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WELD COUNTY
• CODE ORDINANCE 2008-13
IN THE MATTER OF REPEALING AND REENACTING, WITH AMENDMENTS, CHAPTER 22
COMPREHENSIVE PLAN, OF THE WELD COUNTY CODE
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO :
WHEREAS, the Board of County Commissioners of the County of Weld , State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners, on December 28, 2000, adopted Weld
County Code Ordinance 2000-1 , enacting a comprehensive Code for the County of Weld , including
the codification of all previously adopted ordinances of a general and permanent nature enacted
on or before said date of adoption, and
WHEREAS, the Weld County Code is in need of revision and clarification with regard to
procedures, terms, and requirements therein .
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld , State of Colorado, that certain existing Chapters of the Weld County Code be, and
hereby are, repealed and re-enacted , with amendments, and the various Chapters are revised to
read as follows.
CHAPTER 22
Comprehensive Plan
Article I General Provisions
Division 1 Preface
Sec. 22-1 -10 Introduction
Sec. 22-1 -20 Overview of the Weld County
Division 2 Executive Summary of the Plan
Sec. 22-1 -50 Summary of the Weld County Comprehensive Plan
Division 3 General Provisions
Sec. 22-1 -100 Definition and Purpose of the Comprehensive Plan
Sec. 22-1 -110 Relationship to planning documents
Sec. 22-1 -120 Comprehensive Plan Guiding Principles
Sec. 22-1 -130 Principal plan components
Sec. 22-1 -140 Planning process
Sec. 22-1 -150 Comprehensive Plan amendment procedure
Article II Types of Land Use
Sec. 22-2- 10 Agriculture
• Sec. 22-2-20 Agricultural Goals and Policies
Sec. 22-2-30 Urban development
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Sec. 22-2-40 Urban development Goals and Policies
• Sec. 22-2-50 Unincorporated communities and historic townsites
Sec. 22-2-60 Unincorporated communities and historic townsites Goals
and Policies
Sec. 22-2-70 Industrial development
Sec. 22-2-80 Industrial development Goals and Policies
Sec. 22-2-90 Commercial development
Sec. 22-2-100 Commercial development Goals and Policies
Sec. 22-2-110 Residential development
Sec. 22-2-120 Residential development Goals and Policies
Sec. 22-2-130 Regional Urbanization Areas and Urban Development Nodes
Sec. 22-2-140 Regional Urbanization Area (RUA) Goals and Policies
Article III Land Use Amenities
Sec. 22-3- 10 Public facilities and services
Sec. 22-3-20 Fire protection
Sec. 22-3-30 Law enforcement
Sec. 22-3-40 Public facility and services Goals and Policies
Sec. 22-3-50 Transportation
Sec. 22-3-60 Transportation Goals and Policies
Sec. 22-3-70 Tourism Goal
Article IV Environmental Resources
Sec. 22-4-10 Purpose
Sec. 22-4-20 Water
• Sec. 22-4-30 Water Goals and Policies
Sec. 22-4-40 Air
Sec. 22-4-50 Air Goals and Policies
Sec. 22-4-60 Noise
Sec. 22-4-70 Noise Goals and Policies
Sec. 22-4-80 General waste
Sec. 22-4-90 Waste transfer, processing and diversion
Sec. 22-4-100 Waste transfer, processing and diversion Goals and Policies
Sec. 22-4- 110 Waste final disposal
Sec. 22-4-120 Waste final disposal Goals and Policies
Sec. 22-4-130 Mineral resource exploration and production waste
Sec. 22-4- 140 Mineral resource exploration and production Goals and
Policies
Sec. 22-4-150 Biosolids and septage waste
Sec. 22-4-160 Biosolids and septage waste Goals and Policies
Sec. 22-4-170 Hazardous waste
Sec. 22-4-180 Hazardous waste Goals and Policies
Sec. 22-4-190 Agricultural waste
Sec. 22-4-200 Agricultural waste Goals and Policies
Sec. 22-4-210 Noxious weeds Goals and Policies
Article V Natural Resources
Sec. 22-5-10 Purpose
Sec. 22-5-20 Wildlife
• Sec. 22-5-30 Wildlife Goals and Policies
Sec. 22-5-40 Open space, parks, and recreation
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Sec. 22-5-50 Open space, parks, and recreation Goals and Policies
0 Sec. 22-5-60 General resources
Sec. 22-5-70 Commercial mineral deposits ("aggregate") and ore mineral
resources
Sec. 22-5-80 General commercial mineral deposits ("aggregate") and ore
mineral resources Goals and Policies
Sec. 22-5-90 Oil and gas deposits
Sec. 22-5- 100 Oil and gas Goals and Policies
Sec. 22-5- 110 Other natural resources
Sec. 22-5- 120 Other natural resources Goals and Policies
Sec. 22-5-130 Alternative energy resources
Sec. 22-5-140 Alternative energy resources Goals and Policies
Sec. 22-5-150 Use of resources
Sec. 22-5-160 Use of resources Goals and Policies
Article VI Economic Development
Sec. 22-6-10 Economic Development
Sec. 22-6-20 Economic Development Goals and Policies
Appendix
Appendix 22-A Population Distribution , Percentage Based
Appendix 22-B Existing 1995 Land Use in Weld County
Appendix 22-C Number of Acres in Municipalities in Weld County
Appendix 22-D 2000 Base Economic Analysis
Appendix 22-E Weld County's Right to Farm Statement
• Appendix 22-F Tax Limitations
Appendix 22-G ( Repealed per Weld County Code Ordinance 2004-6)
Appendix 22-H Sources
Appendix 22-I Agricultural Study Committee Summary
•
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ARTICLE I
. General Provisions
Division 1
Preface
Sec. 22-1 -10. Introduction.
A. The Comprehensive Plan is a document that serves as the foundation of all land use and
development regulations in the County. The Comprehensive Plan is adopted by the Board
of County Commissioners as an ordinance and is the basis for the rules and regulations
that govern planning , zoning , subdivisions and land use. Supplemental to the
Comprehensive Plan are the zoning ordinances, development standards and requirements,
subdivision procedures and policies, and other documents, all of which combine to make
the framework used by County government to manage land use in the County.
B. At first look, some elements of the Comprehensive Plan may seem overwhelming or
unrealistic. Some elements may seem too far in the future to matter today, or they may
seem too complex to consider influencing . However, it should be remembered that a
Comprehensive Plan is a long-range look into the future, a 20-year vision of changes.
Many of our surroundings today were barely imaginable 20 years ago, but in the year 2030,
it is likely that half of all development - homes, shops, and streets - will have been built
since today.
C. By understanding the conditions of today, and by identifying goals for the future, Weld
• County citizens and officials can make decisions that allow us to reach those goals. Just
as importantly, a Comprehensive Plan also helps us avoid making decisions that would
prevent Weld County from reaching its long-term goals. In this sense, the Comprehensive
Plan also functions as a shod-range document, providing the context and rationale for
decisions that are made today. The Comprehensive Plan should be an actively-used
document that helps implement actions today, to reach the goals for tomorrow.
Section 22-1 -20. Overview of Weld County.
A. Weld County is located in the Northern Front Range of central Colorado. Spanning an area
from northern metropolitan Denver to the Wyoming state line, the County is just less than
4,000 square miles in size - over twice the size of Delaware. The County seat is located
in the City of Greeley, and 31 incorporated municipalities lie within the County's borders.
The population of over a quarter million residents is expected to double to nearly half a
million by the year 2030.
B. Weld County is diverse physically, culturally, and in its land use. The County is consistently
one of the top ten economically producing agricultural counties in the entire United States.
Two waterways in the County - the Platte and Cache la Poudre Rivers - are some of the
most important sources of water in the otherwise semi-arid western Great Plains. The
actively farmed portions of western Weld County, fed by a complex and critical system of
irrigation canals, contrast against the drylands to the east. Similarly, the mixture of land
uses and greater concentrations of the population are located in the western third of the
County, while the eastern areas remain more open , less populated , and more uniform in
• the use of land .
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C. The Appendix to this Weld County Comprehensive Plan provides detailed information about
• the physical characteristics of the County, population trends, employment, and housing .
Because much of this information frequently changes, and new data is often available on
a regular basis, the Appendix is considered informational and not an adopted portion of the
Comprehensive Plan. As such, it may be administratively amended from time to time, as
is useful, without review or approval of either the Weld County Planning Commission or the
Board of County Commissioners.
Division 2
Executive Summary of the Plan
Sec. 22-1 -50. Summary of the Weld County Comprehensive Plan.
[** Note: An executive summary will be written after initial hearings and approvals of the
Comprehensive Plan.]
Division 3
General Provisions
Sec. 22-1 -100. Definition and Purpose of the Comprehensive Plan.
The Comprehensive Plan , contained in this Chapter, is the document intended to fulfill the
master plan requirement pursuant to state law [Section 30-28-106( 1 ), C. R.S.],and , in part, to set
land use policy pursuant to the Home Rule Charter. The Comprehensive Plan is intended to be
used for the general purpose of guiding and accomplishing the coordinated , adjusted, and
• harmonious development of the County. The Plan includes all geographic areas of the County and
establishes policy guidelines for existing and future land use decisions. The Comprehensive Plan
was originally developed in 1974, and revised in 1987, 1995, and 2002, as outlined in the History
of Amendments.
Sec. 22-1 -110. Relationship to planning documents.
A. The Comprehensive Plan identifies specific land use goals and policies which are intended
to provide guidance and direction for existing and future land use. The basic documents
used by the County to carry out the goals and policies of the Comprehensive Plan , as
contained in this Chapter, are the Intergovernmental Agreements, Zoning and Subdivision
Ordinances, Regional Urbanization Area Plans, and Planned Unit Development Plans,
contained in Chapters 19, 23, 24, 26, and 27 of this Code.
B. The Intergovernmental Agreements, Chapter 19, illustrate coordinated planning
agreements between the County and various municipalities.
C. The Zoning Ordinance, Chapter 23, is a regulatory document. It defines land use
application procedures and responsibilities, standards and regulations pertaining to zone
districts and overlay districts, nonconforming uses, enforcement, and the Board of
Adjustment.
D. The Subdivision Ordinance, Chapter 24, is the regulatory document defining regulations
and minimum standards for subdivision development, including design standards for
• facilities, utilities, and other improvements. Chapter 24 also explains the procedures for
subdividing a parcel of land .
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E. The Regional Urbanization Area Plans, Chapter 26, is the regulatory document defining
• regulations and minimum standards for development in specifically-defined geographical
regions of the County.
F. The Planned Unit Development Plan, Chapter 27, is a subdivision mechanism used that
provides greater flexibility than the Subdivision Ordinance, Chapter 24.
G. The Intergovernmental Agreements, Zoning , and Subdivision Ordinances, Regional
Urbanization Area Plans, Planned Unit Development Plans, and Chapters 19, 23, 24, 26
and 27, are intended to implement and carry out the Goals and Policies of this Chapter.
H. Goals and Policies in the Comprehensive Plan are implemented through these and other
regulations. In the event of any conflict between the Comprehensive Plan and any land use
requirements set forth in the Weld County Code, the land use regulations, including , but not
limited to, those for zoning and subdivision, take priority.
Sec. 22-1 -120. Comprehensive Plan Guiding Principles.
The following Guiding Principles are the foundation for land use policy in the County. All
of the Goals and Policies that comprise the Weld County Comprehensive Plan are adopted with
the intent that they are consistent with all of these six Guiding Principles. While these Principles
are not Goals or Policies in themselves, they provide the context and rationale for the Goals and
Policies.
A. Private Property Rights. One of the basic principles upon which the United States was
• founded , and which it continues to preserve, and Weld County upholds, is the right of
citizens to own and utilize their property. Private property rights are not unlimited rights but,
rather, rights balanced with the responsibility of protecting community health , safety, and
welfare. It is the goal of the Comprehensive Plan to express the needs and vision of a
developing County iromote opportunities for County citizens, while protecting private
property rights.
B. Respect for our Agricultural Tradition . The County has an agricultural tradition, as reflected
by its ranking as one of the most economically productive agricultural producing counties
in the nation . Land use changes are occurring and agriculturally zoned land is being
changed to residential, commercial, and industrial development. As these new land uses
evolve, it is important that the established agricultural businesses and associated
infrastructures are allowed to continue to operate without adding excessive constraints.
Individuals who move into these areas must realize that they will experience conditions and
services unlike an urban setting and must be willing to accept this lifestyle. The Weld
County Right To Farm Statement can be found as part of the Agriculture Goals and
Policies, and , as a part of this Plan, supports the importance of agriculture in Weld County.
C. Fairness in the Land Use Change Procedure. The County has established various
regulations for the process of land use change. This process must be fair and equitable
to all parties in the following ways:
1 . It is a timely process.
• 2. It is an open process to facilitate public information and input; however, land use
changes are not approved or denied solely on the basis of public input.
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3. It provides open communication through the development review process to the
applicant, neighbors, and communities impacted by proposed changes.
4. It maintains consistent requirements, coupled with flexibility, within the
implementation criteria.
5. It allows easy access to information about the process, so that affected parties may
be adequately informed .
6. It has an established appeal process.
7. It allows for approval when all written criteria of the land use regulations are met.
D. Recognition of the County's Diversity. The County's nearly 4,000-square-mile area is
diverse geographically, demographically, culturally, socially, and economically. Therefore,
land use policies must be flexible to adapt to the specific location and circumstances of
each proposed land use change. It is also important to weigh the cumulative impacts that
specific land use changes will have.
E. Regulations Addressing Land Use Changes. Land use regulations which address land use
changes should be written so they protect the rights of private property owners and the
public health , safety, and welfare.
F. Economic Growth. Land use policies have significant a impact on economic conditions in
the County and should be structured to encourage economic prosperity and economic
• growth .
Sec. 22-1 -130. Principal plan components.
A. Goals and Policies are the two principal components of the Comprehensive Plan. The
goals are expressed as written statements and represent the direction County citizens have
selected for the future. Goals were developed and adopted with input from the public, civic
organizations, municipalities, and agencies of the state and the federal governments. The
adopted goals of the Comprehensive Plan provide public officials and private citizens with
criteria for making planning decisions.
B. The Policies contained in the Comprehensive Plan are expressed as written statements and
conceptual maps. The written Policy statements are specific guidelines for public planning
decisions.
C. Recommended Strategies are another component of the Comprehensive Plan.
Recommended Strategies are not Goals or Policies, but rather suggested action items that
citizens and ,' County staff and officials cart Hay want to undertake to implement certain
Policies, in an effort to achieve a stated Goal. Their listingListing a Recommended Strategy
does not imply that they are, the only actions that could be taken to support a particular
Policy, nor is their listing in the Planit a requirement that theythe action be undertaken;.
however, they provide some specific Recommended Strategies are suggested action points
that officials may want to pursue in the future, in an effort to implement the Goals and
Policies of the Comprehensive Plan.
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D. The policy maps, the most recent copies of which are on file at the Department of Planning
• Services, graphically identify important wildlife areas, mineral resources, and other
reference maps. The Policy statements and maps provide additional background and
clarification to the County Goal statements.
Sec. 22-1 -140. Planning process.
A. Weld County's previous Comprehensive Plan was adopted in 2002. The 2008 Update to
the Comprehensive Plan is designed to respond to land uses through the year 2030, and
was developed through a lengthy, multi-faceted process. The Comprehensive Plan is the
basis of the County's long-range planning process and efforts.
B. The Weld County Planning Staff, at the direction of the County Commissioners and
Planning Commission, embarked on the Plan Update in the middle of 2007, with public
open house meetings and a three-day workshop, where citizens, business representatives,
and elected officials examined three key planning issues in depth - water, rural
development, and the urban/rural interface. The overall Update process was designed to
incorporate staff research, on-going public input, and a working review by a citizen's
technical advisory committee. The advisory committee consisted of thirteen Weld County
residents, representative of incorporated and unincorporated areas, rural and urban areas,
various professional backgrounds, and various levels of familiarity with land use practices.
This group was commissioned to review and enhance the existing Plan, attending over 40
meetings, to produce a working draft. Citizen input was gained throughout the process,
with eight open houses held throughout the County. A "virtual forum" was maintained on
a specially-designated website, which received nearly 10,000 "hits" and provided regular
• e-mail updates. The site provided public access to resource information, regular updates
of drafts under review, and other opportunities for sharing ideas and comments. The
Comprehensive Plan is adopted after formal referrals are sent to agencies throughout the
County, and after public hearings, including citizen testimony, are held by the Weld County
Planning Commission and the Board of County Commissioners.
C. The County's current planning process is designed to provide a consistent review of
individual land use matters. County staff, the Board of Adjustment, the Utility Board , and
the Planning Commission are the four groups responsible for processing and evaluating
land use applications in the County. The Board of County Commissioners is responsible
for planning decisions in the County. Chapters 19, 22, 23, 24, 26, and 27 of this Code are
the essential documents implementing the planning review, decision-making , and appeal
processes.
D. The Department of Planning Services welcomes the opportunity to discuss the planning
process with interested persons. Most initial discussions and inquiries about the planning
process, including land use applications, site plan review procedures, and zone district
classifications, begin with the Department of Planning Services.
E. When the Department of Planning Services receives a land use application, it is processed
and reviewed for compliance with the appropriate sections of this Comprehensive Plan and
Chapters 19, 23, 24, 26 , and 27 of the Weld County Code. The type of land use application
determines the administrative body responsible for review and decision-making . For
example, a Use by Special Review application is initially processed by the Department of
• Planning Services. The planning staff prepares a written recommendation for the applicant
and presents that recommendation to the Planning Commission in a public meeting . The
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Planning Commission reviews the information presented , evaluates any public testimony,
• and formulates a recommendation regarding the land use application. The Planning
Commission's recommendation is then forwarded to the Board of County Commissioners.
In a public meeting, the Board of County Commissioners reviews the Planning
Commission's recommendation, evaluates any public testimony, and makes a decision
regarding the Use by Special Review application .
F. This Comprehensive Plan and Chapters 19, 23, 24, 26, and 27 of the Weld County Code
enable the public to examine the relationship between general land use planning goals and
specific policies and regulations to participate in the decision-making process. The
planning process combines the interaction of elected officials, the support staff from the
Department of Planning Services, and other County departments.
G . In order to ensure joint cooperation between citizens and professionals, the County will rely
upon the following five principles:
1 . The County will encourage citizen participation in the planning process.
2. The County will encourage and promote coordination and cooperation between
federal , state, and local governmental entities charged with making decisions which
significantly affect land uses in unincorporated Weld County.
3. The County will discourage inappropriate development in natural hazard areas and
reduce environmental degradation as much as possible.
• 4. The County will rely, in part, upon recommendations from referral agencies and
professionals in making recommendations on land use applications.
5. The County will cooperate with the land use applicant in evaluating the objectives
of the applicant and the options available to the applicant, while ensuring the health ,
safety, and welfare of County residents.
Sec. 22-1 -150. Comprehensive Plan amendment procedure.
Evaluation of the Comprehensive Plan contained in this Chapter is necessary to provide an
accurate statement of County land use goals and policies based on current data and the needs of
County citizens. Therefore, when changes in the social, physical, or economic conditions of the
County occur, it becomes necessary to reevaluate and change land use goals and policies. The
following procedures have been established to amend the Comprehensive Plan.
A. An overall review and update will be conducted at least every ten years, or earlier as
directed by the Board of County Commissioners. The update should include an evaluation
of the entire Comprehensive Plan as contained in this Chapter. The procedure involved in
the update shall include an opportunity for the general public, Department of Planning
Services, and municipal , state, and federal agencies to submit proposed changes and to
review and comment on any amendments being considered by the Planning Commission
and the Board of County Commissioners.
B. Individuals may submit a proposal to amend this Chapter in accordance with the following
IDprocedure:
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1 . Comprehensive Plan amendment proposals will be considered biannually during a
• public hearing process.
2. The petitioner shall pay for the cost of legal publication of the proposed amendment
and all land use application fees.
3. A typewritten original and 30 copies of the proposed amendment must be submitted
to the Department of Planning Services no later than February 1 or August 1 of any
given year to be considered for review. The following items shall be submitted as
part of the proposed amendment:
a. A statement describing why the Comprehensive Plan is in need of revision.
b. A description of any social, economic, or land use conditions of the County
that may have changed , that would support amending the Comprehensive
Plan .
c. A statement describing how the proposed amendment will be consistent with
existing and future goals, policies, and needs of the County.
4. In the case of an amendment to a Regional Urbanization Area , the County shall first
determine the type of amendment proposed , which may be one or more of the
following : 1 ) an expansion of the RUA boundary; 2) a modification to the land use
classification of property already within the RUA boundaries; 3) a language
amendment to the RUA. The following supporting documents shall be submitted
• as a part of the application , except for those items determined by the Director of
Planning Services or the Board of County Commissioners to be unnecessary to a
decision on the application.
a . Expansion of RUA Boundaries. The proposed application must submit the
following :
1 ) Demonstrate the proposed expansion of the Regional Urbanization
Area Land Use Map, as outlined on the Regional Urbanization Area
Land Use Map, has, at a minimum , one-sixth ( 1 /6) contiguity to the
existing RUA boundary.
2) Demonstrate through supporting documentation how the proposed
amendment will address the impact on existing or planned service
capabilities, including but not limited to, roads, stormwater, and
emergency services.
3) Demonstrate through supporting documentation how the proposed
amendment will address the impacts on the natural environment.
4) Delineate the number of people who will reside and work in the
proposed area and the number of jobs created by the proposed
development. This statement shall include the number of
school-aged children and address the social service provision needs,
IIIsuch as schools, of the proposed population.
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5) Include a certified list of the names, addresses and the
• corresponding parcel identification numbers assigned by the County
Assessor to the owners of property of the surface estate within one
thousand ( 1 ,000) feet of the property subject to the application. The
source of such list shall be from the records of the County Assessor,
or an ownership update from a title abstract company or attorney
derived from such records or from the records of the County Clerk
and Recorder. If the list was assembled from the records of the
County Assessor, the applicant shall certify that such list was
assembled within thirty (30) days of the application submission date.
Inadvertent errors by the applicant in supplying such list or the
Department of Planning Services in sending such notice shall not
create a jurisdictional defect in the hearing process, even if such
error results in the failure of a surrounding property owner to receive
such notification .
6) The written certification of hearing notification to mineral rights
owners required by Section 24-65.6-103.3, C. R.S. Such certification
may be submitted on the date of the initial public hearing referred to
in Section 24-65.5-103( 1 ), C. R.S.
7) Outline the proposed use of the property, including the maximum
number of dwelling units, amount of commercial and industrial
space, and percentage of open space projected for that area.
0 8) Submit a deed or legal instrument to the Department of Planning
Services identifying the applicant's interest in the property.
9) Demonstrate that the site can be serviced by public water and
sanitary sewer service that is adequate for the proposed use.
10) Include a prepared preliminary traffic impact analysis. All traffic
analysis information and reports shall be prepared and certified by
a Colorado registered professional engineer competent in traffic
engineering and shall address impacts to on-site and off-site
roadways including strategic roadways within Weld County, State
Highways and Interstate Highways. The intent of this analysis is to
determine the project's cumulative development impacts, appropriate
project mitigation and improvements necessary to offset a specific
project's impacts. This analysis shall include the following
information:
a) Introduction: Describe the proposed development and
parameters of the study area , including off-site roadways.
b) Trip generation : Determine daily and a . m . and p.m .
peak-hour trip generation for the proposed development
using established rates identified in the Trip Generation
Manual published by the Institute of Transportation
• Engineers or as agreed to by County Engineering Staff.
