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Home My WebLink About970293.tiffAPPLICATION MATERIALS DEL CAMINO EAST PHASE TWO, P.U.D. PLANNED UNIT DEVELOPMENT CHANGE OF ZONE Prepared for: ROCKY MOUNTAIN TRUST C/O MR. RUSTY GREEN P.O. BOX 3466 BOULDER, COLORADO 80307 Prepared by: ROCKY MOUNTAIN CONSULTANTS, INC. 825 DELAWARE AVE. LONGMONT, COLORADO 80501 OCTOBER 4, 1996 EXHIBIT 3 z - 5O' -f 1 ROCKY MOUNTAIN CONIRI II TANTS. INC. 970293 TABLE OF CONTENTS Application Materials Pages 1 - 12 ATTACHMENTS Application Form Attachment 1 Draft Landscape Design Guidelines Attachment 2 Map of Opportunities and Constraints Attachment 3 Letter from Central Weld County Water District Attachment 4 Letter from St. Vrain Sanitation District Attachment 5 Soils Report Attachment 6 Title Work Attachment 7 - Affidavit of Surface and Mineral Estate - Surrounding Property Ownership Report Road Improvement and Maintenance Agreement Attachment 8 Illustrations/Photographs of Proposed Homes Attachment 9 Maps Attachment 10 ROCKY MOUNTAIN CONSULTANTS, INC. RFC November 1, 1996 Ms. Shani Eastin Weld County Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, CO 80631 Dear Shani: Premiere Building 825 Delaware Ave., Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong(armii.com This is to follow up on your request for additional information regarding the residential portion of Del Camino East PUD, Phase II. The bulk requirements within the R-1 District as outlined in the Weld County Zoning Ordinance are not consistent with the PUD as submitted. The bulk requirements for the residential district within the PUD are requested as follows: Minimum Lot size 5,400 square feet Minimum Lot area per residential use 5,400 square feet Minimum Lot area/unit 5,400 square feet Front Yard Setback (feet) If garage is facing the street If garage is not facing the street (side loading) 20 feet 15 feet Offset - Rear Yard Setback (feet) Typical Lot Lot backing onto open space or landscape buffer 20 feet 10 feet Offset - Side Yard Setback (feet) 3 feet with a minimum of 10 feet between structures Maximum Building Height (feet) 35 feet Maximum Lot Coverage (%) 50 percent Please call me if you need any additional information for your review. Thank you for your assistance. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. ,di✓aAcL— J WtK-- Barbara Brunk, Landscape Architect H: \2862_004\RESBULK. WPD ,,nty Planning Dept. NOV 0 5 1996 CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING D 970293 ROCKY MOUNTAIN CONSULTANTS, INC. Rnc November 1, 1996 Ms. Shani Eastin Weld County Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, CO 80631 Dear Shani: Premiere Building 825 Delaware Ave., Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong@rmii.com This is to follow up on your request for additional information regarding the home business use within the business/industrial/commercial portion of the Del Camino East PUD, Phase II. We anticipate that the residential uses within this portion of the PUD will be assessory to the business/commercial/industrial uses on this site. The concept is to allow the owner of a business to live and operate their business at the same location. Current county zoning ordinances limit the size and scope of HOME OCCUPATIONS and limit those employed in a HOME BUSINESS to resident family members. We are trying to accommodate the small business owner that may need more space and employ people outside the family - while allowing the assessory residential use. We anticipate that this concept may be implemented in the following ways: 1. The business owner will build one structure on a lot that will house the business and the residence; 2. The business owner will construct a residential structure and a business/commercial/industrial structure on a lot . The covenants for the PUD will clearly identify that the primary use will be the business/commercial/industrial uses as outlined in the PUD. Residential structures that are not associated with a business/ commercial/industrial use will not be permitted within this portion of the PUD. Please call me if you need any additional information for your review. Thank you for your assistance. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. tLu, 34 - Barbara Brunk, Landscape Architect H:A2862004\HOMEOCC.WPD r-I%ntll Planning Dept, NOV 0 5 1996 Wirt CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING 970293 ROCKY MOUNTAIN CONSULTANTS, INC. RMC October 3, 1996 Ms. Shani Eastin Weld County Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, CO 80631 Dear Shani: Premiere Building 825 Delaware Ave.. Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclongarmii.com Enclosed you will fmd the PUD Change of Zone application materials for Del Camino East Project, Phase II. The plan is consistent with the Comprehensive Plan Amendment for the property recently approved by the Board of County Commissioners. We have indicated the major transportation links, blocks, density and the anticipated square footage of Business/Industrial/Commercial Development on the plan as outlined in the Weld County PUD Change of Zone application requirements. The application follows the format outlined in the information packet distributed by the County. The issues raised during the Sketch Plan review for the property are addressed in the submittal as follows (the following information follows the format of your comments dated July 24, 1996): Adequate Water and Sewer As mentioned in your letter, Central Weld County Water District will provide water service to this project and the St. Vrain Sanitation District has indicated that service can be made available to this site subject to the District's rules and regulations. We have enclosed letters from both Districts stating that there are adequate public facilities are available to service this site. Geology of the Site In his letter dated January 12, 1996, Timothy Carey of the Army Corps of Engineers recommended that any wetlands on the site should be clearly delineated and mapped on the Final Change of Zone Plat Map. We have asked Anderson and Company to perform a wetlands determination study. We will submit a copy of this study to the Army Corps of Engineers and to Weld County Planning Department before the site is disturbed. We will also delineate the wetlands on the Final Change of Zone Plat Map once Anderson and Company have completed their review of the property. Our initial evaluation of the site indicates that the wetlands are mainly confined to the area immediately adjacent to Godding Hollow. We do not anticipate disturbing this area with the possible exception of utility crossings. With regard to floodplain, we have submitted design engineering plans and supporting materials to the Federal Emergency Management Agency (FEMA) for review. It is our intention to modify the 100 -year floodplain through this property. It is anticipated that FEMA will issue the Conditional Letter of Map Revision (CLOMR) prior to final plat recording for this property. Construction CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING 970293 Rnc Ms. Shani Eastin October 3, 1996 Page 2 improvements necessary to obtain a Letter of Map Revision (LOMR) from FEMA will be completed in conjunction with other infrastructure required for the development. The existing drainage ditch and vegetation along the Godding Hollow will be preserved. Construction of floodplain improvements will take place outside of the existing channel. The applicant will obtain a Flood Hazard Development Permit before disturbing the floodplain. School District We met with Planning Specialist Scott Toillion August 1, 1996. He indicated the applicant has two choices: covenant out all school -aged children or pay an impact fee to the School District. The applicant intends to covenant out children from the senior/empty nester residential portion of this development. However, there may be children in the west portion of the development if there are home businesses. The applicant has agreed to enter into an agreement to pay the School District an impact fee for any residential units associated with home businesses. The School District also indicated that if children are excluded they would like to review the covenants for the subdivision prior to recording. We will forward draft covenants for the County and the School District to review at the time of Final PUD Plan. Off -Site Roads The applicant agrees to enter into an improvement and maintenance agreement with the County to upgrade WCR 22 to a paved section through the project area. A draft of the maintenance agreement is attached. In addition, the applicant agrees to furnish all interior street signs identifying roads, streets, avenues, etc. The internal right-of-way through the business/industrial/commercial area will be 60 feet wide. The residential streets within the PUD will have a 40 -foot right-of-way with utility easements on either side. Please see the cross -sections on the PUD Plan for further details. An overall Drainage and Stormwater Management Plan was submitted to the Engineering Department for review as part of the Sketch Plan application. The applicant will submit site - specific storm water management plans consistent with the overall plan and the Weld County Storm Water Management Criteria for each phase of the development at the time of final PUD Plan and Site Plan Review. The applicant will include a typical -cross section indicating the dimensions of the right-hand turn lane and a detail of the main gate entrance on the PUD Final Plat, per Project Coordinator Don Carroll's request at the time of final plat. In addition, the cross-section on the local streets will include the thickness of base and asphalt. In response to Ms. Hice-Idler (Colorado Department of Transportation) comment, Transportation Planner Matt Dellich is in the process of conducting a traffic study. This study will address existing traffic volumes and the development's impact on present traffic. 970293 Rnc Ms. Shani Eastin October 3, 1996 Page 3 I andscaping Attached please find draft landscape design guidelines for the project. The guidelines list appropriate landscape techniques to provide for attractive, functional and environmentally -sensitive design. Typical cross -sections of the perimeter buffer are included in the design guidelines and indicated on the PUD Change of Zone Plat Map. The applicant will detail specific information regarding proposed landscaping at the time a Final PUD Plan Application is submitted in accordance with Section 28.9 of the Weld County Zoning Ordinance, as amended. Please call me if you need any additional information for your review. Thank you for your assistance. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. Barbara Brunk Landscape Architect H:\2862_004\ZONECHG. W PD 970293 DEL CAMINO EAST PHASE II PUD CHANGE OF ZONE APPLICATION December 3, 1996 The following information follows the format of the application requirements as outlined in the Planned Unit Development Procedural Guide packet distributed by Weld County. 1. The PUD change of zone application and application fee are attached. 2. A general statement describing the concept, land use and architectural style of the PUD project. Phase II of the Del Camino East project is approximately 155 acres in size. We anticipate that this project will be developed for business/industrial/commercial and residential uses. We will ensure that all uses within the PUD are compatible by carefully developing covenants that address compatibility issues such as buffering between adjacent land uses, overall architectural character, landscaping, maintenance and potential nuisance issues. Following is an explanation of Rocky Mountain Trust's development plans. Please see the PUD Change of Zone Plan and the Opportunities and Constraints Map for a graphic depiction of these concepts. Residential - approximately 80 acres (including 20 acres of open space) Residential The PUD will be developed as a gated, planned community of manufactured or site built homes on permanent foundations for a target market of senior citizens and empty nesters. It is our understanding that if children are not allowed to live in this PUD, it is not necessary to enter into an agreement with the School District to pay the District's impact fee. If children are allowed to live in Del Camino East, we will enter into an agreement with the School District. The architectural character of the proposed homes is illustrated in the attached photographs. The homes are generally one-story, ranch style architecture with attached two car garages. In the event that the homes are manufactured, the units will be placed on site and garages and optional patios and family rooms will be added to the units at the site. It is anticipated that lot sizes will range from 5500 to 7000 square feet with an overall density of approximately 4 units per acre or 260 to 300 residential units. All open space, streets and amenities within the PUD will be privately owned and maintained. In addition, screened RV storage will be provided for the residents in the adjacent commercial/business/industrial park. Weld County Planning Dept. 1 DEC 0 9 1996 ED 970293 Open Space Approximately 25% of the residential portion of the PUD will be open space. It will include existing and future oil and gas facilities, storm drainage facilities, screened RV parking, the floodplain adjacent to Godding Hollow, perimeter landscape buffers, a pedestrian trail system and a clubhouse and swimming pool for the residents. At this time, we anticipate that the trail will serve residents within the PUD. However, the applicant will provide for a connection with the regional trail system if the County's Open Space Plan determines that a trail through this area would benefit County residents. J3usiness/Industrial/Commercial - Approximately 75 acres (including 15 acres of open spacel It is anticipated that the property will be developed in three blocks: 48 acres, 19 acres and 8 acres as shown on the map. Each block may be platted in several phases. Final lot size will be determined at final plat once users are found for the property. Since the market is uncertain, the applicant wants to have the ability to sell this property in large parcels for a campus -type development or in small parcels for businesses with homes. All business/industrial/commercial activity will take place inside an enclosed structure. Any outdoor storage will be screened from adjacent land uses. Open space will be provided as part of the development of each building site within the PUD. The anticipated uses within the PUD are outlined below: We anticipate that a portion of the site that is west of Godding Hollow will be developed as a(n) business/industrial/commercial park. Lot sizes may vary. The Floor Area Ratio (F.A.R.) of the developed properties will be no greater than .5:1 and the maximum number of lots in this portion of the PUD will be 75. Any campus -type development will be consistent with the character of the existing industrial development to the north west of the property. Again, restrictive covenants and design guidelines will be established to assure that individual property owners develop the properties in a manner consistent with the established businesses in the immediate area. We envision that portions of the park will be developed for businesses with homes. We expect these businesses to be similar to Reeve Violins (which is adjacent to the northwest portion of this property). We anticipate that the businesses: • would be primary land use (homes would be an assessory use) • may employ multiple people • may have sizable outbuildings (similar to Reeve Violins). A We also anticipate small recreational vehicle (RV) parks ( up to approximately 20 acres total). These parks will be a self-contained, well -screened areas that allow for recreational vehicles as well as park model recreational vehicles. There may also be a fenced, screened RV parking area for residents of Del Camino East. 2 Weld County Planning Dept. DEC 091996 RECEIVED 970293 Open Space (approximately 15 acres) Approximately 15% of the business/industrial/commercial portion of the PUD will be open space. Open space will be owned and maintained by individual lot owners per established covenants. Covenants will dictate that irrigated turf only be placed where it serves a function relative to the uses on the lots. In addition, covenants will encourage xeriscape and revegetation with native seed. Open space may also include existing and future oil and gas facilities, storm drainage facilities, the floodplain adjacent to Godding Hollow, perimeter landscape buffers and a pedestrian trail system. At this time, we anticipate that the trail will serve the PUD. However, the applicant will provide for a connection with the regional trail system if the County's Open Space Plan determines that a trail through this area would be beneficial to County residents. 