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Office of the City Clerk U �
Civic Center Complex Phone: (303) 651-8649
350 Kimbark Street M
etro: (303) 572-0719 Ext. 8649
Longmont, Colorado 80501 FAX: (303) 651-8590 C
ULORAY
May 16, 1997
Weld County Commissioners
P. O. Box 758
Greeley, CO 80632 , =i
Dear County Commissioners:
Attached is a notice of public hearing regarding the Mayeda Annexation and the Rider
Annexation before the Longmont City Council scheduled for June 10, 1997, at 7:00 p.m.
If you have any questions or concerns regarding this annexation, please contact the City
of Longmont Planning Department at 651-8329.
Sincerely,
cjoo
Valeria Skitt
City Clerk
Pam, view
41Mt 6*(/97
971123
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NOTICE OF PUBLIC HEARING
CITY OF LONGMONT--CITY COUNCIL
June 10, 1997--7:00 P.M.
CITY COUNCIL CHAMBERS
MAYEDA ANNEXATION
RESOLUTION R-97-24
A RESOLUTION OF THE COUNCIL OF THE CITY OF LONGMONT, COLORADO,
FINDING THE PETITION FOR ANNEXATION OF A PARCEL OF LAND LOCATED IN THE
NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 68 WEST OF
THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO,
(KNOWN AS MAYEDA ANNEXATION GENERALLY LOCATED SOUTH OF SH 119 AND
EAST OF COUNTY LINE ROAD) TO BE IN SUBSTANTIAL COMPLIANCE WITH THE
COLORADO REVISED STATUTES SECTION 31-12-107(1).
WHEREAS, a petition for annexation of a certain parcel of land as described in
Exhibit A attached hereto, has been filed with the City Clerk, City of Longmont, Colorado;
and
WHEREAS, the petition has been referred to the City Council of the City of
Longmont, Colorado, for a determination of substantial compliance with the requirements
of C.R.S. §31-12-107(1); and
WHEREAS, the City Council has been advised by staff, and has taken official notice
of all maps, records and other information and other materials on file with the City of
Longmont, Colorado regarding said petition.
NOW, THEREFORE, the Council of the City of Longmont, Colorado, resolves:
Section 1
The petition for annexation of a certain parcel of land located in the northwest
quarter of Section 7, Township 2 North, Range 68 West of the 6th Principal Meridian,
County of Weld, State of Colorado, more particularly described in Exhibit A, attached hereto
and incorporated herein by this reference, is hereby determined to be in substantial
compliance with C.R.S. §31-12-107(1).
Section 2
The City Council shall hold a public hearing on the proposed annexation on June 10,
1997, at 7:00 p.m. in the City Council Chambers, Civic Center Complex, Longmont,
Colorado, to determine if the proposed annexation complies with C.R.S. §§31-12-104 and
105, or such parts thereof as may be required to establish eligibility for annexation.
Section 3
The City Clerk shall publish a notice of hearing once a week for four successive
weeks prior to the hearing in a newspaper of general circulation in the area proposed to be
annexed.
Section 4
The Resolution shall become effective on May 9, 1997.
Adopted this 8th day of April, 1997.
/s/Leona Stoecker
Mayor
Attest:
/sNaleria L. Skitt
City Clerk
Approved as to form:
/s/Mick N. Conrad
Deputy City Attorney
Published in the Daily Times Call, Longmont, Colorado, and the Greeley Tribune, Greeley,
Colorado May 9, 16, 23, and 30, 1997.
EXHIBIT A
Mayeda Annexation
Legal Description
A PARCEL OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION 7,
TOWNSHIP 2 NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, AND
THE NORTHEAST ONE-QUARTER OF SECTION 12, TOWNSHIP 2 NORTH, RANGE
69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTIES OF WELD AND
BOULDER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE WEST LINE OF THE NORTHWEST QUARTER OF
SAID SECTION 7, WHENCE THE NORTHWEST CORNER OF SAID SECTION 7
BEARS NORTH 00°05'51" EAST 59.41 FEET AND THE WEST ONE-QUARTER
CORNER OF SAID SECTION 7 BEARS SOUTH 00°05'51" WEST 2,595.73 FEET;
THENCE NORTH 88°27'46" EAST 30.01 FEET TO A POINT ON THE SOUTH RIGHT-
OF-WAY LINE OF COLORADO STATE HIGHWAY 119; THENCE CONTINUING
ALONG SAID SOUTH RIGHT-OF-WAY LINE, NORTH 88°27'46" EAST 226.49 FEET;
THENCE ALONG THE ARC OF A CURVE TO THE RIGHT (SAID CURVE HAVING A
RADIUS OF 17,090.00 FEET, A CENTRAL ANGLE OF 02°13'00", AND A CHORD
THAT BEARS NORTH 89°34'16" EAST 661.16 FEET) A DISTANCE OF 661.20 FEET;
THENCE SOUTH 89°19'14" EAST 752.00 FEET; THENCE ALONG THE ARC OF A
CURVE TO THE LEFT (SAID CURVE HAVING A RADIUS OF 17,290 FEET, A
CENTRAL ANGLE OF 02°56'00", AND A CHORD THAT BEARS NORTH 89°12'46"
EAST 885.10 FEET) A DISTANCE OF 885.20 FEET; THENCE NORTH 87°44'46"
EAST 69.12 FEET TO A POINT WHENCE THE NORTH ONE-QUARTER CORNER OF
SAID SECTION 7 BEARS NORTH 00°25'54" EAST 141.00 FEET; THENCE ALONG
THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 7, SOUTH
00°24'54" WEST 2,512.10 FEET TO THE CENTER ONE-QUARTER CORNER OF
SAID SECTION 7; THENCE ALONG THE SOUTH LINE OF THE NORTHWEST
QUARTER OF SAID SECTION 7, SOUTH 87°46'23" WEST 430.08 FEET; THENCE
NORTH 00°24'54" EAST 475.52 FEET; THENCE SOUTH 87°46'23" WEST 1,544.90
FEET; THENCE SOUTH 00°05'51" WEST 80.27 FEET; THENCE SOUTH 39°33'37"
WEST 261.48 FEET; THENCE SOUTH 87°46'23" WEST 473.10 FEET TO A POINT
ON THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 7,
WHENCE THE WEST ONE-QUARTER CORNER OF SAID SECTION 7 BEARS
SOUTH 00°05'51" WEST 200.01 FEET; THENCE CONTINUING SOUTH 87°46'23"
WEST 30.02 FEET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF WELD
COUNTY ROAD 1; THENCE ALONG SAID WEST RIGHT-OF-WAY LINE, NORTH
00°05'51" EAST 2,396.08 FEET; THENCE NORTH 88°27'46" EAST 30.01 FEET TO A
POINT ON THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 7
AND THE POINT OF BEGINNING, CONTAINING 134.828 ACRES MORE OR LESS.