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c) Trip distribution : Based on assumptions contained in the
• RUA area traffic analysis or market estimate, describe the
anticipated trip distribution patterns for the proposed
development.
d ) Trip assignment: Based on the projected trip generation ,
assumed trip distribution and the prevailing roadway network,
assign the projected traffic to the intersections and streets
within the study area.
e) Any reasonable additional information deemed necessary for
review.
11 ) Include a preliminary Drainage Study. All drainage analysis
information and reports shall be prepared and certified by a
Colorado registered professional engineer competent in the
hydraulic engineering and shall address impacts to on-site and
off-site drainage ways within Weld County, and the surrounding
area. The intent of this analysis is to determine the project's
cumulative development impacts, appropriate project mitigation and
improvements necessary to offset a specific project's impacts.
12) Submit an affidavit agreeing to all previous triggers and
commitments as determined by prior applications and actions
required by the Board of County Commissioners.
• 13) Demonstrate conformance with the maximum land use limitations of
the RUA Land Use densities, or provide justifications if proposed for
an amendment.
14) Provide an amended RUA Land Use Map.
b. Modification to Land Use Classification of Property Already Within the RUA
Boundaries. The proposed application must submit the following :
1 ) Demonstrate that the underlying planned services and/or
infrastructure approved for the RUA are not materially affected , or,
if materially affected , propose and support mitigation measures
addressing the improvements required .
2 ) Demonstrate that the proposed land use designations are
compatible with the existing land use designation of adjacent RUA
planning areas.
3) Demonstrate, through supporting documentation , how the proposed
amendment will address the impacts on the natural environment.
4) Delineate the number of people who will reside and work in the
proposed area and the number of jobs created by the proposed
• development. This statement shall include the number of
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school-aged children and address the social service provision needs,
• such as schools, of the proposed population .
5) Include a certified list of the names, addresses, and the
corresponding parcel identification numbers assigned by the County
Assessor to the owners of property of the surface estate within one
thousand ( 1 ,000) feet of the property subject to the application . The
source of such list shall be from the records of the County Assessor,
or an ownership update from a title abstract company or attorney
derived from such records or from the records of the County Clerk
and Recorder. If the list was assembled from the records of the
County Assessor, the applicant shall certify that such list was
assembled within thirty (30) days of the application submission date.
Inadvertent errors by the applicant in supplying such list or the
Department of Planning Services in sending such notice shall not
create a jurisdictional defect in the hearing process, even if such
error results in the failure of a surrounding property owner to receive
such notification .
6) The written certification of hearing notification to mineral rights
owners required by Section 24-65.6-103. 3, C. R.S. Such certification
may be submitted on the date of the initial public hearing referred to
in Section 24-65. 5-103( 1 ), C. R.S.
7) Outline the proposed use of the property including the number of
• dwelling units, number of commercial and industrial units, and
percentage of open space projected for that area.
8) Submit a deed or legal instrument to the Department of Planning
Services identifying the applicant's interest in the property.
9) Demonstrate that the site can be serviced by public water and
sanitary sewer service that is adequate for the proposed use.
10) Include a preliminary traffic impact analysis. All traffic analysis
information and reports shall be prepared and certified by a
Colorado registered professional engineer competent in traffic
engineering and shall address impacts to on-site and off-site
roadways including strategic roadways within Weld County, State
Highways, and Interstate Highways. The intent of this analysis is to
determine the project's cumulative development impacts, appropriate
project mitigation, and improvements necessary to offset a specific
project's impacts. This analysis shall include the following
information:
a ) Introduction: Describe the proposed development and
parameters of the study area , including off-site roadways.
b) Trip generation: Determine daily and a. m . and p. m .
• peak-hour trip generation for the proposed development
using established rates identified in the Trip Generation
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Manual published by the Institute of Transportation
• Engineers or as agreed to by County Engineering Staff.
c) Trip distribution: Based on assumptions contained in the
RUA area traffic analysis or market estimate, describe the
anticipated trip distribution patterns for the proposed
development.
d ) Trip assignment: Based on the projected trip generation,
assumed trip distribution and the prevailing roadway network,
assign the projected traffic to the intersections and streets
within the study area .
e) Any reasonable additional information deemed necessary for
review.
11 ) Include a preliminary Drainage Study. All drainage analysis
information and reports shall be prepared and certified by a
Colorado registered professional engineer competent in the
hydraulic engineering and shall address impacts to on-site and
off-site drainage ways within Weld County, and the surrounding
area. The intent of this analysis is to determine the project's
cumulative development impacts, appropriate project mitigation and
improvements necessary to offset a specific projects impacts.
• 12) Provide an amended RUA Land Use Map.
13) The applicant shall submit an affidavit agreeing to all previous
triggers and commitments as determined by prior applications and
actions required by the Board of County Commissioners.
c. Language amendment to the RUA. The proposed application must submit
the following :
1 ) The applicant shall demonstrate, through supporting documentation ,
how the proposed amendment will address the impact on existing or
planned service capabilities including but is not limited to roads,
storm water, and emergency services.
2) A certified list of the names, addresses and the corresponding parcel
identification numbers assigned by the County Assessor to the
owners of property of the surface estate within one thousand ( 1 ,000)
feet of the property subject to the application . The source of such list
shall be from the records of the County Assessor, or an ownership
update from a title abstract company or attorney derived from such
records or from the records of the County Clerk and Recorder. If the
list was assembled from the records of the County Assessor, the
applicant shall certify that such list was assembled within thirty (30)
days of the application submission date. Inadvertent errors by the
• applicant in supplying such list or the Department of Planning
Services in sending such notice shall not create a jurisdictional
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defect in the hearing process, even if such error results in the failure
• of a surrounding property owner to receive such notification .
3) The written certification of hearing notification to mineral rights
owners required by Section 24-65.6-103. 3, C. R. S. Such certification
may be submitted on the date of the initial public hearing referred to
in Section 24-65.5- 103( 1 ), C. R. S.
4) Submit a deed or legal instrument to the Department of Planning
Services identifying the applicant's interest in the property.
5) Demonstrate that the underlying planned services and/or
infrastructure approved for the RUA are not materially affected , or,
if materially affected , propose and support mitigation measures
addressing the improvements required .
6) Demonstrate that the proposed amendments are compatible with the
existing land-use designation of adjacent RUA planning areas.
7) Demonstrate conformance with the maximum land use limitations of
the RUA Land Use densities.
8) The applicant shall submit an affidavit agreeing to all previous
triggers and commitments as determined by prior applications and
actions required by the Board of County Commissioners.
• 5. In the case of an amendment to create a new Regional Urbanization Area , any
elements described above may be required to be submitted , as determined by
Planning Services staff based on the scale, scope, and location of the proposed
RUA.
6. The Department of Planning Services shall , upon submission of a request to amend
the Comprehensive Plan:
a. Ensure that all application submittal requirements are met prior to initiating
any official action .
b. Set a Planning Commission hearing date.
c. Arrange for legal notice of said hearing to be published one time in the
newspaper designated by the Board of County Commissioners for
publication of notices. The date of publication shall be at least ten ( 10) days
prior to the hearing .
d . Arrange for a press release regarding the proposed amendment in order to
inform as many County citizens and interested parties as possible.
e. Prepare a recommendation for consideration by the Planning Commission.
• 7. The Department of Planning Staffs recommendation shall consider whether the
proposal complies with the standards for approval.
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8. The Planning Commission shall hold a public hearing to consider the proposed
• amendment to the Comprehensive Plan text and maps. The Planning Commission
shall recommend approval or denial of the proposed amendment to the Board of
County Commissioners.
9. The Planning Commission shall consider the proposed amendment, the Department
of Planning Services' recommendation , and any public testimony, and determine
whether the proposal complies with the standards for approval.
10. The Board of County Commissioners shall receive the Planning Commission
recommendation and planning staff recommendation at a public meeting . Receipt
of the recommendation shall constitute the first reading of the Comprehensive Plan
ordinance. The second reading of the ordinance shall take place not more than
sixty (60) days after receipt of the Planning Commission's recommendation. The
Board of County Commissioners may then proceed to a third and final hearing of
the Comprehensive Plan ordinance. At the close of the public hearing, the Board
of County Commissioners may amend the Comprehensive Plan according to the
procedures established in Section 3- 14 of the Home Rule Charter.
11 . The Board of County Commissioners shall consider the proposed amendment, the
Planning Commission's recommendation , and any public testimony, and determine
whether the proposal complies with the standards for approval .
12. Standards for Approval . The following standards must be met:
• a . The existing Comprehensive Plan is in need of revision as proposed .
b. Social, economic, or land use conditions of the County have changed , if
applicable, that would support amending the Comprehensive Plan.
c. The proposed amendment will be consistent with existing and future goals,
policies, and needs of the County.
d . In the case of any amendment to the Regional Urbanization Area:
1 ) The proposed amendment inclusion into the Regional Urbanization
Area Land Use Map or modification to the existing land use
classification as outlined on the Regional Urbanization Area Land
Use Map has one-sixth ( 1 /6) contiguity with the existing Regional
Urbanization Area Land Use Map boundary.
2) The proposed amendment will address the impact on existing or
planned service capabilities including , but not limited to, all utilities,
infrastructure, storm water infrastructure, and transportation
systems.
3) The proposed amendment will address impacts on the natural
environment.
• 4) The proposed land use is compatible with the existing and
surrounding land uses.
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5) The proposed number of new residents will be adequately served by
• the social amenities, such as schools and parks of the community.
6) Local , accessible employment opportunities exist, and there is an
integrated balance of housing and employment.
7) The proposed amendment has demonstrated that adequate services
are currently available or reasonably obtainable.
8) Referral agency responses have been received and considered .
e. In the case of any proposed new Regional Urbanization Area:
1 ) The proposed amendment includes a diversity of land uses and will
address the impact on existing or planned service capabilities
including , but not limited to, all utilities, infrastructure, stormwater
infrastructure, and transportation systems.
2) The proposed amendment will address impacts on the natural
environment.
3) The proposed land use is compatible with the existing and
surrounding land uses.
4) The proposed number of new residents will be adequately served by
Illthe social amenities, such as schools and parks of the community.
5) Local , accessible employment opportunities exist, and there is an
integrated balance of housing and employment.
6) The proposed amendment has demonstrated that adequate services
are currently available or reasonably obtainable.
7) Referral agency responses have been received and considered .
ARTICLE II
Land Use Categories
Sec. 22-2-10. Agriculture
A. Weld County is the economically largest agricultural producing County in the nation ,
excluding citrus-producing counties. The agricultural sector is an important element of the
overall County economy. The diversity of agriculture in Weld County ranges from crops,
rangelands, and feedlots, to other forms of agribusiness, agri-tourism , agri-tainment, and
hobby farms.
B. The intent of the agricultural Goals is to support all forms of the agricultural industry, and ,
at the same time, to protect the rights of the private property owners to convert their
agricultural lands to other appropriate land uses. The County recognizes the importance
IIof maintaining large contiguous parcels of productive agricultural lands in non-urbanizing
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areas of the County to support the economies of scale required for large agricultural
• operations.
C. The diversion and application of irrigation waters to farmland in Weld County has been the
main economic driver for the County since the 1860's. Currently, the majority of these
waters are used for irrigation . As the population expands, so does the need for domestic,
commercial, and industrial supplies : ater sources. Land use regulations in the County
D. Extraction of natural resources is an important part of the economy of Weld County. Such
extraction operations should minimize the impacts to agricultural lands and agricultural
operations.
E. In keeping with the intent of the preamble of the Weld County Charter "to provide
uncomplicated , unburdensome government, responsive to the people," development in rural
areas provides opportunities for land divisions that are exempt from subdivision regulations,
and allows land use by small agricultural operations and home businesses. These lots
retain the agricultural zoning designation and support a high quality rural character, while
maintaining freedom from cumbersome regulations.
F. Land use policies should support a high quality rural character which respects the
agricultural heritage and traditional agricultural land uses of Weld County, as agricultural
lands are converted to other uses (excluding urban development). Rural character in Weld
County includes those uses which provide rural lifestyles, rural-based economies, and
opportunities to both live and work in rural areas. The natural landscape and vegetation
• predominate over the built environment. Agricultural land uses and development provide
the visual landscapes traditionally found in rural areas and communities.
Sec. 22-2-20 Agriculture Goals and Policies
A. A. Goal 1 . Respect and encourage the continuation of agricultural land uses and
agricultural operations for purposes which enhance the economic health and sustainability
of agriculture.
1 . A. Policy 1 . 1 . Establish and maintain an agricultural land use designation to promote
the County's agricultural industry and sustain viable agricultural opportunities for the
future.
2. A. Policy 1 .2. Support the development of creative policies for landowners to
voluntarily conserve agricultural land .
a. Recommended Strategy A. 1 . 2.a. Examine opportunities to provide
preservation techniques and incentives for voluntary conservation .
3. A. Policy 1 .3. Encourage management practices which sustain practical agricultural
productivity when irrigated lands are converted to non-irrigated agricultural uses
through water transfers, dry-ups, or land idling programs.
a. Recommended Strategy A. 1 .3.a. Explore incentives or programs to ensure
• that weeds are properly managed on dried-up properties.
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4. A. Policy 1 .4. Recognize the changing dynamics of agricultural land uses, their
• locations, and the size and scope of operations when developing land use
regulations.
5. A. Policy 1 . 5. Support and entice agriculturally related businesses and processing
facilities.
B. A. Goal 2. Continue the commitment to viable agriculture in Weld County through mitigated
protection of established (and potentially expanding) agricultural uses from other proposed
new uses that would hinder the operations of the agricultural enterprises.
1 . A. Policy 2. 1 . Adjacent lands owned or leased by an agricultural operation should
be used in determining allowable animal unit densities.
2. A. Policy 2.2. Allow commercial and industrial uses, which are directly related to, or
dependent upon , agriculture, to locate within agricultural areas when the impact to
surrounding properties is minimal or mitigated , and where adequate services and
infrastructure are currently available or reasonably obtainable. These commercial
and industrial uses should be encouraged to locate in areas that minimize the
removal of agricultural land from production.
a. Recommended Strategy A.2.2.a. Establish land use regulations which
minimize burdensome restrictions placed on the land use changes.
b. Recommended Strategy A.2.2. b. Facilitate a timely determination in the
• approval process for agriculturally related enterprises.
3. A. Policy 2. 3. Encourage development of agriculture and agriculturally related
businesses and industries in underdeveloped areas, where existing resources can
support a higher level of economic activity. Agricultural businesses and industries
include those related to ranching , confined animal production, farming , greenhouse
industries, landscape production , and agri-tainment or agri-tourism uses.
C. A. Goal 3. County land use regulations recognize and respect the rights afforded by the
State Constitution and associated statutes of individually decreed water rights. Water rights
are considered real property and should be protected as any other private property right.
1 . A. Policy 3. 1 . Land use regulations and policies should encourage water rights to
voluntarily remain and be put to beneficial use in the County.
2. A. Policy 3.2. Land use regulations should not interfere with the transfer of water
rights and/or their associated uses.
3. A. Policy 3.3. Land use regulations should protect the historicconsider the traditional
and future operational viability of water delivery infrastructure when applications for
proposed land use changes are considered .
4. A. Policy 3.4. Land use regulations should attempt to limit increased exposure of
liability to water delivery entities when land use changes are considered .
•
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D. A. Goal 4. Promote a quality environment which is free of derelict vehicles, refuse, litter,
• and other unsightly materials.
1 . A. Policy 4. 1 . Property owners should demonstrate responsibility of ownership by
minimizing safety and health hazards resulting from, but not limited to, unsafe or
dangerous structures and noncommercial junkyards.
a . Recommended Strategy A.4. 1 .a. Develop programs for cleanup of
abandoned property, junk, and weeds.
E. A. Goal 5. Provide for the minimum buildable lot size of parcels in the agricultural areas
created without County approval to be in conformance with State Statutes.
1 . A. Policy 5. 1 . Recognize that viable agricultural operations can function on small
acreages.
a. Recommended Strategy A.5. 1 .a . Review County regulations and consider
creating a minimum lot size standard of 35 acres in agricultural areas.
F. A. Goal 6. Provide mechanisms for the division of land in agricultural areas to support the
continuation of agricultural production.
1 . A. Policy 6. 1 . Support the continuation of division of lands in agricultural areas that
are exempt from subdivision regulations.
• a. Recommended Strategy A.6 . 1 .a. Consider road reservation/dedication and
road access location requirements for land use changes that are exempt
from the subdivision process, as applicable, and in accordance with the
Weld County Transportation Master Plan .
2. A. Policy 6.2. Support opportunities such as, but not limited to, hobby farming and
home businesses to supplement family income and reduce living expenses for farm
families and others who prefer a rural lifestyle.
3. A. Policy 6.3. Encourage multi-generational , caretaker, guest, and accessory
quarters.
a. Recommended Strategy A.6. 3.a. Develop land use regulations that allow
for auxiliary housing , without an attachment or square footage requirement,
on agricultural lands that are suitable for those uses. This would include
those units that are now considered non-conforming . Regulations could
address compatibility and impacts associated with such housing .
4. A. Policy 6 .4. Encourage agri-tourism .
a. Recommended Strategy A.6 .4.a . Review land use regulations to ensure
that they are consistent with this Policy, and that they support agri-tourism .
Explore other regulatory and non-regulatory options that promote and
enable rural tourism events and sites.
•
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G. A.Goal 7. County land use regulations should protect the individual property owner's right
• to request a land use change.
1 . A. Policy 7. 1 . County land use regulations should support commercial and industrial
uses that are directly related to, or dependent upon, agriculture, to locate within the
agricultural areas, when the impact to surrounding properties is minimal, or can be
mitigated , and where adequate services are currently available or reasonably
obtainable.
a . Recommended Strategy A. 7. 1 .a . Review the zoning regulations to ensure
that they are consistent with this Policy.
2 . A. Policy 7.2. Conversion of agricultural land to nonurban residential, commercial ,
and industrial uses should be accommodated when the subject site is in an area
that can support such development, and should attempt to be compatible with the
region .
a . Recommended Strategy A.7.2 .a . Review land use regulations for small
home-based businesses that are not uses allowed by right in the Agricultural
Zone District, and which are located in rural subdivisions.
3. A. Policy 7. 3. Conversion of agricultural land to urban residential , commercial , and
industrial uses should be considered when the subject site is located inside an
Intergovernmental Agreement area , Urban Growth Boundary area, Regional
Urbanization Area, or Urban Development Nodes, or where adequate services are
• currently available or reasonably obtainable. A municipality's adopted
comprehensive plan should be considered , but should not determine the
appropriateness of such conversion .
H . A.Goal 8. Ensure that adequate services and facilities are currently available or reasonably
obtainable to accommodate the requested new land use change for more intensive
development.
1 . A. Policy 8. 1 . The land use applicants should demonstrate that adequate sanitary
sewage and water systems are available for the intensity of the development.
2. A. Policy 8.2. The land use applicants are responsible for contacting and
determining the status of a water well through the State Division of Water
Resources, and should be aware that ownership of a parcel of land with a well does
not guarantee the use of the well .
3. A. Policy 8.3. The land use applicants should demonstrate that the roadway facilities
associated with the proposed development are adequate in width , classification, and
structural capacity to serve the proposed land use change.
4. A. Policy 8.4. The land use applicants should demonstrate that drainage providing
stormwater management for the proposed land use change is adequate for the type
and style of development and meets the requirements of county, state, and federal
rules and regulations.
•
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5. A. Policy 8. 5. The land use applicants should demonstrate that public service
• providers such as , but not limited to, schools, emergency services, and fire
protection are informed of the proposed development and are given adequate
opportunity to comment on the proposal .
I . A.Goal 9. Reduce potential conflicts between varying land uses in the conversion of
traditional agricultural lands to other land uses.
1 . A. Policy 9. 1 . Employ consistency and fairness in the application of the principles
of this Comprehensive Plan to help reduce conflicts between the residents, the
County, the municipalities, and the varying land uses.
2 . A. Policy 9.2. Consider the individuality of the characteristics and the compatibility
of the region of the County that each proposed land use change affects, while
avoiding requirements that do not fit the land use for that specific region.
3. A. Policy 9.3. Consider mitigation techniques to address incompatibility issues.
Encourage techniques and incentives such as, but not limited to, easements,
clustered development, and building envelopes, to minimize impacts on surrounding
agricultural land .
4. A. Policy 9.4. Consider conservation of natural site features such as topography,
vegetation , and water courses, in conjunction with the conversion of land uses.
a . Recommended Strategy A.9.4.a. Provide land owners with information
• about voluntary techniques, such as conservation easements, to preserve
significant agricultural lands, historic sites, and wildlife habitats.
5. A. Policy 9.5. Applications for a change of land use in the agricultural areas should
be reviewed in accordance with all potential impacts to surrounding properties and
referral agencies. Encourage applicants to communicate with those affected by the
proposed land use change through the referral process.
6. A. Policy 9.6. Municipalities should be encouraged to include all private property
owners, business owners, and residents outside of their municipal boundaries in any
growth management discussions and decisions that affect the future land use of
such private property owners' land .
a . Recommended Strategy A.9.6.a . Collaborate with municipalities to notify
unincorporated property owners of municipal land use policies that may
affect the future land uses of private property owners' land .
7. A. Policy 9. 7. Protect privately owned open space. Privately owned agricultural
lands provide relatively open landscapes. Unlike urban open space areas, public
access to these lands is not allowed . These lands are not guaranteed to remain
traditional agricultural lands, but can be converted by the individual land owner to
other uses through the appropriate land use processes.
a. Recommended Strategy A.9.7.a. Explore strategies for educating the public
• about protecting privately owned open space.
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J . A.Goal 10. The County recognizes the right to farm .
1 . A. Policy 10. 1 . Distribute informational handouts and make available electronic
sources of information pertaining to what should be expected of living in agricultural
areas, for use by rural homeowners, landowners, and residents.
2. A. Policy 10.2. In order to validate this recognition of a right to farm , the statement
listed below should be incorporated into all land use plats and Homeowners'
Association ( HOA) documents.
Weld County's Right to Farm Statement
Weld County is one of the most productive agricultural counties in the United States,
ranking fifthtypically ranking in the top ten counties in the country in total market value of
agricultural products sold . The rural areas of Weld County may be open and spacious, but they
are intensively used for agriculture. Persons moving into a rural area must recognize and accept
there are drawbacks, including conflicts with long-standing agricultural practices and a lower level
of services than in town . Along with the drawbacks come the incentives which attract urban
dwellers to relocate to rural areas : open views, spaciousness, wildlife, lack of city noise and
congestion , and the rural atmosphere and way of life. Without neighboring farms, those features
which attract urban dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established
agricultural practices to accommodate the intrusions of urban users into a rural area. Well-run
agricultural activities will generate off-site impacts, including noise from tractors and equipment;
slow-moving farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel
• roads; odor from animal confinement, silage and manure; smoke from ditch burning ; flies and
mosquitoes; hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and
the use of pesticides and fertilizers in the fields, including the use of aerial spraying. It is common
practice for agricultural producers to utilize an accumulation of agricultural machinery and supplies
to assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3. 5-102,
C. R. S. , provides that an agricultural operation shall not be found to be a public or private nuisance
if the agricultural operation alleged to be a nuisance employs methods or practices that are
commonly or reasonably associated with agricultural production .
