HomeMy WebLinkAbout952020.tiffLONGVIEW
A planned residential community
in
Weld County
Colorado
552o20
LONGVIEW
CONTENTS:
Concept Plan
Current Plan
Summary
Illustrations of Housing
Developer Background
Planner Profile
EXHIBITS:
A. Application
B. Title Policy
C Certificate of Taxes Due
D. Improvement Agreement
E Highway Access Permit
F. Road Improvement Agreement
G Surrounding Property Owners Report
H. Certified List Of Mineral Owners
I. Guide for Better Community Living
J. Guide for Minimum Home Standards
K Soils Report
L. Response to Sketch Plan Comments (4/11/95)
INFORMATION SUBMITTED SEPARATELY:
1. Engineering Plans
2. Landscape Plans
3. Final PUD Plat
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THE CONCEPT
LongView is proposed as a planned land lease residential
community. Homes in the community will be factory constructed to
the Federal H.U.D. code and will all be of multi -section configuration.
All the homes in LongView will be required to have pitched, shingled
roofs and house type siding. Options will include carports, garages,
decks and storage units integrated into the design of the homes.
The planning concept utilized, illustrated in Illustration #1,
features an open space design with a significant separation of the
pedestrian and vehicular elements of the community. The central
open space serves as a pedestrian connector for the residents. This
open space corridor extends from the entry of the community to the
northwest. In addition to providing a non -vehicular pedestrian
pathway, this corridor widens to create common areas for other
recreational amenities. These common areas will include the active
and passive open space features such as basketball courts, play
grounds, picnic tables, open fields, volleyball, community lodge and
other amenities depending on resident desires.
The community lodge will be located at the end of the main
entry and be the focal point of the community. The design of the
community lodge will be reminiscent of the lodges found in the
western national parks. The lodge will feature long porches with a
large internal lodge space with a stone fireplace. Additional space
within the lodge will include meeting and recreational rooms,
management offices, a community post office and storage for
maintenance equipment. The lodge will be part of the initial phase
and be visible from Colorado Highway 119. Views from the lodge
will be to the commons area to the northwest and Longs Peak, with
the view from the front porch overlooking the landscaped open space
at the entry to LongView. The architectural character for the lodge
will include natural wood, cedar shingles, stone and logs. This
character will also be carried throughout the community in the
design of street signs, fencing, community signage, bus shelters,
benches and landscape design. The goal of the pedestrian system is
to bring people into the common areas. Short, cluster streets serving
a dozen or so families provide for convenient access to the common
walkway system from the ends.
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® donald o. waatphal
aobit &
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Illustration #2 shows the arrangement of a typical cluster
street. The main focus of pedestrian travel is the central pathway
system through the commons which connects the community lodge
area with the smaller commons extending to the northern reaches of
the site. Sidewalks adjacent to the curb will be provided on one side
of the collector streets to provide access to the commons for those
who don't live adjacent to them.
Parking for the residents and their guests is provided off
street, close to the entrances to the homes. This concept promotes
safety, by getting the cars off the street and a pleasant appearance,
by removing the parking lot look seen in many older communities as
illustrated in Illustration #3 and #4. Private streets with pavement
widths meeting the standards of the Mountain View Fire Protection
District regulations will be constructed. The no parking requirement
will be enforced by the on site manager of the community as
provided for in the LongView covenants which are an addendum to
the lease agreements. Illustration #5 illustrates the pleasant
appearance to be expected when parked cars are moved off the
street. The street width is narrowed, and the front setbacks are
increased.
The planner's (Don Westphal) experience with many similar
communities in the Midwest and other regions of the country where
24 foot wide streets and snow condition equivalent to the Denver
area bears out the positive benefits of this system of parking and
street arrangement. In addition, neighbors in these communities
cooperate and make the system work by sharing parking in the few
instances where the need exceeds the available parking on each lot.
Each homesite will have a minimum of 3 off-street parking spaces
with many having 4 spaces. These 3 additional off-street parking
spaces can be provided at the end of the cluster streets. If this were
done on the cluster streets which do not end on open space, an
additional 45 spaces could be provided. (Additional parking could
also be provided in common areas but this just gives more
importance to the automobile rather than the pedestrian.) The
community lodge, at the focal point of the entry boulevard, will have
available meeting spaces for larger gatherings such as parties,
showers, and anniversaries and is intended to be the main area for
entertaining guests. Adequate parking for these events will be
provided at the lodge.
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A key to the success of LongView will be the landscaping
program. The perimeter of the community will be a combination of
berming and fencing along Highway 119 and County Road 3 1/2. The
intent is to avoid the typical 6' solid barrier fence and create a more
open landscaped appearance. The common area at the entry sets the
tone for the community and will provide the major landscape feature
for the community and additionally provides water detention. The
initial phase of the community will include the buffers along the
public roadways and the majority of the common areas. The
common areas will be landscaped as parks with cluster planting
areas for interest, areas for shade and open areas for active
recreational activities. Each homesite will also be landscaped with
the main objective to create a tree canopy along the roadways.
Maintenance of the buffers and common areas will be provided by
the community management, with individual homesites maintained
by the home owner.
There will be no public land dedication or maintenance within
the LongView community. All roadways except County Road 3 1/2
will be private and maintained by the LongView community. County
Road 3 1/2 will be paved to two lanes with 3 lanes provided
between Colorado Highway 119 and the entry to LongView. In
addition, improvements to Highway 119 at the intersection of County
Road 3 1/2 will be done per Colorado Department of Transportation
standards.
LongView will be developed in phases. The phases are
summarized below:
Phases 1
Homesites 147
Common Area 10.5 Ac.
Construction
•Start Date 1995
*Finish Date 1996
2
112
1.5 Ac.
1996
1997
Architectural Style
3
147
1.5 Ac.
1997
1998
The objectives of the architectural style are to provide for a
H.U.D. code modular home with the look of a site built single family
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home. The design standards are specified in the covenants which are
attached as Exhibit "A".
Land Use Summary
ACRES
Parks
County Road 3 1/2
Residential Area
Total Area
13.54
2.26
63.68
79.98
16.9%
3.5 %
79.6%
Total Units
Range of Residential Unit Size
Average Size of Land Lease
Off -Street Parking Per Unit
Additional Off -Street Parking
401
1062 to 1800 sq.ft.
5184 sq.ft.
Min. of 3 cars
At end of cul-de-sacs
and at the club house.
(No on street parking
allowed)
THE CURRENT PLAN
The current plan, illustration #1, is similar to the previous plan
in several ways. The use of cluster streets, commons areas, a main
entry boulevard and generous buffers along the roadways are some
of the similar features. Improvements of the previous plan are
numerous. The designer utilized the lessons learned in over thirty
years of planning similar developments containing more than
400,000 homesites to provide the following:
1. A positive visual image for the development from
the adjacent roadways: This results from the use of the clusters
in many areas, which place the homes with the longer, more
attractive face parallel to the adjacent roadways. This also reduces
by more than 50%, the number of homes next to the public streets.
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Undulating berms with landscape plantings further improve the view
to the community.
2. Strategic placement of the community lodge
complex at the end of the boulevard near the entrance to
the community: The attractive development of the storm
detention, open space, and the lack of driveways adjacent to the
entrance boulevard further create a feeling of spaciousness at the
main entrance and image location of the community. Custom
landscaped signage, matching the lodge theme of LongView, will
further beautify the entrance image area.
3. A safe environment created through the use of
cluster, local, and collector streets and the planned
separation of main vehicular and pedestrian circulation
routes: The main boulevard street leading to the collector street at
the community lodge promotes the feeling of well being when access
to a development is limited. The boulevard concept with a wide
median and width for two lanes of traffic on each side provides for
safety in the form of a loop circulation system. Should an emergency
occur on one lane of the boulevard, the other lane can serve to
provide traffic flow in both directions. A secondary, emergency
break -away entrance is provided to Weld County Road 3 1/2 as an
additional safety access point. All intersections in the community are
of a "T" type. These intersections are safer, providing only six points
of conflict as opposed to the 28 points of conflict in a typical "X"
intersection, as shown in illustration #6. The cluster streets, utilizing
a "T" of hammerhead turnaround, are very safe, providing low traffic
neighborhoods for the twelve of so families residing there. The
backing movement required at the turnaround area discourages
casual traffic in these clusters, further enhancing the perceived
safety of the residents. the success of the clusters, used extensively
in Michigan, Delaware, and other areas of the country is due to the
limitation placed on the length of the cluster street, the use of
adequate off street parking, the restriction of parking in the
turnaround area, and the method of attaching fire hose at the
hydrant locations on the main loop streets. The hose is most often
played out as the truck enters the cluster street and is replaced in
the truck as it backs out of the cluster street at the completion of a
fire call.
4. Orientation of the lots for maximum visual effect
and site distances at intersections: The developers
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participation in the design of the homes sold onsite and the careful
layout of the homesites will insure attractive street views of the
homes. Lots are arranged at intersections to maximize this attractive
exposure. In so doing, the front and widest side yard are adjacent to
the intersecting streets, providing maximum site distance at street
corners.
5. A model center from which homes will be sold
into LongView located adjacent to the entrance: This feature
allows homes to be placed in completed landscaped settings in a
controlled space for early marketing and reservation of homesites.
6. Project phasing for optimal completed
appearance: Construction of LongView will be phased in a counter-
clockwise fashion beginning to the north of the entrance boulevard.
In this way, the final phase of the project with the newest homes will
occupy the highway frontage area. Many older communities have
developed from front to rear resulting in the older, usually smaller,
homes near the entrance and along the frontage and the newest,
usually the most attractive, homes in the rear.
SUMMARY
Many factors contribute to the success of a development
project such as LongView. The developer, the designer, the engineer,
and the agencies involved in the review and approval process all
play important roles. The willingness of all parties to utilize the most
up-to-date planning techniques in the creation of a plan which
incorporates the unique characteristics of the site, vehicular and
pedestrian traffic safety, personal security, visual superiority, ease of
marketing and fiscal responsibility is essential.
All these important elements are in place to make LongView a
community which will set the pace for other new manufactured
home communities in the front range area. LongView will provide
affordable homes for the two population groups who need it most,
young married couples and senior citizens. The developer and the
design team are excited with the plans and are eager to turn their
dreams into reality.
952020
LONGVIEW
Illustrations of Housing
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menthe. ,CIL' lLCntitied anti matched
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i [l !FPT MI -GLANCE
Site area (total) 77 acres
I Residential/
commercial 65/12 acres
Total Ilnmesites 17_
Residentialdensity-- 5.7units/acre
Lot size 1100-6.000 sq.ft.
V1onthIs lease 5'30 to 5250
Price ranee
1 hatee I 5'9 000-559.0011
Unit siie 020-22.000 sq.0.
Dev.cost/site 516,000
includes amenities
,r r',vvr
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"tilt
Jul
Cost of home X23.610
Foundation/prep 15011
Installation 1600
Site package 7.000
includes vsall,Ways. carport.
entry steps & decking. exterior
lighting. foundation skirting.
storage unit. landscaping)
Tap tees 625
Local permits
Advertising Reserve
Ir( of sales)
the Rd
Port uniomnialto Rd
Forest Fair
Mall
Tel -County
Shopping
Center
717 75
0
Cincmnati
Cr
Princeton
Crossing
e Go
2751
s.
s.
71 / f
H
I'I'lltecron ( r'ASlll'C IS IroCate(l (IhUH! 21)
`100) 11,011 tlLUIt(Olt II I Li! lice
Lilt'rsel' lift], n/ Pt. 747 turd Pirr I -/Bolt-
'Cobol lA/aIII. 2 12 TineA 110th! 111 l
t`ttutittlt` I' :.inh hcd uuaner v C AI,11 ul CC H l 1 ' Institute a, a resource tool for understanding the
] r u ,,nnu t ..-I tit D ie n uau . I'Cd n . ld nor r` ICC u.uuv tit It tur developments. These report..
j_ Illurm .111t,1 L'OII 1 A :. I C.in l .1... 1 `111 .NC> .: d ,'n,llitant I ,IL2d- Sill are intended tor
JJJ nai nurn •C, tni\ Oar n ore :m l lanen Cal,OUI ilhtt11.11,1ClUrCkl names. or to order additional copies. contact the >I HI
elnpment .,C^.Innlent.
\I a nuiactu red Hnusinit Institute
lr['fluter' . ' \ ___ _
T12 Cj}Pb_'II
952020
yUN INVESTS WISELY
�m1) )SING FIRST HOME
Mend hic manufactured home to he
mot lure. 'mot r,omc rrctde. /at: -
i I ltertnie m .rrenc .
:1111"1
I rilul,fiW2O
...nisi;) hetrer
=Ilia L [CI.1 i n.:1-
11
UilllilllillA
L' -eke.
''11i111Lo .i'�A¢ I'Nll III i';IICIIU IlpIPL.
HOMEOWNER
Matt Knight. 20
Single
Student and
Financial Planner
HOME
Single section
manufactured home
1.152 square feet
3 bedrooms. 2 full baths
Paid 527.900 in 1993
Mortgage Payments:
S277
Amenities:
Custom windows.
vaulted ceiling. garden
bathtub, skylight in
master bath. utility
room. full washer/dryer.
dishwasher. walk-in
closet.
LOCATION
South Village
Manufactured home
land -lease community
Topeka. Kan.
358 sites
Lot Rent:
5161
Amenities:
Water. sewer.
trash removal.
swimming pool.
tennis courts,
basketball court. and
tree use of clubhouse.
vyhich contains pool
sable. full kitchen, and
,tereo system.
052020
r Tw r...
' HAVE A MUCH NICER 'Z .)r `t�:� ��,+:V.I: f�.� a' �V ��.� A 'N1 .yt
IlY�ll 1{I�t1i.a ii ,. l' 1 I V . a ;.L ; i.. .i x x a
YOR THE SAME PRICE, AN !'M BUILDING EQUITY["
t.tt o!ten uses his dining roan} to
. ,,h on the mind oec rosins c Caz
:Mid Cs a iuranrtal peanut r.
ooke fat ana:traent:, ICI :ors
tn,. I c ,1,A' .Sere Atern a o'. ,rc
.0 I�In 'ITtk n.
T 1REE YEARS OF RENT
RIDICULOUS'
Inc cia, ACat ,:.t totc,I tr I:-t.re
atmC'-.uC._.j.o,t unl rent are
.. . melt ttn Lr:a::fee.L.-
-: IIc• c
..:,lc the n_:;r_:end I r.r.Ii:,e.i oat
jld e, -t tr.r.r_ x11 t -I it I
HI,:Ciel-
-. old deC1.ae - ^t,.t ..
!Alt and hi, ITT'u er arse.00tilnh
u>e, 01 -.he m Cllr trtt.
rthecscereenher se°:kdr,tra site.
s5e.00(1 I:1 'a n ice 1101,2:1C0111,100
o rte acrd ll) JJU Hilt) .:; _t pot-
-1)0c rctuhb,'.rl. l,ld. The : , l.e-
.IhJ Iall :_ C1 CC AI : r t..r
_ .none the\
..:r her_;
ouid enee! :'_,o milt Ille _:ll an Lil .e -
e 1 hillle. 11 .::,.I I t[.6: 1111: 1. -It^_ R'
the n le i'.: ..rrad—.1 I..-'_
[ nom( `1 It ❑ :' CL P.: 1'00 AIM
;ICI_ -•C i C POIlle Ili/, _'r' ' lla I
:e nar pen., Ill anal -Indent, 11 no
idinn t Ith white tnlll a 'nlneled
n of a11C aa,tOln AAludoVA,.
bra Cuenor: 'it Id a built-in
.Yltch hcttseon tna kitchen and lit ink/
. ern, . diIim:\ : `rill :`> to I`1iI as>iler
:de: 'c.,: Pal-,
i _ht o',V _T It::; ', halted. tcVttreo
'dllin „na a tt zlk-In closet 111 tap
r. toter .'eon -cm.
la. >.1'.111,11V,.;
'cur „I Ill peatinke
're I. lllllliek
ban 'Ilium reortc. ,o a three_iked_
k 'Lim -tit pike
Vlair sacs his 1.1 5? -square -Coot sin -
:he -section manufactured home is
"much roomier than an apartment.
.REE.BEiR00M, 7.1,ti10•BATH
OR E438 A MONTH
C.,1I11 dot, n :Ind > repot// Ahat i, I'Ieased s' ith his choice. 1
titlea 1.tcet>. Malt rtt o., ill, hake a ninon Meer home than someone
_, 1 _- . I 1'n 1-) `. Ce❑ Latium da apartment ttkr the ;ante price
'at>. The manufactured home
!ha _ TIniaH auki'.I I I , ., n, K..' A CI` ` CIi I'uiit. IC: much roomier
nane:1ctume r. -ma ;.Doman/;' m 'nark an --,rtlnent. and I don't hake
.,ztt111A tlr 'tabs or down❑ hall to _'el
ntn. Ceti :n tna °,r.nntri1 al nl :a-:ement. IL, a home. nere
_nna, 1e2 1- Int-.11enIdt ai ., alcr sloe/ apartment lit Inn i. a lot like dorm
_.::l m ine_ hoot and htn„..
since ram inh into m. nome. Matt
_. ii e arum ... mac up, .',,.n Felt-tinle huslne„
. r, 1.1111e. l ,i,l nic'. '11! `d C1Il tiler: plan their financial
sit.man 111O1 tam. :attires. II his ust n early tinanclal
tun „ are am uhticatlon. he has a
1 r l C ;> .1 rtonln ..'nl- anent camel ahead of him.
,,,_ _ ^1111 a nn,nln
One of the options .Hatt
chose for his home was
a custom window in the
bedroom he uses for an
exercise room.
NICER, ROOMIER THAN
AN APARTMENT
..or more information about manu-
"actured homes and the people ssho
Ike in them. contact the Public
\ Department of the
Manufactured Housing Institute at
-1131113-hh?0.
952020
.INGLE.FA!1..sl VWL s ;laii r��`: _','�I � �...:1
NEIGHBORHOODS AND OFFtit ENOUGH SPACE FOR FAMILIES
b.L housing seem ciopment. Instead.
.c gig used manufactured homes to
iceelop a suburnan si le co in:unity
th.inele-!-muh homes.
"Manufactured housing o-; .11(11C0 tot C'cc,lA became : :beets
•_e communes. eandard for attord-
anie housin -ac< John Fitch.
ssa'-s assistantmanage:. Elie
m iele-termite hpas are coin:al:nle
surrounding r stiehhorhon:s from
e perspectim es of design and census.
-And most iniourtantly, Inc tomes otter
e anterior and es :nor spce man able
r tamtlies ..
The Garcias entered a lottern
rough ,., finch ::te new homes acre
.tutted to loin,-onctnic tuntilie,. 5 con
::ter their lottcn nuntoer o as craw n.
.:c Oatetas me' cu out at their Y OU-a-
euth anartn:aat :and inn a ac's ware -loot. three -bedroom. rm 0-it
.r_ic manufactured home ss
'-araee.
7tEAL HOME.:;
' EIGHBORHOOD AD a lOB
lids IIID percent better than acre
.,,cd hereto._, -'.:r,-=.Ina s-_,
he family leg ..rt.
ryrtment o Harz
could her
ic 'tinge
a:king and..
etchhorhoou
sere "he drunc--
—.,_s.and Lone -
cat sdeawiiis
.creasing. -Ar t: )
.m s. in contrast.
cm tamedtea
..eic-t.mmtt\
'use with nn•..
.:t,i a s ard. ace di
atitennortiocdn
n other !`ctia: -
-;entea house-
.usa tact it -c
mine now
our children can bin sate'n outside in
neighborhood with other children.-
-Jos l-hristina-
Vlos me tom fife apartment into the
Llonica. 'C does her homework in one
of the home's three bedrooms. The
sin ele-rant its mama Iactored home
provides the space anti privacy
suitable lot family hying.
Irruro ana Christina share a iautiI trnife the children watch
television in the iiviao room of their l.2hh-sanare-foot man-
uracturea home. -Tile is more taint now: It more iamilr-
;nented." Christina says.
house. the Garcias' rent dropped
immediatets to S326. based on 30 per-
cent of the family's welfare income.
This allowed _Arturo to take a job.
Six weeks after moving into the
house at Hale> Ranch Estates. Arturo
-esered his fmnil' A dependency on
welfare by taking a job doing land-
scaping and maintenance for another
,mroperts owned by tne city.
FAMILY LIFE
Musing into the house at Haley
Ranch Estates set oft a chain of esents
that dramaueally chanced the limes of
the t_i.retas. There w ere subtle chances
swell.
'Life is more calm now: it's more
family -oriented. Christina says sitting.
on the couch between her three -year -
old and a ,-turfed purple dinosaur
named Barnes. The other two girls are
-Drawled in tne floor watching the
'Barney and Friends show.
Children's draw ines and colorful panes
torn from a cotonng book are taped up
smudts on the inside of the front door.
On the slielses of the entertainment
center- toss are neatly arranged among.
Joe books.
i .c stun -come the ramainine child.
Victor. come. to from playing with the
.rather neighborhood children at the
Hales Rancn [states piers ground..
-We fees %%cr lucks. Christina
sae>. -There arc hunureds of more peo-
ple that a ould he willing to mm e : nto
this nopeO1 hou_sineI : there was the
hportunits.- -tie 'adds.
Si !cast mitts ;'amines will have the
'oport units when Poway completes
rte next afroreable housing protect en
- t:e Drumm sent hoard — mother surnur-
-an-side deseiopment with 50 to (<
it:mutactured homes.
For more information about manu-
factured homes and the people who
line in them. contact the Public
\ffairs Department of the
\lanutactured Housing institute at
i 703)413-6620.
952020
PROFILE
.ins r! OUSING 'VIP! MANUFACTURED HOMES
AIILY FROM WELFARE ROLLS
,,human -'n -le nci nhorno is is a tar-. r) tinnt a stereotypical hi;h-density
comment. P4utred in from et :heir mmIIaractnred home are .Arturo and Chris -
err ch:icirc n: di hi n.0 I A atuaaa. hintca ,i: Erica. 3: and l'ictor.
7.
mmr. AA In don t 00 •unple-
1:11 U. ..`t •.. �ald. tau caner na\etL
.ine _•' ti can -uppott
ter oft an ae fare....
--z',i so n moth c,n the .scitare
a. ':wino" li t for
.mU iti.: ae
_. n: .. ;nn -c:; rL.[t iic
n,,: cc Ps i'msay.city north of
'na;r _ ...tc un-
-NIQUE?U!BLIC HOUSING
-unn onnect. Ranch taateN.:�
__ .;,•n a .t,re xspiaJ high-demov
HOMEOWNER
Poway Land. Inc..
(the developer) leases
the homes to the City
of Poway, which in
turn leases them to low-
income families.
Factory costs —
S_6/sq. ft.
On -site costs —
S 16/sq. ft.
Total — S-12/sq. tt.
RESIDENTS
Arturo and Christina
Garcia
3'_ and 25
Landscape and
maintenance worker
Homemaker
Four children
HOME
Vlultisection
t._00 square feet
3 bedrooms. 2 full baths
Rent:
3326 t 30c'c of income
Additions:
Two -car garage built
on site
Amenities:
Food bar. dishwasher.
full-size washer & dryer.
utility room, separate
oath & shower in master
bath
LOCATION
Haley Ranch Estates.
la downtown Poway.
CaL. a coy north or
San Diego
c= units
952020
E FIND DREAM 1OME
• t#.i air
PE V
I
aster )dy Urc- rr t, opit r ? i herr ne : rutnctttred home than they were in
/O01)/I \(!C6 -I Ilia,-i 'IC hti 1 i.❑(. helm I"tOQ.