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VICINITY MAP
ANNEXATION IMPACT REPORT
MAYEDA ANNEXATION
INTRODUCTION
The Mayeda Annexation is a 134.83-acre property located at the southeast corner of State
Highway 119 and County Line Road. This property is outside of the Longmont Planning Area
(LPA) in undeveloped Weld County. Special districts affected by this proposal include the
St. Vrain Valley School District, St. Vrain-Lefthand Water District, Lefthand Water District,
St. Vrain Sanitation District, and Mountain View Fire Protection District. This application
has been referred to each of these entities for review and comment. This property is currently
within the service area territory of Public Service Company for electric service.
The property owner has submitted a petition for annexation and BLI(business light industrial)
zoning. The concept plan for this property,which covers 131.5 acres, includes light industrial
land uses and a 100-year floodplain and primary greenway associated with the St. Vrain
River, affecting a small portion of this property's southeast corner. Accompanying the
annexation petition is a concurrent application to amend the Longmont Planning Area to
include the property in the LPA, with a proposed industrial/economic development land use
designation.
The following analysis reviews the characteristics of this area,the necessary improvements
required for its development, and the associated development costs, where identified.
II. PHYSICAL CHARACTERISTICS
A. Soils
The soils in this area are of a loam and sandy loam structure (Colby Loam, Weld
Loam, and Otero Sandy Loam). The Colby and Otero series are rated as having good
potential for urban development. The Weld series located on the northeast 1/3 of this
property is rated as having moderate shrink-swell potential. Future construction
should be of the type which compensates for these soil characteristics.
B. Topography
The site is predominately flat,with no slopes greater than three percent, except for the
southern portion of the property near the St. Vrain River, where slopes approach nine
percent. The high point is on the western boundary of the property with an elevation
of 4,962 feet. The parcel slopes down toward the south and east where elevations are
4,926 feet.
1
C. Mineral Resources
Mineral rights have not been severed from the property. There is an active oil and gas
lease. There are no wells on the site. As a condition of the annexation agreement, the
City will require the lease rights to be consolidated with the surface estate.
D. Unique Resources
The St. Vrain River runs south of this property, with a small section touching the
southeast corner of the parcel. The primary unique resource is the farmland, which
the Resource Management System Study identifies as having national importance.
E. Land Use
The property's existing zoning is Weld County Agricultural. An existing residence
and associated outbuildings (sheds and barns) are located on the southwest portion
of the property. The owners intend for these structures to remain on the site until
development occurs in this area.
F. Drainage
A drainage study will be required at time of preliminary plat.
III. LAND USE PLAN
This property is presently outside the Longmont Planning Area(LPA). A LPA Amendment
is being processed concurrently with the annexation. The concept plan for this property,
which covers 131.5 acres, includes light industrial land uses and a 100-year floodplain and
primary greenway associated with the St. Vrain River. Scenic entry corridor landscaping is
shown along the Highway 119 frontage. The concept plan would conform with the land use
designations on the Longmont Area Comprehensive Plan (LACP) pending approval of the
LPA Amendment. This property will be developed in several phases to be determined at time
of preliminary plat and development plan. Access to the site would be via a proposed full
movement intersection on State Highway 119 at Weld County Road #1-1/2 and a primary
access point on County Line Road that lines up with Great Western Way,the street extension
from the Mill Village project to the west. A secondary access point is also planned on County
Line Road.
IV. CAPITOL IMPROVEMENTS
The following are general estimates of capital improvements that will be required to serve the
Mayeda Annexation. These figures are estimates and are for the general purpose of obtaining
an understanding of this site's approximate fiscal impact to the City.
