Severance Business Park Application

Severance Business Park
Application Attachment A
Owners
7N, LLC
370 17th St.
Suite 5300
Denver, CO 80202
kwilliams@xtrmidstream.com
(720) 557-8300
Consultants
Planner / Landscape Architect
Norris Design
1101 Bannock St.
Denver, CO 80204
mblack@norris-design.com
(303) 892-1166
Engineer
TST Inc. Consulting Engineers
760 Whalers Way
Building C, Suite 200
Fort Collins, CO 80525
jmeyers@tstinc.com
(970) 226-0557
Traffic Engineer
Delich Associates
2272 Glen Haven Dr.
Loveland, CO 80538
matt@delichassoc.com
(970) 669-2061
Attorney
White Bear Ankele Tanaka & Waldron
2154E. Commons Ave.
Suite 2000
Centennial, CO 80122
zwhite@wbapc.com
(303) 858-1800
Economic Consultant
THK Associates
2953 S. Peoria St.
Suite 101
Aurora, CO 80014
pelzi@thkassoc.com
(303) 770-7201
1101 Bannock Street

Denver, Colorado 80204
303.892.1166

Annexation Impact Report
September 14, 2015
Plan Description
The Severance Business Park is a +/- 547 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
Business 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 Business Park, industrial land uses will be generally located in the center of the property and are
planned to be buffered by commercial, office, and residential uses. Various forms of buffering, including landscaping and
berming, will also be used to screen industrial uses. The edge character of the property will generally consist of a mixture of
lower intensity uses, including but not limited to office and commercial development. Residential development is envisioned
on the eastern, western, and northern borders of the property. 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
Business 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 also generally directing primary truck traffic away from downtown Severance.
Ultimately, the Severance Business 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.
Economic Impact
A Fiscal Impact Report has been prepared by THK and accompanies this application.
Finance Municipal Services:
A variety of financing methods will be used for infrastructure at the Severance Business Park.
Existing Districts:
The following are the existing districts within the proposed annexation area:
Weld County Government
Weld County Sheriff
Eaton RE-2 School District
Weld RE-4 School District
Northern Colorado Water (NCW)
North Weld County Water (NWC)
Windsor-Severance Fire Rescue
Windsor-Severance Fire (Bond 2023)
Aims Junior College
High Plains Library/Clearview Library
West Greeley Conservation

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School District Impacts:

The following illustrates the impact upon the Easton RE-2 and the Weld RE-4 School District, including the estimated
maximum number of students and the capital construction required to educate these students based upon estimated housing
units.
The two school districts use the below factors to estimate school impacts. Within the Eaton RE-2 portion of the site the impact
of 302 dwelling units on schools amounts to $546,332 in cash-in-lieu fees or $1,809 per dwelling unit. Within the Weld RE-4
portion of the site the impact of 322 dwelling units on schools amounts to $721,401 in cash-in-lieu fees or $2,240 per dwelling
unit.
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303.892.1166
EATON RE-2 SCHOOL DISTRICT

Table 1. Land Use Implications Statement -- School District Site and Facility Effects: Single Family Detached
A. Student Generation Estimates
Housing Unit Type
of Area
Number of Dwelling
Units
Single Family Det.
302
Elementary (K - 5)
Student
Generation Rate
0.360
0.360
Total
302
Middle (6 - 8)
Number of
Students
109
-
Student Generation
Rate
0.180
0.180
109
Senior High (9 - 12)
Number of
Students
55
-
Student
Generation Rate
0.230
0.230
55
Number of
Students
70
Total
Students
234
70
234
Cash-in-Lieu of
Land
Cash-inLieu
B. Facilities Requirements
(in acres)
10.00
Proportionate Facility
Capacity
Required by the
Project
24.2%
by the Project
2.42
Equivalent
$167,499
Per Unit
69,329
700
25.00
7.9%
1.96
69,329
$136,182
$451
900
45.00
7.8%
3.50
69,329
$242,652
$803
$546,332
$1,809
Students (From
Part A)
Facility Capacity
Elementary
109
450
Middle
55
Senior High
70
Total
234
School Type
Site Size
Standards
Acreage
Required
7.88
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Cash Value Per

Acre*
$555
1101 Bannock Street

303.892.1166
WELD RE-4 SCHOOL DISTRICT

Table 2. Land Use Implications Statement -- School District Site and Facility Effects: Single-Family
A. Student Generation Estimates
Housing Unit Type of
Area
Number of Dwelling
Units
Single Family
322
Elementary (K - 5)
Student
Generation Rate
0.386
0.386
Total
322
Middle (6 - 8)
Number of
Students
124
-
Student Generation
Rate
0.195
0.195
124
Senior High (9 - 12)
Number of
Students
63
-
Student
Generation Rate
0.220
0.220
63
Number of
Students
71
Total
Students
258
71
258
Cash-in-Lieu of
Land
Cash-inLieu
B. Facilities
Requirements
(in acres)
10.00
Proportionate Facility
Capacity
Required by the
Project
20.7%
by the Project
2.07
Equivalent
$220,825
Per Unit
106,600
900
25.00
7.0%
1.74
106,600
$185,928
$577
1200
50.00
5.9%
2.95
106,600
$314,648
$977
$721,401
$2,240
Students (From
Part A)
Facility Capacity
Elementary
124
600
Middle
63
Senior High
71
Total
258
School Type
Site Size
Standards
85.00
Acreage
Required
6.77
-4-
Cash Value Per

Acre*
$686
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303.892.1166
Utilities:
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 Towns ground tank located northeast of Windsor Reservoir
and is capable of 2100 gpm maximum. The adequacy of water supply for fire protection will be verified during project
engineering.
The majority of the project lies within the existing Severance sewer 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 Windsor-Severance Fire Rescue service will provide fire service to the site. The Weld County Sheriff provides a
full-time deputy dedicated to Severance with an additional time deputy. Weld County Ambulance will provide
emergency medical transportation.
Private Utilities
Other utility services will be provided by Xcel Energy and/or other utility providers.
Road Network
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 also generally directing primary truck traffic away from downtown
Severance.
Other roadways will be added in the future, as planning areas develop and their access requirements are more fully
known.
A Traffic Impact Study will be provided prior to public hearings on this application.
Compatibility with Comprehensive Plan
Introduction
Vision Statement: Physical
Severance 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.
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Response: The Severance Business 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, western, and
northern portions of the Park, consistent with the vision of the Comprehensive Plan. Agricultural uses are anticipated
to remain on the site in varying capacities.
Vision Statement: Cultural
Severance will remain a family-oriented town that encourages interaction between neighbors, businesses and civic
services. Frequent community events, corroboratively sponsored and organized, will promote Severance as a great
place to live, do 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 Towns 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 and flexibility. Reasonable infrastructure requirements and 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 Severance
as a unique community in the region.
Response: The Severance Business Park is designed for flexibility for future tenants, while still providing certainty for
neighbors and the Town in general. With flexibility proposed generally in the center of the site and predictability more
defined on the edges, this proposed Park is consistent with the Towns economic vision and is able to benefit the
community as a whole while still meeting the land use needs of its future tenants. Additionally, as a part of the Concept
Plan, the applicant has prepared a fiscal impact analysis showing that the Severance Business Park is able to cover
the costs associated with its development, while also providing substantial economic benefits to the broader
community.
GUIDING PRINCIPLES
Property Owner / Developer
A. Land use changes should be initiated by the property owner.
Response: The applicant is the land owner and has initiated the proposed annexation and rezoning.
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 zoning that is being proposed varies from the comprehensive plan in location but not character.
Residential development located on three edges of the property, and potentially along all edges in the form of
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303.892.1166
Commercial / Mixed Use classification, is generally consistent with the residential vision set forth in the Towns
Comprehensive Plan.
C. Proposed land use changes should include creative and unique plans that strive to support the vision of Severance:
Hometown Vision.
Response: The plan for the Severance Business Park reinforces the preeminence of the Town core but provides
additional opportunities for employment, housing, and recreation. The proposed plan mitigates negative impacts on
traffic in the Town core while also creating new and improved pedestrian and bicycle accessibility. The substantial tax
base increase resulting from the development of the Severance Business 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 Business 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 may require amendments to the Severance: Vision
Hometown 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 Towns
vision. The Community Design Values applicable to development nodes have also been adopted in this proposed
application.
F. It is the property owners responsibility to become an integral part of the process and to establish long-term
relationships with the Town officials.
Response: The applicant has been coordinating with the Town prior to submitting this proposal in order to ensure that
the applicants and the Towns objectives can both be met. Overall, a 20+ year build-out is anticipated for the Severance
Business Park, which will keep the applicant in communication and partnership with the Town for the long-term.
Public Participation
A. 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 hosted a neighborhood meeting on August 4, 2015 to present the overall
concepts and to solicit community input. Feedback gathered at that meeting led to revisions in the plan, including the
realignment of roads, the creation of new buffer areas, and additional residential planning areas. Public hearings will
also be held before both the Planning Commission and Town Board of Trustees throughout the review of this project.
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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 Business Park,
where applicable and feasible.
Community Design Values (Development Node)
Design elements define a community and the fulfillment of Severance: Hometown Vision is achievable by emphasizing
certain community design values while leaving other design decisions up to the property owners. Supporting and
maintaining good design also requires sound management. Therefore, developments must 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: The Concept Plan document details the standards for landscaping, entryway monumentation, buffering
character, fencing, and other improvements which will create a unique character for the property that is consistent with
the Towns character. Additional standards are detailed in the PD Overlay, including setbacks and roadway crosssections.
Plazas and outdoor gathering spaces are encouraged.
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. Additional, plazas and gathering spaces may be incorporated into 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 Business Park will be generally consistent with the monumentation standards
established in the Concept Plan and will be compatible with the Towns design standards.
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-ofway 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.
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Response: The overall landscape character for the Severance Business 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 minimum 4 clear zone on all
public sidewalks, where appropriate.
Street trees and dissection of large parking lots with landscape are encouraged.
Response: The Concept Plan requires the appropriate level of street tree plantings and landscaping to break up areas
of parking.
Condensed and creative pedestrian-scale signage is encouraged within projects.
Response: Pedestrian wayfinding signage will be similar in character 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-ofway 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 Sustainability

Build-out projections will be completed prior to or shortly after Comprehensive Plan Public Hearings and once the Land
Use Code and Comprehensive Future Land Use Map have been finalized. It is expected that the present and projected
budget summary could be reviewed and modified each year. It should be revised at 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. The model is simplified
in order to make understandable and reasonable public decisions.
Response: The applicant has prepared a fiscal impact analysis to demonstrate the costs and benefits associated with
the Severance Business Park. Due to the land uses associated with the Park, a positive fiscal impact results from
development of this property in the Town.
Land Use
Current land use activity in Severance reflects Weld Countys strong agricultural heritage. This very factor strongly
contributes to the Towns rural, small town atmosphere. Severance: Hometown Vision would support continued
agricultural uses of land within the Towns 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 are practically served by centralized sewer treatment infrastructure. More intensive sub-urban development
will become the transition between this rural development pattern and the town core.
Response: The Park will be served by centralized sewer treatment infrastructure. The plan for the Severance Business
Park includes residential development at a scale generally consistent with the Sub-urban Residential zone on the
eastern, western, and northern edges of the property. Throughout the property, commercial, office, open space, and
residential uses have been situated in such a way as to transition to industrial uses in order to preserve the Towns
rural character along the edges of the site and throughout the Park along public rights-of-way. Additionally, the Concept
Plan permits agricultural activities within all zones on-site, foreseeing continued, interim and future demand for
agricultural uses.
Capital Improvements and Infrastructure
Water System
The 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 development. The availability of water is adequate to serve the land uses as
shown on the Future Land Use Map; however some portions within the GMA boundaries are served by other water
districts.
Development Nodes
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The 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 Towns ground tank located northeast of
Windsor Reservoir and is capable of 2100 gpm maximum. The adequacy of water supply for fire protection will be
verified during project engineering.
Sanitary Sewer
Development Nodes
Depending 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 Drainage
Drainage 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 drainage requirements for new development in Severance 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 Winsdors
master drainage study, stormwater runoff should be detained and released at the 10 year historic flowrate. While the
Town of Severance generally requires detention to the 5 year historic rate, the 10 year design 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 for water
quality and detention with some 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 parcels through a variety of techniques,
including but not limited to detention ponds and along borrow ditches. Other techniques may also be used. Storm water
management will be included at the time of Final Plat and / or Site Plan for each individual site.
Other Utilities
Within the boundaries of the Future Land Use Map, electricity, gas and other utilities are available through the Town of
Severance or with other providers.
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Response: Other utility services will be provided by Xcel Energy and/or other utility providers.
Transportation
Development Nodes
Given the uncertainty of land uses, densities, intensities and other development issues that may be associated with
these areas, specific criteria for roadways and pedestrian networks will be tailored to the development proposals for
each property.
Response: A traffic study will be completed prior to public hearings on 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 within the Severance Business Park will trigger additional traffic studies to ensure that
transportation infrastructure is appropriately sized and located.
Parks, Recreation, and Open Space
Development Nodes
Given the uncertainty of land uses, densities, intensities and other development issues that may be associated with
these areas. Specific criteria for parks, recreation and open space can be tailored to the development proposals for
each property.
Response: Approximately 145 acres of the Severance Business Park will be open space, including the Great Western
Trail corridor. This amounts to approximately 26.5% of the property.
Community Services
Emergency 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)
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- 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 Background
The 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 amount of city closeness and small town quiet. Sited in some of the 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 Business Park is consistent with the Towns 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 that has occurred in the Town. Based on the fiscal
impact analysis conducted as a part of this application, the Severance Business Park will have a strong positive effect
on the Towns economy.
Maps
Response: The Towns future land use map and zoning map will be updated to be consistent with the Comprehensive
Plan as a result of the annexation of the proposed Severance Business Park and its proposed rezoning to a
Development Node.
Existing and Adjacent Land Uses
There are a few existing single family residences and farm houses on and around the site. To the southwest is the
Baldridge residential community. The site and the area have been farmed over the years, and there are irrigation
canals that cross the property. There are several reservoirs on the property, including Baldridge and Schneider Lakes,
and Roulard Lake. There are a number of existing oil and gas wells on the site that will remain and continue to be
operated. Mixed Use and Residential land use categories are planned along the outer edges of the Park area, buffering
industrial uses in the center of the Park.
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FISCAL IMPACT ANALYSIS FOR

THE TOWN OF SEVERANCE
SEVERANCE BUSINESS
PARK
SEVERANCE, COLORADO
PREPARED FOR:
SEVERANCE BUSINESS PARK, LLC.
Economic & Market Research / Land & Development Planning

Landscape Architecture / Community Planning & Design
Golf Feasibility Analysis
FISCAL IMPACT ANALYSIS FOR

THE TOWN OF SEVERANCE
SEVERANCE BUSINESS PARK
SEVERANCE, COLORADO
PREPARED FOR:
SEVERANCE BUSINESS PARK, LLC.
September 14, 2015
PREPARED BY:
2953 SOUTH PEORIA STREET, SUITE 101

AURORA, COLORADO 80014
(303) 770-7201 PHONE
(303) 770-7132 FAX
INFO@THKASSOC.COM
Economic & Market Research / Land & Development Planning
Landscape Architecture / Community Planning & Design
Golf Feasibility Analysis
TABLE OF CONTENTS
I.
INTRODUCTION ...................................................................................................1
II.
SITE AND AREA DESCRIPTION .........................................................................3
III.
FISCAL ANALYSIS .............................................................................................7
A. SUMMARY OF THE SEVERANCE BUSINESS PARK LAND USE ..................................................... 7

B. PROJECTED ABSORPTION SCHEDULE FOR SEVERANCE BUSINESS PARK ..................................... 8
C. MARKET AND ASSESSED VALUE .....................................................................................12
D. ONE TIME FEES TO THE TOWN OF SEVERANCE ..................................................................16
E. PROJECTED ANNUALLY RECURRING PROPERTY TAX AND OTHER REVENUES TO THE TOWN OF
SEVERANCE .....................................................................................................................20
F. REVENUE PROVIDED TO THE TOWN OF SEVERANCE FROM SEVERANCE BUSINESS PARK ................21
G. JOBS AND WAGES CREATED BY THE SEVERANCE BUSINESS PARK ...........................................25
H. REAL ESTATE TAX REVENUES TO OTHER PROVIDERS ..........................................................27
I.
EXPENSES TO SERVE...................................................................................................31
J. SUMMARY OF TOTAL FISCAL IMPACTS TO THE TOWN OF SEVERANCE .......................................32
APPENDIX .................................................................................................................37
COVERAGE RATIO EXAMPLES ...............................................................................................38
THK Associates, Inc.
INTRODUCTION
I.
Introduction
This assessment has been prepared to evaluate the fiscal impacts to the Town of
Severance that would result from the development of a 64.9 acre gas plant (141,352 square
feet); 106.9 acres of industrial land; 63.7 acres of commercial/mixed use land, and 169.6 acres
of residential land with a projected 624 single family houses on the Severance Business Park
site. These acreages include areas planned for future development. THK has also estimated
real estate tax revenues that would be realized by other service providers and taxing entities
related to the property. The Severance Business Park site is approximately 547.0 acres in
unincorporated Weld County near the northeast corner of the Town of Severance, north of 4th
Avenue/ County Road 74. The property is seeking incorporation into the jurisdiction of the
Town of Severance.
By applying the appropriate tax rates and other revenues to the proposed 547.0 acre
site, THK Associates, Inc. illustrates the property tax revenues, sales tax revenues, other
revenues and one time impact fees. This analysis also examines the costs that will be incurred
by the Town of Severance from the development of the community.
This fiscal impact analysis concludes with the comparison of revenues and expenses,
illustrating the annual and cumulative net impacts to the Town of Severance over the next
twenty years.
REGIONAL LOCATION
Site
SITE AND AREA DESCRIPTION

