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oversized map
Please see original file
2003-2039
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WATER eoKsEgVAt4cy
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MEAD VILLAGE
NORTHERN COLORADO WATER CONSERVANCY DISTRICT PETITION
12. The property is included within the District.
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MEAD VILLAGE
WATER RIGHTS
13.1 The applicant understands the requirement to provide a Special Warranty
deed for Non-Tributary Water Rights and will execute the deed after completion
of the annexation. A completed Special Warranty Deed is attached.
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SPECIAL WARRANTY DEED
NON-TRIBUTARY AND NOT NON-TRIBUTARY
GROUNDWATER
THIS DEED, made this day of , 2003 , between State of Colorado
acting by and through the State Board of Land Commissioners,620 Centennial Building, 1313 Sherman
Street, Denver,CO 80203 of the County of , State of Colorado,grantor(s} and the Town
of Mead,P.O. Box 626,Mead,CO 80542,of the County of Weld, State of Colorado:
WITNESSETH,that the grantor(s},for and in consideration of the sum of Ten dollars
and other good and valuable consideration,the receipt and sufficiency of which is hereby
acknowledged,has granted,bargained, sold and conveyed, and by these presents does grant,
bargain, sell,convey,and confirm,unto the grantee and its successors and assigns forever,all the
real property,together with improvements, if any, situate, lying and being in the North %2 of
Section 16,Township 3 North,Range 68 West,of the 6th Principal Meridian,EXCEPT the
following parcels described in Book 359 at page 220,Book 575 at Reception No. 1496936 and Book
1440 at Reception No.2387415,County of Weld,State of Colorado,described as follows:
All non-tributary and not non-tributary groundwater as defined by C.R.S.
§ 37-90-103,whether adjudicated,unadjudicated, permitted or
unpermitted,underlying the property described in Exhibit A,attached
hereto and incorporated by reference herein.
also known by street and number as: vacant ground
assessor's schedule or parcel number: 120716000055
TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in
anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and
profits thereof;and all the estate,right,title, interest, claim and demand whatsoever of the grantor(s),
either in law or equity, of, in and to the above bargained water rights,with the hereditaments and
appurtenances;
TO HAVE AND TO HOLD the said water rights above bargained and described with the
appurtenances,unto the grantee and its successors and assigns forever. The grantor(s),for itself, its heirs
and personal representatives or successors, does covenants and agree that it shall and will WARRANT
AND FOREVER DEFEND the above-bargained water rights in the quiet and peaceable possession of
the grantee,and its successors and assigns,against all and every person or persons claiming the whole or
any part thereof, by, through or under the grantor(s).
IN WITNESS WHEREOF,the grantor(s)has executed this deed on the date set forth above.
Date Signature
State of Colorado,acting by and through the State Board
of Land Commissioners
By: Christopher J. Castilian, Its Director
Water Rights Deed-Nananbdory May 18,2001(11:55am)
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STATE OF COLORADO )
) S.S.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
,20_by the State of Colorado, acting by and through the State Board of Land
Commissioners, by Christopher J. Castilian, its Director.
Witness My hand and official seal.
My commission expires:
Notary Public
Water Rights Deed-Norvtrib Cory May 18,2001(11'.55am)
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EXHIBIT A
TO
SPECIAL WARRANTY DEED
NON-TRIBUTARY AND NOT NON-TRIBUTARY
GROUNDWATER
Legal Description:
North %2 of Section 16,Township 3 North,Range 68 West, of the 6th Principal Meridian, County of Weld,
State of Colorado,EXCEPT the following parcels described in:
Patent recorded in Book 359 at page 220;
Patent recorded in Book 575 at Reception No. 1496936;
Patent recorded in Book 1440 at Reception No. 2387415;
ALSO EXCEPT THOSE RIGHT OF WAYS AS SET FORTH IN INSTRUMENTS RECORDED IN:
Book 1062 at Reception No. 2003223;and in
Book 1062 at Reception No. 2003222; and in
Book 1290 at Reception No. 2241203
County of Weld, State of Colorado
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Water Rig10 Deed-Na Inbuto y May 18,2001(11:55am)
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jtikj$iion IMPACT
WPORT
i-. MEAD VILLAGE
ANNEXATION IMPACT REPORT
CONSULTANT PROFESSIONAL QUALIFICATIONS
Michael Ermisch, RLA, ASLA
Senior Associate
Nuzer-Kopatz Urban Design Associates
Nuszer Kopatz Urban Design Associates is a planning and landscape
architecture firm that prides itself on innovative design and technical expertise.
The firm provides a wide range of professional services. These include:
planning, landscape architecture, urban design,
community development consulting, and community visioning/imaging.
Firm clientele includes private and public sector clients, both locally and
nationwide. Rather than specializing the scope of our professional service,
Nuszer Kopatz has chosen to focus on design problems that require creative
solutions and technical documentation for a variety of project types. The firm's
goal is to accept a design challenge and develop a functional, cost effective
solution that best meets the client's goals and objectives. Projects at Nuszer
Kopatz range from large scale, mixed-use master planned communities to higher
density in-fill development. Many, if not all, of these new communities include
neighborhood parks and urban streetscapes, landscape preservation and
rehabilitation, recreation centers, and open space and trail plans.
A full compliment of design services by Nuszer Kopatz would include the
following:
comprehensive project evaluation hard and soft landscape design
annexation, zoning and entitling construction documentation
master planning construction observation
detailed site planning post construction evaluation
project branding and imaging project management and facilitation
The firm often acts as the prime consultant of a project team; i.e., we manage
and coordinate the contemporaneous work of civil engineers, architects,
electrical/mechanical engineers and other sub-consultants.
The success of Nuszer Kopatz is due to a high level of principal and staff
commitment. The firm has been providing quality service to clients since 1991
and has since grown to a current staff level of 35 professionals. Mark Nuszer and
Mark Kopatz, the firm's principals, wholly own Nuszer Kopatz and have been
practicing for over 23 years in the fields of landscape architecture and planning.
Mark Nuszer is responsible for all planning efforts. He has established himself
and the firm as an innovative leader in greenfield and infill new home community
„--- developments throughout Colorado and the Rocky Mountain West. Mark Kopatz
directs design and landscape architecture. His extensive background in Colorado
and on the West Coast gives Nuszer Kopatz a broad range of experience in the
private and public sectors.
Under the direction of the principals and senior associates, Nuszer Kopatz has
established an award winning reputation for design excellence and technical
know-how. Nuszer Kopatz continues to push the envelope in an effort to create
financially successful, yet unique and sustainable work, live, and play
environments.
Jeff French, P.E.
Principal
Peak Civil Consultants
Peak Civil Consultants, Inc. is a full service civil engineering firm providing
expertise in the areas of residential and commercial land development. Peak
was founded in 1999 and has grown each year due to its commitment to
providing a high level of personalized service to each client. The principals at
Peak each have over 10 years of experience working on land development
projects throughout the Denver area.
The engineering team at Peak Civil Consultants is experienced and proficient in
the planning, design and management of all types of land development projects.
Peak has worked in varying roles with many municipalities in the Denver
Metropolitan area and surrounding Front Range communities. Peak Civil
Consultants is currently involved in a wide variety of projects ranging from small,
individual commercial building sites to large master planned developments
containing a variety of residential and public uses.
Kirkpatrick Pettis
Kirkpatrick Pettis is an investment banking firm providing access to the capital
markets for public sector clients throughout the nation. Established in 1925, the
firm is headquartered in Omaha, Nebraska with branch offices throughout the
country. Kirkpatrick Pettis offers a complete range of institutional fixed income
investment products and services, including public finance, institutional money
management and institutional sales and trading.
Kirkpatrick Pettis public finance professionals average over a quarter century of
experience and enjoy working relationships with over 500 clients nationwide
including school districts, counties, cities, special districts, health care
institutions, housing agencies, universities, colleges and state governments. The
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firm's investment bankers have expertise in conventional fixed rate and variable
rate debt financings as well as synthetic products such as swaps, forwards, and
swaptions.
Thomas R. Bishop
Senior Vice President, Public Finance
Denver, Colorado
Underwriter
Mr. Bishop joined Kirkpatrick Pettis' Public Finance Department in 1991 and has
twenty-five years experience in Colorado local government debt management.
He has been engaged by cities, counties, school districts, and special districts to
structure, market, and refund debt to finance capital improvements. This
experience has provided a broad range of knowledge to draw upon for
financial advice and underwriting services so often required of local governments
seeking cash and debt management services.
During his career, Mr. Bishop has created financing techniques that are still
accepted throughout the region as standards in public finance.
Today his focus is on the creation, structuring and marketing of property tax
based bonds for new communities in the metro Denver growth areas through
Title 32 Metropolitan Districts. For taxpayers' protection, limited tax non-rated
bonds are marketed to institutional investors and credit enhanced bonds are
available to all the public markets. Primarily through the efforts of Mr. Bishop,
Kirkpatrick Pettis has commanded over 50% of the Colorado Special District
underwriting market in the last three years.
Mr. Bishop has successfully completed the debt adjustment plans of numerous
special districts, such as the Aurora Centretech Metropolitan and Cottonwood
Water & Sanitation Districts. Because of his extensive experience with Colorado
Special District financing, he is often called upon to negotiate the restructure of
debt agreements between bondholders and issuers. Numerous non-rated
Special Districts have benefited from his advice and structure by refunding while
rates are favorable or by using credit enhancements to realize lower rates.
In the last five years, Mr. Bishop has served as investment banker on over 100
Colorado Special District financings totaling $1 billion. Mr. Bishop has had
success with non-rated private placements; secured by a combination of land,
tap fee agreements, and development prospects. The Town of Superior and its
multiple special districts and the Urban Renewal Authority remain a client of Mr.
Bishop's, with financings exceeding $50 million in the last few years.
Mr. Bishop holds a Masters of Science Degree in Health Finance from the
University of Colorado and a Bachelor's Degree in Economics from Goshen
College. He serves on the Goshen College Board of Overseers and has served
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i^ as past president of the alumni board of Goshen College and the governing
board of the First Mennonite Church. Mr. Bishop was Governor appointed and
remains an active member of the Colorado Municipal Bond Supervision Advisory
Board representing the bond dealer community. In addition, he has been a board
member and President of the Colorado Municipal Bond Dealers Association and
is Past President of the Denver Southeast Rotary Club.
Samuel R. Sharp
Vice President, Public Finance
Denver, Colorado
Underwriter
Mr. Sharp serves as a Vice President in the Public Finance Department of
Kirkpatrick Pettis, working primarily with Colorado special districts. Prior to joining
the firm in June, 1999, Mr. Sharp attended Columbia University in New York City,
where he graduated with a Master of Public Administration (MPA) degree,
concentrating in Public Finance. While in New York, Mr. Sharp also worked as a
public sector management consultant. Performing mostly quantitative analyses,
his clients included the United Nations, the City of New York, AmericaWorks and
the Rockefeller Foundation. Before moving to New York, Mr. Sharp worked at
Jewish Family and Children's Services, a non-profit social service agency in San
Francisco. Mr. Sharp also holds a B.A. from Occidental College in Los Angeles.
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�. MEAD VILLAGE
ANNEXATION IMPACT REPORT
1. Impact Report Map — See enclosed map with this tabbed Section 13
2. Impact Report Map Content— See enclosed map with this tabbed
Section 13
i-. MEAD VILLAGE
ANNEXATION IMPACT REPORT
3. Annexation Agreement- Not available at this time. Due to the size of
the development and the large amount of off-site infrastructure, it is
necessary for the developer to establish a special district to finance
this development. This petition for annexation is conditioned upon the
Town of Mead permitting the formation of the Mead Village
Metropolitan District and/or a Special District. Please refer to Section
24 for detailed information on the proposed district(s).
MEAD VILLAGE
ANNEXATION IMPACT REPORT
MUNICIPAL SERVICES
4. Municipal Services
4.1 Water: Public water will be provided by the Little Thompson Water
District. Existing 8" water mains parallel to Weld County Roads 7
and 34 as well as an existing 6" water main parallel to Weld County
Road 5 will provide service to Mead Village. The water system
within Mead Village will likely be comprised of 8"water lines. A 12"
loop will go through the development looping from WCR 34 to WCR
7. An 8" tie will occur at WCR 5. Options are being investigated by
the water district in cooperation with the developer to provide an
additional water main through town, toward Mead Village from Weld
County Road 38. This line would be more than two miles long, and
it has been discussed that it will be 12" minimum. This additional
main would allow for additional capacity within the overall town
water system grid, in preparation for Mead Village demands and
other planned developments to the south. All of the water systems
within Mead Village will be constructed by the developer. Phasing
needs to be taken into account to determine exactly when various
services need to be constructed. For example, the commercial
portion of the development will have the highest fire flow demand
requirements, but is not scheduled for construction in the near
future. Therefore many of the larger water system upgrades and
off-site installations do not need to be constructed during the
beginning phases. If many of the additional off-site facilities are
required, the cost associated with those installations would be
shared with other developments that will utilize the service.
4.2 Sanitary Sewer Public sanitary sewer will be provided by the Town
of Mead. A new sewer main will need to be installed
(approximately 3000' in length) that will flow to the existing Mead
treatment facility located east of downtown Mead. The capacity of
the existing treatment plant is in question and will need to be
investigated to determine if existing facilities are adequate to serve
the Mead Village development. The Town needs to consider
options for existing facility upgrades or possibly the installation of a
new waste treatment plant. Again, the phasing of Mead Village
should be considered and compared to the existing capacity of the
sanitary sewer treatment plant. The exact path and size of the new
sewer main is not yet known; however, it will likely follow WCR 7
and WCR 34. A preliminary design of this new main is presented in
the conceptual utility plan for Evergreen Farm proposed to be
adjacent to the southern boundary of Mead Village. The outfall will
be constructed by the developer that needs it first.
4.3 Storm Water: A storm water management plan will be created with
future phases of the development review that follows those ideas
presented in the Town of Mead Master Drainage Plan completed in
1998 by The Sear-Brown Group. Most of the site will discharge to
the northeast toward North Creek, while some acreage in the
southwest portion of the site will discharge to the south. The
master plan recommends that additional drainage improvements be
constructed through town for the runoff draining toward North
Creek. Options for these new improvements are being researched.
Refer to the master plan for illustration of the proposed drainage
patterns, proposed pipe, and pond locations
MEAD VILLAGE
ANNEXATION IMPACT REPORT
FINANCING OF EXTENSION OF MUNICIPAL SERVICES
5. Financing of Extension of Municipal Services
Due to the size of the development and the large amount of off-site
infrastructure, it is the intent of the Developer to establish a Special or
Metropolitan District to facilitate financing these costs. Please refer to Section
24 for information on the proposed District(s).
MEAD VILLAGE
ANNEXATION IMPACT REPORT
SCHOOL AND SPEICAL DISTRICTS
6. School and Special Districts:
6.1 St. Vrain Valley School District RE-1J
6.2 Mountain View Fire Protection District
6.3 Little Thompson Water District
6.4 Northern Colorado Water Conservancy District
6.5 St. Vrain Left Hand Water Conservancy District
6.6 Weld County Library District
6.7 Proposed Special District for Mead Village (See Section 24)
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MEAD VILLAGE
ANNEXATION IMPACT REPORT
SCHOOL IMPACT
7. Statement of School Impact
7.1 Mead Village will generate approximately 478 students. This is
based upon student yield of .66 for single family detached units, a
student yield of .25 for multi-family units, and a student yield of .29
for condominium/townhouse units. The yields itemized below
include the maximum allowable development of 30% multi-family
within the mixed use commercial area.
a. 253 elementary students or 48% of the standard capacity of
a 525 student elementary school.
b. 109 middle level students or 14.5% of the standard capacity
of a 750 student middle level school.
c. 116 high school students or 9.7% of the standard capacity of
a 1200 student high school.
7.2 There is currently an elementary and middle school on the site as
part of this State Land Board parcel. A portion of the site will be
dedicated to the school district in accordance with the St. Vrain
School District land dedication requirements. Additionally, the
developer requests that cash-in-lieu of dedication be accepted for
any portion of required land dedication not dedicated.
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MEAD VILLAGE
CONCEPT PLAN
15. Concept Plan
15.1 Concept Plan Map: Please refer to the Concept Plan Map
included in this section.
15.2 The Applicant understands that one mylar of the original Concept
Plan must be provided to the Town Clerk prior to the date for the
public hearing before the Board of Trustees.
15.3 The Applicant understands that an AutoCad drawing file of the
Concept Plan must be provided on disk or other acceptable
electronic transfer.
File contains
oversized map
Please see original file
WELDON 3OILS
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�- MEAD VILLAGE
ANNEXATION / DEVELOPMENT INFORMATION
PRELIMINARY SOILS REPORT
1. Preliminary Soils Report
The Soil Survey of Weld County, Issued September 1980 (map sheet 20
of 35), identifies four types of soils on the Mead Village site: Wiley Colby
Complex (1% to 3%), Nunn Clay Loam, Wiley Colby Complex (0% to 1%),
and Aquolls and Aquepts.
1.1 Wiley Colby Complex soils are deep and well drained with
moderately slow permeability. This soil type is mapped on
approximately 80% of the Mead Village site. These soils are in
hydrologic soil group B and have medium surface runoff. The
Wiley soil is deep and well drained with moderately slow
permeability. Surface runoff is moderate and the erosion hazard is
moderate. The Colby soils area also deep and well drained.
Permeability is moderate, surface runoff is medium, and erosion
hazard is moderate.
'; .) 1.2 Nunn Clay Loam is a deep well drained soil on smooth plains at
elevations of 4550 to 5150 feet. This soil if mapped on about 15%
of the site. Included in the mapped areas are small, long and
narrow areas of sand and gravel. Permeability is moderately low
and surface runoff is medium. This soil is in hydrologic soil group C.
Erosion hazard is low.
1.3A small mapping of Aquolls and Aquepts type soils is located in the
southwest portion of the site. This mapped unit is found in
depressions in smooth plains and at the bottoms of natural
drainageways. These soils are deep and poorly drained. The
water table in these areas is at or near the surface, and various
plants and wildlife favor these areas.
