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Home My WebLink About20002804.tiff Weld County Planning Dept. WILLIAM H. SOUTHARD 7FP 1 2 2000 ATTORNEY AT LAW P.O. BOX 445 WELLS FARGO BANK BUILDING GFIEE_LEY CO 80632 970) 353-1292 RECEIVED 'GREELEY, COLORADO 025 NINTH AVENUE, 180631TE 09 FAX((970) 353-7504 September 11 , 2000 Weld County Department of Planning Services 1555 N. 17th Avenue Greeley, CO 80631 Re: Case No. Z-551 Ponderosa Estates Gentlemen: This comment and objection is submitted on behalf of my two children — Charles E. Southard and Ann S. Beard, owners of the Northwest Quarter (NW1/4) and the North Half (N1/2) of the Southwest Quarter (SW1/4) of Section Fourteen (14), Township Six (6) North, Range Sixty-six (66) West of the 6'" P.M. (the Treeclaim Farm), lying south of the proposed Ponderosa Estates subdivision in Section Eleven (11), Township Six (6) North, Range Sixty-six (66) West of the 6`h P.M. The Treecla.im Farm and the west half of Pinnacle Park (the South Half (S1/2) of the Southwest Quarter (SW1/4) of Section Fourteen (14), Township Six (6) North, Range Sixty-six (66) West of the 6'" P.M.) are irrigated through a tiled lateral leading from the Lucas Lateral Ditch to approximately the northeast corner of the Treeclaim Farm. This buried tile lateral commences at a headgate on the Lucas Lateral and goes underground southwesterly to its exit near the northeast corner of the Treeclaim Farm. This private underground tile irrigation lateral was the subject of a Right of Way Exchange agreement dated May 9, 1962, by which the prior right-of-way serving the Treeclaim Farm and Pinnacle Park was changed, at considerable cost. That old right- of-way had a headgate on the Lucas Lateral on Weld County Road 33, and ran down the west edge of the Schneider houses and feedlot with about 3 big checks to control the fall in the ditch, behind which were big holes washing and eating toward Road 33. Road 33 was paved to be a high speed road, and safety of the traveling public was one of the principal concerns to work out the "Right of Way Exchange" agreement. The old lateral ditch then coursed irregularly on the contours of the Southwest Quarter (SW1/4) of Section Eleven (11), Township Six (6) North, Range Sixty-six (66) West of the 6'" P.M. to the same point where the new ditch delivers water to tie Treeclaim Farm. The new construction involved a new headgate on the Lucas Lateral, and an underground tile approximately eight hundred (800) feet with a winter drain. A cursory estimate of the location of this new lateral tile indicates some if it may be within the boundaries of the Ponderosa Estates project, the subject of the forthcoming hearing. EXHIBIT 2000-2804 7 Weld County Department of Planning Services September 11, 2000 Page 2 A copy of the May 9, 1962, Right of Way Exchange agreement has been provided to the planning department. For the protection of the irrigation system serving the Treeclaim Farm and Pinnacle Park, some provisions and conditions must be made and imposed on the developers to protect the integrity of the underground tile line, including its winter drain, the right to maintain the tile line, with access to the tile line, and to the headgate on the Lucas Lateral Ditch. Yours very truly, i-1 2'i,rcc; c'v William H. Southard WHS:ck RIGHT OF WAY EXCHANGE THIS INSTRUMENT, Made and executed this 9th day of May, 1962., by and between JOSEPH DALE BARTLETT and MILDRED N0RMA SARTLETT, First Partie' and GERALD R. CHAPIN and ELLEN A. CHAPIN, and WILLIAM HARVEY S0UTHARD, Second Parties 'I ETH :�, .' t..! "'. :'t' `'P`sC Kt- : .p.�r�-: r; ;6z. :..f erx 7 4 h WHEREAS, First Parties are owners of The Southeast part of Section Eleven (11), Township Six (6) North, Range Sixty-six (66) West of the 6th P.M. , Weld. County, Colorado, more particularly described in deed re- corded in Book 1587 , Page 443, Weld County Records; and WHEREAS, Gerald R. Chapin and Ellen A. Chapin are owners cf The South Half (S ) of the South Half (Si) of Section Fourteen (14) , Township Six (6) North, Range Sixty-six (66) West of the 6th P.M. , Weld County, Colorado; and WHEREAS, William Harvey Southard is owner of The Northwest Quarter (NW's) and the North Ha;.f (N 2) of the Sout-hw44st Q arter (S�J%) afa Se i9p Fqurteer (1411)-, . 'Townshli'ISix `�`('6') North;'"Range�S xf�y!si'x ('Of") West 'o ''' ie 6th P.M. , Weld County, Colorado; and WHEREAS,, Second Parties have a right of way fur an irrigation later,ll ditch serving their farms, the course of which crosses the farm of First Parties, entering said farm near the Northwest corner thereof, and meander- ing Southeasterly on the contour to a point on the South line of First Parties' farm approximately 485 feet West of the South quarter corner of Section Eleven (11), Township Six (6) North, Range Sixty-six (66) West or the 6th P.M. ; and WHEREAS, the location of said irrigation lateral ditch of Second Parties is such that the farm of First Parties cannot be developed to its ultimate potential, and if said ditch were changed from its present location the farm of First Parties could be levelled,and the fields rearranged, so as to permit a more even grade for irrigation, and reduce "short row" fields; and 1. WHEREAS, William Harvey Southard has installed an underground irriga- tion tile line to serve the farms of Second Parties, which tile line crosses the farm of First Parties on a different course than the irrigation latera1 ditch; the course of said tile line runs; From a dividing box in the Lucas Lateral ditc:i on the East ._. '.. , Side—d��s'�"the''t"rar�s'oiS;PJ�'st�� $��p p eittifinir+e '414,5" e1t £ast and 655 feet North of the South quarter corner of Section Eleven (11 ) , Township Six (6) North, Range Sixty-six (66) West of the Gth P.M. ; To an irrigation lateral dividing box near the South line of the farm of First Parties, at a point approximately 485 feet West and 42 feet North of the South quarter corner of said Section Eleven (11), Town- ship Six (6) North, Range Sixty-six (66) West of the 6th P.M. ; and WHEREAS, Second Parties desire to release to First Parties the rig : of way and easement for their irrigation lateral ditch, and First Parties desire to grant Second'Parties °a�tKetp :right` t gti=C°`ot��''�ay�•`and 'easeitse:nt` for said underground tile line. NOW, THEREFORE, in consideration of the premises, the exchange of easements and other considerations and mutuall benefits: I. Second Parties do hereby release and quit claim to First Parti€ s that portion of that certain irrigation lateral ditch serving harms of Second Parties which crosses the lands of First Parties, entering the fare of First Parties near the Northwest corner thereof, and meandering South- easerly on the contour to a point on the South line of First: Parties:' Earn , approximately 485 feet West and 42 feet North of the South quarter corner of Section Eleven (11) , Township Six (6)' North, "Range Sixty-six (66 West of the 6th P.M. 2. First Parties do hereby grant and convey to Second Parties an easement for an underground irrigation tile line over and across the farm of First Parties to serve the farms of Second Parties, running: From a dividing box in the Lucas Lateral ditch on the Last 2 . side of the farm of First Parties at a point approximately 475 feet East and 655 feet North of the South quarter corner of Section Eleven (11) , Township Six (6) North, Range Sixty-six (66.) West of the 6th P.M. ; To an irrigation lateral dividing; box near the South line of the farm of First Parties at a point approximately 485 feet West and 42 teetfti0rthrrofstkre••'8arn as tisn fiiei+ d F3eet on iseA4e**( 40';. r - . . Township Six (6) North, Range Sixty-six (66) West of the 6th P.M. ; together with the following rights and privileges: A. To carry and transport irrigation water through same; B. To operate, maintain, repair and/or replace same, pro- vided the same be so operated, maintained, repaired and/or replaced in such a way as to interfere as little as possible with the farming of First Parties' farm, but without being liable for crop damage incident to the necessary operation, maintenance, repair and/or replacement of same. C. To operate:.a dx�arin. iA, the low point og WV O74-P line to drain off waters from the tile line for protecting said line from freez- ing, and on such other occasions as it will be necessar to use the drain from the tile line. I). To have right of access to the dividing box on the Lucas Lateral and head works or trash rack at the upper end of said tile line, such access to be along the established farm road near the East boundary of First Parties' farm running from the County road on the South end of First Parties' farm. E. Said tile line easement Shah: be perpetual.. The provisions hereof shall inure to the benefit of the parties hereto, their heirs, devisees and assigns. IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals thjs day of �= l ��,-fi, 1962. f/-c UC/ck .kiX (SISAL) 72-2,(1,44, 2,LLL. 7l -r.1i-z gat L)(SEA 7osep Dale Bartlett First Parties Mildred Norma Bartlett _ 7 (X 1-7`z-r�1�a.,-i (SEAL) eAttfrt, (X IA (SEAL) Gerald R. Chapin / Elle A. Chap' / ,e-6414'yEALi Third Par i s William rvey Southard 9/15/2000 Chris & Debra Michael 16696 CR 70 Greeley, CO 80631 Sheri Lockman Weld County Planning Offices 1555 North 17th Ave. Greeley, CO 80631 re: case # Z-551, Ponderosa Estates Dear Sheri Lockman, We are writing to protest of the proposed zoning change for the housing development designated by your planning office as case number Z-551 and called by the applicants for the change, Ponderosa Estates. Our primary objections are explained as follows and are numbered consecutively • 1) Mr. Hodges, the planner hired by the applicants, erroneously states that this proposed development conforms to the Comprehensive Plan (page 5 of the proposal) and is " consistent with the existing surrounding land uses".. In fact, this development is exactly the sort of unregulated urban type building in agricultural communities that the comprehensive plan sought to discourage. The houses on this section and the sections to the north, east, west and four fifths of the section to the south are hundreds if not thousands of feet apart and almost all are inhabited by people involved in agricultural pursuits. To simply plop a housing development in the middle of this community directly violates the intent of the comprehensive plan. A simple look at the location of this proposed development shows them to be directly adjacent to a feed-lot where there would be immediate conflict between an agricultural business and the desires of these new homeowners to have a domestic environment free from the noise, dust, smell and night lighting associated with this business. The seasonal use of crop dusters, heavy machinery, and pesticides on other adjacent properties and the irrigation traffic on the ditch road immediately behind the proposed houses would again create an chronic conflict between the new homeowners and the surrounding agricultural community. The Weld County Comprehensive Plan states specifically on: Page 1-13, column 1, paragraph 3, "The intent of efficient land use planning in Weld county is to, when possible, minimize the impact of development on agricultural lands". and on 1 Page 2-2, column 2, paragraph 4, "It is important that Weld County representatives and officials recognize their role in reducing the conflicts between agricultural uses and residential, commercial and industrial uses." and on A.policyl, page 2-3, column 1, paragraph 5, "Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial and industrial land use." and on A.goal 3, page 2-4, column 1, paragraph1, "Discourage urban- scale residential. commercial and industrial development which is not located adjacent to existing incorporated municipalities". While this development may not technically qualify as urban scale it certainly fits that description when compared to the rest of the neighborhood. • 2) Mr. Hodges also implies, in the second paragraph, page 1 , of the proposal for Ponderosa Estates housing project that a significant portion of this parcel is non-prime farmland. In fact, if you will turn to the accompanying maps and superimpose the section lines of the two enlarged maps you will see, if held up to a bright light, that greater than 90% of the proposed development is prime farmland. Before Mr. Cecil purchased the property Mr. Ulmer regularly irrigated this pasture and pastured 20 or more cattle on it. Once again, the Comprehensive Plan makes a point in, A.Goal 1, page 2-3, column 1, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." and, A.Policy 1, page 2-3, column 1, "Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without interference of incompatible residential, commercial, and industrial uses." • 3) In addition, the will serve letter from the North Weld County Water District noted on page 1, paragraph 4 of the proposal fails to mention the fragile nature of the current water supply. The specifics on this issue paint a picture of inadequate water supply for residents along CR70 and a large cost to the County to replace the main water supply line should this proposed development be allowed to draw its water from the current main line. The current water main supplying water to the houses on county road 70 and which would supply water to the proposed, Ponderosa Estates housing development is a six inch line. Its current 2 average pressure is between 45 and 50psi. with a daily low pressure of below 40 psi. The lowest pressure considered adequate for domestic use by the North Weld County Water District is 35 psi.. This water district has made its assumptions about effect from the proposed development on pressure and flow in the 6 inch supply line by assuming a per household use of 226,000 gallons per year, for a four person household, in these four new houses. In addition. there is another house being built on land previously sold off the 40 acre parcel the remainder of which is slated for this development.. This lot has approximately 7.5 acres, belongs to Bill and Anne Radecky, and will also utilize the 6 inch main for water supply. The water district estimates that just the four new houses of Ponderosa Farms will lower the