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Home My WebLink About982672.tiff i` (In'T 17 RI 3: EIS CLERK TO THE ANNEXATION PETITION PETITION CHECKLIST Name of annexation: Stroh Farm Annexation Name of Property Owner (s): SSS Holdings, LLP Person to contact: Sage Realty Group, LLC 5302 East Hinsdale Court, Littleton, CO 80122 Attention Stephen J. Ismert Phone 303-292-7741 Size of Acreage: 397.4 Location: East '/ of Section 17 Township 4 North, Range 67 West of the 6th P.M., Weld County, Colorado; except that part conveyed by deeds recorded in Book 1210 at Page 244 and Book 1211 at page 582 and Book 1630 at page 538, Weld County Records and: The East % of Section 20, Township 4 North, Range 67 West of the 6th P.M. Weld County, Colorado 100% owners signed: yes School District(s): RE5-J Special District (s): Thompson Rivers Recreation District, Johnstown Fire District Above Information Reviewed by: Diana Seele, Town Clerk 11/13/98 Date Petition Filed: October 15, 1998 Filing Fee Paid: $100.00 Resolution No. 98-22 Finding Substantial Compliance Published: November 5, 1998 November 12, 1998 November 19, 1998 November 26, 1998 December 3, 1998 v P "' 3r r ern' 3 982672 04Ad, l'� Pit. ) - Petition Information & Notice sent to: To: Board of County Commissioners of Weld County 11/17/98 Fire District: Johnstown Fire District 11/17/98 School District: School District RE5-J 11/17/98 Special District: Thompson Rivers Recreation District 11/17/98 TO COMPLY WITH THE PROVISIONS OF SECTION 13-12-108(2) C.R.S. please find enclosed a copy of the published Notice, together with a copy of the Resolution and Petition concerning the annexation to the Town of Johnstown of territory therein described. The provisions of annexation laws of the state now require that such mailing be made to the Board of County Commissioners of the County, the County Attorney and to each Special District or School District having territory within the area to be annexed. Thank you, Sincerely, Diana Seele Town Clerk NOTICE NOTICE IS HEREBY GIVEN that a Petition for Annexation of territory hereinafter described has been presented to the Town Board of Johnstown, Colorado and found to be in apparent compliance with the applicable provisions of law and the Town Board has adopted a Resolution to set a public hearing to be held at 7:00 p.m. on December 7, 1998 at the Town Hall at 101 Charlotte Street in Johnstown, Colorado to determine if the proposed annexation complies with the applicable requirements of law. The Resclution adopted by the Town Board for such purpose is in words, letters and figures as follows: TOWN OF JOHNSTOWN RESOLUTION NO. 98-22 RE: FINDING SUBSTANTIAL COMPLIANCE FOR INITIATING ANNEXATION PROCEEDINGS FOR THE STROH FARM ANNEXATION Whereas a written petition, together with four prints of an annexation map, was therefore filed with the Town Clerk requesting the annexation of certain property to be known as Carlson Farms Annexation, more particularly described as Situate in the County of Weld, State of Colorado, to wit: See Attached Exhibit A Whereas, the Town Board desires to initiate annexation proceedings in accordance with the law. NOW, THEREFORE BE IT RESOLVED BY THE BOARD OF TRUSTEES OF THE TOWN OF JOHNSTOWN, COLORADO; Section 1. That the Town Board hereby accepts said annexation petition, finds and determines that the annexation petition and accompanying map are in substantial compliance with CRS 31-12-107, and desire to initiate annexation proceedings in accordance with law. Section 2. The Town Board shall hold a hearing to determine if the proposed annexation complies with CRS 31-12-104 and 31-12-105, or such parts thereof as may be required to establish eligibility for annexation under the terms of part 1, Article 12, Title 31, CRS. A hearing shall be held on the 7th day of December, 1998 in the Board meeting room of the Town of Johnstown, 101 Charlotte Street, Johnstown, Colorado at 7:00 p.m. Section 3. The Town Clerk shall publish notice of such hearing once per week for four successive weeks in the Johnstown Breeze, with the first publication at least thirty (30) days prior to the date of the hearing. The Town Clerk shall also send a copy of this resolution and the petition for annexation to the Clerk to the Board of County Commissioners, the County Attorney and to any special district or school district within the area proposed to be annexed. Passed, approved and adopted the 19th day of October, 1998. Town of Johnstown s/s Thomas J. Martinez Mayor ATTEST s/s Diana Seale Town Clerk • 14 Breeze, November 5, 1998 <3;tM e?°Fb'""••• ..-$+eFz9- - P uii > •.f��yd'4 AFFIDAVIT OF PUBLICATION iH r"' J THE JOIINSTOWN BREEZE The Planning and Zoning-Commission of the Town of Johnlasn will hold a STATE OF COWHADO ) milk hearing on Wednesday,November 19.1998 at 7:00 p.m.in the Town Hell.101 Charlotte Street)a Woe Plan AllNMrestd'!a�are encouraged to attendamen. the Adopted COUNTY OF WELD 7 Diana Beele.CMC'' Town Clereirreasuner:.. I, Malt Usbich or Leah Banger, do Published 1,the Johnsamm breeze October 29,1995.November 5,12,10e9 solemnly swear that I am pubusher of The Johnstown Breeze; that the tame a a PUBUG HEAPING seeOFNNEXATDWN- newspaper mulled, Y}y neuspapinted,inin �s'af whole or rPOH ANNEXATION .-. part, and published in the County of - Be he notified that apaeai for annexation and zoning application have been Weld, State of Colorado, and has a Mild with the Town Clerk.-1M Board of Trustees end the Planning end Zoning seal o,adadon therein that said Commission of the Town of Johnstown will hold publk hearings to review the gees intimation and zoning on Wednesday,November 103.1996 at 7:00 pin and Monday, newspaper has been published continuous- December 7,1998 at 7:00 p.m.In the Town Hall. 101 Charlotte Bisset Johnstown { saidof Colorado. AI Interested pates e encouraged to attend. N and unintems Plid N n County are germ beIng wraldered for annsuton Is located 2 more south of the Weld for a period of more Than fifty-rim - Weld In of hoewdin on the vet side of Wane County Road 1T and Is approximately consecutive weeks prior Io the lint 3%%2iye of the annexation map are In the Town hat, 101 Charlotte Street. publication of the emceed legal notice or Johnaa'n Caloratlo. advertisement, that said newspaper has • ye t been admitted to the United States mails Dorn Sate,bat. 1 as second-class matter uric er the pro } lbvm CIwNRteeeuar t ` visions of the Act of Mardi 3, 1879,or a Published In the.fMsiaM.taCG!November 5,12,19,28,1998,December 3.teee any amendmenu thereof, and tat said newspaper is e weekly nawpapes duty qualified for publishing legs notices and dwUsmmu within the meaning of the laws of the State of Colorado. That the annexed legs notice or advatisesement was published in the regular and attire issue of every number of said wee newspaper for the. period of o consecutive Insatom and that the Best publication of said notice was in the, mere of d newspaperyteed V•i0 V A.D. 19 Ye and that the last publication of said notice was in the issue of said neappeA dated NC/v. I Z AC.19 7$. In witness whemof I have hereunto set my hand sus I7+"1 day s NO�/y AC.199e.9e..' Publisher Subaibed yy4r sworlbf ore me,a aid 4 of �(.adles+y 4►� -day r3 C •••i akihe/ OC !, •J-Try Public 1 • g My commissionapita4410L/ /..P '. ^I sir co o _ OF� �. .