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MEAD VILLAGE
ANNEXATION I DEVELOPMENT INFORMATION
PRELIMINARY UTILITY PLAN
2. Preliminary Utility Discussion
2.1 Water: Public water will be provided by the Little Thompson Water
District. Currently, there are existing 8" water lines along Weld
County Roads 34 and 7, and an existing 6" water line along County
Road 5. Mead Village will likely comprise a network of 8" lines with
one 12" line providing a loop from County Road 34 to County Road
7. An 8" connection will be made to the 6" water line at WCR 5.
The town's distribution network currently has adequate pressure
throughout. Pressure zone maps are being obtained, and PRV
locations can be determined if any are necessary. Phasing needs
to be taken into account to determine exactly when various
distribution services need to be constructed. For example, the
commercial portion of the development will have the highest fire
flow demand requirements, but is not scheduled for construction in
the near future. Therefore many of the larger water system
upgrades, and off site installations do not need to be constructed
during the beginning phases.
2.2 Sanitary Sewer Public sanitary sewer will be provided by The
Town of Mead Waste Water Facilities. As outlined in the
conceptual utility plan for the proposed Evergreen Farm
Development, a sanitary sewer main (approximately 3000' in
length) will need to be installed adjacent to County Road 7 and tie
into the existing Mead sewer treatment facility. The development
that first requires the new main and outfall will be responsible for all
associated construction. The exact size of the pipe, and the exact
path it will take toward the existing treatment facility is not yet
determined. The District possibly needs to consider options for
existing facility upgrades or possibly the installation of a new waste
treatment plant.
2.3 Storm Drainage: The storm drainage management plan for Mead
Village will follow ideas presented in the Master Drainage Plan for
the Town of Mead. The overall concept will be followed completely,
but certain details such as pond placement, and outfall designs
may vary. The Master Drainage Plan is an overall planning tool,
and should be considered a dynamic document in which certain
details may change as development of the Mead area progresses.
A Preliminary Drainage Report will be prepared as part of future
phases of development review.
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2.4 Natural Gas: Xcel Energy will provide gas service to Mead Village.
2.5 Electric: United Power will provide electric service to Mead Village.
2.6 Telephone: Qwest will provide communication service to Mead
Village.
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s' MEAD VILLAGE
ANNEXATION/ DEVELOPMENT INFORMATION
4. Statement of Community Need
4.1 The Mead Comprehensive Plan, adopted in 1997 as a guide to future
development, characterizes the existing community as having:
• A very strong rural, small town atmosphere
• A grade and middle school with an excellent staff and reputation
• A location that is within easy commuting distance of Denver, Longmont,
Boulder, Loveland, Greeley and Fort Collins
These factors are the framework from which the proposed concept for Mead
Village has been developed. From a residential perspective, the citizens of
Mead want to retain the rural, single family atmosphere that currently exists in
Mead. There is also a desire to provide an economic stimulus from
commercial development to enhance community amenities.
From a growth perspective, the town desires to create sustainability through
balanced economic, social and environmental concerns. This approach,
widely recognized as Smart Growth, has been applied toward the planning of
Mead Village.
Additional goals identified in the Mead Comprehensive Plan include:
• Providing an adequate, efficient, safe and comprehensive transportation
system integrating all transportation modes
• Providing for a wide variety of residential densities in appropriately
planned locations
• Maximizing the choices for Mead residents and persons passing through
Mead for commercial opportunities
• Providing for the recreational and open space needs of the community
Single-family homes are currently the major type of available housing within
Mead. In direct response to the Town's growth initiatives, this development
proposes a balanced mix of housing types that offer market diversity for a
broad based community need. Although the majority of proposed units will be
single-family detached units, density variations in the form of attached units,
smaller lot cottage homes and "lifestyle" homes are proposed to promote
residential diversity and longer-term affordability. In addition, a series of
parks, open spaces and pedestrian trails are proposed in close proximity to all
proposed residential neighborhoods to connect Mead Village with the existing
town core, schools, and adjacent community services.
4.2This proposed development is consistent with the goals of the Mead
Comprehensive Plan. Residential neighborhoods have been established as
the building block for the growth of the community and the unit of expansion
of the Mead Planning Area. Opportunity, choice, variety and location are
identified as key concepts in the consideration of locating residential land
uses and housing. In this regard, the plan for Mead Village forms the basis of
a mixed-use development that integrates a diversity of residential housing
types with employment, retail and civic uses. Combined with nearby schools,
the existing town core and ample open space and recreation opportunities,
the Concept Plan incorporates the best aspects of traditional neighborhood
design.
The overall Concept for this 292.8 acre project seeks to incorporate the site's
existing physical and environmental attributes into a community plan that
continues the street grid appearance of Mead's downtown core. These
attributes include the elementary and middle schools, the Catholic Church,
Highland Ditch, significant on- and off-site views, existing, mature vegetation,
and the existing rail line. At the same time, the proposed Concept illustrates
a variety of high, medium and low-density residential neighborhoods.
The proposed Concept Plan for Mead Village contains five development
zones.
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1. Development Zone A is located adjacent to the existing elementary and
middle school sites. Mixed-Residential I (High) development is proposed
in this area in keeping with town goals to maintain higher density
development closest to the existing town core. A series of local "gridded"
streets will be planned in this area to maintain consistency with Old Town
Mead's existing character.
2. Development Zone B, located south and west of Development Zone A,
continues the gridded street network. However, the residential uses in this
Development Zone will transition to Mixed-Residential II (Medium)
development and, as a result, offer larger lots that are commensurate with
the proposed density.
3. Development Zone C is the western-most district in the community and
consists of Mixed- Residential III (Medium-Low) development. The street
pattern in this Development Zone will introduce a "modified-grid" that
allows for curved streets and reinforces the physical transition across the
site from a "formal" to a more "relaxed" development pattern.
4. Development Zone D represents the final residential Development Zone
and is located in the southwest corner of the site across the Highland
Ditch. Larger lots and conventional suburban street patterns characterize
this Development Zone and complete the transition from the existing town
core to surrounding neighborhoods.
5. Development Zone E represents the Mead Village Mixed-Use Commercial
Center. The intent of this zone is to complement existing commercial
development within the Town of Mead and offer a mixture of additional
commercial/residential and employment opportunities and civic uses that
strengthen and expand the core community. As such, this district is
intended to offer a broad range of uses that add economic vitality to the
town while maintaining existing services.
This "layered" approach to density brings development intensity in the form of
rooftops, closer to the downtown core. Conversely, it allows for a blended
transition to the large estate lots either developed or proposed in outlying
areas of the town.
Throughout the development, a series of parks and open spaces are
provided. These features have been located to maximize recreational
opportunities for residents, the schools and to provide focal points throughout
Mead Village. These amenities are anticipated to complement existing
natural features such as the Highland Ditch. A trail system is proposed
throughout this area utilizing the ditch corridor, streets and parks to provide
pedestrian connectivity between Mead Village and the surrounding town and
region.
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Su% oL IMPACT
MEAD VILLAGE
ANNEXATION / DEVELOPMENT INFORMATION
5. Statement of School Impact
5.1 Mead Village will generate approximately 478 students. This is
based upon student yield of .66 for single family detached units, a
student yield of .25 for multi-family units, and a student yield of .29
for condominium/townhouse units. The yields itemized below
include the maximum allowable development of 30% multi-family
within the mixed use commercial area.
a. 253 elementary students or 48% of the standard capacity of
a 525 student elementary school.
b. 109 middle level students or 14.5% of the standard capacity
of a 750 student middle level school.
c. 116 high school students or 9.7% of the standard capacity of
a 1200 student high school.
5.2 Approximately 12.6 acres of the site will be dedicated to the school
district in accordance with the St. Vrain School District land
dedication requirements. The developer requests that cash-in-lieu
of dedication be accepted for any portion of required land
dedication not dedicated. Additionally, there is currently an
elementary and middle school on the site as part of this State Land
Board parcel.
T
MEAD VILLAGE I February 27, 2003
SCHOOL LAND DEDICATION Revised March 10, 2003
I L
I
School Planning Standards
Number Projected Student Site Size Acres of Developed
Single Family Of Student Facility Standard Land Land Cash-in-lieu
_ Units Yield ,Standard Acres Contribution, Value Contribution
Elementary 637 0.35 525 10 4.25 $35,000
222.95
Middle Level 637 0.14 750 25 2.97 $35,000
89.18
High School 637 0.17 1200 50 4.51 $35,000
108.29
Total 420.42 11.73 $35,000 $410,600
I $645
r Single Family Student Yield is .66 I , Per Unit
Multi-Family _ii I
Elementary 100 0.15 525 10 0.29 $35,000
15
Middle Level 100 0.08 750 25 0.27 $35,000
8
High School 100 0.02 1200 50 0.08 $35,000
2 I
Total 25 0.64 i $35,000 $22,250
I 7 H $223
Multi-Family Student Yield is .25 ! Per Unit
Condo/Townhouse
Elementary 113 0.13 525 10 0.28 $35,000
14.69
Middle Level 113 _ 0.11 750 25 0.41 $35,000 —
12.43
High School 113 0.05 1200 50 0.24 $35,000
5.65
Total 32.77 , 0.93 $35,000 $32,535
$288
Condo/Townhouse Student Yield is .29 Per Unit
Total Dedicated Acreage 13.30
I
STATE OF COLORADO
'`!OARD OF LAND COMMISSIONERS Department of Natural Resources
_../1313 Sherman Street,Room 621
Denver,Colorado 80203
Phone:(303)866-3454
Fax:(303)866-3152
April 7, 2003
bboughg
$6gellsattaYs
Messrs. Rex Hartman and Scott Toillion SinISM
St. Vtain Valley School District Bill°ens
Govemor
395 South Pratt Parkway Greg E.Watcher
Longmont, Colorado 80501-6499 Department of Natural Resources
Executive Director
Christopher).Castilian
RE: Mead Elementary&Middle School Land Dedication,Mead, Colorado State Board of Land Commissioners
Division Director
Gentlemen,
Thank you for taking the time to meet with John Brejcha, Larry Huddleson and
me on Thursday March 27,2003. At that meeting we discussed the status of the five acre
+1-parcel of land located south of the athletic field at the Mead school site. On February
19, 1991, The State Land Board granted a right-of-way to the St. Vtain Valley School
District to use the land for a retention pond. The right-of-way was granted with the
condition that the pond be built within two years of the right-of-way being issued. Since
�. the intended improvements were not constructed, and the right of way was not extended,
the right-of-way is no longer in effect.
•
As you are aware, the Land Board has been working with Weld Development
Company in an effort to annex and zone the acreage surrounding the Mead school site.
The intended use for the property is for residential development. The project is primarily
planned for approximately 800 + dwelling units together with other commercial and
community uses. Our calculations indicate that given this number of units, the school
land dedication requirement will equal approximately 12 to 13 acres.
The State Land Board will retain ownership to a part of the residential land as
well as the parcel envisioned for commercial uses east of the railway tracks. Of the land
required to be dedicated to St. Vtain,roughly five acres would be required from the State
Land Board. Assuming the Town and voters of Mead approve the project,the State Land
• Board would be willing to dedicate the land to St. Vtain that was the subject of the right-
of-way. We appreciate the support voiced for this plan at our meeting.
•
Based on the land plan that Weld Development is preparing to submit to the Town of
Mead, the acreage to be dedicated to the school is to be located immediately south of the
existing school site. The State Land Board is pleased that by means of the school land
dedication, St Vrain Valley School District will be able to complete the construction of
the retention pond project as originally intended.
COMMISSIONERS:Dennis V.Brinker,Diane Evans,John R.Stulp,Patrick Teegarden,Shirley W.Watson
r-. Page Two, Messrs. Hartman and Toillion
Further, in our meeting Weld Development indicated a willingness to participate in the
construction of the pond with the intent of working out an agreement for the joint use of
this facility.
Lastly, should the Town or voters not approve the project, we expressed our willingness
to work with St. Vrain regarding the five-acre site in some manner other than the land
dedication.
Again, thank you for coming to Denver and meeting with us. I believe it was a very
productive meeting.
Sincerely,
elf tfrer
Larry Buzick
Cc: John Brejcha,Deputy Director
Larry Huddleson,Weld Development Co.
C\
DFWWT IJAPACT
mst sst4anes
MEAD VILLAGE
ANNEXATION / DEVELOPMENT INFORMATION
6. Additional Impacts
6.1 Water: See Preliminary Utility Plan (Section #16)
6.2 Sewer: See Preliminary Utility Plan (Section #16)
6.3 Natural Gas: See Preliminary Utility Plan (Section #16)
6.4 Electric: See Preliminary Utility Plan (Section #16)
6.5 Telephone: See Preliminary Utility Plan (Section #16)
6.6 Streets: See Compatibility with Town Policy (Section #20)
6.7 Drainage: See Drainage Report (Section #21)
6.8 Law Enforcement: Law enforcement will be provided by the Town of
Mead through a contract with the Weld County Sheriffs
Department.
6.9 Fire Protection: Fire protection will be provided by the Mountain View
Fire Protection District.
6.10 Parks and Recreation:
The proposed development of Mead Village consists of
approximately 287.523 acres of which 68.7 acres are required to be
dedicated to the Town of Mead as parks and open space. The
applicant requests the acreage dedication be reduced to 53 acres
as consideration for the 4 acres of civic use. These open space
features, which will include interconnecting bike and pedestrian
trails throughout the development, have been located to maximize
active and passive recreational opportunities for residents, the
schools, and to provide focal points throughout Mead Village. An
additional 13.3 acres or 4.5% of the property shall be provided for a
school site through a combination of 12.6 acres of land dedication
and the balance in cash-in-lieu.
A unique feature on the site is the existing natural features of the
Highland Ditch. This feature with its native vegetation will be
preserved and utilized for regional bike and pedestrian trail
connections throughout the community.
,.. 6.11 Environmental Considerations:
a. There are no areas designated as wetlands within the site limits.
b. A Level I Environmental Assessment will be conducted prior to
Final Plat.
c. There are no oil and gas wells on the site.
d. The proposed development is not located within a flood hazard,
geologic hazard, or airport overlay district.
e. Noise and vibrations within the development will comply with all
rules and regulations of the Town of Mead and the Weld County
Health Department.
f. The land uses proposed will not generate smoke or odors. All
roads will be paved and therefore no dust will be generated.
g. Light and glare will be controlled by landscape and development
design.
h. Visual and aesthetic impacts of the development will adhere to
the Town of Mead development standards and blend with the
natural surroundings.
i. No high voltage uses are proposed within the development;
therefore, electrical interference will not be an issue.
j. Water pollution will be prevented by installing erosion control
measures during construction.
k. Erosion and sedimentation will be kept to a minimum through
adequate landscaping and site design.
I. Excavating, grading, and filling will occur on the site in order to
create roads and building sites as well as detention basis.
However, cut and fill will be kept to a minimum through sensitive
site planning.
m. Drilling, ditching, and dredging will occur on site. Normal
excavation related to construction of buildings and roads is
expected. Excavated materials will be used in areas on site that
require fill.
n. Air pollution within the development will not occur; i.e, no burning
of trash, diesel trucks, etc.
o. Solid waste will be disposed of by a local trash company. The
commercial and employment center will have dumpsters and
residential development will have curbside service.
p. The area that maintains wildlife on site is mainly along the
Highland Ditch corridor. This area will be preserved as open
space and bike and pedestrian trails.
q. Any native vegetation existing along the ditch areas will be
preserved to the greatest extent possible.
r. No radiation or radioactive material exists on site.
r
6.12 Economic Development Potential:
Mead Village represents a unique development opportunity that will
provide a multitude of economic development opportunities for the
Town of Mead. The 43.4 acre mixed-use commercial development
zone along the main traffic corridor adjacent to the existing Town will
complement existing commercial development as well as provide
space for new businesses that will generate sales tax revenues for the
Town as well as jobs for the residents of Mead. This commercial area
will support the community and as well as reinforce the concept of a
Town Center with new employment and civic uses.
Residential diversity will be created through a variety of housing types
and prices that will connect Mead Village to the existing town core,
schools, and community services thereby strengthening existing
services and enhancing community livability. The Town of Mead will
also benefit from increased revenues generated from building permits,
fees, property taxes, etc.
Aral)
NAPAI t t urj At•thfrit,
D%Fc1RBILE p1AnwuV6s
MEAD VILLAGE
ANNEXATION / DEVELOPMENT INFORMATION
7. Compatibility with Town Policy
7.1 Street Master Plan: The proposed street network identifies an
east/west collector street or central "spine" between WCR 7 and WCR
5. This road is integrated into the "heart' of Mead Village rather than
along its periphery as indicated in the Mead Roadway Master Plan. An
additional north-south collector is located perpendicular to WCR 34 just
west of the Middle School. The remaining roads proposed within Mead
Village are anticipated as local streets. Additional intersections
planned along WCR 34, 7 and 5 would be aligned with adjacent
proposed developments as required for increased connectivity
throughout the town core. These intersections, and a series of
gridded, local streets within the proposed development, will improve
vehicle trip distribution. This street system will result in more, narrow
streets instead of fewer, wider streets (typical of conventional,
suburban developments) that dissect neighborhoods and erode the
pedestrian environment. As a result, it is the applicant's intent to
construct collector streets with an 80' ROW with a divided median at
the projects three entryways tapering to a 68' ROW that provides for
ingress and egress to street fronted homes and on-street parking. The
e
same criteria would apply to local streets with a 54' ROW and a 30'
flow line to flow line road section with parking on one side only. This is
a variation from the town's existing street standards; however, this
proposal reflects the town's goal of reinforcing their community core
within the Mead Service Area. It is also reinforced by the application of
traditional neighborhood design principles in place of conventional
suburban standards. The applicant realizes that an at-grade railroad
crossing needs to be requested from the Public Utilities Commission.
The applicant will assume responsibility for preparing the request
which will be submitted on the Town's letterhead. In the event that the
request is denied, the Plan would be modified accordingly. Refer to
section 26 for additional information on the railroad crossing.
7.2 Subdivision Plan: N/A
7.3 Comprehensive Plan: The land uses proposed by this development
are generally consistent with the land uses shown on the
Comprehensive Plan. The Concept Plan illustrates some variations in
land use designations such as mixed-use commercial and mixed-
residential development (at densities that are consistent with the
Comprehensive Plan). However, these designations support the
Town's goal of providing economic stimulus and residential diversity at
varied densities and in an organized manner that supports the Mead
r Service Area. The higher density residential neighborhoods provide
for some attached and smaller-lot detached housing units. The town's
allowable density range of 7-14 units/acre in this category contradicts
the 7,000 S.F. lot minimum. The applicant requests a deviation from
this minimum since density, and not minimum lot size, best supports
the overriding goals of the Comprehensive Plan. In addition, this land
use constitutes only about 9-12.7% of the entire development whose
overall gross density averages 2.9 units/acre (15,020 S.F./lot).
