HomeMy WebLinkAbout20151334.tiff Town Of
May 5, 2015 RECEIVED
SEVERANCE SHORES ANNEXATION MAY 1 1 2015
ANNEXATION IMPACT REPORT WELD COCOMMISSIUNTY
RS
Statement of Purpose
This Annexation Impact Report, which has been prepared pursuant to Section 31-12-108.5
of the Colorado Revised Statutes, is based on the Annexation Petition and Zoning
submitted by the Applicants. It is being reviewed and evaluated by the Town Staff, and is
scheduled for review by the Town of Severance Planning Commission on May 20, 2015 at
6:00 PM and Board of Trustees on June 1, 2015 at 6:00 PM. Please contact Todd Hodges
at 970-215-4311 or Nicholas Wharton at 970-686-1218 with comments and/or questions
regarding this report.
Project Description
The properties proposed for annexation consists of 133.4± acres situated on the southeast shoreline
of Windsor Reservoir, bordered to the south by Weld County Road 74 and to the east by Fox Ridge
Neighborhood. The annexation meets the 1/6'h or 16.67% contiguity requirements set by State
Statutes.
Requested zoning for the property described herein is sub-urban perimeter. The land is
currently zoned agricultural in Weld County. The annexation and zoning map is attached
along with the Vicinity Map. Severance legal staff is working with the applicant for
completion of a pre-annexation agreement. A copy of the applicant's requested draft is
attached.
The attached report, maps and tax district information address the impact report
requirements as listed in C.R.S. 31-12-108.5 (1)(a)through(f).
Attachments:
1. Severance Shores Annexation Development Impact Assessment Statements
2. Annexation/zoning with Severance boundary and vicinity map
3. Legal Description
4. Comprehensive Plan
5. Zoning map
3 S.Timber Ridge Parkway, Severance, Co
r l�Lw lZnu 970.686.1218 2015-1334
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6. Water and Sewer map
7. Transportation plan
8. Tax Districts
9. Applicant's requested pre-annexation agreement"draft"
10. Weld RE-4 School District Impact Letter
3 S.Timber Ridge Parkway, Severance, Co
970.686.1218
Torun Of
May 4,2015
RE: Severance Shores Eligibility Hearing for Annexation
Dear Resident/Property Owner:
The Town of Severance would like to invite you to a public hearing to discuss the
Severance Shores Annexation.The purpose of this hearing is to determine and find
whether the area proposed to be annexed meets the applicable requirements of section
30 of article II of the state constitution and sections 31-12-104 and 31-12-105 and is
considered eligible for annexation.This meeting will be held at the Town Board of Trustees
meeting on June 1,2015 at 6:00 P.M.at Severance Town Hall located at 3 S.Timber Ridge
Parkway,Severance,Colorado.
The Town of Severance considers your interest and input in this matter,as well as your
neighbor's input,an important part of the Town's consideration of this proposal.If you are
unable to attend the meeting,but would like to provide input,written comments are
welcome.You may contact Nicholas J.Wharton at(970)686-1218 or by e-mail at
nwharton@townofseverance.orq or Todd Hodges at toddhodgesdesign@qwestoffice.net.
The list of affected property owners for this public notice is derived from official records of
the Weld County Assessor.Because of the lag time between occupancy and record
keeping,or because of rental situations,a few affected property owners may have been
missed.Please feel free to notify your neighbor of these pending meetings so all neighbors
may have the opportunity to attend.
Cordially,
TOWN OF SEVERANCE
Todd A.Hodges,Principal
Todd Hodges Design,LLC
Title:Town Planner
3 S.Timber Ridge Parkway,Severance,Co
970.686.1218
Severance Shores Annexation
Development Impact Assessment Statements
General Project Description
The Severance Shores project is located on the southeast shoreline of Windsor Reservoir,
bordered to the south by Weld County Road 74 and to the east by Fox Ridge
Neighborhood, and includes approximately 133.4 acres of land.
The proposed land use includes approximately 12.4 acres of estate residential that will be
respectful of the existing Fox Ridge estate residential to the east, and 46.5 acres of low to
Medium density residential that will be compatible with the land uses within the area. The
community park will offer recreational opportunities with abundant open space and natural
resource buffers throughout the site.
