S. Army Corps of Engineers authorization, and all areas within the 100-year floodplain are free from development activity and protected from use. The site was assessed for several federal listed and candidate species, and state threatened wildlife species. These are listed below with a summary statement of potential impacts of the proposed development: 22 - bald eagle. No bald eagle nests were observed on the property, but they are common in the area and may occasionally forage on or near the project area. The riparian areas of the property will be protected and there is similar habitat nearby, and it is likely that the proposed project will not adversely affect this species. - Preble's meadow jumping mouse. The Preble's meadow jumping mouse has been captured upstream of the project area, but the site lacks the structured shrub and willow communities that the mouse favors. Areas of the site including potential habitat will be protected from development, and it is therefore likely that the species will not be affected by the proposed project. - Ute ladies' tresses orchid. Vegetation along the banks of the Cache la Poudre River is too dense to support this species, and the proposed project will not likely affect the species. - Colorado butterfly plant. The project area does not have suitable habitat for this species and no adverse impacts are anticipated by the project. - black-tailed prairie dog. No active or inactive prairie dog towns occur on or adjacent to the site, and the proposed project will not affect this species. - mountain plover. The site contains suitable habitat for mountain plover, a federal candidate species. Further studies may be needed to determine the existence of this species on the property. - burrowing owl. Burrowing owls occupy prairie dog towns during the summer breeding season. Because there are no prairie dog towns on or near the site, this species in not likely to occur in the area. Based on the preliminary analysis, the environmental consultant advises that no actions are needed regarding the bald eagle, black-tailed prairie dog, and burrowing owls. Further analysis and possible approvals may be needed regarding the other species. However, most of the habitat area for the remaining species occurs in the riparian area, which will be protected from development activities. Therefore the impacts of the proposed project on the studied species are anticipated to be minimal. See Appendix E. 11. Soils -� The Windsor Bluffs site is located within the Colorado Piedmont of the Great Plan physiographic province. Subsurface conditions encountered in the widely spaced exploratory borings on the site consisted of a thin layer of topsoil overlying clayey sand and lean clay with sand to sandy lean clay and extends to depths of 13 to 32 feet below the ground surface. Some lenses of silty sand were noted in this upper layer. A 4 to 9 foot layer of poorly graded sand with gravel to sandy gravel was encountered below the upper clayey sand and lean clay layer. Claystone bedrock was encountered at depths of 19 to 35 feet below the ground surface in six of the borings. Bedrock was not encountered to a depth of 40 feet at one location. There were no geologic hazards identified that would prevent development of the Windsor Bluffs site. Localized areas of moderately collapsible soils were encountered and will require some mitigation for foundation support. Ground water may be encountered at depths near the Cache la Poudre River that could impact basement construction. Ground water, at other parts of the site, occurs at depths that should not impact basement level construction. 23 .. Spread footings placed on the upper soils or straight shaft piers drilled into the bedrock under the site may be used for foundation support. The natural soils are suitable for support of lightly to moderately loaded floor slabs. Site pavements can be constructed on properly compacted subgrades. The on-site soils are estimated to be represented by an average R-value of 8. Required pavement thicknesses for streets will vary on the actual traffic conditions. See Appendix H. 24 PART III: Comprehensive Plan/GMA Amendment Proposal ,., 1. Overview The annexation and development proposal for Windsor Bluffs requires two minor adjustments to the Town of Windsor Comprehensive Plan. The first would amend the land use depiction in the area within the GMA to change it from community separator to RMU, and the second requires the relocation of the GMA to include some acreage outside of the GMA boundary that is already depicted for RMU uses. 2. Appropriate Land Use Analysis The land within the GMA is designated as community separator/mineral extraction/open space in the Windsor Comprehensive Plan, and is currently zoned as I-1 and A in Weld County. Several factors indicate that a different land use depiction might be more appropriate for the site. First, the development plan as described in Part II above addresses community separator issues as well as gateway elements desired by the Plan. The proposed uses are compatible with and help to fulfill these primary goals. Second, mineral extraction is hardly an appropriate gateway or community separator land use. The annexation proposal would contain the current extractive uses and curb future mineral extraction development in this area. In addition to oil and gas development, there may be significant gravel resources underlying the property that could be developed under current county guidelines. Third, the development plan, including open space and greenways, landscaping along the highway and the preservation of the river corridor will accomplish an open space presentation of the future 1 and uses. T he low e levation o f t he property in r elation t o the highway and other surrounding areas will additionally minimize any impacts of development. Last and potentially the most important, the current land use depiction in context with other plans and regulations presents a particularly difficult situation for the landowner. Primarily, continued or expanded agricultural uses are non-conforming and industrial uses do not reflect Windsor's reputation for providing a high quality of life, especially in its gateway area. Under the current county industrial zoning of the property, the agricultural uses cannot be intensified to attempt to become viable, and doing so under any possible circumstances would negatively impact the perceived "pastoral" character of the land. The industrial zoning is a restricted light industrial category, essentially limiting uses to those that can be contained within a building. A 74-acre site could contain, even with major setback requirements, a sizable building. This could potentially be on the scale of other existing light industrial buildings, without the benefit of additional open space voluntary provided by many of the similar existing uses. It is hard to imagine the county approval of an industrial land use under the current zoning, because the county would be likely to encourage the annexation of any intensified use 25 and the Town would be likely to object to any industrial use. Similarly, a proposal for residential uses under c ounty j urisdiction would require r ezoning and h ere a gain it is h and t o imagine the approval of the county or the acceptance of the town of any residential use without requiring annexation. Further, the change from industrial to any kind of residential use would also require the amendment of the Town's Plan with regard to future land use depictions. The owners desire to continue living on the property and to continue certain farm activities consistent with the homestead site. However the Andersons will not be there forever and the future of the property needs to be addressed in accordance with their wishes. Both of the Anderson families welcome the improvements that will be brought about by the development and they are the primary neighbors that will be impacted by the development, which is an important factor in any land use determination. Annexation of the property and development under the jurisdiction of Greeley is conceivable but not likely considering the stated planning objectives of both municipalities and the county. In sum, any change in use of the property is severely limited and arguably non-existent under the existing regulatory framework. The proposed annexation and comprehensive plan amendments seek to implement the Plan objectives as much as possible within the context of potential viable uses of the property, and incorporate the property into the Town in an appropriate manner. 3. GMA Boundary Adjustment The new Windsor Comprehensive Plan recognizes that local and regional development trends will continue to affect Windsor because of ample water supplies and the amount of developable land in and around Windsor. The proposed annexation site is clearly in the path of urban development and is central to many changing development elements of the immediate area. The proposed annexation substantially supports the goals and objectives of the new Plan, however a minor adjustment is needed in the GMA boundary to accomplish the proposed development. According to the Plan, the Windsor Growth Management Area consists of land contiguous to or in close proximity of the Town, and is defined as the area: 1) likely to experience development pressures in the near future, 2) determined to be appropriate for development consistent with Town regulations and infrastructure requirements, 3) where urban development should be directed and contained, and 4) is consistent with the growth management policies of Weld County. The GMA is further defined in the Plan as the delineation of the area for future annexations. The Town anticipates and plans for urban development to occur within the GMA. The area outside the GMA that is important to Windsor is identified as the Windsor Area of Influence. In this area Windsor is concerned about land use changes and how they will impact Windsor's long-range planning and growth management. 