2
A. Fire Department
The proposed annexation is three miles from Fire Station Three and 3.5 miles from
Fire Station One. This places the site outside of the 5:59 response time required by
LMC 15.14. However, the Mountain View Fire Protection District responding from
their central station, located 1.25 miles south of the site on County Line Road, can
satisfy the requirements of LMC 15.14 for this parcel.
The current Mutual Aid agreement with the Mountain View Fire Protection District
will cause them to respond automatically to any incident at this site. Longmont units
will respond to all calls with Mountain View to provide backup. The mutual aid
agreement may be terminated, with 60 days notice, by either party.
As this parcel develops and starts to generate calls for service, the demand on the
existing resources will increase. The impact to the community may first be realized
through an increase in response time to emergencies. This is because as the existing
equipment covers a larger and larger population, the odds of that equipment being
committed to another call increase, thereby increasing the frequency of a response
from a more distant station.
Eventually this annexation and others on the east side will require relocation of Fire
Station Three to the area of 9th and Pace. In 1997 dollars, the capital costs would be
$958,750. Wages, benefits and operational costs are in the existing budget.
Development in this annexation would be subject to Title 14, Chapter 46, of the
Longmont Municipal Code,which delineates Public Buildings Community Investment
Fees.
City Cost Undetermined
Developer Cost $153,600'
B. Parks and Recreation Division
The Longmont Area Comprehensive Plan indicates that this parcel's perimeter is
designated as Primary Greenway, arterial right-of-way, and Scenic Entry Corridor as
part of the LACP.
Primary greenways typically require a 50-foot minimum width be designated for the
required improvements. Along the St. Vrain River, this minimum requirement will
1 Public Buildings CIF calculated at(4$0.12/s.f.for 1.28 million s..f.gross building area.
3
need to be increased to a minimum 50'from typical high water line, and possibly more
to accommodate greenway corridor improvements. Improvements required within
this area will include grading, landscaping, temporary irrigation, and an 8' wide
concrete bikepath. Current Landscape Regulations are to be adhered to in dedication
and/or developer-required construction. Any additional requirements from the
Landscape Regulations to meet St. Vrain Greenway Master Plan requirements are to
be paid for by the City. The primary greenway area totals approximately 22,500 s.f.,
with an approximate length of 450 linear feet. The arterial right-of-way landscaping
and accompanying bikeway on County Line Road shows an estimated landscaped
area of 67,200 s.f and an estimated length of 2,400 linear feet. The arterial right-of-
way landscaping and accompanying bikeway on State Highway 119 shows an
estimated landscaped area of 75,600 s.f and an estimated length of 2,700 linear feet.
The developer is responsible for required improvement costs. The scenic entry
corridor will require a minimum 50' buffer designated for this purpose. Within the
buffer will be developer-installed irrigated landscaping and other improvements per
City of Longmont requirements.
As the scenic entry corridor development standards are open to developer-established
standards with the provision for City review and approval, developer costs are not
able to be quantified at this time. The Parks and Recreation Division may incur
purchase cost for any additional land designated as a primary greenway along the St.
Vrain River. Those purchase costs are to be negotiated with the owner at a future
date and are not available at this time.
City Cost Undetermined
Developer Cost
Primary Greenway $23,580
Arterial landscaping $352,308
Scenic entry corridor Undetermined
TOTAL $375,8882
C. Storm Drainage
The developer is responsible for the preparation of a drainage plan and report on the
entire property, in accordance with the City's Storm Drainage Criteria Manual. The
plan, and addenda,will be reviewed and approved prior to approval of any plats. Any
drainage facilities needed to control irrigation and storm water as required by the
drainage plan will be constructed by the developer at his expense. These facilities
2 Based on 22,500 s.f of primary gemway at$0.68/s.and 450 linear fed of primary gemway bikeway at$18.40/I.f,plus 142,800
s.f.of arterial landscaping at$1.81/s.f and 5,100 linear fed of arterial bikeway at$18.40/I.1 These costs are preliminary,based on concept design
only,and subjed to modification.
4
include but are not limited to improvements to the primary collection and detention
facilities.
City Cost None
Developer Cost Undetermined
D. Streets
1. Colorado State Highway 119
Any widening or upgrading of Colorado Highway 119 will be funded using alternative
funding. If, however, the development of the site requires any construction prior to
such time as adequate funds have been collected, the applicant may be required to up
front the cost of construction.
City Cost None
Developer Cost Undetermined
2. Arterial Street- Weld County Road#1 (County Line Road)
The developer will be responsible for right-of-way dedication plus the cost of up to
1/2 of a collector street together with the cost of any additional improvements
specifically required to serve the site,including but not limited to accel/decel lanes and
traffic signals for the arterials. Any oversizing costs of arterial streets, excluding
landscaping and bikeway, will be paid by Transportation Investment Fees collected
at the time of building permits. If, however, the development of the site requires
arterial construction prior to such time as adequate funds have been collected from
Transportation Investment Fees, the applicant will be required to advance the cost
of construction for this arterial.
City Cost Undetermined
Developer Cost $341,8663
Future Developer Cost $138 260
TOTAL WCR#1 $480,126
3 Developer cost includes participation cost of$138.260 and Transportation Fees of S203,606. If land to the west of this property is not
developed,the future developer costs would need to be paid by the Transportation Investment Fee.
5
3. Unnamed North-South and East-West Collectors
The developer will be responsible for right-of-way dedication plus the cost of a
collector street, together with the cost of any additional improvements specifically
required to serve the site, including but not limited to accel/decel lanes.
