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MEMORANDUM
WiiDc.
COLORADO
To: Members of the Comprehensive Plan Update Committee 2001
From: Robert Anderson,Long Range Planner (970) 353-6100 x 3546
Subject: Comprehensive Plan Update -Tentative Closing Schedule
Date: December 21, 2001
Tentative Agenda
December 10 Final Additions, Changes, Appendixes,Discussion
December 11-14 Staff prepares Rough Final Draft
December 14 Rough Final draft sent to Committee Members
December 17-25 Rough Final Draft Changes submitted by Fax or Phone
December 26 6:00-9:00 pm meet to affirm and sign Final Draft/Document
Unique and different refreshments (not candy in a bowl) to be provided
January 4, 2002 Staff sends Final Draft to Print Shop
January 15, 2002 FROtitlic Meeting 915 106 Stree'ti' r`FeI 'ieg'' CO. Comprehensive'ffldirUpdate
I � I Iii �i I,I i UIi�t �. .i
Corrlm tee'plot nts Plan to Planning C mr }saiAt�,Board of County
Coruna sin Lets,Municipalities and Interested Pnr-fies
February 5 Planning Commission 10:00 - 12:00, 1:30 - 5:30
February 19 If required,Planning Commission
March 13 Board of County Commissioners
These are tentative dates and subject to adjustment
SERVICE,TEAMWORK,INTEGRITY,QUALITY EXHIBIT
2002-3170
460kt"er.
MEMORANDUM
COLORADO
TO: Weld County Planning Commissioners, Board of County Commissions and
Comprehensive Plan Update Committee
FROM: Department of Planning Services (Robert Anderson, Long Range Planner)
SUBJ: Comp Plan Rewrite
DATE: December 28, 2001
1. Attached you will find the 2001 proposed revision of the Weld County
Comprehensive Plan.
2. The Department of Planning Services would like to express its heartfelt thanks and
congratulations to the committee members for completing a difficult and demanding
task.
3. As reviewers, your patience and understanding is appreciated as you proof read
this draft document. Technical difficulties and issues have made the conversion,
formatting and presentation extremely difficult. Any errors are unintentional and will
be corrected as found.
4. The attached document contains both the current Comprehensive Plan and the
Committee's recommended changes, additions or deletions. Printing costs (nearly
$4000.00 + for 40 copies) prohibit colorization and so the following legend is
intended to assist the reader in their review:
Sample text Indicates the current document as well as unchanged
information
Sample text Strike out indicates a committee recommended deletion
Sample text Indicates new material or material not previously in its present
location
5. A colorized version should be available on the County Website(www.co.weld.co.us)
soon after the New Year.
6. The combined Public, Committee, Planning Commission and Board Work Session
is scheduled for January 15, 2001 11:00 in the Board Chambers. The Planning
Commission Hearing is scheduled for February 5`" beginning @ 10:00.
00^ SERVICE,TEAMWORK,INTEGRITY,QUALITY
-- Wilk MEMORANDUM (Update)
COLORADO
TO: Weld County Planning Commissioners, Board of County Commissions and Comprehensive Plan
Update Committee
FROM: Department of Planning Services (Robert Anderson, Long Range Planner)
SUBJ: "Revisions to the Weld County Comprehensive Plan recommended by the Comprehensive Plan
Update Committee."
DATE: January 2, 2001
1. Attached you will find the"Revisions to the Weld County Comprehensive Plan recommended by
the Comprehensive Plan Update Committee."
2. The Department of Planning Services would like to express its heartfelt thanks and congratulations
to the committee members for completing a difficult and demanding task.
3. As reviewers, your patience and understanding is appreciated as you proof read this draft
document. Technical difficulties and issues have made the conversion, formatting and
presentation extremely difficult. Any errors are unintentional and will be corrected as found.
4. The attached document contains both the current Comprehensive Plan and the Committee's
recommended changes, additions or deletions. Printing costs (nearly$4000.00 +for 40 copies)
prohibit colorization and so the following legend is intended to assist the reader in their review:
Sample text Indicates the current document as well as unchanged information
Cen,ple teat Strike out indicates a committee recommended deletion
Sample text Indicates new material or material not previously in its present location
5. A colorized version should be available on the County Website (www.co.weld.co.usl.soon after
the New Year.
6. The combined Public, Committee, Planning Commission and Board Work Session is scheduled
for January 15, 2001 11:00 in the Board Chambers. The Planning Commission Hearing is
scheduled for February 5'" beginning @ 10:00.
7. Planning Services is preparing a response to the proposed revision and will forward it as soon as
it is completed.
EXHIBIT
CHAPTER 22
Comprehensive Plan
Preface Summary of Weld County Comprehensive Plan
Article I General Provisions
Sec 22-1-10 Definition of Comprehensive Plan
Sec 22-1-20 Relationship to documents
Sec 22-1-30 Guiding principals
Sec 22-1-40 Principal plan components
Sec 22-1-50 Planning process
Sec 22-1-60 Comprehensive plan amendment procedure
Sec 22-1-70 Location
Sec 22-1-80 County population
Sec 22-1-90 County economy
3..722 1 188
Article II Land Use Categories
Sec 22-2-10 Existing Land Use
Sec 22-2-20 Future Land Use
Sec 22-2-30 Agriculture
Sec 22-2-40 Agricultural industry and benefits
Sec 22-2-50 Concerns of fanning as an industry
Sec 22-2-60 Agricultural goals and policies
Sec 22-2-70 Urban development
ta- Sec 22-2-80 Concerns of Development
Sec 22-2-90 Benefits of urban development
Sec 22-2-100 Urban growth boundaries
Sec 22-2-110 Urban growth boundaries goals and policies
Sec 22-2-120 Unincorporated communities
Sec 22-2-130 Unincorporated community goals and policies
Sec 22-2-140 Industrial development
Sec 22-2-150 Industrial development goals and policies
Sec 22-2-160 Commercial development
Sec 22-2-170 Commercial development goals and policies
Sec 22-2-180 Residential development
Sec 22-2-190 Residential development goals and policies
Sec 22-2-200 Planned unit development
Sec 22-2-210 Planned unit development goals and policies
Sec 22-2-220 I-25 Mixed Use Development(MUD)area and urban development nodes
Gc. 222230 MCI; 0.--i J1 ..1 . .,
Cti.,2 2 248 IN) :a .. .. .:.:, w.16. .,1.
Sec 22-2-230 MUD goals and policies
Article III Land Use Amenities
Sec 22-3-10 Public facilities and services
Sec 22-3-20 Fire Protection
Sec 22-3-30 Law enforcement
Sec 22-3-40 Public facilities general requirements
Sec 22-3-50 Public facilities and service goals and policies
Sec 22-3-60 Transportation
�.-. Sec 22-3-70 Road classifications
Sec 22-3-80 Pedestrian and bicycle paths
Sec 22-3-90 Scenic road byways
Sec 22-3-100 Regional plans
Sec 22-3-110 U.S. 85 Corridor
Sec 22-3-120 Air transportation
Sec 22-3-130 Rail transportation
Sec 22-3-140 Transportation goal and policies
Article IV Environmental Resources
Sec 22-4-10 Purpose
Sec 22-4-20 Water quality
Sec 22-4-30 Water goals and policies
Sec 22-4-40 Air
Sec 22-4-50 Air goals and policies
Sec 22-4-60 Noise
Sec 22-4-70 Noise goals and policies
Sec 22-4-80 Waste
Sec 22-4-90 Transfer,processing and diversion
Sec 22-4-100 Transfer,processing and diversion goals and policies
Sec 22-4-110 Final disposal
Sec 22-4-120 Final disposal goals and policies
Sec 22-4-130 Exploration and production waste
Sec 22-4-140 Exploration and production waste goals and policies
Sec 22-4-150 Biosolids and septage
Sec 22-4-160 Biosolids and septage goals and policies
Sec 22-4-170 Hazardous waste
Sec 22-4-180 Hazardous waste goals and policies
Sec 22-4-196 AOcuitufal tivaste
Sec 22-4-200 Agricultural waste goals and policies
Article IV Natural Resources
Sec 22-5-10 Purpose
Sec 22-5-20 Wildlife
Sec 22-5-30 Wildlife goals and policies
Sec 22-5-40 Open space,parks and recreation
Sec 22-5-50 Open space,parks and recreation goals and policies
Sec 22-5-60 General resources
Sec 22-5-70 Commercial and Mineral deposits
Sec 22-5-80 Commercial and Mineral deposits goals and policies
Sec 22-5-90 Oil and gas deposits
Sec 22-5-100 Oil and gas deposits goals and policies
Appendixes
Appendix 22-A Population Statistics'
Appendix 22-B Existing land use
Appendix 22-C Number of acres in municipalities in Weld County
Appendix 22-D Municipalities Population
Appendix 22-E Right to Farm statement
Appendix 22-F Tax limitations
Appendix 22-G Definitions
Appendix 22-H Mixed Use Developmen Area(MUD)Land Use Plan Distribution
Appendix 22-I Sources
2
History of Amendments
Ordinance# Effective Date Description
147 1/13/87 Original Document(Comprehensive Plan)
147-A 9/22/87 Addition of Mineral Resources;Environmental and Natural Resources,Open 11
Space,Parks and Recreation;and the Weld County Economy Section 11
147-B 3/24/92 Conceptual Land Use Plan Map and 1-25 Mixed Use Development(MUD)Area and Activity
Centers Map Revision
147-C Tabled
147-D 5/8/95 Conceptual Land Use Plan Map and 1-25 Mixed Use Development Area and Activity Centers
Map revision 11
147-E 5/15/95 Conceptual Land Use Plan Map and I-25 Mixed Use Development Area and Activity Centers
Map revision 11
147-F 5/31/95 Conceptual Land Use Plan Map and I-25 Mixed Use Development Area and Activity Centers
Map revision 11
147-G 11/21/95 Fundamental revision of Comprehensive Plan,repeal and readoption of Plan
147-H 7/30/96 Conceptual Land Use Plan Map and 1-25 Mixed Use Development Area and Activity Centers
Map revision 11
147-I 8/27/96 Environmental section revision
147-J 10/22/96 Technical amendments;add Table 5,land Use Plan Distribution;Mixed Use Development
revisions
F^ 1147-K 4/22/97 Wildlife Habitat Map revision
147-L 7/8/97 Structural Land Use Map 2.1 revision
147-M 2/8/98 Agriculture goal and policy revisions
147-N 4/13/98 Agriculture goal and policy revisions II
147-O 18/31/98 Agriculture goal and policy revisions
147-P 3/25/99 Conceptual Land Use Plan Map and 1-25 Mixed Use Development Area and Activity Centers 1111
Map revision
147-Q 10/31/00 Structural Land Use Map 2.1 revision;Urban Growth Boundary map revision;Table 22.4,Land
Use Plan Distribution;Art.I,General provisions;Art.II,Land use categories;Art III,Land use
amenities;Art.IV;Environmental resources;Appendix transportation definitions,right to farm
covenant
Chapter 23. 1/1/01 Weld County Codification 2001',
Chapter 23 ?9/??/?? I Fundamental revision of Comprehensive Plan,repeal and readoption of Plan
rk
Prefacer .fof'Weldo�tq + ive Plan
Zn�114��ik11�,
Early in 2(101 the'Weld Cottttty Board of Coi ni Commissioners'sehecied•a committee'o f 13 residents'of the County
and directed them:to review and update the Weld County Comprehensive Plan(WCCP). The committee,made•up of
people with diverse interests and backgrounds,and coming from different regions of the County,were exposed to a
wide.variety of speakers and guests, some from different departments of Weld County,some fr-om,other government
agencies,and some from the private sector. The overall theme of the speakers was an acknowledgment that growth and
development in Weld County is occurring and is expected to continue in the foreseeable future,so it is.important for
the County to update and revise the Comprehensive'Plan and other land use policies;to:assure alignment with'these
projections.
As!el': fed representatives of the citizens'ofWel l:Cbklaty;the commissioners also expressed their desire to update•and
revise..the Plan,and discussed their expectations with each member during the selection process: The results of this
effort are compiled in the accompanying draft of the 2002 Weld County Comprehensive Plan,.This Executive Summary
is intended to present an overview of the Plan and outline the components of the Plan.
The Weld County Comprehensive Plan (WCCP) is a document that'serves as the foundation of all land use and
development regulations in the County. The WCCP is adopted by the Board of County Commissioners as an ordinance
that is the basis for the rules and regulations that govern planning,zoning,subdivisions and land use. Supplemental to
the WCCP are thezoning ordinances,development standards and requirements,subdivision procedures and policies,
and other documents,all of which combine to make the framework used by the County government to manage growth
in Weld.Cqur{ty;
The WCCP is comprised of five;(5)Articles and an Appendix. The Articles are:
I General Provisions
II Land Use Categories
III Land Use Amenities
IV Environmental Resources
V Natural Resources
'C1iis Executive Summary will present the:highlights of each of these Articles. It is important to note'thateach•Akdcle
has many sections and a thorough reading'of the WCCP is essential to fully understand the substance of the document.
ARTICLE I
GENERAL PROVISIONS:
This Article describes what the WCCP is;hbw it'relate§to other planning documents;how the planning process works:
as well as some general demographic;.geographic and economic information about the County. Also included in this
Article are the Guiding Principles of the WCCP. Thes13!principles establish the philosophical foundation of the plan
andhelp to clarify the intent of the.P.lan.
' .•:i. ,t.+.udiri 8 Print Ples are:
t i
A: Private P:rnpe1lxx fight$
One of the basic principles'upou'Wh ch the united S'tates was founded and continues to preserve'is the rinht`foil
citizens to own and utilize their property. Private property rights are not unlimited rights but rather rights balanced
with the responsibility of protecting conuuunity health and safety. It is the goal of the Comprehensive Plan to
express the needs and vision of a developing county,while protecting individual property rights.
4
t i L A � i Iii' 1::::.
Aspect:for o, ";! ,g't'ltural`Weritage
Weld:County has an agricultural':heritage,as reflected by its ranking as one of the richest agricultural producing
counties in the nation. Land!use changes are occurring and agricultural zoned land is being changed to
accommodate 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.
Individuals that move into these areas must realize that they will experience conditions and services unlike an urban
settirgan .Must be willing to accept this lifestyle.
C. Faiti>E' ! 'ed Use.ClEuge,"'rocedure
Weld Countybas'established various regulations for the process of land use change. This process must be fair and
equitable to ail parties in the following ways:
1. It is a timely process.
2: It is an open process to facilitate public information and input.
• 3. It provides open communication through the development review process to neighbors and
communities most impacted by proposed changes.
4. It maintains consistent requirements coupled with flexibility within the implemetitatibn crltarr a '
5. It allows easy access to infommation about the process so,affected.parties may be adequately educated.
6. It has an established appeal process.
7. It allows for approval when all written criteria of the land use regulations are met,and should not be
denied solely on the basis of public.sentiment.
l :{.Recognition of eld,:County's,Diyersty
ikeld County's 4000'Square rile area is diverse geographically,'socially and economically. Land tik Changes
therefore must afford flexibility based on the specific location and the particular circumstances encountered within
this:locality. It is also important to weigh the cumulative impacts that specific;land use changes will have.
E. Regulations Addressing Land Use Changes Should Fadiliiate the Achievement of the Highest and Best Use for
the Subject.Pioperties.
Land use regulations which address land use changes should be:,written so as to accommodate the highest and best
use as determined by the property owner. The term"highest and best use"is defined as "the use,from among
reasonably probable and legal alternative uses,found to beply, cally possible,appropnatelysupported,financially
feasible;:that results in he tijandvalue ."
F. Economic Prosperity
Land use policies should facilitate and compliment a dive'i' e economic prosperity and harmonize with associated
growth
Another important part of the General Provisions is in the Section entitled"Planning Process." This Section deals with
the interaction of the County,other agencies of the Federal, State,and Local governments,citizens interested in land
use matters,and the applicant proposing a land use change on a property in winch they have an interest. To ensure the
highest level of courtesy,helpfulness,and professionalism,between all parties,.the County will rely on the following
five principles in processing; ny;land„ ;matter.
T1le`County;will encourage citizen participation in the plann °g process:
2. The County will encourage and promote coordination and cooperation between Federal, State, and local
5
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government entities: '' lsargee. itli ittaking dccisi ii lire sign ;can,y' c"�ancj'uses . nilucotpb ated Weld
County:;
3. The County will discourage inappropriate`development,in natural hazard areas and reduce environmental
degrad.atiotias much as possible.
•4: The County will rely upon referral responses from professionals in making recommendations on land use
applications.
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Sr:The County will cooperate'with the applicant to achieve'th'e'objectives of`ths o pllicar4f Bile ensuring the health
and.safety of GOMny,residents.
:'rl 9'�„ � , �t tl
LAR.I5 OIMAtt TORIES
This'Article lists land use categories sucli''as Agriculture,InduStnal �t mrriercial Residential arid'Nlixed Use,and It
includes a variety of Goals and Policies associated with each category. Please note that there is no prioritization of the
Goals and Policies. Each is equally weighted. Also discussed in this Article are the towns and cities in the county:and
their relationships with each other and,particularly,their relationship with Weld County. The interactionbetween the
jurisdictions and property owners is also addressed,assuring landowners will be included in community,regional and
countyplanning: :The cooperative efforts of these di fifer iglurisdictions are essential to coordinating growth in all areas
of:the.county,and the methods;of defining the roles and responsibilities'of each party are identified in this Article. .The
I-25:Mixed Use Development Area(MUD)is also addressed in this Article with Goals and Policies specific to this area
included.
The first`tWo:Settions!:OrtheArticle are Existinn Land Use and Future Land Use. Presently Weld!county
experiencing rapid growth`in he southern'and westem._parts of the county. Most of this growth is associated with
aggressive expansions,of.towns in the county. The eastern and northen parts of the county are growing at a more
moderate pace,and manycommunities in these parts of the county are experiencing difficult economic times. These
factors,and others,combine to create a conflict I,ietween the desire to.support:agriculture and the economic pressures
on landowners,to sell:o develop their agticulturallands.
Supporting agriculture will continue to be a significant goal of Weld County,but it is recognized that the conversion
of agricultural lands to other usels wl ill continue._,`The pattern and quality of growth in the future will be guided by the
I,.
WCCP. By following the Guichn Principles and applying the pi,*and Policies of the Plan,the future land uses in
Weld County,viii nt,in:
1. Urban growth occurring where it is appropriate.
.i�.,:n' ITN•Pr 5 ,i.+„^,,.,, • ; ,..
2. Development outside of municipalities will:oceyr only of the rite aityN}hait,ga be:supported.
3. Agriculture will he supported and will continue as a mainstayQI ;i q it'
4. All future land uses will be considered with an eye onauality
,p it 3'a i'!Pt Eitr'Ei(t i Et t ItC Tap •I!t;p,,,r;,,,.:, ., . .
As''described'above,there are several land iys catega tes•r l i eaa category having associated Goals and Policies. The
following is a summary of each category;
Agriculture
The importance of agriculture in Weld County islecognized.and supporting agriculture is an important object; a qlf
the county. Agricultural Goal 1 states:"Conserve land for arrCultural purposes which foster the economic health,and
continuance of apiculture." This Goal is achievable by instituting Agricultural Zoning on most of the undeveloped
6
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lands in tlie'county. Such zoning prbvrdes areas for agiculture and related achvit:es'by continuing a mutumum parcel
size of,$Q.acres in the Agricultural Zone District.
Conversion of agricultural lands to urban uses will be considered, but only in the areas in or around existing
municipalities or in other areas where adequate facilities such as roads,sanitary sewer,water,etc.,and adequate services
such as fire protection,.police, schools,.etc,.:are'available or:obtaipable. .CompatibOty of land uses will also be
considered.
Conversion of'agricultural landsto poi-iirlian uses will be'accommodated only in areas that can Support'such
development with adequate facilities and services. This allows low density and low intensity development to occur
where.rippropriate.H It also encourages techniques and incentives such as clustering,,restrictive easements, building
envelopes and setbacks to be used to both;niinimize the impacts on surrounding properties,as well as conserve lands
for agricultural:ppduction.
Supportingagrieiiltucewill include protecting agricultural uses by recognizing the"right to farm"and making significant
•
efforts to inform residents of the county about agricultural operations. Furthermore, water and water rights are
addressed in:this section,reinforcing the importance of water and irrigation facilities in the agricultural economy. It
is important to remember that state law governs and administers all water rights and water rules.
Industrial:
Industrial development that is not directly related to agriculture is intended to be located inside municipalities or in areas
that can support the activity with adequate services and facilities. Industrial development is encouraged because of the
economic benefits associated with it,but it is necessary to locate industrial uses appropriately to assure that impacts are
addressed. Industrial uses a directly related to agriculture may he accommodated in agricultural areas.
Commercial:
Urban commercial uses will be encouraged`when located inside urban areas or Wvhere`support for such uses can be
achieved. Mitigation of the impacts of conmiercial uses is essential to assure compatibility with surrounding land uses
and to avoid undesiiable conflicts. Commercial uses directlyrelated to agriculture maybe accommodated in agricultural
areas,
Residential:
,, 'Y1.;tFt;Ef,'f ngl:`••lif:Pp,<.lnr .a.� •,
Residential development is'dassified'in two categories,urban scale development and noix7,u: iaa scale development:
ilitban Scale Development:
Developments with an overall Boss density exceeding one.(1) imit.per Cre that are located'in close proximity to
existing PUD's, subdivisions, municipal boundaries, urban growth coiridors and boundaries, or can be served by
adequate infrastructure,utilities and urban services. All Urban Scale Developments shall pave the internal road systems
of the developments.Urban Scale Development requires utilities and services such as central water,sewer systems road
networks,parks and recreation facilities and programs,and stomdrainage.
•
Urban scale developmetit.is to,:belocated inside,niunicipal boundaries-or.in.areas where appropriate services and
facilities are obtainable.
Non,Urban Scale bevelonment:
Developments with a minimum overall gross density less than one(1)lot per acre comprised of residential lots. Non
Urban'scale development shall also include land used,or capable ofbeing used,for agricultural production and includes
/"`
deve opments which camhinecfosteredresidential uses and agricultural uses,iu a'manner that the agricultural lands are
suitable for farming and ranching operations for the next forty(40)years.Non urban scale development on public water
and public sewer shall have a minimum lot size of one(1)acre and a maximum overall gross density of 1.5 acres per
lot. Developments on public water and septic systems shall have a minimum lot size of one(1)acre and a maximum
overall gross density of 2 %2 acres per lot. Developments proposing individual wells and septic systems shall have a
minimum lot size of 2 'A acres°per lot.
Non-urban scale developments may be accommodated in other areas if ilie county;but,the density and intensity of any
non-urban scale residential development will be thoroughly scrutinized to address the issues of compatibility.
availability, and adequacy of infrastructure and services,impacts on the natural environment, fiscal impacts on the
county,and other issues specific to each proposal. Planning techniques such as clustering,conservation easements,
exemptions,etc.,will be encouraged to facilitate retaining portions of some non-urban scale developments to be used
as agricultural lands.
Mixed Use:
Mixed Use Developments are characteritedby a diversity of uses witirin theboundaries of an area'or single development
proposal. These developments can include industrial,commercial,and urban residential uses,and are intended to be
located in urban service areas.
Planned Unit Development:
The PUD section expresses the desire of the county to evaluate"development '
opment proposals aprocess that encourages
flexibility and variety. The various land use categories and tkte,associated rules and requirements of each category will
be used to evaluate any land development proposal;but,the mechanism of the PUD allows variations to the standards
to be incorporated into development designs that will improve the quality of the development. The PUD establishes
a cooperative relationship between landowner and the county planning services department to facilitate collaboration.
which will result in better development in;Weld County. This approach promotes quality, creativity,innovation and
flexibility.
The cumulative effect of the Goals and Policies described in Article II will result in:
Maintainigg the prominence of agriculturi;?rn tli 41,1431 ,
Urbanization occurring in and around the cities'and'towiis within Weld County.
Property owners rights and responsibilities will be'balanced.
The quality of land uses will remain high.
ARTIC. „:III
LAND USE AMENITIES:
This Article is made up of two`areas of cliscussron Public Facilities and Services,and Transportation.
Public Eacilities'and Services:
•
Public facilities and services include such things as fire protection,law enforcement,water,sewer,roadways,schools,
parks and open space,and other facilities and services. Any proposal to change land uses will require an examination
of the change and how it is influenced by or influences these facilities and services. Development will be required to
align itself to the adequacy of facilities and services.
Transportation:
8
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Transportation includes discussions about the county road system,road classifications,pedestrian and bicycle paths,
scenic road byways,regional transportation planning,air transportation and rail transportation. The Goals and Policies
of these sections promote efficient and multi-modal transportation that is sized and designed appropriate to the uses.
Again,any proposed land use changes will be required to address the impacts on transportation that may occur because
of the change.
ART1iCJ�1✓IV
ENVIRONMENTAL RESOtiR :
This Article deals with air quality,water ualr noise and waste. e i {
Q' ty; � Th impacts from proposers land uses on air,water,
noise,waste and public health should be considered. The intent is to maintain or improve these environmental resources
to prevent harm to life,health and property.
Each category of environmental resources includes various,Goals and Policies expressing the importance of properly
managing and conserving the resource as well as what Mechanisms will be employed by the county to do so, Each
category has standards established by Federal.State and County regulations which require evaluation by the Department
of Public Health.
ARTICLE`;V
NATURAL RESOURCES:
This article discusses wildlife,open space,commercial and mineral deposits,and oil and gas deposits.
Wildlife:
The county recognizes that wildlife is an important contrfbu'tor'to the economic health and quality of life in Weld
County. Therefore, evaluating and mitigating the impacts on critical ecosystems components, including wetlands,
significant wildlife habitats,Migration corridors,and the existing wildlife is an essential element of land use decisions.
The Goals and Policies of this section reinforce the relationship between property owners,the county and the Colorado
Division of Wildlife to promote wildlife friendly land uses in Weld County.
Open Space:
The central theme of the county's open space Goals and Policies is to minimize conflicts'between areas for open space
•
and development. It is acknowledged in this section that much of the open;undeveloped land m Weld County is
privately owned and,as such,is not guaranteed to remain undeveloped. However,if development occurs,open space,
parks and/or recreation will be provided to enhance the quality of life and enjoyment of the environment. Issues such
as which lands should be protected from development;what lands are most suitable for open space;how interconnection
of open space lands,both public and private should be encouraged;compensation for public open space on private lands;
noxious weed control;and,the encouragement of trails are also addressed in this section.
Commercial and Mineral Denosits:
This section pertains to mining in Weld County. Generally,there are two types of mining operations in the county,coal
mining and gravel mining. The State of Colorado and the Federal Government are the primary regulatory entities
overseeing these mining activities. Weld County will cooperate w tb these agencies and the mining operator to strive
to conserve the land,protect the habitat of fish and wildlife,'Mitigate the impacts on surrounding properties,address
traffic issues and properly reclaim mined areas.
9
Oils nd'Gas''Denosits:
As with mineral deposits,oil and gas are primarily reg ulated by state and federal agencies. The county expects oil and
gas exploration and production to be conducted in a manner which minimizes interference with existing surface uses
and mitigates the impacts to present and future land uses.
1i!" r:•,,.. .,gt,�7t r.:.:�..... .+: t ti.s :: ..:........ i :ii4ali . : ....:. .,r. .r,. :...: qn•i The ..''Appendtx contains maps,charts .n 'other data reIeva�zt fo the plan. It also includes .Weld bounty's Right to Farm"
statement,some:definitions,a discussion about the,:tax!li}nitations of the county,and tie:sources used to develop the
WCCi.
r
10
ARTICLE I
General Provisions
Sec.22-1-10. Definition of Comprehensive Plan.
The Weld County Comprehensive Plan,contained in this Chapter,is the document intended to fulfill the masterplan
requirement pursuant to state law 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. It
establishes policy guidelines for existing and future land use decisions. The Comprehensive Plan was originally
developed in 1974,revised in 1987 and later amended as outlined in the History of Amendments in this Chapter.
Sec.22-1-20. 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 and the Mixed Use Development and Planned Unit Development Plans,
contained in Chapters 19,23,24,26 and 27 of this Code.
B. The Intergovernmental Agreements,Chapter 19, illustrate a coordinated planning agreement 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, nonconformance,
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 Mixed Use Development Plan,Chapter 26,is the regulatory document defining regulations and minimum
standards for development in a geographical region of the County.
F. The Planned Unit Development Plan,Chapter 27,is a subdivision mechanism used which provides greater
flexibility than the Subdivision Ordinance,Chapter 24.
G. The Intergovernmental Agreements,Zoning and Subdivision Ordinances,Mixed Use Development and
Planned Unit Development Plans,Chapters 19,23,24,26 and 27,are intended to implement and carry out the goals
and policies of this Chapter.
Sec,22-I-30. Comprehente plan guiding principles;:
The Weld County Comprehensive'Plan was originally written in'1974 and has been revised and updated several
times. A committee made up of Weld County citizens with diverse backgrounds,completed the most recent update
in 2001 The following guiding,principles were developed as a foundation for land use policy.
