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Development Guide
1. EXHIBIT
I 2-3/()
980483 #y
Planned Unit Development Change of Zone Application
Planning Department Use Only:
Case Number Application Fee:
Zoning District Receipt Number
Date Application Checked By:
Planner Assigned to Case:
I(we),the undersigned, hearby request hearings before the Weld County Planning Commission
and the Board of County Commissioners concerning the proposed PUD rezoning of the following
described unincorporated area of Weld County.
Legal Description: S 1/2 of the SW 1/4 of Section 7, T3N, R68W of the 6th P.M..
Parcel Number: 120707000034
Name of proposed subdivision: Summit Peaks Estates
Existing Zoning: Agricultural
Proposed Zoning: Ten, 2 1/2-3 1/2 acre lots -Estate(lots 1-10)
Two, 20 acre lots -Agricultural (lots 11 & 12)
Total Acreage: 75.75 Overlay Districts:None
Proposed Development Guide Submittal: Specific
Property Owners of area proposed for PUD Rezoning:
Name: Doug and Diana Cummings Phone: (303) 666-5272
Address: 1843 Eisenhower Dr. Louisville, CO 80027
Name: Larry Kaylor Phone: (970)532-1429
Address: P.O. Box 21423 Boulder, CO 80308
(Property is under contract to close 1/31/98.)
Larry Kaylor
M1
Doug Cummings
Diana Cummings
Stowssa PeAkt 1
Estates 380483
Contents
Planned Unit Development Change of Zone Application 1
PROPOSED PUD DISTRICT DESCRIPTION 4
6.3.1 - COMPONENT ONE - ENVIRONMENTAL IMPACTS 6
Noise - Vibration (6.3.1.2.1.1) 6
Smoke, Dust, Odors and Air Pollution (6.3.1.2.1.2&12) 6
Heat, Light and Glare (6.3.1.2.1.3) 6
Visual/Aesthetic Impacts (6.3.1.2.1.4) 6
Entryway and Open Space 7
Electrical Interference (6.3.1.2.1.5) 7
Water Pollution, Drilling, Ditching (6.3.1.2.1.6 & 11) 7
Waste Water & Solid Waste Disposal (6.3.1.2.1.7 & 13) 7
Wetland, Wildlife, Vegetation Removal (6.3.1.2.1.8 & 14 & 15) 7
Erosion & Sedimentation (6.3.1.2.1.9) 7
Excavating, Filling and Grading (6.3.1.2.1.10) 7
Radiation/Radioactive Materials (6.3.1.2.1.16) 7
6.3.2 - COMPONENT TWO - SERVICE PROVISION IMPACTS 8
Schools (6.3.2.2.1.1) 8
Law Enforcement (6.3.2:2.1.2) 8
Fire Protection (6.3.2.2.1.3) 8
Ambulance (6.3.2.2.1.4) 8
Transportation Circulation and Roadways (6.3.2.2.1.5) 8
Traffic Impact Analysis (6.3.2.2.1.6) 9
Storm Drainage (6.3.2.2.1.7) 9
Utility Provisions (6.3.2.2.1.8) 9
Water Provisions (6.3.2.2.1.9) 9
Sewage Disposal Provisions (6.3.2.2.1.10) 9
6.3.3 -COMPONENT THREE - LANDSCAPING 10
Intent of Landscaping 6.3.3.1 10
Landscape Plan (6.3.3.2.2) 10
Compatibility Landscaping (6.3.3.2.3) 13
Maintenance Schedule (6.3.3.2.4) 13
Proposed On-Site Improvements Agreement (6.3.3.2.5) 13
Six pew 2
Estates 980493
6.3.4 - COMPONENT FOUR - SITE DESIGN 13
Topography & Irrigation Ditches, Unique Site Factors (6.3.4.2.1.1) 13
Comprehensive Plan Goals (6.3.4.2.1.2) 14
Comprehensive Plan Goals (6.3.4.2.1.2) 14
Uses Allowed (6.3.4.2.1.3) 14
PUD Uses vs. Surrounding Uses (6.3.4.2.1.4) 16
Site Improvements Agreement (6.3.3.2.5) 16
6.3.5 - COMPONENT FIVE - COMMON OPEN SPACE 16
Intent: Common Open Space (6.3.5.1) 16
Common Open Space (6.3.5.2.1) 17
6.3.6 - COMPONENT SIX - SIGNAGE 18
6.3.7 - COMPONENT SEVEN - MUD IMPACT 18
6.3.8 - COMPONENT EIGHT INTERGOVERNMENTAL
AGREEMENT IMPACTS 18
Intergovernmental Agreement:
Efficient and Orderly Land Development (6.3.8.1) 18
Real Estate Contract 19
Affidavit of Interest Owners: Surface Estate 20
PUD Change of Zone: Names of Owners of Property Within 500 feet 21
Affidavit of Interest Owners: Minerals and Surface Estate 22
PUD Change of Zone:
Names of Mineral Owners and Lessees of Property Within 500 Feet 23
Letter from Water District 24
Letter from Electric Company 25
Drainage Report 26
Appendix A (Plant Description) 27
Six Pe4 3
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980483
PROPOSED PUD DISTRICT DESCRIPTION
Existing Zoning: Agriculture
Number of proposed lots: 12
Total Area: 76 acres (2 lots 20 acres, 10 lots 2.5 - 3.50)
Water: Longs Peak Water District
Sewer: Septic
Gas: Propane
Phone: US West
Electric: Poudre Valley REA
School: St. Vrain School District
Fire: Mountain View Fire District
Under contract - Green Acres Enterprises, LLC
(See Real Estate contract included in the appendix)
Doug & Diana Cummings
1843 Eisenhower Dr.
Louisville, CO 80027 (303) 666-5272
Larry Kaylor
P.O. Box 21473
Boulder, CO 80308 (970) 532-1429
Cr
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Estates 980483
!,,, gyp, Proposed PUD Site
General Description:
Summit Peaks Estates is a proposed covenant controlled, planned unit development
consisting of 10 residential building sites of two and one half to three and one half
acres each and two residential building sites of 20 acres each. The proposed commu-
nity will have a Homeowners Association as well as an Architectural Control Com-
mittee. Summit Peaks Estates is located approximately 2 miles west of the town of
Mead municipal boundaries. It offers fabulous views of the front range of the Rocky
Mountains and incredible views of Meeker, Longs Peak, Twin Sisters, and other
towering peaks considered by many to be the finest collection of peaks viewed from
the eastern plains. Additionally, nighttime views to the east capture the city lights of
the surrounding communities.
Legal Description:
The South 1/2 of the SW 1/4 of Sec 7, T3N, R68 W of the 6th PM, County of Weld,
State of Colorado.
Location:
Corner of County Line Rd (N/S) and WCR 34 (E/W). East of County Line Road
and North of WCR 34.
Size:
76 acres.
Land Use:
Dry crop acres.
Legal Status:
This parcel is being offered for sale by Bernard and Cheryl Hoogland. The listing
company is Perry and Butler Realty, 451 21st St., suite 200, Longmont, CO 70501.
Listing agent is Bets Scholten (303)772-7478. The selling company is Prudential
LTM Realtors, 203 S. Main St., Longmont, CO 80502. Selling agent is Don
Hammond (303)772-2222. The parcel is under contract to close January 31, 1998.
The buyers consist of Larry Kaylor, Doug and Diana Cummings of Green Acres
Enterprises, LLC.
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Estates
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t6.3.1 - COMPONENT ONE - ENVIRONMENTAL IMPACTS
Noise-Vibration(6.3.1.2.1.1)
Within the community, no noise or other nuisance shall be permitted to exist or
operate upon any lot so as to be, in the opinion of the Homeowners Association,
offensive or detrimental to any other property owner or its occupants.
Smoke,Dust,Odors and Air Pollution(6.3.1.2.1.2&12)
There shall be no exterior fires permitted on lots 1-10 except barbecue fires con-
tained within receptacles specifically designed for such purpose. No owner shall
permit any conditions on his residential lot which create a fire hazard or are in viola-
tion of fire prevention regulations.
Recycling animal waste for gardening and soil rejuvenation and maintained compost
bins will be encouraged. However, unattended waste piles that create health hazards
will be forbidden.
The access to and from the community will be paved roads which will minimize dust.
Heat,Light and Glare(6.3.1.2.1.31
No reflective window coating, metal foil, or any substance or material which acts as
a reflector of heat or light will be allowed within the development. Any exterior
lighting installed on any lot or outlet shall be indirect or of such controlled focus or
intensity as not to disturb the residents of adjacent properties.
Visual/Aesthetic Impacts(6.3.1.2.1.41
Residence Appearance:
The residential density of the development is defined as very low density. The
construction on the western end of the parcel will blend with existing residences on
the west side of County Line Road. The covenants will require mature landscaping,
underground electric lines, and satellite dishes must be sheltered from view. The
restrictive architectural covenants will insure that homes and other outbuildings
protect the value and beauty of the development. Lots will have a two story maxi-
mum limit. No building, fence, barn, corral, paddock or other permanent structure
shall be located on any lot without first obtaining the written consent of the architec-
tural review board. The owner of each lot shall plant and maintain grass and will
periodically mow or graze in such a way that it is properly maintained.
No trailer, motorhome, camper unit, boat, commercial truck or similar RV may be
parked on the streets, driveways, lots or be allowed to remain anywhere within the
subdivision, except when sheltered from view or during the construction of the
development or residence. No temporary structures other than during the process of
construction can be built. Disabled automobiles shall not be stored on streets,
driveways, or lots within the subdivision. Such vehicles must be stored within a
garage. No parking will be allowed on the streets.
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Entryway and Open Space
Xeriscape landscaping will be combined with open space and white PVC type fenc-
ing to distinguish the communities entryway. The entryway will be accented with a
stone sign. An 8-12 foot school bus waiting area will be adjacent to the entryway.
An 8 foot wide multi-use trail will be established along the perimeter of the western
10 lots. A multi-use riding arena, park and picnic area will be centrally located to the
east of lot 9, and adjacent to the trail. This open space will provide many recre-
ational opportunities.
Electrical Interference(6.3.1.2.1.51
No electronic or radio transmitter or any kind other than garage door openers or cell
phones will be located or operated within the development. The exception being
such devices necessary for the duties of law enforcement, or medical or fire emergen-
cies.
Water Pollution,Drilling,Ditching(6.3.1.2.1.6&111
No well for the production of or from which there is produced, water, oil, gas or
other substance shall be dug or operated within the development, except upon the
direction and under the authority of the association. Likewise no ditches may be dug
without the approval of the association.
Waste Water&Solid Waste Disposal(6.3.1.2.1.7&131
Summit Peaks Sewage disposal will be private septic systems.
Wetland,Wildlife,Vegetation Removal(6.3.1.2.1.8& 14& 151
There is no existing wetlands on the property. There are no trees, natural water or
wildlife vegetative sites on this land. There is a low impact to wildlife in the develop-
ment according to the potential for Impact to Wildlife Habitat map included in the
Weld County Comprehensive Plan.
Erosion&Sedimentation(6.3.1.2.1.91
Living fence rows will be established to minimize wind erosion and increase snow
capture.
Excavating,Filling and Grading(6.3.1.2.1.101
Overgrading is not anticipated in the project. Normal excavation relating to home,
road and trail construction is expected. When possible, soils removed will be incor-
porated into the landscape plan.
Radiation/Radioactive Materials (6.3.1.2.1.161
No radioactive materials in any amount may be stored or transported across the
properties within Summit Peaks Estates. Furthermore, except for propane tanks no
gasoline, paint or any other toxic hazardous or flammable materials shall be stored on
any residential lot in quantities of 15 gallons or more unless written approval is
obtained from the Architectural Control Committee.
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6.3.2 - COMPONENT TWO - SERVICE PROVISION IMPACTS
Xf j Schools (6.3.2.2.1.1)
The proposed PUD Zone district will be served by the St. Vrain School District.
RE-14: Mead Elementary, Mead Middle School and Longmont's Skyline High
School.
On October 9h, we met with Scott Toillion, St. Vrain planning specialist, to discuss
St. Vrain's concerns. Based on that meeting, a separate agreement will be signed to
help mitigate the impacts on the schools. This agreement will include a $427 per unit
cash in lieu of land contribution to be paid by the builder prior to receiving building
permits.
The issue of children's safety is of utmost concern for both the parents and the
school district. The school district transportation director has been consulted for
evaluation of the school bus waiting area proposed at the entrance. This area will
have adequate space away from the traffic lanes so the school children can safely
wait for the bus. The bus does not need and will not utilize a separate loading and
unloading zone.
Law Enforcement(6.3.2:2.1.2)
The proposed PUD zone district will be served by the Weld County Sheriff's depart-
ment for its protection and safety. The Sheriff's Department routinely patrols along
Weld County Road 1 (County Line Road) and will not need to modify its patrol route
for the development.
Fire Protection(6.3.2.2.1.31
The proposed PUD zone district will be serviced by the Mountain View Fire Protec-
tion District. The fire district supports the development and requests that the codes
for construction, water flow, and access be met. The development has worked with
the fire district for concurrence of the water system design and the road system
design. Additionally, all residential construction will be compliant with the 1994
Uniform Fire Code and the 1994 Uniform Building Code as adopted by the Weld
County Commissioners.
Ambulance(6.3.2.2.1.41
The responsible ambulance service in this area is American Medical Response of
Colorado. Their station from which the ambulance would be dispatched is at County
Line Road and Highway 119.
Transportation Circulation and Roadways(6.3.2.2.1.51
Access to the proposed PUD zone district is from Weld County Road 34 (WCR 34)
approximately 500 feet east of the intersection of Weld County Road 1 (WCR 1).
WCR 34 is designated as a local paved road at this location and has an existing right
of way of 60 feet. WCR 34 forms a"T" intersection with WCR 1 adjacent to the
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development area. There are no future plans for extending WCR 34 to the west of
WCR 1.
