HomeMy WebLinkAbout890233.tiff AR22U5250
B 1255 REC 02205250 02/13/90 14: 53 X0. 00 1/005
F 2066 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
RESOLUTION
RE: GRANT CHANGE OF ZONE FROM A (AGRICULTURAL) TO PLANNED UNIT
DEVELOPMENT (C-1 , C-2 , C-3 , C-4 , AND I-1) USES AS LISTED IN
THE WELD COUNTY ZONING ORDINANCE, AND ONE OIL AND GAS
PRODUCTION FACILITY SITE FOR NEW CREATIONS MINISTRIES AND
WORLD OUTREACH CENTER CHURCH
WHEREAS , the Board of County Commissioners of Weld County,
Colorado , pursuant to Colorado statute and the Weld County Home
Rule Charter, is vested with the authority of administering the
affairs of Weld County, Colorado, and
WHEREAS, a public hearing was held on the 8th day of March,
1989 , at 10 :00 a.m. for the purpose of hearing the application of
New Creations Ministries and World Outreach Center Church, 737
Bross Street, Longmont, Colorado 80501 , requesting a Change of
Zone from A (Agricultural) to Planned Unit Development (C-1 , C-2 ,
C-3 , C-4 , and I-1) uses as listed in the Weld County Zoning
Ordinance, and one oil and gas production facility site for a
parcel of land located on the following described real estate,
to-wit:
Part of the SWi , Section 2 , Township 2 North,
Range 68 West of the 6th P.M. , Weld County,
Colorado
WHEREAS, the applicant was represented by Vern Nelson, of
Nelson Engineers , and
WHEREAS, Section 28 . 8 of the Weld County Zoning Ordinance
provides standards for review of such a Change of Zone, and
WHEREAS , the Board of County Commissioners heard all the
testimony and statements of those present, has studied the request
of the applicant and the recommendations of the Weld County
Planning Commission, and , having been fully informed, finds that
this request shall be approved for the following reasons:
1 . The applicant has complied with all the application
requirements listed in Section 28 . 5 et seq. , of the Weld
County Zoning Ordinance.
OIOx I ,y,
i;% ✓- , . ) .- 890233
B 1255 REC102205250 02/13/90 14: 53 0. 00 2/005
F 2067 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, Co
Page 2
RE: COZ - NEW CREATIONS
2 . The request is in conformance with Section 28 . 8 of the
Weld County Zoning Ordinance as follows:
a. The proposed Planned Unit Development (PUD)
district is located within the 1-25 Mixed-Use
Development (MUD) area. The uses associated with
the proposed PUD district are consistent with the
uses described in the I-25 MUD section of the
Comprehensive Plan.
b. The uses allowed in the proposed PUD district will
conform with the performance standards contained in
Section 35 .3 of the Weld County Zoning Ordinance.
c. The uses permitted shall be compatible with the
existing or future development of the surrounding
area as permitted by the existing zone district,
and with future development as projected by the
Comprehensive Plan. The Tri-Area Planning Com-
mission reviewed this proposal on January 3 , 1989 ,
and recommended no objections .
d. The Central Weld County Water District will provide
water service to the PUD district. The St. Vrain
Sanitation District will provide sewer service to
the PUD district.
e. The applicant has submitted a traffic impact study
for the PUD district. This study recommends
certain improvements to the future frontage road
and Weld County Road 24 because these roads provide
access to the PUD district. Off-site road
improvements will be accomplished through a road
improvement district or an approved agreement.
This concept has been approved by the Department of
Planning Services, County Engineer, and Colorado
Division of Highways. A road improvement district
or agreement will help mitigate impacts to Weld
County Road 24 and the future East I-25 Frontage
Road. Weld County Road 24 and the State Highway
Frontage Road are currently inadequate in
functional design, width, and structural capacity
to meet the traffic requirements of uses within the
890233
B 1255 REC 02205250 02/13/90 14: 53 10. 00 3/005
F 2068 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, Co
Page 3
RE: COZ - NEW CREATIONS
proposed PUD district. Access constraints to
development will be addressed as notes on the PUD
district plat and as a PUD plan application
requirement.
f. The subject site does not contain any known
commercial mineral deposits.
g. No overlay districts affect the site.
NOW, THEREFORE, BE IT RESOLVED by the Board of County
Commissioners of Weld County, Colorado, that the application of
New Creations Ministries and World Outreach Center Church for a
Change of Zone from A (Agricultural) to Planned Unit Development
(C-1 , C-2 , C-3 , C-4 , and I-1) uses as listed in the Weld County
Zoning Ordinance, and one oil and gas production facility site on
the above referenced parcel of land be, and hereby is , granted
subject to the following conditions :
1 . The following notes shall be placed on the PUD district
plat:
a. Prior to recording a PUD plan plat, a law
enforcement authority shall be formed according to
State Law. The law enforcement authority to be
formed shall be capable of expanding to serve other
areas within the I-25 MUD area to avoid duplication
of overhead and other operating costs .
b. All streets within the PUD district, except the
future East I-25 Frontage Road, are private and
shall be maintained by owners of the PUD district,
unless other arrangements are approved by the Board
of County Commissioners .
c. The future East I-25 Frontage Road shall be
completed or guaranteed with an improvement
agreement prior to recording the initial PUD plan.
d. There shall be one access from the PUD to Weld
County Road 24 via the future frontage road. The
future frontage road shall align with the future
frontage road to the south.
890233
B 1255 REC 02205250 02/13/90 14:53 10. 00 4/005
F 2069 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
Page 4
RE : COZ - NEW CREATIONS
e . One access from the PUD to Weld County Road 24-1/2
shall be considered. The access shall align with a
future access north of Weld County Road 24-1/2 , if
proposed, and not interfere with the intersection
of Weld County Road 24-1/2 and the East I-25
Frontage Road.
f. An access easement shall be provided to the north
side of the Kahn Subdivision.
g. The initial PUD plan application will include a
traffic master plan developed in coordination with
the Fort Junction Traffic Impact Study as prepared
by Matthew J. Delich, P. E. , dated November, 1988 .
The master plan shall outline all the proposed
improvements for the entire PUD district and be
coordinated with other traffic master plans
developed for this area.
h. Each PUD plan application shall include a traffic
impact study performed in conjunction with the
study titled, Fort Junction Traffic Impact Study,
prepared by Matthew J. Delich, November, 1988 . An
off-site road improvements agreement or a local
improvements district shall also be in place and
capable of generating funds to construct the
off-site road improvements needed to serve the PUD
district and plan.
i . The initial PUD plan application shall include a
master drainage plan considering the entire site .
Subsequent PUD plans shall include a drainage plan
which updates the master drainage plan.
1 . Each PUD plan application shall include a
management plan to control weeds before, during,
and after development. This plan shall be approved
by the Longmont Soil Conservation District.
k. The requirements of the Longmont Fire Protection
District shall be met as part of the PUD plan
application requirements.
890233
B 1255 REC 02205250 02/13/90 14: 53 ,ti 0. 00 5/005
F 2070 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, Co
Page 5
RE: COZ - NEW CREATIONS
1. A site plan review is required in accordance with
Section 33 . 4 . 5 of the Weld County Zoning Ordinance.
m. The requirements of the Rural Ditch Company and
Colorado Geological Survey shall be met as part of
a PUD Plan Application.
The above and foregoing Resolution was, on motion duly made
and seconded, adopted by the following vote on the 8th day of
March, A.D. , 1989 .
elt0 BOARD OF COUNTY COMMISSIONERS
ATTEST: WELD COUNTY, COLORADO
Weld County an4'Recorder r
and Clerk a t: C .W. /1/K .
y, Ckfairman
.f:
CJ c ine o nson, Pro-Tem
D putt , m qty erk ?
�e ,
APPROVED AS TO FORM: ene R. Brant ��2
�/
eorge K
�unty Attorney ; r9
G r f
890233
02205251
B 1255 REC 02205251 02/13/90 14: 54 10. 00 1/001
F 2071 MARY ANN FEUERSTEIN CLERK & RECORDER WELD CO, CO
STATE OF COL'JR, DU )
SS.
CCUNTY OF WELD )
I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD IN MY OFFICE
AND IS DULY RECORDEL IN FILE 1_9254 ENVELOPE 4_2225.
MARY ANN FEUERSTEIN
CLERK AND RECORDER
BY : 142 .0141114412Z---ie
DEPUTY
.
TYPE: PLN UNT JUL `"mitr.1
s
TITLE : wELD CO
FT JUNCTION
DESCRIPTION ; Rbci 12 S2 PT Sw4
1-448 1'U:) DIST PLAT
UATt; 02/13/ 1490 1 OF 1
HEARING CERTIFICATION
DOCKET NO. 89-8
RE: CHANGE OF ZONE FROM A (AGRICULTURAL) TO PLANNED UNIT DEVELOPMENT
(C-1, C-2, C-3, C-4, AND I-1) USES AS LISTED IN THE WELD COUNTY
ZONING ORDINANCE, AND ONE OIL AND GAS PRODUCTION FACILITY SITE -
NEW CREATIONS MINISTRIES AND WORLD OUTREACH CENTER CHURCH
A public hearing was conducted on March 8, 1989, at 10:00 A.M. , with
the following present:
Commissioner C.W. Kirby, Chairman
Commissioner Jacqueline Johnson, Pro-Tem
Commissioner Gene Brantner
Commissioner George Kennedy
Commissioner Gordon E. Lacy
Also present:
Acting Clerk to the Board, Mary Reiff
Assistant County Attorney, Lee D. Morrison
Planning Department representative, Keith Schuett
The following business was transacted:
I hereby certify that pursuant to a notice dated January 25, 1989, and
duly published February 1, 1989, in the Platteville Herald, a public
hearing was conducted to consider the application of New Creations
Ministries and World Outreach Center Church for a Change of Zone from A
(Agricultural) to Planned Unit Development (C-1, C-2, C-3, C-4, and
I-1) uses as listed in the Weld County Zoning Ordinance, and one oil
and gas production facility site. Lee Morrison, Assistant County
Attorney, made this matter of record. Keith Schuett, Planning
Department representative, entered the favorable recommendation of the
Planning Commission into the record and answered questions of the
Commissioners concerning this request. Vern Nelson, of Nelson
Engineers, came forward to represent the applicant and answer questions
of the Board. Mr. Nelson said this is located within the I-25 Mixed
Use Area. Clay Varra, representing Siegrist Company, asked that the
realignment of the 1-25 Frontage Road be given serious attention.
(Tape Change #89-10) Ray Jacquez, owner of the property, said he would
be happy to work with others on the traffic pattern. Mr. Schuett
stated that the details concerning this road alignment will be reviewed
in the PUD Plan process. Mr. Nelson and Marvin Dyer, of New Creations
Ministries and World Outreach Center Church, made comments concerning
the placement of the frontage road. Mr. Dyer also made it of record
that the sign advising the public of this hearing was properly posted.
Commissioner Lacy moved to approve this request for a Change of Zone
from A (Agricultural) to Planned Unit Development, subject to the
conditions contained in the Planning Commission's recommendation. The
motion was seconded by Commissioner Brantner, and it carried
unanimously.
890233
PLO100 C7-2 }✓ r'z°•,.... ,72 a,,,.
Page 2
HEARING CERTIFICATION - NEW CREATIONS COZ
This Certification was approved on the 13th day of March, 1989.
APPROVED:
Li
r ,^A 7A� • , BOARD OF COUNTY COMMISSIONERS
ATTEST: r�J WELD COUNTY, COLORADO
Weld County Clerk and Recorder �, .,e--4,
and Clerk to the Boar C.W. Kirby, Chain
D Duty County Cle 4 e Jo n on, P o-Tem
K r
Gene . Brantner
eorge Ken dy
Gor .
TAPE #89-9 & #89-10
DOCKET #89-8
PLO100
890233
ATTENDANCE RECORD
PLEASE write or print legibly your name, address and the name of the applicant
or Docket # for the hearing you are attending.
TODAY' S HEARINGS ARE AS FOLLOWS: MARCH 8, 1989
DOCKET # 89-8 CHANGE OF ZONE (A to PUD) - NEW CREATIONS MINISTRIES & WORLD OUTREACH CENTER
DOCKET
DOCKET #
NAME ADDRESS HEAPING ATTENDING
(-1761 finet-tc,,,S774...71 0771c447:--11-1—•
s3 0 o
eon
890233
EXHIBIT INVENTORY CONTROL SHEET
Case 7a r VCf ;xi, Qg
Exhibit Submitted B: Exhibit Description
%diA.
atit
B B. /�GLL�Z�'�.Uii'�7 ` /�J^%I� "`"`1J7✓'
aofrflea
/ D. ' ,e7'/ jIG�J�
/ tT E. a_11.- /-71-C 'Y C% l /
Cr..172/-a.
H.
•
I.
J.
K.
L.
M.
N.
0.
NOT I C E
Pursuant to the zoning laws of the State of Colorado and the Weld County
Zoning Ordinance, a public hearing will be held in the Chambers of the Board
of County Commissioners of Weld County, Colorado, Weld County Centennial
Center, 915 10th Street, First Floor, Greeley, Colorado, at the time
specified. All persons in any manner interested in the following proposed
Change of Zone are requested to attend and may be heard.
Should the applicant or any interested party desire the presence of a court
reporter to make a record of the proceedings, in addition to the taped
record which will be kept during the hearing, the Clerk to the Board's
Office can be contacted for a list of certified court reporters in the area.
If a court reporter is obtained, the Clerk to the Board's Office shall be
advised in writing of such action at least five days prior to the hearing.
The cost of engaging a court reporter shall be borne by the requesting
party.
BE IT ALSO KNOWN that the text and maps so certified by the Weld County
Planning Commission may be examined in the office of the Clerk to the Board
of County Commissioners, located in the Weld County Centennial Center, 915
10th Street, Third Floor, Greeley, Colorado.
APPLICANT
DOCKET NO. 89-8 New Creations Ministries and World Outreach
Center Church
737 Bross Street
Longmont, Colorado 80501
DATE: March 8, 1989
TIME: 10:00 A.M.
REQUEST: Change of Zone from A (Agricultural) to Planned Unit Development
(C-1, C-2, C-3, C-4, and I-1) uses as listed in the Weld County
Zoning Ordinance, and one oil and gas production facility site
LEGAL DESCRIPTION: Part of the SWk of Section 2, Township 2 North, Range 68
West of the 6th P.M. , Weld County, Colorado
LOCATION: North of and adjacent to Weld County Road 24; east of and adjacent
to the I-25 Frontage Road
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: MARY ANN FEUERSTEIN
COUNTY CLERK AND RECORDER
AND CLERK TO THE BOARD
BY: Mary Reiff, Deputy
DATED: January 25, 1989
PUBLISHED: February 1, 1989, in the Platteville Herald 890233
F
Affidavit of Publication
STATE OF COLORADO
County of Weld ss.
I A.Winkler Riese!of said County of Weldduly sworn.say NOTICE
beingr Pursuant to rite zoning theLEGALSW DESCRIPTION: Part b
that 1 am publisher of the State of Calmedd: laws B I Mashie 2 NOS Range M West 1/4
PLATTEVILLE HERALD Weld County Zoning Dram.., e et the nth P.M, Weld County.
that.the same is a weekly newspaper ofgeneral circulation was Clies heating l wig to bald b dte DoteC T
PaP Climbers el.e f W Beard of it Coady LOCATION: North of and &S-
printed and published in the town of Commissioners rs of yield n tty, cent t to red County the -24;
25
Colorado. Weld ne C.B el t east of end adjacent b the 43s
PLATTEVILLE Centennial c.ebr, ors ley, Frontage Road
in said county and state that the notice of advertisement,of which Street, .First Floor, specified.a fod.
the annexe is a true copy has been published in said weekly An reds, at rite thee nornr- BOARD ISOF COUNTY
persons in M ono pr titer- COMMISSIONERS
COLORADO
newspaper for Chan in the following proposal to WELD COUNTY, COLORADO
l Change of Zone we requested b
consecutive weeks: attend mid may be hewd. BY: MARY ANN FEUERBTEIN
that the notice waspublished in the regular and entire issue of Should the applicant th any in- COUNTY CLERK
gat every Wrested party desire the pros- AND RECORDER
number of said newspaper during the period and time of publication ma of a court reporter to make a AND CLERK TO THE BOARD
of said notice and in the newspaper proper and not in a supplement retard of the proceedings, in ad-
thereof:that the first publication of said notice was contained in the tlwon toth iaped record which BY:Mary RNLI, Deputy
will be kept during g the hearing,
1st of said newspaper bearing the date of the Get to the' SordY Office DATED: January Bi. lYg
(� cm be contacted tat lad el tier-
titled 1 and the last publication titled court reporters fp goat lima, Published in the Platteville
thereof.In the issu said newspaper.bearing date. K•court reporter b oWaed, M lirrald, February 1, /N8.
i enfek mi. r—
Clerk to the Botrtaj0�ewe MMI
be advised in wriSmar
theits day of don at net five S%p ur to Me
hearing. The coat Si ameging e
19 , that the said cooncoeporerr shell
be home by
BE IT ALSO KNOWN that the
PLATT I L L E HERALD text end mops so coedited by the
Weld County Planning
has been published continuously and uninterruptedly during the Commission may be examined in
period of at least fifty-two consecutive weeks next prior to the first the office of the Clerk to the
issue thereof containing said notice or advertisement above referred Board of/County Commbalonere,
loto: and that said newspaper was at the time of each of the entetl Centennial n the e,W County
publications of said notice duly qualified for thatwithin the t e, Cantor, 915 tom
purpose Cral, Third Floor, Oteatey,
meaning of an act entitled. "An Act Concerning Legal Natives. — - Colorado.
Advertisements d Publications and the Fees of Printers an
Publish th�d to 'tepee At ^prod b f Acts DOCKET NO. gM
Confine with th 1 of this Ac a 1 7, 1 1.
Aall am grim / eP�af.{and ertl 1 as a dad act s Ministries
.
P New CnaUrta MUistrlee
ap /i`(qJ/J/q Ma 13 1. % - end Wond Outreach
/� Center Church
!/ �' 737 Bross Street
,t ---,-----
5 Publisher Longmont, Colondo 80501 1.7 filill
Su ri ed and sworn to kefore me thla iday of DATE: 10 e, M.
_FJ7 be TIME: 10:00 A.M.
Al) 191/7
REQUEST: Change of Zone
from A (Agricultural) to Planned
.�'�^ 4,• Development s-1, d I C-3,
CA lL Weld
and County uses m limed In the
Notary Public Wild County Zoning Seaaeaee,
e nd eta Ili red gee ptstMWe
FORT LUPTON PRESS feu Ste.
415 Denver Ave.
Fort Lupton,CO 80621
My commission expires June 1992
My Commission expires June 30, 1992
890233
AFFILA VIT OF PUBLICi-i PION
State of Colorado
County of Boulder
NOTICE .n
Pursuant to the zoning laws of the State of Colo,
rado and the Weld County Zoning Ordinance,-S
I
Dean G . Lehman do public hearing will be held in the Chambers Of the
Board of County Commissioners of Weld County`
Colorado, Weld County Centennial Center, 9.lQ
solemnly swear that the LONGMONT DAILY TIMES CALL is a 10th Street,First Floor,Greeley,Colorado,attlfg
time specified.All persons in any manner Inter_
daily newspaper printed, in whole or in part, and published in estetl in the f:flier
llowing proposed Cnanoe o zone
are requested to attend and may be heard.
the City of Longmont, County of Boulder, State of Colorado, and should the-apputant or any Interested party de
sire the presence of a court reporter to makes
which has general circulation therein and in parts of Boulder and record of the proceedings,in ngit bare tapee.
Clerk erkd the en r 'bes Office c during the hearing,Ira-
Weld Counties; that said newspaper has been continuously and list ac certified courtre ter ine the area.court is sort taint, sin Cl area. H a
uninterruptedly published for a period of more than six months reporter obtained, the Clerk to the
Boards OHige shall be advised In writing of such
next prior to the first publication of the annexed legal notice of action at least five days prior to the hearing.The
cost of engaging a court reporter shall be borne
advertisement, that said newspaper has been admitted to the by the requesting party.
BE IT ALSO KNOWN that the text and maps so
Commis-
United States mails as second-class matter under the provisions certified bbe examin the ed in the mice of the Clerk
of the Act of March 3, 1879,or any amendments thereof, and that the Board l County County Centennial ns Cente,1915 1'
the Wald omis Center, cat d0
said newspaper is a daily newspaper duly qualified for Street,Third Floor,Greeley,Colored&.
DOCKET.ations8 World
LICAtf
publishing legal notices and advertisements within the meaning New Creations Ministries and ruche
g Center Chu
of the laws of the State of Colorado;that a copy of each number of 737Longmont,
Broad Str
,.C Bross
said newspaper, in which said notice of advertisement was DATE:March
TIME: ch 8,8,A.M.
.989 w published, was transmitted by mail or carrier to each of the REQUEST: ran to Planned Zone from Aevelo me t
ran to f Unit Dev gricul -
subscribers of said news a er, accordin to the accustomed lCL tin, ,- and County
uses
p p g IC-i, -2 the -4, nd I-1) Zon
a
Ordinance,and one oil end gas pat
mode of business in this office. ductton facility site wit
LEGAL DESCRIPTION: Part of the SW'/4 Vf
That the annexed legal notice or advertisement was published Section
rth,Range
68 Welt
of the 6th P.M.,Wej
County,Colorado .
in the regular and entire edition of said daily newspaper once; LOCATION: North of and adjacent to Wale
County Road 24;east of and ad*
cent to
and that one publication of said notice was in the issue of said BOARD OF COUNTY COMMISSIONER
WELD COUNTY,COLORADO
newspaper dated February 2 3 1989 BY:MARY ANN FEUERSTEW
COUNTY CLERK AND RECD RECORDS
AND CLERK TO THE BOARS
BY:Mary Reiff,Dept*,
DATED,-Sri&198, nip Plattevl
rustiw Newry lt
Her
Pubited In the Daily limas-Call, Longmont,
/�J{//�ff/i77 Cob.,Fib.23,1989.
General Manager
Subscribed and sworn to before me this 2 3rd
day of February ,1989
rC\e`ac�:>-s_-\> \Aa c•-• ac•r o,
Notary Public
FEE$ 29 . 50 { avAa
MEI
I M UOMMISsiON EXPIRES
HAM NIE APRIL t6 IqjL
HAMMOIyB a60 iEBHY ST
LONGMONT
l3 COLORADO 80681
�CCOlO. 890233
tirratthn
'==� of c°to�
�` J
(t ` o' WE-89-0005
ROY R. ROMER GOVERNOR JOHN W*� �,p ,*!
. ROLD
DIRECTOR
* 1876 +
COLORADO GEOLOGICAL SURVEY
DEPARTMENT OF NATURAL RESOURCES
715 STATE CENTENNIAL BUILDING - 1313 SHERMAN STREET
DENVER,COLORADO 80203 PHONE(303) 866-2611
January 23, 1989
Mr. Rod Allison
Weld County Department of Planning Services
915 Tenth Street
Greeley, Colorado 80631
Dear Mr. Allison:
RE: LETTER FROM MR. ARTHUR UHRICH, NELSON ENGINEERS REGARDING OUR RESPONSE
ON FORT JUNCTION Z-448
We have received a copy of the letter dated January 19, 1989, from Nelson
Engineers to you regarding our comments on the Fort Junction subdivision.
As I discussed with you on or about January 12, 1989, it is our opinion that
the gravel resource on the site is probably not economic. However, in our
review, we were concerned about the omission of the majority of the Empire
Laboratories, Inc. report. Only the cover letter and pages 4 and 5 were
provided for our review. The report's conclusions and drilling logs were
not provided. Furthermore, the numbers cited in the narrative, prepared by
Nelson Engineering, did not correspond to the statements in the Empire
report. The absence of a complete geotechnical report has hindered our
efforts to review this application .
As for not pointing out that the Empire report stated "Geologic conditions
at the site are such that, in our opinion, the site is not underlain at
economic depths by coal , limestone or quarry rock ." the subject,
being discussed was gravel . Neither coal , limestone, nor quarry rock are
considered to be gravel . The statement, thus did not render a conclusion on
the economics of gravel mining.
A final point should be made in reference to the statement that our review
was ". . . a last minute letter". Our review was submitted well within the 35
days allowed by C.R.S. 30-28-101 , et seq.
GEOLOGY 890233
STORY OF THE PAST... KEY TO THE FUTURE
Mr. Allison
Page two
January 23, 1989
We hope you will feel confident that we will continue to provide unbiased
and timely reviews.
Sincerely,
r /
Candace L. Jochim
Engineering Geologist
vjr:CLJ-89-051
cc: Arthur Uhrich, Nelson Engineers
H. Raymond Jacquez
4293/8
L.a,. 2 3 1989
DATE: January 25 , 1989
TO: The Board of County Commissioners
Weld County, Colorado
FROM: Clerk to the Board Office
Commissioners :
If you have no objections, we have tentatively set the
following hearing for the 8th day of March, 1989 , at 10 :00 A.M.
Docket No. 89-8 - COZ, A (Agricultural) to Planned Unit
Development (C-1 , C-2 , C-3 , C-4 , and I-1) uses as listed in
the Weld County Zoning Ordinance, and one oil and gas
production facility site - New Creations Ministries and World
Outreach Center Church
OFFICE OF THE C ER THE BOARD
BY: Deputy
The above mentioned hearing date and hearing time may be scheduled
on the agenda as stated above.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
7 f
890233
,(///f4, A/
NELSON ENGINEERS
GREELEY NATIONAL PLAZA 822 7TH STREET GREELEY, COLORADO 80631 (303) 356-6362
January 19 , 1989
Mr. Rod Allison JAI 2 0 1989
Weld County
Department of Planning Services
915 Tenth Street Weld Cu. moll +,umriis fan
Greeley, Colorado 80631
Re: Weld County Case No. Z-448
Fort Junction - Project No. 8016
Dear Mr. Allison:
We are submitting this letter in response to Planning Commis-
sioner Ann Garrison' s request for clarification of item 12 of the
supplemental information to the rezoning application. Her question
arises as a result of a last minute letter from the Colorado Geo-
logical Survey signed by Candace L. Jochim, dated January 11 , 1989 ,
and directed to you.
The Colorado Geological Survey letter refers, in paragraph
two, to the application narrative of 12 to 15 feet of gravel and
9 feet of overburden. Nine feet of overburden was taken out of
context and is a misinterpretation. The actual statement is that
the overburden thickness is up to 9 feet, with gravel thickness
ranging from 12 to 15 feet. Upon review of the boring logs in
the specific area, it appears that the average thickness of
gravel is 12 to 13 feet with an average thickness of overburden
of 7 feet. At best, the analysis reveals a ratio of mineable
gravel to overburden of 2 :1. This ratio is well below the accept-
ed economic value ratio of 3 : 1 .
We reiterate from item 12 that only approximately 20 of the
54 acres is mineable due to restrictions that setbacks impose as
described in the application. The Colorado Geologic Survey
letter did not point out that on page 5 of the Empire Laboratores
Inc. ' s report it states , "Geologic conditions at the site are
such that, in our opinion, the site is not underlain at economic
depths by coal, limestone, or quarry rock. " This sentence is
quite clear as to Empire ' s conclusion to economic feasibility of
mining on this site.
890233
Mr. Rod Allison
Weld County
Department of Planning Services
January 19 , 1989
Page Two
The acreage restriction, the uneconomic ratio of gravel to
overburden, and the conclusion of Empire Laboratories is sufficient
justification, in our opinion, to conclude that mining for gravel
on this site is uneconomic.
If you have any questions, please contact our office.
Respectfully,
NELSON ENGINEERS
Arthur F. Uhrich
Project Engineer
AFU/gc
cc: H. Ramon Jacquez
New Creations Ministries and World Outreach Center Church
Candace L. Jochim, Colorado Geological Survey
13p5)E17,--vN,
;! JAN 2 0 1989
W2M Cu. Plamm�� cumnns ;o
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION JAN 2 01989
_
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONF . .
Moved by Ann Garrison that the following resolution be introduced for
passage by the Weld County Planning Commission. Be it Resolved by the Weld
County Planning Commission that the application for:
CASE NUMBER: Z-448
NAME: New Creations Ministries and World Outreach Center Church
ADDRESS: 737 Bross Street, Longmont, CO 80501
REQUEST: A change of zone from A (Agricultural) to Planned Unit Development
(C-1, C-2, C-3, C-4, and I-1) uses as listed in the Weld County
Zoning Ordinance, and one oil and gas production facility site
LEGAL DESCRIPTION: A part of the SWi of Section 2, T2N, R68W of the 6th
P.M. , Weld County, Colorado
LOCATION: North of and adjacent to Weld County Road 24; east of and adjacent
to the I-25 Frontage Road.
be recommended favorably to the Board of County Commissioners for the
following reasons:
1 . The submitted materials are in compliance with the application
requirements of Section 28.5 of the Weld County Zoning Ordinance.
2. The rezoning request is in conformance with Section 28.7 of the
Weld County Zoning Ordinance as follows:
The proposed Planned Unit Development (PUD) district is
located within the 1-25 Mixed-Use Development (MUD) area.
The uses associated with the proposed PUD district are
consistent with the uses described in the I-25 MUD section of
the Comprehensive Plan.
The uses allowed in the proposed PUD district will conform
with the performance standards contained in Section 35.3 of
the Weld County Zoning Ordinance.
The uses permitted shall be compatible with the existing or
future development of the surrounding area as permitted by
the existing zone district, and with future development as
projected by the Comprehensive Plan. The Tri-Area Planning
Commission reviewed this proposal on January 3, 1989, and
recommended no objections.
The Central Weld County Water District will provide water
service to the PUD district. The St. Vrain Sanitation
District will provide sewer service to the PUD district.
890233
XHlgi7 R
Z-448
New Creations Ministries are World Outreach Center Church
Page 2
- The applicant has submitted a traffic impact study for the
PUD district. This study recommends certain improvements to
the future frontage road and Weld County Road 24 because
these roads provide access to the PUD district. Off-site
road improvements will be accomplished through a road
improvement district or an approved agreement. This concept
has been approved by the Department of Planning Services,
County Engineer, and Colorado Division of Highways. A road
improvement district or agreement will help mitigate impacts
to Weld County Road 24 and the future East I-25 Frontage
Road. Weld County Road 24 and the State Highway Frontage
Road are currently inadequate in functional design, width,
and structural capacity to meet the traffic requirements of
uses within the proposed PUD district. Access constraints to
development will be addressed as notes on the PUD district
plat and as a PUD plan application requirement.
- The subject site does not contain any known commercial
mineral deposits.
- No overlay districts affect the site.
These determinations are based, in part, upon a review of the information
submitted by the applicant, other relevant information regarding this
request, and responses from referral entities.
The Planning Commission's recommendation for approval is conditional upon
the following:
1 . The following notes being placed on the PUD district plat:
- Prior to recording a PUD plan plat, a law enforcement authority
shall be formed according to State Law. The law enforcement
authority to be formed shall be capable of expanding to serve
other areas within the I-225 MUD area to avoid duplication of
overhead and other operating costs.
- All streets within the PUD district, except the future East I-25
Frontage Road, are private and shall be maintained by owners of
the PUD district, unless other arrangements are approved by the
Board of County Commissioners.