26 The proposed annexation parcel is arbitrarily split by the Windsor GMA designation. The GMA boundary runs through the middle of a field that has been under the same ownership and in agricultural production for many decades,and there are no differences in the character of the property from one side of the line to the other. Additionally,the area inside the GMA is intended in the Plan to be community separator, and the area outside the GMA is designated for residential mixed use development. These and other factors seem to be inconsistent with the stated definition of the GMA and the goals of the Plan, therefore supporting the requested relocation of the GMA botmdary. 4. Strategic Benefits to the Windsor Community Comprehensive plans are advisory only and statutorily intended to be the broadest of planning tools to encourage visionary thinking. As such, they contain generalized objectives that need to be refined over time along with actual changes in land use. Additionally, strict compliance with a comprehensive plan cannot be used as a basis for development approval. The proposed Windsor Bluffs development respects the Plan's goals and objectives and carries out the desires of the community to the extent that they are applicable to the property. Minor modifications of the Plan are necessary in order to successfully implement the spirit of the Plan regarding important goals including community separators, gateways, scenic protection, housing, open space and recreation. Many other factors support the inclusion of the property in the Windsor Community, including the availability of services and establishing Town jurisdiction in this area. Windsor Bluffs will provide new services and enhance development on the southeast side of Windsor. The new neighborhood will complement adjacent development and the natural environment, provide an aesthetic gateway and offer unique workforce housing, an element currently missing in Windsor's landscape. Seen in this light, the annexation proposal illustrates strategic and compelling reasons supporting the approval of the annexation for the benefit of the current and future residents of Windsor. 27 Appendices — A. Application Submittal Check List B. School District Statement C. Fiscal Analysis Preliminary D. Traffic Study and Access Plan E. Preliminary Natural Resources Site Review [Submitted under separate cover:] F. Conceptual Utility Plan Report G. Preliminary Drainage Plan and Report H. Soils Report TOWN OF WINDSOR PLANNING DEPARTMENT ANNEXATION & MASTER PLAN _ APPLICATION SUBMITTAL CHECKLIST The following checklist is intended to provide an outline for applicants to ensure a complete submittal and to avoid processing delays due to inadequate information. Land use applications shall include all items listed in the following checklist. If an item is not checked as included in the submittal, a detailed narrative statement outlining reasons why the item has not been submitted shall be included. Lack of such statement or required item shall constitute an incomplete submittal and shall be rejected by the Town. Please see the Town of Windsor Planning Procedures Manual for complete application requirements. SUBMITTAL REQUIREMENTS FOR ANNEXATION & MASTER PLAN APPLICATIONS (See Article I, Section 15— Planning Procedures Manual for complete requirements): Planning Dept. Applicant Checklist Checklist X Enclosed application form with original signature of the property owner or the owner's authorized representative plus thirty-five (35) copies of application form. If signed by the authorized representative, written evidence of such authorization signed by the property owner shall be submitted as well. x Thirty-five (35) copies of enclosed general application overview form X $500.00 Annexation application fee X $150.00 Master Plan application fee X One (1) copy of a deed or legal instrument identifying the applicant's interest in the property X In order to maintain efficiency and reduce Planning Department staff time involved in collating applications for mailing, all copies shall be collated into complete application packets. With the exception of utility drawings which contain more than ten (10) sheets per set, all maps, plats and plans are to be folded and included with each individual packet. x Original Annexation Petition plus thirty-five (35) copies (petition format enclosed) x Thirty-five (35)folded copies of Annexation map and Master Plan (see Article I, Section 15 — Planning Procedures Manual for map and plan requirements) X Three (3) copies of soils description and limitations X Three (3) copies of preliminary utility plan. Such utility plan shall include size and location of all existing utility lines and facilities and the approximate size _ and location all proposed utility lines and facilities. A table with estimates of peak hour and maximum day water and wastewater demands shall be included on the utility plan. x Three (3) copies of a preliminary drainage plan showing flow patterns, including off-site contributions; detention and retention areas; and discharge areas. x One (1) original copy of affidavit concerning the amount and historical use of all water rights owned within the last three (3) years, and three (3) copies of such affidavit x One (1) paper copy of mailing addresses of all surrounding property owners within three hundred feet (300') of the annexation, one (1) copy of these mailing addresses on self-adhesive labels and a copy of the most recent zoning map (at a minimum scale of 1" = 400' without further reductions) indicating all such surrounding property owners, with each property being indexed with the list of mailing addresses. x Thirty-five (35) copies of applicant's statement of community need for the proposed annexation and zoning x For all annexations in excess of ten (10) acres, the applicant shall obtain a statement from the applicable school district regarding the effect of the proposed annexation upon the school district, including an estimate of the number of students generated by the proposed annexation and the capital construction required to educate such students. Thirty-five (35) copies of the school district statement shall be included in the application materials. Note: It shall be the responsibility of the applicant or the applicant's representative to provide documentation to the Planning Department confirming that the site plans and respective notices were distributed and received by the referral agencies in a timely manner. ANNEXATION AND MASTER PLAN MAP REQUIREMENTS (See Article I, Section 15-3 in the Planning Procedures Manual for complete requirements): Planning Dept.. Applicant Checklist Checklist X All annexation and master plan maps shall be made with an engineer's scale, minimum scale to be one (1) inch represents one hundred (100) feet, shall be on a reproducible medium of one (1) or more sheets with outer dimensions of twenty-four by thirty-six (24 x 36) inches > ANNEXATION: x Date of preparation, the scale, symbol designating true north x Proposed name of the annexation x Legal description (section, township, range) x Names, addresses, phone and fax numbers of the applicant and firms or persons responsible for preparing the annexation map x Distinction of the boundary that is contiguous to the Town and the length of same x Lot and block numbers if the area is already platted x Existing and proposed easements and rights-of-way — X Existing and requested zoning and acreage of each requested zone x Ownership of all parcels within and adjacent to the annexation x Appropriate certification blocks as directed by the Planning Department x Vicinity map X Revisions Block. An information block entitled "Revisions" shall be included _ on all annexation maps, and all such blocks for revisions shall include entry blocks for (i) the date of each revision, (ii) the initials of the person who made the revision, and (iii) a brief description of the revision. The applicant or applicant's representative shall be responsible for making entries in each of these respective blocks each time a revision has been made to the annexation map. > MASTER PLAN: X Date of preparation, the scale, symbol designating true north x The name of the annexation x Names, addresses, phone and fax numbers of the applicant and firms or persons responsible for preparing the master plan x Existing and proposed easements and rights-of-way x On each land-use-specific section of the plan, identify: 1-. Projected acreage, minimum lot size, and gross and net residential densities 2. Projected acreage for parks, open space, and other public and semi- public uses 3. Projected acreage for industrial and commercial uses 4. All of these projected acreages must equal the total acreage of the parcel shown in the Land Use Legend x Land Use Legend showing: 1. Proposed gross and net residential densities 2. Proposed acreage designated for each specific land use — parks, commercial, industrial, residential, other public and semi-public uses, streets, etc. 3. Proposed zoning classifications 4. Total acreage of the parcel x Existing watercourses with adequate easements for flood control x Designation of all public sites to be reserved and dedicated x Existing two (2) foot contours x Appropriate certification blocks as directed by the Planning Department x Vicinity map X Revisions Block. An information block entitled "Revisions" shall be included on all master plans, and all such blocks for revisions shall include entry blocks for (i) the date of each revision, (ii) the initials of the person who made the revision, and (iii) a brief description of the revision. The applicant or applicant's representative shall be responsible for making entries in each of these respective blocks each time a revision has been made to the master plan. Note: In the event the Board of Trustees approves an annexation ordinance, the applicant shall submit to the Planning Department two (2) translucent mylars of final annexation maps to be recorded in the office of the Weld County Clerk and Recorder and three (3) translucent original mylars of final annexation maps for annexation maps to be recorded in the office of the Larimer County Clerk and Recorder and one (1) translucent original mylar of the master plan within ten (10) days of the effective date of the ordinance. Reproduction mylars, colored or tinted mylars and sepias shall not be acceptable. WELD COUNTY RE-4 WINDSOR,COLORADO 80550 Phone: 970-686-7411 Fax:970-686-5280 Memo To: Alicia Rigli Fmne Brian Lessman �. CC: Date: 12-11-03 Re: Windsor Bluffs Impact Statement The Windsor Bluffs community as identified by developer representatives is estimated to yield 340 single-family units. By current district standards the following estimates for student impact apply. 