Ld l'alo'.te is Wine
.. .,.., .ic',ant cam-
aei all that home.-
.,, .ounu maim dream retirement
, rnu_nt ... t�-•.man;-mot
,.�.. amnia tin ,...act -:ease lot in
tat- c- n cununuv �n
a.•unie >:(" there are
'r In h iat :r..iice. Jim mantle -
":ti s.:
ti c vtunery i;fe,n is the commu my
ranker home tor
c.ler< came acroern se -
HOMEOWNERS
Jack and Erma \Tester
54 and 59
Retired
HOME
\lultisection
1.040 square feet
Two bedrooms. two full
baths
Paid 547.500 in 1991
included screened -in
porch, storage room and
carport
Mortgage Payments:
5340
Insurance Appraisal.
1993:
550.000
Amenities:
Built-in stereo with
speakers in all rooms.
two ceiling fans. sky-
lights in bathroom. utili-
ty room. desk built into
utility room, full wash-
crrdryer. dishwasher.
LOCATION
Cypress Lakes
Manufactured home
ocer-55 community
`✓ tkeland. Fin.
1.250 sites
Lot Rent:
;221
Amenities:
:4 -hour security. 18 -hole
golf course. j acuzzi.
heated swimming pool.
'tennis courts. lawn mow-
ing. basic cable. exercise
room. shuffleboard. bil-
liards. activities director.
unlimited use of club-
nouse. library. stage and
ballroom. fishing lakes
952020
i'„, IIE COULD GET MORF rOR OUR RETIREMENT DOI'Mt AND BE
MORE COMFORTABLE WITH A MANUFACT"RED HOME,"
rents tor manufactured home retire,dent communities in a maeaz :! o-
'sheu hi the .t nerican .-As ..:air.:.
dctired People l AARPt. The :made
_rralteententl to sec three of t _os
-Tunnies in Florida through relit II
;'rnerants. which allotted them :o s..n
one of the hones lit .1 I-",'ldh L.
SMILING, ACTIVE RETIREES
The rirsl time they di'pt e int.
Jess Lakes. '.ne,lot ea tha J.n nth
_'nunun'ut was laid out arou a an ls-
asle championship doll course _:no
-et ioteu the aiestcle I hcv sa
..round them...,.A c ww the d - _thane
,.a the euh carts et eft it' here. :: nl..
mss. -People were riding blyes people
ere ti ulkind. User' bad> had .. smile
a their races and seemed act:`. e..
.s trier sap more or the c, Iniunr
learns That there ss as _ _ocal
Illittte mat ^I.11lileil tali e' cats
_..eh monthr`lev learned::i' ;::a,
`oinc classes. shuttle) bour.:.:_nins.
'a20. alld parties. dironu mi.:a ,..y_.
!his was tine style at Iii Ina
ailed. Irma
i.itetltn I _
_-- loss Lake .anu(actt lc.. ' `1105
_ :.t II1CCc them that it At ft a. -
c neautt and the charm
::sue route. aith it It as
MORE FOR OUR
TET'REMENT DOLLAR"
'.ti`s ma11I1t2liaiiLc
-c._-ell1I1_
'hits. _VIdk-Pu1It
ales —Tint es ou
`111.1'.`.:IIli 1: N\ein—
nl 1.•
�'.iC A c'IOrs paid
J! in for 01011 oci_c
.d '.\ hue. tot o-hedrnnnl
the tt ilici, included a
._ -- seamed -in porch, lu t- I�
�It thee rConk and cat -part.
2 Tell 0 _ l Id221 [Mica' `r:41r
_tlr'.rent dUllai lad he more Cori -001i-
" ith.ci I1 ➢.:nr '.culled home. .dds
...> runt home` s,luiU ensf :11O1O to
nether lip Jun ll^_ 1_ :.a. c ]
_1],,:mcitf Ihan I-tallut act LIreill none.-.
Ix t Int'I s.diry e`.tcl IOC and et p-
-um of nod `.t cheater :us., :actin taut.
The i esters tore the mans acuruies
.iraiiahle in dl cir marunactared home
over -55 cfrimmunty. incladind L'u/I as
hr iR-!tole course sip's ituhiiu the
',00zes.
inane ractured haute requires it ss time anti less
money money la lltaintimr. urea: Jack 'tare rime ro tiu rile
:aims he really emm's.:ikc rcaduic nareis.
'ale -Hite. the matutactured home
• tikes less to maiIndia than would a
tick -built home. ^ :u lust high-pres-
-are a ash the exterior and wipe the
ails down Inside .lack sacs. "This is
-e was de's anted 1.i iite so we could
:mot doll and other activities.' Mop -
. 2 the lawn rs also cot a worn
�stice is included as mart of the land -
ease acreemeor.
,EASING OPTION SAVES MONEY
Vt ('tpress Lake:. the Vesters had a
-hoice to either but or lease the lot.
Utter mokinc sir the ::umbers and con-
-airinn with a [Manama planner. them
-eel deaf to lease —.-t a cost of 3:: u
month. This Ice includes 21 -hour secu-
n.c, dozer. sewer. lawn mowing.. basic
mane. unlimited use at clubhouse.
`aeuzzit heated swi nminii pool. and
ennis yours:. amoc_ many other ser-
ces and recreational euuipment.
• !a me hind -run it seemed more ceo-
admical to keep our money in our
attesuuents. Jack saws. "We would
slat here t . ,r' `ears nl make
hut me the loll pat otf.-
V scar after mot arc into their home
mess D.ke, e \.-esters Knott
let made the riont enoice. Today.
Irma is the chairperson of the social
_. _.._c. „:it to._ ..e-. the`.
,:sic for couples aai too a> crnieht
nnludll tie t nnuuon program. Their
-atisi i_unn tt Ith tile.- tied come is
:Ina_LLRU it:^a of the sec en
_.dames met 1aAY '.T. 'steel hate also
-vgnt mattes in C'- press Lakes.
VA e're a masl ted. as happy. in a
.in°.e .Ike this. as e '.sere ir.our :our-
'edrt'c'ni Italmc tt itil .. >'d Iiilnline
-aor. .'ilia sat s. She pauses for a
"orient. In thouont. ACmallA. we're
-pore Tapp in this...
.-`t-IVIHI. ix
For more information about manu-
factured homes and the people who
'.ice in them. contact the Public
Affairs Department of the
itanut'actured Housing Institute at
-03i113-n620.
952920
COMMUNITY OFF6S UNIQUE
COMBINATION OF QUALITY AND VALUE
Land -lease Community Appeals to Wide Audience
rinceton
Crossing is rep-
resentative of
today s manufactured
home land -lease corn-
munity, offering homes
and amenities that appeal to a
broad range of home buyers.
Located near Cincinnati, Ohio. Princeton
Crossing offers a unique blend of a well -
designed single-family neighborhood in a
land -lease residential development. It
offers affordable home ownership oppor-
auities without sacrificing aesthetics.
eeper setbacks, curvilinear streets and exten—
landscaping all contribute to the subdivi—
n look. In addition, uniformity in siting of
ost homes adds to overall community appeal.
_god planning theorC. and gnarl, or lies
The community consists of _ -7 home
-des on b5 acres of gently rottn_ open
game saes are F.4UU r F rim <aua.e
cet. ,An additional acres hay a -seen <e1
-10e ti>r future conmtcrcru dc:c.opment.
to property lies anOa 'U ml le. '. FUCt
teinnan. and onlyi' :nle> from t-
-.. Inc main niter: ounc ° icec,r.
tdr readoenuar .as emmme :r
.' r ec,ton c ro ,In Consist Jt ie Ill
homes in the __.' Ir rantr
conuommiums in inc 5JU r F
t)U (lit mace. .'.aono the ma.tor
.Y!NTER 995
emplovers
in the area
are a OE
aircraft
engine Oeil-
itv and a Ford
Vtoter Co. [ran, -
mission blunt- I tin iiv
nnma income m the area
cranes v5.rrao-1--DDl_
\a other land -lease eammmMmes In
tine Ctaannuu area orfcrcd the topes of
Itomas. amenities. and lildsnle cm Honed
:or Peneeton '(?sir eompeunon
not the rv.picai mobile
',Ollie :ark." _iecorciina to
Flees eloper Dan Rolfes. 'In
tel. '.ce resit Princeton
oossin to increase our
--rare u(thc tmwuunw
mm� ciarket- s tar:r.. meal
none auver at --Princeton
:nuts v.ome has e rar-
chased ❑ enndomlmunt Or a
Annie-%unnic IJme it thec
fad not nat they
5antee here.'
i',.-inrsnn c 7rs>nte V.as
;gne,i IF attract Mtge
mct ?lancets: r:co-lneome
:noises mooing Isom rental
c:nn(c-nesters.
- -:,asst PJme and
erns: ew retirees.
etc tnuiumy of home ouc-
The tiecmoner controls tae aestnenes
c> .ii ielest l,rarc m the e tm-
1
leti,n and ntuitiscc-
O11 homes arc :warm at oruer to anneal
,uernIar5et. ._n Inouel homes are
n tc au rtt n.as nu cna>e the
.. - - ntH ..17110`.0.1 IlL1;111
'_'nn _.C\ HI\ ':argil-
_...,..... _..._rz.tulir- ,.
era utsr.amt r. ackaec. .s anon-
.__ .:dConn •.muaru.
tr !ago iatuwr.•aopli-
unn_ IFFo @Pnn,ar
options. The developer's installation pack-
age includes such on -site additions as
concrete •.+aikways and steps. decks. ear -
ports. an nines, outdoor lighting, central
air conditioning, and foundation enclo-
sures. in addition to landscaping. all resi-
F tents are provided with professional lawn
wry ices to ensure proper care and rand -
anion. Fins also contributes to a more
pleasing iook for the community.
Vlulusection homes account for 70
-sereent or the homes sold in Princeton
Crossing. Fhis is consistent with a nation-
' t. ide trend toward more multisection
!tomes in land -lease communities. and
-row; I mit noire others today appreciate
Ines aiue and lifestyle in these communr-
Iics and masse their purchasing decisions
nh long -teen residency in mind.
I he t_ mamma area is not known as
Lien -cost housing market. or as a retire-
ment hat en. 'ten Princeton Crossing
auarates rue potential for a weil-
estgneo manufactured home land -lease
<,mununm to attract those home others
From a broad spectrum vono are searching
fir outstanding noosing c aloe built
..round a single-family atmosphere and
nntonaole amenities. Princeton
`.rasing can be duplicated in almost any
-art or time country.
Impressive residential -style club-
house captures attention upon
entering Princeton t rossing and
features an outdoor pews, game area,
and adjacent lake.
L�
. Manufacture's Housing institute • Housing Currents �i11i
952020
a Smyle :T Manisa:u.n
•is in Manut , ur d Her ac"" a
i an,e. and La
RING CO IJ% ER ;EFT S
)RIVING THREEIYEAR ES REBOUND
... one rebound of ma a
nesales connnaer.
r with 1904 sale, L
than 310000—.1 _.
:c 1070s. This 3 u.
_}percent increas
snmated that man. '.1
.30 percent o;
;mes sold in I n."4.
7.1%, !!cons❑tins':.
lamella; and ntamli
awacturea hour:a _..
led three cnItsac ::
2'^t eroVA
11 lost re ' on.
'2:'uiil
:as ieadim_ finis r2a.
Tar 1987' 1988 1989 ',P= 9! • 2
• Total Snivmenu
'OS ;mat 0r_ r Li ;Ain ,C _.
t: h: S
•.or n :t�
.�....me c. r
2t; r e
�d L'
::c... c n.,. .
.! 1r2:ls
7H.A: :PURRING THIS E(14111'11
:2 cuntlnume all. S
_ -anutacaired Timm:
s..;11Mv STS IIILlIl
.... :or arrordabie
..e Telecast
.ICI remain ueint .
n-
1
✓\
in' :. _ s:;u Tea i+ousna ms;:;:.-: • -CUs '. C,.... ._
IIITI
mstn;:cr5 needs and want
\ e reel result of this r.
'.e cos Omer is that. "hila
�c2r cdand broadcnea
Ia1Ke ilIL5 sienhritanl r . -
Ioeai to the hither end ...
mills: .-non homes that r:r,
nth s: e -built homes.
manufactured Ilona
:ore '.. onemina and n tore
oma ional site -built h.
al nc-_ilborhoods. local
lent, ill :.cross the cot::aa
exa111tH the zonin0
catT> mantltacturea nolb J:Y.
ascd on outdated .
tcre0'vntcal images that _...-
•lance to today's manufac-aree munles..ne
lei orrmcable barriers to consumer'accer-
.nce nd increased sales.
si
:HE FUTURE OF
Y4AN UFACTURED HOUSING
'�IHI s predicting that growen will contin-
te In 995, with shipments arolectea to
Txcee i 3:5,000.
'n. 111 Street seems to ree'with these
'rotecnons! Within the last six months two
haler secunw firms issued n eR' positive
�por's on the manufactured housine
:anus nv s short-term future- Barnara :Alien.
navonaily respected housing analyst with
:ne sceu my f rm Donaldson_ Lu&in. and
ienrette, predicted that manufadired home
=Moments should reach the 400.000 lecet
,- '._c tr.c end of 1997.
A September 1994 report ny ttioscher
? erc _ Reisnes. Inc.. stated that ";everal.,as,,,.
avorable trends suppon a nosim'e tone-
-etm outlook for the manufactured housing
industry" and that these posinve industs}
nencs are cxnected to produce 'a long and
.2..i strong industry recovery. "
HINTER 1?95
952920
WELCOME TO MAIJUFACTURED HOUSIK S
"BEST LITTLE HOUSE"
National Exposure Demonstrates Industry's Evolution
odav s manufactured tonic is
appeaiine to an exnanuinu base of
homeowners because or the
_.aique blend of quaiit-. value. lesion
.nnovations. enhanced amenities.
:nproved shine options. and tin .n'aiiahii-
of financing.
Just how "appealing," annul ac¢ued
`tomes have become is the locus ofa pie-
-trial profile in toe February 1995 issue of
HaAIF magazine. one or the nation's
�rgestshelter publications. A muitisec-
:ion manufactured home. located in central
.=londa. will he fcan:red in the maeazi n s
comfortable bedrooms. and
two full baths. Cathedral ceil-
ings in every room. large win-
dows. trench doors, and skylights
throughout the house add to the feeling
or free -flowing space.
Built by Fleetwood Homes of Florida
and stylishly decorated by interior design-
er Ed Biggs of Burdines Department
Stores of Florida. all areas of the house
are distinguished by neutral background
colors and plush, comfortable fumiture
that reflects a casual. > et sophisticated,
i f esty le. the extenor of the home is high-
lighted by the use
J
4. 1_ , .t
.t ; 4 '°00.16 0
Offering free flowing space and casual, yet
sophisticated. lifestyle, this "Best Little House"
clearly demonstrates just how far manufactured
homes have come in the past two decades.
o.onthly senes 'The Best Little I louse'
r. doing this b: ic-r o.e Grcnd:hat
:aufacauzd houema ., -. - . Karr
o. and teat man% r tame
todisover.n:- ;OF
ti.v setes
Sto\ es. editor-in-eine; p
?MG. -The i ,n_ es hay e r o,l nit
-out a marked imnrn\ ement tl: the
_>Ign and Qecor orttons for -'._J I:,`nte-
"ldn, Can eninnce:'.18 lirl'a i.ItA' q 1Cd:A
--rze lifestyles.
'::Is B- I "_be
� 1cc ant icaaraire> ai..2e con _ ......,,n
nguinm l a. .Tot t :e❑'Intl
famine ramliw reinn. a.onn .A n three
of horizontal vinyl
siding, offering the
homeowner an
ease of mainte-
nance that pro -
sides freedom
from continuous
upkeep.
Construction fea-
tures include roof
overhangs. o" side -
walls. and exten-
sive insulation
against heat and
cold. This particu-
lar home was one
of the first built to
the new. enhanced standards to protect
r *ainst hurricane -force winds.
[tonsored jointly'": the Manufactured
lousing institute I MHI I and Fleetwood
I '. ai'mnses. ins manuracturee :tome is
epresenctuvc of the,\ toe \::ten of
.ones mat :fret .-eing rum : 1
lutional banding conic snow n as me HL: D
a Les Lt,.t -:0aucil. .n e .tlClen-
tl d a .aghli. orR
_UdaA�in'InWlletnrY _es--
.lenendlne on ti- e'^olt O; 'i1 C.oantr\' --
[ . _0 r.0 7,1.. .»... "ersatiate
'01 1 Tut tt,toiut i i„t .:.:.rays.
lam au :, p.n.: n,,tuken
'e ecca:on OT IT1,1:1,11.1CTUIal
t Connors. I re aeent
They think of
our homes as small, dark and cramped.
This' Best Little House series offered us a
perfect opportunity to showcase to mil-
lions of Americans the diversity and inno-
vation that has symbolized our homes
over the last -ten to twenty years. I think
the photographs cteariy show -just how far
manufactured homes have come in the
past two decades."
"This 'Best Little House' Steves adds.
"is the perfect answer for empty -nesters
looking to downsize after the kids are
grown. for the new family looking to
make that smart first-time home purchase,
or that family looking to move up to a
home better suited to their particular
'lifestyle."
Today's modem manufactured home.
such as this "Best Little House," offers
homeowners a unique combination of
gtwlity construction. safety, efficiency,
and durability...all at an affordable price.
It represents an increasingly attractive
housing option to millions of Americans.
Housing Currents
Jerry Connors
"n[ICiiL
Bruce •ayaie
_uiln-
r,acla 6irksey
ruin , 'con,iled auanen'
card Housing Insrme-
on Dark rinlinay_
vrlineton
CU FAX. - 1.41300]:.
:I. Inc.
:Iditorial Policy:
fll -:inml-Ion: nna uuerles
,,ud re lire ted to .rte ealtor
11\
INTER ' 2 9 5 'lanufacturea Housing Institute a Housing Currents Mnii
952020
MANUFACTURED HOME GIVES FAMILY CUSTOM
FEATURES THEY WANT IN A MOVE'UP
Price and Options Combine to Beat Out Site -Built Home
Their pre -teen boys were starting
to literally run into each other in
the small house. Yes. Leroy and
Karen Mann agreed. they had outgrown
their starter home. Besides. they were
.raking more money now and were
rcadv for a nicer home-- one tutth more
..menities and custom features.
They decided it was time to sell the
me they nad bought when they were
first starting out -- a 980 -square -toot sin -
,e -section manufactured home. They
-manned to but a new plot of land and
.:::atom build a home with evert -thing
.ley wanted -- .1 separate dining room. a
-cnarate tamib. room. bigger bedrooms
:: e% enane. anda till bath orf the mas-
er bedroom.
'1 also knew i wanted a home with
sra features.' Karen says. "' r<as look-
-c for reantros :hat would stand out --
;:.aethingthat ould caten et Cr' ones
when thew walked in."
They put their home and land up ihr
_.e. began to talk to realtors aoout lots
.d gathered brochures on house plans.
'But the nnces were so high and it
s card to rind (tic right lane. -mays
_-_Ten. "it was must too can lye and
o much hassle.'
\ tier their home had been on tile
::market for six months, they started to
notice the multisection manufactured
homes offered by local retailers.
BUILT WFS.I AND
CHOICE OF FEATURES
Ve really liked how this home was
built and the features it offered? Leroy
says. He says he checked out everything
-- the walls. the insulation. the wood
used, the floor joists. "The structure of it
is rood; it's a real tight house."
The Manns also found they could
choose the features they wanted as if
they were building their own home.
Leroy and Karen chose a floor nlan
a I. -'0 -square -toot snail>ecnon
-._ hutacmrec a nu :utr_ .. _
had wanted to put
in a custom site -
built home. plus
some. They got tile
separate wining
room. a family
room with sliding
_lass doors opening
onto the back yard.
three iar_e bed-
rooms. walk-in
closets in all the
bedrooms. and a
master bathroom
with two sinks and
a 5enarate shower
and garden bathtub.
They also cot a
lover with a display
shell and decorative
etcned glass panels.
.1 outfit -iii comer
china hutch in the
ciiniwa roost and
skylights in both
bathrooms.
The' :Went two
days choosing bo -
nrs and details for
tare house such as
carnet.'. ailpaoer.
counter :Lips, shingles, and even decided
the number of electrical outlets in each
room and where they would be placed.
Two of the features Karen especially
loves are the kitchen appliances with
modem. gloss -black fronts and the direc-
tional 'Lighting m the kitchen.
The retailer who sold the home
arranged a financial package which
included his buying the single section
and the finance company assuming the
balance on the onginai loan they had
taken when they bought it and the 1.65
acres of land. The new home, including
set-up and the foundation, cost 544,924.
The Maims sited the home on a perma-
tent foundation on their nand. and were
.nercioro .mole to minancd :t as ream estate.
o mayy
Mid Manutacturea Housing institute • Housing Currents
Their new 1,7 -30 -square foot nutnu(aettired
home gave the Manns the spore they !teeth -ruin -
their growing boys. Pictured are (left to right)
Leroy; Trey, 10; Keenon, 12: and Karen.
PERMANENT HOME
The Manns indicate that their new manu-
factured home will probably be their last
home purchase. "You can do so much
with these houses." Leroy says. "In a
couple of \ears.'a e plan on putting on a
garage. ,\ e might even add a sun room
one day or 'a e could put a deck on and
have a sin miming pool off of it."
"Whate'. Cr tour imagination can
come up with. you can do with this
house, Leroy saps. "Down the road. I'm
sure we'll l'l remodel_ give it a face lift.
redecorate. but this is probably the last
house w:: it er buy."
WINTER 1995
952920
DEVELOPER HISTORY
McStain Enterprises was incorporated in 1972. Founded by
Tom and Caroline Hoyt, McStain has built over 3200 homes ranging
from $50,000 to $1,000,000. Current principals of the firm include
the Hoyts and Jim Roser. Housing projects have ranged from infill
multistory condominium projects with commercial/retail space to a
current 1400 unit single family project that includes an 18 hole golf
course.
McStain projects are spread throughout Boulder County with
additional communities in Westminster, Castle Pines North, and
Greeley, Colorado and Wyoming. Designing and building communities
and homes for people who want something different from other
builders is at the core of the McStain philosophy. The Company
Vision States:
"We Build Quality Living Environments Achieving Profitability
with Integrity "
McStain has been recognized as one of the top ten builders in
Colorado for the last five years. The Hoyts were presented with the
prestigious Entrepreneurs of Distinction Award by the Boulder
Development Commission in 1990.
952020
I
I
The challenge to the professional Land
Planner or Landscape Architect is to combine
efficiency and creativity In the design process
so that the end product Is attractive and
cost effective. For more than thirty years,
Don Westphal has provided this kind of design
service. Schooled In Landscape Architecture
at Michigan State University CB.5. 1963) and
the University of' Illinois CM.L.A. 1%91 Mr.
Westphal brhgs a balanced blend of practicality,
knowledge. creativity. and sensitivity to the
environment to each land planning challenge.
Attractive environments for more than 350,000
homes nation-wide have been provided in sub-
divisions, manufactured home communities, and
sales centers with designs bearing his name.
The decade of the 1990's promises to be
a time of fierce competition for the consumer
dollar. The leveling off of the growth in income
and the Increases in land costs, regulations and
requirements on the developer make efficiency
and creativity In the design process even more
important today than in the past. Yet the
consumer of today demands a level of quality
image and aesthetics in both the living and
working environment never before required.