The access within the community will consist of an asphalt road, 3-4 inches in depth.
The lane width will be 12 feet, and the shoulder width will be 4 feet to combine for a
total width of 32 feet. A 60 foot right-of-way is incorporated to comply with county
requirements. The paved radius of the cul-de-sac's will be 50 feet. The street will
have a stop sign at the exit onto County Line Road 34. No parking will be allowed
along the road side or on the shoulder.
Traffic Impact Analysis(6.3.2.2.1.6)
Traffic impact has been provided by the Weld County Public Works Department. The
average daily traffic (ADT) count taken in 1997 for WCR 34 between WCR 1 and
WCR 3 is 976 vehicles per day. The average ADT for WCR 1 adjacent to the devel-
opment is 1,170 vehicles per day. The increased traffic count as a result of the
development will be an estimated 48 vehicles per day.
Storm Drainage(6.3.2.2.1.7)
A storm water drainage report was completed by a registered professional engineer.
The drainage report is included as an attachment to this application.
Utility Provisions(6.3.2.2.1.8)
The proposed PUD zone district will be serviced by the Poudre Valley Rural Electric
Authority. There is currently residential service lines installed along WCR 1 on the
western side of the roadway. The Poudre Valley Rural Electric Authority has re-
viewed the development design and has submitted a letter documenting that there is
adequate electrical service available. Gas service, if desired, will be provided by
individual propane storage tanks installed during the construction of the residences
and by the owners of the residences. The locations and appearances of the propane
tanks will be regulated within the architectural restrictions in the development's
covenants.
Water Provisions(6.3.2.2.1.9)
Water service will be provided by the Longs Peak Water District. The development
will attach to the Longs Peak Water District system lines located along WCR 1. The
water district has been consulted and has evaluated the design of the water system to
meet the requirements of residential housing and the requirements of the Mountain
View Fire District. A letter confirming the availability of the water service is at-
tached to this application.
Sewage Disposal Provisions(6.3.2.2.1.101
The sewage disposal system will be provided by private septic and leach systems
installed by the owners of the individual residences. The septic systems will be
designed and constructed with all applicable regulations adopted by the Weld County
Commissioners.
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-:ic! . 6.3.3 -COMPONENT THREE - LANDSCAPING
6144.14 Intent of Landscaping 6.3.3.1
‘izsv In the described development, wildlife habitat is currently lacking in key elements.
Due to overgrazing practices of the past, the ground cover in some areas is sparse,
and the food supply is limited for only certain species. We feel the habitat can be
revitalized to support more species. There will be trees and shrubs planted to en-
hance the beauty of the area and to increase the available wildlife habitat. Addition-
ally, by adopting xeriscape techniques and adhering to recommendations made by the
Colorado State University Cooperative extension, we can fulfill this goal and at the
same time conserve water. As an example, there are presently 19 trees that are
recommended for xeriscape projects, and there are 23 recommended shrubs. Fur-
thermore, there are 39 ground cover plants that do well in this region. All of the
above mentioned trees, shrubs and ground cover plants need little to no water 2-3
years after the initial planting. All of the species mentioned provide different combi-
nations of cover, seeds, nuts, berries, shade, and, at various heights, encourage
wildlife development. This diverse habitat will result in an environment that creates
visual identity and character.
The State Soil Conservation Board of The Colorado Department of Natural Re-
sources has provided us guidance in reducing wind erosion and in maximizing snow
storage capacity by utilizing living fences. For the proposed development to benefit
the most, we feel it is critical to plant the living fences as early as possible when
implementing the landscaping plan.
Landscape Goals:
Our proposed landscape plan will establish mature landscaping and, at the same time,
will maintain the spectacular mountain and eastern views of the plains. The entry
way will be graced with a stone sign that will be surrounded by colorful shrubbery
and evergreens which will symbolize the magnificent views that the development will
enjoy.
Additionally, within 3 years of lot ownership a minimum of 10 mature trees will be
required on each parcel. This requirement will allow for a minimum of over 120
mature trees to be planted (mature trees are by definition deciduous 8 foot tall and
evergreen 4 foot tall). Native low water plants, shrubbery and trees will be strongly
encouraged. Buffalo, Blue Gramma, Smooth Brome, and tall fescue grasses will be
strongly recommended over bluegrass lawns. "Clustering" of vegetation will be
encouraged to conserve water and increase wildlife habitat. The architectural review
committee will encourage residents to utilize sprinkler systems in times opposite the
sun to reduce evaporation losses. Furthermore, residents will be "encouraged" to
irrigate all non-turf areas with drip or other low-emittence irrigation systems. These
steps will reduce water usage by up to 70%.
Landscape Plan(6.3.3.2.2)
The entry way off of County Road 34 will be distinguished by a white 3 rail country-
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Estates
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style PVC fence. The mixed-use trail will be in front of the fence to allow drivers the
maximum field of vision of pedestrians and riders. The fence will run parallel to
County Road 34 and will be adjacent to lots land 10. The fencing will funnel into
Summit Peaks Estates.
Visitors and owners will be greeted by a 10 foot rock crafted sign adjoining the
country-style fence. This sign will be on the west side of the entry way. It will be
flanked by two colorful Western Sandcherry shrubs 3-4 feet high, two Fernbrush
Evergreen shrubs, 1-2 feet high, 3 Feather Reed grass clusters and 5 Rocky Moun-
tain Penstemon spires 1-2 feet high. This 450 square foot rock garden area also will
be planted with other xeriscape ground cover. When visitors glance at the etched
stone sign, the backdrop will be the magnificent snow-capped peaks.
Behind this western entry area, adjacent to the road, is the school bus waiting area.
By design, this area is over forty feet from Weld County Road 34. With purpose,
there is not a lot of dense vegetation in and around this waiting area to allow parents
and kids adequate field of vision.
On the drivers right, the east side of the entryway, the symmetrical 450 square foot
area will be densely planted with trees and shrubbery. These xeriscape plantings will
consist of 3 Western Sandcherry shrubs 3-4 feet high, I Kentucky Coffee tree, 8-10
feet high, 1 Goldenrain tree, 8-10 feet high, I Thornless Honeylocust tree, 8-10 feet
high and 2 Juniper 5-7 foot high trees acting as evergreen"book-ends".
An additional 150 feet of Summit Peaks Drive will be "street-scaped" with a mixture
of 2 Kentucky Coffee trees, 2 Hackberry, 2 big-tooth Maples and 2 Douglas Fir
trees. These trees will be planted 40 feet apart on each side of the road.
At the "T" intersection of the curving road, the landscaped corners will consist of 4
Apache Plume shrubs.
The multi-use park will have 1, 8-10 foot Goldenrain tree, 1 Kentucky Coffee tree
and four Apache Plume Shrubs 3-4 feet tall.
Based on the Colorado Department of Natural Resources State Soil Conservation
Board recommendations, we realize that in order to revitalize the eastern acreage of
lots Nand 12, it is necessary to plant living fences. These fences will help to block
wind erosion and also capture blowing snow for needed moisture. On lot 11, in the
southwestern corner, adjacent to the walking trail, a 150 foot double row of drought
resistant evergreens will be planted. The evergreen rows of 6-12 inch high seedlings
will consist of 35 Pinon Pine trees and 15 Bristlecone Pine trees planted 6 feet apart.
Behind the evergreen fence is the mixed 10-30 inch high shrub row consisting of 25
Cotoneaster shrubs, and 25 Native Plum shrubs. The fence row then turns east and
parallels County Road 34 for 50 feet. This Southern fence row consists of a double
row of 10 Pinon Pines and 15 Bristlecone Pines.
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On lot 12 the western winds will be blocked by a 160 foot double evergreen row of
40 Pinon trees planted 6 feet apart, adjacent to the northwestern edge of the multi-
use trail. A northern double fence row will run west to east 200 feet consisting of 65
Pinon trees. This "L" shaped fence will have a shrub row behind it consisting of 25
Cotoneaster and 25 Native Plum shrubs.
Behind both of these"L" shaped fences will be wildlife thickets planted with 25
Caragana shrubs and 15 thornless Honeylocust trees.
In the southeastern corners of lot 11 and the northeastern corner of lot 12, wildlife
thickets will be planted with fast growing, but water efficient trees and shrubbery.
These 10-30 inch thicket plantings consists of 50 Buffaloberry shrubs, 25 Caragana,
50 Sumac shrubs and 35 Thornless Honeylocust trees. Both the Buffaloberry and
Sumac shrubs are spreading shrubs that promote wildlife habitation.
At the corner of Weld County Road 1 and Weld County Road 34 adjacent to the
south west corner of Lot 1, a 200 square foot corner will be xeriscaped to compli-
ment the entryway. This corner will consist of a 4 foot rock crafted sign blended into
the fence. This sign will be a smaller version of the larger entryway sign. Two
Western Sandcherry shrubs will be the tallest vegetation within the 200 square foot
garden area.
The summary of proposed plantings consist of:
Evergreen Trees
2 Juniper trees 5-7 feet tall
150 Pinon Pine Trees 6-12 inches tall •
30 Bristlecone Pines 6-12 inches tall
2 Douglas Fir trees 5-7 feet tall ;s
184 Total Evergreen Trees
Deciduous Trees
4 Kentucky Coffee Trees 8-10 feet tall
2 Goldenrain Tree 8-10 feet tall
1 Thornless Honeylocust trees 8-10 feet tall si k
50 Thornless Honeylocust trees 10-30 inches tall • 4.4.,%
/ ;x
2 Big Tooth Maples 8-10 feet tall ?p`# .4,,; .
2 Hackberry trees 8-10 feet tall
61 total deciduous trees.
Deciduous Shrubs
50 Cotoneaster Shrubs 10-30 inches tall
50 Caragana Shrubs 10-30 inches tall
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50 Native Plum Shrubs 10-30 inches tall
50 Buffaloberry Shrubs 10-30 inches tall
50 Sumac Shrubs 10-30 inches tall ' I
7 Western Sandcherry Shrubs 3-4 feet tall
8 Apache Plume Shrubs 3-4 feet tall
265 Total Deciduous Shrubs
Evergreen Shrubs
2 Fernbrush Evergreen Shrubs 1-2 feet tall
Other Plants
3 Feather Reed Grass Clusters
5 Rocky Mountain Penstemon clumped spires
(Detailed Descriptions of plants and trees located in Appendix A, page 26.)
LANDSCAPING SUMMARY
In addition to the 520 trees and shrubs to be planted, the covenants will require lot
owners to contribute 10 mature trees, as previously defined, within 3 years of lot
ownership. This covenant requirement will establish a minimum of 640 trees and
shrubs to be planted within the Summit Peaks Estates Community.
Compatibility Landscaping(6.3.3.2.31
This is a dryland area and xeriscape landscaping is used in all common areas and will
be encouraged on the individual lots.
Maintenance Schedule(6.3.3.2.4)
All of the trees and shrubs to be planted require minimal water once established. For
the first 3 years it will be necessary to water, fertilize and maintain the new plantings.
After this time period the trees and shrubs will be established and require little
maintenance. The country-style fence is constructed of white PVC and will not
crack, peel or fade. The entryway and open space areas will be weeded, cleaned and
maintained by the homeowners association.
The multiple-use trail maintenance is the responsibility of the lot owners whose
portion of trail is adjacent to their property. The trail construction will be done in a
manner that discourages weeds from growing through the trail.
The multi-use park and arena will be maintained by the Homeowners Association.
Proposed On-Site Improvements Agreement(6.3.3.2.5)
An on-site improvements agreement for the landscaping will be submitted at the
filing of the final plat.
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6.3.4 - COMPONENT FOUR- SITE DESIGN
ISMS Topography&Irrigation Ditches,Unique Site Factors(6.3.4.2.1.11
Western mesa elevation 5,205 feet with slight slope from west to an eastern elevation
of 5,153 feet. The average mesa elevation is 5,200 feet for the first 1,000 feet
moving west to east.
The unobstructed views of the mountains combined with the rich rural feel of the
countryside, creates a unique property. Our heartfelt intent is to blend into the
surrounding landscape and community. The proposed area for the residences is the
western side of the property. This will preserve the eastern portion of the parcel for
agricultural revival.
We recognize the potential for reviving and restoring this mistreated dry agricultural
land into productive farmland. This section has some westerly wind protection due
to the elevation change from the mesa. As the landscape plan indicates we will
provide additional wind protection from the west and north with living fences that
will also provide winter moisture to the soil. Years of wind erosion on the mesa have
contributed to topsoil ridges in this eastern section which will help sustain a healthy
grass crop. By design, the 2 large parallel parcels combine to form a 40 acre grass
meadow in the east. Each of the building areas of the larger parcels will be in a
western 5 acre building envelope.
We are sensitive to blending into the rural community as well as the landscape. In a
Mead town meeting attended on May 14th, public sentiment indicated that low
density development was desired. Additionally, the local residents strongly encour-
aged large open areas and walking trails. This public sentiment is expressed in the
surveys and brainstorming sessions that were completed as part of the update of
their comprehensive plan. The people of Mead indicated a desire to "retain the rural
character of the area by providing low-density housing on large lots in outlying
areas".
Comprehensive Plan Goals(6.3.4.2.1.2)
The development is located within the Mead Area of Influence as described in the
proposed Mead Area Comprehensive Plan. The site is located approximately 2 miles
from the Mead municipal boundaries. Consideration was taken to comply with the
Mead Area Comprehensive Plan. Minimum lot sizes of greater than 2.5 acres are
established to comply with Mead's low density goal. The Town of mead has indi-
cated a desire for potential annexation in the future.