100 single family units is estimated to generate 80 students 108 duplex units is estimated to generate 86 students 104 multi-family units is estimated to generate 21 students The total number of estimated students would be 187 students. Using a class estimate of 22 students per class this would generate 8.5 classrooms to the school district. This has an impact of about $956,000 in capital impact to the district for classroom space at current standards. As this may also cause additional buildings to be built at some point which would require support classrooms, cafeterias, gymnasiums, counseling offices, playgrounds, administrative space, etc., there would be additional capital expense at that time in addition to the above number for direct classroom spaces. Currently students from this area would be transported to existing schools. We anticipate the need for 3 school busses for this number of students at a capital cost of$255,000. Driver salary for these three routes on an annual basis would be approximately$24,000. Basic cost of classroom instruction on an annual basis is expected to be$272,000 with added costs for support services,operations and other related costs in addition to this number. •Page 1 The District would anticipate some relief in the form of land dedication or cash-in-lieu of land dedication fees consistent with its agreement with the Town of Windsor in this regard. Current standards would be as follows: Single Family SF-1 and Duplex SF-2=$1,214.57 per unit for a total of$252,630.56 Multi-family=$278.21 per unit for a total of$28,933.84 Total Cash in Lieu of Land Dedication Fees =$281,564.40 •Page 2 BBC RESEARCH & CONSULTING 3773 Cherry Creek North Drive Suite 850 �.. Denver,Colorado 80209-3827 303.321.2547 fax 303.399.0448 www.bbcresearch.com bbc@bbcresearch.com January 7,2004 Ms. Erin Johnson Windsor Bluffs LLC 724 Vine Street Denver, CO 80206 Re: Fiscal impact Analysis of Windsor Bluffs Annexation -Final Report Dear Ms.Johnson: BBC Research&Consulting (BBC)was retained in December, 2003 by Windsor Bluffs LLC to conduct a fiscal impact analysis of your proposed annexation into the Town of Windsor. Windsor Bluffs (i.e., the project) is a proposed,mixed use development south of the Town of Windsor between Colorado Highway 257 on the southwest and the Poudre River on the northeast. At build-out, this project would contain 26.9 acres of single family zoning(108 units), 13.2 acres of high density multi-family zoning(132 units), 19.5 acres of moderate density multi-family zoning (117 units) acres, 3.75 acres of commercial PUD zoning, 6.8 acres of residential/agriculture zoning and 3.25 acres dedicated solely for parks and open space.' Research Goal BBC was hired to answer the following question: • How would the Town of Windsor's fiscal position be affected by the annexation of Windsor Bluffs? Summary of Findings In light of the above research goal,we found the following: • The Town of Windsor could receive over$65,500 each year in fiscal surplus (i.e., revenues in excess of expenditures) from Windsor Bluffs at build-out. Windsor Bluffs Site Plan,Milestone Engineering,received December 22,2003.Additional trails and parks will be included within the residential zones as the site plan advances beyond the "bubble diagram"phase. Page 2 Report Organization The balance of this report is divided into the following sections: • Methodology • Limitations • Land Use Patterns • Data Sources • Financial Assumptions • Sales Tax Analysis • Other Revenue Analysis • Expenditure Analysis • Pro Forma Analysis Each section follows sequentially below. Methodology To fulfill the research goals described above, BBC has completed the following tasks: • Requested development plans (i.e., residential units, commercial square footage, potential tenants, phasing etc.) at the subject site. • Obtained Town of Windsor budget data and developed cost of service and revenue ratios for residential units and commercial square feet based on residential/commercial cost allocations. • Built a spreadsheet-based pro forma model to project costs and revenues for your proposed development. • Used the above model to estimate your project's fiscal impact that could occur given the current zoning proposal. • Prepared a draft report and then final report (this document) summarizing our findings and explaining the various assumptions built into the fiscal model. Limitations This analysis has several limitations consistent with common data sources typically used in fiscal impact analysis: • This analysis is based on 2003 population and commercial/industrial square footage data derived from PCensus (a respected commercial data provider), Colorado Department of Revenue assessed valuation records and other sources. If the Town has a significantly Page 3 different land use pattern than portrayed in this report, the findings of the analysis will differ and those differences could be material. ■ The sales tax analysis presented below is based on national median store performance reported in the Urban Land Institute's Dollars and Cents of Shopping Centers. BBC does not have access to actual store performance from any tenants pledged to'Windsor Bluffs.Actual said could differ from projections,and those differences could be material. BBC has not yet contacted the Town of Windsor to review the fiscal impact methodology herein. At your direction,we would be pleased to contact Rod Wensing,Town Manager, and Dean Moyer, Finance Director,for their input. Land Use Patterns Exhibit 1 portrays a variety of land use data for the Town of Windsor necessary for the forthcoming fiscal impact analysis. While BBC does not have access to Larimer and Weld County Assessors'records that detail Windsor's assessed value per square foot,we have assumed a figure of$25/square foot. This implies an average market valuate of approximately$86/per square foot ($25 divided by 0.29 Gallagher Amendment commercial assessment ratio) which is within the expected range. Exhibit 1. Town of Windsor 2003 Land Use Assumptions Households 4,539 80% Source: Commercial and Industrial $37,631,340 Colorado Department of Local Affairs, Assessed Valuation Division of Local Government and Colorado Department of Revenue, (Divided By)Estimated Assessed $25/sf Division of Property Taxation and Value per Square Foot BBC Research&Consulting. q (Equals)Estimated Commercial 1,505,254 20% and Industrial Square Feet Based on BBC's experience conducting more than 100 fiscal impact analyses over the last 15 years, we have selected a fiscal allocation of 80 percent residential and 20 percent non-residential. This means that 80 percent of all Town of Windsor revenues and expenditures, except for sales and property tax, is estimated to stem from residential development. The balance comes from commercial and industrial development. This 80/20 cost allocation is the mid-point between the 70/30 split we typically see in municipalities that are less residential than Windsor (e.g., Commerce City) and the 90/10 relationship we see in municipalities that are less commercial than Windsor (e.g., Greenwood Village). Page 4 Data Sources As is customary in fiscal impact analysis,we relied on two key data sources: • Financial Compendium of Local Governments, Colorado Department of Local Affairs, Division of Local Government, 2002. • Dollars &Cents of Shopping Centers, Urban Land Institute, 2002. In the Financial Compendium of Local Governments, the State extracts financial data from each local government's annual financial statement. The data represent actual revenues and expenditures. Budget documents are sometimes used to help further break down aggregated audit figures. To simplify comparisons and enhance significance,the state organizes the data for each county and municipality to fit a model multipurpose government.Activities accounted for in one category are not duplicated in another. We have inflated data in the latest edition of the compendium to reflect 2003 dollars. In Dollars &Cents of Shopping Centers, ULI compiles confidential financial information from tenants and property managers nationally and aggregates them for public disclosure. The data are based on hundreds of observations spanning all ages,sizes and locations of shopping centers. For this analysis, BBC conservatively chose to employ the median (50th percentile) store size and performance information.Newer stores tend to be larger and higher-performing than the median. We have inflated data in the latest edition of this publication to reflect 2003 dollars. Financial Assumptions In order to conduct this analysis, BBC made a number of standard financial assumptions. • This analysis considers the cost of municipal operations(i.e., salaries,supplies,rent, fuel, minor maintenance etc.). Capital expenditures on existing infrastructure (e.g., repaving roads) or to expand facilities due to growth are typically funded with transfers from the General Fund, one-time revenues such as impact fees and annexation charges, or mill- levy supported municipal debt. ■ "Fines &Forfeitures"and"Licenses &Permits" are two major categories of municipal revenue reported in the Financial Compendium of Local Governments. Court decisions in Colorado restrict the level of these revenues to cost recovery with only a modest allowance for administrative expenses. In order to be conservative,we have excluded these line items from the analysis. Sales Tax Analysis Exhibit 2 contains an analysis of potential sales tax yields from the potential retail component of Windsor Bluffs after allowing for some cannibalization from existing retailers in the Town. Data on sales per square foot are derived from Dollars&Cents of Shopping Centers. Page 5 Exhibit 2. Windsor Bluffs"Net New" Sales Tax Estimates Store