HomeMy WebLinkAbout20080070.tiff HEARING CERTIFICATION
DOCKET NO. 2008-01
RE: CHANGE OF ZONE, PZ #1125, FROM THE A (AGRICULTURAL) ZONE DISTRICT TO
THE PUD (PLANNED UNIT DEVELOPMENT) ZONE DISTRICT FOR A MAXIMUM OF
9,455 RESIDENTIAL DWELLING UNITS,COMMERCIAL USES UP TO 200,000 SQUARE
FEET, FIVE (5) ELEMENTARY SCHOOLS, TWO (2) MIDDLE SCHOOLS, TWO (2) HIGH
SCHOOLS, TWELVE (12) LOCAL AND COMMUNITY PARKS, WASTEWATER AND
WATER STORAGE AREAS,AND VARIOUS AGRICULTURAL AND OPEN SPACE USES
ON A TOTAL OF APPROXIMATELY 5,073 ACRES - PIONEER COMMUNITIES, INC.,
AND H.P. FARMS, LLC
A public hearing was conducted on January 9, 2008, at 10:00 a.m., with the following present:
Commissioner William H. Jerke, Chair
Commissioner Robert D. Masden, Pro-Tern
Commissioner William F. Garcia
Commissioner David E. Long
Commissioner Douglas Rademacher
Also present:
Acting Clerk to the Board, Jennifer VanEgdom
County Attorney, Bruce Barker
Planning Department representative, Brad Mueller
Planning Department representative, Chris Gathman
Planning Department representative, Jacqueline Hatch
Planning Department representative, Michelle Martin
Health Department representative, Pam Smith
Public Works representative, David Bauer
Public Works representative, Don Dunker
The following business was transacted:
I hereby certify that pursuant to a notice dated December 14, 2007, and duly published
December 19, 2007, in the Fort Lupton Press, a public hearing was conducted to consider the
request of Pioneer Communities, Inc., and H.P. Farms, LLC, for Change of Zone, PZ#1125, from
the A (Agricultural) Zone District to the PUD (Planned Unit Development) Zone District for a
maximum of 9,455 residential dwelling units, commercial uses up to 200,000 square feet, five (5)
elementary schools,two(2)middle schools, two(2)high schools, twelve(12)local and community
parks, wastewater and water storage areas, and various agricultural and open space uses on a
total of approximately 5,073 acres. Bruce Barker, County Attorney, made this a matter of record.
Brad Mueller, Department of Planning Services, expressed his appreciation to Planners Michelle
Martin, Chris Gathman, and Jacqueline Hatch, for their contributions, and to the Department of
Public Works and Public Health and Environment. He presented a brief summary of the proposal,
indicating seven distinct districts are proposed within this development, and he clarified the review
criteria for this proposal is found within Chapter 27 of the Weld County Code. He stated the site
contains approximately 5,000 acres,and he entered the favorable recommendation of the Planning
Commission into the record. He stated the Planning Commission requested a second hearing to
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provide clarification regarding the road and infrastructure commitments and fire protection services,
and he clarified notice of the hearing was provided to surrounding property owners and published
within the Fort Lupton Press, the Greeley Tribune, the Longmont Times-Call, and several other
area newspapers within the vicinity of Interstate 76 (1-76). Mr. Mueller stated the site is located
adjacent to the intersection of County Roads 22 and 49, and he displayed maps of the location of
the site. He stated the site contains a portion of the Box Elder Creek,which primarily runs dry, and
the No Name Creek tributary, also known as Horse Camp Draw. He further stated a ridge line,
approximately one-half mile from County Road 49, runs north to south across the site, which is a
prominent feature of the land use plan and proposed zoning districts.
Mr. Mueller indicated the property is 5,073 acres in size, and the actual urbanized area will contain
3,633 acres, which is approximately 2.5 times the size of the Town of Hudson, and six times the
size of the Town of Keenesburg. He stated the site contains several existing residences, and oil
and gas operations. He further stated the referral submitted by the Colorado Division of Wildlife
indicates wildlife at the site includes migrant birds and small mammal populations; however, there
are no major corridors of wildlife habitat. Mr. Mueller displayed photographs of the site, and gave
a brief history of the application process, including the Mixed Use Development (MUD) Area
revision completed in June, 2006, and the approval of the existing Pioneer Metropolitan Districts
in February, 2006. He clarified the water and sewer service will be funded by the metro districts;
however, the service will be provided by the Resource Colorado Water and Sanitation Metropolitan
District. He further stated the Sketch Plan application was submitted in August, 2006, and the
application for the Change of Zone was submitted in June, 2007. He indicated the full buildout of
the development is expected to equal an approximate population of 23,000, and be completed by
the year 2030, subject to housing market conditions. He clarified after review of the Sketch Plan
application, the residential uses proposed for the northwest corner of the site were removed, the
number of access points were reduced, the school sites were relocated, and the community park
was relocated to be more internal to the site. He stated the application process has involved major
discussion between the applicant and various agencies, and he reviewed additional photographs
of the site. He indicated the location of the future Keenesburg Parkway,the proposed realignment
of County Road 22, and proposed sites for the schools and community parks. Mr. Mueller stated
the land use chart depicts the acreage amount and number of residential units within each Planning
Area, and regulates the location of uses and the density. He indicated six Zone Districts are
proposed, with one to be added; the Zone Districts will contain 103 Planning Areas; and definition
of the Planning Areas will be provided through the recording of plats. He stated a set of
Development Standards has been created,which is unusual for a Planned Unit Development, and
the Development Standards are equivalent to the Bulk Standards listed within the Weld County
Code. He clarified the Zone Districts are unique; however, all of the uses and allowances follow
conventional uses and establish the bulk standards.