Comprehensive Plan Goals(6.3.4.2.1.21
There is no intergovernmental agreement yet in place between the Town of Mead
and Weld County that recognizes the Mead Area Comprehensive Plan. However, the
proposed PUD district falls within the area of influence of the Mead Area Compre-
hensive Plan. The Town of Mead indicated in their August 1" referral response their
desire to annex the development. Unfortunately, Mead is unable to annex the prop-
Ye ?, 14
Estates 28041193
erty. The proposed PUD district is compatible and complies with both the Weld
County Comprehensive plan and the Mead Area Comprehensive Plan.
Uses Allowed(6.3.4.2.1.3)
The proposed PUD Zone District will provide building sites for single family housing
and agricultural sites for small farming and livestock activities. The individual lot
sizes proposed in the Specific Development Guide will be a minimum of 2.5 acres.
This will allow the construction of a single family residence, the construction of
utility buildings used to house livestock and equipment, and an adequate grazing and
exercise area for allowable livestock.
The eastern portions of lots 11 and 12 will be rested, re-seeded and conservative
grazing practices will be enforced. "Living fences" consisting of native trees and
shrubbery will be planted to diffuse wind and restore topsoil. For the short term,
birds of prey "resting" poles will be planted to discourage prairie dog damage.
Initially, chemical spraying may be necessary to help control weeds throughout the
eastern pasture land. The current grasses include: annual rye, wheatgrass, intermedi-
ate wheatgrass and Lincoln smooth grome. On the west and south perimeter of the
property, there is a small amount of cheat grass. The weeds apparent at this time
include some vineweed, sunflowers and wild lettuce.
The western residential portion will be covenant controlled to avoid overgrazing. An
animal unit system of measurement, which is listed below, will be utilized that is more
conservative than Weld County's zoning ordinance. This reflects our concern for
overgrazing the land.
Kinds and classes of animals Animal-Unit
Cow or bull older than 1 year 1.25
Cow less than 1 year 1.00
Horse 1.00
Horse, less than 1 year .50 /-
Sheep • .50
Lamb, 1 year or less .25 1 )
Goat 1.0
Kid .50 1 k } t
Llama 1.00
Llama with cria (less than 1 year old) 1.25 i-
Fowl .20
•
Rabbits .20
Swine 1.00
Bison (limited to lots 11 & 12) 1.25
Elk (limited to lots 11 & 12) 1.25
Maximum allowable Animal units per lot:
Lots 1-10: 2.5 animal units per lot
Lots 111& 12 25 animal units per lot
54.0 00,4 Pe4444 15
Estates
980z7:83
Additional covenants will be established to avoid overgrazing. Overgrazing will be
defined as grass measuring 2 inches or less. Landowners who have livestock will be
required to divide their land into 2 units to allow the grass rest periods between
grazings. Corral or containment areas may not exceed 10% of the acreage of the
lot.
The outbuildings and the animal shelters must be approved by the Architectural
Control Committee. In addition, the property owner shall be responsible for keeping
their shelter in a clean and sanitary condition at all times and if not complied with, the
Architectural Control Committee or Association shall have the authority to have the
cleaning done at the property owner's expense.
PUD Uses vs.Surrounding Uses(6.3.4.2.1.4)
The areas surrounding the PUD consist of a mixture of residential housing on similar
lots, dry-land crop farming, and stock grazing. The proposed PUD district is com-
patible with the existing residential areas and the lot sizes will blend with the other
residential areas. The proposed PUD district is also encouraging agricultural use
within its boundaries and will support agricultural practice in the surrounding areas
as well. The"Right To Farm" covenant as stated in the Weld County Comprehensive
Plan will be adopted and included in the PUD district covenants. Residents of the
PUD district will be informed through the covenants that the historical use of the
land surrounding the area is expected to remain in place and that the agricultural
operations may change to other types of agricultural use. Any agricultural function,
whether historical or new, will be covered by the"Right To Farm" covenant and the
allowable uses within the PUD district.
Our Boulder County neighbors enjoy a similar low density lifestyle. West of County
Line road there are many"low density" residences.
We have discussed the development plan with our residential neighbors. We have
mailed our agricultural neighbors an introductory letter and a copy of Weld County's
"Right to Farm" covenants. The residents of Summit Peaks Estates will be made
aware of the long-standing practices of our neighbors and their rights to protect their
livelihood.
Lastly, all residents of Summit Peaks Estates will be encouraged to enjoy and support
a country lifestyle. This community will be marketed as a"4-H" friendly community
that allows its' residents the freedom to pursue 4-H projects and to responsibly raise
and care for their animals.
Site Improvements Agreement(6.3.3.2.5)
A site improvements agreement will be submitted at the filing of the final plat.
SM,rwft4 Pew 16
Estates
.9804113
6.3.5 - COMPONENT FIVE - COMMON OPEN SPACE
Intent:Common Open Space(6.3.5.1)
Summit Peaks Estates is driven by the concept of open space. Increasingly, front
range communities have been created by high residential density, limited recreational
activities, and very restrictive agricultural opportunities. We realize that the pro-
posed PUD by lot size, could hardly be defined as an agricultural community. How-
ever, the proposed development emphasizes raising livestock(limited to animal units
per lot), 4-H projects, gardening, (xeriscape practices will be strongly encouraged),
walking, running, and riding bikes or horses around the communities streets and
trails.
Additionally, a sense of community will be gained by the centralized park that is
"fed" by the road and trail system.
The revitalized eastern 30 acre grass meadow promotes an open, rural country
environment. The unique landscaping plan will lead to a dramatic increase in wildlife
and scenery. This community will offer its' residents a"country living" opportunity
that most developments overlook.
Common Open Space(6.3.5.2.1]
An 8 foot wide trail will establish the outside perimeter of lots 1- 10. The trail will
be accessible by all residents of Summit Peaks Estates. All lots will have a section of
the trail adjacent to a portion of their property. This trail will be designed for mix
uses, riding, biking, walking and running. By covenant, upkeep and maintenance of
the trail will be the property owners responsibility for the section adjacent to their
property. Additionally, the Homeowners Association will provide long-term upkeep
and maintenance.
The multi-use park will be centrally located east of lot 9, adjacent to the trail. The
park will consist of a fenced riding arena 165 feet long and 90 feet wide. A picnic
area will be in the northern section of the park adjacent to the street. This area will
have picnic tables, a barbecue grill, volleyball.and horshoe-pits. There is a minimal
amount of traffic on this street so it makes it a desirable place for kids and adult to
gather.
Lots 1-5 will have rear building setbacks of 175 feet from their western property
lines along County Line Road. Lots 6-10 will also have 175 feet rear setbacks from
their eastern property lines. Lots 5 and 6 will have 25 foot setbacks from their
northern property lines and lots 1 and 10 will have 25 foot setbacks from their
southern property lines. The use of these setbacks will create an open area beltline
that parallels and complements the trail system. This area by itself will be over 11
acres without any buildings, streets, driveways or parking areas.
By combining the beltline acreage with the trail, the park and the 30 acre pasture
ground east of the builing envelopes in lot 11 and 12, this community will enjoy over
St..n..04-4 Pe44 17
Estates
980-"$3
42 acres of open area. This combination of private and semi-private ownership
creates a balanced, spacious development that emphasizes open area and recognizes
the long-term maintenance issues necessary for this open area.
The development area is blended to the west, south and north by similar residential
lots mixed with agricultural use. The undeveloped 30 acre areas on the 2 eastern lots
will be preserved and enhanced as agricultural areas. Though the land quality is
poor, and the farm yield is historically low, this area can support native prairie
grasses and vegetation that is suitable for grazing a low number of livestock.
6.3.6 - COMPONENT SIX - SIGNAGE
There will be no signs except traffic signs, small address signs and standard real
estate signs allowed on any lot. The entrance will be graced with a 10 foot stone
structure announcing the community.
6.3.7 - COMPONENT SEVEN - MUD IMPACT
Not applicable.
6.3.8 - COMPONENT EIGHT -
INTERGOVERNMENTAL AGREEMENT IMPACTS
Intergovernmental Agreement:Efficient and Orderly Land Development(6.3.8.1)
There currently exists no intergovernmental agreement between the Town of Mead
and Weld County. The Town of Mead has indicated the desire to create an agree-
ment with Weld county as stated in the introductory section of the Mead Area Com-
prehensive Plan
S.ufr.0-4 Ytlo2 18
Estates
980...
Real Estate Contract
54$$44.4 pua(ct. 19
Estates 980433
t t iC rue U I1CI Rita! V
LTM, REALTORS® _
203 So. Main ML.S
Longmont, CO 80501
(303) 772-2222
r .5 FORM HAS IMPORTANT LEGAL CONSEQUENCES AND THE PARTIES SHOULD CONSULT LEGAL AND TAX OR OTHER COUNSEL BEFORE SIGNING.
VACANT LAND/FARM AND RANCH
CONTRACT TO BUY AND SELL REAL ESTATE
[NEW LOAN]
May 23 , 1997
1. PARTIES AND PROPERTY.
GREEN ACRES ENTERPRISES, LLC.
buyer(s) [Buyer], (as jbih(4e6ints/ /tir/adtiidddoSrktlob) agrees to buy, and the undersigned seller(s) [Seller], agrees to sell, on the terms and
conditions set forth in this contract, the following described real estate in the County of Weld , Colorado, to wit:
The SW 1/4 of the S1/2 of Sec. 7—T3N—R68 W. of the 6th PM
known as No. CTY LINE RD (Lot 2 of 4 Lots) Longmont CO 80501
Street Address City State Zip
together with all interest of Seller in vacated streets and alleys adjacent thereto, all easements and other appurtenances thereto, all improvements
thereon and all attached fixtures thereon, except as herein excluded(collectively the Property).
2. INCLUSIONS/EXCLUSIONS. The purchase price includes the following items (a) if attached to the Property on the date of
this contract: lighting, heating, plumbing, ventilating, and air conditioning fixtures, TV antennas, water softeners, smoke/fire/burglar alarms,
security devices, inside telephone wiring and connecting blocks/jacks, plants, minors, floor coverings, intercom systems, built-in kitchen
appliances, sprinkler systems and controls, built-in vacuum systems (including accessories),and garage door openers including N/A, remote controls;
(b) if on the Property whether attached or not on the date of this contract: storm windows, storm doors, window and porch shades, awnings, blinds,
screens, curtain rods, drapery rods, fireplace inserts, fireplace screens, fireplace grates, heating stoves, storage sheds, all keys and (c)
N/A
Water Rights.Purchase price to include the following water rights:
N/A
(e) Growing Crops.With respect to the growing crops Seller and Buyer agree as follows:
N/A
The above-described included items (Inclusions)are to be conveyed to Buyer by Seller by bill of sale, N/A
deed or other applicable legal instruments) at the closing, free and clear of all taxes, liens and encumbrances, except as provided in Section 12. The
following attached fixtures are excluded from this sale:
N/A
3. PURCHASE PRICE AND TERMS. The purchase price shall be $ _ , payable in U.S. dollars by Buyer as
follows. (Complete the applicable terms below.)
(a) Earnest Money.
$ in the form of PROMISSORY NOTE , as earnest money deposit and part payment of the purchase price,
payable to and held oy PERRY & BUTLER REALTY, Inc. ,broker,
in its trust account on behalf of both Seller and Buyer. Broker is.authorized to deliver the earnest money deposit to the closing agent, if any,
at or before closing.
The balance of$ _ - (purchase price less earnest money) shall be paid as follows:
(b) Cash atClosing.
$ , plus closing costs, to be paid by Buyer at closing in funds which comply with all applicable Colorado laws, which
include cash, electronic transfer funds, certified check, savings and loan teller's check, and cashier's check (Good Funds). Subject to the provisions
of Section 4, if the existing loan balance at the time of closing shall be different from the loan balance in Section 3, the adjustment shall be made
in Good Funds at closing or paid as follows: •
N/A
-L
ie printed portions of this form have been approved by the Colorado Real Estate Commission.(CBS3.7.96)
3S3-7-96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE (NEW LOAN]
:aIFA$T®Forms,Box 4700,Frisco,CO 80443, Version 5.02,CRealFAST®, 1997;Reg#LCOCOL222400
Completed by-DON HAMMOND,SALES ASSOCIATE,Prudential LTM Realtors
05/23/97 11:15:34 Page 1 of 6
ryer(s) yi� Seller(s)
?Tr--
980,1193
(c) New Loan. •
S by Buyer obtaining a new loan.This loan will be secured by a(1st,2nd,etc.) 1st deed of trust.
The Loan shall be amortized over a period of _ years at approximately $ per month
'ncluding principal and interest not to exceed Yo per annum,plus,if required by Buyer's lender,a deposit of N/A
)f the estimated annual real estate taxes, property insurance premium, and mortgage insurance premium. If the loan is an adjustable interest
or graduated payment loan,the payments and interest rate initially shall not exceed the figures set forth above.
.oan discount points,if any,shall be paid to lender at closing and shall not exceed N/A %of the total loan amount.Notwithstanding the loan's
interest rate,the first N/A loan discount points shall be paid by N/A and the balance,
fany,shall be paid by N/A
Buyer shall timely pay a loan origination fee not to exceed 1.0 %of the loan amount and Buyer's loan costs.
(d) Assumption. [OMITTED-INAPPLICABLE]
(e) Seller or Private Third-Party Financing. [OMITTED-INAPPLICABLE]
4. FINANCING CONDITIONS AND OBLIGATIONS.
(a) Loan Appliation(s). If Buyer is to pay all or part of the purchase price as set forth in Section 3 by obtaining a new loan or
'f an existing loan is not to be released at closing, Buyer, if required by such lender, shall make written application within 10
alendar days from acceptance of this contract. Buyer shall cooperate with Seller and lender to obtain loan approval, diligently and timely
lursue same in good faith, execute all documents and furnish all information and documents required by the lender, and, subject to Section 3,
timely pay the costs of obtaining such loan or lender consent.