pressure in the main line by 2-5 psi. The additional house listed above would drop it a bit more. So, using current water district estimates, there will be times every day when pressure will fall below the water districts minimum acceptable level. Mr. Overton, of the North Weld County Water District noted to me that this could be particularly problematic because most household plumbing is designed for 60 psi. If you then consider how grossly the water district has underestimated water usage for these houses the pressure and flow drop in the main line and subsequently to the residents along CR 70 could be enormous. As an example, let us site the Chris Michael family's water usage. He lives approximately 400 yards from the proposed development on CR 70. He sprinkles less than one acre of lawn three times a week in the summer only. His family constitutes a four person household, although 2 are babies. He also waters three horses and four dogs, but has the most water efficient household appliances currently available. His water usage for last year was 488,000 gallons. When you also consider that each of the proposed lots is 4.5 acres in size, the possibility that they will be watering considerably more the 1 acre gives a startling idea of how much water these houses may actually consume. On top of all this, Mr. Radecky, the gentleman building on the lot in front of the proposed development, plans to make his place a tree farm and the large water utilization that this would require could easily be jeopardized by the additional requirement of the proposed development. The North Weld County Water District is now spending all its available resources replacing its main feeder line from Horsetooth reservoir and updating its filtration plant. It will not be able to address inadequate supply lines for years to come. Any change made now, such as adding these new houses, that would jeopardize the 3 water supply and pressure could not be fixed for years and would simply have to be endured by current residents all along this line. This completely inadequate water supply would entail a great expense to Weld County to replace the water main without the increase in tax base to support the expense. This would fly in the face of R.Goal4 (page 3-10 of the comprehensive plan), stating, "All new development should pay its own way." and R.Goal 3 (page 3-10) stating, "Promote efficient and cost effective delivery of public facilities and services to residential development or districts." and PUD.Goal 3 (page 3-11) stating "Ensure that adequate public services and facilities are available to serve the planned unit. development or district." and PUD.Goal 5 (page 3-11) "All new planned unit development should pay its own way" Page 3-9, column 1, paragraph 2, of the comprehensive plan, stating, "The fiscal constraints upon Weld County government will not permit indiscriminate development with no regard for how such services and facilities will be provided". and Page 3-24 to 25, column 2, paragraph 4, "The following services and facilities must be determined adequate and in accordance with the requirements set forth in the comprehensive plan, Zoning and Subdivision Ordinances prior to the zoning of a parcel for development or the development of an industrial, commercial residential or planned unit development subdivision. ( I) availability of an adequate water system." • 4) County Road 70 is the typical dusty agricultural dirt road. This housing development would double and possibly triple the traffic on this road exacerbating an already unacceptable and unhealthy dust problem, and greatly increasing hazards to animals and children. • 5) Aside from the points made above in objection to this development it seems particularly counterproductive that the state limits division of agricultural land to 35 acres while, according to Mr. Hodges, siting the comprehensive plans statement that an 80 acre parcel is the lower limit of agricultural viability, he has carte blanche to propose zoning changes on anything smaller than 80 acres because its not economically productive as farm land. This would seem to make any agricultural parcel 79 acres or less acceptable for zoning change regardless of its location or surrounding uses. Is this what the state law intended? 4 • 6) While we understand and support individual property rights, the individual promoting this development is a stranger to this community, and has no interest in it beyond his recent purchase of this land for pure carpet bagging land speculation. This sort of hostile destructive land development should be discouraged by Weld County as we think it is in the comprehensive plan. Please consider these arguments and do not recommend the zoning change requested by case Z-551, Ponderosa Estates. Thank you for taking the time to read this letter. Cordially, PthlA Ala( Chris & Debra Michael • Section of Weld County Parcel Map i i. MAP 19 R 66 W JOINS MAP 9 er OurTERSEN ..a,m J ``::�' VID LEFFLER "'w mil •�ED BDCNOL ee a co. HAYTHORN ;;;••.u.-1 WAYNE A.a a SONS, INC nn W,m r0, BROS. ow SUMFE THOMAS S. Stalin RMs.INc &n SUW VAN Llvesrva° LD&WN OPDVKE N�nWERwK.c RANCH( Lm I' - �� g �s GEo3Be L.e TED E.& - . m ¢ ite 4. • FARCI.LL "- RN. �°a p •� HAZEL M. 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MAN.WLNDON JOINThi i SHARKS TOOTH ' y CADS • vu on IS VENTURE �• "` PIREDNC co -LED 8 UVA ♦ ' •mI DI' �: 'M • �" SIISIE A. [B. • J.B.ACRES '� • ". man, PUTNAM .• RUBY L. 1 sLeavlsw < . . sumo FAR M 4'4414.I"L ,q rr NASH eel a3R �_ �. ??SS71 L°' ,� - _lV` 125 27 3 31 JOINS MAP 24 33 r'.SS M 5-7 USDA Soil Cor ervation Conservat'nn Service %lap Titled: "Important Farmlands of Weld County Colorado" In the highlighted section the dark areas are Prime Farmland (irrigated) laird the light areas are Irrigated Farmland (not prime) sill A ' p 1 4 V I lk � % .1 _•�� • �rw .1/4 -4. _. _4.. e� - , Hi. i „mil, , L,_,_,- ri 111 t i 11' .t : I I � 1� L • � �� I ��" p `- I Yau/ is, -. �1l �� .4i . ,.. ., fY .,,-. a..ttl— A vdl;• I. X11 , �I �faratiMORIV1rt�m+1 / A Io ®� I�hIII1:� u111 1�c.._ula■ o.ifl t ,:,,,,,....%,� .� -n V a�E� .1�. msu. Lib m m s aI L �� Era u,m� �� 1 ar. of nnO.. of ig !li fig „M w:ir r J _ —_ ; -::..gig w■.� J • ' '" P ■1`1i Ire .w � "' \ , '.� � i III / , � . l k crop - Ts H 4.I� '� A ran J • Jear[ 1Ii _ __ re, jk C:- - ' /■ Loin � : h,i i �/:_ RFins—.soh— /I I' - �\ 1 _ % .�� { 1 k L ±4)1 ' - 41 _— —r _ _ice . _: Enlargement of highlighted portion of USDA Soil Conservation Conservation Service Map Titled: "Important Farmlands of Weld County Colorado" • The dark areas are Prime Farmland (irrigated) and the light areas are Irrigated Farmland (not prime) �(' • Dark a- line rbordye�r is the section border. 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' . 11 'I.N it • .4 b 71, it ...'I. /ter r.. f , fi n per, r,1 _ +y r tQ'''"7.�hlLi•/_i' �. tt Y t J .. • ` cc rkg; I • '�f��T:tiic ^►1$$��• It r � .•1• i4 •F 4-t : Rr+�� 7,1,x)8 till.V�t •1t��j` • J 4J/� 11%1.,J,:-.Q.-` _ay O; S. i L) ^rte "� F tl .1.- '� -1.11017:112 Pi >��-?1, � - "t: e!: . 1 .x, , '4 , i i • i I ' ' (-7 N. , !. ."rt i iw� :' .,, +c r 1V3�f. • e Te ,. • } r .l }2 a(1 1•ort• i y ,_ t ft /• ,„�,S...' �,•r ''r3•3; .,•T.p b,,eL ,' ,,a. Sir- ' i , ..04: , ,1+}4•, T3 i le'tg )'t- ''t .sr r• i.L f 4, • {. a 4 .+a r:c \ . A' 1- d kn.,-• li `"' ,J�..' r.• I IX-11 (I d' ear.." • f' .7 i.. + { • f . i 4 .� L . � i � } J • b. `4� .S• � ♦ t- '+( I. • ti + 1-I• ' te) •Y. I�. `. Al 1 ./ '.•• 1• J` d • ,' 4 1 ,_p' ! '1 A! r r if V' . Enlargement of Weld County Parcel map (see highlighted area on larger parcel map) MA arm. RUPP OD in ell ID 110 WO a qamies HED'WKG W. JOHN A . a SCHNEIDER RUSSELL D LEFFLER II HURLE A. a DONNA M. SCHNEIDER 111 o"' 6 tar 9 NORWEST BANK 11 a " OF GREELEY rt .sa RICHARD A. •P v Trustee eta i a KAY E C. MONTERA tit T. !! G.l. GERALD M. 9 LLIVA k KATHLEEN - 9/15/2000 Sonny & Donna Schneider 34534 CR 33 Greeley, CO 80631 Sheri Lockman Weld County Planning Offices 1555 North 17th Ave. Greeley, CO 80631 re: case # Z-551, Ponderosa Estates Dear Sheri Lockman, We are writing to protest of the proposed zoning change for the housing development designated by your planning office as case number Z-551 and called by the applicants for the change, Ponderosa Estates. Our primary objections are explained as follows and are numbered consecutively • 1) Mr. Hodges, the planner hired by the applicants, erroneously states that this proposed development conforms to the Comprehensive Plan (page 5 of the proposal) and is " consistent with the existing surrounding land uses".. In fact, this development is exactly the sort of unregulated urban type building in agricultural communities that the comprehensive plan sought to discourage. The houses on this section and the sections to the north, east, west and four fifths of the section to the south are hundreds if not thousands of feet apart and almost all are inhabited by people involved in agricultural pursuits. To simply plop a housing development in the middle of this community directly violates the intent of the comprehensive plan. A simple look at the location of this proposed development shows them to be directly adjacent to a feed-lot where there would be immediate conflict between an agricultural business and the desires of these new homeowners to have a domestic environment free from the noise, dust, smell and night lighting associated with this business. The seasonal use of crop dusters, heavy machinery, and pesticides on other adjacent properties and the irrigation traffic on the ditch road immediately behind the proposed houses would again create an chronic conflict between the new homeowners and the surrounding agricultural community. The Weld County Comprehensive Plan states specifically on:. Page 1-13, column 1, paragraph 3, "The intent of efficient land use planning in Weld county is to, when possible, minimize the impact of development on agricultural lands". and on 1 Page 2-2, column 2, paragraph 4, "It is important that Weld County representatives and officials recognize their role in reducing the conflicts between agricultural uses and residential, commercial and industrial uses." and on A.policyl, page 2-3, column 1, paragraph 5, "Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial and industrial land use." and on A.goal 3, page 2-4, column 1, paragraphl, "Discourage urban- scale residential. commercial and industrial development which is not located adjacent to existing incorporated municipalities". While this development may not technically qualify as urban scale it certainly fits that description when compared to the rest of the neighborhood. • 2) Mr. Hodges also implies, in the second paragraph, page 1, of the proposal for Ponderosa Estates housing project that a significant portion of this parcel is non-prime farmland. In fact, if you willl turn to the accompanying maps and superimpose the section lines of the two enlarged maps you will see, if held up to a bright light, that greater than 90% of the proposed development is prime farmland. Before Mr. Cecil purchased the property Mr. Ulmer regularly irrigated this pasture and pastured 20 or more cattle on it. Once again, the Comprehensive Plan makes a point in, A.Goal 1, page 2-3, column 1, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." and, A.Policy 1, page 2-3, column 1, "Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without interference of incompatible residential, commercial, and industrial uses." • 3) In addition, the will serve letter from the North Weld County Water District noted on page 1, paragraph 4 of the proposal fails to mention the fragile nature of the current water supply. The specifics on this issue paint a picture of inadequate water supply for residents along CR70 and a large cost to the County to replace the main water supply line should this proposed development be allowed to draw its water from the current main line. The current water main supplying water to the houses on county road 70 and which would supply water to the proposed, Ponderosa Estates housing development is a six inch line. Its current 2 average pressure is between 45 and 50psi. with a daily low pressure of below 40 psi. The lowest pressure considered adequate for domestic use by the North Weld County Water District is 35 psi.. This water district has made its assumptions about effect from the proposed development on pressure and flow in the 6 inch supply line by assuming a per household use of 226,000 gallons per year, for a four person household, in these four new houses. In addition, there is another house being built on land previously sold off the 40 acre parcel the remainder of which is slated for this development.. This lot has approximately 7.5 acres, belongs to Bill and Anne Radecky, and will also utilize the 6 inch main for water supply. The water district estimates that just the four new houses of Ponderosa Farms will lower the pressure in the main line by 2-5 psi. The additional house listed above would drop it a bit more. So, using current water district estimates, there will be times every day when pressure will fall below the water districts minimum acceptable level. Mr. Overton, of the North Weld County Water District noted to me that this could be particularly problematic because most household plumbing is designed for 60 psi. If you then consider how grossly the water district has underestimated water usage for these houses the pressure and flow drop in the main line and subsequently to the residents along CR 70 could be enormous. As an example, let us site the Chris Michael family's water usage. He lives approximately 400 yards from the proposed development on CR 70. He sprinkles less than one acre of lawn three times a week in the summer only. His family constitutes a four person household, although 2 are babies. Ile also waters three horses and four dogs, but has the most water efficient household appliances currently available. His water usage for last year was 488,000 gallons. When you also consider that each of the proposed lots is 4.5 acres in size, the possibility that they will be watering considerably more the 1 acre gives a startling idea of how much water these houses may actually consume. On top of all