3. A statement which demonstrates the proposed PUI) rezoning is consistent with the policies of the Weld County Comprehensive Plan. The proposed rezoning supports many of the goals and policies outlined in the Weld County Comprehensive Plan. This property lies within the I-25 Mixed Use Development (MUD) area. The Plan states that traffic, noise, air and visual pollution conflicts with residential, commercial and agricultural uses should be minimized. This proposal supports this and the following statements. • The land uses west and northwest of the parcel are business and industrial. This proposal is compatible with these land uses. • The open space along the Godding Hollow drainage will provide good physical separation and buffer between the proposed residential and business/industrial/commercial uses. Perimeter landscaping and buffering will help assure compatibility with adjacent rural residential and agricultural land uses to the south and east. • The character of the proposed business/industrial/commercial development will be consistent with the quality of development northwest of the property. Restrictive covenants and design guidelines will be established to assure that individual property owners will develop the properties in a manner consistent with the established businesses in the immediate area. • Restrictive covenants and design guidelines will assure that future homeowners will maintain their homes in a manner consistent with overall community goals. • The overall density of the residential development will be consistent with'the MUD's low density residential land use requirements. 3 Weld County Planning Dept. DEC 091996 REt4 WED 970293 In addition, the proposed rezoning will help the County meet several goals set forth in the Comprehensive Plan: Planned Unit Developments PUD. Goal 1 - This proposal is consistent with the definition of Planned Unit Development as outlined in the Weld County Subdivision Ordinance. PUD. GOAL 3 - Adequate public facilities are available to serve this development. Sanitary Sewer - there is an existing sanitary sewer line along the central portion of this property. The St. Vrain Sanitation District has indicated that service can be made available to this property subject to the District's rules and regulations. Water - there is an existing water line located in Weld County Road 22. We have contacted the Central Weld County Water District regarding water service for the proposed development. It is our understanding that water service is available in a first come - first serve basis in this area. We are awaiting additional information from the District regarding improvements necessary to serve this development and will forward the information upon receipt. Police - the Weld County Sheriff will provide police protection for the PUD as anticipated in the Weld County Comprehensive Plan for the MUD. Fire Protection - this property is located within the Frederick Fire Protection District. The applicant will comply with District standards. Access - this property has direct access to WCR 22 along the northern boundary of the property. Schools - children will not be restricted from homes associated with the home business portion of this PUD. The applicant will enter into an agreement with the School District to pay the District's impact fee for these residential units. We will forward draft covenants that state there will be no children living in the eastern portion of the PUD to both the School District and the County at the time of final plat. Recreation - the open space and trail along Godding Hollow will provide a recreational amenity for the people that will work or live in this development and, if the County wishes, it may also serve additional County residents as a regional trail link through this property. In addition, a community club house/recreational facility including a swimming pool will be included in the residential community, east of Godding Hollow. Residential Development R.Goal 1 - The residential portion of this development is designed to be affordable, quality housing for seniors and empty -nesters. R.Policy 1. - The residential portion of this PUD will be developed as a gated, planned community of manufactured or site built homes on permanent foundations. The architectural character of the proposed homes is illustrated in the attached photographs. The units include site -built two car garages and optional patios and family rooms. This 4 970293 helps to ensure that the homes are both affordable and architecturally attractive. R.Policy 1.3 - We do not anticipate any conflicts with adjacent uses. All users will be required to develop and operate consistently with the design guidelines and covenants that will be established at the time of final plat. We have developed preliminary landscape design guidelines that establish the overall character of the PUD and state specific requirements for buffering and screening. R.Goal 2 - As mentioned previously, adequate public services and facilities are available to serve the residential development or district. R.Policy 2 - As mentioned previously, it is our understanding that adequate sanitary sewer systems are available to all residential development. We are currently working with the Central Weld County Water District to assess improvements required to serve the proposed development. We will work with the Weld County Transportation Department to assess the existing street or highway facilities providing access to the property and assure that they are adequate in width, classification, and structural capacity to meet the requirements of the proposed development. R. Goal 3 - The residential portion of this development is targeted toward people who desire secure, affordable housing. Thus, we will strive for the most efficient, cost- effective delivery of public facilities and services possible. R.Policy 3 - This property lies within MUD boundaries. The MUD area anticipates urban development and more urban services. R.Policy 4 - This proposal will comply with all state and federal standards including the Clean Water and the Clean Air Acts. R. Policy 5 - In anticipation of urban densities contemplated by the MUD, this residential development will be compatible with existing surrounding land use in terms of: general use, building height, scale, density, traffic, dust, and noise. It is anticipated that the majority of the homes will be ranch style. This will help preserve views to the west. We have met with a number of the neighbors located directly east of the proposed residential development. We have included additional buffering along the eastern boundary of the property at their request. This area will include landscaping and drainage facilities to limit conflicts that may arise regarding irrigation runoff from the adjacent agricultural land uses. The area adjacent to Godding Hollow will act as a natural buffer between the residential land uses and the anticipated business/industrial/commercial uses to be located on the western portion of the PUD. R.Policy 6 - The project design will consider conservation of natural site features, such as topography, vegetation, and water courses. The existing trees and wetlands along Godding Hollow will be preserved. The existing wetlands will be delineated as 5 970293 requested by the U.S. Army Corps of Engineers prior to any disturbance on this site. We do not anticipate that the wetlands along Godding Hollow will be disturbed by this development with the possible exception of utility crossings. However, prior to any work that will disturb these areas, the developer will obtain proper permits from the Corps of Engineers. Business / Industrial Development: I. Goal 1 - This proposal will encourage the expansion and diversification of the industrial economic base. It will provide additional land inventory available for business/industrial/commercial development. I. Goal 2 - This proposal will accommodate new industrial development within a planned industrial area. This parcel is adjacent to existing development. I. Goal 4 - Del Camino East will promote business/industrial/commercial development that is appropriately located in relation to surrounding land uses, and that meets necessary environmental standards. This property is adjacent to existing development and can be effectively screened and buffered from future residential development to the east by the natural drainage way along Godding Hollow. Preservation of this unique natural feature is included in the plan for the PUD. Transportation T. GOAL 2 - A pedestrian trail is planned along Godding Hollow. T. GOAL 4 - Access to the PUD from WCR 22 is planned to align with future access to the north. All streets within the PUD will be developed per Weld County Standards for road width and pavement. Right of way within the PUD may vary from the County standards. Specific street sections are indicated on the plan. Mixed Use Development MUD. Goal 6 - This proposal supports the goal that new development occurs in such a manner as to maintain an attractive working and living environment. MUD. Policy 6.2 - We anticipate a character and setting that takes advantage views of the front range to the west and Godding Hollow to the east. In addition, the proposed open space and trail along Godding Hollow will be amenities for future users. MUD. Policy 6.3 - Preliminary landscape design guidelines have been developed for the PUD and area included with this PUD change of zone application. These guidelines establish the overall character of the PUD, as well as specific requirements for buffering and screening. 6 970293 MUD. Policy 6.5 - No salvage or junk yards will be allowed within the PUD. Any open storage will be screened from view of adjacent properties. MUD. Policy 6.11 - The Applicant has requested that Matt Delich, P.E. conduct a traffic study that outlines specific traffic impacts based on the anticipated types of users. The additional right-of-way (ROW) requested for WCR 22 is indicated on the plan. Internal ROW in the industrial portion of the PUD will be 60 feet wide; residential streets within the PUD will have a 40 -foot ROW with 10 -foot utility easements on each side. MUD.Policy 6.13 - The Applicant has submitted design engineering plans to modify the 100 -year floodplain through this property to the Federal Emergency Management Agency (FEMA) for review. It is anticipated that FEMA will issue the Conditional Letter of Map Revision (CLOMR) prior to final plat recording for this property. Construction improvements necessary to obtain a Letter of Map Revision (LOMR) for the property from FEMA will be completed in conjunction with other infrastructure required for the development. The existing drainage ditch and vegetation along Godding Hollow will be preserved. Construction of floodplain improvements will take place outside the existing channel. The Applicant will obtain a Flood Hazard Development Permit before disturbing the floodplain. Storm drainage will be detained and released consistent with Weld County Storm Management Criteria at the historic rate into Godding Hollow. A drainage study has been submitted to Weld County Engineering for review. Final drainage details will be included with the final plat application. MUD. Policy 6.17 - The existing trees and wetlands along Godding Hollow will be preserved. The existing wetlands will be delineated as requested by the U.S. Army Corps of Engineers. It is not anticipated that the wetlands along Godding Hollow will be disturbed by this development with the possible exception of utility crossings. However, prior to any work that will disturb these areas, appropriate permits will be obtained from the Corps of Engineers. MUD.Policy2 - A map illustrating the opportunities and constraints associated with this property is attached for your review. 4. A statement which demonstrates how the USES allowed by the proposed PUD rezoning will be compatible within the PUD district. In addition, a detailed description of how any conflicts between land uses within the PUD district are being avoided or mitigated and can comply with Section 35.3 of the Weld County Zoning Ordinance. We will ensure that all uses within the PUD are compatible by carefully developing covenants that address compatibility issues such as buffering between adjacent land uses, 7 970293 overall architectural character, landscaping, maintenance and potential nuisance issues. The land use within the PUD will be industrial/business park, residential and future oil and gas development. The oil and gas development will require a Site Plan Review and be limited to the area designated on the plan. The future oil and gas facility will be screened and buffered consistent with the landscape guidelines for the PUD and all other requirements established through the Weld County Site Plan Review at the time the facility is developed. In addition, State of Colorado Oil and Gas Commission standard safety procedures, notification, environmental rules and regulations, and setbacks will be required as part any future oil and gas development within the PUD. We do not anticipate conflicts within the PUD. Conservation of natural site features has been considered in the project design. The existing trees and wetlands along Godding Hollow will be preserved. This will act as a buffer between the residential land uses to the east and anticipated business/industrial/commercial development to the west. All users will be required to develop and operate consistent with the design guidelines and covenants to be established at the time of final plat. Draft landscape design guidelines are attached for your review. Architectural controls and covenants will be provided at the time of final plat. 5. A statement which demonstrates how the USES allowed by the proposed PUD rezoning will be compatible with land uses surrounding the PUD district; in addition, a detailed description of how any conflicts between land uses surrounding the PUD are being avoided or mitigated. The Weld County Comprehensive Plan designates the west portion of this parcel as business/industrial use (employment center). Neighboring properties to the north and northwest are also industrial use. We have met with a number of the neighbors from the area immediately east of the proposed residential development. At their request we have added additional buffering along the eastern perimeter of the PUD. This area will also include drainage facilities to limit potential impacts from irrigation run off from adjacent agricultural users. This buffer, the project covenants, and additional open space should help to mitigate any conflicts between land uses to the south or east. 6. A description of each use within the PUD. A description of all buildings, structures and open space areas including size, floor area and height. A description of the type of residential units within the PUD, including total number of units for each type. Please see the response to question two for a description of each anticipated use within the PUD. The exact number and type of businesses to be located within the PUD is not known at this time. The Applicant intends to market the properties to individual users and develop sites 8 970293 that meet their specific needs. Lot sizes will be determined by the needs of individual users at the time of final plat. Lot size will vary with a maximum of 75 lots allowed within the PUD. Allowed and accessory uses within the PUD will include uses outlined in the C-1, C-2, C-3, I-1 and I-2 zones as established in the Weld County Zoning Ordinance, as well as recreational vehicles, and home businesses. Future oil and gas development will be subject to the Weld County Site Plan Review requirements in the area as designated on the plan. The residential portion of the PUD will contain manufactured or site built units that are placed on permanent foundations with garages and optional patios and family rooms added to the units at the site. It is anticipated that lot sizes will range from 5500 to 7000 square feet with an overall density of approximately 4 units per acre or 260 to 300 residential units. All open space, streets and amenities within the PUD will be privately owned and maintained. 7. A general statement describing the size and type of any public and private open space and semipublic uses, including parks, recreation areas, schools sites and similar uses. It is anticipated that the open space within the PUD will be privately owned and maintained for the homes and businesses within the PUD. The area along Godding Hollow will be set aside for preservation of the natural drainage way, modifications to the floodplain within the property, storm drainage retention, future oil and gas facility development, and a pedestrian trail. At this time, it is anticipated that the trail will be private. However, the Applicant is willing to allow a connection through the property for a regional trail system if the County's Open Space Plan determines that a trail through this area would be beneficial to county residents. A club house and recreation facility including a swimming pool will be developed as part of the residential community, east of Godding Hollow. 8. A general statement describing the PUD's source of water and type of system. A statement from a representative of the provider of the water system which demonstrates that the water supply quality and quantity is sufficient to meet the requirements of the uses within the PUD. We have contacted the Central Weld County Water District regarding provision of water for the proposed development within the PUD. A statement from Central Weld County Water District is attached. 9 970293 9. A general statement describing the PUD's type of sewer system. A statement from the representative of the provider of the water system which demonstrates that the sewer system will adequately serve the uses within the PUD district. This property is located within the St. Vrain Sanitation District. The existing sewer line runs along Golding Hollow though the central portion of the PUD as indicated on the Plan. It is our understanding that the District can provide sanitary sewer service for the PUD, subject to the District's rules and policies and construction of an approved, on -site collection system to serve the PUD. A statement from the St. Vrain Sanitation District is attached. 