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Home My WebLink About850395.tiff p AR2034743 RESOLUTION RE: GRANT CHANGE OF ZONE FROM A (AGRICULTURAL) TO R-5 (MOBILE HOME RESIDENTIAL) FOR PINE LAKE VILLAGE N Q Ci WHEREAS , the Board of County Commissioners of Weld County, o Colorado, pursuant to Colorado statute and the Weld County Home v Rule Charter, is vested with the authority of administering the • affairs of Weld County, Colorado, and a 0 o WHEREAS, a public hearing was held on the 12th day of June, o x 1985 , at 2 : 00 p.m. for the purpose of hearing the application of Pine Lake Village, c/o Don Carlson, 7200 East Colorado State as Highway 14 , Fort Collins, Colorado 80521 , requesting a Change of U Zone from A (Agricultural) to R-5 (Mobile Home Residential) for a parcel of land located on the following described real estate, m to-wit: 0 ,z u-� a Part of the NW4, Section 17 , Township 1 North, Range 67 West of the 6th P.M. , Weld County, CO v Colorado Z WHEREAS , Section 21 . 6 . 2 of the Weld County Zoning Ordinance provides standards for review of such a Change of Zone, and • m en a WHEREAS , the Board of County Commissioners heard all the d W testimony and statements of those present, has studied the request N w of the applicant and the recommendations of the Weld County mz Planning Commission, and, having been fully informed, finds that N this request shall be approved for the following reasons: u z 1 . The applicant has complied with all the application requirements listed in Section 21 . 7 et seq. , of the Weld County Zoning Ordinance. rno o 0 2 . The request is in conformance with Section 21 . 6 of the w k. Weld County Zoning Ordinance as follows: a. Although the requested Change of Zone is not consistent with the Weld County Comprehensive Plan, the existing zoning is faulty. b. Changing conditions in the area warrant a Change of Zone. c. The uses which will be allowed on the subject property by granting the Change of Zone will be compatible with the surrounding land uses. d. Adequate water service is available to serve the -subject site. 850395 PLoma I) Page 2 RE: CHANGE OF ZONE - PINE LAKE VILLAGE NO 00 -e. A sanitation district is proposed and should be 0 NN adequate to serve the subject site. O a f. Highway facilities providing access to the property 0o ca 3 are adequate to meet the requirements of the proposed zoned district. Da `o-w NOW, THEREFORE, BE IT RESOLVED by the Board of County 9 Commissioners of Weld County, Colorado, that the application of o Pine Lake Village for a Change of Zone from A (Agricultural) to d a R-5 (Mobile Home Residential) on the above referenced parcel of m land be, and hereby is , granted. •• w in '" a The above and foregoing Resolution was , on motion duly made w and seconded, adopted by the following vote on the 12th day of co June , A.D. ,, 3.9A5t in 2 1 ro F ATTEST: �/vs BOARD OF COUNTY COMMISSIONERS x, r ^sst � uT. WELD COUNTY, COLORADO M Z Weld County, eik ant,Recorder (NAY) and Clerk rfb t Bq r ( � v. w } d �Pcqu ine Jo son, Chairman �o n z ( h {�(�, 1 FXCUSRn DATE OF SIGNING (AYE) I< BY' nCx nn LJIYYZp Gene R. Brantner, Pro-Tem 0 Deputy County C erk.54 F a APPROVED AS TO FORM: C.W%" b c. / (AYE) oo▪ /i) �� I Gefr� • (/ 4/5.5i41-- (AYE) I � _J a / -4c L.„1-,County Attorney l� v�.z :r /G1i��=��2r°4(NAYI Frank Y-a guchi,� 111 IF HEARING CERTIFICATION DOCKET NO. 85-25 -RE: CHANGE OF ZONE, A TO R-5 - PINE LAKE VILLAGE (DON CARLSON) A public hearing -was conducted on June 12, 1985, at 2:00 P.M. , -with the -following present: Commissioner Jacqueline Johnson, Chairman Commissioner Gene Brantner, Pro-Tem Commissioner C.W. Kirby Commissioner Gordon E. Lacy Commissioner Frank Yamaguchi Also present: Acting Clerk to the Board, Mary Reiff Assistant County Attorney, Bruce T. Barker Planning Department representative, Rod Allison The following business was transacted: I hereby certify that pursuant to a notice -dated May -6, 1985, and duly published May 9, 1985, in the Johnstown Breeze, a public hearing was conducted to consider a Change of Zone from A (Agricultural) to R-5 (Mobile Home -Residential) requested by Pine Lake Village, c/o Don Carlson. Bruce Barker, Assistant County Attorney, made this matter of record. Rod Allison, Planning Department representative, read the s-commendation for denial submitted by the Planning Commission into the record. Chairman Johnson reviewed the findings to be made when considering a Change of Zone and also commented on a letter the -Board had received from Tom Hellerich concerning the Planning Commission hearing. Thomas Hellerich, attorney representing the applicant, stated that they contend that the zoning is defective on the parcel of land or that changing conditions in the area warrant a Change of Zone. Mike Ketterling, engineer with Norton, Underwood, and Lamb, showed a map, _designated as Applicant's Exhibit B, of the proposed mobile home area. Mr. Ketterling said the improvements are scheduled to occur in four phases over a period of four to six years. Tom Norton, of Norton, Underwood, and Lamb, spoke about water availability and the proposed -sanitation district. -Don Carlson presented a review of the history of Pine lake Village. Speaking in favor of this proposal were: Rick Goodale, -a real estate broker; Steve Sullivan, who is putting together an investment proposal for this project; L.C. Brown, of the Colorado Manufactured Housing Association; and John Sullivan, a resident of Pine Lake Village. Chairman Johnson asked about the difference between a mobile home park and a mobile home subdivision. Considerable discussion was held concerning the applicable zoning for this request. (Tape Change #85-47) The Board went into executive session with the Assistant County Attorney at this point. Upon resuming this hearing, Mr. Barker explained that, in his opinion, the applicant could have requested either a Planned Unit development or R-5 Zoning. R-5 Zoning requires subdivision. Mr. Barker further elaborated upon the steps which are required should this request for a change to R-3 Zoning be approved and possible steps if this request should be denied. After discussion concerning the alternatives, Elmer Rothman, extension agent, made comments concerning possible agricultural -production of this area and submitted Applicant's Exhibit C, a soils map of the area. Jim Durfee, a mobile home dealer, made comments concerning the need for mobile home spaces. Mike Schoening, a neighbor, expressed the opinion that he would feel no impact if this request is approved. Neighbors who spoke in opposition to the request included Christine Kinney, Wilbur Schild and Betty Chacon. After discussion, Commissioner Brantner moved to approve the Change of Zone from A (Agricultural) to -R-5 (Mobile Home Residential) for Pine Lake Village. Commissioner Page 2 RE: CERTIFICATION - CARLSON COZ Brantner reviewed the standards to be considered in a Change of Zone. Commissioner Lacy seconded the motion and added _further comments concerning the standards for a Change of Zone. Commissioner Kirby also reviewed the standards under consideration. _Chairman Johnson stated the reasons she would vote in opposition to _this request. On a roll call vote, the motion tarried -with Commissi-oners Brantner, Kirby and Lacy voting aye and Commissioner Yamaguchi and Chairman Johnson voting nay. APPROVED: BOARD OF _COUNTY COMMISSIONERS ATTEST: _ , f, vd ? p ti WELD COUNTY, COLORADO Weld County Clhrk and Recorder • and Clerk to the Board JA quel e John. o , Chairman By: � • � l (L EXCUSED DATE OF SIGNING Deputy County Cl rk Gene Zt. Brantner, fro-Tem • C.W. K rb or . acy Frank Yamaguch TAPE #85-46 & #85-47 DOCKET #85-25 LHR 2225 ATTENDANCE RECORD TODAY ' S HEARINGS ARE AS FOLLOWS: JUNE 12, 1985 DOCKET 4 85-33 - USR, OIL & GAS PIPELINE BUSINESS - JOHN R. REINHOLDT DOCKET # 85-25 - COZ, A to -R-5 — PINE LAKE VILLAGE (DON CARLSON) DOCKET # PLEASE write or print legibly your name, address and the DOC # (as listed above) or the applicants name of the hearing you are attending. NAME ADDRESS HEARING ATTENDING'1:2‘ith/Lc " /647 / ge..G Is- as - ed 1 L a1 lk" I (t vc3.,-,t Co It W S' 2C Co t ,Z /�/ j/ fs,,., y�co ,i1 � /4 4-€94- 8vasc9q _ ei,,v,i 4 . 'Yti a 5 N. /S' 74 �, �j 'vegelig ry_ ,/2wsuis edsAlc1< /3 ay. c 7 Cen6,"CCA/ /< Sao , , e L:se.9 b-. L�a� nry ��S a .J pkttc. lc 306, 8zaro Ui VI;o.,3 tei..sk- 1-?&? Q r Piact Sc H.io =LL &o/9≤ gs- ,9S-c=o, . (y_//.l I^�) /326r/ /o cnstiy///no. f//P4flf eo.C cc rzfi?/GF i cr <W/GS Ctke) CMR%i t • 71-\ )"\l-catc \` ill lei AO10A /JJ J /,4 -14 er . l _.. , .... ', „• , Mc. 8433 Ems. United States Soil 2625 Redwing Rd. Suite 250 l Department of Conservation ii ' Agriculture Service Fort Collins, CO 80526 Telephone: 223-0960 May 21, 1985 • ipriXFS4 i IB1, r Michael C. Ketterling, P.E. Norton, Underwood and Lamb, Inc. @@@ Engineering Associates 1020 28th -Avenue, Suite 205 Dear Mr Ketterling: At your -request I examined the soils in the NW' Sec. 17, T7N, R67W for an expansion of the existing mobile trailer court. You have a copy of the Soil Survey of Weld County, Colorado, Southern Part showing the soil map of the area in question. The soils #64 and #€5 are Thedalund loam, 1-3% and 3-W% slopes res- pectively. These are-moderately deep soils over shales generally at -depths of 25 inches, and will present problems in drainage because of the close- nessof the shale to the surface. Unless these soils are irrigated they should not be cultivated. The soil #4-Aquolls and Aquept-a, flooded, is classified as a wetland, with the water table close to the surface during spring, and should not be cultivated. Theosoils #47-01ney fine sandy loam, 1-3% slopes located in the SE corner of the area would be the only soil that would be -prime soil 3f irrigated; however, the area was not irrigated during the past year. Much more information on these soils is available in the published soil survey, especially in the Summary of Tables. If you meed further information please call at any time. Sincerely Glenn M. McCarty, District Conservationist O NOTICE 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 certified 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 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. 85-25 Pine Lake Village c/o Don Carlson 7200 East Colorado State Highway 14 Fort Collins, Colorado 80521 DATE: June 12, 1985 TIME: 2:00 P.M. REQUEST: Change of Zone from A (Agricultural) to R-5 (Mobile Home Residential) LEGAL DESCRIPTION: Part of the NW}, Section 17, Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado 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: May 6, 1985 PUBLISHED: May 9, 1985, in the Johnstown Breeze pl NOTICE Pursuant to the zoning laws of the $toted Qoloradd and the . Weld Countyson lag Ordinance, a Pone- rld9 will be heed In he Chem of the Board of County, Coealdo,Weld Counera of n0tdd AFFIDAVIT OF PUBLICATION Centennial Center, 915 10th Street First Colorado, at this time specified. Alb- persons in any manner THE JOHNSTOWN BREEZE interested in ; the fo9eweng wopoaed Ohanee of tone are STATE OF COLORADO ) lamented to attend and may be ) SS heard Should ens pncant COUNTY OF WELD ) interested or any I, Clyde Briggs, solemnly rte deans the do swear that I Presence of a. certified court am publisher of The Johnstown Breeze; reporter to make a record of the � .. table rr proceedings, in addlitioilnbt.k the that the same is a weekly newspaper which dadng pt the hearing, the Clerk tO the_ printed, in whole or in part, and published _Board's Office can be con in the County of Weld, State of Colorado, tactedLfor a list of certified onurt and has a general circulation therein; that reporters in the area If a court reporter-Fs obtained,the Clerk to said newspaper has been -published the Boards Office- shall be continuously and uninterruptedly in said adiileed of such action at least five ttidays prior to the hearing.The County of Weld for a period of more than Part8y.beengaging i�tne°eou°eetp°"rejng- fifty-two consecutive weeks prior to the first publication of the annexed legal notice BE IT ALSO KNOWN that the or advertisement; that said newspaper has text and maps-so certified-by the been-admitted to the United States mails as Weld County Planning Com office of tinlalbn he Cllerkt"t'he Bolardol second-class matter under the provisions of county Commiulonerce Ioeated the Act of March 3, 1879, or any in the Weld County Cehtennial Canter, 915 10th Street, Third amendments thereof, and that said Fl , Greeley, Colorado. newspaper is a weekly newspaper duly DOCKET No:85-25 - • qualified for publishing legal notices and Pine LaAPPLICANT advertisements within the meaning of the cfo Don Carlsonlaws of the State of Colorado. s ate Highway 14That the annexed legal notice or advertise- State Collins, ment was published in the regular and DATE:June 12, 1-985 newspaper issue of every number of§aid weekly newspaper for the period of f consecu- TIME: 2:00 P.M. tive insertions; and that the first publication of said notice was in the issue of REQUEST- change of zone from A (Agricultural) to R-5 (Mobile said newspaper dated J--`., A.U. ISs4 Home Residential) _ ii and that the last publication of said notice LEGAL DESCRIPTION: Part of was in the issue of said newspaper dated hip 7 t North, Range Rol ge 67, Section 1 West of she A.D. 19 6th P.M.; Weld County, Colorado In witness whereof I have hereunto set BOARD OF COUNTY my hand this ,.Lb day of $i' COMMISSIONERS `� WELp COUNTY, A.D. 19.SS— COLORADO BY: MARY ANN FEUERSTEIN COUNTY CLERK AND ....•. / . �6� � '. '�`.. RECORDER AND CLERK Publisher PUSher T TO THE BOARD BY: Mary Reiff, Deputy DATED: May 6, 1985 Subscribed and sworn to before me, a PUBLISHED:May 9,1985,in the Notary Public in and for the County of Johnstown Breeze WeS, State of Colors es .4.... day of �-y--. . . A.D. 19.. .g.:.:47,414:.-7.1-.-:.a./:;41/.,. /-‘1470Hc—:,.._, Notary Public. My commission expires My Commissnnr, expire, June ;4, 15957 2 South Parish Avenue I`. Johnstown, r':5 eOr`ii l II - HNA - t. • stof the State of Cohan the Weld County Zoning tlrmganee, a public haring'will be held in the Chambers of the .Board of County Commisalonen of Weld County, Colorado, Weld County Centennial Center. 915 10th Street,First Flood,,Greeley Colorado, at the time spedfied. any manner interested bathe bUowl B�pespro.inposed Change of Zone are requested to attend-and may be heard. Should the applicant or any interested party desire the presence of a certified court reporter to make a record of the prooseilinge le addition to the taped record which-Millie kept during the hearing, the Dort to the Board's Mee can be contacted for a list of AFFIDAVIT OF PUBLICATION certified court reporters in the area.If a court theCJetk to the Board's Office shall be advised of such action at least five days prior to the hearing. The cost of STATE OF COLORADO 1 engaging a court reporter shall be bane by the requesting party. - ss. COUNTY OF WELD BE IT ALSO KNOWN that the test and maps so certified by the Weld Comity /�yi/I Planning Commission maybe examined in I, CRYJ%C.e /l.L.(.m.SC. Of said County of the office of the Clerk to the Board of Canty Commissioners,located in the Weld Canty eld, being duly sworn, say at I am office manager Centennial'Center, 915 10th Street, Third of Floor,Greeley,Colorado. THE WINDSOR BEACON, INC. DOCKET NO.85-25 APPLICANT Pine lake village a weekly newspaper having a general circulation in c/o Don Carlson said County published East Colorado State Highway 21 and State, in the town of Fort Collins,Colorado 0M21 WINDSOR, in said County and State: and that the notice, of which the annexed is a true copy, has beet" DATE:June 12, 1985 TIME:REQUEST: P•m.. p -allla� A 2:00CAasea5 published in said weekly for successive • (Agricultural)to-R- (Mobile Home Redden- weeks, that the notice was published in the regular LEGAL DESCRIPTION: Part of the NW'n, and entire issue of every number of the papere during Section 17,Township 7 North,Range 67 West the period and time of publication, and in the news- of the 6th p.m.,Weld County,Colorado. ' paper proper and not in a supplement, and that the BOARD OF COUNTY COMMISSIONERS first publication of said notice was in said paper bear- WELD COUNTY,COLORADO mg the date of the BY:MARY ANN FEUERSTEIN COUNTY CLERK AND RECORDER !!�� G AND CLERK TO THE BOARD (34 day of ,r„�F.A , A.D., 19.c1.,. BY:Mary Reiff,Deputy DATED: In the 1985 and the last publication bear•!)the date of the a Windsor Beacon May 30, 1'�'K 11985. day of , AD., 19.._......-. . . . . . . - . . . . - and that the said "WINDSOR BEACON" has been published continuously and uninterruptedly for the period of 52 consecutive weeks, in said County and State, prior to the date of first publication of said notice, and the same is a newspaper within the mean- ing of an Act to regulate printing of legal notices and advertisements, approved May 18, 1931, and all prior nets so far as in force. �� OFFICE MANAGER • Subscribed and sworn to before me this .( day of 79'S Pity Commission Expire` la4 tL�, fg186 • 419 Main St., Windsor, CO 80550 :d r' ccrmmissien expires ...... ... . .... _..._. _..... . ......... 1 Ill 'I LI 11 11 DATE : May 6 , 1985 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 12th day of _June, 1985 , at 2 :00 P.M. Docket No. 15-25 - COZ , A to R--5 , Pine Lake Village OFFICE OF THE C ER TO THE BOARD BY: lej 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 . . ,„ 6 .Nat±,,,,....._ 1_ 1 IN i 7111 ,E II ' NOT I C F Pursuant to the zoning laws of the State of Colorado and the Weld County Zoning Ordinance, a public tearing will be held in the Chambers of the Board of County Commissioners of Weld County, Colorado, Wald 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 maybe heard. Should the applicant or any interested party desire the pr-esence of a certified 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 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. 85-25 Pine Lake Village c/o Don Carlson 7200 East Colorado State Highway 14 Fort Collins, Colorado 80521 DATE: June 12, 1983 TIME: 2:00 P.M. REQUEST: Change of Zone from A (Agricultural) to R-5 (Mobile Home Residential) LEGAL _DESCRIPTION: Part of the NW} , Section 17, Township 7 North, Range 67 West of the 6th F.M. , Weld -County, Colorado 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: May b, 1985 PUBLISHED: May 9, 1985, in the Johnstown Breeze ,,t,—)(///,/1/ / T III i��, DINNER, 1-IELLERICH AND LAZAR ATTORNEYS AND COUNSELORS AT LAW MELVIN DINNER 800 OREELEY NATIONAL PLAZA THOMAS-E.HELLERICH OREELEY,COLORADO 80831 MICHAEL A.LAZAR 13031 362'2081 ELIZABETH B.STROBEL June -4, 1985 t' •1 tn�1^TT Pr-T Board of County Commissioners JUN 71285 County of Weld Centennial -Building 915 10th Street cR Lw¢rcn m' Greeley, CO 80631 Re: Application of Don Carlson Pine Sake Village Change of Zone Case No. Z-4139:85:5 Dear Members of the Board of County Commissioners: I hays recently had the opportunity to review the Minutes -of the Planning Commission hearing on the application of Pine Lake Village held on April 16, 1985. It has come to my attention that the Minutes do not reflect the original motion that was made concerning the application. I believe it -is important for your consideration that you are aware the original motion was made in favor of approving the request for change of zone. This motion, however, died for the lack of a second. With this additional information I believe the re-card is more complete as submitted from the meeting of the Planning Commission. Very truly yours, THOMA E. HELLERICH Attorney at Law TEH/sm pc: Mr. and Mrs. _Don Carlson Clerk to the Board of County Commissioners Individual Commissioners: Mr. Gene Brantner Mr. Bill Kirby Ms. Jackie Johnson Mr. Frank Yamaguchi Mr. Gordon Lacy li Ill I 1111 m 1 , DINNER, HELLERICH ANI) _LAZAR ATTORNEYS AND COUNSELORS AT LAW MELVIN PINNEII 000 0REEI.EY NATIONAL PLAZA THOMAS I. II ELI I:RICH OHENLEY,COLORADO 0000, N I('IIAVI. A. I.AFAR (000)00il 0001 ELIZAIIETH H. OTHOHEL June 4, 1985 Board of County mmissioners County of Weld Centennial B lding 915 10th S eet Greeley, G 80631 Re: Application of Don Carlson Pine Lake Village Change of Zone Case No. Z-419:85:5 Dear Members of the Board of County Commissioners: 1 have recently had the opportunity to review the Minutes of the Planning Commission hearing on the application of Pine Lake Village held on April 16, 1985. It has come to my attention that the Minutes do not reflect the original motion that was made concerning the application. 1 believe IL is important for your consideration that you are aware the original motion was made in favor of approving the request for change of zone. This: motion, however, died for the lack of a second. With this additional information I believe the record is more complete as submittc-d from the meeting of the Planning Commission. Very truly yours, THOMA E. HELLERICH Attorney at Law TEH/sm pc: Mr. and Mrs. Don Carlson A erk to the Board of County omm ss oner Individua omm - - . Mr. Gene Brantner Mr. Bill Kirby Ms. Jackie Johnson Mr. Frank Yamaguchi Mr. Cordon Lacy ie 1271 '-ornell Road Bridgewater , . J. 08PO7 April 9, 1985 ►j rAPR 1 6 1985 • i -.Teld County Commissioners _` y f ' eld County Centennial Center 915 10th Street "E .LE'I. Greeley, Colorado 80631 Dear Commissioners : My wife, Annabelle Lindquist, and I, Julius A. Lindquist are property owners of part of Section 17, T7N, R-67;x. It is our understanding that Don J. Carl on is requesting expansion of the Mobile Nome Park to accommodate 100 to 150 mobile home units. feel that allowance of this request will unfavorably affect the surrounding property values . It is quite possible that this number of mobile home unite will place a burden on land use required for sanitary waste disposal . Possibly, disposed waste will percolate into the soil whereby migration can lead to wet soil conditions of the surrounding land, causing pollut-.on and affecting underground waterways. e are opposed to granting approval for expansion of the Yobile Home Park. Sincerely yours , C7T;-•••2•0"pc-i.. " Annabelle Lindquist C Julius A. Lindquist r TIM_ __ _ IF R& ASOCIATES INC. 1635 Blue Spruce Dr., Ste. 108, Ft Collins, Colorado 80524 (303)484-4321 ®e *I4t LTORS April 9, 1985 WVtr"71 pp,r..:-"innn% Weld County Commissioners Q 915 10th Street AFR 1 5 1985 I' Greeley, Colorado 80631 --------- RE: Pinelake Village Sanitation Plant Application Dear Sirs: Star & Associates, Inc. , represents Big Sky Farm_Partnership, which holds -title to 228 acres in Weld County adjacent to Pine- lake Village Mobile Home Park. We have been in constant contact with Mr. & Mrs. Carlson, and have lent our support to their attempts to obtain approval for a sanitation plant, and the creation of a water/sewer district to serve this area of Weld County. We are still very much in favor of the Pinelake Village project, and would urge favorable consideration and approval, by the commissioners, of the project. The partnership feels this is a much needed facility, and it will provide for future development which is inevitable in coming. Yours uly, —� Rog T. Kid igh FPrl(l(e (((ident cc: Weld County Planning Mr. & Mrs. Don Carlson RTK/cek / ii r. OFFICE OF BOARD OF COUNTY COMMISSIONERS \A PHONE(303)356-4000,EXT. 4200 i P.O. BOX 758 GREELEY,COLORADO 80632 fitie COLORADO + rr�rr � April 24, 1985 $I15c 6- - ' Pine Lake Village ASR 2 9 1985 c/o Don Carlson 7200 East Colorado State Highway 14 Fort Collins, Colorado 80521 Dear Mr. Carlson: Your application for a Change of Zone from Agricultural to R-5 (Mobile Home Residential) has been recommended unfavorably to the Board of County Commissioners by the Planning Commission. The legal description of the property involved is shown as part of the NW}, Section 17, Township 7 North, Range 67 West -of the 6th P.M. , Weld County, Colorado. If you wish to be heard by the Board of County Commissioners, it will be necessary for you to indicate your request by signing the bottom of this letter and returning it to this office. Regular hearing procedures will then be followed. This includes publishing a Notice of Hearing in the legal newspaper, an expense to be paid by you. In order to proceed as quickly as possible, we must receive your reply by May 10, 1985. If we :are not in receipt of your request by that date, the matter will be considered closed. Sincerely, BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO b\NN\-C31"(N- IRMAN I wish to have a hearing on this matter brought before the Board of County Commissioners. I agree to pay for the legal adve sing expense. A fir 411k411. 6 OFFICE OF BOARD OF COUNTY COMMISSIONERS PHONE(303)356-4000,EXT.4200 P.O. BOX 758 GREELEY,COLORADO 80632 C. COLORADO April 24, 1985 Pine Lake Village c/o Don Carlson 7200 East Colorado State Highway 14 Fort Collins, Colorado 80521 Dear Mr. Carlson: Your application for a Change of Zone from Agricultural to R-5 (Mobile Home Residential) has been recommended unfavorably to the Board of County Commissioners by the Planning Commission. The legal description of the property involved is shown as part of the NW}, Section 17, Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado. If you wish to be heard by the Board of County Commissioners, it will be necessary for you to indicate your request by signing the bottom of this letter and returning it to this office. Regular hearing procedures will then be followed. This includes publishing a Notice of Hearing in the legal newspaper, an expense to be paid by you. In order to proceed as quickly as possible, we must receive your reply by May 10, 1985. If we are not in receipt of your request by that date, the matter will be considered closed. Sincerely, BOARD OF COUNTY COMMISSIONERS WELD COUNTY, COLORADO MAN S\n(1\4)&jr-c%"-‘441."