A. Private Property Rights
One of the'basic principles upon which the United States was founded and continues to preserve is the right for
citizens to own and utilize their property. Private property rights are not unlimited rights but rather rights balanced
. I: .;:: :. i ,•I:"'14 I •'�•::: :! ,�o),.1.1.,1,s 1 t �I� IiEiE k IF'ti�.;(. i �, ... � ..,,, :• ... .. iii .i.:"', .•.:'''
with the responsibtlrty of protecting coiiununtty health and;sat'ety. It is the goal of the Comprehensive'Plan to
express the needs and vision of a developing county.while protecting individual property rights.
B. Respect for our Agricultural Heritage
Weld Coun has an a t,a, , 1'
ty agricultural heritage,as reflected by tts''rartkmg as one of tlie'n est"agricultural producing
counties in the nation. Land use changes are occurring and`agricultural zoned land is being changed to
accommodate 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.
Individuals that 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.
C. Fairness in the Land;Use;Change Procedure
Weld County has established various regulations for the process pl+land use change. This processinust be fair and
equitable to all parties in the following ways:
I. It is a timely pros "1
2. It is an open process to facilitate public indrifiatt .n and;i
- nput.
3. It provides open communication;through the developmentreview process to neighbors and
communities most impacted by propo$ed changes.
4. It maintains consistent requirements coupled with flexibility within the implementation criteria.
5. It allows easy access to information about the process so affected parties may be adequately educated.
6. It has an established,.anneal process.
7. It allows for approval when all written criteria of the land use regulations are met,and should not be
denied solely on the basis of public sentiment.
D. Recognition of Weld County's Diversity
Weld County's 4000 square mile area is diverse geographically, socially and economically. Land use changes
therefore must afford flexibility based on the specific location and the particular circumstances encountered within
this locality. It is also important to weigh the cumulative impacts that specific land use changes will have.
E. Regulations Addressing Land Use Changes Should Facilitate the Achievement of the Highest and Best Use for
the Subject Properties,..
Land use re �, i't�it�,;•'lyr ;. I ,O ,I:+,n,I,I
gulationswhicli address land use:ch�;��'5�iould be written so as.'to acconifiiodate the highest and best
use as determined by the property owner. The term"highest and best use"is defined as "the use,from among
reasonably probable and legal alternative uses,found to be physically possible,appropriately supported,financially
feasible,that results in highest land value. .,".
F. Economic Prosperity
Land use policies should facilitate and compliment a'd'verse economic prosperity and harmonize with associated
growth
Sec.22-1-40. Principal plan components.
A. Goals and policies are the two(2)principal components of this Chapter. 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
government.
12
The adopted goals of this Chapter provide public officials and private citizens with criteria for making planning
decisions.
B. The policies contained in this Chapter are expressed as written statements and maps. The written policy
statements are specific guidelines for public planning decisions. The policy maps,the most recent copies of which
are on file at the Clerk to the Board's office and the Department of Planning Services,graphically identify important
wildlife areas,mineral resources and existing and future general land use classifications. The policy statements and
maps provide additional background and clarification to the County goal statements.
Sec.22-1-$0 Planning process.
A. The County planning process is designed to provide a consistent review of individual land use matters. The
Department of Planning Services staff, Board of Adjustment, Planning Commission and Board of County
Commissioners are the four(4)groups responsible for making planning decisions in the County. Chapters 19,22,
23, 24,26 and 27 of this Code,are the essential documents describing the planning review and decision-making
process.
B. 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 the zone district classifications,begin with the Department of Planning Services.
C. When the Department of Planning Services receives a land use application, it is processed and reviewed for
compliance with the appropriate sections of this Chapter and Chapters 19,23,24,26 and 27 of this 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.
D. This Chapter and Chapters 19,23, 24,26 and 27 of this 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, and the support staff from the
Department of Planning Services and other County departments.
E. In order to ensure joint cooperation between citizens and professionals,the County will rely upon the following
five(5)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 upon referral responses fromprofessionals ur making recommendations on land use
applications.
13
5. The County will Coopero e WI th the applicant to ac lest the objectives of tfte applicant while ensuring'
the health and safety of County residents,
Sec.22-1-60. 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(10)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,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 shall be considered biannually with a public hearing
process beginning in 1 . ..:o . .May Match,or September of each year.
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 eleven(11)copies of the proposed amendment must be submitted to the
Department of Planning Services no later than Ot ubcr I or Ap,.l 1 February 1 nor August 1 of each year
to be considered for review and public hearings. 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 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 the I-25 Mixed Use Development Area Map,the proposed amendment
must:
a. Demonstrate the proposed a... ..d.. .rt inclusion into the lvflzed se Development Area map or
codification to the existing land use classification as outlined on the Mixed Use Development Area map,
is adjacent to and contiguous with the existing I-25 Mixed Use Development Area Map.
b. Describe how the proposed amendment will.. t r: . :,,..d...address the ili pact up on existing or
planned service capabilities. This statement shall include how emergency services will be provided
to the proposed area.
c. Delineate the number of people who will reside in the proposed area. This statement shall include
the number of school-aged children and address the..ulluialadll social service provision needs,such
as schools;of the proposed population.
d. Submit a deed or legal instrument to the Department of Planning Services identifying their interest
in the property.
14
e. All significant developments within the MUD area shall be required to prepare a preliminary traffic
impact analysis. All traffic analysis information and reports shall be prepared and certified by a
registered professional engineer competent in traffic engineering. 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:
1) Introduction: Describe the proposed development and parameters of the study area.
2) 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 staff.
3) Trip distribution: Based on assumptions contained in the MUD area traffic analysis or
market estimate,describe the anticipated trip distribution patterns for the proposed development.
4) 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 withinthe
study area.
5) Any reasonable additional Additiuual information required by the Department of Public Works
or Planning Services.
5. 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(1)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.
6. The planning staffs recommendation shall consider whether:
a. The existing Comprehensive Plan is in need of revision as proposed.
b. The proposed amendment will be consistent with existing and future goals,policies and needs of the
County.
7 In the case of an amendment to the 1-25 Mixed Use Development Area Map:
a. The proposed amendment inclusion into the Mixed Use Development Area Map or modification to
the existing land use classification as outlined on the Mixed Use Development Area map,is adjacent to
and contiguous with the existing I-25 Mixed Use Development Area Map. ;.
L., L__,.. ...b J II l ... .d t Map;
15
b. The proposed amendment will d.,,.addre5`s'th₹impact On 1;,a,,.,a emu,d ,,,.Y,,,,existing
or planned service capabilities including,but not limited to,all utilities infrastructure and transportation
systems, and;
c. The proposed number of new residents will be adequately served by the socialltultuia+amenities such
as schools of the community.
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:
a. The existing Comprehensive Plan is in need of revision as proposed.
b. The proposed amendment will be consistent with existing and future goals,policies and needs of the
County.
tO. In the case of an amendment to the I-25 Mixed Use Development Area Map:
a. The proposed amendment includinn mto the Mixed Use Oek elopment Area map or mod tication to
the existing land use classification as outlined on the Mixed Use Development Area map,is adjacent to
and contiguous with the existing I-25 Mixed Use Development Area Map.The proposed amendment is
A,.a May;
/'-• b. The proposed amendment will ...,.vl..,,, a .,,..d.,.,address the impact rip on 1%a.,,, a La.d.., aY,,,,
existing or planned service capabilities including, but not limited to all utilities, infrastructure and
transportation systems;
c. The proposed number of new residents will be adequately served by the social kultuia+amenities such
as schools of the community.
11. 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.
12; The Board of County Commissioners shall consider the proposed amendment,the Planning Commission's
recommendation and any public testimony,and determine whether:
a. The existing Comprehensive Plan is in need of revision as proposed
b. The proposed amendment will be consistent with existing and future goals,policies and needs of the
County.
13!. In the case of an amendment to the I-25 Mixed Use Development Area Map:
r.
16
a. The proposed amendment inclusion intp fife Mixed Use Development Area map or modification to
the existing land use classification as outlined on the Mixed Use Development Area map,is adjacent to
and contiguous with the existing I-25 Mixed Use Development Area Map.:'h.
h. a..,.,..,...b I i i.i.,. JU.,3 .. a ....a.A.,.:,fam
b. The proposed amendment will ..✓. J .. address the iippact tip on pl.. a.J... urn:
existing or planned service capabilities including, but not limited to all utilities, infrastructure and
transportation systems;
c. The proposed number of new residents will be adequately served by the social/.ultu,al amenities,
such as schools,of the community.
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Sec.22-1-70. Location.
A. The County contains approximately four thousand four(4,004)square miles and is the third largest county in
the State. Weld County is 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 County and on the north
by Wyoming and Nebraska. See Figure 22.1 below.The largest municipality in the County is the City of Greeley,
with a 4990 2000 Census population of 60;454 76,930 people. The population for the City of Greeley'increased
30%between 1990 and 2000(60,454 in 1990). v..::isa..«.: bd.,—
B. The transportation in the County is provided by Interstate I-25 and Highway 85 for north and south transit,
Highway 14 and Highway 52 for east and west transit, Interstate 76 for more easterly travel, and the several
Colorado highways which traverse the region, as well as 3,273.5 3,15455 miles of publicly maintained County
roads. The highway and road system in the County is managed,in part,by the Colorado State Highway Department,
is
the County and the thirty one(31)'municipalities within the County. The County road system presently consists
of six hundred sixty-five(665)miles of paved roads and two thousand four hundred ninety(2,490)miles of gravel
roads. In addition,there are currently four hundred eighty-seven(487)miles of state highway system and several
hundred miles of municipal roads.
Figure 22.1. Lacational Map
C. The County is located in the northeastern portion of the State,in the Great Plains area,approximately forty(40)
miles east of the Continental Divide. The County has elevations ranging from four thousand four hundred(4,400)
feet above sea level at the egress of the Pawnee Creek to highs of approximately six thousand two hundred(6,200)
feet above sea level in the northwestern portion of the County. The County has a number of valuable streams and
rivers including: the South Platte,the Cache la Poudre River,St.Vrain Creek,Crow Creek,Thompson River and
Kiowa Creek. The larger reservoirs in the County include: Empire, Riverside, Milton, New Windsor, Lower
Latham, and Black Hollow and Union. 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. :'k.., .::.:.,.c: is 48.4
faluwl.LirThe average temperature for the month ofJanuary is 40 degrees Fahrenheit. The average temperature
for the month of July is 90 degrees Fahrenheit. The average rainfall amount is 11.96 12 inches and the average
annual snow fall is 32.3 27 inches. Tl.. b. ^:..b a ..:..1. Cum.), 'w d..y,. The last day of Spring
frost(32 degrees Fahrenheit)is May 11. The first day of Fall frost(32 degrees Fahrenheit)is September 30. The
average growing season in the County is 143 days.
Sec.22-1-80. County population.
A. lh.ca.,s.,tl,, The population growth rate has been approximately twenty-five percent(25%)per decade,which
is more than triple the national average. Between 1990 and 2000,the population increased thirty-seven percent
(37%). it will), Approximately cighty1i..,r : :a(C(%)
seventy-three percent(73%)of the population is located in an eight-hundred-square-mile area in the southwestern
part of the County. The 1990 2000 population density for this area is approximately one hundred fully ..L.c(149)
fifty-nine(159)people per square mile.The population density of this area increased seven percent(7%)from 1990
to 2000.
B. In 1990, 131,821 2000, 180;9 6 people lived in the County,which represented four and two tenths percent
(4.2%)of the total state population in +990-2000. The median age of County residents in 1990 2000 was thirty
and nine-tenths unc half(30.5) (30.9) years compared with the state median age of thirty-four and three-tenths
half(32.5)years. The gender distribution ratio was similar for both the County and the
19
State for this time frame (Table 22.1). The overall dispersion of the County's population resembles the state
i." population with the exception of the County having proportionally a younger work force. Refer to Appendix 22-A.
C. The County 4990 population in 2000 was mostly homogeneous with seventy-s.v.,u percent(99 70%)of the
County population classified as white,not of Hispanic or I.atino origin. Twenty-seven percent(27%)of the County
population classified as persons of Hispanic or Latino origin. The Census 2000 was the first year in which
respondents could select multiple-race categories. Refer to Table 22.2 for information regarding these categories.
a.,, Ash.—i- r . G ..s .. ,. .. . h , 31..1.:1. .. ....L:: Y Y Iw:: ..1u.:ob 1:, h., ,Y,h:,ai. A
tad—L.— F b. ..,.. . 1— 'd. .. .. ::} �: .. ..,t , :L... S. a... 31a.,k
e..es.,.::..., ..::L"In., $..,e..h.,.,hd x.,.,,.41 b,....3.h..:., fv l.....,c:✓:..��:fLy :1.,,-::a: 1....,.:...., .. .r...::.... ..:...
».......... .b...........:. ...1..,..,y .......,.. ....., :.,..e. ...,..:(z9:-1"L)....r h3�„h..,Y......
i...w...u.,..ud.bh..f.:1 a uw.
D. Among all sixty-three (63) counties in Colorado, Weld County ranks eighth ninth in total population and
The County is classified as an urban county by the Demographic Section of the Colorado
Division of Local Government.
E. Thceig,ufi..aut fth., .,,..:)✓.,e.,eJ...::.,..5..,..t..:.,;to D- - -- a
d,_�: b .. , , .f ., . :(Uxj E.:, .: 3 tL,hc,lLc a--; b.,..L.7 .,:,..A.1.,:bhi
3,,,'..b d.: ,.., ,al-: ,..,,,2).. .:. ..,. ..:a:..,G C ,: :.. . 1 .
Most-a:8.., ,,..'r..:.,3..C.,,...:, :..,...13339
to 1990,Wad F .y r,.,.. :hur th,, 10th to th 7.. , , L The significance of the
Comity's population growth is its magnitude and distribution. Between 1990 and 2000,the State grew at a rate of
thirty and six-tenths percent(30,6). For this same period of time,the County grew by twenty-seven percent(27%),
and nation by thirteen and one-tenths percent(13.1).
F. Population growth in the County is projected to average a compounded growth rate of..-- .1..:..
p..hceut(1.9%)three and sixteen-hundredths percent(3.16%)a year through 926}92020. This growth rate is slightly
higher nearly double than the annual compounded growth rate of.,...,....1 :,,:y-fi. ;, ..3 d,L one and sixty-
one hundredths percent(1.65%)(1,61%) projected for the State.
G. A review of the historical and future projections of the population growth in the County reveals a steady
increase in the total population every decade from 1900 to 2000+0,except 1930 to 1940. The population density
per square mile increased from four(4)people in 1900 to tlhuty Imo(32)forty-five and three-tenths(453)people
in+990 2000 and is projected by the Colorado Division of Local Government to increase to over ra.., :.. ;=r)
eighty-six(86)people per square mile by 204620. Sc :?: r r :1: ..d: 1: .,b. r:. :.;YY ..1: 22 A.
H. The County median household income decreased from twenty-six thousand two hundred thirty-six
dollars($26,236.00) in 1980 to twenty-five thousand six hundred forty-two dollars ($25,642.00) in 1990. The
Census defines a family as two (2) or more related people living together by blood, marriage or adoption. A
household can consist of a single individual. Families have more earners,on average,than households. The median
family income for 1990 increased for the State by one and seven-tenths percent(1.7%)to thirty-five thousand nine
hundred thirty dollars($35,930.99);however,for the County,it decreased by one percent(1%)to thirty thousand
eight hundred dollars($30,800.00). Lower educational attainment levels coupled with a surplus of lower skilled,
younger workers may explain the disparity between the State and the County 1990 family income figures.
I. Just as the median household size for the State has declined over the past two (2) decades, the median
household size in the County decreased from 3.0 to 2.8 between 1970 and 1980. In 1980, the County median
household size of 2.7 followed state trends. The County 1990 overall median household size of 2.8 grew slightly;
however,the owner-household size decreased to a median household size of 2.5 persons.
20
J. Historically,the County has been considered an agricultural county;however in the 1990 census,less than forty
percent(40%) of the County was classified as agricultural. For census purposes, the Bureau defined a farm or
agricultural unit "as any place from which $1,000 or more of agricultural products were produced and sold, or
normally would have been sold, during the census year." The County has been classified by Colorado State
University and the Colorado Department of Agriculture as one(1)of the eleven(11)farm important counties in the
State;that is,ten percent(10%)to twenty percent(20%)of the 1987 labor and proprietor income was derived from
farming. While the County has a diversified economic base, (the core economic activity continues to be
agriculture). The base is further enhanced by major employers. The private sector maintains eighty-two and ninety-
eight hundredths percent(82.98%)of the total employment,and the County hada 1993 unemployment rate of five
and six-tenths percent(5.6%). See Appendices E 22-B,22-C and 22-6 for existing land use,
acreage of municipalities and population by municipality.
Sec.22-1-90. County economy.
While the County economy has passed through major changes which have set the foundation for our future economy,
no change has been more prominent than the transition in the economic base away from agriculture and natural resource
extraction toward an economic base relying more on manufacturing and services than agricultural.
S.....22-1-103. Si
A. rd . ,. ._ » . ,. . ,Y . ..1...._ ... ..3. ...'..b
L. ..: , 'hu,....... .la...,,::1
1 <. Y Y Td✓'. t.. .. ..; F». i:d . .. ... . r .,,.e»..1... 3 : .. 1986
and 1993, tl,c Cc».:, 1.» »..J.: .»U :.. . 1. . 1 .. . ,. ..... ».b
C. I.. 1987,tin-t t3 ..... ..» ... . :?. _. _..:(+3 f j,., 1 ?.»:::...
..:.97, E. .:, :al.vr " 3 F .:, 2. »..1 are
(70,573) .✓.:, :E. 5.»»..1 :,, ....a, e. .. :(5-6%; ...,.., , L. 1394
8. ..»... .,f .. ..,.. ; .. .1 »..1 :1... 1.»..1.. L: (77,383) .1.:.1. 8..,
:..e pc.cc..t (5.0%). (E CJ. .»1 E.r» me.t tr » . »..1 .. . ,.. , 1994)
D. I.1 1994,th.,lahoi fu.w in th., a-....j .. L:.:1 1 d:ff :-,..
E... ,... ... y 3 : ., 1994.
21
ARTICLE II
Land Use Categories
Sec. 22-1-110. 22-2-10. Existing land use.
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A. Over the last decade, Weld County has been.experiencing a variety of growth patterns. Generally,in the
northern and eastern regions of the County,there has been little or slow growth: in the southern and western
portions of the County,particularly in the comdor along and between I-25 and Highway 85, growth has been very
rapid. Most`of this growth is associated with aggressive annexations by smaller towns; reaching out to the
highways to capture potential commercial and industrial users,which will boost their tax bases. A good part of the
residentia!_prowth isl,from people seeking more affordable housing and a smaller town environment,even though
they ccimnitite to the employment centers around the Denver/Boulder Metro area. In the unincorporated areas of
Weld County;some large lot development has occurred in the growth corridor,.as well as in the other areas of the
County,offering a different product for those who want a more rural lifestyle and::a less crowded place to live.
B. Even with the localized rapid growth of the recent past;agricultural land use is the primary land use in the
County. Coincidentally,the areas of most intense growth pressures are the same areas that have the best irrigated
farmlands. Concurrent with these facts is a weak agriculture economy that makes it attractive to many landowners
tp.sell tbcir property for.development.
C. These factors, and others,all combine to create a conflict between the desire°to support agriculture and the
economicpressures on the IandownGeito deiretop their agr,cultural lands. As the economy ofColorado continues
to advance,it is likely that the conversion.of.agricultural lands to`more,urbanized uses will also continue.
Sec. 22-1-120 222:20. Future land use.
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22
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A. It is expected that the pattern of growth will continue as described in Section 22-2-10. Existing Land Uses:
Since growth;is directly related to the:economicconditions of the State,the rate of growth is somewhat variable;
but;:it is acknowledged that managing'the quality and'Pattern of growth is important to the sustainability of the
eepngmy,'as well as the quality of life.for Weld County citizens:
$' Supporting agriculture will`continue to be a significant goal of Weld County. 'However, the pressures to
convert agricultural lands to other uses Will continue to eliminate more and more lands from agricultural production.
Most of these::lands will be annexed into municipalities leaving Weld County's jurisdiction;however other lands
will remain -Lane, da. J:.;L w . 1.,:.. L, . ..N:,a in the County and may be suitable for
development,although at a less intense scale. Lands further out and those lands which lie outside of the areas of
growth pressures will most likely remain as predominately agriculture. Given this future land use scenario,it is
imporfatit'that the County employtle following smart growth management tools:
•
1. Cooperation shall be encouraged between agricultural operations and development,both urban and; `t1
This cooperation provides the opportunity to reduce conflicts,and;competition,.and,encourages"tntttual
appreciation of the vital importance of both entities.,
2. Work with'the municipalities i the •County througlt Intergovernmental ental'A Agreements and urban growth
boundaries to address the quality:of developments, particularly in the areas of transition between the
municipalities and the County. Emphasis Should be placed on infrastructure such as roads,sewer,water,and
drainage,etc.,so all parties are aware of the impacts that maybe felt by the County and municipality. Also,
the expansion of urbanization in and around agricultural land uses creates many issues for the ag land owner
as well as the subdivision resident.'It is:i;mpcgttant,tl at these'} ues are recOgnigd and addressed.
3. Accommodate.development of lands outside of municipalities which.may include land within urban
gCowth boundaries if:
a. The impacts of such development are adequately addressed;
23
b. The infrastructure is capable'orhandlmg the intensity of the developments:
1
•
c. The pattern of development is,compatihie with„the;region.
4. Encourage the conservation of agrienitUrat lands aS well aS significant keOgraphic areas(i.e.river's,Malet-t
drainage-ways,extensive wetlands,etc);througlt,tlte,implementation of voluntary incentives such as:
•
a. Open space°acquisitions
b CpQiii easements
c. Transfer of development,rights
::::•:::, , Sri f Iq„If , -. „ .;:,:,
Other feel niqu ..�such as those made by the Agriculture'Study Committee
5. Support agriculture liy adopting policies and,regulations that do not create regulatory burdens on the
agtcultural producer.
6 Promote quality planning that is:
a:! Sensitive to the surrounding land uses
b. Ftespectfij ofthe'natival'emirormerit
c.,Protecting the health,welfare and safety of the citizens of Weld County
, d.: 'Regionally linked i.e.,by roadways and trails
e. Incorporates progressive planning concepts to C.lid! t*... th • eally pleasing and functionally livable
community
C. By following the Guiding'Principles of the Comprehensive Plan and applying the smart'growth management
tools as described.,future land uses iri.Weld Cou tty.will,result in:
h: Urbangrowth occurring where it is a ro r, t,.
PP priaf"ei
2.'Development outside of municipalities.will occur opl t the intensity th4t.c:an
3. Agriculture will be supported and will continue as a mainstay of the County
4.. All.future latid uses Will be considered Withan eye'tin qualitty
5: This approach will not halt the changes that are occurring,but it will allow the'dltts s�to!'i i'age these
changes.so:Weld County will continue to be a great place to live.
D. Consideration for the protection of property values` the various Overlay Districts shall 44,WPWalfaiiiig
under development consideration. Consideration of the protection of the life,safety and welfare of the present aid
future citizens of the County shall be given when lands'affected by the various Overlay Districts;are under
development consideration. These Overlay Districts,.include the Airport Overlay District,the Geological Hazard
Overlay District and the Flood Plain Overlay'District.Furttier definition of these districts are ptovided is G apter
23.
24
'r•° . :'•qt�i,:.n• ill li .:.,.:. i }1•r}"fltl ir. •;:ni.
I. Areas comprised°f'linuting site factors contain certain pf �eial elements that obstructor are hazardous
r-� to certain types of development. These physical elements include flood plain,;critical wildlife habitat areas,
aquifer recharge, riparian areas;topographical constraints and other similar mhjbting elements Although
these sites contain factors which limit certain types of development, these areas are nevertheless usable for
agricultural production,recreational activities and parks,or other functions drat cannot damage Or be damaged
by the constraining site factors. These areas can also enhance the character of the Unincorporated areas of the
County by providing corridors for trails and wildlife, and for the protection of natural resources,riparian
habitats and natural features essential to the identity of these county areas.
Land designated as having lino efactors are primarily defined by the one-hundred-year flood plain
(as.defined by FEMA Flood Insurance Rate Maps)which comprises approximately four and thirty-seven
hundredths percent(4.37%)of the Cloutilyland mass.'Additional land containing limiting site factors is located
along irrigation canals and ditches and adjacent to lakes. To the maximum extent practical,development within
areas having limiting site factors shall be located*preserve the natural features of the site,to avoid areas of
environmentalsensitivity;and to minimize negati e,impacts,and alteration of natural features.
3. Development in the flood plain maybe accomplished through engineering o'f thei site or of the site
location,or gain;approval fronil.',EMA"and/oracquisition.of Flood Insurance.
4. Forrdevelopment in the Geological Hazard Area, landowners should consult,the appropriate Section of
Chapter,23.as well as contact the State Geological Survey.
S: For developmentiin the Airport Overlay Area, landowners should ccu ult't ie appropriate Section of
Chapter 23 as well as contact the Greeley/Weld County Airport.
Land Use Categories
Sec. ;; -30. Agriculture.
A. The State County is one of the most agriculturally productive states counties in the nation. Weld County
consistently ranks among the top five counties in the nation in terms of receipts for a icultural products by the
Census'ofAgriculture since lV64. The county one of the most productive agricultural counties in the State,and
accounts for (+S%)five and eighty-seven hundredths percent (5.87%)of the State's thirty-two
million(32,000000) (2,000,000)acres of uiigat..d fa.a,la.,d land in farms. The soil,topography and
irrigation system support this extensive agricultural industry. The County's significant amount of irrigated andnon-
irrigated farmland produces a wide variety of crops. The Slate and County witnessed a decline in number of
acres devoted to the farming industry Since the 1992 Census of Agriculture. Weld County experienced a decrease
of eight percent(8%),double the State's decrease in loss of acres devoted,to the farming industry. The number
of full time farms also decreased nine percent(9%)from one thousand eight hundred seventy(1,870)farms in 1992
to one thousand six hundred ninety-eight(1,698)in 1997. This decrease was double the decrease witnessed at the
State level. The market value of agricultural products sold in the County,tncreased nine percent(9%)to more than
one billion dollars($1,286,636,000)in the 1992 to 1997 time frame. The overalIimpact of 4O-business in Weld
County,including income and gross sales,is$3.9 billion annually.
B. Crops produced in the County are onions, sugar beets,pinto beans,potatoes, corn, alfalfa, wheat,carrots,
barley and sorghum,in addition to other specialty crops. Many of the feed crops are utilized locally by the livestock
industry. For example,most of the corn grown in the area,both silage and grain,is used for feed at commercial
feedlots,farm feedlots and dairies. Significant numbers of sheep,swine and turkeys also use the feed crops from
the area. A summer fallowing rotation program is practiced on the non-irrigated farmland. Summer fallowing is
necessary to store enough moisture for sustained high yields.
25
C. Water is delivered to farmland through some of the largest and most complex reservoir and irrigation ditch
systems in the world. T. r.:..W.} , : ...One of a number of influencing systems is the Colorado-Big Thompson
project,which makes water available from the State's Western Slope. In addition, shallow and deep wells made
possible by the existence of deep broad aquifers are productive sources of irrigation water. The development of
these resources and features has made agriculture an important industry in the County since the founding of the
Greeley Union Colony in 1870.
Sec.22-2-20 40. Agricultural industry and benefits.
A. The agricultural industry in the County is a complete farm and food system. This system begins with growing
and raising farm produce and ends as a product ready for purchase by consumers after it has been processed and
transported to the marketplace.
B. The following have a role in the County's farm and food system:
1. There are approximately three thousand 1. ..J. ti :;:39j (3,000) operators of livestock, poultry,
vegetable, fruit,nursery and grain farms located in the County.
2. ?. .. .. -E.:.3;?)of the County's
the 1992 Cc..sus of Agriculture. Nearly half of the County's farmers listed farming as their'secondary
occupation according to the 1997 Census of Agriculture. This figure is higher than the 1992 Census of
Agriculture which identified one-third of the County's fanners listing farming as their secondary occupation.
3. Those who offer farm-related products and services. Examples of these local industries are fertilizer and
chemical product companies,suppliers of feed(grain,livestock and poultry),implement dealers,energy and
petroleum product companies,well,pump and irrigation companies,veterinarians,aerial crop sprayers,farm
laborers,commercial lending institutions,insurance and transportation industries.
4. Those who purchase products grown and raised on farms for manufacturing,processing and distribution.
Examples of these local industries are meat,egg,dairy and vegetable processing and distributing facilities,and
bakeries.