Water has been, and continues to be, the lifeline for the agricultural community. It is
unrealistic to assume that ditches and reservoirs may simply be moved "out of the way" of
residential development. When moving to the County, property owners and residents must realize
they cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3, 700)
miles of state and County roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints more
than on patrols of the County, and the distances which must be traveled may delay all emergency
responses, including law enforcement, ambulance, and fire. Fire protection is usually provided by
volunteers who must leave their jobs and families to respond to emergencies. County gravel roads,
no matter how often they are bladed , will not provide the same kind of surface expected from a
paved road . Snow remova priorities mean hat roacs from subcivisions to arteria s may not be
c earec for severa cays after a major snowstorm . Snow remova for roacs within subcivisions are
• of- toe -owest priority for pub is works or may be the private responsibi ity of the homeowners.
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Services in rural areas, in many cases, will not be equivalent to municipal services. Rural dwellers
• must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting .
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm dogs and
livestock, and open burning present real threats. Controlling children's activities is important, not
only for their safety, but also for the protection of the farmer's livelihood . Parents are responsible
for their children.
Sec. 22-2-30. Urban development.
A. Urban development goals and policies are designed to plan for anticipated growth by
directing urban uses to areas where urban services exist. However, sometimes successful
economic growth will require the conversion of lands to urban uses, such as mixed use
developments.
B. Urban development is characterized by designated areas for residences, retail , offices,
services, and other uses that are primarily located along major roadways, at major
intersections, and in subdivisions designed to accommodate these more intense uses. It
relies on higher levels of services and infrastructure. Urban development patterns typically
include a mix of residential , commercial , industrial, and civic land uses in a compact
transportation-oriented form . Larger areas of pavement for roadways, plazas, and parking
lots often accompany these uses. Industrial uses in urban areas vary from heavy industry
and manufacturing , to manufacturing combined with research and development, which is
less obtrusive and disruptive to surrounding properties. Frequently the heavier industrial
• uses are segregated into areas around the perimeter of communities and linked to major
transportation networks. Light industry and manufacturing may also be at the perimeters,
but they are more often integrated into the community.
C. Urban residential development includes multi-family housing , single-family residential
subdivisions, and many variations between these two categories. Typically, the overall
density of urban residential developments exceeds one unit per acre, and neighborhoods
are characterized by paved streets, sidewalks, parks, and a variety of housing types and
other urban type land uses. Some commercial or institutional uses, such as churches,
daycare, small-scale offices, schools, convenience stores, and small shopping areas are
usually associated with urban residential subdivisions. Motorized and non-motorized
transportation options are typically built into urban residential developments.
D. Conflicts can exist between urban residential development and existing land uses. Tension
may result, not only from impacts to present uses, but also from resistance to change and
growth . It is important that the County recognize its ability to reduce conflicts between
urban development and other uses when implementing land use policies. Because of the
complexities associated with urban development and the increased impacts to surrounding
properties, scrutiny of new urban development proposals is essential to address issues
associated with urban development.
E. Growth should pay for itself, in terms of initial costs and long-term costs. New urban
development should pay its proportionate share to upgrade existing systems that benefit
everyone.
•
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F. One facet of urban development is the efficient use of land as a resource. Since urban
• development accommodates more density on each acre, the amount of land relative to the
number of people who live on or use the land is less. Locations where urban development
can occur should be encouraged to develop as urban . Jurisdictions that can accommodate
urban development should employ policies and regulations that facilitate urban
development, while at the same time managing the quality of this development.
G . Municipal urban growth areas, and uses within these areas, should be determined through
coordination between the County, the participating jurisdiction, and the individual
landowner. Development in the area surrounding municipalities requires this type of
coordination , which is achieved , in part, through these methods: the three-mile referral,
Intergovernmental Agreements, a standard quarter-mile County Urban Growth Boundary,
landowner notification , and community dialogue. When growth at the municipal/county level
is not coordinated , numerous problems can occur, with incompatible adjacent land uses
and violations of private property rights as the most obvious.
H . The County, in accordance with State statutes , refers land use proposals for review and
comment to any jurisdiction within three miles of the site of the proposed change. The
municipality is given an opportunity to comment, and the comments are considered by the
Planning Commission and the Board of County Commissioners when they vote on the
proposed land use change. The County should diligently continue the three-mile referral
process, regardless of any other agreements between a municipality and the County.
I . The Regional Urbanization Areas ("RUAs") are also identified as areas of potential urban
growth . The RUAs are intended to provide a foundation to enable the County and its
ill citizens to make appropriate decisions regarding future development within specified
geographic areas. RUAs are based on several central ideas, including employment
development, interconnection of neighborhoods within the RUA, consistent development
and design standards, diverse land uses, and a planned transportation network. Specific
Goals and Policies concerning RUAs are found in Section 22-2-140.
J . Urban Development Nodes are also identified as areas of potential urban growth . An Urban
Development Node is defined as a site of potentially concentrated urban development
located along , or adjacent to, the intersection of two or more roads in the state highway
system , or as otherwise defined . Existing Urban Development Nodes are generally located
in the more central and eastern portions of the County.
K. Definitions and clarifications.
Cooperative planning area - This generalized term refers to all areas where Weld County
and a specific municipality or service district have mutual land use interests. It includes
areas defined by an UGB or IGA, but not exclusively so.
County Urban Growth Boundary ("UGB") - Unincorporated portions of the County located
within a one-quarter-mile perimeter around the physically-existing central sewer facilities
located within municipal limits. These are only recognized when an IGA is not in force
between the County and the municipality. A UGB will not typically correspond to a
municipality's own comprehensive planning areas.
II Intergovernmental Agreement ("IGA ") urban growth area - A geographic area specifically
defined by a given approved Intergovernmental Agreement, usually intended to define
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areas where policies supporting urban development apply. ( Intergovernmental Agreement
Ill may define multiple policy areas. ) An IGA may or may not correspond to a municipality's
own comprehensive planning areas.
Municipalities' comprehensive plan areas and boundaries - Municipalities are statutorily
required to adopt a comprehensive plan (sometimes called a "master plan").
[Section 31 -23-206 , C. R.S .] As a matter of practice, most will also adopt some form of
planning map that contains a defined planning area. This area will not typically correspond
to the various planning areas described in this Section, except in such cases where the
County and municipality have mutually adopted it in conjunction with an Intergovernmental
Agreement. Municipalities will use many different terms to describe policy areas in their
comprehensive plan , and these should not be confused with terms as they are defined
here.
Municipalities' Three-Mile Plans - Municipalities are statutorily required to plan within three
miles of their current municipal boundaries in order to consider annexations.
[Section 31 -12- 105(e), C. R.S.] The area of this plan is separate from any County-defined
planning areas, and may or may not correspond to various cooperative planning areas.
Regional Urbanization Areas ("RUAs") - Geographic areas designated in the Weld County
Comprehensive Plan , supported by urbanization policies found in Section 22-2-140 and
Chapter 26 of the Weld County Code. RUAs were formerly referred to as Mixed Use
Development ("MUD") areas.
Urban Development Node ("UDN") - Areas defined as a one-quarter-mile radius of the
1111 intersection of two or more roads in the state highway system , or as otherwise defined .
Sec. 22-2-40. Urban development Goals and Policies.
A. UD.Goal 1 . Concentrate urban development within existing municipalities, an approved
Intergovernmental Agreement urban growth area, the Regional Urbanization Areas, County
Urban Growth Boundary Areas, Urban Development Nodes, or where urban infrastructure
is currently available or reasonably obtainable.
1 . UD. Policy 1 . 1 . Individuals making initial contact with the County regarding land use
development should be informed of the policy of directing urban development to the
areas described above.
2 UD. Policy 1 .2. Providing urban infrastructure and/or services should be the
responsibility of the landowner proposing urban development.
3. UD. Policy 1 . 3. The official Urban Development Map will be compiled based on the
tools and policies discussed in this Section. The current copy of the Urban
Development Map is maintained on file at the Department of Planning Services.
B. UD. Goal 2 . Strive to establish an Intergovernmental Agreement concerning urban growth
areas with each municipality in the County.
1 . UD. Policy 2. 1 . The County should consider the following elements when beginning
to form an Intergovernmental Agreement with a municipality concerning urban
• growth areas:
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a . Establish an agreed-upon urban growth area boundary, giving consideration
• to the municipality's comprehensive plan. Likewise, the municipality agrees
to limit its expansion to defined areas where it plans to provide municipal
services within a defined time period .
b. Annexation patterns should directly correlate with municipalities' and/or
agencies' recognized service areas and the timing of infrastructure
availability.
c. Annexations should be with both municipality and County approvals.
d . Expansion of municipal boundaries through annexation should include
notification of all unincorporated property owners within one mile of the
subject property.
e. Common development standards should be agreed upon within designated
geographic areas, which may include areas within the municipal boundaries.
These should include items such as roadways (types, widths, horizontal
design , access, and spacing ) and drainage (on-site, off-site, discharge,
easement treatment, and regional facilities).
f. Establish provisions addressing extension of infrastructure and services
required by urban development. Include a definite time line and capital
improvements funding strategy for roadways, sewer, water, drainage,
schools, emergency services, civic facilities, and other infrastructure and
• services necessary to support urban development, defining how and when
these areas will be served.
g . Establish provisions for removal of property from the Intergovernmental
Agreement urban growth area if infrastructure and service provision is not
completed as described above.
h . Strive to set common urban development fees within the Intergovernmental
Agreement urban growth area, to encourage parity when a developer is
processing land use cases in either the County or a municipality.
i . Municipalities should take responsibility for roads that are annexed , and the
addressing of annexed properties.
j . Intergovernmental Agreements should also contain clauses addressing rural
and agricultural land uses.
2. UD. Policy 2.2. Inform other area municipalities when an Intergovernmental
Agreement between the County and a specific municipality is being considered .
3. UD. Policy 2. 3. Support joint Intergovernmental Agreements with multiple
municipalities, when appropriate.
4. UD. Policy 2.4. Inform property owners within and near the areas discussed in a
• potential Intergovernmental Agreement that the area is being considered for
Intergovernmental Agreement policies.
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5. UD. Policy 2.5. Update and revise Intergovernmental Agreements, as needed ,
• because of changing conditions.
a. Recommended Strategy UD. 2 . 5 .a. Utilize a third party, such as the
Department of Local Affairs, to facilitate new and revised Intergovernmental
Agreements discussions.
6. UD. Policy 2 .6. Support he formation of a Joint P anning Boarc to consider
specified urban anc use proposals within an ntergovernmenta Agreement urban
citizens (versus dua representation for town residents):Consider agreements with
municipalities that County Planning Staff be notified and invited to any pre-hearing
neighborhood meetings for municipal land use cases near unincorporated areas,
so that unincorporated County residents' concerns can be noted and included in
County referral comments to the municipality.
C. UD. Goal 3. Until Intergovernmental Agreements are in place with a particular municipality,
define a standard County Urban Growth Boundary as a one-quarter-mile perimeter around
the municipal limits that are currently physically served by central sewer (whether by the
municipality or other recognized agencies).
1 . UD. Policy 3. 1 . In the absence of an Intergovernmental Agreement urban growth
area, the County recognizes a County Urban Growth Boundary.
• 2. UD. Policy 3.2. The perimeter of a County Urban Growth Boundary should be
modified if it is apparent that physical boundaries prevent the extension of sewer
service.
3. UD. Policy 3.3. Inside the County Urban Growth Boundary, urban-type uses and
services are planned and supported , and annexation is encouraged .
4. UGB. Policy 3.4. Inform all property owners in the County Urban Growth Boundary
that their property is within the County Urban Growth Boundary.
5. UGB. Policy 3. 5. Encourage any lower-density uses proposed within the County
Urban Growth Boundary to be designed in a manner that will accommodate more
intensive re-development, as planned or projected , for the future in that location.
D. UD. Goal 4. Define Urban Development Nodes as being located within a one-quarter-mile
radius of two or more roads in the state highway system , or as otherwise defined .
1 . UD. Policy 4. 1 . Development of Urban Development Nodes requires appropriate
infrastructure, well-designed and managed road access, and high visibility.
2. UD. Policy 4.2. Encourage urban development within Urban Development Nodes.
3. UD. Policy 4. 3. Other Urban Development Nodes may be designated at significant
• roadway intersections, in areas where commercial services would otherwise not be
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practically available within a reasonable proximity. Such other Urban Development
. Nodes should be determined in conjunction with transportation planning .
E. UD. Goal 5. The County and municipalities should strive to coordinate urban land use
planning in cooperative planning areas, including such items as development policies and
standards, zoning, street and highway construction , open space, public infrastructure, and
other matters associated with urban development.
1 . UD. Policy 5. 1 . The County should consider approving an urban development
proposal if all of the following criteria are met:
a . The adjacent municipality does not consent to annex the land or property in
a timely manner, or annexation is not legally possible.
b. The proposed development, including public facility and service provision ,
is consistent with other urban-type uses and conforms to County
regulations.
c. The proposed urban development attempts to be compatible with the
adjacent municipality's comprehensive plan (though it may not necessarily
conform to it).
2. UD. Policy 5.2. Encourage joint planning , by the county, metropolitan planning
organizations, and municipalities , of areas within cooperative planning areas and
other significant areas of joint interest. Such joint planning could include the use of
. mutual studies, sub-area plans, or shared data.
a. Recommended Strategy UD.5.2.a . Conduct regular staff-level meetings
between the County and municipalities.
3. UD. Policy 5.3. Support mechanisms to include landowners located outside
municipal boundaries in the planning and review of urban development in and
around the municipality.
a . Recommended Strategy UD.5.3.a. Develop mechanisms to ensure that the
expansion of municipal boundaries through annexation , and all urban
developments inside or around the municipality, includes notification of all
unincorporated property owners within one mile of the subject property.
4. UD. Policy 5.4. Encourage municipalities to establish Intergovernmental
Agreements with one another, recognizing the rights of private landowners in
unincorporated Weld County.
5. UD. Policy 5.5. The County should diligently continue the three-mile referral
process, regardless of any other agreements between a municipality and the
County.
Sec. 22-2-50. Unincorporated communities and historic townsites.
• A. The County's rural areas contain a number of small unincorporated residential communities
that are surrounded by agricultural districts and agricultural uses. Of particular note are the
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numerous historic townsites, which are typically small-lot communities that platted before
• the creation of State subdivision laws in 1972. Many historic townsites are nearly a century
old .
B. Historic townsites and other unincorporated communities provide housing for those
predominantly employed in agricultural and other industries. The communities also serve
as small commercial centers for surrounding farm areas.
C. Some population growth has occurred in these communities despite a lack of community
water and/or sewer facilities and their remote locations. These settlements will probably
continue to function as rural centers serving the needs of the surrounding rural population.
D. Regional services, such as wastewater treatment plants and water treatment facilities, are
encouraged to service unincorporated communities. Further development in
unincorporated communities will be encouraged only when adequate services and
infrastructure are currently available or reasonably obtainable.
Sec. 22-2-60. Unincorporated communities and historic townsites Goals and Policies.
A. UC. Goal 1 . Assure proper location and operation of compatible land uses by maintaining
land use regulations within unincorporated communities.
1 . UC. Policy 1 . 1 . Base the expansion of existing unincorporated communities on the
following criteria :
• a. Urban growth boundary goals and policies should apply in reviewing land
use applications which are adjacent to, or propose to expand , existing
unincorporated communities.
b. Additionally, any Goals and Policies adopted for a particular type of
development should also be used for review and evaluation. For example,
the Commercial Goals and Policies would also apply when reviewing a
commercial application adjacent to an unincorporated community.
2. UC. Goal 2 . Maintain the rural character of the unincorporated communities.
3. UC. Goal 3. Encourage infill of existing vacant platted lots within unincorporated
communities.
4. UC. Goal 4. Promote a quality environment which is free of unsightly materials,
including , but not limited to, derelict vehicles, refuse, and litter.
a. UC. Policy 4. 1 . Property owners should demonstrate responsibility of
ownership by minimizing safety and health hazards resulting from , but not
limited to, derelict structures, derelict vehicles, and noncommercial
junkyards.
1 ) Recommended Strategy UC.4. 1 .a . Develop programs for the
cleanup of derelict property, junk, and weeds.
•
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Sec. 22-2-70. Industrial development.
• A. The intent of the industrial Goals is to establish industrial areas where a balanced ,
diversified economy can be encouraged in an effort to maintain and enhance the quality of
life of Weld County citizens. These Goals and Policies intend to assure desirable local
employment opportunities, and strengthen and stabilize the economy.
B. When reviewing proposed industrial development, there should be a thorough examination
of issues, such as compatibility with surrounding and regional land uses, availability and
adequacy of infrastructure and services serving the proposal , and impacts on the natural
environment.
C. It is essential to have supporting utilities, public services, and related facilities for any
industrial development. The fiscal limitations of both the private and public sector cannot
sustain indiscriminate development without regard for how such services and facilities will
be provided .
D. Industrial development can occur throughout the County in a variety of targeted locations,
and it differs in intensity and character. Various zone districts are used to implement
County goals for industrial development.
Sec. 22-2-80. Industrial development Goals and Policies.
A. [ Goal 1 . Promote the location of industrial uses within municipalities, County Urban Growth
Boundary Areas, Intergovernmental Agreement Urban Growth Areas, growth management
• areas as defined in municipalities' comprehensive plans, the Regional Urbanization Areas,
Urban Development Nodes, along railroad infrastructure, or where adequate services are
currently available or reasonably obtainable.
1 . ( . Policy 1 . 1 . Ensure that adequate industrial levels of services and facilities are
currently available or reasonably obtainable to serve the industrial development or
district.
2. I . Policy 1 .2. Encourage new industrial development within existing industrial areas.
3. ( . Policy 1 .3. Encourage industrial development by improving major transportation
corridors.
a . Recommended Strategy I . 1 . 3.a. Identify these corridors in a Transportation
Master Plan.
B. ( . Goal 2. Encourage appropriate industrial development to annex into a municipality if the
new or expanding industrial development is adjacent to the municipality's corporate limits.
1 . ( . Policy 2. 1 . Municipalities may have comprehensive plans that include lands in
unincorporated areas of the County. Applicants are encouraged to discuss their
land use plans with those affected municipalities.
a . Recommended Strategy I .2. 1 .a. Pursue Intergovernmental Agreements
• between municipalities and the County.
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C. ( . Goal 3. Consider how transportation infrastructure is affected by the impacts of new or
• expanding industrial developments.
1 . ( . Policy 3. 1 . Support transportation systems within and into industrial developments
that address a full range of mobility needs, and which effectively provide
connectivity in a cost effective, efficient, and comprehensive manner.
2. ( . Policy 3.2 The land use applicant should demonstrate that the roadway facilities
associated with the proposed industrial development are adequate in width,
classification , and structural capacity to serve the development proposal.
a. Recommended Strategy I .3.2.a . Coordinate transportation plans between
Weld County, other counties, municipalities, and other jurisdictions.
b. Recommended Strategy I .3.2. b. Establish road reservation/dedication
standards for industrial developments that are in accordance with the Weld
County Transportation Master Plan.
D. ( . Goal 4. All new industrial development should pay its own way.
1 . ( . Policy 4. 1 . New development should pay for the additional costs associated with
those services directly impacted by the new industrial development.
2. ( . Policy 4.2. Cooperation or consolidation of urban services among counties,
municipalities, special districts, and companies should be encouraged , when
• appropriate, to avoid duplication and overlapping costs and to establish a
satisfactory level of quality, quantity, and dependability of those services.
3. ( . Policy 4.3. The applicant has the option to provide a cost/benefit evaluation . This
evaluation may be considered for potential economic incentives.
a. Recommended Strategy I .4.3.a. Develop criteria for considering if and when
incentives are appropriate.
E. [Goal 5. New industrial uses or expansion of existing industrial uses should meet existing
federal , state, and local policies and legislation.
1 . ( . Policy 5. 1 . Industrial uses should be evaluated using criteria including , but not
limited to, the effect the industry would have on air and water quality, natural
drainage ways, soil properties, and natural patterns and suitability of the land.
a. Recommended Strategy I . 5. 1 .a. Review the zoning regulations to ensure
that they are consistent with this Policy.
2. I . Policy 5.2. Development improvements should minimize permanent visual
scarring from grading , road cuts, and other site disturbances. Require stabilization
and landscaping of final land forms, and that runoff be controlled at historic levels.
F. ( .Goal 6. Minimize the incompatibilities that occur between industrial uses and surrounding
• properties.
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1 . ( . Policy 6. 1 . Consider the compatibility with surrounding land uses and natural site
• features.
a. Recommended Strategy I .6. 1 .a. Establish development standards for such
issues as use, building height, scale, density, traffic, dust, and noise.
b. Recommended Strategy l .6. 1 . b. Consider identifying industrial sub-areas
and corresponding design guidelines after notification to the relevant
landowners.
2. I . Policy 6.2. RequireSupport the use of visual and sound barrier landscaping to
screen open storage areas from residential uses or public roads.
3. ( . Policy 6.3. Encourage informational neighborhood meetings for proposed
industrial uses that do not require a public hearing .
a. Recommended Strategy I .6. 3.a. Develop options for neighborhood meeting
processes.
4. ( . Policy 6.4. Ensure that industrial properties are free of derelict vehicles, refuse,
litter, and other unsightly materials.
a . Recommended Strategy I .6.4.a. Develop programs for cleanup of derelict
property, junk, and weeds.
G. ( .Goal 7. Recognize the importance of railroad infrastructure to some industrial uses.
s
1 . ( . Policy 7. 1 . Support the continued and expanded use of existing railroad
infrastructure for industrial uses.
2. ( . Policy 7.2. Communicate with landowners along railroads concerning the
significance of railroads to some industrial uses .
3. ( . Policy 7. 3 Maintain development standards along heavy railroad lines.
a. Recommended Strategy I .7.3.a. Review existing regulations and consider
development standards for industrial uses along heavy railroad .
4. ( . Policy 7.4 Develop design guidelines along heavy railroad lines.
a . Recommended Strategy I .7.4.a. Define heavy railroad in the Weld County
Code.
Sec. 22-2-90. Commercial development.
A. The purpose of commercial development Goals is to characterize, by intensity, those areas
throughout the County for retail, offices, services, and other similar uses. Commercial uses
are primarily located along major roadways, at major intersections, and in commercial parks
designed to accommodate these uses. When of an appropriate scale that accounts for
pedestrians and public space, limited commercial activity is also appropriate within
• neighborhoods.
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B. These commercial Goals and Policies intend to further enhance and solidify the economic
• base of Weld County. It is critical to attract sustainable commercial growth and economic
development. This is achieved by accommodating patterns that neither undermine the
quality of life for County citizens, nor compromise the viability of the agricultural and
industrial economies.
C. Generally, commercial development is located within or adjacent to existing urban areas.
D. Regional commercial activity, which has impacts on multiple jurisdictions and the County,
should be developed in a culture of collaboration . By respecting the differences in their
values and policies, municipalities and the County can create the best possible
development and improve the delivery of services.
E. Neighborhood commercial development provides locations for uses that supply
conveniences, goods, and services for residents of the immediate area. It should typically
link to transportation networks, while minimizing traffic and parking problems for the
adjacent residences and promoting compatibility between such commercial areas and
nearby residential areas. The design , scale, and scope of commercial facilities are
particularly important when neighborhood commercial uses are planned .