- The future East 1-25 Frontage Road shall be completed or
guaranteed with an improvement agreement prior to recording the
initial PUD plan.
890233
Z-448
New Creations Ministries and World Outreach Center Church
Page 3
- There shall be one access from the PUD to Weld County Road 24 via
the future frontage road. The future frontage road shall align
with the future frontage road to the south.
- One access from the PUD to Weld County Road 24-1/2 shall be
considered. The access shall align with a future access north of
Weld County Road 24-1/2, if proposed, and not interfere with the
intersection of Weld County Road 24-1/2 and the East I-25 Frontage
Road.
- An access easement shall be provided to the north side of the Kahn
Subdivision.
- The initial PUD plan application will include a traffic master
plan developed in coordination with the Fort Junction
Traffic Impact Study as prepared by Matthew J. Delich, P.E. , dated
November, 1988. The master plan shall layout all the proposed
improvements for the entire PUD district and be coordinated with
other traffic master plans developed for this area.
- Each PUD plan application shall include a traffic impact study
performed in conjunction with the study titled, Fort Junction
Traffic Impact Study, prepared by Matthew J. Delich, November,
1988. An off-site road improvements agreement or a local
improvements district shall also be in place and capable of
generating funds to construct the off-site road improvements
needed to serve the PUD district and plan.
- The initial PUD plan application shall include a master drainage
plan considering the entire site. Subsequent PUD plans shall
include a drainage plan which updates the master drainage plan.
- Each PUD plan application shall include a management plan to
control weeds before, during, and after development. This plan
shall be approved by the Longmont Soil Conservation District.
- The requirements of the Longmont Fire Protection District shall be
met as part of the PUD plan application requirements.
- A site plan review is required in accordance with Section 33.4.5
of the Weld County Zoning Ordinance.
- The requirements of the Rural Ditch Company and Colorado
Geological Survey shall be met as part of a PUD Plan Application.
Motion seconded by LeAnn Reid.
89023
z-448
New Creations Ministries and World Outreach Center Church
Page 4
VOTE:
For Passage Against Passage
Ivan Gosnell
Ann Garrison
LeAnn Reid
Rick Iverson
Jerry Kiefer
Ernie Ross
The Chairman declared the resolution passed and ordered that a certified
copy be forwarded with the file of this case to the Board of County
Commissioners for further proceedings.
CERTIFICATION OF COPY
I, Bobbie Good, Recording Secretary of the Weld County Planning Commission,
do hereby certify that the above and foregoing Resolution is a true copy of
the Resolution of the Planning Commission of Weld County, Colorado, adopted
on January 17, 1989, and recorded in Book No. XII of the proceedings of the
Planning Commission.
Dated the 18th day of January, 1989.
Bobbie Good
Secretary
890233
INVENTORY OF ITEMS SUBMITTED FOR CONSIDERATION
Case Number Z— 11051, Submitted or Prepared
Prior
ll// //\\ to Hearing at Hearing
1. Application Pages , X
2. Applicant plat(s14 pages)
3. DPS Referral Summary Sheet X
4. DPS Recommendation )(
5. DPS Surrounding Property Owner's Mailing List X
6. DPS Mineral Owner's Mailing List X
7. DPS Maps Prepared by Planning Technician X
8. DPS Notice of Hearing X
9. DPS Case File Summary Sheet X
10. DPS Field Check X
/
11. ln�.O ; ( ArJw7 brr, f„rrCr.' I err:140, X
12. Le ' rm7 ,;,9f d/ try :veerf / / r I /At/1-1 X
0/r/t5 X
14. /Yle , lr -fireti /N/ ma,, r / ��/�i
/�j �mrra 1l.rn—
15. L Co%G+4-h cu4l1✓Curdec l/ii/f5 • 2pric,, A'
16. /rlewve S7,Pr,Lf: / rat - ; i212-1(t X
17. ' f°"vriot rite (' / err I
(Pith x
18. at 'i D:s PIP//t% i /fr/t5 i 3 fkla
X
19.2 Ie4e t ; 1'). 17 t,y1 ✓ ; 12121-Is ' & 2/7/if q rue
1 IL/141(1k x
20. Me^+� r CD. a,7 £ ç. �m + arcs �f L
21. -r-A1'•,_ S+�,eP f+ 74 p*ti-, / "/Fr At
I hereby certify that the items identified herein were submitted to the
Department of Planning Services at or prior to the scheduled Planning
Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office on .
7 2
/ Current Planner
STATE OF COLORADO )
COUNTY OF WELD
2O day of Qf�v-.,,.O 19%� •
SUBSCRIBED AND SWORN TO BEFORE ME THIS \
SEAL \\
(at\,su...Ka oe6
NOTA Y PUBLIC
- 89023'3
/
My Co7��mfission Expires "% �"' "'
SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
January 17, 1989
A regular meeting of the Weld County Planning Commission was held on January
17, 1989, in the County Commissioners' Hearing Room, First Floor (#101) ,
Weld County Centennial. Building, 915 Tenth Street, Greeley, Colorado. The
meeting was called to order by the vice-chairman, Ernie Ross at 1 :35 p.m.
Tape 340 - Side 1
Ann Garrison Present
Jerry Burnett Absent - telephoned
Ivan Gosnell Present
LeAnn Reid Present
Lynn Brown Absent - telephoned
Rick Iverson Present
Jerry Kiefer Present
Ernie Ross Present
Bud Halldorson Absent - telephoned
Also present: Rod Allison, Principal Planner, Lee Morrison, Assistant
County Attorney, and Bobbie Good, Secretary
A quorum was present.
The summary of the last regular meeting of the Planning Commission held on
January 3, 1989, was approved as distributed.
CASE NUMBER: Z-448
APPLICANT: New Creations Ministries and World Outreach Center Church
REQUEST: A Change of Zone from Agriculture to a Planned Unit Development
District
LEGAL DESCRIPTION: Part of the SWi of Section 2, T2N, R68W of the 6th F.M. ,
Weld County, Colorado
LOCATION: North of and adjacent to Weld County Road 24; east of and adjacent
to I-25
APPEARANCE:
LaVern Nelson, C.E. , Nelson Engineers, represented the applicant. This
property is at the intersection of State Highway 119 and 1-25. They plan to
integrate a planned unit development with commercial and industrial uses.
The church has declared this land surplus property and is now selling it.
The applicant will comply with the planned unit development requirements as
depicted in the Weld County Zoning Ordinance. The I-25 Frontage Road
crosses this property as recommended by the State Highway Department. The
applicant also feels they can comply with the recommendations of all
referral agencies. They have reviewed the recommendation and conditions
presented by the Department of Planning Services' staff and have no
objections to them.
The Chairman called for discussion from the audience. There was none.
890233
x ,ir :r a?
Summary of the Weld County Planning Commission Meeting
January 17, 1989
Page 2
Tape 340 - Side 2
The Chairman asked the applicant if they objected to the recommendation and
conditions being filed with the summary as a permanent record rather than
being read into the record. They did not object.
MOTION:
Ann Garrison moved Case Number Z-448 for New Creations Ministries and World
Outreach Center Church for a change of zone from Agricultural to a Planned
Unit Development District be forwarded to the Board of County Commissioners
with the Planning Commission's recommendation for approval based upon the
recommendation and conditions presented by the Department of Planning
Services staff and the testimony heard by the Planning Commission. Motion
seconded by LeAnn Reid.
The Chairman called for discussion from the members of the Planning
Commission. The Planning Commission suggested the applicant clarify the
overburden and possible commercial gravel deposits prior to this request
going to the Board of County Commissioners.
The Chairman asked the secretary to poll the members of the Planning
Commission for their decision. Ivan Gosnell - yes; Ann Garrison - yes;
LeAnn Reid - yes; Rick Iverson - yes; Jerry Kiefer - yes; Ernie Ross - yes.
Motion carried unanimously.
CASE NUMBER: USR-873
APPLICANT: George Butland
REQUEST: A Site Specific Development Plan and a Special Review permit for a
motorcycle and auto racetrack facility in the A (Agricultural)
zone district
LEGAL DESCRIPTION: E} SWI of Section 11, TIN, R68W of the 6th P.M. , Weld
County, Colorado
LOCATION: Approximately 1 .5 miles southwest of the Town of Dacono; north of
and adjacent to Weld County Road 10
APPEARANCE:
Charles Dickson, Attorney, represented the applicant . Mr. Butland owns the
land, but the improvements are owned by a corporation of which Mr. Butland
is an officer. This racetrack has been at the same location for
approximately 25 years. He explained some of the improvements that have
been placed on this site. Currently, the County and Mr. Butland are in
litigation. He explained the events which lead to this action. The
racetrack will only be open in the summer, therefore improvements or
expansion will not happen quickly.
890233
PUD
CHANGE OF ZONE
FORT JUNCTION
WELD COUNTY, COLORADO
DECEMBER, 1988
Prepared by
Nelson Engineers
Greeley, Colorado
890233
NELSON ENGINEERS
GREELEY NATIONAL PLAZA 822 7TH STREET GREELEY, COLORADO 80631 (303)356-6362
December 16 , 1988
Rod Allison, Current Planner
Weld County Department of Planning Services
915 Tenth Street
Greeley, Colorado 80631
Re: Change of Zone, Fort Junction PUD
Project No. 8016
Dear Rod :
Enclosed is the Change of Zone application for the referenced
site. Issues raised at the Sketch Plan review stage have been
addressed in the Change of Zone application. We wish to proceed
with the review of Change of Zone application by the Planning
Commission at their January 17 , 1989 meeting and the Board of
County Commissioners in February, 1989 .
Please review the enclosed application material and contact
me if you have any questions .
Respectfully,
NELSON ENGINEERS
/1 'L
Arthur F. Uhrich
Project Engineer
AFU/gc
Enclosures
8023
l'D (::'..A::NED :';:IT DEVELOPMENT) REZONU?:C APPLICATION
Case 4:
Dept. of Planning Services App. Ch'd By: Date Rec'd:
915 10th Street App. Fee: Receipt
Greeley, Colorado 80631 Record. Fee: Receipt ":
Phone: 156-4000, Ext. 4400
TO BE COMPLETED BY APPLICANT. Please print or type, except for necessary signature.
I (we), the undersigned, hereby request hearings before the Weld County Planning
Commission and the Weld County Board of County Commissioners concerning the proposed
rezoning of the following described unincorporated area of Weld County, Colorado: LEGAL
DESCRIPTION:
See attached legal description
(If additional space is required, attach an additional sheet)
Property Address (if available): Northeast corner of I-25 and Weld County Road 24
PRESENT ZONE Agriculture PROPOSED ZONE PUD * TOTAL ACREAGE 54.6
OVERLAY ZONES
* C-1 through C-4 plus I-1, and an oil and gas well site.
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR REZONING:
Name: H. Raymond Jacquez Home Telephone ( : 761-8306
Address: 1840 West Union Avenue Bus. Telephone 0: 761-95(11
Englewood, Colorado 80110
Name: q CreArinns Ministri�Q and Wrirld ni,treach Home Telephone 0:
Address: Center Church Bus. Telephone II: 776-4225
737 Bross
Longmont, Colorado 80501
Name: Home Telephone r:
Address: Bus. Telephone 0:
Applicant or Authorized Agent (if different than above):
Name: Home Telephone 0:
Address: Bus. Telephone #:
Owner(s) and/or lessees of mineral rights on or under the subject properties of record
in the Weld County Assessor's Office:
Name: Amoco Production Company
Address: Security Life Building
Denver, Colorado 80202
Name:
Address:
Name:
Address:
'I hereby depose and state under the penalities of perjury that all statements, proposals
and/or plans submitted with or contained within this application are true and correct to
the best of my knowledge.
COUNTY OF WELD
STATE OF COLORADO )
Signature: or Authorized Agent
i 14.4
Subscribed and sworn to before me this 1day of - (/�'��1J'_ , 19r?.
SEAL ��
gsLcp e .sretoc
TARY PUBLIC 890233
My Cc==issitvi expires: �.1.771>
Pip ( :NED 1':. DEVELOPMENT) REZONING APPLICATION
Case
Dept. of Planning Services App. Ch'd By:
Date Recd:
915 loth Street App. Fee: Receipt R:
Greeley, Colorado 80631 Record. Pee: Receipt 0:
Phone: 356-4000, Est. 4400
TO BE COMPLETED BY APPLICANT. Please print or type, except for nucesnary signature.
I (we), the undersigned. hereby request hearings before the Weld County Planning
Commission and the Weld County Board o£ County Commissioners concerning
proposed os
d
rezoning of the following described unincorporated area of Weld County,
DESCRIPTION:
See attached legal description.
(If additional space is required, attach an additional sheet)
Property Address (if available) : NE corner of I-25 and WEld County Road 24*
PRESENT ZONE Agriculture PROPOSED ZONE PUD TOTAL ACREAGE 54.6
OVERLAY ZONES
* C-1 through C-4 plus I-1, and an oil and gas well site.
SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR REZONING:
Name: H. Raymond Jacquez Home Telephone N 761-8306
Address: 1840 West Union Avenue Bus. Telephone 0: 761-2501 Englewood, Colorado 80110
Name: New Creations Ministries and World Outreach Home Telephone 6:
Address: Center Church Bus, Telephone 0: 776-4225
737 Bross
Longmont, Colorado 80501 Home Telephone
Name:
0:
Address: Bus. Telephone il:
Applicant or Authorized Agent (if different than above):
Home Telephone 0:
Name: Bus. Telephone 0:
Address:
Owner(s) and/or lessees of mineral rights on or under the subject properties of record
in the Weld County Assessor's Office:
Name: Amoco Production Company
Address: Security Life Building
Denver, Colorado 80202
Name:
Address:
Name:
Address:
I hereby depose and state under the penalities of perjury that all statements, proposals
and/or plans submitted with or contained within this application are true and correct to
the best of my knowledge.
COUNTY OF WELD )
STATE OF COLORADO )
y/an.,
i9 gnature: Owner or (Lho 'zed Agent
A v
Subscribed and sworn Co before me this /AI) day of � ✓�ly�
zit
19 egi
SEAL
NOT,AL.`I�PUBLIC pp(p]�]!�++]�Q�
• My Ccraissi.z:z exgires: (7,164/1",,; ���C% CJ90 CJRD
LEGAL DESCRTPTTON
A PART OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 2, TOWNSHIP 2
NORTH, RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, WELD COUNTY,
COLORADO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT 'THE SOUTHWEST CORNER OF SAID SECTION 2 AND CONSIDER-
ING THE SOUTH LINE OF THE SOUTHWEST. QUARTER (SW 1/4) TO REAR SOUTH
SOUTH 89°46'09" EAST, WITH ALL OTHER BEARINGS RELATIVE TBERETO;
THENCEsSOUTH`89°46'09" EAST] 564.90 FEET ALONG T)3E.,SOUTH, LINE OF
THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 2; - -
THENCE NORTH 00°15''52' EAST, 30.00 FEET TOA POINT ON THE EASTERLY
LINE OF A'.-PARCEL OF.LAND DEEDED TO THE COLORADO -DEPARTMENT OF HIGH-
WAYS IN BOOK 1500, PAGE 551 OF THE'WELD.COUNTY RECORDS;
THENCE ALONG SAID EASTERLY LINE THE FOLLOWING TWO COURSES:
NORTH 52°51.'38" WEST,-75.00 FEET;
" NORTN-113"40635"WEST, 602.83 FEET TO. THE-PO/NT OF BEGINNING;
THENCE CONTINUING ALONG SAID EASTERLY LINE THE FOLLOWING ;THREE
COURSES: . -
NORTH 13°48'38" WEST, 739.65 FEET;
NORTH' 04°36'08"_WEST, 867.31 PEET TO A POINT OF CURVATURE;
ALONG A CURVE TO THE RIGHT WHOSE RADIUS IS 11,297.64 FEET, A
CENTRAL ANGLE' OF AND AN ARC LENGTH OF 427:23 FEET
TO A POINT OF THE NORTH LINE OF THE SOUTHWEST. QUARTER (SW
1/4)?DF SAID- SECTION' 2 AND THE END OF THE EASTLINE OF THE
PARCEL-DESCRIBED. IN BOOK 1500, _PAGE 551; •
THENCE SOUTH '89°35'48" EAST, 1120.00 FEET ALONG THE NORTH LINE OF
THE SOUTHWEST {SW 1/4) OF'SAID SECTION 2; _ -
THENCE SOUTH 75°55'48" EAST, 132.00 FEET;'
THENCE SOUTH 01°23'56" WEST, 2633.52 FEET TO A POINT ON. THE SOUTH
LINE OF THE SOUTHWEST QUARTER (SW-1/4) OF SAID SECTION 2•
THENCE NORTH 89°46'09" WEST, 174.38 FEET ALONG THE SOUTH:LINE OF
THE SOUTHWEST QUARTER (SW 1/.4) OF SECTION 2;
THENCE NORTH 01°23'56" EAST, 660.00 FEET;
THENCE NORTH 89°46'09" WEST, 753.08 FEET TO THE POINT OP BEGINNING.
SAID PARCEL CONTAINS 54.625 ACRES, MORE OR LESS. _
890233
SUPPLEMENTAL INFORMATION
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
APPLICATION REQUIREMENTS
FORT JUNCTION
NOVEMBER, 1988
1. The PUD district application forms and application fee.
The PUD District application forms and application fee of
$600 are attached.
2. A statement describing the proposed PUD Concept, land-use( s ) ,
and architectural style of the PUD.
The 55± acre PUD will integrate commercial, industrial and
business park uses . The commercial and industrial uses will
be located along the east portion of the site. An open space
greenway is planned along the Rural Ditch. The use along
that portion fronting Interstate 25 will be commercial and
business park.
Fort Junction PUD will be goverened by private covenants ,
which will address architectural and design features of the
development . Items such as , building materials, landscape
requirements , maintenance, fencing and signs will be addressed
in the covenants to be developed at the final PUD stage.
3 . A statement which demonstrates the proposed PUD rezoning is
consistent with the policies of the Weld County Comprehensive
Plan.
The proposed land uses are consistent with the Weld County
Comprehensive Plan designation. Uses allowed within the PUD
are intended to fall within the following Weld County Zoning
classifications : C-1 through C-4 and I-1 . The general
location of these uses is shown on the accompanying District
Plat Map. The site is in the Mixed Use Development area
designated as Del Camino in the adopted Weld County
Comprehensive Plan.
4. A statement which demonstrates how the USES allowed by the pro-
posed PUD rezoning will be compatible within the PUD district.
In addition, a detailed description of how any conflicts be-
tween land uses within the PUD district are being avoided or
mitigated and can comply with Section 35.3 of the Weld County
Zonning Ordinance.
In order to insure compatibility of uses within the PUD, they
are located adjacent to one another. Design standards will
be established through architectural covenants and will speci-
fically address the Performance Standards outlined in Section
35. 3 of the Weld County Zoning Ordinance. In addition, the
uses allowed within the commercial/industrial portion of the
890233
PUD will be limited to the following Weld County Zoning Clas-
sifications : C-1 through C-4 and I-1 as identified on the
District Plat map.
5 . A statement which demonstrates how the USES allowed by the
proposed PUD rezoning will be compatible with land uses
surrounding the PUD district; in addition, a detailed des-
cription of how any conflicts between land uses surrounding
the PUD district are being avoided or mitigated.
Surrounding land uses are C-3 zoning and agricultural, all
campatible with the proposed zoning. Compatibility with
surrounding land uses will be ensured by the following:
a . The proposed uses are consistent with the Comprehensive
Plan designations .
b. The industrial uses proposed will be limited to the I-1
zoning category, thus requiring any manufacturing to be
contained within buildings .
c. Architectural covenants will be established which provide
for design standards and ensure a quality development.
d . Perimeter landscaping will be required in conjunction
with the development.
6 . A description of each use within the PUD. A description of
all building, structures , and open storage areas , including
size, floor area , and height. A description of the type of
residential units within the PUD, including total number of
units for each type.
The PUD plan application will include detailed information
and covenants regulating building size, height, style, roof
pitch , materials , color, signage , outdoor storage, and land-
scaping.
A preliminary estimate of the use percentage of total develop-
ment and an estimate of building square footage is as follows:
Percentage Square Footage
Commercial 39 470, 000
Industrial 18 215 , 000
The proposed height limitations for structures is 50 feet.
Open storage areas will be screened per the I-1 zoning regula-
tions and as specified in the covenants.
7. A description of the size and type of any public and private
open space and semi-public uses, including parks, recreation
areas, school sites, fire and sheriff facilities, and similar
uses.
Open space will be provided along the Rural Ditch, which trans-
verses the width of the PUD. In addition, large amounts of
890233
open space are naturally available in the R.V. camping area
that will also contain a detention pond in the northeast corner
of the PUD. No public or semi-public uses are anticipated .
8. A description of the water source and system and a statement
from the representative of the provider of the water system
which demonstrates that the water supply quality and quantity
is sufficient to meet the requirements of the uses within the
PUD district. A PUD district with residential USES shall be
served by a PUBLIC WATER system.
Water service for the PUD will be provided by the Central
Weld County Water District . There is an existing 12" line
along the southern boundary of the site. The internal water
system will be developed consistent with the Fire Protection
District Regulations and approved by the Central Weld County
Water District . A letter from Mr. John Zadell indicating the
District ' s ability to serve the area is attached as Exhibit A.
9. A description of the sewage disposal facility. If the faci-
lity is a sewer system, a statement from the representative
of the provider of the sewer system utility which demonstrates
that the sewer system will adequately serve the uses within
the PUD district.
Sanitary sewer service for the PUD will be provided by the
Saint Vrain Sanitation District. At present an 18 inch and
an 8 inch sewer line lie within the subject site . The on-
site system will be designed consistent with the District ' s
standards . A letter from Mr. Lee Lawson outlining the con-
ditions for service is attached as Exhibit B.
10 . A description of the functional classification, width, and
structural capacity of the STREET and highway facilities
which provide access to the PUD district. If the street or
highway facilities providing access to the PUD district are
not adequate to meet the requirements of the proposed district
the applicant shall supply information which demonstrates the
willingness and financial capability to upgrade the STREET or
highway facilies in conformance with the Transporation Section
of the Weld County Comprehensive Plan. This shall be shown
by submitting, with the Planned Unit Development District
application, a separate off-site road improvements agreement
describing the proposed road improvements and method of
guaranteeing installation of said improvements in conformance
with the Weld County Policy on Collateral for Improvements.
The agreement shall be used for the purposes of review, evalua-
tion, and compliance with this section. No rezoning shall be
finally approved by the Board of County Commissioners until
the applicant has submitted an improvements agreement or con-
tract which sets forth the form of improvements and guanantees
and is approved by the Board of County Commissioners.
A traffic impact analysis of the Fort Junction PUD has been
prepared by Matthew J. Delich, P.E. , and is attached as
89023'
Exhibit C. Recommendations for off site improvements are
outlined in the report. Based on their recommendations, a
site specific traffic analysis will be performed as an adden-
dum to his report in conjunction with each Final PUD Plan.
This addendum will contain recommendations for phasing of off-
site improvements based upon the traffic impact of each use
within the Final PUD phase. It is contemplated that financing
of off-site road improvements will be accomplished as follows :
A group of landowners within the Del Camino area are currently
pursuing formation of a Special Improvement Distrit for trans-
portation improvements . Once in place this will act as the
funding mechanism for off site improvements .
11 . A soil survey and study of the site proposed for the change
of zone with a statement regarding suitability of soils to
support all USES allowed in the proposed zone. If the soils
survey and study indicate soils which present moderate or
severe limitations to the construction of STRUCTURES or faci-
lities on the site, the applicant shall submit information
which demonstrates that the limitations can be overcome.
This information will be forwarded to the Colorado Geological
Survey for evaluation.
The soils within the PUD are made up of three general types
as defined by the Soil Conservation Service soil survey of
Weld County southern part.
Aquolls-Aquents, Gravelly Substratum: deep, nearly
level in bottom lands and flood plains of major streams
Poorly drained soils that formed in recent alluvium.
Aquolls-Aquepts , Flooded: deep, level, poorly drained
that formed in recent alluvium.
Vona, Sandy Loam: deep, somewhat level, well drained ,
on higher terraces, and formed by eolian and alluvial
deposits .
This application is being accompanied by Exhibit D, guide-
line excerpts from the published "Soils Survey of Weld
County, Colorado, Southern Part" , developed by the United
States Department of Agriculture, Soil Conservation Services
(SCS ) . Their report reveals that the portion north of the
Rural Ditch has some limitations to construction due to
localized flooding from row crop irrigation. This area re-
mains relatively wet during the summer months due to poor
drainage and a high water table. The area south of the Rural
Ditch displays better drainage and a thicker overburden of
soils more impermeable to surface water. Therefore, the con-
struction limitations to the southern portions are in the
moderate category.
890233
The soils show some restrictions that will have to be addres-
sed by site specific soil testing prior to development of
each area of the PUD. These restrictions can be overcome by
detailed subsurface soils investigations, application of
appropriate drainage facilities , and strict adherence to the
recommendations of the report.
12. If, according to maps and other information available to Weld
County, the Department of Planning Services determines that
there appears to be a sand, gravel, or other mineral resources
on or under the subject property, the applicant shall provide
a mineral resource statement prepared by a certified geologist
or other qualified expert. The statement shall indicate the
estimated quality of resources and indicate the economic feasi-
bility of recovery, now and in the future, of the resources so
that the Planning Commission and Board of County Commissioners
can determine whether a COMMERCIAL MINERAL DEPOSIT, as defined
in Colorado Revised Statutes is contained on or under the sub-
ject properties . This information will be forwarded to the
Colorado Geological Survey for evaluation.
Although the property is approximately 1, 000 feet wide and
2 ,600 feet long, it is transversed by the Rural Ditch through
its width . The Wyco Gas Company has a 50 foot wide easement
in the north-south direction, approximately 150 feet west of
the east boundary.
In addition to the described easements , the Colorado State
Highway Department has preliminary plans for frontage road
realignment which would cross midway between the Rural Ditch
easement and the corner tract excluded from this parcel and
titled Kahn Subdivision.
The setback requirements for roads , easements , slopes of
excavation, and adjacent properties would render all but 20
acres restrictive to open pit mining. It is our opinion that
20 acres is not economically feasible to operate an open pit
mine.
Further, the geotechnical report provided for Rocky Mountain
Consultants , Inc. , and the New Creation Ministeries by Empire
Laboratories, Inc. , Exhibit E, revealed that the gravel thick-
ness ranges from 12 to 15 feet in thickness with up to 9 feet
of overburden. Conversely, lands to the north and east, which
have been approved for open pit mining, reveal overburdens of
only 6 feet and mineable gravel thicknesses of 18 . 5 feet .
The remaining 20 acres which is mineable has a ratio of over-
burden to mineable gravel of 1. 7 to 1. In order for gravel
to be of economic value, a ratio of 3 to 1 is necessary.
Therefore, mining for gravel is not economically feasible at
this site.
Oil and gas mineral rights are leased. It is the intent of
the applicant to obtain an agreement with the lessees for an
agreeable drill site that will be allocated on the final PUD
plat.
13 . If the proposed change of zone is located within a FLOOD
HAZARD AREA, identified by maps officially adopted by Weld
County, the applicant shall submit information which either
documents how the Weld County supplementary regulations con-
cerning flood plains have been satisfied or document how the
applicant intends to meet the concerning flood plains .
The site is situated at least 500 feet south of the Saint
Vrain Creek flood plain hazard area.
14 . If the proposed change of zone is located within a GEOLOGIC
HAZARD AREA identified by maps officially adopted by Weld
County, the applicant shall submit information which either
documents how the Weld County supplementary regulations con-
cerning geologic hazards have been satisfied, or documents
how the applicant intends to meet the requirements of the
Weld County supplementary regulations concerning geologic
hazards.
The PUD is not located within any geologic hazard areas as
defined by the Geologic Hazard Map adopted by Weld County on
April 19 , 1978 .
15 . A sign shall be posted on the property under consideration
for PUD rezoning. The sign shall be posted by the applicant,
who shall certify that the sign has been posted for at least
ten (10 ) days preceding the hearing date. The sign shall be
provided by the Department of Planning Services .
The required sign will be posted by the applicant and the
affidavit will be forwarded to the County at that time.
16 . A certified list of the names, addresses and the corresponding
parcel identification number assigned by the Weld County
Assessor of the owners of property (the surface estate) within
five hundred ( 500 ) feet of the property subject to the appli-
cation. The source of such list shall be the records of the
Weld County Assessor, or an ownership update from a title or
abstract company or attorney, drived from such records, or
from the records of the Weld County Clerk and Recorder. If
the list was assembled from the records of the Weld County
Assessor, the applicant shall certify that such list was
assembled within thirty ( 30 ) days of the application submis-
sion date.
A certified list of property owners within 500 feet of the
property was prepared by Nelson Engineers and is attached as
Exhibit F.
690233
17 . A certified list of the names and addresses of mineral owners
and lessees of mineral owners on or under the parcel of land
being considered. The source of such list shall be assembled
from the records of the Weld County Clerk and Recorder, or
from an ownership update derived from such records of a title
or abstract company or prepared by an attorney derived from
such records.
A certified list of the names and addresses of mineral owners
and leases of mineral owners on or under the parcel was pre-
pared by Nelson Engineers and is attached as Exhibit G.
18 . Such additional information as may be required by the Depart-
ment of Planning Services, the Planning Commissioner, or the
Board of County Commissioners in order to determine that the
application meets the goals , policies , and standards set
forth in the Weld County Zoning Ordinance and Comprehensive
Plan.
890233
EXHIBIT A
89•Oza
RECEIVED ;' u'd 2 5 1338
CENTRAL WELD COUNTY WATER DISTRICT
November 22, 1988
Mr. Arthur F. Uhrich
Nelson Engineers
Greeley National Plaza
822 7th Street
Greeley, CO 80631
RE : Water Service — Project 8016
Dear Mr. Uhrich:
This letter is in response to your request for water service
to serve the following described property :
See Attached Legal Description
Water service ran be made available to the above
described property provided all requirements of the District
are satisfied , including easements where required for District
facilities .
Central Weld County Water District requires that contracts
be consumated within one ( 1 ) year from the date of this
letter , or this letter shall become null and void unless
extended in writing by the District .
Very truly yours .
CENTRAL WELD COUNTY WATER DISTRICT
n W . Zad fr
general Manager
JWZ/ca
890233
2235 2nd Avenue • Greeley, Colorado 80631 • (303) 3524284 • John W. Zadel, General Manager
EXHIBIT B
89023
REC ER Err r.
cSL. (Rain CS)arzi.E(afi.o/2 CAIALtLcL
(�Qll2t �CL2)
600 k'nzLav; :�f,ccf
U/2 a
/s°4 /16 05 A November 22, 1988 longneorz(, Cv So5o,
Nelson Engineers
Greeley National Plaza
822 Seventh Street
Greeley, Colorado 80631
ATTN: Mr. Arthur F. Uhrich
Re: Saint Vrain Sanitation District - Commitment to Serve
Dear Art:
This letter is in reference to the following-described real property:
Fort Junction - A part of the Southwest Quarter, Section 2, Township
2 North, Range 68 West of the 6th Principal Meridian, Weld County,
Colorado.
The waste water disposal system of this District is adequate to serve the
proposed uses within the referenced PUD development. District lines are in
place to accept this load.
