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Home My WebLink About982647.tiff t.. ,fl..r i.. ti .•..'. TOWN OF LOCHBUIE 703 weld County Rood 37 Lochbnie,Colorado 80601 ! -"thrice Holliday Telephone-. (301)655-9308 Town Ckrk Focsitnile: (303)655-9312 r August 1 1998 Via Courier Board of County Commissioners of Weld County,Colorado 915 10th Street, Greeley,Colorado 80632 Re: Annexation by the Town of Lochbuie of Two Portions of Section 35, Township I North, Range 66 West of the Sixth Principal Meridian.Weld County,Colorado Dear Sir/Madam: M required under C.R.S. §31-12-108.5(1), enclosed please find a copy of the Impact Report prepared by the Town of Lochbuie in connection with the above referenced annexation. Please file this Im pact Report in accordance with your standard procedures to:filing of catch reports in accordance with C.R.S. §31-12-108.50). You may contact me at the number listed above with any questions or comments regarding the foregoing. (Yrrs Very e Truly, Rene d� cnaxHolliday, Town Clerk Enclosure v. a a J ( _ , / 982647 SILVER PEAKS ANNEXATION IMPACT REPORT Pursuant to Section 31 - 12 - 108.5 C.R.S., the following report has been prepared regarding the proposed annexation of certain real property designated as the "Silver Peaks Annexation" to the Town of Lochbuie, Colorado. The property comprising said annexation consists of 544.00 acres more or less, located approximately at Weld County Road No. 2 and Himalaya Road, and contiguous to the Lochbuie corporate limits along the easterly boundary of the subject property. A two-phase annexation is required for this property. The site is currently zoned A-1 (Agricultural) in Weld County, and is a part of the Town of Lochbuie's future service area and existing Comprehensive Plan. A change in Zoning to Planned Unit Development ("P.U.D.") is proposed as part of the general application. The following maps have been included as required in subparagraph (a) of C.R.S. Section 31-12- 108.5: 1. The present and proposed boundaries of the Town of Lochbuie in the immediate vicinity of the proposed annexation (Map#1) as more specifically depicted on the Annexation Plats for the Silver Peaks Annexation (Map#2); 2. The present streets, major water transmission mains, primary sanitary sewer outfalls, storm drainage infrastructure, ancillary utility mainlines irrigation canals and ditches, and the proposed extension of such streets and utility services in the vicinity of the proposed annexation (Maps#3, #4 and#5); 3. The existing land use pattern in the area to be zoned is Agricultural (A-1) as depicted on the Weld County Zone District Map, attached as (Map #6). The proposed land use pattern in the subject area to be annexed is Planned Unit Development (P.U.D.") as depicted upon the Preliminary P.U.D. Site Plan (Map#7). In addition pursuant to the requirements of Subparagraphs (b) through (f), inclusive of said section, the following items have been addressed or presented: (b) A draft and final Annexation Agreement and Annexation Ordinance shall be submitted to the Weld County Planning Department and to the Weld County Attorney, upon completion. (c) The plans of the Town of Lochbuie for extending municipal services to, or otherwise providing for municipal services to the subject property to be annexed as follows: 1. On-Site/Off-Site Street Improvements The Applicant shall improve to urban public standards (to be clarified in a P.U.D. Development Agreement) as may be recommended by applicant's Traffic Impact Analysis and approved by the Town in accordance with its Subdivision Regulations and PUD Ordinances. The applicant shall improve one-half (%) of the perimeter streets abutting the property at threshold levels or dates to be determined in the Development Agreement. Joint-funding with other adjacent developments or the Town of Lochbuie may occur. The Impact 016 6\00033CLN.WPD Applicant shall dedicate and improve all collector and / or arterial streets internal to the development. The Applicant, (or with the consent of the Town, the Applicant's successor- builders) shall be responsible for local street development, consistent with the Development Agreement, individual Plats and Subdivision Improvement Agreements. 2. Dry Utilities to Service Property Electrical, telephone, cable television and natural gas facilities are located in the immediate vicinity of the properties to be annexed and developed. Preliminary investigations confirm that such facilities are of existing size and capacity to serve the property although line extensions and oversizings may require rebate or recoupment arrangements for the benefit of the Applicant. 3. Police/ Fire/Other City Services Police protection will be provided by the Town of Lochbuie. Fire Protection will be provided by the Hudson Fire District, pending inclusion of the subject property into the fire protection district. Both fire and police services may require the dedication of a site(s) for substation facilities to expand service to the lands to be annexed. The proposed Annexation and subsequent P.U.D. Development Agreement will require certain Public Land Dedication (P.L.D.) sites suitable for schools, libraries and other public / municipal facilities, structures or centers. Impact Fees to offset municipal services expansion will be set forth in the Annexation Agreement and in a P.U.D. Development Agreement. 