HomeMy WebLinkAbout20082861.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Robert Grand, that the following resolution be introduced for passage by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
WELD COUNTY COMPREHENSIVE PLAN
PLANNER: Brad Mueller& Michelle Martin
be recommended favorably to the Board of County Commissioners for the following reasons:
Please see attached document.
Motion seconded by Nick Berryman.
VOTE:
For Passage Against Passage Absent
Robert Grand
Bill Hall
Tom Holton
Doug Ochsner
Erich Ehrlich
Roy Spitzer
Paul Branham
Mark Lawley
Nick Berryman
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission,do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on October 7, 2008.
Dated the 7th of October, 2008.
Kristine Ranslem
Secretary
2008-2861
� � WELD COUNTY COMPREHENSIVE PLAN
I REPEAL & REENACTMENT
SUMMARY SHEET & STAFF REPORT
COLORADO
Case: 2008 Comprehensive Plan Update Hearing Dates: September 30, 2008
October 7, 2008
Staff: Brad Mueller, Michelle Martin, and Planning Services Staff
Request: Repeal and reenact the Weld County Comprehensive Plan, Chapter 22 of the Weld
County Code.
Summary
The Planning Commission has, among its duties, the ability to consider amendments to the
Comprehensive Plan and make recommendation to the Board of County Commissioners. Under the
provisions of the Weld County Charter, and consistent with State Statutes, the County Commissioners are
to regularly review and adopt a Comprehensive Plan for Weld County.
Process
Section 22-1-150 of the Weld County Code indicates that there are two mechanisms for review and
amendment of the Comprehensive Plan. Individuals may submit changes biannually and demonstrate a
need for amendment. Secondly, "an overall review and update will be conducted at least every ten years
or earlier as directed by the Board of County Commissioners." (Section 22-1-150.A) When doing so, "the
update should include an evaluation of the entire Comprehensive Plan as contained in this Chapter."
The Board of County Commissioners directed a review of the Comprehensive Plan late in 2006,
approximately seven years after the last update was initiated. The 2008 update process began early in
the spring of 2007 with public open house meetings and a three-day workshop, where citizens, business
representatives, and elected officials examined several planning issues in depth, such as water, rural
development, and the urban/rural interface.
Three parallel processes were undertaken during the 18-month review period. The overall update
process was designed to incorporate on-going public input, staff research, and a working review by a
citizen's technical advisory committee. The first of these, the public input process, included three series
of open house meetings (for a total of eight). These open house meetings took place at the beginning,
mid-way, and at the conclusion of the overall review. In addition, the public had access to research and
proposed revisions throughout the process through a dedicated web site and regular e-mail notices.
Citizens submitted written and verbal comments throughout the review process, and the website received
nearly 10,000 hits.
Secondly, the Board appointed a 13-member citizens' 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
Comprehensive Plan, attending over 40 meetings to produce a working draft.
2008 Comprehensive Plan Update Staff Report Page 1
Weld County Planning Services staff has provided research and professional support throughout the
process, drafting and identifying potential goals and policies for inclusion in the revised Plan. The
process concludes 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.
Referral Review
Section 22-1-150 indicates that the procedure for updating the Plan should "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." Accordingly, drafts of the revision were sent to
over 400 agencies throughout Weld County. The list of agencies and response comments are attached
as Attachment A.
Recommendation
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THE PROPOSED
UPDATE TO THE WELD COUNTY COMPREHENSIVE PLAN BE ENACTED FOR THE FOLLOWING
REASONS:
1. Section 22-1-150.8.9.a. That the existing Comprehensive Plan is in need of revision as proposed.
The Board of County Commissioners, in directing review of the Comprehensive Plan, noted that a
variety of social, economic, and land use conditions had changed since the last review of the Plan.
The County population had increased significantly, making Weld County the second-fastest growing
metropolitan area in the nation from 2000 to 2005. Municipal annexations had increased the size of
the 31 municipalities located in the County significantly, adding 18,000 acres (about 28 square
miles) from just 2005 to 2008. Rural subdivisions in unincorporated areas increased by almost
2,000 acres during the last five years; about 1,700 recorded exemptions were approved since 2000,
bringing the total number of recorded exemptions ever processed in the County to about 4,700.
Furthermore, there were new economic dynamics since the Comprehensive Plan was last revised.
Several large new employers moved to the County, and existing ones expanded. The agriculture
and oil and gas industries experienced growth and changing markets. In addition, environmental
conditions changed, particularly concerning water rights, as farms were dried up due to regulatory
and market forces.
There was also an opportunity, in revising the Comprehensive Plan, to make the document more
concise and accessible for the public. Goals and Policies now relate more directly to one another,
and new Recommended Strategies provide some specific ways in which the County can, at its
discretion in the future, pursue actions that will support the stated Goals and Policies. Extra
language, particularly within narrative sections, was removed. Demographic and other information
data has been relocated to the Appendix, where it can be updated regularly. All of these
techniques were looked at as ways to make the document more user-friendly.
2. Section 23-2-150.8.9.b — That the proposed amendment will be consistent with the existing and
future goals, policies, and needs of the County.
The existing Goals and Policies are expressed in the Weld County.Charter and the existing Weld
County Comprehensive Plan. The six guiding principles found in the existing Comprehensive Plan
form the foundation of the County's Goals and Policies. These were reaffirmed and slightly revised
2008 Comprehensive Plan Update Staff Report Page 2
through discussion with the advisory committee. All of the Goals and Policies proposed by this
amendment are consistent with these principles, which serve as a check and balance by which to
test each Goal and Policy. At their core, all of the proposed Goals and Policies seek to support
citizens' health, safety, and welfare, and do so in a way that preserves private property rights,
respects the County's agricultural heritage, ensures fair land use processes, recognizes the
diversity of the County, and sets a path towards economic growth.
This recommendation that the current Weld County Comprehensive Plan be repealed and reenacted is
based on materials researched and submitted by the public, Technical Advisory Committee, referral
agencies, and County staff, as well as on other relevant information regarding the proposal.
ATTACHMENT A: List of Referral Agencies
ATTACHMENT B: Referral Agency Comments
ATTACHMENT C: Public Comments
ATTACHMENT D: Comprehensive Plan Response Draft
2008 Comprehensive Plan Update Staff Report Page 3
l - 7- 0()8
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
Tuesday, October 7, 2008
A regular meeting of the Weld County Planning Commission was held in the Weld County Department of
Planning Services, Hearing Room, 918 10`h Street, Greeley, Colorado. The meeting was called to order by
Chair, Doug Ochsner, at 1:30 p.m.
ROLL CALL ABSENT
Doug Ochsner r�.�
Tom Holton r
Nick Berryman cn ,2
Paul Branham
Erich Ehrlich >
Robert Grand
Bill Hall U CD
Mark Lawley
Roy Spitzer
Also Present: Brad Mueller,Michelle Martin, Chris Gathman,Department of Planning Services; Don Dunker,
Dave Snyder, Department of Public Works; Lauren Light, Department of Health; Bruce Barker, County
Attorney, and Kris Ranslem, Secretary.
Robert Grand moved to approve the September 16, 2008 and September 30, 2008 Weld County Planning
Commission minutes, seconded by Paul Branham. Motion carried.
The Chair commented that the Planning Commission will first hear the update to the Comprehensive Plan and
then about 1:30 they will take a recess and then move into the other two agenda items which are to be heard.
Brad Mueller, Department of Planning Services, thanked the Planning Commission for giving staff an
opportunity again to go through the Comprehensive Plan. He commented that the first of the two planned
hearings was last week on Tuesday (September 30th) and added that they will essentially give the same
presentation. He further added that this is for the benefit of the people in the audience to give an overview of
the need for a Comprehensive Plan as well as the need for updating it. He mentioned that staff has received
some late public comments and referral comments that he would like to share with the Planning
Commissioners at the end of his presentation.