�9 !IN o�g r < W W 1 0 iV� W cr w m w O Ps-- o H p U 0 F. I Q '�f � u b�yy.•.".' Z N.. 04 < x0 \ci -cwion' 1 ZI Zt\!i WBt fa. <-J co x O Z • I rki 20 w < - COi I OO= W w } ~ o to 12 a U)Gt. 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N 0 J a LEGAL DESCRIPTION z. n1g r° R= N That Port of the Southeast Ouoruw of Section 8, the West Hall of �� Section 16, the East Moll of Section 17, the East Half of Section ■■■ U 20. and the West Holt of Section 21, all in Township 4 North, Range 67 West of the 6th P,M., Weld County. Colorado; ` Beginning at southwest corner of Stroh Annexation 5, being the W Ng existing Johnstown Corporate Lknl'I; ee.?ff 56990'12'W Thence N8r30'16'E along sold cmgorate limits 30.00 feet to the 60.00' cost line of Section 8; Thence 50029'44-E along sold east line 501.35 feet to the NE Northerly R.O.W. of cornerof Section 17; County Rood 42 Thence SO0'56'34'E along the east line of lost sold section SE COR SEC 20 2.667.36 feet to the E 1/4 corner of lost sold section; Thence S00'56'12'E continuing along lest sold east line 566.00 feet to the southwest corner of Stroh Annexation 6: Thence N89'01'48'E along the south boundary of Stroh Annexation 6 o distance of 30.00 fest to the east R.O.W. of County Rood 17; SURVEYOR'S STATEMENT Thence S00'56'I2'E Song sold east R.O.W. 2,040.64 feet: Thence SO0'49'35'E continuing along sold R.O.W. 2.630.60 feet; I, JAMES T. ,ONES, A REGISTERED PROFESSIONAL. LAND SURVEYOR Thence SOO'49'46'E continuing Song sold RAW. 2,604.15 feet; IN THE STATE OF COLORADO, DO HEREBY CERTIFY THAT THE MAP Thence 5691012'W.a distance of 60.00 feet to the westerly HEREON IS A CORRECT DELINEATION OF THE ABOVE DESCRIBED R.O.W. of County Rood 17; PARCEL OF LAND AND THAT AT LEAST ONE MOH (1/6) OF THE Thence NOO'49'46'W along said'westerly R.O.W. 2,602.18 feet; PERIPHERAL BOUNDARY OF SAID PARCEL IS CONTIGUOUS TO THE Thence continuing along sold westerly RAW. N00'49'35'W o PRESENT _.• i' ,644• • `TY OF JOHNSTOWN. Nkik. SJ. distance 2.631.74 feet ' 0;'fc$T.Jp F Thence continuing Song sold westerly R.O.W. N00'58'12'W a (V, �� dco%tto distance 2,606.60 feet; I I y. Thence continuing along sold westerly RAW. NO036'34'11/ o . //,St distance 2e667.36 feet; Thence continuing along sold westerly R.O.W. NO029'44'W o 'ES T. • r' • SURVEYOR DATE dlstonce 501.35 feet to the P.0.B. _.....,. COLORADO NO. 19606 Said tract Is subject to all existing rights—of—way and easements. FOR AND ON BEHALF OF SA ENGINEERING LTD. This plot, to be known as Stroh Annexation 7, was approved by action of the planning and zoning commission of the town of Johnstown. Weld County, Calorodo, by Ordinance Number passed and adopted on Ma reading of o regular meeting of STROH ANNEXATION the Board of Trustees of the Tow, of Johnstown, Colorado, PROJECT NO. 4172.00 held on 199 DATE 10/15/98 SHEET 1 OF 1 By. = Attest: T"n Engineering. Ltd. MAYOR TOWN CLERK V ONO 9npwood pass Bind. 6ryfe(�ws6e)d7 ado $0111 Tel.FAX(303)721-9010 PLOT SCALE 1-20, DATE 10/15/96, LIME 09:03. FILE X:\417200\ACAD\ANNEX7.DW0 Annexation Statement And Outline Development Plan Stroh Annexation Johnstown, Colorado October 30, 1998 This Annexation Statement and Outline Development Plan is for informational purposes only and addresses the following matters in general terms, as well as other information the applicant deems appropriate. More specific investigation, planning and engineering will occur following the annexation process unless unique circumstances dictate that more detailed information is necessary at the annexation and zoning stage to enable the Planning Commission and Board to fully evaluate the application and proposal. The information contained herein is subject to changes as may be necessary during the planning and development process. The information and plans contained herein shall not be binding upon the Town of Johnstown (the "Town") or SSS Holdings, LLP, a Colorado limited liability partnership (the "Applicant"). The Annexation Agreement to be entered into between the Town and the Applicant shall be deemed controlling and shall supercede the subject matter hereof. NAMES AND ADDRESSES Owner Name: SSS Holdings, LLP Address: do James W. Stroh 20969 Weld Country Rd. #17, Johnstown Colorado, 80534 Attention: James W. Stroh Telephone: (970) 587-4273 Developer Name: Sage Realty Group, LLC Address: 5302 East Hinsdale Ct. Littleton, CO 80122 Attention: Stephen J. Ismert Telephone: (303) 292-7741 Planning Consultant Name: The Norris Dullea Company Address: 710 West Colfax Denver, Colorado, 80204 Attention: John Durham Telephone: (303) 892-1166 Engineer Name: JR Engineering, Ltd. Address: 6020 Greenwood Plaza Blvd.. Englewood, CO 80111 Attention: James T. Jones, P.L.S., P.E. Telephone: (303) 740-9393 Surveyor Name: JR Engineering, Ltd. Address: 6020 Greenwood Plaza Blvd. Englewood, CO 80111 Attention: James T. Jones, P.L.S., P.E. Telephone: (303) 740-9393 02-19674.01 2 PROPERTY INFORMATION Legal Description The East % of Section 17 Township 4 North, Range 67 West of the 6`h P.M., Weld County, Colorado; except that part conveyed by deeds recorded in Book 1210 at Page 244 and Book 1211 at Page 582 and Book 1630 at Page 538, Weld County Records and: The East % of Section 20, Township 4 North, Range 67 West of the 6'h P.M. Weld County, Colorado. Property Ownership Information Attached as Exhibit A is the ownership portion of the title insurance commitment issued by Stewart Title of Colorado, Inc., Order No. 98054636, effective date of October 19, 1998 showing fee title vested in SSS Holdings, LLP. Water Rights Information The water rights which are being dedicated to the Town to meet the Town's water dedication policy are 310 Units of Northern Colorado Water Conservancy District and 7 shares of the New Ish Reservoir Company. Site Features The majority of the site is gently sloping to the southwest providing good views of the mountains to the west. The slope increases to moderate and in some areas steep as it approaches the Great Western Railroad along the west site boundary. These increased slope areas follow the railroad, south to north, along the west boundary of the site. The natural drainage on site follows branched drainage ways, mostly on the western edge of the site. These drainage ways undulate through the moderate to steep slope areas which lead to a depression area at the northwest corner of the site. The depression area lends itself to detention. It is close to the lowest point of the site, which is at the farthest point of the northwest corner. This depression area is also adjacent to the Hillsboro Ditch which runs east/west close to the boundary at the northwest corner of the site. The Hillsboro Ditch then turns north continuing outside of the site boundary area. An oil and gas well exist on the site near the southwest corner of the site, approximately 400 feet east of the railroad. The highest point of the site lies in the southeast corner of the property. This corner is also the location of a man-made irrigation pond. This pond is surrounded by native vegetation, mostly deciduous trees. 