this, Mr. Radecky, the gentleman building on the lot in front of the proposed development, plans to make his place a tree farm and the large water utilization that this would require could easily be jeopardized by the additional requirement of the proposed development. The North Weld County Water District is now spending all its available resources replacing its main feeder line from Horsetooth reservoir and updating its filtration plant. It will not be able to address inadequate supply lines for years to come. Any change made now, such as adding these new houses, that would jeopardize the 3 water supply and pressure could not be fixed for years and would simply have to be endured by current residents all along this line. This completely inadequate water supply would entail a great expense to Weld County to replace the water main without the increase in tax base to support the expense. This would fly in the face of R.Goa14 (page 3-10 of the comprehensive plan), stating, "All new development should pay its own way." and R.Goal 3 (page 3-10) stating, "Promote efficient and cost effective delivery of public facilities and services to residential development or districts." and PUD.Goal 3 (page 3-11) stating "Ensure that adequate public services and facilities are available to serve the planned unit development or district." and PUD.Goal 5 (page 3-11) "All new planned unit development should pay its own way" Page 3-9, column 1, paragraph 2, of the comprehensive plan, stating, "The fiscal constraints upon Weld County government will not permit indiscriminate development with no regard for how such services and facilities will be provided". and Page 3-24 to 25, column 2, paragraph 4, "The following services and facilities must be determined adequate and in accordance with the requirements set forth in the comprehensive plan, Zoning, and Subdivision Ordinances prior to the zoning of a parcel for development or the development of an industrial, commercial residential or planned unit development subdivision. (1) availability of an adequate water system." • 4) County Road 70 is the typical dusty agricultural dirt road. This housing development would double and possibly triple the traffic on this road exacerbating an already unacceptable and unhealthy dust problem, and greatly increasing hazards to animals and children. • 5) Aside from the points made above in objection to this development it seems particularly counterproductive that the state limits division of agricultural land to 35 acres while, according to Mr. Hodges, siting the comprehensive plans statement that an 80 acre parcel is the lower limit of agricultural viability, he has carte blanche to propose zoning changes on anything smaller than 80 acres because its not economically productive as farm land. This would seem to make any agricultural parcel 79 acres or less acceptable for zoning change regardless of its location or surrounding uses. Is this what the state law intended? 4 • 6) While we understand and support individual property rights, the individual promoting this development is a stranger to this community, and has no interest in it beyond his recent purchase of this land for pure carpet bagging land speculation. This sort of hostile destructive land development should be discouraged by Weld County as we think it is in the comprehensive plan. Please consider these arguments and do not recommend the zoning change requested by case Z-551, Ponderosa Estates. Thank you for taking the time to read this letter. Cordially, Sonny & Donna Schneider 5 Section of Weld County Parcel Map i. fMAP IS R 66 W DINS MAP D LIND x\ NWys GIITTERSEN ti••tiau` u •� VIC LEFFLER ro•c'rfI r ilED C -•L.� c. a CO. HAYTHORN ,� .Ma SONS,INC. I saLL`a -° r WAYNE A.9 uu.B BROS. JAMES G THOMAS S. R.m( , rAa..c S': I Lruma s r I FALL L. SULLIVAN OPOVKE Nm r RANc:o rc MD mw, c I' ' �_.— - �yJ I - o weer Awe GEORGEL.e '.' ,^ TED E. & ' r I ,..� 1ouia . H. a se HAZEL M FELLIA L. EDWARD a SHERI L I lzaw ME,INC <G, r3 I SEVERIN MABEL CARLSON rota.N , D•(pa *all•a CO. LAURA A. SCHNORR 'Napo"',1 4WW as sums GILL , •• _y N III • a xY 'N .4 ENRY_ • KEVIN A VICKI THOMAS GB RATRKK L. LESrFR E a OON _JOHN A.9 7 wIUInM.. .1;BERT,E MILL ACNUR E Newa.. mJTR.RL BERT,BEVERLY SN RRILL R. ANDERSON, IDEA RUSSELL D W HAEF ER TROSIEL HARDESTY INC rrv.w• I 3/ •RM LLC N.H. GENE<a m. IWLA A.a LEFFLER 1 1 / USA EARM5 INC. \ DONNA E DONNA M 1 (BLANDER SCHNEIDER II �] WRCO�( G}�4 �� '• T 1i� - 7 t-LEN ON ,J�)yJ PATRICK L.5 HAROLD B ' Q'� DOROTHY CLAIRE E. NORNE`T BANK OLDS IN ' E�WA'f J'i< Tim 6w I IDVay PACKAR JOYCE RCIWRD 4 a l C. OF GREELEY ANDERSON KAYE E. 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'ARGTR 1 naesneR C a M • mm DANIEL IYLoam . �, WESTERN-MOBILE PLATTE J- ; AGGREGATES �y NORTHERN INC. SAN( R T � ,, 7 LTD fI 3 3 , s; g GRAVE 6 �J( ?J , WIRCON 0 rim. OX4NRE j el3rd � 4 E) 3RD SHAR s TDorH B • DAVIS • ac• VENTURE ••L•n w TIE co. 1 ED Et — i d'= �I ,d:iM • (• _ SUSIE A. WM- J.a.ACRES �F �� (�1 • .AAA =ELL PUTNAM >• RUBY L. I OFIR _ — \Ql sLeuNlson - . LAAL I xw" FARM P M. lV` '125 _ ku L9 31 JOINS MAP 24 33 65 USDA Soil Cor nervation Conservat=nn Service Map Titled: "Important Farmlands of Weld County Colorado" In the highlighted section the dark areas are Prime Farmland (irriigated) and the light areas are Irrigated Farmland (not prime)ILlik iv 4f• _ I�w ail`• ^\ ' r �h Ott ('- r ��w a. % p , ,, lcic ' �� lII f �p1L: Ada. a, . � . � �._r �� om`q5,'‘421,1];* a � arx.)' tt la alieV �� rillialitilatiteenlikkiti '' Y v. • .. Viram liq i 1 _ �yu .ym ■ ' Si L-_ - ��Ill. ��j' ....\. .O a�. �i i63 ,e 4.t I�� ti. 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'. . 1 ,, r ,J ^Q- al y ,(' :y � 1 1 r r / , } J , d • , a r Enlargement of Weld County Parcel map (see highlighted area on larger parcel map) SM.A ant PUP P ire . it MII IS IN VP COP HEDWIG W. JOHN A . & 1 SC)INEIDER RUSSELL D LEFFLER HURLS A. a DONNA M. SCIHNEIDER o -- c . . delir NORWEST BANK II & 6 OF GREELEY . RICHARD A. 'A v Trustee eta i Eli KAYEC MONTERA PAT. !! G.L. I GERALD M. 8 C LL.JVA N KATHLEEN a WI MP le 9/15/2000 Lynn & Ellen Ottoson 17348 CR 70 Eaton, CO 80615 Sheri Lockman Weld County Planning Offices 1555 North 17th Ave. Greeley, CO 80631 re: case # Z-551, Ponderosa Estates Dear Sheri Lockman, We are writing to protest of the proposed zoning change for the housing development designated by your planning office as case number Z-551 and called by the applicants for the change, Ponderosa Estates. Our primary objections are explained as follows and are numbered consecutively • 1) Mr. Hodges, the planner hired by the applicants, erroneously states that this proposed development conforms to the Comprehensive Plan (page 5 of the proposal) and is " consistent with the existing surrounding land uses".. In fact, this development is exactly the sort of unregulated urban type building in agricultural communities that the comprehensive plan sought to discourage. The houses on this section and the sections to the north, east, west and four fifths of the section to the south are hundreds if not thousands of feet apart and almost all are inhabited by people involved in agricultural pursuits. To simply plop a housing development in the middle of this community directly violates the intent of the comprehensive plan. A simple look at the location of this proposed development shows them to be directly adjacent to a feed-lot where there would be immediate conflict between an agricultural business and the desires of these new homeowners to have a domestic environment free from the noise, dust, smell and night lighting associated with this business. The seasonal use of crop dusters, heavy machinery, and pesticides on other adjacent properties and the irrigation traffic on the ditch road immediately behind the proposed houses would again create an chronic conflict between the new homeowners and the surrounding agricultural community. The Weld County Comprehensive Plan states specifically on: Page 1-13, column 1, paragraph 3, "The intent of efficient land use planning in Weld county is to, when possible, minimize the impact of development on agricultural lands". and on Page 2-2, column 2, paragraph 4, "It is important that Weld County representatives and officials recognize their role in reducing the conflicts between agricultural uses and residential, commercial and industrial uses." and on A.policyl, page 2-3, column 1, paragraph 5, "Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial and industrial land use." and on A.goal 3, page 2-4, column 1, paragraphl, "Discourage urban- scale residential. commercial and industrial development which is not located adjacent to existing incorporated municipalities". While this development may not technically qualify as urban scale it certainly fits that description when compared to the rest of the neighborhood. • 2) Mr. Hodges also implies, in the second paragraph, page 1. of the proposal for Ponderosa Estates housing project that a significant portion of this parcel is non-prime farmland. In fact, if you will turn to the accompanying maps and superimpose the section lines of the two enlarged maps you will see, if held up to a bright light, that greater than 90% of the proposed development is prime farmland. Before Mr. Cecil purchased the property Mr. Ulmer regularly irrigated this pasture and pastured 20 or more cattle on it. Once again, the Comprehensive Plan makes a point in, A.Goal 1, page 2-3, column 1, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." and, A.Policy 1, page 2-3, column 1, "Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without interference of incompatible residential, commercial, and industrial uses." • 3) In addition, the will serve letter from the North Weld County Water District noted on page 1, paragraph 4 of the proposal fails to mention the fragile nature of the current water supply. The specifics on this issue paint a picture of inadequate water supply for residents along CR70 and a large cost to the County to replace the main water supply line should this proposed development be allowed to draw its water from the current main line. The current water main supplying water to the houses on county road 70 and which would supply water to the proposed, Ponderosa Estates housing development is a six inch line. Its current 2 average pressure is between 45 and 50psi. with a daily low pressure of below 40 psi. The lowest pressure considered adequate for domestic use by the North Weld County Water District is 35 psi.. This water district has made its assumptions about effect from the proposed development on pressure and flow in the 6 inch supply line by assuming a per household use of 226,000 gallons per year, for a four person household, in these four new houses. In addition, there is another house being built on land previously sold off the 40 acre parcel the remainder of which is slated for this development.. This lot has approximately 7.5 acres, belongs to Bill and Anne Radecky, and will also utilize the 6 inch main for water supply. The water district estimates that just the four new houses of Ponderosa Farms will lower the pressure in the main line by 2-5 psi. The additional house listed above would drop it a bit more. So, using current water district estimates, there will be times every day when pressure will fall below the water districts minimum acceptable level. Mr. Overton, of the North Weld County Water District noted to me that this could be particularly problematic because most household plumbing is designed for 60 psi. If you then consider how grossly the water district has underestimated water usage for these houses the pressure and flow drop in the main line and subsequently to the residents along CR 70 could be enormous. As an example, let us site the Chris Michael family's water usage. He lives approximately 400 yards from the proposed development on CR 70. He sprinkles less than one acre of lawn three times a week in the summer only. His family constitutes a four person household, although 2 are babies. He also waters three horses and four dogs, but has the most water efficient household appliances currently available. His water usage for last year was 488,000 gallons. When you also consider that each of the proposed lots is 4.5 acres in size, the possibility that they will be watering considerably more the 1 acre gives a startling idea of how much water these houses may actually consume. On top of all this, Mr. Radecky, the gentleman building on the lot in front of the proposed development, plans to make his place a tree farm and the large water utilization that this would require could easily be jeopardized by the additional requirement of the proposed development. The North Weld County Water District is now spending all its available resources replacing its main feeder line from Horsetooth reservoir and updating its filtration plant. It will not be able to address inadequate supply lines for years to come. Any change made now, such as adding these new houses, that would jeopardize the 3 water supply and pressure could not be fixed for years and would simply have to be endured by current residents all along this line. This completely inadequate water supply would entail a great expense to Weld County to replace the water main without the increase in tax base to support the expense. This would fly in the face of R.Goal4 (page 3-10 of the comprehensive plan), stating, "All new development should pay its own way." and R.Goal 3 (page 3-10) stating, "Promote efficient and cost effective delivery of public facilities and services to residential development or districts." and PUD.Goal 3 (page 3-11) stating "Ensure that adequate public services and facilities are available to serve the planned unit development or district." and PUD.Goal 5 (page 3-11) "All new planned unit development should pay its own way" Page 3-9, column 1, paragraph 2, of the comprehensive plan, stating, "The fiscal constraints upon Weld County government will not permit indiscriminate development with no regard for how such services and facilities will be provided". and Page 3-24 to 25, column 2, paragraph 4, "The following services and facilities must be determined adequate and in accordance with the requirements set forth in the comprehensive plan, Zoning and Subdivision Ordinances prior to the zoning of a parcel for development or the development of an industrial, commercial residential or planned unit development subdivision. (1) availability of an adequate water system." • 4) County Road 70 is the typical dusty agricultural dirt road. This housing development would double and possibly triple the traffic on this road exacerbating an already unacceptable and unhealthy dust problem, and greatly increasing hazards to animals and children. • 5) Aside from the points made above in objection to this development: it seems particularly counterproductive that the state limits division of agricultural land to 35 acres while, according to Mr. Hodges, siting the comprehensive plans statement that an 80 acre parcel is the lower limit of agricultural viability, he has carte blanche to propose zoning changes on anything smaller than 80 acres because its not economically productive as farm land. This would seem to make any agricultural parcel 79 acres or less acceptable for zoning change regardless of its location or surrounding uses. Is this what the state law intended? 