II.
Site and Area Description
The subject 547.0 acre property is located northeast of the intersection of 4th Avenue
and 1 street in the Town of Severance. The property is located north of The Baldridge housing
development and encompasses both Schneider and Baldridge Lakes. Interstate Highway 25 lies
approximately 8 miles west of the site, and is a major north/south arterial along the Front
Range that provides access to Denver, Fort Collins/Loveland and north to Wyoming. Downtown
Fort Collins is 12.5 miles away from the site and Greeley is 11 miles.
st
Northern Colorado the area including Weld and Larimer Counties has seen
considerable economic growth in the last 15 years driven by the increased oil and gas
production in the area due to advances in hydraulic fracturing (fracking). Even with the recent
slowdown in oil and gas production there is substantial activity in this industry. The population
has grown considerably up from approximately 317,866 people in 2000 to an estimated
552,455 people in 2014. In recent years residential development has also started to accelerate
due to commuter families who are attracted to the abundant recreational options in the area
ranging from golf courses, recreation centers, hiking/biking trails, open space, as well as
sporting and entertainment venues along the front range.
Area maps, aerials and the conceptual plans are shown on the following pages.
Site
Site

SITE DEVELOPMENT PLAN
FISCAL IMPACT
III.
Fiscal Analysis
A. SUMMARY OF THE SEVERANCE BUSINESS PARK LAND USE
The site developer currently has plans for 5 different land use types on the Severance
Business site the main use being the gas plant on 64.9 acres with a coverage ratio of
approximately 5%. The total site area is approximately 547.0 acres of which a large portion
141.9 acres (exclusive of future development areas) - will be used for roads, open space and
natural areas. The largest land use will be residential with 169.6 acres and approximately 624
single family units. The largest non-residential land use will be for industrial uses on 106.9
acres (exclusive of the gas plant) and potentials for 10%, 15% or 20% coverage ratio. The 63.7
acres planned for commercial/mixed use space will have a 20% coverage ratio.
Table 1: Land Use Plan for the Severance Business Park
Land Use
Acres
Potential
Coverage Ratio/
Density
Gas Plant
64.9
5%
Industrial
106.9
10%, 15% and 20%
63.7
20%
Residential
169.6
3.6 units/acre
Open Space
141.9
N/A
Total
547.0
Commercial/Mixed Use
Source: Norris Design and THK Associates, Inc.
FISCAL IMPACT
B. PROJECTED ABSORPTION SCHEDULE FOR SEVERANCE BUSINESS PARK
Table 2, 3 and 4 below are absorption schedules for the various land uses. The three
tables represent the different coverage ratio for the industrial land use. The absorption for the
Industrial, Commercial and Residential uses remain static among the 3 tables. For the Gas
Plant, absorption happens exclusively in years 3 and 4, based on the two phases, totaling
approximately 141,352 square feet, or 5.0% of the total acreage. The 624 residential units will
be absorbed over 15 years, by 2034, at a rate of 42 units a year. The residential absorption will
happen after the first 5 years. Commercial/Mixed Use land, which has a 20% coverage ratio,
will be absorbed over the full 20 years, with the first 3 years for planning and site development
totaling 554,954 square feet by 2034. Industrial for the 3 scenarios will have a similar
schedule, with the first 3 years for planning and site development and a linear absorption rate
over the remaining 17 years. Based on the different absorption rates of 10%, 15% and 20%,
THK projects 465,656; 698,485, and 913,313 square feet of industrial space to be absorbed
respectively.
FISCAL IMPACT
Table 2: Absorption Schedule for the Severance Business Park Development, 10% Coverage for Industrial
Land Use
Gas Plant
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Industrial
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Residential
Acres
Annual
Cumulative
Units
Annual
Cumulative
Planning and Development

2015
2016
2017 2018
Year 1 Year 2 Year 3 Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
32.45
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
64.90
64.90
70,676 70,676
70,676 141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
141,352
141,352
0.00
0.00
0.00
0.00
32.45
32.45
0
0
0
0
0.00
0.00
0.00
0.00
0.00
0.00
6.29
6.29
6.29
12.58
6.29
18.86
6.29
25.15
6.29
31.44
6.29
37.73
6.29
44.02
6.29
50.31
6.29
56.59
6.29
62.88
6.29
69.17
6.29
75.46
6.29
81.75
6.29
88.04
6.29
94.32
6.29
100.61
6.29
106.90
106.90
106.90
0
0
0
0
0
0
27,392
27,392
27,392
54,783
27,392
82,175
27,392
109,566
27,392
136,958
27,392
164,349
27,392
191,741
27,392
219,132
27,392
246,524
27,392
273,916
27,392
301,307
27,392
328,699
27,392
356,090
27,392
383,482
27,392
410,873
27,392
438,265
27,392
465,656
465,656
465,656
0.00
0.00
0.00
0.00
0.00
0.00
3.75
3.75
3.75
7.49
3.75
11.24
3.75
14.99
3.75
18.74
3.75
22.48
3.75
26.23
3.75
29.98
3.75
33.72
3.75
37.47
3.75
41.22
3.75
44.96
3.75
48.71
3.75
52.46
3.75
56.21
3.75
59.95
3.75
63.70
63.70
63.70
0
0
0
0
0
0
32,644
32,644
32,644
65,289
32,644
97,933
32,644
130,578
32,644
163,222
32,644
195,866
32,644
228,511
32,644
261,155
32,644
293,799
32,644
326,444
32,644
359,088
32,644
391,733
32,644
424,377
32,644
457,021
32,644
489,666
32,644
522,310
32,644
554,954
554,954
554,954
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
11.31
11.31
11.31
22.61
11.31
33.92
11.31
45.23
11.31
56.53
11.31
67.84
11.31
79.15
11.31
90.45
11.31
101.76
11.31
113.07
11.31
124.37
11.31
135.68
11.31
146.99
11.31
158.29
11.31
169.60
169.60
169.60
0
0
0
0
0
0
0
0
0
0
42
42
42
84
42
126
42
168
42
210
42
252
42
294
42
336
42
378
42
420
42
462
42
504
42
546
42
588
36
624
624
624
FISCAL IMPACT
Land Use
Gas Plant
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Industrial
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Residential
Acres
Annual
Cumulative
Units
Annual
Cumulative

2015
2016
2017 2018
Year 1 Year 2 Year 3 Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
32.4
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
0.0
64.9
64.9
64.9
70,676 70,676
70,676 141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
141,352
141,352
0.0
0.0
0.0
0.0
32.5
32.5
0
0
0
0
0.00
0.00
0.00
0.00
0.00
0.00
6.29
6.29
6.29
12.58
6.29
18.86
6.29
25.15
6.29
31.44
6.29
37.73
6.29
44.02
6.29
50.31
6.29
56.59
6.29
62.88
6.29
69.17
6.29
75.46
6.29
81.75
6.29
88.04
6.29
94.32
6.29
100.61
6.29
106.90
106.90
106.90
0
0
0
0
0
0
41,087
41,087
41,087
82,175
41,087
123,262
41,087
164,349
41,087
205,437
41,087
246,524
41,087
287,611
41,087
328,699
41,087
369,786
41,087
410,873
41,087
451,961
41,087
493,048
41,087
534,135
41,087
575,223
41,087
616,310
41,087
657,397
41,087
698,485
698,485
698,485
0
0
0
0
0
0
3.7
3.7
3.7
7.5
3.7
11.2
3.7
15.0
3.7
18.7
3.7
22.5
3.7
26.2
3.7
30.0
3.7
33.7
3.7
37.5
3.7
41.2
3.7
45.0
3.7
48.7
3.7
52.5
3.7
56.2
3.7
60.0
3.7
63.7
63.7
63.7
0
0
0
0
0
0
32,644
32,644
32,644
65,289
32,644
97,933
32,644
130,578
32,644
163,222
32,644
195,866
32,644
228,511
32,644
261,155
32,644
293,799
32,644
326,444
32,644
359,088
32,644
391,733
32,644
424,377
32,644
457,021
32,644
489,666
32,644
522,310
32,644
554,954
554,954
554,954
0
0
0
0
0
0
0.0
0.0
0.0
0.0
11.3
11.3
11.3
22.6
11.3
33.9
11.3
45.2
11.3
56.5
11.3
67.8
11.3
79.1
11.3
90.5
11.3
101.8
11.3
113.1
11.3
124.4
11.3
135.7
11.3
147.0
11.3
158.3
11.3
169.6
169.6
169.6
0
0
0
0
0
0
0
0
0
0
42
42
42
84
42
126
42
168
42
210
42
252
42
294
42
336
42
378
42
420
42
462
42
504
42
546
42
588
36
624
624
624
10
FISCAL IMPACT
Land Use
Gas Plant
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Industrial
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Acres
Annual
Cumulative
Square Feet
Annual
Cumulative
Residential
Acres
Annual
Cumulative
Units
Annual
Cumulative

2015
2016
2017
Year 1
Year 2
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
32.40
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
0.00
64.90
64.90
64.90
70,676 70,676
70,676 141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
0
141,352
141,352
141,352
0.00
0.00
0.00
0.00
32.50
32.50
0
0
0
0
0.00
0.00
0.00
0.00
0.00
0.00
6.29
6.29
6.29
12.58
6.29
18.86
6.29
25.15
6.29
31.44
6.29
37.73
6.29
44.02
6.29
50.31
6.29
56.59
6.29
62.88
6.29
69.17
6.29
75.46
6.29
81.75
6.29
88.04
6.29
94.32
6.29
100.61
6.29
106.90
106.90
106.90
0
0
0
0
0
0
54,783
54,783
54,783
109,566
54,783
164,349
54,783
219,132
54,783
273,916
54,783
328,699
54,783
383,482
54,783
438,265
54,783
493,048
54,783
547,831
54,783
602,614
54,783
657,397
54,783
712,180
54,783
766,963
54,783
821,747
54,783
876,530
54,783
931,313
931,313
931,313
0.00
0.00
0.00
0.00
0.00
0.00
3.75
3.75
3.75
7.49
3.75
11.24
3.75
14.99
3.75
18.74
3.75
22.48
3.75
26.23
3.75
29.98
3.75
33.72
3.75
37.47
3.75
41.22
3.75
44.96
3.75
48.71
3.75
52.46
3.75
56.21
3.75
59.95
3.75
63.70
63.70
63.70
0
0
0
0
0
0
32,644
32,644
32,644
65,289
32,644
97,933
32,644
130,578
32,644
163,222
32,644
195,866
32,644
228,511
32,644
261,155
32,644
293,799
32,644
326,444
32,644
359,088
32,644
391,733
32,644
424,377
32,644
457,021
32,644
489,666
32,644
522,310
32,644
554,954
554,954
554,954
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
11.31
11.31
11.31
22.61
11.31
33.92
11.31
45.23
11.31
56.53
11.31
67.84
11.31
79.15
11.31
90.45
11.31
101.76
11.31
113.07
11.31
124.37
11.31
135.68
11.31
146.99
11.31
158.29
11.31
169.60
169.60
169.60
0
0
0
0
0
0
0
0
0
0
42
42
42
84
42
126
42
168
42
210
42
252
42
294
42
336
42
378
42
420
42
462
42
504
42
546
42
588
36
624
624
624
11
FISCAL IMPACT
C. MARKET AND ASSESSED VALUE
Ad valorem property taxes are a major income source of revenue to the various
providers of service in the impact area. The value of improvements is the basis for estimating
the amount of property tax revenue distributed to each district/provider of service. In the
State of Colorado and the Town of Severance, residential properties are currently taxed on
approximately 7.96% of market value and vacant land commercial properties are taxed on
29.0%.
Tables 5-7 show the estimated actual and assessed value of the Severance Business
Park based on the 3 different coverage ratios for industrial space. Upon completion, the nonresidential land including the gas plant and industrial/ commercial structures will be taxed on
29% of market value, and the 624 residential units will be taxed on 7.96%. There will also be
personal property, which THK has assumed will have a value equal to 10% of the total
industrial value, which will be taxed on 29% of market value. We have assumed that each
phase of the gas plant will have a total value of $167,000,000 ($83,500,000 building and
$83,500,000 equipment), the industrial space will have a value of $75 per square foot, the
commercial space will have a value of $100 per square foot and the 624 single family residential
units will have a value of $250,000 per unit.
After the first two years, when the first phase of the gas plant is scheduled to be
developed, the non-residential assessed value of the property will be $48,430,000 (year three).
By year four, when all the land types (except residential) will have been developed, the
community will have a non-residential assessed value of $98,462,030 at a 10% industrial
coverage ratio; $98,789,701 at 15%, and $99,117,373 at 20%. By year 20 the total market
value of the Severance Business Park will be approximately $583,912,093 at the 10% industrial
coverage ratio; $603,120,420 at 15%, and $622,328,746 at 20%. The assessed value will be
$136,512,107; $142,082,522, and $147,652,936 respectively. This does not assume inflation.
12
FISCAL IMPACT
Table 5: Annualized Market and Assessed Value Estimates for Severance Business Park, 10% Industrial Coverage
Gas Plant
2015
Year 1
$0
2016
Year 2
$0
2017
Year 3
$167,000,000
2018
Year 4
$334,000,000
2019
Year 5
$334,000,000
2020
Year 6
$334,000,000
2021
Year 7
$334,000,000
2022
Year 8
$334,000,000
2023
Year 9
$334,000,000
2024
Year 10
$334,000,000
Industrial
Real Estate Market Value
Personal Property Value
$0
$0
$0
$0
$0
$0
$2,054,366
$205,437
$4,108,733
$410,873
$6,163,099
$616,310
$8,217,466
$821,747
$10,271,832
$1,027,183
$12,326,199
$1,232,620
$14,380,565
$1,438,057
$0
$0
$0
$3,264,438
$6,528,875
$9,793,313
$13,057,751
$16,322,188
$19,586,626
$22,851,064
Total Non-Residential Market Value
$0
$0
$167,000,000
$339,524,241
$345,048,482
$350,572,722
$356,096,963
$361,621,204
$367,145,445
$372,669,685
Non-Residential Assessed Value (29.0%)
$0
$0
$48,430,000
$98,462,030
$100,064,060
$101,666,089
$103,268,119
$104,870,149
$106,472,179
$108,074,209
Residential
$0
$0
$0
$0
$0
$10,500,000
$21,000,000
$31,500,000
$42,000,000
$52,500,000
Residential Assessed Value (7.96%)
$0
$0
$0
$0
$0
$835,800
$1,671,600
$2,507,400
$3,343,200
$4,179,000
TOTAL ASSESSED VALUES
$0
$0
$48,430,000
$98,462,030 $100,064,060 $102,501,889 $104,939,719 $107,377,549 $109,815,379 $112,253,209
Gas Plant
2,025
Year 11
$334,000,000
2,026
Year 12
$334,000,000
2,027
Year 13
$334,000,000
2,028
Year 14
$334,000,000
2,029
Year 15
$334,000,000
2,030
Year 16
$334,000,000
2,031
Year 17
$334,000,000
2,032
Year 18
$334,000,000
2,033
Year 19
$334,000,000
2,034
Year 20
$334,000,000
Industrial
$16,434,932
$1,643,493
$18,489,298
$1,848,930
$20,543,665
$2,054,366
$22,598,031
$2,259,803
$24,652,398
$2,465,240
$26,706,764
$2,670,676
$28,761,131
$2,876,113
$30,815,497
$3,081,550
$32,869,864
$3,286,986
$34,924,230
$3,492,423
$26,115,501
$29,379,939
$32,644,376
$35,908,814
$39,173,252
$42,437,689
$45,702,127
$48,966,565
$52,231,002
$55,495,440
$378,193,926
$383,718,167
$389,242,408
$394,766,648
$400,290,889
$405,815,130
$411,339,371
$416,863,611
$422,387,852
$427,912,093
$109,676,239
$111,278,268
$112,880,298
$114,482,328
$116,084,358
$117,686,388
$119,288,418
$120,890,447
$122,492,477
$124,094,507
Residential
$63,000,000
$73,500,000
$84,000,000
$94,500,000
$105,000,000
$115,500,000
$126,000,000
$136,500,000
$147,000,000
$156,000,000
$5,014,800
$5,850,600
$6,686,400
$7,522,200
$8,358,000
$9,193,800
$10,029,600
$10,865,400
$11,701,200
$12,417,600
TOTAL ASSESSED VALUES $114,691,039 $117,128,868 $119,566,698
$122,004,528 $124,442,358 $126,880,188 $129,318,018 $131,755,847 $134,193,677 $136,512,107
Source: THK Associates, Inc.
13
FISCAL IMPACT
Gas Plant
2015
Year 1
$0
2016
Year 2
$0
2017
Year 3
$167,000,000
2018
Year 4
$334,000,000
2019
Year 5
$334,000,000
2020
Year 6
$334,000,000
2021
Year 7
$334,000,000
2022
Year 8
$334,000,000
2023
Year 9
$334,000,000
2024
Year 10
$334,000,000
Industrial
$0
$0
$0
$0
$0
$0
$3,081,550
$308,155
$6,163,099
$616,310
$9,244,649
$924,465
$12,326,199
$1,232,620
$15,407,749
$1,540,775
$18,489,298
$1,848,930
$21,570,848
$2,157,085
$0
$0
$0
$3,264,438
$6,528,875
$9,793,313
$13,057,751
$16,322,188
$19,586,626
$22,851,064
$0
$0
$167,000,000
$340,654,142
$347,308,285
$353,962,427
$360,616,569
$367,270,712
$373,924,854
$380,578,996
$0
$0
$48,430,000
$98,789,701
$100,719,403
$102,649,104
$104,578,805
$106,508,506
$108,438,208
$110,367,909
Residential
$0
$0
$0
$0
$0
$10,500,000
$21,000,000
$31,500,000
$42,000,000
$52,500,000
$0
$0
$0
$0
$0
$835,800
$1,671,600
$2,507,400
$3,343,200
$4,179,000
$0
$0
$48,430,000
$98,789,701
$100,719,403
$103,484,904
$106,250,405
$109,015,906
$111,781,408
$114,546,909
Gas Plant
2025
Year 11
$334,000,000
2026
Year 12
$334,000,000
2027
Year 13
$334,000,000
2028
Year 14
$334,000,000
2029
Year 15
$334,000,000
2030
Year 16
$334,000,000
2031
Year 17
$334,000,000
2032
Year 18
$334,000,000
2033
Year 19
$334,000,000
2034
Year 20
$334,000,000
Industrial
$24,652,398
$2,465,240
$27,733,947
$2,773,395
$30,815,497
$3,081,550
$33,897,047
$3,389,705
$36,978,596
$3,697,860
$40,060,146
$4,006,015
$43,141,696
$4,314,170
$46,223,246
$4,622,325
$49,304,795
$4,930,480
$52,386,345
$5,238,635
$26,115,501
$29,379,939
$32,644,376
$35,908,814
$39,173,252
$42,437,689
$45,702,127
$48,966,565
$52,231,002
$55,495,440
$387,233,139
$393,887,281
$400,541,423
$407,195,566
$413,849,708
$420,503,850
$427,157,993
$433,812,135
$440,466,277
$447,120,420
$112,297,610
$114,227,311
$116,157,013
$118,086,714
$120,016,415
$121,946,117
$123,875,818
$125,805,519
$127,735,220
$129,664,922
Residential
$63,000,000
$73,500,000
$84,000,000
$94,500,000
$105,000,000
$115,500,000
$126,000,000
$136,500,000
$147,000,000
$156,000,000
$5,014,800
$5,850,600
$6,686,400
$7,522,200
$8,358,000
$9,193,800
$10,029,600
$10,865,400
$11,701,200
$12,417,600
TOTAL ASSESSED VALUES $117,312,410
$120,077,911
$122,843,413
$125,608,914
$128,374,415
$131,139,917
$133,905,418
$136,670,919
$139,436,420
$142,082,522
14
FISCAL IMPACT
Gas Plant
2015
Year 1
$0
2016
Year 2
$0
2017
Year 3
$167,000,000
2018
Year 4
$334,000,000
2019
Year 5
$334,000,000
2020
Year 6
$334,000,000
2021
Year 7
$334,000,000
2022
Year 8
$334,000,000
2023
Year 9
$334,000,000
2024
Year 10
$334,000,000
Industrial
$0
$0
$0
$0
$0
$0
$4,108,733
$410,873
$8,217,466
$821,747
$12,326,199
$1,232,620
$16,434,932
$1,643,493
$20,543,665
$2,054,366
$24,652,398
$2,465,240
$28,761,131
$2,876,113
$0
$0
$0
$3,264,438
$6,528,875
$9,793,313
$13,057,751
$16,322,188
$19,586,626
$22,851,064
$0
$0
$167,000,000
$341,784,044
$349,568,088
$357,352,132
$365,136,176
$372,920,219
$380,704,263
$388,488,307
$0
$0
$48,430,000
$99,117,373
$101,374,745
$103,632,118
$105,889,491
$108,146,864
$110,404,236
$112,661,609
Residential
$0
$0
$0
$0
$0
$10,500,000
$21,000,000
$31,500,000
$42,000,000
$52,500,000
$0
$0
$0
$0
$0
$835,800
$1,671,600
$2,507,400
$3,343,200
$4,179,000
$0
$0
$48,430,000
$99,117,373
$101,374,745
$104,467,918
$107,561,091
$110,654,264
$113,747,436
$116,840,609
Gas Plant
2025
Year 11
$334,000,000
2026
Year 12
$334,000,000
2027
Year 13
$334,000,000
2028
Year 14
$334,000,000
2029
Year 15
$334,000,000
2030
Year 16
$334,000,000
2031
Year 17
$334,000,000
2032
Year 18
$334,000,000
2033
Year 19
$334,000,000
2034
Year 20
$334,000,000
Industrial
$32,869,864
$3,286,986
$36,978,596
$3,697,860
$41,087,329
$4,108,733
$45,196,062
$4,519,606
$49,304,795
$4,930,480
$53,413,528
$5,341,353
$57,522,261
$5,752,226
$61,630,994
$6,163,099
$65,739,727
$6,573,973
$69,848,460
$6,984,846
$26,115,501
$29,379,939
$32,644,376
$35,908,814
$39,173,252
$42,437,689
$45,702,127
$48,966,565
$52,231,002
$55,495,440
$396,272,351
$404,056,395
$411,840,439
$419,624,483
$427,408,527
$435,192,570
$442,976,614
$450,760,658
$458,544,702
$466,328,746
$114,918,982
$117,176,355
$119,433,727
$121,691,100
$123,948,473
$126,205,845
$128,463,218
$130,720,591
$132,977,964
$135,235,336
Residential
$63,000,000
$73,500,000
$84,000,000
$94,500,000
$105,000,000
$115,500,000
$126,000,000
$136,500,000
$147,000,000
$156,000,000
$5,014,800
$5,850,600
$6,686,400
$7,522,200
$8,358,000
$9,193,800
$10,029,600
$10,865,400
$11,701,200
$12,417,600
$119,933,782
$123,026,955
$126,120,127
$129,213,300
$132,306,473
$135,399,645
$138,492,818
$141,585,991
$144,679,164
$147,652,936
15
FISCAL IMPACT
D. ONE TIME FEES TO THE TOWN OF SEVERANCE
The Town of Severance will benefit substantially from the one time fees generated in
during development of the Severance Business Park. After a discussion with city officials and
input from them regarding the development fees for the Town of Severance, THK has utilized
the following assumptions as detailed in Table 8, 9 and 10 to determine the projected one time
fees from the Severance Business Park.
ONE TIME FEES FOR EACH PHASE OF THE GAS PLANT
Total building fees are assumed to be $0 because the Town of Severance contracts the
process out
Administrative Fees will total $68,066
Use tax will total $3,005,808 based on the $167,000,000 total value ($100,193,600
subject to Use Tax)
Based on lot size and building square footage drainage will total $27,490 and
transportation fees will total $50,910.
Additional administrative fees will total $300.
ONE TIME PER RESIDENTIAL UNIT FEES
process out
Town fees per unit, including administrative fees, use tax, drainage, etc. will total
$8,994 per unit.
ONE TIME COMMERCIAL FEES BASED ON AN AVERAGE BUILDING SIZE OF 72,000