- I wish to have a hearing on this matter brought before the Board of County Commissioners. I agree to pay for the legal advertising expense. ,Ek/// ,3/ T 7-) v ?, i WPM Cimmirr esta,s and 4._ 4 .PUS you.a iron linuaN10"rttora 3 -reMwesMtla iM4b�lif*evehexlgexeed�r�*� — -- t — o ."_�.� � 1 'ta , e ° ° ' P 179 325 059 f enift , RECEIPT FOR CERTIFIED MAIL NO INSURANCE COVERAGE$ft 2 0 Ree rinecl DeN�ry NOT FORK PROVIDED INTERNATIONAL 1 3 Tine Lake Village Pine Lake Village c/o Don Carlson I c/o Don Carlson 1200 E. Colo. Hwy 14 I 7200 E. Colo. Hwy. 14 Ft. Collins, CO 80521 Ft. Collins, CO 80521 w) ,4.. Type of Service: Article Number LL C Srtage $ J 1..1 C Q y '^ - E»flK Moll /yX * Certified Fee u , ' c. ' • *of µ „" Special Delivery Fee .,` Restricted Delivery Fee �r y: { " °r'R to Return Receipt Showing I e w�Aw to whom and Date Delivered X Return receipt showing to whom, m Date,and Address of Delivery 3 7, OMMIS z " c a TOTAL Postage and-Fees $ • kr LL Postmark or Date e' 9/5//y w ma ilN E y Summary of the Weld County Planning Commission Meeting April 16, 1985 Page 4 MOTION: Jack Holman moved Case Number USR-672:85: 11 for Challenger Gravel Pit #1 be forwarded to the Board of County Commissioners with the Planning Commission's recommendation for approval based upon the recommendations, conditions, and operation standards, as amended by the Department of Planning Services staff, and the testimony heard by the Planning Commission. A mine of this type is really a first priority even if it does have some negative effects on the surrounding neighbors, but no more than the applicant plans to mine in a year's time with reclamation following immediately the negative impacts should not be too bad. Motion seconded by Louis Rademacher. The Chairman called for discussion from the members of the Planning Commission. Discussion followed. The Chairman asked the secretary to poll the members of the Planning Commission for their decision. Paulette Weaver - yes; Doug Graff - no; Lydia Dunbar - yes; Stephen Hamilton - yes; Louis Rademacher - yes; Jack Holman - yes; Sharon Linhart - yes. Motion carried with six voting for the motion and one voting against the motion. EASE NUMBER: Z-419:85:5 APPLCIANT: Pine Lake Village REQUEST: Change of Zone from Agricultural to R-5 (Mobile Home Residential) LEGAL DESCRIPTION: Part of the NWT, Section 17, T7N, R67W of the -6th P.M. , Weld County, Colorado LOCATION: Approximately six (6) miles north of Windsor; south of State Highway 14 and east of Weld County Road 15 APPEARANCE: Thomas E. Hellerich, attorney, represented the applicant. He asked that the _chairman -allow the staff to _read their recommendations into the record before proceeding. Since the staff's recommendation is for denial they will then know which problems they need to address. The Chairman asked Michael Mullen to read the recommendations of the Department of Planning Services staff into the record. Summary of the Weld County Planning Commission Meeting April 16, 1-985 _Page 5 Mr. Hellerich stated it is his feeling that the zoning is incorrect on this 1-and. This request is for a Change of Zone to R-5. This will he a two stage process: a change of zone request and a final plat. But -at the initial change of zone request they are not required to show exactly what they plan to do. This request is in compliance with Weld County Comprehensive Sian because this land is not prime agricultural land; The Soil -Conservation -Service implies this land should be taken out of farmland. It has not been farmed for twenty-five years, until last year, tut it was not -a productive venture. There is to water available to irrigate this land. ?t is surrounded by irrigated farmland and pasture land. To the west the land has been broken into smaller parcels. The development of this area has changed and is no longer primarily agricultural. The mobile home park is already in this area. They are just asking to update and upgrade it. The services are already there. The water company wants the addition consumers. The Poudre Valley Electric Company is already there, they also want additional consumers. The school district and the fire -district have no objections to this request. They are not asking the County for any additional services as the services which would be needed are -already available to this area. The Comprehensive Plan states if new services are required a development should not go into an area, but these services are already there. Mr. Carlson applied for an extension of a nonconforming use to enlarge _this mobile home park. The Board of _County Commissioners asked that he come back with a change of zone request rather than enlarging a nonconforming use. Mike Ketterling, Norton, UnderwooA, and Lamb, reported the Carlaon's have one hundred seventeen acres, but they want to -change the zoning on only Seventy-five acres which is really unfarmable. They plan to have spaces for two hundred and twelve mobile homes. The streets and rights-of-ways have been planned. The sewer system is extremely outdated and they plan a sewer tertiary treatment -plant for the mobile home park and other residents in the neighborhood who would like to hook onto this system. The mobile homes on this property will be rented. Therefore, if anything is contrary to what should be done the Carlson's are the only ones who Mill be responsible. He also discussed seepage and drainage of the property. Tape 199 - Side 2 - Tom Norton, P.-E. , Norton, Underwood, and Lamb, reported the utilities are already available with the exception of the sewer. The sewer treatment plant will be large enough to take in some of the other residents in the area. 1131 - III �� Summary of the Weld County Planning Commission Meeting April 16, 1985 Page 6 Don Carlson, property owner, reviewed his background in managing mobile home parks. He is licensed in wastewater treatment and would he able to manage the sewer treatment -plant. He stated thas cleaned up Pine Lake Village since he purchased it. He plans to improve the park slowly, fifty units at a time, and to allow live or six years to complete the project. Many of the older parks are not able to handle double-wides, and there is a severe shortage of mobile home spaces in Weld County. There are a lot of people who cannot afford conventional housing, but they can afford a mobile home. They may not be able to afford land to Tut a -factory built home on, but they can afford to rent in a mobile home if the rents are reasonable. In areas close to an existing town the cost of installing sewer, water, and other utilities may be so expensive the sent on these lots becomes- prohibitive for the average owner. Pat Carlson, property owner, gave a tenant and park profile of the thirty-four spaces they now have in Pine Lake Village. Clay Strong, Manufactured -Housing Association, reported they are in need of a controlled area for the new larger mobile homes. The Carlsons are capable of handling a mobile home park of this sire. Connie Wesson, Manager, Country Estates Tome Park stated she gets three to four calls per day regarding availability of spaces in the area. People tend to buy a mobile -home first, and then they go out and look for a place to park it. L. C. Brown, Executive Director, Manufactured Homes, -reported spaces for manufactured homes have been hard to find because there are just not enough mobile home parks to take care of them and many of the older -mobile home parks have spaces that are too small to accommodate the newer, larger manufactured homes. Rick Goodall, realtor, Fort Collins, felt many people are carryipg old prejudices about mobile homes and mobile home people. The Carlson's are doing a good job of running a clean, attractive mobile home park. John Sullivan, resident, Tine Lake Village, stated he has a lot of faith in the Carlsons. They have done an excellent jab of cleaning up this area and making it a first cl-ass -mobile tome park. Betty Chacon, surrounding property owner, reported for herself and the Kenneys. She presented a letter Isom the Kenneys to the Planning Commission. This was retained as evidence. She feels mobile home parks should be closer to the city. Tthe objects to this proposal and feels this many mobile home units in their area would cause their property to depreciate. She also noted that her property is irrigated pasture. �� 1 7i Summary of the Weld County Planning Commission Meeting April 16, 1985 Page 7 Nels Nelson, Cactus Hill Panch, adjoining property owner, spoke in support of this request. Tape 200 - Side 1 Kenneth Nelson, Cactus Hill Ranch, adjoining property owner, spoke in support of this request. He felt there are not enough mobile home spaces in Weld County, and especially not enough spaces to handle the new larger homes. When a mobile home park is put into a city or -adjacent to a city the cost of buying water and sewer taps can make the rent prohibitive. Art Clark, surrounding property owner, stated Mr. Carlson has improved this property so much it is now an asset to their community. Tom Hellerich asked the Planning Commission to keep in mind, this request is just for a change of zone from agricultural to residential-five and if the application is approved they will need to come bsck to the Planning Commission and the Board of County Commissioners with final plans. MOTION: Paulette Weaver moved Case Number Z-419:85:5 for Pine Lake Village for a Change of Zone from -Agricultural to R-5 (mobile home residential) be forwarded to the Board of County Commissioners with the Planning Commission's recommend-ation for denial based upon the recommendations of the Department of Planning Services staff, the belief that even though she can see that the Carlsons are recommending a quality park, yet there are some real! concerns from the people who live in he area. The need in general has been demonstrated, but the need -in this particular site has not been demonstrated. We would set a president that would in the long term be detrimental to most people. It has not been shown that the zoning, is in fact, Jed faulty. There are many reasons not to allow this kind of development, -not because it is mobile -home, but -because it is residential development so far out in the County. Motion seconded Stephen Hamilton. The Chairman called for discussion from the members of the Planning Commission. Discussion followed. The Chairman asked the secretary to poll the members ofDo the Planning anni g Commission for their decision. Paulette Weaver - yes; - No, because based on some of the testimony heard that there is a definite need for the mobile home park. There is testimony that it can be compatible with the agricultural area. The utilities situation can be -worked out. They have proposed -a sewer district and there are provisions that can -be worked through. Therefore he _feels the request should be approved. Basically, -he feels wean the Planning Commission are somewhat short sighted in our views. I Summary of the Weld County Planning Commission Meeting April 16, 1985 Page 8 We are in a very fast changing community, particularly the agricultural community and he is not sure that we are looking at the fact that change is taking place. Lydia Dunbar - yes; Louis Rademacher - no; Jack Holman - Yes, he has to agree with Paulette Weaver's statement, plus the fact that the standards -which the Planning Commission uses for a change of zone out of the six items he comes up with four no's and two -others are questionable. His main concern is setting a precedence. When he looks back over the things that have been done over the -past five or six years, or even longer ago than that, opening an area such as this to this type of zoning once it starts there is not way it can be controlled. Stephen Hamilton - Yes, he has lived out in the country on -a small acreage and he has seen the proliferation of what happens to areas when you allow something of this magnitude to come in. It dots help to destroy the country atmosphere. Sharon Linhart - Yes, she does echo the thoughts of some of her fellow commissioners. It is with mixed emotions that she votes yes to deny this change of zone. She finds that there are some changing conditions at this site. She feels that the applicant has demonstrated that they understand how to run a quality operation. Her concern is -what Jack has mentioned, once we change the zone we cannot go back, we tan't reclaim it as agricultural or anything else at that point. She has notice that the applicant has come in and redone some things, but she is not convinced that the Carlson's will remain there and operate it forever. If she thought they would she would probably feel differently. Motion carried with five voting for the motion and two voting against the motion. The Chairman called a recess at 3:55 p.m. The meeting was reconvened at 4:05 p.m. CASE NUMBER: USR-671:85:9 APPLICANT: Alice Pehr (Larry Scott) REQUEST: A Use by Special Review Permit 'for a farm equipment repair shop LEGAL DESCRIPTION: Part of the SW1, Section 1, TIN, R67W of the 6th 1'.M. , Weld County, Colorado LOCATION: One (1) mile west of Fort Lupton; south of State Highway 52 and east of Weld County Road 23 APPEARANCE: Larry Scott, applicant, reported he currently works for Sakata Farms repairing their -farm machinery and he wants to go into business for himself doing the same thing for farmers in the -area. He would like to construct a forty by fifty metal shop -building with one bay on this site to work on [II, Ili BEFORE THE WELD COUNTY, COLORADO PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Paulette Weaver that the following resolution be introduced for passage by the Weld. County Planning Commission. Be illlarROI#e liTike''Weld County Planning Commission that the application for:S7,17,1(11 11. CASE NUMBER: Z-419:85:5 APR 2 3 1985 NAME: fine Lake Village c/o Don Carlson j �, fO:/egun, GREELEY. COLO. ADDRESS: 7200 Bast Colorado State Highway 14, Fort Collins, Colorado 80521 REQUEST: A Change of Zone from Agricultural to R-5 (Mobile Home Residential) LEGAL DESCRIPTION: Part of the NWT, -Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately six (6) mile north of Windsor; south of State Highway 14 and -east oT Weld County Road 15. be r-ecommended unfavorably to the Board of County Commissioners for the following reasons: I. It is the opinion of the Weld County -Planning Commission that the applicant has failed to demonstrate in written or oral statements to data that the proposal is consistent with the Weld County Comprehensive Plan. The Weld County Comprehensive Plan address residential development and agriculture with the following policy statements: (A) Residential Policy #1 on Page 59 stat-es: "New residential developments which are not closely connected to and served by municipal utilities and services shall be discouraged." The -proposed mobile home residential zone district would he a 75 acre site located six (6) miles north of the Town of Windsor and six (6) miles east of the City of Ft. Collins. The Weld County Future Land-Use Map shows that the -proposed change of zone is located outside of an existing urban development area and outside of a future town growth area (See Document A) . - ) li II Z-419:-85:5 Pine Lake Village April 16, 1985 Page 2 (B) Residential Policy #3 on Page 60 states: "Existing municipalities are the best and most efficient sources of public goods and services which are necessary to serve new residential developments. These municipalities will be encouraged to improve their ability to serve new developments and will be looked to for service of all new developments within their corporate areas, in annexable areas immediately adjacent to the town and even those areas not immediately available for annexation, but within a reasonable service distance from the municipality." The proposed mobile home residential zone district would eventually contain an estimated 212 residential units with an estimated base population of 661 people. Residential development in rural areas necessitates -an increase of public service to that area. More people in the area demand greater expenditures for educational facilities, for sewer and water facilities, for law enforcement and fire protection, and for other services. The Weld County tax base should not be expected to support this urban development. (C) Agricultural Policy #1 on Page 48 states: "Agriculture is considered a valuable resource in Weld County which must be protected from adverse impacts resulting from uncontrolled and undirected business, industrial and residential growth. In order to maintain and promote this important segment of the county's economy, the cultural and human values associated with farm life and the overall benefits of an agricultural environment, any uses of prime irrigated farmland for uses other than agricultural will he critically reviewed to insure the proposed development will not -adversely impact the agricultural interests of the county and that the development will positively contribute to the overall economy, environment and tax base of the county." Z-419:85:5 Pine Lake Village April 11, 1985 Page 3 The proposal is not consistent with the intent of the agricultural zone district. Residential developments in agricultural zone districts create a source of conflict for adjacent farmers who must depend on irrigation ditches, crop spraying, livestock confinement operations, etc. , in the pursuit of their livelihoods. The proposed mobile home residential uses would not be compatible with the existing surrounding land uses, nor would it be compatible with the future development of the surrounding area as permitted by the existing agricultural zoning and as projected by the Weld County Comprehensive Plan. The subject site is surrounded by irrigated cropland and pasture, and the Schild Holstein Dairy operation is within a one-half (1/2) mile radius of the proposed mobile home residential development. (D) Agricultural Policy #3 on Pages 48 & 49 states: "In order to minimize conflicting land uses and minimize the cost of new facilities and services to the taxpayer, industrial, commercial, business and residential development will be encouraged to locate adjacent to the existing 27 incorporated towns and in accordance with the comprehensive plans and stated wishes of each community." The applicant has failed to demonstrate in written materials or oral statements to date that the proposed mobile home residential zone district cannot be located in or adjacent to an urban area. The change of zone request is not compatible with the surrounding agricultural zone district and is a request to "spot zone" a parcel of land within an area exclusively zoned agricultural. II. It is the opinion of the Department of Planning Services that the applicant has failed to demonstrate in the submitted application materials or in oral statements to date that adequate sewer service is available to service the uses that would be permitted. The demonstration that adequate sewer service is available to serve the site and the uses permitted is a requirement set forth in Section 21.5. 1.3 of the Weld County Zoning Ordinance. Z-419:85:5 Pine Lake Village April 11, 1985 Page 4 (A) The application materials propose the formation of a sanitation district and construction of a package treatment and tertiary treatment plant. The Colorado State Health Department must approve the proposed sewage system. In a letter dated November 30, 1984, the State Health Department explains that there are a number of concerns with regard to the proposed facility and that it cannot offer favorable comments or recommendations on this proposal (See Document B) . (B) The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning utilities, public goods and services. Policy number three (3) on Pages 91 & 92 states, "proliferati-on of service districts shall be opposed while consolidation of existing service districts shall be encouraged when it tends to improve the efficiency and economy of the service." Policy number four (4) on Page 92 states, "Regionalization of services and facilities shall be opposed if it will lead to growth which is not compatible with the desires of the towns involved." (C) The sanitation district proposed is located beyond the boundaries of any future town growth area according to the Weld County Future Land-Use Map. Extension or consolidation of adequate sewer service to serve the proposal is not feasible. Therefore, regionalization of sewer service would have to occur in order to serve the subject site. Motion seconded by Stephen Hamilton. Vote: For Passage Against Passage Paulette Weaver Doug Graff Lydia Dunbar Louis Rademacher Stephen Hamilton Jack Holman Sharon Linhart 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. Z-419:85:5 Pine Lake Village April 16, 1985 Page 5 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 ofthe Resolution of the Planning Commission of Weld County, Colorado, adopted on April 16, 1985, and recorded in Book No. IX of the proceedings of the said Planning Commission. Dated the 17th day of April, 1985 eletti_% Ora Bobbie Good Secretary Xf- 10 LeNd use � .�� J ' )ocunn.eNt A ' ; 1 I 242 {Ur baw -- (PO , � � ,,PIE CE4 ,, ' al Bil tilif es\l \\ a'� i �.T �' -6\:-C! • i` ��nci t L �9 Y h / /�. d r 5 • �. hanni s - , itr ea_ ,�t\,.,�� ]iSL r iii - _ , it re. A„.„ ,„:„: ..ii. ,_.sa ,,... _ _ • t. .4„:_izik.„1.,, ,. on . ..s. , _ __,, : ;" I '4. - xi 'Hi . , dm , „: ,,,, . 1_, i, ,,,, ti, ,fimmumen Jim Zillogrirl 4- dN 4.01 • t'A iY1,1�'ihi I., trt .,.. \ _,__„1 : , , Ill iN k E1 1 76 ,`:.. . � V � ' m _-. :. 11 ,_ , , _ , , , , _i „._• ‘' _Aka, _ r _ ,., ',, . ti�� ink 't 1iP Obi/ " ors" _ � �� "' ' 1...._i k �` -____, ;,-„,____ , •..‘ I an- ‘1, ,.. •-' •/ a ° �--max w�&�r 16 � .`.•.. " °��\�atr ..yew\ Tier; .evs! i �` ,,.fr. Ill , . rilic,s1Mke4t-4 - iji, — 71- _ , i;-' !/- "%NIT ilbilra3,--Har: .40. .' , ,..ier, iti._ - - !, ,,,:.4 Jev4;,-- r-r` 44. lila 4 - i y Y -- M� i ` - 'c. i us E 4 dal° 11. ° �� ,I �;_'_I ,..._,e, _ `1- L L ' III ill W t.� .nr•c plp �ocumes B (fl!1th 0 COLORADO DEPARTMENT OF HEALTH Richard D. Lamm Thomas M.Vernon, M.D. Governor 1876 Executive Director MEMORANDUM November 30, 1984 TO: Rod Allison `n l,';r]ti Department of Planning Services (dV Weld County C L /� 11 G : lc } FROM: Tom Bennett / Planning and Standards Section }- Water Quality Control Division Weld CO. Planning Cuminlulnu SUBJECT: Pine Lake Village Mobile Nome Community The Water Quality Control Division has reviewed the above referenced application for Use by Special Review with regard to adequacy of the exist- ing and proposed wastewater treatment facilities. The Water Quality Control Division/Commission records do not show the approval of the existing system for any time investigated (1971-1973) . This system would not likely be acceptable under current design criteria and ISDS guidelines. Therefore, no additional loading to that system should be per- mitted. A number of concerns must be raised with regard to the proposed facil- ity. This facility would require site application, design plans and speci- fications review and discharge permit actions by the Division. Several major conflicts exist between this proposal and the Division's criteria for evaluating wastewater treatment -facilities. These include: inconsistency with Larimer-Weld 208 Plan, inconsistency with water quality elements of Weld County Master Plan, and the proliferation of treatment facilities. In addition, the Division wishes to note that the report submitted would not be adequate to meet the criteria established by the Proceedural Regulations for Site Applications for Domestic Wastewater Treatment Works. Finally, package treatment plants, in general, have a less than satisfactory track record in Colorado. The Division cannot offer favorable comments or recommendation on this proposal. 210 EAST 11TH .AVENUE DENVER.COL ORADO 80220 PHONE (303) 320-8333 III __ IT, rlIJINIt•c 0"" 7 DO eu meNf 6 1p T CD COLORADO DEPARTMENT OF HEALTH Richard D. Lamm \ ` '� ��% * Thomas M.Vernon, M.D. Governor 18 26 Executive Director March 28, 1985 Rod Allison Department of Planning Services Weld County 1516 Hospital Road Greeley, Colo. 80631 RE: Pine Lake Village Mobile Home Community - Rezoning Dear Mr. Allison: The Water Quality Control Division has previously reviewed this develop- ment for a Use by Special Review. The Division's comments of November 30, 1984 remain valid and reflect the Division's concerns with regard to the rezoning proposal. Sincerely, Tom Bennett Senior Planner Planning and Standards Section Water Quality Control Division TB:njf o ECa10f) APR 0 ', 1985 *id en. Planning Commission •110 ma ST "I1TI-t a1r=NItC flFNVFR.C'nt ORADO P0220 PHONE (303) 320-8333 II r1 EXHIBIT INVENTORY CONTROL SIFT Case , Kam:, < L�[rLc'i ((z�1'2/u-x.) Exhibit Submitted By Exhibit Description B. /iC-L-J'?J'f-2- (r)-2!--.) fa.,-2,,,,,z. - �/'72 •C. ( =71C<I- ..'C12?'?'t.'