The gross acreage for the Mead Village P.U.D. is 292.8 acres. This
acreage is divided by the railroad tracks with approximately 45 acres
east of the tracks and 247.8 acres west of the tracks. The proposed
dwelling unit count on the west side of the tracks is 750 units. This
number equates to 3.03 dwelling units per acre, which is well below the
allowable number of units per the Town's Comprehensive Plan.
Please refer to the comparison charts below.
Residential Density Comparison
Mead Comprehensive Plan
Land Use Acres Density Range Dwelling Unit Range
Medium Density 230.3 4 du/ac 6 du/ac 921 1,382
High Density 23.2 7 du/ac 14 du/ac 162 325
Total 1083 1,707
Proposed Mead Village
Development Dwelling
Zone Acres Density Units
Zone A 28.1 9 du/ac 251
Zone B 72.9 4.7 du/ac 341
Zone C 24.9 3 du/ac 73
Zone D 42.7 2 du/ac 85
Zone E 30.6 11 du/ac 100
Total 850
As evidenced by the above table, the proposed plan falls well within
the projected maximum densities identified in the Comprehensive Plan.
At the same time, it offers a broader range of housing types to add
diversity to the Mead community and market flexibility.
The applicant understands that, in order to be annexed into the Town
of Mead, the Comprehensive Plan (and related documents/ordinances)
will need to be amended to include this property.
2
7.4 Land Use Code: The Land Use Code typically implements the goals of
the Comprehensive Plan. Mead Village represents a unique
development opportunity within the town because historically, new
developments have been large lot subdivisions. As a result, the
existing development standards are applicable. These developments
also have been built in areas more removed from the town core. Mead
Village is of unique importance to the community because:
• It is located adjacent to the town core and has the ability to
continue the existing, gridded street patterns
• It provides vehicular and pedestrian connectivity to the town core
thereby strengthening existing services and enhancing community
"livability".
• It offers a commercial district that supports the community and
reinforces the concept of a "Town Center" within the Mead Service
Area. (It is not intended to replace, but complement, existing Town
core services).
• It offers a diversity of housing types that respond to the socio-
economic goals of the community.
• It provides a meaningful development transition from the town core
to outlying suburban developments that result in a "planned"
appearance to the community.
• It supports Mead's rural, small town atmosphere.
Based on these criteria, the applicant requests deviations from the land
use code in support of a traditional neighborhood design approach.
These deviations would include relief from existing street and lot
standards that support suburban development. The lot deviations
would apply primarily to the higher density residential neighborhoods
as opposed to the more conventional, large lot districts of the site. The
P.U.D. Plan identifies where these development zones occur. Refer to
section 22 for details of the P.U.D. plan.
Mead Village is a proposed mixed-use development and as such,
rezoning of the property to a Planned Unit Development (P.U.D.)
classification would typically be requested. Since the Town of Mead
does not currently have such a classification, the applicant is preparing
one that will hopefully serve as a model for future applications. To this
end, the applicant desires to coordinate this effort with the town during
the review process.
The park land dedication allows for either the dedication of land or the
payment of cash in lieu of land (at the discretion of the Board of
Trustees). At this time, the applicant wishes to dedicate a portion of
the required quantity of land or, if required, to pay cash in lieu of the
land not given. However, it is still the intent of the applicant to provide
3
r an adequate system of parks and trails to all adjoining neighborhoods
within Mead Village, based on the principles of traditional
neighborhood design.
7.5 Existing and Adiacent Land Use: Most of the land uses adjacent to the
property is farmland. The schools and a residence at the northwest
corner of the property are the only exceptions west of the Great
Western Railroad. To the east of the tracks, the property borders
WCR 7, the Catholic Church to the north and a planned residential
development to the south. The existing church property will be
included within the P.U.D. Plan, and a new church site will be provided
per discussions with the Archdiocese of Denver (refer to Section 25 for
additional information on the Archdiocese of Denver land exchange).
The proposed land uses within Mead Village have been designated
and located to be compatible with these adjacent uses.
4
'ta\
MEAD VILLAGE
ANNEXATION / DEVELOPMENT INFORMATION
8. Drainage Report
This preliminary drainage report is being prepared for the Mead Development
Company, LLC in order to outline an effective storm water management plan for
the land proposed to be Mead Village. This report presents a preliminary look
into the existing drainage characteristics of the Mead Village Site and how
development will change those patterns. The ideas presented in this drainage
report originate from the findings presented in The Town of Mead Master
Drainage Plan completed in 1998 by The Sear-Brown Group.
The land proposed to be the location of the future Mead Village is a part of
the North % of Section 16, Township 3 North, Range 68 West of the 6th Principal
Meridian, Weld County, Colorado. Bounded on the east and west by Weld
County Roads 7 and 5, respectively, and located just south of downtown Mead,
the entire 280 acre site is currently undeveloped agricultural land. Railroad
tracks traverse the property from north to south, isolating the east one-third of the
site. The Highland Ditch crosses the property, flowing southeast from the middle
of the west boundary to the middle of the southern boundary. Other irrigation
laterals originate from the Highland Ditch and disperse water throughout the
property. There is an existing house near the center of the site that is proposed
to be removed, while there is a gas line monitoring station near the center of the
east boundary that has driveway access from County Road 7.
Existing drainage patterns seem fairly straight forward on the overall planning
scale, but the irrigation ditches and the rail road make drainage more
complicated when focusing on the site in more detail. Generally, most of the site
slopes in the easterly direction toward the roadside ditch of County Road 7 with
grades ranging from about 0.5% to 2.5%. The roadside ditch of County Road 7
slopes north toward downtown Mead and terminates at the intersection with
County Road 34. From this intersection, the drainage direction is to the east
along County Road 34. On site runoff draining to the east crosses the existing
railroad tracks at three locations where there are existing drainage pipes. The
southwest portion of the site, isolated by the Highland Ditch, naturally slopes to
the south where runoff currently discharges onto the adjacent property. An
existing corrugated metal pipe crosses undemeath County Road 7 near the
center of the eastern boundary for the purpose of conveying irrigation water to
the east. At this location, storm water in the roadside ditch can also cross to the
east underneath the road. This pipe crossing is only one example of several
locations on the site where storm water runoff may be intercepted by existing
irrigation facilities.
Following development, detained runoff from the southeast portion of the site
will continue to discharge to the south as it does in the existing state. Detained
runoff from the rest of the site will ultimately outfall near the intersection of Weld
County Roads 34 and 7. Pond sizes and final release rates will be determined in
later reports, however the final drainage plan for Mead Village will follow the
Mead Master Drainage Plan.
The Highland Ditch will remain undisturbed, however it is undetermined what
will happen to the other irrigation laterals as development of the site progresses.
More details will be presented in later reports. At this point it seems an
effective storm water management plan can be implemented at Mead Village that
would not have any negative impacts on any downstream areas, and will avoid
directing developed runoff into the irrigation system.
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MEAD VILLAGE
PLANNED UNIT DEVELOPMENT (P.U.D.)
P.U.D. Plan Overview
Mead Village is a proposed mixed-use development that integrates a diversity of
residential housing types with employment, retail and civic uses. Combined with
nearby schools, the existing town core, and ample open space and recreation
opportunities, Mead Village incorporates the best aspects of traditional
neighborhood design. Rezoning of the property to a Planned Unit Development
(P.U.D.) classification is requested.
The Mead Village P.U.D. has been designed to support the Town's goal of
providing economic stimulus and residential diversity in a manner that supports
the Mead Service Area. The land uses and densities proposed within the Mead
Village P.U.D. are compatible with adjacent land uses and generally consistent
with the land uses and densities shown in the Comprehensive Plan. The overall
concept for Mead Village seeks to incorporate the site's existing physical and
environmental attributes into a community plan that continues the street grid
appearance of Mead's downtown core. These attributes include the elementary
and middle schools, the Catholic Church, Highland Ditch, significant on-site and
off-site views, existing mature vegetation, and the existing rail line.
Mead Village has been developed using smart growth concepts that will ensure
the Town's long-term viability through balanced economic, social and
environmental planning. Mead Village is of unique importance to the community
for the following reasons:
• It is located adjacent to the town core and has the ability to
continue the existing, gridded street patterns
• It provides vehicular and pedestrian connectivity to the town core
thereby strengthening existing services and enhancing community
"livability".
• It offers a commercial district that supports the community and
reinforces the concept of a "Town Center" within the Mead Service
Area. This commercial district will complement, not replace, the
existing Town core services.
• It offers a diversity of housing types that respond to the socio-
economic goals of the community.
• It provides a meaningful development transition from the town core
to outlying suburban developments that result in a "planned"
appearance to the community.
• It supports Mead's rural, small town atmosphere.
r �
Residential and Commercial Neiahborhoods
The proposed concept for Mead Village illustrates a variety of high, medium, and
low-density residential neighborhoods, which are contained within five
development zones (please refer to the Mead Village Development Zones Map
on page 1 of the P.U.D. plan for the location of each development zone within the
proposed development). This "layered" approach to density brings development
intensity in the form of rooftops, closer to the downtown core. Conversely, it
allows for a blended transition to the large estate lots either developed or
proposed in outlying areas of the town. An overview of each Development Zone
is as follows:
1. Development Zone A is located adjacent to the existing elementary
and middle school sites. Mixed-Residential I development is
proposed in this area in keeping with town goals to maintain higher
density development closest to the existing town core. A series of
local "gridded" streets will be planned in this area to maintain
consistency with Old Town Mead's existing character.
2. Development Zone B, located south and west of Development
Zone A, continues the gridded street network. However, the
residential uses in this Development Zone will transition to Mixed-
Residential II development and, as a result, offer larger lots that are
commensurate with the proposed density.
3. Development Zone C is the western-most district in the community
and consists of Mixed- Residential III development. The street
pattern in this Development Zone will introduce a "modified-grid"
that allows for curved streets and reinforces the physical transition
across the site from a "formal" to a more "relaxed" development
pattern.
4. Development Zone D represents the final residential Development
Zone and is located in the southwest corner of the site across the
Highland Ditch. Larger lots and conventional suburban street
patterns characterize this medium-low density residential
development zone and complete the transition from the existing
town core to surrounding neighborhoods.
5. Development Zone E represents the Mead Village Mixed-Use
Commercial Center. The intent of this zone is to complement
existing commercial development within the Town of Mead and
offer a mixture of additional commercial/residential and employment
opportunities and civic uses that strengthen and expand the core
community. As such, this district is intended to offer a broad range
of uses that add economic vitality to the town while maintaining
existing services.
Parks and Open Space
Throughout the P.U.D. plan, a series of parks and open space areas are
provided. Additional neighborhood parks will be incorporated into each
development zone planning area and will be determined at the time of final plat.
These features have been located to maximize recreational opportunities for
residents, the schools and to provide focal points throughout Mead Village. A
trail system is proposed throughout this area utilizing the ditch alignment, streets,
and parks to provide pedestrian connectivity between Mead Village and the
surrounding town and region.
Streets
The proposed street network identifies a Collector Street or central "spine"
between WCR 7 and WCR 5. This road is integrated into the heart of Mead
Village rather than along its periphery as indicated in the Mead Roadway Master
Plan. An additional collector is proposed along WCR 34 just west of the middle
school. The remaining roads proposed within Mead Village are anticipated as
local streets. Additional intersections would be planned along WCR 34, WCR 7,
and WCR 5 to provide increased distribution of vehicle trips to reduce the width
and required capacity of streets, as well as provide for increased connectivity
throughout the town core. Proposed street sections are located on Sheet 7 of
the P.U.D. plan.
Landscape Concept
The landscape concept for Mead Village reflects the natural and agricultural
landscape of both the site and surrounding context along the Colorado Front
Range. These characteristics will be emphasized throughout the extensive open
space areas within Mead Village. Streetscapes will generally consist of more
formal plantings along collector streets and within "grid-like" areas of the
development, and a more natural landscape pattern will be developed in
neighborhood planning areas that display a "modified-grid" or conventional
suburban development pattern.
Desian Standards
Development of both private and public areas of Mead Village will be in
accordance with the proposed Design Standards for Mead Village as outlined in
Section 23 of this application. The Design Standards will be adopted and
administered by both the Town of Mead and the Architectural Control Committee
of the Homeowners Association that will be created for this development.
r
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DtiS I elk STAKDJQD3
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MEAD VILLA ral
Design Guide J°' es
•
�-. Prepared for: '2)1f.. .1 evelo, ent Company,LLC
1:O st A a nter Drive, Suite 250
Highl• • : ch, Colorado 80129
Pre by: uszer-Kopatz Urban Design Associates
17 Cherokee Street
x . t
c' Denver, Colorado 80204
u; a
ffr
P
%bQ. Draft Date: April 14, 2003
Draft Revision 1: April 28, 2003
'to
Draft Revision 2: June 4, 2003
MEAD VILLAGE
Design Guidelines
TABLE OF CONTENTS
1. INTRODUCTION
1.1 Preface 3
1.2 Waivers/Amendments and Supplements 3
13 Who Uses These Guidelines 3
2. PLANNING s. '
2.1 Roadway Design&Parking Criteria 3
2.2 Pedestrian Circulation " 3
23 Residential Site Plan Criteria 5
2.4 Relatloaship of Residential Areas to A 5
2.5 Relationship of Residential Areas to Co -. 6
2.6 CommercialOlfice ' i • Criteria 6
3. ARCIMIXTURE •
b )
3.1 Design Review Co,i • - 6
3.2 Product Mix 6
33 Building Styles,Massing and 7
r 3.4 Garage S 8
,�-'
3.5 Decks 9
3.6 Colo .. 10
3.7 M ' i , •< 10
4. LANDSCAPED •
41 ' Lana Prin. 10
11Street 12
`t!„., Open Spa• 12
4 Grading and 'n _ ' is 12
4.6 a dscape C ' for Residential Neighborhoods 12
5. NEIG i ° OOD P • NG ADJACENT TO PARKS
5.1 N-, A. .. ry g/Site Configuration 13
5.2 Ar. 13
5.3 L '` Design 14
6. COMMUNI ' DESIGN ELEMENTS
6.1 Fencing 15
6.2 Signage/Entry Features 15
6.3 Lighting 15
6.4 Streetscape Furnishings and Accessory Structures 15
7. DESIGN REVIEW PROCESS 16
8. APPENDIX A-DEFINITIONS 17
/1 06/04/03 2
r
1. INTRODUCTION
1.1 Preface: The Mead Village Design Guidelines(herein known as the"guidelines")have been
created in order to clearly communicate to prospective architects, builders,developers,and landscape
architects/designers the design principles and criteria for development within , ead Village and may be
amended by the Design Review Committee, All residential development r it '`a t ead Village will abide
by these guidelines along with the criteria established in the Mead Vill •,,,,*`•.U.D.and the Town of Mead
Land Use and Development Code as of the effective date of these De• . 3 p,.delines. These guidelines
expand on the concepts that guided the development of the Mead ,1(age ':y and serve as a
supplement to and made a part of the Mead Village P.U.D. (av ' : ' from 's ' ill velopment
Company,LLC,herein known as"the Developer"). In ins be the Gui' "S' are more
restrictive than the P.U.D.,the Mead Village Design Gui es take precedence. r fv: = ces where
there may be a conflict between the Design Guideline the To f Mead or zon' ' .;, ces,the
Guidelines established as of the effective date(Guid in ffect a time of the P. ' approval)
shall take precedence. In instances where there may be a co ee the Design Guidelines and the
Covenants,Conditions,and Restrictions(CCR's)for Mead Vi the CCR's shall prevail.
1.2 Waivers/Amendments and Supplem a Developer o eview Committee(DRC)
has the right to waive any of the provisions ou Illt sign Gui at any particular time. The
Guidelines can be amended or supplemented by a De ' the fu in conjunction with the Town
of Mead. Any amendments to these Design Gui 'nes 1 ` by the DRC and approved by the
Town of Mead through an five review p ` s. Future endments or supplements will apply
only to development planSL`d of a doption of s amendments or supplements.
13 Who uses these elines . sers of these gu "c tines include the master developer,builders,
and design consultants. The Ibtfewl VTIePes n Rey' Committee(DRC)will use these guidelines
wh �yy�;
reviewingent proposals. TheDR II be controlled by the master developer and will
m gov theft ib Mead< ge. The D C will review and approve all site plans and models
and levllons of homes ponstrud in conjunction with the Town of Mead's review process,as
wel and backyard landscape Oath, f'at are builder installed.
2. P {
Thi section of the lines provides site planning design criteria for residential and commercial
dev lopment. More s tandards may apply to development adjacent to Parks&Open Space.
2.1 Roadway Design" Parking Criteria: Refer to the Mead Village P.U.D. for details.
2.2 Pedestrian Circulation:
2.2.1 Sidewalks: Public residential streets will have five(5)foot sidewalks on at least one (1)side. An
eight(8)foot regional trail shall be provided along selected collector and local streets as indicated in the
P.U.D. Refer to the Mead Village P.U.D. for details.
06/04/03 3
r`' 2.2.2 Mid-Block Pedestrian Connections: Where the length of a block is over eight hundred(800)feet
long,a walkway connecting to other streets must be provided at approximately mid-block,or at least
every six hundred and fifty(650)feet,whichever is less.
2.2.3 Streetscape: No more than 10 single-family detached homes facing the same side of the street(or
800 linear. ft.,whichever occurs first), will be allowed in a row without a street intersection or break of at
least ten(10)feet in the centerline of the street happening after the tenth horn • i.e.,the 10' centerline
break refers to a horizontal shift in the road of no less than 10' to change „ r °_ alignment to mitigate
the visual impacts of a long,straight street thereby enhancing the visual.' rest o the street by
preventing overly long and visually monotonous stretches.Front set. ,'" j : st be staggered by a
minimum four(4)feet at least every third(3r°)home.
jGarage
4.0MR4..
Fm.t(at Lm. Front Yard Setback
For homes with side-by-side three(3)car garages cin e idth of the driveway at the curb
.- will be necked down to a m n+ 1,I i f twenty feet . Additio y, front setbacks may be reduced by
up to 40%for homes wi _.'''de lob!';4.arages.
II
t, - p_ i
kg_ f Driveway will be
I necked down at
t curb to a reduction
of a maximum of 20'
P-20'7YP.
of
The incorporation of side loaded or alternate garage configurations as shown on the P.U.D. are
encouraged. Careful consideration will be given to the location of garages and driveways at corner lots
so that they do not cause conflicts with automobile traffic movements and circulation at those corners.