SQUARE FEET
process out
Administrative fees will be $4,466
Use tax, based on a $100 per sq. ft. value, is $55,170
Administrative fees will total $300.
ONE TIME INDUSTRIAL FEES BASED ON AN AVERAGE BUILDING SIZE OF 72,000

SQUARE FEET
process out
Administrative fees will be $4,124
Use tax, based on a $75 per sq. ft. value, is $48,600
Administrative fees will total $300.
The fees outlined above result in total one time fees of $6,305,148 per gas plant phase;
$8,994 per residential unit; $1.19 per square foot of commercial, and $1.16 per square foot of
16
FISCAL IMPACT
industrial. This totals to $13,119,848 at a 10% industrial coverage ratio; $13,390,653 at 15%,
and $13,661,458 at 20%. These fees are detailed in tables 8, 9 and 10 below.
Table 8: One Time Fees at 10% Coverage
Gas Plant (each Phase)
Total Building Fees (permit and review)
Administrative Fee
Use Tax
Drainage
Transportation Impact
Administrative Service
Total per Phase
$0
$68,066
$3,005,808
$27,490
$50,910
$300
$3,152,574
Project Total
$6,305,148
Residential -Per Unit

Total Building Fees (includes permit and review)
Town Fees
Total One Time per Unit

Total One Time Fee for 624 Units
$0.00
$8,994
$8,994
$5,612,256
Commercial Based on 72,000 Sq. Ft.

Administrative Fee
Use Tax
Drainage
Total for 72,000 Sq. Ft.
Total per Sq. Ft.
$0
$4,466
$55,170
$3,200
$22,601
$300
$85,737
$1.19
Total Commercial Fees
$660,834
Industrial @ 10% Coverage (per 72,000 sq. ft.)

Administrative Fee
Use Tax
Drainage
Total per Sq. Ft.
$0
$4,124
$48,600
$4,800
$25,920
$300
$83,744
$1.16
Total Industrial Fees
$541,610
Total One Time Fees
$13,119,848
Source: Severance Building Dept and THK Associates, Inc.
17
FISCAL IMPACT
Administrative Fee
Use Tax
Drainage
Total per Phase
$0
$68,066
$3,005,808
$27,490
$50,910
$300
$3,152,574
Project Total
$6,305,148

Town Fees

$0.00
$8,994
$8,994
$5,612,256

Administrative Fee
Use Tax
Drainage
Total per Sq. Ft.
$0
$4,466
$55,170
$3,200
$22,601
$300
$85,737
$1.19
$660,834

Administrative Fee
Use Tax
Drainage
Total per Sq. Ft.
$0
$4,124
$48,600
$4,800
$25,920
$300
$83,744
$1.16
$812,415
Total One Time Fees
$13,390,653
18
FISCAL IMPACT
Administrative Fee
Use Tax
Drainage
Total per Phase
$0
$68,066
$3,005,808
$27,490
$50,910
$300
$3,152,574
Project Total
$6,305,148

Town Fees

$0.00
$8,994
$8,994
$5,612,256

Administrative Fee
Use Tax
Drainage
Total per Sq. Ft.
$0
$4,466
$55,170
$3,200
$22,601
$300
$85,737
$1.19
$660,834

Administrative Fee
Use Tax
Drainage
Total per Sq. Ft.
$0
$4,124
$48,600
$4,800
$25,920
$300
$83,744
$1.16
$1,083,220
Total One Time Fees
$13,661,458
19
FISCAL IMPACT
E. PROJECTED ANNUALLY RECURRING PROPERTY TAX AND OTHER REVENUES TO THE
TOWN OF SEVERANCE
At present the Town of Severance derives revenues from sales and property taxes, other
taxes, rates fees and charges and development impact fees.
Regarding sales taxes, THK Associates, Inc. has assumed that the average home price
of $250,000 will require an income of approximately $85,000. THK has also assumed, based on
our retail models and expenditure patterns from the Urban Land Institute and the Colorado
Department of Revenue, that the typical household spends approximately 32% of their income
on retail expenditures. This would result in $27,200 in retail expenditures per household from
the Severance Business Park community. THK estimates 20% of those retail expenditures are
likely to occur in the Town of Severance with the other 80% in other communities/jurisdictions.
At the current total sales tax rate in Severance of 3%, taxes per household generated from
Severance Business Park are estimated at $163.20 annually. Based on these numbers, at buildout the Severance Business Park community will generate $101,837 in sales tax. This is detailed
in Table 11 below.
Table 11: Estimated Sales Tax Per Household - Off-site
Average Home Price
Average Household Income
Retail Expenditures (32%)
Severance Expenditures (20%)
Sales Tax (3%)
Sales Tax at Build-out
$250,000
$85,000
$27,200
$5,440
$163.20
$101,837
THK has also estimated the on-site sales tax generated in the commercial space at the
Severance Business Park site. The tax base is generated through the estimated build out of
554,954 square feet of commercial land wherein 5%, or 27,748 square feet, will be retail.
Using numbers from the Colorado Department of Revenue and Urban Land Institute, it is
assumed that $250 in sales will be generated per sq. ft. Based on the 3% sales tax in
Severance, at build out this will equate to $208,108 of on-site sales tax. This is detailed in table
12 below.
Table 12: Estimated On-site Sales Tax
Total Commercial Square Footage

Retail (5%)
Sales per Square Foot
Total Retail Sales
Severance Sales Tax Revenue (3%)
554,954
27,748
$250
$6,936,930
$208,108
20
FISCAL IMPACT
F. REVENUE PROVIDED TO THE TOWN OF SEVERANCE FROM SEVERANCE BUSINESS
PARK
The Town of Severance taxes 1.26% of assessed property value with a mill levy of
12.635. In the first three years Severance will receive no revenues from property taxes as
assessments and taxes lag at least 1 year from platting or building. In year four, $611,913 in
property taxes would be realized. This revenue will increase to $1,695,537 at 10% industrial
coverage ratio; $1,761,779 at 15%, and $1,828,021 at 20% by year 20.
As discussed earlier, the Town of Severance also generates revenues from sales tax and
one time revenues associated with the development of the Severance Business Park.
When all assumptions of revenues are applied to the proposed Severance Business Park,
the total third-year revenues (when the project begins to generate revenues) to Severance will
be $3,152,574. Revenues will peak in year four at $3,847,461 at a 10% industrial coverage;
$3,863,390 at 15%, and $3,879,320 at 20%. The revenue will then decline as one time
revenues from the development of the gas plant will have been collected. By year twenty
revenues will be estimated to be $2,399,998 at the 10% industrial coverage; $2,482,170 at the
15% coverage and $2,564,341 at 20% coverage.
Over the next twenty years, Severance could expect to receive $39,869,198;
$40,703,060 and $41,536,923 in revenues from 10%, 15% and 20% coverage scenarios at
Severance Business Park. These figures are illustrated in tables 13, 14 and 15 below.
21
FISCAL IMPACT
Table 13: Real Estate and Other Operating Revenues to the Town of Severance at 10% Coverage
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
REAL ESTATE PROPERTY TAX REVENUES
$0
$0
$0
$611,913
$1,244,068
$1,264,309
$1,295,111
$1,325,913
$1,356,715
$1,387,517
ON-SITE SALES TAX REVENUES
$0
$0
$0
$12,242
$24,483
$36,725
$48,967
$61,208
$73,450
$85,691
OFF-SITE SALES TAXES
$0
$0
$0
$0
$0
$6,854
$13,709
$20,563
$27,418
$34,272
ONE-TIME REVENUES*
$0
$0
$3,152,574
$3,223,306
$70,732
$448,480
$448,480
$448,480
$448,480
$448,480
TOTAL REVENUES
$0
$0
$3,152,574
$3,847,461
$1,339,283
$1,756,369
$1,806,267
$1,856,165 $1,906,063
$1,955,961
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
$1,418,319
$1,449,121
$1,479,923
$1,510,725
$1,541,527
$1,572,329
$1,603,131
$1,633,933
$1,664,735
$1,695,537
$24,054,830
$97,933
$110,175
$122,416
$134,658
$146,900
$159,141
$171,383
$183,625
$195,866
$208,108
$1,872,971
$41,126
$47,981
$54,835
$61,690
$68,544
$75,398
$82,253
$89,107
$95,962
$101,837
$821,549
ONE-TIME REVENUES*
$448,480
$448,480
$448,480
$448,480
$448,480
$448,480
$448,480
$448,480
$448,480
$394,516
$13,119,848
$2,005,859 $2,055,757
$2,105,655
$2,155,553
$2,205,451
$2,255,349
$2,305,247
$2,355,145 $2,405,043
$2,399,998
TOTAL REVENUES
*One time revenues come from admin fees, use tax, transportation impact, etc.
Source: Severance Development and Finance Departments and THK Associates, Inc.
22
$39,869,198
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
$0
$0
$0
$611,913
$1,248,208
$1,272,590
$1,307,532
$1,342,474
$1,377,416
$1,412,358
$0
$0
$0
$12,242
$24,483
$36,725
$48,967
$61,208
$73,450
$85,691
$0
$0
$0
$0
$0
$6,854
$13,709
$20,563
$27,418
$34,272
ONE-TIME REVENUES*
$0
$0
$3,152,574
$3,239,236
$86,662
$464,410
$464,410
$464,410
$464,410
$464,410
TOTAL REVENUES
$0
$0
$3,152,574
$3,863,390
$1,359,353
$1,780,579
$1,834,617
$1,888,655
$1,942,693
$1,996,731
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
$1,447,300
$1,482,242
$1,517,184
$1,552,127
$1,587,069
$1,622,011
$1,656,953
$1,691,895
$1,726,837
$1,761,779
$24,617,887
$97,933
$110,175
$122,416
$134,658
$146,900
$159,141
$171,383
$183,625
$195,866
$208,108
$1,872,971
$41,126
$47,981
$54,835
$61,690
$68,544
$75,398
$82,253
$89,107
$95,962
$101,837
$821,549
ONE-TIME REVENUES*
$464,410
$464,410
$464,410
$464,410
$464,410
$464,410
$464,410
$464,410
$464,410
$410,446
$13,390,653
TOTAL REVENUES $2,050,769
$2,104,808
$2,158,846
$2,212,884
$2,266,922
$2,320,960
$2,374,998
$2,429,036
$2,483,075
23
$2,482,170
$40,703,060
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
$0
$0
$0
$611,913
$1,252,348
$1,280,870
$1,319,952
$1,359,034
$1,398,117
$1,437,199
$0
$0
$0
$12,242
$24,483
$36,725
$48,967
$61,208
$73,450
$85,691
$0
$0
$0
$0
$0
$6,854
$13,709
$20,563
$27,418
$34,272
ONE-TIME REVENUES*
$0
$0
$3,152,574
$3,255,165
$102,591
$480,339
$480,339
$480,339
$480,339
$480,339
TOTAL REVENUES
$0
$0
$3,152,574
$3,879,320
$1,379,423
$1,804,789
$1,862,967
$1,921,145
$1,979,323
$2,037,502
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
$1,476,281
$1,515,363
$1,554,446
$1,593,528
$1,632,610
$1,671,692
$1,710,775
$1,749,857
$1,788,939
$1,828,021
$25,180,945
$97,933
$110,175
$122,416
$134,658
$146,900
$159,141
$171,383
$183,625
$195,866
$208,108
$1,872,971
$41,126
$47,981
$54,835
$61,690
$68,544
$75,398
$82,253
$89,107
$95,962
$101,837
$821,549
ONE-TIME REVENUES*
$480,339
$480,339
$480,339
$480,339
$480,339
$480,339
$480,339
$480,339
$480,339
$426,375
$13,661,458
TOTAL REVENUES $2,095,680
$2,153,858
$2,212,037
$2,270,215
$2,328,393
$2,386,571
$2,444,750
$2,502,928
$2,561,106
24
$2,564,341
$41,536,923
FISCAL IMPACT
G. JOBS AND WAGES CREATED BY THE SEVERANCE BUSINESS PARK
Table 16, below, details the total number of jobs and wages created during the
construction of the Severance Business Park. THK has developed estimates for these
numbers based on data provided by XTR Midstream and national average wages for
varying industries. Based on the varying industrial coverage ratios of 10%, 15% and
20%, THK estimates 13,701 construction jobs will be created resulting in $146,911,446
in wages; 14,166 construction jobs resulting in $167,865,984 in wages, and 14,632
construction jobs resulting in $188,820,522 in wages, respectively.
The Severance Business Park site will create permanent jobs and wages as well
in the town of Severance and surrounding area. In table 17, THK has estimated the
permanent impact on employment in the Severance environs based on data provided
by XTR Midstream and the national average wages for varying industries. Based on the
varying industrial coverage ratios of 10%, 15% and 20% THK estimates 2,898
permanent jobs will be created resulting in $106,807,120 in wages; 3,416 permanent
jobs resulting in $127,502,960 in wages, and 3,933 permanent jobs resulting in
$148,198,800 in wages, respectively. The permanent jobs result in lower total wages
than construction wages as construction jobs will pay higher wages than most industrial,
retail and home service jobs.
25
FISCAL IMPACT
Table 16: Construction Jobs and Wages Created From the Severance Business Park
Use
Gas Plant Phase 1
Gas Plant Phase 2
10%
75
75
Coverage
15%
75
75
20%
75
75
Annual
Wages
$55,000
$55,000
10%
$4,125,000
$4,125,000
Total Wages
15%
$4,125,000
$4,125,000
20%
$4,125,000
$4,125,000
Industrial
931
1,397
1,863
$45,000
$41,909,076
$62,863,614
$83,818,152
Commercial
1,387
1,387
1,387
$45,000
$62,432,370
$62,432,370
$62,432,370
Residential
11,232
11,232
11,232
$35,000
$34,320,000
$34,320,000
$34,320,000
Total
13,701
14,166
14,632
--
$146,911,446 $167,865,984 $188,820,522
Source: XTR Midstream and THK Associates, Inc.
Table 17: Permanent Jobs and Wages Created From the Severance Business Park
Use
Gas Plant Phase 1
Gas Plant Phase 2
Coverage
10%
15%
50
50
20
20
20%
50
20
Annual
Wages
$60,000
$60,000
Total Wages
10%
15%
$3,000,000
$3,000,000
$1,200,000
$1,200,000
20%
$3,000,000
$1,200,000
Industrial
1,035
1,552
2,070
$40,000
$41,391,680
$62,087,520
$82,783,360
Commercial
1,586
1,586
1,586
$35,000
$55,495,440
$55,495,440
$55,495,440
Residential
208
208
208
$27,500
$5,720,000
$5,720,000
$5,720,000
2,898
3,416
3,933
Total
--
$106,807,120 $127,502,960 $148,198,800
Source: XTR Midstream and THK Associates, Inc.
26
FISCAL IMPACT
H. REAL ESTATE TAX REVENUES TO OTHER PROVIDERS
There are additional jurisdictions or service providers that also have taxing authority
over the Severance Business Park. A list of all estimated service providers and their tax rates is
shown below.
Table 18: Town of Severance and Other Potential Mill Levies
WELD COUNTY
SCHOOL DIST RE4-WINDSOR
EATON SCHOOL DISTRICT
NORTHERN COLORADO WATER (NCW)
NORTH WELD COUNTY WATER (NWC)
SEVERANCE TOWN
WINDSOR-SEVERANCE FIRE
WINDSOR-SEVERANCE FIRE (BOND 2023)
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
Total
Mill Levy
Tax Rate
15.800
47.297
23.862
1.000
0.003
12.635
7.194
0.661
6.330
3.592
3.267
1.58%
4.73%
2.39%
0.10%
0.00%
1.26%
0.72%
0.07%
0.63%
0.36%
0.33%
121.641
12.16%
Source: Weld County Assessor/Treasurer and THK Associates, Inc.
When these mill levies (taxes rates) are applied to the assessed values anticipated for
the Severance Business Park, significant revenues to other service providers will be realized.
Over the next twenty years all taxing service providers will receive $138,125,091 in real estate
tax at a 10% industrial coverage ratio; $141,903,028 at 15%, and $145,690,966 at 20%
coverage.
It should be noted that Parcels W, S, S1, S2, F, T, H, I, J, K, L and L1 are
located in the Eaton School District and the High Plains Library District. Those
parcels will contain the entirety of the gas plant, 43.8 acres of the industrial use,
40.8 acres of the retail/mixed use parcels and 302 of the 624 residential units, or
48.4% of the residential market and assessed values. The other parcels are located
in the Windsor School District and Clearview Library District. The assessed values
applicable to the Windsor Schools and Clearview Library Districts and Eaton School
and High Plains Library Districts have been adjusted accordingly to estimate real
estate taxes to those entities.
27
FISCAL IMPACT
Table 19: Real Estate Tax Revenues to All Providers at 10% Coverage
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$765,194
$0
$1,155,637
$48,430
$145
$611,913
$348,405
$32,012
$306,562
$0
$158,221
$1,555,700
$34,393
$2,332,149
$98,462
$295
$1,244,068
$708,336
$65,083
$623,265
$2,612
$319,300
$1,581,012
$68,785
$2,353,026
$100,064
$300
$1,264,309
$719,861
$66,142
$633,405
$5,224
$322,158
$1,619,530
$123,576
$2,383,554
$102,502
$308
$1,295,111
$737,399
$67,754
$648,837
$9,385
$326,338
$1,658,048
$178,366
$2,414,083
$104,940
$315
$1,325,913
$754,936
$69,365
$664,268
$13,546
$330,518
$1,696,565
$233,157
$2,444,612
$107,378
$322
$1,356,715
$772,474
$70,977
$679,700
$17,707
$334,697
$1,735,083
$287,947
$2,475,141
$109,815
$329
$1,387,517
$790,012
$72,588
$695,131
$21,868
$338,877
REAL ESTATE TAX REVENUES

