CONCEPT PLAN5.20.15

CONCEPT PLAN5.20.15

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MASTER PLAN................................................3-6

THEME/PATTERN SUPPORT........................7-10

ROADWAY NETWORK...................................11-13

DEVELOPMENT STANDARDS......................14-16

COMMON AREAS..........................................17-18

AMENITIES/FENCING...................................19

ENTRIES..........................................................20-21

LANDSCAPE DESIGN.....................................22-26

IRRIGATION.....................................................27

CONCEPTUAL DRAINAGE.............................28

POTENTIAL IMPACT.......................................29

OTHER REQUIRED DOCUMENTS................30

P R O J E C T T E A M

Developer / owner

planner / landscape architect

Engineer

Economic consultant

fi

ATTORNEY

Severance Energy Park LLC

1625 Pelican Lakes Point, Suite 201Windsor, CO 80550

P. 970.686.5828F. 970.686.2768

Norris Design

1101 Bannock StreetDenver, CO 80204

P. 303.892.1166

www.norris-design.com

TST Inc. Consulting Engineers

760 Whalers WayBuilding C, Suite 200Fort Collins, CO 80525

P. 970.226.0557F. 970.226.0204

Delich Associates

2272 Glen Haven DriveLoveland, CO 80538

P. 970.669.2061F. 970.669.5034

THK Associates Inc.

2953 South Peoria St. Suite 101Aurora, CO 80014

P. 303.770.7201F. 303.770.7231

White Bear Ankele Tanaka & Waldron

2154 East Commons Ave. #2000Centennial, CO 80122

P. 303.858.1800

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The Severance Energy Park is a +/- 555 acre property proposed for annexation to the Town of Severance, and is comprised of a variety of land uses including but not limited to commercial, industrial, residential, and open space. The Severance Energy Park is located northeast of downtown Severance between Weld County Road (WCR) 74 and 76. It is east of WCR 23 and west of WCR 27.

Within the Severance Energy Park, higher intensity land uses will be generally located in the center of the property and are planned to be buffered by lower intensity but compatible uses. Various forms of buffering, including landscaping and berming, will also be used to screen higher intensity uses. The edge character of the property will generally consist of a mixture of lower intensity uses, including but

A residential development area is envisioned on the eastern border of the property around Roulard Lake. A parcel located on the northwestern portion of the property is also a parcel that can have industrial or additional single family residential uses, depending on future market demands for either use. The Great Western Trail will be accommodated through the property along a landscaped trail corridor, and a large central open space corridor will contain Baldridge Lake and Schneider Lake. These lakes will be maintained as potential water sources for commercial / industrial uses in the Park. The Severance Energy Park will have a distinctive landscape and monumentation character deployed throughout the property, at primary entries and at key open space areas throughout the property.

A primary collector road is planned to bisect the property, connecting WCR 23 to WCR 74. An additional collector road is planned to connect the primary collector road north to WCR 76. This primary roadway infrastructure is complimented by a series of local roads to provide access to interior parcels. This alignment provides internal circulation and connections to the surrounding community, while

Ultimately, the Severance Energy Park will provide a diversity of land uses, including a spectrum of employment opportunities. The Park will also offer opportunities for land uses with high assessed values to be included into the Town and will provide additional ways for Town residents to live, work, and play nearby the Town core. M

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LAND USE ACRESCOMMERCIAL MIXED USE 73.8RESIDENTIAL 56.3INDUSTRIAL 148.2HEAVY INDUSTRIAL 105.1OPEN SPACE 145.9ROW 25.8TOTAL AREA: 555.1

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Notes:

1. The proposed road alignments are conceptual in nature and subject to change.

3. The Severance Energy Park Master Plan illustrates proposed land uses and site data. Land

revision to the Concept Plan.

4. Intersections and access points shown as arrows indicate access will be provided to the adjacent development areas. The exact number and locations of access points are to be

be added. Intersection and roadway design will be consistent with the Severance Energy Park Concept Plan or other applicable Town standards.

Residential use is also permitted in Planning Areas B and P at a density of less than 4 dwelling units per acre as long as the respective commercial mixed use or industrial use has not already been established in that Planning Area.

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LAND USE CHART NEW PLANNING AREA CALCULA

NEW PLANNING AREAS ACRES LAND USEM1 4.7 INDUSTRIALL1 19.2 RESIDENTIALR1 2.2 INDUSTRIALS1 2.7 INDUSTRIAL

S2 7.9 COMMERCIALMIXED USE

U1 2.3 HEAVY INDUSTRIALTOTAL NEW BUILDABLE ACREAGE: 39.00

PLANNING AREAS

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A 3.0 3.5 6.5D 3.0 6.0 9.0K 0.7 4.0 4.7M 2.8 17.9 20.7N 1.0 7.8 8.8O 0.6 6.0 6.6Q 1.1 14.2 15.3R 3.7 11.9 15.6S 4.9 7.5 12.4U 7.8 24.0 31.8W 1.7 64.4 66.1

TOTAL BUILDABLE AREA INCREASE: 30.34

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Residential use is also permitted in Planning Areas B and P at a density of less than 4 dwelling units per acre as long as the respective commercial mixed use or industrial use has not already been established in that Planning Area.

Notes:

1. The proposed road alignments are conceptual in nature and subject to change.

3. The Severance Energy Park Master Plan illustrates proposed land uses and site data.

4. Intersections and access points shown as arrows indicate access will be provided to the adjacent development areas. The exact number and locations of access points

and others may be added. Intersection and roadway design will be consistent with the Severance Energy Park Concept Plan or other applicable Town standards.

Site Plan.

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WHAT IS THE THEME OF THE DEVELOPMENT?

The driving theme behind the Severance Energy Park is integration. The property will draw together employment, open space, and housing, balancing the built environment with the natural. Whenever possible, the Park will be designed to use natural processes, such as bioswales, to mitigate the effects of the built environment. Natural amenities, like the existing lakes, are strategically positioned in the Park as natural buffers between uses. The Severance Energy Park has also been designed to integrate into the Town. Uses have been allocated throughout the property so that less intense uses screen the centrally located higher intensity uses, such as industrial tenants of the Park. Future development located

scale to provide for future compatibility to existing, adjacent land uses. Careful attention has been paid throughout the Concept Plan to buffering and screening so that adjacent uses will function as good neighbors, both internal to the property and on the edges. The Park will ultimately provide various opportunities to live, work, and play close to the core of Severance. Finally, as is described below, the plan is consistent with the vision of the Comprehensive Plan

Integration is further evidenced in the landscape and monumentation design for the Park. With a variety of uses planned for the property the monumentation merges industrial materials, such as metal, with natural materials, such as stone. Landscaping will be principally comprised of native, low water species plant material that is augmented with other plant species in parks and open space, such as turf grass areas.