.1te r, 'f 77; J 2 er 6/17: '�?i��;1Gy�r�tt n 2, l Z, ZatnaJ et'NT--tllli,ol atyi I. -cf...-427,4t. e / 'C eoE!/LCt., _,..&L J. K. T M. N. 0. . n INVEN_.;RY OF ITEMS SUBMITTED FOR CONSIDERATION Case Number 2-H19 : 8S: S Submitted or Prepared Prior to Hearing At Hearing 1. Application 53 Pages 2. eoz, Application plat(s) 3 page(s) 3. DPS Referral Summary Sheet 4. DPS Recommendation 5. DPS Surrounding Propery Owner Mailing List 6. DPS Mineral Owners Mailing List 7. 3 DPS Maps Prepared by Planning Technician 8. DPS Notice of Hearing 9. DPS Case Summary Sheet 10. DPS Field Check 11. 3 t e'W'trs Pa,. ct e, siaLA f Assa rata,0 SegomiN5 ✓ 12. &tpplttc4tq2 l sp.3) ✓ 13. µ<A.o //oft-. G4c.Q4e 14. Lef-fry {rc. 1.,iaiwSf 15. l...4+4r-061.N. Mts.lobieiu, 16. ( e- fir` (\)49-6 t N a�e 17. Tcsfo (4-11 tr..D aA CoXa/ctllppo DTA yikceiR ,/✓ 18. Pk, " µ► Ati5Ark; 19. t cf{o.- res. L ^ v► C9lstab 20. Twa &‘uis.aa1<f` p I hereby certify that the ad 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 a3 Ap14.4.Q 19S.5C Current Planner STATE OF COLORADO ) COUNTY OF WFLD ) SUBSCRIBED AND SWORN TO BEFORE ME THIS z25- DAY OF G m\,,: A 19£‘S SEAL •�o crva.��l \ NO RY PUBLIC MY COMMISSION EXPIRES My Commission Expires Feb. 13, 1989. PINE LAKE VILLAGE MOBILE HOME COMMUNITY WELD COUNTY , COLORADO Prepared For Donald J. Carlson Project No . 8438 March , 1985 Prepared By Norton , Underwood and Lamb , Inc Engineering Associates Greeley , Colorado 11 J�fl . lk� REZONING APPLICATION Case if: Dept. of Planning Services App. Ch'd By: Date Recd: 915 10th Street App. Fee: _ Receipt lf: Greeley, Colorado 80631 Record. Fee: Receipt lf: Phone: 356-4000, 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 LEGAL ATTACHED (If additional space is required, attach an additional sheet) Property Address (if available) : 7200 East Colorado State Highway 14, Ft. Collins, CO PRESENT ZONE A PROPOSED ZONE R-5 TOTAL ACREAGE 75.72 OVERLAY ZONES SURFACE FEE (PROPERTY OWNERS) OF AREA PROPOSED FOR REZONING: Name: Donald J. Carlson Home Telephone If: 224-2477 Address: 7200 E. Colorado State Highway 14 Bus. Telephone #: same _ Fort Collins, CO 80521 Name: Home Telephone II: Address: Bus. Telephone 4f: Name: Home Telephone #: Address: Bus. Telephone If: Applicant or Authorized Agent "ar . 4ccara r rhnn h,,.,al . Name: same -I Address: ti Owner(s) and/or 1- in the Weld Cour v a W G Name: Do' Address: v Name: " 6 u Add- o -- _ III —------ it LEGAL DESCRIPTION PARCEL "A" A tract of land located in the Northwest Quarter (NWw) of Section 17, Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado; being more particularly described as follows: Considering the North line of the Northwest Quarter (NW4) of said Section 17 to bear S. 89°49'00" E. and with all bearings contained herein relative thereto: Commencing at the North Quarter Corner of said Section 17; thence along the East line of said Northwest Quarter S. 00°22'47" W. , a distance of 46.60 feet to the TRUE POINT OF BEGINNING on the South Right-of-Way line of Colorado State Highway 14, as described in Book 1304 on Page 105 of Weld County, Colorado records; -- - Thence along said East line, S. 00°22'47" W. , 1,268.00 feet; Thence N. 89°51'20" W. , 684.00 feet; Thence S. 19°37'56" W. , 185.41 feet; Thence S. 39°06'40" W. , 235.00 feet; Thence N. 89°51 '20" W. , 332.00 feet; Thence S. 00°13'56" W. , 380.00 feet; Thence S. 29°21' 10" E. , 165.99 feet; Thence S. 00°13'56" W. , 369.00 feet; Thence N. 89°48'51" W. , 428.00 feet; Thence N. 59°21'45" W. , 373.35 feet; Thence N. 00°13'56" E. , 413.00 feet; Thence N. 54°42'20" E. , 501.38 feet; Thence N. 00°08'40" E. , 357 .50 feet; Thence N. 89°51'20" W. , 487.50 feet; Thence N. 00°13'56" E. , 1,263.01 feet to a point on the South Right-of-Way line of Colorado State Highway 14; Thence along said South Right-of-Way line, N. 90°00'00" E. , a distance of 1,976.42 feet to the TRUE POINT OF BEGINNING. The above described tract contains 75.724 acres, more or less, and is subject to all rights-of-way and easements of record. Dear County Commissioners and members of the Planning Commission: Mr. Don Carlson, the Applicant, is presently the owner of 117.048 acres located in the NW% of Section 17, Township 7 North, Range 67 West of the 6th P.M. , Weld County, Colorado. This parcel is located on the South side of Colorado State Highway 14 approximately 6 miles East of Fort Collins and 1 mile inside the West boundary line of Weld County and 1/2 mile West of Colorado State Highway 257. He proposes to change the zone of 75.724 acres (Parcel "A") of this site to R-5. Before Mr. Carlson acquired ownership of this site, Pine Lake Village Mobile Home Community consisted of 34 mobile home park spaces, a bait house, a gasoline station, a laundromat and cafe. The camp provided spaces for temporary campers, etc. and for longer-term rental of spaces. In addition, laundromat facilities, a cafe, gas station and pool hall were provided for residents as well as travelers. There previously existed three different accesses to Colorado State Highway 14. This parcel in general was very run down and the mobile homes and accessory facilities covered approximately 6+ acres and constituted a commercial development. Mr. Carlson has renovated and cleaned up this former eyesore and proposes to expand the mobile home park (on Parcel "A") to 212 units, and has shut down the cafe/pool hall , the laundromat and gasoline station. Mr. Carlson has previously operated other mobile home parks. He has carried these successful management techniques to Pine Lake Village, which has resulted in an asthetically pleasing mobile home park at Pine Lake Village, to the benefit of the surrounding neighborhood. Mr. Carlson intends to restrict the operations to a mobile home park for long-term housing of larger mobile homes on a rental basis. This would be accomplished by reclaiming unused and unuseable, but presently zoned agricultural land. This parcel is severely restricted in its use as agricultural ground because of the existing bedrock levels, terrain and extremely high seasonal groundwater levels. These conditions have resulted in the fact that the majority of the property has not been used for agricultural or any other purpose for 20 years prior to 1984. This site predominately slopes to the South/Southwest. Just to the northeast corner of the property is the Latimer County Canal. This canal flows to the southeast and has contributed to the high water table problems on Mr. Carlson's property. This problem, together with the existing uses of the property, has resulted in a non-agricultural piece of ground in a developing rural setting. In 1984 an adjoining landowner, Mr. Ken Nelson, attempted to farm Mr. Carlson's land. Mr. Carlson does not own any water with his ground, and therefore Mr. Nelson had to utilize his own water. Mr. Carlson's ground, likewise, is not set up for irrigation. Mr. Nelson was only able to produce enough off of this ground to pay expenses, with no payment of rent for the land and no payment for Mr. Nelson's time and effort. Even with Mr. Nelson's attempts to farm, the land use breakdown in 1984 was: Mobile homes, etc. 6 acres Attempted farm ground 47 acres Unused and unuseable 64. 1 acres Total 117. 1 acres Because of the inability to use this ground and the former management of the land, this site evolved into a dump site accumulating substantial amounts of trash. The majority of the ground was covered with an overgrowth of uncontrolled weeds. There is great demand and existing need and a rapidly expanding need for mobile home parks with spaces that can be rented and can accommodate the larger size mobile homes, which has resulted from the ongoing evolution of the manufacturing of larger mobile homes. Mr. Carlson desires to meet this growing need for larger rental spaces. Mr. Carlson's proposal is consistent with the existing use as a mobile home park, and with the breakdown and change from agricultural use in this area of Weld County. The proposed rezoned Parcel "A" includes large mobile home lots totalling approximately 57.37 acres, a storm water detention facility using approximately 5.89 acres, a sanitation district of approximately 12.47 acres to eliminate the existing sanitation problems. The remainder of the site would remain agricultural as a horse raising operation containing approximately 41 .32 acres where the Carlsons will reside. It is important to keep in mind that Mr. Carlson will remain the owner of the entire site, and will be responsible for the upkeep and maintenance of the park, as well as all the internal roads, etc. This will not result in any additional costs for road maintenance to Weld County. Further, Mr. Carlson, under his plan, will upgrade U.S. Highway 14 facilities (left turn deceleration lanes as required by the Colorado State Highway Department) at his own expense prior to issuance of a building permit or he may submit acceptable performance guarantees to Weld County. There are existing sanitation problems resulting from the use of a central septic system on the mobile home park. Mr. Carlson proposes to establish a sanitation district which would eliminate the existing sanitation problem, and provide a clean, efficient and healthy disposal system. Mr. Carlson, however, cannot financially correct this problem without the expansion of the mobile home park to make it economically feasable. The water and sewer facilities proposed for Pine Lake Village will be furnished by a Water District and a Sanitation District. The Water District presently exists as North Weld County Water District. They have agreed to provide water service at a master meter for the proposed facilities. It is understood by the applicant that the necessary water rights will be required to furnish raw water to the District for treatment and transportation by the District to Pine Lake Village. It is the applicant's intention to furnish the full amount of water rights required by the District to satisfy the purchase of a master meter and taps for the full development of 212 mobile homes at the rate of approximately one-quarter of this amount per year for a total of four (4) years for total development. 2 The sanitary sewer facilities for the proposed development will be furnished by a Sanitation District. The District's service area will include the proposed mobile home park and surrounding properties which presently require service because of inadequate facilities or improper soils and geological conditions which severely limit the ability for service to the surrounding area. The Sanitation District would be formed under laws of the State of Colorado as provided for in Colorado Revised Statutes 31-1-101, et seq. The formation of the District requires that the Weld County Commissioners review and approve a service plan during the formation process. It also requires that the County Department of Health, State of Colorado, Water Pollution Control Division and the Division's governing board, which is the Water Pollution Control Commission, approve the service plan and the method of treatment, prior to construction of any new facilities. The facilities proposed include an extended aeration primary treatment plant, tertiary treatment provided through a detention pond and discharge to irrigation canals with return flow either across fields and back to the Poudre River or return flows partially consumed by irrigation process in return through underground aquifers for recharge to the Poudre River Basin. It is understood by the applicant that depending upon the water rights purchased and furnished to the North Weld County Water District, additional water rights may be necessary if consumptive use exceeds the one-time use, accepted by the State Engineer's Office, as the water proceeds through the treatment process as dictated by the Colorado Department of Health. Should these additional water rights be required for the tertiary treatment anticipated, additional water rights will be purchased by the Sanitation District and a plan of augmentation filed by the District to the State to satisfy the water rights requirements. It is the intent of the applicant by utilization of water and sanitation district service for this development and adjacent areas, to improve the use of the available water in the area and minimize the waste of water for this land while still providing the necessary in-stream return flow for downstream users. As further background of this application, briefly, sanitation districts currently fall under the Special District Act adopted by the state legislature in 1981. This Act provides for the establishment of various districts including a sanitation district. A sanitation district is defined as a special district which provides for storm or sanitary sewers or both, flood and surface drainage, treatment and disposal works and facilities, and all necessary or proper equipment and appurtenances incident thereto. The state legislature declared that the procedures were adopted and were necessary for the coordinated and orderly creation of special districts and for the logical extension of special district services throughout the state. The initial procedure for the Applicant is to submit a service plan to the Board of County Commissioners prior to the filing of any petition in the courts for the organization of the special district. This service plan must be filed with the County Clerk and Recorder for the Board of County Commissioners at least ten days prior to a regular meeting of the Board. Within five days after filing, the County Clerk will report to 3 If I the division of local government in the department of local affairs the name and type of the proposed special district. The Board of County Commissioners shall set a date within 30 days of such meeting for public hearing on the service plan. The service plan consists of a financial survey, a preliminary engineering or architectural survey, a map of the proposed special district, an estimate of the population and valuation for assessment, a description of the facilities, the standards of construction, estimates of costs including expenses relating to the organization of the district. The Board of County Commissioners shall constitute the approving authority for the service plan. The Board has the authority to approve, to disapprove or to conditionally approve. The statute provides eight different criteria the Board is to apply in reviewing the service plan. Among those criteria are the need or the sufficiency of the existing services in the area, the economic and financial ability of the service area, the facility and service standards, the long-range water quality management plans for the area, etc. The statutes further provide that the Planning Commission is to be given a copy of the service plan and present its recommendations at the public hearing. Thereafter, upon approval of the service plan, a petition must be filed in the District Court for the organization of the district. Upon the filing of the petition with the Court, the Court schedules a hearing on the organization of the district. The petitioners must file with the Court a security bond or cash deposit sufficient to pay all expenses in connection with the court proceedings. The Court is required to fix a elate for the hearing not less than 20 nor more than 40 days after the petition is filed with the Court. The Court shall make a determination whether the procedures have been followed and whether a required number of tax-paying electors have signed the petition. Upon affirmative examination, the Court shall order that the question of the organization of the special district be submitted to an election. At the time of the election the voters shall vote for or against the organization and for five electors of the district who shall constitute the Board of the special district. Within 30 days after the special district has been declared organized by the Court, the district shall transmit for recording a copy of the Order of the Court, and the map of the special district shall be filed with the County Assessor. Thus, even though an extensive examination is made of the proposed sanitation district in this application, the Board of County Commissioners must make a further detailed examination of the service plan and approve the service plan before the formation of a special district can proceed. The proposed expansion by Mr. Carlson will be constructed and developed in an orderly manner, in four phases, over a period of four to six years. Extensive work and cost is involved in the reclaiming of the unused land by installation of underground drainage and land leveling. These expenses of reclaiming the land, when combined with the need for a sanitation district to correct the existing problems, necessitates the 4 I I . expansion of the existing mobile home park from its present size to make these projects economically feasable. The majority of the neighboring landowners are strongly in favor of the proposed sanitation district. As a practical matter, it is cost-prohibitive for Mr. Carlson to attempt to farm the ground and to develop a satisfactory sewage disposal system without the expansion of this nature. It is a valid assumption that the property cannot be used economically for agricultural purposes, and it is cost-prohibitive for any farmer or rancher to expend the sums necessary to undertile the property to provide the necessary drainage, and to level the property and acquire irrigation water to attempt to place this property in agricultural production. Such an attempt to construct an artificial agricultural area is cost-prohibitive. The proposed expansion on rezoned Parcel "A" will create a total of 212 mobile home spaces. The spaces will range from 6,000 sq. ft. to approximately 11 ,000 sq. ft. in area. The resulting density is 3.7 mobile homes per acre. The main access for the project will be located in the center of the property, off Colorado State Highway 14. A secondary private access is proposed along the West property Jine to provide the operator access to the wastewater treatment plant, and the fire department an additional point of entry into the mobile home park. The interior streets will be constructed to County Standards, however, they are to be privately owned and maintained. These streets are laid out in such a manner to minimize unnecessary traffic within the park and create a sense of community along each cul-de-sac street. Playgrounds containing 0.357 acres each have been incorporated into Phases II, III and IV of the proposal. A stormwater detention facility will double as a playground for the first phase of expansion. Additionally, a clubhouse and swimming pool will be constructed following the third phase of construction. The following utilities are planned to service the park: water: sewer, electricity, gas, and telephone. Easements will be provided around the perimeter of the park and along the back of the individual spaces to accommodate the electrical, gas, and telephone utilities. Water and sewer systems are to be located in the streets in as much as possible. Water is to be supplied to the project through an existing 24 inch diameter North Weld County Water District line located along the South side of Colorado State Highway 14. All water lines within the park are proposed to be six (6) inches in diameter with three (3) fire hydrants installed per phase. Mr. Carlson is keenly aware of the needs for a mobile home park of this nature. The demand is great and increasing daily for rental spaces of the projected size. Further, Mr. Carlson' s park is centrally located to provide affordable housing for people working in Greeley, Windsor, Timnath, Fort Collins, etc. Mr. Carlson's location and plans for expansion are ideally situated and will provide a logical and orderly expansion of the existing use of the property. This parcel was 5 improperly zoned originally and ignored as a growth area. Even when the zoning was implemented, there were mobile homes and a commercial development. Further, extensive growth and development has occurred by the development of residential tracts in Larimer County just across the Weld/Larimer County line. The properties to the immediate West are smaller parcels of 2.9 acres owned by Mr. and Mrs. Kinney, 17 acres owned by Mr. and Mrs. Linguist, and approximately 16 acres owned by Mr. and Mrs. Chacon. To the East approximately 1/2 mile is a 14 lot subdivision owned by Mr. Ken Nelson. This area, although zoned agricultural, has not been used or capable of use as agricultural. The cooperative extension service examined the site and rated it as having severe limitations for agricultural ground. The extension agent stated he saw little future for the property as agricultural and encouraged Mr. Carlson' s development. The Weld County Comprehensive Plan encourages development of this type of land. Specifically, the Comprehensive Plan recognized the restrictions on this type of property at pages 97 and 98 of the Plan. The Comprehensive Plan at pages 38 and 39 further provide as follows: "Further, if on his farm there are several acres of high, dry ground that cannot be cultivated and irrigated, why should not he be free to sell his non-productive land to a builder, an industry or a business that can put the land to a beneficial use? These are valid questions that are being asked by today's farmer-landowner and, of course, the answer must be that he can sell these properties for whatever the fair market value is. With all of the problems that are imposed on today's farmer-landowner, it is not reasonable to expect him to accept a restriction on the sale of his surplus property." Mr. Carlson falls within this classification, and should be entitled to develop this parcel to make some beneficial use of the property. Mr. Carlson's development is consistent with the Comprehensive Plan in requesting existing expansion of the mobile home park that is already developed. All major utilities are already provided to this parcel , except for a good sanitation system. Mr. Carlson has received positive input from all other utilities consisting of electrical and water. In fact, the water provider, North Weld County Water District, encourages this development as the water district is in need of more useage. Mr. Carlson is not proposing a new residential development area, but is simply proposing expansion of the existing residential development adjoining the present mobile home park. This expansion is consistent with that existing use and the existing development in this part of Weld County and the developing residential uses. 6 L Mr. Carlson has received positive input from the Weld County School District RE 4. The Superintendent of Schools has advised Mr. Carlson that there is adequate facilities available and Mr. Carlson has made the appropriate arrangements with the school district to eliminate any additional cost or charges to the school district. Fire protection is provided by Poudre Fire Authority. The Poudre Fire Authority has advised Mr. Carlson that there is adequate fire protection, and their response time has been 12 to 15 minutes. Police protection which is provided by the Weld County Sheriff's Department has indicated a substantial reduction in calls since Mr. Carlson has taken ownership of the existing mobile home park. The proposed site has no sand, gravel or aggregate resource as determined by Colorado Geological Survey Special Publication 5-B "Atlas of Sand, Gravel, and Quarry Aggregate Resources Colorado Front Range Counties" revised 1975. The applicant has examined and found "Parcel "A" is located outside the Flood Hazard, Weld County Airport and Geological Hazard Overlay Districts. The applicant requests that this application be approved and a change of zone be granted as requested. S�ij cere/l/yy, !/ Lie6:14------- iDONALD L. ON 7 It r IN BOARD OF DIRECTORS ;o,. NORTH WELD COUNTY WATER DISTRICT ERNEST TIGGES w"t ALEX HEIDENREICH ROBERT ALKIRE b ,Wow L" GARY SIMPSON � HIGHWAY 85 LUCERNE,COLORADO 80646 W.M.McKAY -��,.. LYLE NELSON,MGR. .4F-E-77;; P.O.BOX 56 - PHONE 358.3020 Nov. 1 , 1984 RE: Water Service , PINE LAKE VILLAGE , Donald Carlson Dear Sirs , This letter is in response to your inquiry regarding water service to the following described property: Pt . of Sec . 17-7-67 - 1 . X Water service is presently being provided to the above described property. 