Mr. Mueller gave a brief explanation of the proposed Agricultural District, which may include uses
such as innovative management practices, research and vegetable farms, and greenhouses,
etcetera. He further gave an explanation of the three proposed Residential Districts; indicated the
densities of each District, according to the number of dwelling units per acre; and he clarified the
high density area will be located near the intersection of County Roads 22 and 49. He explained
the commercial area will be limited to 200,000 square feet, which is equivalent to four
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medium-sized grocery stores, and the applicant's intent is to direct commercial business to the
surrounding towns, in order to facilitate a rural character within the development. Mr. Mueller gave
an explanation of the Public Facilities District, in which the schools, parks, and open space will be
located,and indicated the development is required to provide at least 20 percent of the overall area
as open space. He clarified the open space designation does not include the land to be utilized
for agricultural uses. In response to Commissioner Long, Mr. Mueller stated one-third of the
designated open space will be utilized for the placement of schools and developed parks, and
approximately two-thirds of the open space will remain undeveloped. Responding to Chair Jerke,
Mr. Mueller reiterated the development is providing a minimum of 20 percent of open space in
addition to the land being dedicated to agricultural uses. In response to Commissioner Masden,
Mr. Mueller indicated a companion map indicates the commitment of the regional trails within the
development. He gave a brief explanation of the Infrastructure Facilities Zone District, which will
allow for the placement of water tanks, a wastewater facility, and water storage, to be located in
close proximity to the placement of the proposed sewer plant. He clarified through the application
process it made more sense to place these improvements within a separate zoning district instead
of within the general open space area. Mr. Mueller indicated amendments will be necessary within
the coming years, and the applicant has proposed that minor amendments be administratively
reviewed. He stated the administrative review may be utilized when a density change of less than
15 percent is requested, as long there is no change to the total number of residential units within
the development.
Mr. Mueller reviewed the approval criteria for the record, and indicated 21 of 29 referrals contained
comments which have been addressed within the Conditions of Approval. He indicated the water
supply will be provided by the Resource Colorado Water and Sanitation Metropolitan District, with
the water being drawn from the Prospect Valley, Lost Creek Basin, Box Elder Alluvial, and a
significant re-use plan from water within the sewer plant. He indicated the construction of a sewer
plant is proposed within Planning Area 90, and he clarified no residential development may occur
until the plant is constructed. He stated the North Front Range Water Quality Association has
recommended approval of a Utility Plan (208 boundary) and the recommendation has been
forwarded to the State; however, the State will not grant final approval until after the approval of
the Change of Zone. Mr. Mueller indicated the Pioneer Law Enforcement Authority(LEA)has been
created, and the Southeast Weld and Hudson Fire Protection Districts will provide service to the
development. He stated the development will donate two sites, each 1.5 acres in size, to enable
adequate fire protection service to the site, before the platting of the 500th residential unit. He
clarified an Intergovernmental Agreement is required through Condition of Approval#1.R, prior to
recording the plat,to ensure adequate equipment is available,and that the mill levy will be sufficient
to fund ongoing operations. He indicated Weld County School District RE-3J has been in
discussion with the applicant to analyze the future demand, and it has been determined that the
construction of five elementary schools,two middle schools, and two high schools will be sufficient.
He stated due to the location of the parks, the opportunity exists for joint-use of the parks by the
School District, and he indicated a future site design process will be completed. He further stated
the applicant has dedicated land for the construction of the schools, in addition to a voluntary
commitment of a Capital Facilities Foundation Fee,which will offset the costs of construction of the
future school buildings. In response to Commissioner Masden, Mr. Mueller indicated he believes
the developer will provide a fee of approximately$1,700.00 per unit; however, he will confirm the
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exact amount. He further stated the development contains three categories of parks, including
neighborhood parks,local parks,and community parks,and he gave a brief explanation of the uses
of each of the types of parks. He indicated the internal roads have been identified; however, the
final design will be addressed through the designated filings. He clarified the roads are required
to be open for public use, and will be maintained by the Metropolitan Districts, not by Weld County.
David Bauer, Department of Public Works, stated at full buildout, the development will contain a
population equivalent to the 2005 population of the Cities of Brighton and Lafayette, or double the
2005 population of the Town of Windsor. He indicated substantial roadway and utility infrastructure
will be required through this development, and the created Statement of Development
Commitments have been incorporated into the Resolution. He stated the Off-Site Improvements
required are included within the Development Commitments, and he reviewed the 13 required
projects and the triggers listed, beginning on page 22 of the Resolution. He summarized full
buildout may be completed in approximately 25 years,and the cost estimate at the rates calculated
in 2007 exceeds $100 million. He explained how the need for each construction project will be
triggered, and stated as the development progresses, the necessity of the off-site road
improvements and interchanges will progress as well. He further stated the developer will plan,
design, and cause construction of the necessary off-site improvements, and will provide the
appropriate funding to accomplish each project,or,the PUD will not be allowed to continue to move
forward with additional development. Mr. Bauer indicated the primary projects include the widening
of County Road 49, the construction of County Roads 53 and 22, and working in conjunction with
CDOT to design the interchange at County Road 49 and 1-76, and a future interchange at County
Road 53, if determined to be necessary. He stated the developer will work cooperatively with the
Town of Keenesburg regarding the creation of the Keenesburg Parkway. In response to
Commissioner Masden, Mr. Bauer indicated the maintenance and dedication of the Keenesburg
Parkway has not been determined at this time, since the road has not yet been constructed;
however, the necessary future right-of-way will be dimensioned on the plat. He further stated the
road is anticipated to be four lanes, utilizing 140 feet of right-of-way. Responding to Commissioner
Rademacher, Mr. Bauer stated the interchange at County Road 49 and 1-76 will require substantial
improvement, which is expected to be triggered by the 1,000th platted lot, and CDOT will approve
the design. In response to Chair Jerke, Mr. Bauer indicated the applicant's representative will
address the long-term operation specifics.
Mr. Mueller reiterated the Development Commitments are the mechanism for ensuring that the
necessary services and infrastructure are completed in an appropriate manner. He stated the
recommendation of approval is based upon the six categories of Conditions of Approval, which
include addressing outstanding referral comments, revision of the zoning plat, inclusion of a list of
plat notes to be placed on the plat, the referenced Development Commitments and Development
Standards, and a list of items to address for future plats. He submitted a letter of concern, marked
Exhibit M,and a request for modification of language from the Colorado Division of Wildlife, marked
Exhibit N. He stated the Colorado Division of Wildlife is requesting that hunting and target practice
be allowed in areas where not precluded by safety issues, and that wildlife-friendly fencing be
provided within the development's parks. He submitted a proposed change regarding the language
for oil and gas operations, marked Exhibit O, and gave an explanation of the proposed language,
indicating the reference to the size of the drilling envelopes is no longer consistent with State
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statute. In response to Commissioner Rademacher, Mr. Mueller stated the applicant's
representative will be able to provide an exact answer as to how much land is currently in
agricultural production. Responding to Chair Jerke, Mr. Mueller indicated seven Planning
Commissioners were present at the Planning Commission hearing on November 6,2007; however,
two of the Commissioners abstained from voting since they were not present for the previous
hearing held on October 16, 2007. Further responding to Chair Jerke, Mr. Mueller indicated the
development will have the flexibility to request modifications to be reviewed administratively, as
long as there is no net gain in the number of residential units. He stated it is unrealistic to expect
the applicant to achieve full buildout exactly as it is proposed today,and he indicated substantiative
modifications will be reviewed by the Board.