HOW DOES THE DEVELOPMENT THEME AND PATTERN SUPPORT:

1. The Comprehensive Plan (All Sections)?

Vision Statement: PhysicalSeverance will remain a small town with a strong vibrant commercial and residential core surrounded by sub-urban residential neighborhoods. Beyond the sub-urban perimeter, the pattern of development will be predominately large lot rural residential subdivisions and a mix of agricultural land uses. A few development nodes may arise along surrounding major highways.

Response: The Severance Energy Park will reinforce the role of downtown Severance by bringing employment and services adjacent to the core of the community. Residential development is proposed in the eastern portion of the Park, consistent with the vision of the Comprehensive Plan. Additional residential development is proposed as a potential use in the northwestern portion of the Park. Agricultural uses are anticipated to remain on the site in varying capacities.

Vision Statement: CulturalSeverance will remain a family-oriented town that encourages interaction between neighbors, businesses and civic services.

business or visit.

Response: The proposed land use plan orients pedestrian- and community-focused activities to the edges of the property to promote compatibility with existing land uses. This structure reinforces the role of the Town’s existing land use patterns.

Vision Statement: Economic Severance will be an economically sustainable community by growth and development according to our physical and cultural visions. Severance: Hometown Vision fosters business growth by encouraging policies and practices that support diverse uses

fees, combined with straightforward, streamlined processes are essential for strong economic development. The resulting economic development also will be strengthened and complimented by supporting and encouraging residential developments that portray

Response:future tenants, while still providing certainty for neighbors and the

Park is consistent with the Town’s economic vision and is able to

needs of its future tenants. Additionally, as a part of the Concept

that the Severance Energy Park is able to cover the costs associated with its development, while also providing substantial economic

GUIDING PRINCIPLESProperty Owner / DeveloperA. Land use changes should be initiated by the property owner.

Response: The applicant is the land owner and has initiated the

B. Proposed land use changes should strive to align with the Severance: Hometown Vision plans, policies and procedures.

Response: The proposed land uses and concept plan are consistent with the vision for a Development Node. The Development Node

in location but not character. Residential development located on two edges of the property, and potentially along all edges in

consistent with the residential vision set forth in the Town’s Comprehensive Plan.

plans that strive to support the vision of Severance: Hometown Vision.

Response: The plan for the Severance Energy Park reinforces the preeminence of the Town core but provides additional opportunities for employment, housing, and recreation. The

core while also creating new and improved pedestrian and bicycle accessibility. The substantial tax base increase resulting from the development of the Severance Energy Park will help ensure stability for public, civic institutions throughout the community. D. Proposed land use changes must address community values, services, and infrastructure.

Response: The Metropolitan Districts within the Severance Energy Park will be responsible for building and maintaining common area infrastructure and may also contribute to various on-site improvements that mitigate the visibility of industrial uses. Buffering of industrial sites through elements such as berming, landscaping, and screening will be supported by the Metropolitan Districts and help to lessen visual impacts from off-site.

E. Proposed land use changes that vary the Future Land Use Map

Plan. Changes can be initiated by the property owner if proposed amendments are consistent with the Guiding Principles and Community Design Values.

Response: The applicant is proposing to amend the Comprehensive Plan to locate a Development Node on the property, located northeast of downtown Severance. As described herein, this proposal is consistent with the Town’s vision. The Community Design Values applicable to development nodes have also been adopted in this proposed application.

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F. It is the property owner’s responsibility to become an integral part of the process and to establish long-term relationships with the

Response: The applicant has been coordinating with the Town prior to submitting this proposal in order to ensure that the applicant’s and the Town’s objectives can both be met. Overall, a 20+ year build-out is anticipated for the Severance Energy Park, which will keep the applicant in communication and partnership with the Town for the long-term. Public ParticipationA. Public participation is welcomed and encouraged.

Response: Through the review of the Comprehensive Plan amendment, which is an integral part of the Annexation and Concept Plan process, the applicant will be hosting a neighborhood meeting to present the planning concepts and to solicit community feedback. Additionally, public hearings before both the Planning Commission and Town Board of Trustees will be held. B. Public participation is intended to be constructive and to aid proposed land use changes to better align with the principles, policies and procedures of Severance: Hometown Vision.

Response: Community feedback will be considered and integrated into the design for the Severance Energy Park, where applicable and feasible.

Community Design Values (Development Node)

community design values while leaving other design decisions up to the property owners. Supporting and maintaining good design

include interim and ultimate property management plans with all development proposals. Community Design Values will apply to community entryways, major roadways, subdivision perimeters, subdivision entryways, internal fencing, connectivity throughways, internal roadway design, residential lot layout, setbacks, and commercial architecture. These limited Community Design Values are described in the accompanying Land Use Codes.

Response: This Concept Plan document details the standards for landscaping, entryway monumentation, roadway character, fencing, setbacks, lot layout and other improvements which will create a

character.

Response: The Great Western Trail will provide connectivity throughout the property and to adjacent land uses, as well as to the Town core. This critical pedestrian artery will help facilitate formal and informal interaction within the greater community. A large central open space incorporating Baldridge Lake and Schneider Lake may provide opportunities for passive and active recreation.

the individual tenant sites at the time of Site Plan for those parcels.

Creative and appropriately scaled building signage is encouraged.

Response: Signage at the Severance Energy Park will be generally consistent and compatible with the Town’s design standards and with the monumentation standards established in this Concept Plan. Varied setbacks to buildings are encouraged to create interest along the streetscape. Gathering spaces, outdoor dining, patios, etc., are encouraged. Buildings on the south side of the road are encouraged to be set back from the right-of-way to reduce shading on the public sidewalk and street.

Response: Future development along the roads within the Park and adjacent to WCR 23, WCR 74, and WCR 76 will comply with the design standards established in the Concept Plan for the Park. Sidewalk plantings, outdoor seating and activity on the public sidewalk is encouraged. A minimum of four (4) feet clear walkway needs to be maintained.

Response: The overall landscape character for the Severance Energy Park is established in this Concept Plan document. Future commercial and retail developments will follow the landscape standards established here, including the landscape plant list included in this Concept Plan. All walks will be designed with a

Street trees and dissection of large parking lots with landscape are encouraged.