The firm of Donald C. Westphal and
Associates. Landscape Architects and Site
Planners stands ready to assist you In your
next new project or on the upgrading or
modernization of an existing one. Site planning
and design. zoning, project logo, Image design
and landscape design are some of the areas
of our personal expertise. We will work closely
with your local engineer, architect or land
surveyor or one of the many we can recommend.
Such a collaborative effort will provide the
planning necessary to make your project a
success in the 1990's and beyond.
donald c. westpha
landscape architect and sits planar
512 madison avenue rochestsr, ml. 48307
952020
An Overview of Experience
Current Responsiblities:
Owner, Donald C. Westphal and Associates, Landscape Architects and
Site Planners.
Engaged In all phases of Landscape Architectural services
Office located at 512 Madison Avenue Rochester, Michigan 45307
Phone (S10) G51-5516, fax (510) G51-0450.
Specialist in Subdivision and Manufactured housing Community Design -30
years experience, more than 350 sites planned. 350,000+ individual lots.
Registered Landscape Architect' Michigan, Florida, Delaware/
Member, American Society of Landscape Architects.
Member, Michigan Manufactured Housing Association
Member, Illinois Manufactured housing Association
Member, Manufactured housing Institute
Member, Ordinance Review Committee. Michigan Manufactured Housing Commission
Selected Projects:
Chateau Development, Mt. Clemens, MI CJeff Kellogg)
Manufactured housing Communities Master Plans' Huron, Novi, White Lake,
Lenox, Anchor Bay, Avon Park, harbor Cove, Macomb, Chesterfield,
Residential Communities Planning and Images Rivergate Ridge, Freedom
Valley, Dunham Pointe, and The Chateau Marina Complex.
Mocerl Management Company, Grand Blanc, MI (Dominic Mocerl)
Manufactured housing Communities Master Plans and Image Plans' Shelby
West, Shelby forest, and Camelot Villas. Residential Communities Master
Plans and Image Plans' Thornridge, Kings Pointe, The hills of Oakland, and
harvest Creek.
Lautrec, Southfield, MI (James Galbraith)
Manufactured housing Communities Master Planning' Commerce Meadows,
Gedarbrook, Novi Meadows, and Orlon Meadows.
The Tunnell Companies, Millsboro, DE CRobert Tunnel) III
The Greens, Golf and Manufactured housing Development.
Pot Nets West, Community and Image Upgrades for all communities.
Frankel Associates, Troy, MI
Subdivisions: Century Oaks, Rookery Woods, and Butler Ridge
Golf Course Development Go., Rochester, MI
Wetland Permitting, Club house Studies, Access and Expansion Studies
952920
City of Port Huron: Riverfront Plaza, Thomas Edison park approach.
Sardines Better Blooms, Rochester, MI CBruce Sardine)
Master Plan: Rochester Garden Center and Clarkston Garden Center
Panels, Seminars, and Committees;
Indiana Land Surveyors Conference- Mobile Home Park Planning Workshop -
Purdue University- January 1970.
Mobile Homes Research Foundation Seminars (Site Design for Mobile Home
Communities):
Chicago, IAinols- 1970
Dallas, Texas- 1970
New York, New York- 1971
Denver, Colorado- 1971
Atlanta, Georgia- 1971
Washington, D.G.- 1971
San Fransico, California- 1971
National Association of Home Builders Seminar- Detroit, Michigan- 1970
M.H.M.A. Mobile -Modular Housing Seminar- Louisville, Kentucky- 1971.
Mobile Home Park Development and Management Seminar- Michigan State
University- 1971.
Professor of the Day- Wayne State University- Mobile Home Parks and
Sales Course- 1972.
Mobile Home Site Development and Sales Seminar- Eastern Michigan University -
1973.
Pennsylvania Mobile Home Association Seminar- Harrisburg, Pennsylvania- 1974.
Visiting Lecturer Critic- Student Mobile Home Park Design Project- Michigan
State University- 1975.
University of Tennessee Manufactured Housing Seminar- 1977.
Convention Seminar- Mobile Home Park Development- Grand Rapids, Michigan -
1953.
952020
Housing America Park Seminar— Lansing, Michigan— 1987.
Building and Manning Officials Seminar— Manufactured Housing' Meeting Housing
Needs In Tour Community— 1989.
National Manufactured Housing Congress, Las Vegas, Nevada— 1993,1994
National Manufactured Housing Show, Louisville, Kentucky— 1990/1994
Steering Committee Member. A.P.A. Manufactured Housing Site Development
Guide and University of Michigan Manufactured housing Research Project.
Kate Warner. PhD.
Expert Witness;
Numerous court cases and administrative hearings on zoning matters In Michigan.
Illinois. Wisconsin. and Maryland.
952020
Y.l.
Ps,
•
�I
J
27-71
4
Yet —ice _ .
GUM PANII EE . L -R
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61/4
.
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Or"
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952020., jx, ,
n ts
donald cwaatphal
APPENDIX
I, II, III
American Planning Association, P.A.S. Report #445, "Manufactured Housing
Site Development Guide" Welford Sanders
Shelby West, a case study, cluster design and amenities
IV, V q "Manufactured Housing Quarterly", Fall/Winter, 1991: Community Development
Profile, Shelby West
VI Site Plan of Pot -Nets West Long Neck, Delaware: Cluster Treatment
952920
13
Unit Siting Enhancement
Front -Yard Setback
Front -yard setbacks are usually
reduced when lots are downsized. Such
reductions can be a problem, especially if
the automobile is placed at the front of
the -lot. When theautomobile and
garages are placed at the front of the
small lot, 15 to 20 feet of front -yard
setback must be provided. Setbacks in
the Canyon View Estates development
in Santa Clarita, California, average 20
feet.
SITE DESIGN ENHANCEMENTS
Common open space and facilities, perimeter buffering and screening,
landscaping, pedestrian walks, parking areas, and well -designed street systems
serve to enhance overall appearance and livability. These enhancements are
especially important in higher -density, small -lot development where limited space
on individual lots makes usable common facilities and open space necessary.
Site Design Enhancement
Cluster Site Plan
The conventional site plan subdivides
the entire building site into individual
lots. The cluster plan groups houses
together on smaller lots so that site
improvements are concentrated, some
common open space can be provided,
and significant natural features can be
preserved. A cluster site plan was used
in the Shelby. West development in
Shelby Township, Michigan, to preserve
wetland areas and create useable
common area.
20
952020
Shelby Township, Michigan
Shelby West
Located in the metropolitan Detroit area, Shelby
Westis a 461 -lot, land -lease community that covers
more than 90 acres. The development plan for this
project emphasizes a high -quality "image" package that
includes extensive landscaping, with special attention
given to signage, lighting, and treatment of the entry
and perimeter of the project. These features are the
things that distinguish this development from many
other land -lease communities. Shelby West also
includes a club house and pool. These amenities were
included to allow tNs development to better compete
with moderate -income condominiums and rental
apartments in the area. This land -lease community was
targeted to first-time homebuyers and empty nester,
move -downs from larger conventional single-family
homes.
wrs. axaMre.eo o,va--4
lanttO aa.Iess
amt ut _
..avamo 1a)
uptttP% Loam,• ---,
.onaec Tm K earteM
aY DYlb S A1tO N
HINT cLLO 4Ta
wyRw e'rtaAwt a'•'
sa4
CONSERVATION AREA
Shelby Foruet Associates
Saanlurtkian with the
tate of MIa1113
Dept. of Hahn,l e.asowcas
has dedicated +K , area for
preservation. Th. -Iqk. and
surrouMlrq area is b be.
us.d for poi..lve r.a-
r.afien.
PPaa'+•- hale Y• pry
YefVc Nn4 Go% C-
vatlan area in Ili
natural aatat4
Wetlands Sign and
Entryway Signage
PROJECT DATA :.
Site Area 99 acre
Open Space 37 acr
Total Dwelling Units 461 a
GrossiDeity
Design and Development Process
The Shelby West site was zoned for manufactured
home developments prior to its purchase by the project's
developer. Site plan approval of the project was
conditioned on the requirement that only multisection
homes with pitched shingled roofs and lap -type siding
would be permitted. This requirement was necessary to
gain the support of neighboring property owners. A
greater challenge, however, was presented by the
discovery during site plan review that a good deal of the
site contained state and federally regulated wetlands.
The wetland area was mapped and an agreement was
reached with the State's Department of Natural
Resources and the U.S. Army Corps of Engineers to set
aside almost 30 acres of the site as a wetland preserve.
36
g52020
Experience Gained/Lessons
Learned
Shelby West demonstrates the
dramatic difference that a well -
designed landscaping scheme and
image work plan can make. Without
the careful attention to site planning
details that tie important elements of
the development together, including
the entry, perimeter treatment,
signage, street design, and so on, this
project would be an average land -
lease community. The homes in this
development represent an upgrade
from the more basic manufactured
units.
The development also
demonstrates the utility of the
cluster site plan that allows for the
preservation of significant natural
features. The project's emphasis on
quality design and landscaping
served both to gain the support of
neighbors and the city, and served to
make the project more marketable.
I
I
I
I
Site Plan and Units
A cluster site plan was used in
this development to accommodate
the wetland preserve. Homes are
clustered around the 37 -acre
common area, which includes the
wetland preserve, a five -acre
wetland lake, and club house. The
461 lots in this development average
4,420 square feet and measure 52 feet
by 85 feet.
Site Plan
952920
37
Entrance sign
and landscaping
are important
components of the
image package.
Building on Success While
Pteserving the Environment
By Donald C. Westphal, ASLA
Shelby Township is one of
the fastest growing
communities in Northern
Macomb County, one of the five
counties making up the
southeastern Michigan/ Detroit
metropolitan area. The market
for affordable housing in this
northern Detroit suburb had been
strong for sometime.
Shelby Forest, a 625 -space
land -lease manufactured housing
community, had been built and
filled in short order. Numerous
moderate -income condominiums
and apartment developments, as
well as single-family subdivisions
were being successfully
marketed. The area had been
successful in breaking out of the
housing slump of the late 1970s.
Shelby Forest, like most land -
lease manufactured housing
communities in Southeast
Michigan, had been developed
and marketed with a high quality
image package. A well -
landscaped design, club house,
and pool were key elements of
the marketing plan. All homes
approved for entry into the
community (both singles and
multi -sectionals) featured pitched,
shingled roofs, as well as house -
type siding.
Once Shelby Forest was filled,
it was logical to move the
successful marketing program a
mile west to a proposed new
community appropriately called
Shelby West.
Balancing the Needs
The Shelby West site, some
ninety-eight acres in size, had
been purchased with the
appropriate manufactured home
zoning in place. In contrast, its
predecessor had been zoned by
the developers through a lengthy
process involving hearings,
referendums, and court pro-
ceedings. Site plan approval was
made easier by agreeing with the
township and neighboring
property owners to only allow
multi -section homes with pitched,
12 MHQ /Falt/Winter 1991
952020
shingle roofs, and lap -type siding
in the Shelby West development.
In the course of site plan
review and land clearing, it was
determined that much of the site
contained state and federally
regulated wetlands. Similar
forested areas in the state had
previously been unregulated and
developed without difficulty.
Following intensive wetland
mapping, consultation with
experts, and negotiations with the
Department of Natural Resources
and Army Corps of Engineers, an
agreement was made to set aside
nearly thirty acres of the site for a
wetland preserve. The creation of
a five -acre wetland lake was
another significant part of the
agreement.
The loss of one-third of the site
to wetlands resulted in the need
for a very efficient site plan. A
cluster -type plan was created by
the land planner for maximum
efficiency in the developed areas
and ease of pedestrian access
from the 461 lots to the wooded
commons. Lots were sized at 52
feet by 85 feet for an average lot
size of 4,420 square feet. Less
than one acre was set aside for
the community center, pool, and
parking. Homes in the
community would be
priced from $35,000 to
$45,000.
Trees in the 30 -acre wetland preserve
Om the backdrop for the club house.
Marketing Success
Project marketing -was an integral
part of the site planning process.
Cluster streets adjacent to the
main Boulevard entrance
provided convenient sales centers
from which the three on -site
merchandisers would market
their 28 models. All of the model
homes were placed on lots and
set up with permanent carports,
decks, porches, and landscaping.
The model center opened several
months prior to the official
opening of the community. A
vigorous, cooperative multimedia
advertising program between the
developer and the merchandiser
resulted in a significant pre -sale
of the project and short fill up
period for the development.
Special care was taken in the
image building of Shelby West to
capitalize on the success of the
Shelby Forest development. A
similar logo and lettering style
used in all signage and promo-
tional materials took advantage of
the public recognition and
acceptance of Shelby Forest.
Preservation of the existing plant
materials along the frontage road
and the addition of landscaped
berms created a feeling of
permanence from the street and a
buffer for residents. Construction
of the club house and pool were
timed to coincide with the first
home being occupied, an
indication by the developer that
the promised amenities would be
completed as promised.
Cooperation between the
developer, the design team, the
construction manager, and the
township has resulted in a most
successful development and a
highly desirable living environ-
ment for the residents of the 460+
homes in Shelby West. ❑
Don C. Westphal, ASLA, is a
landscape architect with 25 years
of manufactured home
community planning and image
design experience. Call (313)
651-5518 for additional
information.
Developer.
Shelby Forest Associates
12741 S. Saginaw St.
Grand Blanc, MI 48439
Land Planner/Landscape
Architect:
Donald C. Westphal, ASLA
512 Madison Ave.
Rochester, MI 48307
Engineer.
Lehner and Associates
22900 Wellington Crescent
Mt. Clemens, MI 48043
Construction Manager
Thompson and Associates
60630 New Haven Road
New Haven, MI 48048
Fall/Winter 1991 /MHQ 13
952020
LONGVIEW
Exhibits
952020
PLANNFQ UNIT DEVELOPMENT PLAN APPLICATInN
Department of Planning Services, 1400 N. 17th Avenue, Greeley, Colorado 80631
PHONE: 353-6100. Ext. 3540
FOR PLANNING DEPARTMENT USE ONLY:
CASE NO. APPLICATIONFEE
ZONING DISTRICT RECEIPTNO.
DATE RECORDING FEE
APPLICATION CHECKED BY RECEIPTNO.
TO BE COMPLETED BY APPLICANT: (Print or type only except for required signatures).
I (we), the undersigned, hereby request a hearing before the Weld County Planning Commission and the Board of County
Commissioners concerning proposed subdivision of the following described unincorporated area of Weld County.
LEGAL DESCRIPTION
(If additional space is required, attach an additional sheet of this same size.)
NAME OF PROPOSED PUD SUBDIVISION LoncfView
EXISTING ZONING PUD NO. OF PROPOSED LOTS 401
TOTALAREA(ACRES) 80 ac. LOT SIZE: AVERAGE 50x80 MINIMUM 40n0 cq ft
UTILITIES: WATER: NAME Left Hand
SEWER: NAME St. Vrain Sanitary
GAS: NAME Public Service
PHONE: NAME US West
ELECTRIC: NAME United Power
DISTRICTS: SCHOOL: NAME Weld
FIRE: NAME Mountain View Fire niatrirt
DESIGNER'S NAME McStain Enterprises . Inc. /Don we atnhal PHONE303-694-5900.
ADDRESS 75 Manhattan Dr., Suite 1. Bonider Co Rn1n3
ENGINEER'S NAME Nelson Encri neers PHONE 156-6362
ADDRESS 822 7th Street, Greeley. CO 50611
FEE OWNERS OF AREA PROPOSED FOR PUD SUBDIVISION
NAME McStain Enterprises. Inc.. PHONE1O1-494-5900
ADDRESS 75 Manhattan Dr. Boulder CO 20101
NAME PHONE
ADDRESS
APPLICANT OR AUTHORIZED AGENT (if different than above)
NAME
ADDRESS.
HOME TELEPHONE # BUSINESS TELEPHONE #
I hereby depose and state under the penalties of perjury that all statements, proposals. and plans submitted with or
contained within this application are true and correct to the best of my knowledge.
COUNTY OF WELD
)SS
STATE OF COLORADO )
Signature: Ow
McStain Enterprises, Inc.
a Colorado Corporation
or Authorized Agent
Subscribed and sworn to before me this )'"it- day of 6k talc) n 19 _
(ccu- ` 1L NO RY PUBLIC
My Commission expires (s) c.*` . I b, 1q9 S
9520g0
COMMONWEALTH LAND TITLE INSURANCE COMPANY
POLICY Of TITLE INSURANCE
SCHEDULE A
Amount of lsurance: $
Date of PJtcy: March 15, 1995 at 4:30 p.m.
Policy No.: F915743
1. Name of Insured:
Mcetain Enterprises, Inc., A Colorado Corporation
2. The estate or interest in the land described herein and which is
covered by this policy is: FEE SIMPLE
3. The estate or interest referred to herein is at Date of Policy vested
in:
MoStain Enterprises, Inc., A Colorado Corporation
4. The land referred to in this Policy is described as follows:
(SEE ATTACHED PAGE FOR LEGAL DESCRIPTION)
952020
COMMONWEALTH TITLE ID:7u3-772-S1'a
PPR 12'95 15:38 No.017 P.02
CONNONEEALTE LAND TITLE INSURANCE COMPANY
Policy Moat 7915743
LEGAL DESCRIPTION
ALL THAT PART OF THE EAST HALF OF THE SOUTHWESTQUARTER (E1/2, SW 1/4) OF
SECTION 5, T2N, AN, WEWHICH LIES NORTHR6TH PRINCIPAL
OF COF THE OLORADOSTATEHIG HIGHWAY AND DESCRIBEDTAS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER (S 1/4) CORNER OF SAID SECTION 5 AND
CONSIDERING THE EAST LINE OF THE SOUTHWEST QUARTER (SW 1/4) TO BEAR SOUTH
00`24'09" EAST WITH ALL OTHER BEARINGS RELATIVTHE NORTH LINE OF SAID STATE
THERETO;
THENCE NORTH 00`24'09" WEST, 234.70 FEET TO
HIGHWAY 119 AND THE TRUE POINT OF BEGINNING;
THENCE SOUTH 70`05'31" WEST, 110.65 FEET TO AN ANGLE CHANGE IN SAID NORTH
LINE OF HIGHWAY 119;
THENCE SOUTH &6'31'30" WEST 1310.15 FEET;
THENC$NORTH
THA00102'23"RTER OF EAST
STN2521.28 FEET
TO THE
NORTH
LINE
OF THE
THENCE NORTH 89`49'42" EAST, 1393.12 FEET ALONG SAID NORTH LINE TO THE
CENTER OF SECTION 5;
THENCE SOUTH 00`24'09" EAST, 2408.42 FEET ALONG THE EAST LINE OF THE
SOUTHWEST QUARTER (SW 1/4) TO THE TRUE POINT OF BEGINNING.
u or Ze• - gna ure
Page 2
952020
COMMONWERLTR TITLE ID:T'IT—
HPR 12'95 15:35 No.u11
COMMONWEALTH LAND TITLE INSURANCE COMPANY
Policy No.: ?015743
SCHEDULE B
This policy does not insure against loss or damage by reason of the
lollowingt 1. Rights or claims of parties in possession not shown by the public
records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area,
encroachments, and any facts which a correct survey and inspection
of the premises would disclose and which are not shown by the
public records.
4. Any lien, or right to a lien, for services, labor or material
theretofore or hereafter furnished, imposed by law and not shown by
the public records. able.
5. Taxes for the year 1995 a lien, but not yet due and pay
6. Right of way fwr hpnlinessaas established by ordereither
ofside
the Board of
County
and Township i
County Commissioners for Weld County recorded October 14, 1889, in
Book 86 at Page 273.
ts thereof that are
7. useddforhthedirrigationhof theditch rigts ofwparcel ays dofnland sconveyed to Charles
J. Greg by deed recorded March , 1909 in Book 296 at Page 45.
rn
8. Right of way for by
precor
dses granted to ed Septemberhandle 4, 1980aineBook
Pipeline Company Y instrument
913 as Reception No. 1835040.
9. Terms, conditions, provisions and obligations of oil and gas lease
between Barbara J. Johnson and Donald M. Johnson, and Aeon Energy
and�areordd Jne 18, 1981 in Book 939 as Recetion nycandealluextension, assignments, modificaNo. 1860926,
tionsor
encumbrances thereof.
c 25, 1994 NOTE: 1433easlR ception No. 2380178, given rin conin connection Book
with
the above Oil and Gas lease.
10. All Mineral ashould any such be accordingexclusion andfound exist,
to theStatuteshobut this
should not be
construed to include coal and iron lands, recorded in Book 20 at
Page 75.
Page 3
952020
CUMM0NWERLTH TITLE :D:303-772-9:7
RF'R 12'95
15:39 No.0'17 P.
COMMONWEALTH LAND TITLE INSURANCE COMPANY
policy No.: 7915743
SCHEDULE B - continued
gas and associated hydrocarbons lying in and under and
11. Al).hoil, gas and associated
hydrocarbons,that may be produced producemand emarket oil, ing d ocida ed right
to explore cbs. form, pease the lands for such purposes,
Deed recorded August 19, 1994 in Book 1456 as Reception No.
2403253.
12. Right of Way for Earthen Irrigation Ditch across Nthe
oNorthibouniar
line of subject property, as shown on survey by
dated January, 1995.
13. 4 foot tile line running thru center of subject property and across
the East boundary line of subject property, as shown on survey by
Nelson Engineering dated January, 1995. ns of 14. Terms, conditions, provisions
betweenand
Left1HandoWater Districtand
Service Agreement tby 1994 in Book 1470 as
McStain Enterprises, inc. recorded December 7,
Reception No. 2418282- a Colorado
15. Deed
Trust
to the PublicnTrusteerofethelCounty of Weld for the use
Corporation 1995,
of o d.d• Corporation 6, 1995sinuBook 114780asOReception nNo. 2425595.
recorded February
16. Deed of Trust from McStain Enterprises, Inc., a Colorado
ent Inc.,
Corporation to thePublic
Trustee
Hoyt, Transaction of
Weld
mfor
,the
use
of Thomas R. Hoytand Kent D.
1995, recorded
a Colorado Corporation, Jeanne L. Ryan and Gerald Ryan,
Hogan to secure 200,000.00 dated January 27,
February 6, 1995 in Book 1478 as Reception No. 2425596.
Exception(s) 1-4 is hereby omitted.
Page 4
952020
AK24ess"
WARRANTY DEED
2
THIS DEED, Made this 27TH day of JANUARY, 1995 between
'rbara J. Johnson, fka Barbara J. Rielian who acquired title as Barbara Rielian
of the County of Weld and State of Colorado, grantor, and McStain Enterprises, Inc.,
A Colorado Corporation
a corporation organized and existing under and by virtue of the laws of the State of
COLORADO, grantee:
whose legal address is 75 Manhattan Drive, Suite 1, Boulder, Colorado 80303
WITNESSBTH; That the grantor, for and in consideration of the sum of SIX HUNDRED
SIXTY FOUR THOUSAND AND 00/100, ($664,000.00) DOLLARS, 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, its
successors and assigns f , all the real property together with improvements, if
any, eituate,lying and being in the County of Weld and State of Colorado, described
as follows:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
also known by street and number as vacant, Longmont, Colorado
TOGETHER with all and singular the hereditaments and appurtenances thereunto
belonging, or in an wise appertaining and the reversion and reversions, remainder and
remainders, rents, issues and profits thereof, and all the estate, right, title,
interest,
nd t sthecabove and bargained premises, what rwiththe
the hereditamentseither
and appurtenances. of, in
EI TO RAVE AND TO BOLD the said premises above bargained and described, withhthe
ranlo=,
appurtenances, unto the grantee, its successors and assigns f e g
for himself, his heirs and personal representatives, does covenant, grant, bargain,
and agree to and with the grantee, its successors and assigns, that at the time of the
I- ling and delivery of these p ts, he is well seised of the promises above
conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in
o law, in fee simple, and has good right, full power and lawful authority to grant,
bargain, sell and convey the same in manner and form as aforesaid, and that the same
are free and clear from all former and other grants, bargains, sales, liens, taxes,
encumbrances and restrictions of whatever kind or nature soever,
pt
general taxes for 1995 and subsequent years; except easements, restrictions,
covenants, conditions, reservations and rights of way of record, if any;
2425594 8-1478 P-822 02/06/95 02:42P PG 1 OF 2 RECOD0C
Weld County CO Clerk & Rrcoider 10.fO D
40
The grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises
in the quiet and peaceable po ion of the grantee, its successors and tassigf , against
all and every person or p lawfully claiming the whole or any pi
rt The singularnumbershall
to all eether
lnde the plural, the plural the singular, and the use of any
gender shall be applicable
s.
