HomeMy WebLinkAbout2019-050-04/16/2019-APPROVING THE CONSOLIDATED SERVICE PLAN FOR MULBERRY METROPOLITAN DISTRICT NOS. 1-6 RESOLUTION 2019-050
OF THE CITY COUNCIL OF THE CITY OF FORT COLLINS
APPROVING THE CONSOLIDATED SERVICE PLAN FOR
MULBERRY METROPOLITAN DISTRICT NOS. 1-6
WHEREAS,Title 32 of the Colorado Revised Statutes ("C.R.S.")authorizes the formation
of various kinds of governmental entities to finance and operate public services and infrastructure,.
including metropolitan districts; and
WHEREAS; in July 2008; the City Council adopted Resolution 2008-069 in which it
approved a policy setting forth various guidelines, requirements and criteria concerning the City's
review and approval of service plans for metropolitan districts (the"2008 Policy"); and
WHEREAS, on February 5, 2019, City Council adopted Resolution 2019-016 approving
the "City of Fort Collins Revised Policy for Reviewing Service Plans for Metropolitan Districts"
(the "2019 Policy") setting forth guidelines, requirements and criteria applicable to the City's
consideration of a metropolitan district service plan to replace and supersede those in the 2008
Policy, except for the fee and notice requirements when they have been satisfied by a service plan
applicant under the 2008 Policy before the adoption of the 2019 Policy; and
WHEREAS, pursuant to the provisions of Article 1 of Title 32 of the Colorado Revised
Statutes (the "Special District Act"), Hartford Investments, LLC (the "Petitioner") has submitted
to the City a Consolidated Service Plan(the"Service Plan")for the Mulberry Metropolitan District
Nos. 1-6 (each a "District" and collectively the "Districts"); and
WHEREAS, a copy of the Service Plan is attached as Exhibit "A" and incorporated herein
by reference; and
WHEREAS,the Districts will be organized to provide for the planning,design,acquisition,
construction, installation, relocation, redevelopment and operation and maintenance of all or a
portion of certain public improvements, as more specifically described in the Service Plan; and
WHEREAS; in accordance with the 2019 Policy, the Petitioner has complied with the
requirement for mailed notice of the City Council's April 16, 2019 public hearing on the Service
Plan (the "Public Hearing"), as evidenced by the "Certificate of Mailing of Notice of Public
Hearing" attached as Exhibit `B" and incorporated herein by reference; and
WHEREAS, the Petitioner has also provided notice of the Public Hearing by publication
as evidenced by the "Affidavit of Publication" attached as Exhibit"C"and incorporated herein by
reference; and
WHEREAS,on April 16,2019, the City Council conducted the Public Hearing in which it
reviewed the Service Plan and considered the testimony and evidence presented; and
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WHEREAS,the Special District Act requires that any service plan submitted to the district
court for the creation of a metropolitan district must first be approved by resolution of the
governing body of the municipality within which the proposed district lies; and
WHEREAS, the City Council wishes to approve the Service Plan for the Districts.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FORT COLLINS, COLORADO, as follows:
Section 1. That the City Council hereby makes and adopts the determinations and
findings contained in the recitals set forth above.
Section 2. That the City Council hereby determines that the City's notification
requirements have been complied with regarding the Public Hearing on the Service Plan.
Section 3. That the City Council hereby finds and determines that the Service Plan
contains, or sufficiently provides for, the items described in C.R.S. Section 32-1-202(2).
Section 4. That the City Council hereby further finds and determines with respect to
the Service Plan and in accordance with C.R.S. Sections 32-1-204.5(1) and 32-1-203(2),, that:
(a) There is sufficient existing and projected need for organized service in the
area to be serviced by the proposed Districts;
(b) The existing service in the area to be served by the proposed Districts is
inadequate for present and projected needs;
(c) The proposed Districts are capable of providing economical and sufficient
service to the area within the proposed boundaries; and
(d) The area to be included in the proposed Districts has, or will have; the
financial ability to discharge the proposed indebtedness on a reasonable basis.
Section 5. The City Council's findings are based solely upon the evidence in the
Service Plan as presented at the Public Hearing and the City has not conducted any independent
investigation of the evidence. The City makes no guarantee as to the financial viability of the
Districts or the achievability of the desired results,.
Section 6. That the City Council hereby approves the Service Plan.
Section 1. That the City Council's approval of the Service Plan is not a Waiver or a
limitation upon any power that the City Council is legally permitted to exercise regarding the
property within the Districts.
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Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 16th
day of April, A.D. 2019.
Mayor
ATTEST:
,OF FORTOO`G
City Cl SEAL 0
c0<ORA�O
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EXHIBIT A
CONSOLIDATED SERVICE PLAN
FOR
MULBERRY METROPOLITAN DISTRICT NOS , 1 -6
CITY OF FORT COLLINS, COLORADO
Prepared by:
Spencer Fane LLP
1700 Lincoln Street, Suite 2000
Denver, Colorado 80203
Submitted On: January 8, 2019
Approved on:
1
TABLE OF CONTENTS
I. INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
A. Purpose and Intent. . . . . . . . . . . M . M . . . . . . . . . . . . . . . M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . . 6
B. Need for the Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
C. Objective of the City Regarding Districts ' Service Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . . . . . . . . 7
D. City Approvals. . I I I I I I I I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
II. DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
III. BOUNDARIES AND LOCATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
IV. DESCRIPTION OF PROJECT, PLANNED DEVELOPMENT, PUBLIC BENEFITS &
ASSESSEDVALUATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A. Project and Planned Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Public Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Assessed Valuation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
V. INCLUSION OF LAND IN THE SERVICE AREA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
VI. DISTRICT GOVERNANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
VIL AUTHORIZED AND PROHIBITED POWERS . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . 14
A. General Grant of Powers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
B. Prohibited Improvements and Services and other Restrictions and Limitations. . . . . . . . . . . . . . . . . . . 14
1 . Eminent Domain Restriction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2 . Fee Limitation . . . . m . m . . . . . . . . . . . . . . . . . . M . M . M . M . . . . . . . . . . . . . . . . M . M . M . M . . . . . . . . . M . m . m . m . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m - m - m - m . . . . . . . . 15
3 . Operations and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4 . Fire Protection Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
5 . Public Safety Services Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
6 . Grants from Governmental Agencies Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7 . Golf Course Construction Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . m . m . m . m . m . m . . . . . . . . m . . . . . . . 16
8 . Television Relay and Translation Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
9 . Potable Water and Wastewater Treatment Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
10 . Sales and Use Tax Exemption Limitation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
11 . Sub-district Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
12 . Privately Placed Debt Limitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2
DN 3520023 . 1
13 . Special Assessments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
VIIl. PUBLIC IMPROVEMENTS AND ESTIMATED COSTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
A. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . M . 18
B. Contracting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
C . Land Acquisition and Conveyance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. Equal Employment and Discrimination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
IX. FINANCIAL PLAN/PROPOSED DEBT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . M . M . M . M . 19
A. Financial Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
B. Mill Levies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1 . Aggregate Mill Levy Maximum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Regional Mill Levy Not Included in Other Mill Levies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3 . Operating Mill Levy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4 . Gallagher Adjustments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
5 . Excessive Mill Levy Pledges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6 . Refunding Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
7 . Maximum Debt Authorization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C . Maximum Voted Interest Rate and Underwriting Discount. . . . . . . . . m . m . m . m . m . . . . . . . . . . . . . . . . . . . . m . m . m . m . m . . . . . . 21
D. Interest Rate and Underwriting Discount Certification. . . . . . . . . . m . m . m . m . m . . . . . . . . . . . . . . . . . . . . m . m . m . m . m . . . . . . . . . . . . 21
E. Disclosure to Purchasers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
F. External Financial Advisor. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
G. Disclosure to Debt Purchasers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . M . M . M . M . . . . . . . . . . . . . . . . m . m . m . . . . . . . . . . . . . . . m . . . . . . . . . . . m . . . . . . . . . . . 22
H. Security for Debt. . . . . . . M . M . M . M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . M . M . 22
I. TABOR Compliance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
J. Districts ' Operating Costs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
X. REGIONAL IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
A. Regional Mill Levy Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
B. Regional Mill Levy Imposition. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
C. City Notice Regarding Regional Improvements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
D. Regional Improvements Authorized Under Service Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
E. Expenditure of Regional Mil Levy Revenues. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
F. Regional Mill Levy Term. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
G. Completion of Regional Improvements. . M . M . M . M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . . . . . . . . . . . . . . . . . . . 24
3
DN 3520023 . 1
H. City Authority to Require Imposition. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
I. Regional Mill Levy Not Included in Other Mill Levies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
J. Gallagher Adjustment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
XI. CITY FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
XII. BANKRUPTCY LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
XIII. ANNUAL REPORTS AND BOARD MEETINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
A. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
B. Board Meetings . . . . . . . . . . . . . . . . . M . M . M . M . . . . . . . . . . . . . . . . . . M . M . M . . . . . . . . . M . M . M . M . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . 25
C . Report Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1 . Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2 . Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3 . Capital Expenditures . . . m . m . m . . . . . . . . . . . . . . . . M . . . . . M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . . . m . m . . . . . . . . . . . . . . . . . . . . m . m . . . . . . . . . . . . . . . . . . . . . . 26
4 . Financial Obligations . . . . . . . . . . . . . . . . . . . . . . . . . . . M . M . M . M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . m . m . m . . . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . M . 26
5 . Board Contact Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6 . Other Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
D. Reporting of Significant Events. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
E. Failure to Submit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
XIV. SERVICE PLAN AMENDMENTS . m . m . m . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . . . . . . . . m . m . m . m . . . . . . . . . m . . . . . . . m . m . m . . . . . . . . . . . . . 27
XV, MATERIAL MODIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
XVI. DISSOLUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
XVII. SANCTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
XIX. CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
XX. RESOLUTION OF APPROVAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
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DN 3520023 . 1
EXHIBITS
EXHIBIT A- 1 Legal Description of District No. I Boundaries
EXHIBIT A-2 Legal Description of District No. 2 Boundaries
EXHIBIT A-3 Legal Description of District No. 3 Boundaries
EXHIBIT A-4 Legal Description of District No. 4 Boundaries
EXHIBIT A-5 Legal Description of District No. 5 Boundaries
EXHIBIT A-6 Legal Description of District No. 6 Boundaries
EXHIBIT B- I District No . I Boundary Map
EXHIBIT B-2 District No . 2 Boundary Map
EXHIBIT B-3 District No . 3 Boundary Map
EXHIBIT B-4 District No . 4 Boundary Map
EXHIBIT B-5 District No . 5 Boundary Map
EXHIBIT B-6 District No . 6 Boundary Map
EXHIBIT C Legal Description of Inclusion Area
EXHIBIT D Inclusion Area Boundary Map
EXHIBIT E Vicinity Map
EXHIBIT F Public Improvement Cost Estimates
EXHIBIT G Public Improvement Maps
EXHIBIT H Financial Plan
EXHIBIT I Public Benefits
EXHIBIT J Disclosure Notice
EXHIBIT K Intergovernmental Agreement with City
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DN 3520023. 1
I. INTRODUCTION
A. Purpose and Intent.
The Districts, which are intended to be independent units of local government separate
and distinct from the City, are governed by this Service Plan, the Special District Act and
other applicable State law. Except as may otherwise be provided by State law, City Code or
this Service Plan, the Districts ' activities are subject to review and approval by the City
Council only insofar as they are a material modification of this Service Plan under C .R. S .
Section 32- 1 -207 of the Special District Act.
It is intended that the Districts will provide all or part of the Public Improvements for
the Project for the use and benefit of all anticipated inhabitants and taxpayers of the Districts .
The primary purpose of the Districts will be to finance the construction of these Public
Improvements by the issuance of Debt.
It is also intended under this Service Plan that no District shall be authorized to issue
any Debt, impose a Debt Mill Levy, or impose any Fees for payment on Debt unless and until
the delivery of the applicable Public Benefits described in Section IV.B of this Service Plan
has been secured in accordance with Section IV.B of this Service Plan.
It is intended that this Service Plan also requires the Districts to pay a portion of the cost
of the Regional Improvements, as provided in Section X of this Service Plan, as part of ensuring
that those privately-owned properties to be developed in the Districts that benefit from the
Regional Improvements pay a reasonable share of the associated costs .
The Districts are not intended to provide ongoing operations and maintenance services
except as expressly authorized in this Service Plan.
It is the intent of the Districts to dissolve upon payment or defeasance of all Debt incurred
or upon a court determination that adequate provision has been made for the payment of all Debt,
except that if the Districts are authorized in this Service Plan to perform continuing operating or
maintenance functions, the Districts shall continue in existence for the sole purpose of providing
such functions and shall retain only the powers necessary to impose and collect the taxes or Fees
authorized in this Service Plan to pay for the costs of those functions .
It is intended that the Districts shall comply with the provisions of this Service Plan
and that the City may enforce any non-compliance with these provisions as provided in
Sections XVII and XVIII of this Service Plan.
Be Need for the Districts.
There are currently no other governmental entities, including the City, located in the
immediate vicinity of the Districts that consider it desirable, feasible or practical to undertake the
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DN 3520023. 1
planning, design, acquisition, construction, installation, relocation, redevelopment and financing
of the Public Improvements needed for the Project. Formation of the Districts is therefore
necessary in order for the Public Improvements required for the Project to be provided in the most
economic manner possible.
C . Objective of the City Regarding Districts ' Service Plan,
The City ' s objective in approving this Service Plan is to authorize the Districts to provide
for the planning, design, acquisition, construction, installation, relocation and redevelopment of
the Public Improvements from the proceeds of Debt to be issued by the Districts but in doing so,
to also establish in the Service Plan the means by which the Regional Improvements and Public
Benefits will be provided. Except as specifically provided in this Service Plan, all Debt is expected
to be repaid by taxes and Fees imposed and collected for no longer than the Maximum Debt Mill
Levy Imposition Term for residential properties and at a tax mill levy no higher than the Maximum
Debt Mill Levy. Fees imposed for the payment of Debt shall be due no later than upon the issuance
of a building permit. Debt which is issued within these parameters and, as further described in the
Financial Plan, will insulate property owners from excessive tax and Fee burdens to support the
servicing of the Debt and will result in a timely and reasonable discharge of the Debt.
D . City Approvals.
Any provision in this Service Plan requiring "City" or "City Council" approval or consent
shall require the City Council ' s prior written approval or consent exercised in its sole discretion.
Any provision in this Service Plan requiring "City Manager" approval or consent shall require the
City Manager' s prior written approval or consent exercised in the City Manager' s sole discretion.
II. DEFINITIONS
In this Service Plan, the following words, terms and phrases which appear in a capitalized
format shall have the meaning indicated below, unless the context clearly requires otherwise :
Aggregate Mill Levy: means the total mill levy resulting from adding a District ' s Debt Mill
Levy and Operating Mill Levy. A District' s Aggregate Mill Levy does not include any
Regional Mill Levy that the District may levy.
Aggregate Mill Levy Maximum: means the maximum number of combined mills a District
may levy for its Debt Mill Levy and Operating Mill Levy, at a rate not to exceed the
limitation set in Section IX.B . 1 .
Approved Development Plan: means a City-approved development plan or other land-use
application required by the City Code for identifying, among other things, public
improvements necessary for facilitating the development of property within the Service
Area, which plan shall include, without limitation, any development agreement required
by the City Code .
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DN 3520023. 1
Board or Boards : means the duly constituted board of directors of a District or the Boards
of Directors of all of the Districts, in the aggregate.
Bond, Bonds or Debt: means bonds, notes or other multiple fiscal year financial obligations
for the payment of which a District has promised to impose an ad valorem property tax
mill levy, Fees or other legally available revenue. Such terms do not include contracts
through which a District procures or provides services or tangible property.
Cam: means the City of Fort Collins, Colorado, a home rule municipality.
Cites: means collectively the City ' s Municipal Charter, Municipal Code, Land Use
Code and ordinances as all are now existing and hereafter amended.
City Council : means the City Council of the City.
City Manager: means the City Manager of the City.
C .R. S. : means the Colorado Revised Statutes .
Debt Mill Levy : means a property tax mill levy imposed on Taxable Property within a
District for the purpose of paying Debt as authorized in this Service Plan, at a rate not to
exceed the limitations set in Section IX. B of this Service Plan.
Developer: means a person or entity that is the owner of property or owner of contractual
rights to property in the Service Area that intends to develop the property.
District: means any of the following metropolitan districts : Mulberry Metropolitan District
No . 1 , Mulberry Metropolitan District No . 2 , Mulberry Metropolitan District No . 3 ,
Mulberry Metropolitan District No. 4, Mulberry Metropolitan District No . 5 , and Mulberry
Metropolitan District No. 6, as each are organized under and governed by this Service Plan.
District No . 1 Boundaries : means the boundaries of the area legally described in Exhibit
"A-1 " attached hereto and incorporated by reference and as depicted in the District No. 1
Boundary Map .
District No . 2 Boundaries : means the boundaries of the area legally described in Exhibit
"A-2 " attached hereto and incorporated by reference and as depicted in the District No. 2
Boundary Map .
District No . 3 Boundaries : means the boundaries of the area legally described in Exhibit
"A-3" attached hereto and incorporated by reference and as depicted in the District No. 3
Boundary Map .
District No . 4 Boundaries : means the boundaries of the area legally described in Exhibit
"A-4" attached hereto and incorporated by reference and as depicted in the District No . 4
Boundary Map .
District No. 5 Boundaries : means the boundaries of the area legally described in Exhibit
"A-5" attached hereto and incorporated by reference and as depicted in the District No. 5
Boundary Map .
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DN 3520023. 1
District No. 6 Boundaries : means the boundaries of the area legally described in Exhibit
"A-6" attached hereto and incorporated by reference and as depicted in the District No. 6
Boundary Map .
District No . 1 Boundary Map : means the map of the District No . I Boundaries attached
hereto as Exhibit "B-1 " and incorporated by reference.
District No . 2 Boundary Map : means the map of the District No . 2 Boundaries attached
hereto as Exhibit "B-2 " and incorporated by reference.
District No . 3 Boundary Map : means the map of the District No . 3 Boundaries attached
hereto as Exhibit "B-3 " and incorporated by reference.
District No . 4 Boundary Map : means the map of the District No . 4 Boundaries attached
hereto as Exhibit "B-4" and incorporated by reference.
District No . 5 Boundary Map : means the map of the District No . 5 Boundaries attached
hereto as Exhibit "B-5" and incorporated by reference.
District No . 6 Boundary Map : means the map of the District No . 6 Boundaries attached
hereto as Exhibit "B-6" and incorporated by reference.
Districts : means Mulberry Metropolitan District No . 1 , Mulberry Metropolitan District No.
2 , Mulberry Metropolitan District No . 3 , Mulberry Metropolitan District No . 4, Mulberry
Metropolitan District No . 5 , and Mulberry Metropolitan District No. 6, collectively,
organized under and governed by this Service Plan.
End User: means any owner, or tenant of any owner, of any property within a District, who
is intended to become burdened by the imposition of ad valorem property taxes and/or
Fees . By way of illustration, a resident homeowner, renter, commercial property owner or
commercial tenant is an End User. A Developer and any person or entity that constructs
homes or commercial structures is not an End User,
External Financial Advisor: means a consultant that: ( 1 ) is qualified to advise Colorado
governmental entities on matters relating to the issuance of securities by Colorado
governmental entities including matters such as the pricing, sales and marketing of such
securities and the procuring of bond ratings, credit enhancement and insurance in respect of
such securities; (2) shall be an underwriter, investment banker, or individual listed as a
public finance advisor in the Bond Buyer' s Municipal Market Place or, in the City ' s sole
discretion, other recognized publication as a provider of financial projections ; and (3 ) is
not an officer or employee of the Districts or an underwriter of the Districts ' Debt.
Fees : means the fees, rates, tolls, penalties and charges a District is authorized to impose
and collect under this Service Plan.
Financial Plan : means the Financial Plan described in Section IX of this Service Plan which
was prepared by D .A. Davidson and Co . in accordance with the requirements of this
Service Plan and describes (a) how the Public Improvements are to be financed; (b) how
the Debt is expected to be incurred; and (c) the estimated operating revenue derived from
property taxes and any Fees for the first budget year through the year in which all District
Debt is expected to be defeased or paid in the ordinary course .
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DN 3520023. 1
Inclusion Area Boundaries : means the boundaries of the property that is anticipated to be
added to one or more of the District' s boundaries after the Districts ' organization, which
property is legally described in Exhibit "C" attached hereto and incorporated by reference
and depicted in the map attached hereto as Exhibit "D" and incorporated herein by
reference .
Maximum Debt Authorization: means the total Debt the Districts are permitted to issue as
set forth in Section IX.B . 7 of this Service Plan.
Maximum Debt Mill Levy Imposition Term: means the maximum term during which a
District ' s Debt Mill Levy may be imposed on property developed in the Service Area for
residential use, which shall include residential properties in mixed-use developments . This
maximum term shall not exceed forty (40) years from December 31 of the year this Service
Plan is approved by City Council .
Operating Mill Levy: means a property tax mill levy imposed on Taxable Property for the
purpose of funding a District' s administration, operations and maintenance as authorized
in this Service Plan, including, without limitation, repair and replacement of Public
Improvements, and imposed at a rate not to exceed the limitations set forth in Section IX.B
of this Service Plan.
Planned Development: means the private development or redevelopment of the properties
in the Service Area, commonly referred to as the Mulberry Development, under an
Approved Development Plan.
Project: means the installation and construction of the Public Improvements for the Planned
Development.
Public Improvements : means the improvements and infrastructure the Districts are
authorized by this Service Plan to fund and construct for the Planned Development to serve
the future taxpayers and inhabitants of the Districts, except as specifically prohibited or
limited in this Service Plan. Public Improvements shall include, without limitation, the
improvements and infrastructure described in Exhibit "F" attached hereto and
incorporated by reference. Public Improvements do not include Regional Improvements .
Regional Improvements : means any regional public improvement identified by the City for
funding, in whole or part, by a Regional Mill Levy levied by the Districts, including,
without limitation, the public improvements described in Exhibit "I" attached hereto and
incorporated by reference.
Regional Mill Levy: means the property tax mill levy imposed on Taxable Property for the
purpose of planning, designing, acquiring, funding, constructing, installing, relocating
and/or redeveloping the Regional Improvements and/or to fund the administration and
overhead costs related to the Regional Improvements as provided in Section X of this
Service Plan.
Service Area: means the property collectively within the District No . 1 Boundaries, District
No. 2 Boundaries, District No . 3 Boundaries, District No. 4 Boundaries, District No . 5
Boundaries, and District No . 6 Boundaries and the property in the Inclusion Area
Boundaries when it is added, in whole or part, to one or more of the Districts ' boundaries,
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DN 3520023. 1
all as may be amended from time to time as further set forth in this Service Plan and the
Special District Act.
Special District Act: means Article 1 in Title 32 of the Colorado Revised Statutes , as
amended.
Service Plan: means this service plan for the Districts approved by the City Council.
Service Plan Amendment: means a material modification of the Service Plan approved by
the City Council in accordance with the Special District Act, this Service Plan and any
other applicable law.
State : means the State of Colorado.
TABOR: means Colorado ' s Taxpayer' s Bill of Rights in Article X, Section 20 of the
Colorado Constitution.
Taxable Property: means the real and personal property within the Service Area that will
be subject to the ad valorem property taxes imposed by the Districts, including the real and
personal property within the Inclusion Area Boundaries when added to one or more of the
District' s boundaries that will also be subject to the ad valorem property taxes imposed by
the Districts .
Vicinity Map : means the map attached hereto as Exhibit "E" and incorporated by
reference depicting the location of the Service Area within the regional area surrounding
it.
III. BOUNDARIES AND LOCATION
The area of the Service Area includes approximately 226 acres and the total area proposed
to be included in the Inclusion Area Boundaries is approximately 74 acres . A legal description and
map of the District No . 1 Boundaries are attached hereto as Exhibit A-1 and Exhibit B-1 ,
respectively; a legal description and map of the District No . 2 Boundaries are attached hereto as
Exhibit A-2 and Exhibit B-2, respectively; a legal description and map of the District No . 3
Boundaries are attached hereto as Exhibit A-3 and Exhibit B-3 , respectively; a legal description
and map of the District No . 4 Boundaries are attached hereto as Exhibit A-4 and Exhibit B-4,
respectively; a legal description and map of the District No . 5 Boundaries are attached hereto as
Exhibit A-5 and Exhibit B-5, respectively; and a legal description and map of the District No . 6
Boundaries are attached hereto as Exhibit A-6 and Exhibit B-6, respectively. A legal description
and map of the Inclusion Area Boundaries are attached hereto as Exhibit C and Exhibit D,
respectively. It is anticipated that a District' s boundaries may expand or contract from time to time
as the Districts undertake inclusions or exclusions pursuant to the Special District Act, subject to
the limitations set forth in Section V of this Service Plan. The location of the Service Area is
depicted in the vicinity map attached as Exhibit E .
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DN 3520023. 1
IV. DESCRIPTION OF PROJECT, PLANNED DEVELOPMENT, PUBLIC
BENEFITS & ASSESSED VALUATION
A. Project and Planned Development.
The Mulberry Development is a proposed 226-acre, mixed-use community located north
of Mulberry Street along both sides of Greenfields Drive, otherwise known as the "Mulberry
Corridor." The Mulberry Corridor is a primary gateway into the City of Fort Collins, and in its
current state, does not represent the City' s development standards. The Developer would like to
initiate redevelopment of Mulberry Corridor to meet the City ' s high development standards and
catalyze redevelopment in the surrounding areas by incorporating several critical City objectives
and plans into the Planned Development. The Planned Development incorporates the goals of the
following plans : the East Mulberry Corridor Plan, the City' s Transportation Master Plan, the City ' s
Master Street Plan, the Nature in the City Strategic Plan, the City Structure Plan, the Natural Areas
Master Plan, and the Paved Recreational Trail Master Plan.
The current Preliminary Development Plan for the Planned Development includes
approximately 1 ,600 residences, including single-family detached, single-family attached, and
multi-family living options, of which a minimum of fifteen percent ( 15 %) will be designated and
sold or leased as affordable . In addition, the Developer intends to implement design standards,
construction strategies, and innovative land planning to lower the overall cost of housing in the
community. The estimated population at build-out is 4,000 .
In addition, the current Preliminary Development Plan for the Planned Development
provides for a neighborhood town center with a central pedestrian-oriented market street acting as
the continuation of the central north-south greenway running through the community, which shall
include : (i) approximately 20-30 acres of retail, commercial, and office uses ; (ii) approximately
230 ,000 square feet of retail and commercial uses, including a neighborhood-scaled grocery store ;
and (iii) approximately 86,000 square feet of office uses integrated into the market street. The
Planned Development also provides for significant open space, including amenitized parks and
natural areas, and an extensive trail corridor and pedestrian network which will provide internal
community connectivity and walkability as well as links to the surrounding Fort Collins
community.
Construction of the Mulberry Development is planned to be completed by year 2028 . In
accordance with the Financial Plan, the estimated assessed valuation of the Planned Development
in 2024 is estimated to be $ 14,955 ,749 for residential and $0 .00 for commercial, and in 2029 it is
estimated to be $41 , 584,214 for residential and $23 ,688 ,792 for commercial .
Approval of this Service Plan by the City Council does not imply approval of the
development of any particular land-use for any specific area within the Districts . Any such
approval must be contained within an Approved Development Plan.
B. Public Benefits .
In addition to providing the Public Improvements described in Exhibit F and the Regional
Improvements, the Districts will deliver several public benefits to the community in accordance
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DN 3520023. 1
with the City' s Metro District Service Plan Policy. The public benefits include, but are not limited
to , developing critical on-site and off-site public infrastructure, employing high quality and Smart
Growth practices, creating affordable housing units, creating attainable housing units to support
the workforce, and incorporating Environmental Sustainability through energy conservation, water
conservation, and enhanced community resiliency, all of which are specifically described in
Exhibit I attached hereto and incorporated herein by this reference (collectively, the "Public
Benefits") .
Therefore, notwithstanding any provision to the contrary contained in this Service Plan, no
District shall be authorized to issue any Debt or to impose a Debt Mill Levy or any Fees for
payment of Debt unless and until the delivery of the Public Benefits specifically related to the
phase of the Planned Development or portion of the Project to be financed with such Debt, Debt
Mill Levy or Fees are secured in a manner approved by the City Council. To satisfy this
precondition to the issuance of Debt and to the imposition of the Debt Mill Levy and Fees, delivery
of the Public Benefits for each phase of the Project and the Planned Development must be secured
by one of the following methods , as applicable :
1 . For any portion of the Public Benefits to be provided by one or more of the Districts,
each such District must enter into an intergovernmental agreement with the City either
(i) agreeing to provide those Public Benefits as a legally enforceable multiple-fiscal
year obligation of the District under TABOR, or by (ii) securing performance of that
obligation with a surety bond, letter of credit, or other security acceptable to the City,
and any such intergovernmental agreement must be approved by the City Council by
resolution;
2 . For any portion of the Public Benefits to be provided by one or more Developers of the
Planned Development, each such Developer must either (i) enter into a development
agreement with the City under the Developer' s applicable Approved Development
Plan, which agreement must legally obligate the Developer to provide those Public
Benefits before the City is required to issue building permits and/or certificates of
occupancy for structures to be built under the Approved Development Plan for that
phase of the Planned Development, or (ii) secure such obligations with a surety bond,
letter of credit, or other security acceptable to the City, and all such development
agreements must be approved by the City Council by resolution; or
3 . For any portion of the Public Benefits to be provided in part by one or more of the
Districts in the Project and in part by one or more of the Developers in the Planned
Development or Project, an agreement between the City, the affected District(s) , and
the Developer(s) that secures such Public Benefits as legally binding obligations using
the methods described in subsections 1 and 2 above, and all such agreements must be
approved by the City Council by resolution.