Response:tree plantings and landscaping to break up areas of parking. Condensed and creative pedestrian-scale signage is encouraged within projects.

Response:to the Park monumentation in order to create a cohesive brand for the Park. Pedestrian walks and spaces shall be provided as necessary to ensure that projects are easily navigated and enjoyable for the pedestrian.

Response: Sidewalks will be provided along public streets, as appropriate, based on adjacent land uses. Additionally, the Great Western Trail will provide excellent pedestrian accessibility through the site and towards downtown Severance. Other secondary trails will be built as appropriate to connect to the Great Western Trail and to create pedestrian connections throughout the Park. Where property abuts a state highway or arterial street, large landscape buffers are encouraged. Delivery areas and trash enclosures shall also be screened from the public right-of-way.

Response: This Concept Plan document proposes edge landscaping and buffering standards, as well as screening for trash enclosures.

In areas where the right-of-way is narrow, on-street parking, a variety of building setbacks and building edges articulated toward the street are encouraged.

Response: Due to the land use types associated with this Park, narrow road rights-of-way are not proposed. Orient big box retailers away from the right-of-way with frontage buildings to screen parking.

Response: Any future big box retailers within the Park will abide by this standard, as appropriate. Buildings that back to the public right-of-way, parking lots, utility pedestals and trash enclosures shall be buffered with landscape. Trash enclosures shall be located in a location that has the least impact on views from the public right-of-way as practical. Trash enclosures shall be masonry with steel gates to match building architecture.

Response: Buffering and landscape standards have been established in this Concept Plan in order to soften the edges of the development, buffer interior users, and reduce the overall visual impact of the development.

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Fiscal and Economic SustainabilityBuild-out projections will be completed prior to or shortly after Comprehensive Plan Public Hearings and once the Land Use Code

It is expected that the present and projected budget summary

a minimum of each 5 years, at the time the Comprehensive Plan is revised. The summary is intended to compare anticipated revenue against project build-out within the growth management boundary. The purpose of including the present and projected summary is so the Severance community can balance land use and other decisions with the impacts (positive and otherwise) on this projected model.

reasonable public decisions.

Response:

Energy Park. Due to the land uses associated with the Park, a

the Town. Land Use

agricultural heritage. This very factor strongly contributes to the Town’s rural, small town atmosphere. Severance: Hometown Vision would support continued agricultural uses of land within the Town’s Growth Management Area, should there be a desire of landowners to do so. Changing land use from agricultural use to other more intensive uses is expected under the new plan. The Future Land Use map depicts a pattern of development that supports the continuation of rural character developments outside the areas that

More intensive sub-urban development will become the transition between this rural development pattern and the town core.

Response:infrastructure. The plan for the Severance Energy Park includes residential development at a scale generally consistent with the

Throughout the property, less intense uses have been situated in such a way as to transition to more intensive uses in order to preserve the Town’s rural character along the edges of the site and throughout the Park along public rights-of-way. Additionally, the

foreseeing continued, interim and future demand for agricultural uses. CAPITAL IMPROVEMENTS AND INFRASTRUCTUREWater SystemThe Town of Severance owns, maintains and operates a separate and independent potable water storage and distribution system within the North Weld County Water District (NWCW). Capacity of the existing system can be expanded to meet the needs of future

uses as shown on the Future Land Use Map; however some portions within the GMA boundaries are served by other water districts.

4. Development NodesThe development nodes currently are located outside of the Severance Water Service Area and new development will be serviced by the North Weld County Water District.

Response: Only the northwest portion of the project currently lies within Severance Water Service Area. Under the Concept Plan the remaining property is proposed to be annexed into the Town service area. There are existing water lines in CR 74 and CR23 and on-site. The water system is supplied by the Town’s ground tank located northeast of Windsor Reservoir and is capable of 2100 gpm

this type of project. SANITARY SEWER4. Development NodesDepending on the location, some development nodes can be served by the Severance Sanitation Service Area. Other locations will be serviced by other sanitation districts.

Response: The majority of the project lies within the existing Severance service area. The natural grade of the land drains southeasterly, and future sewer systems will likely drain similarly from north to south and under County Road 74. A new gravity main is planned through the area west of Franklin Lake and south of the Park although it may not be available for the 1st phase of development. Under the concept plan sewer will be extended with each phase of the Park construction until eventually crossing the northern limit of the Park at County Road 76. For the initial phase, a septic system may be considered for a limited number of employees.

Storm DrainageDrainage in the Severance Growth Management Area is generally from north to south and the area is divided by a network of canals, ditches, reservoirs, and creek beds. Storm drainage in Severance is handled on a site-by-site or project-by-project basis. Current

follow BMP (Best Management Practices) and established storm management practices.

Response: The project is located in the John Law Ditch master drainage basin. Based on the Town of Winsdor’s master drainage study, stormwater runoff should be detained and released at the

storm will be used since this area is in a master planned basin that allows for that rate. Conceptually the existing lakes will be used

known. The existing lakes may also be used for commercial and industrial uses.

Storm water will be managed throughout the site and on individual

but not limited to detention ponds and along borrow ditches.

will be included at the time of Final Plat and / or Site Plan for each individual site. Other UtilitiesWithin the boundaries of the Future Land Use Map, electricity, gas and other utilities are available through the Town of Severance or with other providers.

Response: Other utility services will be provided by Xcel Energy and/or other utility providers.

TRANSPORTATION4. Development NodesGiven the uncertainty of land uses, densities, intensities and other development issues that may be associated with these areas,

tailored to the development proposals for each property.

Response: the Concept Plan application to determine the appropriate scale for roadway improvements on and off site associated with the development. Future Site Plan and Final Plat applications for areas

studies to ensure that transportation infrastructure is appropriately

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PARKS, RECREATION, AND OPEN SPACE4. Development NodesGiven the uncertainty of land uses, densities, intensities and other development issues that may be associated with these areas.

to the development proposals for each property.