IN WITNESS WHEREOF, The grantor has executed this deed on the date set forth above.
Rielian aka Barbara Rielian Barbara J. Johnson, fka Barbara J.
Kielian who acquired title as Barbara
Rielian),11.:1,
5,,,,,,,,,,,e_/J 0
BY I�kF ,fie [AAA,- k7 t-tl.”-.:.
Barbara J. Johnson fka Barbara J. l"!'1'^"`X
STATE OF COLORADO
County of Weld
Barap .uJohneon, fka Barbara J. Kielian who acquired title as Barbara Rielian
My1cemmiest9qn expitts ;�Jqq!!
•pifd4ee,mt hand and'•.officia4ea1.
.
}
}
se. The foregoing instrument wan acknowledged before me
this 27TH day of JANUARY, 1995, by
100217TH A
�•' LONGMONT, COLORADO 80501
to. 952. R0v• 3-85
952020
ESCROW NO.: F915743
DATE January 25 1995
"EXHIBIT A"
LEGAL DESCRIPTION
2425594 B-1478 P-822 02/06/95 02:42P PG 2 OF 2
ALL THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER (E1/2, SW 1/4) OF
SECTION 5, T2N, WOF THE 6TH IMERIDIAN,
WHICH LIES NORTH OFCOLORADOSTATEHIGHWAY#1COUNTY,
#119 AND DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTH QUARTER (S 1/4) CORNER OF SAID SECTION 5 AND
CONSIDERING THE EAST LINE OF THE SOUTHWEST QUARTER (SW 1/4) TO BEAR SOUTH
00'24'09" EAST WITH ALL OTHER BEARINGS RELATIVE THERETO;
THENCE NORTH 00`24'09" WEST, 234.70 FEET TO THE NORTH LINE OF SAID STATE
HIGHWAY 119 AND THE TRUE POINT OF BEGINNING;
THENCE SOUTH 70`05'31" WEST, 110.65 FEET TO AN ANGLE CHANGE IN SAID NORTH
LINE OF HIGHWAY 119;
THENCE SOUTH 86'31'30" WEST 1310.15 FEET;
THENCE NORTH 00'02'23" EAST 2521.28 FEET TO THE NORTH LINE OF THE
SOUTHWEST QUARTER OF SECTION 5;
THENCE NORTH 89`49'42" EAST, 1393.12 FEET ALONG SAID NORTH LINE TO THE
CENTER OF SECTION 5;
LHENCE SOUTH 00`24'09" EAST, 2408.42 FEET ALONG THE EAST LINE OF THE
SOUTHWEST QUARTER (SW 1/4) TO THE TRUE POINT OF BEGINNING.
TOGETHER WITH: 4.5 shares of Oligarchy Ditch Co., 6.5 shares of
Oligarchy Extension Ditch Company and 6.75 shares of Lower Oligarchy
Ditch Company
952020
STATE OF COLORADO
5.5.
COUNTY OF' '.D
CERTIFICATE QF TAXES D, J
1, the undersigned, County Treasurer in and for said County, do hereby certify that there are no unpaid taxes, or unredeemed tax sales, as
appears of record in the office, on the following described property, to -wit:
V0.
l....CEL
YAME
IENOCP
NO.
5580386
62131305000048
JOHNSON BARBARA CT
MCSTAIN
M/236
;`5073 3W4 5 2 68 EXC 5A STRIP ON S SIDE ALSO
EXC BEG 40.62'N OF SW COR N 2592.47' TO W4
;OR THENCE N89D46'E 1255.28' S 2522.03' TO A PT
(lN N R/W LN STATE HWY #119 THENCE ALONG R/W
ki86D31'W 946.54' S86D39'W 311' M/L TO BEG (1R)
01474 -TAXES $1,260.04
4ORTHERN CO WATER CONSERVANCY
(62131305000048 WOO)
1994 TAXES PAID $297.50
TOTAL AMOUNT BELOW IS GOOD THROUGH APRIL_ 28„ 1995.
TOTAL AMOUNT DUE FOR THIS PARCEL IS
TAX AUTHORITY LEVY
WELD COUNTY
NOW WATER
LEFT HAND WATER
11T'N VIEW FIRE(LI
WELD LIBRARY
2'2.038
1.000
7..807
1.500 15.75
TAX
231.40
10.50
18.9'7
$18.96
TAX AUTHORITY LEVY TAX
SCHOOL DIST RE1 50.452
SVW WATER .400
MOUNTAIN VIEW F 7.817
ST VRAIN SAN 34.990
529.75
4.20
82.08
367.39
This does not include land or improvements assessed separately unless specifically requested. Information regarding special taxing
districts and the boundaries of such districts may be on the or deposit with the Board of County Commissioners, theCaunty Clerk and
Recorder, or the County Assessor.
PART OF 1994 TAXES PAID $1,241.08*
ARtarL WIL SII
T IfIMSURER OF VMS CO
l n _
By
/ 952020
IMPROVEMENTS AGREEMENT ACCORDING
POLICY REGARDING COLLATERAL FOR IMPROVEMENTS
(PUBLICLY MAINTAINED ROADS)
THIS AGREEMENT, made and entered into this day of , by and
between the County of Weld, State of Coloradc, acting through its Board of County
Commissioners, hereinafter called "County", McStain Enterprises Inc.
hereinafter called "Applicant".
WITNES S ETII :
WHEREAS, Applicant is the owner of or has a c)ntrolling interest in the following
described property in the County of Weld, Colorado:
WHEREAS, a final subdivision/FUD plat of said property, to be known as -
LongView has risen submitted to the County for
approval; and
WHEREAS, Section of the Weld County (Subdivision) (Zoning) Ordinance
provides that no final plat shall be approved by the County until the Applicant
has submitted a Subdivision Improvement Agreement guaranteeing the construction
of the public improvements shown on plans, p'_ats and supporting documents of the
subdivision, which improvements, along with a time schedule for completion, are
listed in Exhibits "A" and "B" of this Agreement.
NOW, THEREFORE, IN CONSIDERATION OF the fcregoing and of the acceptance and
approval of said final plat, the parties he::eto promise, covenant and agree as
follows:
1.0 Engineerine Services: Appl ant sha:.l furnish, at its own expense, all
engineering services in connn :ion witt the design and construction of the
subdivision improvements listed on Ex".ibit "A" which is attached hereto
and made a part of this reference.
1.1 The required engineering services shall be performed by a
Professional Engineer and Land :surveyor registered in the State of
Colorado, and shall conform to the standards and criteria
established by the County for public improvements.
1.2 The required engineering services shallconsist of, but not be
limited to, surveys, designs, plans and profiles, estimates,
construction supervision, and the submission of necessary documents
to the County.
1.3 Applicant shall furnish drawings and cost estimates for roads within
the subdivision to the County for approval prior to allowing any
construction contract(s). Before acceptance of the roads within the
subdivision by the County, Applicant shall furnish one set of
reproducible "as -built" drawings and a final statement of
construction cost to the county.
952120
04/11/95 U9:-i ras
2,0 Fights -of -Way and Easements: _ -ore commencing the construction of
any improvements herein agreed upon, _pplicant shall acquire, at its own
expense, good and sufficient rights -o:= -way and easements on all lands and
facilities traversed by the proposed improvements. All such rights -of -way
and easements used for the construction of roads to be accepted by the
County shall be conveyed to the County and the documents of conveyance
shall be furnished to the County for recording.
3.0 Construction: Applicant shall funish and install, at its own expense,
the subdivision improvements listed on Exhibit "A: which is attached
hereto and made a part hereof by this reference, according to the
construction schedule set out in Exhibit "B" also attached hereto and made
a part hereof by this reference.
3.1 Said construction shall be in strict conformance to the plans and
drawings approved by the County and the specifications adopted by
the County for such public improvements. Whenever a subdivision is
proposed within three miles of an incorporated community located in
Weld County or located in any adjacent county, the Applicant shall
be required to install improvements in accordance with the
requirements and standards that would exist if the plat were
developed within the corporate limits of that community. If the
incorporated community has net adopted such requirements and
standards at the time the subdivision is proposed, the, requirements
and standards of the County shall be adhered to. If both the
incorporated community and the County have requirements and
standards, those requirements and standards that axe more
restrictive shall apply.
3.2 Applicant shall employ, at its own expense, a qualified testing
company previously approved by tie County to perform all testing of
materials or construction that is required by the County; and shall
furnish copies of test results to the County.
3.3 At all times during said construction, the County shall have the
right to test and inspect or to require testing and inspection of
materials and work at the Applicant's expense. Any materials or
work not conforming to the approved plans and specifications shall
be removed and replaced to the satisfaction of the County.at the
Applicant's expense.
3.4 The Applicant shall furnish proof that proper arrangements have been
made for the installation of sanitary sewer or septic systems,
water, gas, electric and telephone services.
3.5 Said subdivision improvements shill be completed, according to the
terms of this Agreement, within the construction schedule appearing
in Exhibit "B". The Board of County Commissioners, at its option,
may grant an extension of the time of completion shown on Exhibit
"B" upon application by the Alplicant subject to the terms of
Section 6 herein.
952020
5.3 If the subdivider, applicant, or owner fails to comply with the
improvements agreement, the opportunity to obtain reimbursement
under this section is forfeited.
5.4 When it is determined by the hoard of County Commissioners that
vehicular traffic from a subdivision or resubdivision will use a
road improvement constructed under an improvement agreement, the
subsequent subdivider, applicant, or owner shall reimburse the
original subdivider, applicantor owner, for a portion of the
original construction cost. In no event shall the original
subdivider, applicant, or owner collect an amount which exceeds the
total costs of improvements lees the pro rata share of the total
trip impacts generated by the original development. Evidence that
the original subdivider, applicant, or owner has been reimbursed by
the subsequent subdivider, applicant or owner shall be submitted to
the Department of Planning Services prior to recording the final
subdivision or resubdivision plat_.
5.5 The amount of road improvement cost to be paid by the subsequent
subdivider, applicant, or owner of a subdivision or resubdivision
using the road improvements constructed under a prior improvement
agreement will be based upon a pro rata share of the total trip
impacts associated with the number and type of dwelling units and
square footage and type of nonresidential developments intended to
use the road improvement. The amount of road improvement cost shall
also consider inflation as measured by the changes in the Colorado
Construction Cost Index used by the Colorado Division of Highways.
The cost of road improvements may be paid by cash contribution to
the prior subdivider, applicant or owner or by further road
improvements which benefit the prior subdivider, applicant, or
owners property. This decision shall be at the sole discretion of
the Board of County Commissioners based upon the need for further
off -site road improvements.
5.6 The report entitled TRIP GENERAflON (Third Edition. 1982) of the
institute of Transportation Eng:_neers shall normally be used for
calculating a reasonable pro rata share of the road improvement
construction costs for all sutdivisions or resubdivisions. A
special transportation study shall be used for land uses not listed
in the ITE Trip Generation Manual. Any question about the number of
trips a subdivision or resubdivision will generate shall be decided
by the County Engineer.
5.7 The term for which the subdivide:', applicant, or owner is entitled
to reimbursement under the off -site improvements agreement, entered
into between the subdivider and the county, is ten years from the
date of execution of a contract :or road improvements.
5.8 This provision is not intended to create any cause of action against
Weld County or its officers cr employees by any subdivider,
applicant, or owner for reimbursement, and in no way is Weld County
to be considered a guarantor of the monies to be reimbursed by the
subsequent subdividers. applicant_;, or owners_
952020
6.0 Acceptance of Streets for Maintenance by the Count: Upon compliance with
the following procedures by the Appl:cant, streets within a subdivision
maybe accepted by the County as a part of the County road system and will
be maintained and repaired by the Coutty.
6.1 If desired by the County, portions of street improvements may be
placed in service when completed according to the schedule shown on
Exhibit "B", but such use and operation shall not constitute'an
acceptance of said portions.
6.2 County may, at its option, issues building permits for construction
on lots for which street improvements detailed herein have been
started but not completed as shcwn on Exhibit "B", and may continue
to issue building permits so long as the progress of work on the
subdivision improvements in Coat phase of the development is
satisfactory to the County; any. all terms of this Agreement have
been faithfully kept by applicant.
6.3 Upon completion of the construction of streets within a subdivision
and the filing of a Statesmen= of Substantial Compliance, the
applicant(s) may request in writ_ng that the County Engineer inspect
its streets and recommend that the Board of County Commissioners
accept them for partial maintenance by the County. Partial
maintenance consists of all maintenance except for actual repair of
streets, curbs and gutters, and related street improvements. Not
sooner than nine months after acceptance for partial maintenance of
streets, the County Engineer shall, upon request by the applicant,
inspect the subject streets, and notify the applicant(s) of any
deficiencies. The County Engineer shall reinspect the streets after
notification from the applicant(s) that any deficiencies have been
corrected. If the County Eng:neer finds that the streets are
constructed according to County standards, he shall recommend
acceptance of the streets for full maintenance. Upon a receipt of
a positive unqualified recommendation from the County Engineer for
acceptance of streets within the development, the Board of County
Commissioners shall accept said streets as public facilities and
County property, and shall be responsible for the full maintenance
of said streets including repair_
7.0 General Requirements for Collateral:
7.1 The value of all collateral submitted to Weld County must be
equivalent to 100% of the value o'.' the improvements as shown in this
Agreement. Prior to Final Plat approval, the applicant shall
indicated which of the five type::s of collateral he prefers to be
utilized to secure the improvemen:s subject to final approval by the
Board of County Commissioners and the execution of this Agreement.
Acceptable collateral shall be submitted and the plat recorded
within six (6) months of the Final Plat approval. If acceptable
collateral has not been submitted within six (6) months then the
Final Plat approval and al', preliminary approvals shall
automatically expire. An applicant may request that the County
'4xtend the Final Plat approval provided the cost
952920
estimates are updated and the development plans are revised to
comply with all current County standards, policies and regulations.
The improvements shall be completed within one (1) year after the
Final Plat approval (not one year after acceptable collateral is
submitted) unless the applicantis) requests that this Agreement be
renewed at least thirty (30) says prior to its expiration and
further provides that cost estimates for the remaining improvements
are updated and collateral is pr:vided in the amount of 100% of the
value of the improvements remaining to be completed. If
improvements are not completed a -id the agreement not renewed within
these time frames, the County. at its discretion. may make demand on
all or a portion of the collate: -.al and take steps to see that the
improvements are made.
7.2 The applicant may choose to provide for a phased development by
means of designating filings of a Planned Unit Development Plan or
Final Plat Subdivision. The applicant would need only to provide
collateral for the improvements in each filing as approved. The
County will place restrictions :n those portions of the property
that are not covered by collateral which will prohibit the
conveyance of the property or the issuance of building permits until
collateral is provided or until improvements are in place and
approved pursuant to the require.nents for a Request for Release of
Collateral..
7.3 The applicant intends to develop in accordance with Exhibits "A" and
"B"
8.0 Improvements Guarantee: The five types of collateral listed below are
acceptable to Weld County subject to final approval by the Board of County
Commissioners.
8.1 An irrevocable Letter of Credit from a Federal or State licensed
financial institution on a form approved by Weld County. The letter
of credit shall state at least the following:
The Letter of Credit shall be in an amount equivalent of 100%
of the total value of the improvements as set forth in Section
6.0 and exhibits "A" and "L".
The Letter of Credit shall provide for payment upon demand to
Weld County if the developer has not performed the obligations
specified in the Improvements Agreement and the issuer has
been notified of such defat.Lt.
The applicant may draw from the Letter of Credit in accordance
with the provisions of this policy.
The issuer of the Letter of Credit shall guarantee that at all
times the unreleased portion of the letter of Credit shall be
equal to a minimum of ]00% of the estimated costs of
completing the uncompleted portions of the required
improvements, based on inspections of the development by the
issuer. In no case shall disbursement for a general
952920
improvement item exceed this cost estimate in the Improvements
Agreement (i.e., streets, sewers, water mains and landscaping,
etc.). The 2 issuer of she Letter of Credit will sign the
Improvements Agreement acknowledging the agreement and its
cost estimates.
The Letter of Credit shEll specify that 15% of the total
Letter of Credit amount cannot be drawn upon and will remain
available to Weld County until released by Weld County.
The Letter of Credit shall specify that the date of proposed
expiration of the Letter o:° Credit shall be either the date of
release by Weld county of the final 15%, or one year from the
date of Final Plat approval, whichever occurs first. Said
letter shall stipulate that, in any event, the Letter of
Credit shall remain in full forte and effect until after the
Board has received sixty (60) days written notice from the
issuer of the Letter of :redit of the pending expiration.
Said notice shall be sent by certified mail to the Clerk to
the Board of County Commissioners.
8.2 Trust_Deed upon all or some of the proposed development or other
property acceptable to the Board of County Commissioners provided
that the following are submitted:
In the event property with=n the proposed development is used
as collateral, an appraisal is required of the property in the
proposed development by a Disinterested H.A.I. member of the
American Institute of Real Estate Appraisers indicating that
the value of the property Encumbered in its current degree of
development is sufficient co cover 100% of the cost of the
improver nts as set forth in the Improvements Agreement plus
all costs of sale of the property_
In the event property other than the property to be developed
has been accepted as collateral by Weld County, then an
appraisal is required of the property by a M.A.I. member of
the Institute of Real Estate Appraisers indicating that the
value of the property encumbered in its current state of
development is sufficient to cover 100% of the cost of the
improvements as set forth ;.,In the Improvements Agreement plus
all costs of sale of the property.
A title insurance policy itsuring that the Trust Deed creates
a valid encumbrance which is senior to all other liens and
encumbrances.
A building permit hold stall be placed on the encumbered
property.
8.3 Escrow Agreement that provides at least the following:
The cash in escrow is at least equal to 100% of the amount
specified in the Improvements Agreement.
952020
The escrow agent guarantees that the escrowed funds will be
used for improvements as specified in the agreement and for no
other purpose and will no: release any portion of such finds
without prior approval of the Board.
The escrow agent will be ,a Federal or State licensed bank or
financial institution.
If the County of Weld County determines there is a default of
the Improvements Agreement, the escrow agent, upon request by
the County, shall release any remaining escrowed funds to the
County.
8.4 A surety bond given by a corpora:e surety authorized to do business
in the State of Colorado in an amount equivalent to 100% of the
value of the improvements as specified in the Improvements
Agreement.
8.5 A cash deposit made with the County equivalent to 100% of the value
of the improvements.
9.0 Beaue&t for Release of Collateral: Prior to release of collateral for the
entire project or for a portion of the project by Weld County, the
Applicant must present a Statement cf Substantial Compliance from an
Engineer registered in Colorado that the project or a portion of the
project has been completed in substantial compliance with approved plans
and specifications documenting the following:
9.1 The Engineer or his representative has made regular on -site
inspections during the course of construction and the construction
plans utilized are the same as t'tose approved by Weld County.
9.2 Test results must be submitted for all phases of this project as per
Colorado Department of Highway Schedule for minimum materials
sampling, testing and inspection:; found in CDOH Materials Manual.
9.3 "As built" plans shall be submitted at the time the letter
requesting release of collateral is submitted. The Engineer shall
certify that the project "as built" is in substantial compliance
with the plans and specifications as approved or that any material
deviations have received prior approval from the County Engineer.
9.4 The Statements of Substantial Compliance must be accompanied, if
appropriate, by a letter of acceptance of maintenance and
responsibility by the appropriate utility company, special district
or town for any utilities.
9.5 A letter must be submitted frou the appropriate Fire Authority
indicating the fire hydrants are in place in accordance with the
approved plans_ The letter shall indicate if the fire hydrants are
operational and state the results of fire flow tests.
9.6 The requirements in 9.0 thru 9.5 shall be noted on the final
construction plans.
952920
9.7 Following the submittal of the .statement of Substantial Compliance
and recommendation of acceptance of the streets for partial
.maintenance by the County; the applicant(s) may request release of
the collateral for the project or portion of the project by the
Board. This action will be taken at a regularly scheduled public
meeting of the Board.
9,8 The request for release of collateral shall be accompanied by
"Warranty Collateral" in the amount of 10% of the value of the
improvements as shown in this Agreement excluding improvements fully
accepted for maintenance by the responsible governmental entity.
special district or utility company.
9.9 The warranty collateral shall be released to the applicant upon
final acceptance by the Board of County Commissioners for full
maintenance under Section 5.3 herein.
10.0 Public Sites and Open Spaces: When the Board of County Commissioners,
pursuant to a rezoning. subdivision or planned unit development, requires
the dedication, development and/or reservation of areas or sites other
than subdivision streets and utility easements of a character, extent and
location suitable for public use for parks, greenbelts or schools, said
actions shall be secured in accordance with one of the following
alternatives, or as specified in the Fit plan, if any:
10.1 The required acreage as may be determined according to Section
10.18.1.4 of the Weld County Subdivision Ordinance shall be
dedicated to the County or the appropriate school district, for one
of the above purposes. Any area se dedicated shall be maintained by
the County or school district.
10.2 The required acreage as determined according to Section 8-15-B of
the Weld County Subdivision Regulations may be reserved through deed
restrictions as open area, the maintenance of which shall be a
specific obligation in the deed cf each lot within the subdivision.
10.3 In lieu of land, the County may require a payment to the County in
an amount equal to the market value at the time of final plat
submission of the required acreage as determined according to
Section 10.18.1.4. Such value Snell be determined by a competent
land appraiser chosen jointly by the Board and the Applicant. The
cash collected shall be deposited in an escrow account to be
expended for parks at a later date.
11.0 Successors and Assiens: This Agreement shall be binding upon the heirs,
executors, personal representatives, successors and assigns of the
Applicant, and upon recording by the County, shall be deemed a covenant
running with the land herein described, and shall be binding upon the
successors in ownership of said land.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
executed on the day and year first above written.
952120
IMPROVEMENTS AGREEMENT
PUBLICILY MAINTAIlTID ROADS
BCARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:
Weld County Clerk to the Board
BY:
Deputy Clerk to the Board
APPROVED AS TO FORM:
Co anty Attorney
AP?LICANT
BY:
(title)
Subscribed and sworn to before me this day of , 19
My Commission expires:
spablic.db
Notary Public
952020
04/11!1995 09:13 3133-350-21?3
,.JRADO DEPARTMENT OF HIGHWAYS
PPLICATION FOR STATE HIGHWAY ACCESS PERMIT
strucuons:
Intact the Department of HlghwaYt or your local government to determine your issuing authority.
.ontagt the issuing authority to determine what plans o and Other
documents are attach all necessary dored cumenes and submit it H tothe
appliCatlOn.
- comtelhio uo eit questionsappliiCtion fory tech access requested. Please print or type
issuing authority. Submit an application
- if you have any questions Contact the issuing authority.