Saint Vrain Sanitation District has 1852 SFE (single family equivalent) taps,
of which 113.4 have been purchased, resulting in 1738.6 available for purchase.
These taps are available to you and other eligible landowners on a first-come,
first-served basis, with a single exception. Prior to the adoption of its
present policy, the District committed itself to reserve 163 SFE taps for a
period of time. This commitment expires December 31, 1988; they will then be
converted to this same first-come, first-served basis. This results in 1575.6
SFE taps presently available.
As the present supply of taps is consumed, the District plans to increase the
size of its treatment plant to serve 5,555 SFE taps. These additional taps will
also be made available on a first-come, first-served basis.
The above-referenced property is eligible to utilize the available supply of
taps on a first-come, first-served basis, subject to the following:
a. installation of on-site collection system and connection to the
District' s system by the applicant;
b. execution of a Service Agreement;
c. purchase and payment of the required number of taps; and
d. compliance with the District' s Rules and Regulations.
890233
Mr. Arthur F. Uhrich
Nelson Engineers
November 22, 1988
Page 2
Should you wish to obtain an absolute commitment to serve, taps may be pre-
purchased and held until needed. Monthly service charges will be assessed upon
completion of construction or twelve months, whichever comes first.
Should you have any questions concerning this matter, do not hesitate to contact
me.
Very trurs,
(L2IL .
. Lawson, P.E.
Manager
LDL:js
SAINT
890233
EXHIBIT C
830233
c
co
0
n .o
< o
cN
November e m b e r- 15 , 1 r""-'O '°
M
0
z tir . Art LIhr ich
LL,
Friel =.orl Enoineera.
> 822 7th Street
rireeley , CO 80A31
•
Dear 1 e.a r' Art :
-
Attached are the 10 copies of the Fort Junction
Traffic Impact Study .
z
I was in errnr when I told vnu the ,.::W,;:'.,..,., meant
AM/Ft1 traffic . It` really aianifie __. Ph.K. e 1 /Pha e 2 a_.
indicated ..t the top cf the various f I auras- in the
report . The traffic indicated is +or afternoon peak
hour traffic in Phase 1 and Phase 2 , respectively . The
mornino peak hour is not the critical time period and I
deemed it not necessary to analyze .
I noticed in the December 15, 15'88 , Pocky Mountain
Nev..'s that the Colorado Jocky Club is less of a y i ven .
This i:ji 1 l ' rea.t l y affect the ba.ckQQrourld traffic assumed
in this study . At an appropriate time in the future ,
this traffic stud;• should be updated to reflect this .
Sincerely,
Matthew J . C,el ich , F . E .
cD
z
u_1
. J_
r1 5
U
S
`= O
J Q
111
a o
o.
<
•
W u
2
I— I-
I`
880233
SEE REPORT ENTITLED
TRAFFIC IMPACT STUDY
WELD COUNTY, COLORADO
8,'0233
EXHIBIT D
890233
SOIL SURVEY
WELD COUNTY, COLORADO
United State Department of Agriculture
Soil Conservation Service
In Cooperatrion With
Colorado Agricultural Experiment Station
890233
., j . ° V A
y
_ - tvyS
--, Y L.. x YeLONb'�b'" '-33 �/
1 N t —� x hn 11 *r.J -
6
ol 1y \_ —f/
E' S2 .
�4ts N syje 38 5 r'N61
4�� �� ra,�� T r
61 '. 5 ti '
31 36 7
.. I ES
a�' `h:. yJir�r, 6' l X a]j,rok "fir\c...>\4-,.
.1 _ ` r wee d - �15 F 2 z 5 c. „,-.V131< <4 Cr""\ s+ I"*". .i3. { i d 3 HC r�5 Tj!
65 . 65 ?` r. Vf2AlNA ,_�_>�. 't _,- ue ,,..�- ..�-•
itq. etr.�.f#` ro149dry �E r i s y.,i 1.4a
Sg
1117::', _ 3 �'<<'.+r"� k ifdy. •�` . ' •
i:;
}7 t 59 ', Id§C�.r� _war• 4•' c• '.. '.• 1 � -�+'- z7,
t r
c.lo.g. ] 1z ' /end. ' I .
----7.----,,,-;--,
'- t'1 7-e a
Yl� a , '� w �.+� -I •t<W'Z' '>k��. y.1a S' Y 1 i 3w . + lyl iii
•
a < 4.4. d.' �X
$ ,{ '� � 3 J .r 3 'ivory' ,g,. t �Y * ✓�m x�•s ��': n � �,r�'
\. WCM24 y/
1J FT h • � ' 4 t. E TMs. p i IV�, �
I `- •.3 0 CZ i'.r"r . ... -x 1h t 't-�57b a• • •
FORT.„ - r ,- k a ;6 4� ACT/IN ` L ( - r�
II E.) .S:I A+ . .11.9 Pi2�� �, ry _ �WC _2< r •
i
E �. J '°
1 �a.a + + ttrr
ryc➢+.tAt-
/+r.:- � .� � !.. � gay r �, "1 ?_'u. ]
t . . 27..: 38 a X516 77 . , a` t.
y
• 71A ♦: ,BSc`+ ; _40.0. I�At:.:
52 +A
x • _ '10 I J4/. t {D .Y14:'-4d4.�t•� 48 rt. It..
76 1fq
r �! � l 77 - i.Zf
t "� /R ' br 't 7..".:1-'t�. ' 1.SdiBY
Y ] "27 N yp's;+ , ' y• /Y�..�l' 1 f 'fy]' •
i •. t..t'" 47
{Li ��� .t.. ar QJf' 't kt f 1 . T , !• 11`� 1{i% 1 GALE _ �'4 • 1p.
1 c
(4 ff�, YYY `{9
41 `e(� y 4' �7 SS�.. `� 7] .j � Its
..7]3 �. t 48 1•
1 - a n
d+. it . e"rF C •1
7,,677•.
l 7.
.� F.'I � w1"�r77• y 7It � � f
1( y � T ( ' �.� 1 ' ',eti t � ``�1 t .'+..j'"'`o t••-s :. �'a t of 1
x 1 (IF,i' `F i >r el
ff 7' ty. -MIL -`r t'�
Y r '+ Z ry' t �'3
1 v4 1t x t f 1. @ + ?.5 'r1 '+• 14 4i. 8 — _47
*> r;...` . : ft ' s; 7.7 .... 176 � F7.9 .1. .a +•'
r30 •
� +�4 ^'�i 2 Di: �� 7e' '�., p ,, , 1,'
' 4 Sr i Jf'h ,tea . t< Fe. •.�'?� 7:
yy(1.,� '�"� fyt t• 1 Rj+tk� •p t a6 ..S'i S' ,.' t 5 f. +f t � y 7 r .. !R , '�tS �.i
s SOIL SURVEY
filter the leachate. Sewage lagoons require sealing. 60 percent of the unit. Aquents, which have a lighter
Lawns, shrubs, and trees grow well. Capability subclass colored surface layer, make up about 35 percent. About 5
Its irrigated. percent is Aquepts and Bankard sandy loam.
2—Altvan loam, 1 to 3 percent slopes. This is a deep, These are deep, poorly drained soils that formed in
well drained soil on terraces at elevations of 4,500 to 4,900 recent alluvium. No one pedon is typical. Commonly the
feet. It formed in old alluvium deposited by the major soils have a mottled, mildly alkaline to moderately al-
rivers. Included in mapping are small areas of soils that kaline loamy or clayey surface layer and underlying
show evidence of poor drainage. Also included are small, material and are underlain by sand or sand and gravel
long and narrow areas of sand and gravel deposits. within 48 inches. In places they have a gleyed layer in the
Typically the surface layer of this Altvan soil is grayish underlying material.
brown loam about 10 inches thick. The subsoil is brown Most of the acreage is subject to flooding. The water
and light yellowish brown clay loam and sandy clay loam table is at or near the surface early in spring and recedes
about 14 inches thick. The substratum is calcareous loamy to as deep as 48 inches late in fall in some years.
sand about 5 inches thick over gravelly sand. These soils are used for rangeland and wildlife habitat.
Permeability and available water capacity are Some small areas have been reclaimed by major drainage
moderate. The effective rooting depth is 20 to 40 inches- and leveling and are used for irrigated crops.
Surface runoff is medium, and the erosion hazard is low. The potential native vegetation is dominated by alkali
This soil is used almost entirely for irrigated crops. It sacaton, switchgrass, and western wheatgrass. Saltgrass,
is suited to all crops commonly grown in the area, includ- sedge, rush, and alkali bluegrass are also prominent.
ing corn, sugar beets, beans, alfalfa, small grain, potatoes, Potential production ranges from 3,000 pounds per acre in
and onions. An example of a suitable cropping system is 3 favorable years to 2,000 pounds in unfavorable years. As
to 4 years of alfalfa followed by corn, corn for silage, range condition deteriorates, the switchgrass, alkali
sugar beets, small grain, or beans. Land leveling, ditch sacaton, and western wheatgrass decrease and saltgrass,
lining, and installing pipelines may be needed for proper sedge, and rush increase.
water application. Management of vegetation should be based on taking
All methods of irrigation are suitable, but furrow in-
half and leaving half of the total annual production. Seed-
rigation is the most common. Barnyard manure and com-
ing is difficult and costly because numerous tillage prac-
mercial fertilizer are needed for top yields. tices are required to eliminate the saltgrass sod.
Windbreaks and environmental plantins of trees and Switchgrass, western wheatgrass, alkali sacaton, tall
shrubs commonly grown in the area are are generally well wheatgrass, and tall fescue are suitable for seeding. They
suited to this soil. Cultivation to control competing can be seeded into a clean, firm seedbed. Seedbed
vegetation should be continued for as many years as preparation usually requires more than 1 year to
possible following planting.Trees that are best suited and eliminate the saltgrass sod. A grass drill should be used.
have good survival are Rocky Mountain juniper, eastern Seeding early in spring has proven most successful.
redcedar, ponderosa pine, Siberian elm, Russian-olive, and Wetland wildlife, especially waterfowl, utilize this unit.
h ry. The shrubs best suited are skunkbush sumac,
Siberian peashrub, and American plum. The wetland plants provide nesting and protective cover,
lilac,
This soil can produce habitat elements that are highly as well as some food. The nearby irrigated cropland,
suitable for openland wildlife including pheasant, cotton- where wildlife obtain much of their food and find protec-
tail, and mourning dove. Such crops as wheat, corn, and tive cover, makes this unit valuable to both wetland and
alfalfa provide suitable habitat for openland wildlife, openland wildlife.
especially pheasant. Tree and shrub plantings and Openland wildlife, especially pheasant, use this unit for
undisturbed nesting cover would enhance openland wil- cover and nesting. Deer find excellent cover in some
dlife populations. areas.
This Altvan soil has fair to good potential for urban These valuable wildlife areas should be protected from
and recreational development. The chief limiting soil fea- fire and fenced to prevent encroachment and overuse by
tures for urban development are the shrink-swell poten- livestock.They should not be drained.
tial of the subsoil as it wets and dries and the rapid These soils have good potential as a source of sand and
permeability of the sand and gravel substratum. Septic gravel. Capability subclass VIw; Salt Meadow range site.
tank absorption fields function properly, but in places the 4—Aquolls and Aquepts, flooded. This nearly level
substratum does not contain enough fines to properly map unit is in depressions in smooth plains and along the
filter the leachate. Sewage lagoons require sealing. bottoms of natural drainageways throughout the survey
Lawns, shrubs, and trees grow well. Capability subclass area. Aquolls, which have a dark colored surface layer,
IIe irrigated. make up about 55 percent of the unit. Aquepts, which
3—Aquolls and Aquents, gravelly substratum. This have a lighter colored surface layer, make up about 25
nearly level map unit is on bottom lands and flood plains percent. About 20 percent is soils that are well drained
of all the major streams in the survey area. Aquolls, and soils that have sandstone or shale within 48 inches of
which have a dark colored surface layer, make up about the surface.
890233
Pk-. _ ___
WELD COUNTY, COLORADO, SOUTHERN PART
These are deep, poorly drained soils that formed in If summer fallowed in alternate years, this soil is well
is the nptincipal crop. The predicted d average eld is
recent alluvium. No one pedon is typical. Commonly the suited to winter wheat, barley, and sorghum. Winter
33 wheat bushels per acre. If the crop is win ge, spring
ed
soils have a layer
mildly to moderately ingmaterial alkal that
loamy
or clayey surface h and underlying tea have wheat can be seeded. Generally precipitation is too low
tends et a depth of 60 inches underlying r more In places they for beneficial use of fertilizer. in and minimum til-
es gleyed layer in acreagethe subject material. Stubble mulch farming, striperopp g•
Most of the or nearis heur toac excessive runoff. The
lage are needed to control soil blowing and water erosion.
Terracing also may be needed to control water erosion.
water table is at or the surface in spring and during The potential native vegetation on this range site is
the here of the irrigation season. dominated by sand bluestem, sand set is and blue
These soils are a used for rangelandpatu e.a wildlife habitat. min Nebyleandth ead, switchgiand re sideoats drama,
Some small areas are irrigated pasture.sThe potential and western wheatgrass are also prominent. Potential
ra native vegetation is dominated by and
from r pounds acre in al
big bluestem,
prairie grass, we, ernsalt wheatgrass,
alkali sacaton, yearsn to ranges 1,80s pounds rom in unfavorable undsper years. As range
big bluestem, ige, andaru . Ca to wands bullr slender ble
in the swampy a, sedge, rush. edtwits and range grow condition deteriorates, the sand bluestem,
sand
sand dropseed,
in the p spots associated with these u range sites. and switchgrass decrease and blue grama, invade
and sand sage increase. Annual weeds and grasses
Potential production ranges from 4,000 pounds per acre in the site as range condition becomes poorer.
favorable years to 3,000 pounds in unfavorable years. As
range condition deteriorates, the tall and mid Management of vegetation should be based on taking
g asses
decrease, production drops, and saltgrass, sedge, and rush half and leaving half of the total annual production. Seed-
increase. The farming and irrigation in adjacent areas has
ing is desirable reama
if the range is in poor condition. Sand
bluestem, sand if the ass, switchgrass, sideoats gr
increased the amount of salts on much of the acreage.
Management of vegetation on this soil should be based
blue gram., pubescent wheatgrass, and crested wheat-
on taking half and leaving half of the total annual grass are suitable for seeding. The grass selected should
-
tion. Switchgrass, big bluestem, indiangrass, western meet the seasonal requirements of livestock. It ccan an bee
wheatgrass, pubescent wheatgrass, intermediate wheat- seeded into a clean, firm red sorgseedbed.hum bSeedngltearly be
grass, tall wheatgrass, and tall fescue are suitable for
drilled into a firm pre pared
spring has proven most successful. generally
seeding. The plants selected should met the seasonal
g. Windbreaks and environmental plantings are g
requirements of livestock. For successful
sdril should be used.
suited to this soil. Soil blowing, the principal hazard it
Seeding
arty is spring
A grass establishing trees and shrubs, can be controlledd bnPy ul
Seeding early in spring has proven most successful. Til-
in the tree row and byleaving
d tivating only Supplemental imgatiol
lade is needed to wildlife,eliminate ly waterfowl,eu�utilize vegetation.
vegetation between the rows. and during dr
Wetland d latprovide aly and protective cover may be needed at the time of planting
nestingsurviV:
The wetland plants p periods. Trees that are best suited and have
redcedar, ndero_
whereas well as some obtain food.m The nearby irrigated and cropland' are Rocky
cover,wildlife much valuable their food th find proles- pine, Siberian elm, juniper, eastern
and hackberry. TI
Live makes this unit Co both wetland and shrubs best suited are skunkbush sumac, lilac, and Sibei
wildlife. an peashrub. use of this soil. T
Openland d wildlife, especially excellent pheasant, use this in nit some r important secondary
provide favorable habitat for ring-neck
arcoeas and an valuable Deer find e cover protected
and is e an vs neat for species c
from fresh wildlife rsencroachmenhould be teCand pheasant and mourning dove. Many ess for nesting and escc
from ebb and fenced T to prevent
overuse by livestock. They should not be drained. Capa- be attracted by establishing
used nesting cover is ess
foal and r pheasants,
a included in plans for habitat ver sAlly is subclass VIw;Meadow ran in Salt Meadow range site, tial cover. For pheasan the pronghorn
devel
eve
Aque As in Wet na range site. developing the Aron water
5—Ascalon sandy loam, 1 to 3 percent slopes. This is dent. Rangeland wildlife, for example,
livestock opining• and water
a deep, well drained soil on uplands at elevations of 4,600 telope, can be attracted by
to 5,200 feet. It formed in alluvium. Included in mapping facilities,n anaging growth
e
are small areas of rock outcrop. loam about where rw areas of this Ascalon soil are in major
Typically ick surface layer is brown sandy
mo homesites soil o and
loam about 15 inches thick. The sub- soil as it wets and dries is the most limiting fee
10 inches thick. The subsoil is pale brown and yellowish urbanized centers. The shrink-swell potential of the
brstowntosandy depth lay that must be considered in planning lin 'Ile tes and
loamum to a of 60 inches is calcareous fine sandy structing roads. Capability
loam. loam, 3 to 5 percent slopes. Tl
Permeability is i moderate.ing depth ptable inches cr saorcm is. Sandy Plains range d site.
is 60 or more. f,—Ascalon sandyuplands at elevations of
high. The effective rooting
a deep, well drained soil on
Surface runoff is slow, and the erosion hazard is low.
€ 90233
48 SOIL SURVEY
Management of vegetation on this soil should be based Windbreaks and environmental plantings are generally
on taking half and leaving half of the total annual produc- suited to this soil. Soil blowing, the principal hazard in
Lion. Seeding is desirable if the range is in poor condition. establishing trees and shrubs, can be controlled by cul-
Sand bluestem, sand reedgrass, switchgrass, sideoats tivating only in the tree row and by leaving a strip of
grama, blue grama, pubescent wheatgrass, and crested vegetation between the rows. Supplemental irrigation
wheatgrass are suitable for seeding. The grass selected may be necessary at the time of planting and during the
should meet the seasonal requirements of livestock. It can dry periods. Trees that are best suited and have good
be seeded into a clean, firm sorghum stubble, or it can be survival are Rocky Mountain juniper, eastern redcedar,
drilled into a firm prepared seedbed. Seeding early in ponderosa pine, Siberian elm, Russian-olive, and hackber-
spring has proven most successful. ry.The shrubs best suited are skunkbush sumac, lilac, and
Windbreaks and environmental plantings are fairly well Siberian peashrub.
Wildlife is an important secondary use of this soil.
capacity suited o this soil inwing sand z s low available trees Ring-necked pheasant, mourning dove, and many non-
and
share the principal hazards in establishing should be s game species can be attracted by establishing areas for
shrubs. This soil Sr so loose that Litrons inta nesting andescape cover. For pheasants, undisturbed
planted in shallow furrows and vegetation maintained nesting cover is essential and should be included in plans
between re
rows.Supplemental re survival Trees that irrigation may be needed
are best suited and have for habitat development, especially in areas of intensive
to insua culture.
good survival are Rocky Mountain juniper, eastern This soil has good potential for urban and recreational
redcedar, ponderosa pine, and Siberian elm. The shrubs development. Lawns, shrubs, and trees grow well. The
best suited are skunkbush sumac, lilac, and Siberian only limiting feature is the rapid permeability in the sub-
peashrub. stratum, which causes a hazard of ground water con-
Wildlife is an important secondary nee of this soil. Ran- tamination from sewage lagoons. Capability subclass Its
geland wildlife, for example, the pronghorn antelope, can irrigated
be attracted by developing livestock watering facilities, 76—Vona sandy loam, 1 to 3 percent slopes. This is a
managing livestock grazing, and reseeding where needed. deep, well drained soil on plains and high terraces at
This soil has good potential for urban and recreational elevations of 4,600 to 5,200 feet. It formed in eolian and
development. Once established, the lawns, shrubs, and alluvial deposits. Included in mapping are some leveled
trees grow well The primary limiting soil feature is the areas. Also included are small areas of soils that have a
rapid permeability in the substratum, which causes a loamy substratum and areas of soils that are noncalcare-
hazard of ground water contamination from sewage our to a depth of 60 inches.
lagoons. In places recreational development is limited by Typically the surface layer of this Vona soil is grayish
the susceptibility to soil blowing. Capability subclass VIe brown sandy loam about 10 inches thick. The subsoil is
irrigated, VIe nonirrigated;Sandy Plains range site. brown fuie sandy loam about 18 inches thick. The sub-
75—Vona sandy loam, 0 to 1 percent slopes. This is a stratum to a depth of 60 inches is sandy loam.
deep, well drained soil on high terraces at elevations of permeability is moderately rapid. Available water
4,650 to 4,950 feet. It formed in alluvial deposits. Included capacity is moderate. The effective rooting depth is 60
in mapping are some leveled areas and small areas of inches or more. Surface runoff is slow, and the erosion
soils that have a loamy substratum. hazard is low.
Typically the surface layer of this Vona soil is grayish In irrigated areas this soil is suited to all crops com-
brown sandy loam about 10 inches thick. The subsoil is monly grown in the area, including corn, sugar beets,
brown fine sandy loam about 20 inches thick. The sub- beans, alfalfa, small grain, and onions. An example of-a
stratum to a depth of 60 inches is sandy loam. suitable cropping system is 3 to 4 years of alfalfa fol-
Permeability is moderately rapid. Available water lowed by corn, corn for silage,sugar beets,small grain, or
capacity is moderate. The effective rooting depth is 60 beans. Land leveling, ditch lining, and installing pipelines
inches or more. Surface runoff is slow, and the erosion are needed for proper water applications.
hazard is low. All methods of irrigation are suitable, but furrow ir-
This soil is used almost entirely for irrigated crops. It rigation is the most common. Barnyard manure and corn-
is suited to all crops commonly grown in the area, includ- mercial fertilizer are needed for top yields. _
ing corn, sugar beets, beans, alfalfa (fig. 7), small grain, Windbreaks and environmental plantings are generally
potatoes, and onions. An example of a suitable cropping suited to this soil. Soil blowing, the principal hazard in
system is 3 to 4 years of alfalfa followed by corn, corn for establishing trees and shrubs, can be controlled by cul-
silage, sugar beets, small grain, or beans. The rapidly tivating only in the tree row and by leaving a strip of
permeable substratum slightly restricts some crops. vegetation between the rows. Supplemental irrigation
All methods of irrigation are suitable, but furrow ir- may be necessary at the time of planting and during dry
rigation is the most common. Proper irrigation manage- periods.Trees that are best suited and have good survival
ment is essential. Barnyard manure and commercial fertil- are Rocky Mountain juniper, eastern redcedar, ponderosa
izer are needed for top yields. pine, Siberian elm, Russian-olive, and hackberry. The
WELD COUNTY, COLORADO, SOUTHERN PART 49
shrubs best suited are skunkbush sumac, lilac, and Siberi- and and sand sage
crease. and l
wema, sandds ro
iinvade
Wildlife is an important secondary use of this soil. The the site as range condition becomes poorer.
cropland areas provide favorable habitat for ring-necked Management of vegetation on this soil should be based
pheasant and mourning dove. Many nongame species can on taking half and leaving half of the total annual produc-
be attracted by establishing areas for nesting and escape tion. Seeding is desirable if range is in poor condition.
cover. For pheasants, undisturbed nesting cover is essen- Sand bluestem, sand reedgrass, switchgrass, sideoats
tial and should be included in plans for habitat develop- grama, blue grama, pubescent wheatgrass, and crested
ment, especially in areas of intensive agriculture. Range- wheatgrass are suitable for seeding. The grass selected
land wildlife, for example, the pronghorn antelope, can be should meet the seasonal requirements of livestock. It can
attracted by developing livestock watering facilities, be seeded into a clean, firm sorghum stubble, or it can be
managing livestock grazing, and reseeding where needed. drilled into a firm prepared seedbed. Seeding early in
This soil has good potential for urban and recreational spring has proven most successfuL
development. Lawns, shrubs, and trees grow well. The Windbreaks and environmental plantings generally are
only limiting feature is the rapid permeability in the sub- suited to this soil. Soil blowing, the principal hazard in
stratum, which causes a hazard of ground water con- establishing trees and shrubs, can be controlled by cul-
tamination from sewage lagoons. Capability subclass Ile tivating only in the tree row and by leaving a strip of
irrigated; IVe nonirrigated; Sandy Plains range site. vegetation between the rows. Supplemental irrigation
77—Vona sandy loam. 3 to 5 percent shines. This is a may be needed at the time of planting and during dry
deep, wen Gram- ea-sou on plains at elevations of 4,600 to periods.Trees that are best suited and have good survival
5,200 feet. It formed in eolian deposits. Included in are Rocky Mountain juniper, eastern redcedar, ponderosa
mapping are small areas of soils that have a loamy sub- pine, Siberian elm, Russianolive, and hackberry. The
stratum and areas of soils that are noncalcareous to a shrubs best suited are skunkbush sumac, lilac and Siberi-
depth of 60 inches. an peashrub.
Typically the surface layer of this Vona soil is grayish Wildlife is an important secondary use of this soil. The
brown sandy loam about 8 inches thick. The subsoil is cropland areas provide favorable habitat for ring-necked
brown fine sandy loam about 15 inches thick. The sub- pheasant and mourning dove. Many nongame species can
stratum to a depth of 60 inches is sandy loam. be attracted by establishing areas for nesting and escape
Permeability is moderately rapid. Available water cover. For pheasants, undisturbed nesting cover is essen-
capacity is moderate. The effective rooting depth is 60 tial and should be included in plans for habitat develop-
inches or more. Surface runoff is medium, and the erosion ment, especially in areas of intensive agriculture. Range-
hazard is low. land wildlife, for example, the pronghorn antelope, can be
In irrigated areas this soil is suited to the crops com- attracted by developing livestock watering facilities,
manly grown in the area. Perennial grasses and alfalfa or managing livestock grazing, and reseeding where needed.
dose grown crops should be grown at least 50 percent of This soil has good potential for urban and recreational
the time. Contour ditches and corrugations can be used in development. Lawns, shrubs, and trees grow well. The
irrigating close grown crops and pasture. Furrows, con- only limiting feature is the rapid permeability in the sub-
tour furrows,and cross slope furrows are suitable for row stratum, which causes a hazard of ground water con-
crops. Sprinkler irrigation is also desirable. Keeping til- tamination from sewage lagoons. Capability subclass III°
lage to a minimum and utilizing crop residue help to con- irrigated, VIe nonirrigated; Sandy Plains range site.
trol erosion. Maintaining fertility is important. Crops 78—Weld loam, 0 to 1 percent slopes. This is a deep,
respond to applications of phosphorus and nitrogen. well drained soil on smooth plains at elevations of 4,850 to
In nonirrigated areas this soil is suited to winter wheat, 5,000 feet. It formed in eolian deposits. Included in
barley, and sorghum. Most of the acreage is planted to mapping are small areas of soils that have a subsoil of
winter wheat The predicted average yield is 28 bushels loam and light clay loam. Also included are some leveled
per acre. The soil is summer (allowed in alternate years areas.
to allow moisture accumulation. Generally precipitation is Typically the surface layer of this Weld soil is brown
too low to make beneficial use of fertilizer. loam about 10 inches thick. The subsoil is brown and pale
Mulch farming, striperopping, and minimum tillage are brown heavy clay loam and light clay about 20 inches
needed to control soil blowing and water erosion. Terrac- thick.The substratum to a depth of 60 inches is silt loam.
ing also may be needed to control water erosion. Permeability is slow. Available water capacity is high.
The potential native vegetation on this range site is The effective rooting depth is 60 inches or more. Surface
dominated by sand bluestem, sand reedgrass, and blue runoff is slow, and the erosion hazard is low.
grama. Needleandthread, switchgrass, sideoats grama, This soil is used almost entirely for irrigated crops. It
and western wheatgrass are also prominent. Potential is suited to all crops commonly grown in the area includ-
production ranges from 2,200 pounds per acre in favora- ing corn, sugar beets, beans, alfalfa, small grain, p ato5 3
ble years to 1,800 pounds in unfavorable years. As range and onions. An example of a suitable cropping system
condition deteriorates, the sand bluestem, sand reedgrass, to 4 years of alfalfa followed by corn, corn for silage,
890 33
100 SOIL SURVEY
TABLE 6.--BUILDING SITE DEVELOPMENT
(Some of the terms used in this table to describe restrictive soil of entry means soil was not
features are defined in the Glossary. See •
•
text for definitions of -"slight," "moderate ," and "severe." Absence
rated) __- —
--�— Local roads
Small
Dwellings ma and streets
Shallow Dwellings with commercial
Soil name and without buildings
map symbol excavations basements
is
;Moderate:
' ' ;Moderate:
' ;Moderate: ;Moderate: { shrink-swell,
_________ 'Severe: ; shrink-swell. shrink-swell- ; frost action.
•
1 , 2 ; cutbanks cave. ; shrink-swell.
Altvan
'� I; ;Severe: ;Severe:
3': , ;Severe: ; floods,
'Severe: ;Severe: (loads, floods, wetness, •
Aquolls----- floods, floods, ; wetness.
wetness.
wetness. ; frost action.
; wetness.
, '' ,'Severe: (Severe:
' ;Severe: ;Severe: ; ; floods,
;Severe: ; floods, , floods,
Aquents "' floods, ; wetness. ; wetness,
, floods, ; wetness. ; -wetness. frost action.
wetness.
;Severe:
;Severe: floods,
q�: ;Severe: ;Severe: floods,
Aquolls ;Severe: floods, floods, wetness,
floods, wetness.
wetness. I frost action.
wetness.
wetness.
; 1{ evere:
;Severe: ; floods,
Severe:
'Selord: ;Severe: floods, ; floods, ; wetness,
Aquepts-- --" ' floods, S; wetness.
, floods, ; wetness. frost action.
wetness. ', wetness.
` {Moderate: (Moderate:
' 'Moderate: (Moderate: low strength. ; frost action,
'Slight----------" low strength. ' low strength.
low strength. '
Ascalon 1 ;Moderate:
'Moderate:
' ;Moderate: frost action,
' 'Moderate: slope, low strength.
'Slight-------""-; low strength. low strength. ; low strength.
Ascalon
; , ' {Moderate: ;Moderate:
' 'Moderate: ;Moderate: ; low ateength. frost action,
;Slight------ -' low strength. ' low strength.
8, 9 low strength.
Ascalon ,; ;Severe:
;Severe: floods.
;Severe: floods. '
;Severe: floods. '
;Severe: '
10------- floods. ,
Bankard ; cutbanks cave, ,
' floods. ' 'Moderate:
' 'S1 iP,ht____________;
' 'Slight-----------;Slight--------" frost action.
'Slight___________, '
11, 12-------- ;Moderate:
Brenner , - ; ;Severe:
;Moderate: slope.
' ;Moderate: slope.
----------------;Severe: ; slope. ; slope.
13--- cutbanks cave, '
C asca�o ' ; 'Moderate:
small stones. _;Slight------------ strength.
' 'Slight-----------;Slight---------" ; low ate:
1C lg____________�S116ht___________� ;
Colby 'Moderate: ;Moderate:
' ' 'Slight-------""- low strength.
' ;Slight--------"" I slope.
16, t7-
;Slight----- ;
Colby ' , ` 'N de ata'
low strength.
' ' ;Slight
n Lh
18': '5.1iCht___________ slope.
