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Home My WebLink About20001598.tiff "70k ORDINANCE NO. 217 /4,-.77 IN THE MATTER OF ADOPTING A COORDINATED PLANNING AGREEMENT BETWEEN THE '-" COUNTY OF WELD AND THE TOWN OF MILLIKEN BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF WELD, STATE OF COLORADO: WHEREAS,the Board of County Commissioners of the County of Weld, State of Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, Title 29, Article 20, C.R.S., authorizes and encourages local governments to cooperate and contract with each other for the purpose of planning and regulating the development of land by the joint and coordinated exercise of planning,zoning,subdivisions, building,and related regulatory powers, and WHEREAS, existing and anticipated pressures for growth and development in areas surrounding the Town of Milliken indicate that the joint and coordinated exercise by the County of Weld and said municipality of its respective planning, zoning, subdivision, building and related regulatory powers in such areas will best promote the objectives stated in this ordinance, and WHEREAS, the attached Coordinated Planning Agreement between the Weld County Board of Commissioners, on behalf of the Department of Planning Services, and the Town of Milliken, a copy of which is attached hereto and incorporated by this refererce, has been considered and approved by said municipality. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the County of Weld, State of Colorado, that the attached Coordinated Planning Agreement between the Weld County Board of Commissioners, on behalf of the Department of Planning Services, and the Town of Milliken be, and hereby is, approved. BE IT FURTHER ORDAINED by the Board that the Chair is authorized to sign the attached Coordinated Planning Agreement. BE IT FURTHER ORDAINED by the Board if any section,subsection,paragraph,sentence, clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such decision shall not affect the validity of the remaining portions hereof. The Board of County Commissioners hereby declares that it would have enacted this Ordinance in each and every section, subsection, paragraph, sentence, clause, and phrase thereof irrespective of the fact that any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might be declared to be unconstitutional or invalid. 11111111111111IIIII III 111 111111111 III HI IIII IIII 2789659 08/25/2000 02:46P JA Suki Tsukamoto 1 of 12 R 0.00 D 0.00 Weld County CO III ICI IIII 2785408 08/07/2000 01:01P JA Suki Tsukamoto 2000-1598 1 of 2 R 0.00 D 0.00 Weld County CO ORD217 RE: ORDINANCE NO. 217 PAGE 2 The above and foregoing Ordinance No. 217 was, on motion duly made and seconded, adopted by the following vote on the 5th day of July A. D., 2000. BOARD OF COUNTY COMMISSIONERS W D COUNTY, COLORADO ♦ ,ate ATTEST: Aloe ' . %7,/ iiit a \ f v L49 r -_ ,,A 2 1p Barbara J. 'rkmeyer,-Chair, Weld County Clerk to th :+. le 9 n 7 Fell, M. J. Geile, Pro-Tern/ BY: �`" J y Deputy Clerk to the Bo V( 1 / AZ.---7..,- — /7 - - geX. Baxter , APPROVb AS 1-9 ORM: --__ U e all 2 / Glenn Vaad ��., --- First Reading: May 3, 2000 Publication: May 11, 2000, in the South Weld Sun Second Reading: May 22, 2000 Publication: May 25, 2000, in the South Weld Sun Final Reading: July 5, 2000 Publication: July 13, 2000, in the South Weld Sun Effective: July 18, 2000 1 11111 11111111111 III 111111111111 IIIII Ill Ilill IIII IIII 2789659 08/25/2000 02:46P JA Suki Tsukamoto 2 of 12 R 0.00 D 0.00 Weld County CO 2000-1598 2785408 08/07/2000 01:01P JA Suki Tsukamoto ORD217 2 of 2 R 0.00 0 0.00 Weld County CO •`71( COORDINATED PLANNING AGREEMENT This Coordinated Planning Agreement is made and entered into effective as of the 5th day of July 2000, A.D. between the County of Weld, State of Colorado, whose address is 915 10th Street, P.O. Box 758, Greeley, CO 80632, hereinafter called the "COUNTY," and the TOWN OF MILLIKEN,a Colorado Municipal corporation, whose address is 1101 Broad Street, P.O. Box 290, Milliken, CO 80543, hereinafter called the "MUNICIPALITY." RECITALS A. The COUNTY exercises governmental authority regulating land use, growth and development in its unincorporated areas,which areas include lands surrounding the MUNICIPALITY; and B. The MUNICIPALITY exercises governmental authority over the same matters within its municipal boundaries, and annexations, and is able to provide municipal services and facilities for efficient and desirable urban development; and C. In Title 29, Article 20, Colorado Revised Statutes, the General Assembly of the State of Colorado has granted broad authority to local governments to plan for and regulate the development and use of land within their respective jurisdictions; and