1 Appian
McStain Enterprises, Inc.
street address. city
75 Manhattan Drive Suit Phones
(303 494-5900
Propene owner Peimtiusi
sard of Weld County Commissioners
address. City. y Greele
915 Tenth Street y
ins 6Zip
"0 80631
- darns al property to be •erved by perm
blocs
Legal description of properly:
t only IUbdIVI,lon
"old
Nhet state highway are you flaunting access 'torn?
-State Hiwa 119
How many feel is the proposed access Iron the nearest mile poet Or Cross siren?
tool N s 6 w ) Inm It is Weld County Road 3 1/2
state a tip
CO 80303
lot
Section
5
township
2N
range
a) Whet ride of the highway? FJ N o 6 ❑ E D w'
-heck non d you are (*questing a improvement to existing access
O temporary access
D new access n construction'?
Nhat b Me approximate dale you intend 10 begi Au • us 1 ra artiea In which you have s property
Do you awe Knowledge at any State Highway noon permits ssrwng this property, n,1 for stlSnnt p
D yes CS no II "yes" - what are the permit numberls)? and/or, permit date
'1 Does 1M property owner own or have any Ir edescribe.
in any Idler' property?
D yes Mno If "yes" - please
1995
I eaeemente bordering or within the property? public streets,
qu•re
yes access please indicate
Ol you • 0requ
cage of sec
l suing eutnont
applIoation ebdap.a..Ce
date
Boulder
❑ change in access use
Interest,
buoys or,ccee Xlatln acceee Dolan.
Adi n Ines eai Or it' yes - list themr on your plans and indicate the proposed and existing •3 O no If"yes"
the types end number of businesses end provide the door areas
bung egmmer<lsl or industrial business square footage
n? ,gun rootage -
businese
It you ere requealinp agricuitunl halo accees
Si It You are requesting reUdentiai development acena
ype
modular homes
) Provide the following vehicle count eetlmetea for vehicles that will use the access. Leaving properly than returning it twO counts. Indicate it
a of other vehicles
your gar cars P d r v0lumse%7 Or aver if of Omulti unit trucks
s 01 Deesenge(*cm ens light irudks
TOW Count 01 All Vehicles 228
a.m.. 1 161 p.m.
- how many Scree will the tense ae've?
what is the type single temlly, apartment. townhouse) end nu m tier of units?
number of units
type
number of units
400
of Dingus unit vehicles in excess of 301t
el Property map Indicating other access, bordering roads and streets.
17) check wit(* ins issuing authority to determine which of the fallout no 0ocumenu ere required tb complete the inflow of your application
(plans anould ne no larger then 24" x 36") 11 Proposed scene design,
a) Highway end driveway Olen end Prolita Parcel end ownership taps Including easements.
b) Drainage showing g 91 signing and striping D
Olen ImeaGl to trig nl bwfY n a afterhipinutility locationsbeforeand it
OuvMopmenn in end along ppwea' I) Proof of lability Insurance
dl 6ubdivmon, zoning, or development pion, the terms end permitted access II an access permnit cAn
y changes in the use of Me
ois issued to you t consistent withtine terms end conditions Wed on the permit may be considered a violation of
the permit.
THE APPLICANT DECLARES UNDER PENALTY OF PERJURY IN THE SECOND DEGREE, AND ANY OTHER
APPLICABLE STATE OR FEDERAL LAWS, THAT ALL INFORMATION PROVIDED ON Oe THIS FORM AND
SUBMITTED ATTACHM, NTS ARE TO THE BEST OF THEIR KNOWLEDGE TRUE AND COMPLETE.
f ''cent signature/
11 V - '
"r-er property, we require this application also to be signed by the property owner or
their legally
It d representative
op Y.
application by all owners -or -interest unless stated In writing. If a permit is authorized, the
their legally auth • ized (or other acceptable written evidence). This signature shall constitute
property
with this app bate
property owner will be listed as the permltlee.
I
Properly owner signature
e of farm vehicles held eouipmenll
ml er
952020
LONGVIEW PUD
WELD COUNTY, COLORADO
ESTLMATE OF PROBABLE COST
TEEM OUANTITY UNITS UNIT PRICE EXTENSION
* STATE HIGHWAY 119 IMPROVEMENTS - ACCEL DECEL LANES:
PHASE 1
Deceleration & Acceleration �5 00 $27,500.00
Lanes - Full Depth Asphalt 1100 tons $
Grading 2000 s.y. $ 1.00 $ 2,000.00
Striping 7 s. $10,000.00 $10,000.00
Traffic Controi
1 i.s $13,000.00 $13.000.00
552,500.110
Subtotal:
4/95
PHASE 2
Ma[ WELD COLLVTY ROAD 3 1'2 — FROM VORTH BOUNDARYOFPUD TO STATE
HIGHWAY 119 — TWO 12' LANES PLUS 400' x 12' LEFT TURN LANE AT STATE
HIGHWAY 119 INTERSECTION:
Clear and Grub 1
Shoulder Subgrade & Prep. 600
Asphalt Surfacing 1000
Auxiliary Lane 250
Subtotal:
tons
tons
$ 1,000.00 S 1.000.00
f.00 2 :.000.00
$ 25.00 $25.000.00
S 25.00 S 6,250.00
535,250.00
952020
EXHIBIT "F"
Name of Subdivision:
Filing:
Location:
Intending to be legally bound, the undersigned. Applicant hereby agrees to provide
throughout this subdivision and as shown on the subdivision final plat County
dated 19 reccrdad on
19 in Book , Page No. Racer•tion No. the
following improvements.
(Leave spaces blank where they do not apply;
Xeoroyements
Street grading
Street base
Street saving
Curbs. gutters. & culverts
$idawalk
Sanitary sewers
Trunk & forced lines
M6ias
Laterals (house connected)
On -giro aewaaa facilities
On -site water suooly & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
grrser 1;vl,rina
Street name signs
Fencing reauirements
Lan Os cat ant
Park improvements
Road Culvert
Grass Lined Swale
Telephone
Gas
$1ectric
Water Transfer
pnit cost
Estimated
Construction Cost
Storm
STB-TOTAT
Engineering and Supervision Costs
(testing, inspection, as -built plans and work in addition to preliminary and
final plat; supervision of actual constructicn by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION $
952020
EXHIBIT "3"
Name of Subdivision:
Filing:
Location:
Intending to be legally bound, the undersigned Applicant hereby agrees to
construct the improvements shown on the final subdivision plat of
Subdivision, dated
, 19 in
Book
schedule.
, 19 , Recorded on
Page No. , Reception No. , the folawing
All improvements shall be completed within years from the date of
approval of the final plat.
Construction of the improvements listed in Exhibit "A" shall be completed as
follows: (Leave spaces blank where they do not apply.)
Jmorovement*
Site grading
Street base
Street paving
Curbs. putters. and culverts
Sidewalk
Storm sever facilities
Retention ponds
pitch improvements
Subsurface dtginage
Sanitary sewers
Trunk and forced lines
Mains
laterals (house connected)
On -site sewers facilities
-On-site water supply and storage
Witter mains
Fire hydrants
Survey & street monuments & boxes
Street lighting
Street name signs
yawing requirements
Landscaping
Park improvements
Telephone
Gas
Electric
Water Transfer
Sub -Total
Time for_Completion
The County, at its option, and upon the request by the Applicant, may grant an
extension of time for completion for any particular improvements shown above,
upon a shoving by the Applicant that the above schedule cannot be met.
(If corporation, to be signed by President and attested to by Secretary, together
with corporate seal.)
Date:
•
, 19___
952020
COUNTY OF WELD, STATE OF COLORADO
ROAD MAINTENANCE AND IMPROVEMENT AGREEMENT (OFF -SITE)
THIS AGREEMENT, made and entered into this day of
19_, by and between the COUNTY OF WELD, STATE OF COLORADO, hereinafter called
"County", and McStain Enterprises, Inc., hereinafter called "Owner" and/or "Developer".
WITNESSETH:
WHEREAS, Developer has applied to the County for approval of a final plan for Planned Unit
Development, also known as Longview, Case Number , for a mobile home park on
land in the East Half of the Southwest Quarter, Section 5, Township 2 North, Range 68 West of
the 6th Principal Meridian, Weld County, Colorado, and
WHEREAS, the Planned Unit Development will generate additional traffic on the access road
and other nearby roads, and
WHEREAS, the existing County roads which provide access to the Planned Unit Development
will require improvements to adequately serve traffic, the approximate costs of which are attached
hereto as Exhibit No. 1, and
WHEREAS, Developer has offered to accept certain road improvement actions.
NOW, THEREFORE, in consideration of the mutual covenants and conditions set forth herein,
the County and the Developer mutually agree as follows:
1. Primary access to the Planned Unit Development shall be via Weld County Road 3 1/2,
approximately 400 feet north of its intersection with Colorado State Highway 119.
2. All construction and materials under this agreement shall be in accordance with the Standard
Specifications for Road and Bridge Construction of the Colorado Department of Highways,
with reference to the edition current at the time the project is initiated. The County shall
review and approve the construction plans prior to construction and shall have the same
authority as the Engineer, as defined in the specifications for the project, to inspect
construction.
3. Phase I
A. As improvements for Phase I of the PUD. Developer agrees to pave two lanes of Weld
County Road 3 1/2 from the Planned Unit Development's southern access to State Highway
119, approximately 400 feet. In addition, a paved auxiliary lane shall be provided on Weld
County Road 3 1/2 between the primary access to Longview and State Highway 119 to
separate right turn and left turn lanes. Further, a paved westbound acceleration lane will be
952020
provided on State Highway 119 to the west of this intersection, and a paved westbound
deceleration lane on State Highway 119 shall be provided to the east of this intersection.
B. Developer agrees to initiate the Phase I improvements after recording of the final plat of
the PUD and at such time as construction of homes begins and to complete the Phase I
improvements prior to occupancy of homes in said Phase I.
C. If, prior to or within ten years after the completion of the construction of Phase I of the
off -site road improvements, Weld County issues zoning or other approval for any other
residential, commercial, or industrial development, or any expansion of any agri-business,
that will be using as access, or which is located adjacent to any of the portion of Weld
County Road 3 1/2 or State Highway 119 paved at the expense of the Developer as identified
as Phase I, the County, to the extent permitted by law, agrees to seek contributions to the
cost of the road, pro rata as the projected use of the road compares to the Developer's
projected use of the road.
4. Phase II
A. As improvements for Phase II, Developer agrees to pave two lanes of the portion of
Weld County Road 3 1/2 extending south from the north property line of the PUD to the
improvements at the south access mentioned in Phase I, approximately 2000 feet, and to
complete a paved eastbound left turn lane on State Highway 119 west of the intersection
with Weld County Road 3 1/2.
B. Developer agrees to initiate the Phase II improvements at such time as construction of
homes begins in Phase II and to complete the Phase H improvements prior to occupancy of
homes in said Phase II.
C. If, prior to or within ten years after the completion of the construction of Phase II of the
off -site road improvements, Weld County issues zoning or other approval for any other
residential, commercial, or industrial development, or any expansion of any agri-businesses,
that will be using as access, or which is located adjacent to, any of the portions of Weld
County Road 3 1/2 paved at the expense of the Developer as identified as Phase II the
County, to the extent permitted by law, agrees to seek contributions to the cost of the roads,
pro rata as the projected use of the roads compare to the Developer's projected use of the
road.
S. It is the intent of the parries that this Agreement remain in full force and effect until it
terminates according to its own terms and that it be binding upon the Developer and its
successors, and assigns, and on this Board and future Boards to the fullest extent permitted
by law. Should this Agreement, or any portion thereof, be found to be void or voidable for
the reason that it binds the Board of County Commissioners for more than a one year period
of time, this contract shall be construed as a one year contract with automatic annual
renewals.
2
952020
6. It is the intern of the parties that a separate agreement regarding collateral for construction
for each phase of the of site improvements will be proposed by the Developer prior to filing
of the final plat.
7. The addresses of the parties are as follows:
Weld County Board of County Commissioners
915 Tenth Street (P.O, Box 1948)
Greeley, CO 80632
McStain Enterprises, Inc.
75 Ivlanhattan Drive, Suite I
Boulder, CO 80303
It shall be the obligation of the parties to notify each other of any change of address, registered
agent, or change of ownership.
IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement the day and
year first above written.
ATTEST:
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
Weld County Clerk and Recorder and
Clerk to the Board By:
By:
Deputy Clerk
Chairman
McSTAIN ENTERPRISES, INC.
By
ATTEST:
By:
3
952020
LONGVIEW PUD
WELD COUNTY, COLORADO
4/95
ESTIMATE OF PROBABLE COST
UANTITY UNITS UNIT PRI E EXTENSION
IIL�I
** STATE HIGHWAY 119 IMPROI'F2vIENTS - ACCEL'DECEL LANES:
Deceleration & Acceleration $ 25.00 $27,500.00
Lanes - Full Depth Asphalt 1100 tons
Grading 2000 s.Y•
$ 1.00 $ 2,000.00
1 1.s. $10,000.00 $10,000.00
Striping
Traffic Control 1 l.s.
$13,000.00 513.000.00
S52,500.00
Subtotal:
* WELD COUNTY ROAD 3 ['2 - FROM NORTH BOUNDARY OF PUD TO STATE
HIGHWAY 119 - TWO 12' LANES PLUS 400' x 12' LEFT TURN LANE AT S7AT E
HIGHWAY 119 INTERSECTION:
Clear and Grub
1 I s. $ 1,000.00 $ 1,000.00
Shoulder Subgrade & Prep. 600
c.y $ 5.00 $ 3,000.00
Asphalt Surfacing 1000 tons
$ 25.00 $25,000.00
Auxiliary Lane 250 tons $ 25.00 $ 6,250.00
535,250.00
Subtotal:
EXHIBIT NO. I
TO
ROAD MAINTENANCE AND IMPROVEMENT AGREEMENT
4
952020
FIRST
COLORADO
TITLE CORPORATION
2299 Pearl Street Boulder, Colorado 80302
(303) 449-8442 FAX: (303) 449-3273
April 12, 1995
McStain Enterprises, Inc.
75 Manhattan Drive, #1
Boulder, Co 80303
ATTN: Phil Harrington
RE: Surrounding Property Report on the McStain property located in the East 1/2
of the Southwest 1/4 of Section 5, Township 2 North, Range 68 West. Weld
County, State of Colorado.
Dear Mr. Harrington,
Enclosed please find the list of Property Owners within a 500 foot radius of the above
referenced property.
First Colorado Title Corporation assumes no liability beyond the amount paid for this
report.
Sincerely,
STEPHEN CONNOLLY
Title Officer
952020 '
sec. 5 ,.. �:-2Gsut.
5Ec.. `a
p
Z.N.)-2Co%W
Soo
r
svRczpvt�ii��1�v-
SC'A `E
i = Goo FEaT
I
(04
352'720
Ame4e5"
WARRANTY OEED
THIS DEED, Made this 27TH day of JANUARY, 1995.between
Barbara J. Johnson, fka Barbara J. Flellan who acquired title as Barbara Italian
of the County of weld and State of Colorado, grantor, and McStain Enterprises, Inc.,
A Colorado Corporation
• corporation organized and existing under and by virtue of the laws of the State of
COLORADO, grantee,
whose legal address is 75 Manhattan Drive, suits 1, Boulder, Colorado 80303
WITNEBSETEI That the grantor, for and in consideration of the sum of SIT HUNDRED
SIXTH TOUR THOUSAND AND 00/100, ($664,000.00) DOLLARS, the receipt and sufficiency of
which is hereby acknowledged, -has granted, barca:.ned, sold and conveyed, and by these
presents does grant, -bargain, sell, convey and confirm, unto the gggt�hrantee, its
anysites and assigns forever, all being in the the real
of weld and Staterty rofiColorado described
rovements, if
any, llow , l7 ing
as folloru
SEE EXHIBIT 'A- ATTACHED HERETO AND MADE A PART HEREOF
also known by street and number as vacant, Longmont, Colorado
TOOrr:lElt with all and singular the hereditaasets and appurtenances thereunto
belonging, or in anywise appertaining and the reversion and ions. remainder and
remainders, rants, issues and profits thereof, and all the estate, right, title,
interest, claim and demand whatsoever of the grantor, either in law or equity, of, in
and to the above bargained praises, with the harediteaenta and appurtenances.
TO !AVE AND TO HOLD the said preaie•• above bargained and described, with the
for�himmself munto the grantee, his hsire and persomalmrepresentatives, ,ddoesngcoeasant, grant, bas forever. And argain,
tand otaling and and
the these presents, he isgrastoe, its r• welllldseised of thetat the premises ties
abovef the
u.
conveyed, has good, were, s ad, absolute and and u estate of inheritance, lgrant,
bargain,
fee simple, and ham sa right, full power and lawful authority to grant,
bargain, sell and convey the same in manner and fora as aforesaid, and that the esa
sins, tales, liens, tares,
are free and clear from ic all forest d ether grants, re kg except
encumbrances and restrictions of whatever kind or nature weever,
general taxes for 1995 and subsequent years: except easomenta, restrictions,
covenants, conditions, reservations and rights of way of record, if any;
242.5594 B -I4'8 P-822 02/06/95 02:42P PG 1 OF 2 REC
weld County CO Clerk & Recorder 10.00 66.40
The grantor shall and will WARSAW AND FOREVIC, DE)END the above -bargained pea rises
in the quiet and peaceable possess ion of the grantee, its socasesorsand
laassigns, against
all and every person or persona lawfully claimingthelwhol the aile or any
part
gpart, and of. use of any
The singular number shall include the plural, the P
gender shall be applicable to all genders.
IN WITNESS WEEREOP, The grantor has executed this deed on the date set forth above.
Italian aka Barbara Italian Barbara J. Johnson, fka Barbara J.
Alelian who acquired title as Barbara [�.a
Italian p.�,�, ., pre 41 `f V
L5 -0,,j.„&,,,„.7
at Oki //o ,1.,,. h' u-i+.—
Barbara 1. Johnson fka Barbara J. h.1C,'t'
STATE OF COLORADO
County of Weld
1
) ss. The foregoing instrument was acknowledged before me
this 27TH day of JANUARY, 1995, by
Bar a .sJohneon, fka Barbara J. Italian who acquired title as Barbara Italian
My/commission expire• 1
-Wi$d$ass,m$ hand end. official Meal.
Q;,
No. 952. Ray. 2-85
C NOTARY �PIfBLIC
1003 TH A
LONGMONT, COLORADO 90501
952020
ESCROW NO.: 791574'
DATE January
fill 1
'.Eli`s :11"1'tt:
2425594 8-1478 l --BP:. Co. 42 42' fC: 'a'
ALL THAT PART OF THE EAST -NAJ _1 THE CUARTEA (E1/2, SW 1/. "7
SECTION 5, T2N, A68W OF THE 6TH PFlNCIPAL MERIDIAN, WELD COUNTY, COLORADO
WHICH LIES NORTH OF COLORADO STATE HIGHWAY 1119 AND DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTF TARTER It: 1/4) CORNER OF SAID SECTIOT QUARTER (SW 1/4) ONN 5 AND
BEAR BOLT'H
00124'09' THE EAST LIOTT= OF HE BEARINGS R:LATIVE 'IaERc^.':`0;
00`24'09^ EAST WITH ALE.
THENCE NORTH 00`24'09' WEST, 2334.'71 FEET TO 'NE NORTH LINE OF SAID STATE
HIGHWAY 119 AND THE TRUE POINT OF BEGINNING:
THENCE SOUTH 70`05'31• WEST, 110.65 ?LET TO AN ANGLE :MANGE IN SAID NORTH
LINE OF HIGHWAY 119;
THENCE SOUTH 86`31'30• WEST 1310.15 FELT;
THENCE NORTH 00`02'23• EAST 2521.28 FELT TO THE NORTH LINE OF THE
SOUTHWEST QUARTER OF SECTION 5;
THENCE NORTH 89`49'42• EAST, 1393.12 FEET ALONG SAID NORTE LINE TO THE
CENTER 07 SECTION 5; THENCE SOUTH ALONG THE rrisr LINE SOUTHWEST QUARTER 4 (SW 1F/44)) TO 2 THE TRUE PO42 OINT OF BEGINNING. OF THE shares TOGETHER WITH: 4.5 shares of Oligarc 6. Dit hare. of 5p Oligarchy
of
Oligarchy Extension Ditch Company
Ditch Company
3
ti
ibject Property
Assessor Parcel No. 48
2N -68W
Attached Deed)
ssessor Parcel No. 47
.,-2N-68W
3.
A ssessor Parcel No. 58
2N -68W
Assessor Parcel No. 60
2N -68W
.~ssessor Parcel No. 62
5 -2N -68W
....ossor Parcel No. 42
8 -2N -68W
7.
ssessor Parcel No. 41
2N -68W
'cStain Enterprises, Inc.
/5 Manhattan Drive #1
Boulder, CO 80303
Barbara J. Johnson
445-Karsh Drive
Longmont. CO 80501-5217
Sherrelwood Inc.
2400 28th Street
Boulder, CO 80301
Robert and Susan Pietrzak
C/O Whitham Farms LLC
3225 Moore Lane
Ft. Collins, CO 80526
Whitham Farms LLC
3225 Moore Lane
Ft. Collins, CO 80526
Sandra May Saunders Trust and
Jack Wilbur Richardson Trust
C/O First National Bank Longmont
401 Main Street
Longmont. CO 80501
Sandra May Saunders Trust and
Jack Wilbur Richardson Trust
C/O First National Bank Longmont
401 Main Street
Longmont, CO 80501
952020
PLANNED UNIT DEVELOPMENT G_AN
. FIDAVIT OF INTEREST OWNERS
MINERALS AND/OR SUBSURFACE ESTATE
gal Description:
(E 1/2, SW 1/4) of Section 5, T2N, R68W of 6th Principal Meridian,
Weld County, Colorado
THE UNDERSIGNED, being first duly sworn, states that to the best of his or her knowledge the attached list is a true and
accurate list of the names and addresses of all mineral owners and lessees of mineral owners on or under the parcel of land
under consideration as their names appear upon the records in the Weld County Clerk and Recorder's Office or from an
ownership update from a title or abstract company or an attorney.
STATE OF COLORADO )
)SS
COUNTY OF WELD
9.61
Stephe R. Hanson
The foregoing instrument was subscribed and sworn to before me this 141" day of
19_D WITNESS my hand and official seal.
My Commission Expires: Cid- • I U , 145
v✓r3 U ! k{SU
Notary Public
26
952020
OWNER (S) AND/OR LESSEES OF MINERAL RIGHTS
1. Murray J. Herring (Limited)
Oil and Gas Properties
410 17th Street, Suite 1120
Denver, Colorado 80202
c/o Rodney Herring
2. Barbara J. Johnson
1715 Harvard Street
Longmont, Colorado 80502
)
)
)
Oil & Gas Management
All Other Minerals
952020
GUIDE FOR
BE'1'IER COlVENIUNITY LIVING
Community Covenants and Addenda
LONGVIEW
4/13/95
')52020
DIRECTORY
Longview Office
Local Police/Fire/EMS (Emergency)
Weld County Police
Fire/EMS (Non -Emergency)
Post Office
Elementary School
Middle School
High School
Electric
Gas
U.S. West Telephone Service
U.S. West Telephone Repairs
911
n52920 I
3
Welcome to Longview!
As a new member of our community, we want you to know that our first priority
is the security and comfort of you and your family.
In order to provide you with a safe, clean and peaceful living environment here
at Longview, we have established a set of standards (most of which are based
on state, county and local laws or ordinances) known as our Guide for Better
Community Living - Community Covenants and Addenda.