4 • 6) While we understand and support individual property rights, the individual promoting this development is a stranger to this community, and has no interest in it beyond his recent purchase of this land for pure carpet bagging land speculation. This sort of hostile destructive land development should be discouraged by Weld County as we think it is in the comprehensive plan. Please consider these arguments and do not recommend the zoning change requested by case Z-551, Ponderosa Estates. Thank you for taking the time to read this letter. Cordially, y � YR+/ Lynn & Ellen Ottoson 5 Section of Weld County Parcel Map MAP19 R 66 W GINS MAP 9 L�. GUTTERSEN ..ure.,�'J .W��L yL c B CO HAYTHORN a r wAYNE A.B°dr\� t 8Fi03. ^^'I'LL ytl� JAMES G THO uvumor IIp a SUW VAN OPDj U� I s - - GEORGE�L.! ra...ror`� �a d r G HAZEL M. �uiu L' •EDWARD B M5,INc ` Gad SEVERIN MABELa� \\\/ " y;� 9 CO LAURA A. SCMNORR:SA: Aura GILL^ NEnrNG`' l( IN A NCXI TIQMA•44B PANCI(L. IESTEP E.B OL1D JOHN L C p muwN af9n..s HAEFER WILL BEVERLY "t"�" ISMMq�I TYR. ANDERSON. "K a� RUS;iELL D �°"cLEiFI-LER R M LLC R:H. ! TPOS1El ` cERE w e INCB HPM5.NC \ i I C9lAN0EflDONNA ft ": ",..::::::::"."(>7. I O �NNEIDER' � }WP WN r -r� ''lnTr•..rv.. -,1 f1 MPOrn F. , Mac CLAIRE E.N ANDlipAyRE RSLcED B RCHARD 4 a OF MOR61EELEY "ERE EN. dfl 9 r.ox VAAAA11111 to Et If„, Ditas IN 'CAVIL x MAR _ �.a, x.0 eo�P50N NAYS C x }. Tru.lw .lo' WART CARPENTER I MJN?ERA '. 9 .JNi LNOS i ENT. p 'A r4LEP [.IiGCO ^ lNO B CATTLE c0 •ewuivGa • uwu ,= - -� .. r�a, TROPES " W RMA . A ANN 5.BeLE[Y^rL hNALlIER PROPERR0:0- 3z rggwA N. BEARD 0IEI0 i� M1N F LTO aAI </ FARMS, ;u,r >yz�: 9T s..C D.S w l''' . 2 .ra —�J a INC. r. r• x oxiym ? HwrtnG ".. NfNRY ._ I _- 14 ' -.� KEVIN N. 9 I?fj', Sf�AEFER-I N£ITN RB DEBRA M. "S�•«r" , p ' µQV L. a¢w /\Lj �\\ CHEVROLET Ca �5 PIING -4,..MILTON E'BU • 5J \ m.GT5 ?PINNACLE Lv JOHN AN m.WrHA I33i �'y; J wRN.« lxlwsnr[X C•,.;MARLY IiSI[n rw5ro.o 3 ir��IONALie �UCE I 1 / ""' , ,, DONN i�xnx. �$ .. �� I( i--• LEAuuDeAto I ,may LFfFLER 9"Q "��'iQ oaNE 1 03 I .row iWINDEtai ° r� ze u1m� rartPBE ranl',.5t 1 'I L �eB; lam! mG k�m �y 23 f \. 2'4'S - 3 1 c 4-J.7- : CORR.C.B Ja 1 JL N C m LILLIAN '4 3,(.,,,-,NR,?; i RR r _ I eg zG1; 9t0 �g fait .".y`4" Sai 933 9i SCHAEFER B n^,r n¢o O': c �y�Y3 ££5 3gg �S3 L. Ym ?row �'ui x: myd' utl� %a 3dY 3X3325 f{p 4i 3'V rr5xr SEELEY - t3 F NAP MGM" LfN m R �Ixw Fir:, LIKE I^ BAR I A xxr BPO [PS "� EVERSON YwLELE ii u3 W� "' L N r JOHN A. qq2 :iii YH REP ESTATE dp.y N FARMS INC. AGK mwA 9¢F gW E+ -yC Gf RRfY `ub.. m₹rs-�d `t: Z- W u_ m =u $ '! u 3 Y `w:' m8w' pi v: S34 act- `aiC g>.. ��. :u� S.E :i.. 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LAu PiSHP V . r� r f25 L7] N {9j 31 JOINS MAP 24 33 IS _�.U` USDA Soil Cor ?rvation Conservat n Service Map Titled: "Important Farmlands of Weld County Colorado" In the highlighted section the dark areas are Prime Farmland (irrilgated) and the, light areas are Irrigated Farmland (not prime) IA=Iraiiitlh"fir. Mk Ilk MI °A '1 It ip IV \ , r In kigii iy{aC./t us EP.,.. Iaa. _ "\P 'ail � .-I e “ .,. . • e,e t,•� Iv � 1 re MIL. . . N. Ip n A5 `.q fi' �1 .. \ ' a.� a Nb 14 i i6 ®� Ala .— Alll la trail II' Lu:toarl ■ll. D t� ..✓'F,skr "Qu y �'- ■_nlli ill .1\.�i.O/11/ ail mitt a•J:II' 9 1 V 'L �_ • tc r 1 .tau. .u. of I N Ilr y� Lill lif.... �• � i' �� ,„i u�'."n*i1� = :■� ■ ..pia, i� J ■■� 4r, 1•—. .. L [J, I ill .si I I ` ' I ��' I , fi 't j �j limn • 1 �1.�s..;� ' �'l a' a i,,, . • ' , t -'r( 'L, .._.:..,,.., , T ii, loll I�' i �! qq � t/� Gi � " , �� 't �7.'Well ` �' NOS �� se 4, d 1[ N twitn I „■� ' S- i, .: .,fir J �� C I Enlargement of highlighted portion of USDA Soil Conservation Conservation Service Map Titled: "Important Farmlands of Weld County Colorado" • The dark areas are Prime Farmland (irrigated) and the light areas are Irrigated Farmland (not prime) • Dark line border is the section border. 1yS Irt4';,yl .'•~-: " , (V .l\ ... 1 J'�a1' . 1 7 i. • t- t. ':4—,t,er� ,'I• > k1 '.,;' r ?c ••Fes• .(4 ." r♦ •`1`• 1 1'•�•.�4 } t'-; •r: 1.t\11 c') sy1 rt 1 � t+ ! It 1 �` .�� ti• t AA: aEy* 4rk- I f J t-'• t.• .�� irk,:kh•P-fiE l '"•;., rhi ..,i,,: N t Vit tv .l4::: . '4.'1 er{l 1. ,1• `'� � ;1`y A iii- Y i}, 11.t? jI 4. Y. ;0,- Y ` 0.r.?ft,"er? 4 "C iA l '‘'',1-irVa P'?4t 4: , . ' ' , r \ r♦•l� 4`- ,•Lli ,c1 L' � �.�1.yfs 3 4. I 1 * ` • .� i p( f5( • r A tit Zri , F list-j} 1K.. . . �, �• W >•t 1J ��cV i; �(+. tit`r '/T (�Ll ,,;. • Y! +}7... 'r.:J,....;,4 tl4 a y in r • . 1 lits4 14a....la jet is, • J y• •f•� • `fit` LFjy,, .S {Y�y``��II��givtl',le Vr.. �.r. 1y ,�,+ rr • t'' 1S Y'•`�g:At'•{ :,rJ •;-'I►7.• M ,4: k.r tR, tf•l'a:it4 I ,1�'�`� J• t • \rOS"r'dISf: 4}'x '114•jr} rk'ori+""" tit" ., rrr .4• Ati, �`�'.J , �" M 'rt � , + ,J ., r-,,,i � 11 .-i. fit., y . dr 4��k M) jam•' .Y !,Ff- \ tt tf �(�` 'l. y'f' rAm b f 1 f FF • •A.c•" _di, kkl� a 1.1•hS . v . i # 1j� + ••II-e: a ,,F r 4 ,..Ct=,r/1 t, t \ .`t• • ( fit' 472 i' y I ' . t r'•!`,2. �•▪ A� r♦ r ' .. 7?.,t 4r`,, + J ir',-,4,7,,..",) y1 �•• ,:,j,t ^. \ {-'r ' .r; �y/ I Ylj. e,. {'\, r. y, ♦ < y.,, i t 1 y 4 .1 • 1 li l'!"-'1'6 `• 4�IA,-.1 s'It- r h 1 j� J y , \• I1' i !�: 1 ij 7}6,1:411,•••4:X.1.- n l l 'v I ? S .4t SohA• it -,•.- Is? l ? )�„ %• i►. r '14k, /„'T F'�(ii• •'4 'f 1' , t i r• i. 41 sY. S` ,..ctir .. . • -(' , ,edit; b� 1 ? A,♦� •, . , „� I t1 ; \a l( .�. \ •,r,1 ' ,' �r A 4 t 1 iL'. •may yy' yr , {,+ [C.o.. {. J •• •.�. J�y1'. r V�. `. t '1 'I ♦ '. X 7` ..1 .• 14 � � 1" 1: 4 I .T. • 1, � , Enlargement of Weld County Parcel map (see highlighted area on larger parcel map) M.Aa S T.M. Rl1P PII a IS el r IS ale H JOHN A . & EDW1G W. SCHNEIDER RUSSELL D LEFFLER $ HURLS A. a DONNA M. SCHNEIDER I - --- Q'n 4 �� . 17 . NORWEST BANK I a Y OF GREELEY rtio� RICHARD A. 'A 9 Trustee etoI II KAYE C MONTERA Pa T. 9 G.L GERALD M. a I KATHLEEN C LLIVAk 1.1111194111111811011111 T ti .- 9/20/2000 Gerald M. & Kathleen A. Unrein 16531 WCR 70 Greeley, CO 80631 Sheri Lockman Weld County Planning Office 1555 North 17th Ave. Greeley, CO 80631 re: case # Z-551, Ponderosa Estates Dear Sheri Lockman: This letter is to make it known that we own ditch rights for the Lucas Lateral Ditch, the ditch that runs on the north side of the proposed property is the ditch we use to convey water to our property. We have been using and cleaning this ditch for the past ten years. We have enclosed the paper work that provides use of this ditch through an easement. We want to make sure that we can get water to our property!!! There is another point that I would like to make and it regards the 7+ acres that was deemed open space. It is not an open space it is a drilling and production location. The way oil prices are going to all time highs there will be a well drilled there in the foreseeable future. So all the tree and vegetation will be to no avail. There will be tank batteries, well head and other equipment associated will the production process. It will not be the developers decision as to whether or not a well will be drilled, it is up to the production company that holds the lease. Thank You for taking into consideration all our objections. Please leave our nice country atmosphere as it is, and reject this proposal. Sincerely, Gerald M. Unrein & Kathl 1 n,,A. Unrein Weld County Planning Lc., 2yx te44-rz �_ i 1��`X YICP I A . LI1I7/L rV SEP 222000 RECEIVCID Weld County Planning Dept. 9/1 5/2 00 0 gFP 2 } 200G Gerald & Kathleen Unrein 16531 CR 70 RECEIVED Greeley, CO 80631 Sheri Lockman Weld County Planning Offices 1555 North 17th Ave. Greeley, CO 80631 re: case # Z-551, Ponderosa Estates Dear Sheri Lockman, We are writing to protest of the proposed zoning change for the housing development designated by your planning office as case number Z-551 and called by the applicants for the change, Ponderosa Estates. Our primary objections are explained as follows and are numbered consecutively • 1) Mr. Hodges, the planner hired by the applicants, erroneously states that this proposed development conforms to the Comprehensive Plan (page 5 of the proposal) and is " consistent with the existing surrounding land uses".. In fact, this development is exactly the sort of unregulated urban type building in agricultural communities that the comprehensive plan sought to discourage. The houses on this section and the sections to the north, east, west and four fifths of the section to the south are hundreds if not thousands of feet apart and almost all are inhabited by people involved in agricultural pursuits. To simply plop a housing development in the middle of this community directly violates the intent of the comprehensive plan. A simple look at the location of this proposed development shows them to be directly adjacent to a feed-lot where there would be immediate conflict between an agricultural business and the desires of these new homeowners to have a domestic environment free from the noise, dust, smell and night lighting associated with this business. The seasonal use of crop dusters, heavy machinery, and pesticides on other adjacent properties and the irrigation traffic on the ditch road immediately behind the proposed houses would again create an chronic conflict between the new homeowners and the surrounding agricultural community. The Weld County Comprehensive Plan states specifically on: Page 1-13, column 1, paragraph 3, "The intent of efficient land use planning in Weld county is to, when possible, minimize the impact of development on agricultural lands". and on EXHIBIT 1 r b Page 2-2, column 2, paragraph 4, "It is important that Weld County representatives and officials recognize their role in reducing the conflicts between agricultural uses and residential, commercial and industrial uses." and on A.policyl, page 2-3, column 1, paragraph 5, "Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial and industrial land use." and on A.goal 3, page 2-4, column 1, paragraphl, "Discourage urban- scale residential. commercial and industrial development which is not located adjacent to existing incorporated municipalities". While this development may not technically qualify as urban scale it certainly fits that description when compared to the rest of the neighborhood. • 2) Mr. Hodges also implies, in the second paragraph, page 1, of the proposal for Ponderosa Estates housing project that a significant portion of this parcel is non-prime farmland. In fact, if you will turn to the accompanying maps and superimpose the section lines of the two enlarged maps you will see, if held up to a bright light, that greater than 90% of the proposed development is prime farmland. Before Mr. Cecil purchased the property Mr. Ulmer regularly irrigated this pasture and pastured 20 or more cattle on it. Once again, the Comprehensive Plan makes a point in, A.Goal 1, page 2-3, column 1, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." and, A.Policy 1, page 2-3, column 1, "Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without interference of incompatible residential, commercial, and industrial uses." • 3) In addition, the will serve letter from the North Weld County Water District noted on page 1, paragraph 4 of the proposal fails to mention the fragile nature of the current water supply. The specifics on this issue paint a picture of inadequate water supply for residents along CR70 and a large cost to the County to replace the main water supply line should this proposed development be allowed to draw its water from the current main line. The current water main supplying water to the houses on county road 70 and which would supply water to the proposed, Ponderosa Estates housing development is a six inch line. Its current 2 average pressure is between 45 and 50psi. with a daily low pressure of below 40 psi. The lowest pressure considered adequate for domestic use by the North Weld County Water District is 35 psi.. This water district has made its assumptions about effect from the proposed development on pressure and flow in the 6 inch supply line by assuming a per household use of 226,000 gallons per year, for a four person household, in these four new houses. In addition, there is another house being built on land previously sold off the 40 acre parcel the remainder of which is slated for this development. This lot has approximately 7.5 acres, belongs to Bill and Anne Radecky, and will also utilize the 6 inch main for water supply. The water district estimates that just the four new houses of Ponderosa Farms will lower the pressure in the main line by 2-5 psi. The additional house listed above would drop it a bit more. So, using current water district estimates, there will be times every day when pressure will fall below the water districts minimum acceptable level. Mr. Overton, of the North Weld County Water District noted to me that this could be particularly problematic because most household plumbing is designed for 60 psi. If you then consider how grossly the water district has underestimated water usage for these houses the pressure and flow drop in the main line and subsequently to the residents along CR 70 could be enormous. As an example, let us site