2. X Water service can be made available to the above described property provided all requirements of the District are satisfied. If contracts have not been consumated with North Weld County Water District within one year from date of this letter, this letter shall become null and void . Additional comments: Sincerely, NORTH WELD COUNTYY WATER WA DISTRICT Dr"217-217e) Nelson , Manager LDN/wb -, _ I i , BOARD OF DIRECTORS " ^ ,�� ERNEST TIGGE3 - • 0*- NORTH WELD COUNTY WATER DISTRICT ALEX HEIDENREICH ROBERT A ��M o'GARY ALKIRE LKI N Ip y � HIGHWAY 85 LUCERNE,COLORADO 80848 W.M.MCKAV ! ,T�1:. LYLE NELSON,Mon. � f�= P.O.BOX 58 - PHONE 358.3020 • F$bruaay :26; 1985 Weld County Commissioners 915 10th Street Greeley, Co 80631 To Whom It May Concern : Mr. Don Carlson, asked me as Manager, of North Weld County Water District , if the expansion of his Pine Lake Trailer Park on Hwy 14 , east of Weld Co Rd 15, would be beneficial to the water district. At present time it would be, as we just completed in 1984 a major booster pump station by Box Elder Creek, 1/8 mile east of I-25 on Hwy 14 . At cost of approximately 1/4 million dollars. The same main line runs in State Hwy r. o. w. in front of proposed expansion of trailer park. Until this expansion of facilities is used in full maximum we need more usage. This would be cheapest service the district could supply as it would come off of our main line. . Which with addition of new booster pump is doubled from 3200 g. p.m. to 6000 g. p.m. NORTH WELD COU Y WATER DISTRICT e D. Nelson , Manager )N/np • I _ 1 • sotCooperative Extension Service Colorado State University Weld County Extension Office 425 North 15th Avenue Exhibition Building, Island Grove Park Greeley, Colorado 80631 303/356-4000 Ext. 4465 August 24, 1984 Don Carlson Pine Lake Village 7200 E. State Hwy 14 Ft. Collins, CO 80524 Dear Don: I am enclosing some information on your soil characteristics of property contained in Section 17, R67W, T7N. I have reviewed soil survey information that points out that soil types on your property, chiefly are made up of soil series groups 64 and 65, Thedalund loams of 1 to 3 percent slopes, and 3 to 9 percent slopes. I have copied information on the morphology of the two groups. The area also contains a limited amount of series 47, Olney fine sandy loam at the north border against Highway 14. Please note that most of 64 and 65 are within a capability subclass lye irrigated and 1Ve nonirrigated. There also is some V1 nonirrigated, which likely contains the slew areas that we looked at yesterday. I see little future for the property to be labeled as prime agricultural land, and think that your intent to develop for modular home sites fits within its best possible use. Sincerely, Elmer E. Rothman Extension Agent, Agronomy cs Enclosure • • CJU Colorado State University, U.S. Department of Agriculture and Weld County Cooperating REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION FOR PINE LAKE VILLAGE WELD COUNTY, COLORADO - NORTON UNDERWOOD AND LAMB, INC. GREELEY, COLORADO PROJECT NO. 5729-84 BY EMPIRE LABORATORIES, INC. 214 NORTH HOWES STREET FORT COLLINS, COLORADO 80521 TABLE OF CONTENTS Table of Contents Letter of Transmittal ii Report 1 Appendix A A-1 Geologic Map and Test Boring Location Plan A-2 Key to Borings A-3 Log of Borings A-4 Appendix B B-1 Consolidation Test Data B-2 Summary of Test Results B_U Appendix C rrn _ C-t Appendix D D-1 Soils Map D-2 Soils Descriptions D-3 I1T 11 Empire Laboratories, hie. P.O.Box 429•(303)4840359 GEOTECHNICAL ENGINEERING 8 MATERIALS TESTING 214 No.Howes•Fort Collins,Colorado 80522 October 4, 1984 Norton Underwood and Lamb, Inc. 1020 28th Avenue Greeley, Colorado 80631 Attention: Mr. Tom Norton Gentlemen: We are pleased to submit our Report of a Preliminary Geotechnical Investigation prepared for the proposed mobile home park located on Colorado Highway 14, east of Fort Collins, Colorado. The accompanying report presents our findings in the subsurface and our recommendations based upon these findings. Very truly yours, or rra " t� EMPIRE LABOR TORIES,≥Vr: Q Senior Engineering Geologist j Reviewed by: //� ``-c,sc .k C.s,"t C/ iigv'^i.v7 by:, J V`:"-G15TER�^O°S • • i 3 CA-: : Chester C. Smith, P.E. 4O03 - N President (.P°• j '„.., r ‘7.' ..>`: CI C LU teo R4ro W ., re 10 Branch Offices a, P.O.Box 1135 P.O.Box 1744 P.O.Box 10076 4' ? Longmont,Colorado 80502 Greeley,Colorado 80632 Cheyenne,Wyoming 82003 .••\..••\. '1 (303)776-3921 632.9(303)351 0460 (307)6329222 4 ,�.'. Member of Consulting Engineers Council ii IT---- r IF REPORT OF A PRELIMINARY GEOTECHNICAL INVESTIGATION SCOPE This report presents the results of a preliminary geotechnical evaluation prepared for the proposed mobile home park located east of Fort Collins, Colorado. The investigation included test borings and laboratory testing of samples obtained from these borings. The objectives of this study were to determine the geologic characteristics at the site and to determine the subsurface conditions at the site relative to the proposed construction. SITE EXPLORATION _ - The field exploration, carried out on September 21 , 1984, consisted of drilling, logging, and sampling twelve (12) test borings and running five (5) percolation tests. The locations of the test borings are shown on the Geologic Map and Test Boring Location Plan included in Appendix A of this report. Boring logs prepared from the field logs are included in Appendix A. These logs show soils encountered , location of sampling, and groundwater at the time of the investigation. A summary of the test results is included in Appendix B. The borings were advanced with a four-inch diameter, continuous- type, power-flight auger drill. During the drilling operations, a geotechnical engineer from Empire Laboratories, Inc. was present and made continuous observations of the soils encountered. A visual evaluation of the site was made by an engineering geologist of Empire Laboratories, Inc. on September 21 , 1984. -1- SITE LOCATION AND DESCRIPTION The proposed site is located on the south side of Colorado Highway 14 approximately one-half mile west of Colorado Highway 257, east of Fort Collins, Colorado. More particularly, the site is described as a tract of land situate in the Northwest 1 /4 of Section 17, Township 7 North, Range 67 West of the Sixth P.M. , Larimer County, Colorado. The northwestern portion of the site is currently occupied by an existing mobile home park. Several old farm buildings are located east of the mobile home park, and a large marsh, or swamp, area occupies the northeast corner of the site. An area of poor drainage, or marshy area, is located north of the southeast corner of the property and extends into the central portion of the property. A small dam and pond lie southeast of the mobile home park. A small intermittent stream beginning at the outlet of the dam traverses the site and'Zeaves the property east of the southeast corner of the site. The majority of the remainder of the area consists of irrigated farm land currently vegetated with corn stubble. Several dirt trails traverse the site. The property is bordered on the south by an abandoned railroad bed from the Colorado and Southern Railroad, which is paralleled by an overhead power line. The property is bordered on the west and east by farm land. The area east of the site is elevated above the property. In general, the site has positive drainage to the south and southwest; however, areas of poor drainage, identified by the wet, marshy areas, comprise a large portion of the site. LABORATORY TESTS AND EVALUATION Samples obtained from the test borings were subjected to testing in the laboratory to provide a sound basis for evaluating the physical properties of the soils encountered. Moisture contents, dry unit weights, unconfined compressive strengths, swelling potentials, and the Atterberg limits were determined. A summary of the test results is included in Appendix B. Consolidation characteristics were also determined, and curves showing this data are included in Appendix B. -2- SOIL AND GROUNDWATER CONDITIONS The soil profile at the site consists of strata of materials arranged in different combinations. In order of increasing depths, they are as follows: (1 ) Topsoil and/or Fill Material: The majority of the site is overlain by a six (6) inch layer of silty topsoil. The topsoil has been penetrated by root growth and organic matter and should not be used as a bearing soil or as a fill and/or backfill material. A one (1 ) foot layer of fill material was encountered at the surface in Boring 3. The fill consists of a mixture of sand, silt, and clay. It is not known whether the fill has been uniformly or properly compacted; t1 refore, it should not be used as a foundation soil. (2) Sandy Clayey Silt: This stratum underlies the topsoil and extends to the bedrock below. The clayey silt varies to a silty clay, contains varying amounts of sand and lenses of silty sand and exhibits low to moderate bearing characteristics in its damp to saturated in situ condition. When wetted, the silt stratum exhibits little to slight swell potential. (3) Sandstone-Siltstone Bedrock: The bedrock was encountered in all borings below the upper silts at depths one (1 ) to eight and one-half (8-1 /2) feet below the surface and extends to greater depths. The upper one-half (1 /2) to seven (7) feet of the bedrock is highly weathered; however, the underlying sandstone interbedded with minor amounts of siltstone and traces of claystone is firm to dense. Lenses of densely cemented sandstone were encountered in several places throughout the bedrock stratum. The firm bedrock exhibits high to very high bearing characteristics; and when wetted, the siltstone and claystone portions of the bedrock exhibit slight to moderate swell potential. -3- (4) Groundwater: At the time of the investigation, free groundwater was encountered in all but Borings 4 and 5 at depths three (3) to nine and one-half (9-1 /2) feet below the surface. No free groundwater was encountered in Borings 4 and 5 to depths fifteen (15) feet below the surface. Water levels in this area are subject to change due to seasonal variations, irrigation demands on and adjacent to the site, fluctuations in the level of the reservoir or pond located in the northeast corner of the site, and flows in the Larimer County Canal located adjacent to the northeast corner of the site. In addition, a perched groundwater condition may occur at the site. Where water is not already encountered above the bedrock stratum, surface water may percolate through the upper subsoils and become trapped on the relatively-Tmpervious rock, thus forming the perched groundwater condition. RECOMMENDATIONS AND DISCUSSION It is our understanding that the site is to be developed as a mobile home park, and a central on-site sewage disposal system is planned to serve the development. Geology The proposed mobile home park 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 subject 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 occurred, 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 -4- topography of the Colorado Piedmont in this region. The site is underlain by the upper unit of the Cretaceous Pierre Formation. The upper unit of the Pierre shale in this area is approximately two thousand (2000) to three thousand (3000) feet thick. The Pierre shale is overlain by alluvial and residual silts and clays of Pleistocene and/or Recent Age. Bedrock underlies the site at depths one (1 ) to eight and one-half (8-1 /2) feet below the surface. The regional dip of the bedrock in this area is slight 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. Large wet or marshy areas were noted in the northeast, central, and southeast portions of the site. If construction is planned in these areas, these areas should be thoroughly drained and filled such that finished subgrade below building and paved areas is a minimum of three (3) feet above groundwater elevations. A small dam and pond were noted at the south end of the swamp area in the northeast corner of the site. Seepage was noted at the base of the dam. If this structure is to be left in place, the stability of this structure should be evaluated by a geotechnical engineer to ensure its safety. An intermittent stream beginning at the outlet to this dam traverses the central and southwestern portions of the site, leaving the property just east of its southwest corner. The one hundred (100) year flood plain of this drainage should be determined, and structures should either not be built within the flood plain of this drainage or they should be elevated above the flood plain of the drainage. The property lies within the drainage basin of the Cache La Poudre River. However, the river lies well south of the site, and the property does not lie within the flood plain of the stream. With proper drainage around all structures and proper culverts and ditches for streets and driveways, erosional problems should be reduced. The silty nature of the on-site soils would indicate that these materials are subject to erosion. Therefore, areas stripped of vegetation outside of building and paved areas should be reseeded to minimize future erosion. The Pierre Formation is not known to contain coal , quarry rock, sand and gravel , limestone, or radioactive minerals. Therefore, in view of this and the fact that the upper unit Pierre Formation is -5- I� f1 approximately two thousand (2000) to three thousand (3000) feet thick, it is our opinion that the site should not be considered as an economic source for any of the above-mentioned minerals, nor should it contain radioactive hazards. Site Grading and Utilities Specifications pertaining to site grading are included below and in Appendix C of this report. It is recommended that the upper six (6) inches of topsoil below building, filled and paved areas be stripped and stockpiled for reuse in planted areas. The upper six (6) inches of the natural subgrade below building, filled and paved areas should be scarified and recompacted at or slightly wet of optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78. (See Appendix C.) Wet and marshy areas to be filled should be thoroughly drained and all organic matter and muck removed. All heavy vegetation should be removed from the wet areas to be drained and filled. Stabilization of these areas may require the use of geotextiles, granular pit runs, or chemicals. Fill placed in the wet, marshy areas should consist of granular pit run or other rock-type material containing little or no fines. Additional fill placed at the site should consist of the on-site soils or imported granular materials approved by the geotechnical engineer. Fill should be placed in uniform six (6) to eight (8) inch lifts and mechanically compacted at or slightly wet of optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78. Bedrock encountered at the site may be used as fill material. Heavy-duty construction equipment equivalent to a D-8 tractor may be needed to excavate the bedrock, and bedrock used as fill should be broken into pieces less than six (6) inches in diameter. Proper placement of the bedrock as fill may be difficult, and a disc or other mixing equipment may be needed to obtain uniform moisture and proper compaction. Where possible, the bedrock should be used in open and planted areas or in the lower portion of fill below paved and building areas. -6- jl lii In computing earthwork quantities, an estimated shrinkage factor of fifteen percent (15%) to twenty percent (20%) may be used for the on-site silts, clays and bedrock compacted to the above-recommended density. Utility trenches dug four (4) feet or more into the upper silt soils should be excavated on slopes no steeper than 1 :1 . The bedrock may be excavated on vertical slopes. Excavation of the bedrock may require the use of heavy-duty construction equipment. Where utilities are excavated below groundwater, dewatering will be needed during placement of pipe and backfilling for proper construction. All piping should be adequately bedded for proper load distribution. Backfill placed in utility trenches in open and planted areas should be compacted in uniform lifts at optimum moisture to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78 the full depth of the trench. The upper four (4) feet of backfill placed in utility trenches under roadways and paved areas should be compacted at or near optimum moisture to at least ninety-five percent (95%) of Standard Proctor Density ASTM D 698-78, and the lower portion of these trenches should be compacted to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78. Addition of moisture to and/or drying of the subsoils may be needed for proper compaction. Proper placement of the bedrock as backfill may be difficult, as is discussed above. Stripping, grubbing, subgrade preparation, and fill and backfill placement should be accomplished under continuous observation of the geotechnical engineer. Field density tests should be taken daily in the compacted subgrade, fill , and backfill under the direction of the geotechnical engineer. Foundations In view of the anticipated loads transmitted by the proposed construction and the soil conditions encountered at the site, it is recommended that the structures founded on the upper silt subsoils a minimum of two (2) feet above the bedrock stratum be supported by -7- conventional-type spread footings. All footings should be founded on the original, undisturbed soil. In no case should footings be founded on the existing fill encountered at the site. The undisturbed nature of the soil should be verified by the geotechnical engineer prior to placement of any foundation concrete. All footings should be placed a minimum of thirty (30) inches below finished grade for frost protection and a minimum of two (2) feet above the bedrock layer. Based on preliminary test results, footings founded at the above levels may be designed for a maximum allowable bearing capacity between seven hundred fifty (750) and one thousand five hundred (1500) pounds per square foot (dead load plus maximum live load) . Structures founded on the weathered or firm bedrock stratum may be supported by conventional-type spread footings and/or grade beams. All footings and/or grade beams founded on the bedrock straTum should be placed a minimum of thirty (30) inches below finished grade for frost protection. The identification and undisturbed nature of the bedrock should be verified by the geotechnical engineer prior to placement of any foundation concrete. Based on preliminary test results, footings and/or grade beams founded on the bedrock stratum may be designed for a maximum allowable bearing capacity between three thousand (3000) and five thousand (5000) pounds per square foot (dead load plus maximum live load) . To counteract swelling pressures which will develop if the siltstone-claystone portion of the bedrock becomes wetted, all footings and/or grade beams placed on the bedrock layer should be designed for a minimum dead load between five hundred (500) and one thousand (1000) pounds per square foot. A feasible foundation alternate would be to support the structures by a drilled pier foundation system. Using this type of foundation system, the structure is supported by piers drilled into the bedrock stratum and structural grade beams spanning the piers. The piers are supported by the bedrock stratum, partially through end bearing and partially through skin friction. It is recommended that all piers be straight-shaft and that they be drilled a minimum of three (3) feet into the firm bedrock . stratum. Based on preliminary test results, piers founded at the above level may be designed for a maximum allowable end -8- I_-_--_ IF ''T1 bearing pressure between fifteen thousand (15,000) and twenty-five thousand (25,000) pounds per square foot. It is estimated that a skin friction between one thousand five hundred (1500) and two thousand five hundred (2500) pounds per square foot will be developed for that portion of the pier embedded more than three (3) feet into the firm bedrock stratum. To counteract swelling pressures which will develop if the subsoils become wetted, all piers should be designed for a minimum dead load between three thousand (3000) and five thousand (5000) pounds per square foot. Where this minimum dead load requirement cannot be satisfied, it is recommended that skin friction from additional embedment into the firm bedrock be used to resist uplift. All piers should be reinforced their full length to resist tensile stresses created by swelling pressures acting on the pier. It is recommended that all grade beams have a minimum four (4) inch void between thrbottom of the beam and the soil below. When bedrock is encountered below groundwater, temporary casing of drill holes will be required. It is suggested that all piers have minimum twelve (12) to eighteen (18) inch diameters. It is strongly recommended that the geotechnical engineer be present during the drilling operations to (1) identify the firm bedrock stratum, (2) assure that proper penetration is obtained into the sound bedrock stratum, (3) ascertain that all drill holes are thoroughly cleaned and dewatered prior to placement of any foundation concrete, (4) check all drill holes to assure that they are plumb and of the proper diameter, and (5) insure proper placement of concrete and reinforcement. Basements and Slabs and Grade Due to the relatively shallow depth to groundwater and/or bedrock encountered over the majority of the site, it is our opinion that basement construction is feasible only if area or perimeter drains are constructed at the site. Finished basement, garden level, slab-on-grade or lower crawl space elevations should be placed a minimum of three (3) feet above existing groundwater elevations and/or the bedrock stratum. If -9- this cannot be accomplished, then drainage systems will be required around the structures. If area drains are utilized to lower water levels in the area, then individual perimeter drains may not be required. However, in any case, finished lower levels of all structures should be a minimum of three (3) feet above the bedrock stratum and/or final groundwater elevations at the site. Subgrade below slabs on grade should be prepared in accordance with the recommendations discussed in the "Site Grading and Utilities" section of this report. Slabs on grade utilizing perimeter drains should be underlain by a minimum of eight (8) inches of clean, graded gravel or crushed rock devoid of fines. Slabs on grade founded on the expansive bedrock stratum should be designed as floating slabs structurally independent of bearing members. Central Septic System In view of the shallow depth to groundwater and/or bedrock encountered over the majority of the site, it is our opinion that only portions of the site are suitable for construction of a central sewage disposal system. An evaporation-transpiration or mounded system may be required to meet county requirements. Since the installation will be commercial in nature, an engineered sewage disposal system will be required for the site in any event. GENERAL COMMENTS It should be noted that this was a preliminary investigation and that the bearing capacities recommended in this report are based on preliminary tests. Due to variations in soil conditions and swelling pressures encountered at the site, it is recommended that additional test borings be made prior to construction. Samples obtained from the borings should be tested in the laboratory to provide a basis for evaluating subsurface conditions. -10- APPENDIX A. _ IIII'' I 5O11-s M A p y(aTr- Ni4►I,✓At 14- G4 (per I to 6,4 1 • �±_ _ 6,4 i ,fi • Co • 47 • , I. • + SI E.- . ' 's--' -3. In - goa' . -IT- 11r IIII I KEY TO BORING LOGS j., TOPSOIL • T •�; GRAVEL • . • 07.1 FILL El SAND& GRAVEL e SILT ••••'? SILTY SAND&GRAVEL '/ .� •aa, 121 CLAYEY SILT Vol COBBLES /' •1 SANDY SILT /. i. is SAND,GRAVEL& COBBLES CLAY WEATHERED BEDROCK r I SILTY CLAY SILTSTONE BEDROCK �d SANDY CLAY CLAYSTONE BEDROCK - }. .• . SAND • • • SANDSTONE BEDROCK ��• SILTY SAND �� LIMESTONE m. CLAYEY SAND xxx xxx GRANITE eax e/yi SANDY SILTY CLAY ■ 1 SHELBY TUBE SAMPLE STANDARD PENETRATION DRIVE SAMPLER WATER TABLE 3 DAYS AFTER DRILLING C HOLE CAVED 5/12 Indicates that 5 blows of a 140 pound hammer falling 30 inches was required to penetrate 12 inches. A-3 EMPIRE LABORATORIES.INC. _-. _ -11 TT LOG OF BORINGS pl fll4 o.l ko.2. 103 Na/1" 0 8/12 /'r ___11/_12r9/12 7/12 r'r� I: .: 2onz ' "� : - 20/12 - 11 5 3/12 ' _= V 32/12 .s i . . 50/6 3- 50/11 i . . 50/12 4-7•=7. 50/12 14.1 10 - 15 50/5 " 50/8 3•_ 50/10 50/6 -I A-4 EMPIRE LABORATORIES, INC. 11 - __ Iii I ', { bib.LOG OF BORINGS 17 kit%S bie. Co ht..-1 No.s 4),221 7 II/12 irrr rif 13/12 8/1214/ 20/12 �+ 50/12 42/12 7 5 13/12 -t 15/121 -- 'Q' .. 50/8 I•.•. 11/121 50/6 - 38/12 j== 10 -- d _ 15 50// a. . . 50/9 L'_ 50/8 3_ 50/101— A-5 EMPIRE LABORATORIES, INC. I 1 If, Ifi LOG OF BORINGS ai!fg_ 1-10.c) IL.I0 1e.L_ I.10.iz 0 6/12 , � . 8/12 ' 9/12 ' 4/12 "� 3/12 cl 4/12 f - % , f.. 5 1/123': %�.. 7/12 o- - - —� 4/12 13/12 _ 43/12 37/12 4— 10 15 50/9 Et= 50/91: : 50/9 ai_ 50/11 a:'.'. A-6 EMPIRE LABORATORIES, INC. I1 I 1T APPENDIX B. V CONSOLIDATION TEST PRO. 5229 .660 , PORING P10. : 2 .840 DEPTH: 3 .0 DRY DENSITY: 59.2 PCF i MOISTURE: 21 .8 % .620 r.600 0 H d .cp -Nr- - c4 A .56E , a .540 , .520 - Y , .500 - .480 _ i 0. 1 n. 25 0. 5 1 . 0 5 10 APPLIED PRESSURE - TSF 8 .0 J W 4 .0 U) I I j--‘-".. .4...."---%-eHi F- N -e ,o H J to - -12 .0 { co U -16 .0 0. 1 0.25 P. 5 1 . ►i 5 1 n APPLIED PRESSURE - TSF EI1F' IF;E LFiBrIFFiTriR I E7. INC . B-2 SWELL - CONSOLIDATION TEST PRO. 5728 .580 BORING NO. : 4 576 DEPTH: 3 .6 DRY DENSITY: 104.7 PCF .586 MOISTURE: 20.4 % .550 O r .546 A .530 O .520 .5L0 .500 .496 ---- 0. 1 0. 25 0. 5 1.6 5 10 APPLIED PRESSURE - TS'F 4 .0 J zal 2 .6 0.0 u -2 .0 A -4 .0 WATER ADDED O -8 .0 -8 .0 0. 1 0.25 0. 5 1 . 0 5 10 APPLIED PRESSURE - TSF EMPIRE LABORATORIES INC . B-3 c c '— N N CV N r CV N CV O CV CV CV e r- r (.0 LC) r r- r CO r r r r r r r• to v 0 \ \ \ ' \ \ \ \ \ - \ - \ \ c- COO O O !+) O O ON O O O N. N O C) CO d N th to r Lo 1.0 CV to LO CO If) LC) UU 5 N c C_ et O U c V) e4 NH8 .