WELD COUNTY
EATON RE2 SCHOOL DISTRICT
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
TOTAL REVENUES
$0
$0
$0
$3,426,519
$6,983,663
$7,114,287
$7,314,293
$7,514,299
$7,714,304
$7,914,310
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
WELD COUNTY
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGHPLAINS LIBRARY
$1,773,601
$342,738
$2,505,670
$112,253
$337
$1,418,319
$807,550
$74,199
$710,563
$26,029
$343,057
$1,812,118
$397,528
$2,536,199
$114,691
$344
$1,449,121
$825,087
$75,811
$725,994
$30,191
$347,237
$1,850,636
$452,319
$2,566,728
$117,129
$351
$1,479,923
$842,625
$77,422
$741,426
$34,352
$351,416
$1,889,154
$507,109
$2,597,257
$119,567
$359
$1,510,725
$860,163
$79,034
$756,857
$38,513
$355,596
$1,927,672
$561,899
$2,627,786
$122,005
$366
$1,541,527
$877,701
$80,645
$772,289
$42,674
$359,776
$1,966,189
$616,690
$2,658,315
$124,442
$373
$1,572,329
$895,238
$82,256
$787,720
$46,835
$363,956
$2,004,707
$671,480
$2,688,844
$126,880
$381
$1,603,131
$912,776
$83,868
$803,152
$50,996
$368,136
$2,043,225
$726,271
$2,719,373
$129,318
$388
$1,633,933
$930,314
$85,479
$818,583
$55,157
$372,315
$2,081,742
$781,061
$2,749,902
$131,756
$395
$1,664,735
$947,852
$87,091
$834,015
$59,318
$376,495
$2,120,260
$835,852
$2,780,431
$134,194
$403
$1,695,537
$965,389
$88,702
$849,446
$63,479
$380,675
$30,080,436
$6,819,170
$41,988,706
$1,903,825
$5,711
$24,054,830
$13,696,117
$1,258,428
$12,051,213
$517,886
$5,748,768
TOTAL REVENUES
$8,114,316
$8,314,322
$8,514,327
$8,714,333
$8,914,339
$9,114,344
$9,314,350
$9,514,356
$9,714,362
28
$9,914,367 $138,125,091
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$765,194
$0
$1,155,637
$48,430
$145
$611,913
$348,405
$32,012
$306,562
$0
$158,221
$1,560,877
$43,541
$2,335,353
$98,790
$296
$1,248,208
$710,693
$65,300
$625,339
$3,307
$319,738
$1,591,367
$87,081
$2,359,433
$100,719
$302
$1,272,590
$724,575
$66,576
$637,554
$6,613
$323,035
$1,635,061
$151,019
$2,393,165
$103,485
$310
$1,307,532
$744,470
$68,404
$655,059
$11,469
$327,654
$1,678,756
$214,958
$2,426,898
$106,250
$319
$1,342,474
$764,365
$70,232
$672,565
$16,325
$332,272
$1,722,451
$278,896
$2,460,630
$109,016
$327
$1,377,416
$784,260
$72,060
$690,071
$21,181
$336,890
$1,766,146
$342,835
$2,494,363
$111,781
$335
$1,412,358
$804,155
$73,888
$707,576
$26,037
$341,509

WELD COUNTY
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
TOTAL REVENUES
$0
$0
$0
$3,426,519
$7,011,442
$7,169,845
$7,397,630
$7,625,414
$7,853,199
$8,080,984
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
WELD COUNTY
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
$1,809,841
$406,773
$2,528,096
$114,547
$344
$1,447,300
$824,050
$75,716
$725,082
$30,893
$346,127
$1,853,536
$470,712
$2,561,828
$117,312
$352
$1,482,242
$843,945
$77,544
$742,588
$35,748
$350,746
$1,897,231
$534,650
$2,595,561
$120,078
$360
$1,517,184
$863,840
$79,371
$760,093
$40,604
$355,364
$1,940,926
$598,589
$2,629,293
$122,843
$369
$1,552,127
$883,736
$81,199
$777,599
$45,460
$359,982
$1,984,621
$662,527
$2,663,026
$125,609
$377
$1,587,069
$903,631
$83,027
$795,104
$50,316
$364,601
$2,028,316
$726,465
$2,696,758
$128,374
$385
$1,622,011
$923,526
$84,855
$812,610
$55,172
$369,219
$2,072,011
$790,404
$2,730,491
$131,140
$393
$1,656,953
$943,421
$86,683
$830,116
$60,028
$373,838
$2,115,706
$854,342
$2,764,223
$133,905
$402
$1,691,895
$963,316
$88,511
$847,621
$64,884
$378,456
$2,159,401
$918,281
$2,797,956
$136,671
$410
$1,726,837
$983,211
$90,339
$865,127
$69,739
$383,074
$2,203,095
$982,219
$2,831,689
$139,436
$418
$1,761,779
$1,003,106
$92,167
$882,633
$74,595
$387,693
$30,784,536
$8,063,292
$42,424,400
$1,948,388
$5,845
$24,617,887
$14,016,706
$1,287,885
$12,333,298
$612,372
$5,808,420
TOTAL REVENUES
$8,308,768
$8,536,553
$8,764,338
$8,992,123
$9,219,907
$9,447,692
$9,675,477
$9,903,261
$10,131,046
29
$10,358,831 $141,903,029
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$765,194
$0
$1,155,637
$48,430
$145
$611,913
$348,405
$32,012
$306,562
$0
$158,221
$1,566,054
$52,688
$2,338,557
$99,117
$297
$1,252,348
$713,050
$65,517
$627,413
$4,001
$320,177
$1,601,721
$105,377
$2,365,840
$101,375
$304
$1,280,870
$729,290
$67,009
$641,702
$8,003
$323,912
$1,650,593
$178,463
$2,402,776
$104,468
$313
$1,319,952
$751,542
$69,053
$661,282
$13,554
$328,969
$1,699,465
$251,550
$2,439,712
$107,561
$323
$1,359,034
$773,794
$71,098
$680,862
$19,104
$334,027
$1,748,337
$324,636
$2,476,649
$110,654
$332
$1,398,117
$796,047
$73,142
$700,441
$24,655
$339,084
$1,797,209
$397,722
$2,513,585
$113,747
$341
$1,437,199
$818,299
$75,187
$720,021
$30,205
$344,141

WELD COUNTY
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
TOTAL REVENUES
$0
$0
$0
$3,426,519
$7,039,221
$7,225,403
$7,480,967
$7,736,530
$7,992,094
$8,247,657
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Total
WELD COUNTY
SEVERANCE TOWN
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
HIGH PLAINS LIBRARY
$1,846,082
$470,809
$2,550,521
$116,841
$351
$1,476,281
$840,551
$77,232
$739,601
$35,756
$349,198
$1,894,954
$543,895
$2,587,457
$119,934
$360
$1,515,363
$862,804
$79,276
$759,181
$41,306
$354,255
$1,943,826
$616,982
$2,624,393
$123,027
$369
$1,554,446
$885,056
$81,321
$778,761
$46,857
$359,312
$1,992,698
$690,068
$2,661,329
$126,120
$378
$1,593,528
$907,308
$83,365
$798,340
$52,408
$364,369
$2,041,570
$763,154
$2,698,266
$129,213
$388
$1,632,610
$929,560
$85,410
$817,920
$57,958
$369,426
$2,090,442
$836,241
$2,735,202
$132,306
$397
$1,671,692
$951,813
$87,455
$837,500
$63,509
$374,483
$2,139,314
$909,327
$2,772,138
$135,400
$406
$1,710,775
$974,065
$89,499
$857,080
$69,059
$379,540
$2,188,187
$982,414
$2,809,074
$138,493
$415
$1,749,857
$996,317
$91,544
$876,660
$74,610
$384,597
$2,237,059
$1,055,500
$2,846,010
$141,586
$425
$1,788,939
$1,018,570
$93,588
$896,239
$80,161
$389,654
$2,285,931
$1,128,586
$2,882,947
$144,679
$434
$1,828,021
$1,040,822
$95,633
$915,819
$85,711
$394,711
$31,488,637
$9,307,413
$42,860,093
$1,992,952
$5,979
$25,180,945
$14,337,294
$1,317,341
$12,615,384
$706,857
$5,868,072
TOTAL REVENUES
$8,503,221
$8,758,785
$9,014,348
$9,269,912
$9,525,476
$9,781,039
$10,036,603
$10,292,167
$10,547,730
30
$10,803,294 $145,680,966
FISCAL IMPACT
I. EXPENSES TO SERVE
THK Associates, Inc. has reviewed the Town of Severance 2015 projected budget and
estimated departments or services that should expect to see expenses increase with every
additional acre of developed land. Areas of that budget that are expected to see increased
expenses include the General Fund, Conservation Trust, Street and Alley Fund and Parks Fund.
Water and Sewer costs will be covered by the Severance Business Park.
It should be noted that there are alternative methods to estimate expenses to serve.
One method would be to calculate expenses incurred by Severance on a per person or per
household basis and apply that cost to the population or households within the Severance
Business Park. With only a small portion of the overall development being residential uses, THK
believes this would underestimate expenses to Severance. Conversely, if employment were the
ratio used, given the large amount of projected employment at the Severance Business Park,
expenses to Severance could be overstated. Therefore, THK associates, Inc. believes that
basing costs on the area requiring services from police, public works, parks and other applicable
services is the best indicator.
The total expenditures for these funds has been reviewed from the 2015 budget and
presented in the following table. As shown, the Town of Severance spends roughly $3,872 per
acre. THK, therefore, has assumed that for every acre Severance Business Park develops, the
Town of Severance will increase expenses by $3,872 per acre.
Table 22: Cost To Serve per Acre