Mr. Mueller gave a presentation of some population statistics and what led to the development of the draft to
the Comprehensive Plan.
Mr. Mueller handed out some additional public comments as well as a letter from the Tri-Towns with some
suggestions.
Mr.Mueller pointed out three areas of the Draft Plan that need a response from the Planning Commission. He
commented that on Page 47,Section 22-3-10 there was an interest in looking at the financing mechanisms for
police and fire protection. He added that the Technical Advisory Committee (TAC) had recommended the
Planning Commission revisit this area.
Mr. Mueller indicated that on Page 64, under Section 22-5-50 in the Open Space Section there was an interest
in defining whether the funding mechanisms for Open Space being considered as a strategy were private
funding or public funding.
Mr. Mueller stated that on Page 75 there was one item that was looked at by the TAC a number of months
ago. He added that they identified a potential conflict in the minutes about how that was to read. There was
some recommended additional language indicated there which is a qualifier about Dearfield. He mentioned
that he would be happy to go back through these three areas as part of the general discussion at the end of
the public hearing.
Pam Smith, Health Department, stated that she submitted some referral comments and added that she will
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give a similar presentation to the one that she gave at last week's hearing. Ms. Smith went through the
statistics taken by Weld County Health Department.
Ms. Smith stressed that the language should state very clearly what the vision is that the County intends.
Ms.Smith indicated that on Page 10 and Page 12 there was a recommendation of adding a statement which
said that Regional Urbanization Areas should provide an assessment of the impacts that promote a healthy
community. She stated that the Health Department would like the Planning Commission to consider inserting
that language into the Comp Plan.
Ms. Smith.noted that on Page 36 Item H "fixed income" was changed to "moderate income" as she had
requested at the last hearing. However she did not complete the rest of the statement which was"The inability
of some people to live in communities where they work may negatively affect the community's jobs/housing
balance and it can also have negative transportation and environmental consequences." She said that the
sentence had been removed and asked that it be re-inserted. Ms.Smith expressed that it helps the County as
well as the citizens of the County to understand why the Comp Plan is addressing workforce housing and that
they think it is important in recognizing that the lack of workforce housing does have detrimental affects in your
environment and communities.
Ms. Smith referred to Page 41, RUA Goal 1 and recommended adding another Recommended Strategy
(A.1.3.b)to read"Participate in a cooperative public private partnership between government,the appropriate
development, financial institutions, nonprofit organizations, neighborhood organizations and other essential
resources necessary to achieve infill success."
Ms. Smith reiterated support to Goal 8 on Page 66 given by the Regional Trails Advisory Group for trails.
Commissioner Berryman referred to the Health Impact Assessment(HIA). He inquired as to given our current
referral process how does utilizing an HIA change the current procedure. In addition, he also asked if it is
mostly to have one in place for more urban areas of the County? He also asked what the approximate cost
and time is as well as who pays for this study.
Ms. Smith said that it is probably not appropriate in every situation. It would probably be more appropriate
when you are doing some sort of an infill situation, but it could also apply if you are adding land to a RUA that
already has activities going on. She added that you would want to make sure that the new development is
compatible with the existing development.
Ms. Smith commented that with regard to who would pay for that it would probably be a private contractual
agreement between the developer and consultant.
Commissioner Berryman asked how long it takes to do a study. Ms.Smith replied that in the one that they did
they included in their document that it was a Rapid Health Impact Assessment. She said that there was a lot
of work done prior to the Health Department getting involved in the project but that it took approximately six
months.
The Chair invited the public to make any comments on the update to the Comp Plan.
Ed Meyer, 29975 CR 59, Greeley CO commented that he is involved in a Weld County Citizens Committee
and added that they have been reviewing the Comp Plan. He asked Mr.Mueller to hand out some copies that
his committee had some questions on. Mr.Meyer urged the Planning Commission to change the verbiage to
"individual property rights". He commented that property does not have rights and only people do; therefore
the verbiage of having "individual property rights" in the Comp Plan is very important.
Greg Flebbe, City of Greeley Planning Department,expressed appreciation for the opportunity to speak. He
wanted to give a background context with regard to the infrastructure and demographic elements. He
indicated that Mr. Mueller mentioned that there would be a 300,000 population increase over the next 27 years
and added that most of that will go into southwest portion of Weld County.
Mr. Flebbe stated that the area he indicated on a visual slide is approximately 1500 square miles and it
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includes all of the cities except for Grover and New Raymer. He showed the three-mile boundary around each
of the cities in Weld County. He stated that the cities in the area he referred to accounts for 80%for the entire
Weld County population.
Mr. Flebbe presented a list of the top ten items of what the Greeley Planning Commission has recommended.
One of the top priorities that they are recommending is that soon after adoption of the Comp Plan that Weld
County adopt a Transportation Plan. He commented that there is a strong relationship between
Transportation Planning and Land Use Planning.
Mr. Flebbe stated that they also would like to suggest that the 35 acre consideration be delayed until the
Transportation Master Plan is adopted. He commented that they are not going to argue the issue that it is a
preservation of prime agricultural land or that the 80 acres is needed for viable farms. They are looking at it as
it is good for business overall. Mr. Flebbe referred to the area adjacent to the 3 mile boundary of the
municipalities and commented that currently there is approximately 3,200 parcels that are 70 acres or larger.
If you take those 3,200 acre parcels and divide them into 35 acre parcels then you've got about 12,500
parcels. Therefore you have a four-fold increase in the number of parcels. He expressed that when you are
not taking a look at issues like access you get into a lot of confusion and problems later on when trying to do
the infill development or any further development of that parcel. Mr. Flebbe continued to say that assuming
that you have the 12,500 parcels this would be ideal for putting a house on them. If you've got a house on it
then it makes it difficult for industry to develop the area in the future as you've essentially doubled the price of
that property.
Mr. Flebbe also suggested expanding the Section on the Highway 85 corridor to examine opportunities for
specific strategies to revitalize older adjacent Commercial and Industrial areas. He mentioned that this has
been requested by a variety of the communities along Highway 85.
Mr. Flebbe also suggested considering sub-area plans. He commented that this would make sense
particularly in the southwest portion of the County.
Mr. Flebbe stated that they also recommend retaining elements of health,safety,and quality of life. He added
that the current Comp Plan for Weld County has references to the health, safety and welfare and the draft
considered today does not include that. The Greeley Planning Commission recommended that it be a top
priority as part of the Guiding Principles.
Mr. Flebbe suggested the Planning Commission consider a vision statement of the Weld County aspirational
goals and how the county will look and function. He added that the vision statement would give a clear road
map to where you want to go as opposed to the general goals.
Mr.Flebbe added that they are suggesting to reaffirm the current Comp Plan policy that urban level scale and
density development should be directed to municipalities.
In addition, he recommended to clearly identify and provide for a collaborative relationship between municipal
three-mile plans, IGAs and Weld County RUAs. He said that they would like to reaffirm that urban level
development go to the communities.
Mr. Flebbe suggested working with the municipalities to provide for community separators/buffers.
He also recommended to be working with the municipalities as key partners in economic development and
land use. He expressed that he believed all of the communities would really like to work with Weld County on
this.
Mr. Flebbe congratulated the Planning Commission, TAC, Board of County Commissioners, and staff in
updating this Comprehensive Plan.
Commissioner Ochsner commented that the Planning Commission has talked about the Transportation Plan
and believes that it is something that is very important to the County. He also thanked Mr. Flebbe for his
comments.
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The Chair called a recess at 1:33 p.m. and added that they will accept further public comments after the
hearing of two cases, USR-1668 and USR-1665.
