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Home My WebLink About871723.tiff EXHIBIT "' WEBER cp REALTY \ REAL ESTATE INCA` CONSTRUCTION LAND DEVELOPMENT May 26, 1987 The Honorable Board of Commissioners Weld County, Colorado I am here representing the present owners and the developer of the property from Cleveland, Ohio, known as Golden Triangle, a multi use development of 1,806.5 acres which is just two miles directly east of the proposed sheep feed lot. The detrimental impact of a feed lot in such a location upwind, would be unmeasureable to this development. We have been three years and five months in getting where we now are. We have taken the land through annexation, zoning and planning, have prepared a feasibility study of some 86 pages which shows the tremendously favorable impact of tax dollars to the governmental ententies. Here are some average projected figures. (see attached charts) The city council has designated the area for the next city municipal golf course which will be designed by the top golf course designer and be what is considered world class. The determined cost is 3.5 million for the course and 2,085,000 for amenities that serve the course. The developer is now in final negoations with the city on the golf course construction and the outlook is very favorable. We -must not forget the former locations of Triple A Feed Lot and the Monfort Feed Lot and their smell impact on the area. Greeley became the Smell City. These two were not in the direct growth plan of the city, the proposed feed lot is. (See Greeley Comprehensive Plan) To fully understand the smell impact 666 acres between US 34 bypass and US 34 business is zoned industrial. We have had major companies looking at the land and have had a very favorable interest, mainly because of the environment of the area. The State Economic Department people have said it is the finest industrial location in northern Colorado. There already has been investment in utilities to serve the full area over $1 ,000,000. 870421 3835 WEST 10TH STREET GREELEY. COLORADO 80634-1599 PHONE (303) 353-1153 We are now in a position to move very soon on development with the land under contract to a Cleveland developer. We realize the need for agriculture feed lots, but you must look at the past trend for new locations and re-location of feed lots. It has not been up wind of any cities growth, but on land equally suitable for feed lots, down wind. We..therefore respectfully request your denial of the proposed feed lot on County Road. 17 just two miles directly in front of the Golden Triangle Development. Sincerely,4Y.,. tl� do Glenn K. Billings Economic Development Mgr. Representing the present owners the purchaser - developer GKB/ba 870421 - - 'y f f a P p ti I € 2 1L: — � a a= LI-Illl I ! $ �\JJ / t < .;t* %U!!1h1(t % t, t ♦ ♦ I c rat 3( 11$1 WO • % ,,, O,7: •.. :‘,„, , , ,, ., , , c e . _„„.. z CC-\• .1/2 t 91) c/ \ WW ca • nm.%11■® ® �1 s' i t ■ ■) , 4 ,SJIt I I �� cD .-.fir ` �� / hMIMIull t I t•i `';.ice - .n �5 LI lull lli"ii �� ' `` i� ' — L11111, 1111 /11 tl—k• , l4t�� ®" • /WMTIiLVIi a' i,t' • a 1 .“Nmss; NELSON ENGINEERS GOLDEN TR/ANGLE NORTH - �� =,?