D. In said Title 29, Article 20, Colorado Revised Statutes, the General Assembly has further authorized and encouraged local governments to cooperate and contract with each other for the purpose of planning and regulating the development of land bythejoint and coordinated exercise of planning,zoning,subdivisions, building,and related regulatory powers; and E. Existing and anticipated pressures for growth and development in areas surrounding the MUNICIPALITY indicate that the joint and coordinated exercise by the COUNTY and the MUNICIPALITY of their respective planning, zoning, subdivision, building and related regulatory powers in such areas will best promote the objectives stated in this agreement. NOW THEREFORE, for and in consideration of the mutual promises anc undertakings herein set forth, the parties agree as follows: 1. PURPOSES AND OBJECTIVES. The purpose of this Agreement is to establish procedures and standards pursuant to which the parties will move toward greater coordination in the exercise of their land use and related regulatory powers within unincorporated areas surrounding the MUNICIPALITY. The objectives of such efforts are to accomplish the type of development in such areas which best protects the health, safety, prosperity, and general welfare of the inhabitants thereof by reducing the waste of physical, financial, and human resources which result from either excessive congestion or excessive scattering of population, and to achieve maximum efficiency and economy in the process of development. However, any action taken pursuant to this Agreement that pertains to any land within the municipality, for incorporated areas, and within the County, for unincorporated areas, is subject to final approval by the governing body of the municipality or county, respectively. 1 1111111 Iin 1111111 III 11111111111111111 IIII 2785409 08/07/2000 01:01P JA Suki Tsukamoto 2789659 08/25/2000 02:46P JA Suki Tsukamoto 1 of 9 R 0.00 D 0.00 Weld County CO 3 of 12 R 0.00 0 0.00 Weld County CO 2. DEFINITIONS. For the purposes of this Agreement the following terms shall be defined as set forth herein: 2.1 Development. Any land use requiring regulatory approval by the elected governing body of the applicable party in the Urban Growth Area except for an amendment to a plat or a down-zoning, neither of which creates any additional lots and except for a Recorded Exemption or Subdivision Exemption. Existing agricultural uses, which are lawful uses, either as uses by right under the Weld County Zoning Ordinance, as amended, or as legally existing non-conforming uses, are also exempt from the definition of "Development". 2.2 Non-Urban Development. Land uses which typically do not require services such as central water and sewer systems, road networks, park and recreation services, storm drainage, and the like, and which are generally considered to be rural in nature, expressly including land used or capable of being used for agricultural production and including developments which combine clustered residential uses and agricultural uses in a manner that the agricultural lands are suitable for farming and ranching operations for the next forty years. 2.3 MUNICIPAL Referral Area. The area located outside of but within three miles of the MUNICIPALITY's municipal boundaries. 2.4 Urban Development. Development which is characterized by development density typical to urbanized areas and requires support services such as central water and sewer systems, road networks, park and recreation facilities and programs, storm drainage,and other similar services which are typically furnished by MUNICIPALITY. 2.5 The Urban Growth Area is hereby established and shall consist of all lands so designated on the map attached hereto and referred to herein as"Exhibit A," EXCEPTING those lands located within the MUNICIPALITY's municipal boundaries. 3. PLANNING COORDINATION. This Agreement is intended to be a Comprehensive Development Plan adopted and implemented pursuant to C.R.S. § 29-20-105(2) Following the execution of this Agreement by both parties, COUNTY Development approvals in the MUNICIPALITY's Referral area will be processed and determined in accordance with the following: 3.1 Referral. The COUNTY will refer all proposals for Development within the MUNICIPAL Referral Area to the MUNICIPALITY for its review and recommendation. Such referral will include at least a copy of the written Development proposal and preliminary COUNTY staff summary of the case. The COUNTY will allow not less than twenty-one (21) days for the MUNICIPALITY to review same and furnish its recommendations to COUNTY staff prior to formulation of the COUNTY staff recommendation If the MUNICIPALITY does not respond within