See Section 3.4.Garage Standards
r 06/04/03 4
f", 23 Residential Site Plan Criteria:
2.3.1 Building Siting: Careful consideration shall be given to a building's placement in relation to
the individual features and assets of a home-site. Especially in estate lot areas, it is suggested
that the Applicant consider the inherent or potential qualities of the site such as: views,
orientation, solar exposure,existing topography, landscape,building massing, site access,
circulation, streetscape, proximity to open space and neighboring imp ents. Proposed site
plans that require a substantial change in the finished overlot grade co odate a specific
design shall not be approved by the Committee. The developmen home-site should become
an extension of the home allowing for outdoor living areas to take Colorado's mild climate.
The design of these outdoor areas shall be carefully coordinated w the arc to provide a
harmonious blend of materials. All site improvements shall .,„,_ .,, p entary t of the architecture.
2.3.2 Setbacks: Building envelopes and minimum ., are def ed for each site depending
on location of the lot. No permanent structure ex � .,.t line ,,. wing fencing s permitted
within the minimum building setbacks or easements desi . o al Plat or se to documents.
The purpose and intent of the building envelopes is to ensu"4••i" Improvements within the individual
Lots occur in a sensitive manner. No Im' .vements shall be cted so as to impede access to or
utilization of any easement or utility withou nsent of the tiff- „,.asement beneficiary or utility.
The Committee may consider alternative ,ac 'i '•e-loaded . i :ges, porches, and forward
projecting living spaces providing that the P.U.I %an . , !r-,.;; . ommodate these variations.
a •r All setbacks and side yar. '' ." with the P ill.and the :wn of Mead standards unless
alternative design crite esta. ' . . by these Gu,elines and approved by the Town of Mead. Note:
i.eIt is the Owner's resp6f Si'� % t. 'e the the requir backs that are assigned to their lot.
" x..
2.4 Relations ' Resided�F f ',' treats(WCR 34,7& 5)
ff..
2.4. P ntation o ront "s , encouraged that neighborhood designs present home fronts to
the oadways in ord romo4 I openness and variety along the street scene. Even though
'
dire dr access is pro' alon ' rial streets, several techniques can be employed to promote
a itive c nity appear= long Major roadways:
- Sing ed s , or "frontage" type roads located adjacent to major roadways allows
for the of the front or sides of homes. In frontage road situations a modified
local stre ion will be allowed that includes less pavement and an increased landscape
buffer.
- Cul-de-sacs oriented perpendicular to major roadways allow for the inclusion of pedestrian
connections, and the visual impact of the front or sides of homes facing the Community
roadway.
- No fencing will be required in situations where homes are oriented to face major roadways.
If fencing is desired along the edge of the landscape buffer, privacy fencing shall be
06/04/03 5
permitted with the approval of the DRC but open mil fencing is encouraged.
2.4.2 Presentation of Home Side Elevations: Residential designs that present the side elevations of
homes to the major roadways will be allowed. This condition will be mitigated with either a landscape
wall or fencing,and a related landscape design.
2.4.3 Double Fronting: Designing residential areas and buildings that bac .into Community Parkways
in a"double fronting"condition, is discouraged. Double fronting will onl,, "' 'wed on either side of a
corner within a maximum of 125 feet of the curved landscape wall. Fr-. ' +ding landscape walls and/or
retaining walls will be required along rear lot lines where double . +'T$r.curs. Lots shall be oriented
at right angles to the local street,not in a radial pattern.
2.5 Relationship of Residential Areas to Collector St -.-` "
2.5.1 Direct Driveway Access: No direct driveway a,; :s allow • on a collector s � ' 125 feet
of an intersection with an arterial roadway. Hom ' 3 ourag front collecto - is at these
k�%�Y
locations by implementing shared driveways or rear `! ,, , •e' 'garages. " uckles" and/or
"Eyebrows"with landscaped medians can also be introduced tic for parking and driveway access.
2.5.2 Presentation of Home Front and Sal r .*.; ons: No fence . x .dscape buffer is required when
homes are fronting Collector Roadways. •. + mg is alto ' ;" en the sides of homes are
presented.
2.6 Commercial/Offi ann riteria The.. areas will ' configured to provide convenient
pedestrian and vehicu ss fro 'acent streets Ti d neighborhoods. Within these commercial areas
there will be architecuura " tibil between free setbditig"pods",the main center,and typical
details(i.e.,directional si rooftmechanical screens,etc.) This compatibility
wil-lsIbe expre �+ s of si bus i f t s, color, massing, scale and design details. A
parking locks`: + ;° • g is and trees are encouraged. Parking lots and service lanes must be
screene4'from adjacent +• nd net rho s by means of berming,hedges,fencing,and/or walls.
3. AR URE
3.1 Design R` r Committh/Intent: A Design Review Committee(DRC)will review and approve
all odels and ele of homes to be constructed in Mead Village, in addition to the town's review.
In ead Village,emp u'st be given to the overall quality of the design,which will not favor the
fro of the home over dear or sides.
3.2 Product Mix: Where individual floor plans are offered on a repeating basis,a mix of product is
required. Repetition will be mitigated utilizing the following standards:
a)At least four floor plans will be created and provided for every fifty(50) lots.
b)A minimum of three(3)distinctly different elevations or architectural styles will be offered for
each model or floor plan.
c)Two(2)homes with the same or similarly styled elevation, or with the same wall and trim color
combination will not be located adjacent to each other.
.�. 06/04/03 6
�-` d)Identical and similarly styled elevations will not be placed next to or directly across the street
from each other. "Directly across"means those lots sharing 50%or more street frontage
e)Modifications to approved architecture will be reviewed by the DRC on a case-by-case basis.
3.3 Building Styles,Massing and Materials:
These guidelines are for the residential planning areas of the P.U.D.
3.3.1 Styles: Where individual floor plans are offered on a repeating b: W ,w imum of three(3),
alternate elevations from several styles will be developed.
i
3.3.2 Massing/Roofs:
a) Large, unbroken planes on the front and rear elevat' s '1 prohib 7ri f.: are windowless
elevations, except in a zero lot line,or comparable s •_t` `. uilding p r,, will be offset by a
minimum of two(2)feet.
b) Sizes,shapes,proportions,and trim of win.,. and doo will be consiste`e " e
architectural style of the home. _
c) A roof will not be less than 4/12 in pitch. Roof.'•"1,. ,it` be onsistent wi the basic
architectural style of the home. The use of concrete ti • t,A I or flat), slate,or asphalt roofing
will be required. The use of metal, .1„,y• shake and non-. . • asphalt are not permitted,
except for some plastic facsimiles( 'n r 1 be reviewed . '5 I R on a case by case basis).
Profiled(dimensional)asphalt roofing '1,.jr d. Roofing ` `als will consist of a variety
of neutral colors. Variations in roof co `r. ,i, •ed,but '+ •ly contrasting roof colors
will not be permitted. Roof colors will v`sa , is "r.$,,, sible to use the same color
material exclusively;._., .ut a subdivis' .4 ell-def 'weave and rake detailing with strong
Y a
shadow lines is +.Aurag , t
d.) Skylights ,jE .. flat gl �! units Integra"=, with the roof form.
3.3.3 Materials: Wood, h i1 >„4„ ''� rv, • sidut•? •rick, stone, synthetic stone and stucco are
acc ptable. I ' • that nt , tate r v..4+i ,;",'m minimum coverage of 30%masonry, including
sto or s,t on .of the' except where not compatible with the character and style of the
ho e. sorry wraps o ,(3)fe'- °,,thejides or corners of the residence are encouraged.
Minimum 300lo Masonry on
Front of Non-Estate Homes
Ili;® C. III
: s .•,�J
11
On corner lots,the above 30%requirement may be reduced to 20%on the sides of the home exposed to
the street. Stucco facades must consist of two tones of color and include details and accent banding. No
more than two(2)dominant materials will be used per front elevation. Brick and stone together on the
same home will not be permitted except as approved by the DRC. Attention shall be given to columns,
piers,and railings.
e..., 06/04/03 7
r 3.4 Garage Standards: Garages will be designed to fully integrate with the floor plan of a house.
The architecture of the house will dictate the style of the garage door(s).
3.4.1 Building techniques to be utilized in garage/home construction are as follows: incorporate the
garage within the building mass by using design techniques that may include: 1)extending a living space
or porch beyond the front face of the garage,2)giving the roof of the garage a shape or slope similar to
that of the rest of the house, 3)creating and massing a second story element tailed and with a window
or windows)within seven(7)feet of the front face of the garage,and 4)c i t "tandem" depth layouts
for three(3)car garages.
3.4.2 Side load garage configurations will be used to add van • . the cape. Side-loaded
garages are required to have architectural detailing such as win._•w t.n the sr ,ing the street. These
garages will have access from the side property line or from; • o the front .` f the house. For
every run of ten(10)homes or more(i.e., lots in a row th e the same side of th t),no less than
two(2)of those homes will be side loaded. Neighbo .k, consist' • of 50'or less I. : :; exempt
of this requirement. Otherwise,no less than 20%of `i e s F •omes = ,ead Village wile side loaded
and/or alley load or alternate configurations distributed thro in„ h p t Garages '.ack more than
10' behind the front of the house will meet the requirement of " load.
bar Lot tine Rae La Line
Garage
Garage
r / 1
3.4. n g.a f.ll.wm t ` , ritert `,5 :arages will apply for all home designs(exceptions are noted):
l :F, minimum . offset '~'°n the front face of a double bay and a single bay will be
b) .';. acing gars e .rs will be recessed at least four(4)feet behind the front façade of the
living ' tr. . .n .f r `'9 welling,or the garage will be behind a covered porch measuring at
least six(. (4„ t. ei_'L 8)feet wide by at least four(4)feet in depth.
06/04/03 8
Street Facing Garage Doors
should be Recessed
a Minnnum of 4'Behind
Front Facade of Living
Area Portion of Dwelling or
the Garage will be
Min.2'Offset Between— -- j I I ( i Behind a Covered Porch
Front Face of Double and 4'M N. Measuring at least 6'-8'
Single Bays Long by at least 4'Wide
N
c) Garage roofs will blend with or be similar in f. a , slope and mass with •,.;,pother roof planes
and elements on the home.
d) Windows,decorative panels,or other arc• In eembel ,,_ ent on the g v-:oors is
encouraged. '4'
e) Light fixtures may be included in the garage face '
f)Garage doors will be painted the• ,Y house color unle z 'erwise approved by the DRC.
g) Detailing of the home's exterior • ,,r, such as the a ;` In of deep trim to the garage
and its roof to provide shadow lines `' r ,;, f'II be require, s, .r_arage door trim style,
design,and color selections will be v 4 wt("`_ ` e of homed
h) Limit the"free board"between the t.' of(I., "• ,, ,"ide of the fascia above(but not
where a gable roof is ed)to 24"m °i i•£'`' separa r I ' e garage plate height from the
main roof form o , ' . , -•`
P
i) Garage d.to, ill not c. j, ise more th i ' 0%of the ground floor street-facing front
,
elevation. t,x.s. �
j) Front setbacks tf;2' be up to 40 4`i or homes with side loaded garages.
ifx
Garage Roof to be Similar Windows or other
,,, in Form,Shape and Mass to architectural embellishment
Other Roof Planes and encouraged on garage door
Elements
Min.2'Offset Between Garage Doors to be No
Front Face of Double More than 50%
and Single Bays of Ground Floor
Street-Facing Elevation
33 Decks: Decks will be integrated into the architecture of a home or building through the use of built
up columns of masonry, stucco, or siding materials that are complementary to the other house materials.
Columns of masonry at least 12 inches square in width will be required at the base of any ground level
P.--- 06/04/03 9
vertical supports. Decks will also include detailed railings as part of the deck or rear of the house. Stairs
will be constructed as cantilevering or with additional columns,and of similar materials to the deck and
its handrail. All wood vertical surfaces, including handrails,fascias and stair jacks will be painted or
stained except for the use of redwood which may remain naturaL Decking materials other than wood are
permitted but must be approved by the DRC. Breaks or jogs in decks relating to the architecture are
required. Covered decks count as a break in plane. The minimum deck size will be 48 sq.ft. Large
singular deck spaces will not exceed five hundred(500)sq.ft. Detached deck are permitted but will
comply with all architectural and material criteria. Second story decks will approved on a case-
by-case basis,not as a standard design feature.
3.6 Colon: Harmonious body,trim,"punch"and masonry col ill fired. A palette will
consist of three(3)different categories, and each category will :,v requi ber of constituents.
For the first category,base house color,a minimum of ten a'. . n are requi or the
complementary trim color,five(5)options are required. - 'ally,one(1)contrastin r is required.
All visible surfaces of wood decks and stairways will yr;4 'nted or .,fined to match th r trim
color of the home except for the use of redwood whi" , r;r; i ain =I. Any bare m is surfaces
(vents, pipes, gutters, flashing,etc.)will be consistent with . , z :y c.lor. While m d colors are
acceptable,a total"Beige"color palette will be considered una. '= p;ble. A minimum of six(6)color
palettes per elevation style will be required " r ' y housing offerer r ',: repeating basis. The DRC must
approve all color palettes.
3.7 Mailboxes and Address Numbers: Mail. or . .„/. ,,F , and c• 'fir shall be reviewed and
approved by the DRC consistent with the United . tes rr.sta ' 2,4',..„CUSPS)for the Mead Village area.
Mailboxes will be installed a . .ley ividual home kr der or the a'i S. There shall be no more than
r" two(2)sets of house ad• n each resid!. e. The in.ividual numbers shall not exceed five
inches(5") in height. -4;, •
e, vi
it i'a 4 1 y v y,-*
4. 1 LAND • SIG •I: `"
4.1 G ` 1 Lan Pnn `i c . All landscape concepts for private parcels within Mead Village
mu nsistent with uidel last materials used throughout the community will meet the
r"
Me e Landscape ment : 'lines.
4.1. Exis " ees: Existin . es adjacent to any construction area shall be protected during the
con truction pe emoval ' y existing trees is subject to Committee approval. Trees and
veg tation are valu d sho be preserved whenever reasonably possible. The specifications and
con ct agreement Owner and his contractor shall clearly define the intent of preserving
pl t life. Nailing to tre s not allowed.
i.
4.1.2 Xeriscape Design: Xeriscape designs and water conservation practices are encouraged. All
landscaping plans must be approved by the DRC prior to installation.
4.1.3 Weed and Other Pest Control: Weed and other pest control activities shall be conducted in
accordance with the P.U.D.and the Design Guidelines. The Mead Village Metro/Special District or the
Association shall be responsible for weed and other pest control in Common Areas and other portions of
the open space areas as appropriate. Owner(s)of any Lot shall be responsible for appropriate pest
06/04/03 10
r
,r—. control on their lot. Concerns involving vertebrate pests, including but not limited to rats,mice, snakes,
amphibians, birds,and other animals that may be present on or invade Community areas shall be brought
to the attention of the Association,which shall consult appropriate authorities and take appropriate
measures to resolve and prevent future problems. Refer to Section 4.4 for maintenance of common areas.
4.1.4 Irrigation: Automatic irrigation systems are required for all non-xeriscape landscapes. It is
recommended that Owners create a complete landscape irrigation plan for the', lot,preferably designed
by a landscape irrigation specialist. All systems shall be designed to mini .,./4.---: erspray and water
waste.
4.1.5 Plant Materials Standards: All plant materials(trees, sh grou'' •', , er,etc.)shall be high
quality nursery stock suitable for Front Range growing conditi. s.
Use of plants from the list of Mead Village Recommende;,es ant Materials is encou '?`;,i.The design
solution and plant selection should be consistent with * .mplem- ,tary to the oven'j',, : Village
landscape concept for the lot. It is recommended tha : :if', :r desi , .rovide a cohesi .. d flowing
relationship with adjacent homes and lots and blend with su • •',° co on areas.
4.1.6 Soil Amendments: The soil within ' „„ as to be landsca.'" all include soil amendments.
Amendments vary,however,they typically i '1- ell rotted man , .0 e, :t : d sand. Typical ratios are
1/3 of the total mix for each of these amendm °c., r fi should con '4: e' :l nurseries for specific
recommendations. A site specific horticultural 'r.its te • ; : provid-= 'pecific soils information.
4.1.7 Mulch and Landsca. A 'f •: To discou i..` , eed gro '2 i " d to unify the appearance of
planting areas, shrub an. re r` ', ual beds s` 1 be mulch d with rock or wood mulch. Owners
shall select mulches ' , compat 'Ili to adjacent to d1,in order to promote an attractive streetscape.
Similar mulch types end ..-,*(7.„,‘„,shall Vused througho c, front, side,and rear yards to avoid mixed
color patterns. 44
All ulch-,�' . as I. a o ill", shall be bordered by a steel or concrete edger. Single trees or
sh aim
; ; ted in turf do `� wed to o .ded by edger. Loose plastic edging will not be permitted.
4.1. ₹ L,IF i? .,e Installatio-ra` II pL materials should be in good health when planted and should
nit
con orm to 'P IAL standards. ? :ceptions for certain plant materials are subject to Committee review.
AR r installatio't !: aterials ,fy..t be cleaned up from the site and surrounding area. All stipulations
and hanges made 2; _ the ; ;:'roval process must be followed. Refer to Section 4.6 for additional
:.:
info ation. trY
The Committee reserve ' e right to inspect the site during and/or after installation to insure conformance
to the approved plan. If the installed landscape does not meet the required design standards and does not
follow the approved plan,the Committee reserves the right to require the Owner to correct any problems
at the Owner's expense. The Owner shall immediately correct any installation that is not in conformance
with the approved specifications.
4.2 Landscape Maintenance: Owners must maintain their entire Lot both seasonally and on a regular
basis, including lawn cutting,tree and shrub pruning, removal of weeds and dead plant material, and
06/04/03 11
/a. general removal of trash and lawn debris.
4.3 Street Trees: For all lots and buildings which front streets other than the Community Collector,
the builder will be responsible for planting a minimum of one(1)street tree per 40' of R.O.W.adjacency,
but not less than one(I)street tree per building lot. These trees will be located in the"tree lawn"with
the tree trunk centered between the curb and walk,where walks are detached,or a maximum of three(3)
feet from the back of curb where sidewalks are attached. Under no circums : e shall a tree be planted
closer than two(2)feet to an underground utility.They will be planted ap '•"`. tel 30'on-center(but
no closer than 15'to a streetlight)according to a street tree plan propo Vii` the builder and approved by
the DRC.