We ask that you read these rules and regulations carefully, and if you have any
questions, please discuss them with our community management.
ACKNOWLEDGMENT
Prior to acceptance in our community, each homeowner must sign an
acknowledgment that he or she has received and read a copy of the Guide for
Better Community Living; Community Covenants and Addenda. Residents
agree to abide by these covenants upon signing a lease and moving into our
community. Most of the items in these covenants will be second nature to you,
but you will be pleased to know that these covenants will apply to everyone
residing in Longview. It will provide you with a feeling of security to know that
anyone consistently violating these covenants will be subject to eviction from the
community.
952020
TABLE OF CONTENTS
Advertising and Soliciting
Air Conditioners
Amenities
Antennas
Athletic Equipment and Toys
Cable Television
Clotheslines
Community Center Building
Fireplaces and Firewood
Garbage and Refuse Pick-up
Home Address
Home Improvements
Homesite
Insurance
Landscaping
Lawns
Motorcycles
Noise Control
Office Hours
Page No.
6
6
7
7
7
7
8
8
8
8
9
9
9
10
10
10
11
11
11
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5
Parking
Personal Health and Safety
Pets
Playground Equipment
Recreation Equipment
Resale of Home
Repairs
Residency
Right of Entry
Snow Removal
Traffic and Vehicle Policies
Utilities
Vehicles
Vehicle Washing and Repairing
Winterizing
11
11
12
12
12
13
13
14
14
14
14
14
15
15
15
952020
6
GUIDE FOR BETTER COMMUNITY LIVING:
COMMUNITY COVENANTS AND ADDENDA
To insure pleasant and enjoyable surroundings, every effort will be made by
Longview management to make certain that the community covenants are
enforced and that the safety and comfort of all residents are not jeopardized.
Fair and equal application of these covenants is the committed responsibility of
Longview management.
A resident who has violated a covenant may be contacted by means of a visit, a
telephone call, a notice or a letter. If the infraction is not corrected or if the
violation is continually repeated (more than three times for the same infraction
within a 12 month period.) eviction proceedings may begin. Longview
management is the sole judge of cause for such action and eviction proceedings
will be used only when other methods have failed. Ignorance of a covenant
rule or regulation cannot be accepted as and excuse. For all lease payments,
late charges, penalties and other fees, refer to the "Rent, Payment and
Charges" section in the homesite lease document.
ADVERTISING AND SOLICITING
Advertising, soliciting or delivering handbills by residents or unauthorized
individuals is not permitted. Management, however, reserves the right to
communicate with residents through the distribution of written materials, from
time to time. No commercial enterprise or business that violates local, county or
state zoning ordinances may conduct business ii the community.
AIR CONDITIONERS
The installation and operation of central air conditioning units must be approved
by management prior to installation. Central air conditioning units must be
located on a solid concrete slab in an inconspicuous area and must be installed
according to local regulations. Window air conditioning systems must be braced
to the home with metal angle braces. No bracing such as pole supports to the
ground are permitted. Window air-conditioning unit shall be placed in a
window not visible from the street. Central air - conditioning will require local
permits. (Caution: all air conditioning and most types of window air
conditioning may require additional electric service to your home. Do not
overload your electrical circuits.) Work must be performed by a licensed
952020
7
electrical contractor. A copy of the building permit, contractors license and
insurance must be submitted to the office prior to the start of any work.
AMENITIES
Community amenities are maintained as a service to all residents and should be
treated with respect. Your cooperation in keeping the facilities clean and
serviceable is essential and appreciated. Any irregularities in the operation of
these amenities should be reported to management. Residents and their guests
using the community facilities or amenities do so at their own risk. Management
will not be responsible for loss of any kind, injury, or accident connected with
such use. Residents under the age of 18 are not permitted in the community
center building without a parent or guardian or unless otherwise specified.
Management may, at any time. restrict the number of occupants (including
guests) allowed in the community building as regulated by the fire Marshall
and/or health department.
ANTENNAS
No antennas or satellite dishes are permitted unless approved by the
Management. A ground mounted antenna disc having a maximum of 18 inches
shall be approved provided it is not visible from the street.
ATHLETIC EQUIPMENT AND TOYS
Jungle gyms, trampolines, weight benches or other such equipment are not
permitted on the site. Children's toy playhouses (up to 4' x 3') ille permitted
all times.
during the summer season and must be kept neat in appearances
ppa ran wat
For safety concerns, pools must be emptied every night. All playhouses and
pools must be disassembled and with all other such toys, stored inside for the
winter season. Residents will be held responsible for any lawn damage caused
by these temporary structures.
through October 31 andhe winter season shallApril 1
shall be defined as November 1
through March 31.
CABLE TELEVISION
Underground television cables are provided to each homesite. Installation of
television cable from the pedestal is the responsibility of the resident. Such
installation must be made through the floor of the home since entry by means of
window or door openings is not permitted.
952020
CLOTHESLINE
Only collapsible or umbrella type clothes lines are permitted in the Community
and shall be installed in the rear of the homesite and not visible from the street.
No hanging of clothes or any other materials outdoors, other than on clothes
lines is permitted. Clothes lines must be collapsed after use.
COMMUNITY CENTER BUILDING
The clubhouse and its facilities may be made available to residents and their
guests only. Reservations for private parties and gatherings should be made in
advance and will be accepted provided there are no other reservations with
deposits. A deposit is required prior to use. It will be returned once
management has determined that the facility was left in an orderly, clean and
undamaged condition. Failure to do so may lead to the forfeiture of the deposit.
The resident is financially, legally and otherwise responsible for any and all
other expenses related to repair or of any damage. In addition the resident is to
maintain the peace and quiet of the community when entering. Alcoholic
beverages are not permitted in the community center building or on any common
grounds area. The use of all recreational facilities within the clubhouse are for
residents only. All guests must be accompanied by a resident when using
recreational facilities. It is the responsibility of the resident to insure that their
guests observe all applicable covenants.
FIREPLACES AND FIREWOOD
Gas fireplaces are approved and recommended. Wood burning fireplaces are
not approved without specific, written approval by Community Management.
GARBAGE AND REFUSE PICK-UP
Garbage pick-up will be furnished to every homesite once each week.
Management will notify residents of their designated pick-up day. All papers and
garbage bags must be stored in the shed or proper refuse container between
refuse pick-up days. Refuse containers are provided by the contractor providing
refuse collection. The containers provided shall be the only container used for ced at curb side no sooner than the refuse dispthe i Refuse pi is k uo e p.aDis Disposable diapers, tampons and sanitary evening
prior to the designated pick-up day. p
napkins must be placed in refuse containers (not toilets) . Newspapers or
magazines that are not already in containers must be will tied
dbwith twine.
Wfolowing
n
there is a holiday during the week, the pick-up day n the Garbage
the normal pick-up day if the holiday falls on the normal pick-up day.
containers shall be kept in the shed or in an inconspicuous place behind the
952020
9
steps. Residents shall not let any refuse collect on their homesite thus creating
a potential fire hazard.. Residents shall not use the community dumpster without
specific permission from management . Residents must arrange for the removal
of large bulky items at their own expense or contact the Longview Management
for a special pick-up.
HOME ADDRESS
Each home must have the address placed on the front of the home upon move -
in and the address must be visible from the street. Numbers style, quality and
position shall be as specified by Community Management. Numbers may be
purchased from Community Management or purchased to meet Community
specifications. Missing numbers must be replaced immediately. Plants must be
kept trimmed to avoid obstructing a clear view of the numbers.
HOME IMPROVEMENTS
Residents shall make no alterations to the homesite grounds without
Management's written approval. Management shall be provided a sketch on the
Community's Building Permit form. The sketch shall include and home
improvement i.e. porch, deck, carport, awning, shed, patio or other home
addition and resident shall be responsible for paying any required building
permits. A sketch of any proposed excavation and its location is to be provided
to Management but only after utility companies have been called regarding their
cables. If the resident shall opt to remove any of the above described
structures, the site shall be restored to its original condition. Any improvements
made by resident, such as patios, trees, shrubs shall become community
property. Unless performed by the resident, all work on homes must be
performed by licensed, insured contractors. No contractor may work on the
property without first having checked in with the community office. The
Community Management must verify that each contractor working at Longview
has the appropriate license and insurance. Management has established
guidelines with regard to the most common improvements. These guidelines are
intended to assists you with your planning and applicable permits. See
Management for details.
HOMESITE
There will be no outside storage permitted around the homesite except for
garbage containers, recycling bins, or applicable grills, permanent type lawn
furniture, such as wooden picnic tables and chairs. All tools, lawnmower toys
and bikes, etc. must be kept in the utility shed. Each resident shall keep the
homesite neat and free of litter. Hoses should be kept on hose reels or hangers
attached to the home or shed or in the shed. Hoses must be shut off and stored
952020
10
inside for the winter. Outside furniture should be kept in good repair and
painted. Storage under the home or on the site in boxes, cans, bottles, trash ,
garbage, equipment, or objects which constitute a fire or health hazard or an
unsightly appearance is not permitted.
INSURANCE
Each resident is required to maintain current homeownere's insurance on their
home. The insurance policy shall include insurance coverage. Proof of
insurance shall be delivered to Community Management prior to moving in. If
the insurance carrier is changed or if there is any interruption in insurance
coverage, proof of these changes shall be delivered to the Community
Management office. Residents are required to keep their home and homesite
free from health and fire hazards.
LANDSCAPING
All landscaping improvements shall immediately become a part of the real
property of the community and belong to the community and shall remain upon
and be surrendered with the site. At Management's option, the resident (at
his/her expense) shall remove all such landscaping planted by the resident and
also repair any damage caused by such removal when surrendering the site.
Fences may not be installed around or on any resident's homesite with the
exception of some decorative fencing as approved by Management. Shrubs or
trees or similar obstructions shall not be erected around or maintained, which
will obstruct traffic vision, nor should plantings or decorative items be placed
within five feet of the curb or the home next to it. Vegetable gardens are not
permitted except in areas designated by Management. Any digging without the
knowledge or permission of Management could be dangerous due to the
extensive underground power cables. When seeking Management's approval,
the resident should provide Management a sketch showing the location and
depth for which excavation is planned. No permission for digging or excavation
by the resident will be given unless the resident has first called the utility
companies to arrange for their marking of their cable or line locations.
LAWNS
Lawns are to be mowed, raked, seeded, fertilized and properly watered to
maintain a healthy and attractive appearance. This also includes cleaning grass
and weeds out of cracks of sidewalks, patios and parking spaces. In the event a
resident fails to maintain his/her homesite as required, a rule violation notice will
be issued. If not corrected as requested, Management has the right to enter
premises and perform any and all necessary maintenance as permitted by law.
The charges incurred as a result of said maintenance shall be deemed to be
952920
11
rent and collectable as rent (i.e. mowing, trimming, repair and maintenance)
resulting from the resident's failure to maintain.
MOTORCYCLES
No motorcycles, mopeds, minibikes, motor -scooters, go-carts, dirt -bikes, all -
terrain vehicles or snow mobiles may be operated within the community.
NOISE CONTROL
It is requested that all residents respect the rights of others to enjoy the quiet
and peaceful use of the community. Quiet hours are from 10:00 p.m. to 8:00
a.m. Excessively loud talking, abusive language, shouting, radio, television,
stereos or other disturbing noises such as lawnmowers, snow blowers and
power tools during quiet hours are not permitted within the community.
Interference with the quiet enjoyment of other community is just cause for
termination.
OFFICE HOURS
The regular community center office hours are posted at the community center.
In most cased the community will be closed on holidays or other special
occasions
PARKING
Parking is provided for two (2) vehicles for each homesite. No parking is
permitted on streets, sidewalks, patios, lawns, or vacant sites, except in
designated parking areas. Fire, ambulance or other emergency vehicles cannot
serve your needs when vehicles restrict the right of way. If it is necessary to
park in the street to load or unload or clear snow out of the driveway, please
leave the 4 -way flashers on. In some cases, additional parking may be installed
at the residents sole expense provided that the resident has obtained
Management approval and is not in violation of local or state regulations.
PERSONAL HEALTH AND FIRE SAFETY
Management is concerned with your family's well-being. Adherence to the
following guidelines are therefore very important. All residents are advised to
exercise proper care and safety to insure against accidents occurring in and
around the home, homesite, and surrounding community. Please note that the
parents or guardians are responsible for the actions of their children and guests
as provided by law. Please take care when around any body of water within the
community. All homes are to be kept free of fire hazards. For your own safety,
do not store any combustible materials, gas powered lawnmowers, etc. under
952020
12
your home. It is the responsibility of each resident to monitor radio and/or
television of severe weather warnings. There are no government approved
shelters within the community. Residents shall furnish management with the
name, address and telephone number of the person to be contacted in the case
of an emergency..
PETS
The guiding intent in the creation of our policies regarding pets is to allow pets
hat are clearly pleasant and quiet house pets. Residents must receive approval
from Management prior to obtaining a pet or bringing a pet into the community.
Only one (1) dog and one (1) cat is allowed per home. The maximum height of
the pet, when fully grown should not exceed 15" at the shoulders. The pet must
be inoculated and registered in accordance with state and local laws. The pet
must also wear an identification collar. Inoculation papers and photo of the pet
must be on file in the community office. Pets must stay in their own yards and
must not be left outside unattended. Pets must also be kept on a leash when
outside the home. Pet owners are responsible to deter excessive barking which
creates a nuisance for other residents. Pet droppings must be removed daily
from the homesite. Dog houses or any sort of shelter structure shall not be
erected or placed on the homesite. Damage to the homesite caused by pets
shall be immediately repaired by residents at resident's expense. No farm
classified animals are allowed at the homesite. Vicious and dangerous animals
will not be allowed to be kept on the homesite (i.e. pit bulls are not allowed). If
pets are walked on a daily basis in the community, the owner is required to
immediately clean up all pet droppings. If at any time Management finds a
resident in violation of any of the above criteria, the pet in question will have to
be removed from the community.
PLAYGROUND EQUIPMENT
Playground equipment is provided for the children of the residents within the
community. Parents and legal guardians are to stress safety and supervise their
children. Hours for playground use are from 8:00 a.m. until dusk.
RECREATIONAL EQUIPMENT
Boats, motor homes, unmounted truck campers, caps, all -terrain vehicles, snow
mobiles or trailers of any kind may not be kept on the homesite or in community
parking areas. These items must be kept or stored in the storage area provided
in the community or kept outside the community. If kept within the community
storage area, a monthly fee shall be charged and the resident shall sign a
storage agreement. Van sized mini -motor homes may be allowed when used as
a second vehicle and approved by the Management. We ask that you notify the
community office when you are bringing a trailer, motorhome or boat into the
952020
13
community for loading, unloading or cleaning. Parking of such vehicles on
community streets is not permitted. There is a 24 -hour maximum time limit, per
week, for this purpose, unless prior arrangements have been made with the
Community Manager. At no time are RV's to be used for camping within the
community. Snow mobiles are not to be operated or stored in or around the
community.
RESALE OF HOME
Homesites are not transferable. A resident may resell the home its homesite
within the community al long as the home meets community specifications and
the new buyer has been approved by Management. If the home does not meet
the current community specifications, it must be brought into conformance with
community standards before the new buyer occupies the home or the home must
be removed from the community. A resident selling the home on site must have
the home inspected by the Community Manager prior to selling. No home will be
allowed to remain on site nor will the homesite be transferred to a buyer without
a resale authorization and approval of the buyer by Management. Prior to
finalizing the sale of the home, after receiving resale authorization approval, the
prospective purchaser must apply for the homesite and pay all applicable fees
and deposits. Qualification for acceptance of the buyer into the community will
be based upon the acceptance of community covenants, background checks
with former landlords, credit report, and income qualifications. Only those
persons whose names are on the title and are residents in the home can apply.
Resale inspection requirements are available at the community office. The
resident or person showing the home must insure that the home conforms to all
inspection requirements. One "for sale" sign will be permitted in the window of
the home (see Community Manager for size requirements). Any sign not in
conformance with these requirements will be removed. Absolutely no renting or
sub -letting of homes is permitted.
REPAIRS
Management shall be responsible for the proper maintenance and repair of all
sewer lines and water lines below ground level. Residents shall be responsible
for any damage and repairs above the ground. Utility companies such as
telephone, gas and electric are responsible for their individual underground lines
leading to all homesites. Should the resident damage any below ground
improvements caused by malfunctioning heat tapes, plumbing work or digging,
damage will be repaired by Management or contractors and charged back to the
resident. Should the blockage of a sewer line be the result of items discarded by
the resident into the sewer, the cost of the repairs becomes that of the resident.
If the homesite is not repaired to the satisfaction of the Management, the
resident may lose part or all of his/her security deposit.
952020
14
RESIDENCY
Two persons per bedroom are permitted to reside within a home in Longview.
My person permanently residing within a home for more than one (1) month will
be considered a permanent resident and must be registered with Management.
RIGHT OF ENTRY
Management or its designated companies reserves the right of entry upon the
land on which a home is situated for maintenance of the utilities and protection
of the community. Management may enter a home without prior written consent
of the occupant in the case of fire or when the occupant has abandoned the
home.
SNOW REMOVAL
Management will be responsible for snow plowing of community streets only.
Snow and ice on driveways, sidewalks, steps and patios on the individual
homesites are the responsibility of the residents. Residents who shovel or blow
snow into the street will receive a covenant rule violation notice. If not corrected
as requested, management may charge a fee to remove excess snow from the
street.
TRAFFIC AND VEHICLE REGULATIONS
All traffic regulations must be observed and obeyed throughout the community.
A 15 miles -per -hour speed limit is enforced internally throughout the community.
Adherence to "children playing", 'stop", and "15 mile per hour" and other signs
of this nature are strictly enforced. Violators will be issued citations. Continued
violations for the same offense may lead to eviction. Visitors cars must be
parked at overflow parking areas. If using a neighbors parking area, residents
must obtain the neighbors permission first. No on -street parking is permitted
except for loading of vehicles as noted in the section on Recreational
Equipment. and short term (2 hours or less) guest parking. Residents are
responsible for their guest's actions regarding vehicles and parking.
UTILITIES
Utility connections of electrical, water, sewer and gas within the home are the
sole responsibility of the resident. They are to be maintained in a good, safe
and leak -proof condition at all times. Approved copper tubing or approved
piping shall be used for all gas lines. Any tampering or altering of these
connections will be strictly forbidden. The outside main electrical line to the
home and all sewer connections from the home to the sewer must meet local
952020
15
code. Water service to the home shall be connected by semiridged tubing, such
as copper tubing or approved plastic piping.
VEHICLES
Vehicles kept on the homesite or in the community parking areas must have
current license plates or tabs, be operable and not leaking fluids or the vehicle
shall be removed from the community within three (3) days from date of non-
compliance. Loud exhausts and flat tires must be repaired immediately. Large
trucks ( in excess of 3/4 ton) such as stake, semi, cement, stepvans, etc. must
not be parked on the homesite or in the community parking areas. Unattended
vehicles, which are "for sale", are not allowed to be stored in the community
parking areas. As permitted by law, Management reserves the right to remove
vehicles parked in violation of these covenant rules and further reserves the
right to remove inoperable vehicles or vehicles without current license plates or
tabs. All costs shall be paid by the resident.
VEHICLE WASHING AND REPAIR
Vehicles may be washed on homesite driveways. Minor repairing of vehicles,
such as changing tires, spark plugs, or fan belts which require the vehicle to be
inoperable for a period of three (2) hours or less is allowed. Vehicles cannot be
put on ramps or blocks. Any vehicle dripping oil or other fluids must be repaired
immediately and the unsightly deposits caused by either their or their guest's
vehicles, must be completely removed at the expense of the resident.
WINTERIZING THE HOME
Any winterizing of homes (such as plastic being used for storm windows) must
be done on the interior of the home. Temporary exterior attachments of any
nature are not allowed. A water supply protection device such as heat tape shall
be installed at the time the home is sited and replaced when necessary to
prevent the freezing of service lines, meters, valves and riser pipes. If leaving
home in winter for extended periods of time, we recommend your home be
winterized by a licensed and insured service company.
952`)20
16
Longview Management reserves the right to revise, amend or modify the
contents of these covenants. Residents will be notified of any covenant revision
(Addendum) 60 days prior to the date that the addendum becomes effective. A
copy of the addendum will be posted in the community center building. It is
understood that the distribution of the addendum to the covenants to each
homesite and a posting of addendum to the covenants in the community center
building will be sufficient notification.
Management is not responsible for accidents or injuries to residents, their family
members or guests which may occur within the community, except for
Managements failure to perform a duty or negligent performance of a duty
imposed by law. Furthermore, damaged or lost property resulting from fire, theft,
wind, floods, or any other act of God, which is beyond the control of
Management, is also specifically disclaimed except for Management's failure to
perform a duty or negligent performance of a duty imposed by law.
We thank you for selecting Longview for your residence and hope that it will be
an enjoyable amd rewarding experience.
952920
GUIDE FOR
MINIMUM HOME STANDARDS
HOME INSTALLATION AND ARCHITECTURAL
COVENANTS
LONGVIEW
4/13/95
952020
2
LONGVIEW
HOME INSTALLATION AND ARCHITECTURAL
COVENANTS
Homes that are constructed in Longview are factory built homes that are built in
factory -controlled environments off -site, moved to the resident's homesite and
the balance of the installation and construction is completed on -site.
The developer of Longview shall maintain an Architectural Control Committee
(ACC) which shall serve as the final authority for approval of homes and their
compliance with the Home Installation and Architectural Covenants.
Prior to the construction of home within Longview, the builder shall submit a site
plan and home detail sufficient to demonstrate compliance with the Home
Installation and Architectural Covenants to Longview Management.
This guide is intended to provide you with the minimum standards for homes
within Longview. These will apply to you as a homeowner when your home is
first occupied and in the event of your choice to modify your home.
If you have any questions regarding these home standards, please contact the
Community Management.
952020
3
HOME INSTALLATION AND ARCHITECTURAL
COVENANTS
1. Home Size
Homes shall contain a minimum square footage, exclusive of garages or
other accessory structures, of 1120 square feet. Homes shall consist of
a minimum of two (2) factory -built sections.
2. Roof Pitch
The roof pitch shall be a nominal 4/12 pitch, or more.
3. Roofing Material
The roof material shall be of composition shingles or other material
approved by the ACC.
4. Home Siding
The siding of the home shall be of hardboard or vinyl. Lap sidings shall
have a maximum exposure of 6 inches of lap.
5. Foundation Facia
The foundation facia between the bottom of the home and the ground
shall be of the same material as the home siding or another material
approved by the ACC. Vinyl or aluminum skirting type materials shall not
be used.
6. Colors
The ACC has a set of colors approved for Longview. Home siding and
trim colors shall be selected from these colors. Colors other than those
pre -approved by the ACC must be approved by the ACC.
7. Elevation Facing Street
The elevation of the home facing the street shall have a minimum of two
(2) windows each having a minimum size of six (6) square feet. Windows
shall have shutters or a trim approved by the ACC.
8. Carports, Garages, Porches, Decks and Storage Buildings
All homes shall have a storage area having a rrltnimum of 64 square feet
that is enclosed. All accessory structures such as carports, garages,
porches and storage buildings shall be either integrated to the home or
designed to be compatible. The judgment of compatibility shall be at
the sole judgment of the ACC. Management will provide specifications
952020
4
for approved front and rear entry decks. The minimum requirement for
the size of the front deck is 6' x 8' and the rear deck shall have a minimum
size of 4' x 4'.
