HomeMy WebLinkAbout20042605.tiff Petroleum Development
297029th Street,Unit#18
Greeley,Colorado 80631
Phone: (970)506-9272
Corporation Fax: (970)506-9276
void Go .,
June 17, 2004
f`J 2 ≥04
Ms. Sheri Lockman, Planner
Weld County Department of Planning Service
1555 N. 17th Avenue
Greeley, Colorado 80634
RE: Case Number: MZ-547
Minor Subdivision Change of Zone
Owl Creek Estates Minor Subdivision
Township 6 North, Range 64 West, 6th P.M.
Section 16: SE/4
Weld County, Colorado
Dear Ms. Lockman:
Petroleum Development Corporation ("PDC") is in receipt of the notice of Public
Hearing for the above-mentioned property. Please be advised that PDC currently has two
(2) wells that are in production within the SE/4 of Section 16-T6N-R64W, the State
Lease 81 43-16 well and the State 81 44-16 well. The proposed subdivision does not
appear to interfere with PDC's current operations or our access to these sites. Therefore,
PDC does not object to the development of the proposed subdivision. However, PDC
does reserve the right to ingress and egress at all times for all of PDC's wells and
production facilities that are currently in operation or may come into operation in this
area.
If you have any questions or need any additional information, please do not hesitate to
give us a call.
Sincerely,
CeLiCt(
Carrie Eggleston gg \;
Land Administratdr)j
EXHIBIT
2004-2605 ��
26371 Hwy 392
Gilt, CO 80624
970-395#74
March 31, 2004
Attn: Tammy Mennen
I am writing
this letter in response to a letter received an March
1regarding a change of zone from agriculture to estate.
I moved to my present home 10 years ago. At that time, I had
one neighbor, which is why I moved out of town to begin with, so
that I wouldn't have neighbors. Now I have four that have either
built or brought in homes. People that have the quaint idea of
how much fur it would be to live in the country, only to complain
about the dust, the smell of cows, the barking dogs, the coyotes,
etc., that comes with living in the country.
bng fn How ow much
country these will you take away before we have none? By
moving where I did. you destroy my privacy I valued by
Sincerely, e igonvO
Judy Gales
•
EXHIBIT
I --a____
05/26/2004 09:54 9703517951 PAGE 01
OLANDO LTD . LIABILITY CO .
826 9" STREET
GREELEY, CO 80631
TELEPHONE: 970-351-8777
FAX : 970 - 351 -7851
March 19, 2004
Dear Sir or Madam:
Olando Ltd. Liability Co. is making application for a change of zone from agriculture
zoning to estate zoning for 9 country acreages situated in the Southeast 1/4 of Section
16, Township 6 North, Range 84 West located west of County Road 55 and north of
Highway 392. We are setting out to make the project an asset to the community and as
compatible with the area as possible.
As a property owner in the area, I would like to hear your concerns and answer any
questions you may have. If you have any concerns or would like to discuss anything
regarding the project, please tali me at 970-351-8777 at your earliest convenience so
we can make the necessary arrangements. I look forward to hearing from you.
Sincerely,
Tammy Semen
Weld County Planning Commission
918 10`h St.
Greeley 80631 r Ex,
Case#MZ-547 (Owl Creek Estates) —�/n"L._
8/3/04
To the planning commission,
I object to the development of the 76 acres of land described in case#MZ-547
for the following reasons:
1. The Weld county sheriff's office has stated in its referral that it lacks the ability to absorb
any more service demand without the resources it recommended in the multi-year plan
given to the county commissioners, "or as indicated by growth not considered at the time
the plan was developed". If these resources have not been allocated, it would be
irresponsible for the planning commission or the county commissioners to approve this
plan, and it can be expected that the two agencies would be held fully accountable by the
community for any failures in the emergency response system resulting from increased
unmet demand on the system.
2. The county commissioners, based in part on their concern for the adequacy of water to
irrigate the 15 acres of proposed open space, rejected the previous application. In
response, the developer has indeed substantially changed this present application: he has
eliminated the 15 acres of open space, and added two more houses. I argue that the total
acreage remains the same: it's still +/- 76 acres; and, except for the minimal acreage
covered in buildings, will probably require even more water to irrigate (for intensive
landscaping), than 15 acres of native grassland, which was the original proposal for
planting this piece. The attached copy of the response from the Office of the State
Engineer, Division of Water Resources, expresses the concern that in the first place, the
agreement between North Weld County Water District and the owners has not yet been
signed. Does this indicate some hesitation on the part of NWCWD to commit the water
resources to this project? The engineer also notes that a"Water Supply Information
Summary" was provided in the application, but without indicating what the estimated
water requirement for the subdivision would be. The letter notes that NWCWD will
restrict the delivery of water as necessary when the CBT allotment is less than 50%. We
all know full well that the water district will indeed restrict water supplies to us if
necessary. All of us here know the effects of the ongoing drought: the Eaton ditch isn't
running at all this year, and we are not able to buy any additional water from NWCWD as
we have in past years. And contrary to the contention that there will be adequate supplies
of water for these additional nine homes, many of us are already experiencing decreasing
pressure in our water systems, and not happy about it. The Statewide Water Supply
Initiative reports have stated that every major river system in Colorado is over-
adjudicated, even in wet years. How on earth does it make sense to continue developing
densely populated areas in the face of such definitive water shortage data?