02-19674.01 3 There is scattered vegetation throughout the site, that surrounding the irrigation pond, native vegetation along fence lines and that along the Hillsboro Ditch. Trees and shrubs were planted surrounding the two groups of structures on the site; the farm house and farm maintenance buildings are located in the center of the east boundary line and the accessory buildings along the south boundary line. There are sporadic areas of brush and trees located throughout the agricultural areas, which are predominant on the site. Please refer to the Site Analysis attached as Exhibit B for grapaic illustration and location of these natural and man-made features. 02-19674.01 4 PROJECT PLAN; ZONING Project Concept The Property has been planned as a residential development which will expand the Town of Johnstown's housing inventory and variety. A detailed site analysis was prepared to investigate on-site slopes, drainage, views, vegetation, existing structures and railroad alignment. Simultaneously, considerations such as existing and proposed access, the Town's desire for a southerly bypass road and the Town's Comprehensive Plan were consulted. The resulting plan respects the site's natural features. Development parcels have been identified along the property's eastern side, leaving the site's more sensitive drainage areas on the western side undisturbed. Access will be provided into the site by means of Weld County Roads 17 and 42. On-site circulation will be accommodated by means of a "spine road" collector. This roadway has been designed to follow the site's topography and been intentionally curved and interrupted to discourage disruptive, through traffic. As a means of addressing the Town's desire for a southern bypass, a roadway has been proposed through the site, for part of a future road connecting County Road 44 to the west of the site, with the County Road 17. A variety of residential densities are proposed, with an overall project density of 3.5 dwelling units per acre. Open space will meet or exceed the Town's requirements for open space and dedicated lands, exclusive of roadway and the 80 foot railroad right-of-way. Existing Land Use a,nd Zoning The site is currently used as agricultural land for growing feed corn and beans. A cattle feed lot is located in the southwestern corner of the site. The site is zoned as agricultural land under the Weld County zoning regulations. In addition, two residential dwelling units are currently located and occupied on the Property. Proposed Land Use and Zoning The proposed land use for the property is for residential development, including a mix of detached single family dwelling units of varying lot and unit size, and, to the extent warranted by market conditions and consistent with sound marketing and development of the property, multi- family units, including townhomes, condominiums and apartments. In light of the proposed mixed land use, the proposed zoning of the Property is PUD. One potential configuration of the proposed development of the property, consistent with the above described land use and zoning, is illustrated on the bubble plan attached as Exhibit C. The attached bubble plan is provided for conceptual purposes only and does not necessarily depict the development as it will actually occur. The actual development will comply with the approved land use and zoning designations applicable to the property, including maximum permitted density. Subject to the maximum approved density, the actual number and type of units constructed on the property may vary from the attached plan, depending on market and other economic conditions existing at the time of development. 02-19674.01 5 The conceptual development shown on the attached bubble plan is limited to residential. The site totals 397.4 acres.. The amount of land which will be dedicated for parks and natural open space will meet or exceed the Town's requirements for open space and dedicated lands. The majority of the dedicated open space land will be in the area depicted as open space on the attached bubble plan and such open space will be left in its natural state. Additional dedications will be made for the bypass road, an interior community road and the widening of Weld County Roads 17 and 42. With 1395 residential dwelling units proposed, a gross density of 3.5 dwelling units/acre results. The attached bubble plan depicts general development parcel areas for the development of single family detached units and multi-family units. It is proposed that the multi-family units could include townhomes, condominiums or apartments. The attached bubble plan is provided solely for conceptual purposes to depict one possible development of the Property in light of the zoning, land use and density requested. Approval of the attached bubble plan is not requested. Public Use Dedication The Annexor proposes to dedicate open space/parks for the use and benefit of the Town, provided that the costs of maintaining and equipping such open space/parks may be borne by one or more homeowner associations and/or special taxing districts. The amount of acreage so dedicated will meet or exceed the Town's requirements for open space and dedicated lands. Annexor intends to leave the open space in its existing condition. The Annexor proposes that a portion of the land dedicated as open space/parks be used for the installation of a detention pond to control periodic flooding of land located to the north of the property. A proposed location of the detention pond is depicted on the attached conceptual bubble plan. Annexor does not intend to install the detention pond as part of its development, but has agreed to make the land available to the Town for the installation of such facilities. It is anticipated that the water detention pond will be constructed in conjunction with the proposed Weld County Road 44 bypass. This detention pond will also serve to mitigate naturally occurring erosion damage to the Hillsborough Ditch which is outside the boundary of the site. Annexor proposes that the Town or a special taxing district assume the maintenance of the detention pond and that the installation of the pond be scheduled to coincide with the roadway described in the next paragraph. Annexor proposes to dedicate a 120-foot wide right of way to the Town through the property as a portion of an eventual connection of County Road 44 with County Road 17. A potential routing of this right of way is depicted on the attached conceptual bubble plan. Vehicular, Bike and Pedestrian Circulation At this time, the conceptual plan addresses only major vehicular access. In conformance with the Town's Comprehensive Plan, a bypass connecting Weld County Road 44 on the west with Weld County Road 17 on the east, is proposed. This is envisioned to be a 4-lane arterial roadway; the specific cross section will be designed with the Town of Johnstown's engineering and planning staff. 