Size 30,628 Source: (Times)Sales per Square Foot $150/sf Dollars and Cents of Sh000lna Centers, Urban Land Institute,2002 and BBC (Equals)Total Sales $4,594,200 Research&Consulting. (Less)Cannibalization Factor 3 (Equals)"Net New"Sales $3,215,940 limes)Town of Windsor Sales Tax 3.00% B (Equals)"Net New"Sales Tax $96,479 In our experience conducting other market studies and fiscal analyses for large annexations such as Windsor Bluffs,it is typical for the host local government to experience between a 10 and 30 percent "cannibalization" factor. This is the amount of the new retailer's sales that displace sales from existing merchants. The remaining 70 to 90 percent of sales are"net new" to the local government. To be conservative,we have assumed the higher 30 percent figure in our calculations. Other Revenue Analysis Aside from sales tax and property tax which are calculated independently, Exhibits 3 and 4 display all other revenue ratios used in this analysis. Some of Windsor's revenue comes from local taxes,while other funds are collected by the State of Colorado and"shared back" to the Town. Exhibit 3. -' Town of Windsor Revenue Analysis per Household Specific Ownership Tax $26.11 Franchise Tax $72.47 Source: Financial Compendium of Inrt Highway Users Tax Fund(HUTF) $63.00 Governments,Colorado Department of Cigarette Tax Local Affairs,2002 and BBC Research& g $5.86 Consulting. Motor Vehicle Registration $8.79 Conservation Trust Fund $16.35 Miscellaneous Revenue $68.49 Total"Other Revenue" $261.07 Without sales and property tax,Windsor currently"earns"an average of$261 per year from each household in town. As demonstrated in Exhibit 4 below, the corresponding figure is $0.20 per square foot of commercial and industrial space in Windsor. Page 6 Exhibit 4. Town of Windsor Revenue Analysis per Commercial/Industrial Specific Ownership Tax 10.02 Square Foot Franchise Tax $0.05 Source: Highway Users Tax Fund(HUTF) $0.05 financial Compendium of Local Motor Vehicle Registration $0.01 Sinvemments,Colorado Department of Local Affairs,2002 and BBC Research& Conservation Trust Fund Consulting. $0.01 Miscellaneous Revenue $0.05 Total"Other Revenue" $0.20 Based on data from the Financial Compendium of Local Governments, BBC examined total revenue for the Town of Windsor in the following categories and then converted each to a ratio per residential unit and non-residential square foot. • Specific Ownership Tax:The revenue derived from the state-formulated value levy on certain vehides, and mobile equipment. This is a state"share back" revenue to Windsor. .� • Franchise Tax:The revenue derived from various levies imposed for the privilege of doing business or using public right-of-way. Franchise taxes are typically paid by regulated public utilities such as telecommunications,power and cable providers. This is a local tax. • Highway Users Tax:The local share of the state's Highway User Tax Fund. Revenues are derived primarily from the state tax on gasoline.This is a state"share back" revenue to Windsor. • Motor Vehicle Registrations: The local share of revenues derived from various additional motor vehicle registration fees imposed by the state. This is a state"share back" revenue to Windsor. • Conservation Trust Fund:The local share of revenues derived from the state lottery. This is a state "share back" revenue to Windsor. • Miscellaneous Revenues: Includes earnings on deposits &investments, rents and royalties, special assessments, sales of, and compensation for loss of, assets, refunds of expenditures, contributions and donations, and other miscellaneous revenues. As previously discussed under the Financial Assumptions section,we did not model several key revenue categories: Use Tax, Licenses &Permits, and Fines &Forfeitures. Use taxes were excluded because they are typically reserved by Colorado municipalities for upgrading existing infrastructure and/or growth-related capital projects. Licenses, permits,fines and forfeitures were excluded because these revenue sources are typically designed to break-even in nature and not yield any revenue for the General Fund. Page 7 Expenditure Analysis Exhibits 5 and 6 display the local Town of Windsor expenditure ratios used in this fiscal impact analysis. In Exhibit 5,the figure of$802/unit figure to serve residential development exceeds the$261/unit revenue figure above. This is typical for Colorado municipalities. Sales and property tax make-up the difference for Windsor. If revenues exceed expenditures, the Town realizes a surplus from that particular development. Exhibit S. Town of Windsor Expenditure Analysis per Household General Government $216.43 Judicial $5.02 Source: " mo' financial foe:odium of Incal Law Enforcement 8186.25 Governments,Colorado Department of Roads&Highways Local Affairs,2002 and BBC Research a 9 Ys S 172.42 Consulting. Health $11.95 Culture&Recreation $210.51 Total Expenditures $802.57 In Exhibit 6,the figure of$0.61/square foot to serve commercial and industrial development exceeds the$0.20/square foot revenue figure above. This is also typical for Colorado municipalities. Once again, sales and property tax make-up the difference for Windsor. If revenues exceed expenditures, the Town realizes a surplus from that particular development. Exhibit 6. Town of Windsor Expenditure Analysis per Commercial/industrial General Government $0.16 Square Foot Judicial $0.00 e� Law Enforcement $0.14 Source: Financial Compendium of Lord) Roads&Highways $0.13 r.nvemmenn,Colorado Department of Local Affairs,2002 and BBC Research k Health $0.01 Consulting. Culture&Recreation $0.16 Total Expenditures $0.61 Based on data from the Financial Compendium of Local Governments, BBC examined total expenditures for the Town of Windsor in the following categories and then converted each to a ratio per residential unit and square foot of commercial/industrial development: Page 8 • General Government: Operating expenditures supporting the ongoing tasks associated with the management and administration of that local government, including insurance. • Judicial: Operating expenditures for judicial activities in an entity. Costs include those — for municipal or county court and county district attorney. • Law Enforcement: Total operating expenditures related to protecting persons and property from socially undesirable acts by persons or their products.Activities include police protection,jail, and such functions as building inspection,civil defense, coroner, and communications. • Roads and Highways: Operating expenditures related to the minor maintenance of roads and equipment, traffic services,snow removal,street lighting, and street and highway administration. • Culture and Recreation: Operating expenditures related to leisure activities. These include participant recreation, spectator recreation,parks, fairs, and libraries. Pro Forma Analysis Exhibit 7 integrates the results of the six previous exhibits. It demonstrates that the Town of Windsor would experience a fiscal surplus (i.e.,revenues in excess of costs) at build-out due to the proposed — Windsor Bluffs annexation. This overall surplus is comprised of a small, residential deficit being off- set by a larger commercial surplus. This pattern is common in Colorado due to the importance of sales tax, and different property tax assessment ratios dictated by the Gallagher Amendment. On one hand, residential development very rarely"pays its own way"with the exception of mountain resort or other luxury homes. On the other hand, residential density is required to attract commercial development which usually does pay its own way(i.e., the maxim "retail follows rooftops"). This paradox is the reason that fiscal impact analysis is best conducted on mixed-use projects such as Windsor Bluffs so that the host local government can assess the net impact of different, but complementary, land uses. Page 9 Exhibit 7. Fiscal Impact of Windsor Bluffs Annexation at Build-Out, Town of Windsor, Colorado Additional Single Family Units(1) 108 0 108 Additional Multi-Family Units(1) 249 0 249 Additional Retail Square Feet(2) 0 30,628 30,628 a Additional Office Square Feet(2) 0 10,209 10,209 Annual Revenues(3) - Property Tax(4) $51,185 $14,247 $65,432 Sales Tax(5) $113,639 $96,479 $210,118 Specific Ownership $9,323 $804 $10,127 Franchise $25,872 $2,231 $28,103 - Highway Users $22,490 $1,939 $24,430 Motor Vehicle Registration $3,136 $270 $3,407 Conservation Trust $5,838 $503 $6,342 Miscellaneous 674,457 $2 109 $76561 Total Revenues $258,027 $118,763 $376,790 Annual Expenditures" General Government $77,264 $6,663 $83,927 Judicial $1,790 $154 $1,945 Law Enforcement $66,491 $5,734 $72,224 _ Roads& Highways $61,554 $5,308 $66,862 Culture&Recreation t754153 16,480 $81 633 Total Expenditures $286,517 $24,707 $311,224 - Annual Surplus/(Deficit) ($28,490) $94,056 $65,566 Note: (1)Residential unit counts from Milestone Engineering Slte Plan,received 12/22/03. (2)Commercial square footage assumed to be 14 retail and Y office at.25 FAR for 3.75 developable acres. (3)Generally the product of new units and square footage and Town of Windsor revenue ratios in Exhibit 3 and 4 (4)12.030 mills at market values of$200,000/single family home,$100,000/multi-family unit and$100/PSF commercial market value. (5)See Exhibit 2 for sales tax derivation. (6)Product of new units and square footage and Town of Windsor expenditure ratios In Exhibits 5 and 6. Source: BBC Research&Consulting.