Pam Smith, Department of Public Health and Environment, stated Mr. Mueller has provided a
thorough presentation, and indicated the Sketch Plan application gave specific details regarding
the park locations, and staff reviewed the trail connectivity on the site. She stated the applicant
identified placeholder parks at the Change of Zone application in order to accommodate future
flexibility. She further stated the details of the parks will be reviewed as each phase is completed.
Don Dunker, Department of Public Works, stated the applicant has submitted the necessary
reports, and staff will work with the applicant as more details are received. In response to Chair
Jerke, Mr. Dunker stated County Roads 28 and 53 will be expanded in the future. Mr. Bauer
indicated the applicant's traffic engineer is in attendance and may address specifics, and he
clarified a traffic study has indicated necessary improvements at the intersections of
U.S. Highway 85 and County Road 22, and U.S. Highway 34 and County Road 49. Responding
to Commissioner Garcia, Mr. Bauer clarified the interchange improvements at County Road 49 and
1-76,and the future interchange improvements at County Road 53 and 1-76,will be coordinated with
CDOT, and the applicant's engineer will provide the supporting science and engineering studies
at the time the improvements are necessary.
Chris Paulson, Pioneer Communities, Inc., represented the applicant and expressed his
appreciation to all of the staff involved in the process. He indicated the Pioneer Metropolitan
Districts were created at a time when the housing market was booming; however, Pioneer does
not anticipate the vertical construction to commence until the year 2010. He explained market
experts are predicting the absorption of the existing housing will be mitigated by that time, resulting
in a demand for housing again. He indicated the development does anticipate growth coming from
the northern portion of the County,and connectivity to the north will be provided. He stated the first
phase contains an emphasis on open space, an accommodation for oil and gas production, and
an attempt to blend the existing character of the site with an affordable housing community. He
further stated the development will contain a design concept similar to a small town, and will
intentionally restrict commercial activities in order to be accommodating to the existing communities
within the surrounding area. He indicated the Towns of Hudson and Keenesburg have been very
helpful in crafting the vision of the development. In response to Commissioner Rademacher's
earlier question regarding the amount of land currently in agricultural production, Mr. Paulson
indicated the placement of the pivots for irrigated farmland on the map provided, and stated all
irrigated farmland will remain in agricultural production. He stated ongoing agricultural activities
are possible due to the drainage provided through the Box Elder Creek, which will also provide a
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small reservoir for recreation activities and to manage and supplement return flows. He further
stated the development will contain a substantial amount of open space uses in addition to the
buffer areas required adjacent to the oil and gas development on the site. He indicated the trail
system will provide connectivity between the schools and various parks, and will contain natural
grass and vegetation. Mr. Paulson stated Pioneer is committed to provide synchronization of the
need for affordable housing within the path of growth, with the ability to utilize Weld County water
within Weld County,so that the water is not exported to the greater Denver area. He clarified value
will be created for Weld County, and the infrastructure for the roads and water and sewer services
will be supported by a development of this size. In response to Commissioner Masden,
Mr. Paulson stated the commitment amount for the school partnership will be $1,500.00 per
residential unit.
Jack Reutzel, Reutzel and Associates, LLC, represented the applicant and expressed his
appreciation to Weld County staff, and stated this process has resulted in careful analysis and
deliberate review on a large development project. He stated he has heard various concerns
regarding the proposal for a large housing development during a time when the housing market
is not strong, and he clarified the entire process began in 2005; however, the first residential unit
will not be constructed until 2010, which is a five-year process. He further stated if Pioneer were
to wait until the housing market recovered before beginning the process, the next cycle would be
missed,and he clarified a master planned community requires the developer to pay attention to the
long-term outlook. He gave a brief outline of the timeline of the project, and he indicated many
plats will come before the Board of County Commissioners over the next 25 years. Mr. Reutzel
stated 1,440 acres of productive farmland will be kept in agricultural production, and he displayed
a map which indicated the placement of the public facilities. He stated the issues regarding water
have been a large component of the application, and it was wise for the County to hire an
independent water consultant to review the proposal, who determined the plan is sufficient. He
further stated another major discussion point has been the construction of the necessary roads,
and he believes the objective triggers will provide for the requirements of the off-site improvements.
He indicated it is Pioneer's desire that other development will occur within the surrounding area,
in order to receive cooperative help with the required improvements; however, Pioneer understands
the required improvements are solely the obligation of the Pioneer Metropolitan Districts.
Mr. Reutzel stated Pioneer has arranged to provide a capital facilities contribution fee of$1,500.00
per lot, in addition to the land dedication,to help offset construction fees. He indicated Pioneer has
been active in community outreach, and has conducted 38 informational meetings since
April, 2005. He stated the applicant concurs with the modifications proposed by the Colorado
Division of Wildlife, and the proposed language of Condition of Approval #2.R, regarding oil and
gas operations. He clarified the Change of Zone plat will not be recorded until a Surface Use
Agreement is negotiated, and Pioneer is committed to the completion of the Surface Use
Agreement. He indicated the negotiations with oil and gas representatives have been ongoing for
approximately 18 months, and he believes the process will continue to move along quickly.
Mr. Reutzel reiterated the approval criteria for the application, and gave a brief explanation of the
justification and consistency with each criteria of approval. He indicated the 1-76 corridor is primed
for future growth, and he requested approval of the Change of Zone application. In response to
Commissioner Rademacher, Mr. Reutzel stated the annexation process has not been brought up
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by the Towns of Hudson or Keenesburg; however,the development is not precluded from annexing
to either Town in the future. He explained annexation is normally sought when a municipality may
provide a necessary service; however, the Pioneer Metropolitan Districts have been created to
provide the necessary services, such as water and sewer. He further explained statutory
requirements exist regarding contiguity and other administrative technicalities regarding time
constraints. Further responding to Commissioner Rademacher, Mr. Reutzel indicated the Surface
Use Agreement is not yet finalized; however, discussions regarding a global Surface Use
Agreement for all of the land encompassed by the Pioneer development have been ongoing for the
past year. He stated the agreement is anticipated to be finalized in the near future, as the
agreement is approximately 80 percent complete. He clarified both parties concur with the general
language of the agreement; however, several exhibits to the agreement are still being negotiated.