Commissioner Ehrlich left the meeting at 1:33 p.m.
\The Chair reconvened the meeting at 1:42 p.m. and started with the first Consent Agenda item.
\ CASE NUMBER: USR-1668
APPLICANT: Peter& Heather Valconesi
CANNER: Kim Ogle
QUEST: A Site Specific Development Plan and a Use by Special Review Permit for a se
by Right or an Accessory Use in the Commercial or Industrial Zone Distric
provided the property is not a lot in an approved or recorded subdivision lat or
lots parts of a map or plan filed prior to adoption of any regulations co rolling
subdivisions and one(1)single-family dwelling unit per lot(assembl wall
components for laundromats and a secondary residence)in the A gricultural)
Zone District.
LEGAL DESCRIPT N: Lot B of RE-4254, Pt NE4 of Section 14,T4N, R68W of the 6 P.M., Weld
County, Colorado.
LOCATION: South of and adjacent to CR 46 and approximately 3/4 e east of 1-25.
The Chair asked if the Planning Con issioners would like this case to remain the Consent Agenda. Mr.
Grand said that he would like to hear thi case due to the response of two lee that were received regarding
a water issue and a road issue. Mr. Och eralso stated that he would lik o hear this case.
Chris Gathman, Department of Planning Servic'es stated the applicant' represented by Sheri Lockman,with
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Lockman Land Consulting, LLC.
The site is located south of and adjacent to County Ro 46 d approximately 3/4 mile east of 1-25. The
property is within the three mile referral area of the Town f erthoud, the Town of Johnstown and Larimer
County. The Town of Berthoud in their referral dated tember 9, 2008 stated that the "Berthoud
Comprehensive Plan shows area as Low Density Resi ntial, ut the Town has no objection to proposal:
Larimer County returned a referral dated Septemb 10, 200 'ndicating no conflict, and the Town of
Johnstown did not return a referral.
This proposed facility is to be the manufacturin headquarters of High k Manufacturing, Inc, a
company that aassembles wall components d related furniture for Laun mats. The application
materials indicate a second single family r idence is also requested.
At this time it is an unimproved parcel there is no residence currently on the pro rty. Mr.Gathman
stated that he understands under thi application, the applicant would have the busin s and a residence
and then at some later time there uld be another residence on the property.
The hours of operation are 8:0 a.m. to 4:30 p.m. Monday through Saturday with occasional nods of 24
hour operation depending o aterial order. The site will have no more than six(6)employees n site at
any given time.
The proposed assemb structure is planned to resemble a horse barn with stucco siding, rock
wainscoting and lar wood pillars. Living quarters will be on the second floor of this structure. Water is
be provided by Litt Thompson Water District and an ISDS system will handle the effluent flows. Site
lighting will be fr wall mounted lights that are shielded.
The surroun ng properties are agricultural in nature with rural residences. There are six parcels within
500 feet of e property. The Town of Berthoud has annexed the property to the southwest of the site and
these la s are approved for a residential subdivision, however, no development has occurred and land
continu s to be farmed. The location of the assembly structure will have little if any affect on adjacent
neigh ors given the topography.
Mr. Gathman indicated that the site slopes considerably to the south. The residences north of the location
will not be able to see the site, given the topography.
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accel/decal la s. The access is being widened out with 60 foot radius curves so that the trucks will not ross
over into the othe ane.
Mr. Dunker commence that he looked up the accidents over the last three years and added t it appears
that there were three rep ed accidents each year at the intersection of County Roads 54 nd 49.
Commissioner Berryman aske bout the reported accidents at the intersection of C my Roads 47 and 54.
Mr. Dunker said that he didn't find y and clarified that the ones he finds are on hat are reported through
the State Patrol, not necessarily thos who haven't made any report.
Brad Curtis, Lamp, Rynearson and Assoc., 08 8th St, Greeley, CO. . Curtis said that the applicant is not
anticipating more than 30 trucks coming to an out of the site ov 15 hour period. He added that they did
include a detailed traffic study as required from lic Works d CDOT. Additionally,instead of the required
40 foot radius they are complying with the request f Pu c Works to have the 60 foot radius to make sure
that they are not crossing any lanes.
Commissioner Hall commented that he underst s that th is possibly more development planned for this
area and asked Mr. Dunker how larger impa of traffic woul e dealt with. Mr. Dunker said that with each
application they will make sure that it fits ' to the master plan a will require the same conditions as this
application.
Paul Branham moved to amend e Conditions of Approval and Develop nt Standards as recommended by
staff, seconded by Robert Gr d. Motion carried.
The Chair asked the ap cant if they have read through the amended Developme Standards and Conditions
of Approval and if th are agreement with those. The applicant replied that they a in agreement.
Paul Branham oved that Case USR-1665, be forwarded to the Board of County Comm ioners along with
the amende Conditions of Approval and Development Standards with the Plannin Commission's
recomme ation of approval, seconded by Bill Hall.
The air asked the secretary to poll the members of the Planning Commission for their decisi . Nick
Be man, yes; Paul Branham, yes; Erich Ehrlich, absent; Robert Grand, yes; Bill Hall, yes; Mark L ley,
sent; Roy Spitzer, absent; Tom Holton, absent; Doug Ochsner, yes. Motion carried unanimously.
The Chair called a recess at 2:41 p.m.
The Chair reconvened the meeting at 2:52 p.m. and continued with the public portion of the update to the
Comprehensive Plan.
Colleen Anthony, Trustee of the Town of Milliken. Ms. Anthony commented that she serves on a
committee for the Southwest Weld Economic Development Initiative and they recently did a swat analysis
of the County with regard to whether they would be attractive to primary employers. One of the issues that
came up was the cosmetic appearance of the area in a lot of locations.
Ms.Anthony noted Section 22-2-120, Page 29 with reference to unincorporated communities and historic
town sites. She cited Goal D, its Policies and Recommended Strategy and asked who would develop the
program as stated in the strategy. Additionally, she asked how the programs or policies would be
enforced and by whom. She further asked how the nonconformance to those standards would be
addressed.
Mr. Mueller said that the County currently has Zoning Compliance Officers who enforce the Zoning Code.
The Zoning Code defines things such as derelict structures, nonconforming junkyards, etc. The Weld
County Planning Department is the entity that administers that program and then enforces it through code
enforcement which is brought to the County Attorney's office for follow through and ultimate enforcement.
He pointed out that this is a complaint based process.
Mr. Mueller commented that the Recommended Strategy suggests programs which seem to suggest
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something beyond what might exist in the code already. He noted that all of the recommended strategies
are action points that the County could follow up.
Michelle Martin, Department of Planning Services, commented that currently through the Planning
Department, they do initiate clean-up days in Weld County. She added that through this they focus on a
certain area in the County or certain subdivision where the residents can clean up the noncommercial
junkyards and use the County's dumpsters for free. Therefore this recommended strategy would expand
on that current program and potentially come up with new ones.
Ms. Anthony commented that when a site selector is looking in the County for a prime location for a
business this does have some influence.
Commissioner Ochsner asked if Ms. Anthony had any suggestions for them. Ms. Anthony replied that she
doesn't and added that she has the same issues as a Town Board member.
Mr. Mueller commented that the County has very specific standards for things like nonconforming
junkyards and reiterated that it is complaint based.
Commissioner Ochsner clarified that the Comprehensive Plan is saying that this is our goal and then the
next steps will be to develop that goal a little more and with the help of other community groups perhaps
be able to define more what that means.