5. Grocery stores and other food retailers.
6. Restaurant and other food catering businesses.
C. The agricultural industry is an important element in the County economy. The market value of agricultural
products and the chain of purchases related to agricultural production contributes significantly to the County's
economy. Every dollar that the farmer spends to increase agricultural production creates additional dollars spent
on activities related to production. For example,activities such as livestock processing will require purchases of
feeder cattle,breeding stock, feed,water,machinery,fuel,labor,transportation,government services and capital
(banks and savings and loans).
D. Food processing and related products contribute significantly to the manufacturing economy of the County.
There are additional impacts to other areas of the economy,such as retail and wholesale trade and transportation
services.
a1,., Th..Th:o yr.. ,,. .,�,... L...J, ..r.. ..,
ur.,..°r.w.,io :: 3 ...... . :..: ..
As.: ..1:.,.n l ..d 3r . ,r....
r^
26
..a r. W. fa... ".d.T}, o,:..d:.,,d,lu„ds a,e pi vat,,ly On„ed. P..J;:
Lida :. nu: E...1....d:,:dnal !nay UYii,y :.,.,a.,.",.„ad;t;W,UI a , land,
to OthC, u$w till 041 .L.,..i.i..min:La,.,,",...OSC PtuCCSS.
E. Agricultural lands help maintain a sdnse'of il6[6l idEntity and diversity. These lands allow communities to
maintain separate identities,at the same time conserving productive farmland. While crop lands in the agricultural
district also provide relatively open landscapes,they are prig ately owned. 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 he converted by the individual land owner to other uses through the appropriate land use process:
F. As a secondary benefit, :z... "..d . .. agricultttraS land use helps to maintain natural systems and
natural processes. These may include the preservation of wetlands,small watersheds,aquifer recharge areas,flood
plains and special wildlife habitats. A .:.,.d,...a I"..' al„,„ 1 ;, ,.8: :.:lc. :a.,,.:,,5.,u.,.u.0 sl.,,uld LL a
": 1. akt
Mx—, s..e............. 2...,...".....c:
Sec.22-2-50. Concerns of farming as an industry.
A. Most of the County's first citizens were engaged in farming activities. During this time,it was necessary for
farming operations and the community to be in close proximity. Because of these settlement patterns of the
County's first citizens, and because these areas have proven attractive as sites for expanding communities, some
of the most highly productive agricultural land borders urban population centers. As municipalities continue to
grow,their expansion encroaches on farm operations. According to(2001-F994)statistics provided by the state
demographer,the population in the County is expected to double from 2000 to 2020(2000 population of 181,931
to 2020 projected population of 344,774), grow fift.,,.. .d . ..: ..t:w ..: 35.7%) from 1990 to 2000,
indicating that the competition for land and water will continue.
B. The pressure to use land for other than agricultural purposes is the result of complex private and public
decisions. Residential and commercial development,and tk}e associated I C ....f 1.:6..."y "..d infrastructure to
service the development,are examples of uses which have a powerful impact on whether or not agricultural land
will be converted to other uses.
C. Both perceived and real conflicts between agricttttral uses'and non-agricultural uses can impact the
agricultural industry. Agricultural operations want non-agricultural uses to recognize normal agricultural practices
in their area, and in turn, the agricultural uses will recognize the non-agricultural. Residents of Weld County
should be encouraged to read and understand the intent of the adopted Right to Farm. Tension between farming
and non-farming uses is occurring from restrictions on normal farming practices in areas encroached upon by
residential, commercial and industrial uses. Many a:
D. It is important that County representatives and officials recognize their role in reducing the conflicts between
agricultural uses and residential, commercial and industrial uses. I'a,,,cia .:..3
Consistent interpretation and administration of this Chapter and Chapters 19,23,24,26 and 27 of this Code will
help in reduction of conflicts. Using these documents to make consistent land use decisions, reinforces their
usefulness as an information and decision-making tool on land use decisions made by private parties, as well as
public officials.
E. Irrigation is an important component of agriculture in the County. There is a vast array of channels and water
conveyance structures within the irrigated portion of the County, which facilitates irrigation. It is important to
understand that ditch and reservoir companies have established legal rights that allow them to operate. Ditch
r
27
easements maybe recorded but many easements are established by use,since most ditches have been in existence
well in excess of one hundred years. Landowners adjacent to ditches must be aware that these areas require access
for cleaning(removal of silt),burning of weeds,and general maintenance. Irrigation companies are not responsible
for normal seepage from ditches,as long as the general operation of the ditch is not negligent,and consistent with
historic use.
F. The, practice of agriculture, and lands used or agriculture, are important facets of`Weld County, both
historically and currently. Land used for agricultural purposes appear to be undeveloped open lands,but are in fact
privately owned businesses. These agricultural lands serve a public purpose by often providing for the protection
of environmentally sensitive lands,agricultural practices,:and scenic areas or corridors. J and used for agricultural
purposes L,..L, r., . .✓ :: ae .-n„» u u1u.,..,and may eventually be converted to another use.
S. .22 2 *D. :\:....,:a....la..d 1-f...:tiivic
L. ,d-. -EL—N.'..., fa .,1 .1. in.,»,.1 r.'....,
iF i..:bd 3 Lad,:all.a:.. ...pr. .i . ::, -1 »-:vn d Ly .. \».». I c ». v-..L.,»,.1
3-..:--».,1:,.,.i.1 L- Y• ,--.-ti,y,.1.1, .:,.:b», .. nut,. sa
Svc.22-2-53. \ .., .:... f ...r»..d d_G..7.: ...
G. Y ,. .:.,,- F...da,.d:.,1.,++ ...i,a:,1:::, l»..12.» :,.,,,:- .. :1-.ti:.,,i ,:».,::..,,d fn. i„✓tla-: I:...»,
1.- -F i.--.-.
—IBC ».:., < r b l »..1 ✓.: :- L» 1 1 i ti: r ,:»..d i,, iL y: .: ,al ...ilia,.,y
a1 F ... '..6 ...:::- . }. b d »..d J.: :- d. »11..,.,. :1-.,131,..-.t;'
and-a--gat »�- »»:.,yS'✓:..,u-.+.wu».-u,uZalis, J. ,-e.1-.,:.�: -w,....u-,aC:mid ualusu,J.s.vr+di r+l.±J.
Sec.22-2-60. Agricultural goals and policies.
The following goals and policies are established for agricultural land:
A. A.1. Goals and policies.
1. A. Goal 1. Conserve land for agrictll purposes;n a .4,,,i,..,v, :a.uland:c.
which foster the economic health and continuance of agriculture.
2. A.Policy 1. Agricultural zoning will be established and maintained to protect and promote the County's
agricultural industry. Agricultural zoning is intended to preserve prime..y:-c:::»,1land...,3 to provide areas
for agricultural activities and other uses interdependent upon agriculture. ..!d.-f 3.- S./.....flds-sits- of
:a...1»..d.:°t....-:a.vda.AI
:J.
1.::.3-.✓tL-.1»..d L.f....,:.r.:,».R»i.6»;:»..1.,. ..»:-.). :ti
and
fa„ .,,b , ,-1„r.,. L, s` -.»l, N• :an,.l ..d., 1,»+- ..,. ad,,,...., and
and 6.,,++'..6 r:d✓:-
d: ..1
28
.1.,,., 1., .. : Lod fi a ..1 . u. . : : t a ... 3 �. CJ.V. 3.N... ,. ..: .,f
7] January 1988.
3. A.Policy 1.2. The County should deve]pp'cteative'policies to pits,.,ve conserve agricultural land.
1....1 inclnd`ng preservation techniques and prioritizing incentives.
4. A.Policy 1:3. B-1.2- a1 ..3 1.: .Allow commercial and industrial uses which are directly related
to, or dependent upon agriculture, to locate within agricultural zoning when the impact to surrounding
properties is minimal,and where adequate services and infrastructure are available. Agricultural businesses
and industries will be encouraged to locate in areas that minimize the removal of agricultural land from
production.
. A. y2. A6.:.G::a..i.La :.. aa1:a. s'i,L ., a u� 1 w: a 1...:.. ..:..
1, . ,.. . . f .:... us.:.G::u.1.1an.d fi.,...Y.✓a.G.,.n. Aty.:cultural L :.. a..d:..d a. 1 _u. 1 as
a.,,.ciat n',A.m.,' ' 5,1:..,a:Uc:,en tia.Gun.,
C. A.3 b„»:a..d1. 1.
A. Fi„a:3. D:., ub f .. d:a:, .. ., . : and ...duo,.:a. 1. ,. „r,.na..A. vain,,,.
1 1 aL a ....
B. A.2. Goal and policies
1. A. Goal 2 Add.csa tic Conversion of agricultural land to urban-scale residential, commercial and
industrial uses d.,,,,lup..nc..t will. .:,..,,..ab.,d,,u,,uu.as,,l considered when the subject site is located outside
inside an approved intergovernmental agreement area, urban growth boundary area, I-25 Mixed Use
Development area,urban development nodes,or where adequate services are obtainable.U.Lu.. a �c
—bon :....0 .. ,,,... :, obtairr.rbL. This goal is intended to p.o.n.ut address
conversion of agricultural land to:..W. .1 .:, ..u.... . ..L: Lu..,. ., ..:r.,1. ..a i 6 ..d.j.aaa a:
minimize the incompatibilities that occur between uses
in the zoned agricultural district and other zoned districts that allow urban-scale uses. In addition,this goal
is expected to contribute to minimizing the costs to County taxpayers of providing additional public services
in rural areas for uses that require services on an urban scale level.
2. A.Policy 2. If it is determined that a-public fa aar facilities, service improvements,or maintenance
items are required by a development, the &.doper land use applicant, developer,or land owner will be
required to pay for the costs of the public facility, and service improvements, and maintenance. The
methodology for compensation and the determination of maintenance items should be determined during the
land use application review process. The developer shall submit all of the following:
a. A.Policy 2.1. Information which accurately identifies all users of the infrastructure improvements
and maintenance;and
b. A.Policy 2.2. A proposal which equitably distributes the costs of infrastructure improvements and
maintenance by user share;and
c. A.Policy 2.3. Aproposal that identifies the appropriatetime that infrastructure improvements and
maintenance charges should be applied.
d. A.Policy 2.4. A municipality's adopted comprehensive plan goals and policies will be considered
when an agricultural business is proposed to be I,,.at�d e, expand within an urban growth boundary area.
29
C. Al. Goal and policies A.4 bV4l.LLLd YLr'LLyLyJ.
1. A.Goal 3. Provide mechanisms{ for the division of land which is agriculturally zoned.{TEtc itrt..trt Jf th:,
.,.. ..,ILLpLLLL4L•Yaad w.:.N+a L-., lacy laa�.,lLyu:lV�cl�\:.E,aaVJ Y u N\v 114.. , Lj Lu J .CJ,aa4y. Options
for division shall be provided to ensure the continuation of agricultur 1production and accommodate low,
intensity dcusity-development. Urban seafc residential com ictal'and industrial development will.be
discouraged in areas where adequate services and infrastructure; not obtainable.available.
2: A.Policy 31 Options for the division of agriculturally-zoned land are awail'able in Chapters 23,24
an4, ;of:.this co*
3' A.Policy 3.2: llyAvasIailkty of serices such as electricity,telephone public water,natural
gas,;and sewer,skier i'f an ;fire protection will determine the intensity of development allowed.if ui ban scale
lww.'w'Lil by N4i rfmmi4 l7 1 1
3—�rJ:yy 3 J Lh.G.c aauil;1717r . .JL:irIvi.VJ W\ll Llt`Gnlll{lV►LV LLLLVLLJIL� Va'dL�tFr)ptne,ft
4. A.Poliey`1$ A.Policy 4 Applications for the division of land which is zoned agricultural,shall be
reviewed in accordance with all potential impacts.f. \.(iai{i\d1.VIIUI{u\L\\y to su*undtng
properties and referral agencies. The criterion shall include but not be limited to:
4 A. Policy 3.3:'1' Soil Classifications.
!.. P..L..,4.1.2 L1b.:,.c'.:...Lr'. . d., .,1
b, A.Policy 3.3.2 Availability,location and accessibility to existing infrastructure and utilities.
c. A.Pohc�•�3.3; Ensure safe and ade irate access onto Coun Roads or State Ht wa s.
1 r Y �`] J� $.. tY. ....y
4:.4.:3.3.3 y]Ly 1b.V1.�Y�.Lr1V +.+,.+a.NJJV\.l{L LyL Wlla�thy sit...
d. A.Policy 3.3.4 Consideration Utilization of existing h.,usiiig.improvements or structures.
e. A.Policy \UL y.,LLLLLLL.y4 .a.a avi.»y::vLa vu the site
f. A.Policy;33 ''Utilize Encourage techniques and incentives such as easements,clusters,building
envelopes and setbacks to minimize the impacts on surrounding agricultural land when conversion to
another use occurs.
.3. A. Lo:aaml
y.....yea+Ve.lJLlll�GSL IL.�:lt1L,l Lf5GJ and luL\Lay us-es.
D. A.4. Goal and policies
I. A.Goal 4. Conversion of agricultural land to tt,ral non-urban residential, commercial and industrial
uses, will be accommodated when the subject site is in an area that can support such development. Such
development shall attempt to be compatible with the region. This policy goal is intended to promote address
conversion of agricultural land to non-urban uses. Once converted,this land is less conducive to agricultural
production. ..b.:or l:..aci tea„c:L.y::..LL.
2. A.Policy 4.1 Applications for the division of land which is zoned agricultural to rural nori-urban uses
shall be reviewed iii accordance with all potential irppacts to surrounding properties and referral agencies. The
criterion shall include but not be limited to:
30
a A.Policy 4'.1.1 Soil Classifications
."1
b. A.Policy 4A.2 Availability,location and accessibility to existing infrastructure and utilities.
c. A.Policy 4.1.3 Ensure safe and adequate access onto County Roads'or State Highways.
d. A.Policy 4 1.4 The level of develdptpent associated';with the site:
e. A.Policy 4.1.5 Consideration of existing improveutents or structures
f. A.Policy 4.1.6 The impact§qn services such as fire protection,law enforcement,school districts,
etc.
E. A.5. Croal and policies t. —d
1. A. Goal 5. The extraction of huL..1 lMinerals and oil and gas resources should conserve pn,o..t r.,the
land and or minimize the impact on prime agricultural land.
2. A.Policy 5.1 The County encourages oil and gas drilling activities to be coordinated with seasonal
production schedules.
3. A. Policy 5.2 When feasible, existing service roads should be utilized to provide access for oil and
gas activities.
P, A.6 Goal and pdbetes F-*- - ..d i,✓: ,:
1. A. Goal 6. Public facilities and services such as sewer, water, roads, schools, and fire and police
protection,must be provided and developed in a timely,orderly and efficient manner to support the transition
of agricultural land to urban dtvcl.,y.uc..t. other development uses: Tl. ,. ., : .. fY L F i...; , ....d
..i:::,R,discouraged.In evaluating a land use application,County representatives and the applicant
will consider the public facilities and services goals and policies.
2. A.Policy 6.1 The County will encourage developers and utility providers to deliver urban appropriate
services prior in conjunction with-to development.
3. A.Policy 6.2 Applicants for development are responsible to determine the status of a water well through
the State Division of Water Resources 41..P.-1,..„ E. : .... .sLip f w y . c: .l ..d ..:8.a ..,.i:1.,.,..
guaran;.,,, ,.— ..f eh, ..✓:1 ,.h.,, :u'�: ,. ....,...,,c:. nti:, E;..,., D:.:,:,,.,
L,
4. A.Policy 6.3 A .: .,, :a. d .a Y... ,.;d,.2: lull, d:,.:.,.,. ;1., 4..a..:;, —dal:,..,.d
d ... .._aad. . ..d .,. ,.. .. E _ . 3 d l ... ..;d.—a& . .,1 ..„1-...: ,Y.a—a.
G. A.7. Goal and policies r ≥ :.,..d
1. A. Goal 7. Protect agricultural land uses from encroachment by those urban uses which hinder the
operations al e: ,,:,.. , ,..r.:N, u ;,Q.., of the agricultural user. enterprises.
2. A.Policy 7 The County recognizes the"right to farm." In order to validate this recognition,the County
has established an example wv a.aitt statement which should be incorporated on all pertinent land use plats.
A copy of this ay..i,aut statement is located in Appendix 22-E of this Chapter.
31
a. A. Policy 7.1 The agricultural landowner is responsible for se}:'ar6aL.4...a 4..J . IIowinga t
pt anaget,practices.
ifl �f'fl ..;,: ,. ;.. .. ,•��r4{,i a••.
b. A.Policy'7.2 The county wtlfI lop policies to recognize the Changing dynamres of agricultural
production, such as the size and s gpe,.of these operations.
c. A. Policy 7.3 Adjacent lands owned or.leased by an agricultural operation will be used hi
determining allowable animal unit densities.
H. 4.8. Goal and policy
t, A.Goiil'` Water is'a valuable resource in Weld County.Water rights are defined by'state'la i'tgal
p operty and'may.be bought and sold by individuals or entities. Land use regulations should not' t
} tm g pati:tfieir
status as.real'property.
I. A.Coal IL MJJV V
N.V.V ia, a4.VaZ+ a.LN-Nalal Va a4.i,{14..1.Va�4uJ JLLV�JL.r a1r\4lLVL.Vl 4b.{VCl■lLL..r.
fE
10: A.Policy 8 ,Any exportation of`<vat N! �tJJaa cloy```IE�'��� aquifer`'i's discouraged.
3.a atL \l4UVa.J ✓:aaVla J.JVVu.YSV Gav Vµ....^L401.inter 44aaJl.a VL ++4a�a +r all a.a vlYVaul.t.
C..7uu4 u .lutau{Anl.
b. A Policy 81 Land use regulations should not interfere with the transfer of water rights and their
a pciaied uses.
c: A Policy 8.3 Concerns of irrigation companies shall be addressed through the.land use refe ra`l
process. The placement of fences, structures, and recreational trails, for example, shall be made:in
/'— consideration of the year-round maintenance and operation of the irrigation practice. This consideration
shall he made to mitignte.associated hp7afds.
..a
tlty{8:2 �•w.wulo�.n�r[.lwar�.vy NYjJ.1a.�J..,a.a.�w.Iva{wuaYwa{ru S..N Ca a) a.w..{r.n 4.411A4.411AN.l.la..o.a..�a7��a.
ly all J�1lV�l1Y lSIV ll.3. l h,�Ilal{.111{.111.dot,ftn�{.S,S44v.�,a VJr 4u�uVl!-l{IV IVIlf.4�s ay..{vilU\I.aLLy t{a ii3 shall
VV..a4.1.. \'Va.J.Ja.14.IV1.V1 .1.V yV4.'a,u....ntarn\vla4.l..v N.IJ Vr/Vl4.avaa Vf II.V■ll aaf7'L/t.V.,j,.1 NV....V.
I. A.9. Goal
1. A.Goal.9. The minimum lot size of parcels in the agricultural zone district should remain at eighty(80)
acres to encourage parcels large enough to retain viable farming operations or to accommodate modern
agricultural equipment and irrigation practices. .1.l�oo.a ,u. ..{,: ,u...r ly .Y{.{{{Ll w fain'du{,tat
lw�vvral,.u.lu.4b.,a..{,w ra4..u..w.,fw.au5 WJCJ.
J. A;.IOk'L'Goal and policies:
1. A.Goal 10. Promote a quality environment which is free of unsightly materials,including butnot limited
to,inoperable vehicles, refuse and litter.
2: A:1 oltcy 10.1 Propertyowners6hothhd demonstrate responsibiiifyMWership by minimizing safe y and
health hazards resulting from,but:not limited to, derelict structures, derelict iiehwies and non-commercial
j inkyfazds
3. A: olicy 10.2Develop programs for;cieanup ofdereltct:property,,un'dud'weeds:
32
Sec.22-2-70. Urban development:
t �aaa J' �
aj2Vrul4Lavu and yy VuvaauV baVn Ll. ..111 ylyµLy 4 Llyla.K.1Ll _VL .Sala,V1J11,Vu Of LAM" LV WJµll µaV J. 171. WLW.
a y•V+V10.1.11l bvlaa and rJ wwaaJ W V JYJlbaayd-, Wl Sal 11LLo W1ll.L1.14L.d b1V.IYa V di lry1LLlb WLLLLL L4JVJ LV ..1LylIr
L .all 1
YlvWa Jel V 1yVJ VA1Jl!^V�l ...am ,away yL4f LaJ y 1lav• gal, •.V. LV VALJLLab 1uWaaVlyYLaLIyJ Wa� LLV I'l.!-tlanytl VJV
DV.vav11LLLVLIL1Wyu. 7rlV anaaaL',yl..U5UlL.yJ YlµL lL lJ µ1/1/l VpllµW,Sal 1W 11111W111r1F/HLl1yJ LV!LW-Sal •IV ICU.µl LL�ll
UWaSLLL VVL11IL1WayJ WSJ Ll&Iy JWLVWlllaab WartW. 1\!4VVVlllr/1aha linAJ,UIL.LrVWl1r µ11d 4aly ILLLLIISIp&t$l1VJ JLVM.&
{.��a' 1 I•vvvlla.a Yay ul JvuaL li.Wu,.11b yLallaW Lv KVIILV.y 4 VValJ4J LyuL ILJIVLL. slay Wa�Wa Lly.ylVllauyuL JyyL1V11 4.11.yJJVJ luV
/L ff�� 1
1!1 yJ Va.YL1 V a1 V V uJ Va 1 4N V al V.4b11y Ylu1 Gal 1 W 1�L,yL V V W 46L1b y�111 V 1VLLl Lly.y1V11aLlyLL W L.1�1JVVW µballb Y1 V 4L Jila Y. L.
1
l IVJ/y bVN1J µ11a1 1!✓llyaVJ 1�VyL u L4JlV Vvlaulu YLlylll Ls,yVa1JVl.La_'bfL1MlW di andlllµalµby'�1 l VJV W yVJ v�Llly�lyy ull�
basso/2a Maid Vlalalaaayaalb yy VLLV1aaV 1V.V1VyL1VYL 24 VYgll y_fy1C11t LISC of nnr 1aj.s My IW a.
A. Population and economic growthiwtii create a demand for conversion of land to urban uses.`The urban
development goalls and policies are designed to plan for this anticipated growth by directing urban uses to where
urban services eciSt:or can beprovided.
B Urban developl4iat is characterized by intense commercial areas for retail,offices,services,an ,.otheruses that
are primarily located'along major roadways, at major intersections ,and:,in commercial parks,designed to
accommodate these more intense uses. Large areas of pavement for roadwa*S,plazas and parking lots accompany
these uses: Industrial uses in urban areas vary from heavy industry and manufacturing,to manufacturing aomhined
with research and development that is less obtrusive and disruptive to surrounding properties. Usually,thelieavier
industrial Uses are segregated into areas around the perimeter of communities and linked to major transportation
networks. Light industrial and Manufacturing may also be at the perimetet^s but sometimes integrated inside the
catnjnunity.
C'.Urbanresicienttal development includes high density multi-family projects,single'fainilyresidential subdivisions
and many variations between these two categories.Typically.the density of urban residential developments exceeds
•
one unit per acre and all the neighborhoods are characterized by paved streets;sidewalk,°parks,and a VarietY of
housing.types and other urban type land uses: Some commercial or neighborhood service uses such as churches,
day care small-scale offices,schools,convenience stores,small;shopping areas,etc.,are usually associated With
urban,residential subdivisions.
Sec.22440:Concerns of Development,
A. 'Cottflictsexist particularly between residential development and existing rural land use that can negatively
impact Weld County. Tension is occurring net,only from restrictions on normal farming practices,but also from
resistance to change and growth.-It is important that county representatives and officials recolmize their role in
reducing the conflicts between development and rural uses. Consistent interpretation and administration of this
chapter and Chapters 19, 23,24; 26 and 27.of this code. Using these documents to'make consistent land use
decisions,reinforces its,usefulness as an information and.decision-making tool inland use decisions made by
private parties,as well,as'public offici tls, (Rcf.22-2-501x)
B. Affordable housing. The escalation of development costs continues to raise the cost of housing which is in turn
pa$sed'on to consumers.
C. Development should not be re uired to pay na pit g os
p q µtireasonab>f�!�osts which.are more than their.share for upgrades
to existing systems;that benefit e,.qne.
D The require'ment:.,of.additionat amenities to'a'development°increase cost to the consumer aril should be
thoroughly evaluated as'to the necessity„of such ainealitty'i.e.bus shelter$,pull-outs ,t-ails,etc.
33
E2. CondittO l!'approval requested byreferra�a en ies may be sciuiti ized to prov'i'g !'ba§ic needs.The`applicant
has then right*,question the,refe gh q 'and eonfest the conditions if necessary.
F. Implementation of timely ubikon from referrals is required. The Planning Department needs to establish
and adhere to reasonable deadlines for referral submittals,':The application process needs to be evaluated for ways
to:make the entire:process more effiSiei t;and timely,
Sec.22-2-90. B aiiii"of Urban►Development:
t.... i i:'!PI I t• :.l•2: I i'Ibt if ,...:
A. Urban evelopment is the'mostcentralized and;therefore,the most rntn'se land use. More people live in urban
centers than live outside urban centers because they appreciate the closeness and convenience of services that are
available. Clearly, there are less appealing elements of an urban lifestyle such as traffic congestion,crimes and
Others;but the advantages of convenience,availability of j obs,and the social diversity of this lifestyle choice are
perceived benefits.
B. An important factor of urban development is the efficient use of land as a resource. Since the density of 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 an efficient ratio. 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 managing the quality of this development. Weld County should
adopt policies and regulations that promote urban development in the areas where it is appropriate resulting in the
most.efficient use of land and infrastructure.
Sec.22-2-100. Urban growth boundaries.
al. aJ11aV.V--V..ual v-J.,1a., la.uj leVNel.,rllawas MLA ajaa.F,la.J\el•CS LV11J\.n [44.11)11 1.1f 1164.114(1.11111 al lwld/L.liluaa. La
^� ..a..w:'tJr... ..,.. Y1.alla.l.a tAaa.v w va, a•.3j......-i t..v.wa.a-�aaawala.11Jauuw. Da.•a.lvlJuavuL w�aaa.uwubu4 naaalui
'wiz...". u saawuwYul AaJ wa aaa.J in a. J r1GJ..a.a,.•aa.w JNa, aw I•NLVI JVY•V1 waal 111 a.r1VLVa.uv11 wa.u•wia�Ju.
A. Urban Growth Boundaries and uses within these areas,shall be determined through coordination between the
County,participating municipality,and the individual landowner.Efficient development in the area surrounding
municipalities requires this type of coordination which is achieved by three(3)methods;the three-mile referral,
intergovernmental urban growth boundary agreements, and the standard one-half mile urban growth boundary.
When growth at the municipality/county level is not coordinated,problems can occur with incompatible adjacent
land uses as the most obvious.Z. U4,...,1.,,1V,Vl..q.nl`la.11L UJJNVV-l4 LV 111.11441111;1F6.11[1,3 .r[L]4yylVyllµLV w tN 111 VWi 1.4161.11411:[1.JI allllj/4a 611.•,.2Vl•1V .J...a ,A.1..1.1.1.11,A.1..1.1.1.11,A.1..1.1.1.11LV
Jw♦V�-V W VM,4..a�.c�.r.a-auaur.aY�-.� Of[444:4.1[444:4.1.V V�ppwad;AL 1j14141111 lV VYLsVa la11.4161.1.4161.11411:[1.11all. E.. 3.1V11).1V r L.1V1J1lla.1.4
V WV4.1...- '•-b N- VajJ4.aa Ly IV.jNaIVJ VUS.111.1:14.144.1.11J•11.01.•[•1,1•141.1.IIV ZJw-.',Wla{liL 111w11V1r/f.11L)',µILV
aV lralYffl Yll VY•sill. a 1JVUV.J.1.NL-Vl.1JYC.1l1V•V(.V'Galan.C'/1.nV.l.fai..t.....laW 111I1VIV-Y--.C.,a..VabV•V-aua-Y-..Z-
1 i ] ,
urban glV�.��vVw-alM•� a.b.VVa..V..W 4ual 41V uLwlalwal V.aV"-ta+17-faat:.Wuwl blu••LIl lJVwaalw�.
B. Efficient land development and the conservation of agricultural land suggests that urban-typedevelopmerittake
place in or ad j acentto existingmunic ipalities or where adequate infrastructure can be obtained.Urban development
adjacent to municipalities is appropriate if urban services can be extended to serve the area.
C. D The intergovernmental urban growth boundary agreement is a by fat tool for coordinating
development at the municipality/county interface. The individual landowners of property within the urban growth
boundaries:shall be notified and included in any negotiations of intergovernmental urban growth boundary
agreements:.,In,the spring of 1994,believing:that each community should"direct its growth,the Board of County
Commissioners began contacting each municipality wl,!.ilalilrllb.(;la...to establish their own tailor-made growth
34
areas. £cl:_,... = .:: d ' 1,1 e,. The Board of Coun
imparted three(3)criteria to guide the municipalities:
1. Growth should pay for itself, in terms of initial costs and, in the long range, through good design and
functional efficiency.