The same species of tree is required on both sides of the street a'5 t inimum 4 o(2)blocks before
another species may be used. Individual builders/homeown- Terence th ' roved Mead
�r
Village Landscape Plan for their neighborhood for the de id ated street tree specie ,a• coniferous or
ornamental trees will be permitted as street trees exce• s •- ial c , umstances,such
neighborhood entries or community focal points,an. as ed an , roved by the DT. No
planting or other landscape treatment besides street trees an . itted in th 'tree lawn"
areas. Irrigation for the street tree and parkway lawn will be ti• <<';„ e adjacent lot. Sleeving for
irrigation will be provided by the builder,e ;•t for estate lot are may be installed by the
homeowner. The individual builder will be ` •.le for maintain n .d re.lacing the turf in the
parkway lawn until the property is sold. The . t'rz, •.nsible for i „ =t'acement of trees during
the one(1)year warranty period. After that tim ... ri• r , .eowner "ill be responsible for the
replacement of trees. Replacement materials mu -. p • the existing.
`k vat,
4.4 Open Space: The . ers 'tf`" maintenanc 4.fall common open space tracts and easement
areas will be determi. a' a case- ase basis and` 'II be the responsibility of the H.O.A.,the Metro
District, and/or the To .ead "
4.5 Gradin ion C 4 "91-4, tE"will not exceed a 3:1 slope and will be 50%
covered b ant m the ti ''' installation Open areas not covered with seed, sod,or plants
will be ered by three h dep W We 6,9 or rock mulch. In areas with a slope of greater than 3:1,
reta Is shall be requ nless ./(TIC ise approved by the DRC.
4.6 Landac riteria for idential Neighborhoods: All residential development parcels are
regi ired to hav is or up d individual lot front yard landscape package installed by the builder
and/or owner in th of es lots.A list of appropriate plant materials and typical front/side lot
layout designs will be • for the use of homeowners. All builder required landscape improvements
(including side yards wh applicable)are to be installed by the builder prior to receiving a Certificate
of Occupancy or within Liinety(90)days after owner occupancy in accordance with the start of the
growing season(defined as April 1"through October 1"),weather permitting. In cases where the
Certificate of Occupancy is issued during the non-growing season(defined as October 2°°through March
31")the front yard landscaping shall be installed by June 30th. Homeowner required front yard
landscaping shall be installed within ninety(90)days after occupancy in accordance with the start of the
growing season(defined as April 1"through October 1"),weather permitting. All homeowner required
side and rear yard landscaping shall be installed within six(6)months of occupancy, weather permitting.
Exceptions may be allowed for estate lot areas and custom designed landscapes.
06/04/03 12
r
4.6.1 Front Yard Landscaping: Each front yard will be required to have a minimum of two(2)
deciduous and/or evergreen trees above and beyond the previously mentioned street trees in the adjacent
tree lawn. Deciduous trees will be a minimum of 2"in caliper and evergreens must be a minimum of six
(6)feet in height. Each front yard will also be required to have a minimum of five(5)shrubs. Lawns
shall be a maximum of 60%of the non-paved area of the front yard. Exceptions for lawn requirements
may be made on a case-by-case basis for front yards containing a driveway se is ing a side load garage.
4.6.2 Side Yard Landscaping: A minimum of three feet(3')of plantin• " quire• between the fence
and the sidewalk on all exterior(street facing)side yards. 100% Ian. ;r': ( aterial will be required.
This will consist of plant material and approved ground treatmen clud " Ich and rock. The
landscape must be irrigated through establishment of the plants E ?' 'or(s• t ing)side yard
landscapes will be installed by the builder,except for estate ' at may • < <<c lied by the
homeowner.
On all interior(between homes) side yards 100%lan•sc ` „, a terial , be required. J-;; ill consist
of a minimum of 50%plant material or an approved groun• .q, in uding mulch d rock. The
remaining 50%may consist of hardscape. Homeowners are re° . ,t, ible to check with the builder
regarding the appropriate minimum separat`„f,,•f plant material r •ation to the home's foundation,
Interior(between home)side yards will be i 'ex • the homeow
4.6.3 Rear Yard Landscaping. Each rear lot wi;,have ,s o(2)d•` duous and/or evergreen trees.
Deciduoustrees will be a minimum of 2"in cali• ' an. r . • be a minimum of six(6)feet in
height 100%landscape m be required • "sting of a imum of 50%sod or other plant
material. The remainin c o wi ""' ist of hardsc ,.. or an approved treatment including
ground
mulch or rock. All in •lock re ' • landscap' '' will be installed by the homeowner.
'
5. NEIG DP ` '': a :i"1. .4R TO PARKS
5.1 Nei ""r'h 'ng/Sti4 nfiguration: Specific site design criteria are applied to lots and
buildin j djacent to P ey •ditgpn to or supercede,as applicable,the guidelines in
Sect' * and 4 herein, as fo •� ':
.7
a) No than five(5 may abut parks in a continuous pattern. A change in lot orientation,
a ch m two st product to a ranch style home,and/or a change to open space and/or
street fr will tilized to create a break in lot pattern.
b) No more th )homes in a row will be two(2)story units with walkout basements.
5.2 Architecture: Al homes that back onto parks must have at least two(2)"breaks"(three(3)
separate planes) in the rear building elevation. Single level ranch homes must have at least one(1)
"break"(two(2)separate planes)in the rear building elevation. The minimum offset between planes
shall be two(2)feet. The uses of material banding,bays,roofs,variable forms, cantilevers,covered
decks and porches are encouraged in order to break up elevations and provide visual interest. Breaks in
the wall plane will be setback at least two(2)feet from the overall wall plane. No single wall plane may
exceed 70%of the elevation at the front or rear.
06/04/03 13
1
5.2.1 Roofs: All major roofs will have a minimum roof pitch of 4/12. Roof design will be consistent
with the architectural style of the home. Roof forms will be limited to gable,shed,and/or hip. Flat roofs
are not permitted. Ridgelines are encouraged to not exceed 30 feet in length before a change occurs in
direction and/or elevation. Roofs will not extend closer than seven(7)feet to grade. Rooflines facing
the parks will not be identical(a change in pitch, style,dormers,etc.will meet this requirement)within
three(3)houses on either side. Dormers will be an integral part of the roof form and proportional to the
overall scale of the roof. Dormers will be gable, hip,or shed forms. Roof ve, s and exterior mechanical
equipment will be screened from view. PVC plumbing vents will be eithe <c i, din wood or masonry,
or painted to match the roof color.
Roof Forms Limited to Gable,Shed or Hip
Flat Roofs are not Permitted
, }�
ti : ii - ir , m 'ABUll'alin"- i ® . 111
bill MI = Mu A1 • '. B I: O.. au EMI
At least 2 breaks in rear facade
7
5.2.3 Materials: It is required t non-estate ho s 'e a m i ,4,!': `coverage of 30%masonry,
thiincluding stone or stucco, f of the home pt where • compatible with the character and
style of the home. Also y eleva irectly adjac�to a park or the Highland Ditch shall have
additional brick and m require is equal to th egwired front masonry requirement Masonry
columns will count toward 4ition ` uirements at rear elevation. Walkout units at the basement
level will be 100%masonry, cc
5.3 t sea -ign it rear 1 pave at least three(3)trees: two(2)2"caliper deciduous
tree and .'" (1) :' c•nife . ;e; and aimimum 12 shrubs. For 50'or less lots,only two(2)trees,
one kl)dec ,, s an• •ne(1) `i t greenf'will be required along with the minimum of 12 shrubs. Rear
yar s will con:..r1.4 a mi u im ';,) 50% sod or other plant material and 50%hanlscape or an approved
gro nd treatmen "'dr,,, .ing m and rock. Automatic, inground irrigation systems for lawns are
req fired. Rear y , ca 4y;;' ill be installed by the homeowner. See Section 4.Landscape Design
5.3. Accessory Struc - 's: All heating,ventilating,and air conditioning units,utility meters,electric
utility transformer boxes,and permitted fixtures on each lot, including all refuse containers stored
outdoors,will be screened from parks and common open space view. Plant materials installed for this
purpose will be a minimum of five(5)gallon evergreen shrubs. Sufficient space around the accessory
structures is required for access to the structure for maintenance purposes. All accessory structures in
lots adjacent to parks and common open space areas must have DRC/H.O.A. approval before being
erected.
06/04/03 14
I
r+ 5.3.3 Accent/Retaining Walls: Where retaining walls are required, or accent walls are desired to break
up a slope,and the area is visible from parks and common open space,walls must be constructed of
interlocking masonry wall units of one of the following manufactures: Keystone Block,Pavestone, or
equivalent. Colors must be a series of soft earth tones from an approved palette as opposed to a variety
of contrasting colors and patterns. No single wall can exceed 42" in height,and where more grade needs
to be taken up,a series of walls with irrigated planting between the walls will be used. Walls will be
separated by a minimum of three(3)feet or 1 'A times the height of the wall, ichever is greater.
Interlocking
Masonry Wall
a
36"or l 1/2 times the height
of the wall,whichever is greater
6. COMMUNITY DESIGN ELEMENTS
6.1 Fencing: The fencing ass's ated with Mead il,, wit 4'r'i-` fined at a later design phase.
6.2 Signage/Entry F„.pr _res: I r is ual builders y, y be asked to provide the entry and regulatory
signage, including st. ,* t y speed r r;a t signs,etc. fo. ejpecific parcels of land they are developing.
This will be determined in ",# vel. e+_in agreement regulatory signage must meet Town of Mead
reg4irements. Sales signs wi " ° f in developed,but not outside that particular
8 Pe
area. All si•,, s 4 °+ i4to D" A iew. rte.n"'
6.3 z . ting: Lighting :054 ad Vi 'rt sr be designed to adequately illuminate and provide for the
safe o 'l cular and pedes gy m move s.
6.3.1 Street g {^ A street lb`, .lan will be submitted to the DRC for review and approval prior to
submittal of fma 1r Street li will be installed by the developer along designated collectors.All
other street lights w .butl t . installed. The street light plan will also be submitted to the Town of
Meld for approval :_k,
6.4 Streetscape Furnishings and Accessory Structures:
6.4.1 Site Furniture: All street furniture, including benches,trash receptacles and bike racks will be
similar in make and/or complementary in design and this will provide a sense of continuity throughout
Mead Village. All street furniture and accessories will be made of a high quality,durable materials and
will be installed by the developer,builder, and/or the District along key roads for each neighborhood.
06/04/03 15
7. DESIGN REVIEW PROCESS
Architectural plans, site plans, and landscaping plans for new development of all housing types must be
submitted in accordance with DRC submittal requirements for review and approval of the DRC. Specific
submittal forms and detailed submittal criteria for each review process will be prepared by the master
developer at a later date. The DRC will review all submittals for conformance with Mead Village Design
Guidelines. The DRC will review partial packages on a case-by-case basis. The DRC will review and
approve all proposed plans prior to submittal to the Town of Mead and the is ce of a building permit.
The builder will prepare plans and specifications in accordance with all ap y;"a. governmental laws
and regulations as required by the appropriate jurisdiction. Approval b :;_`` DRC does not represent
public agency approval,nor does approval by a public agency consti <i' . _ val by the DRC.
E
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)41
06/04/03 16
Appendix A: Definitions
The defining terms used herein will be updated to reflect those that will be used in the Master
Declaration of Covenants,Conditions and Restrictions for Mead Village("Declaration").
• Architectural Review Committee(ARC): The committee appointe.. y the Board of Directors
to review and approve or disapprove plans for Improvements sub :` any Owner,as
provided in the Declaration.
• Board of Directors: The Board elected pursuant to the A iatio M. laws or appointed by
the Declarant;the"Executive Board"as the term is u ,. in ,e Act.
• Covenants,Conditions,and Restrictions(CC : A private sector legal • ent provided
by the Master Developer and enforced by the ? ,.: d the ' *A to preserve ' ad r,value,
and amenities of Mead Village. The CCR's ion. ! the s •; of public regul =' ns such as
zoning or other land use controls. In combination ;; ,A pu.lic controls, "e CCR's assure
stability and additional protection a;ainst change.
• Design Review Committee(DRC): y< r regulated r ='tt formed to review and
communicate to all residential and no s '_ {w; hitects,ho , #a ilders,developers,and
landscape architects/designers the desr.. gig.rincip L „ iteria r development within Mead
Village.
• Double-frontin Ito nstanc ° .j.ere propertie q'ave streets on two sides. Typically, the rear lot
lines are laid.• g an fir: or collector et or property boundary and the front lot line
has local street p;:Dou. onting encou `t " lot developments that present only one side
of buildin thereby '. '. .`",.— . ._ t appearance. Various layout techniques should
be u . ' ert wi ano r i' ce the overall visual appeal of a neighborhood.
• ebrows: A ha a-sac 'i ,`. 'th or without a planted median,typically containing 3-4
44,
4 ing lots depend n lot s and layout.
• Imp ent:Any ex or construction, structure, fixture, landscaping or facilities existing or
to be pla a Lot c tructed in the Common Interest Community,other than Initial
Improveme . cl but not limited to: buildings,outbuildings,swimming pools,tennis
courts, patios, vers, awnings, solar collectors or panels,painting or other finish materials
on any visible s ture,additions,walkways,sprinkler systems, garages,carports, driveways,
fences, screening walls,retaining walls, stairs,decks,drainage facilities, landscaping(including
any material, change in slope,pitch or drainage pattern), hedges,windbreaks,plantings,trees,
shrubs,flowers,vegetables, sod, gravel, bark,exterior light fixtures,poles,antennas, exterior
tanks, and exterior air conditioning,cooling,heating and water softening equipment.
• Knuckles: One-way frontage roads used along non-local streets to mitigate direct driveway
access onto larger volume roads. Knuckles are separated from the street by landscape medians
06/04/03 17
„"^
and provide additional parking opportunities for residences. The technique also assists in
mitigating garages from the street.
• Lot: Each platted lot which is a physical portion of the Common Interest Community,other than
Common Elements,designated for separate ownership or occupancy,the boundaries of which are
described on the Plat.
• Mead Village Master Home Owners Association ("HOA"): A ,;''"` ` , :tive form of
government responsible for maintenance of designated areas : •s' r making decisions that cause
the Association to function by enforcement of CCR's,Rules x;.1* _;"{ ;'ons and Design Guidelines.
• Modified local street section: A reduced street width ; e. `'• frontag • situations where
traffic volumes are limited to mostly local access I• ,"'.: es, inc =•P •scape buffering
may be incorporated to enhance the overall stree "'pe.
• Owner: Any Person who is the owner of record . ,,."fees <<" ).,title to any Lot ' t not a
Person having an interest in a Lot solely as security • { igatton. The Decl t is the initial
owner of any Lot created by the Declaration.
• Profiled asphalt roofing: Laminat-•T •imensional s" s e purpose of which is to
provide shadow lines and visual inters • to a;4,; Non-profi • ='phalt shingles give a flat
appearance and are not permitted. x
ki
• Side-loaded gara ' o whose vehr . ingress : egress is accessed from the side of
the structure ra r,' than .': �`„.a front yard ', ing side. This is a common technique used to
mitigate the ."2'..; ice of a `�`�ge-dominat I tre t.
• Single-loaded Stree AI. °' ' .l, ; •'4;'4 one side only. This technique is used to
•
enc. i ,-i visibi r j site am ` ferred to as the public realm.
• f ' .+ ro lot ilium All. c�� ,raze � on one side in order to maximize useable space on the
ite side. This r pical t . ent on smaller lot developments where outdoor space is at
a
P Sib
�)pm.
4
y�.t.
lH }
1;.
06/04/03 18
kkasik"
SItNAL DISTR.ICT
MEAD VILLAGE
METROPOLITAN AND/OR SPECIAL DISTRICT INFORMATION
Mead Village consists of approximately 293 acres and is a proposed planned unit
development (P.U.D.) of approximately 750 units in varying lots sizes and housing types
plus a commercial area that will include church and civic areas and up to 100 multi-
family units. Due to the size of this development and the large amount of off-site
infrastructure, it is the intent of the developer to establish the Mead Village Metropolitan
District to facilitate financing the development; the commercial areas within the
development will not be included within the proposed special district.
At the present time, the Town's primary infrastructure does not have the capacity to
adequately serve the proposed Mead Village development. If the Mead Village project
were approved by the Town, the developer would not be able to develop the property
without financing through the formation of a Metropolitan and/or Special District. Mead
Village requires a substantial investment in both off-site regional public improvements
that will benefit both the Town and the property, as well as local improvements specific
to Mead Village.
Included in this section are preliminary cost estimates to construct the basic
infrastructure needed to serve the project along with accompanying maps. Costs for
water and sanitary sewer lines, storm drainage, and street improvements as noted in the
preliminary cost estimates, add up to over$3.5 million dollars. It is important to
emphasize that these improvements in large part will benefit not just the Mead Village
development but also neighboring property owners and the Town.
These $3.5+ million costs represent an extraordinary economic burden on the project;
therefore, Weld Development Company is proposing the formation of either a special or
metropolitan district (whichever is appropriate) to finance these costs. At the pro forma
level, our district advisors estimate that the bonding capacity for Mead Village exceeds
$5 million. Mead Village, not the Town of Mead, would be responsible for the debt
incurred by the sale of the bonds to finance the improvements required.
In recognition of the extraordinary costs discussed above, the applicant requests that the
Town consent to the organization of a district(s). We are currently working with Tom
Bishop of Kirkpatrick Pettis as well as Dianne Miller with Icenogle, Norton, Smith,
Blieszner& Miller to develop a service plan. Weld Development will work closely with
the Town to develop a district service plan, which will serve as the governing document
for the district, to permit the formation of the district(s). The contents of the service plan
will include details relating to the construction, installation, financing and/or maintenance
of certain capital improvements and facilities that will be required to develop the
property. Once the service plan is complete, the Town and Weld Development will
cooperate in a timely manner so that the question of organization of the district(s) can be
placed on the ballot for the earliest available general or special election date.
SANDER SCHEID INGEBRETSEN
MILLER & PARISH, P.C.
A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
700 17Th STREET,SUITE 2200
DENVER,COLORADO 80202 DIRECT: 303-285-5304
Email: dmiller@ssimlaw.com
DIANNE D.MILLER PHONE: 303-285-5300
FAX: 303-285-5301
MEMORANDUM
FROM: Dianne D. Miller
Sander Scheid Ingebretsen Miller& Parish, P.C.
DATE: June 6, 2003
RE: Title 32 Special Districts
The purpose of this Memorandum is to provide a summary of Title 32 special districts.