“,*--- n'RMREY NP1IONAL RtIq CONCEPT PLAN o. cacc�c+.co�nx<oo eocz I GREELEY, COLORADO MA- / \ I in N. In N. I N CC —z K a a �.��+-------+ ,. — --------- L g SRIV3 1333X1 1531 .9 3 E - a I i 604 F-n) a 551.i s3=fix a �ria u 3 a Q3 s s —� to r;jm o; Zw61 C PO c ' 61 N m <zK n J ~41C P aJiWY us I s a 80,E W g-'i_ Ln - 1!' C - 9 �� 1 olgi) ` 3�6 dJas 8 3y _ n WW 5 @W v 1 agafa'- Yu 2.S2w a ti gg 8z on bio, W •-• i17 efi � P. IL a' in offBE$ nkl a :.� tNN ;3w I ,• +E - + N - s m 10 §$E I + a ci off sr 5a9 ! i n t.₹1 I =g�9 / '$ '2> e I + II Wta J Kt, 9p V � � jwF 9J3Q g . @brgwss NmwZ 3�1 ro1c SMJIN OJN '10 Id C N S •I M J11111 3 5 61 f 331^ �K $'Z � G11 a3 P. m W/1 WSW. EtgW a y i ~ �v - :Li- •P -_ 1 a Tar ia.= iWA As m 7a r N a . W ae g s ` � Wm ggliio in 5 m I 4 I r --Iv '1 Qw�/ ��3i I I a _ ci ac m !� cn I 1 .. ga' j v I �1 /— / 8170421 1 t II If /60/L:)(//C7 ti o/? NI o7' Greeley III 120,000 - Project/° s/ny 2000-2005 Gravrth Rqr of 800 Persons Per Year - 71 /oo,OOO , City /ooninyDe t ' Prolecrron Throe b ; 80,OOO ', / o V N Go,000 / Census Datq Thrvuyh /98 v N 40,000 c) II ZO, 000 A O r '' /930 /950 /970 /99O 20/0, 2030 ll — Yevr — : ,_ A 870421 iFigure No. 2 • Ts U. Gre e/ey ill /Op u/aI on f'ro✓ecf on I . Go,000 IP- 50,000 Projection I/sing 2000-2005 ,• Growth Bate of 807 Persons N 0 Per Year /// , Q340,000 y/ Q " • / �k• City Piet/nth, Dept: / Projection Through / 30000, 2005 / �l / ' � \ N. / 0 _q) k. N \ ya, 20,000 Al +10,000 Projected/ Go/den Trig/77h Pop u/a tio/? O q A /985 /995 2005 20/5 2025 :_. I.- 2035 — leQr — —Popu/etion in /985 : 56, 954 870421 IFigure No-_l_ 11 A ' GOLDEN TRIANGLE NORTH POPULATION PROJECTION Al Population Population House @ 2.7/House Multi-Family @ 9.6/Acre Multi-Family 11 Cum. Single Family Low Density or High Density . Population Date No. Residence (Units) 11.9/Unit (Acres) @ 27/Acre Total 1988 24 65 0 0 2 54 119 1989 48 130 0 0 . 4 108 238 1990 72 194 0 0 6 162 356 1991 96 259 0 0 8 216 475 1992 120 324 0 . 0 10 270 594 1993 159 429 3 36 14 378 843 1994 198 535 6 71 18 486 1092 1995 237 640 9 107 22 594 1341 1996 276 745 12 143 26 702 1590 1997 315 851 15 179 30 810 1840 1998 366 988 18 214 33.5 905 2107 1999 417 1126 21 250 36.5 986 2362 2000 468 1264 24 286 39.5 1067 2617 2001 519 1401 27 321 42.5 1148 2870 2002 570 1539 30 357 45.5 1229 3125 2003 614 1658 33 392 47.5 1263 3333 2004 658 1777 36 428 49.5 1337 3542 2005 702 1895 39 464 51.5 1391 3750 2006 746 2014 41 488 53.5 1445 3947 • 2007 789 2130 44 524 55.5 1499 4153 A2008 813 2195 46 547 56.9 1536 4278 -2009 837 2260 547 1536 4343 2010 861 2325 547 1536 4408 2011 884 2387 547 1536 4470 2012 907 2449 547 1536 4532 2^13 921 2487 547 1536 4570 2014 935 2525 547 1536 4608 2015 949 2562 - 547 1536 4645 2016 962 -2597 - 547 - 1536 4680 ii 2017 975 2633 547 1536 4716 2018 982 2651 547 1536 4734 2019 989 2670 547 1536 4753 2020 996 2689 547 1536 4772 2021 1004 2711 547 1536 4794 2022 1012 2732 547 1536 4815 ii 1 A 870421 • Figure No. 4 I i II' . 1 ICOST ESTIMATE NO. 5 City Street System 111 I Item Unit llNo. Description Quantity Unit Cost Total Phase I 1. Arterial (95th Avenue) 2, 820 1.f. $ 144 . 00 $ 406,080 I 2. Collectors (4th Street) 8,550 l.f. 88 . 