the Chris Michael family's water usage. He lives approximately 400 yards from the proposed development on CR 70. He sprinkles less than one acre of lawn three times a week in the summer only. His family constitutes a four person household, although 2 are babies. He also waters three horses and four dogs, but has the most water efficient household appliances currently available. His water usage for last year was 488,000 gallons. When you also consider that each of the proposed lots is 4.5 acres in size, the possibility that they will be watering considerably more the 1 acre gives a startling idea of how much water these houses may actually consume. On top of all this, Mr. Radecky, the gentleman building on the lot in front of the proposed development, plans to make his place a tree farm and the large water utilization that this would require could easily be jeopardized by the additional requirement of the proposed development. The North Weld County Water District is now spending all its available resources replacing its main feeder line from Horsetooth reservoir and updating its filtration plant. It will not be able to address inadequate supply lines for years to come. Any change made now, such as adding these new houses, that would jeopardize the 3 water supply and pressure could not be fixed for years and would simply have to be endured by current residents all along this line. This completely inadequate water supply would entail a great expense to Weld County to replace the water main without the increase in tax base to support the expense. This would fly in the face of R.Goa14 (page 3-10 of the comprehensive plan), stating, "All new development should pay its own way." and R.Goal 3 (page 3-10) stating, "Promote efficient and cost effective delivery of public facilities and services to residential development or districts." and PUD.Goal 3 (page 3-11) stating "Ensure that adequate public services and facilities are available to serve the planned unit development or district." and PUD.Goal 5 (page 3-11) "All new planned unit development should pay its own way" Page 3-9, column 1, paragraph 2, of the comprehensive plan, stating, "The fiscal constraints upon Weld County government will not permit indiscriminate development with no regard for how such services and facilities will be provided". and Page 3-24 to 25, column 2, paragraph 4, "The following services and facilities must be determined adequate and in accordance with the requirements set forth in the comprehensive plan, Zoning and Subdivision Ordinances prior to the zoning of a parcel for development or the development of an industrial, commercial residential or planned unit development subdivision. (1) availability of an adequate water system." • 4) County Road 70 is the typical dusty agricultural dirt road. This housing development would double and possibly triple the traffic on this road exacerbating an already unacceptable and unhealthy dust problem, and greatly increasing hazards to animals and children. • 5) Aside from the points made above in objection to this development it seems particularly counterproductive that the state limits division of agricultural land to 35 acres while, according to Mr. Hodges, siting the comprehensive plans statement that an 80 acre parcel is the lower limit of agricultural viability. he has carte, blanche to propose zoning changes on anything smaller than 80 acres because its not economically productive as farm land. This would seem to make any agricultural parcel 79 acres or less acceptable for zoning change regardless of its location or surrounding uses. Is this what the state law intended? 4 • 6) While we understand and support individual property rights, the individual promoting this development is a stranger to this community, and has no interest in it beyond his recent purchase of this land for pure carpet bagging land speculation. This sort of hostile destructive land development should be discouraged by Weld County as we think it is in the comprehensive plan. Please consider these arguments and do not recommend the zoning change requested by case Z-551, Ponderosa Estates. Thank you for taking the time to read this letter. Cordially, Gerald &/ Kathleen Unrein 4 ?Jt 7.1; (c666 r 5 Section of Weld County Parcel Map • MAP 19 R 66 W JOINS MAP 9 ii GUTTEfl OEN vur� rou[::.[I MRdA[ VIC SONS,INC.�EGacewE c. B co. BROS. RN ..La a 1 °°F`" -°�' b�L:NO M JAMS A.Bn.�,. :i �'ee`ixs 8805. JAMES G THOMAS S. RMIT-. I~ uv[[roa.° ...La Tto A Tx SULUMAN OPOYKE COS SIMIT- .rc \il bon . u ill promoomal s....o.. Tc. �y₹*,q ' MEGRGE L.B• TED E.8 �oui.. 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' WINDER F0 a I apI d`.� aNc �m �2 ma reGERRFR� I astees t Vim_ -3 7 'j _ ii s •y r EDWIN CB Ja 1 wyl ( R HN ., c 2 ' Iw' w it 9 a dp5• n7 a] LCNAAN R M11`• § cS- G' RRY N w �� _ •Ti <4 E E a °a" II C �3�M ��s 9g�g �9 .S�� 33 1 :.;R P� \ zY ,IE 3'll hR C:1 $i �# 3 P§3 k '.-:Ms3 Y ti 3d lit �W SEELEY1p • I• • • . • • • ro •Ti • .. a LAKE -• HELEN P.SE°` AHN O a XuBtAs[ HARRINBTON pro E W SWANSON G RA A MRr BROTHERS {{'3 EMERSON OO �• w .a / RR' FFW 2 s. � is REAL ESTATE qq FARMS INC. S w 3 ..? - JQ }'5 6PR` Y ^'Y R I pg < H. wry �33 R < c - s gg - ?9 4' sR— .R9 IJ- "`h- Sw - z₹ 2• , i— - pro; 7w P _wr w ff Y w Y `3 I � ... wRF j�:� � � ��m 83� wa: ii8 gsLL �y- Zia :7":: . [ "EU TX 'EW N • L, .... r o61 y r_ sl4yyuy •�Z =i 4w. y ROBERT R • PAINE 4 PAINE \ MpN < " p f ;JM ,[ $ e¢ "a COERING a Da. ARNBRECHT MI .9, , a PY..." F c �`w�1' ¢ s1 's ROBERT H . p R .I•. I� • rvc pC 8‘ BROWN c .. n c . .. I ° L. Aa• rw.1 A.wT • • YY s. RIM[Ili n'•I♦f'Sinn. •_ a• — ICY • .nie`ws HILBERT HA ,A[.x. Y nu . uu. -4-._,..z:_"9"14.,. [WA RI� w.rt"a' ' M.RUTH Ail• �` .nl „ '�� RHESTGtl G B M y [ �1u u�aMmem r �� x.�_ WESTERN-MOBILE ``'' a �, AGGREGATES�bs' cs; ^ s NORTHERN INC. SANDFLAT 13 l,, ' • SANG U NpasnAT-cm Ca --t. L`D 5 GRAY[.. �j r?. rya '3 f 3 . 83rd -__ ` a c 3 SHARKS 100TH I v �Itll ° OASIS ` rvER -0XUMMC .j JOINT _.p ° rot. e . VENTURE IFEUNE CO. ' 1EC B dz • [' • �� • • • • • LYU.St :B.ACRES r . .A VAC �� , RUBY L — ' OORR1E A. w4 \a 19.i-0vIBM _ ; [LL FUTNAM M 4A. - ~ • Ia°a ,A�I Ann FARM A� u NASH etaI I" . . . �" PTSHP "A ..- 62 125 27 LJ 31 JOINS MAP 24 33 35 ` USDA Soil Cor ?rvation Conservaf ,n Service Map Titled: "Important Farmlands of Weld County Colorado" In the highlighted section the dark areas are Prime Farmland (irrigated) and the light areas are Irrigated Farmland (not prime) ,. "o are"1i"r, 1.1 rib 1- . ' A ip . I. .. �. r a ..arc ` i A Eb r,t,... r.,.l .. OF _Asa _ i1 .,4k :'ra : ��t,_ r �e5l illitory lr ....u. 0.t( i9} `r IT / fi . - 1®� re- Ag I unit 91;r6RI�' ' • ,.d+'•V�IW' ICOu II par v 1 � �II�II� '�i�N. ••..n.. lfi3 t '�"iµcz�� + . n r ' r f=fi'rl Chi• IIONIMM .. �,.�..■ � i -��/ 4 to ®3 ....�s ' i [7iIISjr . . C - Ali UI I m1 I Y '.� M X ti 11 J. Cl.'? p•� 'i )� �✓I �� ■ Lowe rh n i ., _ J 1l • I Re e: uir �i a 1� Enlargement of highlighted portion of USDA Soil Conservation Conservation Service Map Titled: "Important Farmlands of Weld County Colorado" • The dark areas are Prime Farmland (irrigated) and the light areas are Irrigated Farmland (not prime) �C('' • Dark a line fborde7r is the section border. y '• • �•. yy?,ii ti. Y•{T(s••M.';� "t ( l'.♦;Y r.' 'A Mt- 41:t. jrNi. N'' 1'• -4.,r �' :tie . . ♦1 .V , it A J f r °♦ :•1} .. • 1 * J•..Yt �. 1y4 i' (' 1 �y, •I• • '%r • • , .i • ' 1 , Y 1n• �• �. •As* ifi 4: 4-kivier.. ., ..cj � L7 !{ Illy v rL v1 ,! • f! }l ! j i . Prit '41176I,••.4" 1.4Z:\.C.I., 141O.'47:!;1'...} le' .fr.:4:t Lc_ 4, '17114.-!-(111;,. , 4 i fff -'' .1 ••r s \AA ` .. ' . `�..,'Al .+� ' ,��,`jf t}�.. '1 11 > -`ITI .t-}`,,t;♦ y q ll M .1 .2. yam; ! �` �P. 1 - " f{ ` ti i ••`L;e4,I.1444)•,'ns, ,i; :• • Ar. .t,.,, , , .,,, .. _ , _J., :pir-4-eisi,...., ‘A.Ii.. . • • . •� + • • -• =t•? t . • • ♦ •�� ; ,T��..A••mss. ~ awit :.er r 'r.•,t4; .^ _ 1.«� yS%,11-;,',.., ,kti b ? , M4. ` '- 4 i 4..v;0 t,v' Y,(1.. ,, - r. • 7 rs ''c '.5:- ` `s:• '„]I { r .'y; f �C +,p.�'>L3�,+jv,}�a •i1h�� j+ ':� i`Z7 y�C- .r,� > Y>rtP � i•�t , r l tj�yt / yv�n1. ant' 'f Ka ' ' . l 1' L i{ 1, � .gel•Irs • `'t }' °F �; '`• ) 4' 'P t!J, `r,','. 1• " t. X•�.`l,• !frif', It ' '. .j 4.1‘‘'‘rI4' '�Y ri -'�' r'�3. `Q Qt1" .4' ',LA?4.e 1*'-•. 4.y ... ' }-�.1r, ,;,:,:or .v �• •t� !l.f 1 L i f r •. f • J . -- r , j 7 �'Ml.l'1'^.e • ''' ;.4 fir- • ..7,, , 1(' i •, jI,3 --�(.� ,J , of ,+. J ' '4 '.,lt �y•`,', t • -rat t"�M?rr II.r. es; J.,t14. 4\Jy1,f. r :ti 4t/ i-•1 +'�'/ 1`Y?f-• {'. t 7_,•i1 :'.TrY i S �. L. . . • M . (> ,r(� G Y bi .t'-J:.�'-. 1, z''.�{ '�',• ", �'1t yei ( J.+i n�r.ti ' ,, '+ -- *" '2Y- I � , .` .> . } It Weld County Planning Dept. William F. Radecky, Jr. SEP 25 PpQ0 Anne I. Radecky 13 Rose Court RECEIVED Windsor, 80550 970/686-2409 21 September 2000 Miss Sherry Lockman Weld County Planning Department 1555 N. 17th Avenue Greeley, CO 80631 Dear Miss Loc:kamn: We purchased the land known as 16533 Weld County Road 70 in early August. When we signed the contract to purchase that parcel, Nolan Ulmer informed us that there would be a minor subdivision going in to the north of his property. I understand this project is known as Cecil Farms/Ponderosa, Case #Z-551. We purchased the land with full knowledge of Cecil Farms' plans, and therefore it can be assumed that we have no objection. Sincerely, Gkwd i /W 12(66;ga i William . Radecky, Jr. Anne I. Radecky l / 9/ 15/2000 John & Russell Leffler 16977 CR 74 Eaton, CO 80615 Sheri Lockman Weld County Planning Offices EXHIBIT 1555 North 17th Ave. J -SO Greeley, CO 80631 re: case # Z-551, Ponderosa Estates It� Dear Sheri Lockman, We are writing to protest of the proposed zoning change for the housing development designated by your planning office as case number Z-551 and called by the applicants for the change, Ponderosa Estates. Our primary objections are explained as follows and are numbered consecutively • 1) Mr. Hodges, the planner hired by the applicants, erroneously states that this proposed development conforms to the Comprehensive Plan (page 5 of the proposal) and is " consistent with the existing surrounding land uses".. In fact, this development is exactly the sort of unregulated urban type building in agricultural communities that the comprehensive plan sought to discourage. The houses on this section and the sections to the north, east, west and four fifths of the section to the south are hundreds if not thousands of feet apart and almost all are inhabited by people involved in agricultural pursuits. To simply plop a housing development in the middle of this community directly violates the intent of the comprehensive plan. A simple look at the location of this proposed development shows them to be directly adjacent to a feed-lot where there would be immediate conflict between an agricultural business and the desires of these new homeowners to have a domestic environment free from the noise, dust, smell and night lighting associated with this business. The seasonal use of crop dusters, heavy machinery, and pesticides on other adjacent properties and the irrigation traffic on the ditch road immediately behind the proposed houses would again create an chronic conflict between the new homeowners and the surrounding agricultural community. The Weld County Comprehensive Plan states specifically on: Page 1-13, column 1, paragraph 3, "The intent of efficient land use planning in Weld county is to, when possible, minimize the impact of development on agricultural lands". and on Weld County Planning Dep 1 U'.: 07 rOOll RECEIVED Page 2-2, column 2, paragraph 4, "It is important that Weld County representatives and officials recognize their role in reducing the conflicts between agricultural uses and residential, commercial and industrial uses." and on A.policyl, page 2-3, column 1, paragraph 5, "Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without the interference of incompatible residential, commercial and industrial land use." and on A.goal 3, page 2-4, column 1, paragraphl, "Discourage urban- scale residential. commercial and industrial development which is not located adjacent to existing incorporated municipalities". While this development may not technically qualify as urban scale it certainly fits that description when compared to the rest of the neighborhood. • 2) Mr. Hodges also implies, in the second paragraph, page 1. of the proposal for Ponderosa Estates housing project that a significant portion of this parcel is non-prime farmland. In fact, if you willl turn to the accompanying maps and superimpose the section lines of the two enlarged maps you will see, if held up to a bright light, that greater than 90% of the proposed development is prime farmland. Before Mr. Cecil purchased the property Mr. Ulmer regularly irrigated this pasture and pastured 20 or more cattle on ir.. Once again, the Comprehensive Plan makes a point in, A.Goal 1, page 2-3, column 1, "Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." and, A.Policy 1, page 2-3, column 1, "Agricultural zoning will be established and maintained to protect and promote the County's agricultural industry. Agricultural zoning is intended to preserve prime agricultural land and to provide areas for agricultural activities and uses dependent upon agriculture without interference of incompatible residential, commercial, and industrial uses." • 3) In addition, the will serve letter from the North Weld County Water District noted on page 1 , paragraph 4 of the proposal fails to mention the fragile nature of the current water supply. The specifics on this issue paint a picture of inadequate water supply for residents along CR70 and a large cost to the County to replace the main water supply line should this proposed development be allowed to draw its water from the current main line. The current water main supplying water to the houses on county road 70 and which would supply water to the proposed, Ponderosa Estates housing development is a six inch line. Its current 2 average pressure is between 45 and 50psi. with a daily low pressure of below 40 psi. The lowest pressure considered adequate for domestic use by the North Weld County Water District is 35 psi.. This water district has made its assumptions about effect from the proposed development on pressure