9. Site Orientation
The home shall be oriented on the homesite so as to have the main entry
of the home facing the street. The builder shall submit a site plan
showing the home and all accessory structures to Longview Management
for approval prior to construction to assure compliance with Longview and
regulatory agency approvals.
10. Air Conditioning Systems
Conventional air conditioning systems and evaporative cooler systems
shall be installed so that no part of the system is visible from the street.
Roof mounted evaporative cooler systems are not allowed. Window -
mounted evaporative cooler systems or other window -mounted air
conditioning systems are allowed provided they are not visible from the
street.
11. Transportation System Removals
The systems required to move the factory -built sections to the homesite
such as the hitches, axles and wheels shall be removed from the home.
12. Windows and Exterior Doors
All windows shall have shutters and/or trim approved by the ACC. The
door facing the street shall be a minimum of a multi -paneled door. Storm
doors must be approved by Community Management.
13. Fireplaces
Gas fireplaces are approved. Wood burning fireplaces are not allowed.
The roof shall have no exposed stack higher than 12 inches to
accommodate the fireplace. Any stacks in excess of 12 inches shall be
approved by the ACC and shall have an enclosure system approved by
the ACC.
14. Antennas
Roof- mounted antennas are not allowed. A ground mounted antenna
disc having a maximum diameter of 18 inches shall be approved
provided it is not visible from the street.
15 Variances
16. Patios
17. Set-up Requirements
952920
5
18. Utility Sheds
19. Awnings
20. Decks
21. Carports
22. Garages
EXHIBITS
Storage Shed Specifications
Wooden Deck Specifications
Typical Roof Support Detail
952020
STOhAGE SHED SPECIFICAI IONS
SHED AND CONCRETE PAD DETAILS
11_o'
CONCRETE PAD
0
•L
0
LINE OF SHED
0
10-0
SUGGESTED HOLD DOWNS
WOOD
BOTTOM
PLATE
ANCHOR INTO
CONCRETE
HOLD DOWN
METAL CLIP
CONCRETE SLAB
WOOD SHED
METAL SHED
METAL
FRAMING
952020
WOODEN DECK SPECIFICATIONS
CO
Cl
4x4 NEWELL POST
2x4 DECKING
2x6 RAILING
2x2 UPRIGHTS
2x4 DECK TOP
l
PRE-FAB RAILING
2x2 UPRIGHTS
LATTICE SKIRTING '
,
PRE-FAB POST & RAILING
_P-JJJ
F
2x6 TOP RAIL
2x4 FRAME
2x6 RAILING WITH 2x2 UPRIGHTS
4x4 UPRIGHT
k"\\.
LATTICE RAILING 5,!'
WVAI \ r LATTICE SKIRTING L �,�: ��,�
LATTICE RAILING WITH 4x4 UPRIGHTS
- ,120
OPTIONAL
CONC. STEPS
FINISH SIDE OF
STEPS WITH 2x12
1x8 RISER BOARDS
2-2x6 TREADS
STAIRS TO REST
ON CONC. WALKWAY
TYPICAL STAIR DETAIL
RAILING ON STAIRS TO MATCH
RAILING ON DECK ACC. TO STYLE
JOIST HANGER
LATTICE SKIRTING
ENCLOSE ALL OPEN
AREAS UNDER DECK
TOTAL HEIGHT OF DECK OFF
FROM CONC. PAD SHOULD BE
DIVIDED EQUALLY INTO RISER
HEIGHTS OF BETWEEN 6'=8"
FULL BENCH WITH
BACKREST ATTACHED
TO RAILING
15=18"
BENCH DETAILS
FREE-STANDING BENCH
2x2 WITH 2x4 BORDER
TYPICAL SUPPORTS
2x4s
BARK SIDE UP
ALL DECKING BOARDS
SHOULD BE NAILED WITH BARK SIDE UP
TO HELP PREVENT CHECKING, SPLITTING, AND
CUPPING OF BOARDS. THE BARK SIDE OF THE
BOARD CAN BE DETERMINED BY LOOKING AT
THE END GRAIN OF THE BOARD AND FACING
THE RINGS OF THE GRAIN DOWNWARDS.
952920
CROSS SECTION - CONSTRUCTION DETAILS
SCALE: 1"=1'=0"
PRE-FAB DECORATIVE POST
PRE-FAB RAILINGS
4=5' SECTIONS
2x4 DECKING
- ON 2x6 JOISTS
SPACING VARIES
ACC. TO SPAN 16'L 24"
Y1Y 2 V /Y,{\,/%Y NA/7JN/'
2-2x8 BEAM BOLTED THRU 4x4 POST •
-
PA BcW��/IRTING ENCLOSING.6Y4
xOPEN AREAS BELOW DECK
XYXY/Y Y CY Or,ly,CY,eY tY
GRADE LINE
12" ()POST
FOOTING
OPTION CF SINKING
POST INTO FOOTING
co
cn
952020
CROSS SECTION - CONSTRUCTION DETAILS
SCALE: 1"=1=0"
2x6 HAND -RAIL _
2x2 UPRIGHTS
2x4 DECKING
ON 2x6 JOISTS
SPACING VARIES
ACC. TO SPAN 16'-24"
,' K7.cv,v�it,,� t✓Tin
Y ! 2-2x8 BOLTED THRU 4x4 POST v
el<,<.(/' • • /7/(Y,3):, -
4x4 POST SET IN MET ANCHOR
- LATTICE SKIRTING OR
ALUM. SKIRTING TO MATCH HOME
ENCLOSING ALL OPEN AREAS
BELOW DECK
III!It Iillllll,Piiffl
Wry M-„111 4:=„
� 1I�ill „(111
12"2' POST FOOTING E -
IG�
EARTH
I
co
r,
cn
w
12"
CANTILEVER
MAY VARY
1I iIIiI
I
co
w
0
O
U
952020
TYPICAL ROOF SUPPORT DETAIL
ROOF TYPE 1 OR 2.
SEE BELOW.
UNDERSIDE OF WOOD
ROOF TO BE FINISHED
WITH 1/4' EXT. GRADE
PLYWOOD. STAIN OR
PAINT TO MATCH DECK.
2\x 6 CONT. HEADER
.4 x 4 PRESSURE TREATED
POST . STAIN OR PAINT
TO MATCH DECK:
ROOF TYPE 1 : WOOD
CONSTRUCTION MUST BE
SHINGLED TO MATCH
EXISTING MANUFACTURED
HOME.
ROOF TYPE 2 : PRE-FAB
ALUMINUM ROOF.
GENERAL NOTES :
1.
2.
952020
LONGVIEW
Soils Report
952020
McSTAIN
Response to Sketch Plan Review Comments
Received April 11, 1995
The I-25 Mixed -Use Development Area identifies this property as
appropriate for a mobile home park (8 units per acre). The existing
PUD allows 530 single wide mobile homes, We are reducing this
density to 401 units of double wide module home units. We believe
this is a significant upgrade which remains consistent with the
mixed -use area and the goals and policies of the Weld County
Comprehensive Plan..
We have been working with both the St. Vrain Sanitation District and
Left Hand Water Supply Company. Attached are copies of
agreements with these service companies. Sewer is adjacent to this
site and water is being extended to the site.
We are aware of the Sheriffs concerns and will be meeting with their
office to address these issues.
We have provided a detailed soils report which addresses the
conditions and planned construction. We have met with the St. Vrain
School District. We would be agreeable to entering into a cash -in -lieu
agreement provided the County makes this a requirement of other
developments within the St. Vrain School District. We have also
agreed to provide these bus pick-up and drop-off areas within the
community as suggested by the District. County Road 3 1/2 will be
paved and improvements made to Colorado Highway 119 as noted on
the engineering plans. An off -site improvements agreement has
been proposed. Interior roads wiii be provided with public access
easements provided. We have adjusted the hammer heads to comply
with Mountain View Fire Protection District Standards. (See attached
letter) We will continue to work with them on their needs.
McStain Enterprises, Inc.
75 Manhattan Drive Suite I Boulder, Colorado 80303.4254 Telephone 303.4945900 - Fax 303 4944933
Printed on Recycled Paper
f1
952020
We are not providing sidewalks on the dead end streets in favor of
additional landscaping and to further define these streets as non -
through traffic areas. With no on -street parking, visibility on these
roadways are open and safer than roadways with side walks and on -
street parking. We are agreeable to providing 3 parking spaces at
the end of the hammer heads where they do not end on green space.
Where they are adjacent to green space we want to bring the green
space into the hammer head. We have attached a typical hammer
head area showing home siting and parking space options.
952920
Vip goat
(303) 776-9570
.SE. (Rain cSarufafjorz 1�1�.t21ef
(cSainf cSan)
March 3, 1995
Mr. Todd Hodges, Current Planner
Department of Planning Services
1800 N. 17th Avenue
Greeley, Colorado 80631
515 Kimbark Street
Suite 109
.Longmont, CO 80501
III MAR n < 1995 Iii
Re: Case Number 3-370 Long View Planned Residential Community by McStain
Enterprises, Inc. - Commitment to Serve
Dear Mr. Hodges:
This letter is in reference to your submittal entitled Additional
Information for Review dated February 28, 1995 for the following described
real property:
E/2 of the SW/4 of Section 5, T2N, R68W of the 6th P.M., Weld
County, Colorado.
Referenced property can be served. A District trunk sewer line is
available at the perimeter of this property to serve the Planned
Residential Community.
St. Vrain Sanitation District has 1852 SFE (single family equivalent) taps,
of which 342 have been purchased, resulting in 1510 available for purchase.
These taps are available to referenced property and other eligible
properties on a first -cane, first -serve basis. As the present supply of
taps is consumed, the District plans to increase the size of its treatment
plant to serve 5,555 SFE taps. These additional taps would also be made
available on a first -come, first -serve basis.
The above -referenced property is eligible to utilize the available supply
of taps on a first -come, first -serve basis, subject to the following:
a. -Execution of a Service and Line Extension Agreement;
b. Installation of on -site collection system and provision of
easements to serve adjacent property; (McStain and/or its
engineer should meet with the District at initial design
stage.)
c. Purchase and payment of the required number of taps; and
d. Compliance with the District's Rules and Regulations.
952020
Mr. Todd Hodges, Current Planner
March 3, 1995
Page 2
Should this property wish to obtain an absolute commitment to serve, taps
may be prepurchased and held until needed. Monthly service charges will be
assessed upon connection or twelve months after purchase, whichever comes
first.
Should you have any questions concerning this matter, do not hesitate to
contact me.
Very truly yours,
ST. VRAINITION DISTRICT
LDL:mj
cc: Nelson Engineers
McStain Enterprises, Inc.
Donald C. Westphal Associates
By.
L. D. Lawson, P.E.
Manager
952020
SUBDIVISION SERVICE AGREEMENT
(Master Meter Agreement)
I. PARTIES. The parties to this Agreement are the LEFT HAND WATER DISTRICT
(District) and MC STAIN ENTERPRISES, INC., (Applicant).
2. RECITALS AND PURPOSE. The Applicant is the owner of certain property
described on Exhibit A to this Agreement. The District is a special district
organized under Colorado law which provides water service to its customers for
which monthly service charges are made. The Applicant desires that the District
commit to provide water service within the boundaries of the property described
on the attached Exhibit A utilizing a master meter arrangement, on a phased
basis. The District agrees to commit to sell to Applicant a master meter for
service to the project provided that Applicant purchases a minimum number of
single family tap equivalents during one or more three-year periods. The purpose
of this Agreement is to set forth the terms and conditions concerning the
District's tap commitment and supplying such service to Applicant's property.
Accordingly, the parties agree to the following provisions in consideration of
the mutual covenants set forth herein.
3. LEGAL DESCRIPTION OF PROJECT. The Applicant is the owner of that certain
parcel of real property located in Weld County, Colorado, which is more fully
described on the attached Exhibit A. The Applicant agrees to furnish a
reproducible copy of the preliminary plat to the District and said plat is
expressly incorporated in this Agreement. Any change or alteration in the area,
size, shape, density, usages, requirements, tap equivalents needed, or timing of
development of the subdivision which may affect the number of tap equivalents
required for the project or the provision of water shall first require the
written approval of the District. For purposes of this Agreement, the term
"project" shall mean the property described or set forth on Exhibit A.
4. TOTAL NUMBER OF TAP EQUIVALENTS CONDITIONALLY COMMITTED FOR PROJECT.
Applicant represents that the total number of single-family tap equivalents
requested for the project, upon total completion, is 350, based upon the
District's policy of a "two -for -one" equivalency for multiple housing which
includes mobile/manufactured homes as set forth on Exhibit B. Thus, the total
number of units requested for the project is estimated to be 700. District
conditionally commits to sell such total number of tap equivalents to Applicant
for use solely within the project, subject to the execution of this Agreement and
the performance of the terms and conditions of this Agreement and successive
minimum purchase agreements between the parties, subject to completion of
construction of a new line and intertie between the District's lines and those
of Central Weld County Water District ("facilities upgrade") which will provide
a minimum of 800 gallons/minute, and subject to District policies and procedures.
5. PURCHASE OF TAP EQUIVALENCIES.
5.1 Applicant hereby agrees to purchase, and District agrees to sell, 105
of the 350 tap equivalents conditionally committed to Applicant pursuant to
paragraph 4, above, at the current tap fee of $6,060 per tap equivalency (subject
to the provisions of paragraph 6, below) upon the completion by the District of
the line upgrade to its system from the Del Camino intertie with Central Weld
County Water District to the project. It is anticipated by the parties that this
portion of the upgrade will be completed on or before April 1, 1995.
952920
5.2 As security for the payment of the purchase price of the 105 tap
equivalents, Applicant shall
PP post with District, upon execution of this
Agreement, a letter of credit provided by a banking institution within the state
of Colorado or other form of security acceptable to the District in an amount no
less than $636,300 to secure the timely performance of Applicant's obligation
hereunder. The letter of credit shall be returned to Applicant upon payment for
the 105 tap equivalencies.
5.3 On or before January 1, 2000, Applicant shall purchase the remaining
245 tap equivalencies at the then current fee per tap equivalency.
5.4 No water service shall be provided beyond the equivalency of 105 tap
equivalents (210 multiple housing units) prior to payment by the Applicant of the
fees for additional tap equivalencies. It is the intent of the District that
service shall not commence to any resident of the project until the tap
'^'' :1ency allocated to that resident has been purchased. By way of illustra-
tion, if on August 1, 1995. 110 tap equivalencies (220 housing units) are
available for occupancy and for water service, no such service shall be provided
by the District beyond the 105 tap equivalents until and unless Applicant pays
the fees for an additional five tap equivalents.
6. INCREASES IN TAP FEES. The payments set forth in paragraph 5 are based upon
a current fee of $6,060 calculated as follows: $3,980 system fee, $1,980 raw
water fee, $100 storage fee. District agrees, in event of an intended increase
in tap fee charges, excluding increases of the raw water acquisition component
of such fee, to give Notice thereof to Applicant at least 30 days in advance of
the effective date of such increase, and during such 30 day period, the Applicant
may purchase the remaining balance of unpurchased and committed tap equivalencies
up to the maximum of 350.
7. CONNECTION AND MINIMUM SERVICE CHARGES. The parties acknowledge that the
service to be provided shall be in the nature of a master meter arrangement for
all service to the project. Applicant shall provide District with all necessary
materials for the required master meter pit installation within 90 days from the
date of execution of this Agreement. The District's water service charges,
including the minimum monthly master meter charge, shall commence upon connection
of the District's lines to the project's master meter.
8. PROCEDURE TO PURCHASE TAPS. In order to provide for accurate record keeping
concerning the number of tap equivalencies purchased by Applicant under the terms
of this Agreement, only the Applicant (or its successor in interest as provided
in paragraph 25) shall be permitted to purchase the tap equivalencies hereunder,
and only on a single tap equivalency basis. No partial tap equivalencies shall
be sold. The District reserves the right to establish procedures governing the
purchase of such tap equivalencies.
9. DEFAULT. If the initial minimum number of tap equivalencies are not
purchased upon completion of the District's upgraded line as provided in
paragraph 5.1, or if the total number of tap equivalencies are not purchased
within the period specified in paragraph 5.3, the obligation of the District to
provide the balance of such tap equivalencies shall terminate upon such default
and any sums paid hereunder by Applicant not previously credited to actual
2
952020
purchases shall be retained by District as liquidated damages for such default.
It is understood and agreed by Applicant that the purpose of the requirement for
the initial •minimum purchase, and the requirement for purchase of all the
specified tap equivalencies within the four-year period, are based upon the
financial requirements of the District to pay its necessary operating expenses
and to fund its bonded indebtedness. The District, by this Agreement, has
committed a definite portion of the total capacity of its system to the Applicant
and, therefore, must look to the Applicant for performance of its financial
obligations in order that District may meet its financial obligations. If there
is default by Applicant, District must be in a position to immediately recommit
taps to other applicants who are in a position to perform.
10. DESIGN SPECIFICATIONS. It is agreed, as a condition precedent to service,
that all water lines and appurtenant facilities required to provide water service
within the boundaries of Applicant's property as described on Exhibit A and all
necessary lines and appurtenant facilities necessary to connect with the lines
of the District as presently engineered and installed, shall be in accordance
with design and engineering standards and specifications as fixed by the District
from time to time. The parties understand and agree that the Applicant and
Applicant's successors in title shall be solely and exclusively responsible for
service lines, that is, those lines which run from the master meter to the
individual residences, or other users within the project. Applicant agrees that
the actual installation and construction shall be subject to the supervision and
inspection by the District and all costs of engineering study, review, approval
and inspection shall be at the cost of and paid by Applicant. Applicant further
agrees to give the District, through the District's Engineer, adequate notice,
prior to commencement of construction, of the date when such construction shall
begin. Completion of construction, inspection approval by the District, payment
of all construction costs, and delivery to the District of a complete and
accurate set of "as built" drawings showing the exact location of all lines,
including service lines, shall be conditions precedent to the District's
providing service. Applicant shall furnish District with street addresses
assigned to each property upon final plat approval by the County.
11. EASEMENTS. Applicant shall furnish, at Applicant's expense, all easements,
rights -of -way, and consents within the project which may be required fore the
construction of any portion of the water lines and appurtenant facilities which
may be needed to service the project. Such easements, rights -of -way and consents
shall be provided prior to commencement of construction.
12. WATER SERVICE.
12.1 The Applicant acknowledges that District is responsible only for
making available to the master meter at such pressure as may be available at the
point of delivery as a result of the District's normal operation of its water
system. The District may temporarily disconnect the flow of water in the main
or at the point of delivery in order to repair, maintain, test, improve, or
replace the main or other portions of the District's water distribution, storage
and or supply system.
12.2 Applicant covenants and agrees that it will not make any warranties
or representations to any homebuilder, developer, home owner, lessee, tenant,
3
952J2o
property owner, or any other person or entity, regarding the District's water
system, pressure, or flows.
12.3 Should it be determined that any tap has been or is being constructed
or placed into service which has not been properly approved by the District, the
District at is sole discretion shall have the right to turn off all or any part
of the water service which is established pursuant to the Agreement until such
time as the unauthorized tap is properly approved, provided that a written notice
of such pending action is mailed to the Applicant at the address stated herein,
postage prepaid at least ten days prior to said action.
12.4 Applicant covenants and agrees that it will not allow any use or reuse
of the District's water outside of the project.
13. DISTRICT REGULATIONS. All service provided under this Agreement shall be
subject to the monthly service charges and all rules and regulations of the
District which may be in force from time to time.
14. GOVERNMENTAL REGULATIONS. All provisions of this Agreement to the contrary
notwithstanding, the obligation of the District to furnish water service under
this Agreement, is limited by and subject to all orders, requirements and
limitations which may be imposed by federal, state, county or any other
governmental or regulatory body or agency having jurisdiction and control over
the District and the operation of its system.
15. DOCUMENTS TO BE FURNISHED. Upon execution of this Agreement, or at such
time or times as may be requested by District, Applicant agrees to furnish
District the following:
15.1 A topographical survey of the property described in this Agreement.
15.2 Subdivision plat approved by appropriate regulatory agencies,
together with requirements and conditions fixed by such agencies for
development and evidence of the Applicant's compliance or plan for
compliance.
15.3 In the event the initial area to be served under this Agreement shall
not be the entire property owned by Applicant as hereinabove described,
Applicant shall furnish preliminary plats and plans as developed by the
Applicant with reference to the future total development of the entire
property so that prior issuance of taps and initial installation of lines
and facilities by the District may study and consider the total development
under this Agreement as it may relate to future demands upon the District
for service within the entire development and the effect this may have,
presently and in the future, on the District's entire system and its
obligations in regard thereto. It is understood and agreed that a request
for information as to future plans and developments of the Applicant, and
the consideration of such plans by the District in connection with its
obligation to service Applicant's above -described land under this
Agreement, shall in no way be construed as an agreement or obligation of
District to serve such other lands or areas proposed by the Applicant for
4
952020
such future development. All information required to be furnished to
District by Applicant shall be provided at Applicant's expense.
16. DELAYS. Any delays in, or failure of, performance by any party of his or
its obligations under this Agreement shall be excused if such delays or failure
are a result of acts of God, fires, floods, strikes, labor disputes, accidents,
regulations or orders of civil or military authorities, shortages of labor or
materials, or other causes, similar or dissimilar, which are beyond the control
of such party.
17. TIME OF ESSENCE. Time is of the essence, and if any payment or any other
condition, obligation or duty is not timely made, tendered or performed by either
party, then this Agreement, at the option of the party who is not in default, may
be terminated by the nondefaulting party, in which case, the nondefaulting party
may recover such damages as may be proper. If the nondefaulting party elects to
treat this Agreement as being in full force and effect, the nondefaulting party
shall have the right to an action for specific performance or damages or both.
18. PARAGRAPH CAPTIONS. The captions of the paragraphs are set forth only for
convenience and reference, and are not intended in any way to define, limit, or
describe the scope or intent of the Agreement.
19. ADDITIONAL DOCUMENTS OR ACTION. The parties agree to execute any additional
documents and to take any additional action necessary to carry out this
Agreement.
20. INTEGRATION AND AMENDMENT; PRIOR AGREEMENTS. This Agreement represents the
entire agreement between them and there are no oral or collateral agreements or
understandings. This Agreement may be amended only by an instrument in writing
signed by the partes. The Applicant shall reimburse the District for any
expenses incurred by the District in connection with any amenoment of this
Agreement requested by the Applicant. If any provision of this Agreement is held
invalid or unenforceable, no other provision shall be affected by such holding,
and all of the remaining provisions of this Agreement shall continue in full
force and effect. All prior agreements and contracts between the parties and
regarding the sale and purchase of taps are hereby rescinded.
21. ARBITRATION. Pursuant to Rule 109 of the Colorado Rules of Civil Procedure,
all controversies, claims, or disputes arising out of or relating to this
Agreement, or any alleged breach thereof, shall be determined by arbitration, in
Longmont, Colorado, in accordance with the rules then obtaining of the American
Arbitration Association. The arbitration award shall be binding upon the
parties. The prevailing party may file such award with the Clerk of the District
Court of Boulder or Weld County who shall enter judgment thereon, and if such
award requires the payment of money, execution shall issue on such judgment. The
expenses of witnesses for either side shall be paid by the party producing such
witnesses. The cost of the stenographic record, if any is made, and all
transcripts thereof, shall be prorated equally among all parties ordering copies
thereof unless they shall agree otherwise, and shall be paid for such parties
directly to the reporting agency. All other expenses of the arbitration,
including the expenses of the arbitrator, and the expenses of any witness or the
cost of any proofs produced at the direct request of the arbitrator, shall be
5
952020
shared equally by the parties, unless they agree otherwise, or unless the
arbitrator in his award assesses such expenses or any part thereof against any
specified party or parties.