• Exhibit 7 contains a key conservative assumption designed to protect the Town of Windsor in the course of this analysis. Sales tax derived from Windsor Bluffs residents has been reduced by a large portion (i.e.,75 percent) of estimated new sales tax stemming from the commercial elements of the project. This avoids "double counting" new sales tax for Windsor. Page 10 Thank you for the opportunity to prepare this analysis. Please feel free to call me at your convenience with questions. My,telephone number is 303-321-2547, extension 236. : 21 . ' Thomas A. P pp "' Managing I r=.or ALDRIDGE TRANSPORTATION CONSULTANTS, LLC Advanced Transportation Planning and System Design JOHN M.W.ALDRIDGE,PE,PrOE,AICP 1840 W.LrntrroN BLVD. SUITE B COLORADO REGISTERED PROFESSIONAL ENGINEER LITTLEroN,CO.80120 _ PROFESSIONAL TRAFFIC OPERATIONS ENGINEER TELE:30370391 12 AMERICAN INSTITUTE OF CERTIFIED PLANNERS FAX 3037039152 CELL 3035944132 E-mail: iohnaldridge(a)gwestnet June 17, 2003 Mr. Stan Moores Lowe Enterprises of Colorado 1515 Arapahoe Tower III Suite 900 Denver, Colorado 80202 RE: Preliminary Traffic Study and Access Location Analysis Windsor Bluffs Dear Mr. Moores: This technical letter provides a preliminary study of the potential traffic impact occasioned by the proposed development of Windsor Bluffs in Windsor, Colorado. The study also examines the best location for access to the site. The vicinity map on the left shows the approximate location of Wmdsor Bluffs. The site is on the northeast side of SH-257 approximately two miles north of the US-34 Bypass. SH-257 is I j l 1��i aF a state highway and access is regulated by the po\°at State Highway Access Code. It is two-lane undivided roadway and categorized as an RA facility. The speed limit in the area is 65 mph. PROJECT SITE According to Colorado Department of Transportation(CDOT) traffic counts, the current AADT is 7,750. The design hour US 34 BUSINE volume (DHV) is 11 percent of AADT. CDOT projects the 2023 AADT to be 19,000. The N count data are attached for reference. V CITY OF GREELEY PROPOSED LAND USE and TRIP GENERATION The proposed land use is residential with approximately 250 single-family and 100 multi- family homes. ALDRIDGE TRANSPORTATION CONSULTANTS, LLC Letter to Mr. Stan Moores June 17, 2003 Page 2 The trip generation is described below in the trip generation worksheet. The rates are from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 6"'Edition. >rt l rre CODE LOADt OUT 210 Single-Family W 250 9.57 0.19 0.56 0.67 0.36 258 _.. 9 1 3 48 140 186 90 230 Duplex/Condo/Tovntcuse DU 100 5.86 0.08 0.37 036 0.18 _ _.. 686 8 37 96 18 Mb tan 56x1 :vr n-R O4,4 --oneLes '4asTzst 'msr:, TRAFFIC DISTRIBUTION& ASSIGNMENT The graphics attached show the generated traffic and CDOT forecast of 2023 traffic on SH-257. The site generated traffic was distributed on a 60/40 basis with the heavier traffic split oriented to the south(Greeley and Denver Metro). TRAFFIC IMPACT According to the MUTCD signal volume warrants, the forecast traffic would definitely require traffic signal control. The minimum peak hour(70%factor)warrant for a signal is a total of 850 vph on the major approaches and 75 vph on the minor approach(one lane). In this case the major approaches equal 2090 and the minor approach is over 100 vph in AM peak hour. Please note that CDOT typically requires actual warrants be met prior to installation of traffic signals unless engineering judgement prevails. ATC uses the Synchro/SimTraffic program for operational analysis. It shows that the intersection would operate at LOS C/C in the AM and PM peak hours. ACCESS LOCATION Because of the horizontal and vertical profiles in the area, a sight distance survey was conducted to ascertain the best location for access to the site. On highways with a speed limit of 65 mph, the code requires a minimum of 725 feet for vehicles approaching the access point. The required entering sight distance (for vehicles entering the highway from the access) is 845 feet. On an RA highway, CDOT also requires a right turn deceleration lane of 800 feet (including taper), a right turn acceleration lane of 1380 feet(including taper) and left turn deceleration lane of 800 feet plus another 100 feet for vehicle storage. These are quite long and may be reduced if needed due to physical or legal constraints. CDOT would require a design waiver request to reduce the length. ALDRIDGE TRANSPORTATION CONSULTANTS, LLC Letter to Mr. Stan Moores June 17, 2003 Page 3 The preliminary sight distance survey found that the access would be best located in an area starting at the southeast corner(where the gravel road is) of the property to a point approximately 650 feet northwesterly along the frontage. With some reduction to the right turn acceleration lane, the point could be pushed to about 800 feet. At any point in this area the entering sight distance of 845 feet is exceeded. Further to the northwest of the 800 foot point, sight distance to the entrance and entering sight distance (if the entrance is unsignalized for a period of time) are encumbered by the horizontal profile and large trees on the adjacent property. Should you have any questions or need additional information please call me at 303-703-9112. Thank you for the opportunity to be of service. Kind ards, ALD IDGE TRA SPORTATION C•NSULTANTS, LLC John M.W. Al *d e, ' _ 'TOE, AICP Principal 0110\14W w cc: Tess Jones, CDOT 4 Poo = Alicia Rigli, Milestone Engineering, LLC .34193 m: .o. m: o•. /gm 44,si JMWA/me/att. -TONAL Es.,,,� ► ► ► ► ► ► ► ► I ► 1 ► ► ► ► ► Highway Beg_MP End_MP CO CAT PHYSICAL DESCRIPTION OF THE CATEGORY SEGMENT 224A 0.000 0.268 001 NRB FROM SH 36 INTERCHANGE(BROADWAY)TO JCT SH 53(BROADWAY) 224A 0268 2.750 001 NRB FROM JCT SH 53(BROADWAY)TO I-76 INTERCHANGE(70TH AVE/74TH AVE) 224A 2.750 3.634 001 NRB FROM I-76 INTERCHANGE(70TH AVE/74TH AVE)TO JCT SH 6,END SH 224A 225A 0.000 1.624 031 FW FROM 1.25 INTERCHANGE(i-225)IN DENVER TO DENVER/ARAPAHOE CO LINE IN GREENWOOD VILLAGE 225A 1.624 10.158 005 FW FROM DENVER/ARAPAHOE CO LINE IN GREENWOOD VILLAGE TO ARAPAHOEIADAMS CO LINE IN AURORA 225A 10.158 11.997 001 FW FROM ARAPAHOE/ADAMS CO LINE TO 1-70 INTERCHANGE IN AURORA,END SH 225A 227A 0.000 1.000 101 NRA FROM SH 50 INTERCHG(PUEBLO BUS LOOP)TO I MI N OF 3H 50 INTERCHG(PUEBLO BUSINESS LOOP) 227A 1.000 1.321 101 NRB FROM 1 MI NORTH OF SH 50 INTER(PUEBLO BUS LOOP)TO DAMSON ST IN PUEBLO 227A 1.321 1.851 101 NRB FROM DAMSON ST TO JCT SH 96(4TH ST)IN PUEBLO,END SH 227A 231A 0.000 1.999 101 RB FROM JCT SH 50(PUEBLO BUS LOOP)TO JCT SH 50(DEVINE),END SH 231A 233A 0.000 1.999 101 NRB FROM JCT SH 50(PUEBLO BUS LOOP)TO JCT SH 50(BAXTER),END SH 233A 239A 0.000 0.675 071 NRB FROM SH 160 INTERCHANGE IN TRINIDAD TO COUNTY RD 26,7 239A 0.876 3.345 071 RB FROM COUNTY RD 26.7 TO COUNTY RD 32 AND COUNTY RD 308(EL MORO),END SH 239A 256A 0.000 2.999 123 RB FROM JCT SH 60 TO JCT SH 85(PECKHAM),END SH 256A 257A 0.000 2.640 123 NRA FROM JCT SH 60 TO 2710 FEET WEST OF COUNTY RD 54 257A 2.640 5.145 123 RA FROM 2710 FEET WEST OF COUNTY RD 54 TO JCT SH 34 257A 5.145 5.419 123 RA FROM JCT SH 34 TO JCT SH 34(GREELEY BUS LOOP) 257A 5A19 6.349 123 RA FROM JCT SH 34(GREELEY BUS LOOP)TO JCT SH 257 SPUR -3 257A 6.349 9.588 123 RA FROM JCT SH 257 SPUR TO EASTMAN PARK DR IN WINDSOR 257A 9.588' 10.596 123 NRA FROM EASTMAN PARK DR TO JCT SH 392 IN WINDSOR 257A 10.595 10.915 123 NRA FROM JCT SH 392 TO CHIMNEY PARK DR IN WINDSOR 257A 10.915 11.580 123 NRC FROM CHIMNEY PARK DR TO JCT SH 392(MAIN ST)IN WINDSOR 267A 11.580 12.232 123 NRA FROM JCT 392(MAIN ST)TO GREELEY CANAL NO 2 STR C-17-DO IN WINDSOR 257A 12.2321 18.467 123 RA FROM GREELEY CANAL NO 2 STR C-17-DO IN WINDSOR TO JCT SH 14,END SH 257A 2578 0.000 1.110 123 RA FROM JOT SH 257 TO JCT SH 34(GREELEY BUS LOOP),END SH 2578 263A 0.000 0.635 123 NRC FROM JCT SH 86 GREELEY BUS LOOP(8TH AVE)TO JCT SH 85 263A 0.635 0.660 123 NRC FROM JCT SH 85 TO 130 FEET EAST OF JCT SH 85 IN GREELEY 263A 0.660 4.000 123 NRB FROM 130 FEET EAST OF JCT SH 85 TO IN GREELEY TO 1145 FEET EAST OF COUNTY RD 47 263A 4.000 6.747 123 RB FROM 1145 FEET EAST OF COUNTY RD 47 TO JCT SH 37,END SH 263A 265A 0.000 1.198 031 NRC FROM I-70 INTERCHANGE(BRIGHTON BLVD)IN DENVER TO DENVEFt/ADAMS COUNTY LINE IN COMMERCE CITY 205A 1198 3.821 001 NRC FROM DENVER/ADAMS CO LINE TO JCT SH 6 IN COMMERCE CITY,END SH 265A 266A 0.000 0.060 089 NRB FROM JCT SH 50(ELM AVE)AND SH 71 TO JCT SH 60(SWINK AVE)IN ROCKY FORD 266A 0.060 1.306 089 NRB FROM SH 50(SWINK AVE)IN ROCKY FORD TO COUNTY RD 21 268A 1.306 11.516 089 RB FROM COUNTY RD 21 TO JCT SH 109,END SH 266A 270A 0.000 4.259 001 FW FROM I-76 INTERCHANGE TO ADAMS/DEWER CO LINE IN DENVER 270A 4259 5351 031 FW FROM ADAMS/DENVER CO LINE TO JCT I-70 IN DENVER,END SH 270A 285A 0.000 4.215 021 RA FROM NEW MEXICO-COLORADO STATE LINE TO 2439 FEET WEST OF COUNTY RD 12 285A 4.215 5.000 021 NRA FROM 2439 FEET WEST OF COUNTY RD 12 TO 940 FEET WEST OF COUNTY RD 21 285A 5.0001 5.211 021 NRB FROM 940 FEET WEST OF COUNTY RD 21 TO JCT SH 17 285A 5.211 5.528 021 NRB FROM JCT SH 17 TO RIVER ST IN ANTONITO 285A 5.528 6.304 021 NRC FROM RIVER ST TO 12TH AVE IN ANTONITO 286A 6.304 8.554 021 NRB FROM 12TH AVE IN ANTONITO TO COUNTY RD 14.5 285A 6.554 6.856 021 NRA FROM COUNTY RD 14.5 TO COUNTY RD 14,7 285A 6.856 12.707 021 RA FROM COUNTY RD 14.7 TO JCT SH 142(TO ROMEO) 285A 12.707 19.383 021 RA FROM JCT SH 142(TO ROMEO)TO COUNTY RD 40 285A 19.383 19.597 021 NRA FROM COUNTY RD 40 TO 1130 FEET NORTH OF COUNTY RD 40 285A 19.597 19.672 021 NRB FROM 1130 FEET NORTH OF COUNTY RD 40 TO 4TH ST IN LA JARA 285A 19.672 19.817 021 NRC FROM 4TH ST TO JCT SH 138 IN LA JARA 285A 19.817 20.000 021 NRC FROM JCT SH 136 TO 206 FEET NORTH OF 1ST ST IN LA JARA 285A 20.000 20.418 021 NRB FROM 206 FEET NORTH OF 1ST ST IN LA JARA TO JCT SH 15 State Highway Access Category Assignment Schedule,January 23,2003 Section Two,Page 33 of 38 I I 1 I 1 1 1 1 1 1 I 1 I I 1 I 1 1 1 Traffic Information for Highway 257 From RefPoint 6 To RefPoint 9 r Design Annual Daily End AADT AADT 20 Hour Ref Average AADT AADT Percent Vehicle Route Ref Start Point Description Single Comb. I Year Vol Paint Point Daily Year Derivation , Trucks Trucks Trucks i Factor (% of Miles Traveled Traffic AADT) r-- 1 257A 66,349 859 8 ON SH 257 N/O SH 257 SPUR 7,750 2002 I Actual 125 153 3.60% 2.39 11 25,079 Ave ? I 7,750 I 4% t j 11 l I Total I 25,079 bd.r� • httn://www.dot.state.co.us/App DTD_DataAccess/Traffic/index.cfm?fuseaction=TrafficlnfoByRoutePrintable&route=257&beg... 6/11/2003 ► I 1 I 1 I I I I I I I I ► I I I I 1 Future Traffic Volumes for Highway 257 From RefPoint 6 To RefPoint 9 AADT AADT Ref End Ref AADT AADT Design Hour AADT single Comb. Route Point Point Start Point Description ADT AADTYR Single Comb. Volume 2023 Trucks Trucks Trucks Trucks (% of AADT) 2023 2023 257A 6.349 9.588 4 ON SH 257 N/O SH 257 SPUR 7,750 2002 125 1531 11 19,0611 307 376 If you notice an error, bug or have any questions, you can E-mail me. • httn://www.dot.state.co.us/App_DTD_DataAccess/Traffic/index.cfm?fuseaction=FutureTrafficPrintable&route=257&begRefPt... 