Pam Shaddock, Greeley City Council, stated that she here in two capacities. The first capacity is as a
person who was appointed by the County Commissioners as one of the three municipal representatives to
the TAC. She indicated that she tried to bring a municipal perspective to the TAC. She added that if you
look at the appendix it sets out the population of 2006 in Weld County and it states that 81%of the
population lives in municipalities. She further added that 192,000 plus+ people of the 240,000 people live
in urbanized areas. Therefore we are on the cutting edge of urbanization and agriculture.
Ms. Shaddock expressed her disagreement with the creation of the Regional Urban Areas (RUA)and
added that she sees no need for them. She feels that it creates a City of Weld particularly in the
southwest area of the county. It essentially says that you want to control growth through these areas and
she stressed that you should control growth by working with the cities. She commented that the cities
have the infrastructure in place. She is asking that the Planning Commission first go to the cities and help
them succeed and then if there is an overriding reason why something can't happen then look at an RUA.
She reiterated that it is not clear that a priority is given to the cities. She asked for consideration to direct
growth to the municipalities first because it will create efficiency.
Ms. Shaddock expressed that she is also concerned about the 'A mile. She indicated that Tom Holton
suggested the% mile in terms of urban growth boundary. She said that essentially what he said is that we
want a smaller boundary as it will force the cities to work out Intergovernmental Agreements with the
County. She added that the cities want IGAs but it takes two to agree, therefore it will take a while. She
feels that it punishes the cities to make it three blocks from their sewer lines is overly restrictive
considering that the State requires them to plan three miles out. Whatever is recommended from the
Planning Commission the cities have to plan for three miles and we need to involve those landowners and
send a message to the County to collaborate on the urban growth boundary.
Ms. Shaddock expressed her disagreement with the rural residential development section. She added
that it is all new and much better than what it was before in terms of density and size. The cities
recommend that you really look at appropriate densities. With regard to rural residential, the more we
subdivide the County the more we become a bedroom County and less an Industrial County. She urged
the Planning Commission to look at the definition of rural residential carefully and come up with something
that really means rural and not just another subdivision in the County. She stressed that this in no way
denigrates that agriculture is important to Weld County.
Ms. Shaddock also wished to talk about a group called Weld County Positive Partnerships in which she is
the Chair. She commented that they have people involved who care about land use and added that it
focuses on municipalities. She commented that the proposed Guiding Principles do not have the short
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vision. She handed out a vision statement which was developed from their last meeting.
Ms. Shaddock indicated that two of the County Commissioners were present as well as many elected
officials and city planners. The themes that kept coming through are communication, collaboration and
cooperation. She handed out some specific ideas with regard to the Guiding Principles on Page 6. She
pointed out the first one which is Fostering Collaborative Relationships. She commented that some of
these ideas epitomize things that we should be doing in the County. She urged the Planning Commission
to look at this list carefully and see if they should be added to the Guiding Principles.
Ms. Shaddock expressed that these items are very, very important to them and indicated that it makes it
very clear. She commented that by some forethought she believes that it can alleviate some problems
and allows both the unincorporated and incorporated areas to prosper.
Commissioner Ochsner stressed that he really liked the point about cooperation with other towns and
cities. He added that it is really important. Mr. Ochsner commented that unfortunately sometimes this
Board has seen where the cooperation from the Towns hasn't been there. He said that it is important to
push the growth toward the municipalities but to also have an option to come through the County if the
municipalities are not interested.
The Chair closed the public portion of the meeting.
Karla Grieser, member of the TAC, commended Ms. Shaddock for being so persistent and appreciated
her input at the meetings. Ms. Grieser commented that she feels that as a TAC committee they have put
together a very good plan and added that the Guiding Principles have been the basis for everything they
have done and feels that they are sufficient.
Ms. Grieser expressed that she has appreciated serving on this committee and added that it has been a
really good opportunity to get to know the other TAC members. She said that they all have come to
respect each other and their opinions. She expressed her appreciation to the Planning Commission
members for the support given to the TAC for the work they've done.
Ms. Grieser commended the planning staff as they have been jewels in this process and the TAC wouldn't
have gotten through this without them.
Commissioner Hall commented that it was a pleasure to serve with Ms. Grieser on the TAC and added
that he appreciated her impeccable notes in keeping them on track. He reiterated the appreciation for the
planning staff and all their hard work.
Stan Everitt, Chairman of the TAC, thanked the Planning Commission and echoed Ms. Grieser's
comments on the support given and working with them to accomplish this process.
Mr. Everitt said that the latest response draft is an edited draft based on the TAC meetings of last week.
After the first hearing on September 301h, the TAC met and went through the document which incorporated
comments from the various agencies. In their deliberations they held full discussions of everything that
was proposed to be added. The latest draft shows the TAC's recommendations of which there was added
language and refined comments.
Mr. Everitt indicated that from the last hearing Joe Gerdom had some very good points but felt that there
was a lot of editorializing and opinions. He commented that the TAC tried really hard not to put those
editorials in.
Mr. Everitt said that today Mr. Meyer approached the Planning Commission and handed out a page with a
statement from an editorial in Wisconsin and some additional statements from his group. Mr. Everitt said
that he felt the comments Mr. Meyer made were either already addressed in the plan, such as adding the
word "individual"to "private property rights. When the TAC had discussion on the Guiding Principle
regarding private property rights it was the conclusion of the committee that"individual", based on Mr.
Barker's recommendation, really was the same as private property rights. So rather than be redundant,
they felt to keep as it was.
12
Mr. Everitt referred to some of the other comments that Mr. Meyer gave on suggestions of the Comp Plan
update. In his opinion he has read through these and feels that these are subtle nuances to what has
already been incorporated into the plan. He is not trying to eliminate anything he suggested, however felt
that it seemed if it were added it would be redundant.
Mr. Everitt commented that a letter from a Tri-Town planner was received and in reviewing his comments
most of what he has asked has been either been incorporated or they are qualifiers He commented that
they are good suggestions but believes that they have already been addressed.
Mr. Everitt expressed that he believes that the TAC has addressed many of the comments in the latest
draft and added that they have discussed them in the TAC meetings. He reiterated that they have either
incorporated the comments into the document which felt addressed the issue or rejected them completely.
Commissioner Hall referred to the Y. mile and commented that the reason the TAC went to that was because
of any extension of sewer service beyond that point was not economically viable. Mr. Everitt commented that
it was part of their rationale. He added that the costs of extending infrastructure these days are significantly
higher. He believes that the 'A mile became more of a realistic number particularly for smaller parcels that
may surround the community. He added that there was also an encouragement to have discussions that the
towns/cities can control their own destiny but doesn't necessarily mean that everyone surrounding them in the
county has to wait until they decide what their destiny is. It encourages the city to perhaps be more
cooperative with the County in forming an IGA that deals with the area three miles out.
Commissioner Ochsner referred to a point made by Ms. Shaddock about giving priority to municipalities. He
commented that he isn't comfortable with the word priority. He asked for clarification if it is stated that the
County wants to work with the municipalities or if our first option is to say go to the municipality. Mr. Everitt
said that it isn't articulated specifically and precisely that way. However every time it talks about urban
development it starts with"should be in the municipal boundaries",or if it can't happen anywhere else then it's
"where adequate services are available or reasonable obtainable". Mr. Everitt stated that the TAC had many
long discussions with regard to this and added that they heard Ms.Shaddock clearly many times express her
opinions. He said that it is a delicate issue but felt that the TAC tried their best to try and verbalize the priority
without actually stating the priority. From a practical standpoint, this document puts the County in the rural
development and agricultural development business. It doesn't continue with the urban development
mentality.
Commissioner Berryman commented that for being someone that deals with businesses both in the city and
county, he does know that there are entities that specifically try to avoid municipalities for whatever reason.
He doses support the encouragement of the applicants visiting with the municipalities and work with them
because they have the services available. However he added that he does not want to preclude that from
happening.
