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HomeMy WebLinkAbout12.0 Service Plan 01.1979• SERVICE PLAN FOR WESTBANK METROPOLITAN DISTRICT (Proposed) GARFIELD COUNTY, COLORADO January, 1979 THIS COPY DOES NOT INCLUDE THE MAPS: EXHIBITS B, C, D, and E. • • INDEX TO EXHIBITS Exhibit A. Copy of Petition for Organization of Westbank Metropolitan District. B. Map of Proposed Westbank Metropolitan District. C. Copy of Plat of Westbank Ranch Subdivision Filing No. 1 (Plat Book 3, page 74). D. Copy of Plat of Westbank Ranch Subdivision Filing No. 2 (Plat Book 3, page 85) . E. Copy of Plat of Westbank Ranch Subdivision Filing No. 3 (Plat Book 3, page 122). F. Copy of letter offer from Westbank Ranch No. 1, Ltd. dated December 5, 1977. G. Copy of Memorandum Agreement between Donald J. Ice and Westbank Ranch No. 1 Ltd. H. Stanley Dodson, P.E. report dated April 17, 1978. I. Stanley Dodson, P.E. report dated June 16, 1978. J. Stanley Dodson, P.E. report dated September 5, 1978. K. Copy of lease between Westbank Ranch No. 1 Ltd. and Westbank Ranch Homeowners Association. L. Copy of Employment Contract between Westbank Ranch No. 1 Ltd. and Dan Sommers. 24. Copy of lease between Westbank Ranch Homeowners Association and the City of Glenwood Springs, CO. N. Westbank Ranch Golf and Country Club Rules for use and maintenance of Westbank Ranch Irrigation Ditches. O. Financial Survey of Westbank Ranch Water System. P. Financial Survey of Westbank Ranch Golf course. Q• Ditch Agreement between James L. Rose and Westbank Ranch No. 1, Ltd. dated January 8, 1979. • • PURPOSE OF SERVICE PLAN The purpose of this service elan is to proyide sufficient preliminary engineering and financial information so that the feasibility of the proposed Westbank Metropolitan District can be determined by the Board of County Commissioners of Garfield County, Colorado. This plan has been prepared at the request of the Peti- tioners for organization of the Westbank Metropolitan District and the Westbank Ranch Golf and Country Club, formerly known as the Westbank Ranch Homeowners Association. DISTRICT BOUNDARIES The proposed Westbank Ranch Metropolitan District would include within its boundaries all of the land set forth in the Petition for formation of the District, a copy of which is attached hereto and marked Exhibit "A". A map of the proposed district is attached here- to and marked Exhibit "B". PURPOSE OF DISTRICT The proposed Westbank Metropolitan District would take over from Westbank Ranch No. 1 Ltd., the developer of the Westbank Ranch Subdivision, the domestic water system, irrigation water, golf course and green belt areas as are presently within the boundaries of the proposed district. In addition, the District would take over from Donald J. Ice, who has contracted to purchase that part of the pro- posed District commonly known as Hilvue Acres, all of the water rights appurtenant to his development which would then be connected to the existing domestic water system. The purpose of the District will be to supply domestic and irrigation water within the District and to establish and maintain a public park with recreation facilities located thereon. PROPERTY TO BE TRANSFERRED TO THE DISTRICT The real property that Westbank Ranch No. 1 Ltd. would transfer to the District would include the easement for greenbelt areas estab- lished in the Westbank Ranch Subdivision Filings No. 1, 2 and 3 (a copy • • of such plats are attached hereto as Exhibits "C", "D" and "E" respect- ively) as well as all of the land used for the existing Westbank Ranch Golf Course, being all of the land owned by Westbank Ranch No. 1 Ltd., lying within the boundaries of the proposed District and north of Westbank Road and Oak Lane and South of the Roaring Fork River and excluding the lots in Westbank Ranch Subdivision Filings No. 1, 2 and 3. In addition, all water and water rights and the existing water system owned by Westbank Ranch No. 1 Ltd. and appurtenant to the land lying within the proposed District would be transferred to the District along with any additional easements necessary to operate the existing water system. A copy of Westbank Ranch No. 1 Ltd.'s offer to transfer said land, water, water rights and water system along with the improve- ments that it agrees to make to water system prior to the transfer is attached hereto as Exhibit "F". Donald J. Ice has agreed to transfer to the District the water rights appurtenant to his Hilvue Acres development and to construct, at his cost, the water storage necessary for his development. Ice, in addition, has agreed to pay to the District the sum of $2250.00 for each living unit developed on the Hilvue Acre property. Ice's agree- ment to transfer