Specifically,the following issues will be addressed:
A. What are the permitted improvements for Title 32 special districts?
B. What procedures are required to form a Title 32 special district?
C. What are its revenue-raising powers?
It should be noted that this Memorandum focuses on Colorado statutory provisions only. In
many cases, home-rule municipalities have charter provisions that vary from Colorado law.
If you have any questions regarding the materials contained herein, please do not hesitate to
contact Dianne D. Miller.
TITLE 32 SPECIAL DISTRICTS
§§32-1-101,et seq., C.R.S.
A. Permitted Improvements. The following are the most common types of Title 32 special
districts which are authorized to provide the following services and improvements
(including ongoing maintenance and operation functions) both within and outside the
boundaries of the district:
1. Metropolitan Districts: Metropolitan districts are authorized to provide any two or
more of the following services and facilities: street and traffic safety controls, water,
sanitary and storm sewer, fire protection, park and recreation, television relay and
Memorandum RE: Title 32 Special Districts
June 6, 2003
Page 2 of 4
r
translation, transportation and mosquito control. §§ 32-1-103(10) and 32-1-1004,
C.R.S.
2. Park and Recreation Districts: Park and recreation districts are authorized to
provide parks or recreational facilities, excluding bowling alleys, roller skating
rinks, batting cages, golf courses on which the game is played on an artificial
surface, or an amusement park which has water recreation as a central theme, unless
the board of county commissioners approves such project. Park and recreation
districts may also operate a system of television relay and translator facilities. §§
32-1-10304) and 32-1-1005, C.R.S.
3. Water and Sanitation Districts: Water and sanitation districts are authorized to
provide water, sanitation or water and sanitation facilities to areas located within or
without its boundaries. Water and sanitation districts may assess availability of
service or facilities charges to properties located outside its boundaries for the
provision of these services and facilities and penalties may be assessed for non-
payment. §§32-1-103(24)and 32-1-1006, C.R.S.
B. Formation. The following actions are required in order to form a Title 32 special district:
1. The process is initiated by submitting a Service Plan to the board of county
commissioners or municipality having jurisdiction. The Service Plan shall include a
description of the proposed services, a financial plan of how the proposed services
are to be funded, engineering and architectural surveys, maps, and other relevant
information concerning the proposed district. A processing fee of up to $500 may
be required. §§ 32-1-2020), (2) and(4), C.R.S.
2. If the boundaries of the proposed district are not wholly located within a
municipality, then the Service Plan must be submitted to the board of county
commissioners of each county having territory to be included within the proposed
district. § 32-1-202(1), C.R.S.
3. If the boundaries of the proposed special district will be wholly located within a
municipality, then the Service Plan must be submitted to governing body of such
municipality who shall approve or disapprove of the proposed special district. § 32-
1-204.5, C.R.S.
4. For special districts proposed within a county, the Service Plan is submitted to the
county's planning commission to make recommendations on the Service Plan to the
board of county commissioners. § 32-1-202(1), C.R.S.
5. A public hearing is held on the Service Plan following notice and publication of the
hearing. § 32-1-202(1), C.R.S. The board of county commissioners or city council
shall approve or disapprove, with or without conditions, the Service Plan. § 32-1-
204(4), C.R.S.
Memorandum RE: Title 32 Special Districts
June 6, 2003
Page 3 of 4
r
6. No Service Plan may be approved if a petition objecting to the Service Plan is filed
with the board of county commissioners and signed by the owners of taxable real
and personal property, which property equals more than 50% of the total valuation
for assessment of all taxable real and personal property to be included in the district,
unless such property has been excluded by the board of county commissions under §
32-1-203(3.5), C.R.S. The petition objecting to the Service Plan must be filed with
the board of county commissioners no later than 10 days prior to the hearing
provided for in § 32-1-204, C.R.S. § 32-1-202(2.1), C.R.S.
7. After the Service Plan of the proposed district is approved by the board of county
commissioners or the governing body of a municipality, a petition for the
organization of the district and the authorizing resolution is filed in the appropriate
district court. § 32-1-205, C.R.S. The petition must be signed by at least 30% or
200 of the taxpaying electors of the proposed district, whichever number is smaller.
§ 32-1-301(1), C.R.S.
8. A court hearing is held with regard to the submitted petition following notice and
publication of the hearing, and if it appears that the petition has been signed by the
requisite number of persons and otherwise complies with all statutory requirements,
the court will direct that the question of the organization of the district be submitted
at an election. This election shall occur either in May of even-numbered years or in
November of any year. § 32-1-305(4), C.R.S.
9. If a majority of the eligible electors of the district vote in favor of the district's
organization, the court will order the district organized. § 32-1-305(6) and (7),
C.R.S.
C. Revenue-Raising Authority. All Title 32 special districts are authorized to:
1. Levy ad valorem taxes upon all taxable property within the district. § 32-1-
1101(1)(a), C.R.S.
2. Charge fees, rates, tolls, penalties or charges for services, programs or facilities
furnished by the district. Until paid, such charges constitute a perpetual lien upon
the property served which may be foreclosed upon in the same manner as
mechanics' liens. § 32-1-1001(1)0), C.R.S.
3. Issue general obligation bonds. §§ 32-1-1001(1)(e) and 32-1-1101(1)(c), C.R.S.
The total principal amount of general obligation debt of a district may not, at the
time of issuance, exceed the greater of $2 Million or 50% of the valuation for
assessment of the taxable property in the district, as certified by the assessor's
office, unless: 1) the debt is rated in one of the four highest investment grade rating
categories by one or more nationally recognized organizations which regularly rates
such obligations; 2) it is determined by the board of directors of the district that it is
necessary to construct or otherwise provide additional improvements specifically
Memorandum RE: Title 32 Special Districts
June 6, 2003
Page 4 of 4
r-.
ordered by a federal or state regulatory agency to bring the district into compliance
with applicable federal or state laws or regulations for the projection of public health
or environment; 3) the principal and interest of the obligation is secured by a letter
of credit, line of credit or other credit enhancement; or 4) the obligation is issued to
financial institutions or institutional investors. §§ 32-1-1001(I)(e) and 32-1-
1101(6)(a), C.R.S.
4. Issue revenue bonds payable from sources other than property taxes. §§ 32-1-
1001(1)(e)and 32-1-1101(1)(d), C.R.S.
5. The issuance of bonds by a Title 32 special district must comply with the provisions
of the Public Securities Act, § 11-57-101, et seq., C.R.S., the Supplemental Public
Securities Act, § 11-57-201, et seq., C.R.S., and the Colorado Municipal Bond
Supervision Act, § 11-59-101, et seq., C.R.S.
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MEAD VILLAGE METROPOLITAN DISTRICT
Residential Development Projection(updated 3115103)
Residential Residential
Sinale Family Detached Summary Annual Market
Incr/(Decr)In Single Fam Value+/-of
Finished Lot Price Total Total Facility Fees Residential
0 Lots Value fa •Units Inflated ig Market Residential Single Fam per unit f Platted&
YEAR Devel'd 10% Completed 2% Value Market Value Reel Units $2,000 Developed Lots
2003 0 0 $0 $0 0 $0 $0
2004 150 4,500,000 0 $0 0 $0 $4,500,000
2005 150 0 150 300,000 45,000,000 $45,000,000 150 $300,000 0
2006 150 0 150 306,000 45,900,000 45,900,000 150 300,000 0
2007 150 0 150 312,120 46,818,000 46,818,000 150 300,000 0
2008 150 0 150 318,362 47,754,360 47,754,360 150 300,000 0
2009 0 (4,500,000) 150 324,730 48,709,447 48,709,447 150 300,000 (4,500,000)
2010 0 0 0 331,224 0 0 0 0 0
2011 0 0 337,849 0 0 0 0 0
2012 0 0 344,606 0 0 0 0 0
2013 0 351,498 0 0 0 0 0
2014 0 358,528 0 0 0 0 0
750 0 750 234,181,807 234,181,807 750 1,500,000 0
n SOURCES AND USES OF FUNDS
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2005 G.O.BONDS
Dated Date 12101/2005
Delivery Date 12/01/2005
Sources:
Bond Proceeds:
Par Amount 5,700,000.00
5,700,000.00
User:
Project Fund Deposits:
Project Funds 5,472,000.00
Delivery Date Expenses:
Costs of Issuance 228,000.00
5,700,000.00
i.✓
Note: Non-rated bonds,proportional debt svc,30-yr maturity
Mar 16,2003 1138 am Prepared by Kirkpatrick Pettis Quantitative Group/MK (Mead Village Met Dist 03:AMAR1503-05NR35A) Page 1
ra• BOND DEBT SERVICE
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2005 G.O.BONDS
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
12/01/2005
06/01/2006 199,500 199,500
12/01/2006 199,500 199,500 399.000
06/01/2007 199,500 199,500
12/01/2007 199,500 199,500 399,000
06/01/2008 199,500 199,500
12/01/2008 199,500 199,500 399.000
06/01/2009 199,500 199,500
12/01/2009 25,000 7.000% 199,500 224,500 424,000
06/01/2010 198,625 198,625
12/01/2010 198,625 198,625 397,250
06/01/2011 198,625 198,625
12/01/2011 45,000 7.000% 198,625 243,625 442,250
06/01/2012 197,050 197,050
12/01/2012 60,000 7.000% 197,050 257,050 ' 454,100
06/01/2013 194,950 194,950
12/01/2013 65,000 7.000% 194,950 259,950 454,900
06/01/2014 192,675 192,675
12/01/2014 75,000 7.000% 192,875 267,675 460,350
06/01/2015 190,050 190,050
12/01/2015 80,000 7.000% 190,050 270,050 460,100
e.'N 06/01/2016 187,250 187,250
12/01/2016 95,000 7.000% 187,250 282,250 469,500
r.fq 06012017 183,925 183,925
12/01/2017 105,000 7.000% 183,925 288,925 472,850
06/01/2018 180,250 180,250
12/01/2018 120,000 7.000% 180.250 300,250 480,500
06/01/2019 176,050 176,050
12/01/2019 130,000 7.000% 176,050 306,050 482.100
06/01/2020 171,500 171,500
12/01/2020 145,000 7.000% 171,500 316,500 488,000
06/01/2021 166,425 166,425
12/01/2021 155,000 7.000% 168,425 321,425 487,850
06/01/2022 161,000 161,000
12/01/2022 180,000 7.000% 161,000 341,000 502,000
06/01/2023 154,700 154,700
12/01/2023 190,000 7.000% 154,700 344,700 499,400
06/01/2024 148,050 148,050
12/01/2024 215,000 7.000% 148,050 363,050 511,100
06/01/2025 140,525 140,525
12/01/2025 230,000 7.000% 140,525 370,525 511,050
06/01/2026 132,475 132,475
12/01/2026 255,000 7.000% 132,475 387,475 519,950
06/01/2027 123,550 123,550
12/01/2027 275,000 7.000% 123,550 398,550 522,100
06/01/2028 113,925 113,925
12/01/2028 305,000 7.000% 113,925 418,925 532,850
06/01/2029 103,250 103,250
12/01/2029 325,000 7.000% 103,250 428,250 531.500
06/01/2030 91,875 91,875
12/01/2030 360,000 7.000% 91,875 451,875 543,750
06/01/2031 79,275 79,275
/", 12/01/2031 380,000 7.000% 79,275 459,275 538,550
06/01/2032 65,975 65,975
12/01/2032 420,000 7.000% 65,975 485,975 551,950
06/01/2033 51,275 51,275
Mar 16,2003 11:56 am Prepared by Kirkpatrick Pettis Quantitative Group/MK (Mead Village Met Dist 03:AMAR1503O5NR35A) Pape 2
1 I
r BOND DEBT SERVICE
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2005 G.O.BONDS
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
12/01/2033 450,000 7.000% 51,275 501,275 552,550
06/01/2034 35,525 35,525
12/01/2034 490,000 7.000% 35,525 525,525 561,050
06/01/2035 18,375 18,375
12/01/2035 525,000 7.000% 18,375 543,375 561,750
5,700,000 8,910,300 14,810,300 14,610,300
Mar 16,2003 11:56 am Prepared by Kirkpatrick Pettis Quantitative Group/MK (Mead Village Met Dist 03:AMAR1503-05NR35A) Page 3
SOURCES AND USES OF FUNDS
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2008 G.O.BONDS
Dated Date 12/01/2008
Delivery Date 12/01/2008
Sources:
Bond Proceeds:
Par Amount 5,750,000.00
5,750,000.00
Uses:
Project Fund Deposits:
Project Funds 5,520,000.00
Delivery Date Expenses:
Costs of Issuance 230,000.00
5,750,000.00
Note: Non-rated bonds,proportional debt svc,30-yr maturity
Mar 18.2003 11:57 am Prepared by Kirkpatrick Pettis Quantitative Group/MK (Mead Village Met Dist 03:AMAR1503-0SNR35A) Pape 1
!'-. BOND DEBT SERVICE
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2008 G.O.BONDS
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
12/01/2008
06/01/2009 201,250 201,250
12/01/2009 201,250 201,250 402,500
06/01/2010 201,250 201,250
12/01/2010 201,250 201,250 402,500
06/01/2011 201,250 201,250
12/012011 5,000 7.000% 201,250 206,250 407,500
06/01/2012 201,075 201,075
12/012012 15,000 7.000% 201,075 216,075 417,150
06/01/2013 200,550 200,550
12/01/2013 15,000 7.000% 200,550 215,550 416,100
06/01/2014 200,025 200,025
12/01/2014 25,000 7.000% 200,025 225,025 425,050
06/01/2015 199,150 199,150
12/01/2015 25,000 7.000% 199,150 224,150 423,300
06/01/2016 198,275 198,275
12/01/2016 40,000 7.000% 198,275 238,275 436,550
06/01/2017 196,875 196,875
12/01/2017 35,000 7.000% 196,875 231,875 428,750
06/01/2018 195,650 195,650
12/01/2018 50,000 7.000% 195,650 245,650 441,300
�., 06/01/2019 193,900 193,900
12/01/2019 50,000 7.000% 193,900 243,900 437,800
W/,..j 06/01/2020 192,150 192,150
12/01/2020 70,000 7.000% 192,150 262,150 454,300
06/01/2021 189,700 189,700
12/01/2021 75,000 7.000% 189,700 264,700 454,400
06/01/2022 187,075 187,075
12/01/2022 85,000 7.000% 187,075 272,075 459,150
06/01/2023 184,100 164,100
12/01/2023 90,000 7.000% 184,100 274,100 458,200
06/01/2024 180,950 180,950
12/01/2024 105,000 7.000% 180,950 285,950 466,900
06/01/2025 177,275 177,275
12/01/2025 115,000 7.000% 177,275 292,275 469,550
06/01/2026 173,250 173,250
12/01/2028 130,000 7.000% 173,250 303,250 476,500
06/01/2027 168,700 168,700
12/01/2027 140,000 7.000% 168,700 308,700 477,400
06/01/2028 163,800 163,800
12/01/2CQ8 155,000 7.000% 163,800 318,800 482,600
06/01/2029 158,375 158,375
12/01/2029 170,000 7.000% 158,375 328,375 486,750
06/01/2030 152,425 152,425
12/01/2030 190,000 7.000% 152,425 342,425 494,850
06/01/2031 145,775 145,775
12/01/2031 210,000 7.000% 145,775 355,775 501,550
06/01/2032 138,425 138,425
12/01/2032 230,000 7.000% 138,425 368,425 506,850
06/01/2033 130,375 130,375
12/01/2033 245,000 7.000% 130,375 375,375 505,750
06/01/2034 121,800 121,800
/'N 12/01/2034 275,000 7.000% 121,800 396,800 518,600
06/01/2035 112,175 112,175
12/01/2035 295,000 7.000% 112,175 407,175 519,350
06/01/2036 101,850 101,850
Mar 16,2003 11:57 am Prepared by Kirkpatrick Penis Quantitative Group/MK (Mead Village Met Dist 03:AMAR1503-0BNR35A) Page 2
•
I
BOND DEBT SERVICE
MEAD VILLAGE METROPOLITAN DISTRICT
SERIES 2008 G.O.BONDS
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
12/01/2036 900,000 7.000% 101,850 1,001,850 1,103,700
06/01/2037 70,350 70,350
12/01/2037 960,000 7.000% 70,350 1,030,350 1,100,700
06/01/2038 36,750 36,750
12/01/2038 1,050,000 7.000% 36,750 1,086,750 1,123,500
5,750,000 9,949,100 15,699,100 15,699,100
Mr 1R 2003 11:57 am Prepared by Kirkpatrick Penis Quantitative Group/MK (Mead Village Met Dist 03:AMM1503-0BNR35A) Page 3
r--
Storm Sewer
Detention Ponds Regional 5 EA $40,000.00 $200,000.00 Includes tray and outlet strtrwres
Box culvert 5 x4 50 LF $300.00 *15,000.00 Road crossings al Highland Ditch
RCP 48" 100 LF $79.00 $7,900.00 Road crossings al Highland Ditch lateral
Storm Sewer Subtotal 322,800.00
Consultina Fen
CM Engineer 1 LS 2.50% *77.671.64
Cambodian Staking 1 LS 1.50% *46,602.96
Sobs l Materials Testing 1 LS 1.00% $31,066.06
Landscape Design 1 LS 1.00% $31,066.06
Construction Management 1 LS 2.00% $82.137.31
Consulting Foss Subtotal .26
Bak
Streets Subtotal $1.996,220.15
Water&Mo W $634,000.00
Sanitary Sewer Subtotal $251,137.50
Slam Saw Slgotel $222,900.00 -(
Comultg Fees Subtotal $248,549.25
Su>Tofal: $3,355,414.90
1O%Caningency: $335,541.49
r"\ Stand Total *3,00.808.3
Notes:
1.Excludes pale dal costs for tralllc signals g necessary
2.6 is award that there is adequate prates*In the existing water system,and no pump station is necessary.
3.The developer of this properly is responsible far the construction ot 112 of tit external roads cans section.
4.The are no off site drainage brgrovanwnts with eels prone.
5.There will be a cost reimbursement for all site water and sewer facNWs used by other developments.
6.Me exact size of the off site water and saver is not yet known.Sots ere Maned.