C. Assessed Valuation.
The current assessed valuation of the Service Area is approximately $73,871 and, at build
out, is expected to be $65,273,006. These amounts are expected to be enough to reasonably
discharge the Debt as demonstrated in the Financial Plan.
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V. INCLUSION OF LAND IN THE SERVICE AREA
Other than the real property in the Inclusion Area Boundaries, the Districts shall not add
any real property to the Service Area without the City ' s approval and in compliance with the
Special District Act. Provided, however, that any real property within the Inclusion Area
Boundary shall not be added to the boundaries of any District without such real property having
first been duly annexed into the City' s boundaries . Once a District has issued Debt, it shall not
exclude real property from the District' s boundaries without the prior written consent of the City
Council .
VI. DISTRICT GOVERNANCE
A District ' s Board shall be comprised of persons who are a qualified "eligible elector" of
the District as provided in the Special District Act. It is anticipated that, over time, the End Users
who are eligible electors will assume direct electoral control of the Districts ' Boards as
development of the Service Area progresses . The Districts shall not enter into any agreement by
which the End Users ' electoral control of the Boards is removed or diminished.
VII. AUTHORIZED AND PROHIBITED POWERS
A. General Grant of Powers.
The Districts shall have the power and authority to provide the Public Improvements, the
Regional Improvements and related operation and maintenance services, within and without the
Service Area, as such powers and authorities are described in the Special District Act, other
applicable State law, common law and the Colorado Constitution, subject to the prohibitions,
restrictions and limitations set forth in this Service Plan.
If, after the Service Plan is approved, any State law is enacted to grant additional powers
or authority to metropolitan districts by amendment of the Special District Act or otherwise, such
powers and authority shall be deemed to be a part hereof. These new powers and authority shall
only be available to be exercised by a District if the City Council first approves a Service Plan
Amendment to specifically allow the exercise of such powers or authority by the District.
B. Prohibited Improvements and Services and other Restrictions and Limitations.
The Districts ' powers and authority under this Service Plan to provide Public Improvements
and services and to otherwise exercise its other powers and authority under the Special District
Act and other applicable State law, are prohibited, restricted and limited as hereafter provided.
Failure to comply with these prohibitions, restrictions and limitations shall constitute a material
modification under this Service Plan and shall entitle the City to pursue all remedies available at
law and in equity as provided in Sections XVII and XVIII of this Service Plan :
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1 . Eminent Domain Restriction
The Districts shall not exercise their statutory power of eminent domain without first
obtaining resolution approval from the City Council. This restriction on the Districts '
exercise of their eminent domain power is being voluntarily acquiesced to by the
Districts and shall not be interpreted in any way as a limitation on the Districts '
sovereign powers and shall not negatively affect the Districts ' status as political
subdivisions of the State as conferred by the Special District Act.
2 . Fee Limitation
Any Fees imposed for the repayment of Debt, if authorized by this Service Plan, shall
not be imposed by the Districts upon or collected from an End User. In addition, Fees
imposed for the payment of Debt shall not be imposed unless and until the requirements
for securing the delivery of the District ' s portion of the Public Benefits have been
satisfied in accordance with Section IV. B of this Service Plan. Notwithstanding the
foregoing, this Fee limitation shall not apply to any Fee imposed to fund the operation,
maintenance, repair or replacement of Public Improvements or the administration of
the Districts .
3 . Operations and Maintenance
The primary purpose of the Districts is to plan for, design, acquire, construct, install,
relocate, redevelop and finance the Public Improvements. The Districts shall dedicate
the Public Improvements to the City or other appropriate jurisdiction or owners '
association in a manner consistent with the Approved Development Plan and the City
Code, provided that nothing herein requires the City to accept a dedication. The
Districts are each specifically authorized to operate and maintain all or any part or all
of the Public Improvements not otherwise conveyed or dedicated to the City or another
appropriate governmental entity until such time as the District is dissolved.
4. Fire Protection Restriction
The Districts are not authorized to plan for, design, acquire, construct, install, relocate,
redevelop, finance, own, operate or maintain fire protection facilities or services, unless
such facilities and services are provided pursuant to an intergovernmental agreement
with the Poudre Fire Authority. The authority to plan for, design, acquire, construct,
install, relocate, redevelop, finance, operate or maintain fire hydrants and related
improvements installed as part of the Project ' s water system shall not be limited by this
subsection.
5 . Public Safety Services Restriction
The Districts are not authorized to provide policing or other security services. However,
the Districts may, pursuant to C .R. S . § 32- 1 - 1004(7), as amended, furnish security
services pursuant to an intergovernmental agreement with the City.
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6 . Grants from Governmental Agencies Restriction
The Districts shall not apply for grant funds distributed by any agency of the United
States Government or the State without the prior written approval of the City Manager.
This does not restrict the collection of Fees for services provided by the Districts to the
United States Government or the State .
7 . Golf Course Construction Restriction
Acknowledging that the City has financed public golf courses and desires to coordinate
the construction of public golf courses within the City ' s boundaries, the Districts shall
not be authorized to plan, design, acquire, construct, install, relocate, redevelop,
finance, own, operate or maintain a golf course unless such activity is pursuant to an
intergovernmental agreement with the City approved by the City Council.
8 . Television Relay and Translation Restriction
The Districts are not authorized to plan for, design, acquire, construct, install, relocate,
redevelop, finance, own, operate or maintain television relay and translation facilities
and services, other than for the installation of conduit as a part of a street construction
project, unless such facilities and services are provided pursuant to prior written
approval from the City Council as a Service Plan Amendment.
9 . Potable Water and Wastewater Treatment Facilities
Acknowledging that the City and other existing special districts operating within the
City currently own and operate treatment facilities for potable water and wastewater
that are available to provide services to the Service Area, the Districts shall not plan,
design, acquire, construct, install, relocate, redevelop, finance, own, operate or
maintain such facilities without obtaining the City Council ' s prior written approval
either by intergovernmental agreement or as a Service Plan Amendment.
10 . Sales and Use Tax Exemption Limitation
The Districts shall not exercise any sales and use tax exemption otherwise available to
the Districts under the City Code.
11 . Sub-district Restriction
The Districts shall not create any sub-district pursuant to the Special District Act
without the prior written approval of the City Council.
12 . Privately Placed Debt Limitation
Prior to the issuance of any privately placed Debt, the Districts shall obtain the
certification of an External Financial Advisor substantially as follows :
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We are [I am] an External Financial Advisor within the meaning of
the District' s Service Plan.
We [I] certify that ( 1 ) the net effective interest rate (calculated as
defined in C .R. S . Section 32- 1 - 103 ( 12)) to be borne by [insert the
designation of the Debt] does not exceed a reasonable current [tax-
exempt] [taxable] interest rate, using criteria deemed appropriate by
us [me] and based upon our [my] analysis of comparable high yield
securities ; and (2) the structure of [insert designation of the Debt] ,
including maturities and early redemption provisions, is reasonable
considering the financial circumstances of the District.
13 . Special Assessments
The Districts shall not impose special assessments without the prior
written approval of the City Council.
VIII. PUBLIC IMPROVEMENTS AND ESTIMATED COSTS
Exhibit F summarizes the type of Public Improvements that are projected to be constructed
and/or installed by the Districts . The cost, scope, and definition of such Public Improvements may
vary over time . The total estimated costs of Public Improvements, as set forth in Exhibit F,
excluding any improvements paid for by the Regional Mill Levy necessary to serve the Planned
Development, are approximately $ 104,712 ,037 in 2019 dollars. The cost estimates are based upon
preliminary engineering, architectural surveys, and reviews of the Public Improvements set forth
in Exhibit F and include all construction cost estimates together with estimates of costs such as
land acquisition, engineering services, legal expenses and other associated expenses . Maps of the
anticipated location, operation, and maintenance of Public Improvements are attached hereto as
Exhibit G. Changes in the Public Improvements or cost, which are approved by the City in an
Approved Development Plan and any agreement approved by the City Council pursuant to Section
IV.B of this Service Plan, shall not constitute a Service Plan Amendment. In addition, due to the
preliminary nature of the Project, the City shall not be bound by this Service Plan in reviewing and
approving the Approved Development Plan and the Approved Development Plan shall supersede
the Service Plan with regard to the cost, scope, and definition of Public Improvements . Provided,
however, any agreement approved and entered into pursuant to Section IV.B of this Service Plan
for the provision of a Public Improvement that is also a Public Benefit shall supersede both this
Service Plan and the Approved Development Plan.
Except as otherwise provided by an agreement approved under Section IV.B of this Service
Plan: (i) the design, phasing of construction, location and completion of Public Improvements will
be determined by the Districts to coincide with the phasing and development of the Planned
Development and the availability of funding sources ; (ii) the Districts may, in their discretion,
phase the construction, completion, operation, and maintenance of Public Improvements or defer,
delay, reschedule, rephase, relocate or determine not to proceed with the construction, completion,
operation, and maintenance of Public Improvements, and such actions or determinations shall not
constitute a Service Plan Amendment; and (iii) the Districts shall also be permitted to allocate
costs between such categories of the Public Improvements as deemed necessary in their discretion.
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The Public Improvements shall be listed using an ownership and maintenance matrix in
Exhibit F, either individually or categorically, to identify the ownership and maintenance
responsibilities of the Public Improvements.
The City Code has development standards, contracting requirements and other legal
requirements related to the construction and payment of public improvements and related to certain
operation activities . Relating to these, the Districts shall comply with the following requirements :
A. Development Standards.
The Districts shall ensure that the Public Improvements are designed and constructed in
accordance with the standards and specifications of the City Code and of other governmental
entities having proper jurisdiction, as applicable. The Districts directly, or indirectly through any
Developer, will obtain the City ' s approval of civil engineering plans and will obtain applicable
permits for construction and installation of Public Improvements prior to performing such work.
Unless waived by the City Council, the Districts shall be required, in accordance with the City
Code, to post a surety bond, letter of credit, or other approved development security for any Public
Improvements to be constructed by the Districts. Such development security may be released in
the City Manager' s discretion when the constructing District has obtained funds, through Debt
issuance or otherwise, adequate to insure the construction of the Public Improvements, unless such
release is prohibited by or in conflict with any City Code provision, State law or any agreement
approved and entered into under Section IV.B of this Service Plan. Any limitation or requirement
concerning the time within which the City must review the Districts ' proposal or application for
an Approved Development Plan or other land use approval is hereby waived by the Districts .
B. Contracting.
The Districts shall comply with all applicable State purchasing, public bidding and
construction contracting requirements and limitations .
C. Land Acquisition and Conveyance.
The purchase price of any land or improvements acquired by the Districts from the
Developer shall be no more than the then-current fair market value as confirmed by an independent
MAI appraisal for land and by an independent professional engineer for improvements . Land,
easements, improvements and facilities conveyed to the City shall be free and clear of all liens,
encumbrances and easements, unless otherwise approved by the City Manager prior to
conveyance . All conveyances to the City shall be by special warranty deed, shall be conveyed at
no cost to the City, shall include an ALTA title policy issued to the City, shall meet the
environmental standards of the City and shall comply with any other conveyance prerequisites
required in the City Code .
D. Equal Employment and Discrimination.
In connection with the performance of all acts or activities hereunder, the Districts shall
not discriminate against any person otherwise qualified with respect to its hiring, discharging,
promoting or demoting or in matters of compensation solely because of race, color, religion,
national origin, gender, age, military status, sexual orientation, gender identity or gender
expression, marital status, or physical or mental disability, and further shall insert the foregoing
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provision in contracts or subcontracts entered into by the Districts to accomplish the purposes of
this Service Plan.
IX. FINANCIAL PLAN/PROPOSED DEBT
This Section IX of the Service Plan describes the nature, basis, method of funding and
financing limitations associated with the acquisition, construction, completion, repair,
replacement, operation and maintenance of Public Improvements .
A. Financial Plan.
The Districts ' Financial Plan, attached as Exhibit H and incorporated by reference, reflects
the Districts ' anticipated schedule for incurring Debt to fund Public Improvements in support of
the Project. The Financial Plan also reflects the schedule of all anticipated revenues flowing to the
Districts derived from the Districts ' mill levies, Fees imposed by the Districts, specific ownership
taxes, and all other anticipated legally available revenues . The Financial Plan is based on
economic, political and industry conditions as they presently exist and reasonable projections and
estimates of future conditions . These projections and estimates are not to be interpreted as the
only method of implementation of the District' s goals and objectives but rather a representation of
one feasible alternative. Other financial structures may be used so long as they are in compliance
with this Service Plan. The Financial Plan incorporates all of the provisions of this Section IX.
Based upon the assumptions contained therein, the Financial Plan projects the issuance of
Bonds to fund Public Improvements and anticipated Debt repayment based on the development
assumptions and absorptions of the property in the Service Area by End Users. The Financial Plan
anticipates that the Districts will acquire, construct, and complete all Public Improvements needed
to serve the Service Area.
The Financial Plan demonstrates that the Districts will have the financial ability to
discharge all Debt to be issued as part of the Financial Plan on a reasonable basis. Furthermore,
the Districts will secure the certification of an External Financial Advisor who will provide an
opinion as to whether such Debt issuances are in the best interest of the Districts at the time of
issuance.
B. Mill Levies.
It is anticipated that each District will impose a Debt Mill Levy and an Operating Mill Levy
on all property within its boundaries . In doing so, the following shall apply:
1 . Aggregate Mill Levy Maximum
The Aggregate Mill Levy shall not exceed in any year the Aggregate Mill Levy
Maximum, which is fifty (50) mills .
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2 . Regional Mill Levy Not Included in Other Mill Levies
The Regional Mill Levy shall not be counted against the Aggregate Mill Levy
Maximum.
3 , Operating Mill Levy
Each District may impose an Operating Mill Levy of up to fifty (50) mills until the
District imposes a Debt Mill Levy. Once a District imposes a Debt Mill Levy of any
amount, that District ' s Operating Mill Levy shall not exceed ten ( 10) mills at any point.
4. Gallagher Adjustments
In the event the State ' s method of calculating assessed valuation for the Taxable
Property changes after January 1 , 2019 , or any constitutionally mandated tax credit, cut
or abatement takes effect after January 1 , 2019 , the District' s Aggregate Mill Levy,
Debt Mill Levy, Operating Mill Levy, and Aggregate Mill Levy Maximum may be
increased or decreased to reflect such changes ; such increases or decreases shall be
determined by the District ' s Board in good faith so that to the extent possible, the actual
tax revenues generated by such mill levies, as adjusted, are neither enhanced nor
diminished as a result of such change occurring after January 1 , 2019 . For purposes of
the foregoing, a change in the ratio of actual valuation to assessed valuation will be a
change in the method of calculating assessed valuation.
5 . Excessive Mill Levy Pledges
Any Debt issued with a mill levy pledge, or which results in a mill levy pledge, that
exceeds the Aggregate Mill Levy Maximum or the Maximum Debt Mill Levy
Imposition Term, shall be deemed a material modification of this Service Plan and shall
not be an authorized issuance of Debt unless and until such material modification has
been approved by a Service Plan Amendment.
6 , Refunding Debt
The Maximum Debt Mill Levy Imposition Term may be exceeded for Debt refunding
purposes i£ ( 1 ) a majority of the issuing District' s Board is composed of End Users
and have voted in favor of a refunding of a part or all of the Debt; or (2) such refunding
will result in a net present value savings .
7 . Maximum Debt Authorization
The Districts anticipate approximately $104,712,037 in project costs in 2019 dollars as
set forth in Exhibit F and anticipate issuing approximately $65,000,000 in total
cumulative Debt to pay such costs as set forth in Exhibit H, which Debt issuance
amount shall be the amount of the Maximum Debt Authorization, provided, however,
if the Inclusion Area is added to the Districts ' boundaries, the Maximum Debt
Authorization shall be $75 ,000,000. The request for the additional debt authorization
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will allow for contingencies and financing variations based upon changes to
construction costs, development build out and absorption of the Inclusion Area. In
addition, additional debt capacity is needed for the development of Public
Improvements in the Inclusion Area which have not been included in the financial and
capital projections. In addition, a District shall not issue any Debt unless and until
delivery of the District ' s Public Benefits have been secured as required in Section IV.B
of this Service Plan. The Districts collectively shall not issue Debt in excess of the
Maximum Debt Authorization. Bonds which have been refunded shall not count
against the Maximum Debt Authorization. The Districts must obtain from the City
Council a Service Plan Amendment prior to issuing Debt in excess of the Maximum
Debt Authorization.
C. Maximum Voted Interest Rate and Underwriting Discount.
The interest rate on any Debt is expected to be the market rate at the time the Debt is issued.
The maximum interest rate on any Debt, including any defaulting interest rate, is not permitted to
exceed twelve percent ( 12%) . The maximum underwriting discount shall be three percent (3 %) .
Debt, when issued, will comply with all relevant requirements of this Service Plan, the Special
District Act, other applicable State law and federal law as then applicable to the issuance of public
securities .
D. Interest Rate and Underwriting Discount Certification.
Each District shall retain an External Financial Advisor to provide a written opinion on the
market reasonableness of the interest rate on any Debt and any underwriter discount paid by the
District as part of a Debt financing transaction. The District shall provide this written opinion to
the City before issuing any Debt based on it.
E. Disclosure to Purchasers.
In order to notify future End Users who are purchasing residential lots or dwellings units
in the Service Area that they will be paying, in addition to the property taxes owed to other taxing
governmental entities, the property taxes imposed under the Debt Mill Levy, the Operating Mill
Levy and possibly the Regional Mill Levy, the Districts shall not be authorized to issue any Debt
under this Service Plan until there is included in the Developer' s Approved Development Plan
provisions that require the following :
1 . That the Developer, and its successors and assigns, shall prepare and submit to the
City Manager for his approval a disclosure notice in substantially the form attached
hereto as Exhibit J (the "Disclosure Notice") ;
2 . That when the Disclosure Notice is approved by the City Manager, the Developer
shall record the Disclosure Notice in the Larimer County Clerk and Recorders
Office; and
3 . That the approved Disclosure Notice shall be provided by the Developer, and by its
successors and assigns, to each potential End User purchaser of a residential lot or
dwelling unit in the Service Area before that purchaser enters into a written
agreement for the purchase and sale of that residential lot or dwelling unit.
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F. External Financial Advisor.
An External Financial Advisor shall be retained by a District to provide a written opinion
as to whether any Debt issuance is in the best interest of the issuing District once the total amount
of Debt issued by such District exceeds Five Million Dollars ($5 ,000,000) . The External Financial
Advisor is to provide advice to the issuing District ' s Board regarding the proposed terms and
whether Debt conditions are reasonable based upon the status of development within the District,
the projected tax base increase in the District, the security offered and other considerations as may
be identified by the External Financial Advisor. The issuing District shall include in the transcript
of any Bond transaction, or other appropriate financing documentation for related Debt instrument,
a signed letter from the External Financial Advisor providing an official opinion on the structure
of the Debt, stating the Advisor' s opinion that the cost of issuance, sizing, repayment term,
redemption feature, couponing, credit spreads, payment, closing date, and other material
transaction details of the proposed Debt serve the best interest of the issuing District.
Debt shall not be undertaken by a District if found to be unreasonable by the External
Financial Advisor.
G. Disclosure to Debt Purchasers.
Any Debt of a District shall set forth a statement in substantially the following form :
"By acceptance of this instrument, the owner of this Debt agrees and
consents to all of the limitations with respect to the payment of the
principal and interest on this Debt contained herein, in the resolution
of the District authorizing the issuance of this Debt and in the
Service Plan of the District. This Debt is not and cannot be a Debt
of the City of Fort Collins . "
Similar language describing the limitations with respect to the payment of the principal and
interest on Debt set forth in this Service Plan shall be included in any document used for the
offering of the Debt for sale to persons, including, but not limited to, a Developer of property
within the Service Area.
H. Security for Debt.
The Districts shall not pledge any revenue or property of the City as security for the
indebtedness set forth in this Service Plan. Approval of this Service Plan shall not be construed
as a guarantee by the City of payment of any of the Districts ' obligations; nor shall anything in the
Service Plan be construed to create any responsibility or liability on the part of the City in the event
of default by the Districts in the payment of any such obligation.
I. TABOR Compliance.
The Districts shall comply with the provisions of TABOR. In the discretion of the Districts '
Boards, the Districts may set up other qualifying entities to manage, fund, construct and operate
facilities, services, and programs . To the extent allowed by law, any entity created by a District
will remain under the control of the District' s Board.
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J. Districts ' Operating Costs.
The estimated cost of acquiring land, engineering services, legal services and
administrative services, together with the estimated costs of the Districts ' organization and initial
operations, are anticipated to be SEVENTY-FIVE THOUSAND DOLLARS ($75 ,000) in total for
all the Districts, which will be eligible for reimbursement from Debt proceeds .
In addition to the capital costs of the Public Improvements, the Districts will require
operating funds for administration and to plan and cause the Public Improvements to be operated
and maintained. The first year' s operating budget in total for all the Districts is estimated to be
ONE HUNDRED THOUSAND DOLLARS ($ 100,000) .
Ongoing administration, operations and maintenance costs may be paid from property
taxes collected through the imposition of an Operating Mill Levy, subject to the limitations set
forth in Section IX.B . 3 , as well as from other revenues legally available to the Districts .
X. REGIONAL IMPROVEMENTS
The Districts shall be authorized to provide for the planning, design, acquisition, funding,
construction, installation, relocation, redevelopment, administration and overhead costs related to
the provision of Regional Improvements . At the discretion of the City, the Districts shall impose
a Regional Improvement Mill Levy on all property within the Districts ' Boundaries and any
properties thereafter included in the Boundaries under the following terms :
A. Regional Mill Levy Authority.
The Districts shall seek the authority to impose an additional Regional Mill Levy of five
(5 ) mills as part of the Districts ' initial TABOR election. The Districts shall also seek from the
electorate in that election the authority under TABOR to enter into an intergovernmental
agreement with the City obligating the Districts to pay as a multiple-fiscal year obligation the
proceeds from the Regional Mill Levy to the City. Obtaining such voter-approval of this
intergovernmental agreement shall be a precondition to the Districts issuing any Debt and
imposing the Debt Mill Levy, the Operating Mill Levy and Fees for the repayment of Debt under
this Service Plan.
B. Regional Mill Levy Imposition.
The Districts shall each impose the Regional Mill Levy at a rate not to exceed five (5) mills
within one year of receiving written notice from the City Manager to the Districts requesting the
imposition of the Regional Mill Levy and stating the mill rate to be imposed.
C. City Notice Regarding Regional Improvements.
Such notice from the City shall provide a description of the Regional Improvements to be
constructed and an analysis explaining how the Regional Improvements will be beneficial to
property owners within the Service Area. The City shall make a good faith effort to require that
planned developments that (i) are adjacent to the Service Area and (ii) will benefit from the
Regional Improvement also impose a Regional Mill Levy, to the extent possible .
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D. Regional Improvements Authorized Under Service Plan.
If so notified by the City Manager, the Regional Improvements shall be considered public
improvements that the Districts would otherwise be authorized to design, construct, install re-
design, re-construct, repair or replace pursuant to this Service Plan and applicable law.
E. Expenditure of Regional Mil Levy Revenues.
Revenue collected through the imposition of the Regional Mill Levy shall be expended as
follows :
1 . InterjZovernmental Agreement
If the City and the Districts have executed an intergovernmental agreement
concerning the Regional Improvements, then the revenue from the Regional Mill
Levy shall be used in accordance with such agreement;
2 . No Intergovernmental Agreement
If no intergovernmental agreement exists between the Districts and the City, then
the revenue from the Regional Mill Levy shall be paid to the City, for use by the
City in the planning, designing, constructing, installing, acquiring, relocating,
redeveloping or financing of Regional Improvements which benefit the End Users
of the Districts as prioritized and determined by the City.
F. Regional Mill Levy Term.
The imposition of the Regional Mill Levy shall not exceed a term of twenty-five (25) years
from December 31 of the tax collection year after which the Regional Mill Levy is first imposed.
G. Completion of Regional Improvements.
All Regional Improvements shall be completed prior to the end of the twenty-five (25) year
Regional Mill Levy term.
H. City Authority to Require Imposition.
The City ' s authority to require a District to initiate the imposition of a Regional Mill Levy
shall expire fifteen ( 15 ) years after December 31st of the year in which said District first imposes
a Debt Mill Levy.
I. Regional Mill Levy Not Included in Other Mill Levies.
The Regional Mill Levy imposed shall not be applied toward the calculation of the
Aggregate Mill Levy Maximum.
J. Gallagher Adjustment.
In the event the method of calculating assessed valuation is changed January 1 , 2019, or
any constitutionally mandated tax credit, cut or abatement takes effect after January 1 , 2019, the
Regional Mill Levy may be increased or shall be decreased to reflect such changes ; such increases
or decreases shall be determined by each of the Districts ' Boards in good faith so that to the extent
possible, the actual tax revenues generated by the Regional Mill Levy, as adjusted, are neither
enhanced nor diminished as a result of such change occurring after January 1 , 2019 . For purposes
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of the foregoing, a change in the ratio of actual valuation to assessed valuation will be a change in
the method of calculating assessed valuation.
XI. CITY FEES
The Districts shall pay all applicable City fees as required by the City Code .
XIL BANKRUPTCY LIMITATIONS
All of the limitations contained in this Service Plan, including, but not limited to, those
pertaining to the Aggregate Mill Levy Maximum, Maximum Debt Mill Levy Imposition Term and
Fees, have been established under the authority of the City in the Special District Act to approve
this Service Plan. It is expressly intended that by such approval such limitations : (i) shall not be
set aside for any reason, including by judicial action, absent a Service Plan Amendment; and (ii)
are, together with all other requirements of State law, included in the "political or governmental
powers" reserved to the State under the U. S . Bankruptcy Code ( 11 U. S . C .) Section 903 , and are
also included in the "regulatory or electoral approval necessary under applicable non-bankruptcy
law" as required for confirmation of a Chapter 9 Bankruptcy Plan under Bankruptcy Code Section
943 (b)(6) .
XIII. ANNUAL REPORTS AND BOARD MEETINGS
A. General.
Each of the Districts shall be responsible for submitting an annual report to the City Clerk
no later than September 1st of each year following the year in which the Orders and Decrees
creating the Districts have been issued. The Districts may file a consolidated annual report. The
annual report(s) may be made available to the public on the City ' s website .
B. Board Meetings .
Each of the Districts ' Boards shall hold at least one public board meeting in three of the
four quarters of each calendar year, beginning in the first full calendar year after a District' s
creation. This meeting requirement shall not apply until there is at least one End User of property
within the District. Also, this requirement shall no longer apply when a majority of the directors
on the District' s Board are End Users . Notice for each of these meetings shall be given in
accordance with the requirements of the Special District Act and other applicable State Law.
C. Report Requirements.
Unless waived in writing by the City Manager, each District must include the following in
its annual report:
1 . Narrative
A narrative summary of the progress of the District in implementing its Service
Plan for the report year.
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2 . Financial Statements
Except when an exemption from audit has been granted for the report year under
the Local Government Audit Law, the audited financial statements of the District
for the report year including a statement of financial condition (i. e . , balance sheet)
as of December 31 of the report year and the statement of operation (i. e. , revenue
and expenditures) for the report year.
3 . Capital Expenditures
Unless disclosed within a separate schedule to the financial statements, a summary
of the capital expenditures incurred by the District in development of improvements
in the report year.
4. Financial Obligations
Unless disclosed within a separate schedule to the financial statements, a summary
of financial obligations of the District at the end of the report year, including the
amount of outstanding Debt, the amount and terms of any new District Debt issued
in the report year, the total assessed valuation of all Taxable Property within the
Service Area as of January I of the report year and the current total District mill
levy pledged to Debt retirement in the report year.
5 . Board Contact Information
The names and contact information of the current directors on the District' s Board,
any District manager and the attorney for the District shall be listed in the report.
The District' s current office address, phone number, email address and any website
address shall also be listed in the report.
6 . Other Information
Any other information deemed relevant by the City Council or deemed reasonably
necessary by the City Manager.
D. Reporting of Significant Events.
The annual report of each District shall include information as to any of the following that
occurred during the report year:
I . Boundary changes made or proposed to the District ' s Boundaries as of
December 31 of the report year.
2 . Intergovernmental agreements with other governmental entities, either entered
into or proposed as of December 31 of the report year.
3 . Copies of the District ' s rules and regulations, if any, or substantial changes to
the District' s rules and regulations as of December 31 of the report year.
4. A summary of any litigation which involves the District ' s Public Improvements
as of December 31 of the report year.