Cc1bY____________;Slight___________,_ '
1 I ;Moderate: ;Moderate:
' --;Moderate: ;Moderate: , low strength, ; low strength.
;Slight--------- ; low strength.
Ad ens---- ""---, ; low strength. ; slope. ;
See footnote at end of table.
890233
WELD COUNTY, COLORADO, SOUTHERN PART 103
TABLE 6.--BUILDING SITE DEVELOPMENT--Continued
Soil name and Shallow Dwellings Dwellings Small Local roads
map symbol excavations without with commercial and streets
basements basements buildings
66, 67 Moderate: Severe: Severe: Severe: Severe:
Ulm too clayey. shrink-swell. _h. _n..-rt,cll. shrink-swell. low strength,
shrink-swell.
68* Severe: i Moderate: Moderate: Moderate: Moderate:
Ustic small stones, slope. slope. slope. slope.
Torriorthents ; cutbanks cave.
69 Severe: Slight Slight Slight Slight.
Valent cutbanks cave.
70 Severe: Slight Slight Moderate: Slight.
Valent cutbanks cave. slope.
71•:
Valent Severe: Slight Slight Moderate: Slight.
cutbanks cave. slope.
Loup Severe: Severe: Severe: Severe: Severe:
wetness, wetness, wetness, wetness, , wetness.
cutbanks cave. floods. , floods. floods.
72 Slight Slight 'Slight Slight Moderate:
low strength.
Vona
73, 714 Slight Slight Slight Moderate: Moderate:
Vona slope. low strength.
75, 76 Slight Slight Slight Slight Moderate:
low strength.
Vona
77 Slight (Slight Slight Moderate: ;Moderate:
Vona slope. low strength.
78, 79 Slight ;Moderate: Moderate: Moderate: ;Moderate:
Weld ; low strength, low strength, low strength, : low strength,
; shrink-swell. shrink-swell. shrink-swell. : shrink-swell,
frost action.
80 Slight :Moderate: Moderate: Moderate: ;Moderate:
Weld ' low strength, low strength, , low strength, : low strength,
shrink-swell. shrink-swell. slope, : shrink-swell,
shrink-swell. : frost action.
81• 82•:
Wiley Slight Moderate: Moderate: Moderate: ;Moderate:
low strength, low strength, low strength, : low strength,
shrink-swell. shrink-swell. shrink-swell. : shrink-swell.
Colby Slight ,Slight Slight Slight :Moderate:
: low strength.
83•:
Wiley ,Slight Moderate: Moderate: Moderate: Moderate:
low strength, low strength, , low strength, low strength,
shrink-swell. , shrink-swell. slope, shrink-swell.
shrink-swell .
Colby ;Slight Slight :Slight Moderate: Moderate:
slope. low strength.
• See map unit description for the composition and behavior of the map-unit.
890233
SOIL SURVEY
LOA TABLE 7.--SANITARY FACILITIES
Glossary. See
restrictive soil features are defined in the soils.
and other terms uned iton rate loi
table to describe, ,'
terms used in this "moderate," "good," "fair,"[Some of the of .'slight,"iP,ht,"
text for fdefinitionsymeans soil was not rated] - - ---
Absence of an entry -- .
_
Area
Trench for landfill
' Sewage lagoon ; sanitary
_ Daily cover
Septic tank sanitary landfill
name and areas landfill. _ _----
absorption __ f
map symbol fields _ — ---
,
;Slight;Sli -' ; thin layer .
;Severe:
__-;Sseera: ; seepage.
---
____--;Slight seepage.
1 2__________ . ;Poor:
Altvan ;Severe: ; wetness.
;Severe: ; wetness-
+ ;Severe: ; floods,
3*: ;Severe: 1 floods, wetness.
pquolls------------ { floods, +
wetness. ;Poor:
; wetness. ;severe: �� wetness.
;Severe: ; wetness.
;Severe: floods,
_____-;Severe: ; floods, wetness. `
p quests------ ; floods, ; wetness.
wetness. ;poor:
{Severe: I wetness.
';Severe: ;Severe: ; wetness.
11*• __--;Severe: { floods,
I floods, ; wetness. '
Aquolls-------- ; floods, wetness. ;Poor:
wetness. ;Severe: ; wetness.
;Severe: ;Severe: wetness.floods,
pquepts- --�-_{Severe: ; floods, + wetness. +
{ floods, ; wetness. ;Good.
{ wetness. ;Severe:
;Severe: seepage.
`Severe: seepage.
_____;Slight___________, seepage. I ;Good .
5, 8___________ ;Severe:
Ascalon {Severe: ; seepage. ;
____;Severe: ; seepage-
___________;Slight_______ ; slope , ;
T-_------ ; seepage. ;Goad.
Ascalon ;Severe:
;Severe: ; seepage.
-;Severe: ; seepage.
____;Slight------- ; seepage. ;Fair:
8, 9____________ ;Severe: ; too sandy.
Ascalon ;Severe: I {lords.
;Severe: ; floods,
_________;Severe: + floods,
10--------- floods. ; seepage.
seepage. ;Good.
Bankard {Severe:
;Severe: ; seepage.
'Severe: ; seepage.
_______;Slight-__________,
_ seepage. ;Poor:
11 12___--- � ;Severe: ; small stem
Bresser ;Severe: I seepage.;Severe: seepage._ ;Moderate: slope, ,
13------- I slope. I seepage, '
C ascajo ; I small stones- ; ; -----------;Good.
__;Slight---
;Slight--------- ,
'Moderate:
14, 15, 16__________;51 iBht___________,1 seepage. ___;Good .
Colby ;Slight---------
__;Slight_______-
;Severe:
_________;Slight___________; slope. '
1T_________ ___;r,a ad.
Colby ____;Slight-_______ ;
;Slight-------
.•
-;Severe:
18 ____;Slight__________ , slope. 'Good.
Co16Y__________ { ;Slight___________,
;Moderate: ;Slight-----------
seepage, I ;
Adana-- ---- ; peres slowly. slope- ;,nod.
'
;Moderate: ;Moderate:
; floods. ,
;Severe: I {lords.
;Moderate: + floods. -----------;Good.
• 19------------------; floods.
---;slight------
Colombo ;Slight--------
;Moderate: '
-;5118ht_________ slope, ;
20_______ ; seepage. • '
Colombo
1
See footnote at end of table. s 8907^3
WELD COUNTY, COLORADO, SOUTHERN PART
107
TABLE 7.--SANITARY FACILITIES--Continued
—T
Area Daily cover
Sewage lagoon Trench for landfill
Septic tank sanitary sanitary
Soil name and absorption areas landfill — ------
map symbol landfill
fields
;Se.:cre:
Poor:
71o: Severe: wetness, wetness.
,;Seetne: ';Severe:
Loup---- wetness, wetness,
; wetness, , seepage, 1; seepage,
floods. seepage , floods. floods.
,
; floods.
;Slight
;Slight-----------;Good.
72, 73 {Slight ;Severe:; seepage.
Vona
;Good
' ;Slight ;Slight---------'-
;Slight ;Severe:
74 seepage,
Vona1 slope.
1
;Slig ;Severe: ;Slight
{Slight ;Good.
ht
75, 76, 77 seepage.
Vona ;Slight ;Good.
;Moderate: ;Slight
78 ;Moderate: seepage.
Weld percs slowly. ;Good.
;Moderate: ;Moderate:
,Slight ;Slight
7 d0 peres slowly. slope,
Weld seepage. '
;Slight ;Fair:
81i:
Wiley ;Moderate: ;Moderate: Slight too clayey.
I seepage.
{ peres slowly. ;Good.
;Slight ;Moderate:
;Slight ;Slight
Colby seepage.
;Slight ht ,;Fa ir:
82', y3;: ;Moderate: ;Slight { air clayey.
Wiley ;Moderate: I seepage,
peres slowly. slope. ,'
; 'Good.
Slight ;Moderate:
;Slight ;Slight---__------�
Colby { seepage. I I --- '--
* See map unit description for the composition and behavior of the map unit.
890233
108 SOIL SURVEY
TABLE 8.--CONSTRUCTION MATERIALS
(Some of the terms used in this table to describe restrictive soil features are defined in the Glossary. Sec
text for definitions of "good," "fair," "poor," and "unsuited." Absence of an entry means soil was not
rated]
Soil name and Roadfill Sand Gravel Topsoil
map symbol
1 , 2 Good Fair: Fair: Fair:
Altvan excess fines. excess fines. thin layer.
3':
Aquolls Poor: Good Fair: Poor:
wetness, excess fines. wetness.
frost action.
Aquents Poor: Good Fair: Poor:
wetness, excess fines. wetness.
frost action.
4':
Aquolls Poor: Unsuited Unsuited ;Poor:
wetness, wetness.
frost action.
Aquepts Poor: Unsuited Unsuited ;Poor:
wetness, wetness.
frost action.
5, 6, 7, 8, 9 Fair: Poor: Unsuited Good.
Ascalon low strength, excess fines.
frost action,
shrink-swell.
10 Fair: Fair: Unsuited Poor:
Bankard low strength. excess fines. too sandy.
11 , 12 Fair: Poor: Unsuited Fair:
Bresser frost action. excess fines. small stones.
13 Good Good Good Poor:
Cascajo small stones.
14, 15, 16, 17 Fair: Unsuited Unsuited Good.
Colby low strength.
18':
Colby Fair: Unsuited Unsuited Good.
low strength.
Adena Fair: ;Unsuited Unsuited Fair:
low strength. too clayey.
19, 20 Fair: ;Unsuited Unsuited Fair:
Colombo low strength, too clayey.
frost action.
21, 22 Good :Good Good Fair:
Dacono too clayey.
23, 24 Fair: ;Unsuited Unsuited Good.
Fort Collins low strength.
25, 26 Fair: Unsuited Unsuited Good.
Haverson low strength.
27, 28 Poor: ;Unsuited Unsuited Poor:
Heldt shrink-swell , too clayey.
low strength.
See footnote at end of table.
890233
11O SOIL SURVEY
TABLE 8.--CONSTRUCTION MATERIALS--Continued
Soil name and Roadfill Sand Gravel Topsoil
map symbol
60':
Renohill Poor: Unsuited Unsuited Poor:
low strength, thin layer.
thin layer .
61 Poor: Unsuited Unsuited Poor:
Tassel thin layer, area reclaim.
area reclaim.
62, 63 Poor: Unsuited: Unsuited: Fair:
Terry thin layer, thin layer. thin layer. small stones.
area -reclaim.
64, 65 Poor: Unsuited Unsuited Good.
Thedalund thin layer.
66, 67 Poor: Unsuited Unsuited Fair:
Ulm shrink-swell, too clayey.
low strength.
68' Good Good Good Poor:
Ustic Torriorthents small stones,
too sandy.
69, 70 Good Fair Unsuited Poor:
Valent too sandy.
71':
Valent Good Fair Unsuited Poor:
too sandy.
Loup Poor: Fair: Unsuited: Poor:
wetness. excess fines. excess fines. wetness.
72, 73, 74, 75, 76,77 Fair: ,Poor: Unsuited Good.
Vona low strength. : excess fines.
78, 79, 80 Fair: Unsuited Unsuited Fair:
Weld low strength, too clayey.
shrink-swell,
frost action.
81• 82•, 83':
Wiley Fair: Unsuited Unsuited Fair:
r clayey.
low strength, too
shrink-swell.
Colby Fair: Unsuited Unsuited Good.
low strength.
• See;;map unit description for the composition and behavior of the map unit.
890233
124 SOIL SURVEY
TABLE 12.--ENGINEERING PROPERTIES AND CLASSIFICATIONS
[The symbol < means less than; > means greater than. Absence of an entry means data were not estimated]
Classification Frag- Percentage passing
Soil name and Depth; USDA texture ments sieve number-- Liquid Plas-
map symbol Unified AASHTO > 3 limit ticity
inches 4 10 40 200 index
In Pct Pct
1, 2 0-10 Loam CL-ML A-4 0 90-100 85-100 60-95 50-75 20-30 5-10
Altvan 10-25 Clay loam, loam CL A-6, A-7 0 95-100 95-100 85-100 70-80 , 35-50 15-25
25-60 Sand and gravel SP, SP-SM A-1 0 75-95 70-90 25-35 0-10 --- NP
3• .
Aquolls 0-48 Variable --- --- --- --- --- --- --- ---
48-60,Sand, gravelly SP, SP-SM A-1 0-10 60-90 50-70 30-50 ; 0-10 --- NP
sand.
Aquents 0-48 Variable --- --- --- --- --- --- --- --- ---
48-60 Sand and gravel ;SP, SP-SM A-1 0-10 60-90 50-70 30-50 0-10 --- NP
411.
Aquolls 0-60 Variable --- --- --- --- --- --- ; --- ---
Aquepts 0-60 Variable --- --- --- --- --- --- --- --- ---
5, 6, 7 0-8 Sandy loam ;SM A-2, A-4 0 95-100 90-100 70-95 25-50 ; 15-25 NP-5
Ascalon 8-18 Sandy clay loam SC, CL ,A-6 0 95-100 90-100 80-100 40-55 1 20-40 10-20
18-60 Sandy loam, SC, ,A-4, A-6 0- 95-100 95-100 75-95 35-65 ; 20-40 5-15
sandy clay SM-SC,
loam, fine CL,
sandy- loam. CL-ML
8, 9 0-8 Loam 5M A-2, A-4 0 95-100 90-100 70-95 25-50 ; 15-25 NP-5
Ascalon 8-18 Sandy clay loam SC, CL A-6 0 95-100 90-100 80-100 40-55 ; 20-40 10-20
18-60 Sandy loam, SC, A-4, A-6 0 95-100 95-100 75-95 35-65 20-40 • 5-15
sandy clay SM-SC,
loam, fine CL,
sandy loam. CL-ML
10 0-4 Sandy loam SM A-2, A-4 0 95-100 90-100 60-70 30-40 ; --- NP
9ankard 4-60 Fine sand, sand, SP-SM, SM A-2, 0-5 70-100 60-100 40-70 5-25 --- NP
gravelly sand. , A-3,
A-1
11 , 12 0-16:Sandy loam 'SM A-1, A-2 0 95-100 75-100 35-50 20-35 15-25 NP-5
Dresser 16-25:Sandy clay loam SC A-2, 0 95-100 75-100 50-70 30-50 30-55 10-25
A-6,
A-7
25-30:Sandy loam, SC, SM-SC A-2, A-1 0 90-100 60-100 30-60 20-30 25-35 5-15
; coarse sandy
1 loam, gravelly
sandy loam.
30-60:Loamy coarse SP-SC A-2, A-1 0-5 80-100 35-85 20-50 5-10 ; 20-30 5-10
sand, gravelly
loamy sand,
very gravelly
loamy sand.
13 0-9 Gravelly sandy GM A-1 , A-2 0-15 50-65 50-60 15-40 10-35 ; --- NP
Cascajo loam.
9-31 Very gravelly GP-GM, A-1 0-15 15-50 15-50 5-30 ; 0-20 ; --- NP
sandy loam, GP, GM
very gravelly
loamy sand,
very gravelly
sand.
31-60 Very -gravelly ,GP, SP, A-1 0-15 10-60 10-60 5-30 ; 0-10 ; --- NP
loamy sand, ; GP-GM,
very gravelly SP-SM
sand, gravelly
sand.
See footnote at end of table.
890233
128 SOIL SURVEY
TABLE 12.--ENGINEERING PROPERTIES AND CLASSIFICATIONS--Continued
Classification IFrag_ Percentage passing 'Ltquld Plan
;ments sieve number-- limit Pls-i
Soil name and Depth; USDA texture ' Unified AASHTO > 3
map symbol tici
inches 4 10 40 200 index
Pct _—_ PctIn ,
0 1100 90-100 60-90 15-30 --- NP
Vona
72, 73, 74 0-6 Loamy sand SM • A-2 --_
6-28 Fine sandy loam, SM A-2, A-4 0 100 90-100 60-90 30-N5 NP
sandy loam. 100 90-100 50-85 15-30 ---
NP
28-60 Sandy loam, SM A-2 0
loamy sand.
0-6 Sandy loam SM A-2, A-4 0 100 90-100 60-90 30-45 1NP
Vona
78, 76, 77 6-28 Fine sandy loam, SM A-2, A-4 0 100 90-100 60-90 30-45
sandy loam. 0 100 90-100 50-85 15-30 ---
NP
28-60 Sandy loam, SM A-2
loamy sand.
0-8 Loam ML, A-4 0 100 95-100 85-100 60-85 20-30 NP-10
78, 79, 80 CL-ML
WeldA-7 0 100 100 95-100 85-95 35-50 15-30
8-15 Slity clay loam, CL A-6,
silty clay. 100 95-100 85-100 60-85 20-35 5-15
15-60 Silt loam, loam CL-ML, CL,A-4, A-6 0
81• 82', 83':
Wiley 0-11 Silt loam CL-ML, CLIA-4, A-6, 0 100 100 90-100 70-90 25-35 5-15
0 100 100 90-100 70-95 25-35 10-20• 11-60 Silty clay loam, CL ;A-6
silt loam.
0-7 Loam CL-ML IA-4 0 100 ; 100 90-100 85-100 25-30 5-10
Colby 1A-4 0 100 1 100 90-100 85-100 25-30 5-10
7-60 Silt loam, loam CL-ML _...
a See map unit description for the composition and behavior of the map unit.
•
•
890233
x :,K Y't iirv[:ithseuy.:t isaii.. x.ae..6.7:,g1 u,, w.. .b - • ..,. _..._• WELD COUNTY, COLORADO, SOUTHERN PART 129
TABLE 13.--PHYSICAL AND CHEMICAL PROPERTIES OF SOILS
[The symbol < means less than; > means greater then. The erosion tolerance factor (T) is for the entire
profile. Absence of an entry means data were not available or were not estimated)
—._ Risk of corrosion Erosion Wind
factors Soil name and Depth Permea- Available Soil Salinity Shrink- Uncoated Concrete erodi-
map -
symbol bility water reaction potential steel K _T_ group_
capacity
In In/hr In/in Li Mmhos/cm
1 , 2 0-10 0.6-2.0 0.15-0.17 6.6-7.8
Low Moderate Low 0.24 3 5
Altvan 10-25 0.6-2.0 0.15-0.17 7.4-8.4 <2 Moderate Moderate Low 0.28
Moderate Low 0. 10
25-60 >20 0.02-0.04 7.4-9.0 <2 Low
3': ---
Aquolls 0-48 ;High Moderate ---
48-60 >20 0.04-0.06 7.4-8.4 2-16 Low
Aquents 0-48 ;High Moderate ---
48-60 >20 {0.04-0.06 7.4-8.4 2-16 Low
4': ,
0-60 --- ---
Aquolls
Aquepts 0-60 ___ ___
1:Low Low 0.17 5 3 Low 5, 6, 7, 8, 9
0-8 0.6-6.0 0.11-0.15 6.6-7.8 <2 t ;Moderate Low 0.24
Ascalon 8-18 0.6-2.0 0.13-0.15 6.6-7.8 <2Moderae ;Moderate Low 0.24
18-660 0.6-6.0 0.11-0.15 7.9-8.4 <2 Lou
;Moderate Low 0. 10 5 3
10 0-4 2.0-6.0 0.09-0.12 7.4-8.4 ; <2 Low ;Moderate Low 0.10
Bankard 4-60 6.0-20 Low
0.05-0.08 7.4'8'4 <2
Low ;Low Low 0.10 5 2
11 , 12 0-16 0.6-2.0 0.11-0.13 6.1-7.3 ' --- Low :Moderate Low 0. 15
Bresser 16-25 0.6-2.0 0. 15-0.18 6.6-7.3 Low ;Low Low 0.10
25-30 0.6-6.0 0.10-0.13 6.6-7.3 --- Low ;Low Low 0. 10
30-60 2.0-20 0.05-0.08 6.6-7.3 � ---
;Moderate Low 0.10 5 8
13 0-9 2.0-6.0 0.07-0.09 7.4-8.4 <2 Low ; Low 0.10
Cascajo 9-31 6.0-20 0.05-0.08 7.4-8.4 <2 Low Moderate;Moderate Low 0.10
31-60 6.0-20 0.05-0.06 7.4-8.4 <2 Low
Moderate Lou 0.37 5 4L
14, 15, 16, 17 0-7 0.6-2.0 0.20-0.24 6.6-8.4 <2 Low Moderate Low 0.37
Colby
7-60 0.6-2.0 0.17-0.22 7.4-8.4 <2 Low
18': ;Moderate Low 0.37 5 4L
Colby 0-7 0.6-2.0 0.20-0.24 6.6-8.4 <2 Low ;Moderate Low 0.37
7-60 0.6-2.0 0.17-0.22 7.4-8.4 <2 Low
Adena 0-6 0:6-0.2 0.18-0.21
6.6-7.8 <2 Low ;High Low 0.24
6-9 0.06-0.2 0.16-0.18 ;Moderate Lou 0.37 5 5
6.6-7.8 <2 High ;High Low 0.32
9-60 0.6-2.0 0.16-O.tB 7.4-8.0 <2 Low Low 0.32 5 5
19, 20 0-14 0.6-2.0 0.14-0.18 7.4-8.4 <2 Low ;High Low 0.28 .
Colombo 14-21 0.6-2.0 0.14-0.16, 7.4-8.4 <2<2 Low prate ;Highw ;High Low 0.28
27-66 0 '0.6-2.0 ;O.t4-O.t6 7.4-8.4 0.24 3 5
<2 Moderate ;Moderate Low
21 ,Oa 22 0-12 2 0.2-0.6 ;0.15-0.21 6.6-7.8 ;High Low 0.24
D acono -27 0.2-0.6 0.1 -0. 7.4-8.4 <2 Moderate ;High Low 0.15
21-27 0.2-2.0 0.13-0.18 7.4-8.4 ;High Low 0.10
27-60 >20 0.03-0.05 7.4-8.4 <2 Low
Moderate Low 0.20 5 6
<2 Low 0.20
23, 24 0-7 0.6-2.0 0.16-0.20 6.6-7.8 <2 Moderate Moderate Low
Fort Collins 7-11 0.6-2.0 0.16-0.118 7.4-8.4 <2 Low High Low 0.20
111-66 0 0.6-2.0 0.16-0.18 7.4-8.4
;High Low 0.28 5 4L
25, 26 , 0-4 0.6-2.0 ;0.14-0.18 6.6-8.4 <8 Low ;High Low 0.28
Haver ; 4-60 0.6-2.0 0.14-0.18 7.4-8.4 <8 Low
27, 28 ; 0-60 0.06-0.6 0.12-O.1T 7.99.0 <8 High
High High 0.28 5 4
Heldt
See footnote at end of table.
890233
__ .CE",kCYr'ta;.sp�ei".Se�a:v^rl_'wa r;' 1'k r,.4,.a" ,::.. �yF r+°".•y, b3:9.ei:"4'-y+ u.S,i'a:t-i;�' .,*- -v 'we
WELD COUNTY, COLORADO, SOUTIIERN PART 131
TABLE 13.--PHYSICAL AND CHEMICAL PROPERTIES OF SOILS--Continued
Risk of corrosion Erosion Wind
Soil name and Depth Permca- Available; Soil ;Salinity Shrink- factors erodi-
map symbol bility water ;reaction ; swell Uncoated Concrete bility
capacity potential steel - K T group
In In/hr r In in pH ;Mmhos/em
60*: -
Renohill 0-9 0.2-0:6 0.17-0.21 6.6-7.8 <2 Moderate High Low 0.37- 3 6
9-3210.06-0.2 0. 14-0. 16 6.6-8.4 <2 I High High Low 0.32
32 ---
61 0-11 2.0-6.0 0.16-0.181 7.4-8.4 <2 ;Low ,High Low 0.24 1 3
Tassel --- '
62, 63 I 0-6 2.0-6.0 0.13-0. 15', 7.0-7.8 <2 Low ;Moderate Low 0.20 2 3
Terry 6-18 2.0-6.0 0.13-0.15; 7.0-7.8 <2 Low ;Moderate Low 0.20
18-37 , 2.0-6.0 0. 13-0. 151 7.9-8.4 ; <2 Low 'High Low 0.20
37 --- -- --- ---
64, 65 0-8 0.6-2.0 0.16-0.18; 7.9-8.4 <2 Low High Low 0.32 2 4L
Thedalund 8-25 0.6-2.0 0.16-0.18 7.9-8.4 <2 Low High Low 0.32
25 __- ___ ---
66,
67 0-5 0.6-2.0 0.16-0.18 6.6-7.8 --- Low High Low 0.32 5 6
Ulm 5-19 0.06-0.2 0.19-0.21 7.4-8.-4 <2 High High Low 0.37
19-60 0.6-2.0 0.19-0.21 7.9-8.4 ' <2 ,Moderate High Low 0.37
68* 0-60 1 ---
Ustic
Torriorthents
69, 70 0-8 6.0-20 0.07-0.12 6.6-7.3 --- ;Low Low ;Low 0.10 5 1
Valent 8-60 6.0-20 0.05-0. 10 6.6-7.8 <2 ILow Low :Low 0. 10
71*:
1
Valent 0-8 6.0-20 0.07-0.12; 6.6-7.3 --- Low Low Low 0.10 5 1
8-60 6.0-20 0.05-0. 10; 6.6-7.8 <2 Low ,Low Low 0. 10
Loup 0-16 6.0-20 0.10-0. 14; 6.6-8.4 <2 Low ',High ,Low 0. 17 5 2
16-60 -6.0-20 0.06-0.08; 7.4-8.4 <2 Low High ;Low 0.17
72, 73, 74 0-6 6.0-20 0.09-0.11 : 6.6-7.3 --- Low Low :Low 0.10 5 2
Vona 6-28 2.0-6.0 0. 12-0. 14; 6.6-8.4 <4 Low High ;Low 0. 10
28-60 6.0-20 0.08-0.11 ; 7.4-8.4 <4 Low High Low 0.10
75, 76, 77 0-6 2.0-6.0 0. 11-0.13 6.6-7-3 --- Low Low Low 0.10 5 3
Vona 6-28 2.0-6.0 0. 12-0. 14 6.6-8.4 <4 Low High Low 0.10
28-60 6.0-20 0.08-0.11 7.4-8.4 <4 Low High Low 0.10
78, 79, 80 0-8 0.6-2.0 0.16-0.21 6.6-7.3 <2 Low 'Low Low 0.32 5 6
Weld 8-15 0.06-0.2 0. 19-0.21 6.6-7.8 <2 High Moderate Low 0.28
15-60 0.6-2.0 0.16-0.21 7.4-8.4 <2 Low High Low 0.28
81', 82*, 83*: 4L
Wiley 0-11 0.6-2.0 0. 19-0.21 7.4-7.8 <2 Low High :Low 0.37 5
11-60 0.6-2.0 0.19-0.21 7.9-8.4 <2 Moderate High :Low 0.37
Colby 0-7 0.6-2.0 0.20-0.24 , 6.6-8.4 <2 Low Moderate :Low 0.37 5 4L
7-60 0.6-2.0 0.17-0.22: 7.4-8.4 <2 Low Moderate ILow 0.37
* See map unit description for the composition and behavior of the map unit.
890233
132 SOIL SURVEY
TABLE 14.--SOIL AND WATER FEATURES
[Absence of an entry indicates the feature is not a concern. See ea for descriptions of symbols and such
terms as "rare," "brief," and "perched." The symbol < means lass than; > means greater than]
-i Flooding_ High water table Bedrock
Soil name and ;Hydro- Potential
map symbol logic Frequency Duration Months ; Depth Kind :Months Depth Hard- frost
;group ness action
Ft In
1 , 2 B None --- --- : >6.0 --- 1 --- >60 --- Moderate.
Altvan
3':
Aquolls D Frequent---- Brief Apr-Jun;0.5-1.0;Apparent;Apr-Jun >60 --- High.
Aquents D Frequent---- Brief Apr-Jun;0.5-1 .0 ApparentlApr-Jun >60 --- High.
4':
Aquolls D Frequent---- Brief Apr-Jun:0.5-1 .5 ApparentlApr-Jun >60 --- High.
Aquepts D Frequent---- Brief Apr-Jun10.5-1.5 ApparentlApr-Jun >60 --- High.
5, 6, 7, 8, 9 B None --- >6.0 I --- --- >60 --- Moderate.
Ascalon
10 A Frequent----;Brief Mar-Jun >6.0 --- >60 --- Low.
Bankard
11 , 12 B None --- --- >6.0 ---- --- >60 --- Moderate.
Dresser
13 A None --- >6.0 ; --- --- >60 --- Low.
Cascajo
14, 15, 16, 17---- P None ___ >6.0 --- --- >60 ; --- Low.
Colby
18':
-
Colby `r, None >6.0 -
--- - --- >60 1 --- Low.
---
Adena C None --- >6.0 --- --- >60 i --- Low.
; 1 ;
19, 20 B Rare --- --- i >6.0 --- --- >60 --- Moderate.
Colombo
21 , 22 C None ___ --- >6.0 --- --- >60 ___ Low.
Dacono
23, 24 B None to rare --- --- ; >6.0 --- , -- >60 --- Low.
Fort Collins
25, 26 A Rare to Brief May-Sep; >6.0 --- --- >60 --- Low.
Haverson common.
27, 28 C None ___ --- >6.0 --- --- >60 --- Low.
Heldt
29, 30 A None --- --- >6.0 --- --- >60 --- Moderate.
Julesburg
31 , 32, 33, 34--- B None -- --- >6.0 --- --- >60 --- Low.
Kim
35':
Loup D Rare to Brief Mar-Jun +.5-1.5 Apparent Nov-May >60 Moderate.
common.
Boel A Occasional Brief Mar-Jun 1.5-3.5 Apparent Nov-May, >60 --- Moderate.
36'.
Midway D None --- --- >6.0 --- --- ;10-20 Rip- Low.
pable
See footnote at end of table.
890233
WELD COUNTY, COLORADO, SOUTHERN PART 133
TABLE 14.--SOIL AND WATER FEATURES--Continued
Flooding High water table ° Bedrock
Soil name and Hydro- Potential
map symbol logic Frequency Duration ;Months Depth Kind ;Months Depth;Hard- frost
group 1 , ness action
_. '___ Ft T__ In
36'
Shingle D None --- --- >6.0 --- --- 10-20 Rip- Low.
pable
37, 38 B ,None --- --
- >6.0 --- --- 20-40 Rip- Low.
Nelson pable
39, 40, 41 , 42, I 1 --- >60 --- Moderate .
43 C None; --- >6.0 ------
Nunn
44, 45, 46, 47, 1 '
48 0 None __- -__ >6.0 ___ _-_ >60 --- Low.
Olney
49 A None ---
Osgood
50, 51 , 52, 53---- B None --- --- I >6.0 --- --- >60 --- Low.
Otero
54, 55 B ;None to rare --- --- >6.0 --- --- >60 --- Moderate .
Paoli
56, 57 C -None ---
___ >6.0 ___ ___ 20-40 Rip- Low.
Renohill pable
58, 59 D None ---
_-- >6.0 --- --- 10-20 Rip- Low.
Shingle pable
60':
Shingle D None --- --- >6.0 --- --- 10-20;Rip- Low.
pable
Renohill C None --- --- >6.0 --- --- 20-40 Rip- Low.
pable
61 D None --- --- >6.0 --- --- 10-20 Rip- Low.
Tassel pable
62, 63 B None --- >6.0 --- --- 20-40 Rip- Low.
pable
Terry
64, 65 C None --- >6.0 --- --- 20-40,Rip- Low.