Mr. Everitt referred to the City of Greeley's comments and indicated that their first priority was to get a
Transportation Plan in place. He said that a Transportation Plan is essential and fully agrees with that.
Mr. Everitt didn't agree with the suggestion of delaying any of the other policies until the Transportation Plan is
in place. He added that this plan could take many years and could be a very broad scope. He felt that
delaying the discussion of changing from an 80 acre lot to a 35 acre lot until that is in place would probably not
serve the notion that you can do two things as once.
Mr. Everitt referred to the suggestion of the Highway 85 corridor and sub-area plans and commented that he
believes the County and the Town of Windsor and City of Greeley are right now working on the rail corridor
plan. He said that it is a great model to follow and it seems like we are already pursuing the wish list items that
Greeley had brought to them.
The vision statement again was discussed by the TAC quite a bit and it is helpful but by the time a group of
people agree on what that statement should be it is diluted to the point of being warm and fuzzy as opposed to
something that has tangible results. He indicated that the TAC came to the conclusion that they could spend
hours and come up with nothing.
13
Mr. Everitt referred to the comment of considering the municipalities as partners in economic development. It
is stated to some degree in the Economic Development Section and could be strengthened a bit but is self
evident to a certain degree.
Commissioner Ocshner asked Mr. Everitt to go back to the Highway 85 Corridor Plan. He indicated that there
was a section that was deleted from the old plan and didn't address it in the new plan. Mr. Everitt said that it is
in the more introductory part of the plan and not in the policies or goals.
Mr. Mueller said that the existing Comprehensive Plan Section 22-3-110 is one of several narrative sections
and read a portion of it. He pointed out that the draft that is being reviewed does include a newly inserted
policy(T.Policy 3.5) that says "Recognize Highway 85 as a key gateway into Weld County and support it's
improvement. Support adjacent commercial and industrial uses in a functional and attractive manner in order
to preserve jobs and take advantage of existing infrastructure?
In closing, Mr. Everitt said that the TAC feels that this is a very good document and has great potential for
improvement into the future. He asked the Planning Commissioners to consider adopting the plan in the final
revised version based on the review of analysis from the TAC committee.
Commissioner Ochsner asked if the recommendations from the Health Department were included in the plan
today. Mr. Everitt commented that Ms. Smith requested including a sentence on Page 36 and added that it
was not approved by the TAC. He believed that it became less of a policy and more of a statement. He
added that they felt that the addition of a Health Impact Assessment is a policy matter as opposed to a
Comprehensive Plan matter. Mr. Everitt stated that there were some other comments from the Health
Department which were accepted by the TAC.
Commissioner Branham expressed that Mr. Everitt and the Technical Advisory Committee had done a great
job and the analysis for the Planning Commission has been very beneficial to them. He agreed with Mr.
Everitt that most of public comments are already incorporated into the revised Comprehensive Plan to some
degree.
Commissioner Grand referred to the fire department,specifically the volunteer fire fighters,question he raised
from the meeting last week. He commented that he is not so much worried about the financing issue but is
more concerned with recognizing the volunteer fire department particularly in the rural areas. Mr. Grand
suggested adding a statement which reads"We encourage participation in local fire departments".
Mr. Everitt noted that they added several phrases which include fire protection. Commissioner Grand said that
he is specifically referring to the volunteer fire departments. Mr. Everitt suggested that Policy 2.6 would be the
appropriate place to put that. Mr. Grand stated that it impacts much of the rural area and suggested the new
policy to read "Encourage citizen participation in volunteer fire departments to provide adequate fire
protection." Mr. Mueller recommended making this a separate policy.
Mr. Grand echoed Commissioner Branham's appreciation to the TAC committee.
Commissioner Ochsner referred to Page 71, Section 22-5-100, Policy 1.3. He wished to clarify if all of the tax
revenue collected in one town,for example, would then return to that same town. Mr. Mueller said that this
comment was in response to the last Planning Commission hearing. The goal was to indicate that even
though you are receiving taxes from areas throughout the county, there are impacts that get concentrated in
certain areas. He added that any severance taxes that are gained from residents who live in a town, by law
have to go to those towns.
Commissioner Grand commented that he challenged the severance tax allocation process which gears
severance tax monies to towns where it's based on people working in the industry not necessarily where the
physical impact occurs. He is suggesting that the County Commissioners focus on looking at that issue so
that the County as a whole compared to other counties of the state get their fair share and also that within the
County we have a process that allocates it. Mr. Everitt commented that the authority that Weld County has to
address is probably somewhat limited.
14
Commissioner Grand said that the intention was to stimulate some thought. Mr. Mueller asked if this
additional language accomplish what they intended. Commissioner Grand said that it is a shot at it and
stressed that they are not mandating this to happen. Mr. Everitt agreed that the issue needs further
consideration.
After some further discussion, the Planning Commission liked the idea of a Recommended Strategy rather
than including it as a Policy.
Bruce Barker, County Attorney, commented that when the severance tax dollars come in to the County it all
goes into the general fund. There is no distinguishing the money. He believes that the directive is alright
because it says the money will be spent on where the most use of the roadways by the oil and gas companies
are creating the problems. However, that directive is basically saying to use general fund money to do so.
Mr. Baker pointed out that he is concerned with the first sentence which states"...distributed in Weld County
for local interests." He said that when severance tax money comes in there is a division that goes between
special districts, municipalities and counties. It almost makes it sound as though there is directive to take the
County's portion and divide it up to other entities. He doesn't believe that is the Commission's intent. The
intent is to keep it County money and to use our portion to mitigate these impacts.
Mr. Barker suggested ending the sentence after"..properly collected"and then the make the second sentence
a Recommended Strategy
Commissioner Berryman noted a concern from Commissioner Ehrlich about leaving off"individual" in the
property rights question raised earlier and whether or not that leaves property owners open to misconstruing of
rights in the future. Mr. Everitt said that the TAC had those discussions and felt that it was their final opinion
that the private property rights made the statement to adequately cover that. It is unlikely that the Guiding
Principles would be the foundation of any case in a court of law. Mr. Mueller added that they relied on Mr.
Barker for that issue. Mr. Barker commented that it is a distinction without a difference.
Mr. Mueller summarized the possible changes.
He pointed out Page 47 and referred to the language of adequate funding for fire and services. He indicated
that the TAC decided not to include it because it was accomplished through the referral comments.
Another point was on Page 64 regarding the funding mechanisms of open space especially in urbanizing
areas. There was discussion on whether that should only be private funding mechanisms, but the Planning
Commission agreed to leave it as stated.
Mr. Mueller also pointed out Page 75 with regard to the qualifier on Dearfield. He added that this is something
that the County Commissioners are actively working on.
Mr. Mueller referred to the addition of Policy 2.6 on Page 47 and to renumber accordingly. The new Policy
would read"Encourage citizen participation in volunteer fire departments in order to provide adequate service."
In addition, he pointed out Page 71 with regard to oil and gas. Mr. Mueller stated that Policy 1.3 would be
amended by ending the first sentence after"collected"and add a Recommended Strategy 1.3.a to read"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."
Robert Grand moved to accept the revised update to the Comprehensive Plan as presented on October 7,
2008 including the amendments as stated by staff and forward to the Board of County Commissioners with the
Planning Commission's recommendation of approval. Included in his amendment was the ability for staff to
make only clerical corrections to the document. Nick Berryman seconded the motion.
The Chair asked the secretary to poll the members of the Planning Commission for their decision. Nick
Berryman, yes; Paul Branham, yes; Erich Ehrlich, absent; Robert Grand, yes; Bill Hall, yes; Mark Lawley,
absent; Roy Spitzer, absent; Tom Holton, absent; Doug Ochsner, yes. Motion carried unanimously.