(b) Loan Approval. If Buyer is to pay all or part of the purchase price by obtaining a new loan as specified in Section 3, this contract is
Anditional upon lender's approval of the new loan on or before Auaust 22, 1997 .
if not so approved by said date, this contract shall terminate.
(c) Existing Loan Review. [OMITTED-INAPPLICABLE]
(d) Assumption Balance. [OMITTED-INAPPLICABLE]
(e) Credit Information. [OMITTED-INAPPLICABLE]
5. APPRAISAL PROVISION.
(Check only one box) This Section 5 ® shall 0 shall not apply.
If this Section 5 applies, as indicated above, Buyer shall have the sole option and election to terminate this contract if the purchase price exceeds
the Property's valuation determined by an appraiser engaged by Lender
The contract shall terminate by the Buyer causing the Seller to receive written notice of termination and a copy of such appraisal or written notice of
termination and a copy of such appraisal or written notice from lender which confirms the Property's valuation is less than the purchase price,on or before
August 15, 1997 (Appraisal Deadline).If Seller does not receive such written notice of termination on or before the
appraisal deadline, Buyer waives any right to terminate under this section.
6. COST OF APPRAISAL. Cost of any appraisal to be obtained after the date of this contract shall be timely paid by
er
7. NOT ASSIGNABLE. This contract shall not be assignable by Buyer without Seller's prior written consent Except as so restricted, this
contract shall inure to the benefit of and be binding upon the heirs,personal representatives,successors and assigns of the parties.
8. EVIDENCE OF TITLE. Seller shall furnish to Buyer, at Seller's expense,either a current commitment for owner's title insurance policy in an
amount equal to the purchase price or at Seller's choice, an abstract of title certified to a current date, on or before June 10, 1997
(Title Deadline). If a title insurance commitment is furnished, Buyer may require of Seller that copies of instruments
(or abstracts of instruments) listed in the schedule of exceptions (Exceptions) in the title insurance commitment also be furnished
to Buyer at Seller's expense. This requirement shall pertain only to instruments shown of record in the office of the clerk and recorder of the
designated county or counties. The title insurance commitment, together with any copies or abstracts of instruments furnished pursuant to this
Section 8, constitute the title documents (Title Documents). Buyer, or Buyer's designee, must request Seller, in writing, to furnish copies or abstracts
of instruments listed in the schedule of exceptions no later than 7 calendar days after Title Deadline. If Seller furnishes a title
insurance commitment, Seller will pay the premium at closing and have the title insurance policy delivered to Buyer as soon as practicable after closing.
9. TITLE.
(a) Title Review. Buyer shall have the right to inspect the Title Documents or abstract. Written notice by Buyer of unmerchantability of
title or of any other unsatisfactory title condition shown by the Title Documents or abstract shall be signed by or on behalf of Buyer and given
Ito Seller on or before 7 calendar days after Title Deadline, or within five (5) calendar days after receipt by Buyer of any Title Document(s)
or endorsement(s) adding new Exception(s) to the title commitment together with a copy of the Title Document adding new Exception(s) to title. If
Seller does not receive Buyer's notice by the date(s) specified above, Buyer accepts the condition of title as disclosed by the Title Documents as
satisfactory.
(b) Matters Not Shown by the Public Records. Seller shall deliver to Buyer, on or before the Title Deadline set forth in Section 8,
true copies of all lease(s) and survey(s) in Seller's possession pertaining to the Property and shall disclose to Buyer all easements, liens or other title
matters not shown by the public records of which Seller has actual knowledge. Buyer shall have the right to inspect the Property to determine if any third
party(s) has any right in the Property not shown by the public records (such as an unrecorded easement, unrecorded lease, or boundary line discrepancy).
IWritten notice of any unsatisfactory condition(s)disclosed by Seller or revealed by such inspection shall be signed by or on behalf of Buyer and given
to Seller on or before June 20, 1997 . If Seller does not receive Buyer's notice by said date, Buyer accepts title subject to
such rights, if any,of third parties of which Buyer has actual knowledge.
(c) Special Taxing Districts. SPECIAL TAXING DISTRICTS MAY BE SUBJECT TO GENERAL OBLIGATION INDEBTEDNESS THAT IS PAID
REVENUES PRODUCED FROM ANNUAL TAX LEVIES ON THE TAXABLE PROPERTY WITHIN SUCH DISTRICTS. PROPERTY OWNERS IN SUCH DISTRICTS
,e printed portions of this form have been approved by the Colorado Real Estate Commission.(CBS3-7-96)
3S3-7-96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE [NEW LOAN]
,.aaIFAST®Forms,Box 4700,Frisco,CO 80443, Version 5.02.CReatFAST®,1997;Reg#LCOCOL222400
Completed by-DON HAMMOND.SALES ASSOCIATE.Prudential LTM Realtors 05/23/97 10:05:22 Page 2 of 6
iyer(s) ;VC< Seller(s)
380 c"p,,� (r+
"AY BE•PLACED AT RISK FOR INCREASED MILL LEVIES AND EXCESSIVE TAX BURDENS TO SUPPORT THE SERVICING OF SUCH DEBT WHERE
[RCUMSTANCES ARISE RESULTING IN THE INABILITY OF SUCH A DISTRICT TO DISCHARGE SUCH INDEBTEDNESS WITHOUT SUCH AN INCREASE
MIL LEVIES. BUYER SHOULD INVESTIGATE THE DEBT FINANCING REQUIREMENTS OF THE AUTHORIZED GENERAL OBLIGATION INDEBTEDNESS
OF SUCH DISTRICTS, EXISTING MILL LEVIES OF SUCH DISTRICT SERVICING SUCH INDEBTEDNESS, AND THE POTENTIAL FOR AN INCREASE IN
e'ICH MILL LEVIES.
In the event the Property is located within a special taxing district and Buyer desires to terminate this contract as a result, if written
is given to Seller on or before the date set forth in subsection 9 (b), this contract shall then terminate. If Seller does not receive Buyer's
n : by the date specified above, Buyer accepts the effect of the Property's inclusion in such special taxing district(s) and waives the right to
cr• terminate.
(d) Right to Cure. If Seller receives notice of unmerchantability of title or any other unsatisfactory title condition(s) as provided in
...:bsection (a) or (b) above, Seller shall use reasonable effort to correct said unsatisfactory title condition(s) prior to the date of closing. If
Seller fails to correct said unsatisfactory title condition(s) on or before the date of closing, this contract shall then terminate; provided, however,
dryer may,by written notice received by Seller,on or before closing, waive objection to said unsatisfactory title condition(s). /
10. INSPECTION. Seller agrees to provide Buyer on or before June 06, 1997 ,with a Seller's Property Disclosure
form completed by Seller to the best of Seller's current actual knowledge. Buyer or any designee, shall have the right to have inspection(s) of the
physical condition of the Property and Inclusions, at Buyer's expense. If written notice of any unsatisfactory condition, signed by or on behalf of
uyer, is not received by Seller on or before June 13, 1997 (Objection Deadline), the physical condition of the Property and
elusions shall be deemed to be satisfactory to Buyer. If such notice is received by Seller as set forth above, and if Buyer and Seller have not
agreed,in writing, to a settlement thereof on or before June 20, 1997 (Resolution Deadline), this contract shall
terminate three calendar days following the Resolution Deadline; unless, within the three calendar days, Seller receives written notice from Buyer waiving
ijection to any unsatisfactory condition. Buyer is responsible for and shall pay for any damage which occurs to the Property and Inclusions as a result of
ch inspection.
11. DATE OF CLOSING. The date of closing shall be October 01, 1997 , or by mutual agreement at an earlier date.The hour
id place of closing shall be designated by PERRY & BUTLER REALTY, Inc. and THE PRUDENTIAL LTM, REALTORS .
12. TRANSFER OF TITLE. Subject to tender or payment at closing as required herein and compliance by Buyer with the other terms and provisions
hereof, Seller shall execute and deliver a good and sufficient General Warranty
"^ed to Buyer, on closing, conveying the Property free and clear of all taxes except the general taxes for the year of closing, and except
/A
Title shall be conveyed free and clear of all liens for special improvements installed as of the date of Buyer's signature hereon, whether assessed
r not; except (i) distribution utility easements (including cable TV), (ii) those matters reflected by the Title Documents accepted by Buyer in
xardance with subsection 9(a), (iii) those rights, if any, of third parties in the Property not shown by the public records in accordance with
,ubsection 9(b), (iv) inclusion of the Property within any special taxing district, (v)subject to building and zoning regulations.
13. PAYMENT OF ENCUMBRANCES. Any encumbrance required to be paid shall be paid at or before closing from the proceeds of this
etion or from any other source.
14. CLOSING COSTS,DOCUMENTS AND SERVICES. Buyer and Seller shall pay, in Good Funds, their respective closing costs and all
^ther items required to be paid at closing, except as otherwise provided herein. Buyer and Seller shall sign and complete all customary or required
rcuments at or before closing. Fees for real estate closing services shall not exceed $ 150.00 and shall be paid at closing by
uyer and Seller equally . The local transfer tax of N/A %ofthe purchase price shall be paid at
closing by N/A . Any sales and use tax that may accrue because of this
transaction shall be paid when due by N/A
15. PRORATIONS. General taxes for the year of closing, based on the taxes for the calendar year immediately preceding closing, rents, water
and sewer charges,owner's association dues, and interest on continuing loan(s), if any,and
N/A
loll be prorated to date of closing.
16. POSSESSION. Possession of the Property shall be delivered to Buyer as follows:
gate of Closing and Delivery of Deed
subject to the following leases)or tenancy(s):
/A
If Seller, after closing, fails to deliver possession on the date herein specified, Seller shall be subject to eviction and shall be additionally
liable to Buyer for payment of$ N/A per day from the date of agreed possession until possession is delivered.
17. CONDITION OF AND DAMAGE TO PROPERTY. Except as otherwise provided in this contract, the Property and Inclusions shall be
delivered in the condition existing as of the date of this contract, ordinary wear and tear excepted. In the event the Property shall be damaged by fire
or other casualty prior to time of closing, in an amount of not more than ten percent of the total purchase price, Seller shall be obligated to
:pair the same before the date of closing. In the event such damage is not repaired within said time or if the damages exceed such sum, this
ontract may be terminated at the option of Buyer. Should Buyer elect to carry out this contract despite such damage, Buyer shall be entitled to
T"-p,anted portions of this form have been approved by the Colorado Real Estate Commission.(CBS3.7-96)
C i3-7.96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE NEW LOAN)
F FAST®Forms.Box 4700,Frisco,CO 80443, Version 5.02,CRealFAST®, 1997;Reg#LCOCOL222400
Completed by-DON HAMMOND.SALES ASSOCIATE.Prudential LTM Realtors
O {`- 05123/97 10:05:22 page 3 of 6
E er(s) tCC 1 Seller(s)
of pp Pn mfr.
:redit for all the insurance proceeds resulting from such damage to the Property and Inclusions, not exceeding, however, the total purchase price.
Mould any Inclusion(s) or service(s) fail or be damaged between the date of this contract and the date of closing or the date of
possession, whichever shall be earlier, then Seller shall be liable for the repair or replacement of such Inclusion(s) or service(s) with a unit of
similar size, age and quality, or an equivalent credit, less any insurance proceeds received by Buyer covering such repair or replacement. The risk of
oss for any damage to growing crops, by fire or other casualty, shall be borne by the party entitled to the growing crops, if any, as provided in Section
! and such party shall be entitled to such insurance proceeds or benefits for the growing crops, if any.
.8. TIME OF ESSENCE/REMEDIES. Time is of the essence hereof.If any note or check received as earnest money hereunder or any other
)ayment due hereunder is not paid, honored or tendered when due, or if any other obligation hereunder is not performed or waived as herein provided,
here shall be the following remedies:
(a) IF BUYER IS IN DEFAULT: (Check one box only.)
(1) Specific Performance. Seller may elect to treat this contract as cancelled, in which case all payments and things of value received
hereunder shall be forfeited and retained on behalf of Seller, and Seller may recover such damages as may be proper, or Seller may elect to
treat this contract as being in full force and effect and Seller shall have the right to specific performance or damages,or both.
El(2) Liquidated Damages All payments and things of value received hereunder shall be forfeited by Buyer and retained on behalf of Seller
and both parties shall thereafter be released from all obligations hereunder. It is agreed that such payments and things of value are LIQUIDATED
)AMAGES and (except as provided in subsection (c)) are SELLERS SOLE AND ONLY REMEDY for Buyer's failure to perform the obligations
if this contract Seller expressly waives the remedies of specific performance and additional damages.
(b) IF SELLER IS IN DEFAULT: Buyer may elect to treat this contract as cancelled, in which case all payments and things of value received
hereunder shall be returned and Buyer may recover such damages as may be proper, or Buyer may elect to treat this contract as being in
full force and effect and Buyer shall have the right to specific performance or damages, or both.
(c) COSTS AND EXPENSES. Anything to the contrary herein notwithstanding, in the event of any arbitration or litigation arising out of this
contract, the arbitrator or court shall award to the prevailing party all reasonable costs and expenses, including attorney fees.
19. EARNEST MONEY DISPUTE. Notwithstanding any termination of this contract, Buyer and Seller agree that, in the event of any
.ontroversy regarding the earnest money and things of value held by broker or closing agent, unless mutual written instructions are received by the holder
of the earnest money and things of value, broker or closing agent shall not be required to take any action but may await any proceeding, or at broker's
or closing agent's option and sole discretion, may interplead all parties and deposit any moneys or things of value into a court of competent
urisdiction and shall recover court costs and reasonable attorney fees.
20. ALTERNATIVE DISPUTE RESOLUTION: MEDIATION. If a dispute arises relating to this contract, and is not resolved, the
parties and broker(s) involved in such dispute (Disputants) shall first proceed in good faith to submit the matter to mediation. The Disputants will
ointly appoint an acceptable mediator and will share equally in the cost of such mediation. In the event the entire dispute is not resolved within
hirty (30) calendar days from the date written notice requuesting mediation is sent by one Disputant to the other(s), the mediation, unless otherwise
peed, shall terminate.This section shall not alter any date in this contract, unless otherwise agreed.