02-19674.01 6 A residential collector roadway is proposed to provide access through the site. Entering the property at the alignment of County Road 44, this road bisects the property, ultimately connecting with County Road 42 on the south. This collector road is intentionally undulated, to give a flowing and natural feeling as it traverses the site. This roadway will provide access into the several residential parcels. Roundabouts, or traffic circles, are proposed at major intersections with County Road 17 to give the project focal or identity points, and slow or "calm" through traffic. Bike and pedestrian circulation will be an important part of future, more detailed planning. Town engineering and planning staff will be part of this planning process. Development Phasing and Schedule It is anticipated that the development and residential buildout of the site will occur over a period of up to 15 years, in one or more primary phases. Market and other economic forces, which the Annexor cannot predict or control, will in large part dictate the actual time of development, size, number, configuration and components of the phases. Development will occur in a logical and cost effective manner, timed with not only market conditions, but also with infrastructure extension. 02-19674.01 7 UTILITIES AND IMPACT ANALYSIS Fiscal Impact At the Town's request, and in conformance with the Town of Johnstown's Comprehensive Plan, commercial use has been restricted from the conceptual land use plan proposed for the Stroh Farm annexation. Therefore, revenues to the Town will be restricted to those achieved through increased property tax. However, as acknowledged in the Comprehensive Plan, a strong residential base is necessary to meet the Town's desire to increase its sales tax base. By means of the increased population realized at buildout of the Stroh Farm, a direct increase in the Town's sales and use tax will result. Johnstown Utilities • The anticipated means of connecting to Johnstown water and waste water systems are described in the Utilities and Drainage Report prepared by JR Engineering, Ltd. attached hereto as Exhibit D. The Water and Sewer Demand Analysis per Ordinance 98-577, Section 13-65 is attached hereto as Exhibit E. Service and Other Utility Providers The utility and service companies or districts which will serve the proposed project include the following: Ambulance: Weld County Ambulance Service Electric/gas: KN Energy Public Service Company Fire: Johnstown Fire Protection District Library: Weld County Library District Police: Town of Johnstown Recreation: Recreation District Schools: Weld County School District RE-5J Aims Junior College District Telephone: US West Communications, Inc. Trash: Private haulers Water: Town of Johnstown Sewer: Town of Johnstown 02-19674.01 8 MISCELLANEOUS School Impact Utilizing the Weld County District RE-5J student generation factors, the following impacts can be expected at full buildout of the Stroh Farm: Elementary School 1395 DU's X .345 student= 481 students Middle School 1395 DU's X .170 student = 237 students High School 1395 DU's X .195 student = 272 students Mineral Right Owners and Lessees; Ditch Companies The following is the list of owners and lessees of mineral rights on the property as well as the ditch companies with ditches on the property: 1. Lydia Stroh as to ''A of all oil, gas and other minerals; 2. Alice Pearl Evans as to 'h of all oil, gas and other minerals; 3. Shepler and Thomas, Inc., lessee as to exclusive rights in and to all oil, gas and other minerals and the development thereof as granted in two separate leases; one lease from Albert J. Stroh and Lydia Stroh and the other lease from Alice Pearl Evans. The development rights of Shepler and Thomas, Inc. under the leases are subject to an unrecorded Right of Way and Surface Damage Agreement which defines the location of the existing oil well on the site and restricts further development of the minerals without a new agreement for location and surface damage. Statement of Conformance with the Johnstown Comprehensive Plan This annexation request and corresponding conceptual land use plan conform to the Johnstown Comprehensive Plan in a variety of ways. First, the site lies within the Town's Planning Area, as designated on the Comprehensive Plan. This location of the site shows that the site is a logical extension of the Town's current boundaries. Secondly, the Town's proposed southerly bypass roadway, linking County Road 44 to County Road 17, is an important part of the Town's Comprehensive Plan. This bypass can be accomplished in part by means of a proposed arterial roadway in the northern portion of the Stroh Farm, as shown on the attached site plan. The Town's Comprehensive Plan also encourages commercial uses within the existing Town core, not in outlying areas. The Annexor's annexation request responds to this desire, proposing only residential uses. Other specific policies of the plan which are addressed by this request include: • the Town's desire to achieve a balanced mix of housing in terms of life-style and affordability 02-19674.01 9 • the Town's desire to ensure a viable, economic transportation system within the planning area, which provides all transportation forms, and its integrated into the regional transportation system • the Town's desire to protect floodplain • the Town's desire to build a sales tax base by means of a strong residential base 02-19674.01 10 OC.T.Cb.iSSr c• #rI oic.::ART 7.it_c F , . i.�,ittb YiJ.�x r. ✓o Loveland STEWART TITLE Greeley 3850 N.Grant Ave. MAIN OFFICE AND TITLE PLANT 3459 IV, 20th Scat Loveland, CO 80538 5�ite 222 3665 John F. Kennedy Parkway (970)669-4071 Building 2, Suite 100 Greeley, CO 80631 Fax(970) 669-4078 Fort Collins, CO 80525 (970)356-5573 (970) 226-4399 Par(w10) 356-7058 Estes Park Title Fax (970) 282-0822 363 E.Mean Ave. Escrow Fax (970) 226-4499 P.O.Box 871 Estee Pads, CO 80517 (970)586-3566 Fax(970)586-3578 October 19, 1998 ORDER NO. 98054636 C-3 RE: SSS HOLDINGS, LLP/ KDTAK 6 ROCK 717 17TH ST ST2 2900 DENVER CO 80202-3329 ATTENTION: STEPHEN J ISMERT Original +- 1 Copy F• JaJ- ay 1- 77f f In connection with the above Order No. we are transmitting the following: Title Caumnitment XX C-3 Endorsement _ Policy Tax Certificate _ Foreclosure Certificate Other COPIES THANK YOU for your *Title Insurance and Secrow Closing" business! Please specify "STEWART TITLE SERVICES° in the future! If you have any questions regarding this commitment, please call--CLOSER,: KIM STUART - GREELEY OFFICE AT (970) 330-8767. EXAMINER: DAN GREENPIELD - FORT COLLINS OFFICE (970) 226-4399. .._. ._..._��c _•_x•; nie.w•e.: :i ,�c r ; . wL�lfti� : .� ,_ r.Uo SCHEDULEA Order Number: 9805.162e C-3 1. Effective date: Nay 29, 1998 at 7:45 A.K. 2. Policy or Policies to be issued: Amount of Insurance (a)A.LT.A. Owner's 10-17-92 $ ran Proposed Insured: (b)A.LT.A. Loan 10-17-92 $ Proposed Insured: (C)A.LT.A. Loan 20-17-92 $ Proposed Insured.• 3. The estate or interest in the land described or referred to in this Commipn •and covered herein is fee simple 4. Title to the fee simple estate or interest in said land is at the effecrir_ de hereof vested in: sss HOLDINGS, LLP S. The land referred to in this Commitment is described as follows: SaE ATTACHED LEGAL DESCRIPTION Exit:lite_: DAN GREENFIELD Purported Address;: STATTIENT OF CHARGES These chases are due and payable before a Polity can be issued. JOHAnSTOWN CO SCHEDULE A Order Number; 98054636 C-3 LEGAL DESCRJP770N PARCEL I THE EAST 1/2 OF SECTION 17, TOWNSHIP 4 MUTE, RANGY 67 WEST OF TEE 6TH P.M., WELD COUNTY, COLORADO; EXCEPT TEAT PART CONVEYED HY DEEDS RECORDED IN BOOK 2210 AT PAGE 244 AND BOOK 1211 AT PAGE 582 AND BOOK 1630 AT PAGE 538, WELD COUNTY RECORDS. PARCEL II TEE EAST 1/2 OF SECTION 20, TOWNSHIP 4 NORTH, RANGE 67 WEST OP • THE 6TH P.M., WELD COUNTY, COLORADO; POO.0:" 'MI WN ,'` : ,' RESERVOIR IONNST WN ' f lam_ /J F�F / ' A/ a R\VER... # /,1 PNON STROH \ ` II�h y T /\.