10. A description of the functional classification, width and structural capacity of the street and highway facilities which provide access to the PUD district. o Width of right-of-way Weld County Road 22 is adjacent to the southern border of the PUD. The Applicant will comply with Weld County Department of Public Work's request for 100 feet of right-of-way. The right-of-way for WCR 22 is indicated as 50 feet on either side of the section line, within Del Camino East. The Applicant agrees to enter into an improvement and maintenance agreement with Weld County to upgrade the road to a paved section through the PUD area. The Applicant has ordered a traffic study that will outline specific traffic impacts based on the anticipated user. We will forward the completed study upon receipt. Internal ROW in the business/industrial/commercial portion of the PUD will be 60 feet wide; residential streets within the PUD will have a 40 -foot ROW with 10 -foot utility easements on each side of the street. o Width of road surface Required improvements to WCR 22 will be determined in cooperation with the Weld County Engineering Department. It is anticipated that the width of the pavement for WCR 22 will be 24 feet with a 6 -foot shoulder on each side unless a traffic study indicates a need for modifications necessary to serve the PUD. Width of local streets within the business/industrial/commercial portion of the PUD will be 22 feet with 4 feet of shoulder on each side, in conformance with Weld County Standards. 10 970293 o Width of borrow ditches The width of borrow ditches will vary based on existing and proposed grades and final drainage design within the PUD. Maximum side slopes for borrow ditches will be maintained at 3:1. o Type of surface It is anticipated that all streets, access drives, loading areas and parking areas within the PUD will be paved. A specific soils investigation which includes pavement recommendations is attached. o Major points of access It is anticipated that the PUD will have three major points of access onto WCR 22 as indicated on the PUD Zoning Plan. Access roads and streets will meet Fire Protection Development Standards. The Applicant will submit access road and street layouts for review and approval by the Frederick Fire Protection District in conjunction with review and final approval of the PUD. Typical cross -sections of the proposed local streets and WCR 22 are indicated on the plan. Local streets within the PUD will be constructed to County Standards and dedicated for public use and maintenance. Access drives, parking areas and other vehicular circulation associated with the development of individual lots within the PUD will be owned and maintained by the landowners. The State Department of Transportation indicated that the County must determine if this development will result in a 20 percent increase in traffic volumes. We have contacted Transportation Engineer Matt Dellich to conduct a traffic study to determine if a 20 percent increase will occur. This study will also address Tri-Area Planning Department's concerns for traffic impact on Del Camino interchange. 11. A soil survey and study of the site proposed for the change of zone with a statement regarding suitability of soils to support all uses allowed in the proposed zone. If the soils survey and studies indicate soils which present moderate or severe limitations to the construction of structures or facilities on the site, the Applicant shall submit information that these limitations can be overcome. A copy of the soils report prepared by CTL/Thompson is attached. 12. If, according to maps and other information available to Weld County, the Department of Planning Services determines there appears to be sand, gravel or other mineral resource on or under the subject property, then the Applicant shall provide a mineral resource statement prepared by a certified geologist or other qualified expert. Based on our referral response for the sketch plan application, the Department of Planning Services did not determine that there is any sand, gravel or other mineral resource on or 11 970293 under the subject property. In addition, the CTL/Thompson report states, "We do not believe there are substantial amounts of aggregate resources that are economical to mine" (page 9). However, there is oil and gas on the property. The Applicant met with oil and gas leaseholders and provided a location for future development (as indicated on the plan). 13. If the proposed change of zone is located within a FLOOD HAZARD AREA, the Applicant shall submit information which either documents how the Weld County supplementary regulations concerning flood plains have been satisfied or document how the Applicant intends to meet the requirements of the Weld County supplementary regulations concerning flood plains. A portion of the proposed change of zone is located within a designated 100 -year floodplain. We have mapped the existing 100 -year floodplain based on actual field data regarding the drainage basin to determine if modifications can be made to lessen the impact of the floodplain on this property. We have submitted an application to modify the floodplain through this property to FEMA. We will keep you informed of our progress. It is our understanding that the conditional letter of map revision (CLOMR) must be issued by FEMA prior to fmal plat approval. 14. If the proposed change of zone is located within a GEOLOGIC HAZARD AREA identified by maps officially adopted by Weld County, the Applicant shall submit information which either documents how the Weld County supplementary regulations concerning geological hazards have been satisfied, or documents how the Applicant intends to meet the requirements of the Weld County supplementary regulations concerning geologic hazards. The proposed change of zone is not located within a geologic hazard area. 15. A sign shall be posted on the property under consideration for PUD rezoning. The Applicant will post a sign at least 10 days preceding the hearing date. The sign shall be provided by the Department of Planning Services. The sign shall be posted adjacent to and visible from a publicly maintained road right-of-way. 16. A certified list of the names, addresses and the corresponding parcel identification number assigned by the Weld County Assessor of the owners of the property (the surface estate) within 500 feet of the property subject to the application is attached. 17. A certified list of the names and addresses of mineral owners and lessees of mineral owners on or under the parcel of land being considered is attached. H:\2862_004\ZONECHG. WPD 12 970293 ATTACHMENT 1 Application Form PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE APPLICATION Department of Planning Services, 1400 N. 17th Avenue, Greeley, CO 80631 PHONE: 353-6100, Ext. 3540 FOR PLANNING DEPARTMENT USE ONLY: CASE NO.: APPLICATION FEE: DATE RECEIVED: RECEIPT NO.: APPLICATION CHECKED BY: RECORDING FEE: TO BE COMPLETED BY APPLICANT: (Print or type only except for required signatures). I (we), the undersigned, hereby 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, Colorado: LEGAL DESCRIPTION: Please see attached sheet. (If additional space is required, attach an additional sheet) Property Address (if available): Del Camino East. Phase II PRESENT ZONE A (Aartcultural) PROPOSED ZONE PUD OVERLAY ZONES Flood Hazard Overlay District TOTAL ACREAGE about 80 acres SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR PUD REZONING: NAME: Stanley Olsen HOME TELEPHONE: ADDRESS: 7402 W. Church Road Blvd. #117 BUS. TELEPHONE: Westminster, CO 80021 NAME M. Lucille Olsen ADDRESS: 1904 Sumner Street BUS. TELEPHONE: HOME TELEPHONE: Longmont, CO 80501 APPLICANT OR AUTHORIZED AGENT (if different than above): NAME: Rocky Mountain Trust, do Rusty Green, Trustee HOME TELEPHONE: ADDRESS: P.O. Box 3466 BUS. TELEPHONE: (303)_449-6110 Boulder, CO 80307 NAME HOME TELEPHONE: ADDRESS: BUS. TELEPHONE: OWNER(S) AND/OR LESSEES OF MINERAL RIGHTS ON OR UNDER THE SUBJECT PROPERTIES OF RECORD IN THE WELD COUNTY ASSESSOR'S OFFICE NAME: Please see attached list of mineral owners and lessees of mineral interests ADDRESS: NAME: ADDRESS: I hereby depose and state under the penalties of perjury that all statements, proposals, and plans submitt with this or contained within this application are true and correct to the best of my knowledge. COUNTY OF WELD ) ss. STATE OF COLORADO ) Subscribed and sworn to before me this —) My Commission Expires 11 PLANNED UNIT DEVELOPMENT DISTRICT CHANGE OF ZONE wner or Authorized Agent 970293 EXHIBIT "A" A portion of the North 1/2 of Section 14, Township 2 North, Range 68 west of the 6th Principal Meridan, County of Weld, State of Colorado being more particularly described as follows: Beginning at the North Quarter corner of said section 14; thence South 89° 55' 19" East, 1,309.01 feet along the North line of the Northeast Quarter of said Section 14 to the Northeast corner of the West half of the Northeast Quarter of said section 14; thence South 00° 18' 06" East, 2,654.12 feet along the East line of said West half of the Northeast Quarter to the Southeast corner of said West half of the Northeast Quarter; thence South 89° 55' 17" West, 1,317.54 feet along the South line of said West half to the Southwest corner thereof, said point also being the Southeast corner of the East half of the Northwest Quarter of said Section 14; thence South 89" 57' 04" West, 1,303.92 feet along the South line of said East half of the Northwest Quarter to the Southwest corner thereof; thence North 00° 15' 33" West, 2,107.72 feet along the West line of said East half of the Northwest Quarter to the Southwest corner of Lot "A" of recorded exemption No. 1313-14-2-RE1400 as recorded in book 1344 as Reception No. 2297301 in the office of the Clerk and Recorder of said county; thence along the lines of said Lot "A" the following courses and distances: North 81° 06' 37" East, 64.07 feet; North 64° 18' 44" East, 492.53 feet; North 00° 15' 47" West, 327.70 feet to the NOrtheast corner of said Lot "A" said Northeast corner being also a point on the North line of the Northwest Quarter of said Section 14; thence South 90° 00' 00" East, 802.37 feet along said North line to the point of Beginning. (Containing 154.61 Acres more or less). 970293 MINERAL OWNERS AND LESSEES OF MINFRAI INTFRPRTC Please print or type NAME MAILING ADDRESS CITY/STATE/ZIP Olson, Stanley (Rocky Mt. Trust - Contract Owner) 4306 Weld Cty Rd 22 Longmont, CO 80501 North American Resource P.O. Box 4274 Englewood, CO 80155 Company c/o Logan & Firmine, Inc. Willett, H. L. 250 Denver Club Bldg. Denver, CO 80202 Hurt, Wilbur R. 14278 Cty Rd 7 Longmont, CO 80504 970293 ATTACHMENT 2 Landscape Design Guidelines 970293 DRAFT LANDSCAPE DESIGN GUIDELINES DEL CAMINO EAST, P.U.D. - PHASE II Appropriate landscape techniques should be used to provide for attractive, functional and environmentally sensitive environments. The following general guidelines shall apply to all landscape improvements: ■ Landscapes shall utilize the following Xeriscape design principals to facilitate water conservation and reduce the potential of wasting water: 1) well planned planting schemes; 2) appropriate turf selection to minimize the use of bluegrass; 3) use mulch to maintain soil moisture and reduce evaporation; 4) zoning of plant materials according to their micro climatic needs and water requirements; 5) improve the soil with organic matter if needed; 6) provide for efficient irrigation; and 7) proper maintenance and irrigation schedules. ■ All landscapes shall strive to maximize the use of native species. Where native material is not appropriate for the intended use or appearance, plant species that are regionally adapted and non invasive may be used. Landscapes shall consist of a variety of species to enhance biodiversity. A partial list of appropriate plant materials is attached for use as a guideline. • Where possible, buildings and parking areas shall be located to preserve and promote the health of existing trees. This requirement is not intended to prevent the removal of unhealthy trees in conjunction with site development. • Whenever the use of property to be developed or redeveloped will conflict with the reasonable use of adjoining property, there shall be an opaque screen between the two properties. This screen may be accomplished through the use of a combination of berming, plantings and fencing. However, in no event shall a fence be the only screening material used. The screen shall moderate the impact of noise, light, unattractive aesthetics and traffic. ■ Landscape improvements shall be integrated in the overall site design for each property. Landscape areas shall be configured to maximize their interconnectivity within the site, to natural areas and to landscape areas within existing or future adjacent development. Small, isolated islands of landscaping should be avoided except as required in parking lots and for screening along roadways. • In order to provide for ongoing health and appearance of landscape improvements all landscaping shall be maintained and replaced by the landowner as necessary. All property owners shall be responsible for maintenance of landscaping within the portion of the public right-of-way between the back of the curb and the adjacent property line. 3-1 970293 BASELINE STANDARDS GROUND COVER y cxa C ca E cd O nA y bA ° .o °° t 4. 00I:)) .E �`m C a) O w a) ..-.>. a y— 'y .≥ Fr w y s -- oLv a 0.o o td) CZ a; �a w L N i ri a) Y cxa ..7 .0 inE 3 c E m 3/3 a y ct I. Cct„ tE Vi L '^" to C7 . C N 2 a aa) E O �.: Q CI N , Ce° I � C w a CI t r LEE 3 �ato a E aL) o ❑ i „ ❑ ❑ �e o ... 3 ≥ 'ra o f E '�'O N.0 C C/3 CO •M C W ..� .6- .:12 `m 3 la a oC 2 i6,1 ra s SHRUBS Ca A bA y C 0 O C't C Ct.0 00 .. O (a L w L GJ di 0 rd., P', a.0 8a 6 C 'y 7 A b .y 2.0%..0a— ' L o a a m a _..o ti Y OA U C to y O w N .0 tip ..-• v-, O ' (a co fir.. V, Imo. w L a) 0 .E.'.o `„a c °,a a 0 m C 0 C m, If 'O c3 O C y b^ N .C G' o ...._ m m -o In 5, R v1 E. Pa a)o a) a, m N L Lo CO M OD C y C 0 a) ~ 7 0 .L. '� E a a °- t o o 4) . o C CL . w • a a cj 4: a O y tJ a L a) N a) O c 0. w R �v - cr Li a) .L. N L C "-� C C 0 o � R N O Y N ""' y y A M E L L bA o w C v a al ed c y . o a) a a 'n •'O ra ..: �a � L ,_ I^ 0= y•1!�yy i •C "v U 0- CQ a Q E ca. w .E c�a =V Ov w 3 SCREENING/ BUFFERING w o 0 a co C bA el). a) 7 ro N C L E c C a�L) .� Cl. OU W .0 , N N a w o o c cc y C OA C of ca ❑ L, :� E .G • E 9 , o cc?, a ✓ OU V.. .0 Lei N OL id a LANDSCAPE SETBACK . O 'a N O E Lroa C E.Ea. 3 O ca 4)) a. I U .� 'G ;D C .E a re L H -�i y E _ 1 C a) 'C_ « •'O L O O 0 o bA "C L Q �a m .n a E 5 o.52 a y o ti N N a)E--m a_� L O ea al N .E I' a3 as 7 V E O. U .