00 752,400 3. Collector (101st Avenue) 2,150 1.f. 88.00 189,200 71 4 . Local 22,350 1.f. 68 . 00. 1, 519, 800 5. Intersection Improvement (101st Avenue and Highway 34 ) 1 1.s. 40,000 .00 40 ,000 eil 6. Intersection Improvement (4th Street and Highway 257 ) 1 1.s. 30, 000.00 30,000 70 2, 937, 480 Plus 25% Engineering and Contingency 734, 370 $3 , 671, 850 AI Phase II LtdIII 1. Arterial (95th Avenue) 2,550 l.f. 144. 00 367, 200 2. Local 33,540 1.f. 68. 00 2 , 280, 720 2, 647, 920 Plus 25% Engineering and Contingency 661, 980 l „ $3,309, 900 ill Phase III 111 1. Local 26,460 l.f. 68.00 1, 799,280 1, 799, 280 Plus 25% Engineering and Contingency 449, 820 II $2, 249 ,100 ITOTAL $9 , 230, 850 SAY $9 , 250, 000 I • ,_ A ill ill 23 870421 I.. to a a a a a a a a a a �� I-1 O 0 CO 0 0 O O O O 0 G CO 14 0 0 a a a a a a a co I. O H 0 0 0 0 0 0 0 0 0 0 0 'O O N a O 1!1 in to N to O 0 0 O I] N en H O en a M V' 0 V' CO 'O M H c C') N N C'') Cr) to H ti) CO 0 H N N N 11 • C/} N Iliy Ca M U) H O CO 43 U O eel N 14 0' 0 0 0 0 o 0 o 0 0 0 0 0 O o 0 0 0 O o 0 0 0 0 O 0 0 0 0 0 >, 0 0 0 o a o a o 0 0 La b to o to a 0 0 en to 0 to 1-1 In N t[1 in co ON H N Cr) o M H 01 M N - H H M M N H C-1 I co H N, H N N H O _ _ 1/s N O Q o N N M a a a () to In co en to a a a co H CO H N a a a t0 a co Cal N Ol H O CO`1 en M co O to ,a to t.0 1 H H . N e' t0 N 0% N Cl Z C71 M N H H M O Cr Q • W H O 0 0 to 0 M 0 O 0 • 0 cn H CO N 0 N to H 0 to 0 C) H CO H N CO H N. N CO 43 r 0. A ii W C) 01 0% H N. N tO N CO 0 01 H z N 01 •ci• r1 N 10 H H N 0 N V O tO . c 0-1 N c H H k •.0) 7 H El a H •-1 0 m "' r1 k W a o +) m H '-.1 H 0 0 to to a Ill 0 0 0 Cu G .R Cf) 21 H N ' CO N to l0 H O O W C) 4.) 1) O O 01 01 0 N tO CT N CO O E co C >, N .. - - . - 1I C1 O C) CO i a N N H N 01 N CO rn c 0 14 O O E E c t0• in co to to en M 0 0 H CL 113 CO C" H tD H111 H ; C) H N P to Q n C) D 1 H 0 :1 0 O LI G H O. Q N H H C1 H .G W H 0 0 to t0 01 O M 0 IC 1. U CO enN N O t N o .--1 to t.0O 1I H W 4-1 a) C M d' tO tD Q\HI 01 CO 'a' a I I a) �'� W .G - M on H N N C N. 01 O C/) CO -.1 P4 01 N Hi N 01 N N H N 0 0 0 •O EA CO -1 ... rl N O CO en CO O� U) 0) N 0 CL Al >1 >, >, >, 3 0 a,1 N 0 0 W ate) o 0 O 0 0 C) C7 G C7 G Z G I G N G G G CO G O a) •rl tr) m to $4 b Fi t'. E OH V FC G a) G a) G O G C1 •i H W"• I' 0 N 11 01-.1 1-1 tT•.1 4I tn•.i 3 fi ts•.i O 14 0 H .G 11 G 11 1I G 41 Ca G 1I N CI G 11 4-1 4J 0 O 1I a) M G Co •.i G 3 •.i G co 3-.i G N O N U � '0 3-40 O O I a))a O a) •.1 m C V 1 Cl a) V 0 1 a) U 1 CJ) U 1 r1 G i 14 H 4 0 O G '0 H 1i G V H fa G 'O H E G '0 H '0 O 0 G 11 C) -.i G Cd Q) •ri G r3 O -.1 G CO Si •,i G CO - G x 'GC FC H 14 O1 CO 11 11 O1 10 4i 3 b) CO 11 OW r3 -P 0 b .a, G O 00 O m G O 4-IC O m CO 0 m W H 3 W H to W H en W E O H a 30 870421 / / SUMMARY I . 75 I Iva 369, 203,090 203,090 Total Deve/opnent 8 So/es From Schedule I a H— 50 a 1 1/2 11. Total City Revenue A y From Tab/e O 11 0 25 ' O as22,363,653 r et- 4 / Y Golf Course - P8 / g 7752,360 Li may / 0 /987 /992 /997 2002 2007 20/2 20/7 2022 Year 870421 11 Figure NA.,. 9 a w l�i]T�000 an • a - m • Q C0 N 2 W Z � � _ •K,` � � I--- m Q ; "1 '`=.. . ! Doff o0 0 0 0 0 r ' a ..,.., : 000 : El] 8 0, ___ ._.