6/11/2003 1 I I I I I I I I I I I I I I I I I 1 Windsor Bluffs Forecast Conditions Littleton, Colorado AM Peak Hour LLD m i.. O C f` e -SH-257 d-Lbr\__82$254 34_, ----> 836--> Aldridge Transportation Consultants I Windsor Bluffs Forecast Condtions 3: SH-257 & Windsor Bluffs AM Peak Hour Movement EBL EBT WBT WBR SBL SBR Lane Configurations + ¢ ' r Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 FR 1.00 1.00 1.00 0.85 1.00 0.85 Ftt Protected 0.95 1.00 1.00 1.00 0.95 1.00 --- Said. Flow(prat) 1770 1863 1863 1583 1770 1583 Fit Permitted 0.05 1.00 1.00 1.00 0.95 1.00 Satd. Flow(perm) 91 1863 1863 1583 1170 1583 Volume(vph) 34 836 1254 82 106 71 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 37 909 1363 89 115 77 Lane Group Flow(vph) 37 909 1363 89 115 77 Turn Type pm+pt Penn Perm Protected Phases 7 4 8 6 Permitted Phases 4 8 6 -- Actuated Green,G (s) 86.0 86.0 78.0 78.0 16.0 16.0 Effective Green, g (s) 86.0 86.0 78.0 78.0 16.0 16.0 Actuated g/C Ratio 0.78 0.78 0.71 0.71 0.15 0.15 Clearance Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 Lane Grp Cap (vph) 132 1457 1321 1122 257 230 vls Ratio Prot 0.01 c0.49 c0.73 c0.06 vls Ratio Perm 0.21 0.06 0.05 v/c Ratio 0.28 0.62 1.03 0.08 0.45 0.33 Uniform Delay,dl 52.2 5.1 16.0 4.9 43.0 42.2 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 52 2.0 33.3 0.1 5.5 3.9 Delay (s) 57.4 7.1 49.3 5.1 48.5 46.1 Level of Service E A D A D D Approach Delay(s) 9.1 46.6 47.5 Approach LOS A D D Intersection Summary -- HCM Average Control Delay 33.0 HCM Level of Service C HCM Volume to Capacity ratio 0.93 Cycle Length (s) 110.0 Sum of lost time(s) 12.0 Intersection Capacity Utilization 84.8% ICU Level of Service D c Critical Lane Group Synchro 5 Report jmwa Page 1 JFSATOLITT-ST51 i 1 I I I I I I I I I I I I I I I I I Windsor Bluffs Forecast Conditions Littleton, Colorado PM Peak Hour t EC- L O "6 T C Cr"') 1j; X122 E-SH-257 CF--sss 22_,, 1254-> Aldridge Transportation Consultants I Windsor Bluffs Forecast Condtions 3: Int PM Peak Hour Movement EBL EBT WBT WBR SBL SBR Lane Configurations is ♦ r ►( Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 1.00 0.85 1.00 0.85 Fit Protected 0.95 1.00 1.00 1.00 0.95 1.00 Satd. Flow(prot) 1770 1863 1863 1583 1770 1583 Ftt Permitted 0.16 1.00 1.00 1.00 0.95 1.00 Satd. Flow(perm) 289 1863 1863 1583 1770 1583 Volume(vph) 22 1254 836 122 65 43 Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow(vph) 24 1363 909 133 71 47 Lane Group Flow(vph) 24 1363 909 133 71 47 Turn Type pm+pt Penn Penn Protected Phases 7 4 8 6 Permitted Phases 4 8 6 — Actuated Green, G (s) 66.0 66.0 58.0 58.0 18.0 16.0 Effective Green,g (s) 66.0 66.0 58.0 58.0 16.0 16.0 Actuated g/C Ratio 0.73 0.73 0.64 0.64 0.18 0.18 Clearance Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 Lane Grp Cap (vph) 278 1366 1201 1020 315 281 v/s Ratio Prot 0.00 c0.73 0.49 c0.04 v/s Ratio Penn 0.06 0.08 0.03 v/c Ratio 0.09 1.00 0.76 0.13 0.23 0.17 Uniform Delay, dl 9.4 11.9 11.1 6.2 31/ 31.4 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 '- Incremental Delay,d2 0.6 23.8 4.5 0.3 1.7 1.3 Delay (s) 10.0 35.8 15.6 6.5 33.3 32.6 Level of Service BD B A CC Approach Delay(s) 35.3 14.4 33.1 Approach LOS D B C Intersection Summary HCM Average Control Delay 26.7 HCM Level of Service C HCM Volume to Capacity ratio 0.85 Cycle Length (s) 90.0 Sum of lost time (s) 8.0 Intersection Capacity Utilization 82.3% ICU Level of Service D c Critical Lane Group Synchro 5 Report jmwa Page 1 JFSATOLITT-ST51 Natural Resources Site Review for Windsor Bluffs Weld County, Colorado Prepared for- - Stan Moores 11561 W. Prentice Drive Littleton, Colorado 80401 Prepared by— ERO Resources Corporation 1842 Clarkson Street Denver, Colorado 80218 _ (303) 830-1188 April 22, 2003 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY, COLORADO APRIL 22, 2003 Introduction Windsor Bluffs, LLC. retained ERO Resources to conduct a preliminary natural resources '- site review for the Windsor Bluffs Property in Weld County(Figure 1). On April 4th, 2003, Clint Henke, an ecologist with ERO Resources, visited the site to investigate natural resources within the project area including a preliminary assessment of potential jurisdictional wetlands and identification of potential threatened and endangered species habitat. Jurisdictional wetland delineations were not conducted during this site review. Site Location The Windsor Bluffs property is located in the S 'A of Section 34, T6N, R67W on the Windsor Quadrangle in Weld County, Colorado (Figure 1). The UTM coordinates of the approximate center of the property are 4476100 mN and 510150 mE, Zone 13. Site Description The project area is bordered by CR 257 to the south and west, the Cache la Poudre River to the east, and private property to the north. The site consists mostly of bare agricultural land. The majority of the property has been tilled and is dominated by bare ground and crop stubble. Some weedy species were beginning to grow on the tilled land, but were not dominating the area. The Cache la Poudre River forms the eastern border of the property. The riparian overstory along the river consists of a few plains cottonwood trees (Populus deltoides) and scattered sandbar willows (Salix exigua). The understory consists mostly of smooth brome (Bromus inennis), mullein (Verbascum thapsus), wild asparagus (Asparagus officinalis), and reed canarygrass (Phalaris arundinacea). 1 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFFS - WELD COUNTY, COLORADO — Wetlands and Other Waters of the U.S. The project area was assessed for potential wetlands and waters of the U.S. The Cache la Poudre River is a water of the U.S. regulated by the U.S. Army Corps of Engineers (Corps). Wetlands dominated by reed canarygrass occur on the lower banks of the river, below the ordinary high water mark (OHWM). Uplands occur on the upper banks of the river, which are dominated by upland grasses with scattered, isolated patches of sandbar willows. The banks of the river are dominated by upland species within the study area. No large areas of wetlands occur within the project area. Activities within jurisdictional waters of the U.S. require authorization from the Corps. If no work is planned within the channel of the Cache la Poudre River, no action is necessary. Threatened, Endangered Species The project area was assessed for potential habitat for threatened, endangered, and candidate species under the Endangered Species Act (ESA). Federally threatened and endangered species are protected under the Endangered Species Act of 1973 as amended (16 U.S.C. 1531 et seq.). Significant adverse effects to a federally listed species or its habitat requires consultation with the U.S. Fish and Wildlife Service (Service) under Section 7 of the ESA. Four species listed as threatened potentially occur within wetland and riparian areas along the Front Range: 1. The bald eagle (Haliaeetus leucocephalus), 2. Preble's meadow jumping mouse (Zapus hudsonius preblei), 3. Ute ladies'-tresses orchid (Spiranthes diluvialis), and 4. Colorado butterfly plant (Gaura neomexicana ssp. coloradensis) Additionally,the black-tailed prairie dog (Cynomys ludovicianus), and mountain plover (Charadrius montanus) are candidate species for listing as threatened under the ESA, and are — found in upland areas of the Front Range. The burrowing owl (Athene cunicularia)is listed as a state threatened species. These species and their potential to be present in the project area are discussed below. 2 ERO Resources Corporation NATIiRAL RESOITRCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY,COLORADO Bald Eagle Species Background The bald eagle is a large North American bird with a historical distribution throughout most of the U.S. The bald eagle was listed as an endangered species in 1978. Population declines are attributed to habitat loss, the use of organochlorine pesticides, and mortality from shooting. Since its listing, the population trend for the bald eagle has been increasing. The bald eagle was downlisted from endangered to threatened in 1995 and the Service has proposed to delist the bald eagle due to population recovery. If the bald eagle is removed from the list of threatened and endangered species, it will continue to be protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act. Bald eagles are primarily winter residents in Colorado, although nesting along the Colorado Front Range has increased in recent years. Most nesting in Colorado occurs near lakes or reservoirs or along rivers. Bald eagles are frequently observed along Front Range Creeks and Rivers especially along the Cache la Poudre River, St. Vrain River, Boulder Creek, South Platte River, and numerous reservoirs throughout northeastern Colorado. Typical bald eagle nesting habitat consists of forests or wooded areas that contain many tall, aged, dying and dead trees. Currently, bald eagles are known to nest along the South Platte River near Platteville and have been noted nesting along the Cache la Poudre River along the Front Range. Potential Impacts No nests were observed on the property at the time of the site visit. Bald eagles are common in the area and it is possible that they may occasionally forage on or near the project area. However,because there is similar habitat nearby, it is likely that the proposed project will not adversely affect this species. Preble's Meadow Jumping Mouse Species Background The Preble's meadow jumping mouse (Preble's) is listed as threatened under the ESA. Typically, Preble's is located in low undergrowth consisting of grasses and forbs, in open wet 3 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY,COLORADO meadows, riparian corridors near forests, or where tall shrubs and low trees provide adequate cover. Along Colorado's Front Range, the mouse is found below 7,500 feet in elevation, generally in lowlands with medium to high moisture along permanent or intermittent streams. Potential Impacts The Preble's meadow jumping mouse has been captured upstream of the project area on the Cache la Poudre River. However, because the site lacks the structured shrub and willow communities that Preble's typically favor, it is likely that this species will not be affected by the proposed project. Since some areas along the Cache la Poudre contain Preble's habitat, clearance from the Service must be obtained for this site prior to construction in the area. Ute Ladies'-Tresses Orchid Species Background Ute ladies'-tresses orchid(ULTO) occurs at elevations below 6,500 feet in moist to wet alluvial meadows, floodplains of perennial streams, and around springs and lakes. Occurrences of ULTO have been documented in Colorado, Wyoming,Idaho, Nevada, and Utah. Once thought to be fairly common in low elevation riparian areas in Colorado, Utah, and Nevada, currently only sixteen populations are reported to occur in Colorado with most populations occurring along the Front Range. Generally, the vegetative cover is relatively open; dense, overgrown sites are not conducive to ULTO establishment. Where ULTO is found, soils are typically alluvial deposits of sandy, gravelly material that are saturated to within 18 inches of the surface for at least part of the growing season. Potential Impacts Vegetation along the banks of the Cache la Poudre River is too dense to support populations of ULTO. The proposed project will not likely affect this species. However, because the Cache la Poudre is a perennial tributary to the South Platte River, clearance for this species must be obtained by the Service prior to construction. 