Response: Approximately 145 acres of the Severance Energy Park will be open space, including the Great Western Trail corridor. This

COMMUNITY SERVICESEmergency Services• Windsor-Severance Fire Rescue• Station #2 in Severance, staffed 24/7• Weld County Sheriff• Full-time deputy dedicate to Severance, additional deputy rotates 20 hours/week• Weld County Ambulance provides emergency medical transportation

Private Utilities• Poudre Valley Rural Electric Association and Excel Energy each provide electricity• Xcel Energy is also the sole provider of natural gas• Century Link provides telephone and broadband internet• US Cable provides cable television and internet Schools and Education• Severance is served by three different school districts: - Eaton RE-2 - Ault-Highland RE-9 - Weld County RE-4• Weld County RE-4 operates two schools in Severance: - Severance Middle School (2009) - Rangeview Elementary School (2010) - Future High School site

Response: Through the annexation process, the applicant will communicate with the relevant community services to ensure service capability and to incorporate referral agency comments into the plan. Additional comments generated by referral agencies in the review process will also be incorporated into the plan where applicable. Community BackgroundThe idyllic Town of Severance is located in what some consider the best place in Northern Colorado. Its northern Weld County location has Severance right in the middle of the larger cities of Fort Collins, Greeley and Loveland which offers its residents just the right

richest farmland in Colorado, this agriculturally rooted community boasts an ever growing population of 3,165 friendly residents and serves as a prime location for great housing opportunities and a safe place to raise a family.

Severance was historically an agricultural community until the 1990s, when modest growth in residential properties was experienced. In the 2000s, residential growth in Severance exponentially increased. Severance has grown commercially and has had an increase in oil and gas exploration and mining. While economic conditions have slowed the growth in Severance in recent years, the town still expects to have modest growth in the coming years.

Response: The proposal for the Severance Energy Park is consistent with the Town’s growth trajectory, incorporating a moderate amount of residential use and providing an employment base tied to the surrounding landscape. Existing oil and gas wells located on the property will continue to operate, and the proposed natural gas processing plant is a natural extension of the oil and gas exploration

conducted as a part of this application, the Severance Energy Park will have a strong positive effect on the Town’s economy.

MapsResponse:updated to be consistent with the Comprehensive Plan as a result of the annexation of the proposed Severance Energy Park and its

2. The Zoning District?

Development Nodes:

urban style development may be appropriate outside and away from the town core. The intensity of development will be relative to available or obtainable infrastructure. The planning and design of a development node should take into account the transition of this intensive land use to the adjacent rural residential or Ag residential areas.

Response: Careful attention has been paid to buffering and

uses of future development within the Severance Energy Park. The intensity of the development will decrease as it moves to the edges of the property so that lower intensity uses screen and buffer higher intensity uses. The landscape and buffering standards established in

and residential uses surrounding the property.

3. Density?

Response: The planning areas designated as residential uses proposed on the Severance Energy Park property are anticipated to be at sub-urban densities at under 4 dwelling units per acre.

4. Diversity?

Response: A broad diversity of land uses is permitted throughout

will help ensure that edge uses are of a lower intensity than the potentially more intense centrally located uses.

5. Land Use?

Response: The land uses within the Concept Plan are consistent

various development parcels in the Park to promote intentional

6. Connectivity?

Response: Vehicle connectivity has been provided throughout the property and to existing Town roads to provide transportation options for residents, employees, and customers of the Park, while

Town core. All planning areas within the property have direct access to either a local or collector street, or they are situated along WCR 23, WCR 74, or WCR 76. Pedestrian and bicycle connectivity through the Park and into the Town fabric will be provided throughout the property on sidewalks, trails, and the Great Western Trail, where appropriate.

7. Open Space?

Response:as open space and buffers, offering a substantial portion of the property for visual and natural open space, parks, trail connections or other related uses. Additional open space or landscaped areas will be provided within each planning area.

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WHAT IS THE ROADWAY NETWORK ASSOCIATED WITH THIS DEVELOPMENT?

A primary collector road is planned to run generally east from WCR 23 to the eastern property line, curve southwest of Baldridge Lake, and terminate on the southern edge of the property at WCR 74. The intersection at WCR 74 has been aligned with WCR 25. Another collector road is planned to run north to WCR 76 from the primary collector.

A network of local roads is also proposed, with a local road generally providing east-west access across the southern portion of the property. A second local street will generally provide access to the centrally located heavy industrial parcel in the western half of the property and will provide secondary access.

Other roadways will be added in the future, as planning areas develop and their

fully known.

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WHAT TREATMENTS ARE APPLIED TO THE ROADWAYS ON THE PERIMETER AND INTERNAL TO THE DEVELOPMENT?

Edge treatments along WCR 23 and WCR 74 are

Enhanced entry monumentation is also planned at all primary entries. As appropriate, edge treatments along WCR 76 will echo those used on WCR 23 and WCR 74, though the scale of landscape and monumentation improvement may be reduced concurrent to the visibility

Interior to the property, both the proposed local and collector roads will generally include open swale ditches with regularly spaced street trees of differing varieties

the landscaping. This landscape character will continue to reinforce the theme established along the perimeter

According to Town standards, local streets with curb and gutter are permitted to be used in residential and commercial areas, as determined appropriate, and in lieu of this local street standard. Sidewalks will parallel roads

of road or street. Where the Great Western Trail runs parallel to roadways, the trail may substitute for the sidewalk and will be, at a minimum 8’ wide.

HOW IS CONNECTIVITY WITHIN AND OUTSIDE THE DEVELOPMENT ACHIEVED?

Park, including the principal collector road running through the project that will provide the majority of internal vehicle capacity.

The proposed road network generally separates vehicle

from the principal access point for commercial and industrial sites. Three primary truck access points have been provided at locations where collectors intersect

away from downtown Severance. When fully operational,

property from WCR 74 at WCR 25, coming and going to the east. The local road access point aligned with Park Ridge Drive will be excluded from truck routes.

Where appropriate, pedestrian and bicycle access will be provided on or parallel to roads. Additionally, the Great Western Trail will provide access through the property, to adjacent parcels, and into downtown Severance.R

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L O T S I Z E A N D L A Y O U T

HOW DOES THE LOT LAYOUT INTERFACE WITH THE ROADWAY NETWORK?

WHAT IS THE LOT LAYOUT ASSOCIATED WITH THIS DEVELOPMENT?

The Severance Energy Park includes approximately 62 acres that have been designated for residential development on the eastern edge of the property located adjacent to Roulard Lake and Schneider Lake. Residential development may likely include lots of a suburban density at less than 4 dwelling units per acre, but will be planned to blend with the existing rural character.

Single family residential use is also permitted in Planning Areas B and P at a density of less than 4 dwelling units per acre as long as the respective commercial mixed use or industrial use has not already been established in that Planning Area.

Residential lots will be accessed by future local streets.

of the property, including detached, attached, front-loaded, side-loaded, and rear-loaded arrangements.