City Cost None
Developer Cost $382,7994
Future Developer Cost $ 86.580
TOTAL Unnamed Collectors $469,379
E. Water Distribution
Currently, there is limited treatment capacity to serve this development when build-
out occurs in the existing annexed developments. The allocation of water service
shall be on a first come/first served basis at the time of final plat recording and as
outlined in the MOAPI.
As a minimum, to serve the site, the developer must construct the water lines listed
below. Only the major water lines necessary to serve the site are listed. All smaller
on-site water lines will be the sole responsibility of the developer. The developer will
be required to provide a looped water system for each phase of development.
The following water lines are necessary to serve this property: a 16" water line along
Highway 119 from County Line Road to the east property line. The 12" water line
in County Line Road, as shown on the Master Plan, was shifted to the west as part
of the Mill Village Subdivision construction plans. Mill Village will extend an 8" line
to County Line Road which will connect to the water system for this development to
provide the looped water system. In the event that this property develops prior to
Mill Village, the developer will be required to construct a 12" water line in County
Line Road from the south boundary of the property to Highway 119 to provide the
looped system.
City Cost $106,1905
a Developer cost includes the full cost of the east-west collector at$296,219 and'h the cost of the north-south collector at S86,580. If land
to the east of this property is not developed,the future developer costs would need to be paid by the Transportation Investment Fee.
5 Includes 2,595 1.f of 16'line in SH 119 and 2,395 IS of 12"line in County Line Road. City water line oversiimg costs are recovered
through the Water Development Fee assessed at thetime of buildingpamit. Costs basal on City master plan estimates of$3.50 per fool per inch
diameter for water lines.
6
Developer Cost $139,720°
F. Wastewater Collection
The majority of this property does not gravity drain into the collection system
(Interceptor G) crossing Highway 119 east of County Line Road. A lift station will
need to be constructed near the southeast corner of the site with a force main
extending northwest to the existing Interceptor G. The developer will be required to
construct the force main and lift station at his own expense.
The allocation of City wastewater treatment service shall be on a first come/first
served basis at the time of final plat recording and as outlined in the MOAPI. Only the
major sewer lines necessary to serve the site have been computed. All smaller on-site
sewer lines will be the sole responsibility of the developer.
City Cost None
Developer Cost $262,5007
G. Electric Department
The approximate infrastructure cost to the Electric Department to serve this parcel
is $475,000 and will vary depending on final electric load densities.
The developer is responsible for the construction costs incurred by the Electric
Department to extend to and provide the electric distribution system necessary to
serve this site. These costs are site specific and cannot be reasonably estimated using
information available to date.
The developer is also responsible for all costs associated with the transfer of service
territory within the annexed property to the City of Longmont from Public Service
Company of Colorado (PSCO). These costs include but are not limited to lost
revenue,purchase and/or removal or relocation costs of PSCO electric facilities, are
presently dictated by a service territory transfer agreement with PSCO, and may vary
with annexation and subsequent development timing.
6 Includes 2,595 fed of 16"line in SH 119 from County Line Road to the east property line and 2,395 fed of 12"line in County Line
Road from the south boundary of the propaty to SH 119(required if this property develops prior to Mill village). Costs based on City master plan
estimates of$3.50 pa foot pa indi diameter for water lines.
Costs based on City masta plan estimates of$45 pa fool for the force main. Includes$150,000 for a sewn lift station and 2,500 fed
of 8"force main.
7
City Cost $475,0008
Developer Cost Undetermined
H. Summary of Estimated Capital Improvement Costs9
Cost Category Developer City
•
Fire/Safety $153,600 Undetermined
Parks $375,888 None
Storm Drainage Undetermined None
Streets $949,50510 Undetermined
Water $139,720 $106,19011
Wastewater $262,500 None
Electric Undetermined $475,00012
Total r $1,881,213 $581,190
V. SERVICE DELIVERY - ANNUAL FISCAL IMPACT
The fiscal impact model evaluates the impact on recurring revenues and expenditures of the
general fund and street fund upon full build out. It is not a precise projection and the results
should be viewed as generally positive or negative. The fiscal model inputs are based on City
data and values. The fiscal impact was calculated for the light industrial areas.
Revenues Expenditures 5urplus(Deficitl
Industrial $1,389,000 $664,000 $724,000
tt Reflects City o6=site electric infrastructure costs. City costs are recovered through the Electric Community Investment Fee at the time of
Building Permit.
9 This is a partial estimate of costs known at this time. Complete costs are determined at final plat.
10 Includes$203,606 estimated for Transportation Inver mart Fee,$276,520 estimated for arterial street costs,and$469.379 estimated
for collector street costs.
11 City water line ovasiang costs are recovered through the Water Development Fee assessed at the time of building permit.
12 City off-site electric costs are recovered through the Electric Community Investment Fee at the time of building permit.
8
Net Fiscal Impact $724.000"
VI. FINDINGS
1. This property is presently outside of the Longmont Planning Area (LPA). A LPA
Amendment is being processed concurrently with the annexation, with a proposed
industrial/economic development land use designation. The concept plan would
conform with the land use designations on the Longmont Area Comprehensive Plan
pending approval of the LPA Amendment.