In response to Commissioner Masden, Mr. Reutzel stated the law firm which represents the
Hudson Fire Protection District provided a letter which was utilized to form the necessary
Conditions of Approval regarding dedication of land for a fire station and the necessary
Intergovernmental Agreement to address operational and capital construction needs. He further
stated a representative from the Southeast Weld Fire Protection District confirmed that the letter
provided will address the concerns of the District as well. Further responding to Commissioner
Masden, Mr. Reutzel clarified the Intergovernmental Agreement will address the issues concerning
the dedication of land and facilities.
Chair Jerke issued a short recess.
Upon reconvening, Molly Sommerville-Buchanan,Attorney, stated she represents Anadarko Land
Corporation, Anadarko E and P Company, LP, and Kerr-McGee Oil and Gas OnShore, LP, which
is now owned by Anadarko Petroleum Corporation. She stated objection letters from the
companies were submitted in 2006, and in July of 2007, which have been made a part of the
record. She explained Anadarko owns all of the minerals in seven of the fourteen sections included
in the proposed Pioneer development, which equates to 2,700 acres. She further explained
Anadarko has leased oil and gas rights to Kerr-McGee and to Noble Energy, Inc., for an additional
1,040 acres, therefore, in total, the Anadarko entities and Kerr-McGee have interests or leasehold
interests in approximately 3,800 acres of the proposed development. She stated Rule 318.a of the
Colorado Oil and Gas Conservation Commission (COGCC)applies to this property, which means
five drilling windows are allowed within each quarter-section, therefore, there are over 160 drilling
windows on this property. She further stated 40 wells have been drilled so far, the property is an
area of great interest for future drilling, and she clarified Anadarko Land Corporation owns all of
the hard rock minerals, including coal, which underlies the property. Ms. Sommerville-Buchanan
stated the companies regularly work with surface developers to reach agreements for compatible
development, and confirmed that an agreement concerning the hard rock minerals exists between
Anadarko Land Corporation and Pioneer Communities, Inc. She stated the parties are working to
create a global agreement for the oil and gas interests at the property,and the agreement will cover
all of the land contained within the proposed development, all Anadarko oil and gas mineral
interests, and the Kerr-McGee, EnCana, and Noble Energy oil and gas leasehold interests, which
will provide for all of the oil and gas interests within the development area. She explained both
parties have been working on the agreement for several months; however,several versions of plats
have been circulating between the parties, therefore, the plats need to be reviewed in detail,
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especially within the eastern portion of the property. She indicated the western portion of the
property is mostly agricultural, therefore, the concentration of the agreement will concern the
eastern portion of the property where development is proposed to take place. She confirmed
Anadarko is committed to work through the process as quickly as possible, and she estimated it
will take approximately six weeks to finalize the agreement. She clarified due to the fact that the
Surface Use Agreement is not finalized, she supports the recommendation of the modification of
language proposed for Condition of Approval #2.R, listed in Exhibit O. She explained Senate
Bill #237 was approved in September, 2007, which states the specific scenario to be imposed in
the event a Surface Use Agreement is not finalized. In response to Chair Jerke, Ms. Sommerville-
Buchanan stated the development contains a large amount of acres, which makes the agreement
very complex; however, both parties are working to be compatible.
Susan Aldredge, Attorney, stated she represents Noble Energy, Inc., and summarized that Noble
Energy contains substantial interests within approximately 2,500 acres located in the eastern half
of the proposed development. She indicated 128 drilled and undrilled locations exist, and Noble
Energy is actively involved with the negotiations for the Surface Use Agreement and desires to
finalize the agreement within a timely manner. She indicated Noble Energy does not have an
objection to the Change of Zone request, so long as all parties remain committed to the
negotiations, and she indicated she concurs with the language proposed for Condition of Approval
#2.R. In response to Commissioner Masden, Ms. Aldredge stated she concurs with Ms.
Sommerville-Buchanan that the finalization of the agreement will take place within the next six
weeks.
Bill Sarchet, surrounding property owner, indicated he is a partial owner of property located within
Section 17,which is located at the intersection of County Roads 41 and 22. He stated he does not
support the influx of more residents into the area. He clarified he missed the previous testimony
concerning water issues, and he believes the water purchased by the developer will cause
Prospect Valley to run dry. He gave a brief history of the process of drilling wells on his property,
and indicated the water levels within the surrounding area are dropping faster than the experts are
recognizing. He stated he realizes the water will not last forever, especially since municipalities are
able to buy water at a higher rate than farmers. He further stated legislative officials are not
providing enough study regarding water uses,and instead are encouraging growth of the economy.
He stated he is worried about the future of his grandchildren and he believes development is
happening too fast. He expressed his concerns regarding recent criminal events which have taken
place at his property, including the theft of copper wire from his sprinkler systems, and indicated
an increase of residents requires an increase in law enforcement protection. He summarized that
he has lived in the same area for 73 years,and his quality of life has significantly deteriorated within
the past few years.
Mark Gray, Mayor of the Town of Keenesburg, stated the Town has provided a referral response
indicating there are no objections for the Change of Zone request, and the list of conditions
regarding the necessary improvements to the roads are sufficient. In response to Commissioner
Masden, Mr. Gray indicated as the need for the design of the Keenesburg Parkway is triggered,
an Intergovernmental Agreement will be finalized to address the construction and design of the
parkway. He clarified all parties benefitting from the use of the parkway will be involved within the
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process of finalizing the Intergovernmental Agreement. Commissioner Masden indicated the
creation of the Parkway will be beneficial to the Town of Keenesburg to provide access to County
Road 49. Mr. Gray stated at the first stages of the application process, the Towns of Hudson and
Keenesburg requested Pioneer limit the amount of commercial development in order to draw
business to the 1-76 corridor to benefit the existing municipalities. He explained the creation of the
Parkway will be essential for the Town of Keenesburg, since it allows consumers to have direct
connectivity between the Pioneer development and 1-76.
Ellen Swieter, surrounding property owner, stated the Pioneer development is one of the largest
proposed developments within the area, and she believes there are too many unknowns
concerning the application for the Board to grant approval. She indicated large developments
require careful thought,and she understands the approval process takes a long time; however, the
surrounding area is not currently in a housing boom, and will not recover for at least two or three
more years. She stated Melody Homes, another builder within the area, currently has 400 empty
houses within Adams and Weld Counties, and the current recession is so severe that the City of
Greeley recently laid off a building inspector due to the decrease in application for building permits.