2. Annexation patterns should directly correlate with municipal service areas.
3. Lail,K----hi— ..fa.... . ..fE......G tki dL:&�y d.,.,,u.:,,:pal a V:3:.,,.:� :�.:.......:....::.. .......::..a..,u.,.... �....,... . a........:...:rw:::� ..b....,,,
1:.. .., r .. : ... a. 342i.,,.1 L . ': . e. .:1 ... .: .r a It is understood that urban
growth is an ongoing process and urban growth boundary agreements will be subject to revision as needed.
D.e. The County,in accordance with state statutes,refers land use proposals for review and comment to any
jurisdiction within three(3)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. Regardless of any other agreements between a municipality and
the County for growth and service areas,the County will continue the three-mile referrals.
£ 1. ..b ..a.d.tl._... .: : �::j 1 ' ' l' L :-the problems that can occur.iudlu&
....... .... b .... .3 .d.,, a. r. °... .: : 2 L,
r .:1 d ...land h :d
a •
s r-.,.,. b.................1...� ub..,.,..........�.. ..., ,..,,,d ..,r....,.,..,, .,r.,.. .,ru.,., .,.,...d.,..,
1.4.. ..... .:..:r .... t . .... G .G ..L ll:a L .. �. .r.—al
E. In the absence of an urban growth boundary agreement, the County recognizes a standard urban growth
boundary This is a one-half-mile perimeter from the existing public sanitary sewer facilities.The defmitionof
facilities is limited to public sewer lines in place on September 11,1995,the tune of adoption of Ordinance 147-G,
as codified herein, as amended by Ordinance 147-P, adopted on March 15, 1999, also codified herein. The
perimeter will be modified if it is apparent that physical boundaries prevent the extension of sewer service. Inside
the municipal service area boundary,urban-type uses and services are planned and annexation is encouraged.
Sec.22-2-110 Urban growth boundaries goals and policies.
The most recent copy of the Urban Growth Boundary map is on file at the Clerk to the Board's office and the
Department of Planning Services. The following goals and policies are established for urban growth boundaries:
A. UGB. 1. Goal and policies.
1. UGB Goal 1. The County will encourage and assist each municipality in establishing an intergovernmental
urban growth boundary agreement.
2. UGB.Policy 1. The County recognizes that municipalities can and should plan their own futures in terns
of the nature and rate of growth.
a. UGB.Policy 1.1. Revise intergovernmental agreements as required by changing conditions.
b. UGB.Policy 1.2. The county nco&agea each municipality to plan their futures in coordination with
individual land owners in unincorporated Weld County.'The individual landowners of property within
r
35
the urban growth boundaries shall be notified and included in any negotiations of intergovernmental
urban growth boundary agreements.
B. UGB.2.Goal and policies.
1. UGB. Goal 2. Concentrate urban development in or adjacent to existing municipalities,their UGB areas,
or the I-25 Mixed Use Development area, ...,d ,,.u:,,:a:., urban growth boundary areas, or where urban
infrastructure can be provided. Jai,
2. UGB. Policy 2. Land use development proposals within an urban growth boundary area will be
determined according to the procedure set forth in Chapters 22 & 23 of this Code. .. :... .b . .. .....:
..6............::...:..w..Cs.L..,.:� and a......,...:.,:Y..l::y.'L.t...,�;;:,.,.,.,.. r-�..:..:.,s.,....,..,,�.dul mo ,.,.,.,..,.,: 1—d
tun.p,upuai au,uabass 6,u wnd.yu,,.ups;,.r:v,,,,,,,,,,,,,,,�.,c;;=11... adl,,,,,, .., c:,,,in.,,,, Jr diia C....r:,,.
:1. . :e..1.. .. „t:.
a. UGB.Policy 2.1. Individuals making initial contact with the County regarding land use development
should be informed of the policy of directing urban growth to,or adjacent to,municipalities and the I-25
MUD,or where urban infrastructure can be obtained:
b. UGB.Policy 2.2. Until intergovernmental agreements are in place,urban growth boundaries will be
defined as a one half-mile perimeter around the existing public sanitary sewer facilities.
C. UGB. 3.Goal and policies.
1. UGB. Goal 3. The County and municipalities should coordinate land use planning in urban growth
boundary areas,including development policies and standards,zoning,street and highway construction,open
r••• space,public infrastructure and other matters affecting efficient oiduly development.
2. UGB. Policy 3. The County may consider approving a land use development within an urban growth
boundary area, u.:1.,,1,,,... f .. .: .6 . .,,,,. ..:1. b . ...,,,,k,if all of the following criteria are met:
a. UGB.Policy 3.1. The adjacent municipality does not consent to annex the land or property in a timely
manner or annexation is not legally possible.
b. UGB.Policy 3.2. The proposed use,including public facility and service impacts,is compatible with
this Chapter and with other urban type uses
c. UGB. Policy 3.3. The proposed use attempts to be is compatible with the adjacent municipality's
comprehensive plan.
d. UGB. Policy 3.4. Public services are provided to the proposed site with maximum efficiency and
economy. The applicant must submit financial data and analysis on direct and indirect public service
impacts,including those on roads,schools and public safety. Data on public costs and potential revenue
demonstrate that the proposed use is economically neutral or beneficial to the County.
e.d. UGB.Policy 3.4. If public facility or service improvements are required by a development,and will
not be provided by the adjacent municipality,the developer will pay these costs.initially. A,,,.,d,od of
fa 1. , l L d..:..... ..
°vllowi„b
1) Identification of-1.l—A-- E : : 1. N,.:.1:.. ............o,,. .,, ,
36
I.) A . uul . Y .:dJ.y i..
3) A „ . 1r f. ... ..... .G 1, b b 1. ... . ... ... . ..u.6.
c.. .s- u. ....L u ....
D. UGB.4.Goal
1. UGB. Goal 4. Whenever possible, open space within t urban development should be connected to
existing open space. T1.a .. 11
vugl,mid .mudi
Sec.22-2-120 Unincorporated communities.
A. The County's rural areas contain a number of small unincorporated residential communities that are surrounded
by agricultural districts and agricultural uses. These communities provide housing for those employed in
agricultural and other industries. The communities also serve as small commercial centers for surrounding farm
areas.
B. With a., ,. E._ a ... ..l -1....., 1...1 1lt: . .. .�1. :.. S. :. :.. y Substantial
population growth is not anticipated in these communities due to the lack of community water and/or sewer
facilities and because of their remote locations. These settlements will probably continue to function as small rural
centers serving the needs of the surrounding rural population.
C. Regional services',such as waste water treatment plans and water treatment facilities are encouraged to service
unincorporated communities.
D. Further development in unincorporated communities will be encouraged ,1,,,....i, Lip.
Sec.22-2-130 Unincorporated community goals and policies.
The following goals and policies are established for unincorporated communities:
A. UC.1 Goal and policies.
1. UC. Goal 1. Assure proper location and operation of compatible land uses by maintaining land use
regulations within unincorporated communities.
2. UC.Policy 1. Expansion of existing unincorporated communities will be based on the following criteria:
a. UC. Policy 1.1. 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. UC.Policy 1.2. Additionally,any goals and policies adopted for a particular type of development
will also be used for review and evaluation. For example,the planned unit development goals and policies
would also apply when reviewing a planned unit development application adjacent to an unincorporated
community.
B. UC.2 Goal.
1. UC.Goal 2. Maintain the rural character of these settlements.
C. UC.3 goal.
37
I. UC.Coal 3,11YVVuu.aV 4'.Y.V aaV r. �V.VaVyauyaLL .luaa4aaa Lf a.VYll; iii- V�aJL4aLs , ._s..VL 4LLV��IV LJ.
D. UC.4 goal. 1 l } J l
I. UC..,..4L 4. I.l4111.lilll ulV41l bIV Yr G V I Vwujmu, 4l Yaw cLs.:Fa V r (AAA V YaL�alvalauaavu�Y LIS futulL
ui vu,l...a 4�llV l�l ll4411411 aaJYJ.
C.UC.3. Goal and policies:
1. VC.Goal 3. Promote a uali euviroritnent which is' f Ill MOVE:,: : t
q ty o unsight�g•�i•�etials,including;uf'not
limited to,inoperable vehicles,refuse and litter.
2. UC.Policy 3.Property owners should demonstrate responsibility of ownership by minimizing safety and
health hazards resulting from,but not limited to. derelict structures,.derelict vehicles and non-commercial
j.un1FY..ard
3. VC. Policy 3.1 Develop programs for the cleanup of derelict property,junk and weeds.
Sec.22-2-140 Industrial development.
In Industrial Zone Districts, development is typically oriented toward transportation facilities and is located where
traffic,noise,air and visual pollution conflicts with residential,commercial and agricultural uses are minimal. It is the
County's intent to accommodate industrial development proposals:.....,..dl...YY ..;rt i/L. .s;,L.L.b.,..�.] -LY„(1�aJ..L, L.1/�4
F.1. L�l.4Val V JY�Y.VlVj.all Will.usd utVLall d1.VY1V�Ial1Y1lL aIua.J p,VWJ OA Ad F/G11 Y..a-V..F .. .Ll 3...,...., 22 2-230,or other
.r aY3Y .r.,.. ualY.t.La�Y oYI r;YYJ 4lY .1,:ainable. When the subject site is located inside an approved
intergovernmental agreement area,urban growth boundary area,1-25 Mixed Use D eve lopnient area,urban development
nodes,or where adequate services are obtainable. Land zoned for industrial use is found in almost every municipality
in the County. This dispersed pattern allows for local job opportunities.I.-J.-J.a;.� :••LL;:,,,al a4 Y... .41, 'Al V11111L4Vq
r {
4u .a.YaauauV4ua Sub, Zs.* llYallula1aul Lar.,VVai,V "%I; nlell IVJ]]VOIVlI 4u� di., V�lla,Va14 1144 1J-5YJJ Ja/L.1 UJl Vt. OIlla
//AL,fa"Y t.....4.Juan VY..>w.a a5 t.l%J .s UVJ. War.) alY4.a4.a ul�L4JaI51d uJYJ WI.aV5l Y5al4.({11{IV al Y4J 411 U U.LIJ 1h.})I111UVll.l
of VVaau.a aYJ WAY 12x...I LV 11,4;U, al 4l,Jr.Vl luu1vaa uV..v./(Lw. Llglll :,a6 Sal., 111.L,L,41;LIIV
1JV111l.VLV.J;VUL WV.iIJ111Y11111Ya 1111V4{Q1a.1 waid1,ILLS 4.Vulull11111,
Sec.22-2-150 Industrial development goals and policies.
The following goals and policies are established for industrial developments:
A. I. 1.,Goal
1. L q;,,s1 uin, ... ]Fl�'11lULtigS�,wca �
Goat L Adclitss the conversion of agricultural land to .r' J.llxY 1YJrUYIlYl.1; �..d
industrial uses development will be discour5t 4 encouraged yr hen the subject site is located out id,inside an
approved intergovernmental agreement area,urban growth boundary area or 1-25 Mixed Use Development
area,andurban development"nodes,or where adequate services are obtainable. is aLl cptabl..
'u Y3YL... ..1lY.Y 4�Y4.1 ;ai YJ4l'M.'tnC it oLt.inablL. This goal is intended to p1.lnMt, address conversion of
agricultural land ;,;,a1..1,,,.a.l., ..;f;.*lc pha,cj�,. ..t.:,r,a..,.,famunit.;p41;tja d
the County ]�� x1,t41L.1 ;1;1„1LJAI to minimize the incompatibilities that occur between uses in the zoned
agricultural distnetand other zoned districts that allow urban-scale uses. In addition,this goalis expected to
minimize the costs to County taxpayers of providing additional public services in rural areas'for uses that
require services on an urban scale level.
B. I.-1-2 Ggls;apd policies
38
1. I Goal-2 Encourage the expansion and diversification of the industrial economic base.
2. I. Goal Policy 2. Accommodate new industrial development within planned industrial areas.
a. I Goal3 Policy 2.1 The applicant shall ensure that adequate and cost-effective services and facilities
are available.
b. I.Policy 2.2 Applicants for development are responsible to determine the status of a well through
the State Division of Water Resources shall be aware that ownership of a parcel of land with a well does
not guarantee the use of the well,unless fully augmented. The State Division of Water Resources shall
be contacted by the applicants
c. I. Policy 2.3 Promote.industrial development`that is appropriately located in'relation to
surrounding land uses,and that Meets necessary environmental standards.
d. I.Policy 2:4 Proposed industrial development or expansion of existing industrial uses should meet
federal,state and local environmental standards. In addition,the criteria for evaluation will include,but
not be limited to,the effect the industry would have on:
I policy 4.1 1). The natural environment, including air, water qualify,natural drainage ways,soil
properties and other physical characteristics of the_laud..
1 policy 4.2 2). The compatibility with surrottndxti land use in terms of general use,'l ullding height,
scale,density,traffic,dust and noise.
1 policy 4.3 3). The access between public roads and the proposed industrial development or district.
- The land use applicant will demonstrate to the satisfaction of the Board of County Commissioners that
the street or highway facilities providing access to the property are adequate in size and quality to meet
the requirements of the proposed district or development. "Internal road circulation,off-street parking,
acceleration lanes, deceleration lanes,common access collection'points,signalization and other traffic
improvements should be required wherever necessary to ,mitigate traffic impacts caused by the
development.
1 policy 4.4 4). Encourage development that is sensitive to natural patterns and suitabilties of the land.
� 1r r r� 1{, t��,.r ,... r'��r�ul �i!'ii i.I ..Ur p.i4; .
1 policy 4.5 5). Visual'and'soli nd barer landscaping should be required to screen open storage areas
from residential uses,or public.roads.
C. 1.3.Goal and policies
1. I.Goal 3.Achieve a well-balanced,diversified industrial sector-base in order to provide a stable tax base
and to provide a variety of job opportunities for County citizens.
2.I. Policy 3. An application for industrial development within a municipality's urban growth boundary area
should be reviewed in accordance with the urban growth boundary and industrial goals and policies.
a. I.Policy 3.1.A good working relationship between the public and private sectors is an asset essential.
The County should continue its support of organizations which foster this economic development
tclationsliip.
D. 1.4. Goal and policy
39
1. I.Goal 4. All new industrial development should pay its own way.
2. I.Policy4. Provide mechanisms whereby new developmentpays for the additional costs associated with
those services demanded by new growth. These services may include but are not limited to law enforcement
and fire protection, school site acquisition, increased road maintenance, road construction or expansion,
emergency services, the extension of utilities and the increased demand or need for open space and other
services provided by local governments.
a I.Policy 4.1 Evaluation of the fiscal iinpacts,'bfnew development shall include indirect benefits such
as sales and use taxes generated by residents;construction jobs and the associated economic impacts;
support of commercial and industrial operations that pay higher property taxes than residential property;
housing for the work force necessary to the economy; and other indirect benefits.
E. I. 5. Goal
1. I. G-41 L. a.,, Add._.,., 4,„...„.„:„.. . »b : :»,d I»..1
d d .'»r....,.1. ..i
.»...»1
3 .»l Y... ... »..1 1». 1 Y... ... .. 1 L
D,f,aalui�rw� is I.,
1 .ly .». . .1..: I, L .... .., .!d.8. ..» 16. ..'d. ».. .»...»..:»: �:: »..1'i..., County. It is
J?. . »? 1: »: 2.». »11.,.. »cL .. 1.» » I.. cc:L &do rid..y „Y .. 1 . ..,
................b»., ..,�..'.,, a»...y .»„ »y.,.� .,.r..,..1:..b»11:::....a.Y1„1.. .or-rases-that
». ».,,»..,. :. 1.,. 1.
1. 1:Goal 5. An applicationfor industrial development within or adjoining an unincorporated community
should be reviewed in accordance with the unincorporated community and industrial goals and policies;an
application for industrial development within an area designated for agricultural use and located outside of an
area as an urban growth boundary area should be reviewed in accordance with the agricultural and industrial
goals and policies.
F. I.6. Goal
1.I. Goal 6 The extraction of minerals and oil and gas resources should preserve the land and minimize the
impact on industrial land uses
G. I.?, Goal and policies.
1.I.Goal 7. Promote a quality environment which is free of unsightly materials,including but not limited to,
inoperable vehicles,refuse and,litter.
2. I. Policy 7. Property owners should demonstrate responsibility of ownership by minimizing safety and
health hazards resulting from, but not limited to, derelict structures,derelict vehicles and non-commercial
junkyards
3.I.Policy 7.1 Develop programs for cleanup of derelict property,junk and weeds.
Sec.22-2-160 Commercial Development.
U.La..Iii Commercial zone 3:y»: ..».._ development is cliaracterized by intense tonm,c.cial areas for
retail,offices,services,and other uses that are primarily located along major roadways,at major intersections,and
r
40
in commercial parks designed to accommodate these i.,u ,u$.i.a..uses. Large areas ofpaJemeni for'roadways,
Pplazas and parking lots accompany these uses. 3.,ur , 1 '
P € mP Y - b...............1...:.,,,.�..1 d..,c-2�:f.:,.,1:�.,c 3,,.,l.,Y.......
I.. ..b .. S., .,. ,.L.,...1<.jaa.:.> , - 5u. d.«u ..a .:.,Anapprovedintergovernmentalagreementarea,
urban growth boundary area,I-25 Mixed Use Development area,and urban development nodes,or where adequate
services are obtainable, are the areas intended to accommodate commercial zoned development. Cv,,..,...c:al
d-1-,..—..; :.. :?. . 6. ..'r.. 1 ., ..,,c:; f... ..: : s. 6.. ..1. a..1 .1.,
fa. a:_ ..d 1 i„th., fatal c. For example,the I-25 Mixed Use Development area has a60 been
the focus of capital improvements and services,primarily through the creation of special districts.
Sec.22-2-170 Commercial Development Goals and policies.
The following goals and policies are established for commercial developments:
A. G. 1 Goal and policies
1. C. Goal I. Urban
commercial uses will be encouraged when the subject site is located inside an approvedintergovernmental
agreement area:urban growth boundary area,I-25 Mixed Use Development area,urban development nodes,
or where adequate services are obtainable,
2. C. Policy 1. c..-,..., tl.. .,f..............�?1W.1,. :.,1, .:wd .,.,. ri'liniriri7e'the
''
incompatibilities that occur between uses in the zoned agricultural district and other zoned districts that allow
urban uses.
a. C.Policy 1.1 Minimize the costs to County taxpayers of providing additional public services in
rural areas for uses that require services on an urban state"level!
B. C.2.Goal and policies
1. C. Goal 2. Encourage the expansion and diversification of the commercial economic base.
2.C. Policy 2 New commercial development should either be located in areas free of natural hazards,such
as wildlife, geologic hazards, floods and high winds,or be designed to mitigate the hazards.
C. C.3. Goal and policies.
1. C. Goal 3. Ens ore Address the compatibility of commercial land uses with adjacent land uses.
2. C.Policy 3. Applications for commercial development should be reviewed according to all applicable
goals and policies contained in this Chapter and Chapter 23,24,26 and 27.
3. C.Policy 3.1. New commercial development should demonstrate compatibility with existing surrounding
land use in terms of general use,building height,scale,density,traffic,dust and noise.
4. C. Policy 3.2. Neighborhood commercial uses will be allowed in residential areas. These commercial
uses will consist only of neighborhood oriented business. Commercial uses that service a greater area than the
neighborhood and create undesirable impact,such as increased vehicular traffic,are not considered appropriate
in residential neighborhoods.
D. C.4. Goal and policies.;,,
41
1. C. Goal 4, A good worlingtelatibnShip be °°aetl the ptibltc and private sectors is an asset.The County
should continue its support of organizations which,foster this economic development.
.t.rrC :i .: f . :: .. . 2 d .s: ... ..'. ..6?.:.. ... .: :r�G f r "..b. .✓d: d".,
J3L_._.: .._d:.." d .. :. 8._
C.Puhcy
.,ut . d I . ' ::,. 'h lafJ-uaa a 1.
E. C.5.Goal and policy
1. C. Goal 5. The applicant shall epsure that adequate commercial levels of services and facilities are
a.aauhl.,obtainable to serve the commercial development or district,
2. C.Policy 5.1 The land use application will demonstrate,to the satisfaction of the Board of County
Commissioners,that the street or highway facilities providing access to the property are adequat.,L, rv:JA.,
to meet the requirements of the proposed district or development. .tc..33
rd✓_. "d "..d :1. Y. Y .L .. .. . :e: 1 . l Y... ..: .,. d: : : .. Id L b "..: d .,.L, "3.,.
d.., l"..d ....d L..fE, �t ... :.. :Lc a.ca of d_. 1 ..._..."..d il._
..J
2.C. Policy 5.2 Applicants for development are responsible to determine the status of a well through the
State Division of Water Resources. shall 1,— a s :: r . c: l'I...1 .:IL ,i,11 does dot
ua.a,d..e the use of tt.c ..dl .css Ad:, .:..5:::,;.Y,;J. .�:c-5 '?:, Lai: L.
e•—• Wutaet..d It, :1,.. ur.r2:.,......
F. C.6. Goal and policies.
1. C.Goal 6. Recognize the impact of new development on the natural environment and develop measures
to mitigate these
2. C. Policy 6. Encourage : y":." .. :. . .. ..: ay ,.,..chin:: designs f,,. J ..1 ... ..: that preserve
desirable natural features,conserve or create favorable space for wildlife and minimize pollution.
3. C. Policy 6.1. Promote efficient utilization of water resources.
G. C.7. G.,.2
I. ": .,. " y 2G, 2
,..n.....G:u, ..:u4...6:.".....:L.....,,J. , ..�....d.2., .„..... . ........_...,J ,.":J,.... o... ..�.. -f
[LI...
2. C::.r'.:.,y T. C.,.......,.,,is: 3".o.,r.......... .......r.3 ,,., d., :b.."d ... " ...".....,. :r::..,-. ...--------"""
e:,J:.,...".J..,1.:.1.,.,...3:...,"..".,b"..,, .:.,...2:..r". ..d...,a._�"..".."..,.., ,..,f3:,,::.1.;.-�`=�--•--------_ '..
P;L::, f,.. E.--
G. C.7. Goal.
42
1. C.Goal 7. Encourage the infill of existing commercial developments and provide an environment which
supports growth for existing business.
T4. C.8.Goal and policy
1. C.Goal 8. All new commercial development should pay its`own way. 1
J. C. 10.Goal AcdJ .,.,,11V.all♦L1JaVAI Va,aS7Ze NlLLLa1fL 1411 lV LLL JN1,6•41;4%."1,6•41;4%."1.:441,6•41;4%."1.:441* 1 f.71.VVllull.lVl(r1 41 11117 LLJll tall
.,,� 1 11 1 11
;.;•).•J ,Ylaa VV Va.VVyaNrLl 1"YlaVas L77G SUbjCCL JL...lJV■ lrY1LG./;;13:11,✓1 4aa cappaV V..d;Isis:46VL(,lllll1�.11L'al aglccmcnt
a1w, ......L Zr,L.1,YCLL Jv1A114.11y calla of l 1=c.."i,'a/n..(a L��lrivrru/..u� 41..a a1t� urban dc,cl pl1.c.t 11vLlw andV rVlic..,..'lu Jill S\.1114�.J 1/Lay G piovidai. lJluall ua\.S 11 lay"uG a..LCp4a1/1L IIll ultra vtl/1.11.u1)Lill;LISaat1u.tu7G la
rlL VaaWtV,Val,..B.J.Vll Vfu,11Ntt1LLLLLf:/1lallJ LV Ill;LL 111 lULI.till.IiLt.uniputlulllul a
that ;II d1,.LV11V�l 4�lll LLll{1141�lJLIIVL 4ll17 Vll1V1 LVaa..�l J1J4l..LJ al4L..NOW Ur'JNII'JVaEV I1J..a.
'1 as GAR:allVal, 11L1J r.V11V_y lJ►'tL�`M�V� lV ..VIll11U LLl.. .V lllu11I1L;4;1115 bbSla Lu 1..,7LLllly LN..p1ayl.la Nf k11V,tilith1L7.11ls
l 1• ryy
l.,V__t_a�G_a�tl[`i�aaV as...Ya..,.J aas LNLN!Jarcas .a. GJ,..1 ant; LVL.laaa..Jos IV...,VII 4/L cat 0411 11..v L.l. J
lt. 11.GVGl/ i... VALl4.LIVII.Jl111111..1 G�IJ and US;atilt 6431VJV ua JLIVL�ItL F/1l.Jbl 1lG land antiLL LL
11/V :11114%,i,Ull M1/11411..AVLC.land UJVJ 4GlaV�lLLLl41 Lad.
2.' C.Polley'8. Provide mechanisms whereby new development pays for the additional costs associated with
those services demanded by new growth. Theseservices may include but are not limited to law enforcement
and fire protection. school site acquisition, increased road maintenance, road construction'Or-einatisiOn;
emergency services, the extension of utilities and the increased demand or need for open space and other
services provided by local governments.
I. C.9.Goal and policies
/ it 111"141 yaE:r;-+;
1. C. Goal 9 The extraction of inincial lal(i'1'I I'Il i!and oil and gas resources should+ro t've pi csci ac the
la::.i and or minimize the impact on prime agl;cultbral land.
2. C. Policy 9' The County encourages oil and gas drilling activities to be coordinated with seasonal
production schedules.
31:C.:policy9.1 When feasible,existing service roads should be utilized to provide access for oil and gas
activities.
4.C. Policy 9.2 IEValnatinri of the fiscal impacts of uew development shall include indirect benefits such as
sales and use taxes generated by residents;construction jobs and the associated economic impacts;support of
commercial and industrialoperations that pay higher property taxes than residential property;housing for the
work force necessary to'ihe:economy;and other indirect benefits.
C.10.Goal andpolicies.
1. C.Goal 10. Promote a quality environment which is free of ugh nsitly materials;including but not limitet�
to,inoperable:.vehicles,refuse and litter.
2. C.Policy.10.1. Property owners should demonstrate responsibility of ownership by'minimizing safety
•
and health hazards resulting-from,but not linuted;tp;:derelict structures,derelict vehicles and non-commercial
junkyards
C.Policy,10.1 Develop programs for cleanup ofderelict:property Sunk and,weeds
43
I'.
Sec.22-24III/ Residential development
] ] * ,
1. l LY Y1 J411 61V.. l VY11Ll4l lVJ fYl�1L11Y(�1'z.J 1.11.LAV� ViIY �ryaV�/111Y111 1:41‘4 Y1lY 4VV VllI\17.11‘04.
l'^y]Y4Ly
1
L YJiYVLL LL��y♦YlvrllayuL.-L✓�1?4rlLyl a:3 LIl LILJ C ut.&.1LlyalLi lZyV lV T,L1y�alYL11 Yla�111�1Z llyLJ1L�1yJIYy11 L141 IAJyJ. 11.. .
tlhrcc(�'d ''" 1l. LLYLLL 1J
Y.fLb1JL]]4uLluJ lyYV�lllt.y y111tl YllY YJ 411W116 lYJIlIY11L1(t V 11 V1uuyl.lJ. ZIIY ll LV YJNt✓a1J��Gllt16I
Can YfL., �111VLL 1 Y11YYL�141uV ' '• �aY Vu , 1 41ui la.Y.JL VawJ luL�luLlw6 d..YilLL16 u\L.L LyrL., L1yalJuy, ylaraaYauaayaalul Jyuau6 uu11
YY..r Y..LY4YY L.Yw.
W11 ' ; ti IA:.' 111 I l d •'tC1 d '
Ll4F/!/VLL11161Y1a 1LlYJ LW !/L.f lV J11r1VYJ 1Y14L1Y lYJ Y\Y yJJylaY LV Gill YJ\ 11141 VrN1Vf/LL1Val 1.
.��``�VYV�.L.YVu V.a1LLJ u4J lYL l�lY tJ�1V 1LY JVV�L`V�l LV(�1.“..4 Yu y Ua4L sy.ndy11Y.Ia J16. YIV{1r111V11L.X.YV YU..np LL.aLVY]VJ p. .lJL V1aJ
I41 4�YL.lY4LY 1�YllluyJ find JylllV lyyO. 1111.. 11JVul YV11Jla4ullJ Y�IVLL1 ano (iV Yl1L�• 5V YyllLllyllL ..tin 11VL 1.0,4 111
LLLL[.JV1111\1al4LV tYr Y.Vyan...li v.UL1a 11V 1y641J it.ILV in JYyll Jy1.1GGJ ullLl I'uYi11l1YJ wIII VY yI V.I�yta.
The intent its!to establish residential areas which reflect affordability and'ltfe �yle choices,.that include dwelling unit
type,densityeivironmental setting and convenience levels.;
Thorough examination of issues such as compatibility with surrounding and regional land uses, availability and
adequacy of infrast ucture:and services serving the proposal;impacts on the natural environment,and other issues shall
occur in the,:review`of all residential developments.
Residential development occi ra in the Residential (R) Zone District,the Estate(E)Zone District,the Planned�:Tiut
Development(PUD) Zone District, or the Agriculture (A) Zone District. These different districts are specifically
described in Chapters.24 a>xd.•21 of this Code.