2. This property has no significant development constraints, although the soils' shrink-
swell potential will need to be taken into consideration, as well as floodplain areas
associated with the St. Vrain River.
3. The developer will be responsible for the construction of drainage and street
improvements and water and sewer utility extensions to serve this property.
4. The net fiscal impact on the City identified by the fiscal impact model is positive.
VII. CONCLUSION
Based on the findings of this annexation impact report, the City can provide the Mayeda
Annexation with necessary urban level services without incurring a negative fiscal impact.
If this annexation is approved,an annexation agreement and future memoranda of agreements
for public improvements for the development of this property will further address the specific
responsibilities of the City and the developer.
13 Based on a total estimated market value of S136,800,000 for the industrial land and buildings and an estimated 3,660 employees at hill
development. Potential retail uses that could be permitted within the BLI zoning areas were not modeled due to lade of plan specificity at this time.
9
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VICIHITY MAP
NOTICE OF PUBLIC HEARING
CITY OF LONGMONT--CITY COUNCIL
June 10, 1997--7:00 P.M.
CITY COUNCIL CHAMBERS
RIDER ANNEXATION
RESOLUTION R-97-28
•
A RESOLUTION OF THE COUNCIL OF THE CITY OF LONGMONT, COLORADO,
FINDING THE PETITION FOR ANNEXATION OF A PARCEL OF LAND LOCATED IN THE
SOUTH HALF OF SECTION 36, TOWNSHIP 3 NORTH, RANGE 69 WEST OF THE
SIXTH PRINCIPAL MERIDIAN, COUNTY OF BOULDER, STATE OF COLORADO
(KNOWN AS THE RIDER ANNEXATION, GENERALLY LOCATED NORTH OF NINTH
AVENUE AND WEST OF COUNTY LINE ROAD)TO BE IN SUBSTANTIAL COMPLIANCE
WITH THE COLORADO REVISED STATUTES SECTION 31-12-107(1).
WHEREAS, a petition for annexation of a certain parcel of land as described in
Exhibit A attached hereto, has been filed with the City Clerk, City of Longmont, Colorado;
and
WHEREAS, the petition has been referred to the City Council of the City of
Longmont, Colorado, for a determination of substantial compliance with the requirements
of C.R.S. §31-12-107(1); and
WHEREAS, the City Council has been advised by staff, and has taken official notice
of all maps, records and other information and other materials on file with the City of
Longmont, Colorado regarding said petition.
NOW, THEREFORE, the Council of the City of Longmont, Colorado, resolves:
Section 1
The petition for annexation of a certain parcel of land located in the south half of
Section 36, Township 3 North, Range 69 West of the 6th Principal Meridian, County of
Boulder, State of Colorado, more particularly described in Exhibit A, attached hereto and
incorporated herein by this reference, is hereby determined to be in substantial compliance
with C.R.S. §31-12-107(1).
Section 2
The City Council shall hold a public hearing on the proposed annexation on June 10,
1997, at 7:00 p.m. in the City Council Chambers, Civic Center Complex, Longmont,
Colorado, to determine if the proposed annexation complies with C.R.S. §§31-12-104 and
105, or such parts thereof as may be required to establish eligibility for annexations.
Section 3
•
The City Clerk shall publish a notice of hearing once a week for four successive
weeks prior to the hearing in a newspaper of general circulation in the area proposed to be
annexed.
Section 4
The Resolution shall become effective on May 9, 1997.
Adopted this 22nd day of April, 1997.
/s/Leona Stoecker
Mayor
Attest:
/sNaleria L. Skitt
City Clerk
Approved as to form:
/s/Mick N. Conrad
Deputy City Attorney
Published in the Daily Times Call, Longmont, Colorado, May 9, 16, 23, and 30, 1997.
EXHIBIT A
Rider Annexation--Legal Description
A TRACT OF LAND LOCATED IN THE SOUTH HALF OF SECTION 36, TOWNSHIP 3
NORTH, RANGE 69 WEST AND THE NORTH HALF OF SECTION 1, TOWNSHIP 2
NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF
BOULDER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
•
CONSIDERING THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 36
AS BEARING SOUTH 00°19'49" WEST AND WITH ALL BEARINGS CONTAINED
HEREIN RELATIVE THERETO:
BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 36; THENCE,
SOUTH 89°40'11" EAST, 30.00 FEET TO A POINT ON THE EAST LINE OF COUNTY
LINE ROAD; THENCE, ALONG SAID EAST LINE, SOUTH 00°19'49" WEST, 2672.25
FEET TO A POINT ON THE SOUTH LINE OF EAST NINTH AVENUE; THENCE
ALONG SAID SOUTH LINE, SOUTH 87°57'32" WEST, 2671.63 FEET; THENCE,
SOUTH 88°07'03" WEST, 660.85 FEET; THENCE, DEPARTING SAID SOUTH LINE,
NORTH 01°52'33" WEST, 30.00 FEET TO THE SOUTHWEST CORNER OF THE
EAST HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID
SECTION 36; THENCE, NORTH 00°04'28" WEST, 2660.31 FEET TO THE
NORTHWEST CORNER OF THE EAST HALF OF THE EAST HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 36; THENCE, NORTH 88°17'35" EAST,
664.42 FEET TO THE CENTER QUARTER CORNER OF SAID SECTION 36;
THENCE, ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID
SECTION 36, NORTH 88°17'35" EAST, 2657.32 FEET TO THE EAST QUARTER
CORNER OF SAID SECTION 36 AND THE POINT OF BEGINNING,
EXCEPT FOR THE TRACT OF LAND DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SECTION 36; THENCE, ALONG
THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 36, NORTH
00°19'49" EAST, 28.78 FEET; THENCE DEPARTING SAID EAST LINE, SOUTH
89°40'11" WEST, 30.00' TO A POINT ON THE WEST LINE OF COUNTY LINE ROAD
AND THE NORTH LINE OF EAST NINTH AVENUE AND THE POINT OF BEGINNING;
THENCE, ALONG SAID NORTH LINE, SOUTH 87°57'32" WEST 385.10 FEET;
THENCE, DEPARTING SAID NORTH LINE, NORTH 00°19'49" EAST, 431.72 FEET;
THENCE, NORTH 87°57'32" EAST, 385.10 FEET TO A POINT ON THE WEST LINE
OF COUNTY LINE ROAD; THENCE, ALONG SAID WEST LINE, SOUTH 00°19'49"
WEST, 431.72 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED TRACT OF LAND CONTAINS 201.908 ACRES AND IS
SUBJECT TO ALL EASEMENTS AND RIGHTS-OF-WAY NOW ON RECORD OR
EXISTING.