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DN 3520023. 1
5 . A list of all facilities and improvements constructed by the District that have
been dedicated to and accepted by the City as of December 31 of the report
year.
6 . Notice of any uncured events of default by the District, which continue beyond
a ninety (90) day period, under any Debt instrument.
7 . Any inability of the District to pay its obligations as they come due, in
accordance with the terms of such obligations, which continue beyond a ninety
(90) day period.
E. Failure to Submit.
In the event the annual report is not timely received by the City Clerk or is not fully
responsive, notice of such default shall be given to the District ' s Board at its last known address .
The failure of the District to file the annual report within forty-five (45 ) days of the mailing of
such default notice by the City Clerk may constitute a material modification of the Service Plan,
at the discretion of the City Manager.
XIV. SERVICE PLAN AMENDMENTS
This Service Plan is general in nature and does not include specific detail in some instances .
The Service Plan has been designed with sufficient flexibility to enable the Districts to provide
required improvements, services and facilities under evolving circumstances without the need for
numerous amendments . Modification of the general types of improvements and facilities making
up the Public Improvements, and changes in proposed configurations, locations or dimensions of
the Public Improvements, shall be permitted to accommodate development needs consistent with
the then-current Approved Development Plans for the Project and any agreement approved by the
City Council pursuant to the Section IV.B of this Service Plan. Any action of one or more of the
Districts, which is a material modification of this Service Plan requiring a Service Plan
Amendment as provided in in Section XV of this Service Plan or that does not comply with any
provision of this Service Plan, shall be deemed to be a material modification to this Service Plan
unless otherwise expressly provided in this Service Plan. All other departures from the provisions
of this Service Plan shall be considered on a case-by-case basis as to whether such departures are
a material modification under this Service Plan or the Special District Act,
XV. MATERIAL MODIFICATIONS
Material modifications to this Service Plan may be made only in accordance with C .R. S .
Section 32- 1 -207 as a Service Plan Amendment. No modification shall be required for an action
of a District that does not materially depart from the provisions of this Service Plan, unless
otherwise provided in this Service Plan.
Departures from the Service Plan that constitute a material modification requiring a Service
Plan Amendment include, without limitation :
1 . Actions or failures to act that create materially greater financial risk or burden to
the taxpayers of the District;
27
DN 3520023. 1
2 . Performance of a service or function, construction of an improvement, or
acquisition of a major facility that is not closely related to an improvement, service,
function or facility authorized in the Service Plan;
3 . Failure to perform a service or function, construct an improvement or acquire a
facility required by the Service Plan; and
4. Failure to comply with any of the prohibitions , limitations and restrictions of this
Service Plan.
XVL DISSOLUTION
Upon independent determination by the City Council that the purposes for which any
District was created have been accomplished, said District shall file a petition in district court for
dissolution as provided in the Special District Act. In no event shall dissolution occur until the
District has provided for the payment or discharge of all of its outstanding indebtedness and other
financial obligations as required pursuant to State law.
In addition, if within three (3) years from the date of the City Council ' s approval of this
Service Plan no agreement contemplated under Section IV.B of this Service Plan has been entered
into by the City with any of the Districts and/or any Developer, despite the parties conducting good
faith negotiations attempting to do so, the City may opt to pursue the remedies available to it under
C .R. S . Section 32- 1 -701 (3 ) in order to compel the Districts to dissolve in a prompt and orderly
manner. In such event: (i) the limited purposes and powers of the Districts, as authorized herein,
shall automatically terminate and be expressly limited to taking only those actions that are
reasonably necessary to dissolve; (ii) the Board of each of the Districts will be deemed to have
agreed with the City regarding its dissolution without an election pursuant to C . R. S . § 32- 1 -
704(3 )(b) ; (iii) the Districts shall take no action to contest or impede the dissolution of the Districts
and shall affirmatively and diligently cooperate in securing the final dissolution of the Districts,
and (iv) subject to the statutory requirements of the Special District Act, the Districts shall
thereupon dissolve .
XVIL SANCTIONS
Should any of the Districts undertake any act without obtaining prior City Council approval
or consent or City Manager approval or consent as required in this Service Plan, that constitutes a
material modification to this Service Plan requiring a Service Plan Amendment as provided herein
or under the Special District Act, or that does not otherwise comply with the provisions of this
Service Plan, the City Council may impose one ( 1 ) or more of the following sanctions, as it deems
appropriate :
1 . Exercise any applicable remedy under the Special District Act;
2 . Withhold the issuance of any permit, authorization, acceptance or other
administrative approval, or withhold any cooperation, necessary for the District' s
development or construction or operation of improvements or provision of services;
28
DN 3520023. 1
3 . Exercise any legal remedy under the terms of any intergovernmental agreement
under which the District is in default; or
4. Exercise any other legal and equitable remedy available under the law, including
seeking prohibitory and mandatory injunctive relief against the District, to ensure
compliance with the provisions of the Service Plan or applicable law.
XVIII. INTERGOVERNMENTAL AGREEMENT WITH CITY
The Districts and the City shall enter into an intergovernmental agreement, the form of which
shall be in substantially the form attached hereto as Exhibit "K" and incorporated by reference
(the "IGA") . However, the City and the Districts may include such additional details, terms and
conditions as they deem necessary in connection with the Project and the construction and funding
of the Public Improvements and the Public Benefits . Each of the Districts ' Boards shall approve
the IGA at their first board meeting, unless agreed otherwise by the City Manager. Entering into
this IGA is a precondition to each of the Districts issuing any Debt or imposing any Debt Mill
Levy, Operating Mill Levy or Fee for the payment of Debt under this Service Plan. In addition,
failure of any of the Districts to enter into the IGA as required herein shall constitute a material
modification of this Service Plan and subject the District to the sanctions in Section XVII of this
Service Plan. The City and the Districts may amend the IGA from time-to-time provided such
amendment is not in conflict with any provision of this Service Plan.
XIX. CONCLUSION
It is submitted that this Service Plan, as required by C.R. S . § 32- 1 -203 (2), establishes that:
1 . There is sufficient existing and projected need for organized service in the Service Area
to be served by the Districts ;
2 . The existing service in the Service Area to be served by the Districts is inadequate for
present and projected needs;
3 . The Districts are capable of providing economical and sufficient service to the Service
Area; and
4. The Service Area does have, and will have, the financial ability to discharge the
proposed indebtedness on a reasonable basis.
XX. RESOLUTION OF APPROVAL
The Districts agree to incorporate the City Council ' s resolution approving this Service
Plan, including any conditions on any such approval, into the copy of the Service Plan presented
to the District Court for and in Larimer County, Colorado .
29
DN 3520023. 1
EXHIBIT A-1
LEGAL DESCRIPTION OF DISTRICT NO. 1 BOUNDARIES
30
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 1
THAT PART OF THE NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68
WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
COMMENCING AT THE CENTER QUARTER CORNER OF SECTION 9 ;
THENCE NORTH 00009 ' 57 " EAST FOR 87 . 10 FEET ON THE EAST LINE OF SAID NORTHWEST
QUARTER OF SECTION 9 TO THE NORTH RIGHT OF WAY LINE OF THE GREAT WESTERN
RAILROAD , THE START OF A NONTANGENT CURVE TO THE RIGHT AND THE TRUE POINT OF
BEGINNING ;
THENCE ON SAID NORTH RIGHT OF WAY LINE FOR THE FOLLOWING 2 COURSES ;
1 ) THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 692 . 09 FEET , A
CENTRAL ANGLE OF 21041 ' 33 " 1 A DISTANCE OF 262 . 03 FEET , A CHORD BEARING OF
N52040 ' 51 "W WITH A CHORD DISTANCE OF 260 . 47 FEET ;
2 ) THENCE N41001115 "W , A DISTANCE OF 356 . 86 FEET ;
THENCE N45030'06 " E , A DISTANCE OF 622 . 29 FEET TO THE WEST LINE OF SAID NORTHWEST
QUARTER OF SECTION 9 ;
THENCE S00009 ' 57"W , A DISTANCE OF 863 . 31 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 202 , 592 SQUARE FEET OR 4 . 651 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A . KOHL , PLS# 37067
EXHIBIT A-2
LEGAL DESCRIPTION OF DISTRICT NO. 2 BOUNDARIES
32
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 2
THAT PART OF THE NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68
WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
COMMENCING AT THE CENTER QUARTER CORNER OF SECTION 9 ;
THENCE NORTH 00009 ' 57 " EAST FOR 950 .41 FEET ON THE EAST LINE OF SAID NORTHWEST
QUARTER OF SECTION 9 TO THE TRUE POINT OF BEGINNING ;
THENCE S45030 ' 06"W , A DISTANCE OF 622 . 29 FEET TO THE NORTH RIGHT OF WAY LINE OF THE
GREAT WESTERN RAILROAD ;
THENCE N41001 ' 15 "W , A DISTANCE OF 2518 . 11 FEET ON SAID NORTH RIGHT OF WAY LINE TO A
POINT OF CURVATURE ;
THENCE CONTINUING ON SAID NORTH RIGHT OF WAY LINE ALONG SAID CURVE TO THE LEFT ,
HAVING A RADIUS OF 742 . 09 FEET , A CENTRAL ANGLE OF 39019 ' 08 " , A DISTANCE OF 509 . 26
FEET , A CHORD BEARING OF N59053'25 "W WITH A CHORD DISTANCE OF 499 . 32 FEET TO THE
SOUTH RIGHT OF WAY LINE OF EAST VINE STREET ;
THENCE S88038 ' 14" E , A DISTANCE OF 2534 . 03 FEET ON SAID SOUTH RIGHT OF WAY LINE TO
THE EAST LINE OF SAID NORTHWEST QUARTER OF SECTION 9 ;
THENCE S00009 ' 57"W , A DISTANCE OF 1653 . 91 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 2 , 809 , 099 SQUARE FEET OR 64 .488 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A KOHL , PLS# 37067
EXHIBIT A-3
LEGAL DESCRIPTION OF DISTRICT NO. 3 BOUNDARIES
34
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 3
THAT PART OF THE NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68
WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
COMMENCING AT THE CENTER QUARTER CORNER OF SAID SECTION 9 ;
THENCE NORTH 88055 ' 57 " WEST FOR 1 , 257 . 90 FEET ON THE SOUTH LINE OF SAID NORTHWEST
QUARTER OF SECTION 9
THENCE N00013'30 " E , A DISTANCE OF 94 . 01 FEET TO THE TRUE POINT OF BEGINNING ;
THENCE N88056'09 "W , A DISTANCE OF 1350 . 59 FEET TO EAST LINE OF EASTRIDGE SECOND
FILING RECORDED AT REC NO 20160047573 IN THE LARIMER COUNTY CLERK AND RECORDERS
OFFICE ;
THENCE ON SAID EAST LINE FOR THE FOLLOWING 3 COURSES ;
1 ) THENCE N00017147 " E , A DISTANCE OF 1003 . 03 FEET ;
2 ) THENCE N89029'01 "W , A DISTANCE OF 38 . 08 FEET ;
3 ) THENCE 1\100017'47 " E , A DISTANCE OF 1480 . 45 FEET TO THE SOUTH RIGHT OF WAY LINE
OF THE GREAT WESTERN RAILROAD AND A NON -TANGENT POINT OF CURVATURE ;
THENCE ON SAID SOUTH RIGHT OF WAY LINE FOR THE FOLLOWING 2 COURSES ,
1 ) THENCE ALONG SAID NONTANGECT CURVE TO THE RIGHT , HAVING A RADIUS OF
692 . 09 FEET , A CENTRAL ANGLE OF 47031 '20 " , A DISTANCE OF 574 . 03 FEET , A CHORD
BEARING OF S63057' 51 " E WITH A CHORD DISTANCE OF 557 . 72 FEET ;
2 ) THENCE CONTINUING ON SAID SOUTH RIGHT OF WAY LINE S41001115 " E , A DISTANCE OF
1566 . 60 FEET TO A NONTANGENT POINT OF CURVATURE ;
THENCE ALONG SAID NONTANGENT CURVE TO THE LEFT , HAVING A RADIUS OF 534 . 50 FEET , A
CENTRAL ANGLE OF 43055 ' 11 " , A DISTANCE OF 409 . 72 FEET , A CHORD BEARING OF S22011 ' 05 "W
WITH A CHORD DISTANCE OF 399 . 76 FEET ;
THENCE S00013 ' 30"W , A DISTANCE OF 711 . 96 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 2 , 751 , 597 SQUARE FEET OR 63 . 168 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A KOHL , PLS# 37067
EXHIBIT A4
LEGAL DESCRIPTION OF DISTRICT NO. 4 BOUNDARIES
37
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 4
THAT PART OF THE WEST HALF OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68 WEST OF THE
6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
COMMENCING AT THE CENTER QUARTER CORNER OF SAID SECTION 9 ,
THENCE NORTH 88055 ' 57 " WEST FOR 1 , 257 . 90 FEET ON THE SOUTH LINE OF THE NORTHWEST
QUARTER OF SECTION 9 TO THE TRUE POINT OF BEGINNING ;
THENCE N88055'57 "W , A DISTANCE OF 65 . 51 FEET CONTINUING ON SAID SOUTH LINE TO THE
WEST CENTER 1 / 16T" CORNER ;
THENCE S00013 ' 30"W , A DISTANCE OF 1311 . 25 FEET ON THE EAST LINE OF THE WEST HALF OF
THE SOUTHEAST QUARTER OF SAID SECTION 9 ;
THENCE N89043'01 "W , A DISTANCE OF 238 . 69 FEET TO A NON -TANGENT POINT OF CURVATURE
TO THE RIGHT ;
THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 327 . 50 FEET , A CENTRAL
ANGLE OF 21050' 5311 , A DISTANCE OF 124 . 88 FEET , A CHORD BEARING OF N78048 '58 "W WITH A
CHORD DISTANCE OF 124 . 13 FEET ;
THENCE N67053'32 "W , A DISTANCE OF 207 . 56 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE LEFT , HAVING A RADIUS OF 272 . 50 FEET , A CENTRAL
ANGLE OF 21048' 05111 A DISTANCE OF 103 . 69 FEET , A CHORD BEARING OF N78047'34 "W WITH A
CHORD DISTANCE OF 103 . 06 FEET ;
THENCE N89041 '37 "W , A DISTANCE OF 41 . 75 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE LEFT , HAVING A RADIUS OF 272 . 50 FEET , A CENTRAL
ANGLE OF 19006' 1011 , A DISTANCE OF 90 . 85 FEET , A CHORD BEARING OF S80045 ' 18 "W WITH A
CHORD DISTANCE OF 90 . 43 FEET ;
THENCE S71012 ' 13"W , A DISTANCE OF 250 . 44 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 327 . 50 FEET , A CENTRAL
ANGLE OF 19006' 10111 A DISTANCE OF 109 . 19 FEET , A CHORD BEARING OF S80045 ' 18 "W WITH A
CHORD DISTANCE OF 108 . 69 FEET ;
THENCE N89041 '37 "W , A DISTANCE OF 195 . 27 FEET TO THE SOUTH 1 / 16TH CORNER OF
SECTIONS 8 AND 9 ;
THENCE N00017'04 " E , A DISTANCE OF 1323 . 84 FEET ON THE WEST LINE OF THE SOUTHWEST
QUARTER OF SAID SECTION 9 TO THE WEST QUARTER CORNER THEREOF ,
THENCE ON THE EAST LINE OF THE FINAL PLAT OF EAST RIDGE SECOND FILNG RECORDED AT
REC NO 20160047573 IN THE LARIMER COUNTY CLERK AND RECORDERS OFFICE FOR THE
FOLLOWING 3 COURSES ;
1 ) THENCE N00017147 " E , A DISTANCE OF 55 . 99 FEET ,
2 ) THENCE S88050111 " E , A DISTANCE OF 38 . 08 FEET ;
3 ) THENCE 1\100017'09 " E , A DISTANCE OF 38 . 08 FEET ;
THENCE S88056 ' 09" E , A DISTANCE OF 1350 . 59 FEET ,
THENCE S00013 ' 30"W , A DISTANCE OF 94 . 01 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 1 , 819 , 728 SQUARE FEET OR 41 . 775 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A KOHL , PLS# 37067
EXHIBIT A-5
LEGAL DESCRIPTION OF DISTRICT NO. 5 BOUNDARIES
40
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 5
THAT PART OF THE NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68
WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
BEGINNING AT THE CENTER QUARTER CORNER OF SAID SECTION 9 ;
THENCE NORTH 88055 ' 57 " WEST FOR 1 , 257 . 90 FEET ON THE SOUTH LINE OF SAID NORTHWEST
QUARTER OF SECTION 9
THENCE N00013'30 " E , A DISTANCE OF 805 . 98 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 534 . 50 FEET , A CENTRAL
ANGLE OF 43055' 1111 , A DISTANCE OF 409 . 72 FEET , A CHORD BEARING OF N22011 '05 " E WITH A
CHORD DISTANCE OF 399 . 76 FEET TO THE SOUTH RIGHT OF WAY LINE OF THE GREAT
WESTERN RAILROAD ;
THENCE ON SAID SOUTH RIGHT OF WAY LINE FOR THE FOLLOWING 2 COURSES ,
1 ) THENCE S41001115" E , A DISTANCE OF 1309 . 06 FEET TO A NON -TANGENT POINT OF
CURVATURE ;
2 ) THENCE ALONG SAID NONTANGENT CURVE TO THE LEFT , HAVING A RADIUS OF 742 . 09
FEET , A CENTRAL ANGLE OF 23036' 51 " , A DISTANCE OF 305 . 85 FEET , A CHORD BEARING
OF S53036'50 " E WITH A CHORD DISTANCE OF 303 . 69 FEET ;
THENCE S00009 ' 57"W , A DISTANCE OF 31 . 77 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 783 , 129 SQUARE FEET OR 17 . 978 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A KOHL# 37067
EXHIBIT A-6
LEGAL DESCRIPTION OF DISTRICT NO. 6 BOUNDARIES
42
DN 3423281. 1
EXHIBIT A
LEGAL DESCRIPTION
SPRING ER -FISH ER -WHITHAM DISTRICT NO . 6
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68
WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , DESCRIBED AS FOLLOWS :
COMMENCING AT THE CENTER QUARTER CORNER OF SAID SECTION 9 ,
THENCE NORTH 88055 ' 57 " WEST FOR 1 , 323 . 41 FEET ON THE SOUTH LINE OF THE NORTHWEST
QUARTER OF SECTION 9 TO THE WEST CENTER 1 / 16T" CORNER ;
THENCE S00013 ' 30"W , A DISTANCE OF 1311 . 25 FEET ON THE EAST LINE OF THE WEST HALF OF
THE SOUTHEAST QUARTER OF SAID SECTION 9 TO THE TRUE POINT OF BEGINNING ;
THENCE S00013 ' 30"W , A DISTANCE OF 1330 . 10 FEET CONTINUING ON SAID EAST LINE TO THE
WEST 1 / 16TH CORNER COMMON TO SECTIONS 9 AND 16 ;
THENCE N89012 ' 17 "W , A DISTANCE OF 631 . 24 FEET ON THE SOUTH LINE OF SAID SECTION 9 TO
THE EAST LINE OF THAT PARCEL RECORDED AT REC NO 92016987 IN THE LARIMER COUNTY
CLERK AND RECORDERS OFFICE ;
THENCE ON SAID EAST LINE FOR THE FOLLOWING 6 COURSES ;
1 ) THENCE N13044109 "W , A DISTANCE OF 250 . 02 FEET ;
2 ) THENCE N15022109 "W , A DISTANCE OF 112 . 04 FEET ;
3 ) THENCE N57053'09 "W , A DISTANCE OF 181 . 02 FEET ;
4 ) THENCE N49 °41 '09 "W , A DISTANCE OF 146 . 77 FEET ;
5 ) THENCE N43 ° 21 '09 "W , A DISTANCE OF 362 . 79 FEET ;
6 ) THENCE N60003109 "W , A DISTANCE OF 100 . 57 FEET TO THE WEST LINE OF SAID
SOUTHWEST QUARTER OF SECTION 9 ;
THENCE N00017'21 " E , A DISTANCE OF 477 . 22 FEET ON SAID WEST LINE TO THE SOUTH 1 / 16TH
CORNER COMMON TO SECTIONS 8 AND 9 ;
THENCE S89041 ' 37" E , A DISTANCE OF 195 . 27 FEET TO A POINT OF CURVATURE ,
THENCE ALONG SAID CURVE TO THE LEFT , HAVING A RADIUS OF 327 . 50 FEET , A CENTRAL
ANGLE OF 19006' 10111 A DISTANCE OF 109 . 19 FEET , A CHORD BEARING OF N80045' 18 " E WITH A
CHORD DISTANCE OF 108 . 69 FEET ;
THENCE N71012 ' 13 " E , A DISTANCE OF 250 . 44 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 272 . 50 FEET , A CENTRAL
ANGLE OF 19006' 10115 A DISTANCE OF 90 . 85 FEET , A CHORD BEARING OF N80045' 18 " E WITH A
CHORD DISTANCE OF 90 . 43 FEET ;
THENCE S89041 ' 37" E , A DISTANCE OF 41 . 75 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 272 . 50 FEET , A CENTRAL
ANGLE OF 21048' 05111 A DISTANCE OF 103 . 69 FEET , A CHORD BEARING OF S78047 ' 34 " E WITH A
CHORD DISTANCE OF 103 . 06 FEET ;
THENCE S67053 ' 32 " E , A DISTANCE OF 207 . 56 FEET TO A POINT OF CURVATURE ;
THENCE ALONG SAID CURVE TO THE LEFT , HAVING A RADIUS OF 327 . 50 FEET , A CENTRAL
ANGLE OF 21050' 5311 , A DISTANCE OF 124 . 88 FEET , A CHORD BEARING OF S78048 ' 58 " E WITH A
CHORD DISTANCE OF 124 . 13 FEET ;
THENCE S89043 ' 01 " E , A DISTANCE OF 238 . 69 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 1 ,440 , 733 SQUARE FEET OR 33 . 075 ACRES .
BASIS OF BEARING : THE EAST LINE OF NORTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7
NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER COUNTY , COLORADO , AS REFERENCE TO
FINAL PLAT OF EASTRIDGE SECOND FILING RECORDED AT REC NO 20160047573 IN THE
LARIMER COUNTY CLERK AND RECORDERS OFFICE BEARS NORTH 00009' 57 " EAST FOR 2634 . 32
FEET BETWEEN THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED
WITH A WITH A 2 " ALUMINUM CAP ON NO 6 REBAR , STAMPED PLS 23503 , 1996 AND THE
NORTHEAST CORNER OF SAID NORTHEAST QUARTER , MONUMENTED A WITH A 2 1 /2 "
ALUMINUM CAP ON NO 6 REBAR STAMPED PLS 28285 , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY , EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY .
PREPARED FOR AND ON BEHALF OF GALLOWAY
BY FRANK A KOHL , PLS# 37067
EXHIBIT B - 1
DISTRICT NO. 1 BOUNDARY MAP
45
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 1 NORTH QUARTER CORNER
NORTHWEST CORNER E . VINE DRIVE SECTION 9, T.7 N. R. 68 W.
SECTION 9, T.7 W. S88°38'15"E 2640.91 ' FOUNDON NUMBER INUM CAP
6 REBAR.
STAMPED "PLS 28285"
FOUND 2 1 /2" ALUMINUM
MINUU M CAP NORTH LINE OF THE NORTHWEST QUARTER STAMPED "PLS 28285"
OF SECTION 9
-�
w
F-
LU
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rnz
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J W
W DISTRICT NO. 1
.�� 202,592 SQ. FT.
4.651 ACRES
Ln
z o CENTER-WEST 1/16 CORNER Y cMi =21 041 '33"
o � SECTION 9, T.7 N. R. 68 W. c00 a 0 R=692 . 09'
o FOUND 21 /2" ALUMINUM CAP
0 o ON NUMBER 6 REBAR �� ��6,� N L=262 .03'
STAMPED "PLS 23503" �7�.,� CB= N52040'51 "W
a AND DATED "2007" �i C=260.47'
POINT OF BEGINNING N00009'57"E
87. 10'
S88056'09"E 1323.29' POINT OF COMMENCEM
NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER SECTION 9, T.7 N . R. 68 W.
OF SECTION 9 FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N. R. 68 W. STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP AND DATED "1996"
ON NUMBER 6 REBAR
STAMPED "LS 34995" /
AND DATED 112016" .
LEGEND
SECTION CORNER
SECTION LINE 0 100 200 500
METRO DISTRICT BOUNDARY
ADJACENT LOT LINE SCALE 186500"
SPRINGER- FISHER-WHITHAM Project No: HFH000008. 01 01
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC —
Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO D I S RI CTS Date: 01/08/19 970.800.3300 • GallowayUS.com
EXHIBIT B -2
DISTRICT NO. 2 BOUNDARY MAP
47
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 2 NORTH QUARTER CORNER
NORTHWEST CORNER E . VINE DRIVE SECTION 9, T.7 N. R. 68 W.
SECTION 9, T.7 W. S88°38'15"E 2640.91 ' FOUNDON NUMBER INUM CAP
6 REBAR.
STAMPED "PLS 28285"
FOUND 2 1 /2" ALUMINUM
MINUU M CAP NORTH LINE OF THE NORTHWEST QUARTER STAMPED "PLS 28285"
OF SECTION 9
S88038'14"E 2534.03'
A=39° 19'08"
R=742 . 09'
L=509.26'
CB= N59°53'25"W
C=499. 32'
M W
c�,9�,y DISTRICT NO. 2 Q
w !y (, 238097099 SQ. FT. �
1 Fs yk 64.488 ACRES
�5�!y p L
CIO 0rnL l m`" C O o �
(Dxz CIOw
N O lr� zno
pSr ¢
2 LL (n
CW Z W ,� 0 ILL
t �'J U) O m
� 2LL O W
Lj_ Z
C ILL J
O
z J POINT OF BEGINNING
U)
W
Go
o"sv
1 �O
� `tip
Z m ('�� �[Lf V•
J n
o a CENTER-WEST 1/16 CORNER
o 0SECTION 9, T.7 N. R. 68 W.
FOUND 21 /2" ALUMINUM CAP N00009'57"E
0 o ON NUMBER 6 REBAR 950.41 '
Lj STAMPED "PLS 23503"
a AND DATED 112007"
w
S88056'09"E 1323.29' POINT OF COMMENCEMENT
NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER SECTION 9, T.7 N . R. 68 W.
OF SECTION 9 FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N. R. 68 W. STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP AND DATED "1996"
ON NUMBER 6 REBAR
STAMPED "LS 34995" /
AND DATED 112016" .
tt
LEGEND
SECTION CORNER
SECTION LINE 0 100 200 500
METRO DISTRICT BOUNDARY
ADJACENT LOT LINE SCALE 186500"
SPRINGER- FISHER-WHITHAM Project No: HFH000008. 01 01
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC —
Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO D I S RI CTS Date: 01/08/19 970.800.3300 • GallowayUS.com
EXHIBIT B -3
DISTRICT NO. 3 BOUNDARY MAP
49
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 3 NORTH QUARTER CORNER
NORTHWEST CORNER E . VINE DRIVE SECTION 9, T.7 N. R. 68 W.
SECTION 9, T.7 W. S88°38'15"E 2640.91 ' FOUNDON NUMBER INUM CAP
6 REBAR.
STAMPED "PLS 28285"
FOUND 2 1 /2" ALUMINUM
MINUU M CAP NORTH LINE OF THE NORTHWEST QUARTER STAMPED "PLS 28285"
OF SECTION 9
A=47031 '20"
R=692 .09'
L=574.03'
CB=S63°57'51 " E
C=557 .72'
00
v
s�s> Of
o�
w FI O F-
Q
W 's.. C3
a 0 DISTRICT NO. 3 F M
ZD
0 2,751 ,597 SQ. FT.
�cn Z 63.168 ACRES Q
o� LU 6�' o c~> °W°
v z W LL
NF0 � W cn0
Of CZFw o U- o
W N892901W Q
7 Z 38 .08' U)o
CZ o A=43°55' 11 "
Z R=534.50' w
J
L=409 .72'
CDCB=S22° 11 '05"W
c 1 C=399 .76' so 0
G
z w
z o CENTER-WEST 1/16 CORNER sTF p�
00
U SECTION 9, T.7 N. R. 68 W. A,y GG
o
0 FOUND 21 /2" ALUMINUM CAP 9�
cD o o ON NUMBER 6 REBAR > ��po`2F
L Z STAMPED "PLS 23503' c 90
a AND DATED "2007" POINT OF BEGINNING
" N88056'09"W 1350,59' N00013'30"E
94.01 '
N88055'57"W 1257.90'
S88056'09"E 1323.29' POINT OF COMMENCEMENT
NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER SECTION 9, T.7 N . R. 68 W.