Sec. 22-2-100. Commercial development Goals and Policies.
A. C. Goal 1 . Promote the location of commercial uses within municipalities, County Urban
Growth Boundary areas, Intergovernmental Agreement urban growth areas, growth
management areas as defined in municipal comprehensive plans, the Regional
• Urbanization Areas, Urban Development Nodes, or where adequate services are currently
available or reasonably obtainable.
1 . C. Policy 1 . 1 . Ensure that adequate levels of services and facilities are currently
available or reasonably obtainable.
2. C. Policy 1 .2. Encourage new commercial development within existing commercial
areas.
3. C. Policy 1 . 3. Neighborhood commercial uses should be allowed in residential
areas. These commercial uses should consist only of neighborhood-oriented
businesses. Commercial uses that service a greater area than the neighborhood
and create an undesirable impact, such as increased vehicular traffic, are not
considered appropriate in residential neighborhoods.
B. C. Goal 2. Encourage appropriate commercial development to annex into a municipality if
the new or expanding commercial development is adjacent to the municipality's corporate
limits.
1 . C. Policy 2. 1 . Municipalities may have comprehensive plans that include lands in
unincorporated areas of the County. Applicants are encouraged to discuss their
land use plans with those affected municipalities.
a . Recommended Strategy C.2. 1 .a. Pursue Intergovernmental Agreements
• between municipalities and the County.
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PAGE 34 ORD2008-13
C. C. Goal 3. All new commercial development should pay its own way.
111 1 . C. Policy 3. 1 . New development should pay for the additional costs associated with
those services directly impacted by the new commercial development.
2. C. Policy 3.2. Cooperation or consolidation of urban services among counties,
municipalities, special districts, and companies should be encouraged , when
appropriate, to avoid duplication and overlapping costs and to establish a
satisfactory level of quality, quantity, and dependability of those services.
D. C. Goal 4. New commercial uses or expansion of existing commercial uses should meet
existing federal , state, and local policies and legislation.
1 . C. Policy 4. 1 . Commercial uses should be evaluated using criteria including , but not
limited to, the effect the development would have on air and water quality, natural
drainage ways, soil properties, and natural patterns and suitability of the land .
a. Recommended Strategy C.4. 1 .a. Review the zoning regulations to ensure
that they are consistent with this Policy.
2. C. Policy 4.2. Commercial uses should be encouraged to enhance desirable natural
features, which may include favorable space for wildlife, and minimize pollution .
Development improvements should minimize permanent visual scarring from
grading , road cuts, and other site disturbances. Require stabilization and
landscaping of final land forms, and that runoff be controlled at historic levels.
• E. C. Goal 5. Minimize the incompatibilities that occur between commercial uses and
surrounding properties.
1 . C. Policy 5. 1 . Consider the compatibility with surrounding land uses and natural site
features.
a . Recommended Strategy C. 5. 1 .a . Establish development standards for such
issues as use, building height, scale, density, traffic, dust, and noise.
b. Recommended Strategy C. 5. 1 . b. Consider identifying commercial
sub-areas and corresponding design guidelines after notification to the
relevant landowners.
2. C. Policy 5.2. Require`..Support the use of visual and sound barrier landscaping to
screen open storage areas from residential uses or public roads.
3. C. Policy 5. 3. Encourage informational neighborhood meetings for proposed
commercial uses that do not require a public hearing .
a. Recommended Strategy C.5.3.a . Develop options for neighborhood
meeting processes.
4. C. Policy 5.4. Ensure that commercial properties are free of derelict vehicles,
• refuse, litter, and other unsightly materials.
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a. Recommended Strategy C.5.4.a . Develop programs for cleanup of derelict
• property, junk, and weeds.
F. C. Goal 6. Consider how transportation infrastructure is affected by the impacts of new or
expanding commercial developments.
1 . C. Policy 6. 1 . Support transportation systems within and into commercial
developments that address a full range of mobility needs, and which effectively
provide connectivity in a cost effective, efficient, and comprehensive manner.
Encourage shared access points.
2. C. Policy 6.2. The land use applicant should demonstrate that the roadway facilities
associated with the proposed commercial development are adequate in width ,
classification , and structural capacity to serve the development proposal .
a . Recommended Strategy C.6.2.a. Coordinate transportation plans between
Weld County, other counties, municipalities, and other jurisdictions.
b. Recommended Strategy C.6.2. b. Establish road reservation/dedication
standards for commercial developments that are in accordance with the
Weld County Transportation Master Plan and with other local and regional
transportation plans.
Sec. 22-2-110. Residential development.
III A. The intent of the Residential Goals and Policies is to establish residential areas, which
reflect affordability and lifestyle choices that include dwelling unit type, density,
environmental setting , and convenience levels.
B. Thorough examination of issues such as compatibility with surrounding and regional land
uses , availability and adequacy of infrastructure, services, serving the proposal, impacts
on the natural environment, and other issues should occur in the review of all residential
developments.
C. Supporting utilities and public services and related facilities are essential to any residential
development. Recognition of this has led the public sector to require that residential
development include adequate facilities and services. The fiscal limitations of both the
private and public sector cannot sustain indiscriminate development without regard for how
such services and facilities will be provided .
D. Residential development can occur throughout the County in a variety of locations, and it
varies in location , intensity, character, and density. Various zone districts are used to
implement County goals for housing .
E. Residential development on large parcels primarily used as agricultural lands is essential
to the continuation of agriculture in Weld County and takes on many forms particular to the
specific agricultural use (i .e. dairy, irrigated land , dryland , etc. ).
F. Rural Residential developments are characterized by larger lots, limited urban amenities,
• limited livestock, and/or other non-urban components. These types of residential
developments are generally located in areas between towns, or beyond the urbanizing
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regions of the County, and must be planned in relation to the infrastructure currently
IDavailable or reasonably obtainable and compatibility of land uses.
G . Other than rural and agricultural residential development, Urban Residential developments
in Weld County vary in intensity and density; generally Urban Residential developments are
of single-family lots, multi-family lots, or sites for mobile homes. It is important that these
types of residential developments are located inside municipal boundaries, or in County
Urban Growth Boundaries, Urban Development Nodes, Regional Urbanization Areas, or
other areas where adequate services and infrastructure are currently available or
reasonably obtainable.
H . Diverse housing options serve people of all income levels and may provide some citizens
the ability to live where they work. A shortage of workforce housing for entry-level or
essential employees, living on a moderate income, may be detrimental to local employers'
efforts to maintain an adequate workforce.
Sec. 22-2-120. Residential development Goals and Policies.
A. R.Goal 1 . Ensure that adequate services and facilities are currently available or reasonably
obtainable to serve the residential development or district.
1 . R. Policy 1 . 1 . The land use applicant should demonstrate that adequate sanitary
sewage and water systems are currently available or reasonably obtainable to serve
residential development proposals.
• 2. R. Policy 1 .2. The land use applicant should demonstrate that the roadway facilities
associated with the proposed development are adequate in width , classification, and
structural capacity to serve the development proposal .
3. R. Policy 1 .3. The land use applicant should demonstrate that drainage facilities
providing stormwater management for the proposed development are adequate for
the type and style of development and meet the regulatory requirements of the
county, state, and federal rules and regulations.
4. R. Policy 1 .4. The land use applicant should demonstrate that public service
providers such as schools, emergency services, fire protection , and other providers
are informed of the proposed development and are given adequate opportunity to
comment on the proposal .
B. R. Goal 2. Promote cost-effective delivery of facilities and services to residential
development.
1 . R. Policy 2 . 1 . Improvements associated with residential development should be
based on the direct impact that development proposals have on the infrastructure
and services related to that development. This may include being required to
address off-site improvements necessary to adequately support any individual
development.
a. Recommended Strategy R. 2. 1 .a. Consider road reservation/dedication for
• land development that is exempt from the subdivision process, such as, but
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not limited to, recorded exemptions, as applicable, and in accordance with
• the Weld County Transportation Master Plan .
2. R. Policy 2.2. Ensure adequate mechanisms are in place to manage and maintain
all public and private improvements in residential development. These
improvements may include water delivery, sewage disposal , drainage facilities ,
roadways, common and private open space , landscaped areas, and fencing .
Mechanisms may include, but are not limited to, homeowner's associations,
metropolitan or other improvement districts, agreements with utility or service
providers, or protective covenants addressing privately owned property.
3. R. Policy 2.3. Mechanisms for funding infrastructure improvements should be
promoted to ensure equitable participation by the developer, utility providers, service
providers, the County, future owners, and surrounding properties. Such
mechanisms may include over-sizing or payback agreements, impact fees,
interim/ultimate design and installation plans, improvement or metropolitan districts,
and/or other methods.
a. Recommended Strategy R.2.3.a . Review existing impact fee policies every
three years and after each decennial census to ensure that the basis for
impact fees remains equitable and fair and reflects the current costs of
construction.
C. R. Goal 3. Consider the compatibility with surrounding land uses, natural site features,
nearby municipalities' comprehensive plans, and general residential growth trends when
• evaluating new residential development proposals.
1 . R. Policy 3. 1 . Mitigation techniques should be considered , to address incompatibility
issues.
2. R. Policy 3.2 . Consider conservation of natural site features, such as topography,
vegetation , and water courses, in conjunction with residential uses. Development
improvements should minimize permanent visual scarring from grading , road cuts,
and other site disturbances. Require stabilization and landscaping of final land
forms, and that runoff be controlled at historic levels.
3. R. Policy 3.3. Incorporated areas may have comprehensive plans that include lands
in unincorporated areas of the County. Applicants are encouraged to discuss their
land use plans with those affected incorporated areas.
4. R. Policy 3.4. County land use codes and regulations shall recognize that residential
growth trends, patterns, and rates are dynamic and are influenced by many factors.
Regulations should be crafted to account for these fluctuations.
D. R. Goal 4. Residential development should support agriculture, and be supported in
agricultural areas, in accordance with the Goals and Policies of Section 22-2-20.
E. R. Goal 5. Support Rural Residential development. The density of Rural Residential
development should be based on total gross area of land , with final density adjusted , if
• necessary, relative to infrastructure and services available or reasonably obtainable.
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1 . R. Policy 5. 1 . Encourage Rural Residential uses when the subject site is located in
• a non-urban area of the County.
2. R. Policy 5.2. The gross density of Rural Residential development proposed with
public water, or wells, and individual sewage disposal systems should be lower than
that of other types of Rural Residential development. All lotsLots should have
access to common or private open space. if applicable. Private open space is
encouraged on individual lots, in order to support high-quality rural character.
a. Recommended Strategy R.5.2.a . Review the subdivision and zoning
regulations to ensure that they support this Policy. Study the possibility of
allowing a gross density for Rural Residential development proposed with
public water, or wells, and individual sewage disposal systems of one
dwelling unit per 3.0 acres or more.
b. Recommended Strategy R. 5. 2. b. Review regulations and consider a
minimum lot or building envelope size of 1 .25 acres for Rural Residential
development proposed with public water, or wells, and individual sewage
disposal systems.
c. Recommended Strategy R. 5. 2. c. Review regulations to ensure adequate
open space requirements. Consider standards such as common open
space a minimum of 30 feet wide, and private open space that is a minimum
of 3.0 acres, unimproved and a minimum of 150 feet wide.
• 3. R. Policy 5.3. The gross density of Rural Residential development proposed with
public water and public sewer service should be higher than those proposed
with public water, or wells, and individual septic systems, but lower than Urban
Development. All lotsSuch development should havesupport lots having access to
common or private open space. Off-road pedestrian connections (detached or
attached sidewalk or trail ) should connect all lots.
a. Recommended Strategy R. 5.3.a. Review the subdivision and zoning
regulations to ensure that they support this Policy. Study the possibility of
allowing a gross density for Rural Residential development proposed with
public water and public sewer service of one dwelling unit per 1 .5 acres or
more.
b. Recommended Strategy R.5.3. b. Review regulations and consider a
minimum lot or building envelope size of 0.5 acre for Rural Residential
development proposed with public water and public sewer service.
c. Recommended Strategy R. 5. 3.c. Review regulations to ensure adequate
open space requirements. Consider standards such as common open
space that is a minimum of 20 feet wide, and private open space that is a
minimum of 1 . 5 acres, unimproved and a minimum of 100 feet wide.
d . Recommended Strategy R.5.3.d . Review regulations regarding Rural
Residential development adjacent to urban development.
•
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e. Recommended Strategy R.5. 3.e. Develop standards for rural pedestrian
• connections.
F. R. Goal 6 . Design Rural Residential development to include development patterns, design
features, amenities, and architecture that support a high quality rural character.
1 . R. Policy 6. 1 . Internal roadways that are rural in character, and yet adequately serve
the intensity of the development, are encouraged .
a. Recommended Strategy R.6. 1 .a . Develop road standards for Rural
Residential subdivisions. Where possible, different standards should be
explored for different rural circumstances.
2. R. Policy 6.2. Access from Rural Residential developments onto perimeter
roadways should be encouraged to share access roads, spaced according to
County policies.
3. R. Policy 6. 3. Roadway and/or pedestrian connections to surrounding properties
should be included , where feasible, to ensure connectivity between adjoining
properties as they develop.
4. R. Policy 6.4. Perimeter treatments, entry ways, and architectural design criteria are
encouraged to be individually tailored to each development proposal , but should
support a high quality rural character.
• a. Recommended Strategy R.6.4.a. Develop a "Design Techniques to Support
the Rural Character of Weld County" handbook. This handbook would offer
suggestions for subdivision layout and street designs that maintain the look
and feel of rural Weld County.
5. R. Policy 6.5. Setbacks and other bulk standards should be established so that they
reflect the character and goals of Rural Residential development.
a. Recommended Strategy R.6 . 5.a. Review the zoning regulations to ensure
that they are consistent with this Policy.
G. R. Goal 7. Encourage Urban Residential uses when the subject site is located inside an
approved Intergovernmental Agreement urban growth area , County Urban Growth
Boundary area , Regional Urbanization Areas, Urban Development Nodes , or where
adequate infrastructure and services are currently available or reasonably obtainable.
1 . R. Policy 7. 1 . Urban residential development is any development more dense than
Rural Residential development.
H . R. Goal 8. Urban Residential development patterns, design features, infrastructure,
amenities and other development elements should conform to urban design standards .
1 . R. Policy 8. 1 . Urban infrastructure elements such as roadways, water, sewer,
drainage, sidewalks, parks, open space, and other community services should be
• included in any urban design.
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2. R. Policy 8.2. Mixed uses, including varied lot sizes, multi-family dwellings,
• complimentary commercial, civic, and public facilities should be considered in all
urban developments.
3. R. Policy 8. 3. As appropriate, incorporate neighborhood design techniques, so that
ordinary activities of daily living can occur within walking distance of most
residences.
a. Recommended Strategy R. 8.3.a. Develop a handbook that offers
suggestions for neighborhood design techniques.
R. Goal 9. Promote the development of affordable, quality housing for County residents.
1 . R. Policy 9. 1 . Provide for housing developments such as, but not limited to,
multi-family and manufactured homes , to encourage lower cost renter- or
owner-occupied housing and employee housing .
a . Recommended Strategy R. 9. 1 .a. Explore incentive options for workforce
housing development.
2. R. Policy 9.2. Locate affordable housing developments within a reasonable distance
of employment, community centers, parks, shopping areas and schools, or where
transportation services can be provided to enable access to these areas.
3. R. Policy 9.3. Provide for appropriate housing suitable as multi-generational
• quarters, caretaker quarters, or accessory units.
a. Recommended Strategy R.9. 3.a . Review regulations concerning the
amount, location , and zoning of accessory units, including provision for
auxiliary homes without an attachment or square footage requirement on
lots that are suitable for multi-generational , caretaker, guest, and accessory
quarters.
4. R. Policy 9.4. Consider proposals which provide affordable housing through various
techniques such as, but not limited to, higher densities, reduced amenities, or
reductions in open space requirements.
Sec. 22-2-130. Regional Urbanization Areas (RUAs).
A. Municipalities are best suited for most types of urban development, and other County
policies encourage urban development within existing municipalities. The Regional
Urbanization Areas ("RUAs") are intended to provide a tool that facilitates opportunities that
might not otherwise be available. As a land use tool, the RUA enables the County and its
citizens to make decisions regarding future development within specified areas. Key
factors in their creation are wise use of natural resources, development of quality
communities, provision for regional services, employment opportunities, and maintaining
fiscal integrity.
B. The Regional Urbanization Areas are based on the following five central ideas:
• 1 ) employment development; 2) interconnection of neighborhoods within the RUA;
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3) consistent development and design standards; 4) diverse land uses; and 5) a planned
• transportation network.
C. The Regional Urbanization Areas establish a sense of community identity by planning and
managing residential, commercial , industrial , environmental, aesthetic, and economic
components of the area.
D. The Regional Urbanization Areas are at the center of existing and anticipated growth along
the Colorado Front Range. These commercial and residential developments will be
important activity centers for Weld County. The Regional Urbanization Areas help define
and shape communities, which opens the door for more regional business opportunities.
The following Goals and Policies should enhance community form and structure within the
Regional Urbanization Areas.
Sec. 22-2-140. Regional Urbanization Areas (RUAs) Goals and Policies.
A. RUA. Goal 1 . Plan and manage growth using new and existing Regional Urbanization
Areas.
1 . RUA. Policy 1 . 1 . Official Land Use Maps for all RUAs will be compiled based on the
tools and policies discussed in this Section . These Land Use Maps are maintained
on file at the Department of Planning Services.
2. RUA. Policy 1 . 2. Consider urban development within existing , expanded, or
newly-created Regional Urbanization Areas.
• 3. RUA. Policy 1 . 3. Prioritize infill of existing RUAs.
a. Recommended Strategy RUA. 1 .3.a. Use incentives to prioritize infill.
4. RUA. Policy 1 .4. Advocate the use of existing services and facilities.
5. RUA. Policy 1 . 5. The following elements should be present in the expansion of
existing RUAs or the formation of a new RUA:
a . A diversity of land uses.
b. An integrated balance of housing and employment.
c. Local, accessible employment opportunities.
d . Use and enhancement of existing transportation networks that interconnect
with the region.
e. Consistency with Weld County development and design standards.
B. RUA. Goal 2. The County, property owners, municipalities, and other jurisdictions should
coordinate urban land use planning within the Regional Urbanization Areas concerning , but
not limited to, development policies and standards, zoning, street and highway construction,
• open space and trails, public infrastructure, and other matters associated with urban
development.
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1 . RUA. Policy 2. 1 . Encourage joint planning between the County, property owners,
• municipalities, and other jurisdictions. Such joint planning could include, but is not
limited to, the use of mutual studies, Sub-Area Plans, or shared data.
2 . RUA. Policy 2.2. Encourage communication between the County, property owners,
municipalities, and other jurisdictions.
a. Recommended Strategy RUA.2.2.a. Establish regular meetings between
the County, property owners, municipalities, and other jurisdictions to
encourage an open dialog .
3. RUA. Policy 2. 3. Encourage Intergovernmental Agreements between the County,
municipalities, and other jurisdictions, following the elements outlined in UD.Goal 2.
4. RUA. Policy. 2. 4. Encourage cooperation or consolidation of urban services among
counties, municipalities, special districts, and companies, when appropriate, in order
to avoid duplication and overlapping costs and to establish safe and adequate levels
of quality, quantity, and dependability of those services.
5. RUA. Policy 2.5. Coordinate the location, construction , and funding of public
facilities between Weld County, municipalities, and other jurisdictions and private
interests .
6. RUA. Policy 2 .6. Encourage coordination with adjoining , overlapping , or proximal
municipalities' comprehensive plan areas that apply to Regional Urbanization Areas
• and areas adjacent to them .
a. Recommended Strategy RUA.2 .6 .a. Evaluate these existing plans in order
to minimize discrepancies and to avoid duplication of infrastructure and
services.
b. Recommended Strategy RUA.2.6. b. Consider developing a consolidated
plan for infrastructure and services in conjunction with the area
municipalities, subdivisions, and property owners for the larger regional
area.
7. RUA. Policy 2. 7. Be consistent with the recommendation of any applicable regional
studies and master plans adopted by the Board of County Commissioners for the
area, such as highway access plans, master drainage reports, etc.
C. RUA. Goal 3. Development within Regional Urbanization Areas should occur in a manner
that results in an attractive and functional working and living environment.
1 . RUA. Policy 3. 1 . Consider the compatibility with surrounding land uses and natural
site features.
a. Recommended Strategy RUA. 3. 1 .a. Establish development standards for
each RUA, addressing such issues as use, building height, scale, density,
traffic, dust, and noise.
•
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2. RUA. Policy 3.2 . Promote the use of visual and sound barrier landscaping to screen
IDcommercial and industrial open storage areas from residential uses or public roads.
3. RUA. Policy 3. 3. Encourage development to use innovative siting and design
techniques to cultivate an attractive visual appearance, with special emphasis on
perimeter treatments and transitions between uses.
4. RUA. Policy 3.4. Promote quality site and architectural design.
a. Recommended Strategy RUA. 3.4.a. Consider design features such as, but
not limited to, landscaping standards for the entire development, efficient
on-site traffic circulation plans, limited numbers of access points, and low
profile signage.
5. RUA. Policy 3. 5. If development occurs within an Intergovernmental Agreement
( IGA) area, development should adhere to the design standards defined by the IGA,
unless the parties mutually agree to a change of standards.
6. RUA. Policy 3.6. Development should conserve and/or enhance natural resources
and features.
D. RUA. Goal 4. New development within Regional Urbanization Areas should pay its own
way.
1 . RUA. Policy 4. 1 . New development within the RUAs should provide a mechanism
• for funding and maintaining public facilities, expanded services, transportation , and
community facilities based on new demand created by the development.
2. RUA. Policy 4.2. A land use applicant within a RUA has the option to provide a
cost/benefit evaluation . This evaluation may be considered for potential economic
incentives.
a. Recommended Strategy RUA.4.2.a. Develop criteria for considering if and
when incentives are appropriate.
E. RUA. Goal 5. Ensure the efficient and cost-effective delivery of adequate public facilities
and services within a Regional Urbanization Area that provides for the health, safety, and
welfare of the present and future residents of the County.
1 . RUA. Policy 5. 1 . Ensure adequate facilities such as schools and satellite stations
for police, fire, and ambulance, and encourage the siting of co-located facilities and
equipment.
2 . RUA. Policy 5.2. Provide land for public facilities and public services.
3. RUA. Policy 5. 3. All developments within the Regional Urbanization Areas should
use the sanitary sewage disposal facilities provided by sanitation providers. Water
supply systems should be supplied by water providers.
•
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4. RUA. Policy 5.4. New development should consider compatibility with existing
• surrounding land uses in terms of general use, building height, scale, density,
traffic, dust, and noise.
F. RUA. Goal 6 . Ensure a well-integrated transportation system within the Regional
Urbanization Areas that considers all modes of transportation .
1 . RUA. Policy 6. 1 . Plan and maintain a transportation system in the RUAs that unifies
and coincides with state and other County, city, and community transportation
systems within and surrounding the Regional Urbanization Areas.
a. Recommended Strategy RUA.6. 1 .a . Coordinate transportation plans
between Weld County and other counties, municipalities, and other
jurisdictions.
b. Recommended Strategy RUA.6. 1 . b. Develop a revenue mechanism for
funding costs associated with the transportation impacts, including
subsequence maintenance, due to growth and development in the Regional
Urbanization Areas.