such time, COUNTY staff may proceed with its recommendation, but any MUNICIPALITY comment or 785409 08/07/2000 01:01P JA Suki Tsukamoto 2 1 111111 111111111111 DEN 2789659 08/25/2000 EENNN02:4 11111111111111111111P JA Suki HID 2 of 9 R 0.00 D 0.00 Weld County CO 4 of 12 R 0.00 0 0.00 Weld County CO recommendation received on or before the Thursday next preceding the meeting of the Board of County Commissioners or Planning Commission at which the matter will be considered will be transmitted to the Board or Commission. If the MUNICIPALITY submits no comment or recommendation the COUNTY may assume it has no objection to the proposal. If the MUNICIPALITY submits recommendations, the COUNTY will either include within its written decision the reasons for any action taken contrary to the same or furnish such reasons to the MUNICIPALITY by a separate writing. 3.2 Development Outside Urban Growth Area. To the extent legally possible the COUNTY will disapprove proposals for Urban Development in areas of the MUNICIPAL Referral Area outside the Urban Growth Area. In reviewing proposals for Non-Urban Development in such areas, the COUNTY will apply its Comprehensive Plan and zoning and subdivision ordinances and, where appropriate, the MUD Plan. 3.3 Development in Urban Growth Area. The following shall apply to proposed Development in the Urban Growth Area: a. Upon receipt of any proposal for Development of property then currently eligible for voluntary annexation to the MUNICIPALITY,the COUNTY will, in writing notify the proponent of the opportunity for annexation and notify the MUNICIPALITY of the proposal The COUNTY will not consider such proposal for Development unless the applicant or its predecessor has submitted a complete annexation petition and been denied said annexation by the MUNICIPALITY Board or electorate for a substantially s;milai development on the same property within the preceding 12 months The COUNTY may consider such a proposal if, after a period of seven months from the date of filing of a complete annexation petition pursued in good faith by the applicant or its predecessor, the MUNICIPALITY has failed to approve or deny such annexation. b. The MUNICIPALITY will require extension of sanitary sewer service to property in the Urban Growth Area, subject to its rules and regulations, which include provisions requiring a written contract for extraterritorial service and the construction of new mains and other facilities necessary to serve the property with costs assessed in accordance with the MUNICIPALITY'S rules and regulations MUNICIPALITY agrees to give notice of any proposed charge in said rules and regulations to COUNTY 21 days prior to adoption. c. If The MUNICIPALITY provides municipal water service to property within its boundaries, subject to its rules and regulations, it will provide water under provisions similar to those indicated above for sewer service. Where water furnished by the MUNICIPALITY is received in whole or in part from an outside water provider such as a water district under a Water Service Agreements dated July 20. 1999 and August 19, 1999, the MUNICIPALITY shall exercise its obligations under this agreement consistent with the terms of the Water Service Agreement. The MUNICIPALITY will negotiate in 3 1111111111111111111 III 11111111111111111111 11111 Ell liii 2785409 08/07/2000 01:01P JA Suki Tsukamoto 2789659 08/25/2000 02:46P JA Suki Tsukamoto 3 of 9 R 0.00 D 0.00 Weld County CO 5 of 12 R 0.00 D 0.00 Weld County, CO good faith with the water provider to explore ways in which the extension of water service outside MUNICIPALITY boundaries can be coordinated so as to achieve the purposes stated in Section 1 above while still recognizing the rights and obligations of the water provider and its constituents. d. In recognition of the availability of public water and sewer service within the Urban Growth Area as indicated in paragraphs (b) and (c) above, the COUNTY will require public water and sewer service as a condition of approval of any subdivision, rezoning or planned unit development and will not approve such Development until the applicant obtains a written contract for same with the MUNICIPALITY, or water service from the City of Greeley and/or Central Weld County Water District, if the MUNICIPALITY cannot provide water. This Agreement shall be prima fade evidence of the availability of municipal water and sewer service within the meaning of §32-1-203(2.5)(a), C.R.S. e. The COUNTY will not grant any waiver of current Municipal street standards for any Development without the consent of. the MUNICIPALITY. f. To the extent legally possible, as determined by the COUNT", the COUNTY will deny proposals for Non-Urban