� CKi E •C bA E U `-d, ) _E a X T C co 'NO 'C L O O A 8 to t .E a Q men .r a E 'n, o Ea Wd `C4 d COMMERCIAL/ INDUSTRIAL DEVELOPMENT Minimum open space 20% exclusive of parking lots and minimum setbacks adjacent to Major Roadway Corridors. • Utilize landscaping to anchor structures in the landscape and soften the transition to the ground plane. • Provide safe for pedestrian access. PARKING LOTS • Minimum landscaped area 10% • Utilize landscaping to break up large expanses of pavement and create tree canopy for summer shade. • Do not obstruct visibility for cars and pedestrians. • Provide for safe pedestrian access 970293 ATTACHMENT 3 Map of Opportunities and Constraints OPPOR'ruurrlEs 4 cous1- A,ue 17EL CAM WO EAST ppksejC o too am 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: January 17, 1996, at 8:00 A.M.itment No.: F917023 2. Policy or policies to be issued: Amount Premium A. ALTA Owner's Policy $ 2,568,000.00 Proposed Insured: $4,960.60 Rocky Mountain Trust, a trust created under the laws of The State of Colorado B. ALTA Loan Policy $ 1,600,000.00 Proposed Insured: $100.00 Stanley Olson and Madeline Lucille Olson Tax Certificate Survey (to be furnished) $60.00 Mineral Coverage (upon approval from legal counsel $TBD Extended Coverage ) $TBD $75.00 3. The estate or interest in the land described or referred to in this commitment and covered herein is fee simple and title thereto is at the effective date hereof vested in: Stanley Olson 4. The land referred to in this commitment is described as follows: (SEE ATTACHED PAGE FOR LEGAL DESCRIPTION) LB/tb COMMONWEALTH LAND TITLE INSURANCE COMPANY By LINDA BURCHi . Authorised Signature Issued: January 24, 1996 97025)3 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE A - Continued LEGAL DESCRIPTION Parcel 1: The E 1/2 of the SW 1/4 of Section 11, Township 2 North, Range 68 West of the 6th P.M., County of Weld, State of Colorado. Together with an easement across the W 1/2 of the SW 1/4 of said Section 11 for the purpose of the passage of irrigation water to said E 1/2 of the SW 1/4 of said Section 11 described as follows: Starting at a point 742 feet West of the Southwest corner of the E 1/2 of the SW 1/4 of said Section 11; thence in a Northeasterly direction following the meanderings of the ditch right of way as now visible and existing thereon approximately 1,023 feet to a point where the same connects with a culvert now located thereon; thence in an Easterly direction approximately 173 feet to the West line of the E 1/2 of said SW 1/4 along the meanderings for the ditch now located thereon; also, an easement along the South line of the W 1/2 of the SW 1/4 of said Section 11 following the section line in its entirety to the West line of said E 1/2 of the SW 1/4 of said Section 11 for the same purpose following the meanderings of the ditch now located thereon And The W 1/2 of the NE 1/4 of Section 14, Township 2 North, Range 68 West of the 6th P.M., County of Weld, State of Colorado. Parcel 2: A parcel of land in the West 1/2 of the Southwest 1/4 of Section 11, Township 2 North, Range 68 West of the 6th P.M., Weld County, Colorado described as follows: Beginning at the Southeast corner of said West 1/2 of the Southwest 1/4 of Section 11 marked by #5 rebar with a 2" diameter metal cap L.S. 13482; Thence N 89`40'01" W 8.35 feet along the South line of said West 1/2 of the Southwest 1/4 of Section 11 to the Southerly extension of an existing fence line marked by a #5 rebar with a yellow plastic cap L.S. 13482; Thence N 00'04'08" E 2631.05 feet along said existing fence line to the North line of the tract of land conveyed to Azalea Farms, Limited by Warranty Deed recorded in Book 931 at Reception No. 1852633, recorded March 18, 1981 marked by a #5 rebar with a yellow plastic cap L.S. 13482; Thence S 89'31'31" E 21.50 feet to the Northeast corner of said tract conveyed to Azalea Farms, Limited and the East line of said West 1/2 of the Southwest 1/4 of Section 11 marked by a #5 rebar with a 2" diameter metal cap; Page 2 970293 _ COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE A - Continued LEGAL DESCRIPTION Thence S 00`21'19" W 2630.97 feet along said East line to the Point of Beginning. Parcel 3: Lot B of Recorded Exemption No. 1313-14-2-RE1400 recorded July 27, 1992 in Book 1344 as Reception No. 2297301; being the East 1/2 of the Northwest 1/4 of Section 14, Township 2 North, Range 68 West of the 6th P.M., Weld County, Colorado. NOTE: LEGAL DESCRIPTION SUBJECT TO CHANGE UPON RECEIPT OF ALTA SURVEY NOTE: This binder supercedes commitment dated: October 15, 1994 Page 3 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE A - Continued REQUIREMENTS The following are the requirements to be complied with prior to the issuance of said policy or policies. Any other instrument recorded subsequent to the date hereof may appear as an exception under Schedule H of the policy to be issued. Unless otherwise noted, all documents must be recorded in the office of the clerk and recorder of the county in which said property is located. NOTE: PURSUANT TO SENATE BILL 91-14 (CRS 10-11-122) THE COMPANY WILL NOT ISSUE ITS POLICY OR POLICIES OF TITLE INSURANCE CONTEMPLATED BY THIS COMMITMENT UNTIL IT HAS BEEN PROVIDED A CERTIFICATE OF TAXES DUE OR OTHER EQUIVALENT DOCUMENTATION FROM THE COUNTY TREASURER OR THE COUNTY TREASURER'S AUTHORIZED AGENT; OR UNTIL THE PROPOSED INSURED HAS NOTIFIED OR INSTRUCTED THE COMPANY IN WRITING TO THE CONTRARY. NOTE: IF THIS TRANSACTION INCLUDES A SALE OF THE PROPERTY AND THE SALES PRICE EXCEEDS $100,000.00, THE SELLER MUST COMPLY WITH THE DISCLOSURE/WITHHOLDING PROVISIONS OF C.R.S. 39-22-604.5 (NONRESIDENT WITHHOLDING). A. Warranty deed from Stanley Olson to Rocky Mountain Trust, a trust created under the laws of the State of Colorado. B. Deed of Trust from Rocky Mountain Trust, a trust created under the laws of the State of Colorado to the Public Trustee of the County of Weld for the use of Stanley Olson and Madeline Lucille Olson to secure $1,600,000.00. NOTE: Legal description to cover property in Section 14 only. NOTE: Trust Affidavit for Rocky Mountain Trust, a trust disclosing the name of the trust, and the names and addresses of the trustees empowered to act pursuant to CRS 38-3w•-156, led recorded August 3, 1955 ±Xs 1504 as Reception No. 2449641, reveals the following trustee: Gerald Olesh. C. Release by the Public Trustee of: Deed of Trust from Stanley Olson and M. Lucille Olson AKA Lucille Olson to the Public Trustee of the County of Weld for the use of The Federal Land Bank of Wichita to secure $510,000.00 dated April 9, 1982 recorded April 26, 1982 in Book 966 as Reception No. 1889821. Page 4 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: 7917023 SCHEDULE A - Continued REQUIREMENTS D. Delivery to the Company of an executed copy of the Trust Agreement for Rocky Mountain Trust, a trust created under the laws of the State of Colorado for inspection and approval prior to issuing any policies. Subject to any additional requirements deemed necessary by the Company upon review of said Trust Agreement. E. A satisfactory affidavit and indemnity as to possessory rights executed by Sellers must be furnished to the company. F. A satisfactory ALTA survey must be furnished to the company, exception will be taken to adverse matters disclosed thereby. G. A satisfactory affidavit and agreement (copy attached) indemnifying the Company against unfiled mechanics' and materialmen's liens, executed by the persons indicated must be furnished to the Company, together with any additional premium required by the filed rates of the Company. Upon receipt of these items, pre -preprinted Item Number 4 will be deleted from the policy(s) when issued. NOTE: If subject property is currently under construction or new improvements have been made this commitment is subject to further requirements. Page 5 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: F917023 SCHEDULE B EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessments, charge or lien imposed for water or sewer service, or for any other special taxing district. Note: PURSUANT TO CRS 10-11-122 NOTICE IS HEREBY GIVEN THAT: (A) TlE SUBJECT PROPERTY MAY BE LOCATED IN A SPECIAL TAXING DISTRICT; (B) A CERTIFICATE OF TAXES DUE LISTING EACH TAXING JURISDICTION MAY BE CBTA.71."T- ;fx CC.ZATY TREASURER OR TEE (.:.ftAs TREASURER'S AUTHORIZED AGENT; (C) INFORMATION REGARDING SPECIAL DISTRICTS AND THE BOUNDARIES OF SUCH DISTRICTS MAY BE OBTAINED FROM THE BOARD OF COUNTY COMMISSIONERS, THE COUNTY CLERK AND RECORDER, OR THE COUNTY ASSESSOR. Page 6 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE B - Continued EXCEPTIONS 7. Right of way for county roads section and township lines as county commissioners for Weld in Book 86 at Page 273. 30 feet wide on either side of established by order of the board of County, recorded October 14, 1889, 8. Right of way for a pipe line for the transportation of oil, gas, or the products thereof, on, over and through, the SW 1/4 of said Section 11, as conveyed to Wyco Pipe Line Company by instrument recorded March 13, 1947 in Book 1199, Page 431, in which the specific location is not defined. NOTE: Agreement and Partial Release with exception therein recorded July 1, 1991 in Book 1303 as Reception No. 2255062. 9. Oil and gas lease between Stanley Olson and Lucille Olson and Martin J. Freedman, recorded September 14, 1970 in Book 633 as Reception No. 1554537, and any interests therein or rights thereunder. (Affects Sections 11 and 14) NOTE: Extension of the above lease as claimed by Affidavit of Production, pursuant to CRS 38-42-106, by GEN Oil Inc., recorded April 5, 1974 in Book 712 as Reception No. 1633570. 10. Easement and right of way for installation, construction, maintenance, inspection, repair and replacement of drips, pipe line markers, valves, launchers, receivers, cathodic equipment, test leads and all appurtenances, as granted to Panhandle Eastern Pipe Line Company by Stanley Olson and Lucille Olson, in the instrument recorded December 3, 1981 in Book 954 as Reception No. 1876087. (Affects the E1/2 of the NW1/4 and the NE1/4 of Section 14) . 11. Oil and gas lease between Stanley Olson and Madeline Lucille Olson and H.L. Willett dated March 18, 1981, recorded March 31, 1981 in Book 932 as Reception No. 1853624, and any interests therein or rights thereunder. (Affects W1/2 NE1/4 Section 14) NOTE: Extension of the above lease as claimed by Affidavit of Production, pursuant to CRS 38-42-106, by H.L. Willett, recorded May 14, 1982 in Book 967 as Reception No. 1891544. 12. Easement for utility purposes granted to Saint Vrain Sanitation District by instrument recorded June 6, 1989 in Book 1234 as Reception No. 2181786 and recorded November 29, 1990 in Book 1283 as Reception No. 2234351. Page 7 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE B - Continued EXCEPTIONS 13. Easement for sewer purposes granted to Saint Vrain Sanitation District by instrument recorded December 8, 1993 in Book 1415 as Reception No. 2363044. 14. Right of way easement for electric purposes granted to Union Rural Electric Association, Inc. by instrument recorded April 26, 1979 in Book 867 as Reception No. 1788642. 15. Easement for gas pipeline purposes granted to Rocky Mountain Natural Gas Company, Inc., A Colorado Corporation by instrument recorded April 10, 1986 in Book 1108 as Reception No. 2049449. 16. Oil and gas lease between Horses Unlimited, A limited partnership and Wilbur R. Hurt dated September 3, 1975, recorded September 10, 1975 in Book 747 as Reception No. 1669489, and any interests therein or rights thereunder. 17. Notes as shown on recorded exemption No. 1313-14-2-RE1400 recorded July 27, 1992 in Book 1344 as Reception No. 2297301. 18. Terms, conditions, provisions and obligations of Farm and Ranch Contract between Stanley Olson and Madeline Lucille Olson and Rocky Mountain Trust, a trust created under the laws of the State of Colorado recorded November 22, 1994 in Book 1468 as Reception No. 2416407 and Amendment recorded March 29, 1995 in Book 1485 as Reception No. 2431967 and Second Amendment recorded July 7, 1995 in Book 1500 as Reception No. 2445744 and Third Amendment recorded December 8, 1995 in Book 1521 as Reception No. 2466846. NOTE: Upon fulfillment of Requirement A, Exception No. 18 will be deleted from the policies to be issued hereunder. 19. Farmers No. Three Reservoir, and any and all rights of way therefore, as evidenced by Map and Statement filed June 1, 1910 as Reception No. 156140, in which the specific location is not defined. NOTE: The f. i1owing notices pursuant tc �r:� �. ,• 10 concerning underground facilities have been filed with the Clerk and Recorder. These statements are general and do not necessarily give notice of underground facilities within the subject property. (A) Mountain Bell Telephone Company, recorded October 1, 1981 in Book 949 as Reception No. 1870705. Page 8 970293 COMMONWEALTH LAND TITLE INSURANCE COMPANY Commitment No.: P917023 SCHEDULE B - Continued EXCEPTIONS (B) Colorado Interstate Gas Company, recorded August 31, 1984 in Book 1041 as Reception No. 1979784. (C) Associated Natural Gas, Inc., recorded April 10, 1989 in Book 1229 as Reception No. 2175917. (D) United Power, Inc., formerly Union Rural Electric Association, Inc., recorded January 24, 1991 in Book 1288 as Reception No. 2239296. (E) Public Service Company of Colorado, recorded November 9, 1981 in Book 952 as Reception No. 1874084. (F) Western Gas Supply Company, recorded April 2, 1985 in Book 1063 as Reception No. 2004300. (G) Panhandle Eastern Pipe Line Company, recorded June 26, 1986 in Book 1117 as Reception No. 2058722. (H) St. Vrain Sanitation District recorded December 14, 1988 in Book 1218 as Reception No. 2164975. NOTE: Commonwealth Land Title Insurance Co. reserves the right to add additional exceptions upon receipt of ALTA survey. The Owner's Policy of title insurance committed for in this Commitment, if any, shall contain, in addition to the items set forth in Schedule B, the following items: (1) The Deed of Trust, if any, required under Schedule A. (2) Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof. (3) Any and all unpaid taxes, assessments and unredeemed tax sales. NOTE: Exception 1-5 will not appear in the Owners Policy to be issued hereunder. Page 9 970293 LONGMONT TITLE COMPANY.. (303) 651-1401 Metro 443-1011 DATE: July 10, 1996 Our Ref: 500' Surrounding Property Report TO: Rocky Mountain Consultants Attn: Barb Brunk JDD/kr Your Ref:W 1/2 NE 1/4 14-2N-68 E 1/2 NW 1/4 14-2N-68 The following is a Statement Only of the names of the property owners as described in the last recorded deed purporting to affect the real property described below and the real property within 500 feet of said land. Legal Description: Vested Owners: See Attached Exhibit A. Legal description was furnished to Longmont Title Company by Rocky Mountain Consultants Stanley Olson, (Rocky Mtn. Trust, Contract Owner) Rocky Mountain Trust as to the E 1/2 NW 1/4 14-2N-68 per Warranty Deed recorded August 3, 1995 as Reception No. 2449642, Book 1504. Owners Within 500': See Attached Exhibit "B" This Statement is not a Certificate of Title and does not reflect change of Ownership caused by death or court prceedings, and as this report is furnished for a nominal fee, this company assumes no liability beyond the amount paid for this Statement. Sincerely, cc: File LONGMONT'S ONLY LOCALLY OWNED TITLE COMPANY SERVING BOULDER, LARIMER AND WELD COUNTIES 970293 EXHIBIT "A" A portion of the North 1/2 of Section 14, Township 2 North, Range 68 West of the 6th Principal Meridan, County of Weld, State of Colorado being more particularly described as follows: Beginning at the North Quarter corner of said section 14; thence South 89° 55' 19" East, 1,309.01 feet along the North line of the Northeast Quarter of said Section 14 to the Northeast corner of the West half of the Northeast Quarter of said section 14; thence South 00° 18' 06" East, 2,654.12 feet along the East line of said West half of the Northeast Quarter to the Southeast corner of said West half of the Northeast Quarter; thence South 89° 55' 17" West, 1,317.54 feet along the South line of said West half to the Southwest corner thereof, said point also being the Southeast corner of the East half of the Northwest Quarter of said Section 14; thence South 89" 57' 04" West, 1,303.92 feet along the South line of said East half of the Northwest Quarter to the Southwest corner thereof; thence North 00° 15' 33" West, 2,107.72 feet along the West line of said East half of the Northwest Quarter to the Southwest corner of Lot "A" of recorded exemption No. 1313-14-2-RE1400 as recorded in book 1344 as Reception No. 2297301 in the office of the Clerk and Recorder of said county; thence along the lines of said Lot "A" the following courses and distances: North 81° 06' 37" East, 64.07 feet; North 64° 18' 44" East, 492.53 feet; North 00° 15' 47" West, 327.70 feet to the NOrtheast corner of said Lot "A" said Northeast corner being also a point on the North line of the Northwest Quarter of said Section 14; thence South 90° 00' 00" East, 802.37 feet along said North line to the point of Beginning. (Containing 154.61 Acres more or less). 970293 AFFIDAVIT OF INTEREST AWNFRR . w \ ChO S BSURFAC ATE subject property W 1/2 NE 1/4 14-2N-68 & E 1/2 NW 1/4 14-2N-68 (See Attached Legal) THE UNDERSIGNED, states that to the beet of his or her knowledge the attached fist is a true and accurate list of the names and addresses of as mineral owners and lessees of the minerals on or under the parcel of land as their names rear upon the records in the Wald County Clerk and Recorder's Office, an ownership update from a title or abstract company, or an attorney. Signature Date 970293 ., • NAME PROPERTY OWNERS WITHIN 500 FEET Pines print or type MAILING ADDRESS CITYISTATEIZIP CODE ASSESSOR'S EL S IDENTIFICATION 1t Hill, Jack E. 4739 Weld Cty. Rd 22 Longmont,CO 80501 131311000021 & Margaret E. ((Rocky Mt. Trust Contract Owner) Flynn, William P. 4917 Weld Ct't, Rd 2.2. Longmont. _CO. 8.0501 111311000062 & & Mildred J. 131311000063 Del Camino Center Partnership c/o P.O. Box 1499 Longmont,CO 80501 131314000000 Firstbank of Lgmt. Doering, Jerri Lynn 415 Terry St. Longmont,CO 80501 131314000011 & Modrall, James W. & Miller, Lorraine Granger, John 9551 weld Cty Rd 11 Longmont,CO 80501 131314000015 Joseph & Mary Helen Webb, Frederick R. 9715 weld Cty Rd 11 Longmont, CO 80504 131314000016 & Gretchen gi0293 pROPERTY OWNERS WITHIN 500 FEET Please print or type NAME MAILING ADDRESS CITY/STATE/ZIP CODE ASSESSOR'S PARCEL IDENTIFICATION # Young, Brenda L. 4870 Weld Cty Rd 22 Longmont,CO 80501 131314000019 Bruckhauser, Nancy 9629 Weld Cty Rd 11 Longmont, CO 80501 131314000042 L. & Karen A. Konkle, Robert E. 9893 Weld Cty Rd 11 Longmont, CO 80501 131314000043 & Vivian J. Del Camino South 203 S. Main St. Longmont, CO 80501 131314000054 LTD Liability Co. Hauser Chemical 5555 Airport Blvd. Boulder, CO 80301 131314001000 Research Inc. Rocky Mt. Trust P.O. Box 3466 Boulder, CO 80307 131314000004 Trostel, Thomas G. 9885 Weld Cty Rd 11 Longmont,CO 80501 131314000072 & Beverly R. Machholtz, Keith F. 4875 Weld Cty Rd 22 Longmont, CO 80504 131311000059 & Patricia A. Halkin, Paul S. 4895 Weld Cty Rd 22 Longmont, CO 80504 131311000024 & Susan A. 970293 AFFIDAVIT OF INTERFST CIWNPRS SI IRFACF FRTATF Subject Property W 1/2 NE 1/4 14-2N-68 & E 1/2 NW 1/4 14-2N-68 (See Attached Legal) THE UNDERSIGNED, states that to the best of his or her knowledge the attached list is a true and accurate list of the names, addresses, and the corresponding Parcel Identification Number assigned by the Weld County Assessor of the owners of property (the surface estate) within 600 feet of the property being considered. This fist was compiled from the records of the Weld County Assessor, or an ownership update from a title or abstract company, or an attorney. The list compiled from the records of the Weld County Assessor was assembled within thirty days of the application's submission date. Clete 910293 NAME Please print or type MAILING ADDRESS CITY/STATE/ZIP Olson, Stanley (Rocky Mt. 4306 Weld Cty Rd 22 Longmont, CO 80501 Trust - Contract Owner) North American Resource P.O. Box 4274 Englewood, CO 80155 Company c/o Logan & Firmine, Inc. Willett, H. L. 250 Denver Club Bldg. Denver, CO 80202 Hurt, Wilbur R. 14278 Cty Rd 7 Longmont, CO 80504 9'70293 ATTACHMENT 8 Road Improvement and Maintenance Agreement 9-7©233 COUNTY OF WELD, STATE OF COLORADO ROAD IMPROVEMENTS AND MAINTENANCE AGREEMENT THIS AGREEMENT, made and entered into this day of 1996, by and between the COUNTY OF WELD, STATE OF COLORADO, herinafter called "County" and ROCKY MOUNTAIN TRUST, hereinafter called "RMT". WHEREAS, RMT has applied to the County for a PUD Plan, Case Nos , for a residential development and a light industrial development low `' . in th. cription here of the 6th P.M., Weld County, Colorado and WHEREAS, the development will increase traffi Coun "gad 22, WHEREAS, the County Commissioners have reqaving of a porno if Weld County Road 22, NOW, THEREFORE, in consideration of the mutual coven, onditions hereinafter set forth, the County and RMT mutually agree as foil A. To execute an agreement purs for Improvements prior to Camino East PUD whic 1. Access onto two of whic icy Regarding Collateral ent activities in the Del follows: the property shall be limited to three, pay 37 °p' =total improvement costs for Weld County Road rovemen costs are currently estimated to be $51,000 by the e of the improvements is based upon a projected traffic on the property adjacent to Weld County Road 22. 