• g r.y a •- w1 V 1 c ax rn 7 a • �e Q > to v_ m_ • r c- CO A- d zEX In V) .:1 J' CV N J D GO 0 W ? CC n 1. l W V) 17 W 0 i F d U. mm CC .r^X O 7 0 r a oa o J N CC t0 Q g 0 tL d i u. O n: d V) y an Na. r acti a a CD Goa Co Qy— M U >— co N. 0:a ON — � 01 r r LO O CV LO Is. r— et Gf LC) LO CO WI O y 2 Or CV N CV CV LO CO N. CV I—. r— r= CV CO C) .— r rLO 4:1' r CO LC) LO O LC) • LO O Q 01 • �LC) O O • L17 O O O • •r,, r et 1� r r- In 1� r r- CO r- r et et to r- YtiL I I I I I I I I I I I I I I I I I I Q- In O O !) Q O L O O Lt O ) O Q O LO O CO O O O M 1-. d O Ch 1-••• Cr O M 1-, O co et 1's et r• r- r •-- et 0 2 r NC") cr m B-4 C , O C N N N N N N N N lV N O rv.; r r co N. r-•• r r C7l r r 1/4O CO r r r r y• C \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ao CO O O O CO M •—• O CO N Co O O an CO O 4 0 r Ln Lt') LC) r r Ln .P it) Lo N r C) in ri Ng Y= ¢O J c U •°O VA F•Yi ••• N aQ3 kO I C ax LO 'v ' 2• c co =• x CT) .II m... • n�X r a r >7••• • N. Q X M co J J' M I— J D V) . c w CC x 2 a. u F- u W C I— < b M O a 0 3•-X C co Ov N a - Q a M LL in N 3• �y N CO 0. O a a S'� O r C • a Lo 'CrEy ya N ow ZLL N eCL) O) O °o G" O1 o .. N d d N N if) an r r LO N. a0 n n O d es- i0 N. In Ln r N. O) t0 CO LC) d• lf) CO CO Is- n r r r r ►- r r I- r I- r r r l f LO Ca N. • Ln O O O • 1.0O In N. L U7 O O O • • • '**2 • .� • •• vs• •• d• • • • d• • • d• '2 LA a Ir T 1 i wl '0 1� r . e u�1 w O CD Ln O O O O Ln C O Co Ln O O O CD O C•1 N. d• O M d• N. d O co n d O M d' n d' I- r •_ •--• 01 C • in in r\ O0 '5 Z O) El ___.1. ]] __ _ . O O t N N N N N N N CV N N N N r- r r- r CT r- r- r- ( 1 r- I- r-- 01 r r r ►+• Z t t0 Cr) M co r- \ C o \ \ C CL a r^ c) CI 01 <I" C� O .4 r. N. O d' ul M LI7 yMy.�s' N Ir 0 47 1 IJ C In O B ..' fn y 0 aJ O v RQ .1' U I Q 0.2 O xx Ec O T U ..... N a. 1JO tr.X cn c, :=1.I W N H J y U IL = z cc Ti ^ 0 vi I- w y N .x.. C w F- o r LL 2 LI1 CC O C O N. 0 T) ^" O CO y y Q Cr J cQ W C Ir • d D S o y U')il: in m to, od 0. r - • . r 0 CN In 'CrN O IA` ^ <I" tD U Z'- LO N. N. t."46 ° `d o c1 O'� 0) r • - 0 y ct CO r- CO N. 11) O Q1 01 O CO N. 01 Cr) C") N. In O op in In N r. LC) M co 0 01 O ^ Cr) co \C 2 r- Ni M r- r N N N r r r N N r COCO47 O O O LC) O O O • 4) O O 0 •CO LC) a O O • 01 t r .C1' CO 0) . r .d- LP) CO Cr r CO 01 r- r- er U) CO O r I 1 1 1 1 11111 I I I I 1 o a= Ln O O O O 1.0 O O O CD I1) O O O O t� O O d O O co N. co 4 O C") .' I. 4 co C') N. 00 c1' O CI) c' n at r p.' r ' I •C O 01 CD r.. N O Z r r COir— b-6 SUMMARY OF TEST RESULTS Percolation Summary Boring Depth to Depth to Percolation Rate Number Bedrock, ft Groundwater, ft (Time Required for Water to Fall One (1 ) Inch in Min) 2 6.0 6.3 11 9 7.0 3.9 160 10 8.5 6.8 160 11 5.0 5.9 60 12 5.5 4.8 60 B-7 �� ill APPENDIX C. -T APPENDIX C. Suggested Specifications for Placement of Compacted Earth Fill and/or Backfills. GENERAL A soils engineer shall be on-site to provide continuous observation during filling and grading operations and shall be the owner's repre- sentative to inspect placement of all compacted fill and/or backfill on the project. The soils engineer shall approve all earth materials prior to their use, the methods of placing, and the degree of compaction obtained. MATERIALS Soils used for all compacted fill and backfill shall be approved by the soils engineer prior to their use. The upper two (2) feet of compacted earth backfill placed adjacent to exterior foundation walls shall be an impervious, nonexpansive material . No material , including rock, having a maximum dimension greater than six inches shall be placed in any fill . Any fill containing rock should be carefully mixed to avoid nesting and creation of voids. In no case shall frozen material be used as a fill and/or backfill material . PREPARATION OF SUBGRADE All topsoil , vegetation (including trees and brush), timber, debris, rubbish, and other unsuitable material shall be removed to a depth satisfactory to the soils engineer and disposed of by suitable means before beginning preparation of the subgrade. The subgrade surface of the area to be filled shall be scarified a minimum depth of six inches, moistened as necessary, and compacted in a manner specified below for the subsequent layers of fill . Fill shall not be placed on frozen or muddy ground. C-2 PLACING FILL No sod, brush, frozen or thawing material , or other unsuitable material shall be placed in the fill , and no fill shall be placed during unfavorable weather conditions. All clods shall be broken into small pieces, and distribution of material in the fill shall be such as to preclude the formation of lenses of material differing from the surrounding material . The materials shall be delivered to and spread on the fill surface in a manner which will result in a uniformly compacted fill . Each layer shall be thoroughly blade mixed during spreading to insure uniformity of material and moisture in each layer. Prior to compacting, each layer shall have a maximum thickness of eight inches, and its upper surface shall be approximately horizontal . Each successive 6" to 8" lift of fill being placed on slopes or hillsides should be benched into the existing slopes, providing good bond between the fill and existing ground. MOISTURE CONTROL While being compacted, the fill material in each layer shall as nearly as practical contain the amount of. moisture required for optimum compaction or as specified, and the moisture shall be uniform throughout the fill . The contractor may be required to add necessary moisture to the fill material and to uniformly mix the water with the fill material if, in the opinion of the soils engineer, it is not possible to obtain uniform moisture content by adding water on the fill surface. If, in the opinion of the soils engineer, the material proposed for use in the compacted fill is too wet to permit adequate compaction, it shall be dried in an acceptable manner prior to placement and compaction. COMPACTION When an acceptable, uniform moisture content is obtained, each layer shall be compacted by a method acceptable to the soils engineer and as specified in the foregoing report as determined by applicable standards. Compaction shall be performed by rolling with approved tamping rollers, pneumatic-tired rollers, three-wheel power rollers, vibratory compactors, or other approved equipment well-suited to the soil being compacted. If a sheepfoot roller is used, it shall be provided with cleaner bars attached in a manner which will prevent the accumulation of material between the tamper feet. The rollers should be designed so that effective weight can be increased. MOISTURE-DENSITY DETERMINATION Samples of representative fill materials to be placed shall be furnished by the contractor to the soils engineer for determination of maximum density and optimum moisture or percent of Relative Density for these materials. Tests for this determination will be made using methods conforming to requirements of ASTM D 698, ASTM D 1557, or ASTM D 2049. Copies of the results of these tests will be furnished to the owner, the project engineer, and the contractor. These test results shall be the basis of control for all compaction effort. DENSITY TESTS The density and moisture content of each layer of compacted fill will be determined by the soils engineer in accordance with ASTM D 1556, ASTM D 2167, or ASTM D 2922. Any material found not to comply with the minimum specified density shall be recompacted until the required density is obtained. Sufficient density tests shall be made and submitted to support the soils engineer's recommendations. The results of density tests will also be furnished to the owner, the project engineer, and the contractor by the soils engineer. APPENDIX D. • �lOfoo �x7o _____r Jc____._ ` -)t P'1 1-11401 WA)/ 14 �x IS 614 ----ji ) Intl -- C 4—T11i ' \ ?RAI PARK \N �J B \\V\ �? o�L-L � S s sk I- 0L-oI6 MkP Kru \ -_____FN • Oati. ,ril ' :\, !cat i \ ti i • --: iLd . \ Z ..�. s \ s ‘i,ll lie r N i� ,_�\ / \lam \.„. * IL \ \ • * ./). w \ . * \ VI ii.,7 7, sit., 1 \��y! ‹,. w --41----)V 1. * • & K ) / 1 1 ILII e}1.12 / I I% (A - 4020 GICEFACE.-O OS \J\so� "f PtRL SNAL� ,� „ v `�`iutke S' upP • 04 IT n�wl Arw ® -- — 50 I loll —f1 B 1021 REC 01956733 02/21/84 16:22 $12.00 1/004 A R115L733 F 1097 MARY ANN FEUERSTEIN CLERK 6 RECORDER WELD CO, CO State Documentary Fee Dote.. WARRANTY DEED $ THIS DEED made this OW day of February, 1984, by and between GLADYS IOLA HOWARD, also known as Gladys Harp Howard, and TIMOTHY GORDON HOWARD, also known as Timothy Howard, whose mailing address is 2470 South Ivanhoe Place, Denver, Colorado 80237, hereinafter referred to as the Grantors,' and DONALD J. CARLFortSON,Collins,se mailing address is 7200 s H y 14, Colorado 80524, hereinafter referred tog as Grantee." WITNESSETH: That the Grantors, for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration to the Grantors in hand paid by the Grantee, the receipt of which is hereby confessed and acknowledged, have granted, bargained, sold, and conveyed, and by these presents do hereby grant, bargain, sell, and confirm unto the Grantee, his heirs, administrators, and assigns, forever, those certain parcels of real property situate in the County of Weld, State of Colorado, which are legally described on Exhibit 'A' attached hereto and incorporated herein by reference. 'DOt.n"- iry sU TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues, and profits thereof, and all estate, right, title, interest, claim, and demand whatsoever of the Grantors, either in law or equity, of, in, or to the above-bargained premises, with the hereditaments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described with the appurtenances unto the Grantee, his heirs, administrators, and assigns, forever. And the Grantors, for themselves and their heirs, administrators, and assigns, do covenant, grant, bargain, and agree to and with the Grantee, his heirs, administrators, and assigns, that at the time of the ensealing and delivery of these presents they are well seized of the premises above conveyed; have good, sure, perfect, absolute, and indefeasible estate of inheritance, in law, in fee simple; and have good right, full power, and lawful authority to grant, bargain, sell, and convey the same in manner and form as afore- said; and that, except as hereinafter provided, the same are free from all former and other grants, bargains, sales, liens, taxes, assessments, and encumbrances of whatever kind or nature soever; and the Grantors do hereby warrant the title to the same, subject to all of the following: 1. All existing easements and rights-of-way in place or of record. 2. All oil, gas, or other mineral leases, exceptions, or reservations of record. 3. Any restrictions, reservations, or exceptions contained in any United States or State of Colorado Patents of record. 4. All zoning and other governmental rules and regulations. 5. Statutory lien rights resulting from the inclusion of the property in any improvement districts. 6. General property taxes for the year 1984 and subsequent years. The Grantors, for themselves and their heirs, administrators, and assigns, do covenant and agree to and with the Grantee, his B 1021 REC 01956733 02/21/84 16:22 $12.00 2/004 F 1098 MARY ANN FEUERSTEIN CLERK 6 RECORDER WELD CO, CO heirs, administrators, and assigns, that the Grantee, his heirs, administrators, and assigns, shall and may lawfully and at all times hereafter peaceably and quietly have, occupy, possess, and enjoy said premises hereby granted, or intended so to be, with the appurtenances, without the lawful hinderance or molestation of the Grantors, their heirs, administrators, or assigns, or of any other person or persons whomsoever, by or with their consent, privity, or procurement. Reservation of Royalty Interest. The Grantors herein expressly except and reserve unto themselves, their heirs, administrators, and assigns, forever, a fifty percent (50%) royalty interest in and to all oil and gas located in, on, or under the surface of the real property being conveyed hereby (including both Parcel 1 and Parcel 2 as described on Exhibit "A" attached hereto) , which fifty percent (50%) royalty interest shall be hereinafter referred to as "the Reserved Royalty Interest." The Grantors and the Grantee expressly acknowledge that the subject real estate is subject to an existing Oil and Gas Lease dated April 8, 1983, in which Altex Oil Corporation is the Lessee. With respect to said existing Oil and Gas Lease, the Reserved Royalty Interest shall entitle the Grantors to receive one-half (1/2) of all royalties paid pursuant to said Lease, there being no provision in said Lease for the payment of delay rentals. The Grantee shall be solely entitled to any surface damages payable under said existing Oil and Gas Lease. If, after expiration of the said existing Oil and Gas Lease, the Grantee, or his heirs, administrators, or assigns, leases the subject real estate to third parties for the production of oil and/or gas, the Reserved Royalty Interest shall entitle the Grantors to receive one-half (1/2) of all bonus payments, delay rentals, or royalties paid pursuant to any such future leases. The Grantee shall be solely entitled to any surface damages payable under any such 1 If the Grantee, or his heirs, administrators, or assigns, elects to remove oil and/or gas from the subject real estate without leasing the same to third parties, the Reserved Royalty Interest shall entitle the Grantors to receive royalty payments equal to six and 25/100 percent (6.25%) of any oil and/or gas removed (representing one-half (1/2) of the customary twelve and one-half percent 112.5%) landowner's royalty interest) . The Reserved Royalty Interest shall not entitle the Grantors to remove any oil and/or gas from the real property being conveyed hereby or to enter upon the surface of said property for the purpose of exploring for or removing said minerals. Subject to the Grantors' Reserved Royalty Interest, the Grantors hereby convey, transfer, grant, and assign unto the Grantee one hundred percent (100%) of all oil, gas, or other minerals or mineral rights located in, on, or under the surface of the property being conveyed hereby. The Grantors further grant and transfer unto the Grantee all "executive privileges" with respect to the leasing or production of oil, gas, and other minerals, thereby allowing the Grantee, his heirs, administrators, or assigns, to negotiate in his sole and absolute discretion the terms and conditions of any oil, gas, or other mineral leases. Any such lease terms negotiated by the Grantee, his heirs, administrators, or assigns, shall be binding upon the Grantors. IN WITNESS WHEREOF, the Grantors have executed this Warranty Deed the day and year first above w 'tten 4"f G LA 1O , a so mown s JGI dy/s1Na/r//p/�f w rd - -- PtJefitrtitit'sLif TIMOTHY GORDON H ARD, also known as Timothy Howard B 1021 REC 733 84 2 F 1099 NARY OANN 6FEUERSTEIN/CLERK 662RECORDER• 0 WELD CO, CO STATE OF COLORADO )COUNTY OP LARIMER j $s. The foregoing instrument was acknowledged before me this •/.il/� day of February, 1984, by GLADYS IOLA HOWARD, also known as Gladys Harp Howard, and TIMOTHY GORDON HOWARD, also known as Timothy Howard. WITNESS my hand and official seal. My commission expires: ✓ /4*- '47 • \./_\) /• f / . YJ.• • I +tit Notary Public Jf ••.. Business''yyAddress: , e; � 1/45/see' y • it 1/4rrr t L Ctr!/r • lr,., f0 ' es •Is • B 1021 REC 733 84 F 1100 MARY ANN 6FEUERSTEIN/CLERK 6L 2 . RECORDER WELD CO, CO EXHIBIT 'A' ATTACHED TO AND MADE A PART OF THE WARRANTY DEED BETWEEN GLADYS IOLA HOWARD AND TIMOTHY GORDON HOWARD ("THE GRANTORS') AND DONALD J. CARLSON ("THE GRANTEE") LEGAL DESCRIPTION PARCEL 1: ' The E1/2 of the NW1/4 and the E1/2 of the W1/2 of the NW1/4 of Section 17, Township 7 North, Range 67 West of the 6th P.M., also described as the E3/4 of the NW1/4 of Section 17, Township 7 North, Range 67 West of the 6th P.M., EXCEPTING THEREFROM a tract of land conveyed to Donald J. Carlson by Deed recorded November 7, 1983, in Book 1012 as Reception No. 1946215, being more particularly described as follows: Considering the North line of the NW1/4 of said Section 17 as bearing S 89'49'00' E, and with all bearings contained herein relative thereto: COMMENCING at the North Quarter Corner of said Section 17; thence along the East line of said NW1/4 S 00°39'30' W, a distance of 46.60 feet to the POINT OF BEGINNING, said point also being on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 1n5 in the Office of the Clerk and Recorder of said County; thence continuing along said East line S 00.39'30' W, a distance of 846.65 feet; thence S 90°00'00' W, a distance of 921.24 feet; thence S 00°14'53' W, a distance of 30.00 feet; thence S 90°00'00' W, a distance of 846.60 feet; thence N 00°14'53" E, a distance of 876.60 feet to a point on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence along said South right-of-way line N 90°00'00' E, a distance of 1773.90 feet to the TRUE POINT OF BEGINNING, County of Weld, State of Colorado. PARCEL 2: All of the Grantors' right, title, and interest in and to the following-described parcel of land: A tract of land located in the Northwest Quarter of Section 17, Township 7 North, Range 67 West of the 6th P.M., of Weld County, Colorado, being more particularly described as follows: Considering the North line of the Northwest Quarter of said Section 17 as bearing South 89°49'00' East and with all bearings contained herein relative thereto: Commencing at the North Quarter corner of said Section 17; thence along the East line of said Northwest Quarter South 00°39'30" West, a distance of 46.60 feet to the point of beginning, said point also being on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence continuing along said East line South 00°39'30' West, a distance of 846.65 feet; thence South 90°00'00' West, a distance of 921.24 feet; thence South 00°14'53' West, a distance of 30.00 feet; thence South 90°00'00' West, a distance of 846.60 feet; thence North 00°14'53' East, a distance of 876.60 feet to a point on the South right-of-way line of Colorado State Highway 14 as described in Book 1304 at Page 105 in the Office of the Clerk and Recorder of said County; thence along said South right-of-way line North 90°00'00" East, a distance of 1773.90 feet to the True Point of Beginning. (Commonly known as 7200 East State Highway 14, Fort Collins, Colorado) 71 II IIIII _..._. .. AFFIDAVIT OF INTEREST OWNERS SURFACE ESTATE Application No. Subject Property Pine Lake Village Mobile Home Community 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 of 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 appli a ion submission :-/ Donal son The foregoing instrument was subscribed and sworn to before me this o1(s day of c INWYL/ WITNESS my hand and official seal. My Commission expires: {&C o�( s t9 LC. MS U ti AAALJA&LL ►'Ylc. ItAttrasi 4 tary Public NAMES OF OWNERS OF PROPERTY WITHIN 500 FEET 3lease print or type NAME ADDRESS, TOWN/CITY,AND ZIP CODE , STATE. ASSESSOR'S PARCEL IDENTIFICATION >I 7197 State Highway 14 Clarke. Arthur . & Evelyn M. Fort Collins. CO 80521 Big Sky Farms 1449 Riverside Drive Q705-08-0-QO-02L rho Cr^r M^n^gemeat Co, Inc. Fort Collins, CO 80524 7200 East State Highway 14 0705-08-0-00-072 Carlson, Donald J. Fort Collins CO 80524 7200 East State Highway 14 0705-17-0-00-010 Carlson, Donald J Fort Collins, CO 80524 0705-17-0-00-011 Schild, Wilbur & Marlene L. Route 4, Box 80 Fort Collins, CO 80521 0705-17-0-00-012 Route 4, Box 83 Cactus Hill Ranch Co. Fort Collins CO 80521 0705-17-0-00-013 Route 4, Box 83 Cactus Hill Ranch Co. Fort Collins CO 80521 0705-17-0-00-014 North Weld County PO Box 40 Water District Windsor, CO 80550 0705-17-0-00-015 Route 4, Box 83 Cactus Hill Ranch Co. Fort Collins CO 80521 Kinney, Franklin W. Route 4, Box 117 0705-17-0-00-016 & Christine M. Fort Collins, CO 80521 Lindquist, Julius A. 1271 Cornell Road 0705-17-0-00-032 & Annabelle Bridgewater, NJ 08807 39750 Weld County Road 15 0705-17-0-00-047 Chacon, Ernesto & Betty L. Fort Collins, CO 80524 0705-17-0-00-048 ------------------- ---------------------- ------------------- I off U AFFIDAVIT OF INTEREST OWNERS MINERALS AND/OR SUBSURFACE Application No. Subject Property Pine Lake Village Mobile Home Community 7200 East State Highway 14, Fort Collins, CO 80524 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 mineral 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. (72- 11(- 1/ ,— Donald J. Carls The foregoing instrument U'L& - innstrument was subscribed and sworn to before me this a � u day of —I —, 19?S. WITNESS my hand and official seal. My Commission expires: Mckm aka 14&Q rn/ ruin Ilan r t.,(.� i11 c I/Am/Mx" N6tary Public MINERAL OWNERSHIP Donald J. Carlson 7200 East State Highway 14 Fort Collins, Colorado 80524 ALL MINERALS Gladys Iola and Timothy Gordon Howard Estate 2470 South Ivanhoe Place Denver, Colorado 80237 50% RESERVED ROYALTY IN OIL AND GAS CARLSON ZONE CHANGE /45rne. a/Arne / District to 15 District CIR7r A.;-r.....e,ACI,. •42-i O'er. A.,a;r..,.• r n .P,ur f,. rt:ihn V-r°„ , n.`.""- '; °erv, acv 511 Fln..r F/.,.rAb.'lY1y. .�.i.w;.,w[o .\ `\r �>YNA•41744. �l6.e I \ `1 �.4'ea.RY •) II 1' • I . i °°° p / i s u a- a°A.14 oIIb A +L Xw PARCEL Y' ALES AOM$ ls...d --. y.' ! Psa5ue r Ire <_. 1 I -ii--- --e ----------------------- App i kill Of °C) °� PARCEL•A'15.724 ACRES -`•' qpO W.ZdSe4,41 v N LAeI/r U , (PARCEL PROPOSED FOR CNANOE OF ZONE) f p� 1 �/d� ,'R+I1f.,s.'O' I /�I[. I / YY7 snrrnsr srgf -•', I I r m..0 r,-.r/.r a °- I..•1'--.v. � I�A i , 071 I N. 1I -✓r<Ew r.,, yt wwwlsortecar l .. tor nn _ -----r-roc --- - -- - d-s/c.• —— ens' .Erma rAy -77r41,e ?Awls* El si .'i/ c i I -•.-•n h/Dr,Y). CHneon As.57ec I I 1 \._.... W.C.A. IS I / •-� — I %w l5:.J. w;i .e'!M lb+.{r.)' / A,. M4U,..I..✓ L•- 1 I/ j NL4.n Its' tit '44/M /S/.n /v/Qt-C%, /9,55- / LEGAI. DESCRIPTION PARCEI. "A" A tract of land located in the Northwest Quarter (11W1) of Section 17. Township 7 North, Mange 67 West of the 6th P.N., Weld County, Colorado; being more particularly described as follows: Considering the North line of the Northwest Quarter (NWk) of said Section 17 to hear S. 89°49'00" E. and with all bearings contained herein relative thereto: Commencing at the North Quarter Corner of said Section 17; thence along the East line of said Northwest Quarter S. 00'22'47" W., a distance of 46.60 feet to the TRUE POINT OF BEGINNING on the South Right-of-clay line of Colorado State Highway 14, as described in Book 1304 on Pane 105 of Weld County, Colorado records; Thence along said East line, S. 00°22'47" W., 1,268.00 feet; Thence S. 89'37'56" W. , 684.00 feet; ,/ O Thence S. 19°37'56" W., 185.411 feet; l't:? Thence S. 39°06'40" W. , 235.00 feet; Thence 11. 89'51'20" W., 332.00 feet; Thence S. 00°13'56" W., 380.00 feet; //rO/7-$ Thence S. 29°21'10" E., 165.99 feet; Thence S. 00°13'56" W. , 369.00 feet; Thence N. 9°48'51" W., 428.00 feet; Thence N. 59'21'45" W., 373.35 feet; Thence N. 00'13'56" F.., 413.00 feet; Thence N. 54°42'20" E., 501.38 feet; Thence N. 00°08'40" F. , 357.50 feet; Thence N. Ra°51'20" W., 487.50 feet; Thence N. 00'13'56" F,., 1,263.01 feet to a point on the South Right-of-Way line of Colorado State Highway 14; Thence along said South (tight-of-Way line, N. 90'00'00" B., a distance of 1,976 42 feet to the TRUE POINT OF BEGINNING. The ::hove described tract contains 75.724 acres, more or lees, and In subject to all rights-of-way and raoemento of reran'. frril 111 CARLSON ZONE CHANGE _ .1/9 :8S:5 District to District See Attached Description SURVEYOR' S CERTIFICATE: I hereby certify that this plat was prepared under my supervision; and that the same is correct to the best of my knowledge and belief. Timotny E. Peterson :,,;,:: = .� Colorado R.L.S. No. 19617 4 1 PROPERTY OWNERS APPROVAL: I , _Donald J. Carlson being the sole owner( s ) in fee of the above described property, do hereby request the zoning as shown on the at ached map. 1 J 1 ';y I . r L..,,,,. Donald J. Carlson The foregoing certification was acknowledged before me this 7 dray of /1/,;!..7.741 A. D. , 19 'Is- . Witness my hand and seal. My commission expires : ;54'4 13, 771 . Notary Public /Do ' sfrr 4"C G-rrel ry eo f•Gl• PLANNING COMMISSION CERTIFICATION: This is to certify that the Weld County Planning. Commission does hereby recommend to the Board of Commissioners , Weld County, Colorado for their confirmation, approval and adoption of this Zone Change as shown and described hereon this day of , 19 Chairman, Planning Commission BOARD OF COUNTY COIIHISSIONERS CERTIFICATION: This is to certify that the Board of County Commissioners, Weld County, Colorado do hereby confirm, approve and adopt this Zone Chance as shown S' and described hereon this , :V /12t..•._� day of _ ) , f: `t) , 19 ' ATTEST: i • • �c�� County Clcr • Chairman, Boar otLe41411U Commissioners r 1.- yc�,4...�*-) RECORDED: Deputy DATE: Vi. a1ir q •ray.. r a • y / mil? i 1 tiek6b,f Z CARLSON ZONE CHANGE Z - District to District Cbc/H//rm ch Co. Af2P4ae. n ..sr 4:Arab Sw.f {L.en Cl. I • " /54ee. -4640• 2.a�.......ry. Ds ss' '( _ G e,.sai 0 It —'-"' V ' IIIOC ',' ; i 6pO1 1J0 - PARCEL'B'6r22ACflEt t If YQ•illik _ 1 --�— r 1KM'.P..e•3b.M 6 raweirati, Sail aia �._ a a N. ' 1 .CG-M[.m �l O: ° PARCEL'A'76.724 ACRE'S ```', pi.8 Ad k/ A(.