and flow in the 6 inch supply line by assuming a per household use of 226,000 gallons per year, for a four person household, in these four new houses. In addition, there is another house being built on land previously sold off the 40 acre parcel the remainder of which is slated for this development.. This lot has approximately 7.5 acres, belongs to Bill and Anne Radecky, and will also utilize the 6 inch main for water supply. The water district estimates that just the four new houses of Ponderosa Farms will lower the pressure in the main line by 2-5 psi. The additional house listed above would drop it a bit more. So, using current water district estimates, there will be times every day when pressure will fall below the water districts minimum acceptable level. Mr. Overton, of the North Weld County Water District noted to me that this could be particularly problematic because most household plumbing is designed for 60 psi. If you then consider how grossly the water district has underestimated water usage for these houses the pressure and flow drop in the main line and subsequently to the residents along CR 70 could be enormous. As an example, let us site the Chris Michael family's water usage. He lives approximately 400 yards from the proposed development on CR 70. He sprinkles less than one acre of lawn three times a week in the summer only. His family constitutes a four person household, although 2 are babies. Ile also waters three horses and four dogs, but has the most water efficient household appliances currently available. His water usage for last year was 488,000 gallons. When you also consider that each of the proposed lots is 4.5 acres in size, the possibility that they will be watering considerably more the 1 acre gives a startling idea of how much water these houses may actually consume. On top of all this, Mr. Radecky, the gentleman building on the lot in front of the proposed development, plans to make his place a tree farm and the large water utilization that this would require could easily be jeopardized by the additional requirement of the proposed development. The North Weld County Water District is now spending all its available resources replacing its main feeder line from Horsetooth reservoir and updating its filtration plant. It will not be able to address inadequate supply lines for years to come. Any change made now, such as adding these new houses, that would jeopardize the 3 water supply and pressure could not be fixed for years and would simply have to be endured by current residents all along this line. This completely inadequate water supply would entail a great expense to Weld County to replace the water main without the increase in tax base to support the expense. This would fly in the face of R.Goal4 (page 3-10 of the comprehensive plan), stating, "All new development should pay its own way." and R.Goal 3 (page 3-10) stating, "Promote efficient and cost effective delivery of public facilities and services to residential development or districts." and PUD.Goal 3 (page 3-11) stating "Ensure that adequate public services and facilities are available to serve the planned unit development or district." and PUD.Goal 5 (page 3-11) "All new planned unit development should pay its own way" Page 3-9, column 1, paragraph 2, of the comprehensive plan, stating, "The fiscal constraints upon Weld County government will not permit indiscriminate development with no regard for how such services and facilities will be provided". and Page 3-24 to 25, column 2, paragraph 4, "The following services and facilities must be determined adequate and in accordance with the requirements set forth in the comprehensive plan, Zoning and Subdivision Ordinances prior to the zoning of a parcel for development or the development of an industrial, commercial residential or planned unit development subdivision. (1 ) availability of an adequate water system." • 4) County Road 70 is the typical dusty agricultural dirt road. This housing development would double and possibly triple the traffic on this road exacerbating an already unacceptable and unhealthy dust problem, and greatly increasing hazards to animals and children. • 5) Aside from the points made above in objection to this development it seems particularly counterproductive that the state limits division of agricultural land to 35 acres while, according to Mr. Hodges, siting the comprehensive plans statement that an 80 acre parcel is the lower limit of agricultural viability, he has carte blanche to propose zoning changes on anything smaller than 80 acres because its not economically productive as farm land. This would seem to make any agricultural parcel 79 acres or less acceptable for zoning change regardless of its location or surrounding uses. Is this what the state law intended? 4 • 6) While we understand and support individual property rights, the individual promoting this development is a stranger to this community, and has no interest in it beyond his recent purchase of this land for pure carpet bagging land speculation. This sort of hostile destructive land development should be discouraged by Weld County as we think it is in the comprehensive plan. Please consider these arguments and do not recommend the zoning change requested by case Z-551, Ponderosa Estates. Thank you for taking the time to read this letter. Cor is y, ezi John & Russell r 5 ' '1 • Section of Weld County Parcel Map • i. MAP 19 R 66 W JOINS MAP 9 • cum..[ GUTTERSEN ye•..`.`� VIC LEFFLER How Gash EOBCAIDL B aCG HAYTHORN La. a 5GNS,Ina stucco Ists ;��1{ WAYNE A.B • 1• :; a nw.a k. 1 BROS. JAMES G THOMAS S NW. . alnH :HAS PC uvnma• z 1 cL. SULl1VNi OP aPN wRANCHO .m u .a •wax 100[11 armor "axm"'we z . •A'�$ 1 GEORGE L.B' . o TED E. a \ 1z 'a �Q • NAR[IA L. I•[� RH. 7,a d ^I HAZEL M. TELL EDWARD a SHERI L. 1 • w„ I FARMS,INC " .F :7, ,t SEVERIN . MABEL CARLSON ...oat , r 1F z 44 ow R N:i 1 8 CO. LAURA.A. SCHNORR �•i°x"'"' CC as •CMLG GILL • Z c _ _ _ _ RI m au. ei .... .. ^- HENRY KEVIN•VICKI THOMAS GaN�Kq L. lE3TE'R E B WN • • JOHN A. i N'IUInM, RExn. r � ! SCHAEFER mu 1 BR�o5iREL HARDESTYR. Ia 0ER50N, Nx[m[A RUSSELL D EwrwAC E!SEN SN 3 FARM LLC GENE INa LEFFLER A 13�/ USA FARMS,TIC, 0O11NA!A. M]Efl HALE A.B GONNA PA ✓ SCHNEIDER 1� 1 _ ---7 •'LEH aiN .• m81 ♦ PATRICK L.6 HAROLD a p1$( es Ow* •-,;R6 CMS, +.I nOVELYYM•i MC NEARS JOYCE flICHARO sa. f- c NORWEST SANK ;fVENEET P. "• `_� or OF GREELEY SDTERErt CLAN Ic x ANDERSON KAYE C. tSON ""AR �( ,1•.a'.•"•••• CARPEN R Hal NONTERA Malang 4 lintel WO' a !Am OuwARD 1 HERBERT .e,,•enua. ENT. i =PEA GA[EI. OR".INOBCATTIE CO. 2..1�5 ..ma. _Lite, _ ...•I. m TIGGES 1 zv�f m-' •• fliounG c e ANN S.a [n[ 1 e rA �I ti ROSERr G PROPER- DUNMAx CHARLa E. uM� „•�„ r LAN' N F weL"Ex TIES R.H i �a pW -CLNN BEARD n ..F 1 LTD 00I ( FARMS, µGL• ..7 o RY µo.a ww uNN r a� Tn INC. ia�` c .. orre .. �T�T NOMAD onosaN 1 us. HENRY 1 rr.�1 r OYS�.{ 3.. I • wo —4-3 __ _1 . SQISEFER SS (KEVIN R. B .a.tn .,. g" KEITH aRON L. euRMAN i DEBRA M. ' DORMAN KING MILTON E. a � 045, GfvROLET CO. PINNACLE LLOYD (c 1 JOHN a BMTAMNN A t�� "''"•n PARK g3 ktc'AEER `° Z MARILYN �VEMMEN MA �� a, 3i ] : •... .-qv. 33 tw, �/�1 ORTN •un nrtarn MUST a ems—_ _• /J \Y -. ui i, a ama DONALD D. a D a 'I MART b.•a. x DONN Mme.^ �m^^ F MAR( k 8 PUCE ` $m G1Va&Itf MOxr ppxx uNOBAIG LEFFLER 9 iz JUNEMERE :. :v WINDER HSF' g M°I m ; ci Q. `!'m& TPGERBERG COU . .c,.. rr.,stees j If �:`8 15s 2 fBmI -�F 3 2'� - ,IC - m3 Ism Sh 'LE q EDWIN c.e ma \ T JOHN .. M ~ LILLIAN rt�.e W yERR" Oh 3' 2§ ad; m 4: Io.`s m i S3 i 5cXAElER 8 06 as 25 IN 3 ! AA igi1 31p PTaxr SEELEY Irf� _ — HELEN _ - _ •M a Mta" gMZL LAKE JOHN a a u!r RARRIIWTWI a EMERSON J3 1 SWwmN I f - wo BARBARA A H x[x,Y BROTHERS IN m ,..1 m - 9Y1 mi yx DERRY REAL ESTATE FARMS C. Y W _ ¢ 4u r, I s �3 z� 1 t5 ¢� *gm . .�3 cc= dam. • e: :pbp� .__.. ., .... '� 38& R=3 1 tx IAA gig Ws0 siF Ss: F 3E 8P 3 • �1� AIEDITH EDITH 2'!5 [ Amer i elROBERT R if � .`+`.o E a r M V'r I BW••mE 5• COERIN4 B CQ "RNBRECHi PAYNE Y PAYNE e wyJt; t uI. ez R .... COL,H DC R' INC mn`a '3 ROB ROBERT H. • 11 W is , o� I��a1.w11Ri..un 83 BROWN .�. • Wit, •�.I9 ��, G, • Lon . _ INw! µP i.. Knox• wILaGT Ws .MeSCI,N•.il NEC:• 1 u 1�Ne ..� [uu x*" '�- o` zilch' . xj._ 1 I n'ResMn 1 C a M•' µ � uw M[um aM. WESTERN-MOBILE • (AGGREGATES I( ••• ' NORTHERN INC. FLATIRS ND HLr+ 'B H B� GRAVE' ;I jt 2 j3 3' ' 83rd 5 co. 3�. :-. �rR, W,NDGN a. JUNN[ JOINT SHARKS TOOYH . IV a IFS ON o VENTURE µ•• :Lar 1 IEuco �ED a LONA ei au SUSIE A. __. .1.B.AGES W n Tw .■ ., Muhh PUTNAM era r ' RUBY L. 1 ORR •""m SUB-0IVISIXI L•BA MPH. FARM uo.. S,L' �6c NASH Mal .`� _ ! 251 27 29 (JOINS MAP 24 33 33.r 57 • 1 t) '.J, Lai ( I I a I Ab I in is 44.1"a;- -„.I USDA Soil Corrervation Conservat' Hn Service Map Titled: "Impoi iant Farmlands of Weld County Colorado" In the highlighted section the dark areas are Prime Farmland (irrigated) ;Ind the light areas are Irrigated Farmland (not prime) Irk) Mina' illok ik Laos i Ilk ,1 i 1;, alt Q' - ` ) • �'7 _ ii Alt It, Siv r 1�r bIta ` ;. .__. r h 1 I-.: �` ` r.i i N f II Y Er Shit ,i. , i! '''''.•4111.11 . . 1 '4414-12. is?;s ' eta Ire le% is IP %lb vs, 77.16------ ill:1 is Si:__ 9 s �` Or a0. , �t►' I _am_ • a�a -:� W re. . r or1L r.4 tall.— , „ ,VF 'Lau _. ■ 1116 lilt �.1� .1\� �I . '� 9 gr b n wl_reE : "' -- - C,-W. i i7%//,L _ M1 1 iteavolvel : SI"Rva■ Nl t 1 1 o1; O?INI i�- I..,,\ Y III i l ©f3-1 em; [flail .....v -__ 9i 1 -gem; a I II�� err tL4 a. 1 b y fl` .! e ll. f li 10 owl Y� 4 v ' I i /J 1411.11 -I, Ilaggitio, i, suit ve.,:.,‘,;:3Ii„,,„„,„ } _dr care ,, .,,, ,cr_ur ____ 1 4 " O •' 1 _Jr `. 'i" r lir ,+ ..r '!- ( .,, g. �® /�'t:kn I I �'� i .� x'11 � � /4'Y_ t' t - L '_.. °L 3,t lj f _ Isi "* i L • tibia ter, r� Enlargement of highlighted portion of USDA Soil Conservation Conservation Service Map Titled: "Important Farmlands of Weld County Colorado" • The dark areas are Prime Farmland (irrigated) and the light areas are Irrigated Farmland (not prime) II�� • Dark line },border is the section border. IE ' ` � r3IPei f�+a ' ;• , ....fttC�ofr 'i41 Y4 t a ;' , '\ •' ..•fie• •�.Zlie . •"t' ;e:d !•v- 7i srt 'a), .!" tor. •'K, ' ' ,!, .#1 i cci.V?i;14. fr4At I'W) lit '' 1%4'1' . I t \ta,] r S ti ` 1 - • ��ti [ z4 i'� ' 9'4 t ill t 't 1 i4 itt iL`([ ] 1j•[' �`'1 7. '�� a.•,'�°.)'r` ��71♦ Af ! Il• �•�S� ♦ J`� �•(l ;it, Ezi-..�t, r r , ,r,s'��,(01��; v;`' p ?�T! y '�' '1L±-. f` k22"P. tar: X2.4 Q. , , r. � .fo�'y`, ' �-'1 'I� '�S"t-��,y('�_. ')7�ti� �,'�'r 7�'-�I 1 � /��'`� ' � 7;�<1t•? :4.,74'.J`tt r.dS'ij nr'/ '.,, 1 R ' J�i::::::::::::to,-4.,,s7-teliir:::,•,.::.7 !5°* •f�1, k 1-, � i'r j ( i ( e f�W / 1 1 4 )r 1^.11FVir� ^A/�• 46(L,,: r. • lt. llNfr4 � � �,• , l1 .y' �.{�1 i •'."�'"'•+. i� x1 �l._Y 1'� I -i'- a•-t-, S , � �.�., " �• I ,.j J �1 1 ha• ''`~ • rto, • '4) • Eft ru— (I�• ( ..fir , '„ . , (ci CA *`• 1-± .t y r• +\ ,I • EI A I ' .,• rr • Jl�,` y L3• Cr ��^^ �` /..,e , ',,;,=,-, .' 1'� •• �'. 1 }.�3,/ T M �Yl �' ( ` 'f �- y y •v rI �� '4 ,,�. t �"1'c •5s -,,,sp zkiln., �♦ ytr •, tl• I `1kj /; ) ' • • \ r ;AC '7,r .. ✓ /,( ' d, r. ) ,• , aY • Enlargement of Weld County Parcel map (see highlighted area on larger parcel map) . $ MA 8T.M. RUP P rern a a OD • M emagei HEDWIG W. JOHN A . a SCHNEIDER RUSSELL Q LEFFLER HURLS A. a DONNA M. SCHNEIDER ate' 6 c , � '<lir 9 • NORWEST BANK I & 4r OF GREEEEY RICHARD A. 'Q y Trustee eto i 8r K AY E C MONTERA ►� TS G.L. GERALD w. a C LLIVA N KATHLEEN ga i a - 7 lJ I. Todd Hodges Design, LL(' Additional Items submitted in response to Surrounding Property Owner statements and Conditions of approval I . Letter from Alan Overton with the North Weld County Water District; 2 . Information on Irrigation Water 3. Important farmlands map 4. Soils Map — Sheets 3,4,7 $ 8 5. Overlay of soil types onto Parcel 6. Soil Descriptions 7. Aerial with Surrounding Property Owner information 8. Proposed revised roadway based on Condition 3A(3) EXHIBIT 2412 1)enhr Court • Fort Collins, Colorado 80526 • (970) 2117-0272 •fax (561) vV jh-80:: email: mddhodgesdesign(a earthlink.net BOARD OF DIRECTORS NORTH WELD COUNTY WATER DISTRICT GARY SIMF'SON 33247 HIGHWAY 85 • LUCERNE, CO 80646 ROBERT ARNBRECHT W.M. McKAY DON POSSELT, DISTRICT MANAGER CHARLES ACHZIGER RALPH PRIOR P.O. BOX 56 • PHONE (970)3563020 • FAX If 70) 3'+5-09'9 e-mail: nwcwd@bwn.net September 27, 2000 Todd Hodges Design, LLC 2412 Denby Ct. Fort Collins, CO 80526 (970) 207-0272 This letter is in response to your inquiry regarding water service to the following described property. Ponderosa Estates, In a portion of the S 1/2 of Section 11, T6N, R66W of the 6th Prime Meridian 1. Water service is presently being provided to the above described property. 2. North Weld County Water District is able and intends to provide four(4) water service(s)to the abuse-rrentionei' property,provided all requirements of the District are satisfied. Additionally,the District at this time can provid. 500 gpm fire flows with a residual pressure of approximately 31 psi, from the 6-inch line in WCR 7C, ac.jacent u the property. The Districts' hydraulic model shows that with the addition of four water services• the norms operating pressure of the 6-inch line in WCR'70 will be approximately 60psi, with a minimum peak hour pressurt of 45 psi. • Alan Overton North Weld County Water District t1'..5ubdivisions,Ponderosa Estates.FI)(tiro ti licDatai 9-27-00 DID,: Ll►v EIUGk-` `T5C1 - 337 7 - --- 76 NAME OF DITCH: Larimer and Weld, Don gaael, Secretary, 106 Elm, Box 206, Eaton, Collorado 80615 OWNER: Larimer and Weld Irrigation Company MAIN SOURCE OF SUPPLY: Cache La Poudre River DATE OF FIRST PRIORITY: June 1 , 1864 3.0 Sec. Ft . AMOUNT OF FIRST AND TOTAL PRIORITIES: STANDING IN LIST OF PRIORITIES: 10 - 16 - 21 - 44 - 66 - 38 CAPACITY OF DITCH: 850 Sec . Ft . FIRST DAY WATER USED: May 20 LAST DAY WATER USED: September 19 AVERAGE NUMBER OF DAYS WATER USED IN SEASON: 124 AVERAGE DAILY AMOUNT OF WATER CARRIED: 132. 2 AVERAGE TOTAL ACRE FEET OF WATER CARRIED FOR SEASON:43,788 Acre NUMBER OF SHARES OF STOCK: 1420 AVERAGE ACRE FEET CARRIED ANNUALLY PER SHARE OF STOCK: 30 .9 Ac. AMOUNT OF RESERVOIR WATER: 16,806 AVERAGE ACRE FEET OF RESERVOIR WATER PER SHARE: U . S Acre Feet TOTAL AVERAGE ACRE FEET OF WATER PER SHARE: 42. 