Development in the Urban Growth Area. Nothing in this subsection shall restrict the COUNTY from approving, by means of a process such as recorded exemption or subdivision exemption, the isolated partition or division of ownership parcels located in the Urban Growth Area having existing residential improvements served by septic sys°:ems regardless of the size of resulting lots. Nevertheless, the COUNTY will not permit such a concentration of such divisions in any particular area as will frustrate or materially hinder the evolut on of genuine Urban Development, as defined in §2.4 of this Agreement in the Urban Growth Area. Furthermore, the County shall not be restricted from allowing the expansion of legally existing non-urban uses provided adequate protection for future urban uses is included in any such approval. g. If any MUNICIPALITY recommendation of disapproval of a Development proposal is based upon a conflict or incompatibility between proposed uses in the Development and anticipated MUNICIPALITY zoning classification for the property, the COUNTY will not approve same unless the applicant demonstrates (i) that no such conflict or incompatibility will reasonably occur, (ii)that suitable mitigation measures to be imposed by the COUNTY as conditions of approval will eliminate or adequately mitigate adverse consequences of incompatibility or conflict, or (iii) that the MUNICIPALITY'S anticipated zoning classification of the property is unreasonable because of existing or planned uses of adjacent property. The MUNICIPALITY shall be given notice of, and may appear and be heard at any hearing or other proceeding at which the COUNTY will consider such issues. 2785409 08/07/2000 01:01P JA saki Tsukamoto 4 1111111111111111111 MIEElll 1111111 lgin I��11111111!iii!iii 9 R 0.00 D 0.00 Weld JA Su T 2789659 08/25/2000 02:46P JA Suki Tsukamoto 4 8 6 of 12 R 0.00 D 0.00 Weld County CO h. The parties anticipate that ¶ 3.3 (e)-(g) will be addressed in more detail if a Mutually Acceptable Plan is considered and adopted for the UGA or the referral Area. 3.4 Mutuality of Impact Consideration. The parties recognize that decisions by one party regarding development may impact property outside of each particular jurisdiction. The parties agree that those jurisdictional boundaries will not be the basis for giving any greater or lesser weight to those impacts during the course of deliberations. 3.5 Referrals to County. The MUNICIPALITY will refer proposals for Development which lie within 500 feet of any property in unincorporated Weld County to the COUNTY for its review and recommendation. Such referral will include at least a copy of the written Development proposal The MUNICIPALITY will allow not less than twenty-one (21) days for the COUNTY to review same and furnish its recommendations to MUNICIPALITY. If the COUNTY submits no comment or recommendation the MUNICIPALITY may assume it has no objection to the proposal. If the COUNTY submits recommendations,the MUNICIPALITY will either include within its written decision the reasons for any action taken contrary to the same or furnish such reasons to the COUNTY by a separate writing. Where the DEVELOPMENT is proposed as part of an annexation of more than 'I acres,the provisions of this section shall be deemed satisfied by compliance by the MUNICIPALITY with the Notice and impact statement provisions of the most current version of the Municipal Annexation Act then in effect. If any COUNTY recommendation of disapproval of a Development proposal within 500 feet of any property in unincorporated Weld County is based upon a conflict or incompatibility between proposed uses it the Development and existing or anticipated zoning classification for the property, to the extent legally possible the MUNICIPALITY will not approve same unless the applicant demonstrates (i) that no such conflict oa incompatibility will reasonably occur,or(ii)that suitable mitigation measures to be imposed by the MUNICIPALITY as conditions of approval will eliminate or adequately mitigate adverse consequences of incompatibility or conflict The COUNTY shall be given notice of, and may appear and be heard at any hearing or other proceeding at which the MUNICIPALITY will consider such issues. 4. ANNEXATION. 4.1 The MUNICIPALITY will give serious consideration to all petitions for annexation of lands within the Urban Growth Area and will consider, in any determination to annex such properties, without limitation, the following factors: (i) the extension of one or more municipal services to the area would place an unreasonable economic burden on the existing users of such services or upon the future residents or owners of property in the area itself; (ii) the area is not reasonably contiguous in fact to the MUNICIPALITY's existing boundaries, and its annexation would result in disconnected municipal satellites. 