21. ADDITIONAL PROVISIONS: (The language of these additional provisions has not been approved by the Colorado Real Estate Commission).
This contract is contingent upon Buyer obtaining satisfactory financing.
2. This contract is contingent upon satisfactory determination by Buyer that the
)roperty is eligible for a PUD or Major Subdivision by Weld County guidelines.
)etermination to be made on or before July 27,' 1997. If Buyer is not satisfied, Buyer
shall notify Seller in writing on or before July 27, 1997, and this contract shall be
terminated. If written notice is not given by July 27, 1997, this condition shall be
:emoved.
3. Promissory note to be converted to check at time of contingency removal in
)aragraph 2 above.
4 . Sellers, at sellers cost, to provide boundary survey identifying lot lines and
property corners to be pinned prior to closing.
5. Buyers are aware seller intends to remove topsoil ridges as identified on the May
20, 1997 walk of the property with the buyers. Topsoil removal and reclaiming of the
property in a manner acceptable to buyers shall be completed no later than July 27,
.997. ,
RCr-
6. Buyers are aware seller intends to effect a 1031 Tax-Deferred Exchange at no cost Gr
)r liability to the buyers. This condition shall terminate upon closing or October 1,
.997, whichever occurs first. 7.7.74: / ,y fro r f /> /Jv f r�,yr j." -' ,7e>e, s d'
GT .�.c_f �J,, �r C'i�/�j' /f/'/dam c-71, i2 f�i� • •,/.--/07.4.4.49.,.; �a 704}--"'/7?-.5 r�
22. RECOMMENDATIOIQ OF LEGAL COUNSEL. By signing this document, Buyer and Seller acknowledge that the Selling Company
r the Listing Company has advised that this document has important legal consequences and has recommended the examination of title and consultation
v. ti legal and tax or other counsel before signing this contract
1 printed portions of this form have been approved by the Colorado Real Estate Commission.(CBS3.7-96)
i3-7-96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE [NEW LOAN] _ l"
F.,.aIFAST®Forms,Box 4700,Frisco,CO 80443, Version 5.02,CRealFAST®, 1997;Reg#LCOCOL222400 / .,( / /✓.. /, , C I"f
Completed by-DON HAMMOND,SALES ASSOCIATE,Prudential LTM Realtors «�//� + K
05/24/97 11:07:25 Page 4 of 6
I er(s) K Q ♦ ^ Seller(s)
Address City State Zip
hone 772-7478
ax 772-9078
I
Note:Closing Instructions should be signed at the time this contract is signed.
•
•
he p..,rtetl portions of this form have been approved by the Colorado Real Estate Commission.(CBS3.7-96)
E 14.96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE [NEW LOAN]
e :AST®Forms,Box 4700,Frisco,CO 80443, Version 5.02,®RealFAST®, 1997:Reg#LCOCOL222400
ompleted by-DON HAMMOND,SALES ASSOCIATE,Prudential LTM Realtors 980483 Page 6 of 6
{(s) 05)23197 11:09:02 Seller(s)
+ith legal and tax or other counsel before signing this contract
23. TERMINATION. In the event this contract is terminated, all payments and things of value received hereunder shall be returned
and the parties shall be relieved of all obligations hereunder,subject to Section 19.
24. SELLING COMPANY BROKER RELATIONSHIP. The selling broker, '
PRUDENTIAL LTM, REALTORS and IRWIN & HENDERICK, Ltd. and its salespersons
h..- been engaged as Transaction—Brokers ,
°elling Company has previously disclosed in writing to the Buyer that different relationships are available which include buyer agency, seller agency,
ibagency, or transaction-broker.
25. NOTICE TO BUYER. Any notice to Buyer shall be effective when received by Buyer, or, if this box is checked ❑ when received by
Selling Company.
/
26. NOTICE TO SELLER. Any notice to Seller shall be effective when received by Seller or Listing Company.
27. MODIFICATION OF THIS CONTRACT.No subsequent modification of any of the terms of this contract shall be valid,binding upon the
arties,or enforceable unless made in writing and signed by the parties.
28. ENTIRE AGREEMENT. This contract constitutes the entire contract between the parties relating to the subject hereof, and any prior
agreements pertaining thereto, whether oral or written, have been merged and integrated into this contract
• 29. NOTICE OF ACCEPTANCE: COUNTERPARTS. This proposal shall expire unless accepted in writing, by Buyer and Seller, as
i +idenced by their signatures below, and the offering party receives notice of such acceptance on or before May 27, 1997
(Acceptance Deadline). If accepted, this document shall become a contract between Seller and Buyer. A copy of this document may be executed by
Finch party, separately, and when each party has executed a copy thereof, such copies taken together shall be deemed to be a full and complete
antract between the parties.UYER (/�
Kee_.a C DATE •
S-2-`/"r/)
GREEN ACRES ENTERP ISES, LLC.
—..ER u Y.r-,.� DATE g ..-L7- P'7
The undersigned Broker(s) acknowledges receipt of the earnest money deposit specified in Section 3, and Selling Company confirms
i Broker Relationship as set forth in Section 24.
:fling Company:
Prudential LTM Realtors
203 S. Main St.
Longmont, Co. 80501
Phone: (303) 772-222, Fax: (303) 772-1377
By: ,S--- 21/-97
Signature DON HAMMOND Date
sting Company PERRY & BUTLER REALTY, INC. . - -
By %, , `-, /.-/ . / ,,
Signamre '" -- - / �/ - Date
51 21st St. , Suite 200 Longmont CO 80501
to printed portions of this form have been approved by the Colorado Real Estate Commission.(CBS3-7-96)
:I 3-7-96. VACANT LAND/FARM AND RANCH CONTRACT TO BUY AND SELL REAL ESTATE [NEW LOAN] e-
p'
:i FAST®Forms,Box 4700,Fnsco,CO 80443, Version 5.02,CReaIFAST®, 1997;Reg#LCOCOL222400 980483
,ompieted by-DON HAMMOND,SALES ASSOCIATE,Prudential LTM Realtors Page 5 of 6
05/23197 11:09:02
nuU. i. .1I t*UL) LU •UU
1 V V L
Aug_LHUG Q9 'V' .11:fl5AM PRUDENTIAL LTN
The Prudential 0
LTLi,REALTORS•
ROO se.CO wool
Mein Fa'( 0f)772-fl22
Taal Nnt W DOOoeamr IZG.t CON VOCIL AHD ier r.lime UM,WIRaLT laCae atom ca plop enc.wan nowa
AGRSEa6NT TO AMWW/EXTEND CONTRACT
Aueuat 09 _,f0
LPs Cease dud Inv 2] ,1,jL►m..a
GttEO AC11Z3 TirTtRPUSTi, LLC.
Sere aid
aaayesd Voegland
Cheryl Rooglen4
(Se➢m),
.anent.u..s.awl panda'Me foleving noose isel tat Omer et tart her
Cdenaw
The SD 1/e of the 51/2 of Sac. 7-T3Nye60 W. 02 the ith PH
kasvee4Na.r,TT LTNt AD fiat 2 2It n LOCO La1Rp5�—War. SO107 Mem%
Some Arne �eY Lp
Bum tee Sete booby arm heardthe email alo•see Wm:
I. Tear he CIS owl Ming.1 dad Is dueled m ale .l9[,ra
1. The dam b Auebeir ammelsea Is stir Vane pier enema etdde it breeds p/a ,I9pit.
J. The the Is ddpslagpasosdr Of News if dais m Din .19n/a
4. Tit doe b ema.d ant Ism p ditomem aenteaber 12 •I9gL-
s. The em:Per leldde moan Om amephe re nada,etPlepeey b dove m rot .19 nit.
•. Ottrasa=RS lassie mama ales M.flied mMime
Para. 21.2: Dates for buyer•• sstivattion of Dead County procedures shall be
extended to August 27. 1097. c,a, 0
Pare. 21.3: Promissory nate to he eeaearted to check hugest 27. 1907. 11
Para. 21.4: Survey to DO provided on or before Sept. 19. 997,
asid_ismove. ¢a srvi 494, (rr an r p.zol
Pars. 21.5: Time for seller to reclaim,4*nd ,hall be seconded Us August 21, 1996,
with no more topsoil to be removed from property.
7, Mopeel emesJateeq rib lmOmea al awe addYlmu ea0ndes 1st not MS eypmwd le de Caieh Lam Ca Co®b.aal.
Seller to provide buyers with closing date on es before Sept. 19, 1997.
AE ibis lest Si mdbm timid WPM dR ceWsd_a soma 7� r
SELLER 0_ G![)17TH "OATS 1 Z -'/ 7
aemesdn 1lnoogland
SELLER `{'� 4..41.) 1J)� V711 ra`- k.n D,1n !J /2 G 7
Cheryl Eooglen '/V/�//'
BOYER SlTICRP e Koy L USTI tit?14x1
GSM! ACACS P L9. LLC.
s.wmiri awAfXAMmi e a ~uazdrd sPewcn 6...b.60,01114441
a✓anmrwe,am lit,flat 00 ten,Vain u.mte+sar,l wn;Ilsencrb, ea
aeee.t y.001 t4aartol4 SA;ASSOCIATE►..mma 1.11111.4.1
aaeavrtame P1101411
d s
•.
451
PE F Y BUTLER
200,- Longmont.CO 80501 MICR
w..r. "e..,',«; Ph: (303)772-7470 Fax:(303)772-9078
THAI FOAM HAS Dualism Lt.ML tONFtQOaf{y AND Tla PAaTlt1 MOULD CONAIILT IJICAL MI)TAX OR OTNIR COMM.ARteir atcKim.
AGREEMENT TO AMENDZXTEND CONTRACT
Sentembsr 19 .lo
RE: Contact Jaw taw 23 .19 V_Sclera
Green Acres Enterprises, LLC
(Boren wW,
Bernard Hoagland
Cheryl Hoagland
WW2
Hlwita to IM as led p«.hae of e,s Whowiea donned and alas m die ComAW of Weld •
Cttlende:
SW 1/2 of the SW 1/4.Section 7, TIN MO West, County of Weld, State of Colorado
bleb es Na Lot 2. TBD CCuntu Rd. *1 ♦'��
O City Sao_ 80501 ((Property))
Ss Addr«s aottBa
2'P
Nye and 5,414,hereby usto To amend the sfomaid enact es (Donn:
I. The dote for ebeins sad ddinty of deed is flied at January 31
2. The due for Maithig emodoom(wads W9neo.pbey a..bmaA of tide I.shaded to a/a .19 DLn,
I. The Ma fw d.Ii oliy pna--of PNp.7 i.mwy.d H T%/•
4. The ohm At appmvol of now W.is.hats to a/a
S. 7b dote for Wets camas to ban auworden or she of Ropy O chased Is a/4 .19!`•.
6. Dd.r dome an forth b rid celyuul shad be anneal a follows
no changes
7. MOW....)amadrnmaS (T).Bnga.te of These editoe.I .,nelww.has s«barn craved by the Cobrtlo Reel East,Ceoah«ion).
All other wide end sadistns of said ammo shall roman the sane.
,LLLER' DATE 9.i S 97
Berner Hoogl and
SELLER 1•, H:o DATE Q.tS�Y>
Cheryl Heottand
Crean Acres Enterprises, LLC
� ( DATE— /CAN 192
INTER ./ �^
Green 'f ACrea Enterprise., LLC /
hood potions Ns Min Ma boa Named We,.Caiens Rat game Saaa.ae IACdt4.Yl
4501414ANICUMNT TO AMNott fTENDCONTRACT
SSTB Ferns is 4705.Ps.r,CO 10445.v.elen SS.dMy.IIAJT*.TOOT Roo LCOCOL222TTt
mem by am Mom.BMW PERRTa MITER RDLTT,INC 980483
0144171$40:33 ►1N t eft
Affidavit of Interest Owners: Surface Estate
Legal Description: South 1/2 of the SW 1/4 of Section 7 T3N, R68W of the 6th
P.M.
The Undersigned, being first duly sworn, states that to the best of his or her knowl-
edge the attached list is a true and accurate list of the names, addresses, and the
corresponding Parcel Identification Number assigened by the Weld County Assessor
of the owners' of property (the surface estate) within five hundred feet of the prop-
erty under consideration. This list was compiled from the records of the Weld
County Assessor, or an ownership update from a title or abstract company or attor-
ney, derived from such records, or tfrom the records of the Weld County Clerk and
Recorder. The list compiled from the records of the Weld County Assessor shall
have been assembled within thirty days of the application's submission date.
Larry Kaylor L--
Doug Cummings
Diana Cummings
54.0,41,4 Yt 20
Estates 980483
n ►
PUD Change of Zone: Names of Owners of Property Within 500 feet
Name: Address Assessor's Parcel ID #
Galbraith, Ronald L. &Dona E. 14231 E. Countyline Rd 0104256
Longmont, CO 80501
Foos, Steven Lee 14255 E. Countyline Rd 0104257
Longmont, CO 80501 0104258
0101716
Dunlevy, Helen Carson &Rick Howard 14389 E. Countyline Rd 0104259
Longmont, CO 80501
Langhoff, Howard F. & Janice R. 12401 Wasatch Rd 0051821
Longmont, CO 80501 9600003
Hoogland, Bernard A. & Cheryl L. 15333 Weld Co. Rd 5 120707000035
Longmont, CO 80504
Longs Peak Water District P.O. Box 714 120718000008
Longmont, CO 80501
Billings,Norton A. & Sara A. 1945 Spruce Ave 120718000007
Longmont, CO 80501 120718000012
120718000013
21
Estates 980483
PUD Change of Zone:
Names of Mineral Owners and Lessees of Property Within 500 Feet
Name Address Assessor's Parcel ID #
Union Pacific Resources 801 Cherry St. 12070700034
Fort Worth, TX 76102
Pc444 980413
Estates
Letter from Water District
.