Water
The potable water will be provided by the Town of Severance. The potable water system layout
will be based on the subdivision layout and existing system connection points. Based on a review
of the exiting utility system, it is assumed there will be two points of connection to the proposed
system from existing. The first tie in location will be to the 12-inch mainline in WCR 74. The
second point of connection will be the 8-inch mainline in Kit Street within Fox Ridge Subdivision.
Generally, the subdivision's internal potable water system will be looped internally as needed to
provide redundancy and fire flow. Standard practices for potable water design will be used to
design the system. Utility plans and a hydraulic analysis will be completed for review and approval.
The daily demand on the Town's system is preliminarily assumed to be 128,960 gallons per day.
The demand is based on 160 gallons per person per day and 3.1 persons per household. It is
proposed that the components of the potable water system will be public utilities which will be
turned over to the Town for ultimate ownership and maintenance. It is not planned to have a
separate non-potable irrigation water system for this project.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Sanitary Sewer
The sanitary sewer system layout will be based on the subdivision layout and topography. The
internal system will drain the effluent via a gravity system to a low point with the subdivision. From
that low point, a lift station will pump the effluent to the existing connection point in Kit Street of
Fox Ridge Subdivision. Utility plans showing the internal layout and the assumed connection point
will be provided for review. Standard practices for sanitary sewer design will be used to design the
system. A permanent lift station is proposed to serve the proposed development, and as such, a
detailed analysis of the flows of the existing system, demands of the proposed development, and
lift station concept was completed. The analysis, calculation, conclusions and recommendations
are outlined the Lift Station Concept Report, Dated February 2015. The report was submitted to
the Town engineer for review and approval. The discharge from the subdivision will be
approximately 80,600 gallons per day. The discharge is based on 100 gallons per person per day
and 3.1 persons per household. It is proposed that the lift station, along with the other
components of the sanitary sewer system,will be public utilities which will be turned over to the
Town for ultimate ownership and maintenance.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Natural Gas
Severance Shores will work with the natural gas service provider during entitlement and
development to address the impacts on the Natural Gas system. The Severance Shores
project will work in coordination with the utility providers in the area to extend service lines and
capacity to meet the natural gas demands of the project.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Electric
Severance Shores will work with the electric service provider during entitlement and
development to address the impacts on the Electrical system. The project will work in
coordination with the utility providers in the area to extend service lines and capacity to meet
the Electrical demands of the project.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Telephone
Telephone service will be provided by local available communications. The projected use
is anticipated to be a typical usage similar to other residential projects of this size. The project
will work with communications provider as we proceed through the approval and
development process to ensure that the most recent technologies are available to the future
residential land uses in Severance Shores.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Streets
The Severance Shores community is bordered to the south by Weld County Road 74, from which this
property will take its main at-in and will provide secondary connection to the east to Kit Street stub witltin Fox
Ridge Neighborhood. The Town of Severance preliminary traffic report recommends dedicated
eastbound left turn and westbound right turn deceleration lanes on Weld County Road 74
being constructed as the project builds out. Severance Shores will have an internal street
network that will connect to Weld County Road 74 and Kit Street within Fox Ridge
Neighborhood. It is proposed that the street improvements within the public rights-of-way
will be public improvements which will ultimately be turned over to the Town for ownership
and maintenance.
Extension of municipal services, utilities and public infrastructure is the sole responsibility of the
Developer, directly or through approved special districts.
Drainage
The stormwater design will be accomplished by identifying specific grading and drainage patterns
relative to the site and applying standard practices for this region for conveyance and detention.
The stormwater design will be based on the subdivision layout and existing topography.
Generally, the grading and drainage of the subdivision will be from east to west. The internal street
system will be used to convey stormwater runoff to the detention system within the open spaces.
The runoff will be mitigated by the detention system and released offsite at a historic rate. The
drainage design and a final report will be completed and provided for review and approval. It is not
anticipated that existing systems downstream of the subdivision will require modification to
accommodate the development since historic rates will be maintained.
Severance Shores Metropolitan District
With the entitlement and development of this project, it is proposed that a Metropolitan District
will be formed whose service area is the site boundary. The Metro District, either directly or
through the site developer, will construct the public infrastructure necessary to serve the
proposed residential land use. The public infrastructure will ultimately be conveyed to the Town
of Severance for ownership and ongoing maintenance obligations. The Metro District will.
however, be the owner of the site common areas, trails, and community park and will provide
ongoing maintenance services for those project elements. The Metro District will also provide
the administration and control services for the community, such as establishing and enforcing the
architectural standards and lot landscaping requirements. The details of the Metro District
organization, obligations, and financial structure will be established in a formal Service Plan
conforming to all legal standards.