7 Acre Feet SPECIAL NOTES: There are two Reservoir Companies tied to tiis water right . The stock must be purchased separately . LARIAER AND WELD RESERVOIR COMPANY has storage in Terry Lake, Wooster Reservoir and Divide Canal and Reservoir Company . This storage right will deliver 9 acre feet per share . WINDSOR RESERVOIR AND CANAL COMPANY is also tied to this system. Windsor Reservoir stock will deliver up to 19 acre feet per share . tiou might need Chalgren Lateral Company stock for delivery .. The following laterals deliver Larimer and Weld Water : Owl Creek Supply and Irrigation Company, Finley Lateral Compan /. For Far Lateral Company . Decker Lateral Company, Graham Lateral West Irrigation Company , Town of Boyd Lateral Company, Rou1lard ; Lateral Company , Lucas Lateral Ditch Company or Lake Lee Lateral es.. 49 �j. ;vac �� wtz 4 I�bi �` p E,,,,,,,,,,,,, „.,.-.. 4iii .tn F. 6 % Ni*,� "a mR: 'iii - �y '� ','MTh '?li i- t� c s d„5 ,e +r si .,., J �_k pt f k 'IW p +i 3 'ero tf�w �i5 ,�{ H �I tin ' P 1 'ww USDA "Important farmlands" map Scale: I to 100,000 or l " = 8333.33' 32 rV`� 34 46 C32 33 f{ 19 \ it I Sl er ., 33 ( 48 '' ' 7 34 32 `.A., �i 32 I cfl: r isk.k, 4Y3 t } 12 R { r I!� ,4�� 33 93 IT i \ - ii' 4 I0 A7 ^i: c v)147 _... 37 4 �'; 4 n � t 32 `r D3 » F a''.iii. t .I 32D.\,.. 2D. r y r 4 _. 47 4 l 33 $6 •\� 34 ` 32 \\N ` Soils Map ` I, „ d • JSDA Soils Conservation Service \ (\,, \ 32 45 \\ Sheets 3,4.7 4- 8 �7 14 J y 3 Ca \\ \\ ( 32, II -- ` NE60WTE ESTATES PUD J u/ \ ` `>� �( SOIL TYPE 33 LIE • \• / \ \ 3 1 TO 5%M SLOPES I I � GE APPLICATION ' ; & / IS' UTILITY EASEMENT ` \ CI LIZ ' / L9 II wt.It / / • / '/ �� LIU _ _ U e / IS ././ / SOIL TYPE 4 \ \ u I / • / AQUOLLS & AQUEPTS, •K-,, S 1/4 COINER / / \ L14 FLOODED / \ C1 1� I SECTION II L 14 L7 / W71 3 t �� J9e♦i�ALIAI CAP / / 6.076e AC \ L16 / \ A // �,Y4"'3 • // PATRICIAA 16RMER \ 4uS \\ I �•— 30ROV (TYP) A / 'e / 16529 VCR 70 / 60R0V (TYP) 4 / L6/ hit - / LUCERNE, cOLB(AW 80646 J L15 6 / \ <R T Y .�TL ,,7. \ SHR MW /- IS UTILITY EASEMENT ar- ice aais: Ac // �'� '.� � ./ �� /' \ �` MTS ,/ e---- / �7y ♦ 1S' / LOJ / SOIL TYPE 32 \ -/ /�.,\ // Et?? 43 eta* .: SP // KIM LOAM, \ FLO / 1 TO 3% SLOPES \ — -- / \ - � P3 / 9'� ///UTILITY - The ON 6 v� S . tin•• �E' / \ '09.98,-C-.. ! / SIDE LOT LINES QO 7 \ ..--• \ y/ / 7 is / \ ""/ LOT♦ // / .."\ ," � �e. -/ 4.0002 AC / . \/�Ct'/ / RISER LS • / IS UTILITY EASEMENT \.. / SOIL TYPE 34 / / . . / mine the°nrS),foe'e' LIwtdder of �' / carter lords h Veld be C Cy,Colorado,hereinafter t Ved at KIM LOAM, L.. _.. _ . •�, t CE x' 15' UTILITY EASEMENT 5 TO 9% SLOPES ' - '"- .. - —al C4 r I OPEN SPACE EASEMENT Considering the north tea ate south oe-nalf CS VII a Section Eleven CO. Taarlp se, ,(, q, �_ .. — .. _ . — . . — .. —.. — .. . — . .OS J C3 rata!' bear North th.Range9 s7'uTE..t.ur all be cants d Sbr(66)Vest of tin 6th Principal nw relative.+rn.V.( Dainty,ca>.do to �T�. tY '!4 LOT• / . .— . . — 4aerWV at the South GvrOtlrtfr (S WC Corner of said Section Eleven NJ. thence oIa'MOW the property d'" s'6ej2'N0 sue--/ 11 / \ �Oe. ie.North ee•I leiteWr �.l51.11 e9san�.ei`na• we't a t. north u.of a.South Om- .../ — di Half CS 1/b of saki Section Eleven ISO, thence slap the north lm a the South One- / 1 /" NNf(S I/D of said Section Devon (11)ore course, ...... ..--- Z— ." LE / U.North♦T57'3C East.676!1 feet,tam. . . — . . — . . !_,. 7!.Ie_V. .I. . / Lid,South El'Ef'5E'Lest,e9e77 feet thence. .. —y C� _ .. .—. • 36• / L5,South 39YyN'Cut, MOO feed thence, /. - / 079,3P — .. — . . . . / / L6,South araver East.MD feet threat, L7.South here.East.NM feet Verge / k ..-- / r7y / , LS.South I♦56V!East.I!!e9 feet thence. ." + '¢ !t4 I I L9.South I7'5SIr East.794.9 feet, thence, / LOT if / 6t. LW south truly East.14w feet thence, / 52642 AC .1."/." ty�' Lit Save,23.39'16•tart.1560 feet thence, W LIR,South 19'SL'%'Vert.194.77 feet thrice. .0 C,l" L13,South 5t1C43'Vest.12529 feet tence, ,,p,t74�;/rG.L(Pe SOILG I'•/N' L14,South 4♦•SrSY Vest.51610 feet tence, •/ 15' UTILITY EASEMENT t�'/ W L15,Sae emerge West.37.79 feet thence. ¢ PART S 1/2 SECTION II LW South sle'Ir East, 5074!feet to a porn on a curve.Cl, to the tint, eidch her T. 6 N., R. 66 V., 6 P.M. a eahwl woe of anew,a rest of 6450 feet,and the chard or IMO,bears South WELD COUNTY, COLORADO teeter East. 32 t,Vera Vera/Mo0'oo'00'E 74921 LI7, south m'00'30'cast. 151111 feet tam, / LW South(WWII Vest.6001 feet to the Port of IeyrNs / The Wine dewed tract canaro 39.414 aces,lnclhAp rthtf-of-say reserved for Vela / SOIL TYPE 32 Canty Ram 70 slang to eouu sin of and tract note or kiss.hes/have by these resents KIM LOAM, CLRVE eTN �L TA RATO N TNIW(TWECTWI ��TTTaa0 LSS 2EMNN ETA laid out.patted and bearded the sae hte lobe,Se shown a, Ns plat. .hder the rare and �� style of BOOR SUBDIVISION end do(m)hereby flats to the Net.school detract. �y}EENw7�0�� y��I}�ua ethereal erN future o nerd of this haw ntd•wah en 07x,yhdlt flirts-of-way and �\5T 4.• 1 TO 3% SLOPES a I I -�y4i• 1 Mid I u ray'm'a4'V 5NW 31r ��t 14 R 1 rap a Iw nor 1p1hP D r �iS''S LLe N1/'57'Y2 i711Y ease ants for the purposes shah hereon I,KEl11CT11 R ALS.KISS Mil ASSOCIATES, INC.a Reystered Professional Land tsveyc.. L4 TATEVSVE efe.77' h the Sate of Cale-4W de hereby certify that the se-wy represented by Ws pat Mann bas nede,nitr AY Personal a4er5Yb,end thedd0 I Mthee certify that the Rnne> L Al recorded eswnents and rMts-a-say lave not been researched by us or shorn on tda 15 SI5'II'N'E _ 771.00' and Iris mot caclSs with ell Wtllc.W tire. rto'atba.and dew of the State of Colorado 9A A le WELLY COUNTY, COLORADO, SOUTHERN PART 4—Aquolls and Aquepts, flooded. This nearly levei map unit is in depressions in smooth plains and along the bottoms of natural drainageways throughout the survey area. Aquolls, which have a dark colored surface layer, make up about 55 percent of the unit. Aquepts, which have a lighter colored surface layer, make up about 25 percent. About 20 percent is soils that are well drained and soils that have sandstone or shale within 48 inches of the surface. These are deep, poorly drained soils that formed in recent alluvium. No one pedon is typical. Commonly the soils have a mottled, mildly to moderately alkaline loamy or clayey surface layer and underlying material that ex- tends to a depth of 60 inches or more. In places they have a gleyed layer in the underlying material. Most of the acreage is subject to excessive runoff. The water table is at or near the surface in spring and duri;:g the peak of the irrigation season. These soils are used for rangeland and wildlife habitat. Some small areas are irrigated pasture. The potential native vegetation is dominated by switchgrass, prairie cordgrass, saltgrass, alkali sacaton, big bluestem, indiangrass, western wheatgrass, slender wheatgrass, sedge, and rush. Cattails and bullrush grow in the swampy spots associated with these range sites. Potential production ranges from 4,000 pounds per acre in favorable years to 3,000 pounds in unfavorable years. As range condition deteriorates, the tall and mid grasses decrease, production drops, and saltgrass, sedge, and rush increase. The farming and irrigation in adjacent areas has increased the amount of salts on much of the acreage. Management of vegetation on this soil should be based on taking half and leaving half of the total annual produc- -' tion. Switchgrass, big bluestem, indiangrass, western wheatgrass, pubescent wheatgrass, intermediate wheat- grass, tall wheatgrass, and tall fescue are suitable for seeding. The plants selected should met the seasonal requirements of livestock. For successful seeding, a firm prepared seedbed is needed. A grass drill should be used. Seeding early in spring has proven most successful. Til- lage is needed to eliminate the undesirable vegetation. Wetland wildlife, especially waterfowl, utilize this unit. The wetland plants provide nesting and protective cover as well as some food. The nearby irrigated cropland, where wildlife obtain much of their food and find protec- tive cover, makes this unit valuable to both wetland and openland wildlife. Openland wildlife, especially pheasant, use this unit for cover and nesting. Deer find excellent cover in some areas. These valuable wildlife areas should be protected from fire and fenced to prevent encroachment and overuse by livestock. They should not be drained. Capa- bility subclass VIw; Aquolls in Salt Meadow range site, Aquepts in Wet Meadow range site. 5—Ascalon handy loam, I to 3 percent slopes. This is WELD COUNTY, COLORADO, SOUTHERN PART Windbreaks and environmental plantings of trees and The potential native vegetation is dominai l by t lue shrubs commonly grown in the area are generally well grama. Several mid grasses, such as western wheatgrass suited to this soil. Cultivation to control competing and needleandthread, are also present. Potential proc-:uc- vegetation should be continued for as many years as tion ranges from 1,600 pounds per acre in favorable years possible following planting. Trees that are best suited and to 1,000 pounds in unfavorable years. As range condition have good survival are Rocky Mountain juniper, eastern deteriorates, the mid grasses decrease; blue grama, I uf- redcedar, ponderosa pine, Siberian elm, Russian-olive, and falograss, snakeweed, yucca, and fringed sage incre; se. hackberry. The shrubs best suited are skunkbush sumac, and forage production drops. Undesirable weals and an Siberian peashrub, lilac, and American plum. nuals invade the site as range condition become, Poore • Wildlife is an important secondary use of this soil. The Management of vegetation on this soil should be hated cropland areas provide favorable habitat for ring-necked on taking half and leaving half of the total annual proruc pheasant and mourning dove. Many nongame species can tion. Seeding is desirable if the range is in poor condit on. be attracted by establishing areas for nesting and escape Sideoats grama, little bluestem, western wheatgrass, I lue cover. For pheasants, undisturbed nesting cover is essen- grama, pubescent wheatgrass, and crested wheatgrass tre tial and should be included in plans for habitat develop- suitable for seeding. The grass selected should. meet the ment, especially in areas of intensive agriculture. seasonal requirements of livestock. It can be seeded !ato This soil has good potential for urban and recreational a clean, firm sorghum stubble, or it can be Willed int I a development. Increased population growth in the survey firm prepared seedbed. Seeding early in spring tas area has resulted in increased homesite construction. The proven most successful. chief limiting feature for urban development and road Windbreaks and environmental plantings u' trees ,nd construction is the limited capacity of the soil to support shrubs commonly grown in the area are generally ell a load. Septic tank absorption fields function properly, but suited to this soil. Cultivation to controlompet:rig community sewage systems should be provided if the vegetation should be continued for as mangy years as population density increases. Because of the permeability Possible following planting. Trees that are bes suited .nd of the substratum, sewage lagoons must be sealed. have good survival are Rocky Mountain juniper, east t n Lawns, shrubs, and trees grow well. Capability class I ir- redcedar, ponderosa pine, Siberian elm, Russian olive, .nd rigated. hackberry. The shrubs best suited are skunkbush sun ac, 32—Kim loam, 1 to 3 percent slopes. This is a deep, lilac, Siberian peashrub, and American plum. well drained soil on smooth plains and alluvial fans at Wildlife is an important secondary use of it;� soil. 'he elevations of 4,900 to 5,250 feet. It formed in mixed eolian cropland areas provide favorable habitat for -mg-no. ed pheasant and mourning dove. Many nongame species .an deposit and parent sediment from a wide variety of be attracted by establishing areas forncnesting and ese .pe bedrock. Included in mapping are small areas of soils that cover. For pheasants, undisturbed nesting ov.a',is ess have loamy sand underlying material. )p- Typically the surface layer is brown and pale brown tial and should be included in plans for trabitI: e. Ran tp loam about 12 inches thick. The upper 28 inches of the un- lanment, especially in areas of intensive agricult r Ran ge- derl,ying material is pale brown loam. The lower part to a attracted r wildlife,b for example,e the pronghorn erte f can be depth of 60 inches is pale brown fine sandy loam. managing by developing livestock e feed,,t es, managing livestock grazing, and reseeding where need( 4. Permeability is moderate. Available water capacity is This soil has good potential for urban and 'ecreat.i,:sal high. The effective rooting depth is 60 inches or more. development. Increased population growth in Gre sur ey Surface runoff is medium, and the erosion hazard is low. ;area has resulted in increased homesite constau lion. he In irrigated areas this soil is suited to all crops corn- chief limiting soil feature for urban develepme^.i and r ad monly grown in the area, including corn, sugar beets, construction is the limited capacity of this soil :+t sup u4 beans, alfalfa, small grain, potatoes, and onions. An exam- a load. Septic tank absorption fields function p -overly, .ut ple of a suitable cropping system is 3 to 4 years of alfalfa community sewage systems should he urov cd if he followed by corn, corn for silage, sugar beets, small grain, population density increases. Because of the pet meats ity or beans. Land leveling, ditch lining (fig. 6), and installing of the substratum, sewage lagoons must be sea.,d. pipelines may be needed for proper water applications. Lawns, shrubs, and trees grow well. Capability subel iss All methods of irrigation are suitable, but furrow ir- IIe irrigated, IVe nonirrigated; Loamy Plains lunge sit. •. rigation is the most common. Barnyard manure and corn- 33—Kim loam, 3 to 5 percent slopes. Thi: a d( 'p, mercial fertilizer are needed for top yields. well drained soil on plains and alluvial fans a' - levair ms In nonirrigated areas this soil is suited to winter wheat, of 4,900 to 5,250 feet. It formed in mixed eoliv dept. its barley, and sorghum. Most of the acreage is planted to and parent sediment