OF SECTION 9 FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N. R. 68 W. STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP AND DATED "1996"
ON NUMBER 6 REBAR
STAMPED "LS 34995" /
AND DATED 112016" .
tt
LEGEND
SECTION CORNER
SECTION LINE 0 100 200 500
METRO DISTRICT BOUNDARY
ADJACENT LOT LINE SCALE 186500"
SPRINGER- FISHER-WHITHAM Project No: HFH000008. 01 01
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC —
Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO D I S RI CTS Date: 01/08/19 970.800.3300 • GallowayUS.com
EXHIBIT B-4
DISTRICT NO. 4 BOUNDARY MAP
51
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 4
o a CENTER-WEST 1/16 CORNER M w w U)
o 0 SECTION 9, T.7 N. R. 68 W. M = Of M z
� Q
w 0 FOUND 21 /2" ALUMINUM CAP N o 0 zo a
o z N00° 17'47"E ON NUMBER 6 REBAR z N U m
Lj
38 08' STAMPED "PLS 23503" S00013'30"W r` "' c"'i, o
S88°50' 11 "E a °` AND DATED "2007" "' ~ LL U)
w 94.01 ' $ < 0 rn
owe a
38.08 POINT OF BEGINNING co z m
S88056'09"E 1350,59' N88°55'57"W 1257.90'
N00017'47"E S88056'09"E 1323.29' POINT OF COMMENCEMENT J /
55,99' NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER N880 55 57„W SECTION 9, T.7 N. R. 68 W.
OF SECTION 9 65,51 ' FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N . R. 68 W. N STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP AND DATED 111996"
ON NUMBER 6 REBAR
00
ri STAMPED "LS 34995"
AND DATED "2016"
0
LU C )
DISTRICT NO. 4 LU
0 1 ,819,728 SQ. FT. c
SOUTH 1/16 CORNER c
41 .775 ACRES N
SECTION 9 AND 8, c , 00
T.7 N. R. 68 W. z w rn
FOUND 2112" ALUMINUM C3 C2 co = z
CAP ON NUMBER 6 REBAR gyp 4Q� " ?Ojss ■ ■ w o 0
SAND DATED "2000" C s� �° 1213 w �s'°5332„� 1 ' , U.) w cn
N89°41 '37"W 0 ~ o
c7 p LL
41 .75' N89043'01 "W Z W
0 100 200 500 z
N89041 '37"W 238. 69' N J
195.27' o a
coLL: SCALE W
•
Q 0 1 = OWNER:
CD
_ � to WEST 1 /16 CORNER: VALLEY 14 uC
H REC. NO. 20040111336
N w = m SECTION 9 AND 16,
M � < z T.7 N. R. 68 W.
_ 0 o FOUND 2 1 /2" ALUMINUM CAP
U_ W cw ON NUMBER 6 REBAR.
wo = LL STAMPED "PLS 23503"
Z AND DATED 112007"
U oN SOUTH QUARTER CORNER
w OWNER:SPRINGER-FISHER INC SECTION 9, T.7 N. R. 68 W.
2
REC. NO. 92016987 FOUND 21 /2" ALUMINUM CAP
ON NUMBER 6 REBAR
SOUTHWEST CORNER STAMPED " DB 8 CO"
SECTION 9, /2" N.ALUMINUM R. 68 W.
FOUND N8g012'17"W 1326.07' S89012'02"E 1326.08'
CAPON NUMBER 6 REBAR SOUTH LINE OF THE WEST HALF, SOUTH LINE OF THE EAST HALF,
SOUTHWEST QUARTER
IN MONUMENT BOX OF SECTION 9 MULBERRY STREET SOUTHWEST QUARTER
STAMPED "LS 34174" ( HIGHWAY 14) OF SECTION 9
AND DATED 112015"
LEGEND CURVE TABLE
CURVE RADIUS LENGTH DELTA BEARING CHORD
SECTION CORNER
C1 327.50 124.88 21 °50'53" N78048'58"W 124.13
SECTION LINE C2 272.50 103.69 21048'05" N78047'34"W 103.06
METRO DISTRICT BOUNDARY C3 272.50 90.85 19006'10" S80045'18"W 90.43
ADJACENT LOT LINE C4 327.50 109.19 19006110" S8004511811W 108.69
SPRINGER- FISHER-WHITHAM Project No: HFH000008. 01
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC —
Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO D I S RI CTS Date: 01/08/19 970.800.3300 • GallowayUS.00m
EXHIBIT B -5
DISTRICT NO. 5 BOUNDARY MAP
53
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 5 NORTH QUARTER CORNER
NORTHWEST CORNER SECTION 9, T.7 N . R. 68 W.
SECTION 9, T.7 N. R. 68 W. 388°38'15"E 2640.91 ' FOUNDON NUMBER INUM CAP
6 REBAR.
FOUND 21 /2" ALUMINUM CAP STAMPED "PLS 28285" 10RTH LINE OF THE NORTHWEST QUARTER STAMPED "PLS 28285"
OF SECTION 9
s Ir
O w
ti
Fs N LU
U)
T O� r cn c D
LU Q rn z
� Q �'y� N = z �
v3: 6' 9�p0 /L� � Z0m
co x z 90 i� U)LU ILL
N _ o� U)
O O o O �
_ U_ A=43°55'11 " o o m
J R=534.50'
CD
Z o L=409 .72' a
CB=N22°11 '05"E w
ui C=399.76'
s
rn
Ui
o CD a CENTER-WEST 1 /16 CORNER �� R_7423 9'51 "
o SECTION 9, T.7 N . R. 68 W. DISTRICT NO . 5
FOUND 21 /2" ALUMINUM CAP w 7831129 SQ. FT L=305.85'
0 o ON NUMBER 6 REBAR M 17.978 ACRES CB=S53°36'50" E
_ a j STAMPED "PLS 23503" CvWJ
C=303.69'
a AND DATED "2007" o
z S00009'57"W 31 .77'
N88055'57"W 1257,90'
S88056'09"E 1323.29' POINT OF BEGINNING
NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER SECTION 9, T.7 N . R. 68 W.
OF SECTION 9 FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N. R. 68 W. STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP AND DATED 111996"
ON NUMBER 6 REBAR
STAMPED "LS 34995" /
AND DATED 112016"
LEGEND
SECTION CORNER
SECTION LINE 0 100200 500
METRO DISTRICT BOUNDARY
ADJACENT LOT LINE SOLE 1 *=500Y
SPRINGER- FISHER-WHITHAM Project No: HFH000008 . 01 11
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC
_ Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO DISRICTS Date: 01 /08/19 970.800.3300 - GallowayUS com
EXHIBIT B -6
DISTRICT NO. 6 BOUNDARY MAP
55
DN 3423281. 1
EXHIBIT B
DISTRICT NO . 6
o v CENTER-WEST 1/16 CORNER � w w U)
o 0 SECTION 9, T.7 N. R. 68 W. M M ¢ m z
FOUND 21 /2" ALUMINUM CAP N o g W
o °z ON NUMBER 6 REBAR z F_ � m
STAMPED "PLS 23503" w LU o
a AND DATED "2007" o �LO ; x o
"l o m
z
N88'55'57"W 1323.41 '
S88056'09"E 1323.29' POINT OF COMMENCEMENT
NORTH LINE OF THE WEST HALF, CENTER QUARTER CORNER
SOUTHWEST QUARTER SECTION 9, T.7 N. R. 68 W.
OF SECTION 9 FOUND 2" ALUMINUM CAP
WEST QUARTER CORNER ON NUMBER 6 REBAR.
SECTION 9, T.7 N. R. 68 W. N STAMPED "PLS 23503"
FOUND 31 /4" ALUMINUM CAP M AND DATED "1996"
ON NUMBER 6 REBAR
STAMPED "LS 34995"
AND DATED "2016" M
M
o LU
U w
o " <
SOUTH 1/16 CORNER: 41 75 137E
SECTION 9 AND 8, S67°53'32"E osm
S89 °41 '37" E
T.7 N. R. 68 W. w o,
FOUND 2112" ALUMINUM — 195.27 C6 C, 207.56 POINT OF CO F zp
CAP ON NUMBER 6 REBAR
BEGINNING
STAMPED "LS 7839" C5 C8 ■ ■ --wr o) LU
AND DATED "2000" N71 °12'13"E "' LU
250.44LU Z o
N 238.69' N 0 100 200 500 z
0 v DISTRICT NO. 6
z N60°03'09"W 1 ,440,733 SQ. FT. c C w
100 . 57 33.075 ACRES M
J ' M o SCALE �00 OWNER:
2 VALLEY 14 LLC
,o LLI N43°21 '09"W WEST 1/16 CORNER:
v? U) F REC. NO. 20040111C\J336
"� `n of CD 362 . 79' SECTION 9 AND 167
co w
W CY o N57°53'09"W T.7 N. R. 68 W.
_ F z o FOUND 21 /2 ALUMINUM CAP
L~ w LU �90 v6'�j, 181 .02' c i ON NUMBER 6 REBAR.
LU _ " ��b N15°22'09"W 0 STAMPED "PLS 23503"
z 0 9,� N AND DATED "2007"
U) � cot) OWNER: 112 . 04 SOUTH QUARTER CORNER
SPRINGER-FISHER INC N13044'09"W SECTION 9, T.7 N. R. 68 W.
REC. NO. 92016987 250 . 02' FOUND 21/2" ALUMINUM CAP
ON NUMBER 6 REBAR
SOUTHWEST CORNER N89012' 17"W STAMPED " DB & CO"
SECTION 9, T7 N. R. N89012'17"W 1326.07' 631 ,24' `' S89012'02"E 1326.08'
FOUND 2 1/2" ALUMININ UMM
CAP ON NUMBER 6 REBAR SOUTH LINE OF THE WEST HALF, SOUTH LINE OF THE EAST HALF,
SOUTHWEST QUARTER
IN MONUMENT BOX OF SECTION 9 MULBERRY STREET SOUTHWEST QUARTER
STAMPED "LS 34174" ( HIGHWAY 14) OF SECTION 9
AND DATED 112015"
LEGEND CURVE TABLE
CURVE RADIUS LENGTH DELTA BEARING CHORD
SECTION CORNER
C5 327.50 109.19 19006'10" N80045'18"E 108.69
SECTION LINE C6 272.50 90.85 19006'10" N80045'18"E 90.43
METRO DISTRICT BOUNDARY C7 272.50 El
03.69 21 °48'05" S78047'34"E 103.06
ADJACENT LOT LINE C8 327.50 24.88 21 °50'53" S78048'58"E 124.13
SPRINGER- FISHER-WHITHAM Project No: HFH000008.01
Drawn By: AN G a s i oway
HARTFORD HOMES, LLC —
Checked By: FK 5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
METRO D I S RI CTS Date: 01/08/19 970.800.3300 • GallowayUS.com
EXHIBIT C
LEGAL DESCRIPTION OF INCLUSION AREA
57
DN 3423281. 1
N88055'57"W 1323.41 '
NORTH LINE OFTHE EAST HALF
OF THE SOUTHWEST QUARTER OF SECTION 9
� I
CENTER-WEST 1116 CORNER
SECTION 9, T.7 N. R. 68 W. CENTER QUARTER CORNER
FOUND 21 /2" ALUMINUM CAP SECTION 9, T.7 N. R. 68 W.
ON NUMBER 6 REBAR FOUND 2" ALUMINUM CAP J
STAMPED "PLS 23503" ON NUMBER 6 REBAR.
AND DATED 112007" STAMPED "PLS 23503"
AND DATED 111996"
o,
a, z
z
0
H U
U W
LL Cn
a LL
o PARCEL 2
C REC . NO . 2004-011336 bui
� W
N W Q� LO
LL = N W
d ~
b 0 H W W
0 ? = (REC .
RCEL1
w o O. 98093295 z 0 0 100 200 400
W
W F I
o SCALE 1 "=400'
w
o z
J
H
Q
PARCEL 3
NOT A
PARCEL5 PART
SOUTH QUARTER CORNER
PARCEL 4 SECTION 9, T 7 N. R. 68 W.
r FOUND 21 /2" ALUMINUM CAP
j ON NUMBER 6 REBAR
"
S89012'02"E 1326.08' STAMPED DB & CO"
SOUTH LINE OF THE EAST HALF OF THE MULBERRY STREET
SOUTHWEST QUARTER OF SECTION 9 NORTH FRONTAGE ROAD
WEST 1116 CORNER:
SECTION 9 AND 160
T.7 N R. 68 W.
FOUND 2 1 /2" ALUMINUM LEGEND
CAP ON NUMBER 6 REBAR
STAMPED "PLS 23503" SECTION CORNER
AND DATED 112007"
SECTION LINE
PARCELBOUNDARY
ADJACENT LOT LINE
SPRINGER-FISHER-WHITHAM Project No: HFH000008. 01 001
IS
Drawn By: AN Ga „ ow ay
HARTFORD HOMES, LLC 5265 Ronald Reagan Blvd Suite 210
Checked By: FK Johnstown, CO 80534
9708003300
Date: 03/18/19 GallowayUS com
PARCEL 1
6
Addendum
The following is the legal description of a 35 Acre parcel that will include the hunting
club.
A tract of ladd situate in the East 1/2 of the Southwest 1 /4 of Section 9, TowmsWp 7
North, Range 68 West of the 6th P.M. , Larimer County, Colorado which considering. the South
line of the said Southwest 114 as bearing N 89' 11' 21 " W and with all bearings contaiued herein
relative thereto is cobtaianed within the boundary lines which begin at a point on the North right-
of-way line of Colorado Highway No . 14 which bears N 890 11' 21 " W 250. 00 feet and again N
000 10' 34 " E 37. 00 feet from the South 1/4 corner of said Section 9 and nun thence N 000 10' 34 "
E 620 . 00 feet ; thence S 891 11 ' 21 " E 250. 00 feet to a point on the East line of the said Southwest
1 /4 ; thence N 00' 10' 34" E 1979. IS feet along the said East line to the Center 1 /4 con► er of said
Section 9; thence N 88' 55' 11 " W 1323 . 28 feet along the North line of the said Southwest 1 /4 to
the Nouthwest cornier of the said East 1/2 of the Southwest 1 /4; thence S 00' 14' 19 " W 431 . 94
feet along the West line of the said East 1/2 of the Southwest 1/4 ; thence S 88" 55' 1 V E 962 . 56
feet ; thence S 34' 15' 36" W 379. 40 feet to a point on the Westerly line of an e.�sting wetland
area ; thence along t e said Westerly lie, S 05 "43' 24 " W 40 . 00 feet and again S 2 I ° 04' 13 " W
52. 36 feet avid again ;S 35 ' 29' 50 " W 28. 76 feet and again S 38' 56' 57" W 18. 41 feet and again S
45 " 29' 27" W 38. 98 feet and again S Oil 31' 15 " E 23 . 23 feet and again S 24" 47' 42 " E 27. 37
feet and again S 00° 137' 35 " W 23 . 89 feet and again S 19' 27' 45 " W 51 . 00 feet and again S 27'
04' 46 " E 98, 28 feet and again S 29' 34' 26 " E 121 . 27 feet and again S 19' 51' 25 " E 83 . 87 feet
and again S 04° 17' 36" E 42. 42 feet and again S 15 ' 47 05 " E 105 . 49 feet and again S 20' 07'
14 " E 128 . 82 feet and again S 10' 21 ' 14" E 122. 97 feet and again S 04' 04' 15 " E 111032 feet
and again S 03" 36' 34 " E 65 . 40 feet and again S 00' 28' 21 " W 52. 45 feet and again S 080 10 '
29" W 131 . 91 feet and again S 15108' 31 " W 159 . 24 feet and again S 19" 20' 09 " 'W 114 . 46 feet
and again S 16' OT 52 " W 126. 85 feet and again S 11 ' 03' 34 " W 93 . 31 feet and again S 04 ' 42'
23 " E 43 . 59 feet and again S 24" 24' 43 " W 18 . 25 feet to a point on the North right- of-way line of
Colorado Highway No . 14 ; thence S 8911 11 ' 21 " E 312 . 33 feet to the point of beginning,
containing 35 . 0108 Acres more or less.
I.f you have any questions regarding this description, please call.
Sincerely, ISTE
f • • I
Richard A. Rutherford, P.E . L. S. ,
meh James H. Stewsrt * : 5028
and Associates. Inc res
103 S . Veldrum Street • 'O P
r. • . F g;
P 0. Box 4'9 � . 0 el � . • >,�
Ft. COUins, CO 80522
970/482-933 �`�• :� . `�
Fax 970/482-9382
„
Exhibit A
PARCEL 2
A TRACT 011 LAND SITUATE IN TILE PAST 1 /2 OF THE SOUTHWEST 1 /4 SECTION 9, TOWNSHIP 7 NORTI-I ,
RANGE 68 WEST OF THE SIXTH P.M ., LARIMER COUNTY, COLORADO WHICH CONSIDERING THE SOUTH
LINI? oil, TTIE SAID SOUTHWEST 114 AS REARING NORTH 89 DEGREES 11 MINUTES 21 SECONDS WEST AND
WITH ALL III; ARINGS CONTAINED HEREIN RELATIVE THERETO IS CONTAINED WITHIN THE BOUNDARY
I . INI?S \1' IlIC11 I11'GIN AT A I'OIN7. ON 7.1.1E EAST LINE OF TI ( E SAID SOUTI-INVEST 1 /4 WHICH BEARS NORTH 00
IIEGRE'ES 10 MIN1ITE'S 34 SECONDS EAST 1 ,353 .04 IlEls"T FROM THE SOUT 'll 114 CORNER 01 SAID SECTION 9
AND RUN '1' 111!:NCE NORTH 88 DEGREES 53 11'IINU'I' IsS I4 SECONDS \VISST 1 ,324 .68 I'll'1' ' 1"I'0 ' I HE WEST' LINE OF
THE SAID EAST 112 ; THENCE 1'ALONG SAID 1VES LINE, NORTH 00 DEGREES 14 MINUTES 19 SI{CONDS EAST
1 ,281 .36 I I? 1 :1"I'O 010111: NORTH LINE Oil TI ; SAID SOUTHWEST I /4 ; THEINCE ALONG SAID NOITI'll LINE SOUTH
88 DElGltl; I;S 55 MINUTE'S 11 SECONDS EAST 1 ,323 .28 FEET TO '1011E CEN'1411" R 114 CORNER OF SAID SECTION 9 ;
THENCE ALON' G 'I'III: 1?AST LINE O1 '1'IIIs SAID SOU'I'FIWI'sS'I' 1 /4 , SOUTH 00 DEGREES 10 MINUTES 34 SECONDS
\VEST 1 ,282 . 14 11EET 1'O 711E POINT 011 BEGINNING ;
AND 'EXCEI'TING THAT PORTION CONVEYED TO COOPER SLOUGH HUNTING CLUB, LUC, IN DEW
I41c"(: 11( DED OC OBER 27, 1998 AS RECEPTION NO . 98093295.
LEGAL DESCRIPTION
PARCEL 3
THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9 ,
TOWNSHIP 7 NORTH RANGE 68 WEST OF THE 6T" PM , LARIMER COUNTY , COLORADO ,
DESCRIBED AS FOLLOWS ;
COMMENCING AT THE WEST 1 /16T" CORNER COMMON TO SECTIONS 9 AND 16 ;
THENCE N00013'30"E , A DISTANCE OF 374 . 86 FEET ON THE WEST LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9 TO THE POINT OF
BEGINNING ;
THENCE N00013'30" E , A DISTANCE OF 985 . 09 FEET ON SAID WEST LINE ;
THENCE S88054'03" E , A DISTANCE OF 789 . 69 FEET TO THE WEST LINE OF THAT PARCEL
RECORDED AT RECEPTION NUMBER 98093295 IN THE LARIMER COUNTY CLERK AND
RECORDERS OFFICE ;
THENCE ON SAID WEST LINE FOR THE FOLLOWING 15 COURCES ;
1 ) THENCE S19052114 "E , A DISTANCE OF 34 . 64 FEET;
2 ) THENCE S04018125" E , A DISTANCE OF 42 . 42 FEET ;
3 ) THENCE S15047154"E , A DISTANCE OF 105 .48 FEET ;
4 ) THENCE S2000810311E , A DISTANCE OF 128 . 82 FEET ;
5 ) THENCE S1002210311E , A DISTANCE OF 122 . 97 FEET ;
6 ) THENCE S0400510411E , A DISTANCE OF 111 . 32 FEET;
7 ) THENCE S03037123" E , A DISTANCE OF 65 .40 FEET ;
8 ) THENCE S0002713211WI A DISTANCE OF 52 . 45 FEET ;
9 ) THENCE S0800914011W , A DISTANCE OF 131 . 91 FEET;
10 ) THENCE S15 °07'42"W , A DISTANCE OF 159 . 24 FEET ;
11 ) THENCE S18 ° 19'20"W , A DISTANCE OF 114 . 46 FEET ;
12 ) THENCE S1600710311W , A DISTANCE OF 126 . 85 FEET;
13 ) THENCE S11 002'45"W , A DISTANCE OF 93 . 31 FEET ;
14 ) THENCE S0404311211E , A DISTANCE OF 48 . 59 FEET ;
15 ) THENCE S24023'54"W , A DISTANCE OF 18 . 21 FEET;
THENCE N89012'02 "W , A DISTANCE OF 35 . 41 FEET ON A LINE 37 . 00 NORTH OF AND
PARALLEL TO THE TO THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 9 , TO THE NORTHEAST LINE OF THAT PARCEL
RECORDED AT RECEPTION NUMBER 20170044765 IN THE LARIMER COUNTY CLERK AND
RECORDERS OFFICE , THE SAME BEING THE NORTH RIGHT OF WAY LINE OF THE
REALIGNED NORTH FRONTAGE ROAD FOR EAST MULBERRY STREET;
THENCE ON SAID NORTH LINE FOR THE FOLLOWING 5 COURCES ;
1 ) THENCE ALONG A NONTANGENT CURVE TO THE RIGHT , HAVING A RADIUS OF
217 . 00 FEET , A CENTRAL ANGLE OF 46059' 53" 1 A DISTANCE OF 178 . 00 FEET , A
CHORD BEARING OF N58013' 16"W WITH A CHORD DISTANCE OF 173 . 05 FEET ;
2 ) THENCE N3404312011WI A DISTANCE OF 155 . 19 FEET ;
Page 1 of 3
3 ) THENCE ALONG A CURVE TO THE LEFT , HAVING A RADIUS OF 283 . 00 FEET, A
CENTRAL ANGLE OF 42057155" , A DISTANCE OF 212 . 22 FEET, A CHORD BEARING OF
N56012' 17"W WITH A CHORD DISTANCE OF 207 . 28 FEET;
4 ) THENCE ALONG A REVERSE CURVE TO THE LEFT, HAVING A RADIUS OF 533 . 00
FEET, A CENTRAL ANGLE OF 1104912311 , A DISTANCE OF 109. 99 FEET , A CHORD
BEARING OF N8303515611W WITH A CHORD DISTANCE OF 109 . 79 FEET ;
5 ) THENCE N89030'38"W , A DISTANCE OF 210 , 05 FEET TO THE POINT OF BEGINNING .
PARCEL CONTAINS 951 , 193 SQUARE FEET OR 21 . 836 ACRES ,
BASIS OF BEARINGS : THE SOUTH LINE OF SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68 WEST OF THE 6T" P . M . , LARIMER
COUNTY , COLORADO , IS ASSUMED TO BEAR : SOUTH 89012102" EAST FOR 1 , 326 . 08 FEET
BETWEEN THE SOUTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER , MONUMENTED WITH A WITH A 2 1/z" ALUMINUM CAP STAMPED PLS
23503 AND THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER, MONUMENTED A
WITH A 2 1 /2" ALUMINUM CAP STAMPED DB & CO , WITH ALL OTHER BEARINGS
REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY, EXHIBIT B MAY
BE USED TO RESOLVE SAID AMBIGUITY.
rv% A
70 (37
%NAB
PREPARED FOR AND ON BEHAL OF GALLOWAY & COMPANY �''�ti. 17V
BY FRANK A . KOHL , PLS# 37067
Dale: 3/15/2019
Path: H/ Hartford Homes/ Co,Ft Collins/ HFH000008,01/ Springer Fisher/Survey/ documents/ Parcel 3
Page 2 of 3
CENTER-WEST N88055'57"W 1323.41 '
1 /16 CORNER PARCEL 3 NORTH LINE OF THE EAST HALF OF THE
SECTION 9 SOUTHWEST QUARTER OF SECTION 9
FOUND 21/2'
ALUMINUM CAP CENTER QUARTER CORNER
ON NUMBER 6 SECTION 9, T.7 N R. 68 W
REBAR FOUND 2" ALUMINUM CAP
STAMPED S88054'03"E 789,69' REC. NO. 2004-011336 \ ON NUMBER 6 REBAR.
"PLS 23503"
AND DATED STAMPED "PLS 23503"
112007" S19052'14"E 34.64' AND DATED " 1996
Z "S4018'25"E 42 ,42'
w REC . NO. 98093295 Z
= U- S15°47'54"E 105,48'
U
C-4 Q H ® w
= a S20008'03"E 128,82'
w
oo �
<'7 w W
J
� zU mC7
H
to F- F N U)
Lu
"t o 0 50 100 200 `-"
o S10°22'03"E 122,97'
F oho o U
0 M PARCEL 3 SCALE: 1 "=200' z w
w 951 , 193 SQ FT S4005'04"E 111 . 32' U
M 21 836 ACRES
w
S3037'23"E 65.40' --
° F
CDuJ
Z S0027'32"W 52 ,45' — w
S8009'40"W 131 .91 ' —\
A=11 °49'23"
R=533.00' 0=42057'55"
L=109.99' R=283. 00'
CB=N83035'56"W L=212.22' a N
C= 109.79 CB=N56012'17"W o0
POINT OF C=207.28
BEGINNING
=46°59'53"
210.05' R=217.00' 1 .46 0"W 11446' NOT A PART
N89030'38"W L=178.00'
CB=N58° 13'16"W S16007'03"W
00 C=173.05-94: 126,85'
PARCEL 5 SOUTH QUARTER'f'„� �,s. S11 °02'45"W CORNER
�V 93, 31 ' SECTION 9,
PARCEL 4 10, S04043'12"E T.7 N. R. 68 W.
�L 48.59' FOUND 2 1 /2"
S24°23'54"IIV ALUMINUM CAP ON
37 NUMBER 6 REBAR
18.21 ' STAMPED " DB & CO"
N89012'02"W_ 35.41 'S89012 t �
r� POINT OF COMMENCENT ( LINE
OF
EAST
HALF
MULBERRY STREET
WEST 1 /16 CORNER: SSOU T LINE OF THE EAST HALF TI THE NORTH FRONTAGE ROAD
SOUTHWEST QUARTER OF SECTION 9 LEGEND
SECTION 9 AND 16, BASIS OF BEARINGS
T.7 N . R. 68 W.
FOUND 21 /2" ALUMINUM SECTION CORNER
CAP ON NUMBER 6 REBAR SECTION LINE
STAMPED "PLS 23503" PARCEL BOUNDARY
AND DATED 112007"
ADJACENT LOT LINE
SPRINGER-FISHER-WHITHAM Project No: HFH000008. 01 : :
Drawn By: AN Ga s a OWay
HARTFORD HOMES, LLC 5265 Ronald Reagan Blvd , Suite 210
Checked By: FK Johnstown, CO 80534
970 B00.3300
Date: 03/18/19 GallowayUS oom
PAGE 3 OF 3
LEGAL DESCRIPTION
PARCEL 4
THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 9 , TOWNSHIP 7 NORTH RANGE 68 WEST OF THE 6T" PM , LARIMER COUNTY ,
COLORADO , DESCRIBED AS FOLLOWS ;
COMMENCING AT THE WEST 1 / 16T" CORNER COMMON TO SECTIONS 9 AND 16 ,
MONUMENTED WITH A 2 '/2" ALUMINUM CAP STAMPED PLS 23503 ;
THENCE N00013'30" E , A DISTANCE OF 37 . 00 FEET ON THE WEST LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9 ;
THENCE S89012'02" E , A DISTANCE OF 124 . 82 FEET , PARALLEL WITH AND 37 . 00 FEET
NORTH OF THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 9 TO THE RIGHT OF WAY LINE CREATED BY THAT DOCUMENT
RECORDED AT RECEPTION NUMBER 20170044765 IN THE LARIMER COUNTY CLERK
AND RECORDERS OFFICE , AND THE POINT OF BEGINNING ;
THENCE ON SAID RIGHT OF WAY LINE FOR THE FOLLOWING 7 COURSES ;
1 ) THENCE N00048114" E , A DISTANCE OF 237 . 53 FEET ;
2 ) THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 35 . 00 FEET ,
A CENTRAL ANGLE OF 90000'077 A DISTANCE OF 54 . 98 FEET , A CHORD
BEARING OF N45029' 19" E WITH A CHORD DISTANCE OF 49 . 50 FEET ;
3 ) THENCE S89030' 38 " E , A DISTANCE OF 47 . 37 FEET ;
4 ) THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 467 . 00 FEET ,
A CENTRAL ANGLE OF 11 049'23" , A DISTANCE OF 96 . 37 FEET , A CHORD
BEARING OF S83035' 56" E WITH A CHORD DISTANCE OF 96 . 19 FEET TO A POINT
OF COMPOUND CURVATURE ;
5 ) THENCE ALONG SAID COMPOUND CURVE TO THE RIGHT , HAVING A RADIUS OF
217 . 00 FEET , A CENTRAL ANGLE OF 42057'55" , A DISTANCE OF 162 . 73 FEET, A
CHORD BEARING OF S56012' 17" E WITH A CHORD DISTANCE OF 158 . 94 FEET ;
6 ) THENCE S34043120" E , A DISTANCE OF 155 . 19 FEET ;
7 ) THENCE ALONG SAID CURVE TO THE LEFT , HAVING A RADIUS OF 283 . 00 FEET ,
A CENTRAL ANGLE OF 13057'56" 1 A DISTANCE OF 68 . 98 FEET , A CHORD
BEARING OF S41042' 18" E WITH A CHORD DISTANCE OF 68 . 81 FEET ;
THENCE N89012'02"W , A DISTANCE OF 447 . 89 FEET , PARALLEL WITH AND 37 . 00 FEET
NORTH OF THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 9 TO THE POINT OF BEGINNING .