She further stated Weld County has previously led the nation in the foreclosure rate, and is
currently sixth in the nation for the number of foreclosures. Ms. Swieter stated there is not an
incentive for current Denver area residents to leave their established communities to move to this
"city"within itself. She indicated the average family size within the State of Colorado exceeds two
people per residential unit, therefore, she believes the full buildout will contain more than 23,000
residents, closer to 30,000 residents. She stated the development is not in the best economic
interest of Weld County, since there are no jobs in the area and there is not a significant need for
housing. She further stated smaller developments are suffering by not being able to provide
adequate water, and many wells within the surrounding area have been shut down for the past two
years. She explained multi-generation farms are affected by development, and the Water Courts
have indicated Pioneer's water rights are not primary water rights. She expressed her concerns
regarding the water within the surrounding area becoming dry, and reiterated Mr. Mueller indicated
the Box Elder Creek is dry; however, Mr. Reutzel indicated water from the Box Elder Creek will be
utilized to serve the development. She stated the augmentation of most of the wells within the area
dates back to the 1940's,therefore, she does not believe the water source is secure. She indicated
the Town of Keenesburg recently held a meeting in which the possibility of leasing water to the
Pioneer development was discussed, as well as the need for a grant to provide a new water
treatment facility to accommodate growth within the Town and the first 1,500 residences within the
Pioneer development. She clarified the grant has not yet been received; however, the Conditions
of Approval indicate that the water treatment facility serving Pioneer must be constructed prior to
the construction of the first residence, therefore, she is unclear as to who is responsible for
providing water treatment service for the first 1,500 residences. Ms. Swieter stated at the Planning
Commission hearing, fire officials indicated the key to providing adequate protection services until
a station is built within the Pioneer development would be the construction of the Keenesburg
Parkway; however, the trigger for construction of the road does not immediately happen. She
indicated the Keenesburg Fire Protection District will have to access dirt roads to provide service
to the residences within the development. She expressed her concerns regarding the need to
equip the new fire stations, the cost to pay salaries, and the Comprehensive Emergency Services
Plan, since the development is located in a direct flight path for Denver International Airport. She
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stated $1,500.00 commitment to the School District for each lot will not pay for the entire cost of
the necessary schools,and the applicant will also have to provide approximately$100 million worth
of improvements to the area roads; however, she does not understand where the applicant will
obtain the necessary funds. She further stated the suggested fencing requirement from the
Colorado Division of Wildlife does not matter, since there will be no wildlife habitat remaining once
construction begins. She clarified there is currently a considerable amount of migratory birds at
the site, and many hunting activities take place. Ms. Swieter stated she believes the small
businesses within the Town of Keenesburg will not benefit from the development, and gave an
example of a situation within the City of Fort Lupton where a local grocery store was closed due
to the need for a larger grocery store. She indicated the Development Commitments are too
vague,and not enough written evidence has been provided indicating the applicant's plans to meet
these commitments. She further stated the agricultural heritage will be destroyed, as the current
landscape will be significantly altered by the construction of close to 10,000 homes.
Diane Walker, surrounding property owner, stated she moved into a rural area so that she did not
have to look at the city, and she expressed her concerns regarding her children being required to
attend school with city kids and not with farm kids, as they are accustomed to. She indicated she
believes the size of the development makes it comparable to a city, and she does not understand
why a developer would want to place a housing development in the middle of nowhere. She stated
she was previously interested in purchasing property within the area of the proposed development;
however, she is now glad that the previous property owner did not want to sell to her. She stated
the area is beautiful country land, and expansion should not be allowed beyond current municipal
boundaries. She indicated the new well on her property had to be drilled to a depth of 760 feet
within the Fox Hill Aquifer, and there is not enough water to support a development of this size.
She reiterated she does not believe the city should be moved to the country, and she expressed
her concerns regarding the displaced prairie dogs,eagles,and coyotes,which currently inhabit the
site.
Christina Stout, surrounding property owner, stated she owns property directly adjacent to the
proposed development, and her property will become surrounded by the development. She
indicated she moved to her current residence to get away from crime; however,with the size of the
development, crime will become a part of the area. She indicated she is very opposed to the
development, as living in a country setting has always been her dream. She stated she is worried
about the value of her land and the water resources, and she does not understand how the growth
will be successful when so many homes in the surrounding area are already vacant. She further
stated not enough jobs are available for future residents, and her desire is to keep the area rural
and beautiful.
David Swieter,surrounding property owner, indicated he is the husband of Ellen Swieter who spoke
previously, and his main concern is in regards to the water situation. He stated he has researched
the water within the surrounding area, and he has been told the Fox Hill Aquifer is a
non-replenishing and sealed aquifer, therefore he is only allowed to utilize 1/100th of the total
amount of his water for a period of 100 years. He stated Pioneer has indicated they intend to utilize
the same water source; however, they do not have priority rights to the water. He indicated if the
water is removed from the aquifer, and is not replenished, he does not know where he will be able
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to obtain water for his personal uses. Mr. Swieter indicated Mr. Sarchet has lived in the area for
many years, and has an extensive amount of wisdom and life experience. He stated the water
table has dropped significantly, and he does not understand how the water can be replenished or
re-pumped into the aquifer. He indicated the area has experienced severe drought for the past five
years, with drought conditions existing before that time. He stated the area has historically been
farmed, and as communities move in, farmers have to compete to be able to stand a chance, and
active farming may not be able to continue. He explained many farmers have lost rights to utilize
water, and he has learned that many other area developments have encountered problems with
utilizing water. Mr. Swieter stated he has attended other meetings coordinated by the applicant to
express opposition, and the officials of Pioneer have repeatedly indicated his concerns would be
addressed at a later date. He stated he does not feel like the public has any recourse, and many
other neighbors are not in attendance because they believe their opinion will not matter. He further
stated he has reviewed the County's mission statement, which encourages the involvement and
support of citizens. He stated he realizes the County will experience growth and development;
however, the amount of growth through this development is excessive, and his input has not
mattered within past meetings. He indicated he adamantly opposes the application; however, he
does not oppose growth in general. Mr. Swieter indicated the Pioneer representatives initially
indicated full buildout would take approximately 30 years; however,they are now indicating it could
be accomplished in as little as 20 years, and possibly as little as 15 years, and he feels the push
and drive for development is overtaking the lives of the surrounding property owners. He
encouraged the Board to understand how the neighbors feel, and indicated the proposal is not
healthy growth within Weld County. He indicated the Board's decision needs to be based upon the
benefit to citizens and he believes the citizens will be forced to pay for the costs of this community.