A maximum of 200 single family homes are envisioned to be built in Planning Area L on the property at an overall density of less than 4 dwelling units/acre. The residential portion of the Severance Energy Park is anticipated to contribute to the overall housing diversity of the Town as a whole. This Concept Plan does not preclude the future development of other

for other residential uses, including attached housing, in the Commercial Mixed Use planning areas located on the edges of the property. Single family residential use is also permitted in Planning Areas B and P at a density of less than 4 dwelling units per acre as long as the respective commercial mixed use or industrial use has not already been established in that Planning Area.

Commercial uses in the Severance Energy Park are generally located on the edges of the property, adjacent to WCR 23, WCR 74, and WCR 76.

On the southern edge of the property, primary entrances to commercial parcels will principally be from WCR 74. At build-out, truck access, loading activities, and secondary parking access will generally be provided by a local road running parallel to WCR 74, or by using internal access routes. On the northern and western edges of the property, commercial sites will be oriented towards WCR 23 or WCR 76, with access provided directly off the county road adjacent to the property or off future collector roads or local roads internal to the Severance Energy Park.

Industrial and heavy industrial uses are generally planned for the interior of the property. The planning areas for industrial and heavy

Industrial uses will be served principally by collector roads internal to the property, supplemented by additional future local road access

oriented along street edges and shall incorporate a landscape buffer,

RESIDENTIAL COMMERCIAL/MIXED USE INDUSTRIAL

HOW IS THE LOT SIZE DIVERSITY ACCOMPLISHED?

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50’

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PRINCIPAL STRUCTURE

SFD AND SFA RESIDENTIAL 20’ 25’ 5’5’5’/0’¹ 10’

20’ 25’ 5’5’10’ 25’/5’²

25’ 25’ 5’5’10’ 25’

FRONTSETBACK

FRONTSETBACK

SIDESETBACK

SIDESETBACK

REARSETBACK

REARSETBACK

MULTI-FAMILYRESIDENTIAL

COMMERCIAL/OFFICE/RETAIL

ACCESSORY STRUCTURE

NOTES¹ 0’ For common wall structures² 5’ For rear-loaded garages

INDUSTRIAL

HEAVY INDUSTRIAL

L O T d e v e l o p m e n t s t a n d a r d s

HOW DO THE STREET DESIGNS, LOT SIZES, AND SETBACKS ENHANCE THE STREETSCAPE?

The proposed local road section captures the rural character of Severance, with wide lanes, gravel shoulders, and open swale ditches. A street section with curb and gutter is permitted as a street section type (per Town standards) within the residential portions of the Severance Energy Park. This will be determined at Final Plat for each area.

HOW IS OFF-STREET PARKING BEING ADDRESSED?

Off-street parking will generally follow Town standards for the various types of uses in the Park, and will be determined at the time of Final Plat and / or Site Plan for each individual site.

In Industrial and Heavy Industrial parcels, internal landscaped parking

Instead, appropriate buffering along the public roadway frontage will be implemented to soften the visual impact of these areas from public view.

off street parking.

15

L O T D E V E L O P M E N T S T A N D A R D S

Severance Energy ParkDraft Land Uses by Zone

April 27,2015Residential Land Uses Mixed Land Uses Commercial, Retail, or Service Land Uses

X=Allowed

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DE

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LOP

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NT

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ND

AR

DS

X = Allowed

= Proposed Additional Review

16

CO

MM

ON

AR

EA

SWHERE ARE THE COMMON AREAS IN THE SUBDIVISION?

The Great Western Trail will bisect the property, connecting the properties located east of the Severance Energy Park with downtown Severance. The alternative alignment of the trail proposed in this Concept Plan has been designed to take advantage of natural amenities, such as the Eaton Canal and Roulard Lake, while simultaneously creating separation between the trail and heavy industrial uses. The trail will also provide access to the residential portion of the Severance Energy Park.

Two irrigation ditches are located between Schneider Lake and the residential development area. These are planned to be retained as a

Baldridge Lake and Schneider Lake are located in the center of the development and will be surrounded by

buffer, which may include enhanced landscaping. This central open space may provide opportunities for walking, biking, and passive recreation. Baldridge Lake and Schneider Lake may be used for commercial / industrial purposes.

Open Space

Energy Development Setback Area

BALDRIDGELAKE

SCHNEIDERLAKE

ROULARDLAKE

0 75’ 150’

NORTH

17

WHAT ARE THE PURPOSES OF THE COMMON AREAS IN THE SUBDIVISION?

Common areas within the property will be designed for a variety of purposes, including trails, natural open space, active or passive parks, stormwater management, the use or storage of industrial water, site buffering and screening, and other similar uses.

HOW ARE THE COMMON AREAS FINISHED?

The park and open space network for the development will generally follow the existing natural features and contours. Landscape buffers will help to blend the industrial and mixed commercial uses with the natural environment through the use of native plant materials that enhance the natural existing character of the area. Buffers will vary in width throughout the property per the standards established in this Concept Plan. The Great Western Trail is proposed within an open space corridor through the property. Site furnishing should be consistent with the examples included in this Concept Plan.

HOW ARE THE COMMON AREAS MANAGED?

Common areas will be primarily managed by the Metropolitan District or an owners’ association, however the potential does exist to potentially dedicate a portion of the property to the Town as a public park, to be determined at a later date.

HOW WILL COMMON AREA LANDSCAPE BE MAINTAINED?

Landscape within common areas will be maintained by the Metropolitan District or owners’ association, except in instances where ownership of open space is dedicated to the Town. In such instances maintenance and management of common areas will be determined by a separate agreement. Landscape within the Great Western Trail corridor internal to the site will be maintained by the Great Western Trail Authority.

CO

MM

ON

AR

EA

S

18

AM

EN

ITIE

S/F

EN

CIN

G

WHAT AMENITIES ARE INCLUDED IN THE DEVELOPMENT?

The Great Western Trail corridor will include a minimum 8’ concrete trail (by others). Benches may be provided intermittently on the Great Western Trail and other internal trails, as well as possibly near the Baldridge and Schneider Lakes open space area. In areas with higher

Parks within residential areas may include a variety of active and passive elements. Details of proposed site furniture to be shown at Site Plan submittal and will generally be compatible with the character images shown in this Concept Plan.

HOW ARE AMENITIES MANAGED?

Site amenities within common areas will be maintained by the Metropolitan District or an owners’ association, except in instances where ownership of open space is dedicated to the Town. In such instances maintenance and management of common areas will be determined by a separate agreement. The portion of the Great Western Trail within the Severance Energy Park will be owned and maintained by the Great Western Trail Authority.