Estates 984
,
LONGS PEAK WATER DISTRICT
•
9875 Vermillion Road • Longmont, CO 80501 • (303) 776-3847 office • (303) 776-0198 fax
October 15, 1997
Mr. Larry Kaylor
336 Lark Street
Louisville,CO. 80027
RE: Summit Peak Estates
Dear Mr. Kaylor:
This letter is in response to your request for information regarding the requirements and procedures necessary
to obtain water service to the above referenced subdivision.
Enclosed is a"Review Request Form"which you will need to complete and return to us with a deposit of$500.
We will instruct our engineer to study the matter to determine how your requirements fit with our facilities and
ability to provide service.
Our Board of Directors briefly discussed the project at their regular meeting in August of this year. General
consensus was that there is sufficient capacity in our system to provide domestic water service to the
development,however no specifics(fire flow requirements etc)had been identified at that time. The District is
willing to provide service with the condition that any improvements to our facilities needed to provide that
service will be done at the expense of the developer.
Those improvements (if any) will be identified in the results of the "Review Request" study. It is my
understanding that you have a copy of our Main Line Extension Policies. If not please advise and I will see that
you get a copy.That booldet provides information as to how to proceed with a project of this nature in a step-by-
step format. We will be happy to assist in explaining any of the requirements you feel necessary.
I hope we have provided the information you requested. If you have additional questions,please contact our
office.
Best regards,
O�
BarTyke�
Man JJ
Enclosure
980483
9801'!
Letter from Electric Company
Sx Pe444 25
Estates 980483
Poudre R
POUDRE VALLEY RURAL Valley EQ
ELECTRIC ASSOCIATION , INC .
7649 REA PARKWAY • P.O. BOX 272550 FORT COLLINS • (970) 226-1234
FORT COLLINS, COLORADO 80527-2550 FAX NO. • (970) 226-2123
1-800-432-1012
12/5/1997
Green Acres Enterprises LLC
1843 Eisenhower Drive
Louisville, CO 80027
RE: Land located in the South 1/2 of the SW 1/4 of Sec . 7, T3N
R68W, referred to as Summit Peaks Estates .
To Whom It May Concern :
Poudre Valley Rural Electric Association, Inc . is ready, willing
and able to serve all electrical loads within our certificated
service territory subject to the Rules and Regulations of Poudre
Valley Rural Electric Association .
If you have any further questions, please call our office .
Sincere y,
Scott A. Rakes raw
Engineering Representative
J:\USERS\PEGGY\READYABLE
960483
cii4
• AN EQUAL OPPORTUNITY EMPLOYER
Drainage Report
P 98048326
Estates
Appendix A - Plant Description
Siso,"4 per, 38048327
Estates Stte-
Preliminary Drainage Report
for
Summit Peaks Subdivision
Weld County, Colorado
December 8, 1997
Swift and Associates
Town Planning Urban Design Civil Engineering
421 21st Avenue (303) 772-7052 work Copyright 1997
Longmont, Co. (303) 651-7226 fox Peter Swift
80501 phswiOootcom e—mail All Rights Reserved
980483
tWllT M
PRELIMINARY DRAINAGE REPORT
FOR
SUMMIT PEAKS SUBDIVISION
Index:
Introduction 2
Area Basin Hydrology 2
Local Hydrology 2
Hydraulics 3
Lot Drainage 3
Conclusion 4
Appendix
Drainage Vicinity Map 1
Area Basin Map 2
CUHP, Historic 3,4
CUHP, Developed 5,6
Local Basin Exhibit 7
Local Basin Hydrology 8-19
Intersection Exhibit 20
Swale at Basin 5 21
Culvert Hydraulics 22
980483
�.
Introduction:
The proposed development of Summit Peaks Subdivision is located on about 74 acres of farm
land at the north east corner of County Roads 34 and 1. Currently the property is in agricultural
use.
The proposed development includes 12 large residential lots, road right-of-way and an outlot for
equestrian use. The increase in impervious surface is negligible.
This report evaluates the impact of development on the hydrology and hydraulics of the property.
The Colorado Urban Hydrograph Procedure and the Rational Method are used to analyze peak
flow conditions on the property. Mannings equation and a modified version of Bemoulies
equation are used to design the culverts and roadside swales.
The 100 year event was used to compare the on and off-site basins runoff rates. The 100, 10 and
2 year events were calculated for several basins adjacent to the proposed roadway.
Area Basin Hydrology:
Pages 1 and 2 of the appendix illustrate the location of the site and the basin breakdown for the
major on- and off-site basins. The property slopes to the east to a broad channel that conveys
runoff to the south. The drainage then enters the swale on the north side of County Road 34.
The Colorado Urban Hydrograph Procedure (CUHP) was used to quantify the pre- and post-
development conditions of the site and its contributory basin to the north(see page 2). The results
appear on pages 3 through 6. The historic 100 year flow rate is calculated to be 365 cfs (page 6).
The developed 100 year flow rate is 366 (page 4).
This is a very small difference and is simply accounted for be a small increase in impervious
surfaces. The historic analysis assumes, as is common, 1 percent imperviousness. The developed
condition increase this to 1.27 percent. This includes 2,000 square foot buildings and the
proposed roadway (24' mat in a 60' ROW).
The infiltration rates are based on 'C' type soils having initial and final rates of 3 and 0.5 inches
per hour.
Local Hydrology:
There are 6 local basins within the proposed swale and road system (see page 7). Each basin and
some combinations were evaluated to size the swales and culverts. A summary of the analysis is as
follows;
980483
Flow Rate
Study Point Basins Included 1100 year)
1. Upstream of Culvert
at the Intersection
of the two Roads B I, B2 37.20 (page 17)
2. Downstream of Culvert
for Tailwater and
Capacity Calc's B1, B2, B3, B5 34.51 (page 19)
For a schematic of the road crossing culverts, see page 20.
Hydraulics:
It is proposed that two 24" RCP Class III culverts cross at the intersection of the two roads. This
is determined by 1) establishing the depth of flow in the Basin 5 swale for tailwater conditions
(page 21) and, 2) introducing that data into a headwater calculation for the culvert design(see
page 22). The greater of the flows, 37.20 cfs, was used for the evaluation.
There will need to be an outlet concrete headwall with rip rap protection and an upstream
_ headwall, sediment trap and rip rap channel protection. The rip rap and headwall design will
appear with the final drainage report and engineering construction drawings.
All the swales will be at a minimum of 1% longitudinal slope. The calculated velocity of 3.87 fps
and 0.81 pounds per square foot shear stress indicate that the channel should be grass lined with
Type 'C' vegitation (see US Soils Conservation Service data). A grass mix will be provided with
the final drainage report. The n-VR technique outlined in Chow's "Open Channel Hydraulics",
1959, page 180ff was used to determine appropriate n values with respect to vegital retardance.
See page 23 for a reproduction of Type 'C' retardance curves.
The swale cross sections will be trapezoidal with a 3'bottom width and 3:1 side slopes. This
section will be maintained at the end of the easterly cul-de-sac to follow the common lot line to
the east. The channel will feather out to a width of approximately 20 feet to provide the historic
sheet flow pattern toward the existing broad channel. This will be detailed at the time of the final
drainage report and engineering design.
This report asks for exemption to detention pond requirements primarile because there is almost
no differenc in the historic and developed 100 year flow rates (1 cfs). If a pond were to be
designed and constructed, the sensitivity of the outlet control device would be such that no
practical control could realistically be provided.
Lot Drainage:
Each lot will be required to conform to HUD VA/FHA site drainage requirements. Generally, it
980483
will be reguired that the land slope at 10% for the first 10 feet adjacent to the foundation and that
the finished floor elevations be at least 3 feet above the highest adjacent existing grade. Each
design shall include a design for conveying runoff away from the proposed foundation system.
These details will be provided on the final engineering drawings.
Conclusion:
This report evaluates and proposes design for various elements of the drainage system for Summit
Peaks Subdivision, and asks for exemption to the detention pond requirements of the County. We
feel that there will be no adverse impact to the downstream properties with the proposed design.
980483
eSee
APPENDIX
980483
ii .
I" ^ :goo
)) h1r
1 ,-( (• 01 �4
15' )
)
«55 .-N\i\ „/". 7 ,N,, • ' (\
- �� Ce = 'Highland
1. - o` \ Lak
O PSt r-
1 , 7/8 / _ i ) — c __-9-.. \
'2 ,1 $
at' ��� \ `
S I 'TE :,- - - Mca.c� Re ,�II ��� —� • ead,
li . ter ank
/� 5/46 /4. . . d
__•-.1 /569 _ _ .-,. � .1__
1::)4;2,0 4%11.1 A ei E,
N/ 1 esi t )*•-••4 tie 'T°
MAP
980483
th'f 1
A r e a E x h u b o it
Off Site Basin: -
42.4 acres
On-site Basin:
74.1 acres
•
r-
p I
O I
1
O -
.. .
0 I
}
al
1-
Z
o Offsite Basin
0
ci
3 TT ` 7 ;/ r
r HI If 4r1 /1.__ i f
l / 6/ e n
I (jt( .4. /1 . k l \ li„t ; „ !
n 1 , 7,,
i
4*/.;•,_ ,' / I \
s I I ( / /
t ' , I \ t 1 N \ ' 1 I ' I 1JJ
111
W.'
:1,
I 1 \\ :,‘‘ ‘,,,, . \‘' c \ip
�/� WELD COUNTY ROAD 3980
483
L
SUMMIT PEAKS HISTORIC 100 YEAR STORM
I U.D.F.C.D. CUHP RUNOFF ANALYSIS EXECUTED ON DATE AT TIME
CUHPE/PC VERSION MODIFIED IN JANUARY 1985
PRINT OPTION NUMBER SELECTED FOR THIS BASIN IS 7
BASIN ID: BasinB -- BASIN COMMENT:
AREA OF BASIN LENGTH OF BASIN DIST TO CENTROID IMPERVIOUS AREA
SLOPE UNIT DURATION
(SQMI) (MI) (MI) (PCT) (FT/FT) (MIN)
.18 .48 .13 1.00 .0250 5.00
COEFFICIENT COEFFICIENT
(REFLECTING TIME TO PEAK) (RELATED TO PEAK RATE OF RUNOFF)
.159 .265
CALCULATED UNIT HYDROGRAPH
TIME TO PEAK PEAK RATE OF RUNOFF UNIT HYDROGRAP PEAK VOLUME OF
RUNOFF
(MIN) (CFS/SQMI) (CFS) (AF)
8.62 1662.71 299.29 9.60
WIDTH AT 50= 18. MIN. WIDTH AT 75 = 9. MIN. K50= .29 K75 = .39
RAINFALL LOSSES INPUT W/BASIN DATA
MAX. PERVIOUS RET. = .10 IN. MAX. IMPERVIOUS RET. = .30 IN.
INFILTRATION= .50 IN./HR. DECAY= .00000/SECOND FNINFL = 3.00
IN./HR.
980483
im#fr 3
TIME UNIT ' TIME UNIT ' TIME UNIT '
HYDROGRAPH * HYDROGRAPH * HYDROGRAPH *
* *
* *
0. 0. * 30. 94 * 60. 19. *
5. 226. * 35. 72 * 65. 14. *
10. 292. * 40. 55 * 70. 11. *
15. 218. * 45. 42 * 75. 8.
20. 165. * 50. 32 * 80. 0. *
25. 124. * 55. 24 * 0. 0. *
1 BASIN ID: BasinB -- BASIN COMMENT:
**** STORM NO. = I **** DATE OR RETURN PERIOD =
INCREMENT TOTAL STORM * INCREMENT TOTAL STORM
*
TIME RAINFALL EXCESS HYDROGRAPH * TIME RAINFALL EXCESS
HYDROGRAPH *
(MIN.) (IN) PRECIP (CFS) * (MIN.) (IN) PRECIP (CFS) *
* *
* *
0. .00 .000 0. * 65. .11 .067 176. *
5. .03 .000 0. * 70. .05 .013 144. *
10. .08 .000 0. * 75. .05 .013 114. *
15. .12 .022 5. * 80. .03 .000 88. *
20. .22 .174 46. * 85. .03 .000 67. *
25. .38 .337 132. * 90. .03 .000 51. *
30. .68 .633 283. * 95. .03 .000 38. *
35. .38 .337 366. * 100. .03 .000 27. *
40. .22 .175 355. * 105. .03 .000 17. *
45. .17 .126 317. * 110. .03 .000 11. *
50. .14 .094 276. * 115. .03 .000 7. *
55. .11 .067 235. * 120. .03 .000 5. *
60. .11 .067 201. * 125. .00 .000 3. *
TOTAL PRECIP. = 3.12 (1-HOUR RAIN= 2.70) EXECESS PRECIP. = 2.125
INCHES
VOLUME OF EXCESS PRECIP = 20. ACRE-FEET
PEAK Q= 366. CFS TIME OF PEAK= 35. MIN.