Charles Klausner, former Weld County School District RE-3J board member, stated one of the
criteria of approval presented by staff indicated the development must pay its own way, and he
believes this development will not be able to pay for the necessary schools. He indicated most of
the necessary improvements will be provided for through the metropolitan districts, and the cost
of the schools will be the second biggest cost, following the costs of the road improvements. He
clarified the Planning Commission initially opposed the development; however, he believes the
Board has given citizens the message that the application is guaranteed to be approved if the
applicant is able to satisfy the required conditions. He explained he was previously involved in
school negotiations with representatives of Pioneer, he believes the negotiation process was not
taken seriously, and the representatives of Pioneer decided to take whatever they could get. He
stated the development will overcrowd the School District,which will result in increased taxes and
a failure of the School District as the developer walks away with a large amount of money, leaving
the taxpayers to foot the bill. He summarized that Weld County School District RE-3J currently has
250 students, from approximately 3,000 homes,with a total assessed value of$312.6 million, and
only$25 million in open bonding capacity. He further stated the current assessed value per pupil
indicates the District will be unable to meet the future demands,even though the District is currently
rated 55 out of 178 Districts in Colorado, because rapid large growth does not pay for itself. He
indicated the District contains 468 square miles, and the Pioneer development will be 8 square
miles in size, utilizing more bonding capacity than is available. Mr. Klausner stated the cost to build
sufficient school space is approximately$20,000.00 per student, therefore, each residence within
the Pioneer development will create a cost of $14,000.00 to the District, at an interest rate of
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$700.00 per year; however, the average cost of a residence will only generate $308.00 per year.
He indicated at the current interest rates, it will take approximately 14,000 years to pay for the
required school buildings, and the capital fee per residence will need to be approximately
$7,800.00. He stated the Board needs to make a decision after taking other areas of growth into
account, including the Town of Lochbuie, which intends to build an additional 5,000 residences,
equating to an addition of 3,500 students and an estimated cost of approximately$70 million. He
estimated it will cost approximately$132 million to provide the necessary school improvements for
the Pioneer development,therefore,a total of$202 million will be necessary; however,the bonding
capacity is only $62 million. He stated the bonds will have to be cycled, which will take over 60
years to pay for the necessary improvements. He indicated the District has previously created
bonds on a 15-year cycle, and has recently over-levied on the current bonds in order to collect
$4.7 million over what the bonds require,therefore, the District has collected $5.2 million within the
past five years, which is $1,750.00 per residence. He clarified Pioneer is only offering $1,500.00
per residence, and he believes an amount of$3,250.00 is a more appropriate impact fee to be paid
by Pioneer residences. He stated the project needs to be completed over a longer period of time,
up to 40 years, so that the bonds are able to be paid off to free up additional capacity, and the
possibility of Pioneer posting a bond should be considered. He stated as the construction activities
move forward at the Pioneer development,trigger points should be enacted for the representatives
to determine bonding capacity and growth rates.
There being no further comments, the Chair closed the public input portion of the hearing.
Mr. Paulson concurred the application process has included many exchanges, and he is not able
to change any opinions about whether growth is coming to Weld County, since the character of the
1-76 corridor will continue to change. He indicated Pioneer is seeking to provide the most beneficial
type of change, and a development of ten-acre parcels will not provide enough capacity for the
necessary school improvements and water resources since dispersed growth creates more strain
on infrastructure than consolidated growth. He stated the metropolitan districts contain a bonding
capacity of $450 million, which will be utilized to fund road improvements and necessary water
costs. He explained the water will be moved from a designated basin, which is non-tributary, and
the process does not require water court proceedings. He further explained the water from the
designated basin will be of less quantity per acre than the amount currently utilized for crop
production, since the converted wells will consume less water than the current plan. He stated
representatives have had opportunity to discuss plans with neighbors in the community, and many
changes to the initial proposal have been made, including the reduced amount of commercial
property. Mr. Paulson stated the surrounding property owners have expressed their concerns
regarding how their properties will be affected; however, the surrounding property owners will not
be subject to over 100 Conditions of Approval which dictate how their properties may be utilized.
He confirmed Pioneer is committed to the citizens of Weld County, even though the proposal may
not meet everyone's vision of the future. He indicated the need for change forces everyone to
adapt to changing conditions, since change is a constant. He stated Pioneer will voluntarily provide
an upfront commitment of $1,500.00 per residence to the School District, even though it is not
required to do so. He clarified the water resources originate in Weld County, the development will
have the ability to reuse the water, and whatever is not reused will be provided to supplement the
Box Elder Creek and the wells which surrounding property owners rely on. He further clarified the
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development will not rely on water from the Laramie Fox Hill Aquifer as a primary source, even
though Pioneer does have decrees to the water. In response to Commissioner Masden,
Mr. Paulson stated a portion of the water will be imported from Adams County to be mixed with the
water from Weld County. He further stated the supplemented water to the Box Elder Creek will be
utilized for irrigation and augmentation uses. He explained the water is trans-basin,the return flows
are new water to the basin, and if the water is not used for lawn irrigation for the parks, it will
provide a net gain to the Box Elder Creek. Responding to Commissioner Rademacher,
Mr. Paulson indicated the LEA has been created, and the mill levy is in place to provide for taxes,
therefore, the property owners will pay for the law enforcement assistance within the District's
boundaries. He clarified the boundaries of the LEA are congruent with the boundaries of the
Pioneer development, therefore, no other property owners will provide payment towards the
authority.
Commissioner Garcia stated the applicant has changed the mix for commercial uses at the request
of the surrounding municipalities,and he requested an explanation of the commercial and industrial
uses within the surrounding area. Mr. Paulson indicated property owners must be already gainfully
employed in order to purchase housing, and the 1-76 corridor is slated for the type of growth
already being observed from the City of Brighton to Denver International Airport. He indicated
Pioneer has given the opportunity to the surrounding incorporated communities to continue to
collect the tax base already established, and reiterated the County does not collect a sales tax.