PARCEL CONTAINS 90 , 330 SQUARE FEET OR 2 . 074 ACRES .
BASIS OF BEARINGS : THE SOUTH LINE OF SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68 WEST OF THE
6T" P. M . , LARIMER COUNTY , COLORADO , IS ASSUMED TO BEAR : SOUTH 89° 12'02 " EAST
FOR 1 , 326 , 08 FEET BETWEEN THE SOUTHWEST CORNER OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER, MONUMENTED WITH A WITH A 2 '/s"
ALUMINUM CAP STAMPED PLS 23503 AND THE SOUTHEAST CORNER OF SAID
SOUTHWEST QUARTER , MONUMENTED A WITH A 2 1 /2" ALUMINUM CAP STAMPED DB
& CO , WITH ALL OTHER BEARINGS REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A -
LEGAL DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY,
EXHIBIT B MAY BE USED TO RESOLVE SAID AMBIGUITY .
O 'NoO r 1C
F4
- t
Q Ze 1 ;01,
P EPARED FOR AND ON BEHALF OF GALLOWAY & COMPANY Jo aL 37067 r : a f
BY FRANK A. KOHL , PLS# 37067 ; 0
Date: 3/16/2019
Path: HI Hertford Homes/ Co,F1 Collins/ HFH000008 .01/ Springer Fisher/Survey/ documsnisl Parcel 4 a • • • l I�,��b•'
CENTER-WEST N88055'57"W 1323.41 '
1 /16 CORNER PARCEL 4 NORTH LINE OF THE EAST HALF OF THE
SECTION 9 - SOUTHWEST QUARTER OF SECTION 9
FOUND 2. 1 '2" je - - — -
ALUMINUM CAP !
ON NUMBER o CENTER QUARTER CORNER
REBAR SECTION 9, T 7 N . R. 68 W
STAMPED FOUND 2" ALUMINUM CAP
"PLS STAMPED
3503" — REC . NO . 2004-011336 ON NUMBER 6 REBAR.
AND DATED STAMPED "PLS 23503"
"2007" cD
z AND DATED 11199611
0
REC . NO. 98093295
J W Z
� O
= O ~
U
� Cj � W
CD W H W
N W X 0
2 < d
J_M W o � � Q
� W W �,Z mLu
� Na
Uu
3;: 00 0 50 100 200Lu
W�
o D
0 SCALE: 1 "=200' z W
PARCEL 3 ILL
0
W
z
J
H
UJ
W
W
A=11 °49'23"
R=467.00'
L=96.37'
CB=S83°35'56"E
C=96.19
PARCEL 5 A=42°57'55"
R=217.00' NOT A PART
L=162.73'
S89030'38"E - CB=S56012'17"E
A=90°00'07" 47. 3T \' C=158.94
R=35.00' \ A=13°57'56"
L=54.98' R=283.00' SOUTH QUARTER
CORNER
CB=N45029'19"E u'
C=49.50 "' PARCEL 4 �' o L=68.98' SECTION 9,
v ti 90,330 SQ. FT. ��y. CB=S41 °42'18"E T.7 N R 68 W
o N 2.074 ACRES j �O, C=68.81 FOUND 2 1 /2"
Z POINT OF BEGINNING �� ALUMINUM CAP ON
NUMBER 6 REBAR
N00013'30"E S8901210211E V N89012'02"W 447,89' STAMPED " DB & CO"
37.00' 124.82'
POINT OF COMMENCENT S89012'02"E 1326.08' MULBERRY STREET
WEST 1 /16 CORNER: SOUTH LINE OF THE EAST HALF OF THE NORTH FRONTAGE ROAD
SECTION 9 AND 16, SOUTHWEST QUARTER OF SECTION 9 LEGEND
T.7 N R 68 W BASIS OF BEARINGS
FOUND 2 1 /2" ALUMINUM SECTION CORNER
CAP ON NUMBER 6 REBAR — SECTION LINE
STAMPED "PLS 23503"
AND DATED "2007„ PARCEL BOUNDARY
ADJACENT LOT LINE
SPRINGER- FISHER-WHITHAM Project No: HFH000008. 01 10
GaSol
€ oway
Drawn By: AN
HARTFORD HOMES, LLC 5265 Ronald Reagan Blvd , Suite 210
Checked By: FK Johnstown, CO 80534
970 800 3300
Date: 03/18/19 GallowayUS com
PAGE 3 OF 3
LEGAL DESCRIPTION
PARCEL 5
THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9 ,
TOWNSHIP 7 NORTH RANGE 68 WEST OF THE 6TH PM , LARIMER COUNTY, COLORADO ,
DESCRIBED AS FOLLOWS ;
COMMENCING AT THE WEST 111 6THCORNER COMMON TO SECTIONS 9 AND 16 , MONUMENTED
WITH A 2 1/2" ALUMINUM CAP STAMPED PLS 23503 ;
THENCE N00013'30" E , A DISTANCE OF 37 . 00 FEET ON THE WEST LINE OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9 TO THE POINT OF BEGINNING ;
THENCE N00013' 30"E , A DISTANCE OF 271 . 86 FEET CONTINUING ON SAID WEST LINE TO THE
SOUTH RIGHT OF WAY LINE OF THE REALIGNED NORTH FRONTAGE ROAD FOR EAST
MULBERRY STREET;
THENCE ON SAID SOUTH RIGHT OF WAY LINE FOR THE FOLLOWING 3 COURCES ;
1 ) THENCE S8903013811E , A DISTANCE OF 26 . 38 FEET;
2 ) THENCE ALONG SAID CURVE TO THE RIGHT , HAVING A RADIUS OF 35 . 00 FEET , A
CENTRAL ANGLE OF 90018'52" , A DISTANCE OF 55 . 17 FEET , A CHORD BEARING OF
S44021 ' 12" E WITH A CHORD DISTANCE OF 49 . 63 FEET;
3 ) THENCE S0004811411W , A DISTANCE OF 236 . 99 FEET ;
THENCE N89012'02"W , A DISTANCE OF 58. 82 FEET ON A LINE PARALLELL WITH AND 37 .00 FEET
NORTH OF THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF SECTION 9 TO THE POINT OF BEGINNING .
PARCEL CONTAINS 16 , 108 SQUARE FEET OR 0 . 370 ACRES .
BASIS OF BEARINGS : THE SOUTH LINE OF SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 9 , TOWNSHIP 7 NORTH , RANGE 68 WEST OF THE 6TH P . M . , LARIMER
COUNTY, COLORADO , IS ASSUMED TO BEAR : SOUTH 89012' 02" EAST FOR 1 , 326 . 08 FEET
BETWEEN THE SOUTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER , MONUMENTED WITH A WITH A 2 1/2" ALUMINUM CAP STAMPED PLS 23503 AND THE
SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER , MONUMENTED A WITH A 2 1 /2"
ALUMINUM CAP STAMPED DB & CO , WITH ALL OTHER BEARINGS REFERENCED THERETO
EXHIBIT B IS ATTACHED HERETO AND IS ONLY INTENDED TO DEPICT EXHIBIT A - LEGAL
DESCRIPTION . IN THE EVENT THAT EXHIBIT A CONTAINS AN AMBIGUITY, EXHIBIT B MAY BE
USED TO RESOLVE SAID AMBIGUITY ;
PREPARED FOR AND ON BEHALF OF GALL WAY & COM ANY : ca '3-
BY FRANK A. KOHL , PLS# 37067 37067 r
Mrs
• .w ,
Date: 3/1512019
` /� p• ' • . , . . . • • ' •�+�t r�•
Path: H/ Hartford Homes/ Co,FI Collins/ HFH000009 01/ Springer Fisher/Survey/ documents/ Parcel 5 '1��.•Q'P�/.�� ` 0 3 t�j
Page 1 of 2
CENTER-WEST N88055'57"W 1323.41 '
1116 CORNER PARCEL 5 NORTH LINE OF THE EAST HALF OF THE
SECTION 9 _ SOUTHWEST QUARTER OF SECTION 9
FOUND 2 1 /2" /
ALUMINUM CAP/ CENTER QUARTER CORNER
ON NUMBER 6 SECTION 9, T 7 N. R. 68 W.
REBAR FOUND 2" ALUMINUM CAP i
STAMPED REC . NO. 2004-011336 ON NUMBER 6 REBAR.
"PLS 23503"
AND DATED
'2007" z AND DATED 11199611
0
REC . NO. 98093295
W
aU o
0
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o SCALE: 1 "=200' z w
PARCEL 3 LL
0
W
z
J
t—
W
0=90°18'52"
R=35.00'
L=55. 17'
CB=S44°21 '12"E
C=49.63 NOT A PART
S89030'38"E -
26.38'
00 PARCEL 5
o N 16, 108 SQ. FT SOUTH QUARTER
LL z 0.370 ACRES CORNER
o z En v
SECTION 9,
o w c co v PARCEL 4 T.7 N . R. 68 W.
M �y
00 M N o FOUND 21 /2Cm
o rn 37' ALUMINUM CAP ON
z NUMBER 6 REBAR
N00013'30"E STAMPED " DB & CO"
37 00' 7SECTION
N_89012'02"W 58,82' _
NT OF COMMENCENT S89012'02"E 1326.08' - - -
MULBERRY STREET
T 1 /16 CORNER: SOUTH LINE OF THE EAST HALF OF THE NORTH FRONTAGE ROAD
9 AND 16, SOUTHWEST QUARTER OF SECTION 9 LEGEND
N. R. 68 W. BASIS OF BEARINGS
FOUND 2 1 /2" ALUMINUM SECTION CORNER
CAP ON NUMBER 6 REBAR SECTION LINE
STAMPED "PLS 23503" PARCEL BOUNDARY
AND DATED 112007"
ADJACENT LOT LINE
SPRINGER-FISHER-WHITHAM Project No: HFH000008. 01
Drawn By: AN G a e ' oway
HARTFORD HOMES, LLC 5265 Ronald Reagan Blvd , Suite 210
Checked By: FK Johnstown, CO 80534
970 800 3300
Date: 03/18/19 GallowayUS com
PAGE 2 OF 2
EXHIBIT D
INCLUSION AREA BOUNDARY MAP
58
DN 3423281. 1
N88055'57"W 1323.41 '
NORTH LINE OFTHE EAST HALF
OF THE SOUTHWEST QUARTER OF SECTION 9
CENTER-WEST 1116 CORNER
SECTION 9, T.7 N. R. 68 W. CENTER QUARTER CORNER
FOUND 21 /2" ALUMINUM CAP SECTION 9, T.7 N . R. 68 W.
ON NUMBER 6 REBAR FOUND 2" ALUMINUM CAP 1
STAMPED "PLS 23503" ON NUMBER 6 REBAR. J
AND DATED 112007" STAMPED "PLS 23503"
AND DATED 111996"
o
z
0
H U
W W
Cn
a o PARCEL 2 0
cn of REC . NO . 2004-011336 b
cower
N W LO
LL = N W
d ~
b 0 H W W
0 Cn
? = PARCEL1
C" ; � REC . NO. 98093295 0 0 0 00 goo aoo
� W zW
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NOT A
PARCELS �� PART
SOUTH QUARTER CORNER
PARCEL 4 SECTION 9, T.7 N. R. 68 W.
FOUND 21 /2" ALUMINUM CAP
ON NUMBER 6 REBAR
- - — "
S89012'02"E 1326.08' STAMPED DB & CO"
SOUTH LINE OF THE EAST HALF OF THE MULBERRY STREET
SOUTHWEST QUARTER OF SECTION 9 NORTH FRONTAGE ROAD
WEST 1116 CORNER:
SECTION 9 AND 160
T.7 N . R. 68 W.
FOUND 2 1 /2" ALUMINUM LEGEND
CAP ON NUMBER 6 REBAR
STAMPED "PLS 23503" SECTION CORNER
AND DATED 112007"
SECTION LINE
PARCELBOUNDARY
ADJACENT LOT LINE
SPRINGER-FISHER-WHITHAM Project No: HFH000008. 01 % �
Drawn By: AN G noway
HARTFORD HOMES, LLC 5265 Ronald Reagan Blvd Suite 210
Checked By: F Johnstown, CO 80534
970 800 3300
Date: 03/18/19 GallowayUS com
EXHIBIT E
VICINITY MAP
60
DN 3423281. 1
4 P
Y ['I
2 P in
14 u in
z — SP ING I H AM 9 u
z � k
J �
0
_ _ Is urli goon _ Burling _ E HE R I U
Norther Railroad Northern ailroad ! COUNTY OAD 48 z COUNTY ROAD 48 E
1 `I w -
BUCKTU7NAM
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3 i �'o• FpMq N �
I ��4� RO cecne / o ruuare RTeservo � ln�e N 8 �
SPRINGER - FISHER - WHITHAM VICINITY MAP 800' 1600 4000'
GaU OW
ay Hartford Homes, LLC. This information is copyrighted by Galloway& Company, Inc. All rights reserved. 01 .07112019 SCAL ,E 1 800'-0'
EXHIBIT F
PUBLIC IMPROVEMENT COST ESTIMATES
The preliminary infrastructure plan identifies initial estimates for streets, water, sewer,
storm drainage, park and recreation, landscaping/open space and other public
improvements that are authorized to be funded by the Districts. Due to the pending approval
process of the development plan for the Project and potential changes to zoning and
development based upon final approval of development plan(s) for the Project, additional
detail regarding water, sewer, and storm drainage improvements will be identified during
the approval processes that will be undertaken in the future.
62
Springer-F is her-W h itham
Metro District Cost Estimate
Date January 8, 2019
Total Project
Acreage: 229.43
Units: 1608
Basic Public Improvements Non-Basic Public Improvements
Group Activity Off Unit Unit Cost Qty Total Per Unit Qty Total Per Unit
Earthwork Clear and Grub Acre $ 200.00 229.43 $ 45,887 $ 29
Earthwork Strip Topsoil and Stockpile - 6" Cubic Yard $ 2.85 185,076 $ 527,467 $ 328
Earthwork Overlot Grading Cubic Yard $ 3.15 525,000 $ 1 ,653,750 $ 1 ,028
Earthwork Finish Grading Square Yard $ 1 .25 1 ,110,457 $ 1 ,388,071 $ 863
Earthwork Replace Topsoil Cubic Yard $ 2.85 185,076 $ 527,467 $ 328
Earthwork Remove Concrete Lined Irrigation Ditch Linear Feet $ 7.75 10,650 $ 82,538 $ 51
Earthwork Remove Tree Each $ 615.00 30 $ 18,450 $ 11
Earthwork Earthwork Subtotal 111111F $ 4,243,630 $ 2,639
Sanitary Connect to Existing Each $ 5,400.00 5 $ 27,000 $ 17
Sanitary Sanitary Sewer Dewatering Day $ 850.00 60 $ 51 ,000 $ 32
Sanitary 8" Sanitary Sewer Linear Feet $ 70.20 41 ,044 $ 2,881 ,302 $ 1 ,792
Sanitary 12" Sanitary Sewer Linear Feet $ 83.70 7,901 $ 661 ,338 $ 411
Sanitary 4' DIA Sanitary Sewer Manhole Each $ 3,786.67 370 $ 1 ,401 ,067 $ 871
Sanitary 4" Sanitary Service Each $ 1 ,852.50 1 ,009 $ 1 .869,173 $ 1 ,162
Sanitary Jetting / Camera Linear Feet $ 2.50 48,945 $ 122,364 $ 76
Sanitary Off Site 12" Sanitary Sewer Linear Feet $ 83.70 1 ,139 $ 95,361 $ 59
Sanitary Offsite 4' DIA Sanitary Sewer Manhole Each $ 3,786.67 11 $ 41 ,653 $ 26
Sanitary Sanitary Subtotal $ 7,150,257 $ 4,446.68
Water Connect to Existing Each $ 3,200.00 18 $ 57,600 $ 36
Water 8" Water Main Linear Feet $ 44.35 43,705 $ 1 ,938,315 $ 1 ,205
Water 8" x 8" Water Main Tee Each $ 465.00 85 $ 39,690 $ 25
Water 8" Water Main Gate Valve Each $ 1 ,240.00 263 $ 326,720 $ 203
Water 8" x 8" Water Main Cross Each $ 692.00 7 $ 5,136 $ 3
Water 8" Water Main Air Release Valve Each $ 3,310.00 22 $ 73,701 $ 46
Water 8" Water Main - Bend Each $ 300.00 130 $ 38,966 $ 24
Water 8" Waterline Lowering Each $ 2,230.00 59 $ 132,410 $ 82
Water 12" Water Main Linear Feet $ 59.00 9,687 $ 571 ,541 $ 355
Water 12" x 8" Water Main Cross Each $ 1 ,520.00 12 $ 17,884 $ 11
Water 12" x 8" Water Main Tee Each $ 940.00 12 $ 11 ,060 $ 7
Water 12" Water Main Gate Valve Each $ 2,630.00 67 $ 175,349 $ 109
Water 12" Water Main - Bend Each $ 750.00 31 $ 23,531 $ 15
Water 12" Waterline Lowering Each $ 4,000.00 12 $ 47,063 $ 29
Water 3/4" Water Service Each $ 2,900.00 777 $ 2,253,300 $ 1 ,401
Water 1 .5" Water Service Each $ 5,000.00 232 $ 1 ,160,000 $ 721
Water Fire Hydrant Assembly Each $ 5,000.00 189 $ 946,316 $ 589
Water Water Main Testing Linear Feet $ 1 .10 53,392 $ 58,731 $ 37
Water Offsite 12" Water Main Linear Feet $ 59.00 1 ,118 $ 65,933 $ 41
Water Offsite 12" Water Main - Bend Each $ 750.00 12 $ 9,000 $ 6
Water Offsite 20" Water Main Linear Feet $ 100.00 2,008 $ 200,755 $ 125
Water Water Subtotal $ 7,306,574 $ 4,544 $ 846,428 $ 526
Non-Pot Water Non-Potable Water Pumphouse Each $ 450,000.00 $ - $ - 2 $ 900,000 $ 560
Non-Pot Water Non-Potable Water Main Linear Feet $ 60.00 $ $ 62,370 $ 3,742,200 $ 2,327
Non-Pot Water Non-Potable Water Subtotal $ - $ - $ 4,642,200 $ 2,887
Storm 18" RCP Linear Feet $ 55.80 1 ,317 $ 73,476 $ 46
Storm 24" RCP Linear Feet $ 73.00 1 ,352 $ 98,686 $ 61
Storm 30" RCP Linear Feet $ 91 .00 4,893 $ 445,272 $ 277
Storm 36" RCP Linear Feet $ 124.00 9,765 $ 1 ,210,891 $ 753
Storm 42" RCP Linear Feet $ 160.00 1 ,226 $ 196,117 $ 122
Storm 48" RCP Linear Feet $ 195.00 5,271 $ 1 ,027,896 $ 639
Storm 54" RCP Linear Feet $ 230.00 1 ,261 $ 290,014 $ 180
Storm 60" RCP Linear Feet $ 265.00 850 $ 225,372 $ 140
Storm 66" RCP Linear Feet $ 300.00 629 $ 188,625 $ 117
Storm 72" RCP Linear Feet $ 330.00 766 $ 252,925 $ 157
Storm 42" RCP FES Each $ 1 ,500.00 2 $ 3,000 $ 2
Storm 48" RCP FES Each $ 2,000.00 3 $ 6,000 $ 4
Storm 66" RCP FES Each $ 3,500.00 2 $ 7,000 $ 4
Storm 72" RCP FES Each $ 4,000.00 1 $ 4,000 $ 2
Storm 6' DIA Storm Manhole Each $ 4,573.33 97 $ 443,613 $ 276
Storm 7' DIA Storm Manhole Each $ 9,600.00 42 $ 403,200 $ 251
Storm 8' DIA Storm Manhole Each $ 10,500.00 17 $ 178,500 $ 111
Storm 5' Type R Inlet Each $ 5,265.00 54 $ 286,581 $ 178
Storm 10' Type R Inlet Each $ 7,920.00 66 $ 522,144 $ 325
Storm 15' Type R Inlet Each $ 10,600.00 4 $ 38,824 $ 24
Storm Type C Inlet Each $ 3,340.00 18 $ 60,600 $ 38
Storm Outlet Structure Each $ 10,800.00 5 $ 54,000 $ 34
Storm Offsite Box Culvert Liner Feet $ 500.00 142 $ 70,865 $ 44
Storm Storm Subtotal $ 6,087,601 $ 3,786
Concrete Fine Grade Curb And Gutter Linear Feet $ 2.10 79,847 $ 167,678 $ 104
Concrete Fine Grade Concrete Sidewalks and Trails Square Feet $ 0.68 530,476 $ 358,071 $ 223
Concrete Subgrade Prep Square Yard $ 1 .30 81 ,121 $ 105,458 $ 66
Concrete Roadbase for underneath Curb and Gutter and Flatwork Ton $ 22.60 18,773 $ 424,269 $ 264
Concrete 6" Depth Concrete Trail Square Feet $ 5.00 160,265 $ 801 ,326 $ 498
Concrete 6" Depth Detached Sidewalk Square Feet $ 5.50 370,211 $ 2,036,161 $ 1 ,266
Concrete Curb And Gutter Linear Feet $ 21 .50 79,847 $ 1 ,716,704 $ 1 ,068
Concrete Handicap Ramps Each $ 1 ,622.50 295 $ 479,105 $ 298
Concrete Flyash Mobilization Each $ 3,510.00 5 $ 17,550 $ 11
Concrete Flyash Treated Subgrade 12", 12% Square Yard $ 9.85 81 ,121 $ 799,046 $ 497
Concrete Concrete Subtotal $ 6,905,368 $ 4,294
Asphalt Mobilization - Streets Each $ 6,210.00 6 $ 37,260 $ 23
Asphalt Subgrade Prep Square Yard $ 1 .30 218,055 $ 283,472 $ 176
Asphalt Alley - 4" Asphalt / 6" Class 5 Agg Base Square Yard $ 28.50 $ - $ - 61 ,712 $ 1 ,758,792 $ 1 ,094
Asphalt Alley - 5.5" Asphalt / 8" Class 5 Agg Base Square Yard $ 36.35 $ - $ - 61 ,712 $ 2,243,231 $ 1 ,395
Asphalt Local Street - 5" Asphalt 17" Class 5 Agg Base Square Yard $ 30.80 102,826 $ 3,167,044 $ 1 ,970
Asphalt Local Street - 5.5" Asphalt 18" Class 5 Agg Base Square Yard $ 36.35 102,826 $ 3,737,729 $ 2,324
Asphalt Collector Street - 6" Asphalt / 8" Class 5 Agg Base Square Yard $ 37.50 53,517 $ 2,006,885 $ 1 ,248
Asphalt Collector Street - 6.5" Asphalt / 10" Class 5 Agg Base Square Yard $ 41 .65 53,517 $ 2,228,981 $ 1 ,386
Asphalt Flyash Mobilization Each $ 3,510.00 5 $ 17,550 $ 11
Asphalt Flyash Treated Subgrade 12", 12% Square Yard $ 9.85 218,055 $ 2,147,842 $ 1 ,336
Asphalt Signing Acre of Total Dev. $ 925.63 229 $ 212,370 $ 132
Asphalt Pavement Marking Acre of Total Dev. $ 362.99 229 $ 83,282 $ 52
Springer-F is her-W h itham
Metro District Cost Estimate
Date January 8, 2019
Total Project
Acreage: 229.43
Units: 1608
Basic Public Improvements Non-Basic Public Improvements
Group Activity Unit Unit Cost City Total Per Unit Qty Total Per Unit
Asphalt Adjust Sanitary Manhole In Asphalt Pavement Each $ 560.00 370 $ 207,200 $ 129
Asphalt Adjust Storm Manhole In Asphalt Pavement Each $ 560.00 156 $ 87,360 $ 54
Asphalt Adjust Valve Box In Asphalt Pavement Each $ 450.00 352 $ 158,590 $ 99
Asphalt Asphalt Subtotal JIM $ 14,375,566 $ 8,940 $ 4,002,023 $ 2,489
Erosion Erosion Control Mobilization Each $ 2,700.00 6 $ 15,911 $ 10
Erosion Erosion Control Bi Acre $ 4,352.10 229.43 $ 998,517 $ 621
Erosion SWMP Inspections and Permits Acre $ 172.42 229.43 $ 39,559 $ 25
Erosion Erosion Control Maintenance Month $ 2,700.00 24 $ 64,800 $ 40
Misc. Ongoing SWMP Management Month $ 3,780.00 24 $ 90,720 $ 56
Erosion Erosion Control, Maint Subtotal $ 1 ,209,508 $ 752
Landscaping Landscaping / Neighborhood Park Development Acre of Total Dev. $ 32,712.17 129.43 $ 4,233,936 $ 2,633 100.00 $ 3,271 ,217 $ 2,034
Landscaping Pollinator Corridors Lump Sum $ 160,800.00 1 $ 160,800 $ 100
Landscaping Cooper Slough Improvements Lump Sum $ 500,000.00 1 $ 500,000 $ 311
Landscaping Lake Canal Improvements Lump Sum $ 150,000.00 1 $ 150,000 $ 93
Landscaping Mulberry Frontage Lanscape Improvements Acres $ 500,000.00 1 $ 500,000 $ 311
Landscaping Fencing Linear Feet $ 20.00 8,252 $ 165,031 $ 103
Landscaping I OS Landscaping and Fence Subtotal $ 4,398,967 $ 2,735.68 $ 4,582,017 $ 2,850
Misc. / Amenity Dry Utility Conduit Crossings Lot $ 550.00 1 ,607 $ 883,850 $ 550
Misc. / Amenity Dry Utility Coordination Lot $ 165.00 1 ,607 $ 265,155 $ 165
Misc. / Amenity Neighborhood Pool Lump Sum $ 3,000,000.00 1 $ 3,000,000 $ 1 ,866
Misc. / Amenity Commercial Promenade Lump Sum $ 3,000,000.00 1 $ 3,000,000 $ 1 ,866
Misc. / Amenity Enhanced Pedestrian Crossings Each $ 12,500.00 6 $ 75,000 $ 47
Misc. / Amenity Gateway / Monumentation and ROW Lump Sum $ 1 ,250,000.00 1 $ 1 ,250,000 $ 777
Misc. / Amenity Greenfields Rail Crossing Lump Sum $ 500,000.00 1 $ 500,000 $ 311
Misc. / Amenity Adjust existing sewer manhole to grade Each $ 920.00 7 $ 6,440 $ 4
Misc. / Amenity Pothole Existing Utilities Hour $ 210.00 350 $ 73,455 $ 46
Misc. / Amenity Greenfield Offsite Cost Including RAB (Earth, Concrete, & Asphalt) Lump Sum $ 524,453.00 $ - 1 $ 524,453 $ 326
Misc. / Amenity Mulberry Instersection and Median Improvements Lump Sum $ 300,000.00 $ - $ - 1 $ 300,000 $ 187
Testing Testing And Observation Acre $ 3,366.70 229.43 $ 772,433 $ 480
Misc. Overall Mobilization & General Conditions Acre $ 8,024.74 229.43 $ 1 ,841 ,142 $ 1 ,145
Misc. Engineering/Survey/Construction Management (15% of Constuction Costs) Lump Sum $ 34,589.38 229.43 $ 7,935,956 $ 4,935 $ 3,408,318 $ 2,120
Contingency Contingency (20% of Construction Costs) Lump Sum $ 46, 119.17 229.43 $ 10,581 ,274 $ 6,580 $ 4,544,424 $ 2,826
Misc. / Amenity Miscellaneous Subtotal I $ 22,359,704 $ 13,905 $ 161602,195 $ 10,325
Springer Fisher Metro District Development Costs $ 74,037,174 $ 46,043 $ 30,674,863 $ 190076
EXHIBIT G
PUBLIC IMPROVEMENT MAPS
65
DN 3423281. 1
OPEN SPACE
DISTRICT ISTRICT
- NO. 2 0. 1 NEIGHBORHOOD PARK
DISTRICT /
NO. 5
� I
INTERSECTION
j - IMPROVEMENTS
I ENTRY WAY
- ST - - - � " MONUMENTATION
� I � � � S IR CT�' DISTRICT
JI
/" / S
N 3 T
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM PARKS AND OPEN SPACE 200 400' _
�' _ � •
a G ®�ay Hartford Homes, This information is copyrighted by Galloway& Company, Inc All rights reserved 01 .07.2019 SCALE P00'-0'
FENCE
DISTRICT DISTRICT
NO. 2 NO. 1
DISTRICT /
- / NO. 5
� I
INTERSECTION
- - AND MEDIAN
- IMPROVEMENTS
I ENTRY WAY
MONUMENTATION
S IC - � DISTRICT
I �
S ICT IN 3
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM FENCING 0' 200 400' 1000'
..� i G � ®Vi/a Hartford Homes, LLCI This information is copyrighted hy Galloway& Company, Inc All rights reserved I 01 ,07,2 SCALE 1' = 200'-0'
STREETS
DISTRICT DISTRICT
NO. 2 NO . 1
DISTRICT
R NO. 5
INTERSECTION
AND MEDIAN
IMPROVEMENTS
ENTRY WAY
MONUMENTATION
Ts- IC DISTRICT �plll .