the above -stated property to the proposed District is set forth in the Memorandum Agreement between Ice, Westbank Ranch No. 1 Ltd. and approved by the Westbank Ranch Golf and Country Club, a copy of which is attached hereto as Exhibit "G". ENGINEERING SURVEY At the present time the domestic and irrigation water system to be acquired by the proposed district is an operating and functioning entity with ditches, wells, pumps, pipelines and storage facilities. Stanley L. Dodson, P.E., has made an evaluation of the existing domes- tic water system, a copy of his report dated April 17, 1978 is attached hereto as Exhibit "H". Under the terms of the Memorandum Agreement with Don Ice, the pro- posed district would have to supply domestic and irrigation water to his development. The open space in his development would only be • • irrigated from the Westbank irrigation system and all costs of any facilities needed for this would be borne by Don Ice. The cost of installation of water lines and water storage needed to serve the Ice development and to convert his development with the Westbank domestic water system would also be paid for by Ice. Stanley Dodson, P.E., has made a report on the water needs for the proposed Ice development, a copy of which dated June 16, 1978 is attached hereto as Exhibit "I". In addition, Stanley Dodson, P.E., has made a study of the domestic water storage needed for the existing Westbank Ranch Sub- division, Filings No. 1, 2 and 3 and the proposed Don Ice Develop- ment. A copy of that report, dated September 5, 1978, is attached hereto as Exhibit "J". The letter offer from Westbank Ranch No. 1, Ltd., attached as Exhibit "F", would require the proposed district to provide irrigation and domestic water at the location of the newly constructed storage reservoir for the future development of land within the proposed district owned by it. The cost of distribution lines would be paid for by Westbank Ranch No. 1, Ltd. The golf course to be acquired by the proposed district is an operating 9 hole golf course with an existing club house. At the present time, it does not appear that any additional improvements would be needed by the proposed district, but additional wells and/or water storage facilities may be needed in the future to supply the water needs of the district. GOLF COURSE OPERATION The existing Westbank Ranch golf course was leased to the West - bank Ranch Homeowners Association now known as the Westbank Ranch Golf and Country Club, effective as of January 1, 1978, a copy of said lease is attached hereto as Exhibit "K". The golf course is also subject to an employment contract with Dan Sommers, a copy of such contract as amended is attached hereto as Exhibit "L". In addition, the Westbank Ranch Homeowners Association now known as the Westbank Ranch Golf and Country Club entered into a lease with the City of Glenwood Springs, Colorado through December 31, 1978 to insure that the golf course is • • maintained and made available for public use, a copy of said lease is attached hereto and marked Exhibit "M". It is anticipated that a similar lease will be entered into for the year 1979 between Westbank Ranch Golf and Country Club and the City of Glenwood Springs, Colorado. IRRIGATION WATER SYSTEM The Westbank Ranch Irrigation Water System, including all the water and ditch rights in the Robertson Ditch owned by Westbank Ranch No. 1, Ltd. have been leased to the Westbank Ranch Homeowners Association now known as the Westbank Ranch Golf and Country Club as set forth in Exhibit "K". The Westbank Ranch Golf and Country Club have established rules for the use and maintenance of the West - bank Ranch Irrigation Ditches, a copy of which is attached hereto as Exhibit "N". An agreement for the cleaning, repair and maintenance of the Robertson Ditch was entered into on January 8, 1979 between Westbank Ranch No. 1, Ltd. and James L. Rose and approved by the Westbank Ranch Homeowners Association, which agreement covers the water rights leased from Westbank Ranch No. 1, Ltd., a copy of said agreement is attached hereto and marked Exhibit "Q". FINANCIAL SURVEY OF THE PROPOSED DISTRICT Cecil L. Dunn, a public utility consultant has made a study of the financial operation of the Westbank Ranch Water System for a norm- al year of operation, which report is attached hereto as Exhibit "0". The financial operation of the Westbank Ranch Golf Course for the year 1978 and as projected for the years 1979 through 1982 is reported on the attached Exhibit "P" from Lyle W. Beattie, the golf chairman of the Westbank Ranch Golf and Country Club. The proposed district would receive from Don Ice the sum of $2250.00 for each living unit developed in