„,„ , _. „Li, 9., 0 ,_ u h �, \ n000 ®03000 03 � �' G- U LL 'L •�; . tt : a N V I t m " I \ \ y 1 11 oa,a / . . k S I x��7W. y .rlu r l fi��.jlel © , a�9� • }} y I 1 ! S • r - - 1 n R .....4.4- 1 / 4 , ,Y,,) QE 7, " Ar F= o - .' l•-• -- (‘' --> / ' ..' 1 --:"7 ..1'.'S II1 1�,-: , a 870421 i '1-- 'J Vi \ 'U` ~/ ___ I;�_ �_I,.0 A '� is \ o r �W , 1 4 IJI V I �� .._ r i l ,P myn VVV 17 14A'Y a .5{.1,� ¢ '� , ~m l)I ,Iii 0 Zen \ ~ ' l vot C' c r J ti_Y __ _ A'P... Yi�' ➢A\•o .� 0 1 m a 1 � 1 1 )'7w 1— _, -(' 'Zk \" ' , r 'o��r, �" i 7,7,-4 / �/ L. /� / + 1 I ) 1ZE ,.*/ �• 1 M �, / \ G 9 ` � RT E •jr / �+ gym'% / if 3 y Ly "Th ' 2i .i— ' ' F r'�A " env 0,,,,,:r o.m 'pS 30 II`O : .:1-E,' -4 'j , �� I� �� a v _� a =3 /ice;.,-/� I �)i '111 c g4'• ;,gyp _4�L(�Y ' ( \ M—(` J �_ C 7 C- L one}_ EXHIBIT NELSON ENGINEERS GREELEY NATIONAL PLAZA 822 7TH STREET GREELEY, COLORADO 80631 (303) 356-6362 May 27 , 1987 Gordon Lacy, Chaartman Board of Commissioners Weld County Services Building 915 Tenth Street Greeley, Colorado 80631 - - Re: U.S.R. Livestock Confinement Operation for 20 , 000 sheep in Southeast Quarter, Section 8 , Township 5 North, Range 66 West Dear Mr. Lacy: I represent a number of property owners in and near the City of Greeley that hereby strenuously object to the approval of the pending U.S .R. 791 : 87 : 16 , a sheep feeding facility immediately west of Greeley. These owners and/or quasi-owners of 2 , 040 acres are as follows : Rick and Lawrence Hertzke Harry, Elmer and Emmanual Rothe The Boresen estate and family Alex and Tom Coolidge The Monroe Corporation The objection of these owners is based upon the following facts : 1. The proposed facility will be adjacent to the main en- trance to Greeley on Highway 34 from Interstate 25, and will create a negative visual image. 2 . Odor and dust problems will permeate the area and espe- cially areas to the east and south. 3 . Drainage from the proposed facility drains into the pro- perty represented and into the Cache La Poudre River, which flows adjacent to and through the City of Greeley. 4 . The proposed site is in the direct path of growth of the City and is near a prime development area which will consist of industrial/office development, a world class 18 hole golf course, major residential and recreational facilities on an 1 , 800 acre site in the Golden Triangle. 870421 1 Gordon Lacy, Chariman Board of Commissioners May 27 , 1987 Page Two 5 . The City of Greeley has a substantial investment in water and sewer facilities in the Golden Triangle area that may not be used to the greatest advantage if the feedlot is built. 6 . Water rights agreements between owners of the Greeley and Loveland Irrigation Company and the City of Greeley have and will continue to encourage compatible develop- ment westerly from Greeley. 