22 shall be improved from DCCP's east property line west avement at the intersection of Weld County Road 22 and the I- d. The improvements shall consist of a 3 inch thick by 24 foot t =ituminous asphault wiith (2) 6 foot wide shoulders. The base course e 10 inches thick and shall be Highway Class 6 aggregate. T, through the paving contractor yet to be named, will warranty and maintain the improved portion of Weld County Road 22 for a period of one year, after such time the County shall be responsible for maintenance. 5. All construction and materials shall be in accordance with the State Department of Highways, Division of Highways, State of Colorado, Standard Specifications for Road and Bridge Construction, latest edition. 6. The County will provide testing and inspection for the construction. 910293 7. No lots shall be platted or shold that access Weld County Road 22 until such time that the above -mentioned portion of Weld County Road 22 is improved. B. RMT agrees to participate in a Local Improvement District pursuant to CRS 530- 20-601 et seq. in the event one is established to fund the improvements to Weld County Road 22 provided that the projected assessment is equal to or less than the estimated cost of improvements in Paragraph A. In the event a Locaprovement District is established, RMT shall not be required to enter es o the . "eement set forth in Paragraph A. RMT shall agree to pay whatever : p= assessed according to the benefit to the property by th n -0 al District which is currently estimated at $18,870.00 subject t.5itnitationn. C. "Development Activities" include any co D. Parties agree that this agreement shall con venant running w + ` the land. IN WITNESS WHEREOF, the parties hereto hthe agreement the day and year first -above written. ROCKY MOUNTAIN TRUST COMMISSIONERS By: Tide: ATTEST: Weld County Clerk and Recorder and Clerk to the Board By: NT THAT IS SUBJECT TO REVIEW AND APPROVAL. 970293 ATTACHMENT 9 Illustrations/Photographs of Proposed Homes 910293 970293 ROCKY MOUNTAIN CONSULTANTS, INC. Rnc Premiere Building 825 Delaware Ave., Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong@rmii.com November 20, 1996 Mr. Robert Konkle 9893 Weld County Road 11 Longmont, Colorado 80504 Dear Mr. Konkle: NOV We are proceeding through the zoning process for the Del Camino East PUD. We have revised the plan based on our discussions with you and other information received during the sketch plan referral process. We would like to meet with you and other interested neighbors (preferably on a Monday or Friday) to discuss the revisions before this project goes before the Weld County Planning Commission on December 17th. Please call me at your convenience so that we can set up a time to get together. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. LCLl.%` SO, (NK- Barbara Brunk Landscape Architect cc: Shani Eastin, Weld County Planning Department H:\2862_004\KONICLE.LTR CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING 9'70293 n m a a/kins Lake Union Res.) Legend �.� I-25 MUD Area Boundary Employment Center - High Intensity Regional Commercial Medium Intensity (IN Neighborhood eCenter - Lower Intensity Residential - Mixed intensity k/ r - gyp\ Ct Limiting Site Factors - Lowest Intensity Regional Park Community Park Neighborhood Park Transit Center Saw Town/City Annexations County Boundary Existing Road Proposed Road Regional Trail System Other Community Trail Section Line 0 1500 3000 Feet 970 1-25 Mixed Use Development Area Comprehe 'rr ha EXHIBIT Map 211 Structural Land Use Map 1 c 16 t 0 0 0 0 0 p �vpg -t-tee_^ zz "•7M 0 a a 0 ��10.41 c000000��o� orb +a avaa �rvno c TM 1%1O 6" Amtt 4. 970293 1 _ p \ SHIIA4.25 DETAIL - I ' r '-- I W.C.R. /3T SH 119 WCR 24 ; Mulligan h Res , `� Q 3 'a 3 `` r ` — s r v a _ Sit se 1 25 W.CR I } 130 F / I Foster yr s s R69W? \ a .kandborn Res `, Res s I I R66W R67W W.C.R. /28 `l , : (Union Res.), I i ( / \ r ,J I +r Cif) t � J1 I W.C.R.W.CR (16 r I Sill rr I SR. ll9 r 124 • 56 4 Ira �� , III A 1 \ _ �� 1 ( I ` W.C.R./20 � 3 3 `, Legend I-25 MUD Area Boundary "OM•IMM Interstate • •�• 6 Lane Major Arterial - -- 4 Lane Arterial with Median — — 4 Lane Undivided — Secondary s 0 CTS 2 Lane — Collector Existing Signal New Signal Transit Center n r-1 0 1500 3000 Fee I-25 Mixed Use Development Area Comprehensive Plan Map 2.2 Structural Transportation Network * DEPICTS TRANSPORTATION PLAN AS BUILD OUT OCCURS 970293 November, 1996 I fritc11.---iii-Irti ° , 4\1 u I.dID) �� 0 t i I ` r (ilk L_I a = It,�\ — t000o n _ n c= .__ooc� 1 7Mr i 4 4.. O � a II � yw .11 ! i�.II 1 a 11 it oIgo,p c e�z 4ifil Toe e 1h t.:,....il__ ___JLitiuu I, n 1 In g hi CI 0 i I is a"roei unc,c rnfM 970293 ROCKY MOUNTAIN CONSULTANTS, INC. RMC November 15, 1996 Ms. Shani Eastin Weld County Department of Planning Services Weld County Administrative Offices 1400 N. 17th Avenue Greeley, CO 80631 Dear Shani: Premiere Building 825 Delaware Ave., Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong©rmii.com As you know we have been working with a group of retirees that are interested in Del Camino East. Some of the retirees signed the enclosed "petition" so that they will be on record as supporting the project. Please include the "petition" with the referral response packet to the Planning Commission. Please call me if you need the originals or if you have any questions. Sincerely, ROICKY MOUNTAIN C tl NSULTANTS, INC. Danna M. Brand Natural Resources Planner Web ng Dept CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING 970293 Weld County Board of Commissioners 915 10th Street Greeley, Colorado 80631 Dear County Commissioners: We wish to state our support for the residential development in Del Camino East, Phase II. Weld County faces a pressing need for affordable senior housing. It is even more critical for seniors on fixed incomes. Del Camino East would meet this need. Seniors could own their own lots and their own homes. Currently, there is no housing of this kind available for seniors. Please give this vital housing need its due consideration as you consider zoning and other issues regarding the development of this property. Thank you for your consideration in this matter. Name �Av;'cp (/r',Efee1tc..E. City /1 C ci .4)-c.'R L fl ern pnC 6ak (mgr Zip Code Age (Optional) Signature $o rJ go 6--o i CID Gl �� 970293 Weld County Board of Commissioners 915 10th Street Greeley, Colorado 80631 Dear County Commissioners: We wish to state our support for the residential development in Del Camino East, Phase II. Weld County faces a pressing need for affordable senior housing. It is even more critical for seniors on fixed incomes. Del Camino East would meet this need. Seniors could own their own lots and their own homes. Currently, there is no housing of this kind available for seniors. Please give this vital housing need its due consideration as you consider zoning and other issues regarding the development of this property. Thank you for your consideration in this matter. Name City Zip Code Age (Optional) Signature 6r/11ni �vacc� LhyrIO,;T, -.O.T0 i a ,//,zr/n)/VT.a. 970293 Weld County Board of Commissioners 915 10th Street Greeley, Colorado 80631 Dear County Commissioners: We wish to state our support for the residential development in Del Camino East, Phase II. Weld County faces a pressing need for affordable senior housing. It is even more critical for seniors on fixed incomes. Del Camino East would meet this need. Seniors could own their own lots and their own homes. Currently, there is no housing of this kind available for seniors. Please give this vital housing need its due consideration as you consider zoning and other issues regarding the development of this property. TT!h��ank you for your consideration in this matter. A ;TAO puck 1,O,05m0Arf 6, sosoi Name ity ` ZA Code Age (6ptional) 970293 Weld County Board of Commissioners 915 10th Street Greeley, Colorado 80631 Dear County Commissioners: We wish to state our support for the residential development in Del Camino East, Phase II. Weld County faces a pressing need for affordable senior housing. It is even more critical for seniors on fixed incomes. Del Camino East would meet this need. Seniors could own their own lots and their own homes. Currently, there is no housing of this kind available for seniors. Please give this vital housing need its due consideration as you consider zoning and other issues regarding the development of this property. Thank you for your consideration in this matter. Name City Zip Code Age (Optional) Signature 970293 Weld County Board of Commissioners 915 10th Street Greeley, Colorado 80631 Dear County Commissioners: We wish to state our support for the residential development in Del Camino East, Phase II. Weld County faces a pressing need for affordable senior housing. It is even more critical for seniors on fixed incomes. Del Camino East would meet this need. Seniors could own their own lots and their own homes. Currently, there is no housing of this kind available for seniors. Please give this vital housing need its due consideration as you consider zoning and other issues regarding the development of this property. Thank you for your consideration in this matter. City il<Wier \--Y1174 ,r_zi Sftc ti,"vej .r z; ? ePQVWvt 4 q, 1 ti. a l U / Zip Code Age (Opttiional) Signatu LG tt L0 calf n Ocol 1-dy‘tiryiLA1 ct / GS� cce a.ac.".. a„, 4 . ? 4R c3c S 970293 12'11/95 WED 17:03 FAX 1 719 632 7795 WOODMEN HILLS DEL CAMINO EAST 0002 December I1, 1996 Mike Holland North American Resources Company 1700 Broadway, Suite 508 Denver, Colorado 80290 Dear Mike: Weld County Planning Dept. DEC 111996 RECEIVED I think I owe you a very sincere apology for all of the trouble we have put you through_ As you correctly said, this area is developing very quickly, and the changes it is bringing about can create problems for your business. I do appreciate how frustrating and counter -productive this can be for you. We started this process with NARCO, over one year ago, with the intention to insure and guarantee that we would be able to have producing wells on the site, planned and accommodated to our development. At no time have we wished to abridge or curtail your right to operate; moreover it is our earnest desire to guarantee your future ability to drill that has been our concern. You are correct when you say that a developing area is a problem, and "that for every house built you lose a drilling site". The idea of platting in and insuring your site for all time is the next best thing to drilling before we start development. Advanced well site selection means that all future development must respect the well sites exactly as if the wells were already drilled. That includes setbacks, landscaping, roads, and buildings; all subject to the requirements of Weld County, the Oil and Gas Commission and NARCO. This would include any new county roads that are being designated for this site as well- It serves to put all future purchasers of lots on notice that there are going to be wells onsite, and what they must do to accommodate those wells to get a building permit. AU we are asking in return for guaranteeing the areas which you need, is that you release that which you do not need. If there is some other way to do this I am more then willing to listen. If you choose not to select sites we have no direction from you. It will be up to us to determine what are the necessary drilling locations (as per applicable law) but, we certainly need guidance from you. I believe, therefore, that the risk to our drilling potential is greater without site selection guarantees, than it would be if we were able to plat drilling sites in. In addition, you have asked that we make you an offer to purchase your lease. I ant going to commence an appraisal of the value of the mineral lease, with the full intention of making that offer. I do think we will have difficulty agreeing on a price, and it does not get my wells drilled. but as it is your wish, 1, will proceed in that direction. I plan to use Walt King, unless you have 4'ustOffice-80w3466 • Bocdder• Colorado 80307 (719) 632-7726 • Fagt.(719) 632-7795 12/11/96 16:05 970293 TX/RX NO.5747 P.002 ■ 12,11/96 WED 17:04 FAX 1 719 632 7795 WOODMEN HILLS lZ003 Mike Holland North American Resources Company December 11, 1996 Page 2 someone else you wish me to use, please let me know. Mike, I must repeat that it is our most earnest desire to insure the development of the minerals on this property. I feel that for a relatively small loss of land we will enjoy excellent income from our gas leases. I will continue to cooperate with you, so that this happy event will some day occur. Let me say again thanI understand your frustration and I hope that I will be able to keep it to a minimum. Sincerely, Benjamin I. Green Cc: Lee Morrison, County Attorney Shani Easton, Weld County Sandy Nyholm, Isaacson, Rosenbaum, Woods & Levy Cliff Anson 12/11/96 16:05 970293 TX/RX NO.5747 P.003 • December 20,1996 DEL CAMINO EAST c/o Mr. Rusty Green P.O. Box 3466 Boulder, CO 80307 NoNra AMERICAN RESOURCES COMPANY DENVER DISTRICT OFFICE 1700 BROADWAY, SUITE 508, DENVER, COLORADO 80290 TELEPHONE (303) 861-9183 Weld County Planning Dept. DEC 2 6 1996 RE: Joint Surface Use Agreement E/2SW/4 of Section I I, Township 2 North, Range 68 West Weld County, Colorado Dear Rusty: Thank you for your letter of December 11, 1996. Setting forth ideas in writing can prevent misunderstandings and assist us in reaching a quicker conclusion. I would like to clarify that NARCO has successfully dealt with surface impact issues in Weld County often in the past and regards this service as a daily part of business. Our concern arises from the fact that several drafts of agreement have been prepared and reviewed by both parties without reaching mutual consensus. Each subsequent discussion presents a new set of circumstances which constantly redefines issues. Examples include: 1) the W2SE acreage being included, then exempted from your plans. 2) the restriction of NARCO to a potential water drainage system, making development prohibitive, if not legally allowable. 3) the representation that the COGCC would preapprove a drillsite, after which the suggestion is dropped. 4) the Weld County attorney disapproving of one form of the draft agreement which NARCO has successfully used with other companies. 