IN 4 NO. 6
S ICT
N 3
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM STREET PLAN 200 400' 1000' _
_ •GaGl ®way Hartford Homes, LLC. This information is copyrighted by Galloway& Company, Inc Nl rights reserved O� ,o SCALE P00'-0'
- TRAILS
DISTRICT DISTRICT
NO. 2 NO. 1
- �- -- - � - � - - - - -- - - - /
DISTRICT /
- / NO. 5
� I
INTERSECTION
AND MEDIAN
-
� � - IMPROVEMENTS
- II - . ENTRYWAY
MONUMENTATION
DISTRICT
� S IC -
Eli
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM TRAILS 0' 200 400' 1000'
..� G 1 ®Vi/l Hartford Homes, LLCI This information is copyrighted hyGallori Company, Inc Nlrightsremved I 01 M07 L� SCALE 1' = 200'-0'
7_ OFFSITE 20" W-N-
WATER MAIN
8" WATERLINE
DISTRICT DISTRICT
NO. 2 NO . 1 12" WATER LINE
EXISTING WATER LINE
DISTRICT /NO. 5
I _
DISTRICT
yl
I NO. 4
ISTRICT \
NO. 6
I
d
DISTRICT � � I - - - - -
NO. 3 a
I
I
I
I
I
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM WATER 0' 200 400' ,OOP
..� a G ®vi/a Hartford Homes, LLCI This information is copyrighted hy Galloway& Company, Inc All rights reserved I O� ,O7� SCALE P00'-0'
PUMPHOUSE NON -POTBALE WATERLINE
DISTRICT DISTRICT
-\ N NO. 2 NO . 1
DISTRICT /
NO. 5
j
DISTRICT
% NO. 4
or
i i J
,a PUMPHOUSE ,
ISTRICT
�= N0. 6
% I
DISTRICT
J �
NO. 3 �—
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM NON-POTABLE WATER 200 400' _
G ® lay Hartford Homes, LLC. This information is copyrighted by Gallaway& Company, Inc Nlrightsresorved U1 ,U71019 SCALE 1' 200'-0'
a •
8" SANITARY SEWER LINE
DISTRICT DISTRICT
NO. 2 NO . 1 , - 12" SANITARY SEWER LINE
DISTRICT
NO. 5
- - - -- - - - - - -- -
DISTRICT
NO. 4
— ISTRICT
NO. 6
DISTRICT 11
NO. 3 a � .
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM SANITARY SEWER 200 40P _
_ •
� GI1 ®�ay Hartford Homes, LLC. This information is copyrighted by Gallaway& Company, Inc. Nlrightsresorved. 01 ,071019 SCALT:P00'-0'
STORM DRAIN
DISTRICT DISTRICT
-\\ NO. 2 NO . 1
r
D DISTRICT /
NO. 5
I
L
DISTRICT
j - NO. 4
ISTRICT
- \ NO. 6
DISTRICT
NO. 3
METRO DISTRICT MAP
SPRINGER - FISHER - WHITHAM STORM DRAIN 0' p00 400' 1000'
aNNOW Hartford Homes, I This information is copyrighted by Gallaway& Company Inc Nlrighr .ol .L SCALE I' 200'-0'
EXHIBIT H
FINANCIAL PLAN
This forecast is only an example of what might be done, and is meant to show the capacity of
the Districts to issue debt. As such, the dates, mill levies, valuations, amount of the bond
proceeds, and revenues may differ when debt is issued, and this forecast will not be binding
on the Districts as long as the debt falls within the restrictions in the text of the Service Plan.
74
MULBERRY METROPOLITAN DISTRICT (Residential & Commercial) 1 ' 1 ) %1 1 11 W O N
Development Projection at 40.000 (target) Res'I Mills + 20.000 (target) Comm'I Mills for Debt Service -- 1 212112 01 8
Series 2032, G.O. Bonds, P&C Refg of (proposed) Series 2022 + New, 100x, Assumes Investment Grade, 30-yr. Maturity (SERVICE PLAN)
Res'I Dist #2 District #2 District #2 District #2 Comn 'l Dist #1 District #1 District #1 District #1
Total D/S Mill Levy DIS Mill Levy S.O. Taxes Total DIS Mill Levy DIS Mill Levy S.O. Taxes Total
Assessed [40.000 Target] Collections Collected Assessed [20.000 Target] Collections Collected Available
YEAR Value [40.000 Cap] @98% @6% Value [20.000 Cap] @98% @6% Revenue
2017 $0
2018 0
2019 0
2020 0 40.000 $0 $0 0 20.000 $0 $0 0
2021 0 40.000 0 0 0 20.000 0 0 0
2022 4,057,100 40.000 159,038 9,542 0 20.000 0 0 168,581
2023 12,197,336 40.000 478,136 28,688 0 20.000 0 0 506,824
2024 16,463,749 40.000 645,379 38,723 0 20.000 0 0 684,102
2025 20,597,427 40.000 807,419 48,445 0 20.000 0 0 855,864
2026 28,008,568 40.000 1 ,097,936 65,876 694,782 20.000 13,618 817 1 ,178,247
2027 37,489,668 40.000 1 ,469,595 88,176 9,307,895 20.000 182,435 10,946 1 ,751 ,151
2028 41 ,584,214 40.000 1 ,630,101 97,806 23,688,792 20.000 464,300 27,858 2,220,066
2029 42,668,101 40.000 1 ,672,590 100,355 23,688,792 20.000 464,300 27,858 2,265,103
2030 45,228,187 40.000 1 ,772,945 106,377 25,110,120 20.000 492,158 29,530 2,401 ,009
2031 45,228,187 40.000 1 ,772,945 106,377 25,110,120 20.000 492,158 29,530 2,401 ,009
2032 47,941 ,878 40.000 1 ,879,322 112,759 26,616,727 20.000 521 ,688 31 ,301 2,545,070
2033 47,941 ,878 40.000 1 ,879,322 112,759 26,616,727 20.000 521 ,688 31 ,301 2,545,070
2034 50,818,391 40.000 1 ,992,081 119,525 28,213,731 20.000 552,989 33,179 2,697,774
2035 50,818,391 40.000 1 ,992,081 119,525 28,213,731 20.000 552,989 33,179 2,697,774
2036 53,867,494 40.000 2,111 ,606 126,696 29,906,555 20.000 586,168 35,170 2,859,641
2037 53,867,494 40.000 2,111 ,606 126,696 29,906,555 20.000 586,168 35,170 2,859,641
2038 57,099,544 40.000 2,238,302 134,298 31 ,700,948 20.000 621 ,339 37,280 3,031 ,219
2039 57,099,544 40.000 2,238,302 134,298 31 ,700,948 20.000 621 ,339 37,280 3,031 ,219
2040 60,525,517 40.000 2,372,600 142,356 33,603,005 20.000 658,619 39,517 3,213,092
2041 60,525,517 40.000 2,372,600 142,356 33,603,005 20.000 658,619 39,517 3,213,092
2042 64,157,048 40.000 2,514,956 150,897 35,619,185 20.000 698,136 41 ,888 3,405,878
2043 64,157,048 40.000 2,514,956 150,897 35,619,185 20.000 698,136 41 ,888 3,405,878
2044 68,006,470 40.000 2,665,854 159,951 37,756,336 20.000 740,024 44,401 3,610,231
2045 68,006,470 40.000 2,665,854 159,951 37,756,336 20.000 740,024 44,401 3,610,231
2046 72,086,859 40.000 2,825,805 169,548 40,021 ,716 20.000 784,426 47,066 3,826,844
2047 72,086,859 40.000 2,825,805 169,548 40,021 ,716 20.000 784,426 47,066 3,826,844
2048 76,412,070 40.000 2,995,353 179,721 42,423,019 20.000 831 ,491 49,889 4,056,455
2049 76,412,070 40.000 2,995,353 179,721 42,423,019 20.000 831 ,491 49,889 4,056,455
2050 80,996,794 40.000 3,175,074 190,504 44,968,400 20.000 881 ,381 52,883 4,299,842
2051 80,996,794 40.000 3,175,074 190,504 44,968,400 20.000 881 ,381 52,883 4,299,842
2052 85,856,602 40.000 3,365,579 201 ,935 47,666,504 20.000 934,263 56,056 4,557,833
2053 85,856,602 40.000 3,365,579 201 ,935 47,666,504 20.000 934,263 56,056 4,557,833
2054 91 ,007,998 40.000 3,567,514 214,051 50,526,495 20.000 990,319 59,419 4,831 ,303
2055 91 ,007,998 40.000 3,567,514 214,051 50,526,495 20.000 990,319 59,419 4,831 ,303
2056 96,468,478 40.000 3,781 ,564 226,894 53,558,084 20.000 1 ,049,738 62,984 5,121 ,181
2057 96,468,478 40.000 3,781 ,564 226,894 53,558,084 20.000 1 ,049,738 62,984 5,121 ,181
2058 102,256,587 40.000 4,008,458 240,507 56,771 ,569 20.000 1 ,112,723 66,763 5,428,452
2059 102,256,587 40.000 4,008,458 240,507 56,771 ,569 20.000 1 ,112,723 66,763 5,428,452
2060 108,391 ,982 40.000 4,248,966 254,938 60,177,864 20.000 1 ,179,486 70,769 5,754,159
2061 108,391 ,982 40.000 4,248,966 254,938 60,177,864 20.000 1 ,179,486 70,769 5,754,159
2062 114,895,501 40.000 4,503,904 270,234 63,788,535 20.000 1 ,250,255 75,015 6,099,408
103,496,054 6,209,763 27,644,807 1 ,658,688 139,009,312
Prepared by D.A.Davidson & Co.
12/21/2018 B MMD Fin Plan 18 NR SP FP+2032 IG Refg Draft: For discussion purposes only.
1
MULBERRY METROPOLITAN DISTRICT (Residential & Commercial) I > 1 1 1 r ti 11
Development Projection at 40.000 (target) Res'I Mills + 20.000 (target) Comm'I Mills for Debt Service -- 1212112018
Series 2032, G.O. Bonds, P&C Refg of (proposed) Series 2022 + New, 100x, Assumes Investment Grade, 30-yr. Maturity (SERVICE PLAN)
Series 2022 Ser. 2032
$43,540,000 Par $64,595,000 Par Surplus Senior Senior Cov. of Net DS: Cov. of Net DS:
[Net $32.442 MM] [Net $21.562 MM] Total Annual Release@ Cumulative Debt/ Debt/ Target Cap
Net Available Net Debt Net Debt Net Debt Funds on Hand* Surplus Surplus Assessed Act'I Value
YEAR for Debt Svc Service Service Service Used as Source to $6,459,500 $6,459,500 Target Ratio Ratio
2017 $0 n/a n/a n/a 0.0% 0.0%
2018 0 n/a n/a Na 0.0% 0.0%
2019 0 n/a n/a Na 0.0% 0.0%
2020 0 n/a n/a Na 0.0% 0.0%
2021 0 n/a 1318% 35% 0.0% 0.0%
2022 168,581 $0 $0 168,581 0 168,581 357% 20% 0.0% 0.0%
2023 506,824 0 0 506,824 0 675,404 264% 16% 0.0% 0.0%
2024 684,102 0 0 684,102 0 1 ,359,506 211% 13% 0.0% 0.0%
2025 855,864 544,250 544,250 311 ,614 0 1 ,671 ,120 152% 8% 157.3% 157.3%
2026 1 ,178,247 2,177,000 2,177,000 (998,753) 0 672,367 93% 7% 54.1% 54.1 %
2027 1 ,751 ,151 2,177,000 2,177,000 (425,849) 0 246,519 67% 6% 80.4% 80.4%
2028 2,220,066 2,217,000 2,217,000 3,066 0 249,584 66% 6% 100.1% 100.1 %
2029 2,265,103 2,260,000 2,260,000 5,103 0 254,688 62% 6% 100.2% 100.2%
2030 2,401 ,009 2,400,750 2,400,750 259 0 254,947 61% 6% 100.0% 100.0%
2031 2,401 ,009 2,399,250 2,399,250 1 ,759 0 256,706 58% 6% 100.1% 100.1 %
2032 2,545,070 2,542,250 $0 2,542,250 $255,000 (252,180) 0 4,526 87% 8% 100.1% 100.1 %
2033 2,545,070 [Refd by Ser. '32] 2,368,483 2,368,483 176,587 0 181 ,113 82% 8% 107.5% 107.5%
2034 2,697,774 2,693,800 2,693,800 3,974 0 185,087 82% 8% 100.1% 100.1 %
2035 2,697,774 2,694,400 2,694,400 3,374 0 188,462 77% 8% 100.1% 100.1 %
2036 2,859,641 2,854,800 2,854,800 4,841 0 193,302 77% 7% 100.2% 100.2%
2037 2,859,641 2,858,600 2,858,600 1 ,041 0 194,343 72% 7% 100.0% 100.0%
2038 3,031 ,219 3,026,800 3,026,800 4,419 0 198,762 71% 7% 100.1% 100.1 %
2039 3,031 ,219 3,027,800 3,027,800 3,419 0 202,181 67% 7% 100.1% 100.1 %
2040 3,213,092 3,208,000 3,208,000 5,092 0 207,274 66% 6% 100.2% 100.2%
2041 3,213,092 3,210,200 3,210,200 2,892 0 210,166 62% 6% 100.1% 100.1 %
2042 3,405,878 3,401 ,200 3,401 ,200 4,678 0 214,844 61% 6% 100.1% 100.1 %
2043 3,405,878 3,403,400 3,403,400 2,478 0 217,322 56% 6% 100.1% 100.1 %
2044 3,610,231 3,609,000 3,609,000 1 ,231 0 218,552 55% 5% 100.0% 100.0%
2045 3,610,231 3,609,800 3,609,800 431 0 218,983 51% 5% 100.0% 100.0%
2046 3,826,844 3,823,600 3,823,600 3,244 0 222,227 49% 5% 100.1% 100.1 %
2047 3,826,844 3,826,800 3,826,800 44 0 222,271 45% 4% 100.0% 100.0%
2048 4,056,455 4,052,400 4,052,400 4,055 0 226,326 44% 4% 100.1% 100.1 %
2049 4,056,455 4,056,400 4,056,400 55 0 226,381 40% 4% 100.0% 100.0%
2050 4,299,842 4,297,200 4,297,200 2,642 0 229,024 38% 4% 100.1% 100.1 %
2051 4,299,842 4,295,200 4,295,200 4,642 0 233,666 34% 3% 100.1% 100.1 %
2052 4,557,833 4,554,600 4,554,600 3,233 0 236,899 32% 3% 100.1% 100.1 %
2053 4,557,833 4,554,800 4,554,800 3,033 0 239,932 28% 3% 100.1% 100.1 %
2054 4,831 ,303 4,830,600 4,830,600 703 0 240,634 26% 2% 100.0% 100.0%
2055 4,831 ,303 4,830,800 4,830,800 503 0 241 ,137 22% 2% 100.0% 100.0%
2056 5,121 ,181 5,120,800 5,120,800 381 0 241 ,518 19% 2% 100.0% 100.0%
2057 5,121 ,181 5,118,800 5,118,800 2,381 0 243,899 16% 2% 100.0% 100.0%
2058 5,428,452 5,425,800 5,425,800 2,652 0 246,551 13% 1 % 100.0% 100.0%
2059 5,428,452 5,424,200 5,424,200 4,252 0 250,803 10% 1 % 100.1% 100.1 %
2060 5,754,159 5,750,600 5,750,600 3,559 0 254,362 7% 1 % 100.1% 100.1 %
2061 5,754,159 5,751 ,600 5,751 ,600 2,559 0 256,921 3% 0% 100.0% 100.0%
2062 6,099,408 6,094,400 6,094,400 5,008 261 ,929 0 n/a n/a 100.1% 100.1 %
139,009,312 16,717,500 121 ,774,883 138,492,383 255,000 261 ,929 261 ,929
[ 3Dec2118 22nrcpB ] [ BDec2118 321gr21B ]
[*] Estimated balance (tbd)
Prepared by D.A.Davidson & Co.
12/21/2018 B MMD Fin Plan 18 NR SP FP+2032 IG Refg Draft: For discussion purposes only.
2
MULBERRY METROPOLITAN DISTRICT (Residential)
Assessed Value Summary
« « « « Residential » » » » < Platted/Developed Lots > « « « « Commercial » » » » < Oil & Gas >
Mkt Value As'ed Value As'ed Value Mkt Value As'ed Value As'ed Value
Biennial @7.20% @29.00% Biennial @29.00% @87.50% Total
Total Reasses'mt Cumulative of Market Cumulative of Market Total Comm'I Total Hotel Reasses'mt Cumulative of Market of Market ' Assessed
YEAR Res'I Units @6.0% Market Value (2-yr lag) Market Value (2-yr lag) Sq. Ft.* Rooms @6.0% Market Value (2-yr lag) (2-yr lag) Value
2017 0 0 0 0 0 $0
2018 0 0 0 0 0 0 0 0
2019 0 0 0 0 0 0 0 0 0 $0
2020 0 0 0 0 13,990,000 0 0 0 0 0 0 0
2021 660 148,462,999 0 5,200,000 0 0 0 0 0 0
2022 120 2,969,260 207,718,732 0 5,200,000 4,057,100 0 0 0 0 0 4,057,100
2023 120 265,130,933 10,689,336 5,200,000 1 ,508,000 0 0 0 0 12,197,336
2024 120 5,302,619 328,993,998 14,955,749 14,900,000 1 ,508,000 0 0 0 0 0 16,463,749
2025 420 500,148,162 19,089,427 5,100,000 1 ,508,000 0 0 0 0 20,597,427
2026 120 10,002,963 569,905,754 23,687,568 1 ,900,000 4,321 ,000 0 0 0 0 0 28,008,568
2027 40 592,612,513 36,010,668 0 1 ,479,000 0 0 0 0 37,489,668
2028 0 35,556,751 628,169,263 41 ,033,214 0 551 ,000 0 0 0 0 0 41 ,584,214
2029 0 628,169,263 42,668,101 0 0 0 0 0 0 42,668,101
2030 0 37,690,156 665,859,419 45,228,187 0 0 0 0 0 0 0 45,228,187
2031 0 665,859,419 45,228,187 0 0 0 0 0 0 45,228,187
2032 0 39,951 ,565 705,810,984 47,941 ,878 0 0 0 0 0 0 0 47,941 ,878
2033 0 705,810,984 47,941 ,878 0 0 0 0 0 0 47,941 ,878
2034 0 42,348,659 748,159,643 50,818,391 0 0 0 0 0 0 0 50,818,391
2035 0 748,159,643 50,818,391 0 0 0 0 0 0 50,818,391
2036 0 44,889,579 793,049,222 53,867,494 0 0 0 0 0 0 0 53,867,494
2037 0 793,049,222 53,867,494 0 0 0 0 0 0 53,867,494
2038 47,582,953 840,632,175 57,099,544 0 0 0 0 0 57,099,544
2039 840,632,175 57,099,544 0 0 0 0 57,099,544
2040 50,437,931 891 ,070,106 60,525,517 0 0 0 0 0 60,525,517
2041 891 ,070,106 60,525,517 0 0 0 0 60,525,517
2042 53,464,206 944,534,312 64,157,048 0 0 0 0 0 64,157,048
2043 944,534,312 64,157,048 0 0 0 0 64,157,048
2044 56,672,059 1 ,001 ,206,371 68,006,470 0 0 0 0 0 68,006,470
2045 1 ,001 ,206,371 68,006,470 0 0 0 0 68,006,470
2046 60,072,382 1 ,061 ,278,753 72,086,859 0 0 0 0 0 72,086,859
2047 1 ,061 ,278,753 72,086,859 0 0 0 0 72,086,859
2048 63,676,725 1 ,124,955,479 76,412,070 0 0 0 0 0 76,412,070
2049 1 ,124,955,479 76,412,070 0 0 0 0 76,412,070
2050 67,497,329 1 ,192,452,807 80,996,794 0 0 0 0 0 80,996,794
2051 1 ,192,452,807 80,996,794 0 0 0 0 80,996,794
2052 71 ,547,168 1 ,263,999,976 85,856,602 0 0 0 0 0 85,856,602
2053 1 ,263,999,976 85,856,602 0 0 0 0 85,856,602
2054 75,839,999 1 ,339,839,974 91 ,007,998 0 0 0 0 0 91 ,007,998
2055 1 ,339,839,974 91 ,007,998 0 0 0 0 91 ,007,998
2056 80,390,398 1 ,420,230,373 96,468,478 0 0 0 0 0 96,468,478
2057 1 ,420,230,373 96,468,478 0 0 0 0 96,468,478
2058 85,213,822 1 ,505,444,195 102,256,587 0 0 0 0 0 102,256,587
2059 1 ,505,444,195 102,256,587 0 0 0 0 102,256,587
2060 90,326,652 1 ,595,770,847 108,391 ,982 0 0 0 0 0 108,391 ,982
2061 1 ,595,770,847 108,391 ,982 0 0 0 0 108,391 ,982
2062 95,746,251 1 ,691 ,517,097 114,895,501 0 0 0 0 0 114,895,501
1 ,600 1 ,117,179,427 0 0 0
[*] Not incl. Hotels; presented in Rooms [3] Estimated, tbd.
Prepared by D.A.Davidson & Co.
12/21/2018 B MMD Fin Plan 18 R AV Summary Draft: For discussion purposes only.
3
MULBERRY METROPOLITAN DISTRICT (Residential) loh.
Development Summary DAIEDAVIDSTONIXED INCOME AL RETS
Development Projection -- Buildout Plan (updated 12/21 /18)
Residential Development
Apts (Affordable) Apts (Market Rate) Cluster SFD - Alley Load SFD - Traditional TH Condos
Product Type
Base $ (' 18) $ 1105000 $2059000 $3509000 $4509000 $5009000 $4759000 $3009000
Res'I Totals
2017 - - - - - - -
2018 - - - - -
2019 - - - -
2020 - - - -
2021 240 300 40 40 40 - 660
2022 - - 40 40 40 - 120
2023 - - 40 40 40 - 120
2024 - - 40 40 40 - 120
2025 - - 40 40 40 40 260 420
2026 - - 40 40 - 40 - 120
2027 - - - - - 40 - 40
2028 - - - - - - - -
2029 - - - - - - - -
2030 - - - - - - - -
2031 - - - - - - - -
2032 - - - - - - - -
2033 - - - - - - - -
2034 - - - - - - - -
2035 - - - - - - - -
2036 - - - - - - - -
2037 - - - - - - - -
240 300 240 240 200 120 260 19600
MV @ Full Buildout $2634009000 $6135009000 $8430009000 $ 10850003000 $ 10050003000 $5750003000 $7850003000 $5145900,000
(base prices; un-infl . )
notes:
Platted/Dev Lots = 10% MV; one-yr prior
Base MV $ inflated 2% per annum
12/21 /2018 B MMD Fin Plan 18 R Dev Summary Prepared by D.A. Davidson & Co.
4
911111
PAINTED PRAIRIE METROPOLITAN DISTRICT (Commercial) 11 D %N I DSO N
Assessed Value Summary
« « « « Residential » » » » < Platted/Developed Lots > « « « « Commercial » » » »
Mkt Value As'ed Value As'ed Value Mkt Value As'ed Value
Biennial @7.20% @29.00% Biennial @29.00% Total
Total Reasses'mt Cumulative of Market Cumulative of Market Total Comm'I Total Hotel Reasses'mt Cumulative of Market Assessed
YEAR Res'I Units @ 6.0% Market Value (2-yr lag) Market Value (2-yr lag) Sq. Ft.* Rooms @ 6.0% Market Value (2-yr lag) Value
2017 0 0 0 0 0 $0
2018 0 0 0 0 0 0 0 0
2019 0 0 0 0 0 0 0 0 0 $0
2020 0 0 0 0 0 0 0 0 0 0 0 0
2021 0 0 0 0 0 0 0 0 0 0
2022 0 0 0 0 0 0 0 0 0 0 0 0
2023 0 0 0 0 0 0 0 0 0 0
2024 0 0 0 0 2,395,800 0 0 0 0 0 0 0
2025 0 0 0 4,575,978 0 108,900 0 27,520,211 0 0
2026 0 0 0 0 0 694,782 207,999 0 550,404 81 ,685,491 0 694,782
2027 0 0 0 0 1 ,327,034 0 0 81 ,685,491 7,980,861 9,307,895
2028 0 0 0 0 0 0 0 0 4,901 , 129 86,586,620 23,688,792 23,688,792
2029 0 0 0 0 0 0 0 86,586,620 23,688,792 23,688,792
2030 0 0 0 0 0 0 0 0 5,195, 197 91 ,781 ,818 25,110, 120 25, 110, 120
2031 0 0 0 0 0 0 0 91 ,781 ,818 25,110, 120 25,110, 120
2032 0 0 0 0 0 0 0 0 5,506,909 97,288,727 26,616,727 26,616,727
2033 0 0 0 0 0 0 0 97,288,727 26,616,727 26,616,727
2034 0 0 0 0 0 0 0 0 5,837,324 103,126,050 28,213,731 28,213,731
2035 0 0 0 0 0 0 0 103,126,050 28,213,731 28,213,731
2036 0 0 0 0 0 0 0 0 6,187,563 109,313,613 29,906,555 29,906,555
2037 0 0 0 0 0 0 0 109,313,613 29,906,555 29,906,555
2038 0 0 0 0 0 6,558,817 115,872,430 31 ,700,948 31 ,700,948
2039 0 0 0 0 115,872,430 31 ,700,948 31 ,700,948
2040 0 0 0 0 0 6,952,346 122,824,776 33,603,005 33,603,005
2041 0 0 0 0 122,824,776 33,603,005 33,603,005
2042 0 0 0 0 0 7,369,487 130,194,262 35,619, 185 35,619, 185
2043 0 0 0 0 130,194,262 35,619, 185 35,619, 185
2044 0 0 0 0 0 7,811 ,656 138,005,918 37,756,336 37,756,336
2045 0 0 0 0 138,005,918 37,756,336 37,756,336
2046 0 0 0 0 0 8,280,355 146,286,273 40,021 ,716 40,021 ,716
2047 0 0 0 0 146,286,273 40,021 ,716 40,021 ,716
2048 0 0 0 0 0 8,777, 176 155,063,450 42,423,019 42,423,019
2049 0 0 0 0 155,063,450 42,423,019 42,423,019
2050 0 0 0 0 0 9,303,807 164,367,257 44,968,400 44,968,400
2051 0 0 0 0 164,367,257 44,968,400 44,968,400
2052 0 0 0 0 0 9,862,035 174,229,292 47,666,504 47,666,504
2053 0 0 0 0 174,229,292 47,666,504 47,666,504
2054 0 0 0 0 0 10,453,758 184,683,050 50,526,495 50,526,495
2055 0 0 0 0 184,683,050 50,526,495 50,526,495
2056 0 0 0 0 0 11 ,080,983 195,764,033 53,558,084 53,558,084
2057 0 0 0 0 195,764,033 53,558,084 53,558,084
2058 0 0 0 0 0 11 ,745,842 207,509,875 56,771 ,569 56,771 ,569
2059 0 0 0 0 207,509,875 56,771 ,569 56,771 ,569
2060 0 0 0 0 0 12,450,592 219,960,467 60,177,864 60,177,864
2061 0 0 0 0 219,960,467 60,177,864 60,177,864
2062 0 0 0 0 0 13,197,628 233,158,095 63,788,535 63,788,535
0 0 316,899 0 152,023,008
[*] Not incl. Hotels; presented in Rooms
Prepared by D.A.Davidson & Co.
12/21/2018 B MMD Fin Plan 18 C AV Summary Draft: For discussion purposes only.
5
PAINTED PRAIRIE METROPOLITAN DISTRICT (Commercial)
1 ) A DAV11) S0N
Development Summary F I E I ,, L „ „P , ,,_ ,. AP „ t „
Development Projection -- Buildout Plan (updated 12/17/18)
Commercial Development
Comm 'I ('C) Comm'I (131 ) Comm'I (D2)
Product Type
Base $ (' 18) $220/sf $220/sf $220/sf
Sales $ (' 18) $0/sf $0/sf $0/sf
Taxable % 100% 100% 100%
Comm'I SF Total* Hotel Rooms
2017 - - - -
2018 - - - -
2019 - - - -
2020 - - - -
2021 -
2022 -
2023 -
2024 - -
2025 - 1085900 - 1089900
2026 133 , 947 - 745052 2079999
2027 - - -
2028 - - - - -
2029 - - - - -
2030 - - - - -
2031 - - - - -
2032 - - - - -
2033 - - - - -
2034 - - - - -
2035 - -
2036 - -
2037 - -
133 , 947 108 , 900 74 , 052 316,899 -
MV @ Full Buildout $2994689340 $2399589000 $1692919440 $6997179780
(base prices ; un-infl . )
[*] Not incl . Hotels ; presented in Rooms
notes :
Platted/Dev Lots = 10% MV; one-yr prior
Base MV $ inflated 2% per annum
12/21 /2018 B MMD Fin Plan 18 C Dev Summary Prepared by D .A. Davidson & Co.