Thedalund pable
66, 67 C ;None ___ --- >6.0 --- --- >60 --- Low.
Ulm
68' I A :None --- >6.0 --- --- >60 --- Low.
Ustic
Torriorthents
69, 70 A ;None --- >6.0 --- --- >60 --- Low.
Valent
71':
Valent A None --- >6.0 --- --- >60 --- Lou.
Loup D Rare to Brief Mar-Jun +.5-1.5 Apparent Nov-May >60 --- Moderate .
common.
72, 73, 74, 75, --- >6.0 --- ___ >60 --- Low.
76, 77 B None ---
Vona •
See footnote at end of table. QQ
EXHIBIT E
Empire Laboratories, Inc. P.O.Box 503 . (303)466-0359
GEOTECHNICAL ENGINEERING& MATERIALS TESTING 301 No.Howes • Fort Collins.Colorado 80522
November 19, 1986
Rocky Mountain Consultants
500 Coffman
Longmont, Colorado 80501
Attention: Mr. Ken Dell
Gentlemen:
We are pleased to submit our Report of a Geotechnical Investigation
prepared for the proposed N.C.M. church located on the east frontage
road of I-25 at Del Camino in Weld County, Colorado.
Based upon our findings in the subsurface, we feel that the site is
suitable for the proposed construction, providing the design criteria
and recommendations set forth in this report are met. The accompanying
report presents our findings in the subsurface and our recommendations
based upon these findings.
Very truly yours,
EMPIRE
�L�}A ORATORIES, INC. ��``�11�.�'1 ,•- ,
-Gr^^'� -�" .'�S,C• p f d?i
• Pack, `.c.Q 93 J ,r
`U':
Edward J. Paas, P.E. '�i - 15116 `a::
Branch Manager r. J��'
•_ •:
Reviewed by: �u3)/0(N)Q`u
ip g.12(1 R. 5 err d 'of eeo,-Ese " .
: 1Or
en Engineering Geologist 7 \Slt - C!•-
(..ci` t....•1E%144:4../O
4,' 2575 "F-. c,
V 'Pt. o l;
IC a `t p Aronl
'�OR,rO
4 Branch Offices
II
i P.O.Box 10076
r N P.O.Box 1135 P.O.Box 1744
y I Longmont,Colorado 80502 Greeley,Colorado 60632 Cheyenne,Wyoming 62003
I (303)351-0460 (307)632.9224
\�\ ? (303)776-3921
\ ., �-• .-fit
Member of Consuming Engineers Council
A&
(i
Geology
The proposed site is located within the Colorado Piedmont section of the
Great Plains physiographic province. The Colorado Piedmont, formed during
Late Tertiary and Early Quaternary time (approximately sixty-five million
(65, 000, 000) years ago) , is a broad, erosional trench which separates the
Southern Rocky Mountains from the High Plains. Structurally, the property
lies along the western flank of the Denver Basin. During the Late Mesozoic
and Early Cenozoic Periods (approximately seventy million (70, 000, 000) years
ago) , intense tectonic activity occured, causing the uplifting of the Front
Range and the associated downwarping of the Denver Basin to the east.
Relatively flat uplands and broad valleys characterize the present-day
topography of the Colorado Piedmont in this region. The site is overlain by
alluvial deposits of Modern Time. The alluvial deposits are underlain by
siltstones and claystones of either the Pierre, Laramie or Fox Hills Formations.
The contact of these three formations underlie the site.
No bedrock outcrops were encountered at the site, and the bedrock was
encountered below the alluvial gravels at depths ranging from nineteen ( 19)
to twenty-one (21) feet below the surface. The regional dip of the bedrock
in this area is anticipated to be relatively flat and in an easterly direction.
Seismic activity in the area is anticipated to be low; therefore, from a structural
standpoint, the site should be relatively stable. Due to the relatively flat
nature of the site, geologic hazards due to mass movement, such as landslides,
mudflows, etc. , are not anticipated. With proper site grading around the
structures and adequate drainage for streets and paved areas, erosional
problems should also be minimal. The property lies within the drainage basin
ofcthe St. Vrain Creek but according to Rocky Mountain Consultants, Inc. ,
does not lie within the one hundred ( 100) year floor plain of the creek.
(4)
re ,, !„.
Therefore, the site should not be subject to extensive flooding by St. V rain
Creek.
The property is underlain by a layer of sand and gravel. Approximately
three (3) to five (5) feet of overburden material overlies the gravel, and the
gravel layer extends to the bedrock below at depths of nineteen ( 19) to twenty-
one (21) feet. In general, the sand and gravel material encountered consists
of hard, durable fragments suitable for use in construction materials.
Geologic conditions at the site are such that, in our opinion, the site is
not underlain at economic depths by coal, limestone or quarry rock. Radiation o hazards at the site may be higher than normal rates in the area due t the
fact that the site is underlain by sand and gravels. The sand and gravel
is composed of igneous and metamorphic rocks derived from the mountains
to the west and may contain uranium-related minerals. A detail study of
radon gas or radiation hazards at the site is beyond the scope of this report.
It is suggested that a more detailed study be made prior to construction to
more accurately determine radiation hazards at the site and make recommen-
dations regarding remedial actions if needed.
Site Grading & Utilities
It is ended that the topsoil containing roots and organic matter,
which extends to a depth of approximately four (4) to six (6) inches, be
removed from the area of the proposed building. This topsoil should be
stockpiled for future landscaping use. The subgrade should then be scarifies
to a depth of six (6) inches and recompacted at or near optimum moisture to
ninety percent (90$) of Standard Proctor Density ASTM D 698-78. (See
Appendix C.)
On-site soils or granular soils approved by the geotechnical engineer
are suitable for use as fill in the proposed building area. All fill underlying
(5)
33
EXHIBIT F
SS 233
Planned Unit Development Change of Zone
AFFIDAVIT OF INTEREST OWNERS
SURFACE ESTATE
Application No.
Subject Property A Part of the Southwest Quarter (SW 1/4) of Section 2,
Township 2 North, Range 68 West of the 6th Principal Meridian,
Weld County, Colorado
STATE OF COLORADO )
ss.
COUNTY OF WELD
THE UNDERSIGNED, being first duly sworn, states that to the best of his
or her knowledge the attached list is a true and accurate list of the names,
addresses and the corresponding Parcel Identification Number assigned by the
Weld County Assessor of the owners of property (the surface estate) within
five hundred (500) feet Di the property subject to the application. This list
was compiled from the records of the Weld County Assessor, or an ownership
update from a title or abstract company or attorney, derived from such
records, or from the records of the Weld County Clerk and Recorder. The list
compiled from the records of the Weld County Assessor shall have been
assembled within thirty (30) days of the application submission date.
NELSON_ ENGINEERS
diec4.777 7,/d,
Arthur F. Uhrich
The)) foregoing instrument was subscribed and sworn to before me this //,,/J
day Le� ,<Cin ; 19 S',� by, � 271/24_GCL
WITNESS my hand and official;�/�''''__ seal.
My Commission expires: (L�.Ecl/5. 79,'7
Not ai Public 7127)
•
390233
Planned Unit Development Change of Zone
NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET
Please print or type
NAME ADDRESS, TOWN/CITY, ASSESSOR'S PARCEL
STATE AND ZIP CODE IDENTIFICATION P
State of Colorado 6060 Broadway
Department of Fish and Game Denver, Colorado 80216 1313-03-000-039
State of Colorado 6060 Broadway
Department of Fish and Game Denver, Colorado 80216 1313-03-000-038
Rademacher Family 3525 Highway 119
Partnership Ltd. Longmont, Colorado 80501 1313-03-000-040
Stener J. and 4111 Glade Road
Francis E. Carlson Loveland, Colorado 80537 1313-03-000-016
Clarence J. and 1203 Princeton Court
Vivian P. Evers Longmont, Colorado 80501 1313-03-000-032
3336 East 32nd Street
Chevron LISA Tulsa, Oklahoma 74135 1313-03-000-035
436 Coffman Street
Fifthcoff Co. Longmont, Colorado 80501 1313-11-000-06,4
6999 York Street
St. Vrain Land Co. Denver. Colorado 80729 1'314-07-000-063
Larry Gordon 10351 Santa Monica Blvd.
c/o Stan Schneider Los Angeles, Calif 90075 131'3-07-000-0o8
Milton L. and 6750 East Eastman Avenue
Fa c u ,, Denver,,, Colorado 80774 1414—n3_nnn_nSr,
6999 York Street
St. Vrain Land Co. Denver, Colorado 80229 1313-02-000-004
EXHIBIT G
X233
Planned Unit Development Change of Zone
AFFIDAVIT OF INTEREST OWNERS
MINERALS AND/CR SUBSURFACE
Application No. _
Subject Property A Part of the Southwest Quarter (SW 1/4) , Section 2,
Township 2 North, Range 68 West of the 6th Principal Meridian,
Weld County, Colorado
STATE OF COLORADO )
) ss.
COUNTY OF WELD )
THE UNDERSIGNED, being first duly sworn, states that to the best of his
or her knowledge the attached list is a true and accurate list of the names
and addresses of all min! al owners and lesses of mineral owners on or under
the parcel of land which is the subject of the application as their names
appear upon the records in the Weld County Clerk and Recorder's Office, or
from an ownership update from a title or abstract company or an attorney.
NELSON ENGINEERS
Arthur F. Uh ich
The foregoing//
��
instrument was subscribed and sworn to before me this /47/
day of /644/oy2/U't, , 19 , 3.
WITNESS my hand and official seal.
My Commission expires: / /2a75 /952
27 l
NoctCl�
Nox ry Pu is
a•9620.33
FORT JUNCTION
TRAFFIC IMPACT STUDY
WELD COUNTY, COLORADO
Prepared for:
Nelson Engineers
822 7th Street
Greeley, Colorado 80631
Prepared by:
Matthew J. Delich, P.E.
3413 Banyan Avenue
Loveland, Colorado 80537
November, 1988
890233
EXECUTIVE SUMMARY
This traffic impact study addresses the capacity, geometric,
and control requirements at a proposed development known as
Fort Junction at Del Camino. The proposed land uses include a
variety of retail ( truck service stations, restaurants, variety
stores and auto sales) , office, motel , warehouse and recrea-
tional camping. The site is proposed to be developed in two
phases. Phase 1 development is assumed to be completed by
1993 . Complete development of the site is expected to occur
after the Year 2010 .
The project site is located east of I-25 between Weld County
Road 24 and Weld County Road 24. 5 in Weld County, Colorado. As
a result of this analysis, the following is concluded:
Phase 1 development of Fort Junction will generate
approximately 4 ,802 vehicle trips per day. The PM
peak hour will generate approximately 354 trips.
Complete development of the site will generate
approximately 8, 134 daily trips . Approximately 445
trips will be generated in the PM Peak Hour.
With proper roadway improvements, traffic from Fort
Junction and the nearby developments of Crossroads at
Del Camino and the Colorado Jockey Club can be
accommodated.
The I-25 Frontage Road should be relocated within the
Fort Junction site to acheive a greater intersection
separation on CR 24 . This improvement should be
completed prior to development of the site.
890233
2
I. INTRODUCTION
This traffic impact study addresses the capacity, geometric,
and control requirements at a proposed development known as
Fort Junction at Del Camino. The proposed land uses include a
variety of retail (truck service stations, restaurants, variety
stores and auto sales) , office, motel, warehouse and recrea-
tional camping. The site is proposed to be developed in two
phases. Phase 1 development is assumed to be completed by
1993 . Complete development of the site is expected to occur
after the Year 2010 .
The project site is located east of 1-25 between Weld County
Road 24 and Weld County Road 24. 5 in Weld County, Colorado ( see
Figure 1 ) .
This study addresses the traffic impacts for Phase 1
development in 1993 and full development in 2010.
The study involved the following steps:
- Collect physical, traffic and development data.
- Perform trip generation, trip distribution and trip
assignment.
- Determine peak hour traffic volumes.
- Conduct capacity and operational level of service
analyses on key intersections .
- Analyze signal warrants.
890233
3
Site Location • Figure . N
t
cc
•.Terre -i I MEAD CR 34 2
• Lake r I171,3
I.-:, c
...•.) N O
U i Z.
c '
co to
Ule Rd. w I SH 66 i
McIntosh I i
Lake .y:: : :2> :.;;.: ; ;;::. .:3 •-...kLake
S5:LON3MONT:: :ii .iiiiy: � Ot ate.'
! �s: :: :2t;::. :i;i: :z .: ,:. `cam•'
n `•ti .}; ; �::Gi: SH 119 �� SITE CR 24•\ } i I'•
;
~ r
N Z Ii-
7
n U IU n
m IX U N
- •
o i� FIRESTONE
m Panama 51 i _/••
o Res. #1 O :
FREDERICK
Mineral Rd. C1..} SH 52 ; %`::>`
1
eµ ,/ I ';:::: DACONO
,
ce7 cI
V
�c
40 ,1\6,-/ Jasper Rd.
r7+rO , CR 8
c ERIE :::::. f
0 6
U
•
890233
II. TRANSPORTATION NETWORK
Existing Network
The site currently receives access from the I-25 Frontage Road,
CR 24 and CR 24 .5. The existing frontage road is a two-lane
paved roadway with approximately 100 feet of separation from I-
25. CR 24 is also a paved two-lane roadway. CR 24 . 5 is
currently a gravel roadway.
Immediately west of the site, I-25 provides for regional
north/south travel. CR 24 becomes SH 119 west of I-25. SH
119/CR 24 has access to I-25 via a diamond interchange. The
ramp intersections are currently controlled by stop signs.
Phase 1 Network
The North Front Range Corridor Study prepared by the Colorado
Department of Highways, and the Traffic Impact Analysis,_ The
Crossroads at Del Camino by Felsburg Holt & Ullevig, 1988, both
address the future street requirements on CR 24 near I-25.
Crossroads at Del Camino is located south of CR 24 and east of
the I-25 frontage road. Based on these two studies, the ramp
intersections with CR 24 are expected to be improved by 1993 .
These improvements will include signalization. The 1-25 Fron-
tage Road is also expected to be relocated further east prior
to development of Fort Junction. The intersection of the
Frontage Road and CR 24 is assumed to be signalized, based on
the Phase 1 development of The Crossroads at Del Camino.
Phase 2 Network
By the Year 2010 , CR 24 is expected to be widened to four
through lanes. Based on the development of the Colorado Jockey
Club north of Fort Junction, the Frontage Road will also be a
four lane roadway with separate turn lanes.
Proposed Access
Fort Junction will receive access at two locations on the
Frontage Road. Additional access may be obtained from CR 24. 5
to the camping area, but the access to CR 24 . 5 was not assumed
in this report. Both of the access points to the Frontage Road
are assumed to be full-movement, unsignalized intersections.
890233
5
III. TRAFFIC VOLUME PROJECTIONS
Background Traffic
To analyze the impact of a development when it is completed, it
is important to consider the increases in existing traffic
which are likely to occur. In this area, most of the increases
in traffic will occur as a result of new development surroun-
ding the Fort Junction site. To the south of Fort Junction,
the Crossroads at Del Camino is expected to generate 22 , 550
daily trips by Year 1993 and 31 , 510 daily trips by the Year
2010 . To the north of CR 24. 5, the Colorado Jockey Club is
expected to generate 14 , 474 daily trips by the Year 2010 . Due
to the significance of these developments, the background trips
for this report are a compilation of the total trips projected
in the traffic studies for the Crossroads at Del Camino and the
Colorado Jockey Club. The background traffic for Phase 1 and
Phase 2 ( Total Development) are shown in Figure 2 .
Traffic Generation
The proposed land use for the site is to consist of a mix of
retail , office, warehouse, and recreational uses. Standard
traffic generation characteristics compiled by the Institute of
Transportation Engineers in their report entitled "Trip Genera-
tion" , revised 1981 , were applied to the proposed land uses in
order to estimate daily and peak hour vehicle trips. A vehicle
trip is defined as a one-way vehicle movement from a point of
origin to a point of destination.
Table 1 illustrates the projected daily and PM peak hour traf-
fic volumes generated by Fort Junction with the proposed land
uses . The estimated daily trip generation for this project is
8, 134 vehicle trips per day. The anticipated PM peak hourly
volume is 799 vehicles per hour.
Trip Distribution
The directional distribution of the site-generated traffic
indicates the general way in which access to and from the site
is anticipated. The location of the project with respect to
the urban area and the roadway network are primary factors
dictating the overall directional distribution. The anti-
cipated directional distribution is shown in Figure 3 .
890233
6
Background Traffic • I ase 1 / Phase 2 • Figure 2 N
N 35/19
t
!ii.l Weld Co. Rd. 24 1/2
r ---_________
0
ro
N
in
co
m
V
N
in
iL►
fB,. L
villis. r. 65/689
25/549 tr
tc
a)
E E C
Cu m O
cc cc LL
m CO to
N
fn ZIn t.n
LO 0 N N a
W 0 N
Si
N N _ N 15/49
t f 980/1688 250/420 --1---
� 270/670
tr-40/90
413t in.mns300/691 �— 710/1604
/830 7/10410/105—� R 25/500
110—/1 Q 655/1041--� NI 485/675— - e 0 in
C 215/160 CO
(0 d N
o v) m u)
n O N
in CO
Weld Co. Rd. 24
890233
TABLE 1
Trip Generation
Phase 1
Daily PM Peak Hour
Land Use Size Trips Trips In Trips Out Total
Motel 70 units 507 23 9 32
Truck Stop 2 sites 1650 94 70 164
Restaruant 6 KSF 986 45 18 63
Fast Food 3 KSF 1659 51 44 95
TOTAL 4802 213 141 354
Phase 2
Daily PM Peak Hour
Land Use Size Trips Trips In Trips Out Total
Retail 17 . 5 KSF 2026 126 126 252
Office 14. 8 KSF 182 4 20 24
Warehouse 49 .6 KSF 248 25 56 81
Camping 16 . 82 acres 86 5 4 9
Auto Sales 1 site 790 39 40 79
TOTAL 3332 199 246 445
Total Development
Daily PM Peak Hour
Trips Trips In Trips Out Total
TOTAL 8134 412 387 799
890233
8
Trip Distribution • Phase I Phase 2 • Figure 3 N
1%/1%
Weld Co. Rd. 24 1/2
`1%/1%
"A"
N N
a a
E E
cc cC a
Cr
d
m c° m
co
(n cp
N Z a
co ° O
N O In LL
N — in
N
35%/ 85%/75% 10%/20%
30%
N Weld Co. Rd. 24 CO
0 0
O co
co
890233
Traffic Assignment
Traffic assignment is how the generated and distributed trips
are expected to be loaded onto the roadway network. Figure 4
shows the PM peak hour assignment of the site-generated traffic
for Phase 1 and Phase 2 . Figure 5 shows the PM peak hour as-
signment of the site-generated traffic and background traffic
for both phases.
890233
10
Site Generated Traffic • Phase 1 / Phase 2 • Figure N
4 v
N r2/4
Weld Co. Rd. 24 1/2
r
1/4
I 50/150
+ A
0
0 ci-)::- rn
-65
"B„
�1 (---.23:1640) ~ ri2po
soils/04
Ir
0
N v
U)
a a
E E
co as
cc cc cc
cc
0)
m6 ts
fn Z C
O
N N rn a ^ LL
N N to
0 N
~— 28/77 t---21/82
t5°/
♦-92/213fir �-- 4219775/124 J� 182/309
118/206' ri
Weld Co. Rd. 24 —► N
o Co
CD
890233
Total Traffic • Phase 1 / Phase 2 • Figure 5 N
v
co
'i U37/23 4
1 a Weld Co. Rd. 24 1/2
1 r ........._____
co ....,
Nto n
Coco
co
tO 1/4
In K
�rip, 50/150
+ L. "A"
0) 'a rn
cm r �o�
co m q) „B„
VD rn �l L 111/200
163/753
0/39
1 25/6990/4 j tirr cc
0/0 `�
0/0 y
boo V.
a)a. a. c
E E o
co 03 1Y c ti.:m 1n tn
fn
in co in in
o o N N o
't — — N. r 36/131
t CO I,-
N CO v `v v 4_270/670
1030/1804 278/497 t
342/7884 802/1817 4--F 40/90
70/105-9r 207/809 ill 1$ t Ili t
555/954 485/675 --D. N L
773/1247—is Lo
—_• N CO
r o 215/16 ^
La LO
110/160 n o
o C) c0
N- CO
LA CO Weld Co. Rd. 24
890233
IV. ANALYSIS AND FINDINGS
Signal Warrants
As a matter of policy, traffic signals are not installed at any
location unless warrants are met according to the "Manual on
Uniform Traffic Control Devices". However, it is possible to
determine whether traffic signal warrants are likely to be met
based upon estimated daily traffic and utilizing the chart
shown in Appendix D. The I-25 ramp intersections with SH
119/CR 24 and the Frontage Road intersection with CR 24 are
already planned to be signalized prior to Year 1993 , based on
other traffic studies. The intersections of the Fort Junction
access points with the Frontage Road will not warrant signali-
zation based on Year 2010 traffic projections.
Operational Analysis
Capacity analysis was performed on the intersections of I-25 SB
Ramp/SH 119, I-25 NB Ramp/CR 24 , Frontage Road/CR 24 , Access
A/Frontage Road, and Access B/Frontage Road. The intersection
of the Frontage Road and CR 24. 5 was not analyzed due to the
minimal traffic expected to use CR 24 . 5 ( less than 200 vehicles
per day) . The Critical Lane Analysis and Unsignalized Inter-
section Analysis techniques , as published in "Highway Capacity
Manual , Special Report 209, " by the Transportation Research
Board in 1985, were used. These techniques allows one to
determine the overall intersection level of service based on
each traffic movement. Table 2 illustrates the levels of
service attained at the intersections for the Year 1993 and
Year 2010 peak hour traffic projections, both with the proposed
development ( total traffic) and without any development on the
site (background traffic) . Background traffic projections
assume the phased development of the Colorado Jockey Club and
The Crossroads at Del Camino. The definitions for levels of
service are given in Appendix B. The capacity worksheets are
given in Appendix C.
As can be seen from Table 2 , the addition of traffic from Fort
Junction at Del Camino development will not impact the level of
service at the key intersections for Phase 1 development. The
Phase 1 improvements identified in the Crossroads at Del Camino
Traffic Study can accommodate the addition of Fort Junction
Phase 1 traffic.
Phase 2 analysis assumes full build-out of the area including
the Colorado Jockey Club, Crossroads at Del Camino and Fort
Junction. Based on projected development, roadway improvements
will need to be completed on CR 24 and the I-25 ramps. These
improvements are listed in Table 2 .
The unsignalized access intersections to the site will operate
at acceptable levels of service except for left turns out of
890 ',33
13
the site. This movement can expect long delays during the peak
hours of traffic. However, the delays will occur on the site
and should not interfere with traffic on the Frontage Road.
The access intersections with the Frontage Road should be
constructed with deceleration lanes on the Frontage Road for
right and left turns. Based on a posted speed of 40 mph, the
lane length should be 315 feet with a 15 : 1 taper. Acceleration
lanes are not necessary at this site.
It should be noted that the Phase 2 analysis assumes a fairly
dense development in this area. As development continues in
this area, it will be appropriate to update all of the traffic
studies to better reflect current development trends at the
time. Roadway improvements for the ultimate development of
this area should be based on updated land use assumptions, and
improvement costs should be fairly distributed among develop-
ment projects based on their specific roadway impacts .
890233
14
Table 2
Intersection Capacity Analysis Summary
Level of Service ( 1 )
1993 Traffic 2010 Traffic
Background Total Background Total
SB Ramp/SH 119 B B C C( 2)
NB Ramp/CR 24 B B D D( 3 )
CR 24/Frontage Road C C D D( 4 )
Access A/Frontage Road
Left Turn from Frontage A B/C
Right Turn from Access A A
Left Turn from Access C F
Access B/Frontage Road
Left Turn from Frontage A B
Right Turn from Access A A
Left Turn from Access A F
Notes :
( 1 ) Unless otherwise noted, all analyses assume completion of
roadway improvements as specified in the Crossroads at Del
Camino and Colorado Jockey Club Traffic Studies.
( 2 ) Add a southbound free right turn and a southbound left
turn lane.
( 3 ) Add a northbound free right turn.
( 4 ) Add right turn lanes on CR 24 and a double left turn lane
for eastbound traffic.
890233
15
Summary
Phase 1 development of Fort Junction can be accommodated with
the roadway improvements identified in the Crossroads at Del
Camino Traffic Study. The Frontage Road will need to be relo-
cated through the Fort Junction site prior to development to
avoid the current intersection conflicts which occur on CR 24 .
Ultimate development of this area will require numerous traffic
improvements based on the land use assumptions. Traffic
studies for this area should be updated as future land uses are
better defined. The cost of roadway improvements should be
divided among development projects on a fair share basis.
890233
16
Appendix A
Traffic Count Sheets
890233
d Form No. 531 l— A OP 01 o V VG MOVEMENT SKETCH .,
r in
DIAMOND INTERCHANGE
,,ev. February 1978 f N 9
Ft \ ( cl - zC2 )
COLO. DEPARTMENT OF HIGHWAYS '3 0 " {? Project No. ,. CODIV. OF TRANSPORTATION PLANNING 0- n Location -f—Z S-Q 01
PLANNING SUPPORT BRANCH F N n v
, O Date . './-2)-"7-)
1n cy
P) � ` By C .�
A
y
• o N
(3 .7,
G °
1
IN v v 0 r O Via.
"' �`flV c ‘..c,
x
J- 4.'.0 0 M Q
vt
N N� 9 �n7
`y \l`1 T,Lo& w LOc. c2 .
) 5500 5SSo iota coo t05ai (Zti ,
) ) oo0 iliac) ZMooi znoj zkoal z ro
SSoq 9553 ioZO ► ► G0 ) MQSoI lz0
(a) (b) (c) \ 7 (a) (b) (c)
O O � �
O 'S q
o , h
7) 5 O
r a JY- 4‘9 A� or. ,&
\-? \"1;-\.
c /h v
Traffic Legend
0 c o (a) = Ord Annual Average
co M
tii M 9 MI 13 (b) = Z°J7 Annual Average
I -4 r� (c) = zoo? Design Hour Volume
e lzG U� A _
I') M to
VI n 890233 M
T — (h
.9-2.--, o- ?7
Appendix B
Level of Service Definitions
890233
DEFINITION OF LEVEL OF SERVICE
Signalized Intersections
The indicator used to determine level of service at signalized
intersections is called the load factor. It is a measure of
the proportion of signal cycles that are loaded , and has values
ranging from zero to one, or O% to 100%. A loaded cycle is one
that has a car ready to cross the intersection in all lanes, at
all times during the green phase. Empirical studies have shown
a correlation between intersection volume and load factor , and
it is therefore necessary to determine only the volumes to find
the level of service. The definitions are based on load fac-
tors, however. Definitions of level of service are as follows:
Level of Service A - There are no loaded cycles (i . e. , the load
factor is 0>.0) and few are even close to loaded. No approach
phase is fully utilized by traffic and no vehicle waits longer
than one red indication.
Level of Service B - Represents stable operation , with a load
factor of not over 0. 1 ; an occasional approach phase is fully
utilized and a substantial number are approaching full use.
Level of Service C - Stable operation continues. Loading is
still intermittent , but more frequent , with the' load factor
ranging from 0. 1 to 0. 3. Occasionally drivers may have to wait
through more than one red signal indication.
Level of Service D - Encompasses a zone of increasing
restriction approaching instability in the limit when the load
factor reaches 0. 7. Delays to approaching vehicles may be
substantial during short peaks within the peak period , but
enough cycles with lower demand occur to permit periodic clear-
ance of developing queues, thus preventing excessive back-ups.
Level of Service E - Capacity occurs. It represents the most
vehicles that any particular intersection approach can accommo-
date. Although theoretically a load factor of 1 . 0 would repre-
sent capacity , in practice full utilization of every cycle is
seldom attained , no matter how great the demand , unless the
street is hichly friction-free. A load factor range of 0. 7 to
1 . O is more realistic. At capacity there may be long queues of
vehicles waiting up-stream of the intersection and delays may
be great (up to several signal cycles) .
Level of Service F - Represents jammed conditions. Pack-ups
from locations down-stream or on the cross street may restrict
or prevent movement of vehicles out of the approach under
consideration; hence, volumes carried are not predictable. No
load factor can be established, because full utilization of the
approach is prevented by outside conditions.
8%1233
LEVEL OF SERVICE CRITERIA
FOR
UNSIGNALIZED INTERSECTIONS
Level-of-service criteria for unsignali:ed intersec-
tions are stated in very general terms, and are related
to general delay ranges. Analysis for a stop- or
yield-controlled intersection results in solutions for
the capacity of each lane on the minor approaches. The
level-of-service criteria are then based on the
reserve, or unused , capacity of the lane in question ,
expressed in passenger cars per hour (F'CPH) .
RESERVE CAPACITY LEVEL OF EXPECTED DELAY TO
(PCF'H) SERVICE MINOR STREET TRAFFIC
x•400 A Little or no delay
_00-399 B Short traffic delays
200-299 C Average traffic delays
100-199 D Long traffic delays
0- 99 E Very long traffic delays
* F
*When demand volume exceeds the capcity of the lane,
extreme delays will be encountered with queuing which
may cause severe congestion affecting other traffic
movements in the intersection. This condition usually
warrants improvement to the intersection.
Reference: Highway Caeaci_ty Manual . Special Report
209. Transportation Research Board , Nation-
al Research Council . Washington, D. C.
1985.
890233
Appendix C
Capacity Analyses Worksheets
S90233
* 000 -%0 W 07 00 '
* aINNC. N > 02 00 .O
* N.r w.. . A I.* MMMM V-.LL JX. 0 U
II
* LO n ...a a I I o . a
LO
* a I-FOM000 Za O
* d 0 0• • :a 0 C. S J J
>
* I CO NNCINNC4 7 - 1-•CiN N 00 a
** U Z 05 E J I 0 0 W II I1 in
* II. II.- wZ U S • •
� (V CO
* X E IL}ZZ n
ZZ v. 00 X
I x x a
N 41
* CCD 000000 t 4 r) n
* 0 0000 I- 0NNNNCYN 0 0
* 0 h 3 .. Ca ❑Ili a0t11UU >
* O 1-XI-01-21-0 3 CU...I
* I I- JFIYSJI-CC11Z❑ U
* U 41_I
* ... JI-1- a LL 0000 CO W J >
* LL I 0.0.0.0• CD 0 1L CY W CC C
* CO LI a 2 Z co CO> W El
* 0. 0 1- _•000 •.I UI>.tn41.OQr'1N >
* E J 0 .�0 •�G W I- LL J NCI O 0--'Cr U
* Qx 2 co NNNNNN £ W O W n N-. U
* 0 w I-C1) NQ 00 0 0
CD t W O W.00000 I • • J
2 * N I- 7 C0Z J2 00 W
0 * w U ••a 7 a O. > I-
W
F- * X 7 1MX a CD J r?
x000 00 -+
IIf * a h •. .. so .. s• .• .. .• 0 E0000 C11j1 00 U0000d•V'
.0-0.0•ara
0 * N LL 111 CO O In 0 0. I ^ � r',
•
0 CD N
W * N01 OM CL 0,00 00* 0 X I' N tv O >
Z '2ZZZ IN
* CO r a>
N 00 1,10)C4N AW 0
0 * U x a 00000 I • . U0O....o Nn Ca
W * CC CD W LL NZ I o �1,0PU)Nr?