Page 2 o14
COUNTY ROADS (Based On Mead Arterial) - County Roads 5, 7 and 34
COST PER LINEAR FOOT OF ROADWAY:
WALKS AND TRAILS
Width Depth An. Unit Number Total Cwt 1/2 Section
(It) Cop Required Per LF Cwt Per LF
Canape Walk(assumed) 5 S' 0.55 SY $13.45 1 113.45 $13.45
CURS I()UTTER
Width Area Unit Number Toed Cop 1/2 Sedan
00 Cop Required Per LF Cop Per LF
•
r vett.catch curb it/2 pen LF $7.96 2 $15.90 37.95
Subareas RI NI(COWS 2.5 0.23 SY $2.00 2 $1.11 30.55
PAY P4O
Width Depot Area Unit Number Total Cost 1/2 Section
(R) (In) Cop Required Per LF Cost P.LF
Asphalt Paring 70 5 7.73 SY $1.30 1 $112.00 $53.00
Subgreds Prep. 70 7.73 SY $1.60 1 $12.44 $6.22
GRADING
Volume Depth Volume Unit Toed Cost 112 Section
(CF) Cop Per LF Cost Per LF
Ersnak 200 2 7.41 CY $1.25 $9.26 34.63
(assumes 2 e.Aln.k depth on average)
LANDSCAPING
Width Ares Unit Nuttier TOW Cost 1/2 Station
(It) Cop Required Per IF Cost Pr IF
Landscaping 30 30 $3.00 $90.00 $45.00
TOTAL PER FOOT COST $254.16 122. 1
/"1
Page 3 d4
1
Mead Village
QuantitylCost Estimate
Project Mud Village Chats The Mud DewMoment Co.
Prepared By: Peak CMS Consultants.Inc. - Data: March 4,2003
Description: Preliminary estimate for offsite and major internal Infrastructure that would be Included in meucpo6len district
Rem Quantity Mali Unit Cat Cost Per Item Comments
Streets
County Road 5 2,800 LF $133.81 $347,660.26 Wad Arterial
County Road 7 2,600 IF $133.81 $347,666.26 Mead ArMna1
Coady Rost 34 3.100 LF $133.61 $414,602.6 Mead Medal
Collector Reeds 6,000 LF $123.28 $13a,65.a Accts sits east to west
Collector Roods 1.200 LF $123.28 $147,637.78 From mat north boundary to eaYMM collector
Streets Subtotal 51,t6,22a.1S
VIS
ir Water Main
From County Rood 38 to Mew Village 10,700 LF $32.00 $342,400.00 Approc alarms required by Little Thompson Water District
Loop within Mead Mee per master 4,300 LF $32.00 $137,600.00 From CR 7 through site to CR 36
PRV 1 Ek $40,000 00 $40,000.00
Railroad crossing 1 EA $80.000.00 560,000.00
!e.."
rWater Main
+/_#'- Loop w**i Mead Veaga 2,600 IF $21.00 $54,600.00 From CR 5 to under sa tMwst collector to noNwpM collector
Water Subtotal $634,000.00
Sanitary Sewer
ir Sewer Main 3,000 LF $23.10 $69.300.00 Under or adjacent to CR 7 and into treatment pert
Marsiolea 6 EA 51.625.00 $12,187.50 Assured manholes every 40
10 Sewer Main 7,200 LF $19.50 $140,400.00 Linder collector streets within Mead Village
Manias 18 EA $1,625.00 $29,250.00 Assumed manholes every 400
Sanitary Sewer Subtotal Si 267,13
Page 1 of 4
COLLECTOR ROADS
COST PER LINEAR FOOT OF ROADWAY:
WALKS AND TRAILS
Width Depth Area Unit Number Taal Cost 1/2 Section
(It) (R) Cost Reqmbed Per LF Cost Per LF
Concrete Walt(assumed) 5 r 0.56 SY $13.45 1 $13.45 $13.45
CURS I GUTTER
Width Area Unit Number Tots Cost 1/2 Section
(S) Cost Required Per LF Cost Per LF
5"wt.catch are wi 7 pan LF 37.95 2 $15.90 $7.95
Sb$red*Prep.(Catch) 2.5 0.25 sr $2.00 2 $1.11 $0.56
PAVING .
WNW An Unit Number TOW Coal 1/2 Secttan
(9) Cost Required Per LF Cost Pr LF
Asphalt Paving 45 5" 5.11 SY $15.00 1 $92.00 $46.00
Stbgrade Prep. 05 7.56 SY $2.00 1 $15.11 $7.56
GRADING
Area Area Unit Taal Coat 1/2 Section
(CF) Cost Per LF Cost Per LF
Earthwork 136 7 5.04 CY $1.10 $5.54 $2.77
LANDSCAPING
Wan Arse Unit Number Total Cost 1/2 Section
(it) Cost Required Per LF Cwt Per LF
Landscaping 30 30 $3.00 $90.00 $45.00
TOTALS $233.11 123.25
THE MEAD PROPERTY
A PART OF 1HE NORTH 1/2 OF SECTION 16, TOWNSHIP 3 NORTH,
RANGE 68 WEST OF THE 8TH PRINCIPAL MERIDIAN,
COUNTY OF WELD, STATE OF COLORADO
COST EXHIBIT. VICINITY MAP
NC RD 38 SHEET 2 OF 2 MC RD JD
CONNECT TO
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66 66 DATE: 03/05/03
N. 25 PEAK OVL CON51LONf5
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THE MEAD PROPERTY
A PART OF 1HE NORTH 1/2 OF SEC110N 18, TOWNSHIP 3 NORTH,
I RANGE 88 WEST OF THE 8TH PRINCIPAL MERDIAN,
COUNTY OF WELD, STATE OF COLORADO
/
COST EI01T
SHEET 1 OF 2
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LEONARD & MARY ELLEN LITZENBERGER ce a JOHN R. HALEY
�, PROPOSED 16 SS
�——.� '^ �` ..—__ .......�wu�,:_:_._._ . :00K 359
z WELD COUNTY ROAD 34 I _o i PAGE 220 PAUL C.
O 0 MEAD ARTERIAL c V BOOK 1062 MCHUGH
1/2 SECTION PR 8 WO A i ! REGIONAL 1 REC. NO. 2003223 :OOK 575
DETENTION (RIGHT—OF—WAY FOR REC. 14969
. JORGENSON 80' ! POND SCHOOL) .
ROW 1,; 3
BOOK 1440
REC. 2387415 S I PROPOSED REGIONAL . : ton10" SS DETENTION C
. MEAD COLLECTOR. ;: - POND ii; ; z
ROAD •!• 164 . F
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i. BOOK 1290, REC. t\
/ l: NO. 2241203 : ' COUNTY ROAD 7 t0 i-
.0 (MEAD ELEM./JR. HIGH) MEAD ARTERIAL tt
3 t :,;.,.,n:_; ` �` 41/2 SECTION \ %„.. ROCKY
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MEAD COLLECTOR
ROAD REGIONAL I •
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DETENTION POND I DETENTION POND DATE: 03/05/03
OIL ISIS It WO
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DENNIS A. RUFF JOHN LEONARD WARNER TRUST RANGEVIEW ESTATES LLC 40: o 400 :00 r
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MEAD VILLAGE
ARCHDIOCESE OF DENVER LAND EXCHANGE
In correspondence dating back to January, 1998 the Archdiocese of Denver, on
behalf of the Guardian Angels Catholic Church, Mead, Colorado, expressed
interest in acquiring additional land from The State Land Board of the State of
Colorado (owner of the property adjacent to the church) to accommodate its
anticipated need to expand the existing church facility. Beginning in the Spring,
2002 representatives of Weld Development Company, acting on behalf of the
Land Board, began exploring ways to accommodate the church's needs for
additional land. After considering a variety of possible sites, a committee of
volunteers representing the church parish membership, working with Weld
Development, selected a larger site south of its present location. (Please refer to
the proposed P.U.D. and Concept Map for the new church location).
The existing church facility is located on a 2.2 acre site on the southwest corner
of WCR 34 and WCR 7 in the Town of Mead. When deciding how much total
ground would be needed, a five (5) acre parcel seemed to be an optimum size
that could accommodate a parish membership in excess of 500 families at full
build out. Currently, Guardian Angels Catholic Church is able to accommodate
100 families.
The State Land Board has agreed to provide the church with a five (5) acre site
south on WCR 7 accessible by a proposed collector road. The volunteer
committee selected this location since it is situated on the highest point of land
east of the existing rail line and should therefore be highly visible from a distance.
While the details of the exchange have yet to be worked out, the exchange is
intended to be at no cost to the church and is conditioned on the successful
annexation of the Mead Village property to the Town of Mead.
All parties to this negotiation agreed that one of the most important elements of
this proposed exchange is that the existing chapel be preserved. Weld
Development Company has agreed that it will relocate the chapel at no cost to
the church. Guardian Angels intend to integrate this historic chapel building into a
new church complex.
The first steps towards initiating the exchange process have started. Please
refer to a copy of a letter located in this section from the Archdiocese of Denver
to the State Land Board requesting the exchange. This letter triggers the first
steps required by the Land Board to approve the exchange.
r^
ARCHDIOCESE OF DENVER
111 MANAGEMENT CORPORATION
1300 South Steele Street
Denver,CO 80210-2599
March 11, 2003 Phone,303.722.4687
Mr. John Brejcha, Deputy Director
Board of Land Commissioners -State of Colorado
620 Centennial Building - 1313 Sherman Street
Denver, Colorado 80203
RE: Proposal for Property Exchange - Mead, Colorado
Dear Mr. Brejcha,
As you know, several meetings have taken place between representatives of
Weld Development Company, on behalf of the State Land Board, and a volunteer site
selection committee representing Guardian Angels Catholic Church in Mead,
Colorado, an Archdiocese of Denver parish community. The purpose of these
meetings was to explore various alternatives that would enable the Archdiocese to
acquire additional land for use by the Parish to expand its existing facilities and
accommodate an increasing Catholic population in the local area.
The committee, under the guidance of Father Bob Whipkey, and the Weld
Development Company representatives concluded that in the best interests of both
parties, the Archdiocese would relocate from the Parish from its present location to
another, larger site within the State Land Board land holding. The proposed
relocation site is approximately one-half mile south of Guardian Angel's present
location. (Please refer to the enclosed site plan.) This proposed transaction would
be completed by means of an exchange of properties, to wit: the State Land Board
would take title to the more northerly parcel owned by the Archdiocese; and, the
Archdiocese would assume ownership of the larger, State Land Board owned site
further south along County Road 7.
The Archdiocese of Denver, on behalf of Guardian Angles Parish, requests that
the State Land Board initiate the approval process for this exchange. I understand
this would require an appraisal of both sites. Once the appraisals are finished, the
parties would negotiate all the details regarding the terms and conditions of the
exchange. These terms and conditions would then be presented to the State Land
Board for consideration and hopefully for initiation of the exchange process.
Thank you very much for your consideration. We look forward to working
with you on this matter. Should you need further information or have questions I
can help answer, my business card with pertinent contact information is enclosed.
Since
/ f r
Linda L. Bishop, Esq.
Director of Real Estate
Cc: Rev. Robert Whipkey, Mr. David Holden, Mr. Richard Sosa,
Mr. Larry Huddleston
_ _ ,-
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WALKDAB tbssitiq
MEAD VILLAGE
RAILROAD CROSSING
The Town of Mead Master Traffic Study calls for a collector road to be
located at approximately the half section line between WCR 32 and WCR 34.
The proposed land plan for Mead Village shows a collector road traversing
through the development in the approximate location specified in the traffic study.
One of the challenges facing the development of this project is the need to
secure an "at grade" crossing over the rail road tracks (which run north/south
through the property) for the proposed collector road. Although the land can
function without the crossing, Weld Development planners feel that the proposed
road network in and through the development will function with significantly more
efficiency by securing a crossing as shown on the plan.
The Colorado State Public Utilities Commission (PUC) is the governing
authority with regard to reviewing and approving any new rail line crossings.
Weld Development has held meetings with the PUC to initiate the process to gain
approval for the crossing. However, as private developers, Weld Development
cannot make the application; i.e., only a public roadway authority such as a city
or county can be the formal applicant for the request for a crossing. Weld
Development has assumed the responsibility for completing the work to prepare
the appropriate documents required by the PUC. Following that, Weld will submit
the documents to the Town of Mead and ask that the town make the formal
application.
The PUC has stated that the merits of any application are based upon a
review of three criteria: safety, convenience, and necessity. Weld Development
has engaged the services of a traffic engineering firm to review our land plan and
contact the PUC on our behalf. The engineer contends that we can make a
strong case for achieving a favorable review with the PUC.
r
OVER DOCUMENTS
MEAD VILLAGE
OTHER DOCUMENTS
Other documents that may be required by the Town of Mead will be
inserted in this section as necessary.
n
Town of Mead
/1111► P.O.Box 825
441 Third Street
Mead"A Little Town Mead,Colorado 80542-0626
With a Big Future" (970)535-4477
August 12, 2003 CERTIFIED MAIL# 7001 1140 0000 6846 1838
Weld County Board of Commissioners
P.O. Box 758
Greeley, CO 80632
RE: Required Annexation Impact Report- Mead Village Annexation to the Town of
Mead.
Gentlemen:
In accordance with the requirements of C.R.S. § 31-12-108.5, enclosed is a copy of the
Annexation Impact Report prepared for the proposed Mead Village Annexation to the Town of
Mead. You have received prior notice of the public hearings before the Planning Commission and
the Board of Trustees for this proposal. In the event that you have any questions regarding this
Annexation Impact Report, or the proposed annexation, you may contact Richard E. Samson, the
Town's Attorney, at(303) 776-1169.
Very truly yours,
Candace Bridgwater
Town Clerk
Annexation Imped Notice-Mead VIIlage.wpd 11!&00(9:06 AM)
r
ANNEXATION IMPACT REPORT
MEAD VILLAGE
August 12, 2003
Prepared for:
Town of Mead
P.O. Box 626
Mead, CO 80542
Aneuatlon Impact Report-Mead Vlllage.wpd 8/1203(9:12 am)
a• .
Table of Contents
Page
I. Project Description 1
II. Municipal Services 1
III. Special Districts 1
IV. School District Impact 2
V. Exhibits 2
A. Existing Conditions Map and Proposed Land Use Map
Anexatlon Impact Report-Mead Village.wpd 8/12/03(9:12 em)
Forward:
This"annexation impact report"has been prepared pursuant to Section 31-12-108.5 Colorado Revised
Statutes, 1986 Repl. Vol. Contained in Appendix"A" is a map depicting the proposed annexation, the
existing and proposed public services to the property and the existing and proposed land use for the
property.
I. Project Description:
The parcel of land to be annexed is located between WCR 5 and WCR 7, and is bordered on the north by
WCR 34. In gross, the parcel would be considered a half section; however, after netting out existing
improvements that include the Mead Elementary and Middle School, the post office, abandoned gas
station and the Catholic Church, the remaining land measures 285.528 acres. The annexation is
contiguous to the Original Town on the north and to the Rangeview Estates subdivision on the south. It
satisfies the 1/6 contiguity with the Town boundaries required by statute.
The land proposed to be annexed is owned by the State of Colorado and is under contract to the Weld
Development Co. LLC. Mead village has been designed to be an extension of the Town's core area, and
incorporating and to a degree replicating the existing street pattern. Whenever possible the property is
physically and visually connected to the existing town. When complete, the development will become a
integral part of and function as natural addition to the Town's pattern of growth. In compliance with the
Town's conference plan, the proposed land uses for this parcel are largely residential with a significant
portion of the parcel dedicated to commercial and civic uses. The land is currently zoned A(Agricultural)
by Weld County. In conjunction with the proposed annexation, the zoning will change to a Planned Unit
Development (PUD) in conformance with the Town's Land Use Code. Adjacent land uses include
agriculture, rural residences on large lots, urban density residential, public property and civic uses.
II. Municipal Services:
Municipal services for the Mead Village Annexation will be provided in the following manner:
Electricity Electric services are to be provided by the present supplier, United Power Inc.,
the electric franchisee for the Town of Mead.
Telephone Qwest Communications
Water Little Thompson Water District
Sanitary Sewer Sewer service will be provided by the Town's sewer system.
Fire The site is currently served by the Mountain View Fire Protection District.
Police Weld County Sheriff, under contract with the Town of Mead.
Street Maint. Maintenance of roadways within the annexation will be provided by the Town
after construction to Town specifications and acceptance by the Board of
Trustees.
Financing the municipal services within the area to be annexed is to be addressed in an annexation
agreement between the applicant and the Town of Mead. Due to the size of the development and large
amount of off-site infrastructure, it is a desire of the developer to establish a special or metropolitan
District to facilitate financing these costs. The annexation agreement is currently under negotiation and is
not available at this time.
III. Special Districts:
The area to be annexed is included within the following special districts:
St.Vrain Sanitation District
St. Vrain Valley School District RE-1J
Mountain View Fire Protection District
Northern Colorado Water Conservancy District
St. Vrain -Left Hand Water Conservancy District
Little Thompson Water District
Weld County Library District
Anemtlon Impact Report-Mead Vlllage.wpd &12/03(9:12 am) Page 1 of 2
� w
IV. School District Impact:
It is anticipated that the annexation will bring a benefit to the St. Vrain School District RE1J due to the
increase in valuation, and will contribute approximately 478 K-12 students to the school system at full
buildout. There is currently in elementary and middle school on the site as part of this State Land Board
parcel. A portion of the site will be dedicated to the school district in accordance with the Town's land
dedication requirements.Additionally, the developer will be required to pay a cash-in-lieu of dedication
and a School Impact Mitigation fee for each residential unit constructed as established by the Town.
V. Exhibits:
A. Existing Conditions Map and Proposed Land Use Map
Ane+ratlon Impact Report-Mead Vlllage.wpd &12/03(9:12 am) Page 2 of 2
ANNEXATION IMPACT MAP
Mead Village Annexation
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Weld County4Cirlbf p _, �I fay„ah' l...l - _ ,A .
Town of Mead
/IYrll► P.O.Box 826
441 Third Street
Mood•A Little Town Mead,Colorado 80542-0626
Whin Big Future" (970)535-4477
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August 12, 2003 CERTIFIED MAIL #7001 1140 0000 6846 1692
Weld County Board of Commissioners
P.O. Box 758
Greeley, CO 80632
RE: Notice of Public Hearing- Mead Village Annexation
Board of Trustees - 7:00 P.M., Monday, September 8, 2003.
Gentlemen:
Please be advised that a public hearing before the Mead Board of Trustees has been set to
review and consider the annexation of a parcel of land located in the South Half of Section 9, the
Northwest Quarter of Section 15, the North Half of Section 16, and the Northeast Quarter of Section
17, all in Township 3 North, Range 68 West of the Sixth Principal Meridian, County of Weld, State
of Colorado. The property is owned by the State of Colorado and managed by the State Land Board
and is under contract to the Weld Development Company LLC. The property is proposed to be
developed as they planned unit development with residential and commercial uses.