his development as set forth in Exhibit "G". In addition, under the By-laws of the Westbank Ranch Homeowners Association, now known as the Westbank Ranch Golf and Country Club, the Westbank Ranch no. 1, Ltd. is to make a capital contribution of $500.00 for each additional lot that it develops, which contributions would inure to the benefit of the proposed district. • • POPULATION OF THE PROPOSED DISTRICT The proposed district encompasses the Westbank Ranch Subdivision Filings No. 1, 2 and 3 which have a total of 100 lots. The balance of the land in the proposed district consists of the proposed Don Ice development and land owned by Westbank Ranch No. 1, Ltd. and available for development by it except for the land it would transfer to the proposed district. At the present time, there are 62 living units occupied within Westbank Ranch Subdivision Filings No. 1, 2 and 3 and in addition 12 others are either completed or under construction.Five living units are presently occupied on the site of the Don Ice development. Taking an assumed average of 3.5 persons for each of the 67 occupied living units, the present population of the district would be 234 persons. The Westbank Ranch Subdivision Filings No. 1, 2 and 3 consist of 100 single family lots. Don Ice has stated that he would like to develop a maximum of 64 living units and Westbank Ranch No. 1, Ltd. has indicated that they would like to develop an additional maximum of 101 living units. Therefore, a maximum of 265 living units would be developed in the proposed district. Taking the assumed average of 3.5 persons for each living unit, the maximum total population for the proposed district would be 927 persons. It is assumed that most of the living units within the proposed district would be completed within the next 5 years, based upon the plans of the developers and the agreement between them set forth in Exhibit "G". ASSESSED VALUATION The assessed valuation of 1978 for the land and improvements lying within the proposed district as obtained from the Garfield County Assessor is $741,570.00. An estimate of the valuation for assessment of the proposed district in the future would be $3,305,875 based upon 265 completed living units at an assumed assessed valuation average of $12,475.00 as compiled from a sampling of representative existing completed living units. FINANCING AND COSTS The proposed district would owe to Westbank Ranch No. 1, Ltd. the • • sum of $50,000.00 for the property that it would turn over to the district. The proposed terms of repayment of this sum is in ten equal annual installments with interest at 5% per annum, payable annually. From the financial surveys herein submitted, it appears that the repayment of this sum should be able to be made out of cur- rent revenues generated by the operation of the golf course and water system. While the proposed district does not anticipate that any improve- ments would be needed and therefore no bonded indebtedness issued by said district, it may be necessary from time to time for the district to borrow money as permitted by law to repair, replace or add equip- ment or to improve the facilities of the district. The district may also at some future time determine to levy and collect taxes to pay a part of the cost of the operation of the district as permitted by law. The Westbank Ranch Golf and Country Club has undertaken to pay the filing fees and miscellaneous costs in connection with the organization of the district. The attorney who has been working with the Westbank Ranch Golf and Country Club in helping with the formation of the proposed district has agreed that there will not be any charge for his services if the district is not formed. In the event the district is formed, he will permit the Directors of the District to determine what fee the District will pay which in any event it is estimated would not be more than $5,000.00 includ- ing costs. SEWER PLANT The agreement between Don Ice and the Westbank Ranch No. 1, Ltd. set forth as Exhibit "G" herein makes reference to a joint sewer plant for their proposed developments and that the operation may be turned over to the proposed district at some future date. The proposed district does not at this time plan to operate or otherwise participate in any such sewer plant, and any such decision in the future would have to be approved in a modification of the service plan for the district by the appropriate government officials • • in accordance with the laws of the State of Colorado. Respectfully submitted, Robert F. Chaffin Attorney for Petitioners for Organization of Westbank Metropolitan District 811 Colorado Avenue, P. 0. Box 698 Glenwood Springs, Colorado 81601 Phone: 945-5474