4 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY,COLORADO Colorado Butterfly Plant Species Background The Colorado butterfly plant (CBP)is listed as a threatened species under the ESA (Federal Register October 18, 2000). The Colorado butterfly plant is a short-lived perennial herb found within a small area of southeastern Wyoming, western Nebraska, and north- central Colorado. Its historical and current distribution includes Boulder, Douglas,Larimer, and Weld Counties, Colorado. The CBP is found in active floodplains along perennial streams and occurs where vegetation is relatively open. Agricultural activities within floodplains as well as water diversion projects, channelization, and urban development threaten this species. Potential Impacts The Service has not established official survey guidelines for the CBP; however, wetlands associated with an intermittent or perennial stream with an active floodplain are considered suitable habitat. The project area does not appear to have suitable habitat for the CBP because the vegetation along the Cache la Poudre channel is relatively dense and species commonly associated with the butterfly plant are not present. Because of these characteristics, the project will not likely affect this species. Federal Candidate Species Mountain Plover Species Background The mountain plover is a federal candidate species that inhabits dry tablelands and the Colorado Plateau. This species nests primarily in shortgrass prairie sites used historically by prairie dogs, bison, and pronghorn. This species breeds from northern Montana,Wyoming, and Colorado to central New Mexico. The wintering range extends from central California to southern Arizona into northern Mexico. The mountain plover's habitat requirements generally consist of open, flat tablelands and short, intensively grazed grasslands. Typically plovers nest in areas with at least 30 percent bare ground and are often found in disturbed 5 ERO Resources Corporation NATURAL RESOI,JRCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY,COLORADO habitats, burned prairie, fallow agricultural fields, and prairie dog colonies. This species avoids vegetation over 6 inches tall and hillsides. The Service was recently sued over the status of the mountain plover and reached a settlement that requires the Service to make a final determination whether to list this species as threatened or announce a decision not to list this species. The decision will be made in September 2003. Potential Impacts The proposed project contains suitable habitat for the mountain plover. Although no mountain plover have been found on or adjacent to the site, the presence of significant areas of bare ground, "spaced" grass plants, and surrounding open areas qualify as suitable habitat. Because this species is a candidate species, there are no regulations that require permits for construction; however, if the species were to become listed during construction, strict regulations would occur. Therefore, a mountain plover survey may be recommended if construction is to occur between May and July. Black-tailed Prairie Dog Species Background Black-tailed prairie dogs are social animals that occur in colonies or"towns" formed by a series of burrows. Species such as black-footed ferret (Mustela nigripes),burrowing owl (Athene cunicularia),prairie rattlesnake (Crotulus viridis), and mountain plover(Charadrius montanus) are closely linked to prairie dog burrow systems for food and/or cover. Prairie dogs provide an important prey resource for numerous predators including badger, coyote, fox, golden eagle, ferruginous hawk and other raptors. In 1998, the Service received a petition from the National Wildlife Federation to list the black-tailed prairie dog as a threatened species under the ESA. In the February 4, 2000 Federal Register,the Service announced that listing of the black-tailed prairie under the ESA is warranted but precluded by other higher priority actions. The status of this species will be re-evaluated annually by the Service. Its current status as a candidate species does not protect 6 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFF'S WELD COUNTY,COLORADO the prairie dog under the ESA; however, future listing of the prairie dog would require consultation with the Service before disturbing the colony. Potential Habitat and Possible Effects No active or inactive prairie dog towns occur on or adjacent to the site. Therefore, the proposed project will not impact this species. Other Species of Concern Burrowing Owls The burrowing owl is a small migratory owl that occupies prairie dog towns in Colorado during the summer breeding season. The owl is active during the day and uses abandoned prairie dog burrows for nesting and roosting. Although not listed as threatened or endangered, federal and state laws including the Migratory Bird Treaty Act prohibit the killing of burrowing owls. Burrowing owls are typically present in Colorado between March 1 and October 31. Potential Habitat and Possible Effects There are no prairie dog or ground squirrel burrows on the property; therefore, it is unlikely that burrowing owls inhabit the site. The proposed project will not impact this species. Migratory Birds _ In addition to protection of threatened and endangered species under the ESA, federal protection of certain migratory birds exists under the Migratory Bird Treaty Act (MBTA). Passed in 1918, the MBTA prevents "take"of non-game, migratory birds such as songbirds, owls and raptors. Nests of migratory birds are also protected under the META. Removal of active and inactive nests requires a"nest depredation permit" administered by the migratory bird office of the Service. In Colorado, all birds except pigeons, starlings and house sparrows are protected by the MBTA. 7 ERO Resources Corporation NATURAL RESOURCES SITE REVIEW WINDSOR BLUFFS WELD COUNTY,COLORADO Regulations and Recommendations Actions That May Be Needed: • Wetlands. The Cache la Poudre River, which flows through the project area, is a jurisdictional water of the U.S. Filling of jurisdictional wetlands and waters of the U.S. is regulated by the Corps and requires a permit under Section 404 of the Clean Water Act. Before any planned activities occur within wetlands or waters of the U.S, the Corps should be notified to determine what type of permit is needed. • Preble's meadow jumping mouse. Because a portion of the project area is located on a drainage that Preble's inhabit upstream, clearance from the Service is required before construction begins. • Ute ladies'-tresses orchid. The project area falls under the guidelines for orchid surveys because the project area is located on a perennial tributary to the South Platte River. Therefore clearance from the Service is necessary before construction begins. • Colorado butterfly plant. Although no formal survey guidelines have been published by the Service, ERO recommends obtaining clearance from the Service regarding this species. The CBP and ULTO are often addressed in the same report requesting clearance. • Mountain plover. In the future, the mountain plover may be listed under the ESA as a threatened species. The status of the species should be verified for any planned activity that impacts potential plover habitat. • Migratory Birds. No migratory bird nests were seen on the project property. However, large trees adjacent to the property did contain nests that would be under — the protection of the Migratory Bird Treaty Act. If any trees containing nests are to be removed, a nest depredation permit is required. No Actions Needed • Bald Eagle. No clearance from the Service is required for this species because no nests were observed on the property. • Black-tailed prairie dogs. No prairie dogs were observed on the property and, therefore, black-tailed prairie dogs should not be an issue with the proposed project. • Burrowing owls. No prairie dog or ground squirrel burrows, which provide habitat for this species, were seen on the property. No survey for this species is necessary for the proposed project. 8 ERO Resources Corporation 4760 -I. �``�\ q r ___ ' - 28 - •.• 27 t�l _,.'• • wt �f-47so/ j \ r rr _ • .d . . . �_ 4753 I o r r e O 40 / il 41 33'- • Project Area 34 �� 35 t --_ L t: � .p I M � Q o �� 0750 N 'oo (r r o _� 4aSB a �� 67 i' ay, y\. ` - I \5 f vp�e peon ,�� 7 �� \ '� NCO. >�, 1 a '+ ti 4 C �I , \. (`.�4e> \ \ , o., \ ¢\�k \ ➢e0�(\ �.�\- 2r,( 0 h \ Fo o S t `1 mow: I` .1.