Law enforcement
Law enforcement for the Severance Shores project will be provided by the Town of
Severance or Weld County sheriff through the existing agreement. It is not anticipated that
there will be special security needs or a specific need for additional officers.
Fire protection
Fire protection for the Severance Shores project will be provided by Windsor-Severance
Fire Rescue. Its not anticipated that the Severance Shores project would pose special fire
hazards. Fire prevention requirements, fire detection, fire lanes, emergency access, etc.
would be provided as required by code.
Schools
The Severance Shores project is within the Weld County RE-4C School District and Aims
Junior College District. The project will work with the Districts to identify and address any
impacts of this project. Information concerning the potential impacts to the school district
has been requested and a copy of the report will be provided to Weld County when
received.
Parks and recreation
He Severance Shores project will include a community park that will conform to the Town
park standards. including open spaces and trails, tot lot, and active and passive recreation.
All park, trail, and common areas will be dedicated to the project established Metropolitan
District for ultimate ownership and maintenance responsibilities.
Library
The Severance Shores project is within the Clearview Library District. The project will work
with the District to identify and address any impacts of this project.
Environmental Considerations
The Severance Shore property is bordered to the west by Windsor Reservoir and is
designed to buffer the existing recreational uses found along the shoreline. The remainder
of the Severance Shores property has been historically farmed. A formal Phase
1 Environmental Site Assessment has been completed, as well as an initial ecological
investigation No environmental hazards, wetlands or sensitive areas, endangered species,
or significant habitats have been identified on the site. There are active oil and gas
production activities ongoing within the project boundary. The site design considers these
elements and will allow for operational, pipeline, and access requirements and will deliver a
neighborhood that provides for co-existence of the residential land use with the right of
subsurface mineral production.
Economic Development Potential
The Severance Shores project includes diverse residential land uses including patio homes,
family homes, and estate homes characterized by unique neighborhoods within the
development Severance Shores aims to provide a variety of affordable residential styles
and choices at a low density, offering abundant open space and impressive western
views.
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EXHIBIT A
Legal Description
A PARCEL OF LAND SITUATION IN SECTION 34, TOWNSHIP 7 NORTH, RANGE 67 WEST OF THE
SIXTH PRINCIPAL MERIDIAN, TOWN OF SEVERANCE, COUNTY OF WELD, STATE OF COLORADO
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 34, BEING MONUMENTED BY AN
ILLEGIBLE 3.25" ALUMINUM CAP IN A MONUMENT BOX, FROM WHICH THE SOUTH QUARTER
CORNER OF SAID SECTION, BEING MONUMENTED BY A 2.5"ALUMINUM CAP "LS 37929 2011" IN
A MONUMENT BOX, BEARS S89°15'59'W A DISTANCE OF 2634.31 FEET AND FROM WHICH ALL
BEARINGS CONTAINED HEREIN ARE RELATIVE THERETO; THENCE S89°15'59"W ALONG THE
SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 34 A DISTANCE OF 1657.89 FEET
TO THE POINT OF BEGINNING;
THENCE S0°44'01"E CONTIGUOUS WITH THE CORPORATE BOUNDARY OF SAID TOWN OF
SEVERANCE A DISTANCE OF 30.00 FEET TO THE SOUTH RIGHT OF WAY LINE FOR WELD