Supporting uillities and public services and related facilities are essenttal`to any residential development. Reeci4itioh
of this has led the public sector to-require that residential development be accompanied by provisions for adequate
facilities and;:services.
A. The R-zoned districts, R-1, R-2, R-3 R-4 and R-5 va . g ,..i)r
ty in intensity and density, but'are eneralCy.iii►tt
developments of single family lots,multi-family lots, sites for mobile homes. It is important that these types
or, 'of
residential developments are located inside municipal boundaries,in urban growth boundaries or nodes,the I-25
Mixed Use Developtent area,or other areas where,adequate ae ices;and infrastructure are obtainable.
13.' Estate zoned developments are more nu-al, and are characterized by larger lots, streets with barrowclitches,
soine:limited livestock and/or other non-tu-ban components. These types of residential developments are generally
located in areas at the outskirts of municipal boundaries or between towns,and must be planned in relation to the
itt *!1cture obtainable.
C.PUD zoned residential developments may include the above mentioned R-Zone Districts or the E-Zone District,
or may be part of a master planned,nixed usedevelopment.' See section 22-2;-2)<0;for further information about
Planned Unit DeY lopment.
D. Residential development on agriculture zoned land,is provided to aid in the continuation.ofag icultina"1
productionand/or to,:accommodate low intensity�3eyt:! . nt •
Section 22-2-190 Residential Development Goals And Policies
The following Goals and Policies are established for Residential Developments:
I. IL1Y1lWLY 411 LIY.y1.,�.1LLY11.
I'.,I\,licyl. Orr.— .or i►iultiplc.r.. i.�41L�u.4..L.F4Y.Y1 ;.11111 dY.YltpilsY11.J sue.,Lr 3;,Y �,1 Y.:.iYL
L1-L.YY IAA 4611,,..w'yuJ •waw\ w1.I y..1111 lo Lap:iw 1I1uuJsLL6.
44
a.: li y 1.L aka.3 L1 1. 3 •_L ... ..., .., a?3L.. », 3 ..:E....
• .;,,uyp:,,a, .,d..,..:
L. :tic-, 1.2. A&v.3 1 .. ,'.. 3 • l ......., F. ?. :1 1.,....
A:: ,. :r..,1.., :..b 3.,• e.,, ,,: ,?. .3.. : u..1 :,1 1 . 3.J.,a.,.,,,..;
• :.r tta,3 vi,,1..,. p.,..,,,G.r..,.:o......,..t.,.. ,3 3 s.'a . . :.. . 3 c : :f ,the
A. R:t.Goal and policies
1. R. Goal 1`. Urban residential uses will,be''encouraged when the subject site is located inside of an
approved intergovernmental agreement area,urban growth boundary area, I-25 Mixed Use Development area,
urban growth nodes,or where adequate infrastructure is obtainable.
2. R.Policy 1. The County should encourage an efficient form of urban residential development by directing
urban residential growth to those areas where urban services and infrastructure.are obtainable.
3. R. Policy 1.1 E.,couiae tl— of the :.,1uat.:1 _ .. .. _ La _ ..,,
i.,.,:3.,u.,upp...,.,.1.,..3-.,. ..,..,.S:. ............:.1...�...,,...,..., .h-bmwela,r
m• a,I-2i.'sL,,.2L.,�.....;,l., ..._..,...., „. .,,,,....3..._ ...............3,,.,.ES,,....,. ..y Vim,... , ,:ab6,:.,utca3
•.1.,. : , ...uL: „ ., ,, , 3c,. :u'. deo,.i„pn.e„t. Urban con erctal and
industrial dev▪elopment will be encouraged when the subject site is located inside an approved
intergovernmental agreement area,urban growth boundary area,I-25 Mixed Use Development area,
urban development nodes, or where adequate services are obtainable. This policy is intended to
support urban residential uses.
B. R.2 goal and policies.
1. Pe.0,,,,12. .. u. . 3 4J.. 3: .1.:. u. 1.!J. , . tL . ,.3 .... .3 •d r... ...
o. d:,t,:.c
2. R.- .: , . i7., 1—.3 ..ii.1
.,....G..., ......... ....3 rc.,..., .....,,. .•,., _..W ....,..;,:i..,.,,u?:..,.,.,..,..::a:d„, oy...., ..3 u�..:3.., ,..L:b:�• ..,
%:C.,.,r..,•:3:..b :., Y...,Y..,Y,,.:y ..3.,,,...:„:.. ..:1:1. .i...��ai....::........1,,:.,...:,..�1.... ...,:: :,.....,.,::he
-'.�"...........:.. ..:il.,,Y..,e.,.,,,3 3:—.—,,. 3,,.✓:.,r....,.d. !..,...,��,,.,.•..,.,.. d.,::.,..,,.1.,,,..3 :L„N...N.e,L
...,..: ..,,3 :1. e :Iti 1,.: ... 1 . 1 :, : :: ,y f:—.„, 1.:.. “„c1,—„,—. ..1
en, 1 Y... ....
n. :v. :I,: ,-2.1. .1 .: .. ..aft. . .... : 3 .
1. R.Goal 2. Conversion of agricultural land to estate zoned residentialuses may be accommodated when
the subject site is in an area that can suppgrt such development.
2.! R Policy 2. Regional compatibility will be considered when estate zoned residential uses are proposed.
a: R Policy 2.1.The size and density of estate zoned residential development shall be determined by the
infrastructure and services that are obtainable.
C. R. Goal 3.
1. R.Goal 3. Pio,,.ot cf5 . ... ..3 %e ... 3.,C•.,.,
A"
45
IVJI yllllftl C1l.Yl.lVrauyua Va• lllJllly W.
1 11
1..1.�iIVf3. as ..a1Y1l.y JBA1Ir..lyllVVuaY5VµVV11lrµVClJllaaulU11)Y1l�VYylVraalyal\l,y1I111V,..,a51WCVVlll111f
baV.I ua.V larVGla bav.v is VVYlaalau� Ya Vaw.Yad.V.LVJV••••••44.-1 ••1........tevNal OVA•;••••69 441.•••aCasaadj Y.asSaaCJsV efaxb
VvaaAa11a.auab a:1,0 uI.a.Ya yaw.V a VJ5JV1a\a.(l YJ V.
µ. ate.1 Jaly f J.1. All a sly• VYaaayala 111 154/1533 J JiIV J a1 10“...•.:**Iry VL L1 Yyy Va4Wlyy null dri
state and ft a}yaac;J;.a1a.l.11all '.aylYcl' .....V:::uaaa 1 t.]i 1 f
1 LLlb V V.l .V In. VyYU VIIWIIW arl lLy v1..aY1 ��Yly1 anal
Cka1�Air Acts.
T7 JJ 1 . 1.0.1911.1Y ,}
V. aa. A USLIL f.1... I I1.VI £VJtalyll.l{ll sly V y&Vrl►lylla 9.11,119...1.01Y1.99%.. V Vllarµla\Y111aJ ,,sC a Vana\uln
JJ
J Yal Vraau�u1ab lWIL YJ(CV�.ul aya lay Vi 6Va(`a Va ala 41.941.11201:11.5":":161.1.9,{ JVi1lV,tlyaaJlai,uµ�a1V,�YJI µual uVIJV.
y, K. 111115f 3:3. C.araaJ Vl.µhull uILµitaatl JIIV It....aaW s.Vu an .Vr Vblfa iy, V6VYaanuu µuth 0µl1.1
..V..1J..J Jl1V.G.l by ra JV..a dra:ey.
1 R.Goal Provide mechanisms forth ivl'sion or land`gon griculture,to accommodate low intensity
development.
2. R Policy 3, Employ planning techniques such as ette at iis,clustering,easements etc.,to allow a portion
of aparcel to be developed into residential lots while retaiuuig.t Gets that can continue to be used as agricultural
lands or othirlow:intensity developments.
D. R.Goal 4. ` 1
1-l�.lVGl 4. 1711 11,., a Jl'yuul�le•ISVral1Vlla 31115.4 F1µ aW 151111 114 .
1. R. Goal 4.Promote the development of affordable,quality housing for County residents.
2. R. Pokey4 Opportunities for haaiiiIig!dgvelopments uicluduig,but not limited to, multi-family and
manufactured homes,should,be provided to encourage lower cost renter.or owner:occupied housing.
3: R. Policy 4.1. Affordable housing developmentsiaMM'be located within a reasonable',distance of
employment,`community centers,parks,shopping areas,.4a schools;or where transportation services can be
•
proytded to enable access;to areas.
4. R. Policy 4.2 Provide for appropriate accommodations suitable for multi-generational or caretaker
quarters.
•
5: R.Policy 4.3 The County will'consider proposals x' ch provide affordable housing which include,but
are not limited to, higher density,reduced amenities,reduction*Open space requirements.
E. R. Goal 5.
1. R. Goal 5. Ensure that adequate public services and,:facilities are obtainable to serve the residential
development.
2. R.Policy 5. The'lan`d use applicant Will derrir)iisfa id t ie Board ofCounty Commissioners that adequate
sanitary sewer and water systems are available to all residential development,and that the roadway facilities
providing access to the property are adequate,to meet the requirettietits,of the proposed development.:.
::, i'Pt 1l {'I S I P irt!!,':,,'. ....:a •', q I N'hltl
3. . R.Policy 5.1 Applications:for resident ... dpinent should be. . :>..ed; accordance with all
applicable provis.gt►s,of this Code.
46
I rill•0ri'3113 I: ,?;' .. r r i to . .1.,, :t6,
R'.Policy 5.2. Applicants for Cleve o� �a ttesponsible to detemune the sta tus df a well through the
Colorado Division'o>f Water Rc§ou4ces•,
F, R. Goal 6.
... . .....:::. 1 In un r;t n E
... . .. ,..,:�.r.;•i r, p,,,�!4"��: ... ,,:: �t�ta t !mini
1 R.Goa 6' Tliecompatibilitybetwe ne , , ,t enttaldevelopmentanci'existing"surrouncgLana uses.
Will be considered
G. R. Goal 7 ''; ;.
1: R.Goal 4-7. All new,residential development should pay its own.way::
2. R.Policy 7.. Provide mechanisms whereby new development pays for the costs of infrastructure directly
related to the development,:
3. R.Policy 7.2 Evaluation of the fiscal impacts of residential development shall include indirect
benefits such as sales and use taxes generated by residents; construction jobs and the associated
economic impacts; support of commercial and industrial operations that pay higher property taxes
than residential property; housing for the work force necessary to the economy; and other indirect
benefits.
40018.
1. R.Goal 8. The extraction of minerals and oil or gas resources should conserve the land:an tmnirnt2e
the impacts on residential development.
Sec.22-240 Planned unit development.
The Planned Unit Development(PUD), found in Chapter 27 of this Code, is intended as an alternative means for
development by allowing a departure from the standard land use regulations.A planned unit development is a method
used to review the subdivision as a unified'an integrated development. IA.... .armed and
.r :I:J.... 1a..1a.l.rl :,v.\JvaIt.,.: ., \V1,1:J:Va:41. �,.15:Jp✓:: a ., a.ya:a..a. a.a., f1a:J:lptri
ufth;s Codc. The PUD process shall'not be used to circumvent or distort the goals,
policies:or requirements of this Chapter,Chapter 22, and Chapters 19,'23,24,26 and 27 of this'Code. The objective
of the PUD is to encourage flexibility and variety
in development. :L:....,;. d. .?„tr...,..w ,,..t.'...,:it Co1LL1ty
,aav a.r1•aaf, uava . v • wav %/ luu1, p,a,Ca:..1 Vat" • u �i..�,... Jravv u...[ :aara v..i ww::ar:...J. It is
acknowledged that the encouragement Offlexibility and variety flay nat be fully alignedWith all technical and regulatory
requirements of the Code. Therefore��the.intent of certain cicn hts'of the Code may be satisfied in creative ways that
are not specifically described in die.Code:tie,county will encourage a creative approach to development design while
protecting the health, safety and welfare of Weld County citizens. To this end, the Planned Unit Development is
considered to be the preferred method for review and entitlement,particularly for mixed e;deyelopments.
Sec.22-2-210. Planned unit development goals and policies.
The following goals and policies are established for planned unit developments:
A. PUD.,. Goal
1.PUD.Goal 1 County
11LL\.11\..11111%111\.uok...Vr 11.11\111\ r V kl..)V. aaPJ1,r W10.,d1Ja11\.aJ,Vl . Ll\.LL La JVa1av 1uGaaaa..a a,saiai. . ca,/a caaaaa..\1
l{1L\�\.�\.1VF/LL1\.u\a\.\.V1�L1�',►V Y11r 1..fU11\1.111 J1rL.V\\�1 ul,JMbuval a.�4 1-,13 of this Code. In an effort to promote
the PUD process for development review,the Countywill cooperate with the development applicant to achieve
47
the objectives of the applicant while ensuring the proposal meets all health and safety needs;meets the intent
of the zone district(s)applicable to the land use proposed;meets the intent of the goals expressed in this
section; and conforms to the Weld County Comprehensive Plan.
B. PUD.2. Goal
1. PUD.' Goal 2
Conversion of agricultural land to urban residential commei cial and industrial
uses will be encouraged when the subject site is located inside of an approved intergovernmental agreement
area, urban growth boundary area,I-25 Mixed Use Development area,urban development nodes,or where
adequate services are obtainable.This goal is intended to address conversion of agricultural land to minimize
the incompatibilities that occur between uses in the zoned agricultural district and other zoned districts that
allow urban uses. In addition,this goal is expected to contribute to minimizing the costs to County taxpayers
of providing additional public service in rural areas for uses that require services on an urban level.
C. PUD.3. Goals and policies
1. PUD. Goal 1- 3 Maintain land use regulations that allow County officials to review development
proposals which may combine uses by right in two(2)or more zone districts,or which in some manner qualify
as a planned unit development according to the definition set forth in Section 24-1-40 of this Code.
2. PUD. Policy f 3 An application for a planned unit development within a municipality's urban growth
boundary area should be reviewed in accordance with the urban growth boundary and planned unit
development goals and policies:
a. PUD. Policy+ 3.1 An application for a planned unit development within or adjoining an
unincorporated community should be reviewed in accordance with the unincorporated community and
planned unit development goals and policies.
b. PUD. Policy 3.2 An application for a planned unit development in areas designated for agricultural
use should be reviewed in accordance with the agricultural and planned unit development goals and
policies.
D. PUD.4. Goal
1. PUD.Goal 2 4 Encourage creative approaches to land development which will result in environments
of distinct identity and character.
2. PUD.Policy 4. Flexible design elements of a planned unit development should consider compatibility
with existing and planned uses on adjacent properties and within the planned unit development. Design
elements to be considered include,but are not limited to: general use, scale, density, architecture, distance
between buildings,building setbacks,building height,street design,traffic impacts,off-street parking,open
space,privacy,signage,screening and landscaping.
a. PUD. Policy 4.1. A planned unit development which includes a residential use should provide
common open space free of buildings, streets, driveways or parking areas. The common open space
should be designed and located to be easily accessible to all the residents of the project and usable for
open space and recreation. Some planned unit developments may not require common open space
depending on their type,density,or other factors.
b. PUD. Policy 4.2. Conservation of natural site features such as topography, vegetation, and water
courses should be considered in the project design.
r
48
E. PUD. 5. Goal.
1. TUE. Ci,,..:J £.. d. , d . ycf2 :a...... d r l;. ., ..:.
1. PUD. Goal 5. Demonstrate that adequate facilities and public services are obtainable to serve the PUD
or zone district.
2. PUD.Policy 5. Creative and innovative approaches to obtaining adequate facilities and public services
will be considered.
a. PUD.Policy 5.1. All new development should address the Transportation Section of this chapter.
Access to properties should preserve the existing or future function of roads and highways affected by
the proposed development. All development circulation systems should be designed so that it does not
disrupt highway travel. The traffic impact to the public road system of the proposed development shall
conform to the standards established by the Department of Public Works and the Colorado Department
of Transportation. Dedication and improvement of roads and frontage roads may be required as a
condition of development.
b. PUD. Policy 5.2 Creative and innovative approaches to internal road systems will be considered.
F. PUD.6 Goals and policies.
1. PUD.Goal-4-6 Promote efficient and cost-effective delivery of public facilities and public services in
the PUD or district.
2. PUD.Policy-4-6 A proposed planned unit development or expansion of an existing planned unit
development should be subject to the following provisions or other adopted regulations by the Board of County
Commissioners:
a. PUD. Policy 4.1- 6.1 Flexible design elements of a planned unit development should consider
compatibility with existing and planned uses on adjacent properties and within the planned unit
development.Design elements to be considered include,but are not limited to: general use,scale,density,
architecture,distance between buildings,building setbacks,building height,street design,traffic impacts,
off-street parking,open space,privacy,signage, screening and landscaping.
b. PUD.Policy+2-6.2 A planned unit development which includes a residential use should provide
common open space free of buildings, streets, driveways or parking areas. The common open space
should be designed and located to be easily accessible to all the residents of the project and usable for
open space and recreation. Some planned unit developments may not require common open space
depending on their type,style and density.
c. PUD. Policy-4-}6.3 The developer should provide for perpetual maintenance of all commonly
shared land and facilities. The County should not bear the expense or responsibility of maintenance for
any commonly shared land or facilities within the planned unit development.
d. PUD.Policy &'b4 Conservation of natural site features such as topography,vegetation,and water
courses should be considered in the project design.
e. PUD. Policy-4+6.5 All new development should comply with the Transportation Section of this
Plait chapter. Access to properties should preserve the existing or future function of roads and highways
affected by the proposed development. All development circulation systems should be designed so that
r
49
it does not disrupt highway travel. The traffic impact of proposed development:0--
„„—, shall conform to the standards established b i Ott,„,e„dahon., of the
Department of Public Works and the Colorado Department of Transportation. Dedication and
improvement of roads and frontage roads may be required as a condition of development.
F. PUDT677. Goal.
1. PUD. Goal-577. All new planned unit development should pay its own way.
2. PUD. Policy 7.1 Provide mechanisms whereby new PUD pays for the costs of infrastructure directly
related to the development,
3. PUD.Policy7.2. Evaluation of the fiscal impacts of PIJD should include indirect benefits such as
sales and use taxes generated by residents:construction jobs and the associated economic impacts;support of
commercial and industrial operations that pay higher property taxes than residential property;housing for the
work force necessary to the economy;and other indirect benefits.
H,PUD.8 Goal
1. PUD. Goal 1 The extraction of minerals and oil and gas resources should conserve the land and
minimize the impact on Planned Unit Developments.
I. PUD.9. Goal and policies
1.PUD.Goal 9. Promote a quality environment which is free of unsightly materials,including but not limited
to,inoperable vehicles,refuse and litter.
2.PUD.Policy 9. Property owners should demonstrate responsibility of ownership by minimizing safety
and health hazards resulting from,but not limited to,derelict structures,derelict vehicles and non-commercial
junkyards
3.PUD.Policy 9.1 Develop programs for cleanup of derelict property,junk and weeds.
Sec.22-2-220 I-25 Mixed Use Development Area and Urban Development Nodes.
i1. :..,r. .,_».,.,.,.-�....G.,..,....,,»..1.,t.f._l.:bl. »� .,�.. _...»..1'�.............z:b.....:°.r. .,.,....,.,...........r-. ..b........
:G,,. ..ro::.»...1.»»L»..,..,,».:,1...................1»..1»Y,,.,».».. ,1.,..,.,Y....,...-.1 d.,....,,.,,.
„ D l r...». :{NICE) L.. ». u d.. »1y 1.,1:
r... ..::i. :..n» :. : . :., 1. » ,,:e: : .».y:..b : / 1 .o: r... ..: »r» ::} »..1
cfftttt.yl
3 Tl._MUD . ,:d »..: » d 1.2'. ..6:..6 rr G .:'.y f.8. „./..2„:11,1„.-.11-I-.-..
1.—.. 1.: ,.. ,.Y s:... 1 b. ..i.. ..11 l e... .... Th..,
1: ... .. .... ..1.v: :.. ..
1...c ... ... .L.. .... ✓ » ....,t;:. f 1-
„.-
-- .».... 1:..h » .». »..1 ..:
„ft— '.- . L _....1
The F`d3 . »rr. »sL .✓:.: 1. . ... t f._ d ... F._,.1:1:: »..3 �:.!✓. T » 1.1 x:La:ty
C. a.. l ... ...... CI.-P.? f _..: _ ».d f :.._ :.. .1 . t.,
Y»a?::✓ .. s »..1 C.:..b I: .r.,,, ..,y ..,:ri. ..,,..1:.:.,...::.... .,f »..1:..6 1»..1 »..1
. ... : 1 :.J I 1»..1
r
50
a. al and ..a... yaal::
B. . .: tiy 1. la... .d' y G. a....a...,.. .. . y ... ..a, a 1........, fa. 3_._ r... ... ... L. a .a
b,,,a...,., :{. ....3:.:..1. ., ... y :... r..aC..6 . . .. .—aids, ru.r.,a.,vr-Lapa...Lva,a..1 Enna
r fa..a.... ..w.1e a..,.1:..g :a t... C6:,..a1.,.3.ra.:......: J. Iva:i.,. :7..:1......,,..,, ova :yr.O and
b..,a..1..a:.., L., Y.,.,.,;,i.., :La: 1.. ..a......,a., a.rG., La.1, a..1 1..,.;:. Eat ay:,:...,, La.. .,...:.ua;..d :., t..,
a.d r . ..l:d 61 ti,c St. V,ani
S-a....aavatSy. . LaLaly ,arr .. a....a.. . ...... .. a$.,..,aL: 1. a ..::y b..,..t... and.,,ra..1.
A. The Ma':' :...�Wa 1....1 ,,,., rr:a.. 1., Mixed Use Development Plan (MUD) and urban growth nodes are
intended to provide a foundation to enable the County and its citizens to make appropriate decisions regarding
future development within a specified area. Conservation of natural resources, development of quality
communities,provision for regional services and employment opportunities,and maintaining fiscal integrity are
the key factors driving this type of development-plan. Mixed Use Development Plan Land Use Principals,such
as the I-25 MUD and urban growth nodes; are based on five central ideas and include: 1)Employment Center
Development, 2) Interconnection of Community, 3) Consistent Land Use Standards, 4) Appropriate Zoning
Mixture, and 5) a Planned Transportation Network. '3..,. .; 1 1 ... ... .,,ri a.a.,d.a ad,a....,,
.a't.... 1.a..l„ft to
B. The land uses delineated in the Structural Land Use Map 2.1,the most recent copy of which is on file at the
Clerk to the Board's office and the Department of Planning Services and Table 22.4,promotes appropriate levels
of facilities and services for the entire MUD area. These components are defined in Chapter 26,Article II Section
26-2-20.C. of the Weld County Code.
E C. The Urban Development Node is defined as:
1. A site location of concentrated urban development located along or adjacent to the intersection of two(2)
/'• or more roads in the state highway system; or
2. A major concentration of development that requires appropriate infrastructure,well-designed and managed
road access and high visibility. The boundaries of these areas are identified as being located within a one-
quarter mile radius of two(2)or more roads in the state highway system. The development standards in these
areas are based upon the impacts which urban development will have on the landlord,requiring the application
of urban use standards which are located in Chapter 23 of this Code. The urban development nodes are
delineated on the Urban Growth Boundaries Map,the most recent copy of which is on file at the Clerk to the
Board's office and the Department of Planning Services.
3. Land Use Components are delineated on Structural Land Use Map 2.1,Table 22.4,the most recent copy
of which is on file at the Clerk to the Board's office and the Department of Planning Services.
Svc 22-2 210 MU3 ,.2..._t....11a..3 rla..
A. il.. :du3 ..a..a.el la..l a . .a..: .......1 r. .:1.a=c ..3a.. ... ..a : E. Cua.Ly and li
...ar..., a.rr...Y. a.. 1..,:., „ba.1:..6 :vL»... 1...,, „ ........ a...,.. :,f na.a.ai. ...,,,a.., , 1...,.,r....... .,.
y,.a2Ly................ .r. .:..:.,..f .,b:.,...d..,...:...,.,....1.,..iL.,y....,.. .,YY:,..,...... ..d...a....a 6:ALA int,gxity
a.,,the kcy .a.L...o.:.:.1..5 ad.,visa... ilia ..iL dad 1.. : r.....d:a p:a.....ti:a ad.a....,.a1... ::a..L.8-to
l.a..... iL.1aai a . .1:...a..1:..:L. S:.a .a 1 "da..1 U ... aY< a..,... .. .p) J . L....
.,.;:fig,a. :1..,
f Fa a: a..d fa. 8..,...t:.. MUD a a.
3. I: .., : ..r....a... . 'dad. . :L F .. ..a :: ..a..a..and aa, ya2:Ly al.,Lail:.and
d ...:. .........aL.: n.::1.. ... ... .y:. . , b ..:L...... .S id r. a:.:. a ..,.,,a:11„8
51
...... ...
(25)to fifty(53)},.,. : :.: . . A.a..,.,c::,r...,:9.... ..::i
.:.3.:..b.,:co.,m,unaq
Set.22 2 2+3 P.:-- : l_ :c.
Tic Ph—:For he-h1; D 1. J:. 1 ,,...,f ,.. .. :. 1:, .,..d .. 1} ' . County official
b..,., and h., . b..,..Z.. ...:?.. .L....a o. d..aa.t Loa.
t1.,, r .. . } t- ,.la..d ..i..
"of—knits-7
1. .ap.uy,.. ,,....,.3.,v.. .,e......... . ............... .L.... ,;a., .....r..,..,.,,,a.....:y» „rr.,.....::} :.,.,..,.....
iv w aid d,. a,.avr uti. of i.asu„a, and aaa.aunai auadv ayo al r uig..a. a..a. Insa .ca1L.1 ncc4e Lk) uc
N,a„a,.d :u a.s.... ..uat it will lal.. ad a,r.ag. of ila. .ua,.y au.lJu[ea aa.1 uppUaru,.iaw i.. 1.e w.a, veit:aw.
dehacting E..,LIUD.
2. L.. . . .. .. .. fC .. .. .:G}. .. 61'» 3 1F . . :..:?. F».»._ »�::} Fl:a:..
aIc aca. i.aw.w.ua.uiv ity of waaaa.w.i.y .aut1.,o and acuvi.y ....:..o will aid i, di, v;.12.1y
Alt..uat;ve.tans u:t... , .,Ga;:.,..a.?.,rr.............,_L.
a, z,Y. .:1:..b,af a..1 . a,a.:YatL. } . :.a.... ......a...:bL u... ✓ ..::1...,....a.,.. ::} f ....a:.o
7. l a. .. :n..gl.Lu.l. d d ..:.a2 } t d
..,......... } .,.,..:..,., ..::1:... ..d1..aL:_d.,,....a::,,..,E,. .?.,,._,:d.,...., ..13....tl._P9.33 ..._...
.,. Cti..,.,a.....;a..1 Js„.a..3a.1,. a; EL,...,..d..;a..1;,,.,:1.....,,.:1:.............3...1., .L...,..a..,...._..1.3:.,
p:_..._...:L_1a..3 a..3 3_._l p..._. :pJ.::.»,:..Z:.,Chapt..and C?.ap: . 2 24..-1-27 of this Cod.. In
dl Laacs, 1..,5. ,s?. ald L w..s .. c :oi clarification of spcci.t . y»
4. Appaopiiat.Zunhag P.ia:a. • J. : .
.: :.::} f I-S and SII 113.
..:L......:...b, .. f�....., 3 ✓▪i...i.,a...d ..XdhItLLiL , ,..,.a. ..::1.r. lu.. ,.:..a_.. ::} 1.,..1,.,.,.
52
tin. 1awn,p .: :: ..IL:., .:.. 3. .. a1..ay ..:1 . ,:.. :a1:..b. i5,SII11?,3i:'✓....1'l/SR
1,ate tl.. 1..a L.Ja✓.J�w a. •3., .nit,.p....w.y,,,a y,..a..a.,,,n.,n yp:ay w...nnp.,a anon. 6.,
nut uuly of i1a„ifiCC an-a,nut fm da..C..a.:y..0 ..,,i:. ;Vn :i.:,..,a, �i.,,:..[:.........:...........:.._6: .,........,.,.,��
3. 9:a a :aa: anal e i.L e. :....1 .. .. 1 .:.. ti .a 2 ..1 3J..4ap 2.1,Tatd.
2.48........0.. py cwlai h:auu fib,at Ha-:-1—k .J23.-.-wad t., pa.aaa..u..,.ii.aaaa:.aag
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as taaff. :i.,, .• ..p:., . ....1. _........, a..;S:.,.......a:..a..,. 3,., rim. a... ,..aa...d ... Inv.:1a
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'1.a:a„..,%,.,,,itl .:c ..all a . aa, a GA„Li.,ay,.
..