4. Open Space/ Public Lands The Annexation and Development Agreements shall clarify the aggregate dedications and general location of zoned lands and dedications to the Town of Lochbuie for open- space, trails, public parks, private parks and street landscaping corridors. Such dedication of lands or the payment of cash-in-lieu of land shall be made with individual plattings or subdivisions. 5. Water Rights/ Raw Water Resources The Town of Lochbuie will enter into a Water Purchase Agreement to acquire raw, tributary water in the Beebe Draw, currently decreed and suitable for municipal uses, under the Water Augmentation Plan decreed to the Farmers Reservoir and Irrigation Company ("FRICO"). The agreement shall be for the benefit of the subject property to be annexed. The Water Purchase Agreement shall be subject to the Town's ability to modify the FRICO Water Augmentation Plan to provide for alternative points of appropriation to existing or yet to be constructed tributary water wells. All costs attributable to the expansion of the withdrawal rates from the Town's existing wells or to the expansion of the Town's right to withdraw water from the alluvial aquifer from additional wells, including attorney and engineer fees and costs, shall be a water dedication cost paid by the Applicant to the Town as part of the Water Purchase Agreement. The Applicant shall be required to convey to the Town, at no cost to the Town, all of the Applicant's non-tributary water and non-tributary water rights. Notwithstanding the foregoing underground water and water right dedication to the Town, the Town and the Applicant may agree to use all or part of the non-tributary water rights to support a non- potable irrigation distribution system for irrigated park, streetscape and public land landscape irrigation requirements. Impact ReportK.\we_DATA2\52822\olo\oo033cLN.W PD 6. Wholesale Infrastructure Extension The applicant has the obligation to develop and install all on-site and off-site transmission infrastructure facilities necessary to serve the annexed property with water, wastewater and stormwater facilities and services. Off-site utility service transmission facilities costs and certain on-site infrastructure facility costs may be subject to (a) recoupment provisions from other abutting and benefiting property owners and/or (b) upon review and approval of the Town, a rebating to the Applicant of a portion of the water and wastewater plant investment fees. The Town will consider the rebate of a portion of the water and wastewater plant investment fee to the extent (a) the infrastructure item for which the rebate is sought is an item which is normally included within the Town's plant investment fee and (b) to the extent the Town, in its sole discretion, determines that there is a system-wide funding surplus available for rebate. 7. Water Supply/Treatment/Storage/Transmission Facilities The Applicant, at its own cost, will construct a network of water distribution facilities within the limits of the annexing property. The Town anticipates constructing alluvial water wells, treatment plants and limited storage facilities to serve the property. All cost attributable to the expansion of the Town's existing tributary wells or the construction of new tributary wells to serve the annexed property, including those engineering and legal costs attributable to securing third party consents and FRICO Augmentation Plan amendments as are necessary to provide water service to the annexed property, shall be the cost of the Applicant. It is contemplated that the Applicant will construct off-site transmission mains from the Town's water treatment facility to the annexed property, a water pumpstation, and elevated water storage tanks to serve the subject property. Subject to the review and approval of the Town, the P.U.D. Development Agreement will address the potential rebate to Applicant of that portion of the Water P.I.F.'s collected, for those water facilities constructed by the developer which would otherwise be constructed by the Town with P.I.F. proceeds. The subject property to be annexed will be in the Town's highest water pressure zone. The Towns of Lochbuie and Brighton, Colorado may interconnect their respective water systems pursuant to future Intergovernmental Agreements. The Applicant may be required to prepay Water P.I.F's during the course of the development to assure the timely development of water facilities. 8. Sanitary Sewer Collection/Treatment Facilities The Town of Lochbuie is currently the Permitted L208 Wastewater Authority in the Beebe Draw Service Area. Wastewater service to the annexed property is governed by an intergovernmental agreement between the City of Brighton, the Town of Lochbuie and the Bromley Park Metropolitan Districts (District Numbers 1 through 4) pursuant to the terms of the Beebe Draw Wastewater Service Agreement dated November 4, 1997 ("Beebe Draw Wastewater IGA"). Service to the annexed property is subject to the capacity allocations and capacity limitations set forth and described in the Beebe Draw Wastewater IGA. The Beebe Draw IGA governs the engineering, phasing, funding and capacity allocations related to the development of land within the Beebe Draw Service Area, including the subject property. Impact Reports\WP_ onTnz 52822\oie oom3cLry WPD For the benefit of the annexing property Lochbuie will enter into an Intergovernmental Agreement ('IGA") with the adjacent Bromley Park Metropolitan District ("Bromley") for Bromley's development of wastewater interceptors trunklines, liftstations, forcemains and other wastewater collection systems, to convey sewer flows from the subject property, across Bromley Properties to the regional treatment facility. It is contemplated that Lochbuie will collect Sewer Surcharges with Building Permit issuance and rebate same to Bromley to offset the development costs for said facilities. Some surcharge prepayments may be required. In addition, the Town of Lochbuie will assess an ongoing storm drainage fee to fund the cost of the Town of Lochbuie storm drainage infrastructure maintenance and the Bromley District storm water infrastructure maintenance. 9. Stormwater Facilities The Applicant shall design and develop all stormwater channels, inlets, piping, detention ponds and retention / water quality facilities within the annexing property, to convey and manage the 10-year and 100-year storm events. The applicant shall discharge storm flows at historic rates, pursuant to an IGA between the Town and Bromley Park District No. 1 ("Bromley"). The IGA shall provide for Bromley's processing and approval of a Basinwide Storm Drainage Management Plan to be reviewed and approved by Brighton, Lochbuie, Bromley and FRICO. The IGA shall also provide for Bromley's development of off-site channels, piping, regional detention / retention facilities and the enlargement of FRICO reservoirs, to serve Bromley's storm flows and the flows of Silver Peaks. It is contemplated that Lochbuie will collect Stormwater Fees with building permit issuance's and the Town shall rebate same to Bromley to offset development costs for the regional stormwater improvements. Land Owners in the annexed property will be required to pay a monthly stormwater maintenance charge, collected by the Town to fund: (i) the Town's cost to maintain stormwater facilities within the annexed land which are dedicated to the Town, and (ii) the Bromley infrastructure maintenance charge. The Applicant is evaluating the potential use of stormwater for a limited, non-potable irrigation system in the development. (d) The extension of municipal services to the Annexed property and the development of future water, sewer and stormwater infrastructure within the Property, shall be • accomplished by one or more of the following Financing Methods: 1. Development Fees and Surcharges collected by the Town of Lochbuie. 2. Direct Developer Funding 3. Metropolitan Districts 4. Special Improvements Districts 5. Otherwise by agreement between the Town and the Applicant as deemed appropriate. (e) Consistent with CRS 31-12-108.5, the following Districts and all taxing entities are identified along with the current 1997 property tax mill levy. Impact Reportx:\wr_onrnz Nszszzuna\000»cLry wro Taxing Entity Mill Levy Weld County 22.038 RE-3(j ) School District 31.069 CCW Water 1.144 Brighton Fire Protection District 5.005 Aims Junior College 6,322 Weld Co. Library District 1.449 Total 66.987 mills With Annexation of the property into Lochbuie, one or more of the taxing entities noted above may no longer be appropriate, or service the subject property. (f) The impacts of annexation on the Weld County RE-3(j ) School District including student generation and capital construction requirement are as follows: 1. Based upon the District's updated student Yield Standards, and upon outside Yield Standards for higher density areas, the annexed property will generate the following student demand for single-family low-multi-family and Multi-family developments at buildout. (detailed calculations are available upon request). Elementary Students (K-5): 687 Middle School Students (6-8): 240 High School Students(9-12): 360 Total Student Demand: 1,287 2. The District has currently engaged a public planning and education consulting firm to re-assess future demands and to prepare new alternatives for the funding of new schools, particularly in the eastern Town of Hudson and Lochbuie. 3. The Applicants land use plan proposes the dedication of a 12.5 acre elementary school site and a 50-acre Junior/Senior High School site. The Applicant has also proposed the collection of a School Impact Contribution of $500 per single- family equivalent, to be collected with the issuance of building permits and rebated by the Town to the School District. 4. Based upon more detailed Annual Absorption estimates, the District will identify school capacity requirements. Based upon current class sizes at nearby Hudson Elementary School, temporary class rooms or modified school schedules may be required until a new elementary school can be constructed on the dedicated Silver Peaks School site. Impact RepOrt.1C:\WP_DATA2\52822\016\o0033CLN WPD MAP No. 1 414‘rgli Silver Peaks • SECTION I sCSECTIONSECTIONoN I SECT ION 27 26 25 I e , I I LOCHBUIE TOWN LIAII TS WATER TANKS I i I Atli') COUNTY_IRQNO 4 SECTION /j,.SEC-704(1st % — — 36 I 4 SITE LOCATION' P ,�k� I - nromley( Brt•1h ho t� SECTION I SECTION I \ 1C' SECTION 3 2 VICINITY MAP not to scale MAP No. Parcel 1 n w iJ co fi 2 U v Oo • i. l.; a} f ,l 1. In Is �. 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