7 . There are many locations in Weld County that would be more suitable for this feedlot facility than close to urban growth patterns. The golf course and other development in the Golden Triangle are in final stages of agreement. This development will be a major benefit not only to the citizens of Greeley but the surrounding area as well. Any major negative impacts such as a major animal feedlot operation will unquestionably be detrimental to the pro- gress of that and other development. Drainage from the facility will cause a substantial decrease in property values for a distance below the feedlot. It also will have a tendency to reduce the quality of water in the Cache La Poudre. Screening may reduce the view from Highway 34, but screening cannot stop the odor and/or dust emitting from the site. Those odors and dust will have a negative impact on those entering Greeley via its main entrance from the west. The prevailing winds are from the north and west at this site and therefore do direct odors and dust toward Highway 34 and the developing areas at the west side of Greeley. These landowners and concerned citizens that I represent be- lieve that the approval of this U.S.R. request is wrong and that to approve this feedlot at this location would be a disservice to the citizens of Greeley and Weld County. Respectfully, NELSON ENGINEERS LaVern C. Nelson, P.E. LCN/gc 6012 870421 t � eAliBl1 Landmark ENGINEERING LTD. May 27 , 1987 Project No. 0719-ED1L-07-701 Weld County Commissioners Weld County 915 10th St. Greeley, CO 80631 RE: Sheep Feeding Operation SE 1/4 Sec. 8, Township 5 North, Range 67 West Honorable Commissioners: We have been asked to evaluate possible impacts of the referenced project upon adjacent and surrounding land uses in Weld County. We are aware that the proposed use requires Special Review in the existing zone, but we are also aware that the applicant must speak to its compatibility with both present and future development of the surrounding area (Secs. 24 . 7 . 1 . 3 , 24 . 7 . 1 . 4) . Having been involved in many planning, engineering and land-use projects in the Weld-Larimer area over the past 25 years, we feel qualified to comment upon the possible im- pacts of this project. Among those impacts are several technical concerns, which we feel must be very specifically evaluated. These include odor control , effluent treatment and disposal, and site drainage. The property lies within the Cache la Poudre River Basin, and drainage from the area and surrounding environs transverses Northeasterly to the River, some 2 . 5 miles down existing established drainage- ways. Great care would need to be taken to assure that natural drainage now traversing that route would not be contaminated by the feeding operation. As a part of that care, liquid and solid excreta would need to be totally contained on site, and either treated or- hauled away. The sheer magnitude of the proposed operation makes this a very significant undertaking. In any event, holding of such concentrated wastes carries with it the problem of odor emanation, either from treatment, storage or handling. As you are aware , this area is approximately 2 miles direct- ly upwind from the "Golden Triangle" area now under develop- ment scrutiny, within the City of Greeley. The potential r Main Office 870421 0421 2300 West Eisenhower Blvd. Loveland, Colorado 80537 Branch Office 2235 2nd Avenue Dale D. Olhausen, P.E. &L.S. Greeley, Colorado 80631 ENGINEERS/ ARCHITECTS/ PLANNERS / SURVEYORS Loveland (303) 667-6286 • Greeley (303) 3566286 • Fort Collins (303) 221-5550 • Denver (303) 629-7124 Weld County Project No. 