4.2 The MUNICIPALITY will not annex properties located outside the Urban Growth Area unless such property is both eligible for annexation and is 5 1111111 11111 III 11111111111111111 III HID 1111 IIII 2785409 08/07/2000 01:01P JA Suki Tsukamoto 2789659 08/25/2000 02:46P JA Suki Tsukamoto 5 of 9 R 0.00 D 0.00 Weld County CO 7 of 12 R 0.00 D 0.00 Weld County CO necessary to the MUNICIPALITY for municipal purposes such as utilities. 4.3 To the extent legally possible the MUNICIPALITY will annex the full width of each COUNTY road right of way contiguous to newly annexed prcperty unless such road serves primarily COUNTY properties rather than existing or newly annexed Municipal properties, in which case the MUNICIPALITY will annex none of such COUNTY road right of way. 4.4 Notwithstanding any provision hereof to the contrary,the MUNICIPALITY is not obligated to annex any property within a Development approved by the County after the execution of this Agreement by both parties which does not conform to the County Urban Growth Standards, unless a waiver or modification of such standards was granted by the COUNTY and approved by the MUNICIPALITY. 4.5 Nothing in this Section 4 shall be construed to limit the MUNICIPALITY from annexing any land within the Urban Growth Area, regardless whether such annexations are involuntary or result in disconnected municipal satel ites. 4.6 In determining off-site improvements to be constructed by proponents of in-MUNICIPALITY Development, the MUNICIPALITY will consider identifiable impacts on the COUNTY road system resulting from such Development on the same basis as in-MUNICIPALITY impacts. 5. IMPLEMENTATION OF AGREEMENT. Following the mutual execution cf this Agreement each party will promptly enact and implement such amendments to its existing regulations as may be necessary to give effect to the provisions of Sections 3, and 4. Each party shall have sole and exclusive discretion to determine such measures and any new ones enabling it to perform this Agreement. Each party's land use regulations as referred to herein are ordinances whose amendment requires certain formalities, including notice and public hearings The mutual covenants in this section and elsewhere to implement this Agreement promptly are given and received with mutual recognition and understanding of the legislative processes involved,and such covenants will be liberally construed in light thereof. 6. MISCELLANEOUS PROVISIONS. 6.1 Severability. Should any one or more sections or paragraphs of this Agreement be judicially determined invalid or unenforceable,such judgment shall not affect, impair or invalidate the remaining provisions of this Agreement,the intention being that the various sections and paragraphs are severable; provided, however, that the parties shall then review the remaining provisions to determine if the Agreement should continue, as modified, or if the Agreement should be terminated. 6.2 Enforcement. Either party may seek specific performance or enforcement of this Agreement in a Court of competent jurisdiction, but neither party shall have any claim or remedy for damages arising from an alleged breach hereof against the other, nor shall this agreement confer on either part standing to contest a land use decision or action of the other except as a breach of this agreement. This agreement is not intended to modify the 6 1 2785409 08/07/2000 01:01P JA Suki Tsukamoto IIII 78 III IIII III'lll 11111 961910 /2 /20 Tsukamoto II'I 6 of 9 R 0.00 D 0.00 Weld County CO 8 of 12 R 0.00 D 0.00 Weld County CO standing the parties may possess independent of this agreement. This Agreement is between the MUNICIPALITY and the COUNTY and no third party rights or beneficiaries exist or are created hereby. 6.3 Termination. This Agreement will continue in effect until June 30, 2002 The parties shall review the Agreement in June, 2002, and in June of each succeeding year to determine if the Agreement should continue in effect for the period of a year thereafter. The parties may terminate this Agreement at any time if a mutually acceptable Comprehensive Land Use Plan for the MUNICIPALITY referral area or growth area is developed and implemented by both parties 6.4 Amendment. Upon the request of either party, this Agreement shall be subject to amendment according to the same procedures as the original adoption (requiring the written consent of the amendment by both parties) provided, however, that changes in the Urban Growth Area defined in¶2.5 herein may occur by resolution of the MUNICIPALITY concurred in by the COUNTY when the