N * 0W Na-to W 0000 X >
v. * JI3"- E >--COOO 00•=0.0
J * WhU•+E . 7 I
a * 30-a-.aCI J "NNNN
H * O CD N 0 0 0 00 •
UX * >3QriI I
xx X CO ill IL Z
NX * 0 t;•-v 0-•0000 0. n CD 0
E� 40 0. • Z at a--o OO hll'_I I- -4 CC F
U> * W>I- I- W In.••M co a W
ICY * UII-N Z Ill.. I-XI-0I-II-0 3 J CO
a * a: > w Jr-CC CL_I I-CC O.W O CC
h1E * WciJWWE
0 E * N LaI-E-£ W J M
tr 7 * Z S Z a v.❑ h I I-CC x LO s+XI W 1n IY W CL U) 0
-04. .-.C(1101- 0 JI-XX W 3 Z 0 W 3 U' > W 3 U)
* 'i 00000 W 0I 00
* ... OCINNNNIN > 0I O0 0
* In I- •�t1 J
* Ill r.re,Y,M Oh xi U
* a. JLY SE
=t•�1 00 II Q
* a 1-I 00 N
* I ❑O. 0
* I-In Y,0W Z
* U 000000 • • W J
* 4. UNNNNN N E--..4NN W�V 00 J
* a 2 J x 0 0 UW-. M CO
* h XCj >-a n 0 0 0 ay. . N
* w ZZZZ U a -0
*
* 7* 0 i6 > I X X•-•
IO . a.
a 0
x 04 In
C ID 000000 N OOOO LL I'> n
* .r al C4 C4 C•IN NC NW U
* a 3 f�0. `
* y p t-MI-AFXI0 3 LU_I 0000000 >
* I- JIC:XJI-C Q Z U
* I J I.-I-- a LL 0000 In W-4 0
* -. LL I R R 0-0• CD CO 0 0:W CC L
* 113 S U I-a 0000 •-• Z ❑ OT N>N III':NC-4N >
* a 0 > X0000 Z -
IL.Jh•a�0-00- U
* CC SICINNNN E WOW O W N.. 0
* Z W h in to v 0 0 0 m
U1 * 111 1.6
IA W.00000 1 J
Z * N U 7 W Z J I 0 0 W
O-4 * r-. 7 0 0 Z a W N
I- * X NI-CY a .0D J ...
00 00 00 .
W * CO CCCC .• •• •• •• •• •• •• •• CD E O 0 0 0 Cn ri O 0 U 0 0 0 C.I R
.0.0.0.0 VD M
CC 4 N O 011 0 41 0 X Z I 0 0 (9 . • II
w * N sr o N N .aZ r+ 0. 000000
A Sd
Z * 0_ I-. 0 -ZZZZ 0
* 0 CD C"...XI C> Cl
eO Nn�+if)r.•m d
0 4 0 "-Q- 00000 I - • U.00•..1•aNn a
w 00 API C",r,to Rra
ni * 0W 2 N.D.7 W 0000 O. > . .
. ..123",
3 .. I 0- '--'
0000 00000
J 4. w �L
a * 3 Ova-+CI.N _I •-•NNNN
ZI- * . • • >3000O I Xx XX . . LL
0 * Z r o• pp x t9 1.i CC z
tns * OW •
0\00000 " ICI O
W F-CC J N J CC N Q{/��
E * W 0_ • LU0•OO0 CD OOO0 �itV ✓��
U> * W>H I W CO F? C7 Z W
h=♦-AFIhA 3 -1 N
xa * CC > W •;1-•-•
Jh IY O.J I--IX C.ZO CC
or s W a_W W E
CUE * h W a N E X
E I-
0 * Z CL a ❑ .-X I-CC 010 CO 0 Y 01 0 t W X1 0 CL 2
•-•CO * -+aa01-U JI-XCO L13ZCO W 3 CD> W 3 (n ...
* e 0000 a 04
* U):, :..f^ari I- 00. J
* .-. V I1 F,F, .. O ID U
* U
CC II M 00 d
* .4 J X %
X I . . Q II
OS 00
CO
a J 000000 •h ti • J • 0
}
0 0 J
* C
* C D Zi•i CJNiJ C4 C40 E.•..NN W N 00 a
* I J
* J2 00 WP N P
* S > U S 0 •
* W U Q T 0 0 0
* 10 W Z U r, .• N �'
4 U) W S".ZZ ZZ 00 U
CL
* N I S x x . . a ;
* II. 000000 d 0
000'-+
* IL UNNNNNN 0 U
* 3 s S 0
X 0 0 0 Q W d >
* F. 0 h2hCI-II-0 3 iLJ
* N _1 I-CCSJI-U.O.ZO U
* 0 JI-h ¢Ii 0000 U) W J >
* U) h lL UU. P PP• Z Z Ip fA> W 0
* S I- 0000 N Y CI A I) '- N >
* E U 0.00000 z F- Q
* a 0 W h U.JNNNaa0 U
* CC _I* W CJ CJ N CJ CV N hE O 0W 4 00 0 0
U) * 4l Z UIWD0OOO I • • J
Z * N I- 7 U)Z J2 00 W
O * CJ z 'OM Z 3 " W
a
.-. * a
LI * 0 n F-H CL a 0 J I
00 0 000 .
W * .. .. .. .. .. .. .. U E 0 0 0 0 (1 14 00 0 ata'100 4
U. * N U. CL41000 U. I
00 0 Y
W * 04 0 S 00.0000
I- * 0 it S 0 4 n Z >
2 * X IN OZZZZ II
* 0 RU) .t-. dT
0 * UI¢ U/0 1 0000 xx xx 00 mn
UN0�m 0
Q P
* ❑W CVd47 W 0000 d �,NO > . . . . .t•.
N• * 0 2 3 N E > 0000 000000
J * W U E O Y
Cl * 3 0 n..d N J N N N N
Z i- a • . • 000400 3 p x x 00 •
.0 * 2 NW 2 a 0 a 0
�'W * O G..noc0 0 U.
..a * hW • a8 . W I-aJNJIX I-
E * US • 0043 r. 5..0400 Z 0
0> * W>W>h N W Ul .D •0 CO a W
SIY * U)-U) 3 P -+ hXhahll-❑ 3 J U)
a*S> W Jh S J CC ZO a
41 E * W d J W W E
W€ * I-WQI-EE WJ N
P * ZXZQ O -IrU 000M M 0 SW 0 0 0 Z
•+m * �•+000U JWiLS W3ZW W 3 0> W 3 U) ..
I 000000 LI 0 Q 00 W
* Ut-INNC'JNN > 02 OC
* N N h- OS
t,*10 .O.S J0 0 0
*a CC CC M 00 T J CC Cl X I . . C
II
U* S h 2 00
IDS CO
* I F-F,M0 W 2 0
a 000000 . W J
a U F- C-.•+4141 J >
* 0NNNN CAN 3 •+NN N 00 Cl
* U. Z O E U. J Z 00 W N W N
* Q T US
M •r. *1
N
*a o Li a'ZZZZ u� co a a
aZ3 I x x 4.u'. Q D
a O CWJ 000000 U. N II
4 0 3NNNNCJN U)W O 000 U
,�S P°U000A >
* aQi I-xl-ar xra 3 WJ
N JXSJl-UUZO 0
* U
4 .• Jh1- Q W 0000 U) WJ > -
* li t P P PP 0 AO Ix IY W U. t
* N U Cl. ,Z. Z CO 07- W 0
* S 0 F 0000 ID>4N0ONO `
* 11)Q J 000000 Z F- d
F- LJh047•+41C4 u
* S O NCJNNNC4 E N4 00 0WW MN F,•.0I- N
W
U) * N )W x0000 I J
a ** C4U n3Z a2S 00 >
_ •0
OM Z W •
N * 0 n NF-U Q 0 _I et
00vOGO N
U * U) •7
l7 E0000 COM 00 UPANFNP
M * 4 F- •• •• •• •• •• •• •• Z I 4.CI CJ•0•0 N CJ
W
* N LL N 1174 0 N 4 d Cl. 0 0 CD 000000
II
I- * a IY Q F, I•l .Z >
Z * 0 IN 0 .2333
16
• * ID 04 Q>
* 0 m Y N 00 N N N 0 0 II
O * 0 Q n 00000 I x x x x U M U W N O N O
t`0 �PNPW ON
• * o1wL CIWL) 4NiZ 0000 Cl. N >
* JX3
V E\. JI 5-0000 000000
J
Cl * 30n•+dCl J "NNNN
2 * • . • 0005(000 .. 00
0
I x x S
D * 2 •0
M S * O W 0000 0 0 0 0
41 O^0 0 0 0
• CC * I-W • _ Q\ WI-CCJI-JIY N
I * 0 S • 0 0 0 0 44 X X 00 0 0 a W
i 3• * W>h Z W 03.0.0 1.7 Q/
sa * sh≥ Z m., J aSJ Ua 3 J N Cpl.
JhsdJl-trdWO W �•!4= !S
4:E * WQJWWE
CDE * F-WQhEE ~
P 0 * ZCLZa O I-2ha 0000 0 ID CC W IL .0 U) Z
.•1a * ..aQOF-u JNIaX W3ZN W 3 m> W 2 U) ^
• W O Cr N
* . . . . S J• _•
0
* a➢IN1. NN > 02
* ➢l .. ' n""'' 1- J0 0 U
• 10 FS F9 0
* a II• LL al* s r1 0 - CL
* -4J¢ it 2
il
4 0 CL (r,
* N F- Y]0Ll Y] 7 00
* a 000000 lil �,
* 2 F- „ ^.. ..00 J _ - a
4
* a. S NN N N CI N 0 ' ^NN Jl2
4 Z 7 7. ..... ' 0E - W m M F'�
=1 ❑
* U s a N N -0 0
W Z U S•' N
* LL W J J s 0`.. 7777 - - S
* W £4 a O I X X • • a
* s W E. Cr L] II
* F- U' 000000• W 0000
* _I RI NN NNNN ❑ U
* a 3 .•77.. .. _. WW N
* F- S a OUIL cL0UU 0
4 0 0 J.- II- 01- 23- 0 3 W J
4 r F- _II-a SJF-ss W O a
U _ _ W _I 0
*• ( [J hHs LL2 0-0•PP 0 W 0 0 S W CC L
* a a EU
* £ 0 l- 00400
0'040 0 .Z. Z (� ❑> COCL >Na LF'ln a
4 Q J 0 0 0 O G G W 1- W J rN CN C4-4 0> CI
* s 001777777 W
* 11 0 W NNNNNCJ F£- (( (Wa _ _ O in
a * CJ .. J
Z 4 F- OWZGc. 0 0 _ I _ _ W n
O * 7 U n o a s >
Z On 7 W
F. * a 0 J F- F- a ❑ J ..
1-3
O 47 n _ •. - - U 000000 1
W * .. .. .00 Ol-]N a
a• * N F-
W * CJ LL L
I-W * ❑ s a m 07
7 4 CL 2 .40 ❑� 77ZZ .0
.. 4, CO F- a> - nOLIn NP W
* 0 D-Cn N U >0. 7O13. N O
in a a ri.a to
y * O CL 01 W 4 on-0000-0
J (1 15 _ I �' " > .
* O W N S Ll W N M > - 0 0 000 S 0 0 0 0 0
4. J23 > £
J * WU..£ . 0 2- .
Z F # Z0070_N 0 0 0 O W 0 "CJ N N N - •
x x 00
s * 03 OI-M I xx S ••
CJ 2 an CC
_CL * 0 w 000_.0. W Cr ❑ 0
W # •+ ❑>1. . -
W J F I-iC _I a I-
I .'
..s 4 (- W • a00 ❑O a- 0 0 '.'�• • Z U* U W •
L.J * W > 1- 2 W n N 0 F-IF-01-2F-❑ 3 J (11
2 * S~ Y W N JF-aCLJF-s aLZ O a
Li £ * W a J W W£ W _I I-
0-O3 £ * F- W aF- £ £ W J _
10- 0 * ZCLZ270 F- IF- s 11000 Si 1L CC W 0 a
-.410 * 7 a a a F-a J I- CC X 11)3710 W 3 O > W 3
* W 0 O 0
v"vv� v (0
4 N CJCINI-JNN F- OLL -' 0
4 r•• •••• 11(1 FlF'i S iL 1L
* U) IC II 11 1L
* a 0 t'. _ a
* 2 _I s a 2 a II
* S I- 2* J J
ID S (0
4 I _ F-L]L]L] 0 Z 0
* J
.... .� .� G v F- C „ 0 O J _ >
* FF4 aNN NNNCJ 7 -7 7 •^ NN (J - a
4 W Z.. .. ......... 0 E JI J
Y1 W 19
a ❑ .
4 LL C>L •0 U>- J J F'1 a s V ID
4 F- F- W Z U
4 W JJCC S ZZZ Z S Cr
a
* a 0 > I X x �.`. ci 0
* 0 W 000000 I 4440
il
* CO 0 4 0 0 INNC-I00I0 0 0000 U
* 3.,.... _ -4 (D W N
* U CC GL 00100000 >
F-2F- O F-2F- ❑ 3 W J
* 0 I- JF-CL JF-CWW ❑ U
U
* N 1- F- a a W 0 0: W J 0
4• 03 W I Cl.O 0 C* co a CO 1L W s W
* W 0 S ti [0 i Lil
* £ 0 F- 0000 04- 4) 030-41-7. 0
4 a J 0 G G'J W F a . . . .
W _4E- 000E.- s Cl
4.• W 0 117-477- 7 £ W O W-+^.4 W
411 0 w7 -477-. 7 r U m a o f o in
7 * N I 0 Li 7 G v O'i I J
7 * - ❑0 N Z J 2 00 0 0
O * 7 U 00 a 0 W
Z 04 Z
* 00 JHF- a U J 0U U * Z n _ _ " 0 0 0 1 0 0 D
W 4 .. .. .. .. .. .. .. .. L E vGv _ LE P9
(C * F- J.47 I • E-431. a a a E.
s * N N a (0 c o c _ LL a
W 8 N Z _
a * a sa 07. - 7777 ...� It
.y * a
CO 2 0 a > _ _
* 0 0`1rI CI 0 -
Cr'n a h I. l W
O * O COa ZN 00 OII]a W3110Cr 0
W * s 0W LL Lff)E F.- N. 2 00 0 . . . ..a
Ni # O W N a L] I N !9 0000 S - _
* J23 U _£ >-0000
J * 3 0 £ - S
2 * 3007a_N J 704C-4.NNNCJ
(0 1 * >3 0 10 I x x 'x>,. ". CL ••
7047 F-C4 '013 CC Z
1.0 S O W* Cr W 0
W * ❑--0000 0 0 0 S u
.. s * F-W • a\ W_I_IF. F- aF-
`> * W > F- F- a (s9"'00040 I W
SCL * 01 F- W 7 -4) F-2F' OF-I1- 0 3 J (0
a * s W JF-CSJF-SI_ Z0 a
L] $/��/p�f�3�
£ 4 W Q J W W £ W J F 44±V p�
I➢ £ * F-W QF- £ £
PJ * ZsZc - ❑ aIF-s IL0a1L 0 a a W CD 'L 11
A 4 •- Q a O 1- 1J J F- s s 11137 (0 W 3 0> W 3 7 -
* 1 0 0 0 W O Q
4 0 C. I Cl CI CA J OX 0
4 (04 -4400 F OS J
+ Al Al r9 n .. 0 W O
4 4 a i 0
s J s a 2 l I _ 2 CI
* lL H 2 0 0
4 m c0IL N
* z 1- Ll0L]L] Z 0
* 000000 W J
4 I F C-.-•00 J I-
4 OCIN CI GI N N O ..4-.NN N 00 a
* N Z...-.-+ -. •+ ^ 0E WI J
* J 2 0 J 41 4 N
* 2 >- •
On O •
4 m s 0 T N 0 N N
* F LU Z -[] .t rl N
4 H W JJCC CL -ZZZZ n -
4 £ T 4
4 1 0 lx x �. a -.
* LL W 2 410
4 Q [9 o 0 0 p N a
4 CC • • • • • • m c 0
F 3 -i.
C.CsC-4CiC -I 0 U
4
44 J IT CL O m m W CO W Q Z>
4 a O F S F O F 2 F ❑ 3 WJ
4 F F J F CC i1JF 00. 20 0
4 ❑ U W J -.
4 F F F s a LL O O 0 WW > ^
40 IL2 NUPO- 0 m m SW 0 L
4 0 CI S H Z 10 L9 > W LI
4 £ F 0000 MT -,CO-01O >
* a U '0.00000 z F a . • • •
4 s ❑ W F LL J N r9 N 0 0 0 U
4 J XCACINNNN £ W OW -.4140 W
4N w-. ...-. -. -. Fm UIV O N
Z• 4 N Z- '_iGO 2 I DMZ J 00 W
O * F-• 0 "" J CS. > a
• 4 Z O m Z W
F 4 0 J JFF a -10 J 0
W 41# n .. .. .. .. .. .. .. .. 0E0000 0 0 0 0 MN 0 0 UN -o - -O N a
0 # ? F CZ I T40 410N1
NNP
CL * CA LL -m0'000 Il 2I 00 O • _ 11
W * m
F * 0 K a oz >
^
a Y* x IN 0 \Z002.222Zz It
* 0 0JN N 0 NUN? -. -. W
O 40 -an 440040 >O< xx ULN-DRNP 0
O * CC P W IL UI Z N 00 2 col V N o e _n
▪ 4 0 W Na-)) W N AN- 4 _123T 0 0 0 0 n 0 ≥
£
J 4 W FOB £ • n110 Y•
Cr * 300010 J _
0.2. 4 >3 J-N.U N I -x S ••
0,04Z Cot .-. 2 -Oil CC Z
4140 4 W 0000 n 0 0
W # 0-0000
W_1 F F S J Y 1--
2 # U S • 00G- 00 C C'-0 0 0'0• Z U
0 .1- 44 ,010 F WO c 0 C W
2044F4 UI F0 Z -+0 FSFOF2FO 3 J 0
C40 it > W 4 JF0SJF0S W ❑ W
Ll£ 4 W a J W W£
0£ 4 F W Q F£ £ WJ F
P J 4 Z s Z Q,-. ❑ F 2 F s m m m m m m s W In In m
0 4 -. L a O F U J F 0 0 (143201 W 3 O> W 3 Z -.
4 0000.00 W 0—C 0 -
4 S • 1 0
4 m N N N N N N > 02 .. C 0
4 N 0...... -..01 F J
4 t9 19 M Yi -. 0 a 0
4 W • •
* 0 CL II
6 S 00 S
4 2 JIY a 2 1 a II
* 0 FT _ J
❑n UI
4 I FLlal L]L] Z 0
4 -U. m II ri N C• A CA CI C---.N Cl J N 0 _ C
* L Z~ ~~ ~_ J m E* -12 .] _ W O P L]
4 a Y •
U S O •
* 0 CC 0 Y N
* F F W z 0 Il n N
4 F JJCL SYZZZZ _ _ S � I>
❑
x x a
4 0 W 2 00
4 0 I➢ J- 0000 S N II
* 0 � • 0 0000
4 LU 01 3ti' -- .JCI r --I .-1 LOW 0 U
4 U 0CL 000000W =+
4 a 0 F S F O F 2 F O 3 W J
4 0 F JFCLCLJFCCSZ0 0
W J
44 N FFCC QLL ^.r 00 0 WA I> —
4 0 L1. 2 0-00' O- 0 In CO LLUJ CC C
4 Er U CL • • • Z Z -W 0' > W W
4 £ 0 F -00 0 '_ 4TO0-U- 41O -0 >
4C J 0 0 0 0 0 0 CC F Q • . . • . •
4 s w F IL J O t1 0 -.N L1 U
4 Z m NNNNNN £ W OW -A4-00*A $
40 0 w004440-.-.-.-. -. FM MC 0 CC
LO 4 I
Z 4 F D011 Z'j O J J J 2 00 W
O * 0 U n — CS > -D
- * 2 00 Z W
F 40 0 J F F a CD J _ _ 4
Ll * 1W 4 Z n .. •• •• •• .• •• •• .. U E 0 G v O 0 Y. C O U41 Ci N C! ...4
_ _ N
s * N 1.42' LI Jjof 4] L]r9 LL 0 0 0 0 0 0- s
Z• 40 2N ONZZZZ Z
O 4 0 0 CT ^
* 0 0'z N N 00 N N O O O N W
O ♦ O Tan 0L]000 >O< x1c U00400 ,2 0
W * x P W LL 0 Z N 0.0 _ _ _ _ 2 on > c UO C' c 0 P
* ow 0410 W N ON LL n
• 4 __123T £
a• 441- 042 • 2
a # 3 0 n--.S C N N N N
0 •
Z F 4 >3 0 X04 > 3 ONN
004Z 0 -4 2 -00 0 0
M0. 40 W 0 0000 0 0 0
W 4 O-0 0 0
S
£ CL • 00400 W J F F s _10 F
4 0 2 0 0 0 0 a
U> 4 W > F F W C' O ID W
2 S # 0 F 0 Z F S F O F S F O 3 J 0
a # 5 W -. J F 0 4 J F tC LL Z O
L] £ # W Q J W W £
Yl £ 4FWZF£ £ WJ F
.r890233
LO • -'Q LO 4 Z c z Q HC]❑ F 2 F s m m m m 0 0 W 0 CO m
�' 4aOF JF iCIY W 3Z0 W 3 U' =- 4 3 c 0
* ' 0000 L Ov O
* CO* II--i .VNNfJ oa J
* 1')F0MI') .. U U U CI
a
IY S U
* 1 00 JI- a 2 1 a II
* I-2 00 N
* •" I-47 00 0 Z 0. 0
* W 000000 W J
* U(�, F- 400NNy J
* Cr COCJNNNC4C4 0 NN-. N 00 a
* a z a0 F W I x x J
J 2 0 47 O N IA r `0
* T UM
. N Y!
* .U. I- XW Z U T Crw N Ii �
* LL JJ4^ O.�ZZZZ & 0
} .. 0 v
* x W II X x 0 47 d
* I- t7 000 00 0 0. II
Ill 0000 U
* J 3... ..-.-- iw•J UI W
* 3 >
* I- �.S ODUUODUGU❑❑ >
F-IF-OF-I1-0 3 W J
* I- O JI-XiLJF-X0.20 U
* XI- IX L) WW >
* 0JI- all. 0000 N L
4W LLI PPPP L7 CO co t≤W X 01
* LD U I-LL 0000 I.Z. Z in 0> fDa•ON V N..-ON V•-.0 >
* Fa ° 000000 Z I-- LLJP00N.000000 U
F
* 0: 0 W NfJ NNNN 1-LOA W Q 00 O W❑..iJ..CV..CJ 1•i-•1'r Fh 0
* LL -F- 00Z 000G J I 2 J
CO j
* N 2 000 Zs 4•
W _
u .t ..t ... r)I- * 0 J F-IX a L7 J
. 0000000000 N
W * .. - - - •• .. LO E0000 U)11 00 U NNNNNN NNNN
D) * V F- 1CZ 1 • et V'V'V'V'N•..F7..••
CC * CV LL S V'd•4747 CL 2 O 0 CD0000000000 II
LI H * 0 IIa UIr,1,•-• '7Z s >
z 2* a
❑Szzzz V
... * O I- a} N 0G ..O.0vdO 0N-• W
* 0 -.41, UNNNN47a•D'•0N 0
❑ * U Oa•7 140.000 I ._+O ,..0I 0 V'.0 C40••4)
CC S
•
II * -I IITU ••A.I.4 W z LO 0000 d >0 •300 0000
J * W F-0•.E • 0 =X0000
a * 30.)-.0.N J _ ••NNCJN
LZDZ * >>3Q0 •r�. j X xx XXX CL
zz ..1,, O
1)0. *
O
A'�7000 LL W JI-IY......IY u
IWY * F-W a
L * U0. • 04N4747O X'-0000 ¢ N U> * WTF- I- WOO-•. CO
2CL * WI-U) Z Cava JFELU.JH IXC❑I_Z 3 J 0C
47E * WaJWWE W
OE * F-WCF-EE W J F'
P0 * ZitZa 0 NIF-CC aCOmM (0 S! XW 0 0 CO •1 1
-.0 * ..aa0E-U JI-MCC I w3ZU) W 3 t7> W 3 2 W
* 000000 W 0 V 00
IU
* CO N N N N N N > 02 0 0 O
* W F- OIL U M U ❑
* 0 N)11 n
* -. Ci. Ci
Y CC X II F7 00 Cr II
* Q J a F-I 0 0
Ur 0. W
* a r1+rWO 1 0
000000
M G-.-.4747 J G a a
* U 04NNNNCJN 0-.•-.-•Nii N
* LL 1 MG WI xX xx • J
J I -041 W❑P P 0 V•
u ii 40 .M. N N -0* II- W }
* I- w?ZZZZ u 0. P
* I JJF- fl} CO S
4 2 I z 41 4
X x •
. a .J
* 00 0 000000 _X 0 41
(1) 0 0 0 0 U
Y NCJ CJ CJ CJ CJ W W
t1 0000007000❑ >
F-2F-PI-IF-0 3 W J
I- J I-IY Cy J I-S Ca.Z O U
t JI- .211. 0000 Cl) W J > -,
* W
LL2 PPPP CD x 07 0=W a y
* 0¢ O I—LL 0000 .Z.. Z ill aDY I(O>i(J1'r0.0.O.•F7.0 >
* I- J 000000 IZU F'
ZZF- U-J '• • • • • •O.4• •V' U
* D Z INNNNNN I w OW N1i-+1! III
* XCI
0 W W W.0O 000 NI 8 . J
Z * LL I- 2 a0"'`0 W i•7
0 * 0 u '77 as
I- * tl Z JI-IY ¢O 0 J -..-. 0
U * -• '7 00.-.0000
L7 E0000 (OF, 00 0•0-0.0.00-ONOIN W
•.CZ I NQV'V'CQ1'.�G11 -
X * fV LL (51(447•;,0 CL A 00 cc 0. . . .00000
W * W CJ L1 F:� >
z * a I- hz Io
oZzzzz
.. * m 0 4> N 00 CiNF'?0,00041P W
* 0 �a7 fA0000 I U•D41 V•0MWP1-'!N G7
W * U CC OWL U)Z.0O 2 as -O.0tr7V'N -or)0v
N * OW J3r40.0 I -0 0000 M>-•O000 0000000 00
a * W F-U-•E • 0 I- * I�NC• • • •
Z 30'7.. CV 0 000000 00
0 IX * a V O I X X X X X x . • U. .
0. ..•
0 * Z Nw 0 0 0 0 0. V• O 0
O LL * 0 0..0 0 0 0
W ** U WLL a: W_It-XJI-JI-JI- I-
tY * W • 0001(5)0 CC'-`0000000
100 * (0--U) Z w[V tN U F-IF-0I-IF-0 3 J N .
QQ JhOCIIJF-�SWO X Q(]���
OaE * WaJWWE W `• "i F%<!'
Oa * HWZF-EY 2
3
P * .--2Za O F-2F-I W00x0IZU) U0i 3 W> W 3 Z GO Z 14.
•-'CO * .•aaoF-u _II-tctr wazin w 3
* >000 s Oa
* aN..NNNC 1 Y 0I 0J 0
* N ~ 0
MMMM -4LL JW ❑ W 0
N Cl. G
* aHs a hI 00 a II
* in
x. H4i4i47N Z
0.
S
* 3 0 0 0 0 0 0 W J
* r C 00 M li J Y
* CC IL NN N N N N O NNNN N CO a
* m 1 -• CO @ W I xxx . . J
W J ha W4l N P •0
7 ❑
* J CC IL >- -0 N h r.+ n
4 m H CC W Z U a 0 a IN
47
* Nw co Z JJH 0.}ZZZZ J1 J1
G O 0.
* W T •
xxx x Oa •
a -•*
* I (Cl 000000 Cl. N 11
* a ON NN NNN Ci '.,6GG U
U. 3 a ill 0. O
.y W❑UU❑U W ULLOci >
* a O I-I H❑H I H❑ 3 W J
* 0 CL U Jl-0:0.JHCC0.ZO U
* JHHCC aLL 0000 W W J > ^
* W H LLS PPPP 0 W 0 sw X z
* in 0 O. Z, z n C7>• W LL
* a I- .H0000 N T CO Cr a O a(4 a Cr 47470 >
* h 0 0 0 0 0 0 2 r a
* Z M W h LL JhaN-•aN-•^•NF?0 u
* O 4NCICVNCIN E W O W 4lhNN0 Nu0NOl> .1
* I U W r N 0 v CO 0 W
in * LL 0 NUJ,p 4000 I J
O * 11 J 7JZ QS 00 > ,0
,••• * N r 0 CO Z W
H * U JJHHa a L7 J
x 0 0 0 0 0 0 0 0 0 0 M
Iy• * .. .. .• •• .. - CO E0000 US li 00 U co 4741041 Nn n 00a
in C
C4 N CYN C4 CJNN O OP
C * N U. 1Lh-.O.0 Cl. 2 00 (Cl . . . • 4
W * I11-.-ah Cl. 00000000000
H * a CC h AZZZZZ ea
▪ * CO H al>- CO .ma-u-.no.Nco0G.4 s
* 0 -.C 1, N xx xx . . UNTN N 0-0.0N0 .0
❑ * U 'Oa h GN47O I . 00-NOS-•GNP 0-0
W * WLL NZ Z.041 u7 2 as
M * ❑W W 0 J 0.C E !\ 0 0 G O Cl. N _•••• 000-.NCO-.0N0•0-0
▪ * J I3••••. .. E >-•0000 -4OOOOC•-+•00•JC•
J * W hLINE 7 I:
a * 30•-7 0.N J -NNNN
O0 •
00 •*F Z OM 00.4
ix x N . CL Z
in * 0 -' W 0000 0. N (Cl s0
▪ s * hW • cl ..• • WJ h CC Jr CL J I- J hCC h
E * 00. • IP4l00 CC•-'OG 0 Z W
U> * W Y h h W O N.0 0 co Cl
55 * LOIN Z 0.0-•� F-II-❑I•-2h❑ 3 CC
J 0
Y JH X C.JH0.0.Z OD
VI * Wa Julia L LO_I W
cog * r W a r E Z
P 7 * Z2Za r O 2h CC Xi IL204 IL m XW IL S. 0 I
-•LO * ..aa❑hU 41-55 W3ZU1 W 3 OY W 3 Z W • H
* 0 0 0 0 0 0 W 0 a 0 0 0
* I .�•0 O
(0
* CI CY C3 Y O CL
* to H Inn inI 0 0 Cl 0
* •
* ..1
* cc 1
Jr CC a II • . Cl. 4
* I-I 0 0 Cl
* N CD H 4l 41 41 N Z O.
0
* W 00.000 W -J
H C00 J Y
* ci '1M COCLNNNCI NN 0-..NNNN N xXX 00 J
* I Z .L E J I •0 V' ❑W•0 0 h N
}LL co a 41 41 v
•
* H Cc ❑
N !? 0 47
* LL Ul JJI-- CWL$ZZZZ U U.