General Fund
Conservation Trust
Street & Alley Fund
Parks Fund
Total
Total Acreage of Severance
Per Acre Expenses
$2,709,051
$100,000
$1,825,000
$569,618
$5,203,669
1,344
$3,872
Source: Severance 2015 Budget, THK Associates, Inc.
31
FISCAL IMPACT
J. SUMMARY OF TOTAL FISCAL IMPACTS TO THE TOWN OF SEVERANCE
Based on the complete data collected in this report, Table 23, 24 and 25 summarize the
net impacts that the Town of Severance should expect from the Severance Business Park over
the next twenty years.
As shown in the following tables, the initial two years will have a $0 net impact on
Severance as the development starts. As one time revenues are realized from the gas plant,
Severance will generate positive fiscal impacts in all three coverage ratio scenarios. This
positive impact will continue every year, but will not be as significant as year 3 and 4 after all
one time revenues from the gas plant are generated. By year five; annual surplus of revenues
will total $1,010,315 at a 10% industrial coverage ratio; $1,030,385 at a 15% coverage ratio,
and $1,050,455 at a 20% coverage ratio. Years thereafter will see annual revenues generated
by the Severance Business park decrease slightly each year but will continue to exceed town
expenditures. At the end of the twenty year period the Severance Business Park will
have generated total surplus revenues of approximately $24,274,200 at the 10%
industrial coverage ratio; $25,108,063 at the 15% coverage ratio, and $25,941,925
at the 20% coverage ratio.
32
FISCAL IMPACT
Table 23: Summary of Revenues and Expenses to the Town of Severance Generated by Severance Business Park at 10% Coverage
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
Annual
Cumulative
$0
$0
$0
$0
$3,152,574
$3,152,574
$3,847,461
$7,000,035
$1,339,283
$8,339,318
$1,756,369
$10,095,686
$1,806,267
$11,901,953
$1,856,165
$13,758,118
$1,906,063
$15,664,181
$1,955,961
$17,620,142
Annual
Cumulative
$0
$0
$0
$0
$125,639
$125,639
$290,113
$415,753
$328,968
$744,720
$411,599
$1,156,320
$494,231
$1,650,550
$576,862
$2,227,412
$659,493
$2,886,905
$742,124
$3,629,030
Annual
Cumulative
$0
$0
$0
$0
$3,026,935
$3,026,935
$3,557,347
$6,584,282
$1,010,315
$7,594,597
$1,344,770
$8,939,367
$1,312,036
$10,251,403
$1,279,303
$11,530,706
$1,246,570
$12,777,276
$1,213,836
$13,991,112
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Annual
Cumulative
$2,005,859
$19,626,000
$2,055,757
$21,681,757
$2,105,655
$23,787,412
$2,155,553
$25,942,965
$2,205,451
$28,148,416
$2,255,349
$30,403,765
$2,305,247
$32,709,012
$2,355,145
$35,064,157
$2,405,043
$37,469,200
$2,399,998
$39,869,198
$39,869,198
Annual
Cumulative
$824,756
$4,453,785
$907,387
$5,361,173
$990,018
$6,351,191
$1,072,650
$7,423,841
$1,155,281
$8,579,122
$1,237,912
$9,817,034
$1,320,544
$11,137,578
$1,403,175
$12,540,753
$1,485,806
$14,026,559
$1,568,438
$15,594,997
$15,594,997
Annual
Cumulative
$1,181,103
$15,172,215
$1,148,370
$16,320,585
$1,115,636
$17,436,221
$1,082,903
$18,519,124
$1,050,170
$19,569,294
$1,017,437
$20,586,731
$984,703
$21,571,434
$951,970
$22,523,404
$919,237
$23,442,640
$831,560
$24,274,200
$24,274,200
Revenue
Expenditures
Net
Total
Revenue
Expenditures
Net
33
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
Annual
Cumulative
$0
$0
$0
$0
$3,152,574
$3,152,574
$3,863,390
$7,015,964
$1,359,353
$8,375,317
$1,780,579
$10,155,896
$1,834,617
$11,990,513
$1,888,655
$13,879,168
$1,942,693
$15,821,861
$1,996,731
$17,818,592
Annual
Cumulative
$0
$0
$0
$0
$125,639
$125,639
$290,113
$415,753
$328,968
$744,720
$411,599
$1,156,320
$494,231
$1,650,550
$576,862
$2,227,412
$659,493
$2,886,905
$742,124
$3,629,030
Annual
Cumulative
$0
$0
$0
$0
$3,026,935
$3,026,935
$3,573,277
$6,600,212
$1,030,385
$7,630,597
$1,368,980
$8,999,576
$1,340,386
$10,339,963
$1,311,793
$11,651,756
$1,283,200
$12,934,956
$1,254,607
$14,189,563
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Annual
Cumulative
$2,050,769
$19,869,362
$2,104,808
$21,974,169
$2,158,846
$24,133,015
$2,212,884
$26,345,899
$2,266,922
$28,612,821
$2,320,960
$30,933,781
$2,374,998
$33,308,779
$2,429,036
$35,737,816
$2,483,075
$38,220,891
$2,482,170
$40,703,060
$40,703,060
Annual
Cumulative
$824,756
$4,453,785
$907,387
$5,361,173
$990,018
$6,351,191
$1,072,650
$7,423,841
$1,155,281
$8,579,122
$1,237,912
$9,817,034
$1,320,544
$11,137,578
$1,403,175
$12,540,753
$1,485,806
$14,026,559
$1,568,438
$15,594,997
$15,594,997
Annual
Cumulative
$1,226,014
$15,415,576
$1,197,420
$16,612,997
$1,168,827
$17,781,824
$1,140,234
$18,922,058
$1,111,641
$20,033,699
$1,083,048
$21,116,747
$1,054,455
$22,171,201
$1,025,861
$23,197,063
$997,268
$24,194,331
$913,732
$25,108,063
$25,108,063
Revenue
Expenditures
Net
Total
Revenue
Expenditures
Net
34
FISCAL IMPACT
2015
Year 1
2016
Year 2
2017
Year 3
2018
Year 4
2019
Year 5
2020
Year 6
2021
Year 7
2022
Year 8
2023
Year 9
2024
Year 10
Annual
Cumulative
$0
$0
$0
$0
$3,152,574
$3,152,574
$3,879,320
$7,031,894
$1,379,423
$8,411,317
$1,804,789
$10,216,105
$1,862,967
$12,079,072
$1,921,145
$14,000,218
$1,979,323
$15,979,541
$2,037,502
$18,017,043
Annual
Cumulative
$0
$0
$0
$0
$125,639
$125,639
$290,113
$415,753
$328,968
$744,720
$411,599
$1,156,320
$494,231
$1,650,550
$576,862
$2,227,412
$659,493
$2,886,905
$742,124
$3,629,030
Annual
Cumulative
$0
$0
$0
$0
$3,026,935
$3,026,935
$3,589,207
$6,616,142
$1,050,455
$7,666,596
$1,393,189
$9,059,786
$1,368,736
$10,428,522
$1,344,283
$11,772,806
$1,319,830
$13,092,636
$1,295,377
$14,388,013
2025
Year 11
2026
Year 12
2027
Year 13
2028
Year 14
2029
Year 15
2030
Year 16
2031
Year 17
2032
Year 18
2033
Year 19
2034
Year 20
Annual
Cumulative
$2,095,680
$20,112,723
$2,153,858
$22,266,581
$2,212,037
$24,478,618
$2,270,215
$26,748,833
$2,328,393
$29,077,226
$2,386,571
$31,463,797
$2,444,750
$33,908,547
$2,502,928
$36,411,475
$2,561,106
$38,972,581
$2,564,341
$41,536,923
$41,536,923
Annual
Cumulative
$824,756
$4,453,785
$907,387
$5,361,173
$990,018
$6,351,191
$1,072,650
$7,423,841
$1,155,281
$8,579,122
$1,237,912
$9,817,034
$1,320,544
$11,137,578
$1,403,175
$12,540,753
$1,485,806
$14,026,559
$1,568,438
$15,594,997
$15,594,997
Annual
Cumulative
$1,270,924
$15,658,938
$1,246,471
$16,905,409
$1,222,018
$18,127,427
$1,197,565
$19,324,992
$1,173,112
$20,498,104
$1,148,659
$21,646,763
$1,124,206
$22,770,969
$1,099,753
$23,870,722
$1,075,300
$24,946,022
$995,904
$25,941,925
$25,941,925
Revenue
Expenditures
Net
Total
Revenue
Expenditures
Net
35
FISCAL IMPACT
36
APPENDIX
Appendix
37
APPENDIX
COVERAGE RATIO EXAMPLES
A list of various commercial and industrial sites, with their associated coverage
ratios, is provided below. Areal views of the sites are also provided, to illustrate a
clearer picture of what can be expected at the Severance Business Park Site.
38
APPENDIX
Coverage Ratios for Comparison with Severance Energy Park Site
Owner
Address
Land
Use
Number of
Buildings
Building sq. ft.
Land sq. ft.
Coverage
Ratios
1 Halliburton CO
2990 27 CR
Commercial
40,697
653,400
6.23%
2 Halliburton CO
13199 8 CR
Commercial
216,136
2,438,140
8.86%
3 Metal Container Corp
1201 Metal Container Ct
Industrial
101,330
949,608
10.67%
4 Front Range Energy LLC
31375A Great Western Dr
Commercial
13,750
68,999
19.93%
5 Carestream Health Inc
2000 W Howard Smith Av
Industrial
393,871
1,789,992
22.00%
6 Carestream Health Inc
2000 W Howard Smith Av
Industrial
11
861,494
3,082,957
27.94%
Source: Weld County Assessors and THK Associates, Inc.
39
APPENDIX
1. 2990 27 CR -
40
APPENDIX
2. 13319 8 CR -
41
APPENDIX
3. 1201 Metal Container Ct -
42
APPENDIX
4. 31375A Great Western Dr
43
APPENDIX
5. 2000 W Howard Smith Av -
44
APPENDIX
6. 2000 W Howard Smith Av -
45
END OF REPORT
PREPARED BY:
2953 SOUTH PEORIA STREET, SUITE 101

AURORA, COLORADO 80014
(303) 770-7201 PHONE
(303) 770-7132 FAX
INFO@THKASSOC.COM
1101 Bannock Street

303.892.1166
September 14, 2015

Board of Trustees
Town of Severance
Severance Town Hall
3 South Timber Ridge Parkway
Severance, CO 80546
Re: Severance Business Park Planned Development (PD) Overlay District Application
Dear Board of Trustees,
On behalf of 7N, LLC, owners of the property for the proposed Severance Business Park, we are pleased to submit
the Severance Business Park Planned Development (PD) Overlay District and Final PD Development Plan
Application. Included in this application is this letter which provides responses to many of the application
requirements and a summary of the application and a plan set that depicts the graphics portions of the proposed
application.
We look forward to working with the Town during this application review process. Please let us know if you have any
questions or require additional information.
Sincerely,
Norris Design
Mitch Black
Principal
Response to 16.3.100: Planned Development (PD) Overlay District for Severance Business Park
1.
Intent:
The proposed PD Overlay District is proposed as a supplement to the requested underlying zoning of
Development Node District for the property. This document permits innovative design and high quality
for a master-planned development on a large parcel of land. The proposed Severance Business Park
PD Overlay District allows for the necessary flexibility in the application of zoning and development
standards to meet the anticipated market demands for this site.
2.
Permitted Uses:
The uses permitted in the proposed the PD Overlay District and Final PD Development Plan
incorporate those included in the Development Node District, as well as include additional uses that
complete the vision for the Park. These uses are included in the plan set on Sheet 3 of 3.
1101 Bannock Street

303.892.1166
3.
PD Restrictions and General Requirements:

The subject property is approximately 547 acres, is controlled by one land owner, 7N, LLC, and will
be developed under unified control. 7N, LLC is also the applicant for this proposed PD Overlay
District. All privately developed open space, streets and other infrastructure improvements shall be
managed within a metropolitan district. Upon approval of this PD Overlay District, 7N, LLC will
execute all required documents for recordation, as applicable.
4.
PD Overlay District Approval Procedure:

Per the standards established in Paragraph 4, this application is for a combined PD Overlay District
and Final PD Development Plan.
5.
PD Overlay District Application Submittal Information (Listed below as a combination of PD Overlay

District requirements, Preliminary PD Development Plan requirements, and Final PD Development
requirements):
PD Application Fee:
According to Town policy for this application, a PD application fee will be provided by the applicant.
Written PD Description / General Development Information:
i.
Subdivision regulation exceptions proposed for the PD Overlay District:

Refer to Table 1 (Sheet 3 of 3) in the plan set for the PD Overlay District and Final PD
Development Plan application for development standards that may vary from Town subdivision
regulations. Building setbacks and road standards tailored to the Park are also included on Sheet 3
of 3 in the PD Overlay District and Final PD Development Plan document.
ii.
Identify the underlying zoning district(s) for the property and describe any modifications
and/or restrictions to the allowed uses and/or standards within the district(s):
The underlying zoning proposed for this property is Development Node District. Modifications
and/or restrictions within this PD Overlay District and Final PD Development Plan application
are addressed on Sheet 3 of 3. These modifications generally include focusing land uses into
specific use areas on the property, including additional land uses appropriate for this property,
and identifying how address land uses in the various areas of the plan to accomplish the
goals and objectives for the Severance Business Park.
iii. Identify and explain the benefits which will be provided by the PD to offset the impact of the
modifications requested.
1101 Bannock Street

303.892.1166
The proposed modifications included in the PD Overlay District and Final PD Development Plan
application add land uses that are compatible with the other land uses permitted in the
Development Node District, depict specific road cross-sections that are appropriate for this type of
development and establish development standards that are best suited for the anticipated types of
land uses contemplated for the Severance Business Park. For the most part, there are negligible
negative impacts created by these modifications or standards.
Key mitigating elements included in this application include: a layering of land use transitions from
the core of the property to the edges, internal and external buffering of the industrial land uses
located in the core of the property, providing a substantial amount of open space for this type of
development, providing a corridor for pedestrian connectivity in this portion of Town, and
strengthening the tax base of the Town.
iv. Compatibility of the proposed PD Overlay area with adjacent neighborhoods.
The proposed PD Overlay District is compatible with adjacent neighborhoods based on the
following:
North edge: Parcels A, B, M and N are designated as Residential for a land use category to
transition to the existing residential uses located to the north of the property.
Northeast edge: A significant 200 wide buffer is located along this edge that includes the
existing overhead power lines and a proposed utility corridor. These parcels are effectively
included as undeveloped open space. Parcels A, M, and N are designated as Residential for a
land use category to transition to the existing residential uses located to the east of the
property. Parcel P is designated as Industrial for a land use category. This land use area
buffers the Heavy Industrial land use parcels located in the core of the property. Parcel P also
slopes from the northeast to the southwest allowing for a vertical transition of land uses, with
access for this parcel coming from the west.
Southeast edge: Parcel L is designated as Residential for a land use category to transition to
the existing and future residential uses located to the east of the property. Additionally, open
space areas are preserved in various locations throughout this portion of the property, including
three existing reservoirs.
South edge: Parcels F, G, I, J and K are designated as Commercial Mixed Use to reflect the
Towns vision for various land use opportunities along County Road 74. These opportunities
include both residential and non-residential, business-oriented uses, which provide a level of
compatibility with the adjacent uses located to the south of the property.
Southwest edge: A wide buffer corridor is located along this edge that adequately transitions
the uses in Parcels D, Q, R, U, W and S to those adjacent to the property. This open space
corridor includes an existing overhead power line, existing utility corridors, a proposed utility
corridor and a proposed Great Western Trail corridor.
1101 Bannock Street

303.892.1166
Northwest edge: Parcels B and C are designated as Residential to provide adequate transition
in this portion of the property. Parcels D and Q are designated as Commercial Mixed Use to
reflect the Towns vision for various land use opportunities along County Road 23. These
opportunities include both residential and non-residential, business-oriented uses, which
provide a level of compatibility with the adjacent uses located to the south of the property.
In lieu of using a roadway as a portion of proposed buffer solution in this area (as it is logically
proposed in other areas of the property), a farmstead preservation area has also been
designated along the west edge to buffer future industrial uses or commercial mixed uses along
this edge.
v. Draft Copies of Organizational Documents:
A draft copy of the Metropolitan District Service Plan for the Severance Business Park
accompanies this PD Overlay District and Final PD Development Plan application. Architectural
review will be conducted by the Design Review Board of the Metropolitan District. The same
board will be responsible for the creation and use of the design guidelines for each type of land
use at the Park. Specific design details for each particular use will be submitted in conjunction
with the Site Plan and Final Plat for each land use parcel.
vi. Additional Information:
Included in this application are the Final PD Development Plan (Sheet 2 of 3) and the Zoning
Regulations and Development Standards (Sheet 3 of 3). These sheets detail principal,
conditional, and accessory uses within each land use category within the PD Overlay District,
listed specifically. The proposed uses include all of the uses within the Development Node
District, plus the following uses were added:
-Accessory Dwelling Units
-Home based businesses
-Call Centers
-Data storage
-RV Park
-Season sales, including fireworks, Christmas trees, etc.
-Cemetery
-Private utilities, mainlines, and substations
-Telecommunication towers
1101 Bannock Street

303.892.1166
Standards for principal and accessory uses within each land use category are included on Sheet 3 of
3.
Proposed Phasing: Phasing of development build-out for Severance Business Park will begin with
roads and utilities on the south edge of the property with primary and secondary access from CR 74.
The first parcel planned for development is Parcel W, the natural gas processing facility site. The
natural gas processing facility is planned to be constructed in two phases. Phase one of the gas
processing facility is scheduled to begin early 2016, with the second scheduled to begin as early as
2017.
The remainder of the property will be developed in phases that correspond to market demands.
Phasing will extend roads and other infrastructure in conjunction with each phase as it is required.
SERVICE PLAN
SEVERANCE ENERGY PARK METROPOLITAN DISTRICT
NOS. 1 -8
TOWN OF SEVERANCE, COLORADO
Prepared
by
WHITE BEAR ANKELE TANAKA & WALDRON
Professional Corporation
2154 E. Commons Ave, Suite 2000
Centennial, CO 80122
(303) 858-1800
September 14, 2015
0374.0003; 681269
TABLE OF CONTENTS
I.
INTRODUCTION............................................................................................................. 1
A.
Purpose and Intent................................................................................................... 1
B.
Need for the Districts. ............................................................................................. 1
C.
Objective of the Town Regarding Districts Service Plan. ...................................... 2
II.
DEFINITIONS .................................................................................................................. 2
III.
BOUNDARIES .................................................................................................................. 4
IV.
PROPOSED LAND USE/POPULATION PROJECTIONS/ASSESSED

VALUATION .................................................................................................................... 4
V.
DESCRIPTION OF PROPOSED POWERS, IMPROVEMENTS AND

SERVICES......................................................................................................................... 5
A.
Powers of the Districts and Service Plan Amendment. .......................................... 5
1.
Specific Powers5
2.
Operations and Maintenance Limitation ..................................................... 5
3.
Construction Standards Limitation ............................................................. 5
4.
Privately Placed Debt Limitation ................................................................ 6
5.
Inclusion Limitation .................................................................................... 6
6.
Total Debt Issuance Limitation ................................................................... 6
7.
Monies from Other Governmental Sources ................................................ 6
8.
Bankruptcy Limitation ................................................................................ 6
9.
Service Plan Amendment Requirement ...................................................... 7
B.
Preliminary Engineering Survey. ............................................................................ 7
VI.
FINANCIAL PLAN .......................................................................................................... 7

A.
General. ................................................................................................................... 7
B.
Maximum Voted Interest Rate and Maximum Underwriting Discount. ................ 8
C.
Maximum Debt Mill Levy ...................................................................................... 8
D.
Debt Repayment Sources ........................................................................................ 8
E.
Security for Debt. .................................................................................................... 9
F.
TABOR Compliance. .............................................................................................. 9
G.
Districts Operating Costs. ....................................................................................... 9
VII.
ANNUAL REPORT .......................................................................................................... 9