2. RUA. Policy 6 .2. Require dedication and improvement of roads as conditions of
development, as warranted .
3. RUA. Policy 6 . 3. Consider a trail system(s) to support adequate multi-modal
passageways to service transportation and recreation purposes within the RUAs.
• 4. RUA. Policy 6.4. Consider connections to existing or planned trails systems
adjacent to, or in , the vicinity of the RUA.
5. RUA. Policy 6. 5. Consider the feasibility of a public transit system within all , or part
of, the RUA.
G. RUA. Goal 7. Promote a quality environment within the Regional Urbanization Area that is
free of unsightly materials including , but not limited to, derelict vehicles, refuse, and litter.
1 . RUA. Policy 7. 1 . New development should occur in a manner that assures an
attractive working and living environment.
2. RUA. Policy 7.2 . Property owners should demonstrate responsibility of ownership
by minimizing safety and health hazards resulting from , but not limited to, derelict
structures, derelict vehicles, and noncommercial junkyards.
a . Recommended Strategy RUA. 7.2.a. Develop programs for cleanup of
derelict property, junk, and weeds.
ARTICLE III
Land Use Amenities
Sec. 22-3-10. Public facilities and services.
•
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A. The effective and efficient delivery of adequate public services is one of the primary
• purposes and benefits of effective land use planning . Public services are government
services, such as police and fire protection, health services and welfare, and educational
services and programs. Public facilities are physical structures and infrastructure, such as
schools, libraries, roads, maintenance facilities, water distribution systems, and sewage
treatment facilities. Municipal governments, County governments, special districts, and
private companies are capable of providing such services and facilities.
B. Because of the expense and limited available funding , proper allocation of public facilities
and services is important. Revenue to support public services and facilities in
unincorporated Weld County is usually generated by levying property taxes and user fees.
C. The type, intensity and location of a land use proposal are factors that determine the type
and level of services and facilities required . Effective and efficient delivery of services and
facilities can be promoted by assessing the needs and impacts of a land use proposal,
along with the existing and planned capabilities of the service and facility providers at that
location.
D. One basic objective of the County is to plan and coordinate a timely, orderly and efficient
arrangement of public facilities and services. In accomplishing this objective, municipalities
are considered to be the principal provider of services and facilities for urban uses.
E. Municipalities have the ability to coordinate the provision of adequate urban facilities and
services under powers granted by State statutes and the Constitution . The adopted Urban
Growth Boundary areas are the most logical areas for urban development to occur.
• Municipalities are designed to accommodate concentrations of development and are in a
position to plan the expansion of existing facilities and services, as well as to coordinate the
development of new facilities and services.
F. Alternative facilities and service mechanisms (for example, special districts) may be used
for urban-type development within the Regional Urbanization Areas, Urban Development
Nodes, or County Urban Growth Boundary areas, with certain restrictions. The alternative
facility and service systems must comply with the zoning and subdivision standards set
forth in this Comprehensive Plan and the Weld County Code. Systems that are proposed
to be located within a municipality's comprehensive planning area may be required to
develop in such a manner that they are compatible with the standards of the municipality
most likely to phase services into the area. They also may be required to meet State
regulations and standards.
G . In determining service and facility adequacy for a land use proposal, the County considers
evidence submitted by the representative of an entity responsible for providing such
services or facilities. Various minimum service and facility standards must be met in
determining if public services and facilities are adequate for residential , commercial , and
industrial development.
Sec. 22-3-20. Fire protection.
A. Fire protection is a basic provision required for development activities in the County. While
the County encourages fire service providers to utilize the best available equipment,
• standards, and services, fire protection providers within many areas of Weld County are
volunteer rural fire districts with limited service abilities and personnel .
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B. The intent of this Section is to note a basic level of protection against the destruction of life
• and property from fire. However, local jurisdictions, having authority to enforce the fire
code, have adopted a particular fire code, enforce such fire code, and may have additional
requirements that are not listed .
Sec. 22-3-30. Law enforcement.
A. Law enforcement should include those acts and duties of the Sheriff by State statutes and
the Home Rule Charter. These include, but are not limited to, acting as keeper of the
County jail and prisoners therein ; servicing and executing of all process, writs, precepts and
other orders issued or made by lawful authority directed to the Sheriff; and , apprehending
and securing any person for violation of State statutes and this Code.
Sec. 22-3-40. Public facility and services, fire protection, and law enforcement Goals and
Policies.
A. P. Goal 1 . Promote efficient and cost-effective delivery of public facilities and services.
1 . P. Policy 1 . 1 . Encourage consolidation of public facilities or services and
coordination between providers, to avoid duplication of costs and promote
efficiency.
2. P. Policy 1 .2. Encourage the development of cost-effective transportation and
circulation systems by encouraging higher density uses in the area around existing
municipalities, Regional Urbanization Areas, or activity centers. This will help
• ensure that maximum efficiency and uses are derived from investment in public
facilities.
3. P. Policy 1 . 3. Any proposal for development, or the creation of a zone district for the
purpose of development, should not produce an undue burden on existing County
facilities.
B. P.Goal 2. Require adequate facilities and services to assure the health, safety, and welfare
of the present and future residents of the County.
1 . P. Policy 2. 1 . Development that requires urban services and facilities should be
encouraged to locate within a municipality, County Urban Growth Boundary area,
Regional Urbanization Area, Urban Development Nodes, or where adequate
services are currently available or reasonably obtainable.
2. P. Policy 2.2. Development should be required to pay its proportional share of the
local costs of infrastructure improvements.
3. P. Policy 2.3. In evaluating a land use application , consider both its physical and
fiscal impact on the local school and fire districts. If it is found that the district
involved will, as a result of the proposed development, require additional facilities
or incur costs requiring additional local revenues, the land use project should be
required to contribute funds to the district for the costs directly attributable to the
project in accordance with the law.
•
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4. P. Policy 2. 4. Encourage multi-jurisdictional coordination of services and facilities,
• unless it will lead to development that is not compatible with other County Goals and
Policies.
5. P. Policy 2. 5. Provide a mechanism for funding public facilities, accommodating
service expansion and community amenities based on the demand created by the
development. Metropolitan district(s) may be formed to address and assess needs
based on the development.
6. P. Policy 2.6. Encourage citizen participation in volunteer fire departments in order
to provide adequate service.
7. P. Policy 2.7. Fire protection should be provided 24 hours a day.
8. P. Policy 2.8. Roads serving a land use development should have all-weather
surfaces for the purpose of controlling and extinguishing fires at the proposed
development site or zone district.
9. P. Policy 2.9. Areas outside of designated fire protection districts or within those
districts which have not adopted standards, should demonstrate that fire protection
is nonetheless provided to a development.
10. P. Policy 2. 10. Support creative and innovative approaches to fire protection and
prevention, in an effort to conserve quality water resources, especially in areas of
low-density development. Examples of such approaches include strategically
• locating fire hydrants for refill purposes along roadways, sprinkler systems, on-site
tank or reservoir water storage, etc.
11 . P. Policy 2. 11 . Consider the impacts to the Insurance Services Organization ( ISO)
ratings when processing land use applications, and attempt to avoid negative
impacts to current or future ratings.
12. P. Policy 2. 12. Law enforcement should include the provision of acts and duties
required by the Sheriff when requested by a citizen .
13. P. Policy 2. 13. The Sheriff is encouraged to develop formal agreements with other
law enforcement agencies to make certain all areas of the County have prompt law
enforcement response.
14. P. Policy 2. 14. Law enforcement is a basic provision required for development
activities in the County. The County encourages that, where and when possible,
law enforcement provision should utilize the best available equipment, standards,
and services. The County recognizes the large geographic size of Weld County
and will strive to provide a basic level of law enforcement service with the abilities
and personnel available.
Section 22-3-50. Transportation.
A. The transportation element of the Comprehensive Plan reflects the growth, evolution , and
• transportation needs of the County. The transportation Goals and Policies help shape a
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plan for developments and projects that address specific transportation needs and
• challenges facing Weld County.
B. One of the most significant costs for local governments is for the funding of transportation
infrastructure and subsequent maintenance. New design standards, requirements, and
construction costs have risen steadily in recent history, and most projects indicate that
transportation demand is extending beyond the current means for funding . Addressing
long-term funding and sustainable use of roads is a major focus behind the Goals and
Policies of this Section.
C. Federal and state legislation requires transportation planning . The County plays an active
role in three organizations. Two organizations, the Upper Front Range Transportation
Planning Region and the North Front Range Transportation and Air Quality Planning
Council Metropolitan Planning Organization , represent the diverse urban and rural natures
of the County, and the Denver Regional Council of Governments Metropolitan Planning
Organization ("DRCOG MPO") area represents the most urbanizing area of the County.
Each of these planning organizations has developed plans for the future growth of the
region. To provide for the logical growth of the region, the County should coordinate with
these planning organizations and other regional planning organizations having contiguous
borders with , or impacting , the County.
D. Various documents can help reflect the County's vision for the future of transportation. A
Transportation Master Plan, the Roadway Classification Plan , a five-year Capital
Improvements Plan , and the yearly budget all work together to implement Transportation
Goals and Policies. To maintain a reasonable perspective of the County's transportation
• network, it is essential that regular updates to these plans be made. The impact of major
centers of employment or other significant land development activities could influence all
of these plans.
E. Any review of significant proposals for changes in land use should be accompanied by a
corresponding review of this Section , and all roads should adhere to the standards set forth
in the most current adopted plans and budgets. Established standards should guide the
development of the transportation system throughout the unincorporated areas of the
County. For example, the Roadway Classification Plan identifies the roadway, railroad , and
airport facilities in the County. Pedestrian , bicycle trails, and scenic road byways are
identified on the Recreational Transportation Facilities Map.
F. Recognizing that expansion of urban/rural development and the resulting higher traffic
volumes and speeds are inevitable, agricultural operations must share the responsibility for
safe highways by utilizing all safety precautions available when entering and using the
County road system , i.e. , escorts, warning lights, and restricting use at night and during
periods of low visibility.
Sec. 22-3-60. Transportation Goals and Policies.
A. T. Goal 1 . Maintain a Transportation Master Plan that is comprehensive, addressing the
future multi-modal transportation needs of all areas of the County.
1 . T. Policy 1 . 1 . Accommodate the other transportation Goals and Policies listed in this
• Section in a Transportation Master Plan.
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a . Recommended Strategy T. 1 . 1 .a. Develop a Transportation Master Plan
• with the following elements:
1 ) Seek fiscal responsibility for the future through the Transportation
Master Plan . Reduce the need and demand for infrastructure and
services, when possible, and provide for them in the most
cost-effective manner.
2) Utilize regional road designs that reduce Vehicle Miles Traveled
("VMT's") where possible , to decrease the per capita amount of
demand for roads.
3) Consider alternative modes of transportation, including trails and
transit, as possible options.
4) Consider the potential impacts of alternative fuelstechnologies on
future transportation systems.
5) Attempt to maintain road service levels, without compromising other
Goals and Policies.
6) Coordinate all elements of the Transportation Master Plan with other
federal , state, and local jurisdictions, including local metropolitan
planning organizations. Propose alternatives when there are
discrepancies, and seek other agencies' support when alternatives
• are proposed .
7) Consider the needs of the whole population to access services such
as health services, libraries, etc.
8) Encourage partnerships with special districts, municipalities, and
private entities to provide economical transportation.
B. T. Goal 2. Ensure that funding mechanisms for transportation are adequate to provide a
sufficient level of service.
1 . T. Policy 2. 1 . Maintain a five-year Capital Improvements Plan and Road Impact
Fees to meet the need for capacity expansion . Impose road impact fees within
specified areas to assure that new development contributes its proportionate share.
a . Recommended Strategy T.2. 1 .a. Develop and maintain a five-year Capital
Improvement Plan for the transportation needs of the County.
2. T. Policy 2.2 . Recognize that impacts to County roads come from a variety of
sources, including businesses such as oil and gas, and residents from municipalities
and other counties.
a. Recommended Strategy T.2.2.a. Strive to have all users pay their
proportionate fair share.
•
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b. Recommended Strategy T.2 . 2. b. Study ways to have a common
• proportionate impact fee among the multiple jurisdictions within Weld
County.
3. T. Policy.2.3. Consider funding sources other than impact fees in order to improve
and maintain the transportation system .
C. T. Goal 3. Promote a unified , functionally integrated , and coordinated County-wide street
and highway system that moves people and goods in a safe, economical , and efficient
manner.
1 . T. Policy 3. 1 . Maintain a Roadway Classification Plan so that County roads are
designed and maintained according to their planned function .
2. T. Policy 3.2. The design of roads, streets, and highways should take into
consideration adjacent land uses.
a . Recommended Strategy T.3.2.a. Establish standards for the regulation of
accesses to key streets and highways from adjacent land uses and
intersecting roads.
3. T. Policy 3. 3. Recognize the Pawnee Buttes Scenic Byway, which is the only scenic
roadway designated within the County. Encourage strategically-located signs
delineating the Byway, in order to keep motorists on the appropriate route.
• a. Recommended Strategy T.3. 3.a. Maintain strategically located signs
delineating the Byway to keep motorists on the appropriate route.
4. T. Policy 3.4. Ensure that all road , street, and highway facilities are developed ,
constructed , and maintained in accordance with adopted County standards, or
approved alternate development standards. Ensure that road , street, and highway
rights-of-way are dedicated or reserved for the public use.
5. T. Policy 3.5. Recognize Highway 85 as a key roadway into Weld County and
support its improvement. Support adjacent commercial and industrial uses in a
functional and attractive manner in order to preserve jobs and take advantage of
existing infrastructure.
6. T. Policy 3.6 . Encourage efficient and timely provision of public access among
adjacent urban subdivisions in order to enhance response times for emergency
service and law enforcement, as well as cost-effective school bus operations.
D. T.Goal 4. Support private and public airports and landing strips as alternative providers of
transportation.
1 . T. Policy 4. 1 . Utilize an airport zoning overlay district to address compatibility of land
uses.
a. Recommended Strategy T.4. 1 .a. Recognize an airport master plan for
• public airports and work toward their adoption or implementation , as
possible.
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2. T. Policy 4.2. Encourage compatible land uses surrounding public airports.
• E. T.Goal 5. Promote safe corridors for walking , cycling , and other similar modes of
transportation in both rural and urban areas.
1 . T. Policy 5. 1 . Utilize existing street and highway systems. Encourage off-road paths
or trails for pedestrian and bicyclists.
2. T. Policy 5.2. Utilize paved shoulders, grade separation , and other appropriate
design considerations to enhance the safety and capacity of routes for pedestrian
and bicycle traffic.
3. T. Policy 5.3. Encourage the planning and construction of bikeways and pedestrian
walkways, which are an integral part of the transportation system . Promote
bikeways and sidewalks in new developments where warranted . Promote bikeways
to link residential and employment areas, commercial centers, recreational and
open space areas, and educational facilities.
F. T. Goal 6. Encourage the continued use of rail corridors for future rail-related transportation
uses.
1 . T. Policy 6. 1 . Avoid potential conflicts by signalizing or separating crossing points
for trains from other vehicular and pedestrian traffic.
a. Recommended Strategy T.6. 1 .a. Identify all existing rail corridors in Weld
IICounty.
2. T. Policy 6.2. Explore the acquisition , by willing buyer-willing seller agreement, of
abandoned railroad rights-of-way to serve as alternative means of transportation.
G. T. Goal 7. Encourage a variety of transit options.
1 . T. Policy 7. 1 . Encourage the use of public transit and higher vehicle occupancy
rates.
2. T. Policy 7. 2. Encourage effective means of transport that increase energy
efficiency, as well as promote improved air quality.
3. T. Policy 7. 3. Encourage the use of public transit systems by promoting convenient
access points. Integrate transit services with other modes by incorporating such
facilities as busways, bicycle facilities, fringe parking , and terminal facilities.
4. T. Policy 7.4. Encourage private and public regional efforts to improve transit
service.
5. T. Policy 7.5. Support transit-ready urban development, so that when transit is
available to the urban areas of the County, existing development patterns and site
design do not hinder transit service.
• H. T. Goal 8. Provide a coordinated approach to the transportation system between all
applicable jurisdictions.
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1 . T. Policy 8. 1 . Plan and maintain a transportation system that unifies and coordinates
• with other state, County, city, and community transportation systems.
2. T. Policy 8.2. The number of access points on collector and arterial roads should
be kept to a minimum in order to minimize interruptions to traffic flow and to
promote safety to the traveling public.
3. T. Policy 8.3. Review and determine that all road , street, and highway facilities are
adequate in width, structural capacity, and classification to meet the traffic demands
of any land development. As a condition of land development, require improvement
of roads, streets or highway facilities in proportion to their respective impacts when
dictated by traffic demand and land development patterns.
Sec. 22-3-70. Tourism goal .
A. TR. Goal 1 . Recognize the importance of cultural and heritage tourism and recreation to
local, regional, and agricultural economies, including sites and events such as corn mazes,
County fairs, farm implement museums, etc. Encourage the provision of adequate support
services and facilities necessary for the continuation and expansion of these activities,
consistent with other Goals and Policies of the Comprehensive Plan.
ARTICLE IV
Environmental Resources
Sec. 22-4-10. Purpose.
IPThe condition of the environment has been of increasing concern for the residents of the
entire nation and the County. Erosion, sedimentation, reduced water quality, loss of productive
farmland , and reduced fish and wildlife habitats are a few of the problems which are facing County
citizens. Environmental quality is inextricably tied to quality of life and enjoyment of property. In
order to preserve a healthy and positive quality of life for County citizens, the following four
principles should be considered in all land use issues:
A. Impacts from proposes anc uses on air, water, waste, noise, anc pub is lea ti snou c be
consideredAir, water, waste, noise, and other public health impacts from proposed land
uses should be considered.
B. Environmental impacts should be reduced or mitigated in order to prevent harm to life,
health, and property.
C. Agricultural land is a limited resource of economic value and should be protected from
adverse environmental impacts.
D. The County should encourage and promote coordination and cooperation between federal,
state, and local governmental entities charged with making decisions that may have
environmental impacts on land uses and residents in the County.
Section 22-4-20. Water.
• A. The County is a semi-arid region where the vast majority of water used in Weld County
originates in places outside the County. Over the years there has been a large investment
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in facilities to collect and store water from the mountain snows and distribute it to the plains,
• where it can be used beneficially. This is accomplished by a complex water delivery system
including streams, aquifers, canals, and reservoirs.
B. The development of water resources has allowed agriculture , industry, commerce, cities,
and towns to prosper over time. The history of water development began with those
citizens who wished to put water to a beneficial use and found a way to finance and
construct infrastructure to either pump water to the surface, or built lakes, reservoirs, and/or
canals to deliver water from rivers and streams to the point of use.
C. As more and more water was diverted from the rivers and streams, conflicts arose between
the users, and out of those conflicts the concept of "first in time - first in use" was
developed . This concept is the backbone of water law in the state. These water rights
were recognized as individual property rights owned by the individuals and entities that
developed them .
D. Out of this "first in time - first in use" concept grew a body of water laws that established a
priority of the use of the waters. The first priority would be for direct human consumption,
followed by agricultural uses, and then commercial and industrial uses.
E. The early lawmakers recognized that over time there would be a need for reallocation of
waters from their existing use because of anticipated population growth in the state. This
resulted in an adopted process called a "change of use" of the water. Today, water rights
are changing uses through the adjudication process adopted many years ago.
• Section 22-4-30. Water Goals and Policies.
A. WA.Goal 1 . Support the development of water that is put to beneficial use, along with
associated infrastructure.
1 . WA. Policy 1 . 1 . Acknowledge a water right as real property that is held by the
individual/entity that has developed or maintained the water decree.
2. WA. Policy 1 .2. Encourage land use applications that support the return of
adjudicated waters to agricultural land for agricultural use.
3. WA. Policy 1 . 3. Land use regulations and policies should encourage water rights
to voluntarily remain in the County.
4. WA. Policy 1 .4. Land use regulations should not interfere with the transfer of water
rights and/or their associated uses.
a. Recommended Strategy WA. 1 .4.a. Develop land use policies that increase
the productivity of the lands dried up as a result of water transfers.
5. WA. Policy 1 . 5. Encourage "cry-up agreements" hat a ow he use o: a ternate
water sources to keep the land in production. Encourage alternatives to the "dry-up"
(or fallowing) of agricultural land , a practice that otherwise takes agricultural land
out of production, often permanently.
•
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a. Recommended Strategy WA. 1 . 5.a . Develop policies for dried-up lands so
that they are managed to prevent dust, erosion , and the prevalence of
weeds.
6. WA. Policy 1 .6. Encourage "dry-up agreements" that allow the use of alternate
water sources to keep the land in production .
61 . WA. Policy 1 .61 7. Encourage the development of unappropriated waters.
a. Recommended Strategy WA. 1 .G. [ /' a. Encourage the development of both
on- and off-channel storage facilities.
b. Recommended Strategy WA. 1 .6 . I b. Support state-wide legislation that
would work to provide renewable water supplies.
. . WA. Policy Foster formal, regular communication with water suppliers
throughout the County.
a. Recommended Strategy WAS. a. Maintain a solid understanding of
the long-term water supplies available for County residents, farmers, and
industry. Monitor any plans for significant transfers of water out of the
County, and describe the amount of land that is planned to be taken out of
agricultural production due to water transfers.
b. Recommended Strategy WA. b. Host a yearly meeting with water
. suppliers.
B. WA. Goal 2. Strive to maintain and protect water supply storage facilities, conveyances,
and infrastructure adequate to sustain continued water use.
1 . WA. Policy 2. 1 . Land use regulations should protect the historic and future
operational viability of water storage, conveyance, and delivery infrastructure when
applications for proposed land use changes are considered .
a. Recommended Strategy WA.2. 1 .a. Develop land use regulations that limit
water providers' exposure to liability, when land use changes are
considered .
2. WA. Policy 2.2. Encourage dialog between developers and downstream water users
to protect historical water right filings, when land use applications are considered .
3. WA. Policy 2 . 3 . Protect adjudicated waters for use by downstream water right
holders.
4. WA. Policy 2.4. When possible or applicable, stormwater facilities including , but not
limited to, detention and retention ponds may be relocated off-site to protect and/or
enhance the downstream water rights holders' ability to put the water to beneficial
use.
• C. WA. Goal 3. County residents are encouraged to conserve water.
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1 . WA. Policy 3. 1 . Encourage using low water use plants and water conservation
• techniques during landscaping .
a. Recommended Strategy WA. 3. 1 .a . Develop policies that encourage more
creative landscape planning using lower water usage.
2. WA. Policy 3. 2. Encourage new development to consider water systems that
incorporate separate potable and non-potable water sources.
D. WA. Goal 4. Strive to address the quality of all water bodies as outlined in the State and
Federal Water Quality Standards.
1 . WA. Policy 4. 1 . Where possible and consistent with existing water rights
regulations, stormwater collection and treatment should be considered for all
development. The developer should be required to employ best management
practices in the design of all stormwater facilities. Where possible and consistent
with existing water rights regulations, developers should be encouraged to put
stormwater to beneficial use.
2. WA. Policy 4.2. Applications for new development should include provisions for
adequately handling drainage and for controlling surface erosion or sedimentation
within the site itself.
3. WA. Policy 4.3. Irrigation ditches should not be used as drainage outfall points,
unless they are shown to result in nonhazardous conditions and/or the ditch
• company provides written acceptance of the stormwater.