COUNTY ROAD 74;
THENCE ALONG SAID SOUTH RIGHT OF WAY LINE THE FOLLOWING TWO(2)COURSES:
1) S89°15'59"W A DISTANCE OF 976.42 FEET TO AN ANGLE POINT THEREON;
2) S89°16'09"W A DISTANCE OF 546.59 FEET;
THENCE N0°43'51'W A DISTANCE OF 30.00 FEET TO THE SOUTH LINE OF THE SOUTHWEST
QUARTER OF SAID SECTION 34;
THENCE N5°54'02"W A DISTANCE OF 860.43 FEET;
THENCE N32°04'47"E A DISTANCE OF 192.88 FEET;
THENCE N11°23'30"W A DISTANCE OF 484.33 FEET;
THENCE N33°41'12"E A DISTANCE OF 324.59 FEET;
THENCE S66°03'25"E A DISTANCE OF 472.97 FEET;
THENCE N78°48'14"E A DISTANCE OF 173.69 FEET;
THENCE N3°23'03"W A DISTANCE OF 274.72 FEET;
THENCE N13°44'16"W A DISTANCE OF 409.37 FEET;
THENCE N1°04'07"W A DISTANCE OF 374.30 FEET;
THENCE N10°24'07"W A DISTANCE OF 298.90 FEET;
THENCE N30°23'36"W A DISTANCE OF 770.88 FEET;
THENCE S73°08'46"E A DISTANCE OF 1,210.24 FEET;
THENCE 557°39'26"E A DISTANCE OF 1,094.94 FEET;
THENCE S75°54'15"E A DISTANCE OF 488.30 FEET;
THENCE N80°26'16"E A DISTANCE OF 368.85 FEET TO SAID CORPORATE BOUNDARY FOR THE
TOWN OF SEVERANCE;
THENCE CONTINGUOUS TO SAID CORPORATE BOUNDARY FOR THE TOWN OF SEVERANCE
THE FOLLOWING TEN(10)COURSES:
1) S0°15'24"E A DISTANCE OF 522.17 FEET;
2) N71°45'04"W A DISTANCE OF 747.79 FEET;
3) S25°18'38"W A DISTANCE OF 530.09 FEET;
4) S16°35'49"W A DISTANCE OF 11.31 FEET;
5) S13°47'38"W A DISTANCE OF 923.93 FEET;
6) S19°59'34"W A DISTANCE OF 100.50 FEET;
7) S24°03'15"W A DISTANCE OF 814.18 FEET;
8) S10°36'14"W A DISTANCE OF 14.13 FEET;
9) S10°36'52"W A DISTANCE OF 40.80 FEET;
10) S0°06'56'W A DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 5,939,961 SQUARE FEET OR 136.363 ACRES, MORE OR LESS.
FUTURE LAND USE MAP , 1:aii
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LAND USE TRANSITION AREA
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Legend
State Highway iimin Rural Arterial Proposed / Planned Connection i _ _ _ - 1 Severance Town Limits NORTH
-- =.1 Suburban Arterial — Suburban Connector Growth Management Area
Severance Transportation Plan(NFRMPO) 10.045-11 01/09/15 Mika
Page 27
Property Report Page 1 of 1
414. M Weld County
' '' r, ii, ; Property Report
Account: R4678407
May 5, 2015
Tax Area District ID District Name Current Mill
Levy
430 100 WELD COUNTY 15.800
I
430 204 SCHOOL DIST RE4-WINDSOR 47.297
430 301 ' NORTHERN COLORADO WATER(NCW) 1_000
430 ( 304 NORTH WELD COUNTY WATER(NWC) 0.000
430 521 WINDSOR-SEVERANCE FIRE 7.194
430 533 WINDSOR-SEVERANCE FIRE (BOND 2023) 0.661
430 700 AIMS JUNIOR COLLEGE 6.333
430 1051 CLEARVIEW LIBRARY 3.592
430 ( 1200 WEST GREELEY CONSERVATION 0.414
Total - - 82.291 I
https://propertyreport.co.weld.co.usPxrount=R4678407 5/5/2015
PRE-ANNEXATION AGREEMENT
REGARDING THE SEVERANCE SHORES ANNEXATION
THIS PRE-ANNEXATION AGREEMENT REGARDING THE SEVERANCE
SHORES ANNEXATION (this "Agreement") is made and entered into as of this day of
, 2015 (the "Effective Date"), by and between EAS, LLC, a Colorado
limited liability company ("Petitioner"), and the Town of Severance, Colorado, a Colorado
municipality (the "Town").
RECITALS
This Agreement is made with respect to the following facts:
A. Petitioner and WRD3 Severance Shores, LLC, a Colorado limited liability
company ("Purchaser"), entered into that certain Purchase and Sale Agreement dated
February 3, 2015 (as amended, the "Contract"), whereby Petitioner agreed to sell and Purchaser
agreed to purchase certain real property located in Weld County, Colorado (the "Property").
B. Purchaser desires to develop the Property in the Town and, therefore, that the
Property be annexed and zoned by the Town.