* S:kp Iii I - \ (PARCEL PROPOSED FOR CHANGE Of ZONE) ) L, i oar pD lu:nsr.rav' I /f6 at.tinIllc r.:a i' / t • lta/Ja(RSA3 11::-1 c!a C':, `�� /.C�R0.0)f:691'A' O I I —' l,'-•S�'.,p�..zr,ur�.r *ry y r1-1 I c`7 C3—U I r ea...,4 6../J 11, I diet. n I '} �,. '- f ,e�veLs.-1aY S .vmnsawr.mm I N07,315Ei/B°fd' 4.41.1 ado-date .e93' e3/4.444,0friireS7le I2 •—,a A4wwy CI El tiw6.w r-)-7 Mvm c:..°bwi' -�_ r/ /7s I Errmee I HaNy AA.D7ec II IL __ W.C.R. IS I __ •_ -_- ---1 vwa.re'.' /o... f> '-" i sa..':a�) -- A!/.N ct'^ Av .nL-- / yll/-1 /010-at / 0,Revd /42f.c / .rfaiaL...wy / ...�e.r.,. '. LEGAL DESCRIPTION PARCEL "A" A tract of land located in the Northwest Quarter (NWn) of Section 17, Township 7 North, Range 67 West of the 6th P.M., Weld County, Colorado; being more particularly described as follows: Considering the North line of the Northwest Quarter (WW1/4) of said Section 17 to bear S. 89°49'00" E. and with all bearings contained fierein relative thereto: Commencing at the North Quarter Corner of said Section 17; thence along the East line of said Northwest Quarter S. 00°22'47" W., a distance of 46.60 feet to the TRUE POINT OF BEGINNING on the South Right-of-Way line of Colorado State Highway 14, as described in Book 1304 on Page 105 of Weld County, Colorado records; Thence along said East line, S. 00°22'47" W., 1,268.00 feet; Thence N. 89°51'20" W. , 684.00 feet; Thence S. 19°37'56" W., 185.41 feet; Thence S. 39°06'40" W., 235.00 feet; Thence N. 89°51'20" W., 332.00 feet; Thence S. 00°13'56" W. , 380.00 feet; Thence S. 29°21'10" E., 165.99 feet; Thence S. 00°13'56" W., 369.00 feet; Thence N. 89°48'5l" W. , 428.00 feet; Thence N. 59°21'45" W., 373.35 feet; Thence N. 00°13'56" E., 413.00 feet; Thence N. 54°42'20" E., 501.38 feet; Thence N. 00°08'40" E., 357.50 feet; Thence N. 89°51'20" W., 487.50 feet; Thence N. 00°13'56" E., 1,263.01 feet to a point on the South Right-of-Way line of Colorado State Highway 14; Thence along said South Right-of-Way line, N. 90°00'00" E. , a distance of 1,976.42 feet to the TRUE POINT OF BEGINNING. The above described tract contains 75.724 acres, more or less, and is subject to all rights-of-way and easements of record. CARLSON ZONE CHANGE Z - District to District See Attached Description SURVEYOR ' S CERTIFICATE: I hereby certify that this plat was prepared under my supervision ; and that the same is correct to the best of my knowledge and belief. S 1\'\1 9 (3 ESA C'f I \ ) r c_ /---, l�_ a a COLO4ADO RLS NO . 19617 %, .4 ; p 7Je/?°ooc - s-D PROPERTY OWNERS APPROVAL : I , Donald J . Carlson , being the sole ",• , -' owner( s) in fee of the above described property , do her request the zoning as shown on the attached map . C/ Dona d J. arlson The �f-o,r�e Jo; ng certification was cknowledged before me this �s/�- /LlC-t c it- A. D. , 19S Witness my hand and seal . My Commission Expires Fab.23, Ig3Y at-:C / My commission expires : ^Z{, - /(.{-'( :t-a- y Pubiic PLANNING COMMISSION CERTIFICATION : This is to certify that the Weld County Planning Commission does hereby recommend to the Board of Commissioners , Weld County , Colorado for their confirmation , approval and adoption of this Zone Change as shown and described hereon this day of , 19 . Chairman , Planning Commission BOARD OF COUNTY COMMISSIONERS CERTIFICATION : This is to certify that the Board of County Commissioners , Weld County , Colorado do hereby confirm, approve and adopt this Zone Change as shown and described hereon this day of , 19 . ATTEST : County Clerk Chairman , Board of Co . Commissioners RECORDED: Deputy DATE : Gthiseri REFERRAL LIST APPLICANT: Pine Lake Village (Don Carlson) CASE NUMBER: Z-419:85:5 SENT REFERRALS OUT: March 12, 1985 REFERRALS TO BE RECEIVED BY April 1, 1985 z z z z o z z H Z 0 c H w z H H o z O H w 6 w u w a H o z z z w z z w p-, w a a o c o a7 H pN.7 w u 0 U O a o w w o w u z z a z o w w o z ma z County Attorney (plat only) Harvey G. Johnson, President Water Supply & Storage Co. / Weld County Health Department 2319 East Mulberry �( XX P.O. Box 1584 Engineering Department Ft. Collins, CO. 80572 / XX J — County Extension Agent Colorado Division of Wildlife XX c/o Larry Rogstad District Wildlife Manager Office of Emergency Management 1528 28th Avenue Court Greeley, Colorado 80631 Rick Dill, Undersheriff Lyle D. Nelson, Manager Weld County, Colorado North Weld County Water District XX P.O. Box 56 Lucerne, Colorado 80646 Larry Donner, Fire Marshal Poudre Fire Authority State Engineer 238 Walnut XX Division of Water Resources Fort Collins, Colorado 80524 1313 Sherman St. , Room 818 Denver, Colorado 80203 James R. Raine, Supertindent Weld County School Dist. RE-4 J State Highway Department 301 Walnut Street XX 1420 2nd Street P.O. Box 609 Greeley, Colorado 80631 Windsor, Colorado 80550 Colorado Department of Health Dave Dubois / XX Water Quality Control Division Larimer-Weld Council of 4210 East 11th Avenue Governments Denver, Colorado 80220 873 North Cleveland Doug Graff Loveland, Colorado 80537 Planning Commission Member Dave Karpel 3115 Grand View Drive Greeley, Colorado 80631 Union Pacific Corporation Rocky Mountain Energy 10 Long's Peak Drive Box 2000 Broomfield, Colorado 80020 MAILING LIST PINE LAKE VILLAGE Z-419 MINERAL OWNERS Gladys Iola & Timothy Gordon Howard Estate 2470 Ivanhoe Place Denver, CO 43227 1 I er.)-x o r C 1 , REFERRAL LIST APPLICANT: Pine Lake Village (Don Carlson) CASE NUMBER: Z-419:85:5 SENT REFERRALS OUT: March 12, 1985 REFERRALS TO BE RECEIVED BY April 1, 1985 Ct N z z v1 0 En o z H z H o I a cn o I-I6 up U U z 0 Z zZ 0 U 2 0 w HW a. W R+ w a ti w E v: h w : no 0 o . o 0 o z w U o w w o o P w o z . x z z Ct x z County Attorney (plat only) Jill S. Bennett Weld County Health Department Comprehensive Planner Larimer County Planning Dept. Engineering Department P.O. Box 1190 Ft. Collins, Colorado 80522 County Extension Agent Fort Collins Soil Conservation Service 25 Office of Emergency Management 2625 Redwing Road Fort Collins, Colorado 80526 State Engineer Division of Water Resources 1313 Sherman St. , Room 818 Denver, Colorado 80203 State Highway Department 1420 2nd Street Greeley, Colorado 80631 Colorado Department of Health Water Quality Control Division 4210 East 11th Avenue Denver, Colorado 80220 !MUT r I iI inn or•cozo riD c O COLORADO DEPARTMENT OF HEALTH Richard D. Lamm `'"r "" j Thomas M.Vernon, M.D. Governor j 8 76 zxecutive Director March 28, 1985 Rod Allison Department of Planning Services Weld County 1516 Hospital Road Greeley, Colo. 80631 RE: Pine Lake Village Mobile Home Community - Rezoning Dear Mr. Allison: The Water Quality Control Division has previously reviewed this develop- ment for a Use by Special Review. The Division's comments of November 30, 1984 remain valid and reflect the Division's concerns with regard to the rezoning proposal. Sincerely, 7 - Tom Bennett Senior Planner Planning and Standards Section Water Quality Control Division TB:njf of ��\ � ;;°; 0 1985 Weld tn. Nanning Commission 4210 FAST 11TH AVENUE DENVER.COLORADO 80220 PHONE (303) 320-8333 MIT r T if 11111 I! N _' Ems,b,+-V Date: April 16, 1985 CASE NUMBER: Z-419:85:5 NAME: Pine Lake Village c/o Don Carlson ADDRESS: 7200 E. Colorado State Highway 14, Ft. Collins, CO 80521 REQUEST: Change of Zone from Agricultural to R-5 (Mobile Home Residential) LEGAL DESCRIPTION: Part of the NW& of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 6 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15. THE DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST BE DENIED FOR THE FOLLOWING REASONS: I. It is the opinion of the Department of Planning Services staff that the applicant has failed to demonstrate in written or oral statements to date that the proposal is consistent with the Weld County Comprehensive Plan. The Weld County Comprehensive Plan address residential development and agriculture with the following policy statements: (A) Residential Policy #1 on Page 59 states: "New residential developments which are not closely connected to and served by municipal utilities and services shall be discouraged." The proposed mobile home residential zone district would be a 75 acre site located six (6) miles north of the Town of Windsor and six (6) miles east of the City of Ft. Collins. The Weld County Future Land-Use Map shows that the proposed change of zone is located outside of an existing urban development area and outside of a future town growth area (See Document A) . (B) Residential Policy #3 on Page 60 states: "Existing municipalities are the best and most efficient • sources of public goods and services which are necessary to serve new residential developments. These municipalities will be encouraged to improve their ability to serve new developments and will be looked to for service of all new developments within their corporate areas, in annexable areas immediately adjacent to the town and even those areas not immediately available for annexation, but within a reasonable service distance from the municipality." I■�T 11 ILilnllll�lll l ID Pine Lake Village Z-419:85:5 Page 2 The proposed mobile home residential zone district would eventually contain an estimated 212 residential units with an estimated base population of 661 people. Residential development in rural areas necessitates an increase of public service to that area. More people in the area demand greater expenditures for educational facilities, for sewer and water facilities, for law enforcement and fire protection, and for other services. The Weld County tax base should not be expected to support this urban development. (C) Agricultural Policy #1 on Page 48 states: "Agricultural is considered a valuable resource in Weld County which must be protected from adverse impacts resulting from uncontrolled and undirected business, industrial and residential growth. In order to maintain and promote this important segment of the county's economy, the cultural and human values associated with farm life and the overall benefits of an agricultural environment, any uses of prime irrigated farmland for uses other than agricultural will be critically reviewed to insure the proposed development will not adversely impact the agricultural interests of the county and that the development will positively contribute to the overall economy, environment and tax base of the county." The proposal is not consistent with the intent of the agricultural zone district. Residential developments in agricultural zone districts create a source of conflict for adjacent farmers who must depend on irrigation ditches, crop spraying, livestock confinement operations, etc. , in the pursuit of their livelihoods. The proposed mobile home residential uses would not be compatible with the existing surrounding land uses, nor would it be compatible with the future development of the surrounding area as permitted by the existing agricultural zoning and as projected by the Weld County Comprehensive Plan. The subject site is surrounded by irrigated cropland and pasture, and the Schild Holstein Dairy operation is within a one-half (1) mile radius of the proposed mobile home residential development. Milli 11 IBM_ Pine Lake Village Z-419:85:5 Page 3 (D) Agricultural Policy #3 on Pages 48 & 49 states: "In order to minimize conflicting land uses and minimize the cost of new facilities and services to the taxpayer, industrial, commercial, business and residential development will be encouraged to locate adjacent to the existing 27 incorporated towns and in accordance with the comprehensive plans and stated wishes of each community." The applicant has failed to demonstrate in written materials or oral statements to date that the proposed mobile home residential zone district cannot be located in or adjacent to an urban area. The change of zone request is not compatible with the surrounding agricultural zone district and is a request to "spot zone" a parcel of land within an area exclusively zoned agricultural. II. It is the opinion of the Department of Planning Services that the applicant has failed to demonstrate in the submitted application materials or in oral statements to date that adequate sewer service is available to service the uses that would be permitted. The demonstration that adequate sewer service is available to serve the site and the uses permitted is a requirement set forth in Section 21.5. 1.3 of the Weld County Zoning Ordinance. (A) The application materials propose the formation of a sanitation district and construction of a package treatment and tertiary treatment plant. The Colorado State Health Department must approve the proposed sewage system. In a letter dated November 30, 1984, the State Health Department explains that there are a number of concerns with regard to the proposed facility and that it cannot offer favorable comments or recommendations on • this proposal (See Document B) . (B) The proposal is not consistent with the Weld County Comprehensive Plan Policies concerning utilities, public goods and services. Policy number three (3) on Pages 91 & 92 states, "proliferation of service districts shall be opposed while consolidation of existing service districts shall be encouraged when it tends to improve the efficiency and economy of the service." Policy number four (4) on Page 92 states, "Regionalization of services and facilities shall be opposed if it will lead to growth which is not compatible with the desires of the towns involved." 1I r I MN Pine Lake Village Z-419:85:5 Page 4 (C) The sanitation district proposed is located beyond the boundaries of any future town growth area according to the Weld County Future Land-Use Map. Extension or consolidation of adequate sewer service to serve the proposal is not feasible. Therefore, regionalization of sewer service would have to occur in order to serve the subject site. 1�IIII1 I I uJ e. I a. L o una ;--(-1-i (AA e ,l . vs k ?r t \ A. F rc� ' �' LCINd Use Mai �OGunneN 2411/4 UrbQra Grower 4� 1 PIECE=a ' ' Is I N- I, • 1 l A LT• t' r f C4,. a r .. l - i ,* 4"vf �. EVEERAttt I a4 ATO I , r , i - t f . I �M1, z: ' I. I J` d' \ @ t "s7F' s a, '� , YK\ t i 5 _ r �-a _. �, �x p�p� µyyp "$ e2 X t, . I,cr �J` v �' v ' Q' Y� '1♦ � r �� j Y CI . _ _, K I d t - t ,tr:a v i, � ,,.-.tea, _ n .�� e� . \tf_`.� !�*. .K ✓ / �: s ;:9 4 r „ '`raE r�l I . • ‘, r t Y i • Nva� • p r: I` . '\":,E \ _ �. `• - I 1 ` F ° �, .x _ r 1'` ° �t`r 's _',LA, BALD , -1•111F7- Iii I Iiiiifi I i @' DoCUMe&f L COLORADO DEPARTMENT OF HEALTH Richard D. Lamm y` -4 "r * Thomas M.Vernon, M.D. Governor 1$ 916 Executive Director MEMORANDUM November 30, 1984 TO: Rod Allison U)' � ',_, j \‘,/,1.1,i Department of Planning Services -- _ Weld County lr, -� C -• 19964 FROM: Tom Bennett Planning and Standards Section Weld Ca. Planning Commission Water Quality Control Division SUBJECT: Pine Lake Village Mobile Home Community The Water Quality Control Division has reviewed the above referenced application for Use by Special Review with regard to adequacy of the exist- ing and proposed wastewater treatment facilities. The Water Quality Control Division/Commission records do not show the approval of the existing system for any time investigated (1971-1973) . This system would not likely be acceptable under current design criteria and ISDS guidelines. Therefore, no additional loading to that system should be per- mitted. A number of concerns must be raised with regard to the proposed facil- ity. This facility would require site application, design plans and speci- fications review and discharge permit actions by the Division. Several major conflicts exist between this proposal and the Division's criteria for evaluating wastewater treatment facilities. These include: inconsistency with Larimer-Weld 208 Plan, inconsistency with water quality elements of Weld County Master Plan, and the proliferation of treatment facilities. In addition, the Division wishes to note that the report submitted would not be adequate to meet the criteria established by the Proceedural Regulations for Site Applications for Domestic Wastewater Treatment Works. Finally, package treatment plants, in general, have a less than satisfactory track record in Colorado. The Division cannot offer favorable comments or recommendation on this proposal. d210 EAST 11TH AVENUE DENVER.COLORADO 80220 PHONE (303) 320-8333 I, Do Cu mC $ Q OF'CO1.Act04, COLORADO DEPARTMENT OF HEALTH Richard D. Lamm rt 3'"L "° Thomas M.Vernon, M.D. Governor `I8 76 executive Director March 28, 1985 Rod Allison Department of Planning Services Weld County 1516 Hospital Road Greeley, Colo. 80631 RE: Pine Lake Village Mobile Home Community - Rezoning Dear Mr. Allison: The Water Quality Control Division has previously reviewed this develop- ment for a Use by Special Review. The Division's comments of November 30, 1984 remain valid and reflect the Division's concerns with regard to the rezoning proposal. Sincerely, _veg./ 14/at Tom Bennett Senior Planner Planning and Standards Section Water Quality Control Division TB:njf 1cW ,,P t 0 ; 1985 iyeiII D. 'Wipe Cnmmistion 4.21(1 FAST 11TH AVENUE DENVER.COLORADO 80220 PHONE (303) 320-8333 I�m ' 1MEM II 1 CERTIFICATE OF MAILING I hereby certify that I have placed a true and correct copy of surrounding property owners in the case # Z-419 for Pine Lake Village in the United States Mail postage prepaid First Class Mail, and addressed to the below stated persons, as per attached list This 26th of March 1985. C 1 Mite r I I if MEI 1 MAILING LIST PINE LAKE VILLAGE Z-418 SURROUNDING PROPERTY OWNERS Arthur & Evelyn Clarke 7197 State Highway 14 Ft. Collins, CO 80521 Big Sky Farms c/o Star Management Co. , Inc. 1449 Riverside Dr. Ft. Collins, CO 80524 Donald J. Carlson 7200 E. State Highway 14 Ft. Collins, CO 80524 Wilbur & Marlene Schild Route 4, Box 80 Ft. Collins, CO 80521 Cactus Hill Ranch Co. Route 4, Box 83 Ft. Collins, CO 80521 North Weld Coutny Water District P.O. Box 40 Windsor, CO 80550 Franklin & Christine Kinney Route 4, Box 117 Ft. Collins, CO 80521 Julius & Annabelle Lindquist 1271 Cornell Road Bridgewater, NJ 08807 Ernesto & Betty Chacon 39750 Weld County Road 15 Ft. Collins, CO 80524 • __. �II I _ 1 • bzh;b;r �o • CERTIFICATE. OF MAIL I N C I hereby certify that I have placed a true and correct copy of mineral owners in the case #Z-418 for Pine Lake Village in the United States Mail postage prepaid First Class Mail, and addressed to the below stated persons, as per attached list This 26th of March 1985 il( li gxti;IN f- C MAILING LIST PINF LAKE VILLAGE 7-418 SURROUNDING PROPERTY OWNERS Arthur & Evelyn Clarke 7197 State Highway 14 Ft. Collins, CO 80521 Big Sky Farms c/o Star Management Co. , Inc. 1449 Riverside Dr. Ft. Collins, CO 80524 Donald J. Carlson 7200 E. State Highway 14 Ft. Collins, CO 80524 Wilbur & Marlene Schild Route 4, Box 80 ^t. Collins, CO 80521 Cactus Hill Ranch Co. Route 4, Box 83 Ft. Collins, CO 80521 North Weld Coutny Water District P.O. Box 40 Windsor, CO 80550 Franklin & Christine Kinney Route 4, Box 117 Ft. Collins, CO 80521 Julius & Annabelle Lindquist 1271 Cornell Road Bridgewater, NJ 08807 Ernesto & Betty Chacon 39750 Weld County Road 15 Ft. Collins, CO 80524 - -MUM 1__ 11 AIM -^ �f ff ea, • �` 25 v \• tr,. �� \ . - th,tom I \ I. CI 1 il 1 F 41V ((// COL(11A'A11)O \� 1N II) `-7 Sou / \f l aA J I. W. Soo ._ ` I f---i .�{l4Lck on, la al a,v 5(lY -",_5 �k,A J X1 1,»#e'_i.. 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' '%I'{ • 1F"I• : • ° i : - . - °• C.•..,• °11 ..a• A• •e • If aM1l'1'0-� , .L• s t..>N • R.3 , • tJ:, C : . • O �y^• - ----- -,e�•i _ • w . ° . • �. �• n • •• •. • • E • ' • ; y • n w . n •• • : •laa^V3 ..,./ • • ' I 0541 t' .. . .--L •° •••f: i . ° • . •' • °1°�L • ° •/ \I• ..s p� • wW • . .• .t—� /��"R . •• :• iV .!• —_ _. — Qc S Izf•f o�•2>°' ° °• 'AI • zna4.• ° • >4 •�: "n • °U,rcn 40• a � xx MI 1i1 I ii I IT I I ll 21 .5. 1.5.2 That the proposed rezoning will not permit the USE of any area known to contain a COMMERCIAT. MINERAL DEPOSIT in a manner which would interfere with the present or future extraction of such deposit by an extractor to any greater extent than under the present zoning of the property. 21.5.1.5.3 If soil conditions on the site are such that they I present moder-ate or severe limitations to the construction of STRUCTURES or facilities proposed for the site, the applicant has demonstrated that such limitations can be overcome and that the limitations will be addressed by the applicant, the applicant's successors or assigns prior to the DEVELOPMENT of the property. 21.5.2 The Secretary of the Planning Commission shall forward the official recommendation of the 1 Planning Commission and the information contained in the official record, which includes the Department of Planning Services case file, to the Board of County Commissioners within ten (10) days after said recommendation has been made. 21.5.3 If the Planning Commission recommendation is 1 conditional upon the applicant completing certain specified items prior to the publication of the notice for the hearing by the Board of County Commissioners, then the ten (10) day period shall commence upon submis-lion of the items by the applicant to the Department of Planning Services. 1 21.6 Duties of the Office of the Board of County Commissioner-s 21.6. 1 The Office of the Board of County Commissioners 1 shall: 21.6. 1 . 1 Set a Board of County Commissioners' public hearing to take place not less than thirty (30) days and not more than sixty (60) days after receipt of the Planning Commission recommendation, or upon request of the applicant, for 1 consideration of the proposed change of zone. 21 .6. 1.2 Arrange for legal notice of said hearing to be 1 published once in the newspaper designated by the Board of County Commissioners for publication of notices. At the discretion of the Board of County Commissioners, a second notice may be published in a newspaper which is published in the area in which the rezoning is proposed. The failure to publish the second notice shall not create a 1 jurisdictional defect in the hearing process. The 1 20-6 MEII � 111 � � �� C CO:i0 al— DEPARTMENT OF PLANNING SERVICES PHONE 1303)356-4000 EXT.404 915 10TH STREET GREELEY,COLORADO 80631 COLORADO NOTICE OF PUBLIC HEARING The Weld County Planning Commission will conduct a public hearing on Tuesday, April 16, 1985 at 1:30 p.m. to review a request for approval of a Change of Zone from Agricultural to R-5 (Mobile Home Park) from Pine Lake Village on a parcel of land described as part NWZ of Section 17, T7N, R67W containing 75.724 acres, more or less. The public hearing to be held by the Weld County Planning Commission for the consideration of the above referenced request will be conducted in the Weld County Commissioners' Hearing Room, First Floor, Weld County Centennial Center, 915 Tenth Street, Greeley, Colorado. Comments or objections related to the above request should be submitted in writing to the Weld County Department of Planning Services, 915 Tenth Street, Room 342, Greeley, Colorado 80631 , before the above date or presented at the public hearing on April 16, 1985 . Copies of the application are available for public inspection in the Department of Planning Services, Room 342, Weld County Centennial Center, 915 Tenth Street, Greeley, Colorado, - Phone - 356-4000, Extension 4400. Robert E. Ehrlich, Chairman Weld County Planning Commission To be published in the La Salle Leader To be published one (1) time by April 4, 1985 Received b Date: 7 - / 2 - b• THR i - loll I I t GERTIFICATF OF MAIIING I hereby certify that I have placed a true and correct copy of surrounding property owners in the case (k Z-419 for Pine Lake Village in the United States Mail postage prepaid First Class Mail, and addressed to the below stated persons, as per attached list This 26th of March 1985. ��I� FT 11 ELL 4,f LAND-USE APPLICATION SUMMARY SHEET Date: April 9, 1985 CASE NUMBER: Z-419:85:5 NAME: Pine Lake Village c/o Don Carlson ADDRESS: 7200 E. Colorado State Highway 14, Ft. Collins, CO 80521 REQUEST: Change of Zone from Agricultural to R-5 (Mobile Home Residential) LEGAL DESCRIPTION: Part of the NIA: of Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately 6 miles north of Windsor; south of State Highway 14 and east of Weld County Road 15. SIZE OF PARCEL: 75 acres POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS: The criteria for review are listed in Section 21.5.1 et seq. of the Weld County Zoning Ordinance. Please find a copy of this zoning ordinance section in your case summary packet. The submitted application materials may conflict with the agricultural policies and the residential growth policies of the Weld County Comprehensive Plan. Also, the proposed use may not be compatible with surrounding land uses. The applicant previously submitted USR-659:84:55 for your review on December 4, 1984 to expand a non-conforming use (the existing mobile home park) . The application was denied by the Planning Commission and by the Board of County Commissioners. A referral list and referral letters with specific recommendations are attached for your review. The Department of Planning Services has received several inquiries concerning this application. MITI I II II•• t I HE IM Ilf .Exki 134 FIELD CHECK FILING NUMBER: Z-419:85:5 DATE OF INSPECTION: April 3, 1985 NAME: Pine Lake Village c/o Don Carlson REQUEST: A Change of Zone from Agricultural to R-5 ( Mobile Home Residential) LEGAL DESCRIPTION: Part of the NW', Section 17, T7N, R67W of the 6th P.M. , Weld County, Colorado LOCATION: Approximately six (6) miles north of Windsor; south of State Highway 14 and east of Weld County Road 15. LAND USE: N Colorado Highway 14, pasture, farm residence and mobile home, irrigated cropland, Larimer County Canal. E Larimer County Canal, irrigated cropland, two residences. S High power transmission line, irrigated cropland, Schild Holstein Dairy, irrigated pasture. W Two residences, irrigated pasture and cropland, Weld County Road 15, pasture ZONING: N Agriculture E Agriculture S Agriculture W Agriculture COMMENTS: The Carlson property contains 117 acres; 75 acres are proposed for the Change of Zone. Improvements on the proerty include a non-conforming mobile home park with 28 of 30 spaces allocated, 2 wooden structures, 3 campers, horse pens and sheds. The property slopes to the south-southwest, and has access to Colorado Highway 14, a paved road. A 6 foot wooden fence screens the mobile home park from the highway to the north. Between 40 to 60 acres in the south half of the Carlson property have been under cultivation with a corn crop. The Larimer County Canal is located east of the Carlson property. Properties surrounding the Carlson tract are irrigated either as pasture or cropland. By: htti Cd4S MS Michael S. Mullen Current Planner MSM:rjg ■ TM Ea;b;4- aI geld Co. Plallnixil 1r'mMis i0u 1401 Lindenwood Drive Fort Collins, Colorado 80524 10 April 1985 Department of Planning Services 915 10th Street Greeley, Colorado 80631 ATTN: Mike Mullen Dear Sirs: Regarding the request of Don Carlson to have his 120 acre parcellocated at 7200 Highway 14; Fort Collins, Colorado 80524 rezoned to Mobile Home Park. It is normal for those that _oppose a project to be very vocal in voicing their objections while those of us that support the project tend to be the -silent majority (orminority). In this case, I fully support Don Carlson'_ efforts to have the property rezoned to Mobile Home Park from the Agricultural zoning under which a mobile home park has been operated for many years as a nonconforming use. For fourteen years, I have lived directly acrossTlig'hway 14 from the Pine Lake trailer Park, now known as Pine Lake Village. For most of that time it was operated as a run down, _dirty, unsanitary place for those that were unable to find a place to live elsewhere to park their delapidated trailers, their broken down junk cars, and attempt to live in the very unsatisfactory :surroundings. For the past year, the park has been improved so that it is a benefit to the neighborhood. under Don Carlson's management, it has the potential to become a truely attractive asset to Weld County. His desire to install a sewer distict, fire protection, attractive area, and to attract better quality mobile homes can only assist Weld County to increase its tax base and consequently, the level of revenue. Although I have recently moved from the farm to the outskirts of Fart Collins, I visit the farm almost daily and am interested in any improvements in the area. I vote for the granting of the changing of zoning of the Don Carlson property. Sincerely yours, Arthur arc, ARIA IT Mimi i 1 & ASOCIATES INC. 1635 Blue Sprucetr.,Ste.108, Ft.