3. Although the county comp plan was significantly revised recently, to allow for increased
development, it continues to extol the virtues of preserving farmland and the value of
rural living, and it continues to actively encourage the preservation of agriculture in the
county. The right to farm clause speaks of the many incentives for rural living: open
views, spaciousness, lack of noise and congestion, presence of wildlife, and a rural
atmosphere. In fact, however, randomly plopping a nine-house subdivision 10 miles
from a municipality will violate all of these incentives, and is completely inconsistent
with the pattern of development in our neighborhood up to this point. There will be
fewer open views from our windows, decreased spaciousness, far less wildlife to view,
and increased noise and congestion from increased traffic and denser population, as well
as the end of any sense of a rural atmosphere.
4. The CDOT estimates that this subdivision will increase the number of vehicle trips per
day by 86, and describes this as insignificant. This increase is not insignificant to us:
this subdivision will be located just beyond the crest of a hill, on a highway that posts a
traffic speed of 65 mph. This includes a high volume of semi-truck traffic, already
significantly increased since the improvements to highway 37.
5. In chapter 22 of the county comprehensive plan, it is stated that the county should
"Discourage urban-scale residential, commercial, and industrial development which is
not located adjacent to existing incorporated municipalities." In this application,the
developer states that this project is a non-urban, minor subdivision. But given the pattern
of development thus far in our neighborhood, I do not consider this a"minor"
subdivision. The pattern of development has been the purchase of small acreages (usually
sprinkler corners), or fair-sized parcels (60 or more acres), with one house built on them,
and the remainder of the parcel farmed. The population density of this subdivision would
be dramatically greater than that of any other parcel for miles, and would not be at all
consistent with the existing neighborhood. The placement of subdivisions in this
neighborhood is just anomalous: it does not fit, and is not welcome.
6. Eliminating the open space is the exact opposite of one of the principles of smart growth:
to cluster buildings and preserve some percentage of open space on each parcel, thereby
at least attempting to preserve views, wildlife habitat, etc. In this respect, this proposal is
contrary to contemporary, cutting-edge growth planning, and would be rejected by many
conscientious and forward-thinking public officials.
7. In the application, the applicant states that the individuals living in the vicinity of the
property live in an ag area, but are not affected by the maintenance and aesthetic
guidelines typical of a subdivision. Is he joking? Is he saying that we won't be affected
by the quick addition of nine houses in our neighborhood, the increased demand on
services, the increased population density, the increased noise, and the ensuing increase
in traffic? Agriculture and subdivisions are exact opposites, and I fail to understand the
applicant's statement.
8. Despite the claims of the developer that covenants will strictly-control such issues as
conservation, noise, livestock, nuisances, etc., there are NO covenants included in this
application, and I am extremely dubious about the lack of commitment to the controls
espoused in this application.
I'd like to end by asking that the planning commission and the county commissioners admit
that preserving farmland and developing it cannot occur at the same time: we can't have our cake
and eat it too. It's time to recognize that we either have to commit to fully embracing agriculture
in this county, and explore alternatives to development to help farmers and ranchers realize a
gain from their property, or we need to abandon agriculture entirely, and throw ourselves wholly
into developing and urbanizing this county. Development and urbanization is what's slowly
happening here, and I am tired of hearing and seeing these contradictions. Neither should the
commissioners delude themselves that they can promote suburban growth and insist that these
new suburban neighbors keep quiet about the noise and smell of their ag neighbors: as
development increases, so will complaints against ag neighbors. The county commissioners will
have to mediate these complaints, and be more accountable to constituents who have spent a lot
of money to move to this area, and want the services and amenities they're used to in their old
urban neighborhoods.
Julie Boyle
26414 Hwy. 39 '
Gill, CO 80624
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER Weld County Planning Department or•co
vision of Water Resources REEL ^' w". �R�
GREELEY OFFICE .�PO�
Department of Natural Resources 0 9 h °I
1313 Sherman Street, Room 818 JUL, 2004 1 �x(
Denver,Colorado 80203 July 7,2004 ��1876
Phone(303)866-3581
FAX(303)866-3589 RECEIVED Bill Owens
www.water.state.co.us Governor
Russell George
Executive Director
Ms. Sheri Lockman
Hal D.Simpson,P.E.