E. WA. Goal 5. Strive to address Federal Drinking Water Standards in aquifers that provide
drinking water for domestic and public use.
1 . WA. Policy 5. 1 . Applications for new development not on public wastewater systems
should consider the installation and maintenance of managed and advance
treatment septic systems to prevent potential groundwater pollution.
F. WA. Goal 6. Development should occur in areas where adequate water quantity and quality
is currently available or reasonably obtainable.
1 . WA. Policy 6. 1 . Applications for proposed development should fully assess
proposed water sources as being adequate in terms of the quantity, dependability,
and quality needed for the proposed use. Applications should also describe
whether the proposed water is currently available for use or reasonably obtainable.
Sec. 22-4-40. Air.
A. State Air Quality Regulations and Policies are defined by the Air Quality Control
Commission, a citizen board appointed by the Governor, subject to confirmation by the
State Senate. The Air Pollution Control Division of the Colorado Department of Public
Health and Environment administers the Air Pollution Control Program throughout the state
on a regional basis, along with local governments and local health agencies.
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B. The County is committed to maintaining compliance with all national air quality standards
• for criteria and hazardous pollutants.
C. In addition to emissions of criteria and hazardous pollutants, the County is concerned with
nuisance emissions of odor and dust. The County will encourage development to occur in
a manner that minimizes these impacts.
Sec. 22-4-50. Air Goals and Policies.
A. AIR. Goal 1 . Maintain National Air Quality Standards and , where practicable, improve air
quality in the County.
1 . AIR. Policy 1 . 1 . If applicable , land use applications should demonstrate future
impacts on current air quality.
2. AIR. Policy 1 .2. Land use applications should be evaluated by the Department of
Public Health and Environment for compliance with federal , state, and County
statutes, regulations, and ordinances.
3. AIR. Policy 1 .3. The County encourages the use and development of alternative
fuels, alternatively fueled vehicles, and modes of transportation that reduce
pollutants.
4. AIR. Policy 1 .4. The County encourages innovative and creative approaches to
alternative energy sources.
• 5. AIR. Policy 1 . 5. Open burning is discouraged except for the established practice of
"agricultural burning , " such as to clear irrigation ditches and fields for farming
operations.
Sec. 22-4-60. Noise.
Noise is a source of environmental pollution . Exposure to excessive noise levels over
prolonged periods can be a threat to public health . Statutory noise standards have been
established for areas where commercial, industrial, and residential uses are located .
Sec. 22-4-70. Noise Goals and Policies.
A. N .Goal 1 . Minimize the impact of noise on County residents.
1 . N . Policy 1 . 1 . Land use applications should be evaluated by the Department of
Public Health and Environment for compliance with federal , state, and County
statutes, regulations, and ordinances.
2 . N . Policy 1 .2 . The Department of Public Health and Environment should prescribe
noise level standards for land use applications, when appropriate.
Sec. 22-4-80. General waste.
• A. If managed carefully, waste can have positive economic and environmental benefits.
Energy production, recycling and resource conservation are examples of positive benefits.
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However, if improperly managed , waste can impinge upon the public's health and
• environment and contribute to nuisance issues (rodents, odors, etc. ).
B. The County encourages waste diversion and resource recovery from the waste stream.
Personal responsibility, "buy recycled" policies, and the appropriate use of compost are
suggested as stimuli for resource recovery.
C. Waste is both an important part of our local environment and the economy. The County
strives to ensure that waste is handled in a manner that protects human health and the
environment, both now and in the future; and , that the availability of quality waste
management options, at a reasonable price, exists for County residents, both now and in
the future.
D. In this Comprehensive Plan , the general waste topic is divided into six subsections as
follows: waste transfers, processing , and diversion; waste final disposal; mineral resource
exploration and production waste; biosolids and septage waste; hazardous waste; and ,
agricultural waste.
Sec. 22-4-90. Waste transfer, processing, and diversion.
Important components of waste management include the transfer, processing , and
diversion of wastes. Transfer refers to the movement of waste from the generator to other
components of the waste management process. Processing refers to the conversion of generated
waste to reusable forms or to a more safe or efficient form for final disposal . Diversion refers to
the removal and reuse of waste through recycling or other means.
• Sec. 22-4-100. Waste transfer, processing, and diversion Goals and Policies.
A. TPD. Goal 1 . The County expects businesses, residents, and landowners to prevent
negative impacts on human health and the environment from waste processing or disposal .
1 . TPD. Policy 1 . 1 . Land use applications should be required to characterize the waste
stream associated with the proposed land use.
2. TPD. Policy 1 .2. Land use applicants should submit a plan to manage waste that
is consistent with federal, state, and County statutes, regulations, and ordinances.
3. TPD. Policy 1 . 3. Encourage Weld County governments, citizens, and businesses
to recycle.
B. TPD. Goal 2. All facilities in the County which handle, collect, or process waste should
maintain an active role in solid waste management resource recovery of such waste.
1 . TPD. Policy 2 . 1 . Encourage haulers and collectors of waste to provide composting
and recycling options for customers.
Sec. 22-4-110. Waste final disposal.
Final disposal is the ultimate management option for waste which cannot be diverted
• through other options. The County wants to ensure that all final disposal of waste is done in a
manner protective of public health and the environment.
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Sec. 22-4-120. Waste final disposal Goals and Policies.
• A. F.Goal 1 . All final disposal facilities in the County will locate, develop, and operate in a
P
manner that minimizes interference with other agricultural uses, rural settlement patterns,
and existing residential communities.
1 . F. Policy 1 . 1 . The County should collect surcharges from final disposal facilities,
which fund waste-monitoring tasks performed by staff, road maintenance, litter
pickup, public education , household hazardous waste collection , and any other
costs identified by the Board of County Commissioners.
2. F. Policy 1 .2. Final disposal facilities should demonstrate compatibility with existing
and future land uses (identified at the time of any land use application) in terms of
items including , but not limited to, visual impact, pollution prevention , pollution
control , traffic, dust, noise, land use scale and density, infrastructure, topographic
form geology, operating plans, closure and reclamation plans, and buffer zones.
Land use incompatibilities may require additional mitigation, if it is determined that
the final disposal facility site is causing negative environmental impacts.
3. F. Policy 1 . 3. Require appropriate infrastructure, which provides adequate access
to final disposal facilities, for approval of any applicable land use application .
4. F. Policy 1 .4. Applications submitted for final disposal facilities should be evaluated
by the Department of Public Health and Environment for compliance with federal ,
state, and County statutes, regulations, and ordinances. Applicants should
• demonstrate adequacy of access roads, grades, leachate and drainage controls,
liners, fencing , site improvements, reclamation plans, general operations, service
area , permitted capacity or air space, buffer zones, and other applicable elements
of land use.
5. F. Policy 1 .5. The County may require new final disposal facility applicants to
demonstrate that resource recovery and recycling programs have been adequately
studied as an alternative or component.
Sec. 22-4-130. Mineral resource exploration and production waste.
A. A large amount of water is extracted during the production of crude oil and natural gas.
The wastewater produced from mineral resource exploration and production waste is
frequently brackish or salty and must be processed and disposed of in a satisfactory
manner to protect both human and environmental health.
B. Groundwater contamination must be prevented by following state regulations that require
cementation of wells (including injection wells) to prevent commingling of water, oil, and gas
into other formations.
Sec. 22-4-140. Mineral resource exploration and production Goals and Policies.
A. EP. Goal 1 . Encourage the minimization of mineral resource exploration and production
waste and require the safe disposal of it.
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1 . EP. Policy 1 . 1 . Due to the impacts from surface impoundments, and increasing
Ilipublic concern about them , other alternatives for disposal should be considered .
B. EP. Goal 2. Mineral resource exploration and production waste facilities should be planned ,
located , designed and operated to encourage compatibility with surrounding land uses in
terms of items such as general use, scale, height, traffic, dust, noise, and visual pollution.
1 . EP. Policy 2. 1 . In reviewing the operational and reclamation plans for solid and
brine waste disposal facilities, the County should impose such conditions as
necessary to minimize or eliminate the potential adverse impact of the operation on
surrounding properties and wildlife resources.
2. EP. Policy 2.2. All applicable land use applications will be reviewed by the
Department of Public Health and Environment for compatibility with federal, state
and County statutes, regulations and ordinances.
C. EP. Goal 3. Monitor and report violations of state odor regulations and groundwater impacts
at mineral resource exploration and production waste surface impoundment facilities.
Sec. 22-4-150. Biosolids and septage waste.
Like other wastes, biosolids and septage waste can have negative impacts on human health
and the environment. Improper disposal of biosolids and the application of septage waste can both
lead to health problems and nuisance issues . At the same time, these wastes are important
resources to the agricultural community as soil enhancements and fertilizers, when properly
• applied .
Sec. 22-4-160. Biosolids and septage waste Goals and Policies.
A. S. Goal 1 . Biosolids and septage should be applied , handled , and processed in a manner
that prevents groundwater contamination and minimizes nuisance conditions.
1 . S. Policy 1 . 1 . All biosolids and septage land application permits should be reviewed
by the Department of Public Health and Environment for compatibility with this
Code.
2. S. Policy 1 .2. Require the appropriate land application for disposal of biosolids and
septage.
Sec. 22-4-170. Hazardous waste.
Hazardous waste can pose unacceptable levels of risk to human health and the
environment. Improperly managed hazardous waste has led to public health disasters around the
world . In addition, Household Hazardous Waste (HHW), such as paints, is unregulated but
nonetheless can pose an unacceptable level of risk. Therefore, HHW should be diverted from
landfills. The County has historically maintained a HHW program which provides alternative
handling methods for County residents.
•
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Sec. 22-4-180. Hazardous waste Goals and Policies.
• A. H . Goal 1 . Encourage the minimization and careful collection of hazardous waste. Require
the proper disposal of hazardous components, products, and waste.
1 . H . Policy 1 . 1 . All producers of regulated hazardous waste and users of regulated
hazardous materials within the County should comply with federal, state, and
County statutes, regulations, and ordinances regarding use, reporting , storage, and
disposal of regulated hazardous waste or products.
2. H . Policy 1 .2. Discourage the locating of permanent and final regulated hazardous
waste disposal facilities within the County, because of the risk of permanent
damage to life, health, and the environment.
3. H . Policy 1 .3. Maintain a Household Hazardous Waste program .
Sec. 22-4-190. Agricultural waste.
One result of being one of the country's largest producers of agricultural products is the
generation of a large amount of agricultural waste. Agricultural waste results from the raising of
crops or animals, leading to animal manures and crop by-products, both of which may be returned
to the soils as fertilizer or soil conditioners. Improperly managed agricultural waste can impact
public health. Agricultural waste must be managed and processed appropriately to protect human
and environmental health .
IPSec. 22-4-200. Agricultural waste Goals and Policies.
A. AW. Goal 1 . Human and environmental health impacts from agricultural waste should be
minimized by appropriate handling , storage, and processing practices.
1 . AW . Policy 1 . 1 . The County encourages the composting of agricultural waste.
2. AW . Policy 1 .2. The County encourages the incorporation of "best management
practices" when managing agricultural waste.
Sec. 22-4-210. Noxious weeds Goals and Policies.
A. NW . Goal 1 . Support efforts to eradicate noxious weeds throughout the County in
compliance with state and federal laws.
1 . NW . Policy 1 . 1 . Maintain a public education program regarding the eradication of
noxious weeds.
2. NW . Policy 1 .2. Attempt to control noxious weeds on County property and in
County-maintained rights-of-way.
3. NW . Policy 1 .3. Enforce County laws concerning landowners' control of noxious
weeds on their property.
• 4. NW . Policy 1 .4. Support efforts to research, monitor, and remove noxious weeds
throughout the County.
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ARTICLE V
• Natural Resources
Sec. 22-5-10. Purpose.
A. Because natural resources are limited , it is critical that a balance be obtained between
increased growth and the natural areas within the County. Each land use change affects
the environment, which may produce undesirable results. Erosion sedimentation, reduced
water quality, loss of productive farmland , and reduced fish and wildlife habitat are a few
of the problems facing the County.
B. Natural resources are both limited and interdependent. The misuse of any natural resource
may result in environmental degradation or destruction . In order to meet the Goals and
Policies identified in this Article, officials of the County, as well as each citizen, should take
an active role in conserving and preserving natural resources and the environment. The
primary elements which follow should be evaluated in the review of County land use
applications. However, this does not mean that these are the only environmental quality
and natural resource problems in the County. Rather, the following sections have been
dealt with in depth because of the importance they have on the natural environment and the
quality of our lives. These sections do not attempt to encompass every natural issue;
instead , they attempt to address the major current areas of importance.
Sec. 22-5-20. Wildlife.
The abundance of wildlife in the County is an important contributor to the economic health
• and quality of life in the County. The acquisition of properties to provide public hunting , fishing , and
watchable wildlife opportunities has long been an important part of the Colorado Division of
Wildlife's management program . As an added emphasis on the importance of these lands, private
groups also lease or own several of these sites for recreational activities such as fishing , hunting ,
shooting sports, and boating . Maintaining wildlife habitats in sufficient supply is necessary to
encourage the social and economic benefit the County receives from this resource. Wildlife Areas
- Existing , the most recent copy of which is on file at the Department of Planning Services, shows
most of the important wildlife habitat areas in the County. It should be noted that the important
wildlife areas are often closely associated with important water supply and aquifer recharge areas.
Sec. 22-5-30. Wildlife Goals and Policies.
A. W . Goal 1 . New development should be located and designed to conserve critical
ecosystem components, including wetlands, significant wildlife habitats, and migration
corridors. Significant wildlife habitat is defined as a geographical area containing existing
or migrating wildlife and a combination of the essential elements of food , water, cover, and
space in quantities sufficient to support er speelesappropriate wildlife.
1 . W . Policy 1 . 1 . Development and design of land uses which require drainage,
excessive removal of riparian vegetation and alterations of river or stream banks
should be discouraged in order to protect river or stream quality and to protect key
wildlife habitat.
2. W. Policy 1 .2. Conflicts with fish and wildlife habitats and migration routes should
• be considered in land development. Developments adjacent to rivers and streams,
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waterfowl areas, and important or critical wildlife areas should incorporate reduced
IIIdensities, adequate setbacks, and buffered areas.
3. W . Policy 1 .3. Identify and attempt to protect critical or unique habitat areas of high
public value, such as habitats of endangered or unique species, significant viewing
areas , and breeding and spawning areas.
B. W . Goal 2. Traditional wildlife uses such as hunting , trapping , and fishing in agricultural and
nondeveloped portions of the County are beneficial. Support the maintenance of these
wildlife uses.
1 . W . Policy 2. 1 . The effect of proposed development upon wildlife and habitat should
be evaluated . Loss of critical habitat should be mitigated . The County will maintain
maps of known critical wildlife habitats.
2. W . Policy 2.2. The integrity of movement in wildlife corridors should be conserved .
3. W. Policy 2. 3. Destruction of wetlands or riparian areas will be strongly discouraged ,
and mitigation for loss of wetlands and riparian habitat will be encouraged .
4. W . Policy 2.4. Incorporate an authorized hunting and trapping clause in the Right
To Farm Statement.
C. W . Goal 3. Cooperate with local, state, and federal agencies to identify, conserve, protect,
or enhance critical fish and wildlife habitat by attempting to implement measures for the
IIIprotection or enhancement of such areas.
1 . W . Policy 3. 1 . Development of trails should avoid negative impacts to critical wildlife
habitat.
Sec. 22-5-40. Open space, parks and recreation.
A. Open space is essentially unimproved land that is set aside for public or private use, or for
the use and enjoyment of its owners or occupants. The function of the open space can
vary; so too can the degree of public access, depending on the purpose of the open space.
In all cases, it is important to note that privately owned lands are not guaranteed to remain
unimproved lands, but can be converted by the individual landowner to other uses through
the appropriate land use process.
B. Park facilities and recreational programs in the County are planned and operated by the
Federal Government, State Division of Parks and Outdoor Recreation, municipalities,
schools, and recreational districts. The County currently operates one small regional park
near the City of Greeley and encourages the use of the Pawnee National Grasslands and
Crow Valley Recreational Area.
C. The County has not historically been involved in land acquisition for open space or parks.
The Great Outdoors Colorado Trust Fund and several other funding opportunities in the
State are making acquisition and maintenance of open space far more feasible.
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Sec. 22-5-50. Open space, parks and recreation Goals and Policies.
0 A. O. Goal 1 . Encourageprovision of open space in order to enhance the quality of life and
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enjoyment of the environment, while protecting private property rights.
1 . O. Policy 1 . 1 . Encourage the private sector, non-profit organizations, non-County
agencies, and other governmental jurisdictions to participate in the provision of open
space in the County.
2. O. Policy 1 .2. Encourage and promote provision of open space utilizing a willing
buyer/willing seller approach to any acquisition . If parties fail to reach a mutually
agreed-upon compensation , the County will allow the landownersupports
landowners' rights to pursue other land uses through the appropriate land use
application process.
3. O. Policy 1 . 3. Encourage and promote the use of appropriate land use tools such
as conservation easements, donations, acquisitions, partnerships, or market-based
purchases when open space is proposed .
4. O. Policy 1 .4. Encourage jurisdictions within the County to include an open space
vision of land within their plans while considering the private property rights of
individual landowners. Encourage the coordination of private property owners,
municipalities, and other jurisdictions as they develop future land use plans, in order
to support regional communication .
• 5. O. Policy 1 .5. Provide the informational study titled "Weld County Open Space Plan"
to parties interested in assisting with this Goal . The study provides information
about open space opportunities for regional preserves, natural areas, community
buffers, special resources areas, major reservoirs, and regional trail corridors.
a. Recommended Strategy O. 1 . 5.a. Update the Weld County open space
plan.
b. Recommended Strategy O. 1 . 5. b. Consider funding mechanisms for open
space, especially in urbanizing areas.
6. O. Policy 1 .6. Recognize that the scale and purpose of open spaces vary. For
example, the St. Vrain State Park near Highways 1-25 and 119 is a regional-scale
open space for recreation and habitat preservation. The Litzenberger Farm located
near the Town of Mead is a smaller regional-scale open space designed to preserve
farming and provide a community separator. The Josephine Jones Park in west
Greeley is an example of a local-scale open space that functions as both an active
park and a buffer between the highway and a residential development.
7. O. Policy 1 . 7. Encourage mitigation as an alternative, when open space
opportunities are not available. Mitigation may take the form of buffering and
screening , relocating a resource, providing for its protection off-site, or other design
techniques that ensure adequate recognition and protection.
• 8. O. Policy 1 .8. Enforce trespass laws and ensure the protection of private property
adjacent to open space, parks, and trail corridors.
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B. O. Goal 2. Encourage jurisdictions within the County to pursue only willing seller/willing
• buyer land acquisitions outside their territorial boundaries for the purpose of parks,
recreation, open space, trail corridors, conservation, preservation of views or scenic vistas,
or for other similar purposes. The County does not support the use of condemnation
proceedings or government sanctions, such as withholding building permits, to acquire such
lands for these purposes.
C. O. Goal 3. Encourage the incorporation of open space options during the land use process.
1 . O. Policy 3. 1 . Encourage the connection of open space within a development to
existing adjacent open space whenever possible and practical .
a. Recommended Strategy O. 3. 1 .a. Create incentives for development when
open space is planned adjacent to existing open space within developments.
2. O. Policy 3.2 . Encourage the use of clustering techniques, particularly for rural
residential development
D. O. Goal 4. Encourage the preservation, enhancement, and/or maintenance of significant
natural land features during the land use process.
1 . O. Policy 4. 1 . Attempt to identify and set aside significant natural land features
through the land use development review process. These lands may be set aside
in tracts, outlots, or easements where appropriate.
• 2. O. Policy 4.2. Ensure the future management of lands set aside in separate tracts
or easements. Management plans should identify the managing entity, funding
source, and stewardship responsibilities.
3. O. Policy 4.3. Encourage compatible, drought-tolerant landscaping in land use
proposals, and ensure the integration of new landscaping with the existing natural
landscape.
E. O. Goal 5. Encourage the location of parks, recreation , and open spaces in areas with
natural constraints to development.
1 . O. Policy 5. 1 . Consider placing parks, recreation, and open spaces in floodplains,
seep areas, wetlands, geological fault areas, non-productive agricultural areas, and
areas having natural features of public interest. Consider proposals for other areas
as well.
a . Recommended Strategy O.5. 1 .a . Create park development standards, for
use during subdivision and site plan review.
F. O. Goal 6. Encourage adequate parks and recreation facilities in urban subdivision land use
proposals throughout the County.
1 . O. Policy 6. 1 . Require dedication of park land in conjunction with urban subdivision
land use proposals, consistent with Section 30-28- 133(4)(a), C. R.S.
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2. O. Policy 6.2. Interconnect parks and recreation facilities whenever possible and
• practical.
G . O. Goal 7. Encourage and support the parks and recreation facilities throughout the County,
as needs and opportunity allow.
1 . O. Policy 7. 1 . Continue to support and develop existing County park facilities,
including the Weld County Missile Park, located west of Greeley, and County-owned
or managed portions of Island Grove Regional Park, including the Weld County
Fairgrounds.
2. O. Policy 7.2. Coordinate park and recreation planning with property owners,
municipalities and other jurisdictions in the County.
a. Recommended Strategy O. 7.2.a. In coordination with area jurisdictions
(including the State), support efforts to develop a regional park that could
not otherwise be provided by the individual towns along the south 1-25
corridor.
H . O. GOAL 8. Support the development and maintenance of trails to provide opportunities for
recreation, transportation, and tourism .
1 . O. Policy 8. 1 . Support efforts to develop regional trails in unincorporated and
incorporated areas throughout the County. Participate in efforts to facilitate
coordination between jurisdictions, and between private and public entities
IIIattempting to develop regional trail corridors.
a. Recommended Strategy O.8. 1 .a. Create incentives for development, when
interconnected or regional trails are accommodated within developments.
2. O. Policy 8.2. Participate in discussions concerning the proposed Colorado Front
Range Trail, including the "52-85" and St. Vrain segments in the southern areas of
the County.
3. O. Policy 8. 3. Participate in discussions of regional trail options along the South
Platte, Cache la Poudre, Saint Vrain , and Thompson Rivers, and the Big Dry Creek.
4. O. Policy 8.4. Support trails within proposed subdivisions. The type, length, use,
and need for trails should be appropriate to the type and density of the subdivision
proposed .
5. O. Policy 8. 5. Ensure the use of good design techniques when trails are proposed .
a . Recommended Strategy O.8.5.a . Develop minimum design standards for
trails, giving consideration to such elements as connectivity, the appropriate
width and surface type for the proposed use, and adequate visibility onto the
trail, while still allowing flexibility of design.
•
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Sec. 22-5-60. General resources.
• In this Comprehensive Plan , the general resources topic is divided into five subcategories:
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commercial mineral deposits ("aggregate") and ore mineral resources; oil and gas deposits; other
natural resources; alternative energy resources; and the use of resources.
A. Definitions.
Alluvial mineral deposits - Commercial mineral deposits near existing or historic waterways
that are mined and accessed primarily from the surface of the earth .
Alternative energy resources - energy-producing resources including , but not limited to,
wind , solar, hydrology, biofuels, biomass, geo-thermal sources, and others.
Commercial mineral deposit - a natural mineral deposit of limestone used for construction
purposes, coal , sand , gravel, and quarry aggregate, for which extraction by an extractor is, or will
be, commercially feasible and regarding which it can be demonstrated by geologic, mineralogic,
or other scientific data that such deposit has significant economic or strategic value to the area,
state, or nation .