-Collins, Colorado 80524 (303)484-4321 a REALTORS April 9, 1985 Weld County Commissioners 915 10th Street Greeley, Colorado 806-31 RE: Pinelake Village Sanitation Plant Application Dear Sirs: Star & Associates, Inc., _represents -Big _Sky Farm Partnership, which holds title to 228 acres in Weld County adjacent to Pine- lake Village Mobile Home Park. We -have been in constant _contact with Mr 35 Mrs. Carlson, and have lent our support to their attempts to obtain approval for a -sanitation plant, and the creation of a water/sewer -district to serve this area of Weld County. We are still very much in favor of the Pinelake Village project, and would urge favorable consideration and approval, by the commissioners, of the project. The partnership feels this is a much needed facility, and i will provide _for future development which is inevit"able in coming. Yours 5uly, 1 Ro: 1 S. Kid igh P e.ident cc: Weld County Planning Mr. & Mrs. Don Carlson RTK/cek O gigT APR 1219E5 Weld Co.-Planning Commissini 11I1111I[1I11 [[ll [lUII I II APR 15 1985 USWeld Co. Planning Commission Rc- ",k. 1c9 eS t tiknn k Mn..� CA.nretn �J I k u cae.sS icano 'a'l a Ca +.a r ✓� �1 o,9no.a_ 1 ..!hire. Cr3 `Co. 0.4% eatte."49 i`no.-t)2 kV ASr. (G kku Gtouate- ( (�Ln.s i..c,lc- ca °,.. & .wo a V.a�. e cum obJa x4^v . ±". e is C' s-e' a, t L %1 A `c1-1- cm- trt_sic. .xco $�- . `v"Jl taw .a JLi t pe- .a ..c a .� � `cat cQ-o.`.t.raa tAitH eu �wC I �1 II T III Ex1; b;4 /,z PINE LAKE VILLAGE CHANGE OF ZONE REQUEST April, 1985 Supplemental Information: Letters from neighbors : - K & M Company dated 4-15-85 - Wilbur Miller dated 4-15-85 - Star & Associates dated 4-9-85 - Cactus -Hill dated 10-17-84 - Arthur Clarke dated 11-26-84 Letters from utilities and special services : - North Weld County Water District dated 1-3-85 - Poudre Valley REA dated 1-7-85 - Weld County School District RE4 dated 1-2-85 - Weld County Sheriff dated 1-7-85 - Poudre Fire Authority dated 12-20-84 Letters from Mobile Home dealers : - All Amercian Homes dated 10-1-84 - Centennial Housing dated 10-19-84 - Front Range Housing dated 10-10-84 II�1 n III �1�1111 f .Ln_ y .: c U\MV rS�Gu�ep� �5 \fie c ce-0 \o , ow•,. ._. v, ct- (o\ C CCC-" h\\15 \\- \\i\`CiN `�^�1Y�• v`+v�h�L��c SIT III 1 i / /J / Y! O 5 We /or r ur, i PL *7 _ . ._. let v - ?7 0 04 ' P C""f it o 7 O _ 72h -P b r Ojos PU' r i.i.1//'..//e y 0,1 P. 6 /E- 5 p 7Z// P ..._'h/P _!C `P • ' / f/ /or O icy • �j. 1 /7Q v r 4 /r O. to X��i ro S'S Pt 7 .�1 L ` R ?Cs .op / O L "7 or ,'n I.sat $" o/r P 6 f -72X e e,be c ?o r r w 4 /Ed- 1 /Ed- /Xi Sa h. 'J4 7, "v.r 1, ,r' �r. c / 4r 6S /4 7 _or_ / rir�trr/ may yyy -lr .4S. �Y -e ..:. /76.... . watie i- w ,'7`h AL / RG7' Y7 / eti /9t _... . Lfr PCP O T /� a ti _ Awtie III�I I l 1III I��QI�EIll f ll & ASOCIATES INC. 1635 Blue Spruce Dr.,Ste. 108, Ft Collins, Colorado 80524 (303)484.4321 ®� R REALTORS April 9, 1985 Weld County Commissioners 915 10th Street Greeley, Colorado 80631 RE: Pinelake Village Sanitation Plant Application Dear Sirs: Star & Associates, Inc. , represents Big Sky Farm Partnership, which holds title to 228 acres in Weld County adjacent to Pine- lake Village Mobile Home Park. We have been in constant contact with Mr. & Mrs. Carlson, and have lent our support to their attempts to obtain approval for a sanitation plant, and the creation of a water/sewer district to serve this area of Weld County. We are still very much in favor of the Pinelake Village project, and would urge favorable consideration and approval, by the commissioners, of the project. ,, k The partnership feels this is .f much needed facility, and it will provide for future development which is inevitable in coming. Yours uly, Ro T. Kid igh P e.ident cc: Weld County Planning Mr. & Mrs. Don Carlson RTK/cek Ili Ill fil 1 H AMIE 16. dam t , actus Hill 38990 Hiway 257 Fort Collins, CO 80524 Greeley 686-22I5_1 t. Collins 484-4711-Denver 534-3874 October 17 , 1984 Michael C. Ketterling 1020 - 28th Avenue Greeley, Colorado 80631 Dear Mr. Ketterling: We have lived adjacent to Pine Lake Village since its beginning. The 120 acres of land on which it is located is not good for farming. The soil is , in many places , very shallow and very close to shale rock. The land is very uneven which makes it difficult to row crop. Apparently, for these reasons, it was abandoned as farm land about twenty years ago. The former owner, H. Gordon Howard, started the trailer park but because of poor management the park was able to attract only mobile homes that were rejected from all other parks. Consequently, the entire 120 acres was turned into weeds, junk and trash. A year ago Don Carlson bought the 120 acres and began a cleanup operation. He has changed the appearance of the place completely and has made the area a credit to the community. We helped Don with the cleanup this last year by plowing up the areas that had some potential for crops. We planted corn in these patches (about half of the 120 acres) but the production was low. We did not pay any rent for the land since the produc- tion was only enough to pay the expenses of farming. That' s why the land has not been farmed for twenty years. It does not produce enough to make it worthwhile. We believe the best use for this 120 acres is to make it a first-class mobile home park. Don Carlson has demonstrated already that he can manage a mobile home park. He has high standards for mobile home renters to meet. Another thing to consider is that Pine Lake Village is only four and one-half miles from the Holiday Inn and the Ramada Inn. The nearest development is only two miles to the west in Larimer County. While Pine Lake Village is in Weld County it really needs to be recognized as being close to Fort Collins and on the edge of the expan- sion of that area. It is unrealistic to attempt to keep this area of the county totally agricultural . The pressure of development from the west requires a new look at this area fo the county and especially the land along State Highway 14. Sincerely Yours , Kenneth Nelson President 1MIT �� i�l'I —M EC _ I�_ 7197 Highway 14 Fort Collins, Colorado 80524 26 November 1984 Weld County Department of Planning Services 915 10th Street, Room 342 Greeley, Colorado 80631 Reference Case Number USB 659 Dear Sirs: Thank you for the information about the public hearing to be held 4 December on the request by Don Carlson for expansion of his Mobile Home Park. We live directly across the road from the Mobile Home Park and perhaps would be most affected by any changes made there. It appears that I will not be able to attend the hearing because of a Long standing doctor's appointment. However, I feel that I can support Don in his request as he has made a great change in the Mobile Home Park since he purchased it earlier this year. If you wish further support, I would suggest checking with the Weld County Sheriff Department, the Weld County Health Department, the Poudre Valley Fire Department as well as with the WeLd County Assessor. I think that you will find that they all will support the fact that Don has made a great improvement in the facility. Sincerely yours, ��it Arthur M. Clarke r i Z Li-}7.1 it(Lt.,' �' �' �8 J9d4 Weld Co. Planning Commission BOARD OF DIRECTORS ^ '''' NORTH WELD COUNTY WATER DISTRICT ERNEST TIGGES ALEX HEIDENREICH ROBERT ALKIRE v,(`�M`. RGARYOBE SIMPSON p �VAS HIGHWAY 85 LUCERNE,COLORADO 80848 W.M.MCKAY •If�''� + ;. LYLE NELSON,MGR. P.O.BOX 58 - PHONE 358.3020 January 3 , 1985 Weld County Commissioners 915 10th Street Greeley, Co 80631 To Whom It May Concern : Mr. Don Carlson , asked me as Manager, of North Weld County Water District , if the expansion of his Pine Lake Trailer Park on Hwy 14 , east of Weld Co Rd 15, would be beneficial to the water district. At present time it would be, as we just completed in 1984 a major booster pump station by Box Elder Creek, 1/8 mile east of I-25 on Hwy 14 . At cost of approximately 1/4 million dollars. The same main line runs in State Hwy r. o.w. in front of proposed expansion of trailer park. Until this expansion of facilities is used in full maximum we need more usage. This would be cheapest service the district could supply as it would come off of our main line. Which with addition of new booster pump is doubled from 3200 g. p.m. to 6000 g. p.m. NORTH WELD COU Y WATER DISTRICT e D. Nelson , Manager N/np - P POUDRE VALLEY Poudre AEA ] RURAL ELECTRIC ASSOCIATION Valley P. O. BOX 1727 FORT COLLINS, COLORADO 80522 PHONE 226.1234 January 7, 1985 To Whom It May Concern: Poudre Valley REA is ready, willing and able to serve any additional electric load at the Pine Lake Trailer Park under the Rules and Regulations on file with the Public Utilities Commission. Poudre Valley REA has no objections to the expansion of Pine Lake Trailer Park. There is currently sufficient line capacity and facilities to serve any addition that would be required and no off site construction or cost would be necessary. Any on site extension of facilities at Pine Lake Trailer Park would be at the expense of the developer. Terry Willis Senior Engineering Representative TW/dm GREELEY•686-7431 LOVE�LAN -D*667.7324 LONGMONT•776-1084 DEN VER•623-8606 ai r]IRIII'�I I llhM M 1 f 1 WELD COUNTY SCHOOL DISTRICT RE4 301 Walnut Street James R. Raine. Ed. D. P. 0. Box 609 Superintendent of Schools Windsor. CO 80550 (303) 686-7411 January 2, 1985 Weld County Commissioners 915 10th Street Greeley, CO 80631 Dear Commissioners: The Weld County Department of Planning Services recently gave our school dis- trict the opportunity to respond to the Pine Lake Village plan to add approxi- mately 212 mobile home spaces to an area which is in our school district. In responding to that issue, I suggested that there would be significant impact and that I desired a opportunity to meet with the developers. Apparently the Planning Committee interpreted my statement to mean that School District Re-4 did not have space to house any new students coming _from that sub-division. The purpose of this letter is to inform you that School District Re-4 does have adequate room to house students that may attend because of that sub-division. I did have the opportunity to discuss the impact that Pine Lake would have on our district with Mr. and Mrs. Carlson. My concern was that a large number of new students not enrolled during the state-wide count period could have impact on our budget. The Carlsons have agreed to an arrangement which will satisfy our concerns. Our district will have no objection to the Pine Lake project if the Carlsons will agree as follows: Because of uncertainty of new enrollees in their sub-division and to compensate for student impact after the state count date, Mr. and Mrs. Carlson will agree to reimburse School District Re-4 on or before December 31, 1986, a pro rata share of one-third of the 1986 Authorized Revenue Base for School District Re-4 for every student who was not included in the 1985 October count period. Mr. and Mrs. Carlson have agreed with me that this stipulation would be accept- able. Accordingly, we would have no objection to your granting the neces- sary zoning change. Sincerely, //, J 3amiea R. Raine Superintendent of Schools lb Education For Life T] TI �� O O<-O3 F TF{E ,SL, A 7 , LUPTON SUB-STATION GREELEY OFFICE _\ ♦`%�``� 900 123 P.O. BOX 759 P.O. Th<V FT. LUPTON.CO 80621 GREELEY,CO 80632 - P4:`NE '3011356-4000 EXT. 4690 PHONE(303)356-4000 HAROLD L. ANDREWS (3031957-2465 January 7, 1984 Mr. Mike Ketterling c/o Norton, Underwood, and Lamb, Inc. 1020 28th Avenue, Suite 205 Greeley, Colorado 80631 Pear Mr. Ketterling, Research of all types of Sheriff's calls for service to Pine Lake Trailer Park shows that two calls occurred during all of 1984. This represents a reduction of 11 calls from 1982 for the same location. Response time for the entire 4,004 square mile County based upon a sample of 4,628 calls had a mean of 27.0560 minutes with considerable deviation about the mean for obvious logistical reasons. Emergency call mean response time for the total County was 20.6 minutes with similar deviation. The Pine Lake area would average higher response time because of its proximity to areas where call frequency is much higher and more dense. However, the response time for this location should not be unacceptable for a rural environment and would be consistent with all other areas of similar proximity. If I may be of other assistance, please call me. inc rely, ck. G. Dill UNDERSHERIFF RD/kc cc: Rod Allison, Planning Dept. 111111 Iif Yi IIIIIIID I I 11 r� 1. 11 •uti a r)- Phone 303-221-6581 ,}_ tlo� • ytt _ Ulhon 238 Walnut .-mow - Fort Collins, Colo. 80524 December 20, 1984 $ Mr. Mike Ketterling Norton Underwood & Lamb II 1020 28th Ave, Suite 205 Greeley, Colo 80631 Dear Mr. Ketterling: Our records indicate that we can respond to the Pine Lake Village area within 12 to 15 minutes with the first due piece of apparatus in most cases. Additional support apparatus would take approximately five minutes additional time. I contacted the regional Insurance Services Office in Denver to inquire about their rating. Because our nearest station is over five miles from Ni . Pine Lake Village, it would receive no credit for any fire protection. The area in question is rated ten on a scale of one to ten (one being I the best and ten the worst) . If you have any additional questions, please feel free to call . N.N Sinc rely, RI arry D: er Fire Prevention LD/rl PROTECTING LIVES & PROPERTY 11IVIII'd V �� (303) 353-3123 1 / ° iA All American Homes, Inc. . - ;ti 126 - 22nd Street r r rfy -- .i GREELEY, COLORADO 80631 October 1, 1984 To Whom It May Concern: We have been asked the question; What is the availibility of spaces on which a person can place mobile homes and is there a need for such spaces. Our answer to the availibility of such spaces is that they are becoming increasingly difficult to find. Because of the scarcity, the prices of such have escalated as much as nearly 100% for some of them in the last two years. Our dream of affordable housing for a good many people, is being stifiled by the increasing costs due to shortages. If we had sufficent spaces on which to put mobile homes, we feel that this high price trend would thru competit- ion cure itself. Not everyone who purchases a mobile home can afford to buy a space on which to place it. Therefore we do have a need for affordable rental spaces on which they may place their homes. All of the larger Front Range communities lack spaces on which this viable form of housing may be placed. Please consider our opinion to be a definate YES to the questions. CALL ER IOFIE5 ZNC . Durfee pres. 111111 �T CENTENNIAL OF NO RTHERN C0L0RAD0,INC. DBA CENTENNIAL HOUSING 2515 East Mulberry Metro 3039-8th Avenue Fort Collins, CO 80524 893-8785 Greeley-Evans, CO 80620 484-6857 353-2097 Oct. 19,1984 To whom it may concern; We at Centennial Housing were pleased to hear that Don Carlson of Pine Lake Village is planning to add more spaces. There is a serious need for them in Weld County. As a mobile home dealer we are constantly trying to find spaces for the homes we sell. After people buy their homes many times they are forced to relocate out of Weld County. Because there are not any spaces available in the county suitable for the size and kind of home they want. There are several nice mobile home parks in Weld County now. But they are and have been full for some time, with only a few spaces coming available at any given time. I feel that there is a considerable amount of tax and business revenue lost to the surronding counties because of this situation. Having known Don Carlson personally for several years. I know he will design and build the kind of sites that the public demand. I ask you to take a moment to read the results of a recent survey conducted by Foremost Insurance Co. , and reprinted in the October issue of Colorado Manufactured Housing Digest. And then ask yourselves does Weld County have the kind of spaces available that are in demand. From our customers, we hear the answer N0: ! Ss,ncerlly, beret' ./Jones, Jr (pries. ) FAMILY OWNED AND OPERATED, IN BUSINESS IN COLORADO OVER 30 YEARS IMF II ; II -TTRI I� _ I IITIONAL NEWS MOBILE HOMES GAINING APPEAL, SURVEY SHOWS • WASHINTON, D.C. - People chasing p pur- One of the most interesting hase n mathnufactured actur are (mobgile) findings of the survey,r according more affluent and better younger, nors,H wasI the fact esident Jthat thery C . Cme- ted than ever before, according dian income of buyers of new man- to a national survey, says Manu- ufactured homes is about equal to factored Housing Institute. that of all U . S . home buyers , The survey also found that to- $16, 881 as compared with the day 's manufactured home buyers $16, 830 median income of all are more likely to work in white- households as reported by the jobs and are "highly sat- U.S. Census . collar isfied" with their choice of a "The outdated perception of manufactured home, manufactured home buyers coming Conducted by Foremost Insur- from a lower socio-economic class ante Co . , the nation ' s leading should be wiped away sur- vey 's findings, " Co insuror of manufactured homes, tors said. He the survey confirmed exi s-the noted that more than one-fouth of tence of some important a- all new manufactured home buyers phic trends that MHI has been are white collar workers, com- following for years . with one-fifth Wallace J. Conner, chairman of Other of the4Fore- MHI ' s board of directors , sees most include: survey include: the shift in manufactured home - Over 60 percent of buyers of buyer demographics running paral- new manufactured homes are under lel with the evolution of the mo- 40. Over half of that group is bile home itself. "As the mobile home under age 30; factored home - - now manu- - Senior citizens (over 60 the mainstream of housingh , into years of age) represent 30 per- the the cent of the manufactured home people who have chosen to et ; these homes have also begun hse mark Some 98 percent of the home [ reflect the main body of American buyers surveyed said they were home buyers, " Conner said. "A happy with their steadily growing number of our homes . And 14 manufactured citizens are turning to the manu- percent would factored home as the attractive homepurc; another manufactured and quality-built answer to their - The buyers in the survey paid dream of homeownership . " an average of Foremost ' s survey studied over new manufactured homes . for their 9, 000 residents of manufactured MHI is the national trade asso- homes throughout the nation . ciaton based in Washington, D.C. Conducted by National Family representing manufactured Opinion, Inc . , an independent builders and theirsupplihome research firm, it was the second Plier tom- such study done by Foremost. Panies .Alt T hI HAITI 1II St% Front Range Housing, Inc. 1835 E. Mulberry Fort Collins, CO 80524 224-2700 October 10, 1984 To whom it may concern: As a mobile home dealer in the area, we are very concerned about the limited number of mobile home park spaces available in the Weld County area. We, as a mobile home dealer feel we have an answer to housing needs but no rental lots to place our homes on. With high developing costs and increasing inflation it is difficult for the average home buyer to afford single family sites. Rental lots in mobile home parks can be an answer for many families. Let's not forget the "American Dream". Concerned,D44o- '' n id D. Keck Vice President DDK:dh al M _ _ IOW 11 r3 � � mEmoRAnDum Wine To Department of Planning Date 4-16-85 / COLORADO From Wes Potter Health Protection Service 1 14400 ti{ -- Subject. z-419:85:5 ``\\ I have reviewed the proposal for Pine Lake Village change of zone. The proposed sanitation district appears to be the only way that an acceptable sewage treatment system can be operated for such a large development. Small package treatment plants have been a problem in the past because of a lack of good solid financial backing and a responsible managment program. A sanitation district would probably not have these kinds of problems. The district would have to be evaluated and approved by the appropriate state and local entities and agencies. I am a little apprehensive as to the chances of the district being approved by the state health department. Other than these concerns, I have no other problems with the proposal. II _ rxi ; p /y 1271 Cornell Road Bridgewater, I . J. 08907 April 9, 1985 WE[U Cc .:,Y V777771 rn rG.IL�? ;J I V APR 1 6 1985 Weld County Commissioners Weld County Centennial Center � J, 915 10th Street GREELEY. CO_ Greeley, Colorado 80631 Dear Commissioners . My wife, Annabelle Lindquist, and I, Julius A. Lindquist are property owners of part of Section 17, T7N, R-67+". It is our understanding that Don J. Carlson is requesting expansion of the Mobile Home Park to accommodate 100 to 150 mobile home units. We feel that allowance of this request will unfavorably affect the surrounding property values. It is quite possible that this number of mobile home unite will place a burden on land use required for sanitary waste disposal . Possibly, disposed waste will percolate into the soil whereby migration can lead to wet soil conditions of the surrounding land, causing pollution and affecting underground waterways . We are opposed to granting approval for expansion of the Mobile Home Park. • Sincerely yours , Annabelle Lindquist F• Julius A. Lindquist �p; l 1985 We\d Cu voig��nmm�ss�oo ®11 X11; ( 0� - ill l� f ilk tidytbe /C 7078 East Highway 14 Fort Collins, CO 80524 April 16, 1985 Department of Planning Services 915 19th Street ' Greeley, CO 80631 RE: Request for Zoning Ordinance Change TO: Members of the Planning Commission Due to a serious illness which my husband has just recently developed, we are unable to attend the hearing this afternoon in the matter of the request for a change in the zoning ordinance for Pine Lake Village. However, we wanted our views represented and ask the indulgence of the Planning Commission in allowing us to present them in writing at this time. We own three acres of land and a small farmhouse (which was originally built in its present location in 1890) immediately adjacent to the west side of Pine Lake Village. We feel this request for a zone change is only another attempt to reintroduce the same type of housing expansion which has already been denied by the Planning Commission and the Board of County Commissioners. We are opposed to this type of change in zoning ordinance for the same reasons we were opposed to the initial request which involved expansion of a non- conforming use--we do not feel this area is appropriate for a large mobile home development. Basically: 1. We do not feel this area of Weld County is adequately equipped to accommodate the demands and needs of a housing community this size._ 2. We support the county's comprehensive plan which opposes the location of a large residential development in an area not immediately adjacent to an urban area. 3. We are concerned with the negative effects this type of a development could have on the existing agricultural and agricultural-related activities of the area. 4. While the need for additional mobile home parks and the value of the property in question from an agricultural standpoint can be argued by both sides, the fact clearly remains that there are other more ideal locations in the county for this type .of development than the one presently being discussed-- locations that do not have the inherent disadvantages of this one. A final major concern we have is the dangerous precedent that may be established if this type of zoning change is approved. We are confident • • 1� IIIE I r it rn Members of the Planningi Emission Sage 2 -April 16, 1985 that the Department of Planning Services can anticipate an increased number of similar requests from speculators and developers who are interested in their own financial gain at the expense of the county's comprehensive and controlled growth plan. If an exception is made in this instance, it seems to us that it would be difficult to deny future similar request- While there may be a need for this type of housing, it does not appear to us to be an intelligent or logical alternative to allow these developments to spring up haphazardly around the _county with no regard to the demands placed on the area or with little attention to existing zoning ordinances and growth plans. It is one thing to determine that an area may no longer be primarily agricultural in nature and quite another to simultaneously determine it adequate to absorb the needs of a large number of homes and people. We ask your continued consideration of the opposition of the neighbors to this change and the necessity of continued compliance with the purpose and intent of the county's comprehensive plan for growth and development. Thank you. Sincerely, 4 _S 'istine M. Kinney Franklin W. Kinney • I■EI1 < till MN 1 It , r1 I r.;r ii 16, .17.165 Weld County Planning Commission 9i5 ILith Street Greeley, I oar"d i"iembers: The Weld County Comprehensive ve Plan states ::IJL(r agricultural ecomony and the ecological benefits which accompany it must be protected by the adoption of devel opment programs that allow 'Ch.