A.
General .....................................................................................................................9
B.
Reporting of Significant Events ...............................................................................9
VIII.
DISSOLUTION ............................................................................................................... 10
IX.
DISCLOSURE TO PURCHASERS.............................................................................. 11
X.
INTERGOVERNMENTAL AGREEMENTS ............................................................. 11
0374.0003; 681269
XI.
CONCLUSION ............................................................................................................... 11
0374.0003; 681269
ii
LIST OF EXHIBITS
EXHIBIT A
Initial District Boundaries and Map
EXHIBIT B
Inclusion Area/Service Area Boundaries
0374.0003; 681269
iii
I.
INTRODUCTION
A.
Purpose and Intent.
The Districts are independent units of local government, separate and distinct
from the Town of Severance (the Town), and, except as may otherwise be provided for by
State or local law or this Service Plan, their activities are subject to review by the Town if they
deviate in a material way from the requirements of the Service Plan. It is intended that the
Districts will provide a part or all of various Public Improvements necessary and appropriate for
the development of a project within the Town to be known as Severance Business Park
(hereafter defined as the Project). The Public Improvements will be constructed for the use
and benefit of all anticipated inhabitants and taxpayers of the Districts and the general public,
subject to such policies, rules and regulations as may be permitted under applicable law. A
primary purpose of the Districts will be to finance the construction of these Public
Improvements. The Districts would also be authorized to provide ongoing operations and
maintenance services to the extent the Public Improvements are not accepted by other
governmental entities for operations and maintenance.
District No. 1 is proposed to be the Coordinating District, and is expected to
coordinate the financing, construction and maintenance of all Public Improvements. District
Nos. 2-8 are proposed to be the Financing Districts which are expected to include all or
substantially all of the future development comprising the Project and provide the revenue to
support the District Activities. To the extent appropriate and in accordance with applicable law,
the Coordinating District is expected to enter into all contracts for District Activities, to establish
the annual budgets for the Districts, to own any real property, easements or Public Improvements
that are not dedicated to the Town or other governmental entity, and otherwise to undertake the
District Activities for the common benefit of the property included within the Districts under this
Service Plan. The Boards of Directors of the Districts will be comprised initially of appointees
of the developer of the Project. The Board of Directors of the Coordinating District is expected
to be comprised of developer appointees. The Boards of Directors of the Financing Districts
may transition to membership comprised of future property owners who elect to run for Board
positions in the future. The Districts, including the Coordinating District, are subject to
dissolution as described in Section VIII of this Service Plan.
The Coordinating District will be permitted to provide public service and facilities
throughout the Districts pursuant to this Service Plan. Property within the Service Area may be
included within any District, and any District may individually issue Debt, subject to the
limitations in this Service Plan.
B.
Need for the Districts.
There are currently no other governmental entities located in the immediate

vicinity of the Districts that have the means or desire to undertake the 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.
0374.0003; 681269
C.
Objective of the Town Regarding Districts Service Plan.
One of the Towns objectives in approving the Service Plan for the Districts 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. All Debt is expected to be repaid by taxes imposed and collected at a tax mill
levy no higher than the Maximum Debt Mill Levy, and other legally available revenues,
including but not limited to Fees. Debt which is issued within these parameters, as further
described in the Financial Plan, will insulate property owners from excessive tax burdens to
support the servicing of the Debt and will result in a timely and reasonable discharge of the Debt.
A further objective of the Town is to authorize the Districts to undertake
operations and maintenance functions for Public Improvements that are not dedicated to the
Town or to another appropriate governmental entity to perform such functions.
It is the intent of the Districts to dissolve upon payment or defeasance of all Debt
incurred, except where continuing operations or maintenance functions exist.
The Districts shall also be authorized to finance the District Activities that can be
funded from Debt to be repaid from tax revenues collected from a mill levy which shall not
exceed the Maximum Debt Mill Levy, and other legally available revenues, including but not
limited to Fees.
II.
DEFINITIONS
In this Service Plan, the following terms shall have the meanings indicated below, unless
the context hereof clearly requires otherwise:
Boards: means the Boards of directors of the Districts.
Bond, Bonds or Debt: means bonds or other obligations for the payment of which any
District has promised to impose an ad valorem property tax mill levy without making
such promise subject to annual appropriation. Excluded from this definition are
intergovernmental agreements between one or more of the Districts, and any agreement
by which one or more of the Districts pledges revenue to payment of Debt issued by any
other District or Districts.
District No. 1: means Severance Energy Park Metropolitan District No. 1
0374.0003; 681269

Districts: means the Severance Energy Park Metropolitan District Nos. 1-8.
District Activities: means any and all services, functions, and powers that special districts
organized under the Special District Act may provide, perform or exercise, including
provision of the Public Improvements, as more fully set forth in Section V hereof.
District Boundaries: means the territory legally included within the taxing boundaries of
the Districts collectively.
External Financial Advisor: means a consultant that: (i) advises 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; (ii) shall be an underwriter, investment banker, or individual listed as a public
finance advisor in the Bond Buyers Municipal Market Place; and (iii) is not an officer or
employee of the Districts.
Financial Plan: means the Financial Plan described in Section VI, below, which
describes: (i) how the Public Improvements are to be financed; (ii) how the Debt is
expected to be incurred; and (iii) the estimated operating revenue derived from property
taxes for the first budget year.
Inclusion Area Boundaries: means the boundaries of the area described in the Inclusion
Area Boundary Map.
Inclusion Area Boundary Map: means the map attached hereto as Exhibit B, describing
the property proposed for inclusion within the Districts in the future.
Initial District Boundaries: means the boundaries of the area described in the Initial
District Boundary Map.
Initial District Boundary Map: means the map attached hereto as Exhibit A, describing
the Districts initial boundaries.
Maximum Debt Mill Levy: means the maximum mill levy any individual District is
permitted to impose for payment of Debt as set forth in Section VI.C below.
Project: means the development or property commonly referred to as Severance Business
Park.
Public Improvements: means those improvements permitted under the Special District
Act.
0374.0003; 681269
Service Area: means the area within the Initial District Boundaries, the Inclusion Area
Boundaries, and the territory up to five miles outside of the Inclusion Area Boundaries.
Service Plan: means this service plan for the Districts approved by Town Board of
Trustees.
Service Plan Amendment: means an amendment to the Service Plan approved by the
Town Board of Trustees in accordance with applicable State law.
Special District Act: means Section 32-1-101, et seq., of the Colorado Revised Statutes,
as amended from time to time.
State: means the State of Colorado.
TABOR: means Article X Section 20 of the Colorado Constitution.
Town: means the Town of Severance, Colorado.
Town Code: means the Town Code of the Town of Severance, Colorado.
Town Board of Trustees: means the Board of Trustees of the Town of Severance,
Colorado.
III.
BOUNDARIES
The area of the Initial District Boundaries includes approximately 0.51 acres and the total
area of the Project is approximately 555.1 acres. A legal description and map of the Initial
District Boundaries is attached hereto as Exhibit A. A legal description and map of the
Inclusion Area Boundaries and Service Area is attached as Exhibit B. It is anticipated that the
Districts Boundaries may change from time to time as inclusions and exclusions occur pursuant
to Section 32-1-401, et seq., C.R.S., and Section 32-1-501, et seq., C.R.S., subject to the
limitations set forth in Article V below.
IV.
PROPOSED LAND USE/ASSESSED

VALUATION
The Project area consists of approximately 555.1 acres comprised of approximately 499
acres of commercial land and approximately 56.1 acres of residential land. The assessed
valuation of the Project area is assumed to be $0.00 for purposes of this Service Plan and, at
build out, is expected to be sufficient to reasonably discharge the Debt under the Financial Plan.
The population of the Districts at build-out is estimated to be approximately 530 persons.
Approval of this Service Plan by the Town assumes approval of the Project, but it does
not imply approval of the number of residential units or commercial acreage of the Project.
0374.0003; 681269
V.
DESCRIPTION OF PROPOSED POWERS, IMPROVEMENTS AND SERVICES

A.
Powers of the Districts and Service Plan Amendment.
The Districts shall have the power and authority to provide the District Activities
within and without the boundaries of the Districts as such power and authority is described in the
Special District Act, and other applicable statutes, common law and the Constitution, subject to
the limitations set forth herein.
1.
Specific Powers. The Districts shall have the power to provide the
following types of facilities and associated services, all as authorized by the Special District Act:
a.
Street Improvements
b.
Safety Protection
c.
Parks and Recreation
d.
Water Services
e.
Sanitary Sewer
f.
Solid Waste Disposal
g.
Covenant Enforcement
h.
Security
i.
Mosquito Control
j.
Fire Protection
k.
Transportation
l.
Traffic and Safety Controls
m.
Television Relay and Translator Facilities
2.
Operations and Maintenance Limitation. The purpose of the Districts is to
plan for, design, acquire, construct, install, relocate, redevelop and finance the Public
Improvements. Certain Public Improvements may be designated for dedication to the Town or
other governmental entity in accordance with future development agreements or development
approvals. In such event, the Districts shall dedicate the designated Public Improvements to the
Town or other appropriate jurisdiction in a manner consistent with rules and regulations of the
Town and applicable provisions of the Town Code, or according to the particular development
agreement or approval. Notwithstanding the foregoing, the Districts shall operate and maintain
Public Improvements not dedicated to the Town or other appropriate governmental entity.
3.
Construction Standards Limitation. The Public Improvements shall be
designed and constructed in accordance with the standards and specifications of the Town and of
other governmental entities having proper jurisdiction, as applicable. The Districts will obtain
the Towns approval of civil engineering plans for any offsite Public Improvements and
applicable permits for construction and installation of all Public Improvements prior to
performing such work. To the extent that the Developer constructs any of the Public
Improvements in any phase of the Project, the terms of the Subdivision Improvement Agreement
pertaining to that phase of the Project shall govern the completion security, acceptance, and
warranty requirements for such Public Improvements.
0374.0003; 681269
4.
Privately Placed Debt Limitation. Prior to the issuance of any privately
placed Debt to the Project developer or its affiliated entities, the Districts shall obtain the
certification of an External Financial Advisor substantially as follows:
We are [I am] an External Financial Advisor within the meaning of
the Districts Service Plan. We [I] certify that (1) the net effective
interest rate (calculated as defined in Section 32-1-103(12), C.R.S.)
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 Districts.
5.
Inclusion Limitation. The Districts shall not include within their
boundaries any territory not annexed to the Town without the consent of the Town Board or its
designee. The Districts shall notify the Town of any boundary adjustments that occur via
inclusion or exclusion as part of the required Annual Report under Section VII.B hereof.
6.
Total Debt Issuance Limitation. The Districts shall not issue Debt in
excess of $60,000,000.
7.
Eminent Domain Limitation. The Districts shall be authorized to utilize
the power of eminent domain solely in connection with the construction of Public Improvements
required for the development of the Project. The Districts shall not be authorized to exercise the
power of eminent domain against any Town-owned property.
8.
Monies from Other Governmental Sources. The Districts shall not apply
for or accept Conservation Trust Funds, Great Outdoors Colorado Funds, or other funds
available from or through governmental or non-profit entities that the Town is eligible to apply
for (and has applied for), except pursuant to approval of the Town Manager. This Section shall
not apply to specific ownership taxes which shall be distributed to and a revenue source for the
Districts without any limitation.
9.
Bankruptcy Limitation. All of the limitations contained in this Service
Plan, including, but not limited to, those pertaining to the Maximum Debt Mill Levy have been
established under the authority of the Town to approve a Service Plan with conditions pursuant
to Section 32-1-204.5, C.R.S. It is expressly intended that such limitations:
a.
Shall not be subject to set-aside for any reason or by any court of
competent jurisdiction, absent a Service Plan Amendment; and
b.
Are, together with all other requirements of Colorado 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).
0374.0003; 681269
Any Debt, issued with a pledge or which results in a pledge, that exceeds
the Maximum Debt Mill Levy and the Maximum Debt Mill Levy Imposition Term, shall be
deemed a material modification of this Service Plan pursuant to Section 32-1-207, C.R.S. and
shall not be an authorized issuance of Debt unless and until such material modification has been
approved by the Town as part of a Service Plan Amendment.
10.
Overlapping Districts. To the extent that the Districts overlap any existing
special districts, as defined in the Special District Act, the Districts shall obtain any required
consent of such existing special districts pursuant to Section 32-1-107, C.R.S.
11.
Service Plan Amendment Requirement. This Service Plan has been
designed with sufficient flexibility to enable the Districts to provide required services and
facilities under evolving circumstances without the need for numerous amendments. Actions of
the Districts which violate the limitations set forth in Sections V.A.1-6 above or in Section VI.BF shall be deemed to be material modifications to this Service Plan and the Town shall be
entitled to all remedies available under State and local law to enjoin such actions of the Districts.
Nothing shall prohibit the Districts from issuing notices to the Town of potential actions that
might be considered material modifications, as permitted in Section 32-1-207(3)(b), C.R.S., and
any such actions that are made the subject of such notices shall not be considered material
modifications unless the Town objects as provided in said statutory section.
B.
Preliminary Engineering Survey.
The Districts shall have authority to provide for the planning, design, acquisition,
construction, installation, relocation, redevelopment, maintenance and financing of the Public
Improvements within and without the boundaries of the Districts. An estimate of the costs of the
Public Improvements which may be planned for, designed, acquired, constructed, installed,
relocated, redeveloped, maintained or financed was prepared based upon a preliminary
engineering survey and estimates derived from the zoning on the property in the Service Area
and is approximately $50,000,000.
All of the Public Improvements will be designed in such a way as to assure that
the Public Improvements standards will be compatible with those of the Town. All construction
cost estimates are based on the assumption that construction conforms to applicable local, State
or Federal requirements.
VI.
FINANCIAL PLAN
A.
General.
The Districts shall be authorized to provide conduct the District Activities from
any legally available revenue source or financing mechanism permitted under the Special District
Act. The Financial Plan for the Districts shall be to issue such Debt as the Districts can
reasonably pay from revenues derived from the Maximum Debt Mill Levy and other legally
available revenues. The total combined Debt that the Districts shall be permitted to issue shall
not exceed $60,000,000, which Debt shall be permitted to be issued on a schedule and in such
year or years as the Boards of Directors of the Districts determine shall meet the needs of the
Financial Plan referenced above and shall be phased to serve development as it occurs. All Debt
0374.0003; 681269
issued by the Districts may be payable from any and all legally available revenues of the
Districts, including but not limited to general ad valorem taxes to be imposed upon all taxable
property within the Districts. The Districts will also rely upon various other revenue sources
authorized by law to pay Debt and other District Activities. These will include but not be limited
to revenues from Fees. It is anticipated that the developer of the Project and/or other parties may
incur costs for Public Improvements, either in the form of direct payments for such costs, or by
means of advances to the Districts; these direct payments and/or advances shall be reimbursable
by the Districts from Debt, contractual reimbursement agreements and/or any legally available
revenue source.
B.
Maximum Voted Interest Rate and Maximum Underwriting Discount.
The interest rate on any Debt is expected to be the market rate at the time the Debt
is issued. The proposed maximum interest rate on any Debt may not exceed 12%. The proposed
maximum underwriting discount will be 3%. Debt, when issued, will comply with all relevant
requirements of this Service Plan, State law and Federal law as then applicable to the issuance of
public securities.
C.
Maximum Debt Mill Levy.
The Maximum Debt Mill Levy shall be the maximum mill levy a Districts is
permitted to impose upon the taxable property within such Districts for payment of Debt, and
shall be determined as follows:
1.
For the portion of Debt which exceeds 50% of the issuing Districts
assessed valuation, the Maximum Debt Mill Levy for such portion of Debt shall be 50 mills. If
there are changes in the method of calculating assessed valuation or any constitutionally
mandated or statutorily authorized tax credit, cut or abatement; the mill levy limitation applicable
to such Debt may be increased or decreased to reflect such changes, such increases or decreases
to be determined by the Boards in good faith (such determination to be binding and final) so that
to the extent possible, the actual tax revenues generated by the mill levy, as adjusted for changes
occurring after January 1, 2015, are neither diminished nor enhanced as a result of such changes.
For purposes of the foregoing, a change in the ratio of actual valuation shall be deemed to be a
change in the method of calculating assessed valuation.
2.
For the portion of any Debt which is equal to or less than 50% of the
issuing Districts assessed valuation, either on the date of issuance or at any time thereafter, the
mill levy to be imposed to repay such portion of Debt shall not be subject to the Maximum Debt
Mill Levy and, as a result, the mill levy may be such amount as is necessary to pay the Debt
service on such Debt, without limitation of rate.
3.
For the purposes of the calculations set forth in Paragraphs C.1. and C.2.
above, if Debt is issued by one District with a corresponding pledge of debt service tax revenues
by the other District, the debt-to-assessed valuation calculation shall be made by aggregating the
assessed valuation of the Districts making the tax pledge along with the issuing Districts
assessed valuation, and comparing this against the dollar amount of Debt being issued on such
basis by the issuing District.
0374.0003; 681269
4.
Once Debt has been determined to be within Section VII.C.2 above, so
that the issuing District is entitled to pledge to its payment an unlimited ad valorem mill levy, the
Districts may provide that such Debt shall remain secured by such unlimited mill levy,
notwithstanding any subsequent change in the Districts Debt to assessed ratio. All Debt issued
by the Districts must be issued in compliance with the requirements of Section 32-1-1101, C.R.S.
and all other requirements of State law.
To the extent that the Districts are composed of or subsequently organized into
one or more subdistricts as permitted under Section 32-1-1101, C.R.S., the term Districts as
used in this shall be deemed to refer to the Districts and to each such subdistrict separately, so
that each of the subdistricts shall be treated as a separate, independent district for purposes of the
application of this definition.
D.
Debt Repayment Sources.
The Districts may impose a mill levy on taxable property within its boundaries as
a source of revenue for repayment of Debt and for operations and maintenance. The Districts
may also rely upon various other revenue sources authorized by law, and upon grants, donations
or advances from public or private parties. At the Districts discretion, these may include the
power to impose Fees. In no event shall the debt service mill levy in the Districts exceed the
Maximum Debt Mill Levy.
E.
Security for Debt.
The Districts shall not pledge any revenue or property of the Town 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 Town of payment of any of the Districts obligations; nor shall
anything in the Service Plan be construed so as to create any responsibility or liability on the part
of the Town in the event of default by the Districts in the payment of any such obligation.
F.
TABOR Compliance.
The Districts will comply with the provisions of TABOR. In the discretion of the
Boards of Directors of the Districts, the Districts may set up other qualifying entities to manage,
fund, construct and operate facilities, services, and programs.
G.
District 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 included within the estimated cost of the Public Improvements set forth in
Section VI.A, which amounts will be eligible for reimbursement from the proceeds of Debt or
other revenues.
The first years operating budget is estimated to be $100,000 which is anticipated
to be derived from property taxes and other revenues (including developer advances or other
payments). The first years operating budget is an estimate only, and variations from this
estimate shall not be considered a material modification of this Service Plan.
0374.0003; 681269
The Maximum Debt Mill Levy for the repayment of Debt shall not apply to the
Districts ability to increase their mill levy as necessary for provision of operation and
maintenance services.
VII.
ANNUAL REPORT
A.
General.
The Districts shall be responsible for submitting an annual report to the Town
Manager no later than September 1st of each year following the year in which the Order and
Decree creating the Districts has been issued.
B.
Reporting of Significant Events.