6
9
1 ) A DAVIDSON
I U EO INC O ME CAP It a L nu e x AS
SOURCES AND USES OF FUNDS
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of (proposed ) Series 2022 + New Money
40. 000 (target) Res'I Mills + 20 .000 (target) Comm'I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections)
[ Preliminary -- for discsussion only ]
Dated Date 12/01 /2032
Delivery Date 12/01 /2032
Sources :
Bond Proceeds :
Par Amount 645957000.00
Other Sources of Funds:
Funds on Hand' 255,000.00
64 ,850 ,000.00
Uses :
Project Fund Deposits :
Project Fund 21561708.33
Refunding Escrow Deposits :
Cash Deposit* 42550,000.00
Other Fund Deposits:
Capitalized Interest Fund 215 ,316 .67
Cost of Issuance:
Other Cost of Issuance 2007000.00
Delivery Date Expenses:
Underwriter's Discount 322,975.00
64 ,850 ,000.00
Note: ['] Estimated balances (tbd )
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group—CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
7
9
1 ) A DAVIDSON
I U EO INC O ME CAP It a L nu e x AS
BOND SUMMARY STATISTICS
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of (proposed ) Series 2022 + New Money
40. 000 (target) Res'I Mills + 20 .000 (target) Comm'I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections)
[ Preliminary -- for discsussion only ]
Dated Date 12/01 /2032
Delivery Date 12/01 /2032
First Coupon 06/01 /2033
Last Maturity 12/01 /2062
Arbitrage Yield 4 .000000%
True Interest Cost (TIC) 4 .035175%
Net Interest Cost (NIC ) 4 .000000%
All-In TIC 4.057081 %
Average Coupon 4.000000%
Average Life (years) 22 .213
Weighted Average Maturity (years) 22.213
Duration of Issue (years) 14 .523
Par Amount 6475953000 . 00
Bond Proceeds 647595, 000 . 00
Total Interest 57 ,395,200.00
Net Interest 57718, 175. 00
Bond Years from Dated Date 11434 ,8803000 . 00
Bond Years from Delivery Date 1 ,434 ,880, 000 . 00
Total Debt Service 121 ,990,200 . 00
Maximum Annual Debt Service 610943400 . 00
Average Annual Debt Service 43066 , 340 . 00
Underwriter's Fees (per $ 1000)
Average Takedown
Other Fee 5.000000
Total Underwriter's Discount 5. 000000
Bid Price 99 . 500000
Average
Par Average Average Maturity PV of 1 by
Bond Component Value Price Coupon Life Date change
Term Bond due 2062 64 , 595 ,000.00 100.000 4.000% 22.213 02/17/2055 112 ,395.30
64 , 595 ,000 .00 22 .213 112 , 395.30
All-In Arbitrage
TIC TIC Yield
Par Value 64 , 595 ,000 .00 64 , 595 ,000 .00 64 , 595 ,000 .00
+ Accrued Interest
+ Premium (Discount)
- Underwriter's Discount -3221975 .00 -3221975 .00
- Cost of Issuance Expense -2001000 .00
- Other Amounts
Target Value 64, 272 , 025 .00 64, 072 , 025 .00 64, 595 , 000 .00
Target Date 12/01 /2032 12/01 /2032 12/01 /2032
Yield 4.035175% 4 . 057081 % 4 . 000000%
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group—CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
8
0.
DIAIDAVIDSON
PIPED INCOME CAPITAL MARKETS
BOND DEBT SERVICE
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of ( proposed ) Series 2022 + New Money
40 . 000 (target) Res' I Mills + 20 .000 (target) Comm ' I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections )
[ Preliminary -- for discsussion only ]
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
06/01 /2033 112913900 1 ,291 ,900
12/01 /2033 11291 ,900 152915900 225831800
06/01 /2034 11291 ,900 1 ,291 ,900
12/01 /2034 110,000 4.000% 112913900 134013900 276937800
06/01 /2035 1 ,289,700 1 ,289,700
12/01 /2035 115,000 4.000% 112891700 114045700 21694,400
06/01 /2036 11287,400 11287,400
12/01 /2036 2807000 4.000% 112873400 135673400 27854,800
06/01 /2037 11281 ,800 1 ,281 ,800
12/01 /2037 295,000 4.000% 112811800 115765800 218581600
06/01 /2038 11275,900 1 ,275,900
12/01 /2038 4757000 4.000% 112753900 137503900 370267800
06/01 /2039 112663400 132663400
12/01 /2039 495,000 4.000% 112661400 117615400 310271800
06/01 /2040 11256,500 1 ,256,500
12/01 /2040 6957000 4.000% 112563500 139513500 372087000
06/01 /2041 132423600 1 ,242,600
12/01 /2041 725,000 4.000% 112421600 159675600 31210,200
06/01 /2042 11228, 100 1 ,228, 100
12/01 /2042 9457000 4.000% 112283100 231733100 374017200
06/01 /2043 11209,200 132093200
12/01 /2043 985,000 4.000% 112091200 251945200 31403,400
06/01 /2044 1 , 189,500 1 , 189,500
12/01 /2044 172307000 4.000% 111893500 21419,500 3/609/000
06/01 /2045 13164,900 1 , 164,900
12/01 /2045 112801000 4.000% 111641900 254445900 31609,800
06/01 /2046 1 , 139,300 1 , 139,300
12/01 /2046 175457000 4.000% 111393300 21684,300 37823/600
06/01 /2047 131083400 131083400
12/01 /2047 11610,000 4.000% 111081400 257185400 31826,800
06/01 /2048 11076,200 1 ,076,200
12/01 /2048 1 /900/000 4.000% 110763200 21976,200 470527400
06/01 /2049 11038,200 130383200
12/01 /2049 11980,000 4.000% 110381200 350185200 410562400
06/01 /2050 998,600 998,600
12/01 /2050 2/300/000 4.000% 9983600 31298,600 472977200
06/01 /2051 952,600 9523600
12/01 /2051 21390,000 4.000% 9521600 353425600 41295,200
06/01 /2052 904,800 904,800
12/01 /2052 2/745/000 4.000% 9043800 31649,800 41554,600
06/01 /2053 849,900 8493900
12/01 /2053 21855,000 4.000% 8491900 357045900 41554,800
06/01 /2054 792,800 792,800
12/01 /2054 3/245/000 4.000% 7923800 41037,800 41830,600
06/01 /2055 727,900 7273900
12/01 /2055 31375,000 4.000% 727,900 431023900 41830,800
06/01 /2056 660,400 660,400
12/01 /2056 31800,000 4.000% 6603400 41460,400 5/ 120/800
06/01 /2057 584,400 5843400
12/01 /2057 31950,000 4.000% 584,400 435343400 571187800
06/01 /2058 505,400 505,400
12/01 /2058 474157000 4.000% 5053400 41920,400 5/425/800
06/01 /2059 417, 100 4173100
12/01 /2059 41590,000 4.000% 417, 100 530073100 5/4243200
06/01 /2060 325,300 325,300
12/01 /2060 571007000 4.000% 3253300 51425,300 51750,600
06/01 /2061 223,300 2233300
12/01 /2061 51305,000 4.000% 2233300 535283300 537513600
06/01 /2062 1175200 1171200
12/01 /2062 578607000 4.000% 117,200 51977,200 61094/400
6415951000 57,395,200 12159905200 12129901200
Dec 21 , 2018 3:53 pm Prepared by D.A. Davidson & Co Quantitative Group-CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
9
9
1 ) /k DAVIDSON
I U EO INC O ME CAP It a L nu e x AS
NET DEBT SERVICE
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of (proposed ) Series 2022 + New Money
40. 000 (target) Res'I Mills + 20 .000 (target) Comm'I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections)
[ Preliminary -- for discsussion only ]
Period Total Capitalized Net
Ending Principal Interest Debt Service Interest Fund Debt Service
12/01 /2033 215835800 215835800 215 ,316.67 2 , 368483.33
12/01 /2034 110 ,000 21583 , 800 21693 , 800 2 ,693 ,800.00
12/01 /2035 115 ,000 215791400 216941400 21694 ,400.00
12/01 /2036 2803000 215743800 218543800 21854 ,800.00
12/01 /2037 2955000 215635600 218585600 2 , 85800.00
12/01 /2038 475, 000 21551 , 800 31026 , 800 3 , 026 ,800.00
12/01 /2039 4951000 215321800 310271800 31027 ,800.00
12/01 /2040 6953000 215133000 312083000 31208 ,000.00
12/01 /2041 725, 000 23485,200 33210 ,200 31210 ,200.00
12/01 /2042 9455000 214565200 314015200 3 ,401 ,200.00
12/01 /2043 9851000 214181400 314031400 31403 ,400.00
12/01 /2044 11230 , 000 213793000 316091000 31609 ,000.00
12/01 /2045 13280 , 000 23329 , 800 33609 , 800 31609 ,800.00
12/01 /2046 115455000 212785600 31823 ,600 3 , 82300.00
12/01 /2047 11610 , 000 21216 , 800 31826 , 800 3 , 826 ,800.00
12/01 /2048 11900 , 000 211523400 410521400 41052 ,400.00
12/01 /2049 13980 , 000 23076 ,400 43056 ,400 41056 ,400.00
12/01 /2050 213005000 119975200 41297 ,200 4297200.00
12/01 /2051 21390 , 000 11905200 41295200 4295200.00
12/01 /2052 217451000 118091600 415541600 4155400.00
12/01 /2053 23855, 000 13699 , 800 43554 , 800 41554 ,800.00
12/01 /2054 312455000 115855600 41830 ,600 4 , 83000.00
12/01 /2055 31375, 000 11455, 800 41830 , 800 4 , 830 ,800.00
12/01 /2056 318001000 113201800 511201800 51120X0.00
12/01 /2057 319503000 111683800 5 , 11800 5, 1181800 . 00
12/01 /2058 43415, 000 13010 , 800 53425 , 800 51425 ,800.00
12/01 /2059 41590 , 000 834200 51424200 5 ,424200.00
12/01 /2060 511001000 6501600 517501600 5175000.00
12/01 /2061 51305, 000 4461600 517511600 51751 ,600.00
12/01 /2062 53860 , 000 234 ,400 63094 ,400 61094 ,400.00
641595, 000 5713953200 12119901200 215 ,316.67 121177403.33
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group-CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
10
9
1 ) /k DAVIDSON
I U EO INC O ME CAP It a L nu e x AS
SUMMARY OF BONDS REFUNDED
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of (proposed ) Series 2022 + New Money
40. 000 (target) Res'I Mills + 20 .000 (target) Comm'I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections)
[ Preliminary -- for discsussion only ]
Maturity Interest Par Call Call
Bond Date Rate Amount Date Price
12/21 /18: ( R+C ) Ser 22 NR SP, 5.00% , 100x, 40.00+20 .00 , FG+6% BiRe :
TERM52 12/01 /2033 5.000% 4151000 . 00 12/01 /2032 100 . 000
12/01 /2034 5 .000% 5901000 . 00 12/01 /2032 100 . 000
12/01 /2035 5 .000% 6201000 . 00 12/01 /2032 100 . 000
12/01 /2036 5 .000% 810, 000 . 00 12/01 /2032 100 . 000
12/01 /2037 5 .000% 8501000 . 00 12/01 /2032 100 . 000
12/01 /2038 5 .000% 1 ,065,000 . 00 12/01 /2032 100 . 000
12/01 /2039 5 .000% 1 , 120,000 . 00 12/01 /2032 100 . 000
12/01 /2040 5 .000% 113557000 . 00 12/01 /2032 100 . 000
12/01 /2041 5 .000% 1 ,425,000 . 00 12/01 /2032 100 . 000
12/01 /2042 5 .000% 1 ,690,000 . 00 12/01 /2032 100 . 000
12/01 /2043 5 .000% 1 ,775,000 . 00 12/01 /2032 100 . 000
12/01 /2044 5 .000% 210657000 . 00 12/01 /2032 100 . 000
12/01 /2045 5 .000% 2 , 1707000 . 00 12/01 /2032 100 . 000
12/01 /2046 5 .000% 24951000 . 00 12/01 /2032 100 . 000
12/01 /2047 5 .000% 2 ,620,000 . 00 12/01 /2032 100 . 000
12/01 /2048 5 .000% 219807000 . 00 12/01 /2032 100 . 000
12/01 /2049 5 .000% 3 , 1307000 . 00 12/01 /2032 100 . 000
12/01 /2050 5 .000% 35301000 . 00 12/01 /2032 100 . 000
12/01 /2051 5 .000% 3705,000 . 00 12/01 /2032 100 . 000
12/01 /2052 5 .000% 811407000 . 00 12/01 /2032 100 . 000
425501000 . 00
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group-CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
11
19,
DIA DAVIDSON
FIMEO INCOME CAPITAL MARKETS
ESCROW REQUIREMENTS
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of ( proposed ) Series 2022 + New Money
40 . 000 (target) Res' I Mills + 20 .000 (target) Comm ' I Mills
Assumes Investment Grade , 100x , 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections )
[ Preliminary -- for discsussion only ]
Dated Date 12/01 /2032
Delivery Date 12/01 /2032
12/21 /18 : ( R+C ) Ser 22 NR SP , 5 . 00% , 100x, 40 . 00+20 .00 , FG +6% BiRe
Period Principal
Ending Redeemed Total
12/01 /2032 42 ,550, 000.00 42 ; 5501000.00
42 ,550, 000 . 00 423550 ,000 .00
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group-CB (Mulberry MD 18 : BDEC2118-321GR20B,321GR20B)
12
9
1 ) /k DAVIDSON
I U EO INC O ME CAP It a L nu e x AS
PRIOR BOND DEBT SERVICE
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of (proposed ) Series 2022 + New Money
40. 000 (target) Res'I Mills + 20 .000 (target) Comm'I Mills
Assumes Investment Grade , 100x, 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections)
[ Preliminary -- for discsussion only ]
Annual
Period Debt Debt
Ending Principal Coupon Interest Service Service
06/01 /2033 1 , 063 , 750 1 ,063, 750
12/01 /2033 415 ,000 5 .000% 11063750 14781750 21542500
06/01 /2034 1 , 053 , 375 1 ,053, 375
12/01 /2034 590 ,000 5 .000% 15053 , 375 11643, 375 206750
06/01 /2035 1 , 038 ,625 1 ,038, 625
12/01 /2035 620 ,000 5 .000% 11038 ,625 1 ,658, 625 21697250
06/01 /2036 1 , 023 , 125 1 ,023, 125
12/01 /2036 810 ,000 5 .000% 11023 , 125 118333125 21856 ,250
06/01 /2037 1 , 002 ,875 1 ,002 , 875
12/01 /2037 850 ,000 5 .000% 11002 ,875 1 ,852 , 875 21855750
06/01 /2038 981 ,625 9811625
12/01 /2038 11065 ,000 5 .000% 981 ,625 210463625 31028 ,250
06/01 /2039 955 ,000 955, 000
12/01 /2039 1 , 120 ,000 5 .000% 955 ,000 210751000 3 , 030 ,000
06/01 /2040 927 ,000 9271000
12/01 /2040 11355 ,000 5 .000% 927 ,000 272823000 31209 ,000
06/01 /2041 893 , 125 893, 125
12/01 /2041 1 ,425 ,000 5 .000% 893 , 125 213181125 312111250
06/01 /2042 857500 8571500
12/01 /2042 11690 ,000 5 .000% 857 , 500 275473500 31405 ,000
06/01 /2043 815250 815, 250
12/01 /2043 1775 ,000 5 .000% 815250 215901250 3 ,405500
06/01 /2044 770 ,875 7701875
12/01 /2044 23065 ,000 5 .000% 770 ,875 218351875 31606750
06/01 /2045 719250 719, 250
12/01 /2045 2 , 170 ,000 5 .000% 719250 218891250 308500
06/01 /2046 665 ,000 6651000
12/01 /2046 23495 ,000 5 .000% 665 ,000 3, 1601000 31825 ,000
06/01 /2047 602 ,625 6023625
12/01 /2047 21620 ,000 5 .000% 602 ,625 37222 , 625 3 , 825250
06/01 /2048 537 , 125 5371125
12/01 /2048 23980 ,000 5 .000% 537 , 125 35171125 41054 ,250
06/01 /2049 462 ,625 4623625
12/01 /2049 35130 ,000 5 .000% 462 ,625 37592 , 625 4 , 055250
06/01 /2050 384 , 375 3841375
12/01 /2050 33530 ,000 5 .000% 384 , 375 3,9141375 41298750
06/01 /2051 296 , 125 2963125
12/01 /2051 31705 ,000 5 .000% 296 , 125 47001 , 125 4 ,297250
06/01 /2052 203 , 500 2031500
12/01 /2052 81140 ,000 5 .000% 203500 8,3431500 81547 ,000
421550 ,000 301505500 73 ,0551500 731055500
Dec 21 , 2018 3:53 pm Prepared by D .A. Davidson & Cc Quantitative Group-CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
13
0.
DIAIDAVIDSON
PIPED INCOME CAPITAL MARKETS
BOND SOLUTION
MULBERRY METROPOLITAN DISTRICT ( Residential & Commercial )
GENERAL OBLIGATION REFUNDING & IMPROVEMENT BONDS , SERIES 2032
Pay & Cancel Refunding of ( proposed ) Series 2022 + New Money
40 . 000 (target) Res' I Mills + 20 .000 (target) Comm ' I Mills
Assumes Investment Grade , 100x , 30 -yr. Maturity
(SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections )
[ Preliminary -- for discsussion only ]
Period Proposed Proposed Debt Service Total Adj Revenue Unused Debt Sery
Ending Principal Debt Service Adjustments Debt Service Constraints Revenues Coverage
12/01 /2033 21583,800 -215,317 21368,483 215451070 176587 107.45569%
12/01 /2034 1101000 21693,800 21693,800 216971774 31974 100. 14753%
12/01 /2035 115,000 25694,400 25694,400 216972774 31374 100. 12523%
12/01 /2036 280,000 218549800 218549800 2 ,859,641 41841 100. 16956%
12/01 /2037 2951000 2,8581600 2,8581600 218591641 11041 100.03641 %
12/01 /2038 4751000 3,0261800 3,0261800 310311219 41419 100. 14600%
12/01 /2039 4951000 350271800 350271800 310312219 31419 100. 11292%
12/01 /2040 695,000 312089000 312089000 3,213,092 51092 100. 15874%
12/01 /2041 725,000 312101200 312101200 31213$092 21892 100.09010%
12/01 /2042 9451000 3,4011200 34011200 314051878 41678 100. 13753%
12/01 /2043 9851000 35403,400 31403,400 314053878 21478 100.07280%
12/01 /2044 1 ,230,000 316099000 316099000 3,610,231 11231 100.03410%
12/01 /2045 112801000 316091800 316091800 31610,231 431 100.01193%
12/01 /2046 115451000 3,8231600 3,8231600 318261844 31244 100.08485%
12/01 /2047 116101000 318261800 318261800 318261844 44 100.00116%
12/01 /2048 13900,000 410525400 410525400 4 ,056,455 41055 100. 10006%
12/01 /2049 119801000 49056,400 49056,400 41056,455 55 100.00136%
12/01 /2050 213001000 47297,200 47297,200 412991842 21642 100.06149%
12/01 /2051 213901000 41295,200 41295,200 412991842 41642 100. 10808%
12/01 /2052 217451000 41554,600 41554,600 415573833 31233 100.07098%
12/01 /2053 21855,000 49554,800 41554,800 41557,833 31033 100.06659%
12/01 /2054 31245)000 4,8301600 4,830,600 418311303 703 100.01455%
12/01 /2055 313751000 418301800 418301800 418311303 503 100.01041 %
12/01 /2056 318001000 51120,800 511201800 511212181 381 100.00744%
12/01 /2057 3 ,950,000 5, 118,800 5, 118,800 5, 121 , 181 21381 100.04651 %
12/01 /2058 41415,000 51425,800 514251800 51428,452 21652 100.04887%
12/01 /2059 415901000 51424,200 51424,200 514281452 41252 100.07839%
12/01 /2060 511001000 51750,600 51750,600 517543159 3559 100.06189%
12/01 /2061 5,305,000 517519600 517519600 5,754, 159 29559 100.04449%
12/01 /2062 51860,000 610941400 610941400 61099,408 51008 100.08218%
649595,000 121 ,9909200 -215,317 121 ,7749883 122 ,032,286 2579403
Dec 21 , 2018 3:53 pm Prepared by D.A. Davidson & Co Quantitative Group-CB (Mulberry MD 18:BDEC2118-321GR20B,321GR20B)
14
EXHIBIT I
PUBLIC BENEFITS
89
DN 3423281. 1
Mulberry Metro District Public Benefit Evaluation
Total Project Units 1608
Environmental Sustainability Non-Basic Improvements
GHG Reduction Total Benefit ($) Benefit per Unit Notes
1 800 kW Solar Power $1,969,400 $8,600 Total 800kW Generated - 3.5kW system on 229 Homes
Water and Energy Conservation
1 Non-Potable Irrigation System $41642,190 $2,887 See Cost Estimate
Multi-modal Transportation
1
Enhanced Resiliency
1 Pollinator Corridors $160,800 $100 Enhanced planting plans to encourage Pollinator development
Increased Renewalable Capacity
1 See GHG Reduction
TOTAL Environmental Sustainability Benefit $6,772,390 $11,587
Critical Public Infrastructure Non-Basic Improvements
On-Ste Total Benefit ($) Benefit per Unit Notes
1 Rail Crossing $500,000 $311
Off-Site
1 Vine & Timberline Contributions* $250,000 $155 Estimated Contribution
2 Greenfields RAB $524,453 $326
TOTAL Critical Public Infrastructure Benefit $1,274,453 $793
Smarth Growth Management Non-Basic Improvements
Increase Density Total Benefit ($) Benefit per Unit Notes
1 Alley Load Homes $4,002,023 $6,670.04 40% of Units - 600 Units
2 Added Utility Services/Raw water DedicationA $18,020,145 $11,207 Additional Sewer and Water Service - 825 Unit Density Bonus
Walkability & Pedestrian Infrastructure
1 Enhanced crossings $75,000 $47 6 Crossings Total @ $12,500 ea.
Availability of Transit
1
Public Space
1 Neighborhood Parks $31270,672 $2,034 Pocket Parks / Neighborhood Parks
2 Swimming Pool $3,000,000 $1,866
3 Commercial Center Promenade $3,0001000 $1,866
Mixed - Use
1 Project is designed as Mixed-use Difficult to Quant.
TOTAL Smarth Growth Management $31,367,840 $23,689
Strategic Priorities Non-Basic Improvements
Affordable Housing Total Benefit ($) Benefit per Unit Notes
115% Affordable housing target $15,687,750 $9,750 $65K Subsibyfor 15% of Units at 80% AMI
2 Water Savings for Non-Potable Irrigation System $21,671,479 $13,477 Savings on Raw water not required to be purchased to satisfy Project
Workforce Housing
1
Infill & Redevelopment
1 Mulberry Frontage Improvements $500,000 $311 Landscaping Improvements on Frontage
2 Monument / Gateway Signage $1,750,000 $1,088 Land (1.77 Ac @ $15/Ft.) plus Signage Cost
3 Mulberry Intersection / Median Improvements $300,000 $187
Economic Health
1 Catalyze cooridor Redevelopment Difficult to Quart.
New Employment / Sales Tax Generation Difficult to Quart.
TOTAL Strategic Priorities Benefit $39,909,229 4.iM
DISCLAIMER: The above represents Preliminary estimates designed to provide an illustravtive representation for the value of public benefit . This illustration is non-binding pending execution of a
Development Agreement
TOTAL PUBLIC BENEFITS $7%32%912 $60,881
Footnotes
A.3/AF per Unit - 825 Unit Density Bonus over LMN - $57K/AF for Water
*Estimated Contribution
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Pf
HARTFORD DEVELOPMENT
MULBERRY METROPOLITAN DISTRICT
PUBLIC BENEFITS NARRATIVE
Fort Collins, Colorado
Prepared for the
Fort Collins Planning Department
3.08.2019
I- PI
HARTFORD
D E V E L O P M E N T
THE PROJECT
The Mulberry Corridor ("the Corridor") is quickly becoming In addition to these top priorities , Metropolitan District
the primary gateway to Fort Collins — Old Town , new hotels , Financing will support the City's objectives to :
breweries , Woodward , the Poudre River Whitewater Park,
Poudre Canyon access , etc. This gateway does not represent 3) Employ high quality and Smart Growth practices ;
our City well . While enclaving the Corridor represents 4) Incorporate Environmental Sustainability through
significant progress , the Corridor needs a project to set a energy conservation , water conservation , and enhanced
high development standard and catalyze redevelopment. On community resiliency ; and
the last remaining large greenfield development site on the
Corridor, Mulberry (the Community) represents the perfect 5) Develop critical on-site and off-site public
opportunity to do just that. A Metropolitan District will provide infrastructure.
the financing mechanism to accomplish this higher standard of
development and accelerate redevelopment of the Corridor. This mixed-use community will provide a variety of
opportunities for shopping , working , living , and playing ,
Our City is in desperate need of affordable and attainable including :
housing . Hartford has entitled , developed and built 1 ,000+ A neighborhood town center located between the
homes at affordable and attainable price points in northeast Corridor and the residential portions of Mulberry, with a
Fort Collins — Dry Creek, TimberVine , Mosaic — since 2011 . central pedestrian-oriented market street acting as the
Hartford 's ability to maintain these price points and deliver continuation of the central north-south greenway running
affordable or attainable homes under the historical model is through the community; and including :
no longer possible due to rising water, land , infrastructure , Approximately 20-30 acres of retail , commercial ,
labor and material costs . In order to provide this much needed office uses
housing Mulberry will use Metropolitan District funds to offsets Up to +/- 160 ,000 SF of retail and commercial uses ,
costs of innovating on water sources and uses , community including the potential of a neighborhood-scaled
and home designs , construction techniques , and public/private grocery store up to 50 , 000 SF
partnerships , to deliver a minimum of 241 affordable , and Up to +/- 80 ,000 SF of office uses integrated into the
1 , 367 attainable units . market street
Mulberry's vision is to deliver on these critical City objectives 1 , 600 or more residences to include single-family
and with Metropolitan District financing tools , will : detached , single-family attached , and multi-family living
options , of which a minimum of 15% will be designated as
1 ) Catalyze redevelopment of the Corridor; affordable ;
• Significant open space , including a range of features from
2) Create affordable housing units ; and amenitized parks to preservation of high-value natural
3) Create attainable housing units to support the areas ; and
workforce. An extensive trail corridor and pedestrian network,
providing both internal community connectivity and
walkability, as well as links to the surrounding Fort Collins
community.
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1 2 1
I -I
HARTFORD
D E V E L O P M E N T
PUBLIC BENEFITS
1 . CATALYZE THE MULBERRY CORRIDOR MULBERRY COMMUNITY GATEWAY
MULBERRY STREET FRONTAGE , INTERSECTION AND Per the East Mulberry Corridor Plan , this property is
MEDIAN IMPROVEMENTS uniquely positioned to provide a gateway to Fort Collins
from 1-25 . Two small parcels have been created between
The Mulberry project would like to make improvements beyond the realigned frontage road and Mulberry Road as a part of
its boundaries to help establish the appropriate standard the ongoing County-led improvements , the westernmost of
for the Corridor redevelopment. Specifically, Mulberry will which is located within the prop boundaries of the proposed
contribute to the Frontage Road , the HWY 14 Median and the Mulberry community. Despite its ideal situation for a profitable
Intersection of HWY 14 and Greenfields improvements . With convenience store or drive-thru site , Mulberry would rather
the appropriate infrastructure and landscaping improvements , see this site developed for an iconic City monument and
community entry feature
entrance to ourr City.
Mulberry can catalyst and provide an appropriate This entry feature will reinforce the role of this property as
•
a gateway to the City of Fort Collins .
• This welcoming monument, were it to be supported by the
Quantitative Benefit: Improvement Costs - $800 , 000 City, would be constructed and maintained by the Mulberry
Qualitative Benefit: Establishing an implicit standard for Metropolitan Districts .
redevelopment of the Corridor; catalyzing investment in and
redevelopment of the Corridor. Quantitative Public Benefit: Foregone Land Value -
Metropolitan District Role : Design , construction and $ 1 .25M ; Entry Feature - $500 , 000
financing of all infrastructure associated with the frontage Qualitative Public Benefit: Establishing an iconic gateway
area improvements adjacent to the Mulberry community, to the Mulberry Community, as well as a Fort Collins as a
including roadway, utility, drainage/grading , landscape , whole
identity and signage and other related improvements along Metropolitan District Role : Ownership of monument land ,
this corridor. design , construction , maintenance and financing of gateway
features/improvements .