µ farmer-landowner to reap a reasonable financial and environmental benefit from his labors and properties. While every reasonable of f effort must be made to keep our highly productive irrigated farmland in pr"-oduction of •F•arm expected products, the farmer`-landowner cannotcannotcbe �+ndnwl ier"' to subsidize ze the urban dweller by providing afat"'7.CL(1 L'LlP`al open p space and greenbelts without compensation. Protection of our agricultural lands -from complete conversion to urban development must be accomplished in such a manner that it benefits both the rural and the urban citizen" (Weld County comprehensive Plan , page 2) , In recent year's weld County agriculture has been threatened by the policy of non-urbanization of rural areas of the county. Such policies have led to a decreasing asset base upon which farmer-landowners andowners depend. This decreasing asset base has caused the landowner t o become highly)� - leveraged, andasa result ,the fancier- has adopted a policy o•f over-production. Th is ifli=, policy has eliminated mariostss that were once available to the farmer- landowner and thus threatens the very fiber of ±he agricultural community. Since 1 ate i'-:)77;. over half the farmers of . this nation have gone from a strong financial position to a weakened position. Of these, some forty percent are believed to be in technical.default. This,s, of course q forces these farmer-landowners off their property and into the urban community. This loss of farmers is considered ominous by many experts. The loss of the good farmer must be viewed as a potential danger to the state, the nation , and to the county. It is important protect this , then , to f hi s `valuable and limited asset and , if possible, to allow the farmer to continue in business. Land therefore must be considered a tool of the farmer , and not the -farmer- the tool of the land as has been the policy of the county„ e ' l rl farmer is a valuable resource in the county and an important -factor- for consideration in the day to day -decisions which guide and influence the county 's growth and development. .. .. ......... ... •IIIIllilll --IT'LL _ .___ . _ . _ - •1I Policies must be set allowing farmers to adl'.il.:lL prudent financial tfll� programs.cims. The policies of no-growth owth and growth around existing communities have caused land valued to fall . This decreased value of land and water has eliminated the farmers col 1 atsr.al As the land and water- values decres , the farmer-landowner-Is 1 lianci a.l statement is decreased and even though he may be borrowing less, he is paying back more each year and he is not staying in business. This impacts agriculture by • i farmer r. - utilize - forcing the f! 10O- of his assets which further erodes his financial position. Why should this land-owner be res'tricte'd in this non-productive use of land, just because it is perceived by some to be necessary? These are valid questions that are being asked by today s farmers. And , of course, the prudent: answer is to allow them to sell or develop these properties for whatever the fair market value is. With all these problems, i t a cannot be deemed reason- able to force these people off the land only to have it purchased by softie urban dwell-el- who will then move onto the land and take it out or production to raise horses and weeds. The following policies should be adopted by Weld County: 1 . New developments which are not closely connected to urban centers should be p{_9rmited. This will allow farmers to market their land as well as their agricul- tural products in order to raise new capital. . 2. Proposals for new residential developments should be encouraged to develop in other parts of the county, as long as they conform to the desires of the rural areas. •5. Commercial development should be encouraged in the unincorporated areas of the county. `'I• Commercial development designed to serve the agricultural base of the county should be located nearest to those it serves. 5. Auto-oriented commercial services (gas stations, convenience stores, etc. ) should be develop anywhere� encouraged to p aTl, where i n the county, with as few require- ments as possible, to allow unihibi±ed growth. Zoning for mobile home parks should be encouraged to develop within the county, whether or not they are near existing communities. 7. Highly productive, irrigated agricultural lands should normally be rezoned for industrial use when adequate p1 ans are made to allow agriculture to co-exist alongside these developments. O. EL Industrial zoning should not be restricted to the towns, and urban areas. l l agriculture is to remain a vi able part of the county ' s economy, the farmers must not be Jeapordizer1 by irresponsible planning. The most critical o•p Some experts ctl l resources is the farmer. sugoest that it takes over forty years to develop this one critical natural resource, and that it 'takes only two to destroy his ability to farm productively. If a decision is made to not allow urban development in agricultural areas, it should be r'eali'zed that sucri a decision has irreversible conse- q uences.uences. Unlike structures which can be easily removed from the land , it is unlikely that farmers Will return to till the soil once they are forced from the agr'icultur'al community by policies that undermine their financial i ntegrety. CnecessaryTthatl4elCi County It i s_� therefore allow development in agricultural areas to hi oster the economy which threatens agriculture 's very survival . in the case at hand, the Fine Lake Village proposal helps to preserve the agricultural base by providing an alternative productive= use of non---productive -farm land. It is reasonable to assume that a peaceful co-existence between the farm uses and the urban uses will be achieved with this plan. This proposal will help bolster falling land values in the area, by making the area more desirable for development , and will also strengthen the financial statements of the farmers in the area. This proposal will also help to shore up local commodity prices by taking some farm ground out of production , thus helping to decrease the over'.. supply of farm products and increase commodity prices. This s proposal will not only help those in the immediate vic::imy of this project , but the outlying farm areas also will Decome more valuable by making them more desirable to farm. The Pine Lake Village proposal wi 1 1 help ensure that future generations will enjoy the benefit:_ of a strong agricultural base and the fruits of urbanization. A oe?vial of this project will be to the detriment of all citizens of Weld County and the state of Colorado. For the planning commission to adopt the i::ost i on that only -farmers can live on farmland is to ensure that Farmer's will be forced C'- Y the farmland. Its time.� i iTie? for the county to reconsider their policy a+ restricted use of farm land, .,`hese reasons should compel the Weld County Planning Lommi ssi on to adopt the policy of peaceful co-existence of agricultural and non-agricultural uses of ground in order to preserve Weld County 's agricultural base. Thank you, Nei Nelson Er _. _. 1111 1117- -.-1- I D i I I l l ll� . p COL ) Ex6;6�f (7 tr.% mod COLORADO DEPARTMENT OF HEALTH Richard D. Lamm Thomas M.Vernon, M.D. Governor 1826 Executive Director March 28, 1985 Rod Allison Department of Planning Services Weld County 1516 Hospital Road Greeley, Colo. 80631 RE: Pine Lake Village Mobile Home Community - Rezoning Dear Mr. Allison: The Water Quality Control Division has previously reviewed this develop- ment for a Use by Special Review. The Division's comments of November 30, 1984 remain valid and reflect the Division's concerns with regard to the rezoning proposal. Sincerely, Tom Bennett Senior Planner Planning and Standards Section Water Quality Control Division TB:njf oEC C9/ i-;P2 0 1985 Wsld Cn. Nanning Cnmmissinti 4210 FAST 11TH Al/FNUF DFNVFR.COLORADO 80220 PHONE (303) 320-8333 �� I,� am LH I COLORADO DEPARTMENT OF HEALTH Richard D. Lamm a,N Nv i Governor * �a 6 Thomas M.Vernon, M.D. / Executive Director MEMORANTUM November 30, 1984 TO: Rod Allison - Department of Planning Services I `�' I -�' r -• -7 fit' ! 1.. 1 r Weld County II u FROM: Tom -Bennett L L 1Jc } Planning and Standards Section • `7, Water Quality Control Division Weld Cn. Planning i untlnlSS;nn SUBJECT: Pine Lake Village Mobile Home Community The Water Quality Control Divisi-on has reviewed the above referenced application for Use by Special Review with regard to adequacy of the exist- ing and proposed wastewater treatment facilities. The Water Quality Control Division/Commission records do not show the approval of the existing system for any time investigated (1971-1973) . This system would not likely be acceptable under current design criteria and ISDS guidelines. Therefore, no additional loading to that system should be per- mitted. A number of concerns must be raised with regard to the proposed facil- ity. This facility would require site application, design plans and speci- fications review and discharge permit actions by the Division. Several major conflicts exist between this proposal and the Division's criteria for evaluating wastewater treatment facilities. These include: inconsistency with Larimer-Weld 2018 Plan, inconsistency with water quality elements of Weld County Master Plan, and the proliferation of treatment facilities. In addition, the Division wishes to note that the repr,rt submitted would not le adequate to meet the criteria established by the Proteedural Regulations for Site Applications for Domestic Wastewater Treatment Works. Finally, package treatment plants, in general, have a less than satisfactory track record in Colorado. The Division cannot offer favorable comments or recommendation on this proposal. • • 4 sin 4A, el- 41TU A \/CMI IC rl�Ml/^Drnl (1^!1nr) orison ounnim tons) ?Or1_R'lo2 I ��I 111111111 / ill - _ en VA 2 � /tom\ 0 11O i�l; ��' t I To Roil Allison Current Planner Dm, November 15, 1984 COLORADO From Undersh?riff Rick Dill Subject: Imipatt of Pine Lake Expansion _ The proposal indic-ates intrf mental development over a period of the next four to six years with a top end of 212 units. Using the Census figures for rural residen- tial of 3.12, the eventual population of the development is approximately 661 resi-dents. U. S. Department of Justice 1983 statistics indicate the average sworn officer staffing for a like county is 1 .S per 1 ,000 on a national basis. Using this dat-a with projected population figures indicates this project would require 1 .26 sworn personnel . An analysis of Existing costs per sworn officer including support and overhead expenses for 1-985 are 535,360 annually. Multiplying this figure by 1 .26 officers indicates that this office will be supplying S44,554 in services when this develop- ment is fully built. My experience with simil-ar developments would allow me to _conclude this figure is probably relatively realistic. If I may be of -further assistance , please call -me. Raw • otc c7 OR 15 1985 Weld Co. Planning Commission o . co o fill itlt COLORADO OEPARTIVIENT CF HEALTH Richard D. Lamm snc"°~ * Thomas M.Vernon, M.D. Governor 18 76 Executive Director MEMO -RAN DSJM November 30, 1984 TO: Rod Allison ' '[j Li ,_ - ` t� r .. Department of Planning Services !( -, Weld County II 61 -CSFROM: Tom Bennett Planning acrd _Standards Section "L7� Wctd Cu. Plauroug CuMMISSiGil Water Quality Control Division SUBJECT: Pine Lake Village Mobile Home Community The Water Quality Control Division has reviewed the above referenced application for Use by Special -Review with regard to adequacy of the exist- ing and proposed wastewater treatment facilities. The Water Quality Control -Division/Commission records do not show the approval of the existing system for any time investigated (1971-1973) . This system would not likely be acceptable under current design criteria and ISDS guidelines. Therefore, no additional loading to that system should be -per- mitted. A number -of concerns must be raised with regard to the -proposed facil- ity. This facility would require site application, design plans and speci- fications review and discharge permit actions by the Division. Several major conflicts exist between this {proposal and the Division's criteria for evaluating wastewater treatment facilities. These include: inconsistency with -Larimer-Weld 208 Plan, inconsistency with water 'quality elements of Weld County Master Plan, and the _proliferation of treatment facilities. In addition, the Division wishes to note that the report submitted would not be adequate to meet the criteria established by the Proceedural Regulations for Site Applications for Domestic Wastewater Treatment Works. Finally, package treatment plants, in general, have a less than satisfactory track record in Colorado. The Division cannot offer favorable comments or recommendation on this proposal. • d9in CART iiT-H AVFN1 !FT)F1\IN/FR.COI ORADO R027tt PHONE (30-3) 320-8133 Ili I IU nli] 1111 it l �f LARIMER COUNTY COMMISSIONERS P.O. Box 119O,fortCollins.Colorado 80522 I MEt c'04 I Cowtlyn W.Hotchkiss %`w, District 1221-7001 221/7683 w,•...�,''6'#p Nona Th ayer r tS'-Ts:. District II 221-7002 4/1011,0 James D.Lloyd Planning Department District III 221-7003 December 3, 1984 Mr. Dm J . Carlson !•litld County Piennini Services _0th Si:r nt . in _ LaHsair C . n t y ;doll icy Plan S 1; r nn: HoH pr - t vs aucicultural ial d. The rcH c:sut tc in L% illso County is piHmsda , irrigated fdmmicrnd , ..esiun ted rural laud use in the Larin;er County Land Use Plan. ',:in are concerned with the potential impact on this area from the proposed development , and from the possible extension of utilities into this area, contrary to the County Land Use Plan . 2. The Larimer County Policy Plan states that development should be located and designer' to ensure a separation between communities and development areas. The request is located only 3 miles from the Fort Collins Urban Growth Area and we are _concerne-d with the possibility of strip develDp- ment spreading along Highway 14. Thank you for the opportunity to comment on the request. Sincerely, Jill S. Bennett Comprehensive Planner JSB:seb cc: file AR„ R 20 c MAR HU 1965 Weld Cn. Planning Commission 1111 HI 111111 III II 4I1 F STATE OF COLORADO DIVISION OF HIGHWAYS etA N ,clot? f P.O.Box 850 Greeley, Colorado 80632-0850 (303) 353-1232 oF co o"� r.-.- CBI ^.7 nj F01,17171 ' 7 March 27, 1985 �Ir �I :" ! Weld Co. , S.H. 14 Y.. Carlson Zone Change j '].', 291963 1/2 Mi. W. of Jct. S.H. 257 on S. Side --_-- S.H. 14 Mr. Michael S. Mullen - Department of Planning Services Weld Cu. Vlamlut vammiceiol DOH File 45160 Weld County 915 10th Street Greeley, CO 80631 Dear Mr. Mullen: We have reviewed the Pine sake Village Change of Zone which was previously referred to this office as the Carlson Special Review. In our letter of November 23, 1984 (copy enclosed) , we commented on several aspects of this development including: additional right of way along State -Highway 14, a "Landscape and Noise Buffer Easement," the location and design of access to S.H. 14, and a utility line connection. This Change of Zone request does not address any of our previous comments except for the location of the access and the need for turn lanes. The project engineer has been in contact with us about the design of the highway turn lanes. We encourage future coordination so that agreement on the design can be reached prior to application for an Access Permit. We are not aware of the current status of the other issues convered in our letter, but our comments on the -need for additional right of way remain applicable to the rezoning request. Please refer any future development plans to us which may affect the highway right of way. Thank you for the opportunity to review this rezoning request. Please contact Wally Jacobson at this office if you have any questions. Very truly yours, ALBERT CHOTVACS DISTRICT ENGINEEEt John K. Crier JKC:mbc District Planning/Environmental Manager Enclosure cc: A. Chotvacs File: Crier-Jacobson . 1tI1f 1IIVIIItI 111111111- Eic4;G1-F.20 Gavz... b_er _3, 1_';;; h_ld Ce_rhty r-Th, 1 11 irv��'7 , j (<:'rlson Sr,ecial - ; i " 291985 :.;: �. o� Jet. i � i E 1 s:' Weld Pleating i Co.Cn. aurog �,nmmiss.aa �"', f?Lr ('1^7 - ` �If re- fin 3. C_rl° en 1c. :ic , :G r c hC e r ellawino 1. fi-eiect;d traffic en State Hinf:.::y 14 indicates the r:_ed icr z riniren 120-foot rir`rt -f tray, j, 'ices -each side of the highway centerline, accord- ing to -n Enrir,.r ._rwci Loses -•t ;•h h� - _s ic, r-,, rt_ ^t prep--rya for r_ L., I1 i C ...._ t }c:: 1' C l • - :r r � 1 �. . � ec t ari-d Leeld b_ aelz tJ.- c the r its;,.. 1 i ,r'.t rf -1` h f rcviC.__ l y Cr, p },', Ic.ti t rcr.:ttt:d1- i, c:, arc: � rn F. --�� by lte'.1 r -� -t A L :e: a:. and 1,:1s_ 1 iic' E- < _nt _ C. th1 the area . lt�-.w h �.` - -y - ,. _y ;.^.1t,,r}icy. �' : rF .'.'- _do ro.t ebjc_et to lea-profile IZ'1e3cca"^ within this arca if it is raintained by -the adjacent property o::ner, the des-tgnation of this area should be ch-anged to reflect its future _use as highway right of way. 2. -The proposed access to this develop:=ent has been reviewed in relation to the State flighwey Acccs-s _Code. The location of the rain access in the center of this -property -along S.H. 14 is acceptable. However, the secondary access at the. est endof the with tF.. T..` , L. r site tr:�:�ld be in tans'ori:-;ncc t..;_Vo' is if it is sic-ificantly beneficial to the safety and 0,7.z-ration of high::ay, out recast:Ty to-cast _. County for _e _ . y rccccs. Far t'^ w co:: require::-„ant C,,.-.. ns t2 t`•� I...t �_rJ L ^( to h�� i::b}E L� an 5110 t s, It :plc cc ._et to the r st_rn The ce:Istr c�i_❑ of eit:;er of tL_ f creit. , : lie tic:, i or this F r, is rat: to this office at the -above address.. The proposed -design of the L Lg,,t- and left-turn deceleration lanes serrir.o the lain access is not accept_ble ys shoe on the °3u?plerentnl Date plan sheet. Since these lanes will be required with the construction of the rain access, we mecoenzr,d -that a revised plan Le Tr:pared and stthr:ittcd with the "Application for Access approach Pcrr.it.° The _engineer should Coordinate the design with the district IV Design Section. I , • ' 1. z -yLiCfr ill I �'� 111�A 0II fIR. ROD ALLISC:1 ":ov. : r 23, lC 3 Carl :a Sr3.2c. 2:. 3. ! '.'.7iril lnti may;.'`. 'i,'_r 11.i ..s, 11 `}. ! - 71 .' J.;1. ! i ' 07 '1i11 r;ra 1 ..:j L:11 i 3 _. . ;it. ' 27li i :a 13 T you Jr-2r :.2 ort': ii `y a r:'/1:.i ial r:•�i . . 7-ry truly ;;cues, ;L2ERT c: arracs Di:)i;ICT -, '1. F. _-2-1i- . it cc: A. r::aib'_c= D. '.._ Fi1_: lU dr-1->teg'ki 7.144 MI 11f _ RE �� 7 � .. /7/r ... ill .0 , , \ Ln la r.A ti kt p o o e $ e o I --t c° to ra WEE! IL < _ CO g a :� o� o a i : NI o $ r lifE,, °Lucc 2 s —LL $_ i & ja nom z a.. �' 0. to a a m yi i�d i { a �_LSu.,' 4• WOWRETUR RECEIP'1 I o's n 4L �' ¢ 5 b #T, t. +� Cl a ri ° 447 + MISS] pgp°rm381t,�'IR1 I:IN GIGS w 0 6 758 _1 Ij8O632 I j; "s a W 64 JUN 61985I\ A C s� 3 W co 44 O rq u., kmz a o 0 M IDla CR i_LEY. COW. GLADYS 1LA 'OWARE EEI sE) 0 3 x a "' � TIMOTHY Gb'�1ON FIOG 171 w z a O Z P' om „ii_ ECEIP ♦• PLACE RI U " a x p W m i,- DRESS 2470 IVAN °C z n d Pp x o z DENVER, 0 1237 r_ O z u a O > N LL Q° I-I Oc92-. m CL cfn- r 56ID Z LL TIFIED V] x H W o o m w Z � Z ^ 49 2 117 cc cHN Q a .v m 9 325 vsn ■ AIL -- • o " s J 7, 01 (NI be in 2pc \ r X07 i Oa Ea o� Ir • g 4 !fig ° 0 a. 0 a ry 4 G Oc x vl I e - i 6 c0 a 41 LL wJ J CO HI so o4 0 I I p fin ~ V• z ` U � cI ai O '' p Fiih ) i 3 W x cn W W IZi hO E u. w I-I ¢ Ha 'iii HaEL57 CFO a ❑�l 11.1 ! OPoi, 44000 .f ' - arn0 $lt $ aomn _.JILiF _ c W a Uw - > en S. IsNI I Q o O N O O 7 U J 1 E' E o-' p w wCa p yE y >¢ Ha o0 r9 Wcr cr F r' Z H W is 4 01 F ¢� 4j q OU m 0 m CWO W < I N K ¢Q 1 C7 W . �� om m <4 $ . M IL >z i ccn d' n V, m c ❑ m �]f H - O 15 L W I— C W I-. H 2 LL a) g 2 9 Fy W � ,i 0"' O U? i < 44 a LL d N:.' O m m m W H U �. � r- LL z¢ G W W a Z` ._ p y� m m lai 'J a S ❑❑ a u>� pC E P: 4. m O mm v o �� E� 0- W ?z V] cn y o ❑ m ¢E y� P x a, F $ J'. E E U o T F °' n v o m m O .t P4 S W W z H O\� a A t 2 m r3 ?m .a- E \2 W a Y G CJi $ cc p o o n woo dm o o '� '� > NUUUIIIW Q P0O -I W Is_ U N ¢ cc.- 2❑ I- a F V < W N O -D S n 4 z8el tied 'floes W,Od Sd e 0 ao m XS X n m "le;. ___ ----- ------ -- ® -%/ DOMESTIC RETURN RECENT 4 >g 0 oCU IHL!. w 5.7c H In �S rQ7 N a o x U I '�n b, ' n z oCr o p z= '�� LL �� `a .H-1 tufi III OWHn,_ `� o , azz Pw U n �o OI cc a � O m � `' 1, 1 • I , , LLIZ It HOO c o77 S p'� HH mgr Z P. j _ 'i AA J rp I 0 NI M Uul t• DC co Qr s € x fll ILI U �� t d � 1 ;it - Ili a 0 2 .a g a }•` - x m ' ;i.; M H "(j., • ;* Y CC z a o z • 1 = .ar OO , ` •qt 4', ' O ° W z o v] u o r ;:�4nC 4 I U a O 8+ %n� C" . � 'IXrt '� ₹ v z a W ^' m a u _ try z ca i";2 ix' d00 'C tl � a w H H H co _ ."'b 0 x w � j fo 't '� ice► ` pe —. BOARD OF COUNTY COMMISSIONERS COLORADO E L'Ai? Ls 30X 758 ^� E 80632 m —7RAD0 t, 7 r,r, Obi rt0fJ Q %: ;e a x>>-Q w F 69 F tu ccLL aQ 3 Stk.. ^ N� 'TH WELD COUNTY [DATER DIST. ts; It CC �o Ho RETURN RECEIPT, PO X 40 CU LLI o¢ Z c REQUESTED WINDS►' , CO :e 550 CC 0 w o � o W H U M1 LL z� o ii ff;-11�I: tj ra F ,I L a o m 2 a. W =o a LL ERTIFIED *Pill w z� HVl L a m ¢ 179 325 122 zP, ~ a d U GREELEY d'°sn . MAIL 1 \� a N wtn in f >tuEa H 'I Lq -p.-r w O N ❑ o� x O p k z co a c co I � �, LL F �F G > ° o \\ W >z d H .� . . auk, . . PI c3 °;c P a m a l vx � ' o °C Qrl o � oz k j wwoa , „ N OLL zcc ° rA H Li .E 1 G Z • a w a m G 0- iiiz 5 YYYa4 41 1g ii n o yew w zHwH wxw , u w L , 7 � E rn's'n + yy y,.�__ cn J D o a S m wo_, z C H.' sok ri W SE .7 W Ik `y mPS4.114 # nih a Wu; 2-, dtt1: ' ' a 0 i S - +yrtf W O �'g.4 ' v Ict W O. O ....i� a. W z o z 0 41 co. o wW* #.lb z r7 p is, z z H . q m% 2 '? C "-.rte. +w 7t 6 W H �`' h .Na rx a cu y tt: r eO3 t N M It • RETURN RECEIPT Ps Fenn~-* 1 48e3 447-010_________- ....`. _ ".- Q o 2 N Z CM 0 CD in t m w ,o iS; i aUmow Iii d € flijr;: oq0- ii .t#= Q= a Wzz m o o U 'djjl a mWU 'II o .m g W a U ,n Z IIPL,PS Formsetl �A91As A4744eETUNN RECEIPT 1I COPY OF NOTICE SENT FIRST CLASS TO: BOARD OF COUNTY COMMISSIONERS WELD COUNTY COLORADO P. 0. BDX 758 GREELEY, COLORADO 80632 JERRY SCHREIBER GRUBB & £LLIS COMPANY 1512 LARIMER DENVER, CO 80202 • /2 t iedte .. z '7-.-lief IIIIIIIIIIT]IJI II llEEE 111 Hello