0719-ED1L-07-701 May 27 , 1987 Page 2 for odor containment so effective as to not be carried that short distance is in our opinion likely to be cost-prohibi- tive in today' s market. Other surrounding developers and land users, such as the Indianhead Subdivision, although generally upwind (1/2 mile) , are also sure to be affected by both odor and noise contaminants at specific times , if not continuously. We urge the Commissioners to satisfy themselves fully that these critical concerns can be adequately managed so as not to adversely impact either the existing or future land users within the area of influence of this project. Of particular concern are such things as ammonia levels in the waterways, and approved effluent disposal techniques . As difficult as these areas are to solve, they are more manageable than the areas of noise pollution, dust and odor control. These last areas, while somewhat more aesthetic in perceived effect, are highly valid concerns as they impact the surrounding land areas, both now and for the future. Thank you for this opportunity to comment on a project which in our view contains the possibility of several very nega- tive impacts upon this portion of Weld County, as well as the City of Greeley, Very truly yours , LANDMARK ENGINEERING L • . • ete 7 yti ® David -Shup 14 Colo. P.E. 5914 • % W . .A �W 870421 M - yarr :,.rte I. (/. k 1, 1 s;,,,-.."2....-.T;),. mr .. .(: Co ii: TItr L( ti1DF-R 'if 4Nc0 I)r) GPPoSr- r-I+Fr a _I n-O Po5r.o LI12c -car,rN. C4 4_N_ 7I/4CPi &r- CPERArici __ a}� Nr- 2_0, co0 14E/A-D Cyr .514 El=p L ror_cl >—cn izila T- N o R r-1-f___ -41L<; E (0 7 V4Esr °', 41 1 x o - c 6 ref- . 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' s �J 37 Cdi ,c-� {�CYIL�c l,l u• ,, �G w'L� & l c t�� ' f-)c-"a:7 4 u,` 73 o 5 I•VG Ij 2 ,,e -t, r 4 ,tea ,4-. r „, ;lt4. te, � 5//O -,77- L. ��/ j -,20 - 7 a -2 -wy-L- o81.530 LO al. /i,5 1.,,A4-10R/He-t-, C(56 -8, kit-4A {(-9 -/'(/ (L-�ii4y/CgLi )el / Lnc(CoR Fht S -ao -k 7 5 � 8-0-1/4.. uc 1-Ely !131/ Pao 6c (�/.°GJCT'So ln 0 -&67 a ' Jt .rA 1 r0 6s7i /& 60 leJ fl /'o • 'I /20 &g3 id kip 0 (J) jfa9Sdr� m t � VtEe55b 600,2 / 5 2u �z- y7 z 9l a y nti c. it I5 -2,.1_,-,A.,_ ,, 5 '21- 'U7 I', 0(41A 1A-2,-----_—_ �k;311 Lu1---O \WINC*Cf---) C>LO - 870421 c ( 11 f 1" do OPPaS� �/1,YO ose_ S 1 ; v � 1cc_k Ccv� .' vnQ1-v�evl-� opera-4;0 4;0 V\ P-Ni 1 —`vr 20 DUO k in oc SLip /Oca--�� o_f ��- ( SE 40# Sec ;0v‘. g. 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LOT v� ' , ," WITH SIMPLOT" r 1� x SOILBUILDERS '" ' Colorado District Office—(303)587.4624 �- Ault, Colo. — 834-2878 Gilcrest, Colo. — 737.2484 Johnstown, Colo. — 587-5105 r , • cti� . \ yy 870421 ,`, : E( IIBIT .2 1 ii , , -6,--n.--) ✓' ) / z //2 %G Z/. �- 1 J z x q,-‘/ 2 ✓1Da)4 a-97,2, aK � fi it i 1 ////^�� 4.//ry�Z i 1 &l riles arc w/ , o imp a lj-SY ' y. h -�)-a- .-10o1/1-22-1:11-14H 6 u � u .-/Q �� J4- �Z-'L v,,,L P2i. � 2 ' - 1, v/ zi-dOi "�if 2� 0,2/A.(2)-4 ei V) q_1 til 7 2ez:Y ID -v)-J uJa 4 —ti ,-�`' ; 'i 4', 3 X71 0'�CG /v / 1 J 870421 • r, , .,,,k/a----,21,e/ �Cd/YZ jet-dig-4;J q y w 77-2, -77 Cam' 7—///eie /7t). /./, ' i/t/yi -c- _,Iii6ia, 2492, ,, '/ • tr; N., a,�5 e. s y C..,4 870421 Hello