INFILT.= .50 IN/HR DECAY = .00000 FNINF = 3.00 IN/HR
MAX.PERV.RET.= .10 IN. MAX.IMP.RET.= .30 IN.-
980483
O69 ,4"5. 4
SUMMIT PEAKS 100 YEAR DEVELOPED STORM
1 U.D.F.C.D. CUHP RUNOFF ANALYSIS EXECUTED ON DATE AT TIME
CUHPE/PC VERSION MODIFIED IN JANUARY 1985
PRINT OPTION NUMBER SELECTED FOR THIS BASIN IS 7
BASIN ID: BasinB -- BASIN COMMENT:
AREA OF BASIN LENGTH OF BASIN DIST TO CENTROID IMPERVIOUS AREA
SLOPE UNIT DURATION
(SQMI) (MI) (MI) (PCT) (FT/FT) (MIN)
.18 .48 .13 1.27 .0250 5.00
COEFFICIENT COEFFICIENT
(REFLECTING TIME TO PEAK) (RELATED TO PEAK RATE OF RUNOFF)
.158 .263
CALCULATED UNIT HYDROGRAPH
TIME TO PEAK PEAK RATE OF RUNOFF UNIT HYDROGRAP PEAK VOLUME OF
RUNOFF
(MIN) (CFS/SQMI) (CFS) (AF)
8.58 1661.37 299.05 9.60
WIDTH AT 50 = 18. MIN. WIDTH AT 75 = 9. MIN. K50 = .29 K75 = .39
RAINFALL LOSSES INPUT W/BASIN DATA
MAX. PERVIOUS RET. = .10 IN. MAX. IMPERVIOUS RET. = .30 IN.
INFILTRATION= .50 IN./HR. DECAY = .00000/SECOND FNINFL= 3.00
IN./HR.
0, 83
TIME UNIT ' TIME UNIT ' TIME UNIT '
HYDROGRAPH * HYDROGRAPH * HYDROGRAPH *
*
* *
0. 0. * 30. 94. * 60. 19. *
5. 227. * 35. 72. * 65. 14. *
10. 291. * 40. 55. * 70. 11. *
15. 217. * 45. 42. * 75. 8. *
20. 165. * 50. 32. * 80. 0. *
25. 124. * 55. 24. * 0. 0. *
1 BASIN ID: BasinB -- BASIN COMMENT:
**** STORM NO. = 1 **** DATE OR RETURN PERIOD =
INCREMENT TOTAL STORM * INCREMENT TOTAL STORM
*
TIME RAINFALL EXCESS HYDROGRAPH * TIME RAINFALL EXCESS
HYDROGRAPH *
(MIN.) (IN) PRECIP (CFS) * (MIN.) (IN) PRECIP (CFS) *
* *
* *
0. .00 .000 0. * 65. .11 .067 176. *
5. .03 .000 0. * 70. .05 .013 145. *
10 08 .000 0. * 75. .05 .013 114. *
15 .12 .022 5. * 80. .03 .000 89. *
20 .22 .174 46. * 85. .03 .000 67. *
25 .38 .337 132. * 90. .03 .000 51. *
30 .68 .633 283. * 95. .03 .000 38. *
35 .38 .337 365. * 100. .03 .000 27. *
40 .22 .175 354. * 105. .03 .000 17. *
45 .17 .126 317. * 110. .03 .000 11. *
50 .14 .094 275. * 115. .03 .000 7. *
55 .11 .067 235. * 120. .03 .000 5. *
60 .11 .067 201. * 125. .00 .000 3. *
TOTAL PRECIP. = 3.12 (1-HOUR RAIN = 2.70) EXECESS PRECIP. = 2.126
INCHES
VOLUME OF EXCESS PRECIP= 20. ACRE-FEET
PEAK Q = 365. CFS TIME OF PEAK = 35. MIN.
INFILT.= .50 IN/HR DECAY= .00000 FNINF = 3.00 IN/HR
MAX.PERV.RET.= .10 IN. MAX.IMP.RET.= .30 IN.
980483
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980483
1^-zoo'
- - _ ---- ---- __ - ----- ---------ems. 11
PROJECTSummit Peaks
BASIN: 81
Developed
-INPUT--------- I<—
RUNOFF
Surface Area I Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 7.97 I
Hard Surf 0.08 I 1.00 0.87 0.87 0.88 0.89
Grass 7.76 97.37 0.05 0.1 0.2 0.4
Gravel 0.00 0.00 0.15 0.25 0.35 0.65
Roof 0.13 I 1.63 0.8 0.85 0.9 0.9
0.00 0.00 0.87 0.88 0.9 0.93
--- -- WEIGHTED 0.07 0.12 0.22 0.41
Totals 7.97 100
HISTORIC RUNOFF COEFF:
C100= 0.4
DEVELOPED BASIN
INITIAL TRAVEL DISTANCE (< 400')= 100
BEET TRAVEL DISTANCE = 760
SLOPE = 5 %
1.8(1.1-CS)(L)^.5
nitial Tc=c=- = 10.32 min
(S)".3333
Street Tc = (L/180)+10 = 14.22 min
TOTAL TIME OF CONCENTRATION = 24.54 MIN
J180+10 TIME = 14.78 MIN
JSE TIME OF CONCENTRATION AS = 14.78 MIN
Least squares regression of the 2 and 100 year event
ire as follows;
'toeff 2 Year 10 Year 100 Year
1.1028 2.5018 11.5343
65.9835 42.1775 -0.041
C 3470.352 1658.636 -12.006 980483
Si2 0.997 0.994 1
8
(2) (2) (1)
Eq. (1) Y=A`e^((LnX-B)^2/C)
Eq. (2) Y=A•e^((X-B)^2/C)
1100 = 6.20 in/hr i10 = 3.93
2 = 2.34 in/hr LnX= 2.69
1 = CiA
Q100 = 20.41 cfs
Q10 = 6.83 cfs
Q 2 = 1.32 cfs
980483
41160444.
PROJECT Summit Peaks
BASIN: B2
Developed
INPUT I<--- OUTPUT
I RUNOFF
Surface Area I Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 6.56 I
Hard Surf 0.04 I 0.58 0.87 0.87 0.88 0.89
Grass 6.42 97.90 0.05 0.1 0.2 0.4
Gravel 0.00 0.00 0.15 0.25 0.35 0.65
Roof 0.10 1.52 0.8 0.85 0.9 0.9
0.00 0.00 0.87 0.88 0.9 0.93
WEIGHTED 0.07 0.12 0.21 0.41
Totals 6.56 100
-IISTORIC RUNOFF COEFF:
C100= 0.4
) EVELOPED BASIN
MITIAL TRAVEL DISTANCE (< 400')= 100
_ .-IEET TRAVEL DISTANCE = 760
SLOPE = 2.5
1.8(1.1-05)(L)^.5
nitial Tc =c= • 13.05 min
(S)^.3333
street Tc = (U180)+10 14.22 min
OTAL TIME OF CONCENTRATION = 27.27 MIN
J180+10 TIME = 14.78 MIN
ISE TIME OF CONCENTRATION AS = 14.78 MIN
east squares regression of the 2 and 100 year event
re as follows;
Theft 2 Year 10 Year 100 Year
1.1028 2.5018 11.5343
0 65.9835 42.1775 -0.041 980483
C 3470.352 1658.636 -12.006
% 10
r^2 0.997 0.994 1
(2) (2) (1)
Eq. (1) Y=A*e^((LnX-B)^2/C)
Eq. (2) Y=A*e^((X-B)^2/C)
100 = 6.20 in/hr i10 = 3.93
i 2 = 2.34 in/hr LnX = 2.69
O =CiA
O100 = 16.69 cfs
Q10 = 5.53 cfs
Q 2 = 1.02 cfs
98048,E
P 11
PROJECTSummit Peaks
BASIN: B3
Developed
----INPUT I<--- OUTPUT
I RUNOFF
Surface Area I Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 0.61 I
Hard Surf 0.28 I 45.90 0.87 0.87 0.88 0.89
Grass 0.33 54.10 0.05 0.1 0.2 0.4
Gravel 0.00 I 0.00 0.15 0.25 0.35 0.65
Roof 0.00 0.00 0.8 0.85 0.9 0.9
0.00 0.00 0.87 0.88 0.9 0.93
WEIGHTED 0.43 0.45 0.51 0.62
Totals 0.61 100
HISTORIC RUNOFF COEFF:
C100= 0.4
DEVELOPED BASIN
INITIAL TRAVEL DISTANCE (<400')= 125
STREET TRAVEL DISTANCE = 530
SLOPE = 1 %
1.8(1.1-05)(L)^.5
Initial Tc =c = = 13.01 min
(S)".3333
Street Tc = (U180)+10 = 12.94 min
TOTAL TIME OF CONCENTRATION = 25.96 MIN
'J180+10 TIME = 13.64 MIN
USE TIME OF CONCENTRATION AS = 13.64 MIN
_east squares regression of the 2 and 100 year event
are as follows:
3oeff 2 Year 10 Year 100 Year
A 1.1028 2.5018 11.5343 980483
B 65.9835 42.1775 -0.041
C 3470.352 1658.636 -12.006
•^2 0.997 0.994 1
(2) (2) (1)
Eq. (1) Y=A*e^((LnX-B)^2/C)
Eq. (2) Y=A'e^((X-B)^2/C)
i100 = 6.43 in/hr i10 = 4.08
i 2 = 2.42 in/hr LnX = 2.61
O = CiA
O100 = 2.45 cfs
O10 = 1.28 cfs
O 2 = 0.63 cfs
980483
IS
PROJECT Summit Peaks
BASIN: B4
Developed
----INPUT 1<--- OUTPUT
1 RUNOFF
Surface Area 1 Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 0.41 I
Hard Surf 0.20 I 48.78 0.87 0.87 0.88 0.89
Grass 0.21 I 51.22 0.05 0.1 0.2 0.4
Gravel 0.00 0.00 0.15 0.25 0.35 0.65
Roof 0.00 0.00 0.8 0.85 0.9 0.9
1 0.00 0.87 0.88 0.9 0.93
WEIGHTED 0.45 0.48 0.53 0.64
Totals 0.41 100
HISTORIC RUNOFF COEFF:
C100= 0.4
DEVELOPED BASIN
IniTIAL TRAVEL DISTANCE (< 400')= 25
STREET TRAVEL DISTANCE = 540
SLOPE = 1 %
1.8(1.1-05)(L)^.5
Initial Tc=c= = 5.62 min
(S)^.3333
Street Tc = (L/180)+10 = 13.00 min
TOTAL TIME OF CONCENTRATION = 18.62 MIN
'J180+10 TIME = 13.14 MIN
USE TIME OF CONCENTRATION AS = 13.14 MIN
.east squares regression of the 2 and 100 year event
are as follows;
.;oeff 2 Year 10 Year 100 Year
A 1.1028 2.5018 11.5343
B 65.9835 42.1775 -0.041
C 3470.352 1658.636 -12.006
rA2 0.997 0.994 1
(2) (2) (1)
Eq. (1) Y=A`e^((LnX-B)^2/C)
Eq. (2) Y=A*e^((X-B)^2/C)
i100 = 6.53 in/hr i10 = 4.15
i 2 = 2.46 in/hr LnX= 2.58
Q =CiA
O100= 1.71 cfs
Q10 = 0.91 cfs
O 2 = 0.45 cfs
980483
ass, e
PROJECTSummit Peaks
BASIN: B2 and B1
Developed
To Proposed Culvert
—INPUT---------- I<—
I RUNOFF
Surface Area I Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 14.53 I
Hard Surf 0.42 I 2.89 0.87 0.87 0.88 0.89
Grass 13.88 95.53 0.05 0.1 0.2 0.4
Gravel 0.00 0.00 0.15 0.25 0.35 0.65
Roof 0.23 I 1.58 0.8 0.85 0.9 0.9
0.00 I 0.00 0.87 0.88 0.9 0.93
--- WEIGHTED 0.09 0.13 0.23 0.42
Totals 14.53 100
HISTORIC RUNOFF COEFF:
C100= 0.4
DEVELOPED BASIN
TIAL TRAVEL DISTANCE (< 400)= 100
S MEET TRAVEL DISTANCE = 890
SLOPE = 2.5 %
1.8(1.1-05)(L)^.5
Initial Tc=c= --- - = 12.81 min
(S)^.3333
Street Tc = (L/180)+10 = 14.94 min
TOTAL TIME OF CONCENTRATION = 27.75 MIN
U180+10 TIME = 15.50 MIN
USE TIME OF CONCENTRATION AS = 15.50 MIN
Least squares regression of the 2 and 100 year event
are as follows;
Coeff 2 Year 10 Year 100 Year
1.1028 2.5018 11.5343
B 65.9835 42.1775 -0.041 980483
C 3470.352 1658.636 -12.006
lip
rA2 0.997 0.994 1
(2) (2) (1)
Eq. (1) Y=A"e^((LnX-B)^2/C)
'1. (2) Y=A"e"((X-B)"2/C)
1100 = 6.07 in/hr 110= 3.84
i 2 = 2.29 in/hr LnX= 2.74
Q = CiA
Q100= 37.20 cfs
Q10 = 12.87 cfs
Q 2 = 2.85 cfs
980483
off*
PROJECTSummit Peaks
BASIN: B1, B2, B3 and B5
Developed
----INPUT- 1<--- OUTPUT
1 RUNOFF
Surface Area I Area COEFF.
Type (acres) I (%) 2 5 10 100
Total 15.79 I
Hard Surt 0.10 I 0.63 0.87 0.87 0.88 0.89
Grass 15.39 97.47 0.05 0.1 0.2 0.4
Gravel I 0.00 0.15 0.25 0.35 0.65
Roof 0.30 I 1.90 0.8 0.85 0.9 0.9
1 0.00 0.87 0.88 0.9 0.93
WEIGHTED 0.07 0.12 0.22 0.41
Totals 15.79 100
HISTORIC RUNOFF COEFF:
0100= 0.4
DEVELOPED BASIN
INITIAL TRAVEL DISTANCE (< 400')= 350
STREET TRAVEL DISTANCE = 1540
SLOPE = 1 %
1.8(1.1-05)(L)^.5
Initial Tc =c = = 33.03 min
(S)^.3333
Street Tc = (U180)+10 = 18.56 min
TOTAL TIME OF CONCENTRATION = 51.59 MIN
U180+10 TIME = 20.50 MIN
USE TIME OF CONCENTRATION AS = 20.50 MIN
Least squares regression of the 2 and 100 year event
are as follows:
'eff 2 Year 10 Year 100 Year
A 1.1028 2.5018 11.5343
980483
961
B 65.9835 42.1775 -0.041
C 3470.352 1658.636 -12.006
^2 0.997 0.994 1
(2) (2) (1)
Eq. (1) Y=A'e^((LnX-B)^2/C)
Eq. (2) Y=A`e^((X-B)^2/C)
i100 = 5.30 in/hr i10= 3.32
i 2 = 2.00 in/hr LnX = 3.02
O = CiA
O100 = 34.51 cfs
O10 = 11.40 cfs
O 2 = 2.19 cfs
980483
I
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04
SUMMIT PEAKS
DITCH CALC.
n 0.039
Slope 0.01
Bottom width 3 Class A veg.