5) Most recently, a proposed realignment of a county frontage road through the property, without any corroborating information to assist us in utilizing this new information. A major conflict we need to resolve is the relinquishment by NARCO of its surface rights of ingress and egress. NARCO has attempted to minimize conflict with surface use by providing you with a plat which creates a drilling "window" NARCO may use for its future operations. This is an attempt by NARCO to focus its operations within those specific tracts of land, thereby allowing you to develop the surface estate outside of those areas. It provides both parties with the reasonable assurance that future conflict will not occur. A discrepancy we have noticed between our discussions with you and that of other surface developers is your desire for NARCO to quitclaim and release any right it has to ingress and egress to those lands outside of the "window". This requirement has not been made by other developers. It is a key point of contention. NARCO will not comply with this request in absence of some form of value being returned to NARCO as consideration for such relinquishment. As recognized by you in your 12/11 letter, unforeseen developments could occur in the future which would either prohibit, limit or preclude NARCO from developing its leasehold estate. New zones, directional drilling to adjacent lands, infilling or redrilling new wells to existing producing formations are among the many opportunities which have potential value to NARCO, either as an active developer of those mineral resources or as a possible divestiture. While NARCO shall endeavor 970293 Del Camino East December 20, 1996 Page 2 of 2 to stay within the platted areas for its operations, it must have assurance that, in absence of being able to stay within those areas for whatever reason, it retain the right of ingress and egress. This is an issue your company has had difficulty in accepting. I believe one key reason discussed by you or your associate was a title insurance policy requirement for full relinquishment of surface estate rights to those areas outside of the "windows". This requirement is imposed on you by your title company, not by NARCO. Perhaps you can persuade them to modify their requirement to a more reasonable position. In absence of either modifiying their requirement or accepting our agreement, a sale of our leasehold interest provides a third available option. This alternative is commonly used by many of your fellow developers to reconcile similar problems. I will propose to management that NARCO sell its leasehold estate to the E/2SW/4, less and except any and all production attributable to the existing wellbores located within the S/2 with which the captioned lands are pooled or unitized. This request shall be subject to management's final approval. This should confirm to the mineral owner that no access to the lands can be obtained without that owner's consent. If you are indeed the mineral owner as you have indicated, this confirmation will extend to you. (Please note that we base our statement on the assumption that you do own the surface and mineral estate. You have never provided formal verification of your ownership. Our records show Stanley and Madeline Olson as being the formal owners. Your registration statement for Del Camino East does not create a conveyance of the lands. In the event of agreement, we will need copies of chain of title, vesting ownership in Del Camino East). You have expressed reservation as to submitting an inadequate and unacceptable to NARCO. Please note that NARCO utilized its engineer to research the matter at no cost to you, approximate a value and discuss his conclusions with your Mr. King to assist you in determining an acceptable offer. We certainly believe we have made a good -faith effort in trying to reach agreement with you. NARCO has dedicated a significant amount of time and effort into this project through our land and field departments. We have reviewed your proposals and amendments with outside legal counsel, again with no financial exposure incurred by you. It is time for you to decide which course of action you intend to pursue. As I discussed with your Cliff Anson in the past, we propose you make your best offer. We will then review that offer and respond accordingly. CC: Lee Morrison, County Attorney Shani Easton, Weld County Planning Sincerely, NORTH AMERICAN RESOURCES COMPANY 3. Michael T. Holland Senior Landman 970293 ROCKY MOUNTAIN CONSULTANTS, INC. Roc Premiere Building 825 Delaware Ave., Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong@rmii.com January 6, 1997 Mr. Robert Konkle 9893 Weld County Road 11 Longmont, Colorado 80504 Dear Mr. Konkle: Thank you for taking time to attend the Weld County Planning Commission Meeting regarding the Del Camino East Phase II PUD Rezoning request. We would like to continue to work with the surrounding neighborhood as we proceed through the review process. I would like to clarify a few points regarding the application: o It is our understanding that the purpose of the MUD is to create a community as this area grows and plan for anticipated development in an orderly fashion. The applicant is committed to participate in the funding mechanism that the County establishes to provide for community services including police, fire, schools and transportation improvements. o As you know, an amendment to the Weld County Comprehensive Plan was approved by the Board of County Commissioners to change the land use designation on this property to residential and business/industrial. This land use designation is also consistent with the MUD as currently proposed. This proposal is consistent with the proposal as represented during the Land Use Amendment process. The residential portion of this proposal includes low density single family residential development that is consistent with the urban densities as anticipated in the MUD. Typical low density residential development ranges from 3 to 4 units per acre - inclusive of the streets. The proposal as presented anticipates between 260 and 300 units on 80 acres - this will result in a gross density of 3.2 to 3.8 units per acre. o Based on our discussion with the neighborhood, the proposal has been modified to include site built homes which will be constructed on individual lots. Design guidelines and covenants will assure that the homes are well constructed and cared for to maintain high standards within the neighborhood. o We are cooperating with the Weld County Transportation Department to provide for the future alignment of the north/south arterial for the MUD through this property. The anticipated alignment is on the west side of the Godding Hollow Drainage. This improvement is anticipated in the MUD and is located to carry future north -south traffic associated with the MUD. It is our understanding that there will also be a north/south arterial on the west side of I-25. The completion of this project will include the first two lanes of this street through the property and provide for future right-of-way for the four CIVIL AND ENVIRONMENTAL ENGINEERING • PLANNING 970293 Rnc Mr. Robert Konkle January 6, 1996 Page 2 lane alignment. Once completed, the arterial should help to reduce traffic on the rural roads in the vicinity. The MUD anticipates urban development within the Del Camino Area. We recognize that this proposal will change the rural residential character of this area. We would like to continue to work with the neighborhood to minimize impacts to the existing residents as the area develops. The Board of County Commissioners will review our rezoning request on February 5, 1997. I am not certain of the time. We would like to meet with the neighbors prior to the meeting to discuss the revisions to the proposal and get additional input as we proceed. If possible, we would like to meet on a Monday or Friday, possibly a Saturday if that is more convenient. If you are interested in meeting with us please call me at 772-5282 so that we can set up a time. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. Barbara Brunk Landscape Architect cc: Shani Eastin Monica Daniels -Mika Lee Morrison H:12862_004\KONKLE2. LTR 970293 ROCKY MOUNTAIN CONSULTANTS, INC. Rnc January 30, 1997 Mr. Paul Halkin 4895 Weld County Road 22 Longmont, CO 80504 Dear Mr. Halkin: Premiere Building 825 Delaware Ave.. Suite 500 Longmont, CO 80501 (303) 772-5282 Metro (303) 665-6283 FAX (303) 665-6959 E-mail rmclong@rmii.com Weld County Planning Dept. FEB 0 3 1997 RECEIVED Thank you for taking time to speak with me this morning. We have met with your neighbors on several occasions, I am sorry that your work with the prison issue has kept you from meeting with us up until this point regarding the proposed Del Camino East project. I understand your concerns and would like to clarify a few issues relative to this proposal. o It is our understanding that the purpose of the MUD is to create a community as this area grows and plan for anticipated development in an orderly fashion. The applicant is committed to participate in the funding mechanism that the County establishes to provide for community services including police, fire, schools and transportation improvements. o An amendment to the Weld County Comprehensive Plan was approved by the Board of County Commissioners to change the land use designation on this property to residential and business/industrial. This land use designation is also consistent with the MUD as adopted by the Board on January 29, 1997. This proposal is consistent with the proposal as represented during the Land Use Amendment process. The residential portion of this proposal includes low density single family residential development that is consistent with the urban densities as anticipated in the MUD. Typical low density residential development ranges from 3 to 4 units per acre - inclusive of the streets. The proposal as presented anticipates between 260 and 300 units on 80 acres - this will result in a gross density of 3.2 to 3.8 units per acre. Our discussions with a senior focus group indicate that over 40 seniors are ready to purchase homes. Members of the focus group have signed a petition in support of this project and we anticipate that more seniors will be supporting this community in the next few weeks. o Based on our discussions with your neighbors, the proposal has been modified to include site built homes which will be constructed on individual lots. Design guidelines and covenants will assure that the homes are well constructed and cared for to maintain high standards within the neighborhood. o We are cooperating with the Weld County Transportation Depai fluent to provide for the future alignment of the north/south arterial for the MUD through this property. The anticipated alignment is on the west side of the Godding Hollow Drainage. This CIVIL AND ENVIRONMENTAL ENGINEERING - PLANNING 970293 vnc Mr. Paul Halkin January 30, 1997 Page 2 improvement is anticipated in the MUD and is located to carry future north -south traffic associated with the MUD. It is our understanding that there will also be a north/south arterial on the west side of I-25. The completion of this project will include the first two lanes of this street through the property and provide for future right-of-way for the four lane alignment. Once completed, the arterial should help to reduce traffic on the rural roads in the vicinity. The MUD anticipates urban development within the Del Camino Area. The proposed density is consistent with the guidelines set forth in the MUD. We recognize that this proposal will change the rural residential character of this area. We would like to continue to work with the neighborhood to minimize impacts to the existing residents as the area develops. The Board of County Commissioners will review our rezoning request on February 5, 1997. I am not certain of the time. We would like to meet with the neighbors again prior to the meeting to discuss the revisions to the proposal and get additional input as we proceed. If possible, we would like to meet on Monday or Tuesday. If you are interested in meeting with us please call me at 772-5282 so that we can set up a time. Sincerely, ROCKY MOUNTAIN CONSULTANTS, INC. Barbara Brunk Landscape Architect cc: Shari Eastin Monica Daniels -Mika H:\ 2862_004\HALKINCO. W PD 970293 a I I 1 I I I I 1 I I I I DEL CAMINO EAST TRAFFIC IMPACT STUDY WELD COUNTY, COLORADO NOVEMBER 1996 Prepared for: Del Camino East P.O. Box 3466 Boulder, CO 80507 Prepared by: MATTHEW J. DELICH, P.E. 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 © I. INTRODUCTION a This traffic impact study addresses the capacity, geometric, and control requirements at and near the Del Camino East development in Weld County, Colorado. It is a blend of business, industrial, and residential land uses. It is located 0.25 miles east of the east Frontage Road/Weld County Road 22 (WCR22) Ntril intersection, approximately one mile south of Interchange 240. This study generally conforms to the format set forth in typical traffic impact study guidelines. The study involved the following steps: L, _ Collect physical, traffic, and development data; Perform trip generation, trip distribution, and trip assignment; Determine peak hour traffic volumes and daily traffic volumes; - Conduct capacity and operational level of service analyses on key intersections for current and future conditions; - Identify areas of deficiencies and mitigating .measures when deemed appropriate. II. EXISTING CONDITIONS ii The location of Del Camino East is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. NLand Use Land uses in the area are primarily industrial/commercial or agricultural. Industrial/commercial uses currently exist in all buildable quadrants of the Frontage Road WCR22 intersection. There are existing manufacturing uses (such as Flatiron Structures, Specialty Products, Davatron, and Hauser Chemical) already operational. Additional commercial uses include Gerards Bakery, manufactured home sales and other such uses. The Colorado National Guard is also situated in the northeast corner of the Frontage Road/WCR22 intersection. The remaining nearby land is in agricultural use. Land in the area is flat from a traffic operations perspective. Roads `j The primary roads near Del Camino East are shown in Figure 2. The Frontage Road is west of Del Camino East. It is a north -south road designated as a Category 5 Highway by the Colorado Department of Transportation (CDOT). The Frontage Road has a two lane cross 1 U 4 DE968101.0W0 i �i NC SCALE SITE LOCATION as N Figure 1 Q t a Interchange 240 FRONTAGE ROAD NO SCALE WELD COUNTY ROAD 24 WELD CO. RD. 22 PRIMARY ROADS Figure 2 section with auxiliary turn lanes at the WCR22 intersection. WCR22 is stop sign controlled. The posted speed limit on the Frontage Road is 55 mph. Weld County Road 22 borders all parcels within Del Camino East. It is a two lane gravel road adjacent to the site and paved between the site and the Frontage Road. There is no posted speed limit on WCR22. Existing Traffic Peak hour turning movements at the Frontage Road/WCR22 intersection were obtained in September 1996 and are shown in Figure 3. Raw traffic count data is provided in Appendix A. Existing Operation The Frontage Road/WCR22 intersection was evaluated regarding `: operational efficiency. It was evaluated using the existing stop sign control. The peak hour operation is shown in Table 1. Calculation forms are provided in Appendix B. The intersection fl operates acceptably. All movements at the intersection are at level of service A. III. PROPOSED DEVELOPMENT Q Del Camino East is a business/industrial and residential development, located east of the east Frontage Road along both sides of WCR22 in Weld County. Figure 4 shows a schematic of the s`7 site plan of Del Camino East. The current development program 1�1I envisions 30 home businesses over the next 3-4 years. In the long range, an additional 125 home businesses are planned, as well as a retirement community having 260 dwelling units. For analysis k purposes, the Del Camino East development is assumed fully developed by the year 2015. /' Site access is planned via access roads to WCR22. One access A road will serve the initial home businesses and be a T intersection. In the long range, this driveway will be expanded iQ to serve Del Camino East on the north side of WCR22 and become a 111 four legged intersection. The second access road will serve the retirement community and will be a T intersection to the east of the business/industrial access. 2 Q 44 N j t s, 1 L C cc W a a 0 - CC z IL - 2/20 PROPOSED DEL CAMINO / EAST v SITE YYVV//,, F Lzzazz1.1 WELD CO. RD. 22 A2 5/42 5/20 1 ( SPECIALTY I I PLACE Cm N- V/7///7/////777777///7/A ;i PROPOSED DEL CAMINO 1/ EAST �1 SITE r � l ��.LL111111.L//..L11,r11 AM / PM 1996 PEAK HOUR TRAFFIC Figure 3 Table 1 Existing Peak Hour Intersection Operation f �l t t 1 z I 1 Intersection Frontage Road/WCR22 (stop sign) WB LT/RT SB LT Land Use Table 2 Trip Generation Level of Service AM PM A A A A Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips in out in out PHASE 1 Home Business — 30 D.U. 440 11 12 14 14 FULL DEVELOPMENT Home Business - 155 D.U. 2265 55 66 74 74 Retirement Community - 1525 20 24 41 32 260 D.U. TOTAL 3790 75 90 115 106 INTERSTATE 25 FRONTAGE ROAD 1 I 1 I Home / Business / Industrial ±1 Acre Lots 1 WELD CO. RD. 22 ass N NO SCALE WELD CO. RD. 11 I r 1 1 Home / IBusiness / Industrial ±1 Acre Lots i 1 SITE PLAN i • Residential (Seniors) ±260 D.U. I . Figure 4 Q O Trip Generation Trip generation is important in considering the impact of a col development such as this upon the existing and proposed street system. A compilation of trip generation information, prepared by the Institute of Transportation Engineers dated 1991, was used to p project trips that would be generated by the uses at Del Camino III' East. Land use codes "Light Industry" (110) and "Single Family Residential" (210) were used to determine the trip generation associated with the business/industrial land use. These home businesses are expected to occupy 1.0+ acre lots and would typically have one head of household working at home. Some of the businesses will have an employee and will generate some off peak hour business activity. A blend of the two land uses noted above was used to estimate site generated traffic. The retirement community (code 250) trip generation rates were used to approximate 0 the pure residential portions of Del Camino East during peak hour conditions. Daily trip rates were developed using a townhome/ condominium trip generation rate. ' Trip Distribution The directional distribution of the generated trips were determined for Del Camino East. The counts at the Frontage Road/ WCR22 intersection reflect a trip distribution of 50% to/from the j north and 50% to/from the south. The State Highway Access Code (SHAC) indicates that unless acceptable analysis shows otherwise, a full movement intersection (T) should use 50% to the left and 50% to the right. It is likely that the trip distribution will maintain a 50/50 split over time. Therefore, a 50% to the north 4p and 50% to the south was used for the proposed uses. It is expected that 5-10 percent of the site generated traffic would be to/from the east. Figure 5 shows the trip distribution used in the following assignments. V�k ; Background Traffic Background traffic is defined as the traffic that is and/or Q will be on the area streets that is not related to the proposed developments. Future analysis years were 2000 and 2015. Background traffic was increased incrementally by 2 percent per ( year on the existing street system for each of the future analysis years. Additionally, traffic generated by known or anticipated development activity, such as Del Camino Center and Del Camino `71 South, was added to the area roads. This increase in background ,,,jjjll; jltraffic, coupled with the site generated traffic, will increase traffic in excess of the normal growth for most state highways. U 3 Q 'J 0 U C �l D U U a 0 0 LO w <a 0 cc cc L 0 WELD CO. LZ/z///b RD. 22 ✓///7777777/77/g Site A 11/�./111111L1LL® 5%-10% TRIP DISTRIBUTION N Figure 5 O 0 - v LO LO r71m r Site x--5/5 [35/50] � WELD CO. r 5/5 35/50 ///%%//4 RD. 22 N NOM./5 [15/15] O u ✓///771//77/77'/7 Site NOM./5 [15/15] Short Range [Long Range AM / PM AM / PM Rounded to the Nearest 5 Vehicles. SITE GENERATED PEAK HOUR TRAFFIC Figure 6 cL 411; Trip Assignment Trip assignment is how the generated and distributed trips are cl expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Figure 6 shows the morning and afternoon peak hour site generated traffic at the key intersections in the short range (2000) and long range (2015) futures. iJTotal Traffic Total traffic is defined as the sum of the background traffic and the site generated traffic at the respective analysis horizons. Figure 7 shows the short range total peak hour traffic at the key intersections. Figure 8 shows the long range total peak hour traffic at the key intersections. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. No new signals are anticipated at any of the key intersections based upon traffic projections in this study. ftJ Operations Analysis n Capacity analyses were performed on key intersections adjacent Iwl to and near Del Camino East. Analyses were performed for the short range development horizon and at full development of Del Camino East (long range future). Using the traffic volumes shown in Figure 6, the Frontage Road/WCR22 and site access intersections are expected to operate Q in the short range condition as indicated in Table 3. Calculation forms for these analyses are provided in Appendix C. Both intersections will operate acceptably during the peak hours. A = review of SHAC criteria for auxiliary lanes indicates that a southbound left -turn deceleration lane may be marginally warranted too in the short range future. Given the fact that the warrant is only marginally satisfied and the apparent difficulty in constructing this lane due to drainage considerations, the left -turn lane was not considered to be implemented in the above capacity analyses. WCR22 should be paved to a two lane cross section from the current terminus of the pavement to/through the site access. Using the long range traffic volumes shown in Figures 7, the key intersections were evaluated. These evaluations assumed implementation of the southbound left -turn deceleration lane on the 4 U ful U D U U a- U U U r•-) CO CD 1L FRONTAGE ROAD 10/30 -10/25 + 5/20 NOM./5 N AM/PM Rounded to the Nearest 5 Vehicles. WELD CO. RD. 22 15/5 10/10 __ o LC) o0 O PHASE 1 DEL CAMINO EAST SHORT RANGE TOTAL PEAK HOUR TRAFFIC Figure 7 i I 45/80 - 50/75 FRONTAGE ROAD DEL CAMINO EAST SITE o � 10 I" 1 20/30 -11 55/55 --0- 20/30 -\ L 5/5 +- 35/65 lc5 5 N AM / PM Rounded to the Nearest 5 Vehicles. -0-- 25/45 r5 5 WELD CO. RD. 22 45/30 - ► 20/35 -- DEL CAMINO EAST SITE LO tel N I I I I LONG RANGE TOTAL PEAK HOUR TRAFFIC Figure 8 Q D Table 3 Short Range Peak Hour Intersection Operation tiLevel of Service i Intersection AM PM Frontage Road/WCR22 (stop sign) •WB LT/RT B B lj SB LT A A WCR22/Home Business Access (stop sign) NB LT/RT A A WB LT A A I Table 4 Long Range Peak Hour Intersection Operation IL Level of Service Intersection AM PM Frontage Road/WCR22 (stop sign) WB LT C D WB RT A B SB LT A B WCR22/Home Business Access (stop sign) NB LT/T/RT A A Z SB LT/T/RT A A EB LT A A WB LT A A 17 s WCR22/Residential Access (stop sign) NB LT/RT A A WB LT A A C Frontage Road (270 feet of taper, 485 feet of deceleration distance, and 50 feet of storage) at WCR22 and continuation of the pavement on WCR22 to the east as a two lane cross section. The WCR22 approach to the Frontage Road should be widened to provide two westbound lanes, one for right turns and the other for left turns. Traffic volumes indicate a need for 75 feet of two lane approach. A right —turn acceleration lane in the northbound U direction on the Frontage Road is also warranted. This lane should have an acceleration distance of 960 feet and 270 feet of taper. Physical features may prohibit installation of these lanes. Given fl the frequent driveways along the Frontage Road to the north of WCR22, this acceleration lane is not recommended, based upon public safety issues. Future operating conditions are shown on Table 4 and indicate all traffic movements will operate acceptably. IJCapacity worksheets are presented in Appendix D. IV. CONCLUSIONS N This study assessed the traffic impacts of the development of Del' Camino East on the area road system at two phases of development. As a result of this analysis, the following is concluded: The development of Del Camino East is feasible from a traffic engineering standpoint. At full development as proposed, approximately 3790 trip ends will be generated at this development daily. • - Current operation at the Frontage Road/Weld County Road 22 intersection is acceptable. - In the short range future with partial development of Del Camino East, all key intersections will operate acceptably. The existing auxiliary lanes at the Frontage Road/WCR22 intersection are proper. A southbound left —turn deceleration/storage lane will 1J be marginally warranted if the anticipated traffic growth occurs. However, it will likely prove difficult to install, given the drainage features adjacent to the Frontage Road and the proximity of I-25. In the long range future (2015) with full development of Del Camino East, auxiliary lanes will be required at the Frontage Road/Weld County Road 22 intersection, subject to physical constraints. Acceptable operation will occur at the key intersections with full development of Del Camino East. A northbound acceleration lane along the Frontage Road is not recommended. - Weld County Road 22 should be paved adjacent to the Del Camino East as development progresses. 5 LJ D I I I 1 I I 1 I I I I 1 APPENDIX A D fl .04 Y^� U p U U U 0 LLl W a≥°° �m _ o Uwe O< -, J in 2 (7 W Q ci N J gN • TABULAR SUMMARY OF VEHICLE COUNTS O VICKI /IEtLI'fE 9/3 / 94,t "(g� ,( ECD ` observer Y Date ( Day9/� L��CItn0y R = Right turn S = Straight INTERSECTION of f20 /J TRH cs aDAND , uJ C �. a L = Lett turn Z -� 6H 1 O r Ep -------------------- a Pi ei F CO _ __ rcl -- _ —.-- in `-Q q 0 v° "®® aC C` 1012M 5 o N---,_— E .� g 1 r a c1 -A--T-1--Th. - — o- _ —.4ao� rd 0cl Cd .tt ate c6 �,N ` ` C _ � — a t a ---- rtn -4-aw7 t ---o ��Crt- _S t-. � 5- v---_� `�- q — 0O 4 o -- ------------_ from NORTH II I-- a u) cc VI r6 CI,a r4 t. ------N • o `Y, po — o as H�c6 R cv ri `t �`1z-7- ` in“ `--€rt. j lg % o nl a.- La M °o \,. il r) W ea V1 ill 2 L7 Fm nos" 0 ��,�� sV pQ ao M r, D • I I I I I I I I I I I I I I I I I APPENDIX B a Q Ot; a U QaQ. U U U a a N 0 01 N a FRONT-22.HCo Release 2.1c HCS: Uneignalized Intersections FRONT -22.11C0 Release 2.1c HCS: Unsignalized Intersections Worksheet for TWSC Intersection 01 RT from Minor Street 4-1 Pi m q 0 y CO 0 01 14 E a in 0 0m N H 0 to N in 00 14 0 r MW a0 u a 1 .I0H N .'B O H • m ON 14 .401 r-4 0 JI Ha a 0M 70 H N 0 cam > g a .. 0 U 0l 1Hi1 0 a I�ririo NN • H H H C o w N m m m o m b m m m O m mm •N Hr{Or{ O ri A CL, 0 a 0 -. maa 4) -. Way •• O 4 ..W 00 qa A u a m m 4 U a m m 11 CO A�y U 0 U gaga Co pp..auY U L Pi i°'W0 am m m 110 v1 W .>a >"' am N C11 e 0 q .00 ..›.••010 m .l •• ..NW ••mq>:.. 0L>.11 N 0L>IM 0aai X !NF H Upp gg0 >. 00,1'' d 0 044 0044INV A 00 H01010 Pali W 0.00 H W 0.00aka 0 A0.0N m0'4UN 010/1400y 'H 0101107.OIAW 4-4 b1UNp' �rpp'00 q 00 F 0 U0a01 F q m 400 .IH a •MH m 0 a 4H U H om.w 010044414110UNF❑❑ro . Y U •rlq O •• 0r1000a 0 •• U.Ia0OL Oq -el iqmp • N Huap g0g •0 k001 �' al -4 ytl H 000A gmg w00A a 4-I0WADI 0 a w00 pgpg..0000I 00010. 0 0000M m 0 0 000H'm0'b O uaNO. m UaNO.EIN m OMM 40 N m m m m 0 O MN m mm (E -W) CR 22 P. P. 00 0 m 4 0 >. 0LH o u m -4 n anoi m L0 let x0E 0 mmOYWH>. 0 kV 0 0 b1ri1 0 0 14 m 0 tlm 0tl 0 0 mXa4GOe N01 H H rotlJa iO q0 a N Ina AF1H mm A Li 0 I Hm 0 M Hm H 410 H I >INI HM 'tla I H 0 I 0 I @ m O EIH b m 0 H 0 110 .0 mH to de 0 >1 0 aPO •010P4 •0 H6. m- g- N 00 NwOZ41 04 Adjustment Factors A >.o 0 rmi " 14 0 0 a 0 0 0 a A da 0 01.0 N in 0 0 m 0 O1 &3± 0 '. 0,003 w 4 00 0 0 H F 0 0 0 m a — ro 0 HAW o Aaa 0 m 0 1 0 a 0 0 N O H NUa 044 3 0 ri m WE S 131 Uu 0 N CO UU 14 01 CD H 0 0 94 O0a wan. HbiV. N N im O m O m m m b l0 0 a MN 0MOV 0000 01Na I400k U II 0 -I 0 X 05 X 0 H F M A0 0 0 IT0 4 .q 0 a aFa O co. a o r 0 T N � m 0 0 H A at II 0 .N A A JI u N H N 0 V 03 M N m H i H 0 0 H N N m H a a a $ z N Release 2.1c FRONT-22.HCO Page 2 to 0 irl m N Y H 0 M m H m m a FRONT-22.HC0 Release 2.1c Unsignalized Intersections H 0 .1 Y 0 H m Y a H Worksheet for TWSC a U 14 0 a E a to 44 aro M H u 0 n OiW 0 I u a I A W H N £ OH .N of H>aHm o Y H — W m-H1>o H HmmN O0a013 m— A UGIHi0PI h w 0 N 0 a £g 0 w z a En 32611-2083 B bamm Hoam N N • H H o au m a ° 0.m it m Y > M P nil0 0 -I I O U M I W Pi U 0 a aO H Y M Y W U -A a 0 +1Y 0 444 al A 0 O 0 O U a£a (E -W) CR 22 7. N m 1 N H 0 £g H ,44 P. m Q Q 10101000 0 HOOOO 0 H 10 10 • n H H H H H A u a aay••0 .4Oam 0H a0YaNYa HOW � mY >.N 0410 0 U A i Ww 01 M P.10C 0 a 04 00 0 0y 0 0 14 a u U Oy0W1 ri 01 y id Y W M F 0 0+1a o 0a0 W • O 0.0 • N 0 0 in U NZ 0• 00 w�-.ao a id a AF L 10(00 N 0 q\ m monQ Z to.11k 10 a aZ0? 0iYH OW'0m Li e; • o (a [J H Zv 0 E a 0 H H 0 au m 0 a •.1.1 0 m Y o A b O O44 qa 001 YWH>. 0 0P. 001400 3 amOpmmlmgg a£aamoF w 0 H CO H 0 k 0 H W a m W H N N n H H O en oN • H F --- V.' .• ol m 0 0. Dalmw0P. • W m N F H pup 0gg £ >I H m O U •0 m +1 U W Ma1 mm 0.Otarn a 0H4au u N• a•>.H F•OY 04000i -10H a H a m u Y m H W 00 aa000 uNZ 4uba 0 0 I o in o N N H 5 Io•111 I H P V 0 O I r10 O A 3 • I H N H a 1 0 H Z ro a 1 0 0 I 10100 gFIH LO A O Nut O N aio Y1N I NN V a I H qo i 0100 • H N F I H H Y0 I I H Z a I 0 'O a� 0gmg a>m m > m a pmmam- 2a>a[9kaUa Adjustment Factors • 0 • Ti mm> 0H. H 0 0 an to a a 0 u.. OP 0 OA N N0>10 Nda> 0 0 a 01 01 0 O 4 O 0 0 W II F0m m m a ^ b ✓ AUW LI 0 to V m O > P a . 44 a Xa P1 H m bl UY .1 -- H H C Y0 14 H > H • 0 a >£ O a a wzw Y a £ {mm Vl Cl N m ONO N NNb to 0 etl TI 0 a b CO 0 z X 0 a O q.mLi 1 0 .n0 • W'.aa • 01 N£ Fp Y H0F w p1Hw a KFa 4 4 N a m N CFI A A m N N Cl O O NN in H H o m V N N 4 a a 3 a a 0.6 sec/veh Intersection Delay = 1 1 1. I I i 1 APPENDIX C 1.. I 1 I 1 I I I I 1 I I I 1 1I I t I I I I 1 r4i Release 2.1d U S 0 0. Worksheet C O 0 0 M L E N C Ul v Y i a O • L U 0 Or L L w 3 RT from Minor Street 4-1 N 2611-2083 M II Y Y r 0 0 II N O q L I, II0CC CY M II 0 L< N O C JO II r r r 0 ILI II o0 NYO £4-r N II N E l q l Or •m n I Y'r E 0 0 M II Z 0 1— 0 L O L T S r 11 0 C O 0Y r.+11 L4- <4 -VI ILrrr011^YO C N'r>O11 NN ++4-•'T L LOMai 11Y LNO q 0 OS O'-11 0 L Y T L3 Y> C 1I 0 0 01r 0 0 I C •r N r •. II L', C N Y 2 O a) Cr V .C II Y 0000Y3 oJOU.aIIN£J000E- m 0 0 o 0 U) N at 0 L-0 0..C -P .C 0 a to Ma U Y > a NY TL 3 4- O U r I 0 U 0 IL a CO 0 a 0 010 0 3 C U 0 Y OY4- rr C O Y 0 ✓ C E • • vqn C Y > 0 O 0 0 L V 15 1 z LT from Major Street a N O m 0)0 in d -0 m r' '4t0 L�0 • a .cO nao S 0 a -a U Y > nM • v 0 T•' 0 N Y TL 3 r 4-1 IL O U'r I • 0 O 0 L n 0 J 0 n 0 010 C U 0 y 0Yv- rY0 C E 400 C Y > 0 O 0 0 L U 1 £ a 11 C 0 C - to a a EY II 0 E \ a 0 lie " 0 1I L a \ N II N C. •.-i\L 0 2 0 E E 0 II rn II 0 II Y II C 11 o •a a II L C 0 0 11 4- O N II r T C w 3 LT from Minor Street 0 N N 0m mm mr mo al at mm Inv •v 00 0 • L L N L LOY,' a OY C.C Co 0 0 E O q al a > • IL >`-' O •• TS •• 0 C £ La -0 LOO T 3 •r O C E Oi Y • 0 L+I 0Y Cr - 0 0 0 U N r 0 a MC 0 0 - 9 b 0 Ora a0 a C0£0<EU •-• • •0 Y 0I- C'U T Y O 'r J 0 0 Y 0 C rY Vi!'rY0 ▪ C L O N O E 4 0 o a 3 g 0 0 C Y .' E'-, a i> O 0 0—V 0'O 0 V a £ 6 O £ O in 0 0 I o In O 3 I rrn J1' I r I Z K I a C C I O • I in NO I m m LrI M • i O I o') U N m J I •- )- ON N 0) -0 CC I r - C I 3 O I M1n0 0 I •O a I- I - Y I 0 I Z I JIO a dE Nr 0 0 C r la re N dF qJ- > N a] aNKN- •OrILO- \- W 0 -pot L O J> O m Intersection Performance Adjustment Factors a a O T0 0'• D> L o 0 ao 0 a to a 0D 0 -C NY dE 0 O) C V) N C N m ] N > 0 J L r>10 rn q q > > r\ <000 I- O 0 v L O S L a Q ID .) U .C V a m O S > a a O q O £ U a 3 O 0Y a ▪ 0 0 IL K a 3 4- i0. Y 0v O ✓ E O •r a 1- 0 r v r Q L 0 U t0 O N ✓ > • o 0 C 0 0 0 C 0 E 01 '0 o J K J m m CO 3 3 0) 0000 )O in 41' N N M M 0000 0 10 a in in in •D0 a L a o 0a O Kr0 K £ K L O C r 0 4- C 0£4-r £ q£ C L C L f C L i L i F a J F ml - Y 4- -C 0 Y 4- Cl L 4- 0.3 sec/veh 11 Intersection Delay r I 1 I 1 I I I 1 I I I I I I N 0 cn to HCS: Unsignalized Intersections Release 2.1d w m 3 RT from Minor Street 0 N 0 m a N N 0 41 0 CP S Transportation I H eV I O I N N I • I 1 0 42 I DM 0 O I as NI Er N i O L ml r m o LIL JO I U all NI 0 r £ O r -m I 00th I O 2 r I Y OI a rr 01 Nr>OI 0 0 0 0 m I O > 3 C I Y > C I C rrr••I al Cr 0LI U D U•aI y r rcri n o a0m O z m N • m nna N (h OP 01 voo • 0 w m 3 NN m01 m0- N D at m m N 0 a • CI - 0 0 0 L r.O L L.0 L .C L O42r- r-at42 Y raL-I Y r'a 042 CL L U a 0 01 L V a 0 QI L 0 Y 0 0 a a a V 2 as VY as O O E 0 >'-r 0, 0) L > v0.0 L vv 0a N a O O a > in NY TL £ NY TL £ NYFL00 T 3•x42 a. 3r YIL 3'r OCEP42 O 0'-I E 0 V r I E 0 0 L Y 0 42 C r 000 r 000 O 0 'r 00-0 N0 IL a 0 J L IL a 0 3 L a a C N 0 310 0 0a0 W 0a0 F Or ILa7Ea CPO 0 a 00 0 J 003' E-0 a 0 C Ud F C 0d F C 0^6 EO J r r J r r • U Y. 42 • 0424- Y 0 42 4- 42 OF C -0T42 0 •r C O O r CO •- U r J 0 0 Y O C ✓ Y0 N r420 Q r Y U42•r420 4 C E C E C L 0 N O E 0 0.0 a 4- 0 0.a a 4-00113000 CY > 0 0 CY > O 0 CYrlEr1aJ > O 0 0 L 42 0 0 0 L Y 0 0 0 ti U 0'O O 0 a£ a N 0 a£ a. UI O a r act £ N N 0 3 W P 0 O C r O -0 0 E O E \ a O vN 0 0O-,.- L O Z Io EE 0 P NY O ti C L C 4- 0 N Y Y r N V CO 0 C N La � C1 0 I Y r v'PI F L. 04- Ne0 Y4 --T Y L N O0O O 00 0r- 0 L3 I L C 0 4 t 0 42 0 0 0 0 42 3 (113-16001- -0 0 0 C N 0 C r O NY V T E I E a CO L O COY 6wVl 0 la 0 on m K I t- '0 I 3 I O I a F I 0 42 N I O I In In 3 I N Ca Or J I r --------------------- K I o C I C O I O I a F I 0 Y I N O I W I J I o C a I r O N m 'O K I r C I OI 10 10 0 a 1 CO on LF I r V • 42 L I O I 1 J I 0 0 M in C r N 32 N Pe } 0 J\E E> N a J 0 N K O - ' 0= O Y O L U>> U Z I/I>a W£NVa Adjustment Factors C L ✓ T CO 0 > 0r\ L m u a0 0 a v a N O J L 0 Y .� df ] 0L O 0 C 0 m J 0 > d J L -'•>10 N N N > >42 r'\ 6 0 N 1-G 0 O r-' O L L a E E LU a N O C > a a O E 0 £ U a 3 0 042 a • E O aCC a aV- J 4- 1 42 3 v O O r- O r a F E 0 0 Y y v r a L O 0 r > • 3 C t 0 O 0 C 0 13) V N m a a V 0 0 V M n 10 .- en V m o m N NI N (h r J K J 09 O 0 3 3 N 0 0 0 0 • O 0 'Cr N N CO en cc o O o N O in 011100 a 0 V L L 0 0 0 00 K r 0 L 0 0 C O C 4- C Or,- C £ L£ C L C L F C L J L J F L J F MI- D YLL 42 L O 04- r -C E r L O J [YFJ 0.6 sec/veh Intersection Delay = I 1 I 1 I r 1 I 1 I N 0 a Release 2.1d Unsignalized Intersections Nco 2 CO l0 Z from Minor Street a 42 0 9• 9 a Unsignalized Intersections In Transportation L 0 Y ] as E •r O • 0 Or a CO cp Co P N M J O a I £ 0.- •m L TSrM 0Y • r r V Nr >O 044 0 3 N rn C• rNr.. O Cr 9L U J In 0a N 0 0 in • N in a MM • N Y T L 3'r Y14 O 0 r 1 • 9 U 0 140.103 9 a PO 9 J C Ud Y N Y w r4-- CO Y 0 ✓ C E • w 0 0 L C Y > 0 O 004 U LIZ a w tb 3 LT from Major Street a 01 L S U TN O 0 > O r L 0 O a0 0 a 01 N N N 0 0 N SD X0OO 00 • N a a L L as u 9 as • L 0 Vv a i-. a L Y .. .. 0 L 0 a 9 0 0 L a a U Y Y 42 a > 110 9 9 •• C C 0 0 T0 Y C 0 •• 0 0 0 1 -0 >. 0 JCO Orr a rr N o Or 1 14 14 9 0 U 0 00 a a 9 J O O L L 0 9 a O O 9 3 L C UdY 41 0 9 9 9 0 9 O L L J O CO O r O O J J 0 '-CE • m u L OJ' k 0 W.0(II 0 0 CY>O -44- O 0 0 L L F ID 0 0 a£ a F C£ cn O 0 N • C b 0 r P E O 0 '4 a U ✓ Di 0 X30 �� L N W .D E .-I.EI N N 9 9 M J C 0 \ O T 9 Y r E u.a O N C L Y C r.0 0 UI E I Y F Z0F v0 11 0 0 L CY Y O C 0 NY a T 9 I E C 0 O COY Q W 111 N Ill Y 4- .-• T M LW 0 N 4 L Y T L 3 O 0 Pr 0 0 I L'DC 9 4, .C 0 Y 9 0 C 9 Y 3 4I£J000f- I PD C I O C C I J J 1 0 co co Z Step 4: LT from Minor Street o1 O0• L N L ▪ L OY r. .'.a OYCL C U U 0 a 0 a s O U E O v CO a0 a IL > Y O •• TS •• 0 C£ •• N Y F L O CO T 3 r O C E PY O 0 LY34, Cr • Al O U 0 0 0'r 0 4 a C 9 9 J U 9 O r lL a -sea CU£Ny<EO •U Y 9F C'O >AY O'r J.9 CO Y 0 C r Y U Y r YID ✓ C L 0 N V E w 0 0 a J 9 0 0 C Y^I 0^I aJ> O 01(1.-.1010130 U a £ < U £ I 1 37C I o C 1 J V O 1 31 I L F I O Y I • A O I 01 oi 0 Z 1 J I O I Z 1 CIO 13 C I C O I In P O O I 31 F I Y I N O I • r P 3 I J I I Z O m • C I O a 1 C O I N m O I a F I Y I N 9 I W I J I o 0 d4 Nr O 0 C r N dP N 9}0 J \ E 0 > a] -0NC(IL - 0 Y 0 S L U>> Z W> a 0 £ N 0 a Adjustment Factors a— ] 4- I Y 3 0 0ir O E Or a F .a m 0Y r a L U CI L O 0 • > r • J 0 L C O 9 0 0 T J ID E NY r J • dQ J 01L CO In 0 C 0 m 5 N > dJ Intersection Performance TO PM 9\ < 0 0 0 1- 0 0 to V .