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wallifel.l:aa.w fcn. c:.ag .id.aa.:ayaa: ,.aaZ:o as, u,..a.,.:uaa,aa.:l:aa.:.uaa
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Iwn.uuue Wan..asuaua dauagc ua uu daaaaagcd by (la-waa,aauaaug 3.11.C _a.,:ua,. .l..,.,w ...o vas.al t., . a .,..... .. ..
by pa .:1:..g n.:1 .,:v. ....%,w.1 ..Z.'ca:a and fa. �, p. . .: .. uatmal
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wpy of ..... :, ,,.. rib, at the Cal-l. uffi,., a..1 a.,, 3cYa.......... ....ri
primarily deaaaoc: t, dn. u a uuudaoaa Z vl1Iwua (a, 1 .. ti y :EMA
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:.d �.a1 and 1 a. Ad 1na:.,ag., ..aya an.1 g.a.., a..o., .,.,,. :L.1mm: land
. .
.....g .....L..g,.:., fa..:.... ...:.......dam, .,a..al,a..11a..,'u.,,wad a1ja.,.u. ..;.a..,,,.
m..,p.,.:a::....3y o:.,.n,. •3n„:la.,a��c,:,a la:..aw..iay uf4a..,p.,a:a::,,..,y,:.,.,.1.,,2.upau.,.d a.a:a,,,puu1,..,
.dupau.,ad pa.,p..,..1 a a lu :a.1',simnel
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53
T�•...�.. c....,..,. T.anon 'Jammu .,
..,,..,Y,,,:..::..... :v .:,..:oa ..ma: fo C. .1L.,.. L:b;. .::.::J 1 .. .f::.,:e•rat: ' s ..d y,.1.::6 r ti :.:....
ac.,CSa a.c found. Ti .. .. ... . 1.1:.. . 1 Fail, ....d 1d.,1.,..,....1 :u: . 1. —:I. Td.L.
22,4,. .:3_ :.rr. ,,:..a 6 foreadref:i..,1,...1
build- tof-tL I UD
Sec.22-2-230 MUD Goals and policies.
The following goals and policies are established for mixed use developments:
A. MUD.1.Goal and policy.
1. MUD.Goal 1. To plan and to manage growth within the I-25 Mixed Use Development area and urban
development nodes so as to balance relevant fiscal,environmental,aesthetic and economic components of the
area
2. MUD.Policy 1. An 1-25 Mixed Use Development area and urban development nodes should be
established and delineated on the Structural Land Use Map.
B. MUD.2. Goal and policy.
1. MUD.Goal 2. To assure a well-integrated,balanced,transportation system which meets the public need
with maximum efficiency,comfort,safety and economy.
2. MUD. Policy 2. All proposals for commercial, industrial and residential development within the I-25
Mixed Use Development area and urban development node overlay district should use the PUD application
/-• process and regulations. The PUD process will allow developers flexibility and variety needed to offer a range
of products,services and uses. It will also give the developer an opportunity to explain the development plans
to surrounding land owners and the County so that important information about land use compatibility and
services, facilities or utilities needed to serve the proposal are determined to be adequate.
C. MUD.3.Goal and policy.
1. MUD. Goal 3. To provide efficient and cost-effective delivery of adequate public facilities and services
which assure the health,safety and general welfare of the present and future residents of the County and the
area.
2. MUD.Policy 3. New development should avoid adverse impacts to surface and ground water quality and
should implement techniques to conserve such resources. All planned unit developments within the mixed use
development area shall use the sanitary sewage disposal facilities provided by the appropriate sanitation
districts. PUD water supply systems should be provided by a rural water district, company, association or
municipality.
D. MUD.4.
1. MU3. Jv2 4. Tk,.. ..t. ... ..L....r. .. d. _ .,;...6.. : . uc 1 = 1. ... . .. ....
2. S:ti3.-2✓.:.,, 4. 1.. ............... ............... ....,. .....,.. ..n:.,,,b., . uo. a..,a
1 F:.. .. .. . . Z1a'✓: 1 ..r
L. MUD.5
54
P. MUM c 'and»..1 i.J......u.
2. MUD. Policy-E,. tic.. 3 . 1 Y... ..; s:. »11 w»6 » :.... .»G. :::..6 and a. LIUD. Pal cy 8... IL .. 11 11 . :»I 1 .c: Y... ..; ?. »11 a 2..w ti:.}
d.,uib:.. �^.ca:�..f.is,...,.,�:.;.1:....r.»3.;.....3� »r:..b�%....u..,.8.,,...,... 3.,..1.,r.... :a........... ..... ..»:�f'ic
M11:72. �.,. .,y �:7. ......3� ..,:..6 .,. u?..s?1 ,,., 11........:....1 $U. 'c.. r.,.:....,.... .,. ...,
2 3 2»..:..1»u»:J» 'dantL ... ..». C w.1
1. MUD.-2.2k, .-.. M .. : . . u. ...:L 1 » 1 . .,,1»,,.,
d_._1.,,,.....
...
3_..
Ly t».»_ »6 L»[2..6 L ': .». ? ..»». 6 ».. .. »..1 °a d..
6. M::3.;elicy&.-.. 1.1..,....,'..b.,:6...,.,...,.%1:,-...,.,..Y...:;i.,, ..:;L;1...............1:..6,...:..,......,.... Sib..,
h. Pt2JD: W:: y S. £,..,...≤C„».y »..dS.
L,gliwaya.
MUD.Policy 69. 1....,.. 1».»l r... ..:u?. L1 ...1.y ..:a.2. e»Elie fm i1:C w.1
55
of t1.:;:'Ia...P7... 1...1 ......: Z.a;. :.. y..J:. 1.r. y.o::a.:.s:..3afS.;.ut
• ..y,...,1:v. .,. .a,. .,:L, 1....... ..y.... Z..1.,..,.. .. .i%.....y....1 :.,ya, -t11.L.o3t of OIL.
ya.I::. :z ", �..1.,...:..:..y. ......,....,a..1...a.......,...... .v.....f...,c:.,l„6J .,. ..., ..,,...,,....,,..�..,.P.3
followwL.g.
illaint.AalLsCC,
2) .4y..,y.,..d..,�...✓... ,,...r�. 1:,:.:L..:.3a..,..,3:0.,'i..F..,� ......
1,, L, ▪ a.1
1, A y.oy..oa:1.a.:1 'ic,1..ayy.oy..a.. 4.au..f1 » . . . ....,... ..1.. ....... .
• ayii.:.1.
.: ...G... .. ...:f: .: ...1 ,1..io .,.Cam.:y Cam.. . . .... :..1 . ... ..'..6. ..y '.
L..aus J:11:o....,...... :.5:................,.,..,..... ..b i... C.,,..:, ..:]a.b. 1:...,.,.,..,.,..1:1..,1..:,,y...
k. P.f I . Imo:: , 5+1-111 ..... 1 l y... ..: '.. s 1 ... , ..:2::S.,.::.,.:22 3 GO of this Chayt...
Loy—F-41—.,.,i.d%y..o....t....,...,.u.b...1 f,..,..,r:u......,..„f...a1.,....1 a:f..'. elty tL.
r. 3 . 1 ......;. .1111.,. : y......; ..a:a::o.. y :c..W L 11 ;. 1. 6...L 1.a: 2L.y 1.. ..
Tlu'fi, t b....a..1 , :1.. y, .1 1...1 Y... ... ... .._`e...r to Ho-
of
..._.,.........d.�:.,.... 8..,3.,..........:.,:Public Work a..d ''d ya......,....,f-.t....,y.............
L`c ...G...............r..,.,....,..:..f.;,..1s....l:ron;..b, ..,u1,....., �,..y,,..LLs�..,..1:::.,.....:.. .a.,y......:.
1. MUD.P.i:i y-5:12. .\11..,,.. 1.. y......,0....1.1. .qG, .:a.St.,..,,.r 22 5 6O-of tl.;,Ci: : .. "aria
• ILLUD.:
• hluc. :✓:., .:I. I;... 1 .. ....... :. a:1 . .... :1....:n 1 qu:f. ...l.a. . Cdhere
:e..�.., ,d.a:...b. . ,.,,.,'...,a:1;,.,..a.....a....1:..1..:. .....,...r .,, .,yL...1......a.b.
o. MUD. P7... 1...1 y......:s:. 1.1.. ..I.a
P.fuD. :J.:.y G:15. :nb:::.. 1,.,. shoLdd i.,.. .....Li.l(.Ly y.�.C.,,,., ...,...y:.i.i.. :.. t... ...,y.....,::i..
lire 11...y-..-.,. II .b. a...,..;.s'.1 a....a... 431 :1..b...,..,.1..6....,y,,,,.,,1..
L. MUD.:J.:.y d::Q. 3:.,.,..a,i.....,..,0...,sdL.,.., .b,, ....1:..,....1:.....i, ii.'..,..'..b.,.,..�...._...,... ...
an-a5.
• P.f)D. .1.:.y ::3. .3... 1.. : y......; .;...,,i.1
riv.g.tat:m.:
56
&23. "s;a:., Y..d, ,.x.,. ..,.,a.,..a:.,a. .,a,,..., inu,:ld a.., a. ..,,g..::�;;,}
sh.,s11 b.,vr.r.uuwu xx....1,,, w Lai ,.yu ,Yav
..1 b ..a Sy.....a.:.., :a. 1a :1 1 �.:. .a .x ..1 Fn.,.id,
MUL'..2.1,r 72=2.
uYrla:
Yl . Y.a. ... and,„.id,
25 of thi,Cal.,. Th
y".Y.,°., ▪ iI Ouaaa:::,.x .., ,11 L„ :,, :„f,,.... a.,, u., . .,f:1, ,.: .:.. a.1::: xa„ yY .: ..::: .aud
1.:..1. 25-RI:,,,z:-Ua.,3.,, :.aS,.me,:,.a. d.1 J
• ...x1 y.,.y....a.. :...la,. it ......
D. MUD.4. Goal and policy.
1. MUD. Goal 4. Facilities and infrastructure which are included in this area should be evaluated in order
to minimize discrepancies,promote a better understanding of growth dynamics in the area,avoid duplication
of services,provide economies of scale and ensure coordination of municipal,county,regional,state,and other
growth policies and programs.
2. MUD.Policy 4. New development should consider compatibility with existing surrounding land use
in terms of general use,building height,scale,density,traffic, dust and noise.
E. MUD.9-5. Goal and Policy
1. MUD.Goal 5. All new development in the Mixed Use Development area and urban developttient nodes
should pay its own way.
2. MUD. Policy 5 Provides mechanisms whereby new development pays for the costs of infrastructure
directly related to the development
3. MUD. Policy 5.1 Evaluation of the fiscal impacts of new development shall include indirect benefits
such as sales and use taxes generated by residents;construction jobs and the associated economic impacts;
support of commercial and industrial operations that pay higher property taxes than residential property;
housing for the work force necessary to the economy;and other indirect benefits.
F. MUD. 6. Goal
1. MUD. Goal 6. The extraction of minerals and oil and gas resources should on serve the land and
minimize the impact on Planned Unit Developments.
MUD.7.Goal and policies,
1. MUD. Goal 7. Promote a quality environment which is free of unsightly materials, including but not
limited to,inoperable vehicles,refuse and litter,
2.MUD.Policy 7. Property owners should demonstrate responsibility of ownership by mininvzing safety and
health hazards resulting from, but not limited to, derelict structures, derelict vehicles and non-commercial
junkyards
r
57
3.MUD.Policy 7.1 Develop programs for cleanup of derelict property,junk and weeds.
58
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. :.. .::......1..Y.:.,..,.:tiaiio..,,, Ci.......,.:o:,.aC..,...;y.,,e:,..d::U..,fl:.....,
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 systems (for example Special Districts) may be used for urban type
development within the I-25 Mixed Use Development area , and urban development nodes or,urban growth
boundary areas, with certain restrictions. The alternative facility and service systems must comply with the
standards set forth in this Chapter and Chapters 23 and 24 of this Code. Systems that are proposed to be located
within a municipality's urban growth boundary 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,it is the policy of the County to consider
any evidence submitted by the representative of an entity responsible for providing such services or facilities. In
addition,the following 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 that where and when possible fire service providers should utilize the highest available equipment,
standards and services,the County realizes that often fire protection providers are volunteer rural fire districts with
59
limited service abilities and personnel. sYa aY,.LY.,,1:,,.. LL5 J.aa..LnL LN.Y ;YYa11..yaVpVd%,1 aJV4waiV 575 V
y:VavvLLVLL II ITS:?to YVLLJLuV1 Vd laJ Mil 15 AAA waaa waaavJJ aaavav JLLa5a ..u.Jasafll45dJ Juvi1 aJ Sxcd taaV.vvwV.a W V
:vy M:LYd.V nt.,...t V Jy VV:alY�YYI:IaLLdJ V17,.d:5:dl.al]w,,.l IWVJ. .
S.
As alsa Cl ••d.....JJJLvfaafa.wJ11a 15N.v.35f5' 555.
.J'waa5..Vavl1 JU, w1daY,VNa tV vval.r.wad va.LLaa5waJa5 N5,NLLJ
�.�.✓.v.�al1��a VJ a.tlav j.a Vi.vJv.�a 3V,vlvyaa. aaL JaLV Va a.V5lV d5JLL:V 1.
---- 1.Roads serving the development must have a surface that is sufficient to travel every day of the year for the
purpose of controlling and extinguishing any and all potential fires at the proposed development site or zone district.
..• raa.. ..NLVa J%Ykl":, J,Ja_afl Jas 5:155 LS.FlvPvoYC:.L...111,.W111 JLLY Vl WLU 1JLLIUL 114.101.JVl1V V, a 111;AA AAA4555
of fteP6 huaada,d(503)65rd.,fa.,YY1 ,51:5:4:.,a....Y15 8) ..wa.dJ rY: �j5.MAS :15. 15YJ ,a5�YaYJJa5Y for thirty(30)
Iaahfl.tt,S.
4. L, L, (15).1i;IluL
wu•5V LLLaaY a Vual ab avwa.YL la...aa.�.av daJyNavu vwuva l.w,adaLL5 JYa.�`w V. i
•�a.jj, r1VrVJY�dY.Ylv,.ulvla.a1 L•11.1%,L•11.1%,J...0;4:811;,v. a••••ja.aayVJV VL.v,vlapafaYf5.J VLu:.Y 1La a.w.Y.I ..Asiaaa w
.-��al V LLar V aN3awJ-f N awaJ .I ..vtvv..vu J.a..Uaf.a�
C. TI:Y '•, �/a V V adLLa5 1LL V jaa V.VY4Vu�V.tlJ law.V 1:aV{r./�5a L, aV•VJt,.a .4 I5.1 a. auaauaauaaa V`...V \
-LL rb11L Va J 2.Y1 F 4LLlFYf.
--- 2.Fire protection should be provided twenty-four(24)hours a day.
B. The intention of this Section is to provide a l,u„i,uuaa basic level of protection against the destruction of life
and property from fire. However,the local jurisdiction having authority to enforce the fire code,has adopted such
code and actively enforces such code may have additional requirements that are not listed.
C. Areas outside determined fire protection districts or those districts which have not adopted standards'shall
demonstrate that adequate fire protection is provided to the development.
D. In an effort to conserve qualitywter resources,especially in outlying areas of low density development,
creative and iimovative approaches to fire protection and prevention will be considered. For example:strategically
locating fire liydrants for refill purposes along roadways,sprinkler systems,on-site tank or reservoir water storage,
etc.
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,the following:
1. Keeper of the County jail and prisoners therein;
2. Service and execution of all process,writs,percepts and other orders issued or made by lawful authority
directed to the Sheriff;and
3. Apprehending and securing any person for violation of state statutes and, when directed by the Sheriff,
this Code.
B. Law enforcement should include the provision of acts and duties required by the Sheriff when requested by
a citizen. RYawYJ.f.. .f J aw F.avw,u n.aY54451Y aa1 aYuvu�., aLV JLLVaa f 1.,,aY.a..a.laaa, .aa 1uC:Y.YIY�aVLLY,1a,N2:
60
V. .V 44111 111 L%JJVL fill:,.V G.IyY Y.y Jll♦♦ylIt. A..,...r�aay Jlya'aa ayJ1,V Ill..]y\V G11V\llbl luy(1LIVl1 ILO 11V\1‘..14L.111 t11. , 1 I.J1/Va1J1. Vy
,.1I1,41,1,110V,y 1,41J11OV, 111J\14.44.1.1.0 Ll.J1 Jva V avvd, v1 .11Guval.Gav VAAL .byaa4J Jwlav a vOYVaw,.
•
1. The sheriff is encouraged to develop formal agreernents with other law enforcement agencies to make
certain all areas of the County have prompt response.
C , 1
Y• •.a.G..ylay.yv...v...Juv�3V• Gv�,N.v...v,by•vy. JY v.],Jv VV 1VJJ Hl44ll V..01v.1Ga�.v Ci,v N•v]a Y(b-v v.1,.v•by av}
a vJY V..Jy.a,,.y a''``Va 4 a ma ay NJ L,.adv1 41,01111(41 4Vll(11.1V11J. LIIIC.I 6GIIy}'I C.JE/VItJC LLIILL' 1J llyl-L.V.I YJ.,,y
..441Jy laalry it Vlll .'�llvll G lv.1MVJ. f:4.11 Jyl.lyy ;..1lyyylYytl \V illy \. a k.11./.•.{..y 44111•yJ 441 lily Jyl♦lyylVyN\lV ll, GJ
.luv ;L.. Gu44au Nya yYG.G,.y..a v. La. vG.,vlw.
C. Law Enforcement is a basic provision'regttired for development actiVities'in'the County. The County
encourages that where and when possible law enforcement provision'should utilize the highest available;equipment,
standards and services. The County realizes the geographic size of Weld County and will strive to provide a basic
level of law enforcement service with the abilities and personnel available.
Sec.22-3-40. Public facilities general requirements.
The following services and facilities must be determined adequate and in accordance with the requirements set forth
in this Chapter and Chapters 23 and 24 of this Code prior to the zoning of a parcel for development or the
development of an industrial,commercial,residential or planned unit development subdivision:
A. Availability of an adequate water system;
B. Availability of an adequate sewer system;
C. Availability of an adequate transportation system;
D. Availability of adequate fire protection;
E. Availability of adequate law enforcement;
F. Availability of adequate school facilities;and
G. Availability of adequate parks and open space.
Sec.22-3-50. Public facility and service goals and policies.
The following goals and policies are established for public facilities and service:
A. P.1 Goal and policy.
1. P. Goal 1. Promote efficient and cost-effective delivery of public facilities and services.
2. P. Policy 1. Consolidation of internal County facilities or services should be encouraged to avoid
duplication of costs and promote efficiency.
B. P.2 goal and policies.
1. P. Goal 2. Require adequate facilities and services to assure the health,safety and general welfare of
the present and future residents of the County.
61
2. P.Policy 2. Development that requires urban services and facility should be encouraged to locate within
a municipality, urban growth boundary area or I-25 Mixed Use Development area and urban development
nodes.
a. P. Policy 2.1. Development will be required to pay its proportional share of the local costs of
infrastructure improvements, :.. l L...b ..b ...6 eo. ....b ..1.. .... .. .. y .. L. ., .., o J:.
.Jupmc,d.
b. P. Policy 2.2. In evaluating a land use application,the County will consider both its physical and
fiscal impact on the local school and fire district. 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 will be required to contribute funds to the district for the costs directly
attributable to the project in accordance with the law.
c. P. Policy 2.3. Multi jurisdictional coordination of services and facilities will be encouraged unless
it will lead to development that is not compatible with other County goals and policies.
Th, .al... b 1, p... ... . ..a ,. .f t..
Y .. .. .. ..1.:. .u.. . , Y. ... ...b..:6L .d .. :;y . . . 1. a. .,,.: li.s
W :... ... rf�: ...y and d :. L: ...:...--...:..
1. :.R,i:cy 2.4.
1-1 : i p......d 1. ;: .. : ...per;: . ..:;1...t...,. C.,,...;, 6..t,and p.d:„:„s.
rdiny2.2. An, FAvr...ou..... 1.,..,1„r....,....,. E.., ✓:-.....,...,1:,..:,,..,,. E...�....r.,.,,, „i
Sec.22-3-60 Transportation
A. The County's transportation system is intended to provide for the safe and efficient movement of people and
goods through the County. Maintenance of a good transportation system opens the door for economic viability.
The State and County road systems should provide a functionally integrated roadway network.
B. Recognizing that expansion of urban/rural development and 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,restricting use at night and
during periods of low visibility.
13r C Established standards should guide the development of the transportation system throughout the
unincorporated areas of be County. The l',1ap-Roadway Classification Plan,the most recent
copy of which is on file at the Clerk to the Board's office and the Department of Planning Services,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.
E D The _r� :t. ?i .Map-Roadway Classification Plan reflects the County's vision for the future. To
maintain a reasonable perspective of be the County's transportation network, it is essential that updates to the
e .: .: ..Roadway Classification Plan Map be made. Certainly,the impact of major centers of employment
or other significant land development activities could detrimentally influence this T_ wr :: .dart.,Roadway
Classification Plan. For this reason,review of significant proposals for changes in land use should be accompanied
by a corresponding review of this Section. All roads shall adln,n,attempt to adhere to the standards set forth in
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62
the most current Roadway Classification Plan approved by the Board of County Commissioners:C1.at1,l 24,A.t. l.,
VII of Lids Cod.,.
E. In order to have an efficient transportation system,alljurisdictions should coordinate respective transportation
goals and policies.
Se.,.22 3 7'2
A. rv1-.:bl...», and..,ad.,,.,:t..lintL.,�..»..:,
the »..18. :1.:.: (X)..»..: : i:.. , ... .....
crf„,.L»..1. d aft, ;.. (552)sinty-fivo(665)(08-06-81)...in fY». c . 1 ,.u1:.. Cu »..1 :,.:;nn
..:.. ..,,(2,622)(2,490)(08-06-01)l.,a, vfg.».a. e1 . :. 11::: .. i.. . ». ».. ..i., S,u.Illialr..d
igllty sc.cu(487)auks eS L:gl.. », , mid
B. L.
i..j:..:..u.
Sec.22-3-90 70 Road classifications.
The County's road systems includes arterials,collectors and local roads. It generally serves travel of a countywide
nature rather than statewide. The County's road system constitutes routes where predominant travel distances are
shorter and speeds are more moderate than those typically associated with the state highway system. See Design
B :..CLapt... 24 of thi0 CAL..the most current Roadway
Classification Plan approved by the Board of County Commissioners. For characteristics of the classifications
listed below,refer to the Roadway Classification Plan.
Sec.22-3-90.
A. Arterial roads.
Arterial roads provide for trip lengths and travel densities for substantial or countywide travel. E .» ».: .:c:. »d
Se...22-3 100.
B. Collector roads.
Collector roads expedite movement of traffic in the local area. Collectors serve a dual function between mobility
and land access by connecting local roads to arterials. Collector roads serve smaller communities and
neighborhoods. Th., .. .» .. :ics J;» l:» . . . »1» l :../..„1„,..1,.-22
S....22-3 110.
C. Local roads.
Local roads provide direct approaches to individual properties. A local road should move the traffic from a
developed area and lead it into a collector road. Local County roads are designed for lower speeds and lower traffic
volumes. TS L». :l »1. »3 ». l 1:..l,YY ..1: •2-:.
Sec.22-3-120.
D. Road access.
63
Some degree of access control should be included in the development of any road,particularly a new facility where
the likelihood of commercial development exists. The functional classification of any road should be coordinated
with the land use plan to ensure that the desired degree of access control can be maintained through the provisions
of Chapters 23 and .24 and the most current Roadway Classification Plan approved by the Board of County
Commissioners.
Sec.22-3-130 80. Pedestrian and bicycle paths.
A. The involvement of pedestrians and bicycles in traffic is a h.aj.a safety consideration in highway planning and
design. Pedestrians and bicyclists are a part of the roadway environment, and attention must be paid to their
presence in rural as well as urban areas.
B. The bicycle has become an important element for consideration in the highway design process. Fortunately,
it is practical for most of the mileage needed for bicycle travel to be comprised of the street and highway system
much as it presently exists. A:Z.., ... 1. :vli ..:..b ..1.: :. b .. . i. :low .ap;Lal
i.d.,.sity,Paved shoulders and other appropriate design,considerations can considerably enhance the safety and
capacity of routes for bicycle traffic.. The existing street and highway system shall be utilized.
1.
2. Wid, . :1 ..61-7. 1 .. (:va.. :4] fo,... ..:... ..):f:. . .. J.1 .
3.
4. /4
C. Some municipalities within the County have identified specific pedestrian/bicycle trails. Counties and
municipalities adjoining the boundaries of the County have made similar provisions for pedestrian/bicycle paths.
The logical extension and development of these trails will eventually lead to increased pedestrian/bicycle activity.
Appropriate accommodations must be made on future road improvements to ensure safety. The identified bicycle
trails being promoted in the County are shown.,..3._.....
r.:.'.:, ....".1 at du.C d.: a. D .3 1-: 1 8... on the Recreational
Facilities Map and in the most current Roadway Classification Plan approved by the Board of County
Commissioners.
Sec.22-3-HO 90. Scenic road byways.
A. The Pawnee Buttes Scenic Byway represents the only scenic roadway designated within the County. The
scenic byway begins in Ault,routes east along Highway 14 then travels northward through the Pawnee Grasslands,
passing the Pawnee Buttes before turning south on Highway 52 and ending in Fort Morgan. This scenic byway
is identified on State Highway maps. Appropriate signs delineating the route are strategically located to keep the
motorist on the appropriate route. Through the Pawnee Grasslands,the trail utilizes the existing gravel roads that
are regularly maintained by the County.
B. No other scenic byways are provided for in this Plan.
Sec.22-3-HO 100 Regional plans.
R Federal and state legislation requires transportation planning. The County plays an active role in two(2)
organizations. The Upper Front Range and the North Front Range Transportation Planning Regions represent the
64
diverse urban and rural nature of the County. Each of these planning organizations has developed a plan 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.
Sec.22-3-120110. U.S.85 corridor.
A. U.S.Highway 85 between Giecl,y WyoiYvt g'and the Denver Metropolitan Area is a vital corridor providing
a transportation link serving all Cc..tial Weld County fm...B.iK1.t.ntoG.ccl y. i1, many Lull:1.,.ad.,...6:..6:Ann
d ..b ...4. t.. Ya..,:..b .. .. . : . ....1 . i ..::11 , l p......: La..,
Highway
.::..1 hnii L c: :. rc::: ../..,. ir:L.,1 ... ti.
—B With this trend in mind,the Colorado Department of Transportation has 1 completed the U.S.
Highway 85 Corridor Study to address the abil tyof the corridor to efficiently move traffic. The Upper Front Range
Regional Planning Commission has recommended.. t t .: . ,the implementation of an Access Management
Plan which world-be is incorporated in an agreement between all governmental agencies in Weld and Adams
Counties that have authority over land use along the U.S. Highway 85 corridor.
C. Th, v... . ......,:.„Fla...........:....1:..E...,Ciga :.,. .., -.b..:.,.,e 2:..,:.. ,...,...,.,,„f Y. .,.,..'..6 t..., .i.,..,..,, .,
Cuuuty, Adams County, th,, ::, -`-Z.:61.: City of Fort
a..1 'i...,City ofGrc.a.,y.
Sec.22-3-120. Air transportation.
The Greeley-Weld County Airport is located two and one-half(21/2)miles east of the City of Greeley,on the north
side of Colorado Highway 263,between County Roads 43 and 47. The Airport has been in operation since 1943
and provides the City and County with convenient access to general aviation facilities, particularly business
aviation. The Greeley-Weld County Airport is the third busiest general aviation airport in the State, routinely
accommodating in excess of one hundred sixty thousand(160,000) operations(takeoffs and landings)per year.
The Airport is classified as a general utility airport,capable of accommodating all types of general aviation aircraft.
1. J.. ..6_ .. .3_. .. ..t :. ...e. uo..6. a..j .'u. .aJ: .m. .. rF.as
fh tHa r: .▪.. .a. ...,j„:) a:i. .b 1. :.r bfa�Q. Fl .. rti . fa. . ...
a.. :..;a,...... 1394. F..,.: ' d., ..:1.:..1...,
u..uu.u.vu5.y .. „}. L.., :do G]'[, ..CJ...✓.., G.✓.1.,...,, y ....... ..........
I1mrS: • C f ld., <.. (r.....p.“,
1(10,000):a:. a r;l.: .. . .a...,ay will a o..a..o a▪ :o ai :.. . a :..g:light
„al..:..ga.,::<: y and p.....u:ea:t. .a: ..r1.,.so. Las:..casj :5. :iy: ✓.':S.......; IS 34 sill
mcct • 1 . ..1....1 v um d„, lu a 1.. wiJ. • u1m� 1a..1
An Obstruction and Approach Overlay District Zone has been established to address incompatible building
height Reference should be made to the Greeley/Weld County Airport Master Plan regarding other issues of
incompatibility.