WHAT IS THE FENCING PLAN FOR THE DEVELOPMENT?

Open rail and solid fencing may be used in residential areas, common areas, and in other portions of the property where appropriate. Solid fencing is permitted but should only be used where necessary to screen, contain or provide privacy.

In commercial mixed use areas, fences and privacy walls are to be used in select instances when other buffering/screening or containment elements are not feasible,

throughout the property. Low, decorative fencing may have appropriate uses. Screen walls for trash enclosures, loading docks, and similar use areas should be made of materials, colors and design patterns to be

character of the Park monumentation.

industrial uses. Materials should be made of materials, colors and design

monumentation. Vinyl privacy fencing, chain-link fencing or other similar types of fencing may also be used. Taller fencing is permitted at property

necessitate its use. Security fencing shall not exceed 6’ height.

RESIDENTIAL COMMERCIAL/MIXED USE INDUSTRIAL

19

EN

TR

IES

E n t r a n c e s

Primary Entry (Potential)

Secondary Entry (Potential)

*Note: Parcel Sign (locations depicted are subject to change and additional locations may be added).

SCALE: 1” = 150’

0 75’ 150’

NORTH

20

HOW ARE ENTIRES TO THE DEVELOPMENT ENHANCED?

Primary and secondary monumentation and enhanced landscaping is planned

of the examples included in this Concept Plan.

Materials for Park signage may include stone, steel, glass, concrete and other similar materials. Secondary signage and monumentation should be compatible with the character and materials of the primary monument sign(s).

EN

TR

IES

P R I M A R Y E N T R Y

Proposed Monument Design Option 1

Proposed Monument Design Option 2

Varies

Varies

12’ Maximum

Height

12’ Maximum

Height

21

LAN

DS

CA

PE

DE

SIG

NHOW ARE ARCHITECTURAL AND LANDSCAPE DESIGNS ON INDIVIDUAL LOTS MANAGED

Architecture will be reviewed by the District. Based on the type of use for each building, focus should be placed on creating feature elements on facades, transitions in wall texture, color, height, plane, and overall expressions of mass and void, as

greater in length, where feasible.

IF COMMERCIAL, HOW IS LANDSCAPE DESIGN ACHIEVED?

Commercial and industrial landscapes will be designed by the owner, approved by the District, and will be built and maintained by the owner. When appropriate, the District may also build and maintain landscapes on commercial and industrial parcels. Designs should rely on the plant lists included in this Concept Plan.

RETAINING WALLS

Retaining walls shall comply with Town of Severance standards and will be constructed of appropriate materials when located in areas publicly viewed or in pedestrian use areas. Taller retaining walls must be stepped or terraced every 8’ in height with a minimum 3’ planting area between vertical faces.

Landscaping is encouraged at the base and on any terraces created by stepping retaining walls to help soften them. Plant

species on the plant list. Trees planted near the wall foundation or in areas that would compromise retaining wall geo-grid and integrity should be placed according to the soils report.

HOW IS EXTERIOR LIGHTING BEING ADDRESSED?

Lighting will be an important feature to highlight key areas and to promote a safe environment in the Park. Safety and security, as well as identity and image, will be important elements of the lighting. The pedestrian lighting should generally relate to the character of the monumentation and overall approach to site amenities and architectural character in the Park and on each lot within the Park, as appropriate. Lighting of open space and natural areas should generally be avoided to preserve the rural

lighting for pedestrians.

Xcel standard street lighting with the Cobrahead lamp shall be used on all roadways. Select luminaries for pedestrian areas may also be used to provide additional character. Parking lot lighting shall be a more standard ‘shoebox’ type light and shall only be lit as necessary to meet security standards. Lighting

and excessive glare.

Lighting on residential, commercial and industrial parcels should be downward directed and/or shielded whenever

22

PLANT LIST

Common Name Botanic Name Size Water UseDeciduous TreesState Street Maple Acer miyabei ‘Morton’ 40’ X 30’ MWestern Catalpa Catalpa speciosa 60’ X 50’ LCommon Hackberry Celtis occidentalis 60’ X 50’ LImperial Honey Locust Gleditsia triacanthos inermis ‘Imperial’ 40’ X 40’ LShademaster Honey Locust* Gleditsia triacanthos inermis ‘Shademaster’ 50’ X 40’ LSkyline Honey Locust Gleditsia triacanthos inermis ‘Skyline’ 50’ X 40’ LKentucky Coffeetree Gymnocladus dioicus ‘Espresso’ 60’ X 50’ LOsage Orange* Maclura pomifera ‘White Shield’ 50’ X 40’ LWhite Mulberry Morus alba ‘Fruitless’ 50’ X 40’ MPlains Cottonwood* Populus deltoides 75’ X 50 MLanceleaf Cottonwood Populus x acuminata 60’ X 40’ MSwamp White Oak Quercus bicolor 60’ X 60’ LHeritage Oak Quercus x macdonaldii ‘Clemons’ 60’ X 40’ MBur Oak* Quercus macrocarpa 80’ X 80’ LChinkapin Oak Quercus muehlenbergii 50’ X 50’ LNorthern Red Oak* Quercus rubra 60’ X 60’ MShumard Oak Quercus shumardii 50’ X 40’ LScholar Tree Styphnolobium japonicum 60’ X 60’ LAmerican Elm* Ulmus americana ‘Valley Forge’ 70’ X 60’ MLacebark Elm* Ulmus parvifolia ‘Emer II’ 70’ X 60’ L

Ornamental TreesAsh-leafed Maple Acer negundo ‘Sensation’ 30’ X 25’ LAmur Maple Acer tatarcum subsp. ginnala ‘Flame’ 20’ X 20’ L

Thornless Hawthorn* Crataegus crus-galli var. inermis 25’ X 20’ LGoldenrain Tree* Koelreuteria paniculata 30’ X 30’ L

Canada Red Chokecherry Prunus virginiana ‘Shurbert’ 30’ X 25’ LGambel Oak* Quercus gambelii 20’ X 12’ VLCrimson Spire Oak Quercus robur x alba ‘Crimschmidt’ 60’ X 20’ M

Evergreen TreesRocky Mountain Juniper* Juniperus scopulorum 30’ X 12’ VLEastern Redcedar Juniperus virginiana ‘Canaertii’ 35’ X 15’ LColorado Spruce Picea pugens glauca 60’ X 30’ MPiñon Pine* Pinus edulis 30’ X 20’ VL

Bosnian Pine Pinus heldreichii var. leucodermis 25’ X 12’ LPonderosa Pine* Pinus ponderosa 80’ X 40’ L