C. In furtherance of such development and the terms of the Contract, Petitioner has
commenced the Annexation by filing with the Town the petition required by the Annexation Act
§ 107 (the "Petition").
D. Pursuant to the Contract, the annexation of the Property into the Town (the
"Annexation") in accordance with Colorado Revised Statutes §§ 31-12-101, et seq. (the
"Annexation Act"), will become legally effective either concurrent with or after closing on the
Property under the Contract(the "Closing").
E. Petitioner and the Town now desire to clarify and more particularly define their
mutual rights and obligations with respect to conditions relating to, and the legal effectiveness of,
the Annexation, as more particularly set forth in this Agreement.
NOW, THEREFORE, in consideration of the terms, conditions and covenants set forth in
this Agreement and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, Petitioner and the Town agree as follows:
1. Conditions to Annexation. The effectiveness of the Annexation, as set forth in the
Annexation Act §113(2)(b), is conditioned upon satisfaction of the following conditions, any one
or more of which may be waived by Purchaser in its sole discretion: (a) the Closing; and
(b) concurrently with its approval of the Annexation, the Town approves (i) zoning for the
Property under the "Sub-Urban Perimeter" zone district under Chapter 16 of the Town's
Municipal Code, (ii) a concept plan for the Property that is substantially consistent with the
application for concept plan approval that Petitioner has submitted in connection with the
Petition, and (iii) execution of an annexation agreement on terms and conditions mutually
acceptable to Petitioner and the Town ("Annexation Agreement").
13331 4
2. Withdrawal Right. Petitioner hereby reserves for Purchaser the sole, exclusive
and unilateral right to withdraw the Petition by so notifying the Clerk of the Town in writing at
any point prior to the latest to occur of: (i) the latest final, non-appealable approval of the final
ordinance(s) or other final approval(s) approving (A) the Annexation, (B) zoning of the Property
as requested by this Agreement, (C) a concept plan for the Property as requested by this
Agreement, and (D) the Annexation Agreement as requested by this Agreement; (ii) final, non-
appealable resolution of any "Legal Challenge" (defined below); (iii) the Closing; or (iv) any
later date as may be set forth in the Annexation Agreement. For purposes of this Agreement,
"Legal Challenge" means either: (i) any third party commences any legal proceeding or other
action that directly or indirectly challenges the Annexation, the approved zoning of the Property,
the approved concept plan for the Property, the Annexation Agreement or any of the Town's
ordinances, resolutions or other approvals approving any of the foregoing; or (ii) any third party
submits a petition for a referendum seeking to reverse or nullify any of such ordinances.
3. Recording of Annexation Ordinance and Map. Prior to expiration of the period
described in the foregoing Section 2 without Purchaser having withdrawn the Petition, neither
Petitioner nor the Town will cause or permit the occurrence of the conditions to effectiveness of
the Annexation as set forth in the Annexation Act § 113(2)(b).
4. Miscellaneous.
(a) Waiver. A waiver by any party to this Agreement of the breach of any
term or provision of this Agreement shall not operate or be construed as a waiver of any
subsequent breach by either party.
(b) Amendment. This Agreement may be amended, terminated or superseded
only by mutual consent in writing of the Town and Petitioner.
(c) Applicable Law. This Agreement will be construed, interpreted, and
governed in accordance with the laws of the State of Colorado.
(d) Binding Effect. This Agreement shall be binding upon and shall inure to
the benefit of the parties hereto and their respective successors and assigns.
(e) Third Party Beneficiaries. Purchaser shall be an express third-party
beneficiary of this Agreement, including without limitation, the rights set forth in Section
2, and shall have all rights of enforcement of the terms and conditions of this Agreement
and all rights of action relating to such enforcement. Except as set forth in the foregoing
sentence, enforcement of the terms and conditions of this Agreement, and all rights of
action relating to such enforcement, shall be strictly reserved to the Town and Petitioner,
and nothing contained in this Agreement shall give or allow any such claim or right of
action by any other third person arising from or with respect to this Agreement, it being
the express intention of the Town and Petitioner that any person other than the Town and
Petitioner receiving services or benefits under this Agreement shall be deemed to be an
incidental beneficiary only.
(f) Severability. If any term, provision, covenant or condition of this
Agreement is held by a court of competent jurisdiction to be invalid, void or
2
13331554
unenforceable, the remaining provisions of this Agreement shall continue in full force
and effect so long as enforcement of the remaining provisions would not be inequitable to
the party against whom they are being enforced under the facts and circumstances then
pertaining, or substantially deprive such party of the benefit of its bargain.