\T\Lf' ANNEXATION �`:i" ---✓.� • M �� _ ... 4 IIARTFORO � .,f RF.SEPVOIR L HILL LAKE 4I } '111 j_ a e� �,: A i `{ a °' POTENTIAL REGIONAL /.1 I; c., DETENTION LOCATION / (Ae .. o VICINITY MAP e.y ' i ; SRO•. 'ti 4" -0. , ` 4,V `.> i. 1 l " PROPOSED FUTURE // J BYPASS(CONNECTING it .,. COUNTY ROAD 44 W/ ICOUNTY ROAD 17) \< / I , oaf \`;,,,4 AGRIAREA RAL It 1 , . �� I " _ WELD COUNTY i OAD 44 l , ,, lit. it IC f `N�y LEGEND \ II It SLOPE i 1 #' 0-5% --�� %;;` AGRICULTURAL '11/-, r 1 AREA 5-10% \‘ 10-15% II,ji 0•0'�DRAINAGE V` , *:- 1 EXISTING VEGETATION -,\I[[[, t I:•'' EXISTING STRUCTURES 4. .. ,I • *Mil= EXISTING ROADWAYS (r i �'y 1an11."-R PROPOSED FUTURE BYPASS Ire \ I ICONNECTMOCOLMTYROA044W/COHNTYROA0171 I '•I .-.i R'OO4 POTENTIAL PRIMARY ACCESS VV "" (MI.L MOVEMENT) 4,0 POTENTIAL SECONDARY ACCESS I t 'i AGRICULTURAL I•. (FIII.L MOVEMENT) t .�? AREA t' `=% BEDICDR.O.W TO W9t li \DEDICATED , d F lel HIGH POINT \ F e W'- / ti • LOW POINT . /, . EXISTING WELL 7 • ' , , (qI . 150'RADIUS `:• VIEWS a `'. ' II M 80'GREAT WESTERN RAILROAD R.O.W. f.� \ /' { " ' 2 .",,,s\,\.; '''` WELD COUNTY ROAD 47‘t,e 4 SITE ANALYSIS L- STROH FARM m R NORTH WELD COUNTY,COLORADO A /! l ll' ' L11f, 7OP • / t FEN;. / r i / - /l R aoAo nl �l, L NI`_Gc oAc,�-: �/ ,, PARCEL cN 01 / �"n« � F . I �, AuS PROPOSED FUTURE BYPASS \i � / j ; (CONNECTING COUNTY I I 1 ,r 1 i :t r ` T . (-------- rii-) 'e `-‘,/, �Rrw � �o l ` = • k� I .J , +9j'.f ' ", , ;v_. uWELDCOINEET ROAD., / /1 F ' I dy'{ / !:/' r 1 gDEYEISP 27 _,'• / 'DEVELOPMENT 1 ,f,, \ f Y /i .- E y_/ - 3,- p? ., DevFLOPMENr f A Ce / , �rl' ,� 1 ACHES,%�� b // \ O a � t I IA`R _ ,f L�t- 1 . I Y \' LAND USE SUMMARY \ 'IZ; �11 . 1_ 3 OF AA3 i, \I `y1 / U LAND USE ACRES DENSITY UNITS TOTAL I f�l ��• I` DEVELOPMENT PARCELS 237.4 5.4 I395 N.B•/. I,. � J rD� EN SUB TOTAL 257.4 5.4 E395 61.8%. I I1' / / / .CRES• T COMMUNITY ROAD R.O.W 11.5 29%. l / y4 r. , / - - WCE I)R.O.W. 1.) I.J. ,4�,('D PLO`L,T WCRJ R.OW. 5.) OJ•. 11'' 1 77/1W C / WCR BYPASS R O.W. 10.1 2.5•/. 3�� I GREAT WESTERN RAILROAD III 4.3. OPEN SPACE. • 93.9 23.6% L. �' . ��'; I 1 I) TOTAL 397.4 3.5 1395 100.0% ! L { , ( ® 1 ■ 1 V 4/'� I / rj 1 1 �I• ,J.! •v ,0 CI. / v ,11 I a i1 1 // ,V 1 � D vE OPUIEor O7./r ,,I k s ��1. i CRES F,„/„ :;,,,,l,/,,,,..\..., ...- .:_,, , , o ,SSEg / .#A / r , �i `v ,(` ip _EIRA ) ONO 4,^ � y4ii • yL3 IGNTNI' WELD COUNTY ROAD 42 iiiii:o. G S TRO H FARM OCTOBER 22.1995 ,./4-4— WFT Tl CfITTXTTV Cf1T (IPATIC1 EXHIBIT D PRELIMINARY UTILITY ANI) DRAINAGE REPORT FOR STROH ANNEXATION Submitted as Part of the Annexation Statement and Outline Development Plan Stroh Annexation Johnstown, Colorado Prepared for: Sage Realty Group, LLC 5302 East Hinsdale Court Littleton, CO 80122 (303) 773-2727 Contact: Mr. Stephen J Ismert, Esq. Prepared by: JR ENGINEERING, LTD. 6020 Greenwood Plaza Blvd. Englewood, Colorado 80111 (303) 740-9393 Contact: James T. Jones October 30, 1998 Job Number 4172.00 GENERAL LOCATION AND DESCRIPTION This report has been prepared as a part of the Stroh Annexation, Annexation Statement and Outline Development Plan submittal for the Town of Johnstown, CO. Location The project site is located in the eastern part of Sections 17 and 20, Township 4 North, Range 67 West of the Sixth Principal Meridian in the County of Weld, Colorado. The site is bounded by County Road 17 on the east, by County Road 42 on the south, by County Road 46 on the North, and by County Road 15 to the west. The Great Western Railroad runs Northeast to Southwest across the middle of the site. Site Description The site contains approximately 397.36 acres. Generally, the site slopes from southeast to northwest toward the railroad easement. The site is currently in agricultural use. The western portions of the site are characterized by a well defined drainage channel that is tributary to the Little Thompson River. DRAINAGE DESIGN CRITERIA Development Criteria Reference and Constraints The underlying zoning for the project site will consist of residential uses. The site will be graded to drain toward the natural tributary channel in the west portion of the site. The existing culverts that run under the railroad easement will be evaluated for capacity as the project becomes more fully developed. The western part of the site, including the existing channel, will be dedicated as open space and will be left in the existing condition. The site will be graded to drain along the historic drainage paths to ensure the downstream facilities will not be overburdened by proposed improvement. Detention facilities will be provided. These facilities will ensure that the major and minor storm release rates will match historic rates in the post-developed condition. The detention facilities will also be sized in accordance with Town, County or State Standards that are in effect at the time of development. Hydrological Criteria Rainfall and runoff analysis will be calculated in accordance with Town, County or State Standards that are in effect at the time of development. General Concept Typically in residential developments, runoff is drained away from the building in swales, discharging into the local street and collected in the detention facilities. Storm sewers will be provided where the runoff rate exceeds the allowable criteria. The detention facilities will discharge into the existing channel in the western portion of the site at rates regulated by the criteria. Specific Details At this time, specific details are not available other than the general sizing requirement for detention. As the overall final plans develop, details will be provided to the owners and to the Town of Johnstown, CO. 2 SANITARY SEWER AND WATER MAIN CONCEPTUAL ANALYSIS The infrastructure for the sewer and water facilities for the Stroh Final development will tie into and become a part of the Town of Johnstown infrastructure. Conceptual Sanitary Sewer Facilities. The sanitary sewer will drain northerly toward the Little Thompson River. From the Little Thompson River there are two options: Option 1: The main line will drain to County Road 17 and then tie into the existing Johnstown Center Subdivision sewer line. This existing sewer line is located near the Johnstown southern town limit sign located in the County Road 17. Option 2: Alternatively, the sanitary sewer may turn easterly and from a part of a trunk line along the Little Thompson River drainage. The viability of Option 2 will be evaluated at the time of development. Conceptual Water Facilities: Water lines for the site can be installed in the future streets next to the future sanitary sewer lines. Waterlines will be sized to accommodate both the domestic water usage requirement and the fire protection requirement. See Exhibit D, contained in the Annexation Statement and Outline Development Plan for Stroh Annexation, for water consumption estimates. Exhibit E Water and Sewer Demand Analysis Per Ordinance 98-577,, Section 13-65 Submitted as Part of the Annexation Statement and Outline Development Plan Stroh Annexation Johnstown, Colorado Prepared for: Sage Realty Group, LLC 5302 East Hinsdale Court