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VICINITY MAP'
NOT TO SCALE
ANNEXATION IMPACT REPORT
RIDER ANNEXATION
INTRODUCTION
The Rider Annexation is a 201.9-acre property located west of County Line Road (Weld
County Road #1) and north of Ninth Avenue. This property is inside the East Side
Neighborhood of the Longmont Planning Area. Special districts affected by this proposal
include the St.Vrain Valley School District,Longs Peak Water District, Mountain View Fire
Protection District, Northern Colorado Water Conservancy District, and the Regional
Transportation District. This property is currently within the service territory of Public
Service Company of Colorado for electric service.
The property owners have submitted a petition for annexation and BLI (business/light
industrial), Cl (neighborhood commercial), R1 (low density residential), and 122 (medium
density residential) zoning. The concept plan for this property includes low and medium
density residential land uses, a middle school site, light industrial land uses, a neighborhood
commercial site, and a primary greenway associated with Spring Gulch.
The following analysis reviews the characteristics of this area, the necessary improvements
required for its development, and the associated development costs, where identified.
II. PHYSICAL CHARACTERISTICS
A. Soils
The soils in this area are of a clay and clay loam structure (Nunn clay loam, Weld
loam and Weld-Colby complex, Colby silty clay loam). These soil series are rated
as having moderate to severe limitations for urban development due to their
moderate to high shrink-swell potential. Future construction should be of the type
which compensates for these soil characteristics.
B. Topography
The site is predominately flat, with no slopes greater than three percent. The high
point is on the western boundary the property with an elevation of approximately
5,000 feet. The parcel slopes down toward the east, with a low point elevation of
approximately 4,965 feet.
C. Mineral Resources
The owner controls 100 percent of the mineral rights. There is an existing oil and gas
lease and well on the property.
1
D. Unique Resources
Spring Gulch traverses the property and is designated a primary greenway on the
LACP. The primary unique resource is the farmland, which the Resource
Management System Study identifies as having statewide and national importance.
E. Land Use
The property's existing zoning is Boulder County Agricultural. There are several
existing residences on the property, including a farmhouse and barn that have been
found to have historic significance.
F. Drainage
A drainage study will be required at time of preliminary plat.
III. LAND USE PLAN
This property is within the East Side Neighborhood of the Longmont Planning Area. The
concept plan for the annexation proposes a mix of business light industrial, low and medium
density residential, neighborhood commercial, middle school, and primary greenway land
uses. The concept plan conforms with both the proposed zoning and the land use
designations on the Longmont Area Comprehensive Plan as amended. Arterial landscaping
along Ninth Avenue and County Line Road is also shown. This property will be developed
in several phases to be determined at time of preliminary plat.
IV. CAPITAL IMPROVEMENTS
The following are general estimates of capital improvements that will be required to serve
the Rider Annexation. These figures are estimates and are for the general purpose of
obtaining an understanding of this site's approximate fiscal impact to the City.
A. Fire Department
The proposed Rider Annexation is approximately 2.1 miles from Fire Station Three.
This places the site within the response time requirements of LMC Chapter 15.14.
As this parcel develops and starts to generate calls for service the demand on the
existing resources will increase. The impact to the community may first be realized
through an increase in response time to emergencies. This is because as the existing
equipment covers a larger and larger population the odds of that equipment being
committed to another call increase,thereby increasing the frequency of simultaneous
emergencies and a response from a more distant station.
2
Eventually this annexation and others in the area may require the addition of space.
equipment and personnel at Fire Station Three. In 1997 dollars, the capital costs
would be $580,000. Wages, benefits and operational costs would be S550.000
annually.
Development in this annexation would be subject to Title 14. Chapter 46. of the
Longmont Municipal Code, which delineates Public Buildings Community
Investment Fees.
City Cost Undetermined •
Developer Cost $18,000'
B. Parks and Recreation Division
The Longmont Area Comprehensive Plan (LACP) indicates that this parcel's
perimeter is designated as arterial right-of-way as part of the LACP. The LACP also
indicates that the property includes a designated Primary Greenway.