15
Commissioner Ochsner thanked everyone for working on this update and believes that it is a very well thought
out plan. He stated that he is proud to represent it.
The Chair asked the Planning Commission members if there was any new business to discuss.
Commissioner Ochsner noted the parking concerns that were brought up during the meeting today. He
commented that at one time the Planning Commissioners had designated spots in the parking facility which is
a block away from here. He added that he has now noticed that there are signs there that state "Permit
Parking Only". He asked if this could be addressed and if it was possible to have a temporary parking pass to
give to people to park in that lot or a place that the public can park without the fear of receiving tickets or
towing. Tom Honn, Planning Services, commented that he made a good point and he will research that.
Meeting adjourned at 4:35 p.m.
( tf " bm
Respectfully� submitted,
o
inkleith
Kristine Ranslem
Secretary
16
Planning Commission
Recommendation Draft of
the revised Weld County
Comprehensive Plan
4,t4"G a "= ` ' r. a Weld Comp Plan revised
UPDATED 10/8/2008
CHAPTER 22
Comprehensive Plan
Article I General Provisions
Division 1 Preface
Sec. 22-1-10 Introduction (revised)
Sec. 22-1-20 Overview of the Weld County (new)
Division 2 Executive Summary of the Plan (revised)
Sec. 22-1-50 Summary of the Weld County Comprehensive Plan (revised)
Division 3 General Provisions
Sec. 22-1-100 Definition and Purpose of the Comprehensive Plan (revised)
Sec. 22-1-110 Relationship to planning documents (unchanged)
Sec. 22-1-120 Comprehensive Plan Guiding Principles (revised)
Sec. 22-1-130 Principal plan components (revised)
Sec. 22-1-140 Planning process (revised)
Sec. 22-1-150 Comprehensive Plan amendment procedure (unchanged)
Article II Types of Land Use
Sec. 22-2-10 Foundations of existing land use (eliminated)
Sec. 22-2-20 Foundations of future land use (eliminated)
Sec. 22-2-30 Agriculture (revised)
Sec. 22-2-40 Agricultural industry and benefits (deleted)
Sec. 22-2-50 Concerns of farming as an industry (deleted)
Sec. 22-2-60 Agricultural Goals and Policies (revised)
Sec. 22-2-70 Urban development (revised)
Sec. 22-2-80 Concerns of development (deleted)
Sec. 22-2-90 Benefits of urban development (deleted)
Sec. 22-2-100 Urban growth (deleted)
Sec. 22-2-110 Urban development Goals and Policies (revised)
Sec. 22-2-120 Unincorporated communities and historic townsites (unchanged)
Sec. 22-2-130 Unincorporated communities and historic townsites Goals and Policies
(unchanged)
Sec. 22-2-140 Industrial development (revised)
Sec. 22-2-150 Industrial development Goals and Policies (revised)
Sec. 22-2-160 Commercial development (revised)
Sec. 22-2-170 Commercial development Goals and Policies (revised)
Sec. 22-2-180 Residential development (revised)
Sec. 22-2-190 Residential development Goals and Policies (revised)
Sec. 22-2-200 Planned Unit Development (deleted)
Sec. 22-2-210 Planned Unit Development goals and policies (deleted)
Sec. 22-2-220 Regional Urbanization Areas and Urban Development Nodes
(revised)
Sec. 22-2-230 Regional Urbanization Area (RUA) Goals and Policies (revised)
Sec. 22-2-240 125 MUD area goals and policies (deleted)
Sec. 22-2-250 125 MUD area public facilities and services goals and policies
(deleted)
Sec. 22-2-260 125 MUD area transportation and circulation goals and policies
(deleted)
Sec. 22-2-270 Southeast Weld MUD area goals and policies (deleted)
Sec. 22-2-280 SE Weld MUD area public facilities & services goals and polieies
(deleted)
Sec. 22-2-290 SE Weld MUD area transport. and circulation goals and policies
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Weld Comp Plan revised
UPDATED 10/8/2008
(deleted)
Article III Land Use Amenities
Sec. 22-3-10 Public facilities and services (unchanged)
Sec. 22-3-20 Fire protection (unchanged)
Sec. 22-3-30 Law enforcement (unchanged)
Sec. 22-3-40 Public facilities general requirements (deleted)
Sec. 22-3-50 Public facility and services Goals and Policies (unchanged)
Sec. 22-3-60 Transportation (revised)
Sec. 22-3-70 Road clas.,ifications (deleted)
Sec. 22-3-80 Pedestrian and bicycle paths (deleted)
Sec. 22-3-90 Scenic road byways (deleted)
Sec. 22-3-100 Regional plans (deleted)
Sec. 22-3-110 U.S. 85 corridor (deleted)
Sec. 22-3-120 Air transportation (deleted)
Sec. 22-3-130 Rail transportation (deleted)
Sec. 22-3-140 Transportation Goals and Policies (revised)
Sec. 22-3-150 Tourism Goal (unchanged)
Article IV Environmental Resources
Sec. 22-4-10 Purpose (unchanged)
Sec. 22-4-20 Water quality (revised)
Sec. 22-4-30 Water Goals and Policies (revised)
Sec. 22-4-40 Air (unchanged)
Sec. 22-4-50 Air Goals and Policies (revised)
Sec. 22-4-60 Noise (unchanged)
Sec. 22-4-70 Noise Goals and Policies (revised)
Sec. 22-4-80 General waste (revised)
Sec. 22-4-90 Waste transfer, processing and diversion (unchanged)
Sec. 22-4-100 Waste transfer, processing and diversion Goals and Policies
(revised)
Sec. 22-4-110 Waste final disposal (unchanged)
Sec. 22-4-120 Waste final disposal Goals and Policies (revised)
Sec. 22-4-130 Mineral resource exploration and production waste (revised)
Sec. 22-4-140 Mineral resource exploration and production Goals and Policies
(revised)
Sec. 22-4-150 Biosolids and septage waste (revised)
Sec. 22-4-160 Biosolids and septage waste Goals and Policies (revised)
Sec. 22-4-170 Hazardous waste (unchanged)
Sec. 22-4-180 Hazardous waste Goals and Policies (revised)
Sec. 22-4-190 Agricultural waste (revised)
Sec. 22-4-200 Agricultural waste Goals and Policies (unchanged)
Sec. 22-4-210 Noxious weeds Goals and Policies (new)
Article V Natural Resources
Sec. 22-5-10 Purpose (unchanged)
Sec. 22-5-20 Wildlife (unchanged)
Sec. 22-5-30 Wildlife Goals and Policies (revised)
Sec. 22-5-40 Open space, parks, and recreation (revised)
Sec. 22-5-50 Open space, parks, and recreation Goals and Policies (revised)
Sec. 22-5-60 General resources (revised)
Sec. 22-5-70 Commercial mineral deposits ("aggregate") and ore mineral resources
Commercial and mineral resources (revised)
2
-Weld Comp Plan revised
UPDATED 10/8/2008
Sec. 22-5-80 General commercial mineral deposits ("aggregate") and ore mineral
resources Goals and Policies
Commercial & mineral resource deposits goals & policies (revised)
Sec. 22-5-90 Oil and gas deposits (unchanged)
Sec. 22-5-100 Oil and gas Goals and Policies (unchanged)
Sec. 22-5-110 Other natural resources (new)
Sec. 22-5-120 Other natural resources Goals and Policies (new)
Sec. 22-5-130 Alternative energy resources (new)
Sec. 22-5-140 Alternative energy resources Goals and Policies (new)
Sec. 22-5-150 Use of resources (new)
Sec. 22-5-160 Use of resources Goals and Policies (new)
Article VI Economic Development
Sec. 22-6-10 Economic Development (new)
Sec. 22-6-20 Economic Development Goals and Policies (new)
Appendix
Appendix 22-A Population Distribution, Percentage Based (revised)
Appendix 22-B Existing 1995 Land Use in Weld County (revised)
Appendix 22-C Number of Acres in Municipalities in Weld County (revised)
Appendix 22-D 2000 Base Economic Analysis (revised)
Appendix 22-E Weld County's Right to Farm Statement (unchanged)
Appendix 22-F Tax Limitations (omitted)
Appendix 22-G(Repealed per Weld County Code Ordinance 2004-6) (omitted)
Appendix 22-H Sources (revised)
Appendix 22-I Agricultural Study Committee Summary (omitted)
INote: All section numbers to be re-numbered to be sequential upon final adoption,at the
Board of County Commissioner's third reading. Section numbers remain as shown to allow
comparison to the current Comprehensive Plan.l
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Weld Comp Plan revised
UPDATED 10!8/2008
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 short-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 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.