11- EO >
G G41
4 xxx x roc a --
**• H I9 000000 . N II
, n 0000
* 0 0 N N CV CV Cl N (0 Cl U
* 7 S* 0 O CL 0000CL00U❑❑a >
HIHQI•-2h❑ 3 WJ
H J1XCI.JHCCC.WO U
* S CD CL U W J >
* W U J H H a L. 0 0 0 0 N t
LL CL P P P P (Cl Z N IL Y W N
* a W H 0000 cn>-Ln -•0.4'04i Ill hhN 7
* I. 0 0 0 0 0 0 Z H
1'i W H L.J a CJ-+CIS h n 0 a f=1 0 LI
*• 0 CO CI CV N CI C1 N H[A W O O O W❑CJ 0 CJ YI 0 N NI!i U
Z *• LL 0 W (0W.0 0 0 0 0 J I • J
iLnZ * LL 0O 0 U
• * Ci H ❑m^�7 a 0- W
O •
H 4. 0 JhHS Q J i000•:100000 Cl
U * •
W * .. .. .. .. .. .. 14 EOOOv LOM 00 UYlC4NUl 0PPhna
Y Z I • �4SNN 41 CyNNOGP
CCU * N LL in a N 0 0 0. 3
0 0 U' 0 0 0 0 0 0 0 0 0 0 U
0.
Z * a cc I N C 0 Z
❑Z Z Z Z Z >
-. * CL a T
* 0 0YM (1 00 000N0 r4 cr00C1 0l
O * U 0a•7 CL0000 I xcx XXx • • 00000-.I1Nn41•+ G
W * CL ....Wu. [f1Z-0a VI 2 4l a X00-+-"cp.PN()NM
. * ❑J=3.0•-.. .t-• E h >-000000 0. CI >0000000000
-.• * W hUC4r 7 7C:4 •
2h▪ * 3O•,-+0.C"'1 OIL000.0 "NN CAN 00 •
DCC*73Pna I X x U.
C
0
I N in cc
0
O * Z W 0000 Cl.O. O
W * O ❑..0 0 0 0
F
-•CY * r W • a\ UJl-CC_IIJI--Jh C: U
£ * U 0_ • mon00 5"0000 a
UT * W>-I-• H W On.00 co H IH0l..IHO 3 J n
a * Cr> IZ 47.0•+•+ -.I I-CC O.JH0:0.Z0 W
CLI * WcJWWE '
COE * h 31 a H EE r /e�3,7
O.7 * ZCCZ0•-U HICX ILI 00 a.3ZON •L 3 0W-W 0 0 Z m .n rf 6...,
W * r-.acl0!-u JriGs W3ZN W 3 C7> W 3 Z S!1
N 0
01 W
U. J iY
aQ 0G GO G•?
.Z.U. 0L7 G0 O•? 47 L7
00~ LLF- a.0 ,000 O00 01 0)
f-FF
C
a at s 0 2 Z 0 0 U CII
(10 J W
U O U
O Z
a s
2. uLL
l 0 G 0 0 G O F 000 0 0 00 J 0 0
2 7 0 0 0 0 O O O O
Q v2 Z Lon
in A
111 7 re [n a
Itn i-
v O N N N N
V F- 0
Q all E.. I-W 00 00 00 00
Q F•U) L07 0 00 00 00
Dx cc ZV 0
0 0 0 O 7> .0.0 •00 O CO. 0)00
D
OE S
W
Z U>
% O
~J 0 0 0 0 \ J IN
a0 O•_ 0 0 00 00
?-+ 011) 00 00 00
0 r
, U., 1 I•n a d ci d a0-0 CON 00 CO
a..
XrX 0 0 Jn
z
m IA I- DI-
X Z W 0 0 0 0 .•-• 7 Z a"
o w 0I 0 0 0 0 F- to a 1-
U 0Lil 0 O 0 0 0 p X X.00 01 CO O ad 0 S 0
co 3W UIZ S3 W 3W
LL S a.E a
I- 0 0 O A 0 LO 2 FO- O 1-
Z 0 A Z Z U 000Z Z Z L77 u. ix U.
W Z Z 7 2 2 7 0 J L W I W
E 7 7 O O w 7 0 C) 0 a IX J I- J
F- 0000 J 0 0 0] 00 U
O 0 Si S I U 00 00 II Lt IY tc it
n O N X0 2 N U1 0 7 N 0
Z Z Z
A a w o o w a w o o cc )�+ a
<I w 3 Z N > W 3 0 LO U E 0 E 0
1 *
01 *
0 *
IO *
iL *
*
* cc
0 7
* s 0
** a m7 m
a
* 0 in F W
* 0 U 0 d
3 \
* n CO a I.Wi � -•d S
* ,• I
* W Si I r-,
* Ul ID* a I
= I
** 0. I
*
* a
U
* 0
* -1 ac v'•
0 * W U I 1 0 0 0
J Z Z LO I I^'
I- 0 0 0 I
En N
O * U1 F- >
\ LO ED Ur XW f O F- 0. u. 1 0 F a F-
H * O W X V I- IX S 0 0 IL 1 .0 N 0 N
Z * .> W I- V V• 1- 0 F- F- Z 1 -• -• 7 3 +
.. * a XUI \ I') Z Z Ul to I
E U. 0 L7 a J
Ia * Z E N I E . u J •Z A Cl
M * 0 o r o • o I o Z m 1 CO 0 a J
* a w N
in 0 Z ' r 0 0 3 1 0 I X
J * a w w \ IInn LO N a U 0 as 1 ¢ m t..4
a * E a.O 3 S > > >• ZZ2 w W W I- I- W 4
L4 * II- G0L7 O N F- a a a * U.
Y a U)
LA Ur ..,
Ul * Z 0 I- € a 0 Z Z Z I- I- 1- A W 3 s ID 1 0 0 0 WZ j
7 * L7 Z LL a W Z W W 0 D P W 0. 0. J w I -1
* Z 7 J S . S S 0 O •, •• W > >- .O w
* S IX 7 F- F F- F 2 Z U U F- F• F- > G a
U * U. W O 0. U. U. U. U. W •• W w CO J ..1 U O
S * F -a S U. O O O 0 a. iL W S LL .oX ccc It F W O _
0 * Z IY WW W W W W W W O F- F U. F 0 S Oa W W
07 * W W a a W 0 0 0i--0 2 I- F- '-7 2 Z a U. IX P E a a
P * 0 > w 0 a a a a F• Z Z a O IX W X. 7
- * .. a a a 2 2 2 0 F• 0 I» .. 0 U U h J r 0: Z J
I *
0
O *
to *
CL *
*
* o 0
* It 0
* I
* a w m
* ❑ W
* G N a a
4, o (f, r w
* - w 1 w i
* U O 3
* Li P !-I U U: UNE I
* Li -. I lL r) -- CL
* CJ •
* W L t=)
* N II)
* 2
* CL
*
* V*co
* � t71 :'7
H• * W 7 I A I a a
Y •
U * CC F- O CD CU COI
in Cl) W iL
W * Q: F• W > a
O I 0. Cl. I 0- NC a r-
I- * ❑ W K V F- X CC ❑ O A I r? ICI 0 A r I
Z * a r [~n v n Z z N LI) Z
I N. (V 7 3
4 E F- 0 W O CO W
W * Z • F
IA 3- •a h- U J Z A A a
N * G I- 7 • a I 0 Z Z I " O F'• J
J * F- W Ul O CO W C1 a Q H 0 0 3 1 0 A iC
Q * Cr a 3 U) (A U) N U A A I ~
Z * CC rn ' I } T >- Z W W W F- F- a IL N
CO * 0 C1 F- F- J J J ❑ 0_ CL CC N CO W t
* U. C7 ❑ Z to a a .a a -•+ >- T - a W to to _
u; * Z Z F- ❑ a 10 Z Z 2 F- F- F- A W 3 W A I •0 0 0 W
*• • Z 7 4.ac J I I I I O C) W O W >wa• > O U! i J i
* CC CC 7 F F- F• F- IL I- H CL F- F- > U.
I
V # ITi W O O U. U. U. U. w +Z" LI U u~i J J C.1 _
x * I- a I a ❑ o 0 o O. x x s a a a
F- IX
in
`
0 * Z +X 3L a w W1,yl W W W W W W 0 F• F- U. I- 7 I CO 3
CO * WW a W E E F- E I F- F• Z Z a U. AC C7 E
Ir * A > W a a a at a .. F- 2 Z a 0 0 s w I .. 7 a
• * a 0. a Z Z z O F- ❑ I U LI I- _J I- U: Z J .-
ri U) Laa at
I 01 0
0
.0
LL T W 0• 11 (b
>F- I I N N r r, X--
q K W 4 u N
4 a II
Ill 0_
Q\ U
W U:O U:
m -1 0 Y CO D 0 e -0 O
h t F L CD Cl. U7 03 n C7 O
K 0 A.. a Ni n 'r7 r5 m co n
n-I- WV a
It-
3- S' A A
F-T-+
Z F-L
JW.+ a
aEO u 0}0• CO O0•Q -0.0
7 W a a 0)N 0- 0Wn u7O
F•>UL- F)v n F)I)01 CD n
U❑a 'E
aEuu
L F- m o m -.0`a '0.0
I a CD N 0• 0 CO n 47 0
J Z U U r'F V N N)rl CO On
W a
F-aCL
in S F-U a
u
U.
0
I -r IL 0-'. O 0 0 GO
J I a O
1-,J oF- a
* J a
J U.X > 7
>- F- H LL C C7 Fa- II-L 0 Fa- U LL
M Z N JFu CO 1F-IIX O JJ
0.. > 2 3 W a 2Cq
a
0
E E E
890733
CO 1 LL <T T' y Q a�u
I O 7
Lb J
O
L
lL > C! • Q lil 1. .. .. .0
J > ••_ -D 1L Ci Ni C
>M I I [! Cl .0 Y,CC.,1y
F` 0:U N
1 N aa U !
0 aQQ J gK
\ CCU U
n X
'Csqk if
W O•0 Y., o 0 to ,C co
in uy F-L I/ -0 ,f N I,In
W U a n 'O r)fJ
if.4 a 0
CV U
i-
T
I-Y-
2 F L
((L
EO u .>''m i.i I. co..
F> 0. M 0 ) I.
'in
N
U O a E
-3.10 U
w Y..
U F-L inll)m f' v to•-•
> 2 i .uu+ a r) .0 ) N n In
wJa a 0 `0 Mrl
w CO o.a V a ?
a.i-U U
14
O
I .C NO 00A CO L7
W IWLJ Cl a.> O F- a
•
w J¢-
J LL0 >
a F- I F- x I-
w CO Z W C7 4
1- 2 T Y F^ 1- LL C0 I- F U.U.
I Z CO W1F, U) WI,.
U)Wx CO ww
JI-a _ii-a JJ
U L S
a w o a a a 0 a0 al
O Z 3 Z W Q Z N
U E Z E E
N lL
1 a
01 W (0
C7 Z N
a 4Z ...1_J _ _ _
LL J0 ZU 074 O0 00 IiiG�
ZF-
0 • L F— -0-0 a0 a0 CO m O CO
H F
F-x x
co z z z z u
w tY CO
J W
U0 ci F-H
ULL Y mZ
a LI 0 0 3 0 F W
Q
0 F- 00 40 CO <•L•
F- F^N
1+N 0 x0 0 3 00 00 00
X E .00
.
m4
t CO II-
IV 0+F- CV N N. N
za
d 419 O W
EC 0 l-U) N7 )0� C.
CC in t7)a4W 0J
CL if ZJ 0 0 0 0 Cr� -0.0 -0.0 CO CO a
>
UIL Iii.. Cr
EI
O w
2 U >
li m
0 W
I-J _0. 0 P0 0 J fl
X m -.> 1(1 v) 00 00 Ui 111
(Oct y:N •
s » a o -0.0 o o mm giro
Fa-a o 0 0 0 u a Z
iC ZW 0 0 0 OF 02 4~
O W❑ c O 0 0 F- (Oct F-
U iUts 0 0 0 o co . as ma mast 0s
a 00) 0 U) 3 W (A2 13 3W
LL LL a N co
E m 0 (1)
F- ❑ ❑ O ❑ a (0 I I- O I-
Z ❑ ❑ Z Z U a ❑ Z Z (0 IL CC L
W z z y013 o a a J Fx- J
U] 0 a0 a
2 U a a i z U 0 a cc a0 F- I- F- F' F- F- F- F- H 0 0 O BUJ
h m CO 0: 0 x CO (A XZ 7
❑ .a w a O w a w 0 X C _
Cr W 3 Z (0 > 0 3 Z LO U E E t L
81)0233
N C
Oi W L
O Z U)
iE C JJ
a. J7 2U Ul 00 4
ZI- ..
O W F- '.0 40 W
r 1
I-2 iC
a.0 I ZZZ U
.
W iX UI
J W
W CC J
Ll U LL O > UI Z
a U i 0 0 0 ••W
IX I A E 0 0 0
0 1 N O O 0
F-
.+in 0 2 7 0 0 0
v- z E 0 n
- S •.A
D K (n a
01 I-
7 I 0 0 0
.•I- I CV CJ 14
CC 0 0 W
Cr- I-La O 0 0
Q IL 0: CE CU 3J la 0 O]
(X Z J 1 0 00 7 a 40 .0 CO
I" U LL a1.U. I as>
62
W
Z U>
iL UI
7 X W
~J I 0 0- P J I+
2z ) >•V. N 0 I0 in
CC✓a 1:U)
U• a W '0 •0 CO
Cr IC Q
I O 0 0 �
CC
0 ~
U) F- 0 A I CCI F-
..
O U0 I J 0 0 I- U)av
I-
I-
U CC in I 0 0 0 N Si IL in
IL O.C 3 U) 3
7 I 0. 0. 0
0
I- A A 0 0 A ID S IN-- r
A A Z Z U A 0 Z Z CO U. U.
W Z Z 7 7 Z Z33 7 J Y• W W
E 7 7 0 0 W 7 a 0 0 a s J J
I- 0 0 (ti to J 0 0 D ai U
..
CO m Oi 2 S U X. CO IX Ix i[ iZ
7 I- F- F- F- •• F- I- I- I- I- O 0 0
n (1) CO an S in CO MD •• I 7
n a w 0 0 w a w 0 0 CC a
Cr W 3 Z 0 > W 3 Z CO U L E E
- *
I *
W *
CI *
S *
it *
*
* IC
* A 7
* CC 0
* S
* IL W W
* 0 co
U) a* � a
* 0 CL
0W Z 0 CL
* VI Cr. 3 U I 0 IX 3 Cl E
* 07 ID • CL a IL 7 +* ..
*
* a CO
* S
* CL
*
* Ill
*
* U
* 0
(0 * J
S Ci
O• * W F> F- 0] l Tr n `.
I
W * cc ti A. U, , N
UI * 01 I- > �J I^ N UI
W * IX I- W • -• O W I- it 10 -a (U
F- * CI W 2 V F- ix W CC CC O ai I -0 0- S i I
•Z. * a ix I- •- 7 I- Cr Z I- Z I 3
* E W0 7 CI Z 0 Z I
N * •
0 M A I- 7 .. .• A I 0 Z I O O •-
* I- W U1 0 CO A N Z F- F. 7 ai I N
J * a W W CO F- H W a F- 0 3 I
a * E 0• 3 U) U) NU 03I
Z # M U) -. 2 > > > Z W - W F- m 1
(D * 0 CC F- 1- J J J 0 O. 0. CC 01 W I
# LL (0 0 3 U) iz a a •• > > .. w Cl) CO
(0 * z Z F- O a 0 2 Z Z I- F- F- A 3 W I W
Z * •• •• U •• W Z a a a a E CDII II Z
7 * Z ci F- E Z Z I- W 7 W I I II a
* CD Z LL W a W W A M0 0 W 0. _I I J
* Z 7 J 2 S 1 2 0 D •• W >- 0
* IX a 7 F- F- F- F- I.L. F I- CC F- > Li.
E * > 7 a if Z U U F- 0
U * LL W 0 0 IL LL L. U. 411 W W N J U
2 * .. CD 2 0• 0 0 0 0 0. U1 U) 0 •. CC
* F- a CC b: CC IY 2 w I- w 0
0 # Z a ICC W W W W W W W W O F- LL F- 7 2 71 iy
O * W W .a W E E E F- 3 2 F- F- n Z a U. IY 0 5
0.• * 0 > W D: Ca Cl a •+ F- Z Z a 0 DC W 2 F.. 7 S
* •• a O. a I Z Z A F- 0 •• .• S U F- J F- IY Z
I *
6 *
O *
4 *
0. *
*
* 0
A 0*
* s O
* W I
* (0 01 Y
ci
✓ .0UI I- \ W
* U Z 0 3 •-...
LL* VI ° --. ¢ U. L1 - a
* N
* •
. .
* w
* U) CO N
* . .
Q UI
* Z
* a
4
* 11
*
*
* G
* J
* Z N
Z U Z Z *
O * W U H 0 I a IA 0
in
O * X 0 o C2 N I y- 0 7
W * I- LL co
U1 * N • I- > I- � UI
O * iY I.-• W N _I W I
0. 10 N V
H * 0 W 0 V I- 0: CO 0: 0 m I 0' .0 CO N
Z * - W I^ v Iii I- IK 0Z I- Z I h -• 3
-. 4 a s U1 " tiW Z W U) I
0 * 2 E N 2 E n 0 2
W * 0 • M 2 0
Iv * C1 I- 0 • A I D Z 10 0 al
kr * I- W CO O MANZ I- •-• 0 CD I UI
J * a W W UI H W a -+- 0 3 I -.
a * E 0. 3 � UI U) N U CO I
Z * tX (0 I > >- >- Z W Id W I- Xi
0 * 0 X I- 1- J J J 0 0. 0. s co W
* U. (0 0 Z N IIX a a a ... >- T W U) U)
CO * 2 Z I- 0 Q 0 Z 2 2 I- I- I- 0 3 w I W
2 * - U I-. W 2 Q a Cr Q E mil II
0 * z a I- E Z 2 I- W 0 W I I II
* CO 2 U. CI W W W W A IX 0 O W O. I I J
* 2 0 jIIII 0 0 •-• I W T 0
• * IX CC S0 - - 4- H U. I- I- CC - > 11
.. 2 O
-•U * U. W a D U. U. w U. W • W W CO J U
I * (0 I 0. O O G O 0. N U) 0 I1 IX
* I- Cl IX 0: IX sX CC II. I- W :n
07 * 2 s Q W W WW W W W W 0 I- LL I- 0 I X .0
03 * W W a W E E Et- E 2 I- I- r3 Z Q U. CC D E
0' * 0 > W IX a a a a .• I- Z Z Q 0 IX WI •^ O _Z
-• * Q C. a 2 2 Z A I- 0 ., •' E U I- J I- IX Z J
UI a a CI
I 0 -
aJ J
O
A. > OW co
> uiN 0
W I- I Kr CO CO
> --• I
IX U CO
W Q U
CO 0.
W a
w H
XLI X
UI U
It
la
a
>-- o. r,
F t N -a
W w U u Yl CO CO
1 a a
a¢
o [n a
CO
+a U
IL
N
QI->...
IIJ�I ZHL
IU Q E U u -+0• M
U 01114 a N
I->O.-- In 0) CO
Q U D a I
Q E U u
w > .-
U I-.0 Vii 0• 11
I •-• a .r N -.
> Z U U 0701 CO
W II--QQ_a
I WI-0 u a
U.
0
I E «•-• In
J I a •0
W 3 W U
> 0I- a
w Jam
J IL s >
A I- I-
Z W III
a W I- W
M U.10 r LI.
I- I-2 III W••+ III W
U E X J IX X I
X D. Z 3 0 N
a 4 Q
U E E E
802,3
13 0 a 0
1 O
01 J
01
ti
W I- i '+In ma
>•+ I I
NI x Ulel UN
CI-
a ID
II
X U Cc
p U
W
Ls. >--. 0-I, 0
Q rt vc a
'i p.+ p IO 11
atc saa
v
. 1
U)U
�/ U
m
VI
La
b W-.
H>d 0. v i in n N
u o a E
d E O U
U F t O h ..0
efe
> Z U u X 1.11 L7ll
W F J n
Q 0.
0
°I-uUa
I a
ILi-
0 y M In U7
J 1 a CO
lil> 01U l- CL
W J a-
J CL CC >
La 1- I-
a 111 l- U1
0 F-2 Cr F-
H Z N U.
C.7 I-Inn U.
W _IX J
U E IX LY
el e. z 3 N''
a.) E E E
.{
C4 u
a
Ol W 0
A -Q Z
J J
CL J CC I- r a.a O O 0
Z. U) V i
U
Z w
O IL I- -.0 .0 00
'"I I
s
d=9 I Z Z Z U
Ix'+
W CC CO
J W
J
0o U I U' U3. Z Z
el U I O O O C11 L 4 O
00 I N O O O
F
< Y Z E w h ° O J
i 7 i z. In a
3~ I O O O
a+I- I N N CV
a C=A I O
h W O O O
CY I--in 0 O U) O N
0:0: Z J I _ 0 O O
11 a -0 .0 co
U . 02 I a
ow
Z U> N
O O
~▪J I A 0O` Cr N
' J I
IZ I UI J: VI O O
,<a..Q U- 0: W -0 d 6
a..
s (C ix i O O O -.1_a
Z F- I O r
0 W 0 I 0 O 0 O N Q I a V
CL W 0 I O O O
6NA. \ N CO CO 3
E Q Co CO C0
Z O O Z Z U a 0 OZ 0 Ii-w LL
w
L 0 O 0 0 J 0 0 O IA Lai CC J J
c0 0 A 2 2 .U. d 0 I S CC Cc
0
E- n CC I- I N U) CO O - .- o 1 2f.:.!4O733
./�,�q9`4p ^_i
caa W 3 Z C0A > a
3 Z .O U E E E 8 9 0?3`:.
Appendix D
Signal Warrants
890233
O CD O o 0 0 0 o
It N N 0 O r r N N
O N N N N tO lD
N. . a
en t') a at r r N N
1t In
W • a a a a a a a a U
4 1- M CO CO a a V azt CO CO U
IC • 0 lO tO CO CO CO U) V cY C
>- O CO a . a a - a a 1d
•--8 Cc) en - act- r r N N Y
Q N
Cr C
W l a a a a a a a a
0 tto LO O 0 a a
O to a)
c} cf to tO N N en en N
C
Z W •`•
O K Z p
0 o bat In to a O 1n C•) a a 0 •
cc Z a a a v ^ to In N. N. • Y Mt
0 r 2— n r N. CL en
S 0 >- to U
C7iU
CCEoz 1,410 0 0 0 0 0 0 0 .— U Cr)
W O fl 0 O CV r N LOUD 1.0 l0 CO CO C•)
0- .-3 Ca. CO O C/ C
in > d a .O C1 >,
_ U D
J CC F- 1-4 Dt U .0 },
0 La Lt-10 L 0 O 0 0 0 In In a a > C
.-• = W W 0 a t to O O N. N. 0 0 0 U U
S C7 CC Ce r r r N N r r Z >1111 E
W 1'- 0 L U
S in O • L
C
0 0 O O 0 0 0 O U 7
In irk O O r to O O to •L C cr
N 0 CO O O W N. Lc) to N. N A C)
(aZ H ,n N. N. IN. a a a n 03 0 0 CO C 10 ~O
W ♦- C v Cr
aG Z M O O O O 0 O 0 O W y
W • be tO 0 o tO 0 0 0 0
r _J 1- O In o o a 0 0 0 o U o0 Cii
Cr0' d d • m 4- � 5-
II.
O 3 ? • ID CO to 0 a- a 0 4-
4
ttl
Q• CD
it O O O O O O O O 1-- a L
Z 0 a a a a a 0 0 a 0
0t"
0 0 O O 1 0 O O to C
'N CO o O CO NI Ln ^ r - C N• E
0. r •p t0 +1 U
C r C U
tT 1 U 7
U E '0
Z VI C U or
O J o L L
WO
d to 0 0 to r
tY 0 O O O `-
0 W N Ln NJ CV sn CV Cr) en NI
O I- 0 N.
r) cr cr en tnn to to In C 0 0 !-1
2v¢ 1-1 0 Cl) U
O C ID L U
CC 1- CL' ?rk 0 Cr) ,.-• 1.•
-
W W 2 0 0 O 0 0 0 O 0 O C)ID N 4-CC
CL W 0. CO 0 W CO O O N (NJ 0 U O C L
Q V cf V' C)' N. 1` ID
VI N
0 L C
L.) CZ I- O 4(4-O O O O 0 0 0 O CO d L
.-• 0m o 0 0 0 0 to 0 o to L it E
W d u_ r to t0 t0 to N. Cl C l N. 1'- Y
a >,
F O O L C 3
• CV al N 11 U
o I- L L lil or C
U U
1-4 to 0 0 L 0 +, L CC) 0
LL 2 E E b 0 E
tnLLU K
W d d o t. L- L L- L in 0
Q CZ0 ,-•z 0 0 0 0 b f b Lt.
J fl E r- r N N r r N N 3
O n. - • N
•
U Z d • U U U U
O ,- 1-- 1- 1- L L •
CL O C0 to E E E 0 0 0 E ••
W Z d DC • En
CC: W O L 1- L- L X W
• CZ ")0 0 0 0 0 1
O n d 03
Z 4. O - r N N .- a- N N r it -
I INVHUVM II IWVHHVM
Pg0?33
Date: January 17, 1989
CASE NUMBER: Z-448
NAME: New Creations Ministries and World Outreach Center Church
ADDRESS: 737 Bross Street, Longmont, CO 80501
REQUEST: A Change of Zone from A (Agricultural) to Planned Unit Development
(C-1, C-2, C-3, C-4, and I-1) uses as listed in the Weld County
Zoning Ordinance and one oil and gas production facility site.
LEGAL DESCRIPTION: A part of the SWI of Section 2, T2N, R68W of the 6th
P.M. , Weld County, Colorado
LOCATION: North of ane adjacent to Weld County Road 24; east of and adjacent
to I-25.
PLANNING COMMISSION FUNCTION: To make a recommendation to the Board of
County Commissioners consistent with the
criteria listed in Section 28.7 of the Weld
County Zoning Ordinance.
Building
Land-Use Plan Acres Percent Coverage
Site Area 54.6 100.0%
Industrial (I-1) 10.0 18.3% 215,000 sq. ft.
Commercial (C-1, C-2, C-3, & C-4) 22.0 40.7% 470,000 sq. ft.
Roads and Easements 22.6 41.07
Maximum building height: 50.0 Feet
Access: East I-25 Future Frontage Road, Weld County Road 24, and Weld
County Road 24-1/2
Water: Central Weld County Water District
Sewer: St. Vrain Sanitation District
PUD Streets: Privately built and maintained to County standards.
Off-Site Read Improvements: Funded by a road improvement district.
Fire Protection: Longmont Rural Fire Protection District
Police Protection: Provided by law enforcement authority
Custom lots will be created through the PUD Plan application process.
Building type ane quality, covenants, storm water management, landscaping,
sigrage, access, setbacks, offsets, and one oil and gas production facility
site would be reviewed as part of the PUD plan application process.
Referral agencies who have returned specific recommendations are included in
this packet. The Department of Planning Services' staff has not received
any objections to this request. A traffic impact study for this change of
zone is available for review in the Department of Planning Services.
899233
FIELD CHECK
FILING NUMBER: Z-448 DATE OF INSPECTION: December 30, 1988
NAME: New Creation and World Outreach Church
REQUEST: A Change of Zone from A (Agricultural) to Planned Unit Development
(C-1, C-2, C-3, C-4, and I-1) uses as listed in the Weld County
Zoning Ordinance, and one oil and gas production facility site.
LEGAL DESCRIPTION: Part of the SW} of Section 2, T2E, R6SW of the 6th P.M.
Weld County, Colorado.
LOCATION: Northeast corner of the intersection of 1-25 and Weld County Road
24
LAND USE: N Agricultural
E Agricultural
S Vacant land
W I-25
ZONING: N Agricultural
E Agricultural
S C-3 (Commercial) and Agricultural
W C-3 (Commercial) and Agricultural
COMMENTS:
At the present time this site receives access from the 1-25 Frontage Road,
Weld County Road 24, and Weld County Rcad 24-1/2. The existing frontage
read is a two-lane, paved roadway. Weld County Road 24 is also a paved,
two-lane roadway and is classified as a future county arterial road. Weld
County Road 24-1/2 is a two-lane, gravel road and is classified as a future
county arterial.
A farm residence and improvements are located on the property. There is an
irrigation ditch which crosses the southern third of the property from east
to west. The balance of the property is being used for row crops. The
property slopes gradually to the north.
By:. 4' // ( / /,
/ ' /,
Rod Allison
Principal Planner
890233
FIELD CHECK
CS'
filing Number: Z-448 Date of Inspection: 12.--2 , X
Applicant's Name: New Creation Ministries and World Outreach Center Church
Request: A change of zone from A (Agricultural) to PUP (C-1, C-2, C-3, C-4,
and I-1 uses, and an oil and gas production facilities site) .
Legal Description: Part of the SW} of Section 2, T2N, R68W of the 6th P.M. ,
Weld County, Colorado
Location: North of and adjacent to Weld County Road 24; east of and adjacent
to I-25.
Land Use: N -u ! (u ' L ! ! -rc_`lF:t [It 1A vt C'`— I. `'173
S
Zoning: N A (Agricultural)
E A (Agricultural)
S C-3 (Commercial) and A (Agricultural)
W C-3 (Commercial
COMMENTS:
^ ' (
lul% '- r .1 i. /4 \ j _.'h!c: ` : 1�"NV'�:,4 G.(
r'
��E �r7in� 9//
Signature of Board Member'
jr DEC 3 0 1988 L
-:I J
Weld Co, PInnnine yaw, u, 890233
REFERRAL LIST
APPLICANT: New Creation Ministries and World Outreach Center Church CASE NUMBER: Z-448
SENT REFERRALS OUT: REFERRALS TO BE RECEIVED BY: January 5, 1989
NO SR NR NO SR NR
A X Weld County Health Dept. A X Mr. Ivan Gosnell
11488 Weld County Road 7
X X Weld County Sheriff's Department Longmont, CO 80501
X Engineering Department (Traffic Study) X Rural Ditch Company
c/o Mr. David Camenisch
X X State Highway Department (Traffic Study) 3598 State Highway 119
P.O. Box 850 Longmont, CO 80501
Greeley, CO 80632 X. Colorado Oil and Gas Conservation CommiEion X Division of Wildlife
Department of Natural Resources c/o of Larry Rogstad
Room 721, Centennial Building 1528 28th Avenue Court
1313 Sherman Street Greeley, CO 80631
Denver, CO 80203
XX Longmont Fire Protection District
9119 County Line Road
Longmont, CO 80501
X X Tri Area Planning Commission
P.O. Box 363
Frederick, CO 80530
X US Army Corps of Engineers
9307 State Highway 121
Littleton, CO 80123-6901
X Longmont Soil Conservation District
9595 Nelson Road
Box D
Longmont, CO 80501
X Colorado Geological Survey
c/o Ms. Candace Jochim
1313 Sherman Street, Room 715
Denver, CO 80203
X City of Longmont (Traffic Study)
c/o Ms. Froda Greenberg
Civic Center Complex
Longmont, CO 80501
r0-No Objection
SR=Specific Recommendations
NR=No Response 890233
4,44
lope Weld County Planning December 29, 1988
To Date
COLORADO From Environmental Protection Services (,��
2 ).�� Pa��4ri 1� , `"DD
Case Number: Z-448 Name: Fort Junction, P.U.D.