Littleton,CO 80122 (303)773-2727 Contact: Mr. Stephen J Ismert,Esq. Prepared by: JR ENGINEERING,LTD. 6020 Greenwood Plaza Blvd. Englewood,Colorado 80111 (303)740-939:3 Contact: James T. Jones October 30, 1998 Job Number 4172.00 Introduction In order for the City of Johnstown to assess the impact of connecting Stroh Annexation to its city water and sanitary sewer facilities,the City of Johnstown must assess the anticipated demand by Stroh annexation on those facilities. This report explains the anticipated demand for both water and sanitary sewer supplies. Land Use and Anticipated Population Density of Stroh Annexation From the land use summary prepared by Norris-Dullea Company,there are 257.4 acres that will be used for residential purposes. The allowable density for this development is 5.4 units per acre. When multiplied out this equals approximately 1395 units. From the City of Johnstown Ordinance No. 97-577, Section 13-63-h, an Equivalent Residential Unit(EQR) or"unit"means"a number related to the volume of water necessary to meet the demand and consumptive use requirements of an average dwelling unit housing 3.5 persons and having not more than two thousand five hundred(2,500) square feet of irrigated area. The EQR unit value assigned to a dwelling unit is 1."Using 1 unit equals 3.5 people and multiplying by the total number of units: 1395 units x 3.5 people/unit=4883 people (in the proposed development) Anticipated Water Consumption of Stroh Annexation According to the Land Development Handbook' the average water consumption for the 50 U.S. states is anywhere from 60 gpcd (gallons per capita per day)to 150 gpcd with approximately 113 gpcd being the national average. Also from Table 13.3,`Public Supply Freshwater Use by State"2 ,the Colorado domestic freshwater use is approximately 150.4 gpcd.Water pressure for this domestic water supply range from 40 psi to 60 psi in the street with 80 psi being the approximate upper limit. Fire Flow Demand The equation that is used to calculate the fire demand flow is offered by The Insurance Services Office as follows3 : F= 18xCxA05 (1) Where; F=required flow in gal/min C=coefficient related to the type of construction A=total floor area in sq.ft. excluding the basement(assume basement is unfinished) In general the values for C are provided in the following table: Table 1.Values of C used in the Fire Demand Equation C—Value Type of Construction 1.5 Wood frame construction 1.0 Ordinary construction 0.9 Heavy Timbre Building 0.8 Non-Combustible construction 0.6 Fire resistive construction For this fire demand formula the minimum fife flow is 500 gaUmin. and the maximum is 8,000 gal/min. normally attributed to the wood frame type of construction. For a single fire,the total of all water demand purposes(domestic consumption plus fire flow demand)must not be greater than 12,000 gaUmin. As an example, for groups of single and two family residences, the following table illustrates the fire flow demand as a function of the distance between the structures': Table 2.Residential Fire Flows as a Function of The Distance Between Structures Distance between adjacent Units,ft. Required Fire Flow,gaUmin. >100 500 31-100 750-1000 _ 11-30 1000-1500 <10 1500-2000 As may be obvious,there is no clearly defined relationship between average and peak flow that is applicable in all communities.For this reason, each community should be carefully studied to determine variations in rate with time and location.In the absence of real data as related to The City of Johnstown, CO, it is necessary to estimate the maximum rates of water consumption. The maximum daily consumption is likely to be 180%of the annual averages. The weekly maximum is likely to be 148%of the annual and the monthly maximum is likely to be 128%of the annual average. In order to determine the maximum water demand during a fire,the fife flow must be added to the maximum daily consumption rate If it is assumed that a community like Johnstown's Stroh Annexation has a population of 5000 and that the average consumption is 150 gpcd and a fire flow dictated by buildings of ordinary construction with an average floor area of 2500 square feet and a height of two stories,the example calculation for Stroh Annexation is as follows: Average domestic demand=5000 people x 150 gpcd=750,000 gaUday Maximum daily demand= 1.8 x average= 1.8 x 750,000= 1,350,000 gallday For the fire demand from Equation 1: F= 18 x(1)x (2500 x 2 stories)03 F= 1272 gaUmin. = 1,831,680 gals/day Maximum Rate==Maximum daily demand+Fire demand,per day Maximum Rate==750,000 gal/day+ 1,831,680 gal/day=2,581,680 gals/day The utility must be able to sustain this fire flow for a certain amount of time.6 This time is usually anywhere from 4 hours to 10 hours, or more, and directly relates to the amount of water storage for a given community. Table 3 gives the required fire flow duration, in hours, as a function of the required fire flow rate. Table 3.Fire Flow Duration Required Fire Flow, gal/min. Required Duration of Fire Flow,hours <1000 4 1000-1250 5 1250-1500 6 1500-1750 7 1750-2000 8 2000-2250 9 >2250 10 At the maximum rate of 2,581,680 gals/day, this has the average equivalent of: 2,581,680 gals/day / (60min./hour) / (24 hours) = 1793 gal/min. As can be seen from Table 3,the required fire flow duration for Stroh annexation is 8 hours,hence the total amount of water required during this day would be the average consumption plus that fraction of the fire flow demand required during the 8 hours: Amount required=Maximum Daily demand+Fire Demand x(8 hours/24hours) Amount required= 1,350,000 gal. + (1,831,680 gals x 8/24) = 1,960,560 gals This represents an average per capita rate per day of: 1,960,560 gals/ 5000 people=392 gal/day for that particular day in the event of peak usage combined with a fire flow demand. Anticipated Sanitary Sewer Consumption Sanitary Sewage is derived principally from the water supplied to Stroh annexation. The proportion of the water that will actually reach the Sanitary Sewers depends on the local water use conditions present within Stroh Annexation. Typically, it is fairly common to assume that the average rate of sewage flow is approximately equal to the average rate of water consumption.This assumption should only be made however, after a careful analysis of any special considerations that may exist within Stroh annexation. Examples of this would be that the residents of Stroh annexation water their lawns more or less than average or that Stroh residents drink more or less bottled water that did not originate from the water supply. If it were assumed that 90%of the Average domestic demand water supplied is returned to the sanitary sewer system,then the average daily effluent would be: 750,000 gals/day x 90% =675,000 gal.'day REFERENCES 1. Land Development Handbook, Sidney O. Dewberry, McGraw-Hill pub., (rev 1996),pp 461-466. 2. Land Development Handbook, Sidney O. Dewberry,McGraw-Hill pub.,(rev 1996),p. 463. 3. Water Sjnoly and Sewerage.6th ed.,Terrence J. McGhee, McGraw-Hull pub.,(1991).p. 15. 4. Water Supply and Sewerage.6th ed,Terrence J.McGhee,McGraw-Hull pub.,(1991),p. 15. 5. Water Supply and Sewerage. 6'"ed.,Terrence J. McGhee,McGraw-Hull pub., (1991),p. 14. 