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.
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Weld Comp Plan revised
UPDATED 10/8/2008
Division 2
Executive Summary of the Plan
Sec. 22-1-50. Summary of the Weld County Comprehensive Plan.
1" 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 [C.R.S. 30-28-106(1)],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.
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.
5
Weld Comp Plan revised
UPDATED 10/8/2008
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, 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, 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.
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.
6
Weld Comp Plan revised
UPDATED 10/8/2008
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 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 action items that citizens and
County staff and officials can undertake to implement certain Policies, in an effort to achieve a
stated Goal. Their listing does not imply that they are the only actions that could be taken, nor is
their listing in the Plan a requirement that they be undertaken; however, they provide some
specific action points that officials may want to pursue in the future..
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.
7
—Weld Comp Plan revised
UPDATED 10/8/2008
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 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.
8
.;;H. Weld Comp Plan revised
UPDATED 10/8/2008
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 procedure:
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.
9
Weld Comp Plan revised
UPDATED 10/8/2008
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, storm water, 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, 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 maximum
number of dwelling units, amount of commercial and industrial
space, 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 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:
10
l; ti s a,, .' m lr,4! ffi ,: Weld Comp Plan revised
UPDATED 10/8/2008
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.
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.
11
Weld Comp Plan revised
UPDATED 10/8/2008
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, 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
Manual published by the Institute of Transportation
Engineers or as agreed to by County Engineering Staff.
12
Weld Comp Plan revised
UPDATED 10/8/2008
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
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
13
Weld Comp Plan revised
UPDATED 10/8/2008
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.
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.
14
Weld Comp Plan revised
UPDATED 10/8/2008
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 116th 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.
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.
15
_�>� s'x .,p • •"•�"f � '`Sc+, a -�0'„ � Weld Comp Plan revised
UPDATED 10/8/2008
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,
storm water 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 the 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.
(Note: County description and data moved to the Appendix]
16
Weld Comp Plan revised
UPDATED 10/8/2008
ARTICLE II
Land Use Categories
22-2-30 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 of maintaining
large contiguous parcels of productive agricultural lands in non-urbanizing 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. Land use regulations in the County should protect the
infrastructure used for the delivery of water to users.
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.
22-2-60 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.
17
„ � - ;:11 ".2`
�.: % �� � E - � �3 ,���S 0 ;L„ Weld Comp Plan revised
UPDATED 10/8/2008
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.
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.
18
Weld Comp Plan revised
UPDATED 10/8/2008
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 historic 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.
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 is
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.
19
• 4:ii ..- a' ;n7:.?•YL Weld Comp Plan revised
UPDATED 10/8/2008
4. A.Policy 6.4. Encourage agri-tourism.
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
storm water management for the proposed land use change is adequate for the type
and style of development and meets the requirements of the county, state, and
federal rules and regulations.
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
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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.
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.
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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 fifth
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 longstanding 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 agriculture 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 removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Snow removal for roads
within subdivisions are of the lowest priority for public works or may be the private responsibility
of the homeowners. 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.
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Sec. 22-2-70. 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, day care, 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.
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.
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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 ("RUA's") are also identified as areas of potential urban
growth. The RUA's are intended to provide a foundation to enable the County and its citizens to
make appropriate decisions regarding future development within specified geographic areas.
RUA's 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 RUA's are found
in Section 22-2-230.
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.
Intergovernmental Agreement ("IGA) urban growth area — A geographic area specifically
defined by a given approved Intergovernmental Agreement, usually intended to define areas
where policies supporting urban development apply. (Intergovernmental Agreement 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"). [C.R.S. 31-23-
206] 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. [C.R.S. 31-12-
105(e)] 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 22-2-230 and
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Weld Comp Plan revised
UPDATED 10/8/2008
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 one-quarter-mile radius of the
intersection of two or more roads in the state highway system, or as otherwise defined.
Sec. 22-2-110. 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:
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 timeline and capital
improvements funding strategy for roadways, sewer, water, drainage, schools,
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Weld Comp Plan revised
UPDATED 10/8/2008
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.
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 the formation of a Joint Planning Board to consider specified
urban land use proposals within an Intergovernmental Agreement urban growth area
and within portions of the municipal boundary (i.e. town limits). A simple majority of
the Joint Planning Board members should be unincorporated County residents, to
reflect the single elected official representation by these citizens (versus dual
representation for town residents).
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.
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Weld Coln Plan revised
p
UPDATED 10/8/2008
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 for 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
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
27
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UPDATED 10/8/2008
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.
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Sec. 22-2-120. 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 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. 22-2-130. 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.
B. UC.Goal 2. Maintain the rural character of the unincorporated communities.
C. UC.Goal 3. Encourage infill of existing vacant platted lots within unincorporated
communities.
D. UC.Goal 4. Promote a quality environment which is free of unsightly materials,
including, but not limited to, derelict vehicles, refuse, and litter.
1. 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.
a. Recommended Strategy UC.4.1.a. Develop programs for the cleanup of derelict
property,junk, and weeds.
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UPDATED 10/8/2008
Sec. 22-2-140. 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. 22-2-150. 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, Uban 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. (.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 1.1.3.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 1.2.1.a Pursue Intergovernmental Agreements
between municipalities and the County.
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UPDATED 10/8/2008
C. (.Goal 3. Consider how transportation infrastructure is affected by the impacts of new
or expanding industrial developments.
1.1. 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.I.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. 1.3.2.a. Coordinate transportation plans between
Weld County, other counties, municipalities, and other jurisdictions.
b. Recommended Strategy.l.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 1.4.3.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 1.5.1.a. Review the zoning regulations to ensure that
they are consistent with this Policy.
2. (.Policy 5.2. Development improvements should minimize permanent visual scarring
from grading, road cuts, and other site disturbances. Require stabilization and
landscaping of final landforms, and that runoff be controlled at historic levels.
F. (.Goal 6. Minimize the incompatibilities that occur between industrial uses and
surrounding properties.
1. (.Policy 6.1. Consider the compatibility with surrounding land uses and natural site
features.
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a. Recommended Strategy 1.6.1.a. Establish development standards for such
issues as use, building height, scale, density, traffic, dust, and noise.
b. Recommended Strategy(.6.1.b. Consider identifying industrial sub-areas and
corresponding design guidelines after notification to the relevant landowners.
2. (.Policy 6.2. Require 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 1.6.3.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 1.6.4.a. Develop programs for cleanup of derelict
property,junk, and weeds.
G. (.Goal 7. Recognize the importance of railroad infrastructure to some industrial uses.
1. (.Policy 7.1. Support the continued and expanded use of existing railroad
infrastructure for industrial uses.