Weld County Planning Department State Engineer
1555 N 17th Avenue
Greeley, Co 80631
Re: Owl Creek Estates
Case No. MZ-547
SE 1/4 of Sec. 16,T6N, R64W, 6th P.M.
Water Division 1,Water District 1
Dear Ms. Lockman:
We have reviewed additional information submitted to this office on June 28, 2004 on the above
referenced proposal to subdivide a 75.34-acre parcel described as Lot B of the Recorded Exemption RE-
2016, into nine single-family residential lots.
As mentioned in our previous letter dated June 18, 2004, the North Weld County Water District
(District) was listed as the source of domestic water. Since a concern was raised regarding the District's
commitment to the subdivision, a copy of a Water Service Agreement from the District was provided with
this additional information, however the District did not sign the Agreement. The Agreement indicates that,
the District will provide water to the subdivision per terms and conditions the District. Based on current
records on file in this office, the District currently has an adequate unco milted water supply to provide `
the water associated with this project.
Furthermore, a 'Water Supply Information Summary" was also provided, however no estim es
on the water requirement for the subdivision were indicated. According to the information in the Water
Service Agreement the District will furnish 70% of an acre-foot [228,000 gallons (0.69 acre-feet per year
per lot)] of water per tap per annual water year if the allotment for the Colorado-Big Thompson (CBT)
project water, as determined by the Northern Colorado Water Conservancy District, is 50% or greater. The
District will restrict the delivery as necessary when the CBT allotment is less than 50%.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S.,the State Engineer's office offers the opinion, that
contingent upon water service being provided by the District, the proposed water supply will not cause
material injury tQexisting water rights and the supply is experted to be adequate. We recommend that the
County obtain a signed copo the Wafer Service Agreement from the Distric rior to the final approval of
the subdivision.
If you have any questions in this matter, please contact loana Coman' iu of this office.
fir / .sr
Sincerely, "-• r ` w.:-'f
Jw �
Jeff Deatherage, P.E.
Water Resource Engineer
•
cc: Jim Hall, Division Engineer
Brent Schantz, Water Commissioner
Subdivision File
JD/IC/Owl Creek Estates
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Looking East at dairy from Well #2
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Looking NE on 55
at dairy entrance
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Looking SW from 55
at dairy entrance
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No , ",-•
_) ) )
Surrounding
Property
Subdivision
History: 500'
4, f % _pit IDia a +!', s, 1a� I
1&'4 1 _ -f �eu.w. 'r
r or it,a .1/ w -�
I.
tt
• y
■ -'Ar C - , Pi
live..- �I M'a. 4 b IIN i tit . 41
I illa
qv al 1 LI #rter.y��NU m intil
NOTE: Parcels Highlighted t .' -
were created through the t�
RE or SE process according r "I l . , Mid
� cEN
to Weld County Merrick Web ' tir * \'' a'
site and Planning records. ,e„taunty,C,,,� ; y. �PIN
e
)
Surrounding
Property
Subdivision
History: 2,640'
, y; !�
tt
ill ,
'A c.Pl, cos �'..
_.J ,s
- rye -- #t
�. a lieNOTE: Parcels Highlighted ' 3`vs- `"' ' ■ J'
J F were created through the }'� ;, 5 � ��` � � ,...1
RE or SE process according �; .' "
to Weld County Merrick Web 1 ,,
site and Planning records. ' a. '
Planning Commission Criteria for Approval :
Change of Zone
(Minor Subdivision 24-3-40 & 23-2-30)
• Consistent with Comprehensive Plan (23-2-30 .A. 1)
• Uses are compatible with Surrounding Uses (23-2-
30 .A. 2)
• Adequate Water and Sewer Service Available (23-
2-30 .A. 3)
• Adequate Streets Available (23-2-30 .A.4)
• Overlay District compliance (23-2-30 .A. 5)
I
) ) }
Weld County Code Compliance :
Comprehensive Plan
• Provide for an Opportunity to divide Agricultural Zoned
Land to accommodate Low-Intensity Development.
• Section 22-2-190.E Residential Goal 5
• Section 22-2-60.C Agricultural Goal 3
• Rural Developments are generally found in areas such as
on the fringes of municipal boundaries and property
between communities.
• Section 22-2-180.F. Residential Principles
• "Conversion of agricultural land to non-urban
residential commercial and industrial uses will be
accommodated when the subject site is in an area that
can support such developments. Such developments
shall attempt to be compatible with the region."Services are available to support this Minor Subdivision
and the design is compatible with the surrounding area
and region.
• Section 22-2-60.D Agricultural Goal 4
Hello