2.& Airport site development and operations compatibility between the Airport and surrounding land uses
are important land use and zoning issues, and necessitate continuous planning to avoid conflicts. Noise-
sensitive areas,such as residential developments,certain uses and structures have traditionally caused conflicts
with established activities at most airports, and can pose a hazard to aircraft. To alleviate this problem, an
Airport G..1 ..iv..a.id!yy.va„1.Zvi.,Overlay District Zone has been established. to coldly{ii..,.iiipatibl.,
BD. The Tri-County Airport is a small general utility airport/airpark located in southwest Weld County,north of
Colorado Highway 7 and west of County Road 3. The Tri-County Airport serves light single-and twin-engine
r
65
aircraft in Weld,Boulder and Adams counties,conducting approximately fifty thousand(50,000)annual aircraft
operations.
C$. fl..,. ..:j„ L, .,.......2y.r.1.a;_aa., :. ,,..; di...,.:e.,: ".,,...
:yy "1.,,.. ..eia,.o.
of L.., r l".. .: ..,,1 as.a.....1:..1" hasia, „IL la ,"c .L., d .. a: 1. There are
several smaller private-use airports throughout the County. These airports serve personal needs and are generally
simple dirt landing strips. Typical uses of these landing strips are generated by agricultural spraying and light
engine recreational uses,for example. The location and use of these smaller airports are determined by need and
evaluated on a site-specific basis.
Sec.22-3-1.40130 Rail transportation.
—1. Ti.. ay (2)-31"".,3..,and a..,.(-1-)-C. "....,"1". !.Class ..a..,a1 .,....(E1-)
....a :fra, .. 1: ..adr., 3($50,000,000.03)a. .,a3 r .a.. ..
fr�.i-a„s:n..,.,."....,a1:., (1)1.a:b..,.,.,,,.; 8.".......:y...::1:....1.,1:a.,,($20,000,000.03):........".,"
BA.The Burlington Northern(BNRR)operates an east/west main line through southeast Weld County,connecting
Denver with major Midwestern markets. This line averages twenty-five(25)train movements per day through the
County. BNRR also operates an unsignaled,slow speed,twenty-five-mile-long branch line between Greeley and
Fort Collins with a total train movement of one(1)per day.
CB. The Union Pacific(UPRR)operates a north/south deuble single track mainline with centralized traffic control
between Denver and Cheyenne. This line could, in the , —p pm:. " -annoy rc l y D N x
".".,. oa ..,l Yl.l 4JJVn1 l.n
..u,.This corridor could support a passenger operation. UPRR operates fifteen
(15) trains per day on its main line. UPRR operates two to four(2 -4) trains on its east to West line between
LaSalle and Fort Collins. The Colorado Stai "a^:a..:..1:.;.:_ 2.a: 3a
The UPFa aL _. I' ,.,.!'roast W.,ld County with a total of ft,--(1)
zrclar
DC.The Great Western Railway(GWRR)operates freight service from Loveland and Windsor to Johnstown and
Milliken, with branches to Longmont and Eaton. Freight consists of coal, fertilizer, corn products and other
agricultural products.
ED.A potential for conflict exists between railroad lines and other land uses within urban growth boundaries and
the I-25 Mixed Use Development area. Municipal type uses and services are planned for both of these areas which
will increase auto and pedestrian traffic, and the number of noise-sensitive uses. Potential conflicts could be
avoided by signalizing or separating crossing points for trains from other vehicular and pedestrian traffic, and
separating noise-sensitive uses by distance or utilizing noise abatement techniques.
—FE At present, the County's role in rail transportation is limited to land use considerations through the
administration of Chapter 23 of this Code. The primary regulatory agencies are located at the federal and state
levels.
6F. Weld County encourages the preservation of rail corridors for future transportation uses. These corridors are
outlined in the North Front Range Transportation Alternatives Feasibility Study.
Sec.22-3-1-50 140 Transportation goals and policies.
The following goals and policies are established for transportation:
A. T.1 Goal and policy.
66
1. T. Goal 1. Provide a unified and coordinated countywide street and highway system which moves
people and goods in a safe economical and efficient manner.
2. T.Policy 1. The County should maintain a road classification system so County roads are designed and
maintained according to their planned function.
B. T.2 Goal and policy.
1. T. Goal 2. A Countywide trail system should be pioilio el considered to service transportation and
recreation purposes.
2. T Policy 2. County subdivisions should consider internal trail systems if appropriate.
a. T.Policy 2.1 County subdivisions should'consider providing to links to regional trail systems.
C. T.3 Goal and policy:
1. T. Goal 3. Maximize the The design tuuipatihilxty of roads, streets and highways should be made in
consideration to the accommodation of with adjacent land uses.
2. T.Policy 3. Establish policy standards for the regulation of accesses to streets and highways from abutting
adjacent land uses and intersecting roads.
D. T.4 Goal and policies.
1. T.Goal 4. Provide a balanced approach to transportation system development,giving due consideration
to all modes of travel.
2. T.Policy 4. The County will plan and maintain a transportation system that unifies and coordinates with
other state,county,city and community transportation systems.
a. T. Policy 4.1. 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 from to the traveling
public. fin a y s r. r .:y.
b. T.Policy 4.2. The County should review and determine that all road,street or highway facilities are
adequate in width, structural capacity and classification to meet the traffic demands of any land
development. The County will,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.
c. T.Policy 4.3. All road,street and highway facilities should be developed,constructed and paved in
accordance with adopted County Standards. Road,street and highway rights-of-way shall be dedicated
to the public use and accepted for maintenance in accordance with adopted County Standards.
d. T.Policy 4.4. The County should emphasize maintenance and upgrading of existing transportation
facilities over the provision of new facilities in order to protect its investment. All new County roads,
streets and transportation facilities should be designed o minimize future maintenance costs.
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67
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,luso.,f p.oduct:rc faiu.la,lll 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(4)principles should be considered in all land use issues:
to 1r:e,L 11.....3 Y. Y .,,. Impacts from proposed land uses on air,water,waste,noise and public health should
be considered.
z: .... Environmental impacts should be reduced or mitigated in order to prevent harm to life,
health and property.
C. T e—C.,..-2. 2.312 ' fe1 .d : ....3
1W.3
:3 ... 1.. .1.., C .:,. Agricultural land is a limited resource of economic value and should he protected from
adverse environmental impacts.
D. i... 5 ... ............3 1....3 _ .... ,c,1,11,-1—.111, L,,,.13 ..,..O:3,..L. The
County shall encourage and promote coordination and cooperation between federal,state and local governmental
entities charged with making decisions which may have environmental impacts on land uses and residents in the
County.
Sec.22-4-20. Water quality.
A. The County is a semi-arid region with a water system including aquifers,canals and reservoirs. 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 Lffi..kidly beneficially.
B. ThL Jf cic..t development of water resources has assisted agriculture,industry,commerce,cities and towns.
2 .
I'a......:...,.. .,. ...e.,.y.:... ............ .,Y. ....,nh,.,..�:.,,c:.3............,,ti..:.,::1„Y..,Y.,o,c.,.:,,,. .1dve,�.
....3 y .:::, . .. : .. f 1 .3 2.31-1L,...:..:.. �.
C. The Water Quality Control Commission,a citizen board appointed by the Governor,subject to confirmation
by the State Senate,defines water quality regulation and policies in Colorado. The Colorado Department of Public
Health and Environment administers the Water Quality Program throughout the State. Ll :... ..:.,f'ALL,
Platt
D. as ... .. b ..G 8. C ..:,1. , 1....3 L ..:fL d .... : . Lat.,
d .. As part of the Larimer-Weld Region,Area wide Water Quality Management Plan,Weld County
has been identified as the responsible management agency for all areas In the County outside the urban service
areas. As a management agency;'the County has a responsibility to exercise land use authority based on water
quality considerations. This responsibility is partly fulfilled by evaluating water quality considerations associated
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68
with land use proposals in accordance with the standards set forth in this Chapter and Chapters 23 and 24 of this
Code. This responsibility is partly fulfilled by evaluating water quality considerations associated with land use
proposals in accordance with the standards set forth in this Chapter and Chapters 23 and 24 of this Code.
Sec.22-4-30. Water goals and policies.
The following goals and policies are established for water:
A. WA.1 Goal and policies:
1. WA. Goal 1. County residents are encouraged to conserve water.
2. WA. Policy 1. Landscaping using r.atin,low water use plants and water conservation techniques is are
encouraged.
a. WA.Policy 1.1. Application for new development should include provisions for adequately handling
drainage and for controlling surface erosion or sedimentation within the site itself.
b. WA.Policy 1.2. Applications for new development should consider dual water systems that
incorporate separate potable and non-potable water.
B. WA.2 Goal and policies:
1. WA. Goal 2. The County will strive to maintain Federal Drinking Water Standards in aquifers which
provide drinking water for domestic and public use.
2. WA.Policy 2. As conditions warrant,applicants proposing unsewered divisions of land or development
shall evaluate the impacts on groundwater quality.
a. WA. Policy 2.1. Potential groundwater pollution from septic system use shall be minimized by
requiring upgrades of inadequate facilities.
b. WA. Policy2.2 Whenever feasible,the County encourages the incorporation of community sewerage.
C. WA.3 Goal and policies:
1. WA. Goal 3. The County will strive to maintain water euyylks water supply conveyances adequate to
sustain prime agricultural land.
2. WA. Policy 3. ':i. C ».:y 3: 6 2._ d:. . : .. f.. . f. ...», . s.». 2 » . The County will
acknowledge water rights as private.
a. WA. Policy 3.1. The County will favor applications that return water to a abandoned agricultural
land for productive agricultural use.
D. WA.4 Goal and policies:
1. WA. Goal 4. The County will strive to maintain the quality of all public streams as outlined in the State
and Federal Water Macla.g..Quality Standards.
2. WA. Policy 4. Sediment and debris collection and removal shall be required on all development. The
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developer will be required to employ best management practices in the design of all stormwater facilities.
a. WA.Policy 4.1. Irrigation ditches shall not be used as outfall points,unless it is shown to be without
reasonable hazard and the ditch company provides written acceptance of the stormwater.
b. WA.Policy 4.2. The developer shall incorporate all Floodplain Management programs and studies
into the new development plans. The County adopted the South Weld I-25 Corridor Master Drainage
Plan in November of 1999 and all stormwater designs within the Tri-Town and Godding drainage basins
shall meet the technical criteria of this report.
c. WA.Policy 4.3. The County encourages an overall water shed approach to water quality management
issues.
d. WA.Policy 4.4. Animal feeding and dairy operations shall comply with all applicable County, State,
and Federal rules and regulations.
E WA. 5 Goal and Policy
1. WA.Goal 5 Development will occur in areas where adequate water quantity and quality is obtainable.
2. WA.Policy 5. Policy Applications for proposed development will assess available water quantity and
quality.
F, WA.Goal 6.
I. WA. Goal 6. The county encourages voluntary long-term leases of water between communities and
the agricultural land owner for use as supplemental water supply.
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 Health administers the Air Pollution Control Program throughout the State on a regional
basis 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. The pollutants currently causing the most concern in the County are two (2) "criteria
pollutants," carbon monoxide and particulate matter. The Greeley urban area has been listed as a nonattainment
area for national pollutant standards. The City of Greeley has a Strategic Implementation Plan and is developing
a maintenance plan for future compliance with Clean Air Regulations. Development in and adjacent to this area
should be consistent with these plans.
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.
The following goals and policies are established for air:
A. A. 1 Goals
1. A. Goal 1. Maintain National Air Quality Standards and,where practicable, improve air quality in the
70
County.
2. A. Policy 1. If applicable,land use applications will demonstrate future impacts on current air quality.
a. A.Policy 1.1. Land use applications will be evaluated by the Department of Public Health and
Environment for compliance with federal,state,and county statutes,regulations and ordinances.
b. A. Policy 1.2. As a land use regulatory authority,the County is responsible fo.
d f... ... . 1.:.. ... ..: :f�.... . 6. .. 1. L ..d .} 1 :1.. 1-25 Mia.1 Ha
D..... .. ........o. .....:} .J..... v .....,... ., ..,......:y ..t jal, u..d
b. A.Policy 1.2. Weld Countyencouragesthe use and development of alternative fuels,alternatively
fueled vehicles, and modes of transportation that reduce pollutants.
c A.Policy 1.3. Weld County encourages innovative and creative approaches to alternative energy
sources.
d. A.Policy 1.4. Open burning is discouraged except for the established practice of"agricultural
burning" such as to clear irrigation ditches and fields for fanning 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.
The following N.1 goals and policies are established for noise:
A. N. 1 Goal
1. N Goal 1. Minimize the impact of noise on County residents.
2. N.Policy 1. Land use applications will be evaluated by the Department of Public Health and Environment
for compliance with federal,state and county statutes,regulations and ordinances.
a. N.Policy 1.1. The Department of Public Health and Environment will prescribe noise level
standards for land use applications when appropriate.
Sec.22-4-80 Waste.
A. If managed carefully,waste can have a-positive economic and environmental benefits Energy production,and
recycling and resource conservation arc two(2)examples of positive benefits. However,if improperly managed,
waste can impinge upon the public's health and environment while contributing to nuisance issues(rodents,odors,
etc.).
B. The County encourages resource recovery from waste. Personal responsibility, "buy recycled"policies and
the appropriate use of compost are suggested as stimulus for resource recovery.
C. Waste is both an important part of our local environment and the economy. The County wioL., strives to
71
ensure that:
1. :,. . b .:. .... . :r ... .. ..Waste should'be'handled in a manner that protects human
health-or and the environment now or in the future.
2. The availability of quality waste options,at a reasonable price,exists for County residents long into the
both now and in the future.
D. Waste is divided into fix(5)six(6)subsections as follows:
1. Transfers,processing and diversion.
2. Final disposal.
3. Exploration and production waste.
4. Sludsc. Bioseli3sand$`eptage
5. Hazardous waste.
6. Agricultural Wastes
Sec.22-4-90 Transfer,processing and diversion.
Important components of the 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
r 1 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 Transfer,processing and diversion goals and policies.
The following goals and policies are established for transfer,processing and diversion:
A. TPD.1 Goal and policies:
1. TPD.Goal 1. The County expects its businesses,residents and landowners to prevent negative impacts
on human health and the environment from waste processing or disposal.
2. TPD.Policy 1. Land use applications will be required to characterize the waste stream associated with the
proposed land use.
a. TPD.Policy 1.1. The applicant shall submit a plan to manage waste that is consistent with federal,
state and county statutes,regulations and ordinances.
B. TPD.2 Goal and policy:
1. TPD.Goal 2. All facilities in the County which handle,collect or process waste will maintain an
active role in solid waste management resource recovery of such waste.
2. TPD.Policy 2. The County encourages haulers and collectors of waste to provide composting and
recycling options for customers.
72
Sec.22-4-110 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 Final disposal goals and policies.
The following F.1 goal and policies are established for final disposal:
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.
B. F.Policy 1. The County shall collect surcharges from final disposal facilities which cover waste-monitoring
tasks performed by staff,road maintenance,litter pick-up,public education,household hazardous waste collection
or other costs identified by the Board of County Commissioners.
1. F.Policy 1.1. Compatibility with existing and future land uses(identified at the time of application)must
be demonstrated in terms of 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 incompatibility can may become an issue if determined that the final disposal
facility site will cauo..is causing negativ :...rte L i 1, d b d:..6 ... ..�..�.:..S of—
land usi.s. environmental impacts.
2. F.Policy 1.2. Appropriate infrastructure, which provides adequate access to final disposal facilities, is
required for approval.
3. F.Policy 1.3. Applications submitted for final disposal facilities will be evaluated by the Department of
Public Health and Environment for compliance with federal, state and county statutes, regulations and
ordinances. Applicants must demonstrate adequacy of access roads, grades, leachate and drainage control,
liners, fencing,site improvements,reclamation plans,general operations,service area,permitted capacity or
air space,buffer zones and other appropriate requirements.
4. F.Policy 1.4. 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 Exploration and production waste.
A. A large amount of water is extracted during the production of crude oil and natural gas. The waste water
produced from exploration and production(E&P)waste is frequently brackish or salty and must be processed and
disposed of in a satisfactory manner to protect both human and environmental health.
B. The County has observed nuisance conditions violating state odor regulations and groundwater impacts at E
&P waste surface impoundment facilities.
C. Ground water contamination must be prevented by following state regulations for cementing wells,including
injection wells,to prevent commingling of water,oil,and gas into other formations.
Sec.22-4-140 Exploration and production goals and policies.
The following goals and policies are established for exploration and production:
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A. EP.1 goal and policy:
I. EP.Goal 1. The County encourages the minimization of E&P waste. Further,the County requires the
safe disposal of E&P waste.
2. EP.Policy 1. Due to the level of impact from and increasing public concern about surface impoundments,
other alternatives for disposal shall be considered.
B. EP.2 goal and policies:
1. EP.Goal 2. E & P waste facilities shall be planned, located, designed and operated to encourage
compatibility with surrounding land uses in terms of general use,scale,height,traffic,dust,noise and visual
pollution.
2. EP. Policy 2. In reviewing the operational and reclamation plans for solid and brine waste disposal
facilities,the County shall impose such conditions as necessary to minimize or eliminate the potential adverse
impact of the operation on surrounding properties and wildlife resources.
a. EP. Policy 2.1. 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.
Sec.22-4-150 S1.-do_ .. :e Biosolids and septage.
Like other wastes, septage waste can have negative impacts on human health and the environment. Improper
application of septage waste can lead to health problems and also nuisance issues. At the same time,these wastes
/^ are important resources to an agricultural community as soil enhancements and fertilizers,when properly applied.
Sec.22-4-160. Cladsc Biosolids and septage goals and policies.
The following S.1 goals and policies are established for biosolids and septage:
A. S.G ri. S. .3_.t,.-.-..t .t. .. .. 4onof6
1......H:..b .d . _ ..b-1' . 'b_ .d LA, ?. 1. rr : 1 l. .. i 1 ..1 Y., 1 L...
E. S. Eli-, 1. All,,./11„a1,1, l.y .,.J
Ei................ £,. _., .. rti.,...y .L:,kd,.al,alai_ w.1,..1:..,,..,
A. 5.1 Goal and Policies
1. S. Goal 1. Biosolids and septage should be applied,handled and processed in a manner that prevents
groundwater contamination and minimizes nuisance conditions.
2. S. Policy 1. All biosolids and septage land application permits will be reviewed by the Department of
Public Health and Environment for compatibility with the County Code.
a. S. Policy 1.2. Weld County requires the appropriate land application or disposal of biosolids and
septage
Sec.22-4-170. Hazardous waste.
74
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) are unregulated, but nonetheless can pose an unacceptable level of risk. Therefore, HHW should be
diverted from landfills. The County has a HHW program which provides alternative handling methods for County
residents.
Sec.22-4-180. Hazardous waste goals and policies.
The following H.1 goal and policies are established for hazardous waste:
A. H.Goal 1. The County encourages the minimization and careful collection of hazardous waste. Further,the
County requires the proper disposal of hazardous components,products and waste.
B. H.Policy 1. All County producers of hazardous waste and users of hazardous constituents will comply with
federal, state and county statutes, regulations and ordinances regarding use, reporting, storage and disposal of
hazardous waste or products.
1. H.Policy 1.1. Because of the possibility of permanent damage to life,health and the environment,and
because the County continues to demonstrate an increasing population base,permanent and final hazardous
waste disposal facilities shall not be located in the County.
Sect.22-4-190. Agricultural waste.
A by-product of being one of the country's largest producers of agricultural products is the generation of a large amount
of agricultural waste. Agricultural wastes result from the raising of crops or animals,including animal manures,that
are returned to the soils as fertilizer or soil conditioners. Improperly managed agricultural wastes can impact public
health. Agricultural wastes must be managed and processed appropriately to protect human and environmental health.
Sect.224-200. Agricultural waste goals and policies..
The following goals and policies are established for agricultural waste:
A.A.Goal 1. Human and environmental health impacts from agricultural wastes will be minimized by appropriate
handling,storage,and processing practices.
B.A.Policy 1. Weld County encourages the composting of agricultural wastes.
1.A.Policy 1.1 Weld County encourages the incorporation of"Best Management Practices"when managing
agricultural wastes.
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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 struck between developufent
and the preservation of key natural areas and open space:.. ._ 3 6 ..1.....,1 L.. .. ; .a: ,within the County.
-f'fee. .. 1. ...... . ...... /......... y . I l w.d : Jesuit,.
Shifts island use may result in negative impacts to valuable natural resources on site, on neighboring lands,or may
cumulatively affect broad landscapes. Erosion sedimentation,reduced water quality,loss of productive farmland and
n.,du,.,d fish aid loss of quality wildlife habitat are a few of the problems wh:.1,an, facing Weld County.Citizens.
B. Natural resources are both limited and interdependent. The misuse of any natural resource may result in
degradation or destruction that may be permanent or,in the very least,costly to repair.tali—,
cf t ...A.. LL ::y .,futhc,s. In order to meet the goals and policies identified in this Section,officials of the
County, as well as each citizen, must 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: wildlife;open space park and recreation;general resources;
commercial and mineral deposit resources; and oil and gas resources.
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 and fishing and watchable wildlife opportunities,
and to manage essential wildlife habitat, has long been an important part of the Colorado Division of Wildlife's
managementprogram. !..,.... ' .,...r .�......... .......r.,G.....,_., :._.,�........,,r....l..,b..,..r., ..,., _...,_.,_._. . .t.._.,.,
sitcr: . ...... .. ..d fi 6 1....✓.ns.....d'a,,:..a. I.la....a.....g .r.:dl:. L :{ ; .il supply
6- " ! ..1 .. 'd d,c C., ..:y ". .., Map 5, Wildlife
!. ,..o...b 8. } f f:.:c:. . .. f.'. V.— C t., tl. 3 .d's f.4 'VW18. L
1......... ° .,,.,:,mow,moat of L.. tl..,County.Additionally,thousands of acres
of private lands aremanaged for and/ or leased to provide,outstanding hunting,fishing, boating and other outdoor
recreational activities. Maintaining intact,high quality wildlife habitat in'sufficient quantity is necessary to encourage
the social and economic benefit the County receives from this resource. To reduce the negative impact of fragmentation,
it is essential to maintain intact movement corridors between discrete pockets of wildlife habitat.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.
The following goals and policies are established for wildlife:
A. W.1 goal and policies:
1. W.Goal 1. New development should be located and designed to preserve critical ecosystem components;
=:9..— of riparian habitat, wetlands,
sandhills,midgrass steppes,shortgrass steppes and migration corridors.Significant wildlife habitat is defined
as a geographical area containing a combination of the essential elements of food,water,cover and space and
in quantities sufficient to support a species.
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2. W.Policy 1. Development and design of land uses which require drainage,excessive removal of riparian
vegetation and alterations of river or stream banks shall be discouraged in order to protect river or stream
quality and to protect waRi fowl a,ca key wildlife habitat.
a. W.Policy 1.1. Conflicts with fish and wildlife habitats and migration routes shall 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 as prescribed
by the Colorado Division of Wildlife.
b. W.Policy 1.2. The County will identify and strive to protect critical or unique habitat areas of high
public value,such as habitats of endangered or unique species,
.:...f, threatened or endangered species, species of special concern, critical breeding or
spawning habitat,and outstanding viewing areas.
B. W.2 goal and policies:
1. W.Goal 2. Traditional wildlife uses such as hunting,trapping and fishing in agricultural and nondeveloped
portions of the County are beneficial. The County supports the maintenance of these wildlife uses. An
authorized hunting and trapping clause is incorporated in the Right to Farm statement
2. W.Policy 2. The effect of proposed development upon wildlife and habitat should be evaluated. Loss of
tidical significant habitat should be mitigated. The County will maintain maps of known significant wildlife
habitats.
a. W.Policy 2.1. The integrity of movement in wildlife corridors should be y..,b.,.vLd conserved.
b. W.Policy 2.2. Destruction of wetlands or riparian areas will be strongly discouragedrand mitigation for
loss of wetlands and riparian habitat will be encouraged.
Sec.22-5-40. Open space,parks and recreation.
.1. a:.......:......... �:,,.....,... Tv..,.s,. ,..,.......,...,.,,.. d».m .... ' ' r.▪ ..c a=ccts,
• .,a.,}
L ... ...._ 3 . Or... 1 f .✓ (: .. d. : :..b :1:. 1.. 3 .. ...: ...._d far
a d ..... l —C. ..d 2._. 1_: t:..._ ::.c:. . ...✓. :L_ 1. 1:1. .d .. :fa. of peoples.
Open space „..cL.,::. 3r..::.,r.:...: :::. •....•., .:., -.,.Y a.:.,�:,
arid-s:.,....d.......b,,.✓'i.,,....b . .....:�. ,...,....W....d...,,rf.,..,....d.1,.,..,..b . ...... .,:�.L............:::2i'.,,..,...,.....�1..
flr_:: ;r.:._.t.a- „2-41.1 ✓ :....:: !:: ::r:,,.. „� ,.,}:::,:G.orCL::_ay ..;.:_;.
A. Open space is essentially unimproved and set aside, dedicated, desilnrated,or reserved for public or private
use,or for the use and enjoyment of its owners or occupants. Privately owned lands are not guaranteed to remain
traditional unimproved lands,but can be converted by the individual land owner to other uses through the
appropriate land use process. Reference Section 22-2-40,E.
3. rat:.:a.,i::...,.,....d..,,,..,�..,,...L:Y..,6.
ofu._ 1 d: d:.el d_._L P bl. f,,.. ...,b..,.....r....,...,�. t.., l9 > > ...b,,....,. .,..., ...,.,.,rr............... .......
�1..County.
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(1)small regional park near the City of Greeley,is considering developing other open
77
space opportunities throughout the County,and encourages the use of the Pawnee National Grasslands and Crow
Valley Recreational Area.
C. The County contracts with the City of Greeley to manage the Island Grove Regional Park which is composed
of several 4-I-I buildings, an exhibition building, the Weld County Fair Grounds and Stadium and other
supplemental buildings. These facilities are located partly within the City of Greeley and partly within
unincorporatedWeld County. 'rp ty It� ...t..,. t.,...-.,.,.ate, rn,.�, .�..v_...� .,.......:.� .,,....,,,..1.............. .................3
....3 b.a.-1 pi• :la,—.. .. G . . :.. f. ...56.6 to 105.7&.e,. On,,(1)a=
hL-.-3 L..-3-.- ...-... :: L.... E.- _-L ..b 1 .-1.,,,-3:..,• b: .. :,....:._o, tilt Lwncfit
of 3..,.-.,:3 • .,:field-C., .:,. 3r,,.:2.f.:_.................._..3:....,.?:.,.....!.,...,.,,. ..b:..b r.... ,.i..,
—.A......4..,...d f lilt._ .,f run .b 3 f ..:. ...d.,..b.1,--,, c'.w .' Zm C-..--t:„'t'.. County
..b . :. r..- 3itq-ef 8.- u....-f-7/1..1.,„. t„ 1 a.
'flail fa?: .. 8.- C i.- l P..-
EUuu:f:...,.. ....,�.,.6.,.d G1..,,,., C.,...1:.,Y. .:1.,a.s?:: ...✓.2.:..,...,. .,�., -...:or
?. .. ::. ... b: .. :flu.County.
D. Special attention'has been directed toward encouraging parks,wails and recreational facilities of varying size
and function along rivers,creeks,streambeds and native national grasslands.
9.E The central theme of the County's open space goals and policies is the adoption of goals and policies which
can minimize conflict between areas for open space and urban development. The open space and natural resource
management goals and policies found in Section 22-5-50 below currently function as the only open space plan for
unincorporated Weld County. Each municipality within the County has been asked to include an open space vision
into their urban growth boundary agreements. :R.cs:,ab.-c... ..;; ..:?I:n i?.c. d• tl.
-.t1....3--::.,..22-5-53 L-l.,..,all-..:..b 1U a unuficd n.g:uual appOacln ft. „pa--3-.-1,,,,....,..:
Er F 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 for county governments. The County is currently addressing the need
to provide open space opportunities for residents of the County and hopes to produce a regionally influenced open
space plan for the County.
Sec.22-5-50. Open space,parks and recreation goals and policies.
The following goals and policies are established for open space,parks and recreation:
A. 0.1 Goal and policies:
1. O.Goal 1. P. :: t .t :i y::::: fir, •x t :a -I....3.Promote the location of park,recreation
and open space areas in floodplain.seep areas,wetlands,geological fault areas and nonproductive agricultural
areas. Promote agricultural use of prime agricultural land.
2. O.Policy 1.
:a,r:;,,.,»,,,..1..�... ...........1......, wb.:,G::...a[.a...».. Encourage agricultuza]use of productive agricultural
land.
a. O. Policy 1.1. Dis.,eunag., Encourage uses such as ntlaa than open space, agriculture, parks,
recreation and other related activities in flood plains, seep areas, geological fault areas, and other areas
having natural features of public interest.
B. 0.2 goal.
78
1. O.Goal 2. The County will cooperate with local,state and federal agencies to identify,conserve,and
protect, fist. ....1 ..r'...'i:.o 114/4.11'..;%.:,, ,J :Oa F... '..;. .,f J...i. ....�J. .,.
enhance critical fish and wildlife habitat by attempting to implement measures for the protection or
enhancement of such areas.