Gas - all natural gases and all hydrocarbons not defined in Section 34-60-103, C. R.S . ,
as oil .
Oil - crude petroleum oil and any other hydrocarbons, regardless of gravities, which are
produced at the well in liquid form by ordinary production methods, and which are not the result of
• condensation of gas before, or after, it leaves the reservoir.
Ore mineral deposits - any metal or non-metal earthen deposits (solid , liquid , or gas) that
do not meet the definition of commercial mineral deposit, gas, or oil .
Other natural resources - a broad category of uses that includes items such as water, soils,
grasslands, and cultural resources; can include resources also defined in other ways above.
Sec. 22-5-70. Commercial mineral deposits ("aggregate") and ore mineral resources.
A. The Goals and Policies of this Section are adopted , in part, to conform with Section
34-1 -304, C. R.S . , which requires the County to conduct a study of commercial mineral
deposits located within its jurisdiction and to develop a master plan for the extraction of
such deposits. This Chapter is also intended to provide appropriate Goals and Policies to
utilize the County's mineral resources, ensuring that adverse environmental effects resulting
from mining operations are minimized .
B. The County recognizes that mineral resource extraction is an essential industry. The
availability and cost of materials, such as sand and gravel , have an affect on the
successfulness of the general construction and highway construction industries. After the
extraction of materials, the majority of these sites yield much-needed water storage and
recreation possibilities.
C. In some instances, sites containing significant quantities of mineral deposits are located in
• areas characterized by other existing or potential land uses and natural resources.
Because the uncontrolled operation of a mine site has the potential for adversely affecting
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surrounding land uses, roads, residents, and the environment, specialized review and
• regulation is appropriate.
D. The commercial mineral deposits and ore mineral resources known to be located in the
County include sand and gravel , coal, and uranium . High-quality sand and gravel deposits
in the County are found along major drainage ways. A significant portion of the County is
part of the Boulder-Weld coal field , which is included in the Denver Basin coal region.
Portions of the County, north of Colorado State Highway 14, have been tested and have
shown occurrences of uranium deposits.
Sec. 22-5-80. General commercial mineral deposits ("aggregate") and ore mineral resources
Goals and Policies.
A. CM . Goal 1 . Conserve lands which contain commercial mineral deposits ("aggregate") for
potential future use in accordance with state law (Section 34-1 -305, C. R.S. ).
1 . CM . Policy 1 . 1 . Maintain a map depicting known commercial mineral deposits
("aggregate"). The official Commercial Mineral Deposits Map will be a component
of this commercial mineral deposit master plan and be compiled based on the tools
and policies discussed in this Section . The current copy of the Commercial Mineral
Deposit Map is maintained on file at the Department of Planning Services.
a. Recommended Strategy CM. 1 . 1 .a . Consider developing a more detailed
and up-to-date commercial mineral deposits master plan, as described by
Section 34-1 -304, C. R.S .
• 2. CM. Policy 1 .2 . Consider access to future mineral resource development areas in
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all land use decisions, in accordance with State law.
3. CM. Policy 1 . 3. The County should not, by zoning , rezoning , granting a variance or
other official action or inaction , permit the use of any area known to contain a
commercial mineral deposit in a manner which would interfere with the present, or
future, extraction of such deposit by an extractor. Strongly discourage other
intensive land uses in areas identified on the Commercial Mineral Deposits Map as
containing commercial mineral deposits, until such time as those deposits have
been extracted . Landowners should be given an opportunity to modify the
Commercial Mineral Deposits Map and demonstrate that an area does not contain
a commercial mineral deposit.
4. CM . Policy 1 . 4. If conservation easements are placed on lands containing
commercial mineral deposits, encourage the terms of the easement to allow
extraction of those commercial mineral deposits.
B . CM . Goal 2. Promote the reasonable and orderly exploration and development of mineral
resources.
1 . CM . Policy 2 . 1 . Conduct land use permitting of the operation of a mining site in
unincorporated Weld County, in accordance with regulations in the Weld County.
•
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2. CM. Policy 2. 2. Encourage cooperation, coordination and communication between
• the surface owner and the mineral owner/operators with respect to any
developments of either the surface or the mineral estate.
3. CM. Policy 2. 3. Ensure that development of mineral resources address the impacts
of such development.
4. CM . Policy 2.4. Ensure that the development of mineral resources maintains and
limits the effects on the quality and quantity of area water.
5. CM. Policy 2.5. Encourage mineral developers to conserve water in their operation .
C. CM. Goal 3. Minimize the impacts of surface and sub-surface mining activities on the
surrounding land , land uses, roads, and highways.
1 . CM. Policy 3. 1 . In review of a land use application for a mine site, consider the
cumulative impacts of the mining activity on surrounding land use and County
infrastructure.
2. CM . Policy 3.2. Locate and design excavated areas, structures, machinery,
equipment storage and stockpiling of mined materials to be considerate to
surrounding land uses in terms of general use, scale, density, traffic, dust, and
noise.
3. CM . Policy 3. 3. Where practical, maintain roadside and perimeter vegetation and
• setback requirements which serve to shield mining operations, including storage of
equipment, stockpiled soils, and materials from public view.
4. CM . Policy 3.4. Locate access roads to, and within, the site in a manner which
minimizes traffic impacts on surrounding land uses.
5. CM . Policy 3.5. The land use applicant should demonstrate that the street or
highway facilities providing access to the mining activity are adequate in functional
classification , width, and structural capacity to meet the requirements of the
proposed mining activity. Require internal road circulation, off-street parking , dust
abatement, acceleration lanes, deceleration lanes, common access collection
points, signalization, and other traffic improvements wherever necessary to mitigate
traffic impacts caused by the mining activity. Also, review applications for mining
in accordance with the Transportation Goals and Policies.
6. CM. Policy 3.6. Buffer, where possible, batch plants and processing equipment from
adjacent uses.
7. CM. Policy 3. 7. Allow trucking operations dealing exclusively in the transport of
mined materials on the mine site when incorporated in the operational plan for the
mining operation.
8. CM . Policy 3.8. Require all mining operations to conform to federal, state, and local
environmental standards.
• D. CM. Goal 4. Minimize hazardous conditions related to mining activities and the mining site.
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1 . CM . Policy 4. 1 . In reviewing the operational and reclamation plans for a mining
• operation, impose such conditions as necessary to minimize or eliminate the
potential adverse impact of the operation on surrounding properties as follows:
a. Require appropriate site-specific security fencing be erected and maintained
around extraction sites, as necessary, to minimize potential attractive
nuisance hazards associated with operations located near urban uses.
b. Require mining operations to use warning signs, fences, guards, lighting ,
and other means to warn and protect people from mine site hazards such
as steep slopes, holes, ponds and heavy equipment. Enforce trespass laws
to ensure public safety.
c. Require all mining operations conform to federal, state, and local safety
standards.
d . Required periodic on-site inspections, as warranted .
2. CM . Policy 4.2. Ensure that operators comply with County flood hazard and
geological hazard regulations. County staff should conduct site inspections to
evaluate applications for mining . Understanding that most of the extractions are
alluvial and temporary in nature, the use should not come under the same scrutiny
as uses with permanent structures.
a. Recommended Strategy CM.4.2.a. Review County flood hazard and
• geological hazard regulations to ensure that they are practical for mining
operational needs and are not so burdensome that they discourage future
mineral extraction.
E. CM . Goal 5. Provide for timely reclamation of all mining sites, and promote their beneficial
reuse.
1 . CM. Policy 5. 1 . Consider the potentially adverse environmental effects of completed
mining operations.
2. CM. Policy 5.2. Ensure that operators minimize the disturbance of vegetation and
overburden in advance of mining activities.
3. CM . Policy 5. 3. Encourage operators to save and utilize topsoil in site reclamation.
4. CM . Policy 5.4. Ensure that operators take all reasonable and practical measures
to protect the habitat of fish and wildlife.
5. CM . Policy 5. 5. Ensure that the operator and owner maintain the reclaimed mine
site until it has been stabilized and vegetation is reestablished in accordance with
the Colorado Division of Reclamation Mining and Safety, and until any County
development standards have been met.
6. CM . Policy 5.6. Promote the re-use of reclaimed alluvial mineral deposit quarries for
• recreation.
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7. CM. Policy 5. 7. Encourage the reservation of "surface rights" on water storage
• facilities which can later be sold , leased , or donated for recreational uses.
8. CM. Policy 5.8. Promote the re-use of reclaimed aggregate quarries for water
storage.
9. CM. Policy 5.9. Encourage the use of water storage facilities by Weld County water
providers.
a. Recommended Strategy CM . 5.9.a. Study whether the County should
purchase water rights and storage facilities to be put to beneficial use in the
County.
10. CM . Policy 5. 10 . Allow, where possible, residential or commercial uses adjacent to
water storage facilities.
11 . CM. Policy 5. 11 . Consider public uses on lands adjacent to water storage facilities.
Sec. 22-5-90. Oil and gas deposits.
A. Oil and gas development in the County is an integral part of the County economy, and has
a substantial direct and indirect impact on current and future land use. Oil and gas
development is cyclical, but the economics of energy suggests sustained levels of
exploration and extraction in the County for the next twenty years.
IP B. In the mid-2000's, total economic contributions from drilling , completion , recompletion , and
extraction activities were over $20 billion throughout Colorado, and oil and gas related
employment was over 70 ,000 people. In addition to in-State use, oil and gas resources are
important exports for Colorado and lessen the country's dependence on foreign supplies.
C. An abundant amount of oil and gas is currently being produced throughout Colorado.
Crude oil refineries and pipelines in the State have been over capacity in recent history,
which has increased the need for transportation and storage. The most efficient and
environmentally friendly way to transport crude oil is by pipeline, rather than by truck.
Transportation of the product by pipeline has less impact on Weld County roads. Less
truck traffic also benefits air quality in the area , another benefit that comes from more
pipeline infrastructure.
D. The oil and gas industry is regulated by the Colorado Oil and Gas Conservation
Commission (COGCC) and in some cases, the Federal Energy Regulatory Commission
( FERC) and the Department of Transportation (DOT). Many state and federal permits are
required for the industry, such as stormwater management plans, environmental reports
(including those for threatened and endangered species), archeological and historical
reports, floodplain permits, Air Pollution Emissions Notices ("APEN"), and others.
Sec. 22-5-100. Oil and gas Goals and Policies.
A. OG. Goal 1 . Promote the reasonable and orderly exploration and development of oil and
gas mineral resources.
•
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1 . OG . Policy 1 . 1 . The County should encourage cooperation , coordination and
• communication between the surface owner and the mineral owner/operators with
respect to any developments of either the surface or the mineral estate.
2. OG . Policy 1 .2. Oil and gas support facilities which do not rely on geology for
locations should locate in commercial and industrial areas when possible, and
should be subject to review in accordance with the appropriate sections of the Weld
County Code.
3. OG. Policy 1 . 3. Ensure that tax revenues for all oil and gas operations (including
disposal well oil operations) are properly collected .
a. Recommended Strategy OG. 1 .3.a. Study the distribution of tax revenue to
determine where the greatest impacts from oil and gas activity are found ,
and identify how those impacts can be mitigated .
B. OG. Goal 2. Ensure that the extraction of oil and gas resources conserves the land and
minimizes the impact on surrounding land and the existing surrounding land uses.
1 . OG. Policy 2. 1 . Encourage oil and gas drilling activities to be coordinated with
seasonal production schedules associated with agricultural activities. Promote and
encourage the use of directional drilling to protect surface rights of agricultural lands
and possible future land uses.
2. OG. Policy 2.2. Encourage the clustering of oil and gas drill and well sites whenever
11 possible.
3. OG. Policy 2. 3. Existing service roads should be used to provide access for oil and
gas and other mineral extraction activities.
4. OG. Policy 2.4. Support the limited number of surface drilling windows allowed on
a section of land . Encourage use of minimal drill window areas by directional drilling
from existing drilling windows. Discourage efforts to increase the amount or size
of drilling windows.
5. OG . Policy 2. 5. The County should use its regulatory powers, to the extent
authorized by law, to minimize the impacts of oil, gas, and other mineral extractions
to the land and land uses, and ensure complete restoration of the areas impacted ,
from start-up through termination of production.
6. OG . Policy 2.6 . Ensure the safety of all citizens and structures that are in relatively
close proximity to oil and gas facilities.
a. Recommended Strategy OG . 2.6.a. Develop ways to ensure safety for
citizens and structures that are in relatively close proximity to oil and gas
facilities.
b. Recommended Strategy OG.2.6. b. Actively enforce zoning and building
permit requirements for oil and gas facilities, including field monitoring to
• ensure compliance.
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c. Recommended Strategy OG .2.6. c. Develop mitigation options that maintain
• safety while reducing setbacks.
7. OG . Policy 2. 7. New subdivisions should be planned to accommodate current and
future oil and gas drilling activity to the extent oil and gas development can
reasonably be anticipated .
a. Recommended Strategy OG. 2. 7.a. Encourage changes to state laws and
regulations to allow landowners seeking to subdivide land the ability to
designate a single combined surface drill window adequate for drilling and
production operations, as an option to the current default multiple window
requirement.
8. OG. Policy 2. 8. Oil and gas drilling activities should be planned to accommodate
current and future surface subdivision activities to the extent such development can
reasonably be anticipated .
9. OG . Policy 2 .9. Impose protective measures through available state, County and
federal regulations to ensure that the mineral operator conducts operations in a
manner that will minimize current and future environmental impacts.
10. OG. Policy 2. 10. Ensure that well sites are reclaimed and closed by techniques
which ensure that the future use of the property is not impaired because of
environmental or safety problems, or because of the existence of improperly
abandoned or unlocated equipment, such as wellheads or flowlines.
• 11 . OG . Policy 2. 11 . Subdivision applicants that can show written evidence that an
adequate attempt has been made to obtain a Surface Use Agreement will be
allowed to continue the process to completion.
C. OG. Goal 3. Prevent surface and groundwater contamination from oil and gas minerals
exploration and extraction .
1 . OG . Policy 3. 1 . Support regulations for cementing wells (including injection wells)
to prevent commingling of water, oil , and gas into other formations.
2. OG. Policy 3.2. The extraction of oil and gas minerals should attempt to conserve
ground and surface water.
3. OG. Policy 3.3. The extraction of oil and gas minerals should minimize the impact
on the quality and quantity of ground and surface water.
Sec. 22-5-110. Other natural resources.
A. Weld County is home to a wide range of natural resources beyond those traditionally
recognized for extractive purposes. These other natural resources support traditional
economies, such as agriculture, as well as supporting the unique culture and character of
Weld County.
• B . Weld County citizens, throughout history, have demonstrated ingenuity in the use of the
land and its resources, from the early construction of sod houses, to the creation of the
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scale-economy livestock industry, to the development of water-diversion and collection
• systems. The Goals and Policies of this section are adopted in order to recognize the
diversity of resources in the County, and to capitalize on the ability of the County's citizens
to utilize these resources in ever-new, effective, and responsible ways.
Sec. 22-5-120. Other natural resources Goals and Policies.
A. NR.Goal 1 . Support efforts to expand the responsible use of other natural resources in
Weld County.
B. NR. Goal 2. Recognize water as a beneficial natural resource, and support the Goals and
Policies concerning water found in Article IV of this Weld County Comprehensive Plan.
C. NR.Goal 3. Recognize Weld County soils as a natural resource that is important to support
the Weld County economy.
1 . NR. Policy 3. 1 . Support efforts to limit the loss of soil through wind and water
erosion.
2. NR. Policy 3. 2. Recognize and consult soil classifications during the land use review
process. An understanding of the general soil conditions assists in the design and
construction of the site, although only hazard conditions should be considered an
actual constraint to development.
D. NR. Goal 4. Support the health, preservation, and use of the grassland areas of Weld
• County.
1 . NR. Policy 4. 1 . Support the responsible use of dryland grass areas of the County
for ranching, farming, mineral extraction , and other beneficial uses.
2. NR. Policy 4.2. Support the private use of the federal Pawnee National Grassland
through grazing options and other mechanisms that preserve the public benefit of
the Grassland , while still allowing responsible grazing management.
3. NR. Policy 4. 3. Coordinate with the U . S. Department of Agriculture Forest Service,
and any other applicable federal agencies, in the development of the management
and use plans for the Pawnee National Grassland .
E. NR. Goal 5. Encourage the development and responsible use of other natural resources
as means of energy, food , or materials production. Examples include algae production, fish
farming , switchgrass harvesting , and other potential future industries.
F. NR. Goal 6. Support efforts to record and preserve archeological , cultural, and historic
resources.
1 . NR. Policy 6. 1 . Support private efforts to preserve historic, archeological, and
cultural resources, such as those located at the Dearfield Townsite.
2. NR. Policy 6 .2. Develop standards for recognizing or preserving archeological
• resources that may be discovered during construction .
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a . Recommended Strategy NR.6.2.a. Review County regulations to address
• when there is discovery of fossil bones and similar archeological resources
during the construction or planning process, including a time line for
processing .
Section 22-5-130. Alternative energy resources.
A. Due to the volatility of traditional energy resources, the County supports and encourages
development and use of alternative energy resources. Alternative energy sources do not
replace the traditional sources of energy; rather, expanding global energy demands require
a "new energy economy" that supports and enhances traditional sources of energy.
Section 22-5-140. Alternative energy resources Goals and Policies.
A. AE. Goal 1 . Support and encourage research , development, and use of alternative energy
resources.
1 . AE. Policy 1 . 1 . Attract and encourage alternative energy support industries that are
involved in manufacturing , distribution , or research .
2. AE. Policy 1 .2. Support the development and use of bio-fuels.
a. Recommended Strategy AE. 1 .2.a. Identify industrial areas that can support
the development of bio-fuel facilities. Analyze the availability of
transportation infrastructure, utilities, water, and other elements necessary
• to support such facilities.
3. AE. Policy 1 . 3. Support the commercial development and use of wind energy.
a. Recommended Strategy AE. 1 . 3.a . Identify industrial areas that can
accommodate and support manufacturing facilities associated with wind
energy.
b. Recommended Strategy AE. 1 .3. b. Create incentives that encourage
large-scale commercial wind generation systems.
4. AE. Policy 1 .4. Promote the use of personal and private wind energy systems, with
minimal regulation , to support personal energy needs.
a . Recommended Strategy AE. 1 .4.a . Review County regulations to ensure
support of small-scale and personal wind generators, including possible
incentives.
5. AE. Policy 1 . 5. Support the development and use of solar energy.
a . Recommended Strategy AE. 1 .5.a. Review County regulations to ensure
support of small-scale and personal solar energy collectors.
b. Recommended Strategy AE. 1 .5. b. Create incentives that encourage
• large-scale commercial solar collections.
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6 . AE. Policy 1 .6. Support the development and use of water (hydro) electric
• generation , biomass gas generation , geo-thermal systems, and other alternative
energy resources.
a. Recommended Strategy AE. 1 .6.a. Review County regulations to ensure
support of all alternative energy resources for small or large scale
applications.
Section 22-5-150. Use of resources.
A. Given the abundance and variety of resources in the County, it is desirable to support the
use of these resources in the County.
Section 22-5-160. Use of resources Goals and Policies.
A. UR. Goal 1 . Support and encourage the use of natural and other resources available in the
County by the residents of the County.
1 . UR. Policy 1 . 1 . Support the development of power generating facilities in the County
that benefit the residents of the County and employ the resources extracted ,
developed , or available in the County.
ARTICLE VI
Economic Development
IISec. 22-6-10. Economic Development.
A. Economic development is directly linked to a community's long-term health and
sustainability. As is sometimes said , "Quality of life begins with a good job." A robust and
diverse economy provides employment opportunities for County residents, as well as the
property tax revenue that allows the County to provide essential services to citizens.
B. Economic development can be defined as an approach, strategy, or program that aids in
the sustainability and growth of an economy. A focus on retaining and creating primary
jobs, in particular, leads to a sustainable economy. Primary jobs are those jobs that export
products and services, in return bringing new dollars into the County. These new dollars
then circulate within the County by means of salaries and other expenditures, which in turn
support jobs in the retail, business services, personal services, and other sectors. Primary
jobs are not limited to large employers; many small employers provide primary jobs as well .
One of the chief sources of primary jobs in Weld County is in the agricultural industry,
including individual farms.
C. Weld County strongly supports developing a healthy economy by fostering a positive
relationship between the public and private sectors. Economic development is the "engine"
that helps create homes, irrigation ditches, parks, shopping centers, or roads - the "built
environment." The ability to shape a built environment that is meaningful for its residents
depends on an economy that can finance improvements over time.
D. The County encourages economic development by promoting a positive built environment
• in which businesses and entrepreneurs are able to flourish . Quality development supports
a strong and vital economy. A common strategy of many economic development programs
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is retaining and attracting businesses. Unlike municipalities in Colorado, counties are
• limited in the kinds of financial incentives they can offer businesses. Recruitment and
attraction is more about actively marketing the County, its quality of life, and the advantages
of it as a place to do business.
E. The County relies heavily on its partnerships with businesses, citizens, municipalities, and
leaders in order to promote the County and economic development. Of particular
importance is the Upstate Colorado Economic Development organization, a County-wide
private economic development corporation that assists existing and prospective primary
employers with resources helpful in expanding revenue and employment opportunities.
F. Property tax revenue and other revenue sources (such as from oil and gas) pay for general
County services and fund the maintenance of the County road system , both of which
enhance Weld County's quality of life. All property in Colorado is subject to ad valorem
(property) taxation by local districts. (The state government does not levy a property tax. )
Separate property taxes fund local schools, special purpose districts (often water and sewer
infrastructure), and a portion of the city and County government costs. Weld County's
property tax rate has decreased each year for the last several years, while other
government entities' rates have remained flat or increased .
G. The State of Colorado collects 2.9% sales or use tax on goods purchased or used in
Colorado that are not intended for resale. In Weld County the average local sales tax
collected by towns and cities is 2.9% , for an average total sales tax rate of 5.8% . Weld
County has historically collected no sales tax.
• H . Municipalities within Weld County are key economic centers, and municipal leaders are
important partners in economic development. Most of the 31 municipalities located in Weld
County have developed their own goals, such as increasing sales activity and tax revenue,
and encouraging local spending by citizens. The municipalities recognize the value of
seeking a balance between housing and job opportunities within their respective cities.
Many of their stated goals concerning economic development are consistent with the Weld
County Goals and Policies stated below. A shared vision and coordinated efforts help
ensure economic benefits to the County and region .
Section 22-6-20. Economic development Goals and Policies.
A. ECON . Goal 1 . Encourage the expansion of existing businesses and the location of new
industries that will provide employment opportunities in Weld County.
1 . ECON . Policy 1 . 1 . Promote the expansion and diversification of the industrial
economic base to achieve a well-balanced industrial sector in order to provide a
stable tax base and a variety of job opportunities for County citizens.
2. ECON . Policy 1 .2. Promote the expansion and diversification of the commercial
economic base to achieve a well-balanced commercial sector in order to provide a
stable tax base and a variety of job opportunities for County citizens.
3. ECON . Policy 1 . 3. Promote the preservation and enhancement of the major assets
in Weld County - lower costs of doing business, safe communities, a qualified and
• available workforce, and access to agricultural and natural resources - to retain
current employers and attract new ones. Maintain and improve basic County
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services and infrastructure, in order to ensure that Weld County is a viable
• candidate for attracting businesses, labor, and capital .