Primary greenways typically require a 50-foot minimum width be designated for the
required improvements. Improvements within this area will include grading.
landscaping,irrigation,and an 8'wide concrete bikepath. The primary greenway area
totals approximately 185,000 square feet(s.f.), with an approximate length of 1.850
linear feet (1.f). The arterial right-of-way landscaping and accompanying bikeway
on Ninth Avenue show an approximate total landscaped area of 72,500 s.f. and a total
approximate length of 2,9001.E In addition,the arterial right-of-way on County Line
Road includes approximately 54,500 s.f. of landscaped area and a total approximate
length of 2,182 l.f. Total arterial square footage is 127,050 s.f. and length is
approximately 5,082 I.f. The developer is responsible for required improvement
costs. In addition, each residential unit developed will be required to pay a park fee
of $1,575 (1997 park fee with annual construction index adjustment) for
neighborhood and community parks upon application for building permit.
City Cost Undetermined
Developer Cost
Arterial right-of-way $282,0512
Arterial bikeway $101,6403
CIF calculated at 150,000 s..f.of gross building area at$0.12/s.f.
2 Based on 127,050 s.f.x$2.22/s.f.
3 Based on 5,082 I f.x$20.00/I.f.
3
Primary greenway S I46,l 50a
Primary greenway bikeway S 37,000'
TOTAL S566.841
C. Storm Drainage
The developer would be responsible for the preparation of a drainage plan and repon
on the entire property, in accordance with the City's Storm Drainage Criteria Manual.
The plan, and addenda, are to be reviewed and approved prior to approval of any
plats. Any drainage facilities needed to control irrigation and storm water as required
by the drainage plan would be constructed by the developer at his expense. These
facilities include but are not limited to improvements to the primary collection and
detention facilities.
City Cost None
Developer Cost Undetermined'
D. Streets
1. Weld County Road #1 and Ninth Avenue
The developer will be responsible for right-of-way dedication plus the cost of up to
`/z of a collector street together with the cost of any additional improvements
specifically required to serve the site, including but not limited to accel/decel lanes
and traffic signals for the arterials. Any oversizing costs of arterial streets, excluding
landscaping and bikeway, will be paid by the Transportation Investment Fees
collected at the time of building permits. If, however, the development of the site
requires arterial construction prior to such time as adequate funds have been collected
from the Transportation Investment Fees, the applicant will be required to advance
the cost of construction for this arterial. The difference in cost between an arterial
and collector street will be reimbursed by the Transportation Investment Fees as such
funds become available.
4 Based on 185,000 s.f.x$0.79/s.f
5 Based on 1,850 I.f.x 820.00/I.f.
6 The developer will be required to repair an existing box culvert prior to annexation due to an existing hazard. Costs are unknown at
this time.
4
Ninth Avenue
City Cost None
Developer Cost $128,511
Transportation Investment Fees $189,251
Future Developer Participation S 128.512
TOTAL Ninth Avenue $446,275
Weld County Road #1
City Cost None
Developer Cost $125,929
Transportation Investment Fees $176,946
Future Developer Participation $125,929
TOTAL WCR #1 $428,8048
TOTAL Arterial Roadways $875.079
2. Collector Streets- Deerwood Drive
As all collector streets are contained within the property, the developer will be
reponsible for right-of-way dedication plus the cost of a collector street, together with
the cost of any additional improvements specifically required to serve the site,
including but not limited to accel/decel lanes.
City Cost None
Developer Cost $311,6889
TOTAL Collector Street Costs $311,688
E. Water Distribution
Currently, there is limited water transmission capacity to serve this development
Includes developer and future developer costs of 2,226.48 I.f.x$57.72/1f and transportation investment fees of 2,226.48 I.f.x
$85.00/I.f
8 Includes developer and future developer costs of 2,181.72 If.x$57.72 and transportation investment fees of 2,181.72 I.f.x$85.00/I.f.
9 Cost based on 2,700 I.f.x$57.72 x 2.
5
when build-out occurs in the existing annexed developments. The allocation of water
service shall be on a first come/first served basis at the time of final plat recording
and as outlined in the MOAPI.
At a minimum, to serve the site, the developer must construct the water lines listed
below. Only the major water lines necessary to serve the site are listed. All smaller
on-site water lines will be the sole responsibility of the developer. The developer
will be required to provide a looped water system for each phase of development.
The following water lines are necessary to serve this property:
• 24"water line near the west property boundary from the north property line to the
south property line;
• 16" water line along the north property boundary from the east property line to
the west property line; and
• 12" water line along County Line Road from the north property line to the south
property line.
This property will be split into two water pressure zones, the Gravity High Zone 3
and the Pumped Low Zone 2 as described in the 1989 Treated Water Master Plan.
The existing 12" water line in 9th Avenue along the southern boundary of this
property is split between these two pressure zones by a Pressure Reducing Valve
(PRV) located roughly 1400 feet west of County Line Road. The water service to
this property may require the construction of two PRVs on the Property to adequately
split the zones. The Owner will be required to construct the PRVs subject to
reimbursement by the City for the construction costs of the PRVs upon construction
acceptance by the City.
The developer will be required to participate in the total costs and construct all water
line extensions needed to serve this development, if capacity does not exist at the
time of development. This includes the construction of a new transmission main
from Highway 66 to the site.