In accordance with C.R.S. § 31-12-108 (2), this notice has been sent to the Board of
County Commissioners and County Attorney for Weld County, and to each special district or
school district having territory within the area to be annexed.
Attached is a copy of the published public hearing notice, together with a copy of the
adopted resolution of intent to annex and the applicant's petition for annexation. You have
previously received copies of the "Letter of Intent"provided with the application, and maps of the
property location and a "concept plan"for the development of the property. Copies of the full
application, as well as the full-sized maps submitted with the application are available for review
in the Mead Town Hall, 441 3rd Street, Mead, Colorado. Written comments may be sent to
Michael D. Friesen, Town Administrator, Box 626, Mead, CO 80542.
Very truly yours,
•
Candace Bridgwater
Town Clerk
County Notice-Mead Village mad 8/12/03(10:28 am)
CORRECTED NOTICE OF PUBLIC HEARING
MEAD BOARD OF TRUSTEES
MEAD VILLAGE ANNEXATION
NOTICE IS HEREBY GIVEN that the Board of Trustees of the Town of Mead has
adopted a Resolution of Intent initiating annexation proceedings for the "Mead Village
Annexation," said Annexation being more particularly described in the following Resolution No.
13-R-2003.
The Board of Trustees of the Town of Mead will hold a Public Hearing commencing at
7:00 o'clock P.M., Monday, September 8, 2003, at the Mead Town Hall, 441 3"' Street, Mead,
Colorado 80542, for the purpose of determining whether the property proposed to be annexed
meet the applicable requirements of the statutes of the State of Colorado and is eligible for
annexation to the Town of Mead, and to establish the appropriate land use for the property, if
requested.
Any person may appear at the Public Hearing and be heard regarding the matters under
consideration.
Copies of the petition and supporting material submitted to the Town are on file and
available for public inspection in the Office of the Town Clerk, at the Mead Town Hall, 441 3"'
Street, Mead, Colorado 80542.
Dated this 29°' day of July, 2003.
TOWN OF MEAD, COLORADO
By: /s/Candace Bridgwater
Town Clerk
Please publish in the Longmont Daily Times Call on August 16, 23, 30 and September 6,
2003.
Please send the "Affidavit of Publication" to:
Samson, Pipis & Marsh, LLC
Attention: Gary West
Box 1079
Longmont, CO 80501
Please send the billing to:
Town of Mead
Attention: Candace Bridgwater, Town Clerk
Box 626
Mead, CO 80542
RESOLUTION NO. 13-R-2003
A RESOLUTION REPEALING RESOLUTION NO. 10-R-
2003,AND ENACTING A NEW RESOLUTION OF INTENT
TO ANNEX CERTAIN PROPERTIES IN WELD COUNTY,
COLORADO TO THE TOWN OF MEAD, SAID
ANNEXATION TO BE KNOWN AS THE MEAD VILLAGE
ANNEXATION.
WHEREAS,the Board of Trustees, after the review of the petition of the land owners of
certain lands in unincorporated Weld County, adopted Resolution No. 10-R-2003, setting the date
of the public hearing before the Board of Trustees to consider the proposed annexation; and
WHEREAS, it is necessary to change the date of the public hearing to accommodate the
Weld County deadlines for participation in the November coordinated election;
NOW, THEREFORE,BE IT RESOLVED BY THE BOARD OF TRUSTEES OF
THE TOWN OF MEAD, COLORADO, as follows:
Section 1. Resolution No. 10-R-2003 is hereby repealed in its entirety and replaced by
a new Resolution of Intent to Annex, Resolution No. 13-R-2003.
Section 2. The petition, whose legal description is attached hereto as Exhibit A and
incorporated by reference herein, is in substantial compliance with the applicable laws of the State
of Colorado.
Section 3. No election is required under C.R.S. §31-12-107(2).
Section 4. No additional terms and conditions are to be imposed except those provided
for in the petitions.
Section 5. The Board of Trustees will hold a public hearing for the purpose of
determining if the propose annexation complies with C.R.S. §31-12-104, and with C.R.S. §31-12-
105, and will hold a public hearing to determine the appropriate zoning of the subject properties if
requested in the petition, at the Mead Town Hall, 441 3`1 Street, Mead, Colorado 80542, at the
following time and date: •
7:00 PM
Monday, September 8, 2003.
Section 6. Any person may appear at such hearing and present evidence relative to the
proposed annexation or the proposed zoning.
PH Notice BOT-Mead Village-Posted Netice.wpd 7/29/03(9O3 am) Page 2 of 5
Section 7. Upon completion of the hearing, the Board of Trustees shall set forth, by
resolution, its fmdings and conclusions with reference to the eligibility of the proposed annexation,
and whether the statutory requirements for the proposed annexation have bee met, and further, will
determine the appropriate zoning of the subject property if requested in the petition.
Section 8. If the Board of Trustees concludes, by resolution, that all statutory
requirements have been met and that the proposed annexation is proper under the laws of the State
of Colorado, the Board of Trustees shall pass one or more ordinances annexing the subject
property to the Town of Mead, and shall pass one or more ordinances zoning the subject property if
requested in the petition.
INTRODUCED,READ,PASSED,AND ADOPTED THIS 28th DAY OF July ,
2003.
ATTEST: TOWN OF MEAD
By /s/Candace Bridgwater By /s/Richard E. Kraemer
Candace Bridgwater, Town Clerk Richard E. Kraemer, Mayor
PH Notice BOT-Mead Village-Posted Noilcavpd 7/29/03(9:03 am) Page 3 of 5
EXHIBIT A
MEAD VILLAGE ANNEXATION
ANNEXATION BOUNDARY LEGAL DESCRIPTION:
KNOW ALL MEN BY THESE PRESENTS THAT WELD DEVELOPMENT COMPANY,LLC BEING THE
OWNER(S),MORTGAGEE OR LIENHOLDER OF CERTAIN LANDS IN WELD COUNTY,COLORADO,
HAVE HEREWITH PETITIONED TO THE TOWN OF MEAD FOR THE ANNEXATION OF THE PROPERTY
BEING DESCRIBED AS FOLLOWS;
A PARCEL OF LAND LOCATED IN THE SOUTH HALF OF SECTION 9.THE NORTHWEST QUARTER OF
SECTION 15,THE NORTH HALF OF SECTION 16,AND THE NORTHEAST QUARTER OF SECTION 17,
ALL IN TOWNSHIP 3 NORTH,RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF
WELD,STATE OF COLORADO. MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 16 AND CONSIDERING THE SOUTH
LINE OF SAID NORTH HALF OF SECTION 16 TO BEAR SOUTH 89°22'37"WEST;
THENCE SOUTH 88°7'50"WEST,A DISTANCE OF 30.00 FEET TO THE WESTERLY RIGHT-OF-WAY LINE
OF WELD COUNTY ROAD N0.5;
THENCE NORTH 01°12'10"WEST ALONG SAID WESTERLY RIGHT-OF-WAY LINE,A DISTANCE OF
1991.97 FEET;
THENCE NORTH 88°47'50"EAST,A DISTANCE OF 30.00 FEET TO THE SOUTHWEST CORNER OF THAT
CERTAIN TRACT OF LAND DESCRIBED IN DEED RECORDED IN BOOK 1440 UNDER RECEPTION NO.
2387415;
THENCE NORTH 88°57'15"EAST,A DISTANCE OF 337.80 FEET TO THE SOUTHEAST CORNER OF SAID
TRACT;THENCE NORTH 01°12'10"WEST,A DISTANCE OF 644.78 FEET TO THE NORTHEAST CORNER
OF SAID TRACT;
THENCE NORTH 01°02'45"WEST,A DISTANCE OF 30.00 FEET TO THE NORTHERLY RIGHT-OF-WAY
LINE OF WELD COUNTY ROAD NO.34;
THENCE NORTH 88°57'15"EAST ALONG SAID NORTHERLY RIGHT-OF-WAY LINE,A DISTANCE OF
2282.25 FEET;
THENCE NORTH 89°32'42"EAST CONTINUING ALONG SAID NORTHERLY RIGHT-OF-WAY LINE,A
DISTANCE OF 529.15 FEET;
THENCE SOUTH 00°27'18"EAST,A DISTANCE OF 30.00 FEET TO THE NORTHWEST CORNER OF THAT
CERTAIN RIGHT-OF-WAY DESCRIBED IN DEED RECORDED IN BOOK 1062 UNDER RECEPTION NO.
2003223;
THENCE SOUTH 00°16'05"EAST,A DISTANCE OF 699.12 FEET TO THE SOUTHWEST CORNER OF SAID
RIGHT-OF-WAY;
THENCE NORTH 89°44'51"EAST,A DISTANCE OF 2133.14 FEET TO THE EAST LINE OF SAID NORTH
PH Notice SOT-Mead Village-Posted Notice.wpd 7/29/03(9:03 am) Page 4 of 5
HALF OF SECTION 16;THENCE NORTH 89°27'15"EAST,A DISTANCE OF 30.00 FEET TO THE EASTERLY
RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 7;
THENCE SOUTH 00°32'45"EAST ALONG SAID EASTERLY RIGHT-OF-WAY LINE,A DISTANCE OF
1941.49 FEET;
THENCE SOUTH 89°27'15"WEST,A DISTANCE OF 30.00 FEET TO THE EAST QUARTER CORNER OF
SAID SECTION 16;
THENCE SOUTH 89°22'37"WEST,A DISTANCE OF 2642.53 FEET TO THE CENTER QUARTER CORNER
OF SAID SECTION 16;
THENCE SOUTH 89°22'37"WEST,A DISTANCE OF 2605.76 FEET TO THE POINT OF BEGINNING,
THUS DESCRIBED TRACT CONTAINS 285.361 ACRES MORE OR LESS,TOGETHER WITH AND SUBJECT
TO ALL EASEMENTS AND RIGHTS-OF-WAY EXISTING AND/OR OF PUBLIC RECORD.
PH Notice SOT-Mead Village-Posted Notice.wpd 7/29/03(9:03 am) Page 5 of 5
lIP
MEAD VILLAGE
PETITION FOR ANNEXATION
TO: THE BOARD OF TRUSTEES OF THE TOWN OF MEAD,COLORADO:
We,Weld Development Company, LLC and the State of Colorado acting by and through the
State Board of Land Commissioners,the undersigned applicant and landowner, in accordance with
Colorado law, hereby petition the Town of Mead and its Board of Trustees for annexation to the Town of
Mead of the following described unincorporated territory located in the County of Weld and State of
Colorado,to-wit.
North Y2 of Section 16,Township 3 North, Range 68 West,of the 6th Principal Meridian,
County of Weld, State of Colorado,EXCEPT the following parcels described in:
Patent recorded in Book 359 at page 220;
Patent recorded in Book 575 at Reception No. 1498938;
Patent recorded in Book 1440 at Reception No. 2387415;
ALSO EXCEPT THOSE RIGHT OF WAYS AS SET FORTH IN INSTRUMENTS RECORDED IN:
Book 1062 at Reception No.2003223; and in
Book 1062 at Reception No.2003222; and in
Book 1290 at Reception No.2241203
County of Weld,State of Colorado
As part of this petition, your petitioner further states to the Board of Trustees of Mead, Colorado,
that:
1. It is desirable and necessary that the territory described above be annexed to the Town of
Mead.
2. The requirements of C.R.S. sections 31-12-104 and 31-12-105, as amended, exist or have
been met in that
a. Not less than one-sixth of the perimeter of the area proposed to be annexed is
contiguous with the Town of Mead or will be contiguous with the Town of Mead within such time
as required by 31-12-104.
b. A community of interest exists between the area proposed to be annexed and the
Town of Mead.
c. The area proposed to be annexed is urban or will be urbanized in the near future.
d. The area proposed to be annexed is integrated with or is capable of being integrated
with the Town of Mead.
e. No land within the boundary of the territory proposed to be annexed which is held in
identical ownership,whether consisting of one tract or parcel of real estate or two or more
contiguous tracts or parcels of real estate, has been divided into separate parts or parcels without
• )
• the written consent of the landowner or landowners thereof, unless such tracts or parcels were
separated by a dedicated street, road or other public way.
f. No land within the boundary of the area proposed to be annexed which is held in
identical ownership, comprises twenty acres or more, and which, together with the buildings and
improvements situated thereon has an assessed value in excess of two hundred thousand dollars
($200,000.00)for ad valorem tax purposes for the year next preceding the annexation, has been
included within the area proposed to be annexed without the written consent of the landowner or
landowners.
g. No annexation proceedings have been commenced for any portion of the territory
proposed to be annexed for the annexation of such territory to another municipality.
h. The annexation of the territory proposed to be annexed will not result in the
detachment of area from any school district.
i. The annexation of the territory proposed to be annexed will not have the effect of
extending the boundary of the Town of Mead more than three miles in any direction from any
point of the boundary of the Town of Mead in any one year.
j. Prior to completion of the annexation of the territory proposed to be annexed, the Town
of Mead will have in place a plan for that area, which generally describes the proposed: Location,
character, and extent of streets, subways, bridges, waterways,waterfronts, parkways,
playgrounds, squares, parks, aviation fields, other public ways, grounds, open spaces, public
utilities, and terminals for water, light, sanitation, transportation, and power to be provided by the
Town of Mead; and the proposed land uses for the area; such plan to be updated at least once
annually.
k. In establishing the boundary of the territory proposed to be annexed, if a portion of a
platted street or alley is to be annexed, the entire width of the street or alley has been included
within the territory to be annexed. The Town of Mead will not deny reasonable access to any
landowners, owners of any easement, or the owners of any franchise adjoining any platted street
or alley which is to be annexed to the Town of Mead but is not bounded on both sides by the
Town of Mead.
3. The owners of more than fifty percent of the area proposed to be annexed, exclusive of
dedicated streets and alleys, have signed this petition and hereby petition for annexation of such territory.
4. Accompanying this petition are four copies of an annexation map containing the information
following:
a. A written legal description of the boundaries of the area proposed to be annexed;
b. A map showing the boundary or the area proposed to be annexed, said map prepared
and containing the seal of a registered engineer;
c. Within the annexation boundary map, a showing of the location of each ownership
tract in unplatted land and, if part or all of the area is platted, the boundaries and the plat numbers
of plots or of lots and blocks;
•
d. Next to the boundary of the area proposed to be annexed, a drawing of the contiguous
boundary of the Town of Mead and the contiguous boundary of any other municipality abutting
the area proposed to be annexed, and a showing of the dimensions of such contiguous
boundaries.
5. Upon the Annexation Ordinance becoming effective, all lands within the area proposed to be
annexed will become subject to all ordinances, rules and regulations of the Town of Mead, except for
general property taxes of the Town of Mead which shall become effective as the January 1 next ensuing.
6. The zoning classification(land use)requested for the area proposed to be annexed is Planned
Unit Development(P.U.D.)and mixed use to include sinale family and multi-family residential, retail
commercial,civic uses. parks and a school) in Perfomrance District 1.
WHEREFORE,the following petitioner respectfully requests that the Town of Mead, acting
through its Board of Trustees, approve the annexation of the area proposed to be annexed. By this
acknowledgment,the undersigned hereby certify that the above information is complete and true. (If the
applicant is not the owner(s)of the subject property,the owner(s), mortgage and/or lienholder shall also
sign the Applicatio
Applicant r . Date: V—/S'6
Weld Dev nt Company,LL
By: J.L Huddleson,Manager
Own Date: �' `� /0 3
State o olora
Acting by and th ugh the State Board of Land Commissioners
By: Christopher J. Castilian, Director, State Board of Land Commissioners
STATE OF COLORADO
SS.
COUNTY OF DOUGLAS
The foregoing instrument was acknowledged before me th•
is /C6t day of
2003 by J. Lawrence Huddleson,as Manager of Weld Development Company, LLC, a Colo o limited liability
company,and as Awl' an
M m 4' ,1(o- dS
yh�'co y
Witness My halt l official sirs
f it
r• U
PAULMAI „COMD
Notary Public
l
irAti •• r
T
•
0 STATE OF COLORADO )
COUNTY OF tlt?r )
The foregoing instrument was acknowledged before me this a411`day of r tt 2003
by the State of Colorado,acting by and through the State Board of Land Commissioners, Christopher J.
Castilian, Director of the State Board of Land Commissioners,and as Owner.
My commission expires: (Zl-0/DC
Wtnesa My hand and official seal.
Public
SHIRLEY A. MONTOYA
NOTARY IC
STATE OF COLORADO
DO
•
40
Landowner/Petitioner Date Signed Legal Description
Melling Address of Land Owned
J. Lawrence Huddleson,
Manager
Wed Development Company, 4/15/03
LLC
1805 Shea Center Dr.*250
Highlands Ranch, CO 80129
State of Colorado,Acting by and North%of Section 16,Township 3
through the State Board of Land u L to North, Range 88 West,of the 6
Commisioners, by �{ 3 Principal Meridian, County of Weld,
Christopher J. Castilian,Director State of Colorado, EXCEPT the
620 Centennial Building following parcels described in:
1313 Sherman Street Patent recorded in Book 359 at page
220;Denver, CO 80203
Patent recorded in Book 575 at
Reception No. 1498936;
Patent recorded in Book 1440 at
Reception No. 2387415;
ALSO EXCEPT THOSE RIGHT OF
WAYS AS SET FORTH IN
INSTRUMENTS RECORDED IN:
Book 1062 at Reception No. 2003223;
and in
Book 1062 at Reception No. 2003222;
and in
Book 1290 at Reception No. 2241203
County of Wed, State of Colorado
•
• AFFIDAVIT OF CIRCULATOR
STATE OF COLORADO )
) ss.
COUNTY OF )
I, J. Lawrence Huddleson, being first duly sworn upon oath, deposes and says that he was the circulator
of this Petition for Annexation of lands to the Town of Mead,Colorado,consisting of[ 5 ] pages including
this page and that e h signature hereon was witnessed by your affiant and is the signature of the person
whose na it pu to be.
.
Circulator
STATE OF COLORADO )
SS.
COUNTY OF aultoad )
The foregoing instrument was acknowledged before me this /PA day of _ _,
2003 by J. Lawrence Huddleson.
V\Atneswb'jtr • official seal.
...%C.,..":-"*.$1.1>k•
Lf,r l'
corhmission a pitta: 1�/ Vv
PAIAA1 = tary Public
• •
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