change is a deletion to the UGA or an addition of property which (a) was in common ownership and contained within a common legal description with property previously included in the UGA; or (b) directly adjacent to and contiguous with property previously contained within the UGA and capable of being served by MUNICIPAL services including water or sewer, within a reasonable period of time. 6.5 Creation of U.S. Highway 34 Comprehensive Development Plan. a. Promptly, upon the execution of this Agreement, the parties shall begin good faith negotiations with various other municipalities, to develop a comprehensive development plan as authorized by Section 29-20-105 C.R.S. and herein called the "Plan," along the U.S. Highway Joint Planning Corridor. Such Corridor shall be defined as one-half ('/zl mile on either side of U.S. Highway 34 proceeding west from the City of Greeley to the Weld County line (WCR 13). Such Plan shall govern all land use decisions in the Milliken MUNICIPAL Planning Area along the Corridor, and shall contain, inter alia, (I) specific land use standards for the Urban Growth Areas along the Corridor, (ii) procedures for the COUNTY's coordinating the COUNTY'S review and approval process for proposed Development within the MUNICIPAL Planning Area along the Corridor, and (iii) procedures and guidelines relating b the annexation of lands within the MUNICIPALITIES' Planning Area along the Corridor, all for the achievement of the purposes stated in Section 1 above. b. It is anticipated that land use regulations applicable to the Urban Growth Areas shall include,without limitation,regulations addressing the phasing of development, zoning and subdivision regulations, open space, environmental and landscaping controls, development impact fees, specifications for the design and construction of public improvements,and requirements regarding the extension of streets, storm drainage and water and sewer utility systems. 7 1111111111111111111 III 11111111111111111 III 11111 O lilt 765409 06/07/2000 01:01P JA Suki Tsukamoto 'II 2789659 08/25/2000 02:46P JA Suki Tsukamoto 9 of 12 R 0.00 0.00 Weld County CO 7 of 9 R 0.00 D 0.00 Weld County CO D c. The parties intend to develop the Plan in sufficient time for its adoption by both of them not later than Concurrently with such adoption, the parties shall amend their respective land use and other regulations in such particulars as shah authorize and enable each of them to achieve the purposes, intent. and effect of the Plan, and to administer and enforce the same within their respective jurisdictions. IN WITNESS WHEREOF, the parties have executed this Agreement effective as of the date first above written. COUNTY OF WELD, by and through the BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF WELD . ATTEST: LW --- �' a Barbara J I 1 meyer, Chair Weld County Clerk to tiy_ :o, ' 1 M. J. ile, Pro- em BY: /,. arr�.: .R' Deputy Clerk to the B.. C , v- y ,- -4.--c7-.- 1_ ��4 N ' rge . Baxter A T ED AST / __--_, Da e . Hal T o y Attorn - ze, / ,() --_. Glenn Vaad 11 8 11111111111 1111111 III 111111111111 11111 111 111111 III 'III 2785409 08/07/2000 01:01P JA Suki Tsukamoto 2789659 08/25/2000 02:46P JA Suki Tsukamoto 8 of 9 R 0.00 0 0.00 Weld County CO 10 of 12 R 0.00 D 0.00 Weld County CO TOWN OF MILLIKEN, COLORADO i / Ted qk�z, Mayor /r a 0 • • ,. , • N. i !ATTEST::, T* :♦ Na a --rmsfead, Tow Clerk I. -------- I 9 1111111111111111111 III 11111111111111111 III 111111 III D 2785409 08/07/2000 01:01P JA Suki Tsukamoto 2789659 08/25/2000 02:46P JA Suki Tsukamoto 9 of 9 R 0.00 D 0.00 Weld County CO 11 of 12 R 0.00 0 0.00 Weld County CO N-- 43 S _to= �a.a.�_ R67W R66W AGREEMENT MAP INTERGOVERNMENTAL A co eee� I I i IlVe///////////.d/// W' /f//X//// r /////// %/�i. 7 0 I HWY 34 ! i , / MILLIKEN P. 1 to I n 16 '� '" 1'% / ORDINANCE 217 to -0� y wcrsse I APPROVED 7-18-2000 �a� �s� 20 21 z 23 24 I 19 �zo 4' 1 00 D N- o x- WCR54 h — 34 29 I I 2 27 26 25 30 ( 2B 8 27 I a wCR52 ` �J 7— Ns I o 1 31 I 2 3 35 36 31 2 3 ' �� IGA URBAN GROWTH c = wCR60 h. , -- / f' BOUNDARY s 2 my 3� A I_ E7), MUNICIPAL BOUNDARY -�� WCR4a pjry6f12 way 7 112 7 10 wCR4B SOtl u H ;< ut 18 17 6� 1 4 : 3 17 16 15 y ! WCR44 4. I — i f ,. , �1 23 24 19 20 21R 2 Fire:% 19lq , 20 -- 'thin " WCR42 I ■V 26 25 30 'zs 25 zz / 26 I 3p 28 id 28� 7— . we " . FCREST 35 36 31 32 33 3 35 36 1 311 •2 33 1 34 1 6 5 4 fie 3 2 1 6 •. 3 I 4 3 ME D — + — — — I--- -- — MAP LEGEND we I r . 1 12 7 8 ' 1 I 11 12 6 I 9 �10 • �� Paved Road 4 ! ,4 i - i__ _ _ i . i I I — — I Gravel Road I \ • ^s 7 J I I I 16 I s I WCR7 VCR f I VCR l3 VCR 16I WCR 17 VCR 19 VCR2l VCR23 VCRM WCR27 VCR29 VCR3l Weld County Planning Dept. 'Gas x IF MN. Bvs.Iry CO. 5083/ I lumina 8-28-20001 flinfe4 RAD Hello