4. ECON . Policy 1 .4. Invest in the public infrastructure required to retain existing
businesses and to readily support the needs of future industrial and commercial
developments.
a . Recommended Strategy ECON . 1 .4.a. Identify, in the Transportation Master
Plan , rail corridors and public road improvements needed to support
economic development.
5. ECON . Policy 1 . 5. Encourage local contractors to bid on County Capital
Improvements Program projects and construction projects.
a . Recommended Strategy ECON . 1 .5.a . Develop incentives supporting
County businesses.
b. Recommended Strategy ECON . 1 .5. b. Explore ways to effectively advertise
County projects.
6. ECON . Policy 1 .6. Support a diversified and well-balanced economic base,
recognizing that dependence on any one industry or business may weaken the
long-term sustainability of the regional economy. Support efforts to retain and
attract large employers, while at the same time recognizing that small businesses
and individuals provide the highest level of economic output in the County.
• B. ECON . Goal 2. Support and facilitate public and private economic development efforts that
are consistent with the Goals and Policies of Weld County.
1 . ECON . Policy 2. 1 . Economic development is directly related to actual physical
development; therefore, the County should foster an effective process to support
development, while protecting the health, safety, and welfare of citizens of Weld
County.
2. ECON . Policy 2.2. Foster a good working relationship between the public and
private sectors, recognizing that such a relationship supports economic
development.
3. ECON . Policy 2. 3. Work cooperatively with the Upstate Colorado Economic
Development organization to encourage the retention and expansion of existing
businesses, and to attract new industries to incorporated and unincorporated Weld
County.
a. Recommended Strategy ECON .2.3.a. Annually contribute to fund Upstate
Colorado Economic Development.
b. Recommended Strategy ECON .2. 3. b. Establish a liaison group that
includes County representation that will interact with the Upstate Colorado
Economic Development organization (or other similar organizations) and
• promote private corporate participation .
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4. ECON . Policy 2 .4. Coordinate with Weld County municipalities and support regional
• dialogue to attract businesses to incorporated and unincorporated Weld County by
maintaining the quality of life in both urban and rural Weld County.
a. Recommended Strategy ECON .2.4.a . Regularly host a forum (similar to the
2007 "Your Town" workshop) of business and governmental leaders to
review challenges and issues throughout the County and to brainstorm
solutions.
5. ECON . Policy 2. 5. Participate in regular, yearly efforts - by Upstate Colorado
Economic Development, the University of Northern Colorado, and others - to
develop an economic vision and assessment for the entire County.
6. ECON . Policy 2.6. Use all available tools to facilitate capital investment for the
retention, expansion , and attraction of businesses, such as federal (e.g . ,
Community Development Block Grants), state (e.g . , Colorado Performance Based
Job Creation Incentive), and other programs.
a . Recommended Strategy ECON .2.6.a. Consider hiring an employee for
grant writing and to explore other funding opportunities for the County.
b. Recommended Strategy ECON .2.6. b. Consider a circuit grant writer to
share between the County and other jurisdictions.
7. ECON . Policy 2. 7. Support the use of local economic incentives to attract economic
• development, such as personal property tax incentives.
8. ECON . Policy 2.8. Encourage and support workforce development initiatives. Such
initiatives should focus on providing a stable, available, and qualified workforce, and
support quality of life elements necessary to ensure an adequate workforce, such
as safety and adequate housing .
C. ECON .Goal 3. Structure land use policies and regulations so that they encourage
County-wide economic prosperity and economic growth .
1 . ECON . Policy 3. 1 . County activities and regulation should protect the rights of
private property owners and the public health , safety and welfare, recognizing that
these basic rights and protections allow the free market to prosper and grow the
local economy.
2. ECON . Policy 3.2. Ensure that County land use policies and regulations are
structured so as not to impede economic prosperity and growth.
a . Recommended Strategy ECON .3.2 .a. Review County land use policies and
regulations to ensure consistency with the Policy.
D. ECON . Goal 4. When appropriate, use economic incentives to retain and expand
businesses or to attract new industries to Weld County.
111 1 . ECON . Policy 4. 1 . Applicants seeking land use approvals for industrial uses, or for
the creation of a Regional Urbanization Area ("RUA"), should have the option of
2008-2975
PAGE 79 ORD2008- 13
providing a cost/benefit evaluation . This evaluation may be considered for potential
411 economic incentives.
a. Recommended Strategy ECON .4. 1 .a. Develop a set of local Weld County
Economic Development Incentives to be applicable in unincorporated
portions of the County. Develop criteria for considering if and when
incentives are appropriate.
2. ECON . Policy 4.2. Target the following through economic incentives:
manufacturing , entrepreneurial development; state-of-the-art agricultural uses,
including value-added crop/livestock development; technology industries; natural
resource development, including alternative energy resources; and tourism .
E. ECON. Goal 5. Recognize and promote specific places and resources in Weld County that
can uniquely support economic development.
1 . ECON . Policy 5. 1 . The County should encourage an adequate supply of both
services and raw land I suitable for industrial development and redevelopment
when reviewing land use applications.
2. ECON . Policy 5.2 . Encourage use of the Greeley-Weld County Airport, and
expanding the surrounding area uses for economic development.
3. ECON . Policy 5.3. Recognize and support existing railroad infrastructure.
• a. Recommended Strategy ECON .5. 3.a. Develop a Sub-Area Plan for the
North Greeley Railroad Corridor, consisting of the east-west rail line running
from east of Greeley to Windsor.
4. ECON. Policy 5.4. Promote the availability of water as an incentive to attract
economic development.
5. ECON . Policy 5.5. Recognize and support the role of the municipalities and other
jurisdictions in providing significant economic activity, specifically from their ability
to provide urban-scale services and markets.
F. ECON . Goal 6. Maintain relevant economic data that is specific to Weld County and which
complements other sources of similar information .
1 . ECON . Policy 6. 1 . Maintain economic data for the County as an Appendix to this
Comprehensive Plan. The information in the Appendix can be updated on a regular
basis, without requiring a formal amendment to the Comprehensive Plan or the
Weld County Code.
2. ECON . Policy 6.2. Maintain a report which compiles County-level data about
subdivisions, population comparisons, and growth areas.
APPENDIX - SEE ATTACHED [Note: The Appendix can be updated administratively as needed.]
•
2008-2975
PAGE 80 ORD2008-13
BE IT FURTHER ORDAINED by the Board that the Clerk to the Board be, and hereby is,
• directed to arrange for Colorado Code Publishing to supplement the Weld County Code with the
amendments contained herein , to coincide with chapters, articles, divisions, sections, and
sub sections as they currently exist within said Code; and to resolve any inconsistencies regarding
capitalization, grammar, and numbering or placement of chapters, articles, divisions, sections, and
sub-sections in said Code.
BE IT FURTHER ORDAINED by the Board if any section , subsection, paragraph , sentence,
clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such
decision shall not affect the validity of the remaining portions hereof. The Board of County
Commissioners hereby declares that it would have enacted this Ordinance in each and every
section , subsection, paragraph , sentence, clause, and phrase thereof irrespective of the fact that
any one or more sections, subsections, paragraphs , sentences, clauses, or phrases might be
declared to be unconstitutional or invalid .
The above and foregoing Ordinance Number 2008-13 was, on motion duly made and
seconded , adopted by the following vote on the 24th day of November, A. D. , 2008.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:
William H . Jerke, Chair
Weld County Clerk to the Board
• Robert D. Masden , Pro-Tem
BY:
Deputy Clerk to the Board
William F. Garcia
APPROVED AS TO FORM :
David E. Long
County Attorney
Douglas Rademacher
Publication: October 17, 2008
First Reading : October 27, 2008
Publication : October 31 , 2008, in the Greeley Tribune
Second Reading : November 10, 2008
Publication : November 14, 2008, in the Greeley Tribune
Final Reading : November 24, 2008
Publication: November 28, 2008, in the Greeley Tribune
Effective: December 2, 2008
•
2008-2975
PAGE 81 ORD2008-13
Weld Comp Plan revised
UPDATED 10/8/2008
• APPENDIX
[Note: The Appendix can be updated administratively as needed .]
County Overview
Physical Characteristics
Weld County is located in the northeastern portion of Colorado, a key component of the
Northern Front Range. Its unique location is between the Rocky Mountain Foothills and the
Great Plains, approximately 40 miles east of the Continental Divide. The County ranges in
elevation from 4,400 feet above sea level at the egress of the Pawnee Creek grasslands in
the northwestern portion of the County, to highs of approximately 6,200 feet above sea level,
to fairly level elevations to the east. The County has a number of valuable streams and rivers
the Kiowa River, Big Thompson River, Poudre River, it also includes the South Platte and its
tributaries that flow into Weld County from the south and west, leaving to the east. These
rivers facilitate a water system that delivers water to farmland through out the County,
through some of the largest and most complex reservoir and irrigation systems in the world.
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The Country consists of approximately 3992 square miles and is the third largest in the State,
making it also twice the size of the state of Delaware. The County is bounded on the west by
Larimer and Boulder Counties, on the east by Morgan and Logan Counties, on the south by
Adams and Broomfield Counties, and on the north by Laramie County, Wyoming, and Kimball
County, Nebraska.
Located in the interior of the North American continent, the County experiences wide
temperature changes from season to season, and rapid weather changes due to storms
traveling from west to east throughout the region.
Regional Averages
Average Temperatures Average Rainfall & Average Frost (First Average Growing
Snow & Last) Seaso
Fall n
January: 40 Degrees Rain: 12 Inches Spring: May 11 143 Days
July: 90 Degrees Snow: 27 Inches Fall: September 30
•
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DL
Weld Comp Plan revised
UPDATED 10/8/2008
• The County seat and principal city in Weld County is the City of Greeley, located within an
hour's drive of six major municipalities, including Denver, and the majestic Rocky Mountains.
With a 2006 State Demographer's population estimate of 90,285 people, the population for
the city of Greeley increased 66% between 1990 and 2006 (60,454 in 1990).
Weld County's history is that of expeditions, settlement, and agriculture. In 1835, a
government expedition came through, establishing a trading post located just north of present
town of Fort Lupton. In 1840, Fort St. Vrain was built south of Platteville, named after Colonel
St. Vrain, and now recognized by the State Historical Society. A large segment of Weld
County was settled in the early 1900's. Even after being labeled as an "unfit region for
human habitation" by Major Stephen H . Long during his 1821 expedition through the region,
Weld County continued to grow
A main reason for migration into northern Colorado, present day Weld County, was for the
sugar beet industry, with the first sugar beet factories built in Greeley and Eaton in 1902.
Growth followed in 1903 with factories in Windsor, followed by Fort Lupton and Johnstown in
1920's. Weld County's Spanish surname population began to arrive during the 1920's as
laborers in the sugar beet industry, which settled in and started new generations of
inhabitants. This agricultural migration layed the foundation for Weld County's history and
economic base, securing its future in the region and Colorado.
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Transportation in the County is provided by Interstate 1-25 and Highway 85 for north and
south transit up and down the Front Range corridor. Highways 14, 52, and 34 facilitate east
and western transit, and Interstate 76 provides for broader easterly and western travel. The
highway and road system in the County is managed, by the Colorado Department of
Transportation, the County, and the 31 municipalities, with the County maintaining 3, 155
miles of publicly maintained County roads. The County's road system presently consists of
700 miles of paved roads and 2,500 miles of gravel roads. In addition, there are currently 487
miles of state highway system roads and several hundred miles of municipal roads.
•
Weld Comp Plan revised
UPDATED 10/8/2008
111 Size of Municipalities in Weld County
Town Acreage
Weld County 2,554,880
Ault 504
Berthoud (MCP) 3514
Brighton (MCP; 938
Dacono 5073
Eaton 1502
Erie 7715
Evans 6709
Firestone 6348
Fort Lupton 3982
Frederick 8441
Garden City 71
Gilcrest 518
Greeley 29,692
Grover 382
Hudson 2194
Johnstown 4806
Keenesberg 1215
Kersey 773
LaSalle 573
Lochbuie 2078
Longmont (MCP) 2270
1111 Mead 4558
Milliken 7523
New Raymer 458
Northglenn(MCP) 624
Nunn 1990
Pierce 531
Platteville 1017
Severance 3878
Thornton 15
Windsor 11 ,133
MCP: Multi-County Places (Acres within Weld County only)
(Source: Weld County Planning Department: 2008 )
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Weld Comp Plan revised
UPDATED 10/8/2008
• County Population Overview
Weld County's population growth rate has been approximately 25% per decade since the
mid-1900, which is more than triple the national average. Between 1990 and 2000, the
population increased 37%. The County was the top 100 fastest growing counties in the
nation in 2004, according to U .S. Census Bureau.
Over 236,857 people lived in the County in 2006, which represented 4.9% of the
total state population. The median age of the County residents in 2006
was 31 .3, compared with the state median age of 35.4. The gender
distribution ratio was similar for both County and the State for this time frame.
The County population in 2006 showed increasing diversity in the
Percentage of race categories, with 70% of the County population classified as white,
not of Hispanic or Latino origin, and 27.5% of the County population classified as persons
of Hispanic or Latino origin. According to us Census Bureau, total white population
dropped from 81 .7% in 2000 to 70% in 2006. The 2000 Census was the first year in
which respondents could select multiple race categories, allowing for a closer look at race
ratios.
County Residential-Population
1970 1980 1990 2000 2006
89,797 123,438 131 ,821 180,936 236,857
(Source: U.S. Census Bureau)
• Races in Weld County, CO
White alone
Other
Two races
Hispanic
LI
A review of the historical and future projections of population growth in the County
reveals a steady increase in the total population every decade from 1900 to 2000, except
1930 to 1940, when it declined . The population density increased from four people per
square mile in 1900, to 45.3 people per square mile in 2000 . It is projected by the
Colorado Division of Local Government to increase to over 122 people per square mile
by 2030.
•
Weld Comp Plan revised
UPDATED 10/8/2008
Approximately half of the population is located in an 800-square-mile area in the
ID southwestern part of the County. The 2006 population density for this area is was
approximately 59.3 people per square mile.
Population Characteristics
Weld County and the State of Colorado
2006
Weld County Colorado
# % of Total # % of Total
Male 118,715 50. 1 2,362,428 49.7
Female 118, 142 49.9 2,390949 50.3
Under 5 19,099 8. 1 338,995 7.1
18 and over 173,809 73.4 3,583,734 75.4
65+ 18,781 7.9 465,096 10.0
TOTAL 236,857 4,753,377
Median Age 30.9 35.4
Total Households 86,749 2,053, 178
Persons per 2.7 2.3
Household
(Source: State Demography Office)
(Source: U .S. Census Bureau)
Population Characteristics
Weld County and the State of Colorado
Weld Colorado
Race 1990 2000 2006 2006 % Change Weld % of
1990-2006 CO
White 117,247 147,834 208,883 3,560,005 29% 5.8%
Black or African American 567 1 ,022 958 165,063 -6.6% .5%
Multiple Race Categories-2006
American Indian and 785 1 ,581 2,646 44,241 59.7% 5.9%
Alaska Native
Asian 1 , 133 1 ,508 5,572 95,213 76.6% 5.8%
Native Hawaiian & 90 150 N/A 4,621 40% N
Other Pacific Islander
Some Other Race 12,089 24,044 21 ,585 309,931 -1 .4% 6.9%
Two or More Races N/A 4,797 5,827 122, 187 N/A 4.7%
(Source: U .S. Census Bureau : 2006 Model-based estimates)
Among the 64 counties in Colorado, Weld County ranks ninth in total population.
Between 1990 and 2000, the State grew at a rate of 30.6%. For this same period of time,
the County grew by 27% and the nation by 13. 1 %.
Sense 2000 Weld's population has out grown the states average every year peaking at
0 45.2% in 2004, propelling us into the top ten counties in total population in the State.
Weld Comp Plan revised
UPDATED 10/8/2008
• Weld County Population by Municipalities
1980 1990 2000 2006
Weld County 123,438 131 ,821 180,936 236,857
Ault 1 ,056 1 ,107 1 ,432 1 ,450
Berthoud (MCP) - - 16 36
Brighton (MCP) - 17 154 229
Dacono 2,321 2,228 3,015 3,759
Eaton 1 ,932 1 ,959 2,690 4,122
Erie 1 ,231 1 ,244 2,009 6,496
Evans 5,063 5,877 9,514 17,531
Firestone 1 ,204 1 ,358 1 ,908 7,132
Fort Lupton 4,251 5,159 6,787 7,206
Frederick 855 988 2,467 7,370
Garden City 123 199 357 349
Gilcrest 1 ,025 1 ,084 1 ,162 1 ,163
Greeley 53,006 60,454 76,930 90,285
Grover 158 135 153 156
Hudson 698 918 1 ,565 1 ,606
Johnstown 1 ,535 1 ,579 3,827 8,000
Keenesberg 541 570 855 1 ,187
Kersey 913 908 1 ,389 1 ,481
LaSalle 1 ,929 1 ,803 1 ,849 1 ,943
Lochbuie 895 1 ,168 2,049 3,703
Longmont (MCP) - - 24 31
Mead 356 456 2,017 2,881
• Milliken 1 ,506 1 ,605 2,888 5,887
New Raymer 80 98 91 101
Northglenn (MCP) - - 12 12
Nunn 295 324 471 534
Pierce 878 823 884 878
Platteville 1 ,662 1 ,515 2,370 2,651
Severance 102 106 597 2,618
Thornton - - - -
Windsor 4,277 5,062 9,612 11 ,884
Unincorporated 35,542 33,001 41 ,832 44,228
MCP: Multi-County Places (Population within Weld County only)
Source: Colorado Division of Local Government - Demographic Sections
Source: U.S. Bureau. Date Set: Census 2006 Redistricting Data Community Survey
Summary File
111
Weld Comp Plan revised
UPDATED 10/8/2008
Population growth in the County is projected to average a compounded growth rate of
more than 3% a year through 2030. This growth rate is nearly double the annual
compounded growth rate of 1 .61 `)/0 projected for the State. This trend would propel Weld
County's total population to over half a million by the year 2035.
WELD County Projection in population
2006 2010 2015 2020 2025 2030 2035
236,857 267,032 311 ,809 362,816 422,375 488,291 554, 190
(Source: State Demography Office: 2007)
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88
Weld Comp Plan revised
UPDATED 10/8/2008
• Economic Overview
The overall age dispersion of the County's population resembles the state
population, with the exception that the County has a proportionally a younger
work force.
County Median Household Size, Family and Household Income
Median Household Median Family Income
Size
Year County State County State
1970 3.0 3.0 N/A N/A
1980 2.8 2.8 N/A N/A
1990 2.7 2.7 $30,800.00 $35,930.00
2000 2.8 2.5 $35,351 .00 $40,853.00
2006 2.8 2.6 $38,846.00 $50,652.00
(Source: State Demography Office: 2007)
Weld County had a per capita personal income (PCPI) of $25,495, compared to the
State's $37,495 in 2006. The PCPI was 76% of the national average. The County's
average wage is estimated at $34,320 in all industries, according to the State
Demographer Office.
According to a 1997 study conducted by Colorado State University, Weld County
continues to be an "Agribusiness Important" County, although the degree of agribusiness'
• importance is falling. "Agribusiness Dependent" counties are those counties which
receive more than 20% of total County income from agribusiness industries, whereas
"Agribusiness Important" Counties receive between 10% and 20% of total County income
from agribusiness industries.
Weld is one of the most productive counties in the State, according to U.S. Department of
Agriculture (USDA) in 2002, accounting for 5.8% of the State's 31 ,000,000 acres of land
in farming. The number of full time farms in Weld County is 3, 121 , with a market value of
products sold is and has remained stagnant since the mid-1900's at approximately $1 . 1
billion a year.
Industry Employment & Wages
Weld 2006
All Industries 80,555 $33,748
Private 67,642 $34,216
Agriculture 3,741 $26,988
Mining 2, 187 $52,832
Utilities 237 $63,700
Construction 8,002 $38,012
Manufacturing 10,018 $44, 720
Retail Trade 8, 138 $49,608
Wholesale Trade 3,597 $24,388
Transportation and Warehousing 1 ,681 $37,076
Information 1 , 131 $40,768
Finance and Insurance 3,809 $40,040
Real Estate, Rental and Leasing 1 ,043 $29,952
Professional and Technical 2, 118 $45,916
89
Weld Comp Plan revised
UPDATED 10/8/2008
Management 992 $72,384
• Administrative and Waste Services 4,486 $22,464
Educational 271 $21 , 112
Health Care and Social Assistance 7,218 $35,828
Arts, Entertainment and Recreation 839 $12,948
Accommodation and Food Services 6, 162 $11 ,024
Other Services 1 ,787 $23,504
Government 13,489 $31 ,460
(Source: Upstate Colorado Economic Development: 2006)
Weld County Employment and Unemployment Statistics 2006
Area Civilian Number Number Unemployment
Labor Employed Unemployed Rate
Force
Weld 120,778 115,811 4,967 4.1 %
County
Colorado 2,726,466 2,619,862 106,604 3.9%
(Colorado Department of Labor and Employment)
Economic Development
Weld County's works to facilitate new economic development, and promotes commercial,
industrial, and residential economic growth for new and old existing communities. Providing public
services, in its goal for ideal scenarios for a broader tax base,economic development and growth.
• The County acknowledges itself as an agricultural County ranked among the top in the nation in
agricultural production, including its primary economic base of employers and industries that are
integrated into the County today. Economic development also recognizes each municipality as its
own entity, with its own goals and concerns towards growth and rate. The County's goal of a
balanced and stable healthy economy for future growth is set up in partnership with the Upstate
Colorado Economic Development organization.
What cannot be ignored is identifying new sources of economic growth. Recognizing that growth
and prosperity do not come solely from external business attraction, but from innovation with the
right goals and policies within the County, all communities have internal sources for innovation
that can help jumpstart our regions economic growth .
Weld County has four internal driving sources that can be tapped into for future economic growth:
I. Natural & Reusable Energy Resources
A. Wind Powered Energy
B. Solar Power
C. Green House Innovations
D. Mining !'� as 1
a �'�= .
II. Open Entrepreneurship Market Place
A. Hispanic Business/Latino Dollar
1 . @ 27% and Growing Population r
B. Telecommunications/Fiber Optics ,
C. Professional and Business Services '
D. 10% of U.S. Self-Employed
E. Unmet Market Opportunities
• F. Incubators (Firms, Universities, and Linking Networks)
Weld Comp Plan revised
UPDATED 10/8/2008
• III. Growth Rate
A. Half a Million people by 2035, 3% growth rate
B. Greeley 2nd fastest growing metro area 2006, in State
C. Attractiveness for retirees
D . Healthy young labor force growing
IV. Location
A. Weld 1 of 12 Counties in Front Range "Megapolitan"(confluence of two or
more major metro area) .
B. Proximity to DIA, Rocky Mountain, and Denver Metropolis
C. 2 Major Interstates, 1-25 and 1-76, to facilitate growth and transportation
D. Northern Front Range Cities and Major Universities and Community
Colleges.• Resources: Sources 2006-2007 Mo
del-based estimates.
U.S. Census Bureau
Bureau of Labor Statistics
Colorado Demography Office
FEDSTATS.com
Upstate Colorado Economic Development
Department of Local Affairs
Weld County Planning Department
Colorado Department of Labor and Employment
U.S. Department of Agriculture
•
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