He stated the opportunity will provide for an extension of the facilities which already exist along the
railroad, and Pioneer desires to be partners with the job market growth. In response to Chair
Jerke, Mr. Paulson stated the mill levy of seven mills for the LEA will provide for the necessary
substation, plus the required communications. Further responding to Chair Jerke, Mr. Paulson
confirmed Pioneer was not required to keep all of the current agricultural portions of the
development within agricultural production; however, Pioneer views a vibrant agricultural
community as an asset to preserve.
In response to Chair Jerke, Mr. Paulson indicated there are many different types of water within
the State of Colorado, and the water will be drawn from a closed basin and managed by the local
citizens. He explained the water is stored in the basin, which is isolated from the Platte River, and
the alluvium of rocks and gravel acts as a regulating reservoir, and over time, it ensures the
resources are not depleted. He further explained wells were purchased from farmers, and the
amount of water which Pioneer may move out of the basin must be less than what has been
historically removed in consumptive use for crops. Further responding to Chair Jerke, Mr. Paulson
indicated at the beginning of the application process, Pioneer was entitled to move the water to
Adams County for other proposed developments; however, the decision was made to keep the
water within Weld County. He stated part of the discussion was to create a district which facilitated
moving water originating in Weld County to property within Weld County. Chair Jerke indicated it
is common knowledge that municipalities, such as the Cities of Thornton and Aurora, are moving
water south to meet the needs of residents within the Denver metro area. Mr. Paulson indicated
water is not allowed to be utilized for speculation, therefore, a use for the water must be declared.
He clarified if a declared use did not exist in Weld County, Pioneer would be forced to move the
water to properties under its control in Adams or Arapahoe Counties.
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Responding to Chair Jerke, Mr. Paulson stated part of the discussions with the school board were
in regards to the current unused capacity with the District, and new schools will not be imposed
immediately. He indicated the District's schools will be fully utilized, therefore, the housing market
slowdown will give the chance for the development to catch up, and he confirmed Pioneer has
always anticipated a housing market slowdown between the years of 2004 and 2010. In response
to Commissioner Masden, Mr. Paulson stated Pioneer desires to utilize some of the water and
sewer capacity the Town of Keenesburg has built, and in return, the first phase of the new sewer
plant may be utilized jointly. He clarified for the best efficiency for current citizens, efficient
infrastructure must exist, therefore, Pioneer will facilitate joint operations with municipalities. He
stated one condition of the Utility Plan (208 Boundary) approval was to ensure the planning area
was bigger than the Pioneer development, so that other developments could connect to a regional
sewer plant.
Mr. Mueller clarified the development will be required to provide sewer service before the first
residence is constructed, and the Intergovernmental Agreement required through Condition of
Approval #1.R will address the specifics of the construction of the necessary fire stations. He
further clarified it is not entirely known at this time where the necessary funds for the road
improvements will obtained; however, Pioneer has committed to provide the necessary funds. He
stated if the funds are not identified, and if the physical improvements are not provided, then the
development may not move forward, as described within the Development Commitments of the
Resolution. Responding to Chair Jerke, Mr. Mueller indicated additional revenue sources will be
brought forward as development occurs. He stated the final plat will contain a road dedication and
an Improvements Agreement which will allow for construction of a specific segment of road in
anticipation of the necessary trigger. He reiterated the Resolution is very clear that if the required
improvements are not provided at the appropriate stage, no additional plats may move forward.
He explained that State law prohibits local jurisdictions from providing a bond for the necessary
school expansion,therefore,the commitment from Pioneer is a voluntary fee. He further explained
State law allows for the land use process to provide the necessary land for improvements, but not
construction costs for capital expansion. In response to Chair Jerke, Mr. Mueller indicated most
of the school districts within Weld County receive capital improvement fees of approximately
$1,000.00 to $1,2000.00 from developers, and the fee negotiated between Pioneer and Weld
County School District RE-3J does account for inflation. Responding to Commissioner Masden,
Mr. Mueller indicated an additional fee of$275.00 per lot will be provided to offset the water and
sewer tap fees. He explained the fee will be given to the School District, which in turns provides
the funds to the metropolitan districts to obtain the necessary taps. In response to Chair Jerke,
Mr. Mueller confirmed the additional fee will help the School District acquire the necessary water
at school locations.
Mr. Mueller indicated staff recommends that the revised oil and gas operations language cited in
Exhibit O, and the revised language proposed by the Colorado Division of Wildlife in Exhibit N, be
incorporated into the Resolution, and the applicant has also indicated concurrence with the
recommendations. Commissioner Rademacher indicated hunting activities outside of the
boundaries of the development will not be affected, and the applicant may dictate what occurs on
the land it owns. Commissioner Long indicated he would like to hear from the applicant whether
the proposed language from the Colorado Division of Wildlife will create negative impacts.
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Mr. Reutzel indicated there are no concerns with the recommendations drafted in Exhibit N.
Commissioner Long moved to amend the Resolution to include the language described in
Exhibit N. Commissioner Masden seconded the motion, and it carried unanimously. In response
to Chair Jerke, Mr. Reutzel indicated concurrence with the recommended language for Condition
of Approval #2.R, as stated in Exhibit O. Commissioner Long moved amend the language of
Condition of Approval #2.R, as described in Exhibit O. Commissioner Masden seconded the
motion, and the motion carried unanimously. Further responding to Chair Jerke, Mr. Reutzel and
Mr. Paulson indicated they have reviewed, and concur with, the Conditions of Approval, as
amended.
Commissioner Masden indicated Pioneer began the application process in 2004 with the creation
of the Resource Colorado Water and Sanitation Metropolitan District, at which time Weld County
water was scheduled to leave Weld County, never to be seen again. He indicated Pioneer received
approval to change the use of the water and the ability to transfer the water out of the designated
basin. He clarified discussions with Pioneer centered around the need to keep the water within
Weld County to preserve agriculture and the viability of Weld County. He indicated the water is a
renewable resource, and it has been a balancing act to work on the key issues to actually be able
to import water to Weld County,which is virtually unheard of. He stated established municipalities
will have the ability to utilize the sanitation district and the return flows will be deposited into the Box
Elder Creek which will provide for augmentation to agricultural uses. Commissioner Masden stated
Weld County has experienced drought since 2002, and the applicant has undertaken a major
process to get to this point. He indicated the development will be ongoing for two to three decades
until full buildout is accomplished, which qualifies as slow growth, and the development is a good
project that Weld County can be proud of. He stated he understands it has been a long process,
and at times the developer has been frustrated with the process; however,the development will be
required to pay it's own way. He further stated he previously served on the Weld County School
District RE-3J school board, and he understands that a commitment of approximately $1,700.00
is significantly more than other districts receive. He indicated this development is a huge project,
but it has been planned well and is a good project, therefore, he is in support of the application.