City Cost $390,20010
Developer Cost $229,600"
10 Includes:24"line,2,8001.f.@$156,800; 16'line,2,700 I.f.@ 575,600;a 12"line,2,700 I.f.@$37,800t and PRVs at S 120,000.
All costs are based on City master plan estimates of$3.50 per foot per inch diameter for water lines. City water line oversizing costs are recovered
through the Water Development Fee assessed at time of building permit.
" Includes:24"line,2,800 I.f.@$78,400; 16"line.2,700 I.f.@ S75.600;and a 12"line,2,700 It @$75,600. All costs are based on
City master plan estimates of 53.50 per foot per inch diameter for water lines.
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F. Wastewater Collection
The developer will be required to participate in the full cost of an equivalent 12"
sanitary sewer along Interceptor"G" from the north property line to the east property
line, and the pro-rata share for the construction of Interceptor "G" in Weld County.
These participation costs will be due upon the development of any portion of the
property.
City Cost None
•
Developer Cost $1 16.400'
G. Electric Department
The approximate infrastructure cost to the Electric Department is $200.000 and will
vary depending on the final electric load densities.
Developer Cost The developer is responsible for the construction costs
incurred by the Electric Department to extend to and provide the electric distribution
system necessary to serve this site. These costs are site specific and cannot be
reasonably estimated using information available to date. Additionally, as each lot
develops, the individual site developer is responsible for payment of an Electric
Community Investment Fee.
The annexation is presently within Public Service Company of Colorado electric
service territory. Once annexed, the City of Longmont will provide electric service
to this area. The developer is responsible for all costs associated with the transfer of
this service territory and its existing electric customers to the City. These costs,
which include but are not limited to lost revenues and facilities buyout, are dictated
by the terms of the then applicable service territory agreements between the City and
these utilities, or by State of Colorado Statutes, and vary with annexation and
subsequent development timing. Costs for transfer from these utilities to the City of
Longmont are borne by the developer.
City Cost $ 600,00013
Developer Cost Undetermined
- Includes:Interceptor G participation costs based on a 36"line.2,650I f.@$36/1f..with the Weld County participation costs based
on the low bid amount for the equivalent 12"portion divided by the total area served.
13 Reflects City off-site electric infrastructure costs. City costs are recovered through the Electric Community Investment Fee at the
time of building permit.
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H. Schools
This property is within the St. Vrain Valley School District. The schools that would
serve this area are Mead Elementary. Mead Middle School. and Skyline Senior High
School. Based on 592 residential dwelling units, approximately 311 students will be
generated from this development. Mead Elementary and Mead Middle School are
currently over capacity.
With implementation of the land dedication/cash-in-lieu ordinance by the City,
residential projects are required to pay a fee per dwelling unit or donate land based
on the student yield of the development.
This project has a middle school site as designated on the LACP. The school district
has requested dedication of 8.15 acres of land, based on densities as depicted in the
concept plan, which would occur as part of the platting process.
City Cost None
Developer Cost Undetermined
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I. Summary of Estimated Capital Improvement Costs"
Cost Category Developer City
Fire/Safety $18,000 Undetermined
Parks $566,841 Undetermined
Storm Drainage Undetermined None
Streets $1,186,76715 None
Water $229,600 $390,2001b
Wastewater $116,400 None
Electric Undetermined S200,000'
Schools Undetermined None
Total $2,117,608 $590,200
V. SERVICE DELIVERY - ANNUAL FISCAL IMPACT
The fiscal impact model evaluates the impact on recurring revenues and expenditures of the
general fund and street fund upon full build out. It is not a precise projection and the results
should be viewed as generally positive or negative. The fiscal model inputs are based on
City data and values. The fiscal impact was calculated for the light industrial, commercial,
and residential areas.
Revenues Expenditures Surplus(Deficit)
$1,010,716 $1,115,817 ($105,101)
Net Fiscal Impact ($105,101)18
14 This is a partial estimate of costs known at this time. Complete costs are determined at final plat.
15 Includes$366,197 estimated for Transportation Investment Fees, $566,129 estimated for arterial and collector streets costs.and
$254.441 future developer participation.
16 City water line oversizing costs are recovered through the Water Development Fee assessed at the time of building permit.
17 City off-site electric costs are recovered through the Electric Community Investment Fee at the time of building permit.
18 Based on a total estimated market value of$100.000,000 for the residential land and buildings,$15,000,000 for the commercial and
industrial land and buildings,$2,000,000 annual retail sales(10%new),and an estimated 480 employees at full development.
9
VI. FINDINGS
1. This property is within the East Side Neighborhood of the Longmont Planning Area
and the proposed concept plan is consistent with the land use designations on the
Longmont Area Comprehensive Plan.
2. This property has no significant development constraints, although the soils' shrink-
swell potential will need to be taken into consideration.
3. The developer will be responsible for the construction of drainage and street
improvements and water and sewer utility extensions to serve this property.
4. The net fiscal impact on the City identified by the fiscal impact model is negative.
VII. CONCLUSION
Based on the findings of this annexation impact report, the City can provide the Rider
Annexation with necessary urban level services,however this will result in a negative fiscal
impact. If this annexation is approved, an annexation agreement and future memoranda of
agreements for public improvements for the development of this property will further address
the specific responsibilities of the City and the developer.
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