The annual report shall include information as to any of the following:
1.
Boundary changes made to any Districts boundary as of December 31 of
the prior year.

2.
Intergovernmental agreements with other governmental entities entered
into as of December 31 of the prior year.
3.
A list of all facilities and improvements constructed by the Districts that
have been dedicated to and accepted by the Town as of December 31 of the prior year.
4.
The assessed valuation of the Districts for the current year.
5.
Current year budget including a description of the Public Improvements to
be constructed in such year.
6.
Audit of the Districts financial statements, for the year ending December
31 of the previous year, prepared in accordance with generally accepted accounting principles or
audit exemption, if required by law.
7.
Notice of any uncured events of default by any Districts under any Debt
instrument, which continue beyond a ninety (90) day period.
VIII.
DISSOLUTION
Upon an independent determination of the Town Board of Trustees that the purposes for
which the Districts were created have been accomplished, the Districts agrees to file petitions in
the appropriate Districts Court for dissolution, pursuant to the applicable State statutes. In no
event shall a dissolution occur until the Districts have provided for the payment or discharge of
all of their outstanding indebtedness and other financial obligations as required pursuant to the
Special District Act.
0374.0003; 681269
10
IX.
DISCLOSURE TO PURCHASERS
The Districts will use reasonable efforts to assure that all developers of the property
located within the Districts provide written notice to all purchasers of property in the Districts
regarding the Maximum Debt Mill Levy, as well as a general description of the Districts
authority to impose and collect rates, fees, tolls and charges.
X.
INTERGOVERNMENTAL AGREEMENTS
The Districts shall be authorized to enter into one or more intergovernmental agreements
as may be necessary or appropriate to execute their functions.
XI.
CONCLUSION
It is submitted that this Service Plan for the Districts, as required by Section 32-1-203(2),
C.R.S. establishes that:
1.
There is sufficient existing and projected need for organized service in the area to
be serviced by the Districts;
2.
The existing service in the 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
area within its proposed boundaries; and
4.
The area to be included in the Districts does have, and will have, the financial
ability to discharge the proposed indebtedness on a reasonable basis.
0374.0003; 681269
11
EXHIBIT A
Legal Description and Map of Initial District Boundaries
EXHIBIT B
Legal Description and Map of Inclusion Area/Service Area Boundaries
*Service Area includes the Inclusion Area boundaries described in the attached legal description
and the territory up to five miles outside the described Inclusion Area.

Planned Development Overlay District
and Final PD Development Plan
LEGAL DESCRIPTION
OWNER'S APPROVAL AND DEDICATION
PARCEL 1
A PARCEL OF LAND CONSISTING OF THE FOLLOWING:
IN WITNESS WHEREOF, WE HAVE HEREUNTO SET OUR HANDS AND SEALS THIS THE _______ DAY OF ________ , 20__.
LOT B, RECORDED EXEMPTION NUMBER 0705-36-1-RE1953, RECORDED JANUARY 20, 1997 AT RECEPTION NUMBER 2530008;
OWNER: 7N, LLC
LOT B, RECORDED EXEMPTION NUMBER 0707-31-3-RE1646, RECORDED MAY 8, 1995 AT RECEPTION NUMBER 2437395, EXCEPTING THEREFROM THE
RIGHT OF WAY OF THE GREAT WESTERN RAILWAY COMPANY DESCRIBED IN DEEDS RECORDED APRIL 7, 1905 IN BOOK 228, PAGE 54, AND JULY 22,
1905 IN BOOK 228, Page 267, AND MAY 22, 1905 IN BOOK 221, PAGE 47.
______________________________________________________
BY: _______________, TITLE
PARCEL 2
A PARCEL OF LAND CONSISTING OF THE FOLLOWING:
NOTARIAL CERTIFICATE
LOT B OF RECORDED EXEMPTION NUMBER 0705-36-2-RE3740, RECORDED MAY 5, 2004 AT RECEPTION NUMBER 3177429;
STATE OF __________________
LOT B OF RECORDED EXEMPTION NUMBER 0705-36-2-RE4028, RECORDED MAY 2, 2005 AT RECEPTION NUMBER 3282319;
COUNTY OF _________________
EXCEPTING FROM BOTH OF THE ABOVE PARCELS LAND DESCRIBED IN DEED RECORDED JUNE 1, 2015 AT RECEPTION NUMBER 4111333;
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME BY DAVE COCOLIN, AS MANAGER OF BABCOCK LAND CORP, A COLORADO
CORPORATION, THIS _______ DAY OF , 20__.
ALL THAT PORTION OF LOT B, RECORDED EXEMPTION NUMBER 0705-36-1-RE3270, RECORDED APRIL 23, 2002 AT RECEPTION NUMBER 2945304
BEING DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SECTION 36, TOWNSHIP 7 NORTH, RANGE 67 WEST AND ASSUMING THE WEST LINE OF THE
MY COMMISSION EXPIRES: ________
DISTANCE OF 1451.58 FEET TO THE CENTERLINE OF THE EATON CANAL AND THE POINT OF BEGINNING; THE NEXT SEVEN (7) COURSES ARE
ALONG THE CENTERLINE OF THE EATON CANAL:
______________________________________________________
NOTARY PUBLIC
1.
2.
3.
4.
5.
VICINITY MAP
SHEET INDEX
NOT TO SCALE
COVER SHEET
PD PLAN
ZONING REGULATIONS AND
DEVELOPMENT STANDARDS
1
2
3
NORTH WELD COUNTY WATER DISTRICT

REVIEWED THIS THE _______ DAY OF ________ , 20__.
SURVEYOR'S STATEMENT
I CERTIFY THAT THIS PLAT ACCURATELY REPRESENTS THE RESULTS OF A SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION.
______________________________________________________
WINDSOR-SEVERANCE FIRE PROTECTION DISTRICT
6.
7.
OF LAND QUIT CLAIMED TO THE GREAT WESTERN TRAIL AUTHORITY IN A DEED RECORDED NOVEMBER 14, 2006 AS RECEPTION NUMBER 3434659
______________________________________________________
ON BEHALF OF _______________________
_____________________________________
COLORADO REGISTERED PROFESSIONAL
LAND SURVEYOR NO. ________
______________________________________________________
WINDSOR-SEVERANCE FIRE PROTECTION DISTRICT
MAYOR'S CERTIFICATE
SAID SECTION 36 A DISTANCE OF 1178.04 FEET TO THE SOUTH BANK OF THE EATON CANAL AND THE POINT OF BEGINNING.
TOWN ENGINEER'S REVIEW

THIS IS TO CERTIFY THAT THIS PD OVERLY DISTRICT AND FINAL PD DEVELOPMENT PLAN WAS APPROVED BY RESOLUTION NO. ______ OF THE
TOWN OF SEVERANCE, COUNTY OF WELD, STATE OF COLORADO ADOPTED ON THE __ DAY OF _____ , 20 __ , A.O. AND THAT THE TERRITORY
THEREIN DESIGNATED MADE A PART OF SAID TOWN OF SEVERANCE AND INCLUDED WITHIN THE LIMITS AND JURISDICTION THEREOF
SEVERANCE.
ENGINEER:
______________________________________________________
TOWN ENGINEER
___________________________________________
MAYOR
PLANNING COMMISSION APPROVAL
NOTICE OF OTHER DOCUMENTS
APPROVED THIS THE _______ DAY OF ________ , 20__.
ALL PERSONS TAKE NOTICE THAT CERTAIN DOCUMENTS HAVE BEEN EXECUTED PERTAINING TO THIS DEVELOPMENT, WHICH CREATE
CERTAIN RIGHTS AND OBLIGATIONS OF THE DEVELOPMENT, THE DEVELOPER AND/OR SUBSEQUENT OWNERS OF ALL OR PORTIONS OF THE
DEVELOPMENT SITE, MANY OF WHICH OBLIGATIONS CONSTITUTE PROMISES AND COVENANTS THAT RUN WITH THE LAND. THESE DOCUMENTS
ARE OF RECORD AND ARE ON FILE WITH THE TOWN OF SEVERANCE AND SHOULD BE CLOSELY EXAMINED BY ALL PERSONS INTERESTED IN
PURCHASING ANY PORTION OF THE DEVELOPMENT SITE.
______________________________________________________
CHAIRMAN, SEVERANCE PLANNING COMMISSION
______________________________________________________
TOWN CLERK
OWNER:
TOWN PLANNER'S REVIEW
BASIS OF BEARING
CONSIDERING THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 36 AS BEARING

FEET, BEING
MONUMENTED ON THE WEST END BY A 3 1/4" ALUMINUM CAP PLS# 10855 AND ON THE EAST BY A 3 1/4" ALUMINUM CAP WITH ILLEGIBLE
MARKINGS SET IN A RANGE BOX, AND CONSIDERING ALL BEARINGS HEREIN RELATIVE THERETO.
______________________________________________________
TOWN PLANNER
7N, LLC
370 17TH ST, SUITE 5300
DENVER, CO 80202
(720) 557-8300
DATE:
09/14/2015
SHEET TITLE:
COVER SHEET
SHEET NUMBER:
1 of 3
GENERAL NOTES
NON-BUILDABLE OIL/GAS
SETBACK AREA (UNTIL
WELL IS VACATED)
SETBACK AREA (UNTIL
WELL IS VACATED, TYP.)
1.
THE PROPOSED ROAD ALIGNMENTS ARE CONCEPTUAL IN NATURE AND SUBJECT TO CHANGE.
2.
THE FINAL SIZE, SHAPE, LOCATION AND PROGRAMMING OF OPEN SPACE IS SUBJECT TO
CHANGE AND WILL BE DETERMINED AT TIME OF FINAL PLAT.
3.
THE SEVERANCE BUSINESS PARK PD PLAN ILLUSTRATES PROPOSED LAND USES AND SITE
DATA. LAND ACRES ARE APPROXIMATE. THE PLAN IS INTENDED TO ALLOW FOR CHANGES AND
REFINEMENT DURING THE FINAL PLATTING PROCESS. PLANNING AREA ACREAGE MAY
CHANGE BY UP TO 20% WITHOUT REQUIRING A REVISION TO THE PD OVERLAY .
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 ESTABLISHED AT THE TIME OF FINAL PLATS. SOME ACCESS
POINTS MAY BE REMOVED AND OTHERS MAY BE ADDED. INTERSECTION AND ROADWAY
DESIGN WILL BE CONSISTENT WITH THE SEVERANCE BUSINESS PARK PD OVERLAY OR OTHER
APPLICABLE TOWN STANDARDS.
5.
CLASSIFICATION OF ALL ROADS INTERNAL TO THIS PD OVERLAY PLAN WILL BE DETERMINED

DURING THE PLATTING OF THE PROPERTY, BASED ON TRAFFIC STUDIES, AS APPROPRIATE.
6.
WELL SETBACKS ARE CONCEPTUAL AND WILL BE VERIFIED AT THE TIME OF FINAL PLAT
AND/OR SITE PLAN.
7.
THE BOUNDARIES AND/OR LOCATION OF OPEN SPACE USE AREAS DEPICTED ON THE PLAN
MAY BE CHANGED OR ADJUSTED, AND SHALL BE CONSIDERED A MINOR AMENDMENT TO THE
PD OVERLAY PLAN TO BE APPROVED ADMINISTRATIVELY, AS LONG AS THE TOTAL COMBINED
OPEN SPACE ACREAGE IN THE OVERALL PD OVERLAY AREA IS NOT REDUCED AND VITAL
OPEN SPACE CORRIDORS AND LINKAGES ARE NOT ELIMINATED.
8.
KEY BUFFER AREAS GENERALLY INCLUDE BUT ARE NOT LIMITED TO POSSIBLE HORIZONTAL
AND/OR VERTICAL SEPARATION, LANDSCAPED AREAS, SCREENING, BUFFERING,
ARCHITECTURAL ENHANCEMENTS, ROADWAYS, AND ADDITIONAL OPEN SPACE.
9.
INCREASE IN BUILDABLE AREA REFERS TO THE PORTIONS OF PLANNING AREAS WHICH WILL
BECOME BUILDABLE WHEN NEARBY WELLS AND THEIR ASSOCIATED SETBACKS ARE
REMOVED.
INTERIM
BUFFER AREA
LEGEND
PROPERTY LINE
PARCEL BOUNDARY
WELL SITE BUFFER
RIGHT OF WAY (ROW)
SETBACK AREA (UNTIL
WELL IS VACATED, TYP.)
LAND USE CHART (INITIAL PLANNING AREAS)

LAND USE
ROAD CENTERLINE
EXISTING EASEMENT
ACRES
COMMERCIAL MIXED USE
54.4
RESIDENTIAL
145.7
INDUSTRIAL
62.6
HEAVY INDUSTRIAL
104.2
OPEN SPACE (1)
145.2
R.O.W.
34.9
TOTAL AREA:
547.0
PROPOSED EASEMENT
ENGINEER:
KEY BUFFER AREA

FUTURE INCREASE IN
BUILDABLE AREA
LAND USE CHART (FUTURE PLANNING AREAS)

NEW PLANNING AREAS
ACRES
LAND USE
M1
4.7
RESIDENTIAL
L1
19.2
RESIDENTIAL
Q1
2.2
COMMERCIAL MIXED-USE
S1
2.7
INDUSTRIAL
S2
U1
7.1
COMMERCIAL MIXED-USE
2.3
HEAVY INDUSTRIAL
TOTAL FUTURE PLANNING AREA ACREAGE:
OWNER:
INTERIM
BUFFER AREA
7N, LLC
370 17TH ST, SUITE 5300
DENVER, CO 80202
(720) 557-8300
38.2 (2)
DATE:
09/14/2015
INCREASE IN BUILDABLE AREA CHART

HATCHED AREAS ON PLAN
PLANNING AREAS
INCREASE IN
BUILDABLE CHANGE (AC.)

2.58
FORMER BUILDABLE
AREA (AC.)
SETBACK AREA (UNTIL
WELL IS VACATED)
TOTAL FUTURE
BUILDABLE AREA (AC.)
2.94
5.52
3.57
9.0
12.57
0.7
4.0
4.7
M
N
3.08
6.15
9.23
0.63
6.95
7.58
0.6
6.0
6.6
4.14
11.7
15.84
LAND USE CHART NOTES
1.34
10.1
11.44
1.
INCLUDES ACREAGE OF FUTURE PLANNING AREAS.
4.9
7.5
12.4
2.
ACREAGE OF FUTURE PLANNING AREAS INCLUDED IN OPEN SPACE WITHIN LAND USE CHART (INITIAL PLANNING AREAS).
7.8
24.0
31.8
3.
1.7
64.4
66.1
A MAXIMUM OF 624 TOTAL RESIDENTIAL UNITS MAY BE LOCATED IN PLANNING AREAS A, B, C, L, L1, M, M1, AND N AT A MAXIMUM
DENSITY OF 4 DU/AC AND A MINIMUM DENSITY OF 2 DU/AC. IF PLANNING AREAS D, Q, AND/OR Q1 DEVELOP AS RESIDENTIAL USES,
THEIR MAXIMUM RESIDENTIAL DENSITY SHALL BE 4 DU/AC. ADDITIONAL RESIDENTIAL USES ARE ALSO PERMITTED IN THE
COMMERCIAL MIXED USE PLANNING AREAS, PER THE STANDARDS ESTABLISHED IN THE LAND USE MATRIX ON SHEET 3 OF 3 IN THIS
PD OVERLAY DOCUMENT.
TOTAL BUILDABLE
AREA INCREASE:
31.04
SHEET TITLE:
FINAL PD
DEVELOPMENT PLAN
SHEET NUMBER:
2 of 3
PD OVERLAY ZONING REGULATIONS FOR SEVERANCE BUSINESS PARK
EXHIBIT 1: LAND USE MATRIX
SECTION 1: GENERAL PROVISIONS
TABLE 1
1.1 APPLICABILITY
THE SEVERANCE BUSINESS PARK PD OVERLAY PLAN AND ZONING
REGULATIONS SHALL RUN WITH AND BIND ALL LANDOWNERS OF RECORD, THEIR SUCCESSORS,
HEIRS, OR ASSIGNS OF THE LAND AS APPROVED BY THE SEVERANCE TOWN BOARD.
1.2 MAXIMUM LEVEL OF DEVELOPMENT THE TOTAL FAR, DENSITY AND/OR NUMBER OF RESIDENTIAL
DWELLING UNITS APPROVED FOR DEVELOPMENT WITHIN THE ESTABLISHED PLANNING AREAS IS THE
MAXIMUM ALLOWED FOR PLATTING AND DEVELOPMENT. THE ACTUAL NUMBER OF SQUARE FEET,
DENSITY AND RESIDENTIAL DWELLINGS WILL BE DETERMINED AT THE FINAL PLAT AND SITE PLAN
STAGE OF REVIEW BASED UPON SITE OPPORTUNITIES/CONSTRAINTS, UTILITY AND STREET CAPACITY,
COMPATIBILITY WITH SURROUNDING LAND USES, AND OTHER RELEVANT FACTORS.
1.3 RELATIONSHIP TO TOWN REGULATIONS THE PROVISIONS OF THESE PD OVERLAY ZONING
REGULATIONS SHALL PREVAIL AND GOVERN DEVELOPMENT OF THE SEVERANCE BUSINESS PARK PD
OVERLAY PROPERTY TO THE EXTENT PROVIDED BY ARTICLE 6 - ZONING DISTRICTS (DEVELOPMENT
NODES DISTRICT) OF THE SEVERANCE MUNICIPAL CODE. WITH THE EXCEPTION OF THE REGULATIONS
AND REQUIREMENTS INCLUDED IN THIS PD OVERLAY, ALL TOWN ORDINANCES AND REGULATIONS, AS
THE SAME ARE AMENDED FROM TIME TO TIME, SHALL APPLY TO AND BE ENFORCEABLE IN A PD
OVERLAY.
SEVERANCE BUSINESS PARK PD OVERLAY - DEVELOPMENT STANDARDS
STANDARD
RESIDENTIAL
NON-RES.
SINGLE-
SINGLE-
COMMERCIAL/
FAMILY
FAMILY
OFFICE/RETAIL/
INDUSTRIAL
HEAVY INDUSTRIAL
DETACHED ATTACHED
MULTI-FAMILY
MINIMUM LOT AREA (SQ. FT.)
5,000
N/A
N/A
N/A
N/A
MINIMUM SETBACKS:
(1)
(1)
(1)
(1)
(1)
(1)
FRONT TO GARAGE DOOR (2)(3)(4)(5) 20'
20'
20'
20'
20'
20'
FRONT TO BUILDING
REAR
SIDE INTERIOR LOT
SIDE TO STREET
1,600
OTHER USES
(3)(4)(5)
10'
10'
20'
25'
50'
50'
(3)(4)(6)(7)(9)
10'
10'
25'(5' REAR-LOAD)25'
30'
30'
30'
(3)(6)(11)
5'
5'
10'
10'
20'
20'
15'
15'
20'
20'
20'
25'
10'
10'
20'
10'
10'
10'
35'
45'
45'
50'
50'
50'
N/A
N/A
N/A
N/A
N/A
N/A
(3)(4)(5)(6)
BUILDING SEPARATION
MAX. BUILDING HEIGHT
MAX. BLDG. LOT COVERAGE
(8)
(10)
SECTION 2: DEVELOPMENT STANDARDS