Subject:
Health Protection Services has reviewed this proposal and recommends for
approval, subject to the following conditions:
1. All liquid and solid wastes, shall be stored and removed for final
disposal in a manner that protects against surface and groundwater
contamination.
2. Any required Emissions Permit are obtained from the Air Pollution
Control Division, Colorado Department of Health.
3. Any food service facilities shall be constructed, licensed, and
operated in compliance with the Rules and Regulations Governing the
Sanitation of Food Service Establishments in the State of Colorado.
4. No permanent disposal of wastes shall be permitted at this site.
5. All waste materials shall be handled, stored, and disposed in a
manner that controls fugitive dust, blowing debris, and other
potential nuisance conditions.
6. The maximum permissible noise level shall not exceed 60 db(A) for
the C-1 through C-4 zoned areas and 70 db(A) for the I-1 zoned area
within the P.U.D.
WP/dgc
O � � irr Cv7 5i'��'1 ` n
lc^
I
i +I+ UEL 1 1988 II
Vela Cu, t,ct,.,.,:,
893233
Sn.,I� .v.^ • .y.� -••••••n _a-WO '••nvim=VSt pi •w is kW,La km
i-y s = -r.I ��y.+,��;a•_� g!{;,mss qg� ,:.9 41,d..o� E ORAP_?D-�I'M
TO
FROM rd Tordop
JAM 1770ft.
F.E PUTI quPcr
I have reviewed the PUD request by New Creation Ministries for the northeast
corner of CR 24 and I-25. There has been a similar request for the
southeast corner involving over 200 acres and potentially over 2,000 persons
under the name of Crossroads, Del Camino, case number Z-447. It was our
requirement that the development proposed in Z-447 be required to form a Law
Enforcement Authority because of the proposed substantial residential demand
for resources. However, with this proposal, we no have an additional concern
of highly concentrated commercial development in conjunction with
substantial existing commercial development already present.
It will be our request that the New Creation Fort Junction development form
an LEA or join the LEA created by the Crossroads development if it is
created first. We also request that whatever LEA is formed first, all other
Del Camino area development be required to join, regardless of zoning, due
to the significant concentration of resources occurring at Del Camino. This
area is literally becoming an unincorporated city that will demand far more
resources than will be available under conventional county mill levys.
coln, liv7r514 i 0.,
, ;,..ci r ,fJ �, n
i
E�6 Cu.
890?3
`ONGMO&,?
1O10P
g SCA LONGMONT FIRE PROTECTION DISTRICT
L
, °`� y�e 9119 County Line Rd., Longmont, CO 80501 (303) 772-0710
OTEcnoN David Bierwiler Conrad Hopp Richard Hicks Mike Holubec,Jr. Felix Owen Wilbur Nuss
Frre Chief Director Director Director Director Director
4 January 1989
Mr. Rod Allison
Weld County Department
of Planning Services
915 10th Street
Greeley, Colorado 80631
Ref: Case Number Z-449 "Fort Junction"
•
Dear Mr. Allison:
We have reviewed the application for a zone change and do not have any objections.
However Developers or their Authorized Agents should be instructed at this time to
contact the Longmont Fire Protection District for a review of detailed fire protection
requirements that must be included inthe PUD Final Plan Stage. This review will include
such items as:
Lock Boxes
Access roadways
Water supplies for fire protection
Fire hydrants and locations
Automatic sprinkler and stand pipe systems
Structure height
Fire alarm systems
Premises identification
Exits
Portable fire extinguishers
If you have any questions please contact this office.
Sincerely,
��
/�
f
William R. Emerson
Fire Marshal
WRE/w re
cc: District Chief
File
fill JAM 6 1989
'Meld Cu. Piatutnupr,Grnniit tflr
8902.3.3
STATE OF COLORADO -
DIVISION OF HIGHWAYS _ ""%_°/'47•
„7,
P.O. Box 850 rn� . _ --14 -,
Greeley, Colorado 80632-0850 U�y�� "- �4^_ _ .r. 0I �✓ I
�F
(303)353-7232 I !I - 1F o-
ii!I I I
September 7, 1988 ;, ;Will In, _-_Weld Co. , I-25
;r Jaccuez P.U.D. Sketch Plan
I NE of 1-25 and SH 119
ui[I Co .1 T.e,F ,)',MP,'.u.,
DOH File 45100
Mr. Rod Allison (, J ,� �
Department of Planning Services 1� C—
Weld County e-
915 - 10th Street C�
Greeley, CO 80631
Dear Mr. Allison:
We have reviewed the Jaccuez P.U.D. Sketch Plan, and we have the
following comments: •
1. The Sketch Plan Map shows the "Frontage Road Alignment" which was
approved for a previously proposed development. This realignment
would benefit this property by allowing for developable areas on -
both sides of this road. This realigned road has been incorporated
into the development of this property and no use of the existing
frontage road is shown by Lots 6 and 7.
In view of the above and our limited funds for highway construction,
we ask that the developer provide the right of way and be responsible
for the construction of this road, except as possibly affected by the
major project to the north. The timing of this construction should
be coordinated with the developer of the property to the south to
allow for joint relocation of the existing frontage road intersection.
The realignment of this road should also take into account -the_impact
of the proposed Colorado Jockey Club (CJC) project to the north.
The traffic study for the CJC indicates that a four-lane frontage
road will be needed in the area of this P.U.D. The "Road Improvements
Agreement" for the CJC, as recommended by this office, would include- ,
a four-lane frontage road through this P.U.D. It would seem reasonable
that this development should be responsible for construction of a
two-lane road only.- Additional lanes would be responsiblity of CJC.
2. Any access permitted to the existing or realigned frontage road
is reviewed according to the State Highway Access Code. Based on
the Sketch Plan, only two intersections with the frontage road are
proposed since all lots, except No. 4, can obtain access from an
internal road system or via county roads. We favor limiting access
•
890231
d o v O
poo
ROD ATTISON
September 7, 1988 Jacquez P.U.D. Sketch Plan
Page Two
to the two major access points provided that the design standards
of the Access Code are met. Adequate sight distance must be provided
around the horizontal curves in the realigned frontage road. Access
to Lots 12-15 should be obtained from the interior road since the
Access Code spacing requirements would not allow direct access to the
frontage road. Any access point requires a permit from this office.
3. Although we appreciate the interior road system as a means to reduce
access conflicts on the I-25 frontage road, we also encourage this
development to consider the need for access to adjacent properties.
Good street planning is of value to the 1-25 Mixed Use Area as defined
in the County Comprehensive Plan. For example, a future street
connection to the Kahn Subdivision property should be provided.
Thank you for the opportunity to review this P.U.D. Sketch Plan.
Please contact Wally Jacobson at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES
DISTRICT GIN
/ /John K. Crier
District Planning/Environmental Manager
JKC:mbc(WJ)
cc: D. Yost
Area Foreman
File: Crier-Jacobson via Rames
I'
6�$9b1i ;G
( •
Se 190 c 4
t,a-;t
890233
STATE OF COLORADO
DIVISION OF HIGHWAYS
-tofH
P.O. Box 850 ze H i�
Greeley, Colorado 80632-0850 i `� �'
(303) 353-1232 11 ,1 ( 't 8'ri,
FI)U IJr1 opl0 �15IGv� c7_0_,75,..0
December 28, 1988 i �� �� Weld Co. , I-25
L88„ pl jQ , New Creation Min.
4 i
r; �, Zone Change
NE of I-25 and SH 119
;feed Cu. :4;r0.4;. ,: ,,,,: .,.
DOH File 45100
Mr. Rod Allison
Department of Planning Services
Weld County
915 - 10th Street
Greeley, CO 80631
Dear Mr. 'Allison:
We have reviewed the New Creation Ministries zone change request,
along with the supporting Fort Junction Traffic Impact Study. Comments
on the potential development of this property were most recently provided
by this office in our 9/7/88 letter on the Jacquez P.U.D. Sketch Plan
(copy enclosed) . The comments in that letter remain applicable to the
current rezoning request, with the exception of the need to take into
account the impact of the Colorado Jockey Club on the I-25 frontage road.
That project will apparently not proceed based on recent action by the
State Racing Commission.
In general, we support the conclusions of the traffic study with
regard to the impacts of the New Creation/Fort Junction development on
the road system. We agree that the I-25 frontage road should be relocated
through this site prior to development. The timing of this relocation in
relation to the "Crossroads at Del Camino" property should be coordinated
so that the relocation of the frontage road south of County Road 24 can
occur at the same time. We agree with the notes No. 2 and 3 on the P.U.D.
District plat regarding construction of the realigned frontage road by
the applicant and provision of access from this road to the Kahn Subdivision.
Other items relating to the Fort Junction Traffic Impact Study are
the following:
1. The assumed realignment of the frontage road and signalization of
the C.R. 24 intersection should be coordinated through the
proposed Special Improvement District.
2. The traffic study should be revised as necessary given the status
of the Jockey Club.
3. The two proposed access points "A" and "B" would require right-
turn deceleration lanes. Left-turn decel lanes are not warranted
based upon the Site Generated Traffic.
890233
1
ROD ALLISON
December 28, 1988
Page Two
As noted in our 10/31/88 comments on Traffic Impact Analysis for the
Grant Brothers P.U.D. south of C.R. 24 referenced in this traffic study,
certain improvements to C.R. 24 and the highway system have been assumed
to be in place by 1993 and 2010. The widening of S.H. 119 and C.R. 24
under I-25 to a five-lane section by 1993 is unlikely. Any improvements
by the state to the interchange area, other than the current ramp
signalization, will be contingent on the availability of future funding.
At this time the only funding planned at this location is for an interchange
improvement study to begin in the Fall of 1989.
The uncertain nature of funds for any major interchange improvements
by the State is an important factor in the need for an off-site road
improvements agreement. We support the effort by a group of landowners
noted under item No. 10 of the P.U.D. Supplemental Information to form a
Special Improvement District for transportation improvements. We would
appreciate the opportunity to review the proposed improvement plan during
its development.
Thank you for referring this zone change request and traffic study
for review. Please contact me at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS BANES
DISTRICT ENGINEER
14-J /7.c .�,-�-(��
Wallace Jacobson
Development Plannin /Access Coordinator
WJ:mbc
Attachment
cc: D. Yost
Area Foreman
File: Jacobson via Crier
890233
• DEP�.tT" =NT O`F PLANNINWSERVICES
( PHONE(303)356-4000 EXT. 4400
915 10th STREET
psiGREELEY,COLORADO 80631
xd
fix. a» CASE NUMBER Z-448
COLORADO
December 20, 1985
TO WF.C:'. IT MAY CONCERN:
Enclosed is an application. from New Creation Ministries and World Outreach
Center Church for a change of zone from A (Agricultural) to PUD (C-1, C-2,
C-3, C-4, and I-1, and an oil and gas production facilities site) . The
parcel of land is described as part of the SWI of Section 2, T2N, R68W of
the 6th P.M. , Weld County, Colorado. The location of the parcel of land for
which this application has been submitted is north of and adjacent to Weld
County Road 24; east of and adjacent to I-25.
This application is submitted to your office for review and recommendation.
Any comments or recommendation you consider relevant to this request would
be appreciated. Your prompt reply will help to facilitate the processing of
the proposal and will ensure prompt consideration of your recommendation.
Please reply by January 3, 1989, so that we may give full consideration to
your recommendation. Please call Rod Allison, Principal Planner, if you
have any questions about this referral. Thank you for your help and
cooperation in this matter.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that the request
—� a (does/does not) comply with our Comprehensive Plan
for the following reasons.__
-.1
2. We do not have a Comprehensive Plan, but we feel this request
:3 , (is/is not) compatible with the interests of our
town for the following reasons:
a
3. We have reviewed the proposal and find no conflicts with cur
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
h 1 brl,i�ea a. Ieffer ON
5. / Please rrvf refer
tn{t�ke enclosed
�d i�,letter. 1J2 boa ePlfer r ow CchMe ti
nn S !C o 0. )Fw C r-ecer
Signed: oe0-3 Kc 1-c,rry RordOd Agency: D;vhlioti oC Wit)I,-e
Date: 1/3/O 890233
STATE OF COLORADO
Roy Romer, Governor REFER TOr
..
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF WILDLIFE `otoR9p°°
James B. Ruch, Director ,f
6060 Broadway 5 1/4_V v
Denver, Colorado 80216 Nf°
Telephone: (303) 297-1192 `y OF‘7441
Larry Rogstad, District Wildlife Manager
1528 28th avenue court
Greeley, Colorado 80631
Department of Planning Services
915 10th street
Greeley, Colorado 80631
To Whom It May Concern:
Case number S-294
Tom Lynch, District Wildlife Manager, reviewed the application for a P.U.D. from
Mr. Jacquez. Mr. Lynch reports that the proposal should have minimal impact on
wildlife.
The property is currently an irrigated farm planted to corn. Wildlife use on the
parcel would include: Mourning dove, pheasant, small nongame mammals, fox, coyote,
skunk, songbirds (various species) and white-tailed and/or mule deer. After the
crops are harvested ducks and geese may glean the waste corn. There is no indica-
tion of use by threatened or endangered species.
The construction of a light industrial complex on this site would of course mean
the loss of the waste corn for waterfowl, and loss of summer cover for the other
species mentioned. There is, however, an abundance of this type of cover, and
winter food in the St. Vrain Valley. Therefore, the deer, waterfowl and other
species could move to adjacent areas.
This development could provide critical cover for pheasant, and other small game.
A limiting factor for pheasant in this area may be the lack of winter shelter and
nesting cover. We would urge the landowner and/or tenants of this complex to plant
trees and shrubbery around the perimeter of the P.U.D. as well as throughout the
property. Establishment of plum thickets, lilac hedges, russian olive hedges or
similar landscaping techniques would provide food for wildlife, as well as protective
cover. The Division of Wildlife can offer advice on economical methods of establish-
ing the plantings that will also offer low maintenance. The plantings would also
improve the esthetic quality of the development.
We would also urge the developer to use native seed mixtures for establishing turf
on the site. Native turf (like buffalo grass/blue gramma mixtures) require less
water and maintenance, once established. The S.C.S. can offer advice on the best
mixtures and sources. We would also recommend the use of a legume like alfalfa be
included in the mixture. Alfalfa would offer a food source to small animals, and
would add to the site heterogeneity.
Since there is an irrigation system on the property, and culverts and ditches
throughout the area skunks may be a persistant problem. We would recommend that
all buildings and sheds on this development be placed on concrete :£aundations.
We would also recommend that storage of materials be done neatly and off the
DEPARTMENT OF NATURAL RESOURCES, Clyde O. Martz. Executive Director • WILDLIFE COMMISSION, Rebecca L. Frank, Chairman
George VanDenBerg, Vice Chairman • Robert L. Freidenberger, Secretary • Eldon W. Cooper, Member • William R. Hegberg, Member
Dennis Luttrell, Member • Gene B. Peterson. Member • Larry M. Wright, Member
890233
ground. If these steps are taken it would reduce cover for skunks and rodents.
Control of problem skunks and rodents will be the responsibility of the owner
or occupants of the development.
Thank you for allowing the Division of Wildlife comment on this application.
Please let us know if we can be of further service.
Sincerely yours,
Larry Rogstad
cc Tom Lynch
Carl Leonard
Ann Hodgson
ler
890233
•
O f f i4avit of Publication
•
STATE OF COLORADO
County of Weld ss.
I A.Winkler Wesel of said County of Weld being duly sworn-say
that 1 am publisher of
PLATTEVILLE HERALD (Agricultural) to POD (C-1, C.
that, the same is a weekly newspaper of general circulation was 2, Ca. C4, and 11 uses' and
en dl and gas production fa-
printed and published in the town of dillies Bite) for the property
PLATTEVILLE described below. Approval of
the request may create
in said county and state that the notice of advertisement.of which vested property right pursuant
the annexed is a true copy has been published in said weekly to Colorado law.
newspaper for APPLICANT: Mew Cre•�ion
Ninlptrief Me ld�itteeed
�� consecutive weeks: Center Church
that the notice was published in the regular and entire issue of every LEGAL DESCRIPTION:
number of said newspaper during the period and time of publication part of the Solt14 of Section 2,
or said notice and in the newspaper proper and not in a supplement T2N, R68W of the 6th P.N.,
thereof:that the first publication of said notice was contained in the Weld County, Colorado
Were of said newspaper bearing the date of TYPE AND INTENSITE OF
cc PROPOSED USE: A change of
�IA.D..19O4 and [he last publfcatlon zone tom A (Agricultural) to
thereof.in the issue of said newspaper,bearing date. PUD (C-1, C-2, C-3, Cam, and
the I-1 uses, and an oil and gee
9day of production tedlnles site).
(� 1911 NOTICE OF PUBLIC HEARING
fJ10..tA_.�-�-x^� that the said LOCATION: Nordu of and WM-
Tha Weld County Planning ant te Went County Road Z•:
Commission will hold • public east of and adjacent to 1.25.
hearing on Tuesday, January
PLATTEVILLE HERALD 17, 1989, at 1:20 p.m. for the SIZE: 54.6 aaee,more or lose
purpose of considering •
has been published continuously and uninterruptedly during the change of zone from A The public hearing will be held
period of at least fifty-two consecutive weeks next prior to the first in Me Web County Commis-
issue thereof containing said notice or advertisement above referred *loners' Hearing Roam, First
to: and that said newspaper was at the time of each of the Floor,Weld County Centennial
publications of said notice duly qualified for that purpose within the Center, 915 Tenth Street,
meaning of an act entitled, "An Act Concerning Legal Notices, Greaiay, Colorado. Comments
or objections related to the
Advertisements and Publications and the Fees of Printers and above request should be tub-
Publishers thereof. and to Repeal all Acts and_Parts of Acts in - matted in waning to the Weld
Conflict with the Ptovisions of this Act"approved April 7.1921.and i County Department o1 Plan-
all amendments,thereof, and particularly as amended by an act - nine Services, 915 Tenth
approved.March/30.1923:and an act approved May 13, 1931.. Street, Room 342, Greeley,
Colorado 80631, before the
-.Y/ 'i /6y -, l i above dote or Pmented M the
/2(=t--Jy- ' , A / -LeJ public Merino on January 17,
„��' blisher,1 Pu 1989. -
//
Sub ribed an sworn to re me this aL day o f Copies of the application are
,f1 1C,- available for public Inspection
4y'i9r--l.r✓A.P 19A in the Department of Planning
Services, Room 342, Weld
County Centennial Center, 915
Tenth Street, Greeley, Col-
l/ 60631 - Phone 356-
(/ / Notary Public 4000, ext. 4400.
•
, •
,- ,-1 Bud Ralid0raon, Chairman
Weld County Planning Corn-
. mission
Published in the Platteville
Herald December 28, 1988.
My commission expires June 1992
My Commission expires June 30, 1992
8902.33
SURROUNDING PROPERTY OWNERS
SURROUNDING MINERAL OWNERS
NEW CREATION MINISTRIES AND WORLD OUTREACH CENTER CHURCH
Z-448
Amoco Production Company
Security Life Building
Denver, CO 80202
State of Colo Department of Fish & Game
606 Broadway
Denver, CO 80216
Rademacher Family Partnership, Limited
3525 Highway 119
Longmont, CO 80501
Stener J. and Francis E. Carlson
4111 Glade Road
Loveland, CO 80537
Clarence J. and Vivian P. Evers
1203 Princeton Court
Longmont, CO 80501
Chevron USA
3336- East 32nd Street
Tulsa, OK 74135
Fifthcoff Company
436 Coffman Street
Longmont, CO 80501
Saint Vrain Land Company
6999 York Street
Denver, CO 80229
Larry Gordon
c/o Stan Schneider
10351 Santa Monica Boulevard
Los Anges, California 90025
Milton L. and Edwin S. Kahn
6750 East Eastman Avenue
Denver, CO 80224
89.023
Asigt)ct MEMORAilDUM
Wilk To Rod Allison, Planning Janu y 12, 1989
Date
COLORADO From Drew Scheltinga, County Engineer
New Creation Ministries, Z-448 (Fort Junction)
Subject:
I have reviewed the material submitted and have the following comments:
At the time of the first PUD application, a master drainage plan
considering the entire site, should be submitted. Subsequent PUD's should
be revised to address current development proposals and update the master
drainage plan.
The application does not anticipate the improvement of Weld County Road
24.5 on the north end of the site. Also, an access is not anticipated at
this time . However, a single access could be allowed to Road 24.5 provided
it did not interfere with the intersection of the I-25 Frontage Road and
that it would align with other accesses to the north, providing one is
proposed. Should access to Road 24.5 be allowed, the applicant for that
PUD should be required to upgrade Road 24.5.
Right-of-way for Weld County Road 24.5, the existing I-25 Frontage Road,
and the proposed frontage road realignment should be dedicated at the time
the first PUD adjacent to those roads is proposed.
The frontage road construction should be completed at the time of the first
PUD.
An access between the proposed - frontage road and the Kahn Subdivision
should be dedicated at the time the first PUD for that area is proposed.
At the time of the first PUD, a traffic master plan should be developed in
coordination with the Fort Junction Traffic Impact Study, Weld County,
Colorado as prepared by Matthew J. Delich, P.E. , dated November, 1988. The
master plan should lay out all the proposed improvements for the entire PUD
district and be coordinated with other traffic master plans developed for
this area.
pC7-dC7117-67C7311
JAN 121989 1
DLS/mw:prncm Yield Cu. 9lauautin puumassiuu
xc: Commissioner Lacy
Planning Referral File - New Creation Ministries, Z-448
(Fort Junction) 890233
•,lilo'(tom(fb7rtPI
+l��i (Dv-.ccozo \,\]�() WE 89-0005
yl 1
ROY R. ROMER • '" r �` JOHN W. ROLD
GOVERNOR #w._ 'f , DIRECTOR
1876
COLORADO GEOLOGICAL SURVEY
DEPARTMENT OF NATURAL RESOURCES
715 STATE CENTENNIAL BUILDING - 1313 SHERMAN STREET
DENVER, COLORADO 80203 PHONE(303) 866-2611
January 11 , 1989
Mr. Rod Allison
Weld County Department of Planning Services
915 lOtn Street
Greeley, Colorado 80631
Dear Mr. Allison:
RE: Z-448, FORT JUNCTION
We have reviewed the application for the rezoning of the above referenced
property. Only a few pages of the geotechnical investigation were
submitted. Geologic conditions that may affect development of the site
include: shallow ground water, localized flooding, rapid permeability
soils, erosion, potential radon gas hazard, and a potential gravel
resource. There is no record of any underground mining having occurred on
the site, and it does not lie within the 100-year flood plain of St. Vrain
Creek.
The application narrative states that gravel mining is not economically
feasible at this site because there is only 12 to 15 feet of gravel with
9 feet of overburden. However, on page 5 of the Empire Laboratories, Inc.
report, it states that there is about 16 feet of gravel with only 3 to 5
feet of overburden . Furthermore, the majority of the report (including any
drill logs and conclusions ) has been omitted. It is therefore not clear
what Empire's conclusions were regarding the economic feasibility of .mining
on this site. If -mining is economic, the resource should be recovered.
The major concern on the sit3 is the presence of shallow ground water and
the potential for shallow flooding due to the rapid addition of water from
precipitation to an already saturated subsurface. A surface and subsurface
drainage :ianagement plan is necessary to control the accumulation of surface
water and ground water on the site.
Because the geologic materials on the site have been found to produce radon
gas in other areas along the Front Range, we recommend that all buildings
either be constructed using radon gas reduction techniques; or be tested for
radon after construction, but prior to occupancy, and any necessary remedial
measures be impleJentIt. — l
�y I D1) ',t\,V/'? 11-'
(�,,I JAN 171989 ;ILI
GEOLOGY C5,_
STORY OF THE PAST... KEY TO THE FUTURE ON Cu oI,ro,l„,t .,,,;;;ntlsrur
890 2:33
Mr. Allison
Page two
January 11 , 1989
In conclusion, if our recommendations and those of Empire Laboratories are
followed, we nave no objection to the approval of this application.
Sincerely,
el•/1 -C_ . I �(i /L"---
Candace L. Jochim
Engineering Geologist
vjr:CLJ-89-049
4293/4
890233
DEPARTMENT OF PLANNING SERVICES
�
( PHONE(303)356-4000 EXT. 4400
9155 10 lOlh STREET`{ GREELEY,COLORADO 80631
Y t
f ~/
CASE NUMBER 7-448
COLORADO
December 20, 1988
TO WFC! IT MAY CONCERN:
Enclosed is an application from New Creation Ministries and World Outreach
Center Church for a change of zone from A (Agricultural) to PUD (C-1 , C-2 ,
C-3, -4, and I-1 , and an oil and gas production facilities site) . The
parcel of land is described as part of the SWt of Section 2, T2N, R68W of
the 6th P.M. , Weld County, Colorado. The location of the parcel of land for.
which this application has been submitted is north of and adjacent to Weld
County Road 24 ; east of and adjacent to I-25.
This application is submitted to your office for review and recommendation.
Any comments or recommendation you consider relevant to this request would
be appreciated. Your prompt reply Will help to facilitate the processing of
the proposal and will ensure prompt consideration of your recommendation.
Please reply by January 3, 1989, so that we may give full consideration to
your recommendation. Please call Rod Allison, Principal Planner, if you
have any questions about this referral. Thank you for your help and
cooperation in this matter.
Check the appropriate boxes below and return to our address listed above.
1. We haee reviewed this request and find that the request
(does/does not) comply with our Comprehensive Plan
C
_ for the following reasons._
—.
n � L. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our
town for the following reasnne:
3. )6( We have reviewed the proposal and find no conflicts with cur
�-� interests. -
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer tc the enclosed letter.
Signed: A_ Agency: r� J
Date: 6 C 890233
$411'°:/‘
�'i '' 'k 3 e 'b :n .o-C9•"�'i D[ .k✓ .. xg "''2 �K i 'r N S 1 Y 9
fi 4 h 4 w}." yS u,a. 'f Ai t
V 1-4°N
�� �p' .ilazt; w w
v �1 x, ry.. .'m�• ,.1 .J' !.ri , .�y. . y.. -, � ., "'. '. 1.w. s.�. 1 - . •. ,•.Id. :- .. J.t \'+Ni�,��, '
I
,
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING DIVISION * *
Civic Center Complex / Longmont, CO 80501 0 O
(303) 651-8330 GL p g A�
January 5, 1989
Mr. Rod Allison, Principal Planner ?lir N
Weld County Department of Planning Services I ): '".1��tj��
915 10th Street I�
Greeley, CO 80631 4, IAM 9 1989
RE: Case Number Z-448 Weld Co, Pima* 6r,romtttu;
Dear Mr. Allison:
Thank you for sending the Fort Junction PUD Change of Zone application to
the City of Longmont for our review. This 54 acre± site is located east of
I-25 and north of WCR 24. Previously the City of Longmont has reviewed the
sketch plan for this PUD; a copy of our comments is attached.
The application indicates that the PUD will be governed by private
covenants which will address, among other issues , maintenance and
landscaping. The City looks forward to seeing the detailing of the landscape
plans at the final stage of the PUD process.
Open space is proposed along the Rural Ditch which traverses the PUD.
Weld County may wish to explore with the applicants the idea of more fully
integrating the open space along the ditch with other open space in the PUD,
and developing the open space along the Rural Ditch as a place where employees
would go during their lunch breaks . The mechanism which will be developed to
maintain the private local roadways may also be appropriate to maintain any
open space which is within the entire PUD. Given the estimate of building
coverage and an assumption of 500 sq. ft. per employee, there could be upwards
of 1000 employees in this development.
We support the Fort Junction Traffic Impact Study' s recommendation to
update all the area's traffic studies as development occurs . Since this
traffic study assumes the completion of roadway improvements identified in
various phases of the traffic study for the Crossroads at Del Camino PUD, close
coordination between each of the developments and the timing of the
improvements will be necessary.
890233
The City of Longmont is concerned with the safe and efficient operation
of the I-25/SH119 interchange and surrounding area since it is a major
entrance into our community. Table 2 (p. 15) of the Fort Junction Traffic
Impact Study identifies the projected LOS at the intersections , but does not
break out turning movement LOS for the SB Ramp/SH119 or the NB Ramp/CR24, which
area both important maneuvers for Longmont Traffic. How close are the
movements listed at LOS D to being unacceptable? The City would like to be
assured that all movements will operate at an acceptable LOS.
While access points needed to be assumed for the Traffic Impact Study,
the PUD District Plat indicates that "a local system is not depicted as the
applicant desires flexibility in lot size and configuration. . . " The City
respectfully suggests that either the access points be located on this plat,
or that the Traffic Impact Study be updated if the access points on the final
PUD plat are different from those previously assumed.
Again, thank you for the opportunity to comment. If you have any
questions, please call either Froda Greenberg or me at 651-8330.
Sincerely,
Marta Bromschwig, AICP
Planning Director
MB/cr
xc: Phil Del Vecchio, Community Development Director
Sue Reed, Transportation Planner
File: #2050-35a
p1 ltr allison
ac?+Oa®?
£ea 0
Weps<r, DEPARTMENT OF THE ARMY
OMAHA DISTRICT CORPS OF ENGINEERS
. k k jM 6014 U.S. POST OFFICE AND COURTHOUSE
OMAHA. NEBRASKA 68102
',e'
o January 10, 1989
;,,T„&Ai REPLY TO
ATTENTION OF
Platte River Resident Office
U.S. Army Corps of Engineers
9307 State Highway 121
Littleton, Colorado 80123-6901
Rod Allison
Department of Planning Services
915 10th Street
Greeley, Colorado 80631
Dear Mr. Allison:
Reference is made to Case Number Z-448, New Creation Ministries and
World Outreach Center Church for zone changed located in the SW4 of Section
2, T-2-N, R-69-W, Weld County, Colorado.
During a January 9, 1989 site visit conducted by me, it was found that
no waters of the U.S. are located at the eabove referenced location.
This letter is to inform you that your proposed activity will not require
a Department of the Army (DA) Permit.
Although a DA Permit will not be required for the project, this does
not eliminate the requirement that you obtain other appplicable Federal,
State and Local Permits as required.
If you have any questions concerning this matter, please feel free
to contact this office or call Terry McKee at 303/979-4120 or 4121.
Sincerely,
Terry McKee
Environmental Resource Specialist
cf:
Permit Files
Omaha Permits Branch
�! Nlirig- rV,t/ j
JAM 9 1989
p Or) 1 1 -,
Welfl Cu
IDAVIT AFMINERAL OF
SUBSURFACE OWNERS
The following is a list of the names and addresses of all mineral owners
and lessees of mineral owners on or under the previously described real pro-
perty:
1. Mineral Owners: Same as surface owner.
2. Lessees: The following individuals and/or entities have lease-
hold interests in oil and gas rights underlying the property.
Amoco Production Company
Security Life Building
• Denver, Colorado 80202
J90233
Hello