C. O.3 Goal
1. O.Goal 3. Land use activity Y...�.J..l f�.4..4J�.J:b..a.;a 1 YJ.Y...1.....iJ v. �J. .:Jul,F.„.....
..:
should preserve,enhance and maintain significant or unique natural land features.,
u...aaalv..J,l...b" u.,..wuoa...J w.,..VLS'S,1%../kfilll15,1.....1
2. r4'' I 1 I :F....�-, IF. S'' „. :.,d d.....,ff O. hJ.w�" J a.l...a..j.....v.. .... J........b.. .v.. ...J.i..u..... ., ,. v..
D. O.4 goal.
1. O.Goal 4. Development improvements should minimize visual scarring from grading,road cuts and other
site disturbances and should integrate new landscaping with the existing natural landscape. In additiuii
2. O. Policy 4 sStabilization and landscaping of final landforms and continuous maintenance of new
landscaping should be assured.
a. Continuous maintenance of new landscaping should be assured.
E. O.5 goal and policies:
1. O.Goal 5. The County will strive to conserve significant stands of trees and shrubs,large expanses of
prairie grasses and unique forms of vegetation and land area.
2. O.Policy 5. The County will :,;.,..c:,... ;1.. ,,...l::o...;:..a. :,. ,.: ,.J . ..JJ:.a...„ ' ... . .„s::,
strive to conserve significant stands of tress and shrubs and
unique forms of vegetation.
a. O. Policy 5.-1-: Significant stands of vegetation shall be identified during the land review process.
Identified stands will be preserved whenever possible. Improvements should be located to minimize the
removal of vegetation.
b. O. Policy 5.1. Atnact:vc Compatible,drought-tolerant landscaping should be st,.,.,sly encouraged
in all land use documents proposals.
c. O. Policy 5.2. Drainage channels should be designed to incorporate natural vegetation and be
constructed to conform to the natural landscape; channelization of natural drainage ways is strongly
discouraged.
F. O.6 goal.
1. O.Goal 6. The County shall encourage the eradication of noxious weeds in an environmentally sound
manner,in compliance with state laws;
2. 0. Policy 6. The County will maintain a public education program regarding the eradication of noxious
weeds.
79
G. O.7 Goal and policy.
1. O.Goal fe 7 Provision should be made for open space : ... 2 La...a....ti 1. asl. a. 11„ u inty in
order to inut�ct and enhance the quality of life and enjoyment of the environment.
2. O. Policy 7. When open space is not available,mitigation should be encouraged as an alternative.
H. O.8 Goal
1. O.Goal+-8 Adequate parks and recreation facilities should be encouraged throughout the County and
should be :..: . .... d integrated whenever suitable.
I. O.9 Goal and policy:
1. O.Goal 8. 9 Public Aopen space should be promoted as a buffer zone as a means for protecting from
development those areas which have significant environmental,scenic or cultural value.
2. O. Policy 9. 9 'ill. .. ..::a10: , d..., Cl.aptc. and
d...,,i.d .. ,.....6 tw:E..d..L,...a::..s...6QG..,:...Na„ta: ..atu,al..,.,,,u...,,.Compensation for
the acquisition of privately owned land,for public open space,will be required.
I. O.9 10 Goal.
1. O.Goal 9 10 The private sector, non-County agencies and other governmental jurisdictions should be
encouraged to participate in open space preservation and trails development in the County.
2. O. Goal 9 10. Development of trails should avoid negative impacts to critical wildlife habitat.
J. O.i-9 11 Goal.
1. O.Goal .49 11. Wi.... . . r i✓ Y . ra ',al-.l-..d . l Y....,... .. 1.d 1:.,.,,. . .b
.ioaal y ua1:::c . ..L .. ..: i.. d Open space within a development should be connected to existing adjacent
open space.
Sec.22-5-60. General resources.
In this Plan,general resources has been divided into two(2)subcategories: Commercial/Mineral Resources which cover
those minerals under Title 34,and oil and gas minerals detailing oil and gas production in the County.
Sec.22-5-70. Commercial and mineral deposits.
A. This Section has been developed in conformance with Title 34,Article 1, Section 304,C.R.S. This Chapter
is intended to provide appropriate goals and policies to utilize the County's mineral resources,ensuring that adverse
environmental effects resulting from surface mining operations are minimized. The County recognizes that mineral
resource extraction is an essential industry. The availability and cost of materials such as sand and gravel have an
economic affect on the general construction and highway construction industry.
B. In some instances,sites containing significant quantities of mineral deposits are located in areas characterized
by other land uses and natural resources. Because the uncontrolled operation of a mine site has the potential for
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80
adversely affecting surrounding land uses,roads,residents and the environment,a specialized use permit is required
in accordance with Chapter 23 of this Code.
C. As of 1987, the mineral resources known to be located in the County include sand and gravel, coal and
uranium. The maps, the most recent copies of which are on file at the Clerk to the Board's office and the
Department of Planning Services, illustrate the wide distribution of minerals within the County. These mineral
deposits vary greatly in quantity and quality.
D. Most of the high-quality sand and gravel deposits in the County are found along major drainage,either under
the flood plains or in adjacent stream terraces. Some lower quality deposits are found in older alluvial deposits.
Aeonian sand deposits can be found in some upland areas. A major portion of the County is underlain with coal.
This coal forms a portion of the Boulder-Weld 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. Currently,there are no producing uranium mine sites in the County.
Sec.22-5-80. Commercial and mineral resource deposits goals and policies.
The following goals and policies are established for commercial and mineral resource deposits:
A. CM.1 Goal and policy:
1. CM.Goal 1. Conserve lands which provide valuable natural mineral deposits for potential future use in
accordance with state law.
2. CM.Policy 1. Access to future mineral resource development areas should be considered in all land use
decisions in accordance with state law. No County governmental authority which has control over zoning
shall,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.
B. CM.2 Goal and policy:
1. CM.Goal 2. Promote the reasonable and orderly development of mineral resources.
2. CM.Policy 2. The operation of a mine site in unincorporated Weld County shall be subject to obtaining
a use by special review permit in accordance with Chapter 23 of this Code.
C. CM.3 Goal and policy:
1. CM.Goal 3. Minimize the impacts of surface mining activities on surrounding land uses, roads and
highways.
2. CM.Policy 3. An application for a mine site located within the County,
should be reviewed in accordance with the goals and policies of the area in which the application is located.
a. CM.Policy 3.1 An application for a mine site will be reviewed in consideration of the cumulative
impacts of the mining activity on surrounding land use and County infrastructure.
D. CM.4 Goal and policies:
1. CM.Goal 4. Minimize hazardous conditions related to mining activities and the mining site.
81
2. CM.Policy 4. In reviewing the operational and reclamation plans for a mining operation, the County
should impose such conditions as necessary to minimize or eliminate the potential adverse impact of the
operation on surrounding properties. This should include:
a. CM.Policy 4.1. Requiring the location and design of excavated areas, structures, machinery,
equipment storage and stockpiling of mined materials to be compatible with surrounding land uses in
terms of: general use, scale,density,traffic,dust and noise.
b. CM.Policy4.2. Maintaining roadside and perimeter vegetation and setback requirements which serve
to shield mining operations, including storage of equipment, stockpiled soils and materials from public
view.
c. CM.Policy 4.3. Requiring that access roads to and within the site be located in a manner which
minimizes traffic impacts on surrounding land uses.
d. CM.Policy 4.4. Requiring the land use applicant to demonstrate to the satisfaction of the Board of
County Commissioners 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. Internal road circulation,off-street parking,dust abatement,acceleration lanes,
deceleration lanes, common access collection points, signalization and other traffic improvements shall
be required wherever necessary to mitigate traffic impacts caused by the mining activity. Applications for
mining should also be reviewed in accordance with the transportation goals and policies.
e. CM.Policy 4.5. Requiring,where possible,that batch plants and processing equipment be buffered
from adjacent uses.
/'-• f. CM.Policy 4.6. Requiring that security fencing be erected and maintained around extraction sites,
as necessary,to minimize the attractive nuisance hazards inherent in operations located near urban uses.
g. CM.Policy 4.7. Requiring 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.
h. CM.Policy4.8. Ensuring that all mining operations conform to federal,state and local environmental
standards.
E. CM.5 goal and policies:
1. CM.Goal 5. Provide for timely reclamation and reuse of mining sites in accordance with this Chapter and
Chapters 23 and 24 of this Code.
2. CM.Policy 5. The County should consider the potentially adverse environmental effects of mining
operations. ..d b,.. .1i.} . :.
a. CM.Policy 5.1. Disturbance of vegetation and overburden in advance of mining activities should be
minimized.
b. CM.Policy 5.2. Topsoil should be saved and utilized in site reclamation.
c. CM.Policy 5.3. All reasonable and practical measures should be taken to protect the habitat of fish
and wildlife.
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82
d. CM.Policy 5.4. The operation should comply with County flood hazard and geological hazard
regulations.
e. CM.Policy 5.5. The final reclamation of the mine site should return the land to a form and
productivity that is in conformance with the established comprehensive plan for the area.
f. CM.Policy 5.6. The operator will maintain the reclaimed mine site until it has been stabilized and
vegetation is reestablished.
g. CM.Policy 5.7. Trucking operations dealing exclusively in the transport of mined materials may be
permitted on the mine site when incorporated in the operational plan for the mining operation.
F, CM 4 Goal
1. CM. Goal 6 The extraction of minerals and oil and gas resources should preserve the land and minimize
the impact on agricultural land.
Sec.22-5-90. Oil and gas deposits.
Oil and gas development in the County is an integral part of the County economy,and has a substantial direct and
indirect impact on current and future land use. Oil and gas development is cyclical but the economics of drilling
has caused extensive drilling activities in the County. Th. f'r'.. il.7L;,.b
213,1...,. 2 1111...,,,,...,,1....1,..,,,..,.:L., :: ,,.,,......3
r,. c: . 1 3a ., 7 , C—.3— 1d L 11, L .1 .id.....,
1„,,a1 6 1 11 1 ..d a. . d., .,:11 d
Sec.22-5-100. Oil and gas goals and policies.
The following OG.1 goals and policies are established for oil and gas:
A. OG.1 Goals and Policies
1. OG.Goal 1. Oil and gas exploration and production should occur in a manner which minimizes the impact
to agricultural uses and the environment and reduces the conflicts between mineral development and current
and future surface uses.
2. OG.Policy 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.
a. OG.Policy 1.1. New planned unit developments or subdivisions should be planned to take into
account current and future oil and gas drilling activity to the extent oil and gas development can
reasonably be anticipated.
b. OG.Policy 1.2. Oil and gas drilling activities should be planned to take into account current and
future surface planned unit development and subdivision activities to the extent such development can
reasonably be anticipated.
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83
c. OG.Policy 1.3. The County will seek the imposition of protective measures through available state,
county and federal regulations to ensure that the mineral operator conducts operations in a manner which
will minimize current and future environmental impacts.
d. OG.Policy 1.4. Oil and gas support facilities decisions which do not rely on geology for locations
shall be subjected to review in accordance with the appropriate section of this Plan.
e. OG.Policy 1.5. Oil and gas exploration and production should be conducted in a manner which
minimizes interference with existing surface use and mitigates the impact on future land uses. Well sites
should be reclaimed and closed by techniques which ensure that the future use of the property is not
impaired because of environmental or safety problems or the existence of improperly abandoned or
unlocated equipment, such as wellheads or flowlines
B.0G2.Goal.
1.OG. Goal 2. The extraction of oil and gas resources should conserve the land and minimize the impact on
surrounding land.
C. 0G3. Goal.
1. OG Goal 3. Ground water contamination must be prevented by following state regulations for cementing
wells,including injection wells,to prevent commingling of water,oil, and gas into other formations.
84
APPENDIX 22-A
Population Distribution, Percentage Based
461.7 nit, �I
50 Legend
WELD
40 !
30 20.2
_..
20 7.911 'P 10.2
10 a0
d77
< 5 5 TO 17 18 TO 64 65+
Population Characteristics/Weld County and the State of Colorado: Multiple Race Categories-1990-2000
Weld C'oanq' Colorado
Race 1990 2000 Percent Change 2000
1990-2000
White 117,247 147.834 21% 3560,005
Black or African American 567 1,022 45% 165,063
American Indian and Alaska Native 785 1.581 51% 44.241
Asian 1.133 1,508 25% 95.213
Native Hawaiian R Other Pacific Islander 90 150 40% 4,621
Some other race 12.089 24,044 50% 309.931
lwo or more races n/a 4,797 nla 122,187
County Residential Population
I 1970 1980 1990 I 2000
189,797 123,438 131,821 186,936 I
(Source: Colorado Department of Labor and Employment,1994)
r
Population Characteristics/Weld County and the State of Colorado-1990 2000
WELD COUNTY
l COLORADO
# % # % I
MALE I 65,089 49.4% 16,295 495%I
90.717 50.1% 2.165,983 50.4%
FEMALE I 66,732 50.696 1,663,099 50.5%
90.21�) 49.9% 2,135,278 49.6%
I UNDER 5 I 10,389 9-9% 24278937.796
14.047 7.8% 297,505 6.9%
I5--I-7 I ifrpfr24 20.2% 608,373 18.5%
18-64 I 81,354 61.7% 2,103,685 63.9%1
5-14 I 28.576 15.8% 619,925 14.49%
115-34 I 58,094 32.1% 1,277.503 29.6%
135-64
I 63,979 35.384, 1,690,255 39.3%
65+ I 13,454 10.29E 329;t 43 10.096
16.240 8.51 io 416,07 9.7%
I TOTAL 1431,821 180.936 3.294.394 4.301.261 I
I Median Age 139-5 30.9 32.5 34.3
t"" I Total Households 147,470 63,247 1,282,489 1.808.037
I Persons per Household I2769 2.74 23+ 2.47 i
County Median Household Size,Family and Household Income
Median Household Size Median Family Income Median Household Income
Year County State County State County Slate
1940
1950
1960
1970 3.0 3.0
1980 2.8 2.8 $26,236.00
1990 2.7 2.7 $30,800.00 $35,930.99 $25,642.00
2000 2.78 2.53 $35,351.00' $40,853.00'
1997 Model-based estimate,U.S.Census Bureau,2001.
APPENDIX 22-B
Existing 1995 Land Use in Weld County
LAND USE CATEGORY ACRES PERCENTAGE
Agricultural Research 500 .03
Farmland 2,086,292 81.0
Forest Service(primarily Pawnee National Grasslands) 193,060 8.0
Urban-Type Development
Commercial 9,980 .4
Industrial 2,168 .09
Residential(Subdivision) 8,184 .3
Wildlife 2,228 .09
Other 200,301 7.0
Uncategorized* 59,757 2.3
Total County Acres 2,562,560 100.**
* River bottom,roadways,geographical features.
** Rounded.
no"".. Sources:
1. Colorado Division of Local Government—Demographic Section.
2. Estimates and Projections of Total Population for Colorado Counties 1900-2000-1900. Denver,Colorado.
3. Weld County Planning Department—1995.
APPENDIX 22-C
Number of Acres in Municipalities in Weld County
TOWN ACREAGE
Ault 395
Brighton 269.87
Broomfield 941
Dacono 999.16
Eaton 611.46
Erie 1,185.88
Evans 1,778
Firestone 803.24
Fort Lupton 2,360.61
Frederick 2,426.78
Garden City 85
Gilcrest 448
Greeley 17,966
Grover 293.53
Hudson 267.57
Johnstown 281.5
/'". Keenesburg 333.99
Kersey 242.89
LaSalle 344.35
Lochbuie 381.72
Longmont 160
Mead 435.74
Milliken 2,627.81
New Raymer 356.04
Northglenn 623
Nunn 640
Pierce 390
Platteville 421
Severance 148
Thornton 69.55
Windsor 3,223.45
APPENDIX 22-D
Weld County Population by Municipalities
1980 1990 +993-fesq 2000
WELD COUNTY 123,438 131,821 143,824 1,80,936
Ault 1,056 1,107 1-,-239 1,432 I
Berthoud(MCP) - _ lb
Brighton(MCP) - 17 17 154
Broomfield(MCP) - 4 6 10
Dacono 2,321 2,228 3;3-34 3,015
Eaton 1,932 1,959 20-50 2,690
Erie 1,231 1,244 }4Z1 2,009
Evans 5,063 5,877 6380 9,514
Firestone 1,204 1,358 1,468 1,908
Fort Lupton 4,251 5,159 5;38 '.:6,787
Frederick 855 988 1-142 :2<:2,407
Garden City 123 199 309 .. - 357
Gilcrest 1,025 1,084 ++41 1,162
Greeley 53,006 60,454 64,908 76,930
Grover 158 135 +4+ 153
Hudson 698 918 981 1,565
Johnstown 1,535 1,579 1,680 '..3,827
Keenesburg 541 570 638 855
Kersey 913 908 17058 1,389
LaSalle 1,929 1,803 h884 1,849
Lochbuie 895 1,168 17221 2,049
Longmont(MCP) - - - 24
Mead 356 456 534 2,017
Milliken 1,506 1,605 1;691 :2,888
New Raymer 80 98 +03 91
Northglenn(MCP) - - 40 12
Nunn 295 324 344 471
Pierce 878 823 869 884
Platteville 1,662 1,515 1;815 :'.2,370
Severance 102 106 134 597
Thornton - -
Windsor 4,277 5,062 53157 9,612
Unincorporated 35,542 33,001 36,761 41.832
MCP. Only those portions located within Weld County.
Source: Colorado Division of Local Government—Demographic Section.
Source:U.S.Census Bureau. Date Set:Census 2000 Redistricting Data(Public Law 94-171)Summary File.
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APPENDIX 22-E
WELD COUNTY'S RIGHT TO FARM
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;hazing ofntnsance wildlife;and the use of pesticides and fertilizers in
the fields, including the use of aerial spraying. Ditches and reservoirs cannot simply be moved "out of the way" of
residential development without threatening the efficient delivery of irrigation to fields which is essential to farm
production. Property owners and residents cannot take s ater from irrigation ditches lakcs or othtr structures unless they
have an adjudicated right to the water.
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.
Weld County covers a land area of over 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.
Child,.,(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 to child.�,r.
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.
A1'F IDi-X 22-:7
/Th
Definitiuun
A,ter jut Rvuclo
.,.zru.,,...:1.,,.�.,,rr:1.,.,. ..., .:�. :1. .....,,1. E.................1..,�1,..,,......,..,....,..., ...;:.i.l.,...,.
! ' 's, .,:11 1 : . 1 ftn-ersp MPII.
F . .. .... r ✓i fF. ..1u»F:y,'?. .. r 1:..6 . .:1.,s..ii.L .. �.. . ..i:l
\...,.:.%.„..1.,Y. .;1.,fc. L.,.,..,..:1.......................11:.....„,..:„..„ trafF... . :1�:a:N: ..gt:.��..1:.a...:1.,a.�...,,�,,,a
..:3 omi: ,.:3 ..„r,1.
Collect, RLula
ivalway. ..,aaa„aaa„f-traff :aa i:. a a . al:,,,.a.,., .v.,a dad',:n.,
/.3T„f 200 to 1,000.
.,:.(9)Y . ..1 .
�G1:,,.,,. .,,..3., .„...„...., .,....rL. ....Li. E,,..u ,...:% :L,y ...,i. .. ..i.,..... 2.... ............. .... :.aa..�.,a:„aa .i.„aa fi ..aa
✓..„„1u.
Local Rouda
at.1„...I.„..1
fo. asy,ccdof35MPH.
H.,:....,.., t......„...,,{j u r.,. 1„✓:ti fi.i.y....„c:�.a..:i 1,,Y.,aaa.::..,ti.
^ a u•�v 6a VYaVJa VILaa.aLa ra VvuV Cuv iu uaaaV Va sot YVSVJJba till.41 In.r.(4:l VYL Lan'010-169.0i;AI a llau.LLLLYLL,. 1 L1.1nLLatlfk.
SPA Lev 1,V VUVVWYE,VaI.
'Raw as Yal YlaWla�a.LYaIVV VVLt.VVY Wl� L1t V�2)I VYd m tJ\.V LLVLL4 IL.Lad�V aLV4 IV.JJ J4a4aa 500 f...ct.
ua 6'V aV11�, V VJL61a Va TIV.t luµda JII�V/L6L Lrr V11••".a.01 O5851 b.Vaat JsaiYas5y uVtvv VVaa mL1.a Js.VtaVlna ;.%.1Nn\/Y. al1VLV1l3I4
tV VVaa ,L,llt aWuuae,an,V Vaan,LLW .Waal/VL J'VVJ VLWa6VJ 1 n N JYSLisJV4L \.11 05511 J1JW11VV lV rllV• 11 L.11L11Y16'1.Lm6 tiny.
thIlIugh t11affic.
—Rea—as—
itiu..Y..a..o aalNL1L.w ILlL.AASIITO Modell oh Geolllcd�a,Dcsig,f of artd Streets.
V LvVad a M4J t rlaV yl�b aL11a VL Np'll VY41aVJ LV 114,11•AN/.Vl VLLNl Vkl\.1
]] 1 1 1 f
A va. a nVYaL ,nIV L(�ll aV.V taaV µµ:T. ..vs..Y.L.V1ViAVta N1 VN WLd la.YJ 1L 111W N VVlabt.LVL 1.1 gad Nt N J11151V�1V11,L L�l
accesir
aNVil VYalar a VN‘17 W V.1VJayaV.1 fJa u aV n W JFIV Val Wa I µ IV VV.,. µµ"CV V YaaaV.
APPENDIX;**
TAX hl"`F ATIONS
Property taxes are'the primary source of revenue io'ti 'rate Weld County'government. .The county Isom Rule Charter
and the state TABOR and Gallagher amendments limit the amount of tax generated revenue that can be collected each
yam-
Weld County;adopted the Home Rule Charter in 1975;Ala limits increases in iax revenue to 5%per year: This
limitation maybe circumvented if the Count>.Cannel I deems'itnecessary by granting an increased trill levy. There are
some regulations the County Council must follow in Lranting!this increase If the County Council fails orrefuses to act,
or increases the mill levy,beyond its authorization, the question of increashig the mill levy may be submitted to the
qualified,electors'of the county at,a general'or:special`election.
The state TABOR:amendrnentoperates somewhat like the county Home Rule Charter in that it limits the amount of
increase in property tax revenue from year to 'ear The TABOR amendment limitations may also be changed or
eliminated.by a vpte of the people.
The state Gallagher Araaidment provision in the 1982 Amendment l.stabilized the share of residential assessed value
in the total statewide property tax base at approximately forty-five(45%) !Prier to 1982,the share of residential property
assessed value as a percentage of total statewide-assessed value had been steadily creeping upward. The result of this
stabilization of the residential share of property tax revenue collections at about forty five(45%)has shifted the tax
burden to all nonresidential property owners in the State. The State Legislature establishes an assessment rate each year
for residential property in,order to comply with the Gallagh r Amendment:'The rate for the 2001 tax year was 9.15%
as compared to 21%prior to passage of the Gallagher Amendment in 1982.!
APPENDIX 22-G
f
DEFINITIONS:
Urban Scale Development:
Developments with an overall gross density exceeding one(1)unit per acre that are located in close proximity
to existing PUD's, subdivisions, municipal boundaries, urban growth corridors and boundaries, or can be
served by adequate infrastructure,utilities and urban services. All Urban Scale Developments shall pave the
internal road systems of the developments. Urban Scale Development requires utilities and services such as
central water,sewer systems,road networks,parks and recreation facilities and programs,and storm drainage.
Non Urban Scale Develonment:
Developments with a minimwn overall gross density less than one(1)lot per acre comprised of residential lots.
Non urban scale development shall also include land used,or capable of being used,for agricultural production
and includes developments which combine clustered residential uses and agricultural uses.in a manner that the
agricultural lands are suitable tbr farming and ranching operations for the next forty(40)years. Non urban
scale development on public water and public sewer shall have a minimum lot size of one (1) acre and a
maximum overall gross density of 1.5 acres per lot. Developments on public water and septic systems shal
have a minimum lot size of one (1) acre and a maximum overall gross density of 2 4 acres per lot.
Developments proposing individual wells and septic systems shall have a minimum lot size of 2 'i:acres per
lot.
APPENDIX 22-H
r
Mixed Use Development Area(MUD)Land Use Plan Distribution
Land Use/Intensity Acres I %Total Area Remarks
Employment Center—High 2,400 118.8% 24 million square feet of floor space
Intensity
Regional Commercial—Medium 380 12.97% 3.8 million square feet of floor space
Intensity
Neighborhood Center—Low 80 10.63% 800,000 square feet of floor space
Intensity
Residential—Mixed Intensity 5,150 140.2% Maximum population: 39,813 people and approximately
18,097 dwelling units
Limiting Site Factors—Lowest 4,040 31.6% All areas delineated are within the 100-year floodplain
Intensity or have elements that obstruct or are hazardous to
certain types of development
Regional Park 1750 15.8% I Areas delineated as open space
ITOTAL 112,800 1100% I
Table Assumptions: Source: Weld County Department of Planning Services.
• Residential densities were calculated using an average of four dwelling units per acre for all development throughout the MUD
area. It was assumed that 25%of the gross land area in residential areas would account for roadways,neighborhood parks and
various residential amenities.
• Employment center calculations are based on an average of 15,000 square feet of floor area per acre.
• Regional commercial calculations are based on an average of 10,000 square feet of floor area per acre.
APPENDIX 22-6I
Sources
1. Census of Population and Housing, (1990). U.S.Department of Commerce Bureau of the Census.
2. Census of Population Characteristics,(2000). U.S. Department of Commerce Bureau of the Census.
3. Census of Population and Housing,(2000). U.S. Department of Commerce Bureau of the Census.
4. CHAS for Larimer and Weld Counties.
5. Colorado Ag Statistics Service,July 1990. Colorado Ag Statistic 1990. Denver,Colorado.
6. Colorado Agriculture Statistics Service,August 2001. Colorado Aa Statistic 1997. Denver,Colorado.
7. U.S. Department of Commerce—Bureau of the Census. May 1992. 1990 Census of Ponulation and Housing,
Summary Colorado. Washington,DC.
8. Colorado Department of Health—Health Statistics Section July 1992. Colorado Vital Statistic 1990. Denver,
Colorado.
9. Colorado Division of Local Government—Department of Local Affairs. July 1992. 1990 Census Information
on the State of Colorado. Denver,Colorado.
10. Colorado Division of Planning. 1972. Water and Sewer Facility Plan for Weld County.Colorado. Denver,
r1/4 Colorado.
11. Colorado State University and Colorado Department of Ag. 1991. Colorado's Farm and Food System: Farm
and Agribusiness Contributions to the Colorado Economy. Fort Collins,Colorado.
12. Eugene G Siemer. (Dec. 1977). Colorado Climate. In J. W. Berry A Climatic Summary for Colorado(pl
CLM-CIM-19). Colorado State University. Fort Collins,Colorado.
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Comprehensive Plan Update 2001
Committee Recommendations for other chapters of the County Code,as follows:
, a Uri.lu'••n iPli5r�,� ? (��+I,.. ;�i,,i,y,
24-7-10 F. All developers of subdivisions should be e�tclouraged to develop a'f o Owners Association.
24-7-2013. There shall be no duplication of street names in the unincorporated portions of the County.
24-7-20 H. Centralized Gathering Area. A centralized gathering area may be incorporated into the site design of
subdivisions to accommodate public transit stop,school bus stop;and mail delivery,etc.
24-7-95 Addressing. Each lot shall be addressed clearly' at the street. Once a structure is erected on site,the
structure shall also be clearly addressed.
24-7-20 E.1 Road design within subdivisions should consider various traffic calming techniques for the projected
use of the road. Traffic calming techniques are used to reduce motorist speed,motorist volumes,
increase safety for pedestrians and nonmotorized vehicles. Traffic calming measures is a concept
fundamentally concerned with reducing the adverse impact of Motor vehicles in a particular area.
All reference to prime agricultural land,ag,etc.,should be evaluated in other chapters if changes in Chapter 22
Committee Recommendations for Department Procedural Guides
I'd'IfI,'illApplicants for development shall frilly disclose the quantity available and source of domestic and non-
domestic water to service the proposed development during the land-use application process. Information regarding
the quantity and quality of water shall be provided to the Department of Planning Services during the application
process. The applicant shall disclose such information to future residents of the applicant site as a note on the plat
and through covenants for subdivisions.
Committee Recommendations for Future Action
1. Further investigate the concept of an Old Town Zoning Classification for unincorporated communities(Section
22-2-100).
2. Develop a Transfer/Purchase of Development Rights program for sending and receiving areas to assist
landowners in areas not ripe for development,ie.Geologic Hazard and Airport Overlay areas.(7/30/01)
3. The Right to Farm statement shall be placed on all building permits,certificates of compliance and certificates
of occupancy.
4. Encourage the appropriate enforcement of existing codes.
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