6. Water Supply and Sewerage.6th ed., Terrence J. McGhee, McGraw-Hull pub., (1991)..p. 16. 7. Water Slimly and Sewerage.6th ed, Terrence J. McGhee, McGraw-Hull pub.,(1991). pp. 11-17. Annexation Impact Report Stroh Annexation Johnstown, Colorado November 10, 1998 This Annexation Impact Report was prepared pursuant to C.R.S. Section 31-12-108.5 and is for informational purposes only and addresses the following matters in general terms, as well as other information the Town of Johnstown deems appropriate. More specific investigation, planning and engineering wilt occur following the annexation process unless unique circumstances dictate that more detailed information is necessary at the annexation and zoning stage to enable the Planning Commission and Board to fully evaluate the annexation proposal. The information contained herein is subject to changes as may be necessary during the planning and development process. The information and plans contained herein shall not be binding upon the Town of Johnstown (the "Town") or SSS Holdings, LLP, a Colorado limited liability partnership (the "Applicant"). The Annexation Agreement to be entered into between the Town and the Applicant shall be deemed controlling and shall supercede the subject matter hereof 02-19674.02 PROPERTY INFORMATION Maps A. The present and proposed boundaries of the Town in the vicinity of the proposed annexation are shown on the annexation plat maps attached hereto as Exhibit A. B. The present streets and water and sewer connectors and the proposed extensions of such are shown on Exhibit:3 hereto. C. The existing and proposed land use pattern in the area to be annexed is shown on Exhibits C and D attached hereto and are described in the narratives below. I.egal Description The East 'h of Section 17 Township 4 North, Range 67 West of the 6th P.M., Weld County, Colorado; except that part conveyed by deeds recorded in Book 1210 at Page 244 and Book 1211 at Page 582 and Book 1630 at Page 538, Weld County Records and: The East %z of Section 20, Township 4 North, Range 67 West of the 61h P.M. Weld County, Colorado. Site Features The majority of the site is gently sloping to the southwest providing good views of the mountains to the west. The slope increases to moderate and in some areas steep as it approaches the Great Western Railroad along the west site boundary. These increased slope areas follow the railroad, south to north, along the west boundary of the site. The natural drainage on site follows branched drainage ways, mostly on the western edge of the site. These drainage ways undulate through the moderate to steep slope areas which lead to a depression area at the northwest corner of the site. The depression area lends itself to detention. It is close to the lowest point of the site, which is at the farthest point of the northwest corner. This depression area is also adjacent to the Hillsboro Ditch which runs east/west close to the boundary at the northwest corner of the site. The Hillsboro Ditch then turns north continuing outside of the site boundary area. The highest point of the site lies in the southeast corner of the property. This corner is also the location of a man-made irrigation pond. This pond is surrounded by native vegetation, mostly deciduous trees. There is scattered vegetation throughout the site, that surrounding the irrigation pond, native vegetation along fence lines and that along the Hillsboro Ditch. Trees and shrubs were planted surrounding the two groups of structures on the site; the faun house and farm maintenance buildings are located in the center of the east boundary line and the accessory buildings along the 02-19074 022 south boundary line. There are sporadic areas of brush and trees located throughout the agricultural areas, which are predominant on the site. Please refer to the Site Analysis attached as Exhibit C for graphic illustration and location of these natural and man-made features. Project Concept The Property has been planned as a residential development which will expand the Town of Jolmstown's housing inventory and variety. A detailed site analysis was prepared to investigate on-site slopes, drainage, views, vegetation, existing structures and railroad alignment. Simultaneously, considerations such as existing and proposed access, the Town's desire for a southerly bypass read and the Town's Comprehensive Plan were consulted. The resulting plan respects the site's natural features. Development parcels have been identified along the property's eastern side, leaving the site's more sensitive drainage areas on the western side undisturbed. Access will be provided into the site by means of Weld County Roads 17 and 42. On-site circu ation will be accommodated by means of a "spine road" collector. This roadway has been designed to follow the site's topography and been intentionally curved and interrupted to discs urage disruptive, through traffic. As a means of addressing the Town's desire for a southern bypass, a roadway has been proposed through the site, for part of a future road connecting County Road 44 to the west of the site, with the County Road 17. A variety of residential densities are proposed, with an overall project density of 3.5 dwelling units per acre. Open space will meet or exceed the 'Town's requirements for open space and dedicated lands, exclusive of roadway and the 80 foot railroad right-of-way. Proposed Land Use and Zoning The proposed land use for the property is for residential development, including a mix of detached single family dwelling units of varying lot and unit size, and, to the extent warranted by market conditions and consistent with sound marketing and development of the property, multi- family units, including townhomes, condominiums and apartments. In light of the proposed mixed land use, the proposed zoning of the Property is PUD. One potential configuration of the proposed development of the property, consistent with the above described land use and zoning, is illustrated on the bubble plan attached as Exhibit D. The attached bubble plan is provided for conceptual purposes only and does not necessarily depict the development as it will actually occur. The actual development will comply with the approved land use and zoning designations applicable to the property, including maximum permitted density. Subject to the maximum approved density, the actual number and type of units constructed on the property may vary from the attached plan, depending on market and other economic conditions existing at the time of development. The conceptual development shown on the attached bubble plan is limited to residential. The site totals 397.4 acres.. The amount of land which will be dedicated for parks and natural open space will meet or exceed the Town's requirements for open space and dedicated lands. The majority of the dedicated open space land will be in the area depicted as open space on the 02-I0674 02 3 attached bubble plan and such open space will be left in its natural state. Additional dedications will be made for the bypass road, an interior community road and the widening of Weld County Roads 17 and 42. With 1395 residential dwelling units proposed, a gross density of 3.5 dwelling units/acre results. The attached bubble plan depicts general development parcel areas