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3
I- PI
HARTFORD
D E V E L O P M E N T
DESIGN STANDARDS .
Mulberry provides an opportunity to set a high standard of
design for the redevelopment of the corridor including - _ nnTp
• Infrastructure design through new pedestrian , vehicular,
and landscape improvements
• Establishment of an architectural character for this portion
of the city ' — — a .
• Develop a signature mixed-use New Urbanist community ;.
which will also help catalyze investment in this area .
Quantitative Public Benefit: $0
w .
Qualitative Public Benefit: Establishing an implicit standard '
for redevelopment of the Corridor; catalyzing investment in and redevelopment of the Corridor.
Metropolitan District Role : Infrastructure reimbursements a
allow for higher quality design .
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ECONOMIC HEALTH OUTCOMES
Mulberry will provide a range of economic benefits to the
•, fi_ - Corridor, as it will
• Help retain existing businesses by filling the need for an
i appropriate gateway to the northern portions of the city.
} Create an attractive , attainable , affordable , and diverse
V• } = place to live , work, and play, through innovative site
461 ` planning , construction methods , and overall design
L , A. Provide employment opportunity as well as additional tax
revenues to the City through retail , commercial , and office
uses within the mixed-use community center
If Attract a dynamic workforce with its healthy balance of
� .r' natural and urban environments
x � t t
Ev . rl� �• ' S y
f Quantitative Public Benefit: $0
_ Qualitative Public Benefit: New Employment; Sales Tax
-- Generation
Metropolitan District Role : Financing and District
In
reimbursements make the project economically feasible ,
F - delivering high priority retail , employment and attainable
housing to the Corridor.
_ T
� 4 �
I- I
HARTFORD
D E V E L O P M E N T
2 . CREATE AFFORDABLE HOUSING Avariety of opportunities and potential delivery methods exist
The financing and reimbursement options created by the to achieve the above guidelines , including :
Metropolitan Districts will offset infrastructure costs during Qualified Census Tract — Mulberry is located in a
development and enable the Mulberry project to deliver a Qualified Census Tract, creating access to HUD financing
minimum of 241 residential units , or 15% of the total project, for affordable multi-family developers and builders . If
at 80% AM or lower. These units will be delivered under the infrastructure costs can be offset by a Metropolitan
following guidelines : District, experienced , affordable housing developers have
• For Sale : A minimum of 40 units (2 . 5%) will be for sale expressed interest in the site
• For Rent: Approximately 200 units ( 12 . 5%) are anticipated Opportunity Zone — Mulberry is located in an Opportunity
Zone , qualifying long-term investments for new tax
to be for rent incentives ; this further provides viability for affordable ,
• Integrated / Dispersed Site : Approximately 40 units will be multi-family developers
built as 'dispersed site' units , integrating market rate units partnership with Habitat for Humanity — Hartford
and affordable housing units within the neighborhood . It is Homes and the Mulberry community have been working
anticipated that affordable units will be the same units as on a partnership with Habitat for Humanity to build the
market-rate units and will be integrated along a block or affordable , for-sale residential units
product type within the community.
Enforceability: Prior to or concurrent with preparation Land Trust Partnership - Hartford Homes and the
• of the Development Agreement, Mulberry will create Mulberry community have been in early discussions with
legally enforceable guarantees for affordable housing several Land Trusts
commitments . Potential options include a contract with the Partnership with the City of Fort Collins — Mulberry
City for Land Bank, deed restriction , and reservation of would like to explore partnership opportunities with the
acreage . City - Land Bank or other similar programs
• Partnership with Major Employer(s) — Mulberry is
exploring co-investment programs with multiple employers
to provide workforce housing
• Builder/Developer Model — As Developer and Builder,
Hartford Homes has the ability to fully deliver or subsidize
� ~ costs , where necessary, to ensure delivery of the
affordable housing units
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Quantitative Public Benefits : $65K per unit subsidy -
$ 15 . 5M
Qualitative Public Benefits : Provide for sale and for
rent affordable housing and create a more integrated and
diverse community.
Metropolitan District Role : Lower cost of infrastructure
i k
P (through District reimbursements) , enabling creation of
more affordable units .
I 5 I
I- PI
HARTFORD
D E V E L O P M E N T
3 . CREATE ATTAINABLE HOUSING
In addition to the aforementioned methods to provide and Quantitative Public Benefit: Alley Construction Costs -
ensure affordable homes within the proposed Mulberry $4M ; Additional Utilities - $ 18M
community, the Mulberry Metropolitan Districts will allow for the Qualitative Public Benefit: More attainably priced homes
use of innovative land planning and construction strategies , for Fort Collins households , increased space for community
lowering the overall cost of housing and providing for a wide interaction .
range of market-rate attainable housing options . Metropolitan District Role : Lower the direct cost of
RESIDENTIAL NEIGHBORHOOD DESIGN infrastructure for homebuyers ; Design , construction , and
Consistent with New Urbanist principles , the single-family maintenance of alleys and common open spaces .
attached and detached homes at Mulberry are envisioned to
have predominately alley-accessed garages , with less private HOME DESIGN & CONSTRUCTION
yard space , but direct access to open spaces , pedestrian
corridors and public streets . This and related design features Home design and construction will play a key role in keeping
are a critical component to developing smaller, more attainably construction costs lower and home prices attainable . Key
methods employed will include :
priced homes , including :
• Decreasing the amount of land required per home Constructing some homes with a slab foundation , as
allows the home to be sold for a lower market price . opposed to a full basement
(land accounts for approximately 25% of the cost of new Utilizing detached , condominiumized garages
construction ) Utilizing ready-frame construction
• Mulberry anticipates a density of 8 .8 units per acre versus Building homes in 4' increments only
LMN code standard of 4 units per acre . (an increase of Reducing the number of corners in some home types
about 825 units) further diluting the overall cost of land for • Avoiding the use of steel
development. Developing fully sprinkled homes with 2' side setbacks
• Locating the garage in the rear of the home , allows for the Including roof top outdoor spaces and/or 3-stories , and
overall lot to be narrower other strategies , as appropriate
• Open spaces will be integrated throughout the
neighborhood , with construction and maintenance Quantitative Public Benefit: $0
provided by the Mulberry Metropolitan Districts , rather
than by private homeowners . Qualitative Public Benefit: More attainably priced homes
for Fort Collins households ; greater sustainability achieved
While alleys help facilitate denser and more urban patterns of through reduced overall consumption per home .
development, they also lead to somewhat higher construction Metropolitan District Role : Density increase allows
costs . The additional paving that is required for alley-based potential for construction methods outlined above .
community design is typically passed on to the homebuyer,
through an increase in the sale price of the home . The /��' F;
Metropolitan District can be used to offset this increase instead
of passing it directly to homebuyers , creating an overall more
attainable neighborhood at Mulberry.
i
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IpI
HARTFORD
D E V E L O P M E N T
NON-POTABLE IRRIGATION SYSTEM 4 . EMPLOY HIGH QUALITY AND SMART
Mulberry will provide for the construction and maintenance of GROWTH PRACTICES
a non-potable water system for community-wide landscaping In planning the Mulberry community, special effort has been
and landscaping on individual lots . The proposed non-potable made to ensure that the community will not only meet,
water system for Mulberry will lead to a 45 /o reduction in but exceed City standards , integrating best practices in
potable water demand . Utilizing the onsite wells for irrigation planning and design to create a high quality, environmentally
reduces overall water dedication requirements , reducing sustainable community.
project costs and home costs . Simultaneously, the non-potable
system will reduce the monthly costs of homeownership . As a New Urbanist community employing Traditional
Neighborhood Development principles , Mulberry proposes a
Quantitative Benefit: Raw Water reduction - $22M5 greenway system that will not only integrate nature into the
reduction in monthly water bills City but will activate it through numerous connections to pocket
Qualitative Public Benefit: Less demand on water parks , green courts , and front doors . Features include :
treatment system ; lower initial cost for homes ; lower on- A pedestrian-friendly mixed-use neighborhood center that
going water costs than City system . will function as the central node on the south end of the
Metropolitan District Role : Design , financing , construction , community
operation , and maintenance of the non-potable system . • A central pedestrian-oriented greenway spine proposed to
run north-south through the center of the neighborhood ,
flanked by a variety of housing types
• Pocket parks adjacent to the spine providing central
access to open space facilities and activation on the main
corridor
• A secondary bicycle path on the west side of Greenfields
Court to provide a more direct route for cyclists , which will
also allow the central spine to be more focused on local
pedestrian traffic
• A neighborhood pool on the east side of Greenfields Drive ,
within a +/- 5-minute walk from all residential areas within
Mulberry
• An enhanced east-west greenway to connect from the
railroad crossing to Cooper Slough
Quantitative Benefit: Neighborhood Parks - $3 . 3M ,
Swimming Pool - $3M , Commercial Center Promenade -
$3M , Enhanced crossings - $75K
Qualitative Public Benefit: Increased walkability I
,D connectivity, creating a better sense of community and place
in key gathering areas . Embracing Nature in the City.
Metropolitan District Role : Design , financing , construction
and maintenance of parks , commercial center promenade ,
trail system and other related improvements .
7
I_+4
HARTFORD
D E V E L O P M E N T
5 . INCORPORATE ENVIRONMENTAL ENERGY CONSERVATION
SUSTAINABILITY THROUGH ENERGY A commitment to 800 kW of solar capacity generated within
CONSERVATION , WATER CONSERVATION , and distributed throughout Mulberry will further promote
AND ENHANCED COMMUNITY RESILIENCY resource conservation and renewable energy use .
Fort Collins Sustainability Goals are promoted throughout Quantitative Public Benefits : Solar - $2M
the community with environmentally friendly design . Qualitative Public Benefits : Addresses City's goals to
achieve carbon neutrality by 2050 , with 2% from local
WATER CONSERVATION installed distribution generation .
An irrigation system , designed congruently with a water Metropolitan District Role : Enforce delivery of system .
conserving landscape design , is not a requirement of the City;
however, to achieve a water conserving landscape both the ENHANCED RESILIENCY
overall planting plan and irrigation system will be designed
congruently. Once this is designed and installed , true water Cooper Slough Improvements , Lake Canal Improvements ,
savings is primarily achieved through the proper operation of a Community Resiliency through Flood Plain Reduction ,
strategically designed community wide irrigation system . Pollinator Corridors
• Xeric landscaping and use of non-potable irrigation will Improvements to the Cooper Slough will reduce runoff
conserve water and lower peak flows through upstream planting and
• Plants with similar water needs will be grouped together mitigation .
and a properly designed irrigation system will correspond Improvements to Lake Canal will help to bring it out of the
with this planting plan . current flood plain . This will reduce financial , health and
• The vision for the landscape character includes water- safety risks for the future while supporting development of
wise landscaping throughout, which can reduce further the commercial portion of the project.
demand for irrigation water by about 20% compared to Landscape architecture will be designed to support the
conventional landscaping . flight distances and migration patterns of applicable
• Utilizing onsite wells reduces need for excess water rights pollinators and will increase the biodiversity of the area .
to be pulled from agricultural (" Buy and Dry") thereby
preserving more water in its current state/use . Quantitative Benefit: Pollinator Corridors - $ 1601000
• Yard areas on some residential lots will be minimized to
reduce the amount of traditionally irrigated area . Qualitative Public Benefit: Design and engineering of the
full master planned community of Mulberry will achieve an
integrated and complete solution for these improvements ,
Quantitative Public Benefits : Non-potable System Cost - likely beyond minimum standards .
$4 . 6M Metropolitan District Role : Design , construction and
Qualitative Public Benefits : Xeric, Waterwise Landscaping ; maintenance of Cooper Slough , Lake Canal and other
preservation of agricultural water rights associated common open space area improvements .
Role of Metropolitan District: Design , financing ,
construction and maintenance of common areas where
water conserving landscape improvements occur.
Holistic design , construction and maintenance of overall
infrastructure improvements and non-potable system .
I s I
I -I
HARTFORD
D E V E L O P M E N T
6 . DEVELOP CRITICAL ON -SITE AND OFF- Quantitative Benefit: Rail Crossing - $500 , 000 , Vine &
SITE PUBLIC INFRASTRUCTURE . Timberline Contribution - $250 ,000 , Greenfields RAB -
DEVELOPING CRITICAL PUBLIC INFRASTRUCTURE $5241453
Qualitative Public Benefit: Better means for transportation
To develop the proposed new community, significant for Fort Collins residents , improved accessibility to
infrastructure elements are required , including the extension surrounding area .
of Greenfields Court from Mulberry Street north to Vine Drive . Metropolitan District Role : Design , construction and
This roadway extension is described in the East Mulberry
Corridor Plan and is a critical component of the City's Master maintenance of significant roadway infrastructure associated
with the Mulberry community.
Streets Plan , and it will :
• Provide a critical connection to the Mulberry and 1-25
interchange for residents and businesses in northern Fort
Collins .
• Relieve pressure on failing or nearly failing intersections
(Timberline & Vine and Lemay & Vine) .
• Require a railroad crossing for an existing railroad right-of-
way that currently serves industrial tenants along 1 -25 , to
the east of the site .
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9
EXHIBIT J
DISCLOSURE NOTICE
100
DN 3423281. 1
NOTICE OF INCLUSION IN A RESIDENTIAL METROPOLITAN DISTRICT
AND POSSIBLE PROPERTY TAX CONSEQUENCES
Legal description of the property and address :
(Insert legal description and property address) .
This property is located in the following metropolitan district :
(Insert District Name) .
In addition to standard property taxes identified on the next page, this property is subject to a
metropolitan district mill levy (another property tax) of up to :
(Insert mill levy maximum) .
Based on the property' s inclusion in the metropolitan district, an average home sales price of
$300,000 could result in ADDITIONAL annual property taxes up to :
(Insert amount) .
The next page provides examples of estimated total annual property taxes that could be due on
this property, first if located outside the metropolitan district and next if located within the
metropolitan district. Note : property that is not within a metropolitan district would not pay
the ADDITIONAL amount.
The metropolitan district board can be reached as follows :
(Insert contact information) .
You may wish to consult with : ( 1 ) the Larimer County Assessor' s Office, to determine the
specific amount of metropolitan district taxes currently due on this property; and (2) the
metropolitan district board, to determine the highest possible amount of metropolitan district
property taxes that could be assessed on this property.
ESTIMATE OF PROPERTY TAXES
Annual Tax Levied on Residential Property With $300,000 Actual Value Without the District
Taxing Entity Mill Levies Annual tax levied
(2017 * *)
Insert entity Insert amount $ Insert amount
Larimer County Insert amount $ Insert amount
City of Fort Collins Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
TOTAL : Insert total $ Insert amount
Annual Tax Levied on Residential Property With $300,000 Actual Value With the District
(Assuming Maximum District Mill Levy)
Taxing Entity Mill Levies Annual tax levied
(2017 * *)
Insert District Name Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
Larimer County Insert amount $ Insert amount
City of Fort Collins Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
Insert entity Insert amount $ Insert amount
TOTAL: Insert total $ Insert total
"This estimate of mill levies is based upon mill levies certified by the Larimer County Assessor' s Office in
December 20_ for collection in 20_, and is intended only to provide approximations of the total overlapping mill
levies within the District. The stated mill levies are subject to change and you should contact the Larimer County
Assessor' s Office to obtain accurate and current information.
FINANCIAL HEALTH OF METROPOLITAN DISTRICT
Financial information for (Insert District Name Here) as of (Insert Date of Last Annual Report
Notes Amount
Total Assessed Value Insert Notes Insert Amount
Current Mill Levy & Annual Revenue Insert Mill Insert Amount
Current Debt Mill Levy & Annual Revenue Insert Mill Insert Amount
Outstanding Debt Insert Term Insert Amount
Anticipated Payoff Year Insert Notes Insert Amount
Additional information regarding (Insert District Name Here) financial health and formation can
be found at the City of Fort Collins website, available at: fcgov. com.
In addition, the Colorado Department of Local Affairs may have the following materials
available :
■ Audited Financial Statements
■ Annual Budget
■ Annual Report on the Service Plan
■ Certification of Election Results
■ Certification of Tax Levies
■ Notice of Authorization of General Obligation Debt
■ Notice of Issuance of General Obligation Debt
■ Transparency — Notice to Electors
Available at:
hops://dola. colorado.goElIgLllQFinances. lsf
Or
Division of Local Government
1313 Sherman Street, Room 521
Denver, Colorado 80203
(303) 864-7720
Fax : (303 ) 864-0751
OR
Contact the District at:
Metropolitan District
[Address]
[Address]
[Phone]
[Fax]
[Email]
17
EXHIBIT K
INTERGOVERNMENTAL AGREEMENT WITH CITY
117
DN 3520023. 1
INTERGOVERNMENTAL AGREEMENT
THIS INTERGOVERNMENTAL AGREEMENT (this "Agreement") is made and
entered into by and between the City of Fort Collins, Colorado, a Colorado home rule
municipality (the "City"), and Mulberry Metropolitan District Nos. 1 -6, quasi-municipal
corporations and political subdivisions of the State of Colorado (collectively, the "Districts") .
The City and the Districts shall be collectively referred to as the "Parties. "
RECITALS
WHEREAS , the Districts were organized to provide those services and to exercise
powers as are more specifically set forth in the Districts ' Service Plan dated
, 2019 , which may be amended from time to time as set forth therein
(the "Service Plan") ; and
WHEREAS, the Service Plan requires the execution of an intergovernmental
agreement between the City and the Districts to provide the City with contract remedies to
enforce the requirements and limitations imposed on the Districts in the Service Plan; and
WHEREAS , the City and the Districts have determined it to be in their best interests
to enter into this Agreement as provided in the Service Plan.
NOW, THEREFORE, for and in consideration of the covenants and mutual
agreements herein contained, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the Parties agree as follows :
COVENANTS AND AGREEMENTS
1 . Incorporation by Reference . The Service Plan is hereby incorporated in this
Agreement by this reference . The Districts agree to comply with all provisions of the
Service Plan, as it may be amended from time to time in accordance with the provisions
thereof, and the provisions of Article 1 of Title 31 of the Colorado Revised Statutes (the
" Special District Act") . Capitalized terms used herein not otherwise defined in this
Agreement shall have the meanings, respectfully, specified in the Service Plan.
2 . City Prior Approvals . The Districts shall obtain any prior City, City Manager or
City Council approvals as required in the Service Plan before undertaking any action
requiring such approval.
3 . Enforcement. The Parties agree that this Agreement may be enforced at law or
in equity, including actions seeking specific performance, mandamus, prohibitory or
mandatory injunctive relief, or other appropriate relief. The Parties also agree that this
Agreement may be enforced pursuant to C . R. S . Section 32- 1 -207 and other provisions of the
Special District Act granting rights to municipalities or counties approving a service plan of a
special district.
4 . Amendment. This Agreement may be amended, modified, changed, or
terminated in whole or in part only by a written agreement duly authorized and executed by
the Parties hereto .
5 . Governing Law; Venue. This Agreement shall be governed by and construed
under the applicable laws of the State of Colorado . Venue for any judicial action to interpret
or enforce this Agreement shall be in Larimer County District Court of the Eighth Judicial
District for the State of Colorado .
6 , Beneficiaries . Except as otherwise stated herein, this Agreement is intended to
only describe the rights and responsibilities of and between the named Parties and is not
intended to and shall not be deemed to confer any rights upon any other persons or entities
not named as parties in this Agreement.
7 . Effect of Invalidity. If any portion of this Agreement is held invalid or
unenforceable for any reason by a court of competent jurisdiction as to any or all the Parties,
such portion shall be deemed severable and its invalidity or its unenforceability shall not
cause the entire Agreement to be terminated.
8 . Assignability. Neither the City nor the Districts shall assign their rights or
delegate their duties hereunder without the prior written consent of the other Parties . Any
assignment of rights or delegation of duties without such prior written consent shall be
deemed null and void and of no effect. Notwithstanding the foregoing, the City and the
Districts may enter into contracts or other agreements with third parties to perform any of
their respective duties required under this Agreement.
9 . Successors and Assigns . This Agreement and the rights and obligations created
hereby shall be binding upon and inure to the benefit of the Parties and their respective
successors and assigns.
MULBERRY METROPOLITAN
DISTRICT NO . 1
By :
President
ATTEST :
Secretary
MULBERRY METROPOLITAN
DISTRICT NO . 2
By :
President
ATTEST :
Secretary
MULBERRY METROPOLITAN
DISTRICT NO . 3
By :
President
ATTEST :
Secretary
MULBERRY METROPOLITAN
DISTRICT NO , 4
By:
President
ATTEST :
Secretary
MULBERRY METROPOLITAN
DISTRICT NO . 5
By :
President
ATTEST :
Secretary
MULBERRY METROPOLITAN
DISTRICT NO . 6
By :
President
ATTEST :
Secretary
CITY OF FORT COLLINS , COLORADO
By :
Mayor
ATTEST :
By:
City Clerk
EXHIBIT B
STATE OF COLORADO, COUNTY OF LARIMER
CERTIFICATE OF MAILING NOTICE OF PUBLIC HEARING
IN RE THE MATTER OF MULBERRY METROPOLITAN DISTRICT NOS . 1 -6,
CITY OF FORT COLLINS, LARIMER COUNTY, COLORADO
Pursuant to Section 324 -204( 1 ), C.R . S. as amended, the undersigned does hereby certify that the
NOTICE OF PUBLIC HEARING regarding the organization of Mulberry Metropolitan District
Nos. 1 -6, as shown in Exhibit A attached hereto and incorporated herein by this reference, was
deposited in the U. S . mail on March 14, 2019, to all fee title owners of real property within the
boundaries of the Districts, and on April 2, 2019 to the governing body of any existing municipality
or special district having boundaries which overlap and/or are within a radius of three miles of the
Districts ' boundaries and to the property owners within the boundaries of the Districts.
Nicole Finco, Attorney
Spencer Fane LLP
1700 Lincoln Street, Suite 2000
Denver, Colorado 80203
STATE OF COLORADO )
) ss.
CITY AND COUNTY OF DENVER )
Subscribed and sworn to before me this 8th day of April , 2019, by Nicole Finco.
Witness my hand and official seal .
My commission expires:
(S E A L)
Notary Public
REBECCA AJOHNSON
NOTARY PUSUC
STATE OF COLORADO
NOTARY ID 201 1OHM
w COMMISSION EXPIRES OECEWEIR 02. 2021
EXHIBIT A
(Notice of Public Hearing)
NOTICE OF PUBLIC HEARING FOR THE ORGANIZATION OF SPECIAL DISTRICTS
IN RE THE ORGANIZATION OF THE MULBERRY METROPOLITAN DISTRICT NOS. 1 -61 CITY OF FORT
COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
NOTICE IS HEREBY GIVEN that, pursuant to C.R. S. § 324 -204( 1 ), a Consolidated Service Plan (the "Service
Plan") for the proposed Mulberry Metropolitan District Nos . 1 -6 ("Districts") has been filed and is available for
public inspection in the office of the City Clerk of the City of Fort Collins.
A public hearing will be held by the City Council of the City of Fort Collins (the "City Council") on Tuesday, April
16, 2019 at 6:00 p.m. at City Council Chambers, City Hall West, 300 LaPorte Avenue, Fort Collins, Colorado, or as
soon thereafter as the City Council may hear such matter.
The Districts are metropolitan districts. Public improvements authorized to be planned, designed, acquired,
constructed, installed, relocated, redeveloped, and financed, specifically including related eligible costs for
acquisition and administration, are as authorized by the Special District Act, except as specifically limited in the
Service Plan to serve the future taxpayers and property owners of the Districts as determined by the Boards of the
Districts in their discretion. The proposed maximum mill levy each District is permitted to impose upon the taxable
property within its boundaries shall be fifty (50) mills for district improvements and operating costs, plus up to five
(5) mills for regional improvements if required by the City, subject to the limitations set forth in the Service Plan.
The Districts will be located generally south of E. Vine Drive, north of Mulberry Street along both sides of
Greenfields Drive, containing approximately 226 acres, with an additional 77 acres proposed as future inclusion
area. A precise description of the boundaries of the Districts, including the current boundaries and the boundaries
proposed to be included in the future, are defined in the Service Plan, which is on file in the office of the City Clerk.
NOTICE IS FURTHER GIVEN that pursuant to C.R. S. § 32- 1 -203(3 .5), any person owning property in the Districts
may request that such property be excluded from the Districts by submitting such request to the Fort Collins City
Council no later than ten ( 10) days prior to the public hearing.
THIS NOTICE IS PROVIDED AS REQUIRED BY THE CITY OF FORT COLLINS ' POLICY FOR REVIEW
OF METROPOLITAN DISTRICT SERVICE PLANS AS ADOPTED BY CITY COUNCIL IN RESOLUTION
2019-016
Published in: Fort Collins Coloradan
Published on: March 14, 2019
EXHIBIT C
Account #: FI-C- I000349304
FORT • COLLINS
Invoice Text
COLOPIOAN NOTICE OF PUBLIC HEARING FOR THE ORGANIZATION OF S
STACE OF COLORADO ►
) ss: AFFIDAVIT OF PUBLICATION
COUNTY OF LARIMER )
SPENCER FANE LLP
1700 N LINCOLN ST STE 2000
DENVER CO 80203
I, being duly swom, deposes and says that said is the legal clerk of the Fort Collins Coloradoan. that
the same is a daily newspaper of general circulation and printed and published in the City of Pon
Collins. in said county and state: that the notice or advertisement. of which the annexed is a true
copy, has been published in said daily ncwspaper and that the notice was published in the regular
and entire issue of every number of said newspaper during the period and time of publication of said
notice, and in the newspaper proper and not in a supplement lhereol: that the publication of said
notice was contained in the issue ofsaid newspaper on
03/14/19
that said Fort Collins Coloradoan has been published continuously and uninterruptedly during the
period of at least six months next prior to the first publication of said notice or advertisement above
referred to: that said newspaper has been admitted to the United States mails as second-class matter
under the provisions of the Act of March 3, 1879, or any amendments thereof: and that said
newspaper is a daily newspaper duly qualified tier publishing legal notices and advertisements within
the meaning of the laws of the State of Colorado.
Legal Clcrk
Subscribed and swom to before me, within the County of Bra%n. StalIe 'tsconsin ibis
141h of March 2019.
c
Sotan, Publir
Noturr Expires
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Ad# 0003438512 = ® = Arridm it Prrpnrcd
P O 4116 hearing � n ' rGrSdas . Alarch 1J .'1il 'I I
# of Affidavits - 1 � ' .
NOTICE OF PUBLIC HEARING FOR
THE ORGANIZATION OF SPECIAL
DISTRICTS
IN RE THE ORGANIZATION OF THE
MULBERRY METROPOLITAN
DISTRICT NOS, 1 -6, CITY OF FORT
COLLINS, COUNTY OF LARIMER,
STATE OF COLORADO
NOTICE 15 HEREBY GIVEN that, Pur-
suont to C . R.S. § 32.1.204( 1 ), a Consoli-
dated Service Plan ( the "Service Plan" )
for the proposed Mulberry Metropolitan
District Nos. 1 -6 ("Districts" ) has been
filed and is available for public Inspec-
tion in the office of the City Clerk of the
City of Fort Collins.
A public heorina will be held by the Clty
Council of the City of Fort Collins (the
"City Council") on Tuesday, April 16, .
2019 at 6 : 00 P.m. at City Council Chom-
ben, City Hall West, 300 LaPorte Ave-
nue, Fort Collins, Colorado, or as soon
thereafter as the City Council may hear
such matter.
The Districts are metropolitan districts.
Public Improvements authorized to be
planned , designed, ocqu..red, construct,
ed, installed, relocated, redeveloped,
and financed , specif:cally In^_luding re-
lated eligible costs for acquisition and
administration, are as authorized by the
Special District Act, except as specifl .
Golly limited In the Service Pion to
serve the future taxpayers and property
owners of the Districts as determined by
the Boards of the Districts In their dis-
cretion. The proposed maximum mill
levy each District Is permitted to im-
pose upon the taxable property within
its boundaries shall be fifty (50) mills
for district Improvements and operating
costs, plus up to five (5) mills for re-
9 :onal Improvements If required by the
City, subiect to the limitations set forth
In the Service Plan.
The Districts w -11 be located generally
south of E. Vine Drive, north of
Mulberry Street along both sides of
Greenf(elds Drive. containing approxi
mutely 226 acres, with an additional 77
acres proposed as future inclusion area.
A precise description of the boundaries
of the Districts, Including the current
boundaries and the boundaries proposed
to be Inc uded in the future, are def 'ned
in the Service Plan . which is on tile In
the office of the City Clerk.
NOTICE IS FURTHER GIVEN that pur-
suant to C.R.S. 4 32.1.203(3Z) , any Per-
son owning property in the Districts
may request that such property be ex-
cluded from the Districts by subm)tting
such request to the Fort Collins City
Council no later than fenAI0) days prior
to the public heor(ngr
THIS NOTICE IS PROVIDED AS RE-
QUIRED BY THE CITY OF FORT
COLLINS$ POLICY FOR REVIEW OF
METROPOLITAN DISTRICT SERVICE
PLANS AS ADOPTED BY CITY
COUNCIL IN RESOLUTION 2019.016
0003438512
The Colaradoon
March 14, 2019