LegendRecommended Streetscape Plants Recommended Open Space / Buffer Plants(*) = Signature Plants (commonly used plants that are synonymous with the site)VL = Very Low; L = Low; M = Medium

Plains Cottonwood

Northern Red Oak

Rocky Mountain Juniper

Thornless Hawthorn

Pinion Pine

Bur Oak

Ponderosa PineLAN

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P L A N T L I S T 23

PLANT LIST

Common Name Botanic Name Size Water UseEvergreen Shrubs

Spanish Gold Broom Cytisus purgan ‘Spanish Gold’ 4’ x 6’ VL

Blue Globe Spruce Picea pungens ‘Globosa’ 3’ x 4’ L-MRH Montgomery Spruce Picea pungens ‘RH Montgomery’ 6’ x 4’ L-MTannenbaum Mugo Pine* Pinus mugo ‘Tannenbaum’ 15’ x 6’ L-MBanana Yucca* Yucca baccata 6’ x 10’ L

Large Deciduous Shrubs Saskatoon Serviceberry Amelanchier alnifolia 10’ x 8’ VLFalse Indigo* Amorpha fruticosa 15’ x 15 L

Mountain Mahogany Cercocarpus ledifolius 10’ x 6’ VLRed Twig Dogwood Cornus sericea ‘Baileyi’ 8’ x 8’ L-MSmoketree Cotinus coggygira 15’ x 8’ L-MSilverberry Elaeagnus commutata 12’ x 12’ LNew Mexico Privet Forestiera neomexicana 8’ x 6’ VLCheyenne Privet Ligustrum vulgare ‘Cheyenne’ 8’ x 6’ VLNative Chokecherry* Prunus virginiana 25’ x 20’ L-MSmith’s Buckthorn Rhamnus smithii 10’ x 10’ L-MSmooth Sumac Rhus glabra 10’ x 8’ VLStaghorn Sumac Rhus typhina 10’ x 8’ VLSilver Buffaloberry Shepherdia argentea 8’ x 6’ VLCommon Purple Lilac Syringa vulgaris 15’ x 8’ VLLeatherleaf Viburnum Viburnum x rhytidophylloides ‘Alleghany’ 10’ x 10’ MNannyberry Viburnum Viburnum lentago 15’ x 8’ L Medium Deciduous Shrubs Black Chokeberry Aronia melanocarpa 6’ x 4’ L-MSilver Sagebrush Artemisia cana 5’ x 5’ LTall Blue Rabbitbrush Ericameria nauseosa 6’ x 6’ VLCheyenne Mockorange* Philadelphus lewisii Cheyenne 7’ x 6’ LPrairie Snow Potentilla Potentilla fruticosa ‘Prairie Snow’ 3’ x 5’ LPawnee Buttes Sand Cherry Prunus besseyi ‘Pawnee Buttes’ 1.5’ x 6’ VLThree Leaf Sumac* Rhus trilobata 6’ x 6’ VLAutumn Ambar Sumac* Rhus trilobata ‘Autumn Ambar’ 1.5’ x 6’ VL

Common Name Botanic Name Size Water UseMedium Deciduous Shrubs (cont.)Golden Currant Ribes aureum 6’ x 6’ VLHarrison’s Yellow Rose* Rosa x harrisonii 6’ x 6’ MVanhoutte Spirea* Spirea x vanhouttei 6’ x 6’ L-MMiss Kim Lilac Syringa patula ‘Miss Kim’ 5’ x 5’ VLMohican Viburnum Viburnum lantana ‘Mohican’ 6’ x 6’ VL Small Deciduous Shrubs Leadplant Amorpha canescens 4’ x 4’ VLSiberian Peashrub* Caragana pygmaea 3’ x 4’ VLBlue Mist Spirea* Caryopteris x clandonensis ‘Blue Mist’ 4’ x 3’ LLena Broom Cytisus x ‘Lena’ 3’ x 4’ LLodense Privet Ligustrum vulgare ‘Lodense’ 3’ x 4’ LSnowbelle Mockorange Philedelphus x ‘Snowbelle’ 4’ x 4’ LGold Drop Potentilla Potentilla fruticosa ‘Gold Drop’ 3’ x 3’ L-MGro-Low Sumac Rhus aromatica ‘Grow-Low’ 3’ x 3’ L-MNearly Wild Rose* Rosa ‘Nearly Wild’ 3’ x 3’ LHancock Coralberry Symphoricarpos x chenault ‘Hancock’ 3’ x 3’ VLSoapweed Yucca glauca 2’ x 3’ L

Blue Star Juniper

Harrison’s Yellow RoseThree Leaf Sumac

Buffalo JuniperBanana Yucca

Mugo PineLAN

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LegendRecommended Streetscape Plants Recommended Open Space / Buffer Plants(*) = Signature Plants (commonly used plants that are synonymous with the site)VL = Very Low; L = Low; M = Medium

24

P L A N T L I S T

PLANT LIST

Common Name Botanic Name Size Water UseOrnamental Grasses Windwalker Big Bluestem* Andropogon gerardii ‘Windwalker’ 7’ x 2’ MBlonde Ambition Grass* Bouteloua gracillis ‘Blonde Ambition’ 2’ x 14’ VL

Blue Avena Grass Helictotrichon sempevirens 3’ x 3’ VLPrairie Junegrass Koelerica macrantha 2’ x 1’ LMaiden Grass Miscanthus sinensus ‘Gracillimus’ 5’ x 5’ LMexican Feather Grass Nessella tenuissima 2’ x 1’ VLSwitchgrass* Panicum virgatum 5’ x 3’ MDwarf Fountain Grass Pennisetum alopecuroides ‘Hameln’ 1’ x 2’ VL

Indian Steel Indian Grass* Sorghastrum nutans ‘Indian Steel’ 6’ x 3’ MGiant Sacaton Grass Sporobolus wrightii 6’ x 4’ VLVariegated Maiden Grass Miscanthus sinensus ‘Variegatus’ 6’ x 5’ L Perennials Moonshine Yarrow* Achillea ‘Moonshine’ 2’ x 2’ VLBlue Fortune Hyssop Agastache ‘Blue Fortune’ 3’ x 2’ M

Red Valerian* Centranthus ruber 3’ x 2’ MCoral Canyon Twinspur Diascia integerrima ‘Coral Canyon’ 1’ x 1’ L-M

