Severance council approves Northgate Lake preliminary plat after drainage, traffic and open-space debate

The Town of Severance on March 25 approved the preliminary plat for Northgate Lake, a 315-acre development that would add 671 single-family lots, future multifamily acreage, about 29 acres of commercial land and a 10.47-acre site the Weld RE-4 School District has identified for a future elementary school. Council passed Resolution 2025-12R by roll-call vote after a public hearing and more than two hours of staff, applicant and resident testimony.

Why it matters: The project, annexed and concept-approved in 2022, would substantially enlarge Severance’s housing stock and add commercial acreage intended to attract a grocery anchor and other services. Council and planning staff said the town still lacks immediate water and sewer infrastructure to serve the full project; the developer must show how utilities, drainage and other infrastructure will be constructed before the final plat is approved.

Council and staff said the preliminary plat itself met land-use-code criteria, but the approval carries conditions. Planning staff listed 14 conditions (included in the resolution) that must be satisfied during the final-plat process. Those include detailed engineering on stormwater conveyance and off-site drainage easements where necessary, final utility plans showing potable and non-potable water and sanitary sewer service, and site-by-site compliance with town street, trail and public-works standards.

Applicant and design: Journey Homes and civil consultants described a three-phase build beginning at the southern portion of the site (where sewer connection is easiest), then moving north. The plan includes a centrally located reservoir and 73 acres of open space in the single-family area; the applicant said the reservoir and associated trails are being designed as usable recreation for residents and will be owned and maintained by a metro district, if formed.

On drainage and easements: Developer representative Larry Buckendorf presented engineering drawings and said the project’s grading and pond design will reduce historical runoff to adjacent neighborhoods. He told council the project “reduces the contributing area from 43 acres to 1.17 acres” and estimated peak flow reductions from “20.16 cubic feet per second down to 5.13 CFS” to Settlers Landing. Town engineering staff agreed the design reduces historic peak rates but said off-site conveyance and easements may still be required where the project concentrates flow at specific outfalls. Town engineering memo language is part of the conditions.

Traffic and schools: Delich/JR traffic analysis concluded several nearby intersections meet current level-of-service standards but noted a westbound left-turn lane at Harmony Road and Timber Ridge Parkway is required under existing volumes. Engineers and councilors said a traffic signal at that intersection is warranted only in a longer-term horizon; several council members urged the developer and town to explore interim safety and pedestrian-crossing measures and to work together on signal warrants, citing safety concerns where school, neighborhood and commercial traffic will converge.

Public comment and neighborhood concerns: About a dozen residents spoke, most from adjacent Settlers Landing and Timber Ridge. Concerns included drainage impacts on private yards and driveways, buffer widths, fence types and trail connections. Several residents asked that the reservoir surface be guaranteed as a public amenity rather than private amenity for new-home owners. The developer told council the metro district would likely own and maintain the reservoir and that the company is open to negotiating intergovernmental agreements (IGAs) with the town to allow public access while addressing insurance and liability issues.

Council action and conditions: Council voted unanimously to approve Resolution 2025-12R, contingent on the listed planning-commission and staff conditions. The motion was moved by Mayor Pro Tem Vandermark and seconded by Councilor Barrett; roll-call approval was recorded.

What’s next: The approval grants preliminary-plat status only. Before any lots can be recorded or sold the developer must satisfy the conditions in the resolution during the final-plat review, complete detailed engineering drawings (including any off-site drainage or conveyance easements found necessary), secure required utility agreements, and return for final-plat public hearings. The school district retains authority over if and when it constructs the planned elementary school.

Ending: Council members repeatedly urged developers and staff to continue public communication during engineering and final-plat steps, and several said they would remain engaged on traffic and drainage work until the town can inspect and accept constructed infrastructure.