Side slopes 3 :1 n calc from HEC-15
Increment 0.05 foot 10.69 -0.78648
Depth Area Pw R Q 1 V Top V*R Shear
1.296 8.93 8.73 1.02 34.52 3.87 10.776 3.95 0.81
1.346 9.47 9.04 1.05, 37.24 3.93 11.076 4.12 0.84
1.396 10.03 9.36 1.07 40.06 3.99 11.376 4.28 0.87
n 0.039
Slope 0.01
Bottom width 3 Class C veg.
Side slopes 3 :1
Increment 0.05 foot -0.78648
Depth Area Pw R 0 V Top V*R Shear
1.296 8.93 8.73 1.02 34.52 3.87 10.776 3.95 0.81
1.346 9.47 9.04 1.05 37.24 3.93 11.076 4.12 0.84
1.396 10.03 9.36 1.07 40.06 3.99 11.376 4.28 0.87
1.446 10.61 9.68 1.10 42.99 4.05 11.676 4.44 0.90
1.496 11.20 10.01 1.12 48.03 4.11 11.976 4.60 0.93
1.546 11.81 10.34 1.14 49.17 4.16 12.276 4.75 0.96
1.596 12.43 10.68 1.16 52.43 4.22 12.576 4.91 1.00
1.646 13.07 11.02 1.19 55.80 4.27 12.876 5.06 1.03
1.696 13.72 11.37 1.21 59.27 4.32 13.176 5.21 1.06
1.746 14.38 11.72 1.23 62.86 4.37 13.476 5.36 1.09
1.796 15.06 12.08 1.25 66.56 4.42 13.776 5.51 1.12
1.846 15.76 12.44 1.27 70.37 4.46 14.076 5.66 1.15
1.896 16.47 12.81 1.29 74.30 4.51 14.376 5.80 1.18
1.946 17.20 13.18_ 1.31 78.33 4.55 14.676 5.94 1.21
1.996 17.94 13.55 1.32 82.49 4.60 14.976 6.09 1.25
2.046 18.70 13.93 1.34 86.75 4.64 15.276 _ 6.23 1.28
980483
@Sims. 21
SUMMIT PEAKS Culvert Crossing
CIRCULAR CULVERTS
Enter in the
Following Data:
Invert out = 0.00
Invert in = 0.40
Head water elev= 2.75 to. head= 2.35
Tail Water elev= 1.30 H = 1.45
Diem. of Pipe = 24 inches= 2.00
Mannings n = 0.013
Length of Pipe = 70 feet
Entrance Loss (Ke)= 0.8
Number of Culverts= 2
OUTPUT--
Area of Culvert = 3.142 ft."2
Wetted Perimeter= 6.283 feet
Hydraulic Radius= 0.500 feet
R"1.333 = 0.397
29 n"2 L = 0.343 350
V"2/2g = 0.546 9.114583
Velocity = 5.928
—> Flow in one pipe= 18.62 cfs = 37.25 37.2 Actual
Slope of Pipe = 0.57 Percent
29*n"2*L
H = (Ke + Ko +— —) V"2/2g
R"1.33
980483
OSIDASPIP a
- - - ----._. ., A ...Ai, l._.1kVila ra.UW iso
.5
.5 /
.5
4_
a AVERAGE(C) •
NALSO
.2 BEPMUDA GRAM
GREEN,AVE.LENGTH 6"
. g 'N
�. CRABGRASS
.1 ih - GREEN,LENGTH 10"-45" " .1‘
FAIR STAND }
ix_ GRASS MIXTURE(SUMMER) �\ •z
— ORCHARD GROSS,RmTTP ITALIAN �� •.`_ COMMON LESPE0QA \ % �� .
.06— LENS,0 COMMON LESPEDEZA .. . �' GREEN,UNCUT,AVE LENGTH I I" f ' a*
.05
•
.« CENTIPEDE GRASS ' r s Sit
GREEN,AVE.LENGTH 6" (7-
VERY ENSE COVER • - R7'
.03 I II 1 i 1 MUTINY BLUEGRASS •-...-
HEADED � -1 Ale
q�
HEADED LATE MAY GROWTH �y
LENGTH 6"-12" (APPRGX)
.02.1 .2 .3 .4 .S .6 .S I I I I
2 3 4 S 6 6 10 20 30
VR
(c) Curves for C or moderate vegetal retardance.
.6
.6
.3 . , i
.4
.3
glERMUDA GRASS .
GREEN,AVE.LENGTH 23"
.2 .` •
�. '. BUFFALO GRASS
�) GREEN,LENGTH 3.-6.
j
g \\\ COMMON LESPEDQA
,( ��\\M� /GREEN,AVE.LENGTH 46"
.O6
.06
GRASS MIXTURE(FALL,WI ,SQ�IN.05 O) !• • AVERAGE (D)
.04 - ORCHARD GRASS,REDTOP,ITALIAN '•• \... -\ ..
RYEGRASS,B COMMON LESPEOEZA •/ I��J �.�. ..-....--
.03 l. _
- LENGTH 4"-6' LESPEOQA SERICEA ' •.
GREEN CUT TO 2"HEIOrr-�� _a AVERAGE(E)
.02
I I I l �"—�
.1 .2 .3 .4 .5 .6 .11 1 2 3 4 S S 6 10
20 ao
VR
(d) Curves for D or low vegetal retardance, and an average curve for E or very low
vegetal retardance.
Fri. 7-14 (Continued). 980483
iimaseis
•
Z3
i
Appendix A
Juniper trees (J. monosperma, or J. californica. ;the California Juniper) - Coniferous
plants with fleshy, berrylike cones. Foliage is needlelike, scalelike, or both. These
plants succeed in every type of soil the West offers - acid or alkaline, heavy or light.
Well established junipers can thrive on little or no summer water.
Pinon Pine trees (P. edulis)- growth rate is slow to 10-20 feet total height. These
trees are bushy and symetrical in youth, low, rounded or flat crowned in age. The
cones are approximately 2 inch roundish, light brown. They are very hardy and need
no water once established. The pinenuts found in the cones will be a source of
wildlife food.
Bristle Cone Pines (P.aristata) - A dense bushy heavy trunked tree with
groundsweeping branches. 5 inch needles, dark green whitish beneath, flecked with
white dots of resin. Cones are 3 '/2 inches, dark purplish brown. Does well along
front range of Rocky Mountains. May slowly reach a height of 45 feet usually not
more than 20 feet.
Douglas Fir (P. taxifolia) - Sharply pyramidal form when young, widely grown and
cherished as Christmas trees. Grows 70 to 250 feed. Densely set, soft needles, dark
green or blue green, 1-1 1/2 inches long. Reddish brown cones are oval, about 3
inches long. Can take wind and will grow in any except un-drained, swampy soil.
Kentucky Coffee Trees (Gymnocladus dioica) - Sappling grows very fast but slows
down at 8-10 feet with a full growth of 50 feet. Narrowish habit in youth, older tree
is broader with fairly few heavy, contorted branches. Leaves 1 '/2 - 3 feet long di-
vided into many leafltets 1-3 inches long. Leaves come out late in spring, they are
pinkish, deep green in summer, yellow in autumn. Inconspicuous flowers are fol-
lowed by 6-10 inch long flat reddish brown pods.
Goldenrain tree (Koelreuteria paniculata) - Slow to moderate growth to 20-35 feet
with 10-40 feet spread. Open branching, giving slight shade. Leave to 15 inches
long with 7-15 toothed or lobed leaflets, each 1-3 inches long. Flower clusters in
summer, 8-14 inches long. Fruit buff to brown in fall, hanging late. Takes cold, heat,
no irrigation, wind, alkaline soil.
Thornless Honeylocust (Gleditsia triacanthos: g.t. inermis)-Fast growing with
upright trunk and spreading, arching branches. To 35-70 feet. Leaves divided into
many oval, % - 1 1/2 in long leaflets. Late to leaf out, leaves turn yellow in fall and
drop early. Inconspicuous flowers followed by broad 1-1 '/z feet long pods filled with
sweetish pulp and roundish, hard seeds. Tolerant of acid or alkaline conditions,
hardy to cold, heat, wind. Does best in districts with sharply defined winters, hot
summers.
S,4,.4 Peu.4c 98048328
Estates
Big Tooth Maple (A. s. grandidentatum) -Leaves with three to five lobes and large
blunt teeth. Grows as shrub or 20-30 feet tree. Brilliant fall color in tones of yellow,
orange, rose red. In nature, it grows in canyons and on stream banks. Likes well-
drained soil on the dry side.
Common Hackberry trees (Celtis occidentalis) - Related to elms and similar to them
in most details, but smaller. All have virtue of deep rooting, especially good in windy
locations. Trees will take wind, desert heat and alkaline soil.
Cotoneaster Shrub (C. acutifolius , c. lacteus, "Peking" Cotoneaster , c. parneyi)-
Grow 8-10 feet tall and as wide, with glossy green foliage turning red in fall. Fruit is
black or red. All grow vigorously and thrive with little or no maintenance. In fact,
they look better and produce better crops of fall and winter berries if planted on dry
slopes where they can reduce erosion. Spring bloom, flowers white or pinkish,
resembling tiny single roses, not showy but pretty because of their abundance.
Caragana (C.arborescens, C. frutex "Peashrub") -Native to Russia, Manchuria,
Siberia. Leaves divided into small leaflets. Spring flowers shaped like bright yellow
sweet peas. Useful where choice is limited by cold, heat, wind, bright sun, nearly
indestructible in desert, mountain climates. Fast growing 10-20 feet with up to 15
feet spread.
**Native Plum (Prunus americana) - Grows rapidly up to 8 feet high with as wide of
spread. Once established requires no water. In May large white flowers which turn
to edible fruit. Forms a thicket and is excellent for wildlife value; hoofed browsers,
nesting cover and food value. Has good soil alkaline tolerance.
Buffaloberry Shrubs (Shepherdia argentea) -Native to many western habitats, from
the plains of Canada and the Midwest to California. Spreading, suckering shrub
grows 5-6 feet tall with spine-tipped branchlets. Longish oval leaves to 1 inch,
silvery on both upper and lower surfaces. Planting both male and female together the
female will bear '''A inch berries of bright red or orange, sour but edible and used for
jams and jellies. Flowers not showy, good plant for attracting birds. Withstands any
amount of cold and wind, takes most soils. Needs no water once established.
Sumac Shrubs(Rhus : R. glabra, "Smooth Sumac", R.trilobata"Squawbush,
Skunkbush") - Of the ornamental sumac, deciduous kinds are hardy anywhere and
thrive in poor soils. They tend to produce suckers, especially if their roots are
disturbed by soil cultivation. Grow to 10 feet, needs little to no water. Leaves are
divided into 11-23 rather narrow 2-5 inch long toothed leaflets, deep green above,
whitish beneath; turn brilliant scarlet in fall. Inconspicuous greenish flowers followed
by showy autumn display of scarlet fruit in conical clusters that last on bare branches
well into winter.
Western Sandcherry Shrubs, Chokecherry (P. besseyi, P. virginiana) - Grow 3-6 feet
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tall. White flowers in spring followed by sweet black cherries nearly 1/4 inches in
diameter. Plants withstand heat, cold, wind, aridity. Chokecherries display good
autumn foliage color.
Apache Plume Shrubs (Fallugia paradoxa) - Grows 3-8 feet high with straw-colored
branches and flaky bark. Small, clustered, lobed leaves, deep green on top, rusty
beneath. Flowers like single white roses (1 '/3 inches wide) in April and May. Large
clusters of feathery fruit follow; greenish at first turning pink or reddish tinged later,
they create a soft-colored, changing haze through which you can see rigid branch
pattern. Needs gritty well-drained soil. No water once established.
Fernbrush Evergreen shrubs (Chamaebatiaria millefolium) - grows to 5 feet tall with
the same spread. The white flowers resemble strawberry blossoms, appear in clus-
ters in July and continue through August. Foliage is aromatic, fern-like, leathery and
remains green most of the year. Tolerant of heat and drought.
***Feather Reed Grass "Karl Foerster" (Calamagrostis xacutiflora) - Grows 3-6
feet, width of 1-2 feet. In early summer inflorescence is open, feathery and purplish
bronze; in late summer it is closed and has turned to a light tan color which persists
into winter. Adaptable to dry conditions. Likes full sun and tolerates heavy clay
soils.
***Rocky Mountain Penstemon Clumped Spires(Penstemon strictus) - Height 1-2.5
feet, width of 12-18 inches. Multiple spires of large, dark to brilliant blue-purple
flowers. Flowers are tubular or trumpet-like with hairy throats. Blooms late in
spring early summer. Needs little water once established. Individual plants are fairly
short-lived lasting from 3-4 years but plants readily re-seed themselves.
* From Sunset Western Garden Book, 6th edition, copyright 1995 Sunset Books
Inc., Menlo Park, CA 94025.
** From Colorado State Forest Services Trees for conservation Buyers Guide.
Revised Nov. 1996.
*** From 1994 Plant Focus (8's in a series) from the Denver Water Office of Water
Conservation.
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