Rose-Purple Penstemon* Penstemon barbatus ‘Prairie Dusk’ 1.5’ x 1’ LPine Leaf Penstemon * Penstemon pinifolius 2’ x 2’ VLBlack Eyed Susan* Rudbeckia fulgida ‘Goldstrum’ 3’ x 2’ MMay Night Salvia Salvia sylvestris x ‘Mainacht’ 2’ x 1.5’ VLAutumn Joy Sedum Sedum spectabile ‘Autumn Joy’ 3’ x 2’ VLGolden Baby Goldenrod Solidago ‘Golden Baby’ 3’ x 2’ LFireworks Goldenrod* Solidago rugosa ‘Fireworks’ 3’ x 2’ M Groundcovers

Penstemon Little Bluestem

Indian GrassSwitchgrass

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LegendRecommended Streetscape Plants Recommended Open Space / Buffer Plants(*) = Signature Plants (commonly used plants that are synonymous with the site)VL = Very Low; L = Low; M = Medium

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b u f f e r i n g

BUFFERS

Parking and outdoor storage areas shall include a landscape buffer at least ten feet wide between parking lots on abutting properties. Parking lots may be buffered through the combined use of landscaping and berming where feasible. Informal planting patterns should be used, where feasible. Screen walls/fencing may also be used on higher intensity sites where appropriate as visual barriers. Combinations of screen walls/fencing and landscaping are

of the built element while providing screening / buffering where needed.

Buffers between disparate land uses should include berming to the extent feasible, evergreen and deciduous trees, and evergreen and deciduous shrubs. Screen walls may also be used where appropriate as visual buffers. These elements should be implemented in concert with one another to an extent and in such a way as to mitigate any negative impacts neighboring uses may have on each other.

*Note: These cross-sections exhibit a variety of buffer methods that may be used in combination or separately to achieve the appropriate level of buffering in site design.

Typical Layered Buffering Cross-Section

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NWHAT IS THE IRRIGATION SYSTEM, INCLUDING SOURCES OF WATER?

Irrigation will be provided through a mixture of potable and non-potable water, to

HOW IS POTABLE WATER SUPPLIED TO THE PROJECT?

Only the northwest portion of the project currently lies within Severance Water Service Area. Under the Concept Plan the remaining property is proposed to be annexed into the Town service area. There are existing water lines in CR 74 and CR23 and on-site. The water system is supplied by the Town’s ground tank located northeast of Windsor Reservoir and is capable of 2100 gpm maximum. This is likely

IS THERE ADEQUATE POTABLE WATER OBTAINABLE FOR THE PROJECT?

See above.

HOW IS STORM WATER BEING MANAGED?

The project is located in the John Law Ditch master drainage basin. Based on the Town of Winsdor’s master drainage study, stormwater runoff should be detained

since this area is in a master planned basin that allows for that rate. Conceptually

improvements not yet known. The existing lakes may also be used for commercial and industrial uses.

Storm water will be managed throughout the site and on individual development

management will be included at the time of Final Plat and / or Site Plan for each individual site.

HOW WILL THE DEVELOPMENT HANDLE SANITARY SEWER?

The majority of the project lies within the existing Severance service area. The natural grade of the land drains southeasterly, and future sewer systems will likely drain similarly from north to south and under County Road 74. A new gravity main is planned through the area west of Franklin Lake and south of the Park although it may not be available for the 1st phase of development. Under the concept plan sewer will be extended with each phase of the Park construction until eventually crossing the northern limit of the Park at County Road 76. For the initial phase, a septic system may be considered for a limited number of employees.The Town of

Severance Colorado: CONCEPTUAL WATER SYSTEM MASTER PLAN MAPDEC. 2000

*Not to Scale

NORTH

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TWHAT IS THE POTENTIAL IMPACT ON ADJACENT NEIGHBORHOODS?

to the Baldridge subdivision. A layering of land use transition

(1) Beginning with placement of land uses, edge parcels with lower intensity uses that are generally compatible with existing adjacent neighborhoods, will provide a natural transition from the borders of the Park to the center of the Park where

distance and the various physical improvements (buildings, landscaping, etc.) located on these perimeter parcels in the Park will help to further buffer and screen the more intense land uses generally located in the center of the property. The placement

off-site views to the potentially more intensive uses from existing adjacent neighborhoods.

(2) Additional buffering is layered into the plan by combining the on-property landscape buffering and improvements on each site in the Park, the creation of landscape buffers along the edges of the Park property, and landscaped berming / buffering

located in the center of the property.

associated with lighting that will be downward directed and/or shielded to reduce light pollution, architectural colors and materials that are controlled to be of low impact, and general site design that guides building massing and placement.

The proposed natural gas processing plant (initial Park tenant) has been designed using the most advanced technology available in the industry to be electrically powered in order to reduce noise associated with plant operation. Potential towers included in the plant site are comparable in height to the existing steel power line poles on-site and will be generally sited near the power lines to visually blend with existing infrastructure elements.

IF NOISE OR SMELLS ARE ASSOCIATED WITH THE DEVELOPMENT, WHAT ARE THE PLANS FOR MITIGATION?

The Severance Energy Park is anticipated to be a relatively

tension electrical transmission line will allow future industrial developments to be powered by electricity, as opposed to other, noisier, fuels. Noise and odor aspects of the Park will meet all local, state and federal regulations, as appropriate.

ARE THERE EXISTING OR PROPOSED MINERAL DEVELOPMENT / OIL AND GAS?

The Severance Energy Park includes a number of existing oil and gas wells, located throughout the property. These have been

WHAT IS THE STATE OF OWNERSHIP OF OIL AND GAS MINERALS?

Mineral rights have been severed.

HOW ARE CONFLICTS BETWEEN PROJECT AND OIL AND GAS DEVELOPMENT MITIGATED?

A minimum buffer distance of 350’ has been provided between all existing oil and gas well site structures and any proposed areas where habitable structures could be constructed in the future. Various elements of the Park may be located in these setbacks, as appropriate, including roads, landscaping, buffering, trails, outdoor storage, parking, and other similar uses and improvements. Pipelines and easements for oil and natural gas

with commercial areas and to avoid the planned residential areas.

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this Concept Plan, including but not limited to

Drainage Plans, Drainage Reports, Utility Plans,

Utility Reports, Landscape and Open Space Plans,

Elevations of all Proposed Structures, Lighting

Plans, Sound Mitigation Plans, Covenants &

HOA Regulations, or other documents will be

addressed with the appropriate level of detail

at the time of Site Plan and/or Final Plat. These

issues have been generally addressed in this

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