for the development of single family detached units and multi-family units. It is proposed that the multi-family units could include townhomes, condominiums or apartments. The attached bubble plan is provided solely for conceptual purposes to depict one possible development of the Property in light of the zoning, land use and density requested. Public Use Dedication The Applicant proposes to dedicate open space/parks for the use and benefit of the Town, provided that the costs of maintaining and equipping such open space/parks may be borne by one or more homeowner associations andior special taxing districts. The amount of acreage so dedicated will meet or exceed the Town's requirements for open space and dedicated lands. The Applicant intends to leave the open space in its existing condition. The Applicant proposes that a portion of the land dedicated as open space/parks be used for the installation of a detention pond to control periodic flooding of land located to the north of the property. A proposed location of the detention pond is depicted on the attached conceptual bubble plan. Applicant does not intend to install the detention pond as part of its development, but has agreed to make the land available to the Town for the installation of such facilities. It is anticipated that the water detention pond will be constructed in conjunction with the proposed Weld County Road 44 bypass. This detention pond will also serve to mitigate naturally occurring erosion damage to the Hillsborough Ditch which is outside the boundary of the site. Applicant proposes that the Town or a special taxing district assume the maintenance of the detention pond and that the installation of the pond be scheduled to coincide with the roadway described in the next paragraph. The Applicant proposes to dedicate a 120-foot wide right of way to the Town through the property as a portion of an eventual connection of County Road 44 with County Road 17. A potential routing of this right of way is depicted on the attached Exhibit D. Vehicular, Bike and Pedestrian Circulation At this time, the conceptual plan addresses only major vehicular access. In confouuance with the Town's Comp-:ehensive Plan, a bypass connecting Weld County Road 44 on the west with Weld County Road 17 on the east, is proposed. This is envisioned to be a 4-lane arterial roadway; the speci He cross section will be designed with the Town of Johnstown's engineering and planning staff. A residential collector roadway is proposed to provide access through the site. Entering the property at the alignment of County Road 44, this road bisects the property, ultimately connecting with County Road 42 on the south. This collector road is intentionally undulated, to give a flowing anu natural feeling as it traverses the site. This roadway will provide access into the several residential parcels. Roundabouts, or traffic circles, are proposed at major 02-1967402 4 intersections with County Road 17 to give the project focal or identity points, and slow or "calm" through traffic. Johnstown Water and Sewer Utilities The Town will provide water and sewer service to the subject property. The current water resources of the Town, together with water rights dedications to be made by the Applicant, will be sufficient to serve the subject property. The sewer plant operated by the Town will be expanded and will have the capacity to serve the needs of the future residential units to be built on the subject property. The Town will collect water and sewer tap fees as well as monthly service fees to fund the cost of water and sewer use. The anticipated means of connecting to Johnstown water a:ad waste water systems are described in the Preliminary Utilities and Drainage attached hereto as Exhibit E. A preliminary Water and Sewer Demand Analysis is attached hereto as Exhibit F. The Town anticipates that the extension of the water and sewer lines will be constructed by the Applicant or the future owner of the property. The cost and financing of the construction of the water and sewer lines will be borne initially by the Applicant. The Applicant shall be entitled to receive reimbursements from third parties as such third parties use the water and sewer lines constructed to serve the property. Such reimbursement matters will be included in an annexation agreement to be entered into between the Town and the Applicant. Service and Other Utility Providers The utility and service companies or districts which will serve the subject property include the following: Ambulance: Weld County Ambulance Service Electric/gas: KN Energy Public Service Company Fire: Johnstown Fire Protection District Library: Weld County Library District Police: Town of Johnstown Recreation: Recreation District Schools: Weld County School District RE-5J Aims Junior College District Telephone: US West Communications, Inc. Trash: Private haulers Water: Town of Johnstown Sewer: Town of Johnstown School Impact Utilizing the Weld County District RE-5J (the "School District") student generation factors, the following impacts can be expected at full buildout of the Stroh Faith: Elementary School 1395 DU's X .345 student= 481 students 02-19674.02 5 Middle School 1395 DU's X .170 student= 237 students High School 1395 DU's X .195 student = 272 students The Town is currently negotiating an Intergovernmental Agreement with the School District whereby the Town and the School District will assess a school impact fee to be paid by the developers. This impact fee will be used to acquire land for future school sites for schools to serve the students generated by the development of the subject property. The School District, in consultation with the Town, will analyze the capital construction required to educate such students and propose a new school site which may not be located on the subject properly. Statement of Conformance with the Johnstown Comprehensive Plan The annexation request and corresponding conceptual land use plan conforms to the Johnstown Comprehensive Plan in a variety of ways. First, the site lies within the Town's Planning Area, as designated on the Comprehensive Plan. This location of the site shows that the site is a logical extension of the Town's current boundaries. Secondly, the Town's proposed southerly bypass roadway, linking County Road 44 to County Road 17, is an important part of the Town's Comprehensive Plan. This bypass can be accomplished in part by means of a proposed arterial roadway in the northern portion of the Stroh Farm, as shown on the attached site plan. The Town's Comprehensive Plan also encourages commercial uses within the existing Town core, not in outlying areas. The Applicant's annexation request responds to this desire, proposing only residential uses. Other specific policies of the plan which are addressed by this request include: • the Town's desire to achieve a balanced mix of housing in terms of life-style and affordability • the Town's desire to ensure a viable, economic transportation system within the planning area, which provides all transportation forms, and its integrated into the regional transportation system • the Town's desire to protect floodplain • the Town's desire to build a sales tax base by means of a strong residential base 02-19674 02 6 Hello