2. I.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 1.7.3.a Review existing regulations and consider
development standards for industrial uses along heavy rail.
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.
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Sec. 22-2-160. 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.
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. 22-2-170. 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.
4. 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.
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Weld Comp Plan revised
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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.
C. C.Goal 3. All new commercial development should pay its own way.
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.
3. 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
landforms, 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 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.
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UPDATED 10/8/2008
4. C.Policy 5.4. Ensure that commercial properties are free of derelict vehicles, refuse,
litter, and other unsightly materials.
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.
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Weld Comp Plan revised
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Sec. 22-2-180. Residential development.
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 regions of the County,
and must be planned in relation to the infrastructure currently available 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. 22-2-190. 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.
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Weld Comp Plan revised
UPDATED 10/8/2008
3. R.Policy 1.3. The land use applicant should demonstrate that drainage facilities
providing storm water 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
offsite 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 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 landforms, and
that runoff be controlled at historic levels.
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Weld Comp Plan revised
UPDATED 10/8/2008
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 22-2-40.
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.
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 lots should have access to common or
private open space.
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'wide, and private open space that is a minimum of 3.0 acres
unimproved and a minimum of 150'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 lots
should have 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.
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Weld Comp Plan revised
UPDATED 10/8/2008
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'wide, and private open space that is a minimum of 1.5 acres
unimproved and a minimum of 100'wide.
d. Recommended Strategy R.5.3.d. Review regulations regarding Rural
Residential development adjacent to urban development.
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.
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1+Ia1l tL - ,
r �T � � xa. �. 4
�" �P� e: ; ≥ : — Weld Comp Plan revised
UPDATED 10/8/2008
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.
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.
I. 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 options to incentivize 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.
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Weld Comp Plan revised
UPDATED 10/8/2008
Sec. 22-2-220 Regional Urbanization Areas (RUM)
A. The Regional Urbanization Areas ("RUAs") are intended to provide a tool that 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; 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. 22-2-230 Regional Urbanization Areas (RUM) Goals and Policies
A. RUA.GOAL1. 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.
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Weld Comp Plan revised
UPDATED 10/8/2008
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.
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.
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.
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Weld Comp Plan revised
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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.
2. RUA.Policy 3.2. Promote the use of visual and sound barrier landscaping to
screen commercial 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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Weld Comp Plan revised
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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 (or systems) to support adequate multi-
modal passageways to service transportation and recreation purposes within the
RUA's.
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.
44
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Weld Comp Plan revised
UPDATED 10/8/2008
ARTICLE III
Land Use Amenities
Sec. 22-3-10. Public facilities and services.
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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Weld Comp Plan revised
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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 executiing 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. 22-3-50. 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. .
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.
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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 ISO (Insurance Services
Organization) 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.
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Section 22-3-60 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
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. 22-3-140. 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:
• 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.
• Utilize regional road designs that reduce Vehicle Miles Traveled
("VMT's) where possible, to decrease the per capita amount of demand
for roads.
• Consider alternative modes of transportation including trails and transit
as possible options.
• Consider the potential impacts of alternative fuels on future
transportation systems.
• Attempt to maintain road service levels, without compromising other
Goals and Policies.
• 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.
• Consider the needs of the whole population to access services such as
health services, libraries, etc.
• 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.
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.
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C. T.Goal 3. Promote a unified, functionally integrated, and coordinated countywide
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.
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.
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
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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
County.
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.
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.
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Sec. 22-3-150. Tourism goal.
A. TR.Goal 1. Recognize the importance of tourism and recreation to local,
regional, and agricultural economies, including sites 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.
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ARTICLE IV
Environmental Resources
Sec. 22-4-10. Purpose.
The 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 proposed land uses on air, water, waste, noise and public health 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 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.
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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 "dry-up agreements" that allow the use of alternate water
sources to keep the land in production.
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 the development of unappropriated waters.
a. Recommended Strategy WA.1.6.a. Encourage the development of both on-
and off-channel storage facilities.
b. Recommended Strategy WA.1.6.b. Support statewide legislation that would
work to provide renewable water supplies.
7. WA.Policy 1.7. Foster formal, regular communication with water suppliers throughout
the cCounty.
a. Recommended Strategy WA.1.7.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.1.7.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.
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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, storm water 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.
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,
storm water collection and treatment should be considered for all development. The
developer should be required to employ best management practices in the design of
all storm water facilities. Where possible and consistent with existing water rights
regulations, developers should be encouraged to put storm water 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 storm water.
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.
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Weld Comp Plan revised
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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.
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.
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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.
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.
The following goals and policies are established for transfer, processing, and diversion:
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.
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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.
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 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.
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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.
1. EP.Policy 1.1. Due to the impacts from surface impoundments, and increasing public
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 shouldl 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.
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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.
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.
Sec. 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.
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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 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 a species.
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.
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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, waterfowl
areas, and important or critical wildlife areas should incorporate reduced densities, 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 protection 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.
A. O.Goal 1. Encourage provision of open space in order to enhance the quality of life
and 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 landowner 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 I-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.
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
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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 incentivizes 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 C.R.S. 30-28-133(4)(a).
2. O.Policy 6.2. Interconnect parks and recreation facilities whenever possible and
practical.
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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. B. 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 attempting
to develop regional trail corridors.
a. Recommended Strategy O.8.1.a. Create incentivizes for development,
when interconnected or regional trails are accommodated within
developments.
2. 0.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.
Sec. 22-5-60. General resources.
In this Comprehensive Plan, the general resources topic is divided into five subcategories:
commercial mineral deposits ("aggregate") and ore mineral resources; oil and gas minerals; other
natural resources; alternative energy resources; and the use of resources.
A. Definitions.
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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 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 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.
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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. (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 Clerk to the Board's office and 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 34-1-304
C.R.S.
2. CM.Policy 1.2. Consider access to future mineral resource development areas in 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.
2. Code.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.
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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.
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.
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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.
7. CM.Policy 5.7. Encourage the reservation of"surface rights" on water storage facilities
which can later be sold, lease, 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
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development is cyclical, but the economics of energy suggests sustained levels of
exploration and extraction in the County for the next twenty years.
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 storm water 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.
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.
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2. OG.Policy 2.2. Encourage the clustering of oil and gas drill and well sites whenever
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.
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 to continue the process to completion.
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C. OG.Goal 3. Prevent surface and ground water 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.
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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
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.
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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.
a. Recommended Strategy 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 timeline 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.
AE.Policy 1.1. Attract and encourage alternative energy support industries that are
involved in manufacturing, distribution, or research.
1. 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.
2. AE.Policy 1.3. Support the commercial development and use of wind energy.
b. Recommended Strategy AE.1.3.a. Identify industrial areas that can
accommodate and support manufacturing facilities associated with wind energy.
c. Recommended Strategy AE.1.3.b. Create incentives that encourage large-scale
commercial wind generation systems.
3. 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.
4. 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.
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b. Recommended Strategy AE.1.5.b. Create incentives that encourage large-scale
commercial solar collections.
5. 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.
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ARTICLE VI
Economic Development
Sec. 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 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
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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
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
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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.
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
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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.
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
providing a cost/benefit evaluation. This evaluation may be considered for potential
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 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
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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.
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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.
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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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 I-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.
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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
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 )
a
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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
41 Other
Two races
Hispanic
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.
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Approximately half of the population is located in an 800-square-mile area in the
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 °/0 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
45.2% in 2004, propelling us into the top ten counties in total population in the State.
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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
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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% 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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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
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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 _
II. Open Entrepreneurship Market Place
A. Hispanic Business/Latino Dollar
1. @ 27% and Growing Population
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 Ne is-.,
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Ill. 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.
4F r
Resources: Sources 2006-2007 Model-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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