from a wide variety of to-lrocl n-- winter wheat and is summer fallowed in alternate years eluded in mapping are small areas of soils that It ve to allow moisture accumulation. Generally precipitation is loamy sand underlying material. too low for beneficial use of fertilizer. Typically the surface layer is brown and .r-,1e brc v❑ Stubble mulch farming, striperopping, and minimum til- loam about 10 inches thick. The upper 28 Inches )f the til- lage are needed to control soil blowing and water erosion. derlying material is pale brown loam. The lower part r. a Terracing also may be needed to control water erosion. depth of 60 inches is pale brown fine sandy loam 24 SOIL SURVEY °ermeability is moderate. Available water capacity is land wildlife, for example, the pronghorn antelope, can be . The effective rooting depth is 60 inches or more. attracted by developing livestock watering facilities, Surface runoff is medium, and the erosion hazard is managing livestock grazing, and reseeding where m ecled. moderate. This soil has good potential for urban and recreational In irrigated areas this soil is suited to crops commonly development. Increased population growth in the survey grown in the area. Perennial grasses and alfalfa or close area has resulted in increased homesite construction The grown crops should be grown at least 50 percent of the chief limiting soil feature for urban development and road time. Contour ditches and corrugations can be used in ir- construction is the limited capacity of this soil to support rigating close grown crops and pasture. Furrows, contour a load. Septic tank absorption fields function properly, hut. furrows, and cross slope furrows are suitable for row community sewage systems should be provided if the crops. Sprinkler irrigation is also suggested. Keeping til- population density increases. Because of the perm.ability lage to a minimum and utilizing crop residue help to con- of the substratum, sewage lagoons must be sealed. trol erosion. Maintaining fertility is important. Crops Lawns, shrubs, and trees grow well. Capability subclass respond to applications of phosphorus and nitrogen. Me irrigated, IVe nonirrigated; Loamy Plains range site. In nonirrigated areas this soil is suited to winter wheat, barley, and sorghum. Most of the acreage is planted to 34—Kim loam, 5 to 9 percent slopes. This is teep, winter wheat. The predicted average yield is 28 bushels well drained soil on plains and alluvial fans at ele ations per acre. The soil is summer fallowed in alternate years of 4,900 to 5,250 feet. It formed in mixed eolian 1 'osits to allow moisture accumulation. Generally precipitation is and parent sediment from a wide variety of bedrect. In- too low for beneficial use of fertilizer. eluded in mapping are small areas of soils [ha have Stubble mulch farming, striperopping, and minimum til- loamy sand underlying material. lage are needed to control soil blowing and water erosion. Typically the surface layer is brown and pale brown Terracing also may be needed to control water erosion. loam about 10 inches thick. The upper 25 inches of i he un- The potential native vegetation is dominated by blue derlying material is pale brown loam. The lower part to a grama. Several mid grasses, such as western wheatgrass depth of 60 inches is pale brown fine sandy loam. and needleanclthread, are also present. Potential produc- Permeability is moderate. Available water capacity is tion ranges from 1,600 pounds per acre in favorable years high. The effective rooting depth is 60 inches or more. to 1,000 pounds in unfavorable years. As range condition Surface runoff is rapid, and the erosion haz.ul is 'riorates, the mid grasses decrease; blue grams, but- moderate. ,grass, snakeweed, yucca, and fringed sage increase; This soil is suited to limited cropping. In ensive and forage production drops. Undesirable weeds and an- cropping is hazardous because of erosion. The cropping nuals invade the site as range condition becomes poorer. system should he limited to such close grown crop: is al- Management of vegetation on this soil should be based falfa, wheat, and barley. This soil also is suited logr- on taking half and leaving half of the total annual produc- rigated pasture. A suitable cropping system is 3 to 4 tion. Seeding is desirable if the range is in poor condition. years of alfalfa followed by 2 years of corn am ;mall Sideoats ,grama, little bluestem, western wheatgrass, blue grain and alfalfa seeded with a nurse crop. grama, pubescent wheatgrass, and crested wheatgrass are Close grown crops can be irrigated from closely spaced suitable for seeding. The grass selected should meet the contour ditches or sprinklers. Contour furrows or sprin- seasonal requirements of livestock. It can be seeded into klers should be used for new crops. Applicati cis of a clean, firm sorghum stubble, or it can be drilled into a nitrogen and phosphorus help in maintaining good produce firm prepared seedbed. Seeding early in spring has tion. proven most successful. The potential native vegetation is dominated t y blue Windbreaks and environmental plantings of trees and grama. Sideoats grama, little bluestem, western v.heat- shrubs commonly grown in the area are generally well grass, and sedge are also prominent. Potential production suited to this soil. Cultivation to control competing ranges from 1,800 pounds per acre in favorable years U. vegetation should he continued for as many years as 1,500 pounds in unfavorable years. As range condition possible following planting. Trees that are best suited and deteriorates, the sideoats grama and little blr,stem have good survival are Rocky Mountain juniper, eastern decrease; forage production drops; and blue grain a. buf- redcedar, ponderosa pine, Siberian elm, Russian-olive, and falograss, and several perennial forbs and shrubs in. hack.berry. The shrubs best suited are skunkbush sumac, crease. Undesirable weeds and annuals invade the ate as lilac, Siberian peashrub, and American plum. range condition becomes poorer. Wildlife is an important secondary use of this soil. The Management of vegetation should be based on taking cropland areas provide favorable habitat for ring-necked half and leaving half of the total annual production. Seed- pheasant and mourning dove. Many nongame species can ing is desirable if the range is in poor condition. Sideoats be attracted by establishing areas for nesting and escape grama, little bluestem, western wheatgrass, :nu; pu- c^"er. For pheasants, undisturbed nesting cover is essen- beseent wheatgrass are suitable for seeding. The grass and should be included in plans for habitat develop- selected should meet the seasonal needs of Iiivesto' k. II ment, especially in areas of intensive agriculture. Range- can be seeded into a clean, firm sorghum sr.uhhl.•, or it WELD COUNTY, COLOR A DO, SOUTHER N I'ART can be drilled into a firm prepared seedbed. Plowing and Permeabilty is rapid. Available water eapaci y is drilling on the contour minimize runoff and soil losses. moderate. The water table is usually about It I to 3Il I whet. Seeding early in spring has proven most successful. below the surface. Surface runoff is slow, :EMU the to osion Windbreaks and environmental plantings are generally hazard is low. well suited to this soil. Cultivation to control competing This unit is used as rangeland and irrigi ,I cro hand. vegetation should be continued for as many years as Cropping in irrigated areas is Bunted ,. the .rapt possible following planting. Trees that are best suited and tolerant of water and salts. Light, frequent i. rigatie is b) have good survival are Rocky Mountain juniper, eastern furrows and flooding reduce the salts :. cumu, dim] redcedar, ponderosa pine, Siberian elm, Russian-olive, and Pasture is the best use. 'Tall wheatgrass, t: I resew , and hackberry. The shrubs best suited are skunkbush sumac, annual sweetclover are some of the aest. suited reps. lilac, Siberian peashrub, and American plum. Commercial fertilizers improve the amount ; rid va w of Wildlife is an important secondary use of this soil. The forage produced. cropland areas provide favorable habitat for ring-necked The potential native vegetation on this or t it pheasant and mourning dove. Many nongame species can dominated by switchgrass, little bluestem, st nil recd,;rass. be attracted by establishing areas for nesting and escape and western wheatgrass. Indiangrass, sand blue-item, cover. For pheasants, undisturbed nesting cover is essen- prairie cordgrass, slender wheatgrass, alkali sacaton salt• .- tia.l and should be included in plans for habitat develop- grass, sedge, and rush are also present. Potential pr)duc• ment, especially in areas of intensive agriculture. Range- tion ranges from 4,000 pounds per acre in fav•,rable ,ear: land wildlife, for example, the pronghorn antelope, can be to 3,000 pounds in unfavorable years. As range condition attracted by developing livestock watering facilities, deteriorates, the switchgrass, sand bluestem, mdian,-rass. managing livestock grazing, and reseeding where needed. little bluestem, and prairie cordgrass decrease and salt- 'This soil has good potential for urban and recreational grass, blue grama, sand dropseed, sedge, s.nd rth.'1 in- development. Increased population growth in the survey crease. Undesirable weeds and annuals invai,• the s to as area has resulted in increased homesite construction. The range condition becomes poorer. chief limiting soil feature for urban development and road Management of vegetation on this unit sh r.ild be ased construction is the limited capacity of this soil to support on taking half and leaving half of the total annual pr rduc- a load. Septic tank absorption fields function properly, but tion. Seeding is desirable if the range is in tour con ition community sewage systems should be provided if the switchgrass, sand bluestem, sand re edgra=s, wi ;terr population density increases. Because of the permeability wheatgrass, indiangrass, pubescent wheatgrass, and rater of the substratum, sewage lagoons must be sealed. mediate wheatgrass are suitable for seeding. The i last_ Lawns, shrubs, and trees grow well. Capability subclass selected should meet the seasonal req r semen! ; of IVe irrigated, VIe nonirrigated; Loamy Plains range site. livestock. They can he seeded into a clean, 'Mill, sort¶h. um 35—Loup-Boel loamy sands, 0 to 3 percent slopes. stubble, or they can be drilled into a t' r,n pr) rared This level to nearly level map unit is on stream bottoms seedbed. Seeding early in spring has proven post so, cess- - and in drainageways of the sandhills at elevations of 4,550 ful. Capability subclass IVw irrigated, VI).- nonirr ited; to 4,750 feet. The Loup soil occupies the lower or depres- Sandy Meadow range site. sional areas, which receive additional runoff. It makes up 36—Midway-Shingle complex, 5 to 20 pc Trent sl )pes. about 55 percent of the unit. The Boel soil occupies the This moderately sloping to strongly sloping map unit is on slightly higher elevations. It makes up about 35 percent upland hills and ridges at elevations of.5,050 t-, 5,25, feet. of the unit. About 10 percent of the unit is Osgood sand The Midway soil makes up about 50 percent of the unit, and Valent sand. and the Shingle soil about 35 percent. About : perc- nt is The Loup soil is deep and poorly drained. It formed in Renohill clay loam and Tassel fine sandy to ca. Thu Mid- sandy alluvium. Typically the surface layer is very dark way soil differs from the Shingle soil in havi•pa mon than grayish brown, mottled loamy sand about 16 inches thick. .35 percent clay in the underlying material. The upper 24 inches of the underlying material is light The Midway soil is shallow and well drain's. It Cu med brownish gray, mottled loamy sand. The lower part to a in residuum from calcareous shale. Typical': the so -face depth of 60 inches is light brownish gray, mottled sandy layer is light olive brown clay about 7 inch's. thick The loam. underlying material is light brownish gray clay al,-,ut f Permeability is rapid. Available water capacity is inches thick. Depth to calcareous clayet, sha r is abc it 13 moderate. The water table is at or near the surface in inches. spring and about 36 inches below the surface in the fall. Permeability is slow. Available water Ca, ,,tity it. low. Surface runoff is slow, and the erosion hazard is low. The effective rooting depth is 10 to 20 iinche t. Surfa, ru- 'The Boel soil is deep and somewhat poorly drained. It noff is rapid, and the erosion hazard is modes ate to it gh formed in stratified sandy alluvium. Typically the surface The Shingle soil also is shallow and well drains.. and layer is grayish brown loamy sand about 14 inches thick. formed in residuum from calcareous shade. I ;picall the The underlying material to a depth of 60 inches is pale surface layer is grayish brown loam about t; riches hick. brown and very pale brown, stratified, mottled loamy The underlying material is light yell. wish thrown clay sand. loam about 1'i inches thick. Depth to ,-alt': ous r.ayey i MY f 7 J "� ✓f ¢ 1 {Y A q , Y" , ii, ! ,„'1-,1•„,-!g.,it if ^ }fin , 'F I M �e �, •nn I �* 1 i � ` { d )it,i 61; rrt+` .i W= y am ,� . e�41 •,r�"� '`� "Wi • au+ . kk• , L# S 'IV- . Y/ • • ,N„ 41 y • � 4i4:1 0 s *'M it ?'... , 4� 1 J •\. y 3; Ii :"..1-14 9 °x1f'r s _ -Evergreen buffer \ OPEN SPACE ,` Possible future si \`� drill e( ISO \ \ \ \ \ LOT 5 \ \l \� \ I i i\ \ 1\1/4 \ \ \ LOT 4 \\ 1 \ r \ s, °E i t ' LOT 3 C `^i} , 1/ LOT / .. /2\ \ 1, \ i7 Ler 1 \ Land Use Table \ /\'-/ , \ Open Space -- - 7.54 acres = 23%\ "'"R°"°\ OPEN SPACE'''. \ 0" 5 [state Lots ----22. 12 acres \ ) / Road ROW 2.23 acres \ ,\t \ } \\ \ \ \ \ \ \ Possible location ) of fire hydrant Li ----MCR 3.5 (1/2 MILE) WCR 70 timminamilinim Revised roadway based on Condition 3A(3) � ' Attachment A Vicinity Map i ! , _ Milk i I I Ali !Site 1 ci.kw' w, i LREGA .... .— _,.r .1...r I F i I L — —' f._ i I. I I I A.,.........._._-' --. rc-. :7 I I I I I I itLimits ,IA. ,.- a r44 a — •✓ I 11cgend Parcel,. -- w t- Kuadc lipStrcturt LREGA - Long-Range Expected Growth Area is I z EXHIBIT f Ghn$ Z (Ewe r CATTLE INC. SONNY SCHNEIDER 34534 WE . 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