-I O L L aa 9 E O L 0 a N v O .C > a a O 9 £ U a 30L 0 Y a • 9 V ILKa C 0 E 0 0 uo M N m A b 0 O co J C J rtl 10 Z Z 3 Intersection Delay = 0000 COr VD C N N M co 0 0 0 0 0 VIOLA in in 00 9 C a -O 9 0'O 0 C9 4-- 0 C £ C • OL O C r 0 •r4 -C m£0.'r £ 9£ C C LF C L ] L F F Oil - Y Y C 0 Y 4- CP 4- Or10 J C F J i I I I 1 i I I i I I I 1 N 0 a HCS: Unsignalized Intersections Worksheet for TWSC Intersection h co RT from Minor a -13 r •0 1 • N O 1 N I ml r I EI K I N I O I r4,I U I O I N I L C N N m 0I N x 0 Y L O N C C M - 0 N L CO Y '- J Al 0 aV N E 01 O L 0 Co • O O F Or M L. L Jo O L N4-r £ Or •0 ID 0 L TLM r OYr- > L L 0 NOI O 02 C Y > C C •CNr C U 0In0a 04 10 in a. bO01 r•10 L .- • 0 a a V .C 0 a m n U -P > 1-4 MU) N Y TL 3 •r 4-, 11 O U r I rail) 0 11119D m ] main 0•U T C Ud Y • W Y IF Tr Co Y 0 ✓ C E • `- m 0 a C Y > 0 O O O L U a £ a (E -W) wcr22 co Z Y 0 0 N from Major J a N 01 O 0-010+100 r 00100 100 0 as L L as 0 0 as -Cr-, 0 n C COL Y •. •• O MR) m 0 L - a a O 0 Y Y a • K K C CO 01 C •• T• L 0 0 m m NY TLOOJ 3 rr L rr 01 O V O II) V CO u m m m a m 0 0 0 L 960009 L L L C1V M J•r£IL C U 0'4, Y N 1 m 9 CO • m Y 0. L L F ] r01 -0003 -.1 0r 0]]J 0 0 Y E Y Y ] ✓ CE •mE0d • 0 > 01 0 0 C 0 0 L l O CC 0 O 0 0 L E 9 O U a£ a F K£ co Z -J 0 01 o o O £ r- L O as >>• • '-• 00 00 0 0 0 0 •O L 04, OY C .C 4,000. O m E CO a Oa IL > 4, O N Y F LOW T 3r O C E 014, O 0 LY mY C SO 0 0 0 N r U 0. N r li a'-1 -000- 010 £ E a a m 01 Q E O O ✓ m F C D T Y 00--J10 0 4,OC r -P -OYrYO r C L 0 N 0 E 4- 0 0 a J m 0 91 C Y'l E^l a] > 0 0 9 •-• 13 9-0 0 U a £ < 0 £ C N 0 N C O a E 4, U 0 \ a O U O1 0 m 0 \ N 30'lr L N W •O E r SO N mY E r ] C CO \ r0 N 0 Y r E o m O 0 C £ La "-NC 0 M E I Y r 201E E4 - NN 4,0.`• Y £ NOM O LYT L3 O 0 0•r 0 0 I L l C CO Y£ 0 Y m 0 C 0 4,3 01£J<001- 0 ✓ 0 CY N O C O NY O T m 1 ▪ E m L O ¢w O K I O C J I ZOO' K I O a I c ] I V InTO 0 I a F I .- 4, I RI I W I J I O N 01 O W C •r N dQ N M VT0 J E 0 > a N J ONKN- •OrILV \-W 0 Y 0 L U J> 0 a Z 01 > a 0 £ 01 0 0. Adjustment Factors a 5 1F 4, 0 v r E ✓ E Or L F m 0 UY Y r a U O L O 0 ✓ > O 0 L C 0 > Intersection Performance L £ O >. 0 m m > Or\ L 9 U ao 0 a LI a N O T J L • E L E II J dQ J mL N 01 0 C 0 01 J m > d J 01 m m > > 4,r \ Q 0 0 0 F C1 0 ✓ o .. O L L a a m m O L U a 01 N £ > a a O m U £ V a 30C O4, a m O ILK a 0 0 o M N N M 01 O O O O O N OIn N 100.0 v 0 a L v m 0 -0 m O C ID O K r 0 K £ K L OUL O C r 0 lr-C m 4 £4-'r £ m£ C L C L C L J L J F L J F MI -- 4i Y£ OY 4- 01 L4- 11.1 r J K F J C 0 0 0 • M Q M o cn O A A -J K J CO CO 0 Z Z 3 1.1 sec/veh II Intersection Delay i r 1 1 1 1 1 • 1 1 APPENDIX D 1 i 1 1 1 i 1 1 1 1 1 1 1 1 i 1 1 1 1 1 1 I 1 1 I 1 an a a N 0 to N C Worksheet for TWSC Intersection 0 a Transportation co 3 1: RT from Minor Street o•0 e0 O al 0) 01 N O 0 • O L'-0 aLY L U a 0 a a V Y >•-•ao1 NY TL 3r Y IL O V •r 1 ID U 0 a a 0 3 0 a 0 0.0 0 3 C Ud Y • O Y IF rr C 0 Y 0 c E • 4- v 0a C Y > 0 COOL V a £ a II II N II 11 II L II V 11 3 11 II IIS II I III II II 11 11 11 11 II II L 0 II 0 1I L II N II C II 0 II cII II n r 01 a o U rn \ 11 0 II O -' 6 U N 0 II L •- \ L II 01 0 E r • r L C 00 II 4 0Z. 10 E '-' E 0 O 1I a • • N N 11 Y L I II C 0 r II 0 • a Y r II L C 0 J O 10 II 4- O N r a 13 N I I T II Y Y r O O L O 11 N O 0 L O 0 N 11 0 0 C C Y O r M 11 0 L 6 N O C L J0 11 r r O O ILN II 00 NYU 4- r 11 W E > 0 I m £ O r- - II I Y r r - E a 00MIIZ01- OLO L TS r 11 0 C O Y 0ri rr•ll L4- Q4-00 Li- r r 30 4 -Y0 C Nr >00(000 Y1F•-,T L L 01 Nth 11Y LN0 0 0 0 3 0 v II 0 L Y T L 3 Y> C II 0 o Olr CO 0 I C •r N r .. 0 L'7 C O 44 20 O C r 0 L II Y 0 0 C 0 Y 3 00100. 0 -II V1£ J 600E i 2: LT from Major Street a Y M 0 a o NN In O NN OI N O L.-3 0 aLY roam a a U Y >•+ a0 NY TL 3 4- O 0_rI N U 0 IL a m 3 O a 0 00 0 3 C 0d Y 0 Y 4- O r C O • Y 0 C E 4-O Oa C Y > 0 O 0 0 L V a £ 1 3 4: LT from Minor Street 0 Y M C I O V I C 00N 0 i 44r N O 00 Cr) 010 TN •N O 0 O ▪ •• L N L L0Y' r. CL 0 -0 C L L O Y 0 0 a a s U 0 E U >. v ID a LI- > v . NYFLO0 T 3 •r O C E O•Y 00 L Y N Y C •r 0 0 0-0 N r U a 0.00 0 3-0 0 0 r lc- a• -I 0 a MMO£ E -0a0 C 0•-•QEV •U Y T O H C a � Y Tr J 0 0 Y 0 C Y aY•r-et 0 r C L 0 N O E 4-W00.0430)0 0 o m0' -o a o> v 0 0 0 O a £ ¢ 0 £ In N O 0) 0 O O I W I J I O I C I o C 0 O • I MI1O a I In rn LI I r IO • 44 I O I 0 0O M I O J I r I ) N In I M 01 a C I r . C I S O I O N O .. I 0101 -C - I r r L O I Z I -0 dThE Nr C m N dQ N 4P 03 )- _J J\E 0 > as VNCN- • Ora 0- \- W 044 0.2 L O O> 0 ZN>a0£V1V0 Intersection Performance Summary Adjustment Factors L L ✓ T0 N N > 0r L 0 V Cc C. w G M J 0Yr' dP J rnt In O C 0 c> 3 0 > d J 1-4 L TO CA 0 N > > Y r Q O 0 10 0 v a C 0 .C L a a CO 0 O C V O. N G1 L > a a o mo £ V n 302 0Y a ▪ 0 U IL a 4- n Iw IY 3 O - 0 • E O •r a1- O 01 v Y a L co 0 CD O 0 ✓ > r 0 L C O 0 Y C CD a) 0 • N O ¢ C 0 o 0 0 0 0 v 1)- O M N M1 N P M1 o M J C J 0 it IS 3 3 N 0000 r I0a N N M CO 0 0 0 0 O In0N n in in O a O C 'O L C 0 0 0 0 O C 0 0 C r 0 C £0 L L OOL O C •r O -1•r 4- C 0£4-•r £ N£• C C L F C L J L r L 1- 011- .44 Y L O Y V-OIL4- 0 L C F J 1.0 sec/veh Intersection Delay = • I 11 1 1 1 1 I I I N 9 a Release 2.1d Unsignalized Intersections N co J: m a Release 2.1d Intersection 3 F - Worksheet for W m 3 Step 1: RT from Minor Street a N C J 0 0 I 0. -0 N I E r IO 1 O L 0I Or 0I La JO LL I r- r m £ Or >Sr� L O ✓ Lr rC Nr >O L L 9 N 01 00)30)v 4, > C C r N r C Eu C 0 V=0(0 0_ 0- In. -•-m 0 O O 0 00N • O 2 co N &I 0) 0. 0000) CO h h • O co W CO 3 NO N 0 0 N 00 0 O a In CO CO • Cu 4) M 0 0 rr.0 L _Cc0 L 2 • LO4).. ..ar-I Y .'. Or0 0 ..a 0 -0 CL _C00.9 N r O 60 N r O 0✓ 0 0 a as UY a6Ua/ 6a U 9 E 0 > v a 0 L v v 0_0 L v v9 1L O a O O LL >v 9 T •• 0 3r0IL £ 3ry IL £ 3r~ 1... C E O.M O U r I E O O r I E 0 O L 4, 9 0 C r '- 9 0 0 O 0 0 0 Or 0 0 0 9 0 r U LL a CO J L IL a 9 J L 6 [LC 9 0) J U 0 O a 9 IF 9 6 9 4 0 r IL 0..-1 0 O. 010 O J 00 O J 0IO £ Et a O C 0 O' I- C r 0 Cr I- C 9 .-' < E O J ' J r- U 0 0i/'f 43 O++IF 0 01- C 2 >. Y UrCO •• 0rCO •• 0rJ00i/OC ✓ ✓9 N 'f0a) Q r4 130r001 ✓ C E• r C E • C L 0 0 0 E 0- 9 0 11 a 4- 9 0 a a 4- 9 0 O. 3 9 9 9 C0>0 9 C 0 >0 0 CV'lE'laz> O 0 0 L 4) 0 0 0 L ✓ O 0 9.-I 0 0'O 0 UY£a N oa£a N L10.£ QU £ L 3 3 W •0 0 OL 13 10 U N0 l^ L 020E.- SW a• 9 +1 C 10 m E V L N E 6 C O •0) L C 9 4- O ▪ 4 r DI N U CO C L C 0LQ ..C1 • 0 I Y r 2 0 1- L 4- 0 I' 9 0 Eu 0 CV N O C O NY U a E I E 6 C L O C ✓ Q 4-- N N N 0 4- 1-1 -0 .C N O 0 9 0 01r 9 0 I L'J C 0Yr 0 O 0 0 C 90 3 N£J000E- C I 0 a I C 9 I w I J I O I 2 IC13 C C I O I In c) o .0 m I ! L I V I O I N I J I •- I }0 Y) 0 0) flu .- C I O • I In OO -0 I 10 01 rF I r I. • -0 I L O 2 I J I o O N 0 0 O. --------------- 0 0 C r 10 dQ N dC JOE 9 > N 6 J 0 N CL CO - 00) 02 L0 >0 Z N> a O£ N U O. Intersection Performance Summary Adjustment Factors L L U T 9 O 0 > 0 r L 0 O 00 9 a ao N 0 -J L 943.. LF J 01r 0 9 C 9 m J 9 > O J r >. 011 0 N > > 0 0 Q O 0 1-a N N a 0 L L a 0 N N O rU 6 N v 0 C > n a O 9 U £ U 6 30r 0 +I 6 - 0 O LCCa a r. '4- I .) 0 ✓ 9 E O r aI- m m 00 Y L 0 0 L 9 • > r 0 L C O 9 C 0 0 Oi N n r 0) O 0 0 N In N- J C J 0 0 O O r 0 M '0 N N N M O 0 0 0 o N OIn N In10O N C U L a 10 0-0 Dar ID 0 C £ L L OOL O C •r O lv 4- C 0£4-r £ 0£ C L C LH C L J L J k- -C r 0- ✓ J YL IFL4 0 L IF 0Crr9 J K F 2.3 sec/veh Intersection Delay I I 1 I I 1 I r 1 I 1 V N m 0 0 C m S Intersection U m H Worksheet for In a RT from Minor N a Release 2.ld 0 C O Y L a N C L C M • 0 N a L I Y ] m b an a E 'r CO O L 0 ✓ 0 n O r M La J0 ✓ a I £0r •m m0M L TSr 0Y O ro r > L L 0 N a 0 0 3 0 v Y > C C N r •• O Cr 00 .C 0 J in 0 a O NI 00OD MM • r N M M a n N N.a r e O co 3 • in NN a 00 0 v M M 0 0 0 a •a •O • h n o r r O M M N 0 0 0 0 CO •0 ID 000 0 in 0 •nn M a as S .C as Y V0 Y O a a 0 m a 0 moo 0m CO CO O aao co 03 Z •O N pm in 0 �m CO as CO 0 as LF. 0 L L'0vv .0 L r0Yr40 L S ▪ LOY� r. a n Y Y , a L Y•••• O Y n-. a Y CZ Y Y .. a 0 i' C S .C U a JO OI .C U a v 0 0 L in .00000.03 0 0 a N N S U -0 0 0 a a a O Y a a U Y Y Y a a a 0 E U Y a s 0 N E O v v v 01 L > v 0_0 U m •• L > `-'a D a m L v v N a 0 a O Ca00 O >v O a >v 0 CO mm O b aN 0m •• 0 C Y •• T C £ •• 0 NY>.L £ NY TLOOJY £ 0Y0 >L £ 0Y1 -LOO T 3 r YIL 3 rY ILrr m I..EaY IL Zr 0C0aY O urI E 0 O IaLO E 00Y C I E OOLY CI .4, Cr ✓ N O 0 r 0 0 0 CO 0 r N N•r O 0 0 r 0 0 0 U N r V a a 0] L a s •U ] C C L O L a a 3 a 10 L a a C n 0] 9 n 0 a 0 •F N a 0 C O U L •F ID •n 0 a 0 4- 0'r L a•-, 0 a 00 N] 0104)] r r S a OW L a 0 J 0103 Et 0.0 C oa f C OC/Y4-10 I S C Q E 0 Or 1- C 0•+Q E 0 0 0 1- •r r r J r r • 0 Y 0-I-i•- Y NY•F L LI-D YO T 4) 4- Y01 -COT Y urcO •• 0rCO]]J0 •• U'rYOCO •• OrJm0YOC rY0 N •r-0 4, 4-1 ] CO r,Yr-O 0 Q •r-' OYr-Li O ✓ C E• r C E • m N L OI r C u S. r C L 0 N 0 E 4- 0101_0 a 4- 030.000 O a 4- 0 0 0 0 .0 a 4-000_301001 C-0> 0 0 C Y> O -YF 0 C Y 0.3>0 0 C Y •'i E •7 a]> COOL Y 000L31-030 Y 000)-130L Y 0001F-010-00 U a£ a m 0 a£ •1 H C£ m 00-0 £ a m 0a3 <0 £ L (E -W) wcr22 N C N , 0 N C ▪ 'O 4) raE it E \a0 a 0 u 0 m30Ofr N W O E r- 0 C tn L 0 Ic O 3 C 0 v L O N \'r T r 0Yr O E O 0 L O 0 C C L L Q N O C O O 0 NY N E >01 I Y r E a 201- MLO 0 C OW L•Q4-m •• 4.1 0 O C CA Y4- Y L N O m O L Y T L 3 O O ar 0 0 0 L •)C 0YS0 0 0 C 0 Y 3 0 m£ J Q 0 0 r 0 a 0 a • O C I O C I i- O V O I r a 0 O .0 I L H I i- f ) I F. J O I in a 0 N I J I O I r I In m o I O C I O C I J O I r a O O .D I L H I .- 4, I r A O I 0 0 S I a m JIO I - r I a N a C I O I C C • I N a0 O O I M • .01_ir Y I O A O I ina 3 I J I o I I SO a I C I o O I C ] I in a O O I N • a1- I .- 4) I N A O I O a W I N • J I o I a yr C m N IR N)4 m> J\ E 0 > 0 Li- Ce Or\NW 0YOS LUC)>0 zm>&M£mO0. i Adjustment Factors a r. ] 4- I Y O v r a) r E 0r L� m m 0 Y 4Y- 6 L U 0• 0 > O ] 0 C 0 0 0 O in 0 O r a in a N a M CO 0000 O N O 0 in •O.0 O 0 K O L O m 0 O MOCM 0Cr 0 C £ C L OOL O C r O •r µ. C £F•r £ L£ C L C L C L ] L ] S ] ▪ a .C ✓ Or. 4- a L F 0 •r L 0 J C F J -C L ✓ T Or\ L 0. U a0 0 a N M O • r T > a 0 m > > Y r N. Q O 0 O O .. O C L a a N N SU a m O L > a a O 0 0 £U a 30S 0Y a m u aid O O 0 0 M N M tr M N N M m AAA AAA 0 0 M M a o Na) ONan I00r 0 .0 ON 000 010 Mrn N n J I- CC J1 -d JJ 000 a Z Z 0 0 0 mmm W 3 Intersection Delay = I I 1 1 1 r 1 1 1 I 1 N 40 a 0 N N ✓ 4cc 0 Worksheet for TWSC Intersection am M no Z 1: RT from Minor Street O a Release 2.1d C 0 4-0 JD L C. N L C M • 0 0 0I L I 0 r Y a • PI M O • L 0 U O O N. r L a J a I 4- r N £ Or •a L T S .- OY IL r rr In >O L L 0 IOO1 0 0 3 CO v O C 'Or U J 0 0a 1n a at N. n b in 00 NN • COv of h to ba Ni Lr`O .C aLY a a Y vYaM NY T L 3 r Y a O 001 0 O 0 a a 0 J 0 a 0 TU 0 ] C 0 CI Y ▪ 0 J+ 4- 0 •r C O ▪ Y 0 ✓ C E • 4- 0 0 a C Y > 0 COOL U a (E -W) wcr22 CO W co 2: LT from Major Street Y N 0 CO p O Co 0 0 0 n h n moo a N . N. L 0 L N C O • C In In C 0 ▪ a E v O E \ ¢ V U vla 0) J)) xwn E•- Em N Y 0 C 0 • • O • C O 0 N 0Yr E U 0 O 0 C .C L < ••,0 E I Y r zW'- Lk NM Y4- Y L N O 0 O L Y T L 3 O 0 Tr 0) 0 1 • )C 0 Y r0 Y 0 0 C 0 Y 3 UI£J¢OO!- V000000 0 a V O 0 0 0 0 100 •nh a a mm as 00 ma .C aLY •) L L U a 44 0 O O L a a U Y Y a K K O 0 C 44 NYTL0 OJY 3 r Y a r r M O Ur I IL a" ✓ t11 0 0 0 0 LL0.43 MCCLOO 0 a 0 0 0 0 L TV0 ]•r•rLIL C LICYY YM I 0 0 0 Y 0 Y L L H J Or C O J J J 0 r Y 0 Y Y ] - C E • 0 0 L d 4- 0 O .0 In 0) 0 C Y > O • )4- O 0 0 L 3: I- 0 0 0 a£0_ CC N O CY 01 O C O NY U T 0 I E CL. 0 L O O COY ¢ 4-M c "JCL I 0 C I JV O I r a o _O 1 C I r 4-' Y I O • I NO) M I J I 0 co C) Step 3: TM from Minor Street O V N 0 na0 a N 0 .0 • O n 0 a M O - 0 • r L 0Yr.O r. O. C _C r 0 0 0) MO a a 0 EUY v" a 0 all) > `- Y 0 0 C£••O NYO TL 3 •/- E T-0 IL O 0Y C• -I CO t0 r U 0 IL a J o 0 J 0 maw mom 01 0] C <EUd re Y 0 TAY - 0 r Y 0 C 0 Y+ - Y O r C O E • 4- 0000.0 C Y a J> O O 0 0 a O L a. a. £O. O 0 1 00' I o C I a v O I r a o O -C I r L F I - Y I L A O I °a, 2 I M • I 0 Ina 1 21001 GIO Z C O I N to O O I b • .O F I r Y I CO O I na 3 I J I o 1 I 20 a I M K I 0 -0 I C ] I IOao O I 10 • -0_ 1 r Y 1 in 0 I O at W I M• J o I 0 O '- 00 C r N O4 N 10 f0 )- E J\E 0y>MD WC W- V In O Y O 2 L O V)> O Z M> a O£ M 0 a. N co 2 y 0 Adjustment Factors • in h0 r- CO 00 r 00 00 CO U r0 n 00 O O N no or O O O1 00 NO • •h 00 0 L L O Y r`a 04, Cr L O Y 0 O a a s 0400)0 v•. 0L 0 a L >•-• Y O •• TS •• O C£ •• N Y 1- L U O T Zr 0 C E TY O ULY NY Cr r0001041r 0 V N'0 IL MC 0 J a 10 0 •r ILL a •-o w a TU£ Ea CIO C OI)QMU •U C +O- .J N 0 -0 0 C Y OYrY0 r C L 0 01 O E 4-00(L3000 C Y `l E'7 a J> O 0 0'- O 0 M 0 0 a £ < 0 2 ar. J 4- 1 Y 3 O 0 Or a I- O T c) -0 Y v r a L U(J 0 v ✓ > ✓ 0 L C N 0 0000 00V V N N M M 0000 000M 0000 pppp 0 0 a L U 0 O -0 O a• 'r 0 CC £C L r 0 C 'r O 0 lr4-C 0£4 -r £ L£ C L C L C L J L ] L J r Tr Y J YL LY TL4- 0•rL0 J aI-J Intersection Performance Summary .C L O T (0 N > Or\ L N a0 0 a In Q UJ 0 J TO T 40 0 > > Y r \ < 0 0 O I- 0 0 N V .-. O L L a a 40 0 0 LUa M O -C > a a O 0 £ 0 a 30r 0Ya • 0 U IL CC a 4-1 0 E O M M 43 N O O ¢ a as 0 0 00 0 0 00 n M M 0 V M NN b AAA AAA r0V (04000 V•G 0M0 b a N0 V ON hON N10 brn hrIO Opp, Cr) CO I+) J1 -x JFW JJ 0 0 0 Z Z 2 0 0 0 In NIn CO W 3 1.4 sec/veh Intersection Delay = 1 I 1 1 1 1 1 1 1 1 t 1 1 1 N 0 0 Release 2.1d HCS: Unsianalized Intersections Worksheet for TWSC Intersection m UI Z Step 1: RT from Minor Street ..C • a -C £ 0 a m a a V -P > V vN N Y > L 3r 4, LL O U r I - m (1 O IL a N ] m a 0 0)0 05 C UO' 4/ • mY4- r r C O 0 r C E • 4- 0 0.0 CY> 0 O 0 0 L U 0-20- (0 w a Step 2: LT from Major Street 0 0 N 0 0 0 O 0 t -000O O N • r r r CLs .C .c a a V V a a vv • _Cr0.0 -C oY •• •• L a m O O L a O a a O Y Y Y 6 >vvU m 9 .. ss00 N CY •• U , TLJ•• 0 0 0 I (0 OO 3 Y 1- 3LL r 0 r O 1 I LL U CO m 0 L a m J C C L L m a CDOOML CA U CU0Y+'O)11 0 m 0 Y m Y'F L L F J 0,C055_1 CI r Y 0 Y Y J CE •mm LO •F 0 (DM ✓1 II 0 C 4 > 0 -I4- 0 0 0 L S F m O U &EEL F K£ m N Step 4: LT from Minor Street ICI al 00 00 0✓1 00 ON 0 rr •0 • •• L N C LOYr —a OYCa C O Y V m a a s OLEO v v CO LL O a IL > Y O N Y F L V O > 3r °CEO O 0 L✓ 0 Y C r CO 0 U"0 CO r V IL a C m 0 3 U 0 m'rLL a 0 a MU£ E"Oam C 0 —CEO V Y mF C31>• Y Or _1140-1,0C r Y 9 Y r Y 0 C L 0 N O E 4- 0 0 a] m 0 0 CY•-�E aJ> O 0 0 0. 1 0 0 0 0 U0.£ QU £ 0 0 a 0 Transportation •C. m N 0 L I 0 Y •- J m 1D aU N E c] OL CO 0 N O r to LL JO O LL £ Or •m m 0m L >12 0Y ILr YO Nr>O L LONm 030v > Y > C 0 •CNr 0 C.- C m until •U 0 C I 0 I r I Y •U I CCCI CO 0 14 OT I r Y r N 0 m I 0 O C LL< I I- I .-.0 0 IE I I 1 Y r Z O F I v 0 L 0 N O 0 O L C Y in O C ▪ O NY U ID I E a C L O COY ¢ 4-N N (/) 4, •-• 1 Y r N 0 0 I GI L i• >. L 3 0001r-(11011 I L' -)C OY,CO I Y m 0 C m Y 3 I (AZ JQ001- 'a )3 I a c I 0 O I a I C F I o Y I J O I N I J 1 0 100 O a I C) C C I 3 o I • O 4F Io O • 1 a m O Z I N J I o I Z K I C I o I 100.0 O I 31F I - Y I O I • I(] m a 1 J 1 o Z O T 1 N CC O C 1 C • I 000 O I P 9 F I Y I O I w I .410 N O 0 C r N•- JQ N DQ m} 0 J\E 0 > N ELM 0 (ACC (0- • 0 .- IL 0 - \- w 04,0r LUO>O ZN>a(9£UI 0a Adjustment Factors C L O > 0 0 - L 0 O a0 0 a N Q N 0 > J L E .C E 04,'- J 3f J NL If) m 0 C 0 0 0 0 > O J v Intersection Performance arm J V - Y O v r E Or LL m N UY ✓ v r a L U (O L O 0 ✓ o 0 0 0 O m s >, m 0• m m > > Y r -I a 0 0 0 I-0 0 0) a .. O t L aa O m U C U a UI O 2 > a a O 0 0 £ U a 30L OY a • m 0 IL O: a Y C 9 0 N 0 n n) m N N 0) 0) A A 0) O V N OI 0 N N N N r J CC O) m m Z Z 3 ci 00 •0(0 N 04 in V) 0000 O Ifi O la 10 O 0 .0 0 0 ce 0 I- M 0 0 0 O C O IT or 0 0 s L OOL 0 C O C r C CD £ m£ C L C L F C L O L JFr S F mF Y J Y S O Y 4- mL 0 J O:FJ 0.9 sec/veh Intersection Delay 1 1 1 1 1 1 1 1 1 1 1 1 1 i a N m y v CC HCS: Unsignalized Intersections Intersection Worksheet for 0 N CO Y 0 v N RT from Minor v N N co co as 100001 CO In • 0 L 0 r. az 42 L V a 0 (Lao Y > 0_N - v 0 T•• 0 • T 3 r L 3 r Y a O U r I - 9 U 0 IL a0L 03 0. 010 0 C J C Ud Y m Y 0. r'r C O Y 0 ▪ C E • 4-010.0 C Y > 0 COOL U a £ a 0 a 01 U In Transportation co 0 N L I 0 Y r • 0 •O 02 Err (0 0 0 O 0 1"-- 0 .- M La Jo ✓ IL01 •r 1- £ O C 0 M1 L TLr L r rrNl l0 > L L 0 01 01 0 03 0 1 Y > C I C 'rNr ••I 0 C r 0.C U J v1 U•al (E -W) wer22 0 W 3 Y m 0 y LT from Major a Y N N O V O O n0moo eeee aCL -C -C as 0 0 na L m a a aL a Y •• O a o an)010L 0 m L a a O Y Y Y a > v v0 Al CO .. aO m m CO CY •• T •• 3 3 0 0 N Y TL L C O J Y 3 r Y L r r N CarlLLO 0 O 0 0 0 a a c 7 C C L v m a CO O O m L NU m J r r L a C U Cr Y Y N I N 9 m Y 0 Y L ] L I - Ur conn_icu r Y m Y Y 3 J CE •0113 Ld II 000)010 C C Y > O •10. O O O L r I- 0 A 0 Oa£al-a£ N Z Y 0 v N LT from Minor a N N 0 n o O 0 M 0r 00 0r m rr r01 a Cu as J L L OY.. O CL 42 0 0 a U 0 E O Na 0 a L > -• lr O U 1_ 42 0 y C 01 r IL0 O U'0 0 r 0 a c m m 3 a 10 MLL a -n ma NU£ goat C 0•-•.C E .0 Y M F C V> Y O r J m 0 Y O C Y 'O Y r YO r C L m N O E 4 v o an 0 0 0 Mr, 10 O • 0 m y N U O U a £ <a £ Y L 0 -C N 0 c4.0 N rm E Y N E \ a 0 m rn 0 0 Z m 0 1\ L 0 41 •n E ' E 0 0Y m Y • • O C C 00 rT r Yr O 0 O m C L LQ - O 0 N E I Y r z0F 0 a 0 0 CY 0 O C O NY 0 T 0 I E a 0 L O COY 6 N ON 42 42 a in O 0 m L Y T L 3 m 0 Our 0 0 I L '1 C 0 Y L O 42 .9 0 C I➢Y 3 412_16001- 1:1 CC I Co C C I O • I a 1 L 1 0 42 I O • I 01 I J I Cu I N a O I o C C I J O I a I L F I 0 ▪ I L O 1 0O• 2 I M • J I o I I Z a1O C I c O I Irmo O I a F I r Y I • I. 0 0 1 M P 3 I J 1 0 co 20 T M • 2' I O a I S 1 • V o 0 o O 1 M a F I r 42 O I W _J Co •0 a¢ Nr v m C r 0 00 N A J\ E 0 v> v m a] 'Oma•N- 0V 02L0=>0 Z N> a U• £ N U a Adjustment Factors n 3 4- 1 Y 0 r m E O L I- 0 U V r a L 0 m0 > r L C 0 CO > £ Intersection Performance Summary L -C O T0 Or\ L m U aO 0 n 6 0 L m Y.. Ag 3 Oa .0 N 0 C m o 0 > dJ � >0 my 0\ < O 0 V I -O 0 1O U • L .C L L a a N @ O LU a trl ✓ r > aa O 0 U £ 0 a 30.C 0Y a 0 O a s a 0000 OMa N N 0 M 0000 O ln9M N 0)0 .O a t_ a 000 0 O C O s r 0 CC £ K O • C r 0 1 •r 4- C 0£4-•r £ 0£ C L C LF C L ] L ]FL J F 014- -12 Y L 0 O 0. 0L4 - 0"t J CC I- 01 Y C 0 0 01 N M o CO M N M J s J 6 0 M 2 2 3 1.0 sec/veh Intersection Delay = Hello