Commissioner Long questioned whether the Final Plan will be administratively reviewed. Chair
Jerke indicated since there has been public opposition, he recommended the Final Plan be
reviewed by the Board so that the public has additional opportunity to provide comment regarding
the progression of the development. Mr. Mueller indicated the Conditions of Approval indicated any
final plats must be reviewed by the Board; however, amendments to the zoning may be
administratively reviewed. Commissioner Long concurred with the statements provided by
Commissioner Masden, and stated the developer has provided due diligence by providing
professional value throughout the application process. He indicated healthy debate has existed
throughout this process, and the applicant has provided clarification to the questions raised
throughout the process. He clarified the developer will provide land for the schools to be built, in
addition to the commitment fee, therefore, the developer has demonstrated a good-faith effort to
recognize that schools are an asset to a community. He indicated good schools will help to dictate
the sale of the properties, and the applicant has provided a good overall concept. He stated the
Board will have multiple opportunities to continue to provide input regarding the future steps of the
development, therefore, he supports the application.
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Commissioner Garcia stated he has determined that the application has a good mix of uses after
reviewing the provided map, and it is not typical to see such a large amount of agricultural uses
within a proposed development. He indicated the preservation of the irrigated lands will contribute
to the quality of life of the residents within the community. He stated he is pleased that the
applicant has been working with the surrounding municipalities to develop a regional sense of
vision for the surrounding area. He does not believe this development will be a collection of houses
dropped into the middle of a field, and the Weld County Comprehensive Plan provides for a master
plan and vision for the future of Weld County. He stated the plan is well thought out, and this is
the appropriate way for Weld County to consider development, therefore, he supports the
application.
Commissioner Rademacher indicated he understands that the development will create impacts to
the agricultural uses; however, the Southwest Weld Mixed Use Development area is now over 30
years old, and farming operations have been occurring with the MUD area for over four
generations, with minimal impact. He expressed his appreciation to the applicant for the provision
of the commitment fee to the School District, and he believes the fee is very reasonable, and
exceeds what is committed to other School Districts within the County. He stated growth will
happen along the 1-76 corridor, similar to the growth along the 1-25 corridor; however, the growth
along 1-76 has just taken longer to establish itself, and the Denver International Airport has
encouraged the growth in the area. He further stated jobs will come from the airport area, and the
citizens will seek a better lifestyle and cheaper place to live, just like the citizens in the SW Weld
MUD came from Boulder and Larimer Counties. He stated the economy will drive the time frame
for the full buildout, and he believes the project will take approximately 30 years. He confirmed the
Planning Commission and both the Towns of Hudson and Keenesburg support the application,
which indicates many issues previously raised have been mitigated, therefore, he is in support of
the application.
Chair Jerke indicated he is also in support of the application. He stated is has been made clear
that the wealth of the water is a predominant factor of this application. He clarified the applicant
bought the water rights, and did complete the legal process in order to have the right to utilize the
water. He stated the water could be diverted to other developments in different counties; however,
he is pleased the water will remain productive within Weld County, which will generate positive
living situations for thousands of residents within Weld County.
Commissioner Masden moved to approve the request of Pioneer Communities, Inc., and
H.P. Farms, LLC, for Change of Zone, PZ #1125, from the A (Agricultural) Zone District to the
PUD(Planned Unit Development)Zone District for a maximum of 9,455 residential dwelling units,
commercial uses up to 200,000 square feet, five (5) elementary schools, two (2) middle schools,
two(2)high schools,twelve(12)local and community parks,wastewater and water storage areas,
and various agricultural and open space uses on a total of approximately 5,073 acres, based on
the recommendations of Planning staff and the Planning Commission, with the Conditions of
Approval as entered into the record, including the modification to Condition of Approval #2.R, as
described in Exhibit O, and the addition of Development Standards #1.20.D, with the necessary
re-lettering, and #6.20.L, as described in Exhibit N. The motion was seconded by Commissioner
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PAGE 17
Long, and it carried unanimously. There being no further discussion, the hearing was completed
at 4:40 p.m.
This Certification was approved on the 14th day of January, 2008.
APPROVED:
!, 1 BOARD OF COUNTY COMMISSIONERS
J A--) ELD COUNTY, COLORADO
ATTEST: M^Af / = ti, z? 1 \---t
t� I • m H. Jerke, Chair
Weld County Clerk to the B'btOli ftis (> ,� q�_ /�
( I t ice, RobeCrt Mas I b PO--Tem
BY: i.
Ul.b V / dry n/J _
Depot Cler the Board L
`, ' iam F. Garcia
David E. Long
Dougla ademach
2008-0070
PL1939
EXHIBIT INVENTORY CONTROL SHEET
Case PZ#1125 - PIONEER COMMUNITIES, INC./H.P. FARMS, LLC
Exhibit Submitted By Exhibit Description
A. Planning Staff Inventory of Items Submitted
B. Planning Commission Resolution of Recommendation
C. Planning Commission Summary of Hearing (Minutes 10/16/2007
and 11/06/2007)
D. Clerk to the Board Notice of Hearing (Filed under Legals)
E. Applicant Memo re: Vesting and Developer's
Agreement, dated 10/08/2007
F. Applicant Documents re: Creation of Pioneer Law
Enforcement Authority
G. Planning Staff E-mail re: Updates on Conditions of
Approval, dated 10/12/2007
H. Public Works Staff E-mail re: Transportation Improvements,
dated 10/15/2007
I. Wayne and Ann Huppert E-mail of Concern, dated 11/12/2007
Harold and Suzanne Mitchell
J. Planning Staff E-mail re: Clarification of Request
language, dated 12/13/2007
K. Virginia Rifkin E-mail of Concern, dated 01/03/2008
L. Don/Susie Bratrsovsky E-mail of Concern, dated 01/06/2008
M. Sheree Sloan E-mail of Concern, dated 01/08/2008
N. Colorado Division of Wildlife E-mail re: Proposed modifications to the
Conditions of Approval, dated 01/08/2008
O. Applicant Copy of proposed language re: oil and gas
activities
P. Terren Baddinq E-mail of Concern, dated 01/08/2008
Q. Planning Staff Certification and photos of sign posting
R. Applicant Copy of PowerPoint Presentation
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