(g) Counterparts. This Agreement may be executed in multiple counterparts,
each of which shall be deemed to be an original and all of which taken together shall
constitute one and the same agreement.
[Signature page follows]
3
1333 4
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
Effective Date.
PETITIONER:
EAS, LLC,
a Colorado limited liability company
Steve R. Stacy, Vice President
TOWN:
Town of Severance, Colorado,
a Colorado municipality
Don Brookshire, Mayor
Attest:
Patricia Lesh, Town Clerk
4
❑33L54
pJ
WEL
SCHOOL DISTRICT REN TRUSLER. SUPERINTENDENT
STEPHANIE�WATSON, ASST. SUPERINTENDENT
May 8, 2015
Nicholas Wharton
Town of Severance
3 South Timber Ridge Parkway
Severance, CO 80546
RE: Severance Shores
Dear Mr. Wharton:
The above referenced annexation, zoning, and concept plan is proposed to add a total of 265
single family homes, patio homes, and estate lots. The referenced property is located north of
Harmony Road and East of Weld County Road 21.
Based upon the application, the following student generation is anticipated:
School (Level) Students
Elementary School (K-5) 102
Middle School (6-8) 52
High School (9-12) 58
Total 212
This level of student generation results in the need for 5.6 acres of land necessary to support the
school facilities required to serve these students. Given the rapid growth of other areas within the
School District, Weld RE-4 remains concerned with its ability to provide for continuing growth within
our boundaries.
Site Issues
Currently, land dedication is not feasible to offset the impact of growth upon the School
District. Therefore, District Re-4 requests cash-in-lieu of land dedication for the new lots. Further,
the District requests the opportunity to respond to any land use changes associated with this
development.
1020 MAIN ST P: (970) 686-8000 F: (970) 686-8001
WINDSOR, CO 80550 HTTP://WWW.WELDRE4.K12.CO.US
Facility and Fiscal Capacity Issues
Range View Elementary School,Severance Middle School and Windsor High School currently
serve this area. Capacities and recent enrollments of current schools are:
Student Enrollment Enrollment Available
School( rades) Capacity (05/15) (Short)
Range View Elementary(K-5) 600 549 51
Severance Middle School(6-8) 600 478 122
Windsor High School(9-12) 1,290 1,269 21
Accelerated residential growth and strong growth potential heighten the School District's concern
regarding its ability to provide adequate educational opportunities. Approved development far
exceeds the District's current capacity to fund educational facilities. Consequently, continual
approval of new projects can create expected seat(capacity)shortages.
As of December 1,2014,the District's total bonding capacity approximates$130.8 million at 25
percent of assessed valuation per state statute. Debt outstanding from previous bond elections
totals$36.5 million leaving$94.3 million available for future facility needs throughout the District.
Given residential development and student potential from already approved but not completed
projects,this amount is likely deficient to provide the necessary school facilities. For example,the
District expects that within the next five years,a new high school will likely be required. The costs
associated with building a new high school will consume a large part of the remaining debt capacity,
compromising the District's ability to provide for other areas of need,including the elementary and
middle school levels. Inadequate bonding capacity is the direct result of residential growth occurring
at a pace that well exceeds the District's statutorily limited ability to fund school construction.
Recommendations
Because land dedication is not feasible from this project,the District requests that the owner
agree to pay cash in lieu of land at the current market value of land within the District.
Assuming payment of cash-in-lieu of land at the value of$2,240 for each additional single
family lot,patio home,and estate lot,the School District does not object to approval of this project.
In addition,the School District requests to be notified of any proposed land use changes associated
with this development. Cooperation of all parties is necessary in offsetting the adverse fiscal impacts
of rapid residential growth upon the School District's statutorily limited resources.
Your continuing cooperation is sincerely appreciated,as is the opportunity to comment upon
issues of interest to the Town,the School District and our mutual constituents. Should you have
questions or desire further information,please contact me at your convenience.
Sincerely,
2.
Stephanie R.Watson
Assistant Superintendent of Business Services
1020 MAIN ST P: (970) 686-8000 F: (970) 686-8001
WINDSOR. CO 80550 HTTP://WWW.WELDRE4.K12.CO.US
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