2.1 OVERALL PROJECT STANDARDS. WHERE NOT ADDRESSED BY THIS PD OVERLAY OR THE
APPROVED SEVERANCE BUSINESS PARK CONCEPT PLAN, THE STANDARD ZONING REQUIREMENTS OF
THE TOWN OF SEVERANCE ZONING ORDINANCE INCLUDING OFF-STREET PARKING, LANDSCAPING,
SITE DEVELOPMENT, ACCESSORY AND TEMPORARY USES, AND USE BY SPECIAL REVIEW AND
VARIANCE PROCESS SHALL APPLY TO THIS PD OVERLAY AREA, EXCEPT AS MODIFIED BY THE
FOLLOWING:
NOTES:
1.
5.2 EXTERIOR LIGHTING, SIGNS, LANDSCAPING, PARKING STANDARDS. REFER TO THE APPROVED
SEVERANCE BUSINESS PARK CONCEPT PLAN AND/OR TOWN OF SEVERANCE STANDARDS.
SEVERANCE BUSINESS PARK CONCEPT PLAN STANDARDS SHALL PREVAIL WHEN THERE ARE
CONFLICTS WITH TOWN STANDARDS.
SECTION 3: CONTROL PROVISIONS
3.1ROAD ALIMENTS. THE PD OVERLAY PLAN IS INTENDED TO DEPICT GENERAL LOCATIONS OF LAND
USE BOUNDARIES, PRIMARY ROADWAYS, ACCESS POINTS AND TRAIL CORRIDORS. RECOGNIZING
THAT FINAL ROAD ALIGNMENTS ARE SUBJECT TO ENGINEERING STUDIES, FINAL ROAD ALIGNMENTS
AND ADJUSTMENTS ARE EXPECTED, AND CAN BE ACCOMPLISHED BY THE DEVELOPER THROUGH THE
PLATTING / SITE PLANNING PROCESS WITHOUT ANY AMENDMENT TO THIS ORDINANCE OR TO THE
PLAN ITSELF.
SECTION 4: SITE DEVELOPMENT PLANS / FINAL PLATS
4.1 SUBMISSION OF SITE PLANS AND FINAL PLATS AND ADDITIONAL INFORMATION. FOLLOWING
APPROVAL OF THE PD OVERLAY, THE PROPERTY OWNERS SHALL SUBMIT SITE PLANS AND FINAL
PLATS FOR ALL OR ANY PORTION OR PORTIONS OF THE PROPERTY AS ARE THEN READY FOR
DEVELOPMENT. NO BUILDING PERMIT WILL BE ISSUED UNTIL A SITE PLAN AND FINAL PLAT HAVE BEEN
APPROVED FOR THE PROPERTY OR A PORTION OF THE PROPERTY BY THE TOWN BOARD AND DULY
RECORDED.
2.
THE GARAGE DOOR FACE FOR THE LOT SHALL BE AT LEAST 20' FROM THE BACK OF THE
PUBLIC SIDEWALK. NON GARAGE DOOR FACE CAN HAVE A MINIMUM 15' SETBACK.
3.
BAY WINDOWS, CANTILEVERS, SOLAR PANELS, MECHANICAL EQUIPMENT, LIGHT FIXTURES

AND OTHER SIMILAR ARCHITECTURAL FEATURES ARE ALLOWED TO EXTEND OUTWARD
FROM THE PRINCIPAL STRUCTURE IN FRONT, SIDE AND REAR YARDS UP TO 2'. IN NO
INSTANCE MAY AN ENCROACHMENT CROSS THE PROPERTY LINE.
4.
SECTION 5: TRANSITIONAL USE

AFTER APPROVAL OF THE PD OVERLAY INCORPORATED AS PART OF THIS PROCESS TO AMEND THE
TOWN OF SEVERANCE ZONING DISTRICT MAP, ANY PORTION OF THE SEVERANCE BUSINESS PARK PD
OVERLAY AREA WHICH DOES NOT HAVE AN APPROVED FINAL PLAT AND/OR SITE PLAN WITH AN
ISSUED BUILDING PERMIT MAY BE USED FOR AGRICULTURAL PURPOSES. THESE USES MAY CONTINUE
UNTIL A FINAL PLAT AND/OR SITE PLAN FOR SUCH PROPERTY IS APPROVED OR UNTIL SUCH A TIME
THAT THE TOWN BOARD DETERMINES THAT THE PROXIMITY OF THESE USES TO DEVELOPED AREAS
PROVIDES A NEGATIVE IMPACT TO THE HEALTH, SAFETY OR WELFARE OF RESIDENTS/OWNERS OF
SUCH DEVELOPED AREAS.
AS PERMITTED USES (AND USES THAT REQUIRE ADDITIONAL REVIEW BY THE TOWN) ARE
BEING LOCATED IN THE SEVERANCE BUSINESS PARK, THE REQUIRED MINIMUM SETBACKS
AND OTHER LAND DEVELOPMENT STANDARDS INCLUDED IN THIS PD OVERLAY
ADEQUATELY SERVE THE PURPOSES OF IMPLEMENTING THE APPROPRIATE LEVEL OF
BUFFERING/SCREENING FOR MOST USES, ESPECIALLY THE FIRST USE IMPLEMENTED. IN
ORDER TO PROVIDE MAXIMUM FLEXIBILITY FOR INNOVATIVE DESIGN IN THE
NON-RESIDENTIAL LAND USE CATEGORIES, DEVELOPMENT OF ANY ADDITIONAL CRITERIA
FOR ANY INCREASED BUILDING SETBACKS OR THE APPROPRIATE LEVEL OF
BUFFERING/SCREENING FOR ANY PERMITTED USES (AND USES THAT REQUIRE ADDITIONAL
REVIEW BY THE TOWN) THAT ARE IMPLEMENTED IMMEDIATELY ADJACENT TO A FIRST USE
WILL BE RESERVED UNTIL THE PRESENTATION OF SITE PLANS AND/OR FINAL PLATS FOR
USES THAT FOLLOW A FIRST USE SITE, PROVIDED THAT NO SUCH SITE PLANS AND/OR
FINAL PLATS WILL BE PRESENTED FOR CONSIDERATION OR APPROVED THAT DOES NOT
CONTAIN SPECIFIC CRITERIA FOR THE ESTABLISHMENT OF MINIMUM SETBACKS. FOR
PURPOSES OF THIS DOCUMENT, A FIRST USE IS DEFINED AS HAVING A SITE PLAN AND/OR
FINAL PLAT APPROVED OR A USE THAT IS ALREADY CONSTRUCTED PRIOR TO A SECOND
USE BEING LOCATED ON AN IMMEDIATELY ADJACENT LOT (INCLUDING EXISTING
AGRICULTURE AND OTHER EXISTING USES). A SECOND USE IS DEFINED AS FOLLOWING A
FIRST USE. IF BOTH A FIRST USE AND A SECOND USE ARE ENGAGED IN THE OFFICIAL TOWN
REVIEW PROCESS CONCURRENTLY, THE FIRST USE SHALL BE THE ONE THAT STARTED THE
OFFICIAL PROCESS FIRST.
SETBACK MEASURED FROM RIGHT-OF-WAY/PROPERTY LINE TO THE BUILDING PLANE OF

THE LIVABLE SPACE, COMMERCIAL SPACE OR OTHER NON-GARAGE DOOR SIDE OF A
BUILDING. NON-LIVABLE SPACES SUCH AS COVERED PORCHES AND COURTYARDS CAN
ENCROACH INTO A SETBACK UP TO 5' PROVIDED THE ENCROACHMENT IS NOT WITHIN THE
PUBLIC RIGHT-OF WAY OR TRANSPORTATION AND UTILITY EASEMENTS.
5.
THE MINIMUM SETBACK OF A SIDE LOADED GARAGE IS DEFINED FROM THE

RIGHT-OF-WAY/PROPERTY LINE TO THE STREET-FACING BUILDING PLANE.
6.
MINIMUM 5' SETBACK FROM ACCESSORY STRUCTURES TO PROPERTY LINE.
7.
RAISED DECKS WILL BE ALLOWED A 10' REAR SET BACK WHEN LOT BACKS ONTO PUBLIC OR
PRIVATE OPEN SPACE WITH A DEPTH OF AT LEAST 20 FEET.
PERMITTED AGRICULTURAL USES INCLUDE FARMING, RANCHING, GARDENING, AND BUILDINGS

ACCESSORY TO THESE USES. IN NO EVENT ARE COMMERCIAL FEED YARDS, POULTRY OR HOG FARMS
PERMITTED.
8.
A BUILDING MAY CONSIST OF MULTIPLE UNITS; THEREFORE THE BUILDING SEPARATION IS

THE DISTANCE BETWEEN BUILDINGS.
9.
ALLEY LOAD PRODUCT REAR SETBACKS SHALL BE DETERMINED AT SITE PLAN / FINAL PLAT.
TRANSITIONAL USE AREAS SHALL BE CLOSED TO MOTORIZED VEHICULAR USE EXCEPTING

AGRICULTURAL VEHICLES AND IMPLEMENTS, EMERGENCY VEHICLES, VEHICLES ENGAGED IN UTILITY
AND MAINTENANCE WORK, AND DESIGN TEAM OF THE DEVELOPER AND/OR TOWN.
10.
HEIGHT CAN VARY WITH INDIVIDUAL USES IN EACH BUILDING. APPURTENANT STRUCTURES
AND FACILITY TOWERS/STACKS ARE PERMITTED UP TO 150' IN HEIGHT IN INDUSTRIAL USE
PARCELS AND UP TO 200' IN HEIGHT IN HEAVY INDUSTRIAL USE PARCELS.
ANY ACTIVITY PERMITTED BY THIS SECTION SHALL BE CONSIDERED TO BE A VALID PRE-EXISTING

NON-CONFORMING USE WITHIN THE AREA DESCRIBED ABOVE UNTIL A FINAL PLAT AND/OR SITE PLAN
FOR SUCH AREA OR AREAS HAS BEEN APPROVED; PROVIDED HOWEVER, THAT THE TOWN BOARD
RESERVES THE RIGHT TO PROHIBIT SUCH AGRICULTURAL USES IN AREAS FOR WHICH NO FINAL PLAT
AND/OR SITE PLAN HAS BEEN SUBMITTED IF THE BOARD DETERMINES THAT DUE TO THE PROXIMITY
OF SUCH USES TO DEVELOPED AREAS A DANGER EXISTS TO THE HEALTH, SAFETY OR WELFARE OF
THE RESIDENCE OF SUCH DEVELOPED AREA(S).
11.
LAND USE MATRIX NOTES:

1. ADDITIONAL REVIEW NOT REQUIRED FOR GREENHOUSES IN
RESIDENTIAL PLANNING AREAS UNDER 10,000 SF.
2. ACCESSORY USES ARE PERMITTED IN ALL USE AREAS, INCLUDING
2.1.
UNDERGROUND UTILITY, COMMUNICATIONS, AND DISTRIBUTION

LINES.
ROADWAY SECTIONS
2.2.
ROADWAYS, BIKE PATHS, PEDESTRIAN AND EQUESTRIAN TRAILS.
ROADWAY NOTES:
2.3.
PARKING AREAS.
1.
2.4.
OPEN SPACE AND LAKES, TO INCLUDE STORM WATER DRAINAGE

DETENTION AREAS.
2.5.
WELL SITES.
2.6.
SOLAR COLLECTORS WHICH ARE NOT PART OF THE PRIMARY

STRUCTURE
2.7.
WIND GENERATORS
2.8.
OTHER SIMILAR USES.
TOWN CURB AND GUTTER STREET STANDARDS ARE PERMITTED TO BE USED IN RESIDENTIAL AND COMMERCIAL AREAS
WHERE APPROPRIATE IN LIEU OF THIS LOCAL STREET STANDARD.
82' R.O. W. - LOCAL ROAD (N.T.S.)
3. THE FOLLOWING TEMPORARY USES ARE PERMITTED IN ALL AREAS:

3.1.
0' SIDE SETBACK PERMITTED FOR COMMON WALLS.
GENERAL NOTE:
A.
ENGINEER:
ALL SETBACKS ARE MEASURED TO RIGHT-OF-WAY/PROPERTY LINE AND ARE EXCLUSIVE OF

TRANSPORTATION AND UTILITY EASEMENTS.
114' R.O.W. - COLLECTOR ROAD (N.T.S.)
HOME/ BUILDER SALES AND INFORMATION OFFICES/ FACILITIES

PROVIDED THAT:
3.1.1.
SUCH TEMPORARY STRUCTURE IS LOCATED WITHIN A

PLATTED SUBDIVISION.
3.1.2.
SALES ARE LIMITED TO THOSE UNITS WITHIN THE SEVERANCE

BUSINESS PARK PD OVERLAY AREA.
3.1.3.
ADEQUATE ACCESS, PARKING, SANITARY FACILITIES, AND

LANDSCAPING ARE PROVIDED.
3.2.
CONSTRUCTION OFFICE AND/OR TRAILER
3.3.
DWELLING UNITS TO BE USED AS MODELS AND/OR SALES AND

INFORMATION OFFICES; PROVIDED THE UNIT SO UTILIZED IS A
PERMITTED USE IN THE USE AREA WHERE IT IS LOCATED.
3.4.
OTHER SIMILAR USES.
OWNER:
7N, LLC
370 17TH ST, SUITE 5300
DENVER, CO 80202
(720) 557-8300
DATE:
09/14/2015
SECTION 6: SEVERABILITY OF PROVISIONS

IN THE EVENT THAT ANY PROVISION HEREOF SHALL BE DETERMINED TO BE ILLEGAL OR VOID BY THE
FINAL ORDER OF ANY COURT OF COMPETENT JURISDICTION, THE REMAINING PROVISIONS SHALL
REMAIN IN FULL FORCE AND EFFECT.
SECTION 7: DEFINITIONS
FARM AND DWELL: A LAND USE ONLY PERMITTED IN THE RESIDENTIAL AREAS IN THE PD OVERLAY
THAT PERMITS A MINIMUM DENSITY OF 2 RESIDENTIAL DWELLINGS PER ACRE AND MAY INCLUDE
FARMING USES COMBINED WITH RESIDENTIAL USES. RESIDENTIAL DWELLING UNITS MAY BE
DETACHED OR ATTACHED. COMMERCIAL FARMING, RECREATIONAL FARMING (NON-PRIMARY SOURCE
OF INCOME), HOBBY FARMING, FARM EXPERIENCE TRAINING, AND OTHER RELATED USES ARE
PERMITTED IN THIS LAND USE TYPE.
ADDITIONAL REVIEW: REFERS TO LAND USES IDENTIFIED ON THE LAND USE MATRIX THAT REQUIRE
ADDITIONAL REVIEW BY THE TOWN PRIOR TO BEING AN APPROVED USE BY THE TOWN WITHIN THE
SEVERANCE BUSINESS PARK. ADDITIONAL REVIEW SHALL INCLUDE PROVISION OF ADEQUATE
INFORMATION AT THE PRELIMINARY PLAT OR SITE PLAN/FINAL PLAT STAGE OF THE TOWN PROCESS
FOR THE TOWN STAFF TO DETERMINE OVERALL COMPATIBILITY FOR THE PROPOSED USE. LAND USES
REQUIRING ADDITIONAL REVIEW ALSO REQUIRE HEARINGS AT PLANNING COMMISSION AND/OR TOWN
BOARD, AS DETERMINED APPROPRIATE BY TOWN STAFF.
SHEET TITLE:
ZONING REGULATIONS
AND DEVELOPMENT
STANDARDS
SHEET NUMBER:
3 of 3

Severance Business Park Application

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