\-:,_.i.,\ \�° '�1•_ v r1-' \C-- 3 Y I -r- ig \'V �as � u c�► �, ` C% P4 465d. '900_ • b �c Op I r�� v) a > 'v �.Y. �� — % -. \� �� a — o �i' 4907 (-2-'-' a33 , o T— � VA� ��/� EROWindsor Bluffs Figure 1 S114 Section 34,T6N, R67W Site Location ERo Resources Corp. UTM Coordinates: Zone 13 4476100mN,5101B0mE 1842 Clarkson Street i — Denver,CO 80218 Windsor Quadrangle, (303)830-1188 N Prepared for:Stan Moores Fax 830-1199 Weld County, Colorado File:2363-Figl.cdr l Inch=2,000 Feet A April 2003 Windsor Bluffs April 4, 2003 lFw4 rt v• r s- 44`Yr Photo 1 - Windsor Bluffs property. View is to the east. Photo 2 - Windsor Bluffs property. Veiw is to the west. Windsor Bluffs April 4,2003 t 7 r ""'s"�111 .yJ d �A • .,ny t t.Al►'gMT < 0 • .: • tQiJ r �Y ir .. . ` a . • 3\ • 1744:St ill • Photo 3 - Cache la Poudre River in the southeastern portion of the property. View is to the north. .11'4 t44010.11$001, . • yl • iYI5 p lb:14 .44 tr fy 1 Photo 4 - Cache la Poudre River in the southeastern portion of the property. View is to the south. — Exhibits _ A. Annexation Map B. Master Plan Map C. Conceptual Utility Plan _ D. Preliminary Drainage Plan E. Current Zoning Map F. Surrounding Property Owner Information WINDSOR BLUFFS ANNEXATION TO THE TOWN OF WINDSOR A PORTION OF LAND LOCATED IN THE SOUTHWEST 1 /4 OF SECTION 34, T6N, R67W, AND A PORTION OF THE NORTHWEST 1 /4 OF SECTION 3, T5N, R67W OF THE 6TH P.M., COUNTY OF WELD, STATE OF COLORADO / SHEET 1 OF 1 EASTMAN KODAK COMPANY / VELD COUNTY ASSESSORS / '�� MAP No. 0807 PARCEL 038 �J r —W 77/7777- 77rxzJ77- 77 /7,4zw c wwrRiio s, wz77- /77T/77777- _777777777772//// \'\\\ r�PLS 1/CAP N90'00'00"E 2175.71'• 83 FOUND#5_//1NAAR IN \1 CONCRETE\ j X. i \ 1 N \1`ye ` THEODORE k MARY ANN NOOLSiRA n hej 'T \\ Drumm N0. AM / \'% RECEPTION NO. 1888432 p \ \ (NOT A PART O THIS SURVEY) O VV SUB°I I0a OF 18NDSOR NO. M2 \ . VELD COUNTY ASSESSORS U0 TOTAL PERIMEER . 7,254.74 FEET O / \\\ MAP Na. 0807 PARCEL OTJ 01 CONTIGUOUS 10 THE TORN BOUNDARY ].100.]1 FEET N / VELD COUNTY ASSESSORS i \\ 2 CLAM (HAITI d ED AREA DENOTES CONTIGUOUS BOUNDARY'VAIN (D MM No.0801 PARCEL OOB * \% / \ \ \` / �.0.53 \� FOUND 1"PIPE W / \\ VEBT / 0.24 SOUTH O O / 0 LOT B / ` -\ �•'L t r N EXEMPTION 202 RECEPTION NO. 1888432 r 6 7---- j = t- 73.413 ACRES ± ROBERT R. ANDERSON. ALMA E. ANDERSON / `\ £55 A.ANDERSON AND HELEN ANDERSON / LAND N SECRON x / \ COSTING VELD COUNTY ZOINQ I-L(INDUSTRIAL) / \\ N� SET PIN/CAP PROPOSED TOM OF VINOSOR 20MNG RMLU— \\ h / \.` oy1 PLS 34183 MW�C o.QTY PARCEL AS / \\' TAW NAIL/TAG / ___,-_.-._ \ POST PLS 34183 / \ SECTION 34 _ \ 350.00' ,3 — 584'16'32�\W ,�itSt \ 7JaA2!2 ± __*486.24' __-----�&T MN/CAP FOUND 31/4• asQ• N8476_32•E --------- ‘sePLS x�e] U IN BRASS CAP p6Jp 2136.24' NO _ _ _ FOUND PIN/CM '`\, 06�]G SECTION 3\ N ye 0.04 NORTH h .Sw CORNER SECRON 34 \%, o TBN R87W FOUND 31/4' S CO ALU. CM LS 20885 B/, SHUR MEWLIMITED PARTNERSHIP 15'PUBLIC R.O.W. VELD COUNTY ASSESSORS 06.• MM No. 00..57 PARCEL OB LAND LO fECRQN 3 N3 EMSTINC VELD COUNTY ZONING A(MNICULIINAL) FOUND r MBARPROPOSED TOWN °F VENDSON ZOBNQ RMU-PUD h RENT 1.25 VEST VELD COUNTY ASSESSORS 0.38 NORTH \'\ FOUND PIN/CAP MAP Nu 0857 PARCEL 024 y �It it. `' ` !0182 MgES�f TIIEGI q x.`a27 NORTH (� `.. SET PIN/CAP •1,/T�� , PIS 34183 U �. O SHUR NEW LIMITED PARTNERSHIP `„... s3.ORS 0• MAP NaOW67 A� c - 2V, REV0SIONS •j.0 It' BY DATE DEwrnm 2300 IRIS STREET GRAPHIC SCALE \'�� bill LAKEWOOD,3- 2- f60Iw21s I� � N. YMKFAImIIWAMNXL'CUN ii N. � %.. FOUND PIN/CAP FALCON N SURY[YINGI«< (01>nm) % „.--r_04 MEET DAM 1/BAT4 ( DRAWN 89 MU I a NC 31211 CT\TO-. - _. _ __ _ _ TMIL SYSTEM G _ i ` -_- -_ - _ ��\�4 �e1 ,v � .,_, NEB 1J E Al - L& 1 ~ _E%16TYlOLITYACCES&GMVELD.,, ,. EXISfNG CITY SGRAVEL_PQOD` �\ 1 �_ .z..±.....„..:, __ �_-� / I C...r.__.__ ___ _... _ _ .! �"`4_...., y EMERGENCYACL \ _ \ ` 16•UTIL E MI' \ 1 ( /\.PARK/ i =AL ` Ptili 4 "�. -_ 4 :V'sc• SPACE ,..3 t, 1 $ 25 AC P \ I 1L ` �� F i r , 1 LEGEND: V iV 1 A I EXIST CONTOUR-MM OR 1\ 1 z .. --- -_.- -- __--- `_ - \ ,,, yP\ \ If EXIST. CONTOUR-MINOR - 501 yVR 1 , v�� v I LAND USE LEGEND: I. E'.;I / , \� , ® _. _ \ �.1\ , •\ ' 1:pS AM NFT 1410 i1=f' MODERATE Ny,DENSITY__ _ li � (, MULTIFAMILY S I -FAMILY `&" ACRES IS RESONATED FOR STREETS) � �� y �` �1� �'\ \ I _ WIIMERCISALACfS5 ACRES1] TIEETS \"'" "`.ZONED SF-2 ' m0ss.e.2R ACRES �`.• A .ON ' .. `�' -\�� 1 f I NET46.20 ACRES "� - . \19.50 AC --� •. 28.95 f �" H. ) - PGRNs/OVEn SPACE: 7 - ,% __ A v• •/ sass-aze Aaas -%' `4, 6 UNITS/ACRE-.._- __ _ RE �� n NET.126 ACRES PAL r I MIN; LOT SIZE=4500 SF --- `. MIN. L"T SIIZE ,6000 SF - - �rL.v� r .' " cn ee- ACRES A uu . \ � ! / f NETT6.60 ACRES ( _ _�_ ` 1 11 I - _ �- 1, I I�I SNCLE-FAMILY ENDAL,SF-1 L 1 V OSPO ZONING P .CMOATMa• • • � _ _ �`�lI \ - SHELF-FAIRLY ATTACHES RE9DFNDAI, SF-2 1 ' II o - HIGH-DENSITYLTFAIALY OFN Y NE80FNTAL MF-2 _ I �% _ " 1 �'�� _�./ �1/R''r I /� A A I f�� c p r^ - GENERAL COMMERCIAL-PLANNED UNIT DEVELOPMENT, Mk vV A 4 A s' - �i V r v - RECREATION AND OPEN SPACE, 0 M \ \. ® S41N, RESDENDAL MIXER USE, RMU 58 4 Q V illl:; -`4. l A -% _ _ EJ� ?'• 1 - PLANNED USE DEVELOPMENT.RlD gi 1 V yy'/�� __ _ I � A GF9GNAlFR nrxsnrs, i s�. ! ` A� - O _ AGfilU - SINGLE-FAMILY,SF-1: 4 MNRA AO@ :p/ V A� Lam', /� - - MULTIFAMILY, SF-2 6 UNITS/ACRE B k v i%� / -" � ' 6.80,/AC . v� 6 �; - MULTIFAMILY, MF 1: 10 UNITS/ACRE , !� 't / -_ A �- 16.BO AC: - NULTFAMhY/C0MMEROA, RMU: 10 UNITS/ACRE TOTAL ACREAGE OF THE PARCEL-]34 ACRES \ �7j / _ -�� a "-a it, 1A �Z�-c COMMERCIAL/ �� -- - I f' ��1 t / r. 4 Ag 5.10 �� / — � �/; i c fppps s TO UNITS/ __, � -_�' •� ice ��f., �gd _,.14IN. LOT,SIZE=240 F / �-4444-� .� °J r �V /// / / i r �'� / /^." . _ <<' 1. Alt \ N` CaMMER A L / � .a Qa� 1, �� C��F—D�E�1V$1 MI IL ;� �// 7 , MULTIFAMILY, l 16 p ~ / *� II 11 I i'n �� \� -ZONED 2� . \ �L-- is Q CC Le 7'w/'Ln _ / W j�,�, ri O �, ZONED Gt-F�1 \\ ` y • \ - I `, .-S- r COMMERCIAL/ V�_ �" MULTIFAMILY ;� ZONED RMU 03—E ` . 1.45 AC MI NAME 10 UNITS/ACRE Annear—Nett Plan MIN. LOT SIZE=2400 SF 4 fir 4 CWNECT TO EXISTING aIN WATTER UNE L OF LOOCATTEED a IN HIGHWAY 257 APPRTO TOM THE Y 850 NORTHCONNECT TO DOMING TOWN _ m FEET OF WINDSOR JIY SAN. SEVER UNE -N P4 D 2 DP7 , DP9I PARK/ r-_-_yr T _ ,r-' w� OPEN SPACE WSW VW LEGEND DP- 1 PROP. SANITARY LINE —fW— PROP. SMITHY DESIGN PONT gg 1 / D PROP. SANITARY UNE —MN— $ 1 \ -. 6 PROP.SANITARY MANHOLE Ig • I MODERATE DENSITY -- % \\ i WATER DEMANDS MULTIFAMILY SI LE-FA I DESIGN AREA ',PEAK HOUR(CFS) PEAK DAY(CFS) * ' \ 9 1 1 DESIGN AREA A A 0.196 0.122 a tan 0053 \ 1 DE ION c 0.a1z o.00e 1 0 0090 0.151 1 -- ■. E 00(112°191:320 110 0.059 N F 0.02 0.007 l�ll� \ ■■ ■■ G 0.025 0.016 lip I \\ i _ H 0.008 0.005 �8g�1 I RESIDENTIAL/ A 0 AGRICULTURAL WASTEWATER DEMANDS 0 a } \\\ / DP9 Ww ! DESIGN AREA H DESIGN POINT PEAK HOUR(CFS) 'PEAK OAY(CFS) • F - _ D' - _ 1 0050 0.050 I I _ 2 0.072 0.072 :41 - DP11 a1z5 0.1z5 ss CONNECT TO > 11 �\ \ _ 4 0190 0.190 $z ₹ E CITY FGR Y • COMMERCIAL/ 5 aoz4 o.oz4 m APPROMMATELY 37� ' MULTIFAMILY L yy FEET WEST . 8 0.052 0.052 tg Bpm i �`\ DESIGN AREA B ■ DP8 'i14 i 1 7 az75 o.z7e ill a 8 aao7 a.oa7 ■ "'° • N PI0 a a31z 0.312 ■ 10 0.024 0.024 11 0.024 0.024 \ 1z 0370 a37o (A 2 \ COMMERCIAL = V FF OMOA CITY°OFW rnlMINSTTERF STANDARDS/8SPEaECATIOMNS u. D. `: DESIGN AREA C� DP5 _ FOR 1W DESIGN MD CONSTRUCTOR CF POBUc t� HIGH-DENSITY MPROYOAEN,S, APRIL 1929.••••••,... \ DP2 MULTIFAMILY / m d *VP DESIGN AREA E I/ it Da N o COMMERCIAL ,e O W \ DPi / DESIGN AREA F Z v • \ ,. // V ' DESIGN AREA G 7 COMMERCIAL/ MULTIFAMILY P�03-0011 DIG NNE Ama-UtI V 1 OF 1 PARK/ -` OPEN SPACE E 111 t �� \DETaTIIXi 1 , r A �'^� ;I ,POND ZI � I . A 4.34 \ \ o.eo 1 /k\ 5 ��Rey f E' \ r - "- r' Li I FJOST.CONTOUR—MAJOR .E. \ ( • EAST.CONTOUR—MINOR .. '. MODERATE DENSITY 1 J I II DRAINAGEBASIN BOUNDARY ■ ■ \ MULTIFAMILY SNGL€FAMILY ! �: I 1 DRAINAGE DESIGN POINTA C / 1 DRAINAGE RAW ARROW �► L_ -,......� f " < R • -_ �,_ ., .... "„ N j� d 5.YR RUNOFF GG[...N S g pT / �r i i CI` / I / I RAIN OCBIONnnoN .aI t ,.. ...� O DRAINAGE BASIN REFERENCE OOq o .Ree,�FFFr __________,.....--1._..--470r-'j TT . NOFF COCri. ® RESIDER T,t<< + R AU-RS' Zy ` " . _ -">`."`-. AGRICUL . . � �, 1 �\V `\ 0 o p� 3 FFFOz COMMERC$AU , / � �� /� . O \I' g e 1 • . MULTI I. / R rig i ill S \ \ 7'''N -'-- o.ae 3.30 . \ it 0.99 . �. �-.. 1§ -V 1 P COMMERCIAL o\ y Z •• t * HIGH-DENSITY ~' s `- `•; \v / MULTIFAMILY ; a .. J Aiiip r ••`` �OMMERcI L O - cc 40 4 1\ \ \� - N. i MI ,_ ; W `.� .,� 6 ,'* COMMERCIAU •• ` �-- . MULTIFAMILY RROEDr NO DNS RAW •• T Annex—doMage %.*•* 1 OF 1 1 4 a a ' - �/ t I — / / 014 N / / III• in 2 / I \N \ _ N — �\ LEGEND: ' N \ TOWN OF WINDSOR ZONING: 4 N \ E PUD PLANNED UNIT DEVELOPMENT — ' \ ❑ SF-1 SINGLE FAMILY RESIDENTIAL 1 O ElI-H HEAVY INDUSTRIAL \ \\\ � I \\ WELD COUNTY ZONING: ,11 — A1 v __ A ❑ A - ❑ I-1 --\ _-_y— \ ❑ E \ SURROUNDING PROPERTY OWNERS: II — ® i 1 + O \ Q Anglin,James Randall&Janette Kay 1 _— 1O1 \ © Eastman Kodak Company se 1 .. / 1 — — _ 30 Eastman Kodak Company IIIII I _K —-N\, / � — — — _ — _ — — — / qQ Epicenter Development,Inc. gis: LLL � ` a , ,��, © Koohtra,Theodore 8 Marion Ann a ;ROSSROADS BLVD I 6 \ ©/ Lewis,Jeffrey D. �° h ' 7Q Shur View LTD Parinenhip c • 2 Q Trollco,Inc. !,./ wlg I ♦ 1 '-4 H • 9 Town of Windsor I / GC* a / ills I I 0P1 I / I �� I / / Q� y 1 at I a IL Q`�'P I m I I I 1 re z - - - -1- -I 1 o Z I I i o N I I I I I Z I I / i I / I I / I / I / MATT NQ I I / 0]-001 DOG HAW An r—ZoniZoning 1 w 7 WINDSOR BLUFFS PROPERTY OWNERS WITHIN 300 FEET OF PARCEL#080734000024 INDEX# NAME MAILING ADDRESS PARCEL INDENIFICATION# 1 Anglin, James Randall 8995 Weld Co. Road 62,Windsor, CO 80550 080733000006 & Janetta Kay 2 Eastman Kodak ATTN: Corp.Tax Dept-Mark Camarata, 080734000025 Company 343 State Street, Rochester, NY 14650 3 Eastman Kodak ATTN: Corp.Tax Dept-Mark Camarata, 080726000039 Company 343 State Street, Rochester, NY 14650 4 Epicenter 1625 Pelican Point, Windsor, CO 80550 095704000019 Development, Inc. 5 Koolstra, Theodore & 3448 Road 35 W, Kimball, NE 69145 080734000023 Marion Ann 6 Lewis, Jeffrey B 30037 Highway 257,Windsor, CO 80550 080733000022 Shur View LTD 7 4200 E. County Road 30, Ft. Collins, CO 80528 095703000018 Partnership 8 Trollco, Inc. 1625 Pelican Lake Point, Ste. 201, 080733000026 Windsor, CO 80550 9 Town of Windsor 301 Walnut Street, P.O. Box 627, 080734000009 Windsor, CO 80550 Large Maps Available for Viewing at the Clerk to the Board's Office in the Public Review file Hello