22. ATTORNEYS' FEES. If any party breaches this Agreement, the breaching party
shall pay all of the nonbreaching party's reasonable attorneys' fees and costs
in enforcing this Agreement whether or not legal proceedings are instituted.
23. GOVERNING LAW. This Agreement shall be governed by the laws of Colorado.
24. NOTICES. Any notice required or permitted by this Agreement shall be in
writing and shall be deemed to have been sufficiently given for all purposes if
sent by certified or registered mail, postage and fees prepaid, addressed to the
party to whom such notice is intended to be given at the address set forth on the
signature page below, or at such other address as has been previously furnished
in writing, to the other party or parties. Such notice shall be deemed to have
been given when deposited in the U.S. Mail.
25. ASSIGNMENT. If Applicant is not in default hereunder, Applicant may assign
this Agreement without the prior consent of the District, provided said
assignment is in writing and further provided that the assignment is made in
conjunction with a transfer of all or substantially all of the property described
in Exhibit A. No assignment shall, however, be effective upon the District
unless and until the District receives written notice of the assignment.
26. EXHIBITS. All exhibits referred to in this Agreement are, by reference,
incorporated herein for all purposes.
27. WAIVER OF BREACH. The waiver by any party to this Agreement of a breach of
any term or provision of this Agreement shall not operate or be construed as a
waiver of any subsequent breach by any party.
28. BINDING EFFECT. This Agreement shall inure to the benefit of, and be
binding upon, the parties, and their respective legal representative, successors,
and assigns; provided, however, that nothing in this paragraph shall be construed
to permit the assignment of the Agreement except as otherwise specifically
authorized herein.
6
952020
DATED: /1- J3 , 1999 :
R1Tcsr :
RIe
.>� AR;r
The ,forgoing instrument � as: acknowl edged fore me this ^'day -0f ; !) r: `,
19`14 by -" Imo, �! � as Ire 'dent, and -Law_- ; 4 , as
Secretary, o Le t Han. �i�-r,�istrpxnj
Witness ay hand and offici'.1i `s6o\_� r`'
My commission expires:
LEFT ATER D
By
esident
P.O. Box 210
Niwot, Colorado 80544
MC ST ENT
Y
Title . 2Ess0 . T
75 Manhattan Dr e, Suite 1
Boulder, Colorado 80303-4254
STATE OF COLORADO
COUNTY OF BOULDER
My Commission Expires 490-ga
SS.
- , : /2 •c (.
Notary Public
The, foregoing instrument /was acknowledged before me thi day of
Gc je— ,1.1 �Vc_. ,199by 1 , as
, and7W /l, „ , as Secretary,
b M IN ENTERPRISES, INC. r�
Witness my hand and official seal.
My commission expires: �(� r .a' J42-61
''�.,•.
ty, NotaryTul
JANE A.
LHWD\SUBSER.MCS 11/08/94 HDANBECKEA
7
Il
952920
LEGAL DESCRIPTION
All that part of the Southwest 1/4 of Section 5, Township 2 North, Range
68 West of the 6th P.M., Weld County, Colorado, described as follows:
Beginning at a point on the West line of the said Southwest 1/4 from
which the Southwest corner of said Section 5 bears South a distance of
40.62 feet; thence continuing. North along said West line, all bearings
used herein relative thereto, a distance of 2592.47 feet to the West 1/4
corner of said Section 5; thence North 89'46' East, along the North line
of the said Southwest 1/4 a distance of 1255.28 feet; thence South and
parallel to the West line of the said Southwest 1/4 a distance of 2522.03
feet to a point on the North right of way line of State Highway No. 119;
thence along said right of way line South 86'31'30" West, a distance of
946.54 feet; thence South 86'39' West, a distance of 311.00 feet more or
less to the Point of Beginning; except right of way recorded in Book 1353
at Page 501, and except an approximate 4 acre parcel on which the house
sits. and
All that part of the Southwest 1/4 of Section 5, Township 2 North, Range
68 West of the 6th P.M., Weld County, Colorado, described as follows:
Beginning at a point on the North line of the said Southwest 1/4 from
which the West 1/4 corner of said Section 5 bears South .`46' West, a
'istance of 1255.28 feet; thence continuing along said North line 89`46'
-ast, a distance of 1396.38 feet to the center of said Section 5; thence
South 00`22' East along the East line of the said Southwest 1/4 a
distance of 2408.62 feet to a point on the North right of way line of
State Highway No. 119; thence along said right of way, South 69`00' West,
a distance of 110.75 feet; thence South 86'31'30" West a distance of
1310.81 feet; thence North parallel to the West line of the said
Southwest 1/4 and leaving said right of way at this point a distance of
2522.03 feet more or less to the Point of Beginning, except right of way
recorded in Book 1353 at Page 591.
952020 EXHIBIT A
Left Hand Water District
Schedule of Policies and Rates
III. Multiple Housing Taps (amended 11/8/94)
A. Definition
•
Multiple Housing for the purpose of this tap classifi-
cation is defined to be those structures which contain
living facilities for more than one family and include,
but not limited to, duplexes, triplexes, quadriplexes,
apartment houses, mobile homes (which are situated in a
municipal or county approved mobile home park and in
which the parking spaces are rented or leased for a term
not to exceed 10 years), and condominium, cooperative,
and townhouse units.
B. Tap Requirements:
1. A tap consists of the following:
a. Plant investment fee
b. Installation fee
c. One acre foot raw water (Left Hand Ditch
share. Big Thompson unit or Windy Gap as
determined by property location.
d. Raw water storage
2. The tap fee shall be at the current price for one
5/8" tap purchase.
3. The number of taps/tap equivalents required for
multiple housing living units when service is
provided for more than one living unit through one
meter is to be determined by the Board of Directors
based on anticipated usage.
4. Multiple Housing has no maximum average monthly
gallon usage per tap equivalent, only total living
units served as shown in item 3 above.
8
952920 EXHIBIT B
III. Multiple Housing Taps (can't.)
C. Service Connections:
Each service connection for a multiple housing tap shall
be of sufficient size, as determined by the Board of
Directors, to provide an adequate supply for the intended
use. Should a larger service connection and meter be
requested than is normally provided by the District, the
Board of Directors may authorize and direct the installa-
tion of such larger service connection and meter upon
such additional terms and conditions as the Board of
Directors may provide in authorizing such larger
connection.
D. Meter Rates
There shall be assessed and charged for the use of water
measured through a meter; per month, per living unit or
pad from the water lines of the District at the following
schedule of rates hereinafter called "Rate III".
0 - 4,000 gal. $14.00 Minimum per unit
over 4,000 gal. 2.30 @ 1,000 gal.
E. Example - Complex with 50 units/sites:
1. 50 x $14.00 = $700.00 minimum
2. Usage allowed for minimum = 200,000 gal/month
over 200,000 gal. a 2.30 @ 1,000 gal.
9
EXHIBIT B (Cont'd)
952120
.1/:5Iit 4 it:35
COLORADO m d,a,. co.
Manhattan Plaza Building
75 Manhattan Drive, Boulder, Colorado 80303
Phone 4995400
IRREVOCASLR LETTER or CREDIT
Left Hand water District
P. O. Box 210
Niwot, CO 80544
Colorado Mortgage co., 73 Manhattan Drive, 4208, Boulder,
Colorado 80303 hereby authorizes you to draw on us for account of
McStain Enterprises, Inc., Boulder, Colorado, up to an aggregate
amount of SIX HUNDRED THIRTY SIX THOUSAND THREE HUNDRED AND NO/100
DOLLARS ($636,300.00), such amount not available except by your
drafts at sight, accompanied by certification of the President that
McStain Enterprises, Inc. failed to remit said $636,300,00 in
accordance with the Subdivision Service Agreement (Master Meter
Agreement) dated November , 1994, between Left Hand Water
District and McStain Enterprises, Inc.
We further agree that:
a) Drafts under and in compliance with the terms of this
Irrevocable Letter of Credit will be duly honored if presented at
our office at 75 Manhattan Drive, Boulder, CO 80303 on or before
June 1, 1994.
b) And further provided that no demand for funds will be made
until the completion by the District of the line upgrade to its
system from the Del Camino intertie with Central Weld County Water
District to the project. It is anticipated by the parties that
this portion of the upgrade will be completed on or before April 1,
1995, and further provided that the amount drawn shall not exceed
the aggregate amount specified herein.
c) We shall have no right, duty, obligation or responsibility
to evaluate the performance or non-performance of the underlying
contract between mcStain Enterprises, Inc. and the beneficiary of
this letter of credit.
Dated this 16th day of November, 1994.
COLORADO MORTGAGE CO.
a Colorado corporation
Attest:
William J. 6ii ts, Pre
tc
952020
6'14/1995 16:19 356-6486
NELSON ENGINEERS
PAGE 6i
ENGINEERS
822 7TH STREET GREELEY. COLORADO 80631 (303) 3568382
MEMORANDUM
TO: Charles Boyes, MVFD
FROM: Art Uhrich, Nelson Engineers
SUBJECT: Revised Hammerhead
DATE: March 14, 1995
Submitted is the revised hammerhead pursuant to our conversation this
morning. Each hammerhead will have to be slid along the centerline of the
stub street in order to maximize the distance to the homes near the
hammerheads.
pc: Kent Hogan, McStain
952920
46O/14/1595 16:19
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952120 '
rivF ViL4 E S
05/31/95 14:43 MC STAIN PNTERPRISES INC. ti 19703526312
NO.507 P001
,
se
McSTAIN
Todd Hodges
Current Planner
Weld County Planning
1400 N. 17th Avenue
Greeley, Co. 80631
WELD COUNTY PLANK NG
p JUN �, 1995
ll
May 31st
Re: LongView - Phasing
Dear Todd,
Attached is the phasing for LongView. I am having Nelson
Engineering prepare the phasing plat to be attached to the PUD plat
and cost estimates for the improvements. This phasing is based on a
variety of aspects including market needs, utility provisions,
drainage, access and providing a balance of open space.
The Phasing Summary is as follows:
Phase Spaces Timing General Description
I 4 5 S u m me r Includes model sales center (lots
1995 1-12), major detention facility,
park improvements around the
community lodge, entry features
and improvements to Colorado
119 and County Road 3 1/2.
II
III
4 3 Fall 95 Includes secondary emergency
access and County Road 3 1/2
improvements.
6 7 Spring Includes greenway extension
199 6 adjacent to III A, remainder of
County Road 3 1/2 and remaining
Mctimm Enwgxiscs, Inc.
�5 Manh..«an. U...-. Su3c I Oo.Jdrr, Color;,do 30303 4254 •-(elcphonc 303-494.5900 Far 303.494-,933
Prnicd on kec ycicd Paper
a
05/31/95 13:44
952920
TX/RX NO.0937 P.001 •
05/31/95 14:43 MC STAIN ENTERPRISES INC. > 19703526312 NO. `7 P002
portion of the site that can be
sewered to the east.
1V 60
Fall 96 Includes park in northwest and
sewer to be extended from
Colorado 119 to north property
line.
✓ 5 0 Spring Completes greenway for north
1 9 9 7 pan of community for summer
use and completes the north loop
road.
✓ I 59
Fall 97 Completes greenway for south
part of community.
✓ II 7 7 Spring Completes south loop roadway.
1998
I hope this answers your questions regarding phasing of
LongView.
Sincerely,
Stephen R. Hanson
Vice President, Planning and Development
cc: Art Yurich, Nelson Engineering
05/31/95 13:44
952920
TX/RX NO.0937 P.002 •
05'31'95 14:43 MC STRIN CNTERPRISES INC. 19703526312
NU.50'7 PUOJ
05/31/95 13:44
t ri
TX/RX NO.0937 P.003
952020
■
rr
ET
952920
05/31/95 13:44
TX/RX NO.0937 P.003
■
McSTAIN
4/13/95
Todd Hodges
Current Planner
Weld County Planning
1400 N. 17th Avenue
Greeley, Co. 80631
Re: LongView
We are pleased to submit the Final PUD for LongView, a
planned residential community. As you are aware we submitted a
sketch plan revision on December 5, 1994 and subsequently a
revised sketch plan on February 24, 1995. The latter plan is the
basis for this submittal, which is a reduction in density from the
approved Planned Unit Development District of 530 units to 401
units.
As noted in our previous submittals LongView will be a
leasehold manufactured home community. As such, homeowners
will lease space for their homes. We will be selling homes on site
and allowing other homes subject to architectural review. All
residents will be subject to covenants and consistent management of
the community standards.
Pursuant to the Weld County Zoning Ordinance the written
documents referred in Section 28.9 Planned Unit Development Plan
Application Submittal are contained in the LongView application
booklet
We looked forward to working with County staff in creating
what we believe will be a model affordable community.
Sincerely,
Stephen R. Hanson
Vice President, Planning and Development
McStain Enterprises, Inc.
75 Manhattan Drive - Suite I Boulder, Colorado 803034254 Telephone 3034945900 • Fax 303 4944933
Printed on Recycled Paper
fT
952020
TUN -20-1995 16=30
NCSTAIN ENT. 303 494 4933 P.01/01
Mc STAI N
Todd Hodges
Current Planner
Weld County Planning
1400 N. 17th Avenue
Greeley, Co. 80631 ,
Dear Todd,
June 19, 1995
Re: LongView
This letter is to clarify the items you noted regarding the
improvements agreement for LongView.
First of all we will be providing the County with a Letter of
Credit for the guarantee of each phase of improvements. Secondly,
our intent is to construct the off site road improvements in two (2)
phases which would coincide with phases 1 and 3 of the on site
improvements.
Also, Nelson Engineering will be providing the written
narrative of the onsite improvements that you requested. If you
have further questions please let us know.
Sincerely,
C
Stephen R. Hanson
Vice President, Planning and Development
cc: Chris Puckett, Nelson Engineering
WELD COUNTY PLANNING
Uu JUN 2 0 1995
ECEIVED
McStain Enterprises. Inc.
75 Manhattan Drive - Suite I ._ Boulder, Colorado - 80303-4254 - Telephone 303-499.5900 . Fax 303.494.4433
Printed on Recycled Paper
TOTRL P.01
06/1'9/9h 15:32 TX/AX NO.1Ot5 P.001
952020
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase I
Location: Part of East 1/2 of Southwest 1/4 of Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide
throughout this subdivision and as shown on the subdivision final plat County
dated , 19, recorded on ,19� in
Book Page No. , Reception No. , the following
improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading $ 2.00
Street base & paving
Curbs, gutters, & sidewalks
Storm sewer facilities
Detention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewer facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
$ 7.45
$2 563.00
$6 347.42
$ 1.00
$3.00
$1,592.00
$2,220.25
$150.00
Estimated
Construction Cost
$15,120.00
$56,322.00
$104,971.00
$61,360.00
$10,890.00
$64.055.00
$98,532.50
$ 7,500.00
$6,605.05 $208,792.50
$4,527.09 $111,549.00
$354.33 $24,646.00
$15,251.33 $27,596.00
$16 501.33 $90,096.00
SUB -TOTAL $881,430.00
952020
Engineering and Supervision Costs $ 29,750.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$911,180.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
95"9-
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase II
Location: Part of East 1/2 of Southwest 1/4 of Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated , 19
recorded on ,19 , in Book , Page No. , Reception
No. the following improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading
Street base & paving
Curbs, gutters, & Sidewalk
Storm sewer facilities
Detention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewer facitlities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
$ 2.00
$ 7.45
$ 2,563.00
$ 6,347.42
$ 1.00
$ 3.00
$ 1,592.00
$ 2,220.25
Estimated
Construction Cost
$8,906.00
$33,175.00
$113,894.00
$14,800.00
$8,754.00
$47,244.00
$85,090.00
$ 150.00 $6,450.00
$ 6,605.05 $172,272.00
$ 4,527.09 $0.00
$ 354.33
$ 251.33
$ 1 501.33
$19,541.67
$10,816.67
$64,566.67
SUB -TOTAL $585,510.01
952020
Engineering and Supervision Costs $ 25,585.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$611,095.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
952920
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase III
Location: Part of East 1/2 of Southwest 1/4 of Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated , 19
recorded on ,19 , in Book Page No., Reception
No. , the following improvements.
(Leave spaces blank where they do not
Improvements
Street grading
Street base & paving
Curbs, gutters, & Sidewalk
Storm sewer facilities
Detention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewers facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemeets
Road Culvert
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
SUB -TOTAL
apply)
Unit Cost
$ 2.00
$ 7.45
$2563.00
$ 6 347.42
$ 1.00
$ 3.00
$ 1 592.00
$ 2 220.25
$ 150.00
$ 6 605.05
$ 354.33
$ 15 251.33
$ 16,501.33
Estimated
Construction Cost
$ 13,752.00
$ 51,226.00
$ 186,302.00
$ 9 870.00
$ 12,540.00
$ 62 110.00
$ 130,885.00
$ 10,050.00
$ 255,896.00
$ 32,283.33
$ 16,883.33
$ 100,633.33
$ 882,430.99
952920
Engineering and Supervision Costs $ 39,865.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$922,296.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
952020 1
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase IV
Location: Part of East 1/2 of Southwest 1/4 of Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated , 19
recorded on ,19 , in Book , Page No., Reception
No. , the following improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading $ 2.00
Street base & paving $ 7.45
Curbs gutters & Sidewalk $ 2 563.00
Storm sewer facilities $ 6,347.42
Detention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewers facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone
Gas $ 15,251.33
Electric $ 16 501.33
Water Transfer
$ 1.00
$ 3.00
$ 42.00
$ 2 220.25
Estimated
Construction Cost
$ 11,637.00
$ 43,344.00
$ 163,754.00
$ 4,776.00
$ 0.00
$ 10,029.00
$ 49,546.00
$ 129,776.00
$ 150.00 $ 10,050.00
$ 6,605.05 $ 265,879.00
$ 354.33
$ 27,206.00
$ 16,846.00
$ 100,596.00
SUB -TOTAL $ 833,439.00
952020
Engineering and Supervision Costs $ 39,000.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$873,304.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
952020 '
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase V
Location: Part of East 1/2 of Southwest 1/4 of Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated , 19
recorded on ,19 , in Book , Page No. , Reception
No. , the following improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading $ 2.00
Street base & paving $ 7.45
Curbs, gutters, & Sidewalk $ 2,563.00
Storm sewer facilities $ 6,347.42
Detention ponds $ 1.00
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewers facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
$ 3.00
$ 1 592.00
$ 2,220.25
Estimated
Construction Cost
$ 7,448.00
$ 27,744.00
$ 96,239.00
$ 7,086.00
$ 2,000.00
$ 9,618.00
$ 52,822.00
$ 110,122.00
$ 150.00 $ 8,400.00
$ 6,605.05 $ 195,074.00
$ 354.33
$ 15,251.33
$ 16,501.33
$ 24,284.00
$ 14,064.00
$ 84,064.00
SUB -TOTAL $ 638,965.00
952920
Engineering and Supervision Costs $ 33,320.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$672,285.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
952020
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase VI
Location: Part of East 1/2 of Southwest 1/4 Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated 19 ,
recorded on ,19 , in Book , Page No. , Reception
No. , the following improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading $ 2.00
Street base & paving $ 7.45
Curbs, gutters, & Sidewalk $ 2,563.00
Storm sewer facilities $ 6,347.42
Detention ponds $ 1.00
Ditch improvements
Subsurface drainage
Sanitary sewers
Sanitary sewers facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
$ 3.00
$ 1,592.00
$ 2,220.25
Estimated
Construction Cost
$ 10,060.00
$ 37,473.50
$ 86,348.50
$ 12,994.00
$ 5,000.00
$ 9,954.00
$ 52,352.00
$ 114,289.50
$ 150.00 $ 8,700.00
$ 6,605.05 $ 216,574.50
$ 354.33
$ 15,251.33
$ 16,501.33
$ 27,062.00
$ 17,572.00
$ 90,072.00
SUB -TOTAL $ 688,452.00
952920
Engineering and Supervision Costs $ 34,510.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$702,962.00.
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
952020
EXHIBIT "A"
Name of Subdivision: Longview
Filing: Phase VII
Location: Part of East 1/2 of Southwest 1/4 Section 5, T2N, R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated , 19
recorded on ,19 , in Book , Page No. , Reception
No. , the following improvements.
(Leave spaces blank where they do not apply)
Improvements Unit Cost
Street grading $ 2.00
Street base & paving $ 7.45
Curbs, gutters, & Sidewalk $ 2,563.00
Storm sewer facilities $ 6,347.42
Detention ponds $ 1.00
Ditch improvements
Subsurface drainage $ 3.00
Sanitary sewers
Sanitary sewers facilities
Trunk & forced lines
Mains
Laterals (house connected)
On -site sewage facilities
On -site water supply & storage
Water mains -Includes Bore
Fire hydrants
Survey & street monuments & boxes
Street Lighting
Street name signs
Fencing requirements
Landscaping
Park Improvemnets
Road Culvert
Grass Lined Swale
Telephone $ 354.33
Gas $ 15,251.33
Electric $ 16,501.33
Water Transfer
$ 1,592.00
$ 2 220.25
Estimated
Construction Cost
$ 4,564.00
$ 17,000.90
$ 204,453.60
$ 11,880.00
$ 13,317.00
$ 84,351.00
$ 151,269.75
$ 150.00 $ 11,550.00
$ 6,605.05 $ 304,372.20
SUB -TOTAL
$ 33,270.00
$ 19,330.00
$ 115,580.00
$ 970,938.45
952920
Engineering and Supervision Costs $ 45,815.00
(testing, inspection, as -built plans and work in addition to preliminary and final plat;
supervision of actual construction by contractors)
TOTAL ESTIMATED COST OF IMPROVEMENTS AND SUPERVISION
$1,016,753.45
The above improvements shall be constructed in accordance with all County requirements
and specifications, and conformance with this provision shall be determined solely by Weld
County, or its duly authorized agent.
Said improvements shall be completed according to the construction schedule set out in
Exhibit "B".
(In corporation, to be signed by President and attested to by Secretary, together with
corporate seal.)
Date: ,19
)52720
EXHIBIT "B"
Name of Subdivision:
Longview
Filing: Phases 1,2,3, 4, 5, 6, and 7
Location:
Part of East 1/2 of Southwest 1/4 of Section 5 T2N R68W
Intending to be legally bound, the undersigned Applicant hereby agrees to
construct the improvements shown on the final subdivision plat of
Subdivision, dated
, 19in
, 19 , Recorded on
Book , Page No. , Reception No. the following
schedule.
All improvements shall be completed within years from the date of
approval of the final plat.
Construction of the improvements listed in Exhibit "A" shall be completed as
follows: (Leave spaces blank where they do not apply.)
Improvements Time for Completion
Site grading ( See attachment for Phases 1-7 )
Street base
Street paving
Curbs. gutters. and culverts
Sidewalk
Storm sewer facilities
Retention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Trunk and forced lines
Mains
jaterals (house connected)
on -site sewage facilities
on -site water supply and storage
Water mains
Fire hydrants
Survey & street monuments & boxes
Street netting
Street name signs
Fencing requirements
Landscaping
Park improvements
Telephone
Gas
Electric
Water Transfer
Sub -Total
The County, at its option, and upon the request by the Applicant, may grant an
extension of time for completion for any particular improvements shown above,
upon a showing by the Applicant that the above schedule cannot be met.
(If corporation, to be signed by President and attested to by Secretary, together
with corporate seal.)
Date: , 19
952020
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